The URL can be used to link to this page

Home My WebLink About1661 Albemarle Way - Staff ReportItem # 2G Consent Calendar r_.. � ,� � , i^"t'.'�"±,�'. '� ,,._� ...�.+xm _.�.I�. . -_� ,-_ w -_,.-� . .. ,. . . . . .� PROJECT LOCATION 1661 Albemarle Way � � ,� _ City of Burlingame Design Review Address: 1661 Albemarle Way Request: Design review for a first and second story addition. Applicant and Architect: Randy Grange, TRG Architects Item # 2G Consent Calendar Meeting Date: 7/14/03 APN: 025-205-020 Property Owners: John and Carolyn Leung Lot Area: 5,000 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1(e)(1) - additions to existing structures provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Summary: The existing single-story house, with an oversized 357 SF attached garage, contains 2,065 SF (0.41 FAR) of floor area and has two bedrooms. On the first floor, the applicant is proposing to remodel the interior and replace an existing 207 SF patio cover with a new 102 SF trellis at the rear of the house. A new 832 SF second floor is proposed at the rear, center of the house. With the proposed addition, the floor area will increase from 2,065 SF (0.41 FAR) to 2,692 SF (0.54 FAR) (excludes 100 SF covered porch/trellis exemption) where 2,700 SF (0.54 FAR) is the maximum allowed. Planning staff would note that the existing lot coverage is nonconforming (41.3% existing where 40% is the maximum allowed), but will be reduced by this project to 39.6% (proposed). With this project, the number of potential bedrooms will increase from two to four. The existing single-car attached garage (17'-6" x 20'-5" clear interior dimensions, 357 SF) provides one covered space and one uncovered 9' x 20' space is provided in the driveway (one covered and one uncovered parking spaces are required). All other zoning code requirements have been met. The following application is required: • Design review for a first and second story addition (CS 25.57.010, a, 5). Table 1-1661 Albemarle Way (Table 1 continued on next page) EXISTING PROPOSED ALLOWED/REQ�D Setbacks Front (2nd flr): none 37'-5" 20'-0" Side (2"d flr riglit): none 8'-4" 4'-0" Side (2"d flr left): none 14'-1" 4'-0" Rear (1s1 flr): 21'-6" to cov. patio 24'-4" to trellis 15'-0" �2nd J�rJ: none 29'-10" 20'-0" Lot Coverage: 2065 SF 1980 SF 2000 SF 41.3% 39.6% 40% Design Review Table 1-1661 Albemarle Way 1661 Albemarle Way EXISTING PROPOSED ALLOWED/REQ�D FAR: 2065 SF 2692 SF 2700 SFz 0.41 FAR 0.54 FAR 0.54 FAR � # of bedrooms: 2 4 --- Parking: 1 covered no change to existing 1 covered (17'-6" x 20'-5") (10' x 20') 1 uncovered 1 uncovered (9' x 20') (9' x 20') Height: 21'-3" 28'-11" 30'-0" DHEnvelope: complies complies CS 25.28.075 2(0.32 x 5000 SF) + 1100 SF = 2700 SF (0.54 FAR) Staff Comments: See attached. Design Review Study Meeting: At the Planning Commission design review study meeting on June 23, 2003, the Commission noted that this is a nice addition which fits into the existing architecture of the building (June 23, 2003, Planning Commission Minutes). The Commission suggested that grids be added to the existing first floor windows to match the proposed second floor windows. The applicant submitted revised plans, date stamped June 27, 2003, showing girds added to the existing first floor windows throughout the house. The Commission moved to place this item on the consent calendar once the plans have been revised. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on Apri120, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. 2 Design Review 1661 Albemarle Way Findings: Based on the findings stated in the attached minutes of the Planning Commission's June 23, 2003, design review study meeting, that the addition is consistent with the existing architecture of the house and the window pattern is consistent throughout the house, the project is found to be compatible with the requirements of the City's five design review guidelines. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for design review. The reasons for any action should be clearly stated for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Department date stamped June 27, 2003, sheets A-1 through A-5; and that any changes to the footprint or floor area of the building shall require and amendment to this permit; 2. that grids shall be added to the existing first floor windows so that they are consistent with the grid pattern on the second floor windows, as shown on the plans date stamped June 27, 2003; 3. that any changes to the size or envelope of the first or second floors, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 4. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury; certifications shall be submitted to the Building Department; 5. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; all new windows shall be true divided light wood windows and shall contain a wood stucco-mould trim to match the existing trim as close as possible; 6. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 7. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; Kj Design Review 1661 Albemarle Way 8. that the conditions of the City Engineer's, Fire Marshal's, and Recycling Specialist's May 19, 2003, memos shall be met; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction Plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 10. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; and 11. that the project shall meet all the requirements of the California Building Code and California Fire Code, 2001 edition, as amended by the City of Burlingame. Ruben Hurin Planner c. Randy Grange, TRG Architects, applicant and architect 4 City of Burlingame Planning Commission Unapproved Minutes June 23, 2003 13. 1661 ALBEMARLE WAY, ZONED R 1— APPLICATION FOR DESIGN REVIEW FOR A FIRST AND SECOND STORY ADDITION (RANDY GRANGE, TRG ARCHITECTS, APPLICANT AND ARCHITECT; JOHN LEUNG, PROPERTY OWNER) (50 NOTICED) PROJECT PLANNER: RUBEN CP Monroe briefly presented the project description. There were no questions of staff. Chair Bojues opened the public comment. Randy Grange, TRG Architects, 205 Park Road, project architect, stated that he located the second story addition in the middle of the first floor and pushed it back to reduce the massing. Planning Commission asked if the existing windows are going to be replaced to match the new windows, noted that the right side windows don't match. Mr. Grange stated that he could add grids to the existing lower level windows to match the new upper level windows. There were no other comments from the floor and the public hearing was closed. ' C. Auran made a motion to place this item on the consent calendar. The motion was seconded by C. Osterling. Comment on motion: nice project; fits in with existing architecture of building. Chair Bojues called for a voice vote on the motion to place this item on the consent calendar when plans had been revised as directed regarding the windows. The motion passed on a voice vote 7-0. The Planning Commission's action is advisory and not appealable. This item concluded at 10:17 p.m. S CP Monroe of City Counci�egt iewed.the actions of - �.�FYI —1029 Balboa Ave The Plaiing Commission had Balboa Avenue� FYI —1301 � XI. ADJOiJItNMENT t* 2� Chair Bojues a�jau��r Respectfully ,_.-..+��, �e�� , R' lar meeting of June_416, 2003. the�C�ouncil meeting of June 16, 2003. � �,. '�¢„_ '`. return from �i�y Council, direcrion for design reviewer following commeiYt�on the propose'"d single family dwelling at 1029 � �,�'�,. '°;: ,�. �N �. �� Avenue, proposed window change��,� :..�`4 - :+� �i;, �'Ft `�:� �..�.`b� f,•2.. ';,� ,, �'3!, `; • .;.,.+L .�� the meeting at:�10:30 p.m. °'° Tim Auran, Secretary ,..r� t <,�}4 ,�'1 •}� ,`<: Y: ."+'r}= ~wl i`-. `E^ 10 ROUTING FORM DATE: May 19, 2003 TO: � City Engineer Chief Building Official Fire Marshal Recycling Specialist _Sr. Landscape Inspector _Ciry Attorney FROM: Planning Staff SUBJECT: Request for design review for a second story addition at 1661 Albemarle Way, zoned R-1, APN: 025-205-020 . ROUTING FORM DATE: May 19, 2003 TO: _City Engineer Chief Building Official ✓ Fire Marshal Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a second story addition at 1661 Albemarle Way, zoned R-1, APN: 025-205-020 . ROUTING FORM DATE: May 19, 2003 TO: _Ciry Engineer _Chief Building Official Fire Marshal �Recycling Specialist _Sr. Landscape Inspector _City Attorney FROM: Planning Staff SUBJECT: Request for design review for a second story addition at 1661 Albemarle Way, zoned R-1, APN: 025-205-020 . STAFF REVIEW: Monday. Mav 19. 2003 � � .�� c�v��t— S'G��ii,G� Sr�f�i��1�a �,�uL�.r�--� �e�G�IL��--, -� ��GI�,L� �.d VLC��r�� 5�►��- -�� Z� ��%( � ��,�v��U{� `G'�� c� f 3 C�-U�.�'t _� e � 1�vv�a ��' � l�� ' c�l� f�'1 c�Y -�TD ��%�'�/l�d �� 1 ,�-0'�L S'7�" � G� 2 G-�-� 6-v- p , , �"� ��,��.�� . Reviewed By: _��,�i/�V /�� Date of Comments: T%(�� i��, TT� ��tlU,iR�.t1�N�AMG l�lr�l ll� ��JJV.tJ�.l,\�V�� r � � � � �� PYL��ATIOl� �Q TI� FLAh'�TIl�TG COl�Il1�IISSICIh T;��pe of A�pplicat.ian: S�ciai Permit ��ariance Otl�er P�RNr�I►�v _ � �= r �i��,� t e Project �ddress. l6� 1 ��t3�w�q�� A-� Assessar's Parcel Number(s}. '�APPI�It;�A1tiTT �'RC3PFI�TY 4V!'NER. Natne: R�N�D� C��G � Name: J at'11� �U ^�G Addres,5: 205 p�K RO• , STE 203 Adtiz-ess: I 661 M.�h�'u� t�AJy C�iq1St�'tte/Zip: �U�u�G�crv�E , G4 Q�lo Phone (w}: GSD vr7�1- ,�7�'� ...._:.._......_ {It): f�i�c: ��SD�.. S 7�1- d► �5 �.._.— �ARCICI �'E�TtAT{�SIG�'ER Name: 1�F�nlOy GRa�}GE �adre�s: �5 t��K ►�b., St�. __ 2A3 Cit}�IState/Zip: K�Uf2l.uJ��vvte , GA °i�{al�.�.�. �hon� (cv}: �6�� 7� - 5762 City/StatelZip: V3u�2U►JGAvt�,� (,� q�Dl b Phonc (tiv): (h): f�,�c: Please z�idica% w�th an ast�risk * the cantact pe.rson �'or �izis agplicat.iati. -- .�... :� x - � ;�, , .._ �� ' '� (i'�: 6 2003 6SD ,5��- oIIS i';':�,Y 1 ��: C � PR03ECT DESCR"fPTI01'+I: c i T ' �` ` `` � � � �_,', � , �;f, � „., ; , h�c�rJO �t,�af2 PchDt7larl ItNb i��'�c��►,. :-- !ST �t.00R REnc.�.�Et o� Li��N�/v�N,nl� /K�Tc� �j R�vr�ms; frna� secoNh �co�rc 1��rtiS A�'i<IllAVIT1SI��ATi1ItE: I h�ret�y c�:rt�fy uuder p�;naity of perjury tl2at the infvrmatiQn givej� herei►a is true and eorrec;t to kt�c I��st of n7y krlc�wPedge arzd beiie�. ` �� - �. --�-'�---=y � %(� ��..� �,�piicant's Signatur.e �te I kno�� abou[ the prc�posed applicatio�i and hexeby �uthorize tlle above ap�licant ta �ubmit rhis applicatiosi ta tlie Plannirig Commissi.on. � ' IS-� � Property �4•ne ' ature I�ate ____-------------�.--------------_-------o---FU�t U�FIC� USE ONi..'Y --------„-___-_------_. llaie T�iled• ._.._._._ �ee: Planzrir�g Comn�i.ssion; Study Date: A�tion Date: 0 2S - Zo 5- 020 RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for design review for a first and second story addition at 1661 Albemarle Wa� zoned R-1, John and Carol ii�g�propertv owners; APN: 025-205-020; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Julv 14, 2003, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; . NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, 15301 Class 1(e)(1) - additions to existing structures provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said design review is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such design review are as set forth in the minutes and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 14`h day of J� 2003, by the following vote: Secretary EXHIBIT ��A" Conditions of approval for categorical exemption and design review. 1661 Albemarle Way Effective July 14, 2003 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped June 27, 2003, sheets A-1 through A-5; and that any changes to the footprint or floor area of the building shall require and amendment to this permit; 2. that grids shall be added to the existing first floor windows so that they are consistent with the grid pattern on the second floor windows, as shown on the plans date stamped June 27, 2003; 3. that any changes to the size or envelope of the first or second floors, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 4. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide architectural certification that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed professional involved in the project, the property owner or contractor shall provide the certification under penalty of perjury; certifications shall be submitted to the Building Department; 5. that prior to final inspection, Planning Department staffwill inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; all new windows shall be true divided light wood windows and shall contain a wood stucco-mould trim to match the existing trim as close as possible; 6. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 7. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; 8. that the conditions of the City Engineer's, Fire Marshal's, and Recycling Specialist's May 19, 2003, memos shall be met; 9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction Plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; EXHIBIT ��A" Conditions of approval for categorical exemption and design review. 1661 Albemarle Way Effective July 14, 2003 page 2 10. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Dischazge Control Ordinance; and 11. that the project shall meet all the requirements of the California Building Code and California Fire Code, 2001 edition, as amended by the City of Burlingame. �r�, c�rr o� CITY OF BURLINGAME eu�euN n�E PLANNING DEPARTMENT �tu• pc�• ,, 501 PRIMROSE ROAD BURLINGAME, CA 94010 �,,,_ ,�.,,,,,,.�' � TEL• (650) 558-7250 Site: 1661 Albemarle Way 1 Application for`design review for a first and second story addition at: 1661 Albemarle Way. zoned R-1. ,.PUBL�C HEAR�NG (APN: 025-205-020 ).:` N�T�CE __ __ ._ The City of Burlingame Planning Commission - announces the following public hearing on Monday '; July 14, 2003 7:00 P.M. in the City Hail Council � : Chambers located af 501 Primrose Road, Burlingame, l Califomia. � , I Mailed: July 3, 2003 � � . j { � : , {Please refe"r to other side) 1 � CITY OF B URLINGAME A copy _of the applica�on�n��ansY'=i`qr��i=�pitiJect�,may be reviewed prior to the meeting a�� he f�la nin�g ; Department �t�°��Q 1 Primrose Road, Burlingame, Gahf�a, �. `�""� j �' � �`'. �, � ��; ;� , �,f� � `` `� . � :� � � �'� "� �"� "� :� ' ° 4 � ,�`-'' �� If you chall ge theysub,�ect app��caq��(s�;m cou�, �ou ma�be limited to raising onl �hwo_ se'�issues�ou or sorrie�One eise rai'sed at the �i,ublic hearing, �_,�,�� f __. � _.___. � .>> � described i;'th�n9tic� pr�n.-written,cprrespondence delivered to the city � at or prior t ttie public �iea�j �gr�� , �; � ` `tl ., : ' _ � '�- � � _ . �, ,�. �: B �3 �5 : � x� x � � .�•--.R.� ` --�-� �: � -��-� Property o ecs who�recei�e this notrce are responsible for iiiforming their tenants:abo t��thi��no i �For �dd�tional'information,�ple�se call (650) -_ � , � �, , , � ,� � �� 558-7250 � � ank ��u• �Y-i�� '� �� ,� �y � � � � � ' � � m �;. j�.� � �� t c +' .-� '� .e � ,, � � . ' ��"" ' �' €`L��i�..-� � :,,.�s��F '�-a��r.�...�..'�"�.t��` �r �`� � � ' MaI'gaiet O� ' ' , . � �_ x . ; � City"Planner �, �� "�a�� `� � �"' - ,� �� * �� Yj H . �� _� J'aa��q `i i.: -^ <'�—y � � . . -..�. $� �� '�Nf�'i ¢f L, �::! �� : * -,� . � . PUgLIC_:�iE,�►,��I�� N ,v�ICE -�A��. �� ,��# � _.�,� (Please refer to other side) _ rt j. � ,�,y�, . .:7.i-`s3i�•sy�tl� .. �►".iy Jy,j,� �. .�� --5=. . . .� .,�,..4. .r�� ;�� #�� ri x.- .3 � � ./ .N;., `�� - �� -` � :� � � �� V � )y� _1r''�� -'� � r ,-�+ �f � + �+� � 1* � ,� :'r� ,"�y �� '- - '�� - � -�?'i ��_ - �;,�-�;---'�� i`.� ��'-- �,�d v -,r;�� . ":�- �1 .s•,,,� <"t+' � . . ; , � � . , , . . _ Y , � r : � �' '�� ;i,'�, y� �.1,/;J ;�� c�� ; `� < ,�; -��W S ;;r;� f ��.�: '�'= ',� `'-;,� �Y�t ' �j"' , � `w. \�.� � >' fy �,.� �> ��r " ' ,�,� r ,��. ,r`` �� '� ��3 ��. �.,�. � _ �, - . `�, , . : .. J -� �S� \ a'� � :�`�V'" ' '�, ,a.y � � l�J�" ��r� �, J J,� }• �� Y-'� � G � "`��rxyY�� ' * �f.: f�'� e�*�.., ... � . : - �"�.�.�:�. ��g� ,J�'��. `4�i ��t' y�1��y i' ,��! ':��'� :�' f:.�, .+g . yM1�^F�l � . `� -i�� ,] � � �I TF._._ . � � ti` ,ty''.< � . . . '. 1 r��-� �3;1 � 41 � c. � .[�.+ � �;r '�gi�. * 1� . � . � - �V �� `�♦ : - q s -_ Y y i� � � ' � 1 .� . < ,�e� � � . . ':� - z ° Y� %; '� } � � � �'a ��%�� .� � A �,.,y�''t"'r�/ �� ,�a,t� .,�..�"�8. ,�,, , ,..� yN' t . . � :> �. , �. � . , ,� f u . �, ' ��..� .� 'tr Oi � ,�'�`r . . r „d, �'' �f ' � a. 's ✓ t r�. ''.. r � 5 j "� � '}44, iF �' —� f . �w *3G,�+' ��"�� ,7 �-r- y .r��i N d� 2 . P�,_., � � �� ' �.K�""� ' ..;w-. . ��. ¢'S��x' :,� .� "�.;�1 �'' . .t : ' A ,; � � r �_ • x , �= D .:r X ,� _ ,, �„ �a' ,�' �-� .' '°: � :i :` � ,. �� :<:��, .; 1�,; . r �� ' .. ;;� . �,,,,��qq�� ,�,. '>�.. �r � +�`' :c > �;, fa�.'' `. ` � • � ,y ��' ^>� ��," � k.. m � , �. ,'}�� -� . � p — � •. � 3�. i � ; a `�1�-' • . '� �� y� � � ��, ` a: ` '�� '� °: � • ` � � r D k� _��s � .;,P j� �� >�` `� '� . r 'A�; � �� . �� 1 �. � �j � �v � � � �'�'" � �_�M i� �� l t`l� �' �� '�:'" _� �'• 1 - ' �, ''+��,��^ "y.�y �',h :� y •: _ �.� ' � � . , f ' m > �{�'• ��'�`;a''� , ` y �� f� +' `� � ,��'.�```� �y'' - �` ` .�`' � C rx �� -Y - f � a � � J 1��. ' � � t' D , � � rn ,, �i,. . � r `�' � , � r:;' , ',p? . y� ! , i9�. � r �- �: i ` '.., 4` r �rr ; �� • • i � � r � � � �'Y � � ��(. Y.: � '�• � .� � .��1 � ' �� ' �i. � �� :�. , � �� , .� r�� .� - .,, - , � �,;�' � �, � •a 1 � � � .� •, :� 'ti0 '3� .� . � , �'f` Y . .� ' � '�.�" � . . �' ..�� v,�, l ,�, �' J. _ , . ". +' 4: �. }, , = �` ' . '='�� :3�{ "� ��' � �iC t � ' � � , _ ♦ ♦ , ', �. �+• � �� , ��"' �L, �� .T} r " '� ♦ `� G � ,/ ��. �'� y�' r'.z , r. • 1 ` . � � �ar � " _ ;;� . J �•� f°�.�y' -, I Ai � / �.� �.}, . :a� •� �. �i� � a \ iil � '��'.,� 7,-. `K V� Y�' �( 3�ae� V • � � � � �M ��.. �k.- � �, R' .,�' � h - �,�.`. � .� �' . �.4. �J� �� -.�,.f � • ,. _ � �'� -:`\�� v� a � �'r :. _ .��4�.v. .� .�i - f \ �� .� , .� " . �. ' `C -� A'i �t!W �"., .• . m T �. �{�+. � r �s'i :Y • a• ..! � O � �5�� :`.� j� .� � �y .tj.�� y �y � 1`'��. '$4 , .`�1� � �. , �,, � o� vl�► � s w .� '� e ,�C�( �v� ' r,�\, +. ' ' � � � �;� ' 1�\` �, y„t _J . `4..'� i . . : 1� ,, f�. 1,, � f�a� x�. � �'�� `'� � � x€ �S '"> , ��: , , �X :; 3 � � r� \ ' �: � �� I • ,t `��.� � ��,." , i.��' �•J. ` -r � �� `%� y .. '� � � � �I .. , " • r � ' � Y.. 4� . a' `L _^ . ! '• ' �i ' � .� o r . . � � . \��y, :. � e � y~ �� '`��'�' ..,�. ��' " / • � � \, _ ls � � a yt;� � � ` w� , � ; y� : . : ' � d � . � ,�. <f 2 „; ::� �, ,�<- � ,31'. � �-%� v^' f '� �e• � 7 � �,.'{i .� 4� j�`a �T ; � �' ��" -� ; � ` � ,�, � Y "� ,, r � ��. . . : r�' � � 4 .� � •� � � Y � / ,�`�r�`' � �;'� ..'•S' . �' � t � �� ' I.. � � <. \ �� 4•�` �� , � � � i ; •` � / / � . � ,. V . '��,'k-� r ^ L�' ' a.�'� .. y. .,. \ , �� . .. , ' �c - ': �E e_ i;'� �'`� y' � f i ��''V. `� '� a�a� ..:. .:. ti.^4 .- ` ..}' ". .. �( ."1� . � /� i . '�i T .. `� ' � =.! • Si � ' { � =.^ �` � � f � / '��. � . �n .,,Ye. �'x`� �} ,� �� . i � �� i .�, . r C�.�� • , � `�� 1 / s ',` f ,, � ./ • .`. � � ,'d ,`� �� _ 1i �� 7J .� 1 � �1 r' .. � •� � � . F � J � - i f� ,, I �•/ . � '�:,= - ! � f� ♦ �i i � ' Y . �.� . - . �' ��.%� �� - �`�� ` � �, . , t�� i .. +� �. _ , _ • � � �,. \ . �j ��, �. . a3 R. � , ' ' °,.— . . , .. , , ,: ' : . . , , � . f a� � . � . rti�� . �'�.� .. �� .� � �� / � � �4'. . . ' . �S '> : `! �9 J •t�k;. � . ,f t., f "� ,�, � . , . . . ^7 �� ". � - .r ` v ��t ��; �� ` � ��R. `•R1, r, ... r J, /' . � i,�`� v�5� '.+ yt,,.� ' - � -� t•� ,f 1 � + �'. . ..`i+' i'.. y � � ' .. � rr�' � . . `�., :.�! �� : „. . � . _ „�ti.,,�.' . . �l ��` , � M � l.r � c �z+�. ;r, � ��' � J �_` �'� .� YLr , � � ., ''�'"'r '� t j� � f' �} � . � . w r ; � � � ��-. , ; �. . �,�4:M�� :•1=• a � �� / / -~Jy � I � �y y . � �.�, r� ,�` 'e `3 .)'�� . ,� ... �Y � xZ ... �_ ., ,; . . . . ..`\ .` ' � 4� �.�, �- ��.. :;�; ., �9 6�b, � �P, �;y�. �\ ' / s,�f � .�'. � u.,'C i� � H .,-/ '� " _ A� _ '� \ ^,. , • �� ' � ya _ , / �\� �,� � -0 ',�, ,�.' � �, ,� J r � : . . � ss. �.�^ _ � . .P _ . .), �• :Y , � . � . / ��_. .� � ... .�_/� \ .. . ..,� _,i �f ti'�f�