HomeMy WebLinkAbout111 Anza Boulevard - Staff Report,, 1
, �
MEMO TO:
FROM:
SUBJECT:
�����`�'' P.C. 4/10/89
Item # //
PLANNING COMMISSION
PLANNER
SPECIAL PERMIT FOR CLASSES AT 111 ANZA BOULEVARD,
ZONED C-4
Nancy Rancatore is requesting a special permit in order to use a
2,647 SF office area to hold general orientation and training
sessions for the Kumon Math Tutoring system at 111 Anza
Boulevard, zoned C-4. Classes are a conditional use requiring a
special permit in the C-4 zone (Code Section 25.41.025 d). The
Kumon Math Tutoring program would hold six general orientation
sessions (3 hours each) and twenty-four training sessions (6
hours each) per year. The site would be used for classroom-type
activity a total of 30 days out of the year. The orientation and
training sessions would be attended by a maximum of 7
individuals.
When training or orientation sessions are not being conducted the
site will be used as a general office for the Kumon Institute.
The office use would operate Monday - Friday from 9 AM to 5 PM
with 3 staff. This same staff would conduct the orientation and
training sessions. Therefore, during the training and
orientation sessions there would be up to 10 individuals on the
site (7 trainees and 3 staff).
Staff Review
City staff have reviewed this request. The Fire Marshal (March
13, 1989 memo) had no comments. The Chief Building Inspector
(March 8, 1989 memo) notes that a building permit will be
required for any interior remodelling of the office area and if
the classroom area exceeds 1000 SF, a second exit will be
required fXom this room. The City Engineer (March 27, 1989 memo)
notes that parking usage should be compared with percentage of
building currently occupied in order to insure that there would
not be a parking problem when the building is in full occupancy.
He states, however, that due to the small size of the proposed
classes, the proposed use should not create any parking problems.
A�plicant's Letter
In his letters date stamped March 3, 1989 and April 3, 1989 Mr.
Tsugio Fujiwara, the General Manager of the Kumon Institute
explains that the Kumon program is a unique math tutoring system
developed in Japan 30 years ago. They plan on having six general
orientation sessions each year in order to recruit instructors
for the math program. A maximum of 7 applicants would attend
these orientation sessions. At the end of the orientation
session the applicants are given math tests and then interviewed.
Those applicants who pass the interview and test are then
provided 4 training sessions within a three month period.
Generally there are 5-7 individuals in each training session.
Once they have completed the training session they sign a
contract with the Kumon Institute and then find their own site
for holding classes.
1 , � -2-
Study Questions
At study on March 27, 1989 the Planning Coommission asked several
questions about this project (P.C. minutes March 27, 1989). Based
on the approved plans of this building, it has 106,560 SF of
office space and 356 parking spaces, which meets the current code
requirement of one parking space per 300 gross SF. In the staff
memo dated April 3, 1989 it is noted that orientation sessions
last three hours each and are held either in the morning from 10
AM to 1 PM or in the afternoon from 1 PM to 4 PM. Only one
orientation session would be held per day, it would either be in
the morning or the afternoon. The orientation sessions would have
a maximum of 7 applicants regardless of whether they are in the
morning or afternoon.
The building as a whole is currently about 65$ occupied (per
phone conversation with Nancy Rancatore, March 28, 1989). Sheet
A-2 of the plans submitted shows the existing other tenants in
the building as well as the vacant tenant spaces. Ms. Rancatore
was going to be monitoring the parking on the site and reporting
how much of the parking was currently being used. This
information has not yet been received.
The applicant has explained that this is planned to be a
permanent use of the site. The Planning Commission may, however,
approve this use for a specified period of time. Upon
termination of the permit the use would either have to cease or
the applicant would have to reapply to the Commission of a new
Special Permit.
Findincrs for a Special Permit
In order to grant a Special Permit the Planning Commission must
find that the following conditions exist on the property (Code
Section 25.52.020 a-c):
(a) the proposed use, at the proposed location, will not be
detrimental or injurious to property or improvements in the
vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
(b) the proposed use will be located and conducted in a manner
in accord with the Burlingame general plan and the purposes
of this title;
(c) the Planning Commission may impose such reasonable
conditions or restrictions as it deems necessary to secure
the purposes of this title and to assure operation of the
use in a manner compatible with the aesthetics, mass, bulk
and character of existing and potential uses on adjoining
properties in the general vicinity.
Planning Commission Action
The Planning Commission should hold a public hearing on this
project. Affirmative action should be taken by resolution and
findings should be made. The reasons for any action should be
clearly stated. At the public hearing the following conditions
should be considered:
� �
, , -3-
1. that the business shall operate from a 2,647 SF office area,
using a 736 SF area for the training and orientation
sessions;
2. that there shall be a maximum of six orientation sessions
(3 hours each) and twenty-four training sessions (6 hours
each) per year and there shall be a maximum of 7 applicants
in the orientation and training sessions;
3. that this use permit shall expire in three years (April,
1992) unless renewed or amended prior to that date; and
4. that this business shall be reviewed in six months (October,
1989) and yearly thereafter;
�����-�c �`�z---.
Adriana Garefalos
Planner
cc: Nancy Rancatore
Tsugio Fujiwara
� - � � � " PROJECT APPLICATION ��� °'T" °� 111 ANZA BOULEVARD
�t CEQA ASSESSMENT �RLINGAME project address
,� SeaBreeze Plaza
���w��,'� �project name - if any
Application received ( 3-1-89 )
Staff review/acceptance ( )
1. APPLICANT SeaBreeze I Venture, c/o Raiser 342-9026
name Deve opment Co. telephone no.
800 South Claremont Street, San Mateo, CA 94402
applicant s address: street, city, zip code
Nancy Rancatore 342-9026
contact person, if different telephone no.
2. TYPE OF APPLICATION
Specia.l Perr^it (X ) Variance* () Condomi�ium Permit () Other
*Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION
SPECIAL PERMIT for classes to use a 2,647 SF office area to hold general orientation and
training sessions for the Kumon Math Tutoring System. There will be �iX aeneral orientation
sessions (3 hours each) as wel_l as four training sessions (about 6 hours each) for each of the
three orientation sessions for a total of z�{ traininq sessions per year. A maximum of 7 individuals
would attend the training and orientation sessions. ThiS Slte Will be used
for classroom-type activity a total of 3t� days out of the year. The rest of the year it will be
used for conducting general office/clerical activities for the Kumon Institute. The office
operates Monday—Friday (attach letter of explanation if additional space is needed)
9 AM - 5 PM wi th 3 staff . Ref. code section(s) : ( ZS� /•G�5 )( )
This same staff would y �
conduct the orientation n. PROPERTY IDE�ITIFICATION
and training sessio.ns. � 026-342-090 )( - )( - )( Anza Airport Park �
APN lot no. block no. subdivision name
( C-4 ) ( 2.76 Ac MOL )
zoning district land area. square feet
NOTE: SeaBreeze I Venture, c/o 800 South Claremont Street
� �nd owner's name aiser 1"Op. Cjlll . address CA 94402
Per applicant s request projec San Mateo,
application has been changed Reauire�+ nate received city zip code
from that reviewed at study. ��� (no) ( - ) Proof of ownership
Original proposal was for 3 (.�) (nol ( - ) Owner's consent to a�pl ication (oWner 1 S th2
orientations and 12 traini� EXISTIPIG SITE CONDITIONS applicant)
sessions per year for up to 106,560 SF office building with 356 parking spaces. Building
15 individuals. Current is currently approximately 65% occupied.
proposal increases the number
of training/orientation sessi
but reduces the number of Required Date received
applicants to 7 per session i�Yes) (�vo� ( 3_1_gg ) Site plan showing: property lines; public sidewali:s and
order to reduce any potential curbs; all structures and improvements;
paved on-site parkino; landscaping.
parking impacts. (yes) (z�� ( " ) Floor plans of all buildings showing: gross floor area
by type of us�`on each floor plan.
(��) (no) ( — ) Building elevations, cross sections (if relevant).
(�re� (no) ( ) Site cross section s) (if,relevant).
(other) ( 3-1-89 ) 1 etter of exp� anati on
*Land use classifications are: residential (sho�N # dwellin9 units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT PF?np�SAL INTERIOR ALTERATIONS ONLY
Proposed c^nstruction,
qross floor area
"elow orade ( — SF) Second floor (
First floor ( _ SF) Third floor (
Pro,ject Cn�'
Pronosal Requiremc�n�
Front setback
Side setback
Side y?rd
°ear yarc{ �I
SF)
c��
?roject Code
Proposal !tequirement
Lct covera;�e
�ui Irl ��i� heiqht
Lar.dscaoed area
n,. ;; tP ' �
nkc�.snace�� � ,
�
� . , , `.
Full tir�e em�loyees on site
Part time emoloyees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Tri� ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
EXISTING
after
8-5 5 PM
3 0
1 dV �
� 0
n/a
na
n/a
�
IN 5 YEARS
after
8-5 5 PM
S E
*Show calculations on reverse side or attach senarate sheet.
7. ADJACENT BUSINESSES/LAND USES
Offices to the south and west; Anza La�qoon to the east; Embassy
Suites Hotel to the north. This use conforms to the General Plan.
IPl 2 YEARS
after
8-5 5 PM
S ME
Required Date received
(y�5) (no) ( — ) Location plan of adjacent properties.
(yes) (� ( ) Other tenants/firms on property:
no. firr�s ( ) no. employees ( )
floor area occupied ( SF office space)
( SF other)
no. employee vehicles regularly on site ( )
no. company vehicles at this location ( )
8. FEES Special Permit, all districts $100 ( X) Other application type, fee $ ()
Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 (X )
Variance/other districts $ 75 () Neoative Declaration $ 25 (X )
Condominium Permit $ 50 () EIR/City & consultant fees $ ()
TOTAL FEES $ 150 . �� RECEI PT N0. 4�%3 Recei ved by �. Kran i ts ky
I hereby certify under penalty of perjury that the information given herein is
true and corre�to the be� of my knowledge and belief.
6. PROJECT PROPOSAL (continued)
� f�Ph C�Pi � ru�.�-S
Iv�a1c� 3y� 1�8`j
Le�� .
Si9nature
n
� Date 3/1/89
STAFF USE ONLY
NEGATIVE DECLARATION File No.
The City of Burlingame by on
completed a review of the proposed project and determined that:
( ) It will not have a significant effect on the environment.
( ) No Environmental Impact Report is required.
Reasons for a Conclusion:
19 ,
_ Cate orically exempt per CEQA Code
_. Section 15303 - conversion of structures
from one use to another
�i�grat� Processin�fficial tle � Dai:e Signed�
Unless ap�ealed within 10 days hereof the c�ate oosted, the deterr.iination shall be final.
DECL�RATIO'V OF POSTI�IG Dai;e Posted:
I declare under penalty of perjiiry i:hat I ar� City Clerl� of the City of Burlingame and that
I posted a true copy of the above Ne�eti��e Declar�tion ac the City Hall of said City near
the doors to ili� Council Charabers.
=xecuted at ;urlingame, California on
Ap�ealeci: ( )Yes ( )f!o
, 19
;UDITH �. '"P,LF�ITTI, CITY CLERK, CIT`, �' CURLINGAPiE
�
STAFF REVI EW
1. CIRCULATION OF APPLICATION
Project proposal/plans have been circulated for review by:
date circulated reply received
City Engineer ( 3-3-89 ) (yes) (no)
Building Inspector ( " ) (yes) (no)
Fire Marshal ( " ) (yes) (no)
Park Department ( — ) (yes) (no)
City Attorney ( — ) (yes) (no)
memo attached
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATION MEASURES
Concerns Mitigation Measures
Does this project comply with Request comments from the Fire
all Fire and Building Code Marshal and Chief Building
requirements? Inspector.
3. CEQA REQUIREP�EPlTS
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA review? Categorically exempt
IF AN EIR IS REQUIRED:
Initial Study comoleted
Decision to prepare EIR
Notices of preparation mailed
RFP to consultants
Contract awarded
Admin. draft EIR received
Draft EIR accepted by staff
Circulation to other agencies
�
�
�
�
�
�
�
�
)
)
)
)
)
�
)
)
Study by P.C.
Review period ends
Public hearing by P.C.
Final EIR received by P.C.
Certification by Council
Decision on project
Notice of Determination
�
�
�
�
�
i
�
)
)
)
)
)
�
)
4. APPLICATION STATUS Date first received ( 3— 1-8 9)
Accepted as complete: no( ) letter to aoplicant advising info. required ( )
Yes( ) date P.C. study ( 3-27-89�
Is application ready for a public hearing? (yes) (no) Recommended date ( )
�
Date staff report mailed t oplicant (�!$`/��) Date Comnission hearing (�jC a'� )
Application approved (�Denied ( ) � Appeal to Council (yes) no)
Date Council hearing ( ) Aoolication aporoved ( ) Denied ( )
�/ J�cr. 3• ZI.
sigried date
' r EB 17 '8'� 1�� c'6 F<:I_II'1�=ifJ LC)S A�`dGELES icicl i??�-16� 4
�����
K u M r+ IP�tlCA!'10NAL II�ls"�Rlrl'E
Phone: (213) 2i5,3317 Fax (213) 370-
200Q0 Marindr Avenue, Suite 400, Torrence, Califwnra 90503
c'; � -
�
.
4� i..,� a }�', l:'
�} :,
�.:I�/�I'\ rj �, 1�J:J�i
.�UJ
r', '.ir�i.: ,��- �,.t
.•.F. c/c .. ,.
JAPAN KUMOIV EDUCAT/ONAL /NSTIiUTE CQ.,�L'�D-
'Y'o whom it t�ay conc�rn,
February 17, 1989�
This is to explain our a�ta.vities i.n our new office in the
city of BuSilinqame.
We hold �.x�.g neral arientations in a year td recruit our
itlstr�ctors, wrho are sugposed to have their ow„� classes in
�F�-
th�ir neighb��ocd. \��- � y
-1
We expect '^-l- ' �' �ppli�ants �or ea�l�i�orientatiQn. In our
,,� �
gen��al orientation, we explain about the Kumon method,
which is a uniquQ math tutoring system de�eloped in Jagan
30 years ago,'anc� after tihat ga.ve the apq?icants math tests
and interviews.
Ta those applicarits who passed tihe test and inte�view, we
give tra�ning � times �.n 3 months. We expec�. S- 7�rainees
at a time. After completing these traxnings, they make a
contract with us and find their own site for their class.
It you havQ furthez guestions, please feel free to contact
me.
�
� se� G�V�t'���a�
� S`�-'� �'�
Sincex�ely,
1 ���
�� � 3 ����%_ Kumon Educata.onal Insta.tute
� "I
_�.�, �-----.—..�._.
✓�
` Tsugio Fuj�.wara
Ge�eral�ManageY
0
T0: File
FROM: Planner
SUBJECT: 111 Anza - Special Permit for Classes
DATE: April 3, 1989
I spoke with Mr. Tsugio Fujiwara regarding the proposed
classroom-type activity being proposed for 111 Anza Boulevard.
Mr. Fujiwara explained that the proposed 2,647 SF office area
will be used to hold orientation and training sessions for the
Kumon Math Tutoring System. Orientation sessions last 3 hours
each (from 10 AM to 1 PM or from 1 PM to 4 PM) and are held six
times a year. These orientation sessions consist of a maximum of
7 applicants interested in becoming instructors in the Kumon math
tutoring system. From these applicants, 5-7 are chosen to attend
the training sessions. Four training sessions (5-6 hours each)
are held for each orientation session. The training sessions are
held in the months following the orientation. A total of 24
training sessions would be held in a year (four training sessions
for each of the six orientations). Training sessions are
generally held from 10 AM to 2 or 3 PM. The site will be used
for classroom-type activity a total of 30 days out of the year (6
orientations and 24 training sessions).
The rest of the year, the site will be used for conducting
general office/clerical activities for the Kumon Institute. The
office part of the operation has a total of 3 employees and
operates Monday-Friday from 9 AM to 5 PM. This same staff is
responsible for conducting the training and orientation sessions.
At maximum, therefore, there would be up to 10 people on the site
(7 applicants and 3 employees).
KUMoN
K U M O N EDUCATIONAI. INS'TiTUTE JAPAN KUMON EDUCAT/ONAL /NST/TUTE CO., LTD.
PhOn@: (213) 215-3311 23326 Hawthorne Boulevard, Suite 340, Torrance, Calitornia 90505
Ms. Margaret Monroe
Cii:y Planner
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
RECEIVED
APR 3 � 1989
CRY OF BUtjIIN(;AME
p,llNNING OE�.
March 31,i989
RE: Special Perrlit
Kurnon Educational Inst.
111 Anza Blvd.
Burlingame, CA 94010
Dear Ms. Monroe:
This letter is meant to furttier explain our planned activities
in our new office in the City of Burlingame.
Instead of tiolding three general orientations each year to
recruit our instructors, we now plan on having approximately
six per year. We expect a maximum of seven applicants for each
orientation �aherek�y we explain about ttie Kumon riethod; a unique
math tutoring system developed in Japan 30 years ago. As part of
the orientation we give the applicants math tests and interviews.
To tYiose applicants who passed the test and interview, we give
them training four times in a three-month period. We expect
four to seven trainees at a time. t�fter completing these trainings,
they make a contract with us and find their own site to conduct
tYieir classes .
For your information, our permanent staff consists of only
three employees.
If you tiave any further questions, please feel free to contact
me.
Sincerely,
Kumon Educational Institute
_ _ _ !_ .. �
�' Tsugio Fujiwara
General Manager
DATE: 3 �
/
MEMO T0: CITY ENGINEER /
CHIEF BUILDING PECTOR
rIRE MARSHAL �
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT:
,�I�o� -- .�/ :
��� �?��
An application has been received for the above project for review by the
Planning Commission. The application will be scheduled for S�
at their /'ll� �? ��� meeting. We would appreciate having
your comments by /�aiJ ✓.3, ����
Thank you.
re�
��, :
P�N, � G
�� ����
�,
��r 3�� g
��►�,-�
.. _ .
r:
�; DATE: 3 �
MEMO T0: ,CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT:
�I�� � S�
.� �
An application has been received for the above project for review by the
' Planning Commission. The application will be scheduled for S�
at their /'/!� �7 �g� meeting. We would appreciate having
your comments by �G� /.3 1 �
Thank you.
�
, � � � % *' , ,
/
---�;:>.`-::—t=� � ,._ —'-.•�,.— - - --
, � /
, � � � � , � �/,i / i ,
/ / / � �
, ,r, . . I, ; � , -
,
�
� �i
�
� �
�t �� C-� c'� s � � �
���
�
DATE: ,z /'
MEMO T0: CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT:
f�.� ��� ' ��
An application has been received for the above project for review by the
Planning Commission. The application will be scheduled for S�
at their /'�lQ�t� �% ����meeting. We would appreciate having
your corr�nents by /%%aij ,�,3� f9'��
�
Thank you.
/� F ��Ql�Ji'7//J�
�� P �l��'j�r�PP����"9
✓
3�`y���
/�1 C��'t ^ -o� azr iz��� ��C%��e�S' Qu�.� ; s /� � .
f' ��� � �,
_ �G�-rir �' � G � G�?-�-r. �/ ��l� � 7z*-�-C -�[��� �vcc.�.��
`� C%�� !>i_ L ��G���/%Q
� ���� J� /�� ��`�G'� /� � / ,��
���ir<�l�Z� r- � a � LQ2a��?/, �����8�'" d�
� l� � �� ��
��� ��� �� � �� G�4�
� �� .
G�5 �� ,���.� ���-
� G�''o� �
,
���q,�� ,�/I� �E c�
/'I'1��i /nrJ °7c ��l
5t� -f�c�' ��1P c�i r�
�� �� y��� ��; ��
.�-.
/S � �� ��t , c �� «f� �{
Cl1�c s -� C��,
i����1��rc�cJc�(S, ��� j�Ca�� G�aS C�,aav���iC�' ��'�S '
'P ' S �f--
o� �(c� Ss c�� �c. /Yt��x%w� v� c�' � �0 �C'� �
�,� ..��c.�-�«�C�� ���rC /L jncCivi�iQl� C✓,% �E= Si,7�..
�/- 3- �9 :�J �a�,�.�5
�
Burlingame Planning Commission Minutes Page 2
March 27, 1989
would any new owner be advised of limitations on the property; do
the owners intend to continue this use as a senior care facility
with upgraded accommodations or do they anticipate doing something
else with the building. Item set for public hearing April 10,
1989.
3. SPECIAL PERMIT AND PARKING VARIANCE FOR THE OPERATION OF AN
ENGLISH GIFT SHOP AND TEA ROOM AT 1105 BURLINGAME AVENUE,
ZONED C-1. SUB AREA A
Requests: how will trash be taken care of, particularly from the
restaurant; where will people park; will this be an intensification
of use. Item set for public hearing April 10, 1989.
4. AMENDMENT TO CONDITION OF REZONING ALLOWING BUSINESSES TO
EXTEND THEIR HOURS AT 1508 ADELINE DRIVE. ZONED C-1
Requests: explanation of the request to change a condition of the
rezoning and need for all businesses to request a�n amendment of
their use permits individually; how many of the people who signed
the petition in support were from the neighborhood. Item set for
public hearing April 10, 1989.
5. SPECIAL PERMIT FOR CLASSES AT 111 ANZA BOULEVARD, ZONED C-4
Requests: does this building meet current parking requirements;
during the hours of the school, 10:00 AM - 1:00 PM and 1:00 P.M.-
4:00 P.M., number of people in the morning and number in the
afternoon; amount of parking on site, how much of this is now in
use; could this use be limited to a certain length of time. Item
set for public hearing April 10, 1989.
ITEMS FOR ACTION
6. PARKING VARIANCE FOR THE ADDITION OF BEDROOMS AT 125
CRESCENT AVENUE, ZONED R-1
Reference staff report, 3/27/89, with attachments. PLR Garefalos
reviewed details of the request, staff review, applicant's letter.
Three conditions were suggested for consideration at the public
hearing.
Chm. Jacobs opened the public hearing. Terrence Freethy,
applicant, was present. His comments: the existing nonconforming
studio apartment was built as a part of the building which was
constructed in 1930, the original plans show a one bedroom house
designed on the main level with a sun porch and den which are now
counted as bedrooms, the people who originally designed this house
apparently had no children, applicants need more bedrooms; they
would like to have a two car garage but there is no way to achieve
this; a drive-through might work for the cars but his truck is too
-���' A�f F� � . �� + � y�N..t��is''i � .
.�:�� � `- ... r - I �
_� �' �''' '�� - - Q� .....-.; '. - � �`
� � ��� � r �_. , ��
``` + - � �� � ^ �, r� f / �; F -
�,� ,� � � `�a� : . �`
K +� •
��A � �.. > _ ;''. ;- -�
� ♦ �r i , n' 1
. . r ���� ' Y' w � j — • s - / _ �
��- �,�► - / ,., :���� "" __ _; � �
,� ,
:�`� ;,,� �,, �, �_ _,�
•�_ �," � , ' ,�
t'„ ' '� ���R , ' ' ��. f w�r��p� � .,�
" tt "�� � r � j � � - �- * ' �.� y
�a�`�t., . ����. � • . ..� � -
�c �?r-�i&'"� �-� . � � � � �e `+ � ��. • �i
� ' .s. , ,���, w;�' Wa3 , � � • � � _ i�_ -- L --
� : -�= � .�. � �r �s� � _ _ _ �'' _ -- _ �i
r� 'f ;;�,`�� � ,-�� 3�v �.. � -- � r. � �
.,� � � �"'�` �� � �'''��`- " � 1
�, ,�� r- � y., ;- ' :::
� :� s-� �,�' �`-r�` �,� �y _ . _ �i ' _ �' : �+`.t=�-- _ - ; : \ : ; t - � ,
. < �t- * + . � *
. f : j� � _ rh^T f . ' Q `� ` �
''"?i � ": '� �'¢£.� -Fir-� J .. .� � . . �� ..-. . , —' , . `������� , i " 3 � .
�. S. �a��<_.'-µ �sy �v'.,,p. � ^� , , . a' M , rt , f .� � -E ` 1�
,�r. � /�
� t � .
� t �� t't r i � �� F '�rT+.-,-a.,,.. ►1 � . • ` r � , %a�."` `�` `J f�.
_.. �.-
� � i f �� � �� � �� - . +'�"ki�- -- � � , �t� $ . �"` i� �t
. . n
, �.. � - , _ � . . �
_
�, .':� __ . jp ^ ;
� � w �' _ . � �` � �
\ tair�'' � t- - •, - _ _ �` ` ��` � ..�
�. � f _ � �,; �.:�s � � . �, ��' ' °` .�
r � s � . • �;E � � ' '�'� . • _ /' �'�,. � - �. .�► � �, �
�; ��' � �� ,.�, „ � -�, �'
"�5�� � � � .> v�,r . _ . _� , � ��'.. .' �/ •6 ' �� �� f � f�,,�jj _ sk�t
�i r.,.. � - , -i' " '> ,. - . . .. �r ;.
/ \ 1 �' � � /" } yl 'L�°'
,Aq . � � . - � - � -' � � / � :- . _ � V . q � ff . . } : Y.;,;'g
d° � i - ; T.� � �' , � , , , , � � 5r� ��'
c. - p�°� � , . . . ~� -- � "�� .... . ' — " ' ��/ ' _ M� � q� � 4 .� `�y�=�. s�
� y��� � ���a�.` ,�... .t�`� —_`___ -_"_ !e�iTr+S� r' �.• ;q�l�i� _ � - _ .
► �\ .�G- , � . �M:a�fl. . F: �4Yr�..�'• . '"71u�' ti S�y . i` ;,.'� .q- �# _
ti
} .
� � , x ' `� � . - � - � � � � A... � . � .r .:5.w:'C - " '
. /
d . . � ^ ? ' - � ' �.-� �� � � •11Y�!�� ,y - P
�' ` . ::. . • k .�,:. , ._ _ ^`�+t wb'�.. I/7 . ' �_ �.�.� �� ' �
. ! >.: ' ` ,._ . . _. _ 'Y .r
� , t
, .
�"s � s��" V-..
v�1�` ` •✓+^�a,f,. ,�+� n t�`Ya.�,,�„ Y � � . . `. �� -a . .. s _ _ . �'' _
{ .` ;.
�t� ' `' y -. T. K.� .-i'yai :. ��� 'S , ♦ "' °*r 'P�.s6 2 ' .. . ��. "' "
, ., . � , ,
� '
�.. r
(�2a
� aC ,..� { t� : { J-".�
. �
, � d • _,� , { �`�: ,,�;_;, ��� '�� ��.."�- .��#,,,�x,:�. T` °rr� f j�..�,
�w
� �s { ;..,�, -
� �+ �/�? � � � �� �'b ' - `�'
a.r A � ...._ . _:*' �, .�� rr �"��.'�.�.'"� 4
t��� . . -i'��„ _ . f ��4 4 ' �5"� �a,"`;ir 'k� � +�'rli-'. � �� ,.� �� � �
� � + �'
. - - . � z , � ��
� . .., �
� . . . . :� . _ . . .
� '. • ' . . . � . . ����
. . ���j � . _ T'Se.s?�+� t�,�r� �w,"�i `t.^., s.� - . . � :�,. � � �� ��� -�,..�'+ Ct�i��� �� . . . :
� . ; i :. K� x� .�,'�y'' " ._ °•v, � �.;;�.� '�;. •�y�{ 5 .'4:y,�i" ,i'- �� ��� � ->... �.�,�' �.,nc���y y-r+�m. : �'ra ,�"e-{,y,� _ .: ;k,
. ,
. r.. . .. . - : r ` } �� �i '" � � » � t. � °3 ' _ _ �. �C�"}��'�`'%Gr�r��"t,'s'.rk'':�`�#�jY�.+„y,r`': y ��4 :.1'�,� - . .
� •:, �
� �e R ^ � ��� �..�'.�` � ..�,�.< ✓� Y 4� ,.. 1 P 4�, i �'' y3 � �ar��"�,��'�' _ . � �1 � � '�� � . �R
+t h i � . "
� «, . ,A.- . � t'C t ^ i .., 7- K„�'giyt�� kr � b* ,� r 5 h. y� - . - - � . - . � M _ _ '�
.. _ _ ^
. �
_:.� !� �� r �av�^1'^i"u'F . `"Y .+�•��CF �v�'.�<�i..i i�E �i '�r t . . .. . . ' - - . - - . � J _ _ . . _ _
� ^.
. �
� ^.
.
� � . -� . a � u. ,. �r. � �X r,ee .� k ,.�,
'�'_ `�•+ �, � -o-�,:. �, �E� > �. t-�e � ��^`� z.` z ,-+' � ". , _ �
A_ r �`
, �`,'� � �''y. '��'F+. `�b i �� � �-.�z L - !31 �,�� � -i �r ��_�' _ . . . , _
i' � � ' - -- . .
}��� -'i" .'`' f � : ,D" �`'.i j p �..r . i .. ' ~ A � � S, � � - - i _ - � . �� �. . �
'�.� , c �t� 3�� ,k r �:` � - ? ,� - g+m. ,,,e. ' ' t - L ' �a '" � . v' r, � h� f r".. -c� __ � " w
. . � { r .� t , `�, s � v -;.. h'' ^v,t e , o # � - ,4-� r� �- - R ... 7''i, a _ y� �. _ A! � � ;1 r. ,_ 9 l� . ' - '! .' .� `/� g _ � � ' - .. _ '' �. . ?' " .
� : � �.., '+_. ''� JI :5.�`� Cs; � �?'�.�� . r -� -
'� Y6 'aY r . ~ �- �;• T,. � . s r � r4.S "'>,,,� � � . .. . � � , _ � .^ - _ ..
_ � i� � ;+i- .� ��:i`k.:{a a•t ��n t � "'�' t � �. � � _.}r��-_ a . ' _ . . �. �. . .� .. . . . -. -
�' � . , { m .�. �, y �j z Z..� 4' j �I � . " £ � - f.�/'1-- . � I'� I ���j -��� ��'? - i . � /' a t i
5 }� � i ,+., �* ! E�, r �„'`� � .§.' g �,3 "� ra �'k's r � e ") � .t'+ . � �"6- w¢•.i-' �_ ^ e � _�e_ _ • � :�
, ,
,
. -
� � t . ::��c :� � �-'Y f *�. ,�t.,'' � rn� �+;.+. t 5� � �^ �kn-.,�;�� �.. s .. - _ - �%� _ _ . . � �-�� - - r - _ - - �� -' -
.. :: . � .; � +.o x ._s.. x ':Ga,{ f, ` ,,; ..� r { � . . . .. � . � . �i+ � , i �_ . _ .
s , f S � _, ' -_- . . .
,.� .,, . �� . . .
, .
. k.� X �, ,. '" � .� � , �"� r � � .
.V �.� _° t }.`�y ��` � . a � l�r�r. `i- !_� ,�e
U .y N ^ ' • ■
. . -.tM0._ . . �_� .. 'z %� ., �� S .. . ��t "`t .�:'�, � . . ."v "� � � � � ._ . ' _ . � nir-- � � ' � R P � � Il � . r / Ar _ _ - .
_ _^ _