HomeMy WebLinkAbout1215 Broadway - Staff Report.�
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ITEM # 1
CITY OF BURLINGAME
SPECIAL PERMIT & PARKING VARIANCE
Special Permit for the Extension of a Food Establishment and
Parking Variance for 3 Spaces
Address: 1219 Broadway Avenue
Meeting Date: 3-27-95
Request: Special Permit for the expansion of an existing food establishment (C.S. 25.36.038)
and a 3 car parldng variance (C.S. 25.70.030, i) at 1219 Broadway Avenue, zoned C-1,
Broadway Commercial District.
Applicant: David Armanino APN:026-193-280
Property Owner: Ronald C. Roussey
Lot Dimensions and Area: 35.58' X 100' = 3,558 SF
General Plan: Commercial, retail shopping and service Zoning: C-1
Adjacent Development: Commercial Shopping and Service. The third tenant in the building
is a video store.
CEQA Status: Article 19. Categorically Exempt per Section:
15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as
interior partitions, plumbing, and electrical conveyances.
Summary: The applicant is requesting a special permit and parking variance for the expansion
of his food establishment, il piccolo caff�, at 1219 Broadway Avenue. The caff� cunently
occupies a 465.5 SF (9'-6" X 49'-0") tenant space and sells coffee and pastries at retail. The
special permit request is to add 596 SF (12'-2" X 49'-0") of additional space at 1223 Broadway,
which is the tenant space to the right of il piccolo caff� for a total of 1061.5 SF. The previous
use at 1223 Broadway was a nail salon and the space is now vacant. The expansion requires a
3 car parking variance, 2 spaces are required for the seating area and 1 space is required for the
food preparation, storage and restroom areas. The occupancy load is 44, therefore the restroom
must be handicap accessible, however it is not required to be available for customer use. The
cafe will be open from 5:00 A.M. to 10:00 P.M. Sunday through Thursday and 5:00 A.M. to
10:30 P.M. Friday and Saturday.
The Broadway commercial area requires that parking be provided for those uses which constitute
an intensification from the previous use in a tenant space. The previous use at 1223 Broadway
was a nail salon that had no on-site parking for its customers. If it had provided customer
parldng it would have needed 1.49 or 2 parking spaces. If another retail use with a parking
requirement of 1:400 GFA had wanted to occupy 1223 Broadway, no parking variance would
be necessary because it would be a continuation of the non-conforming use. However, the
applicant is proposing an intensification of use from retail (1:400 GFA) to food establishment
(1:200 GFA) which requires 3 parking spaces.
The applicant has provided a parking survey which he conducted on his own on Friday,
February 17, 1995 and Sunday February 19, 1995. He went out in half hour intervals starting
at 7:30 A.M. and ending at 6:00 P.M and surveyed the parking lots and on street parking in the
area. The lots surveyed were city parking lots P(Paloma Ave. with 26 spaces), Q(Paloma Ave.
SPECIAL PERMIT & VARIANCE 1219 BROADWAY AVENUE
thru to Capuchino Ave. with 24 spaces), R(Capuchino Ave. with 34 spaces) and the Chula Vista
Lot with 40 spaces. The survey is provided in this staff report for your review. The conclusion
of the survey indicates that, on average, there are 67 parking spaces available at all times in the
Broadway Avenue commercial area. The highest number of spaces are available at 7:30 A.M.
in the morning (128) and the fewest number of available spaces at 1:00 P.M. in the afternoon
�28)•
Setbacks:
Front 8'-0"
Side none
Rear none
Lot Coverage: nothing new
Height: no change
Parking: none
Meets all other zoning code requirements.
* Variance request for 3 parking spaces.
EXISTING
none
none
25'-0" ±
79 %
none
ALLOWED/REQ'D
none
none
none
100 %
*3 spaces
Staff Comments: The Chief Building Official and the Associate Civil Engineer commented in
their February 24, 1995 memos that the front door of the food establishment shall be disabled
accessible. The Fire Marshal had no comments.
Study Meeting: At the March 13, 1995 Planning Commission meeting the Planning
Commissioners had several questions (P.C. Minutes 3/13/95). The trash enclosure is at the back
of the building. The architect has provided a more detailed drawing of the existing trash
enclosure area (see attached 8'/z" X 11" enlazgement of the parcel). There are three existing
tenant spaces in the building where this project is proposed. This project is an expansion of one
business into a second tenant space. The il piccolo caff� expansion takes up 30% of the total lot
area. The third tenant space will remain as Network Video which takes up approximately 47 %
of the lot area and the rear open area is approximately 23 %(see attached 81h x 11" enlargement
of the parcel). A 10'-0" alley exists along the side of the building, however there is no
vehicular access to the rear open azea on the lot and a car would not be able to turn around.
The applicant responded to the Planning Commissioners questions in his letter dated March 20,
1995. He responds that the trash location will remain as it currently is at the rear of the
building. The open space at the rear of the site cannot be used for parking purposes because
there is no vehicular access to that portion of the lot.
The applicant believes that the 2 employees in 2 years projection is an accurate one because he
does not provide table service to his customers and he does not intend to in the future. He will
provide table service for the elderly or disabled patrons only The occupancy load of 44 does not
include the outdoor seating. There are 12 seats outside.
Required �ndings 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):
2
SPECIAL PERMTl & VARIANCE
1219 BROADWAY AVENUE
(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 exisring and
potential uses on adjoining properties in the general vicinity.
Findings for a Variance:
In order to grant a variance the Planning Commission must find that the following conditions
exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the
property involved that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant, and to prevent unreasonable property loss or
unnecessary hardship;
(c) the granting of the application 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;
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and
character of existing and potential uses of properties in the general vicinity.
Planning Commission Action: The Planning Commission should hold a public hearing.
Affirmative action should be taken by resolution. The reasons for any action should be clearly
stated. At the public hearing the following condition should be considered:
Conditions:
1. that the project shall be built as shown on the plans submitted to the Planning Department
and date stamped February 24, 1995 Site Plan and General Floor Plan;
2. that the conditions of the Associate Civil Engineers' memo dated February 24, 1995 and
the Chief Building Official's memo dated February 27, 1995 shall be met;
3. that the caff� will be open 5:00 A.M. to 10:00 P.M. Sunday through Thursday and 5:00
A.M. to 10:30 P.M. Friday and Saturday with a maximum of 2 employees at any one
time;
3
SPECIAL PERMIT & VARIANCE 1219 BROADWAY AVENUE
4. that the caff� shall provide and maintain trash receptacles at the front door and the side
door leading to the alley; and
5. that the project shall meet all the requirements of the Uniform Building and Uniform Fire
Codes as amended by the City of Burlingame.
Leah Dreger
Planner
c: David Armanino, applicant
Ronald Roussey, property owner
7ames Sorenson, planner
4
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Project Add
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�pecial Permit � Variance Other
Assessor's Parcel Number(s) 02.6 —J9� -- 2�+�
APPL/CANT PROPERTY OWNER
rI n �
Name: Qav�,�X t7��'lcxrv�ni c% Name: RoHAt.t� �, �oUSSE"�r(
Address: %�!� I�i'�� �rc�c���� �u��� l�"� Address: 3�7 � E�f�'�.- ��? l�lL
City/State/Zip: �«+2�i���rr�r f'� C1�/�'��% City/State/Zip:�,�(��Ci..Q►�,�, ,9�05�
Telephone:(work) `���s� 3�t �' �I � y � Telephone:(work)
Ihome) t�►�, }� y�,- ..� 1 L- �-f
ARCH/TECT/DES/GNER _ ���5�� —
Name: pFS f-� c. ' k • Tom G;I n� ,✓
Address: 3 nG ��n '
City/State/Zip: I�Cc�woo�r c;f�, �41;�� 9yG�3
Telephone (daytime): 3 6 LI ' 6 y 3
. ,.
AFF/DA V/T/S/GNA TURE:
(home)�{08�2��8��3
c�"zw�� �,�..c,E> �-t�.. �' I 2 l�1 �eu�1 ha�t.l. Rc�l-
�c;�.u. wt.�, — .5�� -(�7v - � �-�UJ
Please indicate with an asterisk !•1 who the contact nerson
is for this vroiect.
I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and j�elief. ,-; J�;
Applicant's Signature
I know about the
application.
Filed: �E PS . q� l� 1-S
hereby authorize the above
---OFFICE USE ONLY
��55�—
Lett�er(s) to applicant advising application incomplete:
Date application accepted as complete: �
P.C. st�+dy meeting (date) P.C. public hearing (date)
P.C. Action
Appeal to C�uncil? Yes No
rr.ee*�ri� date Council Action
��` ciry o�
eunciati+e
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CITY OF BURLINGAME
SUPPLEMENTAL TO APpLICATION TO THE PI�ANNING COMMISSION
COMMERCIAL APPLIGATIONS
l. Proposed use of si� `3 " �� t ,_ � f_
S
2. Days/�ours of �e�ation:__�Nc��-� �i�tr��� ��1�(�cs��4
r t ) n .�,► :�, . _ c ,a L r � ..,. .-� � , .-, �.
3. Number of trucks/servic vehicles (by type):
!7r_ 1-, c.r� Fr`{r — 1��,�l- A.vn �ir :s..- .
��
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4. Current and Projected maximum number of employees at this
location:
ExistinQ In 2 Years In 5 Years
After After After
8AM-5PM 5PM 8AM-5PM 5PM 8AM-5PM- 5PM
;3 iaf�� �
Weekda s �'�'�'�'-�` �� -v� � �� �
fulltime �r¢� �� � �
artime � �'�� �/' �J
Weekends I L.� I �
4
� �� � �
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5. Current and Projected maximum number of visitors/customers
who may come to the site:
Existinq
After
8AM-5PM SPM
1.5t� z� v
a �>::� � �"
In 2 Years
Af ter
8AM-5PM 5PM
I .� v ��.�
� s� ��v
C�
In 5 Years
Af ter
8AM-5PM 5PM
,� c�� � ��
�, �r> '�C�
6. Maximum number of employees and visitors/customers which can
be expected to be on the property at any one time: ;Sc�
7. Where do/wZill the emplR yees Ipark? /, �. � L;� riC L,c�C� � j
LrJCf i r` C%d� /Le iy C 4�i �j �( —
8. Where do/will customers/visitors/ park?
�!1!f [Or �� �C��J � �t��` C.��L` (�tJ4
�F�,��
�
J -
9. Present or most recent use of site:_ "" ��4��1= °-� /!l"C��L S��cu�/
10. Li t of other tenants/firms on the property: [�i���U �1'�,(! �-
:�
CITY OF BURLINGAME PLANNING COMMISSION
March 13, 1995 - 7:30 P.M.
CALL TO ORDER
�
MINUTES
A regular meeting of the Planning Commission, City of Burlingame was cal,�ed'''`to order by Chairman
Galligan on March 13, 1995 at 7:30 P.M. .���`x` �
��
�� .
ROLL CALL `''�`Nj•:*
..�� x
.� -:.
Present: Commissioners Deal Ellis 7acobs , el r
, , ,�" tly, Key, Mink and Galligan
Absent:
Staff Present:
None
City Planner; M
Frank Erbacher,
N4�•
;..'
�'F Monroe, City Attorney; 7erry Coleman, City Engineer;
Captain; Steve Langridge
MINUTES - The minutes��of the February 27, 1995 were conected as follows; Page 3, Item #3,
1232 Cabnllo Avenue "Motion was seconded by Commissioner 7acobs and the
mot�n to deny� was approved �� by a 6-0-1 (Commissioner Kelly absent)
�a''ice vote; and Page 6, Item #5, 1108, 1110-1120 Burlingame Avenue; "Motion
��� f'�was seconded by C. Deal and passed on a 3 4-2 (C. Jacobs and Mink dissenting) -
,��,.-.
1�C. Kelly absent) roll call vote. The minutes were then approved.
- The order of the agenda was approved.
There were no public comments.
STUDY- ITEMS
�. SPECIALPERMIT AND PARKING VARIANCES AT 1219 BROADWAY AVENUE, ZONED C-1,
BROADWAY COMMERCIAL DISTRICT (RONALD C. ROUSSEY, PROPERTY OWNERS AND
DAVID ARMANINO. APPLICANTI.
Requests: Are 2 employees in 2 years a realistic projection and is the food self serve so waiters are not
necessary; show trash enclosure on site plan; if this is 49 % lot coverage, where is the remaining 51 %
and is it available for staff parking or how will it be used, is the outdoor seating area included in the 44
occupancy number; Item set for public hearing March 27, 1995.
-1-
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il piccolo caffe � n ��- �
1219 BROADWAY, BURLINGAME, CA 94010 415.348.4147 �� '^�" �s
a neighborhood caffe in the european tradition
March 18, 1995
Ms. Leah Dreger
Planning Department
City of Burlingame
501 Primrose Road
Burlingame, CA 94010-3997
.. . . . .. .
Dear Ms. Dreger:
At the March 13th study session, the Commission asked for clarification on the
following points:
• Where will the trash collection area be located? It is currentl� located off
of the pedestrian alley to the rear of the building and is proposed to remain there.
This is the only available space on-site and has the advantage of being screened
from public view by a gated fence. The attached drawing by m� architect shows
its location.
• The March 13th staff report indicated that the building covered 49% of
the site. The Commission wondered if the remaining 51% could
accommodate some off-street parking. The building is actually about 36
feet wide and 72 to 74 feet deep; the lot is about 36 feet wide b� 100 feet deep. The
il piccolo caffe currentl� occupies about 9.5 feet of the building's width and 49
feet of depth. A little over 12 feet b� 49 feet of the building is proposed to be added
to the caffe. The remainder of the building is occupied by Network Video.
_ ,. — :,�-
Ms. Leah Dreger
City of Burlingame
March 18, 1995
Page 2
As is shown on the attached plan, the rear yard area and access from the alle�� are
of insufficient size to allow for parking on-site.
• Are the two additional employees indicated in the Application
Supplement realistic in two years? Will the establishment be self-serve?
I plan to operate prett� much the wa� I do now with counter service and no table
service (except for certain customers like disabled and elderly people). I feel the
number of emplo�ees is realistic given the size and character of the establishment.
I hope this adequately addresses the questions of staff and the Commission.
Please call myself or Messrs. Gilman or Sorensen, if any clarification is necessary
or other issues come up.
Respectfully,
� n • `_
(.��� � w�
David Armanino
Owner
attachment
cc; Margaret Monroe, City Planner
David Constantino, Broadway Merchant's Association
Tom Gilman, Architect (415-364-6453)
James Sorensen, Planner (415-342-8932 or 510-670-5400)
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il piccolo caffe
1219 BROADWAY, BURLINGAME, CA 94010 (415) 348-4147
a neighborhood caHe in fhe european tradition
February 22, 1995
Ms. Leah Dreger
Planning Department
City of Buriingame
501 Primrose Road
Burlingame, CA 94010-3997
.. . . . .. .
Dear Ms. Dreger:
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Attached is the parking survey requested as part of the staff's initial review. The
other issues raised by staff which deal with exits, bathrooms, trash area, and
indoor and outdoor seating are being responded to under separate cover by
Tom Gilman of DES Architects. His responses and plan modifications will be
submitted to you by Friday, February 24th.
The parking survey was conducted on Friday, February 17th at half hour intervals
from 7:00 a.m. to 10:00 a.m. and from 11;30 a.m. to 2:00 p.m., and on Sunday,
February 19th from 5:00 p,m. to 6:00 p.m. The survey counted open parking
spaces along Broadway from Capuchino to Chula Vista, and at the four parking
lots within easy walking distance of the caffe (Lots P, Q, and R and the new
Chula Vista lot). The survey did not include on-street parking on the side streets,
but there was a regular turnover and availability of parking there as well.
As you can see, the results seem pretty ciear -- there was no shortage of parking
available to the existing or expanded il piccolo caffe customers or those of other
nearby merchants.
� � T'
Ms. Leah Dreger
City of Burlingame
February 22, 1995
Page 2
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Please contact James Sorensen, urban planner, or myself if we can provide any
other information to assist you in your analysis.
Respectfuily,
, � . �
David Armanino
Owner
attachment
cc: ✓Margaret Monroe, City Planner
David Constantino, Broadway Merchant's Association
Tom Gilman, Architect (415-364-6453)
James Sorensen, Planner (415-342-8932 or 510-670-5400)
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ARCFIITFCTS
F�(�I\'FFP.S
February 24, 1995
Leah Dregar
Planning Department
CITY OF BURLINGAME
501 Primrose Road
Burlingame, CA 94010
/Z/J
Re: �1�}-��2Broadwav Avenue
Resubmittal for Planning Permit
Dear Leah:
3JI NkADFORU STIZEET
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RCDAC�OOD CITY. CA 94063
I'IIONE 415 364-6453
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We are submitting the following 4 sets of revised drawings for pernut application, for
the Il Picollo project, located at 1912 Broadway Avenue. The original submittal date
was February 7, 1995. These revised drawings respond to your comments, and reflect
the following changes:
We have shown a revised table layout in the outdoor seating
area. As you will note, these tables do not encroach into the
public right of way.
Trash enclosure is shown on site plan and there are no changes
to the current location. Trash is currently picked up by BFI
from the backyard area at the rear of the building. Access
is gained through the existing alleyway.
We have included one marked up floor plan which shows
occupancy calculations. As you will note, the total occupancy
load of space is 44. Therefore, only 1 exit is required. That
exit will be the existing door along Broadway Avenue. In
addition, we are providing one access door (not legal exit)
onto the alleyway, from the expansion area.
In accordance with Health Department requirements, only
one employee restroom will be provided, because the
employee count is 4, or less. No customer restrooms are
provided.
We have also included a sketch of the building exterior, from across the street, on
Broadway. Please give me a call if you have any questions.
Sincerely,
DES Architects +
Architect
Principal
Gilman,
■
k � •
il piccolo caffe
1219 BROADWAY, BURLINGAME, CA 94010 (415) 348-4147
a neighborhood caffe in the european tradition
February 9, 1995
Planning Commission
City of Burlingame
501 Primrose Road
Burlingame, CA 94010-3997
.. . . . . . .
Dear Commission Members:
This letter is an introduction to the formal application materials submitted for a
Special Permit and Variance to allow the expansion of the il piccolo caffe. I
opened il piccolo almost five years ago in its present 466 square foot space at
1219 Broadway. I have outgrown the space for my current business, and it is
insufficient for the type of neighborhood caffe I-- and my customers -- would like
to create. My request is to expand into the adjacent storefront at 1223
Broadway, a space of about 600 square feet. Though small as well, it will provide
ample space when combined with my existing space.
The il piccolo caffe was started as and remains a philosophical and business
venture for me. I wanted to create a traditional, neighborhood caffe typical of
those found in Europe. I selected the Broadway commercial area for il piccolo
for a number of reasons. First, I live a few blocks away and wanted to work in the
neighborhood in which I live. Second, and more important from a business
standpoint, Broadway is a vital and popular neighborhood commercial district,
It has a sizable residential population within easy walking distance, and a
broader population who regularly patronize the area by vehicle. My business
has been reasonably successful, and to my delight has become the popular
meeting place for locals that I had hoped; a place that many of my customers
call the "Cheers" of coffee shops.
Planning Commission
City of Burlingame
February 9, 1995
Page 2
Over the years, the only complaint I have received is that the caffe is too small.
There simply isn't enough seating. Also, many of my customers want a place to
convene in the evening and on weekends. They are looking for a traditional
type of caffe to walk to -- not just a coffee shop and definitely not a bar. It
would be a place to enjoy a glass of fine wine, a cappuccino, and perhaps an
appetizer or snack.
While I have wanted to expand since I opened, it is gratifying to know that my
customer base wants an establishment similar to what I would like to provide. il
piccolo would create a physical environment, both outside and in, that is
reminiscent of a Florentine caffe, and a social environment conducive to
conversation, relaxation, reflection, creativity, and cultural exchanges, It would
be a community resource -- a place where the work of local artists is displayed,
where lectures, book reviews, and poetry readings are provided, and where
someone might delight the patrons with an aria, or a solo on the flamenco guitar
or blues harp. I feel very strongly about business giving back to the community. I
plan, therefore, to dedicate ten percent of my Sunday proceeds to community
causes or needs.
What I have outlined is a business that is unique for Burlingame in general and
Broadway specifically. It is a business that will be marketed as a neighborhood
resource but may also attract the attention of the concierges at the major hotels
in the area, Hopefully, new people will be attracted to Broadway with a spillover
benefit for other merchants on the street.
My vision is broad, but the expansion itself is relatively modest. I propose to
expand into the storefront to the west -- a space of about twelve feet by forty-
nine feet, My current space is about nine and one-haif feet by forty-nine feet.
City regulations require that a Special Permit and Variance be granted before I
can expand. My detailed responses to the specific questions and findings for the
two actions are provided on the appropriate forms.
• , , „
Planning Commission
City of Burlingame
February 9, 1995
Page 3
However, I would simply state here that the proposed expansion will:
• provide for a business use not currently represented in the Broadway or
Burlingame Avenue commercial areas,
• resuit in a significant aesthetic enhancement to the Broadway streetscape,
• improve the utility of the two commercial spaces by their consolidation,
and
• generally add to the vitality and interest of the Broadway commercial area.
All of this will have an imperceptible effect on parking supply for the Broadway
commercial area, and be to the benefit of the other merchants and the
community-at-large.
I look forward to your favorable response to what my customers and i feel will be
a successful "neighborhood caffe in the european tradition" and an asset to the
community.
Respectfully,
� /1 .
(�:��vH�.,�,�
David Armanino
Owner
cc: Margaret Monroe, City Planner
David Constantino, Broadway Merchant's Association
a�
CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
EXPANSION OF IL PICCOLO CAFFE
The Planning Commission is required by law to make findings as defined by the
City's ordinance (Code Section 25.52.020). Your answers to the following
questions will assist the Planning Commission in making the decision as to
whether the findings can be made for your request. Please type or write neatly
in ink.
1. Explain why the use at the proposed location will not be detrimental or
injurious to propert� or improvements in the vicinity or to public health,
safety, general wel fare, or convenience?
The expanded il piccolo cnffe will comply with all pertinent public health
and safety regulations, and will be fully accessible for the convenience of
the patrons and employees. Strict sanitation procedures will continue to
be enforced for cleanliness and removal of retuse, and no harmful wastes
will be discharged into the wastewater system. A limited
appetizer/dessert menu is anticipated, therefore, exhaust emissions will
be less than that expected of typical restaurants. The use will be
compatible with other existing and future uses in the vicinity. It is
intended to be unique in its type and range of services, rather than being
in direct competition with other businesses. In fact, it is expected to bring
people to the Broadway area with benefits for other merchants. The
owner is committed to providing the Broadway neighborhood with a well
designed, pleasant, and convenient neighborhood gathering place. This
will not only complement surrounding businesses but will reinforce the
image the City seeks to maintain.
Special Permit Application
Expansion - il piccolo ca ffe
Page 2
2. How zvill the proposed use be located and conducted in accordance with the
Burlingame General Plan and Zoning Ordinance?
The site and immediate vicinity are zoned C-1 and subject to special
requirements for food establishments in the Broadway commercial area.
The il piccolo cnffe is one of the twenty-three existing, permitted public
eating establishments in this area. It will be expanded and operated in
conformance with conditions of approval of this Special Permit, applicable
requirements of the Zoning Ordinance, General Plan, and other business,
health and safety codes of the City and County. In terms of design,
appearance, and operations, it will reinforce the image the City seeks to
maintain.
3. Hozv zvill the proposed use be compatible zvith the aesthetics, mass, bulk,
and character of the existing and potential uses on adjoining properties in
the general vicinit�?
The proposed expansion will not change the mass or bulk of the existing
structure. Proposed facade and interior space improvements will,
however, significantly improve the structure's exterior and interior
appearance. Consolidation and unification of the storefronts will ease the
visual clutter caused when many small business storefronts of differing
styles are crowded together on a street. As depicted on the accompanying
architectural plans and drawings, the structure's new appearance will
blend with and enhance the visual character of the Broadway streetscape.
It will make a simple and pleasing design statement without calling undue
attention to itself.
0
Special Permit Application
Expansion - il piccolo cn ffe
Page 3
Consolidation will also improve the utility of the space. Currently, the
two separate store spaces are almost too small for the operation of a
viable, contemporary retail or restaurant use. In the case of an eating
establishment, consolidation will provide ample space for customer
ingress and egress, interior circulation, seating, food and beverage storage,
preparation and sales, and convenience facilities.
Expansion of the il piccolo ca ffe into the 600 square foot adjoining storefront
results in a parking requirement of three off-street parking spaces. There
is no possibility of providing off-street parking on-site, because the
existing building covers the entire site. Thus, a variance is required to
permit the expansion.
While the variance is technically for three parking spaces, the nail salon
being replaced would by ordinance generate a parking demand (versus
requiremefit) of two parking spaces. This results in a net increase in the
parking demarTc� of only one off-street parking space caused by the
expansion of the cnffe. In our view, this magnitude of change is negligible
and tivill be imperceptible to customers and merchants on the street.
As is more fully described in the cover letter dated February 9, 1995, the
project will be unique for Burlingame in general and the Broadway
commercial area in particular. It will be a meeting place -- a place with a
physical and social environment conducive to conversation and cultural
exchange. It will blend well with existing and future uses in the
Broadway commercial area, and in short, will be a positive addition to the
commercial/social life of the City.
CITY OF BURLINGAME
VARIANCE APPLICATION
EXPANSION OF IL PICCOLO CAFFE
The Planning Commission is required by law to make findings as defined by the
City's ordinance (Code Section 25.52.020). Your answers to the following
questions will assist the Planning Commission in making the decision as to
whether the findings can be made for your request. Please type or write neatly in
ink.
a. Describe the exceptional or extraordinary circumstances or conditions
applicable to your propert� which do not appl� to other properties in this
area.
Expansion of the il piccolo caffe into the 600 square foot adjoining storefront
at 1223 Broadway results in a parking requirement of three off-street
parking spaces. If parking could be provided here, it would be; however,
it is not possible to provide off-street parking on-site, because the existing
building covers the entire site. Although this condition is not unique to
the area, there are other properties in the C-1 zoning district and the
Broadway commercial area where off-street parking can and has been
provided. In addition, the current and projected business pattern is that
the flow of customers is dictated by the number of open parking spaces in
the general vicinity.
In the recent past, the City has granted parking variances in the Broadway
and Burlingame Avenue commercial areas for other new or expanded
public eating establishments. In some of those cases, the variances were
for many more parking spaces than in this application. Though the
specifics of each business might be slightly different, the physical
circumstances necessitating the variances are the same; namely, there was
Variance Application
Expansion -- il piccolo caf fe
Page 2
insufficient or no space on-site to provide the required parking. Also,
similarly, these properties were in commercial districts where some
properties had space to provide parking and others did not. We would
ask for the same consideration already given to other businesses where
variances were granted.
0
b. Explain wh� the variance request is necessary for the preservation and
enjo�ment o f a substantial propert� right and what unreasonable propert�
loss or unnecessar� hardship might result from the denial o f the
application.
The proposed use and expansion are allowable in this particular area,
subject to obtaining a Special Permit. The proposed expansion is modest
-- the minimum size logical for this specific property. Without the parking
variance, the use could not be expanded and the property owner and the
owner of the caffe (the applicant) would not enjoy the same rights and
privileges that others enjoy for similarly zoned and situated properties.
This would be a significant and unnecessary hardship for these parties in
particular, and the Broadway commercial area in general.
Certainly those properties that can provide parking do. However, for
those properties that physically cannot provide parking and where the use
of the property does not result in an inordinate burden on the public
infrastructure or adjoining properties, those uses have often been granted
variances by the City. This project falls in this latter category. Parking
cannot be provided on-site, and the net increase in parking demand
resulting from the expanded use will neither place an undue burden on
Variance Application
Expansion -- il piccolo caf fe
Page 3
the local traffic or parking situation nor adversely affect adjoining
properties.
c. Explain wh� the use at the proposed location will not be detrimental or
injurious to propert� or improvements in the vicinit� or to public ltealth,
safet�, general welfare, or convenience?
The variance requested is technically for three parking spaces. The
commercial space being expanded into is currently occupied by a nail
salon, which by ordinance would generate a parking demand (versus
requirement) of two parking spaces. The expansion of the caffe, therefore,
would result in a net increase in the parking demand of only one off-street
parking space. In our view, this change is negligible and will not
adversely affect the parking or traffic situation in the Broadway
commercial area.
In addition to the above, there are other factors which mitigate the effect
of the reduction in parking. The applicant is the owner/operator and
walks from home to the caffe. Also, his employees live in the general area
and either walk or ride bicycles to the caffe. The applicant expects to add
two new employees with the expansion and will be looking for people
who also live in the area. The customer base currently and in the future
includes a significant percentage who live within walking distance and
will walk to patronize this establishment along with others on Broadway.
In addition, patronage of the caffe is elective and the incremental number
of customers who arrive by car will not exceed open parking spaces in the
general vicinity.
Variance Application
Expansion -- il piccolo caf fe
Page 4
The project will enhance the Broadway commercial area and not be
detrimental or injurious because the increase in parking demand of one
space will have an imperceptible effect on the functioning of the area and
the public who patronize it. In granting a three car parking variance for
the Coffee Stop on Broadway, the City Council found that ". .. we would
never solve the traffic circulation problems on Broadway because of the
location of the freeway access; this project will enhance Broadway and
would not be detrimental or injurious; council has given other businesses
larger parking variances." (Harrison, 1992.) We believe the same
circumstances apply here.
With regard to other aspects of the project, the expanded il piccolo caffe will
comply with all pertinent public health and safety regulations, and will be
fully accessible for the convenience of the patrons and employees. Strict
sanitation procedures will continue to be enforced for cleanliness and
removal of refuse, and no harmful wastes will be discharged into the
wastewater system. A limited appetizer/dessert menu is anticipated,
therefore, exhaust emissions will be less than that expected of typical
restaurants. The use will be compatible with other existing and future
uses in the vicinity. It is intended to be unique in its type and range of
services, rather than being in direct competition with other businesses. In
fact, it is expected to bring people to the Broadway area with benefits for
other merchants. The owner is committed to providing the Broadway
neighborhood with a well designed, pleasant, and convenient
neighborhood gathering place. This will not only complement
surrounding businesses but will reinforce the image the City seeks to
maintain.
Variance Application
Expansion -- il piccolo caffe
Page 5
d. How will the proposed use be compatible with the aesthetics, mass, bulk,
and character o f the existing and potential uses on adjoining properties in
the general vicinity?
The proposed expansion will not change the mass or bulk of the existing
structure. Proposed facade and interior space improvements will,
however, significantly improve the structure's exterior and interior
appearance. Consolidation and unification of the storefronts will ease the
visual clutter caused when many small business storefronts of differing
styles are crowded together on a street. As depicted on the accompanying
architectural plans and drawings, the structure's new appearance will
blend with and enhance the visual character of the Sroadway streetscape.
It will make a simple and pleasing design statement without calling undue
attention to itself.
Consolidation will also improve the utility of the space. Currently, the
two separate store spaces are almost too small for the operation of a
viable, contemporary retail or restaurant use. In the case of an eating
establishment, consolidation will provide ample space for customer
ingress and egress, interior circulation, seating, food and beverage storage,
preparation and sales, and convenience facilities.
As is more fully described in the cover letter dated February 9, 1995, the
project will be unique for Burlingame in general and the Broadway
commercial area in particular. It will be a meeting place -- a place with a
physical and social environment conducive to conversation and cultural
exchange. It will blend well with existing and future uses in the
Broadway commercial area, and in short, will be a positive addition to the
commercial/social life of the City.
ROUTING FORM
DATE : o� ' G� � q �"'
TO: � �'' .�``� CITY ENGINEER
CHIEF BIIILDING INSPECTOR
FIRE MAitSHAL
PARKS DIRECTOR •
CITY ATTORNEY
FROM:
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Jane/Sheri/Leah
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CITY ENGINEER
CHIEF BIIILDING INBPECTOR
� FIRE MARSHAL
PARRB DIRECTOR •
CITY ATTORNEY
CITY PLANNER/ZONING TECHNICIAN
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THANKS,
Jane/Sheri/Leah 2""� 3� J Date of Comments
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ROUTING FORM
DATE : _ o� ' G� - G� ""�
TO: CITY ENGINEER
� CHIEF BIIILDING INSPECTOR
FIRE MARSHAL
PARRS DIRECTOR •
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQIIEST FOR _ s�Q�C,,,( G��„f� ��l .(1,�� �(, �; �`� �
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CITY OF BIIRLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
(415) 696-7250
NOTICE OF HEARING
The CITY OF BIIRLINGAME PLANNING COMMISSION announces the
following public hearing on MONDAY, THE 27TH DAY OF MARCH. 1995 at
7:30 P.M. in the City Hall Council Chambers located at 501 Primrose
Road, Burlingame, California. A copy of the application and plans
may be reviewed prior to the meeting at the Planning Division at
501 Primrose Road, Burlingame, California.
1219 BROADWAY
APN: 026-193-280
APPLICATION FOR A SPECIAL PERMIT FOR A FOOD
ESTABLISHMENT EXPANSION AND PARRING VARIANCE AT 1219
BROADWAY, ZONED C-1.
If you challenqe the subject application(s) in court, you may
be limited to raising only those issues you or someone else raised
at the public hearinq described in the notice or in written
correspondence delivered to the City at or prior to the public
hearinq.
The property owner who receives this notice is responsible for
informinq their tenants about this notice. Please post this notice
in a public place on your property. Thank you
MARGARET MONROE
CITY PLANNER
MARCH 17. 1995
. ' • RESOLUTION NO.
RESOLUTION APPROVING CATEGORICAL EXEMPTION
SPECIAL PERMIT AND PARKING VARIANCE
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been
made for a_special permit for the extension of a food establishment and a
parking variance for 3 spaces at 1219 Broadwav Avenue APN• 026-193-280;
propertv owner: Ronald C. Roussev 3571 Earl Drive Santa Clara ; and
WHEREAS, said matters were heard by the Planning Commission of the City of
Burlingame on _March 27, 1995 , 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:
1. 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
Section: 15301 - Existing Facilities, Class 1(a), interior or exterior
alterations involving such things as interior partitions, plumbing, and
electrical conveyances is hereby approved.
2. Said special permit and parking variance is approved subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for such variance
and Special Permit 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, Mike Ellis , 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 27th day
of March , 1995 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
.
EXHIBIT "A"
Conditions of approval categorical exemption, special permit and
parking variance
1219 BROADWAY AVENUE
effective APRIL 3, 1995
1. that the project shall be built as shown on the plans submitted
to the Planning Department and date stamped February 24, 1995
Site Plan and General Floor Plan;
2. that the conditions of the Associate Civil Engineers' memo
dated February 24, 1995 and the Chief Building Official's memo
dated February 27, 1995 shall be met;
3. that the caffe will be open 5:00 A.M. to 10:00 P.M. Sunday
through Thursday and 5:00 A.M. to 10:30 P.M. Friday and
Saturday with a maximum of 2 employees at any one time;
4. that the caffe shall provide and maintain trash receptacles at
the front door and the side door leading to the alley; and
5. that the project shall meet all the requirements of the Uniform
Building and Uniform Fire Codes as amended by the City of
Burlingame.
- -.- ., .
il piccolo caffe
1219 BROADWAY, BURLINGAME, CA 94010 415.348.4147
P 5 4^'af t
. ��t� y�g�, ri. , la 1� �� PR�
a neighborhood caffe in the european tradition �F` �'�""
March 18, 1995
Ms. Leah Dreger
Planning Department
City of Burlingame
501 Primrose Road
Burlingame, CA 94010-3997
.. . . . .. . -
Dear Ms. Dreger:
At the March 13th study session, the Commission asked for clarification on the
following points:
• Where will the trash collection area be located? It is currentl� located of f
of the pedestrian alle� to the rear of the building and is proposed to remain there.
This is the onl� available space on-site and has the advantage of being screened
from public view by a gated fence. The attached drawing b� m� architect shows
its loc�tion.
• The March 13th staff report indicated that Ehe building covered 49% of
the site. The Commission wondered if the remaining 51% could
accommodate some off-street parking. The building is actually about 36
feet wide and 72 to 74 feet deep; the lot is about 36 feet wide b� 100 feet deep. The
il piccolo caffe currentl� occupies about 9.5 feet of the building's width and 49
feet of depth. A little over 12 feet b� 49 feet of the building is proposed to be c�dded
to the caffe. The remr�inder of the building is occupied b� Network Video.
c
Ms. Leah Dreger
City of Burlingame
March 18, 1995
Page 2
As is shown on the attached plan, the rear �ard area and access from the alley are
of insufficient size to allow for parking on-site.
• Are the two additional employees indicated in the Application
Supplement realistic in two years? Will the establishment be self-serve?
I plan to operate prett� much the wa� 1 do now with counter service and no table
service (except for certain customers like disabled and elderl� people). I feel the
number of emplo�ees is realistic given the size and character of the establishment.
I hope this adequately addresses the questions of staff and the Commission.
Please call myself or Messrs. Gilman or Sorensen, if any clarification is necessary
or other issues come up.
Respectfully,
, � �
�G%�.�.I� � - b
David Armanino
Owner
attachment
cc: Margaret Monroe, City Planner
David Constantino, Broadway Merchant's Association
Tom Gilman, Architect (415-364-6453)
James Sorensen, Planner (415-342-8932 or 510-670-5400)
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