HomeMy WebLinkAbout1530 Drake Avenue - Staff Report,. , .- : `-
'•+�► • �. ' ' �� � �;'1
a, �`�,
t �.„
,ti ���� ��q�
r �.. �>
�•� .:
' ..`_ , ;',". `�i;,-�'"t. �
�! � Y '.��. •��
City of Burlingame
Design Review
Address: 1530 Drake Avenue
Request: Design review for a second story addition.
Item # 3 c
Consent Calendar
Meeting Date: 04/11/OS
Applicants and Property Owners: Martin and Theresa Dillon APN: 026-032-140
Designer: JD & Associates Lot Area: 6000 SF
General Plan: Low Density Residential Zoning: R-1
CEQA Status: Article 19. Categorically Exempt per Section: 15301 Class 1-(e) 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 a detached two-car garage (540 SF), contains 2,428
SF (0.40 FAR) of floor area and has two bedrooms. On the first floor, the applicant is proposing to
replace the existing front porch at the same location and size, and add an interior stairway to the new
second floor. A new 983 SF second floor is proposed which would contain three bedrooms, two
bathrooms and a laundry room. A new storage room (312 SF) is proposed next to the existing utility
pit (293 SF). Because the new storage room has a ceiling height of less than 6'-0", it is exempt from
floor area ratio. A 100 SF lower floor exemption was applied to the utility pit since its ceiling height is
greater than 6'-0" (6'-9" existing). With the proposed remodeling/addition and porch and lower floor
exemptions, the floor area will increase from 2,428 SF (0.40 FAR) to 3,411 SF (0.57 FAR) where
3,420 SF (0.57 FAR) is the maximum allowed (includes covered porch exemption). The proposed
project is 9 SF below the maximum allowed FAR. The existing lot coverage is nonconforming at 44%
where 40% is the maximum allowed. However, since the lot coverage is not being increased with this
project, a lot coverage variance is not required.
With the proposed addition the house will have five bedrooms, which requires two covered and one
uncovered parking spaces (the family room qualifies as a bedroom). The existing detached two-car
garage is nonconforming in length (26'-3 "W x 19'-3 "D clear interior dimension) and since no changes
are being made provides two covered parking spaces which meets the parking requirement. A parking
variance is not required for the covered parking space length because the garage is detached from the
main dwelling and there is no work proposed to the detached garage. A 9' x 20' uncovered space is
provided in the driveway. The applicant is requesting the following:
• Design review for a second story addition (C.S. 25.57.010, a, 5).
1530 Drake Avenue
Lot Area: 6000 SF
Existing Proposed Allowed/Required
SETBACKS
...._._ .................._............................_.........................._..__._........ ........................_...._........................................................._._...................._._............1..._...._..............................._..............._.._................................................................!..............._........................._.__................_
---- ........................ _...................... _.
Front (2"d flr): none 30'-6" I 20'-0"
_+ .................................................................................................................................1.................................................................................................................................
...._ ....................................................................... ................................................ . ; I
Side (2"d flr left): none � 7'-6" � 4'-0"
(2"d fr right): none � 9'-6" 4'-0"
_._.._ ..........................._.............................._......................._ _...._....................................................................................................................;................._...................................._.................................._.._................................:.................................................................................................................................
Rear (2"d flr): none � 45'-6" to 2°d floor deck i 20'-0"
Design Review
1530 Drake Avenue
Lot Area: 6000 SF
1530 Drake Avenue
Existing Proposed Allowed/Required
Lot Coverage: 2651 SF no change 2400 SF
44%' ' 40%
_ _ .. ....... ........... .. _..._...........................;......_..... ..... ..
. . ... .
FAR: 2428 SF � 3411 SF 3420 SFz
0.40 FAR 0.57 FAR 0.57 FAR
. .. ... ........... ..... ... .. . .
_ .. _ ._ . .............................................
# of bedrooms: 2 5 ---
Parkiizg: 2 covered no change 2 covered
(26'-3 "W x 19'-3 "D)3 ; 1 uncovered
1 uncovered
(9' x 20') ;
:... �
Height: 17'-5" ; 27'-11" 30'-0"
..
: ............................................................ .. .
DHEnvelope: complies j complies using 14' CS 25.28.075
exception
CS 25.28.075, 5
' Existing nonconforming lot coverage (44% existing where 40% is maximum allowed).
z(0.32 x 6000 SF) + 1100 SF + 400 SF = 3420 SF (0.57 FAR).
' Existing nonconforming covered parking space depth in detached garage (19'-3" existing where 20'
is required).
Staff Comments: See attached.
Design Review Study Meeting: At the Planning Commission design review study meeting on March
28, 2005, the Commission moved to place this item on the consent calendar (March 28, 2005, Planning
Commission Minutes). The Commission commented that landscape screening should be provided to
screen the second story. They also pointed out that if the family room was opened up, it would not
count as a bedroom and only one covered parking space would be required. This would allow the
existing two-car garage to be reduced in size to create a larger back yard.
The applicant submitted a revised Site Plan, date stamped March 31, 2005, showing five new
pittosporum undulatum trees to be planted along the left side of the house to help screen the addition.
A new 24-inch box size tree is proposed at the front of the lot and that there are five existing fruit and
landscape trees scattered throughout the site. Two large street trees (18-inch and 22-inch diameter)
exist in the planter strip. No changes were made to the family room, it stands as a potential bedroom
and the detached garage footprint remains two-car. No parking variance is required.
2
Design Review
1530 Drake Avenue
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.
Findings: Based on the findings stated in the attached minutes of the Planning Commission's March
28, 2005, design review study meeting, that the design change works well with the house and will
improve the character of the block and enhance the design of the community, 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. At the public hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped March 1, 2005, sheets 2-7, and date stamped March 31, 2005, sheet 1, and that any
changes to building materials, exterior finishes, footprint or floor area of the building shall
require an amendment to this permit;
2. that any changes to the size or envelope of the basement, first or second floors, or garage, 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 Planning Commission review;
3. 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;
4. 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;
3
Design Review 1530 Drake Avenue
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;
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 the conditions of the City Engineer's February 14, 2005, memo, the Chief Building
Official's February 15, 2005, memo, the Fire Marshal's February 22, 2005, memo, the
Recycling Specialist's February 28, 2005, memo, and the NPDES Coordinator's February 15,
2005, memo shall be met;
8. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, 2001 Edition, as amended by the City of Burlingame; and
9. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance.
Ruben Hurin
Planner
c. JD & Associates, designer
4
City of Burlingame Planning Commission Unapproved Minutes March 28, 2005
7. 1530 DRAKE AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A SECOND
STORY ADDITION (MARTIN AND THERESA DILLON, APPLICANTS AND PROPERTY OWNERS;
JD & ASSOCIATES DESIGNER) (49 NOTICED) PROJECT PLANNER: RUBEN HUR1N
C. Deal recused himself because of a business relationship with the applicant. He stepped down from the
dais and left the Council Chambers.
CP Monroe briefly presented the proj ect description. The Commission wanted clarification that the drainage
would be taken to *he street. CP Monroe stated that the Public Works Department determines the direction
of the drainage on a case by case basis. Commission feels that landscape screening should be provided to
add screening for the second story.
Chair Osterling opened the public comment. Martin Dillon, 1530 Drake Ave, represented the project. He
stated that they are the second family to own the house since it was built, his family is out of room and they
need an addition, they are trying to change the house into a craftsman and also trying to be consistent with
the way the house was built by keeping all of the original windows on the first floor. They have talked to
and shared their plans with their neighbors. Commission stated that the new family room area could be
opened up so it does not count as a bedroom, then the parking requirement would be one covered space and
existing garage could be reduced to increase the back yard. Commission also stated that this is a big design
change that works well and is nicely done. 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. Vistica.
Chair Osterling called for a vote on the motion to place this item on the consent calendar. The motion
passed on a voice vote 5-0-1-1 (C. Deal abstained and C. Keighran absent). The Planning Commission's
action is advisory and not appealable. This item concluded at 9:50 p.m.
S. 840 PAL MA AVE
V CE TO THE
A ST AND S
D SIGNER; PA
LANNER: R EN :
NU ZONED R-1—
COND FLOOR, ,
OND STORY�
AND ANN 1vE
'P� CATION FOR DESIGN
�D PARKING VARiANCE
ITION (THOMAS M A]
�N, PROPERTY O, R�
�'VIEW, FRONT SETBACK
)R DRNEWAY WID FOR
VILLE, APPLIC T AND
I (76 NOTICE PROJECT
CP Monr�briefly presented t,�f`e project description. Tl�re were no questions o
i�+'bsterling opened t�°public comment. Tom cCarville, 3240 Scott St, an Francisco, represente e
ect. House was p chased two years ago, ttle remodeling has be �done on the first floor now
� want to clean u the back yard, put bedr ms on a new second flo a.nd open up the first fl . The lot
narrows t�
feel that s
first floor
. Q
. ,;
,
ds e rear and the current veway does not meet t required width. The a icant didn't
g back the second sto dded to the design of t ouse, feels that havi it flush with the
ks with the proj ect. mmissioners made the lowing comments co erning the proj ect:
have problem wit ont fa�ade and the fro "setback variance as pr osed;
�vs on second fl r do not match existing rst floor windows;
■/ south elevation nee better integration;
■ window pattern second floor does not tch existing;
• could do a bet r job on dormers on the st elevation; �
12
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
�`, ITY p . . . . . . . . . .
�
��n ..E APPLICATION TO T�IE PLANNING COMMISSION
�.�_..•>r
Type of application: Design Review Conditional Use Permit Variance
''' Special Permit Other Parcel Number:
Project address:
o K'-f���-�3�_
�
APPLICANT
Name:��wc--�=,�v ��t ��� ti
Address: � �. ;. � � � �� 1 �- �h:�.�..r, , .�
City/State/ZipJ�t�,-�;���;:�,,,,,�. %;s; /`'j�y,� 1c;�
Phone (w):/� � S%/ — ����
(h��G��H�^�//� �
��..
ARCHITECT/DESIGNER
Narize: �1 b 4 �SSC� l�.�-�S
Address: �ZZ� P,4�Dl'lQ, �4VE
City/State/Zip:.$�EZGI�IC�PiE, � �j�Olo
•Phon�e (w): �� '3`�-3-�d� �
�h�. .
(�: �50 ��7S�-8Q�8
DESCRIPTION:
�
PROPERTY OWNER
Name: � �, ,��,
Address:
City/State/Zip:
Phorie (w)::
�h� �-
���-
Please indicate with an asterisk *
the contact person for this project.
. (��)
��.(�,; -�c'���� ���'�'� r-���.c_
�� AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information
given herein is true and correct to the best of my knowledge and belief.
Applicant's signature �'I� �-• / �L,�� Date� � 1 1 �`�
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission. �
Property owner's signature: r u ri1„�_��,��,a Date: --� / C `�
�ate submitted: 2 « o s
PCAPP.FRM
�� 1`'�-� 1
r�s� � � A z� �y ��c�-��, �.� F,��- ��o�
��� �
Project Comments
Date:
To:
From:
Subject:
02/14/2005
d City Engineer
❑ Chief Building Official
❑ Recycling Specialist
❑ Fire Marshal
❑ City Arborist
❑ City Attorney
Planning Staff
❑ NPDES Coordinator
Request for design review for a second story addition and first floor
remodel at 1530 Drake Avenue, zoned R-1, APN: 026-032-140
Staff Review: 02/14/2005
1. Storm drainage shall be designed to drain towards the street frontage.
2. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V rN� �
Date: 2/14/2005
Project Comments
Date:
To:
From:
Subject:
Staff Review:
02/14/2005
❑ City Engineer
X Chief Building Official
❑ City Arborist
❑ City Attorney
❑ Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Planning Staff
Request for design review for a second story addition and first floor
remodel at 1530 Drake Avenue, zoned R-1, APN: 026-032-140
02/14/2005
1) All construction must comply with the 2001 California Building Codes (CBC),
the Burlingame Municipal and Zoning Codes, and all other State and Federal
requirements.
2) Provide fully dimensioned plans.
3) Rooms that can be used for sleeping purposes must have at least one window
or door that complies with the egress requirements.
4) The new storage room in the basement area must have a concrete floor and
the total finished ceiling height must be no greater than six feet. This room is
not to be used as a habitable room.
5) Provide guardrails at all landings.
6) Provide handrails at all stairs where there are more than two risers.
7) Provide lighting at all exterior landings.
Reviewed b .� � � � � _ Date: ���� �`�
Project Comments
Date:
02/14/2005
To: ❑ City Engineer
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
From:
Subject:
Planning Staff
❑ Recycling Specialist
� Fire Marshal
� NPDES Coordinator
Request for design review for a second story addition and first floor
remodel at 1530 Drake Avenue, zoned R-1, APN: 026-032-140
Staff Review: 02/14/2005
Provide a residential fire sprinkler throughout the residence.
1. Provide a minimum 1 inch water meter.
2. Provide double backflow prevention.
Reviewed by: ��2� � - __ _ Date: � � � ��r � �-.-.
r�
Project Comments
Date:
02/14/2005
To: � City Engineer
� Chief Building Official
� City Arborist
� City Attorney
From:
Subject:
Staff Review:
Planning Staff
X Recycling Specialist
� Fire Marshal
� NPDES Coordinator
Request for design review for a second story addition and first floor
remodel at 1530 Drake Avenue, zoned R-1, APN: 026-032-140
02/14/2005
Applicant shall submit for approval a Waste Reduction Plan and recycling deposit for
this and all covered projects prior to construction or permitting.
Reviewed by: �/���� ��—
�
Date: � 7.� d3
Project Comments
Date:
To:
From:
Subject:
Staff Review:
02/14/2005
� City Engineer
� Chief Building Official
� City Arborist
� City Attorney
� Recycling Specialist
� Fire Marshal
✓ NPDES Coordinator
Planning Staff
Request for design review for a second story addition and first floor
remodel at 1530 Drake Avenue, zoned R-1, APN: 026-032-140
02/14/2005
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit requirement to prevent stormwater pollution including but not limited
to ensuring that all contractors implement construction Best Management Practices
(BMPs) and erosion and sediment control measures during ALL phases of the
construction project (including demolition).
Ensure that sufficient amount of erosion and control measures are available on site
at all times to protect the catch basin located downstream (flows directly to creek).
The public right of way/easement shall not be used as a construction staging and/or
storage area and shall be free of construction debris at all times.
Brochures and literatures on stormwater pollution prevention and BMPs are available
for your review at the Planning and Building departments. Distribute to all project
proponents.
For additional assistance, contact Eva J. at 650/342-3727.
Reviewed by: �, (� .�� ��; Date: va-I� s 1�5
�,Fi ciTY o,n CITY OF BURLINGAME
'� : PLANNING DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
;' BURLINGAME, CA 94010
*o om TEL:(650)558-7250 • FAX:(650)696-3790
'h,,,e� ,,,,�«'" www.burlingame.org
Site: 1530 DRAKE AVENUE
Application for design review for a second
story addition at: 1530 Drake Avenue,
zoned R-1. (APN: 026-032-140).
PUBLIC HEARING
NOTICE
The City of Burlingame Planning Commission
announces the following public hearing on
Monday, April 11, 2005 at 7:00 PM in the
City Hall Council Chambers located at
501 Primrose Road, Burlingame, California. �
�
Mailed: April 1, 2005 . .� j
;
(Please refer to other side)
A copy of the aF
to the meeting
Burlingame, Ca
__ _
CITY OF BURLINGAME
� �� �3 . � � � _ .
�: - �
�licatic�n and�ilans f�,z th`�ts pro�ec`t��y be reviewed prior
�� ,A �
If you challen�e the sub�e`c
� raising only t�o��y'zssue�� c
� �,��Q� �
� described in �h� � a��ce � �i
at or prior to the�p b��i�li
�,�.n:ra;�� ��z.�,.�,�.;-
Property owners v��ia ecf
���� their tenants�� bout� hi��.�it
', (650) 558-7��0,.: Thank.,yc
�
� ,a� i.
� ; ��;
Margaret Monroe,� � �;�
; . City Planner �-��� �� �
; ��.. ��
� PUBLI�
I 4;
j„ (Please refer to other side)
�t`�O��Primrose Road,
�` ��; � ��� s�
:;��.� ��
�rt, �o ma� ; be limited to
s�c��Y�l�e "�ublic hearing,
����� �
�����tlelive�ed to the city
� � � >>. .�.
__,�.�,-���.�..��;�
� ���, �
��$�ble �or informing
r'�iatio�, please call�� � �
,� ��
s: � �
� �
��.�_����,�� ��
����Y����
�'4 � �'"�
`�`` .s�;� ���
OTICE , :
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 second story addition at 1530 Drake Avenue, zoned R-1, Martin and Theresa
Dillon, propertv owners, APN: 026-032-140;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
April 11, 2005, 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, Section 15301, Class 1-
(e) 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 llt�' day of April, 2005 by the following vote:
S ecretary
EXHIBIT "A"
Conditions of approval for categorical exemption and design review.
1530 Drake Avenue
Effective Apri121, 2005
1. that the project shall be built as shown on the plans submitted to the Planning Department
date stamped March 1, 2005, sheets 2-7, and date stamped March 31, 2005, sheet l, and
that any changes to building materials, exterior iinishes, footprint or floor area of the
building shall require an amendment to this permit;
2. that any changes to the size or envelope of the basement, first or second floors, or garage,
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 Planning
Commission review;
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;
4. 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;
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;
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;
that the conditions of the City Engineer's February 14, 2005, memo, the Chief Building
Official's February 15, 2005, memo, the Fire Marshal's February 22, 2005, memo, the
Recycling Specialist's February 28, 2005, memo, and the NPDES Coordinator's February
15, 2005, memo shall be met;
that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2001 Edition, as amended by the City of Burlingame; and
9. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm
Water Management and Discharge Control Ordinance.
�
� t.
�--� ,� :
.. �v �.�.�
����� � � �
M � ,�
,.,,.
.. .r:
�> ,� •�
, :_ .,�
�� ,�r � �
�
3 ` �, " . ' . � �`. �I � � � /�{'� � `.°w ,�' �r�k ,,�y i� .
�: �' �lll l� r�" :�` #: � �"
�� q �M i'E. '�
Fs ��" ��� F .. ty:,; �-
� � �` "+�� �'-a -.,ws
� {
z ^ �g�s � � � ~�,i � � {t:�,�% ;��.
��t�4� �r�'� u; r' r � � ��i; �;w�„u�x
1 ' . �R� . � . , . �ri . � N �-..
h �
� [ ` Tw
� / _
. . � t� .�a , Y�.. �` �R 1
<
� �° ��� , --6 � �vw ' a � �I .q•'�..y � • . �x �
�. . � �
. ��+' � � � ��� �
,�� ^.� � - � ��pr . i + �a � �„ � L� � t -� e � :.,,`e.�,�� p,,:. , . ,
� ��..` ��F a � . �." '�$` ; � � ,„-.�.:s,� .� .;;aw. � : py $,��' � r � '°` '." '' +, "7�i �� � .
s `� �;�� 2 � 'r�� i�+ � , t = � ' � � � Sy a! �� g ��v' �� � �
kr',# � � , z ,� �,�� . ��,�� � . ��4 � � � '�� t��' S,� ��. ajZ'W�.t+•j �
�� "� �' - ��� { Y t x {7 x g. s � .
3; 'a r
�� � °�j' �`� �� 1 � ��* t 'v ��w� �. .. � � .yt °Mt� q� � � i �`"'�R � � � , ,�.� .
'�' � •. t P 4 a � i L 4"M'r ... ✓'� `w !� � ' � ` -a � 1 , : fi l
� "��� �� #' Rp Y �L"' ' ;. � . . `'YY �t�% i �:� � � ' f"�, � .� �� t
a
gc �p� Y
k ��v � z r 9 '�' �. � �m E �� .� '� �`'kr w � � 'a g ( - i ! t'>
� ,- , .,� 5 , ;, r� .„�� �+� �'. .,, � �,
�: � � ,��� �: ��'�� . � 2� �: n.
� .
�� � ' r � �� � � � .�- ���' '.��, ° ',3 ° � . * .�lt4v� `c a'( 'y r t . �'' � � � —
�, �: fs� , . �> � �... ����+� Y[y
. . � , . .. T� � . '.�'�"�IiM�h {. y ,fy „Y/ y
.
;� 4.'�u.� . ��� 4'� �,
. 1 1 Li'� �. ffi' , r�`7 . �,p ��.�. a �➢, lie �&yS�.�wk.. '�e �` 'iG � y .. A� .
, . j �+
... �� 'ic . . ,�GjYC ` Sg � � ,. � '. � .�V��' " .� �" : 't R . ;a �l1� ,..,� � � � : �, .
�k � �i � .+'� �h . � \ � . i � . L� . 6�..
w. ,� 6 3 �. r� ,1 p :Y ' / �' " , �.
t�a + �`���}'^,�� ✓ � ' '�x.. �' l a` `�, 4�yx � ;t �/� ,c�. ? � \"',,,� "Y"$. u�_ + 'm � 1 �719 * �t - � .,�,.� ' ^=t
3 i !`2'/`k �� f, T. "YFa. t�� ��' �� 4 M � g� ,. ' W;,
<:�„ `�� .. ;�ro ' , ��: °� " _� , !'� �:' � � ; �;
,�j�y�.{{' .� � I
�� �y �I' . �..� ��. R� `��,pr. N ,•''��a� ��4 ^��„ �S7y p , .,,� '� ._ i �'�' ' . ��Q.
'i2� � , . �` �S� , �,� / \ f - � - ,a - ,•�1� `%,, `�� TY '-fy f % 17( A � � .'dfi w� s� ,�Yt� ^'�
� l�� 'e. ./S!
� � �*��^n � �
.�i� �� .�' .,� �t.,y 'f � {• �� �.� i: . E�.�r�•. \,���'��</�/-' � �� '�,�:
fs r.
� � ��'�-.'�.,�",': � "�1��.� #"� � ��� F �;a�� ��i' ,�a ie,$F,...� F � -���5 ����y ��.
� �,��. �' '�y �` 4'S� �mm ,, w. � S ,t� t :l�2��,' k'�' .��+&"�r �► � Jn,� .
�� p� //� s�. y �� �.
} q, �x3':° � � ;;R �. ��f ``"�'il�: �' � ^r ?��, +�� . %, , �,�r� , 'j �?7'
�M ,
. eF�_ ,.
w � � �'�, ��. -; � � � + �� �s , �� /�', � r�p '� .�
�
� � � � . �.� � �, ,� � �� u� a �,
�,��,,`"�';• yr�'�,', '�' ' �J^ '� " f ���. Y'. • � . 3� t �y •�� `� ����0�r� � � '
.
• p ;,� �� � • .. �., � � g; i�� �, ,�; �f l�.,e ti �,y� F
�J ���, �✓ ��.��� "�,. � & � ♦ � s� � �'l�'�,�1,� , _; � .,,
, � � . �� � �..
�.; �< , �. � � � �+��s� ' � � : �� > `P ,�:�
.
.
7S�g j f�� � i �� *.� - /R � . �� ���`� � �9'' ' � ��' �` � �.� � �� ��
f � .,
`�' '' " �� .� '�*,�pA���� ,, v' 8 J �' �'52�� r +�#w" � :�°'�� � '� �`� �� -- � �4 . ,� ,d � S V �
•� '�,' `8""^� Y� ``�✓ `�'��� '� ' ; �yit%,�` �� �� �s �'�h ,���..._� �T� '� �3 ��
5� � v. � ''� �l!i t ;'� Yq '�' r� ,� �'
� t y� � �° A! P,l �/ �y� " ,�s`` f . . �, d �� •. � ' f � �
.
- ii:�3 � y . v :���, "`°�� � ;Y _ 'S �� „ ��� s ��� ' � w l ��k..
t
; � -
.
' • � � M
„
..: ..��� ��
�n � ��� � .. ,,�,, � �� 4
. t
,
m° � '� �.�., a� a x : r.,�` r .t'f .m�,� �� - `" } ` �
.
.
`�z, a - •r�`. "'" � � �"��� � / t , , ,�„ 7S� '
, . , , w� � ,, .. , „ .,� a � • ,�-, � � '� � . 9 � "'' � �.a,
,,
.'
� ..
y / / �j
/ �,
�Q / -
.
�• ; , -
�h��
�'�..Ah �`�� . � ...'�(/ �; . \ � ,: ,��� / / ..�� � ��$° �.:
,r a� r '.� ,�+' �tQi 1!� % •.' / ,� � " - t. . .
,/ � �/`�" ��'► ` � .%f S`�
., . : { � r ,
d
� ` / � • ,� ' 'c �- ��` '�.�;r��S �'�, �1',��� � �, i •�
' �� � "���� � SS' ' ;e • . 'ti, k �w�.,` • � � � ,` � �
� y. F* � ' < .., ' � w �r' ��''�; a �
S � '� 4�,fjj � �r <�' � ��"`• � �� � ( � � ' ��� � j -��" ��+y
� � �
�.+ /� ; �'• r �� ,+^
�T� } / _� � �� r / o ..e ` ) .� it,�.� _ � M a .:
� �� � � ��' � ...J- �/ ,.�3:9� 3�'� � � ���� � .�
�'��� .'� "''�,�� � ' Ys�*' ��.� �" � � . ( p '�' �.+r . r'a � ,� � ,,. � r ��, .
. E�.'� � � ` � .
.:�-� .� ���"��� � .�, +� �• ,�,� � ` � . �, � �
j
. � .
2. r a�
4 �r, y. �:'�:" ;�,� .' +� `"` .*a*`��� � �:;z p» ;���• � � ���y� � r�' ,, .i
�
A �y �, �,.
� t§ � p, ,�w. p .r +�p . � �d` . % . ' ` k� � .... ff � � .
� .v � .� �V ��7.' 'M� � s ��� � . � �. �,n1•�mp. r✓' � �iQ r� � �. .
i,
� ; p y �Q .
` V'� . '� �� , f �Y ` a ` " � ,' � ,"f � . ��' �' � I , ♦ _
�
0
..
� •
_�. ��" �,y� 7,� � �'� �� .:,' t,a �/ 4�
r
., �� .
• � .�w "
.. :, � ., . , '� .�, >> ��..
�'�` ,r J -� .�
� :�
,! �' . , ,�P � e �. '1; r�, +at '" ,�'/
r � �.
� ,� ��/,. "�4" '�� ;4��� •;ff � ` "`x'�:'1;,." �;r;;,�.� i � �$ � .;h � �.v
.
y�'' < � m a _ . � � � � ��6
fi � J . ,�' � •
. •
_ . /, K �
/ ,: .; . �. , S v� . ; ;� � ;, ' �a,,. � � �' ` ,rz'�.
t
. '
, - . , , ... O�.
�. m
�
z . . ` � � � � �� `t
R ; f
'.�� . ��,1 . � - � � �iVic . ' ` - , a''> �' ��"-�� �� � � %` f,%�1Q
� � , , ,
`'b . �� � / � Q� r ' `�* � v � �,l�` R
r � � ��.,, �.,� � ',��.- �� . ` C' : � �,+?� � ' � � r: � . � li - ,�. _ �,
,�r/, � � � ;'� / at. ,,;�j , t. 1 y '���` �.,f ,� ',� L��
«.+► •fi� �,.5� / _�.,.?�►.. � � , . � , �, ,�� c � 1 � - . . �
`, .� '� �`��:`�p^"�, � �� ��, ` �;� �' � � �p � � �, So�� � 'v r � � . � 1 . 1 � 1 �
3 y � �� � v �. � i. t'" ..
7 .. d 1L 'Y�` � ,sr .,� ���� �'3, �`,�'�°� , . r� , �xfg. t g�`�� . ��
• z';� �` � �� f � �Q �- . ', .a..au. i � ' �, , . .... . �
v' .
�,� • . ;., /�1t �,1.��� 3� � ,t.A� � �� , � }',�. N � .
,
, _
y„
� , � . � , ' �' �
_.
, q
� � u . •� '
. , ��/ a
# ` � �-
• �' � I/ ��.,' .. � �� yd > . :A� � �/ �,� � �3
� �� �
Q
` �
�
;-� g � . .. ' :
,. .
. �. • �
;
.. ,�. . t ' � � • a �
.�,
_ ,�+ , , .�, s� r. ;� ,`, gj "� � � �,�",
� �
,
� �i'i a �;, . . �, �y�° �'�C '� ., �.' '. �, ` , . ' t ti q� +. �`�` ��A • ''x , :a=: