Loading...
HomeMy WebLinkAbout1983-11-09; Planning Commission; ; CT 83-26|CP 250|V 351 - OCEAN PINE LTD-"!?PLICATION SUBMITTAL DATE: EPTEMBER 19, 1983 STAFF REPORT DATE: November 9, 1983 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: CT 83-26/CP-250/V-351 -OCEAN PINE LTD. -Request for a Tentative Tract Map and Condominium Permit for nine attached dwelling units on .45 acres on property located at 347 Pine Avenue, between Lincoln Street and Washington Street. Also, request for approval of a variance to allow decreased driveway width on the project. I. RECOMMENDATION It is recommended that the Planning Commission ADOPT Resolution Nos. 2215 and 2216, APPROVING CT 83-26/CP-250/V-351, respectively, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting two actions. The first is approval of a nine unit condominium project on a long (300 feet) and narrow (65 feet) lot in the R-3 zone. The second is a variance to the zoning requirement for a 24 foot wide driveway. The project proposes a 21 foot driveway. As shown on Exhibits "A" and "B", the project involves 2- linear, 2-story over parking (3 story total) condominium buildings which will reach a maximum 35 feet high. Exhibit "B" floor plans demonstrate how each unit will possess two decks overlooking the driveway and related landscape area. A common recreation area, including a spa, wood deck, and picnic benches, will occupy the area between the two buidings. Visitor parking is also provided in this area. The project would result in an overall density of 20 du/ac, which is at the low-end of the general plan density (RH) range of 20-30 du/ac. III. ANALYSIS Planning Issues 1) Does the proposed project satisfy the design criteria and development standards of the planned development ordinance? 2) Is the project compatible with surrounding development? 61-l 3) can the project meet the four required findings for approval of a variance? Specifically: (a) That the lot has exceptional or extraordinary circumstances; (b) That without the variance, the owner is being denied a substantial property rightr (c) That the variance will not be harmful to the public welfare, and (d) That the variance will not adversely affect the general plan. Discussion -(CT 83-26/CP-250) The subject parcel is one of dozens of long and narrow parcels that make up the beach area. This area is designated for future high density development. The area is presently in a state of transition where old, single-family houses are being demolished to provide multi-family housing. Staff encourages these lots t.o develop together as a larger planned development, to provide greater flexibility in site design. The applicant has indicated it is not feasible for this lot to join neighboring lots to develop. As a result, the design alternatives on this lot are severely limited. The linear.appearance of the buildings should be adequately broken up by the central building split which makes room for the common recreation facilities. Interest will be added to the facade through the use of double balconies and minor architectural features. Landscape wells on both sides of the driveway will help break its monotony. Staff believes that, considering the lot constraint (narrow width), the project meets the design criteria of the planned development ordinance. The project also provides sufficient setbacks, parking facilities, recreation and storage area, and all other requirements, to meet the development standards of the planned development ordinance. Storage is provided in the garages. Discussion (V-351) Staff also believes that this project meets the findings required for approval of a variance. The lot has exceptional or extraordinary circumstances because it is designated for multi- family use, but is constrained by a 65-foot width. The applicant is being denied a property right because all properties in this area are zoned for high density residential development, and narrow lots such as this, if held to required driveway widths, would likely result in units much smaller than on other sites in the area. Also, the granting of this variance will allow the construction of a landscape buffer to soften the view of the driveway and help shield it from neighboring property. This is a normal requirement and amenity on other projects in the area. -2- Staff believes that this project wll not harm the general public since there is a small number of units and two cars can pass each other on a 21-foot wide driveway. Also, the 24-foot backup from parking spaces will be maintained. The fire marshal! has indicated that fire protection will not be adversely affected. Staff can foresee no way in which the granting of this variance will harm the intent of the general plan. In summary, staff recommends approval of the project and the variance request. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on October 15, 1983. Attachments 1) Planning Commission Resolution Nos. 2215 and 2216 2) Location Map 3) Background Data Sheet 4) Disclosure Form S) Environmental Documents 6) Exhibits "A", "B", "C" and "D", dated November 9, 1983 PJK:ad 10/26/83 -3- \ . ' LOCATION MAP z 0 > % _, a, C 3 I • I • I • GRAND au; =t:::==- ELM WALNUT -I • I • I • I -I a:/ . a: II .... It-. c I - / ID □ . SITE J ] ! 347 PINE I ill CHESTNUT! ; C I C, • I OCEAN PINE,L TD. CT 83-26/CP-250/V-351 BACKGROOND ~ SHEEI' CASE 00: er 83-26/a>-250/v-351 APPLICANT: OCEAN PINE, LTD. REXJUEST AND 1.0CATICN: 9 unit oondar.:i.nium at 347 Pine Avenue LEXiAL DESCRIPTION: the northeasterly 65 feet of lot 218 and the northeasterly 65 feet of the oorthwesterly 100 feet of lot 29 of Thum Lams filed in San Diego County on Decenber 9, 1915 APN: 206-21()-()6 Acres .45 Prqx:>sed No. of Lots/Units --------------9 GEEERAL PIAN AND ZONING Land Use Designation RH Density Proposed 20 Density All~ _ 20-30 Existitk3 Zone _ R-3 Surrounding Zoning and I.and Use: -------- same Prcposed Zaie -------- Site R-3 North R-3 South R-3 East R-3 West R-3 School District carlsbad Lard Use SID VAC MFD PUBLIC FN:ILITIES water carlsbad Sewer Carlsbad EIXJ' s 9 ---- Public Facilities Fee Agreanent, dated _____ Septent:>er _____ 1_5 __ ,_1_983 _____ _ ENVIRCR-iEm'AL IMPAcr ASSF.SSMENI' ~ Negative Declarati.al, issued ___ October ____ l_2 __ , _1_98_3 __ E.I.R. Certified, dated ___ . __________ _ other, -----·-·-·•-··-. DEVELOPMENTAL SERVICES LAND USE PLANNING OFFICE .. Citp of Cari.bab NEGATIVE DECLARATIOO PIOJECI' ADDRESS/LOCATICN: 347 Pine Avenue. 1200 ELM AVENUE CARLSBAD; CALIFORNIA 92008-1989 (619) 438-5591 PRll~ IESCRIP'l'ION: Nine tmit tentative tract map am condaninium permit. Also a variance to reduce driveway width. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act am the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the envirornnent) is hereby issued for the subject project. ·Justification for this action is on file in the Land Use Planning Office. - A C0P':/ of the Negative Declaration with supportive d:>cuments is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. CCX'nments from the public are invited. Please sutmit canments in writing to the Land Use Planning Office within ten (10) days of date of issuance. .. DATED: Cktober 12, 1983 :1/Ma~ , CASE :ti:>: er 83-26/CP-250/V-351 Lam Use Planning Manager APPLICANT: Ocean Pine, Ltd. PUBLISH !YtTE: October 15, 1983 ND-4 5/81 r-----......... '1111!11!-..-t:"!.,ilec::,.C J I 1. .e a;:..:. 4 .• a 1~ after the information you have submitted_has been reviewed, it is determined ... t.,lla.t:.further infomation -required, you will be so ad· -ed .. APPLICANT: OCEAN PINE LIXITED, a Cali£qrnia Ljrnjted Partnership Name •(individual, partnership, joint venture, corporation, syndication) AGENT . . . 690 Elc Avenue /i204 1 Carisbad, C'A -92008 Business Address (619) 434-7173 Name Business Mdr~ss ~elephone Number HENRY W. TUBBS III .... . • llama ·(individual, partner, joint. venture, corporation,. syndication) J:l.ianaging General Partner .. . 690 Elm Aye. IJ204, Carlsbad,. C'A 92008 Business Address (619) 434-7173 Telephone Number BROOKS A. ~RnIIN; !ia.r;ie Y~ing General Partner .. 2~24 R~ING · SP.RI~ . PL ..... • ENCINITAS~. CALIFffiNIA 92024 Home Address Telephone • Nu."llber • • 247 JUNIPER AVE. CABJ SMP. CALIFQRtUA 92008 Home 11.ddress 690 EJro Ave, #204, Carlsbad, CA· 92008 3~siness Address (619) -729-;3965 Telephone Ncmber Telephone ~hmber HAR'RY L, HAUBm,t • RALPH E. gRTHirj; • . . ' . 7218 DAFFODIL PL, CA..1US.BAD,C'A 92008 1241 TAMARACK AVE. CARIS.BAD, C'A. 92008 443 ARBOLES IR . RURAL ROUl'E • ii 2 · .. · . BISHOP, C'A 93514 (619) 438-0132 (619) 729-3686 (619)°~·-38.7-2225 (Attach more sheets if necessary) • • • · · - ·1/we decla:e under penalty ·of perjury that the information contained in this dis- closure is true and correct and that it will remain true and·correct and may be· relied upon as being true and correct until a:nended. OCEAN PINE LIMITED Applicant • • 7 ~ • ral Partner APPLICANT DISCIDSURE FCEM .• ( CDNTINUED) •• MINI-GARDEN FI.CMERS, INC. P.S.T. RALPH E. ~l:te, 'IRUSTEE 443 ARBOLES IR. RURAL ROU1'E 02 BISHOP, CA. 93514 (619) 387-2225 EI:MARD J. OBEJI, M.D., INC. D.B.P.P. EI:MARD J. OBEJI, 'IRUSTEE 3650 E. SOU1H S'IREET #212 LAKmUlD, CA 90712 (213) 633-1616 • ' 50 I I <;) <;) lo \I) ~ ' c::i c::i ' .... .... • I ~. ~ I, .. • ---------- ~ ~ ~ "' ~ <I! ... /3' CIIILORE#S l?/iC. ll£'Ell R/W c;.F-2!i:3, a 9 --------------- STORR6-li (TYP.) 15' LINCtJLI-I , .. , ,o, ------------------------ -------------- II; ~ "' J.1/NOSCI/P//VG- t;.F. 25.3,3 8 80' 7 I I ZO' --- TYPICAL SECTION PINE AVENUE NO SC/IL£ OCERN ST. BLVb- W/J$/IIJ.'6Ti zz. 0 G.F 253,e, 7 R/W 40' VICINITY MAP @ BISHOP GRAPHICS/ACCUPRESS REORDER NO. A-3642 NO SCRLE CARLSBAD TRACT NQ 83- TENTATIVE SUBDIVISION MAP 7 {!iflRHtTES L ,v. 5'5° 27'00"W. J,oo.oo'_ ---- ,;il~~s:f~;lf ,;~i, . -~1.f:.)'Y!!~!!/5:. _ }fr;':(~--~;:r:.,V~~~:~r:~: G.F 253.3 6 5 /?liCHE/ITIOl'I LEGEND SUBDIVISION BOUNDRR)' ~ £X/,ST/N6 15.etJJINO coll'rlli/.11 - PHOPPSEO .EL.EY/JT/UN Gllli'IIGE Ftooe liLEV/JTION R.C. PRVG.M.EHT -- CONC. C//1:'B f GiffTEJ? IIREIJ ---- _,--50---- 2!i/,O--' G-.r. 252. 8 ::~~fl~ilftJ G.r. 252.3 4 3 / 2 ' ' ' GENERAL NOTES /. ;rnx l'JSSESSMFNT NO-204·062-03 2. liXISTIN6 Z0/1/INlf: 2·3 3. EXIS77Nlf GENE,£1/ll. P,B-V-· )?.H-20· ao PJl/,9c.. 4. P20POG£0 LI/NO USE: 9 v111r CONPOMI.IVIJ/,V 5. PROPOSED OEIVSITY-' /ltJ PI//Nc'. 6. 'TDrAL 8UIJ.DIN6 coVlf£'/J6G: a, f40 S,r. 7. -ror11t BUii.DiNG SQ. l"OOr/lGE: II, 'JIZS s. r. 8. NLIMB.£.1? OF ,P,9E!tih'6 5.PRCEs: COVE.REP= 18 SP,9C£5 UNCOVERED:: S' 5.P/JCES 9. RECRE/JTION IU!EIIS SQ. r()OT,9GG: RcT!Vli ,= 375" S.F. PJ755JYE = 13 7a 5-r. /0. PE.eCEHT OF s1rE IN l.RAID5C,9,0/JV6." 4JS"O S.r.:: 2/0 /o (SEE tR,VDScR.PEl'ilJ/V) If. STUD,96£ /l,f!E/J .PGe .IN/T: S"~o c.F. (SEE .SJ.PG. PL,9,v) I 2. !lRE/J: o. 45" RCRE'S I _L __/ /iXIST. 0.RIV.iWRY -......____ l'i 6.r. 252. ?I I LEGAL 'ZO' J.IINPSC/IPIHG DESCRIPTION £/VP £)(/ST. Cll.t'S, 6/ITTEl.'I fll/EWR/,/t. • P.P. THI: /V0/?1"HERSTE.Ri.Y t;,5".00 ,"",£'Er OF tor 218 /1/'IP rHE' NORTHEIISTERt.Y ~ S-00 FEET OF r/lE NO,f'T/IWESTEI?-' Y 100. 00 FEET OF' L.OT 219 O,t:' T7tdM LI/NOS~ IN rHE c1ry OF C/JRL:>$19P, Ct>U.IVT)' tJF" :,,9/11 OIEGt>, ST/JTE tJ.F CQLJFOl!N'l/1, Rcco,eo1Nr; ro 1'71E MRP 77(£,t'EOF NtJ, lt;B/, FIL/ii> IN Tl-IE OFFICE OF TIIE COUIVT)I JlEC0.2l)E.2 OF 'iRN OIEGO COUNTY 0.EC€MBER '9, 19/S. ----,--,- OWNER SITE ADDRESS OCERN PINE LIM/TEP P-o. 80X /041 CRteLSBJ9P, en. 92008 347 .PINE C/1121.SBRO, TENTATIVE MAP DESIGNED: DRAWN: L.W. OC£19N PINE /./MITEP P.o. Box 1041 C/9.f!LSIIRP, CR-9/lO(),!? BRIAN SMITH ENGINEERS, 2656 State Street Carlsbad, Calif. 92008 72.9-8981 f ~;.,. ~cf- IN~., I APPROVED: £. BRt/11-1 SMITH J?.C.E. /'J, 817 11 II I ~ ™ I I I ~ } 1-, \.-~ "' ~ Q '·, 20' 40' ~ ~ ~ "'t I ~ rt I I DATE: 8-1::J-83 SCALE: /" = 10' SHEET: 1 of 1 J.N. SSf.4 ' s,c~·. s.~ /~-. i'.~;~~:- ~,-.:'"', ..,.,....",--,------------... ~---'-------------------------- I I I \ I J I ., ' .\ - --t ! -·· I ~'Clri!N9 f<Q:M.- :01~a1 :~ ~ .. -, ' ' ' ' +11-+H---' - + □ ' 7 I ; . . ,+·c:>·; ' <,,Ws ' -h--1 ---i... ·-E 00 00 ,- ) ~ )\ -'~\ • •. ,ll,, '-I ,- ' i • I I 00 □□ □□ ~◄ ~ r,...r,:.:;:,,t-.-'--------r I 01--------'1 t:1 ~s _i1----------1· ~ ~"1·'1------, iJ--:c--ii-~---' ::.<ft!'.iYRICAL.. c·.f lf?$T·.·.·.fl.COB •.. ·_tf'LAN- . /{<i;,4S ~ ... er,J -·.t:i .,._. ··_:\:,if: ._ .. ,' ·, .. ' ' 7 , ,l 1 ! I l ! L r-- • • -- VIS! I • z. 3_,_ \ • ' ~ -i:~:, ' • I ' . r r • ~~£i5~l;JI J2E)cs"¥:r~-~-1 __ _51l ____ •-·--------------,ir -. • . t .. '·: . -•- [ j ' • (@80 ~; F,"J:), - . • • ' . • • " ' . • ·: J ' ·, wd -~ -----::. 1 I 00 □ □ - I I --------------"----'----------------------"'I r+-+-He-1---H+l 00 BB - G . PAJ:Ct>iY ~ ~-~8? r. -1 { • I I l i 4-'..!Hns_ c> 2,:3¼)1.,, '¾loll ___________________ . ____ ---~ I Sl1E PLAN SITE. olAT!STICS , I I I I l_; : > L ~, •. ' , ' -' . . , ~ _: , h -i - ·+~Jr Git' ··;;·.:,:-.. •• ,., C • / ; ·-~>·-~ ,::; i.------------.;..,---.--'------t·· ,·-;,-,_';,.: }~Cl ~1--°a --;ri '/It-.~.·. 9 • ~,~£fro~ ;_·t,~);~'-t_:~i ,,·<;t--:•ni , __ f·i.4~·,:m• •·-!:.i { ~f, ---~.....,:/ ;,t1.; .. :Jqr .. u:~:; ':~~l~⇒¥gi~~ ,-~'<,;1 I ., .. :·:·~~""'· mM;-~ .. ~P~AA.:-.:. __ . ~-.:~i;J'•I':: :~" I I Ai<fi"-f' ..... """J ·"'""""'-~ •. •. i.-11--r "'f Tfl~ N 11-'l:V '-""""i-1.;, ' ·i : I ! t[f,J:j M::±±1++ I~ I ' I • + ·---v i;t~ . I . . . ... I ~-14~-z;oe:~ .• -~.....,.. I ~I f'U irz; F L-e- ~ "J • ~ ~ ~ s :::-• = -= --~ ,\~. l llZl, ~ • -~ \\I. i I ,. * . ~ wooi::, )':, .... ~ _ ........ --= ·-.._, I I\'~ • .Z4 ll 30 l'RINT&D ON RO. 1000H a.SAIU"RIN'f ··o···• .• :~/--' ./ ' . . . _,, ,. ·,. ;':· < ' ' : ·;f---: ::-:,: --.- ,='.:"'"~"'-' '-'l . ""'-"'""'?I:' ... : l •-. . • . .. t;.: . . 'i:7<7"' .. , .. ---•• .... ~~ .. ··•1»~~--_______ .. :_ . . ,,--,_.,,---;.. ---,,.....,.,,.,-7,. + ~J~····1 ~ & 0 ITT (b 0 ~ 00 ~ tz:t G . pHOflt-11,,. fi-'-PS'-~i'!-1 ~Ll ;,qJ.;;, H, ...J~ I c.../>- 1 I 1-1 ~I;::-~~ I . I f'rrf~fol1.lJH j, WH~~ja.i t'41'"'H l:::,u-i~ ~M r½f1 ~ Po 01~ l?IC:.O~oia- 1 I ~,.:,-p~l½ p~ F"'N e ~ . eHOC.1#1-¥.:, ~ftl?tsf",o- . 6,f P! NV I i,,U?,b, 15-Ptl OJE?6p ~ . t-\ ~ tl!a.1 ;i. H!"-H N 11 l,., f""" N ( t/O'O O ti;,) I ' \ • 1--W' .. ,_, • i : ' ' t • j f.;;[t,;.r f'lJp. I Hi:;-.p.,iSNl..-'f ~M e,co F'2'fNI~ l--1"'( i.-11-of-r~~t-11~ C: t? f74"11 ~ fl bl e,o::'>r.:>N 1vv ~ e£l.l,E;,t>fNVI 1.,..1,.,er=, l-tl"f-lt..J's '"1 F'4N!,t,LI~ '7~ ll'li::>1,i:,-.. : • ~.fl. • . ..:.. -. • • -~~f¾i411i<t-l~i,::,.,~- :·c,p,.i Ef.FUT ~/"~ ~ G ~f"!--"' ? .ei,.,.,__, 61,...i.-- ? c:t"f"l.--r;, {:::! ,,..1,., J ~ ~,.,.i.-- ~4:J]~. ,. ,.. ·...:.-. + .. N 11 I 11 SCALE: 1 = ~D D '~ ,: I"' ! • . :· ; . . . . , -, .. ~ ·. I. / .. I • 1- rn w 2 - a. I ~ ~ Tiilll ©1 (gJ Date: - * .t, 119~ 0 Scale: I I !I . jl = 10-0 Drawn: J, 1v.;~et-1 Job: Sheet: 1 01 e'rla-Sheets .· .. ,., \ • ------- -- ----k-• --:------ --- ,. • :: -• ~~,~ •7,.,~~~:-:-~;r~';"" •. • ':'t, ~ ,,-,,,. ,;-;:,v~.lr f-. ,~ _;11\, ~ c \,.::\ "',-, ,; :;'.';_~•~.-1,.,. ":,.--,'\,~•'.-,;;:.-);.'-cL;.'~:."~, t£' :'t~~Jt!},h • ;";_j; ;';a"! ,, -:r -~ • t_.~•;.,. ., ~ -.-;.;-.vi=~;,,· .~.",¼'·:;'1,~i:rr\,':.';-tit-iJ;. f:::} .. }.~~~.~~~;;:-?~c...-:;;~_..t:;i ~/" ~·· _l:,.. " ~'• •,;.,~ .,_,~, -',~'J•'f< , > ' • " , , -"• I ', -,c' ,,~;; , ',,, , '-~ ' 1; ~,~.-,-,j <,.. ~ ••_,,__» dl ~; ,· ':·{.,,.,,'~ '_.,.,_ ;: ):'.·.'.t)'•," !-:i :•·ry~00"')-;(:i,,-,:.'7_"·--1''~·:.~-,~-t' _, ..._,,.,,~~-, , , <' s-'1 ;i..,. ~-·~, -·' --,,,.,;;?'{•, c, ]~t' f-, , :•' • ., , ;,"4,,,_').:~ :.•f~• •-'~.!fti•;,0 ,•/--}-',' /.\l½',;~_'f~!)'._~-~-.//>S-·~35 ' ~•':j,.1;-., ,; ~ ~,~ ~•"1;,.;Ac_,__,,~;.,f-':..J."'_.,..";17'4 ,,-•,,;' t •·;..:_,. ~--~ 'i";:>~- ,· ., --i_--. \ '· ;--<· .-,,~>~-'( t(\•;,~: . " ):':•~·?:-~· ' ;_-~----" '· \t -..:::{{~,-~-·-· "" _,__, ·;. .. _t1 ,·\;~:J:,; .• '. ":;,,:; ·, •.,. --1-·. ·;·"::r?~it-• ' ·, .. , -.~ :~:./:: ,._ •·_\. <· ... ,._·"~, ~-~'h':Z ' -,~:-,.~-- ;~, ..... ,·:~ ~-• ~..:. •• ·!,., ,_,.tf;:h~;(f;,~ -~ ··_,.t/:i'" \, .. :' .' .. ,. :-,•~ .=;{;$::~-~~:;:,;;~ , . . ' ' , \ ' ·;i j~ ,'r, '~[ ··• ,·1}~}~~ i~1 -·::··\ '.\1.·,,. · .,,. ,,,, ,, "; ·,: >J.!,;f;; ' ; ~'. . ":-: 7 -', , 'I ' .. • :_, --r,. ·"'····._.:·~ 1i ' '~-~~ al }-,. ,,;,:;.¥f.J' • f' ' t:.:; :f-,-}~ffl -,:, :,-,,.,f tf-).\~ .. i. \-~'{•%~'. ;'_):J:·-t,t .:;·._::;,, ~itJ}:•:~~J~ .:s-~'--;_ -· :?'":.:~:..:..:.<i~ • ,-' .. ;,,:,_.,, :-•;-h-;1:,..!;._""., • --'.);:{;{l"i~Jfi~~~.' T?{!;·-_,)Jit~~-~j~~ ' .• ,.,,. ·, \ 11,•i : J\j_;•f?~·::· ti'~~:~; • ·;. ~-, -~v ,(-,;;,'❖sr~: •, ..• , .-'"I·. /--'!.~t-~·~/i("' ., ••• ,., •.. ·; .l_ .. ,w•>4 •••.•• ~ .·' .. ~~--1"~.··. ~c'. ~} ",1', .,.·\:~ ' "'' . ,, .< ,. ,J . /ti·'~!.~::::f \1! ·· .. ,,• ,,,, .• , .• .,,.,<,.•f,., .. , t:'{li:'J'}~l~\¥"~1~i:~:.~J~i • ,, ..... , •• ,.,, '~'\ .rc~,,~<l,;c ,.,r.:,t:,] ·--;.~~~<· . :..:.:~_, _-.,_ ,;,_ : .'~- !.'- • • ••-·c-• '.\J.c:-iS'~ • ;, . ~--; ·, • ,,o· '-' • ., _... ; ,.7t -V,i·· -.-.">1· ;.,_i~ :-:~f "'~.,-.,;_-·~-~ ., :•tf:,._..,.···.--~l>.t'li;·.•.1 :--,~. ·.', ,i>,;. ·.:;·' ·,;; ';~~;:~/-~ /'•k~,.•,,-_, '~".\:<.l,';t, C ; , ' ~ •1 •,~ ,-...•-.~'J.t,T,j ~ • ' -.. • -;;. ·, ": -~ , " \ .. l~~J · .. ·,. • .. ·.·, ''};,3 :r~ · ):J;}[tiif ~t~ : ..... -:-·\;::~~:··,.-'.>~"-:' JYJf;4~:~ '.~;~}~:-~-r~-\ C ,>o. ,, .,·.:i' ,,_., ., •• ; f ;·~;~~~;'; ,;-·,<i ,, " '• , C•!1',' a '' ,"'~-.. ~ .\ ; ,,· .. ~·~ ~ t~iw~~~: " ?',".',' '\!·1{5:. •, <{:-•;:'f .. _ .. ~.;!1;'.-;{.: ~/.-:::y:~-:-?}:lJJ J, . "::.,;-. ,:::-_,.,-_;·~,i-:-;,t,~;;1 ~~~ ?/. ~ ·. -~) '.:~\::-)tf·~;ttp ·•·:JJ}J1\::,:I!t1:~11:i~ _. .'~~-! ~ _;-:·l d"')' .,._-:.:i![:,;.1;;:)•ffi~ 1;:_.:;' -~----"ti•. ,,;f·:,tJ'.~;;'.:{{i -f 'l(,J, -, ,..,_;{)'~·~ ":{' ,J;:~-;p~ ,.,:""• ~:.:, .~~f;,,,:""'-:.";'.(-w ., ~-"'' ·.! -!• • "''; ~f'fH)"l_}ht j'' ·~ -~" ," 1-'• ',•' ',' •• ;~:;~ .~::-, • :· • -;.\. __ ,::;:/!f",_1_;;f~tif<l:i _., •;," ~-.. '!'· -. ,: _. ~;~;:;r:-, -._ __ . •·:---.-.::-·-¥r:,J~~ • -> : ... ·.·.·,· ... ;,,·'· ... ·,·.,·.· .. • ... :.:·. '·-.' ' .. ',. .,·.·. ,,.·.-. " • :;. '; : ''";. ':>; ,::;;-;f'i:~<,, •• ::t: -... ; . :,.: ·./= .. ~·--.-·:::~:·-;t (.,.,:.:,/.:;;\-/.:;;,/J1~ • • : ~ J .. :--{~_''::-·.' .-· . .-'l-·_. ,---::,_--.. _ '_' -~ __ ,·.·•_.---'".-r~xr'.: ~\f,\;'L ,,_:: :»}sY/1J;,,, • • ·.' \4~J\t>,