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HomeMy WebLinkAboutPCD 2017-0002; FARM STAY LODGING IN CR-A/OS ZONE DETERMINATION; Planning Commission Determination (PCD)•, C Cln7 of LAND USE REVIEW Development Services Planning Division Carlsbad APPLICATION 1635 Faraday Avenue P-1 (760) 602-4610 www.carlsbadca.gov APPLICATIONS APPLIED FOR:(CHECK BOXES) Development Permits (FOR DEPT. USE ONLY)Legislative Permits (FOR DEPT. USE ONLY) E Coastal Development Permit E Minor 0 General Plan Amendment O Conditional Use Permit 0 Local Coastal Program Amendment0MinorEExtension O Day Care (Large)0 Master Plan 0 Amendment E Environmental Impact Assessment E Specific Plan E Amendment 0 Habitat Management Permit ['Minor 0 Zone Change O Hillside Development Permit E Minor E Zone Code Amendment ' E Nonconforming Construction Permit South Carlsbad Coastal Review Area Permits ri Planned Development Permit E Minor E Review Permit Ill Residential 0 Non-Residential E Administrative E Minor E Major X"PCPPlanning Commission Determination elo 11 -Coins O Reasonable Accommodation Village Review Area Permits_ Site Development Plan 0 Minor 0 Review Permit LI Special Use Permit E Administrative 111 Minor E Major 111 Tentative Parcel Map (Minor Subdivision) n Tentative Tract Map (Major Subdivision) 111 Variance E Minor NOTE: A PROPOSED PROJECT REQUIRING APPLICATION SUBMITTAL MUST BE SUBMITTED BY APPOINTMENT'.PLEASE CONTACT THE APPOINTMENT SPECIALIST AT (760) 602-2723 TO SCHEDULE AN APPOINTMENT. *SAME DAY APPOINTMENTS ARE NOT AVAILABLE ASSESSOR PARCEL NO(S):APB 3 //-0 23 -0 -CV LOCATION OF PROJECT:<5.CO3-A41-GAWA1(1/0 A'49/970 7 Cibe deil.iiii-7 eine (STREET ADDRESS) NAME OF PROJECT:e4 %s 6 /919 itogAt.neg i (I/vic (iliati7i dilt&P BRIEF DESCRIPTION OF PROJECT:111 DV Li /-6 041 14 V_Si- PROJECT VALUE ESTIMATED COMPLETION DATE (SITE IMPROVEMENTS) FOR CITY USE ONLY Development No:2-0 11 C 11 5 -- Lead Case No. P-1 Page 1 of 6 Revised 03/17 OWNER NAME (PLEASE PRINT)•APPLICANT NAME (PLEASE PRINT) INDIVIDUAL NAME INDIVIDUAL NAME (if applicable):(if applicable): COMPANY NAME COMPANY NAME (if applicable):ettia-MS e %at I!0 (if applicable):Pi 12n (04P/Itg MAILING ADDRESS:7220 oisgem givo.t/Itsitzoy MAILING ADDRESS:72.u)Atimede eoerditi..t if -76w CITY, STATE, ZIP:OottlaS di /A -9ZatI CITY, STATE, ZIP:C 0qt BAD ce9--ye61/ TELEPHONE:760 111(.5%ea TELEPHONE:2191)2 /Seg.Q e) EMAIL ADDRESS:de e enle_ctirs (4)44 EMAIL ADDRESS:Me__I ydIL/-45-.ale I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE OWNER INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO KNOWLEDGE.I CERTIFY AS LEGAL OWNER THAT THE APPLICANT AS THE BEST OF MY KNOWLEDGE.,0 SET FORTH HEREIN 1S MY AUTHORIZED REPRESENTATIVE FOR e"ots Con A& PURPOSES OF THIS APPLICF1,20.re/r - ale ar fr4r-/F eiticrb//a 4/i /tots.t/DATE SIGNA RE,glief5. a .to DATE APPLICANT'S REPRESENTATIVE (Print):e/177620/7/57,2 deeptie ft15. MAILING ADDRESS:/2.20 disiAn c....„.s-!Fat) y CITY, STATE, ZIP:Cif</5 44 d cf9- TELEPHONE:7(GSth 77?Sr EMAIL ADDRESS:Q &f.41 I CERTIFY THAT I AM THE REPRESENTATIVE OF THE APPLICANT FOR PURPOSE OF THIS LIGATION AND THAT ALL THE ABOVE INFOR ON IS T E AND CORRECT TO THE BEST OF MY KNO CE GE. trSr°19- DATE IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF,PLANNING COMMISSIONERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION.INVE CONSENT TO ENTRY FOR THIS PURPOSE. NOTICE OF RESTRICTION:PROPERTY OWNER ACKNOWLEDGES AND CONSENTS TO A NOTICE OF RESTRICTION BEING RECORDED ON THE TITLE TO HIS PROPERTY IF C DITIONED FOR THE APPLICANT.NOTICE OF RESTRICTIONS RUN WITH THE LAND AND BIND ANY SUCCESSORS IN INTE . 21,-mans dethrlx.PPROPERTYWNSIGNATUR FOR CITY USE ONLY RECEIVED AUG 2 6 2017 CITY OF CARLSBAD PliekNNING DIVISIONDATE STAMP A PLICATION RECEIVED RECEIVED BY: OtA:(4.• P-1 Page 2 of 6 Revised 03/17 Development Services City of DISCLOSURE STATEMENT Planning Division Carlsbad P-1(A)1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal.Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, ca-partnership, joint venture, association,social club, fraternal organization, corporation, estate, trust, receiver, syndicate,in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1.APPLICANT (Not the applicant's agent) Provide the COMPLETE,LEGAL names and addresses of ALL persons having a financial interest in the application.If the applicant includes a corporation or partnership, include the names,titles,addresses of all individuals owning more than 10%of the shares.IF NO INDIVIDUALS OWN MORE THAN 10%OF THE SHARES,PLEASE INDICATE NON-APPLICABLE (N/A)IN THE SPACE BELOW.If a publicly-owned corporation,include the names,titles,and addresses of the corporate officers.(A separate page may be attached if necessary.) Person Corp/Part Caritas Company L.P Title Title by: Christopher C. Calkins, Pres. GP 7220 'dead EA4-01./ils 424€1AddressAddressCAtc....s eg.q0 moil 2.OWNER (Not the owner's agent) Provide the COMPLETE,LEGAL names and addresses of ALL persons having any ownership interest in the property involved.Also,provide the nature of the legal ownership (i.e.,partnership,tenants in common,non -profit,corporation,etc.).If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10%of the shares.IF NO INDIVIDUALS OWN MORE THAN 10%OF THE SHARES,PLEASE INDICATE NON-APPLICABLE (N/A)IN THE SPACE BELOW.If a publicly-owned corporation,include the names,titles,and addresses of the corporate officers.(A separate page may be attached if necessary.) Person Corp/Part See Attached —Mgt a Title Title Address Address P-1(A)Page 1 of 2 Revised 07/10 3.NON -PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4.Have you had more than $500 worth of business transacted with any member of City staff,Boards,Commissions,Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person(s): NOTE:Attach additional sheets if necessary. I certify that all the above information is true and correct to he best o my knowledge. /1(1/ S.at of owner/date Si:-tu -of alp. icant/date Caritas Company, L.P.Caritas Company L.P. Print or type name of owner Print or type name of applicant atur f e TA -Cants agent if applicable/date Christopher C. Calkins, President of GP Print or type name of owner/applicant's agent P-1(A)Page 2 of 2 Revised 07/10 Owners of Caritas Company, L.P. and Caritas Management Sara-Ecke May 7220 Avenida Encinas Suite 204 Carlsbad, CA 92011 Lizbeth A. Ecke 7220 Avenida Encinas Suite 204 Carlsbad, CA 92011 Paul Ecke III . • 7220 Avenida Encinas Suite 204 Carlsbad, CA 92011 Paul Ecke Jr. Tiust Christoper C. Calkins, Trustee 7220 Avenida Encinas Suite 204 Carlsbad, CA 92011 • • • • •• • • • City of PROJECT DESCRIPTION Development Services Planning Division Carlsbad P-1 (B)1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov PROJECT NAME:Carlsbad Floral Trade Center and Marketplace APPLICANT NAME:Caritas Company, L.P. Please describe fully the proposed project by application type.Include any details necessary to adequately explain the scope and/or operation of the proposed project.You may also include any background information and supporting statements regarding the reasons for,or appropriateness of, the application.Use an addendum sheet if necessary. Description/Explanation: Sgt._4211h-c7I5,0 P-1(8)Page 1 of 1 Revised 07/10 CARLTA.. 1r4°7 COMPANY August 18, 2017 City of Carlsbad 1635 Faraday Avenue Carlsbad California Attn: City Planner Request for Preliminary Determination-Floral Trade Center and Marketplace MS 12 -03 (retitled North 40 Urban Farm) Caritas Company L.P.("Caritas") requests a preliminary determination by the Planning Commission of the following: 1.A preliminary determination that the provisions of the Cannon Road Agricultural/Open Space Zone applicable to the approved project designated as the Carlsbad Floral Trade Center (North 40 Urban Farm) permit the addition of Farmstay lodging as a related and accessory use to the primary agricultural use under CMC Section 21.209.040 under the conditions described in the attached, and, 2.In the alternative,a preliminary determination that the Farmstay use is permitted under the provisions of CMC Section 21.209.040 B as a use..." substantially consistent with the intent and purpose and guiding principles of this zone," and, 3.A confirmation that all uses included on Table A (both agriculture and open space) are permitted while agricultural production continues on the property. Background Caritas is the owner of the Flower Fields and Lot 3,approximately 100 acres in the Carlsbad Ranch historically maintained in farming and subject to the provisions of the Cannon Road Agricultural/Open Space Zone (CMC Chapter 21.209). Caritas has pursued a development program for Lot 3 that will permit long term sustainability in production. Caritas has developed a food oriented crop mix for Lot 3 in order to diversify the farming production and increase the value of the production. In exploring a shift in products, Caritas determined that a seasonal program relying on admission 7220 AVENIDA ENCINAS •SUITE 204 •CARLSBAD,CA 92011 Telephone (760) 431 -5600 Fax (760) 431-9020 www.carltas.com revenues such as the Flower Fields would not be feasible for a farm with multiple permanent food production aspects. To provide an economic base that supports production and associated infrastructure needs, Caritas has explored related supportive and accessory uses which can increase product value and economic return from the farm on a year around basis. In 2013, the first phase of a 4 phase development of related and support facilities including winery, breweries, marketplace, and floral trade center on approximately 17.22 acres of the 45.60 acre property north of the Flower Fields on Lot 3 was approved by the Planning Commission in Resolution No. 7024. All these uses are in support and accessory to continued farm production. The approval noted that the full build out to approximately 113,780 square feet would be subject to approval of phases 2,3, and 4. Planning for the additional phases has proceeded incorporating the uses contemplated under the Cannon Road Open Space/Agricultural Zone. The additional uses contemplated include food service as specifically permitted under Section 21.209.040 Table A and Farmstay lodging as a related and accessory use. It is contemplated that the total square footage of buildings will be approximately the same as originally proposed for all 4 phases, but in light of the new zoning provisions, additional uses, and complexity of planning, guidance from the Planning Commission is requested. V ry T uly Yours t I C r s her C.Calkins, President ,, Carlsbad Floral Trade Center and Marketplace (North 40 Urban Farm) Summary of Farmstay lodging element and conformance to Cannon Road Agricultural/Open Space Zone and General Plan August 18, 2017 In 2013, the first phase of a planned 113,000 square foot, 4 phase project on approximately 18 acres of Lot 3 of the Carlsbad Ranch was approved (the "Project").The Project is planned to accommodate a range of uses supporting and related to the primary agricultural use. These uses reflect an overall agricultural plan to shift a significant portion of the production to food and food related crops, while maintaining a participation in the floral production centered on the Flower Fields immediately to the south. A floral wholesale distribution center together with micro-breweries,a winery,a marketplace and food service are all contemplated. Based.on work with Cal Poly San Luis Obispo,a series of permanent food crops (olives, blueberries, hops, and coffee) which can benefit from the Project were identified, have already been planted, and are maturing. Caritas Company L.P.,the owner of both Lot 3 and the Flower Fields,is proposing to submit the remaining phases for approval which will include an expansion of the original uses, and the addition of other farm and agricultural supporting uses including Farmstay lodging. This memorandum sets forth the basis for the request for preliminary determination by the Planning Commission that the Farmstay use is in conformance with the zoning and general plan designation for the Cannon Road Agricultural /OpenSpace Zone applicable to Lot 3,under the conditions set forth below. Summary of relevant Zoning and General Plan provisions The Carlsbad General Plan provides a specific set of policies (2-P.62 through 2-P.68)for the Cannon Road Open Space, Farming and Public Use Corridor which were implemented through the adoption of an amendment to the Zoning Ordinance on June 7, 2011. The amendment was further modified to reflect changes incident to approval of the changes as a part of the Local Coastal Plan March 14, 2017. The Zoning Ordinance as adopted permits "Other accessory or related uses that promote the continuation of a primary permitted agricultural use, as determined by the City Planner" (CMC Section 21.209.040 Table A). This provision gives effect to the general plan provision 2-P.63 which provides in .relevant part a policy to "... prohibit commercial and industrial style uses in the area other than those normally associated with or in support of farming operations and open space uses."• All of the uses proposed for the Project are uses "... normally associated with or in support of farming operations," and are accessory and related and in support of the, primary agricultural production uses. These include Farmstay lodging,a concept that utilizes the aesthetic of a farm environment and the relationship with the production of food or floral crops as a vehicle to underwrite the cost of providing the environment. The North 40 Urban Farm, like the Flower Fields in season,is a created environment. The production costs for the small farm products can only be recovered by fully utilizing all of the values . of the farm. Discussion-Zoning and General Plan Consistency as a 'related and accessory use •Farmstay lodging varies in form ranging from newly created inns and bungalows, utilization and repurposing farm buildings, unique and stand-alone low scale bungalows/cottages, to yurts and campsites. In each case, the structure and scale is determined by the environment and farming activities. A collage of examples•taken from a variety of sites around the world is attached. More than 2000 farms, vineyards, and ranches have established Farmstay programs in the United States. Farmstay environments-whether Inns or more informal lodging-have been integral to the economic viability of small farms (less than 200 acres) for hundreds of years. While there may be some retained farming environments in urban areas of the United States, none have attempted to retain farming on the scale proposed for the Caritas property-approximately 100 acres, with an approximately equal production commitment to floral and food crops-'and create a viable •environment not only for production but for distribution and use. From the 25 years of the Flower Fields experience with integrating a production farm with an urbanizing area, Caritas has identified the key characteristics of a sustainable and thriving farming operation in such an urbanizing area.The core objective is to capture and monetize all of the values associated by the public with farming. From this collection of values it is possible to realize the revenue necessary for the farm's survival, regardless of the proportions of revenue contribution. The characteristics that create these values include the following: 1.The management of crops whose cultivation and production from an aesthetic and finished value are accessible to the urban community; low or organic pest and disease control, and a visually interesting and seasonally varied mix. 2.Providing access not only to the farming enterprise on an ongoing visual basis but also the opportunity to participate in direct farming experiences (harvesting crops, cooking, eating, arranging). The experience, and the educational opportunities associated with the experience, then become an integral value to visitors and customers. 3.Translating the specific desire of the urban community to see and touch the source of food Or flowers into a premium for the farm gate price of the field products. 4.Acknowledging the need for a variety of seasonal attractions in the farm production. For example, blueberry harvest in spring, olives and hops in fall, citrus in winter, farm garden crops spring and summer. With relatively small production areas, the output should be virtually all direCtly marketed to those who visit or stay on the farm.• • • 1 5.In many examples throughout the world, the Farmstay element increases the value of the public and farm managed trail and urban access associated with the farm generally, and on a seasonal basis within portions of the farm.By realizing an economic value, the burden of a significant extended public trail system that is often incompatible with farm operations can be translated into direct support for the creation and management of the access. The burden is significantly higher for an urban farm, and consequently necessitates a larger Farmstay element. The result of successfully integrating these elements is that the farming operation becomes the primary driver of revenue, even if it is realized through food service, Farmstay lodging or finished production. The farming operation effectively is the core and its operation "subsidizes" the other elements with substance, and authenticity of experience, while the other elements economically subsidize the farming. Therefore, both by reference to small farms, vineyards, and ranches generally and the specific characteristics of Lot 3, Farmstay is both an accessory and related use as permitted under CMC Section 21.209.040. • Discussion-Zoning consistency with guiding principles The incorporation of Farmstay lodging in the Project is also allowable as a use consistent with the intent and purpose of the guiding principles for the zone. (CMC Section 21.209.040 C). The Guiding principles are set forth in CMC Section 21.209.030. The incorporation of Farmstay lodging in the North 40 furthers their implementation as follows: 1.Social Principles. The Farmstay lodging encourages events and access for community and 'other visitors with a specific desire to engage with the farm and to experience the farm environment on a 24-hour basis. It helps to create an area that is unique and vibrant with a, full blend of the farm experiences. 2.Economic Principles. It provides the opportunity for the private landowner to economically support the long-term agriculture and open space values of the property, using only the resource created by the farming environment. It is innovative in supporting a farm environment under the pressures of a growing urban setting, using these urban pressures to support the agriculture. 3.Environmental Principles. It provides a balance in uses with a low density lodging experience combined with the other uses that transform the farm and its products to personal experiences. Implementation of the plan with Farmstay focused on access and the benefits of a trail system which allows engagement with the farming uses will provide and supporta significant and dramatic increase In the public trail system of the City. This trail system, directly supported by the Farmstay focus, will maximize a public access to farm, ocean, and lagoon views. By giving effect to the guiding principles for the zone, the Farmstay use may also be permitted under CMC Section 21.209.40 C. • Conditions for Conforming to Zoning Farmstay lodging is distinguished from general commercial lodging by its direct integration with a farm in active production. Consequently it must reflect a series of unique conditions and constraints. In light of the characteristics of the zone and common practice, Farmstay lodging under CMC Section 21.209.40 should satisfy the following conditions which differentiate such lodging from other forms of lodging, and assures its use only so long as in support of the primary agricultural production: 1.The Farmstay lodging represents a relatively small portion of the overall farining environment. •For example,as contemplated for the Project and its context with the Flower Fields, it would utilize about 8%of the entire farm environment and approximately 20% of Lot 3. 2.The farming environment primarily Includes continuing direct commercial production of food and/or flowers or other agricuttui.al products. For example,as contemplated for the Project, the total production area (including the Flower Fields), will be about.75%of the entire acreage and more than 50% of Lot 3 alond. 3.The bulk and scale of the Farmstay lodging is consistent with a farming environment. For example,as contemplated for the Project, it would be comprised of single story bungalows, grouped at no more than 8 in a cluster, with no vehicular access directly to the bungalows. Only a single central lodge with food service and support would complement the decentralized and low scale individual bungalows. 4.The Farmstay lodging is directly integrated in a manner that encourages integration and experience with the farming operation.For example, specific crop areas adjacent and interwoven with the lodging will allow both unique low volume specialty products to be grown, as well as visual and physical proximity to the crops, similar to that experienced at Flora Farms in Cabo San Lucas. In addition, the inclusion of key trail links, accessible to the public on a year round basis, proposed for the Project will also be integral to the overall experience and farming values. These conditions are illustrated conceptually on the attached aerial. Summary Farmstay lodging which satisfies the conditions characterizing it in common usage is a related and accessory use supporting directly and indirectly the primary agricultural production. 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