HomeMy WebLinkAbout1983-10-18; Housing & Redevelopment Commission; 24; Big Bear Markets/San Diego TrustHOUSING AiD ‘-‘DiVELOPMENT COMMISS.-N - AGENDA BILL I, j.:
1 AB~~-L!L- 1 TITLE: RP 83-7/RP 83-11 BIG BEAR MARKETS: I DEPT. HD.y
I MTG RP 83-12 sm DIEGO TRUST - EXPANSION AND
I
/q//8/83 .1.. -.-
RE D REDESIGN OF BIG BEAR CENTER LOCATED AT THE CITY Amy-q
DE1 ?T. SOUTHWEST CORNER OF ELM AVENUE AND I-5. CITY MGR.ps%k
v
RECOMMENDED ACTION:
Housing and Redevelopment Commission adopt Resolution No. 032 approving RP 83-7, RP 83-11 and RP 83-12.
ITEM EXPLANATION:
A public hearing for RP 83-7/RP 83-11 and RP 83-12 was held by the Design Review Board at their meeting of September 14, 1983. This multiple application proposes a comprehensive upgrading of Poinsettia Plaza. The major activities include the following:
1) Redesign of the parking areas.
2) A 4675 square foot building addition to the Big Bear Market. 3) Remodel of exterior of Big Bear and liquor store.
4) Removal of non-conforming free-standing sign. 5) Improvements to Oak Avenue exterior and loading area.
6) Extensive landscaping additions.
7) Addition of a 100 square foot automatic bank teller.
8) Possible median installation between I-5 and Harding St.
Staff feels the result of the proposed improvements will be a safer and more attractive design that is far superior to the existing plan. As proposed, this project complies with all requirements of the Carlsbad Zoning Ordinance and the goals for subarea 2 of the Village Design Manual.
The Design Review Board voted to adopt Design Review Board Resolution No. 025 recommending APPROVAL of redevelopment permits for this redesign and expansion.
FISCAL IMPACT:
This action will result in no fiscal impact to the City.
EXHIBITS:
1 - Staff report from Land-Use Planning dated September 14, 1983.
2 - Site plan for Poinsettia Plaza
3- Resolution No. 032 approving RP83-7/RP 83-11 and RP 83-12.
DATE:
TO:
FROM:
SUBJECT:
I.
STAFF REPORT
September 14, 1983
Design Review Board
Land Use Planning Office
RP 83-7/RP 83-11 - BEAR BEAR MARKETS; RP 83-12 - SAN DIEGO TRUST - Request for several proposals resulting in expansion and redesign of the Big Bear Center located at the southwest corner of Elm Avenue and I-5.
RECOMMENDATION
It is recommended that the Design Review Board ADOPT Resolution No. 025, APPROVING RP 83-7, RP 83-11, and RP 83rbased on the findings and subject to the conditions contained therein.
II. PROJECT BACKGROUND
For the past several weeks, the Redevelopment, Planning and Engineering staff has been working with the owners and businesses in the Big Bear Center to achieve an improved design of the site. Clearly, the existing parking lot layout is hazardous and inefficient, and is in need of redesign. In addition, several improvements are planned for the buildings on- site. This report is an attempt to put this information (three RP applications) into one understandable package for comprehensive review by the Board.
The following activities are proposed:
4
b)
cl
d)
e)
f)
Redesign of the parking layout to that proposed on attached Exhibit "B";
A 4675 square foot building addition to the Big Bear Market;
Remodel the exterior of Big Bear Market and the liquor store, including the addition of wall signs; as shown on Exhibits "C" and "D";
Improve the appearance of the loading areas adjacent to Oak Avenue;
Remove the existing freestanding sign completely; and
Place a 100 square foot automatic bank teller as shown on Exhibit "A", in a parking lot landscape island.
Discussion
A) Parking Layout
As shown on Exhibit "B", the parking lot layout is proposed to be redesigned to provide improved circulation and appearance. The lot will continue to have three entrances, one of which will be redesigned to three lanes (two exits, one entrance) with a long "throat" for car-stacking which will be separated from the parking spaces. Staff is recommending that eventually a median down the center of Elm Avenue be installed which would restrict left-hand turns to this entrance. The remaining entrances would accommodate right-in, right-out traffic only.
This proposed three-lane, main entrance will help internal circulation by encouraging motorists to utilize the large, centralized lot. This area is vastly under-utilized under the existing configuration. Also, from this central lot, it is increasingly likely that vehicles will use the Oak Avenue exit, avoiding congested Elm Avenue exits. In addition, the fotomat booth will be moved back from the street to allow improved flow in the liquor store area.
Overall, the proposed parking layout totals exactly the same number (194) of parking spaces as that presently existing. This total meets the zoning requirements of one space per 300 square feet of retail building area. Some (18 percent) small car spaces are included in aisles separated from regular spaces. Staff believes that the improved on-site circulation, the minimizing of Elm Avenue conflicts, and the improved landscape treatment should result in a far superior layout to that presently existing.
B) Supermarket Addition
Part of the proposal is to add a 4675 square foot addition to the Big Bear Market. As shown on Exhibit "A", this addition would be constructed on the north end of the market and would connect with the liquor store. This addition should not increase congestion problems and will eliminate a dangerous, blind intersection with the western alley.
Cl Remodel Supermarket Exterior
The applicant also proposes to remodel the exterior of the supermarket building. The. exterior will have large windows with a red concrete tile mansard roof. Beige stucco walls with dark stain wood trim should tie the project in with existing facades. Glazed tile under the windows will help accent the entrance and exit, Large wooden pillars outside the entrance will support a roof canopy to provide entrance and exit shelter.
-2-
-
The east entrance, toward the main, central parking lot will allow ingress and egress for the supermarket, while the north elevation will allow exit only. This should serve to encourage customers to park in the large lot east of the market. The west elevation, adjacent to the alley, will be re-painted, including an accent line to help break the monotony. The south elevation is proposed to be re-stucco'd and painted.
Two large wall (Mansard) signs identifying "Big Bear' are proposed on the entrance/exit canopies of the store as shown on Exhibit "C". These signs are proposed at approximately 160 square feet per sign. No other supermarket signs are proposed.
D) Oak Avenue Frontage Improvement
The Big Bear Center is situated on a through-lot, between Elm and Oak Avenues. The Oak Avenue frontage is adjacent to a residential area, which is subject to a direct view of the rear of the supermarket and retail shops. As with most centers, this rear area has been generally neglected and allowed to become a disorganized storage area for palettes and trash dumpsters. The proposed project would upgrade this area by;
1. Landscaping the parkway along the sidewalk with a mixture of trees and bushes
2. Constructing three permanent trash enclosures, enclosed in a six foot high block wall with gates opening toward the stores and,
3. Re-paint the building exterior.
El Remove Freestanding Sign
The project proposes that the existing freestanding sign be removed. There are no plans to replace it with another sign. This existing sign does not conform to the zoning requirements and the property owner has been notified to remove it immediately.
F) Automatic Bank Teller
As shown on Exhibit 'B", San Diego Trust Bank is proposing to place a 100 square foot automatic teller machine in the landscape area near the main parking lot entrance. Since this machine does not eliminate parking, is fairly low-key in design (Exhibit "A") and should not increase congestion, Staff can support its inclusion in the plans.
In summary, Staff believes that the improvements proposed in this project will result in a project far superior to that now existing and recommend their approval.
-3-
III. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project is categorically exempt from environmental review according to Section 19.04.070(5) of the Carlsbad Environmental Ordinance and, therefore, issued a notice of exemption on June 17, 1983.
IV. OWNER OF RECORD
Carroll, G. Stanley and Gloria Starke, Robert 0 and Mary 1942 S. Pacific Street Oceanside, CA 92054
Attachments:
1. Design Review Board Resolution No. 025
2. Location Map
3. Exhibits "A", "B", "C", "D", "E" and "F", dated September 2, 1983
PJK:ad
9/l/83
-4-
,
ELM STREET
‘ ,. r.
1.
STATION , .
r-
BIG BEAR I
MARKET 0
- -
BIG BEAR MARKETS
RP 83-7
RP 83-l 1 11 .
RP 83-12
1 DESIGN REVIEW BOARD RESOLUTION NO. 025
2 A RESOLUTION OF THE DESIGN REVIEF7 BOARD OF THE CITY OF
CARLSBAD, CALIFORNIA APPROVING A REQUEST TO EXPAND AND
3 REDESIGN THE BIG BEAR CENTER.
4 APPLICANT: BIG BEAR MARKETS, SAN DIEGO TRUST CASE NO.: RP 83-7, RP 83-11, RP 83-12
5 WHEREAS, the Design Review Board did, on the 14th day of
6 September, 1983, hold a duly noticed public hearing as prescribed
7 by law to consider said request; and
8 WHEREAS, at said public hearing, upon hearing and
9 considering testimony and arguments, if any, of all persons
10
11
desiring to be heard, said Board considereed all factors relating
to the use proposal.
12 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review
13 Board as follows
14
15
16
17
18
19
20
21
1) That the above recitations are true and correct.
2) That based on the evidence presented at the public hearing, the Board recommends APPROVAL of RP 83-7, RP 83-11 and RP 83-12 based on the following findings and subject to the following conditions:
Findings:
1) That the existing design of the center is hazardous and inefficient and is in need of redesign.
2) That the proposed supermarket expansion should not increase on- site congestion and will, in fact, eliminate a hazardous corner.
22 3) That the proposed project is consistent with the City's Village Design Manual and Development Standards of the V-R zone.
23 4) That the existing freestanding sign is nonconforming and should be removed. 24
25 15) That the automatic teller kiosk will not adversely affect the functioning of the center.
26
6) That this project is exempt from environmental revision per
27 I Section 19.04.070(5) of the Carlsbad Environmental Ordinance.
'.
1
2
? c
4
fi Y
E
7
E
9
1c
11
12
12
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
Conditions:
1)
2)
Approval is granted for RP 83-7, RP 83-11 and RP 83-12, as shown on Exhibits "A", "B", "C" and "D", dated August 30, 1983, incorporated by reference and on file in the redevelopment office. Development shall occur substantially as shown.
The owner shall remove the nonconforming freestanding sign September 15, 1983.
3) All signs on the premises which do not conform with the City o! Carlsbad sign ordinance, must be removed or made to conform prior to occupancy of any new construction.
4) All landscaped areas shall be maintained in a healthy and thriving condition.
5) This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewel capacity is available at the time of application for such permits and will continue to be available until time of occupancy.
6) Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engineer.
7) The developer shall dedicate to the City of Carlsbad direct access rights from the project site onto Elm Avenue except for the access points as noted on the approved site plan labeled Exhibit "B". This dedication shall be accomplished prior to occupancy of any new construction on the site.
8) The developer shall improve all public street and alley frontages adjacent to the project site in accordance with city standards prior to occupancy of any building expansions. These public improvements shall include the repair of any broken curbs, gutters, or sidewalks, the installation of handicap ramps and street lights and other items as required per city standards.
9) The developer shall install a curb inlet on Elm Avenue in accordance with City standards and in a location as approved b! the City Engineer. The curb inlet shall be connected to the existing storm drain beneath Elm Avenue. All onsite drainage which currently flows onto Elm Avenue shall be directed to thi: proposed curb inlet box using a private underground storm drail system. Nor surface drainage from a 10 year storm shall be allowed to flow across the public sidewalk.
10) Prior to the issuance of any building permits for the project site, the developer shall bond for design and construction of the storm drain along the Elm Avenue frontage.
DRB RESO NO. 025 -2-
1
2
z
4
K Y
6
7
E
5
1c
11
12
1:
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
11) The developer shall agree to participate and not oppose the formation of an assessment district to fund the construction the Elm Avenue median from I-5 to Harding Street.
12) All landscaping and irrigation shall be installed and maintained in accordance with the City's approved L,andscape Guidelines Manual.
PASSED, APPROVED AND ADOPTED at regular meeting of the
Design Review Board of the City of Carlsbad, California, held on
the 14th day of September, 1983, by the following vote, to wit:
AYES:
NOES:
ABSENT:
01
ATTEST:
MARY MARCUS, Chairperson DESIGN REVIEW BOARD
CHRIS SALOMONE COMMUNITY REDEVELOPMENT MANAGER
DRB RSSO NO. 025 -3-
i I .
‘,
!
-I b g
$ is -i: c
J
g -I
I
I
81 1; i 1
,
,
I.
z f: si I! i:
EXHIBIT II
4 _ 4, -. -_ i-- -- .___ __- -.._ - -
I ALLEY \ T
!
--. - I r
1 4 I s .if 9 x
.; * -:a
‘g I
I
1
2
3
4
5
6
7
0
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
RESOLUTION NO./J3&
A RESOLUTION OF THE HOUSING AND PEDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA APPROVING A REQUEST TO EXPAND AND REDESIGN THE BIG BEAR CENTER.
APPLICANT: BIG BEAR MARKETS, SAN DIEGO TRUST CASE NO.: RP 83-7. RP 83-11. RP 83-12
WHEREAS, the Housing and Redevelopment Commission did, on the
.8th day of October, 1983, hold a duly noticed public hearing as
brescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering
:estimonv and arguments, if any, of all persons desiring to be
leard, said Commission considered all factors relating to the use
jroposal.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and
!edevelopment Commission as follows:
.I That the above recitations are true and correct.
:I That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of RP 83-7, RP 83-11 and RP 83-12 based on the following findings and subject to the following conditions:
'indings:
.I
‘1
1)
,I
1)
That the existing design of the center is hazardous and inefficient and is in need of redesign.
That the proposed supermarket expansion should not increase on-site congestion and will, in fact, eliminate a hazardous corner.
Thatthe proposed project is consistent with the City's Village Design Manual and Development Standards of the V-R zone.
That the existing freestanding sign is nonconforming and should be removed.
That the automatic teller kiosk will not adversely affect the functioning of the center.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
i) That this project is exempt from environmental review per section 19.04.070(5) of the Carlsbad Environmental Ordinance.
Ionditions:
-1
!I
1)
1)
;I
;I
‘)
1)
‘1
Approval is granted for RP 83-7, RP 83-11 and RP 83-12, as shown on Exhibits "A", "B", "C" and "D", dated August 30, 1983, incorporated by reference and on file in the redevelopment office. Development shall occur substantially as shown.
The owner shall remove the nonconforming freestanding sign by September 15, 1983.
All signs on the premises which do not conform with the City of Carlsbad sign ordinance, must be removed or made to conform prior to occupancy of any new construction.
All landscaped areas shall be maintained in a healthy and thriving condition.
This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer capacity is available at the time of application for such permits and will continue to be available until time of occupancy.
Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engineer.
The developer shall dedicate to the City of Carlsbad direct access rights from the project site onto Elm Avenue except for the access points as noted on the approved site plan labeled Exhibit "B". This dedication shall be accomplished prior to occupancy of any new construction on the site.
The developer shall improve all public street and alley frontages adjacent to the project site in accordance with City standards prior to occupancy of any building expansions. These public improvements shall include the repair of any.broken curbs, gutters, or sidewalks, the installation of handicap ramps and street lights and other items as required per City standards.
The developer shall install a curb inlet on Elm Avenue in accordance with City standards and in a location as approved by the City Engineer. The curb inlet shall be connected to the existing storm drain beneath Elm Avenue. All onsite drainage which currently flows onto Elm Avenue shall be directed to this proposed curb inlet box using a private underground storm drain system. No surface drainage from a 10 year storm shall be allowed to flow across the public sidewalk.
1 10) Prior to the issuance of any building permits for the project site, the developer shall bond for design and construction
2 of the storm drain along the Elm Avenue frontage.
3 11) The developer shall agree to participate and not oppose the formation of an assessment district to fund the construction
4 of the Elm Avenue median from I-5 to Harding Street.
5 12) All landscaping and irrigation shall be installed and maintained in accordance with the City's approved Landscape
6 Guidelines Manual.
7 PASSED, APPROVED AND ADOPTED at a regular meeting of the
8 Housing and Redevelopment Commisison of the City of Carlsbad,
9 Carlsbad, held on the 18th day of October, 1983, by the following
10 vote, to wit:
11 AYES: Ccsmissioners Casler, Lewis, Kulchin, Chick and Prescott
12 NOES: None
13
14
15
16
17
18
ABSENT: None
ATTEST:
19 / ALETHA L. RATJTENKRAN~; Cit Clerk 20
21 (SEAL) 22
23 ///I
24 ////
25 ////
26 ////
27
28
-_
NOTICE OF PUBLIC HEARING
RP 83-7/RP 83-ll/RP 83-12
NOTICE IS HEREBY GIVEN that the City of Carlsbad Housing and Redevelopment Commission will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:00 P.M., on Tuesday, October 18, 1983, to consider a request for expansion and redesign of the Big Bear Center on property generally located on the south west corner of I-5 and Elm Avenue, and more particularly described as:
A portion of Tract 115 of Carlsbad Lands according to Map 1661 (535, 775) filed in the Office of the County Recorder.
APPLICANT: Big Bear/San Diego Trust PUBLISH October 5, 1983 CARLSBAD HOUSING & REDEVELOPMENT COMMISSION
-_I-- -- -_-_-. ------.rv-- u----- -1--- “*a.---
!... c c n ‘i’ I cl N M .A ‘-: -me --.- I- ---- _L...-l_
.
2
“! 11’ ._. A u. L, r -, n
(I
i ;I ’ I 11 I
I 4 1 t
I I ~..~..---.~..~e..I-..-~ ---e-4-
, f.Ig”; [:;;~,t$j ~,4$l‘l,Y-j”;(~~$ ,. ~ _ -.
I I. . . . I
/ 1
I
I
i
j
1 8
I
,
i
-
, NQTICE OF PUBLX HEARING
NOTICE IS HEREBY GIVEN that the Planning Connnission of the City of Carl&ad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 7:00 p.m. on Wednesday, September 14, 1983, to consider approval
of a request for expansion and redesign of the Big Bear Center on property generally located on the south west corner of I-5 and Elm Avenue and more particularly described as:
A portion of Tract i 15 of Carlsbad L,ands according to Map
1661 (535, 775) filed in the Office of the County Recorder.
Those persons wishing to speak on this ,proposal are cordially invited to attend the public hearing. If you have any questions please call the Land Use Planning Office at 438-5591.
CASE FILE: RI? 83-7/R!? 83-11/R? 83-12 APPLICANT: Big Bear/San Uiego Trust PUBLISH: September 3, 1983
CITY OF CARLSBAD PiiNNING ~MMISSICN
‘
I I
I
i
i
1
r
i /
!
I
I
i
i
I
0 * w o> Lzz
(r-l
% .--xx l-x H
zx mw x
.EZ w-c < mo .
WI-4 -0w ux OR La a VI z rm m-4 -
mS m $2 CJ 4x -RU b-z ;=-‘-H
wz -.z=
4u, “S RW ‘,ch& ..cT-ir __ m u-c -. F T c:
mo 25 5
:‘$$ 2 w .r
CY 6-i WH Q-4 0-R 4 ON 0 .w 0 u WW
‘OH -0%
--tzz --x4- l-4
- -In .wz
-F:t: wz urn
‘.‘WX . WF-. ..wpo 4
-wo moI , cb-
mo z% -w <u
-. l-4 -. 2
“Z” rw ww z:o ‘I- 010 -2 0
.’ g
w=: < R m*=z 0 --; --o 0 --(
x g .I. w -0 r) rz .R30 u-n wccz u-m =I-cIv, ODP-f-WX-4 * I)o.xnx-w “.> :‘.‘p m c
c-¶y-~w’o-
W &ii t-n c--R*.0 m -_. 4z W’ %0x
g : ‘. 7 ,:
g g 1:
‘0 :. om . au) .:
R R .Y. .
e -’ nJ ‘- Be: . .
3-P <.-’
m2- . J.0
, c. xz
p-7
zz Wrr -cw
4,”
z;
3 3 A ww CA0 a4
zz GE w -I
r I- O
y-urn -- Rrn 4 -4 ;“=
mc mc y .4-r
0 O-U% wcn :3ryl -urn .crn -cm. rz m-u ma ,----I .=.cz. ‘>
oi ‘0-i -z’ RW rR* *.-mw wcn -- wcn -. -.P
sz 3-R XF
-gz zz . ..Ei .- --d) cfo g * ;.-.*
“‘ 0 03 o.- 0 R -’ R ‘%”
9.. 9 ‘.W h)- N 0 0 . .
g .-
0 T’- (rr :’ o..o =:-A$ la *. 0 02 0 u.-’
0’. 20 .-.
mc r-z- -77 --.a
32 ’ -< -.mu, -7. c
r -
x _ w .- . *_ n (u : G)- oL. . . I .., x P Ir
z W
w $ -it mu OW z7 (
mll: I-+( z
!$.c1. g;
.-rz I-- x - ( Em ;
ZEi 6: 4% *r
0s >- R” .z; xz 0‘ L X0 fii “Z r-l
4 m I L? <
OE; ci & > r CYZ . 00 w
x c z- UO WL u;1; 1d
2 C C . :
c: r
2 .
-4 .
R
m > ui z 0 2 + 0 e iz E H a z 4.7 i-i ” w . - . ” 5 co . . . c
0
2 -_. cl s Et U 0 N” u t: w ru h 0 m QI 0 0 0 0 0 U w 0 u OS
1
w U 0 0 0 0
lul= N . >
czz Q -2 z C : : =
cow -
zs -0 1 c v W 0 L m 0 w m 4 2, ul I
- sz
-_ x I cn w
z I 0 r : > .
R. . W 0 0
EL u. -. 4-f.
um- zz m-4 m-i R
22 o=; :oz R7c x=+x m m m UJ UJ NW zw NW 00 00 00 ulw mu ZZ am am
2 2 2
Lx-g 10-4 0 c 0 4-r 3r-z t-4 :> m XN?J m 3 w 703 0-c”
yll
%s
- l-r) R -(I l-f 0 2
u Ki 0
x B .
RI ?a t2 2 c - c t-
: % m 3 I3 % P u-3 I?
E : m t- .
z
VJ N 0 z 0
;
> > 3-i
> 2: 31 I
2 , , :
: /
: > .I
n
5 c
n z
n
a i i
:
;
; :
;
VI
0
$
2
L
COI . ____ -__
* 1
gj
5;
5i
u)
I
r;= lu RI lu N Iv w : 4~ ,‘. Iv i W Iu ul u u OI ;;: .’ 9 U
IG
m w m 4 .lJl UY a U 0 ‘“, .‘.- w : JI c” I
r
I
; ”
0
.
i
5 L
1
;;
:g :z
;’ ,
2
:Iz ‘S
:t
:P iQ
f I Y
>
j:
;
2
3
:!
9
5
;
:
:
:
!
*-
** .d *r I .:
:
: ‘2
2 G
:
;
: .
f
t
I ti <r
4 ;;: u I-.
4 rl ‘v-4 , * , i I
, . 0 dr r( 0 0’ I- O 0 G CP z 0 0 0 . . 0
a 0 0 s 0 0 0’ 4
c; a3 3 M x
* .
0 2
r= .P= u3 I-4 co
,
3 3 3 x 3 3 x X
5: 0 0 0
0 :: 0 0 0 M 4
CG -0’
4
m-t v-l &I
: a
r( N M 0 0 0
I I a-t CL VI z M : 0 0 0 0 I, I I I U,‘ u u u
0 0 0 0
0 0 0 0
0
QI z z tz
U m 0 0 0 a-t
(: ltl A to M M 0 0 0
Jt ,: \:
E z z
. 0 0 0 0 0 0 0 0
OI z m
9-l 4 I
4 0
I U
z
0 0 0 w
r( N WI u In 0 0 0 0 0 I I I I I 0
U z z z 0 u 0 0 0 .O 0
Jt A I u ,: A s 0 N :: z s
0 0 0 0 0 0 0 0 0 0
z 0
z:-
0
.QI m z
ua tu 0 e-4 I I
z
0
u 0 0
0 0
0 0
z z
.
;1 0; rig i% ; 4 ti
, 0 0 0 0 0 0
1 0 0 0 0 0
=3
0
.
2 h’ ; P= r= r: p:
kJl,\:
;: .’ 6 ‘. - .> i .s Ei
* e
31
ii
i
0
3
-
. a.
;
: a -9 ; e
CI
t-s . 1 ‘-1 *.
:
F ; 4
“i 4
.I .
l
x x 31 X X x x
3 z Q U In W cn
Y
r-t M u W qr 9-t aI M -3 : e-t t-t s-t e-l
I I I I ‘;” ‘;’ ‘;” ‘;” F ‘;”
0 ‘0 0 0 2
I I I I iz 3 r z.. 0-r z z 0 :: :: z ‘0 0 .rl r( r( u U. U =: z W Iii W W a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2
I I t U -Ii- ,: : lt A .: : A A L A : A : g
:,
z
s 0 z 0 0 0
::
0 0 0 0 0 71
N PJ N r.J nl cu CJ
z
t-4 z (v E
0 e
-E
0 m
co 0
z m
ua
a -rm do wo
=;2
2-x U’o
En
ua am .dln
%!
IIS
au u-co
%a
2s Hul cud wni a
00
u u
f: m u-l A mz w 0-J zs Et-
m 0 0
lu m
s
52 co m A h u u
%
t2
2 L
.
k% zti
00
St%
acla
c
w”:
ma
&I 0
CLU
.
. . d
Di
8, * ,* . .
~ . I-
. * *’ .L
. . L
*. .a . .I
i
:. :
;
* .- . ; - ,,
I \
.
.
“0”
22 ow
a -rco -tM
. .
; *
I._ .-
8-t 0 OI 0
u-l 0
d P= u
N
b
CY x
0 0 0 0 0 0 0 m
U 0 0 ca
a3 Y u;
4
m- rl Ki W
n
g . 03 m 0 F-i M U ul w u m r-l ‘In ..F- co N M ij La 0 0 rl v-4 d d r4 e-4 0 0 0 0 0 0 e-4 84 I N c: Al t!J I
c: A A A I
z :, I
s:
A- I
s
: I I d T
n In In ul ul 2 VI z 2 ln is u : In 2
r) l-9 ?+I m M P) vl t-7 M rr) M M 2 M a
I I A I I A I I I I I I VI M to WI M M A A M A A M A M VJ 5
3 0 0 0 0 0 0 0 0 0 0 x N N .z -3 N N N N N El N z N r: zl N z
F
xl c3 E? a) ca co w W w 2 W w W c3 co a0 ’ s c1 OI ca OI u8 QI -3 f3 m * m 2 OI m tD c) 0 0 0 0 0 0 0 0 0 0 0 0 2
Lb OI CI QI QI -. QI 0 z 0 z QI QI c- zz z m X w
E w
z -u
z a i
2 co 0 s-t I: s-f: ZFJ WlU
i-
% W 30
~~
oun
-E;: W
I3
ti
g,"
2ia -10, W
zig taw tin
Wa t-l- .uiu) <II W>
m .O 0
N m
a
0
J t.J OLm
Za 0 u On
vzl ZUr l-4-l
W’;t -rv
2 z Ln’
63 0
Is aoc
m
u-au
-to
2&l
va
u-2
- W
z x r,
QI -.
W
iiiz
z
IL WN .H N OI I co c- 0 z- r) w
-ta-. v
0
.z YV z 5
Ocm 4 0
ZO cd
- lx
2.
o- a
;5
WO.
‘2 :. z wu”
2
0 gz-: -$ zc.2 ul ;rv a 2 0‘ -J W w .+v. u JO
”
cl .4-r W w h x
a &i u-3 c!x CJ 0. WA ez
~~ ww t-lx 2 cn C-30 ‘WX cn 22 =;;: -1zz
a0