Loading...
HomeMy WebLinkAbout1125 I ~ .~.~.;;." '; . RESOLUTION NO. 1125 A RESOLUTION .OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA GRANTING A CONDITIONAL USE PERMIT FOR A 4-UNIT APARTMENT BUILDING AT 16 FANO STREET WHEREAS, on November 13, 1979, Mr. Ernest Reid filed an applica- tion for a four (4) unit apartment building, Planning Department Case No. C.U.P. 79-21 on property commonly known as 16 Fano Street, more particularly described as follows: Lot 31, Block 68~ of Tract No. 866 as recorded in Map Book 16, Pages 198-199 in the office of the Los Angeles County Recorder, WHEREAS, a public hearing was held on December II, 1979, at . which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: Section I. That the factual data submitted by the Planning Department in the attached report is true and correct, Section 2, This Commission finds that: 1, The granting of this Conditional Use Permit as herein- after provided will not be detrimental to the public health or welfare or,injurious to the property or improvements in such zone or vicinity, 2, The use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. 3. The site for the proposed use is adequate in size and shape to accomm~date said use including all yards, parking, loading, landscaping and other features required to adjust said use with the land and uses in the neighborhood, . 1125 4. The site abuts streets and highways adequate in . width and pavement type to carry the kind of traffic generated by the proposed use. 5. The granting of such Conditional Use Permit will not adversely affect the General Plan. 6. The use applied for will not have a substantial ad- verse impact on the envirornment. 7, The proposed use complies with all requirements set forth for the issuance of a Conditional Use Permit, 8, The proposed use will not substantially increase vehicular traffic on any street in a residentially zoned district. 9, The proposed use will not lessen the suitability of any nearby commercially zoned property for commercial use by inter- fering with pedestrian traffic. 10, The proposed use will not create increased traffic hazards to pedestrians when located near a school, church, auditorium, theater or other place of assembly. . Section 3. That for the foregoing reasons, subject to approval . of the City Council, this Commission grants a Conditional Use Permit for a 4-unit apartment complex upon the following conditions: I. The proposed building shall comply with Building Division regulations, 2, Prior to the issuance of a building permit an approved grading and drainage plan will be required; and concurrent with devel- opment, the existing drive apron (not to be used) shall be closed.1 3. Water service for the proposed development to conform to the Uniform Plumbing Code and'. to be installed by Arcadia Water Division at developer's expense. proposed building shall comply with regulations set Department. Planning Commission grant the following modifications: A zero side yard setback for a proposed carport adjacent to the westerly property line and a pro- posed trash enclosure adjacent to the easterly property line in lieu of la' required. (9255.2,4.) 4, The forth by the Fire 5. The A, . -2- 1125 . 5. (Contd) B. Deletion of the 5 foot wide planting area re- quired between an open parking space adjacent to the easterly property line and between three (3) additional open parking spaces along the westerly property line (9255.2.9,) c. A 5 foot (in depth) landscaped rear yard in lieu of IO' required (9255.2.5,) 6. If any attempt is made to convert this property into a cooperative multiple dwelling, the Conditional Use Permit 79-21 and the requested modifications shall become null and void and applicant shall execute a Covenant to this effect in a form and with content approved by the City Attorney, to be recorded and run with the land 7, Conditional Use Permit 79-21 shall not take effect until the owner and applicant have executed a form available at the Planning Department indicating awareness and acceptance of the conditions of . approval, Section 4. The Secretary shall certify to the adoption of this resolution. I HEREBY CERTIFY that the foregoing resolution was adopted at a regular meeting of the Planning Commission of the City of Arcadia, on the 8th day of January, 1980, by the following vote: AYES: Commissioners Fee, Hedlund, Kuyper, Sargis, Soldate Brink .NOES: None ABSENT: - Commissioner Hegg ( -~!P~ . j;ST: ~~ ~~etarY -3- 1125 . . . DECEMBER 11, 1979 TO: FROM: CASE NO. : PREPARED BY: CITY OF ARCADIA PLANNING COMMISSION PLANNING DEPARTMENT CONDITIONAL USE PERMIT 79-21 CORKRAN W. NICHOLSON GENERAL INFORMATION APPLICANT: LOCATION: REQUEST: ERNEST B, REID 16 FANO STREET CONDITIONAL USE PERMIT AND MODIFICATIONS TO CONSTRUCT A 4-UNIT APARTMENT BUILDING EXISTING LAND THE SUBJECT SITE IS DEVELOPED WITH AN EXISTING USE & ZONING: SINGLE-FAMILY DWELLING AND IS ZONED R-3H LOT AREA: FRONTAGE: SURROUNDING LAND USE & ZONING: APPROXIMATELY 8,000 SQUARE FEET (.18 ACRES) 50 FEET OF FRONTAGE ON FANO STREET NORTH: DEVELOPED WITH A 7-UNIT APARTMENT COMPLEX; ZONED R-3H SOUTH: DEVELOPED WITH A SINGLE-FAMILY DWELLING; ZONED R-3H WEST: DEVELOPED WITH A 16-UNIT APARTMENT COMPLEX; ZONED R-3H EAST: DEVELOPED WITH A SINGLE-FAMILY DWELLING; ZONED R-3H GENERAL PLAN: AREA IS DESIGNATED AS MULTIPLE-FAMILY RESIDENTIAL (7+ du/ac) . . . C.U.P. 79-21 December -11, 1979 Page Two MODIFICATIONS A. REQUESTED: Reques~ a zero side yard setback for a proposed carport adjacent to the westerly property line and a proposed trash enclosure adjacent to the easterly property line in lieu of 10' required (9255.2.4). B. Request deletion of the 5 foot wide planting area required between an open parking space adjacent to the easterly property line and between three (3) additional open parking spaces along the westerly property line (9255.2.9). C. Request a 5 foot (in depth) landscaped rear yard in lieu of 10' required (9255.2.5), SPECIAL BUILDING INFORMATION The applicant has proposed to construct a 4-unit apartment building on the subject site which is comparable (in lot dimension and building de~ign) to a proposed project which the Planning Commission approved on September 25, 1979, granting Conditional Use Permit 79-14 and modifications for a 4-unit apartment building at 115 El Dorado Street. The proposed two story apartment building will consist of 3 two- bedroom units with approximately 1140 square feet per unit and a one-bedroom unit with approximately 810 square feet. The building will have a stucco exterior with a combination of stucco and rough sawn redwood trimming on the building front. PARKING The propOsed project will provide eight (8) parking spaces (4 covered and 4 open). There will be one driveway which will provide ingress and egress from the eXisting alley adjacent to the southerly property line of the subject site. ANALYSIS The proposed apartment building is a permitted use in an R-3H zone with an approved conditional use permit, . . . C.U.P. 79-21 December 11, 1979 Page Three . The construction of a 4-unit apartment building on the subject site would be consistent with the General Plan and zoning ordinance with the exception of the requested modifications. Pursuant to the provisions of the California Environmental Quality Act, the Planning Department has prepared an initial study for the proposed project, Said initial study did not disclose any substan- tial or potentially substantial adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historical or aesthetic significance. Therefore, a Negative Declaration has been prepared for this project. Before the Planning Commission takes action on this project, the Commission should "move to approve and file the Negative Declaration and find that the project will not have a significant effect on the environment." RECOMMENDATIONS The Planning Department recommends approval of C.U.P. 79-21 subject to the following conditions: 1. The proposed building shall comply with Building Division regulations, 2. Prior to the issuance of a building permit an approved grading and drainage plan will be required; and concurrent with development, the existing drive apron (not to be used) shall be closed. 3. Water service for the proposed development to conform to the Uniform Plumbing Code and to be installed by Arcadia Water Division at developer's expense. 4. The proposed building shall comply with regulations set forth by the Fire Department. 5. The Planning Commission grant the following modifications: A. A zero side yard setback for a proposed carport adjacent to the westerly property line and a proposed trash enclosure adjacent to the easterly property line in lieu of 10' required (9255,2.4), . . . C.U.P. 79-21 December 11, 1979 Page Four B. Deletion of the 5 foot wide planting area required between an open parking space adjacent to the easterly property line and between three (3) additional open parking spaces along the westerly property line (9255,2,9), C. A 5 foot (in depth) landscaped rear yard in lieu of IO' required (9255.2.5). 6: If any attempt is made to convert this property into a co- operative multiple dwelling, the Conditional Use Permit 79-21 and the requested modifications shall become null and void and applicant shall execute a Covenant to this effect in a form and with content approved by the City Attorney, to be recorded and run with the land. 7. Conditional Use Permit 79-21 shall not take effect until the owner and applicant have executed a form available at the Planning Department indicating ,awareness and acceptance of the conditions of approval, CWN/kl Attachments . File No. c.u."P"O-2.' . CONDITIONAL USE PERMIT APPLICATION A. AppliOllllt's Name Ernest B. Rein ~s 154 Fano Street Arcadia. California g1006 Teleph_ No. H5-2352 Interest in Property B. Property OWner's Name Joe Pa~ne ~ss 16 Fano Street Arcadia. California 91006 Telephone No. 447-0187 c. Properq. Address (Location) 16 FAnn StY"P.Pt. r AT'f\~n i ~ J ~ A 1 ; "^~1 ~ ~, r*\Ot . D. Legal Description Lot No. 31, Elk. 68!, Tract No. 866 B. General Plsn Designation Multiple Famil v ReRinenti ::l.1 F. Zone Clll8sification R- 3H G. Proposed Use (State exactly what Use is intended for the property. If you are applyin", for an eatin", establishment, restaurant or place of assembly, include se~ting capacity.) Owner proposes to develop a 4 unit apartment complex providing 8 total orr-s~reet parking,spaces, 4 parking spaces located in carports and 4 open parking spaces. ,~"~~<";Jf. "-,'- . -1- . .... , . . PRE.llElQUISITE CONDITIONS: (The law requires that the conditions set forth below be clearly established before a conditional use permit can be granted.)' , - UPtAIN IN DETAIL WHEREIN YOUR CASE CONFORMS TO THE FOLLOWING FIVE. CONDITICfiS I 1. That the granting of such conditional use permit will not be detrimental to the public health or welfare or injurious to the property or improvements' in such zone or vicinity. ----This pro j ect will be designed and constructed with the approval and subject to the conditions as set forth by the Planning C mmission. Furthermore the sub ect site is resentl zoned for and provides for the deve opmen 0 mu p e am y res en use. number of new a artment and condominium com lexes have been recentl constructed in the same or genera v c~n y 0 s reques . 2. That the use applied for at the location indicated is one for which a conditional use permit is authori2:ed.----In accordance with Ordinance No. 1685 adopted August 7, 1979, all multiple family dwellings located in the R-3 z9ne, are required to submit an ap~lication for a conditional use permit, during the interim study per od termlnatlng May " !~~u. TnereIore, the owner is applying for the conditional use as authorized and required by such ordinance. . 3. That the site for the proposed use is adequate in size and shape to ace-. ...., date said use, including all yards, spaces, walls, fences, parking, lOading, landscap- ing and other features required to adjust said use with the land and uses in the nei~rhood.----The site for the proposeduse is adequate to provide the requirements as set forth in the R-3 zone which includes the building, parking spaces, fencing, trash, landscaped and open spaces. However, in oraer to provlae tne aoove requlrements, certaln moa~I1Cat~Ons to tne side and rear yards are necessary. . ' 4. That the.,site abuts streets and highways adequate in width and ,pavement type to car~ the kind' of traffic generated by the proposed use. ----The site abuts Fano St. wh~ch is adequate width and paving to provide access to the site. To the rear exists a 20 ft. wide paved alley which provides secondary access to ~ne s~~e. noweverf ~ne a~~ey ~n ~n~s case W~~~ De u~~~~zea to provide . access to the project since all parking spaces are located to the rear of ~ne 4 un~~ apar~men~ Du~~a~ng. . -2- . s. 'l'hatthe granting of such conditional use permit will not adversely affect the comprehensive General Plan. -----In reviewing the city's comprehensive general plan, the area in which the subject site is located, is desi~ated for multiple family residential uses. In a discussion with the annlng Department stafr, they indicate that there are presently no studies underway in the general area. NO'.I'll. '!'he flaMing ColIIIlIission is required by law to llIalce a written finding of facts, based upon the information presented at the time of the public hearing, that beyond a reasonable doubt the five above enumerated conditions apply. . . -3- . APPLICANT(S)' VERIFICATION SIGNATURES: '",- UNDER PENALTY OF PE&1URY THAT '1'IIE FOREGOING LIST ARE TRUE AND CORRECT. I (WE) HEREBY CER'J'IFY INFORMATION AND ATTA Telephone No. 445-2352 Applicant Address , 5A. 1i'~l"\n ~+~~~+ A~~~ni~ ~A 9'nn~ (Include street,'city, state and zip code) Telephone No. Applicant (if more than one) Address (Include street, city, state and zip code) . ~Ji ' ~Of cord~ Telephone No. 447-0187 '" Address l~ ~~nn ~t~~~t. A~~~n;~ ~A 9'nn~ (Inctude street, city, state and zip code) Telephone No. Oomer of Record (if more than one) Address (Include street, city, state and zip code) . Race! ved by 11m Receipt Date . -4- . . . CONDITIONAL USE PERMIT FOR R-3 DEVELOPMENTS Ordinante 1685 requires that the conditions set forth below be clearly established before a Conditional Use Permit for an R-3 development can be granted. The applicant has the burden and shall offer competent evidence in support of his application sufficient to enable the matter to be conSidered and to make findings. The following shall be shown: I. The effect which the multiple dwelling proposed to be constructed or converted has on the comprehensive planning and land use regulations which the Planning Department has currently under study. ----Should the applicant be permitted to construct his proposal, it appears that such a project will have no atteets en the BaBing or land ~&e Y65nlAtlvn6. Thlc 1e ~~c~~cd ~~ the area is zoned for such uses. The comprehensive general plan designates mlllt1131e family \lese fer the ea-ea Me. th.!I~ a.I~ .L~V \,;\,oL.I..l.cuL oL....dlcc as related to land use under way by the Planning Department. 2, The likelihood that the multiple dwelling proposed to be constructed or converted will conflict with or be. compstible with the proposed comprehensive plans and land use regulations-:----It appears that the proposed 4 unit apartment complex on the subject site will not be in conflict, but will be com- patible with the com rehensive eaaral lan and land use re at s as p an so es gna es s area or sue use. here have been a number of new apartments and condominiums developed in the area. 3. The effect .upon the orderly development of property. Since the area is designated and zoned for multiple family uses and ~lrta9P 99Atpsllea BY tae eeBaitisBal use preeeaaxt, ~~Gh ~~vJ~v~, in no way, can have any effect upon the orderly development of the property. 4. The preservation of property values and the protection of the tax base. Basically, since the property is zoned for the requested use and so designated in the comprehensive Ian the ro ert values and taB ase prese y app e 0 e au Jec s e s not being utilized to the fullest potential. This statement is based on the fact that the maJorlty 01 tne property which is zoned R-3H is being occupied by single family house. In order to protect property values, mixed residential uses snoula De oraerly ellmlnatea. 8/79 . . . 5. The affect on the neighborhood. ----Again, since the area is zoned R-3H, and designated for multiple family uses, there appears to be no n~+~1~~"t~J 9ff9rt~ O~ th9 u91gh~Qr~Q9g or giR~pal vieiR1ty. 6. ~e likelih90d of a nuiaance being created. The like ihood of a permanent nuisance being created is only a matter of opinion of the people who live in single family residences in the area ~ull~d aDd dealsu~Led oy Lhe comprehenaive plan Lor mu~tip~e family residential uses. The likelihood of temporary nuisance while such y.uJ~cL l~ wIde. ~uu~LL~~Llull l~ ~ub~lulc du~ Lv noi~c, du~LJ vehicles and other things natural to a constrUction site. After completion of ~.vJ~~L, Lhc llcl~huuLhuud $huuld uc ~ ~uwy~Llblc ~c~ ~g~ln. 7. The effect on the public health, safety, morals and general welfare of the residents of the City and purchasers of rights or interests in the multiple dwelling proposed to be constructed or converted_____This project, when completed will not create any detrimental effects on public health, R~f~t1, mn~R'A nT ip.np~Rl w~lfRTP n~ thp Tp.Ainpn~PA n~ ~RP ~ity Rince the site is properly zoned and designated for the use requested. 8. Special conditions or exceptional characteristics of the property and its location or surroundings. ----This site has so suecial conditions or exceptional characteristics as related to the land, however, due to the desi~of the buildin~ andthr control of the Pl~nnin~ Cnmmi~~inn, thru the conditional use procedures, the project is assured of compatibility with the surroundin~ area~ 9. The impact on svailable and future City-wide rental units in multiple dwellings. It is our understanding that there is a shortage of the number of avai)able multiDle rental units in the city. This croject with other such developments could and will assist in the elimination of such shorta~e. 8/79 . . . 10. Any other matters relevant to the inquiry. The owner of the subject site wishes to exercise his right as a property ~wnP~ ~nn aRk the CammiAsion to avnrove his conditional use with the necessary modifications to permit him to develop his property as others h~ve in the same zone and vicinitv. In addition to the prerequisite conditions set forth in Arcadia Municipal Code Section 9275.12, a Conditional Use Permit may not be grsnted unless the following general conditions are found to exist. Explain in dstail wherein your development conforms to the following five conditions: 1. The establishment and maintenance of the multiple dwelling proposed to be constructed or converted applied for conforms to the comprehensive planning and land use regulations being studied and will not conflict with those plans or regulations. In reviewing the existing zoning and sub'ect site will not be in conflict OU wen con ormance w sue the lan, comprehensive land use maps, with thezonin and land use pans. 2. The proposed multiple dwelling proposed to be constructed or converted will not be detrimental to standards, population density snd distribution which the Planning Department has under study or intends to study within a reasonable time. The project will not be in conflict with the density standards, di8tp~9Uti9B 9P Qstpis9Rtal te ~~ ~ggalAti9Re or 8tandapQs Bet fspth by the city'of Arcadia. A review with the planning department indicates tae ~P8B8Rt s9R1Rg QRQ lQRa USg pg~its tA9 usa ~9~~ggtgd AQd R9 special.studies are under way in the area of this request. 3. Adequate utilities, acceas roads, drainage, onsite facilities and other necessary facilities have been or will be provided. Prior to construction of the proposed project, the contractor or owner 'Jill f'lonT\+!:IIf'lo+ !:Ill 11+;1;+y "'l""'Imp!:ll"r"'l;~(:! +"" !:IQO,,""O +ho ,,+;li+;~? !:l.....~ pt~"':'~r8 are located as per their standards and city standards. Adequate streets for a,f'lo"'OOO oI!!l"idC!+ !:IT'lrt !:1111 ,,+i1i+iOQ :::l""0 !:Iv~:dl:::a'hlo +1"1 +""'0. 00;+.0 8/79 . . . 4. The proposed multiple dwelling proposed to be constructed or converted will Dot under the circumstances of the particular case be a nuisance or be detrimental to the health, safety, peace, morals, comfort and general wel- fare of persons residing in the neighborhood. This proposal will not be detrimental to the public health, safety, peace. morals. comfort and [eneral welf~re nf the vi~in;t.y nr community, since such project is out-right permitted in the zone and desirnated so on the la.nd 11RP. 1"::In. 'F'\lT't.hpT' ~R~n..,.~n"'p i Q n,ud gr',:Ild by the city in the form of a conditional use permit procedure, by which the abutting pronertv owners are prote~terl 5. The proposed multiple dwelling proposed to be constructed or converted is not detrimental or injurious to the property and improvements in the neighborhood and is appropriate to the location, the lot and the neighborhood. The proposed project is located in an area previously zoned for the requested use and so designated on the comDrehenBive ~ener~l l~nn use plan. Therefore, appropriately located, the lot is large to accommodate the ~ units and provide the necessary regulations and standardF as set forth by the city. Since the project will be required to be constructed within this framework it aD ears that the ro'e w' 0 e r men a e ec s and will be compatible to the neighborhood. 8/79 . AFFIDAVIT STATE OF CALIFORNIA ) CITY UF ARCADIA ) 55. COUNTY OF LOS ~~GELES) R'r-nAAr B, Reid pnnt name) that the attached list contains the names and addresses I , hereby certify . of all persons to whom all property is assessed as they appear on the latest available equalized assessment roll of the County of Los Angeles, within the area described on the attached application and for the required distance of notification from the exterior boundaries of the property described on the attached application. I also certify that the subject site described on the attached application con- tains no illegal lot splits or other divisions of land not spec if i cally authori zed by the Ci ty of Arcadia. /---- '_ I certify under penalty of perjury that the foregoin~ is true and correct. (signed) ~AA~~ ~ .'~~~J (date) \l- \~ -11 (application #) R...- aJ f10 '. . . . . RE'::'U":S?3'D !:ODIrICATIO!!S 1. ?ermit parking of auto~obi1es in the rear side yard. 2. Reduce the rear yar6 from 10 feet to 5 feet. ). Location of trasn area in side yard. 4. Location of 2 space carport in the rear ~ide yard. . . . Joe Pagpme 16 Fano :;,treet Arcadia, California 91006 November 1, 1979 Members of the J~cadia Planning Commission: I, Joe pagone, owner of the pro?erty located at 16 Fano Street, Arcadia, California, hereby authorize Ernest B. Reid, Design and Planning Consultant, to represent and s:leak in my behalf at the meeting and submit any necessary applications to construct a 4 unit apartment con~lex on the subject site. Res!'ectfully, Joe Pagone ~ {fJ~ ~ -~ , - . y e -8'00 000 ~I ~o/. " !)O so so so so so .. '" N ..., 0- 50 50 50 t ( 50 50 50 ~" '" i3R lJ', ~ H "'~'" '" 0;:... G. 0 I " 10 ~ '" <J d. 6:~!Efj W "'~ [0 iQ) 0- "''l > " <( $ I ... (23) I rlV 0;; 0 ".,~ '" /'/,$./ ('/".1 (25) /' 3(27- (.:!~.J ~. ~u 50 ~c. I n So 8 FANO ST '0 ~ "' ..~ 151.e. so 5C 5C ( J) 5C sO o~ ~ 0 I'/.!l (22) (2(;) 04') (3~) "'~ ~ .3J If> t -r- ~'- 00 0 "- (9 "'~ II> ~, "'-. .r, 30 '?9 '20 " 0 0, ~ ~ ~ "'~ 3'2 '" . If>~ '" '" 151.l; <, ~ SC 50 -~ v ~ .~ 151..0 50 SO SO :'0 ~ " ,r, : !' .k oil ,... q) 0 ~O e ",>'" ' \ L. <) , ~EA\ ~ () (/,5/ (/,,) (2/) (2.5'/ I',! )(1,1) , ~I?I~ <::d: SO 50 50 ,,0 SD 50 C-2H .4. Ii GENOA ST,~:i ~ . I 1-40 SO 50 SO (J~ SO 0 8 (22) (~ (~) PIA '" e 0 0 0 <r .. -+ f'tl ~E " ~ 3.1 33 31 30 ~9 '25 '!) .... -r' .A C -r <Q;;- DePT. J N .. . c.u.P. LAND USE ~ ,ZONING 1"= lOa' 6 79-:2,1 SCALE NORTH ~ ~ -~ ~ -l l i , -i -8 . F -} ~ J . ~ ]1_" ~ . - i gr:&. . .' - ~ \I1Wl.. ..... I ! ~ a"rr~' . 1 t ~7 -~ , ! , i ,f i ....".. I " ... t ...'.,. 11 ~1'jf'0~~ ~ ---~ ; .. - 0"11, b'\. 00 ! . , I ,;~ "",,<>0' ~-- -~--- .....-.<"'<.-.... ...,'.............., . "J. ~ t. ~, " .....----.... .,.t...................__....._. --"-'-'--- n",,~J r~no ':lTI\.U." . '\0'""",-&.., r---- ---- : ! -z i -~ - i I ! .; -+ J '/fl. ~., ~= "1 ~'-'- ,-. ~ ft_~ I . I ,.,,-. ao~ .........." ..~., <....,. ....T......' ...~ _T~...'l., _. ....,.. ..... ! a..... , . .~ ,...... .. . i.j ""no C,T~t -' -~., f J....- " .....\ , I - -I i f I I I i ! i , f I ! ! ;1 . '; II i I f O~i(~c~1! U''Il..\\'li!1 ~'.'d rsAOOO]~<<;bUo; O"tAIi\!J ~'."d ltG.tt1D L!"'~."'O ".... 1iiiI...... (. .....,._ nu.. 0"........... D'"""'U""""'" --.......... 1':::iI_..,.._/...... '\0' .l.~l.'t"'( ~"m ....' t i ...~...t:: ~ _0". ,--" '8 i <-- /// I J " -~ -7 . €l ' ..--.;...--;;;.-.... ' :-.:: .j.......1 -- -.- '."'00" .., (J ........ -tJ r.l.nG 4ir-['fT . . -, j 10 ! / !~. . " f -( , , , + . . .[ "'.....~- .. t- ' . -- --~ ~--------=--- ....<.....-. ~'"~w\j\J'jJ ~~Unf ....,\.. . -'! \ . I ~I " "' /......f........ U~U~b~U~ m!;!bU[1}!' ,,,'_,\,.- kOf~~ - ~~ tt:J .-._--- ~ '. --.- .-,.. J"[O- ~ WJ O=f' "'-..~'" ~ ' um~IXI'jJ ~U~>>Ui!: U~U1:1}!' ~..,\,., 1,--- .--- ...- --- ---- -- CD -.-. --- --~ IT],~., CD '-''- - - '- -> ' ..... ...:'~--:-= -""'Im y. IT] . .,...--..... . . .-.. ~-JTI -- -r::J ..........................-- .'. <.'d~_ _c ....-..."- . -. '. f--'" ..---- ...- OJ .....-~~-~ r . .. [[JDJ[DDJ /"'" .,-.......--- . -~. >.rnl- UJill:r rn .. _.~ --------~ ---~---- k '-. "'"e,,;' ~.........."' un"'y ~m~1: U~~Ui!:1}!' '''-'d m --1 ...<"""..... -.. :~i i [[] ~rn ..C-}OJ~-1 CD 1": :{ ...............-..... - . - =t , i I~ I'. ." , \ , I , \, . .\ -j -+_m_l- IFIlIi~:!)'jI lI"'Ut .,;.." j --I -} I , ~=.:~ t CAR PQfP ( . Ai +~ . -} IH , 't " ,. ,~~d'_ . ~... ,<,' ";, 1 . ---1 +-- .- [, t' .1'" OlNf -l ~II,'<<;<<>>~~] ~"'U~. ""0' .. '; r --~~ .1~~.' .}, ,;," _J-::..'- -F'';''Oj : "-~;')AR; 14- (f/ J" r". -'I 1:- 'Iv .r w: I " D I I : ;. I ! ,I.. F!=- ........~. jc"'-ib')"- I ---j ,,'-,,' ....... ......~ .. I' 4' fH-P "" .-. ~t'l @ 'i: , !I.!f'- "-', ' -- -",.. -r <0: ~ 13t( 2 H-,' (p , 4' (l) . C0:J -'--T- 'r.> ,1 I"l 'I[<'t. - 113; B'.,- .- j.< I:" f,;'" ,. j ,.., .... , +. , I AI-P( " L _ " ...L.. ... == rr .~ ".. 1~ ,," w~, .~." I II!] [1"-' ., LIVE: '" " ", ., .,. ,',,,' r "". t :~-[V, 1-- ~F': I , ' ~'ilL: r- -~- -l' ' . '" + "R 'if ~ .. 4' el,' .. ,- ;..' 'r.', ,.. JI -~I ,'.' .-~. "\-.- I ~ , I ..~. '- ~e:""~J ' J) (~'/ I, __ ~Er . , ; e, " ,f,' .. : '1 , ; I _ _~_'~ l~~-}' _. ~lllf J . I"" IIil . .', I ~.1' i ,'~ . ,'." t .... f "0' ~ ,~l.. , . I,.'l..., .~..' , I ..... ,~.. . t1t.!t.~,-. 1 " /F"- v J. ~-f r Ii' "I ,~ '"' '. ...... . ~ .......r:f~ T I '.r r .!, ...:c.' ~' , ,.:).;:+ -t- ' t ~ ..... .' IIV~ .. _r ',..., ~' " \1 i" :~ :!' . ":;1 -.:fJli ~, : ! r~1 I I . . r 1o--'t _.~ I ~ -;.. ! .11 'I '. ., , , , . ~ ".)- - . I I ( y " ';- i. " , \ ,\ '. "