Loading...
HomeMy WebLinkAboutWA-08-07City of ~Wheatl<i~ge 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 Approval of Variance WHEREAS, an application for a variance was submitted for the property located at 3920 Garrison Street, referenced as Case No. WA-08-07/Affordable Garages; and WHEREAS, City staff found basis for approval of the variance, relying on criteria listed in Section 26-115 of the Wheat Ridge Code of Laws and on information submitted in the case file; and WHEREAS, the Community Development Department has properly notified adjacent property owners pursuant to Section 26-109 of the Wheat Ridge Code of Laws; and WHEREAS, there were no registered objections regarding the application; NOW THEREFORE, be it hereby resolved that a seven and a half (7.5) foot side yard setback variance; reduced from fifteen (15) feet to seven and a half (7.5) feet (Case No. WA-08- 07/Affordable Garages) is granted for the property described located at 3920 Garrison Street to construct a 336 square foot attached garage, as described, based on the following findings of fact: 1. The side setback variance would not alter the character of the neighborhood. 2. The applicant is looking to create a garage that is usable for the purpose of parking vehicles which is not able to be done with the existing garage. 3. The construction of the existing garage, driveway and other improvements that have led to the garage becoming unusable were done be prior to the current owners having an interest in the property 4. There will be no negative impact to the public welfare or other properties in the area. 5. The request would not substantially increase the congestion in public streets, increase the danger of fire or endanger the public safety. 6. There have been no protests submitted during the ten-day public notification period. 7. The applicant is proposing an investment in the property. With the following condition: The garage must be complimentary in building material, architectural style, roof pitch and other elements on the existing home, which is subject to staff review and approval through review of a building permit. Kenneth Johnstone, AI Community Developm t Director 46-v Date IV ~A4' 'IV V~ City of WCITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Case File DATE: September 15, 2008 CASE MANAGER: Adam Tietz CASE NO. & NAME: WA-08-07/Affordable Garages ACTION REQUESTED: Approval of a 7.5 foot side yard setback variance from the 15 foot setback requirement resulting in a 7.5 foot side yard setback for an attached garage on property zoned Residential-One (R-1). LOCATION OF REQUEST: 3920 Garrison Street APPLICANT (S): OWNER (S): APPROXIMATE AREA: Affordable Garages Lee and Lori Hakim 15,000 square feet (.34 acres) PRESENT ZONING: Residential-One (R-1) PRESENT LAND USE: Single Family Residence COMP PLAN LAND USE: Single Family Residential not to exceed 4 units per acre (SF4) ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE Locatic Site Admin Case N I JURISDICTION: All notification and posting requirements have been met; therefore, an administrative decision may be made on this case. 1. REQUEST The applicant is requesting an approval of a 7.5 foot (50 percent) side yard setback variance in order to construct a 336 square foot, single car, attached garage at the property indicated above. Section 26-115.13 (Variances and Waivers) of the Wheat Ridge City Code empowers the Director of Community Development to decide upon applications for administrative variances from the strict application of the zoning district development standards that are not in excess of fifty (50) percent of the standard. II. CASE ANLYSIS The applicant, Ken Relyea of Affordable Garages, acting as the representative for Lee and Lori Hakim (owners) is requesting the variance for the property owners of 3920 Garrison. The application for a 7.5 foot side yard variance is being requested so the applicant may construct a single car, attached garage to an already existing two car garage on the south side of the property. The property is zoned R-1 which requires a minimum side yard setback of 15 feet for all structures. These development standards were established to provide high quality, safe, quiet and stable low-density residential neighborhoods, and to prohibit activities of any nature which are incompatible with the low-density residential character. The property is located on the east side of Garrison Street to the south of W. 38ffi Avenue. The lot size is approximately 15,000 square feet. The minimum lot size for the R-1 zone district is 12,500 square feet. The R-1 zone district allows for twenty-five (25) percent maximum building coverage. The property does have a 2,200 square foot home and an approximately 120 square foot shed making the lot coverage 15.4 percent. The proposed garage will be constructed and attached to the south side of the existing two car garage. The addition to the garage will be 336 square feet which will increase the lot coverage from 15.4 percent to 17.7 percent.(Exhbit I,, Site Plan) The existing two car garage has a south facing orientation but is accessed from the driveway which has an east-west orientation requiring a 90 degree turn to access the garage.(Exhtbtt 2 Stte Photos) Due to the proximity of a wall that runs along the southern property line and the adjacency of the wall to the driveway, the garage is extremely difficult to access.(Exhtbtt Stte Pfio}os In addition, the northern portion of the existing garage has been converted to a mud room (Exhtbtt 4 Floor Pdan)i which does not allow the enough depth in the garage for the owners to park their vehicles. These improvements to the garage were constructed by the previous owner prior to current Administrative Variance 2 Case No. WA-08-07/Affordable Garages owners purchasing the home in early 2008. As a result, the owners will be changing the existing garage to a front loaded (west facing) garage. The northern portion of the garage will still have little functionality since the mudroom takes up most of this space. In order to accommodate two full garage spaces the single stall, attached garage is being proposed. Construction of the garage in the proposed location requires a variance. The location for the request of the proposed garage is a logical location based on the functions and the location of other uses on the property. The proposed garage will also be built of quality construction and will match the existing home and garage. (Exhibit 5, Building Elevations) It will be tied into the existing garage using the same brick, shingles and other materials. The garage will also use the existing driveway to gain access. The construction of a detached garage in the rear yard that meets the setbacks is possible. However, the driveway that would be required to access the garage would likely result in the need for removing mature landscaping. (Exhibit 6, Site Photo) A detached garage also may alter the character of the neighborhood as the there are very few homes with detached garages or accessory structures. III. VARIANCE CRITERIA In order to approve an administrative variance, the Director must determine that the majority of the "criteria for review" listed in Section 26-115.C.4 of the City Code have been met. The applicant has provided their analysis of the applications compliance with the variance criteria. (Exhibit 7) Staff provides the following review and analysis of the variance criteria. 1. The property in question would not yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located. If the request were denied, the property would continue to yield a reasonable return. The property currently has a single family home with attached garage on it and it may remain and be used in this manner regardless of outcome of the variance request. If denied, the applicant could still construct a garage on the lot but it would need to be in a different location where it would comply with the development standards for an R-1 zoned lot. Staff finds this criterion has not been met. 2. The variance would not alter the essential character of the locality. If the request were granted, the character of the locality would most likely not be altered. The property is located in a residential area with large lots that allow for single family residential structures and uses that are accessory to the residential Administrative Variance Case No. WA-08-07/Affordable Garages structure. The garage would be an accessory use allowed by the zoning code. In addition the garage will be constructed to match the existing home and garage to further minimize the impacts of its presence. Requiring a detached garage that would meet the setbacks would be out of character with the neighborhood as very few homes have detached garages or accessory structures. Staff finds this criterion has been met. 3. The applicant is proposing a substantial investment in the property with this application, which would not be possible without the variance. The applicant is proposing a substantial investment in the property. If the applicant was not requesting a side yard variance, an attached, single car garage would not be able to be constructed because the garage would be too small for a vehicle. Staff finds this criterion has been met. 4. The particular physical surrounding, shape or topographical condition of the specific property involved results in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out. There are no unique conditions related to shape or topography that render any portion of the property in question unbuildable. However, the orientation of the garage and the fact that a portion of the garage has been converted to a mud room renders the entire garage virtually unusable for the parking of vehicles. This does create a unique hardship on the property in question and therefore the request for relief from the strict regulation of the law is more than a mere inconvenience. Staff finds this criterion has been met. 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The hardship described above relates to the orientation of the garage, driveway and the proximity of the garage to a concrete wall. It also relates to the conversion of a portion of the garage to a mud room by the previous owners. Since the home, garage, driveway, wall and mudroom were all constructed prior to the current owner having an interest in the property; the hardships have not been created by the owner. Building permits show the mudroom being constructed in 2003 while the current owners did not own the home until early 2008. Administrative Variance Case No. WA-08-07/Affordable Garages Staff finds this criterion has been met. 6. The granting of the variance would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by, among other things, substantially or permanently impairing the appropriate use or development of adjacent property, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood. Staff does believe the request would not be detrimental to public welfare and would not be injurious to neighboring property or improvements. Because the applicant's home and garage sit several feet lower than the property and home to the south, the grade change may actually reduce the impact of these improvements on the neighboring properties. It would not hinder or impair the development of the adjacent properties. The adequate supply of air and light would not be compromised as a result of this request. The request would not increase the congestion in the streets. In fact, it would take cars off the street. It would not increase the danger of fire. It also would not cause an obstruction to motorists on the adjacent streets and would not impede the sight distance triangle. Staff finds this criterion has been met. 7. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. There are no unique or unusual circumstances present in the neighborhood that are also present on the property that necessitate the need for a variance. Staff finds this criterion has not been met. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Single family homes and their accessory structures are not required to meet building codes pertaining to the accommodation of persons with disabilities. Staff finds this criterion is not applicable. Administrative Variance Case No. WA-08-07/Affordable Garages 9. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. The Architectural and Site Design Manual does not apply to single and two family dwelling units. Staff finds this criterion is not applicable. IV. STAFF CONCLUSIONS AND RECOMMENDATIONS Having found the application in compliance with the majority of the applicable review criteria, staff recommends APPROVAL of a 7.5 foot side yard setback variance to the 15 foot side yard setback requirement. Staff has found that there are unique circumstances attributed to this request that would warrant approval of a variance. Therefore, staff recommends approval for the following reasons: 1. The side setback variance would not alter the character of the neighborhood. 2. The applicant is looking to create a garage that is usable for the purpose of parking vehicles which is not able to be done with the existing garage. 3. The construction of the existing garage, driveway and other improvements that have led to the garage becoming unusable were done be prior to the current owners having an interest in the property 4. There will be no negative impact to the public welfare or other properties in the area. 5. The request would not substantially increase the congestion in public streets, increase the danger of fire or endanger the public safety. 6. There have been no protests submitted during the ten-day public notification period. 7. The applicant is proposing an investment in the property. With the following conditions: 1. The garage must be complimentary in building material, architectural style, roof pitch and other elements on the existing home, which is subject to staff review and approval through review of a building permit. Administrative Variance 6 Case No. WA-08-07/Affordable Garages RATE 08/18/2008 FEE 15000 Joe# 98-2256A . CLIENT AFFORDABLE GARAGES L A N D S U R V E Y I N G ADDRESS 3929 GARRISON STREET 5450 WARD ROAD • SURE 780 NAME-,__ HAJUM ARVADA. COLORADO 80002 (303) 4204788 IMPROVEMENT LOCATION CERTIFICATE LEGAL DEP.CRIPTON Attn: KEN w C., ' 1 N ScWc; 1'=-W 4 e 8 O m $99 ATTACHED NM LEGAL DESCRIPTION CattRuC is Bored m Eitiviog Force USM An Lmpuvmamit $mvey We b RAwnmmkd Car Paise ).aalowofiaemrwcm G6 4 I y O .r OJ m I I 1 _ e J t~s smghvmtCaRlmror~esEUa, a(scaioa 22, 175,.1t69W aEtha ft Pit Administrative Variance Exhibit 1 7 Case No. WA-08-07/Affordable Garages k N Administrative Variance 8 Case No. WA-08-07/Affordable Garages Sky. M h Z_ w Administrative Variance 9 Vase No. WA-08-07/Affordable Garages R C ~V c 3 1{a L w x _ lu i ~ 7_ - ..x a ~1~ F r h S s pp =~E W"' i Y a ~ rt E - a Administrative Variance Exhibit 4 10 Case No. WA-08-07/Affordable Garages sl "LAI ) ~arTfit~ S~~ yZ ! ~ i H t 4 L 1 _ T---f -L = 1 _ _ 1 l t L :1 _T= ri , f` 1 G-- ! t %7_7 1 Lp X O I Nj x 1 ~ ira)ti5 If (Lq, (a 4 F L"'O 4! To F°i~tzsh+ ~ l-va-3 tto X"7 © Administrative Variance Exhibit S 11 Case No. WA-08-07/Affordable Garages Exhibit 6 Administrative Variance 12 Case No. WA-08-07/Affordable Garages A.) l'he property in question does not yield reasonable use for parking based on present conditions. Previous owner eliminated partial use of existing garage by building mud room - Therefore new garage offeres sufficient indoor parking for residential use. S.) This variance will in no way alter the essential character of the locality- In fact all his neighbors are in agreement with the addition. C.) Yes, this is not possible with out variance- D) Yes, in order to do a reasonable garage addition it must be on the side of the existing garage. F..) No, the present owner did not develop the property or add a mud mom that affected the present use of the garage P.) Not it would not have any adverse affect on any of the listed things. In fact it would take cars off of street parking which would help the safety of children playing -They would not be running out between cars parked on the street G.) Yes, his hardship in a lot unique to the neighborhood. Exhibit 7 Administrative Variance 13 Case No. WA-08-07/Affordable Garages Residential Worksheet Address: J ( GCL('VI5@r~_ 54-. / Zoning: Property in the flood plain? /V Lot Size: sq. ft. Lot Width: ft. 3 -/a6 Maximum Lot Coverage: 2 5^ % Proposed Improvements: House: sq. ft. Addition to House: sq. ft. Shed: sq. ft. Detached Garage: sq. ft. Proposed Lot Coverage: (Total) Y2,7 % z6JI a S- sq. ft. Required Setbacks: FR ~G s,~4 115- Ss,dt T R~ Provided Setbacks: FR doe fJ S5.,~- 7.6- R-73 sq. ft. Maximum Height: .J 6- ft. Maximum Size: Proposed Height (3-5 ft. Proposed Size: - sq. ft. sq. ft. Access Notes For one and two-family dwellings, the first 25' of driveway area from the existing edge of pavement into the site shall be surfaced with concrete, asphalt, brick pavers or similar materials. For all uses other than one and two family dwellings, no vehicle entrances or exits may be closer than 25' to any property line, except when used as joint access for two or more lots. In residential zone districts, curb cuts shall be at least 10 feet and not more than 24 feet in width. One and two-family dwellings may have horseshoe driveways, provided that the street accesses are at least 30 feet apart, measured from the interior edges. For all uses, one access point per property is permitted. Landscapin¢ Notes For one-and two-family dwellings, one tree for every 70 feet of street frontage is required. 100% of the front yard and 25% of the entire lot must be landscaped prior to issuance of C.O. 3 76c sq. ft. Existing Improvement(s): House: 2p$,~rq. ft. Shed: I zo T sq. ft. Detached Garage: Other: sq. ft. Street trees required: - Street trees provided: _ O~d City of WheatRj~Loge POSTING CERTIFICATION CASE NO. WA-08-07/flakim DEADLINE FOR WRITTEN COMMENTS: September 8, 2008 (name) residing at 3 gz0 G'fk2/ sON St.. (address) as the applicant for Case No. WA-08-07 , hereby certify that I have posted the sign for Public Notice at 3920 Garrison St. (location) on this ),9 day of 14 u 6 u S ' , 20 O 8 , and do hereby certify that said sign has been posted and remained in place for ten (10) days prior to and including the deadline for written comments regarding this case. The sign was posted in the position shown on the map below. i~ Signature: NOTE: This form must be submitted to the Community Development Department for this case and will be placed in the applicant, s case file. M, aaoo .1 pypy0 I 0881 m9z9 msls Q / I ¢an I mil 3 • zo V/TO" 150 ~W 9z0 y m8W WWS if4YYV~!! Z p{9M 0919 y a (9 0999 W880 mem W~0 m0t5 City of Wheat~idge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29'h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 CERTIFIED LETTER NOTICE August 29, 2008 Dear Property Owner: This is to inform you of Case No. WA-08-07, a request for approval of a 7.5 foot side yard setback variance from the 15 foot side yard setback requirement resulting in a 7.5 foot side yard setback on property zoned Residential-One (R-1) and located at 3920 Garrison Street. The applicant is requesting an administrative variance review which allows no more than a fifty percent (50%) variance to be granted by the Zoning Administrator without need for a public hearing. Prior to the rendering of a decision, all adjacent property owners are required to be notified of the request by certified mail. If you have any questions, please contact the Planning Division at 303-235-2846 or if you would like to submit comments concerning this request, please do so in writing by 5:00 p.m. on September 8, 2008. Thank you. WA08ozdoc www.d.wheatridge.co.us kb-9 - 911k 16 HAKIM LEE B 39-224-00-013 HAKIM LORI L 3920 GARRISON ST 7008 0150 0003 4502 6654 WHEAT RIDGE CO 80033 4215 ODELL PHYLLIS W 4057 FIELD DR WHEAT RIDGE CO 80033 SCHILLEREFF HERBERT G SCHILLEREFF LORNA L 3900 GARRISON ST WHEAT RIDGE CO 80033 4215 COLLINS HOWARD K COLLINS FLORENCE E 3875 FIELD DR WHEAT RIDGE CO 80033 4372 MC MILLAN ELMER E MC MILLAN IRENE E SCHWEGMAN JEDADIAH SLADE 9433 W 38TH AVE WHEAT RIDGE CO 80033 PETERSEN BERNICE AUMENT PETERSEN F STEVE 3919 GARRISON ST WHEAT RIDGE CO 80033 4214 39-224-00-011 7008 0150 0003 4502 6630 39-224-00-014 7008 0150 0003 4502 6623 39-224-00-017 7008 0150 0003 4502 6616 39-223-11-013 7008 0150 0003 4502 6609 39-223-11-014 7008 0150 0003 4502 6647 Is t4~ F "Z S 00 m GO O] irn Cl) rn a o a a~ 0 0 o O °O 0 O Is PuelAID Cl) N O O Q p p O Q o L r, LO y D °o 00 00 Cl) rn µa~" O O O d' N CY) N b°'s t° O N ~ ~3~x O O Q p O O O ` v O LL za O a: Cb M N 1\// O O N -a ~ nl O U U U- m V ~C, Cl) O O N O IN ~<UO N i O O O O I o 8-9Z 8-5Z 8-tiZ CO co Cl) Q O J~ a S<< ryh O O O Cl) ~O O ~ N O O W M M e O ~ `sx ^,u,l~ x' M O LO ~ n s rr r C AF a U~ r v CO O e, Fy. y M ~w $ ur. ' a, ~ai +,+'r b9£ n M O 0 O O 99-99L 'OOJJ3f u 0 E NE 22 L NE 27 OFFICIAL ZONING MAP WHEAT RIDGE COLORADO - PARCEULOT BOUNDARY (DESIGNATES OWNERSHIP) SE 22 WATER FEATURE * DENOTES MULTIPLE ADDRESSES 100-YEAR FLOOD PLAIN D (APPROXIMATE LOCATION) 0 100 200 ~00 900 Feet oWp oom DEPARTMENT OF MAP ADOPTED: May 24, 1999 PLANNING AND DEVELOPMENT Last Revision: September 10, 2001 Case No.: A0807 ! Quarter Section Map No.: SE22 App: Last Name: ffordable.Garages ! Related Cases: App: First Name: c/o Ken Relyea Case History: 7.5 ft. side yard setback anance... Owner: Last Name: Hakim Owner: First Name: Lee & Lori App Address: 177 W. Alameda Ave. Review Body: _ dm. City, State Zip: Denver, CO 80223 App: Phone: 303-3843242 ~ APN: 39-224.00-013~ Owner Address: 3920 Garrison St.2nd Review Body: City/State/Zip: heat Ridge, CO 80033 2nd Review Date: I Owner Phone: 720-988-6076 [ Decision-making Body: . Project Address: 3920 Approval/Denial Date: Street Name: Garrison Street City/State, Zip: heat Ridge, CO 80033 Reso/Ordinance No.: Case Disposition: Conditions of Approval: District: IV, Project Planner: ITietz File Location: ctive ! Date Received: 8/21/2008.. Notes: Pre-App Date: Follow-Up: CITY OF WHEAT RIDGE 08/21/08 2:44 PM cdbb Affordable Garages RECEIPT NO:CD8000648 AMOUNT FMSD ZONING APPLICATION F 200,00 zone PAYMENT RECEIVED AMOUNT CK 4170 200.00 TOTAL 200.00 LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 2011 Avenue, Wheat Ridge, CO 80033 Phone (303) 235-2846 (Please print or type all information) Applicant / CpAZAQ,5 Address 1~~ \ U~~ MG7A I~e/t Phoneia33E41S2 City `bE av~ State Zip ~q oZZ'~ Fax Owner LEEcL,z, ~~avt.~ Address- °120 ~R~FPr?1Sv S Phone q $-('0 City 121\FCY} l AGE State co Zip bbo3~ Fax Contact piS ~~Y3 (k Address ~tA -z Phone City State Zip Fax (The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written communication to applicant and owner.) Location of request (address): Type of action requested (check one or more of the actions listed below which pertain to your request): Application submittal requirements on reverse side ❑ Change of zone or zone conditions ❑ Special Use Permit ❑ Consolidation Plat ❑ Subdivision: Minor (5 lots or less) ❑ Flood Plain Special Exception ❑ Subdivision: Major (More than 5 lots) ❑ Lot Line Adjustment ❑ Right of Way Vacation ❑ Planned Building Group ❑ Temporary Use, Building, Sign ❑ Site Development Plan approval FLVariance/Waiver (from Section ) ❑ Other: Detailed description of request:_-~ y2- E 1S 1 619E ~E RCK To -7((:L Required information: Assessors Parcel Number: Current Zoning: Current Use: Size of Lot (acres or square footage): Proposed Zoning: Proposed Use: I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing this application, I am acting with the knowledge and consent of those persons listed above, without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners must su xm r-of-attorne er approved of this action on his behalf. ~~oo ~o , and sworn to me thiso2l __,day of 1 To be filled oust Jby staff. Date received Ast /,y Comp Plan Desig. Related Case No. expires g QG Fee $ XO) - Receipt No.eD&1JY,#k' Case No. t4 v ff-07 Zoning /2 , Quarter Section Map Pre-App Mtg. Date Case Manager w m \ W O _ ` y N v C LC `0 Q u1 L o d i N U W v v . o l L 0 0 O) N bb O . OCO N W OF O O a L ~ ~O < t ~.T N (ryp~n tq sA ¢ Q 0l0 M ` 3 0 M T g C7 00 .4 10 7 U O O W O ~ d ✓ (fi d . a. A m vM1i o N W ~ L m g aw c e~ 0 a i ~ ~ w m p, a m ~ N '1-• Ey O W \ X00 z N O co ~N Q N O \ ~y ul F OL O N w Q~ mw O Q y to z N 3 ro H a M cc 04 Z ul N Q1 I " a' N O M } S T O T ~ p O v 16 C J p 14 N t « ~ m O i q n . ' m z p F a as ~ - N Fi m m ' i - . F « W i d Q a u i O 3 O - b y W W r L m m✓ b m Gm~ m l r •u 'e g oc - i L 0 O O N N« N C q Y 0 n O N d 3 m C - R•^MW V b Y m U N Y d T ~ ~ s Lw 01a ac mw mmv ~yn 'a° ai dL+N p . s y a L ° m ° C T i w m L + > c> m o 0 4 i b i a m •r a . v m N O m o'O cd N •b U Y qn m C o a dC d. E Q 'p •N N ^ d - L an Y d m v m - b Y C 9 A n tl V E d m> d d d m G Ceti b b W O d m J 9 ~ a C 0 M O m d 1 ` e O p d~ J C O w C A N Y n a~0 O -m✓ m1Y Oq bu OL CTu T •ti L m✓ N d J O O 4 r b -0 O m d a u c C m « E Y Y Y 9 0 CO >C N O'Ob •--OL J> OA O4 v w C C O~ • d m d N T L C Y Y Y 4 CC _ L C d m ~ b II'L O NG - m d b O g ~ Z 11 O V m O C d « L l d O b Y O N V d N > m & m G d - R N •ti o > M n m Y > W y C J O V c >L -LV- c d o~ ~u~ tl 9-0 b orn .o = am 03 w0 w a W 1bao ~c m ' 6 O L O o eEiL gm tlF a a c- Gy o d d L M W C d N 0 O L . a Eta ✓ y L a J m S a O • ✓ `i - y a m ~ d L 0 a i~ Y Y CO m v- o da -A mn m y Y a s o a✓•- a~ s m L CO vsso O O✓ w d m a •^J mm J '.1b q N ' d « c L d W o•ti p CL bC 4 OA o d = O« J `f N Y O O< Y E c i rn O C Q i J N y a 0 3 N N m 4 4 0 4 E 9 p Y Ld m U q/ . Y b a -O m« 4 0 -0 d 2 v A Qi c 3 _9 ✓ O ^ Y m Y m Y V 6 O- m d N y m m R O F jj . m J tl a Y OI 2 E L b -0 n q n Y C T d O L m O N m R (J y d N m« O R✓ M-0 O Y W L 9 v O ~ n• d C L N 6 N N 0 '1 Y O Y M O m d« d u £ J dd✓ d W }'I CJ•^ UN-m ~O eegb YO ~b'O m a N L N L m N G x y' L y 0 Y b V -0 m C C N d C + m~ ~ M M s•m B g m e S W o c } f.'J m 1L F F a• i d - a -0 J N C N N T - m b b Y a Y > 'O N O N a m d 00 a W a✓ d m•- m L 004 0 -0 Y O m d ac L >0 L« U M Z n d q O O L L Ljq « a i a, m L - 4d OC •LOI"O GU o O p 9 b m m J V b Y g 2 O 0 q m c 0 o v O W a °c cr-mu m mw 9.~.;q o a N - - O S y p ON bl C d mN and NdB M'q;4.0 n Cd ~ O Of N L> O Y Y •O n - y d 0 m 'O 9 J L tr1 W H ✓ L E 'O JJ O b 11 0 O m N C m d AS 0al m L u' ^ Y O m Y d C m f W d E (Q Fl w 4 an d d m a L L m m C 0 CC -0 q b a S L R h ~ l ~ ` d N a d Y o RI 'U « Emm d0LNmd bYMOb m W -J J a 9 C O Ceti W ME •->O•-0L -0Ytl0 S+1 ONE V G m C O F ril mdNov-dN N Y oYV 0C % b d J u m d m T y 00 4 d m - E m C 5'm ~1 O k W.-.- d o Z ~ a c EI m d q b m e 7 N L N E W N N ` O C L 1- T O - C S C T J O C ti a N N - b tl 4` d m O C N v N a a N 9 A 0 b L n O m m L •p L 'p m C U O N L L✓ O v d E N A q 4 0 • L C L a T m H H 'p d d E« m L pO,~ L N m +I Yp C N I m m L G G R O C D> d C d« E N b A p o b{ O m N > a m C d R m Y tl u 0 0.-V z L W « a C W 1C O 6 4 L C r N ry -0 4 y 4 M 6` d L L m N W U' u W O 0 O O O V O O ` q . L U-• JLLCaL m•r XOO 2 -0U O~LC L L ' N L W 3d N C x 01 •_N pNm ✓m.^C 00CQ~yC GG6•^ d N C C t L N Y Y Y / L d C - O _ U 1~1 Y ry = ~ O q C ✓ ~ -O Ey ~3EG na oWy l~.rn N i y C C C L d E d•3 ~ m m n b 0 0 Y c m 0 s L C V a s d S V N~ ti d 7 0 2 ^ Y F-0 0 • m J cm (y a ,p E r w c tl Y aaw d 'p ddJm~ ~aO Ca d ~ 4 d x d c . ^mo i -0qu fz~ L 0b Y m mdx Nm•^ EmY b0Y4 C L C C ,L, j E O a E L C an d „ u m b> b m r M L Q °I E W d ~ ° = ° . .01 4 • c L « . c u m m b ' • u . u v J F ;n c d N :1 a A 4 c c~ •1- d X N J C G - ~ 3 dQ N d - m L n F A o 4 Y m O r ~ ~ } } OI OI F M « N o «,L aq YSnt ul asLmy - ¢ V m G T C G y « d U y N s u 4 c T C m N V IQ N m o L« m d d ^ Q vV- Y N M N L> m Y Y b m S (A d C a O m G N m d d 9` G CO A O g n W S 0 9 L 0✓ p C L> L 2 N ^ L Y n Y , na c wr [ c U m Y o o n o c d 0 d L m a m •N d+ U o Y gq L c N S .d d 'O e m q m m O C O 0 d = N 1 U M M W C . j d d O L C N C m b q •r E m N L 3 i G G Y y N d d m N b b m O 0 L N T ' ' '7 ' F F d OI N C W W O L m l « tl b b n M d C J U . ~ E - OI C T n m E Y n Y N m y d c- d tlI a Q cm La y mL O md m a Ol lm 4 o a ? u bq Y V 1= O N u o « B M m m q • O K WW h `o O T O O N U 0 y O OC m X W O E d m v N O d L •c a ma C G m O L in E N N o d U C T E3 w U Y ~ s O J M ~ m O M 2Q O y « S m u a W d w O J m ~ OI d J L Y d m K d uL ,Q T o N d 2 OG C b t « 3 N N O O N N ~ A O Y o v w W 1- N A P v O N r C L W ` u LL w M d rc c W 6 3 W rc 0 2 6 O p M N C c d H C m W O H 5 s ps O P N O P i .io . 5 t. rf m m P: F U mN 8H 27pa C N 67 F $ " 7 a lk, P4 1 !L W z ' W H f~ g N N ~z n w a o z H a ~Z O ppH7~ N m . H E-1 0 E) z 0' 'm N N G a F v01 F W R. PZ O Y N yN O 00 F S K G7 F U E9 O F ~~/ttt Z P4 bi V3 ' $ F+ W xN o O W H0. p N .07 N .a] U 61 L1 D 0 to NZ O7 x a a W it o O P4 T. F W ~ P4 H to C4 pa p H U H0.' U E. F. to o a m O Z N F M R. [xr Q Z 14 P pa 04 14 S o H e ~~7 W H W W m H 'k 0.' 6. F F S z pa N F D u°i E O a W 6, NUH e b m .i a N H O H [ m. gO - H 67 M a N a W O m Z 7. S 0 W H O 0.' 88 OG w H D U o~ U m o m a z w F. 4 R 1 W HH Al H gz R. COY O R [x O H N W - 04 U' O H U' o W 0 Hy N a H;4 N v1 04 i H S M F F N H H w b0 N W 6. O W O Q a C4owomcozm a- m 0 0 Y 0 0 m x w E 0