HomeMy WebLinkAbout03 - Hardy Residence Modification - PA2013-187COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 16, 2014
Agenda Item No. 3:
SUBJECT: Hardy Residence Modification Permit - (PA2013 -187)
1736 Bayport Way
Modification Permit No. MD2013 -016
APPLICANT: Michael G. and Michele Hardy, Property Owners
PLANNER: Jason Van Patten, Planning Technician
(949) 644 -3234, jvanpatten @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -1 -10000 (Single -Unit Residential)
• General Plan: RS -D (Single -Unit Residential Detached)
PROJECT SUMMARY
A modification permit to allow a 464- square -foot addition to an existing 2,790 square -
foot single - family residence that is nonconforming due to the interior dimension of the
garage. The existing two -car garage provides an interior width of 17 feet 2 inches and
depth of 22 feet 1 inch, where a minimum 20 -foot by 20 -foot interior dimension is
required. The applicant is further requesting that a portion of the proposed addition
encroach 1 -foot into the required 10 -foot side setback.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2013 -016 (Attachment No. ZA 1).
DISCUSSION
• The property is currently developed with a 2,790- square -foot single family
dwelling with an attached nonconforming two -car garage that measures 17 feet 2
inches wide and 22 feet 1 inch deep. The existing structure is also considered
1
2
Hardy Residence Modification
Zoning Administrator January 16, 2014
Page 2
nonconforming because portions of the building encroach into the front, side, and
rear setbacks.
• The existing residence and two -car garage were originally constructed under the
jurisdiction of the County of Orange in 1959 and subsequently annexed to the
City in 1968. At the time of original construction, the existing two -car garage was
compliant in size.
• Pursuant to Zoning Code Section 20.40.090 (Parking Standards for Residential
Uses), lots 40 feet wide or more require interior parking dimensions of 20 feet by
20 feet.
• The proposed addition consists of a new bathroom, kitchen, and family room
addition on the first floor. Other site improvements proposed include a trellis at
the rear and a new covered entry at the front.
• Section 20.38.060.A.2 (Nonconforming Parking) of the Zoning Code limits
additions to a maximum of 10 percent of the existing floor area of the structure
when parking is nonconforming. However, a larger addition may be allowed
subject to the approval of a modification permit. In this case, the proposed
addition is approximately 16 percent.
• Pursuant to Zoning Code Section 20.52.050.B.2 (Modification Permits) setback
encroachments are limited to a maximum 10 percent deviation from the standard
being modified. In this case, the request is to allow the bedroom addition to
encroach 1 -foot (10 percent) into the required 10 -foot side setback.
• The property is located within a neighborhood that is developed with single - family
residences. A number of these properties (including three on Bayport Way) were
developed with setback encroachments and parking dimensions similar to the
subject property.
• Given the scope of work, increasing the width of the garage to 20 feet would
result in a physical hardship requiring significant structural alterations to the living
and dining room as well as the second floor living area above the garage.
• The existing west side of the residence encroaches into the side setback due to
the orientation of the structure and the irregular shape of the lot. The proposed
family room addition is intended as an extension to the existing residence while
limiting any disruption to the form and design of the structure. The 10 percent
encroachment is the maximum extent feasible through a modification permit.
• The proposed addition will occur on the first floor toward the rear of the house,
and will maintain a minimum distance of nine feet from the nearest neighbor
TmpIC07 -18 -13
Hardy Residence Modification
Zoning Administrator January 16, 2014
Page 3
which will provide adequate protection for light, air, and privacy. The addition will
not be visible from the street, will not preclude access to the dwelling, and will be
consistent in scale with other residences in the neighborhood.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the California
Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities).
This exemption includes additions to existing structures provided that the addition will
not result in an increase of more than 50 percent of the floor area of the structures
before the addition, or 2,500 square feet, whichever is less. The project involves an
addition of 464 square feet, or approximately 16 percent of the floor area of an existing
single family residence.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
Prepared by:
�V iw�
Jas Van Patten
Planning Technician
JM /jvp
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Description and Justification
ZA 4
Site Photographs
ZA 5
Project Plans
TmpIC07 -18 -13
J
Attachment No. ZA 1
Draft Resolution
5
0
RESOLUTION NO. ZA2014 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2013 -016 TO ALLOW A 464- SQUARE -FOOT
ADDITION TO AN EXISTING SINGLE - FAMILY RESIDENCE
WITH NONCONFORMING PARKING AND A 1 -FOOT
ENCROACHMENT INTO A SIDE SETBACK LOCATED AT 1736
BAYPORT WAY (PA2013 -187)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Michael G. and Michele Hardy, property owners, with respect
to property located at 1736 Bayport Way, and legally described as Lot 12 of Tract 2467,
in the City of Newport Beach requesting approval of a modification permit.
2. The applicant requests a modification permit to allow a 464- square -foot addition
to an existing 2,790 square -foot single - family residence that is nonconforming due to
the interior dimension of the garage. The existing two -car garage provides an interior
width of 17 feet 2 inches and depth of 22 feet 1 inch, where a minimum 20 -foot by 20-
foot interior dimension is required. The applicant is further requesting that a portion of
the proposed addition encroach 1 -foot into the required 10 -foot side setback.
3. The subject property is located within the Single -Unit Residential (R -1- 10000) Zoning
District and the General Plan Land Use Element category is Single -Unit Residential
Detached (RS -D).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on January 16, 2014, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to the
requirements of the California Environmental Quality Act Guidelines under Class 1
(Existing Facilities).
2. The Class 1 exemption includes additions to existing structures provided that the
addition will not result in an increase of more than 50 percent of the floor area of the
structures before the addition, or 2,500 square feet, whichever is less. The project
7
Zoning Administrator Resolution No. ZA2013 -0##
Paqe 2 of 6
involves an addition of 464 square feet, or approximately 16 percent of the floor area
of an existing single - family residence.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
A -1. The existing residence and two -car garage were originally constructed under the
jurisdiction of the County of Orange in 1959 and subsequently annexed to the City in
1968. At the time of original construction the existing two -car garage was compliant in
size.
A -2. The neighborhood is developed with single - family residences. A number of these
properties (including three others on Bayport Way) were developed with setback
encroachments and parking dimensions similar to the subject property. The proposed
addition will not change the single - family use of the property, and the setback
encroachment is compatible with the development pattern in the vicinity.
A -3. The subject property and those within the neighborhood are limited to a maximum site
coverage of 60 percent. The approximate 16 percent addition will result in a site
coverage of approximately 41 percent, which is less than the maximum allowed and is
generally within the range of properties in the neighborhood.
Finding:
B. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and /or structure, and /or characteristics of the use.
Facts in Support of Finding:
B -1. The existing west side of the residence currently encroaches between 1 -foot 5 inches
to 5 feet 1 inch into the 10 -foot side setback due to the orientation of the structure and
the irregular shape of the lot. Maintaining the existing building line with the proposed
family room addition is not possible without encroaching into the setback.
B -2. The proposed family room addition is intended as an extension to the existing
residence while limiting any disruption to the form and design of the structure. The 10
percent encroachment is the maximum extent permitted through a modification permit.
I
Zoning Administrator Resolution No. ZA2013 -0##
Paqe 3 of 6
B -3. The granting of the Modification Permit is necessary to allow a reasonable addition to
an existing residence that was constructed in compliance with garage standards in
effect at the time, and that is adequate in width for the parking of two vehicles.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
C -1. Given the scope of work, increasing the width of the garage to 20 feet would result in a
physical hardship requiring significant structural alterations to the living and dining
room as well as the second floor living area above the garage.
C -2. The proposed family room addition is designed to be architecturally compatible in form
and shape with the existing residence to the maximum extent feasible. Modifying the
addition to conform with the side setback would result in an architecturally inconsistent
design.
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
D -1. Expanding the existing two -car garage to accommodate a 20 -foot interior garage width
would significantly alter the interior layout of the residence.
D -2. The proposed setback encroachment will not extend further than the existing
residence, which has not shown to be a detriment.
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
E -1. The proposed addition will occur on the first floor toward the rear of the house, and the
setback encroachment into the side setback will maintain a minimum distance of nine
0
Zoning Administrator Resolution No. ZA2013 -0##
Paqe 4 of 6
feet from the nearest neighbor which will provide adequate protection for light, air, and
privacy. The addition will not be visible from the street, will not preclude access to the
dwelling, and will be consistent in scale with other residences in the neighborhood.
E -2. The existing nonconforming garage has not proven to be detrimental to the
surrounding neighborhood and is adequate in width to park two vehicles.
E -3. The proposed addition will result in a site coverage that is less than the maximum
allowed by the Zoning Code.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2013 -016, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 16TH DAY OF JANUARY, 2014.
Brenda W isneski, AICP, Zoning Administrator
10
Zoning Administrator Resolution No. ZA2013 -0##
Paqe 5 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. This Modification may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
4. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
5. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
6. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
7. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise - generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction
activities are not allowed on Sundays or Holidays.
8. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
9. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
11
Zoning Administrator Resolution No. ZA2013 -0##
Paqe 6 of 6
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Hardy Residence Modification Permit including, but
not limited to MD2013 -016 (PA2013 -187). This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and /or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
12
Attachment No. ZA 2
Vicinity Map
13
m
Attachment No. ZA 3
Project Description and Justification
15
10
December 3, 2013
City of Newport Beach
Building Division
100 Civic Center Drive
Newport Beach, CA 92660
Re: Hardy, 1736 Bayport Way, Newport Beach, CA 92660
Proposed Modification Permit No. MD2013 -016 (PA2013 -187)
Dear City of Newport Beach,
The above referenced 2,375 s.f. house is located on an irregular shaped lot with a non - conforming
structure (all four corners of the house encroach upon the 10' side & rear yard setbacks) and non-
conforming garage (17.5' x 24', instead of 20'x 20'). When including the garage 415 s.f. we have a total
of 2,790 s.f., which calculates to an allowable expansion of 279 s.f. (10% of total s.f.); we are requesting
464 s.f. — Conditioned (Livable - Interior) and 79 s.f. — Non - Conditioned (Non - Livable- Exterior) of New
Construction with this Proposed Modification Permit.
Proposed additions to footprint of house
1. Area 1— New bathroom —98 s.f. — Conditioned (Livable- Interior)
2. Area 2 — Kitchen /Pantry & eating area expansion — 264 s.f. —Conditioned (Livable- Interior)
3. Area 3— Family room expansion— 102 s.f. —Conditioned (Livable - Interior)
4. Area 4— Front entry expansion — 79 s.f. — Non - Conditioned (Non - Livable- Exterior)
During the initial design process, we looked into expanding the garage to meet current garage
dimension requirements and our only option would be to go into the living room 3' (the other side of
the garage is already into the side yard setback) and would have required a structural re- enforcement
that made the expansion cost prohibitive.
Additionally, the re -work of the new garage would impact the living room /dining room /entry area as the
expansion would have compressed the conditioned living area by 3'x 23', which would make that area
really small and would have required moving existing interior walls to create more space in that area.
We have gone to great lengths to ensure that the requested modification will be compatible with
existing development in the neighborhood. However, due to the irregular shaped lot, the orientation to
property boundaries and setback encroachments, the original structure is non - conforming by current
Zoning Code restrictions, any attempt to expand /enhance the property while maintaining compatible
development with the neighborhood is not possible without having to encroach into areas that at
present may be considered an issue.
There are unique characteristics involved with each area of expansion:
17
Area 1— We were unable to space plan anew full bathroom in the existing structure, so we will locate
the bathroom expansion on the east side of the house because it is in immediate proximity and will be
primarily used by the family members of the two front bedrooms. None of the new construction
extends into the rear yard 10' setback; we tried to keep the entire expansion at least 6" away from the
allowable setback wherever possible; however, there are factors involved that prevented us from
accomplishing that goal; there is a side gate that we needed to provide sufficient space for passage back
and forth from the front yard to the back yard, and due to our irregular shaped lot, we found that
building a rectangular shaped structure, could not be configured properly without restricting passage
from the front yard to the back yard and without requiring a variance request, so we designed the new
structure with mini -jogs, thus allowing us to build a full bathroom that meets our needs, keeps the
project on budget and is entirely built within the allowable setback area. The addition will be located
behind the side fence, will not be a detriment to the occupants, neighbors, neighborhood or the general
public and other than the new roof, will not be visible from the street or by our neighbors to the east.
Area 2 —The entire original kitchen area has never been reconfigured, it is dated and too small to hold
more than two people at a time; we were not able to reconfigure the existing footprint to accommodate
our proposed kitchen /pantry & eating area, so we utilized as much of the existing area as possible and
expanded into the southern side of the structure adjacent to the existing kitchen; adding a trellis
structure for shading purposes. The expansion area is located in the middle of the backyard, so it will
not interfere with neighbors views; none of the new construction extends into the rear yard setback,
and the new trellis will not be visible to either of our neighbors to the South, due to the large mature
trees they have in their backyard (Cyprus & Avocado).
Area 3 —The original family room on the southwest area of the lot has never been remodeled, the
proposed expansion will not interfere with our neighbors view to the south (lot orientation makes
seeing the expansion almost impossible) or west (fence with trellis covered with ivy is over 10' tall) side
of the property. Approximately 96% (98 s.f.) of the new addition is within the allowable lot space, while
4% (4 s.f.) of the addition occupies areas within the 1' allowable setback limit. We made every effort to
reconfigure the existing footprint, but could not make it work, we had to remove 5" of proposed
expansion that would have made the wall flush with the existing structure, but that 5" would have
required a variance, so we have re -drawn our plans to comply current Zoning allowances.
Area 4— Currently, when you approach the front door, the porch area is very small and you are exposed
to the elements; when you enter through the front door you immediately enter the living room. The
proposed expansion will provide protection for visitors during inclement weather, separation from the
living room area and will provide an ample covered porch area for visitors and parcel deliveries.
We have had two separate designers supply their professional opinions in evaluating our needs while
providing the highest consideration to the City of Newport Beach setback limitations and together, we
have crafted a design plan that will not create a detriment to surrounding owners, occupants, the
neighborhood or to the general public.
M
The granting of this modification request will not prove detrimental to public health, safety, or welfare,
to the occupants of the property, nearby properties, the neighborhood, or the City of Newport Beach, or
result in a change in density or intensity that would be inconsistent with the provisions of the City of
Newport Beach Zoning Code.
We look forward to the Zoning Administrations approval of our Proposed Modification Permit.
Please feel free to contact us with any questions or concerns at (949) 375 -3540 mobile /text or by e-mail:
elitepropertiesl @cox.net at your earliest convenience.
Sincerely,
Michael & Michele Hardy
1736 Bayport Way
Newport Beach, CA 92660
19
20
Attachment No. ZA 4
Site Photographs
21
I �
1 11;
FA
�
61
Attachment No. ZA 5
Project Plans
23
24
a..x-1,- ,ssecs �. r —71.. 60 _ A$ @� Ye is
Y�3g xsez ess sre wo > :a eoe..oa—: ...1 I' I �{ "r
2 �!!��� 5 u61sa096u0aaulfiu3lemlaml56u111 J t �. p� a {IY @x$ {��
daoD orvlaaaNloNY f! s I Vill
W
I
ZZ
w �
i
' I I
I
t
I
- 4
hey i
Ln
7 vi`Q d%
r
v,� Q
i
i
i. :... ......... ............. ......., ..............
a gg
g L 9 n 68
o a N 5 s 5 a �
Uzi
W
OL
,�¢N
T- =B A g
< -j * H z E to iS 1 *y S
OL
UA
CL
Hit 1 021,
Z
Q �z-
J
d
e� fl
x O x
taa
6
B —
xp N 6 •\ •"
3
9E. Y6.IN._.._.._.._.._.._.._.._._. _..
'•. �\ i ." � ; III fY
k.
~,\ s
l , \l
CP Q
p \ B
WQ
V]'sNx+'pvotiv al3 v+ +f59LLB
QV
L
2 a
Z
m0_
R
7
L
CV
iS o
Z
9sEtf66v4 °+aa ln4u+»ubua+vlananl9
u81o096vUaau18u31e101amp56u111 J
'dNO:) ONIU33NION3
- Ag-LYM 9n-19
a gg
g L 9 n 68
o a N 5 s 5 a �
Uzi
W
OL
,�¢N
T- =B A g
< -j * H z E to iS 1 *y S
OL
UA
CL
Hit 1 021,
Z
Q �z-
J
d
e� fl
x O x
taa
6
B —
xp N 6 •\ •"
3
9E. Y6.IN._.._.._.._.._.._.._.._._. _..
'•. �\ i ." � ; III fY
k.
~,\ s
l , \l
CP Q
p \ B
a �
got
QN 'diHOD DNIV33NIDNB
qn-v
Lie
Ln
z
<
OI
------------
n.
--------- -
15
LE
kl]aaUIAU3 jnnnvIS 5,11nSuc,
=p ffio '"0:) ONIMNION3
El 8
El
I JE18 7
O
z
hi I i
.. .. ... . ....
o
IL
o
El
E-=71
OZ
dWD ONIMNION3 10 1 H I
-1 -AqjvpA 3n-w
� � /�: k | B§� !
I f I
)�
�
� � � _
Vie[
El
>Ln
0
Lf)
> 0
El
M
0
a-
0
Lr)
<
Lf)
El
Ion
�8
AHODDNIMNIDNa
�j 3 1 11
31wA snio
jqQl
-
CL
H
cz f
0
I
I5
Ng
F-I
LBVL EEb'646 e.[ bulaaul6uaalemonlq I- � e {y§ i
v � Z �' L ubl[aG R 6ulaaulGU3leEnlaniib 6u161 J i t II � � 9 �9� R�! 5�pii €y (V
i � $ d�OD DNIiNBNIioyry
/�
R �31V to in 1ta
w
A
F
O 8 Y
g
e
El
0
o
fl
I
i
I
i
i
o
o
D
D
z
'
O
o
I
W
~~
J
N
m
W
ElQ
J m
Q
W I
N
S Q
�
E
CY v
O
Z
°
o
0
0
D
I
I
i
O E
i
I
8
e s s
i
g
8 9
V
3 iBK [E6Mi6 ^'oJ+ 0u nau18uUgonVnlO I � 4 �. + @y ff@ !!'
Yv � � t5 u6Ra096v4aav16,91mnnnnS 6vPl J I 1 � �� aY +Rw i! @SEpE`p m
_° �]1tiMM3tl�g
T'i 1
c? I'll's g� &,
Z
9 q�M6
_ r
m E i
si
,F<
_ W
Ln Q
X
W_.. ..._._. -.. -' - __.. -.... .............. ......... ............. -.....
ffl
O�
;s Ga
1
q� au n� 'pvetl auy3 e��alb BCFB
�Q
UU
Zb >Z'ECb bob uPV'��6u neul6uave vm>nl9
QZ�
�
Co�
uGlsa090uPaaul6u31mm >nn56uP1 J
'dVODDNMINNIIDN3
a
pz
U7al'V rn 7m�
T'i 1
c? I'll's g� &,
Z
9 q�M6
_ r
m E i
si
,F<
_ W
Ln Q
X
W_.. ..._._. -.. -' - __.. -.... .............. ......... ............. -.....
ffl
O�
;s Ga
1