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HomeMy WebLinkAboutPC Resolution 2024-0005PC RESOLUTION 2024-0005 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING LOT LINE ADJUSTMENT ATAL 24-0003 (SBDV24-0022) AND CONDITIONAL USE PERMIT USE23-0074 TO ALLOW ROOMS WITH COOKING FACILITIES IN A PROPOSED HOTEL, A HEIGHT MODIFICATION, AND PARKING MODIFICATION SKY HOTELS, INC 3600 & 3610 El Camino Real APN 049-211-058 & 049-211-059 WHEREAS, an application has been received from Sky Hotels, Inc., (309 Prosperity Blvd., Chowchilla, CA 93610), Applicant and Owner, to consider a Lot Line Adjustment ATAL 24-0003 (SBDV24-0022) and Conditional Use Permit (USE 23-0074) to allow the development of an extended stay hotel with a height modification and parking modification located at 3600 & 3610 El Camino Real (Assessor Parcel Nos. 049-211-058 & 049-211-059); and WHEREAS, the site's General Plan Designation is General Commercial (GC); and WHEREAS, the site's Zoning is Commercial Retail (CR); and WHEREAS, the City Engineer has determined the original subject parcels were legally created, that the parcels resulting from the proposed lot line adjustment will conform to the City's zoning ordinance and building regulations, and that the lot line adjustment will not result in a greater number of parcels; and WHEREAS, the proposed project qualifies for a Categorical Exemption consistent with CEQA section 15305 (Minor Alterations in Land Use Limitations) and Section 15332 (Infill Development); and WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit and Lot Line Adjustment application was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said Conditional Use Permit and Lot Line Adjustment; and NOW THEREFORE, BE IT RESOLVED, the Planning Commission of the City of Atascadero, California, takes the following actions: SECTION 1. Recitals. The Planning Commission finds that the above recitals are true and correct and are incorporated herein as substantive findings of this Resolution SECTION 2. Public HearinLy. The Planning Commission of the City of Atascadero, in a regular session assembled on February 20, 2024, considered testimony and reports from staff, the applicants, and the public related to said application. SECTION 3. CE A. The Planning Commission finds that the project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15305 (Minor Alterations in Land Use Limitations) and Section 15332 (In -fill Development) exemptions of the CEQA Guidelines and in accordance with the attached Notice of Exemption dated 02/05/2024. SECTION 4. Project Findin,_,�s. The Planning Commission finds as follows: Conditional Use Permit: 1. The proposed use is consistent with the General Plan. Fact: The Project is consistent with all applicable General Plan goals and policies. The project site has a General Commercial land use designation which encourages the development of tourist serving uses and maximization of underutilized land along the El Camino Real commercial corridor. 2. The proposed project satisfies all applicable provisions of Title 9 of City of Atascadero Municipal Code (Zoning Regulations of the City of Atascadero). Fact: The Project will satisfy all provisions of the Atascadero Municipal Code Title 9 of City of Atascadero Municipal Code. The project site is zoned Commercial Retail which allows hotel uses with kitchens in over 50% of guestrooms subject to the approval of a Conditional Use Permit. Height and parking modifications as proposed in the Project are also permissible subject to the approval of a Conditional Use Permit. The use, as well as the general project location and design appear consistent with development standards prescribed by the municipal code. Consistency with specific construction and design standards shall be conditioned and confirmed during the building permit and inspection processes. 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use. Fact: The Project is not detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, nor is it detrimental or injurious to property or improvements in the vicinity of the use. 4. That the proposed project will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development. Fact: The project is consistent character of the immediate neighborhood and aligned with its orderly development. The properties directly north and south of the project site along El Camino Real are zoned for Commercial Retail purposes. Commercial uses are expected to be established, continued, and expanded as development continues throughout the El Camino Real commercial corridor. The construction of a new hotel is considered appropriate for both the zone and the project site where anexisting hotel has operated since the 1980s. 5. That the proposed project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. Fact: Traffic generated by the Project will not exceed the road capacities of the General Plan. The General Plan assumes full build out of underutilized commercial properties on El Camino Real including that of the subject property. 6. The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. Fact: The project is not subject to any pertinent City policy or criteria adopted by ordinance or resolution of the City Council which has not otherwise been codified and incorporated the municipal code. Hotels with kitchens in more than 50% of the rooms: 7. The project is designed consistent with the standards of the Atascadero Municipal Code and provides amenities consistent with a tourist serving use. Fact: Staff has reviewed the project and confirmed that the project, as conditioned, will be consistent with the standards of the Atascadero Municipal Code. The project will provide dining areas, a gym, and small market for guests. The existing onsite pool facilities will be shared with the existing hotel. 8. The project is in an area that supports tourist serving activities. Fact: The 3.52-acreproject site is in the commercial retail zone and is already developed with a hotel and associated amenities. The addition of anotherhotel building will be facilitated by the existing access and utility infrastructure on the lot. The location of the project on the El Camino Real commercial corridor in proximity to existing and future commercial development (retail and services) is appropriate for a use defined by its transient/tourist population. Height Modification 9. The project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties. Fact: The project site shares its northern and southern boundaries with two privately owned properties zoned Commercial Retail. The adjoining property to the north is developed with a gym and professional office / retail tenant spaces which is considered a compatible neighboring use for the proposed hotel development. The adjoining property to the south is presently developed with a Single-family Residence which considered to be nonconforming and underutilized based on the allowances and expectations of the zone. Conditions to increase landscaping around the southern boundary, and development standards to prevent light pollution will ensure ongoing compatibility with any neighboring uses. 10. That the modified height will not exceed the lifesaving equipment capabilities of the Fire Department. Fact: The Atascadero Emergency Fire Department has reviewed the proposed project and determined that based on building placement including setbacks, location of turnouts and fire lanes, that the proposed project will not exceed the lifesaving equipment capabilities of the Department. Parking Modification 11. The characteristics of a use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by this title. Fact: The Project does not necessitate the number typically required for the use because it will be part of a larger hotel complex with shared parking areas sufficient to adequately serve both hotels assuming standard occupancy rates and high vehicle - turnovers associated with hotel uses. 12. The reduced parking will be adequate to accommodate on the site all parking needs generated by the use. Fact: The City Municipal Code describes hotels uses as having high lot parking turnover when accounting for the transient nature of the guests and based on the assumption that hotels do not generally achieve maximum occupancy. Additionally, on -street parking is currently available along the project frontage, except for immediately adjacent to the driveway to main adequate sight distance. Given this context, the proposed 10% reduction to the parking is not expected to affect the overall adequacy of availability of off-street parking for the project. SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 20, 2024, resolved to approve a Lot Line Adjustment ATAL 24- 0003 (SBDV24-0022) and a Conditional Use Permit (USE23-0074) subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Project Plans EXHIBIT C: Notice of Exemption On motion by Commissioner Hughes and seconded by Commissioner Carranza, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Anderson, Carranza, Heath, Hughes, Schmidt, van den Eikhof, Keen (7) NOES: None (0) ABSENT: None (0) ABSTAINED:None (0) ADOPTED February 20, 2024 CITY OF ATASCADERO, CA Tori Keen \ Planning Commission Chairperson ATTEST: Phil Dunsmore Planning Commission Secretary Exhibit A: Conditions of Approval USE 23-0074 Conditions of Approval / Mitigation Monitoring Program Timing Responsibility /Monitoring Sky Hotel, Inc. Lot Line Adjustment & Hotel PS: Planning Services SBDV24-0022 & USE23-0074 BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department 3600 & 3610 EI Camino Real BP: Building Permit PD: Police Department APN 049-211-058 & 049-211-059 Fl: Final Inspection To: Temporary occupancy CE: City Engineer WW: wastewater F0: Final Occupancy CA City Attorney Planning Services Conditions 1. Approval of Lot Line Adjustment and Conditional Use Ongoing PS Permit as depicted and described on the attached exhibits allows for the following development at 3600 & 3610 EI Camino Real (APNs 049-211-058 & 049-211- 059): a. Adjustment to boundaries of Lots 1 and 2 of Parcel Map AT 85-179 (LLA 2003-0004) b. A hotel with kitchens in all guestrooms c. A height adjustment to allow a maximum building height of 49'-3" Cl. A parking modification reducing parking requirements to a total of 190 off-street parking space. The approval of these entitlements project runs with the land, regardless of the owner. 2. The approval of this Conditional Use Permit shall Ongoing PS become final and effective for the purposes of issuing building permits fourteen (14) days following the Planning Commission approval, unless an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the BL PS, BS, CE authority to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, and/or (2) result in a superior site design or appearance. 4. Approval of this Conditional Use Permit shall be valid for BL PS twenty-four (24) months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. If the use is established and becomes vacant, establishment of a similar use shall be done in accordance with the City's non -conforming use code. 5. The applicant shall defend, indemnify, and hold harmless Ongoing CA the City of Atascadero or its agents, officers, and Conditions of Approval / Mitigation Monitoring Program Timing Responsibility /Monitoring Sky Hotel, Inc. Lot Line Adjustment & Hotel PS: Planning Services SBDV24-0022 & USE23-0074 BL: Business License GP: Grading Permit BS: Building Semces FD: Fire Department 3600 & 3610 EI Camino Real BP: Building Pernd FI: Final Inspecton PD: Police Depuhnent CE: City Engineer APN 049-211-058 & 049-211-059 TO: Temporary Occupancy WW: Wastewater F0: Final Occupancy CA City Attorney employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning this conditional use permit. 6. Elevations shall substantially conform with what is shown Ongoing PS in Exhibit B, unless otherwise required by these conditions of approval. 7. The project is approved with a 10% parking reduction to Prior to Building PS allow 152 parking spaces on site and 38 parking spaces Permit Application off-site on the adjacent Colony Business Park parcel (APN 049-213-031). A shared parking agreement for the 38 off-site spaces shall be entered into by the Owners of the project site and the owners of the Colony Business Park property. The document shall be recorded prior acceptance of any building or grading permit application. The document(s) shall be drafted to the satisfaction of the Community Development Director, and shall include: a. A description and a depiction of the driveways, isles, and parking areas in question (including location and quantity. b. Provisions for the allowance for vehicular ingress and egress utilizing the commercial driveways on the Colony Business Park Parcel. c. Provisions for allowance for parking for hotel employees and guests on the 38 shared parking spaces. d. Provisions for the allowance for pedestrian access across the shared property lines with for the Colony Business Park Parcel. e. Provisions for installation of any required improvements and ongoing maintenance of the areas subject to the agreement, including landscape features and walkways. f. A statement that the agreement/easement shall run with the land regardless of property owners for the life of the project. 8. Any private agreements, easements, leases, or other BP PS legal instruments encumbering the subject property and/or conflicting with the development of the proposed hotel, demolition of the existing gym facilities, or use of shared parking area shall be formally rescinded, released, terminated, and/or otherwise rendered null -and -void. This includes an Conditions of Approval / Mitigation Monitoring Program Timing Responsibility /Monitoring Sky Hotel, Inc. Lot Line Adjustment & Hotel PS: Planning Services SBDV24-0022 & USE23-0074 BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department 3600 & 3610 EI Camino Real BP: Building Permit PD: Police Department APN 049-211-058 & 049-211-059 FI: Final Inspection TO: Temporary Occupancy CE: City Engineer WW: wastewater F0: Final Occupancy CA: City Attomey documents authorizing the ongoing use of the Kennedy Fitness sports court on the project site and use of the onsite parking for members or guests of the Kennedy Fitness center or associated programming. An updated Preliminary Title Report and a written confirmation from the project ownership that any such agreements have been terminated shall be required prior to building permit issuance. 9. A final landscape and irrigation plan consistent with all BP PS local and State requirements shall be approved by the City prior to the issuance of building permits. The final landscape plan shall: a. Incorporate shade trees into the landscape fingers and at approximately thirty (30) foot intervals along parking rows. b. Include a revised plant palette with a drought tolerant plant selection that is more appropriate for the local climate and includes native specimens. C. Depict a pedestrian walking path connecting the shared parking area on APN 049-213-031. d. Freeway adjacent landscaping shall include a variety of native species including oaks, flannel bush, and ceanothus, or similar. Landscaping within the narrow setback shall include native grasses, including deer grass if not in conflict with the drainage swale. e. All landscaping both APNs 049-211-058 & 049-211- 059 shall be restored as necessary to comply with landscaping requirements of the municipal code. f. Incorporate any additional screening elements as required per City Code. g. The parking stalls along the southern property line shall be reduced to a minimum 15' length and the adjacent landscape strip shall be widened to a minimum S width to allow for planting of shade trees. The required changes shall be reflected in the construction plans prior to Building Permit issuance 10. A landscaped pedestrian connection shall be BP PS constructed between the shared parking area on APN 049-213-031 and the proposed hotel and shall utilize shielded bollard lighting. The pedestrian connection shall Conditions of Approval / Mitigation Monitoring Program Timing Responsibility /Monitoring Sky Hotel, Inc. Lot Line Adjustment & Hotel PS: Planning Services SBDV24-0022 8r USE23-0074 BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department 3600 & 3610 EI Camino Real BP: Building Penn PD: Police Department APN 049-211-058 & 049-211-059 Fl: Final Inspection TO: Temporary Occupancy CE: City Engineer WW: Wastewater FO: Final Occupancy CA City Attorney be depicted and detailed in the construction plans prior to issuance of building permits. 11. A reciprocal blanket easement and maintenance BP PS agreement for the purposes of access, drainage, parking, utilities, shared site amenities (e.g., landscaping, trash, mail, etc.), and related maintenance shall be drafted to the satisfaction of the Community Development Director. The easement shall be recorded with the County prior to the issuance of Building Permits. 12. The applicant shall provide construction plans detailing BP PS the location and style of all exterior lighting prior to issuance of building permits. Site lighting shall be shielded, directional, and dark sky compliant. Shielded bollard and/or low level in -ground safety lighting shall be permitted along pedestrian pathways. Parking lot lighting shall include a minimum 2 -inch lens shield or the lens shall be recessed a minimum of 2 -inches into the light housing. Parking lot lighting shall have a maximum height of 12' and shall be dimmable and on motion sensors with lighting dimmed except when activated between the hours of 10pm and lam. 13. Revised architectural plans architectural plans and a BP PS color and materials board shall be approved prior to the issuance of building permits. The revised the architectural plans and materials board shall include the following changes: a. The neutral stone veneer shall be replaced with brick or darker stone veneer. b. A more prominent port cochere shall be incorporated on the western facade. c. Contemporary style awnings and trellis elements shall be incorporated above windows at key projecting vertical facade planes with a focus on the western facade. d. Site retaining walls shall be constructed of dark color textured block or similar where visible from the highway. 14. A deed notification shall be recorded against the BP PS property detailing the commercial nature of the property specifying that the property musty be used for short-term stays only and is subject to TOT, unless otherwise approved by the city, prior to the issuance of Conditions of Approval / Mitigation Monitoring Program Timing Responsibility /Monitoring Sky Hotel, Inc. Lot Line Adjustment & Hotel PS: Planning Services SBDV24-0022 $ USE23-0074 BL:GP Business License GP: Grading Permit BS: Building Services FD: Fire Department 3600 & 3610 EI Camino Real BP: Building Pemtit PD: Police Department APN 049-211-058 & 049-211-059 FI: Final Inspection TO: Temporary Occupancy CE: City Engineer WW: wastewater F0: Final Occupancy CA: City Attorney building permits. The notification shall be in a form approved by the Community Development Director. 15. The project shall comply with all provisions of the BP PS Atascadero Native Tree Ordinance prior to issuance of Building Permits. An arborist report detailing the species, size (DBH), and disposition of all trees within 20' of the construction site and outlining appropriate tree protection measures. Tree protection measures shall be depicted construction documents. All tree removals shall be mitigated consistent with the requirements of the Atascadero Municipal Code. Any required mitigation fees shall be paid prior to permit issuance. Proposed tree replacements shall be accounted for in the final landscape and irrigation plan. 16. All frontage or and on-site trees shall be maintained in a Ongoing PS manner that allows the tree to grow to its full natural height and natural canopy. No growth suppressants shall be permitted that result in stunting or modifying the natural growth pattern of the tree. Should such trees be maintained contrary to this condition, the owner shall be responsible for replacement. 17. All trash enclosures shall be constructed of dark color BP PS split face block or similar, or shall incorporate materials and colors to match the proposed architectural style of the hotel building, and shall include high quality solid metal doors. Enclosures shall be designed in accordance with Cal Green requirements. 18. Prior to permit issuance, the applicant shall provide a BP PS letter from Wast Management indicating that they are able to service the trash enclosure at the proposed location. 19. The site shall be maintained in and kept clear of any Ongoing BS, PS debris or storage including construction debris, unless part of an active, approved construction permit. All finishes shall be repaired or replaced as needed to maintain a high quality commercial / resort development. Any dead or non-thriving landscaping shall be immediately replaced. All landscaping required for screening of any use, structure, or utility /mechanical equipment shall be maintained at a height and density to achieve maximum screening while appearing groomed and orderly. 20. All existing and/or new roof appurtenances such as air- BP PS conditioning units, grease hoods, etc. shall be screened Conditions of Approval / Mitigation Monitoring Program Timing Responsibility /Monitoring Sky Hotel, Inc. Lot Line Adjustment & Hotel PS: Planning Services SBDV24-0022 & USE23-0074 BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department 3600 & 3610 EI Camino Real BP: Building Penn t PD: Police Depatment APN 049-211-058 & 049-211-059 FI: Final Inspection To: Temporary occupancy CE: City Engineer ww: wastewater F0: Final Occupancy CA City Attorney from public view. The screening shall be architecturally integrated with the building design and constructed of compatible materials to the satisfaction of the Community Development Director or his designee. Public Works Conditions 21. The Lot Line Adjustment shall be recorded with the BP CE County prior to issuance of Building Permits. Each lot shall be served with separate services for water, sewer, gas, power, telephone and cable TV. Utility laterals shall be located and constructed to each lot in accordance with City Standards and Standard Specifications and applicable codes, in easements as necessary. 22. A final Stormwater Control Plan (SWCP) form and BP CE supplemental report, and any supporting drainage calculations and reports, shall be approved by the City Engineer prior to issuance of any building permit, in accordance with the State Post Construction Stormwater regulations (Regional Water Quality Control Board Res. No. R3-2013-0032) and City Standards and Specifications for Stormwater and flood control (Section 5). Prior to a final inspection of any permit, the following City Stormwater documentsall pertinent documentation shall be completed and approved by the City Engineer. (Email publicworks(a-)atascadero.org for templates): A. ATAS - SWP-1001_Engineer Certification Form B. ATAS - SWP-1003_OwnerAgentlnfo C. ATAS - SWP-1007_Exhibit_B_Instructions_SCM FORM D. ATAS - SWP-1008_Stormwater System Plans and Manuals E. ATAS - SWP-2002 Stormwater O&M Process and Form Instructions F. ATAS - SWP-3001_Stormwater System O&M Agreement G. Any other stormwater documents required by the Water Board or State of California. 23. At time of building permit application, a Storm Water BP CE Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing activities greater than 1 acre. The Conditions of Approval / Mitigation Monitoring Program Timing Responsibility /Monitoring Sky Hotel, Inc. Lot Line Adjustment $ Hotel PS: Planning Services SBDV24-0022 & USE23-0074 BL: Business License GP: Grading Permit BS: Building Services FD: Fire Department 3600 & 3610 EI Camino Real BP: BuildingPem-t PD: Police Department APN 049-211-058 & 049-211-059 FI: Final Inspection TO: Temporary Occupancy CE: City Engineer WW: wastewater F0: Final Occupancy CA City Attorney Waste Discharger Identification (WDID) number provided upon acceptance of the SWPPP into the State's SMARTS system registration shall be noted on the Title Sheet of the relevant project plans. A project Qualified Stormwater Professional (QSP) shall coordinate with the City Inspector for State mandated storm water inspections and shall provide verification of QSP inspections, monitoring, SWPPP modifications and actions throughout project. 24. Applicant shall install update frontage improvements for BP CE this project to the satisfaction of City Engineer and according to Municipal Code requirements. Existing site driveways do not include accessible pathways, new commercial driveways shall be installed per SLO County Standard B -3a. Note that a separate encroachment permit is required for any work in City right of way. 25. Sewer capacity charges/fees will be applied to building BP CE permit at issuance. Fire Conditions 26. All required fire backflow devices must be integrated into the site or building design, are prohibited in any public right-of-way, and must also be always accessible to Fire Department and Water Company personnel. 27. Fire department connections shall be installed in BP FD accordance with all applicable provisions of the NFPA and California Fire Code Standard Conditions 28. The applicant shall be responsible for the relocation BP CE, BS and/or alteration of existing utilities. 29. The applicant shall install all new utilities (water, gas, FI BS, CE electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 30. The applicant shall pay all applicable Development BP BS, CE, WW Impact Fees and fees associated with connection to City utilities prior to issuance of Building Permits. Exhibit B: Project Plans SBDV24-0022 & USE 23-0074 SEE FOLLOWING PAGES Z U z O LU n Q U Q Q W V z W Q J LU ry Q Z t/1 Q U W w 0 0 ICI z Z W U Z W 0 H W w Q z N w U o 0 woz? °n=T rc m ezo wow a F oil xE aw a O w° m3 f pW� 3"om U t -szo °oo J �° ip x F a�03� O°y "`3 m2 U �``+ 3 a3i zN €= mo°�_ m S. 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