Loading...
HomeMy WebLinkAboutGill Appeal CITY OF RENTON Cliti AUG 21 2019 JOSYx;i HearingExaminer RECEIVED CITY CLERKS OFFICE City of Renton 1055 South Grady Way Renton, WA 98057 Subject: Request for appeal on or before 5:00 pm Friday August 23rd, 2019- Gill Modification (LUA19-000140, MOD) Dear Ms. Henning: As per your letter of August 9th, 2019 I am requesting an appeal. Certain additional facts have come up that require me to request this appeal. I have attached pictures and letters from neighbors. It does appear that the properties surrounding my property have fences, substantial block and concrete walls and other improvements (see attached pictures) on and in that area shown as an easement owned by the city of Renton. As the applicant I would need to know the city plans to remove these impediments placed by private parties on each of their areas to the easement prior to the time I as the applicant would attempt improvements to this easement area. A far more perplexing problem is the topography of the land that not only has a 14 foot drop west to east on the back of my property but more importantly a 12 foot rise from the back of my property to the proposed easement owned by the city to be considered for an alleyway. This certainly would make meeting several conditions including that section of city planning or code that speaks to maximum driveway slope not exceeding eight perc Sincerely, Harjinder G' I 206-979-0 0 Denis Law Mayor114111W Community&Economic Development C.E."Chip"Vincent,Administrator August 9, 2019 Harjinder Gill, Majestic Homes, LLC 11827 SE 227 PI Kent,WA 98031 Via email:gillhariinder@hotmail.com> SUBJECT: Request for Reconsideration—Gill Modification (LUA19-000140, MOD) Dear Mr. Gill: We received your timely request for reconsideration of the Modification decision, regarding the alley access and rear-loading requirements for new residential development in the R-8 zone. Your request for reconsideration asked that we review our decision to deny your request to allow for two new homes at 1001 N 33rd PI be allowed to utilize N 33rd PI for access. In the justification for your request,you identified staff analysis in the original decision that found accessing N 33rd PI would not be injurious to nearby property owners and would not create adverse impacts on other properties in the vicinity. In addition,you state that allowing access via N 33rd PI would allow for more parking spaces on-site, which would decrease the need for street parking and would decrease the potential for emergency response vehicles, street maintenance, or garbage collection vehicles that may have difficulty utilizing the street. Staff concurs with your justification that an additional access point for vehicle ingress and egress could improve the circulation at this site and would provide more options in case of an emergency or severe weather event.Therefore, staff partially approves the reconsideration request to allow the two new single-family homes to utilize N 33rd PI for access but does not approve the location of the garage doors to front N 33rd PI. In order to ensure that other residential developments on the block can utilize the alley for access,to retain improved vehicle circulation in the area, and as required by the driveway and parking regulations in RMC 4-4-080,the alley Right-Of-Way (ROW)shall be improved behind the subject lot(s) and extend to Burnett Ave N. In addition,the new homes should be designed to place the garage access along the alley side of the development in lieu of N 33rd PI in order to allow for more opportunities on the front façade for glazing, material changes, and modulation as required by 1055 South Grady Way,Renton,WA 98057• rentonwa.gov Gill Harjinder August 9,2019 Page 2 of 2 code. Locating the garages at the rear of the new homes would more closely align with the garage design regulations in the Residential Design Standards in RMC 4-2-115. Lastly, in order to decrease the potential impact for pedestrian/vehicular conflicts on N 33rd PI, a single,joint- use driveway should be utilized by the two new homes.The joint-use driveway should connect N 33rd PI with the improved alley in order to maximize connectivity and provide multiple ingress/egress options for the future home owners during snow events or other emergencies. Decision: Therefore,the reconsideration request to allow for the two new single-family homes to utilize N 33rd PI for access,for the Gill Modification, LUA19-000140, is approved, subject to the following conditions: 1. The two future homes shall utilize a single,joint-use driveway for access or the improved alley. If a joint use driveway is developed, it shall provide a connection between N 33rd PI and the improved alley.These improvements shall be completed prior to Building permit final. 2. The alley ROW shall be improved for the entire length between the east edge of the subject property and Burnett Ave N.The alley improvements shall be completed prior to Building permit final. 3.The new homes shall be designed to have the garages located along the alley and shall not front N 33rd PI This decision to reconsider the original Modification Decision is subject to a 14-day appeal period. The above decision will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98057 by 5:00 pm on Friday,August 23, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-7th Floor, (425)430-6510. Sincerely, ijeAAAdt Jennifer Henning,AICP Planning Director cc: C.E."Chip"Vincent,CED Administrator Vanessa Dolbee,Current Planning Manager Alex Morganroth,Associate Planner Renton Highland Manor UV Owner(s) 7,1 1055 South Grady Way,Renton,WA 98057 • rentonwa.gov City of Renton Development Department 1055 S. Grady Way Renton, WA 98057 7/25/19 To City of Renton Development Department, This letter is regarding the reconsideration of project number PR19-000001 and land use file number LUA19-000140, MOD. The reconsideration is regarding the request modification to allow two homes 1001 N 33rd P1 (APN 3342102040)to use N 33rd P1 for vehicular access. This request would disregard the alley ROW located at the back of the property. The property itself was purchased in March 2019 and prior to the purchase of the property a feasibility study was conducted with the City of Renton. This study was done on March 7th, 2019 by Brianne Bannwarth, PE(Development Engineering Manager). She had told us that having the garages facing the N 33rd P1 would not have been an issue. Through King Country records it was shown that there was an undeveloped alley behind the property and after double checking with Brianne the next day she had said not to worry about the alley due to it being undeveloped. Next, our architect acquired the requirements from the City of Renton in order to start making house plans and the City of Renton contradicted Brianne's statement and required the garages to be made facing the back of the property. A modification request application was filled out on May 21st, 2019 and as of July 12th, 2019 the modification request was denied. With this being said, I would like to provide statements on why the modification request should be further reconsidered. First, the site is mapped with sensitive slopes and the alley way would need to be supported by a retaining wall. This would make the alley ROW narrow. In regard to the modification criteria and analysis to provide alternatives for vehicle access: a. The removal of brush and trees would allow for better visual for the driver's safety. To promote"the amount of green and pervious surfaces" alternating trees would be planted. Along with the planting of the trees, an alternative side walk/curb in front of my properties would further promote the safety of pedestrian traffic. b. With the staff's statement regarding vehicular/pedestrian conflict would be addressed as stated above. The use of a sidewalk/curve would promote the safety of pedestrian traffic. The pedestrian traffic on N 33rd P1 is observed to be little to none, further having vehicular/pedestrian incidents to be a low percentage. With the addition of the garage facing N 33rd P1 this would promote the use of a driveway and further decreases the use of street parking in front of my properties as the driveway and garages would be fully utilized. This would promote better road access for Renton fire Authority and other response vehicles as the street parking would be decreased. If the garage were to be behind the house and facing the alley ROW this would push the house forward towards N 33rd P1 and further promote street parking that could be entirely avoided. In regard to the blank façade created by the garage,the use of new laminate glass styled garages would promote the use of"meaningful glazing" and break the monotony by using a different material. Further, other materials such as stones can be used to break up the blank façade. c. The staff concurs with our contention that utilizing N 33rd P1 for vehicular access by orienting the garage towards the street would not be injurious to nearby properties. d. As listed in the Modification Criteria and Analysis, look at section"b." of the list for reasoning. e. The staff stated, "three existing homes already utilize the alley for access". This statement regards the three homes that are on the far most east part of N 33rd PI as they are exposed to Park Ave as well. The use of an alley ROW is appropriate as they encounter more vehicular and pedestrian traffic. The staff also stated, "building permits for two other homes that will utilize alley access were recently approved on the same block as the subject site". These homes are located on the far most west side of N 33rd PI and are exposed to Burnett Ave and use of the alley ROW is appropriate as they also encounter more vehicular and pedestrian traffic. The location of the project site(1001 N 33rd Pl)is located near the middle of the neighborhood and experiences a significantly less amount of traffic than the five other homes that were stated by the staff. Overall, the use of the alley ROW is not needed for the project site as the site experiences less traffic. f. The staff concurs with our contention that utilizing N 33rd P1 for vehicular access by orienting the garage towards the street would not be injurious to nearby properties. In conclusion, we are asking for further reconsideration of the modification request as many comments left by the staff have been further answered. Sincerely, Harjinder gill (206) 979-0920 LEGEND 3s 1L�ZV.C��IEC SURVEYe TOPO ereasrru 3Nu LEGAL DESCRIPTION o A BASIS OF BEARING:OPP ' M101503.00660 DA Pn T O Reeolmwo UN e D'' BUMPH 11,A3 POUND AND 61.30RCD ■ u'veaSN 6 Gans ALCM LBIQOPTHe LOTS I MOS IN BLOCK IP OP HILLMN,LAM WA91A'Orox m3 IN.TM QUARTER ASCTA IIIE�'/`�✓L4YL�C`l0 LIC CAROM OP FDHNAWITImI NO.I.Ae PCRPtAT xaWRADiN J R "4°°'"'` an.T14MAAA Y. i�� AlIAR' IXWaxllillrM2fp]B1,12570,yP 1EMCPZ� gJ�p'9. �(�� UDITOR11WRA3s.P,'aC6l RvccRADPgxoCWNn ,�/ 0 wvocze , \ daC1JgVl;70/015'//2P.MM 1$d1M79JB.LSTA • 9ROnR0T6M TNHCTY OP REMDn,STARM WADIwONN. ■ 6Naa. VERTICAL DATUM: •ACA 0 mA,A ``\ .�11177E.1�GWA2M7 371617Y,wA.�Iu1oX J -0- 10.,01l NAYD.r \ 0 6wam euRrmr :A•mmYO P.A�V \ — HORIZONTAL DATUM: st mama mamas. XMAXI ss PvaaLra�. SITE BENCHMARK: \ p %—%—%—%— IMAMS p —p _..—.._ uYON.Pi%A --.—gyp=D p o —p —p p p —p p —p p OV12 .0wRm l lox. r r a a3PSCTb¢ CB IOC a6mevmE6m9 i[31]COP W wiNA raerWwT6um < aryW.Wi- N.33RD PLACE mm�lw6a3� '--1r—.. .—..—..—.._..—.. ..T_.._..__— ._..—..—,. ( — mm6-pa sn REFERENCE SURVEY: sso= ___ N. -_\A cucm.a 01 9LAxa smAaIDf0rax I __ - - _ • • - - -- - - W 1.062.1011m.31 CIS OP TAN AZITIO.0.1 VOL.11,PARI63 TOM SRlU6wNT!BMX a ! * EPA W PLLWM A 91RvaY C00Im11.013 1.3'BRASBDIDRwrm r r r MOO.OP WSW LDOBwrwam3 i M.3RRED L1 AU • , 19 6� 9. MOM OP XXX 02.6wgWls TINILAarnW OP a f a SURVEY NOTES 600RNERAIEN.m r Ei H.33RO PLACe p iFiLLURYE4 WAY PEAPORACDBPPLLLD ' r r • r r r ram` R M MIMI V I I P.MILTS IMMO • LOCASMIE p OREYSE NO T0IECURAgIT TMYeew _ • ARl®/AIRR — `■1 SIAARDe CONTNILLDw WAC. I —" • (] ' !lD�YATIX CFRSP 333.13Ar6 �aa'R MU — {Rp TIM SWIM MCIXIWCTID OXBOW • TBaRENETi OP WAIENTTiT.LRLPORT I 0.XI�` y AMTMISEPW UASNOT PURPORT. 0P ") oil 0 0WN1PA.A.ST]OR MBIPICTIOM UCOSA 0,Mr /l8 VI UM EO W DAM COME.AM LIMPS p� DEPICTED ONTFIDMAP RUMBASr AM W UM ONLY.T RU DO NA PURPORT TO ■OWD.12.12T LNESTRAT 62AY I ti^ p OPT■RIBLLCBYOl3[RMw®mACOAi AX ,B O'ty aQq (O O PK UMWXI OP �MI�rtOWN ILLRMx AM I p `P Op$ j ALL D0TANCC9 AM N A MT. NNNa +C- I LOT At �\\\\` BMW LN�MpMP ON MS BMW I �pY II T LB WCRLPNID LOCATED ATV..MOAB LLOWAA 4,4)4 I rain ROCHNT WU.MCI,TNL s p ACTUAL OCCIIPATOP OYTN0 U.S.Oa 16ti BUXOM. XOM.PO...HOTASMRM R ,( BEYOND TILE ACTUAL WDTNOP TILL MCC Z �b 1 Nry ]IUD .ONLY TM AMP.DM,R,D " 1 1,01.011.2 TTN.MCIMXLOCA. ii UTILITIES NO3 PN M RO <.a £ S OIXI1`ATIO uABILIwAARP.Ay 10.1 xrLD (CErr]� @g PLANS AMAX AP NLANS DOCNCxES y Ip P ONLY.TM MU LOCATION.NAV. '7yA 7 P NNW NwEMSJa MOAB E%lai¢NCE OP 3.1.0.ROWD r PMrR3YT■ Z q MATURE.ATCIOOR UMETCTM m IA MOULD 110 MUM. EQO@I■NT USED. M q@y3y3 LEICA TCRPig1 ROBOTIC TOTAL MUM,L I 1 I 6 N. 0. N. R- �CAA13DAigC0118CNR • App$$Ii_ ]CNOIPO■.011.18.MM.AM NAIL WW1 DO NOT MOM mumnmotn.TIE MM. COMM.OR WW1 COMM. at TNaeN NM EY CMACFMENTSSi10 VFW I L MOP IAM CLAIMANT SHOULD C0,11111I AN 6. S 666.■TLLr TULPROCEDURE/HM.1NR I — I B. ✓� J A MID TWIT.WNO A LUCA 1201 SWABS GO + -- TOTAL ROBOTIC • • WINPIMNCICS WAS PEAYA6LLD.ie0 A I - SlMISOTAIMILM TAMIL I / 1I— I—E 6RIWVN11... .19.PROPERTY — RII u�„AMroPOOMMIC IMAM.AR ALLEY 1. PIEREON.Txa REULTNO DATA eouMYONUIeNCix CM " ALLEISORgSEEATiLL SIAMAAAPOR n lAlq mOUNDARYURPCYSNSTPATH mRA CCR9TR' liw■O. IN WAG 313.IDmq. ATiP.PO[CTgNA Im-■141mf PWMW6fO RIND — R WPM AYEN.A 1MOSf AOPRRHO 41236,3 ens wit AT LWRN A VEYCR5CERTIEICATE "—• — --- — — — — _ _ _ _ __ N.33RD ST BOUMeveInim x.RO N3> .TOPT RP ACA gSD ILCILULSE AEAIEY IWA er - — — ..— — — -- 00 — — --r.2Rm'WW1.Ri00, LW RMNmRN RIB MTOM mama)ITnDOO WI. .— L91 O IMBLIVIWBSIUMOACL ATTE. XXI c SWAP ME nEU3WeE GRAPHIC SCALE 1"-f0' BA.1. SAPOnT CU0D4ATLR0IBC - 0 LO 20 30 City of Renton Development Department 1055 S. Grady Way Renton, WA 98057 5/21/19 To the City of Renton, I (t 5 (J�i� am a home owner living on N 33rd P1 and my home address is ? 3 tS With my house in good condition, I have no plans to demolish the house we live in. We would like to request that no alley way to be made as it would disrupt our backyards. We can confirm the pedestrian traffic is very little to none. Sincerely, City of Renton Development Department 1055 S. Grady Way Renton, WA 98057 5/21/19 To the City of Renton, � I NVANCeAl V "n "- }k,', am a home owner living on N 33rd PI and my home address is ( 5— ! 3 3 lq_ f L . With my house in good condition, I have no plans to demolish the house we live in. We would like to request that no alley way to be made as it would disrupt our backyards. We can confirm the pedestrian traffic is very little to none. Sincerely, City of Renton Development Department 1055 S. Grady Way Renton, WA 98057 5/21/19 To the City of Renton, I \ , Cam'5T v\ am a home owner living on N 33rd Pl and my home address is C( 0 L N o, With my house in good condition, I have no plans to demolish the house we live in. We would like to request that no alley way to be made as it would disrupt our backyards. We can confirm the pedestrian traffic is very little to none. Sincerely, eo� �r �� � � c 14i1 �� � � � City of Renton Development Department 1055 S. Grady Way Renton, WA 98057 5/21/19 To the City of Renton,(bn I (0 V 1 J D V (J 1 am a home owner living on N 33rd pkk and my home address is 0 2 )\kigf 4 q <�G47A Wi?Pate. With my house in good condition, I have no plans to demolish the house we live in. We would like to request that no alley way to be made as it would disrupt our backyards. We can confirm the pedestrian traffic is very little to none. CPA incerely, 9-0 6 �� O6 " q. • , • n 1,--',;'''.; rf. . I A-, , ' --.':-, .--.; ,;,, '.1- , -.!•„1.‘,•••••13;-.... :„ ,' A '.' , 'A . ..,. . . . - ..• . :, . . ..- , .... ... . .., , • ' ' '-''... . . . .- .. .. , . ,.• ..,. .. - . . . . - .. . ' Nr, '...','..1 i' .,1;e r,(- -•,. i, ,47, .. .. . . _. , ,..:,•;":-. .4-is'f. --, 1-•-,,p,t, ,,..reigiii i•f-,:.:---,`--.,',•...-.!---• -,..:-.,,'.--.-:-.,•,;,,-,...4.,..-‘:;,-• -••••:,-„y•-.,..,,----..._'..,;,..' .. 1_,. :..,:„11,T.,..„:;...,,ti,-..,,,,;:,:-., ",•,..4,4;-,.:•,-,-,...-•••-- --, ---;-.'-:-•• _., - --., ,-:,;,.-,.•..,. ,,,,,,,f--:-*_,:---•7--,-. --•-;•-!.-,-;4••._ -.2.-.=;:-...---..-:,•-• , ,- z At. ' i 14.,..;..`7.---.'ili— :4*..• -, ,:,--;, 0 --,it-- .-- •—•,r ,• • , ., -; ._ A..;-L,-'.7.::',. -...,- :,. _. - - . . - • ' ---'.-'----,-:------ - ...--`,-- ..---;•-, . •.'..' • -- ,--,- - • .1', ' AT‘ .1t• TA . .4„ . ., . • ,, -.:.• A ,.....-. - -,,, , „... :-,-,,,' '• -vp . ', .,..r ,. .,.A -• - ' ''':i.,:ii!c•;, - , - . _ _ •./...-1, ,I '.• - ,.. ..'! -'. 1 '1.4: .' '.• ,'' 1"44-, .--'4. :. - " . • • ,r•ar• oci '— ! 1- ''''.4"....t. il.:,...:,' -t./..aff•;.'''' .. '' /"' .. .1z• .1..il‘fis,:l..';'.11-:.' ' , 1/4 ,.1 • it ,, ••••, , . ..1. • ::„.G.i .4:. . 4) , . • .1....,"..tkv - , , • - - — , _.. 4#,v . A ' ' .'f'' '' • 4. • - I -:‘,: $: C _ - t ' ' ' 'i.. • --i * . , . •.. ' if it - I, .. ,...%,.• _. 1.T431 . .... 1 • I .. .4. , • • - ' I - ''.•,-: -..,--""'"--- • 4i,, . o,..- 0..-----bik." . . ,. 4"... 7 . ' ''., 'eri fir n.- ,, lia.v94W:iiii.i7:- '9. -...,,,:— •r . , t, -wit .71;.... .., ..,,, _ .. j f • 210 ....• , -, ' '-- -•.'.,%•-,•,..'h. 4`. •,''' . -- '...,-• - - -'el- • 4"--'1. -. p - . •A! c 'AN .•,11411.- • .: ' • . , ' .'.'•("I.!'1' ' ., 4. .-,,,, • -I lal •-•—• .:30.4 .- •, il - , . ^:.e4-77.., X /' ..C111 ...,., doloik 1 - • I - : ",. 1;,, Es,..,,,-.,•- ‘,,,, -, -,., -1,1.1:,--- ,..+:•,', I ji 1, 1 '.1'..-..'.'....:,'...,...:,..t... ,..' . ,. . tt-V- -'•'' 'telt ---------------- ---01 . , . • i . r/ :k -1, •,,,,.:',• i ..• ''", 'r... , •, . • , .. ... . , • './..,7;''''.,'',,LN e, , t. ' -F,. .' --, ', . , .. . ,.. 4 } ' y`�� ... h' tit • • a �. 1• 'i< t is .. -.—-•— , •., - .,' ' - ;,` . : , -= ..' t, i'. ' , i - I, • "- 'Adt441114i t , 71 .4 -' >, ;' \, . •,,.lye, — — ...fit_ l _ 7 . 4 $ !• J'tPqqil)t . .,i, ' t • • + t, F.. i t r 5 .� :ry,.V' •• r •ll { \� ,. o..�._ • Kt 1 illopir.....„....j I i j �t .. 1 . �r It +`�11 J s •• fir- �'. 't '� =ter , t z : 'r �'!�- - _ r'y _ ,`` Yam•. e+ �',)'�,��. _ a• ; ', . I. - a " Y ' - _ _ 1 t 'i Y•. It 19 ' -cc . am to { (r r a'v 1,.. .P' �^ :\ rr .ice, i a T 441 —...... .1tillk, ' 94.004'' .! ., r i A Vik4 IFoil C. ikli16 ft 411, gitif . ,';:$'s' •' , '.; ._r - .. -ley' . ''''...,''' ' -,,f. VP'44 • If +� �/ • \ �flk� ' 10 ttli N *• rr \ f-• { k�xf ICI ' ° 1 , I it ,� '►� ., �� �, 1 %� 44, .� �� (' ' . 4 ' . ' 1' .St 'ilt ;: —/ • . , i I 1 ..i...:,,,.. P4 % ''3' ;x:J - a C. • y! �. e y�,�"31l ` h 4 ' 7�+„.. ,ate ; 1* 1.',r 1 I GA'?4,41 - �4 t } �iS a, 1 qt A y �.. y. y 07C7i4:41.,'!-:;: .'.,•;•&;—; .7 :--• .:i7,;.-4'..--';tf-3,1,..:,',,t14.-4',:i.`'''.:--,2i.Z..r -'' '' -- -A .....,„ .0,; • .• i, _'.. : ,„.;...,...,.i. .:.,.• -..•..'',.-....."... - > rk„ , ..r..d►i.';v r f,..1 4 tea ;+r. +, ' .,�"� :tom`S ,,.: ''.: 4ll f*'r'r'7..': N I Y - :: _ .� p yf f1� > . �. 4c++ 1r ,; , ••-• - •.. • 0.* `";-",i-,-41,--4r•'.'41ri ,,.„...,„. . .: - ': i „, ,t'‘.c.-‘. .. i', ,- .. '''-:$„,,PIST....,, .,. . ,,,_ "1-•,-. - )1'•'•-•-• - . t . ., . Alet _,,,,..e., , -• .she t 'V.- ,'- .. ' :''' V r ,,„wri-,-47,;•,•,•;-. ,..4.0•F„.. •' "r-•v - 1N4Irtr, . N -•., ..• . - „,-,,' '"'-111411 - • "'" , ,_ , . _ - el, '.-• - -••-•;Jig-:. -1,- • -•- • , iig"' ,, kik '. .....1•'',. ;-:::,,,,,-- -' ,-;;, '',• -11"r -nt• -- 11 - -,".. - Jr.... • • -- ....,.. ....-• - 4..tost,.. 44 • - - • s. - .. . -- — • ,. , • -„, •-,,,- ,.• • • --.,• .... . -- • - -‘..- -- . ... „ A, :,-, , k _ ,...1.... __ ,4• .,- '" - .,.,....,•,.-_.-4 :., ., _ . .. , -•,,• - i--, ,..- •;_.;,• . ;: <#.1!,It( •-,.. ' -.„ -... ;IA; '-'p" '‘,, • -0" -4,- ,.f ' 1444 ••,• . 0,..,,,•..,A„w,,,,..1-V16 11-111,6 1%.'....,,i '-,-, is.._,..r.• ;°4..144.,rirtL.s.:r.,.o.:t.,',_.',‘',t 7 r.,•.,.,,,,....`.z,"/.I44..,11 I1„4"A i;.4:,*f,,,,. ;.• V...c-rx" • 4) -, , .-.- - ' " , i 4,.:. ..:•,'.%,,: 4.....9'_-„-•:•':•',-'• •.: _jfo ,,. .. - • , • —I* .;=:-•• ,..4 ..,_.„, ,• ,,. •' , • . --•, .. .•,, --4,)...- ••- - -1,;•-• ' •:* . • s , --"..... ,,: ,4,...1-J4. .„„;,,_ - .. • •., _,,t, . ,.4411111ffi 7,4%1F-4 .. t:- ..._.- --- . ,,,,•,:',,, .J.....• -,--.,... ....";:. ...,A,. ' - -p .- ' ••• . .., ,... ' - • .,-;.,. '_, •,--,,,t• -,. ..•- ..."..- . .:':,.1.. ..-„,.."; .1-..,-...x.: . , '.,----r-r .z. - , 1 ..- -... , . • 4,srj, . , ._.._ 1 .,..... _. . • -'"'' .:-....x. .E-5.-1;•••• ,,,, -.. -; -•.-"1- 16;:-. • •-•-'-' -... . ,..1.1,,... ..,.... , . , . ..=! ...-t. • . - .-, ..,„ .....,,, . - x.- ... _. .., •-;;;;410.a, 4.:7"!"..., ,..S•-•- .. .. • ,... .,,,,...., .....-.......,,,,. — , ,. _- ,,... ',.....;:7,...,. ....,..... ., -. -4' ..., , ^40-:"^ .• - - -,...---....----n‘,..• - -.4„, - . .4.- ..-- ._..---,..:. .. - . . • ',,.,."14.. ,•Noik„.....-; -.7---„..• -;;-.7, _ - - ..„.-- . :-....4 : fic,,''.:.•- -, - .-, -- • - -•--.11k.;4,- - --'''-,' ..' -—j,..^ -,... ' , ..........• . -. ...,-,,--k. •.... 4,.. , • ,,-.0 Q "C• ,,, iF Niperw%ez ' • ?-. ....:s • 1- - -I ... -.--.....',.. .^: - T4--•‘,---- -' ''ll ' ' * zirfra,- -t''":; " 4" • .,. .' 1/:4Z4k,1 .-"' ..-'," ' ',....-- 4':'1.-,:t.5 7,.,-,,-t.,1,,,o 4-,.---:- 4 ,. — ..•. ..---.;,-'-`,—.,,-i• --,,. _. t--•-•- - ---,- - - ....,•v•--4 -" , .•N - ,, ------7,-7.-•••- ..,,,•• •••••._ - ,,,A• ,. .4110• -- --- • -. •'''-c'....nk„ZAtlet ' .....- . -•• -.--_,V.-.,.„--•-..;.-"-' ' '.•t>" ,' . • . ..-; •-,.s.,„ • ,,,.- • ,`'..."`• ‘2. .",•,, ,:•" -,•••••• ......- ,a. .0.. , - - . r•-' ?4,, til •e .4i.,1.4',... '• - , t..., _IL X' „.„,. . ,''.,, • . , ' - ,.74, , 4T,... ' . . --`--, •.- • 4.3...," .:-4 , , •Ilikr.. ..,„4. :or -----_.•"-• tl,-'„ 1:4, ..--••..• - ,,, .1,,'4'•-• ,-,...„..-•- ...s.,,- 4 . . --.-,-z '1°- , . - . . . ..', Si .. _ ..-,Ee.-•:; • -4,.",tiot4.8.e, . I, . 1 , . „..-. t ....1 •v , . 3 .. . 4,....;„19,'•••••,,,,..Ar,,ri., - .t... , ,,,... , . . ... '‘i. .7 .?4 I .. • A'le ,-,. ', = ' *v.'r, , . , , 1.:,''' 4,,,,-.! ,, .. r ....„ . 04,„ '•,....,,,, • :44 • 4e, ,, • -,,,