HomeMy WebLinkAbout03-062 Dubln BART ParkngStructrAGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: September 27, 2005
SUBJECT: PUBLIC HEARING: PA 03-062, East Dublin BART Parking Structure
Stage 2 Planned Development Rezoning and Site Development Review
Report Prepared by, Marnie R. Nuccio, Associate Planner
ATTACHMENTS: 1. Resolution recommending City Council adoption of a Stage 2 Planned
Development Rezoning, with Ordinance attached as Exhibit A
2. Resolution refemng decision making authority and recommending
City Council approval of Site Development Review, with City Council
Resolution attached as Exhibit A
3. Dublin Transit Center Land Use Plan
4. Project Plans
RECOMMENDATION: 1. Open public hearing and hear Staff presentation.
2. Take testimony from the Applicant and the public.
3. Close public hearing and deliberate.
4. Adopt Resolution (Attachment 1) recommending City Council
adoption of a Stage 2 Planned Development Rezoning, with Ordinance
attached as Exhibit A.
5. Adopt Resolution (Attachment 2) referring decision making authority
and recommending City Council approval of Site Development
Review, with City Council Resolution attached as Exhibit A.
PROJECT DESCRIPTION:
Dublin Transit Center
Background:
In December 2002, the City Council adopted Resolution 216-02 approving a General Plan/Eastern Dublin
Specific Plan Amendment; Ordinance 21-02 approving a Stage 1 Planned Development Zoning; and,
Resolution 02-40 approving Tentative Parcel Map 7892, for the Dublin Transit Center, located generally
between the Iron Horse Trail to the West, Dublin Boulevard to the North, Arnold Road to the East, and
the Dublin/Pleasanton Bay Area Rapid Transit (BART) Station to the South. A Master Development
Agreement for the Dublin Transit Center was adopted by Ordinance 5-03 in May 2003 and together with
the approved General Plan/Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development
Zoning, and Vesting Tentative Parcel Map established the land use approvals for the future development
of the site.
The Dublin Transit Center project area includes the future development of up to 1,800 residential units on
Sites A, B, C, and E-1; 1.7-million square feet of campus office on Sites D and E-2; and 70,000 square
feet of ancillary retail uses to be dispersed between Sites B-E and adjacent to the BART parking structure.
Open space will be provided by a 12.20 gross acre park located on Site F and a 1-acre Village Green
located between Sites B and C. The Transit Center project area also includes 8.65 gross acres of
Copies to: Applicant/Property Owner
In House Distribution
ITEM NO.
public/semi-public uses including the future BART parking structure, an existing PG & E substation, and
surface parking lots for BART patrons (See Attachment 3).
Development Projects:
On May 5, 2004, a Vesting Tentative Parcel Map was approved by the Community Development Director
to subdivide Site A into three project areas, Sites A-1, A-2 and A-3. In April of 2004 EAH, Inc. received
approval to develop Site A-2 (see Figure 1) with 112 apartment units affordable to very-low and low-
income households; construction is currently underway.
Figure 1. Dublin Transit Center Project Area
g_I Site E-I
Site A-I
Site A-2 ~ Site
_.._. 1
- ' - Site D-I
,.. n ~':
~~~~ _ _ ~ ,
BART Parking
Site A-3~ - ~ - 1- Structure
Village Green ... ~~~ I.
Site C ',
li s,.,.,., ~ yA ~'
,.. .w ...,.~ ;..._ _ ;
BART Station
In November 2004, the Planning Commission approved a Vesting Tentative Tract Map for the subdivision
of Site B into two project areas, Sites B-1 and B-2 (see Figure 1). In January 2005 D.R. Horton received
approval for the development of 257 condominium units on Site B-1 and Avalon Bay Communities
received approval for the development of 305 apartment units and 12,750 square feet of ground floor retail
on Site B-2. A 1-acre park to the south of Site B, the Village Green (see Figure 1), was also proposed in
January 2005 but was not approved. A separate application will be submitted by Avalon Bay for the park
site. Site B-1 is currently under construction by DR Horton and Site B-2 is currently in Building Plan
Check review.
DR Horton submitted a proposal in July 2005 for the development of Site E-1 with 300 condominium
units and ] 5,000 square feet of ground floor retail. The Stage 1 Development Plan for the Transit Center
adopted a "flex zoning" which allowed for the development of up to 300,000 square feet of campus office
and 150 residential units on Site E-1 and up to 190,000 square feet of campus office and 150 residential
units on Site D-1 (see Figure 1). At the September 20, 2005 City Council meeting, the Council introduced
an Ordinance amending the Master Development Agreement for the Dublin Transit Center to allow the
300 "flex" residential units to be developed entirely on Site E-1 thereby increasing the total number of
residential units within the Dublin Transit Center from 1,500 to ],800 and reducing the overall square
footage of Campus Office from 2-million square feet to 1.7 million square feet. Additionally, the Council
considered whether the additional 300 units should be subject to the affordable housing requirements
contained in the Master Development Agreement for the Dublin Transit Center or the City's current
InclusionaryI_oning Requirements. DR Horton's project is currently under review by Planning.
2
The remainder of the Dublin Transit Center project area remains primarily undeveloped with the
exception of existing surface parking lots for BART patrons.
East Dublin BART Parking Structure
Background:
In 1993 the City of Dublin and County of Alameda Surplus Property Authority (SPA) entered into an
agreement relating to the annexation of properties owned by SPA. These properties included the site
currently known as the Dublin Transit Center. The Annexation Agreement requires that any development
proposed for the Transit Center property shall be processed in accordance with:
The City's rules, regulations, ordinances or other enactments relating to land use
including but not limited to the City's General Plan, any applicable Specific Plan,
Municipal Code, Zoning Ordinance, Building Code, Electrical Code, Mechanical Code
and Flousing Code. "
In addition, the County was required to ensure that if it transferred the property to another governmental
agency that a clause would be included in the deed requiring the same compliance that is referenced above.
The deed transferring a portion of the property on which the BART parking garage would be constructed
from SPA to BART did not contain such a provision. Absent such a waiver of its sovereign immunity,
BART is not subject to the City's land use and building regulations. Nonetheless, since a portion of the
proposed BART parking garage is on property owned by SPA, the BART parking garage would require
the following approvals:
• Approval of a Stage 2 Planned Development Rezoning;
• Approval of Site Development Review; and
• Approval of a Specific Plan Development Agreement.
In addition, the construction of the garage would be required to comply with all of the City's building
standards in relation to the construction of the garage, including but not limited to:
• The City of Dublin Building Code;
• The City of Dublin Fire Code;
• The City of Dublin Electrical Code;
• The City of Dublin Plumbing Code;
• The City of Dublin Mechanical Code; and
• Any other applicable Codes relating to construction.
Although the garage would be constructed by SPA, BART desires that the Project not be subject to the
City's building standards nor to the jurisdiction of the City's Building Official, and that BART "self-
inspect" the garage construction. As a result, the SPA requested that the City waive the following
requirements:
1) The requirement that the BART parking garage be subject to the City's building standards and to
thejurisdiction of the City's Building Official; and
2) The requirement that the project obtain a Specific Plan Development Agreement.
On August 16, 2005 the City Council considered the SPA's request and adopted a Resolution approving
an agreement between the City of Dublin and the Alameda County Surplus Property Authority to waive
3
the aforementioned requirements. The BART parking garage is still subject to a Stage 2 Planned
Development Rezoning and Site Development Review. By waiving the Building Official's jurisdiction
over the project, the mechanism by which enforcement of Site Development Review conditions of
approval is removed. In response to this, the Agreement included a mechanism to ensure that the
conditions of approval would be enforceable by the City.
The Project:
The East Dublin BART Parking Structure (the "Project") would be located on approximately +4.99 acres
of the +8.65 gross acres of public/semi-public lands within the Dublin Transit Center. The site is
surrounded by Site D-I to the north (future Campus Office site), D-2 to the east (future Campus Office
site), I-580 and the Dublin/Pleasanton BART Station to the south and Site C (future High Density
Residential site) to the west. The Project includes a 6-7 level parking structure, surface parking,
landscaping and the future construction of 7,500 square feet of retail.
The parking garage is planned to be constructed in two phases: Phase I, to be constructed by the Alameda
County Surplus Property Authority, would include the construction of a 7-level, 1,528 space parking
structure and Phase II, to be constructed by BART, would consist of a 6-level, 655 space parking
structure. The future retail component would also be constructed by BART. It is unknown at this time
when Phase II of the parking garage or the retail would be constructed.
ANALYSIS:
General Plan and Eastern Dublin Specific Plan Consistency
The Project would be consistent with the Dublin General Plan and Eastern Dublin Specific Plan, of which
the Project is a part. Both the General Plan and Specific Plan have adopted aPublic/Semi-Public land use
designation for the Project site. The proposed Project is consistent with this land use designation as it is a
quasi-public use which will be owned by the Bay Area Rapid Transit District.
The Project site would be located within the Eastern Extended Planning Area, as defined by the Dublin
General Plan, and the Transit Center Planning Subarea, as defined by the Eastern Dublin Specific Plan.
The guiding policy for the Eastern Extended Planning Area is to, "Encourage the development of a full
range of commercial and employment-generating uses... that will meet the needs of the City and
surrounding Tri-Valley area." The proposed Project is consistent with this policy as it is one component
of a transit oriented development which includes retail and campus office uses as well as high density
residential uses within close proximity to mass transit. The proposed BART parking structure aids in the
development of such uses by providing structured parking which would free up land for the development
of such uses.
The Transit Center Planning Subarea was adopted to maximize the transit opportunities presented by the
BART Station and associated bus hub by creating a pedestrian oriented, high density mix of uses within
easy walking distance of mass transit. To further this goal, parking for BART patrons would be relocated
from existing surface lots to a multi-level parking structure in order to allow for the development of high
density residential uses within walking distance of mass transit. The Project would be located in a high
visibility area and as such is required to incorporate architectural elements which present a high profile,
quality image (see Architecture below). Ancillary retail and service uses that offer convenient goods and
services to area residents; employees and commuters are encouraged on the ground floor along Iron Horse
Parkway and have been planned for as part of this Project (see Retail below).
4
Stage 2 Planned Development Rezonine
The Stage 1 Planned Development Zoning adopted for the Dublin Transit Center in December 2002 zoned
the Project site as a public/semi-public land use and allowed structured parking as a permitted use. The
Stage 1 Development Plan anticipated the construction of a multi-level BART parking structure to replace
surface parking throughout the Dublin Transit Center. According to the Stage 1 Development Plan, the
BART parking garage was planned to be constructed in phases with the first phase accommodating
approximately 1,700 parking spaces. The parking structure was to be designed so that BART could add
an additional 500 structured spaces in the future (Phase II). In total, 2,200 parking spaces would be
provided for BART patrons.
The Eastern Dublin Specific Plan requires that a Stage 2 Planned Development Rezoning be adopted prior
to project specific Site Development Review approval. The Stage 2 rezoning establishes the specific use,
site layout, development regulations, and architectural and landscaping concepts for the Project (Exhibit
A, Attachment 1) and must be compatible with the adopted Stage 1 Planned Development Zoning.
The proposed Stage 2 Development Plan would be compatible with the adopted Stage I Zoning as follows
(See Table 1):
• 1,528 structured parking spaces would be provided in the Phase I garage and 178 surface
parking spaces adjacent to the garage for a total of 1,706 parking spaces.
• The Phase I garage would be constructed with the ability to expand the garage to
accommodate an additional 655 structured parking spaces (Phase II).
• A total of 2,152 structured parking spaces (Phase I and Phase II) and 67 surface parking
spaces (Phase II) would be provided for a grand total of 2,219 parking spaces.
• Site improvements including the installation of landscaping would be provided for both
Phases of the Project.
Table 1. Structured and Surface Parking for BART Patrons
Phase I Phase II Grand Total*
Structured Parkin 1,528 655 2,152
Surface Parkin 178 67 67
Total 1,706 722 2,219
*The construction of Phase II of the garage will result in a loss of some structured and surface parking spaces from Phase I.
See Grand Total column for total number of spaces provided at project build-out.
Site Development Review
Background:
In 1997, with the official opening of the Dublin/Pleasanton BART Station, approximately 1,200 surface
parking spaces were located adjacent to the BART Station. In 1999, the SPA constructed an additional
427 surface parking spaces for an approximate total of 1,627 spaces. In 2002, the City of Dublin adopted
a master plan for the development of the Dublin Transit Center which included the future construction of
a BART parking structure to replace all existing surface parking for the future development of high
density housing within close proximity to mass transit.
According to a recent site assessment of surface parking, there exists today a total of 1,741 surface parking
spaces throughout the Dublin Transit Center (See Sheet A, Attachment 4). As noted above, originally it
5
was estimated that there were 1,627 spaces which was a little lower than what actually exists there today.
Existing surface parking is provided as follows (See Figure 2):
• Site C (1,086 spaces),
• PG&E Substation (83 spaces),
• Site A (427 spaces), and
• Portion of the future BART garage site (145 spaces).
Site ,
(427 space!
PG&E
Substation
(83 spaces)
Sits
(1,086 spac
k~~' ~-=~
Phase I Site Plan:
A 7-level parking garage with 1,528 structured parking spaces is proposed to be located on the northern
half of the site with I10 surface parking spaces located south of the structure. The existing traction
equipment station located southwest of the Phase I parking garage would remain and would be surrounded
by 68 surface parking spaces for a total of 178 surface parking spaces. An existing communications
tower, located north of the proposed parking structure would also remain (See Figure 3).
Figure 3. Phase I BART Parking Structure
Communication ~" ~ ~I y .. -a.-
TraetlOn TOWer ~ reuresec •r
ie,<. ~_' r.e~ixe ~re~
Equipment ~ ~ j ~ ,t _ _ _
Station
,/,
a k ~'~..r a , um I+
68 Surface
Spaces
;-
~_ _ ~
~T ~ :~
Portion of
future BART
garage
(145 spaces)
Phase I Parking
Structure
(1,528 spaces)
~ `~ 110 Surface
-~ /~ Spaces
~.1l till ll llllltll Ilf ~:
-1- ~ `
.. 1JL~J.11Jhillllllk~..l ~
'Gi~llllfl ~I 1_It'` i I I II ' - __ - _ ~.
.-_ .:'
_ ..
_ _ .rc3
While Phase I of the BART garage is under construction 145 existing surface parking spaces which are
located on a portion of the site would be relocated to Site A (See Sheet B, Attachment 4). Upon
6
completion of Phase I, all existing surface parking on Site C and Site A would be relocated to the parking
structure and the both surface parking lots would be demolished.
Phase II Site PJan:
A 6-level parking structure is proposed for Phase II of the Project and would be physically connected to
the south elevation of the Phase I, 7-level parking structure. 31 structured parking spaces in the Phase I
garage and 110 surface parking spaces south of the Phase I garage would be displaced by the construction
of the Phase II structure. The displacement of 31 structured spaces would be necessary in order to extend
the drive aisles from the Phase I structure into the Phase II structure; the displacement of 110 surface
parking spaces would be necessary for the construction of the Phase II garage. 67 surface parking spaces
would remain adjacent to the traction equipment station (See Figure 4). In all, the amount of parking
provided for both Phases of the project would be 2,219 parking spaces (See Table 1).
Figure 4. Phase II BART Parking Structure
67 Surface
Spaces
J!.~ ' ~,
Phase I Parking
Structure
(1,528 spaces)
Phase II Parking
Structure
(655 spaces)
Access and Circulation:
The parking structure would have two main points of vehicular access, one off of Iron Horse Parkway and
the other off of the future Altamirano Road. From Altamirano Road there would be an east and west point
of entry along the southern elevation of the parking structure. Direct. access to surface parking would also
be off of Altamirano Road. When Phase II of the parking structure is constructed the east and west points
of access off of Altamirano Road would be relocated to the southern elevation of the Phase II structure.
The Phase II structure would be constructed over the surface parking lot directly south of the Phase I
parking structure and would include six levels of parking. The circulation pattern of the Phase I parking
structure would be tied into the Phase II parking structure. The surface parking southwest of the parking
structure (adjacent to the traction station) would remain unchanged (See Sheets 2 and 18, Attachment 4).
Architecture:
The 7-level (Phase I) and 6-level (Phase II) parking structures would be constructed of concrete with
splitface stone accents on the ground floor and on vertical elements also known as facade panels. Security
screens are proposed on the lower levels of the garage and would be incorporated into faFade panels as an
accent feature. Painted metal louvers would also be incorporated into the facade panels to create added
interest to the structure at defined points. Together the facade panels, splitface stone accents, security
screens and painted metal louvers aid in breaking up the massing of the garage.
North Building Elevation (Sheet 12, Attachment 4): The north elevation would include the main
vehicular entrance to the garage (off of Iron Horse Parkway) which is defined by an entry canopy,
7
supported by stainless steel cables, and building signage. This vehicular entrance would be surrounded by
splitface accent stone and security screens on the ground floor framing the entry point into the garage.
Security screens are also proposed as an accent feature above the entry canopy. Also above the entry
canopy, on levels three and four, would be a series of facade panels. The facade panels would be accented
with a smooth finish, colored stucco with painted metal louvers incorporated within. Each facade panel
would be capped with horizontal banding or scoring. Smooth finish, colored stucco accents would
complete the entry statement by tying the facade panels on levels three and four to the roof level of the
structure. This accent feature would be repeated intermittently on level three of the garage.
The east end of the north elevation would have an exterior stairway and strong vertical facade panel as an
accent feature. Incorporating elements from the vehicular entry, this facade panel would include splitface
accent stone on the ground level, painted metal louvers on the second level, and security screens on levels
three through six. The facade panel would have a border of smooth finish of colored stucco tying it in
with the facade panels proposed above the main vehicular entry.
South Building Elevation (Sheet 14, Attachment 4): The south elevation, facing the BART station and I-
580, would be approximately 374' in length. To break up the massing of this elevation, facade panels are
evenly spaced across the entire elevation creating vertical elements which would have splitface accent
stone, painted metal louvers and security screens to accent them. The upper levels of the garage, which
would be most visible from I-580 and the BART platform, would include a smooth finish colored stucco
border with painted metal louvers incorporated within. Horizontal scoring or banding would complete
the feature by creating a cap at the top. Two vehicular entrances would be located along the south
elevation and are defined with splitface stone accents on the ground floor and facade panels above. On
the east end of the building is an exterior stairway and on the west end an elevator tower.
Elevator Tower (Sheets 14 & 15, Attachment 4): The elevator tower would stand 98' tall and be located
on the southwest corner of the Phase I parking garage. The tower would have a splitface stone accent
base. The pedestrian entry/exit to the tower would be covered by a canopy which would compliment the
entry canopy proposed over the main vehicular entrance to the garage. The tower would have a smooth
colored stucco finish on either side of a tinted glass curtain wall. A backlit BART logo would be placed
at the top of the tower. The north and south elevations of the tower would include two vertical glass
curtain walls between a smooth finish colored stucco with an open breezeway in the center of the tower.
The colors, materials, and finishes would be consistent with the facade panels used throughout the exterior
of the parking garage.
Preliminary Landscape Plan:
The preliminary landscape plan was prepared by International Parking Design (IPD), Inc and includes
perimeter landscaping as well as some surface parking lot landscaping. Perimeter landscaping includes
Columnar English Oak along the north side of the parking structure, Saratoga Laurel along the east side,
and Bamboo along the south side. The Bamboo is a temporary plant used to screen the southern elevation
of the Phase I parking structure until Phase II is constructed. The streetscape includes Pyrus `Chanticleer',
`Capital' or `Redspire' along Iron Horse Parkway and the future Campus Drive. In the parkway strip
adjacent to the existing wall that separates I-580 from the site would be Red Oaks.
Along the west side of the parking structure, adjacent to Iron Horse Parkway, is the future location of the
retail buildings (to be constructed by BART); in the interim, the area would be landscaped with a variety
of specimen plants (see Retail below).
The Stage I Development Plan for the Dublin Transit Center established a preliminary landscape and
streetscape plan for the entire Transit Center project area. Minor modifications to the preliminary
8
landscape plan have been incorporated as conditions of approval for this Project as follows: 1) Celtis
sinensis has been conditioned to replace the Gleditsia (Honey Locust) along Iron Horse Parkway as Honey
Locust tends to be more susceptible to insets and 2) Pyrus `Chanticleer', `Capital' or `Redspire' has been
conditioned to replace the Aristocrat Pear along Iron Horse Parkway as the former resists disease better
than the latter.
Retail:
The Project has been designed to allow for the future development of approximately 7,500 square feet
of retail fronting Iron Horse Parkway; the retail buildings would be constructed by BART. Conceptual
architectural designs and layout of the retail buildings were not included with the parking garage
application. In the interim the northern portion of the future retail space would be landscaped with
Lavender, anon-receeding bunch grass (Condition of Approval 1/20. g), and Salvia; the southern portion
would include a temporary surface parking lot.
The Stage 1 Development Plan for the Dublin Transit Center did not adopt a specific parking
requirement for ancillary ground floor retail uses along Iron Horse Parkway. In an effort to promote a
vital live/work environment and reduce potential traffic generation, the Stage 1 Development Plan
requires that ancillary ground floor retail and service uses be clustered along Iron Horse Parkway. The
proposed 7,500 square feet of retail adjacent to the BART garage would be consistent with the Stage 1
Development Plan by providing ground floor retail and service uses in a centralized, convenient,
walkable area for residents, employees and BART patrons. Uses such as restaurants, coffee shops, dry
cleaners and banks would provide easy pedestrian access without requiring an additional trip by car.
Environmental Review:
Pursuant to the California Environmental Quality Act, Staff has recommended that the Project be found
exempt from additional CEQA review. The Project is within the scope of the Final Environmental
Impact Report for the Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan
Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and Development
Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02 dated
November 19, 2002. This recommendation is based on a determination that there are no supplemental
impacts that would require preparation of a Supplemental EIR.
Referring Decision Making Authority:
Chapter 8.96 of the Dublin Zoning Ordinance allows the Planning Commission to transfer hearing
jurisdiction to the City Council at its discretion because of policy implications, unique or unusual
circumstances or the magnitude of the project. The City Council has been very involved with BART and
Alameda County regarding the ability to enforce conditions, and the overall financing of the garage.
Therefore, Staff has prepared a Resolution for the Planning Commission to transfer their hearing
jurisdiction to the City Council with a recommendation for approval for the aforementioned reasons (See
Attachment 2).
Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within
three hundred feet (300') of the proposed Project to advertise the Project and the public hearing scheduled
for September 27, 2005. The public notice was also published in the Valley Times and posted at several
locations throughout the City.
9
CONCLUSION:
This application has been reviewed by applicable City departments and agencies and their comments have
been incorporated into the Project and the recommended conditions of Project approval. The proposed
Project is consistent with the Dublin General Plan and Eastern Dublin Specific Plan, and the Planned
Development Zoning for the Dublin Transit Center and represents an appropriate project for the site.
RECOMMENDATION:
Staff recommends that the Planning Commission, 1) open the public hearing and hear Staff presentation,
2) take testimony from the Applicant and the public; 3) close Public Hearing and deliberate; 4) adopt
Resolution (Attachment 1) recommending City Council adoption of a Stage 2 Planned Development
Rezoning, with Ordinance attached as Exhibit A; and, 5) adopt Resolution (Attachment 2) referring
decision making authority and recommending City Council approval of Site Development Review, with
City Council Resolution attached as Exhibit A.
10
GENERAL INFORMATION:
PROPERTY OWNER/
APPLICANT: Alameda County Surplus Property Authority
224 W. Winton Avenue, Room 110
Hayward, CA 94544
Attn: Patrick Cashman
LOCATION: Southeast of Iron Horse Parkway adjacent to I-580 and the
existing Dublin/Pleasanton BART Station
Por. of APN 986-0001-013-02 and Por. of 986-0001-009
ZONING: PD, Planned Development (PA 00-013)
GENERAL PLAN
LAND USE DESIGNATION: Public/Semi-Public Facility
SPECIFIC PLAN/
LAND USE DESIGNATION: Eastern Dublin Specific Plan, Public/Semi-Public
I1
RESOLUTION NO. OS-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT
REZONING FOR THE EAST DUBLIN BART PARKING STRUCTURE LOCATED
SOUTHEAST OF IRON HORSE PARKWAY ADJACENT TO I-580 AND THE EXISTING
DUBLIN/PLEASANTON BART STATION
(por. of APN 986-0001-009and por. of APN 986-0001-013-02)
PA 03-062
WHEREAS, the Applicant, Alameda County Surplus Property Authority, has requested approval
of a Stage 2 Planned Development Rezoning for PA 03-062, East Dublin BART Parking Structure, for the
construction of a 6-7 level parking structure and the future development of 7,500 square feet of retail on
approximately +4.99 acres of land, located on a portion of land within the Dublin Transit Center
designated for public/semi-public uses, also within the Eastern Dublin Specific Plan area, southeast of
Iron Horse Parkway adjacent to I-580 and the existing Dublin/Pleasanton BART Station; and
WHEREAS, the Applicant has submitted a complete application fora Stage 2 Planned
Development Rezoning for the construction of a 6-7 level parking structure and the future development of
7,500 square feet of retail, which is available and on file in the Planning Division; and
WHEREAS, the Applicant has submitted project plans in conjunction with the requested
entitlement dated September 12, 2005 and a Stage 2 Development Plan; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared; and
WHEREAS, Pursuant to the California Environmental Quality Act, Staff has recommended that
the project be found exempt from additional CEQA review. The Project is within the scope of the Final
Environmental Impact Report for the Dublin Transit Center General Plan Amendment, Eastem Dublin
Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02
dated November 19; 2002. This recommendation is based on a determination that there are no
supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, a public hearing was scheduled before the Planning Commission on September 27,
2005; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission describing the project and
outlining the issues surrounding the request; and
ATTACHMENT
WHEREAS, the Planning Commission did hold a public hearing on said project application on
September 27, 2005; and
WHEREAS, the Planning Commission did use its independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said Stage 2 Planned
Development Rezoning:
A. The proposed amendment will be harmonious and compatible with existing and potential
development in surrounding areas.
B. The subject site is physically suitable for the type and intensity of the zoning district being
proposed.
C. The proposed amendment will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety, and welfare.
D. The proposed amendment is consistent with the Dublin General Plan and Eastern Dublin Specific
Plan.
E. The proposed Planned Development Zoning District meets the purpose and intent of Chapter 8.32
Planned Development Zoning District of the Dublin Zoning Ordinance.
F. Development under the Planned District Development Plan will be harmonious and compatible
with existing and future development in the surrounding area.
BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the
City Council approve the Stage 2 Planned Development Rezoning in substantially the form attached as
Exhibit A for PA 03-062 East Dublin BART Parking Structure.
PASSED, APPROVED AND ADOPTED this 27`h day of September 2005.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Manager
Planning Commission Chair
2
ORDINANCE NO. - OS
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVING A RELATED
STAGE 2 DEVELOPMENT PLAN FOR THE PROJECT KNOWN AS THE EAST DUBLIN
BART PARKING STRUCTURE WITHIN A PORTION OF THE DUBLIN TRANSIT CENTER
(por. of APN 986-0001-009and por. of APN 986-0001-013-02)
PA 03-062
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. By Ordinance No. 21-02 the City Council rezoned the approximately 91-acre area known
as the Dublin Transit Center ("the Transit Center") to a Planned Development Zoning District and
adopted a Stage 1 Development Plan for the Transit Center.
B. This Ordinance adopts a Stage 2 Development Plan for a portion of the Transit Center,
designation for public/semi-public uses also known as the BART parking structure site.
Section 2. FINDINGS AND DETERMINATIONS
Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The Project, known as the East Dublin BART Parking Structure, Planned Development
Zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive
development plan that is tailored to the public/semi-public and ancillary commercial land
uses proposed on the Project site and creates a desirable use of land that is sensitive to
surrounding land uses by virtue of the layout and design which is in close proximity to
mass transit.
2. Development of the East Dublin BART Parking Stnucture under the Planned Development
Zoning will be harmonious and compatible with existing and future development in the
surrounding area in that the land uses and site plan establish amulti-level parking structure
with ancillary commercial uses in compliance with the Master Development Agreement
adopted by Ordinance 5-03 in May 2003. The land uses and site plan provide effective
transitions to surrounding development which is characterized by the proposed vehicular
and pedestrian circulation system.
Pursuant to Section 8.120.OSO.A and B of the Dublin Municipal Code, the City Council finds as follows:
1. The Stage 2 Development Plan for the East Dublin BART Parking Structure will be
harmonious and compatible with existing and potential development in the surrounding
area in that the land uses and site plan establish amulti-level parking structure with
ancillary commercial uses in compliance with Master Development Agreement adopted by
Ordinance 5-03 in May 2003. The land uses and site plan provide effective transitions to
EXHIBIT A
surrounding development which is characterized by the proposed vehicular and pedestrian
circulation system.
2. The Stage 2 Development Plan for the East Dublin BART Parking Structure Planned
Development Zoning has been designed to accommodate the topography of the Project site
which typically is characterized as vacant, flat land suitable for the development of a multi-
level parking structure with ancillary commercial uses and therefore physically suitable for
the type and intensity of the proposed Planned Development Zoning District.
3. The Stage 2 Development Plan will not adversely affect the health or safety of persons
residing or working in the vicinity or be detrimental to the public health, safety and welfare
in that the Project will comply with all applicable development regulations and standards
and will implement all adopted mitigation measures.
4. The Stage 2 Development Plan is consistent with the Dublin General Plan, Eastern Dublin
Specific Plan, and the Transit Center Stage 1 Development Plan (Ordinance No. 21-02) as
it is in conformance with the land use designation of public/semi-public, which allows
structured parking and ancillary commercial uses, and the various requirements of the
Stage 1 Development Plan.
Pursuant to the California Environmental Quality Act, the City Council finds as follows:
1. Pursuant to the California Environmental Quality Act, Staff has recommended that the
Project be found exempt from additional CEQA review. The Project is within the scope of
the Final Environmental Impact Report for the Dublin Transit Center General Plan
Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development
Zoning, Tentative Parcel Map, and Development Agreement (SCH 2001120395) which
was certified by City Council Resolution No. 215-02 dated November 19, 2002. This
recommendation is based on a determination that there are no supplemental impacts that
would require preparation of a Supplemental EIR
Section 3. Man of the Propertk
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property ("the Property"):
2.69+_ acres (por. of APN 986-0001-013-02), Parcel A of Vesting Tentative Parcel Map 7892 and
2.30+ acres (por. of APN 986-0001-009), Parcel a of Parcel Map 7395 within a portion of the
Dublin Transit Center adjacent to the existing Dublin/Pleasanton BART Station.
2
A vicinity map showing the area for a Stage 2 Development Plan is shown below:
Section 4. APPROVAL
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the following Stage 2 Planned Development Zoning Development Plan For the Property, which is hereby
approved. Any amendments to the Stage 2 Planned Development Zoning Development Plan shall be in
accordance with Section 8.32.080 and/or Section 8.120 of the Dublin Municipal Code or its successors.
Stage 2 Development Plan for East Dublin BART Parking Structure
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This
Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as part of
the PD, Planned Development rezoning for PA 03-062, East Dublin BART Parking Structure. The Stage
2 Development Plan consists of the items and plans identified below, many of which are contained in the
document entitled "Exhibit A (project plans)", date stamped received September 12, 2005 which is
incorporated herein by reference. The PD, Planned Development Zoning District and this Stage 2
Development Plan provide the flexibility to encourage innovative development while ensuring that the
goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of
Chapter 8.32 of the Zoning Ordinance are satisfied.
1. Statement of Compatibility with Stage 1 Development Plan. The East Dublin BART Parking
Structure Stage 2 Development Plan is compatible with the Dublin Transit Center Stage 1
Development Plan in that the Project is a multi-level parking structure with ancillary commercial
uses as planned for in the Stage 1 Development Plan and conforms with the development
regulations established under the Stage 1 Development Plan for BART parking.
2. Statement of Proposed Uses. Permitted, Conditional, Accessory, and Temporary uses shall be as
adopted by Ordinance 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning
Development Plan (PA 00-013) and are as follows:
3
Por. of APN 986-0001-009 and
Por. of APN 986-0001-013-02
Por. of APN 986-0001-009 and
Por. of APN 986-0001-013-02
Permitted Uses: The Permitted use of the Project site is structured parking. All other Permitted
and Ancillary Retail uses shall be as adopted by Ordinance 21.-02, the Dublin Transit Center Stage
1 Planning Development Zoning Development Plan (PA 00-013).
Conditional Uses: Conditional uses shall be as adopted by Ordinance 21.-02, the Dublin Transit
Center Stage 1 Planning Development Zoning Development Plan (PA 00-013).
Temporary Uses: Temporary uses shall be as adopted by Ordinance 21.-02, the Dublin Transit
Center Stage 1 Planning Development Zoning Development Plan (PA 00-013).
Accessory Uses: Accessory uses shall be as adopted by Ordinance 21.-02, the Dublin Transit
Center Stage 1 Planning Development Zoning Development Plan (PA 00-013).
3. Stage 2 Site Plan. See page 2 (Phase I) and page 18 (Phase II) of the Project Plans date stamped
received September 12, 2005.
4. Site Area, Proposed Densities.
Lot Area: +2.30 acres (net)
+2.69 acres (net) 986-0001-009 por.
986-000]-013-02 or.
Building Size: 70,312 Square feet
38,642 Square feet Phase I
Phase II
Maximum Non-Residential
S uare Foota e:
7,500 Square feet
986-0001-009 por.
5. Development Regulations.
Lot Dimensions:
Lot Width: +398 feet, north PL
+595 feet, south PL
Lot Depth: +220 feet, west edge
+395 feet, east PL
Setbacks: none required
Hei ht Limits:
Parking Structure
Phase I: 7 levels
69 feet
Parking Structure
Phase II: 6 levels
58 feet
Elevator Tower - 98 feet
4
Re aired Parkin
Phase I:
Parking Structure 1,528 Spaces
Surface Parking 178 Stalls
Phase II:
Parking Structure 655 Spaces
Surface Parkin 67 Stalls
6. Architectural Standards. See pages 12-15 (Phase I) and pages 23-25 (Phase II) and page 27 of
the Project Plans date stamped received September 12, 2005.
7. Preliminary Landscaping Plans. See page 5 of the Project Plans date stamped received
September 12, 2005.
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically modified by the
provisions of this PD, Planned Development Zoning District, all applicable general requirements
and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this
PD, Planned Development Zoning District Development Plan.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 27'h day of
September 2005, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
5
RESOLUTION NO. OS-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
REFERRING DECISION MAKING AUTHORITY AND RECOMMENDING CITY COUNCIL
APPROVAL OF THE EAST DUBLIN BART PARKING STRUCTURE SITE DEVELOPMENT
REVIEW LOCATED SOUTHEAST OF IRON HOURSE PARKWAY ADJACENT TO I-580 AND
THE EXISTING DUBLIN/PLEASANTON BART STATION
(por. of APN 986-0001-009and por. of APN 986-0001-013-02)
PA 03-062
WHEREAS, the Applicant, Alameda County Surplus Property Authority, has requested approval
of Site Development Review for PA 03-062, East Dublin BART Parking Structure, for the constrnction of
a 6-7 level parking structure and the future development of 7,500 square feet of retail on approximately
+4.99 acres of land, located on a portion of land within the Dublin Transit Center designated for
public/semi-public uses, also within the Eastern Dublin Specific Plan area, southeast of Iron Horse
Parkway adjacent to I-580 and the existing Dublin/Pleasanton BART Station; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review
for the construction of a 6-7 level parking structure and the future development of 7,500 square feet of
retail, which is available and on file in the Planning Division; and
WHEREAS, the Applicant has submitted project plans in conjunction with the requested
entitlement dated September 12, 2005; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared; and
WHEREAS, Pursuant to the California Environmental Quality Act, Staff has recommended that
the project be found exempt from additional CEQA review. The Project is within the scope of the Final
Environmental Impact Report for the Dublin Transit Center General Plan Amendment, Eastern Dublin
Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02
dated November 19, 2002. This recommendation is based on a determination that there are no
supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, the City of Dublin Zoning Ordinance, Chapter 896.020.C.1-6 allows the Planning
Commission to transfer hearing jurisdiction to the City Council at its discretion because of policy
implications, unique or unusual circumstances, or the magnitude of the project; and
WHEREAS, the City Council has been very involved with BART and Alameda County regarding
the ability to enforce conditions of approval and the overall financing of the garage; and
WHEREAS, Staff has prepared this Resolution for the Planning Commission to transfer their
hearing jurisdiction to the City Council with a recommendation for approval of PA 03-062, fast Dublin
ATTACHMENT ~,
BART Parking Structure Site Development Review, related amendments and time extensions of permits;
and
WHEREAS, a public hearing was scheduled before the Planning Commission on September 27,
2005; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission did hold a public hearing on said project application on
September 27, 2005; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending that the
project be referred to the City Council for approval; and
WHEREAS, the draft City Council Resolution approving the East Dublin BART Parking
Structure project is attached as Exhibit A; and
WHEREAS, the Planning Commission did use its independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby transfer the original hearing jurisdiction for the East Dublin BART Parking Structure Site
Development Review to the City Council pursuant to Chapter 8.96.020.C.3 of the Zoning Ordinance and
also recommends City Council approval of said project.
PASSED, APPROVED AND ADOPTED this 27th day of September 2005.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
2
RESOLUTION NO. -OS
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR THE EAST DUBLIN BART PARKING
STRUCTURE SITE DEVELOPMENT REVIEW
LOCATED SOUTHEAST OF IRON HOURSE PARKWAY ADJACENT TO I-580
AND THE EXISTING DUBLIN/PLEASANTON BART STATION
(por. of APN 986-0001-009and por. of APN 986-0001-013-02)
PA 03-062
WHEREAS, the Applicant, Alameda County Surplus Property Authority, has requested approval
of Site Development Review for PA 03-062, East Dublin BART Parking Structure, for the construction of
a 6-7 level parking structure and the future development of 7,500 square feet of retail on approximately
+4.99 acres of land, located on a portion of land within the Dublin Transit Center designated for
public/semi-public uses, also within the Eastern Dublin Specific Plan area, southeast of Iron Horse
Parkway adjacent to I-580 and the existing Dublin/Pleasanton BART Station; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review
for the construction of a 6-7 level parking strncture and the future development of 7,500 square feet of
retail, which is available and on file in the Planning Division; and
WHEREAS, the Applicant has submitted project plans in conjunction with the requested
entitlement dated September 12, 2005; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared; and
WHEREAS, Pursuant to the California Environmental Quality Act, Staff has recommended that
the project be found exempt from additional CEQA review. The Project is within the scope of the Final
Environmental Impact Report for the Dublin Transit Center General Plan Amendment, Eastern Dublin
Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02
dated November 19, 2002. This recommendation is based on a determination that there are no
supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, the decision making authority for Site Development Review applications typically
lies with the Planning Commission; and
WHEREAS, the City of Dublin Zoning Ordinance, Section 8.96.020.C.1-6 allows the Planning
Commission to transfer hearing jurisdiction to the City Council at its discretion because of policy
implications, unique or unusual circumstances, or the magnitude of the Project; and
WHEREAS, a Staff Report was submitted to the Planning Commission on September 27, 2005
recommending referral of said application to the City Council; and,
EXHIBIT A
WHEREAS, the Planning Commission did hold a public hearing on said application; and,
WHEREAS, proper notice of said hearing was given in all respects as required by law; and,
WHEREAS, the Planning Commission adopted a Resolution refemng the approval, conditional
approval, or denial of application PA 03-062, East Dublin BART Parking Structure Site Development
Review, related amendments, and time extensions of permits to the City Council; and
WHEREAS, the Planning Commission also recommends approval of said application; and
WHEREAS, on October 18, 2005, the City Council adopted the Stage 2 Planned Development
Rezoning applicable to the proposed Site Development Review; and
WHEREAS, a Staff Report was submitted to the City Council on October 18, 2005
recommending approval of said application; and,
WHEREAS, the City Council did hold a public hearing on said application; and,
WHEREAS, proper notice of said hearing was given in all respects as required by law; and,
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council of the City of Dublin
does hereby make the following findings and determinations regarding the proposed Site Development
Review:
A. The proposed Project, as conditioned is consistent with the purpose and intent of Chapter 8.104
Site Development Review of the Zoning Ordinance in that it will contribute to orderly, attractive
and harmonious site and structural development within the Dublin Transit Center project area;
complies with the Stage 1 Development Plan adopted for the Dublin Transit Center which
identified the project as a public/semi-public use and the Stage 2 Planned Development Zoning
regulations, requirements, and performance standards adopted for the +4.99 acres; and will
promote the general welfare by providing structured parking opportunities for BART patrons and
ground floor retail for various users of the Dublin Transit Center.
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies
with the policies of the General Plan and the Eastern Dublin Specific Plan; the zoning
requirements of the Stage 1 Development Plan for the Dublin Transit Center in which the project
is located; the Stage 2 Planned Development Zoning regulations, requirements, and perfonnance
standards adopted for Site B-2 of Dublin Transit Center; and, with all other requirements of the
Zoning Ordinance.
C. The proposed Project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and welfare, as
there will not be any significant environmental impacts associated with the project and the project
has been conditioned to comply with all mitigation measures adopted as part of the Dublin Transit
Center EIR.
2
D. The proposed Project will not be injurious to property or improvements in the neighborhood as the
project is conditioned to comply with all Alameda County Fire Department requirements and will
be constructed and inspected to State of California and BART standards.
E. The site development for the proposed Project has been designed to provide a desirable
environment for the Project and surrounding areas with regard to its site layout, structures,
vehicular access, circulation and parking, setbacks, height, walls, public safety, and similar
elements.
F. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures.
G. The proposed Project may impact some views of properties immediately adjacent to the Project
site which have been or will be developed at a lower building height. However, the proposed
Project is consistent with the Stage 1 Development Plan which allows For amulti-level parking
structure to serve BART patrons to further the City's goals of greater public transportation use and
less dependency on the automobile.
H. There are no impacts to slopes or topographic features as the site is generally flat.
I. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors, screening
of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the
Project and as conditions of approval in order to ensure compatibility of this development with the
development's design concept and the character of future adjacent uses.
J. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to ensure visual relief and an
attractive environment for the public.
BE IT FURTHER RESOLVED that the City Council does hereby approve said application, PA
03-062, East Dublin BART Parking Structure Site Development Review to construct a 6-7 level parking
structure and the future development of 7,500 square feet of retail located southeast of Iron Horse
Parkway adjacent to I-580 and the existing Dublin/Pleasanton BART Station, as generally depicted in the
written statement and project plans prepared by International Parking Design (IPD), Inc. dated September
12, 2005, labeled Exhibit A and attached hereto, stamped approved, and on file with the Planning
Division, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal,
[CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control
3
and Water Conservation District, Zone 7, [LAVTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services.
WHEN
NO. CONDITION TEXT RESPON. REQ'D SOURCE
AGENCY
Prior to•
PLANNING DIVISION -GENERAL
1. Approval. This Site Development Review approval for PL On-going Planning
the Dublin/Pleasanton Bay Area Rapid Transit (BART)
System Parking Structure establishes the detailed design
concepts and regulations for the project. Development
pursuant to this Site Development Review shall
generally conform to the Project Plans and color and
materials board, stamped received by the Dublin
Planning Division on September 12, 2005 submitted by
International Parking Design, Inc., stamped approved,
and on file in the Planning Division and other plans,
text, and diagrams relating to this Site Development
Review, (hereinafter referred to as the "Project Plans"),
unless modified by the Conditions of Approval
contained herein. No other modifications shall be made
to the Project Plans without subsequent review and
approval. This approval shall not become effective until
the City and County have entered into a written
agreement regarding the enforcement of these
conditions.
2. Term. Approval of this Site Development Review shall PL
be valid for eighteen (18) months from the date of
approval. If construction, or demonstrated progress
towazd commencing such construction, has not
commenced by that time, this approval shall be null and
void. If an additional extension is desired, the County
can make the request to be considered by the decision
making body that ultimately approved this Site
Develo ment Review.
3. Revocation. This approval shall be revocable for cause PL On-going DMC
in accordance with Section 8.96.020.I, Revocation of the 8.96.020.I
Dublin Zoning Ordinance. Any violation of the terms
and conditions of this approval may be subject to the
issuance of a citation.
4. Modifications. Modifications or changes to this Site PL On-going DMC
Development Review approval may be considered by 8.104.100
the Community Development Director if the &
modifications or changes proposed comply with Section 8.104.090
8.104.100 of the Dublin Municipal Code (Site
Development Review Waiver). All other modifications
shall be considered in accordance with Section
8.104.090 the Dublin Munici al Code (Amendment).
4
WHEN
NO CONDITION TEXT RESPON. REQ'D SOURCE
. AGENCY
Prior to•
5. Required Permits. The ApplicanUDeveloper shall Various Start of Various
obtain all necessary permits required by other agencies Construction
and shall submit copies of the permits to the Director of
Public Works.
6. Fees. The Applicant/Developer shall pay all applicable Various Start of Various
fees prior to the establishment of use and the building Construction
o enin to serve the ublic.
7. Compliance with EIR Mitigation Measures. The PL On-going Planning
project is required to comply with all mitigations
measures as detailed in the Final Environmental Impact
Report (EIR) for the Dublin Transit Center (dated
Se tember 2002).
8. Compliance with the Eastern Dublin Specific Plan PL On-going Planning
General Plan Amendment EIR. As required by the
Site Development Review findings, the BART Parking
Structure project shall be in compliance with the
General Plan and Eastern Dublin Specific Plan, and
therefore must also be in compliance with the Eastern
Dublin Specific Plan General Plan Amendment EIR and
the associated Miti anon Monitorin Pro ram.
9. Property maintenance. The property owner and/or PL On-going Planning
future tenants shall be responsible for maintaining the
site in a clean and litter free condition at all times.
10. Controlling Activities. The Applicant/Developer shall PL During Planning
control all activities on the project site so as not to Construction
create a nuisance to surrounding businesses and and on-going
residences.
11. Equipment Screening. All electrical and/or PL Through Planning
mechanical equipment shall be screened from public Completion/
view. Any roof-mounted equipment shall be completely On-going
screened from view by materials architecturally
compatible with the building and to the satisfaction of
the Community Develo ment Director.
LANDSCAPING -GENERAL
12. Final Landscape and Irrigation Plans. The Final PL Establishment Planning
Landscape and Irrigation Plan shall be generally of use/opening
consistent with the Dublin Transit Center Stage 1 to the public
Planned Development Rezoning and with the
preliminary landscape plan prepared by International
Parking Design, Inc., dated received September 12,
2005 except as modified by the Conditions of Approval
contained herein.
13. Landscaping at Street and Drive Aisle Intersections. PL, PO Establishment Planning
Landscaping shall not obstruct the sight distance of of use/opening
motorists, edestrians or bicyclists. Exce t for trees, to the ublic
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to•
landscaping at drive aisle intersections shall not be taller
than 30 inches above the curb. Landscaping shall be
kept at a minimum height and fullness giving patrol
officers and the general public surveillance capabilities
of the area.
14. Landscape and utilities. The Applicant/Developer PL Establishment Planning
shall coordinate the location of utilities with proposed of use/opening
landscaping. The location of utilities shall be studied to the public
carefully to minimize their visual impact and to provide
adequate planting space for trees and for screening
shrubs.
15. Landscape Screening of Walls (if any) and Trash PL Establishment Planning
Enclosures. The Applicant/Developer shall screen all of use/opening
walls, fencing and the sides of walls surrounding trash to the public
enclosures with shrubs and/or vines.
16. Lighting. The Applicant/Developer shall coordinate the PL Establishment Planning
location of trees and light fixtures to avoid any conflicts. of use/opening
Lighting used after daylight hours shall be adequate to to the public
rovide for securit needs.
17. Plant standards. All trees installed shall be 24" box PL Establishment Planning
minimum; all shrubs shall be 5-gallon minimum. of use/opening
Ground cover ]ants ma be 1 anon. to the public
18. Installation of Landscaping/Parking Lot PL Establishment Planning
Improvements. All landscaping and parking lot of use/opening
improvements shall be instafled prior to occupancy of to the public
the structure.
LANDSCAPING -PROJECT SPECIFIC
19. The parking structure shall have a continuous minimum PL Establishment Planning
10 foot perimeter landscaping with vertical elements of use/opening
(such as a tree or a tall shrub) at least eve 20 feet. to the ublic
20. The following shall be addressed in the Final Landscape PL Establishment Planning
Plans: of use/opening
a. Provide P. Pyrus `Chanticleer' or approved equal to the public
in the parkway along Campus Drive.
b. Revise the bioswale design at the east face of the
parking garage to resolve conflicts with the
proposed trees.
c. Replace Gleditsia with Celtis sinensis.
d. Substitute Pyrus `Chanticleer', Capital' or
`Redspire' for the P. `Aristocrat'.
e. Replace Quercus rubra with Q. virginiana or Q.
ilex.
f. Provide an approved bamboo root barrier for the
Phylostachys vivax or select a less aggressive
Glum in bamboo such as Bambusa oldhamii.
--
WHEN
NO. CONDITION TEXT RESPON. REQ'D SOURCE
AGENCY
Prior to:
g. Use a non-reseeding bunch grass such as
Miscanthus transmoriensis or Huhlenbergia
ri ens in lace of the Nassela tenuissima.
PUBLIC WORKS
21. The access via Arnold Drive and Altamirano Road shall PW Establishment Public
be completed prior to opening the BART Parking of use/opening Works
Structure to the satisfaction of the City En ineer. to the ublic
22. The modifications to Iron Horse Parkway at the entrance PW Establishment Public
to the BART Parking Structure shall be completed prior of use/opening Works
to opening the BART Parking Structure to the to the public
satisfaction of the City En ineer.
23. Temporary parking lots shall be provided for any PW During Public
parking displaced during construction. Such parking Construction Works
lots shall be constructed to City of Dublin standards and
to the satisfaction of the Director of Public Works.
24. Directional signs to "BART Parking" shall be installed PW Establishment Public
on Dublin Boulevard and Hacienda Drive at locations of use/opening Works
a roved b the Cit En ineer. to the ublic
25. If not completed with the Parcel Map 7892 PW Establishment Public
Improvements, the medians, signing and restriping on of use/opening Works
DeMarcus Boulevard and Iron Horse Parkway between to the public
Dublin Boulevard and Campbell Green shall be
completed when the Phase 1 BART garage is
corn leted.
BUILDING DIVISION
26. Fire Protection. The parking structure shall be B Establishment Building
provided with a fire sprinkler system per section of use/opening
7.32.140 of the Dublin Munici al Code. to the public
27. Accessible Parking Stalls. The project shall be B Establishment Building
provided with the correct number of accessible stalls as of use/opening
required by Table 11 B-6 of the California Building to the public
Code. This table requires that two (2) percent of the
total parking stalls be made accessible. This
requirement has not been met in the Project Plans
submitted for this review.
FIRE
28. The property line through the building shall be F Start of Fire
eliminated. construction
29. The openings and wall ratings of the new and existing F Start of Fire
building shall comply with the California Building Code construction
based on an assumed property line between the new
buildin and ad~acent structures.
30. The building allowable area calculations shall comply F Start of Fire
with CBC chapter 5 for each phase. construction
WHEN
NO. CONDITION TEXT RESPON. REQ'D SOURCE
AGENCY
Prior to•
31. A detailed phasing plan shall be submitted and F Start of Fire
approved. Emergency vehicle access, fire protection construction
and exiting shall be maintained for each phase of the
ro~ect.
32. Provide fire hydrants, water mains and backflow F Vertical Fire
preventors as required by the CFC for the site. construction or
combustible
stora eon site
33. Provide standpipes in accordance with NFPA 14. F During Fire
Temporary standpipes are required in accordance with construction
the CBC when the hei ht of the buildin reaches 35 feet.
34. Provide exit signs and emergency lighting in the garage F Occupancy Fire
as re uired b the CBC.
35. Automatic sprinklers shall be provided throughout the F Occupancy Fire
buildin as re uired b the Alameda Count Fire Code.
36. Show the sprinkler system is monitored by a UL listed F Occupancy Fire
central station.
37. All emergency vehicle access roads (first lift of asphalt) F Vertical Fire
and the public water supply including all hydrants shall construction or
be in place prior to vertical construction or combustible combustible
storage on site). Fire apparatus roadways shall have a storage on site
minimum unobstructed width of 20 feet (14 feet for one
way streets) and an unobstructed vertical clearance of
not less than 13 feet 6 inches. Roadways under 36 feet
wide shall be posted with signs or shall have red curbs
painted with labels on one side; roadways under 28 feet
wide shall be posted with signs or shall have red curbs
painted with labels on both sides of the street as follows:
"NO STOPPING FIRE LANE - CVC 22500.1".
38. Approved numbers or addresses shall be placed on all F Occupancy Fire
new and existing buildings. The address shall be
positioned as to be plainly visible and legible from the
street or road fronting the property. Said numbers shall
contrast with their back ound.
39. Provide 2AlOBC fire extinguishers within 75 ft travel F Occupancy Fire
distance of portions of the buildings. An approved sign in
accordance with Uniform Fire Code shall be
cons icuousl osted above the extin fisher.
40. Provide Knox key boxes at the main entrance to the F Occupancy Fire
buildings at the exterior doors to stair that extend to the
4`h floor and at any gates. The Knox box shall contain a
key that provides access to the building or gate. Gates or
barriers shall meet the re uirements of the ACFD.
41. The project shall comply with Fire Code as adopted by F On-going Fire
Alameda County.
WHEN
NO. CONDITION TEXT RESPON. REQ'D SOURCE
AGENCY
Prior to•
DUBLIN POLICE
42. Addressing. Addressing and building numbers shall be PO Establishment Police
visible from all the approaches to the buildings. of use/opening
to the public
and on- oin
43. Posting of Entrances. All entrances to the parking PO Establishment Police
structure shall be posted with appropriate signs per Sec. of use/opening
22658(a) of the California Vehicle Code, to assist in to the public
removing vehicles at the property owner's/manager's and on-going
re uest.
44. Stairwells. Outside stairwells shall be open and not PO Establishment Police
obstructed from view. of use/opening
to the public
and on- oin
45. Visibility on Stairways. Stairways shall have shatter PO Establishment Police
resistant mirrors or other equally reflective material at of use/opening
each level and landing and be designed or placed in such to the public
manner as to rovide visibilit around corners. and on-going
46. Areas Beneath Stairways. Areas beneath stairways at PO Establishment Police
or below ground level shall be fully enclosed or access of use/opening
to them restricted. to the public
and on- oin
47. Visibility in Parking Structure. Blind corners in PO Establishment Police
parking structure shall be provided with shatterproof of use/opening
convex minors to improve visibility for both operators to the public
of vehicles and edestrians. and on-going
48. Vandal Resistant Lighting. Lighting fixtures shall be PO Establishment Police
of a vandal resistant type. of use/opening
to the public
and on- oin
49. Lighting Plan. A commercial lighting plan shall be PO Establishment Police
prepared with point by point photometric measurements of use/opening
for the parking structure, connecting path, and outdoor to the public
parking area and shall demonstrate that the interior
portion of the parking structure will be illuminated with
a uniformly maintained minimum level of two foot
candles of light between ground level and 6 vertical feet.
The same level of light shall apply to the open parking
area ad~acentto the arkin structure.
50. Paint. The parking structure interior wall shall be PO Establishment Police
painted white, allowing lighting to be reflective and of use/opening
improve visibility. to the public
and on- oin
51. Graffiti. The Applicant/Developer shall keep the site PO On-going Police
clear of affiti vandalism on a continuous basis at all
WHEN
NO. CONDITION TEXT RESPON. REQ'D SOURCE
AGENCY Prior to•
times. Graffiti resistant materials should be used.
52. Theft Prevention and Security. The PO On-going Police
Applicant/Developer shall work with the Dublin
Police/BART Police on an on-going basis to establish an
effective theft revention and securit ro ram.
53. Perimeter Fencing. The perimeter of the site shall be PO Start of Police
fenced during construction, a temporary address sign Construction
shall be placed at the site and security lighting and
atrols shall be em to ed as necessary.
54. Radio Transmission. The structure shall be designed PO Establishment Police
to insure radio transmit and receive capabilities for of use/opening
police-fire-ambulance. to the public
and on-going
55. Security Telephones. The structure shall include PO Establishment Police
security telephones with 24 hour monitoring capability. of use/opening
to the public
and on- oin
56. Closed Circuit Surveillance. The structure shall be PO Establishment Police
designed to include closed circuit surveillance cameras of use/opening
with on-site video recording. to the public
and on- oin
57. Speed Limit Signage. Signs shall be posted throughout PO Establishment Police
the structure restricting vehicle speed to 5 mph. of use/opening
to the public
and on- oin
DUBLIN SAN RAMON SERVICES DISTRICT DSRSD
58. Standard Conditions. ApplicanUDeveloper shall DSR Through DSRSD
comply with all applicable Standard Conditions as Construction
re uired b Dublin San Ramon Services District.
59. The project is located within the District Recycled DSR Prior to DSRSD
Water Use Zone (Ord. 301), which calls for installation Completion
of recycled water irrigation systems to allow for the
future use of recycled water for approved landscape
irrigation demands. Recycled water will be available, as
described in the DSRSD Water Master Plan Update,
September 2000. Unless specifically exempted by the
District Engineer, compliance with Ord. 280, as may be
amended or superseded, is required.
Applicant/Developer must submit landscape irrigation
plans to DSRSD. All irrigation facilities shall be
incompliance with District's "Recycled Water Use
Guidelines" and Dept. of Health Services requirements
for recycled water im ation desi
60. Off site easements for connection to District water and DSR Prior to DSRSD
sewer facilities may be re uired. The Com letion
10
WHEN
NO. CONDITION TEXT RESPON. REQ'D SOURCE
AGENCY
Prior to:
Applicant/Developer shall be responsible for acquiring
all necessary off site easements and construction
necessary off site water and sewer mains in
conformance with all District re uirements.
PASSED, APPROVED AND ADOPTED this 18`" day of October 2005.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
ll
~~
s
~ I"7
.r..~~-` --- -
_ _ __ _ -_
u~
I====- x~ ~==__3-_A 121.0 baN31~VH-._. -_ _ _ _
------------- - -
--------- - ~ ~-- -- - -- I .,-~ - ~~ 8
------~ I I ~---------L----- - ------- -~L.i1T r -----~--~r-~~' e
~I II
~; ; II II ~ ~II II ~:~~
~~ 1 ii ii ~ ~I'In,
I I II ~ ~
~ ' II II ~ II II I
, i II II ~ 'u III
r/ ~ II ,I ~II ;;I
~ r o II II II
I I ',
! t ~ II II II II ~
1~ i ~ ° II ~~ ~ ~ II II
`o II II ' II II
r t ; ~
a Ilc III II II
!r ~~ ~ R I IOC I I ; I I III
.n y I iQ I I I I I I,
4('~ i. I I~ I I I I I I I I
I ~ i~ I I~ I I i1 I I I I' I
' I Ilpll I~ a I '"~~' m
I I \ Ilmll `r _ c I~ ~o
_ _ _ --~~I ~~:
I I I I, IIZ II ;; ~ ,~ ;;
IIII ;;, ~, a n
I I ~ ~_ -__-__- _ IIJI l.. II III in
I> I Ilmllf~ II II
13 I~ I I~ I I JI I I I I'
I~ I Ii~ll ~ II II '
In I II II i II I~ I
I~ I ~ II „ III
I a II II '
z I ~ II ~~ II ~~
I ~ ~ II II I ~ II II
I ~ II ~~ III II
I ~ II II ~ II II ~ ~
I II II II II ' '
- ~ -------- I
---~I ~--- _` ------ - - --- ~~ _- -~--- ~~ ~-- _-_-z-
Z
W
W
J
ro
a
v
0
x
c
0
m
c
ro
:: a
c
~ = w
~y ~ m z
o_
~• •E v g
c d iO
v u `~ c
L ~ 7
on ~ o, c
ll z a o t~
J~~~
I II II"~ ~ 1 I i `" ' Q
~ 'J I I t l I N 1 1 o I
N 1111 ~~~~ ~ 1 1 :: W
I I N 1 1. 'n I I ~
~ I I I I I 1 1 1 I ~ lL
II II I 111 1 11 I I ~
1 1 ~ aD
i II II a
' I I I I i li 11 11 1 ~~ I; m
II II --- - 1 ------ -- °~
II II f~-- --~ 1 1 ` --_ I a
1- - J rc i
.. 1
' II II -------.-anlaa snawtlr - -- _____________-
II II, ---- --
III IIII -- -------- 1 - ~-- ~----- a
a
.n 1 II II j W 1 ~ o ' on ~ I
Il ~c~
..
w~ ', I I I I 1 In 1 1 in ~ m a ,~ ~
Y C \ t 11 1 ~ I
7 11 ( ~___~__~__~_
Cm `,` 11 ~ --------
N ,
f= umwmulpl
~ `,~ --'--"nVMHatld 35aOH NOaI" _ ~~
/ ~~l i C
~ ~ '.\ I I 07 i O
11 A
1 `~If~ N
1 '1 / I ~
1 11 ~
1 11 `\ a
1 1111 ` ~ ~,~ o
11 n ~ ~ ---- ~'
11 m
N ~ 1 11 , y ~ I _ _ _ u _ - _ _ _ _ - '~
~ ~, 111 11 a - - _N - - / 6i
~ 1 Il 11 ~ i
a II 11 a / / O.
d II II i C
II II I i
E n „ ~ ~
ro u ~
II ~ / o
v n II .~
I I I I ~ I ~, ~/ /,
n '
II i ,;
I
- - 1 ~ ~ ~~,
- - I ~'~~ aatlnainoa sn~atlwao /'
~ - --
II nu I ro
II ~~~~ ~ ~
II IIII i ~ ° ~
III IIII ' I ~~ ~
r;~ II IIII I ~nm ~ /~,
II IIII I ~ wdia/
II II ~ I ~ /
III II ~ a ~ °' +~ w
I I I I' P_; ~' a
'4I~ N ~ ~
II II 1 Ua
~! II II i ~/' ~ ~
II II I /~ u =
~ II II I r `^~c
7 II II I /
I II II ~ /'
II II
~, I I I I ~ ~ / ~'
d II it
3 II II
II II
w II III
II II i
~I II ' /
II II ~~
' II II .'/ cwt
II II / `ol`
tl f = -c
' I~ I .°°o
/ ~ +I I ~ I
/' ~
~'
/' ,~ , n 11Tf
~~~
~~_=
g. ,
~. ~, o
u ..
O '~ ~ ~
a=E=
o_
~'a°u
dd
e~•~9
o~da
ate;
i ~ Q
O ~ e T
.~ p, e
>>3
E~'3
e d
U ry
~•
U ~
E
f~
Y
A
a
N ~
d
C
N
~~
m
A
v
c
A
x
F
~ ~ ~ fl t- fl fl ~ ~ ~ ~ [~ ~ ~~ ti fl fl t1 ~ Ft ft fl f f f'i ~ ti ~ f 1 fl
w
H
V
C~
Z
Q
Z
O
Q
Q
m
z
J
m
(/1
Q
W
Z
u `2
~ ~ 3
U '°~ a
z
~ ~ m
t:~ ;-
~.frt,R ~~~:_~
.f~~~~~~
__...~
.: _ .
a
~~
wo
as
r ~
;a
o~
U i+
~ v
~ a
~ L
i ~
r
~t
4
m
Z
N O
W N
V ~
a~
W fl.
= to
V
N
i~
C C/ °'
O ~
~ 40 ~ v
CC4G @'
~.~.
~ ~ • ~
Sao w
v
Q
•~
W
U
an~a sn~~ewaa
-~~~1--
m 0 0
00 01
W N O O
h ~
I~ X 0 0
n7 u1
c")
¢ I ~ I~ I ~
¢
¢
~ g~~ a gvU O g`
'`
' o
~
~
~ ~
~
~ ~
~
~
m ~
Z
Z m ~
°
° m ~
°
° m
¢
W w ¢ ¢ ~ w ¢ ¢ ~ w ¢ ¢ ~
~xx cn ~xx <n ~== cn
CD N
CD M
[n
¢
W ¢ ¢
W
~ W
~ ~
¢ ¢ ¢
j~ O O
O
ICI m
O
~ N O 0 0
V
I` I I N
V of O O
I o~ 61 N~MI~.
N t~
ICI
~o~ ~ ~ ~ ~ ~ ~ ~ ~
c~ I I I ~ ~ ~ ~~~ ~ ~ ~ ~ ~ ~
j I ~ Ij I ~ ~j
I ~ ~ j j'
~
a
~~~¢¢
¢
~~~a~a
¢ C
~~~~~Q~a
¢
~~~¢~Q
¢ ,
~~~a~a~
~,
z gUU
~
o~o O gU~
~
~
~o o mg~~
~
~
~o~o o g~U
~o~o
~ O g~~J
a~o~
~
_
~ ~
w¢¢ m
~ ~
Z
w¢¢ m
> W
~
>w¢¢ m
~ ~
w¢¢ m
~ ~
¢
w¢¢O
X
w
¢ m U ~ ~
¢ ¢ ¢ ¢ ¢
¢ ¢ a a ~
0
~~~ t
i ;'
N
F
7
W
U
H
Z
O ~
> ?
J Y
J ~
¢ ¢
Z ~
Q
a~
~a
~~
o= ~
~ ~
z ~
Y w
~>
0
n¢. cn s '-
~_ U
~ a ~
W ~ n
H
Z~ ~~~
Z
U Y ~ E
iN
~a ,~ ~
9
i
a
z
Z °~
o O
z ~ o
Q a Z
~ W ~
~ ~ ~
N ~ ~
z m V
~_ Z ~
X J N a
W m ~ .~
~ o
6
~ Y V
t/'1 ~ , c
a a
W G. o
~~
~ O
W N
0
V y
a ~
~ ~
W Q.
V N
C (J °'
0 G
~ o
~ C
G
rr m
-~ ~ .40 .~
W ~,,, ~
n ~
~--.~ v
5
v
s
Q
~~
_ _ ____.
m
Z `~
O ~
0
1-' o
Q Z
~ W ~
t/1 ~ -
~ ~
Q V
m ~
Z ~
_ ~
J t/1 0
m ,^ "~
~ V o
0 Z o
~ Y V
~ ~ ,c
Q Q ~
W d D
N o°oM
lal INI
IIII
~ ~~„°~>
ICI I I
IIII ~
~ ~°~ ~
IMI I I
IIII ~~
M
O ~o IoIM N lmloolo m Iololo 0
IIII IIII IIII
oooM ry 0000 0 0000 0
<Q IIII IIII IIII
p
w a o o O v m o 0 0 0 0 0 0 0
Qa
N
p IIII IIII IIII
(J U> O O O Ol
fn
IIII
III IQ IIII
IIII ~~~~
III IQ
I~ILL,I~Is ¢ I~Iwl~la Iml„~~~
I~I¢Iplp
9 ° I~IQIpI~
Cho'
L ~
m I~I~llpl~
z z
l~
m
mz z
c
W ¢ ¢ ~Y m
7 Z
W ¢ ¢ ¢ ~ m
W ~Y ¢ ¢ -)
~ a i I N te a]-. r Vl m [1 i i cn
(fl M
¢
W
~
q ¢
W
W
¢
ul
R'
•L
~
~
y
--
~:
;
~~~ /~
%' a
C7
Z
~ Y
Q
a
}
i 8 _
~ pR ~
_ ~g
i A
~u
C
-~I-~ R~
p
W N O
°
°
° O p O O M
~ M
° I~ N 0 0 0
t
v
~
~
MN° °
~ ~ (O O O M
Nip
~ W
o a I
l
I
~ I ~ ~
I hl I I
I I I I I I I
I I I
a rn
~
,- o O t' 1
ill°I"~ ~ l l O O M
ICI ~"I M
`~ N O O O
~"~"III N
°° 0 0
I°I°I ~ 0 M 0 0 0
~"~"~ I I V
Z~ ~
IIII IIII VIII IIII IIIII
~ J 0 0 0 O O O ry M M
N N m 0 0 0
f ill
~ O O O O O N (O 0 0 M
^ O
N
Q o III I I I I I I i
l l l I I I I I I I
I I
p
s
~ O N O N t7
I~~I I I Q
~ N O O O
I I I I N O N O O O
I III I N 0 0 0 0
I I I I 0 O O O O M
I INI INI V
N
~o
o
M ~ °
o
o
o oo
°
oo ° hololo ~ ol~ololM a
U ~
¢ N
N~ I
I
IIII I
l
l
IIII °
~ l
l
l
VIII
IIII
(IIII
f
IIII IIII I~IIII IIII I~IIII
IIIIZ Ill IZ ICI I IIZ
IIIIZ ICI IIII
la
I I
l I I
I
la I I
l
la
I I I
h la I
I I
l
la
J
a
ll¢¢ J
o ~
n
~wd¢ ~
o a
C
J
~w¢¢ ~
~ ,
J,
~
¢
Q ~
~ ~
C
o
¢
?
J
d
I~IQlolo I~IQi
~l~ Im
l~l~loln l
l
l
l
o o l~l
l
l
l
¢ o ~ Q
(~~zz ~
m r
C7 o:zz ~
m ~
iC~~zz
> ,-
m ¢
(~[rzz ~
m wC~cYZZ
> F-
w¢¢¢
d'Q-i i ~
tA w¢~I¢
KO--T. i 7
(n wQ¢¢
O~w S 2 ~
N w¢¢-(
JCL T_ "C >
U1 w¢¢¢
O W ~. S I O
F
m U ^
¢ ¢ ¢ ¢ 2
~ ~ tt ~ O
¢ Q ¢ ¢ i-
~~-~
I
°~
3 a
4
0
n
ll
W
Z
F
fY
O
H w
o ~:
~o
Z ~,
y (7
~ z
¢
n. Q.
~ a
tt
w N
Z ~
_ F
U
O ~w
Z U
S ~
r_ H
~ z
O
w ~~
U ~
Q
a a
N Z
~~
Y O
~ N
a ¢
a ~
~ H
S
m
~ ~
w z
> Y
o a
o
W~
~~
N w
r
Wa z Ci
~ Ll y
X O ¢
w a
Z
t/'1 ~
W N
V ~
Q ~^,
_W
W Q
_ ~
V
G U °'
o c
C1
r+ ~"' ~ m
--~ •7 .
cap
y
~t~
•~
(~
w
~_ I
p
J
a
h- I
C.~
p
a.>
I
w
-~
~,
~ U ~ i
Q ~ (n
_ ~ W
°- ~ a
p ~ ~ i
w ~ (n
~ Z
_ o0
~ Y N
p ~ ~?
~ a _
~ a- ~i ~
Q
u Ili=~-~-
)11 li ~ !i
_~ o
J ~
I!=
LU
U ~
Q W
~` U
(~ ~- ~~~
(/')
w o
~_
(/')
w
-'-~-- --
'J~M~id 3S2~OH NOdI ~ \
.- - ,
-- \
i ~ ~~ ~
~J ~ ~~ ~ ~
~ ~ Z
~ \ \ ~~ -
` \ ~ ~ li
\\ ~ I _
~ ~~
o \ , ,.~, ~
I ~ ~
p ~ ~ \\ z v
w ~ ~ ~
~ F-- ^ J ~ . ~ ~ \ ~ Z
U ~ ~ ~ \ ~ ~ r~ i-
i ~ ~ Z w ~ ~ ~ ~ ~~ '~'
~~-~ ~ -
c~ ~ a ° 1
a Y w w ~`- ~ I '~.'.j`j
~ c~
~ p ~ I
J ~ Y Q ~ ~ / f ~ ' ' i_~
i ~
i (~ W ~N , ~ ~ / //
, G
~ Z ~ ~,~~eP ~/ ~
~„ ~~, //,
X ~ ~~
, ~ ,
~ ' ~ Q /
/~ ~~ ~
~~ i ,-
..
O
I
I
~- ,
a' ~-~~ S (1 ~ ~'d W a a ~- ~ ';,
_ _ -_ . ~ ,
/ ~_~-__~
I I
I ~~
p LJJ /
U
~ Q ~ ~~
w ~ /
Q ,,,~ ,
00
~/
~ ,
I /
l
/ '
::~ % / ~ ,~
Y
W
U
I
;~
~:Y1
,~
Q
w
w
0
Z
w
z
0
a
Q
m
z
J
m
p
a V
z
O Z ~
H ~
o O
2 0
~ Q Z
U ~ W o
~ N ~
~ ~ ~
w m V
2 Z H
d J ~ o
m ~~
~ ~~~
a o Z ~a
~ ~ Y~
I- cn ~ , c
~ W ao
Z
~ ~
~ O
W N
0
V ~
Q
W Q,
=N
N
c u
o c
~~~
cG~ o
...
v -~ cn
~~~ .~
C 0.Q a
w
v
• _ t
p
X
W
0
Z
z
Q
Z
~_
K
U
cn
V
N
Z
O
V
C7
Z~
° Z
O
z
~~~ zzg 5 ozoz zoz
z o g~ ~ ro ~-o
~rCJ ~ WAN aJ ap¢~ = Z O Qr ~"
_~ Q ZN w wrw < __06 ~ ~"> Q Z J
~Z~- _ OoUOrz >~n -~> w J -- Z JNw~> ~
z 0'n Z~ p r w~ Z ~ Z w J w g Z w Z "' ~ r w
~u- a ^~ zw~~3_pc~wC~w <a °-SwOwC~w v J
'~tiS 2 (~~7gww J~p V pZ JZ d°_ wwJwZ~Z J~~
n°~ w U_ V_~aa w~`n O ~ ww w0"'^ _~ Q3 ^
~~~ =zrrZ~voJxc~mJm~ xxZ°J~Z°mx 3~a
z r z ~ m z m
zQ~ wg wJoo~uzo~°°~r wwg~v=om~~ u~o
n0 J ==wZZpaw ocN~w par v~i~w drZ
L~ ~~vu~ ~ ~pwp> ~~~~yLL5wp3 ~wv
d~ H N N N d~~ C~ ~ U1 m Z N> L- H N C~ {- LL m N
O
Z
f- or,Ma~n ~ol~.Iwo-ocV rya ~n ~onw
W QmU --~c~+r~ a~,onma.-~.-.-.-~ ~ncv c~rcvr N~r+
w
z
O w
N
=
2
Q
~
O
w
(n
a
a
0
}
CQ
G
a
ryw
LL
a
w
Q
`a`^^
V!
_Z
Y
Q
d
O
u
Y
Q
0
w
J
c~
z
Q
C
6
a
u
v.
r OD N N O CO ~ M (O ~ M (O ~ M CO N M O ~ M N M V O
J M ~ M O N O M O H M O H M O E N O ~ CO O ~ r N N N l0
J W O '-- O r V O A V O A V O I` V m f~ V O fn V S O N V ti
Q M O) V m c0 In M O O'~ N m m M 0 O 00 m Q1 [0 O O O M V V O
1- M N d' 00 M M N N N N N N N N N N N N N N N M N M M M
~_
LL
N
~ m ~- O M O r O O (` O O H O O f` 0 0 I~ O (O m O V 00
~ ~ r (p (O e0 I~ aD M ti M M In M W r ~ ~ ~ M ti ~ N ~
J ~
a
0
~ ~
W
U
Q o
a
N U
LL
~ •- m N M O B O O H O O r 0 0 f~ O O N O CO O 6l ~ C>
W u~ ~ ~ ~ oo ~ co ao ~ ao ao ti m co ~ 00 00 ~ ao ~ ~ N ~
CO
(~ V
~ LL
Z
~ ao 0 0~
vi
a
O O M N m M N O M N Q7 M N O~ M N m M ~ O ~>
~^ CO O f~ [O M ti O ~ ti O M B M O r (D CO f~ N N rn
w LL M M M ~ r- M ~ r a0 ~ ~ M ~ ~ c0 In ~ 00 O M <'~
~ V O N M M N M M N M M N M M N M M N O V C?
Q N N N N N N N N N N N N N N N N ~~
w Q -s
J J
W ~
V 00 O O M N O N
W^ ~
~ ~ N ~ 00 M M M ~
-
~ t~ f~ 'R Q~ N 00 M ~ ~
~ N
Q
Z
O v~
J
Q
H
m
~ Q m U ^ w U ^ w U ^ w V o w U ^ w U ^ w U ^ w U ^ ~
Q (n (n ~ ~ ~ N N N M M M V V V ~f7 ~ ~IJ (O (D CO N I~ ti M N N
.~
r
w
U
a ~ ~ ~ ~ ~ y
to a~ a~ a> a~ a> d
U U U U U U
LL LL (0 (D lD fV c6 [p
n n o. o. n a
N N ~ ~ ~ ~ ~ ~
N a0 M V M O M
N t0 CO 00 M N ~ N
p ^ ~ r OO
O O ~ ~
h M
v
O
Q1
U
a
~,
Q
Q ~~ W
tiJ } c `
~ ~ ~ o
az ~ ~,~
w_ ~
~ U ~ ~ m
p u- -p ~c `t
J LL N N 7
LL = ~ ~ d N
</I ~ C ^ 0.S' N Q7
O O (O N N ~
~' W N~ N r s 0
C9^ ~QYaa F
z
O
Q
~ W
~~
~~
QU
m ~
Z~
J r(/)
V
^Z
Y
Q Q
W d
==1
P~
E ,~ !
o a ~ e
.w N
,~€
~~
,~ o ~
.,
. r ~ o ~ "9 ~ o
f 7
y _ ® { ~ Z
` J o J ~ . ].
p ~ c ~
u
~i e ~
m ~
2 ~ :~
4
C C K
a
U
w
V
W
d
a
.. ~~
x-
~;
~~ '
~ ~. ,.
A ~ •~
~I
U^i ~ ~j t7
i
~ u.,,_:, ,., 4a
Q.~
Q~.\'~ ,
a
z
0
U
O
}
Q
U
Z
a
U
u
Z
a
U
U
O
N
>
w
Io
V
0
m
Q
Q
0
.-.
W
TQ
y
a
`~
W
W
W
J
H
H
r
Z °'
N
o_ "
O
O
Z
~ W ~
to ~ -
m u
Z~
J (/~ o
_~
d
~ Y V
N a/ C
a a~
w a. ^
tZ
V
N Q
W N
V_ ~
a~,
W
W Q.
V N
ry
C U °'
O C
n.~ ~
~C V
C[4D 6
-~ "" ...
~ ~ ~ v
+~ v
~aA _Q
w
v
u
a
•~
i
_~
W
3
oYt
Q
0
w
N
Q
O
w
w ~
CS) ~
Q U
_ ~
~~
'~
v f
w
~ ~
O 7
~L
/ \
I 3ni~a sndwv~ 3bnln~
- - - - - - -
- - - -
.~
9 rl n
~ ~~~ ~ ~ U~~~ ~ ~~ ~~ ~~~~ ~~ ~I~~J ~~ ~ ~ ~ ~~ ~ U ~ ~~~ ~ U ~
A01
~ ~ n~~ n~ ~ ~~ _ ~
n
V /~
II __ ~
; U ~ ~ ~ C ~ V 11 ~
] ,~,
~
0 0 0. iV q
Ci "u ~ ~~,~
~~ ~-~
~ ~ ~ o
~ Y ~ ~
~~ "<i 7
Iv
~ V
C* ~
~ ~ ;< E
~
c ~
~~ <
~~i
~ i i~~
~
~
~ ~ ~ ~
i „i _ ~
V 'U' c- e & 9 ~ V 'u' ~ V ~ ~ ~
Q
' ~
~ o
~
o\ \~\~y7 ® a s 0 ~ y ~ 0
,~~y ® {/dry
4 ® ~ ~ ® v F ® 9 ® ~ U
R~ .m m, ®~ _. ® ® m ®~ e
~ ~
w
~ A
~~ ~Z
R ~~
~ r ~ ~<
~ V
Z \ '
G
~ \
W
(O~ \
dw
U
S
K
z
K
O
Z
F
C
U
rL
f
U
W
~'
~~
0
OLD
U
OC
~~~~
.~
l ~.
•U, B
~..
W
a
~Z
~o
W~
Z~
o~
~~
i ~
~ ~.
/•
a
Z
O
I -~
a
+ ,~ I ~
0
0
t
G
H
N
.~
z °~
N
O
~"'~ O
a Z
F- W o
t/1 ~
Q V
m ~
Z oC
E-
J N o
m ~h ~c
O
V ~_
0 ~ o
U
H Y
• /~ A/ C
Q Q ~
W a D
tZ
V
N O
W N
V ~
~ ~
~ ~
W a
2 ~
V ~
H
~
G CJ
°'
/
' ~ ~ C
.
.
o C
~Gqp ~
°'
};''~ a
~aA w
i
/ •_ a
°a ~ II rr~ I Y~ ~ ~J, i I '~~ I r~~
M - M M Q ~ a Q ~ J M M M - t0 W U .~ ~j ~ ~ I ,i U~,,, 0 ~ I I
U ~ Z Z Q Q M 1n M M H a 1if N ~ I I t I
~ r ~ ~wOw~ _ w ~ c~ w W< M vi ~~I`~ 1N~~ i ~
- - w i ~ IQ i l k I ~ II
~ ~ ~~ ~ ii i
~ ' ~ I~
+~
~1, ~
3ni ` ndwd~ bnlr~~
a M ;.
I
~~
~ ~ ~ ~ ~~
I-
- _ r ~~~
- _ -
--
-- M/a o3sodoad - ~ I` `q~~~~
__
I
J ~ _ ~
i
O i
-
N - _ I ~ - M ~ . M M ~N
NM~] ~ ~ ~, - 'f~~ I ~ o.,, ~ ~
n v f- rri ~ ~ .. _ M ~ ~ _ I
v ~ ~ & ~ ~~ ~ `'~"~' M ^~ I~ f
w
~ Q' I ~ /
I l l~ U F I
O d ~ J ~ ~ ~ M _~ I ~ ~ I ~ r~ ~ ~ {1 I Q ~
~ O` _ ~ a l ,,, V ~ `O C~ 0.~
O I I \ ) x ~ \ J I I I ~ M (~
~ d ~' ~ - ~.... /J j I M
~ - I
_ - ~~
_- --_ __ ~ W - - \ ~. I
1
~- ~ ,- - _ --~, - .~ ~ ~ ~ _ - ~ j _ i' i • I ~ Q
0 ~'- ~~ c~A ' ~ i ~ ~ a Z~
= ~ N Y M. \ Q
o I C~
~ ~ ~~ Q Q.
- _ M _ ~ ~ r _ -_~_~---- i ~ ~ ~ f~ ~ V- F-
`, sti, ~ Q
l vi
_ . ~~ - + ~
o i, O
.~ i
,~,_ ~ ~ ,1-" _ - - -
..
+ o o n ~ ~ _ _ - W ~ ~
` -_-_
d ~
~~~ r ~ IIII(IIIIIIIIII ~~~~~~II o ~" e~ h ~ ~
r ~ ~ ~ ~,~ ~• ~ Q
I~ I I I I I I I ~I I I iI I ~ ~~ ~_ I M ,~ ~ * ~'~ 1` W
-- ~ 3 a a
* W 0 ~~:~ ~; ~ J F -T- i~ ..._ lid
n M _ i
II '~ Nl ~-
__
.: ~ ~ ~ ~ ~~
i ~ I 1 'f-~ ~~ ~ ~ j ~ _ - I_~ ~ ~ ----- ~
~ ` - _ _ r ~ _r _ ~ J I ,
/~' : ' ~ - ~ I , I-
\~ ~ ~ ~~ ;~`\ ~ .. ~M~n `_ tb ~ !!1 W ~ of ~ .~
CI ~/" y' ~ ~.~ ~ ~' ~ M ~ M I ` ~U U
ti! \ , ' (~
U ~ W
-- - ~~~ ~6 '~ A `~ ~ ~- '- m ~ , I ~
__ _, o~ ~ ~ ,~ ~ ~ i
~1'; -
~~ - -_~ : ~
_ ~ -,.
,* ; - - ,~
~~ ~IQ
~i I'\ ~~I III{ ~~ o
'1 ~ ;k~~`~ ~~ I a
_ _ ~,
~~
;~~~. ~ I I i ca
-~ S ~ M I
n
w
~~ ~
!,
~,~ o
~J ~~'L
,, ~;~ ~~~, p I`,
~/~ . ~~
~. -~,'
`n ~ /
rrn-i I
~w
~-
w C°
~ ii
z ~
.~/'~~ i
%,.~;/
6.G YO\uoi ~o~
'j ]VIVN 7NIMVUO
M
Z °'
Z
t~•^' , ^
V ~ '
Zo
~ NAA,,
t •^~ W
V
V_ ~
~"' ~
W
V
N
N
O ~
O
Q O
z
~ W ~
m V
Z~``
1"~
~ ~ O
m ~ ~~
Z U
F- Y
~ ~
w do
W
m
~~
G (J °'
O G
~ ~~ ~
~ G ~ m
~.~. s
~ ~, ~ v
Go.LI w
v
r',
v
:t
•~
^t+ ~ ~ I
'~'` rl~l
~T ~~~ I I
_, ,,~,,~~~ I ~ ~ ,
r I
v ~
I
' I1 II
~
,, I
J
~I
~- - _ _ - ~ ~
...~~`
- I
_
--,-Irr--_ -- --- _
~
~ 1
~ I l
~
r
~ II ~I ,. ~
- ~ ~,,
-
, ~, ~
~ni~a sndwd~ 3~nJ_n~ <,.~,. e __ „~ I~ ~ ~ ~ ~~
M/a a350d0
d ~~
,;~,21~- - .~ -- ~,r
'-- - I ~ I
~I~
~
_ -
- b
~ -..._ _,_. ~ ~
1 I i
~ dl
~.._ ~ ,.. ..,.._ _____ _._.. ,~ ._`. - I X1
I
, I
O U0
J
~
I
~
I p1I
it ~:
w
QQOO I
I
~
X1
~
~ w~
a
I
~ r.i
~~
1 I
~ ; I
~
'
zo
Q
a o , III ~ I
1
~
~o~w
O z
ao
~ I
I I11
f I
~ 17-
I I
- r..
~
JZ ,
zz~o r~~ ~
~ I
~
-
O ~ ~ ~ ~ I 1 < ~ I ~I I
~
~ '^~
I
l
~Qwo O~ O ,~ 1
_
I I
r
I ~
~ A
i
~ I~
Ow~w
==Jl.i Zw
~m ~
pl ~ ah
.
r
~
~ ~~ I
l
~ I~
~I-F- ~
~ w
OO ~
~ (
4
li
II
emu,
n
I
I ~~ ~~
f=W Zw
JJ~m ~O
L.JW ~
Illlp r ~ I od 111 I
O
~
...... _
..,..
w~p ~-p ~ a' - ~ ~
I ~ I
~ l
_r l a
~ W~
H
to vS
Z~ p
w w i
,
~
I !! l~ I I
u.,
pp
w~~O~z ~~
a ~ :
I I
~ I I'I I~
wa~n~o Ox ~ ~ 1 I `_; i;
~ ~ ~ r I. ~
~ ~~'
w ~w~Q
a~U
~
I
,
.
~ swwa
ZO ~(!~?Q Q ain
QO i
I I I .. ~.,
-I'!;I i- I I
~ I
~ I I I r.~~~ r _
o'-'
N ~ .r I
~ ~ ~ i ~ .Wi
i
~
~
I
-
-
I
~
l I
Y ~ (
~ I
r
I ~, _
I
II <r ;_
rL ,
~
n _
~.F..~_. ~ \. .._.-. ~ .
C.7 I
Inf
I I I _
va I~ I I ~ I
I ~ M1~ 11
I
.- L
~
...
..-..
_. _..-~. _, _.. - -
_ - _
.
f _~
-- --- __
\ ~~\ -1 ~ _ .~ '~ J
~ ~ ~ ~ a, , . .. ,,r ~ --
~ ~
~
_ !
ICI Il ~
~ I I i r
I
-
;,
} -
~.~; i ;~
~~___.
1 -~
;,
~,
,,
,~
..
~ ,_,
~ ~ ~~,
3 ut \ .r
- 3 ~ ~ ~ '~ ~ h~ ~'~~ ~ - ~.
~ a
N ~.
~
~~~ ~~i ~,
~
A ~~~
~
Q ~d' ~
~
~ :~
\ ~ ~
°°
_ ~ ~ ~ ~
~
_~ ,.
,~
~
\
~
~~ \_
~
y ~.
~----~
~,.
-
'~~.
o --
~- ----- ~ ~~ ~..
- ,~~
v ~;
- \
~ ; ,
0
f J\ N
- - -'~
w
U
_ Cn
U
x '~
-a -
-(
c~
~~
W ~
~ Il, -
z ~
`,~
~~/
~~Z-~
Q
-
~ ~
n
~
-~ `
~~' /
~`~ ''' V
O
'1 - J
I 1 I-1 I
I I~'I
-
,~~~~ ~.
.;, ,
~--
- ~ _ ~ I I- ~- ;I ~~
,~ I I t I i~
I I ~ II ~ a
,r r Il I 1_ -I II
f,~ .I, I I_1-ll
n , I I - -1 I
iiiiiiiiiiiiiir~/,%il I If~~l
- - - ~ -- ice.: I ~ ll
I I C- . ~
'I
I
I I i.ll
- I ~, I 1-'l ~y!~ ~c
l i~ I Ji 11 ~` O M
U U 1 I ~ II w°,~'v
I. III ~m
~I?~ ,, I I -I
- .; ~~' I I I ~~i~
~~~ ' ~~ ~ I I ~ I
I
-:~ ~ _ I-
~-..- _
a a ~ ~---
`~" ,~~-~ - %' I III
1, I 'I
~~>> ~~ 1
~~ 1 I!
~ , ~' ~ 'J.I ~ ,,,~ ~~
l I
r~' I ~._ I_~ / _
_ _ ~ I I ~,1~ ~ ~
J`~`' I~ ~ ,,:
I/I/1~~r~~ =~
o ~,~ ~;_~
«a
,. / s~ ~' may,
I
Z
cv
0
Z
a °
~ W ~
to ~ -
m V
Z~
J (/~ o
m I^ 'c
~ V
Z U
F-. Y
N ~ ,c
W d. O
V
W ~
~ O
~_ N
J_ L
~~
V ~
H Q
~ ~
W
V
ir..
~C
m
~ U °'
~ G
~ tip ~ v
C G
~, ~ ,bA
~~,~ v
~ ~
0.Q w
d
a
L
Q
•
6uoyzi 'A8 03110~d SO-
6M0~b0\uoi 7otuasa id\yD ~y\05\z6u rMO ~0\6I6S0\
~ ~,i ~
~, ~o
i ,~ I __
a
I
~~} ~ ~ I
~- erg ~ _
M O " ~ , I I
2~q~ 1r-
~ __ / \`~ _„~~ s ~ ~ to f ~ I
--_ ~ ~ ~
~~ i
~~'t t I ~
_ _ _ _ ~~ f~, ~,. -_L ~
Jr ~•"
:1w 1
A ~
7
CYi
A 3"
~` 'aIl
C
`, ..~
a•
o~
~~
~,
V -
V O
'. .
~'•
w
i
v ;e
a
r l
L ; 1
~ .' r
~._
~ ~~ ~ ` 4 _.
~~~'
~ - ~~ 1
Ui ~~
~ ~
,Y..
.~i
0
t~ ,r -
~ --
'-_
L
~ _
• -
t -
a
!l : .~ 9~ ~ Il Il J I~~_ III 1 l `~ J I ~_~ __ __~
I~ .-~ ~ ..
.Z: .~i ti~
I~
~~ ~ ~- ~
--
- -
-- _ .__ r--:~ .--.
~i:_ A --.
7 - 7 -- -_ -' S~ ~ r- ~ -
'~~ ~ 4
~, '~~ ~ J E ~~~
r. w
1 ~---
OE1
~ f
6 c ~
o ___ - _.-.: ~
A ~ ~ ~~1 ,~
_ ~.
T ~~
r ~~ ~ ~ (f
~t ` p ~ ~.
a R oil ~ ~ y p ~ ~ ~ ~D
_ ,,~~-
~ ~,
- - '~~ ~
~ ~~ \ `r
G~ ,,~ 1
'~~~~
V \
V~ I \\~\
,~ - ~ r
~ r
n .. q
~ --, -- ~
~'
---- c ~. ;
~1~ I ~ ~
~.
2 I \~`~
~ t , _ ~~
V
L
I~
I
I '
i
1
,
g
i
/ ~ ,r
r /
! ~ .,.
r
~
,
~y l~
._.
1
r
:t
U
iJ
N
~ .,
,. C
~ ,
u1
y n_
:,
,r _
r ; W
,~
~'
.- ,~Z ry
~ A
~ 4~
~~ ~~
~; .~ -.
,~,
3 ~~ -
~ ~iI {a
y
G „~
~~
~~
~ ~
1
1
.x,-
5 .,
~~j. ~ y ~
,~ . „ u
n
.o
r.
0
0
W ~
V
O
(a E
Z~
Y
4.
1
Q ~
~o
7
/~
`,
1 a
E
as
J ~
ci ~
5
~i
1~
r .~
.,T. ;iii
--:...:~
:w
L ~ -•
.~~~L
~L
C
~'O
Q~
W
F+
N
W
a
V
t!1
0~1
C
Y
a
r~
u
C
O
y.
QJ
w
N
L
z
Q~
L
.~
N
U
L
V
C
Y
0.
(a~
~i
d
v
N
col
~. J
C
O
/ ~
` m
~~
Z
O
H
Q
> Z °
W r_.
O r.
J ~'.
W ~'
W Q
a F" w n
Q
v "' ~
~ ~ ~
v cc ~
Z a ~,
a m~
z~
_~
m cn °
~ ~
O Z `o
~J 'J
Ii -
']
W G. a
~Z
V ~
l/'1 G
W ~
0
V ~
Q
~ a
W Q,
_ ~
V ~
Lb
G :J _
0 C
~ ~~
G
a ~'~ -
Ca
~ ~~
~.
~~
r7rrY~
~~~~
I
~ '
~I
t
O
a
3
{
LLO
U
}jam
V
4
• I ~.
f
~~ $~ ~
~'--
~.~
I ~~
~ yy V
c • in
N
Q ~.l
N
ti
(1 j to -~I
li ~ ~ _
V
t
w
4
r~
i A~Na l11~ yi~ON 1/YI
_~ i t~
_ ~
~~
---i-
-~
~~
®~' ~
~L
UGuuu
~- g
~ ~~
~ ~~
~T® ®~~'
~~
~~ ~
~ ~ ~
n
.o-,981= 135bNd
i.~ u u ~ u~ u u u .u ~~ u .
~-
W
z ~
2
a
`~ z
o Q
J
a
J
W
W
J
z
Z °'
O
0
~ a
a z
~ W ~
N ~ -
a V
m
Z oG
J tJ~ ~
m ,^ ~c
v o
6
~ Y~
t/1 CC .
a a~
W ~o
Z
~ ~
N o
W N
0
V ~
a ~
W fl.
= N
V
c0
G V °'
O C
-~ ~-
,C ~ m
.~
~ ~ rn v
Sao ~'
_~
v
L
Q
•
~ ~ ~ ~ ~
~ -~ ~
~ ~
z~
O
W
N
a
z
Q
J
a
J
W
W
J
J
Q
a
H
Z °'
N
O_
O
F" o
a z
~ W ~
to ~ -
au
m
Z~
J (/1 a
m '^ ~c
~ ~.! o
Z o
~ Y V
N ~ .c
aa~
W ~ ~
Z
N O
W N
V ~
a~
.~
W Q
V N
N
ro
~ u
o ~
.~ .-,.
~~~
~~.~
~ '' v
Sao
a
Z~
0
W
Z
Q
J
a
J
W
W
J
H
Z
w
w
0
Z
o "
0
o
a Z
~ W ~
V1 ~ -
au
m
Z ~
. F-
J N'f a
m r^ ~c
V
0
Z `~
0 ~
~ Yu
cn ~ .~
a a~
W G. o
r•
~o
~o
W N
0
V ~
a ~
~ ~
W Q,
V
~n
~ ci
o ~
... .,..
~G~
~~
~`"~
5 a. La
~~
..8 .B9
z
0
H
U
W
0
U
Z
J
m
~~8 ,B9
~
W
N
a
a
--
Z
N O
0 z
0
o
~ Q o
Z
U
W F-
~ W °
GC -
cn I- ~
z ~
a ~
V
o m ~
J Z G
G
N ~,'
m
J ``
r
~ °
Z
= -
~ o
H Q Z o
Y ~
U F-
a/ C
~ a a~
~ W ~ D
Z
J_
m
J
Q
Z
H
C7
Z
O
J
z
~~
w
~n
~~
No
W N
V d
~ -fl
a ~
W fl.
= N
V
N
Rf
C (J
O G
~ ~~ ~
C .G ~ Q
4.
~ ~" ~
Sao .w
v
t
v
L
Q
•
~~ ~~ ~~ ~~
~ W N
a ~
N a
a Z ~'
Z O
o
~ Q o
a Z
~ W ~
W ~ ~ -
J ~
W ~
C~ Q V
z °° ~
Z ~
~ JNa
m ?moo
_ ~ Z ~a
~ ~ Y~
O •A ~/ C
Z Q Q -Q
W ao
Z
~ ~
W N
V L
H ~
Q ~
~ ~
}
W Q.
V
~o
G C! °'
O G
c~'0 ~ G
GGpp °'
-» ;,Z . -
v~.N v
C4A
v
t
Q
~~
a
~ W M
a
r
a Z ~.
~ ~
~ O O N
O
Q Z
W ~
to W ~
~ -
J
W ~ ~
~
c~ Q V
z m ~
Z ~
_
~
m J
j ~ a
~ o
Q Q Z o
H U
Y
W ~ ~ ~
Q Q ~
W a ~
Z
~ ~
W N
0 ~
V N
F- .Q
cQ
C ~
W Q
= to
V
N
~ u
o c
~~c
~~
v~~
5a`d.o
a
~
W
a (q
a
a Z
Z O
o
~
Q 0
Z
a
W
H
t/1
W o
~
W ~
C7 Q V
z °° ~
Z ~
~
m J N a
~ o
=
H =
Q Z o
~ U
~
~ ~ ~
(A Q a -~
W d D
~ O
N O
W N
0
V L
a~
F- ~
a~
~~
W Q
= to
V
N
~ u
o c
~c
c~~
...
~~-v .~
w
Sao °'
v
t
v
L
Q
•
~
W
a N
a
s
a Z ~.
~' z ~
° O
~
Q
0
o
Q
W ~
~ W o
~ -
J
W ~ ~
~
C~ Q V
z m ~
Z ~
~
m J
? to o
~ o
W ~ z ~
~ ~
o Y~
oC
t
a a -°
W ~ D
Z
~_ ~
N ~
W ~
0 N
V ~
H ~
Q ~
W Q
_ ~
V t/'f
~ ci Q
t
o ~
~~~
a
~ ~
•Ir ~V1 v
,F1 ~ c
'o
Fi w
a
L
t
a
X
w
z
Z
Q
z
0
H
Z
O
Z a
~~
~ Z
~. O
d ~
z o 3 z z z z
z zzw 3 O Oz Oz
oQo 5w<~~ d >~>~ _~ 5 ~>~ zJ
Z o zr- _ OouO~z Wes, aJw =- z ~~,a-,w ~
ZO`~ w Z p~wgZ ~Z'i'w LL' ~ gZwZ Jww ~~
O O V_ 4 ~~Zwwwg~OUwC~u' Q Q a gwQwO"' V ~
~ V N Q d ~ j g J w W a 0 U p Z p Z d a w~^ w Z ~ Z ~~ r
~ Np~ w V V ~a aw ~w~`n OJQ ~ w Jw0`n0 ~ Q3 ~
N ZQ 6 v=ig~ ~ZvVi vVi~ Qr=-Z=mSm v=i v=igZQOZm=m 4~d
w ~a ~ w°'ww ~0p7 V w~o~c F-~'N ww~=V =~F-.~~- V ~O
~ x~ ~ r=te V U~ZZ~aw~0ln~w F.~ F ~a ~ ~~w d~Z
wiz ~~ti~ag5c~~~.,mzw~3 ~~~,O~~mw~3 ~w~
O
z
F- O ~- N M I V1 ~If`I OJ P O ~ N M a Vl ~O ~ m
w Q [b U ~ ~ N C] Q ~f1 ~O n N P .- ~ ~ ~ ~- ~ N N N N N N N N N
Z ~
o „
a
w
0
w
cA
a
a
0
}
a
w
o~
w
a
a
Z
Y
a
a
N
X
R
_~
LL
vi
~ ~
a
N U
vi
'
o
vi
d
~ ~ ~ ~ ~ ~
~LL m oo m
"' oo ti co ti co ti co ~:
Q ~ r ~ r r r r r r T
r~
~
~ ~
~
~
N
o~
Q
~~
U
Ui ~
~~
S3
~~
~~
Z
Q
~ w
cn ~
~ ~
QU
m~
Z ~
J t/")
~ C~
Q Z
w aa.
r~
~ i
!~
o S ¢ '
,r v
,Q~
~4
o
~. W .,
U ~~„ r ~ ~
> V y
L
~~ o o ~~ '~- o ~ ~
e ~ ~ ~ ~ b i
i1 ~ O _ ,~
~~, a, ~ 0
n ~ ,~ ° r
,~ o <,
o s o
a ~ ~ ~ ~
~ ~ J QI
C ~ C ()'
04:_ __-_- C~1__ _011' O
a
}
z
w
U
O
b
9
:1
n
a8 ~1,y
i
o
~~
PuonHOtsePVV ~
tr, ;
~ ~
p _~
r,~~, ~ ,, ,,~~
i
~ II
~
~ ~ S
x
!~
~,,,;:,,~ ._ a
~
p ,~
J~ y
~
a
z
0
U
O
}
a
vI
U
Z
a
U
O
U
Z
d
U
v
N
w
0
O
m
a
w
W
N
Q
a
W
W
W
LJL
Lr
r
Z °'
N
O
O
r O
~ W ~
t/1 ~ -
aMu
W
Z~
J ~/'~ ~
m `^ 'c
O
0 Z a
~ Yu
N ~ C
a a~
W d O
Z
~ ~
N o
W N
V ~
Q ~
_~
W Q
_ ~
V
N
~ c m
o
V
~ ~C
C ~ Up
a~~'m .N
~aa
m
5
~_
L
a`
X
W
2
Z
Q
z
0
v
N
Z
O
V
U
Z a
~~
~Z
ap
~~o g z z z z
zp~ z~a 3 OzOz zOz
O~w g~,dZ J ¢O ¢~ = z p¢O Z
~o _ c~oa_~ w~„~,a _~ g ~~¢ J
z~ u O~ z w~~¢= w =- z d a w O
Z ~Z O`er Z pHwgZ JZwww J gZwZ Jw~ r-~
O p V - ¢ ~~ zw~d ~-OC~wC~w ¢ Q ag WOwC9u-' uw J
~~ N= d U' ~ g w w w~ O w O Z Q Z d d w J~ w Z~ Z ~~ w
~ in U w U_ U u d~ ~ w~ ^ ~ ~ w w J w O ~n ~ ~ a? ~
~ O~~ =g~az~~°J~z=~=m N~3~a~z~=m Q~a
w ~~~ J~~w~oo~uzo~m~~ JJa~uxo~~~ u~p
~ v,p J w==wZ Zpaw v>>w pdLLJ~n~w a.~'
x ~ ~ ~ U U ~ ~ ~ O ¢ O ~ ~ ~ ~ ~ ¢ O z ¢
w~~ ~~~„~~~~c~~~mzw~3 ~~~O~~mw~r3 ~w~
O
z
w
S
Z
O
O
/w/~
V/
Q
/S
I.L
CQ
G
a
w
w
Q
a
(A
Z
a
O W N ['1 a N ~O I^ I W P O N (") V V] ~O f~ O]
mU ~~crc-~ vin-or~coo~~~f-~~~ .-c"c~cvc~+N~v c~cv~+
a
_ ¢
a
o~
~a
b
W N W Ol N I
n CD O ~ ~ r (D O Q1 ~
~ ~ (O ~ N ~
~ r (D ~ N ~
~ M
~ (D ~
O ~ ~ O
N ~ O H S
O I~
~') ~ ~ ~ pp
C
C) oo
N V ~o
p
[") ~ ~ ~ ~ O fp
~
N O
V ry
V O
(h ~Opi
CV tQ
~
N O
V N
V O
M
~ rnI
N (`
V N
V
M ~ppmp~~
N g
c~ ~
j
(h
~
~ O r
M
~_ f
LL
~ n ~ ~ ~ ~ ~ r
H
O
~j
Q
U
V1
LL ~ i
I
~ Q
d
a~. ~ ~ ~ m ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~~
LL
N •-
~ r
~
V
~ a~O
~ (~
of
C7
g
O
z
0
Q
~w
~~
H ~
~f
mU
Z~
- F-
J (,,/^^)
V
Q Z
N ~
Q Q
w~
~~ i~
fC
a _ o s
e
,rD N
~~
h~
o ~ c
a:
C 'P
T
s-`, a c~ ~ ~
~ <~ i~ r
C~7 ~ ~
~,
® ~~- ~ ~ ~O
_ m~ ~ ~ o ~
r ~ o ~ - a
a O ~ b ,u` ~
EE `o v
c Q J
~ a
•O '. G ~ 4
a
U
W
U
w
O
2
_~;
i
i
PH ray
.ran Horse P6~~
rr.
F_
.,,.: ., ,
~ ~ ,,,~ .,
a
~~€
V ~ '
~'
I
~~~`~a
~9aD
a
O
H
U
0
Q
W~yJ
VQ
LL~ ~~ ~~
~~ ~~~~
~` ~~~
~O
~ d)
~~ ~
~ ~
~~ ~ ~
~ a
~~ ~~~
a
U
Q
a
U
O
V
Z
d
u
v
O
tv
W
O
,K
V
0
m
¢
¢
c~
~f
W
N
Q
a
F-
W
W
2
W
LJL
`r
r
Z °'
O ~
0
~ o
Z
~' W ~
to DC -
W
Z ~
H
J V1 a
m ~ 'i
o
Q Z o
~ Y V
N ~ c
a a~
W d. ~
~~
No
W N
Vd
if
Sa ~
W ~
= to
G C1
0 ~
r V
M
C~ ~
~`"v
5aA w
•~
~~
~~
~~
~~
~~
0
~ `~- - r o -
w ~~-_,.
3
u
d
p~
T_
O
O
`~
2
N
}
w
w
1.J
L
C
awv~ 3~nln~
~- - - - -
O ~ ~~o-
i~
,~~
~~
I
~I
I
- - - 'I
~ _ ~~
J
1
u O
~ ~ ~
~ ~ ~
~~ ~~ ~
I ' I o~Co~
~ ~ ~ ~ ~
\ 0~ ~0~
!~~!v ~ ~r
i, ~ i ~ ~ o
~~~i~i
L /~: \/ /l ~' ~ C ~
//\/ ~/~_\ .~ ~ C
~'i~ ~~; 3 ~~ r= ~ o
~w ~ rv O
K ~ ~ ~ ~
~~.. ..,,'<, x o
0~ ~o~
~ C ~
a~ COQ ~
~ C ~
0~ ~~
Q~ ~0-~
~ ° ~~°° ~I'""'
~ ~ ~O~ ~
~ ~ ~
~ ~ ~
O
oc
O
_~
Q
~~ ~ ~ 4 ~ ® p 4 ~ ®^ Y R ® ® s
~ -- Z
~ a w
Y
® 0.
~ Z
R\ w -
z ~
~ \ ~ ~ '~
- - ~ ~'
a
\ _- ~ ~
w ~ ~,
w
r Y
~ ~ R~~
~ < ~
U
\ , ~~ ~ ~
W
~ ~ K
O
O ~
w
\ -{db ~ o[
S \ y y ~
~~~ I
o ~
w ~ ~~ ~~
z
o ~
U
o~
U \ ,
r\ ~~ \
a
Y ~ \
a ~ \
w -
0
1
1 1 0
a
0 0
I ^.
! ~
/'
/ /~ / ~ /
o0
W
a
a Z
z O
0 0
~ a Q Z
~ W H W o
} ~ ~. v~ ~ =
N ~~
MQ~/~ V
J W =
Z GG
H-
J (/~ o
,^ C
v O
O
~ Y U
t/1 ~ .c
Q Q _°
W d D
~Z
V ~
0
W N
V ~
i ~ ~
a~
~~
W Q,
2 to
V
N
~%
~~
~~
G V
O C
~ 4Q ~ v
m/ ECap ~,
~/ ~~•v
w w
G a C]
/ ~'
s
/ •~
~ ~ ~
~ ~ ~ ~
4
o
~ `O Z J~ ~~ ~~ 9 ~
~ ~
~ ~ ~~
o ~
C-__ N
I~ C ~ ~~ I- I ~ ~ I -I
T ~: -_
~ /i~ /i~ r~ rr`~i~ir'~ i~`ii~ /«
~ ~/~~~ ~~~~~~r~~~~1i~~~~~~/~~~~~~~~~~
//i //ir/i r/i r/i ~/\//i ~/~\//i //i :;~
/~ ~i~ r~i~r~i~ ~/~~y
~ / ~ (fir ~ ~ ! ~~ /r ~ ~r ~ ~ ~ ~ // ~ ~ i / \. !r ~~ i r ~ ~
/~~~r%V/%V/%~/l~A/~~%V/%~/%~/~~/l
r/%V/fir%V/%Vr~`(rV~~~%~/%~/%~/i~
i~A/~A/~Ar~Ar~~Qr~A/~A/~Ar~A/.
%r~~i~~/i~r.~/i~/i,~/ice ,~~~~~r/~~/:
u
~ --
\ / C
i~~ii~/i~/~i~/O~/ice%~/i~/i\//i~/i
i~G~~/%/i~/i~/G~:/~~~r~\~riyri~/i
~~r/~~r~~/~~/r~~j/~~jr~~/r~~//fir/O~~j/~
is/ice/i~i~~/i~~>%\C~ % ~ c
~~~.;\~r;~~~r;~~~~~rr;~r;~~r~~r; ~
~_ ~ ~ ~ ~ C
-~
a
`< ® ®<
or
< ® Gu
®~ ~ ®~ ~
a
®~
~~ ~
~ ~
®~®~®~®~
0
,0 99l = 136bH~
® ~
® <
®~
- ® ~
~ ® ~
N
„9-6Z~'
„a~~~ = ll-3Sb'Hd
-~
~-
~o
Z °'
O
0
~- a
a Z
H W ~
t/'1 ~ -
CC
a V
m ~
Z °L
. ~
J N) a
m ~h .i
V o
0 Z o
~ Y~
t/1 OC
a a -~
W ao
Z
t%'f O
W N
V d
a~
~~
W ~
_ ~
V ~
N
c0
G C1 °'
O C
~ GG C ~
~~qp
-. ... a~
v ~~ ~ ,
~, ~
~aA .,.
L
_v
L
Q
•
~ ~
__o~
~= o
~-
^~
O-~
tc~ ~ -~.
u o~
~ ~-
^~
cow
^~
eT O-
1 ~_
0
T
~_
K)
~ ~ W
I I
^Qn C
Y
~- - ~ ~.
-- - o~
u
ll ~ U 9 ll u u
!\
^~ II
r ~
~-
i
1~ C^~
Cow
~ o' o
~
I o
_ ~ o
~ ~
II ~ II
~
i
I
i
~ ~
~
~ £fl fl ~ ~~ ~~ ~ ~ ~ fl f l ~ n ti~ ~ ~ ~ ~
~,o-,ge~ = i ~~vH~
..9 ~6Z~
~~~
N
~--~
a v
~I-N-~ N
LQ~
r
~`
~__ ~
__
O-___ ~ ~,
~
o -~ r-- ~
c--- -~
o~
I
-~
n o u
---~
~-
(]
~__ 1
(]
[
~-
C- --
'1' ~
--, ~ a
C
~
~-
~ _.
„a~s~ = u 3svHd
= o
W N
Z~
Q
a Z ~.
z O
Q o
~- o
Z
a ~ Wo
w cn ~ -
w ~ p
J a V
-1 m
v Z ~
a J N ~
~ m ~ ~~
p Z ~~
~ ~ U
N CC
a a -~
W ao
I
N
Z
N O
W N
p
V ~
H ~
a~
W Q
_ ~
V ~
N
c~
C ti °'
O ~
-~ --
~ 4Q C ~
C ~ bA m
~~
...
v ~ ~ v
G0.Q .~
w
v
t
Q
~ ~
C~
~~9 ~6Z~
~-
-~
~.
v v
(V O_-~
C ~
~Q~
l~ ~
II II
~ G~ -
t ~
l ~
L ~
'I' ~ ~ ~ 191
_o
~-
-~
,0 ~6~1= II-3SVFId
Z~
~ - ~
W
a
`° a Z °~
z
a O
°
J
~
Z
J
W ~
N W ~_
~
W
~ _
-' a u
ii m ~
Z
oc
~
~. J
m ~ a
• ~
X
~ V
? °
~ ~-
U
Y
t/~ ~ . -
a a~
W ~ D
N
Z
O
N O
W N
V ~
a~
~~
W O,
_ ~
V ~
N
.--~
t~
G U m
O C
.. .~
~ Gp C
CGGA
~.I~.
~~'~ v
Sao .w
v
t
L
Q
•
~~~~~~~
I I
~--~ °
~ v Y
it
u~~9u u u
I I
-~ ~
c
i~ C~~ Cam
a~ o
~
-- o
~ o
~ ~
C~ $
II
~ C-~
~ ~
II
~ ~
~ I I II I ~ L II II II II II II ` ~ b u II II ' ~ ro
,0-981= I-35'dHd
~~
~~
I
I
~I
I
liii a i;;lii
ill if ~ `III
` r~ ~
~{
i
~'
,;,
i;
,;;,, ;
,~;; j
~ ~','~f~ i;'l~ 1,
~~,~~~~
0
~ ~I ~I ~I
.~,~
O_
H
U
W
fA
(n
O
o~
U
C7
Z
J_
m
w
~ W N
N N
a
a Z ~.
~
O ''~/^~
V,
Z N
_O ~
o ~ O
Q Z
U ~ W ~
~
W
~ ~ ~
~
z Q V
~
m
N
~ ~
L
~ r
~
°~ J N o
j ~ ~~
°
~ Y~
Q Q~
Z
O
U
~
W G. o
~r
s
C
0
C
F
C
s
Z
~ ~
N ~
W N
~ ~
V /a/~~
ii
a~
~~
W fl.
= to
V
N
~~
o
4Q C
CGtap °'
-.~. _-
~~,~
5aA w
v
~_
L
Q
•
~ = M
NN
W N
i
a
Z Z
~
N
~
~.
~ o
o
Z
~ N W
~ ~
-
W ~
Q F-
V
z m ~
o Z ~
m J
~ t/1
V 0
o
fA
Q ~
~ Z
Y
U
W ~
Q ~
Q .c
_°
W d D
Z
~ O
W N
0 ~
V d
F- ~
a~
~~
W ~
V ~
~ ci
O C
G
~G~
~~~~
~a.Q
a
~,; .
u, ~
i.
~,~, ~~ , t
y~l _~_
.. _.. _ . I --t -
I
i
i
_ - i
i
~~
~ ~
I ~
L--r--------
L_.~-.
~ W
N N
a
a
~, --
z
0
Q
W
J
W
Z
0
m
O
N
Z °'
O
0
~ o
a Z
~ W ~
~ ~ -
GC
au
m~
z~
J t/1 a
m ,^'c
V
0
6
~ Y~
Vf CC .c
a a~
W C. o
Z
N ~
W ~
Q N
V ~
a ~
a~
W Q
= N
V
N
C U m
O ~
~ 4D G
~ C ~ m
~~.
`' a~i
Gao m
w
v
_~
L
Q
•~
N V/
b W N
Q
2
~i
Z
`~
~ Z
O O N
O
O
~
N Z
W ~_
~
W
W
Z Q
m u
~
o z ~
M=
W m
~ ,~(^~ ~C
V ~
~ p
~ z6
Y U
N
a ~ C
a~
w ao
~ ~
N O
W N
0
V ~
a~
~~
W Q.
_ ~
V
~~
` gip:` t "~t i ~~;? -; ~
~„ -~~
!_ ..
~~
r,
C
r ~
O ~ ~
~~
V
~„~f~' ~ m
1-i~ ..r ~
v 6,,i ~ v
yJ v c
~~ .~
~ w
v
u
_d
L
V
Q
~-
Z
0
H
U
W
N
J
J
z
0
U
W
J
J
Q
Z
O
U
W
N
o -J
J
a
J
Q
U
a
b
b
V
w b
J
J
a-
3
Z
O
U
W
N
J
J
Q
3
b
N
Z °'
O ~
0
~ o
a z
~ W ~
t~ ~ -
au
m ~
Z ~
. ~
J N a
m ~ ~~
~ o
0 Z ~o
~ YU
N ~ .c
a a -~
W d. ~
~Z
.V^
V I O
W N
0
V ~
F- ~
ca ~
C ~
W Q
_ ~
V
N
~ U
p C
+~ .~ o
~ OA ~ u
G~qp
-. _-
~~'~ ~,
~ a Q
m
L
_m
L
U
a
~ ~ ~~ ~
~ ~~~ ~ ~ ~ 3
gg ~
,~ 4
~1
h{
,~~
~i i
~~ `
4
N}
.~~ t.,. t~ ~ ,
~~~~~~
V~ ~ `~~ r6) ~~
tij ~~~ ti t~j~ vl\.
~~
~~~
4~
.~~•~.
t,.
~', ~.
~~
~ 4~
~i
,4
1
~.
~~~: ~ Yc~
~
t
~~ 4 ~~
r~`~
~~ ~E'
~ ~ ~•
~~ '°
~4. ~i
t
~~ t ~~ ~' ~
~{ `Yr ~t Sli
R
~ S
~
,Y e
-) t. \ F\~ ~ 1 1.~ l~ ~i L~
~:;
~- . ,.
n, ` .
l
r !~, •N ~~,
~v:
SS
.'(.it~~ w
> ~ i.l. ~~ f~ t`~.,v:
?•'~-i ~ ~
~ ~
'~
L'
'
v
%
r
~
i
~-.,~ ~ ;~
%
.,to- ~~-F -__4
t
f 1
~
4l-
Y
~'~
4
~F
~~
-
-
-
~~ 1 -
~, -~ ---
_ :~
~ _
- --
~ - -
e
U. _
f" 1. ~:
~h .____S _-.._
~
...
r ~: ,.: 4;t~cC ,:cy
t. .
C
`;
t
t
(,
•i~. ,
i
`; .
CY .,
F:
~Ji~
V
t~
~; ~-
Yn
r~~
M,
~~~~,
,~
.~ .:
v ~;
i.~ -j,~
~. ~~ 6
N~
~:i`N~
~~ ~~~
~~
!„ k;
~~, v
.v
!~`,
ti t•.J 1~~.
i
4Li.
.~~~
~~.~
~~~
o ._,.
~,
li,
~, ,
4, t~i ;
~~~,
m
t~J ~4,
C~~
!`li ~%
,
. r
~' t',
y~ `'.
I,~ F%
\J ~
J.
ti'.~l
N
J
N
w
z °~
N
~°
w _O
O
F- o
0 ~ Z
~ ~ W
~ t/'1 ~
~ ~ ~
H
Z Q V
w m
Z~
_~
J {J1 0
m r^ ~c
~.! p
Z a
V
H Y
C
as
W a ~
t%'f O
W N
~ i
V ~
ca ~
G ~
W Q.
= N
V
t~
C V °
O G
~ ~~
~GOA
~,
~ '' v
Sao .o
a
L
a
S
a