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Home My WebLink About07-19-1993 Item 9.1 East County Animal Shelter - General PlanConformity TO: FROM: PREPARED BY: SUBJECT: GENERAL INFORMATION: CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: July 19, 1993 Planning commission Planning staff if Choy ~ssociate Planner David K. General Plan Conformity for the East County Animal Shelter project located at 5775 Barnet Road PROJECT: APPLICANT/ PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: PARCEL SIZE: GENERAL PLAN DESIGNATION: EXISTING ZONING AND LAND USE: SURROUNDING LAND USE AND ZONING: ITEM NO. ..:lL Report on conformity with the General Plan as required by Section 65402(b) of the Government Code County of Alameda Department of Public Works Attn: Darwin Helmuth 399 Elmhurst street Hayward, CA 94544-1395 5775 Barnet Road 946-15-1-4 portion of I951.81 acres (site area I3.65 acres) Public Lands Agricultural North: South: East: West: Agricultural, vacant fields Agricultural, vacant fields Agricultural, vacant fields Agricultural, Alameda county Public Works Corporation Yard COPIES TO: Applicant/Owner Address File PAGE -L OF \.6 ZONING HISTORY: The vicinity was zoned agricultural when it was annexed to the city in 1986. The Santa Rita Detention Facility located to the northwest of the project was completed in 1989. The California Highway Patrol facility to the west was completed in 1990. The Alameda County Public Works corporation Yard to the west was completed in 1992. APPLICABLE REGULATIONS: Government Code section 65402(b) provides that a county shall not acquire or dispose of property or construct a public building or structure within the corporate limits of a city if that city has adopted a General Plan and such General Plan is applicable thereto until the location, purpose and extent of such acquisition or disposition of the public building or structure have been submitted to and reported upon by the City's Planning commission as to the conformity with the City's General Plan. The annexation agreement between the City of Dublin and Alameda County dated July 16, 1986 states that the County shall have the right to develop the property in accordance with the City's land use designation for the property as set forth in the General Plan and the city's Ordinance No. 25-85 amending the Zoning Ordinance of the city of Dublin. The agreement also states that the County agrees to be bound by the provisions of Ordinance No. 25-85 in its development of properties affected by the Ordinance. Accordingly, a site Development Review application (PA 93-019) is currently under review by the Planning Department and will be processed in accordance with the City's Zoning Ordinance. ENVIRONMENTAL REVIEW: A Negative Declaration has been prepared pursuant to the California Environmental Quality Act (CEQA), State CEQA Guidelines and the County of Alameda Environmental Guidelines. The proposed project will not have a significant effect on the environment. Alameda County is the lead agency with primary responsibility for environmental review for this proposed project. ANALYSIS: Description The County of Alameda is proposing to construct a new East County Animal Shelter to serve the cities of Dublin, Livermore and Pleasanton. The proposed project consists of the construction of a new approximate 15,000 square foot building, to accommodate up to 45 dogs and 84 cats, on a 3.65 acre building site, located within the Eastern Extended Planning Area of the city of Dublin. The County of Alameda has submitted a site Development Review application (PA 93-019) for review and approval by the Dublin Planning Department. The County of Alameda has requested the City of Dublin to report as to the conformity in regards to location, purpose and extent of the proposed project with the Dublin General Plan. 2 PAGE..1:.. OF ~ Location The Public Lands land use designation of the General Plan applies to the proposed East County Animal Shelter project. The General Plan is therefore applicable to the location, purpose and extent of public buildings or structures on this property. The proposed East County Animal Shelter project would be a public use on publicly owned lands and would be located adjacent to other public uses (i.e. Alameda county Public Works Corporation Yard and the California Highway Patrol facility). As such, with regard to location, it is consistent with the Public Lands designation of the General Plan Purpose The proposed East County Animal Shelter project would be used for the detainment and care of stray dogs and cats, and the coordination of the adoption of these pets. This use, with regard to purpose, would be consistent with the Public Lands designation of the General Plan. Extent The proposed East County Animal Shelter project would occupy approximately 3.65 acres of land and would be located entirely within the Public Lands designation of the General Plan. with regard to extent, the proposed use would be consistent with the Public Lands designation of the General Plan. Based upon the proposed location (within the Public Lands land use designation of the Dublin General Plan), the purpose (for the establishment and operation of an animal shelter) and the extent (approximately 3.65 acres of land), Staff recommends that the Planning Commission find the location, purpose and extent of the proposed East County Animal Shelter project to be in conformity with the Dublin General Plan. RECOMMENDATION: FORMAT: 1) 2) 3) 4) 5) Hear the Staff presentation. Take testimony from Applicant and the public. Question Staff, Applicant and the public. Deliberate. Take action regarding conformity of the proposed East County Animal Shelter project as to location, purpose and extent with the Public Lands designation of the Dublin General Plan. ACTION: Staff recommends that the Planning commission adopt the draft resolution (Exhibit A) finding the proposed East County Animal Shelter project to be in conformity as to location, purpose and extent with the Public Lands designation of the Dublin General Plan. 3 PAGE '3 OF ~ ATTACHMENTS: Exhibit A: Draft Resolution finding the proposed East County Animal Shelter project to be in conformity as to location, purpose and extent with the Public Lands designation of the Dublin General Plan. Backqround Attachments: Attachment 1: Attachment 2: Attachment 3: Attachment 4: Attachment 5: Attachment 6: Location Map Request for Report as to General Plan Conformity General Plan Land Use Map section 4.2 of the General Plan Applicant's written statement Proposed project plans 4 I L ,10 PAGE..:!-Of - RESOLUTION NO. 93 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ------------------------------------------------------------------------ REPORT BY THE CITY OF DUBLIN PLANNING COMMISSION AS TO CONFORMITY OF LOCATION, PURPOSE AND EXTENT OF THE PROPOSED EAST COUNTY ANIMAL SHELTER PROJECT WITH THE ADOPTED GENERAL PLAN OF THE CITY OF DUBLIN WHEREAS, the County of Alameda is proposing to construct a new East County Animal Shelter and requires the City of Dublin Planning Commission to report on the conformity of location, purpose and extent of the project with the adopted General Plan of the City of Dublin; and WHEREAS, the City of Dublin General Plan was adopted on February 11, 1985; and WHEREAS, the proposed East County Animal Shelter project is located within an area encompassed by the Dublin General Plan; and WHEREAS, the proposed East County Animal Shelter project is located within the Public Lands designation of the Dublin General Plan; and WHEREAS, the proposed East County Animal Shelter project will be a public use on publicly owned land; and WHEREAS, the proposed East County Animal Shelter project would be used for the detainment and care of stray dogs and cats, and the coordination of the adoption of these pets; and WHEREAS, the proposed East County Animal Shelter project would be located entirely within the Public Lands designation of the General Plan. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning commission does hereby find that: 1. The General Plan of the City of Dublin is applicable to the East County Animal Shelter project. 2. The proposed East County Animal Shelter project will be located within the Public Lands designation of the General Plan. 3. The proposed East County Animal Shelter project is in conformity with the Public Lands designation of the Dublin General Plan as to location, purpose and extent. PASSED, APPROVED AND ADOPTED this 19th day of July, 1993. AYES: NOES: ABSENT: Planning commission Chairperson ATTEST: Planning Director EXHIBIT A PAGE~OF \b \ > :/.'.'>;/- x--;. '\ ~.,.;/ / \, ) ;\- /~~ ~II .--.... ~~GijJ 1 ::Ii ;; 'PR~~r e; rre ~11;- ~NfT-' ~Id:' ; "'O,~~j "' 3 :~ " /' /' . <.::;" ;.:;.' ::::.', .....-. '. ...... ...... ,.:..:.::.:.. ::.;. ...... ....;.: .:':,'-';';', .. ~ . :.~. ~ -~ ::.::': ::;"::" ".:: c~:.~...' .... .... - :: ~;. ".-. :::.;:- : tt ..':. c: ":-'_ _~.: ................ :.::".}:S\:'; "- ", ":. .,.... ......(... ";/:":.:: ":::.:;;.;.:::::. ',:.;:-":,:":':':": .::.;.. :.",::::;:., .:.;::.....: :::;':'::'.":::.:; ................ ....-:..:;. ....;.:.:.::;.: ..... ..r.? ..... ._ X:.; ... ...:....:...... ~:,.:.\\..L ..:.:::;;:;...... ....;:>>...tj: WX!t;:fli .i,'~: ", ...;...... .::.:.:. ...... ;"..::;:;. .:":\:?/:' ',::.:.:.(::~ " ....;:-::- .. ;.'~'::'.::>;::::.:.:!~:~:':;':.::':"' ......... .....;: o )'A/j:W;~ ~ i;' :}/... .j ,; ? " \~ COUNTY OF ALAMEDA PUBLIC WORKS AGENCY 399 Elmhurst Street. Hayward. CA 94544-1395 (510) 670-5480 RECEIVED JUN 2 3 1993 nUBLlN PLANNING June 21, 1993 East County Animal Shelter C09078 Mr. Laurence Tong Planning Director City of Dublin 100 Civic Plaza Dublin, CA 94568 SUBJECT: REQUEST FOR A REPORT AS TO GENERAL PLAN CONFORMITY A project, to be jointly funded by Alameda County and the cities of Dublin, Pleasanton and Livermore and entitled, "East County Animal Shelter", is proposed within your jurisdiction. The location, purpose and extent of this project are described in the attached information. This information is submitted pursuant to Section 65402 of the California Government Code. A report as to the conformity of this project with any applicable, adopted General Plan or part thereof within your jurisdiction is hereby requested. If no response to this request is received within forty (40) days, we will assume that this project does not conflict with any such General Plan or part thereof. However, to avoid delay, we would appreciate a reply at your earliest convenience whether or not the project is found to be in conformity. Thank you for your cooperation. Very truly yours, /&cH'l-Uo: ~. H~~<.'I-~ Darwin L. Helmuth Engineer-Scientist DLH: Encl. ATTACHMENT 2- PAGE~OF 16 w c , ~ ~ ~1 l r - A~~! I 4 :~-,; /. ... -r; , .. ~ ~ : '-~' "0 /7-, ' ,... ~ /. ""< - ^ ~ ~ :... I _ II:~:";(,;-:, -~/ ~ oj I /,.. I.' .e,_ - -j, r'\ ,,', J r.. - :.' { r_. ,y Y. J- ~ ~ /1.;:<. 7-f r:, ,;/'>~.f ; ...... )'!>c ":ff~~ ,;'/....". ,y ~'~ffi /L.!'-,.. % ~ /. . '//--;- - I .! ! "I" .... -1'- ~--l \. ,>>:0\~~~ :""'" 1~;! _ R r ~M;rL;j'l ~ ~D~-"--:-:-::-:-:~--:i-:-:--:';-:I'-'--';I''''''':'-':'-----:' , -- .-'---'----------------,,':':.-.--.---------.------.. S II c:;. . ----, - '---. ---- - '-'- - '::HHr::w 'tlll'lYl ! \i~ jll Iz ~ ...J a.. N ...J ~ ~ - cr: ~ w ~ z ~ w "- C!) -= z -: :J a: m ::::> 10 ";' z : 060< Wl-~ (f) ~ ;-g ::::>...J,!! ::::>ll. o (),~ Za:e ~ ":"'1 -J '-'la., t ~~ ~ . ;A\~ \M;lg~ ~" "., "',',.,...'." :,;.1; '~;g'~,A'~ 1i~;J.'t.~~? " "'" '" C }b,1 . '0''''""" '...,."" "'cr'V", ,\ '1 ".;,;;: '~:t'f"';.i~&::eJ~1 ,. i "S. g .Jgfj 'F" i1 , . ,It .." ,., '::: :'il '211 "" " '; ~0 ',", . '.' .', ..,,_ e R'i A ,. ."'iv. .fV n .: . c. . ~}: .,~ ~ '\ , cil"A.,!W'::<'" I ~, -.tX,y'1f ", j j 1 'j j; A~L.~~ hU ' .. . . '. . \ ":"""'. . 0 , , , ~~, ~ 1i;; ~:'u i \ '"., """0'.:; >' . '''', I ! !ll! Ii; j II Aj'('h'llj;': !j Ii i . ! I; ~'~.1?~tiit'~,~ c. ~ ~ . c o . ::; . .~ ; u '0 . . ~ ~ ~ 2 ~ . ' ~ ~ ~ E ~ ~ ~ ~ ~ ~ Co :0 G ~ , . o ll.. ~ C ~ '" o G ';; !!. G .:.c ~ ~ ~ ~ ~ o (l C " 'l,~ ~o~ ,'-: "-:~ ~ ..~ ti~ l.. . .' ~ . ~ ~ . 0 :t >co c .. ~u ~ ~ 0:", 'c Ui ....c ~ "E; c :io: -;; ~ it (3 2 c C ::: . ~ o , c c ~ . ~ >Q ~c ~ -;; '" Hg~~~;;~ ~~~~~:~a~ ~~~!H;~ ~ ~ :~ ~g~~7~ -g 0 ~~u.~;::~, :"; o~ ~, :c ~ :c:; .~ -; - it: ;6 l>>~;= ~ ex: o~ ~cx: in~ ::e Q) C - E Q) E '0 0 ou; 0 Q) a:: "___ L--- 4. LAN D SCHOOLS, USE PUBLIC AND LANDS CIRCULATION & UTILITIES ELEMENT Government Code sec. 65302(a) and (b) require that schools, public lands and public utilities be addressed in the land use and circulation elements. Dublin has included these three concerns in a separate element because they generally are operated by independent units of government, whereas most of the other development related concerns addressed in the statutes involve city regulation. Information supporting the schools, public lands and utilities policies is located in the Technical Supplement, sec. 2.3. 4. 1 PUBLIC SCHOOLS Enrollment in the Dublin Unified School District has been increasing since 1990 with a current enrollment of 3206 students. Currently, three K-5 schools (Nielsen, Murray and Frederiksen) one 6-8 school (Wells_Middle School), one high school (Dublin High School, 9-12) and one continuation high school (Valley High School, 10-12) accommodate Dublin students. Guidina Policy A. Cooperate with the Dublin Unified School District to ensure preservation of surplus sites compatible with surrounding land uses and Housing Element objectives. B. Cooperate with the Dublin Unified School District to ensure provision of school facilities in the Extended Planning Area. ImDlementina Policy C. Initiate preparation of site plans or specific plans jointly with the Dublin Unified School District prior to sale. D. As a condition of project approval in the Extended Planning Area, it is required that logical and buildable school sites be offered for dedication according to the State's Board of Education guidelines and acceptable to the Dublin Unified School District. This type of cooperation will achieve harmonious relationships between new development and existing residential areas and new park sites (See Open Space Element). ~ ~ 4.2 PUBLIC LANDS The Federal and County governments have large holdings in the Eastern Extended Planning Area that are vital to Dublin's image and its eastward expansion. Guidina Policies A. Maintain communication with military administrators and congressional representatives to urge that Camp Parks Military Reservation be developed and operated as a good neighbor to Dublin. B. Require strict adherence to the land use provisions of the City-County Annexation Agreement for the Santa Rita Property owned by Alameda County Surplus Property Authority. 4 - 1 A TTACHMfHT t/ r~ /,.t z. PAGE...9.... or ~ ImDlementina Policies C. Negotiate participation by Camp Parks Military Reservation in design of Dougherty Road improvements and establishment of a landscaped buffer strip. D. Negotiate reservation of an alignment for Dublin Boulevard extension across Camp Parks Military Reservation and Santa Rita land. Consult with the Federal and County governments concerning appropriate uses and development standards between Dublin Boulevard extension and 1-580. 4.3 SOLID WASTE Historically, planning for solid waste disposal was conducted on a countywide basis. In 1989, however, the legislature passed AB 939, the California Integrated Waste Management Act. The Act completely reorganized the state's solid waste management planning process to require each jurisdiction to prepare a Source Reduction and Recycling Element and a Household Hazardous Waste Element. While these elements are not required to be part of a city's general plan, planning policy nevertheless should be guided by the elements since solid waste disposal is a necessary service for new development. The City of Dublin currently has a Franchise Agreement with Oakland Scavenger Company for residential and commercial garbage collection. Solid waste is deposited at the Altamont Landfill. The owners of the landfill are currently pursuing an expansion which would provide 350 million cubic yards. As of March 1992, estimated remaining capacity at the landfill is 24.5 million cubic yards. This is anticipated to provide landfill capacity for eight years. This assumes a countywide increase in the amount of solid waste disposed of at 0.8 percent per year. Guidina Policy A. Ensure that adequate solid waste disposal capacity is available to avoid constraining development consistent with the Dublin General Plan. ImDlementina Policies B. Continue to enforce the City Source Reduction and Recycling/ Household Hazardous Waste Elements. C. Cooperate with Alameda County, as necessary, for adoption and implementation of the County Integrated Waste Management Plan. D. Prior to project approval, the applicant shall demonstrate that capacity will exist in solid waste disposal facilities for their project prior to the issuance of building permits. E. Large scale projects should be required to submit a plan that demonstrates how they will contribute toward the City's State mandated diversion requirement. 4.4 SEWA GE TREA TMENT AND DISPOSAL Sewage treatment and disposal capacity for the City of Dublin is limited. The existing Dublin San Ramon Services District (DSRSD) sewage treatment plant adjoining 1-680 in Pleasanton could be 4-2 All ACHMfNT 'I ~ t~+~ onr:~r to. OF ~ GUMBINGER/DAVIDSON ASSOCIATED ARCHITECTS a joint venture of: GUMBINGER ASSOCIATESI ARCHITECTS and ROBERTDA VIDSON ARCHITECTS & ASSOCIATES 60 EAST THIRD A VENUE, SAN MATEO, CA 94401 PROJECT DESCRIPTION It is proposed that the County of Alameda will construct a new Animal Shelter to serve the cities of Dublin, Livermore, and Pleasanton. The project is to be located on county owned property within the Dublin city limits adjacent to and northeast of the intersection at Gleason and Barnett streets. The 3.65 acre parcel shall contain a building of approximately 15000 SF to house 45 dogs and 84 cats. A portion of the enclosed building is designed to house an additional 16 dogs. Additionally the facility shall provide public parking and parking for staff and staff equipment. ' The proposed building is constructed of a combination of rough masonry block and smooth, glazed block walls, metal standing seam roof monitors with clerestories and a combination of glass block and double glazed metal framed windows. The facility also includes a public meeting space which can be accessed at night separately from the rest of the facility. To the best of our knowledge, this proj ect is not located on a hazardous waste and substance site. RECEIVED'" MAR 241993 f1 ^ SitS Ba.r~ J<-6I D~BLlN PLANN6bl9.ST THIRD AVENUE, SAN MATEO, CALIFORNIA 94401 (415) 579-0995 '\' A Cl,3-01'l AnACItMfHT 5 FAX (415) 579-1402 .P'AQE \\ OF I b .'-N...mn, _,.....'tU _OlllJ.,,",",,___.In'I1I ",~.&ClUMJIp-"''O'Il'"'' _u.:nIIK)II_/t:u._COII'I~ ".-..... 'U!UH;>WV QUVI;>OSSY NOSQI^Ya/.l~NI.t'IIn:> Q. !t ~ - ; , " ~ - ...... ~ - . ~ I ~ I i I . fCC- h " I I i illlm ~~ I ~ AJNlOJ lSV3 U ~ ~ ~. II II " I : a I !! ! .! d i Ii ~Ii '- 1 I I e e i 3. _. ~ ~ .. e -.. ~ p I d fi C:ii 0:' :! i I if I RECEIVED- MAR ~4 1993 ~ fI 5T7; ~)(l..r N..:t 1-<:.6' DUBLIN PLANNING fA C(~-D(C1 a ! I I II I r I. II I', I, If [ ! ! ~ ~ ~ b ~2i' -;r Z -. III "'!i II' lI: . I ~ i II . IDII I <S / ATTACHMENT b ~ 1, t,.f> PAGE\~ OF ~ at,.............., _..UI1""U _n'la<_......--....o.u........ ...o:xa..~.oaIl..''''a_ ...~IOr<',D.1.DOI$'IllJ:)NItlOfT.) ""-_. S.LJIIJ.lH~lIV Q:UVI~OSSV NOSGlAVafnONllr4no ~ N'mJ WXl f'OS'flr.:> LJ ill1-s1S 1'v'V'JN\f t\JN1C)J lS\7'3 ; . ~ ~ ~ ' ~ C\I. ~ . I , I · <N ~ ~ i I I I I i ...'" ..... ..." ...so ,-n ,-" N J>-. ......, ~. ,,!:I -;; '? ~ R~ ~ . ~ . Yl , F f1 9 ~;~S R~ D . - l)= R. R~I l JWI i . 12 ~ . R!I ~ ! ~Lijl " I ~~ l E:=!J I ~ ~ _~ 7 )~~ '\ ::f~ ~~:~lr1 :::J "B ,if ,,! I y ~ ~ IRJ~ '\~I "I~ I , ~ , . LJ I I~ll~-r\j ~ ?"t :}~~~: ~ II I~BiLLJ '\ If I~I : 'iiT I '\ ' ~ [ J \.... \.... 7- \:: \.... 'Il~~ ~:U( -1 " I " " II II I I II II IJ..==.< ' ii i II -I:~S:-II I II I I ~ ~ _~LJ~ ~ ~ ;-~-:; ~ ,. '--- ~ I; I; ~ ~ a:::l r ; =..: -it " " II ~iF T -' ' g T~- 1~F9F9, ~~ ~N N. .1fv~ Ii ~ Ii ! ~ . ~" f ( ~ :::J L ~ d/ \-.. I ;In,3.oJ ~ I ~~ -i 7 /// I I I , \.. .~ A / / ~ , 1I ,0 I I I / I ( LJ LJ -\-.. V ,0/ I ~ B / I // lIi .' ~ ~di II / ~! . II Ii .... ..." ,-so EO N' ..." ..." " . RECl:1V MAR 241993 QJ 5""1'1:' wr\J- . CUBLlN PLANNING PA C{?,.OI'1 ~#' . II; I~ ~. ~ C> z 9 ~ ~ a: . o o ~ . ... .... ATTACHMENT 6 11.'~AGr..i. i ~ I~~~~'II~ NN10J lS'v'3 U !l !l :1: < ~ - ~I~ f f M, i i . ~ I . - I · e" n ~ 0 · i i i I ; i JI ..'.....II...11'.. _'""'1U ~.::l~w== .,.--. SUUIH:>lIV auvt)OSSV NOS01^Val'n~NI...,n~ ! o ; ~.y tl z ~ ... ! 8' a: ; RECEIVED MAR. 24 1993 RJ) 5115 ~~ Gl DUBLIN p1ANNIN . (JfI. q ~ ~O l'l o ; ATTACHMENT 6 P"J'PA1\4t i lto "'-6l""""" _1'''''1'' ~ N1ro 3/IW N:Fr"re _r.:>tlU.........'WIHJI\tfO'KlIn'I. _wI.xIfn'..~w_......... _ tJ.>>1IK)....,...WOlMw .1:>>0-.:> c81l3-JS l\iIf\I\JV I ..--*, l.L:)iI.1IH:)WV ail~VI:)OSlV NOSQIAVQ/WilONllWno tUN10J lS\f:3 -- - 'f"'- , -- :In,. ;t- ,-f- ::1-" - 'i-=- :r- - r=-- - J=- 1---- RECEIVED MAR-2 41993 ~ f1 5/15 &1"1\.,+ ,1"-dI ')...;BLIN PLANNiN~ p(lc q.3-tl l4 .1- eI) rO ~ I J I- eI) ~ LJ z o i= < > W ..J W J: I- ::l o eI) ~ ; ~r ~ " . ~ . oo:r. ~ . ~i I ll<" " i il ill i~ I j I ! I II II ill I -I z I Q , l- I < I ~ W J: l- e:: ~ ATTACHMENT b P't1t- ,/,1 ~ PAGE~.OfA I!!!D Wl ~ :J:S ~ ~ @) ~<YJl) ftl!!!D @ '<<2' ~ ~~ ~ I!!!D ":J:S ,,<<2' oWl l I I~ r ~ ~j .: ~ I I_ n I I....... illll,il I - I 1:- . , 1_ !! ;11 1 I il l P Ul !P I ~ nl REcml III ql nil I I iii MAR. 2419i n ~ I Ii I n I i I II i 51~~B~~N~J ~ _ ~ . ,.61 E ~ fA q~-() (q' =1i~~~~~= _lUUlIUUllUYI:IOWYII:lN1UVI:I 1'_"""'" u.;>UIH:JlIV a3~VDOSSV NOSQIAVQ/'lI3DNlll'fn!> ~. .~ ~.~ u:tiiK1lY JIY.)IIOHYl ~ AJ1!Ix.y OIllDII'd "no \ II , , f 1:., ..' , - - ""0.,'--, \ Illnn II II! .~~-, ,--~--,~ ~"}