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HomeMy WebLinkAboutCC AG PKT 1987-05-26 #R • May 20 , 1987 MEMORANDUM To : Honorable Mayor and City Council From : Department of Development Services Subject : Department of Water and Power Interim Use At its meeting of April 27 , 1987 , the Council was presented with a staff report that detailed a potential offer of license on the southerly portion of the DWP property . The area in question is that portion that is designated as open space on the Department of Water and Power Specific Plan . Staff recommended that the Council authorize obtaining a license on approximately 2 . 2 acres of this open space area . To reduce both initial and maintenance costs , drought tolerant shrubs and low maintenance ground cover would be used along with bicycle path connecting the San Gabriel River path with Ocean Avenue . This item was referred to the Department of Water and Power Advisory Committee for their review of this potential license offer . The Committee has met twice on this issue , and will meet again on May 21 , 1987 . Due to the preparation deadlines for the agenda and the meeting date of the Committee , the recommendations of the Committee will be forwarded to the City Council at your regular meeting of May 26 , 1987 . ALA E. war. M. Knig ' ■ Director of Development Services NOTED AND APPROVED : OF Bob Nelson City Manager EMKpv ,2 AGENDA • April 22,1987 MEMORANDUM TO: Honorable Mayor and City Council FROM: City Manager SUBJECT: Department of Water and Power Site Interim Use RECOMMENDATION: It is recommended that City Council authorize staff to pursue a license from the City of Los Angeles Department of Water and Power for interim use of the southerly portion of the old power station site at First Street and Ocean Avenue. The portion of the site to be licensed to include the unused Ocean Avenue right of way (approximately 0.6 acre) and the 1.6 acre Block B southerly thereof. The purpose for obtaining the license would be to use the site for open space, and pedestrian/bicycle pathway. These uses are compatible with the DIP Specific Plan, adopted by City Council Resolution Nos. 3228 and 3236 and would be minimal cost. BACKGROUND: The City Council, November 1982, adopted the Department of Water and Power Specific Plan for the old power generation site located adjacent to the San Gabriel River, along First Street, between the beach and Marina Drive. The Specific Plan calls for open space use of the southerly 70% of the 10+ acre DWP site. In preparing the site for possible sale or long term lease, the Department of Water and Power has experienced considerable costs which has delayed their decision making process relative to the site. It now appears that the site may remain vacant for a long period of time. IMP has offered to license the southerly portion of the site to the City for uses consistent with the City adopted Specific Plan. The remainder of the site will be fenced for security purposes. NIP is attempting to reduce its costs and liability. If the City does not accept the license, the entire site will be fenced along the property line, with hydroseed ground cover and no other landscaping. The cost to the City of the license would be the maintenance costs of the portion under license, the maintenance costs of a landscaped buffer area along the street frontages of the fenced portion, and the assumption of liability for claims resulting from use and maintenance of the property. Staff has reviewed the DIP offer and determined a range of costs to the City to accept the offer. Minimal maintenance and operation would include planting of a ground cover on the portion under license, planting 20 shrubs to hide Beach Maintenance Yard and generally keeping the site clean of litter. The buffer zone along the fenced area would be planted by DW P with drought tolerant shrubs. Maintenance of the buffer zone would be minimal once the shrubs were established and would consist primarily of litter clean up. It is estimated that this level of maintenance would cost $4,980 initially and $5,460 per acre annually thereafter. With minimal maintenance and no active use by the public, liability risks should also be minimal . The minimum recommended improvement to the site under license would be the installation of a pedestrian/bicycle path to connect the San Gabriel River bicycle path with Ocean Avenue. It is estimated the pathway will cost $2,000 to install . Ongoing maintenance would be minimal . Full development as a passive park would cost $15,000 per acre for irrigation and turf, with added costs for each additional element such as benches, lighting, shade structures, drinking fountains, etc. Maintenance costs of a developed park are estimated at $5,000 per acre for labor and materials. A ite plan is attached for information purposes. BOB SON City Manager . • v r 10-661 • /Q^79 •' '`', PV6i !Y .. . • 7, ..•• ...•• w.*ay►I .09•V V••• i ••••: re%••• .•.••• I •••; •*••••�•••/•••••� w D•• .*•••..A4•;..•• • .•• _.; W• U d �.:;Q�j't•-.• .Fti•4•tr•�•� 'i V W V) •. • • orLLI s ..•••;. •.••• •• •• • ••• = U w 'A Q c• 5 1Q k: ,` AVM d1N3.2 n W o N •� 1 I 1— c°3 n_ u % V I C.) W J U G • • ''7 W ' O I-- Q I • • d S LAJ N I V s 4 •- M1�. ' •..• O o �1 �i. ■ ••.• I-- 0 ' .• z O •• f1 = 1.., _ s • iz. W N �, m 3fN3AV 2 �.N • b'3X M c r S. .�•LIU 4. 1 it 4i • 1 C ® 1p V _ _ • • AVM '.D'3S O • en ` t ' ap II 0 it •.t ,. h .o a 1 /1173.20 s_ 7/4•6,� F NI A1Nt703 2N/7 -91d1.2 11d 1 , 1 • RESOLUTION NUMBER 062 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEAL BEACH, CALIFORNIA, AMENDING RESOLUTION NUMBER 3228, THE DEPARTMENT OF WATER AND POWER SPECIFIC PLAN. WHEREAS, the City Council , at their meeting of November 22, 1982, adopted Resolution Number 3228 adopting the Specific Plan for the Department of Water and Power property; and WHEREAS, Section 4-i of the Plan called for the creation of a nine member Advisory Committee to review matters of the Specific Plan; and WHEREAS, the City Council wishes to establish a seven member Committee. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Seal Beach, California, does hereby amend Resolution Number 3228, Department of Water and Power Specific Plan Section 4-i to read as follows: ( (. "i . That a seven member Advisory Committee shall be established to provide citizen input and review of the Specific Plan." PASSED, APPROVED and ADOPTED by the City Council of the City of Seal Beach, California, at a meeting thereof held on the /Q f5 day of -,L4 it €.L —.1,1,983, by the f 11owing vote: / j v / AYES: Councilmember - , , „w_[.[, NOES: Councilmember ABSENT: Councilmember a�.-,,,_l,:►..� � 'Mayor 7 -177/2 EST: setiti� c%1.(„0 ity Clerk J • • CITY OF LOS ANGELES DEPARTMENT OF WATER AND POWER SPECIFIC PLAN NOVEMBER, 1982 • a. • • • RESOLUTION N0. 41428 ( A RESOLUTION OF THE SEAL BEACH CITY COUNCIL ADOPTING THE DEPARTMENT OF MATER AND POWER SPECIFIC PLAN • WHEREAS, in October, 1973. the City Council adopted a Land Use Element to the General Plan; and WHEREAS. the Land Use Element recommended the preparation of a Specific Plan for this site as an implementing measure to the General Plan; and WHEREAS, aeny citizen workshops were held in conjunction with the Coastal Conservancy on concepts for the site; and WHEREAS. those workshops resulted In a concept of 70% open space and 30% . development; and WHEREAS, the City Council endorsed the 70-30 concept and refined the develop- ment portion to include a quality hotel;and WHEREAS. a Specific Plan has been prepared which addressed the 70% open space and 30% hotel; and WHEREAS, on November 3, 1982, the Seal Beach Planning Commission held a public hearing on the Draft Specific Plan and by Resolution /1272 approved and recommended to City Council adoption of the Specific Plan; and WHEREAS, on November 22, 1982. the City Council held a public hearing on the Specific Plan. NOW, THEREFORE, BE IT RESOLVED that the City Council •oes hereby adopt the 1( Department of Water and Power Specific Plan attach • • to is Exhibit ' ". . %-.._ PASSED, APPROVED AND ADOPTED, the ✓ . day of i.:k.__ _ . 982 by the following vote: AYES: Councilmember(s '. 4fj1 , — !O • , , 7 NOES: Councilmember(s) A',Ar. _ IIIAI ABSENT: touncilmeater(s) , ,,,, P,Vb,"At. tkJeilc‘ yo di• / ity Clerk • • • Page 1 (.� SECTION A: INTRODUCTION 1. AUTHORITY AND SCOPE The adoption of the DWP Specific Plan by the City of Seal Beach is authorized • by the following: a. Title 7, Division 1, Chapter 3, Articles 8 and 9 of the California Government Code (Section 65450 et. seq.). Pursuant to these provisions, the Planning Commission may, or shall if so directed by the City Council, prepare Specific Plans based on the General Plan and drafts of such regulations, programs and legislation as may, in the judgment of the Planning Commission, be required for the systematic execution of the General Plan. Such a Specific Plan may include all detailed regulations, conditions, programs and proposed legislation which may be necessary or convenient for the systematic implementation of each element of the General Plan; and b. Division 24, Part 1, Chapter 2, Articles 4 and 12 of the California Health and Safety Code which relate to the preparation and adoption of redevelopment plans and amendments thereto by the Redevelopment Agency; and c. Division 20 of the California Public Resources Code (which is known as the California Coastal Act of 1976), Chapter 6, Article 2, Sections 30510, 30511 and 30513 which require the submission of zoning ordinances, zoning district map or other implementing actions to the Regional Commission following local government adoption. 2. PURPOSE AND INTENT The DWP Specific Plan is prepared to provide for the classification and develop- ( Bent of portions of parcels of land as a coordinated comprehensive project so ' as to take advantage of the superior environment which can result from • Page 2 (_ integrated community planning. The concepts, regulations and conditions established by the DWP Specific Plan are intended to provide for open space and visitor serving land uses and development standards created specifically for ielected portions of the DWP property. The DWP Specific Plan functions as both a ministerial and regulatory document in providing for the systematic means of executing the General Plan of the City of Seal Beach. The DWP Specific Plan provides the opportunity to combine the concepts, procedures and regulations of numerous documents into one. Those documents include the Redevelopment Plan for the portion of the Riverfront Redevelopment Project which falls within the Specific Plan area and the implementation component of the City of Seal Beach Local Coastal Plan for the site. The DWP Specific Plan, when adopted by ordinance, establishes the type, location, intensity and character of development to take place, while providing for creative and imaginative community design concepts which are preferred in dealing with unique site conditions. Alternative zoning regulations, development standards and other regulations have been incorporated into the DWP Specific Plan in return for increased development sensitivity and community amenities to serve the present and future residents of the City of Seal Beacn. 3. LOCATION The DWP Specific Plan applies only to that property cited in the precise legal description in Appendix 1. The land use development plan (Exhibit A) is the map indicating the property which is subject to the provisions of the DWP Specific Plan. Specifically, the site is located between the San Gabriel River Channel to the west, 1st Street to the east. Marina Drive to the north and the public beach on the south. 4. NOTES AND CONDITIONS a. Unless otherwise specified, all development within the DWP Specific Plan shall comply with the City of Seal Beach Municipal Code. Terms Page 3• ( ( used herein shall have the same meaning as defined in the City of Seal Beach Municipal Code unless otherwise defined herein. b. Any details or issues not specifically covered by this Specific Plan shall be subject.to the regulations of the City of Seal Beach Municipal Code. c. The approval of development within the Specific Plan area shall be governed by Section 65450 et. seq. of the State of California Govern- ment Code. d. All construction within the boundaries of the Specific Plan shall comply with all provisions of the Uniform Building Code and the various mechanical, electrical , plumbing, fire and security codes adopted by the City of Seal Beach as established by the Seal Beach Municipal Code. f(- e. Modifications to the Specific Plan which do not give rise to a . conflict with the intent of the Specific Plan as approved may be approved by the City Manager. f. Environmental assessment for any development shall be completed and certified prior to final action on the project. g. Any land use designation not specifically covered by the DWP Specific Plan shall be deemed inappropriate. h. If any regulation, condition, program or portion thereof of the Specific Plan is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provisions; and the invalidity of such provision shall not affect the validity of the remaining t provisions hereof. 1. A nine (9) member Advisory Committee shall be established to provide citizen input and review of all matters relating to this Specific Plan. • • Page4 ( SECTION B: LAND USE DEVELOPMENT PLAN/GENERAL DEVELOPMENT STANDARDS 1. LOCATION The general location of all principal land uses is shown in Exhibit A, Land Use Development Plan. All construction within the Specific Plan area shall conform to Exhibit A and the Development Standards. The General Development Standards provide continuity throughout the Specific Plan area by providing generalized standards for all land use areas. 2. LAND USE CATEGORIES There are two principal land use categories within the Specific Plan area: Visitor-Serving Land Uses Defined As - A hotel and the necessary ancillary support uses including, but not limited to, restaurants, retail uses, service uses, meeting/conference rooms and banquet facilities. Open-Space Uses Defined As - Public parks, green belts, bike trails, nature trails, hiking trails, and any active or passive recreational uses normally located in parks or open spaces, and theatre. 3. VISITOR-SERVING a. Location Visitor-serving uses shall be limited to the northerly 30% of the DWP parcel ; more specifically, to the area adjacent to Marina Drive and • First Street. In all cases, visitor-serving shall be limited to the area north of an imaginary westerly prolongation of Central Way. b. Permitted Uses Hotel - maximum number of rooms or suites not to exceed 300 without ' City Council authorization. Restaurant(s) - to primarily serve hotel guests, but also open to general public. Alcoholic beverages may be served and live entertain- went is permitted upon City Council authorization. • Page 5 Retail Uses - to primarily serve hotel guests, but also open to general public. Service Uses - to primarily serve hotel guests, but also open to general public. Meeting/Conference Rooms - to primarily serve hotel guests, but also open to the general public. Banquet Room (Required) - capable of accommodating 350 or more persons and is available for public/community uses/functions. 4. OPEN SPACE a. Location Open spaces shall be located on the southerly 70% of the DWP site. b. Permitted Uses All uses contained in Chapter 28, Article 20 of the Seal Beach Municipal ( Code as authorized by the City Council. 5. CIRCULATION a. Location The street system shall be located generally, as shown on the Land Use Development Plan, Exhibit A. Precise alignments shall be established during Precise Plan Review in conformance to the standards established by the City Engineer. All access to visitor serving uses shall be limited to Marina Drive, west of First Street. b. Street Standards The street system shall follow the design standards shown on Exhibit A. All streets shall conform to the Standards established by the City Engineer. c. Roadway Setbacks The following minimum setbacks, measured from the roadway right-of-way, shall apply to structures abutting the roadways listed below: •r' Page 6 First Street 20 feet Marina Drive 20 feet 6. BUILDING HEIGHT a. Visitor-Serving . The maximum building 'height shall not exceed 35 feet except as authorized by Section 28-2317(3) of the Seal Beach Municipal Code. b. Open Space The maximum building height shall be two stories not to exceed 25 feet. 7. PARKING a. General Parking Requirements Hotel - 1 space per room or suite. Restaurant - 1 space per 100 sq. ft. of gross floor areas. Meeting Rooms/Conference Rooms - 1 space per 75 sq. ft. gross floor area. Retail Use/Service Businesses - 1 space per 300 sq. ft. of gross floor area. b. Special Conditions Subterranean parking is specifically authorized. Section 28-2209(4) of the Seal Beach Municipal Code is specifically authorized. Up to 30% compact parking is specifically authorized. Valet parking is specifically authorized. Specific credit for parking space numbers is hereby granted for the public parking contained in the First Street Beach Parking Lot, subject to participation and disposition agreement, (not to exceed 137 spaces). Page 7 t,( c. Parking Dimensions Conventional Spaces 20 ft. length 9ft. width 24 ft. turning radius • Compact Spaces 16 ft. length eft. width 24 ft. turning radius B. ARCHITECTURE/ARCHITECTURAL CONTROL a. Spanish style architecture shall be used for all buildings and structures located on the northerly 30% of the site. b. As authorized by the Riverfront Redevelopment Plan, the Redevelopment Agency of the City of Seal Beach shall designate a separate architec- tural review committee for any and all development in the Specific Plan area. 9. DESIGN a. All buildings and/or structures shall be tied together by the following elements: (. materials landscaping signing textures courtyards colors hard surface pavement roof lines lighting b. Landscaping shall be integrated with the park. 10. UTILITIES All utilities shall be underground. 11. REQUIRED SUBMITTALS Fifteen copies of the following shall be submitted as part of the application for City approval of any development in the Specific Plan area: .a. Site Plan showing all buildings, structures, parking, circulation, landscaped areas, lighting. b. Complete floor plans of all floors of all buildings with rooms labeled as to use. • • Page 8 . c. Elevations of all buildings and structures showing height of same ) as well as height of any architectural projections. All signs shall be shown to scale at the locations proposed. All colors, textures and . materials proposed for any improvement visible from the outside of the buildings or structures shall be shown. d. Lighting plan showing the type, size, height and location of all exterior lights. e. Landscaping plan showing the location, type, size and number of plants, trees or ground cover. Irrigation system and decorative hard surface or walkways shall also be shown. f. Prospectus describing the hotel management company, all proposed uses, intensities, services, hours of operation, staffing levels and any other appropriate information requested by City Manager. . • PROPERTY DESCRIPTION • Oe►nership i City of Los Angeles Dopartmont of Water and Power 111 N. Hope Street latex 111 Terminal Annex _ Los Angeles, California 90051 c/o Roger Weisman, Esquire • (213) 481-6367 Location The property under appraisement Is located In the southwesterly quad- rant of Marina Drive and First Street, easterly abutting the San Gabriel River Channel, In the City of Seal Beach, County of Orange, State of California. Legal Description Parcel No. 1 All that portion of Naples Extension situate In the City of Seal Beach, County of Orange, State of California, recorded In Book 10, Pages 58 Los and 59 of Maps, Records of Angeles County, shown as • portion ( ( of Parcel "A" in License Surveyors Map of the Tidelands East of Naples, recorded in Book 2, Pages 47 and 48 of Record Surveys of said Orange County and described as Part 2 in Exhibit A-1 of deed recorded in Book 869, Page 1 of Official Records of said Orange County. Excepting therefrom that portion lying northeasterly of the land conveyed to the State of California for highway purposes recorded in Book 426, Page 378 of Deeds, Records of said Orange County. Also, all that portion of • fraction of the southwest 1/4 of Section 11, T. 5 S., R. 12 W., S.B.M. in said County of Orange, • portion of the Rancho Los Alamitos as per map thereof recorded in Book i, Page 460 et. seq., of Patents, Records of Los Angeles County, de- scribed as Part 3 in Exhibit A-1 of died recorded In Book 869, Page 1 of Official Records of said Orange County. Also, all of Lots 1, 2, and 3, Block 100 in Tract No. 698 as per map thereof recorded in Book 31, Page 27 of Miscellaneous Maps, Records • of said Orange County and described as Part 4 in Exhibit A-1 of deed recorded in Book 069, Page 1 of Official Records of said Orange County. Also, all that portion of Block "C" of Bay City as per map thereof recorded in Book 3, Page 19 of Miscellaneous Maps, Records of said Orange County and described as Part S In Exhibit A-1 of deed re- corded in Book 869, Page i of Official Records of said Orange County. 22 I 10461 .- , . , " i it •• V. !;:• to �� ! • u�r col �' i It ti IL '.. t A i ,.0 . . . i , h a 44 g.1 r ib • \ %Its iv, I ••sr• v IL - -. e , a 101E, • a ivr3.712 •t M 4,•••11 1 L 15 It G• 1 • + , -111° it O Y 1 _ • I .15(11) tee • • O O • .'- i 41 V., 0 ,a,2 it .. . i r t , �p .220 may►t h•`r at 0122 >N/! _...„....■r • EXHIBIT •A"4 • EXCEPTING therefrom any portion thereof described as follows: Beginning at the most easterly corner scribed In said Part 3 of Of the land de- City of Los Angeles, California recorded A-1 In • Deed to the Page 1 of Official Records; recorded in !Nook 169, • West 347.03 feet along southeast boundary 17' of said - lend of the City of Los Angeles, the southeast boundary of said Lots I, 2 and 3 and th e southeast boundary of said Block "C"; thence North 24. 22' 42" East 332.42 feet; thence North OP 38' 24" West 33. on the northeast boundary 1e feet to point Los Angeles said � � said land of the City of easterly having point being on • curve concave north-- east g a radius of 940.00 feet • radial from point bears North 42' 07' 31" East; thence •along said curve and the boundary of said land of the City of Los Angeles southeasterly 60.68 feet to the point of begin- ning. • Parcel No. 2 All that portion of Block "B" of Bay City as per map thereof re- corded in Book 3, Page 19 of Miscellaneous Maps, Records of said Orange County and described as Parts 7 and B in Exhibit A-1 of deed recorded in Book $69, Page 1 of Official Records of said Orange County. EXCEPTING therefrom, that portion of said land for public road and highway purposes described In deed recorded in Book 536, Page 49 of said Official Records. Also, all that portion of the southwesterly half of Ocean Avenue, BO feet in width, as shown on Bay City, as per map thereof recorded in Book 3, Page 19 of Miscellaneous Maps, in the Office of the County Recorder of said County, and that " „ Bay City, bounded southeasterly by the southerly of Block B of said -easterly line of Block "C" as shown on said map of Bay City; bounded northwesterly by the westerly line of the land described in deed re- corded in Book 15, Page 144 of Deeds, Records of said Orange County; bounded southwesterly by the land described In said deed recorded in Book 115, Page 144 of Deeds, and the land described in deed re- corded In Book 536, Page 49 of said Official Records; and bounded northeasterly by the northeasterly line of said southwesterly half of Ocean Avenue. • The above descriptions, declared as excess for the steam plant and power system use, were furnished by the City of Los Angeles Dept. of Water and Power. Both are referenced to its drawing No. LIA CO2 (herein included as Eschibit "A"), File No. P-52115. Parcel 1 was revised on May 30, 1979 and Parcel 2 was revised on September 16, l( 1971. 23 • It should be noted that this description excludes the westerly por- tion of Ocean Avenue as described in • deed to the City of Seal Beach recorded on January 23, 1932 as Document 1756 In Book 536, Page 49, Official Records of Orange County, and the northerly one half of Ocean Avenue as shown on the map of Bay City recorded on Sirpteftber 30, 1902 in Book 3, Page 19, Miscellaneous Maps of Orange County. These portions of Ocean Avenue, •pproximating 23,3510 are shown on Exhibit "A" colored In orange and yellow respectively. Following said Exhibit "A" is a metes and bound descriptiont pre- pared by the appraiser as Exhibit "B-1", solely to clarify the ex- . tent of the property covered within this report. This description is tied to the bearings and distances shown on the Lockman and Associates boundary survey herein Included as Exhibit "B-2". w• EXHIBIT °11-1« oginnin8 at the most easterly �-� Exhibit A-1 in a Deed to the City � the land described in Part 3 of Ii Page 1 of d to the Records y Los Angeles, California, recorded in of Orange County; thence South 31°20'26" West 347.0$' to the true point of beginning; thence continuing • South 31.20'26" West a distance of 470.03' Avenue, Row vacated said to the northerly line of Ocean point being called Point "A"; thence continu- ing South 31.20'26" West • distance of 1110.11 ' to the South line of said vacated Ocean Avenue; thence South 55'42'36" East • distance of 60.08' to an angle point; thence South 31.20'26" West • distance of 273.93'; thence North 58°50'34" West a distance of 85.32'• thence North 22'47'34" West • distance of 366.64'; thence North 24.33'li" East • distance of 78.48'; thence North 21°34'51" East 79.83'; thence North 29°07'19" West to a point along the North line of vacated Ocean Clvd. a distance of 319.70', North S5'42'36" West of Point "A"; thence continuing North 29.07'19" West • dis- tance of 44.19'; thence North 6°07'41" East • distance of 69.96'; thence North 12.12'36" East • distance of-S48.79'; thence South 64•36'34" East • • distance of 100.38'; thence North S4°48'47" East a distance of 294.53'; thence South 43°58'37" West a distance of 237.13' to • point on a non- tangent curve, concave Northeasterly having a_radius of 940.00', a ra- dial from said point bears North 45°55'44" East; thence Southeasterly along said curve through a central angle of 3.48'13" • distance of 62.40' , a radial from said point bearing North 42.13'10" East; thence leaving said curve South S'35'20" West • distance of 33.26'; thence South 24.25'46" West • distance of 332.42' to the point of beginning. • • t( + .Q' w,s `F",= -rlrfi.dsw'_..1 ' ..ql.Arse.,:tt-ki:a ��• 1 .__. . . __ �...� . .., x..„— -. _r .y •.. • ,.1,74.4•. •••-t W.V.•AS - •L a• . . . . ... •\ . -s . ... •• need t 1`OS. tit ,1. : .•,:Si*, .V).4 X irt-th_.--zr.-•-••".\ \, ' et . ...-.-- . —.1.:.•••••••f h i. tiLs ---�� alit ' s • IA a eV woo.mss' •S 1,r • .` _;-/A'— �A [. \-, • :?•*.'?"./"- ....t. •. /1��a y 1 i t , ,, t • 1:110111111 • l t I '. 11 ae t • it: ; ; .w_-• - . •l1 tit t \t;ç """'l 11 la • iv.N • � i X 1 � ; . 111 V ili\VC: ,11 t'• � tit t • • --•—;; •.�s••i.•, • 4444..i II ••. •tr,• V \ I*O's ...•••r-f',.1 \\I ..1' e \s --4-.;:iii •I • 4. • ' \ ````, �... r.. \\Iv: iv I \• • . •�...t ... -.ate I el I st\k . . e 1 4 i \., . x .i.,..,}.2.1 v / ��•%• , -tee • : P i's a 0• • // • ' _ 1 A i• 1 b, a 9 I§ Tv; . ;;_,E,____,__,___._.:._:___„,:. _3_, Y • . . • . . . . 11;4111 ;' •rte 7L:, • !• t , �s-�—� t 6 ,_ir 0 . . . -� { �� �� . • . . 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