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Home My WebLink AboutItem UAGENDA REPORT SUPPLEMENTAL DATE: May 29, 2001 TO: Honorable Mayor and City Council THRU: John B. Bahorski, City Manager FROM: Lee Whittenberg, Director of Development Services SUBJECT: Review of Landscape Plans — Bixby Old Ranch Towne Center Project, Public Right -of -Way Landscape Areas SUMMARY OF REOUEST: Review and provide comments to Staff regarding landscape plans provided for the public right -of -way areas along Seal Beach Boulevard and Lampson Avenue. The landscape plans and installation are a required mitigation measure of the Bixby Old Ranch Towne Center Project certified environmental impact report. BACKGROUND: Based on review of City Council comments and discussions with the project landscape architect, staff continues to support the landscape plans as modified by the staff suggestions, without modifications other than those noted below. On May 14, 2001 the City Council reviewed and provided comments to staff and the project architect regarding the following preliminary landscape plans, submitted to the City for review and approval as part of the conditions of approval for the Bixby Old Ranch Towne Center Project: • Seal Beach Boulevard, Preliminary Plan, prepared by DiLallo Landscape Architecture, Inc., revised May 8, 2001. • Lampson Street Planting Plan, prepared by DiLallo Landscape Architecture, Inc., revised May 7, 2001. A brochure, including the plans and photos of the recommended plants, by DiLallo Landscape Architecture, Inc., has previously been provided for City Council review. Agenda Item 0 C:Wy Documnm nixby Mitippuon Moaiiofi g,Tublic landscape Area Plan R iew.CC SR2.do LW,05 -23 -01 Review and Comments on Bixby Old Ranch Towne Center Public Rights -of -Way Landscape Plans Supplemental City Council Staff Report May 29, 2001 Sta,ffResaonses to Comments from May 14 City Council Meedng Comment: Plant larger trees at the shopping center entry points and reduce the size of the other trees to be planted. Staff Response: Staff and the landscape architect have reviewed and discussed this idea The proposed landscaping plan for the area in front Old Ranch Center, across from Rossmoor Center currently proposes to plant the following types and sizes of trees: • Evergreen Elms —17 @ 36" -box (at driveway locations) • Camphor— 5 @36" -box (in center medians) • Eucalyptus — 32 @ 5- gallon (between curb and off -road bikepath) ❑ Liquidamber— 17 @ 15- gallon (between bikepath and shopping center) ❑ Tristania — 22 @ 15 -gallon (between bikepath and shopping center, 3 in center median) A reduction of tree sizes to less than 15- gallon is not recommended, as 5- gallon trees are much more susceptible to damage during the early growth phase. A total of 134 eucalyptus trees were removed from this area at the direction of the City due to the red gum lerp psyllid infestation. It should be noted that the City- selected arborist for the preparation of the EIR, Integrated Urban Forestry, indicated "To improve the health and structure of the windrow trees, thin to a 10- to 12 -foot spacing between trees."' Greg Applegate, the consulting arborist had also recommended these trees be removed due to the close spacing of the trees prior to the infestation by the lerp pysllid. A total of 85 trees are proposed to be replanted within the area bisected by the required 12 -foot paved bikepath, with an additional 8 trees planted in the new center median islands. Of the 85 trees to be replanted, 32 are eucalyptus and the remaining 53 are the species discussed above. The proposed planting program will provide sufficient spacing to allow the proposed trees to reach maturity and remain healthy specimens throughout the life of the trees. Provided below is a general summary of the trees proposed for planting (Refer to Attachment 1 for photos and brief descriptions of the proposed trees from publications within the city reference library), and an indication as to the mature height and spread of these trees: ❑ Evergreen Elms — (at driveway locations) • Initial Planting Size — 36 "-Box, approximately 7 -9 feet high, 5 -6 foot spread • Mature height - 30-45 feet ❑ Mature spread — 30-40 feet • Planting spacing - 30-40 feet • Evergreen • Warm temperatures and regular water stimulate fast growth "Tree Evduation Report Bixby Old Ranch Towne Center", prepared for Culbertson, Adams & Associates by Integrated Urban Forestry, December 31, 1997, page 9. Public landscape Area Plan Rcrim= sat Review and Comments on Bixby Old Ranch Towne Center Public Rights -of -Way Landscape Plans Supplemental City Council StafRepon May 19, 2001 • Camphor— (in center medians) ❑ Initial Planting Size — 36 "-Box, approximately 7 -9 feet high, 5 -6 foot spread • Mature height - 35 -50 feet • Mature spread — 50 -60 feet • Planting spacing - 3040 feet • Evergreen • Eucalyptus — (between curb and off -road bikepath) • Initial Planting Size — 5- gallon, approximately 3 -6 feet high, 2 -3 foot spread • White Iron Bark and Willow Leafed Peppermint species proposed • Mature height - 30 -50 feet, up to 80 feet (White Iron Bark); 30 -40 feet (Willow Leafed Peppermint) • Mature spread — 1540 feet (White Iron Bark); 20-30 feet (Willow Leafed Peppermint) • Planting spacing - 10 -30 feet • Evergreen • Warm temperatures and regular water stimulate fast growth ❑ Liquidamber— (between bikepath and shopping center) • Initial Planting Size —15- gallon, approximately 5 -6 feet high, 3 -4 foot spread • Mature height - 30 -45 feet, up to 60 feet • Mature spread — 20-30 feet • Planting spacing - 10 -20 feet • Deciduous • fast growth a Tristania — (between bikepath and shopping center, 3 in center median) ❑ Initial Planting Size —15- gallon, approximately 5 -6 feet high, 3 -4 foot spread • Mature height - 40 -70 feet • Mature spread — 2540 feet • Planting spacing - 10 -20 feet • Evergreen • Warm temperatures and regular water stimulate fast growth The above described planting palette will result in the creation of a double windrow effect along Seal Beach Boulevard in front of the shopping center. The windrow adjacent to Seal Beach Boulevard will consist of the eucalyptus trees, planted approximately 10 to 30 feet apart, and upon maturity will create a windrow approximately 30-50 feet high, up to 80 feet in height. The mature spread of these trees varies from 15 to 40 feet, and the proposed spacing of trees will establish the necessary space for the planted trees to reach maturity and become a visual asset to the community. The Evergreen Ehns at the driveway locations of the shopping center will establish those entrance points by the size of the initial plantings (36" -box trees). These trees will reach a Public lenaacape Area Plan Revim.CC SR2 Review and Comments on Bixby Old Ranch Towne Center Public Rights -of- -Way Landscape Plans Supplemental City Council Staff Report May 29, 2001 mature height of 30 -45 feet and a mature spread of 30-40 feet. These trees will create a canopy effect at the entrances and over the bikepath at the entrance drives. Again, the proposed spacing of trees will establish the necessary space for the planted trees to reach maturity and become a visual asset to the community. The secondary windrow will be created by the Liquidamber and Tristania planting between the bikepath and the shopping center. These trees will reach a mature height of 30-70 feet and a mature spread of 20-40 feet. These trees will create a windrow that will change during the seasons, as the Liquidamber will change leaf color in the fall and lose its leaves during the winter. The Liquidamber and Tristania plantings are interspersed to provide a change in color and not result in large areas of "bare" trees during the winter season. These tree plantings will create a canopy effect over the bikepath. Again, the proposed spacing of trees will establish the necessary space for the planted trees to reach maturity and become a visual asset to the community. The project landscape architect has also prepared a matrix that indicates by tree species the size of the tree at initial planting, after 5 years and at maturity for the information of the City Council. This matrix is provided as Attachment 2. Comment: Plant larger and more trees. Staff Response: Staff and the landscape architect have reviewed and discussed this idea The proposed landscaping plan for the area in front Old Ranch Center, across from Rossmoor Center has been designed to accommodate the proposed trees at full maturity in a manner that will preserve the long -tern health and viability of these tree plantings. Trees will mature and maintain their health if they are not stressed by overcrowding or competing for necessary root system nutrients or sunlight with other trees located too close together. The shopping center has a total street frontage of 1,308 feet, and a net street frontage of 1,160 feet, deducting the driveway entry/exit locations. The landscaped areas are divided into 4 separate areas by the driveways. Provided below is a summary of the planting program for each of those areas, from St. Cloud to the north: St. Cloud entrance to second entrance ❑ Approximately 280 feet in length. a Bus turnout north of St. Cloud, with sidewalk adjacent to bus turnout for ADA accessibility requirements. ❑ Total of 22 to be planted, 5 adjacent to street and 17 adjacent to shopping center ❑ Approximately 40 linear feet not planted with trees along Seal Beach Boulevard. These areas are planted with shrubs and groundcover. ❑ Evergreen Elms (5 total at St. Cloud - 36" -box) planted at the drive locations to provide an entry statement and provide a shade canopy over the sidewalks. ❑ Approximately 40 linear feet not planted with trees along windrow adjacent to shopping center. One - gallon Photinias and 5- gallon India Hawthorn's proposed in these areas. Public Le w., A. Plan R iew= SR2 Review and Comments on Bixby Old Ranch Towne Center Public Bights -of -Way Landscape Plops Supplemental City Council Staff Report May 29, 2001 a Maintaining the proposed planting program would allow for at the most 2 -3 additional trees in these areas. Second entrance to Town Center entrance • Approximately 265 feet in length • Total of 23 to be planted, 12 adjacent to street and 11 adjacent to shopping center • Approximately 20 linear feet not planted with trees along Seal Beach Boulevard. These areas are planted with starjasmine shmbs. • Evergreen Elms (4 total at second entrance - 36" -box) planted at the drive locations to provide an entry statement and provide a shade canopy over the sidewalks. • Approximately 95 linear feet in four separate areas not planted with trees along windrow adjacent to shopping center. One - gallon Photinias, 5 -gallon India Hawthom's, and groundcover proposed in these areas. • Maintaining the proposed planting program would allow for at the most 6 -7 additional trees in these areas. • Some gaps are proposed in the tree plantings to allow for some view corridors to the buildings within the shopping center and for visual interest along the windrow itself. Town Center entrance to third entrance • Approximately 330 feet in length. • Total of 24 to be planted, 12 adjacent to street and 12 adjacent to shopping center • Approximately 30 linear feet not planted with trees along Seal Beach Boulevard. These areas are planted with Blue Lily of the Nile shrubs and Star Jasmine groundcover. • Evergreen Elms (4 total at Town Center - 36" -box) planted at the drive locations to provide an entry statement and provide a shade canopy over the sidewalks. • Approximately 100 linear feet not planted with trees along windrow adjacent to shopping center. One -gallon Photinias, Blue Lily of the Nile, and Xylosma Compacts and 5 -gallon India Hawthorn's proposed in these areas. • Maintaining the proposed planting program would allow for at the most 5 -6 additional trees in these areas. ❑ An 80 -foot gap is proposed in the tree plantings to allow for some view corridors to the buildings within the shopping center and for visual interest along the windrow itself. Third entrance to end of project ❑ Approximately 290 feet in length, width of 20 feet. • Total of 16 to be planted , all adjacent to shopping center • Sidewalk provided adjacent to Seal Beach Boulevard. ❑ Evergreen Elms (5 total - 36" -box) planted at the drive locations to provide an entry statement and provide a shade canopy over the sidewalks. ❑ Approximately 30 linear feet not planted with trees along windrow adjacent to shopping center. One- gallon Photinias, Blue Lily of the Nile, and 5- gallon India Hawthorn's proposed in these areas. Public fsMsnpe N Plan Revim.CC SR2 Review and Comments on Bixby Old Ranch Towne Center Public Rights -of -Way Landscape Plans Supplemental City Council Staff Report May 29, 2001 ❑ Maintaining the proposed planting program would allow for at the most 2 -3 additional trees in these areas. This comment was also addressed by the staff position indicated to the City Council at the May 14 meeting. It was indicated that staff intended to approve the landscape plans subject to the following conditions: ❑ Seal Beach Boulevard, Preliminary Plan, prepared by DiLallo Landscape Architecture, hrc., revised May 8, 2001 ❑ "Liquidamber" and "Tristania" tree sizes to be increased from 15- gallon to 24" -box trees (39 trees). ❑ Lampson Street Planting Plan, prepared by DiLallo Landscape Architecture, Inc., revised May 7, 2001 ❑ 6 California Sycamore trees at intersection of Lampson Avenue and Seal Beach Boulevard to be increased from 36" -box to 48" -box trees. ❑ 9 `Bottle" trees at intersection of Lampson Avenue and Seal Beach Boulevard to be increased from 24" -box to 36" -box trees. In both cases, staff is of the opinion that the indicated increase in tree size is warranted to ensure that the project have a more "established feel" upon completion of the initial tree planting program. In the areas indicated, the proposed plantings are not sufficient to provide an adequate landscape appearance, given the scale of the landscaped areas and the distance to adjoining commercial developments. Comment: Re -plant this area with only eucalyptus trees. Staff Response: This was discussed at the last Council meeting, with Staff indicating this was not appropriate as the eucalyptus trees could become a public nuisance and liability issue to the City, as the owner of the property, due to the tendency of the species to "drop" tree limbs for no apparent reason. The ultimate size of the eucalyptus trees would place then over substantial portions of the off -road bikepath. In addition, the variety of trees proposed for this planting program will provide a changing appearance of the windrow throughout the year, and provide additional protection to the overall planting area from pest infestations. If the City Council is desirous of a eucalyptus only tree planting for this area, provide that direction to Staff. Staff will then coordinate that planting program with the arborist and landscape architect. This planting program would eliminate the variety of trees proposed, maintaining a constant pattern to the windrow area upon maturity of the eucalyptus trees. Additional Tree Plantings Along Lampson Avenue: Staff has discussed with Bixby Ranch Company the need for additional tree plantings within the existing center median landscaped areas on Lampson Avenue. As an incentive to Bixby Ranch Company to provide an additional 39 l5- gallon trees to the City for planting in these Publi< land., Ara Plan Review.CC M 6 Review and Comments on Bixby Old Ranch Towne Center Public Rights -of -Way Landscape Plans Supplemental City Council Staff Report May 29, 2001 areas, Staff would recommend allowing the proposed Liquidamber and Tristania plantings within the shopping center area to remain as 15- gallon trees. Bixby Ranch Company is agreeable to this proposal. FISCAL IMPACT: None, the project plans are a required mitigation measure of the certified environmental impact report for the Bixby Old Ranch Towne Center Project. The replanting along Seal Beach Boulevard adjacent to the shopping center are not required as a mitigation measure of the certified EIR, as it was not contemplated that these trees would be removed. Upon the recommendation of the arborist, the City requested Bixby Ranch Company to remove those trees, located on City property and Bixby complied with that request, and is now proposing a replanting program at their expense, which was not contemplated throughout the approvals granted to this project. RECOMMENDATION: Review and provide comments to Staff regarding landscape plans provided for the public right -of -way areas along Seal Beach Boulevard and Lampson Avenue. Receive and File Staff Report. Staff would seek City Council concurrence with the following recommendations regarding the subject landscape plans: ❑ Seal Beach Boulevard, Preliminary Plan, prepared by DiLallo Landscape Architect=, Inc., revised May 8, 2001 ❑ "Liquidamber" and "Tristania" tree sizes to remain as 15- gallon trees (39 trees). o Lampson Street Planting Plan, prepared by DiLallo Landscape Architecture, Inc., revised May 7, 2001 ❑ 6 California Sycamore trees at intersection of Lampson Avenue and Seal Beach Boulevard to be increased from 36" -box to 48" -box trees. ❑ 9 `Bottle" trees at intersection of Lampson Avenue and Seal Beach Boulevard to be increased from 24" -box to 36" -box trees. ❑ Additional Lampson Avenue Trees o Bixby Ranch Company to provide City 39 15 -gallon trees, species to be determined by Park/Tree Maintenance Supervisor, for City to plant within existing center landscaped medians on Lampson Avenue between Basswood and cast City limit. Public land apa Area Plan R vim.CC Sat r c ee Wluttenberg Director of Development Serva es Attachments: (2) Review and Comments on Bixby Old Ranch Tawne Center Public Rightsof-Way Landscape Plans Supplemental City Councif Staff Repon May 29, 2001 Attachment 1: Tree Descriptions from "Western Garden Book ", Sunset Publishing Corporation, 1998 and "Street Trees Recommended for Southern California', Street Tree Seminar, Inc., 1999 Attachment 2: Matrix of tree planting sizes and growth at 5 years and maturity, DiLallo Landscape Architecture, May 2001 Public lanaaape Arta Plan Revim.CC SR2 Review and Comments on Bixby Old Ranch Towne Center Public Rights -oj- -Way Landscape Plans Supplemental City Council Staff Report May 29, 2001 ATTACHMENT 1 TREE DESCRIPTIONS FROM "WESTERN GARDEN BOOK", SUNSET PUBLISHING CORPORATION, 1998 AND "STREET TREES RECOMMENDED FOR SOUTHERN CALIFORNIA ", STREET TREE SEMINAR, INC., 1999 Public I so, Ae Plan Ru m.CC SR2 ( u \ \ ) \ « � 78 {! 5Ag ! / ;. 2 i§ a �\\;_ - : ! 2 #~ ( u \ \ ) \ « � 2 a ( u \� , ;! - . - - -_ - kj - ; {, ;! \� , ;! st / { / \{ !» e 0 Ro § #} ! ,8 \ : Ef{ �§ | _ \ ®ƒ \{ 0 )/ §I) } {_ \ > /# « u u Eucalyptus lehmannu Lehmann's Mallee A large shrub to small tree. 20-30 ft. high, with a round shape to 30 ft. wide. Densely clustered foliage is comprised of pale green leaves that grow to 2 in. long and turn brown to red in the fall before dropping. Inconspicu- ous flowers are apple green and develop from large many segmented pods during summer. This species comes from coastal areas of West Australia. It generally grows on slightly acidic, well drained sands, and is tolerant of salt spray and coastal winds. Annual rainfall varies from 1040 in. and extended dry peri- ods are common. In western gardens, this is a popular plant for roadside screening along coastal highways where it can survive with little or no supplemental water. It is widely grown as a shrub until mature, then is pruned in form a handsome single or multi -trunk canopy tree. Itcan also be grown as a standard uree for use in parking lots and along streets. It is damaged by frost in inland locations and becomes chlorotic in imn poor soils or with poor drainage. Plates 474 - 475. Eucalyptus leucoxylon White honbark, Yellow Gum A medium size tree, 30 -50 ft. high, 15-40 ft. wide. Trunk and branches often develop irregular to upright shapes and are covered with while bark that is deciduous. Leaves are medium green, slightly curved, and pointed. Creamy white flowers occur in large clusters and are valued for honey production. White ironbark is widely distributed in south- ern areas of Australia, where it occurs in humid coastal regions, as well as dry inland habitats. It grows on many soil types, includ- ing calcareous to slightly acid sands. The mean annual rainfall ranges from 15 -30 in.; inland areas experience 10.15 frosts per year. It is found in association with E. cladocalyx. A subspecies, E. leucoxylon macromrpa `Roses' (also, E. leucoxylon ssp. megalocarpa), is native to coastal areas, usu- ally in slightly alkaline soils. This subspecies produces showy, rose colored flowers and develops into a large shrub to small tree, 20- 25 ft. high. Both species are popularincoastal regions in the west, and are used for slope, setback, and screen planting situations where they need little supplemental water. They have aIs. becn successfully used in low desert 474. Eucalyptus lehmannii 475. Eucalyptus lehmanaii 476. Eucalyptusleucoxylon nv� G,•rvlrneminvnxvinn'Rmea' 478. Eucalvotusleucoxvlon'Rosea' Nichol's Willow - leaved Peppermint A medium tree, 30-40 ft. high, 20 -30 ft. wide. Foliage is comprised of narrow, pale blue -green leaves, 3 -5 in. long, that hang gracefully from branches to create a soft texturedappearance. Persimentbarkisrough and often a rich red -brown color. Flowers and pods are insignificant. This species is native to eastern Australia where it grows on well drained slopes and ridges in shallow, clayey soils. It is adapted to wind, frosts, and dry summer conditions. In western regions, this species is valued for its soft, billowy texture and moderate size. It is suited to residential and commercial landscapes, as well as for parks, on slopes, and for screen plantings. It becomes chlo- rotic in iron poor soils and when given too much water. Young trees vary in growth habit; select strong trunks, and both stake and prone carefully in early years for best development. Plates 485 - 487. Eucalyptus papuana Ghost Gum, White Gum A medium size tree, 30-50 ft. and higher, spreading 25-40 ft. wide. Foliage is com- prised of long, grey -green leaves; inconspic u- am Flowers occur in small clusters and have white topale green stamens. Trunks are often straight with twisting branches and are cov- ered with very white bark that is deciduous. Ghost gum is native to many pans of northern and central Australia, where it grows in sub- tropical and and climate regions. Rainfall in moister areas reaches 60 in. annually and enables this species to grow faster and to larger sizes. Arid regions receive as little as 10 in. each year which results in trees that are more twisted and smaller in size. Summer temperatures reach as high as 104° F. In Australia, this species is noted for its sink- ing white bark and handsome mmok and branch character. Ithas been recently introduced into western regions and is showing good adapts - don to low and intermediate desert areas in Arizona. Like other eucalypts, it should be highly adapted to coastal and inland zones, in well drained soils, and with low to moderate amounts of moisture. Plates 488 - 489. 48S. Eunlypms nicholii 486. Eucalyptus nichoei 487. Eacalyptus nichnlii 488. Eucalyptus papuana 489. Eucalyptus papuanx �+ »f - � GO \§ § to WO �+ »f ± ]{ } 78 { \!{\ k �up \\ k) }!( ( rA 995. Trichostema lanatum 996. Trichostema Iaaatunl 99]. Trismnia eoaferta 998. I"I' con N't' 999. Trauma conferta `Variegata' Trichostema lanaturn Woolly Blue Curls Laminaceae A small evergreen shrub, growing 2 -3 ft. high, spreading 34 ft. across. Foliage is comprised of.ch, glossy green leaves thatare narrow and 2 -3 in. long. Striking stalks of white to deep purple flowers occur with great- est intensity in early spring and intermittently all year. Woolly blue curls is native to California. It grows in sunny areas on dry slopes, from the northern coast ranges in Monterey County south to San Diego County, where it is a memberofthe chaparral plant community. It is a popular native plant due to its long flow- ering season, which can be extended by re- moving older flowers. This species must have well drained soils and maintains good appearance with low amounts of supplemen- tal water. It can be planted around the perim- eters of established trees, such as Quercw ag rifolia, and in combination with other flow- ering natives including Penstemon hetero- phyllw, Ceanorhw 'Concha', Heuchera hy- brids, and drifts of Eschscholzia califomica. Several named varieties can be found in the trade that offer different foliage, form, and floweringcharacteristics. These vane ies have been selected from the natural variations that occur among these plants throughout their habitat range. Plates 995 - 996. Tristania conferta Brisbane Box, Pink Box Myrtaceae A medium to large evergreen tree, growing 40 -70 f. high and 25 -35 ft. wide, having distinctive red -brown bark on woks and branches. Foliage is comprised of large leath- ery leaves, dap green above, pale green be- neat h. Inconspicuousclus telsofcreamywhiw flowers occur in summer. Brisbane box is native m moist coastal and inland habitats of eastem Australia, from sea level to 2,500 ft. elevation. It grows best in fertile soils in valleys and on slopes, where annual rainfall ranges 35 -70 in. It often grows intransitionalareasbenveencoas talrainforssm and adjacent eucalypt forests in areas that are frost free. This species is best suited to coastal and subtropical regions in western states. Young plants are sensitive to frost and prefer regular water that helps to stimulate faster growth. Older trees survive periodic frost and need little or no supplemental water in coastal gardens. Periodic deep watering is neededby plants in warmer inland locations to maintain health and character. Brisbane box is often used in parks, medians, and for street tree and lawn plantings. Leaves, bark, and seed pods produce much litter: chlorosis occurs in iron poor soils. A variegated hybrid, T. c. 'Variegate', is heavily marked with bright yellow color. Plates 997 - 999. Review and Continents on Bixby Old Ranch Towne Center Public Rights -of -Way Landscape Plans Supplemental City Council Staff Report May 29, 2001 ATTACHMENT 2 MATRIX OF TREE PLANTING SIZES AND GROWTH AT 5 YEARS AND MATURITY, DILALLO LANDSCAPE ARCHITECTURE, MAY 2001 Pablic landscape A . Plan Review.CC SR2 10 3 � 05 N m p� �Q Q� �N ti� J iOv ON N I VN i O O �h d� N N 1 'h m a �i �O � « 1 1 ^ ' � � `. `R�p{f l } 9 >, a t a � �i ..:., ��.. M..t, P s �� y ' �� ,.. n . .�� ' ♦) �� . Nx[ Q N I `N .� � - h �S� -KGs 1N9L3ff' 3L�/W /lam!// s10 h �N file n� Q t f� t 0 F� i e R, ,�. ` _ . _...i a. ,. ti , `w, ^� � M t: �' �- .. �'„ �K � � .�• . p 3 �.. f . 4 T �� , t�' � ��. 'qy� ♦1 �l t. fa f. 1 1 �! �1 t. 4 WL� � t