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PC R 18-2312 RESOLUTION NO. 18-2312 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING . CONDITIONAL USE PERMIT 18-004; LOCATED AT 1570 W. BRANCH STREET; APPLIED FOR BY PETER ORRADRE WHEREAS, the project site is an approximately 6.4-acre site located in the Regional Commercial (RC) zoning district and currently developed with an approximately 82,600 square-foot commercial building formerly occupied by Kmart; and WHEREAS, the project site is part of the Oak Park Plaza shopping center; and WHEREAS, the applicant desires to expand the existing commercial structure by approximately 4,500 square feet and split the resulting commercial space into three (3) tenant spaces, including a fitness facility operating 24-hours per day, a grocery store larger than 20,000 square feet and selling beer, wine, and distilled spirits, and a 50,000 square foot retail store; and WHEREAS, the expansion of an existing commercial building by 4,500 square feet, the establishment of a fitness facility in the RC zoning district, the establishment of a grocery store greater than 20,000 square feet, and the sale of beer, wine and distilled spirits requires approval of a conditional use permit; and WHEREAS, the applicant additionally desires to construct a fifty foot (50') freeway sign to provide advanced notification to motorists traveling on Highway 101; and WHEREAS, freeway signs between 20' and 50' require approval of Planned Sign Programs; and WHEREAS, the request was reviewed in accordance with the development review process identified in the Municipal Code; and WHEREAS, the Architectural Review Committee reviewed the project on August 20, 2018, recommending approval of the project to the Planning Commission; and WHEREAS, the Planning Commission has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and determined that the project is exempt per Sections 15301(e)(2), 15303(c), and 15332 of the CEQA Guidelines regarding existing facilities, new construction, and in-fill development projects in urban areas, respectively; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on September 4, 2018; and RESOLUTION NO. 18-2312 PAGE.2 WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Conditional Use Permit Findings: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provision_s of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The proposed uses outlined in the recitals are permitted within the Regional Commercial district pursuant to Section 16.36.030 of the Development Code and the project complies with all applicable provisions of the Development Code, the goals and objectives of the Arroyo Grande General Plan including Policies LU12, LU12-11.3, LU12-12 and ED5-1 of the Land Use Element and Economic Development Element, and the development policies and standards of the City. 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located. The proposed use will not impair the integrity and character of the district in which it is to be established or located due to the purpose of the Regional Commercial district being to provide for a diversity of commercial uses that serve community and regional needs for retail and personal services, the symbiotic nature of the proposed uses with the remainder of the Oak Park Plaza, and the implementation of conditions of approval developed for the project that are intended to protect the public health, safety and welfare. 3. The site is suitable for the type and intensity of use or development that is proposed. The site is approximately 6.4-acres and the layout of the existing Oak Park Plaza, along with minor infrastructure modifications required as a result of the project, is suitable for the proposed project. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. The proposed project will utilize City supplied water, sanitation, and public utilizes and services that ensure public health and safety. Nothing in the proposed.project is anticipated to be overly impactful to these services. Conditions of approval developed for the project will additionally ensure public services are minimally impacted. 5. The proposed use will not be detrimental to the public health, safety or welfare or materially injurious to properties and improvements in the vicinity. The proposed use will not be detrimental to the public health, safety, or welfare due to the project being located in the existing Oak Park Plaza RESOLUTION NO. 18-2312 PAGE 3 and the implementation of conditions of approval developed for the project that are intended to protect the public health, safety and welfare. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Conditional Use Permit 18-002 as set forth in Exhibit "B", attached hereto and incorporated herein by this reference, with the above findings and subject.to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Arroyo Grande hereby continues to a date uncertain Planned Sign Program 18-001 to allow for more complete information regarding signage to be submitted by the applicant and allow residences within 300' of the freeway across from the project to be notified of the project and all public hearings. On motion by Commissioner Mack, seconded by Commissioner George, and by the following roll call vote, to wit: AYES: Mack, George, Fowler-Payne, Schiro NOES: None ABSENT: Martin the foregoing Resolution was adopted this 4th day of September, 2018. RESOLUTION NO: 18-2312 PAGE 4 GLENN MARTIN, CHAIR ATTEST: "1), - MATTHEW DOWNING SECRETARY TO THE CO' ISSION AS TO CONTENT: _ G T RCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. 18-2312 PAGE 5 EXHIBIT 'A' CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 18-004 1570 W. BRANCH STREET COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. This approval authorizes the expansion of an existing commercial building 'by approximately 5,000 square feet and the demising of the resulting building into three (3) tenant spaces, including retail, a grocer selling beer, wine, and distilled spirits, and a fitness facility operating 24-hours per day. 2. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. .3. The applicant shall comply with all conditions of approval for Conditional Use Permit 18-004. 4. This application shall automatically expire on September 4, 2020 unless a building• permit is issued. 5. Development shall conform to the Regional Commercial requirements except as otherwise approved. 6. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of September 4, 2018 and marked Exhibit"B". • 7. The applicant shall agree to indemnify, defend, and hold harmless at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. 8. A copy of these conditions shall be incorporated into all construction documents. 9. At the time of application for construction permits, plans submitted shall show all RESOLUTION NO. 18-2312 PAGE 6 development consistent with the approved site plan, floor plan, architectural elevations and landscape plan. 10. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code. Prior to issuance of a building permit, all illegal signsshall be removed. 11. Development shall comply with Development Code Sections 16.48.070, "Fences, Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130 "Screening Requirements". 12. The developer shall comply with Development Code Chapter 16.56, "Parking and Loading Requirements". All parking spaces adjacent to a wall, fence, or property line shall have a minimum width of 11 feet. 13. All parking areas of five or more spaces shall have an average of one-half foot- candle illumination per square foot of parking area for visibility and security during hours of darkness. 14. Trash enclosures shall be screened from public view with landscaping or other appropriate screening materials, and shall be made of ah exterior finish that complements the architectural features of the main building. The trash enclosure area shall accommodate recycling container(s). 15. Noise resulting from construction activities shall conform to the standards set forth in Chapter 9.16 of the Municipal Code. No construction shall occur on Sundays or City observed holidays. 16. At the time of application for construction permits, the applicant shall provide details on proposed exterior lighting, if applicable. The lighting plan shall include the height, location, and intensity of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from adjacent properties. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED). 17. Landscaping in accordance with the approved landscaping plan shall be installed or bonded for before final building inspection/establishment of use. A total of 110 trees are required for the shopping center (1 tree per 5 parking spaces). The landscape and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development and Public Works Departments. The landscape plan shall be in conformance with Development Code Chapter 16.84 (Water Efficient Landscape Requirements) and shall include the following: 'a. Tree staking, soil preparation and planting detail; b. The use of landscaping to screen ground-mounted utility and mechanical RESOLUTION NO. 18-2312 PAGE 7 equipment; c. The required landscaping and improvements. This includes: i. Deep root planters shall be included in areas where trees are within five feet.(5') of asphalt or concrete surfaces and curbs; ii. Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants; iii. An automated irrigation system using smart controller (weather based) technology; iv. The selection of groundcover plant species shall include native plants; v. Linear planters shall be provided in parking areas; vi. Turf areas shall be limited in accordance with Section 16.84.040 of the Development Code. 18. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Ordinance which include but are not limited to: a. No mechanical trenching within the drip line of a tree, unless approved by the Public Works Director; b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree; c. No grading shall occur under a trees dripline, unless approved by the Public Works Director; • d. For all trees within twenty feet (20') of construction, a five foot (5') protective fence shall be constructed a minimum of 8' from the trunk or at the dripline, whichever distance is greater; e. At a minimum, all pruning shall comply with the American National Standards Institute(ANSI) A300 Pruning Standards and Best Management Practices. An independent certified arborist, paid for by the developer and selected by the Public Works Director, shall conduct all pruning on site. The independent arborist shall report to the City's Arborist regarding any pruning activities. 19. For projects approved with specific exterior building colors, the developer shall paint a test patch on the building including all colors. The remainder of the building may not be painted until inspected by the Community Development Department to verify that colors are consistent with the approved color board. A 48-hour notice is required for this inspection. 20. All new electrical panel boxes shall be installed inside the building they serve. 21. All new Fire Department Connections (FDC) shall be located near a fire hydrant, adjacent to a fire access roadway, and screened to the maximum extent feasible. 22. All new double detector check valve assemblies shall be located directly adjacent to or within the respective building to which they serve. • RESOLUTION NO. 18-2312 PAGE 8 23. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. It is • especially important that gas and electric meters, electric transformers, and large water piping systems be completely screened from public view. All roof-mounted equipment which generates noise, solid particles, odors, etc., shall cause the objectionable material to be directed away from residential properties. 24. All conditions of this approval run with the land and shall be strictly adhered to, within the time frames specified, and in an on-going manner for the life of the project. Failure to comply with these conditions of approval may result in an immediate enforcement action. If it is determined that violation(s) of these conditions. of approval have occurred, or are occurring, this approval may be revoked pursuant to Development Code Section 16.08.100. 25. A minimum of two (2) electric vehicle charging stations, totaling four (4) parking spaces, shall be installed in the parking lot for the project. 26. In compliance with the 2012 Bicycle and Trails Master Plan, the property owner shall record a pedestrian access easement, on a form approved by the City Attorney, across the rear of the property to facilitate development of pedestrian connectivity utilizing the existing pedestrian bridge to the adjoining hotel property and the trail to the James Way Habitat. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS BUILDING CODES 27. The project shall comply with the most recent editions of the California Building Standards Code, as adopted by the City of Arroyo Grande. FIRE LANES 28. Prior to issuance of a certificate of occupancy, the applicant .shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. This includes painting, stenciling, and signage. FIRE FLOW/FIRE HYDRANTS 29. Project shall have a fire flow in accordance with the California Fire Code. 30. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. RESOLUTION NO. 18-2312 PAGE 9 SECURITY KEY BOX 31. The applicant must provide an approved "security key vault" for each tenant, per Building and Fire Department guidelines and per the California Fire Code. FIRE SPRINKLER 32. All tenant spaces must be fully sprinklered with separate systems, per Building and Fire Department guidelines and per the California Fire Code. 33. Provide Fire Department approved access or sprinkler-system per National Fire Protection Association Standards. Fire sprinkler alarm and initiating devices such as heat and smoke detectors shall be monitored by an alarm system. ABANDONMENT/ NON-CONFORMING 34. The applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. DEMOLITION PERMIT/ RETAINING WALLS 35. A demolition permit must be applied for, approved and issued. All asbestos and lead shall be verified if present and abated prior to permit issuance. SPECIAL CONDITIONS 36. The developer shall reimburse the City for all costs associated with outside plan checks performed at either the developer's or City's request. ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS GENERAL CONDITIONS 37. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 38. For work requiring engineering inspections, working hours shall comply with Standard Specification Section 5-1.01. 39. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain-deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or the onsite water quality BMP. 40. Trash enclosure area(s) shall be screened from public view with landscaping'or other appropriate screening materials, and shall be reserved exclusively for RESOLUTION NO. 18-2312 PAGE 10 • dumpster and recycling container storage. Interior vehicle travel ways shall be designed to be capable of withstanding loads imposed by trash trucks. 41. All project improvements shall be designed and constructed in accordance with the most recent version of the City of Arroyo Grande Standard Specifications and - Engineering Standards. 42. Record Drawings ("as-built" plans) are required to be submitted prior to release of the Faithful Performance Bond. 43. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. 44. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 45. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. IMPROVEMENT PLANS 46. Applicant shall fund outsourced plan and map check services, as required. 47. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way (City, County and/or Caltrans). CURB, GUTTER, AND SIDEWALK 48. Install. ADA compliant facilities on the subject property where necessary or verify that existing facilities are compliant with State and City Standards. 49. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. 50. Install ADA compliant ramps at driveway entrances on West Branch Street. GRADING AND DRAINAGE 51. On-site storm drains shall be retrofitted with filters and VOC removal socks. WATER 52. A new 8" Double Detector Check (DDC) backflow device per City Standard 6410 RESOLUTION NO. 18-2312 PAGE 11 is required to replace the existing 8" DDC that no longer meets Standard. 53. There is only one (1) two inch (2") water meter that services the building. It is recommended that the applicant install two (2) new meters for the fitness facility and grocery store. Alternatively, the applicant can install private water sub- meters to properly divide the water bill. 54. The applicant shall relocate the existing fire hydrant in the back of the building within the roadway to the north approximately 15' and located behind the curb. SEWER 55. There is only one (1) sewer lateral for the building. It is recommended separate sewer laterals be installed for the fitness facility and the grocery store. All sewer laterals shall comply with Engineering Standard 6810. SPECIAL CONDITIONS 56. The applicant shall reseal and restripe the parking lot. 57. The applicant shall install stop signs and exit points along West Branch Street along the subject property only. PUBLIC SAFETY 58. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 59. Prior to issuance of a certificate of occupancy, the applicant shall post accessible parking signage, per California Building Code Section 11A and other applicable standards. 60. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary [or robbery] alarm system per Police Department guidelines, and pay the Police Department alarm permit application fee. 61. Prior to issuance of a certificate of occupancy, for any parking lots available to the public located on private lots, the developer shall post private property "No Parking" signs in accordance with the handout available from the Police Department. FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 62. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL • RESOLUTION NO. 18-2312 PAGE 12 a. Plan Review Fee (Based on the current Building Division fee schedule. NOTE: The applicant is responsible to pay all fees associated with outside plan review consultants) 63. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT a. Water Neutralization fee, to be based on codes and rates in effect at the time of building permit issuance, involving water connection or enlargement of an existing connection. b. Water Distribution fee, to be based on codes and rates in effect at the time of building permit issuance. c. Water Meter charge to be based on codes and rates in effect at the time of building permit issuance. d. Water Availability charge, to be based on codes and rates in effect at the time of building permit issuance. e. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. f. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. g. Sewer Connection fee, to be based on codes and rates in effect at the time of building permit issuance. h. -South San Luis Obispo County Sanitation District Connection fee, to be based on codes and rates in effect at the time of building permit issuance. i. Drainage fee, to be based on codes and rates in effect at the time of building permit issuance. j. Park Development fee, to be based on codes and rates in effect at the time of building permit issuance. k. Construction Tax, to be based on codes and rates in effect at the time of building permit issuance. I. Alarm Fee, to be based. on codes and rates in effect at the time of building permit issuance. m. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time of building permit issuance. n. Building Permit Fee, to be based on codes and rates in effect at the time of building permit issuance. ARCHITECTURAL REVIEW COMMITTEE 64. Prior to issuance of a building permit, a tree replacement plan shall be reviewed by the Architectural Review Committee for a recommendation to the Community Development Director. 65. Prior to issuance of a building permit, the final color and materials that takes into consideration the potential remodel of the remainder of the center shall .be reviewed by the Architectural Review Committee for a recommendation to the Community Development Director. RESOLUTION NO. 18-2312 PAGE 13 PLANNING COMMISSION 66. Prior to issuance ofa buildingpermit, the final landscape plan, including building landscape included in plan renderings, shall be reviewed by the Architectural Review Committee for a recommendation to the Community Development Director. • 67. Prior to issuance of a building permit, the complete site plan, including trash enclosures, cart corrals, and accurate parking reductions shall be reviewed by the Architectural Review Committee for a recommendation .to the Community Development Director. • EXHIBIT "B" • .I - - - ��. 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PROJECT DESCRIPTION PROJECT STATISTICS PROJECT TEAM SHEET INDEX THE STI E IIAS BEEN DEVELOPED AS A S)IOFPLJGCEI ITER WITH K-MART AS IISANCFIOP TOR PROJECT ADDRESS 1.570 W.BRANCH STREET OWNER: ORRADRE RANCH 111LE SWEET AI SEVFRA1 DECADES.THE APPLF.A.IIT G PR FOSINC;TO ADD 4.5CX)S:-NIAFE FEET OF FLOOR AREA ARROYOORANDE.CA 268 TWIN CREEi.SOVX EASING CONDITTONS TO THE SOUTHWESTERN CORNER OF THE FORMER:.-MART BURDWG EESPLTWG OI 87.132SCFJAPE PROJECT SITE AREA 10 ACRES SAN LUIS OBEFO.CA 93471 EXISTING AREAS AND COUNTS FEET OVERALL THE BUILD5JGWEL BE DIVIDED Pao THREE SEPARATE TENANT SPACES OF 16 748 APN O%:-.7710,8 CONTACT: OE AND ;•IAGE CUrIOEPI AJ SOI TAPS FEET FORA FITNESS FACMI.M.352SOUARE FEET FOR A GROCERY SIURE.AND 50.032 PETER OEUADRE COLORS AND MATERIALS AS SQUARE I LET TOR A CP.AT TS STORE.THE T/TETTI G IU RE-PURPOSE THBU E EDING AND DO MINIMAL ZONING: RC-REGIOIIAI COMMERCIAL PC,F.RADESISBCGICSHAI.Nf L'URDWG LLEVATC:NS ,.P SITEDTPROVEMEI ITS TO ACCOMPANY THE FACADE REMODEL TO CREATE THE THREE TENANT OOCUPAI ICY: B2(AS-BU:LT) SPACES. FITE OF COT 1ST RUCTA.41 V-TI(EXISTING) ARCHITECT: RPM DESIGN GROUP EXISTING LAND USE: LANDSCAPE: 3765 S.HIGUERA ST.' COMdUNEYCODE: ARROYO GRANDE SAN LU6 OBISPO.CA 93401 Shopping Center T+Rn.snn-,,, CROSS AREA.: 4724095E(10.845 AC.) TEU(805)513-1784 BURUNG AREA: FAX:I✓XU)5434013 VICINITY IU1 A P Pro ect Site ....i.) K'MARTBLDG ETIVELOPE 87.132 SF CONTACT: J SHOP 6UGDi1JG q 1 I I,:VO SF PAI BLOTS-PROJECT ARCHITECT - SHOP REDO.R2-I RSF FLOOR 12.550 51 WWES AROLA-LANDSCAPE ARCH AECT q IND TLOOR 12,303 ST ,"�� !- 4k_ -Sliff �fyNy171, �� },. CARL'S.F.RESI 3:,00 SF "w +'t 3�' RESIALIR 4P.0(1 SF f.1,-,45_,,s4.-V,Fri2 $(� T-Y f I,W.,: a �0, Ar BAM1Y. I J q F p'';',--.;,''.':!-MV. ,�F•.:. ¢ '''''''14 TOTAL= 178,682 SI is-y ,Q.t ,',:14-,;'*!. - './'.-,';'` l SITE BU'LDNOCOVEPAC-E:126L2/472408= 6Ae '"i 5-.. �" ITL. 'a c 3 ,f .. .... ,•A, E.i _ . Q �Ty4 -we ='t.i - L,.. 1{ ; P.ARI.NG: • �'':ti" :k'c E;�j::,•�'_ �'�i_,u�:'?fi^,� f `E S REQUIRED-GENERAL RETAIL/G'rM/BANY.:130.382_51/257= 5222 SPACES . aT; =.„ +�..,,,,,,/:...,-..:..z.:.,,,... .. :/ '•`''' F. _ -RESTAURANT:B,2V/SF(G.L:.)K 65% ' , Tri- F ,:',,:, t.r.•.`,. 2 mat'' =5.385_f(T'LIPUC I,F.EAI/Ilk= Sa SPACES ' ' C?L . , �;�Fti � �'�° ".�", +'3ti ` ' 2J, .' 'n ��L1410, TOTAL 576 SPACES-15%SHAPED USE REDUCTION)= 548 SPACES a ` .v ,x . T ^ .._„ a . ,�. P� _--a ` fP w� TOTAL PROVIDED: :dl SPACES2„- V:°9" "`.c - c4'i`'*.-;`� • iii35 Y: av _ �'.✓ . . .. _ r Y NIS. _ SITE LANDSCAPE.COVERAGE:56.280SE/172.4(43 SF= 1191 designINE)T BRANCH STREET TENANT AND -FACADE UPDATE TITLE SHEET rrrnIAl group 1570 WEST BRANCH STREET,ARROYO GRANDE,CA • 1192-01-0018 JUNE 15,2018 11111 • • • {.' .-;.y>;'.,,,.iq:i T"'•` >�.rra' a :r!r +,, ;f}.;.'(':yas,4' iA' a,Y.• F ..d,h:A£,rrac i-,e - .1-„<",' «; ,3. ? au�e- ;t;. S�h'L.•+h_r,.''F' :� �'"�•-.:.� s. .,A`•,'}.: t«s.�t. „ �{,`+`'� ���;'+t. 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