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HomeMy WebLinkAbout2010/02/16 - Agenda Packet - (2) tC7 DESIGN REVIEW COMMITTEE MEETING TUESDAY FEBRUARY 16, 2010 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Lou Munoz Ray Wimberly James Troyer Donald Granger Alternates: Frances Howdyshell Richard Fletcher Francisco Oaxaca CONSENT CALENDAR NO ITEMS SUBMITTED. PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant regarding their development application. The following items do not legally require any public testimony, although the Committee may open the meeting for public input. 7:00 p.m. (Mike/Willie) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2007-00551 - CALEAST PHELAN 8TH & VINEYARD, LLC - A proposal to develop an industrial/warehouse complex comprised of 11 buildings and 11 parcels on a property of 19.35 acres in the General Industrial (GI) District, Subarea 3, located at the south side of 8th Street approximately 640 feet west of Hellman Avenue - APN: 0209-151-27 and 37. Related files: Tentative Parcel Map SUBTPM18794 and Minor Exception DRC2008-00152. ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM18794 - CALEAST PHELAN 8TH & VINEYARD, LLC - A proposal to subdivide a property of 19.35 acres in conjunction with the development of an industrial/warehouse complex comprised of 11 buildings in the General Industrial (GI) District, Subarea 3, located at the south side of 8th Street approximately 640 feet west of Hellman Avenue - APN: 0209-151-27 and -37. Related file: Development Review DRC2007-00551. 7:30 p.m. (Mike/Willie) UNIFORM SIGN PROGRAM DRC2008-00681 FOR DEVELOPMENT REVIEW DRC2007-00551 - CALEAST PHELAN 8TH & VINEYARD, LLC - A proposal to develop an industrial/warehouse complex comprised of 11 buildings and 11 parcels on a property of 19.35 acres in the General Industrial (GI) District, Subarea 3, located at the south side of 8th Street approximately 640 feet west of Hellman Avenue - APN: 0209-151-27 and - 37. Related files: Development Review DRC2007-00551, Tentative Parcel Map SUBTPM18794, and Minor Exception DRC2008-00152. 7:50 p.m. (Steve/Willie) DEVELOPMENT REVIEW AMENDMENT DRC2009-00413 - STANTEC CONSULTING — COMERICA BANK - A request to construct a 3,982 square foot retail bank with a drive thru at an existing retail center within the Industrial Park District, Subarea 7, located at 12035 Foothill Boulevard — APN: 0229-023-05. On January 24, 2007, a Mitigated Negative Declaration was adopted by the Planning Commission for Tentative Parcel Map SUBTPM17818. The California Environmental Quality Act provides that no further DRC AGENDA February 16, 2010 Page 2 environmental review or Negative Declaration is required for subsequent projects or minor revisions to projects within the scope of a previous Mitigated Negative Declaration. PUBLIC COMMENTS This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. ADJOURNMENT I, Gail Elwood, Office Specialist 11 for the City of Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda was posted on February 4, 2010, at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga. DESIGN REVIEW COMMENTS 7:00 p.m. Mike Smith February 16, 2010 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW DRC2007-00551 - CALEAST PHELAN 8TH & VINEYARD, LLC - A proposal to develop an industrial/warehouse complex comprised of 11 buildings and 11 parcels on a property of 19.35 acres in the General Industrial (GI) District, Subarea 3, located at the south side of 8th Street approximately 640 feet west of Hellman Avenue - APN: 0209- 151-27 and 37. Related files: Tentative Parcel Map SUBTPM18794, Minor Exception DRC2008-00152 and Uniform Sign Program DRC2008-00681. ENVIRONMENTAL ASSESSMENT AND TENTATIVE PARCEL MAP SUBTPM18794 - CALEAST PHELAN 8TH & VINEYARD, LLC - A proposal to subdivide a property of 19.35 acres in conjunction with the development of an industrial/warehouse complex comprised of 11 buildings in the General Industrial (GI) District, Subarea 3, located at the south side of 8th Street approximately 640 feet west of Hellman Avenue - APN: 0209-151-27 and -37. Related file: Development Review DRC2007-00551, Minor Exception DRC2008-00152, and Uniform Sign Program DRC2008-00681. Design Parameters: The project site is comprised of two (2) parcels with a combined area of about 841,000 square feet (19 acres). The project site is triangular in shape and is approximately 1,100 feet (east to west) at its widest point along 8th Street and 260 feet (east to west) at its narrowest point along 7th Street. It is approximately 1,200 feet (north to south). The site is vacant; vegetation is limited to low grasses and a small grouping of trees. The subject property is generally level with an elevation at the north and south sides of about 1,100 feet and 1,075 feet, respectively. The property is bound on the west by the Cucamonga flood control channel and beyond that there are single-family residences in the City of Ontario. To the east, are industrial office/warehouse buildings and an operations facility for Verizon. To the north, is property owned by the City of Rancho Cucamonga that is the site for a proposed Public Works Administration building and a household hazardous waste facility that is currently being reviewed by the Planning Department (Development Review DRC2009-00882). The property to the south is vacant. The zoning of the property and the properties to the north and east is General Industrial (GI) District (Subarea 2) and General Industrial (GI) District (Subarea 3), respectively. The zoning of the properties to the south is Low-Medium (LM) Residential District. The applicant proposes to construct 11 office/warehouse buildings ranging in floor area between 130,019 square feet (Building A) to 5,342 square feet (Building L). The proposal includes the subdivision of the project site into eleven (11) parcels that will correspond with each building. The combined floor area of all the buildings will be 382,858 square feet. Because of the shape of the project site, the largest buildings are located at the north side of the site and the smallest buildings are located at the south side of the site. A central, north to south drive aisle provides the primary access to all of the buildings and the associated parking, storage, and loading areas for each building. This drive aisle passes through the site and link 7th and 8th Streets. This drive aisle is 38 feet wide and exceeds the minimum width required by both the Planning and Fire Departments, which require 24 feet and 26 feet, respectively. No tenants have been specified at this time; the buildings are speculative. The basic layout of each building will be typical for warehouse buildings. With the exception of Buildings J, K, and L, all of the buildings will have dedicated docks for loading/unloading. Buildings J, K, and L will have roll-up doors for loading/unloading purposes. All of the buildings will have their respective offices and entrances along the central drive aisle. The loading/unloading areas will be screened from public view by walls and/or the building. In addition to the central drive aisle, there will be DRC AGENDA TENTATIVE PARCEL MAP SUBTPM18794 — CALEAST PHELAN 8TH & VINEYARD, LLC February 16, 2010 Page 2 secondary access point to the site; however, because of the layout of the site, the use of it will be most likely limited to the tenant(s) of Building A. Parking for employees and visitors will be generally arranged along the central drive aisle and near the office entrances. The combined required parking is 396 stalls; 426 parking stalls will be provided. The combined required trailer storage/parking is 38 stalls. The applicant is providing 28 stalls, pending the approval of a Minor Exception ( DRC2008-00152). Landscape coverage is 10 percent; the minimum requirement for this Development District is 12 percent. The proposed buildings will be of concrete tilt-up construction. Each building will be painted with a palette of three colors; there will be some variation so that the each building will be painted a different set of three colors. The boldest or darkest of the three colors (that will comprise each palette) will be at the general area around the offices of each building. An additional primary material will be form-lined concrete applied on the wall panels at various locations on each building with glass panels serving as a secondary material. Glass has been proposed at the offices areas and at various locations along the wall planes of each building. At the office entrances of each building, there will be a trellis feature. The greatest degree of wall articulation will occur at the corners of the building. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project. 1. Per Table 17.30.040, the minimum landscape coverage in General Industrial (GI) District (Subarea 3) is 12 percent (97,182 square feet). The proposed landscape coverage is at 10.5 percent (85,015 square feet) and must be increased accordingly. Note: On the plans submitted on November 2008 that the City reviewed and deemed to be complete for processing, the landscape coverage that was provided was 13.1 percent (106,315 square feet) and, therefore, complied with this requirement. 2. Per Section 17.30.040(C) — Minimum Parcel Size, the minimum parcel size in General Industrial (GI) District (Subarea 3) is 0.5 acre or 21,780 square feet. Parcels K and L are deficient in area and need to be increased in area accordingly. Note: On the plans submitted on November 2008 that the City reviewed and deemed to be complete for processing, the area for each parcel provided is different from the area for each parcel in the set submitted for Committee review. 3. Per Section 17.30.080(D) — Special Considerations, the minimum building setback from the street is 45 feet (measured from the curb), and the minimum parking setback is 35 feet (measured from the curb) when an adjacent property across the street is within a residential district. The parcel to the south of the project site, across 7th Street, is residentially zoned and this requirement applies. The proposed setbacks from Building K and, more significantly, Building L to the curb at 7th Street must be increased accordingly. 4. Trellis feature at the primary entrance to each building: a. The overhead members of each trellis feature are proposed to be constructed of wood. The Committee has indicated in the past a preference for polyvinyl chloride (PVC) or metal for durability. The applicant should change the material to PVC or metal to be consistent with this policy. The vertical supports should be constructed of the same material. DRC AGENDA TENTATIVE PARCEL MAP SUBTPM18794 — CALEAST PHELAN 8TH & VINEYARD, LLC February 16, 2010 Page 3 b. The base of each column of the trellis feature is finished with ledgestone decorative veneer. Although the use of various materials is consistent with the City's design standards and policies, the use of this material should not be limited to only the column bases of each trellis. The applicant should apply the veneer to other parts of the building. In the past where decorative veneers were used on similar industrial projects, the veneer was applied to the entire face of the tower elements at the office entrances. The applicant may also want to consider the use of a tile veneer instead of ledgestone and expand the use of the tile as noted above. c. Provide trellises at the sides of each building immediately adjacent to the side where the proposed trellises at the building entrances are located. For example, Building A has a trellis at the south side of the office area — add another to the east side of the office area (see attached Sheet A-9). d. The design of the trellises at the lunch areas shall match the trellises at the building entrances. 5. Incorporate along the top of the parapet of all buildings a chamfered edge (or equivalent). Also, to further differentiate the office areas from the warehousing areas of each building, incorporate a decorative cornice (or equivalent) along the top of the parapet of the wall planes at the office entrances (see Sheet A-14). 6. Increase the application of form-lined concrete to include more of the wall panels that are adjacent to the office areas of each building in order the meet the requirement of two primary materials. Provide form-lined concrete on Buildings J, K, and L as these buildings do not have this finish like the other buildings. Similarly, provide more form-lined concrete at various intervals along the wall planes of each of the larger buildings as there are expanses of wall panels where the distance between the form-lined concrete that is proposed is several hundred feet (see Sheet A-14). 7. Increase the application of glass to include more of the wall panels that are adjacent to the office areas of each building. 8. Provide a raised parapet, and change the material/color used at the southwest corner of Buildings B and E to match Building A. • Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. 1. There are parking stalls at various locations throughout the site that are only 16 feet in depth. The minimum depth, with a one-foot overhang into a planter area or sidewalk, is 17 feet. These will need to be revised accordingly per Section 17.12.030(A)(1) of the Development Code. 2. Revise the width of the planters located along the north side of Building B; in the parking/maneuvering area between Buildings B and E; and along the north side of Building H so that they comply with the required minimum interior dimension of 5 feet (not including the 6-inch concrete curb) (see Sheet A-2). DRC AGENDA TENTATIVE PARCEL MAP SUBTPM18794— CALEAST PHELAN 8TH & VINEYARD, LLC February 16, 2010 Page 4 3. Trees shall be planted at a rate of one 15-gallon (minimum) sized tree per Section 17.12.030(A)(11)(a) of the Development Code. 4. Provide a 5-foot wide planter with 6-inch concrete curb in the parking/maneuvering area along the west property line between Buildings B and E; Buildings E and H; and Buildings H and K per Section 17.12.030(A)(11)(b) of the Development Code (see Sheet A-2). 5. Trees shall be planted adjacent to structures and property lines at a rate one 15-gallon (minimum) sized tree per 30 horizontal linear feet of building dimension or 30 feet of property line dimension per Section 17.12.030(E)(4)(b) and (c) of the Development Code. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. All groundmounted equipment and utility boxes, including transformers, back-flow devices, etc., shall be screened by a minimum of two rows of shrubs spaced a minimum of 18 inches on center. This equipment shall be painted forest green. 2. All Double Detector Checks (DDCs) and Fire Department Connections (FDCs) shall be screened on three sides behind the 4-foot high walls. The walls shall incorporate the design and materials used on the buildings. 3. The employee lunch area shall have an overhead trellis with cross members spaced no more than 18 inches on center with minimum dimensions of 4 inches by 12 inches. 4. All wrought iron fences and sliding gates shall be painted black or similarly dark color. 5. Incorporate undulating berms along the street frontages (where applicable), within the landscape setback and landscape areas. The highest part of the berms should be at least 3 feet in height. 6. Decorative paving shall be provided at all vehicular access points onto the site. Decorative paving is already proposed at the main drive entrances at 7th and 8th Streets, but it is missing from the secondary access point located on the west side of Building A. 7. All doors (roll-up, dock doors, emergency access) shall be painted to match the color of the adjacent wall or glass panel. 8. Provide durable street furniture in outdoor employee eating area, such as tables, chairs, waste receptacles. 9. All trash enclosures shall be constructed per City standard. The design of the trash enclosures shall incorporate the materials, finish, color, and trim used on the buildings. Staff Recommendation: With the primary and secondary issues addressed to the satisfaction of the Committee, staff recommends that the project be approved and forwarded to the Planning Commission for review and action. DRC AGENDA TENTATIVE PARCEL MAP SUBTPM18794— CALEAST PHELAN 8TH &VINEYARD, LLC February 16, 2010 Page 5 Design Review Committee Action: Staff Planner: Mike Smith Members Present: Z 1 al CL '•. }\$yv;"x \: E L - '; -! IF ° E 9 ----------- --- - ---- _ i Z 50 a` I � 1242\ 0 co • a m I } o N ? Q m —4 Z r 9 t= w 50c e o • . g,o b S 1 —I '1"a 1 ! i� 1 1 1 11\ - I 8e aF t'-' 9/ ATTACHMENT M U: tifi I ` o 0 2;ill . -1111111111, ISnmi , '�,. i E o g', da gli 1 1 i h, p{ w . w ��( ,{pryN■■.. F s. iit. i�����.I' Y a Q W . �� �����`, a - o i'a uaoia C 3 3 o lti 'i9ie5l e1 E 4 w =� E 0 ii in ci 1111 J _ s P. 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W X0.0 i('--:. 9 J T i w W N N EMI 1.a Lsiiw — Z oc i$1„l ii e! 3a)i' 0 5 N E ` -—2,a o ..•.(_)a nema'; _®o a -c c SIMI z U rill liffilii :J. 4 —— =1 cc L a ig:l 121012/11111 litall.Ill 7j: ��� r f? Iil age/:.- eat /%: N ��__ III iniial'a3 ;;i' i; -�Wira r aroma III 17.....s lEll Jgc �I r D ' 1; ®I' Trj I 1 1111°' ®wean _ �in'4iC'{ lml l; oax:_ tfilmil 6411111:1 1,1m-41 INN 111101 t6 na L■`— DESIGN REVIEW COMMENTS 7:30 p.m. Mike Smith February 16, 2010 UNIFORM SIGN PROGRAM DRC2008-00681 FOR DEVELOPMENT REVIEW DRC2007-00551 - CALEAST PHELAN 8TH & VINEYARD, LLC - A proposal to develop an industrial/warehouse complex comprised of 11 buildings and 11 parcels on a property of 19.35 acres in the General Industrial (GI) District, Subarea 3, located at the south side of 8th Street approximately 640 feet west of Hellman Avenue - APN: 0209-151-27 and 37. Related files: Development Review DRC2007-00551, Tentative Parcel Map SUBTPM18794, and Minor Exception DRC2008-00152. Background: The proposed sign program is for a project that will consist of eleven (11) office/warehouse buildings ranging in floor area between 130,019 square feet (Building A) to 5,342 square feet (Building L). The combined floor area of all the buildings will be 382,858 square feet. Because of the shape of the project site, the largest buildings are located at the north side of the site, and the smallest buildings are located at the south side of the site. A central, north to south drive aisle provides the primary access to all of the buildings and the associated parking, storage, and loading areas for each building. This drive aisle passes through the site and links 7th and 8th Streets. No tenants have been specified at this time; the buildings are speculative. The basic layout of each building will be typical for warehouse buildings. All of the buildings will have their respective offices and entrances along the central drive aisle. Design Parameters: The program proposes two categories of wall signs — Sign Type 1A for "Major Tenants" and Sign Type 1B for "Sub-major Tenants." Within each category, there are two design options — illuminated channel letters (Option #1) and non-illuminated foam letters (Option #2). There is a monument sign (Sign Type C) proposed at each of the central drive aisle entrances at 7th Street and 8th Street. Miscellaneous address, door, and window identification signs are included (Sign Types D, E, and F). In general, the proposed sign program complies with the standards and guidelines set forth in the Sign Ordinance, including the maximum number of signs per tenant, wall sign construction/materials, and the basic dimensions of each wall sign, including sign area and text height. Each proposed sign location and area meets the intent of the Sign Ordinance. There are some technical issues to be resolved as the sign contractor has excluded information regarding the design of the monument signs. Also, there are some errors in the text and graphics. They have proposed a standardized font (Fritz Quadrata Bold) with the option to allow for corporate trademarked font. Staff has no concerns with this font as it is legible and similar to other fonts used on other industrial buildings. Likewise, the option to have corporate trademarked font is acceptable as it is a Department policy to allow them. The text and logo of each major tenant wall sign will have a maximum height of 24 inches (2 feet). Maximum length of each major tenant wall sign will be 288 inches (24 feet) and the maximum sign area will be 48 square feet. The text and logo of each sub-major tenant wall sign will have a maximum height of 16 inches (1.33 feet). Maximum length of each sub-major tenant wall sign will be 240 inches (20 feet) and the maximum sign area will be 26.6 square feet. The signs will not negatively impact any significant architectural features, elements, or details. The signs will generally be on the elevations facing either 7th Street or 8th Street or the central drive aisle. Because of the nature of the use of these buildings, some elevations of each building will have not be allowed to have signs and the sign program clearly states this restriction. No signs are proposed on any of the east or west elevations of any of the buildings. DRC AGENDA UNIFORM SIGN PROGRAM DRC2008-00681 — CALEAST PHELAN 8TH & VINEYARD, LLC February 16, 2010 Page 2 Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project. None. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. 1. The horizontal dimension of all sign areas at the office corner towers shall be limited to the area between the vertical score lines (refer to Page 29 of the attached draft uniform sign program for the preferred appearance). If it is necessary to have a larger sign, the applicant may propose sign areas that permit two lines of text subject to maximum linear and area dimensions. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. Correct minor text and graphics errors within the sign program. 2. The option of channel letters versus foam letters should be eliminated. Staff recognizes the concept of using channel letters for illuminated signs while using foam letters for non-illuminated sign. However, staff believes that all signs should be constructed of channel letters with metal returns, trimcaps, and acrylic faces under all circumstances to ensure that the design of all signs is uniform. 3. Submit the design and technical requirements of the monument signs. These signs shall be consistent with other monument signs in similar industrial complexes and comply with the technical standards as described in the City's Sign Ordinance. 4. The applicant is advised that the addition of any tenants that will warrant additional sign locations or any modifications to the location and physical dimensions of signs, will require an amendment to this Uniform Sign Program for review and approval by the Planning Director and/or the Design Review Committee. Staff Recommendation: Staff recommends that the Uniform Sign Program be approved, with only the channel letter construction option, with the revisions to the sign area (relative to the score lines), with the above technical and design details of the monument sign incorporated, and the corrections to the text and graphics to be verified by staff. The revised/corrected sign program incorporating this information and corrections shall be provided prior to forwarding the document to the Planning Commission for review and action. Design Review Committee Action: Staff Planner: Mike Smith Members Present: t O o t en IN U C.) ci, P 4 CT,.., v.. . 1 o ci . 4 i , E 4 g , � L . 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L 5 .E m g r O C 'O II II F O ‹ , 0100E .- 000 °) N N O m e .E os Z Z o Z = o = (7) _c 8Ta C9 C7 0 z t, L a) ( 3 -(c-i, C L ~ 7 co U) Cl) C ■ • .0 � O a) Q to (0 — (0 a) 0 O ce o E -� F— N Ey 0 o Cialli o ° �' ncO °N' o � Z . 0oa (vC 1- C (Ln 5 i 1 DESIGN REVIEW COMMENTS 7:50 p.m. Steve Fowler February 16, 2010 DEVELOPMENT REVIEW DRC2009-00413 - STANTEC CONSULTING — COMERICA BANK - A request to construct a 3,982 square foot retail bank with a drive thru at an existing retail center within the Industrial Park District, Subarea 7, located at 12035 Foothill Boulevard — APN: 0229-023-05. On January 24, 2007, a Mitigated Negative Declaration was adopted by the Planning Commission for Tentative Parcel Map SUBTPM17818. The California Environmental Quality Act provides that no further environmental review or Negative Declaration is required for subsequent projects or minor revisions to projects within the scope of a previous Mitigated Negative Declaration. Design Parameters: The applicant is requesting an alteration in the roof pitch to accommodate the concrete tile roofing material that is proposed for the project. On January 13, 2010, the Planning Commission approved DRC2009-00413 to construct a 3,982 square foot bank building with a drive thru ATM, located at 12035 Foothill Boulevard. At the Design Review Committee Meeting held on October 6, 2009, the applicant was asked to change the roofing material from standing seam metal to light weight concrete tile. Upon drawing the construction plans, it was discovered that the roof pitch needed to be a minimum of 3:12 to meet the manufactures specifications; the approved pitch is 2:12. The increase in the height of the pitch moved the roof line slightly towards the tower element thus requiring an increase in the height of the tower element and roof by about 2 feet each. The applicant proposed a Charcoal Blend shake tile at the October 6, 2009, Design Review Committee and requested to change the color to a Charcoal Brown Blend slate tile at the December 1, 2009, meeting. The Committee recommended that the applicant keep the Charcoal Blend to keep continuity with the other grey metal roof on-site. After approval of the project, the applicant filed an appeal to the decision of the color of the roof to the City Council. Staff felt that since the pitch issue must be resolved, that the color issue also be revisited prior to City Council hearing the Appeal. Staff Comments: The following comments are intended to provide an outline for the Committee discussion regarding this project. Major Issues: The applicant worked with staff to follow the criteria outlined in the Development Code and the revised elevations still meet the intent of the original approval. The applicant is requesting that the approved color and finish of the roof tile be revisited. Staff recommendation: Staff recommends that the Design Review Committee recommend approval to the Planning Commission for the roof pitch to be allowed to change from the 2:12 pitch to the 3:12 pitch and the 2-foot increase in height of the tower element. Also, staff recommends the Committee reconsider the Charcoal Brown Blend slate tile and give a recommendation to the Planning Commission. Desiqn Review Committee Action: Staff Planner: Steve Fowler Members Present: Y ai IC i 3aiu en 0 1 ) _ C c4. ig 6! esi m Q 0 Lp C1 l ti E d$ P 7°} L MO.Rt. 0.1 o -.1 m .c �' V O G oa E v 03 U 0 .0 -F, 0 R cr 4i 4j f,. 1 -f,- . /ilk kii 1 - ill 1;.1 O ifi , LER= I 1 - . i il 1 ,i, f- 0 I Z 1.". . - /in ' I (I Irilli. i I.• . { 1 It( r r , {',:( < <1:r ' � ,j ., li ; pa;ue ' a C i_nrL �1,1 'a C w Q W U g¢ ^ m !"°� U U r !.1 E (15 66 g U E) 0 CO Z. 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