The URL can be used to link to this page

16 - 320 Village Lanet WN OF ~oy~'~oe COUNCIL AGENDA REPORT MEETING DATE: 06/21/10 ITEM NO: DATE: JUNE 1, 2010 TO: MAYOR AND TOWN COUNCIL FROM: GREG CARSON, TOWN MANAGER/~~ SUBJECT: CONDITIONAL USE PERMIT U-10-005. PROJECT LOCATION: 320 VILLAGE LANE. PROPERTY OWNER: BARCA PARTNERS/DAVID KINCH. APPLICANT: SUNNYHILLS STUDIO/AMY NUNES. CONSIDER A REQUEST FOR APPROVAL TO MODIFY A CONDITIONAL USE PERMIT TO OPERATE AN EXISTING RESTAURANT (MANRESA RESTAURANT) WITH FULL ALCOHOLIC BEVERAGE SERVICE ON PROPERTY ZONED C-2. APN 529-04-048. RECOMMENDATION: After opening and closing the public hearing, it is recommended the Town Council: 1) Adopt the findings supporting the Conditional Use Permit modification (Attachment 1); and 2) Approve the application subject to the recommended conditions of approval (Attachment 2). ALTERNATIVES: Instead of the actions above, the Council may: Continue the proj ect to a date certain with specific direction (motion required); or Remand the project to the Planning Commission with specific direction (motion required); or Move to deny the Conditional Use Permit modification (motion required). PREPARED BY: ~t Wendie R. Rooney, Director of Community Development Reviewed by: ~_Assistant Town Manager ~'~1 5~1~`own Attorney Clerk Administrator Finance Community Development N:\DE V`:CNC LRPTS\2010wi Ilagc320.doc Reformatted: 5/30/02 PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: 320 VILLAGE LANE/U-10-005 Jane 1, 2010 BACKGROUND: In 1977, the Town Council adopted an ordinance that required all restaurants to obtain a Conditional Use Permit (CUP) and allowed up to a 20-year compliance period. Therefore, the pre-existing restaurant use at 320 Village Lane was required to obtain a CUP in the late 1990's. On May 4, 1998, the Town Council upheld the Planning Commission decision to approve a CUP to operate a restaurant with outdoor seating and the service of beer and wine. Manresa Restaurant cun-ently operates in the 1949 building and is a two-star Michelin rated restaurant. The chef and owner of the restaurant explain the purpose of the proposed project is to progress toward the goal of becoming the best restaurant in the United States and obtaining a third Michelin star (Exhibit 5 of Attaclunent 4). The Michelin Guide website (www.michelinguide.cmn) offers the following explanation of Michelin ratings: "The MICHELIN Guide uses a system of symbols to identify the best hotels and restaurants within each comfort and price category. For restaurants, Michelin stars are based on five criteria: The quality of the products The mastery of flavor and cooking • The "personality" of the cuisine The value for the money The consistency between visits Michelin stars are awarded to restaurants offering the finest cooking, regardless of cuisine style. Stars represent only what is on the plate. They do not take into consideration interior decoration, service quality or table settings." DISCUSSION: A. Project Sununary The applicant is requesting approval to modify the existing CUP to allow full alcoholic beverage service. The hours of operation will remain 11:00 a.m. to 11:00 p.m, seven days a week, and Police have concurred with the CUP modification. Please see Attaclunent 4 for additional information regarding the proj ect. B. Planning Commission On May 12, 2010, the Plamiing Commission considered the subject application (see Attaclunent 4). The Commission also considered and approved an Architecture and Site application (A&S) for an addition to the existing restaurant. The A&S does not require review by the Town Council. Consequently, staff is forwarding only the CUP to the Town Council for consideration. The Plamring Commission recommended approval of the CUP subject to the recommended conditions. Subsequent to the Planning Commission recommendation, staff modified condition number one to include the letters referenced in the condition as exhibits to the conditions of approval to simplify future reference. PAGE3 MAYOR AND TOWN COUNCIL SUBJECT: 320 VILLAGE LANE/U-10-005 June 1, 2010 CONCLUSION: The Conditional Use .Permit (CUP) modification will enhance the services of au existing restaurant. Staff believes the project meets the requirements and intent of the Alcoholic Beverage Policy, and that the findings required for the CUP can be made (Attaclunent 4 provides analysis). ENVIRONMENTAL ASSESSMENT: The project is Categorically Exempt according to Section 15301 Class 1 of CEQA as adopted by the Town, which exempts permitting projects consisting of permitting an existing facility. FISCAL IMPACT: None. Attachments l . Required Findings. 2. Recommended Conditions of Approval. 3. Excerpt of the Planning Commission verbatim meeting minutes of May 12, 2010. 4. Report to the Planning Commission for the meeting of May 12, 2010. 5. Desk item report to the Plamiing Commission for the meeting of May 12, 2010. Distribution: cc: Sunnyhills Studio, Amy Nunes, 1268 Sumiyhills Road, Oakland, CA 94610 Barca Partners, David Kinch, 320 Village Lane, Los Gatos, CA 95030 WRR:JLS:cgt N:\DEV\CNCLRPTS\2010\V illage320.doc THIS PAGE INTENTIONALLY LEFT BLANK REQUIRED FINDINGS FOR: 320 Viltaee Lane Conditional Use Permit U-10-005 Requesting approval to modify a Conditional Use Permit to operate an existing restaurant (Manresa Restaurant) with full alcoholic beverage service on property zoned C-2. APN 529-04-048. PROPERTY OWNER: Barca Partners/David Kinch APPLICANT: Sunnyhills Studio/Amy Nunes FINDINGS Required finding for CEQA: ^ The project is Categorically Exempt pursuant to Section 15301 of the State Environmental Guidelines as adopted by the Town in that the project consists of permitting an existing facility and an addition to an existing structure that will not result in more than 10,000 square feet in an area where public services and facilities aze available and not in an area that is environmentally sensitive. Required findings for a Conditional Use Permit: ^ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: (a) The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: (1) The proposed uses of the property aze essential or desirable to the public convenience or welfare in that the use the use will continue to contribute to the Town's commercial services desirable to the public and the use will maintain awell-known Michelin star restaurant in the downtown area; and (2) The proposed uses will not impair the integrity and character of the zone in that the use consists of a commercial use consistent with the uses allowed in the Central Business District; and (3) The proposed uses would not be detrimental to public health, safety or general welfare in that conditions placed on the permit will mitigate potential impacts and the use will comply with all code requirements; and (4) The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code as discussed within the staff report. Attachment 1 320 Village Lane/U-10-005 June 1, 2010 Page 2 of 2 Required Finding for the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area: ^ That the proposed project is consistent with the Redevelopment Plan for the Central Los Gatos Redevelopment Project Area (Section IV.B) in that the subject property is designated commercial and the proposed use falls under general commercial uses. N:\DEV\FINDMGS'Q010\V illage320. doc RECONINIENDED CONDITIONS OF APPROVAL -June 21, 2010 320 Village Lane Conditional Use Permit U-10-005 Requesting approval to modify a Conditional Use Permit to operate an existing restaurant (Manresa Restaurant) with full alcoholic beverage service on property zoned C-2. APN 529-04-048. PROPERTY OWNER: Barca Partners/David Kirsch APPLICANT: Sunnyhills Studio/Amy Nunes TO THE SATISFACTION OF THE DIRECTOd2 OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the letters of justification noted as received by-the Town on March 16 and 26, 2010 (Exhibits A & B). Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Development Review Committee, the Planning Commission, or .Town Council, depending on the scope of the changes. 2. EXPII2ATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. USE: This approval is for a quality restaurant. 4. OPERATION HOURS: Maximum hours of operation shall be 11:00 a.m. to 11:00 p.m., seven days a week. 5. NUMBER OF SEATS: The maximum number of seats is 84, inclusive of the indoor dining, lounge, and outdoor seating. 6. ALCOHOLIC BEVERAGE SERVICE: Full alcoholic beverage service is permitted to patrons of meal service only. The full dining room menu shall be offered and available to patrons in lounge area at all times. 7. ENTERTAINMENT: Live entertainment and amplified music is prohibited. 8. TOWN INDEMNITY: Applicants aze notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and maybe secured to the satisfaction of the Town Attorney. TO THE SATISFACTION OF THE CHIEF OF POLICE: 9. UNIFORMED SECURITY: Uniformed privately provided security guards maybe required in or around the premises by the Chief of Police if alcohol related problems recur that are not resolved by the licensed owner. 10. CONSULTATION AND TRAINING: At the discretion of the Chief of Police, periodic meetings will be conducted with representatives from the Police Department for on-going employee training on alcoholic beverage service to the general public. 11. TRAINIi IG MANUAL: The restaurant operator shall use an employee training manual that addresses alcoholic beverage service consistent with the standards of the California Restaurant Association. Attachment 2 12. DESIGNATED DRNER PROGRAM: The restaurant operator shall actively promote a designated driver program such as complimentary non-alcoholic beverages for designated drivers. 13. POSTING OF TAXICAB TELEPHONE NUMBERS: Taxicab telephone numbers shall be posted in a visible location. N:\DEV\COND[TNS\2010\V illage32000JP.doc i March 26, 2010 The Town of Los Gatos Community Development Department 110 East Mairi Street Los Gatos, CA 95031 re. Manresa Restaurant, 320 Village Lane R~G'E't/E® BAR 2S 20?Q PLgNNING p yfSAOTNS To the Town of Los Gatos, We are delighted to submit our proposal for an addition to Manresa Restaurant. The 277 square foot. addition consists of a dining room at the rear of their property. On the exterior, a krellis will be added and the landscaping will be improved adjacent to the Town parking lot. The interior will be remodeled to accommodate a lounge with a small bar far the use of the restaurant clients. We are applying for a full. liquor license. The hours of operation will not change from the currently approved use: 11 am - 11 pm. Following is a statement from David Kinch, the chef and owner of Manresa, explaining the goals of the project: nth regard to our intention. Our goal from the day we opened was.fo try and become the besf restaurant in the United States. There has only been one American chef in history to 6e awarded 3 Michelin stars (T. Keller) a restaurant that we are compared to on a regular basis. The expansion is to contribute to the luxe afmosphere that we are trying to create; a liquor license for digesfifs and appropriate cocktails,. a lounge to peruse menus and set the tone for the rest of the evening and more dining options. The expansion is not designed to keep us open to later hours catering to a drinking crowd but to complement everything we have in place already. If we succeed in our goals, Los Gatos will become a known entifyafl over fhe world. We don'f intend blender drinks, or having people 3 deep of a bar. 'We like to think of it as a service bar for the dining room, and a comfortable quiet, elegant environmenf to enjoy them in. Ultimately we are not increasing our seating dramatically, just the comfort of our clients. ~ - David Kinch, Manresa ffiisiT A ~~ David Kinch and the owners of Manresa purchased 320 Village Lane in 2000 for their restaurant venture. Drawn to the sense of place, the beautiful surroundings, and the Bay Area location, they chose Los Gatos. They envisioned a California version of a French provincial restaurant, a destination outside of the city that one might journey to for a special meal. Manresa has, in fact, become a destination restaurant with clientele from Las Gatos, the Bay Area, and beyond. It has a prestigious Michelin 2•star restaurant rating and is one of the leaders of the South Bay dining renaissance. COMPLIANCE WITH THE GENERAL PLAN AND COMMERCIAL DESIGN GUIDELINES The addition to Manresa is designed with thought given to the special qualities of Los Gatos. The design is scaled to respect the small town character of Los Gatos. Like the product that Manresa offers, and like Los Gatos, it is progressive without being pretentious. The materials are natural, inspired by the beautiful backdrop of the Santa Cruz mountains. The proposed addition is complimentary to the existing architecture but does not just match it, it improves it. The patron enters the property from Village Lane and meanders through the landscaped courtyard, past a glimpse of the kitchen, past a glimpse of the wine room, and. along a trellised path. On arrival, they will find a surprisingly sophisticated and enchanting place. The addition, which is seen only in glimpses from Village Lane, blends in terms of color palate and scale but is more modern, clean, and vertical in proportion than the nondescript structure that is seen from the public facades. It is clad in a rustic wood which picks up the tones of the wood in portions of the existing house. It begins to reflect the quality of the interior space, and ultimately the dining experience that they have come for. The architecture of the addition and remodel has been carefully thought out. The clean detailing, the selection of natural materials and colors, the important interface with the landscape, and the experience of the user are the key considerations in developing the proposed project. Overall, we intend for the design to convey the creative nature of the establishment that. it represents. The project complies with the purpose of the Commercial Design Guidelines in that it will °Establish a high level ofdesign qualif}~' (CDG 1.3). A purpose of this project is to improve the physical presence of Manresa in Los Gatos and to establish the restaurant as a world-class venue, We believe that this project is an excellent example of the Town of Los Gatos' statement that "Good design can enhance the viability of a business" (CDG 7.3) Although the obvious design solution far an addition to any structure is to match it, we do not think that is the right solution for this project. The existing structure is not intended to be a high-end restaurant. We believe that matching it would neither "Establish a high level of design quality' (CDG 1.3). nor "...enhance the viability of a business" (CDG 1.3). It is difficult to label the style of the architecture because the design is specific to the use, the site, and the town. The proposed addition is suitable for the C-2B District where "Each building should be designed to reflect its own individual personalify" and "A wide diversity of architectural styles is encouraged". The proposed design follows the recommendation to "Break overall building masses into segments similar to those of nearby structures and parcels." (CDG1.5.1a). The addition from the rear (parking lot) is purposefully broken into segments in keeping with the scale and character of the area. The massing of the parking lot elevation is similar to the massing and rhythm of nearby structures. The 50' wide property is broken into approximately two 25' sections as per CDG 3.7.1 d: " Larger structures should be broken up into smaller modules to resemble a collecfion of small buildings. A width of 25' is suggested. This small scale character should 6e carried around to any facade visible from a public way or nearby property." The Town guideline to break larger structures into smaller modules conflicts with the recommendation fordesign continuity in this case. We are.proposing landscaping along the entire rear property along with a second layer of landscaping in the small courtyard. °Where continuity of design rs difficult to achieve, substantial landscaping should be provided to screen the area," (CDG 1.5.3b). ^ In keeping with Manresa's respect for natural resources and the Town of Los Gatos' commitment to green building, the remodel is designed for energy and material efficiency. The addition is designed to complement the existing building "as is", limiting waste and consumption of materials. The exterior envelope uses passive solar techniques. The entry to the West has deeply set windows and doors to help protect the interior from the unwanted heat gain and the glare of the setting sun; The East (rear) -wall incorporates high clerestory windows to admit light deep into the restaurant. The openings are carefully placed for light and view; well insulated solid walls make up the balance of the building envelope reducing the need for climate control. The use of solar panels to off-set the energy required to operate the existing commercial kitchen is being considered. Recycled woad siding and natural materials for interior finishes are specified. Overall, this proposed project is as sustainable as possible for a small addition to existing construction. The building materials and colors are drawn from the existing structure and are of high quality. The colors are muted yellows and greys drawn from the existing building; ~ ~_~ "Muted tones are generally preferred...' (CDG 1.5.12a). Dark anodized aluminum window frames with clear glass is similar to the the existing building; "Windows and doors should be...or dark anodized aluminum.' (CDG 3.7.1 e). The exterior materials are wood to match a portion of the existing building and recycled wood to match the existing rustic fence. The materials are in a range of neutral colors; " In most cases, a range of analogous or complementary colors is preferred:.." (1.5.12c). In the C=26 District that it is in, °A wider range of building materials will be acceptable in this subdistrict. Buildings with wood siding and a mix of materials are encouraged.' (CDG3.7.1 e). REQUIRED FINDINGS The proposed uses of the property are essential or desirable to the public convenience or welfare. The current and proposed use of the property is a fine restaurant that is ari asset to the Town of Los Gatos. The proposed uses will not impair the integrity and character of the zone. The expansion of Manresa will not impair but will enhance the character of the zone. The character of Village Lane will generally remain unchanged. The character of the parking lot elevation will be improved with landscaping and with the addition of a high quality facade among a row of ordinary structures. The proposed uses would not be detrimental to public health, safety or genera! welfare; and the general plan and the purposes of this chapter. The proposed use would not significantly change and is not detrimental to the public health, safety, general welfare or the general plan. Manresa is a well known and respected restaurant. The talent of its chef puts it in a category few restaurants can claim. Each time Manresa and David Kinch are mentioned in the world, Los Gatos is mentioned as well; this is most certainly a benefit to the town. In addition, Manresa offers those in the local community aworld-class restaurant to call their own. This proposed remodeling project is an integral part of Manresa's effort to perfect their art and the experience of their guests. Manresa ~riould greatly appreciate your support. Sincerely, Amy Wong Nunes and Cindy Sterry Architects Amy Wong Nunes Sunnyhills Studio 1268 Sunnyhills Road Oakland, CA 94610 510-444-3212 Cindy Sterry Sterry Architecture 1065 WinsorAvenue Piedmont, CA 94610 510-835-5425 Tliis Page Intentimaally Left Blank February 16, 2010 Town ofLos Gatos 110E. Main Street Los Gatos, CA 95031 Re: Just~cationforMod~cation of 11sePermit. DearMayorand Town Council.• RECEIVED MAR 16 2010 TOWN OF LOS GATOS PLANNING DIVISION Wearerespectfully requestingamodification to ourexistingbeerandwine(license type4l) to haveitbe Mended to servingbeer, wine, distilledspiritsfor consumptiononpremisesand sales of beerand winefor consumption offpremises (license t}pe 47). Ourappealfor this mod cation is in directresponse toguests'requestfora cocktailpriorto andadigestiveafter theirmeal. Wewould like to achieve this byaddingasmall service bar attd lounge to the restaurant. The barwill be no larger than 6seats arulguests will be offered the full diningroom rizenu. We will notserve shots orbeer on tap and the bar will only operate durtngnormal restauranthours. We willprovidestaffeducation to insuresafetyfor the community and ourguests alike. Additionally, we would like to have the ability to sell wine to ourguests for off site consumption; again thisis anappeal thatis inresponse toguestaskingto buy aselection that theyerr/oyedwiththeirmeal.Therear•~enoplansfora retailspace°withintherestaurartt.We wouldsimpleliketofullyserveourclientswithin the context oftheirdiningexperience. Manresa Restaurantand DavidKinch are veryproud to be partof theLos Gatos community and wesee this mod cation asap enhancementnotonly to the restaurantbut also to our relationship with the Town and the many visitors who travel to enjoy the specialness ofLos Gatos whiledirtingatMarmesa. Yourfavorable response to this request will begreatlyappreclated. Sincerely, Michael Kean General Manager and Partner Mamesa Restaurant E%HIBIT B This Page Intentionally Left Blank N OI L N b1 N N N E U Y O Y O L OJ 11 L L y ~ E L L H e'1 N L M L L N O N U ro L N L N ri O L N O L N O 'i . .a ~ ~° 'O a A c u N ro u 7 y G F u ~O G L d U W b L > w d N A ~•~ U O x C N ro O C b L >~ b v u O ~° A L rt d a ' O H U L F' N N L H C $ L L W L E U L N W L N W L IC N G a N O O A F O N N N G N W N L ro U N ~N a N W W O .A H ~ V N '•a N N ~ OI C N U O N N L N O O L L ~ H A N , C ~ ro ~° TJ Lc 7 N UI .~ N N N N jP H W O L N H U \ L N ro L W N m ~ Y ( ' ° •6 ~ N C I N N N C l > v~ N H H N 1 ri W ll L N , ~i O . N ~ W U Sri ~-1 \ N C O " .i H L L ~f E N a a 1 O W N a N N L N L -N O li a L L W •i 7 H L N C O N C .H a ro ~.~ W N ll N N N O O J N e 'O a N 'O L y ro N L a 1T H 3 M 'N L UI ~f M {I C N W N fj L O J m ro 4 „ N L G N b ~° >. W v N d ~° u N A G U ~ a U O U W N ^ G C N M .~ a L H ro bt w s H N ~ O p L U G 'N N Y [~' W L N L N ° w bt H L N C l 6 O 3 w v •~ 0 N ro A a F O L L O N i.] N H N W N L N H N a X L N C 'N L ~~ N N H N `N U N L ~O 7 N N L `{ ~ U Q ~ N N L L N U a ~N N L ~ IJ N L 'N F N C G u b ; u C b N C C v CC N m N L N m U O v v ~ U E U ro ro ~ u H N E S N C E .+ v G ~ ~ a . i i o ~•i ~] N N E O ~° L „ N O H "`l . L y , . N O ro N a 23 N ° L -ti C A ~n N Or ..a L H W Z N m N L a ~ ~• a N > U N lJ a L L y O v TJ L ~N v H ro s w m ,. a v H a ~ u s H A ~ v H ; H O C b ro N c ° v m w ~ ~ u 4 N m U w O m H ^ b a o u •a C .~ > a ++ m C L a ~ ~ ,F W N O . 7 ~ o - u N u d ° H G ..~ O C b L u U .] U' N •i U 'O µ' L N v ~ N H N L C U W U ~N 4I U C N a 6 W W ' H ~ ~ N C (/1 u 'O N N N d H O N 'O N -a N N L J a 'O N N N -N ~ 3 H 'N bl N N L }1 O N 3 O O U O ro C C H .H N A L ~ L N ~ N G H IA U N N O - W w o1 'O U N 01 ~N bl Sri ro L O F m C C N 1G !~ C L U H L N 'J.' .C N -.i 'O N Sl ri U 'J a N N Lei U H F o ro ro .N z Z EE N v v w 3 c ro ro ~x > ~' °' u ..Gi ~ v N p, >c L o ° W u o ; h u o A ° F b £ ~] p m O u ro d '~ Y ^ D i H i a i a N A v v E t t b "~ C -•+ E H L u ro N N- x N a a O N A u 7 ° ° N o >, N A OI u v L L u Y y' a H L U G u N U m ro LI N 61 W L O A G U 'J ~r1 N IA H ~ N L N .i Z U G b O W d N w O 'y N N ~ L U N N a H W L L L w O O A 'O ~ ~N O -.1 U .~ N N A L~ L L L „ N Lei L O - N ro > N H N C D U N N N U d O N O O N N 7 C N O N X O O ri N Vi ,C ,C. H a H ] fi A .H N O W G W N U E ro H a U L b 2 a N H ro L U >i G o C O ° m m ~ N ~H NCNN O GAO N N NmUNO W NN d• H C -N T ~ w i rv w U O ry ° gN W O ~ \ U N • • ~]r~ ~n G O 0 1 N q~ U a x i O '•- -.ice w O r] tel. G C N H n F H ,F >~ 1 U~ U , . hUEwF£ 3 i o j~ H N 4 Z ~N W ~y H -I Q Q W w U a w z m a u ~( L N O M ~ G ~ '~ N G G 7 H O a O' ~•4 C `G E 1l " a VI L C U ~ A O H E' N N N 11 av wu G v ~ O °W F A ~ N O W "~ YN N N O L O E H U U H U N H N v v v N Si > L O O ~ N G H au Aa .+ F Attachment 3 v ro o v 3 v H m >~ ~ a 1v u '' w ro v 3 'C 4 -ON O H N 4 W O V N LT ro H ro ro V N o C o L b N N ti J T w U E „ O H b .~ N O O >• V N „ N N O N N L O a N L 'O C v) (/~ W .i O m C H V V 'N N O V N F U L O N ~ N L „ 3i 1, H N al N N bt L N 3 N U O V N N N ,C N N N a N 01 S.' C >~ N O 'O N N L N „ V N L C) d y N '.1 N H N EO N L N W `O L U N O ro ~ O N N N N L L N N V E .C L H W L U N 'GOG N O1 'N v) v) d 4Vl C V H a N w ro T o O N w ~O .roC .OC N > C CmC d C b N '•) 'N A T O H H V F 0~ d ro N u y >. ] C > )) ~ s N A W d w w ti d X £ C 'O N N ..1 N U N 'U d v „ N C N O W N b O L r N L N 'o L L c H ro w H ro ro v v c Y .ti 7 a Y u N u v v ., ..+ v .Y. ~ H A m v rt N a - v O W C V L N N L J L O H SI W ] .C T N N N C '•~ X C 3 N ro N V d N ] bt d C F X ~ w° .~ y' N % N '~ m 3 U o u v ro N o L rt '•i of v H w N A C C H d V •O ~ E bt C L W •O N 'O 'O N / N !! ~N d N N .C L ~ EN F>~a W N N N „ O GG N CN ~ O N H O W C F ro ro ~- "• ~ O ro N v 0 V N N N Y y n L N OI W N V N w T „ .n U H N T O O V „ N 0 > W N £ N N C O 1) T cc V V £ N W N N W N N V) N ro m v H H b 3 G V H U C O L L C O ] L H ~ H U 'O O £ ] N O N U' N ~N L N W 11 N O N N Laa. N O N iU O >, W bl ] V C N C N .C tC O W N a H G N b "+ ~ V A ~ ro d O U R) V C ~ N L O w ^~ W N µ1 Ip N V ~ N H H N G V F N C N N H 'N V O O N Si 1, F a N N ] N N N V D• v L L O •O PI C L d N X H L N b > > N d ~n N CC C L C Y a TJ N V O L T b .W V b L O ] L L T N„ W O' rt U m 0.' '.1 O N L O L N N U Y L N VI C W '•~ ~ v H Vn ; L q 'O N N t d -N 'O O N N H 2 ~ E d W b N V N „ w N b v C L d W ro N H N O L C N N - ~ O C F L N H ro F N F .oi U H H F v v C T F O u v F O W L ] W d H O E A U L C .N ~ N '-i tT L H ] V O C '-V O „ N 01 L R} L H C .Ni T C U N N L W •O ~ L -N U C -N ] W ~•~ N H b > E li N m £ ~ „ `~ V N ~ N 7 A % x N N w ry W ~ N 'O W 'O V N H W N L O yJ N F L H N J) O d 'r. U N O N L y Ya W N > N > U C oo N V N > N N C V ~.i C N b' U E C p v N o ro v m H N L O N L o G m o 0 0 L A w 4 A £ N 'O (9 P a +) U C9 L U L. M U U L O O v) C O .] H N N bt N b H .y O ~ V 0 2 m ¢zH 4 a ~n u O H O °a a N d ~ b G !oi „ ~ c N -~ H L ] O N DI 'tl L ~ .C N > N V A D T N N N N ro H A rt N OI N 1 N N N 3 V N V N Q L N N V O •i Y V N F - H ~~ U 'tl N L N N 1) N N L O °~ v ~% °c ~ .~ c rt ~v w° a o H N O U ENE ~ '-~ V N T N d G L F i E L O. u A A ro .roC u V C L U 'ro0 Q N N T 'O) F L 3 U b ~ ..>>1 D d '[ / F N i v H W H 'O F ~ V N F '•~ M O ~ O N N L C9 N A F H > O~ N u N ] U V .i ~ N N H H N N N N V N W 3 d ro A u O ] R N w O '•1 N w O O L ro F iF) C N N L O O U U ~ ~ ~ V O H ] W G H „ N u C NO N rt N ~ 0 L H N 'O d R1 N A L rt V a L C - Q m L H b) D H U ~ C O ] N U .i C 'O I .% avi ."i u A o m u 3 0 m u~ ro ro u rn ro A m H v H U N 'O 'DO '.1 N ro u r ro ~.Ui H N N V N C S>a N N A N k ~ 'O C U N N b O D > N ~ U O. H O N N A 4 N w aAi (]j r N m N E m N C L „ • w L o H ~ i o u o L ~ O F' N a H W ) ~ ro a - m f ~ H rt C W N X V f W O O N V1 ~ X N U C W ro C ~ H 'N Ll C . I W W ' C N N N N H N F N ) > N / o o w v % ~ M . G u u x v ~ m '.+ 1 N G N N L N / a 3 u o i i ~ v H u V N 1 „ H ro b U 1 W ?1 „ N O W W N W ri N i O N C J d u 'O a D i E N ro 0 ~ .C m ' 0 C o ] - • u o v Y E U ~ C ro o N . i r ro „ , ~ . m y o 3 v o H m a .~ m v ~u { c i 6 0 ~ v ro w 9, v y 1 N 0 L X N N L W U V rv ro ~ C O „ £ ~ F T N N M O W H O U C N / F ro L N N ~O N L N W .N O ~ o O E N L N L O u m a v F F w V H l v N C d •• H N ~ ~ a u ~ ro a C F N . C a N Y N N V N N N E N N N A N a b a a i m R d m ~ N N v u) C .2°,a v! b v! b H N U Z o a O H U 0 M C N N U u v ro_ ro C b N u v 0 F. v 0 E N 7 A N U N C b rt 'm N H C N 0 ro v v F d E b U N N ro v N •i L m C v v L N b U N N H U tr C O .N w o p H N tr a L N b a w 3 u N F 3 rn c o b v N N .y N N N M 'O u R C >. O N a r u 3 v v F F O L L u w C ro o- + C N u u H 7 N W 3 d u T a~ ~ ' H c ro N b b d W N L A N N H U N O L u U Ed N C G •~ E N N w C d u .~ ro F U L N N N C H ro ~ o v ~ u A m o w O m 4J O 'N N H H 3 ~ '.. v N d L - L N L ~ 3. c w ro s O d D N W N i O o C > ro ~ d C A 4. 3 Y 3 .; N rl A d ti H O v O U 'O N n r rv rv r rv rv 0 O N N N ~ W N C b z a O ~+ v N b U~ b H i U ~ (7 N zm w ~~ a aa~ UI L H ~ U O •] ti N E C N d G x L O t N v M a u U w L E A N 3 3 N a ro ro 0 O d x H E N b ro U A N b ro u N C N H N N L O H N L O L L N N N W aLi O G N v o w o o b x C v c ~ "' ~ d a U > w o rn N .~ o ro ."c a v v ~ .. .L 'C6' .,c. 7 .N N N L ~{ 3 -N N L A R N o E u Y m o v > ~ v o F O W O N C N u U O N b N O ~ N N > ro G C C- b bt b N 'd N N O N O O W N N N C N U d F N I 3 C ll U L L F L N u ~ ~.+ o c m N q v x [+ v 4 c E A A a C aLi li w m u N F b d w u '•1 TJ N N N O W N .i N M .y L -N 3 ro F ~ N N G ~ F S ro A O -N H b C b u L L N p u ..~ . b w w 3 E ++ > v F W C ~.+ N A C 3 u b O N X O R N U G U A w ~ N aRi ~ u y U u F ro C aRi O b b A 3 N A N H F +~ N .N C O [~ d O $ N L y > b1 L N Ot N d O W ~( N N O~ G N H N N N N dt b• C N 3 3 N H N F H N a N U N C .i ..i 3 L W N yl N O N N rEi X CI y L v H F w ~H C ' N N rI ".~ C L C O ~.. N X "N N N ll W W OL O N ".i O r b C N d 3 b u N O N r b N C '.i N X N bt 3 „ u N '. N >~ .i - O .N O 3 d C C ~ a ~' tl A d 'O E > a N R N O N - N i N ro N N N m > N ~ ; V A „ C O b N ~ O U u u >~ ,C >~ N F C 3 > 16 L H L "rCi .N ' d W H A u b -r E O N O C a X ~ O a 7 A "A 3 .C >~ N N O N Tl FI W N d G. O O 3 F y' N N U +~ 'O N O a m o .. H N m v m ro a d ro bt bt O N N N C / O H ro !+ N ~ .C C C O .C 4 N O 7 d O1 N L I E N L L H Y £ R u N ~ ,C O la N Nq N W N N 1 N N k H C N O 'O N O Y O W N ~ A +~ v rn 3 E u P' N u ~ o p, u v N O fi N N ~ C N O a H N N N UI N ...-~ ti O ~ O '•j~Lj~N 0. 4 a w N Y O H °a v N aa V NI N N ~ N O u N O O~ a A H v ~ U > L N L N U u N C N ~ v x w 3 N o „ tyi Y v X N ~ ~ > .,1 r T C .~' C F u > ~ ~ N C H O N O H N N U N „ E H u O 4 L N 'O 'O N L O U ~ ~ ~ O H 21 y L d m v v ~ 3 0 3 .C .C a o v w ro oa o b c C ro N ~ Y j a ~ N u > T v ~ % a y L O L n~ ~ F O - U ~N Ol N N N N W y ~ ~ N uUi H b c U U U h o N 3 s A F E n C L j O O. O N 'O y N U O - N N N H ~ N U C W H u F rt v H u -~ x 3 3 v o u >' c > v ~ u F .+ m rn ro N W v 7 M N .O N W u A UI F „ O L ~ti H L O N A O v y v u N C u u 3 U v N H y w 3 3 N N N b .a m N ro O ~H C L F d U - V O 4 7 N C C rJ O F N L L U W W N v Y a v n C C O~ v -•~ w w 3 F C P G 4 U u y aFVi O ~ d ro 3 9 v u - U b C N O 6 b '6 3 a v O N C N v H N v ro F H N T d b b C v b F ro w X U u F E ~/v+ b N H H 'O H N b v F a u O R v 'U W C > O >. C O F N F v O' U Oi T O. N u b - U F b C b U W F „ C G N v - L y a W ~ v '• -.1 N G C u o o m u 3 ro .N N E v o °o „ u 3 N o O u 7 T - O - v E v N C ~ O O v H y 3 V >~ W N H N C L N O W >~ H F O Q N N L iE 4 H O N b N O N N FC ~ N L >~ N W U O F F N y a .C N v 'O N C v1 F N L O E F 'O rn L N c v 3 L bl b a „ W j W~W w O. U C G M v u N H .~i WaW w „ ~.Ci !~ O~ 2 .+ A w .. 2 •. N v 'O v F v ro m Z b - 3 .a O N h O N v ~) w d a V N C d F O L d 1 ~O ly p y y W y ,C. W O ~N O O F N H W - ~N 0.' C H ~ N .r1 ~ H N 7 ~ ~ O N N N O N u £ H O b N ^ ~ E 3 ~ ~ ~ ~ > ~ P. H o U d ..Oa F bt W ~ F O d ~ i - O O y > U H L C U~ j H rA v toi C w d C v R ~•+ -~ v O b N W O O O 'H w C 9 H / ~ U b G N N Y '~ yd }.~ W n~ C N N H N N N N O L N OI +y+ b d ~ > ~ W ~ U u d 3 u N o C N a u w ~.~ v v F .C O v ,C w ..i H N w w m ro N Y u a C j +~ 0 3 ~' d ~ N ° N N N ~ v ~n C O , H N N b N „ O > U Oc°v zN ,Z$H 4 ~ a w VI L O H U °a v G Y C W N F. L ..i L N O bl bl ~ O N F N d Y C W U Zvi b t N ry Y U d n' b W OI W C V N O F. O 'O N O M ~ N C .C H N ~N H H N L U W -N N N b u L F y F u L G c H A ^ yNi ~ x O O T ~ N O A L U E C C W ~Ij L >, „ 0.' W a v - o a ~ aroi "O .vC v >. U v w u a~ m 1~ N N N L 7 N N LI O N y N Q bl F „ b ~.i N O O OI N ] W b i Y 3 „ u 7 v a T „ ro o w v C W L N O L C WH T ~] V O L C > O N d T ~ O Ih' L O H b ] U [M~ a U N w .C ~ avi U C u H L N W T N b y 'N N W L W N U N O p a O ~ aFi xNi P d E u roGG 'O N W N u u N b X Q 'W W C 3 N U Q y N u O N N N O C N D y N N O .% C 'C U ~ b N 3 F F u b T bl U '~ T O M d O N N F V ~L L ~/i O) N N W C N O 'O N W N 3 ° m o u w .. 0 2 ~ v N ~ Y 2 ~ N 3 O V L ~ N H N r] ti G G N F '] V v u ti. N N v '6 £ O C y v H F N 3 C v y 3 W o K v v y W ~ ~'+ tT y o C f7 ~•~ w > v N u W H O Ci ~ U ~ L U a n C O ~ L ~ N t~ O U m d .Y N >. O L N O N N H N L N N ~ b u O d N rm ~ G £FN. 3 N A F ~ £N U a£. F W ~ 3 ~ ._ % U ro G U 3 ~ o C ~ U ~tl ~t ~ ~] N Y N W > O N V N ~d L b -.i O N - H n. a „ v N v i u N L N F ro to m A •+ „ i b N C ' c .-bi v G v N 3 E C w v G .Fi oGi tXi Ep m N V 4 •O E 'ti E N v W H N w m o c „ 0 0 o O U ~N „ N t o W O > V N ^ U d N ] OI U w O ° u T N R ~ N W N C 7 m ~. ~ p .] H N C ~ w b N N N N H ~ N ~ yy .,~ £O ~ Z U ° w Z ,., m rn µ s H ~ a 2 ~ a °~ O N V F H W q1 Q w O £H 4' £ w O u u a r N N N ei ro N C 3 u .Ti F b a C F u ~ b L O O N •O Y O H- d b U L "~ u L ~ C H 'N y b 3 b C ~ L L T ..~ Y H .N F L N b b a m H O % C U N O O N U_ ,C L O G Yl N N ro Y QI A U O L 3 O E N % N ~ v E v y A aFi N " o G w O d v bi F v v il N N N A C o X N F. F E N N N 3 W N H „ ro D ~ L N O L ~ F M .N N C / ] ONl N b 3 ro O b 3 O Y O ro W N Y O O 'O W a F u m v C F H N ro Y N 3 ro D N F m D L N ip p1 L N y C N y OI N E N E E C v b d 3 n u C Y' ~ f] N U H VI OI C H 'N U O 'v D ~ N L L U O U n. v C N .i N O L .. y F H .. .. L U .. CO 3 N ~ O L T N N W N 'ryl A .~ U ~rvyl ~rvyl ~ O r] X N ~ N N O k u N L `y N L N Z F m Z m !l ~ u H ~ O L' O N ~ ~ [,' m ro O 3 ro m ~ N ~ O O O O faW~ N 7 M O N w „ 3 O C L „„ ~ L W Q N U „ UI C N U L Y L N W. LOµ~ ~ Naa. OJJ W aa. Oj C aa.. u O C E ["~ O [eW[~1 ~ ro N O N u C C z D ti C z N W Z L K O z ~ ~ C O z H ro F N H L W N .-~ O b .i W O b W O W a O Y O W ~ p ro ,[ U F C E N H V m' E H N F N F E H N ') F O H H Y u N Vl L, VI .N VI VI U I/1 N N VI O fq n V1 (O I/I N H ro U N M N Ot H W VI .N U VI ~ y Vl N G N 3 ip~ N H G N pNp H F ^N^ H S1 QQN H O (Nq1 0.' H Y L O L z ] b ~ b b z ~ O 2 ~ aroi 5 ro ~ H T z QZ ~ A A N d U U A E U ~ E U U E U O ro N O ~, X E U ~N U Ot C U U V v H o > A C m ai C ro C w ~ ro u U ~L ~ N N H F iFi U .~ N ~+ d H L v m ro ~ v O U in N N H Y u ro N H O m U .U L .,-i D N N m L N ro O W ~ ro 'F ,C Y m N H A N i b E A a ro N ro y H F m O ,C O N Y J F L U 0 N O N N ~++ C o '~ H W VI IT N v M 'i ri U~ O z N '`~~Hj 0. Y ua. E Vl LW O H a O °a 0 G W N bi O A O N O X pp J. A 1. N .i D ro u N L N "~ u F F 3 r F N d L N N O L L L ~O N ~ > ro ~ u a 3 3 u 3 G ~ v ~ GG m G L •O ro 7 H N O O N O C X % rt F N ~ N N OCEEi - F 3 u ; 3 ~ F O H 0 .N v GG. H Y N m N F b N ~ m E E 0 o D X u v ~ w r N ro 3 F v ~ u .C N N E 7 N T M ~ u C F O L H N N Y L H N T ] ~ N A O L L N O Y [~. u N 1Ni O O m C ~ W b' O .N - .N Li i6. b ,G U O H L H Q F N N A m A ~ O N L H u L 3 E 'O C G N m Oi N C ~ O ti L a O .N L N .--I O O .•1 H 3 O X N a N ~ OI X' N 3 .X ] N N m .~( L H Y T N m 7 C. G H 'O O N O N p 1E L N N -N OI m ~ 3 L ~ ry m ~ c ro o u y ,~ ; 3 E N ro v a A r ~% F O ro .C ro o a a Y C rn ~% A m Y ~„ v H N N H m N N u O O N m U Y X y m m ~ N 3Fi „ a m ti m H G ~. L u Y N N ~N ~~ H N O ~.i N y W O Y N Y N L L A ro~ a ~; a ~ ro D b ~% v u v E ro N s a Y N O W H 7 N W N w N -N L O N .N W O H „ U H ,C H O N H ~N 'yy 3 O N '6 ~ ~ O W O rt C z N W W A C Y N u y A ro u N ro L W _ F U a u N O Ol O 'O N q N „ N H O L F E H W W yroj W N D % Y ~ H N A N m o X 3 U u o -• rn ~% v H E a v u V m ++ E W a N H C W N W C N m C ro o m F N Ik ~N u o ~ z Y o ~ °u ~o, o ~d ,A, .L F a u A F 7 w `N O b C b .N W N U F u a T IA a V! L x ~~-I ro N L W N N G bl N H m .C N H ~.i a a N H D H ro Y N w O a b ro ENN N p y v ro N M •O yH L N O m N e L F N 3 'O Y „ L W W ~ N L m ro ~ G £ G > N c~ i E F OV C b A o ] N U F U N 3 C N ~4 v N OU N 0~ N •O H m N Y N A O W E F .N L N y a ~ m O „ a 'O 'U N F O 'O Y H ro C O N m a Y O C 'N O N E Y A N O H V O T 7 E W ~ -N S.1 ~N L L H W U N ~ H O .i fl a N N N !~ a U N m O O W A E F O L ro ro U L L a O N H N O N T H O N H 7 N W O A ? u n .rmt n O O N N W C z a O ro w rn W b N o > O Z N H m a fA Y E H U O vv s N e l] N m ~ v N b G O N ,~ a N L m x 3 x N v >. N N H > u u G N F U o W .C N ~ r E n i N F L N V U1 N N N L O C 1 L N Y C L N F a N ; N ro C / N V N / E N F C u a A OU C ~ ~ Lv ro O v % U N H x N 3 d F Oal u N T w rn 'N .Ni N '{ A u H o N N - o u W C N ro F F A O >. N O C U1 H U N '6 '6 N N M N C N L L yl >~ N L E 3 ~ 'C N b ~ L L N U N N H j SI N bl OM N N U N O O M 'O - w U N a O N N yNy a OI Y N N N VI N N a „ O N N N W N N N N IT L N u L N C ~ 3 d H d b 3 DI N H u - - A u N N O T U L u 3 „ W p N w i N L / b N H C i' W N u b b N N ] F ] v N N w u O+ b ~ m w h ti 3 F N F ti a ~ u 'O ro ~ N O U E O N N C O T 'N N bl U N O N N l~ N L ro C v F- rn ro w •o rn rn N N N 3 N y p u >, b ~ a N N 3 u fN4 N u F O ro ro b N F H H N W M W U N a / N H M N N b N b -N •O D! N b b ro O O M H N F ] N N C - a N a O N EE N O E N 0 U N N > U U O a u N N ro P. A ~ aai N xl E o .~ O 7 L ] .C 3 w A $ a w 'N C 'O E W N a H O Ul .i w A U O u a N x N b 3 N N L w m L x N I`J; a T o v ro W N E y !J L L M 'N N L W 3 W v L / T N N VI O W ~ v 3 L x u O a F u 3 C W w u N L U u v v v ro N v o ~ u 3 ~ u F N ro or m [L '^ >' a w A '+ ~+ F a o w v W u w N C N / ~j >, a w o T T 3 a o t9 .+ Z L / N L / N N % Z N M' 2 L L W IG L O N b O O N N N U F N O 3 W O N N N N W C IJ N H N N „ F `O E IU N ~] X / H F H / O N N O - VI F N / a a ~2aZ N >~ w Y N w N ~i N N .C W i-I W N Vl % Vl N N N / >' / yyHp:! O L OI / / L N N N F H N N ££OH a Y N N M L {C N U L N N 0 b G O / ~ ro ti F ~ ~ ~ V A Y W N w U >. ~ C N L N C 7 L O P O N ~ / N >f N N N W N / N F F tr N N O C O O X L ~ E H ~ L U U C N N Oi H '.v N U >• N w N N m U H N F ] yl N N u N F a N YI df v b b 'O u O' W U- / F / A L N U 6 ~ a N N N H N N U U >~ OI >+ a -N a V >~ v N O 3 'N N W - L O O W m y'Cj U L C A W / 3 i w ~~ ~' ~ E N / rn >~ 3 N v v v i m~ rn v N i C N `4 y .N L C W N 1 V L O U W T N ~ u / ti d u L b N / b u E ~ / 3 w v u a ~ £ N a v ~ F ; N p m u ro w I v >. N N u ro v w A 3 v 0 3 N v c c v 3 „ u o F o / G ~ 3 G ro m b F /~ _ u U N d G u b N y. Ni ~, v v o u o roC N o y N N N N m N m N 7 ~r v / ,qv u u a H O „ N V L N E OI w C N / v b v „ E 2 ti L m v ~ O N F N U 'O U A A fi -N N u m b m m d0 ii a 3 O D ~ .Oi o N i b 3 A - O b c 3 v m ti 3 F 'N ll U •cOc L L C N F v u w E N / H N C 7 .pc m v a v v u ti v ~ m .. o aFi a % G w N ++ m ] v y 'N s v v ~ o 'O IS N W / u ro N U D >. >i N N O N N C v m a N / ~ w 3 E N > O •O A a O W ` N O N b v ~ N N / H > N ~ N 3 N N 3 u u L N o u 0.QQ o u C G m m X u ] 'N L L N W ~ m 3 F / u > A X ~- - N N A N N m C H N V rl O U O - U x N N a E p q E y 1/li „ E a N L a a a N U N N U V A N O ~ 01 L N E w V / W N N N T N 0 L L F C U O H / N N a W N Y ro C U O O U N W A L N ENE - N 7 ~ G x N M N A y L O 1) ~ u N C 7 b F G ~ 3 I .1 / M N N „ W W N N N ~ N C O ; N ~ > OI N W -N N N - 'O I .L ti ro x o > b o w i 10 N 'N a F N W O v O ~.a ro ~+ N ~ C OI N C % >~ N U N C lE ~ .C rv ~ K 3 v v X w N E U C O u >~ / >. a 1 L •O C ,C N N N 1 N F N O / L N N O L 'O u O N i~ E~ "; A T A ~ N 3 u W ~a A E 3 N ~ C N m N w 6 v b• r. u 3 .+ o w u / m s o N N N L L j W O C N U N U i O O ~Ci 3 w ~ NE % N C / F y N a ~ O N b '-I U A A O ~ T u aNi ~ 3 O N > ~ o > > S. w 4~ N C ~ C N N 'tl C 'O OI N ~N N m >, > o O o v 3 N E N E N / C N L N NN E NN 'O '.1 U nl N ~ N ul C N o `~ H W N Or W b `H~ O > U '^y/z~m ~( a a O H Q (7 a ~+ ~+ N N N N ~ N ~n C z a O H N VI OI w b N £ N O ' V 0 Z N H m w o a O a H N L Q H W W ~ H ~ p N N O 7' api N w p p G C W p u .pi N N ~ N G p C N N v ~ E u p H C a°i w N N U p > u ll m d u N- O AO p n E O u ~ > X F H J C J N. d D >. EO a D p G [,' p L O b N ] ] H N U U J C N L H Y 'a A ~ti ~ti J b+ J d .~+ p .N L ~O N L p G 3 O ri $ N N W dE L p H O ~ ~ O ] O C bt C p > ~ .C y p > 7 H b d >. O O G ro p V p y ~O N O .i O~ U >~ ~a .N ~N N L L L N N O M O C p p ~.i O u N ~U p u w O G E O w ~N N .i Y W p O O~ H O O d O 5 N L d p V O C L A G N U. U G p ~ ~ N F d F p ~ O ~ 9 ro w O ro W U O N 7 'O W L p E V N d b G O ~-i •-3 p .ti G O .i N p O L W L L O U H L „ „ OI N Y O M a O L ~ ~ L F~ a H UI ~.1 3 G b L O U b N H W O p H '.+ ro u A b N A ro u N N J E o . p d G N p H w H O p H A O N ro F T p E p b r' 2 ~ E O N u ~ N W U H H '.i N C N UI U N •• N •• N W N ll •• W J F L p O .-I H O Ul H VI H F] W p N ti ro v O V N p U v p O H G W O W O W H ,G H '.+ A v w a w a wa a w a -o v a a J u N O H N G 'y N O N N faVH~j O HHj] ~ ~ N O H ~ C p G u~ .„ J lJ u ; L C1 H .C 4 IO 0. N N 11 N L O p M L W w NI p w O u O C p N W v {y' J [(• ~ H ~° N ~ H L N L ~°a f°o m rn ° v 7 H ° .~. w ~ ~w1 ~ ~ ~ u awl ~ ~ ro[['' H H L p N N ~° ~ D ~ (] U '] U U H YO ~ ~] U N p N p L N a~J L ~ rl [: N p N p V U O H > H J N N U L ,G N ~.i E p ~{ yy d C N u N H N HHc M ~w C b tf H b ~ ~ C O p. C C O C p -ti O O N .G O ~ W H N .ti .N - .i a ro ro E H 3 3 >. h a a ~° ~o ,C ro ., r, n a ~ e r m m o ~ n n a ~ w r m m o ., r n m .. ., ,. .. .. ti .. .. .. .. n r w N N N N N N u+ C o '~ H N N OI w p H rl N U~ 0 2 n ¢$H S W N a f. H °a 'i >~ N ~ o U. W ~ i >i b' G ro u H W '•1 N E O N O p O O V V 3 N „ N N Y W H bi p .O A b p N ~ .C L p N N V .N p i J O V Sf O N L (. .i L H U O W E N p~ p N 3 O N w O F N >. w Ny p m V G U M 'OC ~ A [f C A o w u ~> j N ; O u u .ti is O O u C D - G b w C N ~.i N N V O O r1 L p ]N L L G ~.i bl W '.i N u ~ O` b( ~~ H m ti b b p N O NN X H J W (}~ Y p E H L CP O > f1 L rt F u N u W N ~ A N G V O .C V H N N F O V >~ V A W ,C H O ~ L w C ro .Fi u m G C ° p N A H 3 U b H p U N W N L f J p ° F C b( - N C 3" .i N N bl O O -N f. p N G N .i m 3 > N O p ° W .ly p H O w A L O L p H p '> J rn H a p w .+ w ro „ v r. -. o A p o .G E C u U u u H E b 3°w u u ~ „ 3 p U G °i C L N A .G p 7 _u N. Y- N G a U L W U 'U O) G u b 4 m 3 P, p m 3 a t F C 4 1 i ~ I '. I u i 1 f s 1 i 1 I 1 1 9 t ~ ~ i i 1 ~ 3 t 3 n L A v N E L L O L 'i O J H - v p Y F.' p FJ O rt p E u C b G N E w ~.~ G ~~ p ~a v v ~-~ o a ~+ N' O -°i b b ~ N ~ .Hj ~ H ~ F C v ] ~O v p .i H L H - N O H N p N N N L N '~ ry QJ Q) p .O O ro N H u o C O ~ >~ .°i w - .Hi p .C 3 3 .i U N N V O O O ri ~'] H d U b u A p > p U N >i ^ 'O LOh U w a C b w ' H N N `E ~ L y O N m w a H m W 3 u h w w a o o G u. o p 6 F u O~ N x I a C H ~ u G o H .. ~. u o ,Hi .uC m N 3 W m I N 'O ~ E ] N H p a N p ~ O ,C d u v( L w N ~ G G C L w W . 3 N J V p H 0.' N i p V ~ ~. ~ N A ~ N w U „ A p G p u C fu - 1 O 3 O .pG ~ b 3 N ~ O ~ a°i G V P F N L u ya rn c c u H u i H G O N O O p ~ m C v P A N N L G N C L N ~ .V L W b O( H H U c N b u E G .s J G .+ ti 0 N N ~n C N O a H N V! Ot m ~ H O , U O Z rNi $ m 0.' x a W ~ N ('1 O H N C i' V '~ a N 'O u L O p ~•~ G N >. L N p 3 - ] N O C a O• C U L a ro N N N N L N O C 3 p "r+ ro o N 3 C N N ~•i 7 T N ~ N N 'Y ' N E O A A H L N O H - A N O N „ p 7J L N p F N X G>~ a W L p N L O > E p p > W O N L U C p /C U rJ W LO 3 H U• L .C L w / C i-+ o w N rv > ~ E a E D m N „ m G >~ H u 3 N > > o N O N C L O Ia N W O L C L - N H X T H N N N ~.] 3 L ~ ~ d > L a D C H A d N N N H d p A p d N a XC d L H „ T C L O A N N - N a G u p N A W N C O A ti A ~ E L y W N N Si p N O .C O L O O N U d N N H w p u U b U W N H U >~ p U d b• bt O a N G -N N N a G d U L H U' p N „ p N U L N p .y >, N ro p ] o ] - N A a m m N N ~ .C E H L O L N N > N 31 A ^ U a a bt N N O N H N - T p a C N O L N p O C 0 H L W L ] N N N H N O O a T C N U '•C -N p ] H .N O O U H N X H T C C O ro E N +~ O bt N N F W G N 'U L bI p p N A N N N U C 3 ~•~ 3 C a~ O p C X bt C d A C > U O O y ~ u > T d p N ro H p p N ~ C ro o ~ ro a F W N o p o E > A o u .C N N ro U N A A A N A u o o O >. o F m > N u ro N w W u u N m T p bt "vi N N >, u N o F w o N m ~ N A o .~ c O+ p m u m u N M v N O N Y L N N N '• 'O N O N E w U p N N L U N E 'O > W H O `e"' N C, A N U O U 3 3 0, u N ro m o m - N ~0 0 o p p N p u ro O O „;~ ro u N O X a (~ C C U N N N d A H N A H N a 3 W ro o ~.+ A N T ro T N „ U N LL O C L ~N O U' N S U H - N O t N •O N L O p Y - d •• H N N p O L w ~ y] y p N .N N 'O ~ N ^ O L 3 L N N U 3 It E U > H N C G `C -~ O m O L O N U' ro o N ~.~ N N o 3 ro m N o m p rn A +~ u T E w N 'i W A d U F N .C F] 3 N N OI N C. W N O p O p u W W > w ..i a N p A O C M N L N N GGG3 N T G H C O ^ O (y~ ) Y a O N O E u > yV' G E N E ~~ N ~ O ~ W ~ O L N T 'O L- N > ~.i H S A N H SI U N U N N ry C U ~ N w L ~ L ,G a W C ..1 y „ > O ~ N U O N ] N ~ D N p 'O U N O N E A W N p p b n U 3 ~ 0 W N X Ny a L x p U M1J ~ C a N ?.' .Ti pN N N O N > a C O b' Ipl Nyy N F. N N 'NO N (pl C N N W m i X u •-~~ O E N A N A Cf ~ H m A 6 •00 A ~ A tNi W a~ o o .C u G +~ C C b N A w L T u A A A ~ X N 4 A .3 F m ro X w bt W N u F H >. L N N O C A p N N L N U .C p -a. N b - N w C A b Fr Cj pN, u N N p N N u N N N N O F O L s A ~ % M .+ N +~ A M / X p N a m A Y .K N O N O N N N N O p N p N N w H ~ W ~ H _p H N .C U p p 3 L W L N N d L U A N u 3 ro o c ] E o N ] A w .+ N E U N N u o N T o O E ] C M A +' o ro - p A o C m ,C p A T O O N L C N N N ~N U X W T N .C C L M1J O p 4 N W Y. VI C (i N C u y E N ] C U N O p L O ~~1 N p N C X O C o ~ N •O ro U N w A N H p 3 F aa p N C N O T A X N 'N p E N N P A b ro '•+ +~ N ro cf o F F N N y L H G 'O N L U N L ~N U U L d U N T H N N Y p ~N N N U •1 C N G 'O k O 4 T W - U X L U N C N .C N N O N C O p U N N p L N N O N d O L 1r U a N W E a N .G U Y L C N ] U H •O ~.1 'N 5 W p d <t O w p E a o 0 o OJ x / A o 3 a 3 u U O W C O~ L ~ >~ N N U N W d O N W U b O cT -] N G N N 3 N N W ~ C W C C H >. p Z A Z~ - QCi U .C ~ N N -.N ~ b~ C N .C .0 N O O O H W n~ 0.' +n N p U H U N „ E U H 4 CC w C N 2 N 2 " N -•+ o w E L o H a .X L „ W U " W N V) N ~ 'O L ,C O L L N u O W p y C Fj V1 Fj H > •• N O1 N p 3 O L H W N H L > W O ~`~ N W O N ] a H L A N J 3 W d W v .al W (aWaj E 'C ~ ~ u d X .Ti C N p V F b M N ryW' N O p O h W O 5 L 3 „ W ,C p u O U p d p V N N >~ Q A T C N p ~ W W N M1S a '~ O H ,C N A O U ro Cj N L N ¢~ .+ p W N fA W ~ G d W C Ot 9 u ,C d O x .i J 'O C E H !L x p a C F ro N .i O > b w u > m t,. E ~ u c~ m > p 3 ro T W N p O ~N W O U 'O N D U u N d .-1 N N /~ ro ry ~ Y U t] U U N N H Z' N ] H U 4 .C H E F U ..i .. N V NNC O O N a a N U O U > ~A .y ~ N u p W ro T N o U ~, 3 T w .. O v N CC N C N T A N A p x N Y lC H N N .+ ro u Q5 N U O U 3 G (L Y w „ A N N j ~ u ~ A N H u w N L ~ N A d N D w ] ~ p [y p ] p ~•~ U 'O O O C H N N O O L d O ] O L Y H G M N p O .C A 3 ro +~ 4 +~ d T W p N o W a ~ 3 U 0 N N ~ G p za O N W N r b N o > U 2 rv zz$H a h a F H O N N ~ N .n C o a H N W N VI p H N o> U '~y/2 N S a w W L E H O 0 ti ro b Sn N W ~ > - O N L O w O N N G N N V ..fii •C N N w 3J .C N N ~ C1 'N F 'J L ~ O L C L C V ~ N WWW „ N O O - H ri O VI O H O 'O E W .i u N H bl L ro U O O w N N 41 U „ .~ .O rt ]X „ N .i L ~ U N O N w H A W C - N >i ' u G ~ C u L U C C b W C L X V N H H N N N L U O O ro N ro H F 'N q H N H 3 O N ON Nro O >~ N E F b N L V ..i y O yNj V O H 'O U E ~O C C V O L N - a N EW w N - ]N U '.1 N ~ T ro N u N n D C CN k F ro ? N C U G Y 6 M w ~ H N H F N ] H01 F .Hi ~ i u L, N ro ~ E a N b ro X U a N V V F V N 'N F W V L L EE iy rt F 7 O u F N H U H N N E N N E w ~ F u V C~ u H p u N O ~N ] y {V ,y o > O F H N 'N £ b U 3 N O N d H U b Y O u W N fi v H ~~ 'UI 3 - T C ~ > 'N F u v a H x x F o H ~o v 'N fi u ro v N bt w H U u X N .+ ] ; w H ,H q O N .H d N H ] W W ro rt N C O ro O H w O N N F H N a H O b A ; H F b ~+ C >, b F H V N L N .G b F 'N U y, N a ; F U '.i `CO U ~ O .N G H 3 W O u H H N O la N C N H N w G N W N W N tf F ; .. E L N /C U L N F 'N .. SI >~ N W N lh N N N N 'N q > Y o ^ F G o C z 4 L N N L N F " 11 ri N Ib L N ~ R{ C H b N U1 G U X H H H F d H u ~ N h h ~ N H N O L F ; W O O N N N E N O >~ N - L C U ; W N N O .] 'N >. O ro ro W G > N H O 4 (rM]' U U OI ; G H N ~ ~ N N w N N O ro .C O a L G ^/~ L H O ~ „ u N ] H F u Y U ~ y C N O O ro O RI O ~ Y C N O lJ N G A O X W OI ro -N H Y O d W N ro ro ~ L >~ >~ n ro W b 3 bt G y N W U 3 W p: .y L N W H Y w ro H N E G [P N UI N rl F N '~ 16 P.' O H .N H a H N H U N W ] N 'N L N ^^ ro A H O ~O N N H E 'E ~ _ W U a W O N N V L N W O E Ti b 5 H -N a W >i ~ >. - H 'N N u ~ W F w O O H ] n ~ u ] .. a n ., N ro N v ro u A v u u o O A O N N U N M F N C 1•~ U C .C U >~ ] N L N N C Ol ~6 Y M O L 'N O L N~ a A u u b C „ 3 G G .i .N G M „ u N 'O .N N H W N A N O 3 ' O ~ N X C w H ] > ] N N ] b U ] N~ O fi F - H O 'N O N -N O W a O C ~N a Y y E. L U W p a U L Y N F EE >~ N O U H ro C ~ N W N N U b U N N a W ro A w o v a 'N a v C N x w v a F ~ E s F w L O C M H N F H H ro £ N ~N N rl Y U N W Y 0 ei W C b o a H N W bt N N H N a O > 0 zM H L d E F H U °a 0 n rv n v ~n w {- m m o .y rv wl p ~n b ~- m m o N rv m C n N .i .a n n .a .i .a N N rv rv ry ry rv rv OI L ` T ] W c ] c . A O O O C N N N C ti ro A u H U N N N H N O H H u b 7 O - b ~ L b LI 'U N N E H -N N N N F N T „ O ro ~-{ NG N N U~ ] N > O N L N A 16 N L N ~N G -N N L C N N N F U N X N H G. r £ O A ~ N N N N .Y W „ ~ O U X N L U U N F N ' N > N >~ -N C O H -N ~U N W W N W U b A bt N „ W N RS N .N L N W u b Y a N ro L ] y - F 4 O H N F G Y G U N fi W N w N y N A b 'N Y >~ O H O V N H 'N H ; .+ N W O C N U C ~ >' j~ H N L N O n o A . U . U . 3 W 3 ; N N L N >~ ~ L „ N U N 'C L > L b1 N W W H L W O V H W H N N G $.' ro b N b 'O G u fi O 'N Y >~ U ~ A L v H H N 'N A F m A C O ~ ..~ a G N C Y rt > 7 to O w b Y w N u ro H y b 'N b H W u C H W C o U Or ] > G N H N ~O G N O -N D N N U tf p ~ C ~ '% £ C N H -N F S: N H VA- O H G Y >~ W N G O ] O O L N N U L Y ] N O ] O O ] O U W - ~N U 'O H N N N W N OI O ~ C ] N H Y .-1 W bt a „ .C L ,G N N N F U W N O F H C ~ ~ N H fi N W V H L ] N L X A O H N X N N OI ; ~ .G O G N y N -N N ~ G' H W v 'O G O. ro > - N C N E C W X a ; IO H F 'O 'N ~ ~O J N F O U N W H 'U O N N O .G y Y H N L C U ro E E ~ d O L F E li F ~ o o X M b Y G a X U C U N E U ro 7 N u L U N Y ,y m C N L M H O W ~N U N ' " ^ E N ro H N N 'O .N A ] N W .. N L H H N w ] Ot ,c 3 „ H .4 o V O, VI q ~N M1S N O N ] m O C H N G b Y G A O N ~ L ~N C L H N ; O N 01 H O U N V G A >~ # N -N N dt N N U H H G a W ] d. H -N N '~ L ~ F J N G N O T 'O O U' O W N - „ L „ ~' C b N b G H ~ ; >. H F L w C N .y v G v F ~ >~ Z O O ~ N v X H W ; ~ N >. C C O N H N L O H H L „ ~ bt ro O G F H O K. C ro O O W bl .L -N W 01 O N L L O O D d - ro A H „ U U p O w N b b O ~N Q N G N C M E V L L ] N ~ Y N a C N L {!' H N H L L >~ L O N E U N ~O ~O G N ~N U N C Y y ' O ~ N H 0 G ~ > N N O O . T . O O H N 'p Lei R4 N - x W N T T N V L U N L 'O N N G V b H ~ L N N ro E O „ i rl rl L ~ N N 1f N N N O b yy tf W H N H a - ~ ~ W Y u b ~O b ~ y T C G G N 0 S M O N tT N ..1 'O u b' . i i . L W N O ; L q U u. C - U N „ C H U N N L N i U F ~G rt 'w A ~N W U N £ U A L ] E v `(.~ C 16 N U m v N v F - L N Y N ~6 O N W N N }J N E N G N N H U N >i ~ ; q C H ro ~ Y W ] ] N O N .N F ,C N 'N .N A N N O .C N a .C 'O O O N U 'O w L L F 'O £ ; N N .C N t4 n b wt to ~ 0 m o . y N m c ~ b r m m o .y rv n an in o m E G u N F C O W O U U N ~ '6 C N U O N N V ll ~`~ A o N b 3 N d w C N Y m b~ O F u G b N d O O O M m b~ ~ L 'O N W Y V H 01 T ~ U N a G H L N W N •~ C O 3 d v G H N O H a O b N O U N u > N 'O ~ A G N .ti o D W H u N o T d ro O G X '] N u H U C A u b b H N H F a 7 H O F E b ro G N u G H x o N H V N N N 'O L U ~N U ~N U N N N L F V d' O d H 3 L C y N X N N Y dt N N V O N O N O .C U G W U ~.i - L w b N ro u b N u N U b• N 7. O Y N E N E L u w F L G ti N u d C F CB E~ ~ y u O b u u •O N H -•i H O ° N n G E p) N V H N •O N d L H D E F T H G N U O N - „ N X N U N N O .Z a H U N N H O b b L O G d W G F H b H O H C L N 'N N C u a O W u L ~N U H W 4i H p Q O ~i U F N V O .N U F .C y G W N ry p L U H V T V Y 'O y tS OI N U w p A O N b H H - O N a b C at D a C N „ N C H H U F C G b N E V N a H N O ro H N rt O H A W H U O Q N 'O O N N C 0 F U U d H ~ ~ N W E b N O b N d U - U b N N > O H H U E N N H '•i 'N X N N N N L T O U N W U N O N N C G U - U N N U $ N U N C N .G W p F W N Z F O b C N N .s E F V N C O E N D d H M O u N ro b b G N - 'O r^ m z 3 N N b W W V U rt A „ U O G ~~ u 7 N N H N E •• .N `~ H UI V ri ~i w L N N L L L U N N N - o w N + w o F N N D m b~ u u u o F ~~ ~ N (~ C h w ~H N > N u '0 G bt 3 G N H ro 3 W y ~ Q o W v m A ro o o C 3 'ti N ro +~ N T > u t ti b' N D F E E u N C C N H b u H d E ]] ( ~r ~ N i N ro N rn G ~ W H F O H F u N U u W N > 2 O H X U L . -N A W U }a C 'N „ N N L U w H w' N H O N H C 3 N W L 11 'N U -N U H L N H N W L N O G d ti N F O ro b N b d ~ X U Q H W VI r i N E 1 Oi N N L C W 'tl N N b1 N ~ N O H L U N G -N C ~ K H 'y '~ O H ~ N E Ai 4 H N „ L 3 L u N E H W $ F U O C O a d N Y M O F V . U H N z T O p ~ H a -a H y u rt rt U "~ H h C G P v u H ro F G F F x H O O H N -N N N C F O V G N N U M W {y N x 1i N V N W -N ~ O H H O L y N L N H O N L ~ N F L ? . ~•1 L ~ N ; N 3 N m b U b W F U b d t G U H N T N N O G U F W -N V 'N ~N a G b N 11 F N N -~ OI W N W L x V ~ N N y C '[S U N L O ~p R. U rn L H rt U N O - N N N u u O y d O ro .H b F N N w F .i H -N F H O b u N Q N d ~r d L H m O y N N b V L G •-~ a G G ° U 'rotl G N o U N H N p ~ 3 S w N d H '^ H o' y v w v 5 C O y ryJ G 0 u u C 7 O U ~ F ry L L 0 ++ H ~ T a v D v E uE H ro 7 O 3 7 O " w C9 j Q z w w H z w h + .~ U ~ O V ~ F u G O y ~ y E E u O ro N x ~ o u N N G •O c .W H C O N N ~ u ~ H u ro L U N p 3 .. W H w c+ o W W ~ C ~ L E ro H v ~' H C w x N rJ N G ~ m E OE U N +~ C v E EO u >. G 4 T N x o C O pl „ E o u ~ V u C ~o rn E H N 3 b X o ~ z w n w w H w W L O U G ° L „ a a Q d N w ~ N rv H u U avi .C ° ~ o Y u u m v H L +' 3 C O O E m H N b O O o i 7 L ~N ~ N d v 7 ~ G o ~ -o G O U D c N f O ~ m m T N b H ro a W N N ~ y H w N o U .Ti m i u b u W 3 ..i C N N N 'O C y n L u H H O U U m i u U H 41 O u .. w a > Q W W w `L w h m H yroj W H d H ~•~ ro ~C L y 'O j o O W ~' u2i 2 w h C W H w w L~ O U ~ N o 'L o E O 3 H o C ° U O E •6 N C A E O u v x" C O L O E D v C .O~ Fi O U m a A P O H w .. .m. o w O o m m H Y~ u C N N U u ~~ s y N > H a a ro o u N -•i C o i E E O ~' .. m o W (7 o m K qHq T U v L O U 'O C m E E o N ll O a~ ro N o 'N' y u 'N a a W w b C N N H C U U N L F u N Q y ~N E N a v N '.U N G O -U ro O U v F L v o H a N U ro F U .i .+ U C ] O U C 3 E ' G O U N „ N a Qa G -W b N c o 3 H y N H ~N w N O 'N o E m .oc u O o o, a ~ N G H a .y N N .~ c ro y N O a L a a~ N .Ti N N .°i o rn " N u u u N O H d N L L U ro y E°+ N L y T A ro W y a •O N N ro v O U N y v o ~ > C w u N u VI N F u O O m N w u ° L u N a N H F y 3 ti 0 rv N N N ~n C N Ha v m rn N b H 'i .i o> U 2 N 'j$H. m Q R a a FoH O ~ T 10 C N N Si N L E N O A W U C C m O N SI w u H N O b ~ ~.i N u EE u A d L A N H m L ~ N M 7 O A m y L u H ~ d O F G G N b +~ la ~ A d N L ro L C d N .a O O .N w E A ~ O L O U 'N C - „ Y m ~ W H W A W W N '`l ~ O O N C m L L L ~.1 O ~ W ~ `~ W \ •O r O A •O N y m V b ~ - N ~ O L O L f1 QI N (•' O N O 7 N C N M N O O T W VI m C 'S L •j O U G .G O O 3 N •U u Ot u O C 3 O 'N O U O. L ~ ~ E ~ .•~ C W u O O ~ N M W T 'n N '.i L - N o .C E Fi o L W E >. }1 O d N N 7 O ..i L E .Y •O d d N A u N H N Y (•' Z J N W u C O U O U L N L N > O U ~ .r C '.i 0 N G C N .-~ 'U N 4 rt U H O L ~N N O N q L ~.{ G A L N f.' m N .i C O O d' A F N d. m G N C N G U O 11 N 'N H U C. H ti W A N d C N A N u N N N A N ro N- U O u N C U N N - O ~y F E m u C b A +~ A u O ~ u ~ d .. u u .1 O o L 1N ~ U C C H N N w U A m X N U C Y A N N ~ U O J A ~ N L A O C 'O ~ O O O y C h N F ~ y o C. 3 u N u 3 tP E ~~ "1 W N ~ U L Y u W N O Y a •• U O N U .. ~ y ~ H z O N „ L N O L N U m N } ~ Q F C S'• H N L c Z. ~ N G H W C y ro m u N q ~U ~ w F ~ K W G .y y C A N N ~ W A u N ( N A A N N (7 O L N Z V ~ m N H N ~ ~ E ~ H ~ C p N H H O X - t O > .C E Vl •O N N F q O a E O O m d 7 ~ 3 N W' LH U H M' m - U N 'O 'O N G N E N W ri O N O i ' F L ~ 3 LI H 4 d G ~ H ' H ~ ~ „ N •O O O - O ,C A . H F O O Y. q m p ~ A O µ 1' T C L O 3 ~ N E ; H O In L U L U V ~ N O .C a L SI L U ~ u 2 ~ b W L m m H N 'h d .G C N H m N ~O C L N .N O W D C N O C }i E N • ~ m ~ H N Y H O 3 H W C T N u L N V C O C O E E N ~ N m N C A N m O m -.i A C '.s ~ o U 'n O N N O C C / N N L u U N U N d q A A W U r C ~ d L N ~ N p , E 3 E E ~ O 4 O r4 m u v m O m C ~ m ro C N U N A L u o m m N C C .i .~ u u u N N b ~ d > ~ v ro u 3 w u u w v > v .E. L N n ~ E N d U A soi >. u qa .i .~ q m bt ~. Y C N m ro 7 N N L W 7 U O A m ro L e1 ^~ Y 4 N N N a N v v ] r b L O N L O N H ~ a a v U aAi A w u O O W L N u y u ro N N d N u o H L a v • 3 A L L N b• +~ G N U C H n m w N L N N N N F L 0 N X F Y L y N v u N C N A U pN N m C N a N D m L N v A m L ti bt G L N ~ H N C . + u 3 N O E 3 . i N O P. C' O N - C N o H N ~ ~U L 11 N .1 W N N N ro ~ u '^ ~ F O A u > ~ o v u v ~ o w u w k w v v N 3 R1 .i N u a v ~ 7 3 s i ' i o ro ro 3 Pa A O N m N rl u W N m H N b .N N O C N O L Y ~ ~ E 3 L G H H 7 L O H O L L C1 U U O u W W a v i A N v a c v o w N O H H m N N O N !~ N A N W N L_ O N .q C C E 3 F O L A E p~ L O N u N U N N m W G 7 G U A H '6 N o C ~n O N „ !~ L u v u m A ~ ~ U L a N A a N N ~ o u M u w 3 0 N N v ~ N O .] H N ur m m m H N O 7 ~/zyN ^/~ m a " a h u E H O ~] N N ro N a u m v v ~ w L - O W C u N b n o C ] N ro u VI G N U L N N b b C C o v o ti ro a ro a u e N N ro ro N w w 7 A N C L b A O N U .i L U w u C a A N ~ a E u u m ~ H S W ti T O N H N U A G w 9 E O O N N W O v w u E >+ tl N C O 'O ro +~ Q A m L „ b ro m r C 3 ro ^ u N H 2 N 'p N 4 w m 3 y o f F -N O w w L N W N u u A A ~ N C L N a 7 N Q U E 3 N N N N ro ~n G ro o `' r d y ~ N ro N O 7 u zN ti m ~x a fn L O H Q u O a N ," ~} TOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT s aat 9 Meeting Date: blay 12, 2010 PREPARED BY: Jennifer L. Savage, Planner ' jsavage(a,losgatosca.gov APPLICATION NO.: Architecture and Site Application S-10-007 Conditional Use Permit U-10-005 ITEM NO: 3 LOCATION: 320 Village Lane (southeast side of Village Lane, approximately 450 feet south of Highway 9) APPLICANT: Sunnyhills Studio/Amy Nunes PROPERTY OWNER: Bazca Partners/David Kirsch CONTACT PERSON: Amy Nunes APPLICATION SUMMARY: Requesting approval to constmct an addition to an existing restaurant (Manresa) and to modify a Conditional Use Permit to operate with full alcoholic beverage service on property zoned C- 2. APN 529-04-048. DEEMED COMPLETE: Apri126, 2010 FINAL DATEfiO TAKE ACTION: October 26, 2010 RECOMMENDATION: Strong Approval of the Conditional Use Permit Soft Approval of the Architecture and Site Application PROJECT DATA: General P1an.Designation: Central Business District Zoning Designation: C-2 -Central Business District Applicable Plans & Standazds: General Plan; Central Los Gatos Redevelopment Plan; Commercial Design Guidelines Pazcel Size: 14,250 squaze feet Surrounding Area: Existin Land Use General Plan Zonin North Commercial Central Business District C-2 East Pazkin Lot* Central Business District C-2 South Commercial Central Business District C-2 West Commercial Central Business District C-2 'Single TBmily residential uses are located to the east of the pazking lot. Attachment 4 ~ i Planning Commission Staff Report -Page 2 320 Villaee Lane/S-10-007/iJ-10-005 May 12, 2010 CEQA: The project is Categorically Exempt according to Section 15301 of the State Environmental Guidelines as adopted by the Town because the project consists of permitting an existing facility and an addition to an existing structure that will not result in more than 10,000 square feet in an area where public services and facilities are available and not in an azea that is environmentally sensitive. FINDINGS: ^ As required by Section 15301 of the State Environmental Guidelines as adopted by the Town that this project is Categorically Exempt. ^ As required by Section 29.20.190 of the Town Code far granting a Conditional Use Pernut. ^ As required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan. CONSIDERATIONS: ^ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. EXHIBITS: 1. Location Map (one page) 2. Findings and Considerations (two pages) 3. Architecture and Site Application Reconmlended Conditions of Approval (four pages) 4. Conditional Use Permit Recommended Conditions of Approval (two pages) 5. Written Description/Letter of Justification, received March 26, 2010 (five pages) 6. Letter of Justification, received March 16, 2010 (one page) 7. Architectural Consultant Report, received April 23, 2010 (five pages) 8. Arborist Report, received April 19, 2010 (five pages) 9. Development Plans, received Apri12, 2010 (nine pages) BACKGROUND: The subject property is located in the Central Business District and contains a 3,322 squaze foot, single story structure with stucco siding, metal-framed windows, and a shingle roof. hi 1977, the Town Council adopted an ordinance that required all restaurants to obtain a Conditional Use Planning Commission Staff Report -Page 3 320 Village Lane/S-10-007/U-10-005 May 12, 2010 Permit (CUP) and allowed a 20-yeaz amortization period. Therefore, the restaurant use at 320 Village Lane was required to obtain a CUP. On May 4, 1998, the Town Council upheld the Planning Commission decision to approve a CUP to operate a restaurant with outdoor seating and the service of beer and wine. Manresa Restaurant currently operates in the' 1949 building and is a two staz Michelin rated restaurant. The chef and owner of the restaurant explain the purpose of the proposed project is progress towazd the goal of becoming the best restaurant in the United States and obtaining a third Michelin star (Exhibit 5). The Michelin Guide website (www.michelinguide.coin) offers the following explanation of Michelin ratings: "The MICHELIN Guide uses a system of symbols to identify the best hotels and restaurants within each comfort and price category. For restaurants, Michelin stazs aze based on five criteria: • The quality of the products • The mastery of flavor and cooking • The "personality" of the cuisine • The value for the money • The consistency between visits Michelin stazs are awazded to restaurants offering the finest cooking, regardless of cuisine style. Stazs represent only what is on the plate. They do not take into consideration interior decoration, service quality or table settings." PROJECT DESCRII'TION: A. , Ptoiect Summa The applicant is requesting approval to construct an addition to the existing restaurant and to modify the existing CUP to allow full alcoholic beverage service. Exhibit 5 contains the applicant's written. description and letter of justification for the project. Exhibit 6 contains additional justification from the restaurant operator for the CUP modification. Exhibit 9 contains development plans for the proposed addition. The project consists of an Architecture and Site application (A&S) and a Conditional Use Permit (CUP). The A&S is required to construct the proposed addition. The 277 square foot addition will result in a 3,599 square foot structure. The addition will consist of wood siding and metal windows. The addition will be two feet taller than the existing 13' - 9" structure for a maximum height of 15'-9" from grade. The CUP is required to allow full alcoholic beverage service. The existing CUP allows beer and wine service only with meal service. The project would allow full alcoholic beverage service in conjunction with meal service. The proposed addition includes a baz 1 1 Planning Commission Staff Report -Page 4 320 Village Lane/5-10-007/U-10-005 May 12, 2010 and lounge area. The applicant's letter (Exhibit 5) contains an explanation that the bar and lounge area will compliment their existing meal service and will not be operated as a bar business. More importantly the letter notes that the bar is a service baz for the dining room and contains a lounge area limited to patrons receiving meal service. The baz and lounge area is discussed further in Analysis Section C of this staff report. B. Location and Surrounding Nei borhood The project site is located on the southeast side of Village Lane, approximately 450 feet south of Highway 9. Commercial uses are located to the north, south, and west; a Town pazking lot is located to the east. Residential and office uses aze located beyond the pazking lot. C. Zoning Compliance Restaurants aze allowed in the C-2 zoning district subject to the approval a CUP. ANALYSIS: A. Architecture The applicant explains in their written description/letter of justification (Exhibit 5) that the proposed addition was carefully thought out and respects the small town character of Los Gatos. The letter notes specific Commercial Design Guidelines that the applicant believes supports the proposed addition. The applicant also provides justification to make the required findings for a CUP approval. The project was reviewed by the Architectural Consultant, The consultant concluded that the proposed addition is compatible with the surrounding azea. He also concluded that the proposed architectural style allows additional interior height and light that would be extremely difficult with the existing structure architectural style. The proposed addition uses a different architectural style than the existing structure. The Town has not traditionally favored additions that differ in architectural style from the existing structure. However, additions that differ in architectural style are typically considered for historic structures in order to maintain the historic significance. The subject stmcture is neither historic nor is the subject property located in a historic district. While staff has concerns about the style of the addition because differing azchitectural styles have not traditionally been favored, staff offers the following Commercial Design Guidelines (in italics) to support the proposed project. Planning Commission Staff Report -Page 5 320 Villaee Lane/5-10-007/U-10-005 May 12, 2010 1.3 Purpose: ^ Provide visual continuity along street frontages. The proposed architectural style blends with the shapes of structures located on adjacent properties. ^ Reinforce the special qualities of the Town's visual chazacter. The area is eclectic in architectural style. The architectural style uses the eclectic character of the area to blend the addition while maintaining the existing structure's contribution to the eclectic character of the area. 1.4 Community Expectations ^ Variety and diversity of azchitectural chazactet that support the current interesting mixture of styles. The addition supports the current interesting mix of styles, and various and diverse architectural character. ^ Unity of design treatment with all sides of the structure related to the design of the primary facades. Although the addition is a different architectural style, all sides of the design have been considered. As discussed above, the addition draws from the eclectic mix of architectural styles in the area. 1.5 Common Design Guidelines ^ 1.S.l.b - Design with respect for nearby historic buildings and unique neighborhoods of the Town. The project is designed with respect for eclectic neighborhood but not historic buildings. There is only one pre-1941 structure in the commercial area of the block (the other commercial buildings were built between 1946 and 1960). ^ 1.5.3 - Provide a unified design azound all sides of buildings. (a) Maintain continuity of design, materials, color, form, and architectural detail for all elevations of a building that are visible from public azeas or adjacent residences. (b) Where continuity of design is difficult to achieve, substantial landscaping should be provided to screen the area. Although the addition is a different architectural style, all sides of the design have been considered. As discussed above, the addition draws from the eclectic mix of architectural styles in the area. ^ 1.5.4 Avoid blank walls and service azeas which are visible from adjacent streets and projects. The plans show a blank northern wall (Exhibit 9). The Architectural Consultant recommends high windows or vegetation to address this concern. The applicant is amenable to the recommendation and it is included as a condition of approval (Exhibit 3). Intent of C-2 District Guidelines ^ Maintain retail and visual continuity. The proposed addition maintains visual continuity with adjacent properties. ^ Recognize the special scale and character of unique subareas within the CBD. See discussion below for Commercial Design Cruideline Section 3.7. Planning Commission Staff Report -Page 6 320 Village Lane/5-10-007/U-10-005 May 12, ZO10 Maintain and encourage diversity. The addition enhances the architectural diversity of the area while respecting the existing structure's character. 3.1 Basic Design Principles -The Commercial Design Guidelines state that these principles are to be used by Town Staff, Planning Commission, and Town Council "when .. . considering the acceptability of unique proposals that vary from the specifcc guidelines. " ^ New construction shall be sensitive to the small scale of the existing environment of the CBD. The addition respects the small scale of the CBD by proposing only a two foot height increase from the existing height. Architectural chazacter and detailing shall be sensitive to the historic structures remaining in the CBD. The subject site is not adjacent or immediately near historic structures (see comments under Commercial Design Guideline Section 1.5 above). ^ Building form and scale shall be appropriate to the unique CBD subarea in which the project is located. The addition respects and blends with the subarea's form and scale (see comments under Commercial Design Guideline Section 3.7 below) ^ New construction shall respect the scale, chazacter and detail texture of adjacent and neazby structures. The addition respects the scale of the adjacent structures by proposing only a two foot height increase at the addition area. The addition respects the character of the adjacent structures by utilizing the same form of the adjacent structures. 3.7 Building Design (C-2B Subdistrict) ^ 3.7.1 (b) - A wide diversity of azchitectural styles is encouraged. The addition enhances the variety of architectural styles while respecting the existing scale and form of adjacent structures. ^ 3.7..1 (c) -Sloped roof forms are encouraged. The project maintains the existing structure's sloped roof while utilize the non-sloped roof forms of the adjacent structures. 3.7.2 -. Limit building heights. The addition is only two feet taller than the existing structa~re resulting in a maximum height of 15 feet. B. Proposed Use The new bar and lounge area lends itself to the CUP modification that will allow the applicant to provide full alcoholic beverage service. The existing CUP allows a maximum of 112 seats. In addition to the change in alcoholic beverage service, the CUP modification will result in a reduction of the number of seats from a maximum of 112 seats to a maximum of 84 seats. Maximum hours of operation will remain the same - 11:00 am to 11:00 pm, seven days a Planning Commission Staff Report -Page 7 320 Village Lane/5-10-007/U-10-005 May 12, 2010 week. The Alcoholic Beverage Policy requires specific findings for alcohol service after 10:00 pm. C. Alcoholic Beverage Policv fABPI General Policy The ABP's General Policy contains eight requirements. Although requirement No. 1 does not apply to the subject application, the requirement is discussed. Requirements 1 and 4 through 8 aze applicable to the subject application. Requirements 2 and 3 do not apply to the subject application because there will be no entertainment. Requirement No. 1 states `the Town shall continue to strongly discourage new applications for stand alone bazs or restaurants with separate bazs.' The proposed baz and lounge azea is not proposed to operate as a baz business. The applicant intends to use the baz as a service baz to the dining azea and the lounge as an area for patrons before or a$er their meal service (Exhibit 5). The restaurant requires reservations for meal service and only patrons with reservations are permitted to use the lounge azea. The conditions of approval include the requirement that the restaurant operate as described in the letter, specifically limiting the lounge and baz azea to patrons with meal service only. Requirement No. 4 does not allow alcoholic beverage service after 11:00 pm Sunday through Thursday, except for holidays and evenings before holidays, or after 1:00 am Friday, Saturday, holidays, or evenings before holidays. The maximum hours of operation of 11:00 am to 11:00 pm comply with this requirement. Requirement No. 5 states an establishment serving alcoholic beverages is subject to five provisions related to alcohol service. The Police Department has discretion over two of the provisions in Requirement 5. The Police Department has reviewed the proposal and .concurs with the staff findings and recommendations in the report. The subject application meets requirement No. 5 (Exhibit 3). The existing maximum hours of operation aze 11:00 am to 11:00 pm. The maximum hours of operatlon will remain the same (Exhibit 4). Requirement No. 6 requires the deciding body to make the following findings to approve an application to serve alcoholic beverages after 10:00 pm: 1. Late night service will not adversely impact adjacent residential neighborhoods; 2. The applicant does not have a history of complaints and on-compliance with local ordinances or the Alcoholic Beverage Policy; 3. The applicant has demonstrated a cleaz benefit to the community. Planning Commission Staff Report -Page 8 320 Villa¢e Lane/5-10-007/iJ-10-005 May 12, 2010 The restaurant is located approximately 85 feet from the neazest residential structures. Additionally, the restaurant does not have a history of complaints. The applicant offers the community awell-known Michelin star restaurant. Staff believes the applicant meets requirement 6. Requirement No. 7 defines a meal as `a combination of food items selected from menu.' The applicant's letter included as Exhibit 6 asserts the patrons in the lounge will be provided the full dining room menu. __ _ ___ __ Finally, Requirement No. 8 permits outdoor seating areas if adequate separation from the public areas is provided. The site contains adequate fencing and vegetation that provides the required adequate sepazation. Staff believes the applicant meets the applicable requirements of the ABP. Specific Policy The Specific Policy has two requirements that address alcoholic beverage service at restaurants. The first states "alcoholic beverages may only be served with meals." The second requirement states that "meal service shall be available until closing." The intent of the Policy is to ensure that food will be served in conjunction with alcoholic beverages. The applicant explains in their letters (Exhibits 5 & ~ patrons aze provided the full dining room menu in the bar and lounge azea. Staff believes that the proposal is consistent with the intent of the policy. D. Traffic and PazkinQ A restaurant without a sepazate bar requires one pazking space for every three seats. The property is located in the Parking Assessment District and has 28 parking credits. Therefore, the restaurant will be limited to 84 seats, inclusive of indoor dining, lounge, and outdoor seating (Exhibit 4). The CUP modification will reduce the maximum number of seats. Therefore, there no aze traffic impacts. E. Conditional Use Permit Findings In order to grant approval of a Conditional Use Permit, the hearing body must make the following findings: (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; and (2) The proposed uses will not impair the integrity and character of the zone; and ~ ~~~ ~ ) Planning Commission Staff Report -Page 9 320 Village Lane/5-10-007/U-10-005 May 12, 2010 (3) The proposed uses would not be detrimental to public health, safety or general welfare; and (4) The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. In regards to finding one, the use will continue to contribute to the Town's commercial services desirable to the public. In addition, the use will maintain swell-known Michelin staz restaurant in the downtown area. In regazds to the second finding, the use will not _____impair.the_integrity of the zone since the use. consists Qfa commercialuse_consistent with the uses allowed in the Central Business District. In regazds to finding three, the use will not be detrimental to public health safety or general welfaze because the use will comply with all code requirements and conditions placed on the permit will mitigate potential impacts. In regazds to the final finding, the proposed use meets the objectives of the General Plan and Town Code as discussed within this report. F. General Plan The proposed use meets the goals and policies of the General Plan listed below. Staff s recommended support for the goals and policies is italicized. • Goal L.G.5.1 - To provide residents with adequate commercial and industrial services. The proposed use continues a commercial service for Town residents. • Policy L:G.5.1 - Maintain a variety of commercial uses (a strong downtown commercial azea combined with Los Gatos Boulevard and strong neighborhood commercial centers) to meet the shopping needs of residents and to preserve the small- town atmosphere. The proposed use continues a successful commercial service that contributes to the variety of commercial uses available to Town residents. • Policy L.P.5.6 -Encourage development that maintains and expands resident-oriented services and/or creates employment opportunities for local residents consistent with overall land use policies of the Town. The proposed use maintains a service to the Town's residents. • Policy L.P.6.1 -Encourage the preservation, restoration, rehabilitation, reuse, and maintenance of existing buildings. The project will result in an addition to meet the applicant's goals while maintaining the existing building. G. Redevelopment Plan for the Central Los Gatos Redevelopment Project Area The Redevelopment Plan contains a Redevelopment Land Use Map that designates proposed land uses to be pemutted in the Central Los Gatos Redevelopment Project Area. The subject property is designated commercial and, per the Redevelopment Plan, shall be Planning Commission Staff Report -Page 10 320 Villaee Lane/5-10-007/[J-10-005 May 12, 2010 used for the general commercial uses set forth and described in the Town's General Plan. The proposed use falls under general commercial uses. H. Environmental Review The project is Categorically Exempt according to Section 15301 Class 1 of CEQA as adopted by the Town, which exempts permitting projects consisting of permitting an existing facility and an addition to an existing structure that will not result in more than 10,000 square feet in an area where public services and facilities aze available and not in an area that is environmentally sensifive. PUBLIC COMMENTS: At this time, the Town has received no public comment. CONCLUSION AND RECOMMENDATION: A. Conclusion: The Conditional Use Permit (CUP) modification will enhance the services of an existing restaurant. Staff believes the project meets the requirements and intent of the Alcoholic Beverage Policy and that the findings required for the CUP can be made. The Town's Architectural Consultant and the applicant believe the addition is compatible with the existing building and adjacent structures. Staff has concerns about the style of the addition. However, staff believes the Commercial Design Guidelines support the proposed addition and the project satisfies required considerations for an Architecture and Site application. B. Recommendation: Although the project meets the intent of the Commercial Design Guidelines, staff anticipates some concern with the proposed addition. Therefore, staff recommends strong approval of the Conditional Use Permit and soft approval of the Architecture and Site application. If the Planning Commission finds merit with. the proposal, it should: 1. Find that the proposed project is categorically exempt, pursuant to Section 15303 of the California Environmental Quality Act as adopted by the Town (Exhibit 2); and 2. Make the required findings as required by Section 29.20.190 of the Town Code for granting approval of a Conditional Use Permit (Exhibit 2); and 3. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture & Site application (Exhibit 2); and l 1 j Planning Commission Staff Report -Page 11 320 Villaee Lane/S-10-007/CT-10-005 May 12, 2010 4. Make the required finding as required by Section IV.B of the Redevelopment Plan for the Central Los Gatos Redevelopment Project that it meets the use set forth in the Town's General Plan (Exhibit 2); and 5. Approve Architecture and Site application 5-10-005 and Conditional Use Permit U- 10-003 with the conditions contained in Exhibits 3 and 4. If the Commission has concerns with the application, it can: 1. Approve the application with additional and/or modified conditions of approval, or -- :- teeny a application.-_-- ^~ ~ (.~/~7~,~ of ~ /~cz~n,~~ P ared : Approved by: `~~ Jennifer .Savage, CGBP Wendie R. Rooney Planner Director of Community Development WRR:JS:cgt cc: Sunnybills Studio, Amy Nunes, 1268 Sunnybills Road, Oakland, CA 94610 Bazca Partners, David Kincb, 320 Village Lane, Los Gatos, CA 95030 N:VDEV~REPORTS~2010\V illage320.doc This Page Intentionally Left Blank