Loading...
HPB 12-06-07 °� AGENDA HISTORIC PRESERVATION BOARD MEETING 44 4# CITY OF DELRAY BEACH Meeting Date: Thursday, December 6, 2007 Time: 6:00 P.M. Meeting Type: Regular Meeting Location: City Commission Chambers, City Hall The City shall furnish appropriate auxiliary aids and services where necessary to afford an individual with a disability an equal opportunity to participate in and enjoy the benefits of a service, program, or activity conducted by the City. Please contact Doug Smith at 243-7144 24 hours prior to the program or activity in order for the City to reasonably accommodate your request. Adaptive listening devices are available for meetings in the Commission Chambers. If a person decides to appeal any decision made by the Historic Preservation Board with respect to any matter considered at this meeting or hearing,such persons will need a record of these proceedings, and for this purpose such persons may need to ensure that a verbatim record of the proceedings is made. Such record includes the testimony and evidence upon which the appeal is to be based. The City does not provide or prepare such record. Two or more City Commissioners may be in attendance. I. CALL TO ORDER II. DISCUSSION AND ACTION ITEMS A. Forward a recommendation to the City Commission for City initiated amendments to the Land Development Regulations (LDRs) for Ordinance 38-07, which intend to clarify the current regulations, provide parameters, and define compatible development within the historic districts. The amendments are based on recommendations provided by REG Architects, Staff, local architects, and City Advisory Boards relating to concerns over the level and type of development affecting historic preservation efforts within all five (5)of the City's historic districts. III. CERTIFICATES OF APPROPRIATENESS A. 16 South Swinton Avenue, Old School Square Historic District, Dharma Group, LLC, Property Owner; Beatrice McColpin, Applicant. Consideration of a Certificate of Appropriateness (2008-036)for the installation of two (2)signs. B. 203 NW 1st Street/103 NW 3rd Avenue,West Settlers Historic District, Bryce Newell, Property Owner. Consideration of a Certificate of Appropriateness (2008-039) for window replacement on a non-contributing structure. C. 302 NE 7th Avenue, "Hartman House", Individually Listed, Peter Canelo, & George Risolo, Property Owners; Weiner&Aronson, P.A., Authorized Agent. Consideration of a Class I Site Plan Modification and Certificate of Appropriateness (2007-043) for window replacement and exterior alterations on an individually designated structure. D. 135 NE 1st Avenue, Sands Terrace, Old School Square Historic District, Maria Robles, Property Owner, Dan Carter, Authorized Agent. Consideration of a Certificate of Appropriateness and Class I Site Plan Modification (2007-160) for site improvements specific to parking and landscaping at a non-contributing property. E. 139 NW 5th Avenue, Hammad Shoppes, West Settlers Historic District, Amjad Hammad, Property Owner; Interiors of America,Authorized Agent. Consideration of a Certificate of Appropriateness and Class Ill Site Plan Modification (2008-024)for additions and alterations to a non-contributing structure and associated site improvements. IV. REPORTS AND COMMENTS • Public Comments • Reports from Historic District Representatives • Board Members • Staff 4. ADJOURN Avny E. AUVLWP/k Amy E. Alvarez, Historic Preservation Planner Posted On: November 30, 2007 DELRAY BEACH DELRAY BEACH � ► HISTORIC PRESERVATION BOARD I ' �'II�► 2 ; MEMORANDUM STAFF.REPORT MEETING OF: DECEMBER 6, 2007 ITEM: II. A. AMENDMENTS TO THE LAND DEVELOPMENT REGULATIONS (LDRS) FOR ORDINANCE 38-07, WHICH INTEND TO CLARIFY THE CURRENT REGULATIONS, PROVIDE PARAMETERS, AND DEFINE COMPATIBLE DEVELOPMENT WITHIN THE HISTORIC DISTRICTS. THE AMENDMENTS ARE BASED ON RECOMMENDATIONS PROVIDED BY REG ARCHITECTS, STAFF, LOCAL ARCHITECTS, AND CITY ADVISORY BOARDS RELATING TO CONCERNS OVER THE LEVEL AND TYPE OF DEVELOPMENT AFFECTING HISTORIC PRESERVATION EFFORTS WITHIN ALL FIVE (5) OF THE CITY'S HISTORIC DISTRICTS. ITEM BEFORE THE BOARD The item before the Board is that of making a recommendation to the City Commission regarding City- initiated amendments to the LDRs relating to the City's five (5) historic districts and individually designated properties. BACKGROUND AND DESCRIPTION Given concerns over the level and type of development affecting historic preservation efforts within all five (5) of the City's historic districts, the City Commission, on April 18, 2006, implemented a six- month moratorium. During the moratorium, Staff worked with consultants (REG Architects and Urban Design Studio) in conducting a series of public meetings with the property owners of the Historic Districts. As a result, the consultant prepared a revised set of Delray Beach Historic Preservation Design Guidelines, a Design Guidelines supplement, and made LDR amendment recommendations. The LDR amendments were drafted and presented as Historic Preservation Design Guidelines. The Planning and Zoning Board reviewed these guidelines at their meeting of November 20, 2006, where a recommendation of approval was made to the City Commission. Additional revisions were made prior to consideration by the City Commission and the Board re-reviewed the Ordinance at its February 26, 2007 meeting. A motion to approve the amendments failed by a vote of 0-6. The City Commission considered the proposed LDR amendments on March 20, 2007, and a motion to approve was denied on a 3-1 vote. At that time, the City Commission made specific suggestions to Staff which included review of the proposed amendments through a charrette process between Staff and local design professionals. The charrette was held in May, 2007 when approximately ten (10) local design professionals participated in a design exercise to apply the proposed guidelines to specific properties located within the historic districts. This process included a discussion of how the Ordinance could be improved. A follow-up meeting between Staff and the charrette participants was held on August 7, 2007 at which time Staff presented the modified Ordinance incorporating some of the suggested changes. The guidelines included a combination of Staff recommendations in consultation with REG and Urban Design Studio, and suggestions made by City Commission and the design professionals. These changes were considered by the Historic Preservation Board on August 15, 2007 and a recommendation of approval was made on a vote of 4-1. The Planning and Zoning Board considered LDR Amendments Relating to HPB Review HPB Meeting of December 6,2007 Page 2 of 8 the LDR amendments at its August 20, 2007 meeting and recommended denial on a unanimous 7-0 vote. The Board had extensive discussion centered on the requirements for new development to be analyzed based on compatibility with immediately adjacent structures (i.e. survey area). Significant opposition to this requirement was expressed by members of the public and members of the Planning and Zoning Board. The main objections appeared to focus on three key concerns: a perception that the requirement will be labor intensive for applicants and their design professionals; that it has the potential to impose different development thresholds on similar lots within a district; and lastly, that it would not address the unique characteristics of individual districts (i.e. same requirements for all districts.) To address the issues with the survey area, Staff undertook a complete analysis of each and every lot within all five districts. From this information, we were able to determine average number of stories, average building lot coverage and the average floor area ratio of each district. From these numbers, it is possible to generate the averages per district which can then be utilized in lieu of individual survey area figures. This methodology addresses all three concerns relating to the use of survey areas, in that all additional work would be completed by Staff; the compatibility thresholds would be the same throughout each district (i.e. based on district averages); and the thresholds would be different between districts, based on individual district averages. Staff also did a comprehensive review of the entire Ordinance in an attempt to make it more understandable. It is also noted that the amendments dealing with demolitions in the historic districts were moved into a new Ordinance which is being considered separately. A City Commission workshop was held on October 4, 2007 to discuss the status of the amendments and Staffs approach to addressing the concerns of the Planning and Zoning Board and the local design professionals. Workshops were then held with both the Planning & Zoning Board and the Historic Preservation Board in November, at which time Staff made presentations to discuss how the Ordinance was being modified and to solicit input from the Boards. Some Board suggestions have been incorporated into the revised Ordinance, which is now before the Board for action. LDR TEXT AMENDMENT ANALYSIS The primary purpose of the amendments is to clarify the intent of the existing regulations and guidelines, while objectively evaluating the compatibility of proposed new development with both historic and non-historic development. The objective criteria will help both the public and the Historic Preservation Board to determine what will be considered compatible development. In order to differentiate between types of development proposals and which regulations apply to each, two categories have been created — "Major" and "Minor." The type of development in each category is shown in the following table: Review Type by Use and Zoning District Zoning New Modification of Contributing Stn,ctureg Modification of Non-Contributing District Constructiop Structures Under 25% Over 25% Under 25%.. . Over 25% CBD&CF Multi-Fam ly Mjnor Minor Minor Minor Minor Non-Residential Minor Minor Minor Minor Minor R-1-AA Single Family/Duplex Major Minor Major Minor Major RO.OSSHAD Multi-gam ly Maiot M n rMaine Min r Major:. RL,&RM Non-Residential Major Minor Major Minor Major' In summary, the proposed amendments include "regulatory tools" to help more clearly define what will be considered visually compatible development within the five historic districts and on individually designated sites. Visual compatibility will be determined by utilizing the specified "Visual Compatibility Standards" as contained in LDR Section 4.5.1(E)(8)(a-n). These standards include new "tools" which deal with compatibility. Standards designed to provide compatibility with respect to scale of all major development require offsets in the front and side facades for larger buildings. This reduces the impact of the structure on the historic streetscape and adjacent properties. The standards also address Lot Coverage, based on the average of each district. Maximums for each district are proposed and some additional flexibility and incentives are recommended to encourage additions versus demolitions on LDR Amendments Relating to HPB Review HPB Meeting of December 6,2007 Page 3 of 8 Historic structures, retention of one story structures, and to accommodate additional development potential for lots on the Intracoastal Waterway in the Marina District. Additional standards for residential uses (single family and duplexes in all historic districts and all development, regardless of use, in the Residential Office (RO) zoning district), which are classified as "Major Development", include a "Building Height Plane" calculation to provide a way of setting back the second story wall plane from the foremost wall plane on the first story, which will provide impact relief along the streetscape. A "First Floor Maximum Height" has been added which determines that the height from finished floor elevation to the top of the beam shall not exceed twelve feet (12'), while the mean roof height shall not exceed eighteen feet (18'). Residential structures with heights exceeding these limitations will be considered and reviewed as multi-story. Two "Visual Compatibility Incentives" are also proposed for all residential development applications which comply with the visual compatibility standards. First, the "Building Height Plane" ratio, which is specified as 2:1 within the "Visual Compatibility Standards," may be increased to 2:1.5 if open air spaces (porches, balconies, overlooks with open railings) are provided on the first or second floors, with the separation provided between floors on the front and/or sides. Second, up to 25% of the front elevation may extend into the "Building Height Plane (BHP)" provided that at least 25% of the front elevation remains one-story. The width of the portion extended into the "BHP" may not exceed a width of eighteen feet(18'). Additional proposed LDR revisions provide clarification that the Historic Preservation Board has the authority to apply more restrictive standards than the maximums identified in the zoning regulations, in order to achieve visual compatibility within the City's historic districts. A new "Visual Compatibility Standard," titled "Architectural Styles," has also been added, which requires all development proposals to be consistent with one architectural style and not introduce various elements from different styles within one development. Finally, the language within the Delray Beach Historic Preservation Design Guidelines, which provides guidance towards the appropriate design of additions, has been added as a "Visual Compatibility Standard." The following is a list of the major amendments to the LDRs as they relate to review of development proposals located within the City's five (5) historic districts and individually designated properties. Where applicable, references have been included for comparison to the prior Ordinance. 1. LDR Section 2.4.6 Procedures for Obtaining Permits — Clarified specific project types that require a Certificate of Appropriateness (COA) and included submittal requirements and approval procedures for applications. 2. LDR Section 3.2.4(E) Standards for Specific Areas or Purposes—Clarified that a proposed development be consistent with specified review criteria. 3. LDR Section 4.1.4 Use of Lots of Record — Added language to grant a variance for lots of record when the lot size, dimensions and setbacks do not comply with the minimum requirements of that zoning district in order to accommodate the relocation of a historic structure, and require that significant structures moved outside of a historic district are individually designated. 4. LDR Section 4.3.3(Q) Guest Cottage — Added language that a guest cottage shall not exceed the height of the principal structure. 5. LDR Section 4.4.17 Residential Office (RO) District —Added language to the purpose and intent that the RO district is an incentive designation to provide for the rehabilitation and reuse of historic structures; and added that the parking requirement for offices may be reduced to 1 space/400 square feet when a structure exists on the property and is located within a designated historic district or an individually designated historic site. LDR Amendments Relating to HPB Review HPB Meeting of December 6,2007 Page 4 of 8 6. LDR Section 4.4.24 Old School Square Historic Arts District (OSSHAD) — Clarified that parking lots, not associated with a use, allowed by conditional use approval, must be public parking lots; and clarified that the gross floor area of residential units in a mixed-use building, shall not exceed 50% of the gross floor area of the structure. 7. LDR Section 4.5.1(E)(2) Major and Minor Development — Added language to classify development as either Major or Minor and included a table for additional clarification. (The prior ordinance used confusing descriptions of Type A and Type B development.) 8. LDR Section 4.5.1(E)(3) Buildings, Structures, Appurtenances, and Parking — Clarified application of standards to specified buildings, structures, appurtenances, and parking; added language to regulate chain link fences, swimming pool fences, and fence height; added language regulating design of garages and carports with respect to frontage, orientation, and maximum holding capacity; added language to regulate parking with respect to screening, and design with additional options to consider, and granting of a waiver request to parking pursuant to specified criteria. 9. LDR Section 4.5.1(E)(8) Visual Compatibility Standards — Clarified application of this section in its entirety with respect to Major and Minor Development proposals. 10. LDR Section 4.5.1(E)(8)(a) Height — Clarified determination of height compatibility; added language related to the height of residential uses which are classified as Major Development, including establishing a Building Height Plane (BHP); setting a first floor maximum mean roof height of 18' and a maximum upper story height of 12' from finished floor to finished floor per story; and determining the number of stories allowed, based on district averages. (Removed requirement for an additional 5'setback for upper stories included in prior ordinance.) 11. LDR Section 4.5.1(E)(80)(b-f) — Clarified compatibility determination of front façade proportion, proportion of openings (windows and doors), rhythm of solids to voids, rhythm of buildings on streets and rhythm of entrance and/or porch projections with respect to the subject historic district. (Removed references to Type A and Type B development and the use of the survey area included in the prior ordinance.) 12. LDR Section 4.5.1(E)(8)(g) Relationship of Materials, Texture, and Color — Clarified determination of compatibility pursuant to type of development proposal; added language regarding exterior finishes approved by the Board. (Removed references to Type A and Type B development and the use of the survey area included in the prior ordinance. Also removed language dealing with a list of materials for exterior finishes included in prior ordinance.) 13. LDR Section 4.5.1(E)(8)(h) Roof Shapes - Added language to determine roof shape compatibility and requirement that roof shape be consist with the architectural style of the building. (Removed references to Type A and Type B development and the use of the survey area included in the prior ordinance. Also removed requirement that roofs be oriented so as to be consistent with the surrounding area included in prior ordinance.) 14. LDR Section 4.5.1(E)(8)(i) Walls of Continuity — Clarified existing language to determine compatibility. 15. LDR Section 4.5.1(E)(8)(j) Scale of a Building — Clarified determination of compatibility pursuant to type of development proposal; added requirements for offsets in the front and side facades. (Removed references to Type A and Type B development and the use of the survey area included in the prior ordinance. Also eliminated `Angle of Vision" standard included in prior ordinance.) LDR Amendments Relating to HPB Review HPB Meeting of December 6,2007 Page 5 of 8 16. LDR Section 4.5.1(E)(8)(k) Directional Expression of Front Elevation — Clarified determination of compatibility. 17. LDR Section 4.5.1(E)(8)(I) Architectural Style — Added new section requiring that all development proposals be consistent with one architectural style and not introduce various elements from different styles into one development. 18. LDR Section 4.5.1(E)(8)(m) Lot Coverage — Added lot coverage requirements for major development related to averages in each historic district. Maximums for each district are proposed and some additional flexibility and incentives are recommended to encourage additions versus demolitions of Historic structures, retention of one story structures, and to accommodate additional development potential for lots on the Intracoastal Waterway in the Marina District. (Removed references to Type A and Type B development and the use of the survey area included in the prior ordinance.) 19. LDR Section 4.5.1(E)(8)(n) Additions to Individually Designated Properties and to Existing Contributing Structures in all Historic Districts — Incorporated existing language from the Delray Beach Historic Preservation Design Guidelines regulating visual compatibility for additions. (Removed requirement that this section also apply to noncontributing structures, included in prior ordinance.) 20. LDR Section 4.5.1(E)(9) Visual Compatibility Incentives — Former subsection 9 which states that the Visual Compatibility Standards will be further discussed in the "Delray Beach Preservation and Conservation Manual" and notes purpose of said "manual", has been completely removed. The new language for this subsection provides design flexibility and incentives for residential development such as "Open Air Spaces" which would increase the "Building Height Plane" ratio for open air spaces, and "Square Footage" which allows a portion of the structure to extend into the BHP, provided that a percentage of the front elevation remains one-story. 21. LDR Section 4.5.1(L) Designation of Historic Districts— Unified Historic District titles. 22.Appendix "A" "Definitions" — Added definition for "hardscape" and amended definitions for "Contributing Building Also Non-contributing Building Structure", "Historic Site", "Historic Site Survey", and "Non-Contributing Building" . REQUIRED FINDINGS LDR Section 2.4.5(M)(5) (Findings): Pursuant to LDR Section 2.4.5(M)(5) (Findings), in addition to LDR Section 1.1.6(A), the City Commission must make a finding that the text amendment is consistent with and furthers the Goals, Objectives and Policies of the Comprehensive Plan. A review of the objectives and policies of the adopted Comprehensive Plan was conducted and the following applicable Goals, Objectives and Policies were noted: FUTURE LAND USE ELEMENT: GOAL AREA"A" LAND WITHIN THE PLANNING AREA SHALL BE DEVELOPED OR REDEVELOPED, TO ENHANCE THE EXISTING QUALITY OF LIFE, COMPLIMENT EXISTING LAND USE AND RESULT IN A MIXED, BUT PREDOMINANTLY RESIDENTIAL COMMUNITY WITH A BALANCED ECONOMIC BASE. LDR Amendments Relating to HPB Review HPB Meeting of December 6,2007 Page 6 of 8 Future Land Use Element Objective A-4 The redevelopment of land and buildings shall provide for the preservation of historic resources. The objective shall be met through continued adherence to the City's Historic Preservation Ordinance and the following policies: Future Land Use Policy A-4.1 Prior to approval or recommending approval of any land use or development application for property located within a historic district or designated as a historic site, the Historic Preservation Board must make a finding that the requested action is consistent with the provisions of Section 4.5.1 of the Land Development Regulations relating to historic sites and districts and the "Delray Beach Design Guidelines". Future Land Use Policy A-4.2 In order to protect the City's historic resources, the Land Development Regulations shall include provisions for designation of historically significant buildings, structures, archaeological sites, or districts. The City shall conduct periodic neighborhood surveys to identify and evaluate potential historic resources. ANALYSIS The Future Land Use Element of the City's Comprehensive Plan calls for the enhancement of the existing quality of life which is evident in the proposed amendments to protect the city's designated historic areas from incompatible development. The subject Element also mandates that redevelopment shall provide for the preservation of historic resources. This has been accomplished in the subject LDR amendments by providing an objective manner of reviewing new proposals which will not detract from the historic resources (yet will be compatible with the historic development of the adjacent properties). Therefore, positive findings can be made that the proposed LDR text amendments are consistent with and further the Goals, Objectives and Policies of the Comprehensive Plan's Future Land Use Element. HOUSING ELEMENT: GOAL AREA"A" TO MAINTAIN A SAFE AND ADEQUATE SUPPLY OF HOUSING BY PRESERVING EXISTING STABLE NEIGHBORHOODS, STABILIZING AND ENHANCING NEIGHBORHOODS THAT ARE IN TRANSITION, AND RESTORING AND REHABILITATING NEIGHBORHOODS THAT HAVE DECLINED. Housing Element Objective A-10 The City shall support the conservation and rehabilitation of historically significant housing, especially where such housing is an identifying characteristic of a particular neighborhood. Housing Element Policy A-10.1 This objective will be implemented in accordance with the standards and criteria of Section 4.5.1 of the Land Development Regulations, Historic Preservation Sites and Districts. Housing Element Policy A-10.2 The City will promote the use of historic designations as a revitalization tool in its preparation of Neighborhood Plans for those areas which have a significant inventory of historic structures. Housing Element Objective A-12 To assist residents of the City in maintaining and enhancing their neighborhood environment, the City shall take steps to ensure that modifications in and around the neighborhood do not lead to its decline, such as those described in the following policies. Housing Element Policy A-12.4 The City will provide planning and technical assistance to implement neighborhood-supported initiatives aimed at preserving the character of existing residential areas. Such assistance may involve the formulation of regulations that would limit the size and scale of new LDR Amendments Relating to HPB Review HPB Meeting of December 6,2007 Page 7 of 8 homes to be consistent with existing structures within a defined neighborhood, and analysis of the housing inventory to determine if the area qualifies for designation as a historic district, and similar measures. ANALYSIS The proposed LDR amendments comply with the Housing Element as noted above in that they will further strive to stabilize and enhance existing historic neighborhoods. The historic structures are the identifying characteristic of the five (5) designated historic districts. It is also evident that the protection of such areas has assisted in their revitalization which is continuous and on going. The mandated technical assistance, noted above, has been and continues to be provided by the City to its residents, including those residing in designated historic districts or individually designated structures and/or properties. Therefore, positive findings can be made that the proposed LDR text amendments are consistent with and further the Goals, Objectives and Policies of the Comprehensive Plan's Housing Element. Coastal Management Element Policy B-2.1 The Marina Historic District shall embrace principles of historic preservation and economic development in a sensitive and blending manner. See Objective C-1 for the specific implementation program. Coastal Management Element Policy B-2.2 Individual historic structures shall continue to be designated pursuant to the City's Historic Preservation Ordinance. Coastal Management Element Objective C-1 The retention, rehabilitation, and protection of historic resources as provided for in the City's Historic Preservation Ordinance shall continue to be applied in the Coastal Planning Area. The Marina Historic District shall continue to be redeveloped with a sympathetic blending of the demands of economic development and historic preservation. Coastal Management Element Policy C-1.1 The northern portion of the Marina District nearest Atlantic Avenue shall be developed with the active participation of both the Historic Preservation Board and the Community Redevelopment Agency. Coastal Management Element Policy C-1.2 The middle and southerly portions of the Marina District shall continue to be enhanced through the renovation of existing single family and multi-family structures, sensitive rehabilitation of historic structures, and new construction which is appropriate to the historic district. ANALYSIS The proposed LDR amendments comply with the Coastal Management Element of the Comprehensive Plan in that they are sensitive to the two designated historic districts within this area: Nassau Street and Marina. Overall, the protection of the historical resources located in the aforementioned historic districts will continue to be enforced. Specifically, the amendments address the demands of enhanced economic development and historic preservation by allowing a thirty percent (30%) maximum lot coverage (regardless of the averages within the survey area) for properties located on the Intracoastal Waterway. Upon consideration of the above, positive findings can be made that the proposed LDR text amendments are consistent with and further the Goals, Objectives and Policies of the Comprehensive Plan's Coastal Management Element. ASSESSMENT The Comprehensive Plan calls for new development and redevelopment to enhance the existing quality of life by providing for the preservation of historic resources, the rehabilitation of historically significant housing, and the promotion of historic designations as a revitalization tool. Further, the Plan calls for staff assistance in implementing neighborhood supported initiatives aimed at preserving LDR Amendments Relating to HPB Review HPB Meeting of December 6,2007 Page 8 of 8 the character of existing residential areas including the formulation of regulations limiting size and scale of new development within historic districts. The proposed amendments achieve the aforementioned goals and policies. Therefore, a positive finding can be made that the amendments are consistent with and further the Goals, Objectives, and Policies of the Comprehensive Plan. REVIEW BY OTHERS The Planning and Zoning Board will review the amendments at a Special Meeting on December 3, 2007. The results will be presented at the Historic Preservation Board meeting. The proposed LDR amendments are scheduled to be considered by the City Commission with first reading of the Ordinance on December,11, 2007 and second reading on January 3, 2008. Given this schedule, review by the other Boards and outside agencies will not occur until after the Historic Preservation Board meeting. Depending on the date of the review, the results will be presented to the City Commission at either the first or second reading. The review schedule is as follows: • The Community Redevelopment Agency (CRA)will meet on December 13, 2007 • The West Atlantic Redevelopment Coalition (WARC) will meet on December 12, 2007 • The Downtown Development Authority (DDA)will meet on December 10, 2007 Courtesy Notices: A special courtesy notice was provided to all of the property owners within the five historic districts as well as to the Neighborhood Advisory Council. Letters of objection or support, if any, will be presented at the Planning and Zoning Board meeting. ALTERNATIVE ACTIONS A. Continue with direction. B. Move a recommendation of approval to the City Commission of the amendments to the Land Development Regulations (LDRs) associated with Ordinance 38-07, by adopting the findings of fact and law contained in the staff report and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in Section 2.4.5(M) of the Land Development Regulations. C. Move a recommendation of denial to the City Commission of the amendments to the Land Development Regulations (LDRs) associated with Ordinance 38-07, by adopting the findings of fact and law contained in the staff report and finding that the request is inconsistent with the Comprehensive Plan and does not meet criteria set forth in Section 2.4.5(M) of the Land Development Regulations. (Motion to be phrased in the affirmative. See above.) RECOMMENDATION Recommend approval to the City Commission of the amendments to the Land Development Regulations (LDRs) associated with Ordinance 38-07, by adopting the findings of fact and law contained in the staff report and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in Section 2.4.5(M) of the Land Development Regulations. Attachments: • Proposed Ordinance No. 38-07 ORDINANCF NO.38-07 AN ORDINANC:F OF THE CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CITY OF DELRAY BEACH BY AMENDING SECTION 2.4.6, "PROCFDURES FOR OBTAINING PERMITS", SUBSECIION 2.4.6(H), "CFRTIFICAIh OF APPROPRIATENESS FOR HISTORIC STRUCTURES, SITES, AND IN HISTORIC DISTRICIS", PROVIDING CLARIFICATION OF THE REQUIREMENTS AND PROCFDURES FOR OBTAINING A CERTIFICATE OF APPROPRIATENESS; AMENDING SECTION 3.2.4, "STANDARDS FOR SPECIFIC AREAS OR PURPOSES", SUBSECTION 3.2.4(E), "HISTORIC DISTRICTS AND SI TES", PROVIDING FOR AND INCORPORATING THE DELRAY BEACH HISTORIC PRESERVATION DESIGN GUIDELINES AND THE SECRETARY OF THE INTERIOR'S STANDARDS FOR REHABILITATION; AMENDING SECTION 4.1.4, "USE OF LOTS OF RECORD", TO PROVIDE FOR VARIANCES; AMENDING SECTION 4.3.3, "SPECIAL REQUIREMENTS FOR SPECIFIC USES", SUBSECTION 4.3.3(Q, "GUEST COTTAGE",TO PROVIDE THAT HEIGHT SHALL NOT EXCFED THAT OF THE MAIN S'IRUCTURE IN ISTORIC DISTRICIS;AMENDING SECTION 4.4.17, "RESIDENTIAL OFFIC:F (RO) DISTRICTS', SUBSECTIONS 4.4.17(A), "PURPOSE AND INTENT'', AND 4.4.17(G), "SUPPLEMENTAL DISTRICT REGULATIONS", PROVIDING PARKING REQUIREMENTS FOR CONVERSION OF RESIDENTIAL STRUCTURES INTO OFFICF USE IN HISTORIC DISTRICTS; AMENDING SECTION 4.4.24, "OLD SCHOOL SQUARE HISTORIC ARTS DISTRICT (OSSHAD)", SUBSECTIONS 4.4.24(D), "CONDITIONAL USES AND STRUCTURES ALLOWED" AND 4.4.24(H), "SPECIAL DISTRICT REGULATIONS", CLARIFYING THAT PARKING LOTS NOT ASSOCIATED WITH A USE MUST BE PUBLIC AND CLARIFYING SPECIAL DISTRICT REGULATIONS; AMENDING SECTION 4.5.1, "HISTORIC PRESERVATION STIES AND DISTRICIS", SUBSECTIONS 4.5.1(B), "CRITERIA FOR DESIGNATION OF HISTORIC SITES OR DISTRICTS", 4.5.1(E), "DEVELOPMENT STANDARDS", AND 4.5.1(L), "DESIGNATION OF HISTORIC DISTRICIS", BY CLARIFYING THE APPLICATION OF DEVELOPMENT STANDARDS WITH RESPECT TO USE, ZONING DISTRICT AND HISTORIC CLASSIFICATION; AND AMENDING APPENDIX "A", "DEFINITIONS", TO PROVIDE A NEW DEFINITION FOR "HARDSCAPE", AND TO PROVIDE AMENDED DEFINITIONS RELATED TO HISTORIC PRESERVATION; PROVIDING A SAVINGS CLAUSE, A GENERAL REPEALER CLAUSE AND AN EFFECTIVE DATE. November 29,2007 WHEREAS, the City Commission of the City of Delray Beach has the authority to protect the health, safety and welfare of its citizens;and WHEREAS, the City Commission of the City of Delray Beach has the authority to make regulations pertaining to land use and development within the City of Delray Beach;and WHEREAS, the City Commission of the City of Delray Beach believes that protecting and preserving historic properties/districts furthers its goals of promoting health, safety and welfare by preserving the history of the City for the welfare of future generations;and WHEREAS, the City Commission of the City of Delray Beach desires to preserve the property values of all land owners in historic districts and/or individually designated historic properties;and WHEREAS,the City Commission of the City of Delray Beach desires to clarify the language in its Land Development Regulations pertaining to historic properties/districts in order to provide guidance for those citizens that live or own property in historic properties/districts. WHEREAS, the City Commission desires and intends for the Historic Preservation Board to have wide discretion to limit overlay and zoning district requirements fettered by the limitations provided in this ordinance pertaining to visual compatibility standards including but not limited to: height, width, scale, mass, facade, openings, rhythm, materials, color, texture, roof shapes direction, lot coverage and square footage;and WHEREAS, the City Commission desires and intends that the limitations provided in the overlay and zoning district regulations shall serve as a maximum upper limit and these Historic Preservation Design Guidelines codified in this ordinance shall provide additional limitations that maybe considered and applied to properties within all historic districts in the City of Delray Beach. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF DELRAY BEACH,FLORIDA,AS FOLLOWS: Section 1. That Section 2.4.6, "Procedures for Obtaining Permits", Subsection (I-), "Certificate of Appropriateness for Historic Sites, Structures and in Historic Districts", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach, Florida is hereby amended to read as follows: Section 2.4.6 Procedures for Obtaining Permits: (I-I) Certificate of Appropriateness for Individually Designated Historic Structures,Sites and all Properties Located within in Historic Districts: 2 ORD.NO.38-07 (1) Rule: A Certificate of Appropriateness shall be required for the following activities which occur on a designated historic site, designated historic interiors,or within designated historic districts: (a) Any site plan development application which is processed under these regulations for which action is required by the Planning and Zoning Board. (b)(a) Any development application which is processed under these regulations for which action is required by the Site Plan Review and Appearance Board or the Board of Adjustment; and in such case, the 1- istoric Preservation Board shall act in-lieu of such Board. (c)(b) Any building, structure, appurtenance, improvement, or landscape feature, which will be erected, altered, restored, renovated, excavated, relocated, or demolished and which regards any exterior architectural features (and interior architectural features in the case of designated historic interiors), landscape features, or site improvements, except for those items specifically exempted by a list promulgated by the Director. (d)(c) A Certificate of Appropriateness shall also be required for aAny material change in existing walls, fences, sidewalks, hardscape features, and changes of color. A Certificate of Appropriateness is not required for general, occasional maintenance of any historic building, interior, structure, or site, or any building or structure within a historic district or in kind replacement of materials or colors. General, occasional maintenance shall include,but not be limited to lawn and landscaping care and minor repairs that restore or maintain the historic site or current character of the building or structure. General,occasional maintenance shall not include any of the activities described and defined in divisions (1) (a) through (1) (d)(c) of this Section.A Certificate of Appropriateness will not be required for any interior alteration (except for designated historic interiors) construction, reconstruction, restoration, renovation, or demolition for any interior alteration (except for designated historic interiors). General, occasional maintenance and repair shall also include any ordinary maintenance which does not require a building permit from the City. (2) Required Information: (a) Referred Development Applications: When an item is before the Board through referral from another approval or review body,the submission material provided with the application supplemented with additional information required by the Board shall be provided. A separate application is not required. 3 ORD.NO.38-07 (b).( Stand-Alen Application: When an item goes before the Historic Preservation Board or is reviewed administratively and it is not associated with any land development application,the following information in the form of photographs or plans shall be provided,as applicable: (c) 1. Site plan and/or survey; (d)2. Building elevations, and/or architectural drawings, and/or artistic sketches or renderings; (e)3. Landscaping plan; (f)4. Floor plan(s); (- )5. Samples of building materials and color chips; (h) 6. Engineering reports,as applicable; (i)7. Other material as may be requested by the Historic Preservation Board.Demolition Plans; 8. Window and door schedule providing specifications, to include but not be limited to, window type, material, configuration, dimensions, and profile drawings; 9. Photographs of all existing elevations of the subject property; labeled with cardinal direction and address; 10. Other material as may be requested by the Planning and Zoning Department or Historic Preservation Board. Also, a standard C.O.A. COA application form, accompanied by payment of a processing fee per 2.4.3(K) must be provided. (b) Class I - Class V Site Plan Applications: Applications for Class I- Class V Site Plans shall be submitted in accordance with Section 2.4.3 in conjunction with the applicable information required for a COA provided in (a),above. (3) Procedure: (a) Referred Development Applications: The Certificate of Appropriateness process shall be incorporated with the normal processing of a development application. Upon receipt of a complete application, the 4 ORD.NO.38-07 Planning and Zoning Department shall notify the Historic Preservation Board of required CO.A.. actions. The application shall be placed before the Board at its next available meeting. An action on the C.O.A. must precede final action o., the de„elepme t pli atio (b) Stand--Alone Applications Reviewed by the Historic Preservation Board: An application for a COA C.O.A. which does not r action by another Board that requires Board approval, as provided in the COA approval matrix set forth in the Delray Beach Historic Preservation Design Guidelines, as amended from time to time, shall be scheduled for review and action at the next available meeting of the Historic Preservation Board, at which time an action of approval, denial—er approval of a modified application,continuance with direction, or denial may be taken. The Historic Preservation Board shall apply applicable ordinances, Delray Beach Historic Preservation Design Guidelines and the Secretary of the Interior's Standards for Rehabilitation. (b) Administratively-Reviewed Applications: An application for a COA which does not require approval by the Historic Preservation Board as provided in the C.O.A. approval matrix, as amended from time to time, set forth in the Delray Beach Historic Preservation Design Guidelines may be approved administratively in accordance with applicable ordinances, Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. (4) Conditions: Conditions may be imposed pursuant to 2.4.4(C) and to insure compliance with the Standards contained in 4.5.1. (5) Findings: The Board must make Prior to approval, a finding must be made that any Certificate of Appropriateness which is to be approved is consistent with FEstoric Preservation purposes pursuant to Objective A 4 of the Land Use Element of the Comprehensive Plan and specifically with provisions of Section 4.5.1, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. Section 2. That Section 3.2.4, "Standards or Specific Areas or Purposes", Subsection 3.2.4(E), "Historic Districts and Sites", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach,Florida,is hereby amended to read as follows: Section 3.2.4 Standards for Specific Areas or Purposes: (E) Historic Districts aids: That the proposed development is consistent with the purpose and provisions of the Historic Preservation Overlay District pursuant to LDR Section 4.5.1. and the Delray Beach Historic Preservation Design Guidelines and the 5 ORD.NO.38-07 Secretary of the Interior's Standards for Rehabilitation. Section 3. That Section 4.1.4, "Use of Lots of Record", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach, Florida, is hereby amended to read as follows: Section 4.1.4 Use of Lots of Record: Any lot, or parcel,which qualifies as a lot of record as set forth in these Regulations, but which does not comply with respect to minimum lot area and minimum lot dimensions specified for the zoning district in which it is located, may nevertheless be used (for purposes as allowed in that zoning district), as long as it complies with all other requirements of that zoning district,subject to the following limitations: (A) Duplex and multiple family structures may not be constructed on a lot which has an area less than that provided for as the minimum lot area within the zoning district. (B) A residential structure shall not be constructed on any lot,within a residential zoning district,which has frontage of less than fifty feet (50). However, this provision shall not prevent construction of a residential structure on a Single Family Lot (or Parcel) of Record which conforms with all other aspects of minimum lot size requirements but which has no frontage. Further, such a Lot of Record with no suitable access may achieve private access for a single family residence and similar uses by means of a nonpublic (private) access easement. (C) Except for single family residences subject to the R 1-A (Single Family Residential) zoning district standards,if two (2) or more adjoining lots (or combination of lots and portions of lots) of record were under the same ownership as of October 18, 1994,and if the total frontage and the total area is equal to or greater than that which is required by the zoning district regulations,said property shall not be developed except in accordance with the minimum frontage and lot area requirements of the district. Ownership shall be determined by the property tax rolls on file in the Palm Beach County Property Appraiser's Office as of October 18, 1994. Notwithstanding the above, a waiver to this requirement may be granted by the City Commission pursuant to the provisions of LDR Section 2.4.7(B). Notice of the request shall be provided pursuant to Section 2.42(B)(1)(n) to the owners of all property located within five hundred feet(500') of the perimeter of the property on which the waiver is being sought. The notice shall be mailed no later than ten (10) calendar days prior to the meeting before the City Commission. For properties located within designated historic districts, or designated as historic sites, or properties listed on the Local Register of Historic Places, the Historic Preservation Board shall review the request prior to the City Commission meeting and shall forward its recommendation on the request to the City Commission. Notification of the 6 ORD.NO.38-07 request shall be as described above, except that the mailing of the notices shall occur no later than ten(10) calendar days prior to the meeting before the Historic Preservation Board. (D) Within the R 1-A, RL and RM zoning districts, lots of record having at least forty (40) feet of frontage may be used for Workforce Housing, as long as the workforce housing unit meets the typical designs represented by the sketches set forth in Section 4.7.12(a), the lot is a minimum of 4,000 square feet and conforms to setbacks; provided, however, the minimum side setback may be reduced to a minimum five feet (5') if necessary to accommodate the designs set forth in Section 4.7.12(a) and meets other development standards in the zoning district.The Workforce Housing unit on a lot with frontage as herein described must include rear access via an alley, if available. The unit must also contain design features such as, but not limited to, front porches, eyebrows, outriggers, gables, dormers, arbors, trellises, shutters, balconies, decorative vents, siding, textured stucco finishes, undulating facades and other such appropriate architectural features. (E) Variances for lot size, dimensions and frontage, and building setbacks and minimum floor area may be granted for the relocation of a historic structure onto a lot in order to protect the structure. If the relocation lot is not individually designated historic or located within a historic district, then individual historic designation shall be required in accordance with Section 4.5.1(C) and shall be reviewed concurrently therewith in order for a variance to be granted. All variance requests for relocation of historic structures must be submitted to the Historic Preservation Board in accordance with Sections 4.5.1 (D) and (J) for consideration. Section 4. That Section 4.3.3, "Special Requirements for Specific Uses", Subsection 4.3.3(Q), "Guest Cottage", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach,Florida,is hereby amended to read as follows: (Q) Guest Cottage: (1) Can only be used by members of the family occupying the principal dwelling,their nonpaying guests,or persons employed for service on the premises. (2) The guest cottage structure shall not occupy more than 1/20t of the lot area and in no case shall exceed a floor area of 700 square feet. (3) The structure shall be located to observe the setback requirements as imposed for the principal structure. (4) When located on individually designated historic properties or within designated historic districts, the structure shall not exceed the height of the principal structure. 7 ORD.NO.38-07 Section 5. That Section 4.4.17, "Residential Office (RO) District", Subsections 4.4.17(A), "Purpose and Intent" and 4.4.17(G), "Supplemental District Regulations", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach,Florida,are hereby amended to read as follows: Section 4.4.17 Residential Office (RO) District: (A) Purpose and Intent: The Residential Office (RO) District provides for mixed use of a neighborhood office and residential nature. The RO District is appropriate as: (1) A transitional land use between a commercial or industrial area and a residential area. (2) An incentive zoning in older residential areas which are in the need of redevelopment or revitalization or are in a state of transition. (3) To accommodate professional offices which will meet needs of nearby neighborhoods. (4) An incentive zoning designation for historic districts and/or individually designated historic properties to provide for the rehabilitation of residential structures into office use. (G) Supplemental District Regulations: The supplemental district regulations as set forth in Article 4.6 shall apply except as modified and added pursuant to the following: (1) All uses shall be in completely enclosed buildings and any outdoor storage is expressly prohibited. (2) Parking required for business and professional offices shall be at the standard of one space per three hundred square feet of total floor area (1/300). However, this requirement may be reduced to 1/400, or at least by one parking space, when there is a mix of residential and office use in the same structure or for an existing structure on a property located within a designated historic district or an individually designated historic site. Section 6. That Section 4.4.24, "Old School Square Historic Arts District (OSSHAD)", Subsections 4.4.24(D), "Conditional Uses and Structures Allowed" and 4.4.24(H), "Special District Regulations", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach,Florida,are hereby amended to read as follows: Section 4.4.24 Old School Square Historic Arts District(OSSHAD) (D) Conditional Uses and Structures Allowed: The following uses are allowed as conditional uses within the OSSHAD: 8 ORD.NO.38-07 (1) Outdoor dining which operates at night or which is the principal use or purpose of the associated restaurant. (2) Adult Congregate Living Facilities, Residential Licensed Service Provider Facilities subject to restrictions set forth in Section 4.3.3(D), Child Care, Adult Day Care, Continuing Care,Convalescent Homes,and Nursing Homes. (3) Public Parking lots not associated with a use. (4) Residential-type inns, not to exceed more than eighteen (18) individually leased suites or rooms per acre. (5) Group Home, Type 2, and Community Residential Homes, pursuant to restrictions set forth in Section 4.3.3(I). (H) Special District Regulations: (1) The gross floor area of residential units within a structure containing permitted non-residential use(s) shall not use exceed more than 50% of the gross floor area of the entire structure within which they are located. (2) Residential uses shall comprise no less than 10% of the uses in the OSSHAD District as expressed by the exclusive use of individual parcels, other than condominium ownerships. The existence of an occupational license, except for one issued for a home occupation,shall establish that such a parcel is non-residential. (3) Residential-type inns shall create a transitional or buffer area between residential uses and non-residential uses (such as office, commercial, etc.) which are either on or near the subject property. (4) A residential-type inn shall be associated with an historic structure and must be residential in design,scale and character. • (5) Catering services cannot exceed 2,000 sq. ft. of total floor area and shall not have overnight storage of more than two vehicles,which shall not exceed 1- 1/2 ton capacity. (6) 24-Hour or late night businesses as defined herein must be processed as a conditional use and are subject to the provisions of Section 4.3.3(VV). (7) Duplex structures must have an integrated design to give the appearance of a single family dwelling. Section 7. That Section 4.5.1, "Historic Preservation Sites and Districts", Subsections 4.5.1(B), "Criteria for Designation of Historic Sites or Districts", 4.5.1(E), "Development Standards", and 4.5.1(L), "Designation of Historic Districts" of the Land Development Regulations 9 ORD.NO.38-07 of the Code of Ordinances of the City of Delray Beach, Florida, are hereby amended to read as follows: Section 4.5.1 Historic Preservation Sites and Districts: (B) Criteria for Designation of Historic Sites or Districts: (1) To qualify as a historic site, er—historic district, historic structure, or historic interior, individual properties, structures, sites, or buildings, or groups of properties, structures, sites, or buildings, must have significant character, interest, or value as part of the historical, cultural, aesthetic, and architectural heritage of the city, state, or nation. To qualify as a historic siteer historic district or historic structure, the property or properties must fulfill one or more of the criteria set forth in division (2) or (3) below; to qualify as a historic interior, the interior must fulfill one or more of the criteria set forth in division (2) and meet the criteria set forth in divisions (3) (b) and(3) (d). (2) A building, structure, site, interior,or district will be deemed to have historical or cultural significance if it meets one or more of the following criteria: (a) Is associated in a significant way with the life or activities of a major person important in city, state, or national history(for example,the homestead of a local founding family); (b) Is the site of a historic event with significant effect upon the city,state,or nation; (c) Is associated in a significant way with a major historic event, whether cultural,economic,social,military,or political; (d) Exemplifies the historical, political, cultural, economic, or social trends of the community in history;or, (e) Is associated in a significant way with a past or continuing institution which has contributed substantially to the life of the city. (3) A building, structure, site, or district is deemed to have architectural or aesthetic significance if it fulfills one or more of the following criteria; except that to qualify as a historic interior, the interior must meet the criteria contained within divisions (3)(b) and (3)(d): 10 ORD.NO.38-07 (a) Portrays the environment in an era of history characterized by one or more distinctive architectural styles; (b) Embodies those distinguishing characteristics of an architectural style, period, or method of construction; (c) Is a historic or outstanding work of a prominent architect, designer, landscape architect, or builder; or (d) Contains elements of design, detail, material, or craftsmanship of outstanding quality or which represented, in its time, a significant innovation or adaptation to the South Florida environment. (4) A building, structure, site, interior, or district will be deemed to have historic significance if, in addition to or in the place of the previously mentioned criteria, the building, structure, site, or zone meets historic development standards as defined by and listed in the regulations of and criteria for the National Register of Historic Places, as prepared by the United States Department of the Interior interior under the Historic Preservation Act of 1966, as amended. A copy of these standards for the National Register is made part of this section as if fully set forth herein. (E) Development Standards: All development regardless of use within individually designated historic properties and/or properties located within historic districts, whether contributing or noncontributing, residential or nonresidential, shall comply with the goals, objectives, and policies of the Comprehensive Plan, these regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. (1) Exterior Architectural Features. For the purpose of this Section, exterior architectural features will shall include,but not be limited to the following: (a) The architectural style, scale, general design, and general arrangement of the structure's exterior; (b) The type and texture of building material;and (c) The type and style of all roofs,windows,doors,and signs. (2) Major and Minor development: For purposes of this section, major 11 ORD.NO.38-07 and minor development standards shall be applied as noted in the following table: Review Type'by Use and Zoning District. Zomn New Modification of Contributing Sfnictutes Modification of Non-Contributing" Use St icmces Dumct Constnuhon • -:.- ..., .0 -. . _ . .. Z3nder25k :,... 4}�ei25/o .,,.; ..< Under 25% `Over25g CBD&CF Multi Fam ly ) [ Minor Minor Minor Minor Non-Residential Minor in r Minno[ in r M R-1-AA, Single Family/Duplex i°r, :. .a Min r '`Masaor, m r Major se TtO,OSSHAD Multi Fam ly Major, . M nor or i or Manor RM, Non-Residential Major Minor ::Major Minor Manor Notes: 1. All development on individually designated properties in all zoning districts is Minor 2. All development on properties in the OSSHAD district which are subject to CBD regulations pursuant to Section 4.4.24(B)(12) is Minor. (a) For the purposes of this section, "residential" includes single family and duplexes in all historic districts and all development, regardless of use,in the Residential Office (RO)zoning district. (b) Major development shall be considered: 1. New construction in all historic districts except CBD and CF zoned properties and properties zoned OSSHAD subject to CBD design guidelines; or, 2. The construction, reconstruction, or alteration in excess of twenty-five percent (25%) of the existing floor area of the building or the average floor area of the structures in the district, whichever is less, and all appurtenances, except for properties zoned CAD or CF and properties zoned OSSHAD subject to CBD design guidelines. For purposes of this section, all limitations and regulations shall be reviewed in a cumulative manner from the date of passage of this ordinance in 2007;or, 3. The construction, reconstruction, or alteration of any part of the front façade of an existing contributing residential or non-residential structure and all appurtenances, except for properties zoned CBD or CF and properties zoned OSSHAD subject to CBD design guidelines. For purposes of this section, all limitations and regulations shall be reviewed in a 12 ORD.NO.38-07 cumulative manner from the date of passage of this ordinance in 2007. (c) _Minor development shall be considered: 1. All new construction in all historic districts on property zoned CBD and CF as well as all properties in the OSSHAD zoned district subject to the CBD design guidelines;or, 2. All modifications to existing contributing and noncontributing structures in all historic districts on property zoned CRD and CF as well as all properties in the OSSHAD zoning district subject to the CRD Design Guidelines;or, 3. The construction, reconstruction, or alteration of any part of the front facade of an existing noncontributing residential or non-residential structures and all appurtenances;or, 4. The construction, reconstruction,or alteration that are less than twenty-five percent (25%) of the existing floor area of the building or the average floor area of the structures in the district whichever is less, and all appurtenances; For purposes of this section, all limitations and regulations shall be reviewed in a cumulative manner from the date of passage of this ordinance in 2007. 5. Any changes to Individually Historically Designated properties whether already on site or newly designated to help facilitate the move of a historic structure into a historic district. (2)(3) Buildings, Structures, Appurtenances and Parking. Buildings, structures, appurtenances and parking shall only be moved, reconstructed, altered, or maintained, in accordance with this chapter, in a manner that will preserve the historical and architectural character of the building,structure,site,or district: (a) Buildings,structures,appurtenances. (b)(a) "APPURTENANCES" Appurtenances: Appurtenances 13 ORD.NO.38-07 I includes, but is are not limited to, stone walls, fences, light fixtures, steps, paving, sidewalks, signs, and accessory structures. 1. Fences and Walls: a. Chain-link fences shall be clad in a green or black vinyl and shall only be used in rear yards, or where they are not visible from the street. b. Swimming pool fences shall be designed in a manner that integrates the layout with the lot and structures without exhibiting a utilitarian or stand-alone appearance. c. Fences and walls over four feet(4') shall not be allowed in front or side street setbacks. d. All other provisions in Section 4.6.5 shall apply. 2. Garages and.Carports: a. The following compatibility standards shall apply for major development, where applicable: i. The orientation of garages and carports shall be consistent with the majority of such structures within the district. Garages and carports are encouraged to be oriented and entered from the side or rear and out of view from the public right of way. ii. Properties in historic districts shall only have one. (1) garage or carport per dwelling unit with a maximum holding capacity of two (2)vehicles. iii. Garage doors should be designed to be compatible with the architectural style of the principal structure and include individual openings for vehicles rather than two car expanses of doors. Metal 14 ORD.NO.38-07 two car garage doors are discouraged. (b) Parking: 1. Where feasible, alternative methods of meeting minimum parking standards contained in Sections 4.6.9(C)(8) and/or 4.6.9(E), as applicable, shall be explored to avoid excessive use of historic properties and/or properties located in historic districts for parking. Parking lots shall strive to contribute to the historic nature of the properties/districts in which they are located by use of creative design and landscape elements to buffer parking areas from historic structures. At a minimum, the following options shall be considered: a. Locate parking adjacent to the building or in the rear. b. Screen parking that can be viewed from the public right-of-way with fencing, landscaping, or a combination of the two pursuant to Section 4.6.5. c. Utilize existing alleys to provide vehicular access to sites. d. Construct new curb cuts and street side driveways only in areas where they are appropriate or existed historically. e. Use appropriate materials for driveways, such as concrete poured in ribbons. f. Avoid wide driveways and circular drives. 2. Waivers may be granted by the Historic Preservation Board for relief from the number of parking spaces required in Section 4.6.9 upon presentation of confirmation that adequate parking for a proposed use may be achieved by alternate means which are found to be in keeping with the provisions and intent of the 15 ORD.NO.38-07 Delray Beach Historic Preservation Design Guidelines. (3) (4) Alterations. In considering proposals for alterations to the exterior of historic buildings and structures and in applying development and preservation standards, the documented, original design of the building may be considered, among other factors. (1) (5) Standards and Guidelines. A historic sited building,structure,site, improvement, or appurtenance within a historic district shall only be altered, restored, preserved, repaired, relocated, demolished, or otherwise changed in accordance with the Secretary of the Interior's Standards for Rehabilitation and the Delray Beach Historic Preservation Design Guidelines,as amended from time to time. (5) (6) Relocation. Relocation of historic buildings and structures to other sites shall not take place unless it is shown that their preservation on their existing or original sites is not consistent with the purposes of this Section or would cause undue economic hardship to the property owner. (6) (7) Demolition. Demolition of historic sites, or archaeological sites, or buildings, structures, improvements, and appurtenances within historic districts will shall be regulated by the Historic Preservation Board in the manner described in Section 4.5.1(F). Demolition applications shall be accompanied by a complete application for redevelopment of the property. Approvals for demolition shall not be granted until the redevelopment application has been approved. The demolition shall not occur until after a building permit has been issued for the redevelopment. (7) The construction of new buildings or structures, or the relocation, alteration, reeenswiction3—er—major repair or maintenance of a non contributing building or structure within a designated historic district shall meet the same compatibility standards as any material change in the exterior appearance of an existing non contributing building. Any material chi n to ext ri^_ of existing non contributing building, structure, or appurtenance in a designated historic district shall be generally compatible with the form, proportion, mass, configuration, building material, texture, color, and location of historic buildings, structures, or sites adjoining or reasonably approximate to the non contributing building, structure, or site. (8) Visual Compatibility Standards. New construction and all All improvements to both contributing and noncontributing buildings, structures and appurtenances thereto within a designated historic district or on an individually designated property shall be visually compatible with regard to height, width, mass, scale facade, openings, rhythm, material, color, texture, roof shape direction, lot coverage and square footage. The Historic Preservation Board shall have authority to 16 ORD.NO.38-07 apply more restrictive standards than the maximums identified in the zoning regulations in order to achieve visual compatibility in accordance with this section. Visual compatibility for minor and major development as referenced in Section 4.5.1(E)(2) shall be determined by utilizing criteria contained in (a)-(n) below. Visual compatibility for all development on individually designated properties shall be determined by comparison to other structures within the site. Visualmpatibility shall be determined in terms of the following criteria: (a) Height: The height of proposed buildings or modifications shall be visually compatible in comparison or relation to the height of existing structures and buildings in a historic district for all major and minor development.For major development, visual compatibility with respect to the height of residential structures, as defined by 4.5.1(E)(2)(a), shall also be determined through application of the following: 1. Building Height Plane (BHP): The building height plane technique sets back the overall height of a building from the front property line. a. The building height plane line is extended at an inclined angle from the intersection of the front yard property line and the average grade of the adjacent street along the lot frontage. The inclined angle shall be established at a two to one (2:1) ratio.See illustration below. j ZO.:E I ul UILD MAX 35' HT. OI 27.5',HISTORIC �I 2 STORY HT. `I 17,5' REAR 0 1 �p 2 15• ST©ACK ff 12.5' f-25.0'- •. 30.0• 35.0' .f ,IY 150.0' BUILDING HEIGHT PLANE AT 2:1 RATIO b. A structure relocated to a historic district or to an individually designated historic site shall be exempt from this requirement. 17 ORD.NO.38-07 2. First Floor Maximum Height: a. Single-story or first floor limits shall be established by: i. Height fmm finished floor elevation to top of beam (tie or bond) shall not exceed twelve feet(12'). ii. Mean Roof Height shall not exceed_ eighteen feet(18'). iii. Any portion exceeding the dimensions described in i. and ii above shall be e_ considered multi-story structures. iv. See illustration below: i2 •.::ROOF PITCH MAY VARY. 0 _ Ty1r MEAN ROOF HT, 0. --TOP OF BEAM Y .. .._, FEF v. Sections i.and ii.,above maybe waived by the Historic Preservation Board when appropriate, based on the architectural style of the building. 3. Upper Story Height: a. Height from finished floor elevation to finished floor elevation or top of beam (tie or bond) shall not exceed twelve feet(12'). 18 ORD.NO.38-07 4. Number of Stories: the number of stories shall be within a half story of the average number of stories of existing residential structures within the historic district. Example: If the district average is 1.2 stories (1,000 ground floor and 200 sq. ft. second story), this could be increased to 1.7 stories (1,000 ground floor and 700 sq. ft. second stor)). Any increases in lot coverage granted pursuant to sections (m)(2)(c) or (m)(3) below, shall not be utilized in establishing the second floor area. (b) Front Facade Proportion: The front façade of each building or structure shall be visually compatible with and be in direct relationship to the width of the building and to the height of the front elevation of other adjacent or adjoining existing structures and buildings within a the subject historic district. c) Proportion of Openings (Windows and Doors): The openings of any building within a historic district shall be visually compatible with the openings exemplified by the prevailing historic architectural styles of similar buildings within the district. The relationship of the width of windows and doors to the height of windows and doors among buildings within the district shall be visually compatible within the subject historic district. (d) Rhythm of Solids to Voids;Front Facades:The relationship of solids to voids in the front facade of a building or structure will shall be visually compatible with the front facades of he existing buildings or structures within the subject historic district for all development, with particular attention paid to the front facades. (e) Rhythm of Buildings on Streets: The relationship of buildings to open space between them and adjoining buildings shall be visually compatible with the relationship between historic sites, existing buildings; or structures within a the subject historic district. (f) Rhythm of Entrance and/or Porch Projections: The relationship of entrances and porch projections to the 19 ORD.NO.38-07 sidewalks of a building shall be visually compatible with the prevalent existing architectural styles of entrances and porch projections on historic sites, existing buildingsand structures within a the subject historic district for all development. (g) Relationship of Materials, Texture, and Color. The relationship of materials, texture, and color of the facade of a building and/or hardscaping shall be visually compatible with the predominant materials used in the historic sites, buildings; and structures within a the subject historic district. (h) Roof Shapes: The roof shape, including type and slope, of a building or structure shall be visually compatible with the roof shape of historic sites, existing buildings, or structures within the subject a-historic district. The roof shape shall be consistent with the architectural style of the building. (i) Walls of Continuity: ° e f buildin str cture such as wWalls, wrought iron, fences, evergreen landscape masses, or building facades, shall form cohesive walls of enclosure along a street to iensure visual compatibility with of the-buildingbuildings; or structures, or sites within the subject historic district and the structure to which it is visually related. (j) Scale of a Building: The size of a building,the building mass in relation to open spaces,windows, door openings, balconies, and porches, and lot size shall be visually compatible with the building size and building mass of historic sites; buildings; and structures within a historic district for all development. To determine whether the scale of a building is appropriate, the following shall apply for major development only: 1. For buildings wider than sixty percent (60%) of the lot width, a portion of the front façade must be setback a minimum of seven (7) additional feet from the front setback line: a. Lots sixty-five (65) feet or less in width are exempt from this requirement. b. To calculate how much of the building width 20 ORD.NO.38-07 must comply with this provision, multiply the lot width by 40% and subtract the required minimum side setbacks (example: 100' lot width x 40% = 40' - 15' side yard setbacks = 25'). c. Any part or parts of the front facade may be used to meet this requirement. d. See illustration below: ]5'101 75 LOl I I 75 r` off-1fi11LOkG 15 1 is. I I 225 I 15' I 225 e. If the entire building is set back an additional seven(7) feet,no offset is required. 2. For buildings deeper than fifty percent(50%) of the lot depth, a portion of each side façade must be setback a minimum of five (5) additional feet from the side setback line: a. To calculate how much of the building depth must comply with this provision, multiply the lot depth by fifty percent (50%) and subtract the required minimum front and rear setbacks (example: 120' lot depth x 50% = 60' - 25' front yard setback- 10' rear setback=25'). b. Any part or parts of the side facades may be used to meet this requirement. 21 ORD.NO.38-07 c. See illustration below: 7)LW 75.0I e. - 75'�i _P ,7s 75 5 d. If the entire building is set back an additional five (5) feet from the side, no offsets are required on that side. (k) Directional Expression of Front Elevation:A building shall be visually compatible with the buildings, structures, and sites in within a historic district for all development with regard to its directional character, whether vertical, or horizontal, or nendireal. (1) Architectural Style: All major and minor development shall consist of only one (1) architectural style per structure or property and not introduce elements definitive of another style. Development proposals related to an existing structure,such as an addition, or on a property where a separate structure exists, must also be consistent with the architectural style of the existing structure and shall not mimic too closely the style of the existing building nor replicate the original design,but shall be coherent in design with the existing building. (m) Lot Coverage: Lot Coverage is the area or"foot print" in the ground plane within the building envelope occupied by the principal structure and any accessory structures. Usually expressed as a percentage, the following lot coverage requirements shall be applied to achieve compatibility and be determined by dividing the total square feet under roof, on the ground plane (building footprint) by the lot size (converted to square feet),see example below: 22 ORD.NO.38-07 1. Example: 2,625 Sq. Ft. on the ground plane =7,500 Sq.Ft.(75'x 100'lot size)=35%Lot Coverage. 2. The maximum lot coverage for all new construction or additions to existing structures shall be as follows: a. For lots within the Marina Historic District which abut the Intracoastal Waterway, maximum lot coverage shall be thirty percent (30%). b. For lots within all districts, except those addressed in section "a." above, the maximum lot coverage shall be limited to the lesser of one (1) of the following: i. The average lot coverage of the historic district;or ii. Thirty-five percent (35%) for Nassau Street Historic District;or iii. Thirty percent (30%) for Del-Ida Park, West Settlers, Old School Square, and Marina Historic Districts. c. To minimize second story floor area and to provide flexibility in design, an additional five percent (5%) lot coverage, above the amount established in 4.5.1(E)(8)(m)(2)(a) and (b) above shall be allowed in all districts,however, the maximum second floor area shall be reduced by this additional amount. 3. Additions to contributing structures may increase lot coverage an additional five percent (5%) above the amount established in 4.5.1(E)(8)(m)(2) above but shall not exceed the following thresholds: a. Forty percent (40%) for Nassau Street Historic District and 23 ORD.NO.38-07 b. Thirty-five percent (35%) for Del Ida Park, Marina, West Settlers, and Old School Square Historic Districts. (n) Additions to Individually Designated Properties and to Contributing Structures in all Historic Districts. Visual compatibility shall be accomplished as follows: 1. Additions shall be located to the rear or least public side of a building and be as inconspicuously as possible. 2. Additions or accessory structures shall not be located in front of the established front wall plane of a historic building. 3. Characteristic features of the original building shall not be destroyed or obscured. 4. Additions shall be designed and constructed so that the basic form and character of the historic building will remain intact if the addition is ever removed. 5. Additions shall not introduce a new architectural style, mimic too closely the style of the existing building nor replicate the original design, but shall be coherent in design with the existing building. 6. Additions shall be secondary and subordinate to the main mass of the historic building and shall not overwhelm the original building. (9) Visual compatibility standards will be further discussed in greater detail in the Delray Beach Preservation and Conservation Manual. Said Manual will properties for designation as a historic site or to designate an area within the city as a historic district. (9) Visual Compatibility Incentives. In order to provide design flexibility for residential structures that otherwise satisfy the Visual Compatibility Standards outlined in Section 4.5.1(E)(8), incentives for development shall include the following: 24 ORD.NO.38-07 a. Open Air Spaces: The ratio of the Building Height Plane (BHP) can increase from two to one (2:1) to two to one and a half (2:1.5) for open air spaces limited to: first or second floor front porches (separation must be provided between floors), first or second floor side porches (separation must be provided between floors), balconies,and overlooks with open railings (see illustration below);and {I@�Elt[i9f11�rt iutlti 'O� � fll l 3arrrrrjllu 3 n 'H,^F , BUILDING HEIGHT PLANE NORTH(SIDE)ELEVATION b. Square Footage: Up to twenty five percent (25%) of the front elevation(s) can extend above the Building Height Plane (BHP) to a maximum height of thirty five feet (35'), provided twenty five percent (25%) or more of the front elevation(s) remains one (1) story as defined by LDR Section 4.5.1 (E)(8)(a)(2). The total width of extension shall not exceed eighteen feet (18') along the front elevation(s). See illustration below. =35.MAX. ) 9I1444 P _ yy As j 3(tliin §jl tl 4 :3 A9 1 1t N iilE�, X 11 : Bt5l1,! �lflit.tE_56r SIDE VIEW IF CAM BE ABOVE B LpIMG HE161.11 ILAME WITH M BUILDING 35'MAX.—R � 0=ALLOWED ABOVE BHP, NOT TO EXCEED 35'MAX MOI{SL GA Etfl 2 g ME�uMsksrgMr 0=MUST BE UNDER BHP ? i c =25%OR MORE OF FRONT a� FACADE(S)MUST REMAIN n ; �E I t: •p 1 STORY B El FRONT VIEW 25 ORD.NO.38-07 (L) Designation of Historic Districts: The following Historic Districts are hereby affirmed or established: (1) THE NASSAU STREET HISTORIC DISTRICT which consists of Lots 2-19 of Nassau Park, as recorded in Plat Book 16, page 67 of Palm,Beach County, Florida; Lots 1-12 of:Wheatley Subdivision, as recorded in Plat Book 16, page 98 of Palm Beach County, Florida; and Block E, Lot 4 and Block F, Lot 1 of John B. Reid's Village as recorded in Plat Book 21, page 95 of Palm Beach County, Florida. (Original designation by Ordinance 97-87 adopted on January 12,:1988) (2) THE MARINA DISTRICT which consists of Block 125, excluding the south 350' of the north 488.6' of the west 100' of Block 125,:along with that part of Block 133 lying west of the Intracoastal Waterway, together with the east half of Block 118,along with all of Block 126,together with that portion of Block 134 lying west of the Intracoastal Waterway,along with east half of Block 119, together with all of Block 127, along with the east half of Block 120, and all of.Block 128,all within the Town of Linton Plat, as recorded in Plat Book 1, Page 3, Palm Beach County Records (Original designation::by Ordinance 156-88 adopted on December 20, 1988) (3) DEL-IDA PARK which consists of Blocks 1 through 13, inclusive, along with Tracts A,B,and C DEL IDA:PARK,according to the Plat thereof on file in.the Office of the Clerk of.the Circuit Court in and for Palm Beach County, Florida recorded in Plat Book 9 at Page.62 (Original designation by Ordinance 9-88 adopted on March 22, 1988) (4) OLD SCHOOL SQUARE which consists of the south one-half of Block 57 and Blocks 58-62, Blocks 65-70, the west half of Blocks 74 and 75, and Lots 1-6 of Block 76,Town of Linton Plat,as recorded in Plat Book 1,Page 3,Palm Beach County Records. (Original designation by Ordinance 1-88 adopted on February 9, 1988). (5) THE WEST SETTLERS HISTORIC DISTRICT is bounded on the north by Martin Luther King, Jr. Boulevard (N.W. 2nd Street). The eastern boundary is as follows: the alley running north and south in Block 43; N.W. 3rd Avenue between N.W. 1st Street and the east-west alley of Block 36. The southern boundary is N.W. 1st Street between N.W. 3rd Avenue and the alley in Block 43;the east-west alley in Block 36 and Block 28 and the south property line of Lot 13,Block 20. The western boundary is the north-south alley and the eastern one-half (1/2) of the block south of the alley of Block 19; the north-south alley in the north half of Block 20. 26 ORD.NO.38-07 Section 8. That Appendix "A", "Definitions", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach,Florida,is hereby amended as follows: CONTRIBUTING BUILDING ALSO NON CONTRIBUTING BUILDING STRUCTURE (Also referred to as a Historic Structure):A building contributing to the historic significance of a district which by virtue of its location,design,setting,materials,workmanship, or association with local historic events or personalities lends to the district's sense of time and place within the context of the intent of historic preservation. HARDSCAPE — Consists of the inanimate elements of landscaping, especially masonry or wood work such as concrete or brick patios and pool decks,tile paths and wooden decks. HISTORIC SITE (Also referred to as Individually Designated Site/Property): Any site, building, structure, feature, or improvement which has been designated as a historic site and which maybe located outside of a designated historic district. HISTORIC SITE SURVEY:A comprehensive survey compiled by the Historic Preservation Board designed to identify, research, and document building sites, and structures of any historic,cultural,architectural,or landmark importance in the city..The Board ,which maybe compiled this survey in cooperation with state and local public and non-profit historic preservation organizations to prevent a duplication of effort. NON-CONTRIBUTING BUTT:DING (Also referred to as a Non-historic Structure): A building within a historic district which does not add to a historic district's sense of time and place and historical development, or a building where the location,design, setting, materials, workmanship, and association have been so changed or have so deteriorated, that the overall integrity of the building has been irretrievably lost. Section 9. That should any section or provision of this ordinance or any portion thereof, any paragraph,sentence, or word be declared by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remainder hereof as a whole or part thereof other than the part declared to be invalid. Section 10. That all ordinances or parts of ordinances in conflict herewith be, and the same are hereby repealed. Section 11. That this ordinance shall become effective immediately upon its passage on second and final reading. PASSED AND ADOPTED in regular session on second and final reading on this day of ,2007. • 27 ORD.NO.38-07 • MAYOR ATIEST: City Clerk Fast Reading Second Reading 28 ORD.NO.38-07 ULLUAY ULACH - OLLKAY ULACH krthl All-ameriwciN All-a r cn HISTORIC PRESERVATION BOARD 'III.- MEMORANDUM STAFF REPORT NI' 1993 1993 2001 !0U1 Property Owner: Dharma Group LC Applicant: Beatriz McColpin Project Location: 16 South Swinton Avenue, Old School Square Historic District HPB Meeting Date: December 6, 2007 COA: 2008-036 ITEM BEFORE THE BOARD The action before the Board is a Certificate of Appropriateness for the installation of an under canopy sign and a wall-mounted sign on a contributing property located at 16 South Swinton Avenue, Old School Square Historic District, pursuant to Land Development Regulations (LDR) Section 2.4.6(H). BACKGROUND & PROJECT DESCRIPTION The subject property consists of Rectory Park Plat Lt 1 and is zoned OSSHAD (Old School Square Historic Arts District). Considered a contributing property in the Old School Square Historic District, the property contains a one-story, frame vernacular dwelling and is situated on the west side of South Swinton Avenue approximately 200 feet south of Atlantic Avenue. The applicant proposes the installation of an under canopy sign on the front (north) facade and a wall-mounted sign on the east facade. The signs are not illuminated. The proposed under canopy sign will be constructed from half inch (1/2") thick wood and will measure forty eight inches (48") wide by fifteen inches (15") high. It will be suspended from the front porch by metal L brackets. The background of the sign will consist of white and light green vertical stripes. The foreground will depict a cartoon-style drawing of a white dog standing next to green and pink plants and the words "The Polynesian Pet Hut Professional Pet Styling" in brown lettering. The proposed wall mounted sign will be constructed from quarter inch (1/4") alumilite (a sample of which will be made available at the meeting) and will measure thirty inches (30") wide by thirty inches (30") high. The sign background will be bright green in color with the telephone number in brown and the image will be in the same style as the under canopy sign (white and light green vertical stripes, a white dog, green and pink plants and the words "The Polynesian Pet Hut Professional Pet Styling"). ANALYSIS The Board shall consider: SIGN REGULATIONS AND DESIGN GUIDELINES LDR Section 4.6.7(D) (2) (a)-(c) addresses "Aesthetic Qualifications" and states: 2 QE:(L The aesthetic quality of a building, or of an entire neighborhood, is materially affected by achieving visual harmony of the sign on or about a structure as it relates to the architecture or the building or the adjacent surroundings. The following aesthetic conditions must be met: (a) Garishness: The overall effect of the lettering, configuration or color of a sign shall not be garish. "Garish" signs are those that are too bright gaudy, showy, glaring, and/or cheaply brilliant or involving excessive ornamentation. Garish signs are not in harmony with and not compatible with the building or adjacent surroundings. (b) Scale and Conformity with Surroundings: The scale of the sign in terms of area, shall be consistent with the scale of the building on which it is to be placed or painted and the neighborhood or streetscape where it is to be located. Scale shall also be considered in terms of Subsection (F) (2) with respect to height and area. (c) Quality: All signs shall have a professional appearance that enhances the visual aesthetics of the area. The proposed signs depict the same design as the applicant's business card, which suggests the colors, image and lettering have been adopted as the company's logo. However, the signs contain excessive ornamentation and colors and are not in harmony with the historic building which is currently painted pink with a blue trim. This is particularly evident on the wall-mounted sign with the bright green background. The sign will have a professional appearance but will not enhance the visual aesthetics of the historic district. The Design Standards Matrix in LDR Section 4.6.7(E)(7) permits the following with respect to signs located within the OSSHAD zoning district: SIGNAGE LOCATED IN ALL HISTORIC DISTRICTS AND OSSHAD Type of Sign Quantity Area (max.) Location * Height Illumination Under Not more than two 4 sq. ft./face Allowed Canopy per lot, parcel or Under Canopy - development The proposed under canopy sign will measure forty eight inches (48") wide by fifteen inches (15") high giving a total area of five (5) square feet. Therefore, the proposed sign does not conform to the size regulations noted above. SIGNAGE LOCATED IN ALL HISTORIC DISTRICTS AND OSSHAD Type of Sign Quantity Area (max.) Location * Height Illumination Not more than two 30 sq. ft. On building Allowed Wall per lot, parcel or - development face The proposed wall-mounted sign will measure thirty inches (30") wide by thirty inches (30") high giving a total area of 6.25 square feet. Therefore, the proposed sign conforms to the size regulations noted above. LDR Section 4.5.1 — Historic Preservation Sites and Districts Pursuant to LDR Section 2.4.6(H)(5), the Board must make a finding that any Certificate of Appropriateness which is to be approved is consistent with Historic Preservation purposes pursuant to Objective A-4 of the Future Land Use Element of the Comprehensive Plan and specifically with the provisions of LDR Section 4.5.1. South COA +:D cc' be r ,203 I=a g,,3 of 5 Future Land Use Element Objective A-4: The redevelopment of land and buildings shall provide for the preservation of historic resources. The objective shall be met through continued adherence to the City's Historic Preservation Ordinance and the following policies: Policy A-4.1: Prior to approval or recommending approval of any land use or development application for property located within a historic district or designated as a historic site, the Historic Preservation Board must make a finding that the requested action is consistent with the provisions of Section 4.5.1 of the Land Development Regulations relating to historic sites and districts and the "Delray Beach Historic Preservation Design Guidelines" LDR Sections 4.5.1(E)(4) and 4.5.1(E)(8) provide guidelines in evaluating Certificates of Appropriateness for the alteration or addition of exterior architectural features. The guidelines are as follows: (E)(4) A historic site, or building, structure, site, improvement, or appurtenance within a historic district shall be altered, restored, preserved, repaired, relocated, demolished, or otherwise changed in accordance with the Secretary of the Interior's Standards for Rehabilitation, as amended from time to time. No direct reference is made to signage affecting historic structures, sites, or districts; however, there is specific intent to project the importance of preserving "character-defining" and distinctive features, and discussing scale and compatibility with respect to new construction for historic structures and districts such as the following Standard: New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. (Standard 9) As noted above, the proposed signs are not compatible with the property's historic environment. (E)(8) All improvements to buildings, structures, and appurtenances shall be visually compatible. Visual compatibility shall be determined in terms of height, front façade proportion, proportion of openings (windows and doors), rhythm of solids to voids on front facades, rhythm of buildings on streets, rhythm of entrance and/or porch projections, relationship of materials, texture and color, roof shapes, walls of continuity, scale of building, directional expression of front elevation. The following Visual Compatibility Standards apply: (g) Relationship of Materials, Texture, and Color: The relationship of materials, texture, and color of the facade of a building shall be visually compatible with the predominant materials used in the historic sites, buildings, and structures within a historic district. Delray Beach Historic Preservation Design Guidelines The Delray Beach Historic Preservation Design Guidelines suggest the following regarding signage: • Use materials and sign types that are based on historical precedent. • Place signage so significant architectural detail is not obscured. • The material of the sign need not be identical, but should be compatible with the construction materials of the building. T�Js^uth�'C...`0 1 r �..i.?! COt, HP tiara: [:;_... nil::.. 6 2C1.• - 'ge4of • The choice of typeface is a recommended way of conveying the period in which the building was constructed. Historic photographs of the period may be consulted to identify some common typestyles. The intent of the above noted Visual Compatibility Standards and noted Delray Beach Historic Preservation Design Guidelines have not been met with respect to those items noted above because: 1. The proposed material (alumilite) for the wall-mounted sign is not based on historical precedent; however, as many signs in historic districts are made from modern materials, alumilite is appropriate for the construction of this building. The signs have a modern appearance and are not therefore based on historical precedent in terms of style and design. 2. Some architectural detail of the door surround may be obscured by the under canopy sign; however, no significant architectural detail will be damaged by the sign fixings therefore the proposed location for this sign is appropriate. 3. The proposed typeface for the signs is of a modern appearance and does not convey the period in which the building was constructed. ANALYSIS Overall, the proposed signs are inappropriate with respect to style, design, color, and typeface in relation to the contributing frame vernacular structure located on the property. Further, the under canopy sign is larger than the permitted size as outlined in LDR Section 4.6.7(E)(7). As such, it is recommended that the Board discuss the design of the proposed signs and the size of the under canopy sign with the applicant. Based upon the above, positive findings cannot be made with regard to the Land Development Regulations, Delray Beach Historic Preservation Design Guidelines and the Secretary of the Interior's Standards for Rehabilitation. REVIEW BY OTHERS At its meeting of November 21, 2007, the Sign Review Committee reviewed the proposed signs and recommended that the background of the wall-mounted sign should be a lighter shade of green. ALTENATIVE ACTIONS A. Continue with direction. B. Move approval of the Certificate of Appropriateness (2008-036) for 16 South Swinton Avenue, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in the Land Development Regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. C. Move denial of the Certificate of Appropriateness (2008-036) for 16 South Swinton Avenue, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is inconsistent with the Comprehensive Plan and does • S 36 H 3 :e n[)2 Page 5 6f; v not meet criteria set forth in the Land Development Regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation (motion to be made in the affirmative). RECOMMENDATION Continue with direction. Staff Report Prepared by: Warren Adams Attachments: • Photographs • Sign Details .k - . .1 k. ), pii.,>,,,z ueC., 1 k!"`v +n -tr- 4.h roi,r+' .r ...._,..� .. ... ...........,..w,..;. .,... ._._......,.. . -i t v 3, - n �. p,A�' TM Y n �;' The rokjnesan 'etHut c _,; � a F Age S tea, T tt a. ) - t Fyn i ro»e< Y t N v Y '�` Y" SS.. 7+ Fr F 1 r,e ..'� , ..,g f t ' 4 t - 1 �iS+k wrIYMU"n'x�pF 'nrG X'b yt. i 5 'w'4 tt' t rrofes5lonal ret t ��n �� , .. .f . -f. Y )�wy+.N. wf ,''. . r. ,t + x l a' o f _ t t" w� u �* 'Le r ky •a.� `x - 4x 'Apt f'"rrom,+h"!M!a� . i � t "°� � +F $ c 57 in '�., , t f•E .x ; '`. a lei s r (' KL 7. CY .., • `' t ',rnv 4i .-. f • FW'"/ xK • T ria •, k f fi F �� • 'tt ` � '" � rly a K''1 4 . ',( 4• L r °":xT -...,4w‘k,, ,c� ''j'eg. '; .� .t.. ;• ( .,4r"v`' fi ; ,fy,",.•g :▪ '�kr y",`: ns^P 'ffi a 1 'a a• w�" �"� .'s y ^a"+,'a7 ;,M:' . %: �; . • t 1 � 0. ' �{S' p;�r k.. .tsnh a�' �(' • .t, s 'ta'*�''S �L''- " +e • • } t J 1 S.Y. t :} f Y' °}-t ! r, f.- - - F s V " Y+, r,1 Sa it.....-,h; A,iL4 �; , X S itktt_ N w{ ks � M fa'`.�', t . 11• 4t "` a ', 4 . r K. - r' 1 }rs � .;42 F kt i • • i. :'.4 ! .f} - - `,.44. a .: *4-,.. ti' ) .$t:.• r.V, ' kt ^,I s..y, 4``+ u`,i�h,ki .3.;� � c : ,r .. a,d fi, 'i.' �, 4,:, s' ;t'.Cti.'.-• i iP.dl, . 'in, ,,„)4rt ,... ?•i� '4'6 4 4 r } F' L:''• : .,;,1 , y - K.. 'f' '.� '��i:5 4 :'- ,':.�.x.i'Y`Irr. t,'' h A' 4''..• :.4 :i:,- 1 ;1 3jn ryt ._.y Soul �.('j J'" .- .: 1 F M,r ,i .ty .. .1 '.,.. ,:`:w,yN, :( q ,. _ :fk Tiii ^3y,,.. „S. � hh Y:' '1,:-y.:,. :-i'i?�4',` it. y 3 g� p ,y- -S-.4e '� �r#, nw � • .{.'.- . ' "i z "..; i S+.k - , q . Y" ,''S. ,F' y, a•, M .vt, s1. 4 •.. .v ! ;, , 'lT MM.s,M `i'.' !�' C va4,..V. • "•'� ':F. ;I iu•. I.-`j 1 r -r. 1 ,. r, 3,1i..�. + - ,:v ,n,'.: ) ,fir. S "i,kt ,:,, },n 0,. t ;t4` '.•..ti ':ero• ' .t .,'7' .•a ,' n "k,•• 5 ,�`` ! + r' }�. 4s :'Y �, d 4,:,,�,, ' . . .M .%o-•. ""+-:F „n s",{. • 1 r '' r � #thtM1 p,..ihi ' .J, ..! ,41.0.a K; tY„ 'w,.c ", ,1t .'+>t a {p.!".( r . r,5ttr 4� `' $ yki r7 NVyr, +x # i t"( ,:'r:, :...' Grp . - .. \1 •"+4,�. 4�+ Y. ..\ t. ':�.M. •'r'k5i T'.. .' y�.,. �"frf � ..y � I (. .: f "S vrR y `:.jyt . • • • ,&:,' :,.t., , 4 ...,. • a Fr 3k' • y 4W .'�, r • =#k'. ..' ^r, 410440,4tp .:y� R:,.. . . Y K •� �ta . ('• f 4 • yr" , �y�?a. k' a e x -- .#'. w. ,yp "1�R" '�y ty :.' .(.. :a y,S,SM �lY. 7¢. r (f 1,'' ' :.w1I .. j 'J;F`•N.p.� i • .. U 4:fi'(�. ,"�s,�..,.Ae•u�-.a, w. � +.� +V! " '��,� n*:'y°""'d :t. ' ' 777 " -y •� • 44. s,.,',; '4• 3 6p ,:< k f+''' .,y,.' ,±@ e ,,:r - �d:•d a:, -a., l "` ? .:K : .•• ta' ��x x �..�' • � ,< ,�•:,4 ���` ., �H:.y \:x.,b- • s; ;a, yet, G' w �'f :dip4 t sG - -t • �3'. . ty ^°� '5 V: b 1,40 ;i>N zyn'-„ lAilp ") • r Pi b• !' `ii:' • 01: ,',, 9{ C y' ;�: • � .: tr:r�. a..Yo%i 41 � 1 d xY� f is - 4 - .,. � nda' - �+. y/ yy� Rr ' r T1, (' ..pp',�,S y; Yw.Y:S�a - •.,x�r,.. . ",. ( ,`. f ,it.l ' __ . S. ' .., 1 .. .,:;,...0" . . . . .- , . ' 'AF.1.•;' . . . . ..,t .. ..• .,, , eCC, :. / .i!' '4• . i • ..,. , - ..„... 1 ( /4: 1 . . , . • A ill I 1 \ < c \ire51a/-7P . f....".... er t , 1 ' GO i i '1 , , , . 1 41. v e.,,.., • , • ,y,-,,---:,,,,,-,',,,..,.. ,,‘. , ,, • "\,,I,,,_.___.• .0,,t,_<)--AL---,7,11:>... Professional ret 5t91ing 276-561 43 _I..... ,_, - . ... •.•_. .. i14t re 48 in . . . w. , 110.. ..,• . .,. awl. . , i 4; \ ne5Ian ph& ' C, c j /4*-.44%( el k 0 ___.„., , ,, oie• illt ce. J IIWl lky dtbn r1 _,‘Ailbt6 --4,414‘at.** I...3.4 rrocessional ret 5t,91ing Print Quality Check r. Check the quality of the four-color blocks formed by the short lines. If all the short lines are clear and visible, the quality is acceptable. Select (Yes). If you can see missing short lines, select (No) to begin the color cleaning process and follow the prompts on the LCD. ........................... ... .... ..... . .....a.... . .... .... •____a----•- 1 s% oQ o\T'esian ee `o `` ___,.._ (A 0 - 11, ce I* 7 .0 ,,, 4,,,w. , • Professional/Pet Styling 011 (1r4)),2?‘ -y3 So 1)4el#64 334ity 1NU, ,�t .4/, , j9S ��, 4,007 loe Or No —.wen . - Iv 48 in • • .,5.1, A The (A 1 \ _ i ) rolnesian f'et flutA----- rrofessional ret 5ts91ing.,,,,,,, t . ....., • -,,--- :- - L, - .. i , -..._.... • . ._ , . - kI, ' 1.. 35 in .1 i -- . , , f . 'A • I . 1 I t • '4._ r,A,%-fc ' .,-. - • „ . P - qq: ,,10. 1 -IA, if.. lir • . .: ..V•.,"; " „. . •• ..0 , / • . •44 . . • • 44 f. .- - ••it. . • • .. . • • • f 0 I s•• • I ,11!Iii t •, • • • PPOS. • ,, sit .,, 'll•• • * • If - ' OP' IP • ' Ir t• - . ' ...,,,,...:-._0. • I ' . 10 0 if. °.a ' '. jit -' . - ' . ' .''''''`-1 ,I:. . . ..'*`JO. 411* -' OP din• '',:!,:.14-•• . .,. g''' •%,':,17..',04" 4....‘ ,16.1r- 2 .., ... .. . . pl. Iv .' '*: ' . • I\ .., 1,04 Jo A tor ii. .:-.',.:'-i,. I ' • ' liurp..1 Alt , V . vdie i ... Abr. 4 . . . --, . .0, .- if, • g . .. • .. ..--, ..- •• . . .. . . . 0. lat l' ‘16* . ... , ' 0. * ilk . 3... ,'- . 141-'' 41.11146 * • .11 ' . ..._ , 44 i' f '4"'''...•'''' ' # , i % 40,, •, , ,,,. • , ' k:..,,f • .-.t.., -.-,..' '''''":K.., .„ ,..J., M'a/27-- rirly oaf fran � OCIHAI'UUCH - OCLRAI gACH tabri Al' HISTORIC PRESERVATION BOARD ' d MEMORANDUM STAFF REPORT 1993 1991 2001 'Oul Property Owner: Bryce Newell Project Location: 211 NW 1st Street/103 NW 3rd Avenue, West Settlers Historic District HPB Meeting Date: December 6, 2007 COA: 2008-039 ITEM BEFORE THE BOARD The item before the Board is approval of a Certificate of Appropriateness for the installation of impact, aluminum windows on a non-contributing structure at 211 NW 1st Street/103 NW 3rd Avenue, West Settlers Historic District, pursuant to LDR Section 2.4.6(H). BACKGROUND/PROJECT DESCRIPTION The subject property consists of Lot 8, Block 43, Town of Delray, and is located on the southeast corner of NW 1st Street and NW 3rd Avenue within the West Settlers Historic District. The property contains a ranch-style, non-contributing structure built in 1959. A detached garage, constructed in 1983, is located to the rear of the property. A permit was recently issued to reroof the structure with asphalt shingles. A request to "rebuild" the west and north walls of the garage has been approved administratively. The walls were damaged in the 2005 hurricane season. The subject application requests approval of the installation of impact rated, 6/6, single hung windows with defined (not flat) muntins throughout both the principal and detached structures. Building records indicate that the principal structure originally contained awning and jalousie windows. As the property has been vacant for a few years, all of the windows have been removed and the openings have been boarded up. While in disrepair, the original wood shutters remain on the structure. ANALYSIS Development Standards LDR Sections 4.5.1(E)(7) and (E)(8)(g) "Development Standards" provides guidelines in evaluating Certificates of Appropriateness for the alteration or addition of exterior architectural features. The applicable standards are as follows: (E)(7) The construction of new buildings or structures, or the relocation, alteration, reconstruction, or major repair or maintenance of a non-contributing building or structure within a designated historic district shall meet the same compatibility standards as any material change in the exterior appearance of an existing non-contributing building. Any material change in the exterior appearance of any existing non-contributing building, structure, or appurtenance in a designated historic district shall be generally compatible with the form, proportion, mass, configuration, building material, texture, color, and location of historic buildings, structures, or sites adjoining or reasonably approximate to the non-contributing building, structure, or site. (E)(8) All improvements to buildings, structures, and appurtenances shall be visually compatible. Visual compatibility shall be determined in terms of height, front façade proportion, 211 NVY S reoJ133 W:3 Avenue, 2008-039 Meeting December 3, 2007 Page 2 of 3 proportion of openings (windows and doors), rhythm of solids to voids on front facades, rhythm of buildings on streets, rhythm of entrance and/or porch projections, relationship of materials, texture and color, roof shapes, walls of continuity, scale of building, directional expression of front elevation. The following applies to the subject application: (c) Proportion of Openings (Windows and Doors): The openings of any building within a historic district shall be visually compatible with the openings exemplified by the prevailing historic architectural styles within the district. The relationship of the width of windows and doors to the height of windows and doors among buildings within the district shall be visually compatible. The proposed single-hung windows contain a 6/6 glass pattern which is not typical of the subject structure, and provides for windows which are not proportionate to their openings. Therefore, the removal of the vertical muntins would provide a more appropriate window proportion similar to the original awning windows. This revision is recommended in order to meet the intent of the subject requirement. Delray Beach Historic Preservation Design Guidelines state the following with respect to window replacement: • When windows cannot be repaired, any replacement design should take into consideration the features of the original including size and shape of frame and opening, light configuration,... • After the war,jalousie and awning window types became more prevalent. The proposed windows will not alter the original window openings. However, their configuration will alter the character of the property. Therefore, revisions are suggested. ANALYSIS The subject structure is presently considered non-contributing to the West Settlers Historic District. However, upon resurvey of the historic district (anticipated in 2008), the subject structure will be eligible for reclassification as a contributing structure primarily based on its age and integrity. Therefore, considerable review to the installation of new windows is important as this is an exterior alteration which has the potential to significantly affect its character. As previously noted, the original windows were awning and/or jalousie types. The proposed windows are single-hung and contain a 6/6 glass pattern. The installation of single-hung windows is not inappropriate to the structure. However, the proposed glass pattern should be revised to provide a more appropriate and compatible window replacement solution such as a horizontal muntin to divide the glass and provide a multiple glass pattern. This revision is particularly important to the visual proportions of the large, triple window on the front elevation, as well as the window to the left of the entry, and on the left side of the north elevation, which do not contain proportions typical of multi-light, single hung windows. Based upon the above, positive findings can be made with respect to LDR Sections 4.5.1(E)(7) and (8) and the Delray Beach Historic Preservation Design Guidelines, subject to revisions. ALTERNATIVE ACTIONS A. Continue with direction. B. Move approval of COA-2008-039 for 211 NW 1st Street/103 NW 3rd Avenue, West Settlers Historic District by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth 211 NW 1`Street/103 NW 3'd Avenue; 2008-039 iPB Meeting December 6,2007 Page 3 of 3 in Section 4.5.1(E)(7) and (E)(8) of the Land Development Regulations, and the Delray Beach Historic Preservation Design Guidelines. C. Move denial of COA-2008-039 for 211 NW 1st Street/103 NW 3`d Avenue, West Settlers Historic District by adopting the findings of fact and law contained in the staff report, and finding that the request is inconsistent with the Comprehensive Plan and does not meet criteria set forth in Section 4.5.1(E)(7) and (E)(8) of the Land Development Regulations, and the Delray Beach Historic Preservation Design Guidelines. (Motion to be phrased in the affirmative. See above) RECOMMENDATION Approve COA-2008-039 for 211 NW 1st Street/103 NW 3rd Avenue, West Settlers Historic District by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in Section 4.5.1(E)(7) and (E)(8) of the Land Development Regulations, and the Delray Beach Historic Preservation Design Guidelines, subject to the condition that the muntin pattern be revised to remove the vertical muntins or revised to remove all muntins. Report Prepared by:Amy E.Alvarez, Historic Preservation Planner Attachments: • Photographs • Original Building records/elevations i' ;'33333 Y a 31*^ } `moo y • y.,:.Y 3' IY t• a \';,! v I t/ A♦.'1, �� '- +jai.. s.,..+. • ' user �St ar g $. .,�, r '§ Y ; t E °r K ::7 £dc�R.-- "t.--K. • 77 j r - \..', . • =�'c .,.6 • iS '2 ��&c • 4 ate �1"." '• t°, � L� ia�y , r� «�".ems.yl�`a` � '• • :"s„ 3,-f r �'r.,,. S '?rt. '�'+' 1%a".� ,.L. `� r+k `6S a r 7. a d ..,-..��' * ,-' . .if ter,qs ,,„ �y 9l' '3 ®" x fir.`; ,� f-- KL t I • ��.+wYa� "fit r r';r :i5:sra_.. �'# r. ,` �:!Jr�J- t' .,.gyp . ,• c+-`' ^ K M .+. .Y .3* �.., w^`^-�.f+ w ..,,..¢ E .. ^".'� " - ink` 1 ;" ,� l its 'F �3 x '^ ` t '' " , ". $ d 4 • x� 4 •'', y—,rli+'wYtcs • • $.�-t - r ° osms a v ,a . .., T > t- a. • rr' h Y •^ c xiy•4 :s .r` S'}" - rim • rt- ..'''' »- 'l » A F R „�. �Ei� ` t q • .tkr ` 3b 1 • '.e+!-a`4 ' i r p:.< ,fit y.� '` . �.., b7,'w`, ;, rr, s,'•, F ,1 .m ?�' s``.' .` • ., i= 7:''',,. �.,,, .W '�tv,t.r'z'�- i r;C fib. -.lc, .z. . .4 • .. .. ♦ 'h, -- . y"�.W. .+F ,r "°"?"..fig_ s:}f } as .t` c Y'.&, _ d.`-�cZ`-`ems »x.M_--: S'a ! ,. ga t, 4.t �:'?tf �xt,s}\ . .. >c .,F,t♦ �° a r«..' �v ,^ q� �j t t _ F +; '• ' • �y�g Si�4`m. ,. �,a:. �' �., r ;,. , .. ,,_, ;.'' ' s a '' "{7;, "a ?�' r t.fz',,i� _,A v - .•• -..-..,. . . .. .- 1 „'---..--.•-.-. ,' • ....," _.,_-_,„ -_,.:..._._-. - • --- -' -.' . .',.'1.,:r.•...'.-.."..--',......, ,,•,..•-: .-, .- _ ,... , .-'-'''*-•f."::‘'....''..1. ".... .4k,.-J''--'`,f-r,'''',••• .:.--..--;5*.:•:-.'-.L'''-'.;:'-';.-;:--.f...'-'''- .:---. _-.,-':-.-1-.: . .. -"-,,-. . ..•-'•.:',.....:.-.....--...-". -,' .,-- ' — ''t;f'-'_-',.--.....-;'.r7-4;:q...'''''',I.Z.f.'-`•;',;5:--'7it.t.,;.._. !:'.:1- -.';7,.•''''.75z Az41-3...:7:',;yi-.,. .7.;:,-,:: ,,,,;4;,.,•:::: S, S ,XZ:7---r-".:t1::--.!, :::-.•---,_-,--..--,,-..-..1.,:".,.-;--:-.-*:';';',:;;743,-:..4. _'-i.'.' ;',,V,..L,;,...,,_.• .._.-.- -•, '„. -'. , ' • ..•'..,;'',. ?•:i.ff;....:.$!- I-,_•' -t,..3;-;!,-ilf,•:•,..4..'4.?.4:;t:',1-`1'_?;.•-;74-',4,1iiitl;',41- !:;3.-13,1'4-•::, .31:1 • - :1. 'J::,:..--•;-",'''''.•''...'.'',..'-.:Nia44.,.r.;.--5;.-.4.",..'- --,,':--.... -'''. •-- :•.,t';'.i:;n:-.P.i. -41.'ft-kr-A-77.:;%•ri''f",44'il' '''44 ',"_V-6-:',,A . --: 2-r'-'- _-,2:-.'' .._---;y.:''.'"-4.?:-.;'4).----;;;;'•;;',., ..-'..7.'.-: : --:- •'•'-'!.-.':--.-',.. '-•''';',.‘91.•"'''''' '',...-444-;.‘. -, .-.-,-- --- - ' ...,;.,;,,,.:-..,',-;!.,- ----•,..,Ct'.-?ri.slf.A.,if:',-,:','-'-.444:e--..Z-el-W :.'";:-..S-ZZ''..t,,,,..'-'-•''''''''''-'- •-••,6----t''' ', '',';'.---...•.':;;,..;,..,----•.,-..:--.-.,,"-.-,,,--,,At.:.;444----*;...-:.,. ,-----.---....•:--: . -.-- --e.,-,<;-,,,,,-::).-x&-,-,-..,,,,,,---,--,-,e-,.----,-,t'.,,-,-,-,f.,..r&T--,=4-,,,,-;•,---,-;,-..,..,,,,-:_ tt-g1.7,,34-*-:,::,---,;s .. .--!_' ...,Y.v'v---"!:•••'.....'--.. . • ,..,,-....:-,t--:.-,.i.-,,-.-A-..,-,._,,,,,-:s,..i.w.w...--t:-i/t,-:?.o!-,,- -r,t,,..--N--,=7:i•-4"--4, -.,:•--4,-.,'"--r-K-,.'...1"-. :-.---'",:,.-'i's.t,-it'7V-.!,-4--f.7414--,,z,;,: -.4:7";,";,4re.,..9.4-4-4ii.,:*,21-,„;,-;: '-''''' • . ' ''k''''',i-"'::i'.;'-:,.,,,,,,`-'-;'4.E', _. . . .._. i . .-., . , . a,70, -,,I.:%-,--,',--,,,,-P.:.- --.,., ',.'-• -• -'''.., -.-'. '-'. :.,_'-.-,f,,,,,,,-..-. ,,,,,:-.--,i,z,r;.-W:---,i1,•'- i----":-V..-3...0.rd4,Tr.4,„„ t--,,'-•,--;', ..-.._:.''„,-_-,,::4-?:,.4....„..:,,,„ =•---.,::: --;;..-:.. ;'1?:,,,qa,'W,J,t„,*•',t;'L'Z-:,*Ir:y,-:V:i -,',L.2::4,--;-. -'-j:i:,:;!-,;;',?.71-:`-f,. .,::-.-'.4:;'''-tr:;--:-3.- .:k:k'...1 ;-14.;,,.:::?-..;;;:-..-,-,!.--.i-. •-,....'...."1,.-:,.,...:-:',±.'-::=,-I...:‘,--!..:::,-:''';--t?.',.:-.),';';'C''''''..iii-74V-j- 1,:gg-f4':.g..§i-a4 -7,-,-'1 .{S'r:;- -'=?-' ' Ozz.‘,27- z.'-'..,',-:;,..---,.,-',_: ;.,:::;:-,-_:,:.. .<-:-..--.-,- ; .---,: ii".•:':.-t_-_: ,.::;;r.V?.>--.-',',:---1. --!.-,----."---..':-:-.`'-:.---.<11'.',;?/5,?. .-,--,V-.,--`,V-I-A'7›,-- --'4?-r'A-.t;--:%------,;,-..:''''I-'''-'. :::•?-,--1 .. . , -•:;.,-e'7:, 4,-",-):-., .-:.:;'•;::-- ,.:-,,•: . - 114.A ;.-t).-';';'--;;1', V,:: -..';',.''-7-:7-4.--f :Ai:',j1'.4V-',;',- - :---:',:- ---it-t.:-t. : ! 1 .--'' ' `44i."' A'''-' '---.f"''''-f.'":;'::::;'`'•:''-'-' ''.A.•;7?-r:"..-;:;,•:',?'-,'.-'-',;;;..'.'-'-‘ - '1:-;::'''''.''';;.:"-_-.2.."-:,k•I.‘-':'!;:-'''.:':::::7--....':'.. .".-.;; -..: 4•.- Ic;-:•:':'•;';'-Z:?.,--:?,..,,,,,,,:: ,,,,„,,,...-,„-r,:—.4. i77.z.,,It,...,,,,,, ...,„,,,.,...-.1 -, t::.-..,:;-2,i,.Tfp...,,,:5,_17,,,,,,,,.,-;eits4,,,,,,%;,::;,.,;,?..,,;;,,,,,,-4,4,,,s4,,.,:,,,._:.:-":„.,,:i;i1-,,,*-4,i,, ..,',.:'IF.:",',J.V''•,,'-'.'....-,-.^ -'_,:i'.:'''Z''''''•:';,71;"'::•'• iF.•`-7:-"-K'P44-. 1•IUM ."-F#7--T-,1',- -,,.-:-,,,-'&44:4-..''' ,-...,„.,,,,,,-,-,:=----,-.L,v.-....Y ._.• ','_,---;-!-,"..:,•.4-,,,,. i-f-V-"'S::.'''k--'1i:f.S.: 7-,-,:.-t':',:,i;;,2- -t15-i4.•;:aelt-'-',: .ii-1.?....-.5,-1*-'t-:i -•"ig' ''''.--': 4- '. -47:''''''''''4 ,-. ...:,....:,---,;-.--.,- ..•-a<:4->g..,:._;,.,,.„ --,, ..._,..-.t.-:,..--•.,...-:_:-,..:....i-,,..,--1,- Ar..--ti...77,4-r-ZAZ,A).VkAr.;__,.4.;:::,.14: : , =11,:-?: -- ::- k . of...&,!-,-„-,,,...,.,w.,,,-,,,,,,„..,.;-,x,fcti-r,c7,-, ,_,--41:. ---.,,,,-,,,.---7--- t , .,-,_..,,nr- -.-J,, ., .,_,- .T-itg7.. ._--1,:-.!,1_„_..-,.-,,,--7?„-it: ,;,:::,:41,.-,,t1,4,,,;:;;,2;„L--,-..,-,4k."4•,._,_,„..„:_ '•:: ':.:-r--`''''''''-':".4::-:.;':/;;.•'-'-'-'r-',,__.,,....''''.--:'-'"-:-'7.: *.------.:'''---*- 1.4.f.';,4;:ir4,-W.--.'1= ... . ±-%, ,. *-2j*'-i:-- .:A-4'4. =.-:. ,,':-.4,-;;;:..i-_wt•-.;-;-.4-4:2-:3,-,-,t"---,-7--;,*:,,ki.:•;?-;:ii-6,4W;_.:t5:.;,-7,,:i,--, .-,-taZiz:31.44).a"..-:t41'7',`.. --; -,,,',,,-"•,,,I.,4,:t,,,- ;,'.W.,-,727?-ri,7" -Inl' ',:!..W,--1;a*.i;-',==g-7 ,,, ,....-:.,'';',4:'W',3;',=';.4.;:YIT,':',-:,:,'".i," -a:ii-"4"..,." ;,;:ti?i,-..,'i•r:-,,;;"_;-5;,":„."1-474E,;,'Jin--C''','-'''‘J:f,7-, 1:;Z--;:?- ''''-:"T;;,1-:.':':',-".-::;,-',. -.'7:::.", •-...:,-,'-':''',,'';',:;-11'>'%••: *9-,`‘ - ' .. -74, -;-;i:1,- -,1''-,:,,;,:g.:,-;:::,:,---i'_; :q-,: f.."::-.1'.-:1::t.;-, ;', , .„,,,,,#:;:„.,,,,,,,,,,,!„-7-7::::.::-i-..--,-.._:::,i-;,&--,tr,„.:-_-•_t-:...:,;-:;•?:;.::.",--.:::.,:.-,- K::::..4- :-.:y277.-.E".. .:::;: ?:-.,',.:::::,.:-:',"::::::',--!:: ,:::-'.;;-.:",:'-.-j.7,---::',. •!,:'•-1:),-..':-::•:,'..'7:'.--.- :-.;::-';'.1.:1-:-'z;7.-:1'_•3i-i':'.- -z.,•-• ::::-.,.;:%'.:-7:!,tik-Z.,-,U.4-T=Y-- i '",-'::::::-.:-.•-:,---::--",-:•::-_":.-----:-.:_.:71:-,7-Z.:- .'- ',:,-4:-.;.. ..77.-.-:.::.::,;-;•-.--.,:!'-,- -,7-.-'.....:---y--.':::::':_":....::'----.'..:,.'"---.-•,__-_:. -.:---.....1-:.:-,:i'-:2-7:;'- .L$--7.-:--=:-.-:-.:-T-T"-_--:,:''.1'..''',-7 :7- -3•_;.:.:2:-7!.;:;';', M:-.5,-ZiAr'• -5f4'.,43.1 .-..,._.'....":....-•- ,-. -.- = 1-:.:,'::-._";::::=',...-i,-.1-. .,-..:.--.-:.-'-:--.:-..::::,.:...:...':"-: .••••••'.:-.':::1:-:::::::'.:'::.--"-:".::.:-.::.-7....--:',1- :4-,..-"':::. 'T--' -...-L';_;-.----'_:k.';'..:1::,7-7-aZ-C.ii'l----,f.4.,;-:i.,,::: :-*SW::-.':1:-:-;:r1 :-r....,,.:.--..,...,r__..:........_. • •-, frt.IMr-;'::li?'—.''i:_'-:.:;,.'-i'.:..z''...1:,,-•--,':-.-:.l,'..-7,1'L..'F•,..,-;:--:,',•...:i4..:__,-l:,-..,:-f:,.;7;Zi:-,4'.-,,.i-:_,_,71_.S-,i:,;.--I,.,--.-r,,=-,z-1.-,-----'.._-r-!-?--,-:'-7:,.:-t--,"-'•.-:,,:::.'-,._w::,";E.--:e.:•i-:,-‘:.,_-.5-•---•.::,t-•',,..,,:-.-:-..-,:.,-_v-,-rf'.:1?..t_-,5,_,_--_2i-•,,l-,..i.'-•-,,•k,-,•5--:-,_-,--',•l=-'„'.-'-'_-,-.1'.,.•,1:9......-_i.:._1-,-.,'..,,.:.;-1.'---',-.4-:*;,,;'..,-.':'-,,.i",'-.',-,1,-4,::%1"y--.,",.',:-;-'--'7-,i'..-„.;-ii,i-4-:1;--,,-=,c„-_=T-_-;,,-,.;:'1.:,--,--,'•i,%.,,.;-•;-::-:;:i-,.:'-.;.-•.:--.r.5f'g.:a;•-'-.-7_'.•':-;.--;i.-V,''-.2;-.c:--3,,f-.-1,.--•zi7-,•"-l.:-;.-_='.;•;--.,-..i7..if,-'..__-',:Q,-;;,-.-.''.-:--Y-.;;_.:.:;-:•':.T:,:---:.1-4;i?":;::',f.--::4:'--.:-i•,::,:Zi,,i.-,i-.-3,Y',Ni-.;';_ft,.'-&-,--,:'-.r:.%i;,:':,-1,f-iy-..:;1,:i.-;:':-,:•;1:;,,'5:-',1._',--.;:-_',•:;4".::7;'1,;-,:,,-:-.*-4'.:-'P::--_•.':-1.,i.,,.-,`..,37?,1!',--:--'•"V•,.;-;::_.2;-7;-'•::':--'•'...";::.,A';-,::-„-:A-''•'--'--'.-.;,fiiI--:-;l:::..,,-::.3.1i.--:.-"V"1.-,-::?;-.4-;2:::,.•;•;-?:2:,.',::.,..:'-_.7:-,-•4::`:-,-E:••:-'."-,...:;..-4f-,:,•'-.,,,-•',:T,Wg",,--:,?:,..7.'-1."'X.-,:,.:._1.'4.:._:.-....1-,..._-_':::,:":__._,;r..-:'!7-.'',i--...'±--•,-S---.',--:'_,:":..':t-:,-,':ii,'f...7::,-,'=:-'T5-i.:'.;.,,7ii!1-.'.':..'''--.'--.'',,.,.Vi:-'P`,'1-;-.---'.,,,--,:,-i1••''-'-';.:.'--..'---,'-V:2'•;-'_'],.-:-•.'4..-:.'-.;.;':.:..;-a-.,,'.,-:.,;:;'-'.,:3-;:-'4-:.---ki-,,-.':,.0.,,7-•-,,--i;,__l::0-..-.::7".-,-;`•-:!-:.,..•.-i%.-_si‘.',-:.-'.,..;-'.iq:3.-,:7.v'fL;::5,4,,'i,,-'.,.i4-:.-,-i-N'',4?.i,''.-f':c,4--,'-..y--,-,--:.--'!'.-;.;'.1---..,,:-•::I-,'':-7•'1:-.,:--'7:::-•:,:-.'7.3.-;:,-1--7=',.-.,',.-;--::-•i:--,.",T:.:':'_-.'.•-:.."-l-7.:'.-._:';,,A.:-'-::'.'?:-:-,:--:'-::-,''',-J---Y'-.T,;,-j.Ti--::7--'-,;1._,:-k:kt,17-a----.'-4,,1k-.-•7-,:2:•'-=;;;'--_.-;';, • . , - ..:.',E.:.T,.ZZ.:.;":-'-.•;;-'r':-4..-:-`"t;.:"t-i'---:•.--7.-'.:':;-.,,,-..:i4;-7'27.----:;7,.;-2',;'f--,'.-_,,'-,--,'i;s',:Nf:',:.1'..i:'-..-.-:z:-;4.,i'.:.1•:?-:.--.';"',”':1,2,,',-..1"::':_•,,'":.,-'•,4-:-.'-;;i,:--_,%'4.-a.,;'A;;i',:-„;:1.7.:-_.''±;;',:,-..-F:,-,7'-:,.,.:,•:,':g.-.;-.::.-;:.-:..:t;:;-.2f,•:--,-J-:---,.:-2',7:.-::f,.-_:::,-.-'-..-",_-l-,.-.:,z'-.':",..:1.'•1.1§:."'-__1:,•.4.".':.;.;,`-'i.1-:2_:',4_:,_,?-E.-,;:_-':.-,'..----,.f1-32',-,-;--'•::,C--:'...:,_.-',•,i-:--:•.':..'-"•,h1-..;I,r4.-_',.,-i--331",''•-'--i4,.-1!=''-.c-':1-7"'..1.:?.;'2A'_'.-''-;,,.-:'-'":2,,Z-,,-..--l:--]-:.,:-I'::„::.•r,-''••,..-.'i-,-':•r-•r.:-:---•-!:---f''--4n,:.:.•.'T,.'-,.;"-7'-;-E-'':----,-,-„.--:,:'::,;r.:-,i-'_.if_,.,,-.':r..-,--?.:'_'"4---,..-!".a-.•..:.-:.:_;.-`:::'.-,_,i.F.-:_--".-,r.,a.Z,3..,-:.,.':--;-:',--_;--,?,f:..:"..-„-.-Y-,..-"'.i:1'•:-'!.2-.-:-":.,:..--:,.4; 1i ,; - ; ' - : , = 'T!i'.'„-:-.,::,*.'-,•-:,,--:-L7:--4n-4.'•1'",7:47..'',:,-.--,.':!-::k;,'.,,-;-:'-;-::t-.;4.,.::..,:..g::1._:-.'..,. -r :. - • " ' , , .,-i •::'„'_,7'.''E•. *.•5''.:,.r.,.-,t)--''.I;-i.-.t:'.?;.'.-r't-f-7!-:•-,a•-:.:.1:'.-:::,f;..-:7?:.-•i..%.k,l'i.e---.--,:4-Y,'3•..--=.-.--2.',„i`-••:':‘:,..: . -,..e..F1. ' M=W - t- w 111. 4P.('l%•-P'• ! 4 • 105 - ;t • . 4 , :4 . , 1, 4 ' 3* 1 •'_.• ,.- -:- . 2;t4-!: 7,-.----'-;.--,-7.-"'.:-.:':- .:-.:—.-- .'.:.-::-:-i,-:,--1 '.1:".-':;..-",',...-:.---_,-.',.,.:-'...r:-.-_•-,.--:":. :::----..--:.;:•-•::.-'.'?.:.-t..'-;: - - ''-_-:-.--::- -, • .--',::,. .':. . ,;--i._`.--....ir,-,--.14-tS.._-,: -.,- -. ..._- . .--..-. ,--,-.-.-,:-.---..,---,--..,-;-.1 ,--•-''. --' ' ''''' • -= '..-, ---'.:-'- ' - r '..-.. -. ,--.'• - •-' r r--_-,.--.,...e,,,,,..,.. ...=,-,_1 . • .:: -...:,--,,7,,,,--z----,-7.--., ,--- - - . : ,-m-,,. .,,-,,, .- - • • ...,-..- . .,..-.--,.r.,-,...-_-:::•.,,:-_,--:.:1,-.:,_,, .._.„ -,... . - ,: ,. • - - _ .- - . . . • _ • . -,....-- _• . _, . .. . •. - ,,,..—_-_...., ... . .. _, . . . .. „.. . _. 1-•--.--,_.. ..,4'.•:.,;:":"7';'...-:-.:: ,:-'-'-''.:'--,:7--...--''-- : •• • - -. - :-.' • "a-:''.----- .--'''--;----------,-'--'--. ------.---•",-----,e' -'--'.-- ..-,.:.'. •:-.-.,:---_ -.:'.-4...,!.'"--.----;-,--:::.-:-...---_... :-.:.,-...-... 7._---,..„,_...,.,, s :...:... ,,--..;,..---;,l-..:;:7-Y.44 ;:''.:;:-..--;ii,: -S;"";-:::-:'",.:.?" ,,,;::.,,..: •-..,•:-,,...,: .- -:.-,J . .,7 '?",----.7-'. --'---.2.'?':-,'•Y.:1.--r:-1:.'i.:":.--'-..l."'.;;;'''...f--:i": ”.-'--' -`"- . :i:-.-.. ' ...-''.. • `--"--":":1-7-',-:';:.;..--,',..:;7--,,f7:',1:'i:r;-7.,_.:'--:;:-. .-±i'l:!::-?..ii-:•;:-';',-,,'...;,-.:::`,-1--'.''' '.1-.'-'.-1-'-`.- ...'•'''.-%.',.,,,,,';'.4:,-.42;.,.,,,',--.-.' .. ''' :.-:-3.17 .---':-7:if-)7:-.'''• ..,, .:.--.1••-':'',.-.,..r.-.i:::::;,:.:,,,,,i--.'4::.;--7--,::':','.-.','.'-' 4'.'::,?.:-.'--f.j-::;.;.':2-;-::: :IT,':'';'-ii-i'.'• S',:::--'::'''-4::::''' '.7-7*)'-• i4u:-C-•`:i.,„ ,..,:.'''''.''-•- -'.:-."--:'. -..:0-AekreCS i,: -• ---'.,,,...-;-.,--,--?1•::!-•,,-.---7_7-,,,f,:-:-.:':: :',..-,.-Y,--2_-.-:•-:::.:.;-:.::;•,- ,•.-,i -',-_:.--,,f-.:••:-?-- ;,'--,:-..;;--:-.'.?::•. --f-•-•-',''-=::::. .-.5..-- -'-',';''' -;-Y:i'-•-- ----'4.1--- -I"--,;'--7.'-,-i-S'-:,,e---•--,,,,7 - i'j'''-':i:s:':-"e •-':'k'-':'*i;i:. :'.''''j?'''i;'r-•;;r::-:; ::if:'--i:'•:''';''':':':';'-f'--''''''•:-C..:--'f._':''.I'•:...'--.•t,,ri.f.r.:-..i,'--;:.,: ii.:-1-.'_,.-::_i-!.i:::::::.',. .:5-,,,,•':;'::-Z--L.:--1.1.''''':'''''':•'-_—_,..---`' '' ''''.- -' `-')n4etti----'''s ' \-t' -•-•-• ,,‘ E;•.,,..:-. )?:,,,--, ;-...,--_f3,• _,--z-j.2-•-_..:,-;:::.::.?,,,,y..'f;?-';--.,-i•fr,,?:.;, e.f-Zt-4:_*;••,:;„:2-,..;„-.4:,,.•,--,-.t.i.e,,,:;•-4-f:›:'"•FiAtk . :74iNtl.N-t-iiTi7- -V.WF;rrY7,,::kri •r,27:,,:::::?;.. -.4---i.,...l..-.Vi".1.'-...-.3‘,.,-,,t4,5T,::: :::-,-:- %-..!:-.;-:.;.: 7-4,.'4--.4:: :.4-itf.,-,Z-/.K..,1 :,,..-t- ,L.i.;..=....-:.li:,..:,..! -,q...e..... ,z;:-...,........./.....--- . !..74,,,-.,.--..-;_::::::.-?,'.;;r:0;.-,;--,--;:.-1:--i,---_-'---.,-;•,------, :---.,,:'2,' ':---:',,s-.:-''-'''''''"--.'—"' ' • . . i'.� • -`` . `L•JJF�rtC`Wi•t t: ... >• x 1ft _' ig � t4 -L • ' �".,•; .n 'emqqs - cat r4. •rye a 'y x 1 f` Y F4 z 3 . i`�q ray iF� ,r •r tC . A . !„.::„,.._.,.::_:,::::;;._;_.:„.,,,,.,,,,:77:::„,,,,.,:„i„,"„;„,:::,:i„.,,..,:,::,;,„..,:::.,,._: ..„,.r.,„:..„.t..,il,„,,„„:.::,,t.„_:;..:,,,,,iz.„.:_z,.::,:„... . 3:''' ''','';''':".;:;'''-';.•,-sV,'.-,:i.f•',,.,,,;, ,...4 � rf { .YL tt^ 0 a't��' ti f.,:pfit' u fs r . Al N ♦:i•:.t •_ r � 4, dx.'�t.�Y. a �.:` < i'1.'NY�'Fs - r yZ ,:i: ,� • tit ¢tr r+' . '"ft f svxr .elf ai T e S Y r -Nice.'..t, `e`l$ e`^=''' ems,. -� tZ 1 'c'•4i'w * .. ,._7M t,/' 1K� 7y ��y. -.} _SGilf 4'l "H,-s!,b�r !.'a 'e 'ti . '3'.. F.. +5 w�la�.l M y,4 .+t,,y 1'- >.,'. ,,,-y `'�! 4 i F i r ?.}xsM jaw. Pg�h4 ^i� .+ F �.,,, t .,*�,. v a'y.x,,,�yyr.�..e �y r � �- �a �. ,4 a r { ! -} , ti i f J"• } �, .p 4r, ✓'� s`'qp. .L. k„. f a�,�C, Uj -' a y ♦ ..� a'r w 4-' -, ✓ >F _ A'a'rF>%� esyii 'dl. t_ fs�A e -.t \ •t � "�..^.�.- ' • g i F �EE}aa `yt,i �x - �yi' .' •-"'.1s` "s ,a feat " ` .�. u L - w - .��' , a ,._ i.� .. �::.: Y.1 'y. "=;:, .sty- a _tea • • --- __ • . - .------,'.--:------ -:',. --.-.7--:•.-t•---..-?'.:.. :..:::••;.-;Li '.. ---- -1.1;;_•,.,,-..;--.-. LT ;:-• :• _.-__':,,,:-.,..-,------:7-ir-:„ .,-,,,#:,;.,,:i",.... ,..‘.•-:•:, '"- . - -' . . ..• _ -"r:--- ;•-77"-"-:-:r - "..--.._. •.---: --- ----:-7.,jr..;.----,--,.7_ •-..::::7,,'-;-.'_•,S.:Z.-::'r- • ..=-.---:' '',V,4'.--.-'-' ,. ......--..... ,-.7-17: .. i . . . . • .. . ,,, : _.--7. :. t:':•-s • ':.7.1 .7. , -,..i:C''''':'''-'1. .• .,,,,••---• :-..7-,---::;"7--:-L--.--...,-"-.-f-:7";.:--,,-;,-7-‘777•.7-,7•-+:''''"--- • -,:• .--- IT .:' ' -...•.',_.,-.. 1 • •,•. •'7 r !...E-7.2.--73,.rr'. .7--. :.--,,,,,,‘-' 7"-,--;;-:-,f-3, ,,..=.:4,-:L=-ai''''•-•, . ___,„, 1-,v..."2.---.7-=_-:.1 -- tc.":..:.....,_11 -...‘-,;—.----"1-- t.V.:-.7.--,1:.:I,?• . -r...'''''''''• .---. --: --. 1-=---."-'it— -i ...- . 1----L_.---7-•;...-__7-.-..17.'t; i i.-&_.,-.4.•,.., ,i.. . , ..2,.. ,.—...,-.,/.. -t - .:,-,F;1/4,-;.-,.;.ca,-. .-. -..: ) . -...- -.i''' \- ' . i• • • I.' .•':...•..;.-.1:.-.'''-'•:-:-..;.,-:•-•• ;: *:::" . - ,-:-:.:,-',:.-C-....:,';i:57::..1.!...1 ,; ,Ia,--i44.11,41..':,.`:-:'.-„.-,T ..,,,- -i;.,i-:•.:.-. . ..:7--P.:;'...•.--,•..-'••••'11'7;:•-:-,1-...-.; "...:•'''-...-*', vit4,--7;-•-;1:x..:.'.:•:.'.-:..',1f:::..T.';'- :-.:_:.•.:::.•'...."_,_;,.__- .._-::---- - .--'1':c.-:;,-1,-.:,'1.7''•:'--t.-,47-7.?::::;;.-.,..:-' ,...]:: :,•:,----,;,cf.::....-'' '....=..---:. c----:,;.:7, .... --..t',-zs:fi-;.:---2,-.7.-;-'...ks.,,,,';..--..:',:-..:.. --..-!...kr.'-fi-4.--.';.-; ,....,--,-.'..,i-si'-'1-::---:-;;:--.".;•.c.. . .:!.,--.r.',....,-.•..--...•ir -=,:::,_:--i4,,-;,-.----..-,-,- .....-,-•-; .f7..,c-:.,- ,.'-.-.,--..•••••:i:..1/4-;:-.-;.,.;;,4-,.7•....--:-.....t.t-_-'*,-..., ','.-•:---:.-.7-- ".. ..' . ..-- --. 4. ...i. :',%....---.-y,.•,., .,;i,.,":..-'.•, .:....:j',..-:::.....,--7i;."-;71-7-;,,..t......7'• ':77-7':776-C:',.-'4,1-;:";i 3-,-, :':•:rr••- -•• .:-.7- 7;4-'-f,_-4!„-,.,--77..7*7,:--1:-..,,Z4,..7.',:e.,`-it7.`,-, ..7.'. .7-if.,:f4•,'.•••••-•': • ..‘.. ,• ,,,-',• •-':, . . ' .!.•-',-,--...-.:4-4,---.-- -1,,_...#', ',..'3.V.,,,.q--.•..--,..-•...7-.':',:......:,. ..--:.. 4... .....-,-,;,,,,,..... 4,,,,4z...... „4-4.--'---...,.':.,_ .,?,..,-,: ,,,--;• ..:.*::?Y•::fr.,'..,•••.;2.!--.z.*''.'-•,%'.',-:--,;.;',..,,,-•_ti,:'••-:,;,:S."..-:•--,',.... -.....-Z.,. -?1:-.•.,,;Jr.• .,---.:!7*--4,1`.;fk::!-V.i,.,2,;:-..V:-.l''''...!::--..--",%;Vtl.'.,:-::.,--r.:";Z,•-I::-:::;1:-P':4-:-.1":'''.,.D. t. .....1.a;;;...,---;,-,-- -4..•,::,-;••••-,......-.-....-,.4.:,..7..... ...:.;;.3.,..•;,'.- ....-:: .i--„•-:-,...•,,..........--:.;-...';.,....-,--,•--,'-ils-,... ;•---.4•-''-,...,, .---,,,,;,,,,,,-.-- ,-,.:-....!--:„.s,t- v.;.7,3-. -...,,,..,..?,-,7.--,..;i,--•-4,..z:i4...,,,•.;.,_--.;;,„-..-_,:i.,7-.,i-..91..„',47.L...I t--.L----:,..7z. -. •.'..i.•.•-..-,-vzt:,--:- .*-rk'9-.•..; --:4•-,..1,...i. :'t•-,.--,';:.`,.t..---,,,'''''•- .*:--.:•-.-.--;",:-.1,-,.7.`t•-';.''..i."7.-1 . .• ' , - r'r:>.•77-,....7 ••- '7r"-',. :-.,...xt-•:-.•:.;-.-- •-,.;..: ::-,,,....-,.....,....-. -..- --:c.. -.?.-rt,-..4.1s,:!,,t;P-:: -•-!....,•.--.. 4v.i-.4..--,..1:,...:--; - • • ' • ,. - *1--.,..1-4:yis•--4 .- -.-,;,:. -.•:,--..-rts; ::: :•,:,;:....--..•:-.:-...-- - ,• ',-.':-.-,..,, -.6.-7;,..,_._--c--.•. : ,-••-, 1-,t-='.=.,....,-;.,:',.,,'-ii:'.,....,...iC,:!('-:.•.er.-..75-..----;i:----..s; ''..:-.--..,..,::-Ar'...r..-7..;:•:‘'. • ..-,t. ,atigt..14%,. . ...f.r,,..-*:.?--..1"-'..":.',- . :---- ' ---:-. , ,-..,...,-- ,L.•"-:,, : 4- -....,.r-.Z ' ::,,-.- .. -•-..u. ....-:,,-:.!--..-.: ::c:".--;--.1...1:-Z."-',I,-6.-^e?4,ti:,.*41:4;liVV.-'1-.:1>t:-.1.4-.;;;Y:-.-!:::••,.......;'.'-':..-.::-.., 7i---'.f.'cii.'1*F'-..i:;s:.,i,•-:•2-,it,I,"'-':!let&"---,4•,.-,.. .•••:. .... ..,..-r-.i...`, .". .1'....: ,•' .-. z,..•.:• .*.'.:-..' .--: ., .-...,,-.,.: :,...:,:i.;.- ...>,....-::...,:.. ....;. .-...fy:tv,...-4..,...2.:.,.c.,t '.... `,.-,.::-'':'•..7:;-...'.:-..:-: -,::-:;-„.,-;_:, 1::,..,.... .;;:i.;':-;'-',..?.1"....: i'..2t5l:.....:" .'.1.4:1-`''...:4(..:;:,.3iti •-•:•:r ..i. '';.)..-C.A.s:'-'sia,.--.7"="-s=1.•-tA4. -:'.....%:..7-7'.1.:"-F;..5'.:-i-i--.?-';.1::'..''''''. ' --:..: ---.--.' :'''..2-:: t.;',.••.::::-.' I.' .:."0-.. .41'-'. '1'. ...,:*: ..-:-. .. ")::',1: .i;: . "!:[ :,--C-- ..,,-,"-..•.'..,__'•=1:f.:,*.:-=`,11.: t:Ti.:-..:...:'..".•->'7 g---;.;-..,..4.,-....,; •..,,,,t,,L....;-.,..--.., 7,,_,....•-t.. -.T., ..i.•'..',,.-„,::,,..1;-.._:,;::: ..,,,.,•. y,'..4,,,s••=•,`,.'il:.7,....7.......7--':„•-,•7" ,-X''• -. ,:F•'•••V:7-"S;•7 '1,- :7:,I;',-,?.--•TV.,---. -;-..7..:.c.:Tiz's!!..1.,.---r...L1,,;i';iii'-?-`7's.,•,.:-. W-.' '',"--...'''..-...:,',`--'. .. ' :..-,...-: . ". ".:.:',---'-'':,--..-',;.-..:*,•:'-.'•?' -:•.,.-*--,..,,. .•..--,.---.t..?::.-:.,...,..:._.--.7!. s ..y•-,..,..,.-.:7.,-,, ' ...7,Z-;,,,.,.., :,-;''',37.*:,-,::. r-.7-•-'."::-...- i: '..1,?,-:.'.,27-:if:2,11r-,5-..'n'•:,.-:....,:?:',..;7'-7.-•,-:.,r,':*77;::-. .-..',"-:, r ` ,.',',.-:,;':....-,7.-:,.f:2,--7.4,.‘,-*-.2.,:;-.:"...,.'T.,':-.-:••••:,.,-.-7:-,Zi.. .,..: i.;: ;•':`Ll,,i-.--,:: -'.?'-,:.,-i.:-.Y';'-::,:Lz.:•:-:, -:,...:r-: - ':::-'-:: ---.;,,,; ',.; -'',•f'•:_-.;.j::,-,:-. -:• ''''-- -,:ec,'.-e';'''7.•-•:::'••-!:-i''-'•'-,,.,.'.1-'-g"li'::;-'.,:.4-!:- .."1 -;=-.-'''',T.-.-'ir:- ;;L.•,...-,2?'•5':f:,:.:'''',•1`;':•:,.,-.i-*t- ..,,-..,..1.,_:.,':'..)---;S',..',,,-. -: .".7-• -. -",-' .:- . -,-,2-.: .:-.;.-f-2:,---Lf-, --.--- -.•:;*-.:-_€,--,1,.....,,.. ijr..: :1--t!...,1:-„--•:,-IZ, . ...,,,,,,,,,,:•.;;,-.,:_,,,,z_.--.--,:::;-:--Z,-`-',`- '•-,1:-.- 77.7.:_:;-71;c:7,-1.---,;-,.i'.-- -.'f-.-:;,q.,11.Z4,1,-Vri..- .„ -, ‘,.-,:- . -,--,--,.. --, ..,,... _ ..„ .-,. _ s.-..„'.....:,,--.. - -. - ,. ...,;;.•-. ,.;.,..,.T,t.;:.:'--•'-- '.7..1•:,:far',.::.!:- ;,..;',._.----.,•`---‘I...-=-7,'S•-...AT---...-'..:;`,1"2-'-...,'-',A,.....---x4,__.--;:'----`:•'.-..-'• ,"-71,-;;,41-42;r;;,--:,...'?„.-:::•,;i-,1a.. ,:!.i,-•.• ..;-,--1"-----f;:..':' ,.,-:•:- ,";-=-------;''• - -,- -..-•,•-i-i'. r.-...-:., ' : •• • '1' ':,... ,-,e'.7-:',:-- "%;::-.'---. : =',••".$:-..- --:'<•,',-,-:0 '':::,t-"%:',-•-•,--1.!:-;to.:7!'.,,.---Cr",:",-il .•.,1:?;;;',."::•.:-`2.,:t'-'-'..T-144.N:-!... '''' .,••••'..••••••-.r2:--:_?-,;75.•?.,-::''.:2'••- _-,4-• -,.-;-•,3.-- •::::..,:,-:"-:':',.-;-- 7-•!7,-1:•".:7,.:-- ..:.:77: ;•,,,•:.:""•,.. •:' - ..,• .,7::,Z.:_:,-7,::,-k...:-:-:'. 7...- ,_.•-.. ..,,,,Z. -;-;::'-'-‘f...;!..-•,.--;*.,'---;....:-!:"i-...-:-.1-•:.;,,L.."-;-,,,,,-,,;-,•.:--.,.:.,-,„..—_ • f.:,...-4.,--4 -'.--.- - - - . • '-,. -,--- ,s'.---; .-,.. -,--- -,.=•'- • -, - --,:-:--- -- -r ' --:-.44,:-''' •-- :--.,4:::- .5.4:::',..7-.i.:', ":';'-` ;'.-:...-12.---i-_-:,..f..L,.. : ,,,-.s•4-'''.'--:‘'-. " ▪ ... .:t. :::,:j. T;:-:f.-:7:Z:-s -.-,•-•:? -.7..:::•. -;-'-'.:-:. '.:. . - ----4,..--;.:',.;:.;i'lt;;.',z%':,;e1-!... .Z:;'.-:-........'..k".. - ...--.... .-..1. :::-..47.:.....::',.- •::-..1:::.,;;;;,.:.-", -..._,:::.V-Ze.3.-4,'!"tt.,,,__ 1.-.''2-f,'-.':: .''4','"_--_-_-..;,;- - ' -..-.4' -' -- '''. .-......-: .:-;,.--.:.:;x:i''4i..-i .;...1--,„--.j." .:, ' .. /-* - -'1i .:•=orkz•• -'-:::: -`•4•' '••-4"-----4--: is, "-•IV.- '...- I'*-r. --,.e:r4-;:Pc;-;.:- i',7-.-f,;,-.- ..7"-'-,-...-:---'..,., .7•.''...;".•'----.--:: . . ,.i- ,-',;::--.. ....:• . -...:.:V....-,,''''.-..-; ', ..',,. ." ,....'...,'.....'''''''''' '7 ' ', ---"•';•,-;,,-;..-ir. -":''':-r'7.-:*‘"-..." •••.'-77!.'..'...-'• ::.7-..":7--'••:-'77-'`•.:"r:-.':7-,C-7-a",...., •••-- - :• '4'7:• -- , • 5t7 r:-.-::::.. : MI ...::...,/,:;----r,-Ci-ci-,•:',... -'f.....-; ,,,,,,,.."ri-4-••7:t7:-..2.,17:-....1",-,-...„,7511',...-77.:iir..."1 t?--.:"..1-,f,•';7!-.".••:•!,- -......•:77:'•'7.-rr."-r-. : ' -*•.• -.:77: .::,:7...;•",.-77---,-....,..:".• •'-..r'.. ''•• . ,.," -_ . •,. 1-'_40.-•:‘,..,;, 7 ,..:::: se,,,..,..,-;.,g , ..,:-,---=7.-.!,.;-!,,,7.1.A:=•=.,-,5-4,,'..":.:"f-zt.::::4;t5;1. --.-il....i.... '-'----.7:,..!--....,,';f:'..,:,;k•-;,-...E:.:-, -:--. -',..-.•-' ..--:- : . -;•fr,:....t.---...-,-.--;-1..:,; . --.-: ' -..-' 1' -..-2-.3.'',-,,!•..7, !,IN 1112'.7".i. .",.---:'-' 4.7::.:..•,-......42,1%-...:::,Ii...,77.;..1.:".„-ij;,...-'....-',?:: _-.4-2,....r.,..-...at;.,.:.-.-..,•!:-..i... ..-:,;.% .-••:...7".- :'.......--*.: . .. .• ...:.'...:7-:-:‘,..'..,-:. .7.,",!. !!:..;.,`..,-.X•...'..t;?..,4- ,„"•'''''."'3-...-'..•.'1''',',---•''''...-•'::- A-7-.?.:.:-Z:--',:; '-.-':•---Z..i1.-..-1.- ,...,..---;.-7!-- lif•.,.. "" • .. ' ... -' :-.;. .--. .....,, .. --- - '.•.:-- L-....;.:-.'--;:;'.-,.-.:';',..- :-L--,.......''''--'.•-• --..-';'----'-r.'15:.-;--/%4;'_;•;.-- !-,-,;7.,-.ti,....-2--..,:7,F;:.;.:::- ..,-:-.-,'',;'''...:...,,,.:,-,.'"'-'.;:---,,',..":, .,-,;?.....'•---."...7:''.-7.?-7:' -7".7.'.-'•...7.1-...-;-..,t;.--..:...,-.'--•..„,;.. _'.-':.-,•:::-:-.'-,.-..-. ' :---, , --.:::,;-, , A.,.;ilty.2!--;'....:',_-Fi.:::i7k: 1-..- . !;;;.:,--;t':;•'..-—s'.::.:' -.•-. -;.:;;--. :- ::.:--...;T:-7C-...t.:::.',,. . .-::- ::','-.' ..:', .l'-!...:.:'.-. "...4:,...- . :.,•.:.:.':i. .. - :,Fil?..Y,':--.:4V.i.::-1- 2:':::'::• 1-:;:,-4:-P..t:'-.:-;:`: ' ,.- 'T.:-'.',.,•;_',J.-;',-,i-.:i,,,-:,-:,:t.-- .:A :-..-7-,,,,,--'1'.`'''''.-‘:.(.-:'.:•r_..-T''..;.-:.T.'1.---."':-.i' s'rt:'''.-...••;:,- . -':a.': .-.3:..... -.-2.:. ,.--:,. ..,:..,::-,-;.:'-_-•..- --..'F'..,.... -,A,t!..:Z _.A i,-;....., :',..:,_-,„c•-4,,-,!'-.7i.::':,- '... :.r. . -4 ...--,,,r!,.,:;..'•,, ---.- .......3 .4•:F-.- .:4,f,.:. •-',:-•'-- -..;•:-*-;.-..'.-i.: ,.:::--::z,,---•-'J.IF- '":-NE:::*•f',It F:f•17.;';d4i-7-C.;'- i -... 41.,:; :l''';::.ti.•:;;.-6-1; 1.;tk''..I;1:::',"--4-;'--*:•- ••••''3-a.•••.$4-31%..1 -f.T..iit.Fti.-7:-'-•:.E.-:"9.:;'.---1-;;;.,14'......:,.. ....:-.,. ..!--..--,:•..;•!7...i,:i.,„:f.:;,: ::.:.,,....;;--,'-'.:'-'.4.-.,..:,...,:--,K--,,,,i.i: .St1,-;.:.,,,-, :.:-.:.;..,;,4,4,.--.:1.--';r,..-A•.-,.--.. ' 1.44.>,9.--.Aw-.i,.'"..5..).;Tir-sC.;--1-7i;7•'::,•,-",-;.tif.,.',-:}X-<••7i-,`?-....;-.--:. -;-Z4-,',.",•':;711'...''''•ti--.-;;;.:3•-•F• -:' ::1.-"••--.........-''j•4'4,-;-1--41'..2. ' '''. 1.-L--t::. s.-tri.--71,;',1.:".-47:Y%-•'-'..:---.-:1.4":',•‘17-v.i-t:''.'Ll':.•:',7?,••'`-,:s..,..- . ''''3,..:-:''-i-...'i.-.1....7-;',.,:‘.'-,:',,-z''C'.:''.1,,,,''1;-..pi•.•.`7'....`"•'.-1.,.j-%---.:-4.:.-;..;:14.,4'i• :.;tt'12:4'--•attl'i',.1:11;'7:::;.".'-:-."'U.''''.-Y-Ii.---%11',..''.•-%.•:-...-X.:-.7-'1,=,-7--',-;:tj''.:,.-V-21`V.`.4:74:41'.l'''' Y-..'r r--'•.::.q...--:-."----. .;:-;:-'4;i0;-11`-i-:'.''..'!'-',.i-l'-'AV:.-.:-S,.::::-,40‘it.4-l''-';'-.,,VS:if,*:;.,-,A14_:'..i,L-tt,-,;fi!..-..W..,:,:k-•:.,:-:..i"--'::=4:4-:•-•:,a't--,eX:-*. -a,--:z.J,,, ,,,i..-.A..t...4. -.E,F,,,-*,..p.s,,,a..ttlq. .•:.,-, *-.T.:F4-...-:.7.&',=;',..-:,f.',.,,,,,.:.,..., 1 ,:ii,-*-:?...7.:,,,,,,,z,-,5,,i,-,‘,..t::::::,,,::,::4t,,..,..,44.,-,:4-0.s.,:.--.-v-H, _ 4 .:#-:„.1..,,,;,..,*I,. .r.,,-,T..4..::,s;,.,vr-k:..:.!,-.7:--•izr,---i.-....'..:.i:,:;,Y4ii;:::.: F,-:t. ,-, :g:.-r.,-=.k;,.:-,?7._ii,,;'ff- ...,_-'-,--;-'.--:-.4;a..,4:v,:::,.4:.-7-::--I.-',-.4e.'-=;:T,'•.7.°-i-.';:,:;L.-4 -„,,y-14 ,1.-'*;;.;ts.$/..-ii3:,-.Ai,, ,,,,r:A. , Tf,41.-c-,7 .1:4::53-',4-0,,%; --...' '77'' -2Ft‘k-k..-r;:••:,-;.4',--.A.f,6-‘'',-,_%„z:':- .'.1t,. ,:I;•,,:4..:,%i',:,4'fc-2:k- 4i• '5it.11-1;0'4•CV,iZ.':.ir.t':X''':-.C:4`1,''N' 7:,-':!,4.,''', !--•'-':;.:;-..:".-J-k -'75'::::?!..ii-Y.:i 1 ::.7,,,,-.;;,-,!Aeit.1),.41,..t,77;;;;7- 4,'',,,,-,,,,v,. .%`„._';--.,•:Z-'5,.„7:z.:,7.'::g?,':::=7::.,•,:i'A',iii..,,, ,..;:..r-,.i.,...,_1::.-..;',%:'-':j.i.'..-‘,.;t7i;.i;p'..1.. ..',:q.t.).3,11--..,:)--'4:*:!::„Ts,%zk-; :'`i-Vittl, ,e,:-..k4,7_„,-',',t,- - -,-''.7,.-,1:-:..71::','-::4.3,7,2( rfi::::7-. .;-‘,;,•;.'„ ,,,,,-- .,..,,,....,...,--,-..,-:::-. .fsi--,7:4:,..--,--.1 , .i-,,,,,*si. ..4-.. i.,A,....-_,,,,,,.....4,-..1,%,%,,,g,,,x.7.-w,::-:::-.,-..,;,•.--.., ,!..z-,,,,,--. .-.•-pz.:.,.,:.:., v.1,4.,..:•v.,-, ....,,..a,,,-,r,,:-.5"..,.ez.c;.7-:2-^,•••••k-i.,...7.-z-, .1.4-.,,f;i4T,r-,..:-=, -.-.4-4-.F-...-..-i-1,-0-.:**72.?tf.-1, , :....,,_-:zt.•,.....7.-._.-=::,-.,,--,. t.:7:1,. ::!45.-.,:,-,.; '-'''':.".-';'•1:-k,s-:tf?rZ9'7;''t,•47.. er:"f-•'' ''':'\•'-rkZ; -. ' ' -'..1 ' '' ---- ry'-r.../- • i'''''''.4.•: :: ''••••. "--.:'''''''-'..•''-...6.,Fr'7 "•-.7. :-‘brf,",”'W--. ••7r-•-'''-t-•.,-- '.,-,",-'-es.',. •77 7,27,,,,-,.,,,,:4,-7,,,,,,,,,,7.--1^7. -.,-..,:..7.7„3-7. t7,77-r.---..,/,,, • I"--:?"..... '-:-,7-',”';-.:.':•-.r',1.•.*-,q1-',15.-;:-....-r-,..,..-life'-‘;'-'.45,7.s.. ,t-i,„,,,,,-...k.... ..--,,..-•--..;_•.-...,., ..,,,-„,•:-.....2,_;!4i.:,-;=.,....,..---,.,..,,,,:-..:-., ,....,.•,+,-.,.. .,, ..-.. ,,.. ...,,-...,7:7... _ . ,..- -,--,..,-- :. • .,. ,- ,- ,.:?,-i...-'.6--.174..%,..-ri;:''-‘,?'-.,'-','Zi'';:114.i;:ii\y--,.:-,:f....)",1:4 :- -r. ,i1;'•;'•;-'Y.."'-''''-'" '-'-- 1-l_:';'-.'":2'-'4';',,,::: i -_:i--'1:',"..-".74-''''-....i,-,:.--4-':-" ,.' ---'-4. -1,-412'..:4-;..-:-..7:4 =1,-;•,-.CsF;'§..4",', .tL',il'i ci-i- 15'..-.'...-,.7•.;;;Ii: .:': -.--7.---'`-!-.:.---'•.•-•'7'..7. ...!...a.__,-4."-'' :.*:•.. .k..:::- .",:-::!..i--*_..'..',rnt::::'.....:--,-*.•:"--;'::..:4:-.-**- .4',,:-i -i-,4is:,i!--,;kt.F7,-,:i:V..4i'CA7,.;r,-. 4:Iti'4,;".c-:---;i;•!-.?...2.f,'-=';.:;i:-'44--:"-:.iikfZg,-- ?.:::-in .'-a-t':: :;• ;f4.:'7's°''IN ';'.'.:=-:-•''.-.... ::; ;'- ..Z. :.'...=7':...?''.0''',.•. i'''::•:;;5-'-:•• • ,.,.,...-[':A'.---..:;:..'7,-:..."',--",",-,.::--,..:.:-.;,„,,,z4.-„,1%,..,;-4.-,•;: t... :,iji•!. - .s..,:-.7.,kfk5%-z,-',.'"-;:giAFFE:r.',---?;0a14'.: Kfr:j:,V.-'-i.;.'',..,...fri-,7----P--',: k:iY11.•-ri-:':V.r.!"-M;-.-%: `.t ..'!';-;li '',..j.;,'....-1.'%-,',--4---;-&-r;';:at',...;y: .i....v..2.,,te.,-,.;...,e4x.,741.11)..;;‘,..,zr,.;:pt;--.,•,.,..".;.;-$ -.•.-14.,..•< ,tf..%.,,Lits.iiii..-.., ..,:sY.k.*:.•,..,-::..,._.. ,,...-4--i'dx-r...>,!!:.-2...;„>Vt.,-,,,...-i-r-j--,=:-1.5,•••stil-.5g-er.:-:.:I.:'.. ...:. ...•. -7i.--•.,::::':.,__,..C:‘,--feit-p-,;,;:,-:,-.:.--,,,-;!----.....•--V::.-- .?:74-V`q,..:-.-3'5-,..4=-1". .-&--,.N.att:".:';:. -.., :.1151)*4?-6 -.'.....-,.:-,4"..t..,-.;•-t_liv..,f4....r-ii:--ri`7,'W.,;!-.1:P-737...:.:irV,'”`7+;.:::*t7krf'•;-;:,'-P.;,.•ii7,77:::-'2,r:•-••-rt:::,7?1,71r,rill-%"•:-•--;,:r."*.•7,-1,c,-. 77::',,,,,,i,:,,,. .......-"'17-...,,,,,i:-,,t,........::: •,-,„,,,,,.....1._,...,.:... ...,.- .4.f• ' " t.'..,14,:ftTif-%ir.,t,71,--77,: ri,-;77'..,,,'Iri.:7A--71. -'‘i.--7,',,^3-',,,,,,..',•=---71.‘-•i-;V:r•r•-•.-r:''4. ' ,-f-:-; 4, ,-,.-.. ..7,,,.1,,...... .....-,..,,:,.-.--.-,.,..:, ...,.:,,,,,,.,_-,I,....... .,.... ,.:.,...!,!.,,.,,.......„,-.,..,.„....,...„.„-_,....,:.....,„. I.t,,;-...riff•-g-ciA.P.7Z---iti.-7 -S.`*.4--:'-i 7- ;.'..•:4,-,;1.•;"17 :-.'.'.',.;-:::f"...:!.Y---7-%*-4;,*--;7'4':-:-"ii.,74-C,!---.q:1:-- tt.:-:-. "'• :..-:-:3-.. '‘'.--''' '..?"`:-.'''''s'r - .;.:. .';--:/...;•-•:,i,..r4-.1*-2..:-. .'2:%-_-:-?-.,''..,-,:;-,--,, _ _ ,..;..,, 1..--..'T'.'_.,,,. .,,-:,,',1].-.•":,-.-.. Atlf,?;74..;,,_-,ii...,-itt.-g7:4:;-;.1q::,:-64":_iga*-,-,:14-11,-7.:.-,;.is:•:::.';--i.,._Z,:5:::;7:!`e,""7'5.4.-'._L-,' ..-. :,•.1. •-•,...:::.:'...„:. .---,:f r--;-•:.f.-1---;--.7',:.-- ---,, -i.::4i.-7-;':',-,:s--.-:''-:-7s"rz•Vr'fi---:f.'''; '-' 4;-`:•3-,`-'2---4-4---`=,,:--,Nt..4-- -..,;-T.0•',."--=',%'--,---4,---,--sei.';:•:--:,-t-,.. --• 1-,.---i- -;...-;-•:,.1...;:•-•. - ', '•.- •,-.---,1-.'. ---......-.. ,...-.F-3,•:-.:-..,-.-.:. --!...-•,,,-.,..P.;--r.k•.--: - . -...-.. -•...,:.-.-.--si:.. .,„,...-,r.-,-.1,N;,..:-:..,-.-,••;..,,:z-7,t.:1-i-,;;;...?-4.-•:-,:i.;,...-,5.•2.;,•.:---;-.!,:,';:;.kz,-..--'4-,,n:'..4-.:.-',-;--,..: ,-F,I. ...:-,- .-., -,--.....:-''... ',.--7:...: .▪ -,:':•:-,;-t---:-.V.fk'-."-.-.=•••" -.7 -,;;:.f.',I.i•_.4-21;_-'4.:,,t,--1,;.r.:';',..". . .4 i'0.-7,)-15',.,-141 .L-5•=7?:'fi'-•-:;:4_,.;i.t'':•:.i"...kf',.$!•-•::':;!,",f-:..4:•..gf.: -..''`...' . : . .:-:--.-1-Zg-f'*4 •"*.1-- ,.. L-f-f41.4 ''.:::-.-;,..... ':::.- -1-?.. ._:;.5,-.F:::-=;ti'.7i.".1,-.):A" ':',..7.2.•'-':,Ni.'IVZ-i*:;.'.71.ZF'f:'7. .i.•-•";-';',..3 :2•i; ;':.-.::.::;::-. ;-:;-=--,_,','?.:-. ..nt'z§i.4•,.;":":".7>.;.':;;;;.:-'.::: :' •:' L: ..:,..,"'-•"..:3".:1•.-:'..,.!:--.., --.4-2,47,,*-',Y. '7 .i.!,`1, f,4.:.4-,;.. --,?, .-:,.,:z.,*47.3:4, .,_'.1.42i-4 ..: ,:..,,..•,,,,:t1t*._'.,,,7,".,:::t'':::::`..W?W'f'111:2,: .,7-, f.i::,!:..,::-....t..,-,7'.1.•;773-_, ....-:•?.; .;,!.'•?...f-,,:-,---...1",:ti4,:;.--,,-.".;•!,,:2;_,,..!,:k:.;,=;'.1. ..'„,;,::.,,,,;-••. -..,.•,..-• ;..!;:----.:`V7.•-:"-1,K>',-.::,-;:1177-,'`.; ,..S.4k;',‘4-2,-4*-'3.',--1. 1.7.7-.41.-.0.--1.--t.k=.-,;?:,,.....-7 11-4'-i$.!-::--4::7:,-:,i.,LT2z-il'figz4::Zi-,-;_".;',.,`4.:•'%,',:if,''t'..,'..;.;',%•12';‘,•1.'"..i.,,:6',7-..•i'.'::::--7,1%)-i:sfri---7.. ....-;rii:;::.:----;; ...---:'-..'. .:.•N, J..•,...:‘,-2...?t,: -.1-.:•,-1,.:*:,,,_;-7,-.::„:v.".;,,,y5i±.1,:.-t.,--, 4-•‘,..e. ":43,:'-f .--'t•-• ,-;',,;•''''''.t.',-'-‘1'•- .'l'::-',7. :--.%-:.:7.:.- Zi -.1-1/4',-.A--- ---*-t:..',-.--•.-'••.,..,!..-,,i';',-.7%-tr-C.,;:--=7,2.',4;,-.•!,'•:'.71- ------.,- .::!-,.,....„_...,..,...Fc...J.,",,,:-`:',.....?, -.-4,,....;.,-,..1.7., ...;..:: .i...!{;.,,,..d..,,,,,,,:.A...j.,-;:,:_,,,;-• -,.....,..,.:, ...-,,.....;i:g5....,7._, r•_.?-,. •:;,..:_:-,!:-..,-.".7-!:;:.(•.,.-,,,_.-,f,......., ....,--:44.;..... ..-,,:,...i-,,,......,A.:',!,-;,.,,: t.,',:, .,.,',,,.,,:i?..1,:„0.7,•„,;?...:.±"fg',77,,,r-^1,,. .-_,,,...,:t7).,72r,rrf-,..,-...-. • :-7;.•::„•..i.';;.-....7.-„,7" ••,,7•L:-.'' ..---:.:-1-,---.7.'•-ri.s::7*--••i4'.''',;;:f.Y..--Z- -....?-11-:-"Zr''-'--''',7'!' •-•-?-kr''''•'-----'',•`:::-:.;7-:".7::-:'C'-1- :: ..-"..'•;•.-.V.:':':-.Cj4 4':-.?:-1-'''ItA:1?`;:e-'''''.'"4"k75;N-"7',1-71:''''',-. 7 .--;:-77,TS: '1,7'.4,-r_C 7-•-:-::::;:r.,•••:44t"?.?:?it-/F-7,%77 •7::.7--;-1'=7..-•'.7,'''7.-. -:':,:1:".1 7'..‘.;:':7-?..,,:---s-',:!...if.:::-'02';'-',..tis.P7'?1-I*4::-. .. .1,,-.,,-.:.•••:.±...,..^.'4.,,t5.4.-,'-'1 :-, ,,,,•••514,'..,,--;::....:.2•...--A,:-..`A.z.t;z,:ic. -,,.--..4.;,-...; ',-g.,•.-. ?,.1,;.;: g.i. .•;'•••jt.l.i.-z.,,,...g .i•,',.. ...'-:;:,..-&-;.,,!--,-F,j-. 4.,!•:f..-&-,-- -.-.71::-. .1,..-;•,-,,7;1:- -,1_,:.-.."--..:.--';:•:-.•.;:-..i".-:.:'=-::,,--7.-i'v7;17-"-:-.1`::::?'';NF,:=i11--f-t;I:A --4..i,'"3:'F-"Y,-*---':,)::514-1•T's':- -1;=',"=,',.A:".:•:7,V I t.0.----;-r-j.‘'.1-2...--.i,':•-•?:: %,'F'-',-*.:.14.,vit:1 ,4,:f.'4`4,,.-1-4'ff.,-1-7-'t4 -7--ifiA`.. --:."6:`,•:;.,.-..ti,-.-7i.rii..'-::,:-/,::-:-.-.--'.g:1-,.:J,7:-.-:_'_,,-..:•:-..:4.%..-:;:-.-,--.,..i ..:‘,1.:'-.----:-.7;,1,-.1'1.7••-t?..Z.:••••=-;;:.t.,..7,:-.-:3!?•?, .,-,-,-....i.:;S:X_:..t,--.^.F,',:,....'::..--.4'-•:.,,i,- -,--;-.1: ,,it47;-:-L7t. --.--------. --.'T::--:,.,..•.;;;:i.,-,.1'-,:- ,,,.:;,-,.-,-.z,„,..„.... ..-,---.t .,..„:„..:,..,-4,;.:2.,:5„.-,.,:,,,,:,,,z,v1.--,,,1.-Ji.,-,,,v.if--•:::,.-.....y:-.,-,....v.--:=4;;-,2,..!...r.f,. ...0,•:!....k..-,,,.;,;-.:..,,,,-,.:::: ..:,.....--...... ,.;.,..,==:,:.,:,-2-...--,-,:::::,:,..=-7::,..t..,..i.•.z.',.,-,,-..:,,k,-,-.!,.....tzi.rnt,,..--:-.4 .,,,,,-,-..-...::: :.,./..,:,„...r,z.i.,...:.:;1.1?_-t.,.,_:-_,.z.,,,.:,... 2...,,,. •:--. ,,,,,, ---4--,'4„-z—,-4.-.....-,,-,...;: .-":-....,..7...,..-.-::=...,._-:1.:::::,::.,-,-f.,:,..,,,.._% ,,-,:75lViri.. ..7-1.:.••-•?.,1-.•:•.,"/-',,.:"::7,7,-7 •-'.-7,.i.',"•?:-.f.0•7!.;,,,,,,,,.. .7.-...•.•-„,:,......„-..,,,,,,;>,•,.77 .--..7.-•.-..;."'...r.,..';,"-,-... 77,7,1-i.7-.••.''.--7;.r..--5.'•.,..::.--•=;-?1,-,-.,7, -r•••"-',--.',-N-1-; .•,-,--- -.,.-.>;:.-'-:.,',.::*".:f:la:•,'t‘".;-;:,,,T.-•,.,f.'.-3r:_'••••••"74'-'.:,-,"'"----- '';;.e•A‘f''..-• -,...,-,!.+-r-•`'.,..?''' ;--.':'-• -•'1:-..•.-.',-...'''-.•.-.. !-:;,-.74,----4.-.,-'.•-•2,=-7----'-'7=i „F.4.-9,..,---'-'- 4-:.,•-=', .; --,;.-14-:',•,•._''%X‘.74.,..--:•••••'-''.•7 7'7',-;'. -.,r--.'.`'!Y.'‘.--•, i:.;;;,-,17.':,::,;'...,:-- -T.,.- -‘,7'1=2:'.,..Si-7 -:?';•.:_!:?';„1!•--..,,,7-.4.r.77:":-.:,-kt,'",;;:f;-.,:^2, 2-74-,:_,tr.c.70.7-,45:.,7=,1)11.',....;::::--..;;;4: -;;;i-",5-_,,,i-r;-:i./..:..-!',,,'>=,-;. .. -' 1-..-;..::1Y2,.f.:4::: :'---•:--- . ,.,,,,,:,,-.,,,-.„...--;-,-:::,,t..,,,,,-..;',4:7'... .,...,!•,*„..,-,.:.._..,-.:4,...42;f:•.', .1-,•:,..,-,-;: %!.;-.•;::::;',1.-_- ,--'.;;, ,-7...i,-;-,::...--!-_.;-, .7-,...: -;,:%::,:•;:.'..7t=::,':4.;-",....z..-..'-?::,7,--:-,.-:;',..;::.„.: ,,--.-i1;-4,':-: •';'-',•-:-"5:..4c,.:,f;„.47, ..:, -.:.;""z.,.'":,: .427::::',' ;• .:*:-.--.f--iWi,;.--:::'-',.2' . ,„,„ri,--X•;,:77,-,?:?,'F'f '::-,'-,;.;.,-:---%-i: ::.,-,t,!'i:-...7‘,.. ..:--..:::::,,,,,,-.T.,,,S,..-41-:;5_:;,-,-...'ii-_-'-i-;,'-'7,-.7.-.::-!,-_--.7-,.;;',;-:.,..:,.,,I :...----i•,:...,..,-..-:,-..-,.. .,-,5?.;.7:.- ...1..---!;,--.-7-epk7'A--74- --'-'-'1%,:-,k- t▪ -V-is,--q57--;.i-17.7-.'s,•---. 1-i-:;t:.':.::"7:1,-;:',.•,---.--.,,,..,..z..4.: l'Illil i .-..:;-:.:.vi.....'.....-:-=.- --;.x.,....-7.“'-::k.;•_ j'..-..;5 : :,.:;,.3,‘,7:.'..-.'.-;;;"--- -•::;'-.;:,:-71;;;1'....."':--.,.,::. .-..`. : -- :-,.,.. •....'."-!j:: .::::,..,;-,,.-*; i▪... .....;,-... .z..., . '--7. -1., '.'.:-.-7 :-.T,','".•',0t..';..f:',.';:i: '-',..-,,:";:;.:"-:'..,--.,..- f.-•;.-If-•:..". .,-',-P.,-..4-•,:-.::7-..-..i.1,r;?:;:-.2,',14- ''%-i;'.:,•;-).•7-..-.:,:e7,•:.':•-•-•7•';'2.1,--::•-....."- ---.'..-7i ...:---r-51"::::1; ?-;?;f5;;5;• '-'-'"''''-'-'---t - •..., -..--.-i......--,....--z-e;o:.. ..s.i-.:7::::•.--,'-a•-•..-,.....,,;.--,5.,,,: -.Z.-i'-'5-.1f-;11..-:,..,•:-.......--.-,:;Z.:.:.-•:-.,-..;ef);'-:•,:...'•:•.:ii..ft..---";.:7:::::::.c, ....-' -,-.-,...-.---,-.".... .:•.:..:- -.f.,--.-- .......--;:::::;.. - --- . ..-.....:;-',1,-..• -; ..•-,..‘--".-.7--r'''.7.-''''''..'''7-2,'-'''''-•'-'7,,:,--Zr-*-r-`7:,','.'.72",-•:2'7.7'-'4.7t-7,.. ,-•.„;.. --' -.2,.:-,. . . .--... 1577:-•-•.-s. e,,,,::.77k.A717,,,- .15'--107,,,?,,--;:‘,..-2-7,7.--„"_:..z...'1,7-7,7,27: c-,,-,,i.-:"--,-.7•'...,..;^,-,_ri-rd.-4-1::-L,7" - • ;i14-.4t,..;•-•:`:-Acirf-'.'"''-;',,Agi..7;47,:=,'-;*:•.'2":i•%;',--7•:.Vr--;,1,7r•-';',..4.:','"•7 -'=;.,":77_,J.17.'---r•-"--7.-7,-,,'"- r,*!••-:•-'777-•=e-^:""•;.--77".'7"7,-,k1-7v?,r...:.t7i7,--$•,-„,..-.'-;.--,-,-i7..--.77,,,,4",,,,r,-fg,....,:lr, - . :::.."•-';',.:7,7,'",.::-.7.-7:.i)...it.71.*:-..".1-,:47.. :'..-4,,--- ;..,‘-a-=4-7--.."---* - .7__. • . U:•----',.'Y_ j_.:.•?•';..-'''''-'-',;;' -'-''''"•.,,- -,''''ti-s'-,-.• tiLt----'-'• c.,..-•,- . . - •- •...,•.-,.,-,•-,...,"....',...;,.^.7:.,.,......;'',,,-':=;,--,•'-''..,--:•-.: ,Z;.7:,::"-- '....'..4::-....';',.::';.. .,,,..',,,..:: ....:.:: ,',-,....?---,;,::7,,,,i--,7:L:,,-,5,;:.,711.-kc e.';'.:-.''C:Z." ,•.'.,:t:.i'.•.11:-.1':-.;•-nli.,7-',--;_.;.-,:n::Wi,' ,,,,,-7f;',1:',i,l;..-,',:;:t-:-•.1.'!..!/..r, ;'.;.',=:!.;:,117;P.7.:;;I: k.i,').'''. ';'''fl' '..i.. -2.it . ..'-. . ,.:r11S-,:f-12'7..:g:'.Ink.*Y%)".Y-i.i'4`..-24-: : • ::{(ei•„,,'W.411,34t.V;?;;;;%'; ,A: c:7,;';-•;,. .i--;•i‘--:>tl .Lt:kt.if4' 'AI' 1:4r.i,,,,,:t•: ! ' ' --4fr,1.2r :r.Y.,,, ,, fei.^1. ,'-. -;:,'.!..:!-Wi.q;CL'.:i:•St;i:Z.:4 . - .' . :,:• ". .:f:, ▪: 7'0' 5.;!...5,:ii.;-tt';'41:"::',i;g s (V7,T,-,,,,o;'-i.;4'4'400:'.-1:„$ktV4';'..V:4'.---tesT:PI :15',..§ ,1'.>7!:,:77.-7,14;4,..%i'T., ---',"''.. '..4,'*j':',t,.`,,i'L 1-,t,ttik:Vie:;;4';11,1:TI- ;.•'ntr::` ,-',-S--=,:.;::,Z.,.-;;r:IC,Y.:.ri.• ;i3,1-Ntiff;'," • ,'.'Z'-''''41.?;.'1.."'A.:',.:11:;,:',.: 12:AL,1,1,:.,4Uritc, -64,, -'7,-;!'i.:;•-..'i',',.,...:•%"•'-;,:,.,"2A're-,-;1;,,'{--'51::2:;;;4,-, ;?„,,s-;%-cq::,);14',-,_,,„i,:g?,7;7!,t:„4,15:A:41;:!-4.-t:t1,-:iiri,-,)-',Fr,;..,:`;P:. .,-4!‘ii!.,1•;Zt=r,_:::,.,,i,,,,:;;,-;,,, S;; ;::.;*it,:i....;.,::,4 ;F: '"::'•''.. .':'-;-:/,•:-..,1',-i';',''''''W'''''..C.77'1'.4'4,,• .: "'-';'-'512';':'.,4-r.'3-•:F'Hi:S.,1'4-''4•71.1-,-54';>biZ:1',.'4.',',:7--.',P7':•-1:7.-::;',:' -4,;Z,,..1,7-1tV313::',:;'•, ..',7;.:if.11;::!iA-1%.,.... "-:':%-r,..'AT,i,';‘.,-.0, -1 .,,, ,-1;-'1 - • lor., ,...jr4t..4„..!-,,9.,),;,i,,,?gva,,,,•;,,f,a,,,,y,:;.42;''‘j- ,,- --'1.::::,..,,,:,1-1--,:,,,IfN.,,,,5,!'n :5.7,.',11:,, N,A,,,,,E.,tSf,•:.".3,!.,;.=-W;•:;-:„':, 4,..,,t,,-.!:',.3-,-,:crIk.,•,..47,-,, -"ri".:^-.',,'"..'"?'<''.;,'''''V.F.,:Se<-':'<''.'7.'':'j;'''''',''''-';".:1':•'7':'-','fZ;,':•''S'•:.-i'>--Z-S.-C'L;*=l'A'AiZ'''%',7:(''''' - }„.•lf„)...1.52?.../03)_,,, ',-,,,,,,':,17,Ss.,,,,,.--:-(,,,,k. ;?;:.:4,-..',:LE(.,..17,-,•:,..5:•:;-;,,,fi,-,-,7,;,-.57..„,:,,,,±4.7„.,:;;,,,,filt,‘",,:-.fy,L•i'.,.?„,:i!„:::;,',.!,:!.?.."',,f,,;51:!.!1:2-::,;,,,6),,%-.1,4c.,"vzi.":,::;C74:4,,,,,...itf,,,,,i.,LL,,,::,:-,-...,;:,'„,\\.:',..:;g•••,,,„,'-;,-.;-,,,::-L.--;,,,,,:g..,:sr",',...`;.,.:,,e,rx_1,-„,,,,-;'4,,,s,- .4;f;,-;-',.,;,-4....,,,,r-,A":45-.:7;:,.!,1::,,t-,:!..,.!. •-%',`1';,,'--.4;14k'A., ,.,%.'.',kf,V;;; ;:,.,,.;.yr;?‘.F,r,, ,--.,. i'....f.,.,;.,;;„:7..,t;',,,,,,,,, ps?,:;.1-‘,.1-rg.,:,-,,,?,,i"::,:‘,-.'20S-15;,,:.', 4',:t.,,,, ,,:,,,...4",!;,...?.%4';E:,..;,';',':4-- ;,'?-:--•,4-::';',','-e,17,e,W,g..-7t1,•,:•;:i17-',7e'-,-",..:;"1 ;;;;;;;L:f.'2.,., ,,,i.,,:. „_. _ _,.:4-:.'..0-g.-1;-',":4-%7Niiii,s1:5•3.-!..7:,-',",::& ...:',W, I,•!.,'<=1P..-A,. ,, _ _I-.,‘-',,5!.;•,-1,;..;,:-...:,.-:j.,,-'-. .--, 4:-_ -!:".%"..1,:::•4,---,'.: F*,,,X.Lf,'-'-.- ',:27.-e ."-'4 ';',3,..--e'.7-,,;`- '"-•-•':--.-1-,, "-----.-,;4',..LTtr----••-•.. ..,--.....,-...6F.V.r16.4.11-..;:- - -- .- 7.,,,,,....-4„,„....,,, -....„,...,-,_,„„L„,„,....,„___,.-.---.-- .....,,,•-_-,--_.....-..7„....,--_,...-.._ -, -. - .....,............ c-----i-4 • • •. . .s. . . .. ... , , . . ... . . . ., - 4 . •• C ••c'-: .• ,'. e • I _?....,,O,,, ' -.: ., 1 • ' - • • * ,.: .'..'-;:`•.....f.,,,:' ..,...'_,Ti-Z.;*-.4,k7. .4......'‘;‘....,-ij',',..,.'•...'*'.-r..:....'; - • .. •4'..,...' s4' :•'.;,t• -;'...,.....7.'. ...f...'.'. ,.*:::;. .,::,''':•;.,tt.: '-*.-7., -: - ‘ : ..-*;i•:,:*:.:•:....,..' .::,.....*:./,:* . ,, ,' ...,:,....':.*;,;. *:;...,:,,,...--.;r."':-. .rtf,.,•...•,?t,;':',';'''`11;'....'.':-' 1'.7;.•:, ‘..:.'..., .. -1. .._., ,. .- '. :, .'.•47,..qt.tiii:454' ......---..-.. .....•;.:;;,• :...--........._... - •li.--•-j• :.:... • .:-7 -.4....,,i.,..,..-,' k.-It::........;.,2,-..., .....,...i:......‘',"..,•'.,,,. ......--...,,,,•,....F.,::•%_,__....., - -......i.•....?...-.:....r .-.....,..: :.,.-.:--.. - ,....,..••• •0•'..• -4•.• .....• ..• •• • ' .:-,I;v:=*--*.;•:--J.*,. ,*:*-,-E:.',:•16*,*..•-''..-.** *.*--:;*.--...13'-';*,-**,* -,,,:;---:-=':-±-..:::!--r.:-.-,....,...,•*,-'.' ,-e;..#;:::,:..__::.-__.: ,.-_,.....:.-,:_,....-_,',...._,..-.4. „-,-.,-,,,, ___,_ . _., ,..:..,,,..-,.,;.--..,i;:i.,..;,-,:1-▪ ,--.;:.: ..-..;;.-./.:.... : _ ..,,,v;:xri,_,--: -:.p'4.:i.z;-;;:f..!-.,-:.-.- - . ..'-.. ---_•:,, -..__--:-,...,..-,:,--,,,:___----... ..:4•.;v: ::-.,.::.-7,-,1--_,:'7.:'2.7---.-z;::=-Fi---4.:--4.^,-f-s-?.f.:,',5i1.7?"74:47.,,.• ., •*.--,>, ,_,.'-.::-.,.',-..*;::T.'-- - ..., * ' - _ ' • ..:....,,, ,,-,',.,--.z,- ;.•,,,--•*. ::,,' .-.,,,,s* ,p,..,...-:-,.•••F':-.--...:. .-3'...:.--r•- • "::: !...:zt.:t-..:Z...,:.--4--7,,rt. . :-.*:, ..:- ..!-7,7.-..i:-.:'t-5----,,,-,7•.:-.:.:-.::.,,•;;:z--.„-.1:7,--:,-, -7-%!....--;,--:-..?,..-;...`,... .... '.. •.' • .' . .,.'..f' •*.::•....,_ . • .,..,....-•,-,•••..,,---C-.. .7...;•i?,..7",a.,,',.^...:;...-.....,--":_ .•.-7.-.-,,,i,......---.--,,-:-...,:7-,:-.....;:".,..;.7*.s...,;;:,,744-.5.-.,-,,•.,..:.!--„,i.----„t.- -,--..---'4".„,....! -.,...L.......,--,7. ..f....,...: -,,.......,..i...,,,,,,,..; ..--• , :. I ' .:*•-.•• - '' .-. L..-:---=-.--=';',7=7,-4:7-T-t7:7--il'. ..1- .-- ..‘;..*:.:;i4:11.ris--'•-:',-,;* --'1.32,,,,;::"*, ..,=.7-:*---• -,,,-,...,,,,TF:---.*;,,-.- ''..'"i';,r.r:.-."- ':: '.7.. '1 .-:...-iY,.... ':-'.' _1_ -- • .• . . . .: ...;z.,: .'.-;,•:*. ....:*......./,'' - -.*-,.. . -,....-:••••,-.. ;.,..-.-• ••=‘,...,,,..wA v•-,-* ::. ---.,!, m --:-. - " • • Iasi. ...I.• ..• r• 1-'.. . ' ••.. • ., .,....1. .,...• _....... .;_ ;.,.._::.., F-2:41,; '.'./,''.. .7 . „..,.....,_..- f ,j).liatl .,•••:,-.'.;.-.:-..14-....:- ic!:r..--1 - 211111r'' • • ' •: - .... :-..--,. 14.:;.,, rZ..:74.1'"::::. ...• LL1-1.1.I .......g.sii. -,..'7=,..'•.. .. . r1,,,;& ': a 2....-. . ...: • ,f. -.•;•."-:., .•-: -,-E.-... • ••,---• • 1--:;3i- •:' • • :., -':ag,1" ,,,,,.-_- "---:.'••••:1-7. .••- • ..-",-,-- • 111111-;-4,:..;. • .. '• • .- <r . :;•.-. 1 .. - - .- . • . ...- .. • , • -....,7'.". !'.;,•..,-.--:•'::: :-' ,,,...., : -- ' )::. ,-... :- . •••.. ••'.-4.,)7,,,! .•...-- -•- 1, •,.. . ,voligr,..*:. .:I,/....,...,.. ,•,*,..,.,i 7 '!‘ . :•::•',.."..,,...- .3,,„,1•:,,%. • . ..t:,A,-., • :'',.!!":::-14.:! • i ',2;,-,.,..--•••7 -. ,-. ...,g_... ••••:',''',1;..',..-C;-,. '.•,;., -'+'-•:1 •' .1-' ..:-.........,.z.. -:-?.-ti',- j..,,f ;1:''-.i,-./.;':i'Ai-'•..;_,. .'.•r";ii;;:-..;''.-!.. •-.'." ..-.. . - • -,.:,..-...I..:*.t..: *, ,, ,..i : ., ,44‘16.14-...i-,P!..**2:77.:-..:. *.-Z''''.:..,.....*--;*. ,...'"--7.7 ....:'--7.- i.-,. '...---0:4.-,,It.^.:',1;.- -:.----:-.1;.4-"l'''''', -• ."':'''''-..7.,.... 1a.- ./...'Ci 1.-.-460ili .. '''''. ..- ::-„,...--..- .,.',... .,...:- -.... .,--A, • , .,!. -:::-:.'.- ._ •-, - - :- ',.s.,-•, .,,,_.-, _ .' :.:, „- -.,...,•„. :__ • .4-,c,..;.:-.•..,.•'rt.,.-...',,'„;'',,,,,,',.'": ...„.:-.•,,.. -..",.?r,-:.?:.:1;!...: dalklateriteittirtliZtit.e.41.7- 4., 4.4:.:...;:...0,% , ,,....„,....t..r:471....,....,;.,,, 1:...,-,r,,,,•„,...,-,•:,,, '....•:49-:,:.,,i,,cik• 17,..........:,:za--.-4-..?"--,-.4„,;._.... ...s.:.2-:'•..:' .....- • .. ...-..........nr'.11 ,-.,3.:,..-,„.,..-„,,,,,......:-.....ai.,.....,,-;1.....4.=77.7.A-...?,:::::,,,-..,.....,...,:...4.L,4._,..‘......,..,U.-•:-:It---......t.f.;it."...:..„-.....,.-1',.,.;...•.......i....-.;:,.??...7'...:ii.,.....1..- 5-74'4•..:: ...". . .,..:., -..,,,cH...g.,, •:..,........:_:-......,+,:,.. -..?:'!,..-1'.,,..;It-1....,,,,... ?..,,sk-';._:.;.,..........--...:. 4%. fff_.::..--...:,....,;.,,...-..,:,../,.!-,,r.,:r••:••;;...., ...'tie..•,:1,1'...(i,..,".',":',,,;•:[?•.;"...:7,71..*;:r.),..f • * ii,-....Z..,,.•,1`.."r•,...'...14••‘-','...-",;:::.}.sf'7,.,......!."6 :',............:" ' '.'"';',L,'...V.1.:r' , '.:'f.''','. i''.; ',...-'''.,!..r-,...";',.: -". ......:',.,f. ,.. ',..ii,...,.., 'I ' ', ,,. .,K.:7:71.;.:g,,.,,,;...,,,....,<,:,...,,r..k?..*,.. . i i'''''''fr.:::7-'-':'-‘q..1:•. ;.:Y.•:.:-_.,-';--'': '`.f,.'''.;t:-•:.7..,--.1-..!?•:....:.;:•':::.....--:,..-..-sl-:-: : '.!--r.-".i' •'.'-•-••,::...:.:...-::. •••:. .. ;•-•...'.....i' 'i--...,.'.,:-.'•-,.•• ••.-,:;,,I,li.,<"....,,,,.„' ‘-'".44(..;',* :. , -;";;;,.;^-,.,2. 1,•;:•::::•::: ,.....1.,-,.;i...,.:•,-,in. ,;-....;,- ' r,-..".;;;:,•..l',,,!.4-.,',.•., ,,-.,•-;,...-'''...-.' -' :.; • .!Y.: •.;•. •-••••• . rr. * . ',...:,-; ...'..F..i*.•,;,' ..., ., ":::;'.:;:r'.1. .LP, . .,...,...;-.., .;;.,‘7.1i.•.'!,',‘'..fi'e;,....--:,'..*.'''.::','4..-:..f.'-;...,.....'",.;• •,e.',..."*•:<, t' ,.."'",,,r.,.',?;..... .,,q••.-*,--,. .,,,. .:. -44,••'..-•F'.-:-•;',.-f.- ..-:,1 ..'_..---, '.:...i: • ..'r: '••: , .'.. • -:::.,.....--i..,.- ...z.: ,„...- ---:.-.. 4:' .,'-.i,',:-.'.;-;;I:',.•."...-..--,7.,:•?....'-‘4,•- i.".-,,J,,,,,,•%-,;;•,,-;;,::::::: ' 1:.,,,.-...!•; ...-...:-::..-1;4-3,;•,f,-;.Zsk...:;,::..:,...;:-...-,. -:!,.?'•:*.-c,z,:,,,.-..,7-*-*-:*,:. ,.'.4,-• - ••,1-"i••••••"--;,-',-. - ••.-* '.1- - -t - .•,--f;:'.4-,--,,,*•* i*':•:•.'**.7 :...`'.7-... ..,''-:1'....z:.4.'--x•i2":7---;-,'-,r,-;•'' !---':;;-4,-.----:.5,'',..T4 ,:.r:'„'..,.,.---i---.-,'--,-.:-.1;13;:,-,>-,it...-''.,.1-.',.,•,.- L.---1_,--f,„,... ,.s.z.':-;..,:, ,1::,-.,-.:,,-7-.:,4-, _.-:., :- ,-7..:0',,:-.;,:. .....,t--:-.4-. !-•:- ...: ,.-.."%..2s"...c.!•-.W..'7•;.,e '.•:-.V. - ;..:..-:-...,!,;--:-.-,:t....;,-...,.:..:1,:,:-.;-.- ::::.: -,. ,,..--_'...,.."...,:-.A . -.ri.-..--.;;.,'.::1-,'•c--.,...3:,:',;",?.T- f". ..-.7:-.-4-;::"::;7'`,'3::."FiT.:...s:S7...' •••,'''')..-'-;.''',71'Yz-,-i.•-'41'-:::•;.- .;:-..-,..;•.•',4---.:":-,::-----.:: . .;,,--5.;"4-;;•=:::::,:. ,i11-1V.:-.''- '. '. :.:.- -7,:::".1-:;:z-..,...r.';',-.,..-.,7-..:.-L. ,,(1??::,4;:kif,;-f'q .11' :,-;';.."1,-1'.:.,:.1...-.. ' -'".4.:..f-",:s; .,.'..- `_•:'...W"' ';',1-:•:.r,i.45,:.:•';:.„---i--:-:::...?-- -..'i;•:,., ,,:::-..,::!.1.,7;:?.'„,:.71711,,,L2Z.,...-..-:-.;.,'... ,-,-,.;Ii::-..-,-;, ,,'s,.•-•::t--7...,,w-''';:,'"- -.7,-t:_i4:::-.'::.'-'.i -;:',....-.:--, ••:-..:?-•.`":=4,':--V_.-:.:.*:-7::"- i-is'J.,--..-T;1.;ii4"-'n-'-A;'•;,..-,•-:`,1".:01 ',:i..:-,-.-S;,,.:;.--„.'7.:-:‘•;g f'-:*L.-•,---.-.L" 1';"'::' ....:::::-.,-._.,:,,,,:._ •••.':-- : ;•:..-,-,'--::!-:-•-1.-::-:-! ...▪ :i•-';.: - --,: :,,:., -, -.........:- .,........4.ztit,,,,:.......:......,-.4-1A'.? ..t,....'...4-.'s.• .'.'....-, ,.---[.. ._ .4-..,..........,--1,„4N'...,,,',__...- ,.,...-atc...q..,--,..f.::. .:- .: • ,•.:'-,:-..35..- -... '..:-: :•.' 1.:.,.:. w.-- ...;-•,..:.......,r, .,,, :.c:..,3.,..i.,.. 3...:.,..:- , ,:.:..,44.,.,.:-! -,...:.-'.=-.-'....--.•••••••••••-•----.:,--...*.-•r4F,.E.-4.:7-r-i...7--.,... •••:::•,a.....c-(-1-4-rt.7-".-.....'..4.*.-7:, -.;3--i-',--......7--„%llf.-.1. ...- .. ..-2.,,.;.i_...-:Yf.,•.6.2-.e.,,,,,-,,, ,,,,„.../;.,....__,..,;,,,, ,..,*....:-...,- -,F,-_:-:,',-4. -2.-,,-,,.;--`-1, -. ,,-. ....4..."'r.'''-''. ',•'.,'.--`. 'i.-4::,-..-4, -,-_7;41-'-• ... 7-• .i.•• ., - f '-•,;=C;r:=.-"'''''.,:-74 .;;'.4-0-:•,4r.l''.-.-.::.'-.:-:•.).:ip:77-,:-... ..-".cr., _.-:.---;--.`-,-;',7.--,-.,..._..----- -_,..„=-.,..... ,.....=, ... .--.-;,---;_-_,„-..:5----,---.....,...-.----47-7.,...t±..:.:.„444,,•=r,,,,,25,irif, :..,..--,-4_,,,-, E= '- • I Z.,..1' .'•'',I-.•.''.--:.1A-:_,..",sr:-.,::.?5; .Q'•:•:1,4-,:.,-;:!-.M-...4.•"1::: ..4.17.•;-.•,. .-..--,t;•.f,-.2-'''..,_.. .741..;.• •••?"."....., - - ,-....... ..,=.-nret.,,,,..NVT.Z.ZS,'••••;tc . ..-% , 4.1 i--..",f7;:f4;•!:.',..t.1-..11:7!;ii.--i;-4;;.2.1ir;f„,..i .i:•!..-...44:::::....7,-.• 47,- -•?-4-;;;•---.;'..77- 7.'ent.....,41;'.':..,,e7ti144... j-.......‘'r-i-.._X...4.4.:1"*.-r.E.,:----77.--,. . •-•,...1T.RN,..Ilittq-..2...".t.f..;.4 ,111"...-4r-11?1•11iYI.e.i-i.........,.7._.......:.....:..*.. ': •I...4'''''F----;''..t.':: -''.4;*1:::.-'":.2-1':''''''''.,-;•14-- -----.... ---...7".-4W'''---"4't"4,..- '=" -;;;I:-''.'"*''''''!-e=...43i,r-A. -' ,..17.4..:4',1 -4,5-.T.,7-. ..?;;4.,..-i***..-.%:`. •-.77;.:14,7-. 1.-12rrii..-;;74:FZ;_-!..ii-',:i-..7:•:.='•f.r,'-'-`7:7,-f.'.-:-..„,..-..:;:•.-:_.;..„, • i.7;N:',:_-;-:-. ..i';-...;-:,..:;__''',..-:...."11%;•71":7,,--21-,-;;•q•-;.74.:f.,,ff.44,,S1.t.7-04-.4M3.t.A*.ag ..,t......1....i'::-,;''',Af.-,-??.?:':...'.-'el":'.V.; • ''-;r:. .i'•.:•'._'.• -.1*.t7Z-Z7;---:,..4.... .1i.'....*;::,':-.,-7;',',7-.'7-...''''.'•:•7•7•'••:....."7%.,:..-,„. .,...7:-7".1.- "'"• •-•*....'4:•` --;,,I.; .-.,i.,•••..1--""----4-7-7-77----..-:, .77.4ir.--7:7;7, f:----.-•.7:•:.1111:Wiltrillig.F.at•:';,::L.;.;•-*".::f :!.... ' . - t :,.. •.-•.-•..,V.r. ,..,-•-.:-.1.1, ..;„,y...4fit.lre.1-...,,•-,-;..:-; ::::_.:.:.-:....4...::.:-.;:•.,..•-.....:,...‹•?.,..,,,s.." ."...'.....--grifirt... .. ; .---• '2;,;;:4,-;:. ' ..,.,i: "4.,..2.;.-L.,....:.,..,7..Z.„..:;,1,-.! ....r.,...,,,2, .n, :„„„„, .„,..,:.77‘... .•,i.•.;.;1 k.1',Z.?:4,. -..f it'.:•%'' :1`r,',., :21.'" , '.i'q-,.'Se.,;.1..,: .--.^ , • :.'':TiF;'; 4:'e f... ,..:•-:4.. ..-...',• : . f.;:... ..:,:y.': ...,.,....,417--:-. : . _ OPEA101- .,-1•:.•e:.:....?'.,4'..-irs.....E..,......: ....:-...e.:3V...:.n. ..-..!'?: 11-.:-.41..-,-,:,;'.-s! 1; r.nfArtiz.' 7:...x....:.--- .-.- .....Y., -;::.'*,.,..: -'-f:-.:.a•f-,7--:-.;‘-. .!'•?":j:,'',:-'',.'-r-'-::' ..;:.:,,s-.!.:-r- MNRIBEW,;,1- , •,..,,.`??..'„i''::.„':.,,,z,..t:4•1;•., 3.;i.*1.1: ...:ii, -,:,'5:-.-z.: .;:.1 11 aft4 i ',:s.;.,,k.....-..,:i,7::-.--,..:,-.•• ...,•e•,-•.:-:. : • .:,,,,--,-"1-7::. ,;4-i-•i,:-:.,,.-e*: 1:,_.:,....!...-:.: ,-:.4.i i.t.,,-;%I:1.v;bt ,- .„. t , ":,..,..i.;.,......,t....., ,' Ti ''','1.;•,,..,-V.,'%- 4r.r1.. ......,-( :.'-'...is..--,.:,:,..'.1. .-,r t. :V,-'''...,-',4....t!IIIV ... r...,..:;`?s.•i..-41ele.;:'...%re%. -'.' ,41z,--:::';',','rtPZ. ,;;•••••••,...;.-': ...: ',.:,;, . • e'' 7,,▪ e-- ' ;',;.: 7--;?...4.‘:::;:--;.-"ji... .:1 I'S,-.44•14,';:-.1-.•%:11'.:-.•." -)".:„.::.:•,.‘7'-11.•-'j•,: ''', t•7•47'c.;•f•-...,•.---,--.:4=7:-Q...:::•;.3-.4.4.-,.;.:-., !-:."..477-!-....--ElsAvdadz-_41-",77,1171 filiz-c,",,,,-,1. :.:,;.-:k.:--,..-,: •.i•-,';,.%;.",k.: . -0.:".,,;.•' .,:sy.L.-•tip'--.-.." -4:=1,,, •!-/z:•*.;:-..----b',. ,..:,',,,,,,,,;:i,,:t-,:,::::•,.-,::-:'::-..;.,.-A'-'.-; -;.:.-'-.--;:`,,.:,-::•"::.--.:.-..;•-•fok..,),,,''--.., ''• ....-z-- •-;,-.-Iir_-:.:-=,,,t,;.4.--1-3.z.ii.--r.--A: ,.,.-vs.=:: :,--,•-a,...,:rec•': s-....P.,:::•::‘:..2'.1,..-,-.',.‘";-:•,%-.,,,,, . ..:-.',..,-.2"..L`'''''',.t‘.;.......4.'-,i.°...,•:-', .7."r`...'...‘. • ‘:',‘,....-Z.,,,-r:7.:::?..,:,;:-:-..i.,...:.:-.,;•••.r.r.%.. ."..*:... ?..,4,-.,!,,,,,,....-::,--,..•.1•,:.r....,:,,:..,,,.-.,•;1*,,..). ..' !,...:i2,r-,.•-,},:'...1h,'" Itei%._,t,.,,',,7A,;,!,,':.^X. r 17...:...::',4.,;...:.,:e.: 445•:,..... ..t' . ' Zr.-‘4.1,t.LA,`,*.i..“.',..1.,,,t....„-,...14,.".,..,,,* ••?..„-. ..r..-.*:rf..".:.'.- ^';,:-.. .fi*,-`*-0‘.. '... .,,,....::.,. ": ..•: ....,Lrl'7:: '*':* .f;':::•11:. '';'-''':N....il r..;''.:::'*. ':1*.'''..':....i.5::..--'".....K"Ws"t;.....-2.....--....ji•.%',.Z ''''. ''..;'''.: ......' *..i'Y'.'4:•, 1'14 - \.7:';',;'...*: ,:*,..ci-:;,.:;,'*`.4'..i.,:::Z;,--T..7-',..4-",:".ig.7'-%7 -*;5•'.?-;:i..,.*.'.;F.... '*---'47:-.' -..'!-:*.i'....•• .,...;•---,`,-.•'•:;,, ,-?•• .;Icp..r.--, --.....:!........:-,-;4-8----1.-m&-..-0,4*4141:-.....,:::-...... • ..-".,`,.'',.*ii s.,-:?,,1:4:1_,..i.,,1_ . ,t.'„,...,:...-.--:1,t;,,. .1.,t-..Y.,;4...-.„_,,,':-....••;.....,:t.1:-:-='j,;,i7,-,'!.'....'•*; ,,-*:-•:.?,:-,::-..,.7.A'.,,,,,-,-.,-.•.--.... :I.:: .z.-....--:,.,5.:. '`":•' ,;.,,. , _. ..:7... 4...!..H.. Fac. ;FZ111111V -i.w.1:, . '''' . ..:.-;J. .,......;.--,.:,-:.1.••=; :f!- 1:;'..•' .?.;'#fl•te= 5.3,:s;i' -... •-l'ir-i.`7Z77'.7.:• ..:-',;;'.-ifrc:;:-.:N,ii-V..7.'„',::::::;;;f',',...'-..;,.. ••••: * F.... 4 . -.. -- ? ...,..r.--:ri5..-,..-,-,...,,. ....4 ',7"-s.;. 4-sx--s"'Y s'''.'1,Zg......‘..f:.0i;tr''..5:55';V:f...'..1..-'51::;16, :jiV 4':•iii.lt-t1;-Zr:4:-.ttk%144'-':.:;'`u'1.`",..'''''':':-.;'.-/ •••171 . . rj....;...,16,, ..,., .71,.....:,...,, ....._;.4.,...„..„),,A,.......:..., ,. ,•,........,4„..;,-.,, .r........,.,,-4,7kii:;,,,Vi....,;,,kriir:4.,7,.......4-,;',,-..,-_...1,...-.c,,z,...?;.::....,,,......,....,...,,,!-*.c.....A,:.',...2,;_......',..:r....:::`,.4,-4.:ti.:-,. .-f ..`.*•--Y.,-;:'":.'s1:.1... --'-2.-...:4;h ,,-; iY ...,..,:-..:-..,..,-,,.".,',....• ........:-r .---,',,,•••••..i-•=1.-`',..,i'.::''....1.'',',,,,,,;',...-,',.,., -t-'..., • •''-''1..,'.4.';',,,2 1-e•••'7:.,...41,,,•-•. , ,,,.•t..4.,:',,6 4...17 -,-.;, '.141.'011...;•;;,,-*71'...-4A:55.7'..'i•Tl..!:;,-.;:i5-1i-r..liti •;-4':'-'-..',F.'`.:,... ../.•• -.;•'•$„?.':.:... ‘,.;..,...;1:::4-.7.0--.1-... ':-...;:i4T.:-..;.;`,......... ....,..‘4,,,,:•3-c it.,"•:'4-4,V,:".'.?.•f-;.•,' !':-",-."-t°' ...';'.'.' • • • ';:-$11 . :-.;,•:.,‘'/-4'.--'0e,&'X;-.t.:,,i'4.:••,r;•:•4:::'...,' . ,....?...i:..T.,'.1..1.in .4.`-.-?' .., ' Jr.'''.: .---.'''.' ',:-.....,-•:;''':-;'}'..f.,;t:-..-',--',•-',.... ..-, ; , -.i.,::. :.i..-•!..... ..:.,-.,,c. -- '. .. . ,-•.••-, ,.•'.,,-:.; . ',;1.4 •V.,:i ;•:•....-....\,;47,t,'.,-1,1'7.'1.•-•'.--;'---.';',1,',-,7;•.: ,•"r?.•'4 r.•.•• -L'-•,- • • ,o‘':f•.,...• --.-,,.3-::.••••....k.'•*: . ,....• .4.-.''''.."", -". .. •-r- -'4,--."-`"J.;:-.':`: -,,:,.,.....,_--,01.1. :;,..n...",i-j.40A,-,rec,;;;I,, ,,.!. . . T'L4'.t.•,_4,4 lir.::••••••:::';,..;'.-. '; Vi..:',.;it ;7-:"!.:,..',:.-• %,..---' '.' -..;',.--;: . .;•'...74-r;S';:ii.,:::-.,`,....-,.-.'-::`:t'..-- - •1:-'.:--'•...,...-.-,?!.4,,t1--,._--,'(--'1C..2--,-:;•'-'..:', '.5,6*.;,;7:•-;.s.:,.,..-.4.,-..:ci-;::,-;,.....z.-, --,..,,,a, .,,,.:.,,,„,I.c,r.,,-,•,- .:.,:..:::-..c..•....-..,,-,,.. ,,,-,,..,!:0::-:t•-::.%:2•>-:Ii,,....;• . ..,:...,--:....: -,'--.......•.4";0-N•'4::,'-':.-•-`Z; '-'-''''''..:'":-.-`- .•:.'''...---;.: '',-.'-',t'''‘-':-i4-' '•tr•j,;...:_i'''';',::'-'-'.,'',CfY--Nc`Ps'A-',2•••'', .,''''"?''''''';'-',.;''''''' '• ;;'14'.." f:-.*--`1:','':::,,'''..'s, ':'-i.'-'7:•'•*•':.-.4'..-;...z....:::C-:.•.- :_..?:ii.,.:;..i;i4-',--:.1..*•:..•.'....:t ,. •,:-; •....AiLl-:4 V, :'.f.;•.,_.-.':-.4':-...'•?.. ::•-?;;;',:...-,•. :.-i-'-:411-,17P; -;.: :,.'. -:.,--;,;7.:'.:,:-. ,-. ..;.• ..;;.• sv.., . • • v 4:.$-,i..1.:,: ••:'-‘:-::.',......-:''. ..',,,,-:V.:krs. ,-`,.:;';.,,i',:-.,:t::-...7i'.5.1.f.•,.:,'r-t•T.t.A:;A., -,-,n-,7•,;;;:;:':: *-•-•;:;-'•''. '1".!..--:•<4-4- •.'.'.i't"-'74..-=i',st':-:-;.- :•:::?.:,-"...---;::-.7, •-•::tA.-...u-'7:'i.ti-7•-.;,'; .!' .---.•'...:'.:'--,Z".--%.. 1 . -:.l•-•,'-"'..• 4 •;• :•"••••:.;,Zs.,.:Z.:?....:,..'''':::.ii?:.11..,,17,-,:.Aky.,...:::•:---.7,...,,::-.;A'.1.i`,:?',.:t:7 *,•••,- .K..-i::.f.- - '.,-7::::":',4i*.• •.,-,.:- 'f'1.-'::„. .:'.,-- f;.-...,=',7 '......-.....i,:.:i..:,,_,-.17,;-.--T;,,,„ -,,,,,„:„ -,r.:: . . ii..;...•...,..,...i.,••••. ,,.i,--,:.!..., ,.......1 .s,. .• -. ,•-•::- :1•*.?-• -' ..-;.•.k.w .•:-.,:.-..: .-.-...-is5pv...-.tt:'--"--T.--,. .*..;:,,-7-...:-::,-.N,1:::.....; ..:....•-• ,,,,,.:.-........r,,,,,.,,t., ;i:...,,,„ ,.,..,•-:..,!..,.f....• ,.:,...:.; ...• :,•;.;,-.;,-„?_:.:7-,,,ky: •,-....• '..,--,s,,,ii.,,„:7".......41„:„,'„5,-..:,•..,,,...c....i„ - • . -•-.7.::.%-zo.;:,.r.`1,..!:-L.,sif--,+::• '...... :'.-..1‘..,,4,•,,,,...'''';:. T.,-,..;,.A..,..,,r4,,: 7 ...,.,,c.....„,,,, ‘1,..„ A-....„:•:,„A.1.,.A-:,....., ,,,i...-?4,,..•,,,,....,,,..,„$.,...-.., .:...., , __„.2.,_,_,,, 7 -r.-„.At :,e',...,. .....,..... • '.-."T:::'''-'-;';'''''.'''''';•-•-•••;', ';...''..--;Ith--.- rk..-..4,-7----.:-..-:...--• ,-,,,,,•,..... -.:•,-- -;..-.,..,•.*-.-.- -,-. • v. •• •--- - - _-_-.....i, - ..,•.-....--........- ' - -,--. . -',,%.,...,.. •-,7.;...:..':,,--,. .::,-,-,,.......;.:•;_.,-..,.4...,,,.-.1, ,,,..,-:,-.::,..R‘"..,7,:-z,-,,:i.„st-1,- ,.-•;,:0],t,".-.,,,'Z' .t.',. •Ii.,,..•••,--.:„..A,A-;•<,.......1, i•Le,s.,e,,,..::„ "gr-,•^:mS.:1,1/41r.;.„,F,c,„.:÷ -, .,., ..,..:-.,‘,....rZpe.. .a.„; _,...- ..- .•,-.--.t'a• --;41..,-;.- :- -.:-..•-.-. " • -..-•:tz-•, -,t:.4....,?..•''-!;•::`:-.F.,:i?';..-.t.:-,7::;,";-•4:3.-.::.--;;.77.--7...,..'.;-7 -,'--,Ai.ff7;-....4'.-,---;:ni --'4 ,,,,....-10,-••-•,.., ..r.,,--a.--..... .,,:-._,,,- . .---- - _. ..., , " "-et..-F.,-,--.*-it• -. ---- - . •,-,„1:,-.?1,..,,,,:-.;,,,..-,-,....,.--.:•,,,,,z;;.,,...-‘,:x2;1.-..:..,,,,....--,41;;Jk.,:xl..4,..-:11 --...-•:..„,tg.,,_ .:-..% -,.....,-....b,,,e.4...2,4...„._ .. ._.t.,,,...z.,,... „..., .. ....... %... ..,.,........ . .4.--,...,...•),-.• .* --t;.'TNik.t,-4. .:t*•. :**..':. *',•.%E..,.i'EL.i.'?. .-, :i.;‘,.''....Pii:.'3.f f ...%: ".`"1,-._....7'..itt:S377.L.i .2.,.r:I.......:(4 .••`.4.tt.t.T.....orxt.'erF. • ..5r-..F.* ... -tr. . ': -44:x„;;I',::-..:".*4-.:-,h,,,it•-•.t.`iittY."-k,.,-.1t! "4-t.:4r,e,r..!'-'' ;.1.4•7.4.;:':;..---utmi -^...«.,,,PC,-e....."%-Vigx,-,P,. . .a.EA.i.'..--.,-";:t. '. --r -,,,- -',• ''',',-...,...r.,5-,,''', "r.•••••4:----;‘,._,..1''. '''...,••:.':x...--r..“24...,, .. .11-71,.'.1:1:-..r--7.-:,,_:,,„.,......7-..-_,7„,...-;,;;;,-.--......,:';44:04;`).:71. ••••;*-ke:4-::'3`‘t ,'`,4**;•;..:•!'-''''."--',,,,•?,:t.t.'.75-7?-*. .."...-.'.:::Z",...,:st.:,L.-1:.•;-,-,7;-:;:•.-n-r•-.-.--,,_. , ,, ... , .,....)q..,..,-, 'J._ 1`...._-,.-Xy:t!.iitit'.;, •,,,,. ?"-. .2....,.-k;(..!, ,;'•.ti„e:.4•-:;_,71,,,,,----,,,,;,;..._,.-.'-i- :a1;:li.s!,V4:11_??:4.-Tzffr!".-,.--..--qt •1,i';-?,1w,,...,'-.!. 7'.,.-.,-,--. -N:tt-:...;--z-Igi-;;:- :EMU" ••••-,'.-!..-•-:: ' •'.. *..... --.'..?;;;0:3.:-.:,:•!gzi-..>,!„1-,-„,-,r;.„-..-3-i„-,7:-:',;...., ...4747...-t.... .---..,:-A.....:-,...-..-!-:-.....-,1„..1..-.......-. .. •-,-.. •,.. •. ,, :„.,,,,, ..:.1......,,,e-rf:-,....-.‘ .,: .,.v.,......: - . '''.,t,..*t..41..1.-)f-1.-.3.4'..Z.-fr,.5.• 4,-'.•-•-ijs--,:(•'..:T.I`r-... .-..'.i'L'44-.-k" ":,;, q :...,"0,-Wilki! '4,.'t'.4.-.. ' :.::-..••:.::,-,-r3C.i"):7•:•1'* 's --" alla ...*.-...!,-:i'.-; :fx,': •-.7,*;,.-.q.-.• . • ,7"'.iZ.;.r,-i.....,4..-4,...,,,...•,.•V.,,,-,-,%f.-,4.-„7.,.-;z,.i,-V.,-,.,;.r1„-'.„7,;;..,,'1:„,.;,,,..-F.1..-,k1.11....:.,,‘0;,.•:.,.-;:4.,t.k,,.is-:y,.r'it,i7.•i.6.f„•iI,',.,:,;„:.7':.,,.',,.r•.i..:..-...-i'.p.:,.J.•.1.,1i:,,-,._.;,::,",v,i,.i:.:i.:k;.,r:;s,.:.f:-,.:'.'2'.'c;;if.l;-.::-';.,,-:t'zf:i),';*„t,"i-:-._:a,,:,.:,1.-_;;.•-=',:,.-,i:f,at:i‘,:‹',•-:,'''.'''T"'.',0.•0...y:..,...h:,.`m:a.-.,..'.''4.,,1lr,.:1',Il.'.;,.i.aiv,-•r„"•.Ft,.,i,*.-..','.,5..''.:::,"''-..14..--`4•'ft-.-!..-_.„•:-::-:-X4:1::1•.:01; -7.:.'.,...^,-c....-1itgit r.-„...-f.•.k.,•,,P,;?-',''-s,:,..'II:.r:•.•o....._...-i4-n-',,i.tF7' '-:'.i..,,'-,y;-3',1..;7.,',:,,::4,..7•:.4:,''p('-,g-'-',±':;`+,?4,,g:11-t,.F..•-1t.;...:1„.,4 1*.4•.i-.-4A.,.,-,'A7l':':=1•::.4-...;:1-.,M.: :-::;::‘.,':;:.;i--!eF t,3n:.';4i7:i--,;,.:--.;'.--:,-i'',,.','..r..,,),Ai...-..i.;'%4,1-4.1',7--i-l.4:i.'i„.,,.•,„-..,r,'...,..-,,:.-tT:...;.:7•i,...n..:•t:."lW-::--i.•t.F.',S:-'-:'...:.1'14,t.„.5,„,...,-.tw-F I.r,i:t-l.•.);-i.,',-4-1 , , \c - M.:;•'&sii..-1.7'1 i-:Y;i sE..':;.!,..,..-::5,.-. -`',i.,1.:..,7.i:!,-'3•.f,.4.c N 2 : : =1 4 A : .... 'I.P 1./r.tli.,-4447;i:gittirg'4.V.,;3101;,7;: 045•C.45;•.:4NA :-444 ..'74..-•,'Yie ,,,:fr .'''i'?;.n•a•=!,• - Lt; , *A-77:64 linFA-tilajs. • -14 ..77:11.i.i.,) ...L cir,,,,,.,11-..,11-,..:Pi-•"-,.. ,q.. ,'..il.....- AAir ' •'- ' ' ''' '''• JI:ilehol,-..:i•u. s'."sr4.0 4.,q...d...tr-,,,,,,_.:1•:....,..,--‘...,*:4•03:k..:,•13. ...._,!,,•'•-•_,.,,,_....:IliANAtts.., - ,.,..,,,:-.,2,.;..-..,...,Fi,. ,....-,,,,,,,, ..:, -......,_ • 4:t... .....4-..,,-..-,WA 1.kv.i.'-ri..!::::;.i.,..-:.-7:.....;.:,7;-,-' ,...-„,--...-A,,,.‘,....2....;.:::::_!..4:-:::.:!;..,;,,f,..;,...7.i.k.;.,.;...>•,‘..A;ti. 1 4 ,—.774----.. ..... -,••• --,‘,.-:-.-r•--,i--.„- ------- -•--h'---•!. -.-. 14 .:...s-,2,}•5:::: •,...,-,...I., ii:t.-5A7:•? .4.V..piit ..svax......,,. ini:-:alc*,-.. zeg•auf431cIF -... ...;. ••••i•s--:...=..7;.,-..;•‘;.r,;'',..,C. -::,,P, ..';;:.. t .-3.4i...::•-i:, ,1:. ;,,,-"-',....,.. .4,..------,--,.,",—,--..---. -....0„--,.... ..•.,,,•;_.-„.-.-t.,.. .. - •,. - .:•-.....-.. . ..,...,.. ...-...-.. ..:.„-•.„.•:.:::::.-. ...,4.1.;:,,,c.-t.„7„,;...,.:...t..:•••...,...„.... .„.„.._•,... • . . . J.,..•4..;741'-'.'g.',...17-2,:.iA. :..,,,:r",‘ ";',...%:,--,;.,,7r.f-4),10W1M7. .".•'''-'''...'...-":$,,,' * ." -klitAall-,........ .... .:,_;._,,--..,_,,I;.........:..,„.....1_ ,, ....!,-.-....!..". . - . - • ,V,:.‘...f.,,i•, .r,•••:...;:,',.-...t4,-,,,r).. :,'Y. ,.,,'Ver...... . - . • • - . • . ,• , • .4/ LIVING ROOM (1 REQ) s.•.•,iri ,,--,:,_--,------- -—..,-_,--,--„,--f ------ ir-t--_,-------_— - --------_,,T,F-----rr:--=:-L----=---------,,,,,..i .-•----r.--------A Ili •, , - I__ .,, • f li f II i 'I ' i 1111 1 1 II 1 i i 1 1 1 II ! III! ! Ili 1. 1_ . . ..1__... .... _._. . __J. ; --!'lr! .1 74111 io ! 1 1 , ri 2 Iv I; : :. !!!! i v! I II, di : lilli I .1- il. i i !is I :1! : !;11. • • 1;1; • . 1,,,, : : ;1 i'' ', , Ili!, •:11. : .: . 1_. I. . : N 1,, _ i ._ ,;'• I . :!,I. • ik-:±:::-._7.:..----____::_.:::::_J.--i-1!!!,-:--- --•----....: =• .. Ii...:-.---:• i...-_;-• FS 111v, i 1 1 ,.-- _- . -.. : . . MASTER BED (1 REQJ 1 , r, . , ,---ii .. .... f f . 1 I 1 I '' . 1 I 2 I------ FS 50 5/8" ., , 1 I i -FS 74" • MASTER BATH(1 REQ) 11111 : 1 I I• • I!IFS 50 5/8' 111-1 j 11j1 : • FS 37"----1 .• :.....---- DINING RM (2 REQ) ,-.1----------- - -----1 i III i i ; '1171 --1'1iII1FS 50 5/8., k 1 i - _. ._ ,„„ 1 FS 57377 -.. ....• - `..--...--- KITCHEN (1 REQ) rig i -a- - IFS 38 3/8" 1 t I - .. FS Sils BATH (1 REQ) I - • „,. ; • : 1,4 •= iliFS 38 3/8“ 11 • _ .• • •.. • NE BEDROOM (1 REQ1 • dl� iI ;!FS 50 5/8 il< 1; i i 1 y LFS NE BEDROOM 11 REQ11 if I ��. 1 2 ,FS 50 5/8" j � J . 1 I j -FS 74"- MASTER BED (1 REQ) -.7:,:_::•7--:::::7:=-_1117-:;?::::--,"7------------•--::,-.--'.1---------1 T •—i : i-- • •h ! ,: '1 1 • t ! : II fill4-( t vi fri'L' I !! • '1"1 1 — i •• ! i i ; i• ,c 1 • ,. • : • 1 i :i i i 1 , i FS 79 1/2..--b•iitii!.-- . , , h•,, ,, , , I : . ., ,- , , • . , ,t, ...... • . , c; 4 . . . I FS 71 1/2" i -----------:.,. .. -- ---,..._,s, --... .*--,.., SE BEDROOM(1 RECO - 1 i lit , . I I i 1 : :111 i i li "'i ;--- ---'----- ---2.-----1fS 50 5/8" 1 , „ JP!! I 4 1 .. 111 ' ,t ! I FS 37"--11 i / FAMILY ROOM P4 REQ) riL 1 1 i; 11 Ali ; 2 ' I FS 50 518" ---__.. i t FS 74" --4 UCI9AI'0[ACH DEMI OUCH a>•a�1�c�r ai•anelKac�tp HISTORIC PRESERVATION BOARD � 1111 MEMORANDUM STAFF REPORT 11 '- 19932001 1993 Applicant/ Authorized Agent: Weiner&Aronson, P.A. Property Owner: George Risolo and Peter Canelo Property Address: 302 NE 7th Avenue "Hartman House", Individually Designated HPB Meeting Date: December 6, 2007 File No: 2008-043-SPI ITEM BEFORE THE BOARD The item before the Board is consideration of a Certificate of Appropriateness and Class I Site Plan Modification for the replacement of aluminum frame windows and alterations to an individually designated structure located at 302 NE 7th Avenue (aka "Hartman House"), pursuant to LDR Section 2.4.6(H). BACKGROUND/PROJECT DESCRIPTION The subject property consists of Lots 13 & 14, Block 113, Highland Park Subdivision and is located on a .33 acre site at the northwest corner of NE 7th Avenue and NE 3rd Street. Located within an RM (Multi-Family Residential, Medium Density) zoning district, the property contains a 2,752 square foot, two-story Frame Vernacular style dwelling which is known as the Hartman House. The 1923 dwelling was listed on the Local Register of Historic Places in 2005. On May 18, 2005, the HPB reviewed and approved a Certificate of Appropriateness and Class V Site Plan Application for the repair of the historic dwelling, demolition of the garage and swimming pool, and the construction of two new dwellings to flank and be attached to the existing dwelling. It should be noted that the Staff Report considered by the Historic Preservation Board for the aforementioned development repeatedly emphasized repair and restoration, as opposed to replacement, of various features (emphasis added): • "Repair and alteration of the extant historic building..." • "The proposal is for the construction of a townhouse development which includes the restoration of the Hartman House (Unit B), which is listed on the Local Register of Historic Places,..." • "The dwelling contains the original wood frame windows to the front façade which are of a traditional four over one design. The historic structure has almost no ornamentation apart from a wheel window to the south façade; however, this may have been added at a later date along with the corresponding out of proportion window on the second floor as they are off-center and inconsistent with the symmetrical design of the building. It has been recommended that both these windows be retained since they are part of the development history of the building." 302 NE Avenue, 2008-043-SPI HPB Meeting of December 6.2007 .1 Page 2 of 6 • "Proposed appropriate works to the exterior of the structure will consist of replacing the shingles, the insertion of a more appropriately designed window to the middle of the second floor on the south façade, window repairs, the addition of a canopy over the front door, repainting, and the demolition of the existing garage and swimming pool." • "The development proposal involves the restoration of the historic Hartman House...The restoration of the Hartman House will consist of mainly appropriate repairs which should be encouraged as the building will be put to an appropriate and sustainable use which will ensure its ongoing maintenance and repair. At its meeting of June 6, 2007, the HPB reviewed and approved a two year site plan extension for the development proposal. On July 16, 2007, a building permit application was submitted for the replacement of the existing original wood windows with aluminum frame windows. The permit was denied as the HPB did not previously grant approval for the original window replacement. On Monday, September 24, 2007 Staff performed a site visit to the subject property where it was noticed that the original wood windows were removed, and many of the proposed aluminum windows were installed. It was also noted that the new aluminum windows were of a three-over-one configuration as opposed to the original four-over-one configuration. As previously noted, the permit had been denied because this detail had not been reviewed or approved by the HPB upon approval of the Class V Site Plan Application in 2005. The City's Code Enforcement Division was notified. At its meeting of October 17, 2007, the Board considered a Class I Site Plan Modification requesting consideration to remove the existing and original wood windows and replace them with aluminum windows. The Board approved the application subject to the condition that the windows were replaced with either wood or aluminum clad wood windows of the same type, size, and configuration as previously existed. The current proposal is to replace the existing three-over-one aluminum windows with flat muntins with four-over-one aluminum windows with profiled muntins and carry out alterations to the window and door openings on the west, south and north elevations. ANALYSIS LDR Section 4.5.1(E)(4), and (E)(8)(g) "Development Standards" provides guidelines in evaluating Certificates of Appropriateness for the alteration or addition of exterior architectural features. The applicable standards are as follows: (E)(4) A historic site, or building, structure, site, improvement, or appurtenance within a historic district shall be altered, restored, preserved, repaired, relocated, demolished, or otherwise changed in accordance with the Secretary of the Interior's Standards for Rehabilitation, as amended from time to time. Secretary of the Interior's Standards The following Standards apply to the subject application: The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. (Standard 2) 302 NE 7t Avenue, 2008-043-SP1 • HPB Meeting of December 6, 2007 Peae 3 of 6 Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. (Standard 4) Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. (Standard 5) Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. (Standard 6) New additions, exterior alterations, or related new construction, shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale and architectural features to protect the historic integrity of the property and its environment. (Standard 9) Windows The historic character of the structure has already been significantly altered by the removal the original four-over-one wood windows and their replacement with three-over-one aluminum windows with flat muntins. The three-over-one configuration adversely affects the overall appearance and there is a great distinction in the muntin profile of the original wood windows and the newly installed aluminum windows. Documentation should have been provided to demonstrate that the wood windows could not be repaired; however, this was not done and their replacement was undertaken without approval. If replacement was necessary, the new windows should have matched the old in terms of material, size and configuration. As they are a recent alteration, the new windows have no historic significance. While their replacement with the proposed new windows will be more historically accurate because of the four-over-one configuration and raised muntins, the intent of the standards will not be met as they are still aluminum-framed. Given the circumstances associated with alterations that have already occurred without approval, the current COA request may be the best compromise. Alterations The proposed alterations to the facades consist of changes to a number of the existing door and window openings. Almost all of the changes to the windows and doors are either being undertaken on the one-story addition to the rear of the property or to recent inappropriate alterations that have no historic significance. The intent of the standards has been met. LDR Section 4.5.1(E)(8) (E)(8) All improvements to buildings, structures, and appurtenances shall be visually compatible. Visual compatibility shall be determined in terms of the following criteria: The following Standards apply to the subject application: (c) Proportion of Openings (Windows and Doors): The openings of any buildings within a historic district shall be visually compatible with the openings exemplified by the prevailing historic architectural styles within the district. The relationship of the width of windows and doors among buildings within the district shall be visually compatible. 302 NE 7-Avenue, 2008-043-SPI HPB Meeting of December 6, 2007 • Pace 4 of 6 (g) Relationship of Materials, Texture, and Color: The relationship of materials, texture, and color of the facade of a building shall be visually compatible with the predominant materials used in the historic sites, buildings, and structures within a historic district. Windows The predominant window material used in historic sites, buildings, and structures of this age is wood; however, there are currently aluminum frame windows with an inappropriate configuration installed. The proposed new configuration with raised muntins will be more appropriate in terms of historical accuracy; however, as they still have aluminum frames, the intent of the standards with regard to materials has not been met. Alterations The proportion of the openings has been adversely affected by previous alterations to the structure. The proposed alterations are appropriate for this property as the new door and window openings are more compatible in terms of proportion and position. The intent of the standards has been met. Delray Beach Historic Preservation Design Guidelines Windows • Retain distinctive windows which feature a sash, muntins, glazing, sills, heads, hood molds, paneled, or decorative doorjambs and moldings and shutters and blinds. • Changing the historic appearance through inappropriate design materials or adding a finish or color that changes the sash, depth of reveal, the reflectivity, or the appearance of the frame should be avoided. • Replacing viable windows should be avoided. The newly installed three-over-one aluminum windows are inappropriate in terms of configuration and material. The proposed four-over-one configuration with raised muntins will contribute to restoring the property's historic appearance. However, the use of aluminum frames does not meet the intent of the above noted guidelines in that they do not retain any of the original distinctive features of the windows. Alterations Recommended: • Retain distinctive windows which feature a sash, muntins, glazing, sills, heads, hood molds, paneled, or decorative doorjambs and moldings and shutters and blinds. Not recommended: • Cutting new openings, altering existing openings, blocking windows, and installing a replacement sash that does not fit the window. The proposed alteration of the size, location, and style of a number of the existing doors and windows on the structure is appropriate in this particular case. The above section on retaining distinctive windows refers to historic windows; however, almost all of the windows and doors to be altered are later inappropriate alterations. The new openings will be cut into the one-story addition to the rear of the structure therefore the historic fabric will not be affected. None of the 302 NE 7'"Avenue;2008-043-SPI HPB Meetina of December 6,2007 Page 5 of 6 existing windows will be completely blocked up; however, some will be reduced in size. The proposed new sizes are more in keeping with historic windows. Analysis Windows The existing three-over-one windows with flat muntins were installed without approval and are inappropriate for the structure. While the proposed new four-over-one windows with raised muntins will in some way restore the original appearance of the structure, the question must be raised as to whether these windows can be deemed appropriate and whether the applicant should follow previous Board direction and install either wood frame or aluminum clad windows. It is clear that the proposed new windows do not meet the intent of the LDRs, Secretary of the Interior's Standards, and Design Guidelines in terms of material and muntin design; however, it is also clear that they are more appropriate than the existing windows. The Design Guidelines state: "When new windows are required, their replacement with the original material is always most desirable. However, the Historic Preservation Board will consider other materials or cladding on a case-by-case basis, provided that the new windows match the originals in their profile, configuration and any other character-defining features)". In the past, the Board has approved aluminum window frames for properties in historic districts; however, they have been primarily approved for either non-contributing buildings or new additions to contributing structures. If the proposed windows are approved, the approval should be subject to the condition that all windows and doors contain impact glass as this will avoid further damage to the historic fabric through the installation of other hurricane protection options such as shutters. Alterations The proposed alterations (windows and doors) to the non-historic, one-story rear addition can be supported as their style is in keeping with the character of the structure and no historic fabric will be affected. The alterations to the two-story historic structure can also be supported as they are mostly changes to windows and doors that were inappropriately added to the historic structure at a later date. Again, the proposed new alterations are in keeping with the style of the building. ALTERNATIVE ACTIONS A. Continue with direction. B. Move approval of the Certificate of Appropriateness and Class I Site Plan Modification (2008-043) for 302 NE 7`h Avenue, (aka "Hartman House"), by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in Sections 4.5.1(E)(4) and 4.5.1(E)(8) of the Land Development Regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation, subject to conditions. 302 NE 7t"Avenue, 2008-043-SPI HPB Meeting of December 6. 2007 Page 6of6V C. Deny approval of the Certificate of Appropriateness and Class I Site Plan Modification (2008-043) for 302 NE 7th Avenue, (aka "Hartman House"), by adopting the findings of fact and law contained in the staff report, and finding that the request is inconsistent with the Comprehensive Plan and does not meet criteria set forth in Sections 4.5.1(E)(4) and 4.5.1(E)(8) of the Land Development Regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. (motion to be made in the affirmative). RECOMMENDATION At the Board's discretion. Report Prepared by: Warren Adams Attachments: • Photographs • Plans, Elevations Ot a1 IS MI AK AR . Dolor KN.FL awl MIIO.[ 541 2727001 FAL alanaru V! W Z a 2 I- IY a -, _ _ o r - -=—I -- -JE � w= r== —+- Oy w su IILIVING I I &Gi2OOM 71 W CD —w n'u=D iOON' ,w II f;ITC,I:N ROOM II II I II ICh II PLORIUA I M I � �lj I I II I Q�Q u L I I ENTRY POR II I- 1111111� — '= IIIIIP11 . 111111111! iii; 111111111 —�_ I 11111111111 1 I II II 4741,013954 DININGi NCUROOM IL" n_DROOM 'III BATH. I I ——-i— L�CORooM L I.„ _. —. 17: J EXISTING FIRST FLOOR PLAN EXISTING SECOND FLOOR PLAN AI, f) G oc L1!1P 4 S[ 4111 AVM( OMAY MK M1 3343 1.11043 541.272.7301 FAY. 5112123732 SILIC111•31ILiltR.0011 ma I ��•IMI N L., us / ..,,_ _ ,,. Z a E, A 111111 I.s. 1ii iji :::wiuIII HI III 1 = x 1 I I V I Q g W is wo EXISTING EAST ELEVATION O w u WV• EXISTING WEST ELEVATION et c7 =w • P. ¢ ' -3 w Q � = Q O Q W AA9mg9Di I E = logituil riii • F I 1,,. :5-1.4-en Wil UE .lft OO no HI ® uu EXISTING SOUTH ELEVATION EXISTING NORTH ELEVATION V4'•1•.p A2 • oc 31u� W!c '111 AMC( OMAY Myl,n 33483 1,1011C 511372.7301 MI. 1413724722 M[ItaWlofRclUc.0011 IIII IIIIlIIIIJlapin IN TI W— ..I�:.. I . n cc 1 LIIII�IIIIt tIIIIflH B. unIlun. fhm E 2 IR 14 III II owl IN • IA 4 a = x Q Q g w pXWzo PROPOSED EAST ELEVATION PROPOSED WEST ELEVATION 0 Cg ( s V4•.ND' IM Q n r m Ca ¢ G L = QN O Q w AIE00UM4 lIIII IIII. IIII IIII I I ►IIII IIII .IIII �■ ■ l■ ■ � ■■■•• IIII IIII. OO non �[ t •► °■ ri ■.■ I I HP on �. t■.... ■■ ■■ offligiglib`■ `■ ■ ■ IIII■►. '-i-, 1-,-r— I ti PROPOSED SOUTH ELEVATION PROPOSED NORTH ELEVATION V4•.1'-c' 11/23 V4•.f-0' - . •,•,...-AITC, •• • •-`,,..,t,„.`t...-„-. :,;..•::5,*.L'•;.'..•:`:!..'.,,•?: .,- , .----,,_. -:—.•.-..--; .. ... .... .. P"1-•.`1.'1..;.,r-i...F-A.',.:r -•• - •,••• , ,,. , . . . ---...---4.41,115,- ... ""...,,,i,t.,1.;',!•,'i'.-•.',"' - ",--.7,--,•, -'';.;-...,- - . ' ‘' - - A . ' ,Ip',1iI•,',''.,'- .r-„..,,,...: „.,'‘:...1.'...•'.',.''.'..'..;.,.,,'•.''.',,'b'.k....-.,.,:,-',.,..", ',‘ ''' ''. - •1iCi.'•'. , .4..',. r,.'•.''•'.:''':14:;'4,4-,,,,14,.,,- al:•iSf- 'p;•/gn.0 4----',-W4..‘.,1'i.,4F..,,q,,'i,''•';,i1,.`,,,•,'7'.F."„,....?.`.,'''/t;,t: pa'•'..rf';','',- ,,.i,;i;,t,-;y;144,,,,-.'4;,-•'4.,.-,1,,,%...._..,....'.42.".'.;';-,-,,-.,,-i..,r"i_'.-..,.•7--..-i_.,7.P.,.'_-,.",,. ,,.:,,4..,-,4-..4,",...,4.`....,'-,•',:?-4:'.."=,=,-k. -.i'd-A---T,., , ,,_ .:,.'..-,,.---,.•.- -.,-,,-.;.„.,-",•,- _ ..,..,—''g''•.',,.:---,•..,.•...,,,-',..-..,,4.,:i,,„....:.,,:-.,:„-......-.,-....,-,.-.,.,..„..-.•.._„•_-_.L.__..,,_-,4,4_7,,_,r_t•_•-::-4.7,-,[-7-.A•---h.s, g....;.11..-,„z-,--'!, - , -''i..,-..'7..,;.,-.'.14,7.1r14"n..':::m:.r•'..."4,"::—' -iltf..13.',,,t •.r.,:'•• ef'or...''''''''!:";•'....1,1.''''.....'4411, ';''"'''''.'; r.;"''4°;Vi•'..;;;'44•1!'.1!....!••4•717..''''','';,..'',.'' '.... 7-77-77:7 •, 1,7Z.7....', :",,'';,,,,.•',.....'''. '', . . ,. , ' , A ' , - '.. '.f:-.PAI'••p• `,,,..;-`..-.):',;,..i.7•• •11,7:-.J.:71:',1:-.t."...-7 flo ; - ; ;•• '• ;rst •••• ''' '417g 1.• ••• r''''.'" ' :tlit•31.1.",GO', ,, •;,,,..641Wil•X,Itgi,,'..„....S.144 l'''''','"..""7".'".'111.1,4.74.., .c.,,,,f.,.,::.4:79,•;,,, hi,.,:. • -...... , ,:.. ,e.,..-..4\-\(\.. f.;,- ) - -, „t; 4-..,s,.. '': 1,•:L''',-,;4,„- l',...,'''*.."!-Ei:'''':..-:--'----,-;:,- :.7"---',-,;-•.•1 -;;;,‘--;* ,j4eA0g:•8';;ft: ;:'-1"'y 7--''''','•'.•,,..17e,,:lt;;!!,Fr-77— .,il:::,:,.•.„•,%",...),4.,F,,-.1•-•-.'•:"^"..'..""..,'.,,,,"'''''4,1!',,• -,..4.1..., r,! r .: _ .. I, -.1-.;•-:.',-,:,L-I-L 7...4.,.. .., ;1-,iki,,,-.,-;.,- 11.„,..,, ‘ •... • --. •'-',- •,•• .- , ,....„., ,JzL.--,krs t ,. ,, .`:, t.. ,,‘ ,. .. ,.4.4.444 ; ‘....,4\):Ir ,II, I ' - ,, .- : ' . ., .....-...., i;:,44•14. . ,, , 4,4-.. • . -.. -•,i...- . , , , .-cs, ---._ r ..., . •r ,•-• 't'i. - te 's — ..' -- ' i'.4- . 4, ,r, ..',.,„.•••% " ' i , , ,,,,,;:,, ,• .... rs,.,,,,,-..-.- ::k„ -,,-. .: 1 ',0%,::- '...,,-i,--; • - ! ,ri .....,,. ,', - '.•i'.."?!., .-- ' '-.; ...„*:.4.,' ',.. • 1 , 1 ,a I l'..,..i.;',".•.,f'4,-'r'Ir.4,4%Vi,,,6 V('' ", S•-' ':.":•Z•:411-...i '': ,'1,,irkf'• ....!'•' iti.,r.;, , . 1' i .,,,;;;.,,,,.%,:. ,.,-,'e,r,"4.rf. ,, 2:7 Alt' -:'MIMI,'-..,,q,..:.I4I4#... : -.4:4 t .-.'• : : ,:' -...-'-:' ,... '-,''..1 c.' '' 6 I l' " '''''''6'1:Af''..•'?„••''',,m',.v•I-•--- 3-•'"--•----'4-I-tikt !PI: 'VIZ/ .', .• ..' ..0„.,;*4-.,._•1 I. I 'Lr-r,•,-I--: '','",'::-',,€),0 i , :,...4.-Lplii. :7.`•-"'L:L.t.,Nni.'"°`','-'5,, :i'S:::•:...‘:-. •2,i4:- ,:l'•:.:46•„1 L'-' .. - ,....4:-.,•:',.-2,1Ln.,..---Y:4!,,..`,..IS,14'.' .,,, c. -,:•.4';'; 41, ‘„toi• '.'„..41,/ r0:-.4,Pi.,',"''., ,..'„,t,„...- 1,-,-'''.,'&0, t; ,.1„ 4.'-',•'• ..iiiiil,„,t?iii. ,..., ,....iii,p5,6 ri 1 'r, --" r •:" ''-r' 4.'.~...,• - , ''....,...... i ' . • - '",...;:z:4,..1,:'•,•;;;;•'43'',C,•,''2$4.• .t‘fr..,t'?.'.'• i •'••••::4'.1.!'••••3:-F.. • •'tf,'..0,./: •fr- -I'''' ;i •-•‘•••''''i kk','' ' -••r ..,,,•, .• - .'' '.•,; ,,.. .;,a,,,....,.t..:„.!., ....,, i . - ..;:,...• .... '......%,,,c.-7-:-. '.•t...,ir.:..,,,.... ,, :. , • : ..:•,4.:?,,,,,,,,,,,,,,,,,,c,,,,..;.,1,......,.t.gly.y....,,„..4,..,, .,, .,.....,,,,._ 4.....5/ ••„..,.,..,,,,..„,,,,. ,,,,,....,4,...„:„.„., ,.,...„: ; , :.4„,„,....„(,,,..,. 4,...4,„ 2 •,,,..EiErv..^:::- ii•.,„,,;.;,.,.....1,-..y.,-, e. .zi• , . .'- •:.' .,',,l'.-.2.' ;', ,.,-v4,,:' ,! •;- ; :.• -I...-;2,,,,,,r;',''.:'.A..:‘,...,,,:,--,g,,,..„, '1,,. .777 ,,..„,.,„-,,,,, ,..4,i.!.;,,,,..,--... -4,,,p,,,,,,....'.1 i.,.!..-.,,,,,', --.. ,--:.;. .,, i-. z,,,,,...,...„.,..•. :_•.---.- .!.:af:-4-A.m.2., ,,-... ''7',# :f,i',.;•;';,' itl .',T.,:', , , ''''''',-, i 1,L.:,..,..'.'A[ 4.'.,-.:\'',1 ::---.7•7.--- --- .--4 - , ;,:,m1,.'--H:43,44A•441- ..- -" ,;-: '' 49.1' - .•:f•---`1.'''''. ,--!--',4'''-' '• -::• 1:11:''';:;:l''-- ''''• '''..:-1:. .-' L. .."1-2."•' '14,j '-'4.:7-:,.`;,:,4;-:->.‘,,:41,,..'-liit,:t:Li:•1--:;' -''':. ' .-- -,. - •••• f ,. • •-'.:-.1Ii:,--.4.1';,,li':;:-':-.)::,'::-$:-,':i;-:?A•-.0g.. --", .-i•-41,..,-, • r.. t..,`,4 •••- • : . ;,•:,,,,,,4„..-...:...-:.•,-----•-•.---.----.-.. .• ....'..t•,,•.`z.'" '',``'-"`7' -,i::4.4......"., ',4‘.:"••• .3 4.* ::,,,&,-„!,,,.',Y•";,,,4 -t .;;'''.."•'.• c, '. •. ,,- . '.44',..-f.", ,...?••'`.'•',',-.-•- :,,,•:•":•:,,••••.:".:?•'•• :.::,. '. . •.!A.! ,. "41'•, - ...4. ,-'• •,,••tv , • • • , -"' - '''.;';';. '4:4--iwiii,-. '40'1" ti•v•''''' - • : ';'.V„.te,'7,:4•. .-;;.r,:;:„.•. ',-'40ist'L;i: ...i.1'..:T.:,. ..ii.-:-..,-.,:::-,j",-b. ‘...i,•...Yil--.4:::42 -1-: 141... :. -:''.1.:4111:‘,•`;7:''..:.:i..,i,i; .,,i-,,,,.::,..L.-4.,,L‘:,,gfti,- '''',.:," ,;',' .'1.1",'''4;.-.:1,iii;11::: '','''.4,--i.,..f1;',15-::.:‘,:::::;',.:::"LL'ilL;:ltis,E,I.';:,,,T,,',44.1?;:').,41'!'it'''..„..$-''„' i'"-.'e.1..,ti:3-i..4:::,o.,,;5:!,,; '.$'1!-.: ......%, ,,,• '',..,:t6w....,.4:;,:.!m-,:4,-.:?...tf.....,2,"-.z,L,....,..,, . -. -,. - -- . , .4 /•ti, - '• ••:„' •-1,:,.';i3i''•,•:,?:P.44,,._,.'•*(,,,i,:•4; ,. .'• ::'.-':,°N., :.441:44.'''-;1 Afi'Z'l';',1:Vilke?'"7:• ; :, .4.'`iii!',1',,''. . '' • V . ':s1 .. - : ' ..''•''f i::.' •4-,•,,,•:-.'1".„:,..„::,-4,57$':11,ii ef.:: :• PRI•*.i,f,•14,0'ii:O.:'... .•1;',:',..i,':6;•;');':''''.-0..g.4':;', :- ' •';', ,;,...! ' -'?,!>4.' ./ r 4.11,,,, .:,., „.:.,',.,.,,..t1........;7/....i.,11:.c.,.,..,..;,, ,, •„ ; . .,,,,,, ,,,..,, _;,,, ,„,i,,, ......,., ,,...T.i.,1,0 4„,:,,,:.1:1„,:.,,Li,_,,:;_....u,, :y , .,. „. ., ,,. ... .,....,,,..„,„.... :0....,...,f,,, : .:.;,....,. 1,. ,,,..., ,,„ , ,,,,,..,,,i.,,) - ':- - ;Ai, . . .,.: ''r, .,..",:'' •,`7,','.V S.'; .:.,,,.'! , 1.•;''''.":- , 'L:P...' .",t',..',''.''.N.,c.,- ... '.'.,..',":';,',, '' ' -,' ' ',1g; ',...''''''' :..**:':''''':''.":47,..r '''"'-...,,,,, ,24/4' -.! . .7:7•7.,Tr'..;;;'::- ., . ,. . .. ., . . ., ... , .„,, ' • .--., ' r .—,-.-- -7--=:-:-., • .,•,,,..4":::.::,,,,i : ...,,,, ft*A. -karr ,...,'.:;.,':'-,,,.2, -%, , % , gt"'---, •; . . ''•' •-.:.... ."- .''''':',4.'r'1',"," ' •- ., 'fill''.`;''P''...-;'f'',..'i.P.*:iir.'„ ,.:11Fr'':r-t:''Vt',4.44,',,,S,. ''•' .' tot;?.,'-'("": ,,) 't,'„„p -.'.,',.(,(F,. \'',--N- z, ,kte.....7,F0 ..„ , ... ,... ,1',4, ' ' .. ' • : , '..S' '':•.:''.Zi'.',' I''t. :.''.' ''' '' r:".......*;‘,%),''''-':-'"'•%'•::?•;,!:.‘!"-,.:;';',2. '''):-',,/,'%!': ' •fr,,...,„-i'.1c;e,.^.04 ,',,-.-; .4::,, .,,.-„,„,-;;;',. ,,,, 1.,?, , , - -1 ....„ 11 . ...- • - - . .. . - - , __, _ _. .,....... .....:.1f,,.•.„!..;:„t1,7.;t:-.,i..',-ap...17,777P,;',-,.`414,thirST'irll norgir•ntvIti . - .:--,M...',:••;.•';:i',..A‘c.•.,.:-,.,:,... .i.•,..., • •..,- ,•.. . : . • 7'-•'. '•'',7•ir, crbt4=, ______. . ,., - 4 , ...,. ,... .. .',. .' .„."....','...,1'..,: fr-r-,.-.."..47".-",-.1i..”' --;'''F. ...---'.--7—'f.::‘'L'.-7--:‘;'''.l';',. .. .41*.'-'7..r;":001 •••:'.9*145'''''.6.04.1'.;;.‘411'—';'r4;'•'''''''''''''''''''''''''''''''.. :''' '''''''::.*: '' ';'': ; '. ..;'' .'' . .. ' . —'01441;4r 4'' .M1 ,.•.: ioctfi)441.1/1 .41,,,,7,I...'. • .,„ . . Kly 101.,.A01E/ ,,jil , . •:::::11,.' r rip ft.:04,4,fiti.,,.,:.„.,,,,,„!.,.7,.:rfee(4, ;41("44.2.. s s..r...,,•.t, •,,..4 , • .,. ., -.,,,•;.,:,lo,t•I,z4-1.,..i.i ,,•. . , - „ , .. — ' /,.;.-,„,•rtv ..., '1.',. Itt•14 ' .A.4r .4** i t AZOk e:Af'''....,.....-5":7'4. ''',+' .1.1(14.-‘. ' '. . 47- ,...,-,r1. i.:.ii.,..,0 ,‘,1''',....i. ..:),...,:.,-,...,-,,,,...4-.A.,r4,..A.,:.•,i, ,,,... tt , . •4,.,....:..,-: .,, .. .11 a ',' it,4;„tq-i / 4 IF AUtal• 4r,'4:.::.' .:,, ', ' ' t, - - -.41 '1, , "4,44 .:., 1,,,,pi,q1 .., ..- •• , .),• •.,...,. •,i .., , . .4 A - .. ,...,. .„)r.,,, ,,/,/„/. ,'.' ,..•!,,. ;:' ! :', ' fr'''.7' i '',i.,•,.' , t '",,:;-•;-„J' fri.,% "-''-,4it.• ' I ,:.i, i.., 3,:k.1,,I.•• ' •••,• ::,;.,,, '',I;.,'",,'"3,-.,-,;'),:r 'F'' ' •' `-•-•: -•;:-:-3• - " '' ' ' ' ' • t‘ Nti.10111, ,'•',; • ` ''.;'•4-.:4•••.'i'4•E•il,-..ii" . :g•-- • .• 1 ••• .' '•• •••''• ' • • • '•••• lotor,,,,fidit,v,. '::'''...:*=,., ',.?itlt,A.v.;,,,,..q1; V..0; , ' ..0. ...,. . ,. • ,•, ,. • ,,r-T"7%. ':•'•_„'Y' 1 ' '';'4'I''-' ,. _ - lr:t145';',4'; ' ---'-'• -' '',' ..,r1 .'14'd '''';',..f.. :..,„a...,,,,..1.,..,.1,-.4,,•..,N q-c-:.i•"-"..5'-V,'Nekr ' ' , •,..} , ,'''.'r•:.,-.• •i....,.:.,-,.• i-.. 44,44-4.zt,. ,-••:,...„..., ,,-;,':,,.•;.•:-..,....,-.... '. ,, A.A.t-,,,t;to, ,:, ,,,T1 .,t1r., 1,',4••:''':..V4.•.,'''.!.•, . e, 1,41' '' •-•, ,' ,,.., i ''.',,,'..%.,. '''.A /1'1't jr,2.!".... ;','..'. (•..•••• ' '!II.,',,',, "" 1 1,1,14 ;:k I I,Or,' .1„ . .,,_ .,,:„.....„-„,,... .....,1 , .... ,, ..,.,..-.,,,.,.... ,,:,,,,..,-,-,,,,. , , 0,,,,,„„..,,I,y.1 , ?.h••_. .".' .,..' ''-1 : .•,,, .., E..*..•,...'''...i--i*:;•t!p•'''' .4A1 i• `1". .54,iY 010/',./i i. •••'.4....,..!",P.:4''OP,'5,1:”.",1,1,...:' f...'.,',:•,.1 ' . l'•;.;%';'',- -.".'.2.:',.`•'''".. '''.:-.:-...''',:. ': •;. ,9,,,J1,h',,,,,r141,. ' PP•I''',:s '.-...'7 i .' '''''''.,'I' ''..--,' .i''''',,,-.‘4,'V,‘,:,'.„,. , ..;',Y,•?...".ri,P, ,...----•-•------L'f'-"li" iS:.1,4.-'•'1,i, . ',,,;/1.1 % i: f;:000,..34tillt. L ,,r,.'4.T..4..--frP:' ...,,E,e. _ •••ts 'r•-•: , :, ," ' ' - ' ',, It.',;','1,1'''''A:1 ''Isv-'1%C. • ,..":C'':--. ----h.'";-'"''.%--,1.7,--:%%.,."... ''';,:,',.,t'-/-- .„,;;;;;;4,i;i:2,-,, ,' "",;',", ,' ,'..,..!-' ',4', -,,,,_ ,Ar -7,.: Atttrip . ',.,4,-r-• -. ...._- ———,.._ I'';2!' ''''.4.'N:c.'::.`;:;;%46 1, :::':t:'Aiii.g.011131,40, . -:"."..,r4'.:,,k''.'''77.-i',J.-.:,',3'. .":._'....'" '-'7 '' . ''''.4-'4, ;•3<• .10'''' ''''''',..t‘. 'i''';,:r"r:''.4."'"''''1,,'" - .•,. • '419-‘,,,,,,4, ::.1,firiiiiti:016.: :,,...',;4:.•,;.:-.`•,•:.:,:,.;:::-;- A, '1.- :,,, -:. :. • ',':II: ,•,,,,,,,,, -.;-_,,,,T,',,t.-zy.i.,\p:.:,..••--..::: ,' -- .r.'-r.lx.,, : :* . ,,,,tvii,,t.k ,•,..!:,,,,.t,-r.,,,1/4:::t s(-.q-;5'. . . ,...,t,..:‘,..1.,::;i0p, .coki...4,i4.K.;,-,..",:''..:-,- ', ,4,e =it4.: :t.:7,,-..i - •; ',.•,1t,- , ,, •— -. .4,--,.-- - ,., A,,,--4.,,,- - .,,,,, -, .-..,-;, ..,,,,,Ai. r,;,-..---:• . ..'i, . . _..., ,....„...,,,,_.,...,„*.ztq::,„c'..;,,,• ..,, -,...„...., ,4,1 I iii.....',,ii.,---i..U',44.,:, -..' H., '''...: :,i.,::".; .-.:....'4..::,,,,7.t..-.:::•- ....: : . 1-,•"1-,:,:-...-§t . - 1 ' 'Ftit':'":4 ' :- f:12t: ,,,i:-`1;',):I '-'ts.-::" - : ...L,,, : ''',:::Ii--,,...1 .i4•714.,..,, ,-..','0, --4,,,,c-'.'•:.: ,..•,,;-,` ';':itqg.qt,i".4f.Ittitill; .•-•.",,,,,,.••••;:,,,,•`. ;'-' '..°.'''',A'':'• :' , t,: -,••,,••-7.,!;.„,•,•,••f •.•_•.,•-•,• ::...:„. , ,,,,k-,..4.c.t.i:pqii -'•• fPfli,,iat. • "•,:q.'..5•41, ;74;;'''''.'. ;••• '•"••••:,..,*".7.,..r-,--''`-''`, ,•- ••'..;. '/V•tiq • •: ,,:,.1.15p1,,,,114;.!.t, •ic ,..•,.i.:•.-!:••••:.,..•rx.',:•-••••'••.• ';'.;:'•••` •'.; • ' •4gl'`'. ,'1,',•.'• • . •.: . •••' • ic:-.) 4 ,f : 4•I , 0. !'''-':„Nrg ..5.s. :I-,,„. ,..._„„...._ ,.. . . -,-,..T.:2;k7 4- .7 :,,-...ik -r-4 ';'''''.i: litdii.i5,Ii.':: "k. '..-..-"'.';'''.l'•':;!'''',-'''',N.:)..k : :- - ' ....'i•• : .-ri‘ ;1 ..''' . .'';'' '' .1 i l'4 Ff'4 . k • ,I. . '''.1f'..41,f:4"4 1, . '' 18490,'.;;• i ,,.. • '..11.$1:1'ist,,iijr,..14114:,,,4,t,,,.i..:,, , :... ••„ •,E,,...•:''.,,;:•••.•,,,./. ..,•,' , .:. . ,..•:. ..-.,, •:. • ..•. - .•. at. „:,•••••,4 '....”."‘"'-' p,.._,..-:, I,:',,,.-1 „,..' ,t,, ,,. . ,....,,,.. -•• • ,.,-;, .,.-.,? . .,,::„....,1,44., 411,,,,,104' : -. , , ., , . , ... . . '., ,' ..----;; :'it' `',31,. -•, •;••,f• 3"'"' ' ' -" " ' - ' - ' ' " - _ . ,...,. , . . , • ..,. '•. .,,, .,:,',-.•:,,.......,,,...,..„-„,, ,,,-y.,.,,:. .-.,,,,) o,:i,.. .,,,?no. .•,, :.::$v•iit. :s....1...'os,•••,1,,,•,-',,,•4:1...1',i.:‘:;,:•-°i'r''''''711:0''3104.'' ''''''' 'lil''.11"°41947‘L;s4 't Cl;r4I 1 ''?"/''''' '; *ff';'‘i."';':';'' ‘;'-;;-...:.----=I:'''':,•••;,''''''f• '' r :"-'•' '. ...-..., .......:4,;c:••,,•44,, ,,,,I.,-;.:1.,.:ti.•:::.......,..a. ' ••••• - •-••'''' '''!''''''`..“' i f r ',, ;f.f..tqt,t4jOligi tf Op 71,,.q44.',.;,,',"1.t.,,ir,%, .r i,1,,,i...t.s./ 61,i,.,I4 .1 ,h .. , .1i.; . . -,,,...'.91;;$., -7.,,,,,,,..,,,,,,, , -,f ti..,,t.,''''t'':1 4 ,','s,i`-, 'Mfrift.a"',..tri. , &Pt, .wi .-. ,-,. ,..g I f ,-1,,-;i•V4,,4 .- ' ,•‘1,i't•,• . :,:,,I:';',.k lit,,, .,, •,. , ,,,„.„..„,:.,„,.,,,,,,..,,, „..,..,..„, ..., .,,,,..„, ..,....,.. .. ....,. .1„, ,. , ...4.,,,,A.,...4„,...,,, ,,. . ..,.,:,tt,,,t,, ..,,i, •••....• ,rzz--,t t• - , . , .. .40,e,,,,I-..i., •,- f-..,1 •r,fT 3 • ......)1., ..'?...,1 ./I.•>1", " L,___-_.____-,_"--,--:-_ -:-:.-1---. .-..-"-'_,%:_--:--7---=:-..f-7-__-::_.:;_""-_,"!::"---7-'".L:'-.1:--::-':-.---- -1-_,-_.-7-_--.:Lf--=7:' -',%-%::;--------- l''''''.;:t:t. ''' •'t'''-'. " * 7 DELBAY.BEACH DELBAY BEACH HISTORIC PRESERVATION BOARD I1� MEMORANDUM STAFF REPORT lip 1993 1993 2001 2001 Property Owner: Maria Robles Authorized Agent: Dan Carter Project Location: 135 NW 1st Avenue, Old School Square Historic District HPB Meeting Date: December 6, 2007 COA: 2007-160 ITEM BEFORE THE BOARD The action before the Board is that of approval of a Certificate of Appropriateness which incorporates the following aspects of the development proposal for 135 NE 1st Avenue, Sands Terrace, Old School Square Historic District, pursuant to LDR Section 2.4.5(G)(1)(a): ❑ Class I Site Plan Modification, and; LI Landscape Plan. The subject property is located on the southeast corner of NE 1st Avenue and NE 2nd Street. BACKGROUND & PROJECT DESCRIPTION The subject property consists of the Sands Terrace Condo subdivision, located at the northwest corner of Block 75. The subject property is considered non-contributing within the Old School Square Historic District and is zoned OSSHAD (Old School Square Historic Arts District). Built in 1979, a two-story, fourteen unit, multi-family structure is located on the property. Upon review of the file for the original building permit, it is noted that the existing structure was incorrectly placed on the site, and that the parking noted on the plan was not constructed as submitted. Nevertheless, the property was developed, and due to these construction inaccuracies, there are existing non- conformities with respect to the original plan. There are no other recent administrative or Board actions taken with respect to this property. In October 2006, the subject property was issued a violation by the City's Landscape Inspector regarding the unkempt conditions and partially torn down fence at the rear of the property and along the alley. The property owner has been very diligent in his efforts to resolve the matter and rather than take the minimum steps necessary to comply with the violation, additional improvements to the property are proposed. Therefore, the Site Plan Modification Analysis provided below has been conducted in accordance with only those items proposed by the applicant. The subject application proposes the following: • Construction of thirteen (13) parking spaces at the rear of the structure; • Reconfiguration of the driveway and parking spaces to the rear of the structure; • Installation of two (2) parking spaces along NE 2nd Street; • Improvement of six (6) parking spaces along NE 1st Avenue; • Removal of wood, board fence along rear perimeter; • Installation of a one-way drive aisle through the rear parking area with the entry located at NE 2nd Street, and the exit at the rear alley, and; • Landscape improvements throughout site. 135 NE 151 Avenue, Sands Terrace;2007-160 HPB Meeting December 6,2007 Page 2 of 5 The site plan modification request is now before the Board for consideration. SITE PLAN MODIFICATION ANALYSIS COMPLIANCE WITH THE LAND DEVELOPMENT REGULATIONS: Items identified in the Land Development Regulations shall specifically be addressed by the body taking final action on the site and development application/request. Pursuant to LDR Section 2.4.5(G)(5), Modifications to Site Plans and Development Plans, formal findings are not required for a Class I or ll modification. The following review analyzes the subject application in accordance with the requirements of the LDRs with respect to parking and landscaping, as applicable. Parking The existing parking area is torn-up, and there is no delineation of parking spaces. Those spaces that originally existed may not conform to today's standard parking space dimensions, and the reconfiguration will provide a compliant parking area. The amount of parking proposed on-site is thirteen (13) spaces at the rear of the structure. The applicant is providing an additional two (2) new on-street spaces along NE 2nd Street and improving six (6) existing on street spaces located along NE 1st Avenue. While not credited towards the multi- family development, the on-street parking spaces will help to mitigate a parking shortage for the property in addition to providing on-street improvements. It is noted that the parking along the alley will be screened with a hedge and additional landscaping along the perimeter of the property, thereby addressing the pending violation. Parking Technical Review 1. It appears there is enough room to reconfigure space #13 to create an ADA compliant parking space, oriented at a 90 degree angle, and create a connection to the sidewalk adjacent to building # 135. Drive Aisle Width Pursuant to LDR Section 4.6.9(D)(3)(b), the minimum standard aisle width for a one-way drive aisle is twelve feet (12). The applicant is proposing the construction of a fifteen foot (15') wide, one-way, drive-aisle spanning from the curb along the rear of the structure to the 45 degree angled parking along the property line. Therefore, the proposal exceeds the drive aisle width requirement. Refuse Container Area The proposal includes the installation of a 10' x 10' refuse container area including additional entry space to be located at the southeast corner of the property adjacent to the building, at the end of the drive-aisle. Landscaping will screen the container area from the alley and adjacent property to the south. The plans do not note the provision of recycling containers. Therefore, this is noted as a condition of approval. Rights of Way NE 1st Avenue Pursuant to LDR Section 5.3.1(D)(2) and the Transportation Element of the City's Comprehensive Plan, the ultimate right-of-way width for a local street is 60' while only 40' of right-of-way currently exists for NE 1st Avenue. For existing streets, the City Engineer, upon a favorable recommendation from the Development Management Services Group (DSMG), may grant reductions in right-of-way width. The City Engineer and DSMG will make a determination as to the appropriateness to reduce the right of way width at the upcoming meeting of December 6, 2007. The results of the DSMG 135 NE 1st Avenue,Sands Terrace;2007-160 HPB Meeting December 6,2007 Page 3 of 5 the right of way width at the upcoming meeting of December 6, 2007. The results of the DSMG reduction determination will be available at the HPB meeting. In anticipation of the aforementioned reduction, the applicant has provided the required five foot (5') right of way on the submitted plans. Alley Pursuant to LDR Section 5.3.1(D)(2), the required width of an alley is twenty feet (20') or the existing dominant width. The City Engineer has determined that the subject development shall provide two feet (2') of alley right of way, or half the width of the additional four feet (4') needed to improve the alley to twenty feet (20'). Therefore, a dedication of two feet (2') of right-of-way is required and has been depicted on the proposed development plans. The right of way dedications shall be made prior to site plan certification for an approved development proposal. Site Plan Technical Items: The following technical items remain outstanding and shall be addressed prior to Site Plan Certification: 1. Decorative bollard covers are available to enhance the aesthetic quality of the bollards. It is suggested that the use ofdecorative bollard covers be considered. 2. The dumpster detail appears to be inconsistent with the dumpster as shown on the plan. The detail shows swing gates while the plan shows a sliding gate. Please clarify and correct. 3. Provide copy of certified boundary and topographic survey meeting requirements of LDR Section 2.4.3 (A), (B) and (D). Submit survey at the same scale as the landscaping plans. Existing grades should be taken approximately 10-feet outside all subject property lines for all adjacent properties. Survey shall provide sufficient information to determine historical drainage pattern. 4. Provide existing elevations on existing roadway including edge of pavement and center line. 5. Clearly indicate limits of right of way and center line of the road. 6. Provide location of existing water and sewer service. 7. A cleanout will be required on the existing sewer service at a maximum distance of 18- inches from the right-of-way line and/or easement line. 8. If any sidewalks are to be removed to provide parallel parking, then sidewalk needs to be replaced by 5-foot brick pavers per the Pineapple Grove Plan. 9. Provide City of Delray Beach Standard Details where applicable. 10. Clearly indicate on plans the difference between Phase I and Phase II construction activities. 11. Provide a detailed description of how each of these comments has been addressed with next submittal, along with two sets of revised plans to the City of Delray Beach Engineering Department, 434 S Swinton Ave., Delray Beach, FL 33444. 12. Final Engineering comments will be generated after submittal of final engineering plans and must be satisfied prior to obtaining a building permit. The following list represents Typical Final Engineering Comments that may be applicable to this project. Pineapple Grove Main Street— Neighborhood Plan The subject property is located within the Pineapple Grove Main Street boundaries, and as such is subject to those guidelines. The Plan requires the surfacing of all sidewalks within the Pineapple Grove Main Street District to be finished in a "brick paver surface to match existing sidewalks along East Atlantic." The Plan also requires the utilization of "existing rights-of-way for all new sidewalk construction." Therefore, it is added as a condition of approval that the sidewalk parallel to the property is finished with brick pavers. 135 NE 11t Avenue, Sands Terrace;2007-160 HPB Meeting December 6,2007 Page 4 of 5 Landscape Plan Technical Review Upon review of the Landscape Plan, the following technical items have been provided and shall be addressed prior to Site Plan Certification: 1. The coconut palms are clustered too close together at the north and south end of the building, and need to be separated at least 15'- 20'. 2. There should be a cocoplum hedge to the north of parking space# 11. 3. Not recommended to place two gumbo limbo's so close to the building on the east side. 4. The term "Cr is not identified on the key/legend, but is used on the plan. Clarification requested. 5. A.C. units still require screening. A lattice has been suggested. ANALYSIS The subject development proposal has been submitted as a result of a City landscape violation and subsequent code case. In order to comply with the violation, the property owner could have simply replaced the board fence along the perimeter of the property and taken the minimum measures necessary to avoid further action by the City. However, the property owner has taken the initiative to provide a substantial amount of additional improvements to the property such as parking and landscaping, details which appear to have been neglected for quite some time. In addition, the property owner will provide improved parking along NE 1st Avenue, whereas a gravel parking area currently exists. Not only will the improvements benefit the property owner and its tenants, but the City as well. Therefore, in accordance with the LDRs noted within the Staff Report, positive findings can be made subject to those conditions of approval recommended and noted below. ALTERNATIVE ACTIONS A. Continue with direction. B. Move approval of the Certificate of Appropriateness and Class I Site Plan Modification (2007- 160) for 135 NE 1st Avenue, Sands Terrace, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in the Land Development Regulations. C. Move denial of the Certificate of Appropriateness and Class I Site Plan Modification (2007- 160) for 135 NE 1st Avenue, Sands Terrace, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is inconsistent with the Comprehensive Plan and does not meet criteria set forth in the Land Development Regulations. (Motion to be phrased in the affirmative. See above) STAFF RECOMMENDATION ByBy Separate Motions: Site Plan Move approval of the Certificate of Appropriateness and Class I Site Plan Modification (2007-160) for 135 NE 1st Avenue, Sands Terrace, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in the Land Development Regulations, subject to the following conditions: 1. That the plans show the provision of recycling containers; 2. That the property owner consider the use of decorative bollard covers; 3. That the dumpster details be consistent with the site plan; 135 NE 1st Avenue, Sands Terrace;2007-160 HPB Meeting December 6,2007 Page 5 of 5 4. That all site plan technical comments provided within the Staff Report are addressed prior to Site Plan Certification; 5. That a two foot (2') right of way dedication along the alley be accepted by the City Commission prior to Site Plan Certification; 6. That a five foot (5') right of way dedication along NE 1st Avenue be accepted by the City Commission prior to Site Plan Certification; 7. That an ADA compliant parking spaces is provided; Landscape Plan Move approval of the Certificate of Appropriateness and Class I Site Plan Modification (2007-160) for 135 NE 1st Avenue, Sands Terrace, Old School Square Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in the Land Development Regulations, subject to the following conditions: 1. That the coconut palms at the north and south end of the building be separated at least 15' - 20'; 2. That a cocoplum hedge be located to the north of parking space# 11; 3. That the two gumbo limbo's re further distanced from the east elevation of the structure; 4. That clarification be provided for the term "Ci"which is not identified on the key/legend, but is used on the plan, and; 5. That the air conditioning units be screened. Report prepared by: Amy E. Alvarez, Historic Preservation Planner Attachments: • Location Map • Survey • Site Plan • Landscape Plan • Photographs r 1 � _ w 0 Lwi.. z _ N a— � 0 M N.E. 3RD ST.. u.i Ell A.!IIIIIIIIII "III. Q > W il d Q 1- �1 a w • :,- z w w w Q z HN N.E. 2ND ST.F- .. , - o N z } ' N 3 w 0 ix ! �� Q H .! W Jdw Ciz w N.E. 1ST `-- T. z � Ci Z 1n z I I z IIIIii L ATLANTIC AVENUE uj w a( aQ lij < Q�— z ~vi o.._ - z z /P N d N _N _ to 1n S.E. 1ST -� _> 3 3 wril w W ^a V)r Vi ��N N N (n N SANDS TERRACE '_ SUBJECT PROPERTY 135 NE 1ST AVENUE CITY OF DELRAY BEACH, FL IMMIE PLANNING & ZONING DEPARTMENT LOCATION MAP -- DIGITAL BASE MAP SYSTEM -- MAP REF: S:\Planning & Zoning\DBMS\File—Cab\Z—LM 1001-1500\LM1050_Sands Terrace _ _ _ — — N.E. 2nd STREET — \ 7 50'RIGHT-OF-WAY 24'ASPHALT ROADWAY b d9 I / \ • / ' ` p P WEE / POIE`�� pA fWNC 5'CON..WALM - •- No d ' 135.00'% � • No LD J 6 FOUND IRON \6 .. ' `. �9 6• ?J 5.20'NE I.D. I �_' .CAIE. spry/ �. GATE B00 YZ 6 W.F. I �y / X A/C I A/C I X zo. LOT1 BLOCK 75 2 STORY v . .BUILDING oi e F.f 1932•N.G.VD • I / ... NO DE - - A _n o C n • I 0 . 65 /pb 2-STORY �/ la 96 BUILDING — I/ I rn /{ 135 r FF.-19}2NGV.0._ LOT 2 ,J e BLOCK 75 o cm 1 n CIO I 32 to' X y D l^ • n A CONC• m 6- D Z . . j m ASPHALT ` m 2 STORY ;/ / BUILDING - N.LINE OF L0T 3 I BLOCK 75 rn I < T6 02' / m f A/C A/C .II OE 6 6' 9 n I 0y�l6 L- .O', C I 7 J 135.00' /FOUND mor m a`' g R e aoD 6 caF POUND IRON 6'w.F. O NO I.D. PIPE NO I.D. 5 O t'99-E REMAINDER OF LOT 3 u`� c I BLOCK 75 m < O 9 n z 0 Q rn 0 V O g4 a I— Landscape&Irrigation plans for: DESIGNED BY: o ,, ob°-f y 4 F =,_; ; The Sands Terrace CARTER &ASSOCIATES —L. S �" Condominium LANDSCAPE ARCHITECTS INC. 4 3 Delray Beach,Florida 74 N.E.51h AVE.Delray Beach,FL 33483 561-272-9621 LA.831 / a ti 0 y ti . — / — _ N.E. 2nd STREET Q© _ / F , , 50'RIGHT-OF-WAY •h 1.��: 24'ASPHALT ROADWAY RIGHT-OF-WAY PARNINO FLARED END PLR �I ^s CUROHO PO BE WSTAIL[p FOOT wDE%J00 WPoNG PHASE Y i0 BC INSTALLED y0 DURING PRASE! .c E• b �y1���� L`:`` \ ., E�� OA•y®AU.%/µ/i ��•�) 00 FOUND IRON ;. . . .. : . ---,_ , ,_-..... 04�4\t lt1S\.NtSIN\.�\a��L�\A'(0��`! `E_ l�qr 6a i EXIST.S-.CONE`. '� 0� R 11 I `� ''+�,lA WA FOUND IRON jJ♦�•�•Y, w r (-- f. p +.Y q 4, 9 9 1 I'= PIPE NO I.D. ♦'Y♦.•.�..•.•.•...� .01Aw••�///�#•1.d --.. 1, 1a �. ] ':'•. f 4.... .:. �9%1 / ` ,`�`� SIOCWAIJ(f0 BC REYOVCD .•.. .••O�•♦•���•A/`S�/ A4� \ 1•� . . t Y 6• 5.20• iRCPUCCD AT NEW aU0C9 P. ♦• ♦� ♦ ►S.� �•♦•�♦•I I �' �' 9 y • _ _y_� _. I • '' %. WRINO PHASE. •♦••••♦ .�••♦♦•♦♦1.. >I:. J O ill �, \........♦•.o.AV/•*,/ ' �. AUE. • LOCATION MAP N a 'Cl' q , P♦.♦♦t4'++�'i a ✓•‘'2 / , N.T.S. R,wT{a-WAR \ "` n' _�_/� ttam d:,0•.!�.�✓&./j/// % � %///I..n 1 AIm..'— til 7 4 PARx o s CM&N. 4IL7 �_ r, �/! � / TO BE INSTANFD \ \ ins I+♦1, % ;/�j, oww ROSE r �.�♦ /'� LEGEND: ♦ I..**V 4 iEx• RT\\ ► LOT 1 >t.°Is'.��•♦ v+ j//q j cl`v / —••— PROPERTYu+e e—Il.00' z N 1 BLOCK 75 .r.m•`.�=• / sEonaN IODITrm. §� t � � 2 STORY ♦py�;;..4 � 3'/ e14,id ® PLWPAE DCTAIPAO[ ti0 ��"q� BUILDING �t;�.:i •_v ?f/i.=//�. `\, t 09 F.F. 19.32'N.GV.D. �•�� = j � �,. le. PROPOSE)[lNA1KN m. /i rb. ^-^- oxmnax a now z h. 1� iillirit/ �/��� B �.a7 r%ISnNG EEEVAi10NE. b..\ - / !Pl / K tOENOiCS N4Aro"7 Td4— ,/- p§3.. /i y�!,1//� '/ > ==� vA�Au°AnmNs w Q� - _ d; CONC., //l�,V . •� //�'". '� IQ oEuorzs.REA Of PRCPOSCD z C h,k„., //, • / , z �a....., ® ASPHALT Mt. (D.. / y PowlM Q DA ti /� rt �% N it /. % A ga i g L\ -4 .4 x -.o D 4 Vvf/r, �/jrf, ///i %v v© W �iJ W Ion E&:, �\1\ b8 2 STORY I •t".:' ° s d M �9 BUILDING ry/,i �yRD'�y a Ca ,-1 q ') ` 1 F.F...19.32W.C.V.D. CSl `� \�` LOT 2 J / // / /ka.> / l I \ / /Ja gill r \�� BLOCK 75 • II /�/h !/%�',� 9 �; PAPxW6 CJRDWO / /////b. 9 =2'A • • V- TO i•uAu�i � 'j/•Cb /j/� '�m c ..t. CONC. ;E � �►���I�R,� J. /.e.. is 0i4�4 ° oEnT p z:d I �, `0m..By*.t.: ' �� a JYy/14 2.l �\4.. 2 STORY ♦Nam--� .♦♦.o��, —wNAu w 1 itl, BUILDING p0•p•.�.y.�� / d•9�C�+•+•sd // rRrzR t I�' / FF..19.}2•N.GV.D. ♦�.�.�•�.�wo:•}�••If•'/ %,/'/�y�,� . � /.�? / y• I F _IN `4�i t. . GALL a HOUR00- 32-WOR 7 ao. la11s� ® ® .'a'r. ::;=;:�'i?- ""`'�. "DO HDT IT'S THE LAW DRAWN:7 1,44 LIB ♦•♦.. ♦.R.•26I r- �� SPb�1 ENTER• 1-800-432-4770 B.A.B. PLANNING & ZONING I C I ^I r ,SINSN NC SIA E OHC CALL OF MONUA.INC OHECEY IL I `4. J.I.P. -\`Do' \ ...-A�-..•�..�..�/..T A .r-- I SCALE: 1" 3 10' DAM p`� � / 135.00' bb FOIIND IRON -__$iwn ig 00/04/D7 FOUND IRON B'W'F' gag /�+ R0D 3 all R N JOB 4-. PIPE NO I.D. / NO I.D. 1.99'-E REMAINDER OF LOT 3 ie� °'b =.11r.., '� ..x SHEET-aa I ".a.: A.=-. I or 3 I i 0.2007\07O04-Sad.'fordo Condo\07044-HNC O,I0/1I/2007 J:50 ar,00 PAL mol ,O..ionb GS t C26590 pc3 • ar I d 1 .I= RI'PARKING CO'AND IS'PARKING - '��, ` 1Y1 EmpOO�� ..1/.•ra u nor[ l�•"'Nor , II' ANw.� ry M An W[ \ �- d A. �r�� 6 -- -- iI SECTIONAAa� ■•• 1 ,� A•�I\ _ '.•JOwi lLW AC A Hr ADER WRIT T AOxi.pUN �1n fo xOrt'�tA i (. ; •® •µ� .13% 1� 1� tp! A Au rmn ..tl• a neu•Inam Iat MC 111�AMMO OW AVv.a LI � At. V.•A V.' 1-I� b ryyp1 .• : ..Tu.r�LC w R.017111 Tan MU T WNL VOIR 6.0 1 riRxaDm A '.t Q asta 0Dh''11LYr M SUP Y ITMaM3.OM 11.0. r.Aaxe nut W •.10 W •A• -iQ, !TO liATIORAL PLR mono. ma 111 114E'8• ddd e.W xwT 07q]E0114�h'■LY/rruu>m d CM IPACO•I.tl 10 tAtl COM• MOWN I IV MT t'A.W IA[.. - SIDEWALK N W.A. A •M.O�.M'1W VAaI-r.0' C ICU IAtl Olt A.ALL 2Rw.d1 P.RC M12.00RD 0818 DOW2A. ..0 110 MOIL P.xx V2m d..d Ta O Aoun. !Q MI AT..2 K Ar III _ �y� PARA11 EI s Mr iv II WO.O Pi RC xa.l e I • x0.n-25 uo 1P-3f 1 ALL OO[Yulti PALL wnlq[bA COMM.Am:•wlaic •1 KK R RbTed se�xM�p.0 Wlp TABLE W SIDEWALK root nos b• no CAMVArddT A.n TK".0.13 b DC � ' •no no MY II:OW..V ilL3sb:rrr: M0 THICKNESS-'T' 2' TABLE CC TM SIDEWALKJOINTS YMLLRP.w.En k Al m��/i,( W1Wx ltl n aou uc�4.. P WI 111.A. xlol..100 COxo�T RB rani.TM r FAY' �. L=- twu u 1 v I Amu P.Me'li . TABLE IS CONCR K TL *HZ TO C/ .110/1 A�'� TABLE Of SIDEWALK ��m nxta ax CURB AND [1g t nAu WTI iv 2 1 -MULTHS-•W Y vah MA Mnw AMR 'Tr. m OCT To pt T MGMM.01.01111,M. II t.Maws a rumdc 1.Ae.D.AY T.TAw.R.x.11 x.0 eAto tATDo Kuv ilxmp C On orroz. YD n f t. • C.01111 O 411.Mr. A 1 Or COMIC,0 TWt2 PULL R LLYL VMw N MM• PARKING LOTS DETAIL RT 4.1 TYPICAL PARKING SPACES DETAIL RT 4.2 SIDEWALK CONSTRUCTION RT 5.1 CURB AND CURER SECTIONS RT 6.1 • • PAKMENT MARKING SPECu1CATIONS p fA.DLT H--1r.� C. • 2.WI I.R t r.ue•o tm wur rr is.••I (w1A01 ALL PAVEMENT MARKINGS war�-v���ra PERMANENT MARKINGS x.Y....Y w....wp 1.In, Q 1.e?•�`Y: :.:Y_` .`"• .`.^`�•"r OY PASWCM D: / -,----IyI� wMrD. QM .Tb..Iiu e..u1rW.r w...w6. RAISED PAKMENT MARKERSTrc/-ECCE 110""tiT"e.R n.Asw.Dr _ we�~.re`".mR•A.....N+..•ba _ Ae.A�'.'1•,"w.sr•wwrw., Ir.rr N • AKIaroWD. ...I w..HP. M •..rt'yD.iw b'mow i / •EJItlw•rwTwrlxr l....wMT j2a - ww .r.x..rrerI::J.:.,r"1i wC.Iw«„w,°..Hr s..,.. 1 Z Cu%wwu.wriq r rxor,...rrx.. NOTE• eK.,... u:•..I rr.,mat r.trMY r TN*. [eii .000 Or IAATIVIT"art P.R Nm VOA ANY - �i�. I. rw'V:- OTHER NOTES M CC MO e.!ULL R c 29198 W aviMO/�'•Mxi Nb N wM s.�w M T Q w .n a rlx'.1w MO.W.W..www TYPICAL PAVING SECTION :�r::!:nw r«TDni.'° W",. • :.21211.8 rTr'Y.g 1. r".nlI"a":^ 1Rs i-t/2'TYPE 3-A ACR.e. W r. uT �-U Ii�w.UK w.My Ir.r.w..arl weT N ure, O I-1/2•TYPE 3-1 AC.S.C.(0 5 LOTS)) (0 ry Z 1 .rw.rr....x0.r.r ON EM.•.. I•mown(MS[CO.TPICTED 10 sax I•a I�W.�dl�lTioniumir I1 Mw.n X.Laul..TAM mm wn .....gwwMpN, ® PER AMMO T-ISO PRIME Al TACK COAT W m W u T1M0....U w rl�..r�:l PER MOT PLDEE 200 0.A •"1 Q er •0••1• ul� © 11.STAMM SUBCRIM•COMPACTED TEMPORARY MARKINGS 70 20%PER AASMO T-ISO(190-75 pQ fG twtT.Ass202 -- ••.Ows M•m.YMuWW2 r N•.M..w K.ro KRDw . :=.;wpn.rro.w...r MdruM•.. .b.Pe..2ulw F 30.0400.3011.1 Ale o.Y W e.sr wawl l..•Y Om. .] j.:n.n Man.wM Am :...l fa,.nw . HDSE: n- MIWACOOI.M9N.0.1,BULLKD 0.0 AMY P.m.i .00 x knax a COMM..aM P.na®rArmn - AA... .T.e AC o: 3 K COMMA TO Rnwro MM. TIWT r!< I:uA I.Un way wT:. • PAVEMENT JOINT DETAIL RT 7.1 PAVEMENT MARKING SPECIFICATIONS RT 8.10 PAVEMENT MARKING SPECIFICATIONS RT 8,1b ., fa S' (Sheet 1 of 2) (Sheet 2 of 2) �E CI 9 zrA o12• NE ENO ST�1I V 15.0' I ' 2e.r 0-0� i3'AUEY I N.` it'ALLEY J 2: " 1.._,I3,',DR,LEIVE 15'-19' (PLUS 2'DEDJ I (Plus 2'DCDJ I t-0 0 C T 1 6 2007 11.0' 1 7.0' CONCRC E gOEWA N PROPOSED PARK NG- I 7A -SEC DMA.SHEET 2 TYPE D CURB e2' 7J I 12' I ROPE VAR�Es . �� PROPOSED d r PROPOSED u:m E E W �� �- 2K 1 COSY ELEEAVADfx3 t% I COST ELEVAnPNs lEBSI AKIIENT TO DFROPOSED DlB. RUM WAYS 1 2eTML �Ox TYPICAL ASPHALT AMNC�I IPROPOSED ASPHALT- SECTION TYPICAL PANNG W� I ;�p6ZD: PLANNING & ZONE MORON • DATE: /� NORTH DRIVEWAY SECTION LlIfV� EAST PARKING SECTION SE DRIVEWAY SECTION 0B/17/07 V�lV7 M.T.S. �V N.i.S. N.T.S. JOB NO, 0703E-D7L C w=K7lI.S i f.wemia A.Da2.To, r, SS50?NO, •. o.,amx0011610011.03.1113. V.3. a«n.b.wanm , 2 or 3 0:\2007\07041-56,61 Tome*COn8O\DID*.-011.0.3.I0/1/2007 4:14:25 PM.Me,De.ISN11 650C C26590.663 i1 KT�m or TMT ra M1I197M. AP lc.ac i m",pclYp,�1[..m Pr[°"is[.�pM1AT.[ — - : Meal S`iT€'r"I0.00010 non,.T oz.[TYPICAL'.AS IN MM.CO ITw"�[ I.Mt.PM1 10 IKli1 Kamrc d l 9 :';::1-• �"b _ _ iw.s�in[ifl{,glib i0 '., p POW ..„. ......... ,..... ... _ --7 COKK♦O[.[Gic •'i.ysty�}sr R{.• _ -' `-111�I�'11••i C • WO sw.0 eu1[1[PC. a. --. - ,,Kr. r Stabilized °"�O[ inlet Protection :1,,,. .... Construction Entrance 7 }is 1Ofi11N. 1vi •1'l I •'}. I .m 1D[cos W' , • I I p-❑, ' , �-❑-- Y. Li ) ❑J CI ❑ y LOCATION MAPS: --,1\1(t. • N . rv.T.s / 4a ❑ TEMPORARY SILT �' ... FENCING (TYPICAL) �- aol 31112'0 p°°R 1 !y Imo" A/C A/C +•f 7 mrumpn,"a��.umL t � ; EROSION CONTROL NOTES: LOT 1 I. MWOOCIOM.CC .aKM.MCAT°MAMA. BLOCK 75 2 STORY [A s ^ )`' "°I'"'� °` Z PAW.T TO MOM A PAM CM.TM A.36..... ii .on Ci I-. a MO.amT.M Dr BUILDING \\<❑ o O OONA.%M ST nn u waaw cwna.71. nt�[woo �.1 ism P. tl0K.4.0 ma,MMOOOJTOMom. Tn IMpwM 9 I ♦..T mi am son arm a..00 al O 4.1rt„.. MKOLT.MKT 0� NO 00 .......TT01TA .01 xa 1.0 OM 1.1 wKO cans soi: 1 ft MA TAM S r' A� JO,o°a y. fy 1s®[[m i q r. _ V Cs7 a0 a dn[ CI A'.f.Oawr`rW.nS M[♦aAll Doti K M.000im KIfaY, a o.o amo room rt.uw v[mo.A mom awur Mil .a wwvMea t'wO1Au u uia Mor'r.u�a•[xoiar u WOO CO s_ .s"� ASPHALT ' i:a a:w ion: rsw rn r U z W A. war TAM Tauuxs u.n n snm.uw.w oma MD.. ID r I .gloom mu_ �,01 Mm w n a wMP MOOo oo�:si....MA n.wn wm Mro�v� V O. .ov AMO S=7 0114 M4aw[1 wY K KO[r1[D •�� D ',1:/ 11.40 ¢440 wl w AT MTV Oay a 00 pe.moo. r.11001.40.001 IXa[D N[4SLA,W aaR w9[OnOra __ �••1 a I. IpIAWS/N MOI[AY NSTHL AN YU1iAM[DCSWI COMM MGM, T.0 1..1[T,KOR m or pm..mom.RAN P.) IYIG P.(� (n 7. ♦K Masm e MALT al ms[ewrteim I.00.1.40. IT...w MOW MOCK u ea I _.1 \‘ (13 .o..'..v+a I.a+wv[+,....n Kaa a.aa[aw m iov. o E. Ci a WI.msa A M OS TO att Mt K 1♦Sm TON wmm:TOMS H. ICI I PRO.101 M.. SILT FENCE INSTALLATION 2 DETAIL D 9.1 a A a. IOIWO[ 11 U isr UO111 A.TO K MAUTApm WR IMAM, ! 0.. H 5.1 Q IA I♦M O.MOM•NATO.MR..aW1 K KTAKA A.•110.1m. 7•rd. fib' ' ( Or 11.111...i110 KM[nMr)W[1•p M M6 NO MM..PIT 2-4..0 6� • p r n n><d 11naoA IXruTMwr or iMM1a.M)ITAt r.OrtGTW. o+O 2 STORY E LLa 4' ❑I R d oaA♦r oua[ cm a amV 0 I 0 BUILDING W[11 F caulwcMM n°Dw.'.i # 135 / .wII till N r IT �BLK '•V, • a{ NW PL.AT ❑ Ipza�i22- $ wTMM[a I .•.. eY CONC.♦., ♦ / 1 - —1 •�y-I�� >1 T 1$ °;°°a �°�J z I w NAYOMt ...:94 - XI Silt Fence at Construction Entrance —� ` � '01m'i• 'F,c 8 MT TO ao[s 2 STORY — g+ '—ai — - ,NYµ ' 1 BUILDING il e 0 TEMP!"ARY SILT 11'1 e77.1.04,2,m.0 VI I rTMrTO W DRAWN —_ _ FE NG (TI I AL) _ EXIT / 9LT FENCE WSTAu.tnoN DETNL 0 9.1b B.A.B. p ASPHALT Sheet 2 of 2 t CHIMED: M L I A/C I I A/C 1 aca_ DATh `./ St —� SCALE: 1" = 10' DAT'S: '[�� r___.y auA Ma How:BFTOAE YOU as 09/D{/OT 108 NO. ❑ ❑ ❑ ❑ CL___J / IYs THE LAW ��, OTOH-ENO 1-800-432-4770 o w�.'4°'n WI.40....ro.M1.... "" OCT ?Q07 \11) �Na. 1 6 ♦t c nN ti suMv we sr♦[owe CA 1 of rVIDOA a c ;m o�':�'n...........14...e...m ' 3 OF 3 a\2007\07044-Sono,T.mu Conan\070♦♦-[NO.M.O,10/11/2007 loan FM.m.a..n.0.4104.1.1 WOG COMM coO PLANNING &ZONING — — . w�. YN y[� JT 44 y1 y s' a • ru`� rs $fit a { �� ' ', ffr!" y�� lr�.� f fQ _ � t, l..,rfG' �S Tt ry r rI...-" fku 4! ^ §I / .fd1 (1 i. �fAtY1r tn 1 i� l� t� ,� ! sr" fi 1 n.h r ft6Jrc A y. 1 , '2i$ rt,� 0 t' rt ?i a t � - 'fMnyv, �4R``'i 1/ lI+t 1t;Y l t ` t a..tY1y{ ff *j i r t •-'.pyAd "f 's + • av�'f r 'S « f �,1 rl 1 1 < �a � a • • • �•%�,\f�i�..' rtyk • v�' � ,r PI�Sr - •..t •`' '{ • 4tR !;, * t fi Tf r • • • �, r,.. .•nun t.,Sn )#"`ry`.'t. �y' � ,a'.^' r... .. ,.+w• y . r, lro.i..47' fir.:i°a7!ti i ..r> n M:, t k i„.�+ t r ar .x`. ""'YYw�." K var+4-.Fr';;7f'�'h 3"r `5. 9 ! , h 7 :: • 'n :y "S a .. _..�.. •- Y yi r tY r Yip rt ' ! '' ' >ti q f At .. rA 1 M �9C*�li Ads �„'it '"Vv Sry �. i� t W �;'•��-x a Y,,°`'l*-n ti .q, ..*d i 7 ,F yr +�',, .N �: { �- Y,. � f tt ti � t S y,t(- '. r r .ti t o+ t ytCN yly 7' 1 � .L *< t .:'+ ti Y a� t r: �:� ,t��'' a �; r .. 7 •N:. of Jyv�Y rr.sl+ .r4 4 t . t M ••+.r„�,�� .,� a L � 3 iir p ! • .. if 4 T } It S !t C :L L It 1 '' 1; ,ramf1'.L r t f .i + A 2 j'r i:;;} r. .}t v ,::r r"'• .t r, '+ :f. c:r;.i .V,..4'f tr. - ,i >�. • i.. ,. , t'• art .1• li:',�y'"L� -J t,,! a U'y �,. + 1 } C. �. t,'t� y ` :" ....„ � ,. � .� a i ,., 1 ;77� '9 ti,i q.P'„ ! .4 ,t,Y ..i C >` ` t etix'_u.1�V�ros1!.,c.,a`_., �'T.•4C....(:r.,•v'�... ..r',r t. o....;:� .,, .� , .�, .{.,.:•i, t.. . ! _ • ,, . . . •t .��".. a• • , t41; 14 .t•,... '.- ,.- .. . ,* . • ram' • • • t•�.c. ` , • 4 • "N .' f. • • g t .. Na .j' a .$ t� rF....• �.... is Y r is '1 ,.a)>,•X•iv:4''''',. .'-(""tnP• -�'•�r t _ _ . try. • ,y,X^;,a . s 5,9 , , ,...... 9,� 7••:-•N N`^a`.•'". .•t}`•4•1• 7rtq v'P • w.z ,\ �,y�a., t ii• ,,1, t .S •5, i ?;V I ' -}Lr,, f. '+ y.« 1,'2 IAP V. , ,•. y • ' y • +n r . .. , •• P. '`.. S? e +�.N,a,,,44-,.,fib,.{t 'r ) �- -:fyt� � ,,,'raa `i, t-.-., �.+�e'iC,. ... • t L . �.� t+C y'y`tF7 j"`.fir ylc 1. _ ;1. yYaJ • �'.+ rS ry� r`S tit\ , / Y 714 f ..-. .� • •. a,y.� � .tw .tA'^'t?.� ytid��. 2•wpnw��.7yk•1CYr trt � o •� f .�r,Pt•f��{'� —• •t. t`,.. .. 1. `•,,9' f t ' ` .�' r i • • ,•,+. gj "i,.{Gx k 7..+rrt,,. t" � /�'S•ry�.A r 1'.i�:3 a• ac �eys1ti11k -'.:!1�• d l4w, � • T ti _ 4 '24 ,-..4,i'•P+r,�y,• ,\ . ,,.rti � isa l* ',•,..,:....'..,,....-,.....; - ,. fit, _ . x , . t. r •s •.' 1C �tji ft ,: �; l , s 1 ..�. ,ex ; i ` F rf •.•,...,.'`...."-..': tt a .,y • ' r - .1 ti ' { • f f ,,Yt ;.c t r l •r }•k n 1\F A j ---- .... _- ---.. -. .tk :. '`•• `. . .4 i`JI 4t • �+ .--. A • is !• ,N - (,. ' '''' ','N'ii:Ay.„'.bt"'',:f:1";:,;:71".;2 ',.'4,. ., ' •"..'..",:',. .':-!.:..'..:','.-:','',"...,...:..::,,-',".'' :'',-.'.?"'., .'-',, .'...H"' :''... ' :''.. ' • • viiii,„;...4,1;:,.,,,,,,,..,...•,,,,,. ,,,,:...„,•,,,t,,,,,,•..,..;‘....,:.,,•,,..,-,,•;'..,.,,,.,,,,,:,.., •..,,, ,,,r r.r' ': . ' -';"•:,:i",',.'''.'':•'''Y'ti.:;'::,,:''::-'',:;:','','..'-':':,''.',..'..'-'',',r: •,!'. •':''..,. •, ,'. ' '. ' . • • ,.•„..0, i.('-' .i, ,..":;',,,,,,,:•, ,F.'1*.,:;'''',:,,. ;',.irr:';''':.;..'.7';2.',',''`!:,!•'•''','.'.•,',..7'-'1'''..''' : ';';;''l'..• - . •.! ' , ' • .f.r•-••••A\— ,:t,\•-• ,,-_r•-" -••••i• ,),.• ,- ...f:.•'LiP? :•,:,'•-.•.'•'s;•••',;,:,,•,--'.‘:.:.,.•-:.••`:.••••,-:•.•••..•-:'. r... ,:''..,. , „' . r ' . . ,'.;?''•a.A "• .1--..A"- .',,;,;''lf:1" • 4.•-, -11- . " ---`",(i- i.- •„•;,...... •,1'. ,its"...rs, ' , .... .",-,-,.? ..f'..\.*NC-144 . ,..•. ...,,, ..........V.,. _' ,•. .._ ..... .0.444,z ' 0 • ,....;' : :. ..?ry%;047:;"'" • ',..V-17,4,........,... ,,,.t, •IP,,,..,4, •....-.! • ..•.x A" ....1y. •.,,„t‘.. .r.'7.•:44:le,......,;:.; .• . .•,....#•,!R. .,........_...-:.:41,0 . , ..,-:',.,:jV:-.'.:','..:.::---','--7-77''',-,-..--------- ._._.:L__:_ -.-—'- . .. ? ... • :':1:filA:f:r. .::. ... :•''' • .• ., ....._,_ .._ .....,. ...‘.'.f..',....". ... . •':.. . ' ' --'(. , ... .,_ __. ........ „..._ ( ..,:i... • ., . ,.. , .....__ .__. -------........_ , ,....,..... . . . .......,.._ ________ ................ .. .. „ i .,,::.,,,,;, • ; • . .. .. • . . „„. •., ,. . , i -...._ . . . . -------- --- Zt, .. • t•,,f-• . '/.... ..tint . . ' -----___.. ---- - .. - - Ilk ' e:'i• • • . • •::•---','.i.• -- ------ .• . . . .. . •. . . . • .• I ''(--`,--ei').1,' ...."41.:4!.;,.••. `A .-• •,•AlP-V e.'". , . . . . . . . • • • . ' . i. •- 44.-44740 3--•‘!".*:" . .'. ...:•. -'• . .. . . - • ' • ----- ------__—_____ .- . ': .ie- '';'-.0:?--,:7 zl-ze.. • .. . . .... • ... .. .. .• • . ... . . e.''' ''" ." ''' • :. . • . . .... ,• . •• • . . - . - .. •• -_... . — ''.''',11'4 .,,-•,,,,,•'t t t. .-,. V•mci? a i t,... . .., ... .. •' ; . / ,,, •- .,' ' 7.r...! "' .''.7'... -' .. '''1......,,,,,?. . ';.;!A,.1'N,:,,, ;:?i0..4.1.!: • •,;• • • : • .. ..'• •• ,..s"-: : • .:. . . . • • • • - - .- • .• . •... • , .•. . -. .. , • •' • .• • ...• , •, . ." .., , ....."...:0,','•'; ;::'i:..,',........'W: '.-V.",;•.... .,'.:7..'• ' .• • . , ,'. .. '..: •: . , . ... ..., .... . . . ,.. • . •.-„ , . ... . • . . ..... . • . . .-.•••.::- . ... . • • •.. • -ft..:". • • .. , . . . . .. •• ••'. --....r' • •,.... - • - ..•..•.•• --• ... .. . . • * . ',.:•''. •..... , . . . , • -:. , . ...., - • . • - - :1•••: • ' . ' • .. • .. .• „ . , • " . . i-..1 . , - -.; K.:•::•::•• • . ---n:-.;...r.,.N"' ' • • • .. ••„.. „.. ... i'', • • •, at'•i;., • , . . ..• . . ' 1 130; ' 1, 41 -'--- ,",11!!" - t--• r4- -:.•••. , . .. . . •.... . fri•• ••••,1 : •y.,*..',.`4! '`.r...;?b; ,..' : ' - • .,. • • •.. . ., 1. • , s.:•i II ." ,.'4.,,•,:-,,,,,,,,,,:,,,,.,5„,;,,,,..!,,,,,,,...-..,,,,,,:-„,,,,-•-•.''. ,*,-,-,,, • •. .. . , - .. . .., . . ' , • WffliTi Vadiffiiii -•',. ...- '. '-' '', - '''' ' ..'-'.-, vmi: .• " • • - , . • , • • • .._,•.,,,..,,,-,,=:"...„•;,....,..,",..-,61•7!4'..,.-..•'..., ..,•••:,,,•, ;,,,:•'•It''-..... ••=,':"r;•4•0'''' . ' , ..,,-_-,;;IF.••.-..-, • •:7,7,,,r..5.. ",,,,,,,,,,,,,„.„. .. ..„....,... , , -...::.„:.t.,....„...,,,,,,„.r..-„;:,:,:::..,;:••„:7-*-.,,,,,,.F. ,--!..i.',,:.A..,..,.. •44,..A1 -.-",.....,,,,....-z-t-...1... ., .,-- .,,.,,, ...,..,,.• ,. ..?,..•-:..,..,!.:.,...3,..,s?".•,•,-.. ..5...,14. ,h....,'...-,\.L.A7,...-:?,.:,, :... "7..'`'"414''..''.' '', .. ._,... .7 -.',...:',.7.,•"1,'., -,..,-.,....,,,,,,,k'i,:„.,,....•:'..'..._;.;,,....x..!,V„df,..:4-;7'...4...."7F" '',i'1*.Lt.''t.12"V.,,:.4:4:3`.t;:"?%'7t":''''••••'.': . " ., ' ..... . 1'..2',.."-:•,:•'',r• 1,-,',,,,,,,::::,,,..;."':". tt*.,',"'-',.c.:', "".;,',...., ,,,f7,7:74.7r.,..... ..,7,i7N,,c,::, ,, , .4,;11T4,4;,,.;„Ak:•.,1,.:41..',..V.„,,e,,- ., . . . •'i : 'r ''''''' .'.. ' . ' ' —7."...'7"r"."1""rt"...1.7.7.F;'''...'1:7c .:7.;.'.'i..e:kfINt.44:*714:4;k;i': .. . • . . . , r .. . . •.. • y. . . • •• : . •. :, , . 'r?.'...,,A,..,,,...,.'.',',.';',r'';',,'%,';;171,'.7,i..!'':.'...''1",'''.''''',.;',...'..;....':.;';'..,..:4:::'','"',7"::::;',:••'-f,"" -.?:'..:';',.'''7,,.±:,-,..;•.'.. 7"-,,'...;',,,:,....":', .',...-,..',:•,';-.','.,•..,..- ' ' . "4°'+..''':'1'''.31?**;.':';'17'4-4":1;,'l'''''''':' "•::-.4'''' - '' '''".''''"I r: '''''''.4'''''''''' '. :...'' '. . ' .. ''. ': ' ''' 0..';',.z";,,,,i ,',t;',:-:..?'..,':,,..:,,,,T.,'',,..'":".':''':.,,i:::,'",?'"''','.'',-",',"':"..,:'.';',. '';`,1:7:".:i,.?,::.1,'"..:J•'?".:"'",`"?.';'.."'",::,;-:?':',..,-,',••''..",-",".'.";,:'.:f l'.'•::..".•:-'"''"'":::?,:•';.:;-',""..-,,- • .,,"::,"' •;-:'':',:...:.-:::,..;...4.,,,,: irmii'fr70.:1..'z''..:" -.',-,, .,,'....,i:. . ':.,„-,;,;..,,,,,,:,,,,,..,:-..,--•- 77 . . , ' . fiU.A.i::51:: :::‘,.';'ccf..i.`;':.• ".:-'-`,'"',...1.:1.,.';.'",'.,:,,,'rH,. .:..:;.,';.;;,',-,:,,:ilr--y.'•:,....'..:1;.F;.',',',:;--:'.';.:-, :•,::;;,;.,:..::...-;.'..,2:.:...;...,',.i'l 7'`,';:;,'?.',),;:',.*',.;,..,,;',....1 .:, , ,„'.',,',,,"..:',`,:.':''',%:.,;,'' .,•'.,,::,,.. ,:S'',,,';',ri.,.,:,/,;,:.',*,:::3Q..:.,....,:,,f,,I,:....::::.'...,',.',,.;',[';',',.,'?,.., ,::,..,..:F.i.,!..„.;,.;; :,. .,..'..;.•,',;...',,..!':.',..,','..,.....:.':,.'..,s,-,'....:...'„,''.; ,:.,,...' ,..,.1.:.,.',.....,.,,,,,'......-. .. -..' ,'. . .,- :' ,';', ...W .'Z;.,;',','...,;'/2;.;;;',,'';,, ':;;',..7;t'.:'7.'5:.:2 ;,':.:11,..,,;•-..J,4',;,,..;,...'„,.',',:',;..,:'V,,',.,.', ..:...;,:;.;.';,:;',.';,',,,-;,f;',,...,;Xg'...,3;;.'''''2:,'..' : ,,";;..,'.*.:-.;:''','.'::,'':.''''','':‘:*;.;','',''.:',1'''',',':, ..1.:',..'‘.:'''...',.!',:;."..',''.'.'",,:',7.',.;:.:7,':'1:::':.,(';'''.:Y.i'''.4'.V*:;3'. .:.','. ,''' '' ':::',;:'f.':.Y.:A'.e;',IT. ."::.'.'''';';'...;..,';'::::::;;.:''' '::',.Zi-s';'.1-'."::...iti4'2;,.;..3;Z;;- ::L:::*'-'''' '' ''r..i',;'':".:'-':'-.... ".44''''.':5'e.j.;.;,;'4,3,!,'...,t',:i.,'"'"',.c:::',.',';'-;..:`, .., ..'..;.'1..r:,'.,; :::;',,:!;/.',',..., ..:',„::...,1,',„,„...'.',,...,:.....';',.';','.:Y.".'",,,,•,'..-.,,,•'.,..',,,,, ';',.:::..,;','...:.,"...1'....V,•':/'.'' .,,',.',,,':..;,,,:',.;'':',',..,,'[;.„";.:'.,,,,,,',;,..,; (o.:,,,,i.:::;,:',,,*•;.,„;,,..,,,,"..,1,,..,,,,',,;,:,:,,-,,.. .,„::..,',',,:.,,,,,,,,:;:,,,,;;.:..,,;'.'i.,:..!4-,:;,:„.„:j;,.;:..;,./.„,„,,,,,,.,..,„..,,,,,,r.,,, ,,.,,i:.14:..,; ;...,...,;,,,,,,,:,*,;, :,,,:.„:::,,,,.,..c.-iii.,,,2.,.. ..„4,....r.,,,f.,,,A.,,;,,,,,-,,,,,,,,,,,i,.,....,,,,31,....,. ..,...,„,,...A.,,,,,,,.4,1„.,p,,,..,,44..,,,,,, ,,,,4„......4 .41J r.,,,4 ,.L. .e'V'..,VW,7F;::',. .',::.'''',::::ir.,.'51';:,',`,. ^;;,'-..:'•,4',..;,%\i ';',j...,,,..)f,;i?!.2,,.'•_,;.'Y'',':',,:..'1., ,•;.,?...V...,?•,'`i ?)(' ', ' .,'.. ':','.:ie.',.\.-'.',..i..':,,.,:,,,,`;'%::,,,:.''......-:',.....%,:',t,:‘...-' r',c,.:..::.'..,'::,;.'-;',;',:',..'.'...;'':1.'1,7.-.''.:.,,,.;',.''.''c:;',,',.',,',..:-;.: .',:;' ..i.,A'..'! '.:::::.-....f)'.',,.;;':.'-',.'•'.c.,t,,:%", -,::,;:ri.,,t,';V,t",,-..f-'1:„ •,;',,;"..::;1"1:::-.',-;':','.".Z,5::'-'7'.-.•:'::,.`;'''s,"•.7t";;S.,,:',2.:p", z,y„.772‘,..,..,,r.D ,-.q.,.:i;;,;...:....;. :.;.:',.,......-.4.,.,17i,...•,.."3.1‘.,,,,. ,,...;..4'; .', : .. ..'.. :::',..'.'L".,.:,';'f.,,6',',•.?„?',..''' ,.,:',;;,..,:,...';',,,..,,V,,,,:,:ii.-:'.,,,.,..',.,,s'".'...`,,,.,,'',?,'...?„',!:.•••,....',?'",.,...?,,,,..:..?,-.•...".....:::::..';,•,:,,:,..,,••.:.'",.:.f.i";,.;.:;;:.•,..•4.,;: - .-Fi.",i'•:..?,'.1,,...!'z,?::::,:,•?:,%??.',,,,,,";;;.':,:`; ',•,......';;;.:-!,,........, i?,72.,'.`.04.V4'jkf4. 4,!,; 14:4g:•:‘I4', " •;,:„.,-..'..,-,i.,',':.:,N ;..,:,';k?,•: :::':!?,,,,„f';',:::::',.., ..--i.ii;'iti,i'i.,';:';';:. ';';',;,,,..,•,:Z',..".fii,:,''..;::,,..:'.. ;';F:?::;:ii. ,',.•..:',.i.:i.:..:." ,:',,,I,?)2.:4f.:,::i..',..,, ,..:1•,. .;,'..-,''','.'•,:".•.'„p';'•.L•i.';-:::•,.', 11,•, . , ,,,:.,:;', .:?...`',,F.,I.,:', :,(.:.;: i'''', 4t'Lli,''A,.l;f$4'.nli':•1'1,:ki'il%'"1,,:?'O,,t',,,,;'f'.'Ntff'c„, ;re,-.,,f?'''-•;,)1,'1:: ,:,'tl ' • ''. 7:,.,,.',t;•i," .,''')•:;k%,4;? f-}14,=',:.,4'4is."''.,:qt-,,,';i:',.;"::•„,„.VO.,?;.,ti.:., ,r'',.', :i•l,:,.....V•:,*.?:'1'141'.'14. is'-',,i1.,:if.',. ..:A.,,•;, :',..,:...,:.,-4i.,,`.,y,,: ,1;,•:...i,,,,,,...., 12.:t .,,,:!.;.1.,,-..,.;.0,:.,:::. :.,,,,,(,,,i,.4,-,•'2'..: ::..,-,,,...-1-,. ..,..:-.„: .5.8,...4r,..c.riok,f,f,,,,e,,,ir,,,,.....„,...,11,,,,,, ',14,,,,...-„,,,,,,-,,, .,,.v.,, ...,,JX4'',i/..,Pi...',";.,:vi,':.'iA?,..,:;...:Fi'k(. .,:,;,:'.1,IV,t4i.t, ,',..'ifr:,,t'i.p,..':-..': -',,,' ,'.. ..'.,0';',',.',1•$?,,,,:t:',•.,NICRi-'''V;;,'4.•‘,,),;?;:a.;,!:.,•,,,,t.„\,A.,,yillt.,,V..,t,,f,-...,,.;.:• .1..,,,,??,,,,,,...,,,v,:‘.,-.,,,,...,. ..,,,,,:,,,,.•..,..,.,:i.v,y,„-,...... ., tN *L4.titt. ',- t,..,),•i,`,:.,t.,,zvit.,,,,,,.t?'..:A,-; ,,,tikt•it.r!..r,tt•*-,', ' ,,,i4,k,.'N , . , ,..,•,:,\•,?..r.Xk,.4,,,,,-.•/..-.1 ',,e",.,.-kz-',tv....!.`•,'.:,„..”,;--,,,. .s.;,,Z:1,,s.lic'sk,::•:,:,--"••'.1.,:.::`,'•!--•.'.';'"''t• -,•":", ."-: ' ?,,,X'41.,?,:44.:,,y,if:, ,i4 ,,,,,•::,- .;:,f.,.....f., :,''',-..,-irt.,..s,..0-:-.,, ,,4,...,..,4-4 ..4.,:144 .,,,e :•ts :,Y-9::w,.,-,F,,,,i,,,,,,..d , : ',.;".k ,,t.‘,-,-,-,i-",*•-0.-;;......-..::.N.i.,..;,-,,,..,&..g.:.‘,---.':,,.1/2-sr,-, ?-,,?"*:...,,,:.1.!!,y,-,.,, k.,..,..,,,,-; .:,,,-•,..k1s,...`;.,i,;.A.-.,,-v.',i.;:i.;:,f-eifi.:Tv-;,..1 rft. 4..,t''..,:!''fif4:4*j.,;•,,,,,,..1,,,-1;,'"Wt4''''.07;',-,7).'zi'Z'Of" 1 '7a ' ' t,.(.1",.;v,..,,,,,, t‘;,,,t 4,'. ., . "? '41-., ,;",'",;.T.'..1. .;",4„,,„t.".....?..f.,:t.,,,.,-,--.1,,,,--.:.,?;•4`,-",.;,-,,,i'...7",.,;?,,•',.1Y,,..:,•[!:,,,•;,,..,.:,..,,,,acr3,.,,ve4v,trk, i.,‘,ti.,,•:•*,,,,•',.,,,..,.:44?„,..,,-,.-i,,,,,,,,Kv,i...er:I.Y..,W.,,,..•:•i:,:";,X::•:,,•.,,,ti,'Iv.a.- -ti...tv..,,-ri4 ,:;•.'".,:?,1-Vn.civ?",?'4:u.',,,,,-m,?.:. , „„i,,,,,',Y-k'4$,-,..7c,„,-..,-,,,tr.,,,4,1„:44z,,:;,,,,41,,,_ ,,.:',',.-...,-',..?..,..,,,'4,7,t,1.-",./.v,-/,', ..;.4.-..,.,,V,4,-,?..;...6"e!..':•?,.;:•;,,-)•,.,?,;,,- ,,,,,:,,..4?;•13.,,,:',..?..\•:.•,:,*..."' '',S,..,p.c..1,.4...i.-•..--'!-',..,...,,,,Z.,,t,,,..7.-,.,-- "„e„,,'14...'.:;!:!:.",,P;P'-13,1.1.0.7,Ili*),R,,,....);',',V,94',%,';,:,4,5 .4*?,,;,,,;,7.7,.:.,,vst.,?;,,,•`' ,.'.-''..sliri.';',P,i,,,it.!,,'*04"i:t" :',,,:k5.;..j';'s,-.;*.: `,,,:c*;'.'i"'", ..2F,, ,,.,._''''0W4.1.7i-iA%-il.'Zi? ,'":;• .':;Ua.:',4;,1"‘'sq.'.C.c.:il..'7,;1.".4'1'!"M ,'??4,V,,, ;_ivi',..L.:-,..-,::•,.i...'.• 'ti,:'•';'-',,,,:-..;'',.•,;;,.e.),,.,:s..4.1". •••''-'!--N,'!''zi)Z!'.1•',',ICA‘V'.*?.,•-1,i klAt'Ar4'7.tet.S.;.43.P,.?,*i.:Ni''.4.:)'.;,?, '"...4140;!?'"?1,;,*0.,7?•r!::-4- 44040041,',4't,;;P:O..' "11..414.2,;1,L,4' , 4 ,1&'114-,i't,i'l.i1j ,L1:;.z.V?./gi.tii-).lierj; :c‘4.: ri.‘.'A.st..Z...1%('L'170. ' ' '‘.. i'l''''''-''""''-'''44i!..''''-'44--k.;"'''" s•L'''-'i.:.''':"'''''1'.....;.::!...''':''''''''''''''' ''''''11"" :'f'" $,,,......... •d.A.,........1,:-...,,, . .t..,,,f .. it.‘/IikZ•et%t';k1:t1,„7,,ti'l',0::ei-ilit'20t-I.Itt';-(;:.%);.iili".:r0•':.'iit';'4''' ,t, • ,.. ' '''' ''''. 44';',4 ..t .71. .,•,,. , ,, , , ,„, ,, .. 7 "7'..-7)•77,,'r•F--*-:''e't ' ' ''. '' ',•, , ----____— , ,••*--..",,-,t';••••••.,;t.,, "./", , , t' , • :.* •,,•"t• ..,"' .,h t:' •-',. t ,*-'?' • • ' '••. ' ,, •• ' ---- \ . ' 4./• : ' '''•'-z.... . , 5 • .. - ., •- - --. / - ..:No • ---0 A, ,_ ,, ,- \ ,,, _ , . r2,•!;:•` ';'1,,f.E_,, --------,'----• - ,, ,,j•:•••4 ••,,* . - .• • . - , -.I.'1 ''''' . • .16 A.: r. . .%• *'. • • V*.. 11.;'1'..:'' rig ...r, • • . . . • . .. , ' • . • .,,,, . .. - .., . , , . . .. ,',. • .. ; • "- c .....•..'„' L. z. I, " 4; •. • •• `s• '''• ''•iii .7' -li '. :-.."--$: •••••1•4: • - --t-•• -v: ./ , '•,.;- •..•'1•T`'."' • '•'.... ', .'.4";• .:,••' ..::, '411 r , '• '47.X•r:'%. - ' h •• •!- ••• -' •• ..- ,i':•#''. • ,%-4... •••04. •. .... ,.... .• , ,,,, „• ,T, -0.,,, ..... -A. ..•i,,•*I.. 1 , .....c, '• .-..`,. -,..1...". • , , , ... . • ';•'''I ',...: ' •'t , ,,7.7..•v ••• • • .e,...4',,... - ,...? •..7 =.• • 1 , 14..i•. • ' , - ,,,,,t, =-- '-- • I , 1 . . ,....,.:.,., , I . I \ . , • .-e ! " ' .:6-• kt ...,..:4 - , • • • -* .:.,•$.h'sq?,,,-ri •frs'' ' . / •,• ' ' • -.44. -s-,.. ; .i- .• . • i ,..a '-,-...som.....-. , , */ . ..„.. - 1.111111111101r '14":-. . 'I .. •tg f•r*ityit • • . •-. ..-,.• , ' •••.,Pr's. •>•".V'••• -i • • . :....k.••••• e . _ -. -:- - _—.: 4 .< ".i.-..---1.::•.,:.:13.1'.-. / . ve:........sty."' I . • - • . . . . . a ' • 1 ; . • • = ' • • ; • : ) • - - : . 1 ..... 7.7...41.e-,:+444,0?.:4- .,. - - ' 1 • . •7 -• -VI. , ' 2 -9 • -.. . •-.•• • . ...• If,.•:.,,,i,,t, , r . , ......... -- . • ..e..1 n . C... ,',"r."'. , • • • . • - , - . , _ . .. .. . Ai)A. '?';',4t ,. • --- --- ---....-",• __ • -• • -"i---".•;-. ''' ',"..-- - •. . • .• '''.;447-:.\',=',F;:77:'•1-f-.:7 ;‘-.'-'. • ' ". • '• ''.-.. . -, :-.7:''‘2...-'• :"7:-....,''.• :'. -,'-'::.. . '•'..I2•4.'4se:,-,••.Zt•-•t!i•t•:- 't• •` •.... .' - - ...1 - - . • . 'e ''',•:“-: !•"•.-;' :4--' •:.:,.'-t tt- .; -.• • . t •."..:'-•,.'•'.''.‘""/-.St:••.1." •• - •• ••:.••••• -':,•'•It 7•' :'.; .• ''''t.• /c, "...:..'..k411::::-../•••;*=•-"/;?•"`•••' "•,"t,-..-. --,,-...-F.N.1.,,stc•„.1:.•„;•-• - '.: ','‘. ',;. • .-. . ' . :, -' ,.__.-•.,-•- -,-;".("t..", .••••••-. '•-;-*".":...s..'., •f''•iit.,:••-'`'•.•-•'- •tt'''17. - . .' '... . ', .. .. -. ' • . • - •• s _ ....-,.-_---,-7- • .., '.1: .:•'...•:,..-...- •.'0::,.:.,---t:1'-,..:,I•••'-:'..':.1'.-.••..c.::"-•'...•::-. '4'..7....,-:''':t`' • ':,-,,,•.,- ••. ...' , . ..,—;- - - , - ' , • ,--• • • • • ' ' - •--• ,.•;.."::::.:',' 46 ••••••',:••••-•,--t-•:--V-;*,':• , ' ', . '' , ,--: -. .,. ,-.•.',•,.: . •• -... ,',...',...:.....:,...„,.•,-.. .. ....,-,,;',..4...,•;•.3,-.F.e r..:,.4.1--.4',.;........' -*, .:.1/4.:. ..--,4,.......•;•-...,''.1.••`...Sil... .NP : '.. '••• '':......:,• •;'Z '--....:- ' Z.,-Z. ' - .r •-• .-'• .:•-•••.'•::-. ::••••,-•.:' • '' ',2-,' ., ; -; • ':'.-‘- •-• •- • -,, ....-'-';',"'"•.'kl.r....-- ".• •••:.::••• ',...r:'•4...';::'-'.4.',.fi.'1•;,:•_-, -- , , '2' • •••..--ir.-•;,,..4..-•,.••7:-1:g••• -. • ,..•...,.4 4 -.':•••`• \.. .k„t; .,: ..:...,-, .:. ..1....7.-.::.•/="7 •- 7.. . ;-.i-. ; .,•'7 -' ''..". •"" '-:... j•-.,.s..,..•...-":-:.7•"'..'C''',-. ..::." , :' •;:•::iss•-•'..7,:,•'' :.'''''-'•••• . ....-• -,-',-;-,.•.4. 1,2,4t,,t)k*.'3-....•..;(- ...i-" r Z..': •••I'': z'':.'•'''.• ' '•-‘ ' ‘-. ' • '''''' '' - •- r'• •••'• ,-. •••- ' „L.. ''.. •.. -.1 ',• ' %.'•", '.'• '•--,?'.''',,,-;'...Z•••,,•::',,c :`,..::"•-.. . ;.••••.t....,.:•.,`,,,.::,:,,,'„,'.-.•,,-,,, • ,•..,, , 4:•,..... '*;-.,.:*,.•:,•,:..-,":r,:•‘",•„',.._•,ts,;:(::-.;4...74..•';',.-•••,•.-",•.,.,..,,,,,, 4"•'-',;..--":: .' - •• •- 't ' -, _-, •- . •'-••://-.;.-^•-; -,: '',, ...".••.' -, : . '•.• ":*, :..... , • - . '' •• .....-.•„•••....:-..f t.4'r.',/-,t, "- „.-:*;,*.s.:*-.':_:-."•••°•'•**-'••4i-rt -•-•-•:••'.•--.74.4t....;fr;"''''',:;,..44V--'••-''''' '• ',;‘...Z.';*':7-t.n/f•t*Z.,....A.,,- .;":,`•••••..,:•`,..•''. , ; • , ::;-•• .-. .:•;•.••• - :•` s.-'5:so'''. ••-. * •. ;,...-. ,•.. •,. ...,.:„.•:,; .•• . .- ".' . '•• ''.t..: :• -- .-'•`.::;;%. '''';':;4' •••••-:-:'•: -.- •....7.- . %. ',•••.",--..,•.;.•-':.,'';'•i.',,,, ••• t",......-, •..,...••••_.:.--.• •,:?!.....C.•,.'` ti.'•'.-:',.".. '''•'Y'•,'•.....•:.,-' *.••••'..• -'- •`;'-'.. ;•:•"-',..,..t 2.•,'",•.•.,.•••••:,......-.`:•',',:,.•k ,, ' _.•;,:t.---•-••,--4,.:„.„,...,:,-1*-•••4.:. ,; ',„ ,* . • ' :"-.••• :,.-...:./..‘ "- --.--• ......,)k:.' SeS'• • ":' -•,f:.:•' •':•.'•:.-.--.....ti•-?:* •••::'-.: •..-....": ".•'_•• .. .'Z's*.et••....;..*.- '..',s'1**.,..-....•.-*". itio•„".":-..:'.".•;.?--•••-,:::-.-..',...,:.;*.•,-_-..,.•.,•;.„.ti; • •...--•:: "r", '-1 ',•i7•'':'*--"a•-;ttf:-;7.i-,-.•• '- • •".'•''•••,"• :: •''' -•:-•••-•-• t-'7''''.1'.-4•"•'-•'-'"'''-';'.../.,;•:.,/,!•1.r.i.::, •:,.... • -....- - -:, .. , •_ •-,•:0-..-,.-.. • ••••••:'•,;:,.•.4.,;;;-••:,,,, ''....,. i: -•,-•• .....7-..,.:,E;':;,*..-•'-V...R.•7,•••••••,;,•c '-.-.--t,•:;-•:Z:::,';'-.;zt:2*:••,..',-....-, -.....-;•14*---1.-:',.--"--70,-.r*-e•-•-t*-•-'-••••-• - : •••:•••••••''','••• ' ',••••'•,71••••4:''''''',r•-' ••• ;•••!,....::,.....4.-;1_--.,-;.•;..,-,,,.1-,.,..r.-' -'-. ,: , .-'. .-...,--.,....0-?!. .- -4,....-',.-„,-` '- .-•-•.=-:•_-e- ',.....,:;..-", -.'L..:-‹''1„.•,,:•.-..,.,s-,,,-,,,t*.ze.. .--;<:..v>.;;•=1,,,..:_.-.7.:,,.•,‘","--•-•-',.•1 ;•„.„,-,:_.-4- ---',,,, --..•••:_:--,:`;-::.;,..1.7.7,2',.- „-..„":-f" '- .,,"-,-.....z :,..-,:':-,,•:,.. - .r.m 'et.- , .•.,. _..• . . -',1,4"-, ' ,'..e.'4, *L''',41-•:"•;' e:."'•,,3'••••,.•' • .(9...-.--,,,-- - -.' ' '''' . ; : •.; •... ; . .•-•-'. •• .• ''''''e''' '*•n•-r-'' '4•ZA74:4::Z.•-•'::".=.7'7.-ZZ•L.::••=z.-.,-•?...•`•_,,-.-14,•••••••••- •.-,...:- .......".• ' - •,...2.)•:•iit'AAkr.,41.2, -tP.Z,••••'?'\-`? ,.','''''.:Z\.• ''..: ` .,•;‘,;•Si''''t '' '-'.'"`' It `'?'k'sel.i?..3''''•i•177'-..);c'`‘ ,.f.,•'44!kt.., •..*. -• ;•'•''•• •., ••.•••• :.:-.,.-.,-••''',,.....4.,...;.-..;" ''. *- 7_,,:.•._`.-;Z.......zyji;;',"-:11,7•Y.:.;:-.;•----1....`,...‘:':;.,;.-.-;,;.,:-..-,-;',:41; "f2:....':..'-';.:: r .....,•. ..,:-.-,•,::::t.,-.s.,,,,,,..,24 4,-;,±A6s.:+':''.....- ,,,•i.-.; ,,..,,,;,...E.i.:':‘,,;,.....„.t14.4.1.. As.,,..;;;;„..,.....r.,,,mini :,.,;-,..,.1:...,-,t...,,,,,,,, . ..;.1. ".' • :. . .•;-0:_•,,,,, —r.:.-;;D:',.-„,.... ..:.',-F:',.:"-i-S-,:'•-;- : •• ,r,. .1.w....:`r.;.2F;•:.;1•:;5r.'...•.•1•.-r... ---.:-. ..:„..:::,..,,,..- ._1 . •-• - ,..• .. ,.1..•:-, •...-..T..„,...., ,s- ....,,.... -.I.-AZ.**. 't Tf..L. .....„-, ,. • . ...•.....-"•7;,-',.••=•\. -•:.•.4:-*,Ve5.-„,.„,,R.'-'74773.0"tst...1141'•''''.7‘;;‘11.?‘'• ...'`. ' 4•3 - .s...,.4.••••'•-••• ' •• -• •L•-'''- 'r' ' r ' '' -4'....;_:.'••at'••:.l'"-,-'' " • ' •••••••.,,•1__L_ • :. - - • . •-,..,,. •• •.• .- , ,•,,,,, t.:4-4,:rp-•,---- ',...,•-- -,.-:-...- - -.-;:2'.-• _ ' . • •-••4,izy...7-•-•-,----•)------ ' •• ,• •-. . '' '' ,i.'-'....' - •---s. --,----,,,v...k.- ,..,,,,,,,,,, , ;',,l' s.,-.1,,,-.-x.-.:Q....... _-,.. - ...?"..4.,A-,,...--.....4:-....-,..,:,- ::: • • .4....eiP-.4- ,- .3.,:'''L..• ... • . • • •.. ...v. ..-....I I te.,,e0.,1.,,_:.;....t..g..4,z-. • • .. • i , , , , ,r...,.. • • . , - • • • • • .••• • Yf - • WY R'. eetd& �1,�9,5,4✓K�M�; t. t, y ZTtN . 7. .. .�,..-^' lr: '� W,. w r '. 1 t" r ¢ r ,�,, t GY",•ar"" ' � p �_„�,y ..rrolUa.•`ty�.:."f .rrr" e,,•syr d>r 2lA"''`�t`5 1 �V,.r.�.H"4 a ,°'� rY��E''F a�'S�L's�i4•+.�.,,'. > 7 I '..,•, • — tx }- v y,7,�, Y"r'x g ;• .11 rs^ ..-4t.•&+ .,.r"L }, 'ryr:ik^fi1,d.+ Y / ..�'+ ,p y '. , • V��-yds.+ n ,t�,A'try v.1"a, ,'1 •i•7a i),,�,,M4. (',/t +, •/ 1 Y' +J`w :y•" PF� tz e:. . • - ,,C, • '`r� 4 Rr • #,,• ilz rO ti•.y 1 1ctw .X,'y ••'^ 'e•4' i rr.44.o P F'. r�,,+v r•-•••15 :41• el,,;14$ _..rK".? .:s., rC r {t„ 'w ,�vrr k,V;ai`;; r' g ' '::.t `0, ��;�,°"`' �.,,.5.�+r''FS alit''. r 1�;a. fz 7�,w. ?l y ". •L+tir� .±�:Y'w✓�'F? 'J crx' "„`"r va•�w'�". • . .Y,yrwri- p ;,",'�},f r$i .�1, µ,',"4'' } :play A 1 S r. r 1 " •. ff '7' ''i`j']'` ' <- Y r T' r'" ,` .' ,'S' f'g,.. ; ( ^J V !•: •V". ..M' w�` :,�'^•��F .is t•., S+;"�F," `��rs75��cJ �, p,,�rk'aE s,��..� ,��'•�hn'�y `�'• r���`c ;,r.� {��` ,i�a 'r��ay a;s,, n,�y ,fix . r •:c ,- e '� .i',.: '^f v',, s,� X'+Zfik $ , rt : .,, .•+. .'"f -,•-• ` w.,•,•-: .,./'4'.,,,n'",• <:' :pi zt: ..,.: toll, "_, r;• ry P', '$ w.,.'S*,„.,,,'".„'-1„-14."., ...?." r- -,.t,*',. r. ( "+s tnst arM ? 'a tiwva..,i;v« �Y .•a� 7'!,1,.� .ik , ..t'.: t -",4 '.nr ,.'r it+' : 'l"."--'4 47.1 :°.t z ,;>>..* 507eIt:.,a Y ati C14,x,,«. ' ':• .,'r- ••;•ti. to - r ,x v ,wy,"�'";:,:w w,•',• �� c w- ,r .. r ,rw•. .i iw- p+ '^ i„r a :� p'i�,,::: �a'' -i,,a,r ,..b,.. .-.. t t , y+ -'h Fs t ;, wit° i .,v".� �t .,vyC •---•*,j}r�.' •,,'�''' td �. ..�t't .x??. ,,rL J - x',f' w,..l r'rs,Gi N;% '��'�"" L '•1.�' 'ql.,�` ''t,,:.....: a•r ,•r.yrY"$s. x�!Y,,,eln>a ,n.• -l.w•.,-;,t -.'4. v ^' slf "d `,�"` t .:G.'tr�x ' -d ,t., - ar " - i r x ..r •.,,;•. 'Vi r f t. v^ ,..;1 a'h ,�t,•�•,r:(�^.� t r s.r � ..}'v a .:!.d �.e^ ��S' .aW+a: Y-e`�''�`.+...p� x S '4;;t l w w,'-+• ? -,.y-` t?,,,, ,:,C; „2'.,;4..a cur..'" JI' .a'L.. ;n 'C:',.a�(A"^ . r„r,!7�;r '-& .••b ra' r:,Ar as r,r 0... ..• , :,,1.,�d•'4 'v x ..? x'h,^ �F..'°.::' �,+s '!`-` :....r.r: .•t 'x.Q � , "' +K'si •a"'''t�e'�rr,*f�r�CY, r}t tl. .,,sx. a �: rYW it' 2 u;- *r.t x• ;_ � ..;p:�y.. .� �zt, ., •.:•c'rr' ,.,,+d t. ,;v a••^s.a Y:.d• i.. S •- '� ltr. •S,c`f Fx"..,.p jt+'', 7 y, ,,";ti i'�, r ,t7•`}^ f f,.fit -��,;. • ..,�'-:Se'�aCf, +-fir:' ^ "^n' `{". :-• ° ! •�r,1^4' r u}.I rk P ,-..r• '", ---'''i.4 - r1 .- s . t^' , + ,` -5.,t � � a. :t1( ra-, ;•."',,.?,-.i i•' t (�.".' +' tI/ • a5' ,r, ^L x,,'.!'i: . r e ' ^' as er••• ..e;.K 4k." 'i.y„m,P•, •'iF5< •.Y,y' dY, w- a"r a mc. . !{ r� { v`r� '% i,, �'i.rrw t•-!�- >r , v �,•� «ry * x '5 ' - r r� C� T+t •p' a'" p t'',«"' y`"` r rti '°r.,;. + `.1.. rJ`. �� S,.rK,1�"'. K•a—8�,,,,>.# '-ii.a�;.,,c�.sr,- y -r ' r �,,"� y*-ry; yr. �„7� �• �'-ica,, r.y+r"x r' •_ .b! - „td.r, • r S ,t1 ,•F+ t t` •:u - .,,V' •s^•,� ,i-,•,;•VJ .,"r tf� "t , - _ jF4M.•w ,�'d'F' 'Q '.;d ,3. .:•• },,u "4- m;t ,:a",. .r?i .,,.�`'.'i aff3,: '' c5,: t t,,.-.i a).y <Lxsi� ,r,•++' l• Y--P4, 04` 'a < •4+: £7a' r,„�'M .i,."'Y•'tt".:r •y,4!'- ';c-, tt' .� .� ,.1a.i-, 'tit',`, ,:k: .a." 'Ya ,, - ,;a.,,Y, 20,- rlk ,q, v ,rc'., ;' "K,,:'•'d. f� Jr M'k 'o,.... 'i;" ..,a.J°'W+- G_.t :.. "+',� � qq ,�'i',' �+ w•l: ntfi .w.'�2..M`-" t tr' z.., ..- r t ?+ � r'" r� .} N�..rw 'J �.:. a;rx' ��`'.r•r .,-' � .:.,ti ! S• 7:rt+?t;�y � wd?w,,+d � fir';,•^ �' �4� rcP r=�,t v''�"' 9n -t`+$'parry � � ,, W,. •: `ft ,ri ,<..• r F... 'wL--,' '.r ��. ."tq-:'r'.' r :ti e ::,i` 4..+•!;„- ":rr� .._ ,C(",. Pa's+ ;�" .,k ' .ras •..' V"-... -v^ Oyu.. �,,a.. $.. ,�ti,,:, ""' r� t',r � „n+.r e':v n., �.f}. .t'';-�, ft:::tom :�. - :.r it... ..R J,r,.3s �.,r.., k'✓k h,.y,�, . y,S •• r.y �,r��>�b. Yt d J L: •. 3 w�''fo t a'(•• Z k ,f '' . ,N Gy T J' S w i,.�w-2: -1�.'a ` '4.1.,, ..,,,• + �.-',.., A._. �`pQ� . r k,., .� r. s a. t h� yq .'ol' 't.,` yTFf!'.p�;. '•�k,' „. ,�Y p,'. '.,,;., '' r :'w ;,a rWcv in ::<,6•t�A ;k -�{ ,� ;,., c y.n,,, ky T^v n.o tkyh 7r�`i ,r•,'^ ,!"' a:+r,+•p�th y'„X.r � r."7 .„�R n r r„.. r `�i� a ,. :, t A ..,o -ram ,t a,.•,s ,"+ar.. .y t,Y'_; • '• t }��, '�4- x:. ., ,x ., ..V T ^,^ tL.;.,r'�" t". .•,4 h 3. ,,. ...•,fy ,sy. J'l +y. •S yp.f.4 t 1 <E:.f -�•. .. \• ,•� .,i�.:: , .,r•.-, .';t: ���, Y ,... .�r ,r p !r• :._.. ;; ^^'��ryJ, :1�, .c�•, r� •y :t.�;r•.4�.[.J�H" ..�"��..p � '�.'� �+ r, .,,c,t , . '. ,n,.,7' r• 1 tyxy a t " : " ". cA '..t. .•o"`k'i�?�t`'' �..'��"�4 BAR +�t3' �,y�., ` -.1 s ,:-.,,;n,•,,r'.m?'y,' w. .t': .w` // d X r -r.. ,•,, ' y t - ra ..+ e�,er4. •r fi � •� i„ � .� i„� > ��#,✓."�,•, ,F. {y....5. -a, i'.�. +, ",,'"2' �.t` 1..r '+ w e ,�: ,;e r "ryl,+,?"" kt< �'.,}�•y 'k 1. k,* ..' ' ..,�.,, "'KAT.',+Y.•, .,'fix ' ;xrr^^ , k,sxt,q u„ r'^' • '. >: ;. � '::%•�.K s t �"' .,t .sta:1',.::.�. 1."-i['-'4 4 •.. 7- ., 'r t *(It. '-,•� '"� c� a et•VV :, Vn �" aP rti {: t a{ a , ..•s' t t.� fA. `Y; n ,,a S.'. Y Jr '? x. J , t r�x,�},,, •4,. .t:j' f r .! .Js c>.' 9- W Y y,K .%f t ?s ' •,'a,�'4;, •%7,C •�x.�, ,:' 'a •-r..Ft,..h ,� '•� °r "'-�hc„„4 s M, v .�.w• r+ t� e �'�1 t4,�• � y?tr,,,r ,� �y �•v^,t 7 .4'?v,.,r.,'k .'�;.. a?�..*y +r.,' r ;.e,: -,A ;+.{.Kf r tyo-, •y .r„ 7 } w .� -„d i. .. t e..» ,,l.i . x � ; ,) ,a} i c�%-!+•,� Y� u.. e'� ,r .: �' �.-e;,wrf'r .�. C:✓ { yy�,."�;% (�.' .ct7 (:.� t !P•� .p 1,. 2...;) J" i..^rt.t! u�:� r "✓`). ,.�. .' t ..v' ,Jrr .d :�' x y„- �fi .+t< +t+ r Y ..' i p /, t h. •( r 1.' }yytS' C ,^ fir• �; .P T.!1 ,•t .J M.Y J ,•v� ek,., ,�,1 4 `' -' . r"`• ��K.,.�,'„ ^'x'` r..,t vr -y.,y.•� ' ...i.'a"i`6'' c:'t m� 1 � w 1+ �y^-i�Y 4 ,�%� ,+ a+ < �� +'i, }Y. t � < ��ti"c �� ,i� Y�'.'r ,,., fir; r ak . . " 0,: Ye w+. y et,..• , ..a "trey, . , ,14•• A..M ..r. ,-. $ J... �,r, r. -S^d_, vt.r ,.. ,1.� V y„:. r c ; y'. .�i,>a„," ..v*' }„yp• ,;4n' • ��t.•�::)1 .n,f`n!�.',•1•L Y�M.:Fvf �fi 4Si•e 2 v A::p,.." Y K C, s 'r?" � v 's .',! f-'e�'1• .5 t),1' �YH:. _<, ij'fe•i'S. ' L„' '1 -a:- , :.i ,:.7.'7:.r �.1. "S ;., ,,,% Ya:. 'i•a .'45*..+w r h... ' ,� a a :rk w 4 ,�Xk a-,y?r ..r. L.,,. 4. 1.? o-'� � +� r.*, v •+ '+a.Y'' i•, r n 'k., e r•� r 3a x"~ r .rvr'r`�'� 7i, , '..:(1,�'3�".??re'�,�.•. ,p...;1'4ic 4-,f S,r• .",n,.,,.1, Cx' � •rJia 4 c•+r `S.' t$i.F..` %' L :(,+'t r ,,:,,a•ii. '7:• r..- f 4'„+(� ,+,p)'sr 'r''o o„Q'-.0..tv,,.ire .� .r :?S •''. s i�"•,�3'" • 'w a ,i '�- t �''xF �.7".�.t,^�,.r�, �7 f ..�i` ."M,t 'L' � �r '�q, , .�.,,(:, r,}''yfr ax �.i-.')"•' '.';':..r .:- r {'tr,. c 1,,tpl yPpJt�G,�`✓,l,"s a4' js.6:s Lam Ay, `1' ,''A"� ,n .,.-'Y ..ram,`Lx ,', ..,),„i „j�0.4ha k,;R\ ',,j.•y ,,�yoo, ��s t�.•' ^v. t t. .• ',' t !«` S-.:...y 2 '"', w? :t'il, t{;`'`.f :} "nrw, ."`"^z ,ry 7{� ,.r rr 1.4 . r..+:t y"9`a{: ''I •%,,,Yr. .z $ ,.. T`-': X.,"_,'� . ,per( .- .,)L.' +. ',r,� w ,. ... "C;.•,. . "Ywnn "Fr ar R,r 0 r5'tu::°' +*', `.Y tJ'rcFS .t., x., a< ':'`M*'4"F,r:aYa..uPti;.. ' z,i 'rr..1 `I,,. f �.,.. x y6 ''f�'.•• 'y•'�sdt .�'• :-. `A;a SY!t t.tt F.1 ..h,•:r,Y,+,'v' 'l e' 13 .Y.,, 4 .-�*:"'•t vL..x.' 1 .s �i''` +.P'4, tie tiY ,1rt.. Y � _ ;.E!'' •''',•,.0 ` 4 •,_.r.... ,''''- o-y., fF.,1,4t ',,!.eta rr� -1..F.a ,.7 .,Zi t fi _ { Ik,.,H:,4",, ."i ,•,_qr�s,� .i,1 •f' .,:t" ir, ,w,.t %'. �• �� -�;.sue"'�.t:.a... rq- t, ,.•.fir+t' rt :: . '"•�'. •}.`'i p'`i"E"'s. :;,t- .s 6 12,J � � a. ►t$?r.,ti R� y . ? ( ' y� ,A m.1;,p..+.. y +}}fl,: :ro►. ;i"'!w s C:5 7r.� "�'�i +.t", t yy P k.dr. :•{. ti: ••�',$ aty�tt l d`''a N�.s°' tr�q, .tn f ,�a $'a1'k Xfi '�;!•,y,,�+� 5�� .,7',xC' 'G",i".`••.e.'. a h I,;1 r. r ,.'.. F.. ::' + f' ` y'!it, a" e.Sy�!!, J :i Y-,.'v�• w l :.-.d'L '.`yi '''''"x`rf 4 ss•4•.. Cf.ry , '.., :yr !4[ .y -y r�(¢a: .i yYq^{pry : ter 7 1aP4 rt L<?; pF' 'srt � :•+x p . Rxy ( 3 _ ;A( +., T..tit :"5s l� '+�• . a..,r� .G••' 'r..-!•e 41. %.:1 ".. i 4.—Xrt. Rio- r _ .3r.:. 4 .� .1.',..,- �•, 1j t.-3,•.'ti '1 e,l,+;, .:rr. r .,.''3"a 'ae •1•At '�°'v`..•Ay t,J'$ •-r ,a .' " r-.�' H.` ,'...., G.r .-.,,,„.. " %;„;.i� r;.nt b ';r.: , � .�7 `'kt,"itry`+•x s t., try e a,'+-. ,',,c:: ,,!k- r. vi•+r�.x,'4 .,.nt .mac .+,y:: ti ,. ,, ,r:.t"wa .(•,day. 'y.,.. ,• P'G,.,.'?.� +,"r -Iv- • .w.,} r . .t... .• . .}/ `+" : , fCG 4„.`a 7�t;,..s*x ,:i.i r : „y""' iS`' ',� ,,.,,� ..'wn`p' e,`.r w ..F ,c. f44M.„.M r., ji,ry�..�„ 1r •"i ,, ., ,..a:.r�,. ,k �i.'r .�;Ida.a�y.,.,.,�1:,,�r+ F;�-••�fYC"'4S �r' �� T+ .�`� ,��,�•/K..,- .�+oi!"r; . '.y e'+•, C+k.: ,!-,.,T,., x> . '��t• .'t• •i'"• � �''li.:' � 4L ���,Y�t ter Id� "lr. r+,�'�z .„, r�we a;"'^ '� .P+ `RL7 �.t ',""', : Y' . ..1J`• '.4; , :G'rt •..;,-,: -(,w, n.,.,.`: ,,. x ''`! al„ . .,;ict F.-. �... -_. y„ 'l� `,. Q�`-'�' .�• yt r gy,pp. .q .�2•* �myK��r; .sfi�"�:w. ♦. 1' q �'. ,H',.ri ;CG r�r+ .r r ..Pf �ws ttt"^�':•..,•x"5.'Y t s ;t'••9 "�i,h ,�{> y ."r-.'t. v-'' :1.• "r^.c, ;s.C. ek `•*ry"f,'S a;+:. 't,.. u M9c• d�'2` ••h •:{N v „y':,,- .,, „.,� .'tie ;,�>, _: ,�h'f ,..•,., t �•^c �. + _ ?17:,. .rl,�;rxa �r'. ;,.t-•+.r.e ..1, z '4 " {• '. yv wf.,�.fi Y: ,r F,. 5; ,"y..)tii,,. Y �,,,7: . .2� .v'•. .,...,01 v*�- s .;w 4e•.:'' d, .,. t.iL' e•ct�, 1.-a;'Y,a's•,r ° ,�'••r. r/r'• ;'�t•`'•v, ,i . '•2'.., .+r•J- lyy, ..+,. :t ':t` n",,t� �• cy;1,vG^w- q. 't' •. ;._f r.•y?''�..2, w ti r. < �nF'� .� 1+'; ,err-' �, .•t�,+•: a•1.� t^.t t'"l' �3.. ..'vy✓,t' f' .:r: '•'s--s',* ."'r't`��ry .•7:a�`• ,'.•h, .?`:f '� � '- :d. . r. sd, '': phi: y ~- ii'� xy«dTy4,,„,.,.,,yet f,.,i..: .-,,rye ".' '14 .,v.1' 1.,,, ^l: ':y. 4. a 'r^"K-'•,i. ,y ;�,,:, :rr 1, r,:;y.,.'4*„•,t•. ,y Y tfi' i?,a,`�S tF.;� y: ., `, •t�1,(,.:.v vt y 4yt'�>;. ,`,`�Vt has :;:,P •r��* - •rY• „!.•: 4 '� tiif..�'rj .r`t/ay7y���n dd .�f �. �•t14`:.ra,�. •�" ��':'' 4•H' ��.,� ,'..r.�n .n`".�''� ,f 'i'� :�tA ` ''�r.'•'Q,�"•�`',�s. e r�{r .4. , r4-' +L r a, c �- �ri ,.:.S7 •' r„ '✓'r' �' ,'.,:Ju . ,+�" 3� .. � ,,,»'�' •^d.`•u'+,,a,.' ,r•„ ;� '.?,'�,.�•,�J"". .,'tic.���riJ �'W."• � ' i „r y {'� ' �,.�,.� -„ � ` M :� tie... , 4 ,,,c ,- ... t°' S ti .x ySp „',-4,,t s.. 4 ..r• ,,t Y .$ �y���+� �. �'« •�' .��i*r�iC�(:+ � �� ,(.c •vla;r ai •rx�r +;' �. �`. 'y! •.�� .a't � � b�--• i• ^'. A ,.ct , .'41 jfy`p•.••P .i ,thy.. •,e; .:. N~ :• '+• s ..yi cy. ,,,+ i `•. 7• * 111 V •, .,s ,It �=1,41,i y;, P� `a1�a '44,t { K,r y�(?„',�34 G "n ' t. ,,-, , T'"Y1,c s i c'.„-• n a •. ;.----..ry.� ,- ( ; : . .r"r •rx: !, .if:y •, '4 Z.'y f C.S •-, ,,,,, , l�f! "' .?, i"'4.... ti ,* G¢. •...ti> R,,. n . '•: ,I ;Zi',' �ic°, x,' i a 3 ,r -> � ;. ,L '..,. r. .,;rY. „.� :.� �e,xr 1� T. ae� 5 . • .+• f :,° S tl�. .X � }r:. .@.�": ,;�Pn.y.. •t t .•.; t.'. ? , ", A 'r.• ..., ,,. ,. 't.,„c,k .,+t�,.r•` f.r^•x,.. ;,'" A 'f .' A2"i,'' df� \ s p•, 5yy ti` aWc •af"t v y, �.,6 •�t"�' +"•a� L''�' c.S c . _.•�t: ..•' .Kt !- +i•, x ?,-x;J r`'' 7C!.h y,. r"- - "`r, •`,.� �.i tih ,•( ti.� "F n.'a�.Lt�,��.,,�,�?�:..• � ' '`..h'• 1 j > . .. - ',t... .+•.Y�Ykti��s P..-•j,,.:;4:,:.-1.:-fit.rr....60 :'•:•,.'v.�+�r'�/'4•6:y....'1t4it.tt .?i..rS�J'#.. ',^-4:4,. . :.r.t^:.r a'`.''14• •t'-' ^Z�,..'►•„ . .. r'. '•. . •�_ �' ., ..-•;.. . - .lt" . • • • f .; e y1 Rs` ki,, f ,^ J. ti 4,, ! a ' .rd�: i y "Q • • f;.r cs r x t • r•. t � r r r.?% ' ti ...1.. J v ' r� A ' • !! �:' i. , ) i c � • ', ,! -"• a r2 7,4• tt � (h ',14,mQ r °,uta + 1 � 1t'> r ;' n w" . ; f - y r�". at ' t flv `ifi r TVrr , pa•: 1 :. 'a r t i • r „ 5 '•.• . _ .Z.I ' fr " " dx ,* ' 4.' `ti.ri.., '° , • 1; ,; ��r o ▪ ,N .• t 1 +t • •1I q} y .,,.... -... % tom • •y K"�!:..[ 4 �.� 4`.5,� ;� v�'....,:if , 7 �' � ',,� Rr dt Pam, ` {,• ,, >; •� Itt re r�j1'J� `.t` 'y�1J ,d• .' ..,•� .F .l • *My. tyy tit •• K' •., •.e y L••t. t i As: 1•,`i,.., t L, � Y) ? s; ,,, fit �T•'G,• t ?3! • 7{.'• , • Z a. ira y w•. f/pPs' • i`1. �\ r .aJ .i • .— . r s — y �.e. L : -vc4t-.E- r?.� .7 C:,r•,.�" n r !L T,, n y `1 • - - �. _ .ic-, q,�i��� r • ^'�,ri;. � Ya1r.+r�r t•r -'.yam`,' S •�r `Tr �:l r i� _C 1 ::t rr A. JS„ � -1.c+. t� -Y - t .o.Y A G:-'a^'.,. F ,;ti -t4i` - Y".0_ '1+� 1 -yy .•.Y..'i • • • •'• • • Ky •" ,�"•'e:7 }.:'''' ut tC« .-1 r''�.: ,r " '.5rt6-•'; :✓,ram rz 4.a. , ..`q':v ;(� p> •-:C°. tie Ir•'1"r�j: .uwi'v t•x5d xll{�i� 2..� x - '. ▪ ..•v .:-. _'"`.'.fir'._ .. a, .«s•'0 : ,r-s �., r -.: r - :�i -. -� ,� ..�'L,� � , �:1-:! �,. s^ 1:..( . ^ ! I•c Y1• P▪ � t�� t S . •.-",' a ��' r ' ma, � _ • • • �••• is`-t�r a2 r�.„ t.FF v�1 ash.-: F:S . , 1 .... ' .r!- T.yw. tir t•1y, ,• rtP. �.arptYF.:• r > j dT �..� ! ) i i' u ... ��^ Ir t q..,A••l-t J •if- a "�3 �,g, Yy• f!? T r t t r• �" tv >.t• `�. �,• yKr`: - Yam. "i7�' �^^" ` A Y ''�-�• "T',c-.,=..;,-e • .... • A{PK� r + 1 L %/ • • �"• K�> l.( _!•Id.. S- �.. ..! - `.\+ '� .` 4.• .' ,S, • f / ,,r ,.. ,; �l-Y' ,A'G \ ,_,yam - y ` -• _ � .f tui'�^ti'-fir •( `YIr1��� ..�i •r ter+. .•[ J`! ' , tw4,j"•'.. 1"F,t�sFMi1 •{'�, �� .Y_!f ,�:✓ r y• ij \'�'1 Ifx , ,,r- "Y�'.. 4 aS 4?.- •_�.1 -i1:4•�'F1`.-.,;,..x.:, -".130_:-'iL' .;; ;.t% ..4,1 " t. ^e's:Ji`.. ,'4 ia • ,sii4 •.i.`if+.l'y' - •c. ` yE ` .> \•„'a: , .rt1 `'''.: •4), ✓°i' .���a•7 /r1, `� �,� r r •1:•F'f.'''fi,,• -": i! "'C.!• • ';'x''"' • f M ,• � r;.?'*a ! ,`4, • l 6� -_ ' • Y • 1-•� • ` ., ;y s r�Arr -pc- z J�f..'• ai * I�- Q� e.� -•,.•{ •:- • •>� y r• --- ' - � •",� �:1.��ji. " <' `�1:•- �. .�'!T �Y ."7� � a yt��`�K'� �: 'L'•� .�'�'1.'� L'J: • No, �Yxt a •, � .� Y.�_9.:�•:, '"••,• ♦. • r'r_r !!'1 r• rril4y:✓KJr. !r .r : ri• .••�'! 'i ,+..�.�..y,•.'!R''M�1. :.. • y�!x{, 4 1. J R• 1 J .1 J',dl' , ..K.,,•.. • L.. • i" 'r ,... <g t4� w h cJ t, ,,,,.. ,,,.'. ty,.. 'M .,,.. .,. ,Kra.. w., ' ., t ;Y • '• $ : i4 .:, :�d :Z. s a c .,..., r,. vr, ,`.; ,r ;. .y «r•�':'":• i �'�, r' �r:�..;��f. w'4 .. ,-^'•"""<,"•✓" :� �' .;'H + 7 P rn" ''�1� "�i w�,t e .r dd 'd �a,.) ;41 M .;.;ea i ''k`, a ' ,r ! +i t �, J" _ A 1S? y ,:•,,kue av`A° -,r.., • ....:, :.,fi ,, i, £' Y �. J t'S..:: ,,a w' 4.R:f, r .a J 'P ... u xI ,, • .,w§ JV�u Fs` ir. N sW.�> �\,. ! 1 ' �t tia h, f v .{ #"L n rr+wY . ,gig •,, i�Y '� k,t t ♦/ o lr xl i`1a�V of y'0, = a t4.«�' cP xw r "+*`'s+• Y�Jn 'j{,{� Orr r ` .y+ttt•� la, { �Y +tom y'.R,• r F r ,. +A,F �Cy77E*.+ 4 � rf r� e t � ..iy "� a� i,,, aU 4 x7 47 ,y� }xi., L/4 r+ ,.... f%. a a�i` •.„, V"r.•,.ti[ Yi x i e r b ' Ti f. t •, } A•7,, i.7: `t, 1tl}M,'9'' : } 4 ) y ! " y 7 ,w 1'" tit', f: 1 ...r a.r :j ,4 1*. 1 '• 't .'Pa iv r l t 1 h ,� • ! ,..I Y Al a yy.� xL t .t � r .. 'a ,. r•j mot? • s f :i 1I+'T• f :;j' 1 , j • -- r�1 rt`, r' J I .4 • { �: v tam'`'` +. • v ui 1; a r 1 w• ,,. ... v7 t > , I �� r r nSt �' • a r} r „„a ` •^a ,t • J \I<' ' it k�!3'�tir• a'! s.. 1,),,,.117.4.:,...1: :: `fit .A.. �w JIM' • • • ♦ ti �"» }} / .r'S•- ."t 7 x�t _ i! $ Yr • r ..a ' +etc :4` .�' V {,4 yy,a,,.s,---- ,' • .1': '' ...,.s:� rT"•1c' +Xrij•.V� -.' y .Sr r>K,r�y ti "<7 �� �t v i �,.'Yr •r• .-` ._ P' `. �` . � •.i r,.fNt;; 3`d•,.:wR,v.�' r': '+Uf` '�)+v.a < . •n;�,t t ;. •.. w. ." E . . 1,v, .;.., .a ,fix �'�ri„.r.r'�'41 rJ�-°k,. g,���n�` �r'i`' � � _ .,1t � _ 5r! �1.r"iitt� a r ��y'1�a✓',"!" �A� %' j t ,,,rr, '• "> vys v.,.kfi P,' ;..i{ ,,y%s�" r"J✓•i.,y` .t.y 7".,5 . r:.'. e.,. x.,x+ei'"1�R "7•x" -.. :11 + '"- . ' ..A�p... �,s: •:t '.:,ti yr ,, ° ),Z v 5 uz_t t^A+f'=�..- - .t +tll " • • t a. r. c } ` r a,.'j : »r. r Atp •aVJ T 10 `�M1''e 1`<: ? -r Vi d:"h.j `w•;Sr "•,+. J 'iv:� m+.6. ♦ - •• ,r z t F 'tf:,,1!'?a c �',!.."i- -�'y ,t''3'i"'Y)_,:,,G rr} .' r yz r ' . t mot" i .rl r ?R '}`,� ,A 1 .+ , yr.•.'h/ r' .t:: ;;sY,N yr• r_ 'xt' '. a , v ,,',Mpr�d', y p4 %- , .f °',S ,,,,,,...' :..Fy+`M,y c n ' , r e•. :r' rt .,, g1Y .r tb + " .„!' ?> ;f •., } cat .,+ t 1, p 1 .r { r •'x ik•t,"7f!"s'P ' .il •_ I', 1 : .:f: 4'f.N 1 .eI 'S • { ;mil•;"Y \C ?•,.'-,y,, {�t t }. 1•�. mil`• '•:�' i;)t"s,tir •i rx ,•��.•i,r • • . • k •• r • I,. '• • r. • � . '� • r.• err ; , • • . A • ':f'n j1, • . • S 1 •: ' IR it ' ' ' ;• � �`- t.1 ! '\; +. -n r Y } •a Sr � " • 4; / •• .. a). ;• ' tr1-OOr- •.• .vr' +• 1 . . • r... � y • 1 1I �' } , i11 . t • . •.. • , • • • • \ , Zvi n,,�y,4�. rii j ' `. • i1 • w I t 7? v' 1:1.`i!ro .�.it 'V• ) •ti • • `a`` 1 a..:i'Gwri r,..••a•: � :-- ,.ram .Y.�'"'' i.-/ Y'•. '1 r'f.. `, �y • �.`, wo,+.a'+T • i,. ' ..y..u•+' rl ,ot, • I �' I • • •-..,...':.r t w. • s.�.;.. t '` tx•.'it r +{.'. ..� 1. . • l•'�r •! `�+\, -'11.';' r•'•: S y.r. .,,ws Tk :'•w` ,' " ~ g•,,.t ..flees'``'•< -,• i1,4:4. ,-y r `:,:"7' •�►,'.r'.-r,4,{.1P F �• ,` I r• A••...4 .'.. c-, -x,-• ,-" ,1 At �.vt gM• '" tip. - •� a � el. S+ •, .'!7•.' • • + -...,•- . BAIL � cr�i �i �2-r..ni} \ •ti.•'., • • • { L • _ • .•. _ • .. 4 `'�.. _'... • rma y,••., .. (''.." f l 'Y A' • _ ,: ��s. ,. ..; • it .M' • .t. _ • •. _ r ' § • . • lr `tom 71 • _ '. i spit. lr r, . 1 ' ' J �'ES . •a r Y j',,{ i. t1 m-I! r1ef HISTORIC PRESERVATION BOARD CITY OF DELRAY BEACH ---STAFF REPORT--- MEETING DATE: December 6, 2007 AGENDA ITEM: Consideration of a Certificate of Appropriateness and associated Class III Site Plan Modification for the property located at 139 NW 5th Avenue, Hammad Shoppes, West Settlers Historic District. GENERAL DATA: ,_., L 1 ‘ I Ik Owner/Applicant Amjad Hammad _._�____�_ _ROAD I. � Agent Interiors of America, Inc. p pp Ell 12s — MI— Location 139 NW 5th Avenue —— r_ MI MI um CM =Y 'wail `� Property Size 0.33 acres in a_ l� R == X.W.-- ]RD ST. 0= ��- II 1 Future Land Use Map Commercial Core (CC) = EMI N. � — - ■im - — 'urrent Zoning Central Business District (CBD) mum WMTW WMER ... fNG JIB OftllE Adjacent Zoning North: Single Family Residential (R-1-A) i L IUl _1-- - �F — — East: Single Family Residential (R-1-A) C Eli — — - OMImo_ South: Community Facilities (CF) miTim 1 , mums West: Central Business District (CBD) - _ p ri_ Existing Land Use Commercial ATLANTIC AVENUE Proposed Land Use Commercial (Retail) I wpm !um 10 Water Service Existing ��N. —• -` Sewer Service Existing ---SW. 1ST ST. ---- mai ::• NEC IN___ 4mill.LE �I� -— -a ME iiII SW. aHo ST. ilk HI! III 1 SM.2r Q:T =7_7-- - r- '_I- -;. r'.b+D -=it- .- -- ..... ......... ITEM BEFORE THE BOARD The item before the Board is the approval of a Certificate of Appropriateness that incorporates the following aspects of a development proposal for the property located at 139 NW 5th Avenue, Hammad Shoppes, West Settlers Historic District, pursuant to LDR Section 2.4.5(G) ❑ Class III Site Plan Modification; ❑ Landscape Plan; ❑ Design Elements, and; ❑ Waiver Requests. The subject property is located on the southeast corner of NW 5th Avenue and Martin Luther King Jr. Boulevard (NW 2nd Street). BACKGROUND The subject property consists of Lot 2, Resubdivision of Block 27, is zoned Central Business District (CBD) and is located within the West Settlers Historic District. A simple, unadorned, 3,557 square foot, concrete block rectangular building, constructed in 1951 is located on the site. The subject structure is considered non-contributing to the historic district. On September 5, 2001, the HPB denied an application to allow signage installed on the building to remain. The signage had been installed prior to receiving a permit. The HPB denied the application as the sign needed more character in relation to the West Settlers Historic District. At its meeting of June 15, 2005, the HPB approved a Class III Site Plan Modification for the subject property which consisted of the following: • Exterior alterations; • A 285 square foot addition to the rear of the structure; • Removal of six (6) on-site, back-out parking spaces at the front of the building, adjacent to NW 5th Avenue; • Retention and improvement of four (4) existing back-out parking spaces on Martin Luther King Junior Boulevard (NW 2nd Street); • Addition of nine (9) back-out parking spaces to the rear (east) of the property, along the alley, and; • Installation of a dumpster enclosure and associated landscaping. The property owner would like to amend the previous approval by enlarging the rear addition, altering the elevations, and providing additional site improvements associated with the development proposal. PROJECT DESCRIPTION The subject application proposes the following: • Rear addition consisting of approximately 1,072 square feet, and measuring approximately 17'3" in height plus a 4' tall parapet; • Extending the existing height from 13' to 17'3"feet and adding a 4' tall parapet; • Exterior alterations to the building; • Conversion of nine (9) existing parking spaces to ten (10) parking spaces along the rear alley; • Waiver request to LDR Section 4.6.16(H)(3)(d), landscaping requirements; 139 NW 5th Avenue. Haninlaa Shoppes,2008-024-SPM HPB Meetinc December 6.2007 Page 2 of 9 • Waiver request to LDR Section 4.4.13(F)(1)(a), minimum height requirement in the CBD zoning district; The landscape plan included in the application is essentially the same as that of the previous approval with the exception of the area to the rear (east) of the building where minor modifications have been made to accommodate an additional parking space and the relocated dumpster enclosure. It is noted that as part of the NW/SW 5th Avenue improvements, the Community Redevelopment Agency constructed the parallel parking spaces on along NW 5th Avenue which are not credited toward the amount of parking required for the subject property and its improvements. . SITE PLAN IMODIFICATION >ANALYSIS COMPLIANCE WITH THE LAND DEVELOPMENT REGULATIONS: Items Identified in the_Land De-velopmentRegulations shall specifically be addressed by the body taking final action on the site and development application/request. Pursuant to LDR Section 2.4.5(G)(5), Modifications to Site Plans and Development Plans, the approving body must make a finding that the proposed changes do not significantly affect the originally approved plan must be made concurrent with approval of a Class Ill modification. The subject property and its uses currently exist. The proposed changes do not incorporate a change of use that would intensify the subject property and impact its surroundings as the plans note "retail" for each bay. Further discussion and analysis regarding the uses is provided below. Therefore, a positive finding can be made with respect to LDR Section 2.4.5(G)(5). The subject property is subject to the development standards of the CBD (Central Zoning District) zoning district. The following table compares the proposal with the requirements of LDR Sections 4.3.4(K), Development Standards Matrix, and 4.4.13(F), CBD Development Standards: Allowed/ Proposed Required Minimum Building Height 25' 17'3" Maximum Building Height 48' Minimum Open Space 10% 20% Pursuant to LDR Section 4.4.13(F)(1)(a), the overall height of buildings shall be a minimum of twenty-five feet (25'). As noted in the chart above, the proposed height of the addition is seventeen feet, three inches (17'3"), which does not meet the minimum height requirement for structures within the CBD zoning district. Therefore, a waiver request has been submitted and is analyzed below. The subject property is located within the West Atlantic Avenue Neighborhood area of the CBD Zoning District. The goal for this area is to provide for development that is consistent with the adopted West Atlantic Avenue Redevelopment Plan and the Downtown Delray Beach Master Plan. The emphasis is on the preservation and enhancement of existing neighborhoods, while promoting a pedestrian friendly commercial area along Atlantic Avenue that contains a mix of residential, commercial and civic functions. Businesses that are oriented toward serving the local neighborhood, as opposed to a regional area, are encouraged. Therefore, the subject 139 NW 5th Avenue, H mmad Shopees,2009-024-SPP HPB Meeting December 6.200"t Page 3 of 9 property is subject to compliance with those additional regulations noted in the LDRs and required for this area. Pursuant to LDR Section 4.4.13(B)(1), general retail uses are permitted. A note to this affect has been provided on the submitted plans. However, there is a grease trap located within the parking area along the alley, as well as a triple sink within the designated "non-a/c storage" area. This is pointed out as the parking calculations provided below are based upon retail use, and not restaurant, which is a more intense use and requires a significant increase in the parking provided. Therefore, if food is prepared and sold on-site, it will be required to be taken off-site in order to comply with the use regulations, and this detail has been discussed with the appllicant. Further, if future plans include the placement of seating outside of the building, compliance with LDR Section 6.6.3, Sidewalk Cafes, would be required. The issuance of a Sidewalk Café permit does not require additional parking for the seating provided. Pursuant to LDR Section 4.4.13(H)(3), the sale of automotive parts shall not be allowed within the West Atlantic Neighborhood. The "tire store" noted on the original survey in the central bay is considered a legal nonconformity. If this use has been or is abandoned for more than 180 days, it will no longer be permitted. Pursuant to LDR Section 4.4.13(G)(2)(c), one (1) parking space per 300 square feet of gross floor area is required for all non-residential uses, except restaurants, and hotels and motels. The subject property originally consisted of four (4) spaces that back onto NW 2nd Street, and six (6) spaces that back onto NW 5th Avenue, providing a total of ten (10). The proposed addition of approximately 1,072 square feet requires an additional four (4) parking spaces, for a total of fourteen (14), which have been provided. Therefore, positive findings can be made with respect to parking. LDR Article 4.6—Supplemental District Regulations: Refuse Enclosure Pursuant to LDR Section 4.6.6(C) (1), dumpsters, recycling containers and similar service areas must be enclosed on three sides with vision obscuring gates on the fourth side, unless such areas are not visible from any adjacent public right-of-way. The development proposal includes the construction of an enclosure to the rear of the property at the southeast corner and along the alley which complies with this requirement. Right-of-Way Dedication All required dedications were made along with the improvements along NW 5th Avenue, and the alley located to the rear of the property. Site Lighting Pursuant to LDR Section 4.6.8, site lighting must be provided. Wall mounted light packs and decorative fixtures have been indicated on the building. Two decorative light poles exist along NW 5th Avenue in front of the subject property. The subject development proposal amends a previous approval which did not require the submittal of a photometric plan. However, upon comparison between the two plans regarding the lighting attached to the structure, the subject proposal exceeds the previous approval. Taking this into consideration, there is concern that without the lighting calculations, there is no determination as to the affect of the proposed lighting onto the adjacent residential properties located to the east and north. Therefore, the lighting provided should match the previous approval, or a photometric plan should be submitted to provide compliant calculations of the proposed wall mounted lighting. 139 Nti115th Avenue Hammaa Snopties.2008-02':-SPhv1 HPB Pvleet n^December 6.203/ Page 4of9y Site Plan Technical Items: The following application requirements, and site plan technical items must be addressed prior to site plan certification. 1. Pursuant to LDR Section 2.4.3(A)(2), a copy of the latest warranty deed, as recorded with the County Clerk, for all the property under consideration, and a certificate from an attorney-at-law or a title insurance company certifying who the current fee simple title holders of record of the subject property are, and the nature and extent of their interest therein shall be submitted. The title certificate shall list all easements, mortgages and encumbrances or record. 2. A Certificate of Appropriateness application form for Architectural Elevations & Color or Material Changes shall be submitted depicting and noting all proposed colors and materials, pursuant to the subject development approval (to be reviewed and approved administratively). 3. Site lighting details, and specifications shall be submitted 4. Submit an indication that the Notification of Utility Providers form has been transmitted to the utility providers. 5. Provide a detailed explanation as to the need for a taller roof and parapet. 6. Provide a roof plan showing the location of all existing and proposed equipment, and its manner of screening. 7. All elevations must depict, via dashed lines, the location of all roof equipment and it's method of screening. 8. Provide a detailed explanation regarding the proposed uses within the building and include a note on the plan that states there will not be seating provided for food and drink consumption. Landscape Plan The submitted landscape plan is similar to that which was previously approved with the exception of a few minor details primarily located to the rear of the structure. However, there are additional items that should be considered: 1. A small tree should be located within the landscape strip at the northeast corner of the property, located between NW 2nd Street and the alley parking area. 2. Recommend less pavers in front, more grass and perimeter trees as the grass will improve drainage in the front. 3. Elimination of landscape islands, and planting of perimeter trees in the islands, will increase visibility at front of stores, eliminate hiding places, and soften the exterior of the building. The above-noted recommendations should be taken into consideration by both the Board and property owner as their implementation would stand to benefit the property owner. A waiver request has been submitted to LDR Section 4.6.16(H)(3)(d), which requires a five foot (5') landscape strip between off-street parking areas or other vehicular use areas and abutting properties. The parking at the rear of the property, along the alley, is situated between two landscape strips. The landscape strip between the parking along the alley and NW 2nd Street exists, and measures two feet (2') in width. Unfortunately, this lesser width was provided along with the alley improvements at the rear of the property and is an existing condition. Therefore, a waiver is not requested for this nonconformity. However, the proposed landscape strip between the south property line and parking area/refuse container area measures two feet (2') in width. Therefore, a waiver request has been submitted for this deficiency and is analyzed below, along with the waiver from the minimum height requirement of 25' within the CBD zoning district. 139 NW 5th Avenue, Hemmad Shognes,2008-024-SPM HPB Meeting December 6,2007 Page 5 of 9 WAIVER REQUEST ANALYSIS Pursuant to LDR Section 2.4.7(B)(5), prior to granting a waiver, the approving body shall make a finding that the granting of the waiver: (a) Shall not adversely affect the neighboring area; (b) Shall not significantly diminish the provision of public facilities; (c) Shall not create an unsafe situation; or (d) Does not result in the grant of a special privilege in that the same waiver would be granted under similar circumstances on other property for another applicant or owner. 4.4.13(F)(1)(a)— CBD Minimum Height Requirement As previously noted, the minimum height requirement in the CBD zoning district is twenty-five feet (25'). It would be detrimental to enforce the construction of a taller addition when the existing structure on the subject property and those within the immediate surroundings are of a similar or lesser height. The intent of the subject regulation is more-appropriate or applicable to those areas within the CBD not associated with an historic property, district, or environment, such as the subject property. Granting the waiver for the subject addition complies with LDR Section 2.4.7(B)(5)(a-d), particularly (a), as the requirement of a taller building would have a negative impact on the properties within the immediate surroundings, and (d)where the granting of these waivers would certainly not be considered a special privilege not granted in similar situations/circumstances on other properties located zoned CBD and located within the West Settlers Historic District. Therefore, positive findings can be made with respect to LDR Section 2.4.7(B)(5). 4.6.16(H)(3)(d) - Perimeter landscaping requirements relating to abutting properties: As previously noted, the minimum width for a landscape strip located between off-street parking areas or other vehicular use areas and abutting properties is five feet (5'). The proposed reduction from five feet (5') to two feet (2') has been submitted in order to accommodate the required parking, and refuse container area located along the alley. Given that the request is associated with an area located at the rear of the property and along the alley, a positive finding with respect to LDR Section 2.4.7(B)(5(a-d) can be made. DESIGN ELEMENTS LDR Sections 4.5.1(E)(7) and (E)(8)(g) "Development Standards" provides guidelines in evaluating Certificates of Appropriateness for the alteration or addition of exterior architectural features. The applicable standards are as follows: (E)(7) The construction of new buildings or structures, or the relocation, alteration, reconstruction, or major repair or maintenance of a non-contributing building or structure within a designated historic district shall meet the same compatibility standards as any material change in the exterior appearance of an existing non-contributing building. Any material change in the exterior appearance of any existing non-contributing building, structure, or appurtenance in a designated historic district shall be generally compatible with the form, proportion, mass, configuration, building material, texture, color, and location of historic buildings, structures, or sites adjoining or reasonably approximate to the non-contributing building, structure, or site. (E)(8) All improvements to buildings, structures, and appurtenances shall be visually compatible. Visual compatibility shall be determined in terms of height, front facade proportion, proportion of openings (windows and doors), rhythm of solids to voids on 139 NW 5th Avenue, Hammaa Sh oppes,2008-024-SPM HPB teeing December 6,2007 Page 6 of 9 front facades, rhythm of buildings on streets, rhythm of entrance and/or porch projections, relationship of materials, texture and color, roof shapes, walls of continuity, scale of building, directional expression of front elevation. The applicant is proposing to build an addition consisting of approximately 1,072 square feet to square off the building at the rear, in addition to raising the roof height and extending the existing parapet. In conjunction with this addition the applicant proposes to improve all of the facades of the structure through alterations and the removal of the existing security bars. The front (west) façade will have three projections constructed around the three entrances with the projection to the northwest corner wrapping around the corner of the structure to NW 2nd Street. The projecting sections will not exceed the added height to the structure whereas the previous approval contained the existing height, and the store fronts exceeded that existing height. Four aluminum green louver awnings will be installed to the front façade, two over the central entrance and one each over the north and south entrances. The front façade will be symmetrical in appearance. Decorative elements include lighting fixtures at either side of each entrance, a 1%2"simulated stone sill with a bull-nose edge (decorative foam)runnin_g around the building 4'_ from ground level, foam cornices to the projecting entrance sections, and a stucco band at the parapet. The main body of the structure will be painted a mustard color below the dado and a light tan color above the dado. A color rendering of the scheme has been submitted; however, paint chips have not been submitted. The north, east, and south facades are of similar design. A wooden trellis will be installed on the north elevation to add a feature to these facades. The proposed alterations to the existing building will significantly improve its overall appearance. The new design is clean and simple and will fit in well with the surrounding structures and it complies with the requirements of LDR Sections 4.5.1(E)(7) and (E)(8). The proposed alterations incorporate the use of modern materials and, although the structure is in a historic district, this can be supported as the structure is a non-contributing building. The appearance of the building will be further improved by the removal of the existing security bars from the windows and with the added landscaping. REQUIRED FINDINGS Pursuant to LDR Section 2.4.5(G)(1)(c)(Class III Site Plan Modification), a Class III site plan modification is a modification to a site plan which represents either a change in intensity of use, or which affects the spatial relationship among improvements on the land, requires partial review of Performance Standards found in LDR Sections 3.1.1 and 3.2.3, as well as required findings of LDR Section 2.4.5(G)(5). Pursuant to LDR Section 2.4.5(G)(5) (Findings), with a Class III site plan modification formal findings under Section 3.1.1 are not required. However, a finding that the proposed changes do not significantly affect the originally approved plan must be made concurrent with approval of a Class Ill modification. The development proposal involves a 1,072 square foot addition to an existing 3,413 square foot commercial property, exterior alterations, and associated site and landscaping improvements. Pursuant to LDR Section 2.4.5(G)(5), this minor modification does not significantly impact the findings as they relate to consistency with the Future Land Use Map, Concurrency or the Comprehensive Plan. Compliance with the Land Development Regulations was discussed earlier in this report. The development proposal has a minor impact on Concurrency items as discussed below. • 139 NW 5th Avenue, Hammad Shoppco,200E-02A-SPi 1 HPB Mee Ina December 6.2007 Page 7of9V Traffic The subject property is located in the City's Transportation Concurrency Exception Area (TCEA), which encompasses the CBD, CBD-RC and OSSHAD zoning districts. The TCEA exempts the above-described areas from complying with the Palm Beach County Traffic Performance Standards Ordinance. However a traffic statement is necessary to keep a record of trips approved in the TCEA and for calculation of traffic impact fees. A traffic statement has not been submitted therefore this has been added as a condition of approval. Solid Waste Requirements The proposed 1,072 square foot addition will generate an added 5.47 tons of solid waste per year [(1,072 sq.ft. x 10.21bs./sq.ft./year = 10,934.4 lbs/2,000 lb. = 5.47 tons)]. The Solid Waste Authority indicates in its annual report that the established level of service standards for solid waste will be met for all developments until 2021. REVIEW BY OTHERS The Community Redevelopment Agency (CRA) considered the subject development proposal at its meeting of November 8, 2007, and recommended approval. The Downtown Development Authority (DDA) considered the subject development proposal at its meeting of November 12, 2007, and recommended approval subject to compliance with CPTED (Crime Prevention through Environmental Design) requirements regarding lighting and landscaping. The West Atlantic Redevelopment Coalition (WARC) considered the subject development proposal at its meeting of November 14, 2007, and recommended approval with clarification given to Staff regarding the uses, and addressing parking concerns. ASSESSMENT AND CONCLUSION The development proposal involves a 1,072 square foot addition to a commercial building, exterior alterations, and associated site and landscaping improvements. The improvements to the property are appropriate for the West Settlers Historic District and will improve a currently blemished building which is situated on a prominent location. The proposal will be consistent with the LDRs and policies of the Comprehensive Plan upon compliance with the conditions of approval. ALTERNATIVE ACTIONS A. Continue with direction. B. Move approval of the COA and associated Class III site plan modification, landscape plan, design elements, and waiver requests for 139 NW 5th Avenue, Hammad Shoppes, West Settlers Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in the Land Development Regulations and the Delray Beach Historic Preservation Design Guidelines. C. Move denial of the COA request and associated Class III site plan modification, landscape plan, design elements, and waiver requests for 139 NW 5th Avenue, Hammad Shoppes, West Settlers Historic District, based upon a finding that the request is inconsistent with 139 NW 5th Avenue Hammaa Shoppos,2008-024-SPM HPB Meeting December 6.2007 Page 8 of 9 the Comprehensive Plan and does not meet criteria set forth in the Land Development Regulations and the Delray Beach Historic Preservation Design Guidelines. STAFF RECOMMENDATION By Separate Motions: Site Plan Modification Move approval of the COA and associated Class III site plan modification for 139 NW 5th Avenue, Hammad Shoppes, West Settlers Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in the Land Development Regulations and the Delray Beach Historic Preservation Design Guidelines subject to the following conditions: 1. That paint chip samples of the proposed colors are submitted; 2. That the proposed lighting is revised to match the previous approval or a photometric plan is provided-to show the calculations of the proposed lighting; 3. That a traffic statement is submitted; 4. That the following submittal and site plan technical items are addressed prior to site plan certification: a. Pursuant to LDR Section 2.4.3(A)(2), a copy of the latest warranty deed, as recorded with the County Clerk, for all the property under consideration, and a certificate from an attorney-at-law or a title insurance company certifying who the current fee simple title holders of record of the subject property are, and the nature and extent of their interest therein shall be submitted. The title certificate shall list all easements, mortgages and encumbrances or record. b. That a Certificate of Appropriateness application form for Architectural Elevations & Color or Material Changes be submitted depicting and noting all proposed colors and materials, pursuant to the subject development approval. c. Site lighting details, and specifications shall be submitted d. Submit an indication that the Notification of Utility Providers form has been transmitted to the utility providers. e. Provide a detailed, written explanation on the revised plans as to the need for a taller roof and parapet. f. Provide a roof plan showing the location of all existing and proposed equipment, and its manner of screening. g. All elevations must depict, via dashed lines, the location of all roof equipment and methods of screening. h. Provide a detailed explanation regarding the proposed uses within the building which also clarifies that there will not be seating provided for food and drink consumption, and provide a note on the revised plans. Landscape Plan Move approval of the COA and associated landscape plan for 139 NW 5th Avenue, Hammad Shoppes, West Settlers Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in the Land Development Regulations and the Delray Beach Historic Preservation Design Guidelines with consideration given to the following: 1. A small tree should be located within the landscape strip at the northeast corner of the property, located between NW 2nd Street and the alley parking area. 2. Recommend less pavers in front, more grass and perimeter trees as the grass will improve drainage in the front. 139 NW 5th Avenue, Hammad Shopres,2008-024-SPM HPB Meeting December 6,2007 Page 9 of 9 3. Elimination of landscape islands, and planting of perimeter trees in the islands, will increase visibility at front of stores, eliminate hiding places, and soften the exterior of the building. Design Elements Move approval of the COA and associated design elements for 139 NW 5tn Avenue, Hammad Shoppes, West Settlers Historic District, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets criteria set forth in the Land Development Regulations and the Delray Beach Historic Preservation Design Guidelines Waivers Recommend approval to the City Commission for the waiver request to LDR Section Ka), whioh requires a minimum height of twenty-five feet (25')within the CBD zoning district. Recommend approval to the City Commission for the waiver request to LDR Section 4.6.16(H)(3)(d), which requires that a 5' landscaped barrier be provided between the off-street parking area or other vehicular use area and abutting properties, based on positive findings. Report prepared by:Amy E.Alvarez, Historic Preservation Planner Attachments: • Survey • Site Plan • Architectural Plans and Elevations • Landscape Plan • L.j Li Li > > > > > a a a 3RD ST. N.W. Li Li a — a . I- 1- I I- ix — N CD L() M MARTIN LUTHER KING JR. DRIVE _ U) 0cn — z N — 2 _ -._— S1 3 — z _ N. 1ST— ST. _ in z ___ - Z - z z 3 3 NINNOM EN MN - z - � =NE = li z C 111111 _ Vs 111111 1 — ATLANTIC _...._ AVENUE Li Li > a 1 a _ w _ — a LI 0 z N — 1ST ST. S.E. S.W. a Uj VI — N HAMMAD SHOPPES —11111111211-- SUBJECT PROPERTY 139 NW 5TH AVENUE CITY OF DELRAY BEACH. FL PLANNING & ZONING DEPARTMENT LOCATION MAP -- DIGITAL BASE MAP SYSTEM -- MAP REF: S:\Plonning & Zoning\DBMS\File—Cab\Z—LM 1001-1500\LM1051_Hammad Shoppes PLANT LIST-HAMMAD SHOPS To EP DECORATED BY CITY/CRA Zo - J TREES AND PALMS I J = -GUM 4 Bursera Slmaruba/Gumbo Limbo 14'OA x 7'set'.3'CAL,SC'''.full I - LT "CE 1 Conocarpus Erectus/Green Buttonwood 14'OA x 7 spr.,3-CAL,5'CT,full :oII -.. o LANDSCAPING AREA BY CITY(TYP.) co a "GEI 4 Cordla Sebestena/Orange Geiger 10'OA x S spr.,2.5'CAL,5'CT,full ... CO >. a AP3 4 Ptychosperina Elegans/Alexander Palm 16'OA TRPL,min 10'CT full 60 Y CI- AP-1 9 Prychospartna Elegans/Alexandar Palm 16'OA SGL,min 10'CT,full •' ACCENTS,SHRUBS,AND GROUNDCOVERS I INPARKING DESIGNATED FAR CONVENIENT STORE �Q U AT 66 Schettiera Arbodcota varigated/Dwart Scheffera 3 GAL,24'hg4 IS'spr.,24'OC,full I U j co CI 103 Chrysobalanus lcaco'Red TIp'/Rod Tip Cocoplum 3 GAL.30'hg4 24'spr.,24'OC,full a 1 N N. , L,n �T E ET /) w o RAP 100 Raphiolepsls IndloallntlWn Hawthorne 3 GAL,18'hg4 1B'spr.,24'OC,full / W > Z RUE 18 Ruellia Brittonia/Purple Shower 3 GAL.30'hgL 24'spr.,24'OC,full 1 c DUR 110 Duranta Repens/Goiden Dew-Drop 3 GAL.1B'hgt,18'spr.,24'OC,full 4\ G a, LIR 164 Lidope MuscarllEveryreen Giant Wope 1 GAL 15'0C,full __ 4 EXISTIN 5'-0'SIDEWALK SOD As Req'd Stonotaphmm Secunatum'Florham'/St Augustine SO.FT. < G.:.X.X{.LX: -\..ofr 0 2 3 0 1�� EXISTING CONCRETE_�� �La �" �\ „ Iili o I p a UTILITY POLE W 4.` d: 0'I VP la al _ 8 LANDSCAPING AREA BY ITY(TYP.) t - I �-� �� !' _ I��0, \,- n BIKE RACK +��//J"s��a —(���_ o \¢ F r \ 0 u 0Am_ui irr',,,me•s',,,,,,'.,--o•�,r`ao's.,, ,1 u CC w > t3g ii • o ��►A[000►A1.SNAI '7" 'T' I wP► IA .�j Ica_ ).. .- s8 ; GENERAL PLANTING NOTES �4,Jt4t1►iVoitiu) �U 'fie a `" ` /�"���y�����R,IL m, ee o J 1-1 "f �1 /?llralf 40 I u, "J FS $'I I.All planting notes to be Florida#1 grade or better as stated In'grades and standards for ,,,.V r� s.r,l d., 11,74,1. _416 V •�.; u Q (n v gag gt nursery plants'part I and part II(2002),State of Florida,Department of Agriculture,Tallahassee. !H oa.���/```s! Ad., ,:sop�v1, U • 194 N W�b y t 2.All prohibited plant species shall be eradicated from the site. .�. b ;,�, L1,px���,'!tl !�l 10 SKI I•j Z -7b�: ► 11�IIII��1 _ZV ,, F 3.All plant material to be handled and planted in accordance with standard nursery practices. ,,,,,,,,tjn' �►iii, S1tl i—a 2 4.All plant material to be guaranteed for a period of ninety(90)days from date of Installation. a �,�*##,#AAl I (!)J tt. U I� L1.1 9 5.All planting beds to receive three(3)Inches of recycled bark or other mulch,typo 13'.or better. Z / A+��s�4',I�aT/'�� N . — `� (no cypress mulch) ��,./ -/��I� Lai X D '-' / a • ° I .tool 4L'4 60(�'. Lai woo . 6.All planting areas must be Irrigated to provide(100%coverage&50%overlap)by an automatic au �r;p.0.00J. I�)'•P f� \' \ Irrigation w/water sensor system installed by certified irrigation contractor. y�, ►4e?'X;•' '..,r,kIw tom \ 1- !r 7.Any damage to existing landscape or Irrigation within the ROW shall be contractors `.�/ ��` , —— \ 0 taus as � r y N ► o" 'a:�a m Z responsibility for replacement and repair. "•�I✓��F.0/MAI) j ` 8.Sod and Inigalion will be provided within all the unpaved areas Including the R.O.W. El - ew ° - -- - - - - _ I� /X',v r 9.All mechanical equipment must be screened on three sides w/a hedge,solid fence or wail to W 12.. u:=f a height minimum 6'above the Item. Z u:r:waasrr rev.so. can 10.All underground utilities should be located prior to commencement of landscape construction. I I �ti. LANDSCAPING AREA BY CITY(TYP.) I I 11.The general contractor Is responsible for rough grade within two-three(2-3)Inches of final grade 12. In case of discrepancies,the landscape plan takes precedence over the plant list. LS © E II \E 13.All existing trees to remain will be trimmed,pruned and protected with an appropriate NOV D n 9 2007 •�• � construction barrier. k DRAW 14.A minimum distance of 15 f4 separates all trees from pole lights and overhead utility lines. t` o Rh w 15.Within all site triangles there shall be unobstructed visibility within 2.5'and 6' SITE LAND 'A�P Ez P ' f N DAM I V .07 ' r'•r me above pavement level. SHEET NO. • �`�`T' LP-1 ec ui 84 � gTpW.n'y'wp GENERAL NOTES: .1 " M I °p °8, �tlooKTM NN.�N ewer_, . .,.. .."_ " rV71T"' M °' "^`c` ��'' ° .0 °0 4 f ;,,N« «%....Y.Y,,v.. .Y" p....ryj."'''''r'"_ reZrob C "" G."r Z ° Q efl}i 4 f r .who w.q... the _.. "«q R. Ma es ^.;.«`�'6.. Mer9 I POI VIE .d,A ti .,e • •rf' t fa °T I...,I. ..p:._Y.. .f.eV MT. M=" p...s^M 0 LL CO '•q.:'f ley�„ y`�.1'''' MMa.rpEv / arla "I.'":: 1."r_Y t.T........e.....M.....Y...".".q.%uw by. J_ _ (� do '�'�y,•; I. ..7:sue' %t .._.r._er...0.,.l". ..«.w.1...,efr V..M r 11 ,.r.....eio. C' u.. 41I • _ 0 , i: ;i ..v.No v-rPa'C9;4.a.MRD�m:"6°da"Yi"E Sw.P �� �.1 :��:� ..i.Y,N.,._ e1-. e•_. ro...Ywr.r,Y rm ..e..n/ Yx a.a .TN..TN. „�,"."..all"..''''tr,to"_'"^."'"^ff°I "",.1.�`alb e" 11— i Q- xo.Ra.mLOL Ma TutPOUTJT°rw°a"a. •^"wqw ......0"r.t."N. . ,r°rY.N... w... Y. «Y.:"": ' j Q cmow woe.w......C.e•C...........C...",. ws."ss .e M«M..M w,....W+.r.,Mw e..w.«brew W /1 Tao wo is qn,,Irmo map iun wma iu sea wTPYW wn c[NOTICIT3�wM4 ii.Z NGL CptCWT YS MST.. PPl.MI n p1RLL wT Or.......Y c"«°,low.� n,xx.^N.v ratt..v n.Trm.,wa w.u,."« < V C.C.O. wYM•M-M nWnwi 0 es..OM Part..lM Ca Pe. V. ea .r.Mn.I.. Cl)w... Ywgi.uhNMM,.P.Mw..Irl.+ 1- LARGE TREE a."i:"..:"�'«"1 MA =.. ,, a. r,. Y • Mv,l w.....Y.....,...., u' (2" cal. and over) PLANTING DETAIL SHRUB/GROUNDCOVER SPACING DETAIL .we —^• .,.. k^blw"'r Y�i°°s "•�^q,�„-tt.• C) " ...':,,..r1"'.re..wn,.o....l were... Z Id bm..l..m.o.M a.M.r.«.:etas Amu..Ir.l•Ie"',1�'..r..:toME.w,.0......'".I�r Mq.,q.. 1 ".,.. .w e .N.o": «•n a N.w,.�q."r.Y.or.If M.r•.rl w .........• BDT t ..,w.,.Y...TF.,I«:a I-.p-E.N-•pf,lel wr.rr..L.wee« r."...,.."•N.I tell awl ::w.....nv N.T.. N.....�N..I.......r."T...7...x r-.........r..n.."., Np yI g m Imorzcs Wu M WO t �,MM.11 C.......Top ee.«.N.I..Re.,1...w..r..N...e w..ea.....,.......eP.f .e.P.a .. a p�r 1w6 l„w.'i mfY l mu.0. ; ,CC C w"IY�.M'Y.,+a Cue•4N.a nob M Mel"........ t'u,.Sr....e.wu.�Pr.Y... �b YN'"'i..t MS'."" " /� Cl fro mC Cut T n.uiwa /, ritiraf Aram rwin PmE am niiuID. asa.w_Y M Cop°SS .. .•*Ire I.kale h.I.•.,rl TO ......1 M i w."•••••7.rn w re•••E• 'le�w.p 0.. v/ N,o ppp Y w Aa .AQOYL N 0 NAV1M0 OCR • re Freer weer re«enree7.N 1 1 p E P; ;,Qi m m AQ.a..oNp.o .an NrAxmw ( ° NRpxaxp xwaa .•w."'"»�;a:« «I,..r...S..;`.:.CT.:..00C"?WVw1•. M:'''''.........M Y.ob... YM...I 0d xtE N..R,x �.«r04..:.�'sr._..a..r"M...erYIre.1.r_ {„ �, n, .. .. A7-.iT,.are nAu. Conine. ea.•W. row•a.0 el r..11.ee r w e,• g 1\ _�`(_ to .M.c_ n........q.,.."r.r...n•...I.aola4 . 11=�I��i1Vi��&tit ......I."f..,.f.per. ........q.reel fat I.r,..•.,..,..r,.I.......MI..M q. N vC N I t -._,TO pl. I ally rmAipwo f101iN n. •rao Mr_ ., .r.N N17.ti1...M..M1 w YI C..y reel g R.w.sr o i'nw wane'. on —== _ _ "N ._..Y°4.M..Y ..N._..r...1 M...•V I Ve.. ^_ M«..1q N.. . > �1 Twa q..M Mr.m Pus7,TN « Mq 1 f-tR T.I..MIn1 Mq q. M rwFY Mom 'rn.,r T NTw 1 wl.r.,New Wr..n �� • T..• ,,,v_Y Irt4 -M.�.�..,','::.N�i`..�.:If.=.";�'.:,',N✓<. w.'IV' nwrl,:�Nh W..."M7=."..,.—.. fJ t 78110!Ma Rrc`"a:NMi F Ma MF m i�13���°"5�. p'P 'd"&nu ."m" 1 .C.I M..e r'So : «roil _ a..e."'•.e.N t.'I.."..11.°�ww"C. a . V� ^2 0075 "wq ..."Y"n�p. M»` w • MULTI- TRUNK AND SMALL TREE SHRUB PLANTING DETAIL W ""..x'.,r.. _ q.Ma •a.a1::::*. e1:".-1" "","" I.Me.x.,."...."".. .`n"..."^.:-.. "n.".". W (2 cal. and under) PLANTING DETAIL Demo.Ataw..f*°m"ae am b....er.1Y..,.I•awe ea..a T1.a.IM ..I..wr:r,*�nF_«I.IOO.M..a.M�. €t _ e_Y +N'..rt.•awl M.r.l..a...meet + C.rer.w f '�M [�_°_•m,a /.!LL Si . Mmw M.wr•..u wl..w�,wl .M re..le be ar V of...Wee. ..•pM.. E .5 11 =f ,nia",il�i u'iuw�,�ir�•{N°Y �1•'r.e Y M_M,••u«ti I..s""'ie.+_. 1w.Me Y M Ir VW 1 New,e..Ir.."'F.I Ne.Me.Y b. GG— tt€ 011a ` a �� �..roan. , LANDSCAPE REQUIREMENTS XERISCAPE REQUIREMENTS .411 - YE Design OpibnD P. pp Tp� NL b.K(E CONNERCML SITE•CRY OF DFLRAY PEACH IN.. J R ..�epw eeimr ,•,. ` ",, I.UIlUMbn of moNlun Aene«p mnlOh°Nan Non ngeNR<R InCM1 S[pnlo • A. TOTAL LOT AREA 11,1E0.1I6f I1ro%) Y Ca To NrAr+ lam 0 NMIN f • !_ TOTAL STRUCTURES.PARKINO,WALKWAT . ESCOAS SF(R%1 E.PIen•uDMn•E wlln br,mo0°nN.CM hIpn wNN uupa fo,vf bMlabC. �� (a Tom) lam I TOTALS RC. p LL � ,�Q,I�Q C. TOTAL PERVIOUS LOT AREA NFAtr SF pt%) D.G... I\ I D. AREA Of SHRUBS AND GROUND COVERS tCOlnt wINY Iwrp KC • ,le.M9d3. R[OVa[D lxff 6P%]01 1WOAt,61 •, 2}Ep%plM poll are.An mode up olOnwM tolerant pox INC DaU.b„WT .o, L AREA OF SHRUBS AND GROUND COVERS 11E0.SF .OM So MP,xa PROVIDED firA Epodes Ivn the Isn. roVer•VC=TIMi R N"" P. NATIVE VEGETATION REQUIRED 11237 a 260.12 SF 5. 51%or more of Ow Eau Fno me made up of droop).... 2213,14 u'Tr 0. NATIVE VEGETATION PROVIDED N MOM MOTE.Rd Dome MNATe lee/ N. TOTAL PAVED VEHICULAR USE AREA tiFl.x 6l pule spaded From the Ilen, FA! L TOTAL INTERIOR LANDSCAPE AREA REQUIRED MRS RIAt WARM f rt.•arm.— - �Toro Mollre -CUM.80C Cr MIT C 0.1 0.11 M MOTTO.swam N PwR011 J. (tTOTTI,L MT[RIOR LANDSCAPE AREA 2f.aO SF .•6nMi: LANDSCAPE ARGNT[R rue-L9 T.1.1.0.WALLR MTTO rT.uamis p.m. TOTAL Na,fliBf .. z}sox ofNs nRNwd elope.Are m•a•wdamwnl tolerant TREE PRESERVATION K TOTAL INTERIOR SHADE TREES .p•cbf from Ne4r. C PALM PLANTING DETAIL REQUIRED(MS OF I.Lq f TREES BARRICADE FENCING DETAIL L TOTAL INTERIOR SHADE TREES PROVIDED .TREE. 5. 51%so mon of ae TOTAL OIL.PEET SURROUNDINGS blenm•wcb°from Ow as snwfmmea•wmamNp. u NStNTI LINO,NK MMua " PARKING OR VEHICULAR USE AREAS' S1tLF LE EE•000sIF 'Ig tiwW' �[ire �u A /(T EN FA mE Of 1RJM0 N. TOTAL NUMBER OF PERIMETER TREES $.Tn. le: .,.,l;li,.:: .4 i. REQuwfD pa M.Lq TREE. m.NO. a¢ 5.„' '� O. TOTAL NUMBER OF PERIMETER TREES ;�•''' ' \VPV I PROVIDED tTNfFt A. 2550%ofPa ropMed trees ere mode up of drought blend .•:�' •Jj 4` `11��/ P. TOTAL NUMBER OP uaTINOTREES TD epetleakpm re Dar. "1•,f�•(1 ,:.1•,,'I• NOOI rI NS' ba 0171µ PLACE C MN. t • S/N M RAa !/ BE SAVED OP iRE 0TREES „ . T"•':11,:p+ '•� mans VI No>m 0. TOTAL NUMOlR OF NATIVE TPE[S D. 61Xpmpn Of he Modred tee.An m•d•woldmgM bbn. �, I Ii�. W,• seneareCINT d /� REOVIREDIIl1RFHO1 II MEd epodes Coen Pe S. ( w Tea •CUTS wM FLATCO F. 11TCA Pa l 0. TOOVIDED BU Oi NATNE TREES MmM er i'� Ft.Am m1 WO.O Ma+ eIIR. FY�IIIeM TOTAL 1iTREfL S.fMSNd•Tro•e«VeNlwlarUx MA•: S. TOTAL NVMDE0.OI TREES ON PLAN o,.� PROVIDED If TREES R. 25%more Nan U.rwuM Ow...Owl.In the wTMIr t•..RT,. N.11C01...1.1 I „'Rome.MNI NeMx :VA..." TPnF�\��ISu',WARP' ru —� / IN""t'•pOT11O D. 50%mar Pan the r.ppiry fn.de..w...anted E0S".Oder me RC: wxNOE gil.�M.►K m_Ti' • ` r.;r„TT"-'natl4 rem wmm wean.. w CR DY `'n_r y(.0)65.0.4t T.Bpe.ro.N e Nan Sox mbonds...ro.., DAIL w=ALE ra sN..ar 0.......71111111i r`i'A _ e.var.wnmcw0p•n•d mul.ne0 phnBlq Dade AI le Nth p)1100 In depth ITWI planted Ann Dead E.o.m... l Euu, 1•.m+ Rm NN re YPTO IC I rM P.M1,..1 rot MIT I.[ :N3gg*�gdg'p1!= bow." 5•..a.4••° Tine MI of droop.IWn.rots.•n,uW..010...des N mnbMd bl SHER NO. SMALL TREE ROOT BARRIER DETAIL ..m:pePNnlGuideIIpuSEehedMF•SMnFbroaWin.ManageentDNlrbt LP-2 (2" cal. and under) PI ANTING DETAIL A rating or the•ex am lw.. .o.e.rn.y.CO8Waned Pon.am. Cho cn z p _STAMPED&PAINTED SIDEWALK J I 0 TO BE DECORATED BY CITY/CRA = X LL. 'm W I J 5, 4. I LANDSCAPING AREA BY CITY(TYP.) Q 0) I Ug z ww O I PARKING DESIGNATED FOR CONVENIENT STORE 2 tl Q N.W. 2nd STREET Z E2 IRRIGATIf1N LEGEND ` � :. p 0 V - ralnblyd 1800 series pop-up spray ___ \A\` h 2"SLEEVE EXISTING 5'-0"SIDEWALK I' 2"SLEEVE - ,{- O re6blyd SQ..r4•w neaab f a G." ' - I "1 ,•- ■ reMFd A.•r4•w rozal•f l ppn II \ O vI H EXISTING CONCRETE u_ 0 rewrd fn.•rue w nesa•f.0 co„ LANDSCAPING AREA BY ITY(TYP.) ' •.,SL. 0 0• 1>- � S-qe BIKE RACK . 4, g > 1�5—mi. o- e retierd,0a ur,es w roast•f a9 G. . ,,1✓ ► •" --AA• 2"SLEEVE - • b- I .Pr t- C r.9mrd,m..erN.w roza.f.99 am. ►, V. ��,,,,,,,I,,,,,,�1,,SSS%SS,,,�2..LEEVE OF f- S,g f • t_ • relrotd IN.er4•w nozzle f L1e pm \► ***SA *�,( E X U l d- •_ E reF0lyd ISe servos G.rozil.f,92 D. W rIl'" 1III��--•-, ,. _ . o W ~ •ry F e raY.CVd 134...rl•.ry rozzl•f 785 G.. Z PA41,IIIIAa ¢ 'i ►�S�410003 4;34JP 0 W W 56 ip t- ■ rm..,St seri.w rozzl•f 3.7 pg. \W 74)...,--•*04.. ,• O J Q ¢V 7 3 I- & rerurd,:0s'a.rou rely / •\\\ .,,,� 2"SLEEVE pQ r5'.• y�C,- nri iw svi Snr vlccl +\� j j, \N .2 !1& o- y US'wf,urulN.rrcf \ ,- W ...any ,#dtt# ,�li z .Irri naive.Um�w S.\OWV4.****4111 Ad. .ea,..rod as,II0✓IIII4R' (n—JLL \ W w w And. Z �\�����,�I��' X \ 2"SLEEVE ° �Ia kkV MM _ �..k 2"SLEEVE W W 0'i 1�` _, 4A.4Mf_.It d.CKIM •�IP,AiAt�,�(--t-I v.i teIVIIN. �. _.i__, a H Sivawu ia I� • � uJ I I LANDSCAPING AREA BY CITY(TYP.) - JOS ION m dro UV uaa0t SITE IRRIGATION PLAN .=am SHEET N0. IR-1 , Irrigation Notes & specifications �lIiii Y�� � Z p • automatic Irrigation system water demand/ zone refer to plan 1 O U lir 1. m °A°- U 0 water source 5/8' IRRIGATIMN METER _ pressure required • 30 psi we. ^ �L. ruiw capacity / system 36 gpn O 711 %% §i �/ CO— g� general •�i��/iw•��\`/�`�a`���`'l i i ,a %// g W system shall be Installed in occordence with local codes, contract drawings and • ... -.. ---y� ,mxor we.Ic wa wain .i6i.:mz ie"w¢i Q o CO contract peciflcaltons. O uvu l`me,0 r Irrigation design based on H.D.Archer 'planting plan' . contractor °�` o..�"srv.. U j Z shell refer to this plan to coordinate sprinkler locations and pipe routing MITED a.`u r<tvuz l¢ CC > O with new and existing Plant locations. ljrn°.RIM a`a"wa,44VE item "w.vl oux ax1Yf°vlvinv TILE RC CC _ This Irrigation plan shall be used es a guide only. Contractor shall Install eon m v+.ec Irrigation to match on site conditions and to Overcome the Inherent Inaccuracies `sett rrV0Nc DrTAIl [ s no.,PIPE LI VIRE TRFNCHINT➢rTAH UJ that result when designing from base plans scoled at 1' w 20'-0', .fr m lcvz .a m au G rZ Q This system has been designed as a typical block valve type using rain bird sprinklers, w., rq Irk valves, and controller, the water source for this 2 V_ system shall be oN Irrigation METER. A rain switch hall be Included to conserve rioter, This Irrigation shall be installed under the supervision of the Landscape Architect,Project �vw. 0 kN supervlsor, and Irrigation consultant. g CC sstem zoning shall be adjusted to match the construCtion schedule. ±ao U contractor Is adivlsed to study the plans for additional Information and to visit the site _ "'mom Wv o raa, to become familiar with existing conditions. to Insure proper operation of this system,pumping copocity,programming,veins sizes, ' ' ' ""'a won* wumuu wonwu wxu zone capacities, sprinkler spacing, pipe end wire sizes,Installation notes and details " E and specifications shall be followed as shown. ow...a =5� d ti Me, 9-71 � `dub plying ypeg pipe routing is schematic only d shall be adjusted for on site cohditions, —usm "�isPml �— n"E pipe sholl be Installed in accordance with local codes and pipe manufacturer's Instructions. r on Q�[[ pipe routed der pavement and sidewalks, and through walls shall be sleeved In sch 40 pvc. l�� MINI-(..LIK II RAIN SENSOR 5 S1 contractor shall verify the size,depth,and location of all exlsltng sleeves. S i d b' w C pipe Installed above grade at the pump shall be sch 40 pvc. All other piping shell bemeant 1120, sch 40 pvc.for main lines and class 200 pvc for laterals. PAP-VP SPRINKI Co DI{ to k z pipe sized to maintain flow velocities below 5 feet/second and to limit friction loss in pat PIPE SWING SINT Q`Q' 'Yd the piping network. .nww.s 8 £ pipe hall be Installed so backflll depths are maintained at 18' for the main and all laterals al under pavement, and at 12. for all other laterals. _ 1 Backflll shall be of suitable material free of rocks, stones,or other debris that would pxry damage Irrlgotlon system components. ' '— VO p gate valves shall be Installed at strategic beating to Isolate sections of the system for \ \ \ Ya¢6v repairs and far flow control. Each gate valve shall be Installed In a valve box. �:=T / / / W OL' a^'$ n air relief valve shall be installed In the system to protect the piping network from \, \ \/ \ a4_ q excessive pressures that develop when compressing entrapped air, this air relief valve �. {e shall be Installed In o valve box. ...u+.o / W E.' t sprinklers 1 sprinkler locations ore schematic only and shall be adjusted For landscaping,mounding, -y •:�•' S ^� prevailing wind, site lighting,etc.,to Insure proper coverage with minimal undesirable s'" - vnwa L overthrow. A prime objective of this Installation Is to minimize overthrow onto roadways. - - ...ours.. spray heads shall be rain bird 1800 series. 4'pop-up heads shall be Installed �� In areas landscaped with sod,12.pop-up heeds shall be Installed t critical locations ...,„u.., In areas landscaped with ground coversi and shrub heads and bubblers hall be - i.' .-: - - ' Installed In ell other areas landscaped with ground covers and taller shrubs. .. ' Pop-up spray heods shall be Installed on swing joints consisting of thlckwalled 0111.- u,...m PRI gal shrub poly pipe ono 1/2' t elbows. (MN,' 1 TIEATIEEI sfTAil Shrub type pray heads hall be Instolled on I/O' sch 40 risers. shrub heads "'u"" '"mw.0 heeds shall be installed a standard height of 6' above plants, end shall be Installed within C. !anted mosses to be c ealed from view. refer to Installation detail. Sch 40 pvc [HRIIE/RIIRRI rR SPRINKI rFE low laws nAHm risers shall be painted�flet black' to be less visible. �"w LOCO.D wx]rt1ICf all spray heads shall be equipped with the appropriate nor nozzle. bubblers shall be Instolled at the base of tall shrubs For low level watering. Bubblers shall be Instolled on 1/2' sch 40 pvc risers to the best height to Insure proper watering of plants. pop-up rotary heads shall be r ain bird R-50 series which shall be Instolled on Flexible swing ' joints consisting of thickwolled potty pipe and 3/4' Insert elbows. lbows. Rotors located In 0 shrub masses shall be Instolled on 3/4' shrub risers which hall be staked to stabilize. 0 O'nmv ar-.-- 4 Ai adjustment features of sprinklers specified shall be utilized to Insure proper coverage ith _�O M,w �u' lc/ a0DSO minimal undesirable overthrow. Low angle nozzles and adjustable arc nozzles shall be used O where possible to minimize overthrow. 1`si,�/-.s'O (' un,so. awn sprinklers located adjacent to roadways,walls, sidewalks, etc.,shall be Installed o g N'w es away from roadway walls, sidewalks, etc., to minimize overthrow and the chance .. Sea of damage by vehicles, pedestrians, and town maintenance personnel. As a general rule, 1 n. ..aV D 4' pop-up spray heads shall be Installed In 4', pop-up rotary heads shall be Installed in 6', OWN wpm and 12' pop-up spray heads and shrub heads shall be Installed In 12'. , .1.�,., O WPM 10/MOM 11•41001 wow ow timing and precipitation I o watering time per station shell be set In the field to notch local conditions. r`'-Ii5^ rl'1'•Is. 0 It Is recommended that run tines apply 1.5 Inches/week. V 0' q1 MO: 144 I. sn.,art.wwm uu.Pmma`(4 1{e 9:1 Ye MOM D4141 M W OM ILO." I�l rl tC4L T'.Sc ATMOSPHERIC VACUUM BREAKER SHEET ND. IR-2 ..general notes structural-notes • 01 . . - .._srm A.o.w eeat ..q , -- I ` _.. _ t - : . [I .1 ..._rm.,.....1....-.1.4 ar.:::::.-.-... . ww•e • ti I v /iii: �..• _. �. .�_1.1 la• I � :,. . ,&.• . . •• y"'•-'�m�V:4▪ .�`"®"� .-- -z----....w m.o....�..w SIDEWALK CURB RAMP - i'... AD 111.11•SUUSS-ble • ...�......._ .4HOPDOOPO I I PP' . . �.. ,,,IHllHllOHi _ �,. 1, ..xl,...Ro.... ,.._.o. ... ,I y ..__ ii ii rac"•Ticv: I1ii�l� llhl�11�l��l����I�I w.....a...u.s n,_»wa,won,vtne,•n.o.t. �I Ij II'I I ALLEY PRPOSED DUMPSTER i DESIGNS �.W.w .R.e... • l"J LJ 1 _ I'1 .D.%..„,,...r P.v r ,w'A• FRONT ELEV .. . 11 • H w....wv vim. .nnwmvtnm.oruu.w.w r2.',waa �� _nm._..�....vw. . .' A *A ewe i :::`: : ri..., f. ... SECTION ._.» I^: • ...• N w .....a.r. code tabulation w _. �� o- 1 "- — • $1niiiJii>,� Ell lu���� i t a m 5 U.. .. ---▪ -"'»'^'"'""^ •TNI9 PRCAEGT 19 TO BC BUILT IN ACCORDANCE PON THE i- t� I. I o w .. __ ..._ reG 2DDs EDInoN rV-Looa 9LL.tia.®vre AND Axe•-ro2 l t r A 3 • nse_wn.. RCIN ib N!N MINDS 19 I A w 1 i { . " ._.�""`.»�• . REIN✓•MASONRY LILT 19 IN ALCORDANGG YV-AGI 530/A5G6 I r'°. ''.I Q [Q Q • u'w.�u.a`.a�..wuK`� I: I:: < U N. •OGO CCU.Y VCC, NERUANELE V.{�.!/Jl •fr)P( ,w^�/////////.�/.////X ._O E m intent of •DCCIlANLY G.LO, WW1 M '�//f r mover. a,�p z . "' ••TTPL'OP CONSTRWnON. 'TYPE III(UNPROTECTED) ^�1P'nO,T vu..w �. ...0 1 .. 0 .U..6, contract documents .TgNE MI ffD K-m RESIDQ.TNL 1 GOM CRGIN a.. a �� ' r><Y Su,AVENUE ' .. • »<w...m.. • • SITE PLAN . .... ( ..1% mR 1 ex AS SITE DATA COD' 3w.D.Do TOTALSED ARE 6pl Yl.p,p%1 • ,..w Mur...owtT .. yous Pt et% , »uV LOTMFA 11.0.11 YIILp%1 PM/COAL.. Mine bOL P.R.riteeWICOLEIE GREEN/AEA 22TX SF DOOM (NON.EA.+MI 1gb.1]S ryl:%1 1• • A..10...n»......o.n.n,..a ..P...._ . cam.*°bw...u�m mrt.l]�P ALK.REC.nu t oAa SPACE...It 1S,OXAGY..) .. TOTAL PAPNAO PAWOF7 . 14.SPACES O.SRE • aly MAIM Y. try...Ns W Si bMDm1 Y v+YwLL we I/\!\ • Ms,MoPCORED-IN-PLACE CONCRETE .�__ nnn Lay�� u 1. O ..... a �� Q__� MI W.IYm bI i�bYal�l_ 4 M°WKCbbed ~ /ry�I1�� WUWWL�W111LIW. NIII� 'n•1'lii n.I. .e.a. =ab.e.s A4 o�.�::odd. CI 1 ''----1 "V AI O \—new I <wb..sown. I I Z I V�. y 1 1 x1 ..v...o IN co. I . . ..> till "' 1- . .awu.�.w m.nvvsmor ... rau 1 jCl• —� —'i ' �.I T I ��111!11 m..• r c„or...ar...........,..... 1 I _._ . tam os•LeemiewFmestuxoetommetuatmemiLeststa -I—, • we Dem 4201 on, sow ..p...-.r.M.ww... .�em� rl..+...I .. mar T I u.w.m I.waw.nwrm I w el �p I EI w a . I .. lil I, .I ii Ill' ...70. 'E WNW,.. n....... I .. ` } }_, n[v.TCN I [ftFt L.= • .. L.•_• EXISTING •EXISTING • EXISTING WtM44... RETAIL STORE VACANT RETAIL STORE VACANT RETAIL STORE I °4 .c REINFORCED MASONRY WALL I s@5 I t �. I r I^ • o, T w —Pr 7.4 .• . I • lung COL SCHEDULE 1 ,.a......a. I �T k E p I { 1 _ �yi - ) FOOTING SCHEDULE i) ��, S r,:=, —� � ffiY ' " L • J ..v `_ \ .N_�_ I .-+ ..n..r re DEMO/FOUNDATION PLAN 2 I a... 1 I . Z. i ma \ . ..41 111111111.10.111111131111111.16111111.11 . 05.41..11111.111111111 gala) '•-,2 ...- .... . .. I. .' cm, . 3.0171'"" ‘-.7. l. ..... [.. . • • •Hc MiLET. ....""^"...... • [ • .(7. • • . .A. b' —2 v..7 o a i Ts • .... •• i Z II" 1 7 _ ' NON A/C STORAGE - TYP.TOILET FIXTURE MTG.HT. . L..11,1ine.• I 4:114i1 • . .,.--. II ,.. : . . • • ,.,,,,,,,,, @i ;t7:--- Tr"":' •......... ... AD AKINTIOnlig MO ...la... .usba - ' . • ....,........,,,.,...., . ....r.r..., ,....,,....,,,...„,,, 0 irtZtte=in. G..0..0 as,. 0 rw.srur......•on. • . . 0 mom Nrar......orroom.0 on p011f ° ; . r..1...."0 i ®,..‘,..,.........,,,„..c........... t. • • • h[[ t . 0...... 1 I - • i . t ... + 4 +„ +,1+ . EXISTING EXISTING EXISTING I ' + IlliErullia -1- RETAIL STORE . VACANT RETAIL STORE . VACANT RETAIL STORE I • . 1 1110111:1191111111111111131111111111CylIMMID . • .• AP t 0 1 . . a o...----•\--6 1 fx-- c2 • . , ol E d , . . . • . ,\ _...q. • -a, ,/ . I -5 31 . ...1 , CI a3 . . . . • . . 11!.1 .... , . . . 1,41411.1.• NfVEI g T. 1 . .. ..., • • . ,,,..E 1 e 0 2 • '21% s keV Q...0.,a • . • ENLARGED TOLET LAYOUT m..0 :.,.,.,,:.,.: • 1 / 4061 2— m\ 4s.. . ICI; • .,10 r—r,-, •,... / 0 1. ..... *VSTPS#VS- ;444 An7tI4\10470 nit0V4/04 ,....„ 100V401004ggateli ..., 4N4441:0040004 ...... "110$446fitg TVZ1 -- I—l'....1.114..SaIls1/47414.01,...............,..................411.41:A11.424441.w.....1w..... ...k..41.41.Mtitteatir• •SiVaNdAINOSISMINSNOWNWNIXONNW5555NNIKINVORAINOTAWAVAPAW • ' ssk$VV•VP Asrssrssrssrssrssit•vssiv NV r#44x.‘..Thp., .trVitliVitrtININVPssr*is,44srssrs, . PART FLOOR PLAN i • KAY WV/ :',:nver*-1 , • • i w *Tor or eewnlwo 0 ' nr .. a WA,BILLOW A iw..wv.. n, vn-a 11 .0 1 t r>,m...m 11111111 1111111111 i1111111111:111111111 111111011 1111111111 111111111 11111111111 11111111111 •IIII1I111.1-1IIa•alallllll• G'IIIIIIIIIGIIIIIIIIII..IIIIIIII �,. itall* haw•+ .r.c -----i1 � -_-_ _. 1 •^ J II 11 WSW eller war... �x� 1 Y� ,,, -- KA-- I ‘A'!11 lVA a.. � IMO 111101.11111011M.� pony.exam n XX. 0. Tr Oa. nn tan Op• XX -----, - p - ---- - -- ---- I ..v..,... X.. I lk DETAIL yr' f .... 1111.11 1 1 _ 2 j oEs a• I. 0 4 "..7.:4-7zira...' ____,./.---- _______ __ _ ______ ______ mulInnxelnIX 1 [1 g 1444 ______-$ r -- - - - I _ a Apo gl �. n 1 e a ..._ 1. 'trP E. E 1 p DETAIL 1.... ® 1 o fi- °tee -- = S . I ix «,,., c no a... OW 1 ROOF FRAMING PLAN toP o eewnlrvo ww.ww h« BEAM SCHEDULE w,Y.,w•a..0 s/.v.army ^ .Vrw _ _ I ' ACOUST4C CEILING SCHEDULE — _ I :. :.��: ,: : In l•y^ 1. 31 o 1 .a_ r TO m ' 0 0 ova ow 30 Ikd4y.0 .1 AUIII•I I---_ .,,,. I'LJII 'LJII 1 1 rQw.++ ()TNT STUD WALL. n 1 ., u.ww.o es..xv 1 Y ' ACOUSTIC CEILING CET. EqE r , r =el non ,g 0. a � 1 1'I'll'1. r I'll t .., �a I I U I g DOOR BUCK DETAIL cmr— g ...,— I is .. .I. Ip .. 1 . .w I C W d ri 9 ii a,u. ill LI 0 0 .0 -5 I a STOREFRONT BUCK DETAIL — �� REFLECTED FII!MG Pt AN I I •. 5 • - c r _ / t r a..,., / , i. j_ _ _ — . . . — _ fll'_11 ,�,sea a..WEST ELEVATION ® i T ! �:Y�" IhI���II1I i 1 i S - $$' Ai CO ••� 8 ��mm O.�AAA/`41 B 8 \ —7— m ►\\/.fir' �iA� c / Avg - . . - .- . . a. 'i. ►•44 .4 NORTH ELEVATION T„ . 6 1 1 I 1 I� 11 €o IF m I a z ., I � a i 1 - I ■r 6 E ■s e 01 I INIIIIIMIsMI�I II It .i a 1 ' 0) i i e Proposed Additions and Renovations: _ t Q E L S D = Commercial Building E Y = ; 139 NW 5th Avenue, 1 /I i 4�• •_i Delray Beach,Florida. _= s I E m • IHI 11!tTTftt ?H .i41N11i44444f iu= 4i10i,' ..1A 111 ‘!,ill!Pi • . i . .,fA �w p �w IN i .' . ..� ma weverame NM. .,....•rt.� =A= =A Colttom/w.0. ,„., to , � q " ;' . , � I in � p •411',,L 11 1 1IIrrI i `�) A DESIG " r fl A I _l.. 1i 1 ip if. r r,rr .' _.__rW _ r..ar� I • -.+r..r.w.w t 0 • r.a wr• �A- 1 w I O 11 J c O k pA a mTo.'LL • :r��.". «..W. .r. IIIa U o 1HR WALL DET 0 7 Ell 1 Mil= rt..gym. . `-• "'r 4 IMMw^.b'O.0 WALL SECTION DETAIL'A"IaiPM Ai t+u Mro • TYP WALL SECTION THRU NEW AREA 7 . c i • • 8 I 1noAvi ONrewmd.Le Vd taoi�av uvaa 12319 Irr.W adiiFJVQ acvvn Hal citt'rcu01.Dl+mows 1 , . ---,k-1-4‘ pale ... I Pn.,m.ti'.: m,.,..,. Li..0�.Q, n lflW a3laaVG aosvn ON b -o ....... ....bc. • ..o..,....� sae,-rc .r n VIAtl a a,n.�, , - 3 Q .�� .eases al�orm1 -7....Lre..t.4 - �--� �.aT. .. I. u..:.r,..x .nm u .GIOr'laatswFan CIMIOR.1.1 8. •AI m.,,............ <a.... �i'lldi4Qddall 3D0FA10 t . i . \ TIfIQ3HJ8 xn aanNVH I . . OSI AlddfS23aLYM • � a y 11t I � r�e,`. - OSI AS`d332iJ < . III li 0090 COS ir00 W. rswvem..11600,1.0110.1190.4.m..r•n..ruw. 11Vli�N 1v3Hlf31YM Q30N3CSNS OSI Aay.uNVS -- i • • ANEt•• Jam' .. •nIOnI101141 n1.1.1110.111110.W11113.111Xnon nn1on1110.1nn.n o011n11 113prIMNIII ulna oninum um I I J i - ) L 1 I. I ® m 1 f I 1:IL:1 ,,,,,,,,...7)(1 ' •se safe I u,.ere.c ea.m 1 "a"n•K w © ® I I�IIw4l�lllVllr 11.1 o c l_ I Il tpi" 6 1 r r I p44 l• CD El / 1 [...___ ` 1 0 I v c El c v . , I ❑a❑ co e 1 Q o SIBS" I g U,,, d I i i `I E. E S i 1 E L a 1 e � — ��� i ..m { qn.•• I 1 ELEC LIGHTING PLAN 1 9 • M LEST wwx+o-n ma are SELMA MAp ii���pp�� �.� •.-�.^'w M Y .,.w...... •�•*..•LLA•eW ..ter c�'.3..•... �.. . .mo w. .w • • _e 72.22. + �r'Jf r.T�.E wane* ��'��" .� TYPICAL SHRUB PLA WINO OETAR ILM mr: 3M\\T ��'IT. �e�6i : = _ S;:::,n ". k w'�+3V 1:c•e:A - Vim "" / iafiip •s .•.ayo..• - -TREEPUNDNO OEfAI LL . • (1'col anESU VAnE✓TR)PEE LAN'LVG DE TAR. `• � ���- SOO PLACEMENT ADJ TOPAVEUENT . .�....o.....� - r`•...... • q u • �• � .per M i�aS.".� x'Y ' ,filj i 1 11!a'I •"rS .= PALM PLANTING DETAIL ALLEY ate. PRPOSED DUMPSTER '1, DESIGNS •3s:: r r ,.v4: ~ �Vi)I � �li • W• War:: 3 II 1dy,La PI K LANOSCAPS REQVIREMENT9 "' '• ,:;dRp.:-3R" C• am.•~ ii V `fA mE ar „� g Ilk L'i# E • i::= E .POLLILLPLOLLUL•••••• NO cA m m • ;o ....® .®� s,,/0 �N #ice`a". k$4.^.. ,! v 3 B 3 1A d '�"...:...,�...... L v• rum it 1 r e '' v ... 9 co Li If T Q m Q •• •.•a... m .. v 7' d6 r, .°' "�//,Ale), I. rL a m re � w E ...r. . Is A CY 0EZ ,.:ff.,..::.......:::,.., 0 Ob v --- - nu NW 51h AVENUE LANDSCAPE PLAN II • 1 O. • . —IRRIGATION LEGEND _ • N e.0 rnw 0 .wwwu.mv L. . ' 340 ........... f ....amr....vv.vu..rrue...M 1Q N 1/dOdll7d7747277,9=ld11dlll�/dOdddde027272 ll�ddd71/22Zdld41 I,...... .. I d_ "D.r. i • I ,.u,.i _e .. �.. . Ill• ,_io'_ro l AD INC1113011.N6 NI . ...... _. -- N v.--- , ------" r. I t$JS1r, — _ .O IRRIGATION EQUIPMENT S, I. ,T Y-. I u.MY.w [,' VN.K WRL2 IA,I.-C .Nv M 0 .CI i = ♦ ' .} TRL 01T 11C�IK.I.0 RICun¢ftifff.S 'ow `y ♦ ' I�yJ� ' w .. © ioox[L r wiasR.iRaitL�.aix� `♦:56i '1 r� I 111114, y • lx[ v. tl ¢(Y fx�0i.�'t 0 NtD[v, �1�O •Mil L, DESIONSf 4 ��r'ORIDL[MIX vKK N VLW µLA N — I 11p,' 1 .LOa�� v 1M[IR QL3CLr. Llw,o'� .V®...o. 4,, • ' p.IIII lii OM I� • I — ' y.0 S 01S` •f`=; ♦=l 2S C _•^ f 1:4✓Si3N?!1-' i.—A+CIN:S th%`ry "P ElK/��J'♦`S' C • •� S S�„=� 11�--zit=�SSS31 n, F•3S:L♦Z=YYLIN• igt 2 bN Q CG t LL lii r Av br iS� .Y.'_i/�/J .. •Yi4N/`f�:Y� �� •` s 9 .V..LN ON •• 6�t=:% `......'♦'_ ��i` "l='ram' �♦�Y� =�g�'l=lt`• o E e a U� , o ` IRRiGATiON PLAN . 1 1 . ORDINANCE NO. 38-07 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CITY OF DELRAY BEACH BY AMENDING SECTION 2.4.6, "PROCEDURES FOR OBTAINING PERMITS", SUBSECTION 2.4.6(H), "CERTIFICATE OF APPROPRIATENESS FOR HISTORIC STRUCTURES, SITES, AND IN HISTORIC DISTRICTS", PROVIDING CLARIFICATION OF THE REQUIREMENTS AND PROCEDURES FOR OBTAINING A . CERTIFICATE OF APPROPRIATENESS; AMENDING SECTION 3.2.4, "STANDARDS FOR SPECIFIC AREAS OR PURPOSES", SUBSECTION 3.2.4(E), "HISTORIC DISTRICTS AND SITES", PROVIDING FOR AND INCORPORATING THE DELRAY BEACH HISTORIC PRESERVATION DESIGN GUIDELINES AND THE SECRETARY OF THE INTERIOR'S STANDARDS FOR REHABILITATION; AMENDING SECTION 4.1.4, "USE OF LOTS OF RECORD", TO PROVIDE FOR VARIANCES; AMENDING SECTION 4.3.3, "SPECIAL REQUIREMENTS FOR SPECIFIC USES", SUBSECTION 4.3.3(Q), "GUEST COTTAGE", TO PROVIDE THAT HEIGHT SHALL NOT EXCEED THAT OF THE MAIN STRUCTURE IN HISTORIC DISTRICTS;AMENDING SECTION 4.4.17, "RESIDENTIAL OFFICE (RO) DISTRICT", SUBSECTIONS 4.4.17(A), "PURPOSE AND INTENT", AND 4.4.17(G), "SUPPLEMENTAL DISTRICT REGULATIONS", PROVIDING PARKING REQUIREMENTS FOR CONVERSION OF RESIDENTIAL STRUCTURES INTO OFFICE USE IN HISTORIC DISTRICTS; AMENDING SECTION 4.4.24, "OLD SCHOOL SQUARE HISTORIC ARTS DISTRICT (OSSHAD)", SUBSECTIONS 4.4.24(D), "CONDITIONAL USES AND STRUCTURES ALLOWED" AND 4.4.24(H) "SPECIAL DISTRICT REGULATIONS", CLARIFYING THAT PARKING LOTS NOT ASSOCIATED WITH A USE MUST BE PUBLIC AND CLARIFYING SPECIAL DISTRICT REGULATIONS;AMENDING SECTION 4.5.1, "HISTORIC PRESERVATION SITES AND DISTRICTS", SUBSECTIONS 4.5.1(B), "CRITERIA FOR DESIGNATION OF HISTORIC SITES OR DISTRICTS", 4.5.1(E), "DEVELOPMENT STANDARDS", AND 4.5.1(L), "DESIGNATION OF HISTORIC DISTRICTS", BY CLARIFYING THE APPLICATION OF DEVELOPMENT STANDARDS WITH RESPECT TO USE, ZONING DISTRICT AND HISTORIC CLASSIFICATION; AND AMENDING APPENDIX "A", "DEFINITIONS", TO PROVIDE A NEW DEFINITION FOR "HARDSCAPE", AND TO PROVIDE AMENDED DEFINITIONS RELATED TO HISTORIC PRESERVATION; PROVIDING A SAVINGS CLAUSE, A GENERAL REPEALER CLAUSE AND AN EFFECTIVE DATE. December 6,2007 WHEREAS, the City Commission of the City of Delray Beach has the authority to protect the health, safety and welfare of its citizens;and WHEREAS, the City Commission of the City of Delray Beach has the authority to make regulations pertaining to land use and development within the City of Delray Beach;and WHEREAS, the City Commission of the City of Delray Beach believes that protecting and preserving historic properties/districts furthers its goals of promoting health, safety and welfare by preserving the history of the City for the welfare of future generations;and WHEREAS, the City Commission of the City of Delray Beach desires to preserve the property values of all land owners in historic districts and/or individually designated historic properties;and WHEREAS, the City Commission of the City of Delray Beach desires to clarify the language in its Land Development Regulations pertaining to historic properties/districts in order to provide guidance for those citizens that live or own property in historic properties/districts. WHEREAS, the City Commission desires and intends for the Historic Preservation Board to have wide discretion to limit overlay and zoning district requirements fettered by the limitations provided in this ordinance pertaining to visual compatibility standards including but not limited to: height, width, scale, mass, facade, openings, rhythm, materials, color, texture, roof shapes direction, lot coverage and square footage;and WHEREAS, the City Commission desires and intends that the limitations provided in the overlay and zoning district regulations shall serve as a maximum upper limit and these Historic Preservation Design Guidelines codified in this ordinance shall provide additional limitations that may be considered and applied to properties within all historic districts in the City of Delray Beach. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF DELRAY BEACH,FLORIDA,AS FOLLOWS: Section 1. That Section 2.4.6, "Procedures for Obtaining Permits", Subsection (H), "Certificate of Appropriateness for Historic Sites, Structures and in Historic Districts", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach, Florida is hereby amended to read as follows: Section 2.4.6 Procedures for Obtaining Permits: (H) Certificate of Appropriateness for Individually Designated Historic Structures,Sites-and all Properties Located within in Historic Districts: 2 ORD.NO.38-07 (1) Rule: A Certificate of Appropriateness shall be required for the following activities which occur on a designated historic site, designated historic interiors, or within designated historic districts: Zoning Board. (b).(4 Any development application which is processed under these regulations for which action is required by the Site Plan Review and Appearance Board or the Board of Adjustment; and in such case, the Historic Preservation Board shall act in-lieu of such Board. (c)(b) Any building, structure, appurtenance, improvement, or landscape feature, which will be erected, altered, restored, renovated, excavated, relocated, or demolished and which regards any exterior architectural features (and interior architectural features in the case of designated historic interiors), landscape features, or site improvements, except for those items specifically exempted by a list promulgated by the Director. {el)(c) 1-Cer 11Yri�` c required for *Any material change in existing walls, fences, sidewalks, hardscape features and changes of color. A Certificate of Appropriateness is not required for general, occasional maintenance of any historic building, interior, structure, or site, or any building or structure within a historic district or in kind replacement of materials or colors. General, occasional maintenance shall include,but not be limited to lawn and landscaping care and minor repairs that restore or maintain the historic site or current character of the building or structure. General, occasional maintenance shall not include any of the activities described and defined in divisions (1) (a) through (1) {d)(c) of this Section.A Certificate of Appropriateness will not be required for construction, reconstruction, restoration, renovation, or demolition for any interior alteration (except for designated historic interiors). General, occasional maintenance and repair shall also include any ordinary maintenance which does not require a building permit from the City. (2) Required Information: (a) Referred Development Applications: When an item is application is not required. 3 ORD.NO.38-07 • (b)(a) Application: When an item goes before the Historic Preservation Board or is reviewed administratively and it is not associated with any land development application, the following information in the form of photographs or plans shall be provided,as applicable: (c) 1. Site plan and/or survey; (d)2. Building elevations, and/or architectural drawings, and/or artistic sketches or renderings; (e) 3. Landscaping plan; (f) 4. Floor plan(s); {g)5. Samples of building materials and color chips; (h)6. Engineering reports, as applicable; Preservation Board. Demolition Plans; 8. Window and door schedule providing specifications, to include but not be limited to, window type, material, configuration, dimensions, and profile drawings; 9. Photographs of all existing elevations of the subject property, labeled with cardinal direction and address; 10. Other materials as may be requested by the Planning and Zoning Department or Historic Preservation Board. Also, a standard C.O.A. COA application form, accompanied by payment of a processing fee per 2.4.3(K) must be provided. (b) Class I - Class V Site Plan Applications: Applications for Class I- Class V Site Plans shall be submitted in accordance with Section 2.4.3 in conjunction with the applicable information required for a COA provided in (a), above. (3) Procedure: (a) Referred Development Applications: The Certificate of a development application. Upon receipt of a complete application, the 4 ORD.NO.38-07 Planning and Zoning Department shall notify the Historic Preservation . tions. The application shall be placed before the B a available t ^ µ�u� ^ O ^. must rc p cede (b}.(a). Stand--Alone Applications Reviewed by the Historic Preservation Board: An application for a COA C.O.A. which does not - that requires Board approval, as provided in the COA approval matrix set forth in the Delray Beach Historic Preservation Design Guidelines, as amended from time to time, shall be scheduled for review and action at the next available meeting of the Historic Preservation Board, at which time an action of approval, denial, or approval of a modified application, continuance with direction, or denial may be taken. The Historic Preservation Board shall apply applicable ordinances, Delray Beach Historic Preservation Design Guidelines and the Secretary of the Interior's Standards for Rehabilitation. (b) Administratively-Reviewed Applications: An application for a COA which does not require approval by the Historic Preservation Board as provided in the C.O.A. approval matrix, as amended from time to time, set forth in the Delray Beach Historic Preservation Design Guidelines may be approved administratively in accordance with applicable ordinances, Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. (4) Conditions: Conditions may be imposed pursuant to 2.4.4(C) and to insure compliance with the Standards contained in 4.5.1. (5) Findings: The Board must make Prior to approval, a finding must be made that any Certificate of Appropriateness which is to be approved is consistent with Historic Preservation purposes pursuant to Objective A-4 of the Land Use Element of the Comprehensive Plan and specifically with provisions of Section 4.5.1, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. Section 2. That Section 3.2.4, "Standards or Specific Areas or Purposes", Subsection 3.2.4(E), "Historic Districts and Sites", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach, Florida,is hereby amended to read as follows: Section 3.2.4 Standards for Specific Areas or Purposes: (E) Historic Districts a ea: That the proposed development is consistent with the purpose and provisions of the Historic Preservation Overlay District pursuant to LDR Section 4.5.1. and the Delray Beach Historic Preservation Design Guidelines and the 5 ORD.NO.38-07 Secretary of the Interior's Standards for Rehabilitation. Section 3. That Section 4.1.4, "Use of Lots of Record", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach, Florida, is hereby amended to read as follows: Section 4.1.4 Use of Lots of Record: Any lot, or parcel,which qualifies as a lot of record as set forth in these Regulations, but which does not comply with respect to minimum lot area and minimum lot dimensions specified for the zoning district in which it is located, may nevertheless be used (for purposes as allowed in that zoning district), as long as it complies with all other requirements of that zoning district, subject to the following limitations: (A) Duplex and multiple family structures may not be constructed on a lot which has an area less than that provided for as the minimum lot area within the zoning district. (B) A residential structure shall not be constructed on any lot,within a residential zoning district, which has frontage of less than fifty feet (50'). However, this provision shall not prevent construction of a residential structure on a Single Family Lot (or Parcel) of Record which conforms with all other aspects of minimum lot size requirements but which has no frontage. Further, such a Lot of Record with no suitable access may achieve private access for a single family residence and similar uses by means of a nonpublic (private) access easement. (C) Except for single family residences subject to the R-1-A (Single Family Residential) zoning district standards,if two (2) or more adjoining lots (or combination of lots and portions of lots) of record were under the same ownership as of October 18, 1994,and if the total frontage and the total area is equal to or greater than that which is required by the zoning district regulations, said property shall not be developed except in accordance with the minimum frontage and lot area requirements of the district. Ownership shall be determined by the property tax rolls on file in the Palm Beach County Property Appraiser's Office as of October 18, 1994. Notwithstanding the above, a waiver to this requirement may be granted by the City Commission pursuant to the provisions of LDR Section 2.4.7(B). Notice of the request shall be provided pursuant to Section 2.4.2(B)(1)(n) to the owners of all property located within five hundred feet (500') of the perimeter of the property on which the waiver is being sought. The notice shall be mailed no later than ten (10) calendar days prior to the meeting before the City Commission. For properties located within designated historic districts, or designated as historic sites, or properties listed on the Local Register of Historic Places, the Historic Preservation Board shall review the request prior to the City Commission meeting and shall forward its recommendation on the request to the City Commission. Notification of the 6 ORD.NO.38-07 request shall be as described above, except that the mailing of the notices shall occur no later than ten (10) calendar days prior to the meeting before the Historic Preservation Board. (D) Within the R-1-A, RL and RM zoning districts, lots of record having at least forty (40) feet of frontage may be used for Workforce Housing, as long as the workforce housing unit meets the typical designs represented by the sketches set forth in Section 4.7.12(a), the lot is a minimum of 4,000 square feet and conforms to setbacks; provided, however, the minimum side setback may be reduced to a minimum five feet (5') if necessary to accommodate the designs set forth in Section 4.7.12(a) and meets other development standards in the zoning district. The Workforce Housing unit on a lot with frontage as herein described must include rear access via an alley, if available. The unit must also contain design features such as, but not limited to, front porches, eyebrows, outriggers, gables, dormers, arbors, trellises, shutters, balconies, decorative vents, siding, textured stucco finishes, undulating facades and other such appropriate architectural features. (E) Variances for lot size, dimensions and frontage, and building setbacks and minimum floor area may be granted for the relocation of a historic structure onto a lot in order to protect the structure. If the relocation lot is not individually designated historic or located within a historic district, then individual historic designation shall be required in accordance with Section 4.5.1(C) and shall be reviewed concurrently therewith in order for a variance to be granted. All variance requests for relocation of historic structures must be submitted to the Historic Preservation Board in accordance with Sections 4.5.1 (D) and Q) for consideration. Section 4. That Section 4.3.3, "Special Requirements for Specific Uses", Subsection 4.3.3(Q), "Guest Cottage", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach,Florida,is hereby amended to read as follows: (Q) Guest Cottage: (1) Can only be used by members of the family occupying the principal dwelling, their nonpaying guests, or persons employed for service on the premises. (2) The guest cottage structure shall not occupy more than 1/20t of the lot area and in no case shall exceed a floor area of 700 square feet. (3) The structure shall be located to observe the setback requirements as imposed for the principal structure. (4) When located on individually designated historic properties or within designated historic districts, the structure shall not exceed the height of the principal structure. 7 ORD.NO.38-07 • Section 5. That Section 4.4.17, "Residential Office (RO) District", Subsections 4.4.17(A), "Purpose and Intent" and 4.4.17(G), "Supplemental District Regulations", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach, Florida, are hereby amended to read as follows: Section 4.4.17 Residential Office (RO) District: (A) Purpose and Intent: The Residential Office (RO) District provides for mixed use of a neighborhood office and residential nature. The RO District is appropriate as: (1) A transitional land use between a commercial or industrial area and a residential area. (2) An incentive zoning in older residential areas which are in the need of redevelopment or revitalization or are in a state of transition. (3) To accommodate professional offices which will meet needs of nearby neighborhoods. (4) An incentive zoning designation for historic districts and/or individually designated historic properties to provide for the rehabilitation of residential structures into office use. (G) Supplemental District Regulations: The supplemental district regulations as set forth in Article 4.6 shall apply except as modified and added pursuant to the following: (1) All uses shall be in completely enclosed buildings and any outdoor storage is expressly prohibited. (2) Parking required for business and professional offices shall be at the standard of one space per three hundred square feet of total floor area (1/300). However, this requirement may be reduced to 1/400, or at least by one parking space, when there is a mix of residential and office use in the same structure or for an existing structure on a property located within a designated historic district or an individually designated historic site. Section 6. That Section 4.4.24, "Old School Square Historic Arts District (OSSHAD)", Subsections 4.4.24(D), "Conditional Uses and Structures Allowed" and 4.4.24(H), "Special District Regulations", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach, Florida,are hereby amended to read as follows: Section 4.4.24 Old School Square Historic Arts District(OSSHAD) (D) Conditional Uses and Structures Allowed: The following uses are allowed as conditional uses within the OSSHAD: 8 ORD.NO.38-07 (1) Outdoor dining which operates at night or which is the principal use or purpose of the associated restaurant. (2) Adult Congregate Living Facilities, Residential Licensed Service Provider Facilities subject to restrictions set forth in Section 4.3.3(D), Child Care, Adult Day Care, Continuing Care, Convalescent Homes, and Nursing Homes. (3) Public Parking lots not associated with a use. (4) Residential-type inns, not to exceed more than eighteen (18) individually leased suites or rooms per acre. (5) Group Home, Type 2, and Community Residential Homes, pursuant to restrictions set forth in Section 4.3.3(1). (H) Special District Regulations: (1) The gross floor area of residential units within a structure containing permitted non-residential use(s) shall not use exceed more than 50% of the gross floor area of the entire structure within which they are located. (2) Residential uses shall comprise no less than 10% of the uses in the OSSHAD District as expressed by the exclusive use of individual parcels, other than condominium ownerships. The existence of an occupational license, except for one issued for a home occupation, shall establish that such a parcel is non-residential. (3) Residential-type inns shall create a transitional or buffer area between residential uses and non-residential uses (such as office, commercial, etc.) which are either on or near the subject property. (4) A residential-type inn shall be associated with an historic structure and must be residential in design, scale and character. (5) Catering services cannot exceed 2,000 sq. ft. of total floor area and shall not have overnight storage of more than two vehicles,which shall not exceed 1- 1/2 ton capacity. (6) 24-Hour or late night businesses as defined herein must be processed as a conditional use and are subject to the provisions of Section 4.3.3(VV). (7) Duplex structures must have an integrated design to give the appearance of a single family dwelling. Section 7. That Section 4.5.1, "Historic Preservation Sites and Districts", Subsections 4.5.1(B), "Criteria for Designation of Historic Sites or Districts", 4.5.1(E), "Development Standards", and 4.5.1(L), "Designation of Historic Districts" of the Land Development Regulations 9 ORD.NO.38-07 of the Code of Ordinances of the City of Delray Beach, Florida, are hereby amended to read as follows: Section 4.5.1 Historic Preservation Sites and Districts: (B) Criteria for Designation of Historic Sites or Districts: (1) To qualify as a historic site, or-historic district, historic structure, or historic interior, individual properties, structures, sites, or buildings, or groups of properties, structures, sites, or buildings, must have significant character, interest, or value as part of the historical, cultural, aesthetic, and architectural heritage of the city, state, or nation. To qualify as a historic site,_or historic district or historic structure, the property or properties must fulfill one or more of the criteria set forth in division (2) or (3) below; to qualify as a historic interior, the interior must fulfill one or more of the criteria set forth in division (2) and meet the criteria set forth in divisions (3) (b) and (3) (d). (2) A building, structure, site, interior, or district will be deemed to have historical or cultural significance if it meets one or more of the following criteria: (a) Is associated in a significant way with the life or activities of a major person important in city, state, or national history (for example, the homestead of a local founding family); (b) Is the site of a historic event with significant effect upon the city, state, or nation; (c) Is associated in a significant way with a major historic event, whether cultural, economic, social,military, or political; (d) Exemplifies the historical, political, cultural, economic, or social trends of the community in history; or, (e) Is associated in a significant way with a past or continuing institution which has contributed substantially to the life of the city. (3) A building, structure, site, or district is deemed to have architectural or aesthetic significance if it fulfills one or more of the following criteria; except that to qualify as a historic interior, the interior must meet the criteria contained within divisions (3)(b) and (3)(d): 10 ORD.NO.38-07 (a) Portrays the environment in an era of history characterized by one or more distinctive architectural styles; (b) Embodies those distinguishing characteristics of an architectural style, period, or method of construction; (c) Is a historic or outstanding work of a prominent architect, designer, landscape architect, or builder; or (d) Contains elements of design, detail, material, or craftsmanship of outstanding quality or which represented, in its time, a significant innovation or adaptation to the South Florida environment. (4) A building, structure, site, interior, or district will be deemed to have historic significance if, in addition to or in the place of the previously mentioned criteria, the building, structure, site, or zone meets historic development standards as defined by and listed in the regulations of and criteria for the National Register of Historic Places, as prepared by the United States Department of the Interior intcrior under the Historic Preservation Act of 1966, as amended. A copy of these standards for the National Register is made part of this section as if fully set forth herein. (E) Development Standards: All development regardless of use within individually designated historic properties and/or properties located within historic districts, whether contributing or noncontributing, residential or nonresidential, shall comply with the goals, objectives, and policies of the Comprehensive Plan, these regulations, the Delray Beach Historic Preservation Design Guidelines, and the Secretary of the Interior's Standards for Rehabilitation. (1) Exterior Architectural Features. For the purpose of this Section, exterior architectural features will shall include,but not be limited to the following: (a) The architectural style, scale, general design, and general arrangement of the structure's exterior; (b) The type and texture of building material;and (c) The type and style of all roofs,windows, doors, and signs. (2) Major and Minor development: For purposes of this section, major 11 ORD.NO.38-07 and minor development standards shall be applied as noted in the following table: Review Type by Use and Zoning District Zoning N Modification of Contributing Structures Modification of Non-Contributing ew District Construction Structures wts _ Under 25% Over 25% Under 25% Over 25% CBD&CF Multi-Family Minot Minot Minot Minot Minor Non-Residential Minor Minot Minor Minor Minor R-1-A.R-1-AA, Sin*Family/Duplex Majux Minot Major Minot Mao RO,OSSHAD, Multi-Family Major Minot Maio' Minot \ RL,&RM, Non-Residential MTior Minot Major Minot Major hfaior Notes: 1. All development on individually designated properties in all zoning districts is Minor 2. All development on properties in the OSSHAD district which are subject to CBD regulations pursuant to Section 4.4.24(B)(12) is Minor. (a) For the purposes of this section, "residential" includes single family,and duplexes and multifamily in all historic districts and yi, all development, regardless of use, in the Residential Office (RO) zoning district. (b) Major development shall be considered: 1. New construction in all historic districts except CBD and CF zoned properties and properties zoned OSSHAD subject to CBD design guidelines;or, 2. The construction, reconstruction, or alteration in N excess of twenty-fivepercent (25%) of the existingt �' J floor area of the building (� and all a',./j►/ appurtenances, except for properties zoned CBD or CF and properties zoned OSSHAD subject to CBD l } design guidelines. For purposes of this section, all V limitations and regulations shall be reviewed in a cumulative manner from the date of passage of this ordinance in 2007;or, 3. The construction, reconstruction, or alteration of any part of the front facade of an existing contributing residential or non-residential structure and all appurtenances, except for properties zoned CBD or CF and properties zoned OSSHAD subject to CBD design guidelines. For purposes of this section, all 12 ORD.NO.38-07 limitations and regulations shall be reviewed in a cumulative manner from the date of passage of this ordinance in 2007. (c) Minor development shall be considered: 1. All new construction in all historic districts on property zoned CBD and CF as well as all properties in the OSSHAD zoned district subject to the CBD design guidelines;or, 2. All modifications to existing contributing and noncontributing structures in all historic districts on property zoned CBD and CF as well as all properties in the OSSHAD zoning district subject to the CBD Design Guidelines;or, 3. The construction, reconstruction, or alteration of any part of the front facade of an existing noncontributing residential or non-residential structures and all appurtenances;or, 4. The construction,reconstruction, or alteration that are less than twenty-five percent (25%) of the existing floor area of the building w and all appurtenances; For purposes of this section, all Vi limitations and regulations shall be reviewed in a cumulative manner from the date of passage of this ordinance in 2007. 5. Any changes to Individually Historically Designated properties whether already on site or newly designated to help facilitate the move of a historic structure into a historic district. {2)(3) Buildings, Structures,Appurtenances and Parking. The-€ollo wifig Buildings, structures, appurtenances and parking shall only be moved, reconstructed, altered, or maintained, in accordance with this chapter, in a manner that will preserve the historical and architectural character of the building, structure,site,or district: (a) Buildings,structures,appurtenants. 13 ORD.NO.38-07 (b).(4 "APPURTENANCES" Appurtenances: Appurtenances includes, but is are not limited to, stone walls, fences, light fixtures, steps, paving, sidewalks, signs, and accessory structures. 1. Fences and Walls: a. Chain-link fences shall be clad in a green or black vinyl and shall only be used in rear yards, or where they are not visible from the street. b. Swimming pool fences shall be designed in a manner that integrates the layout with the lot and structures without exhibiting a utilitarian or stand-alone appearance. c. Fences and walls over four feet(4') shall not be allowed in front or side street setbacks. d. All other provisions in Section 4.6.5 shall apply. 2. Garages and Carports: a. The following compatibility standards shall apply for major development, where applicable: i The orientation of garages and (1% V� carports shall be con3istcnt with the • majority of such structures within the di3trict. Garages and carports arc encouraged to be oriented and entered au vui-pr'p'IC,-�y from the public right of way. ii. Prop s-*i in historic di3trict3 shall only have one (1) garage or carport per capacity of two (2)vehicles. Garage doors(that _visible-from the li rig t-e -ay should be designed to be V compatible with the architectural style �1 `; ioe of the principal structure and include /44 14 ORD.NO.38-07 individual openings for vehicles rather than two car expanses of doors. Metal two car garage doors are discouraged. (b) Parking: 1. Where feasible, alternative methods of meeting minimum parking standards contained in Sections 4.6.9(C)(8) and/or 4.6.9(E), as applicable, shall be explored to avoid excessive use of historic properties and/or properties located in historic districts for parking. Parking lots shall strive to contribute to the historic nature of the properties/districts in which they are located by use of creative design and landscape elements to buffer parking areas from historic structures. At a minimum, the following options shall be considered: a. Locate parking adjacent to the building or in the rear. b. Screen parking that can be viewed from the public right-of-way with fencing, landscaping, or a combination of the two pursuant to Section 4.6.5. c. Utilize existing alleys to provide vehicular access to sites. d. Construct new curb cuts and street side driveways only in areas where they are appropriate or existed historically. e. Use appropriate materials for driveways, such as concrete poured in ribbons. f. Avoid wide driveways and circular drives. 2. Waivers may be granted by the Historic Preservation Board for relief from the number of parking spaces required in Section 4.6.9 upon presentation of confirmation that adequate parking for a proposed use 15 ORD.NO.38-07 may be achieved by alternate means which are found to be in keeping with the provisions and intent of the Delray Beach Historic Preservation Design Guidelines. (3)(4) Alterations. In considering proposals for alterations to the exterior of historic buildings and structures and in applying development and preservation standards, the documented, original design of the building may be considered, among other factors. (4) (5) Standards and Guidelines.A historic site,-or building, structure,site, improvement, or appurtenance within a historic district shall only be altered, restored, preserved, repaired, relocated, demolished, or otherwise changed in accordance with the Secretary of the Interior's Standards for Rehabilitation and the Delray Beach Historic Preservation Design Guidelines,as amended from time to time. {§) (6) Relocation. Relocation of historic buildings and structures to other sites shall not take place unless it is shown that their preservation on their existing or original sites is not consistent with the purposes of this Section or would cause undue economic hardship to the property owner. {H).(7� Demolition. Demolition of historic sites, or archaeological sites, or buildings, structures, improvements, and appurtenances within historic districts will shall be regulated by the Historic Preservation Board in the manner described in Section 4.5.1(F). Demolition a V plications shall be accompanied by a complete _� application for redevelopment the pr erty. Approvals for demolition shall not be i granted until the redevelop nt appli tion has been approved. The demolition shall ti not occur until after a building permifhas been issued for the redevelopment. P&Z Board version of added text - Demolition of any structure, whether / , , 0) 0� contributing or non-contributing, shall not occur until a building permit has been I - cii L- issued for the HPB approved redevelopment. All structures approved for demolition and awaiting issuance of a building permit for the redevelopment shall be maintained in a manner similar to that in which it existed at the time of application. or structures, or the relocation, , , building or structure within a designated historic district shall meet the same non contributing building. Any material change in the exterior appearance of any building material, texture, color, and location of historic buildings, structures, or sitci ~ 16 ORD.NO.38-07 site. ' (8) Visual Compatibility Standards. New construction and all All improvements to both contributing and noncontributing buildings, structures and appurtenances thereto within a designated historic district or on an individually designated property shall be visually compatible with regard to height, width, mass, �l/ scale facade, openings, rhythm, material, color, texture, roof shape direction, lot coverage and square footage. Q � apply more restrictive standards than the maximums identified in the zoning � /'� p, ,r�' � rcr:da:ens inerg r -: achieve visual compatibility in accordance with this section. VC�jj( Visual compatibility for minor and major development as refere eed ectton 4.5.1(E)(2) shall be determined by utilizing criteria contained in (al (o eelow. Visual compatibility for all development on individually designated properties outside the p'i /district shall be determined by comparison to other structures within the site. Visual OOin terms of the following criteria: (a) Height: The height of proposed buildings or modifications shall be visually compatible in comparison or relation to the �, P r height of existing structures and buildings in a historic district for all major and minor development. For major development, visual compatibility with respect to the height of residential structures, as defined by 4.5.1(E)(2)(a), shall also be determined through application of the following. 1. Building Height Plane (BHP): The building height plane technique sets back the overall height of a building from the front property line. a. The building height plane line is extended at an inclined angle from the intersection of the front yard property line and the average grade of the adjacent street along the lot frontage. The inclined angle shall be established at a two to one (2:1) ratio. See illustration below. it NO BUILD MAX 35 HT ZONE a1 wl ¢i _7/ 22.5':HISTORIC i 2 STORY HT, al • Ot y /I 175' REAR ul;. 'Z �6. 15' SETBACK 12.5' 25.0' 30.0' i 35.0' '50 0' 17 BUILDING HEIGHT PLANE AT 2.1 RATIO b. A structure relocated to a historic district or to an individually designated historic site shall be exempt from this requirement. 2. First Floor Maximum Height: a. Single-story or first floor limits shall be established by: i. Height from finished floor elevation to top of beam (tie or bond) shall not exceed twelve feet(12'). ii. Mean Roof Height shall not exceed eighteen feet(18'). iii. Any portion exceeding the dimensions described in i. and ii above shall be considered multi-story structures. iv. See illustration below: 12 ROOF PITCH MAY VARY 6 MEAN ROOF HT. --TOP OF BEAM ao g F.F.E. v. Sections i. and ii., above may be waived by the Historic Preservation Board when appropriate, based on the architectural style of the building. 3. Upper Story Height: a. Height from finished floor elevation to 18 ORD.NO.38-07 finished floor elevation or top of beam (tie or bond) shall not exceed twelve feet(12'). (b) Front Facade Proportion: The front façade of each building or structure shall be visually compatible with and be in direct relationship to the width of the building and to the height of the front elevation of other adjacent existing structures and buildings within a the subject historic district. c) Proportion of Openings (Windows and Doors): The openings of any building within a historic district shall be visually compatible with the openings exemplified by the \1 prevailing historic architectural styles of similar buildings V 0 within the district. The relationship of the width of windows and doors to the height of windows and doors among begs shall be visually compatible within the subject historic district. (d) Rhythm of Solids to Voids-Front Fa a :The relationship of solids to voids in-the-fron e of a building or structure will shall be vis y om atible with he r o-- f ---":0! historic existin gs or structures within the subject historic district for all develop 1)1/4-1ment, with paxticnlar attention paid to the front facades. (e) Rhythm of Buildings on Streets: The relationship of buildings to open space between them and adjoining buildings (, shall be visually compatible with the relationship between `A historic sites, existing buildings; or structures within a the T'a' subject historic district. (f) Rhythm of Entrance and/or Porch Projections: The relationship of entrances and porch projections to the sidewalks of a building shall be visually compatible with the (,prevalent existing architectural styles of entrances and porch Viiv projections on historic sites, existing buildings,—and structures 0 4`within a the subject historic district for all development. (g) Relationship of Materials, Texture, and Color: The relationship of materials, texture, and color of the facade of a building and/or hardscaping shall be visually compatible with 19 ORD.NO.38-07 iitie the predominant materials used in the bistooe-sites buildings; and structures within a the subject historic district. (h) \}`Roof Shapes: The roof shape, including type and slope, of a t, building_or structure shall be visually compatible with the roof Jo shape of historic sites, existing buildings, or structures within the subject a—historic district. The roof shape shall bes p consistent with the architectural style of the building. /,09 (1) Walls of Continuity: 2, such as wWalls, wrought—iron; fences, evergreen landscape masses, or building facades, shall form cohesive walls of enclosure along a street to iensure visual compatibility with of historic buildings; or structures es within d) ' the subject historic district and the structure to which it is 0,0i visually related. • (j) Scale of a Building: The size of a building, the building mass ' ' in relation to open spaces, windows, door openings, balconies, ` Ara/ 1` ; and porches, and lot size shall be visually compatible with he -If (b W ,, building size an mass of historic dings; and . structures within a historic district or velopment. To �1 determine whether the scale of a building is appropriate, the following shall apply for major development only: 1. For buildings wider than sixty percent (60%) of the lot width, a portion of the front facade must be setback a minimum of seven (7) additional feet from the front setback line: a. Lots sixty-five (65) feet or less in width are exempt from this requirement. b. To calculate how much of the building width n — must comply with this provision, multiply the lc lot width by 40% and subtract the required f., isiJ ---- minimum side setbacks (example: 100' lot width x = ' �, � � � �" 40% 40' - 15' side yard setbacks = (� 1� 25'). `, I 1 c. Any part or parts of the front facade may be used to meet this t, ( requirement. ,„,,,,cv D 20 ORD.NO.38-07 d. See illustration below: 75'LOT 75'LOT 7. 7.5 7.5 7.5 50'BUILDING - 80'BUILDING -� F L __ 43 7 I 22.5 15'.. 22.5 J e. If the entire building is set back an additional ! 1 , ; seven (7) feet,no offset is required. * ' 2. For buildings deeper than fifty percent (50%) of the lot . depth, a portion of each side facade, which is greater 1% 1 p ,, 0i �✓ than one story high, must be setback a minimum of l five (5) additional feet from the side setback line: 1� a. To calculate how much of the building depth must comply with this provision, multiply the lot depth by fifty percent (50%) and subtract the required minimum front and rear setbacks (example: 120' lot depth x 50% = 60' - 25' front yard setback- 10'rear setback= 25'). b. Any part or parts of the side facades may be used to meet this requirement. 21 ORD.NO.38-07 c. See illustration below: 75..or ,_ ,Ti„,,ir l t, r@ LOT L i a' 0 r isr.:: 7:6 s eo ei' gi d. If the entire building is set back an additional five (5) feet from the side, no offsets are required on that side. 3. Porches may be placed in the offset portion of the ..jk'V front or side facades, provided they are completely open except for supporting columns and/or railings. (k) Directional Expression of Front Elevation: A building shall be visually compatible with the buildings, structures, and sites irk within a historic district for all development with regard to its directional character, whether vertical; or horizontal;--er (1) Architectural Style: All major and minor development shall consist of only one (1) architectural style per structure or property and not introduce elements definitive of another style. Development proposals related to an existing structure,such as an addition, or on a property where a separate structure exists, must also be consistent with the architectural style of the existing structure and shall not mimic too closely the style of the existing building nor replicate the original design, but shall be coherent in design with the existing building (m) Lot Coverage: Lot Coverage is the area or"foot print"in the ground plane within the building envelope occupied by the principal structure and any accessory structures. Usually expressed as a percentage, the following lot coverage 22 ORD.NO.38-07 requirements shall be applied to achieve compatibility and be determined by dividing the total square feet under roof, on the ground plane (building footprint) by the lot size (converted to square feet), see example below: 1. Example: 2,625 Sq. Ft. on the ground plane - 7,500 Sq. Ft.(75'x 100'lot size)= 35%Lot Coverage. 2. The maximum lot coverage for all new construction or k)(/ additions to existing structures, except on property zoned CBD, CF or OSSHAD, subject to the CBD Design Guidelines shall be as follows: a. For lots within the Nassau Street Historic District, maximum lot coverage shall be thirty percent (33%). (,)K b. For lots within the West Settlers Historic District, maximum lot coverage shall be thirty percent(23%). c. For lots within the OSSHAD, maximum lot coverage shall be thirty percent(26%). d. For lots within the Del-Ida Park Historic District, maximum lot coverage shall be thirty percent(26%). f. For lots within the Marina Historic District which abut the Intracoastal Waterway, maximum lot coverage shall be thirty percent (31%). g. For all other lots within the Marina Historic District, maximum lot coverage shall be thirty percent(31%). 3. Additions to contributing structures may increase lot coverage an additional five percent (5%) above the amount established in 4.5.1(E)(8)(m)(2). 4. To minimize second story floor area and to provide 23 ORD.NO.38-07 flexibility in design, an additional five percent (5%) lot coverage, above the amount established in 4.5.1(E)(8)(m)(2) shall be allowed in all districts, however, the maximum upper floor area shall be reduced by this additional amount. 5. Porches may be excluded from the maximum permissible building footprint, provided they are completely open except for supporting columns and/or railings. The combined floor area of porches excluded here and under subsection 4.5.1(E)(8)(n)(9) can not exceed 25%of the total area of the building. /d' Number of Stories: the number of stories for all major and minor development of residential structures, as defined by 4.5.1(E)(2)(a), shall be calculated based on the building lot coverage. Example: If the building has a 1,000 sq. ft. on the ground floor and a 500 sq. ft. second story, this is considered to be a 1.5 stories. 1. Lots zoned CBD or OSSHAD, subject to the CBD '� �. Design Guidelines,shall be exempt from this section. 2. For lots within the Nassau Street Historic District, the !\1 maximum number of stories is 1.66. 3. For lots within the West Se ttlers Historic district, the maximum number of stories is 1.51. 4. For lots within OSSHAD, the maximum number of stories is 1.68. 5. For lots within the Del-Ida Park Historic District, the maximum number of stories is 1.58. 6. For lots within the Marina Historic District, for lots which abut the Intracoastal Waterway, the maximum number of stories is 1.61. 7. For all other lots in the Marina Historic District, the maximum number of stories is 1.68. 24 ORD.NO.38-07 8. Any increases in lot coverage granted pursuant to sections (m)(2) or (m)(3) above, shall not be utilized in establishing the upper floor area. 9. Porches located on an upper story may be excluded from the maximum permissible floor area, provided they are completely open except for supporting columns and/or railings. The combined floor area of porches excluded here and under subsection 4.5.1(E)(8)(m)(5) can not exceed 25% of the total area of the building. (o) Additions to Individually Designated Properties and to Contributing Structures in all Historic Districts. Visual compatibility shall be accomplished as follows: 1. Additions shall be located to the rear or least public side of a building and be as inconspicuously as possible. 2. Additions or accessory structures shall not be located in front of the established front wall plane of a historic building. 3. Characteristic features of the original building shall not be destroyed or obscured. 4. Additions shall be designed and constructed so that the basic form and character of the historic building will remain intact if the addition is ever removed. 5. Additions shall not introduce a new architectural style, mimic too closely the style of the existing building nor replicate the original design, but shall be coherent in design with the existing building. 6. Additions shall be secondary and subordinate to the main mass of the historic building and shall not overwhelm the original building•_ (9) Visual compatibility standards will be further discussed in greater detail in the Delray Beach Prc3crvation and Conservation Manual. Said Manual will 25 ORD.NO.38-07 . . . . . . . historic district. jib (9) Visual Compatibility Incentives. In order to provide design r a flexibility for residential structures, as defined by LDR Section 4.5.1(E)(2)(a), that r �V otherwise satisfy the Visual Compatibility Standards outlined in Section 4.5.1(E)(8), ©/ incentives for development shall include the following: a. Open Air p Spaces: The ratio of the Building Height Plane (BHP) can increase from two to one (2:1) to two to one and a half (2:1.5) for open air spaces limited to: first or second floor front porches (separation must be provided between floors), first or second floor side porches (separation must be provided between floors), balconies,and overlooks with open railings (see illustration below);and Q 04 111111111111111 ii!IIIII 111 W�I _ I!I ' F BUILDING HEIGHT PLANE NORTH(SIDE)ELEVATION b. Square Footage: Up to twenty five percent (25%) of the front elevation(s) can extend above the Building Height Plane (BHP) to a maximum height of thirty five feet (35'), provided twenty five percent (25%) or more of the front elevation(s) remains one (1) story as defined by LDR Section 4.5.1 (E)(8)(a)(2). The total width of extension shall not exceed eighteen feet (18') along the front elevation(s). See illustration below. 26 ORD.NO.38-07 --35'MAX. J". Ii11I' i_ ie � 1 qTf� of au u� aw:u_ TTT p_•�L!_Ii@mtt�� . SIDE VIEW CAN BE ABOVE -------IF- BUILDING HEIGHT PLANE WITHIN SJILDINO 35'MAX.—— HEID".""NE I=ALLOWED ABOVE BHP, NOT TO EXCEED 35'MAX -. -+* 3EX OR MORE Of ',{FRONT REMAINS(S STORY 0=MUST BE UNDER BHP ORY =25%OR MORE OF FRONT a b> FACADE(S)MUST REMAIN .10811' L` & 14� :b, 1 STORY - . _ FRONT VIEW (L) Designation of Historic Districts: The following Historic Districts are hereby affirmed or established: (1) THE NASSAU STREET H7 ISSTODIC DIS'T 'ICT which consists of Lots 2-19 of Nassau Park, as recorded in Plat Book 16, page 67 of Palm Beach County, Florida; Lots 1-12 of Wheatley Subdivision, as recorded in Plat Book 16, page 98 of Palm Beach County, Florida; and Block E, Lot 4 and Block F, Lot 1 of John B. Reid's Village as recorded in Plat Book 21, page 95 of Palm Beach County, Florida. (Original designation by Ordinance 97-87 adopted on January 12, 1988) (2) THE MARINA Del 'F which consists of Block 125, excluding the south 350' of the north 488.6' of the west 100' of Block 125, along with that part of Block 133 lying west of the Intracoastal Waterway, together with the east half of Block 118, along with all of Block 126, together with that portion of Block 134 lying west of the Intracoastal Waterway,along with east half of Block 119, together with all of Block 127, along with the east half of Block 120, and all of Block 128, all within the Town of Linton Plat, as recorded in Plat Book 1, Page 3, Palm Beach County Records (Original designation by Ordinance 156-88 adopted on December 20, 1988) (3) DEL-IDA PARK which consists of Blocks 1 through 13, inclusive, along with Tracts A,B,and C DEL-IDA PARK,according to the Plat thereof on file 27 ORD.NO.38-07 r in the Office of the Clerk of the Circuit Court in and for Palm Beach County, Florida recorded in Plat Book 9 at Page 62 (Original designation by Ordinance 9-88 adopted on March 22, 1988) (4) OLD SCHOOL SQUARE which consists of the south one-half of Block 57 and Blocks 58-62, Blocks 65-70, the west half of Blocks 74 and 75, and Lots 1-6 of Block 76,Town of Linton Plat, as recorded in Plat Book 1, Page 3,Palm Beach County Records. (Original designation by Ordinance 1-88 adopted on February 9, 1988). (5) THE WEST SETTLERS HISTORIC DISTRICT is bounded on the north by Martin Luther King, Jr. Boulevard (N.W. 2nd Street). The eastern boundary is as follows: the alley running north and south in Block 43; N.W. 3rd Avenue between N.W. 1st Street and the east-west alley of Block 36. The southern boundary is N.W. 1st Street between N.W. 3rd Avenue and the alley in Block 43; the east-west alley in Block 36 and Block 28 and the south property line of Lot 13, Block 20. The western boundary is the north-south alley and the eastern one-half(1/2) of the block south of the alley of Block 19; the north-south alley in the north half of Block 20. Section 8. That Appendix "A", "Definitions", of the Land Development Regulations of the Code of Ordinances of the City of Delray Beach,Florida,is hereby amended as follows: CONTRIBUTING BUILDING ALSO—ALSO—N-ON-C—ONTRIBUTING BUILDING STRUCTURE (Also referred to as a Historic Structure): A structure which adds to the )' ,,, \ \ historical architectural qualities, historic associations, or archaeological values for which a f district is significant because it was present during the period of significance of the district, �, possesses historic integrity reflecting its character at that time, is capable of yielding important L.information about the period, or independently meets the National Register of Historic Places criteria for evaluation. , , ''''(4;., r ervaavr. HARDSCAPE — Consists of the inanimate elements of landscaping, especially masonry or wood work such as concrete or brick patios and pool decks,tile paths and wooden decks. HISTORIC SITE (Also referred to as Individually Designated Site/Property): Any site, building, structure, feature, or improvement which has been designated as a historic site and which may be located outside of a designated historic district. HISTORIC SITE SURVEY: A comprehensive survey com, ., n p y r y ���� Beard designed to identify, research, and document building sites, and structures of any 28 ORD.NO.38-07 . . historic, cultural, architectural, or landmark importance in the city. The Board, which may be compiled thi3 survey in cooperation with state and local public and non-profit historic preservation organizations . NON-CONTRIBUTING BUILDING STRUCTURE (Also referred to as a Non-historic Structure): A structure which does not add to the historic architectural qualities. historic. associations, or archaeological values for which a district is significant because it was not present during the period of significance of the district, due to alterations. disturbances,., ' additions, or other changes, it no longer possesses historic integrity reflecting its character at that time or is incapable of yielding important information about the period, or it does not independently meet the National Register of Historic Places criteria for evaluation. A building hilt cal developm -or b l ,� ere—th , design, setting, materials, integrity of the building has been irretrievably lost. Section 9. That should any section or provision of this ordinance or any portion thereof, any paragraph, sentence, or word be declared by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remainder hereof as a whole or part thereof other than the part declared to be invalid. Section 10. That all ordinances or parts of ordinances in conflict herewith be, and the same are hereby repealed. Section 11. That this ordinance shall become effective immediately upon its passage on second and final reading. PASSED AND ADOPTED in regular session on second and final reading on this day of ,2007. A I'I'hST: MAYOR City Clerk First Reading Second Reading 29 ORD.NO.38-07 HISTORIC PRESERN BOARD December 6, 2007 MEETING COMMENCED: 6:0 p.m. HPB NAME ATTEND Design 16 So. Swinton 103 NW 3 Ave. 302 NE 7th 135 NW 15t Ave Guidelines Site Plan Landscape Jan Kucera-Winney Rhonda Sexton TONI DEL FIANDRA JOANNE PEART LINDA LAKE KEITH SNIDER A ROGER COPE A 139 NW 5th Avenue NAME ATTEND Site Plan Landscape Plan Design Elements Waiver 1 Waiver 2 Jan Kucera-Winney Rhonda Sexton TONI DEL FIANDRA JOANNE PEART LINDA LAKE KEITH SNIDER A ROGER COPE A Meeting Adjourned: i,r 00/9 _ -e., 7„3 )e.? e/ia.0 ___122227 L j7 L.-fa a c - ) N s )9 7, 7._ C/' may_ -7 .a h ) �'l a) 9 97) eq_ n "y 2 /7 -C> ) J O �C, �-� J 1Z, L1/ fY / --, II ,2— /) .7 -. ------6X:__-----G'-P-7 j"), /-. 2_---( D 13 Ci 4 Cj:19(L a .2- --I-) Q--- ---------(3--Y'---71-----1 ---- ci_'- d7 4 e_ ' 2 _ Q,2 __, 9 --"-, c)t---1".2 ---L) ) V -) 1l )9P c -79 \ \ ? g__ / \ f<-fi?� � 6 may_ 7 l Yi --�, L---• 71l Y � � ),_6e — I '— / .17) -7/2( L-0 Y 6A r---- ) ._,„„ -274/2_\ N /(-14 l "9,e3 o l d / 7.-',) 9 (7)3 e-6 c) //7z-y---N - ,ep 2 _ / _ _ c>. a/ �)- 6 / fib 12, ' � ---6/2 \f‘ 14 6 )\ - '\ ,27 _ _ cd crm ) ) 6- g * ----CS-7) . ____,../ rc .7 c___e_5-, 2__ v- ( ,D7' t4 , (;--/- 0-...-,_.: )7 ) i ...03 ) c,) ar-Z-------e-------- -L-;---, a/1-e- __ ` -3 - a 0-v77 - _____ ) :i ____ . ...,____(7- , 2_._ ___,.._ . _7:i/ _______-i ....., ,,,,,,..-:).„„ —/i /3 .. t ) .__- _. ,, 7... j____,/___� t i,v, , -. ) _v _L--- .4,1},i- zz_ z? ----------------------- ____,___ ..,., A , -) )/,-63 ,),----4 0 __--,) .--- c ,,--,...__ _____ — c„, i &r.,-, =` / '' h t57 e 9.17 xh) c-t° ,70 7) /3 f ;7-9\ • r 9 ( /6112-- c".27 °/--7 94- / / .c3.7S. ,/7 ) /7 ( 2 t'r brd .e'"?'cfrL A —/' C7* u _e_c7 .7- C.-, -8-A-- x := i N . 1 ________ 2_ •-_ __ ---- - Z 7; 2 ,)--- Po t----- / ___— ,--,--z17_, --N-12, z, / - N ' -- ----, , 0) /------- , gyv9 4, „,,,,------ ) , 0 r' J 77' /r' L Ze Q r /, - /�— , ) 190u e N - /„ / r .Z - .�— �--. �c� d—ham•-. � c-rD ) =)=',-- V1- ) c ) ,04-17G/ 2(-Q / —7- 2 - ,4- 0 _ - ) (7-AffrL k-41- D e 1 i ' '-- 3 /-/____ 7 ' o 'f' DELL RAY■BEACH f I D A baba All-America City ' I ' ll! 1993 2001 SIGN IN SHEET 2 001 Regular Historic Preservation Board Meeting December 6, 2007 PRINT FULL NAME ADDRESS OR ITEM NO. ORGANIZATION 2 f/ , W( 1'27 •C 6e174`• 'D3 AJ / J 3/C' A-4' 6e.4 ; 2 q C.. /, /0 ./C a w!> 71t%4 ,T.'1 . I(,,Gu../h) . (i cf,,Y,A 41.- /Z,2 2-0 /ti/vrak,v 0 I 4 /b c i / uL, , h �� r v I (t __(XIi1 ( 11 1 o� �i f,/'ki, t Z- ,i it ‘; r"--) U k LJ A/9/ /S/s tiJ. `;[.i _ /j d ._ , ' -,- z‘ )) c3'--‘,.__., c) 4 ab--if-2-ii-- iadLi__ — „,__) e.,-7,. , ,4 J-7 - ,d‹,-.7 7 6'4.--- 9.7 9 ' Cd „r„,- ,, 77_ ,f-i2lask -ram ,,, 7� / ..,,,, , _/.,_:,__-_: = �j_Llz F, / J1' ,-, _ ,., _.,32 , ... ..- - :_._ .7/- - r4 *-I-6- _90X.1-2—__ . 7----6---- - ,, ' t ! C ¢- - .„--- cri7? /e - 1 6ri IIW / ) 1)17 (---\ 2 C____L__-, - ___ _/ I -, \,..- --- 2 ____,c7, ' .-e _ ,_ _x1_11/frog dX\ L--' - . j c--- -Q--t /_- 0 )rd.. )/ c -./ .4_ /_. • /.2.____ ./. - — 9 /2_ Ad J -- - 2C_ " ri e 4,6,0,4 c _ - _ — _e_1010 6 rC( 6). g+ • a a. — 91. c2 Q1) l► 1 ? - 2' - +-\ tL � �— I __. , i---tn4 f , A) 2 7J t 4 , I , .A ) 1 e_ _ -' --.. --- ) . \ ___ • _/ - , 6 -i- / J) . 1 I C7:----- -----p .1-- 1 -- 2-9.r _ __e -- ,. 7 1 a a e,t 5 2 1 pi „ \ 7 ,2__.,., , 7,, , ------ \ '' ------- --- ).-- -- Qp / P 1/ / IP , 7 - Q-- ,-- ( c.) —7 /)_264/j1 ic---N, - a, -e-- --Q----7 —/----------,in ___,I "..'- _ 6 7-- (,___ 9/ ' - -"'—'"? Z' --- ---3- 7") N • :ems v / `.2 - gaa— 6) C., / -- ----- ."-----' C \ ' )--V ---- /7( _____ . , 2. oi• ,-- A i--' — .9 ) ,, IL- q --- , ____c., , ,_ Jo. r--(I 6 ez L ) 4, , ,_ V-'" 493 N, C �- d P Y 0CD - `y=- 1 �.,___ .) n-- i - - _L _ d /' : 1) C - ---Y/ \ id ' / ,->-1.4/ /r-� � ,� \ / PIK- () O r cL N -� / _ / -- �, _ I a) 9 , ,. ____t_, , __.„ ,Th__L__..A ,_____ ai,- -,__" __ ---,___,/ ,f/' _\ , c:,. tryi,_ ‘)---N J_) , / -LV-L---___-;41,9.4.__ ,,,L.,_,),) .7. ----) i 1 9 cam/ f --e--9/ — WO �s 1 - ) J K2_, /(' e) ,,e.. --r.tov- , � _ � 2- S ri{w' /f ( c ;<.c,_ PI -.4. ------- 97_,c N c ) 2 o- _ - ----- ,-------/' n JO ,/ ) /. ' / --7_,_ ,__.,2_ -/ , /7 -7__\. ,/ . ai,o --- ___-- \, . ,A)___ ,/ __,Z_( -- ______ "r2_ N A-Y -Y--e ./ ---L' / 400,7 c[_6Th \ c I rh b a ,4) -)vr / ' ki,/4,-7,e _ _r__-c-c,--- -- n---- ,.. . io i ----2, -f2L-- -4/ ---(1 , c & _____,/ -- , 4 it 9) ___._.____-------- /0 /teix&-. ec L___ .__, 0 , }--- - -q,;2_ - __ _ , Aetovvp_ , , )- -,J -_ _,, 7 --, - - 7 / f vi -)-- 7. ,-------7---------- d -----/ e--___-, ,/ ,.--- _ _____::. ct,,,, \ _i_______ _ 9-D ---- -- ------r \ -- ----/t --b,--- / _C19 cc3° 0 )- d , ,dX (4--/ - , , /L_L (7,‘,Leu_.,p„.) __-- (9- p l AJ -- mil n ,` i Cot) „---- ,_____A ' _,y _ I ( -----,_, 4 41---,-- o rcl Cb) � - 6) L-- - 6? 0. •• • -) -C) C-feAZ2-'-"ey - ____ ______-----/7--- ) vi___ i4 0) :=:› 3 Y$. 4- ) C� a 411 J Af, ig o 72 v 1' lit-.f' /r'-- , ,. = - , 7 iL / t .--) / - - (- ___Jaio lir oe * 1 _4p_ - _ . - 1 QCf1,0--A-Pa--) = c- ( .A-J-tP] 4, . „ it -=.z:-\ \-.-- > wit7,---y )V ' '%', / _ i'‘) g . 4 Pt (h' A Af7ii,- ,- 241- . !- - .f..-:, -iiitifi , /hii \ VpuLLe_027f Rit, g '- 1- - Alva: _.,_..._ ._.,._....,z,„.:1, (I— 7( r - ___a / 9 - 7 p /. , C2 - 7 a _ - / - II � Y /C) � �� 61 - Qa- 7 ` ( v- �� '• l � 4c"ild) L1 / 2.441 , 2 J ) LLD\ ) IV 5 70 _, ,.? "!---2------- 11 - OP ) 2 / -- --PZI<D 2__ f-e— u atc ) ------------- 7)- ----------- p___. 4- _,_ z 0 • -, 4110"'"--viii----si-ir7" . . 6 a vL-D-9 _i_ — N -t• 79 my -i,i tAaA-- -. -• 4,„Z„ /L'1)c,4_ C.) �- tIoLc�oo '�/ I49i)), , „Lb / G'OO ) ` r, fr) // i_/0 b4- PO/ � ® ,P \ �-- - fY I C 71)/Ael- -d- .. r ,.- -A-e-zY2----1 7- 7 7 /2___- .,) 1 ..-e 7-4°--- \ \ ' 0 r- 74 - 7f_--- ---\ V---- \--- -----•. 7,./ -i ---- ----- /,i--- p 1- / oL p / „ze- ' --7 -' -- --/-- d /-1 -- — 77 ZL)- _, 7 ---Z /tid - - 6)-°- '"- ----- -,--/L-, j � C 49 _ 641LIL 711 2Zel-- 2--/-L( 4 7a//t/ (111 6c— e ) c7 /9ci - v 71, </ 7) ) — / r f -(A) , - / `� f79 Win" �/21.,p44_,, c cj/ �/3 4- / f 9 ee-/ JIiiL ,, 3(7) ` 1 .7- A / ).) eV„. -- ,moo ✓7 � v - iJ . .7 iir____ . 0A_ _____46' -----7-‘7. - C c - $ .2—.71 ' !242_71_______Z.„_ (i 0 CIA,ue,,_. , oZ I .-7 4. ->Z ‘2_, \_ - _/7_c_), _ LZ0-____54- — _2(261ibke - ---e... - 4_____ <•'7 .".""'''' )r)r) C- C4 , '- C --. 1/ , I (3 1 ,..7 o ai... 3 0 4, Gt- S mod- ��v�.o ftA-€. 645'`A ___I-- 6?, 00— a / Y ZZ2---/ Luze- ..h_c , /0, p r f ----- ___�� _,‘-i ,...q- - , gel ' 1 -D ,41 Yt\ r • _ 027_0 d/ v- ) • )7/ __IL _a U.___: __-. - ° ec :7- 2 -71:264-"pl— 4/9 if _ 79/ Gi("er W -91----:� ' l aZ I ,O37210 .4 c.-.t...%-) -.)/ 40 - *or a-2-r E_______ ....„ 0 3? \ _______________.,/----? / cn c2__x_1.._---,..,_____- 4 , dP. ,„.?...,___4:2„-----c,,,,./ ____„.__/ --1 ------ '. , -1) 1. 71(>-(- 1 „Q.) ,. s 7-- . ,--60 c_,,, \ ,,_ L' V . V i ,-„, .3) ,ig„, ..govh ilidtAde 4--E) co,...."_- A ..t*,.'_ LA)/ I. ...717k- - '' W:T,i;_ ( C. --d/ / N Co) d) / to ° ,,, 3 3 '--. 6c' i 0)�f vN L 2397, ,LrtAa,, _ Ar,-,/mazt- 7 a 6} / 51_0 0,- vph- jc."-- j-