Loading...
ORD NO. 2018-13 RELATING TO BUSINESS/INDUSTRIAL USESORDINANCE NO. 2018-13 AN ORDINANCE of the City of Bainbridge Island, Washington, relating to Business/Industrial uses and amending Chapter 18.09, and Sections 18.06.060, 18.15.020, and 18.36.030 of the Bainbridge Island Municipal Code. WHEREAS, the City adopted its most recent Comprehensive Plan Update in 2017; and WHEREAS, the Comprehensive Plan and subsequent zoning regulations allow a mixed use of businesses and industrial uses in the Business/Industrial District; and WHEREAS, the purpose of the Business/Industrial District is to facilitate development of a diverse economy on the island with business retention, growth, and innovation, and to provide opportunities for knowledge-based business and expansion of island businesses, diversity of jobs, and low -impact industrial activity that is compatible with adjoining residential neighborhoods; and WHEREAS, during the recent Comprehensive Plan update process, the City Council and the Planning Commission expressed concerns about the types of non -industrial, non -light manufacturing development that has occurred in the Business/Industrial Zoning District, leading to the City Council's enactment of a six-month partial development moratorium (Ordinances 2016-31 and 2016-35) at the end of 2016; and WHEREAS, the City Council allowed the moratorium to expire after six months, directing staff to work with the business community to revise the Business/Industrial zoning regulations; and WHEREAS, after the development moratorium related to the Business/Industrial Zoning District, the City held a series of community meetings (March 14, May 17, and September 20, 2017) with the business community in the Business/Industrial Zoning District to hear from them about the mix of business types that should be allowed in the zone; and WHEREAS, on March 8, 2018, the Planning Commission discussed proposed Ordinance No. 2018-13 and held a public hearing on the proposed ordinance on April 12, 2018, and after closing the public hearing, recommended "live/work units" be defined and added as a permitted use in the B/I zone, and that related standards be developed by the Department of Planning and Community Development, and the Planning Commission forwarded the proposed ordinance to the City Council for review and further consideration and recommended approval of the ordinance; and WHEREAS, the Planning Commission continued discussing Ordinance No. 2018-13 on April 19, 2018, and recommended to the City Council amendments to regulations related to "Healthcare facilities" and "Professional services"; and WHEREAS, notice was given on May 16, 2018, to the Office of Community Page 1 of 10 Development at the Washington State Department of Commerce in conformance with RCW 36.70A.106; and WHEREAS, the City Council discussed and considered Ordinance No. 2018-13 on May 22, 2018; and WHEREAS, the City Council held a public hearing on Ordinance No. 2018-13 on June 12, 2018, and further considered and discussed the ordinance. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON, DOES ORDAIN, AS FOLLOWS: Section 1. Section 18.06.060 of the Bainbridge Island Municipal Code is hereby amended as follows. 18.06.060 Business/Industrial. A. Purpose. The purpose of the business/industrial district is to facilitate development of a diverse economy on the island with business retention, growth, and innovation. The district is intended to provide opportunities for knowledge-based businesses and expansion of Island businesses, for diversity of jobs, and for low -impact industrial activity that is compatible with adjoining residential neighborhoods. The B/I district was formerly called the light manufacturing (LM) district and is intended to implement comprehensive plan provisions related to light manufacturing uses. The B/I district encourages proper site planning and design of developments in order to minimize traffic congestion, visual impacts, environmental impacts, and other impacts and use conflicts within and beyond the district's boundaries as enabled through development and performance standards. B. Performance Standards. All uses allowed in the B/I district shall conform to the performance standards listed in BIMC 18.06.050.B. R_ rw WOR v win A% 1 1. 11V2 _ 7 ■ x — _ ■ � a 1 Page 2 of 10 Section 2. Section 18.09.005 of the Bainbridge Island Municipal Code is hereby amended as follows. 18.09.005 Permitted and conditional uses. Permitted and conditional uses allowed in each zone district are shown in the use table. It is recognized that new uses will evolve over time, The Director has the authority to evaluate an application and compare a proposed unlisted use a ainst the permitted and conditional uses listed in Table 18.09 020 When a proposed use is not specifically listed in this chapter, the use maybe allowed if the Director determines that it is similar to other uses listed and compatible with other uses in the vicinity where it will be located. The Director will issue a Notice of Decision about whether an unlisted use is allowed or not allowed, pursuant to the procedures outlined in BIMC Sections 2.16.020.x.7 and 2.16.030.F. The Notice of Decision will be combined with issuing other required land use permits, building -permits, or business licenses as applicable. Section 3. Table 18.09.020 Use Table of the Bainbridge Island Municipal Code is hereby amended as shown in Exhibit A. Section 4. Section 18.09.030.A of the Bainbridge Island Municipal Code is hereby amended as follows. 4. A ricultural Processing. In the BII district, agricultural processing is a permitted ("P") use unless the business will be primarily out-of-doors. Ifrimaril out-of-doors. then agricultural processing is a conditional "C" use in the BfI district. Page 3 of 10 a WNW } - 1 M. TIM . - - Section 2. Section 18.09.005 of the Bainbridge Island Municipal Code is hereby amended as follows. 18.09.005 Permitted and conditional uses. Permitted and conditional uses allowed in each zone district are shown in the use table. It is recognized that new uses will evolve over time, The Director has the authority to evaluate an application and compare a proposed unlisted use a ainst the permitted and conditional uses listed in Table 18.09 020 When a proposed use is not specifically listed in this chapter, the use maybe allowed if the Director determines that it is similar to other uses listed and compatible with other uses in the vicinity where it will be located. The Director will issue a Notice of Decision about whether an unlisted use is allowed or not allowed, pursuant to the procedures outlined in BIMC Sections 2.16.020.x.7 and 2.16.030.F. The Notice of Decision will be combined with issuing other required land use permits, building -permits, or business licenses as applicable. Section 3. Table 18.09.020 Use Table of the Bainbridge Island Municipal Code is hereby amended as shown in Exhibit A. Section 4. Section 18.09.030.A of the Bainbridge Island Municipal Code is hereby amended as follows. 4. A ricultural Processing. In the BII district, agricultural processing is a permitted ("P") use unless the business will be primarily out-of-doors. Ifrimaril out-of-doors. then agricultural processing is a conditional "C" use in the BfI district. Page 3 of 10 Section 5. Section 18.09.030.13 of the Bainbridge Island Municipal Code is hereby amended as follows. 3. Commercial/Residential Mixed Use Development. Principal and accessory uses shall comply with the applicable development standards and performance standards of the SNC districts as well as the other standards listed here. pen:nitted. Ne uses fAF4 allowed; 0.F F4. b. In the NC district, residential units must be located above the ground floor if the building is located on a collector or secondary arterial or higher road classification; however, for mixed use projects, if the building fronts on a local or private street, residential units can be located on the ground floor. Density for mixed use projects in the NC district shall be calculated pursuant to BIMC 18.12.030.D. 4. Live/Work Units: Live/work units are allowed in the B/I zoning district, and are a building use that combines business activities within the same structure as a residential living space In addition such units can ,provide affordable work and housing space, meet the needs of special ou s such as artists and serve to incubate new businesses. a. A live/work unit is limited to three thousandsquare feet in gross floor area. The residential portion is limited to forty percent of the live/work unit's area, not including any internal stairs. b. The nonresidential use portion must be located on the first floor of the unit or, if parking is the first floor, the unit's main floor area. c. Living space shall be physically integrated into the live/work unit and not be rented, leased, sold, or occupied separately. e Access to outdoor open space shall be provided for the live/work units, such as a balcony or patio. The open space may be exclusive to the unit or shared with adjacent live/work units or businesses. f. The live/work unit shall be occupied and used only by the owner of the business or manufacturing activity, or the owner's employee, and thatperson's household. g. The business ma employ up to three persons who do not reside in the live/work unit. Additional parking, spaces may be required to be developed, assigned, or designated to accommodate such employees, pursuant to BIMC Table 18.15.020-1. h On -premises sales of goods shall be limited to those produced within the live/work unit or related to the permitted business activity, and com ably with the standards outlined in BIMC Section 18.09.030.D. i, A valid business license associated with the business or manufacturini activity must be obtained from the efty. Page 4 of 10 i. Other restrictions may apply subject to the requirements of the adopted International Building Code, k. A site plan and design review permit may be required pursuant to BIMC 2.16.040.13 prior to any other city approval of business licenses or other required permits. 1. The live/work unit and its related business operations shall conform to the performance standards listed in BIMC 18.06.050.B. m. The live/work unit shall meet the requirements of the Kitsap Public Health District. Section 6. Section 18.09.030.0 of the Bainbridge Island Municipal Code is hereby amended as follows. 1. Educational Facilities. a. in the BA distriet, educational } ineluding vaeational sehools, presehoels , maftial afts aeademies, and ether- faeflities not classified as publie or private scheels effiring primary and seeendai-y education �hr-eugh the high seheel level rl are pen!nitted ("P") K 7uses. b. in the BA } Fefeffed to in Affiele 1X of the state eenstitution and established by law and maintained at publie expense and pdvate leaming institutions established by law and maintained nuc. n expense,a eenditional ("C") i 77 c. In the WD -I district, educational facilities are a conditional ("C}}) use. Conference centers with overnight accommodations are not permitted. d. In the ferry terminal overlay district educational facilities are only allowed south of Winslow Way. Section 7. Section 18.09.030.D of the Bainbridge Island Municipal Code is hereby amended as follows. 4. Craft Food and Beverage a. Retail activity is limited primarily to items manufactured or assembled on site. pursuant to subsection 18.09.030.D.9. b. .Retail and on-site tastin or consumption areas shall be limited to 40 percent of the gross floor area or 4,000 square feet, whichever is less. A craft food and beverage business is not a restaurant, however, in zoning districts where restaurants are permitted, a craft food and beverage business may include a restaurant. such as a brewpub type_of use. c. The business shall meet the requirements of the Kitsap Public Health District— including istrict includin the he requirements to obtain a Food Establishment Permit when applicable. d. A site plan and design review permit may be required pursuant to BIMC 2.16.040.13 prior to any other city approval of business licenses or other required permits. -99. Retail Sales, Page 5 of 10 g. In the B/I district, on-site retail sales to the general public must comply with the following standards: i. Sales are'ifnto primarily focused on goods or products manufactured or utilized on the premises; ii. Sales to the general public are clearly subordinate to the primary use of the property as permitted in the B/I district; storefront retail businesses are not permitted in the B/I district; iii. There shall I- signage advei4ising the en stitee sales or- sefviees t iv. There shall be no additional on-site parking allowed beyond what is required for the primary use; and allowed;sales to the general publie of iterns Fnantigae4UFed on site is provided, that each sales event !a ts ne-mere than :Pve eeaseetAive J s. Section 8. Section 18.09.030.E of the Bainbridge Island Municipal Code is hereby amended as follows. 1. Auto Repair Services. In the B/I district, auto re air services area permitted "P" use unless the business will be primarily out-of-doors. If primarily out-of-doors then auto repair services are a conditional "C") use in the B/I district. a. Auto repair services are subject to standards in BIMC 16.20.120. b. Any automobiles remaining on site for more than 72 hours are to be screened according to the outdoor storage development standards in BIMC 18.06.050.13.10. Section 9. Section 18.09.030.H of the Bainbridge Island Municipal Code is hereby amended as follows. 2. Boat Building. In the WD -I district, boat building is a permitted ("P") use for property located on the north shore of Eagle Harbor. For property south of Eagle Harbor, boat building is a conditional ("C") use. In the B/I district boat building is a permitted "P" use unless the business will be primarily out-of-doors. If primarily out -of --doors, then boat building is a conditional "C" use in the B/I district. 3. Boat Repair Facilities. In the B/I district, boat repair facilities is a permitted use, unless the business will be primarily out-of-doors. If primarily out-of-doors, then boat repair facilities is a conditional ("C") use in the B/I district, Boat repair facilities are subject to standards in BIMC 16.12.040.C. Section 10. Section 18.09.030.I of the Bainbridge Island Municipal Code is hereby amended as follows. 10. Accessory Security Residence. In the B/I district, a single residential unit for securily and/or insurability of the premises is permitted. No other residential uses are allowed. The accesso security residence shall comply with the applicable development standards anderfoorrma�nce standards of the B/I district. Page 6 of 10 Section 11. Section 18.15.020.13 General Requirements of the Bainbridge Island Municipal Code is hereby amended as follows. 12. For all development except for single-family residential, the required parking for two or more complementary uses may be reduced up to 50 percent when provided by a common parking lot, but may not be reduced below the highest parking requirement. The reduction shall be reviewed and authorized by the Director of Planning and Community Development together with a Site Plan and Design Review Permit. building_ permit, or business license, depending on when the parking space reduction is proposed the : , ane of a e . di fi fial , pef ~„+ Section 12. Table 18.15.020-1 of the Bainbridge Island Municipal Code is hereby amended as follows. Table 18.15.020-1: Off -Street Parking Spaces Required for Residential, Neighborhood Center, Business/Industrial, and Water -Dependent Industrial Zone Districts Land Use Spaces Required Residential dwelling unit in a single- 2 spaces for each primary dwelling unit and 1 space for each family residential district [1] accessory dwelling unit. Residential dwelling unit in a 1 space per primary dwelling unit that is a studio or 1 multifamily residential, NC, or B/I bedroom unit, and 2 spaces for all other primary dwelling district units. Dwelling units situated directly above a commercial use or directly above parking serving a commercial use in the NC district or Live/Work Units in the B/I districts shall require 1 parking space. Dwelling units separate from the commercial use or its parking by one or more intervening floors shall not be considered to be located "directly above" that use, and therefore 2 parking spaces are required. The director may require guest parking in excess of the required parking spaces, whether or not the required parking is reduced pursuant to BIMC 18. 15.020.13. 12, up to a maximum additional 0.5 stall per dwelling unit, if there is inadequate guest parking on the subject property. Retail, commercial and personal 5 spaces per 1,000 square feet of floor area, except as services in a building with less than modified by the parking standards for the mixed use overlay 1,000 square feet of floor area districts and High School Road districts below. Retail, commercial and personal 4 spaces per 1,000 square feet of floor area, except as service in a building with 1,000 modified by the parking standards for the mixed use overlay square feet of floor area or more districts and High School Road districts below. Page 7 of 10 Table 18.15.020-1: Off -Street Parking Spaces Required for Residential, Neighborhood Center, Business/Industrial, and Water -Dependent Industrial Zone Districts Land Use Spaces Required Industry light manufacturing uses 1 space for each employee plus 1 space for each 250 square feet of office space. Places of public accommodation 1 space for each employee plus 1 space for each 4 occupants serving food and beverage, as determined by the department. including but not limited to restaurants. craft food and beverage businesses and taverns For motels/hotels, inns, and bed and 1 space for each sleeping room. breakfasts For places of assembly, including 10 spaces for each 1,000 square feet of floor area or 1 space auditoriums, theaters, banquet for each 5 fixed seats, except for movie theaters which shall rooms and religious institutions require 1 space per 4 seats. Elementary, middle, and junior high 1 space per 50 students and 1 space per employee. schools High schools 1 space per 10 school students and 1 per employee. Educational, governmental, health A number of spaces adequate to accommodate the peak shift care and recreational facilities not as determined by the director based on information included as part of an elementary, submitted by the applicant as required for other uses and middle, junior high or high school or special cases below. a religious institution Day care centers 1 stall for each on -duty shift employee plus 1 stall for each 12 adults/children served by the facility. Capacity is determined by state license requirements. Other uses and special cases For other uses or special cases, parking requirements shall be established by the director. For determination by the director, the applicant shall supply (a) documentation regarding actual parking demand for the proposed use; or (b) technical studies prepared by a qualified professional relating to the parking need for the proposed use; or (c) required parking for the proposed use as determined by other comparable jurisdictions. Section 13. Section 18.36.030 of the Bainbridge Island Municipal Code is hereby amended as follows. Page 8 of 10 29. "Artist's studio" means the workshop of an artist, writer, craftsperson, or photographer-,but- not basis of to sit fer .,.emit An artist's studio does not include a residence or living unit. "Boat building and boat repair facility" means a business involving the fabricating manufaeturin . or repair of boats. "Craft Food and Beverage" means the production and sale of locally -produced food or beverage products. A craft food and beverage business is not a restaurant. 78. "Educational facilities" means a public or private school or educational or training institution that offers a program of college, professional, environmental, preparatory, high school, middle school, junior high school, elementary, kindergarten instruction, or preschool or any combination of those facilities, of any other program ef tfade, te"ireal or artistic instruetion (exel;adi , single a„ —r st ticruvsivaa ), together with associated staff housing and/or conference facilities and other typical educational accessory uses. 113. "Health care facility" means a building or buildings used for human health care with more than 10,000 square feet in floor area such as a hospital or major medical clinic. 132. "Kennel" means a place where five 6fee or more adult domestic animals are kept commercially, generally overnight. A commercial kennel is ,,onsia,.fed a rr„f ss:, nal ser-viee „iade this title and is maintained to board, breed or treat the animals €or-prefi and shall exclude pet shops and agriculture. This use includes a boarding kennel/cattery, animal shelter, animal day care or animal foster home. An "indoor kennel" is a kennel where all activity at the business location is conducted indoors. An "outdoor kennel" is a kennel where any part of business activity is out-of-doors at the business location, excluding_Rarkingareas. "Live/Work Unit" means a building use that combines business activities within the same structure as a residential living space. Livelwork units are distinctive from other mixed-use development because the commercial and residential space are internally connected and the business owner or employee must live in the dwelling unit. 199. "Personal service" means an establishment that provides on-site service(s) in a nonoffice environment including, but not limited to, beauty shops, shoe repair, laundry, dry cleaning services, animal grooming_ parlor eaFe seFvk-e, and tanning salons. Auto repair and body shops are not included under this definition. 200. "Professional service" means a business or agency that provides services in an office environment and includes, but is not limited to, legal services, counseling services, real estate offices, financial services, insurance services, massage them acu uncture, medical, and dental offices „~a ,.,,..,,,.~meat ��. Professional service does not include a health care clinics such as a hospital. Page 9 of 10 207. Recreation Activities, Indoor. "Indoor recreation activities" means gymnasiums not accessory to an education institution, racket clubs, sports arenas, and similar uses. Martial arts, dance, yoga, and other fitness classes are considered indoor recreation. "Vocational/Trade Instruction Facilities" means a school that offers instruction and practical introductoFy experience in skilled trades sucli as mechanics caLpentry, plumbing. and construction. Section 14. This ordinance shall take effect and be in force on and after five days from its passage and publication as required by law. PASSED BY THE CITY COUNCIL this 12th day of June, 2018. APPROVED BY THE MAYOR this 12th day of June, 2018. Kol Medina, Mayor ATTEST/AUTHENTICATE: Christine Brown, City er FILED WITH THE CITY CLERK: May 18, 2018 PASSED BY THE CITY COUNCIL: June 12, 2018 PUBLISHED: June 15, 2018 EFFECTIVE DATE: June 20, 2018 ORDINANCE NUMBER: 2018-13 Page 10 of 10 IS NO PA" will "Vocational/Trade Instruction Facilities" means a school that offers instruction and practical introductoFy experience in skilled trades sucli as mechanics caLpentry, plumbing. and construction. Section 14. This ordinance shall take effect and be in force on and after five days from its passage and publication as required by law. PASSED BY THE CITY COUNCIL this 12th day of June, 2018. APPROVED BY THE MAYOR this 12th day of June, 2018. Kol Medina, Mayor ATTEST/AUTHENTICATE: Christine Brown, City er FILED WITH THE CITY CLERK: May 18, 2018 PASSED BY THE CITY COUNCIL: June 12, 2018 PUBLISHED: June 15, 2018 EFFECTIVE DATE: June 20, 2018 ORDINANCE NUMBER: 2018-13 Page 10 of 10 d m cc F- 4) d CO) O N O O Cd r d 72 H r•i a m O C O r -I N M r. -I Od +�+ m� Q Q Q f° O L U N m � O U a a in >' Z � Q O C. vii c mC -E w N G1 G LL u U w U O :D ++ a ` (AQ. m M X CV d G_ Q tp O L � c 00 C N m U w N tO O r -I +r rDi u Vf C CQ C LL L6 C O O C U LLI L Q r� sa C 0 UCjCL O C OC r�-I m c�j m L r -I p V 00 d O W W N O - �p v� r -I t6+r N 9C U +' C Q H j 7 U a 4l m C U a _U m C L a U a C O O oC m U a u CH V N N O a U II II OC cr a a U Q U 7 C � C O Gam`) d a U �= m L V) m 4J V m L O U �i vs 4-0 � ani m _ m V1 }aIA d c f—VO LL LU m � 7 f0ECL _U N N O w Ln N p L OC cc V) +-3' L 7 Q U O D cc p u is O Q ai ai a� p CL LU pp C m Q a V Y ZU U Z y u m u u u a U c Z LU°C O a i C Q Q i Q r Q i Q m Z Q r•i N m C N \ M r -I � M N LO co U Ci �+ rl O Q + 00 70 � m m m m m L ai .r J Uo 6 a 4 al O +' N0 U Ln a - •L iO L L LLc `J a a a U O2 D v L— O. � ++ m E a a a O m m X oa Q Lv a a a a N a, 4� > > c m Q O p U 0 c a a a a 3 QO U aJ a a a a '^ a a al OP m a a al O o N cc I O a U Ul D f0 = M p m U a U O L' L- I m a U C m a U NC. u U y OC N N Q II F- N II II m a U a U Q UH Cr C) a U oC in To C +� O cn N +_ E CL m Lr O O ++ > UQ Q cu o on C CU X_ NL CC E X G a, E ami c_ c OJ°tLo }a} c N c +°_� U } v ro c 3 3 O 3 c O a Q a c O a _� E E _ O " " a' a U II z Q —' LU m r E E 3 a I I I I oA dA E w k L Z U C un O 7 o c c O > O L a co CO O �n r*4 W Q w oC z m V) in U :J C7 N m C N \ M r -I M 00 O N M ko W) O M L O Q r -I N M T-10 4 0p � co 4 U U U � 41 D N � C. U U U m O U m cA Q al 0 v O O 4, H A Z a a a U U U C Q. CC o M v M— a a a a a v M t �^ E ( ii a a U U U U >Z X` m a a a U U U m m (, _ a O � C N C c C a W a a a a a f0 O 3 0J rn a a a a a a a v O � Ca Q ry c�- U a a a a a a aL ,.-i a a a a a a 00 L O a a U U U U tO a a U U U U Ln N Q Na a U U U U C 2-11 a a U U U U Ln W� a a U U U U G.O � 0 L C. cn 0�'. N a a U U U U Q II 0! F- N II II OC a a U U U U 01 Q U a a U U U U 0 ' a a U U UI U U 0 A) N 0J .0 m LL v O N LL u U Q L N +_+ Z O C H= O +, W Um a 0D O ++ LV LL O) C�_ V Z C m += Y U- co LL o 4 v m o �i a a O O L co Q o E "' c Cl) c°v II Q = � " CL U +! >°, E o m 11 co GJ a v m O "' m ° C7 a o U -a w Z o (D (v OC o a m U- cn M 00 O N M ko �t / m � k q @ � o E \ / 2 R/ u 6 ' \ _ a a- (L a- a� 2 o U A co r u q A 12 � E 0.1 C u z .0 g u _ k = > u a / 2 t E G± u � Q 0 cu .§ 2& C7 d u o \ a a u a c cu 2 \ 2 k x u u u « m g a- u a- u u u a - OP W 0- u u u u 0- % k g � G u u . u u a_ k Ln / 0- u u u u a ,Ln q c cu [ CL u CL u u u CL 0 o t 2 q m 0- u 0- u u u M- \ R Er -i M- u a- u u u a. « 11 I 11 2 u u u u 0- k/ 7 2 0- u u u u a- k ¥. 2 M- u 0- u u CL . . Aj Ln 2 E � (U § 0 k k c o 7 2 a $ / O n / k 2 ® E � f 7 u E 2 u 2 2 § & 2 2 ƒ .E .) 2aj o / / v u § 2 w 2 k $ C r u > \ / � CL 2 CL/ 2 0. \ k / ( ( k LU 2 u m 0- 0- (= w 0 u o L.L I �t / m � Ln / m kD k k N @ k o lb u2 o E ~ 2 0 m _ 6 u o E 3 m u u o u (U / \ � IA _ u / t § E CL u (A � E t� U0 0 C I & 7 C � a- oa g 3 g < CL CL t ¥ u 2 c q § 3 k6 7 m u 12 u a- 0 ¥ u . m 2 0 u u u f LO t u u u v § � u u u . § ¥ u u u cr m Ln ¥ u u u ° :Lj2 -0o 7 E CC/ u u u k m R u u u w OL cs u u u k E � L q 2 \ 2 L 2 « c � k LU L / \ k ■ D w � ° u - 2 f L ƒ 2 ° 2 2 J c g 5 / ° E [ 2 w \ ' 2 [ cc E o a u z / q § / k U / u w q 41 - E ° � S CoN � _. ƒ v < . u u u LU u k k Ln / m kD V / m � k C &� a2q e ¥ Ln CL.1-1m FE 00 6 6 2 m 0 3 0 a a u � Q . 2CL a u 0 2 i (A E@ �U cu I u a u � 0 I&CL d u a ° q r w � a� » ° / c u 2 a� 2 2 2 « b u u alCL 2 u CL $ � o W u u tD " Ln u u ƒ u u Q u u Ln u u L. 0 cn u CL E u ccu u ® �i � u u � u u u u u § � � q aj 2 Lnj ƒ LA � 0 w � > 2 m 2 / / / ■ 9 m / o Q S § T a k / � 2 $ ® LU ca � 2 G \ v 7 t E § 2 19 I § E E [ a z w -0 4 2 a v m O CL) \ z k LU 2 3 \ I o . . . V / m � r- / � � k k q @ & r / q m Lni OPI ¥ o vi a l 00 LA W Q . 6 r ,■ 2 o u 2 2 LA u 2 al C - t m : t ® E ■ @ a a a �U � o = 2 2 C 7 Q CL a a � o � a� 3 ° 0 2 0 2 « m b u a a� 2 o ƒ � cc « D 7 Lr?0 0 � L. L. � ¥ CL ~ < u < � CD u cu k k ƒ � Lnn c / / 0 LUk / t u 2 G @ u 2 U « o 2 q k f % 3 O o g m V)/ m E 2 p2 � -0 $ m 7 ƒ o % 0 ƒ � � Ln _ § \ c z 3 u ° % ° a w 0 ƒ o 0 0 2 m 0 t § CL 2 q 2 u 1 0 CL In- u_ o r- / � � 0 Vt p v M N L Q `~ v U rn op 1 V OlI rl N M O m00 O W W W W O C Q L — Qi M O +_ U t U QI al U L O LL *' U >• Z a O U U U CLw o M M 0 = = a tO U U U U •L !Z M LL y m - G7CL H L U O D F- H a ami C7 a � a a 7 Co 25 U io O � W a m N N O U Q lC co p N c O O U a r -I U a a U 00 OP O ' � N � O N U E G! Q 41 N 13C Vf � � •� M A p GJ 1 Ln L O m L L H O OC M CL E U U r4 lV Q II - E" � Q �Q U M o c, a m E 0 N U 7 m LU d O g v a W LG1 OF y O u LU t 76 41 u co N W U N C i 4-N C O w O a = > co v> :2 }, IAD W L N w to f0 m in O I— > o c c a N a� cr. O 4-+ L i L N N N p OC O E v — ro m � v_ a� +_ t O H aU N a a L E _ —p W �, LL E cn t CU a C7 a m °' °' c u 11 Q cnLU u II II O 0 E E i O O a U Z W O c/ 1 4+ ++ a Q U U u o Z LL L7 0 0 00 1-4C N m � M N kO aO Ln LO n 00 l" I O LA Q 41I ❑ m o6 W W LL W L a _ U U f° o L U H cp c.P al a a L- 2 +, N �. Z U U U U M w 2_= U I U U a U U �, K-- y: L E N H L1 ai `1 U O� w m m X 4J M 4J C . wO U Q kD p .NI U N O O C r U U Q m U L2 2 GC .moi U o0 C i O U kD w GN1OC U E U K1 = GJ Q O H oC U 3 CY N O O -d'U Ln I m U L- -O O O (U c a U U E GJ N U N Q II H m I I I I OC U U O Q N ai Q U D H U U u U U N a v tio m c E 'a Ln 3 N U 3 � N N Z O O N N vv U on LA p UN 3 Y +' m N -j N W p E 3 vw a o 3 u H V) .O a L N+' v OU O l0 N U L U l0 W �' U y LL LL ++ o Q p N 4- O w a4-+ °1 0 ~ J mN c m Z Z C a p w E to L Q E c c L a d u I I Z_ co to LU Q u f 0 In II II Y i U Z c L Y _ O - a� J 4' c d U m LU N d ro O +' 2 Z O Z d N H 1 0 00 1-4C N m \ / m tD k C) r4@ C E k0 \ 2 2/ LL LL LL b E CL CL a o u / VI co a- a a zC u U u « 0 0 t CL 0 CL k k= u U u \ ± r ƒ E� U- ¥ u U « a w U 2 0 / c 2 u Q u« § � q LUu U u < 2 3° > k ƒ k u « / 7 u g Q u « m uo 2 u a u « LL� u U u « IA ■ 2 � u UtA u < ■ u « � d / 0 u_ U u « W m u Q u « o V g 2 o m Q u U u « LA t. n U u « $ k u� u U u E E /ci CL k / / / 0 0 2 2 2 co 41 k / / / \ \ \ ■ k Ln 2 \ w 0 U- LL L @ (v 41 2 $ $ % § p / / / M �_ / o u \ \ \LA § E 2 IA \ E E E LU q r OIA � [ E E E . E ° p 2 E E u u u < :3¥ LU c \ o u i 7 $ $ £ t;, i E 2 41 k _) aj c_ Ruj k ° a v V) E V)■ Q g � k k k 2 . ..� \ / m tD q 0 rn Lo k k N ° 0 o 62 e N m ¥ CL2 2 \ 5 � @ o : a — 7aj 2 0 U =cm CL a u CL u 2 . u 2 u u +,CL g $ t E@ � ± u �U0 = £� i CL 2 m Co M x (D LU « u 0 k � 2 7$� 0 u 2 � . f o J — ) Ln k ccc V) LA 7 D m . o Ln 0 � L (A m o . w cn d u � CL ~ u u / 2 u u � u Q u r_ E c 0 ¥ 2 a I @ S w 2 � 7 > k D ƒ § E o / w ° � LL -0 c 2 — § 2 Q % $ m m tw ¢ 2 2 ° ® b / ¢ s 3 � % E 0 \ \ \ § u a) L- § � LU u u u u § c � m @ ® CL U �� « 2 2 2 2 m e 2 i i 2 k w f 2 t $ T a : 3 q k k k k ƒ \ J \ k q 0 rn Lo C'4 / m LO V) N u 6 m/_ Lnm � § 0 CLm 00 r c Qj R_ ko u u C u U'n ca Cl- i m a 2 u / E 2 u § � / 2 2 m E @ ± - �Q ƒ \ � 3 C 2 m M x v � \ d r- r4 L § o « � g u u � 2 � 7$u o u ¥ u 2 � � O $ o ' u E cu « 0 D m . § c Q Lf) _ 0 � o G a r 0 c E u0 u aj^ � 2 k u S - . M © � - � 2 f E / k aj \ [ ' � aj � ƒ ± ® u ■ \ > # k 0 c LL f @ 9 G 7 7 / k (A D § 2 a k w E t 2 k§ f § e 2 \ � \ u c / CL ® cu \ a / © � 2 w ƒ q q � 2 o 0 2 � 4-0 I S f f$ i i z / cu Ln " / / 0\ 2 2 w $ e a 3 q u t \ I 2 3 m 2 2 u\ C'4 / m LO M r -I 00 r—I O N M ri ko Nv "MO u -0U Qi W L N O C O r -I O y tZ 2 r a a a U a a a O iH U _ \ m �- O -- in > Z a a O a 'Z,M Mtj c t U - dLA U o 2� fl. N vOi m m L CX G C N U LLI Q G �O +' ri V p C H O U Q OC r�i O Ln U Ln N D f0 = M O CA Q v U N N N a „ u II a, u Q C :Z CL) _ m a O O W -Y- u U m ccO G N cu C 0 V N m fm O N N G ++ > a.�i U O O m O m2 m O 4J 0 W a LA 4 m L v LL 2. co m IZ in E 4- Q a C U mm vi cr m O 1 N w L -3 N N to C H m 2 ++ c ` 0 W vi LAN m m cc G. Q m L A sZ OCN O O a V I I Z - H 3 N v `° L vNi II II N O L LU O U a U m V) 0 L Q a Q M r -I 00 r—I O N M ri ko 00 O N M "2 M N V to O `~ "O uC Cl) ' V CO C c -I N M lfl �f'1 lD V-1 O LnQ +, 00 tn C3 N .O fD o = u N m a u 0 0 +. tA >. z a Q a a a a Q C Q o rL _ C a a = t Q w •� a a a, Ou L u O D C L C Q -X ++ 0 Q Q m fC1 L ro O L C w a a N t0 O a t0 0 U ,-I u C 'L m u O u a a Q a u O Q a u (A N tD a OC u a Q u a a a a a c u u >. a a Q Q a a a ?f 0 o a a u a Q a a u a 'a O m CLU a a u a Q Q a u Q U OG N Q II O �„ u a a u a a a a a a, u r, a a a 0 Q a u Q a a a u a CD u cc a a u a a a a a Y U O N V) cu N C O - C L O cu L $ O C ; �Q OC C cc C W "a C m Ln v4-1 c o 3 0 N w Of LnH cmto O W— — CIO C L y y a rfl C m a -a ++ u } 7 O O 7 7 QJV V V V V•(U V t N O w ao w w o0 0 3 3 00 N -a o a a a a a u o o a o W L L L L L L L L 0 L L N O a I— C7 o 0 0 0 0 0 0 +� o +, o 7 a u II Q Z u u 0 Ln Y (J vii vii vii vii V) vii vii -a vii -a d II II O Z w aj u v v v V N u v u N u N y u N N V a� V "O a U a a a Q a a a Q Q cOo .O .� 00 O N M 00 C I O N \ m r-1 l0 to O M N u Lm - V -1 U lD L OJ N r -I O y Q n 00 a) ail a -I IA O a m � l` O a a Q Q Q a a Q, f00 t U N Q Q Q Q a! a Q Q m L O O -W >. Q Q Q Q Q a Q Q CA Z C Q w _0 0 CL M L L LnE Q L LL Q a a Q a �� L U O = v Q- v m Q a a Q Q Co f6 x v w a Q Q Q Q o L c N c co 3 aJ a Q a Q Q Q O U Q Q Q Q a co to Q Q Q a a 00 �. Q Q a a a o v a a aLn a a Q L a a Q Q Q Q a, LnD L oC Q a a Q a Q LO O Q Q Q Q a Q O o tA ,'�; rn v � � E U U G1 CC N Q Q Q Q a Q N Q !! F- a a Q a Q a !!,! o1 a, U� Q Q a Q Q a a CD a, L O +J L L *' O N a m U C 0 O C a f0 r aJ "a N N N +' > > ul 4J � \ W U G1 V) W m 3 O C 2 i y LA M d} aj O of OJ ai aiD0 00 a U f6 ' u \ N O m (9 mcn 0- v C } N }+ ac N f0 - C C i f0 f6 += N Oc p O o O of N cn vni G. LU L L L L aj u i >- L L N O !! H l9 Q O 01 O O O v O O O O d U Y Z (n Ln Lna Ln Ln Ln a Ln v !! !! Z W �= u v a) v a) U v U 3 v Q) a :z U mO O a LL a Q Q iy Z U Q U Q U a 'LA a m 00 C I O N \ m r-1 l0 00 0 N m m U L O l0 ii 'C 01 VC kD L U N C f0 m -I ami cI r -I N m L1) V-40 c. 0000 � O U N mo a H H H L Z U a "n ? Z CL cG , U m � z_ ca = a Q H H H H U }�_1 M L L Q E wI Q V CL �� L V O = L Q- N +' 0 Q U a H H H H H m 5 N C w a U Q != N M 3°' u 0 ° Q Q - Q m i o V a u Q CC ami Q Q U a H H H o0a u L CC a a o u G1 oG Q a Q ~ ~ ~ N< Ln O Q Q U Q H H H c u L a a a o 'Ln OC m a a U Q H H F- L O in L O O• U u V E ni Q Q Q H H QII GJ ~ N u u oC a Q u v Q a M 7 u Q a q:t u ' a Q a Ln v U L {A Ln N L bn C E m w cu t Y 0 o N OD c 4- fD a = Y O ` 41 m m O a N 7 O N c 0 E w I O O Ln O V t0 C N LA �_ rr O_ UU Q u of N c f0 v E w U U ` V) Q LU N ++ E .V o oc O O a, C a,CU " V V V a LL E 3 = a w m O O N a 0 m m m m m O UI _ _ •L i L L L L Q L CO L 0 L 0 m O d Q QCL G.. Q II II = Z w 'O C to p 0 w N N E v v a v O m�- 00 0 N m / m kD k k C'4 ¥ B Q / a 2 & d R § m ■ £ _ £ 0 R _ e § @ M o E k 3 R e a C 0 o 2 u 0 (U 2 � § � M _ § = e e M mt M pAu I e e e 2 §E �2 M 41 e% -k CO ■ 0 J W 2 U $ k § c N R ° / « m u e R M § e a w ■ OP M 2 2 � ° u f � ® § _ _ ■ e (U CL LL m D M m > § & �_ ® CL� u v t m k R « M 0 > k v/ 72 4 u e e 0 k A $ . ci e e 1 c ■ � § E CL � o k > k 0 a) § 2 E c n E Lj rM f E 0 k k 2 u LU (A / k LU m 0 a E Ln �E k w E c ƒ w aj § t 2 0 : 2 k � 0 0 �_ O 2 = k � a a# LU/ / / c @ (1) 0 2 0 u � Q , § § / k 0 0 CL CL r 2u / / _ : 2 E w / m kD 00 00 0 N co