18-105207-UPCITY OF
r Federal Way
Centered on Opportunity
June 20, 2019
Mr. Doug E. Stokes
Westhill Pointe LLC
6122 Isaac Avenue SE, Unit C
Auburn, WA 98092
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
FILE
Jim Ferrell, Mayor
Re: File #18-105207-UP; LAND USE PROCESS I APPROVAL
Westhill Pointe Residential Accessory Storage Shed, 31250 28th Avenue South, Federal Way
Dear Mr. Stokes:
The City of Federal Way's Community Development Department has completed administrative review of
the proposed residential detached accessory storage shed building and site improvements. The Process I
land use application submitted on September 19, 2018, is hereby approved. The proposal meets site plan
and applicable community design guideline criteria set forth in Federal Way Revised Code (FWRC)
19.55.020 as found in the enclosed "Exhibit A - Findings for Process I Site Plan Approval" and
incorporated into this decision by reference. The remainder of this letter outlines the zoning and
development review process required for this proposal and a summary of appeal procedures.
REQUIRED REVIEW PROCESS
The proposed residential accessory storage building is subject to review for improvements and additions to
developed sites as set forth in FWRC 19.15.030 and is subject to Process I Site Plan Review in accordance
with FWRC 19.55.050, The proposal does not exceed the city -adopted flexible thresholds set forth in
FWRC 14.15.030(c) and therefore is exempt from review under the State Environmental Policy Act.
CONDITIONS OF APPROVAL
1. The project as designed creates less than 5,000 square feet of new plus replaced impervious area and
for this reason, a flow control facility and water quality treatment are not anticipated. Targeted
drainage review, as defined in the 2016 King County Surface Water Design Manual, and stamped by
a civil engineer, is required.
2. This structure is not to be used for habitation, business, industrial, or commercial uses, including but
not limited to, contractor shops and yards, commercial self -storage, commercial kennels, etc., unless a
change of use permit approval is obtained from the City of Federal Way Community Development
Department.
3. Community design elements including the pedestrian plaza, pedestrian walkways, and building
canopy shall be installed and inspected by the Planning Division prior to or concurrent with final
building inspection.
Mr. Doug F, StnkPs
Page 2 of 2
June 20, 2019
APPROVAL DURATION
Unless modified or appealed, the Process I decision is valid for five years from the date of issuance of the
decision. Time extensions to the decision may be requested prior to the lapse of approval following the
provisions listedin PWRO T9.1-5.140. The improvements must be substantially completed within the five-
year time period or the land use decision becomes void.
APPEALS
The effective date of this decision is June 24, 2019, or three days from the date of this letter. Pursuant to
FWRC 19.55.050, any person who received notice of this administrative decision may appeal the decision
to the Federal Way Hearing Examiner by July 8, 2019. Any appeal must be in the form of a letter
delivered to the Department of Community Development with the established fee. The appeal letter must
contain a clear reference to the matter being appealed and a statement of the alleged errors in the
Director's decision, including the identification of specific findings and conclusions made by the Director
disputed by the person filing. However, as you are the only party of record, you may waive your right to
appeal this decision by submitting a written request to do so to the department (this action allows the
building permits to be issued prior to the end of the appeal period).
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development. This Process I approval does not constitute approval of a building
permit or authorization to clear and grade the site.
If you have any questions regarding this decision, please contact Associate Planner Natalie Kamieniecki
at 253-835-2638, or natalie.kamieniecki@cityoffederalway.co.m.
cityoffederalway.com.
Sincerely,
Brian Davis
Community Development Director
enc: Exhibit A `Findings for Process I Site Plan Review Approval'
Approved Site Plan and Elevations
c: Natalie Kamieniecki, Associate Planner
Greg Kirk, Building Plans Examiner
Sarady Long, Senior Transportation Planning Engineer
Ann Dower, Senior Engineering Plans Reviewer
Chris Cahan, South King Fire and Rescue
18-105207-00-UP Doc. I.D. 78809
41k
CITY OF � Community Development Department
Federal Way
EXHIBIT A
Findings for Process I Directors Approval
Westhill Pointe Accessory Storage Shed
File #18-105207-UP
The Director of Community Development hereby makes the following findings pursuant to content
requirements of the Process I written decision as set forth in Federal Way Revised Code (FWRC) 19.55.020.
These findings are based on review of existing city documents and submitted items by the applicant received .
September 19, 2018.
1. Proposal — The applicant proposes to construct a storage shed accessory to the existing two, four-plex
multi -family buildings on site. The building is comprised of ten total storage bays one per unit of the
four-plex development and two units for maintenance purposes of the subject property
2. Existing Conditions —The subject site is a 2.3 acre parcel developed with two, four-plex multi -family
buildings and a single-family dwelling with a detached accessory garage. The site is bordered by a
single-family dwelling to the north and apartment town homes to the south. The site is bounded by
Interstate 5 to the east.
3. Comprehensive Plan & Zoning Designation —The subject property zoned Residential Multifamily
(RM 2.4) and is within the multifamily comprehensive plan designation. The proposed storage shed is
considered a residential accessory structure (FWRC 19.265.010) and is a permitted use only as an
accessory structure associated with the four-plex development.
4. Review Process — Minor additions and improvements to developed sites are considered those that are
less than 25 percent of the gross floor area and are less than 2,000 square feet in new gross floor area.
Use types located in the RM 2.4 zone are subject to development review procedures of Process I "Site
Plan Review" set forth in FWRC Chapter 19.60. Process II review requires no public notice period
and concludes with a written decision issued by the Director of Community Development. Appeals of
the Director's decision are conducted by the city's Hearing Examiner.
Environmental Review — The proposed improvements are exempt from environmental review. The
new building will be less than 12,000 square feet; the improvements are consistent with the State
Environmental Policy Act (SEPA) definition of "minor new construction" as set forth in WAC 197-
11-800(2)(e).
6. Height— The height of the structure is below the 30-foot height maximum limitation.
7. Setbacks — The required yard for the proposed use is 20 feet front, 5 feet side, and 5 feet rear setbacks.
The structure is required to be outside of any recorded easements. The proposed development meets
all required setbacks.
Westhill Pointe Accessory Storage Shed 18-105207-UP / Doc ID 78808
Findings for Process I Directors Approval Page 1 of 2
8. Lot Coverage — No maximum lot coverage applies. Instead, the buildable area will be determined by
other site development regulations, i.e., required yards, landscaping, surface water facility, etc.
9. Nonconforming Development —As proposed, the project is exempt from the requirements of FWRC
19.30.090(1), to bring all nonconforming aspects of a development into conformance. Additions of
less than 2,500 square feet are exempt.
10. Community Design Guidelines — The proposed accessory storage building complies with the
provisions of FWRC Chapter 19.115, "Community Design Guidelines" that are applicable to the
development as detailed below.
a. Building Design — The primary building fagade viable from 28t" Avenue South will include an
architectural canopy detail along the entire length of the structure. The canopy shall be of
similar color, texture, and building materials as the structure. A pedestrian plaza is provided for
the use of the onsite tenants. A walkway is provided from the existing sidewalk adjacent to the
four-plex buildings to the accessory storage building.
(f) If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and
not screened by Type I landscaping as defined in Chapter 19.125 FWRC, shall utilize vinyl'
coated mesh, powder -coated poles, dark color(s), and architectural element(s) such as pole caps
and/or decorative grid pattern.
11. Transportation — Based on the submitted materials for the construction of a square foot canopy and
1,984 square feet of additional shop space, the Institute of Transportation Engineers (ITE) Trip
Generation — 8`" Edition, land use code 942 (Automobile Care Center), and reduced -rate assumption
for the proposed and existing uses, the proposed project is estimated to generate no new weekday PM
peak hour trips.
12. Stormwater — The project as designed creates less than 5,000 square feet of new plus replaced
impervious area, and for this reason a flow control facility and water quality treatment are not
anticipated. Targeted drainage review, as defined in the 2016 King County Surface Water Design
Manual, and stamped by a civil engineer, is required.
13. Building Permit — Prior to building construction, the applicant must obtain building permit approval.
This Use Process I Directors Approval does not grant building permit approval.
14. Decision Criteria — Staff finds the proposal is consistent with applicable site plan approval criteria
required for -Process I as set forth in FWRC 19.55.020. The proposal is consistent with the city's
comprehensive plan; applicable provisions of FWRC Title 19 "Zoning and Development Code";
public health, safety, and welfare; and streets and utilities in the area are adequate to serve the
anticipated demand from the proposal. The proposal is consistent with Community Design Guideline
decisional criteria set forth in FWRC Chapter 19.115.
Final construction drawings will be reviewed for compliance with specific regulations, conditions of
approval, and other applicable city requirements. These findings shall not waive compliance with future
City of Federal Way codes, policies, and standards relating to this development.
Prepared by: Associate Planner Natalie Kamieniecki Date: March 19, 2019
Westhill Pointe Accessory Storage Shed 18-105207-UP / Doc ID 78808
Findings for Process I Directors Approval Page 2 of 2
WESTHILL POINTE LLC
NOV 0 2 2018
CITY OF FEDERAL WAY `
COMMUNITY DEVELOPMENT
(253)709-2974 November 5, 2018
dougs@johniscott.com
Doug E Stokes
Mailing Address Westhill Pointe LLC
6122 Isaac Ave SE #C 31250 28th Ave S
Auburn, Washington Federal Way, Wa 98003
98092
City of Federal Way,
Re: Description of our project-Westhill Pointe storage shed -Parcel No. 0921049197
We are proposing to build a stick built building that is 96' wide and 12' deep. This
storage solution has been needed for quit some time and requested by our tenants.
We have a 1.01 (43,992 SF) acre lot in Federal Way that is zoned RM 2400. We
currently have (2) 4-plex's that are 3,000 SF each, 1 shop 500.6 SF and 1 single
family house 1,092 SF on site. Total existing buildings equal 7,250.60 & our
proposed storage shed is 1,152 SF. Total permeant structures all together comes to
8,402.60 SF which is less than 25% total coverage of our lot. I have spoke with
Stacey Welsch Senior planner, Gordon Goodsell from South King Fire & Rescue &
Cole Elliott, development Service Manager in Public Works. Per my original &
proposed site plan we meet all of the required set backs & plan to not exceed 2,000
SF of pervious surface. Our building is 1,152 SF and gravel will be 848 SF which
equals 2,000 SF and we will install grass pavers to create an extension of the drive
way that will be 1,752 SF of non -pervious surface (grass/pavers) for access to this
building for tenants & fire department. This building will not have power nor
plumbing installed. Thank you for your consideration for this storage solution for our
tenants and we look forward to working with you on this project.
Sincerely yours,
Doug E Stokes
CITY OF
Federal Way
Centered on Opportunity
January 16, 2019
Mr. Doug E. Stokes
Westhill Pointe LLC
6122 Isaac Avenue SE, Unit C
Auburn, WA 98092
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
FILE
Re: File #18-105207-UP; TECHNICAL REVIEW COMMENT LETTER
Westhill Pointe Storage Building, 31250 28th Avenue South, Federal Way
Dear Mr. Stokes:
Jim Ferrell, Mayor
City of Federal Way staff has reviewed your November 2, 2018, submittal of documents related to the
Wesdvll Pointe storage building application. City departments have provided the following comments that
will need to be addressed prior to approval of your application, or as otherwise noted. Questions regarding
the technical review comments should be addressed to the referenced staff representative.
COMMUNITY DEVELOPMENT — PLANNING DIVISION
Natalie Kamieniecki, 253-835-2638, natalie.kamieniecki@cityoffederalway.com
1. The site plan is not to scale, and as such, comments from Public Works Development Services cannot be
provided until a reviewable site plan is submitted. Please submit a site plan that can be reviewed using an
engineers' scale such as 1:20 etc. Please show the Sound Transit easement location on the site plan. If you
have questions regarding Sound Transit please contact Sound Transit Liaison Tony Doucette at 253-835-
2716, or tony.doucette @ ci offederalwavv.cvm.
2. Self -storage on its own is not a permitted use in this zone classification. In order to permit a storage
building at this site, the building must be an accessory use and clearly secondary to the existing building
four-plex use on site. In order to clearly demonstrate this, the building size must be revised to reflect one
storage unit per each four-plex unit and one unit for onsite maintenance purposes for the four-plex
development. This would be a maximum of nine storage unit bays. A restrictive covenant will need to be
recorded on the property prior to occupancy. Please see preliminary affidavit of restrictive covenant.
3. The following design standards (per the Federal Way Revised Code [FWRC]) are deemed applicable to the
proposed accessory storage building:
• BUILDING DESIGN — ALL ZONING DISTRICTS
FWRC 19.115.060 "(2) Building facade modulation and screening options, defined. Except for zero lot line
townhouse development and attached dwelling units, all building facades that are both longer than
60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade
treatment according to this section. Subject facades shall incorporate at least two of the four
Mr. Duug E. Stokes
Page 2 of 3
January 16, 2019
options described herein; except, however, facades that are solidly screened by Type I landscaping,
pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use facade
modulation as the sole option under this section. Options used under this section shall be
incorporated along the entire length of the facade, in any approved combination. Options used
must meet ,the dimensional standards as specified herein; except, however, if more than two are
used, dimensional, requirements for each option will be determined on a case -by -case basis;
provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of
200 square feet.
"(a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60
feet. Alternative methods to shape a building, such as angled or curved facade elements, off -set
planes, wing walls and terracing, will be considered; provided, that the intent of this section is met.
"(b) Landscape screening. Eight -foot -wide Type II landscape screening along the base of the
facade, except Type IV may be used in place of Type II for facades that are comprised of 50
percent or more window area, and around building entrance(s). For building facades that are
located adjacent to a property line, some or all of the underlying buffer width required by Chapter
19.125 FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape
width requirement of this section.
"(c) Canopy or arcade. As a modulation option, canopies or arcades may be used only along
facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the
facade using this option.
"(d) Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent'of the gross floor
area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly
visible and accessible from the adjacent right-of-way."
• BUILDING AND PEDESTRIAN ORIENTATION — ALL ZONING DISTRICTS
FWRC 19.115.070 "(d) Multiple buildings on the same site should incorporate public spaces
(formal or informal). These should be integrated by elements such as plazas, walkways, and
landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a
unified, campus -like development. Please show on the site plan and describe in resubmittal
narrative how the development meets this requirement."
• SITE DESIGN —ALL ZONING DISTRICTS
FWRC 19.115.050 "(2) (b) Vehicle turning movements shall be minimized. Parking aisles without
loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using
directional signage. Please show on the site plan and describe in resubmittal narrative how the
development meets this requirement."
• SURFACE MATERIALS
FWRC 19.130.210 "(3) Grass grid pavers may be used for emergency access areas that are not used
in required permanent circulation and parking areas. Please clarify on the site plan and narrative the
internal vehicle circulation on site and whether or not vehicles will parking within the storage
building or parking beside the storage building on the proposed pavers."
18-105207-00-UP Doc 6D. 7L99
Mr. Doug E. Stokes
Page 3 of 3
January 16, 2019
PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com
1. Technical review comments cannot be provided until a site plan that is drawn to scale is submitted for
review.
PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
1. The proposal to add tenant storage will not generate new PM trips and therefore no additional information
is required.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Ashbury, 253-946-5407, basbury@lakehaven.org
1. Lakehaven has no comment on this application/project, as based on the submittal it appears no existing
and/or future Lakehaven water/sewer system facilities will be required, desired, or affected by the proposed
land use action. If any water or sewer utility conflicts are encountered, the applicant should promptly contact
Lakehaven for additional information.
CLOSING
When resubmitting requested information, please provide two copies of narrative addressing the design
standards; two copies of the site plan drawn to scale; and two copies of revised building elevations with the
completed resubmittnl form (enclosed). Pursuant to F VRC 19.15.050, if an applicant fails to provide
additional information to the city within 180 days of being notiFed that such information is requested, the
application shall be deemed null and void and the city shall have no duty to process, review, or issue any
decisions with respect to such an application.
If you have any questions regarding this letter or your development project, please contact me at 253-835-
2641, or natalie.kamieniecki@cityoffederalway.com.
Sincerely,
Natalie Kamieniecki
Associate Planner
enc: Resubmittal Form Bulletin #129
Preliminary Building Use Affidavit
Doc. I. D- 78599
18-105207-00-UP
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: November 13, 2018
TO: Cole Elliott, Development Services Manager
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
FROM: Natalie Kamieniecki, Associate Planner:
FOR DRC MTG. ON: Please email comments
FILE NUMBER(s): 18-105207-UP
RELATED FILE NOS.: None
PROJECT NAME: WESTHILL POINTE STORAGE SHED
PROJECT ADDRESS: 31250 28TH AVE S
ZONING DISTRICT: RM 2400
PROJECT DESCRIPTION: Construction of a 96' x 12' tenant storage building.
LAND USE PERMITS: Use Process I
PROJECT CONTACT: DOUG E STOKES
WESTHILL POINTE LLC
MATERIALS SUBMITTED., Master Land Use Application
Project Narrative
Building Elevations
Site Plan
41k
CITY OF `r
Federal Way
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8`h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
Ry p FEO>rin i WAY www.c11 offedcralwa .cam
CMMUN TY oEVELOPMENT
RECEIVED
NOV Q 2 2018
A DD7 if' A Tr(1N Nnfel / J ~ I l J D : - (,� Date ��— 1 r - z )
Project Name Westhill Pointe Storage Shed
Property Address/Location _ 31250 28th Ave S. Federal Way Wa 98003
Parcel Number(s) 0921049197
Project Description We would like to build a 96' x 12' sorage shed with 12 individual doors that will be occupied by on site
residents & owner onlv. Tenants have ben requesting this to solve the tenants storage problem.
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process 1V (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
MO O Zoning Designation
_Comprehensive Plan Designation
Value of Existing Improvements
61 /A' Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Bulletin #003 — January 1, 2011
Applicant
Name: Doug E Stokes dba Westhill Pointe LLC
Address: 31250 28th Ave S.
City/State: Federal Way, Washington
Zip: 98003
Phone: (253)709-2974
Fax: {253)863-4793
Email: dougs@johnlscott.com
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Page 1 of 1
k:\Handouts\Master Land Use Application
t
�v'ob
February 19, 2019
Dear Natalie Kamieniecki
Associate Planner
Dear Natalie Kamieniecki
Associate Planner
City Hall
33325 8'h Ave S
Federal Way, Wa 98003
Westhill Pointe LLC
6122 Isaac Ave SE #C
Auburn, Wa 98092
(253) 709-2974
dougs ff"U§MTE
FEB 19 2019
GOMMNrrFEDERAL E/EELOpMENi'
Re: File No. #18-105207-UP; Narrative addressing the design standards - Technical Review
Commitment Letter
Westhill Pointe Storage Building, 31250 28" Ave S, Federal Way
Dear Mrs. Kamieniecki
Here is everything requested by all of the city departments of Federal Way.
1. Site plan has been updated to scale & to reflect all requested changes including the following;
1:10 scale & location of Sound transit easements & labeled. I am in close contact with Laura
Floyd @ Sound Transit (425)616-9001, Acquisition Agent. Laura Floyd & Sound Transit
engineers have a copy of our site plan and have no issues with the proximity of our storage
building in relation to their fee take & easements being placed on our property.
2. Storage building has been modified to reflect requested changes to the following; (8) individual
storage bays for the sole use of the onsite tenants within the (2) 4-plex buildings and (2) storage
bays for maintenance purposes of said real property & improvements at this location (total of 10
bays). See new building elevation. Accessory building use affidavit has been filled out & is
ready to be signed.
3. Regarding the building design standards, We have elected to incorporate two of the four options
c and d that were suggested to us;
( c) We will in stall a canopy that will be run the entire length of the building which will meet
the minimum 50 percent requirement. See exhibit A and also the new building elevation.
(d ) We also elect to install a pedestrian plaza that will measure 225 SF which meets the
minimum 200 square foot requirement & also exceeds the 1% of of gross floor area of our
building requirement. The plaza is clearly marked on the new site plan. We will plant grass in
this plaza and add a picnic table.
4. Regarding the Building and Pedestrian Orientation, we have added a walk way that is now
marked on the new site plan. This pedestrian walk way will be concrete & approximately 145ft in
length that will start at the existing sidewalk in front of the laundry room and continue to the new
storage building. This pedestrian pathway will meet the requirement to connect the community
buildings together safely and to provide a clear view to destinations.
5. Site Design: Vehicle turning movements & parking are not incorporated in this site plan &
design. In lieu of allowing tenants to drive down to the storage building by vehicle we are
providing a dock cart (see exhibit C) which will be used by tenants to transport & fill up
their storage unit. This will meet the site design development requirement as vehicle
parking & circulation is not necessary & will not be permitted and will be clearly marked by
no parking signs (see exhibit B).
6. Surface Material; For the surface material, we are adding very little gravel which is just the
entrance that leads to the new hammerhead turn around for emergency access & the fire
department. The hammerhead is 20'xl00' and we are now electing to use pervious surface
asphalt in lieu of pavers and grass. I have this clearly marked on the site plan and tenants
will not be permitted to access the storage unit by vehicle. The dock cart (see exhibit C) will
be provided for tenants to use to transport items to their storage unit and they will access the
storage building by the new pedestrian walkway path.
7. Public works —Development Services, We have undated out site plan to reflect a 1:10
scale.
Closing
I have provided 2 copies of this narrative addressing the design standard necessary changes, 2
copies of the scaled site plan 1:10, 2 copies of the revised building elevations & a 1 copy of the
resubmittal form bulletin#129. I have also included 2 copies each of exhibit A,B & C.
Thank you for all your time & help on this project. If you have any questions, please contact me
anytime.
Sincerely,
Westhill Pointe LLC
Doug E Stokes
(253)709-2974
dougs@johnlsoctt.com
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