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ST-96-77_and_ST-97-78.pdfi 11 • . 1 I&S MIMIWAI Consolidated Hearing Application of Charles Maki to vacate unused right-of-way lying west of Olympic View Drive north of 184th Street, to amend the official street map to remove plan lined rights-of-way of 184th Street S.W. 253 feet of right-of-way of 184th Street S.W., to vacate public right-of-way between Olympic View Drive and 76th Avenue W. and an approximately 10 to 20 -foot -wide portion of the public right-of-way on the west side of Olympic View Drive north of 184th Street. File No.: ST -96-77, ST -96-78 PROCEDURAL, HISTORY This matter came on for a consolidated hearing before the Edmonds City Council on September 3, 1996. Applications to amend the City's official street map to remove 60 -foot right-of-way between Olympic View Drive and 80th Avenue W. commencing just north of 184th Street S.W., to vacate an unopened portion of a 20 -foot -wide public right-of-way line between Olympic View Drive and approximately 176th Avenue W. and to vacate approximately 10 to 20 -foot -wide portion of the public right-of-way located on the west side of Olympic View Drive running north approximately 184th Street S.W. for approximately 270 feet, were combined with an application to amend the City's official street map to remove plan lined 60 -foot -wide right-of- way between Olympic View Drive and 80th Avenue W. starting just north of 184th Street S.W., reduce the plan lined right-of-way for 184th Street S.W. commencing at Olympic View Drive westerly for approximately 253 feet, and to remove a plan lined right-of-way lying west of Olympic View Drive and north of 184th Street S.W. All the proposed requests are located either adjacent to or across the following property addresses: 7704 Olympic View Drive, 18325 80th Avenue W., and 18408 79th Pl. W. This decision is based upon the record before the Edmonds City Council and the record and recommendation of the City's Hearing Examiner. The recommendations of the Hearing Examiner dated July 26, 1996, are adopted as the Council's findings and conclusions except as specifically amended herein. At the City Council hearing, the staff recommendation was amended and differed from that presented to the Hearing Examiner. The Hearing Examiner in his findings at page 10, recommendation 4, recommends denial of the request to remove from the official street map of the plan lined right-of-way adjacent to Olympic View Drive. Staff recommended to the City Council that, in conjunction with the platting process, the City's interest of providing slope stability could be achieved through the creation of a native growth protection easement for slope - 1 - stability rather than a full taking of the property as right-of-way. The purpose for the additional right-of-way was to control vegetation on the slope to enhance stability and that same objective can be achieved through the less intrusive means of a native growth protection easement. In the course of the hearings, the applicant acknowledged his willingness to await final approval of the vacations and street map amendment until such time as development approval for the property located at 7704 Olympic View Drive, 18325 80th Avenue W. and 18408 79th Pl. W. is finally granted. The exact location of interior streets, connections and other required mitigations cannot be finally ascertained until such approvals are complete. CONCLUSIONS The Edmonds City Council therefore concludes that the purposes and objectives of the Edmonds Community Development Code will be met by: 1. Amendment of the Official Street Map to delete the plan line for 60 feet of right- of-way between Olympic View Drive and 80th Avenue W. in accordance with Exhibit A, Attachment 5, to the Hearing Examiner's recommendation. 2. Amendment of the Official Street Map to delete the plan lined extension of 184th Street S.W. lying east of the proposed plat road, retaining any existing utility easement and to maintain future provisions for utilities. See Exhibit A, Attachment 5, to the Hearing Examiner's recommendation. 3. Deny amendment of the official street map to delete the plan lined extension of 184th St. S.W. lying west of the proposed plat road. In conjunction with the subdivision and development approval for the subject property, that section of right-of-way may be required to be widened and relocated to accommodate a future 184th St. S.W. street extension between the unopened right-of-way south of lot 11 and the future plat road. 4. Approval of the amendment of the official street map to remove 20 feet of right- of-way adjacent to Olympic View Drive contingent upon: a. Approval of a 20 -foot -wide native growth protection easement along the applicant's frontage along Olympic View Drive, the extent and nature of which will be determined as a part of the platting approval process. b. The provision to the City within 21 calendar days to the date of approval of a legal description for the native growth protection easement. C. The payment of compensation for the vacated property in accordance with the submitted appraisal adjusted in accordance with provisions of state law and City ordinance. ma 5. The future application to develop the property owned by the applicant is and shall be subject to all applicable requirements contained in the Edmonds Community Development Code. It shall be the responsibility of the applicant to ensure compliance with the various provisions contained in those ordinances. Nothing herein shall be interpreted to prejudge or limit the discretion of the City Council in reviewing such application(s) to finally determine the placement and appropriate route of interior roads and utilities and to mitigate the impacts, if any, from the development. In order to provide for a orderly process, the City Council directs that the City Attorney prepare ordinances for vacation and ordinances amending the official street map. These ordinances shall be held and presented to the City Council only in conjunction with an approved development plan providing for adequate alternative connections for roads, pedestrian and bike ways, and utilities in the area. Part of the City Council's required Findings and Hearing Examiner's Recommendations regarding the proposed vacations and amendments to the Official Street Map are a finding that the actions are in accordance with the policies of the Comprehensive Plan and the provisions of the Community Development Code. This finding is based in part upon the assumption that future access will be provided during development of the property. Therefore, it is inappropriate to finally adopt ordinances of vacation or amending the Master Street Map until such time as a platting or other development process makes provision for access. DONE this 27th day of - September , 1996. Attest: Sandra S. Chase, City Clerk W S S 14 3050. 1 X/0006.15071 e Mayor Barbara S. Fahey -3 - � S t . I S 9 " 0 F E D M 0 INI D S BARBARA FAHEY MAYOR 250 5TH AVENUE NORTH - EDMONDS, WA 98020 ® (206) 771-0220 - FAX (206) 771-0221 HEARING EXAMINER FINDINGS, CONCLUSIONS AND RECOMMENDATION OF THE HEARING EXAMINER CITY OF EDMONDS APPLICANT: Charles Maki 7 LOCATION: 7704 Olympic View Drive (see Exhibit A, Attachments I and 4) APPLICATION: This application is to amend the City's Official Street Map to remove that portion of proposed 60 -foot wide right-of-way designation between Olympic View Drive and 80th Avenue West starting just north of 184th Street Southwest. Additionally, the applicant wants to: a. remove the designation of the existing 20 - foot wide right-of-way of 184th Street Southwest starting at Olympic View Drive and proceeding west approximately 253 feet; and b. remove the designation of a portion of the unused right-of- way lying west of Olympic View Drive and north of 184th Street Southwest right-of-way, to allow a vacation of the subject right-of- way pursuant to an application submitted under City of Edmonds Planning Division File No. ST -96-78 (see Exhibit A, Attachment 1). REV IE W PROCESS: Street Map Amendment; Hearing Examiner conducts public hearing and makes recommendation to the City Council. MAJOR ISSUES: a. Compliance with Edmonds Community Development Code (ECDC) Section 20.65 (STREET MAP CHANGES). b. Compliance with Edmonds Community Development Code (ECDC) Chapter 15.05 (COMPREHENSIVE PLAN - PURPOSES). c. Compliance with Edmonds Community Development Code (ECDC) Chapter 15.40 (COMPREHENSIVE STREET PLAN - PURPOSES). d. Compliance with Edmonds Community Development Code (ECDC) Chapter 18.50 (OFFICIAL STREET MAP). Staff: Partial approval with conditions Hearing Exarniner: Partial approval with conditions 0) Im mpmiol Aw�p�s[ 1), 1890 v, �qi0pr Cifiriq Infprnalinrvd -- 11PL-in�)n .1,)n;)r) Hearing Examiner Recommendation Case No. ST 96-77 Page 2 After reviewing the official file which included the Planning Division Staff Advisory Report; and after visiting the site, the Hearing Examiner conducted a public hearing on the application. The hearing on the Maki application was opened at 10:51 a.m., July 12, 1996, in the Community Services Conference Room, 250 5'h Avenue, Edmonds, Washington, and closed at 11:50 a.m. Participants at the public hearing and the exhibits offered and entered are listed this report. A verbatim recording of the hearing is available in the Planning Division. The following is a summary of the testimony offered at the public hearing. From the City: Dirk Vinish, AICD, Planner, reviewed the Planning Division Advisory Report (Exhibit A) and discussed concerns expressed by neighbors about losing a possible connection to Olympic View Drive. Gordy Hyde, Engineering Coordinator, reviewed the Engineering Division report (Exhibit A, Attachment 6) and said: ® When the dotted lines were put on the Official Street Map for rights-of-way designations the roads were not intended to be located exactly within the dotted lines. ® The property where the post office is now located was owned by the City and was considered to be a possible fire station location. ® The dotted lines indicate a rough location for a connection to Olympic View Drive. ® The existing 20 foot wide right-of-way could be used for: ® pedestrian access ® utility access ® emergency access ® A 30 foot wide right-of-way would be needed to allow for a 24 foot wide roadway. From the Applicant: John Mellor, Agent for the Applicant, said: ® It would be very difficult to widen Olympic Drive in this area due to the topography and removing a portion of the unused right-of-way along Olympic Way would help the applicant with lot yield. Hearing Examiner Recommendation Case No. ST 96-77 Page 3 A roadway connection would not work in the configuration of the existing 20 foot wide right -of way. ® The "S" curve shown in dotted lines won't work anymore and should be deleted. From the Community: Earl Smith, neighbor, gave a history of roads in the area and spoke in favor of vacating the 20 foot wide right-of-way. Joe Scialdone, Neighbor Jim Thompson, Neighbor Ed Swanson, Neighbor Katherine Morley, Neighbor Francis LaFond, Neighbor All spoke in favor of keeping an option open to provide an access from 80'h Avenue West to Olympic View Drive. They said: ® They didn't think a road could be built in the location of the "S" curve, but felt a tie to Perrinville is critical. ® They felt a roadway connection from 80`h Avenue West to the proposed cul-de-sac in the approximate location of the existing 20 foot right-of-way is possible. ® Most didn't think the City should give up any right-of-way on Olympic View Drive. ® A lot of traffic now uses 80`h West which is a narrow road. Another connection to Olympic View would reduce some of the traffic volume on 80`h West. ® The 20 foot right-of-way should not be vacated, but rather should be explored as a possible location for a link between the new cul-de-sac and Olympic View Drive. Response from the Applicant: John Mellor said: ® If the right-of-way along Olympic View Drive were vacated as requested, Olympic Drive would still have a 70 foot wide right-of-way. ® It would be possible from an engineering standpoint to connect the new cul-de-sac to 80"' West, but the police and fire departments saw no need during the review of the application. ® The sight distance on 80"' West is tough. ® The applicant does not want a connection from 801h West to Olympic View Drive to go through his new subdivision. Hearing Examiner Recommendation Case No. ST 96-77 Page 4 Response from the City: Dirk Vinish said one option is to remove the right-of-way along Olympic View from the official map, but then have the applicant give the City a maintenance easement. Joe Scialdone submitted Exhibit B which was signed by 39 persons. The letter expressed no opposition to any part of the application, except the requested vacation of the eastern 1/z of 154' Ave. S.W. between 80`b and Olympic View Drive. The residents in the area want to make sure the present or future ability to connect 80th West with Olympic View Drive is not eliminated. The letter had a map attached which showed removal of the "S" curve right-of-way lines and retention of the existing 20 foot wide right-of-way. 1. Site Development And Zoning: a. Facts: 1) Size: The portion of the right-of-way adjacent to Olympic View Drive and the unopened portion of 184th Street Southwest is approximately 7,304 square feet. The proposed 60 -foot wide right-of-way designation between Olympic View Drive and 80th Avenue West is approximately 33,000 square feet (see Exhibit A, Attachment 4). 2) Zoning: The zoning of the subject property is Single -Family Residential (RS -12). 3) Terrain and Vegetation: The subject property has several steep slopes, with all open areas vegetated (see Exhibit A, Attachments 4 and 5). 2. Neighboring Development And Zoning: a. Facts: 1) North: Developed with detached single family residences, and zoned RS -12. 2) South: Developed with detached single family residences, and zoned RS -12. 3) East: Developed with detached single family residences, and zoned RS - 12. 4) West: Developed with a U.S. Post Office development and zoned Neighborhood Business (BN). Hearing Examiner Recommendation Case No. ST 96-77 Page 5 b. Conclusion: The proposed development would be consistent with the surrounding zoning and development. a. Fact: The application is not exempt from SEPA pursuant to WAC 197-11- 800(6)b. A Determination of Nonsignificance (DNS) was issued by the City of Edmonds SEPA Responsible Official on June 6, 1996. The Environmental Checklist and Determination are included as Exhibit A, Attachments 2 and 3. b. Conclusion: The applicant and the City have satisfied the requirements of SEPA. 2. Compliance with requirement for a Street Map Amendment ECDC Chapter 20.65, states the review criteria for Street Map Amendment Changes. These Criteria include: 1) conformance with the purposes of the City's Comprehensive Plan; 2) conformance with the purposes of the Comprehensive Street Plan; and 3) conformance with the purposes of the Official Street Map. a. Facts: ECDC Section 15.05 is the City of Edmonds Comprehensive Plan. The plan states in part, "The Comprehensive Plan shall be consulted as a preliminary to the establishment, improvement, abandonment, or vacation of any street, and no dedication of any street or other area for public use shall be accepted by the city council until the location, character, extent, and effect thereof shall have been considered by the Hearing Examiner with reference to the Comprehensive Plan. The Hearing Examiner's Report on the same will be at the time and part of his or her action on the vacation and/or dedication". The applicant has not provided in his submittal any discussion of his proposal as it relates to the criteria for a Street Map Amendment. A summary of the proposed Street Map Amendment as it relates purposes of the Comprehensive Plan follows: 1) To serve as the basis for municipal policy on development and to provide guiding principles and objectives for the development of regulations. Hearing Examiner Comments: The proposed Street Map Amendment, as recommended below, will not adversely affect the ability of the City to utilize the Comprehensive Plan for guidance in the establishment of development regulations. 2) To promote the public health, safety, morals, order, convenience, prosperity and the general welfare. Hearing Examiner Comments: Removal of the right-of-way adjacent to Olympic View Drive would significantly impair the City's ability to protect the street from slope failure and development which might affect the slope. The proposed removal from the Official Street Map Hearing Examiner Recommendation Case No. ST 96-77 Page 6 of the unopened right-of-way lying west of the proposed plat road as a possible extension of 184"` Street S.W. will adversely affect the public health, safety, morals, order, convenience, prosperity and general welfare. 3) To anticipate and influence the orderly and coordinated development of land and building use of the city and its environs, and conserve and restore natural beauty and other natural resources. Hearing Examiner Comments: The proposal appears to be consistent and coordinated with development in the immediate vicinity if approved as recommended. 4) To encourage coordinated development and discourage piecemeal, spot or strip zoning and inharmonious subdividing. Hearing Examiner Comments: The proposal, as recommended below, appears to be coordinated with adjacent development and anticipates the eventual subdividing of the property in a manner that appears to be harmonious with the surrounding development. 5) To facilitate adequate provisions for public services such as transportation, police and fire protection, water supply, sewage treatment, and parks. Hearing Examiner Comments: The unopened 184th Street Southwest right-of-way lying east of the conceptual plat can be vacated provided a utility easement is retained. If the proposal is approved as recommended, public services should not be adversely affected by this proposal. b. Facts: ECDC Section 15.40 Comprehensive Street Plan states, "The Comprehensive Street Plan shall have the following purposes, in addition to the general purpose of the comprehensive plan: A. To provide for adoption and enforcement of street and thoroughfare maps and coordinated plan including the official street map to implement the comprehensive plan. B. To facilitate the provision of utilities and transportation. [Ord. 3030 § 3, 19951." The following plans have been repealed: Comprehensive thoroughfare plan and the Changes to the plan. A summary of the proposed Street Map Amendment as it relates purposes of the Comprehensive Street Plan follows: 1) To provide for adoption and enforcement of street and thoroughfare maps and coordinated plan including the official street map to implement the comprehensive plan. Hearing Examiner Recommendation Case No. ST 96-77 Page 7 Hearing Examiner Comments: The Street and Thoroughfare plans have been repealed. If the conditions as outlined in the recommendations are followed The Official Street Map will continue to provide an effective means of implementing City policy with regard to the development of streets in the vicinity of the proposal. 2) To facilitate the provision of utilities and transportation. [Ord. 3030 § 3, 1995]. Hearing Examiner Comments: Utilities and transportation in the immediate vicinity should not be impaired by the proposal if the recommendations are followed. c. Fact: ECDC Section 18.50 Official Street Map states, "The purpose of this chapter is to: A. Implement the comprehensive street plan. B. Regulate the construction of improvements which could prevent the implementation of the comprehensive street plan." A summary of the proposed Street Map Amendment as it relates purposes of the Official Street Map follows: 1) Implement the comprehensive street plan. Hearing Examiner Comments: If the conditions as outlined in the recommendations are followed, the proposal will be consistent with the Comprehensive Plan 2) Regulate the construction of improvements which could prevent the implementation of the comprehensive street plan. Hearing Examiner Comments: Section 2.b above discusses conformance with the Comprehensive Street Plan. It does not appear that the proposal, as conditioned will prevent the implementation of the comprehensive street plan. d) Conclusions: 1) Part of the proposal generally appears to be consistent with the purposes of the Comprehensive Plan. a. The unopened 184th Street Southwest right-of-way lying east of the conceptual plat can be vacated, however a utility easement needs to be retained. b. The proposal, for removal of the proposed 60 foot right-of- way, generally appears to be consistent with the purposes of the Comprehensive Street Plan. However, it appears that the conditions as recommended in this report are necessary to satisfy the purposes of the Comprehensive Street Plan. Hearing Examiner Recommendation Case No. ST 96-77 Page 8 2) In order to protect the slopes along Olympic View Drive, the right-of- way adjacent to that street should not be removed from the Official Street Map. 3) The proposal to eliminate the 20 foot wide 184`" Street Southeast right- of-way extension west of the property plat road appears to be inconsistent with the purposes of the Official Street Map. Lot 11 is adjacent to the west of the subject property has the potential to be subdivided and that subdivision would be served by the 184'h St. S.W. extension. There also appears to be a significant need for a roadway connection from 80'x' Avenue West to Olympic View Drive which could provided in the future if the right-of-way to the west of the proposed plat road is relocated and expanded. The applicant has not shown that the entire proposal will meet the criteria of Street Map Amendment. However, if the conditions as outlined below are followed, then a portion of the proposal will be consistent with the criteria. 1. Review by City Departments: a. Fact: The Engineering Division had the following recommendations: Approval for removal from the Official Street Map the proposed right-of- way between Olympic View Drive and 80th Avenue West. Approval for the removal from the Official Street Map the unopened 184th Street Southwest right-of-way lying east of the proposed plat road, provided that a utility easement is retained. Approval for removal from the Official Street Map the unopened right-of-way lying west of the proposed plat road, provided the plat road is made public and there is a pedestrian/bike access easement and construction between the proposed plat road and the westerly boundary of the conceptual plat. Denial for removal from the Official Street Map the right-of-way adjacent Olympic View Drive (see Exhibit A, Attachment 6). b. Fact: The Parks & Recreation Department had the following recommendations: Approval with exception of the unopened right-of-way lying west of the conceptual plat unless a pedestrian/bike access easement is provided between the proposed plat road and the westerly boundary of the conceptual plat (see Exhibit A, Attachment 7). c. Fact: The Public Works Department had the following comments and recommendations: A 24 -inch water main and a sewer main is located in the right-of-way proposed to be removed from the Official Street Map. At a minimum the Public Works Department recommends that a 10 -foot wide easement be required for all locations where City utility lines are located (see Exhibit A, Attachment 8). Hearing Examiner Recommendation Case Into. ST 96-77 Page 9 1. Compliance with Comprehensive Plan a. Fact: The subject property is designated as "Single Family Large Lot" b. Conclusion: The conceptual development is consistent with the existing Comprehensive Plan Land Use designation for the site. c. Facts: The Comprehensive Plan, Residential Development section, identifies goals and policies which relate to 'Residential Development" in the City. Specific goals and policies are discussed in detail below. 1) Section B states as a goal of the City that: "High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted...." d) Conclusion: The conceptual development is consistent with the above adopted goals and policies of the City for the development of residential property in the City. e) Facts: The Comprehensive Plan, Soils and Topography section, identifies goals and polices which are related to this conceptual development. Specific applicable goals and polices are discussed in detail below. 1) Section C states as a goal of the City that: "Development on steep slopes or hazardous soil conditions should preserve the natural features of the site, in accordance with the following policies: C.1.a. Grading, filling and tree cutting shall be restricted to building pads, driveways, access ways and other impervious surfaces. C.1.b. Grading shall not jeopardize the stability of any slope of an adjacent property." C.l.c. Only minimal amounts of cut and fill on hillsides exceeding 15% slope should be permitted so that the natural topography can be preserved. Fill shall not be used to create a yard on steeply sloped property." f) Conclusion: A portion of the proposed Street leap Amendment is consistent with the above adopted goals and policies of the City providing the recommendations outlined below are followed. Hearing Examiner Recommendation Case No. ST 96-77 Page 10 Based upon the foregoing findings and conclusions, the following is recommended: 1. Approval for removal from the Official Street Map the proposed 60 foot right-of-way between Olympic View Drive and 80th Avenue West (see Exhibit A, Attachment 5). 2. Approval for the removal from the Official Street Map the unopened extension 184th Street Southwest 20 foot right-of-way lying east of the proposed plat road, provided that a utility easement is retained (see Exhibit A, Attachment 5). 3. Denial of removal fiom the Official Street Map the unopened extension of the 184th Street Southwest right-of-way lying west of the proposed plat road. Rather, when the subject property is platted, that section of right-of-way shall be widened and relocated to accommodate a future 184"' Street Southwest street extension between the unopened right-of-way south of Lot 11 and the future plat road. 4. Denial of removal from the Official Street Map the right-of-way adjacent to Olympic View Drive. 5. This application is subject to the applicable requirements contained in the Edmonds Community Development Code. It is the responsibility of the applicant to ensure compliance with the various provisions contained in these ordinances. 6. The approval as noted above is transferable. Entered this 26th day of July, 1996, pursuant to the authority granted the Hearings Examiner under Chapter 20.100 of the Community Development Code of the City of Edmonds. The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any person wishing to file or respond to a recommendation or appeal should contact the Planning Department for further procedural information. Section 20.100.010.E allows for the Hearing Examiner to reconsider his decision or recommendation if a written request is filed within ten (10) working days of the date of the initial decision by any person who attends the public hearing and signs the attendance register and/or presents testimony, or by any person holding an ownership interest in a tract of land Hearing Examiner Recommendation Case No. ST 96-77 Page 11 which is the subject of such decision or recommendation. The reconsideration request must cite specific references to the findings and/or the criteria contained in the ordinances governing the type of application being reviewed. 1. Formal Review. The City Council will consider a recommendation of the Hearing Examiner at its next available meeting. The Council may adopt or remand the recommendation at that meeting. 2. Optional Public Hearing. If the Council wishes to consider any change to the recommendation, the Council shall set a public hearing in the manner provided in Chapter 20.90. After the hearing the Council shall approve, modify, conditionally approve, deny or remand the proposal. The following exhibits were offered and entered into the record. A. Planning Division Advisory Report, with 8 attachments B. Letter from Joe Scialdone, dated 7/7/96 and signed by 39 other persons C. Map of proposed road alignment, submitted by Joe Scialdone Charles Maki 8235 Talbot Road Edmonds, WA 98026 John Mellor 606 Sater Lane Edmonds, WA 98026 Jim Thompson 18305 80th Avenue West Edmonds, WA 98026 Ed Swanson 8111 182nd S.W. Edmonds, WA 98026 Francis La Fond 18227 80th Avenue West Edmonds, WA 98026 Han Z. and Regina K. Park. 7704 Olympic View Drive Edmonds, WA 98026 Joe Scialdone 18332 80th Avenue West Edmonds, WA 98026 Earl Smith 18325 80'h West Edmonds, WA 98026 Katherine Morley 18203 801h Avenue West Edmonds, WA 98026 Planning Division Engineering Division Fire Department Parks Department Public Works Department / 4:9 Lj L --------- Q - - - - - - - - - - - - — -------- J 0 'M 3nN3Ad 439L Li cr W O I AL V U Q J / © �� U) — o / �—T----- o-- a g p - w \ — "— - > / OLY@dPIC VIEW01 ,�—i� , - ,-- l-� - /' , `` \ so m \ � V ` m W— �� aa, ,` z LLJ'� VI W \ _______— w r V r f l –_— —m 30V1d 436E I I � \ r�. 5"6 o / \II z�� M08 T— --------- L--------------- — — — — m 'M 31N3AV 4308 HF- — — — — — — — — — — — — — — — — — — — — — — — — — >i�]dd M31AV3S NOi0MHSVM 'SONOVN03 1N3WON3WV 3ARl0 M3IA OIdN O dVw 1332i1S IVI003d0N2JVd NHVH '2:0 — T23NMO E oj 31lS �A2iVNINI�3Hd AlINn NVd00 saasarn ossa m .— ew"Ma Nd-ld IVLN301S32J 03NNV�d / 4:9 Lj L --------- Q - - - - - - - - - - - - — -------- J 0 'M 3nN3Ad 439L Li cr W O I AL V U Q J / © �� U) — o / �—T----- o-- a g p - w \ — "— - > / OLY@dPIC VIEW01 ,�—i� , - ,-- l-� - /' , `` \ so m \ � V ` m W— �� aa, ,` z LLJ'� VI W \ _______— w r V r f l –_— —m 30V1d 436E I I � \ r�. 5"6 o / \II z�� M08 T— --------- L--------------- — — — — m 'M 31N3AV 4308 HF- — — — — — — — — — — — — — — — — — — — — — — — — — >i�]dd M31AV3S