HomeMy WebLinkAbout09/13/1988, 1 - PROPOSED SITES FOR THE SAN LUIS OBISPO LITTLE THEATRE (SLOLT) TO LEASE FROM THE CITY FOR RENOVATION OR NEW CONSTRUCTION OF A THEATER FOR LIVE PERFORMANCE. III�II�II�IIn�I�II�IU MEETING DATE:
11 I��u►I cityof san tuts oBispo Sept. 13 1988
COUNCIL AGENDA REPORT I NUMBER:
FROM: Toby Ross, Assistant City Administrative Officer
SUBJECT: Proposed sites for the San Luis Obispo Little Theatre
(SLOLT) to lease from the city for renovation or new construction of
a theater for live performance.
CAO RECOMMENDATION: Consider policy issues and provide staff
direction.
INTRODUCTION
Background
In October, 1985 the City Council authorized a study prepared by
HGHB, to investigate the need and potential for a Community
Performing Arts Center. This study was completed and presented to the
Council in February, 1987. Study findings included the need for both
a large performing arts center (1,500 seat) and for a small
performing arts center/theater (300 seats) . Furthermore, the HGHB
study indicated that the Small Theater should be developed as a
multi-use center which would meet the needs of a variety of user
groups.
Subsequent to that initial document, the Council has proceeded
with negotiations with Cal Poly and the Foundation for the Performing
Arts for a large theater. The project is included in the City's
1988-1989 financial plan. The City Council has approved the
preliminary three-party agreement; the final version should be before
the Council within the next three months.
For several years San Luis Obispo Little Theatre (SLOLT) has
been looking for a new home. Over the past six months this search
has become more intensive due to the pending loss of their present
location, San Luis Obispo Jr. High School. On April 19, 1988, SLOLT
submitted a request to the City to begin negotiations for the grant
of city property for a new theater location.
The small theater which was recommended in the HGHB study should
be distinguished from SLOLT's request for a parcel to pursue their
theater project. The HGHB study recommends that both a small and a
large theater be developed in order to meet the community's
performing arts needs. The small theater would be available not only
for live theater, but for small concerts and music ensembles as well
as lectures and community meetings. SLOLT's proposed facility would
have limited potential for shared use and would not meet many of the
communities needs for a small performing arts theater.
On May 10, 1988, the City Council received a list of potential
building/renovation sites, submitted by SLOLT for consideration by
the council for the proposed Little Theater project. SLOLT is
interested in building a new theater facility (approx. 150 seat-max.
p.
����m�►►�IIIIIII�I ►I��III MY Of San tuts OBI SPO
amcm COUNCIL AGENDA REPORT
10,000 sq. ft. ) although would consider altering their size
requirement in the event an acceptable parcel may become available.
SLOLT has asked the City to donate a building site using the vehicle
of a long term, low cost lease.
SLOLT is interested in assuming exclusive administrative
responsibility for the proposed theater. Other uses would be
encouraged when SLOLT is not actively involved in a production.
SLOLT is confident in their fundraising abilities and anticipate
no difficulties in acquiring funding for new construction. Several
private foundations have been listed as potential sources of funding,
both grants and donations.
SLOLT has not submitted any proforma operating statement nor any
document which would suggest how SLOLT will organize the management
and operations of the small theater.
DOWNTOWN PLAN
Within the past ten years, three separate documents authorized
by the council which addressed the issue of cultural activities, arts
and entertainment being focused in the downtown area. These
documents, 1) General Plan, Urban Land Use Element 1977, 2) Goals For
Downtown 1979, and 3) Performing Arts Facility Study (HGHB) 1987, all
recommend that entertainment should be focused in the downtown.
Goals For Downtown, recommends that a small theater be located within
the cultural center area, enlarging that area to allow new buildings
and the expansion of existing ones. The General Plan, Urban Land Use
Element, in addition to citing the downtown, suggests that community
entertainment facilities may be included in the location in or around
the Madonna Plaza, and should be excluded from community or service
commercial locations.
POLICY ISSUES AND QUESTIONS
MAJOR ISSUES
1. Should a small community theater be placed in the downtown area,
rather than towards the edge of the community?
It is staff's preliminary feeling that a small community theater
should be a complimentary use within the downtown area rather than
being placed in an outlying location if possible. This is obviously
an issue which should be further explored in the update of the
General Plan, chiefly in the Downtown Plan and the Parks and Open
Space Element.
2. Should a small community theater be multi-use rather than single
use?
11%11J►qIllllqpp ►►gyp► city of San lues OBISpo
=009a COUNCIL AGENDA REPORT
Past discussion and study have indicated the desirability of
ultimately having a smaller theater within the downtown and with it
being a multi-use facility, which would be made available to
different sponsoring organizations to present a variety of dramatic
and entertainment programs.
3. Should the City grant a City-owned parcel for the exclusive use
of a particular non-profit corporation?
As this is the current request before us, this is an essential
policy question. The San Luis Obispo Little Theatre organization has
a long term and excellent excellent record of quality dramatic
presentations. It is obvious that, by some means, space should be
available to them to build their desired facility. It is less
obvious that it should be a grant of publicly-owned land rather than
privately owned land obtained by their own funds and efforts.
RELATED QUESTIONS
1. Since SLOLT is proposing the facility primarily for their own
use, should they therefore purchase a site and build their own
building?
2. If City land (or a public subsidy) is granted, should that
building be for multi-users, with no single user dominating the use
of the building?
3 . If the City were to grant a long-term ground lease to a private
non-profit corporation, and they build for their exclusive use, would
this establish a precedent and act as a stimulant for similar
requests from other groups? (Quite recently the City has been
contacted by a representative of the Children's Theatre requesting
City assistance) .
4. What is the proper relationship between providing a site for San
Luis Obispo Little Theatre and the City's longer term goal of
providing a small community theater within the downtown area? Given
the City's major commitment to our 1/6 share of the Performing Arts
Center to be located on the Cal Poly Campus, should the City marshall
its remaining resources for a community theater within the downtown
area, as opposed to assisting a number of separate efforts with
individual non-profit organizations.
SITE EVALUATION
In response to SLOLT's request, staff has completed a site
analysis based on those city owned sites which were submitted by
SLOLT to the Council for consideration. These include 10 city owned
parcels and one site which the city shares joint use with the SLO
School District. Those sites which were recommended by SLOLT but
were not considered in the analysis were those sites/parcels which
have been either committed to a current plan, or or not owned by the
city.
►�n�i�H��llllll�p��'u'9�1�11 city of San LUIS OBISpo
A
WasZe COUNCIL AGENDA REPORT
SITES CONSIDERED:
Nipomo/Monterey Transmission Shop
Court Street Center
Chorro/Marsh Parking Lot
Palm/Monterey Parking Lot
Morro/Palm Parking Lot
Broad/Marsh Parking Lot
County Library
Recreation Center
Sinsheimer Park
Meadow Park
Mitchell Park
Laguna Lake Park
SITE ANALYSIS - SUMMARY REPORT
Nioomo/Monterey
The corner of Nipomo/Monterey, known as the "transmission shop",
is desired for it's proximity to the downtown area and the Art
Center. At present the building is used for storage and there is no
long range plan for the parcel which was purchased by the city in
1982 as a possible extension of the Mission Plaza. Nearby parking is
limited and well used during the day. Since most events will occur in
the evening hours, parking for any of the downtown sites would not
present a major problem. Parking for SLOLT staff and/or daytime
operations may be incorporated into the site plan in the event the
proposed facility is limited to 10,000 sq. ft.
ESTIMATED CURRENT VALUE: $162,000
*ALTERNATIVE SITE PROPOSALS
1. Expansion of Mission Plaza.
2. Expanded parking for downtown area.
3. Reserve site for multi-user small theater, (city owned) .
4. Reserve for Public Facility/City Services/Meeting rooms.
5. Develop retail/commercial.
6. Continue current use.
COMMENT
The inclusion of a theater at this location would enhance the
downtown core, expand evening entertainment and cultural activities
and would bring more tourist dollars into the City of San Luis
Obispo. Exclusive use of any theater facility in the downtown core
could reduce support for and potentially postpone a small multi-user
theater facility in the area. The HGHB report which was presented to
the Council in 1987 recommends the development of a small multi-user
theater for the residents of San Luis Obispo. The staff recommends
����i�� ►�IIIIIfI�P�u�°11�UUf city of San lues OBISpo
COUNCIL AGENDA REPORT
that this site not be obligated for another use until the completion
of the Parks and Open Space Element of the General Plan which should
throughly consider the use of this site for the expansion of the
Mission Plaza Park.
COURT STREET CENTER
The Court Center parcel meets the downtown core requirement.
The Court Street Center is considered a valuable piece of City
property due to the revenue generation potential. Current plans for
the site call for a mixed-use retail and office project. A small
theater combined with the above proposed uses probably could not fit
on the site and may present compatibility problems.
ESTIMATED CURRENT VALUE: $1,300,000
*ALTERNATIVE SITE PROPOSALS
1. Continue current use (parking)
2. Reserve site for multi-user small theater, (city owned) .
3. Develop a Cultural Arts Center.
4. Develop a downtown mini-park.
5. Develop commercially (as currently proposed) .
COMMENT
This site is considered to be a valuable and strategic
property. Other uses are likely to be more beneficial to the
viability of the downtown than SLOLT's theater project. The City
Council has recently approved a land use and development contract for
this parcel.
CHORRO/MARsx
SLOLT has proposed that a theater be incorporated into the
multi-level parking structure on the Chorro/Marsh site which is
slated to begin construction in Fall of 1988. Currently this plan
is to include retail and office space on the lower level. Lot size is
adequate to include a small theater within the existing plan, but not
without substantially reducing other uses.
ESTIMATED CURRENT VALUE: $450, 000
*ALTERNATIVE SITE PROPOSALS
1. Continue current plan for new parking structure.
2. Current plan may be redesigned to include city offices
or community meeting rooms.
3. Reserve site for multi-user small theater, (city
owned) .
°�"°'�"�����►����° IIUIII MY Of san Luis OBI SPO
COUNCIL AGENDA REPORT
COMMENT
Joint use of parking structure which is to include retail and
office may present a compatability problem. Altering existing plans
for construction of the parking structure at this time would delay
construction start date and cause additional costs. Proposed uses
would have to be reduced. The City Council has approved the
schematic parking structure plans.
PALM/MONTEREY
This parcel meets the downtown core requirement. The site is
adequate to meet not only the size requirement, but also will allow
the inclusion of some parking. Currently this site is used for
downtown parking. The majority of users frequent the County Museum
and the Mission Plaza.
ESTIMATED CURRENT VALUE: $525,500
*ALTERNATIVE SITE PROPOSALS
1. Continue current use.
2. Reserve site for multi-user small theater, (city owned)
3. Develop joint use facility, i.e. , multi-level
theater/parking.
COMMENT
The parking on this parcel is well used. Consideration of a
joint use facility, theater/parking, would maintain the current
availability for parking and meet the performing arts need as well.
MORRO/PALM
This covered parking adjacent to the newly completed city
offices, does not meet the size requirements desired by SLOLT in
their proposal. At present there is no long term plan for this site. .
If SLOLT were allowed to lease this site for their theater project,
they would need to consider demolition of the existing structure and
pursue new construction.
ESTIMATED CURRENT VALUE: $461,000
*Includes Buildings
*ALTERNATIVE SITE PROPOSALS
1. Continue current use
2. Expansion of city offices.
3. Reserve for retail/commercial. /_/„
�����► �lulllll�llp�► ����`� CIty of San tins OBISp0
0096 COUNCIL AGENDA REPORT
COMMENT
This city owned property is valuable for its proximity to the
expanded city offices and it's potential for economic use. A small
theater at this location would eliminate future expansion of city
offices at that facility. Parking is available in the parking
structure .located across the street.
BROAD/MARSH
Originally this downtown parcel was proposed as the site for the
multi-level parking structure. This plan was abandoned when the
Council chose the Chorro/Marsh parcel for the new parking structure.
This site meets the downtown core requirement and although the entire
parcel far exceeds SLOLT's needs, it may be feasible to sub-divide
the parcel, allocating the south east corner adjacent to Marsh Street
as a possible site for new construction. The south east corner does
not meet the desired sq. ft. requested by SLOLT (approx 6, 000 sq.
ft. ) . New construction at this site would eliminate 16 parking
spaces but would not inhibit the present flow of traffic through the
remainder of the parking facility. Sub-division of the parcel at the
south west corner (Broad Street frontage) presents another
possibility. This plan meets the size and the downtown requirement.
More parking spaces would be eliminated depending on the specific
allocation of property to the plan. A small theater at this location
may be pursued in conjunction with ground floor commercial space as
either a private venture or as a public-private partnership.
ESTIMATED CURRENT VALUE: $653,000
*ALTERNATIVE SITE PROPOSALS
1. Continue current use (parking) .
2. Reserve site for multi-user small theater (city owned) .
3 . Reserve site for future retail/commercial. (Ken Schwartz
proposal)
4. Develop downtown mini-park.
5. Develop mixed use retail/theater.
COMMENT
Although the south east corner of the parkings facility at
Chorro/Marsh does not meet the desired space requirement proposed by
SLOLT, the site may be considered for new construction based on it's
proximity to the downtown area. The south west corner meets the size
requirement, although would eliminate more parking spaces and would
disrupt the flow of traffic. Re-design of the parking lot would be
costly. The elimination of parking spaces may be considered
negligible in light of the increased cultural arts/theater activities
into the downtown core. The property is quite valuable with excellent
potential for alternative use. Its strategic location gives it high
potential for added retail should e the direction of he &
Downtown Plan. The staff recommendation is that no change on this
City Of sarj LUIS OBISPO
COUNCIL AGENDA REPORT
COUNTY LIBRARY
The existing county library may be demolished upon completion of
the new library which is scheduled for December of 1988. This site
meets the downtown core and size requirements. SLOLT is interested
in the renovation and remodel of this facility to meet their small
theater requirements. Due to the age and structural layout of the
existing county library, renovation and remodel costs for a small
theater at this location would be more costly than new construction.
ESTIMATED CURRENT VALUE: $969,000 (land value only)
*ALTERNATIVE SITE PROPOSALS
1. Demolish existing structure and leave site vacant.
2. Demolish existing structure and expand city offices.
3. Renovate for public use, meeting rooms, non-profit agency
offices.
4. Demolish and build a multi-user small theater, (city
owned) .
5. Demolish and expand parking for city employees.
COMMENT
The proposed plan for the site involves demolition of the
existing library and expansion of city hall once the new library
facility is completed. A small theater could be included within the
new plan for construction, although size, compatibility and policy
questions remain. Another non-profit group, Children's Theatre, has
also inquired about temporary use of this site. The staff effort to
conclude our work space needs study is nearing completion. Results
of this study will be presented to the City Council in the near
future
RECREATION CENTER
The recreation center located on Santa Rosa St. was originally
used during World War II as a USO facility and was donated to the
city after the war. Currently the building is used as a recreation
center and holds the offices for the Boy Scouts, Camp Fire Girls and
other youth related organizations. The building contains a stage
within the large central multi-use portion of the facility. This
multi-use room is used on a daily basis for basketball, aerobic
classes and after school programs and is made accessible to the
public for meetings and social events. The building is presently in
a state of deterioration and the current plan for the facility
involves renovation.
ESTIMATED CURRENT VALUE: $638, 000
�►�►i�i�i►►�IIIIIII�i AMY Of san tuts OBISPO
NoZe COUNCIL AGENDA REPORT
*ALTERNATIVE SITE PROPOSALS
1. Continue current use.
2. Allow SLOLT to supply funding for the renovation and
upgrading of the stage/multi-purpose room to meet
their needs and give them the responsibility of
scheduling the facility.
COMMENT
SLOLT is reluctant to share joint use of any facility which they
obtain for their new home. The Recreation Center is well used with
no excess space. Compatible joint use would require extensive
modification and expansion which may not be feasible on this site,
negotiating between the various using parties.
SINSHEIMER PARK
This site was suggested by SLOLT for new construction.
Sinsheimer Park is presently under a Joint Use Agreement with the San
Luis Obispo School District, which owns the land. The City has
ownership of park facilities and is responsible for maintainence of
the grounds and facilities. The site does not meet the downtown core
requirement. Pursuit of any portion of Sinsheimer Park should be
directed to the San Luis Obispo School District and to the City of
SLO Parks and Recreation Commission. Public access to this site
would probably not be as well known or as convient as for other
sites.
COST: Not City Owned
MEADOW PARK
Site was suggested by SLOLT for new construction. This site does
not meet the downtown core requirement. Meadow Park is considered a
"Neighborhood Park". The purpose of a neighborhood park is to
provide convienent and accessible active and passive recreation space
to residents within a prescribed service area. Current Park and
Recreation policy does not allow this type of use in a developed
neighborhood park facility.
ESTIMATED CURRENT VALUE: $645,000
MITCHELL PARK
Site was suggested by SLOLT for new construction. Although this
site is in close proximity to the downtown, Mitchell Park is a
"neighborhood park". Current Park and Recreation policy does not
allow this type of use in a developed neighborhood park facility.
��►►�ibi►��1111111pIa �I��U city or san Luis oBispo
Moge COUNCIL AGENDA REPORT
ESTIMATED CURRENT VALUE: $571,000
LAGUNA LAKE PARIC
Although this site does not meet the downtown core requirement,
it is in close proximity to the Madonna Plaza which was a site
recommended in the General Plan, Urban Use Element for entertainment
uses. The park contains over 13 million sq.ft. of open space, and is
currently used for passive recreation, picnicing, sailboarding,
hiking etc. Laguna Lake is considered to be a "District Park" which
provides facilities beyond the scale and scope of neighborhood
parks. District parks service an expanded area and this .type of
proposed use is wthin the scope of Park and Recreation policy.
Approximatly 40,000 sq.ft. (or one acre) would be required to
accomodate a theater with adequate parking at that location.
ESTIMATED CURRENT VALUE: $2,712, 000 (entire parcel)
Site to accomodate theater project: N/A
ALTERNATIVE SITE PROPOSALS
1. Continue current use.
2. Develop facilities for active recreation, sports fields,
sports complex etc.
3. Develop new golf course, driving range.
4. Develop site for a large scale community center.
5. Further develop passive recreation opportunities,
hiking /nature trails, picnicing, open space, canoe rental.
6. Reserve site for multi-user small theater, (city
owned) .
COMMENT
Laguna Lake Park has adequate space for SLOLT's theater project
but may face opposition from the downtown merchants who would like to
have a theater facility housed in the immediate downtown area. Some
residents and merchants in the Laguna Lake area have expressed their
support for a small performing arts theater to be built in Laguna
Lake Park. The master plan for Laguna Lake Park includes an area for
development. Consideration of Laguna Lake Park for this type of use
would need to be reviewed and approved by the Parks and Recreation
Commission. Parks and open space are scheduled for evaluation in the
current General Plan update. Staff recommends that no final decision
be made for a theater on this site until completion of the Parks and
Open Space Plan.
���n�i�►►�11111p��I� �����U city or san tuts 0131spo
WON COUNCIL AGENDA REPORT
SUMMARY
Of the various properties analyzed, four seem to have the
greatest potential as a site for a small theater.
These sites are:
1.. The Transmission Shop
2. The S/W corner of the Broad/Marsh parking lot.
3. Palm and Monterey
4. Laguna Lake Park
Consideration of the first three is based on their proximity to
the downtown area, their present use and plan for long range useage
and their potential to enhance those areas in the downtown core which
are currently underdeveloped. Consideration of the fourth site is
based on the current master plan for the park, the potential to
enhance business in the Madonna Road area and the minimal opportunity
costs involved.
SLOLT is currented located outside the downtown and without
the City's help, would most likely relocate outside the downtown.
The HGHB study indicated that a small theater would best serve
the needs of the community if it were housed in a downtown location.
This would address the need to focus cultural and performing arts,
expand evening entertainment, serve the needs of our residents and
bring more tourist dollars into the downtown. If the city were to
help SLOLT acquire property for their theater project the need for a
small multi-user theater designed to meet community needs would still
exist. The city's support of SLOLT in their acquisition of city
property may postpone or perhaps thwart the long range need to
develop a small multi-user theater for the residents of San Luis
Obispo.
Support of SLOLT's acquisition of a site for their theater
project may set a precedent for other special interest community
groups to approach the city for the donation of city property for
exclusive projects.
PRIVATE LAND ALTERNATIVES
Privately owned properties which would adequetly meet SLOLT's
theater needs may be pursued in a manner similar to SLOLT' s pursuit
of funding for construction. In addition to the potential for
donations at the local level, organizations and agencies at the
County and State level may be available to help community arts
organizations with funding for land acquisition as well as
development. Rather than dedicating valuable City property, the City
could assist with the acquisition of a site for SLOLT's Little
Theater o'ect
city o� san Luis osispo
AWaga COUNCIL AGENDA REPORT
FISCAL IMPACT
The sites under consideration, with the exception of Sinsheimer
Park, are owned by the City. Fiscal impact would involve
opportunity costs directly related to dedicating property for this
specific purpose. No direct revenue would be obtained by providing a
site for S.LOLT's theater project on any City owned property. The
City may benefit from indirect revenue obtained through potential
increase in business to the downtown or Madonna Road area.
ALTERNATIVES
1. ) The City Council could direct staff to explore the most
favorable sites for SLOLT's theater project.
2. ) The City Council could determine the the City should not
dedicate City owned property to a single purpose user and decline to
pursue the analysis any further.
3. ) The City Council could continue the issue with direction to
staff.
RECOMMENDATIONS
Consider policy issues and provide direction to staff.
If, after reviewing the issues, the City Council determines that
use or dedication of a City owned parcel maybe appropriate, staff
staff should be directed to further explore the feasibility of the
four sites which were noted in the analysis.
1. The Transmission Shop
2. The S/W corner of the Broad Marsh Parking lot
3. Palm and Monterey
4. Laguna Lake Park
If the City Council determines that use or dedication is not
appropriate, the Council should identify if other assistance may be
deemed appropriate and direct staff accordingly.
_ t
bIS❑Zi d1NrlS
ro• I
S❑S
�� ❑r�Zl❑w
Iw
Q U
I - 0 I H
Q W W
W
Q � � � W I
0 H 7 I '
I
z0TTz
O
N3QZIb'❑
I
Qd❑ZiS
I
a cz 0 zbi E
N I
Pcl 1
I
I
a � 1
a I
d o �
❑W❑dIN
W
0 c e F
>4 W
v M 0 a u ,moi 93u
m 'a
co 0 a4
CO s4 C 44r.
Ci '4 oo ami , V,
w al +i d 00 C a Ii
E C w ca ,CI � 4) m x Q H❑d3S
v U 064 " 4 cd >, a w m Z
0
0 m W m 6 CO p w x s+ P+
Q
O 1.+ (a L }+ -HO ri m ca m I
+1z c cd wa -14 p4 ri
a
0 O $ -�1� >, m m 3 m ro i
0 u w 0 -0 = 0 t C
O P F4 H 0 p H MVO U 7
0. 7 0 ri H 0 0 U G m ++ 00 I t
+4 O t m O W O 0) " al +i CO
2 U U Cl. X W U PS CA
V
.--1NCd U! 0; C;
i
' �l
i
i
i
i
CAL POLY
' t �
i
c
I
1
,
� 4 I
' ( I
I
I
i I
� I
� I
I '
i I
f ;
LAaiNA LAKE � -
X
11 •;. �., a .� �,,,� ,
O
ws
" n
i
_J
`I
1
i AIRPORr�
N
^ SCALE t'=3500' �
O
W CITY LIMIT UNE:-----
�!illlllllll� I�III�Illell II Clay of
san tins OBISp0
990 Palm Street/Post Office Box 8100•San Luis Obispo,CA 93403.8100
72436
wmy du,
y m y d a
�� mN 'JYLLL . ess (A .tll •O qy Nr0 �a TL em �W Ci
6-pC Y N �qn n•q L O+y G FO r r�i N �b� H yDm IOfi 9y �v
4Gn,f C6■ TNa 1081.3ON 4
=� C+IV9 Or r�0 q 6C q� +9 �yO11N
,FeO O myy■ m aLO "a-
U-0.0 s+6 ?@}�'wJC V�lWm'q VN ■ O'0C r.> G3 VVLA•
�G by a `tp ma W C n a myi-ll W N p, ,�yCY d�CCOme i N id yyyNc111ad mf.m amu
,02 g b m N 0 L- m i tyy c+Ym G L=C W Y� m O Yr q~GF O l G �Y_�' o Z_t v!L O.•
O M C=+a L O i L m L G-q N m O L= L Y L r m V f/J O O O r L 1 r Y r Y C T C
Y d-0. N7 6 Y A-•� A Y O S O W O - L C G 0 L ! Y r
-do d L 6 w^d r �L m ! Y� • T m L C K_+ T.T Y T 0 A
GF J L m D CF O L G q L L O q+ L L-•� e N C Y r U q Y O o
bDLmq O9q YpJOm yyq- 6 SIM
Omd GDdO YTL- O W9y^ L-9Qg1I Y•- O 9yONfG
OOm L=C, YC7aP� WUb�T GJ CEJI ONva gN9-r `q4 mrW nF6 ncc
2
CNLOr C sp y1
e b 7`r u Yyy T N A O 6 OPS 2 e_T a y O 3 ni C f y e o C N+ a p, O 6 QV
I 9!0 W m C G C r L d `V m b a O C L+ O d U- m Y n m•- w Ly q a. T o
N-4 L. g O•� L N g L O 9 N!
slow D�+ m D 9> O N f C r r 01
OD o.nDr G L q brr N U e L 3•- ON yCNID
yy609_• 96e•-.-o a W=F 90D yd Tr7 90 N 0 1mG NL W T
6 e 0 IP r n 0+ n T 7 IP=e L g N ;C C Y L+ `b D 6W L G Z
2Yn N ZO bGO m 1+ O
�Y Y F
r �
r -1
r
N M M N M N N M O M N M
IQ 16 116 6 16 116 I Q �1J 16 I6 I J Q
a m
Sr 31 S S S 9 LPSe rM - . E eS
�I�m s6O q+ qT 8ic
JJQ pp yyy11 €a yv LP
C,1r bG Op6 6�- 66 m6ZyJ Q. 06■ Dni �mA Nry� q6.2 oY
Gi D L b d 0 q y Tp�L •b D Y O 'yw, qyy y Ly Y C N L G Gr\ m\
Y� Jr m m a m 0 C>m O>l Pr+ �1 = i_N 01 1.P D 9 q Y C m u
J■ J� °fS Ja �n oe 200 Zqu S 6 �$
b b a
S G � 1yII P �p1 p P y
V pp pp '
Emil OTG N GG•! G G � Z
c`mG S.2 LG�r Ve.`-a 46 e+ 6
96C0 `O ozz m OaaL -6.1 yI OL Nyy11 N N N
OdL qqNO 2. rp, p, ,n01 r C ,rte -C�
�2 Y n \=L _ `` c c 6_q Lq ■O m sit*
n 0 6 R d d d b m W
qrr -qp d �i W6a d0 wF YI N OC
y f�c >m L L _>0 1 9■q L =0 dW m! m 9 0 W.
+Z &al= �iw e G
y I S Y O Gra B -1 P L C C
G b K6 rUY A _P�'J{� Oe t yL G.7
�qul.l a�0 4 L/N; ` iqi a Gi U u g
u 2 =N G
20 qac _y� 6a
Sia 8 !s uu �k 0" MISa_mb vq_!� �J .
K[] U U
00 0
J
S TTwQ —!a` d� d MW
i L Q L a T q G N a
f9N 9 b
Yee
€ ug S � yI y UUUUU G Yb GN a=ria 'a
n.N w,0. N a r Y 1 b= I p !
Nr
yy O r aJ a
MM d 6 b q m
s n rna as m d J r_ =L- n�cs gnuLy
Na �Y1�JId
n $ � _� N
z
5
pp In
JO �Nf NN �N iVN PN N� AJ� fN �N �N �N yN
N
J
=06
O T 0Lb D m Ly q`y e O q B
o N
y� e m ti L` c uq �OLO aV F i NU n
~ O O9m yGj� Q Y .r
G SL 6y 9 L O 9q
J O
.02
j O J S U A a L
P
N
ti
O
O
e,S y • d J
i
gN C e Let
t Lev
-
I'
I o z iu' n$ a'd 'dus` a'$ a m s J ■