Loading...
Item 3.1 - MDRA 19-028 and VAR 19-002 A Request to Allow a Proposed Addition to 13205 Avenida La ValenciaCity of Poway COUNCIL AGENDA REPORT DATE: November 19, 2019 TO: Honorable Mayor and Members of the City Counci FROM: Robert Mans, Director of Development Services CONTACT: Scott Nespor, Associate Planner \I (858) 668-4656 or snespor@poway.org SUBJECT: Summary: Minor Development Review Application 19-028 and Variance 19-002: A request to allow a proposed addition to an existing single-family home to encroach into the front yard setback on the property located at 13205 Avenida La Valencia This is a Minor Development Review Application (MDRA) and a Variance (VAR) request to allow the construction of a 951 -square -foot attached addition to an existing single-family home to observe a 27 -foot front yard setback where 40 feet is required by the Poway Municipal Code (PMC). The existing single-family home also observes a 27 -foot front yard setback. The required findings to support MDRA 19-028 and VAR 19-002 can be made based on unique circumstances applicable to the property. Recommended Action: It is recommended that the City Council adopt the Resolution. Discussion: A Variance is requested to allow an addition to an existing residence to observe a 27 -foot front yard setback when the required setback in the Rural Residential C (RR -C) zone is 40 feet measured from the property line. The existing home currently observes a 27 -foot front yard setback. The addition would match the existing front yard setback. The applicant believes that the encroachment into the front yard setback is necessary to allow the property owner to make an addition to the existing residence similar to other properties on the street. The applicant is Oscar Zazueta on behalf of the property owners, Andrea Dangio and Katherine Sack. The site is located at 13205 Avenida La Valencia, within the RR -C zone (Attachment B). Chapter 17.50 PMC contains a provision whereby the City Council can allow a Variance from the terms of the Zoning Code because of special circumstances applicable to the property, which makes the strict application of the Code burdensome and restricts property rights that are enjoyed by others in the surrounding neighborhood. A Variance approval is required to allow an addition to encroach into a required front yard setback. The subject property is developed with a 2,368 -square -foot, one-story residence with an attached three -car garage, which currently does not meet the required front and side yard setback. The existing home is legal nonconforming because it complied with the setbacks approved by the 1 of 13 November 19, 2019, Item #3.1 County at the time it was built. The applicant proposes to construct a 951 -square -foot addition to the northeast corner of the existing home which faces the street (Attachments C, D, and E). The proposed addition and associated remodel of the existing living room will provide three additional bedrooms and create a new living room. The addition will be consistent with architecture and front yard setback of the existing home. It should be noted that the addition proposes an 11.5 -foot side yard setback along the eastern property line which is Tess than the required 20 -foot side yard setback. The existing home maintains an 11.5 -foot setback along this property line. Per the PMC, the proposed side yard setback at less than 20 feet is permitted without a Variance because the setback would be equal to the existing non -conforming setback. This provision only applies to the side and rear yard setbacks. The required findings can be made to support the Variance to encroach into the front yard setback based on the fact that the following unique circumstances exist on the property, which make the strict application of the Zoning Code burdensome: • The 0.55 -acre property was created prior to City incorporation and is substandard in size as the minimum lot size for the RR -C zone is one acre. • Other homes in the neighborhood and under similar zoning designation encroach into the front yard setback, some of which are located closer to the property line than the 27 feet requested by the applicant. The right-of-way of Avenida La Valencia is 84 feet wide, of which 40 feet is paved resulting in a wider unimproved right-of-way compared to what is required in the General Plan. As a result, the home would maintain a minimum 49 -foot setback from the edge of the street. The project has been designed to comply with all development standards of the City, with the exception of the front yard setback for which the Variance is sought. As a result of the constraints listed above and the fact that the proposed enlarged home would be set back more than 40 feet from the street and partially obscured from view by landscaping, the required findings to support the Variance can be made and are set forth in the attached Resolution. Environmental Review: The project is Categorically Exempt from the California Environmental Quality Act (CEQA), as Classes 1 and 5 Categorical Exemptions, Sections 15301(e) and 15305(a) of the CEQA Guidelines, in that the project involves the construction of an addition to a single-family dwelling on an existing legal parcel located in a residential zone and the front yard setback variance will not result in changes in land use or density. Fiscal Impact: None. Public Notification: A notice of Public Hearing was published in the Poway News Chieftain on Thursday, November 7, 2019 and mailed to property owners and occupants located within 500 feet of the project site. 2 of 13 November 19, 2019, Item #3.1 Attachments: A. Resolution B. Zoning/Location Map C. Site Plan D. Proposed Floor Pian E. Proposed Front Elevation Reviewed/Approved By: cul L. -------- Reviewed By: Approved By: Wendy[JCaserman Alan Fenstermacher Chr Ffaz{1{ine Assistant City Manager City Attorney City Manager 3 of 13 November 19, 2019, Item #3.1 RESOLUTION NO. P -19- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING MINOR DEVELOPMENT REVIEW APPLICATION 19-028 AND VARIANCE 19-002, ASSESSOR'S PARCEL NUMBER (APN): 275-620-17 WHEREAS, Minor Development Review Application (MDRA) 19-028 and Variance (VAR) 19-002, submitted by Oscar Zazueta, Applicant and Architect, and Andrea Dangio and Katherine Sack, Property Owners, requests approval to allow a 951 -square -foot addition located at 13205 Avenida La Valencia, within the Rural Residential C (RR -C) zone, to observe a 27 -foot front yard setback where 40 feet is required; WHEREAS, on November 19, 2019, the City Council held a duly advertised public hearing to solicit comments from the public, both for and against, relative to this application; WHEREAS, the City Council has read and considered the agenda report for the proposed project and has considered other evidence presented at the public hearing; WHEREAS, the site, floor and elevation plans for this project included in the agenda report are incorporated herein as Exhibit A; and WHEREAS, the Poway Municipal Code (PMC) establishes findings required for granting a Variance. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA), as Classes 1 and 5 Categorical Exemptions, Sections 15301(e) and 15305(a) of the CEQA Guidelines, in that the project involves an addition to a single-family residence on an existing legal parcel located in a residential zone and the front yard setback variance will not result in changes in land use or density. The existing residence will be rebuilt. SECTION 2: The findings for MDRA 19-028, in accordance with Section 17.52.010 of the PMC (Purpose of Development Review), are made as follows: A. The project has been designed to be architecturally compatible with surrounding residential development, to minimize landform alteration, and conform to City zoning, development and grading standards except for the front yard setbacks for which a Variance can be supported. The project respects and recognizes the interdependence of land values and aesthetics to the benefit of the City. The construction of the addition in the front is where a courtyard currently partially exists, and it will be no closer to the Avenida La Valencia than the existing attached garage. The existing landscaping on each side of the house will be preserved. B. The project has been designed to minimize impacts on surrounding residential development by utilizing earth -tone colored exterior building materials and architectural design that is compatible with surrounding development. The proposed development respects the public concerns for the aesthetics of development and encourages the orderly and harmonious appearance of structures and property within the City. 4 of 13 ATTACHMENT A November 19, 2019, Item #3.1 Resolution No. P -19 - Page 2 C. The granting of the MDRA would not be materially detrimental to the public health, safety or welfare within the community because the addition will not be constructed closer to Avenida La Valencia than the existing residence. D. The project has been designed to be consistent with development in the surrounding residential area by utilizing exterior building materials that are compatible with nearby residential development. The proposed development respects the public concerns for the aesthetics of development. E. The project will not have an adverse effect on the aesthetics, health and safety, or an architecturally -related impact upon adjoining properties, as the project has been designed to be consistent with development in the surrounding residential area by utilizing exterior building materials that are compatible with nearby residential development. F. The design and improvements of the proposed development are consistent with elements of the City of Poway General Plan, and the project conforms to the provisions of the Zoning Code, except for the front yard setback for which a Variance can be supported. SECTION 3: The findings, in accordance with Section 17.50.050 of the PMC, to approve VAR 19-002, are made as follows: A. That there are special circumstances applicable to the property and because of this the strict application of the Zoning Ordinance deprives the property of privileges enjoyed by other properties in the vicinity with the identical zoning classification. Special circumstances include that the existing residence already encroaches into the front yard setback and the addition will observe the same setback as the existing house. Most of the homes in the neighborhood were constructed prior to City's incorporation and developed in accordance with the County of San Diego's development standards. B. Granting the Variance is necessary for the preservation and enjoyment of a substantial property right enjoyed by other property owners in the same vicinity and zone, and denied to the property for which the Variance is sought, in that the location and orientation of the existing home on the property and the floor plan of the existing residence allows a logical addition to the house as proposed since it is not closer than the existing residence. The residence is 49 feet from the paved portion of the public right-of-way. C. Granting the Variance would not be materially detrimental to the public health, safety or welfare of the community in that other homes within the same block observe front yard setbacks that are less than 40 feet. The 27 -foot setback from the property line is 49 feet from the edge of pavement. D. Granting the Variance does not constitute a special privilege that is inconsistent with the limitation upon other properties in the vicinity and zone in that this Variance involves the construction of an addition to a single-family residence in a neighborhood where most other residences observe front -yard setbacks that are less than 40 feet. E. Granting the Variance would not allow a use or activity not otherwise expressly authorized by the zoning development regulations governing the property in that additions to a single- family home are allowed and have occurred in the neighborhood. 5 of 13 November 19, 2019, Item #3.1 Resolution No. P -19 - Page 3 F. Granting the Variance will be compatible with the City of Poway General Plan because the use is permitted, and the Variance does not result in a density increase, and the addition will be compatible with other residential development in the vicinity and complies with all other requirements of the zone. SECTION 4: The City Council hereby approves MDRA 19-028 and VAR 19-002 subject to the following conditions: A. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney's fees, against the City or its agents, officers, or employees, relating to the issuance of this permit, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. B. Approval of this Variance shall apply only to the subject project and shall not waive compliance with all other sections of the Zoning Ordinance and all other applicable City ordinances in effect at the time of Building Permit issuance. C. Within 30 days of the date of this approval the applicant shall submit in writing that all conditions of approval have been read and understood. D. The conditions of VAR 19-002 shall remain in effect for the life of the subject structure, and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner. E. VAR 19-002 approves a 27 -foot front yard setback for single -story structures only. F Prior to Building Permit issuance, the applicant shall comply with the following: 6 of 13 (Planning) 1. The applicant shall contact the Poway Unified School District at (858) 679-2570 to verify if school impact fees are required. If required, the fees shall be paid at the rate established at the time of Building Permit issuance. 2. The applicant shall comply with the latest adopted building codes, and all other applicable codes and ordinances in effect at the time of Building Permit issuance. 3. The site shall be developed in accordance with the approved plans on file in the Development Services Department and the conditions contained herein. A final inspection from the appropriate City departments will be required. 4. A building materials color board for the building exterior shall be submitted for November 19, 2019, Item #3.1 Resolution No. P -19 - Page 4 review and approval. The building plan shall call out the approved building color and materials. 5. The maximum height of any fence, free standing wall or retaining wall shall not exceed six feet. Any proposed walls shall be decorative block or stucco finish consistent with the exterior of the proposed residence. A general note shall be added to the construction plans identifying the requirement. (Engineering) 6. All spoil materials from footings and foundations shall be legally disposed of off- site or if the material is to remain onsite, the material shall be placed per the requirements of the City grading ordinance. 7. The applicant shall incorporate Low Impact Development (LID) design features into the site development. These shall be clearly shown and identified on the site plan and be appropriately sized for the proposed level of development. 8. The developer shall install and maintain all erosion control devices throughout their intended life. 9. A minimum cash security for erosion control is required. 10. The applicant shall pay the storm water pollution inspection fee according to the latest adopted master fee schedule. 11. The applicant shall pay all applicable development impact fees in effect at time of permit issuance for the proposed accessory dwelling unit. 12. The applicant shall attend a pre -construction meeting at the Department of Development Services. The scheduling request shall be submitted on a City standard form available from the City's project engineer. The applicant's action plan that identifies measures to be implemented during construction to address erosion, sediment and pollution control will be discussed. Compliance for sediment control shall be provided as directed by the project inspector. G. The following requirements shall be addressed to the satisfaction of the Safety Services Department: 7 of 13 1. Approved numbers or addresses measuring four to six inches in height shall be placed on the building in such a position as to be plainly visible and legible from the street fronting the property. Numbers shall contrast with their background. The address is required at the private driveway entrance. 2. Each chimney used in conjunction with any fireplace shall be equipped with an approved spark arrester. 3. Smoke detectors shall be installed in all bedrooms and adjoining hallways. The smoke detectors shall be hard -wired, with a battery backup, and shall be wired in such a manner that if one detector activates, all detectors activate. 4. Carbon monoxide detectors shall be installed in hallways adjoining bedrooms. The November 19, 2019, Item #3.1 Resolution No. P -19 - Page 5 carbon monoxide detectors shall be hard -wired, with a battery backup, and shall be wired in such a manner that if one detector activates, all detectors activate. H. Prior to occupancy, or as otherwise noted, the following shall be complied with: 1. The site shall be developed in substantial conformance with the approved plans on file in the Development Services Department and the conditions contained herein to the satisfaction of the Development Services Director. A final inspection from the appropriate City departments will be required. (Engineering) 2. All proposed utilities or extension of utilities shall be installed underground. No extension of overhead utilities shall be permitted. 3. The drainage facilities, driveway, and all utility services shall be installed and completed by the property owner, and inspected and approved by the Engineering Inspector. All new utility services shall be placed underground. 4. An adequate drainage system shall be provided around the new building pads capable of handling and disposing all surface water to the satisfaction of the Engineering Inspector. 5. The applicant shall repair, to the satisfaction of the City Engineer, any and all damage to public improvements caused by construction activity from this project. (Planning) 6. Landscaping shall be installed per the approved landscape plan and submittal of an irrigation audit report, pursuant to Section 17.41.110 of the PMC. SECTION 5: The approval of MDRA 19-028 and VAR 19-002 shall expire on November 19, 2021, at 5:00 p.m., unless prior to that time a Building Permit has been issued and construction has commenced on the property. SECTION 6: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure. 8 of 13 November 19, 2019, Item #3.1 Resolution No. P -19 - Page 6 PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California, on the 19th day of November, 2019 by the following vote, to wit: AYES: NOES: ABSENT: DISQUALIFIED: ATTEST: Faviola Medina, CMC, City Clerk 9 of 13 Steve Vaus, Mayor November 19, 2019, Item #3.1 ,y11111r,t P1‘00 • Subject Location: 13205 Avenida La Valencia APN - 275-620-17 1111111 %4 AP SILVER SAD LE LN 0 75 150 300 Feet CITY OF POWAY Zoning / Location Map Item: MDRA19-028 and VAR19-002 10 of 13 ATTACHMENT B November 19, 2019, Item #3.1 I w11 PREVENTION 61 LJOTDSCHARGE51NTO T7E GSA 5G]� STORM [MANAGE 51EN0494 CF7GN487 I— 1 PROTEST OUTDOOR MATER0L STORAGE AREAS FROM RAINFALL, RIJN-ON. RU,OFF, AND WIND DGPER5AL I= PROTECT MAIM.. STORED IN OUTDOOR WORK AREAS O NOM RANFALL, 91N -0N RUN-0FF AND WIND DISPERSAL n orINa000000@©®@oEo 0RCFECT TRASH AREAS 1.00 R6NFALL RUN -0N. AND 12JN-0FF, AND RAND DISPERSAL ADDITIONAL MIP5 BASED ON POTSNIAL SOURCES 0= RUN.OFPOLLUTANTS ON-SITE STOW. [RAN INLETS INTEROR 0.006 094405E ELEVATOR SRA, 0211. INTERIOR PARKING GARAGE5 NEED FOR F_,RE INDOOR E SIR ST CONTROL LANDSCAPE , OUTDOOR PESTICIDE USE POOLS, SPAS, PONDS. FOUNTAINS E WATER FEATURES FOOD SERV'CE TRASH OR REFUSE AREAS �,DJ5'fANAL PROCESSES 0u1000R STORAGE OFEGUIPMENT 097.272544.0 VEHICLE EGUPME W CLEANING VEMCLEEMJMIENT REF. AND Ma.NTENANCE FJEL 0159ENST G AR505 1.0A0NG DOCKS PRE 509INK.ER SST MISCELLANEOUS ORAN OR WASH WATER PLAZA5, ODEWMAS. OHNE AY5. AND PARKING LOTS TWINTAN ITEA,RES 5OATMV4Y5 AND HYDROLOCONSERVE NATURAL AREAS. SOLS. AND VESE-ATON 517119E IMOER4015 AREAS 'w71106 SOILS COMPACTION MPERVIOUS AREA DISPERSION RUNOFF COLECTON un0564PNG WITH NATIVE OR DROUGHT TOLERANT SPEOES HARVESTING AND USING PRECIPTATION D1H4ERh0u9 0 = ARE. TASILATON AMA _ 0 FIFER... D MP ,JB 599.0ryq T00PaNT 30,15P 99190 396390 OTWDPTNI 8190 • ITER HWECAM PA...AY 19-990 130 SF m 06090 66D90 TOTAL },. 50 95;20 6,359E 4'£# well `640Z '61JegWaAO — 4 AVENIDA LA VALENCIA 0909 EROSION CONTROL PLAN (BMP PLAN) AJ 0.200 —* 4 AVENIDA LA VALENCIA EXSTING T ❑1 ESSTNG ONE STORY 558,E FAMILY RESGENCE 2 02571NG 3 CAR GARAGE 3❑ PROPOSED ADDMON • PROPOSED COUR' PAD • COVERED ENTRY PORCH • 090005ED COVERED 0ATIO ❑7 E%15ING CURB (NO SIDEWALK) © PROPOSED 6-0' FENCE WI GALE ❑Q EASING HARDSCA £ TO RE -WN 10 ENSTNG LANDSCAPE TO REMAIN SITE PLAN 0.200 SHEET INDEX A.1 SITE FLAN A.2 EXISTING FLOOR PLAN A.3 PROPOSED FLOOR ROOF PLAN .2.4 BUILDING ELEVATIONS VICINITY MAP L. OWNER DESIGNER ANDREA 0.30150 13205 AVENIDA LA VALENCA POWAY. 0492064 [SCM Z42LETA 0117 F3FT11 AVENUE SAN DIEGO, CA 92101 T. 6193023957 SCOPE OF WORK REMODEL AND ADDRION TO 2515TNG ONE STORY SINGLE FAMILY DWELLING, 000759590 OF: ASSESSORS N0. LEGAL DESC9IDTON ZONE LOT ARF CONSTRUCTION OCCUPANCIES REMODEL NASTIER BEDR000 54n. CLOSET TWO NEW 5E' RGVM5 WI BATS .AND WALK IN CLOSETS 275-620.11.00 LOT 163. MAP T47651LVER SADDLE RANCH RRC 29953 90 (0550 ACRES) TYPE V.3, NON1R6NKLERED 5344 9ULDIN979245 025156 NEW TOTAL GARAGE 6645F644 SF 00311A.45 29665E 5515E 39195F TOTAL 3.0125F 9515F 3.9635F LOT 00699. GE: 13%PROPOSED A 35%ALI.OWED FRE DEPARTMENT NOTES APPROVED NUMBERS OR ADORE55ES MFALSURNG 4 TO G INCHES N HEIGHT SHALL BE P✓CE5 ON 117E BOLDING IN SUCH A F05T1ON A5 TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET FRONTING THE PROPER, NUMBER5SHALL CONTRAST WITH THEIR BACKGROUND. TE ADDRESS IS REQUIRED AT THE PRIVATE DRVEWAY ENTRANCE. 51.10KE DETECTORS SHALL BE INSTALLED N 44J. 200300T5 AND ADJOINING HALLWAYS THE SMOKE DETECTORS SHALL BE NARD WIRED, WITH* BATTERY P.AGKI IP, AND 5HALA. BE WIRED N SUCH MANNER THAT IF ONE DETECTOR ACTIVATES, ALL DETECTORS ACTIVATE CARBON 11050509 DETECTORS 5114LL BE INSTALLED IN HALLWAYS ADJOINING BEDROOMS. THE CARBON MONOXIDE DETECTORS SHALL BE HARD AIMED. WWI A BATTERY PAC0UP, APD SHALL SE W 9ED IN SUCH A MANNER THAT F ONE DETECTOR ACTIVATES, a1 DETECTORS ACTIVATE. EACH CHIMNEY 4590 N CONJUNCTION W m1 ANY FIREPLACE SHALL BE EQUIPPED WITH AN APPROVED SPARK ARE<STER m J z c) N 0 r• J Oo Z o17- Q -6 0 • Z < LI.I J W ) Ls W < EL 0 0 J LU > V- at Q D oo N Z 0 O 66 z W : O SEP (5 22119 .vt.. l!/ COVER SHEET 570 PLAN A-1 �)RIL1q-oo . /Alai M-oit CI 1N3WH3V11V V£# wall `6402 `61 JegweAoN 77'O' ]B'-10' 776- 3-7 104' 3B 77-0' 3-7 PROPOSED FLOOR PLAN O e' DRYERVENT ALONG CERUNGJOISTS ABOVE 14-0 M.Ax. LENGTH W' 2 BENDS AND S4050W4Ff DAMPER. O ElJSTNG 30 GALLON WATER HEATER TO REMNN 3E 3-0 DEEP. DOOR WIOTH M1N. CONCRETE LANDING, W. Vc' MA%SLOPE ❑4 SHELF AND POLE VERIFY W/ ONMER, TYRCAL AT ALL CLOSETS 5E FREESTANDING TUS, VERPV MANUFACTURER SPEOP0PTONS PRIOR TO PLUMBING ROUGH JJ © SHOWER W/ SEAT ❑T 6'-0 HT WOOD FRA7150 WALL W/ CEMENT PLA5TER 30159 MINIMUM BATHROOM CLEARANCES. T.ACAL AT ALL ❑B LOCATIONS 4 110 VOLT DUPLEX OUTLET B ILO VOLT DUREX FLOOR OUTLET - FUEL GAS OUTLET HOSE BIB NEW WALT. N'/ ] z A STU05 o le O.G. = MUTING WALL W13. 4 STUDS TO REMAIN CC Z E - o N D u W g 0 N O e; 00 z 0 �Q Duo• Z QLLI J 0` VIZ s� Q o11.1O N w V >2. O O �11►► N V a z PROP05ED FLOOR PLAN A-3 3IN3WHOVIIV 4'£# well `640Z '61JegWaAO `_i TOP OFFv.TIE ILO OF PARTIAL SOUTH ELEVATION 3116• =1-0 ▪ EESTINGE OROOOSED GRADE ❑2 seism* CEMENT PASTER FINsI El CEMENT PLASTER FINISH TO MATCH EXISTING ❑3 CONCRETE ROOF TILE, CLASS •A' ASSEMBLY E CEMENT PASTER ROOF SAVE SAVE W/ WOOD TEM TO MATCH WESTING © DOOR PER SCHEDU.E ❑T W WDO.V PER SCHEDl1LE ❑B DECORATIVE VENT ❑9 6-0 HT WOOD FRAMED WALL W/ CEMENT PLASTER FINISH ® PROJECTgN OF NEW EAU W/ EVENTTHROUGH ROOF T❑ VT GTP BOARD MIN O RIE BATT INSULATION ® P30 £ATT INSULATION ® FOUNDATION PER STRUCTURAL Q FRAMING PERETRLILTURA. NORTH ELEVATION 3.46" .14 EAST ELEVATION ,Rog. Ems_. 9/16•=T-0 SECTION A - A r SECTION B - B 3/16'=T-0 m - - a i - z Oa N uG uJ O O Q G „ N O • •� O a Ci V W N Q Q O U W o O Z a V) w V cc a >- D oo d z o ribroiak l�f ELEVATIONS A-4