HomeMy WebLinkAboutSDP200800070 Staff Report 2008-06-24ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP2008 -00070 Staff: Lisa Glass, Planner
Vintage Virginia Apples Cidery and Tasting Phil Custer, Engineer
Room
Planning Commission Public Hearing:Board of Supervisors Hearing:
June 24, 2008 Not Applicable
Owners: Shelton Land Trust Applicant: Charlotte Shelton — Vintage
Virginia Apples
Acreage: 78.586 Rezone from: Not Applicable
Special Use Permit for: Not Applicable
TNIP: Tax Map 87 Parcel 9 Existing Zone and By -Right Use: RA, Rural
Location: West side of Monacan Trail (Rt.Areas. Agricultural, forestal, fishery uses and
29) approximately 0.75 miles south of
amilsinglef y residential.
Taylors Gap Road (Rt.710), 8 miles south of
1 -64
Magisterial District: Samuel Miller Proffers /Conditions: N/A
Requested # of Dwelling Lots: N/A DA — N/A RA — YES
Proposal: Request for a waiver of site plan Comp. Plan Designation: The Comprehensive
requirements for the establishment of a Plan designates this property as Rural Area in
tasting room. The project includes two new Rural Area 3.
buildings, the tasting room and a Cdery,
approximately 4,000 square feet total.
Character of Property: The property is Use of Surrounding Properties:
developed with agricultural buildings. A Rural Area in Residential Use and Wooded
large portion of the property is in apples. The Hillsides
remainder of the property is open fields,
woods and various fruit orchards. The
project site is adjacent to an existing barn
and cold storage complex.
Factors Favorable:Factors Unfavorable:
1) Staff finds that the plan contains None.
adequate information to protect the
public and adjoining properties.
2) Waiving the requirement of a site plan
is supportive of agricultural activity.
RECOMMENDATION
Waiver of Section 32.2.2.Site Plan Waiver- Approval recommended, without conditions.
STAFF PERSON Lisa Glass, Planner and Phil Custer, Engineer
PLANNING COMMISSION June 24, 2008
AGENDA TITLE SDP2008 -00070 Vintage Virginia Apples Cidery and Tasting Room
APPLICANT Charlotte Shelton — Vintage Virginia Apples
PROPERTY OWNER(S): Shelton Land Trust
APPLICANT'S PROPOSAL The applicant requests a waiver of zoning ordinance
requirements to allow the construction of a tasting room for a cidery, which is considered a farm
winery by the Zoning Ordinance, without a full site plan. The plan includes two building totaling
approximately 4,0000 square feet. The Cidery, 2760 square feet, is an agricultural use associated
with the orchard, and does not require a site plan, similar to a winery. (Section 18.10. 17.) The
tasting room, 1 152 square feet, requires a site plan. The applicant does not expect a significant
increase in traffic over the number already arriving daily for the farm sales. There is adequate
area for parking spaces anticipated for higher use events.
LOCATION AND DESCRIPTION OF PROPERTY The property, described as Tax Map 87
Parcel 9, contains 78.586 acres, and is zoned RA, Rural Areas. The site is located on Rural Ridge
Lane on the west side of Route 29 south, approximately 8 miles south of I -64, in the Samuel
Miller Magisterial District. The property is currently used as an orchard with farm sales. The
new buildings will be adjacent to the existing barns used for faun sales and storage.
COMPREHENSIVE PLAN The Comprehensive Plan designates this property as Rural Area
in Rural Area 3.
REASON FOR PLANNING COMMISSION REVIEW The use requires a site plan because
it has expanded from farm sales to cidery which includes a "tasting room" for on- premise sale of
cider and cider consumption.
The applicant requests a waiver of zoning ordinance requirements to allow the submittal of a site
plan that does not meet all the requirements for the drawing of a site plan. The plan submitted
shows the building locations and parking area relative to existing barns on the site, but does not
show the full content outlined in Section 32.5 and 32.6.
APPLICANT'S JUSTIFICATION FOR THE REQUEST The majority of the items
required for a site plan pertain to commercial uses in a developed area with a high use rate. The
application letter addresses the rural character of the site and the surrounding area and the small
scale use of the proposed tasting room (Attachment D). The items in Section 32.5 and 6 that are
being waived are also outlined in the applicant's letter.
PLANNING AND ZONING HISTORY Special Permit 2003 -42 for on -site produce sales at
the Vintage Virginia Apples orchard was approved by the Planning Commission on August 5,
2003 and by the Board of Supervisors on September 10, 2003, to pen farm sales operation. At
that time site improvements were made so that the entrance at Route 29 meets VDOT standards
and a guardrail was added in accord with County staff comments.
A
DISCUSSION
Section 32.2- states: The foregoing notwithstanding, after notice in accordance with
section 32.4?.5 the commission niav waive the drawing o fa site plan in a particular
case upon a finding that the requiremctit of such plan would not foril the putposcs of
this chapter or otherwise serve the public interest provided that no such waiver shall be
niade until the conunission has considered the recommendation of the agent. The agent
may recotntnend approval, approval tiilth conditions, or denial of such waiver. 117 the case
of conditional approval, the agent in his rcconunendation shall state the relationship of
the recommended condition to the provisions of this section. No condition shall be
imposed which could not be imposed through the application of the regulations of section
32.0.
This use is located on a 78 acre parcel. The nearest lot line to the area of the cidery is
approximately 200 feet distant, with twenty rows of orchard in between. The nearest off site
dwelling is approximately 500 feet distant. The site plan requirements are intended to insure that
the impacts of the development are addressed. The large size of the property and isolation from
property lines and dwellings minimizes possible conflicts. The site review committee has
reviewed the submitted plan and required sufficient details to address potential impacts (i.e.
adequacy of parking, storm water management, etc.). As part of this review staff has
administratively granted modifications to the parking lot design to allow the use of gravel and
waiving the installation of bumper blocks. The design of the facility is adequate to insure the
safety of those onsite and allows for retention of rural character.
Requiring a full site plan content does not forward the purposes of the ordinance or otherwise
serve the public. The plan submitted provides information to address public safety and to
mitigate affects on neighbors.
The site review committee has reviewed this request and supports a site plan waiver in this case.
The entrance road and parking on the site are existing (Attachment C, photos). VDOT has
inspected the entrance and it meets current standards. The ARB has reviewed this project and
approved the plan at their 5/19/08 meeting. The proposal maintains the rural character and scale
of existing agricultural buildings. Site disturbance is limited to grading immediately adjacent to
the new buildings . The existing gravel parking area is adequate for the current farm sales
operation. The addition of the tasting room will not significantly change how the site is used.
SUMMARY AND RECOMMENDATION
Staff review has resulted in favorable findings:
Favorable factors:
1) The Site Review Committee has reviewed the plan and is of the opinion that it contains
adequate information to protect the public and adjoining properties.
2) Waiving the requirement of a site plan is supportive of agricultural activity which is the
primary use in Rural Areas as supported by the Comprehensive Plan.
Unfavorable factors:
None.
Favorable factors outweigh unfavorable factors. Granting this modification does not endanger
the public health safety and welfare, therefore staff recommends approval without conditions.
3
ATTACHMENTS
A. Vicinity Map
B. Parcel Map
C. Site Photos
D. Applicant Request and Justification Letter, regarding 32?.2 waiver, dated5 /6/08
E. Applicant's Site Sketch
F. Applicant's Justification regarding 4.12 waiver and plan comments, dated 6/1/08
G. Photos showing existing vegetation at the site
41
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6 May 2008
Lisa Glass, Principal Planner
Zoning and Current Development
Albemarle County Dept. of Community Development
401 McIntire Road, #227
Charlottesville, Virginia 22902
Dear Ms. Glass;
Thank you for yours of May 1, 2008 informing me of additional information you require for our
request for a waiver of a site plan for the cidery and tasting room we wish to construct for our
apple business.. Per the additional infonnation you are requesting, please note the following:
From Section 32.5.6:
a. Most of the information requested in this section is on the plan submitted. Vintage
Virginia Apples, LLC Cidery and Tasting Room to be built by Shelton Land Trust on
property owned by same, Tax Map 87, Parcel 9, zoned Rural Areas, in the Samuel
Miller district, Albemarle County, Virginia. This property is not in a flood plain (see
attached maps— Exhibit a. 1). This parcel is 78.58 acres, some 30 acres open of which
approximately ten acres are devoted to orchard operations. The Cidery and Tasting
Room are farm use buildings adjacent to an existing barn and cold storage complex
that support the orchard and farm market operation established here. This site is a
considerable distance off U.S. Route 29, situated more than 350 yards from that
highway and reached by a regularly maintained hard gravel surfaced road that has
been in continual use for over 20 years. This site is over 200 feet from the property
line of Parcel 87 -39 which we also own and over 400 feet from the parcel beyond
that. On the southern side, it is over 1200 feet to the nearest adjacent property. We
request that this information be considered sufficient and that we not be required to
produce engineered drawings to illustrate this.
b. The site will easily accommodate the proposed use and is designed to complement
and be compatible with the existing structures. This property, in addition to
supporting our orchard enterprise, is our home and we employed an architect to plan
buildings that will fit comfortably and unobtrusively into the site. We feel she has
Attachment D 10
done an excellent job on this head. The buildings will share the same roof lines and
material and natural weathered board siding that the existing barn and sheds have.
Their mass and scale fit the site comfortably. These are one story, modestly sized
buildings. The cidery will be about 2700 square feet; the tasting room, 1 152 square
feet. Our production will be seasonal and most of the labor will be our own. We may
employ one or two seasonal helpers as needed. As to access, ingress and egress
issues and parking, we addressed these issues rather thoroughly in our 2003 Farm
Market license application. The cidery will generate about the same scale of traffic
and visitation that our current farm market operation creates, but will be at a
different season when the farm market and fruit sales is long past. Therefore, we are
confident that our existing parking and drive will accommodate both enterprises
comfortably. Parking for the volume of traffic we anticipate is already available.
This will be a fairly small operation and the cidery will mostly be operational in the
fall and winter, but will not be open to the public. The Tasting Room will be in
service during the spring and summer primarily when the farm market is not in
operation. The traffic will be intermittent. We would note that these buildings will
be part of an existing barn complex and while we plan to install some simple
foundation plantings and comfortable walk ways into the tasting room, the site is well
screened from general public notice. We request that further items in this section
such as a landscape plan, paved parking, etc. be waived.
c. N/A
d. See plan for contour lines. The barn is at an elevation of 740 feet. We request that
the submitted drawing serve for this section.
e. We do not believe any of the items in 32.7.9.4 are gerinane to this project. The only
existing trees of any significance are the large oaks in the yard of our nearby guest
cottage. None of these will be disturbed or affected. These buildings will be
constructed on open land adjacent to the barn, are effectively additions to that barn
and do not block any views.
f. The only watercourse is a small unnamed branch that flows into a tributary of the
South Branch. It is over 300 yards from the barn complex.
g. The septic installation that will serve these buildings will be over 250 feet from the
above cited stream.
h. This site is at approximately 740 feet elevation and there is no flood plain anywhere
near. (See attached exhibit a 1, referenced above)
i. n/a
j. n/a
k. These buildings will be served by an existing well and we will install a septic field
that will handle the three lavatory restrooms to be built. There will be minimal water
usage. The buildings are to be constructed on concrete slabs that will minimize
grading needs. We request that further drawings be waived.
1. Only utility issue is the underground line that will bring power to the site.
m. This issue was addressed in our 2003 Farm Market license. We improved our
entrance to commercial grade at that time per VDOT specifications. This included
paving an apron off the highway for 30 feet into our drive. We also installed guard
rails for that road as it crossed the dam of our farm pond. This has been more than
adequate for the traffic that we have generated. As noted above, the cidery's tasting
room will be primarily operative in a different season and we would expect it to
generate similar volumes of traffic. Paving would adversely impact the site and
Attachment D I
unnecessarily disturb more land. Our lane and parking areas are well maintained and
are all weather installations. We request that further detail be waived.
n. The existing buildings are shown on the drawing submitted. We request that further
detail be waived.
o. Areas to be dedicated for public use are the Tasting Room and existing barn sales
area.
p. We request that this requirement be waived. These are farm buildings in the middle
of broad fields and will be an extension of the existing complex of farm buildings,
well screened by distance from surrounding properties. Elaborate landscaping would
be inappropriate, but we do plan to install simple plantings that will give the public
areas a finished appearance.
q. We request this item be waived. As stated above, the cidery will generate no more
traffic than the existing enterprise here, albeit at different times.
r. We request that the submitted drawing be deemed sufficient for the purposes of this
application and that these exacting specific measures be waived as being
inappropriate and unnecessary for the scope and scale of this project.
s. We believe that the detail we have provided is sufficient information and we request
that further details be waived.
The new buildings are 2752 square feet for the cidery (32' x 86') and the Tasting Room will be
24 x 48 or 1152 square feet. Both will be one story on concrete slabs. They will look like
additions to the existing barn and sheds. I am attaching photographs of the existing buildings
and site. The parking area is the graveled barn yard and will be extended to the tasting room.
Groundwater is not an issue here, I believe. This operation will use very little water. We will
have two lavatories in the tasting room and one in the cidery for our personal use. We are
installing a septic system to handle this. The only other water use will be washing out the tanks
and the pressing equipment occasionally. I cannot see that we will be producing groundwater of
any significance.
I feel that some of what I have done is overkill, on my part, but I hope this helps you and
answers your questions. I look forward to discussing this with you further when we meet.
Thank you very much for you interest and assistance.
Sincerely,
Charlotte Shelton
Attachment D 12
Vintage Virginia Apples Cidery
Waiver of Site Plan Application
In our application for a Farm ;Market license five years ago, we outlined the genesis and
purpose ofthe specialty orchard enterprise our fanlil\ is developing in 'Forth Garden.
Rather than repeat that narrative here, I will attach it for your information and bring you
LIP to (late on our progress. We have contin1-re(i to (icvclop our orchard and collection of
rare and unusual apples. Making this venture sustainable continues to be both interesting
and challenging. Our enterprise needs to he economically \ iable if it is to survive and
permit us to maintain our farm as an agricultural cndem or. It is even more obvio1-rs to us
that vve need to produce aluc added products From our Fruit in order to attord to continue
this project. 'We grow over 50 varieties of apples, most of tihich are virhlally
unavailable elsc\vhcre. We graft many of these varieties for our nursery and this
promises to he moderately successful. We sell our fruit at the farm and at local markets.
Many of 01-11 varieties come front that period in our past %%hen apples were grown
primarily for cider production. We have therefore embarked on building a cidery to
produce hard cider in the tradition of our forbears. Jefferson may have struggled to
produce «ine, but cider was a staple at Monticello as well as virtually every farm and
plantation in the countrv. Serious cider production is enjoying a small renaissance in
several parts Of the country, offering a pleasant variant to inure commonly available wine
and beer. As the trees \ve 11a\ e planted in the last few years, come into production, eve
will he able to produce a superior product without struggling to make every apple picture
perfect. We belie%e that this endeavor is absolutely consistent and supportive of the
Attachment D 13
county's comprehensive plan to foster agriculture in the Rural Area in which our farm
lies.
The buildings we %% ill be constructing are farm use structures. The larger of the two will
house the press and tank room for cider production. This will not be open for public use.
A separate and smaller (1 1 -50 square feet) Tasting Room will provide a sales area for the
product and restroom facilities for visitors. The scale and appearance of both will be
similar to our existing barn and sheds be one story of weathered hoard siding and metal
roofs. Since we look on this site ourselves and it is visible fi our entry, we have
engaged an architect to assist us in making it unobtrusive and in keeping with what is
already here.
As to the need for a site plan for this project, we think that most of the issues raised in
the County Code Section 32.5 have already been met in satisfying the requirements and
needs for our Farm Market License. The traffic generated by the cidery will be seasonal
and largely occur when we are not selling fresh fruit. Therefore, the available parking
will be more than adequate. Our property already has a commercial entrance per `'DOT
specifications completed in _'003. The entry enjoys a long site line on Route 9 and there
have been no issues generated by our business there.
Our site and existing harp is well oft' L.S. Route 9, situated about 3 -0 yards from that
highway and reached by a regularly maintained hard gravel surfaced road that has been in
continual use for over 15 years. The barn is situated amidst fields and orchard and is at
significant distances from neighboring properties. It is over _'00 feet from the property
line of Parcel 87-39 which we also own and o er 400 feet from the parcel beyond that.
On the southern side, it is over 300 yards to the nearest adjacent prop <_rky. There is ample
county's comprehensive plan to foster agriculture in the Rural Area in which our farm
lies.
The buildings we w ill be constructing are fain use structures. The larger of the two will
house the press and tank room for cider production. This will not be open for public use.
A separate and smaller ( 1 1 50 square feet) Tasting Room ill provide a sales area for the
product and restroom facilities for visitors. The scale and appearance of both will he
similar to our existing barn and sheds he one story of weathered hoard siding and nietal
roofs. Since we look on this site ourselves and it is visible from our entry, we have
engaged an architect to assist us in making it unobtrusive and in keeping with what is
already here.
As to the need for a site plan for this project, we think that most of the issues raised in
the County Code Section 32.E have already been met in satisfying the requirements and
needs for our Farm Market License. The traffic generated by the cidery will be seasonal
and largely occur when we are not selling fresh fruit. Therefore, the mailable parking
will be more than adequate. Our property already has a commercial entrance per VDOT
specifications completed in ?003. The entry enjoys a lung site line on Route 9 and there
have been no issues generated by our business there.
Our site and existing barn is xN ell off L.S. Route 9, situated about 3 0 yards from that
highway and reached by a regularly maintained hard gray cl surfaced road t has been in
continual use for over 1 years. The barn is situated amidst fields and orchard and is at
si distances from neighboring properties. It is o%er 200 feet from the property
line of Parcel 8 which we also own and o%er 400 feet from the parcel beyond that.
On the southern side, it is ox er 300 ,irds to the nearest adjacent property. There is ample
Attachment 1) 141
room for parking at the barn, with space for 15 or 20 cars. The attached conceptual
schematic plan designates ten contiguous places which should certainly exceed anything
necessary at any one time. We respectfully request that a site development plan be
waived. We arc a stand alone enterprise so traffic should be scattered and spread over
the hours of operation rather than concentrated. One or two employees should be
sufticient for the trade we anticipate, with perhaps a supplementary helper at peak
periods. We believe that Our small business is interesting and important in developing a
sustainable agricultural enterprise in Mbemarle County that is in keeping with the history
and spirit of the rural district in which we lie. Since we are situated on a major public
roadway that has ample site clearance (we have had this reviewed in the past by VDOT),
public safety will not be compromised. Rather, we will be able to offer our local
community and visitors a unique product in the rural setting from which it springs and an
appreciation for preserving Our culinary and agricultural heritage. We will welcome any
questions the department or various boards may have. Thank you very much for
reviewing this application.
Attachment D 15'
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Attachment E 16
Junel, 2008
Lisa Glass, Principal Planner
Zoning and Current Development
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902
Dear Ms. Glass:
Thank you for your letter of May 15, 2008 referencing the Site Review Committee comments
that we covered at your May 19 meeting. Per your request, I am submitting a revised site sketch
1. Identifying 16 parking spaces. While this is certainly a generous if not an excessive
number for our operation, I have no problem showing them on the plan.
2. Showing the existing sheds that we will remove that are now attached to the barn
3. Sketching in the gravel areas in the project
4. Labeling the service area between the buildings as such which it is.
As to the comments from Phil Custer in his engineering review, I offer the following:
1. This project will be disturbing considerably less than 10,000 square feet. Therefore, I
understand that this point is moot.
2. The area between the tasting room and the market and the buildings behind is strictly
for production use and will not be a public area. I have indicated where we will have
signage indicating the same for the public
3. Per item 3 above, we have sketched in gravel areas.
4. The site sketch submitted shows existing contours for the site. Drainage occurs from
the high point of the road falling away to the open fields beyond and below. The
buildings have been sited to avoid significant recontouring of the site. Finish grades
will be completed to maintain the existing drainage flow to allow for drainage around
the buildings into the existing drainage pattern. Except for the roof area all surfaces at
the site will be graveled allowing for natural absorption of water
5. My understanding is that the waivers requested in items a through e have been
approved by Mr. Custer from engineering and Ms. McCulley, the Zoning
Administrator. I would note that I think Mr. Custer's estimate of 50 to 75 cars a day
Attachment F 17
visiting our market and cidery is vastly in excess of what we have experienced or
expect to experience. We rarely have more than two or three cars at a time and no more
than ten or twelve a day in peak season. We realize that we should expect the cidery to
add to this, but it will do so primarily in seasons other than our farm market operation.
As to item f, [ 18- 4.12.16], we respectfully request that two of the three items in this
section be waived. Specifically, we request that we not be required to delineate with
wheel stops or bumper blocks the parking spaces that we have sketched onto the site
sketch submitted, and that screening shrubs not be required at the four parking spaces
that do not face the buildings. In the first instance, the barnyard which is our parking
area is a flat space that is used for moving pallets of product about and for general farm
use when customers are not there, which is most of the time. Barriers such as those
generally found in a commercial parking lot would be redundant and an obstacle to the
movement and flow of materials that we use. They would be more of a safety hazard
here than a beneficial element. This issue was canvassed five years ago when we
received our Farm Market license and the Planning Commission specifically exempted
us from this requirement. Twelve of these parking spaces are exactly the same spaces
that were considered at that time. As to using shrubs to screen the parking spaces in
question, these spaces face into the orchard and are the same ones that are on the Farm
Market plan. The orchard reaches the edge of these spaces and planting competing
plants in the orchard is neither practical nor desirable. There are 20 rows of orchard
trees stretching away from these spaces. Moreover, we own the adjacent property and
the distance to the nearest adjacent property beyond that is some 800 -900 feet and is a
fence row of dense evergreens. The house on that property is at that lot's front edge
which is several hundred feet farther toward the highway than our barn. In addition to
these considerations, ours is a daytime operation and the headlights that are presumed
to be the issue here will not be a concern. I discussed these issues with Ms. McCulley
last week and she agreed that perhaps these matters merited further consideration.
Thank you very much for your consideration. Please feel free to contact me if you have any
further questions or concerns.
Sincerely,
Charlotte Shelton
Vintage Virginia Apples LLC
P.O. Box 210, North Garden Virginia 22959
www. vintagevirginiaapples. com
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