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Home My WebLink AboutPLNTSD2024-01430 - 35 N 900 WERIN MENDENHALL DEPARTMENT of COMMUNITY Mayor and NEIGHBORHOODS PLANNING DIVISION SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM 406 WWW.SLC.GOV P.O. BOX 1580, SALT LAKE CITY, UTAH 84114 TEL 801.535.7757 February 4, 2025 Jarod Hall Di’velept Design j@divelept.com RE: Transit Station Area Development Score Review for Petition PLNTSD2024-01430 at 35 N 900 W: Dear Jarod Hall, This letter is a notification of the development score review as determined by the Planning Department staff. Pursuant to Chapter 21A.10 of the Salt Lake City Zoning Ordinance, a notice of application was sent out on January 21, 2025.The noticing period ended on February 3, 2025. No response was received from abutting property owners related to the project. After completing a review of the revised plans, staff has given the proposed building a score of 133 out of the submitted 138. Please see the attached scoring sheets for more information. This means that no public hearing is required, and the project is now authorized to go through the standard building permit process. The project is approved with the following conditions: x Any significant changes made to the approved plans, elevations or site plan must be approved by the Planning Department. x Ground floor must have 80% “Active Use”, as defined in 21A.37.050.A x Project must have 1,645 SF of open space x Concrete on the ground floor must be textured or patterned As the applicant, you have the option to appeal this development score review to the Planning Commission. If you choose to appeal, a public hearing will be required per the requirements of the Salt Lake City Zoning Ordinance. If you are satisfied with the score given, you can continue with your building permit submittal with Building Services. A full zoning review will be completed as part of the building permit review to verify that the drawings submitted for your building permit comply with the applicable zoning requirements. Additionally, the plans submitted for your development score will be compared with the plans submitted for your building permit, and you will be notified if there are any discrepancies between the two sets. If you have any further questions about this process, please contact me at 801-535-6211 or by e-mail at: cassie.younger@slcgov.com Sincerely, Cassie Younger Cassie Younger Senior Planner Enc. x TSA Score Sheet x Applicant’s Plans cc: File Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. (Unless otherwise noted, points may only be obtained from one item in each guideline section.) GUIDELINE SECTION ITEM DESCRIPTION VA L U E AP P L I C A N T SC O R E ST A F F S C O R E More than 50 dwelling units per acre; Buildings that are up to 80% of the allowable building height; or Buildings with a Floor to Lot Area ration of 3 20 20 20 More than 30 dwelling units per acre; Buildings that are up to 70% of the allowable building height; or Buildings with a floor to lot area ratio of 2 or 15 More than 20 dwelling units per acre; Buildings that are at least 60% of the allowable building height; or Buildings with a floor to lot area ratio of 1 or 10 More than 25 dwelling units per acre; Buildings that are up to 80% of the allowable building height; or Buildings with a Floor to Lot Area ratio of 2 or 12 More than 20 dwelling units per acre; Buildings that are up to 70% of the allowable building height; or Buildings with a floor to lot area ratio of 1.5 or 8 More than 15 dwelling units per acre; Buildings that are at least 60% of the allowable building height; or Buildings with a floor to lot area ratio of 1 or 5 100% of the gross floor area on the ground floor is dedicated to a use different than what is on the floors above. 20 At least 75% of the gross floor area on the ground floor is dedicated to a use different than what is on the floors above. 15 At least 50% of the gross floor area on the ground floor is dedicated to a use different than what is on the floors above.10 A project that includes at least two uses that are different than existing uses on adjacent properties.6 33% or more of the total dwelling units. 40 20% or more of the total dwelling units. 30 10% or more of the total dwelling units. 20 Areas rated 5 or greater 20 NOTES 53 UNITS .38 ACRES 1.A. Intensity and Density of Use (Applicable to Core Area Only.) A project that meets at least one of the following requirements: 1.B. Intensity and Density of Use (Applicable to Transition Area only.) A project that meets at least one of the following requirements: 2. Integrated Mixed of Uses: If the ground floor of a building is designed for retail, restaurant, or other use other than residential on the ground floor. The guideline applies to street facing habitable space only and not the entire ground floor area. The following points shall be added to the development score: 3.A. Mixed Income Housing A project that includes affordable housing available to those with 60% or less of the median household income of the City for sale or lease shall have the following number of points added to the development score: 3.B. Mixed Income Housing An affordable housing project that is located in an area identified in the “Opportunity Index” map (as used in the latest July 2017 1 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. Area rated 3 or greater 10 33% or more of the total dwelling units.8 15% or more of the total dwelling units 5 10% or more of the total dwelling units.3 A minimum of 1500 square feet.15 A minimum of 1000 square feet 10 A minimum of 500 Square feet 5 50% or more of the existing surface parking lot is covered by new buildings.15 35% or more of the existing surface parking lot is covered by new buildings.10 25% or more of the existing surface parking lot is covered by new buildings.5 A new building that meets the standards of the TSA zoning district and replaces a building that does not meet the standards.10 A project that includes replacing a nonconforming use with a use that is allowed in the TSA zoning district. 5 8. Removal of Billboards A project that includes redevelopment of a site An existing billboard is legally removed by the developer as part of a redevelopment project. 10 The project utilizes a roof design, such as a landscaped roof, that is intended to reduce energy use, storm drainage runoff or other similar sustainable policy of the City.10 The project utilizes landscape designs and materials that conserves energy, reduces the urban heat island, conserves water, retains or reuses storm drainage or other similar sustainable policy of the City. Documentation must be provided to indicate how the project will incorporate this guideline.5 5 5 Platinum 50 Gold 40 Silver 30 1. The project is certified as having 100% of its energy needs served by renewable power either from on or off-site sources. If development relies on off-site power, documentation must be provided showing at least 20 year commitment 50 2. The project is certified as having 50% its energy needs served by renewable power either from on or off-site sources. If development relies on off-site power, documentation must be provided showing at least 20 year commitment 25 3. Solar array: 5 points for every 500 square feet of solar panels. Maximum 20 points.20 uses material that "reduces urban heat island" - whitH membrane roof 4. Accessible Dwelling Units A project which includes dwelling units designed as ADA available Utah Housing Corporation Allocation Plan) or its successor as determined by the Planning Director, with a rating of at least 3 or greater 9. Sustainable Site and Open Space Design A project that incorporates adopted sustainable policies of the City: (Points may be obtained from both items.) 10. Green Building The following points will be awarded based on the level of LEED certification: 11. Energy Efficiency Projects that incorporate energy efficiency into the design of the project shall have the following points added to the development score: (For guidelines 1 through 4, points may only be obtained from one item. Points from guidelines 1 through 4 may be combined with points from 5. Community Serving Uses Projects the include the following area of community serving uses: (Refer to Guidelines for 6. Redevelopment of Surface Parking Lots A project that includes the redevelopment of an existing surface parking lot to an active use or structured parking: 7. Redevelopment of Nonconforming Use or Noncomplying Building A project that includes redevelopment of a site containing a nonconforming use or non-complying building: July 2017 2 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. 4. Geothermal heating and cooling systems 10 5. The project is designed with passive, energy efficient features that include awnings or solar shades over all windows, or other similar 5 Architectural detailing is wrapped around all four sides. See guideline document for specific detailing requirements. 20 Architectural detailing is wrapped around both side facades of a building, but not on the rear façade. See guideline document for specific detailing requirements.15 Local Register: New construction, major alterations and additions that are approved by the Historic Landmark Commission that 40 National Register: State Historic Preservation Office review and approval of exterior alterations to buildings not locally designated, but on the national register and seeking federal 40 Projects that are adjacent to a local or national designated property that are compatible with the historic property through building mass and bulk, setbacks and design features as 20 Local Register: Projects that receive administrative approval in accordance with Zoning Ordinance Section 21A.34.020.5 Projects that add historically significant sites to the Salt Lake City Register of Cultural Resources if they qualify as defined in Zoning Ordinance Section 21A.34.50 At least 80% of the street facing façades above the ground floor are clad in durable, high quality materials, as listed above, excluding 20 20 20 At least 70% of the street facing facades above the ground floor are clad in high quality, durable materials as listed above, excluding glazing, doors, and trim 15 15. Corner Buildings Buildings located on the corners of intersecting streets that address both streets: When located on the corner of two intersecting streets, the primary entrance of the building addresses the corner by including a hinged, rounded, beveled, open bay, mitered 10 A rooftop of a building is used as a common space for the building occupants.6 A roof includes at least one of the following design features: Two or more sloping planes visible from a public street; An arched or barrel vaulted design; A distinguishable cornice or parapet; Overhangs that are a minimum of 12 inches in depth to create a shadow line.5 17. Eyes on the Street and Public Spaces Buildings that are designed to have windows, doors, balconies or other similar features facing public streets and open spaces: Operable openings, balconies, verandas or other similar features on all levels of the building that face a public space and allow visibility into the public space. Balconies need to have a minimum depth of 5 feet and include at least 30 square feet of space 15 15 15 openable windows on all floors 100% is fiber cement and concrete 14. Building Materials Projects that incorporate high quality, durable and low maintenance building materials: 16. Rooftop Design and Use A project that incorporates a rooftop use: (Points may be obtained from both items.) guideline 5.) 12. 360 Degree Architecture A project that incorporates architecture features on building facades that are not adjacent to a street: (See Guideline for required elements.) 13. Historic Preservation Projects that preserve, rehabilitate, restore, reuse a historic property or new construction that contributes to the character of a historic property or district: July 2017 3 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. 18. Lighting A project that includes a lighting plan that accomplishes at least one of the following: Casts light from store fronts onto the sidewalk; Highlights unique architectural features of a building; or Highlights artwork or unique landscape f 6 6 6 A sign that is mounted perpendicular to the primary building façade and oriented to the pedestrian (projecting business storefront sign).2 An awning or canopy sign that is integrated into the design of the building.2 A monument sign that is integrated into the site and compatible with the building architecture.2 A project includes a minimum of 15% of the ll 15 A project includes a minimum of 10% of the ll 10 A project includes a minimum of 5% of the total lot area.5 A public space, regardless of size, that is located near a transit station and includes seating, art, protection from the elements or other feature intended to activate the space or make it comfortable (must be within 330 feet of 3 At least 4 street furnishings 3 At least 3 street furnishings 2 At least 2 street furnishings 1 22. Public Artwork Projects that include public art in a location where it is readily visible from a public space: 2 points per art piece, up to a maximum of 6 points 6 Projects that include a minimum six foot wide ADA accessible walkway through a parking lot that is separated from vehicle drive aisles.4 Projects that include a minimum six foot wide ADA accessible sidewalk from private property to public open spaces.4 The project includes lockers, changing rooms for cyclists and showers.6 The project includes any bicycle amenity identified in the Bicycle Amenity section of the Transit Station Area Development Guidelines.3 3 3 The project incorporates art into the design of the bicycle amenity.3 The project is located within 300 feet, measured along the most direct, legal walking path. 15 The project is located within 750 feet, measured along the most direct, legal walking path. 10 10 The project is located within 1500 feet, measured along the most direct legal walking path.5 5 secure bike room > 750' downward facing light on street elevation at 0 setback. 25.A. Access to Transit: A project located within close proximity to a transit station shall have the following number of points added to the development score: (Applies to any TRAX or Frontrunner station platform or any bus stop where three or more separate bus routes come 19. Signs Signs that meet the intent of this guideline shall have the following points added to the development score: 23. Connections and Walkways Projects that include connections and walkways from buildings, parking lots and private open space to public spaces: (Points may be obtained from both items.) 24. Bicycle Amenities A project that includes bicycle parking amenities in addition to what is already required in the zoning ordinance: (Points may be obtained from multiple items.) 20. Public Spaces and Plazas Projects that include active, outdoor spaces, that are accessible to the public and adjacent to a public right of way: 21. Streetscape Amenities A project that includes street furniture, pedestrian amenities, public art or other similar features intended to improve the July 2017 4 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. 25.B. Access to Transit: A development that provides transit passes to residents as follows: A multi-family residential development that provides transit passes to residents through the City’s transit pass program for a minimum period of three years from the development’s initial occupancy. Passes shall be available for free to residents at request. At least one pass shall be available per unit. Verification from Transportation division of minimum 3 year 15 The project includes a narrow street or alley through the project that accommodates people walking, biking and driving.30 The project includes a walkway accessible to the public that is a minimum of 10 feet wide that connects through the property to a public space, such as park, trail or street or similar area and allows for the walkway to be 20 100% of the parking structure is wrapped with high quality, durable materials or habitable space with a depth of at least 25’ on all street 25 25 25 75% of the parking structure is wrapped in high quality, durable materials or habitable space with a depth of at least 25’ on all street facing 20 For below grade parking structures, there is no visible evidence of the parking garage other than the parking entrance. The ground floor uses must have entrances at grade, without the 25 Parking for alternative fuel vehicles, scooters, mopeds, motorcycles, or other similar vehicle is provided at a rate equal to 7% of the total number of spaces provided for automobiles.5 A project includes dedicated parking stalls/equipment for a car sharing program.3 A project includes a charging station for electric vehicles: Level 1 Station: 2 pts per stall, max. 6 Level 2 Station: 3 pts per stall, max 9 Level 3 Station: 4 pts per stall, max. 12 12 9 9 Residential developments with a parking ratio less than 1 stall per unit: 25 25 25 Residential development with a parking ratio less than 1.25 stall per unit 15 Non-residential developments with a parking ratio less than 2 stalls per 1,000 gross square 20 Projects that have been presented to the associated community council and have notified residents and property owners within 300 feet via mail about when and where the community 10 Projects that have been presented at an open house for the proposal on the development site and have notified residents and property owners within 300 feet via mail about when and where 10 oval Process 3 level 2 stations 20 parking stalls 53 units wrapped in concrete 27. Parking Struture Design Parking structures that incorporate the following: 29. Parking Ratios Projects that provide parking in the ratios indicated: 30. Neighborhood Input 28. Alternative Vehicle Parking Projects that include dedicated parking stalls for alternative fuel vehicles, scooters, mopeds or motorcycles: (Points may be obtained from multiple items.) 26. Public Walkways Interior to the Block A development that includes public walkways through the interior of blocks: (To qualify for these points, the walkways cannot be fenced or gated.) July 2017 5 of 6 Subtotal (For Page): Transit Station Area Development Guidelines Checklist See full Design Guideline document for all applicable point details. 124 points or less 138 133 125 points or more July 2017 6 of 6 Subtotal (For Page): 6+ ( ( 7 1 $ 0 ( ', 9 ( / ( 3 7 ' ( 6 , * 1 / / & & 1 : 6 / & 8 7 H K R Z G \ # G L Y H O H S W F R P S Z Z Z Z G L Y H O H S W F R P 35 2 - ( & 7 $ ' ' 5 ( 6 6 2: 1 ( 5 6+ ( ( 7 6 & $ / ( 38 % / , 6 + ' $ 7 ( 3+ $ 6 ( $ 2 5 $5 & + 3 5 2 - ( & 7 35 2 ) ( 6 6 , 2 1 $ / 6 ( $ / 5( 9 , 6 , 2 1 6 6+ ( ( 7 1 8 0 % ( 5 &, 7 < 3 ( 5 0 , 7 127)25&216758&7,217+ , 6 ' 5 $ : , 1 * 6 ( 7 , 6 1 2 7 ) 2 5 & 2 1 6 7 5 8 & 7 , 2 1 7+ , 6 ' 5 $ : , 1 * 6 ( 7 , 6 1 2 7 ) 2 5 & 2 1 6 7 5 8 & 7 , 2 1 30 $ ' 9 , ( : 6 /2)76$3$570(176 ' ( & ( 0 % ( 5 -' + /2 ) 7 $ 3 $ 5 7 0 ( 1 7 6 / / & 1 : 6$ / 7 / $ . ( & , 7 < 8 7 '( 6 , * 1 5 ( 9 , ( : %/ ' ; ; ; ; ; ; ; 1R ' D W H ' H V F U L S W L R Q =2 1 , 1 * $ 1 $ / < 6 , 6 =2 1 , 1 * - 8 5 , 6 ' , & 7 , 2 1 6$ / 7 / $ . ( & , 7 < =2 1 ( 76 $ 81 & 85 % $ 1 1 ( , * + % 2 5 + 2 2 ' 6 7 $ 7 , 2 1 &2 5 ( 6( 7 % $ & . 6 )5 2 1 7 < $ 5 ' 12 0 , 1 0 $ ; 6, ' ( <$ 5 ' 12 0 , 1 5( $ 5 < $ 5 ' 12 0 , 1 5( 4 ' 35 2 3 2 6 ( ' 0$ ; % 8 , / ' , 1 * + ( , * + 7 23 ( 1 6 3 $ & ( $ 5 ( $ 3$ 5 . , 1 * 0, 1 , 0 8 0 3 $ 5 . , 1 * 6 3 $ & ( 6 6 3 $ & ( 6 6 3 $ & ( 6 0$ ; , 0 8 0 3 $ 5 . , 1 * 6 3 $ & ( 6 6 3 $ & ( 6 6 3 $ & ( 6 7$ % / ( $ $' $ 3 $ 5 . , 1 * 3 ( 5 6 3 $ & ( 6 6( & 7 , 2 1 $ (/ ( & 7 5 , & 9 ( + , & / ( 3 $ 5 . , 1 * 3 ( 5 6 3 $ & ( 6 6( & 7 , 2 1 $ % 0 8 / 7 , ) $ 0 , / < 2 1 / < %, & < & / ( 3 $ 5 . , 1 * 3 ( 5 8 1 , 7 6 6 3 $ & ( 6 6( & 7 , 2 1 $ & 35 2 - ( & 7 / 2 & $ 7 , 2 1 ', 6 7 $ 1 & ( 7 2 75 $ 1 6 , 7 ) 7 *5 2 8 1 ' ) / 2 2 5 35 2 3 ( 5 7 < 6 4 ) 7 23 ( 1 6 3 $ & ( 6 4 ) 7 *5 2 8 1 ' ) / 2 2 5 35 2 3 ( 5 7 < 6 4 ) 7 23 ( 1 6 3 $ & ( 6 4 ) 7 /( 9 ( / 23 ( 1 6 3 $ & ( 6 4 ) 7 6 4 ) 7 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) $0 ( 1 , 7 < /( 9 ( / 23 ( 1 6 3 $ & ( 6 4 ) 7 6 ) $0 ( 1 , 7 < 6 ) %$ 7 + 6+ ( ( 7 1 $ 0 ( ', 9 ( / ( 3 7 ' ( 6 , * 1 / / & & 1 : 6 / & 8 7 H K R Z G \ # G L Y H O H S W F R P S Z Z Z Z G L Y H O H S W F R P 35 2 - ( & 7 $ ' ' 5 ( 6 6 2: 1 ( 5 6+ ( ( 7 6 & $ / ( 38 % / , 6 + ' $ 7 ( 3+ $ 6 ( $ 2 5 $5 & + 3 5 2 - ( & 7 35 2 ) ( 6 6 , 2 1 $ / 6 ( $ / 5( 9 , 6 , 2 1 6 6+ ( ( 7 1 8 0 % ( 5 &, 7 < 3 ( 5 0 , 7 $0 $V L Q G L F D W H G $ &2 9 ( 5 /2)76$3$570(176 ' ( & ( 0 % ( 5 -' + /2 ) 7 $ 3 $ 5 7 0 ( 1 7 6 / / & 1 : 6$ / 7 / $ . ( & , 7 < 8 7 '( 6 , * 1 5 ( 9 , ( : %/ ' ; ; ; ; ; ; ; 9, & , 1 , 7 < 0 $ 3 6+ ( ( 7 , 1 ' ( ; $ ' 9 , ( : 6 $ & 2 9 ( 5 $ 6 , 7 ( ) / 2 2 5 3 / $ 1 6 $ ( / ( 9 $ 7 , 2 1 6 $ ( / ( 9 $ 7 , 2 1 6 *U D Q G W R W D O 3$ 5 . , 1 * 5 ( 4 8 , 5 ( ' 81 , 7 7 < 3 ( 81 , 7 &2 8 1 7 35 . * 5 ( 4 ' 3( 5 8 1 , 7 72 7 $ / 3$ 5 . , 1 * 5( 4 ' 5 % ( ' 5 % ( ' 5 % ( ' *U D Q G W R W D O 3$ 5 . , 1 * 3 5 2 9 , ' ( ' 7< 3 ( & 2 8 1 7 [ $ ' $ [ [ ( O H F W U L F [ 7 D Q G H P 3/ 8 6 $ 1 < $ ' ' , 7 , 2 1 $ / 6 7 $ / / 6 , 1 7 + ( & $ 5 2 8 6 ( / 3 $ 5 . , 1 * ( $ & + & $ 5 2 8 6 ( / 3 $ 5 . , 1 * 6 3 2 7 6 6, 7 ( 3 / $ 1 2 3 ( 1 6 3 $ & ( /( 9 ( / 1R ' D W H ' H V F U L S W L R Q : 75 $ 6 + $( 5 , $ / $ 3 3 $ 5 $ 7 8 6 5( 4 8 , 5 ( ' $ & 7 , 9 ( 86 ( ' ( 3 7 + 5( 4 8 , 5 ( ' $ & 7 , 9 ( 8 6 ( 3 ( 5 $ $ 6 ) 6 ) 3 5 2 9 , ' ( ' 1 2 7 , 1 & / 8 ' , 1 * 6 7 $ , 5 6 $ 1 ' ( / ( 9 $ 7 2 5 && 5( & < & / ( (* 5 ( 6 6 6 , ' ( : $ / . *( 1 33 6 33 6 33 6 33 6 & ( & (0 75 ) & 83 6 '5 2 3 )8 7 8 5 ( 5( 7 $ , / 7( 1 $ 1 7 ), 5 ( 5, 6 ( 5 %, . ( 6 7 2 5 $ * ( 35 2 3 ( 5 7 < / , 1 ( 35 2 3 ( 5 7 < / , 1 ( 3523(57</,1( 3523(57</,1( 1( : 7 5 ( ( 6 72 7 $ / $ 5 ( $ 2 ) 1 2 1 (; ( 0 3 7 ( ' * 5 2 8 1 ' ) / 2 2 5 V I 72 7 $ / $ & 7 , 9 ( 8 6 ( 5( 4 8 , 5 ( ' V I 72 7 $ / $ & 7 , 9 ( 86 ( V I 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) $0 ( 1 , 7 < 6 ) %$ 7 + 6 ) $0 ( 1 , 7 < 73 2 5 2 2 ) 6+ ( ( 7 1 $ 0 ( ', 9 ( / ( 3 7 ' ( 6 , * 1 / / & & 1 : 6 / & 8 7 H K R Z G \ # G L Y H O H S W F R P S Z Z Z Z G L Y H O H S W F R P 35 2 - ( & 7 $ ' ' 5 ( 6 6 2: 1 ( 5 6+ ( ( 7 6 & $ / ( 38 % / , 6 + ' $ 7 ( 3+ $ 6 ( $ 2 5 $5 & + 3 5 2 - ( & 7 35 2 ) ( 6 6 , 2 1 $ / 6 ( $ / 5( 9 , 6 , 2 1 6 6+ ( ( 7 1 8 0 % ( 5 &, 7 < 3 ( 5 0 , 7 $0 $V L Q G L F D W H G $ 6, 7 ( ) / 2 2 5 3/ $ 1 6 /2)76$3$570(176 ' ( & ( 0 % ( 5 -' + /2 ) 7 $ 3 $ 5 7 0 ( 1 7 6 / / & 1 : 6$ / 7 / $ . ( & , 7 < 8 7 '( 6 , * 1 5 ( 9 , ( : %/ ' ; ; ; ; ; ; ; .( < 1 2 7 ( 6 & & 2 1 & 5 ( 7 ( & 2 / 8 0 1 ( ( / ( 9 $ 7 2 5 & 2 1 7 5 $ & 7 2 5 7 2 9 ( 5 , ) < 6 + $ ) 7 6 , = ( 3 , 7 ' ( 3 7 + $ 1 ' 29 ( 5 + ( $ ' & / ( $ 5 $ 1 & ( : , 7 + 6 8 & & ( 6 6 ) 8 / ( / ( 9 $ 7 2 5 0$ 1 8 ) $ & 7 8 5 ( 5 3 5 , 2 5 7 2 % ( * , 1 1 , 1 * & 2 1 6 7 5 8 & 7 , 2 1 ( 0 ( / ( & 7 5 , & $ / 0 ( 7 ( 5 * ( 1 * ( 1 ( 5 $ 7 2 5 3 ( 5 1 ) 3 $ 5 ( 4 6 & / 5 $ / / 6 , ' ( 6 7 5 ) 7 5 $ 1 6 ) 2 5 0 ( 5 3 3 6 3 $ , 1 7 ( ' 3 $ 5 . , 1 * 6 7 5 , 3 , 1 * 3 3 6 $ ' $ 9 ( + , & / ( 3 $ , 1 7 ( ' 3 $ 5 . , 1 * 6 7 5 , 3 , 1 * 3 3 6 7 $ 1 ' ( 0 3 $ 5 . , 1 * 6 3 $ & ( 3 3 6 ( / ( & 7 5 , & 9 ( + , & / ( 3 $ , 1 7 ( ' 3 $ 5 . , 1 * 6 7 5 , 3 , 1 * & 3 $ 5 . 0 $ 7 , & ) / < ( 5 & $ 5 & $ 5 2 8 6 ( / 3$ 5 . , 1 * 3 5 2 9 , ' ( ' 7< 3 ( & 2 8 1 7 [ $ ' $ [ [ ( O H F W U L F [ 7 D Q G H P 35 2 3 ( 5 7 < 1DP H $ U H D $ F U H V 6 : 6 ) 6 ) 81 , 7 0 , ; 81 , 7 7 < 3 ( & 2 8 1 7 % < 2 ) 81 , 7 6 % < $ 5 ( $ 5( 1 7 $ % / ( $5 ( $ 5 % ( ' 6 ) 5 % ( ' 6 ) 5 % ( ' 6 ) *U D Q G W R W D O 6 ) 6, 7 ( 3 / $ 1 *5 2 8 1 ' / ( 9 ( / 35 2 9 , ' ( ' $ & 7 , 9 ( 8 6 ( /( 9 ( / 6 /( 9 ( / 1R ' D W H ' H V F U L S W L R Q 52 2 ) 3 / $ 1 /( 9 ( / *1 ' ) / /( 9 ( / /( 9 ( / 72 3 3 / $ 7 ( /( 9 ( / /( 9 ( / /( 9 ( / %8,/',1*+(,*+7 72 3 3 / $ 7 ( # $ 0 ( 1 , 7 < 9, 1 < / 0 8 5 $ / 2 9 ( 5 + $ 5 ' , 3 $ 1 ( / 23 ( 5 $ % / ( : , 1 ' 2 : 6 $ 7 ( $ & + / ( 9 ( / /( 9 ( / *1 ' ) / /( 9 ( / /( 9 ( / 72 3 3 / $ 7 ( /( 9 ( / /( 9 ( / /( 9 ( / %8,/',1*+(,*+7 72 3 3 / $ 7 ( # $ 0 ( 1 , 7 < 23 ( 5 $ % / ( : , 1 ' 2 : 6 $ 7 ( $ & + / ( 9 ( / 6+ ( ( 7 1 $ 0 ( ', 9 ( / ( 3 7 ' ( 6 , * 1 / / & & 1 : 6 / & 8 7 H K R Z G \ # G L Y H O H S W F R P S Z Z Z Z G L Y H O H S W F R P 35 2 - ( & 7 $ ' ' 5 ( 6 6 2: 1 ( 5 6+ ( ( 7 6 & $ / ( 38 % / , 6 + ' $ 7 ( 3+ $ 6 ( $ 2 5 $5 & + 3 5 2 - ( & 7 35 2 ) ( 6 6 , 2 1 $ / 6 ( $ / 5( 9 , 6 , 2 1 6 6+ ( ( 7 1 8 0 % ( 5 &, 7 < 3 ( 5 0 , 7 $0 $ (/ ( 9 $ 7 , 2 1 6 /2)76$3$570(176 ' ( & ( 0 % ( 5 -' + /2 ) 7 $ 3 $ 5 7 0 ( 1 7 6 / / & 1 : 6$ / 7 / $ . ( & , 7 < 8 7 '( 6 , * 1 5 ( 9 , ( : %/ ' ; ; ; ; ; ; ; ($ 6 7 ( / ( 9 $ 7 , 2 1 62 8 7 + ( / ( 9 $ 7 , 2 1 6+ ( ( 7 1 $ 0 ( ', 9 ( / ( 3 7 ' ( 6 , * 1 / / & & 1 : 6 / & 8 7 H K R Z G \ # G L Y H O H S W F R P S Z Z Z Z G L Y H O H S W F R P 35 2 - ( & 7 $ ' ' 5 ( 6 6 2: 1 ( 5 6+ ( ( 7 6 & $ / ( 38 % / , 6 + ' $ 7 ( 3+ $ 6 ( $ 2 5 $5 & + 3 5 2 - ( & 7 35 2 ) ( 6 6 , 2 1 $ / 6 ( $ / 5( 9 , 6 , 2 1 6 6+ ( ( 7 1 8 0 % ( 5 &, 7 < 3 ( 5 0 , 7 $0 $ (/ ( 9 $ 7 , 2 1 6 /2)76$3$570(176 ' ( & ( 0 % ( 5 -' + /2 ) 7 $ 3 $ 5 7 0 ( 1 7 6 / / & 1 : 6$ / 7 / $ . ( & , 7 < 8 7 '( 6 , * 1 5 ( 9 , ( : %/ ' ; ; ; ; ; ; ; .( < 1 2 7 ( 6 ) , % ( 5 & ( 0 ( 1 7 6 , ' , 1 * , 5 2 1 * 5 $ < & 2 1 & 5 ( 7 ( $ 5 & + , 7 ( & 7 8 5 $ / ) , 1 , 6 + $ / 8 0 , 1 8 0 6 7 2 5 ( ) 5 2 1 7 * / $ = , 1 * 6 < 6 7 ( 0 % / $ & . ) 5 $ 0 ( : , 1 ' 2 : 2 9 ( 5 + ( $ ' & 2 , / , 1 * ' 2 2 5 0 ( 7 $ / 3 $ 5 $ 3 ( 7 & $ 3 % / $ & . + 2 / / 2 : & 2 5 ( 0 ( 7 $ / ' 2 2 5 7 2 0 $ 7 & + $ ' - $ & ( 1 7 6 , ' , 1 * ( ; 7 ( 5 , 2 5 : $ / / / , * + 7 83 3 ( 5 ) / 2 2 5 6 ' 8 5 $ % / ( 0 $ 7 ( 5 , $ / 6 5 ( 4 8 , 5 ( ' 6 ) 7 2 7 $ / $ 5 ( $ 6 ) 3 5 2 9 , ' ( ' ' 8 5 $ % / ( 0 $ 7 ( 5 , $ / 6 83 3 ( 5 ) / 2 2 5 6 6 7 8 & & 2 $ / / 2 : ( ' 6 ) 7 2 7 $ / $ 5 ( $ 6 ) 3 5 2 9 , ' ( ' 6 7 8 & & 2 *5 2 8 1 ' ) / 2 2 5 ' 8 5 $ % / ( 0 $ 7 ( 5 , $ / 6 5 ( 4 8 , 5 ( ' 6 ) 7 2 7 $ / $ 5 ( $ 6 ) 3 5 2 9 , ' ( ' ' 8 5 $ % / ( 0 $ 7 ( 5 , $ / 6 *5 2 8 1 ' ) / 2 2 5 * / $ = , 1 * 6 ) 7 2 7 $ / $ 5 ( $ % ( 7 : ( ( 1 $ 1 ' ) ( ( 7 6 ) 0 , 1 * / $ = , 1 * 5 ( 4 8 , 5 ( ' 6) * / $ = , 1 * 3 5 2 9 , ' ( ' 1R ' D W H ' H V F U L S W L R Q 1R ' D W H ' H V F U L S W L R Q /( 9 ( / *1 ' ) / /( 9 ( / /( 9 ( / 72 3 3 / $ 7 ( /( 9 ( / /( 9 ( / /( 9 ( / %8,/',1*+(,*+7 23 ( 5 $ % / ( : , 1 ' 2 : 6 $ 7 ( $ & + / ( 9 ( / /( 9 ( / *1 ' ) / /( 9 ( / /( 9 ( / 72 3 3 / $ 7 ( /( 9 ( / /( 9 ( / /( 9 ( / %8,/',1*+(,*+7 23 ( 5 $ % / ( : , 1 ' 2 : 6 $7 ( $ & + / ( 9 ( / 6+ ( ( 7 1 $ 0 ( ', 9 ( / ( 3 7 ' ( 6 , * 1 / / & & 1 : 6 / & 8 7 H K R Z G \ # G L Y H O H S W F R P S Z Z Z Z G L Y H O H S W F R P 35 2 - ( & 7 $ ' ' 5 ( 6 6 2: 1 ( 5 6+ ( ( 7 6 & $ / ( 38 % / , 6 + ' $ 7 ( 3+ $ 6 ( $ 2 5 $5 & + 3 5 2 - ( & 7 35 2 ) ( 6 6 , 2 1 $ / 6 ( $ / 5( 9 , 6 , 2 1 6 6+ ( ( 7 1 8 0 % ( 5 &, 7 < 3 ( 5 0 , 7 $0 $ (/ ( 9 $ 7 , 2 1 6 /2)76$3$570(176 ' ( & ( 0 % ( 5 -' + /2 ) 7 $ 3 $ 5 7 0 ( 1 7 6 / / & 1 : 6$ / 7 / $ . ( & , 7 < 8 7 '( 6 , * 1 5 ( 9 , ( : %/ ' ; ; ; ; ; ; ; .( < 1 2 7 ( 6 ) , % ( 5 & ( 0 ( 1 7 6 , ' , 1 * , 5 2 1 * 5 $ < ) , % ( 5 & ( 0 ( 1 7 6 , ' , 1 * $ 5 7 , & : + , 7 ( & 2 1 & 5 ( 7 ( $ 5 & + , 7 ( & 7 8 5 $ / ) , 1 , 6 + : , 1 ' 2 : 0 ( 7 $ / 3 $ 5 $ 3 ( 7 & $ 3 % / $ & . :( 6 7 ( / ( 9 $ 7 , 2 1 ' ( 6 , * 1 12 5 7 + ( / ( 9 $ 7 , 2 1 ' ( 6 , * 1 1R ' D W H ' H V F U L S W L R Q