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18610 HAWKSVIEW DR_025155_2026
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Olympic Avenue Arlington, WA 98223 October 25, 2012 Jacqueline Burkhalter 18610 Hawksview Dr. Arlington, WA 98223 Regarding: Conversion of your Single-Family Residence Dear Mr. &Mrs. Burkhalter, It has brought to our attention that you have advertised the first floor of your residence for rent as a separate dwelling. Our records indicate that a permit for a new Single- Family dwelling was obtained by Jacqueline Burkhalter on 10/7/2002 for Gleneagle 4B Lot 32, now known as 18610 Hawksview Dr. The dwelling received a final inspection on 3/5/2003 and was approved for occupancy. The final inspection card indicates that the basement (lst floor)was unfinished at the time of completion. Please be advised that if the first floor has been converted into a separate dwelling unit, which contains the following features; separate entrance, kitchen, living area, and bedrooms, apart from the second floor,then the single-family residence has been illegally converted to a Two-Family Dwelling. If this is the case, your home currently exists in violation of the State of WA Residential Code, the City of Arlington Land Use Code, and you also may be in violation of the CCR's established for Gleneagle. Please contact me at your earliest convenience so that the property can be inspected for a potential illegal conversion. Thank you in advance for your cooperation in his matter. Sincerely, CEF MAIL,. RECEIPT mail Only; Ln Christopher Young m Building Official ru aINGTON WA 98223 I9Er ,Q City of Arlington -XI Postage $ $0.45 OVT-) 360-403-3432 "� —( o r� Certified Fee $2.95 18 z eyoun a,arlin tog nwa.yov Return Receipt Fee U 1'9 tmark O (Endorsement Required) $2.35 Here O Y1) Restricted Delivery Fee O cc: .Paul l::llis, Director 1: C. � (Endorsement Required) $�,� fohn Bratzthoover, Gleneagle HOA � r'_ O Total Postage&Fees $ $y�' 0 jj rrrLi =1 Sent o V a p .apt:nro.; J,A 1� Sfiuo! —'. .. ... ..�r. T.f -- ----- --- -- --- ........ f- or PO Box No. 1$LcC.!.D---•-!_J.�!!!•'f� Clry, _ Sta1a,LP+o ••--•••--- rGt' inn , v�W 6)82),a3 2006 See Reverse for Instructions City of Arlington Economic & Community Development ----------------------------------------------------------------------------- 238 N. Olympic Avenue Arlington, WA 98223 November 15, 2012 John Branthoover President, Gleneagle HOA PO Box 3403 Arlington, WA 98223 Re: 18610 Hawksview Dr. Dear Mr. Branthoover, The City of Arlington has investigated the complaint regarding the alleged conversion of the above mentioned dwelling into a duplex and determined the following; A building permit was obtained for the construction of a two-story single-family dwelling on 10/7/02 for 18610 Hawksview Dr. A final inspection was conducted on 3/5/03 and the building occupied as a single-family dwelling. No other permits had been issued for this address. A certified letter was sent to the owner, Ms. Burkhalter, indicating that her dwelling may exist in violation of the Arlington Municipal and State Residential Code for an illegal conversion to a two-family Dwelling (duplex). The State Code definition of a two-family dwelling is one that contains two complete and independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation. Ms. Burkhalter contacted the Building Department on 11/14/12 to discuss the allegation and an inspection was scheduled at her residence on 11/15/12. It was determined, at the completion of the inspection, that 18610 Hawksview Dr. was not illegally converted into a two-family dwelling. The basement(first floor area) is accessible from the second floor via a common staircase and is not completely independent from the other dwelling unit. The basement area does contain an Accessory Dwelling Unit and complies with the following requirements of the Arlington Municipal Code. �- City of Arlington Economic & Community Development ---------------------------------------------------------------------------- 238 N. Olympic Avenue Arlington, WA 98223 20.44.042 -Accessory dwelling units (ADU). (a) Only one ADU per detached single-family residence is allowed. (b) An ADU may be either attached or detached to the primary residence. (c) The ADU may not comprise more than twenty-five percent of the gross floor area of the primary residence or more than a total of eight hundred square feet,which ever is lesser, nor be less than three hundred square feet. (d) The primary entrance to the ADU shall be subordinated to the main home entry and located in such a manner as to be unobtrusive from the street. (e) Any additions should be consistent with the architectural character of the home. Materials, roof forms, and window proportions should match that of the existing building. (f) Any major exterior additions or alterations should be located to the rear of the home. Any necessary fire egress stairs shall be located so that they are not visible from the street. (g) The required off-street parking shall be located to avoid negative impacts to neighbors and community character. It has therefore been determined that 18610 Hawksview Dr. currently exists as its originally permitted use as a single-family dwelling. If you have any further questions and or concerns regarding this address please feel free to contact me at any time. Sincerely, - Christopher Young Building Official City of Arlington 360-403-3432 cyoung@arlinp-tonwa.gov City of Arlington Economic & Community Development ---------------------------------------------------------------------------- 23 8 N. Olympic Avenue Arlington, WA 98223 November 15, 2012 John Branthoover President, Gleneagle HOA PO Box 3403 Arlington, WA 98223 Re: 18610 Hawksview Dr. Dear Mr. Branthoover, The City of Arlington has investigated the complaint regarding the alleged conversion of the above mentioned dwelling into a duplex and determined the following; A building permit was obtained for the construction of a two-story single-family dwelling on 10/7/02 for 18610 Hawksview Dr. A final inspection was conducted on 3/5/03 and the building occupied as a single-family dwelling. No other permits had been issued for this address. A certified letter was sent to the owner, Ms. Burkhalter, indicating that her dwelling may exist in violation of the Arlington Municipal and State Residential Code for an illegal conversion to a two-family Dwelling (duplex). The State Code definition of a two-family dwelling is one that contains two complete and independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation. Ms. Burkhalter contacted the Building Department on 11/14/12 to discuss the allegation and an inspection was scheduled at her residence on 11/15/12. It was determined, at the completion of the inspection,that 18610 Hawksview Dr. was not illegally converted into a two-family dwelling. The basement (first floor area) is accessible from the second floor via a common staircase and is not completely independent from the other dwelling unit. The basement area does contain an Accessory Dwelling Unit and complies with the following requirements of the Arlington Municipal Code. City of Arlington Economic & Community (Development ---------------------------------------------------------------------------- 238 N. Olympic Avenue Arlington, WA 98223 20.44.042 -Accessory dwelling units (ADU). (a) Only one ADU per detached single-family residence is allowed. (b) An ADU may be either attached or detached to the primary residence. (c) The ADU may not comprise more than twenty-five percent of the gross floor area of the primary residence or more than a total of eight hundred square feet, which ever is lesser, nor be less than three hundred square feet. (d) The primary entrance to the ADU shall be subordinated to the main home entry and located in such a manner as to be unobtrusive from the street. (e) Any additions should be consistent with the architectural character of the home. Materials, roof forms, and window proportions should match that of the existing building. (f) Any major exterior additions or alterations should be located to the rear of the home. Any necessary fire egress stairs shall be located so that they are not visible from the street. (g) The required off-street parking shall be located to avoid negative impacts to neighbors and community character. It has therefore been determined that 18610 Hawksview Dr. currently exists as its originally permitted use as a single-family dwelling. If you have any further questions and or concerns regarding this address please feel free to contact me at any time. Sincerely, Christopher Young Building Official City of Arlington 360-403-3432 gounR .arlingtonwa.gov Accessory Dwelling Square Footage 18610 Hawksview Drive Arlington, WA ROOM GROSS MEASURE SQUARE FOOTAGE Living/Kitchen 16'2"x20' 323.3 Bathroom 10x5 50.0 Bedroom 1 16x9'9" 156.0 Bedroom 2 12'9"x9°8" 123.2 Office 11°9"x9°6" 111.6 Pantry 5'x3'6" 17.5 Hallway 316"x12' 42.0 Total Square Feet: 823.7 — Lf Z �8�s ' Gleneagle Country Club AssociationC292- P.O. Box 3403 Arlington, WA 98223 October 18,2012 Mayor Barbara Tolbert City Administrator Allen Johnson City Council Members, Pursuant to City of Arlington Document Title 20—Land Use Code, Code 20.40: Permissible Uses, Section 20:40.050 Accessory Uses. -Item (c)3; there is a home in Gleneagle in violation of this code. This city code, and the associated zoning, clearly states that a home can rent one or two rooms in a home that is a single-family residence, as long as the rooms do not constitute a "separate dwelling unit". The attached advertisement recently ran in the on-line service known as Craigslist. The home at 18610 Hawksview Drive has been illegally converted to a duplex, and has been rented as such. The tenants moved into this duplex October, 18. This is in violation of the City of Arlington's zoning for this address,-a single family residence,and is in full violation of the City of Arlington Land Use Code mentioned above. We respectfully request that the City of Arlington take swift action to contact the home owner and take whatever steps are necessary to have this situation corrected. We further request the City of Arlington inform our home owners association of what corrective action has been taken. Sincerely President, ohn Branthoover - mbranthoovernconicast net Gleneagle Home Owners Association mac: Citj Ciiin:11 Tleliibel`$ Steve Baker - Chris Reazer - Debora Nelson - Marilyn Oertle Richard Butner - Ken Klein - Randy Tendering Code Enforcement Officer-Mark Hayes Steve W. Hansen—Law Offices; Hansen McConnell&Pellegrini Attached file - Craigslist Advert. Copy. Spotless, Spacious & Secure Page I of 2 I IU i > > > please flag with care: Avoiii scams an(i rraua i)v isealhog lec,,,1k, Beware any arrangement involving Western Union,Moneygrwn,wire transfer,or a landiordlowner who is out of the country or cannot meet you in person. $850 / 2br - 1000ft' - Spotless, Spacious & Secure (Arlington Marysville Stanwood Smokey 11t) Date: 2012-09-21, 3:37PM PDT Reply to this post c- L_IU-,jeVaj-__" L Perfectly maintained duplex home in Gleneagle,Arlington. Patio w/sunset view overlooking golf course&pond. Lower level of newer custom-built hillside home with 2 private entrances-one via attached garage w/opener. Great room, 2 bedrooms plus office, I large bathroom,private laundry/project/storage room. All appliances, including w/d. 1000+sf. Lots of light, colorful walls,& airy with 9' & 15' ceilings. Because of hillside, it's a I st floor space- NOT a basement. Close to Marysville, Everett, Stanwood& 1-5 exit 206. Owner lives in upper level. $350 additional cost includes ALL utilities including III)cable(w/HBO,etc), high speed DSL wireless interriet,gas, electricity, garbage,sewer&water...everything except personal phone! Sorry, no Section 8 allowed. Small pet negotiable;non-refundable pet deposit required. Email or Phone 425- 238-8513 for more details or viewing appointment. http://scattle.craigslist.org/sno/apa/3287701954.html 9/24/2012 Spotless, Spacious & Secure Page 2 of 2 ) i 1 c:x ) YpLVEI, a Hawksview at Newport • Location:Arlington Marysville Stanwood Smokev Pt • it's NOT ok to contact this poster with services or other commercial interests PostinglD: 328 7701954 Copyright©2012 craigslist, ine. http://seattle.craigslist.org/sno/apa/3287701954.htmi 9/24/2012 (c) Without limiting the generality of Subsections (a) and (b), the following activities, so long as they satisfy the general criteria set forth above, are specifically regarded as accessory to residential principal uses: (1 ) Offices or studios within an enclosed building and used by an occupant of a residence located on the same lot (or lots where the principal use occupies more than one lot) as such building to carry on administrative or artistic activities of a commercial nature, so long as such activities do not fall within the definition of a home occupation. (2) Hobbies or recreational activities of a noncommercial nature. (3) The renting out of one or two rooms within a single-family residence (which one or two rooms do not themselves constitute a separate dwelling unit) other than on a daily or weekly basis to not more than two persons who are not part of the family that resides in the single-family dwelling. (4) Yard sales or garage sales, so long as such sales are not conducted on the same lot (or lots where the principal use occupies more than one lot) for more than three days (whether consecutive or not) during any ninety-day period. - City of Arlington Economic & Community Development ---------------------------------------------------------------------___� 238 N. Olympic Avenue Arlington, WA 98223 October 25, 2012 Jacqueline Burkhalter 18610 Hawksview Dr. Arlington, WA 98223 Regarding: Conversion of your Single-Family Residence Dear Mr. & Mrs. Burkhalter, It has brought to our attention that you have advertised the first floor of your residence for rent as a separate dwelling. Our records indicate that a permit for a new Single- Family dwelling was obtained by Jacqueline Burkhalter on 10/7/2002 for Gleneagle 4B Lot 32, now known as 18610 Hawksview Dr. The dwelling received a final inspection on 3/5/2003 and was approved for occupancy. The final inspection card indicates that the basement (1st floor) was unfinished at the time of completion. Please be advised that if the first floor has been converted into a separate dwelling, which contains the following features; separate entrance, kitchen, living area, and bedrooms, apart from the second floor, then the single-family residence has been illegally converted to a Two-Family Dwelling. If this is the case, your home currently exists in violation of the State of WA Residential Code, the City of Arlington Land Use Code, and you also may be in violation of the CCR's established for Gleneagle. Please contact me at your earliest convenience so that the property can be inspected for a potential illegal conversion. Thank you in advance for your cooperation in his matter. Sincerely, /�/ Y'17 Christopher Young Building Official City of Arlington 360-403-3432 cyoung(cbarlin tog nwa.gov cc: Paul I:: llis, Director I: CD November 1, 2012 Christopher Young Building Official, City of Arlington 238 N. Olympic Avenue Arlington, WA 98223 Dear Mr. Young, I received your letter dated October 25th, 2012, in regard to the first floor area of my home. However I am unclear as to what specific violations may be involved. My home was completed in May 2003, according to the architectural plans that were stamped with signed approval by the City of Arlington, and were also reviewed and approved by the Gleneagle Homeowners Association. I made no changes to the original plans on file. Further, all property tax assessments from the Snohomish County Assessor's office have had the appropriate total number of five bedrooms, three bathrooms etc. on file since that time. Please advise as to what potential code violations that you are referencing. Sincerely, e v2�s,.vsZ. ��ss�aS�Q� Jacqueline Burkhalter 18610 Hawksview Drive Arlington, WA 98223 City of Arlington Economic & Community Development ---------------------------------------------------------------------------- 238 N. Olympic Avenue Arlington, WA 98223 October 25, 2012 ram? Jacqueline Burkhalter 18610 Hawksview Dr. Arlington, WA 98223 Regarding: Conversion of your Single-Family Residence Dear Mr. & Mrs. Burkhalter, It has brought to our attention that you have advertised the first floor of your residence for rent as a separate dwelling. Our records indicate that a permit for a new Single- Family dwelling was obtained by Jacqueline Burkhalter on 10/7/2002 for Gleneagle 4B Lot 32, now known as 18610 Hawksview Dr. The dwelling received a final inspection on 3/5/2003 and was approved for occupancy. The final inspection card indicates that the basement(0 floor) was unfinished at the time of completion. Please be advised that if the first floor has been converted into a separate dwelling unit, which contains the following features; separate entrance, kitchen, living area, and bedrooms, apart from the second floor, then the single-family residence has been illegally converted to a Two-Family Dwelling. If this is the case, your home currently exists in violation of the State of WA Residential Code,the City of Arlington Land Use Code, and you also may be in violation of the CCR's established for Gleneagle. Please contact me at your earliest convenience so that the property can be inspected for a potential illegal conversion. Thank you in advance for your cooperation in his matter. Sincerely, Christopher Young Building Official City of Arlington 360-403-3432 cyoung_a,arlin tog nwa ov cc: Paul 13llis, Director:f::;CD John Branthoover., Gleneagle FJOA Page 1 of 2 Sn o h o m i s h pnEine Government Iafermatton ax Serv€ses County Washington Property Account Summary Parcel Number 09898300003200 Property Address 18610 HAWKSVIEW DR,ARIINGTQN�WA 98223-4640 Parties-For changes use'other ProDertv Data'menu RoleI Percent Name Mailing Address Taxpayer 1 1001 BURKHALTER JAC UELINE R 118610 HAWKSVIEW DR,ARLINGTON,WA 98223-4640 Owner I 100 BURKHALTER JAC UELINE R 118610 HAWKVIEW DR ARLINGTON,WA 98223 General Information Property Description Section 23 Township 31 Range 05 GLENEAGLE SECTOR 4B BLK 000 D-00-LOT 32 Property Category Land and Improvements Status Active,Locally Assessed Tax Code Area 00110 Property Characteristics Use Code 1111 Single Family Residence-Detached Unit of Measure Acre(s) Size(gross) 10.18 Related Properties — No Values Found ztive Exemptions Exemptions Found No Taxes Owed at this Time.No Charges are currently due. No Charge Amounts can be reported because no taxes are due for the year this application is processing.No Charge Amounts are due for this property.If you believe this is Incorrect,please contact a Property Support Specialist. Statement of Payable/Paid For Tax Year: 2012 Distribution 4 Current Taxes District Rate Amount ARLINGTON SCHOOL DIST NO 16 5.249671 1,621.62 CITY OF ARLINGTON 1.812738 559.95 PUB HOSP#3 CASCADE VALLEY 0.928644 286.86 PUB HOSP#3 CASCADE VALLEY 0,376408 116.27 SNO-ISLE INTERCOUNTY RURAL LIBRARY 0.499955 154.44 SNOHOMISH COUNTY-CNT 0.982332 303.44 STATE 2.378822 734.83 SNOHOMISH CONSERVATION DISTRICT 5.01 TOTALS 12.228570 3,782.42 Pending Propelrty Values Pending Tax Yea Market Land yawel Market improvement valu4 Market Total Velu Current Use and Value Current Use Im?rovemen Current Use Total Value 2013 76,00 2226,600 302,600 0 0 0 Property Values Value Type Tax Yea Tax Year Tax Year Tax Year Tax Year 2012 2011 2010 2009 2008 Taxable Value Regular 308,900 347,400 376,800 410,300 431,300 Exemption Amount Regular Market Total 308,900 347 400 376 800 410,300 431,300 Assessed Value 308,900. 347,400 376,800 4101300 431,300 Market Land 1 83,0001 107,000 134,000 165 000 163,000 Market Improvement 225,900 240,400 242,800 245 300 268,300 Personal Property — vy Rota Nistor�_ Tax Year Total Levy Rate 20111 10.819828 20101 9.538274 20091 8.615033 eat Property Structures -- Oescri Lion pe I Year BuittMore Information 1 Story w/Basement OwelllnI 2003 VI w Detailed Structureof rm i n Pro arty Sales(since 7/31/1999 Transfer Date Recel t Date Sales Price Excise Number Deed Type Grantor(Seller) lGrantee(Buyer) Other Parcels https://www.snoco.org/proptax/(131kin45rwvmzampld5gh2ex)/result.aspx?address=18610%2AHawksview%2A 10/25/2012 Page 2 of 2 i I2/23/2001��3/7 2401 �_�_ $87,SUOI361602 ��_IW_ __NINE STREET,FUND LLC_ �BURKHALTERJACQUELINE R_ �No `_ __I royerty Maps Neighborhood Code Township lRange Section lQuarter jParcel Map 2408000 _ 31 JP5 _j;P JNW Yiew parcel mans for this Township/Range/Section Receipts Date Receipt No. Amount Applied 10/23/2012 00:00:00 6813772 1,891.21 04/24/2012 00:00:00 6563929 1,891.21 10/11/2011 00:00:00 6260508 1,881.91 04/21/2011 00:00:00 6025788 1,881.91 10/21/2010 00:00:00 5718604 1,799.52 04/27/2010 00:00:00 5578552 1,799.52 10/28/2009 00:00:00 5313689 1,767.38 04/28/2009 00:00:00 5061914 1,767.37 10/28/2008 00:00:00 4801700 1,817.51 04/28/2008 00:00:00 4547878 1,817.50 10/25/2007 00:00:00 4245684 1,724.40 04/26J2007 00:00:00 4032314 1,724,39 Events Effective Date Entry Date-Tlme ype Remarks 12/20/2002 12J20/2002 13:41:00 The sltus address has changed by sas'ra 02/23/2001 03/20/2001 14:17:00 Owner Terminated Property Transfer Filing No.: 361602 02/23/2001 by sasmns 02/23/2001 03/20/2001 14:17:00 Owner Added Property Transfer Filing No.: 361602 02J2312001 by sasmns 02J23J2001 03/07/2001 09:52:00 Excise Processed Property Transfer Filing No.: 361602,Statutory Warranty Deed 02/23/2001 by str ss 02J23/2001 03J07/2001 09:52:00 Taxpayer Changed Property Transfer Filing No.: 361602 02/23/2001 by str ss 10/03/2000 10/03/2000 14:23:00 Taxpayer Changed PartylProperty Relationship Developed by Manatron,Inc. @2005-2010 All rights reserved. Version 1.0.4569.17921 https://www.snoco.org/proptax/(131kin45rwvmzampld5gh2ex)/result.aspx?address=18610`/`2AHawksview°/`2A 10/25/2012 Christopher Young From: Christopher Young Sent: Monday, October 29, 2012 12:42 PM To: Paul Ellis; Marc Hayes Subject: Duplex Complaint Attachments: Gelneagle.pdf Guys—if the attached and the following is accurate I will respond to Mr. Branthoover and see what path they decide to take. The email to Mr. Branthoover will indicate that Gleneagle falls under the Contract Rezone and that document appears to be the prevailing Land Use Document. Section 1.2 indicates that Appendix 1 serves as the exception to the AMC. Appendix 1, Section D & F.:; appears to allow other than single-family dwellings as long as certain densities are met. The issue regarding the conversion of a single-family into a two-family will be investigated for building code compliance, however, the letter to the Mayor dated October 18`"2012 appears to focus on the conversion as a Land Use issue rather than a Building Code issue. The letter also references the AMC" as the prevailing enforcement document, Section 20.40.050, which conflicts with the Contract Rezone. Could you please provide clarification as to which document would be the legal reference prior to us proceeding with any enforcement. Christopher Young Building Official City of Arlington 360-403-3432 cyoung arlingtonwa.gov In �-J 0 "The importance of a strong building code is most evident after a disaster." 1 designate as "Urban Residential" the Reid--Hudson Annexation and all portions of the development site now designated IP; (b) rezone to R-7200 a portion of Gleneagle now zoned IP; and (c) rezone to MR1, Multiple Residence ("MR111) certain portions of Gleneagle now zoned either IP or R-7200. F. The Original Rezone Contract and the various amendments thereto were not recorded with the Snohomish County Auditor. For purposes cf improving clarity, the parties desire to restate the terms of the Original Rezone Contract as amended, to modify Provisions of the Original Rezone Contract relating to mitigation of adverse environmental and other impacts, and to recognize the changes caused by modification of the master plan, addition of territory, and contemplated rezones . This restated rezone contract shall be known as the "Rezone Contract" or the "Agreement" . G. The parties intend that this Rezone Contract be considered as a whole and in the stead of the Original Rezone Contract as amended and upon the effective date of, this Rezone Contract the original rezone contract, all supplements, modifications and amendments thereto shall terminate and be of no further force and effect. NOW, THEREFORE, it is mutually agreed as follows: 1 Effective Date: 1 . 1 The Rezone Contract shall become effective upon the execution hereof and posting with the City, by the Applicant, the necessary financial guarantees as required by Paragraph 22 and shall constitute the granting by the City of the Applicant's petition to zone all property described in Exhibit "A" to the classification of Arlington Municipal Code, Chapter 20. 04 (R7200 and MR-1 Zones) , as modified by the provisions of this contract, and Appendix 1 hereto, which is adopted herein by reference, which form shall hereafter be the final form thereof. 1. 2 This Rezone Contract incorporates Appendix 1 hereto which is intended to supplement and serve as an exception to the Arlington Municipal Code, Chapter 20. 04 (R7200 Zone) , in effect as of the date hereof. If the two cannot be reconciled, the Arlington Municipal Code shall prevail. 1. 3 Each party shall take all necessary steps including the passage of enabling ordinances, execution of documents, etc. , reasonably required to complete and implement the spirit and intent of this Rezone Contract. 2 Density: 2 . 1 The .maximum-' number of allowable dweilinc : unit .=shaLL.be.. 1400�-,f.or. the 443 acres of the development site. It is agreed that Gleneagle Contract - 2 \ C. There is no minimum lot size for single-family, detached residences. The following conditions shall be applicable to all single-family detached residences. 1. The minimum front-yard building setback of single-family, detached j residences shall be one-half the width of planned rights-of-way or easements as measured from the centerline of the right-of-way plus fifteen feet; 2. The sum of side yards of single-family, detached residences shall be not less than ten (10) feet. If the side yard-adjoins public open space, these yard requirements may be reduced by an amount equal to the distance from the property line to the centerline of the open space. A modified setback shall be endorsed upon the approved site plan. No portion of a building or appurtenance shall be constructed as to project into any `',i commonly-owned open space. No structure or portion thereof shall be closer than five (5) feet to any structure on an adjacent lot; 3. Rear yards of single-family, detached residences shall be a minimum of twenty (20) feet. If the rear yard adjoins public open space, the minimum rear yard requirements may be reduced by an amount equal to the distance from the rear lot line to the centerline of the open space. Such modified setback shall be endorsed upon the approved site plan. No portion of any building or appurtenance shall be constructed as to project into any commonly-owned open space. D. The minimum lot size of a townhouse shall be two thousand square feet per unit; 1. Each townhouse shall have a minimum of four hundred twenty-five compact contiguous square feet of usable, outdoor living space, wholly located within one of the yards, front, back, or side; 2. Front yard, rear yard, and, if applicable, side yard requirements for single-family detached units shall apply to townhouses. E. Multi-family dwelling unit structures other than townhouse structures shall also be allowed in any planned residential unit development, provided the following requirements are met: 1. The maximum lot coverage, exclusive of driveways or parking, shall be thirty-five percent; 2. There will be no minimum lot size; 3. There will be no maximum heights; Gleneagle Appendix 1 -2 SCOPE AND ADMINISTRATION alternative materials or methods,the building official shall Electrical: have the authority to require tests as evidence of compliance 1. Listed cord-and-plug connected temporary decorative to be made at no expense to the jurisdiction. Test methods lighting. shall be as specified in this code or by other recognized test standards. In the absence of recognized and accepted test 2• Reinstallation of attachment plug receptacles but not the methods,the building official shall approve the testing pro- outlets therefor. cedures. Tests shall be performed by an approved agency. 3. Replacement of branch circuit overcurrent devices of the Reports of such tests shall be retained by the building offi- required capacity in the same location. cial for the period required for retention of public records. 4. Electrical wiring, devices, appliances, apparatus or equipment operating at less than 25 volts and not capable SECTION R105 of supplying more than 50 watts of energy. PERMITS 5. Minor repair work, including the replacement of lamps or the connection of approved portable electrical equip- R105.1 Required.Any owner or authorized agent who intends ment to approved permanently installed receptacles. to construct, enlarge, alter, repair, move, demolish or change Gas: the occupancy of a building or structure, or to erect, install, enlarge,alter,repair,remove,convert or replace any electrical, 1. Portable heating,cooking or clothes drying appliances. gas,mechanical or plumbing system,the installation of which 2. Replacement of any minor part that does not alter is regulated by this code,or to cause any such work to be done, approval of equipment or make such equipment unsafe. shall first make application to the building official and obtain the required permit. 3. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a 'R105.2 Work exempt from permit. Permits shall not be power grid. required for the following. Exemption from permit require- Mechanical: ments of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provi- 1. Portable heating appliances. sions of this code or any other laws or ordinances of this juris- 2. Portable ventilation appliances. diction. 3. Portable cooling units. Building: 4. Steam,hot-or chilled-water piping within any heating or 1. One-story detached accessory structures used as tool cooling equipment regulated by this code. and storage sheds, playhouses and similar uses, pro- 5. Replacement of any minor part that does not alter vided the floor area does not exceed 200 square feet(18.58 ml). 1, approval of equipment or make such equipment unsafe. 2. Fences not over 6 feet(1829 mm)high. 6. Portable evaporative coolers. 3. Retaining walls that are not over 4 feet(1219 mm)in 7. Self-contained refrigeration systems containing 10 height measured from the bottom of the footing to the pounds(4.54 kg)or less of refrigerant or that are actuated by motors of 1 horsepower(746 W)or less. top of the wall,unless supporting a surcharge. 8. Portable-fuel-cell appliances that are not connected to a 4. Water tanks supported directly upon grade if the capac- fixed piping system and are not interconnected to a ity does not exceed 5,000 gallons(18 927 Q and the ratio power grid. of height to diameter or width does not exceed 2 to 1. The stopping of leaks in drains, water, soil, waste or vent 5. Sidewalks and driveways. pipe;provided,however,that if any concealed trap,drainpipe, 6. Painting,papering, tiling,carpeting,cabinets,counter water, soil, waste or vent pipe becomes defective and it tops and similar finish work. becomes necessary to remove and replace the same with new 7. Prefabricated swimming pools that are less than 24 material,such work shall be considered as new work and a per- inches(610 mm)deep. mit shall be obtained and inspection made as provided in this code. 8. Swings and other playground equipment. The clearing of stoppages or the repairing of leaks in pipes, 9. Window awnings supported by an exterior wall which valves or fixtures, and the removal and reinstallation of water do not project more than 54 inches(1372 mm)from the closets, provided such repairs do not involve or require the exterior wall and do not require additional support. replacement or rearrangement of valves,pipes or fixtures. I 10. Decks not exceeding 200 square feet(18.58 in')in area, R105.2.1 Emergency repairs. Where equipment replace- that are not more than 30 inches(762 mm)above grade ments and repairs must be performed in an emergency situa- at any point, are not attached to a dwelling and do not tion, the permit application shall be submitted within the serve the exit door required by Section R311.4. next working business day to the building official. 2009 INTERNATIONAL RESIDENTIAL CODE® 3 BUILDING PLANNING R302.2.3 Parapet construction. Parapets shall have the R302.4.1 Through penetrations.Through penetrations of same fire-resistance rating as that required for the supporting fire-resistance-rated wall or floor assemblies shall comply wall or walls.On any side adjacent to a roof surface,the para- with Section R302.4.1.1 or R302.4.1.2. pet shall have noncombustible faces for the uppermost 18 Exception: Where the penetrating items are steel, fer- inches (457 mm), to include counterflashing and coping rous or copper pipes,tubes or conduits,the annular space materials.Where the roof slopes toward a parapet at slopes shall be protected as follows: greater than 2 units vertical in 12 units horizontal(16.7-per- cent slope),the parapet shall extend to the same height as any 1. In concrete or masonry wall or floor assemblies, portion of the roof within a distance of 3 feet(914 mm),but in concrete,grout or mortar shall be permitted where no case shall the height be less than 30 inches(762 mm). installed to the full thickness of the wall or floor assembly or the thickness required to maintain the R302.2.4 Structural independence.Each individual town- fire-resistance rating,provided: house shall be structurally independent. . 1.1. The nominal diameter of the penetrating Exceptions: item is a maximum of 6 inches(152 mm); and 1. Foundations supporting exterior walls or common g h the wall 1.2. The area of the opening through walls. p g does not exceed 144 square inches(92 900 2. Structural roof and wall sheathing from each unit mm2). may fasten to the common wall framing. 2. The material used to fill the annular space shall pre- 3. Nonstructural wall and roof coverings. vent the passage of flame and hot gases sufficient to 4. Flashing at termination of roof covering over com- ignite cotton waste where subjected to ASTM E 119 mon wall. or UL 263 time temperature fire conditions under a minimum positive pressure differential of 0.01 inch 5. Townhouses separated by a common 1-hour of water(3 Pa)at the location of the penetration for fire-resistance-rated wall as provided in Section the time period equivalent to the fire resistance rat- R302.2. ing of the construction penetrated. R302.3 Two-family dwellings.Dwelling units in two-family R302.4.1.1 Fire-resistance-rated assembly. Penetra- dwellings shall be separated from each other by wall and/or tions shall be installed as tested in the approved floor assemblies having not less than a 1-hour fire-resistance fire-resistance-rated assembly. rating when tested in accordance with ASTM E 119 or UL 263. R302.4.1.2 Penetration frrestop system. Penetrations Fire-resistance-rated floor-ceiling and wall assemblies shall shall be protected by an approved penetration firestop extend to and be tight against the exterior wall,and wall assem- system installed as tested in accordance with ASTM E blies shall extend from the foundation to the underside of the 814 or UL 1479, with a minimum positive pressure dif- roof sheathing. ferential of 0.01 inch of water(3 Pa)and shall have an F Exceptions: rating of not less than the required fire-resistance rating of the wall or floor/ceiling assembly penetrated. 1. Afire-resistance rating of'/Z hour shall be permitted in R302.4.2 Membrane penetrations. Membrane penetra- buildings equipped throughout with an automatic sprin- kler system installed in accordance with NFPA 13. tions shall comply with Section R302.4.1.Where walls are required to have a fire-resistance rating, recessed fixtures 2. Wall assemblies need not extend through attic spaces shall be installed so that the required fire-resistance rating when the ceiling is protected by not less than% inch will not be reduced. (15.9 mm) Type X gypsum board and an attic draft Exceptions: stop constructed as specified in Section R302.12.1 is provided above and along the wall assembly separat- 1. Membrane penetrations of maximum 2-hour ing the dwellings. The structural framing supporting fire-resistance-rated walls and partitions by steel the ceiling shall also be protected by not less than electrical boxes that do not exceed 16 square 1/2-inch(12.7 mm)gypsum board or equivalent. inches(0.0103 mz)in area provided the aggregate R302.3.1 Supporting construction. When floor assem- area of the openings through the membrane doesnot exceed 100 square inches (0.0645 in')in any Mies are required to be fire-resistance rated by Section 100 square feet(9.29 in)'of wall area.The annular R302.3, the supporting construction of such assemblies space between the wall membrane and the box shall have an equal or greater fire-resistance rating. shall not exceed'/8 inch(3.1 mm). Such boxes on R302.4 Dwelling unit rated penetrations. Penetrations of opposite sides of the wall shall be separated by one wall or floor/ceiling assemblies required to be fire-resistance of the following: rated in accordance with Section R302.2 or R302.3 shall be 1.1.By a horizontal distance of not less than 24' protected in accordance with this section. inches (610 mm) where the wall or parti- 50 2009 INTERNATIONAL RESIDENTIAL CODE® C I TY OF ARL I NCGTON C O N S T R U C T I O N P E R M I T P E R M I T N O_ 0 2—S 1 5 S Owner: BURKHALTER, JACUELINE 6913 WOODLANDS WAY ARLINGTON 98223 Value of Work: $223, 000. 00 Tax ID: 008983-000-032-00 Phone: 360. 4 Describe Work: NEW SINGLE FAMILY RESIDENCE Proposed Use: SFR Legal Description: GLENEAGLE 4B LOT 32 Job Address: 18610 HAWKSVIEW DR Contractor's Name Type Address License# HOMES BY HOLMWALL GEN 18420 HAWKSVIEW DR HOMESHI995MF ALWAYS AIR CONTROL MEC RIVER CITY PLUMBING PLB 5625 47TH AVE NE D RIVERCP190KA P E R M I T F E E S Equipment and Fixtures - -------- Number Fee Total Charge - - ---------- - ------- --- ----- ------------- PLUMBING FIXTURES 10 $10. 00 $100. 00 FURNACE/UNIT HEATER 1 $15. 00 $15. 00 AIR HANDLING UNIT 1 $11. 00 $11. 00 MISC EQUIPMENT 1 $11. 00 $11. 00 VENTILATION FANS 5 $7. 00 $35. 00 DRYER 1 $11. 00 $11. 00 METAL FIREPLACE & CHIMNEY 1 $11. 00 $11. 00 WATER HEATER 1 $15. 00 $15. 00 GAS PIPING 1-4 OUTLETS 1 $6. 00 $6. 00 S U B T O T A L. . . . . . $215.00 TOTALS Fee Permit Fee $1, 894. 50 School Mitigation $0. 00 Equipment $115. 00 Fixture $100. 00 Mech Permit $24. 00 Plan Fee $1, 231. 43 Plumb Permit $25. 00 State fee $4. 50 SIGNATURE. TOTAL FEE. . . . . . . . . . . . . . . . . $3, 394. 43 I HEREBY CERTIFY THAT I HAVE READ AND AMINED THIS APPLICATION AND PAYMENTS. . . . . . . . . . . . . . . . . . $1, 135. 81 KND JHE SAME TO BE TRUE AND COR- REC LL PROVISIONS OF AWS AND TOTAL DUE. . . . . . . . . . . . . . . . . $2, 258. 62 ORD N NCES VERN G Ti S TYPE OF WOR ILL B DM ED TH WHETHER SP I IE0. H E N I' DATE RECEIPT # - DING O '-ICI L C ,fie y AWKSVIEW DRIVE �x7b �! 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