HomeMy WebLinkAboutPD Background Report - Hawaii Vision Specialists (PL-USE-2025-000039)BHIVisionSpecialistUSE.amend COUNTY OF HAWAIʻI PLANNING DEPARTMENT BACKGROUND REPORT HAWAI‘I VISION SPECIALISTS APPLICATION TO AMEND USE PERMIT 15-000054 (PL-USE-2025-000039)
HAWAI‘I VISION SPECIALISTS has submitted an amendment to Use Permit 15-
000054, which permitted the establishment and operation of a medical office, clinic, and
related improvements on 1.5207 acres. The amendment seeks to expand the permit area
by 7,511 square feet, increasing the total permit area to 1.69 acres, and to establish and
operate a wellness center facility and related improvements in addition to the existing
medical office and clinic use. The subject properties are located at the intersection of
Kapiolani Street and Hualalai Street to the west (mauka) of the Hilo Police Station, Hilo,
South Hilo, Hawai‘i, TMK(s): (3) 2-4-025:047 and 049.
PROJECT DESCRIPTION
1. Applicant’s Request: The applicant is requesting an amendment to allow the
construction of a two-story, 2,270 square foot wellness facility and to add
approximately 7,511 square feet of land to the permit area. The existing facility,
located on TMK 2-4-025:049, provides optometric and ophthalmic eye care services.
The new facility will be located on TMK 2-4-025:047 (subject property) and will
offer optical, aesthetic lasers and other health and wellness services. According to the
applicant, hours of operation are expected to be Monday through Saturday from
8:00am to 5:00pm. (Planning Department Exhibit 1 - Use Permit Application)
2. Reason for the Request: The applicant would like to expand its services it currently
offers to include optical, aesthetic laser and other health and wellness services.
3. Construction Timeline and Cost: According to the applicant, the project would
start construction in the latter part of 2026 with an anticipated occupancy within 12-
18 months, at a cost of approximately 1 million dollars.
4. Landowner: The applicant is the landowner of the property.
STATE AND COUNTY PLANS
5. LUPAG Map: Medium Density Urban.
6. State Land Use District: Urban.
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7. County Zoning: Multiple Family Residential (RM-1).
8. Special Management Area: The project site is not within the County's Special
Management Area (SMA). The SMA is a part of the Coastal Zone Management
Program regulated by the County. The property is approximately 3,800 feet from
the nearest shoreline.
DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA
9. Subject Property: The project site is a 7,511-square foot, triangularly shaped
parcel located adjacent to the existing permit area, at the intersection of
Kapi‘olani Street and Hualālai Street to the west (mauka) of the Hilo Police
Station. The property currently has a one-story single-family dwelling that is
proposed to be demolished.
10. Surrounding Zoning and Land Uses: The properties to the north are split zoned
RS-7.5 and RM-1 and are currently vacant. Further east across Kapi‘olani Street
is the Hilo Police Station. Kitty corner to the southeast is Saint Joseph’s School.
Properties to the south across Hualālai Street are zoned RM-1.25 with multiple
family use. Properties to the west are zoned RS-7.5 and RM-1, with single family
residential use.
11. FIRM: Zone "X" (area outside of the 500-year flood plain).
12. Archaeological/Historical Resources: An archeological assessment was
completed in 2015 for the existing facility, for which DLNR-SHPD determined
that no historic properties will be affected. No archaeological or cultural impact
studies were submitted with the amendment application as the subject property
has been previously impacted by ground-disturbing activities associated with
residential development. The subject site is not adjacent and/or proximate to the
shoreline, therefore gathering of marine life and coastal access for Native
Hawaiian gathering and fishing rights is not an issue.
13. Cultural or Native Gathering Rights: There is no evidence of any traditional
and customary Native Hawaiian rights being practiced on the site, nor existence
of any known valued cultural, historical or native resources in the area.
14. Flora/Fauna Resources: As the property has been cleared in the past and used
as a home, and vegetation is “residential” in nature with a lawn. A flora and fauna
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survey was not conducted of the property. As such, because of the lack of native
ecosystems and threatened or endangered plant species, it is unlikely that there
would be any adverse impacts to botanical resources as a result of clearing and
improvements. In regard to fauna resources, according to the applicant, earlier
studies conducted in this area indicated that there have been observations of the
Hawaiian Hawk and the Hawaiian hoary bat, both of which are listed as
endangered species. However, the value of this site for these species appears low.
This is attributable to the general urban setting of this area, which diminishes its
value for bat habitats, as well as the native trees favored by the Hawaiian Hawks
for nesting are not present in the alien vegetation on the project site. The
applicant has previously stated that they would avoid major vegetation removal
during the months of June and July so as to minimize the impacts to any potential
roosting of endangered Hawaiian hoary bats.
15. Traffic/Parking: The existing facility has 55 parking stalls, 10 more than
required by the zoning code, which will be used to provide the 8 parking stalls
required for the new facility. According to the applicant, because the facility
operates on an appointment basis the existing facility generates 15 AM/PM peak
hour vehicle trips. Upon full build out, the project is expected to generate a total
of 17 AM/PM peak hour vehicle trips, with patients coming in at scheduled times,
which would stagger traffic.
16. Public Access: There is no record of a designated public access to the shoreline
or mountain areas that traverses the property.
PUBLIC UTILITIES AND SERVICES
17. Access: The subject property has frontages on both Kapi‘olani Street and
Hualālai Street, which are County owned and maintained rights-of-way with
widths of approximately 40 and 60 feet respectively. According to the applicant,
Hualālai Street has a 20 to 22-foot wide pavement with 4-foot wide grassed or
graveled shoulders within the right-of-way. Kapi‘olani Street has a curb, gutter,
sidewalk section on both sides of a 20-foot pavement, all within the right-of way.
The applicant is proposing to abandon the existing residential driveway and
utilize the existing medical facility driveways. The City of Hilo Zone Map, which
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identifies future road right-of-way needs in Hilo, designates Kapi‘olani Street as a
60-foot wide right-of-way, therefore, the Department of Public Works (DPW)
recommends that a 10-foot wide future road widening easement be created along
the subject property’s frontage of Kapiolani Street and minimum yard setbacks
consistent with RM zoning be measured from this easement. Further, DPW
recommends that the applicant shall subdivide the land encumbered by the future
road widening and dedicate it to the County at no cost. DPW also recommends
that the applicant reconstruct the existing sidewalk and curb ramps on Kapi‘olani
Street and Hualālai Street fronting the subject property (TMK 2-4-025:047), in
accordance with County Code and current DPW design standards for sidewalk
construction. Finally, DPW recommends that the applicant construct an 8-foot
wide sidewalk continuing on Hualālai Street, fronting both TMK 2-4-025:047 and
TMK 2-4-025:040, from the intersection at Kapi‘olani Street, in accordance with
County Code and current DPW design standards for sidewalk construction. In
response, the applicant states that DPW’s requirements would result in a 30-foot
setback along that would significantly impact the subject property’s buildable area
and would not be proportional to the project’s impacts. In the RM zoning district,
the zoning code requires a front yard setback (along both street frontages) of 20
feet measured from the future road widening easement. The applicant proposes
using a setback standard of a 15-foot yard for a commercial property, which
would result in a 25-foot setback when measured from the current property line.
Further, the applicant states that the County should be responsible to subdivide
the land for the road widening rather than the applicant. The applicant is agreeable
to reconstructing the existing sidewalk and curb ramps at the subject property’s
Kapi‘olani Street frontage. Regarding sidewalk requirements for Hualālai Street,
the applicant believes that the existing 10-foot wide graveled/grass shoulder is
sufficient to provide pedestrian safety and requests relief from the requirement to
provide new sidewalks.
18. Water: The Department of Water Supply (DWS) states that the subject property
is being serviced by a 5/8-inch meter from a six-inch waterline on Hualālai Street
with an average daily usage of 400-gallons suitable for only one single-family
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dwelling. Water can be made available for the project from an 8-inch waterline
within Kapi‘olani Street. DWS is requesting that the applicant submit estimated
maximum daily water usage calculations for review and approval including all
irrigation/landscaping use. DWS is requiring the installation of a reduced
pressure type backflow assembly within 5 feet of the existing meter on private
property. Additionally, DWS stated that the waterline is not adequate to meet fire
flow requirements. The applicant stated that they will work with the Fire
Department to address alternatives to meet fire flow requirements.
19. Wastewater: Department of Environmental Management (DEM) did not provide
comment for this project. According to the applicant, there is an 8-inch sewer line
along Hualālai Street and the project will be connected to the sewer line. The
applicant states that during the preparation of the construction plans it will be
decided if the new facility will be integrated with the existing facility.
20. Electrical and Telephone Services: Electricity and telephone services are
available to the site.
21. Other Essential Services: The Hilo Police Station is located directly across from
the project site and there are fire stations within a 5-minute response time of the
project site. Hilo Medical Center is located approximately 2.5 miles from the site.
AGENCY COMMENTS
22. Department of Public Works – Engineering Division: (Planning Department
Exhibit 2 – September 22, 2025 Memo)
23. Department of Water Supply: (Planning Department Exhibit 3 – September
10, 2025 Memo)
24. Department of Health: (Planning Department Exhibit 4 – August 21, 2025
Memo)
AGENCIES – NO COMMENT/CONCERN
25. Police Department, Department of Finance – Real Property.
AGENCIES - NO RESPONSE
26. Department of Environmental Management Division, Fire Department.
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APPLICANT'S RESPONSE TO AGENCIES
27. The applicant has submitted the following letters in response to governmental
agency comments:
a. (Planning Department Exhibit 5 – Letter dated September 15, 2025
from the Applicant)
b. (Planning Department Exhibit 6 – Letter dated October 1, 2025 from
the Applicant)
c. (Planning Department Exhibit 7 – Letter dated October 14, 2025 from
the Applicant)
PUBLIC COMMENTS
28. The Planning Department has not received any written comments or objections
from the general public or adjacent landowners on the request at the time of
writing.
DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAI‘I HILO, HAWAI‘I
DATE: September 22, 2025
Memorandum
TO: Planning Department
FROM: Department of Public Works
SUBJECT: SUBDIVISION: PL-USE-2025-000039 Applicant: Hawaiʻi Vision Specialists Request: To Amend Use Permit No. 15-000054 to Add a Wellness Component in a new structure
Tax Map Key: 2-4-025:047
We have reviewed the subject request forwarded by your memo dated August 19, 2025 and have the following comments:
1.The subject parcel is in an area designated as Zone X on the Flood Insurance RateMap (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is anarea determined to be outside the 500-year floodplain.
2.All development-generated runoff shall be disposed of on site and not directed towardany adjacent properties. A drainage study shall be prepared and the recommendeddrainage system shall be constructed meeting the approval of the Department ofPublic Works, Engineering Division.
3.All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control,
of the Hawaii County Code (HCC).
4.Construction within the County right-of-way shall comply with HCC, Chapter 22,County Streets.
5.Per item 6 of USE 15-000054: The subject property fronts both Hualalai Street andKapiolani Street. Kapiolani Street at this intersection occupies a 40-ft wide right-of-way. In the interest of public welfare and safety the DPW recommends that a 10-footwide future road widening easement be created along the property’s frontage of
Kapiolani Street and minimum yard setbacks consistent with RM zoning be measuredfrom this easement. Upon the request of the DPW, the applicant, it’s successors, orassigns shall subdivide the land encumbered by the future road widening and dedicateit to the County of Hawai‘i at no cost.
Memo to Planning Department Page 2
September 22, 2025
6. Per item 7 of USE 15-00054: DPW recommends that the applicant reconstruct the existing sidewalk and curb ramps on Kapiolani Street and Hualalai Street fronting TMK
2-4-025:047 in accordance with County Code and current DPW design standards for
sidewalk construction. DPW also recommends Applicant construct an 8’ wide sidewalk continuing on Hualalai Street fronting both 2-4-25:047 and 049 from the intersection at Kapiolani Street in accordance with County Code and current DPW design standards for sidewalk construction.
Questions may be referred to Amy Cook at 961-8695. AC
191 149'
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DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAI`I
oFHAw ;
a' 345 KEKUANAO`A STREET, SUITE 20 • HILO, HAWAII 96720
TELEPHONE (808) 961-8050 • FAX (808) 961-8657
September 10, 2025
C a'-` °LA =NIN ;EP3Trya
SEE 11 202%Pm3:59
TO: Mr. Jeffrey Darrow, Director
Planning Department RECgD HAND DEL VER__e
FROM: Keith K. Okamoto, Manager-Chief Engineer
SUBJECT: Use Permit Amendment Application (PL-USE-2025-000039)
Amendment to Use Permit No. 15-000054
Applicant: Hawaii Vision Specialists
Request: To Amend Use Permit No. 15-000054 to Add a Wellness Component
in a New Structure on Parcel 047(7,511 Square Feet)
Tax Map Key 2-4-025:047 and 049
We have reviewed the subject application and have the following comments and conditions.
Please be informed there was an existing 5/8-inch meter serving the subject parcel off the existing
6-inch waterline on Hualalai Street, which is limited to an average daily usage of 400 gallons and
suitable for only one (1) single-family dwelling.
Water can be made available from an existing 8-inch waterline within Kapi`olani Street fronting the
subject parcel, in accordance with the Department's existing water availability conditions, which are
subject to change without notice.
The Department has no objection to the proposed application subject to the applicant understanding
and accepting the following conditions:
1. The Department requests that the applicant submit estimated maximum daily water usage
calculations for review and approval. The water usage calculations shall be prepared by a
professional engineer licensed in the State of Hawai`i and should include the estimated
peak flow in gallons per minute (GPM) and the total estimated maximum daily water usage in
gallons per day, including all irrigation/landscaping use.
Upon receipt of the water usage calculations above, the Department will make a determination
as to the water commitment deposit amount and prevailing facilities charge (subject to change)
to be paid, if necessary.
2. The proposed use will require the installation of a reduced pressure type backflow prevention
assembly within five (5) feet of the existing meter on private property. If a larger or additional
meter is required, a backflow prevention assembly will also be required for that meter. The
Water, Our llost Precious Resource. . . 7(a WaiA pane. . .
The Department of Water Supply is an Equal Opportunity provider and employer.
Mr.Jeffrey Darrow, Director
Page 2
September 10,2025
installation of the backflow prevention assembly(s)must be inspected and approved by the
Department before water service can be granted.
3. The Department's Water System Standards require that a minimum flow of 2,000 GPM be
available at the site for fire protection use. Please be informed that the existing 8-inch waterline
within Kapi`olani Street is inadequate to provide the required fire flow. The applicant should
contact the Fire Department to determine any other fire protection requirements or alternatives.
Subject to other agencies' requirements to construct improvements within the road right-of-way
fronting the property affected by the proposed development,the applicant shall be responsible for the
relocation and adjustment of the Department's affected water system facilities, should they be
necessary.
Should there be any questions,please contact Ms. Robyn Matsumoto of our Water Resources and
Planning Branch at(808) 961-8070, extension 255.
Sincerely yours,
ti/VIIWV\OVC)
Keith K. Okamoto, P.E.
Manager-Chief Engineer
RM:dfg
copy— Hawaii Vision Specialists
Mr. Sidney Fuke
JOSH GREEN, M.D. KENNETH S. FINK, M.D, MGA, MPH GOVERNOR OF HAWAII DIRECTOR OF HEALTH KE KIA’AINA O KA MOKU’AINA O HAWAI’I KA LUNA HO’OKELE
STATE OF HAWAII DEPARTMENT OF HEALTH
P.O. BOX 916 HILO, HAWAII 96721-0916
MEMORANDUM
DATE: August 21, 2025
TO: Mr. Jeffrey W. Darrow Planning Director, County of Hawaii
FROM: Eric Honda District Environmental Health Program Chief SUBJECT: Use Permit Amendment Application (PL-USE-2025-000039) Amendment to Use Permit No. 15-000054
Applicant: Hawaiʻi Vision Specialists Request: To Amend Use Permit No. 15-000054 to Add a Wellness Component in a New Structure on Parcel 047 (7,511 Square Feet) Tax Map Key: (3) 2-4-025:047 and 049; Kūkūau 1st , South Hilo, Hawaiʻi
In most cases, the District Health Office will no longer provide individual comments to agencies or project owners to expedite the land use review and process.
Agencies, project owners, and their agents should apply Department of Health “Standard
Comments” regarding land use to their standard project comments in their submittal. Standard comments can be found on the Land Use Planning Review section of the Department of Health website: https://health.hawaii.gov/epo/landuse/. Contact information for each Branch/Office is available on that website.
Note: Agencies and project owners are responsible for adhering to all applicable standard comments and obtaining proper and necessary permits before the commencement of any work.
General summary comments have been included for your convenience. However, these comments are not all-inclusive and do not substitute for review of and compliance with all
applicable standard comments for the various DOH individual programs.
Clean Air Branch
1. All project activities shall comply with the Hawaii Administrative Rules (HAR),
Jeffrey W. Darrow August 21, 2025
Page 2 of 4
Chapters 11-59 and 11-60.1.
2. Control of Fugitive Dust: You must reasonably control the generation of all
airborne, visible fugitive dust and comply with the fugitive dust provisions of
HAR §11-60.1-33. Note that activities that occur near existing residences,
businesses, public areas, and major thoroughfares exacerbate potential dust
concerns. It is recommended that a dust control management plan be developed
which identifies and mitigates all activities that may generate airborne and visible
fugitive dust and that buffer zones be established wherever possible.
3. Standard comments for the Clean Air Branch
are at: https://health.hawaii.gov/epo/landuse/
Clean Water Branch
1. All project activities shall comply with the HAR, Chapters 11-53, 11-54, and 11-55.
1. The following Clean Water Branch website contains
information for agencies and/or project owners who are
seeking comments regarding environmental compliance for
their projects with HAR, Chapters 11-53, 11-54, and 11-55:
https://health.hawaii.gov/cwb/clean-water-branch-home-
page/cwb- standard-comments/.
Hazard Evaluation & Emergency Response Office
1. A Phase I Environmental Site Assessment (ESA) and Phase II Site Investigation
should be conducted for projects wherever current or former activities on site may
have resulted in releases of hazardous substances, including oil or chemicals.
Areas of concern include current and former industrial areas, harbors, airports,
and formerly and currently zoned agricultural lands used for growing sugar,
pineapple or other agricultural products.
2. Standard comments for the Hazard Evaluation & Emergency Response Office
are at: https://health.hawaii.gov/epo/landuse/.
Indoor and Radiological Health Branch
1. Project activities shall comply with HAR Chapters 11-39, 11-45, 11-46, 11-501, 11-502,
11-503, and 11-504.
2. Noise may be generated during demolition and/or construction. The
applicable maximum permissible sound levels, as stated in Title 11, HAR,
Chapter 11-46, “Community Noise Control,” shall not be exceeded unless a
noise permit is obtained from the Department of Health.
3. Construction/Demolition Involving Asbestos: If the proposed project includes
renovation/demolition activities that may involve asbestos, the applicant should
contact the Asbestos and Lead Section of the Branch at
https://health.hawaii.gov/irhb/asbestos/.
Safe Drinking Water Branch
Jeffrey W. Darrow August 21, 2025
Page 3 of 4
1. Agencies and/or project owners are responsible for ensuring environmental
compliance for their projects in the areas of 1) Public Water Systems; 2)
Underground Injection Control; and 3) Groundwater and Source Water Protection
in accordance with HAR Chapters 11-19, 11-20, 11-21, 11-23, 11-23A, and 11-
25. They may be responsible for fulfilling additional requirements related to the
Safe Drinking Water program: https://health.hawaii.gov/sdwb/.
2. Standard comments for the Safe Drinking Water Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Solid & Hazardous Waste Branch
1. Hazardous Waste Program - The state regulations for hazardous waste and used
oil are in HAR Chapters 11-260.1 to 11-279.1. These rules apply to the
identification, handling, transportation, storage, and disposal of regulated
hazardous waste and used oil.
2. Solid Waste Programs - The laws and regulations are contained in HRS Chapters
339D, 342G, 342H, and 342I, and HAR Chapters 11-58.1 and 11-282.
Generators and handlers of solid waste shall ensure proper recycling or disposal
at DOH-permitted solid waste management facilities. If possible, waste
prevention, reuse, and recycling are preferred options over disposal. The Office
of Solid Waste Management also oversees the electronic device recycling and
recovery law, the glass advanced disposal fee program, and the deposit beverage
container program.
3. Underground Storage Tank Program – The state regulations for underground
storage tanks are in HAR Chapter 11-280.1. These rules apply to the design,
operation, closure, and release response requirements for underground storage
tank systems, including unknown underground tanks identified during
construction.
4. Standard comments for the Solid & Hazardous Waste Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Wastewater Branch
For comments, please email the Wastewater Branch at doh.wwb@doh.hawaii.gov.
Sanitation / Local DOH Comments:
1. According to HAR §11-26-35, No person, firm, or corporation shall demolish or
clear any structure without first ascertaining the presence or absence of rodents
that may endanger public health by dispersal from such premises. Should any
such inspection reveal the presence of rodents, the rodents shall be eradicated
before demolishing or clearing the structure. A demolition permit is required prior
to demolition.
Jeffrey W. Darrow August 21, 2025
Page 4 of 4
Other
1. CDC - Healthy Places - Healthy Community Design Checklist Toolkit
recommends that state and county planning departments, developers, planners,
engineers, and other interested parties apply these principles when planning or
reviewing new developments or redevelopment projects.
2. If new information is found or changes are made to your submittal, DOH reserves
the right to implement appropriate environmental health restrictions as required.
Should there be any questions on this matter, please contact the Department of
Health, Hawaii District Health Office, at (808) 933-0917.
MAE SidneyFuke, Planning Consultant
P.O.Box) •Hilo,Hawai[96720 Planning•variance•Zoning
98Cell:(808) 989-064p subdivision•Land Use Permitsjw E-mail:sidneyl`uke@gma1 corn Environmental Reports
October 14,2025
Mr. Jeffrey Darrow, Director
Planning Department
COUNTY OF HAWAI'1
101 Pauahi Street
Hilo,HI 96720
Dear Mr. Darrow:
Subject:Use Permit Amendment Request(PL-USE-2025-000039)
Applicant: Hawaii Vision Specialist
Hilo Hawaii TMK: 2-4-025: 047 and 049
This is to follow up on our meeting this date regarding my letter of October 1,
2025,responding to the Department of Public Works' ("DPW")request for a 10-foot
wide future road widening setback along the subject site's Kapi'olani Street frontage.
Based on our meeting and for the reasons outlined in my October I letter,you felt
that there is some hardship. As such and inasmuch as"hardship" is one of the variance
criteria,you were receptive to issuing a 5-foot setback variance,provided that the Use
Permit Amendment request is approved by the Windward Planning Commission
Commission").
In that event,the 5-foot variance or relief would result in any structures fronting
Kapi'olani Street to be set back a minimum of 25 instead of 30 feet from the existing
property line.
This would be acceptable to the applicant,provided that the Commission is aware
of the need for a setback variance and of your predisposition towards its approval. If so,
Condition 6 could be amended by including the new lot and the need for a setback
variance. A draft of such an amendment, with the underscored being new item and
bracketed being deleted item,would read as follows:
A ten(10) foot wide future road widening easement shall be delineated along the
entire Kapio'lam Street frontage of the subject [property] site(TMK: 2-4-025:
047 and 049) and shown on plans submitted to the County for plan approval
review and for building permit application(s). Minimum yard setbacks consistent
with [an RM]the respective and prevailing zoning district of the subject site, shall
be measured from this road widening easement, unless a setback variance is
secured. Upon the request of the Department of Public Works, the applicant, its
successors or assigns, shall subdivide the land encumbered by the future road
widening and shall dedicate it to the County of Hawai'i at no cost."
Mr. Jeffrey Darrow, Director
October 14,2025
Page 2
I trust that this adequately summarizes our meeting on this date. Further, while
not discussed, our comments relating to DPW's request for providing curb, gutter,and
sidewalk fronting Hualalai Street still stand.
Again,thank you for your time and ifyou have other questions or comments
relating to this application,please feel free to contact me. Thank you very much.
Sincerely,
IN 1
SIDNEY M. FUKE
Planning Consultant
Copy—Hawaii Vision Specialists via email
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