HomeMy WebLinkAbout1992-01-31 Traffic Impact Study F
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Jamiary 7, 1992
Mr. Chiisfian Huntress
Town Planner
Town of Nor h Andover
Department of Planning and Community Development
120 Main Street
North Andover, MA 01845
SUBJECT: Traf fie Impact. Assessment for h,oposed Dunkin' Donuts to be
Located in the Jasmine Plaza on Route 114 in North Andover,
?'
Dear Ivor. Huntress-
This traffic impact assessment Iias been prepared at the request of the l ortli Andover Planning
Board and Mr. Michael J. Q6nn (hereafter referred to as the "applicant"). It is being submitted
in support. of Mr, Quinn's application to the Planning Board for site plan approval of a Dunkin"
Donuts coffee slog to he located in the Jasmine Plaza on Route 114 in North Andover.
MC RI TION OF PROJECT
The proposed Dunkin' Donuts facility will occupy 1,950 square feet of space, provide sit-down
space for 18 patrons, and have one drive-through window. It will be located at the northern end
of Jasmine Plaza in a space previously occupied by a baink which also provided patrons with
drive-through services. No changes in the coy figuration of the existing drive-through lane or
parking layout at the Plaza are king proposed to accommodate this change in land use. A copy
of the site plan for Jasmine Plaza showing the proposed location (location #9) of the Dunkin'
Donuts shop is attached.
ORTECTIVaS Or ASSESSMENT
This trafff c asscssnieia is lnt nded to provide the I otth Andover Planning Board and the
Massachusetts Depannient of Public Works MI)PW) with information on the following three
traffic-related issues:
Need for MDPW Highway Access Permit, Does the proposed
change in land use at Jasmine Plata constitute an activity that
requires an MDPW highway access permit?
0 F1U OW F 10A Drn vu, U:iiI IL- Arr.: i r��t. N'1 0-1 03 1 PrIt1114'(01' xAj 672-2111 F:A)C ( 0:1)e3 72-2514
Mr. Chrrsfian Hurjlress
Town Planner page 2,
a Adequacy of On-site Reservoir Space. Is the reservoir space that
exists on-site for the stacking of vehicles waiting to be served at
the proposed drive-through window sufficient to avoid any back-up
of drive-through traffic aroto the site access driveway and, most
importantly, onto Route 114?
Acl(! uacy of On-site Parking. What will be the peak period
demand for parking by Dunkin' Donuts employees and customers
who do not use the drive-through window? Are there sufficient
parking spaces available in the plaza du ring the peals hours of sales
activity to accommodate the estimated dernand?
The following information is divided into three sections consistent with the alcove issues.
This assessment does not constitute .a traditional traffic impact study with its description of
existing traffic coriditioris, trip generation estimates and design hour volumes, trip distribution
and traffic assignment, a capacity analysis for the intersection of the site driveway and route
114, acid a coinpiete review of on-site circulation and parking conditions. However, it does
provide the North Andover Pianniag Board and the MDPW with sufficient information to assess
the potential impact of this project and determine the need for a state highway access permit,
1. NE]FiD FOR MDPW HIGHWAY ACCESS PERMIT
Conditions Requiring a State Highway Access ,Per U. Massachusetts Ginicral laws, Chapter
81, Section 21 authorizes the Massachusetts Department of Public Works to issue permits For
access to a state highway. According to tie DPW's Access PermitGuidelines', an access
permit is required of an activity if a developer/applicant plans to:
(1) modify are existing access driveway widdn a state highway; or,
(2) create or construct a new access drivevwzy or pfivate roadway to
state highway; or,
(3) bvifd or expand a facil ty so as to generate, a substantial increase
fft or impact are traffic, regardless of whether' the proposed
developnxnt has direct or indirect access to a state h gliway. The
following de lop mentr are presumed to genemle a substansial
Massachusetts Department of Public Works, Public/N ivate Development Unit, Access
Perin it Guidelines, as adopted December 1990.
Mr. Chrisdan Huntress
Town Planner page 3.
increase in or impact on traffic on a state highway:
i. a residential development having a total of fit or
more dwelling units,- or,
ii, a non-residential development.
a� containing 25,000 square feet or more of new interior
for space; or,
b. generating 1,000 or more new vehicle trzlis per day; or
c. containing 200 or more new parking spaces; or,
i�. a de velopment which produces a change in the type,
pattern or timing of traffic, that is determined by
the MDPW to generate a substantial inereare or
impact on traffic although the development does nat
meet the thresholds set out above,- or,
(4) construct or maintain any rraff c.signal orperfann work within the
right-of-way.
The proposed Dunkin' Don as facility will not require new access to Route 144; will not require
physical modifications to the existing access; will not require related work within the highway
right-of-way; is not a residential development projerEt; at 1,850 square feet will be, far less tkan
5,OW square fcet in size; and will not necessitate 200 or more new parking spaces.
Consequently, it is mir conclusion that conditions (1), (2), (3)(i), (3)(ii)(a , (3) ii c) and (4)
above do not apply to this application. However, it is necessary to consider conditions (3)(ii)(b
and MOO also.
Estimation of New Vehicle Trips on Route 114. It is believed that condition (3) ii i) also does
nut apply to the proposed development, According to the ITT report Trip Generatiote, a fast-
food ling place such a Dunkin' Mims with a drive-through window will gcl]erate
approxhriately 1,170 vehicle trips on an typical weekday.3 In contrast, a comparably sized
drive-in bank like the one that previously occupied the site will generate approximately 540
veiicic trips during a typical kciay4. While the proposed Dunkin' Don tnts will generate more
Institute of Traffic Fngineers, Trip Generation, 41h Mlion, September 1987.
Based on the avenge weekday trip rate for Land Uw Code 834, Fast Food Restaurant with
Drive-Through Window. ,See iTF Trip Generation, p. 1199.
' Based on average weekday trip rate for Land Use Code 912, Drive-Ire Bank. See ITE,
Mp Generation, page 1311,
. 2
r. Christian Huntress
Town Planner page 4.
than 1,000 vehicle trips per day, the estimated 1,170 vehicle trigs will not all be new vehicle
trips on the roadway system. Many of the trips generated by a Dunkin' Donuts facility are
vehic es already oil the adjacent street which stop at the establishment when passing by (i.e.,
passer-by traffic). In cGnuast, not nearly as many of the trips generated by banks are traffic
hick is already can the adjac;enI street. Table 1 below indicates the percentage of trips attracted
from passing traffic by different generators/land uses,
TABLE l 'Trips Attracted frorn 1<wMng Traffic
.v....v....n,.v.v.v.N.nv.v.............<.n.......v...v.....n...n.......... ........ n.
n{:
v...nv.vnv.w.v.......v...... ?%RA
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Banks with drive-through windows 14%
Supermarkets 8
1Iardware stares 8%
Convenimee stare 16 - 4 o
Fast-food restaurants (e.g., Donkin' Donuts) 45%
Service stations 8
Shopping Center, > 1 million SIB GLA 1 - 5
Shopping Center, SW - l million SF GLA - 25%
Shopping Center, 600 - 799,999 SF GLA 14 - 23%
Shopping Center, 400 - 599,999 SF GLA 5 - 48%
Shopping Center, < 100,000 SF GLA 51 - 7 %
Source- JTE, Pwnsportation and Land Developinenr, p. 46.
Based on the rclationships shown in Table 1, we can estimate that the previous bmik on the site
was responsible for approximately 465 new vehicle trips daily on Route 114 (obtained by
multiplying 540 by .86), In contrast, the proposed Dunkin Donets sliop will be responsible for
only 645 new trips daily (obtained by multiplying 1,170 by .55),
In summary, while the new donut slop will attract more than 1,000 vehicles per day into
Mr. Chfisdan Huntress
Town Planner page 5.
Jasmine Plan, the 1,170 vehicle trips that do eater and exit the site will not be new trips. In
comparison with the bark that occupied the site previously, the proposed Dunkin' Donuts
establishment will only generate an additional 180 new vehicle trips daily (645 ininus 465),
'This number of ntw trips is far leas than the 1,COO vehicle per day threshold cited in condition
(3)(ii)(b) and almost negligible when considered on a daily basis.
Based on the above analysis, it is concluscd that the new trips generated by the propos
Dunkin" Donuts will not exceed the threshold srxifted in condition (3)(h)(b) of the MDPW
Guidelines, and therefore sliould not trigger the roc d for a highway access permit.
Estifnaced Increase or Impact on Route 114. To determine if the proposed facility will satisfy
condition (3)(iii)of the MDPW Guidelin , the trip generation characteristics of Dunkin' Donuts
facilities were examined and the resulting trip profile compared with the trip generation
characte6slies of the bark that occtipiW the sile previously.
7)rpe of Traffic. 'There will be no change hi the type of traffic that will access the site.
Like the bank that previously occupied the space at Jasmine Plate, the proposed Dunkin' Donut.s
facility is designed to serve both drive-through as well as sit-down (lobby) customers.
Peak Tr- c Periods, While the proposed charge in land use at Jasmhie Plata will not
produce x change in the type of traffic 05irlg the site, it will result in a chwige in the thning of
that traffic. The peak activity period For banks with drive-in windows typically occurs during
the afternoon plc of the street traffic (generally 4 - 5 P.M.).' In contrast, studies of traffic
and retail sales at Dunkin' Donuts indicate that the peak hour of activity at these kinds of
facilities occurs during the retort€ in,g peak of the street (generally 7 - 8 A. €.).
Peak Pefiod Traffic Volumes. While it is important to reali?R that the proposed change
is use will result in a change in the timing of traffic at the site, suck a change is significant only
if it changes substantially the "worst case" traffic situation at the plaza and on Route 114, It
must be determined whether the A.M. peals hour of Dunkin' Donuts-generated traffic plus the
adjacent through traffic during that hotir will be significantly greater than the P.M. peak hour
of previous hank-generated traffic plus the adjacent traffic during that Dour,
9 Peak Perin Traffic Volumes Generated by Dunkin' Donnas
The peak period volume of vehicular traffic gi,-nerated by a development is determined priinarily
by the size Rnd type of the land use, In the case of a fast-food restaurant or coffee shop like
Dunkin' (Donuts, the availability of drive-through facilities is also important. To estimate the
See YM, Transportation and Land Development, Cbapter 8, ]give-In Facilities, page 215.
1r, Christian Huntress
Town Plawwr page 6.
number of morning peak hour vehicular trips that would br- generated by the proposed Dunkin'
Donuts, several sources of information were tapped.
The ITE report Trip Generalion is the principal source of trip generation rates used in site traffic
analysis. A.cwrding to Flip veneration, the number of vehicle trips to and from a fast-food
eating place such as Dunkin' Donuts with a drive-through window sharing the peak hour of
adjacent street traffic between 7 and 9 A.M. err a weekday can be estimated by the following
equation'.
T =• 44.44(x) + 43.0
I = 0. 2I (Note, low R' suggests that this relationship
may be biased)
licre T = average vehicle trip ends
x = 1,000 square f t gross fluor area
Based on this relationship, the proposed Dunkin' Donuts at Jasmine Plate would generate
approximately 12.5 vehicle trips during the A,M. peals hour. Using an average trip rate for this
land ose category, also from the ITE 7'rrp Generaiion report, an estimated 103 vehicles would
be attracted to the proposed facility,
While the survey data used to estimate the above trip generation Fates contain data from Dunkin
Donut facilities, data from establishments like lvlcDonalds and Burger Chef are also included.
It is not known from the ITE Trip Generation data how the inclusion of these types of
establishments influence the average trip generation ratan for this land use category. In addition,
there is no information in Dip Generation to indicate the proportion of vehicles which use the
drive-through wiaadow versus available sit-dower facilities. Mom-Over, the very low 1 2 above
suggests strongly that Vie average trip ends estianiated from the equation above should be used
very cautiously, if at all.'
See Land Use Code 834, Fast Food restaurant with Drive-Through Window, in Trip
ener'raion, p. 1200.
1 An ITE Trip Generation Coinmittee has examined each land use, independent variable, and
day/time period in dip Generation, and developed a set of suggested uses of rates, equations
or en incoring judgement, This ITE Conimittet suggests that neither than above equation or
average rate be used for this lanai use. While this data may be useful, it is recommended. instead
that alternate data or cnginecring jradgemcnt be used when estimating the trips associated with
fast food facilities like Dunkin' Donuts.
Mr. Christian Huntress
own Planner page Z
s a second source of trip generation rate data, Dunkin' Donuts has performed a number of
studics in NewEngland relating the � umber of site, enerated trips at existing DuttiiCrt�' Donuts
establishments to hourly traffic volnines on the major roadways used to access the sites. These
studies indicate that aDunkin' Donuts slop will attract between three (3) and seven �7) percent
of the total traffic passing the site on the primary access roadway. Traffic counts taken on Route
114 at Jasmine Plaza during November 1991 (see `'able 2 below) indicate that approximately
1,900 vehicles pass the site during the A.M. peak hour on an average wmkday.
TABLE 2 Weekday TrVaffic Volumes on ` rrupike Street (November 19 1)
.. } i'Yn
n
k
..n......n... .....,..,n.<..n..n...v.......... xvnv.v:v.vn,..v..w<.. ...M..Y... + <�:n
:"CIE; F;.1) ;k: rv` '1 `,?D ! nvn v'. w '? 1)1nnc¢vn::c" i <mwnvn:
6 - f A.M. 1,760 1,676 1,752
+f11• ryVO .."V 7 "v: ,."v v:'"iv:.. o3>ti(Fh :V}iryi my :v
8 - {yA,.M.. 1,676 1,8366 1,6}(7�6
9 — l0 A.M. ] E
`� 1,46 1,404
3 - 4 P,M. 2,008 1,872 2,052
.. ..
.vnv .......v..v.. ..........<..............v '.v
6 f P.M. 1,864 CIA. 3"1A
Note; Approxiinately 60-65 percent of all the above A.M. traffic travels eastbound on
Turnpike Street (Route 114) and can easily turn into the site without convict.
The remaining 3 -40 percent travc] westbound, thereby requiring -turriiftg
rnovefenLs across another trave] lane when entering and exiting the site.
Source: Dunkin" Donuts
Because diere are other Dunkin' ]donuts facilities (as well as other coffee shops) on major
roadways within 3-5 iniles of this site, [tie proposcd facility at Jasminc Plaza is not expected to
attract seven percent of all passing traffic during the above A.M. peRk hotir+ However, its
Mr, Christian Hunrress
Town Planner rage 8,
irelative]y convenient location and Leavy volume of eastbound commuter travelers to tile, morning
would suggest that more than three percent of the total traffic volume passing the site will be
attracted to the facility. If it is assumed that five percent of all A.M. peak hour travelers
(approximately 1904 vehicles) on Route 114 will stop at the proposed facility, then a total of 9
vehicles would enter and exit the site during tht morning pew hour.
On the basis of the above data, it is concluded that approximately 100 vehicles will enter and
exit Jasmine Plaza during the A.M. peals Flour with the irtroduction of the proposed Dunkin'
Donuts. Assuming from 'fable 1 above that approximately 4 % of these vehicle trips are
passer-by trips (attracted from existing traffic passing the site), it follows that the proposed
facility wilt be responsible for approximately 55 new velhicle trips on Ronne 11.4 during the peak
A.M. traffic hour.
Peak Period Traffic Volumes Generated bY Drive-lit Bank
Using ITE Trip Generation rates, it is estimated that the drive-in bank previously on the site
would have generated between approximately 71 and 125 vehicle trips during the P.M. peak
Dour of its activity,' Assuming from Table 1 above that approximately 14% of these vehicle
trips are passer-by trips, it follows that the previous bank was responsible for adding between
61 and 108 new vehicle trips on Route 114 during the peals P.M. traffic hour.
ornpajison and Conclusion. If we add the estimated volume of new A.M. peak hour trips to
be generated by the proposedDunkin' Dora is to the existing A.M. peak hocir traffic volumes
on Route 114, wt can estimate that there will be approximately 1,9 5 vehicle trips on route 114
following the opeiiing of the facility. Performing the same calculation for the bank, we can
conclude that there were an estimated 2,200 vehicle trips on Route 114 during the P.M, peals
bour when the bank was in the plaza. Based on these estimates and comparison, it is out
conclusion that the proposed Dunkin' Donuts facility in Jasmine Plaza will generate substantially
less peals period traffic than the previous bank, and create a "worst case" traffic situation that
is effectively the sanie as that which existed when the bank orcupied the site.
We believe that (be—above conditions justify a determination by both the Town of North Andover
and the Massachusetts Department of Public Works that the proposed change in-use at lasmine
Plaza from a bank to Dunkin' Donets will hoot generate a substantial inerease or impact on traffic
on Route 114,
Based on average trip rate and trip gcneration equation for Land Use Code 91.2 (Drive-In
Bank) in rrE Trip Generation, p. 1315,
1r. Christian lluntre,�s
Towel Planner page 9.
2. A DEQUAC V OF 0 N-S ITE RIESE,RVOIR S PACE
The adequacy of on-site reservoir space to permit the stacking of vehicles waiting to be served
at a drive-through window is an extremely important factor when reviewing plans for dr'tve-
throk1gh facilities. Sufficient reservuir space must be provided to eliminate conflicts with parking
vehicles and to avoid any bade-up of drive-through window traffic onto the site access driveway
and, most importantly, onto Monte 1 iC In general, the length of necessary stacking space will
be a function of the number of anticipa drive-through vehicles, the service time from when
a customer places his order serail lie receives it at the window, aril the window time necessary
to complete the pick-up transaction. Because ban kin operations involve different activities and
service tunes than a 1}unkiF1' Donuts, it is appropriate to consider whether the existing stacking
lane is adequate for the proposed change in use.
Existing C.'ondilions. The circulation pattern and pax-king layout or Jasmine Plana are not
particularly well designed. Vehicles wanting to use the drive-through window must cross traffic
exiting the Plaza in order to cater the drive-through lane. however, there is approximately 7
feet of space internal to the site available for vehicles to stack should there be a conflict in
making this turning movenient into the drive-through lane. This is sufficient space for
approxiniately three vehicles (each vehicle- in a queue occupies approximately 25 feet of
pavement). Once in the lane, there exists sufficient stacking space for seven vehicles (including
the vehicle being served at the window). In total, there exists sufficient space on the site to
store 10 vehicles before there would be a back-up onto RoWe 114.
Estimation of Average Queue Length. To evaluate the adequacy of the existing drive-through
lane, a queving analysis was performed to estimate the average length of the queue that would
exist under peak liour conditions at (lie proposed Dunkin' Donuts facility,' This queuing
analysis assumed the following conditions;
Number of drive-ire windows, IV T l
Average number of vehicles arriving to use the 4rive-bi window,
T 50 vehicles/hour"
Service capacity per window, Q = 65 vehicles/hour
For a complete description of the niethodology for this queuing analysis, see ITE
Transportation aW 14id Development, Chapter S, Drive-In Facilities, pages 2 - 35.
is Surveys Performed at other I onkin' Donuts have found that roughly 50 percent of the
total emering site traffic will utilize a drive-through window. This percentage of drive-through
window use is comparable to that found from other studies of fast-food restaurants. See ITE,
Transportation and Land Development, page 223.
Mr. Christian Uuntress
Town Planner page 10.
When the above assumptions are used in approprla queuing system equations, it is estimated
that there will be an average of 2.3 (approximately 3) vd ivies in the queue at lbe drive-in
window. Because there is enough storage capacity in the exisUng drive-through 12jie. for up to
seven vehicles, it can be reasonably concluded that rro back-tips onto the plaza driveway or
Route 114 will occur during a typical peak AX. hour of activity at the proposed Durkin'
Donuts.
ProbabUdy of Back-up onto Roue 114. 1n addition to estimating the average queue length,
however, it was also conside-red what the queue length would be if a 5% probability of backup
onto Route 114 was judged to be acceptable, For example, whether the slumber of quip,ued
vehicles would ever theoretically exceed the storage capacity of 10 vehicles that exists on the
site. This question was answered by solving the following egi,ation:
i = P11 P x M 111 f 1
lu p
where M queue length which is exoetcled p percent of the thne
N = number of drive-in windows (Assunied to = 1)
service rate per window (Assumed to = 65 vehicles/hour)
p utifiwion factor ( g )
N
T demaBd rate on the system Assurned to = 50 vehicles/hour)
? r = tabled values of the relationship between queue length, number of
windows, and utilization factor
When the appropriate assumptions are used to solve the above egtiation, M is estimated. to equal
approxiinately 10 vehicles. Since the site plan will accommodate a queue of roughly 10
vehicles, there is theoretically sufficient storage space internal to the plaza for tho coliditions
stated. it sbould be emphasized, however, that this estimated queue length of 10 vehicles is
purely tbeorelical. From a piuctical perspective, customers will not xise the drive-111rough
fad lity+ i f the queue and associated gait is this long ages w H I exercise the option of using the
counter, making their purchases at another time, or moving their business to a less congested
establishment.
Conclusion. Based on the above information, it is conducted that the existing drive-through lane
leas sufficlent storage capacity to accommodate customers for the proposed Dunkin' Donuts jest
as it did for the bank that was in the. plaza previously.
Mr. Christian Huntress
Town Planner Page 11.
3. ADEQUACY QR ON-SITE PARKING
Essimation of Peak Pray-Grip Demand. Whi1r, it is desirable to have as much traffic as possible
use the drive-in window, sufficient on-site parking must be available at the plaza to
accommodate, the parking demwid of employees and sit-clown customers during the peak A.M.
period of Dunkin' Donuts sales activity.
To estimate the peak period dtniand for parking at the proposed facility, it is necessary to recall
that approximately fifty (50) percent of the vehicles that enter the site to patronize Dunkin'
Donuts will utili7e the drive-through window. If it is assumed that the proposed facility will
generate approximately 100 vehicle trips €using the A.M. peak hour, it follows that
approximately 50 customcr vehicles will be in need of a parking spare during the hour. if it is
further assumed that customer parking duration will average six niiiicrtes (this includes sit-down
customers and counter customers), it follows that approximately five parking spaces (10 parked
vehicicsfhourfspace) would be needed to accommodate customers not using the drive-through
window. If it is finally assumed that wi additional three parking spaces would be named for
employee parking, a total of eight spaces would appear to be sufficient to a catnmodate peak
parking demand at the proposed facility.
This estimate of peak parking demand is consistent with the requirement of the North Andover
zoning code that a mininium of nine packing spaces (1 spacer seats) be available at the plaza
to greet_ the needs of the proposed facility." This estimate of parking spaces used is also
consistent with the peak demand for parking associated with the batik that previously occupied
the site.l2
Con clus on. Based on the wave analysis acid comparison, it is otrr Conelusion that the proposed
Dunkin' Donuts facility will not require any mote parking spaus than that previously u Lifized
during peak periods by the bank. Moi-eover, based on a visual survey of occupied spaces during
the A.M. peak of parking dernan€l when other strops in the plaza were not yet open, there is
more than sufficient parkiiig capacity in close proximity to the proposed Dunkin' Donuts to
accornrnodate this anticipated demand.
s a facility with sit-down capacity For 19 patrons, the North Andover zoning code
requires that the proposed Dunkin' Donut facility have available a minirrrum of nine parking
spaces (I spaccl scats) for its employees and ctustorncrs.
" A bank with drive-in and walk-in facilities is estimated to require approximately eight peak
parking spaces on a typical weekday. Sce 1TE, Parking Generation, 2nd Edition (1997), Land
Use Cole 912, page 170.
Mr. Christian Huntress
Town Planner page 12.
'hank you for this Opportunity to present the above information, Plcase do not hesitate to
contact us with any questions you may have concerning the above anaiyscs and conclusions. We
slope that this information facilitates the Town's review of Mr. Quinn's application and the
MDPW's determination of nml for a highway access permit,
Sincerely,
J
David . Friend
Senior Associate
attachment; site plan
cc, fir. David I, Wilson
District highway Engineer
ias wbusetts Dcpartnient of Public Works - District 5
485 Maple Street
P.O. Box 38
Rathorne, MA 0197
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