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HomeMy WebLinkAboutMiscellaneous`~~.o ~' _.~ ~ 1308 Any=2lina CollegerStation, Tx 77840 November 3, 1997 Chairman Planning and Zoning Commission City of College. Station 1101 Texas Ave. S College Station, Tx 77840. Dear Chairman: This is in regard to AT&T Communication Tower at 2106 Southwood Drive, College Station, Tx. Please note that The Planning and Zoning Commission has violated the deed restrictions 1,2,3,4,5, and7. I am enclosing herewith a copy of the deed restrictions recorded by Area Progress Corp. for Lot 39, Block 14, Southwood Section 25, on 4-8-1976 in Vol. 316 Page 687 of the deed record, Brazos County, Tx. I am requesting that the Zoning Commission reverse itself by removing the tower because it is against the deed restrictions which run for 40 years from the time of recording. Yours truly G. H. Alani C- Mayor. a/ City Planner t~ ~ 1997 ®~~ k SUBMIT APPLICATION AND THIS ~, ' LIST CHECKED-0FF WITH 16 FOLDED COPIES OF SITE PLAN FOR REVIEW MINIMUM REQUIREMENTS FOR SITE PLAN PROPOSAL5 .(ALL CITY ORDINANCES MUST BE MET INCLUDING BUT NOT. LIMITED TO THE FOLL WING: f~ 1. Sheet size - 24" x 36" E~ 2. Title block to include: a.) Name, address, location, and legal description b.) Name, address, and telephone number of applicant c.) Name, address, and telephone number of developer/owner - d.) Name, address, and telephone number of architect/engineer e.) Date of submittal f.) Total site area ^ 3. Ownership .and current zoning of parcel and all abutting parcels. 4. A key map (not necessarily to scale). 5. Scale should be largest standard engineering scale possible on sheet. ~6. Provide a north arrow. @~ 7. Topography, final grading plan, and other pertinent drainage information. (If plan has too much information, show drainage on separate sheet.) .All existing streets, drives, buildings, and water courses on or adjacent to the proposed project site. 9. Locate 100 yr. floodplain on or adjacent to the proposed project site, note if there is none on the site. ® 10. Location and size of existing utilities within or adjacent to the proposed project site. ~i. Proposed location, type, and size of the following: a.) Buildings and structures b.) Off-Street parking areas with parking spaces drawn, tabulated, and dimensioned c.) Sidewalks d.) Common open space sites e.) Sites for solid waste containers ~12. Proposed streets, drives, and curb cuts. For each proposed curb cut (including driveways, streets, alleys, etc.) locate existing curb cuts on the same and opposite side of the street to determine separation distances between existing and proposed curb cuts. Indicate driveway throat length as measured in the Driveway Ordinance. (See Ordinance 1961 for driveway location and design requirements.) t13. The total number of residential buildings and units to be constructed on the proposed praject site. ^ 14. Landscape plan as required in Section 11 of the Zoning Ordinance (See Ordinance # 1638.) The landscaping plan can be shown on a separate sheet if too much information is on the original site plan. Attempt to reduce or eliminate plantings in easements. Include information on the plan such as: a) existing landscaping to remain b) required point calculations c) proposed new plantings with points earned 15. Indicate unit type (number of bedrooms). 6. The density of dwelling units per acre of the proposed project. 17. The gross square footage of buildings. and the proposed use of each building. f 8. Designate number of parking spaces required by ordinance and provided by proposal. .. - ~19. Show dimensions to size and locate all structures, parking spaces, drives, curb cuts, parking islands, and setbacks. 20. Are there impact fees associated with this development? 1 Provide a water and sanitary sewer legend to include water demands (minimum, maximum and average - d mands in gallons per minute) and sewer loadings (maximum demands in gallons per day). 22. Show all meter locations. Meters must be located in easements or R.O.W. (City will size meters.) The following are typical standards for Plan Development established by Ordinance or Policy: a 1. Building separation is a minimum of 15 feet. B 2. Building setbacks are outlined in Ordinance 1638, Zoning Ordinance, Table A (Sec. 7, P. 30). . Minimum parking space is 9' X 20', or on a perimeter row, 9' x 18' with a 2' overhang. J~ 4. Minimum drive width is 23' with head-in parking or 20' without parking. ~1 5. Raised landscaped islands, (6" raised curb) of a minimum of 180 sq. ft. are located at both ends of every parking row.. Additionally, 180 sq. ft. of landscaping for. every 15 interior parking spaces must be provided. ~ 6. Streetscape compliance is required which involves special plantings along streets specified in the City's Streetscape Plan. 7. A 6 raised curb is required around all edges of all parts of all .paved areas without exception. (To include islands, planting areas,. access ways, dumpster locations, utility pads, etc.) Curb detail to be ~~roved by City En ig Weer. No exceptions will be made for areas designated as "reserved for future parking" 8. Wheelstops may be required on interior rows longer than 10 spaces or in special situations. 9. Sidewalks are required. at time of development if property has frontage on a street shown on the sidewalk Master Plan or if the Project Review Committee determines the necessity. (R.efer to Section 10.2 of the Zoning Ordinance). l~ 10. Locations of dumpsters shall be such that dumpsters are not visible from streets. Gates are discouraged and visual screening from R.O.W. is required. ~l 11. Healthy, native trees over 6" in caliper should be retained whenever possible. ~I 12: Fire lanes of a minimum of 20 feet in width with a minimum height clearance of 14 feet must be established if any structure of any type is more than 150 feet from a public street or highway. m 13. Any structure in any zoning district other than R-1, R-lA, or R-2 must be within 300 feet of a fire hydrant as measured along a public street or along an approved fire lane as the hose is laid off the truck. ® 14. Fire hydrants must be located on the same side of a major street as a project, and shall be in a location approved by the City Engineer. ® 15. Fire hydrants must be operable and accepted by the City and drives must have an all weather surface before combustibles can be brought on any site. 16. A twenty four foot setback from R:O.W. to curb of parking lot is required. Parking may be allowed in this area up to a maximum of 7 contiguous spaces.' ^ 17. All plans must include irrigation systems for landscaping. Irrigation meters are separate from the regular water systems for buildings and must be sized accordingly and include backflow prevention protection. Apr-21-97 08z12A Pe02 BRADLEY CONSULTING GROUP REAL ESTATE & PR©PERTY MANAGEMENT April 21, 1997 - City of College Station 1 l01 Texas Ave. S. College Station, TX 77840 To Whom It May Concern: This letter is to serve as a written statement that i would like to withdraw the complaint I filed against .the AT&T wireless tower to be put up behind my property on Southwood Drive. There is no need for this matter to go to the City Council. Sincerely, ,; ~ Steven W. Bradley. i 501 FM 2818,.: SUITE 208 ^ COLLEGE STATION, TX 77840 PHONEIFAx {409} 764-2019 ^ PAGER (409) 777-94Q5 Neighborhood N ews AT~T Wireless Services Working To Meet Cellular Phone Needs Safely and Sensitively Cellular phones are d part of our everyday life -with thousands used by individuals, businesses, hospitals and doctors,. fire, police, EMS and others. Use has expanded at an enormous rate, from what was once a novelty to a vital communication link in emergency situa- tions and a convenient service for every- one. With the rapidly increasing use has come the need to expand cellular avail- ability and to maintain the quality of calls. To accomplish these aims, 'cells' and more cell site antennas must be built. Today, some 75% of Americans have cellular phones.. Each day, about 20, 000 more people become cellular users. /, A T & T ~~`'~ '~ Wireless f Services ~ •..~ (AWS) is .%;; =~- commit- ~ ~ '~' led to ~ r„~°*~ `il ~' ;'J~ selecting the best possible site in a neighborhood that meets aesthetic criteria, design goals, safely and func- tional, requirements. If alternative sites exist, meetings with neighborhood ofF- cials are an integral part of the site selection and permitting.. process. 'They met with neighborhood repre- sentatives several times to explain cellu- lar technology, the need for a cell loca- tioh in our area, and to assess sites in .order to minimize the impact on area res- idents. They attended a neighborhood meeting to provide information and address .questions and concerns of area residents. Before the meeting, AWS sent a letter and informational brochure to our members and nearby residents informing them of the meeting. Also prior to .the meeting, they located a crane at the pro- posed site to assist residents in apprais- ing the visual impact the tower would have on the neighborhood and .invited them to meet personally with an AWS representafive at the site.' - Dudley Houghton, Neighborhood Group President 'We've been pleased with AWS's willingness to talk with us regarding new locations for their antennas.. Theyve been very creative in placing their antennas for the least visual impact on .the neighbor- hoods.' 'The AWS representative contacted our neighborhood association regarding a pos- sible tower location in our neighborhood. The location and height of the tower pole initially suggested was not acceptable to us. We requested a less obvious site be located for the tower. AWS located another site on top of a building which we agreed was less. obvious to the neighborhood. We appreciated being included in the site selec- tion process.' -Larry lay, President of Clvlc Association An AWS represertative is available. to meet with neighborhood associations to explain how cellular service works, dis- cuss the rationale behind a proposed antenna location and answer questions. 'We first work very' hard to determine the.mostoppropriote antenna location or locations from both technical and aesthetic standpoints. Then we listen to what neigh- borhood leaders and residents have to say about these locations,:'. says Linda Holmes, who is in charge'. of site acquisi- tion farAWS. 'If alternative sites are sug- gested, we certainly consider ttiem to see if they are technically feasible. 'We've found from experience that when we are. sfraightforward, .explain the need for antennas and then answer all questions up front, any .opposition was usually based on misinformation and quickly disappears. And, of course, from a purely business standpoint we want to be friends with our neighbors since with the rapid growth of cellular service, all resi- dents are potential cellular. customers.' - Mlke Dewvall, Neighborhood Council President ~uesti®ns & Answers To help keep everyone informed, AT&T Wireless Services has prepared this newslet- ter which answe,^s cbmmonty asked questions about c~llulor phone service and siting cell Bile lowlions. How do cellular phones work? Why do antenna locations need to be expanded? Cellular phone. use is growing at an enormous rate, much greater than was anticipated. Each day, about 20,000 people across the country are becoming new cellu- lartelephone users. With this growth has come the need to ~r ~r The cellular system consists of low- powered antennas forming ahoneycomb - pattern of 'cells" that invisibly blankets an - area. Cellular phone calls are transmitted from a cellular phone to the local cell anten- na via low-level radio waves -the same .type of waves used by radio and Ntrans- ~ mission. Calls are then connected from the cell site to regular telephone lines by means of the Mobile Telephone Switching Office (MTSO). If the caller is traveling between cells, their call is automatically switched from cell to cell around the city or region without being interrupted. What is a cell sBe? A cell site is the basic building block of the cellular system. tl simply consists of an elevated irdnsmifling and receiving antenna, a small unmanned equipment station, and interconnecting equipment. Cellular calls are connected through the cell site antenna to the main switching station (the MTSO) via leased lines or microwave connections depending on the location. ~~( ., ~ .. . approximately increase the capacity of the cellular infor- mation highways. A cellular site currently has the capacity to handle only about 65 individual radio frequencies. In many areas, this capacity is quickly becoming a bottleneck. In order to add more channels, previously existing cell sites are being bro- ken down into several smaller sites. Why is additional capacity so .Important? Bottlenecks in the system's capacity may only mean inconvenience for some, but for others, it could. mean the difference between life and death. Increasingly, cel- nology is being utilized in life- ~ emergency situations. Cellular phones are Used extensively by organizations such as the police ahd fire departments, police special teams, sher- iff's patrols, area .hospitals, doctors,: EMS, Red Cross and others:: Cellular phones arealso used by drivers in emergencies.. Why are emergency personnel using cellular rather than two-way radio? Cellular is a more reliable and less expensive form of communication than traditional two-way CB radios which may be subject to interruptions in service and other people using the ~ same chan- nels. CB radio use is limited to 10 miles, whereas cellu- lar can be used for outlying areas as far as 50 miles away. Cellular telephones have allowed EMS services across the country to take the emergency room to the patient through more direct reliable contact with doctors and the use of cellular teleme- try (which transmits EKG readings back to the hospital). In various cities, cellular phones are increasingly being used on everything from school buses to state and local emergency management teams. How are these antenna sites chosen? Each cell placement is critical to the performance of the whole system. Computer engineered models generate a theoretically acceptable area for the new cell's antenna placement. System engi- neers then work with site acquisition staff to locate and test the theoretical site to see if it will work in practice as a real antenna location. The pinpointed antenna areas are often quite small, sometimes limited in location to within several city blocks. This sometimes limits the site acquisition staff's ability to be flexible when locating an ideal site. In addition, there are numerous other constraints on locations, including zoning and land use compatibility, FAA regulations, and exist- ing radio airwave conflicts, for example. What do the actual antennas monopole; but may not be as aesthetically Can these antenna structures fall look Ilke? pleasing in certain locations. over? The antennas themselves are quite small. Usually there are several small antennas together, which are separated" from each other some six to eight feet. That is why you might see the antennas placed at the ends of a triangular. frame, or per- haps on three different sides of a building. Antenna size, like that of many electronic components these days is rapidly getting smaller, too. The first antennas were as much as 11 feet high and are being replaced by smaller units only two to three feet high. Cellular antennas are so com- mon today that most people do not notice them. What kinds of structures can you use to place an antenna? AWS attempts to first find existing structures or buildings in the target area and then works to obtain lease arrange- ments with the facility managers. In the past AWS has worked with schools, churches, office buitdi ngs, parking garages, and o t h e r existing structures.. The company works hard to make our cel- lular sites fit into the surrounding environ- ment by camouflaging and painting anten- nos to match a building while strategically locating them in the least visible area When do you use a tower location? If existing commercial or residential structures do not meet the requirements of the system, or are unavailable for cell site leases, an alternative structure such as a tower must be built. There are several kinds of towers that can be used, and they can be customized to meet the surrounding area aesthetics. A monopole is a single pole- used in heights from 60 feet to 150 feet or in areas where other towers would not be appropri- ate. They are usually 'marbleized' with special paint colors to blend into the back- ground sky and. all wires and coaxial cables are hidden inside the pole. Lattice towers come in fwo forms, guyed and self- supporting. These towers cost approxi- mately one half to one third of the cost of a What about height? The height of the antenna is; of course,. a critical issue in the location of the site and how it will perform. interestingly, as cell sites. become smaller and more numerous, the antenna height has become lower. to many cases; we are already in the process of lowering the height of existing antenna locations. In many instances,. new sites will be lower than those that have been previously built. Larger cell sites in the more rural areas are higher, and may use a tower of 120 to 200 feet. In inner city areas, cellu- lar use is more active and some cell sites are currently being subdivided into several smaller cells. Then, antennas are. more likely to be mounted on.buildings or on ..lower structures in the 60 to 90 foot range. In some cities, the cells: dre smaller still with 30 foot high antenna iocatiohs (about the height of a telephone pole) and a small box-sized equipment package. What other chcnges do you expect In the future? The technology has changed so .radically in the last few years that -, we do not know for certain what to expect. The trend is ~ ~ certainly toward. smaller cells, ~ ;~ more locations and lower.. !~ antennas, and much smaller ~i; ;~ . equipment installations. The `.~~ trend is also toward more portable telephone communica- tions, called .Personal rs Communications Systems (PCS), with individuals having phones: and communication links that travel with them as they go about work and play, rather than only having a 'home" phone. These days, one cellular antenna already replaces literally thousands of individual telephone poles. It is interesting to think that in that sense, cellular technology is much more aes- thetic and unobtrusive than the hundreds of thousands of telephone poles we have today. It is highly unlikely. They are made of specially segmented steel that is designed to buckle under an extreme stress instead of toppling over. In addi- tion, each structure must also meet local building codes; and each is engineered for its specific location and soil type, etc. No AWS tower has ever fallen over, even during the San Francisco. earth- . quake or Hurricane Andrew -the most devastating hurricane to ever hit the United States. In fact, AWS phones were critical to rescue and emergency relief teams offer both disasters. While nor- mal telephone poles were knocked over and service out for weeks, AWS main- tained operations throughout. Not one of our towers toppled during or after the storm or the earthquake. What about the radio emissions emanating from a cell site. Are they safe? Yes. As one migh# imagine, numer- ous studies have been conducted over the past 40 years on the biological effects of exposure to radio waves. The research supports the safety of cellular com- munications. 12esearchers have concluded that radio emissions begin to be harmful at a level ~J some 5,000 times greater / than the maximum emissions directly beneath an 80 ff high cellular tower. Unfortunately, radio transmissions are often confused with issues relating to electrical transmission and electro- magnetic fields created by electric likes, but they are quite different. To put this in perspective, the energy usage of a single cellular phone channel is about the same as that used by an ordinary 100 watt light bulb. A typical Dell site operates anywhere from eight to 50 channels. Therefore, the energy from a cellular antenna site would be roughly equiv- alent to the energy needed to operate up to 50 100 watt light bulbs. Are the phones safe? But if you need additional information POI~FR ~~ COMPARISON OF COMMON or have specific questions, feel free PORTABLE COMMUNICATIONS EQUIPMENT Yes. Celtulor phones operate at to call Linda Holmes of AWS dt SWattS very low power levels. A typical 1-800-262-3659. portable cellular phone operates at just AT&T Wireless Services intends six-tenths. of a watt, much less than a to be a good corporate neighbor. 0ur typical two-watt CB radio, or five-watt. representatives have been involved in police radio. Recent studies have con- a wide range of community. activities clusively proven that there is no link from participating in local youth pro- between an individual cellular phone grams to,supporting cultural events. owner's usage and health issues.. We believe that, in addition to pro- viding the best cellular service possi- ble, being involved in worthwhile community activities is a basic part Who can I call for more of being good corpordte citizens in Information? the areas we serve. We .hope we've answered your ques- t I f 4 3 2 Watts 2 1 0.6 Watts _ bons about cellu ar an enna oca ions. Cellular: CB Police Portable Radio Radio A[~T ~rele~~s ~erviees 4544 South Lamar Austin,. TX 78745-1500 d-83-1997 d_13PM FROM SISK AND ASSOCIATES 1 512 329 613m P.1 g w tsK ~ ~ssoc~aT ~~-~-~ p~~QUiSITlONS RIGHT OF WAY. - 07L. AND GAS - SL.lR\/EY FAGSfMiLE TRANSMfSS[ON COVER LEA rER NAME ~~ ~u +~a.:.~Q 9~1`A~- COMPANY ADORESs CfTY/STATE FROM: `Ut` 'I ~0 DATE `~ - 3-`~ ~ - TIME PHONE # NUMBER OF PAC-cS P~ cINCI_UDING COvSR LETTER) N T Nara l~ e ~,`s ~ s ~ r~u,`s~~ s~~e~zl~ o~ our S,fe ~lQ~; PI>o~se ~ Il 1 • !' Y: U CC ;~pT RECEtvE aft. C)r rr'•E PAGES, PLe'~.~= CA{~~ B.aCK aS SOON a5 FCSS~BLE. ~.~.m .. - -.~ . -- =,es, fr.C. 1CG1 l.orp;i5, _. ~cde~ng L. ~uiia S~~ ~'.;Stin, Taxas 787•s~ •pt~or? (5 ~2 _ci~3388 Esz (512)325•ot3G d-03-1997 d:1dPM FROM SISK AND ASSOCIATES 1 512 329 613 P.2 .. fI 5~~ \ ~ ~of f~7`~T ~t1-reless ~~'0 ` /~oHopcrB 7o~e f w o0 ~~ ~b ~~ -,~, a~ 1 ~d ~~ From: Natalie Ruiz To: planning Date: 4/21/97 11:03am " Subject: Cell Tower on Southwood Dr. I just received a fax from Steve Bradley withdrawing his appeal to the City Council concerning this cell tower. Thanks. ~RADL.~~( ~~~,II~LTL~IC~ C~RO[JP REAL. ESTATE ~ F'F~OPEI~TY IVIAI~I,4C~EMEIVT .MEMORANDUM TO: MEMBERS OF THE COLLEGE STATION CITY COUNCIL FROM: CONCERNED CITIZENS OF SOUTHWOOD AREA RE: APPEAL OF CASE NO. 97-702 -CONDITIONAL USE PERMIT FOR WIRELESS TELECOMMUNICATIONS TOWER We are writing to express our concern over the Planning & Zoning. decision to approve an AT&T Wireless tower against a residential area.. Our concerns are with the following: I. Changes from Site Plans All applications and site plans claim that the tower would be 100 feet high. However; the height was. increased 50% to .150 feet on March 13,1997, over two weeks after the site plan review application was filed on February 26, 1997. The P&Z hearing was March 20, 1997, This did not allow many of the affected property owners in the area time to respond. IL Height of Tower We are concerned about the actual height of the tower. Information provided by ATt3~T Wireless (Neighbofiood News) states that, "Larger cell sites in more rural areas are higher, and may use a tower of 120 to 200 feet. In inner city areas, cellular use is more active and sorne cell sites are currently being subdivided into several smaller cells. ThE;n, antennas are more likely to be mounted on buildings or on lower structures in the 60 to 90 feet range... In some cities, the cells are smaller still with 30 foot high antenna locations (about the height of a telephone pole) and a small box-sized equipment package. " It would seem that the proposed height {150 feet) is beyond what is normal within a city near residential areas. We have asked AT&T Wireless to provide examples of other towers of this height that were placed in such a close proximity to .residential areas. !I. Location of Wireless Tower At the P&Z meeting members of the board voiced concern about placing towers any closer to residential areas. We would ask,' "How much. closer. can you be to a residential area; than this. tower?" The tower is within 40 feet of the backdoor of the residents at 2100 Southwood Drive. These residents are entitled to "benefit from well-planned and attractive residential ...areas" just as other citizens of College Station. 1501 FM 2818, SUITE 208 ~ COLLEGE STATi IUN, TX 77840 PHONE/FAX (409) 764-201 9 ®PAGER {409) 777-9405 III. Summary We are open. to growth within the. city: and for services. this will require.. However, .development and decisions are made on the basis of the zoning provided by the city. Variations from this zoning may be granted .only if "the proposed use will not be detrimental to the health, welfare, and safety of the surrounding neighborhood or its occupants, nor be substantially or permanently. injurious to neighboring property." -Section 14. We oppose the decision of the P&Z Committee and ask that the Council .recommend one of the following:. (1) Limit height of the tower to 100 feet as originally proposed . {2) Approval of tower sight further from residential areas affected. We appreciate your considering this appeal as if the tower were going to be adjacent to your property line, 40 feet from your back door. Signed, n , I ~ ~, ,._- ~! ~ ~~ .-_ ~~~ ~~~r,. f, , .~~Zt,~-G~~ ~~ ~ ~ ~ Walter L. Braille Steven W. Bradley -' y d-B2-1997 3.57PM FROM SISK AND ASSOCIATES 1 512 329 6130 P.1 &~ ~ ~ ~C ~ A550C LATE ~yTE ACC1L,lySET10NS RIGt-9T OF WAY OyL ANO GAS SlJRVEY FACSIMILE TRANSMISSION COVER LET7ER NAME A - ~ ~Y-'iGtS COMPANY G~t' ~r ~qe ' a~ ADDRESS DATE "~-~~~~ TIME •3'~ FAX ~ ~~~> 7 ~~ - - ClTYJSTATE FROM: G~'V 1 a PHONE # NUMBER OF PAGES ilNCLUOING COvSP LETTER) N OTE~ - C 1= YQU CQ NOT RECE1vE ALL O~ THE PAGES. PUE:-~= CALL BACK AS SOON AS YOSS~BUE. . - -.: _.1325, IrC 1061 Locp 30. _. n_dCing L. jui,~ 1 c. ~uS::', TexBs 78?~8 • p~on~ {5i2 ---•3349 • fax (512)329-130 d-02-1997 3:58PM FROM SISK AND ASSOCIATES 1 512 329 6130 P.2 a_ ~& April 2, 1997 Ms. Natalie Thomas Development Services Dept. City of College Station College Station, Texas RE: Case #97-702; Request by AT&T Wireless Services for a Conditional. Use Permit to install a cellular tower on land owned by James Woods at 21 OG Southwood Drive, legally described as Lot 39 F-R, Block 14, Southwood, Section 25, College Station, Texas. Dear Natalie; After further conversation with the Bradley's (owners of the property to the north of the proposed site), AT&T Wireless is considering moving the site location to the southwest of the location already approved by the .Planning and Zoning Commission. The site sine would increase slightly due to the utility easement located along the south property Tine that would be included in the site. With the exception of the site's location and.. orientation, all of the details would remain the same. The proposed height of the monopole tower is still l 50 feet. AT&T Wireless will install an 8' wood fence along the north boundary line between Mr. Woods and the Bradley's. Please see the attached drawing showing site detail and orientation. We hope this location is acceptable to the city and we hope to avoid additional public meetings. I understand additional staff review is required and we are available to meet with the staff again to discuss our proposal. You mentioned that a change in location might mean additional landowners within 200 feet might have to be notified which would require another P&Z meeting. The tower location is about 60 feet south of the previously proposed location and I don't believe that will be necessary. Please call me with your determination on this matter or if you have any other questions. If you have any questions, please do not hesitate to call me at (512) 415-?319 or (512} 329-8388, Respectfully; `~~ David Baylor Consultant for AT&T Wireless Services. Sisk and Associates; Inc. • 1001 Loop 360 S. • Building ~, Suita ~ 25 • Austin, Texas 78746 • pone (512)329-8388 • fax (512}329•b130 SITE ACQUISITIO1~15 -RIGHT OF WAY - QIL AIVO GAS SUF2~/EY d-D2-1997 3:58PM .FROM SLSK AND ASSOCIATES 1 512 329 6130 P.3 a ~ ~' V~ a ~` Q rt~ L . 4 6 ~ ~ v °~._ ~ v+ ~n s o S S ..S Q;+ L ~ ~ ~' '~ ~ a ~ , o, ' $- V ~ ~ ~ ~ 3 ~ ° ~~ ~ ~v ~~ 4~ A ~f V a }} ~ s ~ Y ~ Y O j ~~ ~ Y ~~ ,~s ~ ~ ~ t } : ; ~ ff 1 ~~ d ~ v ~ }} P 1 ~C'it+ ~~~ C `~ ~ J mot- ~. ~T~S ~ ~jy ~g ~ SS3JJ~~~! I ~f~ ~ ~ ` ~~~~ ~~~ ~ f ~r ~, ~` G~ ~~ i -- t ~ ~ -- .o r . r~ • ~ ~,~ ~~f~~~i `•, CITY OF COLLEGE STATIOI`I Post Office Box 9960. 1101 Texas Avenue College. Station, Texas 77842-9960 (409) ?64-3500 April 10, 1997 David Baylor Sisk and Associates, Inc. 1001-Loop 360 S. Building L, Suite 125 Austin, Texas 78746 RE: AT&T CELL TOWER TO BE LOCATED. ON SOUTHWOOD DR, COLLEGE .STATION, TEXAS Dear Mr. Baylor, In response to your inquiry regarding setbacks, the actual .tower itself is not required to ', meet building setbacks. Any building associated with it does have to meet the City's minimum building setbacks. The xeview of this particular site. did not result in a landscaping requirement. That does not mean that other tower locations would not be required landscaping. That is determined on a case by case basisdepending on the need for buffering or screening. I hope this addresses your concerns. If you have filrther questions or need clarification please do not hesitate to .call. . Sincerely, ~• '''~ 7 e R. Kee, AICP .~ City Planner Home of Texas ASM tintverslty a ', ~ , ~.~:. x e a ,~.i _,_{: ~... ~ ~,. ............. ... -----•,-,----,-..,n......,.:.:.:::.,Y.-:::..~::::.:.,...:..,v .:::.v.-..::: Pag Jan SchVVartz -attached letter::;:. .... ..:::::n...::.:::::::....:::::::.::::.~.~....... ,. ::m. -~-- e 1 From: e To: rvey Cargill Lynn Mcllhaney; Skip Noe Date: 11 /2 :15AM Subject: .attached letter last evening, fames massey read the letter that i drafted as a suggested response to mr. alani's nov. 3rd letter. he has asked hat the mayor, city manager, and city`afitorney review the letter as well before he signs it. please let us know if there are any concerns onyour end. #hanks! CC: internet:jim cL'Dadmin.tamu.edu, Jan Schwartz Thursday, November 20, 1997 Mr. G:H. Alani 1308 Angelina Circle College Station, TX '77840 DRAFT DRAFT DRAFT RE: Response to letter dated November 3, 1997 Dear Sir: I have received your -letter indicating your concern regarding the commercial cellular tower that was approved on the commercial property at 2106 Southwood Drive.. I have read both your letter as well as the attached deed restrictions: ~ 6~. While I understand that you may be concerned, I feel I must ~ orm you that the Planning and Zoning Commission is not in a legal position to enforc individual deed restrictions., ' same zoning district be treated equally. The City therefore must be consistent in its application of restrictions to every single family property and cannot vary these`restrictions by neighborhood. The restrictions that the Commission enforces are. provided in the City of College Station Zoning Ordinance---a.__~. ~,,.~~~ --- -~ The cellular tower that you reference was approved under the City's zoning restrictions that were in .place at the time the application was, made for its approval. Please understand that our decision. for approval was made in light of these development regulations.: Most importantly, our decision was made in the interest of all of the citizens of the. City of College Station. Thank you for your letter and for letting us know your concerns. Sincerely, James L.1Vlassey, Chair Planning and Zoning Commission E STATION COLLEG P. O. Box 9960 1101 Texas Avenue College Station, TX 77842 Tel: 409 764 3500 December 16, 1997 Mr. G. H. Alani 1308 Angelina College Station, TX 77840 Dear Mr. Alani: The City Attorney is the legal advisor of and attorney for the City, its officers, and its boards and commissions. It is not appropriate that the City Attorney do legal research for you or provide legal advice to you. It would be a conflict of interest for the City Attorney to provide legal advice or act as legal advisor to you and the City. If you feel that you have a valid deed restriction that prohibits the construction of an antenna tower, you should contact. a private attorney. Very truly yours, Harve Car '11 7r. Y ~~ HC:jls cc: Lynn McIlhaney, Mayor Skip Noe, City Manager Planning & Zoning Commission Me ers Sabine McCully, Senior Planner Home of Texas A&M University 1308 Angelina College-Station, Tx 77840 December 12, 1997 City Attorney College .Station, Tx 77842 Dear Sir: I would like to know the Case Law in which the decision of the Planning and Zoning Commission is above the deed restrictions. Your speedy reply would be appreciated. Yours truly G.H. Alani c: Mayor City Manager Planning and Zoning Commission ~. ~2~~ w~~~ ~ ~° ~9~ m~, Sabine ~McCull -UNTITLED Pa a 1. From: Lee Battle To: smccully, jkee Date: 12/8/9711:03AM I had a brief conversation with G.H. Alani this morning. He wants to know if he's going to get a response to his letter. I understand James is working on a response. He said he's ready to go to court. You might want to let him know the status of the response letter. 693-8534 ISK ~ ASSOCIATES February 25, 1997 City of College Station Project Review Committee College Station, Texas RE: Request by AT&T Wireless Services for a Conditional Use Permit to install. a I00' cellular tower. on land owned by James Woods at 2106 Southwood Drive,. legally described as Lot 39 F-R, Block 14, Southwood, Section 25, College Station, 'T'exas. Dear Committee Member; AT&T Wireless Services, through Sisk & Associates, Inc., its duly authorized agents, has negotiated alease with James H: Woods for the construction of a cellular communications tower and accessory building on the above; described lot: AT&T Wireless Services respectively requests that a Conditional Use Permit be granted in accordance` with Section 7,.13 of the City of College Station .Zoning Ordinance and` Ordinance No. 2068. relating to "Commercial Telecommunications Towers". The AT&T Wireless Services site will consist ~~f the following: * A 40' x 30' lease site. The entire lease site wilTbe fenced with. 6' high chain link fencing with screening slats to shield the view of the site. The gate to the site is locked at all times. * Afree-standing steel monopole, not to exceed 100 feet in height, set in concrete foundation, with twelve cellular antenna on top. * A 12' x 20' x 8` prefabricated. equipment shelter, mounted on a concrete foundation. The shelter is constructed of concrete and steel, is self-contained with air-conditioning, heating, security system and. emergency batteries. The emergency batteries consist of (12) twelve, one-volt lead-acid batteries inside of a sealed, seismic container with back-up pill tray. The equipment shelter will be installed in observance of a 7.5 foot side yard and 30 foot rear yard .building setback lines as required by the Zoning Ordinance and deed restrictions. * AT&T Wireless will comply with Section 11 of the Zoning Ordinance regarding required ..landscaping. I have included- a site plan of the proposed celllular site, as well: as a photo of the typical monopole site, with the attached Site Plan and Conditional Use Permit application package for your inspection. This proposed use will not be noxious or offensive because of odors, dust, noise, fumes or vibrations. At the time of the building permit issuance;, AT&T Wireless Services will present plans and specifications for the tower and equipment shelter showing design and construction in accordance Y 15K ~ A550CIATES with the Standard Building :Code, and certified bpi a professional-engineer. as to the. structural integrity of the tower and its: appurtenances. In summary, AT&T Wireless Services believes that it has rnet the requirements for this Conditional Use Permit.. Not only will this new installation innprove cellular telephone service in College station, it will also enhance wireless .communications for the various emergency service- organizations in your area. If you have any questions or concerns, I will be very happy to work with the Project review Committee and the Planning and Zoning Comnvssion in any way necessary to gain approval of this request. Thank you very much for your time and your consideration. in this matter.. If you have any questions,. please do not hesitaite to call me at {512) 415-'7319 or{512) 329:-8388. Respectfully; David Baylor Consultant for AT&T Wireless ~ervic~s. . 1SK ~ ASSOCIATES SITE: ACQUISITIONS. -RIGHT OF WAY - OIt_ AND GAS .-.SURVEY March 1l, 1.997 City of`College.Station Planning and Zoning Commission College Station, Texas RE: Case #97-702, Request by AT&T .Wireless Services. for aConditional- Use Permit to install a 100' cellular tower on land owned by James Woods at 2106 Southwood Drive, egally described as Lot,39 F-R, Block 14,' Southwood, Section 25,-College Station, Texas.. Dear Commission Member; AT&T Wireless. Services, through Sisk & Associates, Inc., its. duly authorized agents,. has negotiated alease with James H. Woods forthe construction of a cellular communications tower and accessory building on the above.. described lot. AT&T Wireiless Services respectively. requests that. a Conditional Use Permit be granted in accordance with Section 7.13 of the City. of College .Station ,Zoning ..Ordinance and Ordinance No. 2068 relating to "Commercial Telecommunications Towers". The AT&fi Wireless Services site. will consist of the following:.' * A 40'x.30' lease site:. The entire lease site will be fenced with 6` high chain link fencing with screening slats to .shield the view •of the site. The gate to the site is locked at alll times. The northproperty line adjacent to an apartment project already has `solid metal fence for screening. * Afree-standing steel monopole, not to exceed 140 feet in height, set in concrete foundation, with twelve cellular antenna on op. A 12' x 20' x 8' prefabricated equipment shelter, mounted on a concrete foundation. The shelter is constructed of concrete. and steel, is self-contained with air-conditioning, heating, security system and emergency batteries. The emergency batteries .consist of (12) twelve, one-volt lead-acid batteries inside of a sealed, seismic container with back=upapill tray. The equipment shelter will be installed in observance of a 7.5 foot side yard and 30 foot rear yard building setback lines as required by the Zoning Ordinance and deed restrictions. I have included a site plan of the: proposed cellular site, as well: as a photo of the. typical monopole site, with the attached Site Plan and Conditional Use Permit application package for your ins~lection. This proposed use will not be noxious or offensive because of odors, dust, noise, fumes or vibrations. At the time of the building permit issuance,.. AT&T Wireless. Services will present plans and specifications for the tower and equipment shelter showing design `and construction in accordance Sisk and Associates, Inc: • 1001 Loop 360 S. • Building L, Suite 125 Austin, Texas 78746 • phone (512)329-8388 • fax (512)329-6130 ISK €r ASSOCIATES SITE ACQUISITIONS -,RIGHT OF WAY -OIL AND GAS -SURVEY with the Standard Building Code, and certified by a professional engineer as to the structural integrity of the tower and its appurtenances,: In summary, AT&T Wireless Services believes that it has rnet the requirements for this Conditional .Use Permit. Not only will this new installation improve cellular telephone service in College Station, it will also enhance wireless communications for ~~the various emergency service organizations in your area. >f you have any questions or concerns, I will be very happy to work. with the City Staff and the Planning. and Zoning Commission in any way necessary to gain approval of this request:. Thank you very much for your time and your consideration in his matter. If you have. any questions,.. please do not hesitate to call meat (512) 415-'319 or (512) 329-8388... Respectfully; David Baylor Consultant far AT&T Wireless Services. Sisk and Associates,. Inc. • 1001 Loop 360 S. • Building L, Suite '125 Austin, Texas 78746 • phone (512)329-8388• fax (512)329-6130 CONDITIONAL USES MINIMUM IREQULREMENTS 1: Receipt for filing. fee ($150.00 or $75.00 for in-house child care - min. 7 children). 2. Sixteen (16) copies of site plan which includes requirements for site plan proposals as listed on attached sheet. This site plan will go to P.R.C. for review, after which thirteen (13) copies of revised site plan will be required. 3. Detailed .explanation of proposed u:se including hours of operation, anticipated traffic, number of employees, number of s1tudents, children, church members, etc., as applicable. 4. If sign is.planned for project, site plan should include sign :elevation and details. If sign details are not. included on pans submitted with this application, any future sign may have to be considered as a separate conditional use permit and all of the above requirements must be .repeated. APPLICATION!-WILL NOT BE CONSIDERED COMPLETE WITHOUT "THE FOLLOWING INFORMATION ADDRESSED: Conditional Uses: (check one) ^ Child Care ^ Duplexes (R-3) ^ Convolescent Homes ~ Telecommunication Towers (A-O, A- ^ Medical Clinics P, M-1) ^ Pharmacies ^ .Fraternity/Sorority Houses (R-5, R-6, ^ Public Libraries C-1, M-1) ^ Community Buildings ^ Group Housing (R-5, R-6, C-1) ^ Municipal Service. Facilities ^ Funeral Houses {C-N, C-NGn M-1, ^ Sanitariums M-2, A-P, C-3) ^ .Nursing Homes ^ ' Large Recycling Collection Facilities ^ Parking Lots (C-NG, A-P, C-1, C-2, C-3) ^ Telephone. Exchange ^ Apartment Hotels.. {C-1) ^ Veterinary Clinic ^ Hospitals State how the following issues will be addressed: 1. Parking The site will be unmanned and will have space for one technician vehicle. 2. Screening of offensive areas (trash, loading areas, transformers, utility connections, detention ponds, etc.) TYae site is .loca ted behind an existing wood fence. k7hen built, the site will be encl osed in a chain link fence with screening slats to reduce visibl ity_of the building and tower base. 3. Traffic Impacts once built, the site will be visited by technicians only once or twice per month. 4. ProteCtlOnOfnelghborhOOdS The tower i s only 100 feet tall and will not be lighted. Cellular ..towers do n ot produce any noxious noises, odors, fumes or vibrations. The site is at least 2.00 feet from the nearest single family residence. foems/plaNeondusel6-94 3-13-1997 12:0}PM FROM SISK AND ASSOCIATES 1 512 329 6130 P.2 March 13, 1997 Development Services Dept, . City of College Station College Station, Texas RE. Case#97-702; Request byAT&T Wireless Services for a Conditional Use Permit to install a cellular tower `on land owned by -James Woods at 2106 Southwood Drive;: legally :described as Lot 39 F-R, Block 14, Southwood, Section 25, College Station, Texas. To Whom it May Concern; AT&T Wireless Services, through Sisk & Asss~ciates, Inc.,, its. duly authorised agents, has requested a Conditional Use Permit for the installation of a cellular tower as mentioned in the above referenced Case #97-702, Our application and ekisting site plan state that the. height of the monopole cellular tower is 100 feet. Upon further review of the cellular coverage in College Station, AT&'T 'Wireless Services has determined a monopole: cellular tower of 150 feet will be required to adequately serve the market, We respectfully request that a change in the height of the proposed tower from 100 feet to 150 feet be made in our application for ' a Conditional. Use Permit and be considered by the Planning and Zoning. Commission in their. March 20, 1997 meeting. No other changes in the application or the site plan are required due to the change in height of the tower. 4~Ve apologize for any inconvenience this may have caused. Thank you ,very much for. your time and yourcvnsideration in this matter. If you ha:~e any questions, please do not hesitate to call me at (512} 415-7319. or {512} 329-888. Respectfully; David Baylor Consultant for ATBtT Wireless Services: disk and Associates. Inc, • 1001 loop 360 S. • Building L, Suite t 25 Austin, Texas 787aG • phony {5t 2)329-8388 • fax (512)329-6130 SITE ACQUISIT101V5 -RIGHT pP WAY -Oft` AaN® C~.AS. • SL.JRVE1r Page :Sabine McCull - Re: letter to alani __..::_. ___ ,.. ,;v::....... - From: Sabine McCully To: "jlm~admin.tamu.edu"City of College Station.SMTP Date: 12/9/97 12:57PM Subject: Re: letter to alani fames, we are sending the. letter out today. harvey, skip, and the mayor have ok'd it. i called mr. alani yesterday to respond to his inquiry regarding the timing of the letter. I'm afraid he's still not ready to listen to any explanations. he told me that the reason he really wants the letter is to have amunition to sue you personally for the tower being there. the only reason he pinpointed you is because he says you seconded the motion to approve (i'd have to check the minutes to verify that). i tried to explain the difference between deed restrictions and city codes and he does not believe me. he wanted to know what you do for a living and what experience you have with these types of decisions. i trietl several times to explain where the authority for the pnz comes from but i don't think he heard me. let me know if he contacts you personally. i think a private attorney wouldset him straight, and that there will notbe any law suit,. but we need to know if our legal: department needs to get involved. CC: jkee .... ---~ :Sabine McCulf - Re: letter to: mr. alani.__ ._ Page._ 1y From: Sabine McCully To: Lmcllhaney~CITY OF COLLEGE STATION.CITY HALL Date: 12/8/9712:43PM Subject: Re: letter to mr. alani you'll find one more draft to review. we've changed the last part of the third paragraph so that it Oets mr. alani know that he does have options, but that these options would .not be through the city. yes, there has been a lot of confusion regarding. cell towers. however, i think that the research twat we've done recently has gotten the planning staff to the point where we understand the legal boundaries pretty well now. we will present a new amendment regarding cell towers to council this week. i'Ve tried verbally to explain federal preemption to mr. alani, but I'm afraid he does not understand the american system of government. in his view, a city is"supreme" in this country -this is his belief despite my explanations. the letter, therefore, no matter how we word it, will probably make him angry. thanks for taking the time! »> Lynn Mcllhaney 12/08/97 10:52AM »> Sabine, I don't have any problems with the letter. Lwonder if the- issues of placement of these towers in regards to any FCC ruling and its effect on the city's ability to control might help him understands if this is indeed the case. I have heard several city officials at some of the meetings mention. that there is some confusion over what. control the city has in placement of these towers in regards to federal rulings. Let me know if this really is an issue and if so;we might want to mention that-in the letter. Thanks. Lynn »> Sabine McCully 12/05/97 01:09PM »> fames has requested that there. be a final review of the letter that he intends to send out to mr. allani. please let me know if there's a concern. thanks! ~- ~-- Page 1 : Sabine McCully..r.IJNTITLED From: Lee Battle To: smccully, jkee Date: 12/8/97 11:03AM I had a brief conversation with G.H. Alani this morning. He wants to know if he's going to get a response to his letter. I understand James is working on a response. He said he's ready to go to court. You might want to let him know the status of the response letter. 693-8534 E STATION C~LLEG P. O. Box 9960 • 1101 Texas Avenue College Station, TX 77842 Tel: 409 764 3500 .December 8, 1997 1vlr. G:Ii Alani .1308 Angelina Circle College.Station, TX 77840 RE: Response to letter dated November 3, 1997 Dear Mr. Alani, I want to acknowledge -your letter outlining the points related to the commercial cellular tower on .Southwood Drive. While. I understand your concerns, you should understand the circumstances by which the approval to construct the tower was made and how that decision relates to the deed restrictions. that you provided as an attachment to your letter. The Planning & Zoning Commission's charge is to consider the request of such a project within the provisions of existing ordinances and to a make decision based on these facts, In this case the tower's design conformed to all of the. existing specifications required by the City and was approved under the City's zoning restrictions that were in place at the time of the construction application. Additionally I believe that the consideration of the safety, health, and general well being of the immediate neighborhood and the City as a whole was an integral part of our final decision for: approval. 'At the time of the public hearing for the tower, there was no evidence or testimony that the construction of this-tower would compromise the quality of life in-the surrounding neighborhood. With regard to the deed restrictions' impact on the placement of the tower, the Planning and Zoning Commission is not in the legal position to enforce individual deed restrictions. The restrictions that the. - Commission applies through its authority are provided in the City of College Station Zoning Ordinance. By law, the City'.. must treat all properties-located within a zoning district equally... This means fhat the City canonlyapply and enforce rules,tha~are~inplace for all residential neighborhoods, and the City cannot treat one neighborhood differe~itly from any other neighborhood. ` In this case, the City's ordinance governing cellular towers is the only set of rules that the City may apply. If you wish to pursue this .issue further, one option that is .available to you is provided under the terms of the deed restrictions. Please understand that the City does not have the authority to pursue this option. Again I can appreciate your concerns, but given ,the points presented above, your request for the City to remove the tower cannot be honored. I thank you for your letter and for letting us know your concerns. Sincerely, es Massey, Chair arming & Zoning Commissio cc: Mayor Lynn McIlhaney Jane Kee, City Planner Skip Nce, City Manager Planning and Zoning Commissioners Home of Texas A&M University ,~ ~ - ~- 1"308 .A~a~}olina Collsge~Station, Tx 77840 November 3, 1997 Chairman Planning, and. Zoning Commission City of College Station 1101 Texas Ave. S College Station., Tx'77840 Dear Ck~.airman o This is in regard to AT&T Communication Tower at 2106 Southwood Drive., College Station, Tx. Please note that The Planning and Zoning Commission has. violated the deed restrictions 1,2,3,4,,5, and7. I am enclosing here~ith a copy of the deed restrictions recorded .by Area Progress Corp. for Lot 39, Hlock 14, Southwood Section 25, on 4-8-1976 in Vol. 316 Page 687 of the deed. record, Brazos County,. Tx. I am requesting that the Zoning Commission reverse itself by removing the tower because it is against the deed restrictions which run for 40 years from the time of recording.. Yours truly G. H. Alani C- Mayor City Planner. II~ ~~~~~~~~ '. ,~ _i~G I COLLEGE STATION P. O. Box 9960 1101 Texas Avenue College Station, Tx 77842 Tel: 409 764 3500 January 9, 1998 G.H. Alani 1308 Angelina College Station, Texas 77840 RE: Response to inquiries Dear Mr. Alani: I am writing in response to your letter to the City Planner's. office dated January 7, 1998. I am responding in place of the City Planner because I was the planner assigned to present the Staff's position of the applicant's request for a Conditional Use Permit. As such, I am the planner. that is the most familiar with the details of that case. Please understand that the charge of the City Staff and the Planning and Zoning Commission is to :review a request for compliance with .all applicable requirements of the City of College Station. In the case of the subject tower, the City Staff and the Commission found compliance. with all applicable City standards that were in place at the time the application was submitted. The Conditional Use Permit was subsequently granted. Neither the Staff nor the Planning and Zoning Commission have the authority to make findings regarding deed restrictions, and therefore no review was. conducted under those restrictions. Deed restrictions are separate rules from_City standards. When information is given to the Staff or the Commission regarding compliance or noncompliance with deed restrictions, such claims are considered extraneous the City's consideration. It is my understanding that enforcement of deed restrictions may occur only through private means. No one at the City is legally permitted to advise you in this regard. Thank you. S° rely, Sabine McCtiiiy, AICP Senior Planner cc: Jane Kee, City Planner Harvey Cargille, City Attorney Lynn.McIlhaney, Mayor James Massey, Planning and Zoning Commission Chair Skip Noe, City Manager Home of Texas A&M University u~ ~y ~~ _. City Planner City of College Stationr Tx Dear City Planner: 1308 Angelina College Station, Tx 77840 January 7, 1998 Mr. David Taylor of Susk and Associates indicated in the application letter submitted to the City of College Station, Tx, on February 25, 1997 that the location of the A T & T Communication Tower at 2106 Southwood has met the P&Z and Deed Restrictions requirements. Please tell me how the above location met the. Deed Restriction requirements as indicated in the application letter to the City of College Station, I understand that the City does not enforce the Deed Restrictions. but the application of Susk & Associates is based on that the location met the P&Z and Deed Restrictions requirements, Since it was part of the application to the City and you are the City Planner have you checked his claims in order to find out if the application claims were correct. If you have,. please give meta copy of your checking to his claims, if not then why not? If this"is not within your duty then who else in the city government might be able to explain to me. Yours tru y G. H. Alani C- Mayor City Attorney P&Z Chairman City Manager ~Ec~u~2ElJ To Il~c~~ ~ Y ~~_ ~- ~..~._ ~~ i,,o .a €k, ~~ ~; ~;~~ d ~- ./`Y i G .~ ®~® D ~~J(J~TiOnl~L ~07'i ~rC~4Tt OnlS `^~' ~~ V~ ~~ =6 ~~~. .. l ~:~} ~~r ~L .u.a ~~ ~~~ ~~,} ~~.~~ Q ~~_ .kM1µ ~ E a -3 i G~ '~ p ~~ ~~ ~~ 1 ~? .,- .. I t ~? ~' ~~~ L7~~ d ~ f x~ r y W ., _, ~ P _ ;.~~~~"