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HomeMy WebLinkAboutstaff reportr CITY OF COLLEGE S-ENMON REZONING REQUEST FOR Spring Creek Retail & Office 10-00500060 REQUEST: A-O, Agricultural Open to PDD, Planned Development District SCALE: 5 acres LOCATION: 1571 William D. Fitch Parkway APPLICANTS: Jane Kee, IPS Group PROJECT MANAGER: Matt Robinson, Staff Planner mrobinson(a)cstx.gov RECOMMENDATION: Approval with the condition to remove the note regarding triple buffer area on the concept plan. Planning & Zoning Commission Page 1 of 9 June 17, 2010 51 Planning & Zoning Commission June 17, 2010 Page 2 of 9 52 ,T. 1 I 1 'J NI JAI' ~'lll = -L ~ T l IL ` nL 4`C 1 c Lj- ~.3 1 ~y~ 111 f~ i=r (11-4(t. LL l.. .t\ '1 711 x, Li r J \ w Al LL LY LLI J rte r u r - a t S. Az Planning & Zoning Commission June 17, 2010 Page 3 of 9 53 NOTIFICATIONS Advertised Commission Hearing Date: June 17, 2010 Advertised Council Hearing Dates: July 22, 2010 The following neighborhood organizations that are registered with the City of College Station's Neighborhood Services have received a courtesy letter of notification of this public hearing: Spring Meadows HOA Stone Forest Owners Association Woodland Hills Development Pebble Creek Development Property owner notices mailed: 20 Contacts in support: None Contacts in opposition: 7 contacts in opposition, with concerns being property values, noise and a general desire to not see the property developed more than what is currently on site. Inquiry contacts: 1 Neighborhood Meeting: A neighborhood meeting was held on June 7th, with issues of noise, lighting, driveway location, building height and uses being discussed. n tw11 LtTi 1 AAt[l IICCC r-wuw- t Direction Comprehensive Plan Zoning Land Use Natural Areas - R-1, Single-Family Vacant Norih Reserved Residential R-1 B, Single-Family General Suburban Residential, Single-Family South and Natural Areas Thoroughfare - Residences, Stone Protected (across a William D. Fitch Forest Subdivision major arterial) Parkway East Institutional/Public R-1, Single-Family COCS Fire Station Residential General Suburban / Single-Family y R -1 Single-Family West Natural Areas , tal al Reside Residences - Spring Protected Meadows Subdivision DEVELOPMENT HISTORY Annexation: A majority of the tract was annexed in 1983 and the remaining portion was annexed in 1995. Zoning: A-O, Agricultural Open upon annexation. Final Plat: Unplatted Planning & Zoning Commission June 17, 2010 Page 4 of 9 54 Site development: There is an existing house with various other small buildings. In addition a large pond is located on the site. REVIEW CRITERIA 1. Consistency with the Comprehensive Plan: The Comprehensive Plan designates the subject property as Suburban Commercial, which calls for concentrations of commercial activities that cater primarily to nearby residents versus the larger community or region. In addition, these areas tend to be small in size and located adjacent to major roads (arterials and collectors). The Comprehensive Plan identifies planning policies related to sensitive infill development, preservation of natural areas and the protection and enhancement of existing neighborhoods. The proposed rezoning request and accompanying concept plan includes the preservation of flood plain at the north end of the property as open space, as well the preservation of the existing pond located in the center of the property. The design of the structures on the property, buffering to the adjacent properties and uses are addressed in the concept plan review. 2. Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: The property is currently zoned A-O, Agricuitual Open and is surrounded by R-1, Single-Family Residential zoned property. However, only the adjacent properties to the'west are developed as single-family residences. The property to the east is developed as a City Fire Station, which is a permitted use in all zoning districts. Property to the north is predominantly floodplain and is not developed. The PDD is proposing a mix of uses that include retail and office uses, which are appropriate uses under the Suburban Commercial land use designation. These uses can be compatible with adjacent single-family properties when proper controls are utilized as outlined in the Comprehensive Plan. The Suburban Commercial designation is intended to allow for commercial activities that cater to nearby residents. While A-O uses are compatible to adjacent single-family properties, through the PDD, additional controls can be applied that would address issues related to architectural design, size, scale, and buffering as well other specific items that are not possible under the current zoning. 3. Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: The subject property is located along and takes access to William D. Fitch Parkway, a major arterial on the City's Thoroughfare Plan. A significant portion of the property is proposed to remain undeveloped, including an existing pond located at the center of the property. Additionally, there are portions of floodplain at the rear of the property that are not proposed to be developed. The proposed PDD includes commercial and office uses which are suitable for the subject property. This would include all uses allowed in a C-3, Neighborhood Commercial zoning district, with the exclusion of a freestanding restaurant, drive-thru restaurant, self storage and fuel sales. The Comprehensive Plan states that Suburban Commercial uses should cater primarily to nearby residents and should be small in size and located adjacent to major roads. As proposed in the concept plan, the subject property is 5 acres, with no Planning & Zoning Commission June 17, 2010 Page 5 of 9 55 structure on site exceeding 10,000 square feet, with access being taken from William D. Fitch Parkway. Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The subject property is currently zoned A-O, Agricultural Open, which allows for agricultural, low-intensity residential development and open space uses. The property currently exists with one residence on site. Under current A-O zoning district regulations only one residence would be allowed on the property as the minimum lot size is five acres. The property has no connection with the neighboring residential zones. It is abutted by Fire Station #5 and the back of lots in the Spring Meadows Subdivision. Access is via a personal driveway onto William D. Fitch Parkway. Because of its size and location the subject property is not envisioned for livestock or farming. The A-O zoning designation is generally a holding zone until the subject property is ready for development. 4. f° larketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: The subject property currently has limited marketability due to its zoning designation as A-O, Agricultural Open. This zoning district is intended for land which is used for agricultural, low-intensity residential, or open space uses. Given the size of the property, only one residence under the A-O zoning designation could be utilized on the property. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: The subject tract is located adjacent to an 18-inch water main which runs along the south side of William D. Fitch Pkwy, as well as a 6-inch water main which is located near the southeast property corner. The subject tract is located adjacent to a 27-inch sanitary sewer main which runs along the eastern property line. The subject tract is located in the Spring Creek drainage basin. The subject tract is encroached by a FEMA designated Special Flood Hazard Area - Zone AE, which is generally located along the northern property line. Future development of this tract will be required to meet the minimum requirement of the City's Storm Water Design Guidelines. The subject tract is located adjacent to and will take access to William D. Fitch Pkwy, which is designated as a major arterial on the City's thoroughfare plan. REVIEW OF CONCEPT PLAN The following land uses are proposed for the PDD: natural areas of floodplain and open space; and a mix commercial and office uses. The purpose statement provided by the applicant of the PDD is as follows: "The purpose of the PDD is to develop an infill tract of land as a commercial development that will provide goods and services to the surrounding areas along William D. Fitch Parkway. The development will serve as a buffer between the existing neighborhood to the west and the Fire Station to the east side of the property and away from the neighborhood as feasible. Parking areas will be confined to behind the building facing William D. Fitch Parkway. The existing pond will remain as additional buffer and all additional neighborhood protection standards will be met." Planning & Zoning Commission June 17, 2010 Page 6 of 9 56 The Unified Development Ordinance provides the following review criteria for PDD Concept Plans: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area: The applicant has proposed retail and office uses, which would not be out of character with the surrounding area. Currently there is an existing office park operated by the Texas A&M System that is adjacent to the Stone Forest Subdivision to the south. Additionally, the proposed development would include commercial and retail uses that are intended to serve the surrounding neighborhoods, while incorporating architecture and design features that are similar in scale and type to the existing single-family residences. As proposed, the majority of the development is intended to be located on the east side of the property closest to the fire station. Additionally, the flood plain on the north side of the property is to remain as open space and the existing pond on the property is not planned for removal. 2.. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section: The proposed concept plan is in conformity with the Comprehensive Plan Amendment that calls for Suburban Commercial uses. The Suburban Commercial land use designation is generally for concentrations of commercial activities that cater to the nearby residents. The proposed development is meeting the guidelines set forth under that land use designation due to the proposed size and design of the structures and the overall lot coverage. The proposed sizes of the buildings include three buildings approximately 4,000-5,000 square feet in size and one 10,000 square foot building along the William D. Fitch Parkway frontage. Design of the buildings will consist of pitched roofs, with architectural style and design similar to that of the adjacent single-family neighborhood. Approximately a third to one half of the site is to remain undeveloped as open space, which would include the existing pond. 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: The proposed development calls for retail and office uses, which are compatible to the existing fire station to the east and the existing single-family development to the west when the proper controls are utilized as set forth in the Comprehensive Plan. Minimum commercial to single-family buffer standards are proposed along the north and west sides of the property and will be required to be met at the time of site plan development. Given the location of the buildings and the height limitation of one-story, the minimum buffer standards are adequate. The applicant has requested to vary from the requirement to buffer from the fire station to the east that is currently zoned R-1, Single-Family Residential. This request is in part due to the existing use of the property, as well as the fact that a buffer was provided when the fire station was constructed. 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association: Residential uses are not proposed on the property. Additionally, access to the proposed development would be taken from a lone driveway curb cut off of William D. Fitch Parkway. As part of the driveway spacing requirements of the Unified Development Ordinance, the driveway will be required to be located Planning & Zoning Commission June 17, 2010 Page 7 of 9 57 closest to the Spring Meadows Subdivision. This is due to the overall width of the subject property and the current location of the fire station driveway. The minimum adjacent driveway spacing requirements on major arterials is 350 feet, with the subject property having a total width of approximately 375 feet. 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: The development includes the inclusion of a sidewalk from the proposed retail uses to the existing sidewalk located along William D. Fitch Parkway. This will be accomplished via a Private Improvement in a Public Right-of-Way permit. 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: The concept plan includes the protection of the floodplain at the rear of the property. In addition, the minimum neighborhood protection standards as specified in the UDO, including single- family height protection and buffer and lighting standards will be required to be met. As part of the neighborhood meeting that was held, the applicant has proposed to include increased lighting standards to reduce ambient light from crossing the property line and increased landscaping adjacent to the drive through closest to William D. Fitch Parkway to address noise concerns. The development is proposing to utilize pitched roofs, with building heights being limited to one-story. At the request of the neighborhood, to help alleviate concerns regarding noise, light, and increased traffic, the applicant has removed the option for a freestanding restaurant within the development as well as parking adjacent to the neighborhood. However, a restaurant located within the 10,000 square foot retail building would still be possible, but would be limited to a maximum of 2,500 square feet in size. 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area: This development will generate approximately 53 vehicle trips in the peak hour. With the recent widening of William D. Fitch Parkway the amount of trips generated will have minimal affect on the capacity of the roadway. Furthermore, access to the site will be through one access point, a driveway meeting the minimum spacing requirement called for in the Unified Development Ordinance. Granting only one access point and having that access point operating as right in and right out movement due to the raised median on William D. Fitch will limit the amount of conflicting movements out of the site, making this access point safer. The minimum spacing requirement is also important because it is based on sight distance and braking distance for the speed of the roadway. The spacing of driveways provides the motorist .ample time to react to a conflicting movement making the roadway safer. STAFF RECOMMENDATION As proposed the request is meeting the guidelines set forth in the Comprehensive Plan under the Suburban Commercial land use designation. The proposal limits building heights to one- story, includes the preservation of flood plain at the north end of the property as open space, preserves the existing pond on site, places the structures furthest away from the existing neighborhood, incorporates increased lighting standards, includes minimum commercial to Planning & Zoning Commission June 17, 2010 Page 8 of 9 58 residential buffering standards and will incorporate architectural design that is similar in scale and type to the existing neighborhood. As such, staff is recommending approval of the PDD and associated concept plan as there should be minimal impact on the surrounding neighborhood. Staff's recommendation is with the condition that the note regarding triple buffer area is removed from the concept plan. SUPPORTING MATERIALS 1. Application 2. Rezoning map (provided in packet) 3. Concept Plan Planning & Zoning Commission June 17, 2010 Page 9 of 9 59 cyv CITY OF COI.I.F.GF. STATION Home erTow A6M Unaw wiry FOR OF U( ! CASE: DATE SUBM D: TIME: STAFF: ZOMING IMP AMENDMENT (REZONING) APPLICATION PLANNED DISTRICTS (Clwck one) ® Planned Development District (PDD) Planned - Mixed Used Development (P-MUD) E IINIMUM SUBUITTAL REQUIREMENTS: 0 $835 Rezoning Application Fee. Fx] Application completed in full. This application form provided by the City of College Station must be used and may not be adjusted or altered. Please attach pages If additional information is provided. x~ Traffic Impact Analysis or calculations of pi-ape ed vehicle trips showing that a TIA is not necessary for the proposed request. ® Two (2) copies of a fully dimensioned Rezoning Map on 24"x35" paper shoving,: a. Land affected; b. Legal description of area of proposed change; c. Present zoning; d- Zoning classification of all abutting land; and e. All public and private rights-of-way and a-asements bounding and intersecting subject land. Written legal description of subject property (mates & bounds or lot & block of subdivision, whichever is applicable). ❑x A CAD (dxfldvaQ) - model space State Plane MAD 83 or GIS (shp) digital file (e-mailed to P&DS_Digital -Submittal@cstx.gov). ® Fourteen (14) copes of the Concept Plan on 24"46" paper in accordance with Section 3.4.D of the LIDO. 0 The attached Concept Plan checklist vdtii all items chadmd off or a brief explanation as to why they are not ecked off. Proof that the Greenvrays Manager has reviewed and approved the Concept Plan (if mppli.~ab!e). J71'Proof that the Parks and Recreation Advisory Board has reviewed and approved the Concept Plan (if applicable). MOTE: If a petition for rezoning is denied by the City Council, another application for rezoning shall not be filed writhin a period of 180 days from the date of denial, except with permission of the Planning & Zoning Commission. Date of Optional Preapplication Conference NAME OF PROJECT Spring Creak Retail and Oft'we Center ADDRESSI, `~cliam D. Fitch Parkway pp J LEGAL DESCRIPTION (Lot, Block, Subdivision) NA <LrA A6 earrkYL,ecs~rwc ?Z GENERAL LOCATION OF PROPERTY IF NOT PLATTED: North sida of William D. Fitch Parkway between the Spring f eadows neighborhood and C.S. Fire Station. TOTAL ACREAGE 5 10109 Page t of 7 60 APPLICANT/PROJECT MANAGER'S INFORMATION (Primary contact for the project): Name Jane Kee, !PS Group E-mail lane@Osgroup.us Street Address 511 University Dr. East Suite 205 City . Col/aa$ Station Phone Number 979-848-9259 State 7' Zip Code 77840 Fax Number 979-260-3564 PROPERTY OWNER'S INFORMATION: Name ~~$GD c> W i I t 2~~ i ' K lee e W-A E-mail ~47x tAddress FO f-'dX N-10 City state x Phone Number J 74? -FS IT 0_7 Fax Number 2p Code t't $a7z This property was conveyed to owner by deed dated and recorded in Volume Sly , Page -1,11 of the Brazos County Olds! Records. Existing Zoning A-O Rgricultuml Opsn Proposed Toni, PDD Pl Present Use of Property ono single fam9y home H annex Lmve- opment District Proposed Use of Property retail, cfflce and restaurant development Propo ed Use(s) of Pioperty for PDD, if ap icaue: See attached sheet r-MUU U gre prescribed in Section 6.2.C. Use Table of the Unified Development Ordinance. If P~1k D: Approximate perce-niege of residential land uses: Approximate percentage of non-residential land uses: REZONING SUP RTIA.110 IA3i ORMTIUN List the changed or changing conditions in the area or in the City which make this zone chanoe n®rrp~_oan, City's recently adopted comprehensive plan changed this tract from low density residential to suburban merrial. There are no codas yet to implement this now land use classification. The Planned Development ict is ons way to ach;avs- this. 7779 current zoning does not comply wt.•h the no land use designation. 2. Indicate whether or not this zone chanDe is in accordance with the Comprehensive Plan. If it is not, explain why the Plan is incorrect [Thind s PDD is in compliance with the Suburban Commercial plan designation as the non~sidantfal uses consist of fce, restaurant and rotad designed in buildings to be Compatible with adjacent residential and to provservices to those rosidential areas- 10x09 61 Page 2 of 7 3. Now Wil this zone change be compatible with the present zoning and conforming uses of nearby property and Adh the character of the neighborhood? This redeveloped site will contain uses that will serve surrounding residential areas and wilt be compatible in form to those surround housing areas. It wN also incorporate all neighborhood protection standards and will meet the intent of the Suburban Commercial Land Use classification. 4. Explain the suitability of the property for uses permitted by the rezoning district requested. The property currently has A-0 which is an interim agriculture district that is not ultimately the use anticipated for the property by the City. This zoning was placed upon the property upon annexation- It is more suitable for commercial development that will provide goods and services for the surrounding residential areas. 5. Explain the suitability of the property for uses permitted by the current zoning district Although the location may be suitable for some A-0 uses (one horrre, an animal clinic, a greenhouse or small barn) it i, not reasonable to expect that a 5 acre inr l tract along a major roadway will be in demand for any of these types of uses or to continue as a single famefy house. Wish all the surrounding development that has occurred the pressure for redevelopment of this site is great 6. Explain the marketability of the property for uses permitted by the current zoning district. The small tract size of 5 acres and the proximity of single Family homes leaves it suitable for one A-O use and that f a single family residence. The property has had A-O zoning on it and one single famityy structure for some time. Increased development in the area has brought p essure for uses other than those permitted in A-O. 7. List any other reasons to support this zone change. The PDD zoning district allows the development of a group of small olliae buildings at the rear with a retail center at tho front facing WD. Fetch Parkway, all designed to moot the necessary compatibility requirements for location adjacent to a single family neighborhood, The concept plan allows for retaining the existing pond as an amenity to the site. A previous attempt to rezone for residential uses (townhouses) failed. 8. State the purpose and intent of the proposed development. The purpose of the PDD is to develop an infrll tract of land as a commercial development that wN provide goods and services to the surrounding residential developments in the area along W.D. Fitch Parkway. The development will serve as a buffer between the existing neighborhood to the west and the Fire Station to the east. General layout and uses will be as shown on the Concept Plan. low Page 3 of 7 62 CONCEPT PLAN SUPPORTING INFORMATION What is the range of future building hfthts? Buildings will be a maximum of taro-story. 2. -roviae a ca-anerai swtsment ragatung the See attached C-z>,j "eirf . 3. List the general bulk or dimansiorial variations sought. If variations are sougl+t, pbEse provide a list of community bencfds and/or innovative desion concepts to iuS01-N the 5. Explain hour the concept plan proposal will constitute and environment of sustained stability and will be in hamony with the character of the surrounding area. wt of this site in this manner will be hannoatkbus with sunounding mighbofhoods and will provide a that w171 be sustained by the large numbsr of homes /customers in the area. 10109 Pago 4 of 7 63 6. Explain how the proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan. [adjjacent e Suburbis Commercial designation Is for bcaWns that can pnOvids commercial goad and services to nearby idential aas opposed to the larger community. This development contains buildings that are generally small scale vrifh flats nmaf Atchitbctum wN complement adjacent residential areas and uses wx supply goods and rvices to nearby residential areas as well as olike bcations for nearby employment. Thera wig be little impact on neighborhoods as buildings will be placed nearer Me fire station and protection standards will be adhered 7. Explain how the concept plan proposal is comoatii~ wiihh avif fin' nr -W-4 9. - r..... -fed usan un auucurty sates and %b nc adversely affect Gd'ac aM development. This development will act as a bufferbetmr, n the existing Fire Station and the residential development of Spring Wadows/Woodland hills. Neighborhood prottectron standards will be incorporated into the devek pmenl. State how a Alamo units shall have 2 ss to a public street if they do not front on a public street. IVA C,.._ V .~„~,vPIIIunc nas provtaeq adequate public improvements, including, but not limited to: parks, schools, and other public faciiitfes. ►e N provlob a.4 necessary and racprired inhestructure including water, sewer and electrical, is cbmmorcial in nature and will not generate need for padez or schools- 10. Explain how the concept Wan proposal MU not be detrimental to the public health, safdty, or welfare, or be materially injurious to properties or improvements in the vicinity. The concept plan will enhance public health and safety by preserving existing open in the will not impact the small amount of exists ~ ~ on site. Adjacent single space s #J ap of a pond and buffers and he ht/setbacN re family homes wil bs protected via iB shtdions. The proposal can make use of existing capacity on the adjacent major arterial roadway and will not negatively impact surrounding streets and existing levels of service. 1 Oros Page 5 of 7 64 Staring Creek Retail & Office Center Proposed Use(s) for PDD: Uses may consist of all uses allowed in C-3 except Fuel sales and SOBS, and in addition general building sizes and uses will consist of the following: o A retail building (maximum 10,000 S.F.) facing W.D. Fitch Parkway and containing a combination of retail and restaurant uses (intense uses not to exceed 2595); Parking assessed at 1:250. o A 4,000 - 5,000 S.F. stand alone building with potential for restaurant or retail uses; Parking assessed at 1:65 for restaurant and retail at 1:250. o Two buildings approximately 5,000 S.F. each containing professional office uses including medical offices and/or retail space; Parking assessed at 1:250 for office and retail and 1:200 for medical office space. Certain specific uses may Include drive-through facilities, those being pharmacies, banks and cleaners but there will be no drive-through facility for any restaurant use. Signage will meet the standards of the C-1 General Commercial district with orientation toward W.D. Fitch. Other uses will include a private pond that is in existence on site, preservation of the small amount of floodplain located at the rear of the site, and including other site related standards such as buffers, parking, fighting and landscaping. 65 14. eVW how the corWW i not WdararWIy ai@aot 0t naasfsfyr MW MmWftm of M4=,; M b(cydi, or the , kidLxRV buf6c rem' Mi N C)VGCW b be by ft propoamd a azrd L~ 91 um vaaa - wows zwww offw WAW fq@ in U40 W WAL atffas gwaaaaffw peab wN mngs ft m 103 D" (mkg tha UDO *wdwd forC-3 pia a sftn"ftm ra O to 3 taps (trt m afrsckk HE paaahts faro tce 4voW mW and E. 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