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Home My WebLink AboutMisc 04/11/2003 FRI 15:12 FAX 979 693 2554 McClure Engineering Inc, 444 Development Sery Z001/003 It FAX TRANSMISSION MCCLURE ENGINEERING, INC. 1008 Woodcreek Drive, Suite 103 College Station, Texas 77845 (979) 693 -3838 Fax: (979) 693 -2554 To: Natalie Ruiz Date: April 11, 2003 City of College Station Fax #: 764 -3814 Pages: 3, including this cover sheet From: Kent Laza, P.E. Subject: Edelweiss Gartens, Phase 2, 3, and 4 COMMENTS: § k / � § / / - � k N o d \ \ ° n § / / 0 2 o / 2 / -1 \ 0 o/ A c z 0 0 / CO C / \ CO ) = \ k g co / r =\ 0 , 0 1 ® . k 3 $ / 2 / \ $ o -, H } \ 3 \ Z 0 9 G 0 \ 0_ 0. 0 . 2 2 // / \/ 2 7Q 2/ } / e 9 e . 0 2 \ 2 / / ` / 0 \ { 0 0 \ % %/ 2 5 // 00 0 0 \ • 0 O / @ @k o 00 r. N ° CAJ CA) 01 01 0 0, :4„,. 1,7,0/cQ McCLURE ENGINEERING, INC. iop07-, October 16, 2002 Mr. Brett McCully Assistant City Engineer City of College Station P.O. Box 9960 College Station, Texas 77842 Re: Edelweiss Gartens Subdivision, Phase 2 Dear Brett: Accompanying this letter are two sets of revised construction drawings for Edelweiss Gartens Subdivision, Phase 2. We have revised the drawings to address most of the comments from you and Spencer Thompson following the city's initial review. The purpose of this letter is to provide a response to a few of the comments that were not specifically addressed. #3 Your memo states that a 4'x 2' space inside a junction box is not sufficient and therefore the 18" connection called for in the plans will not be allowed. We have connected that line to another inlet in the Phase 3 plans and it is no longer shown here. #14 The air relief valve has been changed to a fire hydrant in order to avoid having the vent pipe in the front yard of one of the lots. #15 The detail for the blow -off valve has been changed to match the city's detail. We are concerned with this change because we have been made aware that the city's Public Utilities Department will not accept a subdivision's water system when the blow -off assemblies are built from this detail (Westfield Addition, Ph.3). We presume from your comment, that the system will be acceptable when it is built using the city's detail. All other comments either did not require a response or the appropriate changes have been made on the plans. The plans have not been bubbled where each change was made due to the large number of changes that were necessary. We are also submitting two revised drainage reports that cover all proposed facilities in Phases 1 -4 of the subdivision. Until now, we have been providing an addendum with each new phase. This revision provides a complete document that will be easier to use if a future analysis of the area is made. We request that the revised plans and drainage report be reviewed as soon as possible. We will then provide additional sets to be stamped for construction. Thank you. Sincerely, /t/5 Kent Laza, P.E. Project Manager 1008 Woodcreek Drive, Suite 103 • College Station, Texas 77845 (979) 693 -3838 • FAX (979) 693 -2554 • email: mcclure @tca.net 03/04/03 13:31 ^& 979 778 1375 BRYAN AREA OFF 2002 Texas Department of Transportation 1300 N. TEXAS AVE. • BRYAN, TEXAS 77803 -2760 • (979) 778 -2165 March 3, 2003 Project: STP ( )M Control: 0540 -08 -001 Highway: SH 40 Brazos County Limits: From FM 2154 at Graham Road To SH 6 at Greens Prairie Road Mr. Steve Arden Brazosland Realty and Properties 1101 University Drive East, Suite 103 College Station, Texas 77840 Dear Mr. Arden: TxDOT will allow temporary access to FM 2154 from your current drive during the construction of SH 40 and its tie -in to FM 2154. Once SH 40 is open to traffic, the access shall be removed. Sincerely, Catherine W. Hejl, P. E. Area Engineer CWH/bja cc: Mr. Bob Appleton Mr. Darrell Kolwes 02- y An Equal Opportunity Employer 2Q y p p ry - — Page Kell Temp lin Temporary Access to FM 2154 Pa e 1 From: Kelly Templin To: CHEJL @dot.state.tx.us Date: 3/4/03 3:45PM Subject: Temporary Access to FM 2154 Ms. Hejl: I am in receipt of a copy of your letter of this date regarding temporary access to FM 2154 for Mr. Arden's property during construction of SH 40. I understand access shall be removed once SH 40 is open to traffic. The City of College Station has no objection to this arrangement. Kelly Templin Director of Development Services CC: Ken Fogle; Steve Arden 03/04/03 13:31 e979 778 1375 BRYAN AREA OFF U001 Tcxss p DDepartment of - Bryan, . Texas 77803 Ttalt4pOt ion • Date: � . • . Number of pages I uding coves shoot: 41%. . Texas r. Department of Transportation To: r From: / / From: �. �� (�iJ' ty / AliI • Phone: (979) 778 -4 2. 3.3 • Phone: �/� Fax phone': (979) 7 . t It 9fJ i Fax phone: (979) 778. 1 375 OC REMARKS: ❑ Urgent your review ❑ Reply ASAP ❑ Please comment • • BrazosLand Realty & Properties December 23, 2002 Mr. Curtis Beckham Bryan Area Office Texas Department of Transportation 2102 Tabor Rd Bryan, TX. 77803 Re: Driveway Closure on FM 2154 SH 40 (CSJ 0540 -08 -001) from FM 2154 to SH 6 Mr. Beckham: Dale L. Picha, Traffic Engineer for the City of College Station, has forwarded a copy of a letter addressed to you dated December 16, 2002. In his letter Mr. Picha recommends the closure of a driveway installed by TxDOT that is located just south of Highway 2154. It is necessary for the driveway to provide access through the construction period of Hwy 40. Not mentioned in Mr. Picha's letter are the following circumstances that must be addressed prior to consideration of closing: TxDOT did the installation of the culvert at the construction of FM 2154 in order to provide access to the property. The need for this access has not changed. College Station Planning Services staff requires alternate access to the new subdivision until Hwy 40 is completed. Continued use of the access though the const_uction period of Highway 40 was a requirement of the College Station Planning and Zoning Commission at the time platting was granted. Approval of the Plat by the Planning and Zoning Commission and agreement of the terms of the plat by the developer essentially creates a contract between the City and property owner. Mr. Picha's letter does not carry with it the authority to void the City /developer agreement. Subsequent to platting, the documents for the required access easements were worded with conditions stating that removal of the easements could occur only when an alternate route to Hwy 40 is available. Failure to maintain this access creates substandard access for City emergency vehicles. Note the attached copy of the letter from the Fire Marshall who reviewed the plat. BrazosLand Realty + 1101 University Drive East Suite 108 0• College Station, Texas 77840 T 979 846 5735 ❖ F 979 846 0652 + www.brazoslandrealty.com OZ.-2-0 Z.— . p Our Civil Engineer has been in communication with another TxDOT engineer about this access easement and has previously provided TxDOT documentation. Earlier limitations by TxDOT, as reported by the City staff, precluded permanent access to Highway 40 from the property in question. This, in combination with the City's maximum street length ordinance, would cause a severe hardship and economic loss to the developer without the temporary easement granted by the City. Inverse condemnation by multiple regulatory agencies is compensable. It is expected that the temporary access will be maintained during the construction of Hwy 40 as TxDOT maintains other property access to owners. Please address additional concerns about this property as it relates to Highway 40 to me. Please address additional concerns about this property directly to me. Your helpfulness is appreciated. Sincerely, Steve Arden Encl cc: Ken Fogle, Transportation Planner Jon Mies, Fire Marshall j The City of College Station Texas Embracing the Past, Exploring the Future. P.O. Box 9960 • 1101 Texas Avenue • College Station, TX 77842 • (979) 764 -3500 www.ci.college-station.tx.us December 16, 2002 Ms. Curtis Beckham Bryan Area Office Texas Dep. , t of Transportation 2102Tabo. ' oad Bryan, xas 77803 : Driveway Closure on FM 2154 SH 40 (CSJ 0540 -08 -001) from FM 2154 to SH 6 Mr. Beckham: The City of College Station recommends that TxDOT close the driveway on FM 2154 south of Graham Road when SH 40 construction begins. This driveway (see attachment) will temporarily provide ingress / egress to Edelweiss Gartens, but the city understands TxDOT's concerns regarding the safety issues and design complications of having this driveway open and functioning during construction. I appreciate the Department's assistance with this matter. If you should have questions, feel free to give me a call at (979) 764 -3691. Best Regards, Dale L. Picha, P.E. Traffic Engineer City of College Station Encl. cc: Ken Fogle, Transportation Planner Jon Mies, Fire Marshall J. Stephen Arden Home of Texas A &M University f 1 C [2-1-3100- Page 1 of 2 Catherine, Here are my comments in reference to the letter from Steve Arden. My comments are in blue italics. Let me know if you have any questions about this. Thanks! Ken * * * * * * * * * * * * * * * ** TxDOT did the installation of the culvert at the construction of FM 2154 in order to provide access to the property. The need for this access has not changed. The final plat shows a public street on the side of the property opposite FM 2154. Once access is provided internally, external access is not required from FM 2154. Additionally, the driveway ordinance (city ordinance Chapter 3 Section K(8)(d)) states that driveway permits will be required for any significant structure change, land use change, or property boundary change. The driveway in question currently accesses a oil well site. Since the use is changing, the driveway must be repermitted through the city. College Station Planning Services staff requires alternate access to the new subdivision until Hwy 40 is completed. City staff encouraged the developer to provide alternate access to the east from within the subdivision. Staff did not require the developer to provide the alternate access to FM 2154. Continued use of the access through the construction period of Highway 40 was a requirement of the College Station Planning and Zoning Commission at the time platting was granted. Approval of the Plat by the Planning and Zoning Commission and agreement of the terms of the plat by the developer essentially creates a contract between the City and property owner. Mr Picha's letter does not carry with it the authority to void the City/developer agreement. The temporary access was not a requirement of the Planning and Zoning Commission and the temporary access is not even shown on the final plat, although it was shown on the preliminary plat. I understand that a private access easement was granted by D.F. Carroll to allow the temporary access across his property, but the City was not involved in this easement as it is private agreement between two private parties. I have attached a copy of this documentation. Subsequent to platting, the documents required for the required access were worded with conditions stating that removal of the easements could occur only when an alternate route to Hwy 40 is available. The private access easement across D.F. Carroll's property does include language stating that the access should be open until an alternate access to SH 40 can be provided. Once again, this is a private access easement and was never agreed to by the City of College Station or the Texas Department of Transportation. Failure to maintain this access creates substandard access for City emergency vehicles. Note the attached copy of the letter from the Fire Marshall who reviewed the plat. I have not seen the letter mentioned, but I spoke to Jon Mies. He said that the emergency access is a concern that should be provided for; additionally, the exposure of vehicles in the construction zone is also a valid concern. The developer still has the opportunity to provide emergency access to the street internally. Another option is to allow the temporary access as an emergency only access point. Our Civil Engineer has been in communication with another TxDOT engineer about this access easement and has previously provided TxDOT documentation. No comment. Earlier limitations by TxDOT, as reported by the City staff, precluded permanent access to Highway 40 from the property in question. This, in combination with the City's maximum street length ordinance, would cause a severe hardship and economic loss to the developer without the temporary easement granted by the City. Inverse OZ- Z file ://C :\Documents%20and%20Settings\kfogle\Local%2�Settings\Temp\GW } 00014.HTM 1/2/2003 Page 2 of 2 condemnation by multiple regulatory agencies is compensable. The earlier limitations were not from TxDOT, but from the City of College Station and TxDOT agreed. The access issues on this property are caused by the design of the development and could be resolved by providing an internal street connection. The City's driveway policy and street length ordinance are enforced to encourage safe and efficient development. The developer has already received a variance to the maximum street length ordinance. 1 do not see how this situation is being construed as inverse condemnation by multiple agencies. Ken Fogle Transportation Planner City of College Station Phone: 979.764.3570 E -mail: kfogle@ci.college-station.tx.us file: / /C:\ Documents %20and %20Settings \kfogle \Local %20Settings \Temp \GW } 00014.HTM 1/2/2003 d i ffr, 411.. BrazosLand Realty & Properties December 23, 2002 Mr. Curtis Beckham Bryan Area Office Texas Department of Transportation 2102 Tabor Rd Bryan, TX. 77803 Re: Driveway Closure on FM 2154 SH 40 (CSJ 0540 -08 -001) from FM 2154 to SH 6 Mr. Beckham: Dale L. Picha, Traffic Engineer for the City of College Station, has forwarded a copy of a letter addressed to you dated December 16, 2002. In his letter Mr. Picha recommends the closure of a driveway installed by TxDOT that is located just south of Highway 2154. It is necessary for the driveway to provide access through the construction period of Hwy 40. Not mentioned in Mr. Picha's letter are the following circumstances that must be addressed prior to consideration of closing: TxDOT did the installation of the culvert at the construction of FM 2154 in order to provide access to the property. The need for this access has not changed. College Station Planning Services staff requires alternate access to the new subdivision until Hwy 40 is completed. Continued use of the access thluugll the construction period of Highway 40 was a requirement of the College Station Planning and Zoning Commission at the time platting was granted. Approval of the Plat by the Planning and Zoning Commission and agreement of the terms of the plat by the developer essentially creates a contract between the City and property owner. Mr. Picha's letter does not carry with it the authority to void the City /developer agreement. Subsequent to platting, the documents for the required access easements were worded with conditions stating that removal of the easements could occur only when an alternate route to Hwy 40 is available. Failure to maintain this access creates substandard access for City emergency vehicles. Note the attached copy of the letter from the Fire Marshall who reviewed the plat. BrazosLand Realty + 1101 University Drive East Suite 108 O College Station, Texas 77840 r 979 846 5735 • F 979 846 0652 • www.brazoslandrealty.com , Our Civil Engineer has been in communication with another TxDOT engineer about this access easement and has previously provided TxDOT documentation. Earlier limitations by TxDOT, as reported by the City staff, precluded permanent access to Highway 40 from the property in question. This, in combination with the City's maximum street length ordinance, would cause a severe hardship and economic loss to the developer without the temporary easement granted by the City. Inverse condemnation by multiple regulatory agencies is compensable. It is expected that the temporary access will be maintained during the construction of Hwy 40 as TxDOT maintains other property access to owners. Please address additional concerns about this property as it relates to Highway 40 to me. Please address additional concerns about this property directly to me. Your helpfulness is appreciated. Sincerely, Steve Arden Encl cc: Ken Fogle, Transportation Planner ✓ Jon Mies, Fire Marshall [ The City of Co11ege Station, Texas Embracing the Past, Exploring the Future. P.O. Box 9960 • 1101 Texas Avenue • College Station, TX 77842 • (979) 764 -3500 www.ci.college-station.tx.us December 16, 2002 Ms. Curtis Beckham Bryan Area Office Texas Dep. • t of Transportation 2102 Tabo ' oad Bryan, xas 77803 : Driveway Closure on FM 2154 SH 40 (CSJ 0540 -08 -001) from FM 2154 to SH 6 -- Mr.- Beckham: The City of College Station recommends that TxDOT close the driveway on FM 2154 south of Graham Road when SH 40 construction begins. This driveway (see attachment) will temporarily provide ingress / egress to Edelweiss Gartens, but the city understands TxDOT's concerns regarding the safety issues and design complications of having this driveway open and functioning during construction. I appreciate the Department's assistance with this matter. If you should have questions, feel free to give me a call at (979) 764 -3691. Best Regards, Vii` Dale L. Picha, P.E. Traffic Engineer City of College Station Encl. cc: Ken Fogle, Transportation Planner Jon Mies, Fire Marshall J. Stephen Arden Home of Texas A &M University Brett McCully - junction 'boxes' Page 1 From: Brett McCully To: Carol Cotter; Spencer Thompson Date: 10/7/02 4:30PM Subject: junction 'boxes' I talked to the drainage maint supervisor, and he says he needs an area 5'x5' by no less than 4' high. he is ok with the manhole in a box culvert if the manhole is located on the same side as the lateral connection. So I am comfortable allowing a connection or change in alignment without a separate junction box if the necessary area is provided per the above. Brett CC: Bob Mosley eft) Edelweiss Gartens, Phase 2 � Y t� Design / Review Issues friz_d 1. Driveway onto Brandenburg Issue: New driveway on existing use cannot be approved (permitted) via the subdivision plans. (Driveway Access Location and Design Policy) Solution: Note to be added to plans indicating that driveway is to be constructed only after receipt of a separate permit. Driveway application should be submitted with applicable information. 2. Junction Boxes at lateral connections and bend. Issue: Junction boxes are required at all changes in conduit size, grade, alignment and at all conduit intersections in underground storm drains (Drainage Design Standards). A City Standard exists labeled `Standard Junction Box ", but is not specifically identified by the design policy wording. City Engineer is authorized to interpret the design policy. Appeals of these interpretations or requirements may be appealed to municipal court. Variances to the Drainage Ordinance to avoid compliance are heard by ZBA with appeal to Court Construction of the City's "Standard Junction Box" is perceived by the Design Engineer to negatively impact the street surface beyond the utility gained by increased vertical clearance in box culvert for maintenance activities. Storm drain is designed extremely shallow to avoid further construction downstream. Culvert is six and seven feet wide by three feet high (inside dimensions). Proposed design includes manhole access, and horizontal clearances consistent with 'City standard. Solution: City Engineer may approve the use of the proposed structures on the basis that they provide the function to allow to work within the conduit comparable to the published standard. Previously, four feet of vertical clearance was required within the standard five foot by five -foot junction box. It is believed that the additional horizontal clearance available in this case (six and seven feet) can allow a decrease in the minimum height from four feet to three feet as proposed. 3. Sidewalk Location within ROW Issue: Ordinance section 9.8.M.2 requires sidewalks in one of two standard locations. A detached walk is defined as a minimum four -foot wide and a minimum of six feet behind the back of curb. Project as designed includes sidewalks four feet wide located four feet behind back of curb. Project design also includes mountable curbs and not barrier type curbing. Section 9.8.M includes provision for a waiver or variance by council for the requirement to include sidewalks on streets, but no geometric information is included. Variance to the section would be required by the Planning and Zoning Commission with attendant Hardship and pre- requisite requirements. Staff does not have authority to vary this requirement. Solution: Developer has the choice between modifying the design to match ordinance requirement, or seeking variance from the section via the Planning and Zoning Commission. It is unknown at this time if a variance can be heard by the P &Z at the same meeting as the final plat is considered. It is also unknown how staff could or could not recommend approval with or without conditions. 4. Alley Width Issue: Ordinance sections 9.8.F, 9.8.G.10 and 9.8.H.2 require alleys to have a 20' paved section. The project is designed with alleys that are only 15' wide. Design Engineer has perception that a 15' wide alley section is or will be incorporated into the UDO currently under review, and so seeks to use this dimension at this time. However, the draft UDO does not include street standards yet, nor has a standard been proposed by staff, or considered by Council to reduce the alley paved width. Solution: Developer has the choice between modifying the design to match ordinance requirement, or seeking variance from the section via the Planning and Zoning Commission. TRANSMISSION VERIFICATION REPORT TIME : 09/30/2002 08:52 NAME : COCS DEVELOPMENT SER FAX : 9797643496 TEL : 9797643570 SER.# : BROE2J341073 DATE,TIME 09/30 08:51 FAX NO. /NAME 98460652 DURATION 00:01:09 PAGE(S) 02 RESULT OK MODE STANDARD CITY OF COLLEGE STATION DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 COLLEGE STATION Phone (979) 764 / Fax (979) 764 - 3496 MEMORANDUM September 30, 2002 TO Steve Arden, Edelweiss Gartens Venture, Via fax 846 -0652 FROM: Bridgette George, Assistant Development Manager SUBJECT: EDELWEISS GARTENS PH 2 (FP) - Final Plat State reviewed the above - mentioned final plat as requested. The following page is a list of staff review comments detailing items that need to be addressed. If all comments have been addressed and the following information submitted by Monday, October 7, 10:00 a.m., your project will be placed on the next available Planning and Zoning Commission meeting scheduled for October 17, 7002, 7:n0 p.m. in the City Hall Council Chambers, 1101 Texas Avenue. Ten (10) copies of the revised final plat; One (1) Mylar original of the revised final plat; and One (1) copy of the digital file of the final plat on diskette or e-mail to nmanhart@oi.00llege-station.tx.us TRANSMISSION VERIFICATION REPORT TIME : 09/30/2002 08:54 NAME : COCS DEVELOPMENT SER FAX : 9797643496 TEL : 9797643570 SER.# : BR0E2J341073 DATE, TIME 09130 08:53 FAX NO. /NAME 96932554 DURATION 00:01:12 PAGE(S) 04 RESULT OK MODE STANDARD ECM CITY OF COLLEGE STATION C_,J DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 COLLEGE STATION Phone (979) 764 -3570 / Fax (979) 764 -3496 MEMORANDUM September 30, 2002 TO: Steve Arden, Edelweiss Gartens Venture. Via fax 846 - 0652 FROM: Bridgette George, Assistant Development Manager SUBJECT: EDELWEISS GARTENS PH 2 (FP) - Final Plat Staff reviewed the above mentioned final plat as requested. The following page Is a list of staff review comments detailing items that need to be addressed. If all comments have boon addressed and the following information submitted by Monday, October 7, 10:00 a.m., your project will be placed on the next available Planning and Zoning Commission meeting scheduled for October 17, 2002, 7:00 p.m. in the City Wall Council Chambers, 1101 Texas Avenue. Ten (10) copies of the revised final plat; One (1) Mylar original of the revised final plat; and One (1) copy of the digital file of the final plat on diskette or e-mail to nmanhartaci .collcae- station.tx.us MI S McCLURE ENGINEERING, INC. September 20, 2002 Mrs. Natalie Ruiz Development Coordinator CITY OF COLLEGE STATION P.O. Box 9960 College Station, Texas 77842 RE: EDELWEISS GARTENS, PHASE TWO FINAL PLAT SUBMITTAL Dear Natalie: Attached please find the following items for the above referenced submittal: 1. Final Plat Application 2. Final Plat Fee of $400.00, 3. Development Permit Fee of $200.00 4. Subdivision Inspection Fee of $600.00 5. Thirteen (13) folded blueline prints of plat 6. Engineer's Checklist 7. Paid Tax Certificate 8. Two (2) Copies of Drainage Report Revisions 9. Two (2) Copies of Engineer's Construction Cost Estimate 10. Two (2) Sets of Public Infrastructure Plans It is my understanding that these items will be reviewed by the Planning and Zoning Commission on Thursday, October 17, 2002. Should you have any questions or need additional information, please advise. Very truly yours, Mi hael R. cClure P.E., R.P.L.S. President MRM/mlm attachments 1008 Woodcreek Drive, Suite 103 • College Station, Texas 77845 (979) 693 -3838 • FAX (979) 693 -2554 • email: mcclure @tca.net • 1 N 41° 50' 37" E 60 14 S41 °41'27 "W710.09 2 S 48° 09' 29" E 188.01 15 N 49° 28' 42" W 36.96 3 S 48° 18' 33" E 105 16 S 40° 31' 18" W 122.5 4 N 86° 41' 27" E, ch 35.36, r 25 L 17 N 49° 28' 42" W 188.66 5 S 48° 18' 33" E 50 18 N20 °34'9 "W403.95 6 S3 °18'33" E, ch 35.36, r 25 L 19 N 41° 41' 27" E 649.15 7 S 48° 18' 33" E 95 20 N 48° 18' 33" W 94.39 8 N 41° 41' 27" E 510 21 S 86° 41' 27" W, ch 35.39, r 25 L 9 S 48° 18' 33" E 595 22 N 48° 18' 33" W 50 10 S 41° 41' 27" W 485 23 N 3° 18' 33" W, ch 35.39, r 25 L 11 S3 °18'33" E, ch 35.36, r 25 L 24 N48 °18'33 "W 105 12 S 41° 41' 27" W 60 25 N48 ° "W188.17 13 N48 °18'23 "W40 - `,7; v § / _/ 2 k / / k / — 2 rn z 2 § y 2 g d : \ 2 c n 3 0 0 / \ j ITI m 2 0 / Z CO co E.) \\ Z CID tn CO 4 › r r , Z X) 2 k / 7 ¢ / • $ / 2 § H R \ \ / 0 / Q 0 2 m §. / / \/ \\ _ CO ±\ t\ 2k '1 c> ® c ® o \ @R \; c i § f C f • \ g / Co 2 0" 0 0 \ o 0 \ \ \ \ \ ± 222 tt� / \{\ / / %\ \ @ 0 \E} CO W - - Nr / • „ - • • /// 11111411111 1