The URL can be used to link to this page

Home My WebLink About07/07/2009 - Regular Agenda Packet - Zoning Board of Adjustments AGENDA ZONINGBOARDOFADJUSTMENT RegularMeeting Tuesday,July07,2009at6:00 PM CityHallCouncilChambers 1101TexasAvenue CollegeStation,Texas77840 1.Calltoorder–ExplanationoffunctionsoftheBoard. 2.Consideration,discussionandpossibleactionofAbsenceRequestsfrom meetings. x AbsenceRequestJayGoss,formeetingofJuly7,2009. 3.Consideration,discussionandpossibleactiontoapprovemeeting Minutes. x May5,2009. 4.PublicHearing,presentation,possibleaction,anddiscussionregardingvariances totheNorthgateSidewalkStandards,Section5.6.B.8oftheUnifiedDevelopment Ordinance,andtotheNorthgateLandscapeandStreetscapeStandards,Section 5.6.B.9oftheUnifiedDevelopmentOrdinance,for303CollegeMainin Northgate.Case#09-00500096(JP) 5.Considerationandpossibleactiononfutureagendaitems–AZoningBoard Membermayinquireaboutasubjectforwhichnoticehasnotbeengiven.A statementofspecificfactualinformationortherecitationofexistingpolicymay begiven.Anydeliberationshallbelimitedtoaproposaltoplacethesubjecton anagendaforasubsequentmeeting 6.Adjourn. ConsultationwithAttorney{Gov’tCodeSection551.071;possibleaction. TheZoningBoardofAdjustmentsmayseekadvicefromitsattorneyregardingapendingand contemplatedlitigationsubjectorattorney-clientprivilegedinformation.Afterexecutivesession discussion,anyfinalactionorvotetakenwillbeinpublic.Iflitigationorattorney-client privilegedinformationissuesariseastothepostedsubjectmatterofthisZoningBoardof Adjustmentsmeeting,anexecutive sessionwillbeheld. NoticeisherebygiventhataRegularMeetingoftheZoningBoardofAdjustmentof CollegeStation,TexaswillbeheldonTuesday,July07,2009at6:00p.m.attheCityHall CouncilChambers,1101TexasAvenue,CollegeStation,Texas.Thefollowingsubjects willbediscussed,towit:SeeAgenda Postedthisthedayof,2009atp.m. CITYOFCOLLEGESTATION,TEXAS By_____________________________ ConnieHooks,CitySecretary I,theundersigned,doherebycertifythattheaboveNoticeofRegularMeetingofthe ZoningBoardofAdjustmentoftheCityofCollegeStation,Texas,isatrueandcorrect copyofsaidNoticeandthatIpostedatrueandcorrectcopyofsaidnoticeonthebulletin boardatCityHall,1101TexasAvenue,inCollegeStation,Texas,andtheCity’swebsite, www.cstx.gov.TheAgendaandNoticearereadilyaccessibletothegeneralpublicatall times.SaidNoticeandAgendawerepostedonp.m.andremainedso postedcontinuouslyforatleast72hoursproceedingthescheduledtimeofsaidmeeting. ThispublicnoticewasremovedfromtheofficialpostingboardattheCollegeStationCity Hallonthefollowingdateandtime:______________________by _________________________. Datedthis_____dayof____________,2009. CITYOFCOLLEGESTATION,TEXAS By_____________________________ Subscribedandsworntobeforemeonthisthedayof_______________,2009. ______________________________ NotaryPublic-BrazosCounty,Texas Mycommissionexpires:_________________ Thisbuildingiswheelchairaccessible.Handicapparkingspacesareavailable.Any requestforsigninterpretiveservicemustbemade48hoursbeforethemeeting.Tomake arrangementscall979.764.3517or(TDD)800.735.2989.Agendasmaybeviewedon www.cstx.gov. AbsenceRequestForm For ElectedandAppointedOfficers NameJayGoss RequestSubmittedonDate:June8,2009 Iwillnotbeinattendanceatthemeetingof July7,2009 forthereason(s) specified:(Date) Deborah-Jaywill be out oftown on July7.Thanks. Dianne DiannePorter LegalAssistant Bruchez, Goss,Thornton, Meronoff&Hawthorne,PC 4343CarterCreekParkway Suite100 Bryan,Texas77802 MINUTES ZoningBoardofAdjustment May5,2009 CITYOFCOLLEGESTATION,TEXAS ConferenceCenter 1300GeorgeBushDrive 6:00P.M. MEMBERSPRESENT: ChairmanJayGoss,RodneyHill,JohnRichards,RobertBrick,JoshBenn, andAlternateMelissaCunningham. MEMBERSABSENT: AlternateHunterGoodwin(notneeded). STAFFPRESENT: StaffAssistantsDeborahGrace-RosierandAmberCarter,StaffPlanners MatthewHilgemeierandJasonSchubert,AssistantDirectorLanceSimms, PlanningAdministratorMollyHitchcock,FirstAssistantCityAttorney MaryAnnPowell. AGENDAITEMNO.1:Calltoorder–ExplanationoffunctionsoftheBoard . ChairmanGosscalledthemeetingtoorderat6:03PM. AGENDAITEMNO.2:Consideration,discussionandpossibleactionofAbsenceRequests frommeetings. Therewerenorequeststoconsider. AGENDAITEMNO.3:DiscussionofrequestedAdministrativeAdjustments. x 302StoneChaseCourt,18-inchrearsetbackencroachment.Denied.Case#09- 0050073 AssistantDirectorofPlanningandDevelopmentServicesLanceSimmsdiscussedthecasewiththe . BoardMr.SimmstoldtheBoardthattheapplicationwasdeniedduetotheapplicantmovingan accessorystructureonthepropertywithoutapermit.Also,thepresidentoftheWoodlandHillsHome OwnerAssociationcalledandvoicedopposition. AGENDAITEMNO.4:Consideration,discussionandpossibleactiontoapprovemeeting minutes. ~April7,2009. Mr.Hillmotionedtoapprovethemeetingminutes.Mr.Bennsecondedthemotion,whichpassed unopposed(5-0). AGENDAITEMNO.5:Publichearing,presentation,possibleaction,anddiscussion regardingarequestforavariancetoChapter2,Section1.B-5,oftheCollegeStationCodeof Ordinancesregardingtherequireddistancebetweenapoultrystructure(i.e.achickencoop)and neighboringdwellingunitsforthepropertylocatedat316SuffolkAvenueintheOakwood Subdivision.Case#09-050069 Mr.Hillrecusedhimselffromthecase.AlternateMelissaCunninghamsteppedin. StaffPlannerMattHilgemeierpresentedthestaffreportandstatedthattheapplicantisrequestinga variancetotheminimumdistancerequiredbetweenastructurehousingpoultry(chickencoop)and neighboringresidentialstructures.Theordinancerequiresthatthelivestockorpoultryhousingbeat leastonehundredfeet(100’)fromanyneighboringdwellingunit,otherthanthatwhichisoccupiedby theownerofthelivestockorpoultry.Therefore,theapplicantisrequestingavarianceoffiftyfeet(50’) tothedwellingunitat511Dexterandtenfeet,twoandahalfinches(10’2½’’)tothedwellingunitat 310Suffolktotheonehundredfoot(100’)separationbetweenthepoultrystructureandneighboring dwellingunitsasrequiredbyChapter2,Section1,B-5,oftheCollegeStationCodeofOrdinances. ChairmanGossopenedthepublichearingforthosewantingtospeakinfavorofthevariance. HughStearns,316Suffolk,steppedforwardandwassworninbyChairmanGoss.Mr.Stearnsargued hiscaseandapologizedtohisneighborsforstirringupsucharuckus. LarryReynolds,511Dexter,steppedforwardandwassworninbyChairmanGoss.Mr.Reynoldsstated thattheStearnshavebeengoodneighborsandhefeltconfidentthattheywouldmaintaintheproperty. ChairmanGosscalledforthosewantingtospeakinoppositiontothevariance. CharlesMcCandless,310Suffolk,steppedforwardandwassworninbyChairmanGoss.Mr. McCandlessstatedthathewasdisappointedthatMr.StearnswasabuilderandP&ZCommissionerand wasnotawareofCityCodes. GwenStacell,800ParkPlace,steppedforwardandwassworninbyChairmanGoss.Ms.Stacellspoke oftherunoffwaterwhenitrainsandfeltthatitwoulddraintowardherhome. HillaryJessup,115Lee,steppedforwardandwassworninbyChairmanGoss.Ms.Jessuptoldthe BoardthatsheisontheLandmarkCommissionandtheHistoricPreservationCommitteeandtheyare workingveryhardonanOverlayDistricttopreservewhattheyhaveinthesubdivision. ChairmanGossclosedthepublichearing. Mr.Richardsmotionedtodenythevariance.Motionfailedwithalackofasecond. Mr.Bennmotionedtoapprovetheminimumsetback variancefromthetermsoftheOrdinanceasit willnotbecontrarytothepublicinterest,duetofollowingspecialconditions:locationoftheadjacent housingstructures;andbecauseastrictenforcementoftheprovisionsoftheOrdinancewouldresultin unnecessaryhardshiptothisapplicantbeing:therequirementtobuildapoultryhousingstructureinits legallocation;andsuchthatthespiritoftheOrdinanceshallbeobservedandsubstantialjusticedone subjecttothefollowinglimitations:varianceof50feettothe100-footminimumdistancerequiredtobe betweenthelivestockstructureandthedwellingunitlocatedat511Dexterandavarianceof18feet6- inchestothe100-footminimumdistancerequiredtobebetweenthelivestockstructureandthedwelling Ms.Cunninghamsecondedthemotionfordiscussionpurposesonly. unitlocatedat310Suffolk. Ms.Cunninghamstatedthatitisalose-lose,situationbecausethelocationthatMr.Sternscanlegally placethebuildingismuchmorevisible. ChairmanGossstatedthathewouldbefordenialduetonospecialconditionorhardship. Mr.Brickstatedthathewouldbefordenialbecausethevariancerunswiththepropertyandduetothe waytheapplicanthandledtheprocess. Mr.Richardsstatedthatthereisnospecialconditionorhardship. ChairmanGosscalledforthevoteofapproval.Themotionforapprovalwasdeniedwithavote of1-4.Mr.Brickvotingagainstapproval. AGENDAITEMNO.6:Publichearing,presentation,possibleaction,anddiscussionona variancerequesttotheUnifiedDevelopmentOrdinance,Section5.6.B.12SignStandards regardingprojectionsignsandSection7.4Signsregardingattachedsignsandpermanentbanners for614HollemanDriveEast,ReserveLot,Woodstock#1Subdivision.Case#09-00500070. StaffPlannerJasonSchubertpresentedthestaffreport. Therequestsareasfollows: 1)ProjectionSigns: a.AllowprojectionssignsintheWolfPenCreekDistrict; b.Allowmorethanoneprojectionsignperbuilding(twoarerequested forthisproject); c.Allow65squarefootprojectionsigns,a47sq.ft.variance; d.Allowprojectionsignstoprojectfourfeetandfourinches(4’4”) fromthebuilding,aone–footandfourinchvariance(1’4”) 2)PermanentBanners:allowprojectionsignstoconsistofbanner material. 3)AttachedSigns:allowsigntoprojectfourfeet(4’)abovethecanopy,a three-foot(3’)variance. Staffrecommendsdenialofallvariancerequestssincebasedonanevaluationofreviewcriteriasetforin theUnifiedDevelopmentOrdinanceandasdetailedinthereport,onlytwo(2)ofthenine(9)criteria havebeenaffirmative.ItisStaff’sjudgmentthattheapplicanthasbroughtforwardrequeststhatare matterswithinthepolicydiscretionofCouncil,asmadethroughadoptedordinances,andarenotbased onsubstantiveconditionsorhardshipsthatexistonthisproperty. ChairmanGossopenedthepublichearingforthosewantingtospeakinfavorofthevariancerequests. JaneKee,511UniversityDrive#205,CollegeStation,Texas,steppedbeforetheBoardandwassworn inbyChairmanGoss.Ms.KeearguedhercaseandtoldtheBoardthatthepropertylocationisunique alongwiththesizeandshapeofthelot.ItislocatedwithinaDesignDistrictthatisfocusedonmixed usethathastoalsofocusonvehicleandpedestriantraffic.Therefore,thesignsalsoneedtofocuson vehicleandpedestriantraffic. MarkLindley,5151SanFelipe#2050,Houston, Texas,steppedforwardandwassworninbyChairman Goss.Mr.Lindleygaveanoverviewoftheprojectandstatedthatthesignageisapartofthe architectureoftheproject. ChairmanGossclosedthepublichearing. Mr.Hillmotionedto(denyallsignvariancerequests) tothesignregulationsfromthetermsofthe Ordinance,asitwillbecontrarytothepublicinterest,duetothelackofuniquespecialconditionsnot generallyfoundwithintheCity;andbecauseastrictenforcementoftheprovisionsoftheOrdinance wouldnotresultinsubstantialhardshiptotheapplicant,andsuchthatthespiritandintentofthe Mr.Richards Ordinanceshallbepreservedandgeneralinterestsofthepublicandapplicantserved. secondedthemotionfordiscussionpurposes. Mr.BennstatedthathehasnoproblemgrantingtheattachedsignagebuthefeelstheBoardshouldnot decideontheprojectionsignsandpermanentbanners. ChairmanGosscalledforthevotetodenyallsignvariancerequests.Thevotewas(2-3).Motion failed.ChairmanGoss,Mr.BrickandMr.Bennvotingagainstdenial. Mr.Bennmotionedtoapproveavariance(request#3attachedsignsonly) tothesignregulations fromthetermsoftheOrdinance,asitwillnotbecontrarytothepublicinterest,duetotheuniquespecial conditionsnotgenerallyfoundwithintheCity:thepropertyisauniquelargepieceoflandthatwouldbe detrimentaltoanyotherpropertyorpropertyowneranditmayenhancethesafetyofpedestrianand vehicularpublicbecauseitisalargesignthatcanbeseenfromtheroad;andbecauseastrict enforcementoftheprovisionsoftheOrdinancewouldresultinsubstantialhardshiptothisapplicant;and suchthatthespiritoftheOrdinanceshallbepreservedandthegeneralinterestsofthepublicand applicantservedsubjecttothefollowinglimitations:toallowattachedsignagetoprojectfourfeet(4’) Mr.Richardssecondedthemotion,whichpassed(4-1).Mr. abovethecanopy,a3-footvariance. Hillvotingagainstapproval. Mr.Bennmotionedtoapproveavariancerequestto(projectionsigns) thesignregulationsfromthe termsoftheOrdinance,asitwillbenotcontrarytothepublicinterest,duetothespecialconditionsnot generallyfoundwithinthecity:thepropertyisauniquelargepieceoflandthatwouldnotbedetrimental toanyotherpropertyorpropertyowneranditmayenhancethesafetyofpedestrianandvehicularpublic becauseitisalargesignandcanbeseenfromtheroad;andbecauseastrictenforcementofthe provisionsoftheOrdinancewouldresultinsubstantialhardshiptothisapplicant;andsuchthatthespirit andintentofthisOrdinanceshallbepreservedandthegeneralinterestsofthepublicandapplicant Mr.Richardssecondedfordiscussionpurposes. served. ChairmanGossstatedthathisreasonnottograntthevariancewouldbeduetotheamountoftimethat haspassedsincetheWPCGuidelineswereputintoplace. ChairmanGosscalledforthevotetoapprovethevariancerequestfortheprojectionsigns.The votewas(0-5).Motionfailed. Mr.Richardsmotionedtodenyavarianceto(permanentbanners) thesignregulationsfromthe termsoftheordinance,asitwillbecontrarytothepublicinterest,duetothelackofuniquespecial conditionsnotgenerallyfoundwithinthecity;andbecauseastrictenforcementoftheprovisionsofthe Ordinancewouldnotresultinsubstantialhardshiptothisapplicant,andsuchthatthespiritandintentof Mr.Hill theOrdinanceshallbepreservedandthegeneralinterestsofthepublicandapplicantserved. secondedthemotion,whichpassedunopposed(5-0). Ms.KeeaskedtheBoardtopleasedirectthestafftoaskCouncilfordirectionongettingthesign regulationsforWolfPenCreekupdated. StaffPlannerJasonSchubertstatedthatstaffdidaddanitemforCouncilconsiderationconcerning signageinWolfPenCreek;itwasrankedandisupforconsiderationthissummer. AGENDAITEMNO.7.Considerationandpossibleactiononfutureagendaitems–AZoning Membermayinquireaboutasubjectforwhichnoticehasnotbeengiven.Astatementofspecific factualinformationortherecitationofexistingpolicymaybegiven.Anydeliberationshallbe limitedtoaproposaltoplacethesubjectonanagendaforasubsequentmeeting. Therewerenoitemsaddressed. AGENDAITEMNO.8:Adjourn. Themeetingwasadjournedat8:20PM. APPROVED: ______________________ JayGoss,Chairman ATTEST: _________________________________ DeborahGrace-Rosier,StaffAssistant VARIANCEREQUEST FOR 303CollegeMain inNorthgate (09-0500096) REQUEST: æÛÊÓÛÎÙ×ÉÈÍÈÔ×îÍÊÈÔÕÛÈ×éÓØ×ÅÛÐÑéÈÛÎØÛÊØÉé×ÙÈÓÍÎú ÍÖÈÔ×çÎÓÖÓ×Øø×Æ×ÐÍÌÏ×ÎÈíÊØÓÎÛÎÙ×ÛÎØÈÍÈÔ×îÍÊÈÔÕÛÈ× ðÛÎØÉÙÛÌ×ÛÎØéÈÊ××ÈÉÙÛÌ×éÈÛÎØÛÊØÉé×ÙÈÓÍÎúÍÖÈÔ× çÎÓÖÓ×Øø×Æ×ÐÍÌÏ×ÎÈíÊØÓÎÛÎÙ× LOCATION: ùÍÐÐ×Õ×ïÛÓÎÓÎîÍÊÈÔÕÛÈ× APPLICANT: úÍÚÚÃõÊÛÚÍÅÉÑÓ PROPERTY OWNER: êÍÚ×ÊÈöÍÊÊ×ÉÈ PROJECTMANAGER: ò×ÎÎÓÖ×ÊìÊÍÙÔÛÂÑÛûóùìé×ÎÓÍÊìÐÛÎÎ×Ê ÒÌÊÍÙÔÛÂÑÛüÙÉÈÄÕÍÆ RECOMMENDATION: ø×ÎÓÛÐ BACKGROUND: èÔ×ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÓÉÓÎÈÔ×ÌÊÍÙ×ÉÉÍÖÚ×ÓÎÕÙÍÎÆ×ÊÈ×ØÈÍÛÎÓÕÔÈÙÐÇÚ îÍÊÈÔÕÛÈ×Ø×Æ×ÐÍÌÏ×ÎÈÉÈÛÎØÛÊØÉÙÍÎÈÛÓÎ×ØÓÎÈÔ×çÎÓÖÓ×Øø×Æ×ÐÍÌÏ×ÎÈíÊØÓÎÛÎÙ×çøí Ê×ËÇÓÊ×ÈÔ×ÙÍÎÉÈÊÇÙÈÓÍÎÍÖ ÖÍÍÈÅÓØ×ÚÊÓÙÑÌÛÆ×ÊÉÓØ×ÅÛÐÑÉÅÓÈÔÉÈÊ××ÈÈÊ××ÉÐÍÙÛÈ×ØÛØÒÛÙ×ÎÈ ÈÍÈÔ×ÙÇÊÚÓÎ×ÓÈÔ×ÊÛÎÛÈÕÊÛØ×ÈÊ××Å×ÐÐÍÊÓÎÛÊÛÓÉ×ØÌÐÛÎÈ×ÊÚÍÄèÔ×ÛÌÌÐÓÙÛÎÈÅÓÉÔ×ÉÈÍ Therefore,theapplicantisrequestinga4- ÙÍÎÉÈÊÇÙÈÛÖÍÍÈÉÓØ×ÅÛÐÑÅÓÈÔÎÍÉÈÊ××ÈÈÊ××É footvariance(40%)toNorthgateSidewalkStandards,Section5.6.B.8andacomplete waiver(100%)tothestreettreerequirementscontainedintheNorthgateLandscapeand StreetscapeStandards,Section5.6.B.9. APPLICABLEORDINANCESECTION: îÍÊÈÔÕÛÈ×éÓØ×ÅÛÐÑéÈÛÎØÛÊØÉ¦úÛÎØ îÍÊÈÔÕÛÈ×ðÛÎØÉÙÛÌ×ÛÎØéÈÊ××ÈÉÙÛÌ×éÈÛÎØÛÊØÉé×ÙÈÓÍÎú âÍÎÓÎÕúÍÛÊØÍÖûØÒÇÉÈÏ×ÎÈìÛÕ×ÍÖ òÇÐÃ ORDINANCEINTENT: èÔ×îÍÊÈÔÕÛÈ×øÓÉÈÊÓÙÈÊ×ÕÇÐÛÈÓÍÎÉÓÎÙÍÊÌÍÊÛÈ×ÙÍÎÙ×ÌÈÉÈÔÛÈÛÊ× Ì×Ø×ÉÈÊÓÛÎÍÊÓ×ÎÈ×ØÛÎØÛÊ×ÓÎÈ×ÎØ×ØÈÍÊ×ÉÇÐÈÓÎÓÎÙÊ×ÛÉ×ØØ×ÎÉÓÈÃÓÎÈÔ×ÛÊ×ÛîÍÊÈÔÕÛÈ×ÓÉ ÓÎÈ×ÎØ×ØÈÍÚ×ÛÇÎÓËÇ×Ì×Ø×ÉÈÊÓÛÎÖÊÓ×ÎØÐÃØ×ÎÉ×ÇÊÚÛÎ×ÎÆÓÊÍÎÏ×ÎÈíÊØÓÎÛÎÙ×ÉÓÎîõ Å×Ê×Ø×ÉÓÕÎ×ØÈÍÛÓØÉÈÊÇÙÈÇÊÛÐÊ×ÔÛÚÓÐÓÈÛÈÓÍÎÛÎØÊ×Ø×Æ×ÐÍÌÏ×ÎÈÅÔÓÐ×ÌÊÍÏÍÈÓÎÕÎ×ÅÔÓÕÔ Ø×ÎÉÓÈÃÏÓÄ×ØÇÉ×Ì×Ø×ÉÈÊÓÛÎÍÊÓ×ÎÈ×ØÓÎÖÓÐÐØ×Æ×ÐÍÌÏ×ÎÈÅÓÈÔÛÎÇÊÚÛÎÙÔÛÊÛÙÈ×Êé×ÙÈÓÍÎÉ úÛÎØúÛÊ×ÉÌ×ÙÓÖÓÙÛÐÐÃÓÎÈ×ÎØ×ØÈÍ×ÎÔÛÎÙ×ÈÔ×Ì×Ø×ÉÈÊÓÛÎÖÊÓ×ÎØÐÃÛÎØÇÊÚÛÎ ÙÔÛÊÛÙÈ×ÊÍÖÈÔ×ÛÊ×Û âÍÎÓÎÕúÍÛÊØÍÖûØÒÇÉÈÏ×ÎÈìÛÕ× ÍÖ òÇÐÃ âÍÎÓÎÕúÍÛÊØÍÖûØÒÇÉÈÏ×ÎÈìÛÕ× ÍÖ òÇÐÃ âÍÎÓÎÕúÍÛÊØÍÖûØÒÇÉÈÏ×ÎÈìÛÕ×ÍÖ òÇÐÃ NOTIFICATIONS ûØÆ×ÊÈÓÉ×ØúÍÛÊØô×ÛÊÓÎÕøÛÈ×òÇÐÃ èÔ×ÖÍÐÐÍÅÓÎÕÎ×ÓÕÔÚÍÊÔÍÍØÍÊÕÛÎÓÂÛÈÓÍÎÉÈÔÛÈÛÊ×Ê×ÕÓÉÈ×Ê×ØÅÓÈÔÈÔ×ùÓÈÃÍÖùÍÐÐ×Õ×éÈÛÈÓÍÎªÉ î×ÓÕÔÚÍÊÔÍÍØé×ÊÆÓÙ×ÉÔÛÆ×Ê×Ù×ÓÆ×ØÛÙÍÇÊÈ×ÉÃÐ×ÈÈ×ÊÍÖÎÍÈÓÖÓÙÛÈÓÍÎÍÖÈÔÓÉÌÇÚÐÓÙÔ×ÛÊÓÎÕ îÍÊÈÔÕÛÈ×úÇÉÓÎ×ÉÉûÉÉÍÙÓÛÈÓÍÎ ìÊÍÌ×ÊÈÃÍÅÎ×ÊÎÍÈÓÙ×ÉÏÛÓÐ×Ø ùÍÎÈÛÙÈÉÓÎÉÇÌÌÍÊÈîÍÎ×ÛÉÍÖØÛÈ×ÍÖÉÈÛÖÖÊ×ÌÍÊÈ ùÍÎÈÛÙÈÉÓÎÍÌÌÍÉÓÈÓÍÎíÎ×ÛÉÍÖØÛÈ×ÍÖÉÈÛÖÖÊ×ÌÍÊÈ¦ÙÍÎÙ×ÊÎÉÊ×ÐÛÈ×ØÈÍ×ËÇÓÈÃ ÓÎÈÔ×Ø×Æ×ÐÍÌÏ×ÎÈÌÊÍÙ×ÉÉÛÎØÈÔ×Ø×ÕÊÛØÛÈÓÍÎÍÖ Ê×Ø×Æ×ÐÍÌÏ×ÎÈ×ÖÖÍÊÈÉ óÎËÇÓÊÃÙÍÎÈÛÙÈÉíÎ×ÛÉÍÖØÛÈ×ÍÖÉÈÛÖÖÊ×ÌÍÊÈ ZONINGANDLANDUSES DirectionZoningLandUse æÛÙÛÎÈÍÎ×ÉÈÍÊÃÙÍÏÏ×ÊÙÓÛÐÉÈÊÇÙÈÇÊ× SubjectProperty îõùÍÊ×îÍÊÈÔÕÛÈ×ÌÊ×ÆÓÍÇÉÐÃÇÉ×ØÛÉÛÌ×ÊÉÍÎÛÐÉ×ÊÆÓÙ× ÉÔÍÌ ûÙÊÍÉÉùÍÐÐ×Õ×ïÛÓÎûïçÎÓÈ×Ø North îõùÍÊ×îÍÊÈÔÕÛÈ× ï×ÈÔÍØÓÉÈÌÛÊÑÓÎÕÐÍÈ ìÛÊÑÓÎÕÖÍÊÈÔ×ÚÇÉÓÎ×ÉÉ×ÉÛÈ South îõùÍÊ×îÍÊÈÔÕÛÈ× ùÔÇÊÙÔéÈÊ××È East îõùÍÊ×îÍÊÈÔÕÛÈ×íÎ×ÉÈÍÊÃÙÍÏÏ×ÊÙÓÛÐÉÈÊÇÙÈÇÊ× West îõùÍÊ×îÍÊÈÔÕÛÈ×ìÛÊÑÓÎÕõÛÊÛÕ× PHYSICALCHARACTERISTICS Frontage: ûÌÌÊÍÄÓÏÛÈ×ÐÃ Ö××ÈÍÎùÍÐÐ×Õ×ïÛÓÎ Access: ì×Ø×ÉÈÊÓÛÎÛÙÙ×ÉÉÆÓÛùÍÐÐ×Õ×ïÛÓÎÉÓØ×ÅÛÐÑÉ Topographyandvegetation: îÍ×ÄÓÉÈÓÎÕÆ×Õ×ÈÛÈÓÍÎ Floodplain: î û REVIEWCRITERIA çøíé×ÙÈÓÍÎ ÷ùÊÓÈ×ÊÓÛÖÍÊûÌÌÊÍÆÛÐÍÖæÛÊÓÛÎÙ×É×ÈÉÖÍÊÈÔÛÉ×ÈÍÖÊ×ÆÓ×ÅÙÊÓÈ×ÊÓÛÈÍ ×ÆÛÐÇÛÈ×ÆÛÊÓÛÎÙ×Ê×ËÇ×ÉÈÉèÔ×çøíÉÈÛÈ×ÉÈÔÛÈÎÍÆÛÊÓÛÎÙ×ÓÉÈÍÚ×ÕÊÛÎÈ×ØÇÎÐ×ÉÉÈÔ× úÍÛÊØÏÛÑ×ÉÛÖÖÓÊÏÛÈÓÆ×ÖÓÎØÓÎÕÉÈÍÛÐÐÍÖÈÔ×ÙÊÓÈ×ÊÓÛÐÓÉÈ×ØÚ×ÐÍÅ âÍÎÓÎÕúÍÛÊØÍÖûØÒÇÉÈÏ×ÎÈìÛÕ×ÍÖ òÇÐÃ Extraordinaryconditions: èÔÛÈÈÔ×Ê×ÛÊ××ÄÈÊÛÍÊØÓÎÛÊÃÍÊÉÌ×ÙÓÛÐÙÍÎØÓÈÓÍÎÉÛÖÖ×ÙÈÓÎÕÈÔ× ÐÛÎØÓÎÆÍÐÆ×ØÉÇÙÔÈÔÛÈÉÈÊÓÙÈÛÌÌÐÓÙÛÈÓÍÎÍÖÈÔ×ÌÊÍÆÓÉÓÍÎÉÍÖÈÔ×çøíÅÓÐÐØ×ÌÊÓÆ×ÈÔ× ÛÌÌÐÓÙÛÎÈÍÖÈÔ×Ê×ÛÉÍÎÛÚÐ×ÇÉ×ÍÖÔÓÉÐÛÎØ “CollegeStationparkinggarage èÔ×ÛÌÌÐÓÙÛÎÈÍÖÖ×ÊÉÈÔ×ÖÍÐÐÍÅÓÎÕÛÉÛÉÌ×ÙÓÛÐÙÍÎØÓÈÓÍÎ empties toa6-footsidewalkwhereawheelchairrampisplaced.TheNG-1parametersare asking fora treegratea5-footspan togodirectlyin thepassageof thesepedestrians;also thesidewalkon theothersideof303isalso6 feet.” óÈÓÉÎÍÈÇÎÙÍÏÏÍÎÓÎÛÊ×ÛÉÍÖÊ×Ø×Æ×ÐÍÌÏ×ÎÈÈÔÛÈÈÔ×ÅÓØÈÔÍÖÈÔ×ÉÓØ×ÅÛÐÑÏÛÃÈÊÛÎÉÓÈÓÍÎ ÖÊÍÏÛÉÇÚÉÈÛÎØÛÊØÅÓØÈÔÈÍÛÉÈÛÎØÛÊØÅÓØÈÔÛÉÌÊÍÌ×ÊÈÓ×ÉØ×Æ×ÐÍÌÛÎØÊ×Ø×Æ×ÐÍÌÛÈ ØÓÖÖ×Ê×ÎÈÈÓÏ×ÉúÍÈÔÛØÒÛÙ×ÎÈÉÈÊÇÙÈÇÊ×ÉÓÎÙÐÇØÓÎÕÈÔ×ùÓÈÃªÉÌÛÊÑÓÎÕÕÛÊÛÕ×ÈÍÈÔ×ÎÍÊÈÔ Å×Ê×Ø×Æ×ÐÍÌ×ØÌÊÓÍÊÈÍÙÇÊÊ×ÎÈîÍÊÈÔÕÛÈ×ÉÈÛÎØÛÊØÉóÖÙÔÛÎÕ×ÉÛÊ×ÏÛØ×ÈÍÈÔ×ÛØÒÛÙ×ÎÈ ÉÈÊÇÙÈÇÊ×ÉÈÔ×ÉÓØ×ÅÛÐÑÉÅÍÇÐØÛÐÉÍÎ××ØÈÍÚ×ÇÌÕÊÛØ×ØèÔÓÉÉÓÈÇÛÈÓÍÎÓÉÎÍÈÇÎÙÍÏÏÍÎ ÓÎîÍÊÈÔÕÛÈ× Enjoymentofasubstantialpropertyright: 2. èÔÛÈÈÔ×ÆÛÊÓÛÎÙ×ÓÉÎ×Ù×ÉÉÛÊÃÖÍÊÈÔ× ÌÊ×É×ÊÆÛÈÓÍÎÛÎØ×ÎÒÍÃÏ×ÎÈÍÖÛÉÇÚÉÈÛÎÈÓÛÐÌÊÍÌ×ÊÈÃÊÓÕÔÈÍÖÈÔ×ÛÌÌÐÓÙÛÎÈ èÔ×ÛÌÌÐÓÙÛÎÈÔÛÉÉÇÚÏÓÈÈ×ØÈÍÈÔ×ùÓÈÃÛÉÓÈ×ÌÐÛÎÏ××ÈÓÎÕÛÐÐçøíÊ×ËÇÓÊ×Ï×ÎÈÉÓÎÙÐÇØÓÎÕ Û ÖÍÍÈÅÓØ×ÚÊÓÙÑÌÛÆ×ÊÉÓØ×ÅÛÐÑÛÎØÉÈÊ××ÈÈÊ××ÉØ×ÏÍÎÉÈÊÛÈÓÎÕÈÔÛÈÈÔ×çøí Ê×ËÇÓÊ×Ï×ÎÈÉÙÛÎÚ×Ï×ÈèÔ×ÉÓÈ×ÌÐÛÎÔÛÉÚ××ÎÛÌÌÊÍÆ×Ø Substantialdetriment: 3. èÔÛÈÈÔ×ÕÊÛÎÈÓÎÕÍÖÈÔ×ÆÛÊÓÛÎÙ×ÅÓÐÐÎÍÈÚ×Ø×ÈÊÓÏ×ÎÈÛÐÈÍÈÔ× ÌÇÚÐÓÙÔ×ÛÐÈÔÉÛÖ×ÈÃÍÊÅ×ÐÖÛÊ×ÍÊÓÎÒÇÊÓÍÇÉÈÍÍÈÔ×ÊÌÊÍÌ×ÊÈÃÓÎÈÔ×ÛÊ×ÛÍÊÈÍÈÔ×ùÓÈÃÓÎ ÛØÏÓÎÓÉÈ×ÊÓÎÕÈÔÓÉçøí èÔ×Ê×ËÇÓÊ×Ï×ÎÈÍÖÛ ÖÍÍÈÉÓØ×ÅÛÐÑÅÓÈÔÉÈÊ××ÈÈÊ××ÉÛØÒÛÙ×ÎÈÈÍÈÔ×ÙÇÊÚÙÊ×ÛÈ×ÉÛ É×ÌÛÊÛÈÓÍÎÍÖÌ×Ø×ÉÈÊÓÛÎÛÎØÆ×ÔÓÙÇÐÛÊÈÊÛÖÖÓÙÅÔÓÙÔÏÛÃÌÊÍÆÓØ×ÛÉÛÖ×ÊÊÍÇÈ×ÍÖÌ×Ø×ÉÈÊÓÛÎ ÈÊÛÆ×ÐûÆÛÊÓÛÎÙ×ÈÍÈÔ×É×Ê×ËÇÓÊ×Ï×ÎÈÉÓÎÈÔÓÉÐÍÙÛÈÓÍÎÉÓÏÌÐÃÚ×ÙÛÇÉ×ÈÔ×ÛØÒÛÙ×ÎÈ ÉÓØ×ÅÛÐÑÉÛÊ×ÛÐÉÍÉÇÚÉÈÛÎØÛÊØÙÍÇÐØÇÎØ×ÊÏÓÎ×Ê×Ø×Æ×ÐÍÌÏ×ÎÈ×ÖÖÍÊÈÉÓÎîÍÊÈÔÕÛÈ× Subdivision: èÔÛÈÈÔ×ÕÊÛÎÈÓÎÕÍÖÈÔ×ÆÛÊÓÛÎÙ×ÅÓÐÐÎÍÈÔÛÆ×ÈÔ××ÖÖ×ÙÈÍÖÌÊ×Æ×ÎÈÓÎÕÈÔ× ÍÊØ×ÊÐÃÉÇÚØÓÆÓÉÓÍÎÍÖÐÛÎØÓÎÈÔ×ÛÊ×ÛÓÎÛÙÙÍÊØÛÎÙ×ÅÓÈÔÈÔ×ÌÊÍÆÓÉÓÍÎÉÍÖÈÔÓÉçøí èÔ×É×ÆÛÊÓÛÎÙ×Ê×ËÇ×ÉÈÉÅÍÇÐØÎÍÈÛÖÖ×ÙÈÈÔ×ÍÊØ×ÊÐÃÉÇÚØÓÆÓÉÓÍÎÍÖÍÈÔ×ÊÐÛÎØ FloodHazardProtection: èÔÛÈÈÔ×ÕÊÛÎÈÓÎÕÍÖÈÔ×ÆÛÊÓÛÎÙ×ÅÓÐÐÎÍÈÔÛÆ×ÈÔ××ÖÖ×ÙÈÍÖ ÌÊ×Æ×ÎÈÓÎÕÖÐÍÍØÔÛÂÛÊØÌÊÍÈ×ÙÈÓÍÎÓÎÛÙÙÍÊØÛÎÙ×ÅÓÈÔûÊÈÓÙÐ×éÇÚØÓÆÓÉÓÍÎø×ÉÓÕÎÛÎØ óÏÌÊÍÆ×Ï×ÎÈÉ èÔ×É×ÆÛÊÓÛÎÙ×Ê×ËÇ×ÉÈÉÅÍÇÐØÎÍÈÛÖÖ×ÙÈÈÔ×ÌÊ×Æ×ÎÈÓÎÕÍÖÖÐÍÍØÔÛÂÛÊØÌÊÍÈ×ÙÈÓÍÎ Otherproperty: èÔÛÈÈÔ×É×ÙÍÎØÓÈÓÍÎÉØÍÎÍÈÕ×Î×ÊÛÐÐÃÛÌÌÐÃÈÍÍÈÔ×ÊÌÊÍÌ×ÊÈÃÓÎÈÔ× ÆÓÙÓÎÓÈÃ óÈÓÉÎÍÈÇÎÙÍÏÏÍÎÓÎÛÊ×ÛÉÍÖÊ×Ø×Æ×ÐÍÌÏ×ÎÈÈÔÛÈÈÔ×ÅÓØÈÔÍÖÈÔ×ÉÓØ×ÅÛÐÑÏÛÃÈÊÛÎÉÓÈÓÍÎ ÖÊÍÏÛÉÇÚÉÈÛÎØÛÊØÅÓØÈÔÈÍÛÉÈÛÎØÛÊØÅÓØÈÔÛÉÌÊÍÌ×ÊÈÓ×ÉØ×Æ×ÐÍÌÛÎØÊ×Ø×Æ×ÐÍÌÛÈ ØÓÖÖ×Ê×ÎÈÈÓÏ×ÉóÖÙÔÛÎÕ×ÉÛÊ×ÏÛØ×ÈÍÈÔ×ÛØÒÛÙ×ÎÈÉÈÊÇÙÈÇÊ×ÉÈÔ×ÉÓØ×ÅÛÐÑÉÅÍÇÐØÛÐÉÍ Î××ØÈÍÚ×ÇÌÕÊÛØ×ØèÔÓÉÉÓÈÇÛÈÓÍÎÓÉÎÍÈÇÎÙÍÏÏÍÎÓÎîÍÊÈÔÕÛÈ× âÍÎÓÎÕúÍÛÊØÍÖûØÒÇÉÈÏ×ÎÈìÛÕ×ÍÖ òÇÐÃ Hardships: 7. èÔÛÈÈÔ×ÔÛÊØÉÔÓÌÓÉÎÍÈÈÔ×Ê×ÉÇÐÈÍÖÈÔ×ÛÌÌÐÓÙÛÎÈªÉÍÅÎÛÙÈÓÍÎÉ “Following theNG-1parameterswill èÔ×ÛÌÌÐÓÙÛÎÈÔÛÉÍÖÖ×Ê×ØÈÔ×ÖÍÐÐÍÅÓÎÕÛÉÛÔÛÊØÉÔÓÌ makea6-footopeningopenintoa5-footspacebecauseof the5-foot treegrates.Thenit willemptyback to6 feet. It is thesafestchoice tomakeone6-footsidewalk fora continuous flowofpedestrians.The treegratesinouropinionalsocauseaconcernwith regards toladieswearinghighheels.” ûÔÛÊØÉÔÓÌÓÉØ×ÖÓÎ×ØÛÉÈÔ×ÓÎÛÚÓÐÓÈÃÈÍÏÛÑ×Ê×ÛÉÍÎÛÚÐ×ÇÉ×ÍÖÈÔ×ÌÊÍÌ×ÊÈÃÓÎÛÙÙÍÊØÛÎÙ× ÅÓÈÔÈÔ×ÐÓÈ×ÊÛÐÊ×ËÇÓÊ×Ï×ÎÈÉÍÖÈÔ×ÐÛÅÛÎØÏÇÉÈÚ×ÛØÓÊ×ÙÈÊ×ÉÇÐÈÍÖÈÔ×ÉÌ×ÙÓÛÐÙÍÎØÓÈÓÍÎ ÍÎÈÔ×ÌÊÍÌ×ÊÈÃéÈÛÖÖØÍ×ÉÎÍÈÚ×ÐÓ×Æ×ÈÔÛÈ×ÓÈÔ×ÊÛÉÌ×ÙÓÛÐÙÍÎØÓÈÓÍÎÍÊÔÛÊØÉÔÓÌ×ÄÓÉÈÍÎ ÈÔ×ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÈÔÛÈÛÖÖ×ÙÈÉÓØ×ÅÛÐÑÅÓØÈÔÛÎØÉÈÊ××ÈÈÊ××ÌÐÛÙ×Ï×ÎÈ ûÉÌÊ×ÆÓÍÇÉÐÃÉÈÛÈ×ØÈÔ×ÛÌÌÐÓÙÛÎÈÔÛÉÉÇÚÏÓÈÈ×ØÈÍÈÔ×ùÓÈÃÛÉÓÈ×ÌÐÛÎÏ××ÈÓÎÕÛÐÐçøí Ê×ËÇÓÊ×Ï×ÎÈÉÓÎÙÐÇØÓÎÕÛ ÖÍÍÈÅÓØ×ÚÊÓÙÑÌÛÆ×ÊÉÓØ×ÅÛÐÑÛÎØÉÈÊ××ÈÈÊ××ÉÛÎØÈÔ×ÉÓÈ× ÌÐÛÎÔÛÉÚ××ÎÛÌÌÊÍÆ×ØØ×ÏÍÎÉÈÊÛÈÓÎÕÈÔÛÈÈÔ×çøíÊ×ËÇÓÊ×Ï×ÎÈÉÙÛÎÚ×Ï×È ComprehensivePlan: èÔÛÈÈÔ×ÕÊÛÎÈÓÎÕÍÖÈÔ×ÆÛÊÓÛÎÙ×ÅÍÇÐØÎÍÈÉÇÚÉÈÛÎÈÓÛÐÐÃÙÍÎÖÐÓÙÈ ÅÓÈÔÈÔ×ùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎÛÎØÈÔ×ÌÇÊÌÍÉ×ÉÍÖÈÔÓÉçøí èÔ×ùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎØÍ×ÉÎÍÈÉÌ×ÛÑÉÌ×ÙÓÖÓÙÛÐÐÃÈÍÉÓØ×ÅÛÐÑÅÓØÈÔÓÎîÍÊÈÔÕÛÈ×ÚÇÈ ØÍ×ÉÉÈÛÈ×ÈÔÛÈÈÔ×îÍÊÈÔÕÛÈ×øÓÉÈÊÓÙÈÊ×ÌÊ×É×ÎÈÉÈÔ×ùÓÈÃªÉÍÎÐÃÇÊÚÛÎÙÔÛÊÛÙÈ×ÊÛÊ×ÛÔÛÉ Ú××ÎÈÔ×ÉÇÚÒ×ÙÈÍÖ×ÄÈ×ÎÉÓÆ×ÌÐÛÎÎÓÎÕÛÎØÔÛÉÉ××ÎÉÇÚÉÈÛÎÈÓÛÐÌÇÚÐÓÙÛÎØÌÊÓÆÛÈ× ÓÎÆ×ÉÈÏ×ÎÈÈÍØ×Æ×ÐÍÌÈÔ×ÛÊ×ÛÓÎÈÍÛÆÓÚÊÛÎÈ×ÎÈ×ÊÈÛÓÎÏ×ÎÈØÓÉÈÊÓÙÈèÔ×çøíÉÈÛÈ×ÉÈÔÛÈ îÍÊÈÔÕÛÈ×ÓÉÛÇÎÓËÇ×Ì×Ø×ÉÈÊÓÛÎÖÊÓ×ÎØÐÃØ×ÎÉ×ÇÊÚÛÎ×ÎÆÓÊÍÎÏ×ÎÈóÎÈÔÓÉÅÛÃÚÍÈÔ ØÍÙÇÏ×ÎÈÉÉÇÌÌÍÊÈÈÔ×Ê×ËÇÓÊ×Ï×ÎÈÖÍÊÅÓØ×ÊÉÓØ×ÅÛÐÑÉÈÍÙÊ×ÛÈ×ÈÔ×Ì×Ø×ÉÈÊÓÛÎÍÊÓ×ÎÈ×Ø ÇÊÚÛÎÛÈÏÍÉÌÔ×Ê×ÈÔÛÈÓÉØ×ÉÓÊ×ØÓÎîÍÊÈÔÕÛÈ× Utilization: èÔÛÈÚ×ÙÛÇÉ×ÍÖÈÔ×É×ÙÍÎØÓÈÓÍÎÉÈÔ×ÛÌÌÐÓÙÛÈÓÍÎÍÖÈÔ×çøíÈÍÈÔ×ÌÛÊÈÓÙÇÐÛÊ ÌÓ×Ù×ÍÖÌÊÍÌ×ÊÈÃÅÍÇÐØ×ÖÖ×ÙÈÓÆ×ÐÃÌÊÍÔÓÚÓÈÍÊÇÎÊ×ÛÉÍÎÛÚÐÃÊ×ÉÈÊÓÙÈÈÔ×ÇÈÓÐÓÂÛÈÓÍÎÍÖÈÔ× ÌÊÍÌ×ÊÈÃ èÔ×ÛÌÌÐÓÙÛÈÓÍÎÍÖÈÔ×çøíÈÍÈÔ×ÌÊÍÌ×ÊÈÃØÍ×ÉÎÍÈ×ÖÖ×ÙÈÓÆ×ÐÃÌÊÍÔÓÚÓÈÍÊÇÎÊ×ÛÉÍÎÛÚÐÃ Ê×ÉÈÊÓÙÈÈÔ×ÇÈÓÐÓÂÛÈÓÍÎÍÖÈÔ×ÌÊÍÌ×ÊÈÃûÉÌÊ×ÆÓÍÇÉÐÃÉÈÛÈ×ØÈÔ×ÛÌÌÐÓÙÛÎÈÔÛÉÉÇÚÏÓÈÈ×ØÈÍ ÈÔ×ùÓÈÃÛÉÓÈ×ÌÐÛÎÏ××ÈÓÎÕÛÐÐçøíÊ×ËÇÓÊ×Ï×ÎÈÉÓÎÙÐÇØÓÎÕÛ ÖÍÍÈÅÓØ×ÚÊÓÙÑÌÛÆ×Ê ÉÓØ×ÅÛÐÑÛÎØÉÈÊ××ÈÈÊ××ÉÛÎØÈÔ×ÉÓÈ×ÌÐÛÎÔÛÉÚ××ÎÛÌÌÊÍÆ×ØØ×ÏÍÎÉÈÊÛÈÓÎÕÈÔÛÈÈÔ× çøíÊ×ËÇÓÊ×Ï×ÎÈÉÙÛÎÚ×Ï×È ALTERNATIVES èÔ×ÛÌÌÐÓÙÛÎÈÔÛÉÎÍÈÌÊÍÌÍÉ×ØÛÐÈ×ÊÎÛÈÓÆ×ÉÈÍÈÔ×Ê×ËÇ×ÉÈ×ØÆÛÊÓÛÎÙ× STAFFRECOMMENDATION éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉØ×ÎÓÛÐÚÛÉ×ØÍÎÛÎ×ÆÛÐÇÛÈÓÍÎÍÖÈÔ×Ê×ÆÓ×ÅÙÊÓÈ×ÊÓÛÉÈÛÈ×ØÓÎÈÔ×çøíóÈÓÉ ÉÈÛÖÖªÉÒÇØÕÏ×ÎÈÈÔÛÈÍÎÐÃÈÅÍÍÖÈÔ×ÎÓÎ×Ê×ÆÓ×ÅÙÊÓÈ×ÊÓÛÔÛÆ×Ú××ÎÏ×ÈÉÛÈÓÉÖÛÙÈÍÊÓÐÃÛÎØ SUPPORTINGMATERIALS âÍÎÓÎÕúÍÛÊØÍÖûØÒÇÉÈÏ×ÎÈìÛÕ×ÍÖ òÇÐÃ ûÌÌÐÓÙÛÈÓÍÎ ûÌÌÊÍÆ×ØéÓÈ×ìÐÛÎ ìÊÍÌÍÉ×ØéÓÈ×ìÐÛÎÅÓÈÔÊ×ËÇ×ÉÈ×ØÆÛÊÓÛÎÙ×É ð×ÈÈ×ÊÖÊÍÏÈÔ×ÛÌÌÐÓÙÛÎÈ âÍÎÓÎÕúÍÛÊØÍÖûØÒÇÉÈÏ×ÎÈìÛÕ×ÍÖ òÇÐÃ