HomeMy WebLinkAbout2010-3246 - Ordinance - 06/10/2010Zv~n~ ORDINANCE N0.3246
AN ORDINANCE AMENDING CHAPTER 12, "UNIFIED DEVELOPMENT ORDINANCE,"
SECTION 4.2, "OFFICIAL ZONING MAP," OF THE CODE OF ORDINANCES OF THE
CITY OF COLLEGE STATION, TEAS, BY CHA]~GING THE ZOMNG DISTRICT
BOUNDARIES AFFECTING CERTAIN PROPERTIES AS DESCRIBED BELOW;
DECLARING A PENALTY; A]vD PROVIDI]~G AN EFFECTNE DATE,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION,
TEAS
PART 1: That Chapter 12, "Unified Development Ordinance," Section 4.2, "Official Zoning
Map," of the Code of Ordinances of the City of College Station, Texas, be amended
as set out in Exhibit "A" and Exhibit "B", and as shown graphically in Exhibit "C" and Exhibit "D", attached hereto and made a part of this ordinance fox all purposes.
PART 2: That any person, firm, ox corporation violating any of the provisions of this chapter
shall be deemed guilty of a misdemeanor, and upon conviction thereof shall be
punishable by a fine of not less than Twenty-five Dollars x$25.00} nor more than Two
Thousand Dollars x$2,000.00}. Each day such violation shall continue or be
permitted to continue, shall be deemed a separate offense, Said Ordinance, being a penal ordinance, becomes effective ten X10} days after its date of passage by the City
Council, as provided by Section 35 of the Charter of the City of College Station.
PASSED, ADOPTED and APPROVED this 10~' day of June, 2010
APPROVED;
r
MAYOR
ATTESrI`:
r
City Secretary
APPROVED:
City Attorney
~~lo-
GRDrNANCE NQ. 324b Page 2
EXHIBIT "A"
That. Chapter 12, "Unified Development Qrdinance," Section 4.2, "official Zoning Map," of the
Code of ordinances of the City of College Station, Texas, is hereby amended as follows:
The following property is rezoned from C-1 General Commercial and R-4 Multi-Family l
conditioned ~PDD Planned Development District to PDD Planned Development District: Lot 2R
and Lot 3R, The woodlands of College Station Subdivision.
xo~~-
ORDINANCE N~. 324b Page 3
EXHIBIT "B"
The applicant has provided the following information related to the purpose and intent of the
proposed zoning district: ,
"The purpose of the development is to provide an urban pedestrian and bike friendly
development containing multi-family housing, retail, and related uses in close proximity to
Texas A&M University. The intent of the overall development is to provide for housing with
the retail, restaurant, and related commercial uses being integrated in the overall development
that will support not only the development, but nearby residential as well as pass by traffic."
The Concept Plan proposes three use areas, The Commercial area along Harvey Mitchell
Parkway will follow the uses and standards of the C-1 General Commercial district. The Multi-
Family area located in the center portion will adhere to the uses and standards of the R-6 High
Density Multi-Family district. The Mixed Use area is located at the corner of Southwest
Parkway and Wellborn Road. The Mixed Use area requires non-residential uses on the ground
floor with the option for multi-family units andlor other non-residential uses above the ground
floor to create a vertical mixed use. The Mixed Use area utilizes P-MUD Planned Mixed Use
District uses in effect at this time this ordinance was adopted with addition of Health Care,
Medical Clinic and Drive-in 1 thru window as permitted uses. The Mixed Use area will follow
the standards of the C-1 General Commercial district except as otherwise provided in this
ordinance. The 1 o0-year floodplain is retained as Natural Areas Reserved and the Concept Plan
accommodates the relocation of the existing hike and bike trail easement for the proposed multi-
use path. The Concept Plan in Exhibit "C" is divided into four sheets which graphically depicts
the development and provides notes which are incorporated herein to describe additional details
and development standards.
Through the PDD, the following meritorious modifications have been granted:
1. Section 3.17 "Administrative Adjustment" of the Unified Development Ordinance
The Administrator has the authority to grant Administrative Adjustments for up to 10% of
any design standard in additional to the dimensional standards already authorized.
2. Section 5.2 "Residential Dimensional Standards" and 5.4 "Non~Residential Dimensional
Standards" of the Unified Development Ordinance
Required setbacks along internal property lines shall be reduced to 5 feet. An internal
property line is defined as a property line not bounded by Southwest Parkway, wellborn
Road, or Harvey Mitchell Parkway.
3. Section 7.2.E "Interior Islands" of the Unified Development Ordinance
Landscape areas between abutting head-in parking can count toward the interior island
requirement. To qualify, the island will need to be at least $ feet in width between the spaces.
Z~,p-
~RDINANCE N0. 324b~ Page 4
4. Section 7.2.0.7 Subsection of "Dimensions and Access" of the Unified Development
Ordinance
In the Multi-Family area, the requirement for parking spaces located within 15 feet of a right-
of way to provide a double landscape island X18-foot wide} for every 7 parking spaces is
reduced to a single ~9-foot wide} island for every 15 parking spaces. As part of this
reduction, canopy trees are to be planted along the multi-use path that are equal in number to
the reduction in the number of landscape island areas, with one canopy tree for every single-
sizedisland area that would have otherwise been required. For example, if this Subsection
would require 15 double islands fan area equal to 30 single-sized islands} and this reduction
only requires 12 single island areas then 18 canopy trees are to be planted along the multi-use
path, the difference in the number of single island areas as a result of the reduction. Also, if a
complete site plan application for vertical mixed use has not been submitted within five years
of the effective date of this zoning ordinance then the islands in the multi-family area will be
modified to comply with the double island requirement.
5. Section 7.4.N "Freestanding Commercial Signs" of the Unified Deveiopment Ordinance
Two additional freestanding signs are permitted within the building plot consisting of the
entire The Woodlands of College Station Subdivision in addition to the two freestanding
signs permitted by Section 7.4.N. The additional signs will be placed at the existing
driveways to Harvey Mitchell Parkway and Southwest Parkway and are limited to 10 feet in
height and 100 square feet in area each.
6. Section 7.6.F "Buffer Standards" of the UniDed Development Ordinance
No buffer is required between the commercial and mixed use areas and the proposed and
existing multi-family uses. The Natural Areas Reserved serves as the buffer inmost areas.
7. Section 8.2.A.9.b "Utility Easements" of the Unified Development Ordinance
Public utility easements are not required on internal lot lines if the property is replatted.
Public utility easements in alternate locations will be required if necessary to serve utilities to
each of the proposed lots.
8. Section S.2.A.10 "Blocks" of the Unified Development Qrdinance
In lieu of block length requirements, the central drive will be constructed with a minimum
24-foot paving width, 5-foot sidewalks on both sides between the traff c circles, allow
parallel parking with a wider paving width},meet driveway spacing standards for a minor
collector and the geometry, including centerline radii, for f re apparatus access roads.
9. Section 8.2.A.13 "Sidewalks" of the Unified Development ordinance
Sidewalks are not required along Harvey Mitchell Parkway as alternative pedestrian routes
are provided with the multi-use path and the central drive between the traffic circles to be
constructed with a sidewalk on each side. Sidewalks will be provided on Wellborn Road and .
Southwest Parkway.
Z~~ o
ORDINANCE ND. 324b Page 5
10. Section 8.7 "Requirements for Parkland Dedication" of the Unified Development
Ordinance
In lieu of the Neighborhood Park Development Fee, the developer may design and construct
the multi-use path and receive dollar-for-dollar credit against the neighborhood park
development fee. The multi-use path will be designed with the f rst phase of development
and will be constructed and dedicated to the City prior to issuance of Certificates of
Occupancy of the second phase. The design is to meet City specif cations for a public multi-
usepath and include exercise stations. The developer may opt out of the path construction
but will be required to pay the Neighborhood Park Development Fee for all units.
The following four meritorious modif cations apply to the Mixed Use area only if it is developed
as vertical mixed use. To qualify as vertical mixed use at least 2D% of the gross floor area of the
development must consist of residential uses above the ground floor.
11. Section 7.2.C.7 Subsection of "Dimensions and Access" of the Unified Development
Ordinance
The requirement for parking spaces located within 15 feet of a right-of way to provide a
double landscape island ~l S-foot wide} for every 7 parking spaces is reduced to a single ~9-
foot wider island for every 15 parking spaces.
12. Section 7.4 "Signs" of the Unified Development Ordinance
The area developed as vertical mixed use may utilize the Hanging Signs and Projection Signs
as allowed in the Northgate districts as described in Section 5.6.B.12.c.3 and 4.
13. Section 7.4 "Signs" of the Unified Development Ordinance
Banners are permitted on light poles internal to the site and a community flag for the
residential development is allowed.
14. Section 7.~.E.3 "Landscaping" of the Unified Development Ordinance
The double landscaping points for building plots in excess of 50,~~~ gross square feet are not
required. The standard landscaping points and requirements will apply.
Zo~o-
4RDINANCE N4. 3246 Page b
EXHIBIT "C"
W
~~,u''~c= f, ~","r O z agpDZ s ~ ,f~ r ~ti~~''~+,~ ~W ,!:,r ~ ~-~Y~~7l r\ y3 "''~w irr f~S.rpLr 1~ N w 1112 D ~ ~~~f. ~ r++ ~ W ~ p6
/ .r1/ 1 ~ W J ~ X7ZZ2W stir--~ r r ~ \ y O ~[1 is
y^"a. f=~ 4 ~ ~ N ~ ~ . ~i i~ ~ W- ~ ••i•'0.` \ ~ ~ 1~~
'`~i'j'~.. titi''f~T~'+`r_:.J I+r ti~~ r' \t~-, ~ ~ ar ~ \ ~ \ ~
\ I LILILI \ \ fU'v** 11]jI aas
' ~ .
~ ~ _ ,
, ~J - - 1 \ \ \ 1 \ \ / , .
T - ~'`~r~~~ ~~r f~~~ - JAW ~ a8 /
/ I:r f r
\ ~ / xxx \ y
~ r•. Owl, ~ 'r ~
~ `;tea \ ;d ~ ~ 'w~ ~ iiee
. ~ \ M \ ax v V^ ,1{ 4 f
1
~
ti.. T + w a ~ 3 5~ a ~ aZ~ ~ Qz W Q F ~
~ s ~ 33 ~ ~ . ~ ~ ~~T~~ ~ ~~"z~ awN m3wa mo=o ca ~
~l ~ ~ ~ W~j[7..~,~, 2 p~~y`,~ ~ ~ ~..a.~ ZV~~ JUN :}fW ~J
f 16 W ]p~2~x0 ~ +~3~~~0 J }0. ~aQip 2 ~ q2 0 a u"W ~-'L<J~ ~ 0 _ $ d ~ LL z z~ z ~ x U a 8~ U O a .e ~ w~~S~~ ~ ~~~SJ~ ~ a ~ ° z ~
~z U a
J
Zo~o-
~RD~NANCE N~. 324G Page 7
W
J4~~ i:\~7~ii,~y~~,d~~r'r' ~ ~(]3z J'~, ~Z_~q~,~` ~ `,~M`\ .I z r r ;\~~,~=Zy.•:..1^r• Z = ~ _ ~,,'.,`.ti\ ` l~W ~\}~Ldd _ fA
lJ+~"~„'(y ~Y': a ~ti v~~ ~ r:' Z a ~Q O '~f ~ti ' , LLI ~ I~ `~Y ~ \ ~ is ~rr~( ~,r' , ~'~'~.~''7. f2~' W N Wd Za ''y y~ ~ `QQQ ~ + I G, ` ` L,
~f~,~'`~, .f r~v~ N W =U~iV1 \ ~ \ \ ``ta'i 'I m r ~ ~ rf ~ ' \ uJ ~ ~ ~ w ~ ~ r+r rr• r~r rr rr ~ ~ ~ ~ } 4
t-"r~te~ 0 ~ ~a ■ ~ ■ s a. ■ '`r'w~ ~ ieZ~ w r we w~ ~ ■ ti ~
'ter\r ~ z ~ • - F.• ~ . \ ~ ,•m •iYl~7U ~ ,..f, 4,. Uhf ~,Y,.~~ ~1 ; I• \ ` `~.IQ~~ ~ ' ~xa ~`.r .,t. ` •Q',\,~..I as
- -c ,,rte ~ ~ t~`~\ ~ ~ f~
f!4 A '1~~fi,}fIW~ I ,,~\I I`\~~, \ ~•~,\I T `f ~y2pm7
` 4+ , ~ ' / v
WY W \ ~ \ f r - _ \
~
. ,
~ ~ y 1. ~ ~ ~ :r ~ A
~ ~ ~ ~
f~ v~~ J~~)
r ~ ~ ` ~ N
\f;'~'~' _~nC~ ~ ~ ~ w Vim' ui z~ ❑ ~ pp pai`~q z a ti.~'\, t wa Iu w x s " ~ a ~ ut~q a
\f,:~. Wm w~ ~ya[~p ~ ~~S~y 1~1 ~p r~o JZg ~~~0 a~ a u7 \:'f~.y, !'♦1 - . ` ~N JOB J t LyS~il yj ~p tqr} O ~CO Q~ eC~NN H ~ ~••~'\f ~•5~~\y' ! gg~w~ ~ ~ Senry 4 p~~(~^ ~~R~°~ ~Q_~ ~~W- ~'~a N J
• , i ~~dC7w~^ ul W ~~^x~dR v~=^Y~~ LLUJ~ N3~~ NTO ~ ILJ ' \ f \ i r ~ ~4 r~i ~ 3p~~~ h z r ~ ~ cip^ W~~ ~ ~m ~~(}QI F- if J,~'~I a~N~~B z ~U~C~F~~ ~ Y~'~',~ U(Aa" OTQv~i ~
• .E 3z wFw~~~ a =x7N~xx w ~8 ~zx ~ pao~ ~x~z ~ V 00 O~~ LL ~
1 ~ ~ U Q
J
Z~~ ~
~I~DINANCE N~. 324 Page S
w a .
,r!•, ~ ~ 11 e~y'~~.}y,4 n ~2 Q a - lL Q H R' pl
~~~'~~~\c 1~'$ ~•,'.Yl~j~a N N wl11zU a ~ d, N Wa"d ~ Li
~,~i14.{,r~ rr?:. ~ ~ `-''t.~tiJ N aU~W ~ Qg~ o6U~11fA 0 ~ H v ~ . ~ ~ ~ ax~~' ~ ~a7 x~w- viz ~ } ' fir; w~x~w , H ~ no(7? w
~R F,i~ ~ J a z2 ZY z ~ JFUN ~ w X ' • ~ fi' f ~°r: ~ a ,(~i+~ ~ r ~ I ~ U y1~~a+Q] JW ~ AIL ~W~ U ~ V
~ ~ ~W ono- v ~ Qo o~ ~ ~ '?5~ f''~,r''va ~It d N ~ ~ ~~zaQ2 ZLL _ ~ ~ 0 ~a .
.mot' i•r%~~1~ r1 y~ a ~ ~ U ~r.najU21-_ ~-W~- - - ~ (J ~ ~ ~E
' ! '1 .:~~7--7riY~~ ,S I~ fUti~ ,,\ti r~ ! tiff = aO~ ~'y
~ a a Z~W w❑ ~ Y 4s
o ~ . • - - - o~~ r d- ~ _ - - - Q~Q QN~ ~ fit, ~
U , ~ a zzm~?~ ~ ~g ~~z , l ~ ~1
' ,!VIII " ' ; r~' I, Y
~ 'I 'I "I~~ . ~ j
4y } z ''~141~ III ; r' ' ~Qz 4 .t~if~ug~ ~a'~aQ^~ II - • - a ' ~ .dJfn
z SFW~°=$ U a~~Z= ~ ~'1 J~LWW ~ VVV 1 1 ~ 1 ~ I
r,'" •'•r ' r' Q V
`:x ''.ti ~ i ' I [ Zti - Y ~ • `ti ~ 'mot • ~ t ~ ~ ~
.x. \ - .:.r . w
~ ~`ti i
~
Ili I ~ ~ ,1\ ~ ` {
,s\ I' ~ Mfr ~ -I____~ • . t
J
~o~a..
~RDINAN~E N~. 3246 Page 9
y ~~,;7~a~~~~'~ ;ri:;~°~!:Sl~~,~.,e4 Nn° W Z~q S a ~~w a ~ F WQ-'Q ~ ~ pi ~,.rrsi~,.r~ 1 '~v~•'! w~m p ~i25~' ~ z .,Z~ ch~FQ Zca.~ ¢ cv /~1y+;.~ ~ ~g ~ m~ ~ c wam QgJ dfdNN QJ~ F v
~ ~ ` ~~~i~Q ~ ~~ryn W zp~~O~emj p~~~O~ ~a~ NQ W J ~ W Q' W J Q S ff~ .✓,k.,.~~~`~ ~ 1 6'f9w~~` nn ~-z~°d W i z~ =^k~~ aW~ m3Wd ZQ ~ W .Fr. 'w~J` .,•'J„( V 4' ~ ~7 ~i C 30= ^n z ~ ~ ~ []^ry ~ J~ ~Vm J
fi`,'` ti ~ 1_ .^ti ; { ~ 7~HU~ ~ w = ~ i gy=p' Z~2 ~ IAN W o X 9 ~i''~~/~'~;, i I z $~WF?? ~ zzN~=Z J ~8 ~Z= U ~zx O U ~p ~W3 U Q ~ ~Y
'.r•~O~JY/f-'~ ~ I!! ~ ~~is~~~ ~d U ~~~c°~~~ ~ bn~c~~~ U Z~ Q ~ ~ ~d~ i
~~'',,,,,,..++~I+r ~ O y '~~r rn:`lrJ,'~ , i` '1 U~ 9 ~ ~
~ ~ ' r
V F~ a~ z~ j
W N N u~~ d~
~ ° W ¢ ~ ~ -
cwl~ 0 Z7~~ Q¢ w ¢w w p
F Z ,W U JOH N~ ❑N WH~Q Z ❑fA~ Q ~ JZ fI~ ~ ° W W J~ ~w fAQ m ~u.0 W¢ OOW} w~ ~~_d
WOE T JJ W Yc~/~cl~ U} NW(7¢ }(a O~'mV Z W ~ W r~
m~° ~ wm~~ N¢ oZw~ oZ wz~~ ~ rn ~ 2❑ tnz F_ O- ~ w J z_ ~7w ww°a ?N~z =WZ ❑ O~wX ~2 XwwW O~ ~UN~
f/~W°° fA2W J ~W~~W U~°~(~jmH ZdJWWOQ Om~~ ddUO m ~YW❑cI~ °pZWCn~p N ~WNJZ
ZJm~ W-FN Z2 w> Z = O Z~ ~Zd- oJ m ~~w¢~ w¢a~J Q~~~mo~ OO J J=N~ Q O~~Q¢OoZa °ZOzJz~ ~~Y~WZ~
mNU ~o~N{~Z ~LLJ°-~°~~WOm~zOw Z J WQ-- ~aVO}~V~~ ~ ¢~~~w ¢~7ww~Jwpzw cn¢~w
cwnul¢J~¢¢g~ Z1¢~w❑ oW¢°-w°O~z°°~~°~ ~°w~w°cn wm~~c7°°or~O~¢~~m~ }¢°°N~a~ww=~~Jww °0;a~~wQWV~w¢U~C~
~W¢wWJ QY~[~-❑~~~ H_daQ=JVZ~Ywu7~Nw ¢N❑ z°cn w a w ~ ¢a- U ~o~~"m=~~¢w¢O~zWNNoOQ~~W=~~wcNnz
zd~ w w~ w of m Wz~O~m° v wWOm~JvaON=~aJ~w(7=¢W¢u1J''"'°¢zOZ dWNOm20 ZJJ ❑~NJ-~ ZH ~ WJWw°Q~- QZ g N _ZOw J ~ g w~~ ¢--o
~~ZU}~°¢W=❑O¢OZNw~O~YcAmQ~° =XZZO~ m Nw~ ' -wU~-~Wd wOaN~oN ~z~o¢~o~= =-WAN O~~m ~ ()wW~z.¢~OO-
=U'¢m'U~7WN~N°z~~0o'N❑O~~z~W¢~J=JWNa[~~~~ ~ ~z~z¢¢g?=¢wN~ w~~,am~~~,~J zw w_}w wow a vyw~¢~w~?
¢poN w wcn~z- ~w=t•-wav¢=n¢.cN7~~¢~W~rnW ~ ~LLfA ~~~~>]w~~JwW~Z20
❑ ~ ~w 7C>>~ o C)¢OZWWI--~❑~(7gZQ~~W~OVp a ~ ~ - ~~~~W~~~uwiWOom❑¢zowww~ J~pOW°w~=wX~ rn~ C~
~~¢~~~a~awc~Ovaia~¢g¢~o~~-~~mmv❑i¢¢~¢o?a U
~ CO Ol O r N d' r r r r Ly N N N N '
~ ~ ~~r
~ a~~~~
Z ~ _ w ¢ W Z o~ °z ~ °o g❑ o~z
c~z ° w J¢ cn w w¢ ~ Wzz
~'zYO ~ w z~ } v ~w ¢ ~0
cnzo~ ~ ¢ ~O =o •~~cnw ovw
~Z~N ° to o-¢° zw w¢dw m~~ O Z ~ z¢ °N~ ply-W°~w° JHw ~~zz w z zw~-Jwm"' Jw0
NO~o w ¢ w~ ~acnzi}oN=moo ~NW~ ~ ~~w =zW~m~a~ncn~F
=ZOC~ N Y¢NO [~~}ZU~O~~WZ~UwW~ W~oO ° ¢~z° ~oJgJ~o~~'w=a~~~
zww ❑ a_Ow w Ua00 O~ w~°~n =-ZZ w ~~w ❑z~WpJz~aa.~J-Uz og m vii m❑ m~= ~acoam~~ -
oo~~ ~ cnJNZOz~~=o~NJow~'~=o
~J d OJw❑-rr}_.Z~Z~{v}-ZOa}~~W mwcncn ~ wz-vo°} ~nwzwpJ~woJ°~- oo--o~o~a~mdo~ ~~--z~waz ~~~~¢~¢JNaa°~~a°¢a~o¢~n°wo}~
vi ~u~~~m~>>~~°zZ~wzwa~~wp❑[~?Jw
~-~~~a~wm~wzpw~wowwWUwo~W~~~
r LV @~ li7 ~p f~ G4 ~ O r- N f~7 d' u) r ~ r r r r
a
I i• 70 70 70 D D N o ~ ~ m a ~~Ir~. u, l n
c ` ~y-_ Z ~ N ~ ~ o o ~ '~a ivdw~~tiaK u~P ~ y°~ ~ ~;i ~ ~ ~
~ ~ (A ~ ' fr' ~ m 1~~" Ya J o 70 D ~ P
0-•~ c~ ~ ' I C~:~ ~ ~ ~ 'Q ~ rfl C1 ~ c? ' ' N ~ ~ ' J i r] 1■ X (p ry ~ C V1 ~ ~ w,~ ~ ~i ~
a7 ~ pal N ~ ~ y ' m A
7~~~ro 0 ~ e co ~
m mNN~j ~ Q. C 7G fD fG [T ~f1 ~ ~
~n m~~? z ~ 3 °c V .r N I $ 1 Y a
~ , m Q~ s ~ p ,
~Y/~ Y p ° • YW p
1 V 5~,1 . P ~1L ~ m ~ r ly
m ~ 4~~ ~ R, ~ ~ ~5r, ~ q" , (7 n D ~ Xl 7!170 ~ ~ _ ' ~ ~ ~ p 1 1 1 1 1 , 1 Ci -z-~ ~ ~
N~~~l6~AW ' ~ C n ~ ail ~o d 1 m ~ ~ ~~1~ ~ P
~J ~ " r1~ ~ ~,J ~ a ~~3m~=~ D o ~ ~~~~i~ ~
c~o~~'mD~~ `I ~ 3 m nn ~
~ • r~~-n
'Y m ~ o NnOQT C r2J •=a '`-1 a
ro ~ v ~
y ~ ° , G~IU
qc,~ ~ N ~ ~ x e C ~J
~ 1 ~l ~ ~l ~o _ , : A C ~
~i~ y
D~S~ I I I I n ~ ,4~, ~ coc~~~W ~ ~ A ~
I ~ ~ u I~;n d m ~ g ° ~ A ~~70n=rte ~ ~d~ a N°
>>roro y
. Ol C N ~ ~ u ~ [ ?C 7 ~ N ~ 3 ~ ~N ° a tt
Q ~ ~ 7 C1 s \ Rid ° E ~NfGC p1 y ~ u ~ ~ ~ u 1
LD~~N y q ~ ° 7D$rt ~ °
N Nroco ~ 1~ ~5r 3 ~ m N ~ ~ ~ u ~ x ~ {U ~ r ~ u 4 ~ A _ ~
~ r~~~ ~u \ 3 m ° y a '
~ fl PI i° a x n D .X> 'J d /T y ~7 0 { r ~ +d
'AVVl/ ~A~ V 1 ~~~i~~ 1:! y ..:1 1~1 ~ p z ~ v~ ~ o ~ ~ ~ G ~ a
b ~ o ~ ~ b ~~'1 ~ tl ° v 7C~OZZZ~ a a P ~ ~
o O C ail (11 {~1 ~ a r b P r 4~'~~'r•~ o m Y o
n 5 t T ~ ~ ro ~ ~ i N i ~ `w ~A aw 1141 + N u '•1~ N y .N
' (D ~ Q. fl. N ~ ~ b` ~ ~ ° ~ d w
~ ~ ~ ~ ~ w ~ ~ °o d ~
m W Z ~ fG ~ o ~ ~ ~ ~ QrtN ~0 Nx' ° a ~W 5 ~ ~
Q ~ O 3 3 D Z ~ '~0 u ~ ~ mN m o ° N ~ roro { ~rt d ova +Nw s ' w0. A~ ~ rt r'1 /fm// d
~ 8 tl d ~ tl Y O N ~ ° ~ W ~ ~ ! tl tl
ZISIHX~
0 ~ a~~d 9~iZ~ '~N ~~I~I~ICI~4
a r