HomeMy WebLinkAbout05/21/2009 - Minutes - Planning & Zoning Commission',
,I'~anrria~re;°C)ra~~&i~ma~aa Sa-rr~cr^a
MINUTES
PLANNING AND ZONING COMMISSION
Workshop Meeting
Thursday, May 21, 2009,
at 5:30 p.m.
City Hall Council Chambers
1101 Texas Avenue
College Station, Texas
COMMISSIONERS PRESENT: John Nichols, Noel Bauman, Paul Greer, Doug Slack,
Winnie Garner, and Hugh Stearns
COMMISSIONERS ABSENT: Thomas Woodfin
CITY COUNCIL MEMBERS PRESENT: John Crompton
CITY STAFF PRESENT: Senior Planner Jennifer Prochazka, Assistant City Engineer Josh
Norton, Senior Assistant City Engineer Carol Cotter, City Engineer Alan Gibbs, Greenways
Program Manager Venessa Garza, Transportation Planning Coordinator Joe Guerra, Planning
Administrator Molly Hitchcock, Director Bob Cowell, Assistant Director Lance Simms, First
Assistant City Attorney Carla Robinson, Action Center Representative Kerry Mullins, and Staff
Assistant Brittany Caldwell
1. Call the meeting to order.
Chairman Nichols called the meeting to order at 6:00 p.m.
2. Executive Session to be held in the Administrative Conference Room.
The Executive Session was convened at 5:30 p.m. in the Administrative Conference
Room.
Consultation with Attorney {Gov't Code Section 551.071 }; possible action. The
Planning and Zoning Commission may seek advice from its attorney regarding a pending
or contemplated litigation subject or settlement offer or attorney-client privileged
information. Litigation is an ongoing process and questions may arise as to a litigation
tactic or settlement offer, which need to be discussed with the Planning and Zoning
Commission. Upon occasion the Planning and Zoning Commission may information
from its attorney as to the status of a pending or contemplated litigation subject or
settlement offer or attorney-client privileged information. After executive session
discussion, any final action or vote taken will be in public. The following may be
discussed:
May 21, 2009 P&Z Workshop Meeting Minutes Page 1 of 3
a. Weingarten Realty Investors v. the City of College Station, Ron Silvia, David
Ruesink, Lynn McIlhaney, and Ben White.
No vote or action was taken in Executive Session.
The Workshop meeting reconvened at 6:00 p.m.
3. Presentation, possible action, and discussion of consent and regular agenda items.
There was general discussion regarding Consent Agenda items 3.2, 3.3, and 3.4.
4. Presentation, possible action, and discussion regarding an update to the Commission on
the status of items within the 2009 P&Z Plan of Work (see attached). (JS)
Jason Schubert, Staff Planner, gave an update regarding the 2009 P&Z Plan of Work.
5. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming
Meetings.
• June 4, 2009 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and
Regular 7:00 p.m.
• Monday, June 15, 2009 ~ City Council Meeting ~ Council Chambers ~ 7:00 p.m.
Chairman Nichols reviewed the upcoming meeting dates for the Planning & Zoning
Commission.
6. Presentation, possible action, and discussion regarding the Bicycle, Pedestrian, and
Greenways Plan.
Venessa Garza, Greenways Program Manager, gave an update regarding the Bicycle,
Pedestrian, and Greenways Master Plan.
7. Discussion, review and possible action regarding the following meetings: Design Review
Board, Council Transportation Committee, Joint Parks/Planning and Zoning
Subcommittee, Wolf Pen Creek Oversight Committee, Platting Requirements and
Standards Subcommittee.
Chairman Nichols gave an update regarding the Design Review Board.
8. Discussion and possible action on future agenda items - A Planning and Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
None
9. Adjourn.
May 21, 2009 P&Z Workshop Meeting Minutes Page 2 of 3
Commissioner Bauman motioned to adjourn the meeting. Commissioner Slack
seconded the motion, motion passed (6-0).
Meeting adjourned at 6:47 p.m.
Approv
U - ~
Jo ' hols, Chairman
Pl mg and Zoning Commission
ttest:
Britt Ca well, taff A sistant
Planning and Development Services
May 21, 2009 P&Z Workshop Meeting Minutes Page 3 of 3
.~'let~trtr~~~G°l~c~°raa~tt,rrrt `~n~i~'~•~
MINUTES
PLANNING AND ZONING COMMISSION
Regular Meeting
Thursday, May 21, 2009,
at 7:00 p.m.
City Hall Council Chambers
1101 Texas Avenue
College Station, Texas
COMMISSIONERS PRESENT: John Nichols, Noel Bauman, Paul Greer, Doug Slack,
Winnie Garner, and Hugh Stearns
COMMISSIONERS ABSENT: Thomas Woodfin
CITY COUNCIL MEMBERS PRESENT: Lynn McIlhaney and John Crompton
CITY STAFF PRESENT: Senior Planner Jennifer Prochazka, Assistant City Engineer Josh
Norton, Senior Assistant City Engineer Carol Cotter, City Engineer Alan Gibbs, Greenways
Program Manager Venessa Garza, Transportation Planning Coordinator Joe Guerra, Planning
Administrator Molly Hitchcock, Director Bob Cowell, Assistant Director Lance Simms, First
Assistant City Attorney Carla Robinson, Action Center Representative Kerry Mullins, and Staff
Assistant Brittany Caldwell
1. Call meeting to order.
Chairman Nichols called the meeting to order at 7:00 p.m.
2. Hear Citizens.
None
Consent Agenda.
3.1 Consideration, discussion, and possible action to approve meeting Minutes.
• April 2, 2009 ~ Workshop
• Apri12, 2009 ~ Regular
• May 7, 2009 ~ Workshop
• May 7, 2009 ~ Regular
3.2 Presentation, possible action, and discussion on a Final Plat for College Hills
Elementary School Subdivision, consisting of one lot on 16.066 acres located at
1101 Williams Street. Case #09-00500079 (JS)
May 21, 2009 P&Z Regular Meeting Minutes Page 1 of 4
3.3 Presentation, possible action, and discussion on a Final Plat for Spring Creek
Commons Phases 4 & 5, consisting of ten lots on 24.588 acres located in the
general vicinity of the northeast corner of State Highway 6 South and William D.
Fitch Parkway. Case #09-00500083 (JS)
3.4 Presentation, possible action, and discussion on a Final Plat of the Barracks
Subdivision Phase 2, consisting of 50 lots on 5.012 acres generally located
southwest of the intersection of Rock Prairie Road and F.M. 2154. Case #09-
00500071 (MKH)
Commissioner Slack recused himself.
Commissioner Bauman motioned to approve Consent Agenda items 3.1-3.4.
Commissioner Greer seconded the motion, motion passed (5-0).
Regular Agenda
4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
No items were removed from the Consent Agenda.
Public hearing, presentation, possible action, and discussion on a rezoning from A-O
Agricultural-Open to C-1 General Commercial for approximately 8.76 acres generally
located east of State Highway 6, approximately 2,600 feet south of the intersection of
State Highway 6 and Rock Prairie Road. Case #09-00500055 (JP)
6. Public hearing, presentation, possible action, and discussion on a rezoning from A-O
Agricultural-Open, C-2 Commercial Industrial, and R-4 Multi-Family to C-1 General
Commercial for approximately 35.70 acres generally located southeast of the intersection
of State Highway 6 and Rock Prairie Road. Case #09-00500056 (JP)
Chairman Nichols indicated that because Item Nos. 5 and 6 are so closely related, they
would be combined into one item for purposes of the staff report and public hearing and
then voted on separately.
Jennifer Prochazka, Senior Planner, presented the rezoning of 8.76 acres and 35.70 acres.
She identified the property and the rezoning requests and confirmed the staff's
recommendation that both rezonings be denied based on the review criteria stated in the
UDO. Ms. Prochazka said that the analysis of the rezoning requests included an analysis
of the availability of infrastructure and services in the area and that the staff has
determined that the utility and transportation infrastructure do not currently exist to serve
a development of the intensity of the rezoning requests. She also said that the UDO now
requires the submittal of a traffic impact analysis together with a rezoning request of this
nature and that while the TIA for these rezonings proposed mitigation, the proposed
mitigation fails to address all of the service impacts associated with the rezoning. The
TIA shows a clear degradation of service even after mitigation to a point that is
unacceptable.
May 21, 2009 P&Z Regular Meeting Minutes Page 2 of 4
Chairman Nichols opened the public hearing.
Brock Bailey, 1445 Ross Avenue Ste. 3800, Dallas, Texas, gave a brief history of the
site. He stated that C-1, General Commercial, is consistent with the Comprehensive Plan
and that the City gives great deference to the Comprehensive Plan in accordance with
state laws. Mr. Bailey stated that C-1 is an appropriate zone for this property and that the
City had already decided that the rezoning is compatible with the present zoning and
conforming uses of nearby property when it adopted the Comprehensive Plan. He said
that staff comments are focused on utilities rather than compatibility and if Weingarten
developed the property mitigation would be improved. Mr. Bailey also said that the only
thing allowed under the City's UDO consistent with the Comprehensive Plan is regional
retail and that without the rezoning the property is not marketable. Finally, Mr. Bailey
disputed the staff's analysis of the traffic mitigation plan and said that the Applicant's
traffic engineer would further explain those issues.
David Usari, Traffic Engineer, stated that if the property is rezoned and mitigation is
implemented the development would not have a significant impact on the roadway
system. He said that if the current zoning remains and there is no mitigation, the roadway
system will experience a significant and major traffic impact by 2011. In response to a
question from Commissioner Bauman, Mr. Usari said that the levels of traffic service are
all fine today and that he used a projection of a 4% increase in traffic to the year 2011
and the implemented R-4 zoning in the area. He then said that his traffic study assumes
that the rezoning has taken place and proposes mitigation for the year 2011.
Patricia Klein, 9214 Brookwater Circle, College Station, Texas; Melanie Burrel, 9100
Waterford Drive, College Station, Texas; Ann Hazen, 1309 Wilshire Court, College
Station, Texas; Gary Sorenson, 2405 Faulkner, College Station, Texas. Some of the
concerns of the citizens were traffic, safety, environmental impacts, and infrastructure not
being present.
Brock Bailey spoke again and reiterated that the impact of the proposed rezoning would
be mitigated.
David Usari responded to several additional questions from the members of the
Commission regarding signal optimization, the addition of traffic lanes, the changing of
road striping on the bridge, and the fact that the Barron Road overpass was not included
in the traffic study.
Chairman Nichols closed the public hearing.
Jennifer Prochazka, Senior Planner, Bob Cowell, Director of Planning and Development
Services, and Joe Guerra, City Transportation Planner, answered a number of questions
from the members of the Commission regarding access to the property, the impact on
traffic by different types of commercial development and traffic patterns for peak hours
of commercial development.
May 21, 2009 P&Z Regular Meeting Minutes Page 3 of 4
There was concern expressed by the Commissioners about the traffic that the
development would generate.
Commissioner Slack motioned to recommend denial of both rezonings.
Commissioner Stearns seconded the motion, motion passed (6-0).
7. Discussion and possible, action on future agenda items - A Planning and Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
None
8. Adjourn.
Commissioner Greer motioned to adjourn the meeting. Commissioner Bauman
seconded the motion, motion passed (6-0).
Meeting adjourned at 8:30 p.m.
Appr a /~ ~
Jo ichols, Chairman
Planning and Zoning Commission
Attest:
1
Brittan Cal ell, Staff Assistant
Planning and Development Services
May 21, 2009 P&Z Regular Meeting Minutes Page 4 of 4
PLANNING d~c .~~NING C'011~MISSICJN
C1
~Z
.G~~ST ~'~G~S~R
MEET/NG DAT6~ I a Z OI~~I
2. ~ ~ ~ i~~~t ~-I I
s.
4. ~®F~k.~~ ~s rte; T'/~
~.
6.
7.
s.
9.
10.
12. ~/ '
13.
14. o~~~ ~Lt~, ~ ~
D~ SS
~~~ ~a~
,~ ~
~ ~i~~~ ~,~ZoZ.
. o 0 1,~1 ~.f.er ~
.~
O :`~~~ s
______,
3~ I <~ ~.~ ~~ ~'~ `~~S
-may ~/ QiI~;S/-~ytP ~ ,~ ~~~/ 5
_ll o P~7~ ~ I ~ C~~_~
~,.
_~1 ~b7 ~G4~$r~u~H ~ r Cs 7>d~~S
3
•
23.
22. ~ / ~ G ~j~/r1
23.
24.
o ,,~,~ z~~. ~. s
r _,~
_Xv db~~ (~! 7 7 ~'75~
.~
~~
Registration Form
(for persons who wish to address the Commission)
Date of Meeting S Z ~ c~ -
Agenda Item No. S~ - `
Name t~~(c: ~~-~ -
_ 5'1~
Address 1 X1-5 aos~s /~ S1t 38Gn _'i~ ~l c~ . 1'S'to- 'z.
If speaking for aid organization,
n:
Name of orgaruzatio
Speaker's official capacity:
we,., - .
-- ~
- ~ _
Subject on which person wishes to speak:
Please remember to step to the podium as soon as you are
recognized by the chair, hand your completed registration
form to the presiding officer and state your name and "
residence before beginning your presentation. If you have
written notes you wish to present to the Commission, PLEASE. ^ .
FURNISH AN EXTRA COPY pOR PLANNING FILES.
_~~~~
-Registration Form
(For persons who wish to address the Commission)
Date of Meeting ~/a-' ~. l 0`~
Agenda Item No. ~T
Name " T~ i c;~ ~ ~, et,/1,
Address qi o~Lf ~~~ r.~P(' .~ d'cQ,~
If speaking for an organization, -
Name of organisation: ' ~ .
Speaker's official capacity:
Subject on which person wishes to speak: `
- ,
Please remember to step to_ the podium as soon as, you are
recognized by the chair,,, hand your completed registration
form to the presiding officer acid state your name and
residence before beginning your presentation. If you have
w"ritten notes you wish to present to tl}e Commission, PLEASE
FURNISH AN EXTRA COPY FOR PLANNING FILES.
_ \.
\ ~/ -
1
Registration Form ~ "
' ' (For persons who wish to address the Commission)
` Date of Meeting ~ " ~-r ~ ~ "
Agenda Item No. s. ~ ~ "
- - ~ ~ rY2 I
Name
- -,
Address ~ l d O 1`,~ r'~. f P /" ~ i% _
If speaking for an organization,
Name of organization:
~i
Speaker's, official capacity: _
Subject on which person wishes to speak:
Please remember, o step to the podium as soon as you are
recognized by the chair, hand your completed registration
form to the presiding officer and .state your name and
residence before beginning. your presentation. If you have
written notes you wish to present to the Commission, PLEASE
FURNIS~I AN EXTRA COPY FOR PLANNING FILES. .
,- _
I
~ ^
D ~
.~. ~ ~
o~
C7 0 - ~
_.
°- ~' . ~ ~-
~, ~
c~ ~ =~ CD
cQ ~ o ~
o ~
~ -t, -
~ oo ~
~~ ~ ~
o C~
~' ~ CD
~ ~ ~ ~
= N r-~-
-~ ~ ~ o
~ ~
X (~ - - (~
~ ~ C~ ~
~-
. ~ p ~
V
^
T
cr
fi
s
s
a r
~~mv-p
~o~n~.,
.~~ ~_
O CD ~ C N
v ~ N cn O
~ v ~' (D O
N ~ O ~ N
v ~
_ Q
_ ~
N O
D ~ ~ ~ n ~_ ~
~ C
C O
~ ~ N
N
~ 7' UI Q fD fR `G
(! N ~ ~ ~ ~ O
O
~(!~ CDC ~(Q
n O CD
~ N
~ ~ ~
`~ X 30 ~~
~ ~
~ ~
fD ~ ~ ~ n.
~ ~
n
~ O ~ N ~
(n . fD
~
O ~ .
~
~ ~
O O
~' N
< O
~p O
f/1 ~
~_
~~ n•
~ O
CD '-.
O
O ~
'~ ~.
(D v
`G
O v
~ ~
;i7 a-
C CD
~ ~_
~ ~.
~ ~ a' D C7 D
~~ ~~~
v ~ v ~ Q
O. O (D ~ ~• ~
~. ~ j ~ ~
~ ~ Q- ~ (D
O n
~ ~ N O o-
w ~ ~
~'v_~~N
cu~v~oo
Q rn
v
~ ~ ~ a ~
~ ~
N.
~ V1 v
~
~' ~ K
7 N
4
~
J n
a- m
~
t ~ o
~ 3 0 0
v ~ ~ ~ ~
m
~ 3 c ~ ~ cp
n
~-o
c~ ~
cv co ~ cn
~
1 <n ~ m v f
Q
•
~ ~
~
v
~ ~ O O @
i to ~ ~ ~~ ~
i ~ O' _~
f Qy
Q O
~ ~ ~ O
. ~ n ~«
(7
~ ~ o s
cn Q (D
O O
7
I h
W
~ r v
ip o p ~ ~. cn
In ~ (~ Q' 7 ~
lD~~ {Op~ N
Q ~ ~ o
_~~ ~-~
~ ~ ~ ~ C7
m ~•
-a D < v ~ ° ~ m
~ (D .
N ~ ~ ~ ~ ~ ~
,~ Q 3 n O p' ill N
N_.~~.~~ Q.o
0
o v m a ~ ° ~ ~
~ ~ ~
~ ~
~ O O ~ N ~ N
!p ~ ~ CD. O~ ~ ~ Q
v ~ ~ ~ ~~ ~ ~
Q Q ~ O
~ ~ _ Q ~ ~ to
O ~ ~ ~ ~
1
O n `~ ~ n .a
~_
lD O O ~ O N
~ -n '' ~ O
O
O v C~ p N
O' ~ a ~G x b
O ~ O~ ~ Q ~
~ ~ O Q ~ ~
~ ~ Q ~ Q ~.
~ ~^ ~ ~ N
~ ~ ~ O v ~
~ ~ ~ ~
N `G ~ ~
O ~ O (D ~
Uri cD ~ N ~ ~
fn
~ (D`~O CAD
~ ~
o ~ ~
~~
~ N
0
~ '~ N
(D
CO p O
v ~ ~
~~•n
~ o
v ~ ~
~ c'•
o m
~~
_ ~ ~.
Q ~ ~ ~
~
N ~
~
`~ rn
v ~
- n
(~
. ~
p,
0 O
~ 0 "~
-
O ~ O
fn ,
~-
~
n <p CD
' n ~ ~
Vi ~ ~ ~
.
N ~
N O N ~
~~ _
~ C ~
.~ ~ c N
,O N ~ ,N
O
~ ~ ~
~
~ v •
~
O CQ ~
~ (D
v o-a ~ v ~
~-*o
v ~ ~ o~r
~Q~
~. ~' o v o
C7
~ ~ O _ 00
~«
.--r O
S -n ~ ~ N
O
_. flI
~ ~
~ @ ~
o v ~ D
Nca ~~~
w
~
~ v ~
~~ v
_
v, ~ o ~ ~.
v
o ~• o ~ ~~
~ ~ ~ ~ ~ ~ o i
O 0~~~
~ ?- ~ ~ ~ ~
a o m ~ c .
i
~ ~ C D ~ p
~ ~ O O ~ ~ ~ 1
(!~ O n ~' ~ fl- ~
Q CD ~ '
~ N N
7 ~
O ~
~ Q
~ w
~• o'
v
o' D
~ -a
o ~
~v
(D ^~"'
O ~
lJi ~
O ~
O
CD ~
n ~
m
~.
~--f
~5 IC r T ~1 T ~ ~ ~ ~ ~ ~ ~ :Y G ~+ ~ C ~ G
~' ~l~ss1 i! t• d~ t+ s ~ lE ~ _ 7~' ~ y7~ P. i~
~~ c e`_ Q s`_ a f~ i~ ~ a d
~ ~ y. J
g?~ ~
3 { ~
d
a
r-r
n
~-r
~.
0
Q
C7
~_~
~.
Q
n
0
~_
<~
(D
1
// JJ
~L
C1
a
O
b
n
WN~r z z z x x x z z z
C~ frD O ^-
~ ~
~ A A A A n n A
y ~ ~
H rr ~. ~ Tr ~+ ~.
~~
r o ro ro ro ro ro ro ro
o
~,o ~'~ ''
~ "~
o r'b "~ '~ r`t7 '~ "~ CrJ
o. ~ ;
y 7
o
m
m
a 0
~
a 0
~
a 0
~
a 0
~
a 0
w
a 0
~
a ~,
~„
,~
,Ca~'
y a
~
~
~
:~
~
rt
^: ~•
C
e
o
~~:d`° ~ z ~ ~? r ~ ~ ~ ~
s~~ ~
x ~
~ ` o p x x a
p y
y ~ y ~ ~ ~ ~
~ o, n er g ~ Z ~ ~ ~
~ W fD ~
A C
a ~ .C-. ~ O ~ .
~
~
w
n
.~ C fD
~
Q
Q ~
e9
^r
~ ° o e
e~ ~J
o ~ o
a o
o C ~
° ~
a
~ ~
o ~ a a e o N
e~
0 0 ~ ~
C ~, ~ A~ ~ y
~ fD fp A ~D
~
~
a, ~
o, O
~ D
o ~ ~ d
C ~ A
ee ~"
r7 v'
Q A ~+
y
~
y
~
~,
n
~
~
~
o ~~
o ~ A ~
•
L7 i4
a y Q' A
N
?
~ O
d °
y ~ C7
Y Y `O ~ i,n ia oo ~ ~ r~ ~
r~r.
r. VJ
dQ
a~ ~c ~ ~ d d d ~ o ~~o a
v' o ~
a ~ b
~
G
~ C ~.
A
O N A W tW/~ O ~ 1-~ ~ vii G
~l O N N fh V1 ~+ J
O
~.
n c~ C7d W C C7 d f~ 0 o~ ~
C ~
e~
~. ~
O
~+
CA i.+
~O ~+
CO ~+
01 t1i
W fli
W A
J N
N ~p
.~ C7
v. `.
t-+ ~l lJ C 00 O CI1 ~D ~ ~
.~
1
1
~1
1
,
O
. ¢ ~ t
' ~
~ Os
~ a
1
r O'
~ ¢ ~~ O
1 Q '
1
1
~ ~
O ~ .a
~
•
~ a
~ ~
~ ~ ~
• ~
~ • '~
+ ~ ,
~ O
~
Q s
. O ~ ~ ~ U ,
~
Q + ~ ~ r '
~ ~
O U
U
.
~' ~ '
O~ ~
a ~ O
. O tl O Q
~
~ Qs '
I
' ~ ~' rl
T , Q
d Q
O
~ ~ t~ .
' ~ ~
a = ¢ , ~
~ ~ ~a °
'a o o a,a a, `N
o ~~ ~
~ ~
o m
o ~ o ,
'
~ '
a r o
'-
N ~
U a
U ~~ Q~ U Q Q
~
~ ~ O
V'
Q,
~ .- ~
N ~ ~ [Y ~
I] ~ ~ v. ~
~ ~ ~
~ ar ~ ~
~ M i '
Q 1 o
; ~ ~ N
:U~ ~ U N r Q
~ ~ O
' ~ tJ ~~ T~
' U i tY 7
' ~ U Q ~ m Z Z ~ N
~
'
, ~ ~
, v
~N ~ '
Vi U~ ~ m0 0
C O ~ C
'
~
I
U~ ~ '
, d' dZ'y-oov >
~'~
E°1
,
t
.- N
(! N U ,
2'' N
p O~ N 0~
~UFtYU(Y
~ ~
~~
~
~ U G ~ N C7
~
v ~ U
, ~ tY
p 'N ~ZZ2O~
~ ~ '
~ ~ Q
Q '
'
'~ , a
U
~ '
~ ~
~ ~ v O
~O ~
c
U N
r- ~
v.' ¢ ¢ E
~
~ rr
U ~
~ a.
c o
E >'
' ~
' ~
tY y
~o~
-
' ~i ~
N > N N
~ ~ ES fC C ~
~ ~.`~ ~
~ d
E w ~v ~ x
C
o ~ c tO ~
U
r. ~
U U~ o~v
~, m m d
N N C
L .-.
C
U
~ N
mrna`0i o w ~
-~~2U~a
, ~~ Q
o7~N~O~
I I I 1 02$ ~
"U O ~ ' U~~U~ti
Q
~
'
O ,
Q
C ,W
a •
~ ~
~N ~
d ~
d `~
a ~
v ~ •~•
~ ~ ~
/~~~/ ^ N
V/ ~ ~ •• y
~ v a m
O ~ C C
C) w ' Q Qat^~ a
07 I\VI ~~~, 3sas
O 5`g~Na~ '
U o ~ _ '°
1 ~d°o~~'z
W 'E~ fat cin
Y ~ ~ L .. m E
o~ ._.~~o
$n~~a~o
U _
o ~ a m ~ `o m
~ 2 , LL ~
~~~¢nQc
r~C~~..~
~~"~._€_
z `ro E'5~5$
or ~
Q C
~~
m
m~
a
d~
ac
ov
va
O
c U
10 8j
m'o
~~
m ~
a
v ~
0
n~
°~ o
~R
T -~ l4
~ C
m rL
N
CL ~ N .
Ew ~.
~pp'~
~2p, d
v y E
m~,~m> E
-
o
~Ec~~U'
L~Or-° N ~
oo
c . ;L
~
3 ~ o,A E c
m
~~ cnvcc~p.r-
N 1 1 1 1 1 1 1
~mmm¢c~
N
~
~ c
o
~~
'..
a~~
~t
~ Ul fN
~~~~
C
O
T >~
N
m y ~ E
Y N LL li
N p ~ ~ N
m
u
m
O ~
~
Vl QtY~N
~ O
M ~ ~
m
p ~ 00'-
~ I I I I
N QQd'tr
r ~