Loading...
HomeMy WebLinkAbout12-09-2003 Agenda Packet be C 01 Good Zi Mayor : ; 8 Commissioners S. Scott Vandergrift Danny Howell, District 1 Scott Anderson, District 2 City Manager Rusty Johnson, District 3 Jim Gleason Nancy J. Parker, District 4 PLANNING AND ZONING COMMISSION AGENDA Tuesday, December 9, 2003 7:00 PM CALL TO ORDER A. Invocation and Pledge of Allegiance B. Roll Call and Determination of Quorum II. CONSENT AGENDA A. Minutes of the Planning and Zoning Commission Regular Meeting held Tuesday, November 11, 2003 III. OLD BUSINESS None IV. NEW BUSINESS klime A. Ocoee Business Park (aka CPB Family Partnership) — Project # LS 2001 -007 Final Subdivision Plan — Phase I V. MISCELLANEOUS A. Project Status Report B. December Calendar VI. ADJOURNMENT NOTE: Regular Planning and Zoning Commission meetings take place on the second Tuesday of every month at 7:00 pm in the Ocoee Commission Chambers in City Hall unless otherwise advertised. Any person who desires to appeal any decision at this meeting will need a record of the proceedings and for this purpose may need to ensure that a verbatim record of the proceedings is made which includes testimony and evidence upon which the appeal is based. Also in accordance with Florida Statue 286.26: Persons with disabilities needing assistance to participate in any of these proceedings should contact the Office of the City Clerk, 150 North Lakeshore Drive, Ocoee, FL 34761 (407) 905 -3105, 48 hours in advance of the meeting. OAP & ZWgendas\December 9, 2003 P & Z Agenda.doc City of Ocoee • 150 N Lakeshore Drive • Ocoee, Florida 34761 phone: (407) 905 -3100 • fax: (407) 656 -8504 • www.ci.ocoee.fl.us THE MINUTES OF THE PLANNING AND ZONING COMMISSION REGULAR MEETING HELD TUESDAY, NOVEMBER 11, 2003 AS LOCAL PLANNING AGENCY CALL TO ORDER Chairman Golden called the meeting to order at 7:00 p.m. Following a moment of silent meditation and the Pledge of Allegiance to the Flag, a quorum was declared present. PRESENT: Chairman Golden, Vice-Chairman McKey, Members Campbell, Keller, Rhodus, Sikora, Sills and West. Also present were Chief Assistant City Attorney Cookson, Planning Manager Lewis, Senior Planner Willman and Deputy City Clerk Maxwell. ABSENT: Member Riffe, who was excused. CONSENT AGENDA The Consent Agenda consisted of Item II A A. Minutes of the Planning and Zoning Commission Regular Meeting held October 14, 2003. Member Keller, seconded by Member West, moved to approve the October 14, 2003, Planning and Zoning Commission Minutes as presented. Motion carried unanimously. NEW BUSINESS OCOEE COMMONS PUD – PROJECT # AP-02-02-01-LAND USE PLAN AMENDMENT AND PRELIMINARY SUBDIVISION PLAN AMENDMENT Planning Manager Lewis presented the staff report for the above project. The Ocoee Commons PUD is located on the east side of Blackwood Avenue and north of SR 50. It includes commercial and multifamily areas south of the Shoal Creek wetland area that runs across the central portion of the site and a single-family residential area north of the Shoal Creek wetland area. The Ocoee Commons PUD Preliminary Subdivision Plan covers the same area, but gives more detail about lots and site development issues. The PUD Land Use Plan and Preliminary Subdivision Plan are being amended to include an additional 9.12-acre tract with frontage on SR 50. The additional land was annexed unto the City at the same time as the Ocoee Commons PUD under the name “Kent Property”. LAND USE PLAN AMENDMENT: The proposed amendment to the Ocoee Commons PUD Land Use Plan will add an additional 9.12-acre adjacent tract of land to the PUD. The amendment will incorporate the Kent Property in the PUD. Some changes will be Planning and Zoning Commission Regular Meeting November 11, 2003 made to the Conditions of Approval and the plan sheets related to the additional land being added. One additional waiver is also being requested that was not part of the original approval to allow a “green wall” system as a buffer instead of the usual brick wall between residential and commercial uses. PRELIMINARY SUBDIVISION PLAN AMENDMENT: The amendment to the Ocoee Commons PUD Preliminary Subdivision Plan will add the Kent Property to the subdivision and indicate how that additional land is anticipated to be developed. The northern portion of the additional land will be designated for multifamily/townhome development. The southern portion will be an additional commercial piece. The amended PSP continues the access road southward between Tracts ‘D1’/‘D2’ and ‘Q’ to SR 50. On October 30, 2003, the DRC recommended the approval of the proposed Ocoee Commons PUD Land Use Plan Amendment and the Preliminary Subdivision Plan Amendment, including the proposed waiver for a “green wall”, subject to making the changes identified in written staff comments and agreed upon at the DRC meeting. Both sets of plans have been revised to address all the issues that were discussed at the DRC meeting. STAFF RECOMMENDATION OF OCOEE COMMONS PUD, LAND USE PLAN AMENDMENT: Based on the recommendation of the DRC, Staff respectfully recommends that the Planning and Zoning Commission recommend approval of the Ocoee Commons PUD Land Use Plan Amendment, including the proposed waiver for a “green wall”, date stamped received by the City on November 5, 2003. Approval of the Ocoee Commons PUD Land Use Plan Amendment will also need to be subject to execution and approval of an amended Development Agreement. STAFF RECOMMENDATION OF OCOEE COMMONS PUD, PRELIMINARY SUBDIVISION PLAN AMENDMENT: Based on the recommendation of the DRC, Staff respectfully recommends that the Planning and Zoning Commission recommend approval of the Ocoee Commons PUD Preliminary Subdivision Plan Amendment, including the proposed new waiver for a “green wall”, date stamped received by the City on November 5, 2003. Approval of the Ocoee Commons PUD Preliminary Subdivision Plan Amendment will also need to be subject to the approval of the Ocoee Commons PUD Land Use Plan Amendment and the execution and approval of an amended Development Agreement. The public hearing for the Ocoee Commons PUD Land Use Plan Amendment was opened. 2 Planning and Zoning Commission Regular Meeting November 11, 2003 Chairman Golden announced that all comments would carry forward from the Ocoee Commons PUD Preliminary Subdivision Plan. Tom Ustler, representing Ocoee Commons PUD, explained the concept of a “green screen” which is a combination of wiring and vines. The public hearing was closed. Vice-Chairman McKey, seconded by Member Rhodus moved for approval of the Ocoee Commons PUD Land Use Plan Amendment per staff recommendation including proposed waiver for the “green wall”, date stamped received by the City on November 5, 2003, which will be subject to execution and approval of an amended Development Agreement. Motion carried unanimously. The public hearing for the Ocoee Commons PUD Preliminary Subdivision Plan Amendment was opened. As no one wished to speak, the public hearing was closed. Vice-Chairman McKey, seconded by Member Rhodus, moved for approval of the Ocoee Commons PUD Preliminary Subdivision Plan Amendment per staff recommendation including proposed waiver for the “green wall”, date stamped received by the City on November 5, 2003, which will be subject to the execution and approval of the Ocoee Commons PUD Land Use Plan Amendment and approval of an amended Development Agreement. Motion carried unanimously. PRAIRIE LAKE PUD-PROJECT NO. LS-2001-002- LAND USE PLAN AMENDMENT and PRAIRIE LAKE RESERVE PRELIMINARY SUBDIVISION PLAN Planning Manager Lewis presented the staff report for the above project. The Prairie Lake PUD, is located on both sides of Clarke Road, between AD Mims Road and Hackney Prairie Road. It includes tracts for commercial development and tracts for multifamily development, as well as a Fire Station. The Prairie Lake Reserve property has frontage on the east side of Clarke Road and along Ron Strosnider Avenue, which intersects with Clarke Road on the south side of the Fire Station. The Amendment will add a 20.69-acre tract of land with a Low Density Residential Future Land Use designation to the PUD. 3 Planning and Zoning Commission Regular Meeting November 11, 2003 Prairie Lake PUD Land Use Plan Amendment: The proposed amendment will add an additional 20.69-acre adjacent tract of land to the PUD. The PUD allows multifamily or townhome units to be built on Tract D and the amendment would also allow multifamily or townhome units to be built on Tract K, however the net density of the Tract K must be no more than four (4) dwelling units per acre. Prairie Lake Reserve Preliminary Subdivision Plan: The Prairie Lake Reserve subdivision is a townhome development with a total of 169 units. There are significant elevation differences on the site so there will be substantial grading during construction that may require the use of retaining wall in some locations. Grading issues and landscaping issues will be evaluated in detail during review of the Final Subdivision Plan. Development Review Committee Recommendation: The proposed subdivision plan and the PUD land use plan amendment were addressed by the DRC on October 30, 2003, and the Committee voted unanimously to recommend approval of the PUD Land Use Plan Amendment and the Preliminary Subdivision Plan. Staff Recommendation: Staff recommends that the Planning and Zoning Commission recommend approval of the Prairie Lake PUD Land Use Plan Amendment and the Prairie Lake Reserve Preliminary Subdivision Plan, date stamped received by the City on November 3, 2003. The PUD Land Use Plan Amendment is subject to making the change to Additional Condition of Approval #6 as described on Sheet 2 of the Land Use Plan and subject to execution and approval of a Development Agreement and the Preliminary Subdivision Plan is subject to approval of the PUD Land Use Plan Amendment and execution and approval of a Development Agreement. Chairman Golden announced that all comments regarding Prairie Lake PUD Land Use Plan Amendment would carry forward to the Prairie Lake Reserve Preliminary Subdivision Plan. The public hearing was opened for the Prairie Lake PUD Land Use Plan Amendment. Applicant Randy June, stated he was not sure if the developer contributed to the paving of the roads in the area. As no one wished to speak, the public hearing was closed. Member Keller, seconded by Member Sikora, moved for approval of the Prairie Lake PUD Land Use Plan Amendment per staff recommendation, date stamped received by the City on November 3, 2003, subject to making the change to Additional Condition of 4 Planning and Zoning Commission Regular Meeting November 11, 2003 Approval No. 6 of the Land Use Plan which would also be subject to execution and approval of a Development Agreement. Motion carried unanimously. The public hearing for the Prairie Lake Reserve Preliminary Subdivision Plan was opened. As no one wished to speak, the public hearing was closed. Member Keller, seconded by Member Sikora, moved for approval of the Prairie Lake Reserve Preliminary Subdivision Plan per staff recommendation, date stamped by the City on November 3, 2003, subject to the applicant meeting with the Public Works/Engineering Department prior to the City Commission meeting to resolve the remaining issue which approval would also be subject to the approval of the Prairie Lake PUD Land Use Plan Amendment and execution and approval of a Development Agreement. Motion carried unanimously. McCORMICK WOODS – PROJECT NO. LS-2001-002 – PRELIMINARY SUBDIVISION PLAN Senior Planner Willman presented the staff report for the above project. McCormick Woods is located on the south side of McCormick Road between the Western Beltway and Ingram Road. The Preliminary Subdivision Plan proposes 182 single-family residential lots on 62 acres. McCormick Woods will be developed in two phases and include a community meeting area and recreation facilities. Both entrances will be gated. Pedestrian access easement will be provided, allowing pedestrian access between McCormick Woods and the Middle School in two locations. The developer will provide a left turn lane leading to Irmalee Lane, Ingram Road will be improved to 24-foot curb and gutter with turn lanes and left and right turn lanes into the subdivision at both entrances will be provided. The DRC reviewed the McCormick Woods Preliminary Subdivision Plan on October 30, 2003, and voted unanimously to recommend approval of the plan, subject to the changes recommended to the developer, date stamped received by the City on October 21, 2003. Based on the recommendation of the DRC, staff recommends that the Planning and Zoning Commission recommend approval of the Preliminary Subdivision Plan for McCormick Woods, as date stamped received by the City on October 31, 2003. The public hearing for McCormick Woods Preliminary Subdivision Plan was opened. 5 Planning and Zoning Commission Regular Meeting November 11, 2003 Member Keller stated he would like to see wider sidewalks in the subdivision and that he would prefer to see the recreation facilities more centrally located. Applicant Randy June stated he would work with staff regarding the width of the sidewalks. He further stated that the recreation facilities were planned in conjunction with the Orange County School Board to keep the facilities close to the school. Robert Gormican, 980 W. McCormick Road, stated he is concerned about the children’s safety while traveling on McCormick Road to and from Clarcona Elementary School. Randy June stated sidewalks are planned on both sides of McCormick and Ingram Roads for the length of the project. The public hearing was closed. Vice-Chairman McKey, seconded by Member Keller, moved approval of the Preliminary Subdivision Plan for McCormick Woods per staff recommendation, as date stamped received by the City on October 31, 2003, and to recommend that the Ocoee City Commission consider as a condition of approval to widen the sidewalks that lead to the school within tracts C & I to six feet. Motion carried unanimously. FOREST TRAILS SUBDIVISION (f.k.a. BATTAGLIA PROPERTY) –PROJECT NO. LS-03-002 – FINAL SUBDIVISION PLAN Planning Manager Lewis presented the staff report for the above project. The Forest Tails Subdivision is located along the north side of Clarcona Ocoee Road about 1,000 feet west of Apopka-Vineland Road. The plan proposes 136 single-family residential lots on 62.2 acres. The northern edge of the property abuts the West Orange Tail, and the western edge abuts a wetland area that is associated with Trout Lake. The Forest Tails Subdivision will have two points of access from Clarcona Ocoee Road, one near the east end of the property and one near the west end of the property. A left turn lane and a right turn taper into the eastern entrance of the subdivision will be provided along with the future widening of Clarcona Ocoee Road, or temporary improvements will be provided by the developer prior to issuing a Certificate of Completion, if the road widening project has not been completed by then. 6 Planning and Zoning Commission Regular Meeting November 11, 2003 This will not be a gated subdivision. A public access easement will be provided from the internal street network to the West Orange Trail, allowing pedestrian access through the subdivision to the Trail. Due to a Tri-Party Agreement between Orange County, the City of Ocoee and Battaglia Fruit Company, the Developer will be required to notify prospective purchasers in writing and by visual display that the adjoining property to the east is zoned commercial. WAIVERS: 1) The Preliminary Subdivision Plan was approved by the City Commission at its July 1, 2003, meeting, a waiver was granted to the Code restriction that block lengths shall not exceed 1,000 feet between intersections. 2) This waiver would allow the retention pond to have its berm located immediately upland of the 100-year flood plain with the usual upland buffer provided. The waiver allows more flexibility with the pond design. In consideration of the requested waiver, the developer will dedicate 4.4 cares of park space to the City adjacent to Trout Lake. Staff supports this waiver. 3) This waiver involves the maximum building coverage on a lot (35%) and the total impervious area on a lot (50%) would allow a maximum building coverage of 45%, and total impervious area of 55%. This type of waiver request is similar to other waivers granted by the Commission for other developments. The effect of this waiver would be to increase the quality of homes built. Staff supports this waiver. 4) This waiver would allow the required 630 square foot meeting room and recreation th facilities to be completed prior to the 100 home Certificate of Occupancy rather than prior to the subdivision Certificate of Completion for the rest of the subdivision improvements. The justification given is that if the construction of the community building as a club house with pool, half basketball court, tot lot and parking is required prior to the subdivision Certificate of Completion, then it will remain un-used and vulnerable to vandalism and trespassing. The offsetting public benefit would have been that the developer is offering to dedicate 4.4 acres of park space to the City adjacent to Trout Lake. At the DRC meeting staff did not support requested waiver #4. The DRC voted to recommend approval of the Final Subdivision Plan as presented; th however Staff did not support the 4 waiver request. STAFF RECOMMENDATION: Based on the DRC recommendation on the Final Subdivision Plan, Staff recommends that the Planning and Zoning Commission recommend approval of the Final Subdivision Plan for Forest Trail Subdivision including Waivers #2 and #3, as date stamped received by the City on November 5, 2003. 7 Planning and Zoning Commission Regular Meeting November 11, 2003 Member Keller asked if the lift station could be moved to another location. Mr. Krammer stated the lift station must remain where it is located. Karen Spallina, representative for E.H. Development stated the builder prefers not to th construct the meeting room and the recreation facilities until the 100 home Certificate of Occupancy is issued due to possible vandalism and theft issues. A lengthy discussion ensued regarding waiver #4. Barry Reiter, 106 W. McCormick Road stated there are Sand Hill Cranes that live in/around Trout Lake and a 25-foot buffer conservation area should be required. A lengthy discussion ensued regarding the conservation area. Kevin Krammer, the project engineer, responded to Mr. Reiter’s concerns, indicating that this plan meets the requirement of the Water Management District regarding the conservation area and the 25-foot buffer. Vice-Chairman McKey, seconded by Member Keller, moved for approval of Forest Trails Final Subdivision Plan per staff recommendation, including Waiver 2 & 3 as date stamped received by the City on November 5, 2003, but with a condition on Waiver # 4 that the number of homes be reduced to 50 but to include a gazebo from 0-50 homes to satisfy the requirements of the Code. Motion carried 7-1 with Member Sills voting no. WINES PROPERTY (a.k.a. The Vineyards)-PROJECT NO. LS-02-009 – FINAL SUBDIVISION PLAN Senior Planner Willman presented the staff report for the above project. The Wines Property is located at 2500 Ocoee-Apopka Road. It includes 100 single-family residential lots on 38 acres located on the west side of Ocoee-Apopka Road. The property is an abandoned citrus grove. The eastern edge of the property abuts a wetland area, which will be placed in a conservation easement and dedicated to the City. The Wines Subdivision will have one point of access on Ocoee-Apopka Road. Left and right turn lanes into the subdivision will be provided and an additional 35 feet of right-of- way will be dedicated by the property owner to the City. This will not be a gated subdivision. A pedestrian access easement will be provided, allowing pedestrian access between Wines Property and Westyn Bay. The developer has requested the name of the subdivision be changed to “The Vineyards.” 8 Planning and Zoning Commission Regular Meeting November 11, 2003 This request will go before the City Commission with the approval request for this Final Subdivision Plan. Development Review Committee Recommendation: The DRC reviewed The Vineyards (a.k.a. Wines Property) Final Subdivision Plan on October 30, 2003. The DRC voted unanimously to recommend approval of the Final Subdivision Plan with minor changes to the plan. Staff Recommendation: Based on the recommendation of the DRC, Staff recommends that the Planning and Zoning Commission recommend approval of the Final Subdivision Plan for the Wines Property, as date stamped received by the City on November 5, 2003. Member Campbell, seconded by Member West, moved for approval of The Wines Property (a.k.a. The Vineyards)Final Subdivision Plan as date stamped by the City on November 5, 2003, but to include the condition that the sidewalk in Tract E leading to the adjacent Westyn Bay Subdivision be six-feet in width. Motion carried unanimously. OTHER BUSINESS Vice-Chairman McKey inquired as to the status of the Colony Plaza. Planning Manager Lewis stated he is unsure of the status of the property. ADJOURNMENT The meeting was adjourned at 9:45 p.m. Attest: APPROVED: ______________________________ ______________________________ Brenda Maxwell, Deputy City Clerk James Golden, Chairman 9 0 z a) E C, a) C: 0 o (n a) a) 0) 40- 42 a) 0 t;7, E LL m a) X a a) C: Co ON cli CD CY) C) -:6 m E c r- 0 CY) C) C14 0) co 0 C) 0 0 w = L. C:, — — (D 04 0) 0 M 0) X M LO I —D — C\j n :3 CN — 0) C— (D U) '13 0) cc cli cu w 2) m c (a U a) E CD CL c) 0. CD CL 0 a) to c) a) CL ate- 0. ( (D Q (U — ce) 0. m ` CL E c >1 w 0- CL 0) o CN 0 T- 0 0 4) 0 = (D 0 0 — — CU CD 0 C: a) c a) a) c (U > w c c CD 0 a) (n =3 a) cn :3 a) 0) c a) a) (o 4- a) w a) (n m N 2 (n (D CL X a) c c c a) c a) c a) a a) U) W a c c E E E E E E E E z E E E E E E E E E • —0 E 0 c 0 E 0 E cn 0 -0 ce) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 CY) 0 0 ca a — co ca U) U) m U) w U) (a U) ca U) 2 uo N: co -00 mcn C,6 co r_ ce) co -No I I I I ol �- 'o co 0 m 0 co CD co 0 V) 0 co 0 m CD m a N 0 m CD m 0 co 0 0 co m 0 (D N LO 00 co 0 m C) C 2 M C 'S w 0 C: LL <( f" LL CL IL a) of 0, as c 0 x 0) a) 0 C r- a) r- C: C W co 0 w .2 0 (D :0 U) (U 0 0 = .0 0 w - E *r- EL CL U) > 0 a U7 X a) .Ln E -> X CL c a) — co c w *0 0) a) V= = '=3 a) a) C: - a) — = �o a) w E a) r (U cu �o 0- cl) 2 (D " E U) E 0) a-) CL U) --U) E c < < cu CL w E o E < w 0 < C\l C) co C) N m Cl rJ C) co 0 C? co 0 (D m 9 co d (D C6 CD Cl N (D C) L� C� 9 9 < C) Cl C�l CD 1 NN0 Cp 0 C) U) U) U) C� IL 0a) 0) U) U) a) to < U) - - - ----- ------ LU tt= D- 70 a —U) tLl U) a) a U) a) 4) 4? CO LJU .2 0 (/) C: (9 0 0 M 0 w w -a �o M %> U) 'C a) " If c: c: E E a) E M -0 > M 0 j:� a 2 :3 ?: 0 g a) 0 a) 0 0 0) w IL -a 0 < 0) > M < M LO M co m 0 a) C) 0- 0 :tl w C) C), — 0, - (), 0 C) < o < w Icr I 1 co C> m c \ M � C> a� vi Cl o w W 00 Ci T L cli C) C) CD M CD co /1 \ 0. v) cliCD c> U co ca c O U �_ o Q Q Gt � CL W �* M m ca o m O t0 N O O N O m O 0 \ O s fL C) a) tU N c c N' O c a)N E r- c cl)t `w tO/i i0 co O r LO CU 06 LL! E E E E E (1 E Qm E CL Q O O O O a O O C p U O U U U U U c U LU @ m N w N 0 w p tf3 p tt- co U) U) U) cry U) U) t� U) ca U) -- M N CV LU 04 '9 Z '. W J IY J `" CC CC CC CC ice- LU a+ Q1 G7:. N C) c4l) Cl m a co s a co o m D am o c''> 0 o 0 °� o 0) 0)a o LO cv co C7 U. � 0) N 0000 0) N L\i1 C? O? O h C) ®LU 0 O e— C O C O (4 t0 C M V {«: ="" O -7 t6 V? C W C .t4 O O LL. FL O R. LL EL •O U) a) a O G 4 a C C i13 tV LL (U ? O �' 07 C Q? O m O O O O ($ O 'c/> .' fll U m w CL U Q a) a U ,- U c N C td �' O "O Q1 ,C N C7 C N C O f6 O E tLQUQCCm O E N OC1U)U_0- E C N C W O J t�U JU)<CN N JU)CtCt N "Cr 0 C)� cQ 0 C) T�.d' M C) CD C1 ® P7 M M Q CO U) J U) p. Ci o U) —_ -- UA m ni z ua _ F tom) x tV � X 04 O u cn O ill u 0) p tlS O pjj N 0 06 O "O N U) W uD O co T co T02i Co T M LL' O i- •� 06 O c}E U 0 U 0 U O U O ( t'�ri U- U) U p N O N N > tll Gi: LL N� LL. Z •> E � 0 O LL. O C LL CL O U_ CL. O C U_ CL. O 0 LL. CL O tll LL tJ O tU LL. CO LL 0 LL. rn 0 cv O CD OD � 06 Ta) a) .aW 0U)a) > ®ZE 116 2O 0O as U) wCll N Q.6 v a� O tSi c Q as a> a a) p U) r N C 6 U) M w p: C -0 O W N N p 9— 0 E Ur = W �O) CD ' ra `' to r C t) 0$'xC) d o LO CL a o - Ur? o (i Cll j O ZOWd"mc � � a)QCO C) a) c QA w' "0 Q U' a) u W t!J is N c 'ca. u n. � `� as a. U � a}i n. W 'D w a) a() a> as 0 E E *ww C a) =3 O N O G L o O O 0 c�a� �W n rn Ca ro 3 = c 0 o ° 0) U) ° cn U) U) u) U) (n U) U) N m Q la a t"" N N U)f T M N C'`4 `... W F® . .) _ (L LIU.' ul M C) Cl N M O CD NTMtL M Co CV) 0 0 Mm M ODOW M 00 Ow N N ` N N O d as Cas ►Cj- c W tC , _ O Op O U) O a) C O C rn �e R6W C Cl Cl 0), ^, SS 07 COO c U) a) n as co 0) O er T N O O N U O M o i O N CV Q a a I ClICU a o C; < C< CL o r) Q CD cl C) cv c' r0 m U) a) = o -0 o u o m m E U)U) F" U) o W 16 O o c E c ° U (n o a> ° E o> O ca x p o m 0) o c m e 0 ti0mdliUO I%GiCaU) (D3:U) ()C)3:U-SU) W=W 'I C) 0 co m c� _0 a ri O c d u ii O c) N n N a) CD (a ci O o a vi U 0) cu E ate) aa)) w a c a cu cn c "- c rn �- w E �U) c 0 U c o d U a ei rn U — cv cv o c) u 0 o 6) L ri c*i O o fl � a O � O N 0 aa)) C: O h- C a) L N N m a = w a cn < < d a =cE aa c� ' a o G a J EO a) U E� a o� U J o Qo(� v o a O 0 @ '- O C C Q U a ° (D c' (a tJ CL .EE- = (D o. ..«c_ c ui E as a) c d) a c E a) a c w Y Cl a a o Q E W a 0 X �' Q c a E `O o a "�- c N o opa c N? 0E E a a) E U �- E v U c O "- cm "' M CL 0) cli W 0 0 (a C r1' co a c m a v a a a) a m co a` UaF-ae a3 O� a o oN �= ?_.-z. E--va5 zrUitaiT _0 U � `.� Ca ' O U) N .tl) � J ui LL W �' W N O N O c*) O N ClO co a') N Co r W t11 � m t- O N N r1` N O Gi' U O 00 Cl � r l� O (0 O 0) O �- t p 00 ... Ri O <( ca a) ld. ..�% �C .. �c CL _ _ _ a N a 0: c a v c x c c c a 0- ca o c W06 m c .0W cu X a o X c m 0 X a+ Al) Q � co .. C c X a) CU U N a a O N a) a C a a0 C a g a 4N) CD � a) C � � � C �. C ¢ads` aN) a) ¢ � a U) — i co tt) � cC) coP r r `- O ey ClN O CDO O O �' F O O O O O N N O cN- cr) ui O- U? Oy O CV Q O 0 0 N �—, U? co U U) O O N O O O J W `°t3 ) a) U)0 a r>a CD"oQ O � 0 O O x `O C3c T7 oO � ~ Q M � Q ai c a° o Q N . �r Y �r W . @� C cn t''"0 " U) O au, m �. a W e immn ro a) a) E .: c )Z) Ea a) a) 2 O 6)a)a) Z7 c > E asE 0) rna mCL a) O O N 00 r O � N i ro C �-C a) O 0) 0) a) �'- c 0 � c 5% M c O o U) �� o o co ro ci co M M M 0 C)CDC)0 O O �{ CD,'- N O C) C CV N N C11 C 00 co co t6 eN- ` w @ • : (!i CO0 U Ll 4CU U U co: U U U U U C7 U Q Q � .CL - .Q Q 0. CD CL Oe`V 0- N O N .w m W ro (a t? 0- ro ro O r 0 0(N 0 0 0 Q O O rr O O M � O ,,.., N .e... N .,.� .... .r.. ~4-' C a) C a) N O C Cll O C` UD (n 'O fn a) U) a) to a) Vl to Z7 t/) ci r - - - - CL� ti� w�+ in >n t� a) C) a) 4? — O — a) Q1 N a) a) a) () �. ) E U E E E E E E U E E E E E E E E > 0 C) U '^• 0 U 0 U 0 U 0 C3 0 U 0 U O O U O U O U O U ro ro ro > ro w w m m a) aa) ro in u) in OG ® c r U) U) U) U) U) U) ro U) ca M01 M. M Q M O M O M O M C? M Co M O M O N O co 0 M O CO O M O00 C) M ems- Q) 1�`•• r r U p cJ N r r r CV dq'' Ci ( r t�0 CV Imo- Co Cr r N ll1 C) r r e- r O O C) C) C a) O p co * a) LL © # uo- Q ro a ft--CL C O a) > a)U) Q C cu Q x c m O croi ro '� U croi w c chi CL w U) U) U) U) > U m •E (p a) E E E ro O n C ea E m QJCLU)U)CLU)U)( U) ry ii(L U) CL z r hl Cl rM- C) CV N p � O r. C) co C) r' Q 9 9 9 Cl C) Cl C) 1 Ct. C) r C) r- co W C) p co C) Cl 1 1 CO C1 O -y M C) C? CV C) N C) CV C3 CAI C) w co C)N C) CI N N 1 t( 1 J 1 U) 1 U) 1 U) } N N U) J U] J U) U) E Q O �j U O O O O O a) 0 in E as ro in O ro C C U F= O �` O a) lL LL f1 -0 O U U tU U ,C 1 ,- (b W ys .�G\ L ro U ro E O U � C C ro C ro C: ro � ® a) 12 yyO� ... CL Ca y.�� IYi IL to U c X O c O a) '0 ro ry w w w � O E C) O �' a) a) a) C a) a) a) c a) ro a) Z .00 a) ro d _ r � E O a) Q U t� ro O -C U ro ro O x f U ro ro O v a) a Q n : ua 2i 2i n Z� Z () 1 O n 0 CL CL 0 L CL 0 - Q C) co r C) N 06 n C) (Y) C) to cli C-j (Y5 (D cli C) C� (Y) C) (D C) Cl) CY) cu CV3 ,U) M .0 CD C) .9 'a 'aet cyi m CL CL M a CL M CL M ca CO (Y) 0 0 0 =3 (D a) :3 (1) (D 4) "0 (n U) a) (D (L) w L. CL CO E E E E E E 0 cli 0 U 0 u 0 0 0 tm (D 0 m m m U) 05 0 w U) U)- (0 U) C: C: C co -j -i RI -Wi I —W, -Wi I Ri wl w w > C> co CD (�3 CD co CD co C) co C) co C) m CD co CD m CD U C14 m 00 CD Lo CD Cl) CD (D� C) OD C) (D Cl rl- cli C14 CD C) C) 04 C: cu 0C: M IL CL CL a Mo > U) (1) 0 CL C r- 06 c W', m 0- a) 0 4) (D (1) �o -0 0 Co F, M 0 - �rl cu 2 U) 0 -o c c E U) > a) E T3 a) 0) x c a) 0 .5 a) > a) -a C a) " q) T) c r_ ' m 0) -0 > r- N :3 r- 0) < =3 E 0- U) < E < m U- 0- IL U) E w w (L 0 w = Q. U) 0 CL (o < (D C) NCN CD 1 55 N C� 9 0I 0 CD C� 0 Cl Co co (D 0C� CD N cq 9 9 cq 9 CD C� Cl 9 C� C\l 9 9 CL CL < < < r < CL < U) U) -i U) c 0) c U) c (D cc (D U) m 0 .0 M c: c 0 E 2 0 E 0 E 0 E 0 E i3- 0 0 m U) r_ 0 *a .2 a) m U) E w E E c E (D E w r- le (D 0 (D 2 0 0 70 4) ul. 0 N m 0 C) 0 C) 0 > 0 0 M 0 2 FL 0 D 1- w < > a) N �e a) a) a) a) 4) -0 CL a) 0) a) E (D 0 0 a) 0 0 a) 0 o o ;t-- :3 a) — — o a) 0 0) 0 (D o E CL 0 0 CL D 0 m 0 :D 0 0- 0 :D 0 m CL M 0 0500mo 0 0 0 0 0 0 0 0 0 a. ) 0 0 0 IL I 'IT C) OD c a� c a� E c� Q a) as N J O Z v CV) N O O ® cl U) r U N w ® N v o\o 0 ri ri v_ cri o c6 (D M •- C) o a - CL 0 ra a. CL a. ® N N N tU co co t0 LU co r O O 0 O O a � w a - c►cn ® ? v a) a) 0 0 0 0 0 0 0 0 0 ai U U ul' M ccu m coo c a cn 0 U) U) ) U) v) _ Ll- ra ua N .'. uj ' IL ul , ` W CL . W Uj Lu,C? te5 tY> C) Cl) O t17 C) Cl) O M(Y) C> O M C> M O LU �W�+� Z `. CL (D rW 41) c 0 c c c m as M m d) c F' . C- O U O N N M (Q Eo c O) U {rj U co E� m ro Ua y U) pis U) U) '0cu c n° > a 6 m E — c 2 t° c w c 0 c m cv v cn m Q ¢ U» ¢ a. a. U) � G1U) CL ti cn a can a 5 O Ln rn m m o C)9 c� rn o m ' •- CY) o N a as C O N O N O N p J Ca U) v} U) f^ Y Y OX i7 L3 O IL i d p M >' ttf ._OI UI J O J Im � Q1 Q Q • •� •m i5 - CL n 2 s� a m U) Q .� CL N o. ci �aOa O LLJ 5 cr-wcoLLina0-Ua0 v O t0 C O U O �— U) t6 F-;� rn 0 r- as 1 C) Q C14 C6 C) m 0 CO C) CNI 04 04 (7) 0) (Y) N —C —C —C 0 cu cu (U CL cl cu a (U cu CL 07 V* 0 0 0 CY) U) c a) C a) U) c a) :3 E E E c) U) E E E —m c 0 0 0 C) Ea) a) E 0 c a) c a) a a) cu U) U) U) N 0 w C: z 0) c E zvi a) 0 C: 0) E a C\j 0 0 0) a) > x a) M "D a) c N-C a) c '0 0 06 :3ti M C) 0) Nt > 2 M in C) 0) 0 E cu L- v Da 0 40- csa _0 -0 . q) m a) a) a.(n w X- 0 co a) .2 ca. — a) C: (U "a COD 0 �t n :3 (D (n Ix co a) N N — :L- 06 0 06 U) LL --a- c (n U) �01 —I— C14 plims mol m C) co CD co C) m CD co 0 co Cl CN C) m C) co C) co CD iz� — (D N m C) (D IT (D CD Q CD Q Q 0 Q Q It LO C) N I CD C) C) 0-- cu 0 2 HL) 7, a) :t-_ m UL .2 < 0 .0 o .0 0) u) E =3 U) c :t- U cn c w x x > 'D U) U) 0) E —) mCU C > ' LE5 = 0) of C a) C c(D E a a) 0 f2CV n a) m E q c c =3 E -1 0- LL w U. IL W C). ca U) IL < < m U) < CL LL FL 0 U') T LO 10 04 C> 9 C\j 0) CD 0 9 0 < CN LO Cl CD C� C) C5 CD N C� 9 0 C� 9 Cf) 9 U) U) 9 (n U) U) a) a) a) a) w CL a" — 0 a) 4) 0) m a) U) OM3� cu m E m m m CF) c 0 [2.2 0 En (n —2 0 (L 0) LDCO ,�, C E E E a) o > — 44-) — (n 4- (n (D c (n o o o r �: a) IL CL I I F- (L > CF) C"L c) F- 0 00 C:) 0 04 OD �. ....?> ■ � � . e�. I \ /