Loading...
HomeMy WebLinkAboutPZ.2011.1013.Agenda ��yT AIN�jl POST AGENDA ct ����N NOTICE OF THE SPECIAL JOINT SESSION OF THE FOUNTAIN HILLS TOWN COUNCIL AND PLANNING AND • ZONING COMMISSION AND REGULAR SESSION OF THE 'hat is P,OP PLANNING AND ZONING COMMISSION Town Council Members Mayor Jay Schlum Councilmember Tait D. Elkie Vice-Mayor Ginny Dickey Councilmember Henry Leger Councilmember Cassie Hansen Councilmember Dennis Brown Councilmember Dennis Continio P& Z Commission Members: Chairman Lloyd Pew Vice-Chairman Cecil Yates Commissioner Richard Holper Commissioner Angela Strohan Commissioner Stan Connick Commissioner Richard Turner Commissioner Michael Archambault (sr Joint Session of the Planning and Zoning Commission and Town Council WHEN: THURSDAY OCTOBER 13, 2011 TIME: 5:30—6:15 P.M. SPECIAL JOINT SESSION WHERE: FOUNTAIN HILLS COUNCIL CHAMBERS 16705 E. Avenue of the Fountains AGENDA ITEMS SPECIAL JOINT SESSION [Council Members of the Town of Fountain Hills will attend either in person or by telephone conference call.] • CALL TO ORDER AND ROLL CALL—Chairman Lloyd Pew • Introduction of newly reappointed or newly appointed Commissioners. —Mayor Schlum— NO ACTION (1) Discussion of the Town's Sign Ordinance. Robert Rodgers will present an update on the ongoing review process and the committee's activities. Introduction by Lloyd Pew - NO ACTION (2) Discussion of the Saguaro Boulevard Frontage Road: 1) Abandoning the Right-of-Way and 2) The (pi, transfer of the property to abutting land owners. Introduction by Lloyd Pew. NO ACTION P&Z Joint Session Agenda POST AGENDA (3) ADJOURNMENT. `'T' REGULAR PLANNING AND ZONING MEETING AGENDA WHERE: FOUNTAIN HILLS COUNCIL CHAMBERS TIME: 6:30 P.M. • CALL TO ORDER AND PLEDGE OF ALLEGIANCE—Chairman Lloyd Pew • MOMENT OF REFLECTION—Chairman Lloyd Pew • ROLL CALL—Chairman Lloyd Pew • ELECTION OF A CHAIRMAN AND VICE-CHAIRMAN FOR A ONE-YEAR TERM BEGINNING OCTOBER 13, 2011 THROUGH OCTOBER 18,2012.— Chairman Lloyd Pew • NOTE: Appointed positions will take their seats at the Thursday, October13, 2011, Planning and Zoning Commission Meeting. PROCEDURE FOR ADDRESSING THE PLANNING & ZONING COMMISSION Anyone wishing to speak before the Commission must fill out a speaker's card and submit it to the Commission Secretary prior to Commission discussion of that Agenda item. Speaker Cards are located in the Council Chamber Lobby and near the Secretary's position on the dais. Speakers will be called in the order in which the speaker cards were received either by the Secretary or the Chairman. At that time, speakers should stand and approach the podium. Speakers are asked to state their name prior to commenting and to direct their comments to the Presiding Officer and not to individual Commission Members. Speakers' statements should not be repetitive. In order to conduct an orderly business meeting, the Presiding Officer shall keep control of the meeting and shall require the speakers and audience to refrain from abusive or profane remarks, disruptive outbursts, applause, protests or other conduct that disrupts or interferes with the orderly conduct of the business of the meeting. Personal attacks on Commissioners, Town Council members, Town staff or members of the public are not allowed. Please be respectful when making your comments. If a speaker chooses not to speak when called, the speaker will be deemed to have waived his or her opportunity to speak on the matter. Speakers may not(i) reserve a portion of their time for a later time or (ii) transfer any portion of their time to another speaker. If there is a Public Hearing, please submit the speaker card to speak to that issue prior to the beginning of the Public Hearing and the Consideration of said issue. Individual speakers will be allowed three contiguous minutes to address the Commission. Time limits may be waived by (i) discretion of the Chairman upon request by the speaker not less than 24 hours prior to a Meeting, (ii) consensus of the Commission at Meeting or (iii) the Chairman either prior to or during a Meeting. If you do not comply with these rules,you will be asked to leave. P&Z Joint Session Agenda t , • • • POST AGENDA CALL TO THE PUBLIC Pursuant to A.R.S. §38-431-01(G), public comment is permitted (not required) on matters not listed on the agenda. Any such comment (i) must be within the jurisdiction of the Commission and (ii) is subject to reasonable time, place, and manner restrictions. The Commission will not discuss or take legal action on matters raised during "Call to the Public" unless the matters are property noticed for discussion and legal action. At the conclusion of the call to the public, individual Commission members may (i) respond to criticism, (ii) ask staff to review a matter or (iii) ask that the matter be placed on a future Commission agenda. REGULAR AGENDA (1) CONSIDERATION of APPROVING the Planning and Zoning Commission Regular Meeting Minutes from August 25, 2011. APPROVED (2) CONSIDERATION of the CONCEPT PLAN for "Dunkin Donuts", to provide a drive-thru window service to customers. Project located at 16225 N. Palisades Boulevard in Palisades (Safeway) Plaza, Suite #122. Case Number CP2011-05. APPROVED 4-1 (3) COMMISSION DISCUSSION/REQUEST FOR RESEARCH to the Planning and Zoning Administrator. Items listed below are related only to the propriety of(i) placing such items on a future agenda for action or(ii) determining if a majority of Commissioners wish to request staff to conduct further research and report back to the Commission. NO ACTION (4) REPORT from Robert Rodgers, Senior Planner. — NO ACTION (5) SUMMARY OF COMMISSION REQUESTS by Robert Rodgers, Senior Planner. NO ACTION (6) ADJOURNMENT. @ 7:10 P.M. DATED this 6th day of October 2011 Robert Ro gers, Senior Planner The Town of Fountain Hills endeavors to make all public meetings accessible to persons with disabilities. Please call 837- 2003 (voice)or 1-800-367-8939 (TDD)48 hours prior to the meeting to request a reasonable accommodation to participate in this meeting or to obtain agenda information in large print format. Supporting documentation and staff reports furnished the Commission with this agenda are available for review in the Executive Assistant's office. ,1 majority of the Council Members may be in attendance. No official action will be taken. P&Z Joint Session Agenda '`77 • • • TOWN OF FOUNTAIN HILLS r X Planning and Zoning Board of Adjustment ghat is MU' AGENDA ACTION FORM Meeting Date: October 13, 2011 Meeting Type: Regular Agenda Type: Regular Submitting Department: Planning &Zoning Staff Contact Information: N/A REQUEST TO COMMISSION: Consideration of approving the Planning and Zoning Commission Regular meeting minutes from August 25, 2011. Applicant: N/A Applicant Contact Information: N/A "roperty Location: N/A Related Ordinance, Policy or Guiding Principle: A.R.S. §38-431.01 Staff Summary (background): Approval of the Planning and Zoning Regular meeting minutes from August 25, 2011. Risk Analysis (options or alternatives with implications): N/A Fiscal Impact(initial and ongoing costs; budget status): N/A Recommendation(s): Approval Staff Recommendation(s): Approval SUGGESTED MOTION: Move to approve the Planning and Zoning Commission Regular meeting minutes dated August 25, 2011, as presented. Attachment(s): Submitted by: 9iiiiiee 55 ,,tleY October 4, 2011 Name/Title Date \ppr ved by: , /a �/ // irec or ate ['age I of I ���„�,f� TOWN OF FOUNTAIN HILLS Oa* om n X Planning and Zoning Board of Adjustment 00, that is,ot AGENDA ACTION FORM Meeting Date: October 13, 2011 Meeting Type: Regular Agenda Type: Regular Submitting Division: Planning &Zoning Staff Contact Information: Bob Rodgers, Senior Planner,480-816-5138, rrodgers( fh.az.gov REQUEST TO PLANNING & ZONING COMMISSION: CONSIDERATION of the CONCEPT PLAN for "Dunkin Donuts", to provide a drive-thru window service to customers. Project located at 16225 N. Palisades Blvd in Palisades (Safeway) Plaza, Suite #122. (APN #176-24-881A) Case #CP2011-05 Applicant: Steve Nothum, (First Cup LLC) Applicant Contact Information: 2710 E Camelback Rd., Phoenix, AZ 85016 (602) 620 - 2611 Property Location: 16225 N. Palisades Blvd Palisades (Safeway) Plaza, Suite #122. (APN #176-24-881A) Related Ordinance, Policy or Guiding Principle: Zoning Ordinance Chapter 2. Section 2.04 — Concept Plan Review Zoning Ordinance Chapter 12 — Commercial Zoning Districts Zoning Ordinance Chapter 19 —Architectural Review Guidelines Staff Summary (background): EXISTING ZONING: "C-2"— Intermediate Commercial EXISTING CONDITION: Existing Retail Plaza SUITE SIZE: 2,100 sq. ft. ± EXTERIOR SCOPE OF WORK SIZE: 5,200 sq. ft. ± SURROUNDING LAND USES & ZONING: North: Palisades Blvd then Residential Condominiums - Zoned -R-3" South: Safeway Plaza - Zoned "C-2" East: Wells Fargo Bank - Zoned "C-2" West: Safeway Plaza - Zoned '`C-2" Page I of 4 SUMMARY: This is a request for approval of a Concept Plan to permit Suite 122 of the Palisades Plaza to install a drive- thru window for use by a Dunkin Donuts Restaurant. Restaurants with drive-thru services are permitted in the C-2 zoning district with Concept Plan approval. The drive-thru will occupy the currently vacant pad directly adjacent to the restaurant. In addition to the vehicular drive-thru, the applicants propose to construct a shaded outdoor patio area for their customers. Vehicular access to the plaza is via multiple driveway entrances on both Fountain Hills Blvd and Palisades Blvd. Vehicular access to the proposed drive-thru window location will utilize a portion of the service alley directly behind the existing retail plaza. Pavement markings and directional signage are proposed to aid motorists in properly accessing the window. Section 19.03 of the zoning ordinance requires that any proposal for a drive-thru window demonstrate that there is adequate and safe on-site vehicle stacking. The minimum requirement is 11 vehicles and the applicants have provided a diagram on the Concept Plan showing that this requirement has been met. The plaza has customer parking spaces at the west(front), north and south sides of the plaza. The areas along the rear of the building are used for deliveries. The drive-thru has been designed so that the vehicle queue will not to block these areas. Preliminary menu board and directional signage locations are shown on the site plan. These locations have been selected so as not to interfere with vehicle lines of sight. However, the locations are for illustration purposes only at this time and may be subject to change. Any signage will be by separate building permit and will comply with the Town's zoning ordinance requirements. The fire hydrant which is currently located within the proposed patio area will be re-located across the driveway at the request of the Fire Department. Existing plaza landscaping will not be altered and additional landscaping will be installed in and around the proposed outdoor patio area in a manner that will not interfere with traffic or lines of sight. EVALUATION: The currently vacant suite is within the C-2 zoning district. The Concept Plan's development pattern is in conformance with all underlying Zoning Ordinance requirements. The proposed use (restaurant with drive-thru) is permitted in the C-2 zoning district. Pursuant to Chapter 19 of the zoning ordinance, the Planning & Zoning Commission must include either an approval, or recommend changes to the architectural design in their Concept Plan decision. The architectural elevations have been provided for review and include the installation of the drive-thru window and a shaded outdoor patio. It is staffs opinion that the proposed design adequately integrates into the existing architectural scheme and staff recommends approval of the design. Risk Analysis (options or alternatives with implications): Approval of this project will allow the Dunkin Donuts restaurant to occupy the vacant commercial suite and install a drive-thru window. Denial of this project will either cause the suite to remain vacant until another potential business can be found, or will cause the applicants to re-design their project in an effort to receive an approval. Fiscal Impact (initial and ongoing costs; budget status): None Page 2 of 4 Staff Recommendation(s): Staff would prefer that the drive-thru vehicle queue be aligned to go straight back down the alley. However, the roposal technically meets the zoning requirements and Safeway has expressed concerns that their loading docks not be blocked. Staff recommends that the Planning & Zoning Commission approve the Concept Site Plan for "Dunkin Donuts"; Case #2011-05 subject to the following stipulations: 1. The applicant shall submit Site Improvement Plans. All utilities and drainage features must be installed and functional as shown on the improvement plans and approved by the Town Engineer prior to the issuance of any building permit. 2. No occupancy permit shall be issued prior to the completion of all site improvements as depicted and approved. Said improvements must be approved by both the Town Engineer and the Planning & Zoning Administrator. 3. The applicant shall submit an amended Concept Plan showing all notes and revisions required by this decision to the Planning Administrator for review and approval prior to making application for a Building Permit. A copy of said amended and approved Concept Plan shall be submitted with any and all building permit applications for this project. 4. Prior to the issuance of a Certificate of Occupancy, the applicant shall comply with items 1 — 3 of the Fountain Hills Sanitary District's review memo dated September 21, 2011. 5. Subject to the applicants fulfilling the Public Art requirement by providing one of the following prior to the issuance of a Certificate of Occupancy: a. Exterior public art of an appraised or invoiced value equal to or greater than 1% of the cost of building construction and associated site work and signage. Water features using recycled water are preferred; b. A donation to the Fountain Hills Public Art Fund in an amount equal to or greater than 1% of the cost of building construction and associated site work and signage. SUGGESTED MOTION: Move to approve the Concept Site Plan for 'Dunkin Donuts", to provide a drive-thru window service to customers as presented and subject to the stipulations outlined in the staff report. Project located at 16225 N. Palisades Blvd, Suite #122. Case #CP2011-03 Submitted by: (Bob Rod e s, 2" 10/3/2011 Senior Planner Date Approved b • /o/3/j/ Development Services Director Date Page 3 of 4 Attachment(s): 1. Site Map 2. Application 3. Applicant's Project Narrative 4. FH Sanitary District Memo of 9/21/2011 5. Concept Plan (7 Pgs) 6. Color Rendering 7. Materials Board SITE MAP , �. 1. ., A r „ 11:41 , _ ', „...',"."-:;,-.;.,„ t * eiu ..j. ., 17. it? + f /: r n �` n t-� % ti 1 # 1 1 il: r�C1 t F. '" ,fir. Page 4of4 s • r�z AIN 8r DO Not write in this space—official use only Filing Date C1-1.-a Di I o�:� rr:; '��? � � Accepted By• 4 x ' '; n Fee Accepted U 4 700. o 0 cA.,2_ c - 9--J'-&/l • Case Manager-ra,h 1 odsa.�� P+' °'t" (bat i9 Xv`-' The Town of Fountain Hills Planning &Zoning Division - APPLICATION Abandonment(Plat or Condominium) Appeal of Administrator's Interpretation Area Specific Plan &Amendments X Concept Plan Condominium Plat Cut/All Waiver Development Agreement HPE Change or Abandonment General Plan Amendment Ordinance(Text Amendment) Planned Unit Development Preliminary/ Anal Plat ' Replat(Lot joins, lot splits, lot line adjustments) Rezoning (Map) Special Use Permit &Amendments Site Plan Review(vehides sales) Temporary Use Permit(Median Fee,if applicable) Variance Other PROJECT NAME / NATURE OF PROJECT:toRrsiN Dl � Div l i ll Q EXIT.. PA .0 L ic LEGAL DESCRIPTION: Plat Name Block Lot�b 34)PROPERTY ADDRESS:_3973 5114 PARCEL SIZE (Acres) 2-21122 ASSESSOR PARCEL NUMBER 17 E3Bik NUMBER OF UNITS PROPOSED TRACTS EXISTING ZONING C—I, PROPOSED ZONING Al/k Applicant 172 ./O Mrs. 5TEVE 1•16[ 4U14 (19RST cur, ) Day Phone Cpp2 Mr. Ms. Address: 2:71O CAIMEtzhCr. City: PNx State: AZ Zip: Ba)16 Email: 6T V LANPWOP A'Z..CO / 1-VaSN I 1%19-L\L I. (' Owner Mrs. StigkQ as fi , Day Phone Mr. Ms. Address: City: State: Zip: If application is being submitted by someone other than the owner of the property under consideration,the section below must be completed. SIGNATURE OF OWNER DATE I HEREBY AUTHORIZE TO FILE THIS APPLICATION. Please Print Subscribed and sworn before me this day of ,20 My Commission Expires Notary Public -.y.`. .AfY�1.Yam' •� 1 , ..: �. Application-Revised 100701 MUNIS N -: ;4_;.. _ lea.:.�!�r _�r`.it-P.;l';s?; ,�-7'�i1?!i���li;SY.Y�,:�. .i� Page 2 of 6 + +" is .''S',i;4 :;fl:!-Y:r1. e : is ` ''; September 12, 2011 To: Fountain Hills Planning Department Re: Dunkin Donuts Drive Tru - Preliminary Planning Submittal - Project Narrative PROJECT NARRATIVE Project Scope:To develop a new drive thru for Dunkin Donuts on an Existing Parcel. The project is located on an end cap of the existing building on the parcel.There is currently a dirt area in the location of the proposed drive thru location. This project currently complies with the C-2 Zoning for the Parcel. The proposed plan complies with the City requirements including an 11 car stacking per preliminary reviews and meetings with Bob Rogers at the City of Fountain Hills. bar napkin productions,11c 808 e osborn road suite #101 phoenix.az 85014 602.492.9494 www.bnp-11c.com FOUNTAIN HILLS SANITARY DISTRICT 16941 E. PEPPERWOOD CIRCLE 1/4 FOUNTAIN HILLS, AZ 85268-2901 w. yy�9 S.S4�� TELEPHONE: 480.837-9444 FAX: '180-837-0819 RY n� www.az-fhsd.gov DATE: September 21, 2011 MEMO TO: Bob Rodgers J)='J�;` Town of Fountain I Tills J9 4J FROM: Chris Kiriluk 9�R✓U RE: Dunkin' Donuts Tenant Improvement for Palisades Plaza(anchored by Safeway) 13733 N. Fountain Hills Boulevard Case No. CP2011-05 First Submittal I have reviewed the above referenced submittal for conformance with District requirements and have the following comments: 1. An outside underground concrete grease interceptor will need to be installed as part of this project. The size of the interceptor will be determined by the number of fixtures in the kitchen. 2. A separate sewer service may be needed to be installed as part of the installation of the grease interceptor. 3. The location of the outside grease interceptor should be in the landscaped area shown in the conceptual site plan and not in the drive-thru for safety purposes when sampling. cc: Architect— Bar Napkin Productions, LLC 808 E. Osborn Road, Suite#101 Phoenix, AZ 85014 Hazel Cunningham /cdk 4.,... ;' b•!:.n•ipkin prt-)1th•tionr,llc te:.. ,,..., 2944 it 44th:-..ta... .t . :aut.,. ft 1.1.1 1 pho,..nix,•tz 85f)18 '"r". &12.4t.2..44'44 www.bnp-11c.con . . • I EIFS - Field Color EIFS - Accent Color ; To match existing i To match existing • field color , accent band. 1 . . I ..„:„ ritilIWINIIPIMI rycl ti . , \\:, ),' ,\ , , 1 I o „ : „ , i , , , t. i ,, ,I ,, ,i 1 p . ,.. Wood Trelliu S 1:) Ike. UNKIM Dunkin DOMILS - 1-ouritainiiiiiti. i ir DONUT 13773 Fountain Flillri Blvti. . Fountain Hill5, AZ 85268 i g n 6 te 0 (se V.2R g 2 G o Q W co > L J [] ZO 2a Zt a � 0 a zzz � zoo \V Q q 14 '-'11gYS N--9 1 1 Oub Qu bOoamni,p2YN10YIM z I'M •u� Ili".. 4N.1 ` q°a�un2 O` . .e Zt e eCo ca C C Cr CaCcb b4 C .OZx OUq� 4o ONOC { �x nO Ob�CC b-m W^bumpp b oV0 C40 t UO Wc$ d„, S'^4 O _ 0 o-'S`„° ,„ • ° 'f '^ hN"SN�iry� N�� c J{ b o� :-W.s4,C, o n°, 2, O �'C b4 bO N1°-.N ��' b.'�'�ON 6�N O�, bCC O D�..N O��cc, mE .,O bc{ E,,,6 ,taly N^m r. BO ° OgmmOQOa OaO z 0oo quo QOb &_.m O C..`.41�4 tU usgl � 'll EE 0 to o�}Y.m2 �.o.S m$. �. bm �• b�� Nb. .YNbN�c b a c q��� m• 4ah $c 4 a (((VVVWRRh m•-C-y. �O J� N�U �UC{4U 4TT`` SU N N � q�=CC'] VCbc ° ��O �;a O`bC -bh V Syr O b[� {l' ~£ 2$ { { Oa {$ip ° {{ { { '£ dvN~ Cmb yEbb , 2° 'vl ^ oc C,Obz]� t• NO J JOJ �] ].�N t' J] nai E ,2s% ]" .g In �' gp.6u^\°.14- o3 �y. ° 2aw.b4 $ppCCpOmppcc o CCCC ee b b �ry � ON1 ]npnp ]m,?! 2- �i O (}. h NO�n to b. b h O ;.£bon0~O n J gOmb`UO°°N J K, �Z3 ti o i;tix�.bN.�J � b..4f H � 1n2�ail hln 1n2b2 'o o K �,� m nn �U`, ¢�N �N o {N yy,1 b{� ppyy,� 1�4W-`aaW-wyS� (�w°,4,{.�2S.�S�yS.��{y.�111��1 ' '-Eza 'Oo oco - .. aabneao^, xia Q Q 4� �o(2zi��2zC77i ,.. RCS UD pyUNU,,2 8CS 2U2 “z.C22S U lS CS CS CS a °]p E 4 h N 4°ti CC O N�dW�'W C47b .M N rW 4i- �WuaWWNsM22A2 W W,EF SU3 g�555 °35$ Co D6 o Cb in c6 a` 4lWWW k �c'£�udO.O �c po W T `� $1nU2.� ai���3�c��n� �n U a�.-� � ������ W W E J n4 W tia Q 4Ua r- ` Q Ill q L e z 5 CC CCt CI tT 8aq ,x g y a _ C Q8 ill . 4 .- d , 6��5 2 �.i •@w ,2R�' e, p < O 2<w Y G O Q CO Q CQb Z off' x6P,P; ` it,(4E 3 bRa'AAPO y 1111 i,1111i0,40....a.•,..x.@0..." iN ZO m IR 11 �/yw ^ y ''7y 4T W QQVA37j/QG ,f9'9LOl (AVMOVOX Onand) M,ZS,1L69 N 0 S3QYSJ/Vd 11�^^l ------ - - ,06'il9 - - - - - - T .BB'SS 13— I > 1N3N3AYd 17VNdSV 01 j • h c 1 • _ ___ _ _ -_ -- \ ;veal • -l f 1- -M_Z . 69 N -- 3144,19fifrZll 14KQ' ��/'^ _ eLS1Z69 N Cm1 Ix + )1 1N3N3Avd+ ci 2 W n ` a > L7YNdSY a A<Y W.` R ,tc, 1 is 2k O 8 i. m I ,o�.2' j�~ 111 JINN W aae Y e I I .„. 1 z b $ a I ti a r.... 6- 1 I 11 mac' z w ,n •�) •io 8a Qiz , ^ ,,. ., of(IT),ITIOZ (W)M,ZS,OZ.69 N 8I WuQ _ � q — —ww au'4 () MOO (b)M,ZS,lz69 N ram. w « — x . ,gs ,,,,.t.1 �33j0.Ln '-U < n nWN 1N317311Vd 7 // 17YHdSY ��"�N� g ci Izz < Z I ooiss I (N),S6'61r (MI,00'OZr / / 3.ZS,1L69 S �Q •Is. 4 z I a // // 1� _ r. [N _ - } .Sfl 6 LT • \ / hn H'),L6'89l 3,Z51Z.69S W 3 3 ' b1 \y// L/ 3 ra. I. (2l),00'691 ty c� q W I ell // // < �� 1 1 'I 'O3 Wy z �� i 9 ua �b .n� 2 %v C. ' s3' / / x x� f o� zb - e ,a � rn 6- o w M I // q2e _ a z mo• , q m o RP?•- / NS.N 0. loin g k y6 m2'Z oN 46 n4 'n 'AI v,°vl / / <gO ti�WN 6' y = x 64 < '$ �� 2 a b n1n ////// < ? o al <v. o w rw;� J " c) >11 o ,3 6u 4 d ,za N I1 I // // 4 C{ ".wZ aN Q /�/ N � =pi p, /// / ?Nw x -� 8 8 y bM a b o $nfl Op.7� . // / Jgg Cl. ary hv;hb h / R p I / a g v� as Z�.. u�g ��.aW .�/ / n oR w R3 t„ 4,,: 2 o ^^UN�Nh NN1�`INNNIn < �' Z m5V1hb5xxlny Nh2x O: '•4'V'W, r. '' : I 12 b Imo' J ° °I U .eHyc d mt.2 No ge`o 'm F 4g ap Q. u N. pbpp2 °.bC� 0 0-0 C 0 A o..!',bcu U WE 3S x E 4 VU C qv.o °'°pC �a ` �tO �O NO p �`•L�q0 m 22 i' ,z a e 4°. ' 2,, riE O jN ..: Q Q 4 �O�.a :: a pk`oa,BBm bcYy 'c-. n�c� �n ; W 8i& '" N H { v e aq°� u 3e_.- "9va ?ma.koS•m c2r oSNN.,; E E $ o." a1� o t 4 c £ "u4 c oc o.. 0t--..0 °uo c�gNmc .. ? it a a w �'$� m �° 2 2 i k ° aEv° a '` 6bo out >`b f; n '^y9 m 8Eame�t0c o q ymE ea°o4p ° aka �`$ v ().S .5}� .c_ u4 e rn Y bmNc "�"mc W$ ,4 '£ M�i o+y ° .S N E �$N4a€ 0) r in. S S< c b < �o°.0 oo�$ 2' G o t .c .S ill I4k ?`c>. �. _` 2 _ $ $ a _� r:c O '$ b_ W2 w o_ i' R ty 7 g ... IA /44,* , ! # , - ... icy :fii, . ' ,,, .i ' ,2s., a N d . C ni A v d d ri d d g ni 4 OS4%37170E1 s30Vsl7Vd 30 3 ------F— t gl _ ty — — L6•ZZ4'�_„ M`„___,____, N — — ti9'61! F3 tl M „ZS,le69 N %/' ‹c--\''''\''' I .."" ...1,--. i .-i -4 1(: IF! . ,', < Q O ©' © )® scow C f Ij Oi, \•,, _•,„„j —., j //---1----- l 6-- ' i i b C •Piei, ; .qe ,� 16. i C 4 s\k\\\. AL lii iill 'Hill TLIS _ 8ay3 \ 16 2 2 - p.' g :3/_Pof. t. c.) i r 1 - ,Rd a \\ 1 L ——— dni r 1m .o-.ri ,z-sa ii i( ; 1 L� a .e,us un�+ Iw 6 WW i \law ,q I ^212 .y 4 • I N. 0try 1 h.b �j fir \\ \ \ - - - - A q Li Z4d �j II m a I b it � 1 1 VIIi g is N g ,�_� 11111 I o _ ;tAEl i Sa9. � ! a 5 &5]ce c 4 to s CIi ! ! a U 1 2. 1 _ gIM , ,11 1 L. fsi 1"114!1_[ : i3iii ill ' .141gfg o,g a l i ,� fi,i,: 1 _; yy[[pg� •!!i<}<(a alp sita 1 OiM/SIM 11 WS/1H91111VM 4 Y Id 'Id / if I \T 1 s :7 \ z 0 a ' !\ i t\ \ t- - J '�i' z 0 o74r, o l'\ ((r / , \ w 1 6 ' I E ,n I oat "� ` 5 Z 1 1 �� 4- - l g. J J 1 m to - 1 J N LL l- a f • • e 1Rliid$$❑ II--II e 33 3 , 1:) wz 0 4 Cpilla O - 33c Si; a �� R� z \2 N m �0 8 w K 6o o 0 .. v - gz e m i t Eq ;�, am �io ® \❑ z�v L7 a g - Y > § 5 ' §_ z IP:I! L . 2 § 9 Y i > ' a _ 0 k Z ogLLo o o a Kx ps€�``'y w w w 6 k ea s s? >v Y j g U €rg. g, g4 ; g " 1 ) ) < - 8 o C7 a s' S dv g .o» gs mpK F [ate 4 TF Qill po ZO '-� UI xi PLb ❑ ��Fjf- i�_ �� V Z Z 1'W 3 - py p� o H ZCo o�C2 N 5 N LL f_J RWUIA cv Z W "o xw g H q UV �iiU Z c1 ul o D<"rcm �q ob 7a� b° Zmz O 30 o€ ao €F a� zma �d zC $ `d o z 6 E m $ 3Z❑❑ Z FI❑ Z 110 o� Ski,`^ a- - fi$ . ❑ w e V' 6 Z 5—EL' r * F,Lo t-i w 2, o'''7.e- F., P fl ¢ � a8m ga Enomm ❑ 0 d � a g?" $ �o o 2 m U oTx wwz u Q' w' z 2uo � g Vo z� z�z a¢ ¢¢z ❑ E W 9 5W 'o E, o " F,u, z xz�� � _ z.n oglp j � 8 w 6 Eoo d i� g3t wo kr ¢ ❑ Ea--0 LL z4 O e m a 7. 'S. rn Za ¢ Y ❑a❑Z❑ ¢ s w le -lz i zwo P z� §0❑5 z z 5 g- � Z��LL 8gws zE� rig o 1 E o 4w m% ow E Z m w W m ❑m ¢ZO Yeau ga x m i n� zo E .B a O ,5 ❑E FJ2>.. Nr m 0 0. ¢2QF E �z z e o g� >? uzw#o F 9� Z ¢r[�� ZO ZFS a Z z Z ��il tuU Q' eigt,t,', �n urS Wgo gg e, -"JAo 1;i:R i' z " c- A b w a N7=jOu���uz riQa 4g2 a INN! :Pa ; 114 a$o 1 zaa Wi.5 Al 3 9 t V H z wmliS - z m Nzm Sffi m N�FFHn�za YW o =�oxaaia � �� �S r z m g 3 o�® ® z4 mgm26J V 5p 8z � o3�wo�'d W5 ? N W am �t3 4w�W W .y, 0 ® Za�zB �i {�B�l mLLz� ��`� ❑Iy�� n Z y3y�� �s4aJ zoow U zo.o'XZgZ"��> 2l� f N `... J No`8'IBNm U= ❑gm U' oNf1 mffi v0;,7 4 -on O Cgn EENVOQ gp. O2f3"=g d s¢ mc.2,!«inn ¢ ` ggaa¢0❑�.'¢zd cnP z Z .1''N2�1-n . >-on & --g w—g27' .two FOdk VE NP a�2 F m �i u' .a jW vN *a ral T�.-a g aJ � _p¢ u9� 0 osaog R paot z I g'6su'4'1W '^i 5p'do'o coeu G51 'ZQZQ�A¢dEgE-'QU❑''- �P 5 28 r_—: w,i ow s oU_�2 la `��d 2WW§ d3th ?` h -..egga8/0 C]L¢ 8 �8J Z mJJGG�� d ¢ 034j g OO Z- vUi1, 1"o n 80� ace m �nri 8a a4�a¢ L7 N<� € � G k as5oow 4 =_31 Taa �a 2 VZ Z U LLJ •poi ci M]fOI:[N1 ai oNu mvrui fZ Yli1X o Ms $gg aneg 2E XYd m 0 ��� c x . ry ri a n I 1 (//::>...... .\ 011etelt'90) Aft i No,ma v d a I Li' / N rw ''- li 1 1!.i f J kM i11M ._. 11 i b OI ##1 o0 #FF-FH RR}U-F IANMMIIIia III1411 : IIMNIAIII IIIyyA1i ONIIIIIOBNNIIIMN IIMIIl111N1 IIII IIId III N14411) g�� All II�IM11 OB91111NIONMIIIM 1 M NIIII MNI HI I DWI WHIM IMIM I *NI I6Od M NI M M 9 I NII M IM N N I I M N 1 N N 1111 1I N 1 HI 177! �� N I Ir_pN'�ll a I N 11 3 7 11 1 1 N I M N N I I M I 11/1111011 MII IowwIIIINNMNII' 4 NI II IN!I III 009111111!1III hlllaa 1091111ON 1 III I M1N1 I I I M NMNI I' I►.1 N I M 1NIII 1M N 11111 1111111lI 111 i 0 0 . >i ,' . ��,e + i 0c . , •fir 1514 J / n / 4 Itif s3 Ji tu0wPW F =O w � Ww �d �� �y�ln O❑ l�p 4 ryr0 F-2 I. {`fTr=.;lit. ... t- a . w ~. TTi I. F 'A j1 j I(. . 6� Cr' • . rs 'I�� II� • `.:-r O W l I �)1.1 i � 1 did ' En 2 11 C�r ..i O •.b 1Ea 'i,,>y, W DNA 7 qq jl\ 1 4 o x zd ycoww :::::"..:::,?.:‘,./j: 958 .../''''('',:;•\\''6.1:' 01 k: V I L W 0 P 1,0 viz"° ;�/�'`\ `� ❑ ;a. . •�. ;\ O O 19 ¢r I s— —I __•I I I W g y na N. ;,1,'.•,.'�"�,i aa, //, i,,i oca II I I I Pz zozd g� z -I' _ 1.._.. / 2g Iii=illy I—T SE att. Wz o 1 -1 �0 WV F 5Z2 qq t = `ggy z W O o 0 m aL = z NM tooN O d V P ce 0 m w9 w z Z 3a 3 0 z 5- W y k u.a o0aO `` pmp 2 ,L d,L101 J 4 6.� W O w 0 Z U O 4 wU O N ��❑z O w ❑ ¢ F F NE S Pba-' ' rz N m vi �,,I 3h M • %c ❑$ tC a g o T _ if H L t. t:Erl-- 14- 00 1Z*‘, , ', 2 - , ,.-• •r r 111=N i 1 4SarR-i � U-}5 K❑ > =^• s 24 ;.r O_. I`y�ad p co 7Opa ❑ vWjci Ill -�� �®® .I p6Y � hrn a IN I L Zo j - E ., 5 9 ' z 'li _ 0 z 4 � , - 4r5 0, }. 2o ozI 0o, P3 O1 lL O vJ � 0 rnr0 m�Wiri 8z JD_ yw/_ h0Z�U H - yv pa� L 2 4O `6 g � NO.nW �W=z p qR _R .) do �> a dw waa � i R F �0 U -gN WWZd h P Zr re 00 O a - w d J O ¢O 04 O Z tot ❑ m a N o jF-LL' ttlq J y O Q N d WN KO K ❑ h O Hi, J jW � U( JWL� r-94 vhi0 O C7= = W Z. F +iw-1 W -}�W 02 K� �0 g E pE p co E.T_ d N OF41. h YZO ppU - mU 4-Rf--`fir •t I t F d Z 3 4- ic A. Y�I?•�f�. �.y k.4�f_at.;i _. Ql L mid -...... .w, oramena." Ill 'era a99w 111,qqq LLI I OII ma _ 4 e > Fn. o ; _ o 36 w FF s &2 _ a ox o e a J z za FA ia°r5 == a ' x rz € u 4 u a WE , e 8uuo ru u o L. z W o c coil W 0 W j o. ,5� W 'g �m w Ta bi G n of zo _ o o ~tl coi$ B� j �c�i J p 2 pp C U (Uw �o S O O H 2 E - � 8b3i '' mJ>n fly fYti IL F ? R. T Y `` �1 g x` U 6 x g2 x1 R 6 + Z co • UWi J2 • \ • / _n lF 'AY, X o nat g ag —I g ° OQ €l 3 < mmm gg g YW N ,w ° �C -rnY ii _ b 19,p s > 0 h PgPg gl fl s ''' .*'---EF4ISH 0 1\) R t m F 6 6 w �., a �d x �15 ,J o curio m u7zbuo u id . J� .a a ; 80 Yi�iB N o Za 8 4FV � a mo m �—n �. 6 ymj a R &° 2 n � a'':3�ua• n. mm "x x $ ¢ o a 44 U 6 5 B 3 R o 4 z oY_' 3" . Er; x > u u 32 R €� wvl u .a tb uivn m btu e w vl z; 6 # Uo ico 6 2 ai p m Fier �y ��j ¢d¢ ¢ a W -`C z l U x 82 2I �•S / R ,• W ri n m •4J Tl gf 6 4:..rti EQS'�I S� A V . 1� s` / 6 L r I "i%,� � ' U U I%f///�i�♦ $W �%r%,$e. Jz 4,2 a w .oD10 — io) Q /y , ggo E''' I,D w 1 0O0 OP0 © " I ^f < o° r, N ,..4 r q Q ,x 0 w p 18 ao iy, " tg �WF x i z =� W'6 o �.. rg 1 Y a u w 5.r;ng i� �~ w U g 2 o ~Zi Y Y NH =RG id dy g y z i w f � U 0 3Y I - o `` e g "`!lIJJJJ � : JYr' O. w8 -- .� a � --,4--_-4t-W141 0 : d 1 I 11=11-11—I agg , 47-M" II-11=11 .4."•-::•1.•.;;.•it%.:.".i*:,.:.'.r`..i.t,,;•.''4.'4ir'Nn'".W'./,,., 11-7 } ;.':;' ;;. Jar:.yr* = d• )' • ►11 (. —1'.1 0 0 I I _�N 0 b a m g w y l2 a € b $ O Ui z•N g UdoY aw e a rc 0' i w J O U m glaR VI < $ggb^i� or w � o t.g>s g O She 'as 5 3 sE se';') w .. �o al.r , IR 8 : Z i la 1 I I I I xmbs a I ( III I a�4 ! I I I _^� 59 5g 0 JD c‘: • I f 0 4.. . ',I'll*. tfifjPi . , = „..- _-...-.-r.„..•..^'- ''r , I'V'‘''1' *';';': ..„' f ,L, z C) , 1 . _ ....,_,..... ' • t , , Cl) fy .r . _ .— I 1 ) ' 1 C. a' CO i I -/ 41 I ,,,.. . i P ' - .. D • -", ,,k Qi I , 1 I \ , ...., , =.7 Z le l 1 i 1111 ! i=2) ,''' , -- 3 i 1 ai \ , ' , n ..,:, Lil 0 .7, ili . .. .... • , . .,.., i -..., f,. . I ' .t. . . .1.'-i .., .!.. \ ' ; , 1111W.Hialf. 0 . ;T.' n' • .•, .,,,,..;.:,..,1.-"•--- .• . • . u 2 gni k. at • 0 •