Loading...
11-05-2007 November 5, 2007 Council Meeting November 5, 2007 - The regular scheduled meeting of Mayor and Council was held at Smyrna City Hall. The meeting was called to order by presiding officer Mayor A Max Bacon at 7:30 o'clock p.m. All council members were present. Also present were City Clerk Susan Hiott, City Attorney Scott Cochran, City Administrator Wayne Wright, Community Development Director Ken Suddreth, Planner Rusty Martin, Economic Development Manager Alan Durham, Economic Development Coordinator Andrea Hall, Finance Director David Boyd, Keep Smyrna Beautiful Director Ann Kirk and representatives of the press. Invocation was given by Reverend Stephen Crocker from Hurt Road Baptist Church, followed by the pledge to the flag. AGENDA CHANGES: Mayor Bacon stated agenda item 6 A, Fiscal Year 2007 Audit Presentation, will be advanced to an earlier segment of this meeting. MAYOR'S REPORT: Mayor Bacon recognized members ofthe American Legion Auxiliary. Council Member Lnenicka read a Proclamation in recognition of Poppy Day to those assembled and presented the Proclamation to the Auxiliary members. The Auxiliary members thanked the present officials for their support. - Mayor Bacon recognized Ms. Kirk and members of the Smyrna Business Association, and Ms. Kirk provided details to those present regarding two very nice park benches donated by the members of the Smyrna Business Association for use in the Arboretum. Ms. Kirk stated the SBA members coordinated this effort with KSB and the City Parks and Recreation Department to help make certain that optimum results were realized. Mr. Buddy Purvine provided details to those present regarding SBA. Mayor Bacon thanked the SBA members for this beautification effort for the benefit of the City. FORMAL BUSINESS: (A) Fiscal Year 2007 Audit Presentation Mr. Wright recognized Mr. Boyd, and Mr. Boyd introduced associates of the accounting firm Moore and Cubbage to those present. Ms. Tammy Galvis provided an overview of the Fiscal Year 2007 Audit to those present. MOTION: Council Member Wood made a motion to accept the Fiscal Year 2007 Audit as presented by Moore and Cubbage, Inc. The motion was seconded by Council Member Smith. Motion was approved 7 - O. LAND ISSUES/ZONINGS/ ANNEXA nONS: (A) Public Hearing- City-initiated rezoning from GC and LI to MU-Conditional - Jonquil Village development site - Mr. Wright stated the proposed plan calls for a mixed use development with a variety of November 5. 2007 2 components including office space, retail and condominiums which will be known as Jonquil Village. Mr. Wright stated staff recommends approval of this rezoning request. Mr. Suddreth provided additional details regarding this rezoning and development proposal. Mr. Suddreth stated the subject tract comprises 11.94 acres near Spring Road and Atlanta Road. Mr. Suddreth used a graphic representation to show details of the proposed project to the audience. Mr. Suddreth stated the proposed zoning classification for the subject property is Mixed Use - Conditional. Mayor Bacon stated clean-up of the subject site has been conducted on a daily basis during demolition with good results. Mr. Suddreth read the conditions ofthe rezoning into the record as follows: - I. Residential units in any active adult, age-restricted, assisted living or nursing facilities on the subject property shall be no less than 600 square feet. 2. Any refuse or recycling collection facilities shall not abut or be located within 100' of any public right-of-way. 3. Any building consisting ofa single use, within the Mixed Use district, excluding grocery stores, must be expressly approved by the Mayor and City Council. 4. The retail portion of any building may not exceed 47,000 square feet in gross floor area. 5. Transit stops shall be integrally connected to the development of the subject property. The final locations within the public right-of-way must be coordinated with Cobb County Transit. 6. Any development on the subject property must provide a minimum of 20,000 square feet of gross professional office space consistent with permitted uses outlined in the 01 zoning category. 7. Landscaping and architectural design throughout the development is subject to the approval of Smyrna's Urban Design Commission. Mayor Bacon stated this is a public hearing and asked for public comment. There was none. - Mayor Bacon recognized Mr. Stephen Daniel, representing Jonquil AS, and Mr. Nate Haddad representing A. G. Armstrong. Council Member Lnenicka asked Mr. Daniel ifthe stipulations of this rezoning proposal as read by Mr. Suddreth are acceptable, and Mr. Daniel answered in the affirmative. Council Member McNabb stated he hopes the development will feature display areas on a scale which would be compatible with the needs of local artists. Council Member McNabb stated he believes such a plan would encourage pedestrian interest and traffic. Mr. Daniel thanked the City's staff and leadership for their cooperation with this project. MOTION: Council Member Scoggins made a motion to approve Rezoning Request Z07-018 for City-initiated rezoning from General Commercial and Light Industrial to Mixed Use-Conditional for the Jonquil Village development site. The motion was seconded by Council Member Pritchett. Motion was approved 7 - O. (B) Public Hearing- Rezoning Request Z07-0 19 - R-15 to RAD-Conditional - Land Lot 593, Walker Street between 1499 and ISIS Walker Street - 0.616 acre tract - Alison Vaughan & Brendan Crowley Mayor Bacon asked if there is anyone present in connection with this matter and there was no response. MOTION: Council Member Scoggins made a motion to table Rezoning Request Z07-019 from R-15 to RAD-Conditional for Walker Street between 1499 and 1515 Walker Street for a 0.616 acre tract for Alison Vaughan & Brendan Crowley until further notice. The motion was seconded by Council Member Newcomb. Motion was approved 7 - O. - November 5, 2007 3 (C) Public Hearing - Rezoning Request Z07-023 - Zoning Amendment (change in elevations and site plan) - Oakdale Road - Ashton Woods Homes, LLC - Mr. Wright stated the applicant is requesting amendment of an approved development plan for the Oakdale Bluffs subdivision. Mr. Wright stated the request includes planned changes to some townhouse elevations and a decrease in the number oftownhouses from 250 to 243. Mr. Wright stated that, if approved, the revision will result in a density reduction from 7.25 units per acre to 7.05 units per acre. Mr. Wright stated staff recommends approval of the amendment subject to a number of conditions. Mayor Bacon stated this is a public hearing and asked for public comment, and the oath was administered to several persons by Mr. Cochran. Mr. Suddreth provided additional details to those present concerning the proposal under consideration. Mr. Suddreth stated the plan change calls for altering the townhouse format from three story units to a two story style. Mr. Suddreth read the conditions of the rezoning into the record as follows: 1. The development of the proposed residential townhouse community shall be limited to 243 units. The minimum floor area of each unit will be 1,800 square feet. The following minimum setbacks and building separations shall be maintained: - Setbacks: Oakdale Road - 50' Front Yard - 20' Side Yard - 20' Rear Yard - 40' Building Separations (townhouse units): Front to front - 50' Front to side - 40' Side to side - 20' Side to rear - 20' Rear to rear - 25' 2. The development of the subject property shall be in substantial conformity to the site plans (Oakdale Bluffs Phase III), prepared by Planners and Engineers Collaborative which were filed with the rezoning application. 3. The development shall comply with the elevations included with the application package. Brick, stone, stucco or architectural shake shall be used on at least three sides of each building. All buildings which will be adjacent to Oakdale Road shall utilize four-sided brick elevations. No portion of any building shall utilize 100% horizontal siding. 4. All townhouse residences shall be provided with an enclosed garage parking space to accommodate two vehicles. Each garage must provide decorative garage doors similar to those shown in the elevations submitted for the zoning amendment. - November 5, 2007 4 5. Sidewalks shall be provided by the developer inside the subdivision and outside the subdivision adjacent to Oakdale Road consistent with City requirements. A sidewalk or passive trail shall also be provided within the subdivision to connect each portion of the development to the proposed park. - 6. The developer shall donate and convey additional right-of-way on Oakdale Road such that a minimum 50' right-of-way width can be achieved as measured from the centerline. 7. The storm water detention plan shall be designed to create at least a 10% reduction in a 100-year storm event. The City Engineer shall approve all plans. 8. All retention ponds shall be placed and screened appropriately to be unobtrusive to homes inside and outside the development. 9. All utilities within the development shall be underground. 10. The development of any streets (including private) shall conform to the City's standards for public right-of-ways. 11. The protective covenants will require all non-resident property owners to keep the Homeowners Association advised of the current address and phone numbers where they can be reached. The HOA documents shall prohibit the use of any unit in the development for rental purposes. 12. The construction of a separate monument signage which clearly identifies the entrance into Oakdale Bluffs Phase III which Aston Woods has preliminarily named "The Parkside at Oakdale Bluffs", subject to final review and approval by the City's professional staff. - 13. No debris may be buried on any lot or common area. 14. The developer will install decorative streetlights within the development, subject to approval by the City Engineer. Utilization of low intensity, environmental type lighting, the illumination of which shall be confined within the perimeter of the subject property through the use of "full-cutofflighting". 15. All yards and common areas are to be sodded, and landscaped. Irrigate as appropriate. 16. All landscape plans must be prepared, stamped, and signed by a Georgia Registered Landscape Architect or a degreed horticulturist for common areas and entrances. All plans must conform to the requirements of the City's Tree Protection Ordinance. However, the overall tree density shall not be required to exceed 30 units per acre. 17. The applicant shall provide the installation of significant additional landscaping throughout the community which will include the following: a. Around the existing Oakdale Bluffs monument sign. - November 5, 2007 5 b. Surrounding the new Parks ide monument sign. - c. Between the existing Oakdale Bluffs three (3) story homes and the Parkside two (2) story homes. d. Along the frontage of Oakdale Road. 18. All floor plans within Parkside shall be advertised and marketed as starting from the low $200's. Additionally, no floor plans will have base pricing below $200,000. 19. The applicant shall investigate and provide the best location for adding tennis court(s) based upon direction received at subsequent meetings between Ashton Woods Oakdale Bluffs HOA subject to review and approval by the City of Smyrna's professional staff. - Mayor Bacon recognized Mr. Garvis Sams, an attorney representing the applicant, and Mr. Sams stated the stipulations are subject to review and approval by the City's professional staff. Mr. Sams stated it is his understanding that the plan revision presently under consideration would allow a total of 246 townhouses. Mr. Sams stated the plan amendment would allow for changes to the architectural style and composition of 74 remaining townhouses to be built and the site plan for the construction of these buildings. Mr. Sams stated this request has been brought about by a perceived need to differentiate between existing structures and those to be built. Mr. Sams stated it has been determined that a two story townhouse is needed as opposed to a three story product to appeal to a different demographic. Mr. Sams stated the two story product would allow owners of existing three story townhouses to resell their properties without competition from new three story structures. Mr. Sams stated the applicant has met with representatives of Oakdale Bluffs and City staff to obtain input from them regarding this process. Mr. Sams stated the applicant has agreed to build a separate monument sign to identify the entrance into Oakdale Bluffs Phase III. Mr. Sams stated the conditions formulated for this plan amendment were created with the intent to help delineate the two story structure portion of the development from the existing part. Council Member Lnenicka asked Mr. Busher if Ashton Woods is agreeable to the stipulations of this zoning amendment, and Mr. Busher answered in the affirmative. Council Member Lnenicka asked Mr. Suddreth if a total of 246 townhouses is acceptable, and Mr. Suddreth answered in the affirmative. Council Member Lnenicka recognized Mr. Charles Bolash, residing at 6205 Indian Wood Circle, and Mr. Bolash expressed disappointment at the fact that no separate ingress and egress is planned for the new phase of the development. Mr. Bolash expressed concerns about potential negative impact of the new construction on the resale value of existing housing in the development. Mr. Bolash asked the council members to make certain the developer complies with the plans and conditions of this rezoning to preserve the value of the housing in this development to the greatest extent possible. - Mayor Bacon recognized Ms. Inger Pinckney, residing at 6248 Sawtooth Oak Court, and Ms. Pinckney expressed concerns about potential negative impact ofthe new construction on the resale value of existing housing in the development. Ms. Pinckney expressed disappointment at the fact that no separate ingress and egress is planned for the new phase of the development. Ms. Pinckney asked the council members to consider requiring separate ingress and egress for Phase III of the development in order to help distinguish the existing housing from new construction. Ms. Pinckney presented a petition from residents of the subject area to the present officials. November 5, 2007 6 Mayor Bacon recognized Mr. Stephen Hedden, residing at 1562 Oakdale Bluffs Drive, and Mr. Hedden expressed concerns about potential negative impact of the new construction on the resale value of existing housing in the development. Mr. Hedden stated he would like to see this zoning amendment plan denied. - Mayor Bacon recognized Ms. Cheryl Black, residing at 6096 Indian Wood Circle, and Ms. Black asked that the developer maintain the current selling price on new three story structures to avoid negative impact on the resale value of existing housing in the development. Mayor Bacon recognized Mr. Craig Ogden, residing at 6207 Indian Wood Circle, and Mr. Ogden stated he is in agreement with what has been said at this meeting by the residents who spoke previously. Mr. Ogden stated he wants to see property values preserved in the development. Mr. Ogden stated he would like the council members to consider requiring separate ingress and egress for Phase III of the development in order to help distinguish the existing housing from new construction. Mr. Suddreth stated staff has examined the possibility of requiring separate ingress and egress for Phase III of the development and that staff is not supportive of constructing another entrance. Mr. Suddreth stated staff has concerns about traffic and topography in the subject area. Mr. Busher indicated he believes it would not be feasible to build an additional entrance to the development. Mr. Busher stated there will be clear demarcation between existing structures and the new construction. At Council Member Newcomb's request, Mr. Busher provided additional information regarding proposed landscaping for the new phase. Mr. Busher stated Ashton Woods does not intend to sell off any lots in the subject development. Mr. Busher stated Ashton Woods intends to complete construction of this development. At Council Member Lnenicka's request, Mr. Suddreth provided details to those present concerning the possibility of requiring some form of landscape performance bond to address concerns brought about by current drought conditions. Mr. Sams stated digital images of the Phase III entrance monument sign can be furnished to the City staff. (Clerk's Note: Printed copies of these images are appended hereto as exhibit "A") - MOTION: Council Member Wood made a motion to approve Rezoning Request 207-023 for zoning amendment (change in elevations and site plan) on Oakdale Road for Ashton Woods Homes, LLC for a total of246 townhouse units subject to stipulations of rezoning as read into the record and the provision that digital images of the Phase III entrance monument sign will be furnished to the City staff. The motion was seconded by Council Member Pritchett. At Council Member Smith's request, Mr. Busher commented on the projected construction timetable for Phase III. Motion was approved 7 - O. (D) Public Hearing- Variance Request V07-05l - Use of Existing Pole Sign - 0.912 acre tract - 5130 South Cobb Drive - S & S Sign Services Mr. Wright stated the subject sign does not conform to current City guidelines. Mr. Wright stated new installation of pole signs is no longer allowed. Mr. Wright stated non-conforming signs are allowed to remain under the current code unless there is a change of ownership or discontinuance of operation of the commercial entity on the affected property. Mr. Wright stated the applicant wishes to replace an existing pole sign at the subject location with another pole sign. Mr. Wright stated this request was denied by the License and Variance Board and staff recommends denial of the request. Mr. Suddreth provided additional details regarding this variance request to those present. Mr. Suddreth stated the applicant is willing to install a replacement sign of reduced dimensions. - November 5. 2007 7 - Council Member Wood stated the location of the subject business has very limited visibility from the street. Council Member Wood stated the applicant has made a good faith effort to design a replacement sign of reduced dimensions as prescribed by regulations. Council Member Wood stated that inadequate sign advertisement could potentially have a negative impact on the going concern at the subject location. MOTION: Council Member Wood made a motion to approve Variance Request V07-051 for use of existing pole sign at 5130 South Cobb Drive for S & S Sign Services. The motion was seconded by Council Member Pritchett. Motion was approved 7 - O. (E) Public Hearing- Variance Request V07-061 - Front Setback Reduction - 0.25 acre tract- 2781 Stone Creek Road - Roscoe Rader Mr. Wright stated the applicant is requesting a reduction in front yard setback from 35' to 22' to build a front deck. Mr. Wright stated this case was referred to the city council by the License and Variance Board because of opposition. Mr. Wright stated staff recommends approval ofthis request subject to a number of conditions. Mr. Suddreth provided additional details regarding this variance request to those present. Mr. Suddreth stated the proposed addition would be made of wood attached to a brick structure. Mr. Suddreth stated staff has modified its recommendation which includes the following conditions: 1. The front porch/deck/patio area shall be covered with a roof and shall be constructed of the same material as the front of the house or if a combination of material is used, that the majority material used be brick. - 2. The applicant shall plant evergreen landscaping around all exterior sides of the proposed deck/patio/porch Mr. Suddreth stated the objective of these conditions is to obtain a result which more closely resembles a porch as opposed to a deck. Mayor Bacon stated this is a public hearing and asked for public comment, and the oath was administered to several persons by Mr. Cochran. At Council Member Smith's request, Mr. Rader provided details regarding his variance request to those present. Mr. Rader stated the requested variance is needed to build an addition which will facilitate access to his house and improve its appearance. Council Member Smith asked Mr. Rader ifhe would be amenable to tabling this request to a subsequent meeting in order to work out a satisfactory plan, and Mr. Rader answered in the affirmative. Mayor Bacon recognized Mrs. Susan Wilkinson, and Mrs. Wilkinson stated she and other residents of the subject area are concerned that the proposed addition will be more like a wooden deck than a porch. MOTION: Council Member Smith made a motion to table Variance Request V07-061 for a front setback reduction a 0.25 acre tract at 2781 Stone Creek Road for Roscoe Rader until the November 19,2007 meeting. The motion was seconded by Council Member McNabb. Motion to table was approved 7 - O. - November 5. 2007 8 PRIVILEGE LICENSE: There were none. - COMMERCIAL BUILDING PERMITS: There were none. CONSENT AGENDA: (A) Approval of October 15, 2007 minutes (B) Authorize Mayor to execute agreement with the Georgia Municipal Association for financing public safety software (C) Award RFP # 8-003 for the replacement of approximately 264 LF of 48" storm sewer on Nancy Circle at Ann Road to Southeastern Contracting in the amount of $78,894 and authorize the Mayor to execute related contract documents (D) Award RFP #8-005 for Cured-in-Place Lining of four storm sewers located on Glendale Circle, Oak Forest Drive and Church Street to Southeast Pipe Survey in the amount of $120,500 and authorize the Mayor to execute related contract documents (E) Approval of 800 mhz Radio System Use and License Agreement and authorize the Mayor to sign and execute all related documents (F) Approval of amendment to the Intergovernmental Agreement for the Use and Distribution of proceeds from the 2005 Special Local Option Sales Tax for capital outlay projects and authorize the Mayor to sign and execute all related documents - (G) Approval of use of Council Chambers for a town hall meeting for Congress Member David Scott on Saturday, February 2, 2008 MOTION: Council Member Wood made a motion to approve the consent agenda. The motion was seconded by Council Member Smith. Motion was approved 7 - o. COMMITTEE REPORTS: Council Member Pritchett provided information to those present regarding a new recycling program in her neighborhood. Council Member Pritchett commented on a recent child abduction which occurred in the City. Council Member Pritchett stated a man who attempted to rescue the two children during the abduction is deserving of recognition. Council Member Pritchett stated the child who was abducted demonstrated considerable presence of mind in the information she was able to provide to the police. Council Member Pritchett reported that the offender was located and arrested. Council Member Pritchett commended the City police for their diligence in this case. Council Member Newcomb recognized Mr. Suddreth, and Mr. Suddreth introduced new Economic Development Coordinator Andrea Hall to those present. Mr. Suddreth commented favorably on Ms. Hall's qualifications and background. Ms. Hall provided details to those present concerning her professional experience and stated she is looking forward to working for - November 5. 2007 9 - the City. Council Member Newcomb expressed enthusiasm for the new Jonquil Village development for which rezoning was approved at this meeting. Council Member Scoggins expressed the view that moving forward with the new Jonquil Village project is perhaps the biggest step for progress the City has made in many years and that he is proud to have been a part of it. Council Member Scoggins congratulated everyone involved with this project for their efforts. Council Member McNabb stated members of numerous churches in the City recently gathered for a prayer walk and expressed the view that people of faith need to continue to pray for our community, for each other, for our public safety professionals and for those misdirected people who commit heinous acts such as the one previously discussed by Council Member Pritchett. Council Member McNabb stated education continues to be a subject of keen interest to members of the Smyrna community. Council Member McNabb stated we must work with our schools to build the types of relationships needed to create meaningful post-education experiences for the community's young people. Council Member Smith stated Council Member Pritchett expressed the community's shock and sadness at the recent child abduction which occurred in the City with great feeling. Council Member Smith stated he is glad that the City has a professional police department to deal with difficult problems of this type. - Council Member Lnenicka commended the City police for the determination and professionalism they demonstrated during the investigation of the recent child abduction case. Council Member Lnenicka reminded everyone to be sure to adjust their clocks for the time change as well as check the batteries in their smoke detectors. Council Member Lnenicka thanked the members of the Old Vinings Mill HOA for inviting him to their recent meeting and commented favorably about the proceedings. Council Member Lnenicka stated the annual Collier Gate HOA meeting will be held Wednesday at the Community Center and the Gates at Vinings community will be conducting their HOA meeting Monday in their neighborhood. Council Member Lnenicka stated he is continuing to work with faculty and staff at Campbell Middle School to help develop after school programs for the students there. Council Member Lnenicka stated volunteers, funds, supplies and community involvement are needed for an undertaking of this type. Council Member Lnenicka reminded everyone there is an election tomorrow and encouraged everyone to exercise their right to vote. Council Member Wood commended the City police department for their diligence in resolving the recent child abduction case which occurred in the City. Council Member Wood reminded everyone there is an election tomorrow and encouraged everyone to vote. Mayor Bacon and Mr. Wright provided information to those present concerning the use of rain barrels as a water conservation measure. Mayor Bacon stated the City will assist citizens with the assembly of rain barrel kits they purchase. Ms. Hiott reminded everyone there is an election tomorrow and encouraged everyone to vote. Ms. Hiott provided updated information concerning voting precinct locations and voting requirements to those present. - November 5. 2007 10 CITIZENS INPUT: Mayor Bacon recognized Mr. Alex Backry, residing at 3459 Shawnee Trail, and Mr. Backry expressed views concerning the performance and conduct ofthe city council members during their current terms in office. Mr. Backry expressed the view that citizens who have attended council meetings to express their views have been ridiculed. Mr. Backry stated very few people voted on the parks bond referendum and expressed the view that few people were aware of the proposal. Mr. Backry stated he hopes the upcoming terms of office will be filled by people who are responsive to the needs and desires of citizens. Mr. Backry stated he hopes many citizens will turn out to vote tomorrow. - Mayor Bacon recognized Mr. Howard Martin, residing at 3435 Lee Street, and Mr. Martin yielded the floor. Mayor Bacon recognized Ms. Joyce Reagan, residing at 3833 Cloudland Drive, and Ms. Reagan expressed the view that citizens should be treated with respect. Mayor Bacon recognized Ms. Teri Anulewicz, residing at 1121 Parkview Place, and Ms. Anulewicz thanked those persons who have been helpful to her during her election campaign. Ms. Anulewicz commented favorably about the residents of Ward 3 and expressed enthusiasm about the possibility of serving on the city council. Ms. Anulewicz reminded everyone there is an election tomorrow and encouraged everyone to vote. Mayor Bacon recognized Ms. Jean Aaron, residing at 2531 Davenport Street, and Ms. Aaron commented favorably about her experiences during her election campaign. Ms. Aaron stated one of her objectives if elected is to engage the community in the democratic process. Ms. Aaron recounted the details of a meeting she had with a citizen during her campaign for those present. Ms. Aaron thanked the council members, Ms. Hiott and the citizens of Ward 2 for their thoughtfulness and civic-mindedness. Ms. Aaron reminded everyone there is an election tomorrow and encouraged everyone to vote. - Mayor Bacon recognized Mr. Matt Yancey, residing at 5976 Haddon Place, and Mr. Yancey expressed a desire to have his mailing address changed to reflect his residency in the City of Smyrna and asked the present officials for their assistance with this objective. Mayor Bacon encouraged everyone to vote tomorrow. Mayor Bacon invited everyone to his post-election campaign party tomorrow night. ADJOURNMENT: With no further business, the meeting was adjourned at 10:27 p.m. - November 5. 2007 - A.MAXBACON,MAYOR II kJ4 ~~r- BILL SCOGGINS, 3 - c!~J4A/ e~ W~ CHARLES PETE WOOD, WARD 7 - 11 l2J~/l1J (j;;. 'ni~ SUSAN D. HIOTT, CITY CLERK <)LON U RON NEWCOMB, WARD 2 !1l&BrL~ ~ i/ .~ WADE S. LNENICKA, WARD 6 '0 ?~5S t ".~.. n", l HH~ l '- ~ ..., SOOOA\ NOUISV :1I0J 0111VdJlld Vf) 'A.LNr10:) Hfj(D SddTlH :.YIVCDlVO I- Z UJ :2 UJ Ll ~Z Z~ UJCL m ...... o ...-I OJ OJ) CO c... m N o r.:. o N ~ ,<:= .0 ..c X I..1.J UJ ~ t; JJ CL <f) o:c UJ a. (D ,. o:c Z UJ "~ --;---' ~-( b> ;X/ ~1t r"). '" .' .' "y);'>. /' ~V~~. ,," '~ " ~ ~-( t>:'~~ ,f ~. "~p ~~ ''x > ""~. ~l '\,\~~~, ..'\.. :r '''~ '\: '" ~ ,,~ " ~ .~~! .,,~\s ~; ::~ ~1 '. ~~. , "l~ ' '/) ~ ~~r..,...:i\\ ....' ^I "'.~ ",,? ~ ,i. \\ ;\i! ~ . \, ~ ".t;tl Z '~. "f........,~li "\~'LZ ________m _um; ~ / // /~" -' J_;~>;.::;-.e'" ~.-" I" , " " "- / !<: ,. '" I- Z l..W \\1 i,Ai:-, \",\ ..__.'1. I~o' D :i ~, ~ U] lI)'r';~'"t /:' ~:. ~~~~] 0\ii".!1.!.1.~I' !UllJ; ",,1" Ill: ~'.~ ,<,"; ~ "'1 UJ ,. I- Z W ::; W o z <(z I<( Z-' WCL SaOOA\ NO.lHSV :l:HH OdllV&JlId VD '.\.LNIlO:) 8HO:) SddfnH 31VQ)lVO ~ [: ,-~~T--"'-"'p---"---------- i " -"~". //':7r ! ' '"",,~. -",.,",.~, I . ". . " ' ~~:;:;::::::~"-'_'__ ~-i /~'~. : ,:~~;;,<;1 ///4-/:;:/ ,;::c " '-"^ '."':....,...,- <4-:'- ,;;f> '" ,;~-,,_. D- el: :2 (f) >- t- ill Z ~ if m -- o N (]) tl.O co 0- m N o I r-- o N '- ", .\' '--"" --",/ '" " .' \.../ ("'-.._, \ " \\" ''''''- '~ " ~ \' '" \ '" ~ \ ~-~ 1~ 0.. , . " , , ! 'j <! 10::!~J y:~ ~~ t-s ?' ~G,"UI~} ~ "-(Y<fZ) /" ~~~?~~ < .n[1'I.. 7i.d~~~~J 8 lL ..,. ~ ---""-~..... ~I tll!Hil ~ ~ I~I "......, ~ I~l ! I I $ J J I ~ ~ ~ i !~ ~ ~J~~~ g ~2 ! ~ ~ ~ d Up.! I I~ ,~ ~ q n U dU II ~ I.~ ~JJ~JJ1;J~I~..~~ ~rlf npdh \ Ii ;:' i ~ _!~ ~ ~ ~ li.!!.~_~ ~ i ~ 0~'O@O()@,'" 0 0 fi~~ :~ ..Cl .J:: X I.J.J ~ " Pf ~8~ ~1~ m ~l? tii jt;~ t[ rr :s; $: / -'.l? '. . .# ~t \;~;:~y ~\ ./t?'ifjrlt! / l1V'.~ ~ ~ ~~ , . ?f:<:P\ ~ w P, / It \ . '-/ \. 0.. ~~ / '/.Jf '~' ~, (;::~\l; /;1;;;;~;L; ..><'+, - ..."'< .' ....'... .....1.1 '."".....m~.......'. /,,,,;11 '!'" <~ ..., " /,4/ \''-../;/~~'~ f' ?'_.bf<;// / "2l0/<;;: '. 0 c:;':"..'o ;~;.; "71/;-/ ., f-- .,- - :_,~;g;;j~~>"mm../</(.mm...".... ~ " . ~ ~ ~ ,. ~~ 1 ~ ,:;e '.' ~ "5 " ~~ ~~ i ~5 ~~ ~ a1: ,. ~ 0< .,! a ~~ ..~ , tf~ ~I ~ ill. ~ ~ ~ ~ ; i i ~ ~~~~ ~, {; ~.~~.~~~ r'."~~~, 'I 6 ~~~~~.3U' ~~. ~. n :<;" ;'! w ~I ~.. i ; ~ i hi! ~2l'1~~i~ ~llJi ~i ~~~~ J ~ ~ 'I ~l-~&~)",~~~r,;;::;;,o If l: It0t',,/~"<);'-=';i.Ymm w '--:~;ii:~." ' ~ ~ " ~ ~ g u u u ~ ~ ? ~ ~ ~ ~ ~ ~ i. <i. ~ ~ 0 N ,.... ,.... ~ i.. ~ (\I N :3 <.P o N ~ _ z ~~ ~:t OZ 'j ~ ~ f {l u .~ ~ ..., 1 I I j I ~ w ~ z ~ ~ c_ .t;<t: Y; gZil!ec j'!lll ~ ~ g ~ ~ -~9 t- '" :J t- "'I z ~ S Z Q. ~ 2; ;;: (I')~ ~~ ::JO ....JW tx:I~ ::3< <Z [;25: <::;; 0(1') (J) i:JJ :2: o :J:: (J) o o ~ z ~ :J:: ~