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HomeMy WebLinkAbout1991-14 Rezoning a Tract of Land Generally Located West of the Town of Vail Shops from Agriculture/Open Space, Section 18.32 to Public Use District, Section 18.36,y ' ORDINANCE NO. 14 Series of 1991 AN ORDINANCE REZONING A TRACT OF LAND GENERALLY LOCATED WEST OF THE TOWN OF' VAIL SHOPS FROM AGFitCULTURE/OPEN SPACE, SECTION 18.32, TO PUB1.1C USE DISTRICT, SECTION 18.36. WHEREAS, an application has been submitted by the Tawn of Vail and Vail Associates to rezone a parcel generally located west of the Town of Vail Shops from Agriculture/Open Space Zone District to Public Use District Zone District; and WHEREAS, the allowed and conditional uses of the proposed zone district are such that they will be compatible with adjacent zone districts; and WHEREAS, the rezoning effort is consistent with municipal objectives to provide an orderly, viable community by allowing 'public service facilities" as conditional uses in the proposed zone district; and WHEREAS, the proposed rezoning is consistent with Policy 6.1 of the Land Use Plan, and is consistent wish the revised Land Use designations shown on the Land Use Plan; and WHEREAS, in accordance with Section 18.66.140, the Planning and Environmental Commission held a public hearing on the proposed zoning amendment and has submitted its recommendation to the Town Council; and WHEREAS, a!I notices, as required by Section 18.66.080 have been sent to the appropriate parties; and WHEREAS, the Town Council has held a public hearing as required by Chapter 18.66 of the Municipal Code of the Town of Vail. NOW, THEREFORE, SE IT ORDAINED BY THE TOWN COUNCIL OE THE TOWN OF VAIL, COLORADO THAT: Section 1 The Town Council finds the procedures for a zoning amendment, as set forth in Section 18.66 of the Municipal Code of the Tawn of Vail have been fully satisfied, and all of the requirements of tl~e Municipal Cade of the Town of Vail relating to the zoning amendments have been fu11y satisfied. Section 2 The Town Council hereby rezones the property, more particularly described in Exhibit A, attached hereto, from Agriculture/Open Space Zone District to Public Use Zone District. 1. .._ ~ • ~~ ' ~ ' f 4 _.. Section 3 1f any part, section, subsection, sentence} clause or phrase of this ordinance is for any reason held to be invalid, such decision sha11 not effect the validity of the remaining portions of this ordinance; and the Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 4 The Town Council hereby finds, determines and declares that this ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and the inhabitants thereof, Section 5 The repeal or the repeal and reenactment ofi any provision of the Vail Municipal Code as provided in this ordinance shall not affect any right which has accrued, any duty impaled, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under of by virtue of the provision repealed or repealed and reenacted. The repeal of any provision hereby shall not revive any provision ar any ordinance previously repeated or superseded unless expressly stated herein. INTRODUCED, READ ON FIRST READING, APPROVED AND ORDERED PUBI-iSHED ONCE IN FULL, this 21 day of i~ay ,1991. A public hearing shat! be held hereon an the nth day of June , igg1, at the regular meeting of the Town Council of the Town of Vail, Colorado, in the Municipal Building of the Town. Kent R. Rose, Mayor ATTEST: Pamela A. Brandmeyer, Town Clerk READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED by title this 4th June day of .1991 ~~ `~ ~ Kent R. Rose, Mayor ATTEST: Pamela A. Brandmeyer, Town Clerk 2 ,~~,~. 1 , i' •i-,~ i7r Fr ,•'y 11x1 ... "~.. ,.r~ ti ~^''~ . .~ •t ,. ~ _.,_,....,....= z ~ ,~ ©;~ ,~. ~ ~~ v ! ~ r m ~1•.i ~ ~ .~ ~i •a 1 ~' ~- " ~ ~ ~ -e ~ M O ~ t~ p. 1t- o ~ '( 9 Z. ~ Z ~ i pit ~~ t•. 1 .... • ~ ~~ • • EAfiI$IT A DESCRIPTION OF AREA OF PROPOSED LAND USE CHANGE AND REZONING j~GAL DESCRIPTION THAT PART OF THE NORTH } OF SECTION WEST OF THE 6TH PRINCIPAL MERIDIAN, NORTH OF INTERSTATE HIGHWAY N0. 70 DESCRIBED AS FOLLOWS: 8, TOWNSHIP 5 SOUTH, RANGE 80 EAGLE COUNTY, COLORADO, LYING AND BEING MORE PARTICULARLY BEGINNING AT THE NORTH EAST CORNER OF SAID SECTION 8; THENCE ALONG THE NORTHERLY LINE OF SAID SECTION 8, Swirl 89 DEGREES 46 MINUTES 27 SECONDS WEST A DISTANCE OF 1500.00 FEET; THENCE DEPARTING THE NORTHERLY LINE OF SAID SECTION 8, SOUTH 00 DEGREES 23 MINUTES D3 SECONDS WEST A DISTANCE OF 529,86 FEET TO A POINT ON itt~; NORTHERLY RIGHT OF WAY LINE OF INTERSTATE HIGHWAY NO. 7D; ~rrs~,NCE ALONG THE NORTHERLY RIGHT OF WAY LINE OF INTERSTATE HIGHWAY NO. 7D FOLLOWING TWO COURSES: 1) SOUTH 75 DEGREES 28 MINUTES 18 SECONDS EAST A DISTANCE OF 180.82 FEET TO A POINT OF CUR4ATURE; 2) 1327.90 FEET ALONG THE ARC OF RADIUS OF 5580.00 FEET, A CENTRAL 04 SECONDS AND A CHORD WHICH HEARS SECONDS EAST 1324.7D FEET DISTANCE OF SAID SECTION 8; THENCE DEPARTING SAID RIGHT OF WAY 70 NORTH 00 DEGREES 23 MINUTES D3 LINE OF SAID SECTION 8, A DISTANCE BEGINNING, CONTAINING 20.480 ACRES A CURVE TO THE LEFT, HAVING A ANGLE OF 13 DEGREES 38 MINUTES NORTH 89 DEGREES 36 MINUTES 34 TO A POINT ON THE EASTERLY LINE LINE OF INTERSTATE HIGHWAY N0. SECONDS EAST ALONG THE EASTERLY OF 572.1fl FEET TO THE POINT OF MORE OR LESS. THE ABOVE DESCRIPTION IS BASED ON THE TOWN OF VAIL ANNEXATION PLATS FOR THE PROPERTY DESCRIBED AND IS NOT BASED ON A FIELD SURVEY. THE BASIS OF SEARING FOR THE ABOVE PARCEL IS THE NORTHERLY LINE OF SECTION 8 BEING SOUTH'89 DEGREES 46 MINUTES 27 SECONDS WEST AS SHOWN ON SAID ANNEXATION PLATS. (NORTH ANHOLTZ) ~ ~ • MEMORANDUM TO: Planning and 1=nvironmental Commission FROM: Community Development Department DATE: May 13, 1991 SUSJPGT: A request to change the Land Use Plan designation of a property generally located west of the Town of Vail Public Works shops from Open Space to Semi-Public Use and a request to rezone the property from Agricultural and Open Space to Public Use District. The property is described as follows: That part of the Nnrth 1/2 of Section 8, Township 5 South, Range 80 west of the 6th Principal Meridian, Eagle Coun#y, Colorado, lying north of Interstate Highway No. 70 and being more particularly described as follows: Beginning at the NE corner ofi said Section 8; thence along the northerly line of said Section 8, S89 46'27"W a distance of 1500.00 ft; thence departing the northerly line of said Section 8, S00 23'03"W a distance of 529.86 fit to a point on the northerly ROW line of 1-70; thence along the northerly ROW line of I-70 following two courses: 1) S75 28'18"E a distance of 1$0.82 ft to a point of curvature; 2) 1327.90 ft along the arc of a curve to the left, having a radius of 5580.00 ft, a central angle of i3 38'04" and a chord which bears N89 36'34"1= 1324.70 ft distance to a point on the easterly line of said Section S; Thence departing said ROW line of 1-70 N00 23'03"E along the easterly line of said Section 8, a distance of 572.10 ft to the point of beginning, containing 20.480 acres rnore or less. The above description is based on the Town of Vail annexation plats for the property described and is not based on a field survey. The basis of bearing for the above parcel is the northerly line of Section 8 being S89 46'27"W as shown on said annE,xr~tion plats. Applicant: Town of Vail/Nail Associates ............ . ` i % : i S ' } : ' F. ' 1. ! '. . . ~ •S ~ r r !J 1. 'F i Y . 3 ' : . . :?.ji;• f F:/i :" :'{fit i`s. r: `l:'~ .1.. ii'fvf~: : ~~riiN` :.` r~r ? :':l"'%' ""~' t r y ~, ::.:::::r.~r::::: :::::..:. ~~~~ .. ''. ..~ .; ...:: ;:rl:;:r.: rs~.; :f~ ..~:...::~ :.::r ~: •x ::r: :.: ...:.. ~.::~:. ~:......:.:.~:::.:... .:: :............ r... ~:.vr. ~.: ~.: f::t: ..n.../.:.... ..: ~.: Jy.::r :.-..rr ~: INTRODUCTION The Town of Vail is requesting a rezoning of a tract of land west ofi the Town Public Works Department shops. The parcel is approximately 600 feet wide and 1,500 feet long and is directly west of tt~e Town of Vaii Shops. The current zoning of the property is Agricultural and • ~ • Open Space District, and the applicant is proposing Public Use District zoning. The owner of tf~e property is Vail Associates (VA), and the Town of Vail will be the leaseholder. The purpose of tf~e request to rezone the property is to allow "public service facilities" as conditional uses. If the rezoning is approved, the Town of Vail will apply for a conditional use pc~rrr~it fora "public service facility," or more specifically, a Town snow dump. Developirier~t standards in the Public Use District are proscribed by the Planning and Environmental Commission SPEC) for individual proposals. In Section 1$.30.050 of the Public Usc District, the PEC is given the authority to: "prescribe development standards for each particular development proposal or project in each of the following categories: A. Lot area and site dimensions; B. Setbacks; D. fieight; E. Density Controls; G. Site Covorage; H. Landscaping and Site Development." Note: C&F have been deleted si~~ce the original adoption. Because the PEC has the authority to set development standards for each specific use, staff believes thaf each should be analyzed closely at the time of the conditional use hearing. EVALUATION OF THE ~iEZONING REQUEST A. Suitability of Existing Zoning The tract of land under consideration is zoned Agricultural and Open Space District, and is located between land zoned Public Use District to the east and Agriculture and Open Space District to the west. Because the parcel under consideration is adjacent to existing Public Use District zoning, staff believes it is reasonable to expand this zone district. In addition, staff believes the two zones are compatible with each other. B. Is the Amendment Preventing a Convenient, Workable Relationship with land Uses Consistent with Municipal Objectives? Staff believes the relationship of land uses in the area is workable, as both the Agricultural ar~d Qpen Space Distric# and the Public Use District allow only low intensity uses. Bath zone districts have a very limited number of permitted uses, which are listed below, and both allow larger, mare intense uses only through conditiona! use r~,view. Because of the rrianner in which the zoning code is written for regulating the i~ublic Use District, the Planning and Environmental Commission will be able to set the develop~T~ent standards for any conditional use, such as a snow dump, to ensure that it is compatible with adjacent uses. Staff believes that the rezoning will help achieve a municipal objective of providing snow rernovai. The area the Town currently uses to dump snow is the north bank of Gore Creole in F=ord Park, just east of the tennis courts. Town Council has requested that the Public Works Department find a new location to dump snow, as the current use of the Gore Creek bank is not environmentally sensitive to Gore Creek or F=ord Park. 2 • ~ • During a previous f EC worksession on this issue, the PEC's primary concern centered on potential Land uses which the rezoning would allow. "lay-Right" uses of both districts are listed below: Public Usa District (Proposed Zoning) /l. Public parks, playgrounds, and open space B. Pedestrian and bicycle paths C. Seasonal structures or uses to accommodate educational, recreational or cultural activities Agriculture and Ogon Sr~aco {Existing Zoning) A. Single family residential dwellings t3. Plant and tree nurseries and raising of field, row and tree crops C. Public parks, recreation areas and open spaces During the worksessian, tiZe one use the PEC was concerned about was letter C-- seasonal structures or uses. Research dome since the worksession shows that the definition of seasonal structure requires conditional use approval in every zone district. Though this conflicts with the use being listed as a permitted use in the Public Use District, whenever the zoning code applies more than one standard to a development regulation, staff practice has been to consistently use the more restrictive standard. The definition of a seasonal structure is a: "temporary covering erected over a recreations! amenity, such as a swimming pool or tennis court, for the purpose of expanding their use to the cold weather months. Such seasonal covers may not be in place for more than seven consecutive months of any twelve-month period.... Any seasonal use or structure shall require a conditions! use permit in accord with Chapter 18.60" E3ecause of this definition, the only by right uses allowed in the Public Use zone district are parks and bicycle paths. C. Does the Rezoning Provide for the Growth of an Qrderiy, Ufable Community? if approved, the rezoning will provide the conditional use process for the Town of Vail to request approval of a snow dump. Staff believes that providing a snow dump for the community will improve snow removal services, reduce environmental impacts, make the cornrr~unity rriore enjoyable #or guests and residents during the winter, and help the ~f~own function more efficiently. The conditional use criteria will allow for a thorough review of the request to insure community concerns are addressed. Apart of any conditional use review wilt be an analysis of the rockfali hazard. This is the only IZazard affecting the site, and any proposed use will have to incorporate any mitigation recommended in a hazard study. 3 • ~ • D. Land Use Plan This parcel is designated as Open Space in the Land Uso Plan. Criteria for amending the Land Use Plan have been established. On page 82 of the Plan, it states that in order; "ta change file Plan ... it wil! be the responsibility of the applicant to clearly demonstrate how conditions have changed since the Plan was adopted, how the Plan was in error or how the addition, deletion or change to the Plan is in concert with the Plan in general." The goals and policies of any Land Use Plan are the fundamental basis on which such a plan is developed. Policy 6.1 of the Town of Vail Land Use Plan states that, "Sc-;rvices should keep pace with increased growtl~r." Staff believes snow removaE is a service which the Town provides and is included under this poflcy. In another section of the Plan, which discusses the facility and service standards of the Town, it states that the Public Works' Town Shops "is of adequate size to accommodate future space needs." Staff believes that conditions have changed since that statement was put in the Plan, and in order to maintain the service standard called for in Policy 6.1, rezoning this land to accommodate public service facilities would be an appropriate action, in addition to the change in rand use designation from Open Space to Semi-Public Use, staff also suggests changing the Land Use Plan to reflect that there is a need for expansion of the services the Town Shop site provides. Ill. CUNCLUSiON Staff recornrnends approval of the rezoning. Stafif finds that the suitability of the existing zoning is not adequate to accommodate the interests of the public, and that the proposed rezoring would provide a convenient, workable relationship with the land uses on either side of tl~e parcel, a11d that the rezoning would be consistent with municipal objectives. In addition, staff believes that the rezoning, which would allow public service facilities, via the conditional use process, would provide for a more orderly and viable community. Lastly, staff believes #hat the Land Use Plan policies and amendment criteria are such that a rezoning to Public Use District is consistent with the plan in general. f~egarding the Land Use Plan, staff recommends that the two changes discussed be approved. First, the Land Use designation shown on the maps should be changed from Open Space to Public Use. Secondly, the text referring to the Public Works Shop site should be modified to read "the Public Works Town Shops may need to be expanded to accomrodate future space needs and to allow for additional services to be located at the Shops." Staff believes that these changes are consistent with the criteria established to modify the Plan as wail as Policy 6.1 of the goals and policies. Therefore, staff recommends that the Planning and Environmental Commission recommend to Town Council that the Land Use Plan be changed and that the parcel generally west of the Town Shops be rezoned to Public Use District. c:Ipocltovlsnowdu m p.513 ~. e ' ~~~=~+±Pubiic~ Notice a :~~' ~t``~'` OAbENAHCE, HO.' 1/ „ ... =I,..,S f.. ~ AN ORDINANCE, REZONMQ A TRACT pF~,- '~ tAND QENERALLY LOC11TEp WEST OF THE ;,, Tp WN OF" VAIL`•`~SkDPB~~' FROM~~.I n' AQRICULNRE/OPEN BPACE, SECTION te.~, .r TO PU9LIC USFyt?Ia:rrwr, SECT10N 18.36. • ~yy~/-~ p~ ~p ~. w i' "~ WHEREAS; arj•^6appllCarloe' has ~ been ~~, OF PUB~iCp1nON •,~submlRsd hy'tha ~Tbvmtol'Vall and Varf Aseadates io rezone apercelyer» rally iorated,~. t''wear' of ~'tha 'Town 'eC• VallTShape fromt% 1i~ QF GOLOl2At~0 ) k' AprlcuhurerOpen Spaas•Tona Dhtrkt to Puhrlc;.j, 3) u~ I%~Uae Diettkt Tone f7blrkt; and icrlt~ah^7~r7 }UfVTY a( F1lGL[ !r,r•+ wNEREas, site axawed aad`dondhlona# uses", :ioT the proposed zpns dktrfa~are inch Thal lheys,~ ALLEN KN(7X ~ wBl bs anlrq,eulma whl,s«gaeans:x«,n duirkta: ~. l _ -_~. _.~. -.~ __~._ do sotemniy swear that € am +, and a , ....~ :+Y~:~ , ~ rr;,..,r:,: r : ,;, I"' ~ WHEREAS, the rezonlrrg efrdrt k Cansleienr Put)] i.stte~r whh munlcrpalob 3 _____.- _____.___.-_._._ of THE VAIL tRA€L• that !ho same is a weakly newspaper jecth+es fo provide an ordady, ntecl, in wtta€e or In fxirl and pubilsttod !n th©Ca Inty of Et7~llr~, 51otF of Colorado, v+anle community by anewing ~pumin .ervfce i(i t)(rs n ()Ytf lF7rtYl t:lfrlflr ]liClrl f€tolnlr t; fhtll sUICi nUWS )apEx 11U5 E;,)E)f)rl )U~IISIIpd fnclllrlee' as condlllonal ueea In the proposed { ( f zone dfablcl; and ant€IIUOII$ly U!t<t 1Ulhtlelll lt)1Ttd€y Irl Sa€(# C.OUF7ly Of Et7~iE) Oi U F~oric~ci ttf more than WHEREAS, file proposed rezonrng le. ~~ y-twn consc)culivt~ wrtoks nctxf lmior to the ffrsl faublk:atlon o the cinnexed Ic>gal canalcterd whh Poffcy 6.7 or the Land Uae Prnn, ~t€ce of advCrrllsetnrahf; fhs7t sold nr)wstxaper €ras boon adrn+fted to rho Un€ted and la cdnelstenl with the roviaed rand ties deslgnnllona shown on the Land Use Plan; and ~tps mails as so<;ond class IrtaltFtr unc#or t€ lQ provisions of the Act of March 3, 1879, wHERrrAS, In accardanu wnh Section any amr~ndrnt'nls thcereoL t:tnd that spfd nowspapet Is a weekly nowspapr3r duly 15.08.140, the Plenning and Envbdnn,emel lallflaci for publisf I Ing I(~[aal net€ces and advertisements within the meaning of the commisalan held a public hearing nn the proposed mnlnq amendmem and has euhnetled N5 O# the State of Colorado, he recammenda[ron to the Tarn Council; and at iha annexati royal notice qr adv©rtlserrtent was published in the regular and ~ wHEREAS, an notttea, as::requlred try ;~ f $apion' i5.B8,65g heva~beeplaeni?1a'.tha=~? It€re issue of every nurittx~r df sold weakly newspaper for the period pf ~~~' ~ wiiEriEAps i': Taya~coundr n. nod a'~ publb hearing a6 required by Chapfer,1S.65 d insecuf ive Insertkjns; and t at the first publication of sold notice was In the Issue of the Mvnrr:bal code ar d,e town or Vex. ~ NOW, THEREFORE, BE r7 ORDAINED BY S €d news~~.N~, dated ~ ~L f Lf'--.~~1'~ AD. 19`~~ and that ttre last n+ETDwnrcpuNDILDFTH~FDwnaFVAU, }~ 1 COtpRADO, THATr - •'- t SECTION 1. ' Ibpcation of snid rtotlco was ht the Issue of sold newspciper dated 7M Town Council Ilnda the procedures fm a / ~ zgnMg arper,dmen[, as set forth h 9erlbn 18.66 . I l / of the Munblpal Code o! the Town of Vail have ~~ : been iutty aallrtied, end ail of IM repWremenb d the Munfdpal Code of the Town d Varr rsWing wit ess whereof 1 have hereunto set my hand tht~ ~~ day of to the zoning.amendmana,.naw bssn.iuliy ~. ,.,:<R~: sir ... ~ ~ ~::. C ?~7 ~ ~~• ~Q ~<-=- ~~~ The Town ~Caunclf hereby-,rezones Che . propettY, more paRteularly deattlbe~d In Eahlbh A, attached hereto, trom-AgrbulturaNppen`; Space Xane phukA b Plbllp free Iaie OYSrkd. ,, SECTIONS.' ~- . ¢ It any part, seclbn, ^ubeeabn, samente,~ clause a phrase of thU erdlnanoe •. fa any ~ reeean haM to ba Invr,xd, wch dachbn shag rfor iuscribaci and sworn to before mo. a rata pub€€ct and for 1h .C niy of Eagle, aFrectti+a+raiuirya+naremak,ing,.,.,~,.~d ml. ~ ry ordlnance;~ and the Town GOUncll heratYy ; ~ 1 dedarea H would hate paaaed this adlnenoa, , 1'r ___t~~.<- ate of Colorado, this _.[_~ ____ day at _ ___L_~_<_V Z-'~ T_ A[3. 19 ~- ~ and each part, seclbn, subaecrbn, eerdence, 0 ckwe a phrua thenoi, regardMe~,al Ifw fact that say ana"or rnprr park escllens aa ,( J eubeedhta, aertsltces Gatltes M {1111Mea be • _ r/ ~ CYC C .~~ . ~iGC;L1~ j./!.[•i~t _ declared Irrvdldy,~:, ~ r FJ <p, ~~ ~ ' .., f kV The Town Cauntli hereby Sada, determinea ~ asd dsdarsa that Brie Ordinance k nsceaaary tY commission oxpires ~/ ' ,~ ~~ <<_,!.. ___..__ ~_--- _ and proper for the hseJlh, selety and wattare d the Tarvrt d VeJ and iha hhahflerntn thereof: r SECTION 6. ~ ~ _ •' ~? Ths ropeal or the repeal end reenactment of any provhlona of the Vas Munk'ipal Coda ae ' plovided in Mb ordlnente she11 ne! aHeG eny . rlgm wllh-has aocrusd: anY du?Y b,poaed~ +nY ' Vbratlon Thal pcxurred prbr io the eHactks date .. hereof, eny praeeeutldn commented, nor any . ~ , ether adbn or proceeding n ..: ' under ;er by vriue d thr .. ' , ar repeeted sand reenacted. Tiw'ropeal ai arty-pfovlslon ,hareby~.aharl net ravhre~any. t~ovblon ar eny; unlleas sxpr~ely orated he~ralnaF y«y"~~~~rEerted4. ~p+'^INTRODUCEO. READ>AND tpASSEO `ON~ rl:IRSTREADINQ AND.DRpERED PUl1LISHED _ j,ONCEiN FULL Ihla 2iM Day.d May;19g1 arrd a ~~ public heerrrq shell M;hald an ih4 ordlnsnce an: 'ohs Ilh day of June.'N9g1:'at;73o'p.mr In the { Counellti Chambars'~fr~,ilh~;k'Yrill " Atunkipal wBulWk,y.,,Ya14t:glarado; ~5:~i°;Jrp,%.~r,;~ ;, . ~ ait;"~ri'+:~.q.'..;'.r; „' 1µf ti ATTESTd~ ., .."s" •/y rrv,.':n ~i'.t " Pamela A SfardrrMYm:~.'.! r. . ?l ;^~ 'r~•: i Tawn Cimk '~,~ ~ i ~ vY p p,y;p req Aubgahed kt Ths VaN 7rd,,~y'~ tti* ~u..~~ f„on Mey 2A 1$81 r~ ' ~., u'< C7 `~~i. ~~LLJJyy. 5z- N .~ ~ ~' '- ~ a ~_ \ ~~_ C~ ~ ~ .~ Q ~ ~ ~. ~~ a~°' •e C~ ~ cD ~ ~~-~ o ~ ~ ~ a ~ ~ ~ ~ ~; fl ~ ~~ w ~ ~tQ ~ ~' ~ ~ ~ ~ 7 ~ 0.~~~jQ~m ~ m t? ~ a ~ O ~,~y/~}~'S ~~ ~~QC SJ¢ (~ `~ Q "~.: ,~--- ~t ~- ~. -~ ~ ..~. ~ ~ ~~ ~+~ ~ 4`1 ~"`~ ~ ~ ~ ~ ~ ry q'~~ ~h ~~~ ~ ~ o ~ ~~ ~ ~~ o~ a ~~ a ~ ° ~ a ~ ~ ~ ~~°~ m~~ C7~ ~ ~ ~ c ~ ~$ ~ ~~ m `~ ~'~ ~ ~ 4^ ~ ~ 7Q ~~~ o ~o~ 3 ~ ~ ~Q~-~- +~ ~vv `"gym ~°~~z~~ •~ ~~~ ~m~~~ ~ m~ ~ ~m Y~~ = ~ C.~ ~ '^ "° ~ gym"' ° ~~~ {~~ ~ . yog o ~,~ ~ Z ~ ~ ~..: J r1~ v s „ ,,,. 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