Loading...
HomeMy WebLinkAbout1993-16 Repealing and Reenacting Ordinance No. 29, Series 1977, Ordinance No. 33, Series of 1978, and Ordinance No. 24, Series 1986; Amending SDD No. 5 and Providing for a Developmental Plan and Its Contentsr OR©INANCE NO. 16 SERIES OF 1993 AN ORDINANCE REPEALING AND REENACTING ORDINANCE N0.29, SERIES OF 1977, ORDINANCE NO. 33, SERIES OF 1978, AND ORDINANCE N0.24, SERIES OF 1985; AN ORDINANCE AMENDING SPECIAL DEVELOPMENT DISTRICT NO.S AND PROVIDING FOR A DEVELOPMENT PLAN AND ITS CONTENTS; PERMITTED, CONDITIONAL AND ACCESSORY USES; DEVELOPMENT STANDARDS, RECREATION AMENITIES TAX, AND OTHER SPECIAL PROVISIONS; AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, Chapter 1$.40 of the Vail Municipal Code authorizes special development districts within the Town in order to encourage flexibility in the development of land; and WHEREAS, an application has been made for the amendment of Special Development District (SDD) No. 5 for a certain parcel of property within the Town, legally described in the attached Exhibit A, and commonly referred to as the Simba RunNail Run Speciai Development District; and WHEREAS, in accordance with Section 18.66.140, the Planning and Environmental Commission, on July 26, 1993, held a public hearing on the amended SDD, and has submitted its recommendation to the Town Council; and WHEREAS, all notices as required by Section 18.66.08Q have been sent to the appropriate parties; and WHEREAS, the Town Council considers that it is reasonable, appropriate, and beneficial to the Town and its citizens, inhabitants, and visitors to amend SDD No. 5; and WHEREAS, application has been made to the Town of Vail to modify and amend certain sections of Special Development District No. 5, which relate to Develapment Area B, and which make certain changes in the development plan for Special Development District No. 5 as they specifically relate #o Development Area B; 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, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN 01= VAIN, COLORADO, THAT: SECTION 1 The Town Council finds that all the procedures set forth for Speciai Development Districts in Chapter 18.40 of the Municipal Cade of the Town of Vai! have been fully satisfied. SECTION 2 -Purposes. Special Development District No. 5 is established to ensure comprehensive development and use of an area in a manner that will be harmonious with the general Ordinance No. 18, Series of 1993 ~ • character of the Town, provide adequate open space and recreational amenities, and promote the objectives of the Zoning ordinance. The development is regarded as complementary to the Town by the Tawn Council and the Planning and Environmental Commission, and there are significant aspects of the special development which cannot be satisfied through the imposition of standard zoning districts on the area. SECTION 3 -Special Development District No. 5 Established. {A) Special Development District Na. 5 is established for the development on a parceE of land comprising 8.84 acres in the Lionsridge area of the Tawn; Special Development District No. 5 and said 8.84 acres may be re#erred to as "SDD No. 5". (B} The existing building (Vail Run} consisting of 55 dwelling units, approximately 18,Op0 square feet of commercial space, a swimming pool and three tennis courts, shall be known as Development Area A. The remainder of the property containing approximately ~.3 acres shall be described as Development Area B (Bimbo Run and Savoy Villas). SECTION 4 -Approval of the Developmen# Plan Required Prior to Development. (A) Before the developer commences site preparation, building construe#ion, ar other improvement of open space within SDD No. 5, there shall be an Approved Development Plan for said district. (B} The proposed development plan for SDD No. 5, in accordance with Section 4 hereof, shall be submitted by the developer to the Zoning Administrator who shall refer it to the Planning and Environmental Commission, which shall consider the plan at a regularly scheduled meeting, and a report of the Planning and Environmental Commission stating its findings and recommendations shall be transmitted to the Town Caunci! in accordance with the applicable provisions of Section 18.fi6 of the Municipal Code. (C} The Approved Development Plan shall be used as the principal guide for all development within SDD No. 5. {D) Amendments to the Approved Development Plan which do not change its substance and which are #ully recommended in a report of the Planning and Environmental Commission may be approved by the Town Council by Resolution. {E) Each phase of the development shall require the prior approval of the Design Review Board in accordance with the applicable provisions of Chapter 18.54 of the Municipal Code. SECTION 5 -Content of Proposed Development Plan. The Proposed Development Plan shall include, but is not limited to the following data: 2 Ordinance lVo. 16, Series of 1993 V • _ (A} The Iwnvironmental Impact Report which shall be submitted to the Zoning Administrator in accordance with Chapter 18.5fi hereof. {f3) An open space and recreational plan sufficient to meet the demands generated by the development without undue burden on available ar proposed public facilities. (C} Existing and proposed contours after grading and site development having contour intervals of not more #han two {2} feet. {©) A proposed site plan, at a scale not smaller than 1 inch ~ 24 feet, showing the locations and dimensions of all buildings and structures, uses therein, and all principal site development features, such as landscaped areas, recreational facilities, pedestrian plazas and walkways, service entries, driveways, and off-street parking and loading areas. (E} A preliminary landscape pian, at a scale not smaller than 1 inch W 24 feet, showing existing landscape features to be retained or removed, and showing proposed landscaping and landscaped site development features, such as outdoor recreational facilities, bicycle paths, trails, pedestrian plazas and walkways, water features, and other elements. (F} Preliminary building elevations, sections, and floor plans, at a scale not smaller than 118 inch = 1 foot, in sufficient detail to determine floor area, gross residential floor area, interior circulation, locations of uses within buildings, and the general scale and appearance of the proposed development. {G} A proposed plan of parking, loading, traffic circulation, and transit facilities; and a proposed program for satisfying traf#ic and transportation needs generated by the development. {H} A volumetric model of the site and the proposed development, portraying the scale and relationships of the propased development to the site illustrating the form and mass of the proposed buildings. (I) An architectural model of each proposed building, at a scale not smaller than 1 inch = 40 feet, portraying design details. (~I) A proposed program indicating order and timing of construction phases and phasing of recreational amenities and additional amenities. SECTION 6 -Permitted Conditional and Accessory Uses. (A) In Development Area A -Vail Run (existing building and recreational facilities), the following uses shall be permitted: (1) Multiple family residential dwelAngs; (2) Accessory retail, restaurant and service establishments not occupying 3 Ordinance lVo. 16, Series of 1993 ., ~~ . more than 18,000 square feet including the #ollowing: Apparel Stores Art supply stores and galleries Book stores Camera stores and photographic studios Candy stores Chinaware and glassware stores Specialty food stores Florists Gift stores Hobby stores Jewelry stores Leather goods stores Liquor stores Newsstands and tobacco stores Professional and business offices Sporting goods stores Stationery stores Toy stares Variety stores Barber shops Beauty shops Travel and ticket agencies Delicatessens with food service Cocktail lounges, taverns and bars Coffee shops Fountains and sandwich shops Restaurants Additional businesses or services determined to be similar to permitted uses. {B) In Development Area B - Simba Run, the following uses shall be permitted: (1} Multiple family residential dwellings which may be condominiumized for sale as interval ownership fee interests and the employee housing units required per Section 18.48.110 which shall be rental units. 4 Ordinance No. 1fi, Serias of 1993 ~ ~ ~ (C} to Development Areas A and B the following conditiana! uses shall be permitted, subject to issuance of a Conditional Use Permit in accordance with the provisions of Chapter 18.80 hereof: (1) Public utility and public service uses; {2} Public buildings, grounds, and facilities; {3} Public or private schools; (4) Public park and recreation facilities; (5} Meeting rooms. (D) to Development Areas A and B the following accessory uses shall be permitted: {1) Indoor and outdoor recreational fiacilities, including, but not limited to, swimming pools, tennis courts, handball and squash courts and similar recreational facilities. (2) Home occupations, subject to issuance of a Home Occupation Permit in accord with the provisions ofi Section # 8.58.130 hereof. (3} Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. SECTION 7 -Development Standards. The following deveiopmen# standards have been submitted to the Planning and Environmental Commission for its consideration and recommendations and are hereby approved by the Town Council; these standards shall be incorporated in the Approved ©evelopment Pian pertinent to each Development Area to protect the integrity of the development of SDD No. 5; the following are the minimum development standards and shall apply unless more restrictive standards are incorporated in the Approved Development Pian. The standards set forth in this Article shall apply only to Development Area B. Development Area A may be modified provided that no such modification shall increase the discrepancy between the structure or site improvements and the developmen# standards set forth in this Article for Development Area B. {A) Lot Area -Development Area B shall consist of approximately 6.3 acres. (B} Setbacks -The required setbacks shall be as indicated on the Approved Development flan, being a minimum of 20 feet from any perimeter property line of the total site. (C) Distance Between Buildings -The minimum distances between ail buildings on the site shall be as indicated on the Approved Development Plan. 5 ordinance No. 46, 5aries of t99:i (D} Height -The maximum height of all buildings shall be 45 feet, with the exception of the buildings located in Phase II of Development Area B, which shall have a maximum height as indicated on the Approved Development Plan. (E} Density Control -The floor area of a!I buildings and the number of dwelling units shall not exceed the following provisions: Development Area B Maximum gross residential floor area {sq. ft.} Interval Ownership Units Maximum gross residential floor area Employee Dwelling Units {sq. ft.) 124,691 7,137 Total 5DD Na. 5 197,691 Maximum number of dwelling units, not including the employee dwelling units 115 189 (F) Building Bulk Control -Building bulk, maximum wall lengths, maximum dimensions of building groups, and requirements far wall off-sets, shall be as indicated on the Approved Development Plan. (G} Site Coverage -Not more #han 20 per cent of the Development Area B shall be covered by buildings, with the exception of Phase II of Development Area B, which shall be as designated on the Approved Development Plan. (H) Landscaping and Natural Open Space - A minimum of 60 per cent of Development Area B shat! be landscaped or natural open space in accordance with the Approved Development Plan, with the exception of Phase II of Development Area B, which shall be as designated on the Approved Development Plan. (I) Parking and Loading - {1 } Off-street parking shall be provided in accord with Chapter 18.52 of this ordinance; at least 85 per cent of the required parking shall be located within the main building or buildings, or beneath accessory decks, terraces, plazas, or tennis courts and shall be completely enclosed and screened from view, with the exception of Phase II of Development Area B, which shall be as designated on the Approved Development Plan. {2) No parking or loading area shall be located in any required front setback area or on the south side of any building, and no parking or loading shall be permitted at any time in areas designated for recreation or open space use on the Approved Development Plan. {3} Driveways, passenger loading areas, and parking areas not located 6 Ordinance No. 16, Series of t993 '~- ~ ! i i " within a building shall be permitted only as indicated on the Approved Development Plan. {4) On-site parking shall be provided for common carriers providing charter service to the development; said parking sites shall be indica#ed on the Approved Development Plan. {J} The Approved Development Plan for Phase II of Development Area B shall consist of the following drawings provided by Morter Architects: • Sheet No. 1, dated June 1, 1993, and revised July 30, 1993 (Landscape Plan} • Sheet No. 2, dated April 12, 1993, and revised May 13, 1993 and June 14, 1993 {Vicinity Pian/Site Section} • Sheet No. 3, dated June 1, 1993, and revised June 14, 1993, .tune 15, 1993 and July 15, 1993 {Site Plan} • Sheet No.'s 4, 5 and 6, dated April 12, 1993 {Floor Plans far Unit Types A, B and C} • Sheet No. 7, dated May 13, 1993 {Floor Plans for Employee Housing Building} • Sheet No. l3, dated April 12, 1993 {Elevations for Unit Types A and B) • Sheet No. 9, dated April 12, 1993, and revised June 1, 1993 (Elevations for Unit Type C} • Sheet No. 10, dated June 1, 1993 {Project Phasing Plan} SECTION 8 -Recreational Amenities Tax. The recreational amenities tax due to the development within SDD No. 5, shall be assessed at a rate not to exceed $0.75 per square foot of floor area and shall be paid in conjunction with construction phases and prior to the issuance of a building permit. SECTION 9 -Special Provisions. {A} ConServatian and Pollution Controls. (1) Ali solid fuel burning devices shall conform with the Town of Vail Fireplace Ordinance (Ordinance No. 21, Series of 1991} and as amended fn the future. The basic criteria as presently identified in the 4rdlnance are as follows: a) Cons#ructlon of open hearth wood burning fireplaces is not permitted within the Town. b) Dwelling units may caontain: i) One (1) EPA Phase II certified solid fuel burning device and 7 Ordinance No. 16, Series of 1993 ''- ~ ~ ~ • i '' no more than two (2) gas appliances (B vent); OR ti) Two (2) gas log fireplaces and no more than two {2) gas appliances {B vent). {2} If solid fuel burning devices are provided within the development, they must be heat efficient through the use of glass enclosures, and heat circulating devices as technology exists at the time of development. (3} Developer's drainage plan shall include provisions for prevention of pollution from surface run-off. (4) Developer shall include in the building construction in Development Area B energy and water conservation controls as general technology exists at the time of construction. (B} Phase II of Development Area B shall include four (4) employee housing units, and said housing units shall satisfy the requirements of a "Type Iii EHU" according to the Town's adopted housing ordinance (Ordinance 27, Series of 1992}. Additionally, three of the existing six employee housing units (numbers 2207, 2401, and 2402, as iden#ifled on the Slmba Run Condominium Map) shall be permanently deed restricted according to the requirements of a "Type lli EHU" as specified In the Town of Veil's housing ordinance (Ordinance 27, Series of 1992}. The remaining three restricted employee housing unl#s (numbers 1201, 1205, and 2205} shall become "free-market" dwelling units upon such time as the above seven (7) permanently restricted employee housing units meet the restrictions as indicated In the Town of V811"s housing ordinance and have been issued Temporary Certlflcates of Occupancy. (C} Approval of Subdivision and Interval Ownership -Interval ownership of multiple- family dwelling units, with the exception of the required employee dwelling units and the dwelling units in Phase II of Development Area B, is hereby approved. Subdivision of the multiple-family dwelling units (not designated for employee housing} permitted in Development Area B into interval ownership fee interests shall require no additional approvals from the Town of Vail Planning and Environmental Commission or from the Tawn Council for the Town of Vaii. (D) Recreational Amenities -The Approved Development Plan shall include the following recreational amenities: (1} A minimum of five additional tennis courts (Development Area A 8 Ordinance i+lo. 16, Series of 1993 .Y presently has three tennis courts with two of them covered during the winter season). Said tennis courts shall be made available to the general public an a fee basis, subject to reasonable regulation in favor of owners or guests of the development. {2) Recreation amenities fund contribution of $10,000 to be used for general recreational improvements by the Town of Vail. (3} Bike and pedestrian path traversing property from east property fine of Development Area A to west site line of Development Area B shall be provided by developer with exact location to be mutually acceptable to developer and the Town. {4} Swimming pool (in addition to existing pool in Development Area A) of adequate size to reasonably serve the needs of the development and shall be open to the public on a fee basis subject to reasonable regulation in favor of owners or guests of the development. {~} Additional Amenities - {1} Developer shad provide adequate transportation services to the owners and gues#s of the development so as to transport them from the development to the Village Care area and the I_ionshead area. {2} Developer shall provide in its Approved Development Plan a bus shelter of a design and location mutually agreeable to the developer and the Town Council. Said shelter to serve the Lionsridge area generally. (F) Additional Requirements - The developer agrees with the following requirements, which are a part of this amendment to Special Development District No. 5: (1) The Town shall not issue a Temporary Certificate a# Occupancy for any of the Phase II condominiums until such time as Temporary Certificate of Occupancy's have been issued for all four units in the employee housing building. (2} The applicant agrees to construc# and maintain a public pedestrian path through the property (north to south) and shall grant a public access easement to the Town of Vall prior to the Town's issuance of any Temporary Certificate of Occupancy for Phase II construction, {3} The applicant shat! obtain a Colorado Department of Transportation access permit prior to the Town's issuance of any building or grading permits for the lower bench of the development (three townhomes}. (4) The applicant agrees to permanently restrict the four employee housing 9 grcfinanca No. 16, Series of 1833 .. . r i ~ ~~ units as "Type III" EHU's, according to the Town's adopted housing ordinance. ('~) The applicant shall add additional screen plantings in the berm along Lion's Ridge Loop Road, and also between the North Frontage Road and the bike path, sub)ect to the review and approval of the Design Review Board. (6) The applicant shall grant the Town of Vail a drainage easement through the property, to provide for the existing drainage flow which currently enters the site between the proposed employee housing buiiding and the eastern condominium buiiding on the upper bench. The developer shall provide this easement to the Community Development Department for approval before the Town will release any Temporary Certificate of Occupancy for the site. (7) The applicant shall provide a bike path easement for any portion of the relocated bike path which shall be located upon the applicant's property. The easement shall be submitted to the Community Development Department by the developer and executed prior to the Town's issuance of any building permits for the project. SECTION 10 If any part, section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid, such decision shall not affect 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 11 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 its inhabitants thereof. SECTION 12 The repeal or the repeal and reenactment of any provision of the Vaii Municipal Cade as provided in this ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding as commenced under or by virtue of the provision repealed or repealed and reenacted. The repeal of any provision hereby shall no# revive any provisions or any ordinance previously repealed or superseded unless stated herein, io Ordinance No. 16, Series W 1993 ~. ~ ~ ~ ~ INTRODUCED, READ, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL ON FIRST READING this 3rd day of August, 1993, and a pubtic hearing shall be held on this Ordinance on the i 7th day a# August, 1993, at 7:30 p.m. in the Council Chambers of the Vail Municipal Building, Vail, Coiarado. ATTEST: o ~~ `_rn ~ (~,u ~C?,f~2~ Holly L. McCutcheon, Town Clerk "`. Margaret A. Ostertoss, Mayar READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED in #uli t#~is 17th day of August, 1993. ATTEST: ~.~~ .r ~, ~ ~~ ~ ~ ~~ ~ ~ Holly l_. McCutcheon, Town Clerk c:tnaa93.16 ~"~` U Margaret A. Oster#oss, Mayar 11 prdinance No. 16, Series of 1993 - -hp- ~~°~ - oml QQSa Nt%i flj - c ~ B $ a °~ -~•n `o .GC~.S7 m-o- ~ g X~;,: c.~ O 6 CC T $ i.f9 0'8 c o 0 3 O Q s y 4 i5 3~•c~ S ?0000(~ F'UO~h- W g ~n ~ ~_ ~~ ~~. ~ ~`r~ ~ m z ~~ ~ ~ ~~~ 7~~~~U F" J02 ¢ ¢ ~ g e~ ~ .t4S~ ~ - e ~ e q OLL ~ LL.. ri wciw C O ~~ ~8F ~AA~ ~"'~=[bi3}~° PO~.it o8'~a~ a2~ m.~ O q~ U ~O a~oZ~~~+(o~°z t..~~~~•ppRG0930 ~em`~.Y~~L O~yG~~ ~GC~~ ~~~~~~ ~~ ^~~~ ^rr~ WLL~ 0"2F'ci= `c°: O L ~s*~i Y~~~~ ~ ° m;; m @ ACC-G L'.~6~j5;~ ~ ~m 08 a ~ ^Mp ¢0q"'6~y QM t- o~ ~ ~~ ~t g~ Ta a±~5~ a. `m a$ ~ mt ~~4~0 ~~ r ~ '' j~ 2 U¢-J WH ~.a ?+c p OiS'~~~Owa~gx~wwm ~~~s m P g ~19 e~ o c ~ m ~~ `o o $ m °' 6 oa?~m d ~ = mr Z~_~¢ mapQ2w o¢~ Qs ~ sue. s i ~ _ x `p ~-- ~ mg =~w ~F4?'~ ~ c~ ewwywm2ZO~~Zw ~ c c.~ m ~ e6 n c m m n n5 3' U° ~n~ a w 4-0.w6 ? ~ -~-ZS ~ ° ~ ~~ 2 ~~ av,-ac ~ moo- •-~ ° ~ i a ~ i ° ~~~ ,~ ~.~ ~~~p~ o x •-' Q w ¢wC7,oZ-~F=tn a~ ~ m ~ 8 ~y7 ~o ~^ ^~? ~ wiz o zao m ~,~' a yee m ~ n ~~ ~' ~~ a.~~o~ o~~ ~ /~O~w NfA ~o~2~i"wg r H e~' y ~ ~ F ~ r~ m ~ m~ e~ e w r~ tE G if~WWWW vo~~2rr-UO ~dU~ ~°~ s F ~ ~`~c',ogcm~ ~~o FB ~ zs w ~dyc7 ~~~~m" r- ri ~ fir; ro w~~ a;_ ~ a zw~~4 wptgZQ¢q}~ .G~ori ~... ~~ 6~~ ~ a.~ $ n'm~-~ "~ m ~;'~ a~m=~'~ o ~~ui~QazwtSr~q~~~g~~ ~`~~~=`p0._ ~~~~ ~~"F3m ¢~wwVy~~tA~ ¢ ~•r~w ~ ~ ~ a.4 c_o~`~'wF 'a .cF°$Oa'Z°a, bo 3ZZZ `~- ~<Jw~, w ~ ~U o$U a~ ~ a o n `~~w g'v $ S~ ~ ~- - pp 4~zziW~wOeUiiaw~.~ c.~~ e~~ ~~ ~ m @muwi ~ m ~ 2~ ~ m~~.~ ~~~~ ~bE2w~'~~Ls 000000. y¢(~0 ~v~ ~~+^~ mti ° c~ W ~v ~ v arx~ ~ w as ipr._ w o G¢r UU Q m a LL 0 a ,.,... o O O w U p 0 Z O cn U 0 c w a a~ a ~~-- 6 3 a~i 0 0 x O Y Z J Q v ~ ~ ~ C9 ~ ~ ~ r~ ~ ~ m ~ rl~y~ y +- _ ' ~ 3 0 0 -~ ~ o ~ ~ ~ ~ c ~ m ~ m o U ~ m Q ~ - m a Q~ ~ a a ~ Q' 3 ~ , ~ ~ ~ ~ ~ ~ ~ ~ U `, ~ o ~ ~ a ~ -~ t a H ~ 'a U , o~ `n ~ ~ ~ ~ .~ _ m o ~ o ~ ~ m ~ ~ ~ o o ' -o ~_ ~ o~. CS 4 ~ ~ m H ~ !1 ~ ~ O ~ U a ~ ~ ~ ~ "' U ~ ~ ~ '~ P ~ U ~ U .-. ~ ~ ~ ~ ~ ~ d a ~ y o ~ ~ a tt~~ ' a ~ ~ ,~ ~ ~ py ~ y ~ ~ ~, ~ ~ G* Q ~ i ~ Q ~ m "= E °° ° -° o c m m 3 L ~ ~- a ~ ~ ~. ~ p ~ ~ U ~ ~ m U ~ ~ 6 +- ~ ° m ~ i ~ ° H 0 } a } ~ Q ~ a ~° ~ ~ a ~ ~ ~ t ~ ~ Q ~ -o ~ r ,~ ~ °~ ~ O. ~ o ~. ~ ~ o ~ ai ~ a~ ~ ~ ~ 0 3 ,~ M 0 ~ m o ~~ a o n o m ~ o a m m if ~ ~ ~ '~' Q ~ ~ ~C ~ ~ ~ a ~ 3 c a3i ° . `~ 3 ~ 0 °~ ~' a m ° ~ a ~ ~ ~ 0 ~ > ~ ° ~ ~ o' x o -° ~~ a ~ 0 3 N ~ 'a m ~ c ~ ~ Q a~ ~ 3 ~ ~ 'c X m .~ ~ ~ N ~- : ~ ~ o o ~ ~ ~1 ~ 4` ~ o H o c ~ . .s~ o ~ ~ _~ m o , a ~, m ~ (U ~ ~ ~ ~ -~ } ~. ~ C ~ Q G ~ U ~ c m ~ ~ } ~ 0 ~ > ~ a 3 ~ ~6` ~ o m o ~~ ' a 0 ~ 3 c _~ a~ o ~ a N o °~ o } 3 U ~ ~ ~ T -_. c~ .~ X c 0 .~ E U ti a 's= ti ~.- ~ m c ~ 4 b W 4rZQjLLFVpO~ 0~8~~~ ~. 4a E~~.~ O2~i?yLLQV¢~~ZQN~~~~ ~w ~~ ~~~ $ ~a~ u'O wapaw~pwm ~oi ° v ~ Z~~~ac v~ap z ¢~ wpb. ~~~ `~owwywyzzO~yzw ~ ~~ ~ ~~" 1q r+n w c0 z~"w~gdrrrr-i ,~~ ~c - vzZgOw y V ~ _ a '~ c /~~ ~z~Nwr~Vn~~w ~~~w~~`qg- a~ ~ $ oUZZa~~u°3wds¢a S. ~. ~` ~a ¢Z wwwwa~yf-~?~~~'~ ~~•~ g'~T ~ ~,~g"'Ef~~g ~ O6UVVpVH~4wayw ~~~~4~ ~ C~.-.~33g~ ¢szizwuyiwOtUUaw}'~~.A ~~ ~~ ~•$ w w x ~'LLw O V m ~ ~ } u+~~~~ ry ~ mU Q.~ X~t ~c m.- V ~•C +13 V ~~ O W ~, c 3N ~ ~~~ V~} ~N~~oEQ~c ~ "~ ~~~3} ~~~~~~0 f`m~~ ',+r ~LL1 N. y ~ .7 C 6 0 t ~ ~ y C ~ O C~ ~ t7 m 0 ~ Q;_ ~ y >~L-- na `m} v ~ s ~~ ~ o ~ ~ao~.co~ ~o O tai- O-v,~ ~" ~~ a ~x~ ~ ~ ~ Z .-.r..-. t E p ~ ~m~*-UmmO *? '~' ~ CVCm~~~~U O > fl L ~ c J C ~ i~ ~ O~> ~ ~~~at~~~m o ~ ~ ~a~~~cQN O O ~ ~ c~ a ~_~oL Z Q o v ~ ~LC~ 0 ~ ?+w. Q ~ o mG~O j.O~a7~ } ` q U .._ c ~QOU;cCc n o~_. ~ ~~nv. ~ar7J0@e' S]n~o ~'£R C~C)~ vC=lL °6 ~~o~~~'oba~8' ac-~co` ~wc ~gg& soo .~~+ ro a m ~ ~ m co ~ `~ ~ o o m m $ c ~ V ~ ~ ~ ~ ~ ? E O y U U ~Cr6~$~~e~j'~' 3c~~.? Sri QQm~ ~ ti m~~~ £ c ~ _ r ~ ~t O 9 b ~ 0 O W~ E ~~ - O~'J Op? ~ ~ 'a ~ •Q°T is a, `m - a m ~ m ~ $ O ~ A ~ r c O m ~ _ ~ ?,v cv ~~ ~ Ti ~•S aS¢ ~rn^ ~ Q'~'q o o ~ o ~+c as m ~ ma2 c.~~ ~ a j^ 7 fed .2= ~m.~~ ~~ LCdW~o m ~ ~ ~~ ~F m ao` n ~~ ~'~ a, ..rs ~ ~ ~ ~ m m ~ y ~ m t r~ w m C R ~.T ~ S. W~ ~ W C~° p~~ c m~ o ~~s a'---o~~« r~sm«$Q4i~~Vs ~v~ ~ Em a ~$~ ~ at~ c 42,E ~ ~ ~~W~~n'acg c .Y c c R c ~ ~ ° c~-~ ~y~ ~ `-_Z~w~ m ~cSvmdaa~~~,na ~t._o, o aGCn~cg> x ao O } m ~ L ~ m ~ c d` v o• ~ 0 d ~ t c .N ~1 3 ~ d O C .~ ~. a O m ~ 'd ~ ~ '~. O h C L ~ ~~ 0 c ~ m D L ~i ~i ~ ~i 3 b~ O o, ~ O d U I C J qU .~.I a 0 ~ O ~~1 ~ t a ~ O U ~ ~ •L ,w Q. m 0 .~ -~ U • E ~ o ` ~ r ~ a~ ~ ., o '~ a.5 c ~ ~~ t ~~ ~ m = ~ m t .mc ~ ~ c -~ z c ~ ... ~_ o ~ -.. a ~ $ ~ 2.3 s~mo~ ~~o. ~ ~ S m`° }~s`~Er-°°~~_omiv~w }t~wgc~i ;amz m iri s r a m 00 `m,me_ c a c=...~m~'FFpz q '~ V ~~« ~m a~~'~~`m~~~ mcti a,'cc .~Q ~~ ~ L~~~c iv$O z$a a~~~ ~pVO .~' o ~~2 ~.~ m ~ ~ °L~~ ~.4-~ S~ ° ~ ~ ~LL m ~~t m ~ o~ a_F- O ^~ ~~- CCD:. ~ ~ raT ~-a..~ i- r m `o w ~- ~pp 4a0,~ ~ 3 G ~~ QcQ m ae~ QQ}i~~ ~~~ m ~ ~ Q=i~'='" m.. ~~ ~ a~~ u(~=~O~ J ~QS '9'~a cai' 28o va.~m~o.~~~3w~~ ~~c-o~° mo~co.. ~ ?Om~ao~3~ w-~~i 2J~ ~ ~$~ }^ mom ~w m ° ~ O ~ ~HN $ m'^ r6 t ~m 5-~^ mr ~ Om ~ 2 m 2fApw.w^ '+ ~`o-yam a m° ~ ~ 'r ~ cr~ m a. wt~5$ ~ ° ~~=~- °'ovs° ~=^ ~ ~ ^p ~ ~ F~ "ipmm Y~ ~Mt~~r:~~~~~~T~m~'-md`~v^~.~ m°-W mEc~¢m^mm~e ~ = 7 c ZO r a e ~ .~.-S o-- Opa ~ Omp~m ~az d m r-- ko c~ ~5 aa¢y 6 ~ q~ 3 rs~~~°a~Oa o o~~„o~S_w~~~~~~~~~,~0-.~~~s.~?'~~~~L~ CQ~ ~~ Op~~m= ~c ~ ~~m~~~$ ~ 'g~ c"~-s ~ ~ ~ o ~Hw~ ° mb~~~v ~ ~~ e~ ~~~~ QOM ~ OOA /~/~yy 'jQ~m~L~~~m'c~•- ~~ m F-m^ 2co~m~m~~ o ° ~ pdg 7700 ~Y i L.4 .~F-~ff rn„~o o.~'e ~. ~ c-z vcw wui'~ L`a~~~a. c~ r d~~ Z >>. -.-_-f. _ _ ~=r a¢~n 9 my ~~ ZLL jD~ ~ ~rOj~ ~ ~ mqn ~} ~ ~ O ~ ° ~ m ~ ~o~ cv'~ ate; ~~ _o ~ ~ ~ ~ L 3070XmL C ~ m } ~ ~ ~ ~ _ c .~ C ~u?0~~~~yL ~ ~ m O ~ ~~ 1 L ~~ ~ U Z o ~a~~ocoa3 ~ ~ ~ ~ v O ~ ~ ~ ~ U ~ ~ ` O Q ~ '~' d Q C ~~oQ Q~m a __ p /0~ L Q ^~ ~ ~~ ~ y~ O y~y~ ~ ~V ~T ti ` Q N~ ~ } ~" ~ N ~ Q ~ LLO~'"-~~mO ~ m U~ ~ ~ +'+-} ~ ~ m C.~ ~} C - m L ~ ~LU~ ~};~ O cTi x j ~ ~' ~ O ~ ~ym~a~~~a ~ 3 ~ " ~ ~I ~ 6` ~~o~ma~°~d ~ ° r m d ~ © ~~S ~"$oo~ o rvv-. ~ ~UC~~~L~O a ~ O ~ ~ ~ H ~ ~ CUCm~~HCU ~ C C ~ '~~~_ ~ } ~ m C"0 7~-~ ~j ~~ m ~ ~ ~ ~ w Q1 ~ ~ p ~ Q O C7 O ~ .a NpO._mOm ~ m ~ ~. c O U Q ~~ O~ U~ O ~"t ~ 3 } Q *~ U a ono ~a m ~ ~ '- m O ~ @L~~my ~o } ~ ~ ~ ~ ~ ~ ~_ m n o m m r O -+a~ mm~ ~_~~ ^c m $ ~ C m g 0 ~ w 0 m ~~ C"~ m .~ m O -~ O u