Loading...
HomeMy WebLinkAboutPD24-0002aORDINANCE NO.PD24-0002a AN ORDINANCE OF THE CITY OF DENTON, TEXAS REGARDING A CHANGE IN THE ZONING DISTRICT AND USE CLASSIFICATION ON APPROXIMATELY 25.96 ACRES OF LAND FROM A RESIDENTIAL 2 (R2) DISTRICT TO A PLANNED DEVELOPMENT (PD) WITH MIXED-USE NEIGHBORHOOD (PD-MN) AND PUBLIC FACILITIES (PD-PF) BASE ZONING DISTRICTS. THE SITE IS GENERALLY LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF NORTH ELM STREET AND NORTH LOCUST STREET IN THE CITY OF DENTON, DENTON COUNTY, TEXAS; ADOPTING AN AMENDMENT TO THE CITY’S OFFICIAL ZONING MAP; PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF $2,000.00 FOR VIOLATIONS THEREOF; PROVIDING FOR SEVERABILITY AND AN EFFECTIVE DATE. (PD24-0002a, Jefferson North Elm) WHEREAS, Aimee Bissett of 97 Land Company, applied on behalf of the property owner, Greater Texas Land Resources, LP, for a zoning change from Residential 2 (R2) District to a Planned Development (PD) with Mixed-Use Neighborhood (PD-MN) and Public Facilities (PD- PF) base zoning districts on approximately 25.96 acres, legally described and depicted in Exhibit “A” (hereinafter, the “Property”); and WHEREAS, on September 1 1, 2024, the Planning and Zoning Commission, in compliance with the laws ofthe State of Texas, having given the requisite notices by publication and otherwise, and having held due hearings and afforded full and fair hearings to all property owners interested in this regard, and have recommended approval (3-2) of the amendment; and WHEREAS, on October 15, 2024, the City Council likewise conducted a public hearing as required by law, and finds that the request meets and complies with all substantive and procedural standards for a zoning change to a Planned Development (PD) District set forth in Section 2.7.3 of the Denton Development Code, and is consistent with the Denton 2040 Comprehensive Plan and the Denton Development Code; and WHEREAS, the Planning and Zoning Commission and the City Council of the City of Denton, in considering the application for a change in the zoning classification of the property, have determined that the proposed use is in the best interest in the health, safety, morals, and general welfare of the City of Denton, and accordingly, the City Council of the City of Denton is of the opinion and finds that said zoning change is in the public interest and should be granted as set forth herein; NOW THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS: SECTION 1. The findings and recitations contained in the preamble of this ordinance are incorporated herein by reference and found to be true. SECTION 2. The zoning district and use classification for the Property is hereby changed from Residential 2 (R2) District to a Planned Development (PD) with Mixed-Use Neighborhood (PD-MN) and Public Facilities (PD-PF) base zoning districts. The Development Standards for the Property are described in Exhibit “B“ attached hereto and incorporated herein by reference, and the PD Development Plans depicting development layout, landscaping, and building elevations for the Property is provided in Exhibit “C” attached hereto and incorporated herein by reference. Development of the Property shall be in accordance with the Development Standards in Exhibit 'B” and the Development Plans in Exhibit “C”. SECTION 3. No development plans (i.e. zoning compliance plan, civil engineering plans, tree preservation plans, and/or plats) shall be approved for the multifamily development of the PD- MN area until a park development agreement for the PD-PF area is approved by the City and executed by the City and Developer of the multifamily. SECTION 4. The City’s official zoning map is hereby amended to show the change in the zoning district and use classification. SECTION 5. Severability. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid by any court, such invalidity shall not affect the validity of the provisions or applications, and to this end the provisions of this ordinance are severable. SECTION 6. Penalty. Any person, firm, entity or corporation violating any provision of this ordinance shall, upon conviction, be deemed guilty of a misdemeanor and shall be punished by fine in a sum not exceeding $2,000.00 for each offense. Each day that a provision of this ordinance is violated shall constitute a separate and distinct offense. SECTION 7. In compliance with Section 2.09(c) of the Denton Charter, this ordinance shall become effective fourteen (14) days from the date of its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be published twice in the Denton Record- Chronicle, a daily newspaper published in the City of Denton, Texas, within ten (10) days of the date of its passage. The motion to approve this ordinance was made by Paul Meltzer and seconded by Brian Beck, the ordinance was passed and approved by the following vote 7 - 0] : Aye X X X X X X X NIa ' Abstain Absent Mayor Gerard Hudspeth: Vicki Byrd, District 1 : Brian Beck. District 2: Paul Meltzer, District 3 : Joe Holland, District 4: Brandon Chase McGee, At Large Place 5 : Jill Jester, At Large Place 6: PASSED AND APPROVED this the 15th day of October, 2024. HUDSPETH. MAYOR ATTEST: LAUREN THODEN, CITY SECRETARY -*:daqAbr,Jk£k-‘ APPROVED AS TO LEGAL FORM: MACK REINWAND, CITY ATTORNEY BY: Exhibit A Legal Description – Subdistrict A BEING a tract of land situated in the B.B.B. & C.R.R. Survey, Abstract No. 186, Denton County, Texas, and being part of a called 25.976 acre tract of land described in Special Warranty Deed to Greater Texas Land Resources, Et Al recorded in instrument No. 2023-59521, Official Public Records, Denton County, Texas, and being more particularly described as follows: BEGINNING PK nail found for the most easterly northeast corner of said 25.976 acre tract, in the west right-of-way line of North Locust Street (a variable width right-of-way); THENCE with said west right-of-way line of North Locust Street, the following courses and distances: South 03'’27’09" East, a distance of 100.10 feet to a 1/2" iron rod found for corner; South 00'’35’09" East, a distance of 33.30 feet to a 5/8” iron rod with red plastic cap stamped “KHA” set for corner; South 00'’45’51" West, a distance of 706.48 feet to a 5/8“ iron rod with red plastic cap stamped “KHA” set for the northeast end of a corner clip at the intersection of said west right-of-way line ofNorth Locust Street and the north right-of-way line of North Elm Street (a variable width right-of-way); THENCE with said corner clip, South 45'’36'24" West, a distance of 25.00 feet to a 5/8" iron rod with red plastic cap stamped “KHA” set for the southwest end of said corner clip, from which a 3 - 1/4” iron rod with aluminum disk stamped “TXDOT ROW MONUMENT PBS 2144” found bears North 5 1'’02'53” East, a distance of 6.22 feet; THENCE with said north and northeast right-of-way line of North Elm Street, the following courses and distances: North 89'’23'36'’ West, a distance of 369.04 feet to a 5/8“ iron rod with red plastic cap stamped “KHA” set at the beginning of a non-tangent curve to the right with a radius of 334.46 feet, a central angle of 30'’33'52", and a chord bearing and distance of North 62'’50’43" West, 176.31 feet; In a northwesterly direction, with said non-tangent curve to the right, an arc distance of 178.42 feet to a 1/2" iron rod found at the beginning of a non-tangent curve to the left with a radius of 906.09 feet, a central angle of 10'’29’45", and a chord bearing and distance of North 53'’06’57" West, 165.75 feet; In a northwesterly direction, with said non-tangent curve to the left, an arc distance of 165.98 feet to a 3-1/4” iron rod with aluminum disk stamped “TXDOT MONUMENT PBS 2365” found for corner; North 58'’45’53" West, a distance of 105.52 feet to a 3-1/4“ iron rod with aluminum disk stamped “TXDOT MONUMENT PBS 2364” found at the beginning of a non-tangent curve to the left with a radius of 3,879.72 feet, a central angle of 04'’29'02", and a chord bearing and distance of North 60'’37’10" West, 303.54 feet; In a northwesterly direction, with said non-tangent curve to the left, an arc distance of 303.61 feet to a point for corner; THENCE departing said north right-of-way line of Windsor drive, over and across said 25.976 acre tract, the following courses and distances: North 42'’00'00" East, a distance of 165.25 feet to a point for corner; South 48'’00’00" East, a distance of 53.38 feet to a point for corner; North 42'’00’00" East, a distance of 238.39 feet to a point for corner; North, a distance of 163.10 feet to a point for corner; North 41'03’54" East, a distance of 70.89 feet to a point for corner; North 48'’56’06" East, a distance of 245.79 feet to a point for corner in the southwest line of a called 0.65 acre tract described in Warranty Deed to the City of Denton Texas, a Municipal Corporation, recorded in Volume 1196, Page 442, Deed Records, Denton County, Texas; THENCE with said southwest line of the 0.65 acre tract and the south line of said 0.65 acre tract, the following courses and distances: South 41'’03’46" East, a distance of 221.71 feet to a 5/8” iron rod with red plastic cap stamped “KHA” set for corner; South 89'’17’24" East, a distance of 440.00 feet to the POINT OF BEGINNING and containing 686,345 square feet or 15.7563 acres of land. Bearing system based on the Texas Coordinate System of 1983, North Central Zone (4202), North American Datum of 1983 . Legal Description – Subdistrict B BEING a tract of land situated in the B.B.B. & C.R.R. Survey, Abstract No. 186, Denton County, Texas, and being part of a called 25.976 acre tract of land described in Special Warranty Deed to Greater Texas Land Resources, Et Al recorded in instrument No. 2023-59521, Official Public Records, Denton County, Texas, and being more particularly described as follows: BEGINNING at a 5/8” iron rod with red plastic cap stamped “KHA” set at the north end of a corner clip at the intersection of the east right-of-way line of Windsor Drive (a variable width right-of-way) and the northeast right-of-way line of North Elm Street (a variable width right-of- way) and being the beginning of a non-tangent curve to the left with a radius of 570.83 feet, a central angle of 25'’02' 14", and a chord bearing and distance of North 20'’ 16'08" East, 247.46 feet; THENCE with said east right-of-way line and the south right-of-way line of Windsor Drive the following courses and distances: In a northeasterly direction, with said non-tangent curve to the left, an arc distance of 249.44 feet to a 1/2" iron rod with yellow plastic cap found for corner; North 07'’45'01 " East, a distance of 209.42 feet to a 1/2" iron rod with yellow plastic cap stamped “H&N 1849” found at the beginning of a tangent curve to the right with a radius of 345.00 feet, a central angle of 69'’10’03", and a chord bearing and distance of North 42'’20'02" East, 391.65 feet; In a northeasterly direction, with said tangent curve to the right, an arc distance of 416.48 feet to a 1/2" iron rod with yellow plastic cap stamped “H&N 1849“ found for corner; North 76'’55'01" East, a distance of 100.10 feet to a 5/8” iron rod with red plastic cap stamped “KHA” set at the beginning of a non-tangent curve to the right with a radius of 478.35 feet, a central angle of 32'’33’02", and a chord bearing and distance of South 86'’48'25" East, 268.12 feet; In a southeasterly direction, with said non-tangent curve to the right, an arc distance of 271.76 feet to a 5/8” iron rod with red plastic cap stamped “KHA” set for corner in the west line of a called 0.65 acre tract of land described in Warranty Deed to the City of Denton Texas, a Municipal Corporation, recorded in Volume 1196, Page 442, Deed Records, Denton County, Texas; THENCE departing said south right-of-way line of Windsor Drive, with said west line and the southwest line of the 0.65 acre tract, the following courses and distances: South 00'’38'27" East, a distance of 244.62 feet to a 5/8” iron rod with red plastic cap stamped “KHA” set for corner; South 41 '’03’46" East, a distance of 12.76 feet to a point for corner; THENCE departing said southwest line of the 0.65 acre tract, over and across said 25.976 acre tract, the following courses and distances: South 48'’56’06" West, a distance of 245.79 feet to a point for corner; South 41'03’54” East, a distance of 70.89 feet to a point for corner; South, a distance of 163.10 feet to a point for corner; South 42'’00’00" West, a distance of 238.39 feet to a point for corner; North 48'’00’00" West, a distance of 53.38 feet to a point for corner; South 42'’00'00" West, a distance of 1 65.25 feet to a point for corner in said northeast right- of-way line of North Elm Street and being the beginning of a non-tangent curve to the left with a radius of 3,879.72 feet, a central angle of 03'’27’18", and a chord bearing and distance of North 64'’35'20" West, 233.91 feet; THENCE with said northeast right-of-way line of North Elm Street, the following courses and distances: In a northwesterly direction, with said non-tangent curve to the left, an arc distance of 233.95 feet to a 5/8” iron rod with red plastic cap stamped “KHA” set for corner and being the beginning of a reverse curve to the right with a radius of 3,759.72 feet, a central angle of01'’28’32", and a chord bearing and distance of North 65'’34’42" West, 96.83 feet; In a northwesterly direction, with said reverse curve to the right, an arc distance of 96.83 feet to a 5/8” iron rod with red plastic cap stamped “KHA” set for the southeast end of said corner clip; THENCE with said corner clip, North 17'’38'34" West, a distance of 20.12 feet to the POINT OF BEGINNING and containing 444,288 square feet or 10.1995 acres of land. Bearing system based on the Texas Coordinate System of 1983, North Central Zone (4202), North American Datum of 1983 . EXHIBIT B - DEVELOPMENT STANDARDS PD24-0002 Jefferson North Elm 25.96 acres PD-MN, Multi-Family Land Use – 15.76 acres PD-PF, Park Land Dedication and Amenities – 10.20 acres City of Denton, Denton County, Texas SECTION 1: Purpose Statement The purpose of the proposed Planned Development (PD) is to facilitate a clustered multi-family development on 15.76 acres while preserving 10.20 acres of open space and existing trees, adding trails and amenities, and dedicating this area to the City of Denton Parks Department. The regulations set forth in these development standards are for the PD District which consists of approximately 25.96 acres described in Exhibit A. SECTION 2: Definitions Clustered Multi-Family Development: A multi-family development in which density is allowed to be concentrated in exchange for permanent protection of open space. The purpose is to protect sensitive lands and common open space areas. Park Land Dedication Area: An area within the Planned Development District that has been designated for Tree Preservation and Open Space which exceeds 30% of the overall development and is consistent with the intent of the Preferred Land Preservation Plan and the goals of the Comprehensive to preserve open space. This area will have a base zoning designation of Public Facilities (PF), will be considered acreage within the Development Impact Area, and will include trails, benches, and amenities for public use SECTION 3: Zoning Where modifications are not expressly authorized within the Planned Development Standards, at requirements of the Denton Development Code, as amended, must be met. This PD establishes two subdistricts with separate base zoning districts: Subdistrict A: Multi-Family Land Use, PD-MN (15.76 acres) Subdistrict B: Park Land Dedication Area, PD-PF (10.20 acres) 8/22/24 3.1 Subdistrict A Subdistrict A has a base zoning district of Mixed-Use Neighborhood (MN) containing a primary land use of multi-family dwelling units. Accessory Uses are permitted as listed below. Subdistrict A shall follow the development standards only as provided for in the Mixed-Use Neighborhood (MN) District of the DDC. Uses allowed within this Subdistrict shall be limited to only those uses listed in Section 3.1.1 below. Otherwise, all requirements of the 2019 Edition of the Denton Development Code (DDC), as amended, shall apply except where modified herein. 3.1.1 Permitted Uses Primary Uses Multi-family Dwelling Units Accessory Uses Amenity Centers Leasing Offices Garages and Car Ports Home Occupations Swimming Pools Onsite Resident Amenities 3.1.2 Subdistrict A Dimensional Standards Dimensional standards required for the MN Zoning District apply to this development, except as amended in this Section. The maximum building height is 55’, with the approval of this Planned Development. 3.2 Subdistrict B Subdistrict B has a base zoning district of Public Facilities. Uses allowed within this Subdistrict shall be limited to only those uses listed in Section 3.2.1 below. Otherwise, all requirements of the 2019 Edition of the Denton Development Code {DDC), as amended, shall apply except where modified herein. 8/22/24 3.2.1 Permitted Land Uses Park Playground Open Space 3.2.2 Prohibited Land Uses Any land use not expressly permitted within these PD Standards. 3.2.3 Subdistrict B Dimensional Standards Dimensional standards required for the PF Zoning District apply to this development. SECTION 4: Development Standards This PD shall comply with the development standards listed in this Section below, and in accordance with the Zoning Plan, Development Plan, Landscape Plan, and Building Elevations with attached Exhibits respectively. 4.1 Landscape Standards All requirements of DDC Subchapter 7.7, Landscaping, Screening, Buffering, and Fences shall apply to this Planned Development, except where amended by this Section. 4.1.1 COIVIPATIBILITYBUFFER No Landscape Buffer will be required between Subdistrict A and Subdistrict B, as both are developing uses within this Planned Development. 4.1.2 LANDSCAPE AND TREE CANOPYREQUIREIVIENTS DDC Subsection 7.7.5 Table 7.D Shall Apply except that A. B. C. D. E. Minimum Landscape Area for Subdistrict A shall be 30% Minimum Landscape Area for Subdistrict B shall be 90% Minimum Tree Canopy Coverage for Subdistrict A shall be 40% Minimum Tree Canopy Coverage for Subdistrict B shall be 50% A combination of parking lot landscaping elements from DDC Subsection 7.7.5 Table 7.E shall be permitted as shown on the Development Plan, including: a. Internal landscape islands with an area of at least 9 feet by 10 feet containing at least one canopy tree; and b. Landscape medians at least 8 feet wide running the length of a parking row and containing at least one large canopy tree per 30 linear feet 8/22/24 4.1.3 TREE PRESERVATION REQUIREIVIENTS The total Planned Development Area shall have a minimum tree preservation requirement of 40% 4.2 Parking Standards 4.2.1 Amount of Off-Street Parking Required: The minimum parking requirement is 1 space per bedroom. A studio is considered equivalent to a 1-bedroom dwelling unit. A minimum of 653 parking spaces are required, plus 112 guest parking spaces, resulting in 765 spaces provided. 4.2.2 Off-Street Parking Layout and Design Parking located between the front building fagade and adjacent street frontage is permitted where shown on the PD Development Plan. 4.3 Site and Building Design Standards 4.3.1. All requirements of DDC Subchapter 7.10.4, Multifamily Site and Building Design shall apply to the multifamily use in this PD, except where amended by this Section. Subdistrict A: Multi-family A. B. C. D. This Planned Development shall be exempt from the requirement that the first floor be a minimum of 12 feet in height. Subdistrict A shall provide a minimum of 3% Open Space and Subdistrict B shall provide a minimum of 95% Open Space. Building 1, as shown on the Development Plan, shall be exempt from the requirement that the primary building access be oriented towards the adjacent street or sidewalk. Pedestrian paths connecting to adjacent street rights-of-way shall be provided as shown on the PD Development Plan. SECTION 5: Development Phasing The development shall be constructed in a single phase. 5.1 Driveway Locations 5.1.1 Improvements within the Texas Department of Transportation (TxDOT) roadways require approval by TxDOT. If TxDOT requires minor alterations to relocate the proposed drive approaches, relocate proposed street trees, adjust building location and relocate parking spaces impacted by the relocation of drive approaches, add a turn lane, or any other minor changes required by TxDOT, these changes may be approved by City staff, provided that the final configuration of the drive approaches and the number of street trees provided comply with the TxDOT requirements as well as all elements of the DDC . All other changes shall require a Planned Development amendment in accordance with the Denton Development Code. 8/22/24 Exhibits EXHIBIT C - DEVELOPMENT PLANS 8/22/24 U3UQI 39L330 Ylurw9 ahRb ay noN 9srel lyn XB aJ133H3 LL 'NOIN3a JO ALIa UJOH@ Aaltu!I =::z):gz:UN:C:ITtTh' nT#5<rYsH£-it!-iTrl; IdF UOJ a]uvd3ud NFld ONINOZ i;Pzaz/8// 116P9Z690laIIDHPl Vhf)I #4 HI I NOSU]JJ if @ Lxrqr#or#nnbun r=,n#,•, 133HLS lsn301 FUUON g !! iS C/)Z Sat-ZLU Ea9 Ea C) E onI iLl ! !!! a: oa?€s£z'zz8 W J OO£LOLI'CL6 3NOHd NV-Id i;tfiaH"k:Ibjdli ~"'=;=.~’"'; IL6P9Z690 1 narnHd VFr> Idf UOJ a]uvd]ud mII NOSU]JJ if IN3r\IdOlgAga Eli;!!;E;g: !!=iliMIii: is i : ii b ! ! hi gBii g R!‘ iii q /!: [–LT;IT:== t;II isC/)Z 3a F- SLEa 9 La ' ;'.T g;,;gi;N i;l– i;[ l-i;iF iE [ E + = iI :iI ;l\ W1)! ! !C) 1- rDI nl ! ! 1 ! !! HiIFill = ! !A il 1 IIkEm I Q O el gg g;};i;:i:}# 0 k3 n 1e)/ 0 a SL CD tH !i ! g g n\/ bHIHnMW HVUnJn3 nH:E:I;==E=)i= hiB!?F: nHa 1 TH + r :+W\f++IF H•+lntlP> ah+r+HIP+no ONI s]lvDaBV aw NUOH'ArIHDI Pzoe Q 9za'3 >a W09-NUOH'X31Wl>lWWIM I IE IP::if : / /rEaLIi Fi i UWOI 331130 YIUBIW9 aM,L 'au BON SSyt L EL 'NOIN3a JO ALtO uioH@AajLuII 116y9Z690 A L33roHd THy Idf dOJ a]uvd3ud NV-Id mII NOSU]JJ if IN3WdOI IAgO $\i$ h.l’ S tI_ -If ,I. \ \ \' r \' aznr nfy>+1>+c+bx71vqryAlb?ml ar8Foa'a6 XYJ oacLnu-z£o 3NOHd ansi XL srwa W 311rtSHaMA I ROll in YlxalIYf) aM I IRC)N qqPS '3NI S31YDmgY aNY NUOHA3VIH FaDe O UJOH@AajUII IdF Hay a3uvd3ud NY 1d ]dv3saNVI g g ! LHI I NOSU] JJ if <( gIg iI; *};;,L L-i i I IEl IT–1 :I HiI;i I Till 1/N I 000800 ; ! ! i ! ! ! ! ! ! ! ; iii b 1: h : b i iii }\:\\ hd #1fr ki + !!!:/ iii: i a$ #JP; ;1:i HUI 'aNI s31YDmgv aNY NUOHX3VIDI yZOZ Q B&6'3 Xl #09-NUOHuiHDi-waAA 1 8rv Ae a3x33H g A g L 0IIIK =wIll :rIn;-;ilrB UJOH@Aalu!I U3WOI 391130 YIUHW9 aw 'au IION 9SP€ L tzot/a/80 # fONd 133roud VH> Idf UOJ aIHYd INd NV Id ]dVOsaNV I mII NOSU lilir < iF gl gl: : i ii ! ! ! ! ! ! ! ! ! ;g;!;; 1, e; v I? i JWiF 4\HHI T ; :q:i ?: = :HHI •blI = = =1=::\;==+;jI if = = ; ;: i h H H X nd : • P7 + ::: :r=:+=b :: : :S 11:::A:nUP :1HIi1:1 n4111dE:1III:pEIIIr&EIF)n=unAOI lair:IiTyt}HIT;: c: i fill 130N nH UJOH@AajLUII EL 'b+oIN3a JO ALtO IdFUOJ a3uvd INd S N 0 1 1 V I n O I V 3 1 d V 0 S a N \tn : g HI I NOSU]JJ IF Egg Big ! ! ! ! ; gigi k ;bblbb;; g It ! ! ( S CS iii ; ! ! } } B } } } } }} } Il } I ! ! ! ! ! ! ! ! !@000890 11 i ; i ! !ii!! ! ! ii ! ! gg!! gi g E ! ! ;! IH; gg !! gg 11 !ni !! @ ulaH’€£xalilitS ozera[z'LLB W J oa£LOL£'zz8 3NOHd XL 'NOIN3a JO ALIa NFld ALIN IUV I! b jdmII NOSU3JJ3r IdF NeJ a3uvd3ud e i ii}iii Eg: g a g ! Q : ;.:f-?:..,':-.!! !! iii:= T.’ beA /+?©£:++'; IN --J :===Rll T-:7- i\ T:=&::++ :\ n E ! ! ! i; iii -;iii $;nl '~=i::ill'LI!!;ns1 ):1::F# ii;;; ixllwvylllnw 'rs wlr 'N O06Z NoiionuisN09 dOJ ION iliE W: a••=B BIR I R gI R=a H+b .gIl I ar• I'i=lr' ! !: :- 1::1 E@ §i4#l teHHl• i: i: ii B:: %n=• i: EH££BB=- /% '® :1: 1 mB V== = ++ -?T :-I := =I [ a• qi Inn=V . al•B_: iE:;:'Jn In = mM 1sEIig!gggIIIRAm B m F FR '"=:::gII';: NoiioriuisN09 dOJ ION SNOIIVA III a ONtO]If18 ; B ; n,' e=t IIEn UIIU='+ntlU Int fa:a In IUll aT EaHI bIn A::@ g; A =q Lii B:a=B=B q=[ ]!IF = a Fr B=a ; !IEFF 1: $ n i nHI @Bl 2:g? a + Ft36Ba I=; nr ':RmB : : # : P 1 : B = ! glllW T E F-;_ I._}l,{ wt&A-alqc811-&4tn3ruqu+a I,£ale€81b//s3aa W?qrlV +ZILVJn '"=:::111'* NOli9rlulsNoo dOJ ION SNOllVA3 II e 9Nla]lr18 HmmMgBU•n BE =It HI+=1 = 1 :•lt = II :; I f 8 + B –. : : : glad I PEg: all in‘E; EgBiEj@@:: g n rHB•dd-BPJ HI i, i: i: i:I JB : L r : u !!.;;-T. T:B!i Hl= HI• g nB n HH==M•Hl• 3988 HI '"=i::ill' a JjA ):1 ; 1 8 ;i;;; IAllWVJlllrlw 'lS vr13 'N O06Z NoiioriuisN09 dOJ ION SNOIIVA 113 P SNla IIft8 i :I• ! In- wi--b;sil hi!„A„I & - 1anna g;g - g&dlr ! ! !:I ;- :- :- :-I=- FnhIt ++ 1 =H BF P=Fsa Pzaz/6/1 w£zA-cb9c8br-n&nwqwa Id[ a19€8t b// naa #+®tnV