AGN Request & Staff Rept
AGENDA REQUEST FORM
THII!:.CITY.OF
DEPT:
PLANNING
March 11, 2008
COPPELL
. ,.
DATE:
ITEM #: 9
o WORK SESSION
D CONSENT
o REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of the Arbor Manors. Replat. a replat to revise the previously approved subdivision to eliminate a
4,800-square-foot common area lot and to incorporate this area into an enlarged and reconfigured five lots, allowing
the development of 73 single-family homes and 10 common area open spaces on approximately 25.15 acres of
property located south of Sandy Lake Road andwest of Denton Tap Road.
/
GOAL(S):
EXECUTIVE SUMMARY:
'fhe'following P&Z conditionremdins outstcmding:
~etfe.€r58~t"froftt'yord"setback"ontots-; l-,5:;"Slock'E;o.:'. .
r .1" I 1
Ii '
'. 1~';;^1
'il ('j
.. -
i4~
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
On February 21,2008, the Planning Commission unanimously
recommended approval of this replat (7-0), subject to the
above-stated condition. Commissioners Frnka, Shute, Haas, Fox.
Sangerhausen, Shipley and Kittrell voted in favor, none opposed.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Motion to close Public Hearing & Approve subject to
condition 1 above and add a 15 ft. setback to Lot 24,
Block A
Staff recommends APPROVAL.
M - York
S - Brancheau
Vote - 5-0
Tunnell & Franklin absent
I@Ol Arbor Manors RP l-AR
.
U
Libby Ball
2008.03.14
16:56:05 -05'00'
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Arbor Manors, ReR!g!
P&Z HEARING DATE:
C.C. HEARING DATE:
February 21 , 2008
March 11, 2008
STAFF REP.:
Gary L. Sieb, Director of Planning
LOCATION:
South of Sandy Lake Road and west of Denton Tap
Road
SIZE OF AREA:
25.15 acres of property
CURRENT ZONING:
PD-214R2-SF-9 (Planned Development-214 Revised 2
Single-Family-9)
REQUEST:
A replat to revise the previously approved subdivision
to eliminate a 4,800-square-foot common area lot
and to incorporate this area into an enlarged and
reconfigured five lots, allowing the development of 73
single-family homes and 10 common area open
spaces.
APPLICANT:
Owner:
Priority Development
D.Hale/ J. Barrett
1111 N. Post Oak Road
Houston, TX. 77055
(71 3) 31 6-31 20
Fax: (713) 621-4053
Engineer:
Dowdy, Anderson
M. Alexander, P .E.
5225 Village Creek
Suite 200
Piano, IX. 75093
(972) 931-0694
Fax: (972) 931-9538
Page 1 of 3
ITEM # 4
HISTORY:
In 2006, a Planned Development request for 155
townhouses--Iater reduced to 122 units--was denied by the
Planning Commission on this property and not appealed to
Council. In April of 2007, a revised PO plan was submitted on
the same parcel which included 73 single-family lots on 24
acres and commercial/retail uses on 5 acres. That request
was approved by both the Planning Commission and City
Council in mid 2007. A replat of the property to allow
construction of the 73 homes was approved by Planning
Commission in August of 2007 and by Council on September
11 . In undergoing detailed platting analysis after Council
approval, the applicant's engineer found that by
eliminating one common area and a one-way street. at
least 25 trees labeled for removal could be saved. Caliper
inch wise, the saved trees would total over 250 inches. The
reason for this replat is to modify the earlier approved
subdivision by removing one common area shown on the
approved plat and slightly realigning one street, thereby
preserving trees that would have been removed based
upon the earlier plat approval.
TRANSPORTATION:
Denton Tap Road is a P6D, improved concrete, six-lane
divided thoroughfare contained within a 110 foot right-of-
way. Sandy Lake Road is an existing asphalt two-lane road
eventually to be improved to a C4D, four-lane divided
thoroughfare contained within a 110 foot right -of-way.
SURROUNDING LAND USE & ZONING:
North-strip center, Exxon gas station; PD-214R2-C; "R", Retail
South-single-family residences; PD-115 (SF-7); "C"
Commercial
East-commercial uses; "C" Commercial and PD-214R2-C
West-commercial and single-family uses; "R" Retail, SF-12
COMPREHENSIVE PLAN:
The Coppell Comprehensive Plan of 1996, as
amended, shows the property as suitable for single-
family uses.
Page 2 of 3
ITEM # 4
DISCUSSION:
This is a request to replat an earlier approved
subdivision development that allowed 73 single family
residences on 25 acres of land located behind the
southwest corner of Sandy Lake and Denton Tap
Roads. This replot retains the 73 lots, but by
eliminating a one way pair of streets, and slightly
realigning one side of that one way pair to be two-
way, a number of trees initially shown to be removed
can be retained. Based upon the exhibits presented
with this application, it appears that 25 trees totaling
285 caliper inches of diameter will be saved if this
replat is approved. Because the density remains
unchanged, the single-family use has not been
altered, the circulation plan is only slightly modified,
and tree preservation is substantially increased, we
can support this request. To insure the developer
follows through with preserving these trees, we also
recommend a 58 foot front yard setback be shown on
all exhibits for Lots 1-5, Block E to encourage their
preservation. The 58 foot dimension was determined
by reviewing the applicant's initial submittal for review
in which the 58 foot dimension was first offered.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of this replat request with the following
conditions:
1) Provide a tree inventory sheet stating number of caliper
inches being saved by the application, the number of
trees being removed with re-alignment of street (in
caliper inches)
2) Delineate a 58 foot front yard setback on lots 1-5, Block E
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1) Replat document
Page 3 of 3
ITEM # 4
I~DOWDEY' ANDERSON
. & ASSOCIATES, rNc.
CIVIL ENGINEERS
i2)J Village Cree~ Drive, Suite 200
Plana, Texas 75093
Pnone 972-931.0694 fax 9n931.9i3B
Date: 2/28/2008
MEMO
To: City Council of Coppel!
c/o Gary Sieb - Planning Director
CC: file; Weekley Homes; Priority Development
From: Matthew Alexander
Re: Arbor Manors - Building Line Revision Request
Recently, after we had physically located the proposed streets in relationship to existing
trees and we determined that the trees which could be preserved by the proposed
median and the trees being lost due to the additional roadway to create the proposed
median were not equal in quality or size. Furthermore, we deduced that if we eliminated
the divided roadway we could preserve more than 170 caliper inches of existing trees.
Thus we revised our final plat and plans to eliminate the proposed median and additional
roadway in order to preserve several large trees in the front yard of future lots.
Since then, we have had additional conversations with David Weekley Homes and they
have expressed their desire to increase the rear yard depth from 20 to approximately 30-
feet. In order to accomplish this goal we need a 40' front yard set-back instead of a 58-
foot yard set-back; a 58-foot front yard set-back was the result of an original 25-foot
front-yard set-back plus an additional 33-feet of set-back gained when the
median/divided roadway was eliminated.
At the planning director's request, we assessed the impacts to the existing trees that
can/could be preserved by grading, walls or tree wells, from a caliper inch perspective. In
all we concluded that the existing trees lost between a 40-foot and 58-foot set-back
totaled approximately 130 inches. We also determine that increasing the rear yard depth
from a 20-foot to a 30-foot set-back would help preserve approximately 130-inches.
Thus, we have concluded the following: 1) this request has essentially has no ill effect on
the preservation of trees; 2)this request fulfills the builder desire for a larger rear yard;
and 3) we can/could save approximately 170 additional inches of trees by eliminating the
divided roadway/median.
Therefore, we on behalf of our client respectfully request that the front set-back be
reduced on the Final Plat from 58-feet to 40-feet and the rear-yard set-back be increased
from 20-feet to 30-feet for Lots1-5, block E; these lots will face West Braewood Drive.
Thank you.
R\Data\2005'D5088VJ50888'OOICorrespondencelMemo's'll5IJ88B-Memo- Tree Preservabon-2008-{J2-28 doc
"::JNI"S31VOO<;S\ '? NOS~fJaN\ "A~aMOa
ii
...
w
5
<
~
~<C
~~
"'co
<"
i!jN
~9
U
~
u
..
!.! I
:I:
~
"
~ ~ g ~
~1J 0 lS<::l~
ill Z w
Ill-<'~t
~E~::E~ a
i~~15~~U
u CD ~o~
"'~ ~5 q
UI < .
~ ~ ~
;:! ~ ~
i!
~1
~...
.
a-
@ " I~
i
I!
I;
Ii
~'
.e~
*~
Ie"."
~~...
~I'
~~
~
..!~~~
91~1~
~
II
~~~
~i.
I\I~
i~
~
~~ I
" ~
. U ~ ~
!~~ H D ~
. Hh.U! ~ ~=
!~i~i~J=i:~.Ui !~;
.~t~.~ '~U;Ht ~~.
~~~~H~. ~~~~~!!~ ~;~
~~.aw~n~~~gH~ <>::
.~~
~i1~
s~"
2s~
fS~~Ul
h~~
~~.
!5~
Iii~~
C.E~
~~~
<lOIN
hI!!
e;t
I ,..;~
o ;~~
~~~
rl~~
i!ii:~
<'1.
~
~~
,~
. ..
9~h
Ui~~
~.d
! i.} =1~
j Ih .
~I.!i 'I
bUIll
~J~!; il
d~lt .I~
l.n~- l'
~ '!f~~ ~~'t
il ".ll~~ .!!
r----1
I I
I I
L____j
q
~I
~~I
~~~
~~I
II:
~
:'j
1
~
-It
I ; \f)
~,;c
'(oH~
,--i\P
-:::::: is
......... "
,,';~
crJ: ~
/'
:lNI 'SJ1\-DOSS\- ~ NOS~JON\- 'AJOMOO
i
!h
{.D
r El
d'
d
:'f
~j"
{i'
i)l
ti~
l~I
!U
J.i
'I
ll~
1ft
t!!
iirt
;~ ~ :t' ~
.~ 1
. I t
!
,
sh
~H
I"
Ii,
{Ill
gR
'_. I
:111
-.I I
'~ll
1- ,
a~.
~llf
;ilj 1
1."- I
~!j I
1 il
.1.1
HI~
fll:
o~,)~
-- f! Ii
~i ~H!
~~ "I'i
t ~ lz
aa , i~
1
!
J
d
lf~
JJ:
, ~ I
i.J t ;, i
Uhhu,t:.
lIIII,,;!!l
rIll. .h:t' I
i ,il'lt,l -
ill'i ll'i! J
....hh,l@.
IAii~'I!JtI 6
U.u!flHl I
't"ri!,BJ ·
hlth!i:i~ I
I:.A.'hJ'i' J
f6U-I.~I~hi ,
.1., ~:';~, , 11
~....l I'" ,
~ ~ll'i'liih f R
~ ~i,f~~ ~1' I"f I II I
r!, '1'1.;. i !
~ ~dll ,!i ~ , r. ! I
~ :!th'l,h,[ t f 1
; i;~lni:ilf~: I ; [
. i 1.ll!~t~H i Ii!,
~ ~1!1 .N'," 1 I" i
~ ~!-iUdi'n 1 . i I' i.
~ .1'1~IJ;I!tZ t ! ~ il I:
dl!m!l~;d J ; ~ 11 [i
~ ~ ~1i!~Hh.. I . I !I il
i
I
i
1
i~
,
I
i
I
I
I'
,~
I ~
I !I
. .l~
l-jH
'11
fi~ lj
II}' I
i:fi'l
Hl~!~
F6J
~i!HI
8.... I
ijUI1'
~i;I'
'n .! I
~ .A: I!
.1z- I'
:'~11':;f
" 'I
!€1"
J: III I
€:;2~j ,
Hill!
tit lill
i '1-'
, i'
,g !{li
<II ~:
!
I
I
1
I
1
1
I~
[I
16
! I
i i
I I
1.1 I.
I! I~
!iI' I-
II Ii
,l il
1
iff
.,1
Iii 1
11 I
i" J:
~it I
~fl i
ill 1
"1~ J
A~I i
~i! 1
-21 I
!H i
J,q
,II
II! :
. I'i~
-- I !hi
. f 11~i
G~ ~ It:;
o ~ li~
~~ ~ ,.n
3 ~ ~ Ih~
IIIU It: ,1"0
i II
II I
III
, I
I I I
, II
III
1- I I I
! II ~
_ n I;
Hili
I
II
I:
!i
il
'~
I,
Ii
'.
!~
Ii
,I
, . J ~. j . <:1 J ! 1 : ! hi;. ~ ;, I ~. . .I! ,
~]dl ~ itihlf ~- ~:i! !i ~ Irs ;~~ I~ ii ~ j ! b 1 ; ~ Iti In t t J
..I"" 11 ,,~!,i~'1 .f !Iil I' · aI \.{ ~~;i ~ ~ i ;'] ~ i ~ ;~t {'I ! ; ;
. "01' ~,-!j-'" Bl ~'. ,-, '" .' .. -~ . - - , . ~ 'H.' ,.
.j', 'B~ 'itD. ., "'. . ." ,r: u. .' 1 , :i - 1'. t" -
_~ ! 'i1i..u~lL: -'! ...'O.! .. iii t: IE _..I 0 .5 (1...1: _ ... J ..0 I'll "I: " 'it
!;:!.! !i~i~~;f ~i I,m l~ ad! 'it ;~ II I j ! I~ ! ; : If~ 'it ! I !
;!Ioi 1,:: iOlj:t_jll: i...~ !hsol."- 'i ~i: 10. "'J Ii! co << 0 ~1 ~ j :; 1_; Ii 0:; ~ ti i
ihH ii ~h~U!I-; f!J ~mq~ I ~H Ifj ~! i~ } ~ i ~~!; ; ~ ~il in ~ ~ ;
oJ'i - t-! I';':; . Ii _I Iii 1- . '" ~-. . iB " ~ . ,h! ' 1 ," ~-. - . f
!ni !i ii,j. "I~t II" 1fij~.; t i.:i ;!! ~! -ij: !! ~ iH ~ J ~ j!i :!j' ; J' ,
00"';: III .,bli ... J: -:it'- .:" :5-... - 0.....8 -~ - I
i(;'i~ ~i '[(~I c~ II! 11zii i' ! ;.1 i,~ !i' ! 11'1 ;~~ 1 I 1 Hi :pC I ~l ~J
:1~~1 p h~!o]ll~ f~] li;:~ II ! ..n u~ ~i l~ ! l~ l~ ;If I if! ~Ii ~Ii' ~ ~ri,
tfl- I' U, f,~i {p' ilJ'"!C .. !.. 'IJ " I> , I' I) I.. i fl I. 1<: '1 · !' Ii
~~~!j AI !i:!:~;i Hi !W; f! f~ ~~ii I~i H f~ ~!: ~g ~H !i !i !! ~~; I~i J ~!!!
IA~lI If I/t;-I~ liz Id~ H. II U Ifi :~ h 5~ 50 !l !~~ I~ 5: 5i 'U crt I 5= 51
.Ii II.. I I~.... IA ' ~- lis fi -.. <<I~t.. IP I. .- .I Ii I
dm ~t I:!!ti.! Ul11j<JI 11~ 1,: if: t- Hi III! Ii l'~ I~ III~ I~' ;f: t 1. h
~h>; 11 ~ili~lh ~J" ~!=l ~i~ o}"11 l~~ II "=~ =1 "I .! Iii va I" =} ~,i l:~ I ~!.:
I'D ~Jc! I. ~..:!!,~-tlZ !~ J!~g.lil !;J !. !~.J .!ti .!~ Jfs ~~ !! ~t !~r 11 ~! !. !!O, .21; .!.!J!!i
~6rli H 1H,iA'~ IH It:. fJ: h Ilh lei IJ HI 1~ Ii ~t Iji H ~t t! fif~ !.i !I Ij h
5~ I~ Ii iI:\i~ih 8,'. ",.!:, ~Ii ~! ~;~: I~;" I~ ~Z~ =~ ~\~. s:i "I "I "! 6~~! i~." 11 =. ",
-- ~~h~ ~l I:i~liil II~ h:~, h! Ii b: fi',: fo I~j h Ii Ii IO! It I! U b! fi'l~ fda II
~ t~'at :i In: tal 11' 8i:,II~1 8~ 11'1 .~ " illl, 8, II s' ~l. ~J ~i 8~ .1'1 .J. .J 118~
~. t~IJf .., '1':ii"'" ,<:i 'l~il '~ '. n~ %1'1 ,.. ,10 'i 'f d ,..1,\ '1 '. nil !l"i!}'" ~~
e~ ~d~. 11 !"J.'~A l:.' l. _,~ l:t li hl8 lr.. h h~ !. 1 ~t!to!.~.!i !!I; 5[.. ![ h ".
I!l ;.1 T !li i ,!1!1 i ..."& , .:! 1l.~1 ; ;... t! ;11 iI' 9t! ...1 . .~ ~
a~ b~n ~~ ~1~;t~m hi ~Hh hi ~! h!f ~I;I h I~l t I~ ~~ hi I, 11 II h:I 11;11, h II
II
I..
I'
I"
i:
11
!'
Ii
Ii
II
i
II
Ii
I"
Iii
If-
l.t
I'S
II.
1~6
,
,
I
I
I
i
!
IJ1
Iii
Ii.'
1:15
1
~
I
J
1
J
1
I
1
Jf
1~1
-,
Iii '
,h I
f.1I R
~i: I
if I I
il! I
"!I ~
AJ' f
i,1 !
)E5 I
I'! I
.J! ~
<<,1 ~
r!i ~
I I! i.
; li:i~
-- t IHi
. 111~i
~~ ~ l!!~
0:> 5 li,-
~~ ~ I. Ii
~ ~ ~ Ih;
:nS 11I11'.50
I
I,
l~
I;
"
!i
,~
i'
,i
"
!i
Ib'
I:
~
u
~ ~!
~ ~ ~d
I ~ < I ~
~ ~::f;o
~ ili ~ ~~
~ ~ ~o
..
o
~
;
s
Si
~I
~~ll ~~i ~I
~~l? i!O':;J ~ ~J
i !;~ I~;: UJ
~~. ~~'" I:!il
~~~ "';;~ ~ ~.]
~ f~il ~~~ ~I
~ -' c~o %.
~ I~
.
5
i
e
l,
~81
',N
:
!
,
,
,
I
1
l
I
l~
~~
H
, E
i~
,.~
11
00:
il
go
;:~
p.""~,,,,--
~o
11r""
C
t~J
'.
",,>
L_..........._
H
.J
)NI'S3J\'DO!iS. 'i' NOS}j30N\ 'A30MOCJ
~
on
5
<
U! ~~ ~
~~ 0 ~:i~
~l~~l~~
f~a::2;U~
c:; ~ lii! It: ilb
Z...J 0 t:~
i~ CD ~O::l
N~ ~ti a~
'" " ~
~ 0 ~
.. ~ <
~ ~ ~
~
~~~
8~~ ~~~
S:lI:'" o..~'"
ffi ~~ ffi ~~
~~~~ ~~~~
..~. !i;!~
~~~ ...~~
"'=ll flil~
lL::::t ~~
ac
;~
....
<"
lj"
~g
U
~
..
U
Ul
U I
ii:
~
..
"
.
i~
~j
-r'"
~i I i ~.
I'~
e~~ .~ 1 I~ ~".
i'~~
w !;~ ,!'ol I; 'i'!~
e. ~. Q~: ~~.
" 1\; "it
@ " i~ ;e
. i
~
b
I
..!~~~
91~i~
e
II>
~!
. ..
!m~
i~:9
b I ~m
~i'~ !
ll~ i
Ie
J I J I
.!1!!l H
'!Pi!i r
hi'l Ij
~l!iii
"1~Ji'O. !
11:" ~r:
. i.n.l. .'
~ I'f~- .-- .
!1 .HEA:l~~U .
~_;;:..,~~~':::f
.~
p
I
E~
-.
1'1' ~
_ U ~ ~
-d ~~ l ~
- h~ ~~; i 11:
~ ~Ti-~e~u -~-
hi~;~s:i:r_~~~i i ~;
- ~-d.-~~ .'. ..
~~!'~-~'t "0. Ie
~~;UI!:~g;; JU ~ S~
I I I I I 1.0: I~:'" I I I I I I
w~~~wh~~o.hH <>. .
r----'
, ,
, ,
L____J
; I
~II
~ ;il
!l'''
~I.
If:
@
V?~
S:5
~~
~L
0>
~
"'--/1
!
.i.. ~:
.)
~::;.:
:': _4
":JNI 'SH~OOSS\-' ~ NOS~UON~' 'ldOMCXJ
i I in
!h .
{ ,0 ~h , H
i.' "It , ~II
H' I-I l'l!l
i,
d 'ill , , lidl
,
l' I i I
:If .h2 I
'0. I I I !~I; II
']" -h I
f,! f! I I I i:!i! I
IJI iZll I ! HIi}1
], t I ii " FtIrj
- !! ,It' ,~ I
l;j d" Ill!! I
Wiill .1111.111 I
!IJ Pi I liP} I I I
i, I i I
)zI If I~ ;h~j 1 I
If ' I' i I. i I II
HI~ o .~I I:
If! IJ I zJzh' - II
Iz~ t fZl: I, rA i i'IIi' I
I' I I
t,= ~:..~ I: If I j~li~ I I
dii ! -- fi I' I; I I: II! ':2t' : I 1'1
. t Ii Ilf I I
II ~a lid II Ii! j I" I J
~ Z l' I' ! If-. I.. Ii If I! I~
~ . I In f , .
~~ r(li 1 I.} I _ ! A ;
i ~:'-. Eli I~ I I, II i' Ii ~If
! Hb ~~ ! i~ I) j II' J I~' :f l{lI I
Ui 1&6 i6' w 6 .
I. 116 '2 I l.
, : I I I
i.J tjl t If; if!
Uhf.1 Jr
lilzo..; 1
r pi~tB= t J ,.~!
-I ", it-z WI
hj: IIIi~il J Wi
t.'J;rJiz ..~ i-I 2 i-I 2
fAI ~. 11!1 6 fiI 1 ~ il J
U,I!;t Ii! z ill I :11 I
'1' . lZ' J , ii 1 " ,
j !j!fNi: j ilz i Hz I
,. 'hj , t ~l.. ~ ~l} J
~6Ul~ l~~ zi I ~J' , !~I ~
oZ'1 f"!' f I I,i I 1:1 I
t ;~i.j~it!ii J i ..rl I .. E- 1
I'! , _'! Z
~ I!I!ZjJ~~!f I I I I ,JIi I I i ~H ~ I
I I ~lq il I I . II ~ II
~ i~I'III:I~' r, I I I I iI I-
I ' IZ I: I ' IZ I:
t :!fi. If.ls[ { i I ! i II : " r i I' : i~
; ~;ihl!tiZ{: ~ 1 I'
.l.! >>l Io?! ; I~t. lo?!
~ ! 'CI!~ ?l-j i z i I -- i IIh !l ~ i I -- t 1..( Iz
I Z! I _tZZ I 1 - " Ii i ~~ Iln I! I I . Ihl Il
"c. Ihll'Oi 01 .. Ii I, :~ It}:!: !1
.. 'I
dpZ.lJ:plz 1 ~ I~ "
~~ l11~ I, I Ik ,. ~~ lli~ "
I: I- I-
ii I {!Ull · { - ~ i! Ii ~~ r tin ,~ '! II ~~ r rill I'
~ :iJzlil~rf J i t I: ~ t ~ Ih~ I) ~ I: 3~ ~ itz~ if
~ . , 1 , J h.. 1 . I ,l Ii "~ * .%.'0 " !: !i IIIU * 1.5-'0 "
, , j ~i j. , ::1 J [, f : ih i~" ~ ; ~ I ~ '~~k ~ ,
~]lij ~ j~,lhh ~- ~~jl ~i ~ {~J ;~j {1!i : j : b f ' ~ {t. !~I ~ { j
s _... _ i....5... Zt' ..b .. ~ OJ! -. I 1. . 0
"j"5'" ~n!..~~, ,I n.~l I' : 'I hl ,t ~I ~ ~ ~ . ~ j . ift i', , 0 ;
'1;'1 & Pi!~.6! n ;ii& II I '1" ;~ U ~I , : , ;1 : ; ~ .I~ 't~ , ' ::
- - t '0 u![. -'Ii '"o.l!.! 5f" 6"5 0 J; . 8 t'J; - .. Joe.... Eo 'Ii,..
~;~,:i !i!l~.~f ~i ~Im!~ ~ I!~ 'iJ j; I! i I ~ I: ! ~ ; H! aJ ' I !
;Ie'J t.. i=!l!~!~ l,~ lh" ~- , Ii; I,. ~J~' ' I , il ~ j ; I~; i.: I ~ i
Jhh ii ~t~r~IIii f!J ~UU!i I ~~~ in $!;~ ~ ~ i ~cI; ; i ~i1 in ~ $ ;
d~f ~ t i't..." oli o'iJj Co ' 'Ii ~.' ,~i1 " J i ,I,; I - ~ "I ~.' : : i
!Hi{..i ,-J. 'I~l 'Z" 1Hlj:. 1 J.':f ;:1 :J iji ! I , J.t!! ; , J~f :;! . ; ..
..n. ,~.- i . . . -.. ,. l 0- 1- - j.' '~ I' " -0- - . ,
-(;8 .. 'h=! ~~ 1'\ ilz= i' ! AI j,~ ;, . II 'I .-~ i I · ~i j,1 I ~ .J
~lll: ii H!iJlgi f~j ii:!l Ii i !n ;I; h h ! 1! i! ~if i f,! !!i i!} ~ ~~ i.
i(J: z' U-hd' {~, I~.P" Z~ II I~' :11 '~i' '. Z- Zj 1:- i rl.. !:' "!l ' !~ if
:~~!l il ~i~!!!;'1 iU fji!i H n !f~ H J! I! fi I~ h :!l Ii ij n :~~ J:i I :t n
IA~d If ;{i~f-i Ii! I:::J~ !f. n!~ ~;i :~!i !!!~!f !~! I~ !~ !~ li~ ~ii ~ !~!i
:Im ~t iif!t I! hi iii!j i [I i~ i~~ ;t: ~~ IiI Ii i! Ii N i~ Ii ia m m i i' h
!}-," tl ~e!~~Jh ~I' ~'.i, ~t~ oJ.1t z.a Ii ._,; ~i .! .~ ~Ic io ~, ~J ~" l.~ z ~I.i
h ~)! h li~i~"zz !\;: !W'I rl I, !!', 'I' '!!fA h !! !t hI !I H !, !'., ,,; , !!!t
-dl~ H ii;liA" l;~ lf~.1 li~ h lif~ lei Ii. H, i~ If it lj. f l if h l:.'f~ ~Ii ~i lJ Ii
Lill .I' A"l.hl! B~l ~'i' ~_o~!~. ~ .!. >> ~z!~' ~1. ~ a'..~.~! 5' ~.H >> . "I
~~ _ ! : ,,!.. .' - I c~. ,_, '0 . '0" c ~~" ,_,. ,! .
-- ~di~ ~l I~i~IJil Jli JHH hI Ji hi flit: f~ I:f b H Ii Jat It I! Ii h! flf: fda II
~ t~ 8! :i IH~ 8! d! Ai:IZ -s! s. -l'i {a ~ .} c1- s, u s' .11' ~J ~i s. .l'i ;a , J cJsw
· 1.111 " o,-"pi,; 0<:1 '0)1_ '.,. 'o..~ 'I';' t. ,d 'I 'I .!.. 0\ 0, .,..~ !l'J!." '0
b ~~'O'lf! "6"A ,:' ':..'~ 'll h 'us 'r! ,! 'I~ !; '. !f!r !;! h !u= !rl.! !r ,! !.
t woOf T Hll Z, ' .H .. , ,'11 'l- - ~- , , <: -) 'i I , -t! .l; . _ ~
~ r~lll f ~J~gU!I hi ~HIl hi II lid ~ht it b ~: h ~: ~b ~, ~f ~I lid ~hl ~! it ~z
~ I
$I ~II
g
u 'I; II, i~
lIlC
~ Q:~ li- I~E ~..J
~ o !i:J
I ~ ~ l~ p. ~u> !il
0 If! ~ ~u ,I Ii! , i
..
., ll! ~ ~~
z ~~ !i~ ~
~ al ~ 0 ~~ Wi! ~f
N ~5 ~ lf~ ~~ I
. > <~ @
I .
~ ~
5
1
e
L
j~
[,
I
I
I
,
,
I
I
,
I
I
~
1
.h
t~
t~
~i
iO
,s
SO
11
c~
5,
U
~o
'H_]
!
"
!i-~J
,0./j"''l. .....,.
W ...
lI.IO
:x~
\~ ~ ;':~--'"'1
"':rJ ...
~:,~,1~'
.j