CCPH Agenda Item 111207
AGENDA REQUEST FORM
TH!:,CITY.OF
DEPT:
PLANNING
November 12, 2007
COPPELL
, "
DATE:
ITEM #: 1 0
o WORK SESSION
o CONSENT
l.f I REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-231-H, Oroza Office Addition, Lots 1 & 2, Block A a zoning change request from H
(Historic) to PD-231-H (Planned Development 231-Historic) to allow the construction of a two-story, 3,620-square-foot
office building and the retention of the existing residence on approximately 0.44 acres of property located at 528 and
532 Coppell Road.
GOAL(S): c-- --
1
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Revise landscape area calculations to include the proposed square footage of the entire turf-stone area.
2) Within the PD Conditions Table:
a. Include required and provided area calculations for each landscape category.
b. Include number of required 3" caliper trees and number of provided trees with sizes.
3) Indicate that the fence on the north end is "to be replaced" and that the one on the east end is "existing".
4) A tree removal permit is required prior to the start of construction.
5) Ensure Fire lane is constructed to Engineering standards.
FINANCIAL COMMENTS:
RECOMMENDED ACTION:
On October 18, 2007, the Planning Commission recommended
approval of this zoning change (7-0) subject to the above-stated
conditions. Commissioners Shute, Frnka, 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
conditions 1-5
Staff recommends APPROVAL.
M - Tunnell
S - Franklin
Vote - 6-0
York Absent
. Libby Ball
~. 2007,11.13
. 15:58:09
-06'00'
I@OlPD-231-H. OOA. Ll&2, BA l-AR
CITY OF COPPEll
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-231-H, Oroze Office Addition, Lots 1 & 2, Block A
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
October 18, 2007
November 12, 2007
Matt Steer, City Planner
528 and 532 Coppell Road
.44 of an acre of property
H (Historic)
Zoning change request to PD-231-H (Planned Development
231-Historic) to allow the construction of a two-story, 3,620-
square-foot office building on proposed lot 1 and retention
of the existing residence on proposed Lot 2.
Carlos Oroza
Prada Kulich
1300 W Walnut Hill
Irving, Texas 75038
Phone: 972.322.4482
Fax: 972.714.3845
On proposed Lot 1, a 960-square-foot home was built in 1949
and is considered by the Dallas County tax appraisal district
to be in poor condition. This home is to be demolished with
the current request. On proposed Lot 2, a 730-square-foot
home was built in 1905, renovated in 1985 and is considered
by the Dallas County tax appraisal district to be in good
ITEM #6
PAGElof5
condition. This home will remain intact with the current
request.
There has been recent planning activity in the immediate
area which affects the subject property. The Old Coppell
Master Plan was discussed and accepted by City Council in
April 2002. In May 2003, Council amended the Land Use
component of the 1996 Comprehensive Plan and revised
and enlarged the Historic Overlay District, as proposed in the
Old Coppell Master Plan and as recommended in April 2003
by the Planning Commission. In May 2005, the HO (Historic
Overlay) District, containing various base zonings, was
changed to a straight H (Historic) District, which includes
Standards for Construction and Design Guidelines specific to
Old Coppell. In September 2005, Council approved a
Historic District expansion that included 3.2 acres along the
south side of Bethel Road, extending the zoning district to
Freeport Parkway. At that time, the Comprehensive Plan
was also amended to include that area as appropriate for
Historic District land uses. In February 2007, the Historic
District boundaries were once again extended, this time to
include the 17.2 acres located on the northeast corner of
Hammond and Burns. The Comprehensive Plan was
amended to include that area as appropriate for Historic
District land uses.
TRANSPORTATION:
South Coppell Road is proposed as a C2U Collector
(concrete street, 34 feet measured from back of curb, within
a 60-foot right-of-way) to begin construction the second
quarter of 2008. It currently exists as a two lane 24' asphalt
road, within a 60-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North - Vacant; "PD-188-H", (Planned Development-188-
Historic)
South - Residential; "H", (Historic)
East - Townhomes; "PD-197R-H", (Planned Development-197-
Revised-Historic)
West - Office Warehouse; "PD-186R2-L1", (Planned
Development-186-Revised 2- Light Industrial)
ITEM # 6
PAGE 2 of 5
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
Historic District uses.
DISCUSSION:
This is a fairly simple, but well thought out, request. The proposal is
for redevelopment of a long narrow lot on the east side of
Coppell Road close to the north end of the Historic District. The
proposed use is a two-story office to house Prada Kulich's design
studio. The reason for requesting a Planned Development (PD) is
due to the plan not meeting all of the landscaping requirements
of the Zoning Ordinance.
This property meets the requirements of the Old Coppell Design
Guidelines in many ways, and it is apparent the applicant is
making every attempt to comply with the overall vision of the Old
Coppell Master Plan. Some of the considerations taken from the
Design Guidelines are as follows:
1 ) A shared drive is proposed along the south property
line.
2) The parking meets the number required for office use
and is located to the rear and out of sight.
3) The building is traditional in design.
4) The siding is horizontal and characteristic of the area.
5) The front porch is raised and overlooks Coppell Road.
6) The windows are multipaned with external mullions,
vertically oriented and vertically aligned between the
two floors.
7) Walkway lights are proposed along the private walks
and the parking lot lights are the same Victorian street
lights found throughout the district.
8) A fountain is proposed located in the front yard to
make up for some of the nonvehicular landscaping
shortages.
The three categories of landscaping are each technically
deficient, but staff feels that with the use of an alternative paving
material, the landscape deficiency is not quite so great. The
standard perimeter landscaping area is virtually excluded from
the plans due to the shared drive on the south, the limits of the
parking area extending to the east property line and the 6' side
yard setback on the north. A small exception (approximately 75
sq. ft.) to the interior landscape requirement is needed at the
southern end of the northwestern parking row (150 square feet
required). The nonvehicular landscaping requirement is also not
met, as 1,705 square feet are required and only approximately
ITEM # 6
PAGE 3 of 5
800 square feet are provided. The shared drive is 20' wide, and is
to be constructed of a "turf-stone" (grass-crete) product that will
fill in with grass and will give a softer appearance than the normal
asphalt or concrete. Stamped concrete is proposed at the entry
as required by the Streetscape Section of the Subdivision
Ordinance. Although shown to be stamped concrete in the
parking area, the applicant is proposing to use the turf-stone
within the drive aisle and brushed concrete for the actual spaces.
If included in the calculations for landscape area, this will
compensate for the perimeter and interior landscape
deficiencies and will partially make up for the nonvehicular area.
The tree requirements are also not being met. A total of 16 trees
are required and only 10 are provided (eight new, two existing).
The Redbuds will be revised to show a minimum of three-inch
caliper at time of planting, as required per the landscaping
section of the Zoning Ordinance. The applicant has agreed to
upsize some of the provided trees from what are shown to make
up for the area shortage. The three Shumard Oaks are already
proposed to be planted at five-inch caliper, and this is two inches
above the required three inches. It is recommended that the two
Lacebark Elms be increased in size to a five-inch caliper and one
more added in the front yard. This should be an adequate
compromise to offset the quantity of required trees with fewer
larger trees.
Because the parking area extends to the east property line and
cars are not allowed to overhang onto adjacent properties, curb
stops will be mandatory for those parking spaces. Additionally,
this will prevent damage to the existing wood fence recently
constructed with the Old Coppell Townhome project.
A uniform cedar wood fence with a trim cap is proposed to
replace the fence on the north property line and along the south
side of the drive to enclose the rear yard of the south property.
There is an additional fountain/water storage system at the rear of
the building. This will be used to help supply the irrigation system
and will enhance the rear entry of the building.
Staff is very much in favor of this request and applauds the
applicant for the design and the attention to detail given. This is
definitely what was envisioned in the Master Plan and the
subsequent Design Guidelines for Old Coppell. There are only
minor technical issues that remain outstanding. These are listed as
conditions of approval and shouldn't be difficult to address.
ITEM # 6
PAGE 4 of 5
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following
conditions:
1) Revise landscape area calculations to include the proposed square
footage of turf-stone and revise the provided trees to include three 5" cal.
Lacebark Elms, three 3" Redbuds, and three 5" Shumard Oaks.
2) Include PD Conditions Table on Site Plan. This should state:
a. The Turf-stone is proposed to be used to fulfill the interior and perimeter
landscape area deficiencies, and that deficiencies still exist in the
nonvehicular landscape area. (Include required and provided area
calculations for each category).
b. The upsizing of the provided trees is intended to compensate for the
deficiency in number of trees provided. (Include number of required 3"
cal. trees and number of provided trees with sizes).
3) Change the zoning on the property to the north to read "PD-188-H" and to
the west to read "PD-187R2-LI".
4) Include details of the walkway lights and street lamps on the black and
white elevations.
5) Indicate that the fence on the north end is "to be replaced" and that the
one on the east end is "existing".
6) Include curb stops for the parking on the east side of the parking lot.
7) Remove asphalt note from the table on the site plan.
8) Relabel parking area to show turf-stone as the material for the drive and
concrete as the material for the parking spaces.
9) Provide a draft cross/shared parking agreement.
1 0) Include vicinity map on the Site Plan.
11) Remove note on landscape plan regarding the offsite trees on the north
property counting toward this proposal's tree requirement.
12) Provide sufficient grading/drainage information.
13) Ensure utility/drainage plans are prepared by an Engineer.
14)A tree removal permit is required prior to the start of construction.
15) Ensure fire lane is constructed to Engineering standards.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Site Plan
2) Landscape Plan/Tree Survey
3) Elevations
4) Floor Plan
ITEM #6
PAGE5of5
9G-bd'QtttOQZIO^
~~ ;~ ..wo.......ol Il"ddo::l PIO
~ :n ~. ;~
If'- N~ ~~ 0 ".
!] ."~ L ". ~g
2i~r ~d5 ~~
;~~ ~~!
ae~
,OO'GG OO'DG
'" >-
~ ~~
, '" ~;g
i!i_ e"
1l.': c:o
<IIC <II "
"0:> 5~
cc
.J!lE co
~'" ~';
~"
,,-" '!E1ii
E- <II
. ~. "c.~ "i i
.~ ~w ~~ .~ a.
~~ 2!;;~e~
"'E>-Q.
o Q) c g>=ffi
"t '5j i.gll-ti
. < ~~~~~
.s::..s::.c~....
u~ ;; ~:; :: g>
~ g-8"~~
'It .~ B~"~~"~ "
\7 ~~t
"C Q) a.c-.,N"C
11l"C CO I "C ~
~z ~~ ~~ ;.g.
~g ~ gO)"C ID ~
n 3. ;;'iij.,. B,~~:(l
~ ~-5S~~ g~~
.1-,91 , " .-~-g~L..='5
eta.
" ~~~t6~~~~
,.81 ,-
-- - - - - - - - - - -- -- - -- - - --- ," =t.~"30Ll) E
6~ -g.3g:E~~E
'0 :~ 8~.~ ~~;~
,
'. "' -. ~~~ g~.~:s
~ .<
~~~~ ~
a~
~i~~ " :~ ~~~
~"~. l' "
3"
"'
~z
N
,0'8
"
z
0
i=
D-
O:::
OJ u
(f)
w
I- 0
- >-
OJ f-
- 0:::
I w
X D-
o
W 0:::
D-
<(
N
0
0:::
0
~ 4:!~
~ g~ g- g
g~ (fJ Ll) ct
,.... f"o._(O ~ ~
~~~cn~c4:!
.. -5;; ~~ 0 c:T
~~.~t::1ii~;;
>-a."C.!l:~CON
"6 '0 '5 '5 '0 g>~
&&&&&:2"
SS2LSlS'5~
~~~~~~~
. . . . . S 0
ggggg~~
<II
C
o
"'
'"
:;
" '"
~~
0)"
~:;
=c
.s;5
~~
<II "
.~ -g -g
~~c:
~g~
~~~
'"
c:T
<II
o
o
'"
'"
"
3~
Q)~~
~ cT~
Q) <II I!!
8 ~ ~
ON~
:;l!.
" C
:g-a
28
Cl.u.
'E
'" -
~~.m
COBey
"Cf)(fJ
e't:o
>.~.=~
~.l!!..";
0):::1 0)..
> c E co
8H~
""
Ii
"
C
B
en
"
0)
S
'C
""",
~~~
i:~~~
19~"~~
5~2.Q
~H8
.c
"
'"
"
~
'"
r:..: ~
"1 ~
II 0) C
o ~ UJ
o E-g
'" 0'"
~ ~-5
~>.~o
M~:::Ia..
II &~ ~
ct:L.:'S=
~~~g
LLU::!!:...J
:E
~E
.B.~ ~
-" 0>
~m ~
=s a. ~~
..c,g "'0 "C
~:: "~~
~-)( ge
O~ a:: a.
"
'C
*8
".. ~ is
0)..
~ g ~
S N"O
co C'l m
o:s8.
~ ~ e
en UJ Cl.
..0
:E~
0)-
~~
g>8
~~
:> ~
OJ>-
I{'
2*
.8
,N
~~
o~
~ ~ ~~
~~ 5~~~
22
~~
~w
~
i~
l~ 8
J~ ~
~~
~~
"SPH,I,LT
(BASEB(ARING)
SOUTl-l COPPELl ROAD
(60' R.O.W.)
o
z~
~~
~ ~.
~ ~!
--'
rcvEB@ .? ~ <> 'It II
ci~ E
,S~ :E
:;:: () E;;~
'1j 0 o..s~
'"d~. U<l::I{'-
<r:~~ ~jI: ~
~:::: .gjl: ><
Q)C\J ~Q)~g~ ~
'~0'68 ~e"".~(1~
~ 5:i~~~7
o~~ ~ ~~I() ~~
l1j re ~ 2~:!: s;~
~~~8.~~: C1l
63g 8a8~ ~
~
~
.. ~
iN ~
~.
:I;
~:l:S
L:ii~
j!!1:,.
;;;;jig
oil
~=
"
II
:>
..
8
~
111
hE
~
~
;:....
z; "
;: ~ ~
~
, f) ""
ca
.J N
..
N
- , '- .
. ,) ~
!-
I~ )
....
"
1M'
UOI'",lI~
S.LN3r-lno:l A.LI:J tl3d
!. ! ~l -,
I' '.. · . 1 ~ :
.. " '/,! I I , . j ,
ll!l~l ill, t ~ j ! i i. t
~;;::j.i'll, ~ ~9 !' ~ 0: Il" ~ ~::t Q
i,f.!l! 1 J j
II l l ,
Ybl,='_
1IlBQ ON dSl
VI ~OlHd
lOi6ZlO~ W LOOl:'l.OO
V .o~..l
ow 1M'
'l' "'"
'F 1>fo'
VI 1M'
a ~ ~
~ i i
Ih
~ ~ I ~ ~
~~ =;;= ~/
~ . .
~ ti .... l ~ ~
i... ~ ~ I. ~ ~
f~ .~ ~ i5
,,~ r ,
~ .
:1II:J
:"ONCfOr
"'ilia
:.,.os
"" .....-
:.{q peJPelO
""""""
oa
SVX3!'1'3ddO~
Z 'U.I0o'~~:a~~'~'r
'SHSav N
A3^llnS 33llJ. '8 NV'd 3dv~saNV'
~ ...
j I
U) ....
-$~~l
~
~
~)th n
-1
~
~ ~
~ ~
L .; .; ~ ~ )- ~
i;;~ ~ II
i ~ ~ ~
~ ~ p
:. I ~ ~
~ ~ ~ d
:~~.~ --
~ ~; ill q.:~
itl j;! ~ in.!
ni1ii Ii! gl!n;i
n~ H >>~ I ~ ~ n-
lq~ ~nn~ ~:~.i ui~
~~; ~~~g~i5 ~~~~ ~~~~
fI is ~ E' l: ., A. iI Ii i- i-
I~~ ~~=~~~ '
\>
r_
Ii"
-l_rJ
~ !! !
~ h B LIII Ii
\ ~ ~ ~ 'ihh ~ I ~
~ ~ !~:i~lm ~ ~
--1
~ <(
~ tu
~ Cl
I ~ mm~mh
I ~ ~ ~ 1!!mm!!!
I m I
I ~
-z
i 8
~ i
~ r
~ .
o
.
~
~
~
~~
Z~
~~
H
~ H
'I t ~
~a
.!!!
i
~ v
6
0 ~~~
B
~ 'llll g
~ - -
~ln t
~ci~ ~ ~
bj!! ~
li i ~':'~,~, !
!:if f
r f "
OIl" ~~ ~ 'i'~~. ~.
~. ~~ . 'n
~-;;ff
~~~ f ~~:r:r ~.
,
~ 2aS::! 3 U33 c
t iH ~
~ . _,"IO)/rl
Wiin.
~
~
5
I ~
IU
!
ilL
h
~L
~ g II
· ~L
,) . ~
~ Ua
~ g ~~~
--'
~ n /di
. !~ ~
~ i~ ~
Uh i
~
~ ~
~ IH'
I ~!~~ ~
~h~ ~
~ : . . . t~
I ~ ~ ~hS
o ~~I~ ~
'5 5)
t _
f" ~:
i. ) .~'_
~.. :~ N.
~'" L.
-~ ~.
." '.j 0
.~
IiiIIIf.
.
!$ ~ ~
~j! 9 a
!~d ~
@~~ ~ ~
~~~ , ~
~"2 ~ s'
~~:J, ~
~~:,I ~
li~~ -s ~
m ~~ ~ ~
h~ ~i ~ ~
..~ ~d !
~.~ r, ~ '
~h ~~ ~~ ~
11I1&1 Illr f~ Q
h~ ~~ ~~ ~
rVt >~ zS ~
~~i! t Eg .
\1-, Cl:I~ t
~!2 ~~ i~ ~
P ~t ~~ ~
di e~ ~~! i
~~'~ ~~ ~ ~
~~~3.d .
~~~..
o_.~
:.~..
..., u!'"
o~~~. ~~b.
~~~:~ ~~~:~
!IIII C'
.-
IIII I! ~~
I z
.,." 0
"
<{
~
w
"
z
9
5
'"
:[
. l-
...... 0:
0
Z
z
o
~
w
"
z
9
~
I-
~
I
I
t~_.--ll
8
-J
~
~--~~
f_._
~--
ci~ .5
.s:~ :;:
~() E:;~
"0 0 0.E~
'"d.....--l. CJ III t'-
<t:CO"E ..c:;~ fII
~ ~~ ~
Q)N ~Cll~gE-< ~
U 08'"0;2 tiG'lI'..n
~~ut!2 ~ ,5 i~
'"- ~ fII! 1:~7
O~O~N oj:!:
Ul Q) e ~ Nt'-
Cd f-o 0 _ t'- I
N(fJ~~~ ~:~
2o~ g:'m ~ 5;<
o~Cii8a ~5:~
c'
~~
~:
>-
c:
Q)~
aE
;!U58
Q)~~:g ~
6~:ECD~g
~;tu~E~
.g>~i1ioo:CfD
.3 'm-~~~ ~
g~~k5~c
"".QC:iOl'l~
~8~~3~
"
o
u.
z
o
"
~
w
w
o
z
ll'
~
~
..
II
.
CN
!l!z..
oa...
1=".
cw..
i!:""
::sz"
.,cC'
,,~~
!!ig
~!!iiI
~~=
"
.
:>
II
:l
..
~
i n ~
2
o
~
> .
;; .. ~
~ ~ ~ g
ow
~ ~
\:.
(..;,
of.
..f;,
r. )
;..
-;,:-,
'0;
.~
~~-
.;
lIO!:
o
o
cD
~
~ ::
.2 -g
8.'=G
"'.ll ~
E,-, 0
'C 0=
~8~
o
::
..;
.E
uf
c:
E 0
" ~
"'5 cO
~ ~
!5 ..
'" "
Cl. "
iti 6
:;.'=u
~.ll ~
'5;';:0
g>~~ffi
= :;u~
'Cij
a::
~
~"
0.=
~3:
aiai
~I!!
..-8
" c:
,,0<:
" ..
o 11>
..cu:;
.ll ~]
i.: 0:3
~ffi~
.u~::;
"
~
"
c:
~
"
Q)
c;,
c:
,~~
EE
8.2
"E
ai~>.
~Cl.",
c:~
oel
":;I Q)
~~E
11~J}
'S-g ~
~eo
::;cou
;,;
11>
c;,
c:
:E
(/)
en U)C?
~ g~
'* "8cY')
E Q:!;
"C g>>=a
~ :cOO
I!! '5 :g
o co '"
8 ,~~~
g>> ~ ~::-
~ ~ ~~
~ 8.'5,-,
Q) E cO
8. [3 ~8
o
Q:
>-
c:
~[
oE
~U58
~al-ll "'
~~~ ~g-
;u;u~~~
%!a;oo:cfD
Q) '~~~~ ~
C~CUi...:5c
.9i...:'SQ)~Q)
(I.).QcmNe
i8~~.9cf
11>
...J
ili
c:
.9
(/)
ci~ -E
,g~ :E
+oJ () E"5~
i1 0 8~~
'"'005.-0 .c:- III
<: ~ 1j. ~
Q)C\1~iOl~g~ ~
C,) g.8]~ bi!:~
~~~ ~ a~'E ~~
C+-I :i fIl'f:-C")~
O~O~::;"'Olri~r:
cO :~5-g~S;~
N CI)~~~~"'QjS;
O+oJvg;'~c~~;(
8365 8a8 ~ if~
'.
i~
,
~
" i
~ ~
.. ~
.'
h~~~ ~~~~~
z
, ~
~ ~
> z
~ c
~
c c
~ ~
~
w w
~ ~
~ ~
~w
~ ~ <(
!
: ~
eN ~
la=
5111~
it!i!9
jjjCc
"~ll:
~~9
~5~;
~ "
~ .
i:i :l
r ..
. "
If w t:
u , .
~d
..
..
o
~
I nj
~
!~-'
>-
c:
Cll
Ille.
lSE
;!ti58
Q)~~:g =:
B ~~CD ~g
t/) ~u ~ E~
.g~e1iit5~
~'m-ii~c:s
"::';CUt,;oc
g"'SQ)=:B
;: 0 em ~ .....
~8~~~cf
:::>
o
u.
'-lM
O!
~'
, )
;..
-~~
~'
.~
:;T
.j
-.:
U
.E
o
o
00
~
Q; ':
.2 "C
E 5
8 ,Hi
"'~ ~
E" 0
'C 0:=
-ceo
gU-
~
<Ii
c:
E
:::>
'0
U
'-'
!E
'-'
Cll
a.
o
~
00
~
'It
'"
'0
:::>
~.c<3
~~ ~
'5~g
i:Dfficsm
oS ::i:u-
'0;
cr:
'"
Q)
0>
c:
.~~
EE
8.2
",E
~~ i;'
~c:Cl
..08 Q)
~em
fi8 al
Cll..
'S-g15
fij~'O
::i:IllU
'"
~
~'O
o.~
~~
, c:
'9~
~Ill
'It '0
~~
5 Qi
.c[j~
~ ~~
~~~
.8~::i:
~ ~
1> 0>
'0 c:
~ ~
'"
"'<i:
g~
e~
0._
~"5.
:0'"
=ro
:::>c:
IllCll
cna.~
.S ....Jce
~ ~~":"
:2 Q) ~..c
.S ~ ~~
,C &,,,:;,,
~ E cO
8. 8 ~8
e
a.
>-
c:
Cll
Q)e.
.q-B5
~C/lu
~~:g =:
~~co ~i
:u:8~~8
(I),.-:cco
.~~ ~u 8,
Q)<<lt)3:cS
g ~~]g B
~~~:ggQ)
.g'()~O....Ja..
~
Q;
c:
o
il5
in
(ij
'c:
Q)
tii
E
'0
c:
Cll
'"
o
'8
.1
Ii
T.._
I--
i
~. . I~
1- l- .
I~-
'"
~-
~--r
T
t, )
~
C)~
- Q'
N
s:f< .!l
~~ ~
:a] III
~1Il'l! 11-
Q)C\21."li! I
SOdg~ ::lri
o_i!ll..~
lIS g~!E~
~Jj~ Ji)" ~E
50Si ast f~
,I lol!
I -I;
~zli
i ..c"
1IllC
0..11:
.. 9ill
ra ~ ..~~ I n I
ft i i i I~ i i
("
0.:'
.u~
"
~
0..
...J
UJ
M, >
UJ
...J
Cl
Z
o
t.>
UJ
en
~
I
,~~~
~ ~~ ~~-
N M
~ - ..
~I Il~l ' ._bJv1~
eM" =:I' r ~lw::~- = ~-f' ~
"': ~ I.' 1"1 f I i I!I; zfi-lr~:~ ,;, ,i I
H . .1 r "I 1 ' ; i .' lC; ~ h 1
" ,9' 0 : ,~, 1. U . Llr: 'I f'~' -' -! ! z
,_, . 1"'- : ,. . T,-t!Ii=L'~i; 'ft,w;'- UIlo l~ ~
----<--- ~L.J l I I.i.. ~, 1Y'lb~I':.l' i' Q';' ,- ~
~rl I ~~"l:!,i, y. . II ..[;
~ ~ j...- /FT11 T ~ '" io --i ~
X/I \ \');1 t I ~ L- I. '"
II ,rll ! I !.L,-j ; : ]
:0 '" ~ \ '.J,:,
I c
II
" L
r h
r-~LL~ 1,1'1 I
--
~-~ .~~tt=J