Loading...
Ordinance 13-S-37 - PDD Rhine Valley SubdivisionORDINANCE NO. 13-5-37 AN ORDINANCE BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS AMENDING THE OFFICIAL ZONING MAP ORDINANCE NO, I1-S-15 BY REZONING APPROXIMATELY 137.51 ACRES OF LAND FROM PREDEVELOPMENT (PRE) 4.34E ACRES, RESIDENTIAL AGRICULTURE (RA) 9.89 ACRES AND PLANNED DEVELOPMENT DISTRICT (PDD) 123.28E ACRES TO PLANNED DEVELOPMENT DISTRICT (PDD). THE PROPERTY IS MORE SPECIFICALLY DESCRIBED AS A PORTION OF THE MILES S. BENNETT SURVEY NO. 75, ABSTRACT NO. 61, COUNTY BLOCK SD59, AND THE WILLIAM BRACKEN SURVEY NO. 7~, ABSTRACT 43, COUNTY BLOCK 5056; BEXAR COUNTY, TEXAS GENERALLY LOCATED EAST OF THE INTERSECTION OF FM 1518 AND LOWER SEGUIN ROAD; AND OTHER MATTERS IN CONNECTION THEREWITH AND PROVIDING AN EFFECTIVE DATE. WHEREAS, The property owner is requesting to rezone approximately 137.51 acres of land described in the Exhibit A and B attached hereto and incorporated herein by reference (hereinafter, the "Property"}. WHEREAS, all required notices have been provided; WHEREAS, on August 14, 213, the PIanning and Zoning Commission conducted a public hearing and thereafter reconunended approval of the request for a zone change to Planned Development District (PDD) in accordance with the Planned Development District Design Standards attached as Exhibit__C (the "Original Design ,Standards"~ WHEREAS; on September 3, 2Q13, the City Council conducted a public hearing and dete~•rnined that this request is in the interest of the public safety, health, and welfare; BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS: THAT; Section 1. Subject to Section 4 below, the Property as spawn in Exhibit A and B is hereby zoned Planned Development District (PDD) known as the Rhine Valley Subdivision. Section 2. The Official Zoning Map (Ordinance No. 11-5-15) of the City of Schertz described and referred to in Article 2 of the Unified Development Code shall be changed to reflect the above zoning amendment. ©rdinance 13-5-37 Rhine VaEley S~ibdivision -- - _.. Ins ._ i ..,,,,. .. %._ : _ ~ _ ~ : .;~~. _ II a. ~yy ~ ~ Ili l ~ t ~ ~ f 1`.. ~ _ Y' s A. . 1 _ l ,, i : _ - .- - - - - ~,~_.i ^ G; Y ~ , ,~~ _ .. 2 . .. .I t d ~~ nom... ~...,..~ :~~: ,.~ a ~ . `~,~~~ a ,. .. ~ I ~ ~ 1> 'iz- _ '1 - . _, t_ ~~_ W~ - ifs 11 e _ ~ ~-. ~ ~i _t ! -- ~~ ~ ~~ ;~~~ - ~, . ' ., .. .._ ~.~. ~ a ~~~i . ~~~ ~! ~ _ .. r i'~ - - -~i ---~----- -- _......~. J _. .. ~~ ~'~ ~ ~ _ ~_ ~~ _.i~~~~ ~ " ~~ ~a ads; ~' _ ~ -- _ ~i~ ~ ~ _ ~_ ~~ ~ ~ ~ ~i ~ ~ _ _ ' -- ~~, . ~~ ... _ _ _. ~ _ - ~, ~~ y r ^ ~ ~.~ _ ~. ~~. ~~~:, ~~~ _ ~ _ ~_ ,._ ~ ~ ~:.. ~ a ,~ ~ - - ~_ ~~ . ~~ ~~ ~~ . s `s e _ ~ _ _ ~ R ~ S a _ , ~ _ p~ ~ ~i I a in ~ so ~=z. w>os.s~ ~ ~ ' M a `.~/ -. __ _ - l 9 s W! °~ _ - - - c€ € a 2~ c -' £ °2 _ nj ~T ,SZZ r r.~r _. n I -- f-'i '~: _-l j~ ~. I i 's - _ . . s~„~~m, ~ z~g,_ ~' `-' ~ g e TITLE SURVEY CF ~,` A13~51 ACRES OFUND INTHE CITY OF SCHERTZ Bd/+R COJVTY _ TE;lt 0', OF TriE SOIL 55. 6ENNF`TSUP.VEY'VO IS ABSTRACT NO o', DGUATV B.C K50 ', !-'F.'ULIN.N _. - DIAJI,R/~Y NO. 66 ABS~I'A':TNO.1d]COUNTI'CLOCIC SC~9AND Th'C NLLI4~. BFpCh_JS.iRVc 1'NO. ]4. ABS J,Ci-IJO. X43 I,h 1 8_OLK -56 6EXPACOJ4TY T XAS ,CfJD SO EEf G OUf OFA ~39.9Q3ACRE \ it ~v TR4L7 JESICNAi O A TRACT I DESCRfCED V D' O RECORD D l4 /U UME 3 °, PFGE f X34 OF THE A ncrir~a ~a~~r arm nc nc acrAa ~rir in-v c<n_ ~. ~i - ~_ a ' I o u j g g a c ~ ~/ _~ 1` _ •+ ?~ F`. z ~' ~B ~Ifll 1~ ~f T 1~iII~S Y~J~LEY Exhibit RHIN$ Y~iL~I.~EY I f ant ~t~ !® ~r~~r~l ................................e®®....................a..........®.,.........®............,®....®..®..®........ . ir~tr~~~ti® ..................................................:........................................................1 F3. r~it~~t~rl ~~ntr®I a~mitt~~ ........................................................................... ~. iee~vl~ ~ i°lik ~r~ ik~ Triis ~~~ti~r~ 1.14.~ ........................................1 i9t. _:~_ ~r~~ to the Ind ~~I ~r~t i~trit ( ~.®...®e.....®....®..®.......1 ®~ hii~ "A9° ®~~rli F'I~r~- 'rr~c~~e r r~ ~~ m ~~r~ti~r~ C~r~~p~ xhii~ „ " - F'I~nd C~e~~lc~rnr~~ istri~t ~~tr ~'I exhibit ",„ m ~~~~ aid ~ur~d i=xhiit ~'" - ~rv~y . t'd'~evel~opm ~i ~ ~i ~~ pay ~i ~"~ thrs ~-rritten reques't~ ~~fal>l~ip~ ~` ' dew ~~I ~~~~ ~~'a~nting ~irdinance, it is hereby requesteet. l~~DD artcif' ~~_~ can~rrr~ur~llty ~1~arriE is "Rhin ", TFte origination of F2hine ~`[t~y 'is ins recognition of the tint German f=amilies that settled this area in 1843. it is 'believed tha~# these families came frort the Alsatian region, ar~d more: sped#icalt~y tt~e lover Rhine ~r, Thence, t#~ ~n~ Upon the ap~provat artd adoption a# t ,dew PDQ !~y Cc~~tiei! resdu~i~ ~ existr-g F?ride RoclC. Ra~oh Subdivision Pl~i~ ~ui:l~ ~e vacated and the granttr~ OfdNi~La~°i1L'e ~resal~Cton ~i1~G! ~ _~'"'! ~--~`-37~a ~Pr~~'' ~~~ ~~, 2'~.'111~ tip ,~er~de~d~ rr ~~~I ~ier~ ~~r~~ed 'Dev~ioprrte~ ~~de (Qrd'i~noe 1 ~--~~ ~s a~ernc~ecli wig' gove~ developnrient of the- p.rope`rty, ex~capt for the foltowinc~ statements:. ~levetopment vvitt~im.the eubfect property is subjec# to general development: pt review and approval by tfie City' Coun,ei~l. Such genera! ~developr~.ent plan cerrew ~, to ensure r~ance with the guidelines required min arrd~~ the goals arty ~edtiu~~ ~~~ ~ ' Schert~:. Corrtpreherlsive t'l~n~,v -r~ p<.%~pase this Ira ~,: evetoprne ~istr~ a~to~rv ~+exbiilt Ipla~ning, design and developmment s#an~iards in~ e~cGhar greal~er land vat~ee end amenities, sash as enhanced' parkland and open space, preservation ~oi` natural resources,.. pedestrian friendly envuronment, ~d deviation from the typical traffic patterns,. This Master F'1an hi~htights several signi~ica_nt land development Fmk©vemerits including the extensio ofi Ray Corbett give,; a sixty (60~ f colt'ector; ~rpgrading a portion of ~,Lovuer Sequin Road, also a sixty {'6Q cc~llectar as per the amended i1Jl . 'SlZOroughfare plan, .Also, t11e inctusi th~rfy-#our plus acres (34.2 a~q ~# open space and partc~ tads, ~~a imp,rovemernt$x l~rencit pedesf~ ~'cdulations° inciuriingr~ hi~k_e a~rtict bitce traits,, and t~ ~ ~ ~y P ~ ~v~~~ ~~t is `~t J 2013 r t I. r Sri i i~l ® tl r i i 1. r~ an ~ r~~ fare Ian ® hip \/~Cl~y is i~t~r~~d t~ irr~plrr~~r~t the pt~li~i~~ t~ ~bj~cti~~~ c~~t~in~d in the ~ity'~ ~c~r~pr~h~~si~r ~.ra Plan, 2 e ~ ~~ Ply ~d ~v~l® ~~ tst~i Jry 203 aster Th~r~ughfre I~Ir~, ~d the jar/ ir~~r Th~r~uhfare reap. III. i ~ ° ~®~ ti Where are ~ircrr~tar~~e, dtae t~ property ~c~r~strair~t~ ar external fct~r~, v~rhich d~ ~~t al~vay~ ~upp~rt the r~etie~ that ~~e size fits all e~peeial9y ire applying zt~r~ir~g c~de~ ar~d ~~adi~i~ier~ re~slaties ~ ~~ch relates to preperty de~eleprt~er~t. i ~ it i i t i ri t r t ti . } ~ i i ~ r t~ °t . a ill Icats developed for residential ptarpc~ses shall ~c~rrrply with the i~i~m setbacks and rr~axir~€arr~ height ar~d irr~per>rie~s ~t~verage regirerr~er~ts established by Table rye cif this . `~ a itinai tan ar 3 o portion of main or primary ~tr~otr~ ora ~ r~si~r~tial loft rr~ay h looatod any clo~~r to are lot li~~ or to the ~tret right-of-vvay li~~ than i~ aratoriz~d in ~aEo r~~. rho front yard ~taok shall b rr~~asur~d from tho property lire to the frost faoo of the r~air~ or primary building. to I~ r~ ~a ~t are ~rra~r ~a °~ ~ ~ ~ ~ I~ ~ s;~ .~a ~j~l~ ~ ~ ~ ~ ~ o 0 0 ~ tC'J LH3 t,{) ~~ ~ ~ ~ ~ ~ era ors u~ X ~ ~ ~ I~~ i N N (\f -_~1 a , ~' ~~ ~o®Io ~--' .~ ~ c~ cv ~ cv ~?it~ ~ 4, ~ i ~5 i.> I ~ ~ ~..~~~~~ -_ i ~ iffi ~= p~c~c°~o ,'e} tL i- 'd° -x ~: ~ ~ '~ C3 C1 i7 I ~ N CV N .~I 03e--ter L (13 ' ~G~,~ ~ ~ ~ i~~ ~~~ .~ k-- j ~ ~ ~ i ~ ~ ® d (]} ~ ~ ~ ~ ~ ~ ti ~---~ o ~~ ~~ ~~ ~ cv ~ ~ ~ ~ ~ ~ ~ ~ ~ u~ ~ ~ ~ ~ Uua~ncn Qy~r'soo -~~`nc9 ~ u_ ~ ti ~ ~ C/1 c~ fn Y CJ L a~ n~ (6 ti) ,--. ~- e~ e~ C~ D3 c3 C`? CG .~ C6 c!a #fl Q C} a~ t~s CJ 4,3 UJ a~ ~ ~ ~ ~ ~ ~ 4? c~ ~ ~-- ~ 43 ~ ~ .~ ~ ~ ~ ~ ..~ ,~, tCS C? ~ ~ ~ ~ ~ ~.~ ~ ..~ ~ u ~ ~ ~ ~ ~ ~ ~ ,U) ~ ~ ~ °- ~ t~3 _ - ~ ~ ~ f~ ff9 Qy ~ - ~ ~ ~ ~ ~ ~ ~ ~ ~ 4} .~ ~ _~~ ~ ~i cap ~ ~ ~ ~uu sn 4) ~ `g3 -~, ,,~ ~ t1J ~ ~ ~ ~ ~ ~_ ~ ~ ~ ~ ~ ~ C} ~ ~ ~ ~ ~ C~ ~ ~ ~ ~ w C _ ~ ~ ~ ~ ~ ~ Cty d} ~ ~~~. ~~ ~~~ d 4- ~ ~1 ~ _~ u ® °i ~ ~ -~ ~ ~ ®.~° . cam ara ~ cis .~' L ~ ~ ~ ~ ~ ~ ~ ~ ® ~ +~ ~ ~ ~ ~ ~ ~ _ ~ ~ Pr, °~"~~y F~ e ~~el®~p ~~t is#~i~t ~c~ _ " 21)12 . I I i tri~t c I . i I ( rll . ~i tl fi .1 ® r i ~t r r t~ ~ ~a ~y Ply. ~ ~v~ra e~ istri~t ~~~ ~~° 202 i This prepesed de~elapr~ent ct~nfarr~s to the c~prehensi~e Land flan fer carerly and unified de~elepr~ent of streets, utilities; neighbenc~e design, and public land and facilities. ® ~i s m } Let sizes and dimensit~ns will cenfc~rm to the minimum reuirernents recognized in Table one of this P~ In addition, the fc~llc~wing requirernents will apply to this P~: ® i ~i } For all new residential buildings excluding multifa~tily structures, the total exterior surface area of the structure, excluding de®rs, winders, and reefs shall e constructed ®f a rr~inin7um eighty percent {®!0) rr~ascrnry, asenry rr°iaterial shall be defined as that ferrn of exterior cc~nstructic~n material consisting cf brick; stone, r ® ~ ~y t~ ~ ~~~ ~t zs '~t e~~ e~ stu~cc~, nrn~tati~~s fih~rnard9 split fare ~~ncrte r~as~nry ~nits9 nc~n~r~t~ anit agrgat~ finish, and fa~a st~n~ ~r brisk. ® r L i ti i ~r i~ ~i 1 e a i® i i ivi i ~ ~~ ~ _ i 1 m1. Thy pr®~isinns ~f this s~tican shall only apply t entry signs that identify the residential d~v~l~prr~nt ass~~iat~d with this e ai ~i t ui~isic~n entry signs shall be rnc~n~rr~ent type signs and shall have a rnaxirr~urr~ height cif feet. ~ ~t1ey I' ~ ~~a eat is °~t ~~ ~~r 202 axi u r~ The r~axirnt~rr~ area ®f s~bdivisien entry sign shall net exceed thirty®tv~e {32} square feet per sign face and ray censist cif surface with lettering and text er }~st lettering cr text. . is rat f i r~ sradivisien entry sign{s} n"iay e It~cated at each entrance irate the s~abdivisi~n can eras car bath sides t~f the street entrance tar in the rr~edian as apprc~~red by the irectc~r of ~~blic tlVerks. iiE~ ntr are . e~ii u rya signs shall nct exceed thirty-tire (3} square feet. a ai iii t signs shall nit exceed eight {} feet in height. to ~r i r~ t`~ne {~} sign per entry, otvhether a primary er secenary entrance, fer the residential de~ael~apr~ent, net to exceed a fatal of three (3} signs. o uratiar~ e~elapr~nent signs maybe installed t any time after apprc~~al and recc~ratien of the phase eras plat. T~uue develc~rrjent sighs are permitted fer the cer~rr~~nity fc~r a d~ratien of four {A~} years. If the cerrtm~nity is net at ®/~ build-eat at the end of fear years, then the signs rrtay stay installed :; ~ ~~ P1a ~ ~~%~I eat ~st~°i ~~e ~~ 1 fir ~ fifth ~} year. Il~ t i ti ® i I i i it i t~ir~ ant a i ~n ik "rile Illy t v I i trit } ~~ ~ ~~ ~~'~, +- ~....®\ .Y/~~ O ~ 1 10 N _ IJ U I 4' Y' ~Wy ~ M w a f ~ ~ I ~; \1 [ p I W 111 0 fl ({ 1 \~) 1 ~'U 1~ ~ __-- ~' ~ _.-. af6A ti' t---- ~ ti ~~~i J - U ~ m W ~ 21 (ij . ~ ~ _ D ~`,u zl~ ~ e ¢~~i a r~mk 5 ~~ i w >~ w~ W O ~, U ~~ w a~t ~ , r O $m Oc~ ~ z~a ~ c o ~ of o ¢ ~ ` U p Q °~ ~ ~ I q ezl K~ 1, , J ¢~ Zz ¢' ~~ D IL alp Z(J NNF U ' _~ ~ h w ~ Q LL ®®aa ~>LlD ~°e F. D z O c~ I pm~~a' ~ !,.UMW ILL I ~f ~ `W ~2Jm W 1 ~ z¢D~w fd3 '~ ~¢a nA U v sll,6 ~ a>P~" az ~~O ¢s (9 D 1 ~ [~ I~¢¢xn(~ ~O Q D ~ 2N LLIZ 4LLW WI-O p~ t 111 ~ ~o ~la~a~'o ~~ w ~~ jo .woo c z p/~ ~ tX ~~.w ~pOUS ~ g c ~ ~ ~ o F - E d ro J ~ ~p~ F x w zz N w u~ ~ ~~ h_~ ~e ~ >~ n ui ~ ~i ~+, N' `° I" Rm ~3:n f'tQiV 1 OG .- ,v r, .r ~1 w3 ~FUo ` ~ rc ¢ut fC'dOL L.- 'amyl -iolJ _ iV _. .. __ 1 ~ \ 1 i ~ ~ $3 1N3W35V3?13M3SANtll UIYS'!SIX3 -- _.. - --_. ,21'.QL~1 ~.~9£,LI;..OC S' ..-..-. +, - ,bZ'£OAL 3~.9£30.,OS S_-- (S IV C h o a o ~ ~~ ~ ~ n n ~+ +. m n m may' \ N 3a9 NN ` oR ~ -MO ultillV ~_ \ _ ' de ~J} ~ m. n Z2o. ~ \ry VO] ~m ~~ e Y ~ OIL ._ m u ~ ~ ~ z ~ ~ ~ ^ jz~= s - - y ~ = ~._ ~~~ _ ~4:. m I ~i - m .. ° ~ m Y B R _,A n .~ L GAL ST _ _ ~_ _ ~~ ~~: ~~~ m n h ~ UHF - _ ~ \. I. 7/ < ~ ~ ' _ ~ ~ ~,~ a i f m ~t r_ t i .:~ L, ~ ~a~ 2 P~ .~- `.\ 11`1 -yV;. ~°~8 ti ~ ~ o.I``p`' ~ e s $,u ~~s ~ o~~"' X ~~d ., ~ c ~ _ ~® ;, ~ ~ _ ~ >"®~ ~ ~ a rye / I z no e aq~ ~~~ ~ - i ~ d-3g "a ,~ ~1 ~ / A'' ~h~- aoi~~noo ~o _ ~ c F 6 t°. I eoo~ ~ ~~~ 2~ w ~ E:~ _ a _ ei~o a e ~, ,,. ~ a~ ~ _ ~ ~ ~ ~ 5 ~ ,CFO e e e e e e e ~e .80' 951M .Ob.EL,.O£N ~Y \ -, -~ .®~' ~_\~%, i` ,'~2P -_ Q W k ~ W i~ ~ ~ ti W ; m~ o ~~ tip w w n zl.~ ¢ ~, ~ w ~~ ~ ~i ~ u~o ~ f \ i 1 ~~ ~ ' ~ w~_ ;u o ' ~r~'~, ~ ~ 1 ~ae~ ~~ ~. ~ `P~1 ~0 ~ i i / 4 / ee `~ _~ 00 ,~ i a ? r~ f7 ~ - ~ f nl 3 6 I tl - 1 1~ f ~~ A 0 9~ ~ ~~ WU VR F i~ ~ O Up ti W W ~ S ~ ~ uu~~ LL~- ~ O , '~.~ i 4 BY n UrnQN , U1' aw `~s~ ,~az~ ~ ~. ~wa ~° LLp U:_ oLLo O' O -O° ~ O~ . O~z W W2 1 1 Q C'1 R'p y '' ,., ¢ ~ 1 ' ~ ~ ' S2C R 3 ~ , c a ~s p ~ i ~-=. .Y _' zl',= ~~'' ~~ ~ ~ helm a.-1 w M W dE - - ~ -- _ .aoaci. ~ ~.zs.t,epoes w h c~ ~c - ~ i UN ~ t _ I1 _ _} _ , . . .. _ ~_. i _ v L Q _ ~ O ,.Y ~ > W c ` i € . ~~.. '. m ~ d ~ U 0 O n ~ ~ ro ~ ~ ~ w^ ~ ^ ~ ~ 0.O o T p W '~ o m L 4 ' j K ~n rUn ~2 l w `~ ~~ i w F ~e a~~ ~~ ._ i Z o i u '~'~¢ O > m -.J J U o~Q V F ~ III ~.e1 `~ _ ^coW w~ ~~; M i ~o~~ ~~~ U¢ ~ ~°d °> [Y~~ . d ~ hp~ i _, W _ _ ZU ~ ~~ li d'. n WLLI - ~. 3~ ,. ~ ~ ~ ..' O N gy ti LL ~ zo :3K<i ; m ~~ v yO~U K.~ i 7 m~ R 3 y m U ~ ~ ' z ~ N W ~ 5 rU 4 > $ > Z u a a N } ~ a J' J '~UZ ~ o 1 O ~ TWO ~ O ~ _I om L Z IF ~ W p~ ~ ~ J ~ e~` 0 ~- a p ~ 5 4 ° n ~ - a ~ ~ , _ ,9b 1491 M.~dZV1oCEN _- _ n _-, _ r - - - _ „~„ ~ _ , k ~ ~ I; c o ~ z o°' v v Hy J t ~ ',~ '° °`' M ~~szs ~ ~ ~o«e~~ .~ gyn. u ~a ~ ~ y~ ! 2 Umq¢ ° 4 ~ --- N ~ ~ ~, ~ J , V - ~ ~ a Q a ' ~ ° ~ o ~ ° O W v ~ = 1 € •5fi"EOL M ~~bZ,b0a0 N -~ V h p ~ W gy m ' O} T j ~ N ILL O ~ l ~0 a M1 F ~j ~ J~O~ b ~e ~ ~ ~ a. ~ ~ w O z 4 wzR I w~ ry '~ ~,- ~ >~ ~ ny ~ awm - ~w ~ m~c~ ., ~~~-~ ~ °.zw ~~ ~O / ~mn ~~ ~ y, ~d ' „' ~ ~Q ~>M / N W~- ~ ~ ,~ re .~ ~ ` ~ g O'Z99G M.O b.EboOl'N ~ - i U~ O c I ~- ' O IIftI 3 Z r J~ ~ L'' ` ' i ~ Y~_• ~' j 4 L~ IKI ~ I u I I '~' ~ ~~0 ~~ p 'S~~y~ 'w y~ o ~. 4 ~ ~a ~ e e 0 ~ ~~~~~~~ G~~ ~~ P~~ pP Q~~Q >' yh~ci a~n , a a G~~et~ ~~ D p~~ \ i C/P ~~. ~~~ 0 c~ i z W m O ti o O a a s. ~~I ~,. ~, ~ ~_I ~. '~:. . ~ u~~ ~_. _ .- ~~ ~ ~ _. °,. _ _-~ ,~ ~~ '~~ . ~ ~! ~~~ ~ ' ~~ -- .- y e .+. ,- _ ~'~ ~ ~ ~. - ., _b ~_ - ~. N '~~ '~ _ ~ ~ d~"~S~'.. . _ _ ~ ~ _ ~~-~ ..' ~ e . "' ., __, _ .. _ ~_ . . ~~ + .~~, ~, . ~ . i _ - `~. .. .,_ ~ _ _._ ~~~ ,~ ~ ~ _ '- ~' ~ .. -~ .__ ~~.. ~~ ;rte ~ ~_ `~'. .i~ - ~~~ ~ _ _ I~apS ___ ~ G~ G~ . ,..i N 4~ C~ .~ 0 4~ 4~ • ~~ ~~ n~ a~ c~ c~ .~ .,~ 0 Q c~ 0 c~ 0 a~ a~ c~ a~ a~ a~ c~ 0 .~ 0 a~ 0 0 ~ c~ ~ ~ c~ o ~ ~ ~ ~ ~ ~ y ~ o y ~ ~ '~ ~ . ~ o a ~ ~ ~ ~ ~ ~ o ~ o .~ ~; ~ ~ ~ ~ ~ ~ ~ ~ o ~ ~~ ~ ~ ~ ~ ~ ~' ~ o ~ ~ ~ ° ~, ~ ~~, a ~ ~ w ~ ~ ~ ~ ~ ~' ~ ~ ~ ~ o o ~ ~~ ~ W ~ ~ ~ ~ ~ ~° ~ ~ .o x ~ o ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ o o ~ ~, ~ o o ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ o ~ ~ ~ ~ ~ ~ ~ O ~ ~ ~ ~ ~ ~ ~ ~ ~ N O o ~ ~ . ~~ .~ x 0 0 .~ x C~ • ,~~ C~ C~ • . ,.~ C~ . ,.~ . ,.~ • ,~~ 0 U • .~ C~ C~ • ,~~ • ,~~ .~ C~ .~ C~ .~ C~ . ,.~ • C~ C~ C~ .~ . ,.~ .~ C~ .~ • ,~~ C~ C~ • • ,~~ . ,.~ ~~ ~~ .~ x 0 0 .~ 0 ~~ .~ n~ n~~ . ,.~ C~ 4~ C~ r1 C~ lam- ~ ~ ~ ~ ~ ~ .. ~ ~ ~ .. ~ U G U ~ C~ ~ C~ ~ U~ O O O N N ~ ~- l~- l~- O G~V O G~V ~~ O . ,.~ O O . ,.~ ..i a~ ~ ~ n G~ U U C~ C~ . ,.~ . ,.~ O O . ,.~ O U ..I V ~ _ •~ ~ ~ ~ a ~ ~ ,~ ~ 'I~ ~ ~ ~ ~ ~~ ~~ N .~ a~ Q c~ F'~~ C~ ail,, ~~If~ ;; ~'~ ~; I ~l `~N-- ~~l~~_ ; 1 1 I ^1111111 + 6 ~~ 1 1 • 1 _- _ 11 1 1 1 1 1 I e 1 ' 1 1 1 1 1 11 ` 11 i 1 1 1 1 1 I ~~ 1 I 1 ~1~ ~1 ~~ 1 1 1 M1 ~ _ •1 1 ~ , ,1..111 ~ ! `,I ~ ~ 11 _ Ir- r .. 1 ~- - I I I y 11 111 f 1 r {' 11 1 1 it ~ J ~ ' ~ • 11 I ~ l tl I 1 1 1 I ~ ~ I 1 1` 11 1 1_ 1 - II ~i 11 ' 1 1111111 [11.11111 1111 y ~I l .1MR r \L ~ ~ I ~ -~ I1 I _ ~ 5 II t !-~ ~ '"'k' ` s ~~ ~ I i ~ ~ ~ E ~ ~ ~ ~~~ ~ ~ € ~ I w^ i~~ ! ~~ ~ I ~ ~ s ~ ~ ~ 9~ ~ ~ ~ `~ ~~~ ~~ I li I -- ; I ~! ~ --- ~' i ~ --- I T ~I --- ~ ~ ~~ ~ ~~ .~ n~~ n~ C~ ~ (~ ~~ ~ n ~j '~ C~ ~ ~ ~ M r'Y'1 ~ ~ ~ ~ ~ ~~ ~ . C~ ~"~ ~ ~~ ~ ~ '~ ~ r'1 ~ ~ r'1 ~ ~ ~ ~ \ ~ ~ ~ ~~ ~ 7 G U~ p ~ ~ ~ 4~ C~ ~ ,~ ~ ~ N ~ ~ ~ ~ ~ O ~ ~ c~ ~ ~ p -I • • • • • • • ^ . ,~ G~ C~ 4~ 4~ 4~ :~ . ,.~ . ,.~ . ,.~ c~ 0 O G\1 • c~ O c~ O U . ,.~ C~ 0 U C~ C~ O U C~ O O . ,.~ ~- 0 G\1 O O • U c~ U O C~ . ,.~ O . ,~~ C~ U .~ . ,.~ U C~ U O • 0 C~ .~ ~ ~ ~ •~ ~ ~"~ O ~ ~ ~ O ~ ~ ~ c~ ~ O ~~ ~ ~ ~ ~ ~ ~ ~ ~ C~ ~ ~ O ~' ~ ~ O . ,~ G~ :~ ~.~--rn } ~~~~~ ~~ ~p~~g I~ ~ ti ~ ~ --- - ~~ ~ ~ ~~ ~ R r~~~a ~~ ~ ~ ~ ~ ~ ~vaa~ ~~ 1 ~~9~R €~ k ~ ~ ~ ~ ~ p ~ ~ l1~~~ ~ ~ ~ ~ ~ ~ ~ ~ III III III ~~ ~~~~ ~~ ~~ .~ ~.W ~l,'4~~ih' . . 'Si~ ~`Vk'uA1 455447N 4 '~ ~ NHM4hh41hhN4 .~F ~ d d&~4PRi rP3 afi'~, SSr.S~ ~e ...2. ~l2ati8iidtllM1S~!li,4a~d~t7a -~St~hi ~ 1 58~84tG1 t ~1t' I ~~.-.~~y..',. ' i~'1i~11h%5'AWhh41i4hihii~~l~ i54'A54r74ii' ~ff4R~S 4i ~ , I 8~t34tL1 t~~~~ +iw4r .~„ ~ ~ti.4N~u wiiu Va@~,8- r ~" 5 st~~sis T ~r . i~~hhhh54 € ! morn ~4PRi rP 6 a ii'~'~ i 5 SS ~~~ ~ i4 3 4h1 h7 df ~N1~ 3lli*J l ~1' '~'~'~~~ ~~'~ ~ ~ O ~ ~ ~ ~ .~ ~ ~ +~ ' ~ ~ ~ ~ 4~ ~ ,~ ~ o a ~ ~ ~ . ,~ }~ • a ~ ~ ~~ ~ ~ ~~ ~ ~~ ~ ~ . ~ . ,~ ,~ , ~ ~ 'O ~ O ~ a~ U~ ~ ~ ~ ~ ~~ ~~ p ~ ~ ,~ ~ ~~~ ~ }~ •~ ~ .~ ~ ~ ~ ~~ ~ 4~ ~ ~ ~'~ •~ ~ a ~ ~ ~ ~ ~ ~ ~ ~ '~ ~ ~ Q ° ~ ~ ~ ~ ~ ~ y ~ ~~ O c I/ ~ 4~ ~ ~,.c o ~~ ~ ~ ~•C O ~ `O ~~~ ~ ~ ~ ~ ~~ ~ ~'~ ~ ~ ~ '~ ~ N c~ a~ a c~ 0 0 a~ a~ .~ c~ .~ .~ 0 0 .~ 0 .~ ~+~ ~ •~ ~ +~ ~ ~ ~~ ~' o ~' ~~ ~ c, .~ _ ~ '-' ~ ~ c~ ~ ~~ O ~~ ~~~ ~`~ . °~-' ~ ~~ +~ O ~ ~ a~ ~~ ~ ~ ~~ ~ ~ •~ ~~ ~ ~ c~ ~ ~ ~ ~~ ~~~ ~ ~ a~ , ~ ~ a ~, o ~ c~ ~ ~ ~~ ~ •~ ~ O~'~n ~ ~~ o .~ ~ y ~ c~ ~ ~~ ~ ~ a ~ ~a ,~ ~~~ ~ ~~ ~ . ~ ~' c~ ~A .~ a 0 ~ ~ ~ a~ ~ a~ .~ ~ ~ ~~ ~~ ~ ~ '~ ~ ~ ~ o ~~ '~ ~, a ~ ~ ~ ~ .~ ~ ~ Ste" G~ ~ ~ ~~ ~ o ~ ~~ ~ ~ o ~~ .~ ~ ~ o ~ •~ ~ ~ • ~~ ~, . ~ ~ ~ o ~ ~ o • ~ °~' ~ ~ ~ ~, ~ ~ +~ ~ c~ • ~ ~ ~~ .~ ~ ~ ~ ~' . ~ ~ a~ a ~~~ . ~ +, c~ ~•~"" °' a~ ~ '~ ~ p +' ~ ~ U ~ ~ ~ ~ ~ ~ ~ ~ '~ y ~ ~ c~ ~ ° ~~~~ ~ ~~~~ o ~~ y,o o *' ~ ~ ~~ ~ a~ ~ ~ ~ ~ ~ ~ .~ ~ ~~ ~ ~ .~ ~ ~ '~ a' '+~ ~ ~ • ~ a~ ~ Qo°°~' ~ a ~ ~ ~ c~ ~ ~, ~ ~~ ~ ~ ~ ~ ~ c~ ~ c~ ~ ~ ~~ ~ ~ +~.~ ~~ ~ ~ ~ ~ ~ o y ~ o ~~ ~~ ~•~o~ ~n° ~~ ~ ~ o ~ ~ ~, a~ ~ ~~ o a~~ ~ ~~ ~ c~O ~'~ o ~ ~ ~ a~ ~ ~ ~~~ ~ +~ °' ~ ~~ ~~ ~ ~ ~ +; O ~ ,~ ,~ ~ M ~ y ~ ~~ ~ ~ ~ ~ ~ ~ ,0 p "" ~'" c~ '~ ~ ~ ~ y ~~' ~~~~ . ~ ~ ~ ~~ ~~ o°~°' ~ ~ ~~ ~ °~ c~ a> n~~ ~~ O O . ,~ H 0 .~ .~ z Q 0 z Q J z I~ ~ ~ l0 N Z ~ M rl N ~ M Q J J Q z ~c 0 o Q ,~ ~ ,~ ~ O ~ ~ ~ ~ o o ~ a~ ~ Q U Q N N N aJ cn L a -+ a ., a ., ~ O N 0 0 0 J ~ ~ ~ O O ~ N ~ ~ ~ l0 ~ ~ ~ _ _ _ O O O ~ ~ ~ ~ ~ 0 x 4~ .~ . ,.~ Q O . ,~ c~ ~~ 0 .~ .~ G~ i~A c~ .~ W ~ ~ ~ t~0 ~ cn O ~ l~A - ~ ~ cn O O ~ O ~ O ~ O ~ ~ ~ ~ ~ O N p 0 _ O ~ W 0 ~ 0 ~ w ~' cn O ~, ~ n O N iJ~ ~ n O ~ QJ ~ z C j ~ o ~ ~ o ~ o ~ +, ~ ~ _ ~ ~ ~ ~ o ~ v N +~ ~ ~ v v ~ ~ ~ ~ O ~ v ~ w ~ ~ ~ U ~ _ DC 'L vi +~ ~ v O O O ~ ~ UO Q w ~ U - ~ ~ O O O ~ ~ ~ O 00 O N ~ ~ O ~ +~ ~ 2 t/~ t/~ t/~ N 0 ~ a--+ ~ 1 n ~ +~ O Q O ~ ~ ~ ca ~ - ~ O ~ ~ ~ ~ J ~ ~ ~ C6 ca ~ QJ O LL O O O ~ i cN6 ~ ~ W O O O O `~ ~ U ~ ~ % i DC 00 M ~ ~ ~ c ~ ~ iJ~ iJ~ iJ~ iJ~ ~ ~ ~ ~ . ~ ~~ ~ ~ ~ O ~ U ~ ~ ~ ~ ~ i Q1 O ~ t~0 ~ ~ ~ w N ~ ~ ~ ~ ~ v v ~ U U ~ ~ ~ . L ~ ~ l0 ~ ~ a~ ~ ~ ~ ~ ~ y o ~ ~ ~ ,O o ~ ~ .~ ~ ~~ ~~ ~ ~ ~~ a~ ~~ ~~ ~ ~ ~ o ~ ~ ~ +, U~ o ~ .~ ~ ~ ,-, ~ ~ . ~ c ~ °' o ~ +, ,-, ~ ~ ~i ~ y ~ ~ Q O '~ U ~ ~ ~ ~ +, am n I~ ~ ,~ ~"x~ ~ ~' . o c ,) c~ ,y" ~ ~ , U ~ O ~"'" U ~ • • ~I ~ ~,~ *' ~ 0 ~ *' li"I O ~ °~ . ,~ Q ~ ~ ~ o ~ ~ ~ ~ ~ Q ~ ~ ~~ ~ ~~ ~~ ~o ~ ~ ~~~ ~~ O ~ ~ ~~ ~ ~~~ ~ ~~~ ~, ~ ~ , . ~ ~ ~ ~~o ~~~~ ~~~ ~~ ~ ~ o~ Q ~~ ~~ ~~ ~~ ~ ~~ ~~~ ~ Q~ ~ ~ ~~ .o c~ 0 ~ ~ ~ O O ~ ~A ~ ~ ~ . ~ ~ G~ s..~ G~ ~ y ~ ~ ~ ~ ~ ~ ~ O ~ c~ ~' ~ ~- ~ S " ~," O ~ y ~ ~ a~ te ~ ~ ~ ~ ~ c~ ~ y ~ .gip ~" ~ ~, o . ~ ~ ~ o ~ ~ ~ ~ o ~ ~° .~ ~ ~~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ° ~ ~ ~ ~ ~ ~~ o o ~ ~ ~ ~ ~ ~ ~ ~ ~, .~ ~ ~ ~ ~ ° ~ ~ ~ ~ ~ ° .~ ~ ~ o o ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ o ~ ~ ~ N ~ ~ a ~ o w . .. a~ c~ a~ .~ ~" G~ G~ c~ O O U .~ U O U ~~ ~q ~~ o ~, ~~ ~~ ~~ ~, o~ .~ ~ ~o ~~ ~~ ~~ ~~ ~~ ~~~ Q~ a~ N G~ ~ ~ c~ ~~ ~ •~ ~ ~ ~ U O ~ ~' ~ ~ ~ .. ~ ~ G~ ~ ~ ~ ~ ~ ~ ~i ~ • ~ ~ ~ 4~ • ~ ~ ~ ~ ~ ~ ~ ~; O ~ o o ~ '+~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ o . ,.~ c~ ~ . ,.~ ~ ~ ~ ~ •~ 0 0 +~ ~ ^~ ~ ~ ~ ~ ~ ~ 0 ~ ~ ~~ ~ ~~ _ ~ ~ ~ ~ .~ O ~ ~ ~ ~ ~o ~ .~o ~~ ~ ~~ C~ ~ ~ ~ •~ ~ ~ ~ ~ •~ a~ y a~ y ~ •~ ~ ~ c~ ~ ~ W ~ N ~ ~ ~a a~ ~ ~j U ~~ ~ O •'~ +~ ~ •~ ~~ ~ ~ ~ ~ . ,.~ ~ ~ o c~ G~ O ~ ~ •~ ~• ~ C~ ~ ~ c~ ~-' ~ ~ c~ ~ ~ ~ ~ •~ ~ •~ ~ •~ ~ ~~~ '~ ~' 0 o a~ ~' ~ U a~ ~ ~~ ~'~ ~ G ~ O •~ ~ •~ N ~ ~ ~ O ~ U ~ ~ ~ ~ `o o~~ 0 ~ ~~ ~' ~ ~ ~ ~"~ ~ ~ ~ ~'~ U ~ ~ O ~~ ~ ~ . ~, O ~ 4~ ~ ~ ~ +, . ,.~ O ' '-' ~ ~ ~ ~ ~ ~ ~ • , U~ c~ tip ~ 4~ N ~ O _ ~ ~ ~ ~ '~, ~ ~ 0 p ~p zi ~ ~ ~ ~ •~ ~ O ~, , ~ c~ c~ O O ~A ~ Q '~ ,~ ~ ~ c~ ~ .+ ~ ~ ~ ~ ~ ~ O U~ c~ 4~ ~ ~ ~ ~ ea.~ +~ 4~ 4~ N ~ ~ ~ . ~ •~ O O ' ~ ~ U~ • ~ O v ~ c~ O '~ +~ ~ O ~ U ~ ~ . ~ ~ +~ • ,~ C~ Q C~ a ~~ x 4~ U ° ~ ~ ~ C~ ~ ~ • ~ ~ ~ ~ ~~ U U~ '~ '~ ~ ~ C~ C~ _ . 4~ '~ ~ C~ ~ ~' ~ O ~ ~ ~ ~' c~ c~ ~ ~ U ~ 4~ .~ G ~ ~~ ~ ~+ , ~ N ~ ~ ~ .~ ~ ,~ ~ ,~' •~ ~ ~ G ~ I-~ ~ O U ~ ~ ~ ~ ~ ~ ~ C~ • • • • • .~ N • • C~C ' I~ ~~I I~ -V ~~I I~ •~ ^~ W a . ,.~ tt Mg@ ~ ~~ ~ ~~ :L ~ 4 ~_ ~ ~-- ~ :~_. '' i ' ~ ~ I ] i - - ~€ ' _ , i € ~ ;~ ~ 1~ ~~ ' ~~ A: 1 ~~ 0 ~ p ~' O ~ U ~~ . ,~'~ G.) .. ~ .~ ~ ~ ~ ~ ~ o `~ c..~ ~~~ ~ ~~ ~ O '~ ~ ~ ~.°~ G +, ~ ~ .U ~ U~ G~ O G ~ ~ ~ •~ a~ ~ O ~~ a~ +, ~ ~ ~ ~ ~ ~ 4~ ~ ~ ~ ~ ~ o ~, . o a ~ `~ o ,~ ~~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ O • ~ O cam, ~ ~ O ~ ~~ ~ ~ ~ ~ C~ ~ ~ .~ Q ~ O .~ ~ +, ~ ~ ~•~ p ~ ~ ~ ^~ ~ ~ ~ ~~~ 'moo `~~~ ~a ~ ~a ~ ,,~ ~ ~ ~ °' o ~ a~ • ~ ~ ooh ~~'~ ~ ~° ~~.~ ~ 'O •~ ~ ~ ~ .~ ~ ~ ~ ~ ~ ~ ~ ~•~ ~ ~ ~~ o c '~ '~ ~ ~ ~ ~~ ~ ~ ~ ~ ° ~ ~ ~ ~ .~ ~~ ~ ~~ a~ . ° • ~ ,~ ~ ~~ ~~~ ~.~ ~~~ ~a0 ~ ~ U ~ U • ^~ G.) ~ ~~ ~ ~_ ~ ~ ~ ~~~~ ~~~ G~ 0 ~ ~ ~ ~ G~ O ~ ~ o +~ ~ ~ ~ ~ . c~ ~ ~~ ~ ~ o •~ ~~ G~ ,~ ~ ~ ~ ~ ~ ~ a~ ~ ~ ~ c~ ~ o ~' ~ ~ ~ ~ . o .~ ~ U . ,~ ~ O ~, c~ ~ ~~ ~~ O ~ ~ U c~ ~ ~ O