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Home My WebLink AboutACHD Locust Grove Road Pond Annexation AZ-06-053 ~RECEIVED JAN 0 9 2006 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER City Of Meridian ~lerk Office cU;;di~ '\ ;.. Jl),\HO f ~ ~. ~ -~:i1.. In the Matter of Annexation and Zoning of 2.0 acres from RUT to L-O for a Storm Drain Pond, by The Ada County Highway District. Case No(s). AZ-06-053 For the City Council Hearing Date of: January 2,2007 (Findings on the January 16,2007 City Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of January 2,2007 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of January 2,2007 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 2,2007 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of January 2,2007 incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. S67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code S 11-5A. CITY OF MERJDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-053 4. Due consideration has been given to the cornrnent(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions/provisions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, and the applicable provisions listed in the attached Staff Report for the hearing date of January 2,2007 incorporated by reference. The conditions (if applicable) are concluded to be reasonable and the applicant shall meet such requirements as a provision of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code S 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The annexation legal description submitted with the application (stamped on October 4, 2006 by Dennis Lewis, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. The conditions/provisions of approval for this application are as stated in Section 10 of the attached Staff Report for the hearing date of January 2, 2007 incorporated by reference. D. Attached: Staff Report for the hearing date of January 2,2007 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-053 By action of the City Council at its regular meeting held on the fiJ4 tf,II/_':J ,2007. (6t5. dayof COUNCIL MEMBER DAVID ZAREMBA VOTED r VOTED~ VOTED ~ VOTED~ COUNCIL MEMBER JOE BORTON COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD TIE BREAKER MAYOR TAMMYdeWEERD VOTED ----- ~ Copy served upon: MAYOR\ I M:/Yi,qe WEERD \\\, l.w-~/11 ,,\ ...I' "'~. 1// ,..... ..c" /. ATTEST ...... ...\."' ..- 'A. --'-, : ! v- ~otlP~~ 'Y %. 1~k~,rL { '8L:'J~o, 1 WILLIAM G. BERG, JR., CIr{ CLE!%- -Y~" <~~.n }" -:;."0 I.~r 1"~\' ./ .:,:. .:..:.. -::;,/ AI '___.-2._./ ~.~i1" ..:,':::' // C'tl, ..., "v. ..:' /' /1111 ~fI(r'(. \\\\' v ..Applicant Ililll:l!illllli\\\\\ /' Planning Department V' -' Public Works Department v City Attorney By; '1JdUYl#.OHJ '(;'ity Clerk's Office Dated: \ - ~ d -0"" CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-053 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 STAFF REPORT TO: FROM: Hearing Date: 1/2/07 Mayor & City Council C. Caleb Hood Current Planning Manager Meridian Planning Department 208.884-5533 ro...O /"": OF .~ " \JYLcridl:n't; 'l t ;. ll)AHO f .. --~-~-" .",- SUBJECT: ACHD Locust Grove Road Pond Annexation AZ-06-053 Annexation and Zoning of 2.0 acres from RUT (Ada County) to L-O (Limited Office). 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Ada County Highway District, has applied for Annexation and Zoning (AZ) to L- o (Limited Office) for 2.0 acres of property currently zoned RUT in Ada County. The site is located on the east side of Locust Grove Road, approximately 1/3 mile south of Fairview Avenue. This site is currently improved with one single-family residential building. The subject request for annexation is based upon the fact that ACHD wants to use this entire property as a storm drain pond. This property is within the City's Area ofImpact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Staff has provided detailed analysis and recommends that the subject application be approved. Staff is recommending approval of the proposed ACHD Locust Grove Road Pond Annexation (Az..06-053) as detailed in this report. The Meridian Plannim! and Zonin!! Commission heard this item on December 7. 2006. At the public hearin!!. they moved to recommend approval. a. Summary of Commission Public Hearing: i. In Favor: Doug Russell. The Land Group. Inc. ii. In Opposition: None iii. Commenting: None iv. Written Testimony: None v. Staff Presenting Application: Caleb Hood vi. Other Staff Commenting on Application: None b. Key Issues of Discussion by Commission: i. None c. Key Commission Changes to Staff Recommendation: i. None d. Outstanding Issues for City Council: i. None The Meridian City Council heard this item on .Januarv 2. 2007. The City Council annroved the subiect annlications with no chanpes to the staff renori. a. Summary ofPuhlic Hearin{!: 1. In Favor: Dotil! Russell. The Land GrouP. .Inc. 11. In Opposition: None Hi. Commenting:: None IV. Written testimonv: None ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 v. Staff oresentinQ: annlication: Anna. Borchers CanninQ: vi. Other staff commentinQ' on annlication: Len Gradv. Bill Nary b. Kev Issues of Discussion bv Council: i. Maintenance of nond( s) and landscaninQ: in and around th~ nonds c. Kev Council Chanpes to Commission Recommendation: i. Non<:; 3. PROPOSED MOTION (to be considered after the public hearing) Approval After considering all staff, applicant and public testimony, I move to approve File Number AZ-06- 053 as presented in the staff report for the hearing date of January 2, 2007, with the following modifications: (Add any proposed modifications) Denial After considering all staff, applicant and public testimony, I move to deny File Number AZ-06-053 as presented during the hearing on January 2, 2007: (Please state specific reasons for denial of the annexation request) Continuance After considering all staff, applicant and public testimony, I move to continue File Number AZ-06- 053 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 1280 N. Locust Grove Road / Section 8, Township 3 North, Range 1 East b. Owner/Applicant: Ada County Highway District 3775 N. Adams Street Garden City, ill 83713 c. Representative: Doug Russell, The Land Group Inc. d. Present Zoning: RUT (Ada County) e. Present Comprehensive Plan Designation: Medium Density Residential f. Description of Applicant's Request: Request for Annexation and Zoning (AZ) to L-O for 2.0 acres of property currently zoned RUT in Ada County. The applicant intends to construct a storm drain pond on this site. g. Applicant's Statement/Justification: Currently the property consists of uninhabited and dilapidated residential structures. After approval of this application, we intend to build an ACHD drainage facility that will store all storm water from Locust Grove between Franklin and Fairview. The entire perimeter of the project will be fenced (see letter from Doug Russell, dated September 21, 2006 for more information.) 5. PROCESS FACTS a. The subject application will in fact constitute an alUlexation as detennined by City Ordinance. ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 2 CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: November 20 and December 4, 2006 (for P&Z Commission) and, December 11 and 25.2006 (for City Council hearing) c. Radius notices mailed to properties within 300 feet on: November 9, 2006 (for P&Z Commission hearing) and, December 8. 2006 (for City Council hearing) d. Applicant posted notice on site by: November 27,2006 (for P&Z Commission hearing) and, December 22.2006 (for City Council hearinQ:) 6. LAND USE a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site. The applicant intends to remove the existing structures. b. Description of Character of Surrounding Area: Over the past several years, this area has transformed from rural to urban. There are still several underutilized properties on Locust Grove Road near this site. c. Adjacent Land Use and Zoning: 1. North: Residential, Large county parcel, zoned RUT 2. East: Residential, Large county parcel, zoned RUT 3. South: Single-family home on large parcel, zoned RUT (Ada County) 4. West: Residential and future commercial, Keziah Subdivision, zoned R-40 and C-C d. History of Previous Actions: None e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: No sewer adjacent to this site. Location of water: Locust Grove Road. Issues or concems: None. 2. Vegetation: There are some existing trees on this site that should be protected or mitigated for, when this property develops. 3. Floodplain: N/A 4. CanalslDitches Irrigation: N/ A 5. Hazards: Staff is not aware of any hazards associated with this property. 6. Proposed Zoning: L-O (Limited Office) 7. Size of Property: 2.0 acres f. Subdivision Plat Information: The applicant has not submitted a preliminary plat with the subject annexation application. However, the applicant has submitted a landscape plan for how the site will be developed as a storm drain pond. Staff believes that the applicant does not have any intention of further developing this property at anytime in the future; all of the property will be used for drainage purposes. g. Landscaping: ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 3 CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 1. Width of street buffer(s): Per City Code, a 25-foot wide landscape street buffer is required adjacent to Locust Grove Road, an arterial roadway, when this property develops (UDC 11-2A-4). The applicant is proposing a 30-foot wide landscape buffer along Locust Grove Road. 2. Width ofbuffer(s) between land uses: N/A 3. Other: The City and ACHD have a master agreement regarding these storm drain ponds. As part of that agreement, at AClIO's sole cost and expense, the Highway District shall construct and install the Storm Water Drainage System and landscaping and landscape irrigation system in Meridian, Idaho, in accordance with designs, plans and specifications approved by the City in advance and in writing, and in compliance with all applicable statutes, City approved design standards. The City shall maintain the landscaping and operate and maintain the landscape irrigation system thereafter, at its sole cost and expense. The City shall, at its sole cost and expense, perform the following maintenance on the landscaping surrounding ACHD's Storm Water Drainage Facilities covered by this Master Agreement: Grass care, pruning trees and sluubs, clean-up of litter and debris and application for sluubs, trees and groundcover. Staff is supportive of the landscaping proposed on the plan prepared by The Land Group, dated 9-25-06, Sheet L-l, as it appears to comply with the design standards of the master agreement. h. Summary of Proposed Streets and/or Access: The applicant is proposing a loop maintenance road around the future drainage pond. This loop road is gated at both locations near Locust Grove Road. Generally, Staff does not support direct lot access for developments along arterial streets. However, the future use of this site as a storm drain pond will generate very few vehicle trips. Therefore, Staff is supportive of the design, as proposed. NOTE: A multi-use pathway along the Jackson Drain is shown on the Comprehensive Plan Future Land Use Map. However, it has been detennined that the path belongs on the north/east side ofthe Drain in this area, not the south/west. 7. COMMENTS MEETING On November 17,2006 ajoint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Except for the Parks Department's comments regarding the proposed landscaping, no other agency/department comments are included with this report. Prior to construction of the future pond (or any other use) a certificate of zoning compliance should be submitted. At such time other departments like the Fire, Police, Building and Public Works Departments will have the opportunity to review and comment. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use - Community" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, the mixed use designation is defined in part as an area that is situated in highly visible or transitioning parts ofthe City where innovative and flexible design opportunities are encouraged. The Mixed Use - Community designation allows residential density between 3 and 15 dwelling units per acre, up to 200,000 square feet of non- residential building area, and is intended to allow a broad range of uses. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when detennining the most appropriate zone for this property. ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply to the subject property (staff analysis in italics below policy): · Require that development projects have planned for the provision of all public services. (Chapter VII, Goal ill, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: · Sanitary sewer and water service will be extended to the project at the developer's expense. . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. · The subject lands currently lie within the jurisdiction of the Ada County Sher(ff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). · The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. . The subject lands are currently serviced by the Meridian School District #2. This service will not change. · The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. · Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal N, Objective C, Action 1) Staff believes that the use of this site for a storm drain faCility should be compatible with the other uses in this area. Stafffinds that the proposed L-O zoning designation is generally harmonious with and in accordance with the Comprehensive Plan. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC 11-2A-2 lists minor public utilities as a Permitted Use in the L-O zone. Public Utility, Minor is defined as: The use of a site for minor public utility infrastructure including, but not limited to: 1) pumping station for water, sewer, or gas; 2) electric sub-transmission line, electric distribution line; 3) water tank; and 4) storm drainage facility and storm detentionfacility that is not within a right-of-way. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. c. General Standards: No dimensional modifications are being requested for the proposed development; full compliance with the UDC is required. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: As mentioned above, the subj ect property is proposed for annexation because ACHD intends to build a drainage pond on this site. The City requested that the subject property be annexed, so it would not be a county enclave. There is no additional development planned for this property. Based on the policies and goals contained in the Comprehensive Plan, and what is happening in this area, Staff believes that the requested L-O zone is appropriate for this property. Please see Exhibit B for detailed analysis of the required facts and findings. The annexation legal description submitted with the application (stamped on October 4, 2006 by Dennis Lewis, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Special Considerations: Development Agreement: UDC 11-5B-3D2 and Idaho Code 9 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. As mentioned above, the City and ACHD have a master agreement regarding these drainage facilities. Aside from amending the master agreement with the City for this specific pond, ACHD should be required to file a CZC application prior to constructing the storm drain pond (as was required with the other storm drain ponds recently built) so City Staff can verify that all landscaping will be completed per the submitted landscape plan. There are no additional requirements that Staff can think of regarding annexing this property that are not currently included in the master agreement. Therefore, Staff believes that a DA is not necessary in this instance. All future uses on this property should not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors, and should be constructed in accordance with City of Meridian ordinances in effect at the time of development. b. Staff Recommendation: Staff recommends that the subject property be annexed into the City with an L-O zoning designation. Staff further recommends that the City and ACHD amend Exhibit A of the master agreement and license regarding ACHD storm drain ponds to include this site. On December 7. 2006. the Meridian Plannin!! & Zonin!! Commission voted to recommend approval of AZ-06-053. On Januarv 2. 2007. the Meridian Citv Council voted to annrove AZ-06-053. ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 11. EXHmITS A. Legal Description B. Required Findings from Unified Development Code C. Vicinity Map and Landscape Plan ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 A. Legal Description I' TJm LAND GltOlilr, me:. Qccober4, 2006 Leu1 Description LocWit Oi'C)\'t Deleriti6n'ond l~lII.locuat Glove Rd, (Franldinto Plhvlew) 2.00 acres . . A tm,et orland situaIcd in fl pDltion of the Northwest Quarter ofS;ctiw18.Township3: N~ Rqe 1 ~ mort Pwdwlarly de$Cril1ed at fi)~; ~ at a pi)fftt on _Section line whiCh beta. South 0 dqreo 4t' But 822.0 feet &om section Oomer common IolleCtions 5,6;1, and 8. TOwmibip 3 NOrth. Range 1 East, BoIse MlHidlan. and beJng thO pOINT OP BJ3OINNINO; Thence South ooa41 ;00" Bast aloo8said ~on U8c a diSeauce of3'42,B3 ~to a~~ . 'lbence North agoo 19'00" &.ta distance ofSOll,21 fcettothllccnterOne of adhch; l"btmce. NO!'lh$6041'OO"Wllslll1ong saiddilA;h$8ntodJne a distJntcof6t3~08. ftuto the Point ofBetinni.. B1teept ~t otWay lbrI.ocustOrove Road, Thea~ tnlctoflandoomain8 2.00acrei, ~ aQd .ri8h1t-of.;way. PnlpltNdBy: THRt..AJIDGROUP, INC~ 462: It SH~ DltIVB, stJITB.IOQ BAOLf4IDAHO 83616 2.939'-4041 2()1..9394445 (FAX). ~R(IIIAL ~EI/I '. ~l,( _ aU \\~ 2~ fl.\OI,....!~ '...~;j,jORI<$ ""'.- .. , ~~..ii'Ql4I......"'~.....6i~..a..;&~ 4iliB.__n.we.llr& I~ ~ll.P._AlMJ"~'-.~-ifl~cnni o;~l .. ~ll1lMJliIIJB1~~l:"'1 ~~~~~ A-I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 lOCOST GROVE RD. I ~4-:i- .. Ql (II " .,.-,-... --- .,. - Il: 'I ~ ~' ~i '~ ... II B ~I ~g it I - ~ " . - , ~ - .". - . . - . . - . . - ~ I _ . _" II ~'~ l\i ~t; i 8m mil: 8'" r~ >~ b:-l n"'t ;~ t! I ~ 'Il :;:: < 2l ~~ g ~I ~ Ii ~ : lil~ ~ ,.,.. ;!i,... ! 1) I ! r- / r;, I : I ~ m .,' I i ~ I' ~ I @ nl~: i ~ ~i i I: ~ fTI !ij ~ ACHO. ........ ANNeXATION & REZONE SEC,8_T3NJfl~ A~2 f) ~~1'''lIll' 1 QI'OMi6' .PROJBCTj/(UI8llll1 10F1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006 B. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone all of the subject property to L-O. The City Council fmds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; No development is proposed concurrent with the zoning map amendment. The City Council finds that future development of this property as a storm drain retention pond should comply with the established regulations and purpose statement of the L-O zone. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council fmds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The City Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E). The Citv Council finds that the annexation and zoning of this orooerty to L-O would be in the best interest of the City. B-1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006 C. Vicinity Map and Landscape Plan ~" J[k I ~iJ! . ~III 1- I <& ~/ ~ ~~':'=::l...::AJ.!! 1 Ll f--. I -,", .. "~~ .) . l:- l~ ~II J. ~ :, \7'\,.-,..._:€0. ~oil I -. , -~ ~~ii5I~ i i I S'fu~) ijl~] H -~LJl~~-,I~>~~]~ ~jl)~ I~ ~11~ ,_ :;: I 1 I I' '-""T =r=lr 2t vnlNl 11-- ~\I ~ ~ "---L-r-~T"----i -... I ,-_. ! 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