HomeMy WebLinkAboutACHD Comments
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Ada County Highway District
She"" R. H"". P,..'a",
S....n S. Eaallake1a' Vlco P,,"'a",
D"a Bivens, 2nd Vlco Peesld,,'
David E. WynkOO~ Co"",'ss'O""
John S. Fnmden, Co"",iss'o""
318 Ea~ 37th 5',..,
Gacdan City ID 83714-8499
Phona (208)38r-"' DO
FAX (208)38r-<3391
E-mail' 1e""@ACHD.ada.Id."
February 18, 2003
TO:
Crestline Development, LLC
114 E. Idaho Ave, Ste. 230
Meridian, ill 83612
RECEIVED
FER 1 9 2003
SUBJECT:
MY AR03-006
Block Length Variance
2683 W. Chinden Blvd.
City of Meridian
City Clerk Office
On January 15, 2003, the Ada County Highway District Commissioners acted on Silverleaf
Subdivision/MAZ02-O30/MPP02-031. The conditions and requirements also apply to MY AR03-006.
If you have any questions, please feel free to contact this office at (208) 387-6170.
lLc;r~
{ ~::: Hood
Senior Development Analyst
Planning & Development
Cc:
Planning & Development/Chron/Project File
Planning & Development Services eity of Meridian
Construction Services
DrainagelUtilities
Donald & Jean Hobbs, 2683 W. Chinden Blvd., Meridian, ill 83642
Shawn Nickel, C/O Land Consultants, Inc., 52 N. 2nd Street, Eagle, ill
83616
"
J':':~i\ll'",
. ~ Ada County Highway District
Right-of- Way & Development Department
Planning Review Division
This application requires Commission action due to its location within the North Meridian Planning area. This
item is scheduled to be on the consent agenda on January 15, 2003 at 12:00 noon. Tech Review for this
item was held with the applicant on Friday January 3, 2003. Please refer to the attachment for request for
reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us
File Numbers:
Silverleaf Subdivision/MAZ02-030/MPP02-031
Site address:
2683 West Chinden Boulevard
Owner:
Donald E. Hobbs and Jean S. Hobbs
2683 West Chinden Boulevard
Meridian, Idaho 83642
Applicant:
Crestline Development
Kevin Amar
416 East 1s1 Street
Meridian, Idaho 83642
Representative:
land Consultants
Shawn Nickel
52 North 2nd Street
Eagle, Idaho 83616
Application Information
The applicant is requesting annexation, rezone and preliminary plat approval for a 73-lot mixed use
subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-elementary school
lots. The zoning is currently RUT and the proposed zoning is R-4. The 38.65-acre site is located on the
south side of Chinden Boulevard between Linder Road and Ten Mile Road.
Acreage: 38. 65-acres
Current Zoning: RUT
Proposed Zoning: R-4
Proposed buildable lots: 73-lots total
72-single family residential
1-elementary school
7
Proposed common lots:
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 710 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that will be assessed based on the impact fee ordinance in
effect at that time. The impact fee will be due prior to the issuance of a building permit.
3.
Traffic Impact Study: A traffic impact study was not required with this application. The following is a
summary of the North Meridian Traffic Impact Study:
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1W and sections 29-32 of T4N
R1 E), is selected Ada County Highway District (ACHD) for anticipated development build out. The
following are the principal findings and recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units,
2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2
senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60
acres of park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd) , of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
. At build out, traffic on the arterials is expected to significantly increase (see Table 4).
. All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
. By the year 2020, the majority of study intersections are projected to meet the peak hour traffic
signal warrant.
. A proportionate share of the impacts of the individual sections at each of the study area arterial
intersections is summarized in Table 6.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
. Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be
required at some access and arterial intersections.
. McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted
with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right
turns lanes may be necessary.
. Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a
3-lane section west of Black Cat. At arterial intersections and at access intersections right turns
lanes may be necessary.
. Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersections right turns lanes may be required.
. McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and
at access intersections turn lanes may be required.
. Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right
turn lanes may be required.
2
. Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersections turn lanes may be required.
. Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in
the study area. At arterial intersections right turn lanes may be required.
. locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn
lanes may be required. At Ustick Road a 5-lane section is forecasted.
4.
Site Information:
The site currently has one existing single-family residential home.
Description of Adjacent Surrounding Area:
a. North: Single-family residential subdivisions (Spurwing Subdvision and Brandt Subdivision)
b. South: Single-family residential subdivisions (Proposed lochsa Falls Subdivision)
c. East: Single-family residential subdivisions (Proposed lochsa Falls Subdivision)
d. West: Two undeveloped parcels (8. 16-acres and 37.620-acres)
Impacted Roadways
Chinden Boulevard
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
5.
6.
Linder Road
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Ten Mile Road
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
7.
1,315-feet
Principal arterial
East of Ten Mile Road was 10,527 on 10-11-00
"D"
55
None
Minor arterial
South of Chinden Boulevard was 6,182 on 6-6-00.
Better than "C"
50
None
Minor arterial
west of Linder Road 1,133 on 9-13-00
Better than "C"
50
None
Minor arterial
South of Chinden Boulevard was 505 on 10-11-00
Better than "C"
50
Roadway Improvements Adjacent To and Near the Site
Chinden Boulevard, Linder Road, McMillan Road and Ten Mile Road are rural street sections.
Chinden Boulevard is improved with 2ctraffic lanes with no curb, gutter or sidewalk.
3
8.
9.
10.
12.
4
Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
Existing Right-of-Way
Chinden Boulevard has 67-feet of existing right-of-way (25-feet from centerline).
Linder Road has 50-feet of right-of-way (25-feet from centerline).
McMillan Road has 50-feet of right-of-way (25-feet from centerline).
Ten Mile Road has 50-feet of right-of-way (25-feet from centerline).
Existing Access to the Site
The existing single-family residence currently takes access from a driveway that intersects Chinden
Boulevard at the west property line.
Site History
The District has not previously reviewed an application for this site.
11.
Five Year Work Program
There are currently no programs that are scheduled within the District's Five Year Work Program.
Other Development in Area
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools,
office/commerciallots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
+ On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1 ,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on
452.16-acres.
+ On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
. On November 7,2001 the Commission approved rezone and annexation application for 370.55
acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
+ On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot
residential subdivision on 78-acres (Baldwin Park).
. On April 17, 2002, the Commission approved a preliminary plat application for a 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision):
. On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
. On July 17,2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
. On August 21,2002, the Commission approved a preliminary plat application for a 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
. On August 28,2002, the Commission approved a preliminary plat application for a 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
. On October 23,2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
. November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 11 9.83-acres (Havasu Creek Subdivision).
. On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39.23-acres (Education Campus Subdivision).
. On November 20,2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 35.94-acres
. On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot
mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common
lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
. On January 8,2003, the Commission approved Watersong Estates Subdivision, a 125-lot single-
family residential subdivision located on 39.92.
. Staff is currently reviewing an application for a 334-lot mixed-use subdivision located on the north
side of Usick Road just east of Locust Grove Road. This application is expected to be acted upon
in January 2003.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is extreme and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works". If staff examines each development individually,
the roadway system appears adequate, but when staff begins to add in a second or third large-scale
development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds.
Based on development pattems in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chin den Boulevard, and from Meridian Road to one-half mile west of Black Cat
Road.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. Silverleaf Subdivision may also be subject to any extraordinary fees that the
District may impose.
B.
Findings for Consideration
1.
Right-ot-Way
Chinden Boulevard (State Highway 20/26) is under the jurisdiction of the Idaho Transportation
Department (ITD). The applicant should contact ITD's District III office for any right-of-way
requirements.
5
2.
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
The remaining internal roadways meet District policy in regard to roadway offsets and should be
approved with this application
3.
Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this
width may be allowed, depending on traffic volumes forecast to be generated by the development.
Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-
feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
4.
The applicant is proposing to construct the internal roadways as 36-foot street sections with rolled
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary tumarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to extend Kingwood Drive from the east property line approximately 650-
feet north of the south property line. This stub street was approved with Lochsa Falls Subdivision's
preliminary plat that was approved by the District on May 22, 2002. Staff is supportive of the
extension of this roadway.
The applicant is proposing to extend a stub street from the south property line approximately 500-feet
west of the east property line. This stub street was approved with Lochsa Falls Subdivision's
preliminary plat that was approved by the District on May 22, 2002. Staff is supportive of the
extension of this roadway.
The applicant is proposing to construct a stub street that extends to the west property line
approximately 620-feet south of Chinden Boulevard. Staff is supportive of the location of this stub
street. Due to the fact that the stub street is greater than one-lot in depth, the applicant should
construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of
the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Due to the fact that access to Chinden Boulevard is being restricted by ITD and to provide intra-
neighborhood connectivity, staff believes that the applicant should provide a stub street to the west to
serve the large 40-acre parcel that is currently undeveloped. The applicant should extend Satinwood
Court to the west property line between lot 8 and lot 9 of Block 4. Due to the fact that the stub street
is greater than one-lot in depth and greater than 150-feet in depth, the applicant should construct a
temporary tumaround at the terminus of the roadway and install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6
2.
3.
4.
5.
6.
7.
7
5.
Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot area. Dedicate 54-feet
of right-of-way plus the additional width of the median.
The applicant is proposing to construct five turnarounds (without center islands) in the subdivision.
The applicant should provide a minimum turning radius of 45-feet.
6.
Surrounding Roadways
Silverleaf Subdivision is proposing to access the public roadway system through Lochsa Falls
Subdivision. Lochsa Falls Subdivision has not completed the final platting process, therefore
Silverleaf Subdivision does not have access to the public roadway system at this time. Due to the
fact that Lochsa Falls Subdivision has not dedicated right-of-way through the recordation of a final
plat, Silverleaf Subdivision's preliminary plat should be approved contingent upon the right-of-way
within Lochsa Falls being dedicated to the public and the roadways being constructed or a financial
surety in place for the construction of the roadways prior to the signature of the final plat for Silverleaf
Subdivision.
C.
Site Specific Conditions of Approval
1.
Comply with requirements of ITD for State Highway 20/26 ( Chin den Boulevard) frontage. Submit to
the District a letter from (TD regarding said requirements prior to District approval of the final plat or
issuance of a building permit (or other required permits), whichever occurs first. Contact Dan Coonse
or Larry Strough with ITD"s District III office at 208-334-8300.
Construct the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete
sidewalk within 50-feet of right-of-way, as proposed.
Extend Kingwood Drive from the east property line approximately 650-feet north of the south property
line, as proposed.
Extend a stub street from the south property line approximately 500-feet west of the east property
line, as proposed.
Construct a stub street that extends to the west property line approximately 620-feet south of
Chinden Boulevard, as proposed. Construct a temporary turnaround at the terminus of the roadway
and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE". I
Extend Satinwood Court to the west property line between lot 8 and lot 9 of Block 4. Construct a
temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Construct five turnarounds (without center islands) in the subdivision, as proposed. Provide a
minimum turning radius of 45-feet.
8.
9.
D.
1.
2.
3.
4.
5.
6.
7.
8.
9.
Enter into a development agre~ment with ACHD that outlines right-of-way acquisition, costs, timing
and payment; and shall also include an agreement that this development shall be subject to any
extraordinary impact fee, LID or other funding source established by the District to improve the
surrounding roadways; or shall be subject to the development's proportionate share of surrounding
roadway improvements as established by the applicant's traffic impact study.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of
construction.
10.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
11.
8
2.
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1.
2.
3.
9
Vicinity Map
Site Plan
Appeal Guidelines
10
Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
11
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