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HomeMy WebLinkAboutZ-7668 Staff AnalysisFILE NO.: Z-7668 NAME: Chardeau Court Addition Short -form PD -R LOCATION: 12900 Hinson Road DEVELOPER: Rodney Chandler P.O. Box 22021 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying Company 1012 Autumn Road, Suite 1 Little Rock, AR 72211 AREA: 1.85 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 10 R-2, Single-family District Single-family Residential .� . FT. NEW STREET: 163 LF Single-family Patio Home Development VARIANCESMAIVERS REQUESTED: Plat Variances — 1. A variance to allow a reduced lot area for Lots 2, 3 and 4. A. PROPOSAUREQUEST: The proposed property contains 1.85 acres and the applicant proposes to develop the site with ten single-family lots. Chardeau Court is a planned residential development to consist of ten upscale residential patio homes. Proposed homes will contains three bedrooms, great room, two full baths, formal dining, kitchen with breakfast area and attached double garage. All homes will have a French European exterior elevation with an accented decor and feature amenities that are standard for upscale patio homes of this style. Interior amenities include granite slab kitchen countertops, flooring of wood, stone, .tile and carpet, marble baths, raised ceilings with stacked crown molding and recessed can lighting to provide elegant interior features. FILE NO.: Z-7668 (Cont. Exterior features include masonry with structural accents and details such as brick on all four sides, precise keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler systems. Roof pitch elevations will be a minimum of 12/12 to enhance the aesthetics of the development. The patio homes will have a minimum front setback of eighteen feet and a rear setback of ten feet with wooden privacy fencing planned for each home to promote an upscale environment and enhance street scene. The patio homes in Charadeau Court will range in square footage from 1,600 to 2,500 of heated and cooled space. It is anticipated that homes will sell in the $120.00 to $130.00 per square foot price category. A bill of assurance will be maintained to protect the values of properties in and around Chardeau Court. The entrance to Chardeau Court will be gated with brick columns and wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that compliments the development. Additionally, each individual lawn and all common areas within Chardeau Court will be maintained by Chardeau Property Owners Association. The common maintenance of all the residences in Chardeau Court reinforces the quality that has been planned, and will continue to be stressed throughout the residential development. The applicant is proposing the placement of an eight foot opaque fence along the northern and eastern perimeters of the site and an eight foot wrought iron fence adjacent to the northern creek bed. B. EXISTING CONDITIONS: The site is vacant relatively flat with a major drainage channel running along the southern portion of the site near Hinson Road. There is an unimproved driveway located along the eastern boundary of the site with single-family homes located to the east, north and west of the site. Pleasant Valley Estates Subdivision, a gated subdivision, is located to the west of the site and the Pleasant Valley Subdivision and golf course is located to the north and northeast of the site. Other uses in the area included Pulaski Academy School and the Fellowship Bible Church to the Southeast. A zero lot line subdivision with attached units (in the Chelsea Square Addition) is located to the west of the site and the Carmel Valley Subdivision is located to the northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several phone call in support of the request from area residents. The Rainwood Cove Neighborhood Association, the Pleasant Valley Property Owners Association, the Hillsborough Property Owners 2 FILE NO.: Z-7668 Cont. Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Hinson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. For lots located in the floodplain, minimum finish floor elevation must be shown on the plat. 5. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 6. The proposed alteration of the floodway for street construction will required flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency. A permanent crossing must be constructed prior to start of any work on the subdivision. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. The private entrance gate must be set back to the north to allow three or more cars to wait at the call box without blocking traffic on the arterial street. Width of driveway at the right-of-way is limited to 36 -feet maximum. As proposed the width is 48 -feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. 3 FILE NO.: Z-7668 (Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor- impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Fire hydrant to be relocated off an 8 -inch main. Maintain a 20 -foot gate opening. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PRD for a single-family residential development. The request does not require a change to the Land Use Plan. Master Street Plan: Hinson Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development Goal listed an objective of "Develop Neo -traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependant on automobiles) in areas that have not yet developed. It also listed action statements of 1) "Enforce the construction of sidewalks with all types of development", 2) "Insure that physical continuity of sidewalks so that sidewalks built on the same side of the street connect without gaps and that sidewalks built on opposite sides of the street are connected with ADA accessible crosswalks", 3) "Require developers to install underground utilities in all new subdivisions, and 4) "Require street lighting to be in place in new subdivisions at the time streets are opened. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was present representing the request. Staff stated the proposed development involved the subdivision of 1.85 acres into ten single-family lots. Staff stated the development was proposed as a patio home development with 4 FILE NO.: Z-7668 (Cont. reduced front, side and rear yard setbacks. Staff requested the applicant provide additional information concerning the proposed preliminary plat including the average size of the lots, the minimum lot size, the zoning classification of the abutting properties and the proposed height of the subdivision identification sign. Public Works comments were addressed. Staff stated the development was located in the floodway and a "no rise" study would have to be completed prior to construction. Staff stated the "no rise" also included the placement of drives and culverts within the floodway. Staff stated the crossing over the floodway would be required prior to construction of the homes. Staff also stated the call box did not allow for the stacking of three automobiles as required by ordinance. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the average lot size, the minimum lot size and the zoning classification within the proposed plat boundary. The applicant has not relocated the call box to allow for the stacking of three automobiles and allowing an exit for persons not entering the subdivision. The applicant has indicated the average lot size is 4,484 square feet or 0.10 acres and the minimum lot size is 3,785 square feet or 0.09 acres. The applicant has also indicated the building height will be 12/12 pitch roof with nine foot ceilings on the ground floor. Te proposed development has indicted a no right of vehicular access along the rear lot lines of Lots 6 — 10 and indicated there will be 588.37 linear feet of new private streets to serve the proposed development. The applicant has indicated a single development sign with a maximum height of six feet and a total length of fourteen feet. The sign letters are proposed as six inches. The sign is proposed with brick and rock columns and a pre -cast cap and spheres. Staff is supportive of the applicant's requested signage. The applicant has also indicated the development will be developed with private streets and the development will be a gated community. The fencing along Hinson Road is proposed as an eight foot wrought iron fence and the northern and eastern perimeters will be screened with an eight foot opaque fence. The western perimeter will utilize and existing brick wall in place for security of a subdivision located to the west. The applicant has indicated a zero lot line development. Per the Subdivision Ordinance the applicant has indicated a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. The platted building lines are shown on all sides of each lot for the purposed of delineating the maximum buildable area of each lot and the zero FILE NO.: Z-7668 (Cont.) lot line yard has been specified. The ordinance also requires a minimum lot width of 35 feet and 4,000 square feet in area. Lots 2, 3 and 4 will require a variance to allow a reduced lot area, each containing 3,785.28 square feet. The applicant has indicated patios on each of the proposed units. The applicant has not indicated the patios will be covered thus not requiring the indicated building line to jog around the proposed patio. Should the owners desire to cover the patios in the future a revision to the planned development will be required to encroach into the designated buildable area. The applicant has not relocated the call box to allow for stacking of three automobiles as requested by staff. Staff recommends the applicant relocate the entrance and gate location further into the proposed development to allow for the stacking of automobiles to not cause back-ups onto Hinson Road. The applicant has indicated the floodway will be dedicated to the City. The applicant has also indicated a 25 foot floodway easement adjacent to the floodway to allow for maintenance. To staffs knowledge there are no outstanding issues associated with the proposed request. The applicant is proposing a single-family development at a density of 5.4 units per acre. Single-family per the City's Future Land Use Plan allows development of single-family homes at a density not greater than five units per acre. Although, this is a general guide, staff feels the proposed density is consistent with the allowable densities under this designation. Staff feels the proposed development have should minimal to no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the applicant redesign the entrance and the call box to allow for the stacking of a minimum of three automobiles waiting to enter the development. Staff recommends approval of the requested variance to allow a reduced lot area. PLANNING COMMISSION ACTION: (J U LY 15, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. A NO.: Z-7668 (Co Staff also presented a recommendation the applicant redesign the entrance and the call box to allow for the stacking of a minimum of three automobiles waiting to enter the development. Staff presented a recommendation of approval of the requested variance to allow a reduced lot area. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 July 15, 2004 ITEM NO.: 22 NAME: Chardeau Court Addition Short -form PD -R LOCATION: 12900 Hinson Road DEVELOPER: Rodney Chandler P.O. Box 22021 Little Rock, AR 72221 ENGINEER: Central Arkansas Surveying Company 1012 Autumn Road, Suite 1 Little Rock, AR 72211 AREA: 1.85 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 10 R-2, Single-family District Single-family Residential FILE NO.: Z-7668 FT. NEW STREET: 163 LF PROPOSED USE: Single-family Patio Home Development VARIANCES/WAIVERS REQUESTED: Plat Variances — 1. A variance to allow a reduced lot area for Lots 2, 3 and 4. A. PROPOSAUREQUEST: The proposed property contains 1.85 acres and the applicant proposes to develop the site with ten single-family lots. Chardeau Court is a planned residential development to consist of ten upscale residential patio homes. Proposed homes will contains three bedrooms, great room, two full baths, formal dining, kitchen with breakfast area and attached double garage. All homes will have a French European exterior elevation with an accented decor and feature amenities that are standard for upscale patio homes of this style. Interior July 15, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-7568 amenities include granite slab kitchen countertops, flooring of wood, stone, tile and carpet, marble baths, raised ceilings with stacked crown molding and recessed can lighting to provide elegant interior features. Exterior features include masonry with structural accents and details such as brick on all four sides, precise keystones, brick quoins, arched windows, architectural roof shingles, landscaped lawns with zoysia turf and automatic sprinkler systems. Roof pitch elevations will be a minimum of 12/12 to enhance the aesthetics of the development. The patio homes will have a minimum front setback of eighteen feet and a rear setback of ten feet with wooden privacy fencing planned for each home to promote an upscale environment and enhance street scene. The patio homes in Charadeau Court will range in square footage from 1,600 to 2,500 of heated and cooled space. It is anticipated that homes will sell in the $120.00 to $130.00 per square foot price category. A bill of assurance will be maintained to protect the values of properties in and around Chardeau Court. The entrance to Chardeau Court will be gated with brick columns and wrought iron railing, accent lighting and extensive landscape with substantial green space to promote an appealing environment that compliments the development. Additionally, each individual lawn and all common areas within Chardeau Court will be maintained by Chardeau Property Owners Association. The common maintenance of all the residences in Chardeau Court reinforces the quality that has been planned, and will continue to be stressed throughout the residential development. The applicant is proposing the placement of an eight foot opaque fence along the northern and eastern perimeters of the site and an eight foot wrought iron fence adjacent to the northern creek bed. B. EXISTING CONDITIONS: The site is vacant relatively flat with a major drainage channel running along the southern portion of the site near Hinson Road. There is an unimproved driveway located along the eastern boundary of the site with single-family homes located to the east, north and west of the site. Pleasant Valley Estates Subdivision, a gated subdivision, is located to the west of the site and the Pleasant Valley Subdivision and golf course is located to the north and northeast of the site. Other uses in the area included Pulaski Academy School and the Fellowship Bible Church to the Southeast. A zero lot line subdivision with attached units (in the Chelsea Square Addition) is located to the west of the site and the Carmel Valley Subdivision is located to the northwest of the site. 4 July 15, 2004 SUBDIVISION ITEM NO.: 22 Cont. FILE NO.: Z-7668 C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received several phone call in support of the request from area residents. The Rainwood Cove Neighborhood Association, the Pleasant Valley Property Owners Association, the Hillsborough Property Owners Association, all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Hinson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. For lots located in the floodplain, minimum finish floor elevation must be shown on the plat. 5. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 6. The proposed alteration of the floodway for street construction will required flood map revisions. Obtain conditional approval from Public Works and the Federal Emergency Management Agency. A permanent crossing must be constructed prior to start of any work on the subdivision. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. The private entrance gate must be set back to the north to allow three or more cars to wait at the call box without blocking traffic on the arterial street. Width of driveway at the right-of-way is limited to 36 -feet maximum. As proposed the width is 48 -feet. 3 July 15, 2004 SUBDIVISION ITEM NO.: 22 Cont. FILE NO.: Z-7668 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Fire hydrant to be relocated off an 8 -inch main. Maintain a 20 -foot gate opening. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PRD for a single-family residential development. The request does not require a change to the Land Use Plan. Master Street Plan: Hinson Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development Goal listed an objective of "Develop Neo -traditional neighborhoods (pedestrian and bicycle friendly neighborhoods, which are less dependant on 4 July 15, 2004 SUBDIVISION ITEM NO.: 22 Cont. FILE NO.: Z-7668 automobiles) in areas that have not yet developed. It also listed action statements of 1) "Enforce the construction of sidewalks with all types of development", 2) "Insure that physical continuity of sidewalks so that sidewalks built on the same side of the street connect without gaps and that sidewalks built on opposite sides of the street are connected with ADA accessible crosswalks", 3) "Require developers to install underground utilities in all new subdivisions, and 4) "Require street lighting to be in place in new subdivisions at the time streets are opened. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) The applicant was present representing the request. Staff stated the proposed development involved the subdivision of 1.85 acres into ten single-family lots. Staff stated the development was proposed as a patio home development with reduced front, side and rear yard setbacks. Staff requested the applicant provide additional information concerning the proposed preliminary plat including the average size of the lots, the minimum lot size, the zoning classification of the abutting properties and the proposed height of the subdivision identification sign. Public Works comments were addressed. Staff stated the development was located in the floodway and a "no rise" study would have to be completed prior to construction. Staff stated the "no rise" also included the placement of drives and culverts within the floodway. Staff stated the crossing over the floodway would be required prior to construction of the homes. Staff also stated the call box did not allow for the stacking of three automobiles as required by ordinance. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the average lot size, the minimum lot size and the zoning classification within the proposed plat boundary. The applicant has not relocated the call box to allow for the stacking of three automobiles and allowing an exit for persons not entering the subdivision. The applicant has indicated the average lot size is 4,484 square feet or 0.10 acres and the minimum lot size is 3,785 square feet or 0.09 acres. The applicant has also indicated the building height will be 12/12 pitch roof with nine foot P July 15, 2004 SUBDIVISION ITEM NO.: 22 (C E NO.: Z-7668 ceilings on the ground floor. Te proposed development has indicted a no right of vehicular access along the rear lot lines of Lots 6 — 10 and indicated there will be 588.37 linear feet of new private streets to serve the proposed development. The applicant has indicated a single development sign with a maximum height of six feet and a total length of fourteen feet. The sign letters are proposed as six inches. The sign is proposed with brick and rock columns and a pre -cast cap and spheres. Staff is supportive of the applicant's requested signage. The applicant has also indicated the development will be developed with private streets and the development will be a gated community. The fencing along Hinson Road is proposed as an eight foot wrought iron fence and the northern and eastern perimeters will be screened with an eight foot opaque fence. The western perimeter will utilize and existing brick wall in place for security of a subdivision located to the west. The applicant has indicated a zero lot line development. Per the Subdivision Ordinance the applicant has indicated a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. The platted building lines are shown on all sides of each lot for the purposed of delineating the maximum buildable area of each lot and the zero lot line yard has been specified. The ordinance also requires a minimum lot width of 35 feet and 4,000 square feet in area. Lots 2, 3 and 4 will require a variance to allow a reduced lot area, each containing 3,785.28 square feet. The applicant has indicated patios on each of the proposed units. The applicant has not indicated the patios will be covered thus not requiring the indicated building line to jog around the proposed patio. Should the owners desire to cover the patios in the future a revision to the planned development will be required to encroach into the designated buildable area. The applicant has not relocated the call box to allow for stacking of three automobiles as requested by staff. Staff recommends the applicant relocate the entrance and gate location further into the proposed development to allow for the stacking of automobiles to not cause back-ups onto Hinson Road. The applicant has indicated the floodway will be dedicated to the City. The applicant has also indicated a 25 foot floodway easement adjacent to the floodway to allow for maintenance. To staff's knowledge there are no outstanding issues associated with the proposed request. The applicant is proposing a single-family development at a density of 5.4 units per acre. Single-family per the City's Future Land Use Plan allows development of single-family homes at a density not greater than five units A July 15, 2004 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z - per acre. Although, this is a general guide, staff feels the proposed density is consistent with the allowable densities under this designation. Staff feels the proposed development have should minimal to no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the applicant redesign the entrance and the call box to allow for the stacking of a minimum of three automobiles waiting to enter the development. Staff recommends approval of the requested variance to allow a reduced lot area. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was present representing the request. There were no registered objectors present. 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