HomeMy WebLinkAbout10/03/2006 Blue Sheet Willow Ridge Custom Lots Preliminary Plat
TOWN COUNCIL
MEETING
INFORMATION
TOWN OF MARANA
MEli:TING DATE: October 3, 2006
AGENDA ITEM:
J.2
TO: MAYOR AND COUNCIL
FROM: Barbara C. Berlin, AICP, Planning Director
SUBJECT: Resolution No. 2006-157: Relating to Development; approving and
authorizing a preliminary plat for Willow Ridge Custom Lots.
DISCUSSION
Reauest
The applicant is requesting a re-subdivision of Blocks D and E of the Willow Ridge Block Plat
for preliminary plat approval of a 35-10t single family subdivision, consisting of lots 1-35 and
common areas. The subdivision is approximately 30.6 acres and located at the southeast comer
ofCortaro Farms Road and Sandy Desert Trail approximately one mile east of Interstate 10.
Background
The Town Council approved a rezoning for the Willow Ridge project on April 20, 2004 by
Ordinance 2004.07. The Town received a successful referendum petition on this rezoning and it
was placed on the September 7, 2004 special election ballot. The Marana citizens voted to
uphold the rezoning. The final block plat was approved by Town Council on September 6,2005
by Resolution 2005-115.
The Planning Commission voted 6-0 (Hestwood excused) on August 30, 2006 to recommend
approval of this plat subject to staff recommended conditions. The Planning Commission also
approved a design exception with the plat to allow for reduced paved area on the internal private
streets as well as a sidewalk on only one side of the roadway.
Zoning and Lot Size
Blocks D and E of the Willow Ridge Block Plat are zoned R-16, which requires all lots to be
16,000 square feet or larger. This plat proposes 35 single-family lots with the smallest lot of
18,520 square feet (lot 10), with an average lot size of27,597 square feet.
Much of this area is covered with vegetation that has a high resource value. To protect and
preserve this vegetation a rezoning condition set grading limits at 10,000 square feet per lot and
are shown on the plat. The area outside of the grading limits will be protected from disturbance
by deed restrictions.
The overall Willow Ridge project (the entire block plat) is to have a total of25% (25.41 acres) of
the site set aside as natural undisturbed open space (NUOS). Willow Ridge Commons, Block A,
contributed 7.79 acres ofNUOS. This plat, the custom lots, is contributing 15.69 acres, leaving
100306 PRV-OSI60 Wilow Ridge Custom Lots PPI
1.93 acres of NUOS to be provided on the remaining blocks. Most of the NUOS on this plat
(14.06 acres) will be located on individual lots and preserved by deed restrictions.
Lots 26 though 30 will be limited to single story construction to comply with a rezomng
condition restricting 2-story homes within 300 feet of Cortaro Farms Road.
Transportation and Parking
Access to the Willow Ridge Custom Lots will be provided off the newly created Sandy Desert
Trail. Lots 1 through 32 will be served by a single entrance near the southwest comer of the
subdivision. There will be an emergency access easement between lots 27 and 28 onto Cortaro
Farms Road. Lots 33, 34 and 35 will have access from a private street off Sandy Desert Trail.
Impact Fees
Per the adopted development agreement, this project is subject to an Open Space, Parks and Trail
impact fee as well as the South Transportation impact fee. The development agreement also
acknowledges a voluntary school improvement contribution fee of $1,200 per new residential
dwelling unit.
Parks and Recreation
Recreational area for Willow Ridge is provided in the previously platted Willow Ridge
Commons. The entire Willow Ridge project is required to provide 30,400 square feet of on-site
recreation area, and provides a total of 35,397 square feet. This custom lot subdivision consists
of only 35 lots and is not required to have a separate on-site park.
ATTACHMENTS
Summary of application, preliminary plat reduction and location map.
RECOMMENDATION
Staff finds that the preliminary plat is in compliance with rezoning ordinance 2004.07, the
Marana Land Development Code, and the Marana General Plan. Staff recommends approval of
this preliminary plat with the following condition:
RECOMMENDED CONDITION OF APPROVAL
1. The Town shall not issue any grading or improvement permits until the Developer has
supplied the Town with an approved 404 Permit.
SUGGESTED MOTION
I move to approve Resolution No. 2006-157.
-2-
100306 PRV-05160 Wilow Ridge Custom Lots PPl
MARANA RESOLUTION NO. 2006-157
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A
PRELIMINARY PLAT FOR WILLOW RIDGE CUSTOM LOTS.
WHEREAS, CPE Development Company, the developer of Willow Ridge Custom lots,
has applied for approval of a resubdivision of Blocks D and E of the Willow Ridge Block Plat
for preliminary plat approval of a 35-1ot single family subdivision, consisting of Lots 1-35 and
Common Areas "A", "B", "C" and "D" on approximately 30.61 acres located at the southwest
comer of Cortaro Farms Road and Sandy Desert Trail, approximately 1 mile east of Interstate 10,
within a portion of Section 25, Township 12South, and Range 12East.
WHEREAS, the Town Council, at their regular meeting on October 3, 2006 has
determined that the Willow Ridge Custom Lots Preliminary Plat should be approved.
NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of
Marana, Arizona, that Willow Ridge Custom Lots Preliminary Plat, a re-subdivision of Blocks D
and E of the Willow Ridge Block Plat for preliminary plat approval of a 35-1ot single family
subdivision, consisting of Lots 1-35 and Common Areas "A", "B", "C" and "D" on
approximately 30.61 acres located at the southwest comer of Cortaro Farms Road and Sandy
Desert Trail, approximately 1 mile east of Interstate 10, within a portion of Section 25, Township
12 South, and Range 12 East is hereby approved with the following condition:
1. The Town shall not issue any grading or improvement permits until the Developer
has supplied the Town with an approved 404 Permit.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona,
this 3rd day of October, 2006.
Mayor ED HONEA
Jocelyn C. Bronson
Town Clerk
APPROVED AS TO FORM:
Frank Cassidy, Town Attorney
Marana Resolution No. 2006-157
~>"
. -,
MARANA
:::~~/ 1-"
TOWN OF MARANA
Planning Department
11555 W. Civic Center Dr. Marana AZ 85653
(520) 382-2600 Fax: (520) 382-2639
PLANNING & ZONING APPLICATION
1..TYPEOF.A:2pJjICA1'ION(CheCI{8~ej'
o Preliminary Plat
o Final Plat
o Development Plan
o Landscape Plan
o Native Plant Permit
Assessor's Parcel Number(s)
Gross Area (Acre/Sq. Ft.)
Development/Project Name
Project Location
Description of Project
Property Owner
Street Address
City
IUC.SON
Contact Person
Applicant
Street Address
City
IVC~
Contact Person
Agent/Representative
Street Address
City
IvC.SON
Contact Person
o General Plan Amendment
o Specific Plan Amendment
o Rezone/Specific Plan
o Significant Land Use Change
o Minor Land Division
o Variance
o Conditional Use Permit
o Other
2.GENE~LDArAR.EQtJiRED
General Plan Designation
To be confirmed b staf
Current Zoning
(To be confirmed by staff)
Proposed Zoning
)Q1-1&-4430, ;UI-J8-4440
3O.fo3Ac.. ',334/ Jq7.87~I=T.
W,ut:JNRJfX:i; CuSTOM l!>,s
?rN of 1\iE. ~E.Y4 of 5t<:. J..5 TIl..S RI1-E
~5 loT 51~ ~'D Dl::mc:HEP HoME.
I I
J...5(n N.1i: N BLVD
State Zip Code
A1- 85110
JON TA"Tt-
C PE Cot-GJLTAN1S L
378 N. MAIf-l AVE.
Zip Code
et;101
...bE. L SH~ 1 R()
C.PE Col'\SuITflNT'S, tic.
37 N. Mftl)J fiVE..
Zip Code Phone Number
Az. 85701
Jcc.L SW~P\Ro
~. 3. AUTHOR.IZA'tIQN OfPR{)F'EE.rY.Q~~E~
Phone\Number
~:~7-740J
State
A 7...
Phone Number
SZD) 545-1001
LDR(O.Co - 3.0 DUtk..)
R-l~
St>ME.
E-Mail Address@
~-+lnoJo.S
es1". he:f
State
W)54S-7OOI
")0) B87~ 740
Jhone Number
(5Ao) -1401
Fax Number E-Mail Address
20) 54s - 7003 Joel. 9'Op~Ro@
PjJone Number
(52.0) 515-70
Cd1
Fax Number
'52D)54S-7D03
Town of Marana
Business License No.
1~77
!, the undersigned, certify that all of the facts set forth in this application are true to the best of my knowledge and that I am either the
owner of the property or that I have been authorized in writing. by the owner to file this application and checklist. (If not owner of
record, attach written authorization from the owner.)
X:\SHARED FILES\Review Checklist\Application.doc
May 2005
C~~ L-d-o Piti/-OS /69:>
[;:::tv'Ti:' P /7VC57 Z <::::<:)'7
/(f( ~/ ~ /2/3o/0-S-
J!iL cJ t:; //;u:lUA- C~l2r
lJ/8/0S
Date
~--~
MARAN A
~/ j"
TOWN OF MARANA
Willow Ridge Custom Lots
Preliminary Plat
Blocks D and E
CASE NO. PRV-05160
CJ.) ~w II II I I I JH
+- ~-1I1 II ,J
(/)
CJ.) 1\ ~l [
u
CJ.)
"0 --~=
"""
~rt<~ c
Sandy Desl ail E I-- f- i--
~
~ i--
I~ortar() i--
l- n -I '"
+- ....11 II....
,,- c
,,\ \ I 1.111 III := II \ >1 Block C I ~ ==------- --==;:::::
U f1 \ III 10 7m mod B I =-c ~~kS D and E I
~ ~~ e 51 \ Wi Bk>d<F
~.~ jlr~~_
I I~ 'I- BlockA ~
I (~.....~ ~.
I II ) J
~
[l I
~~III ~ J ..--- E ~
=~ I--
A II Ii--
=~ T 1 I--
I \ I ~~ Data Disclaimer
The Town of Marana provides this map information "As is" at the request of
the user with the understanding that it is not guaranteed to be accurate,
0 1000 2000 Feij) correct or compiete and conclusions drawn from such information are the
I responsibility of the user.
~ In no event shall The Town of Marana become liable to users of these data,
j,-.. or any other party, for any loss or direct, indirect, special, incidental or -
consequential damages. including but not limited to time, money or
r I I it III goodwill, arising from the use or modification of the data.
-I I I. f-.-j I---JI -11111
REQUEST
Approval of a preliminary plat containing 35 single-family lots
on approximately 30 acres located at the southeast corner of
Cortaro Farms and Sandy Desert Trail Roads.
i
~ I ~ i5
~ ~ t ;Z tt::
. ~ ~ ~ "e B lil E ~~ t;
/! ~ ~ li ~ !M.~ ,. lil uQ! -
li i ~ ~ ~ ~~ ~~ /! ~ ~ ~ ~~ ~
I ! II e li ~ ~3~ ~ i ~ ~ I i~ ~
~ ~/!; I I e~ ~~ · ~ ~ ~ .. ~: In
~~ - ~ e ~ il Ii:"' ~ o;!' ~
II ~ ~~ ! e I~ ~~ ~ ! ~ ~ ~ h i
~ ~s /! "~ ~ ~ g li~ ~a ~ ~ ...: l\i l\i l\i >-
2 ;ti ~ b ~ ~ ~ ~~ ~~ ~ ~ ..
~ ~ ~ ~ ~ ~~~. ~ e
~~ ~ d ~ ~i e e t, ~j /!~ ~ ~ ~
I~~ ~ ~~ ~ ~~ ~ H ~ ~~ ~~ ~ I ~ ~~
>- e~ I ~~I i < /!~ I~ 2~~ ~ ~ i!!if I'l ~
ell g I~ I ~~ ~ ~ e~ ~B~~ e ~ ~ltig~ :0
~ 8 e ~ ~ ~ ~ ~~ ~I ~~ ~ ~ ili "i!! ~ ...
i ~ ~ i~ i~~~ ~ ;j ~~I~u ~ Iti~~i!!~ ~~ '"
8 ~ I ~~ :~ ;~III ~B~ I~Ui ~ ~ 8~~~~ :~~;~
~ ~ ~ il ~! i~~ i ~~ ~~ ~i i1~ ~~ l ~ ~ II: ~ ~~: ~
~; ;;lih~;L~I!;:II~I~1 ~~-~~~I~il~i
~ ! h~ d ihb ~ /!uBhlnn c
<=t~ ~~:f:;;~~~~~~; :8
~
I'"
il
:l! ~
" :j ~ il
Q: ~ {5 ~ ~
~ "': >- ~lil~ ~
!k~ ~~~ ~ ~rj~ ::l ~ ~
:;)~ <:5~ ~ !~:;)~ ~ ~~
~ ~ ~ ~ ~ "' ~ ; ~ :l! ~ II ~ ~ ~ ~ ~ :~ ~ ~
i ~ ~ ~ 8 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 5 ~ ~ ~ i ~~ ~ :
--;::;r::1t ::::it-t:Ol...~ ::>eQ:l~~52:1t :0(
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ i:\ ~ ~~ ~ ~
~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ a ~ h ~ ~
~~ ~
Q ~~ t:J@c>~C3
~",/;).'.~ i"7it'~
~~~~: IWi~;Q.;~ ~ ~ l;l
c 8~ili "';> ~
HmOS 11)1 ~
~ I.J I'.ll<..~ il: ~
~'< I~g~~ ~ ~
~~ -~~~ ~ ~
I- IV) ~ 0 0
~:2 ~~~?5 g: B
I ~~ l<J<:~O
; f~~ ~~~~ I U ;,'
~ ~~~ ~ ~ ~
!E~(\,j~!o.... }
~S~~~~ f
i~~
~SS3
II I I
1 I : I
II I I
I
2'
I
~ : 111ll b
, ~ III ~.
~ ~~ ~
<'i ~ 11'''' '" ;z. ~
s 0 ..... ~~5 ir <::I ~
~ )... (j ~ Q) oGj :r:: ~ 0 .?:. Vl
; ~ ai ~ ~ ~~~ ~~ ~ Yl ~ ep ~ g
~ I ~ 11) I::l ~ () ~::J ~-< ~ <:
~ '" ~ ~ ~ Vi ~ "" ~ "" ~ 0 Vi @
~ "~;;; ~ \11 Vi ~~.. ~ ~ is oi i5 \1
~ ~ g ~~ ~ l{1 ~ l<J ~~ ~ ~~ ~ ~ ~ ~ ~ !5 ~ ~ ~
~ ~ ~ ~; " , /: ~ ~" ~ ii!g Vi ~ ~ t;: ~ ~;:; ~'c '"
~ ~ ~ ~E ~ ~ ~ ~ ~~ ~ ~l\i ~ ~ ~ ~ ~ ~~ ~~ ~
~ ~ ~ ~
'!; ~ u
~ ~ ~ Vl
" jg ili!)i
., ~ ili
o "'
jg '" ~"
13 ~ ~ ~
a: ~~ ~
~ ~H
~ "'~
"'<>
:t:~I~
g~l'l:;:
li:~Sill
~
\:::)
~ I
E-4 ~ 9.1, .....
<~Gj.~~ I
H c:::) ~8~ 'I I..
~ ~ j~ ~ II I ~
<C \..) . ~J~I
Z ~I""
~ ~ ~ r'~i
- "-' <>;< :-
- '~""-
....... l.o.l~-;:: I
~ ..... ~ ~8~ I I
.~~+.'i- I
P:; ("\.a v:., t; I
~......... tr::('~
~
\:::)
~
~
~ ~~.
~. -
~ ~.. r;I
~~
.~ ! 1 111111e'lu..
o091tB tTII~ I:
~:z;~
"'
~ ~ g
iJi ~ ~
- 15 I
.., :::.;: ~
8 O!;J
~ I- ~
~
~i@ 2
~f.1~ Cl.
~':tl
~.~~
~
!; I;~ ~ ~ n~ ~ ~ ~ h ~lll ~ I I;
~ d~ I~ ~ ~~ ~ ~!~ ~ ~~ ~ i~ I ~ ;~~ ~ j I~
~ ~ ~ ~~i I i ~ ~ ~ ~~I ~~ ~ I I!~ i /! ~
~ ~~ w ~ ~~~ I h l ~~ e i e ~~~ I ~ li I J
I i~~ : ~ tl ~I!~ ~ w~U Si~ ~ II>-~:I j ~ I ~!~ I~
~~ ~ I~.. ~Q ~ ~~ >- ~ i1~/! ~ <i ~ ~ ! ig~ a ~ I 69a ~~
~ ~~~ ~ ~ ~ e~ ~ ~~ ~ -e N ~g ~ ~~ ~ ~ li & ~
I ~ ~ ~,! ~ I'I!!!;; ;1 !ll! i ~l! ~! Il!!m!
~i ei~ ~~i;I~~;8i~~ ~illl~~I~ ~~!~ ~eiPS-~~UI:!
d I;! iH~~I;~~~llillll~~~a~l: ihi iib~w~!
i! ii~i~i;liU~:!h!~~ 1~li;j lil~;!~:!hl~
00 W '" Ii !~i!~ II ~:t~ u~! ~i~~I~ ~I~~I~~ i I!~I ~uil~ d
~ d ~
~ -
~ <i~ g
q~
I ~
~ g~;~~ ~ i ~i~~ ~
I~~..- ~ ~ -:!~. ~ ~
: ~~ ~
t' ~ Ii
~ ~ ~ ~
, ~ ~
~ ~~ i ~~
- ~~ ~ g~
iJi, JI~~~~~1 n ;!! I
~ ~ m ~ ~ ~ ~ . !t'~ ~
: Hi~ i~ ~~ ~il:H~ ~
~ h U ~~S~i! ~~~~ a~i ~
~ /!h~ ~U~i8 n~~ 9i L 0;
...;~ ..;':orj :i ......: <IIi
1Ilii2::
~ :! '1.
~ :! ~
~ ~g t;i ~ ;:3:; tQ~
~ ~ gf ~ ;i ~
~ ~ ~ ~ ~
;!: ~ ~l!l "'- !1
~<l~~ ~:l~~~
D.. ~ ~ ~
~ Vi
...
~
~ ~'"
0. 01 \'5
~ ~ ~
- - j..~ 5
Cl "-' "'e 0 "
.!. :i~i ~."~ 1i~
~ "'~:-- ~Pll f
!;l ><::Si<a(j~&,!~~ !
8 ea ~ ~~~:il~l'; ;a
~ ~H~h~~I~~~ ~
~ ~ El ~~. ~ ~ If
~~..,.P l! ~
'" lit: Jljj~lil
c.!. ~~
~~ ~
~ ~ ~
1\ 1\ 1\
~
1\
o
c
o
~
~
~~
fl!
~~
~
~C~g
15 ~.~~lll
~ d~~~
I;t ~lli ~lI')
Gj llJ-;) 0-
Q ~~j~
~II
Iii
J 1111
~.
I~
8 8
~.:.;~; ;
~
~
l;j
~i
",8
.:t~
~o.fi!.)t'" I t;;
3l::~ I ~o....... _ _ _
l:::t I - -z: ~
~~ I 1 ~~e
.!.- I S- Ol <:l
5<:1 1-<1 ~~o:.
/Eo.. i~~ o~
o~ I~J!:i o~~
gai :'1_ iEr..
I :it: ~
I I
I
I
"'
i!~
~~rj
.
~
~
g 1J'
i ~
~
"- ~5
0
~ ~
~n
~ "..
iE ~~.,!.
i?,~~
~?
~~R;~
i~~
(..,0:: b
~
~
tQ
~ ~ ~~
~ "
g . ~ "-
a,- ~
~:2~?~
!3 ?A ~
~
~
~ ~'"'
~ ~ ! -=J
~ ~ ~ ~i~...i ~
.. j:l.,~dpPll g
I ><~i<a~~~~~ ~
~ ~~~alil!i's,,- ~
~ ~~ li~l; i~ ~
f::l~ loP l! ~
j:l., iii. ~~j II
~ ~ ~~
~~ a
~
~
lil
::18
~ -
Q .'
l!! ~
:z: '"
g
~
II)
~
~
~
o
...
~
~
II:
~n
Iii
J IIII
~.
f.S ~
~:g", ~
U",~~tJ i
~ ~g~ ":
~ i....U ~
~ Iil"" ~
lC 66J 6J
b iI
" ~ ~-
~z.~~ "
~ ~
~
a: g
~ !
g "
.. or
t ~
g 1';
"
'" ;..
~
is
~ <>
'" ~ i~i
I< >-'
"'i z
~ I::
~ " i'l
.. ~
!/O '" '"
I ~
~ ~ i'! "..i." ,.
~ '" ~~
"
p~
~ e
~ ~; I~!
~. ~~ ~:J(!l
-I .! Id:J!S
i ~l!; ~"
~ ~~ ~~~
'" ~"' -~I!i
W8 ~I!i' 1il,,1O
3;:x: Qo..g :g~~Vl
~; ~~g ~~R~
)... .~
~ "
~ ~ ~~ l:j ~ ~
8... ~ ~~ (I) ~ ~
~I.u~ ~~ ~l() g e 0
~~H~ ~~ ... ~~ ~
U~~U~ ~ ~H
:t.....c::::z:c -l . 01>: iij
8~~ ~~ !~ ~.~~ II
~ ~ ~ ~~ il5J
~~~:::S
5"" OI-e
i-
~
~
~
0:
;!;
~
~
g b ~ "-
~ >-~
~ ..- "
<l ~~ ~~ I
~ ~ ..,
<> ~
~<<
~ i .=~!
j ~ ~l~,"i ~
1l.~~~PPl:l ~
~:::Si<~j~~~~ ~
~~~~~~il~1; ..,
~~ I~~I;~I ~
~~..l"P 1I "..
1l.Jit: l!ljj il
<::) .!. ..~
~~ l!;
~
~
..
~~ ~
[jto..i 8
.~ ~
~i'l ::'
illP
~g
ie
.
'T~
<>
~. ~~ <'t
"':"'!IilOl.l..O"t
C"l~IOIO'
)1~!O~eI~ ~n
-~ ~6h ",8 l!!."g
~ :t~@~~o ~II
J 1111
~.
~
~
llC
5 ~ ~
15 "~GQ" ~ ,,~
~ ~ 15 ~~~! I;; !;j ~! ~t!2
<5 '" 30~ ~~!2 Q", ~~~c: ~ "' "'~ 15~"
~- ~ ~ ~ ~~l--. "~'i ~ 15 Ciit' ~ !2 I :j 10~ ...,,~
!:;; CI ~ ~... 08 '" ~ ~ ~ Q~ i;l~~" '" " ~o "''''0
1:>"'''''; '" l:i ~ ~ 15 'f" ~8 - ijj g, ~ ~ '" " S1~," Ii!
~'" i3a:l~~ ~ ai ~ ~ o.~~l:. l! \i u u.; I'~~~ fr l:i Q" 515'" ;!
kl ~E;1o.. m ti :z ~ ~s ~ ~ ~ Q ~ '" ~ 2~gu" 3 :;; e <5 i '"
<ll~"<5 "':;; '" "'15 Ii" - "'"" "", "''' ~~'" '-!!;i ~
1:\ S" <0 ~ Ii! 1; ~ ~ Q~ ,- 1(""" ii':!' ~ ~ u~g8 ~ "I;; ~ ~i5 Elo:" "
i "'~! !l: :!!.i EH I 1hi Il!i ;lIl!1e Ii:l ;
o ill; 'i i 1 ! Ill; I !Il!l~ I. >1., 0'" O@"
" b~i~ ~iJ; ffi e ~ ~" 0 i:;J ~ ~ ~ ~ ~ t&
ee e e @lee
....
~:z;~ ~I:!
"~
o
~u
...
€I
~
~
t ~~
: -. ~ '~J..~
~ E-<~d~..~ :\i
~ ~~~~~i>:1~
~ ~~i;~!i~~
J ~~I~~i;~'
"' 1Ol~ ",I> II ~
" g:... ~jj li!
~! ~~
~~ ~
"
H'
Ir
~~I
J~I
:~I
r
~
il
u"
"l"'~.
12 --
.
;I
~ ~ ~
~:z.~ ~ ~
" ~
8
'l
'" ~ e;, I!
~ ~ "lE ~ <L~" \1 _ _
~ '" .....!< "" ~~~ ~ ~ "
~ " :t~ ~ ~ ~"ib 8~ ~
I "I, l '" , ',,': !' i 0 ,
is '" O\";li ~ ~ ~ ": ~ " } ~ ~~'" D; ... ~ "
;, 'II I , ." ! '! .'j "1. i .
I 1 · q , , h I 1;:. iI, I, j;, ,
I ,. ! !: 'I ,., ,'~o '''l'; ,', I
" I !l i I I I I.,~. " II !!,. " ... .
6 ~ ~~ ~ ~ ~ ~ it~ ",Ii' ; ;"~ ~ @ @ l8i.
~ ~~" e e@J e ~ ~
~
e;
<L
~~
is~
~~
::!
~
~
::J
~
e
~
ili
~
is
~
~ ~
~ "
0:
<l;
~ ~f g
~ Eo< ~ iiI:i 1i
~ ;j C dPPl:! ~
l( "'~. -<!j"...~ ~
~ ~~i;~:~~:~~
~ ~ ~ ~i~l; I~ ~
~ ; ~ ~j.p ~ ~~
"'~ll;l;l al
C.!. ..~
~~ is
~~~
"'""oj
%N~
IH
w~
"0
:i g~ ~~
cl ~ ~ i ~~ I m i~1 ! ~ ~ 111l~
~ ~ ~ "k'[I' ~ ~ ~ ~ ~ ~ ~: h~
~ ~i1l", ~ ~ ~ ~ ~ .. 15" ~ E ~,,~ 1;
~ ~"'~~ ~ ~ ~ E >i ~ il:8" - ~ ~i5~ ~~ ~! ;~e
~ E~gi ~ :'I ~ ~ ~ ~~ ~ ~ g t~C: ~g 'ii~ ~15j~ ~
E ga?"~ ~ ~ ~ g :: :: ~~ ~ ~ ~ e",~ ~~ ~o -~&l
!II ~ ~e'5 8 '1 ~ ~ e e :go; 1;;" '" "~I:;",,, :l'~ ~~ ~C:o
l::! ~ ~ns '"~ ~ ~ ., ~ ~ "8 ~~.. ~~ i1J~w ~~ ~~ l51ii1l~ ~
o ~ :"'"'~~ i!i~ i1 g ~ i1 ~i ~~ ~ijj ~ h ~~~ lI'~ ~il' ll:~h ~
~ ~~o .. eon e e e @ ~ ~ ~ ~ ~ ~ 1$ ~ @ ~
;'-l:i8~~:':~~
U):3<i~~ ~~
,,15
~~::
" ~
-t~~
ltw~
..;....'8- ..
116.
.
'0 o~
~~~~ ~:
0",
~
~8
Lu
i5 !"
;q:....
f-..:
':.-~(h
~IO
~..... ~
Q:: ~
G~,-," ~~.
it): . . ~~:
. .... 01 ~ '" ~
L
:s~
~tJ~~~~5~
tQ g t; "-
~ ~ ~~ ..- ~
c"".l '. I
~ ~ .,- ~. ~
" - ...
a: l:; <n ill
~
~ ~.
l;) Vl~ a: fS i g
~ ~8 ~ '4 ~Hl
~~~ J: a ~ ~ lf~:"i ~
~:::J~.~ I
~ ;j~ pf'll ~
~ ~;::;i<~;Jg~~~ ~
~~i ~:ll1~i5...ii
i'l ~ I1l ~~!~~I~ I ~
iil ~k 8
~ -I') '"l :t ~
... ~~ f;l'~..jOf> S ~
~ . . . ",," f>..!l=:1l;j;J
~ ~u ~ <:;).!. "'~
~ ~ ~~ i5
Cl
~ ~ !i:
~~~~ ~ ~
~<nq ...
~ '" ~
~ih ~ n .
~
/,,=:=:~:, \ \.s~~~S~~~\\. \
I.. 'Ji!t,~-.', "" ,\ "
(\':~;.:;';~::~~( ~ \><:<:::<
~!!!I
fIg
..I,
J lid
~.
'"'
~~~'"~~
f~~i~~~
~~
I!' i
~ ~~~
~~ ~~~~
~ '"13 "O~~
~ ~ ~tjol
- ;S~ ;'~:5
. ..
~ ~ @ c ~
- "')..8 "'- 0
~ !;:l~ 'l:! ~>: '"
:L " "'~!Q '" "-
a: ~ bl ~
;1;
~
~ ~~ ~ "
~ o..;j ~ .~J..~
~ f-<:!! ~i~;"r ~~
~ ::S""'d' Pl:l ~
l( j;l, e;;; ~l!...13 8-
~ fg i<~oiil~a :!;
fS iI::'-lili~~l!siel'; ~
~!O:I!i~I lli~g i!:
I ;~~~~;~ ! ~
j;l,....lIl~;:lt
""', <~
~i l!s
~
~
:-
~~
iEi::: VI
.i~ ~
~lij
~
!!
lij
i:j
e
u
"t
>-
!i1
~
~
I
~
~
~
~,;
!i
1il
It:
eo
'"
~~
~~
~I:!
a~
ea
I Ii: "t
i;:i",
~lil
~
..
"
~
~.
~
III
~
~
~
.' ~ ~
CSl.
~I:!
a~ ~iI
~ ~ ~ i"~
q ~ ~ ~ il~!
I J ~1l~1
~.
h
~~
~
8
~