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HomeMy WebLinkAboutOrdinance 2003.27 Amending the land development code by adding title 24 overlay district regulations F. ANN RODRIGUEZ, RECORDER RECORDED BY: ~ 4175 SMARA ~1~,~]] 12/19/2003 TOWN OF MARANA ~.~_~.~'//ORDIN 16 ATTN~ TOWN CLERK 13251 N LON ADAMS RD MAIL MARANA AZ 85653 AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2003.27 DOCKET: 12201 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE MARANA LAND DEVELOPMENT CODE BY ADDING TITLE 24- OVERLAY DISTRICT REGULATIONS AND ADDING SECTION 24.01 SILVERBELL ROAD CORRIDOR OVERLAY DISTRICT, ESTABLISHING THE OVERLAY DISTRICT AND STANDARDS FOR STRUCTURES, LANDSCAPING AND OTHER RvIPROVEMENTS ON PROPERTY WITHIN THE SILVERBELL ROAD CORRIDOR WHICH PROMOTE HIGH QUALITY, INNOVATIVE SITE DESIGN AND SAFE AND EFFICIENT LAND USE AND REPEALING ALL RESOLUTIONS, ORDINANCES, AND RULES OF THE TOWN OF MARANA IN CONFLICT THEREWITH. WHEREAS, the Mayor and Council of the Town of Marana did, on May 14, 1984, approve Ordinance Number 84.04, thereby adopting a Land Development Code (the "Code") for the Town of Marana; and WHEREAS, the Mayor and Council have amended the Code from time to time; and WHEREAS, the Mayor and Council adopted Resolution No. 2001-80 on July 3, 2001, directing staff to examine the commercial corridor system in Continental Ranch along Silverbell Road and develop regulations and an overlay district, in order to minimize the strain on the public infrastructure and maximize the public benefit; and WHEREAS, t he T own Manager formed a n advisory committee, made up of residents, neighborhoods, business interests and Town staff, in order to study the development needs of the area and make recommendations; and WHEREAS, the advisory committee has discussed, drafted and recommended ordinance language for the Silverbell Road Corridor Overlay District that is intended to foster commercial development that is compatible and complimentary with adjacent uses, including residential neighborhoods and promotes a high level of architectural and landscaping excellence through a coordinated set of design principles for buildings, site planning, landscaping and signage; and WHEREAS, the Marana Planning Commission held a public hearing on a request to amend the Marana Land Development Code by adding Title 24 Overlay District Regulations and adding Section 24.01 Silverbell Road Corridor Overlay District on October 29, 2003, and its members voted to reconmaend approval of the proposed amendments to the Town Council by a unanimous vote; and WHEREAS, the Town Council held a public hearing on the request to amend the Marana Land Development Code by adding Title 24 Overlay District Regulations and adding Section 24.01 1 O ! 4 1 MaranaO~inan~ No.2~3.27 Page 1 of 3 _~ Silverbell Road Corridor Overlay District on December 16, 2003, to obtain input f~om town staff and the public on the proposed amendments; and WHEREAS, the Mayor and Council fred that approval of the proposed amendments is in the best interests of the residents and the businesses of the Town of Marana. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town o f Marana, Arizona, as follows: Section 1: Title 24 of the Marana Land Development Code is hereby created, providing for Overlay District Regulations. Section 2: Section 24.01- Silverbell Road Corridor Overlay District is hereby added to that certain document entitled Title 24-Overlay District Regulations of the Marana Land Development Code as presented by staffand the Planning Commission, three copies of which are on file in the office of the Town Clerk of the Town of Marana, Arizona, having been declared a public record by adoption of Resolution No. 2003-154. Section 3: The various t own o ~cers and employees are authorized and directed to perform all acts necessary or desirable to give effect to this Ordinance and portion of the Code. Section 4: All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of t he Council i n c onllict with t he provisions o f t his Ordinance a re hereby repealed, effective as of the effective date of this Ordinance. Section 5: If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the de~ision of any court of competent jurisdiction, such decision shall not affect the validity of the rema'ming portions hereof. 4 I Marana Ordmanee No. 2003.27 Page 2 of 3 PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 16th day of December, 2003. ATTEST: .FORlVh i 2 1 4 1 ? Marana Ordmance No. 2003.27 Page 3 of 3 TITLE 24 OVERLAY DISTRICT REGULATIONS SECTION: 24.01 Silverbell Road Corridor Overlay District 24.01 Silverbell Road Corridor Overlay District A. Purpose The following regulations are hereby established to promote the health, safety, general welfare and the orderly growth of the Silverbell Road corridor; to achieve the goals and objectives of the Marana General Plan; to establish basic standards for structures, landscaping, and other improvements on property within the Silverbell Road corridor which promote high quality, innovative site design, and at the same time encourage efficient land usage; to establish development standards which will encourage capital investment; and to promote the safe flow of traffic. This chapter further seeks to foster commercial development which is oriented to serve the adjacent neighborhoods. This overlay district is intended to provide for specific uses in a planned commercial setting which will be compatible and complimentary with adjacent uses, including nearby residential neighborhoods, and which will promote a high level of architectural and landscaping excellence. More specifically, the creation of this special district shall be encouraged through a coordinatetJ set of design principles for buildings, site planning, landscaping and signage. These principles are intended to guide individual development activities so that they will work together visually. No land use or development within the Silverbell Road Corridor Overlay District boundaries, subject to these regulations, shall be commenced or approved except in conformance with the provisions of this chapter. This chapter shall regulate all land use and development within the overlay district and shall supplement the provisions of the underlying zoning district and/or the applicable specific plans that comprise the area. Page 1 of 29 Marana Land Development Code Title 24 12/08/2003 F. Definitions Certain words used in this Chapter shall be interpreted as defined within this Section or as defined in Chapter 3 of The Marana Land Development Code. ABUTTING: The condition of two (2) adjoining properties having a common property line or boundary, including cases where two (2) or more lots adjoin only corner or corners, but not including cases where adjoining lots are separated by a street or alley.(also see adjacent/adjoining; contiguous). ADJACENT/ADJOINING: The condition of being near to or close to but not necessarily having a common dividing line, i.e., two (2) properties which are separated only by a street or alley shall be considered as adjacent to each other. (also see abutting; contiguous). COMPATIBLE Capable of existing together in harmony and without conflict or ill effects. CONTIGUOUS Next to, abutting, or touching and having a boundary, or portion thereof which is common or coterminous, as distinguished from being adjacent. (also see abutting;adjacent/adjoining. G. Effect of Other Provisions These provisions are intended to supplement the requirements of the underlying 'zoning district or specific plan. If any provision of this Chapter is found to be in conflict with any other provision of the Marana Land Development Code or with any provision of the Continental Ranch Specific Plan, Pima Farms Specific Plan or Pima Farms North Specific Plan, the provision that establishes the higher and/or more restrictive standard shall prevail. H. Design Review Overlay District Established 1. Purpose Page 3 of 29 Marana Land Development Code Title 24 12/08/2003 viewsheds, adjacent streets, pedestrian needs, and parking lot function and safety. a. Compatibility: Examine the functional relationship of the site to its surroundings. Protection of adjacent residential neighborhoods is the Town's primary concern. Particular attention should be given to the location of parking, driveways, outdoor lighting, outdoor use areas and compatibility of uses. Adjoining residential areas should be protected by maintaining a landscape buffer edge and directing building openings away from residential areas; b. Traffic Patterns: Evaluate the separation or integration of vehicular, pedestrian and bicycle traffic patterns. The development of land in cooperation with owners of adjoining properties is encouraged where parking, driveways, plazas and entries can be shared. Pedestrian and vehicular safety should be maximized by carefully siting and limiting the number of driveways; c. Off-Street Parking: Evaluate the arrangement and adequacy of off-street parking facilities and access points. Parking should be safe, easily accessible and not allowed to dominate the entire development. Plant materials should accent and define entries. Large paved areas should be scaled down by introducing different materials. Whenever possible, parking should be located to the rear or side of buildings to provide screening and a strong architectural street edge. Paving materials should be compatible with other on-site materials. Additional specialty paving materials such as tile, brick and exposed aggregate should be introduced where appropriate; d. Loading Areas: The location, arrangement, and dimensions of loading ramps, docks and bays should minimize visual and noise impacts on adjacent residential areas; e. The location of trash receptacles and screening of such. Careful screening of undesirable elements such as loading, trash receptacles, mechanical equipment, etc., is critical; f. The illumination plans and hours of operation; Page 5 of 29 Marana Land Development Code Title 24 12/08/2003 should be used at the perimeter of the parking areas to provide for visual enclosure and screening; and d. The design and utilization of open spaces and trails, if applicable. 3. Site Grading and Drainage: The on-site grading and drainage shall provide slope and soil stabilization, prevent soil erosion, and minimize off-site impact. a. Evaluate plans for soil removal, fill work, soil stabilization, and erosion control; and b. Evaluate plans for plantings, ground covers, or shrubbery as a means to prevent dust, stabilize soils and control erosion. 4. Signage: Commercial signage should provide business identification, minimize clutter and confusion and comply with provisions herein as well as Chapter 16 of the Marana Land Development Code. a. Evaluate the size, location, lighting, and hours of operation of all signs and advertising features to achieve compliance with this chapter. Signage plans for the entire site should indicate how signs will be illuminated, their design and spatial relationship to other site amenities, including buildings. Signage, window designs and awnings are most effective when color coordinated with the building fac;ade. Darker, deeper and brighter colors on these elements create interest on the facade and call attention to windows and doorways; and b. Evaluate the function and maintenance aspects of signs and other advertising features. 5. Utilities: Utility systems should not detract from building or site appearance. The size and location of all service systems should be appropriate and maintainable. a. Electrical and telephone service systems shall be underground; b. Transformers and pad-mounted mechanical and electrical equipment shall be screened. Page 7 of 29 Marana Land Development Code Title 24 12/08/2003 character of the surrounding residential development should be incorporated into the architectural design and materials. Production designs common to fast food restaurants, convenience markets, etc., are strongly discouraged; g. Roofline: Rooflines of buildings on adjacent properties should be considered in the design to avoid clashes in style and materials. All roof materials and colors should complement the primary building material and color; h. Accessory Buildings: Accessory structures and lor additions should utilize the same materials and design as the primary structure; and I. Evaluate compliance of architectural design with the requirements of the appropriate specific plan, when applicable. K. Design Review The application procedures shall be as follows: 1. Applications for Design Review: Applications for a Silverbell Road Corridor Overlay District Design Review of site and building development or alteration shall be presented to the Planning Director in accordance with the criteria listed and set forth in this Chapter. 2. Silverbell Road Corridor Overlay District Design Review: All applications requiring Design Review shall be submitted to the Planning Director for scheduling before the Manager's Design Review Committee. 3. rh-e Planning Director will provide an informal administrative review prior to the submittal to the Manager's Design Review Committee. 4. An applicant may not bypass the Manager's Design Review Committee and present site development proposals directly to the Planning Commission. 5. If the application for Design Review is incomplete, such application shall not be scheduled for consideration before the Page 9 of 29 Marana Land Development Code Title 24 12/08/2003 g. Location of proposed off-street parking and loading facilities; h. Location and dimensions of proposed access points and internal circulation patterns; 1. Location of walls and fences, including height and construction material; J. Exterior lighting plan, including standards and devices; and k. Location and description of all potential sensitive lands on or in the vicinity of the proposed development. 3. Architectural Plans showing: a. Building materials; b. At least four (4) elevations, so that all sides of the development are presented. Perspectives, models or other graphic materials may be submitted at the option of the applicant and the Planning Director; c. Proposed color scheme of the entire building, including roof; d. Site photographs of the site and adjacent properties; e. Color and texture chips of actual sample materials may be submitted at the option of the applicant or as may be required by the Planning Director; f. Scale drawings of all signs showing size, material, text or other graphic symbols, colors and illumination; 4. Landscape Plan, prepared in conformance with Chapter 17 of the Marana Land Development Code, drawn to scale and indicating the following: a. Boundaries, property lines and dimensions; b. Existing trees and vegetation; c. The location and design of areas to be landscaped; Page 11 of29 Marana Land Development Code Title 24 12/08/2003 Director shall provide the applicant with written notice of the Committee's finding. 4. Ratification of the Committee's recommendation by the Town Council: The Design Review Committee's recommendation shall be forwarded, by the Planning Director, to the Town Council for consideration at their earliest meeting, subject to Town Council scheduling procedures. The Town Council shall act to affirm, or reverse, in whole or in part, or modify the Design Review Committee's recommendation. N. Term of Approval Any finding of the Manager's Design Review Committee, pursuant to the provisions of this Chapter, shall lapse and become null and void twelve (12) months following the date which such recommendation was ratified by the Town Council; unless, prior to the expiration date, development is diligently pursued. Upon written request to the Manager's Design Review Committee, containing the reasons thereof, the Committee may grant one extension of time not to exceed an additional six (6) months for the applicant to commence development. O. Modifications After a favorable finding of a design review application, the applicant may request modification(s) to the proposed development plans or conditions. Such request shall be made upon an application form specified by the Manager's Design Review Committee and shall be considered pursuant to the standards set forth in this Chapter. The following modifications shall require a re-evaluation from the Manager's Design Review Committee: 1. Any change that may negatively impact an adjoining residential land use. 2. Any request that in the opinion of the Planning Director would significantly alter the design of the site and/or building(s). 3. A request to change or delete a condition established by the Committee. P. Administrative Approvals Page 13 of 29 Marana Land Development Code Title 24 12/08/2003 Prior to submittal of an application for development within the Silverbell Road Corridor Overlay District, the applicant shall be required to meet with the Planning Director or his/her designee to discuss the proposed project and the requirements of this Chapter as they pertain to the proposed project. The intent of the meeting is to: a. Identify project issues; b. Clarify submittal requirements; and c. Review the development standards for the Silverbell Road Corridor Overlay District prior to making an application. 2. Application Required Subject to a favorable finding by the Manager's Design Review Committee, any application for development within the Silverbell Road Corridor Overlay District is required to be submitted on an official form provided by the Planning Department and accompanied by a fee established by the Town Council. 3. Planning Commission Action Required Upon the completion of the Development Plan Review, applications for development within the Silverbell Road Corridor Overlay District shall be scheduled for action by the Planning and Zoning Commission, subject to the requirements of the underlying Specific Plan or zoning district. The Commission may, if satisfied that all the objectives of the Marana Land Development Code and Town standards have been met, approve the Development Plan, or approve with conditions. If ~he Commission finds that the Development Plan requires revision, the plan may be continued pending revision. s. Use Regulations Purpose: The uses within the Silverbell Road Corridor Overlay District are designed to permit a full range of retail sales, personal, professional and business services required to meet the demands of a developing local market and promote attractive development, an open and pleasant street appearance, and compatibility with adjacent residential areas. The District recognizes certain uses which may be appropriate, but which may have characteristics that, depending on location, design and standards of Page 15 of29 Marana Land Development Code Title 24 12/08/2003 (1) Barber and beauty shop (2) Carpet cleaning establishments ( provided that no on-site cleaning is conducted). (3) Interior decorator (4) Dry cleaning and laundry and garment pressing establishments (non-industrial service to the general public only). (5) Locksmith (6) Parcel packing/mailing service (7) Pet grooming, (provided that no animals shall be kept on the premises overnight) (8) Photography studio, photo finishing (9) Tailor, seamstress (10) Tanning salon g. Repair of: (1) Bicycles (2) Cameras (3) Clocks, watches, jewelry (4) Computers (5) Household appliances (6) Musical instruments (7) Optical goods (8) Radios, televisions and electronics (9) Shoes h. Retail Uses (1) Antique stores (2) Appliance Stores (household or minor) (3) Art stores or galleries (4) Arts and crafts shops (5) Auto parts/supply stores (no installation) (6) Bakery shop, bagel shop (7) Banks, financial institutions and similar uses, provided drive-thru facilities and queuing lines are located a minimum of seventy-five (75) feet from a residential district. (8) Bicycle shops (9) Book Stores (new or used) (10) Camera and photographic supply stores (11) Candy, Nut or confectionary stores (12) Card Stores (13) Carpet and floor covering stores (14) Clothing, apparel or accessory stores Page 17 of 29 Marana Land Development Code Title 24 12/08/2003 (49) Other uses which the Planning Director determines to be similar in nature, function and operation to listed permitted uses. (50) Accessory uses and structures, subordinate, appropriate and incidental to the above permitted uses, including supportive services directly related to and located within the same building as the primary use. Automated Teller Machines (A TMs) are permitted accessory uses provided they are not free standing. 2. Permitted Temporary Uses and Structures The following temporary uses and structures shall be permitted subject to the issuance of a Temporary Use Permit in accordance with Section 09.01.04 of the Marana Land Development Code. a. Contractor's office and/or storage. Temporary structures for the storage of tools and equipment or containing supervisory offices of the minimum necessary in connection with a project on site may be established and maintained only during the progress of active construction under an effective grading, building or other development permit. Such temporary structure(s) shall be immediately removed upon project completion or upon expiration of the applicable permits. b. Holiday tree and pumpkin_sales lots, when maintained between October 15th and December 31stfor a maximum of six weeks from inception. 3. Conditional Uses. The following uses are permitted COhditionally, subject to the provisions of Section 10.10 of the Marana Land Development Code, except that all conditional use permits issued pursuant to this section shall require approval by both the Planning and Zoning Commission and the Town Council: a. Automobile Service Uses, including gasoline service stations, service shops performing minor auto repair, fuel sales, oil change and lubrication shops, muffler shops, auto glass shops, auto detail shops, speedometer shops and tire shops, not to include body repair, painting, major Page 19 of29 Marana Land Development Code Title 24 12/08/2003 4. Prohibited Uses. The following uses are not permitted uses within the Silverbell Road Corridor Overlay District: a. Adult Entertainment Uses; b. Automobile Bodywork and Painting; c. Bowling Alleys; d. Commercial Outdoor Recreation; e. Heavy Equipment and machinery sales or rental; f. Hospitals; g. Industrial uses; h. Kennels, except as permitted in S.1.d.(5); I. Live Entertainment Facilities, including nightclubs which include dancing and music performed by more than 1 musician; j. Major automobile repair facilities, including major engine, mechanical or transmission repair and radiator service; k. Manufactured Home Sales; I. Open air or outside storage uses, including swap meets and storage of inoperable or damaged vehicles, except as permitted in Section S.3.i. and S.3.j.; m. Recreational Vehicle Sales; Ii. Theatres; o. Towing businesses; and p. Warehousing Uses, excepting self-storage facilities T. Performance Standards The following limitations shall apply to the conduct of uses within the Silverbell Road Corridor Overlay District: Page 21 of29 Marana Land Development Code Title 24 12/08/2003 1. General Development Standards. a. The minimum required building setback abutting a street shall be as specified in the underlying specific plan or zoning district. No less than 15 feet of such setback buffer area shall be landscaped and shall remain as open space, free from structures and parking/loading areas. Such setback may include pedestrian walkways, driveways, flag poles, fences, screening walls, etc. b. Minimum side and rear setbacks shall be 10 feet. Such setback buffer area shall be landscaped and shall remain free from structures; however, such setback may include pedestrian walkways, driveways, flag poles, fences, screening walls, etc. Parking and loading shall also be permitted, unless abutting a residential district. c. Transitional Yards. Commercial lots adjacent to a residential district or across a street from a residential district shall require a 25 foot landscape buffer in the side or rear yards adjacent or facing a residential area. Such buffers shall not be used for the purpose of parking, loading, servicing or any other activity. Permanent opaque decorative screening walls six (6) feet in height shall be provided. d. Setback Exceptions. Architectural features such as, but not limited to, eaves, chimneys, bay windows, overhangs, awnings, porches and similar architectural features may encroach into setbacks by no more than four (4) feet, subject to compliance with applicable standards of the Uniform Building Code and Uniform Fire Code. e. Maximum lot coverage shall be per the underlying zoning. f. Maximum building height shall be per the underlying zoning. 2. Landscaping The intent of the Landscaping requirements are to provide corridor residents and businesses with highly attractive landscaping that buffers unwanted views, creates an interesting streetscape, and provides a safe and effective transition between potentially incompatible land uses. In addition, these Page 23 of 29 Marana Land Development Code Title 24 12/08/2003 a. Materials of proposed signs shall be compatible with the related building(s) on the property and shall be approved by the Silverbell Road Corridor Overlay District Manager's Design Review Committee. b. All completed signs must have a high-quality, professional appearance. Sign materials shall be limited to high-quality construction materials such as stone, brick, decorative block, finished wood (painted or stained), finished metal or high-quality plastic. c. Monument, wall mounted and free hanging signboard shall be the approved styles. d. Signage shall be limited to one (1) freestanding sign for each street frontage and one (1) wall sign. In cases where there are multiple tenants, each tenant within the property shall be allowed one (1) wall sign. e. Freestanding signs shall be limited to double-faced, ground-mounted monument style, with proper landscaping in accordance with Section 16-14-4. Freestanding pole signs are prohibited. f. Freestanding signs shall not exceed eight (8) feet in height (from grade to the top of sign) and 40 square feet per side and shall be located in such a manner that will not create a traffic hazard. g. Signage in planned shopping centers shall be limited to one (1) ground-mounted, double-faced monument style sign for each street frontage. Such sign shall not exceed 15 feet in height. The surface of any such sign shall not exceed 100 square feet per exposed surface. Each tenant in the shopping center shall be allowed one wall sign per frontage, with a maximum of two signs. h. Internally illuminated signage is not permitted. Internally lit box signs containing a logo or trademark are permitted on a limited basis within the Overlay district, subject to the approval by the Manager's Design Review Committee. i. External lighting of monument signs shall be concealed and ground mounted. The lighting of wall mounted signs shall be mounted on the building. Page 25 of 29 Marana Land Development Code Title 24 12/08/2003 equipment and supplies needed for the construction of improvements on a site, provided such items are completely removed immediately upon completion of each phase of construction. d. Rooftop and Site Screening. All equipment, such as, but not limited to mechanical, electrical, communications and air conditioning shall be selected and located in a manner consistent with the architecture of the project and shall be screened from view from adjacent properties and public streets. Parapet walls, enclosing walls, louvers and grills shall be used to conceal from view all equipment on site or on the roofs of buildings. Exceptions may be made for equipment that, by nature of simple geometric shape, blends well with the architecture of the project. Satellite dishes and other communications equipment must be integrated with the architecture or screened in an acceptable manner. e. Utilities. All utilities including electric power, telephone, gas and water shall be located underground. Utilities shall be coordinated with landscape plans to ensure proper screening and landscaping around utility vaults, box transformers, etc. 6. Lighting Exterior lighting should be designed as part of the architectural and landscape themes. Site lighting should serve functional, safety and aesthetic purposes. Site and security lighting shall be designed to enhance the quality of the development. Screening of lights from residential areas and glare from traffic areas shall be required. All site lighting shall be in compliance \yith the Marana Outdoor Lighting Code and the following standards listed below: a. Light sources outside the public right-of-way shall be located and arranged to provide good visibility and reflect light away from adjacent residential properties or any streets. b. The location of light fixtures should respond to the anticipated use. Lighting for pedestrian movement shall clearly identify the walkway and emphasize changes in Page 27 of29 Marana Land Development Code Title 24 12/08/2003 reflective coating may be limited), plaster, stucco, wood and cultured stone. c. No masonite, visible asphaltic exterior material, aluminum or steel siding, non-architectural sheet metal or other similar materials shall be used on any building except as a trim material. d. Materials for roofs, eaves and canopies may include tile, fireproof faux wood shakes or metal with standing rib seams. e. Deep eaves, overhangs, canopies and other architectural features that provide shelter from the elements and shade in the summer shall be incorporated in the building whenever feasible. f. Roof-top heating and air conditioning equipment and similar features shall be painted so as to be non-reflective and shall be screened from view. Page 29 of 29 Marana Land Development Code Title 24 12'08/2003 I " "'--'" '>--< ~ ~ - - r ---' - r----' :~<-~ --! ~ " ~--_""':";-~',."". . C"~~---~ -~-- ell I ~ ~ ~ \ ~ ~. I 1-, "'l ~-.- I ,I ", RIVfl' ,,< ---- /' (Flil ~}1'4!' \ , ) :/ / ( lr, ....... ! /~ /~-,( ___ L('~l.'.., '~"'-.. / ", / .... ./ ,/"/ ,/ ( I- I H_I~ -d .. J, "'" . . r......--- , ._- I I I z4p-. ~ .. Jl .g 0 " ~ J 'E- i: .I!J .. ... o,<.J 0 E d oS U " :::i '1:J'~ .... III C l'DQ= & ~ '" & ~a ~ 0 l'D.s= li :::: 't: .ri .Q III .. c iJl1' ,e ~ CP f! .! III 0 ~ !! ~O iii :E: r~ DD~ pC ...... . ~" CI) 3'". . g