Minutes - 2023 - Planning & Zoning - 11/20/2023 - Regular THE CITY OF EAGLE
PLANNING AND ZONING COMMISSION
November 20,2023
Minutes
1. CALL TO ORDER: Meeting called to order at 6:00 p.m.
2. ROLL CALL: Present: WRIGHT, GUERBER, MCAULEY, MCLAUGHLIN, SMITH. Absent:
S'IRIGHT. A quorum is present.
3. CONSENT AGENDA:ALL CONSENT AGENDA ITEMS ARE CONSIDERED ACTION ITEMS.
♦ Consent Agenda items are considered to be routine and are acted on with one motion. There will
be no separate discussion on these items unless the Chairman, a Commissioner, member of City
Staff, or a citizen requests an item to be removed from the Consent Agenda for discussion. Items
removed from the Consent Agenda will be placed on the Regular Agenda in a sequence
determined by the Rules of Order.
♦ Any item on the Consent Agenda that contains written recommendations from the City of Eagle
shall be adopted as part of the Planning & Zoning Commission's Consent Agenda approval
motion unless specifically stated otherwise.
A. Minutes of November 6,2023. (ELL)
B. Findings of Fact and Conclusion of Law for the Approval of RZ-08-23—Rezone from A-R to R-E-
DA—Robert West: Robert West is requesting a rezone from A-R(Agricultural-Residential)to R-E-DA
(Residential-Estates with a development agreement).The 4.95-acre site is located on the east side of
North Beverly Drive approximately 860-feet south of the intersection of West Floating Feather Road
and North Beverly Drive at 950 North Beverly Drive.(MJW)
Mclaughlin moves to approve the consent agenda as presented. Seconded by McCauley.
ALL AYE...MOTION CARRIES.
4. UNFINISHED BUSINESS:None.
5. PUBLIC HEARINGS:ALL PUBLIC HEARING ITEMS ARE CONSIDERED ACTION ITEMS.
A. RZ-06-23—Rezone from C-2 to MU-DA—Regen: Regen,represented by Justin Schwartz, is
requesting a rezone from C-2(General Business District)to MU-DA(Mixed Use with a
development agreement [in lieu of a conditional use permit])for Aspen Pointe Plaza,a
commercial and residential(5-dwelling units [1-triplex and 1-duplex])mixed use
development. The .72-acre site is located on the north side of East State Street approximately
300-feet east of the intersection of South Academy Avenue and East State Street at 1332 and
1442 East State Street. (MJW)
Justin Schwartz,with Regen provides an overview of the application.
Chairmen Wright arrives at 6:12pm.
Schwartz continues with the presentation.
Schwartz responds to questions from the Commission.
City Planner,Micheal Williams,provides an overview of the application.
Planner Williams responds to questions from the Commission.
Chairman Guerber opens the public hearing.
Page 1 of 4
K:\P&Z\MINUTES\Temporary Minutes Work Area\PZ-11-20-21doc
Jay Gibbins, 2002 South Vista, Boise, Idaho. Gibbins supports the application and explains that
the parking, cross access and the sound problem is being worked on.
Gibbins responds to questions from the Commission.
Schwartz responds to questions raised during the public hearing.
Schwartz responds to questions from the Commission.
Chairman Guerber closes the public hearing.
Discussion amongst the Commission.
Wright recommends the denial of RZ-06-23 — Rezone from C-2 to MU-DA — Regen
following conditions for the applicant which would be the four bullet points sited on the
staff recommendations page four of thirteen of the staff analysis. Starting with bullet point
one, proposed development agreement identifying the specific uses to be allowed. Bullet
point two, the revised site plan showing the residential uses removed. Bullet point three,
provide site plan showing the parking and buffer area as designed to be in conformance
with Eagle City Code 8-4-5 and 8-3-3 (D). Bullet point four, the proposed cross access
agreement with the owner of the property located on the east of the proposed element.
Seconded by McLaughlin.ALL AYE...MOTION CARRIES.
B. CU-07-23—Conditional Use Permit for a Restaurant(with drive-through)—Landmark
Pacific Investors,LLC: Landmark Pacific Investors, LLC,represented by Andrew Newell
with BAWCE, is requesting conditional use permit approval for a restaurant(with drive-
through)within a MU-DA(Mixed Use with development agreement)zoning district.The
2.84-acre site is located at the northeast corner of State Highway 44 and West State Street.
(MJW)
Blaine Warner, 4355 West Emerald Street, Boise, Idaho. Warner provides an overview of the
application.
Warner responds to questions from the Commission.
City Planner,Micheal Williams provides an overview of the application.
Planner Williams answers questions from the Commission.
Chairman Wright opens the public hearing.
Jan Weed, 1378 West Yellowstone, Eagle, Idaho. Weeds opposes the application, and expresses
concerns related to the application not being harmonious with the surrounding neighborhoods.
Kay Maffey, 1650 Herford Drive, Eagle, Idaho. Kay opposes the application, and expresses
concerns related to traffic.
Rebecca Fitzpatrick, 1517 West Powder Court, Eagle, Idaho. Fitzpatrick opposes the application,
and expresses concerns related to traffic.
Fitzpatrick responds to questions from the Commission.
Corey Levin, 1179 North Lionshare Place, Eagle, Idaho. Levin opposes the application, and
expresses concerns related to traffic.
Levin responds to questions from the Commission.
Tina Sepulveda, 2173 West South Fork Drive, Eagle, Idaho. Sepulveda opposes the application,
and expresses concerns related to the drive through, noise, and the traffic.
Kenneth Hebert, 2396 West Buckhorn Court, Eagle, Idaho. Hebert expresses concerns about any
multi-story buildings that could possibly go up. He proposed that the drive through be a right turn
Page 2 of 4
KAP&Z\MINUTES\Temporary Minutes Work Area\PZ-11-20-23.doc
only.
Warner responds to questions raised during the hearing.
Chairman Wright closes the public hearing.
Discussion amongst the Commission and staff.
McLaughlin recommends the motions of denial for CU-07-23 — Conditional Use Permit for
a Restaurant (with drive-through) — Landmark Pacific Investors, LLC with the following
caveats if the site-specific conditions on page four, that the drive through portion of
recommendation number one and two be removed and all the other site-specific conditions
and standard conditions be included. Seconded by Guerber.
Discussion amongst the Commission and staff.
McLaughlin withdraws motion.ALL AYE...MOTION CARRIES.
Guerber recommends the approval of CU-07-23 —Conditional Use Permit for a Restaurant
(with drive-through)—Landmark Pacific Investors,LLC as proposed. Seconded by Smith.
Discussion amongst the Commission and staff.
Guerber amends motion to include Planner Williams, verbiage, "The coffee shop with a
drive use through shall be limited to Pad A, shown on conceptual site plan, date stamped
from the City date stamped on May 23,2023. Limit the drive through to a coffee shop, and
change the site-specific condition number two, to add coffee shop to ensure the drive
through is only a coffee shop. Change site specific condition number five, to add Pad C as
part of the Lot Line Adjustment." Seconded by Smith. TWO AYE (GUERBER,
MCCAULEY),THREE NAY(WRIGHT,SMITH,MCLAUGHLIN)...MOTION FAILS.
McLaughlin recommends for denial of CU-07-23—Conditional Use Permit for a Restaurant
(with drive-through) — Landmark Pacific Investors, LLC. Seconded by Smith. THREE
AYE (WRIGHT, SMITH, MCLAUGHLIN), TWO NAY (MCACAULEY, GUERBER)
...MOTION CARRIES.
6. NEW BUSINESS: None.
7. REPORTS:
A. Commission: Smith would like to know if the city code could be hyperlinked in the staff
report.
B. City Attorney:None.
C. Staff: Planner Williams provides an update regarding the items scheduled for the next
Planning and Zoning Commission. McLaughlin won't be in attendance for the next Planning and
Zoning meeting; Smith may leave early.
8. ADJOURNMENT:
Wright moves to adjourn. Seconded by Guerber. ALL AYE...MOTION CARRIES.
Hearing no further business,the Commission meeting adjourned at 8:56 p.m.
Page 3 of 4
K NP&DMINUTES\Temporary Minutes Work AreaTZ-11-20-21doc
7;SUBMI
' :
IL . LOC ,
CLERK OF THMEETING
APPROVED:
TRENT WRIGHT,
CHAIRMAN
AN AUDIO RECORDING OF THIS MEETING IS AVAILABLE FOR DOWNLOAD AT
W W W.CITYOFEAGLE.ORG.
Page 4 of 4
KAP&Z\MINUTES\Temporary Minutes Work Area\PZ-11-20-23.doe
CITY OF EAGLE -PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN-IN SHEET
CU-07-23—Conditional Use Permit for a Restaurant(with drive-through)—Landmark Pacific Investors,
LLC: Landmark Pacific Investors, LLC, represented by Andrew Newell with BAWCE, is requesting
conditional use permit approval for a restaurant (with drive-through) within a MU-DA (Mixed Use with
development agreement) zoning district. The 2.84-acre site is located at the northeast corner of State Highway
44 and West State Street. (MJW)
November 20, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
L r
AJ
/1 r� �, n . k_0 b -6
� r
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN-IN SHEET
RZ-06-23 — Rezone from C-2 to MU-DA — Regen: Regen, represented by Justin Schwartz, is requesting a
rezone from C-2 (General Business District) to MU-DA (Mixed Use with a development agreement [in lieu of
a conditional use permit]) for Aspen Pointe Plaza, a commercial and residential (5- dwelling units [1-triplex
and 1-duplex]) mixed use development. The .72-acre site is located on the north side of East State Street
approximately 300-feet east of the intersection of South Academy Avenue and East State Street at 1332 and
1442 East State Street. (MJW)
November 20,2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
1
t3 2 115. VI _15/ r11
Fr o
I JyS S�SLIY'V,/=iC L�0
Y�C,�3�3i�, �c���vQL✓L /�/
1
OF TNr,
CONDITIONAL USE PERMIT FOR A
.� o RESTAURANT WITH DRIVE-THROUGH)
* * AND RETAIL SALES GENERAL AND
LIMITED)
CU-07-23
Eagle Planning & Zoning Public Hearing
November 20, 2023
City staff: Michael Williams,CFM,Planner III
Phone: 939-0227
E-Mail:
Project Summary
j
Landmark Pacific Investors, LLC, represented by Andrew Newell with
BAWCE is requesting: r
• Conditional use permit approval for a restaurant (with drive-through)
and retail sales (general and limited) within a MU-DA (Mixed Use with
? development agreement) zoning district..
• The 2.84-acre site is located at the northeast corner of State Highway
44 and West State Street.
ti
11/21/2023
FrA Dr
•v,p
G )�
u
5 :sac r
Ilenilne tan31
.y 44
0 450 500 750
3
ter, �•
a
c�
i
3
0 250 500 750 1
4
2
1
Site : '
Plan
.'`i�a ��` "" .i1A •�ti* ice:
i
Site
Plan '
h f
f c
i h
A
w -
.o
11/21/2023
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Mixed Usc MU(Mixed Use with development Vacant property
Existing agreement[in lieu ofa PUDI)
Proposed No Change No Change Restaurant(with drive-through)
Neighborhood Residential R-2-DA-P(Residential with a development Countryside Estates Subdivision
North of site agroemcnt-PUD)
Industrial PS•DA(Public/Scmipublic with a State Highway 44 and Eagle Sewcr
South of site development agreement) District hcadworks
Mixed Use R-9-DA(Residential with a development Proposed Kingfisher Cove Townhomes
East of site agreement[in lieu of a PUDI)(7.38-acre Subdivision(currently under
arcs) construction)
Neighborhood Residential R-2-DA-P(Residential with a development Countryside Estates Subdivision
West of site agreement-PUD)
7
Total Acreage of Site
• I
2.84-acres 1,300-square feet(minimum)
Percentage of Site Devoted to Building Coverage 13% 50%(maximum)
Number of Parking Spaces 31.2% 10%(minimum)
Front Setback 96-spaces 78-spaces
®, 95•fee[ 20-feet(minimum)
60-feet 20-feet(minimum)
8
4
1
._. . . _.
Issues of Special Concern
• A Restaurant (with drive-through) and Retail Sales (General and
Limited) requires a conditional use permit within the MU Mixed Use
q p ( )
zoning district.
• Screening of lanes associated with Restaurant (with drive-through)
use.
• Proposed buildings divided by parcel lines.
• Completion of 10-foot-wide sidewalk located adjacent to State
Highway 44.
ANNOWO-Ok.
A Restaurant (with drive-through) and Retail Sales (General
and Limited) requires a conditional use permit within the MU
(Mixed Use) zoning district.
1. The conditional use permit for the allowance of a coffee shop with a
drive-through (Restaurant [with drive-through]) and Retail Sales
(General and Limited) uses within the MU-DA (Mixed Use with
development agreement) zoning district is approved.
2. The Restaurant (with drive-through) use shall be limited to Pad A as
shown on the Conceptual Site Plan, date stamped by the City on May
23, 2023.
1
f
Screening of lanes associated with Restaurant
(with drive-through) use.
3. The coffee shop with a drive-through (Restaurant [with drive-
through]) shall be designed to include a minimum forty-eight inch
(48") berm (measured from the centerline of the adjacent
roadway), decorative block wall, minimum forty-eight inch (48")
high landscaping, or combination thereof shall be provided adjacent
to the drive-thru lanes or a minimum forty-eight inch (48") grade
separation (measured from the centerline of the adjacent roadway) to
reduce the impact of the vehicles utilizing the drive-through lanes (i.e.
vehicle headlights and vehicle cueing). The berm, wall, or landscaping
shall be reviewed and approved by the Design Review Board and City
Council prior to installation. The berm, wall, or landscaping shall be
installed prior to the issuance of a certificate of occupancy
Proposed buildings divided by parcel lines.
5. The applicant shall submit a lot
line adjustment application to move the
property line (associated with Pad A and
Pad C) to a location where the buildings
will be in conformance with the required
setbacks. The lot line adjustment
applicant shall be reviewed and
approved by the Zoning Administrator
prior to recording the lot line '
adjustment. The applicant shall provide a
copy of the recorded lot line adjustment
prior to issuance of a zoning certificate 111111110111111111
for construction of the building.
1
Completion of 10-foot-wide sidewalk located
adjacent to State Highway 44.
6. The applicant shall submit a ."
landscape plan showing a 10-foot-wide i
sidewalk connecting to the intersection *�
of West State Street and State Highway +
44 and extending to the sidewalk
associated with Kingfisher Cove
Townhomes Subdivision. The landscape f*i
plan shall also show a 5-foot-wide
detached sidewalk located adjacent to
West State Street. The landscape plan +�_...
shall be reviewed and approved by the
Design Review Board and City Council
prior to issuance of a zoning certificate .,,o,■..M. M■ ■■■■■■w�■1
for construction of the first structure
within the site
Planning Commission Recommendation
On November 20, 2023, the Eagle Planning and Zoning
Commission voted (4 to 0, So & So absent) to recommend
appwni,ty! of this application with the conditions of
development provided on page 15 of the Planning and Zoning
Commission Findings of Fact and Conclusions of Law.
11/21/2023
15
End of Presentation
1
I
REZONE FROM C-2 GENERAL BUSINESS
r
. o DISTRICT) TO M U-DA (MIXED USE
H �
* * WITH A DEVELOPMENT AGREEMENT [IN
LIEU OF A CONDITIONAL USE PERMIT
RZ-06-23
Eagle Planning & Zoning Public Hearing
November 20, 2023
City Staff: Michael Williams,CFM,Planner III
Phone: 939-0227
E-Mail:
Project Summary
Regen, represented by Justin Schwartz is requesting:
• A rezone from C-2 (General Business District) to MU-DA (Mixed Use
with a development agreement [in lieu of a conditional use permit])
for a commercial and residential (5-dwelling units [1-tri-plex and 1-
duplex]) mixed use development.
• The .72-acre site is located on the north side of East State Street
approximately 300-feet east of the intersection of South Academy
Avenue and East State Street at 1332 and 1442 East State Street.
1
Vicinity MapAerial
00
Map �.
�b
wa �.
s�
4
Y
11/21/2023
a' t7,/ rnoer�iK errs wOE einwc
L IT
r'
' rau rrrw�ri `
so/
_ 1
t
5
•
3
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Downtown C-2(General Business District) Single-family residence
Existing
No Change MU-DA(Mixed Use with a development Commercial and residential mixed use
E Proposed agreement[in lieu of a conditional use project
permit])
Compact Residential R4(Residential) Single-family residential subdivision
North of site (Empire Estates Subdivision)
SDowntown M-1(Light Industrial District) Equipment rental and sales yard(Tales
South of site Rents)
k
Downtown C-2(General Business District) Automotive washing facility and two(2)
East of site buildings
Dmvnto,vn C-2(General Business District) Office,business and professiorml
West of site (Draftech)
6
3
1
Site Data
SITE DATA PROPOSED REQUIRED
Total Acreage of S(te31,384�quare feet 5,000-square feet(minimum)
Percentage of Site Devoted to Building Coverage
Number of Parking Spaces r
Front Setback20-feet(minimum)
Rear Setback20-feet(minimum)
Side Setback
Issues of Special Concern
• Parking
• Setbacks
• Cross Access
• Proposed buildings divided by parcel lines.
• Completion of 10-foot-wide sidewalk located adjacent to State
Highway 44.
1
Parking Analysis
Proposed: 34—on site parking spaces
Combined Uses Required Total: 40—on site parking spaces
Commercial Building based on uses identified Residential—Dwellin Two-Famil —2 parking
by teapplicant)— 1 250 square-eet 7,146 250 spaces unit — One 1 Dwelling Two-Family =
square eet =29_parking spaces. 4 parking spaces.
• Eagle City Code Section 8-4-5 requires 1 Eagle City Code Section 8-4-5 requires for
parking space per 250-square-feet of office, each Dwelling, Two-Family — For each unit
business and professional uses, retail, personal two (2) parking spaces including one (1)
services, personal improvement, retail, travel coveredd.
services, food and beverage sales, health clubs,spas, and weight reduction salons. Residential — Dwellin Multi Famil — 2.25
parking spaces unit—One 1 D�Nelling Multi-
Family(three [3]/units) =7 parking spaces.
• Eagle City Code Section 8-4-5 requires for
each Dwelling Multi-Family — For each unit
with 2 or more bedrooms - 2 including 1
covered; 0.25 spaces per unit shall be
provided for guest parking. Garages shall not
be used for household storage and shall be
kept available for parking
Eagle City Code Section 8-4-4-3 :
Joint/Collective Parking Facilities
A. Off street parking spaces required by this chapter for any specific
use shall not be considered as providing parking spaces for any
other use except where a joint/collective parking facility has been
approved pursuant to the following:
4. The joint/collective parking facility may be on a site other than
the site where the use is located, but shall be located no further
than that permitted by subsection 8-4-4-1A of this chapter.
1
Eagle City Code Section 8-4-4-3 :
Joint/Collective Parking Facilities
6. The parties concerned in the joint/collective parking facility shall submit
a written agreement in a form to be recorded for such joint/collective
use, approved by the city attorney as to form and content, and such
agreement, when approved as conforming to the provisions of this
chapter, shall be recorded in the office of the county recorder and copies
thereof filed with the zoning administrator prior to issuance of a
building/zoning permit, or prior to issuance of a certificate of occupancy,
whichever occurs first. The agreement shall include:
a. A guarantee that there will be no substantial alteration in the uses
that will create a greater demand for parking;
b. A guarantee among the landowners for access to a use of the
joint/collective parking facility;
Site Data - Setbacks
SITE DATA PROPOSED REQUIRED
Total Acreage of Site
Percentage of Site Devoted to Building Coverage
4.
Number of Parking Spaces
Front Setback
i
Rear Setback
F
Side Setback
' 6
- c
1
Proposed Setbacks
• The proposed commercial building is shown to be 15-feet from the
property line located adjacent to West State Street. The proposed three-
story residential structures are shown 10-feet from the east property line
and 12-feet from the north property line. The setbacks within the MU
(Mixed Use) zoning designation are as follows:
Front 20-feet
Rear 20-feet
Interior Side 7.5-feet (first story) 5-feet (each additional story)
Street Side 20-feet
Maximum Lot Coverage 50%
i
Proposed residential uses
• There are two (2) adjacent properties located east of the subject
site which have a C-2 (General Business District) zoning
designation. Those properties contain an automotive washing
facility, and two (2) buildings which contain office or sales and
limited industrial uses. As proposed, the proposed residential
dwellings located adjacent to the north and east property lines
will not be harmonious and appropriate with the existing
character of the area due to the height and location of the
proposed residential uses.
1
Cross Access and Parking .TM .
..
VADE CROSS
"I 'CT ACCESS DRIVE
■
Cross Access Agreement — 1334 East State
Street ( Draft Tech)
1. 1 The Grantor hereby agrees to
grant, for the purpose of ingress/
egress to East State Street, a CROSS
ACCESS and THROUGH ACCESS
EASEMENT via a twenty-four foot
(24') wide strip of land being the e
drive aisle for the parking lot located
on the east side of the building and
providing ingress/ egress between
the properties of 1332 and 1334 East
State Street. The location of this
cross access easement is specifically
depicted on Exhibit A attached
hereto.
1
Cross Access
DeChambeau Family 1, LLC (Adjacent property
east of the proposed development)
Staff Recommendation
Based upon the information provided to staff to date, staff recommends
denial of the requested rezone as proposed. A favorable recommendation
would be received if the following information is provided:
• A proposed development agreement identifying the specific uses to be
allowed within the development.
• A revised site plan showing the residential uses removed.
• A revised site plan showing the parking and buffer areas designed to be in
conformance with Eagle City Code Section 8-4-5 and 8-3-3(D).
• A proposed cross-access agreement with the owner of property located to
the east of the proposed development
1
Planning Commission Recommendation
On November 20, 2023, the Eagle Planning and Zoning
Commission voted (4 to 0, So & So absent) to recommend
upprovai of this application with the conditions of
development provided on page 15 of the Planning and Zoning
Commission Findings of Fact and Conclusions of Law.
End of Presentation
•
•
Z ••
N
1L�
a:
V' Q a
n W
a = �
Q V V
W 0 Q
Z Z_ W
w
LLJ O n Q
J 2
w
w Z
D W _
Z V N
cv w O V
V N w
Oi � m N Q
0W
U. F- p Z
w Z Z O
Z Uu . . E--
0 w <C
w ix <C 0
a a a j
4 LW
w 0 rn COL
n
Ci
LU
o '- --
CV
(00
�-
IttUJ
--
77
2H
r _
R '^" •A �\
r y -
�f
F
F 4
l�
AL
Lu U
D = -a 0)W
+, LL
y-- J >1
c LLJ to •- ,N .
•+-' X W xwcn OZ0 >1 +�
E � �� � � Z o OQ Q
Z LJ c
� c a�iFW- � U, N0) o .� � U �^ cc
c. � � � � � U •EO o W o •� O
o +� a) p c — Z � 0 (A .
_ ui 00. 0)Lu ru a r c Z a •u�
ca) � - cX co0a- �' O
- -0 V) co Lu v 0 c U U J a
I R 1L •
1 4
i wr,
r.1.
.ai
1 _
r, t'
� r ,
LLI
O N
C
WN Z c� v � � to
� V . ZU �n 'ji NN OV
ZZ •- � N .Q � W -0 � Z - Z
0 — _ �' N O -� N � �W �
Z � '�, � Y �� • � o +j0 � cn0
�o N c V i 0 c N u i Z ~
.-PZ � Nm Q.� � U � � OWix
En ._
wow NW ° o n � c0 � � 0
U Ucn 0. c uw O Z) 0 UtnU
0 0 0
U) 05
za LLa
4 , I--,0 0
IL .Z;gj(
w-i -,
LU LU w OW—cn
M LuLL --t CR
u x w D
in
�Qz z 0
<Q
of
05 F F
Z a Z
0
w LLI
U)0 F- a. 0
Lj Ei tu 0 z
W LU
z U3 a-
0 Z 5 w
w F-
Q)0
W� z
0 cn
CL
U F-
0 wwdmo
C) F-
Al
u
0.
U)
C-f
ci
uj
C',WT.0
Z
Lu W
LU:3
ui0
Z IL V
T w
ml
01
CL a)
0 >
LLI ow 4-J
< z 0 0 0 Ul) 4-J —j z
-0 LLI z c U <0
jaw c
> 4- Lij M LLI
a 0 0 F- -C U F- -0 -T LU 0
LU �- (f) :LJ z
z n ui Lu Z :a CLZ (3)
" C: z
x V)
L 0 > 0
Lu
U) 0 a) 0 ui >1
:t
U0 -0 Ln 0 4-J '- F—
0
(n Qo
tn4- 0 — c 0 0 (1) z
0 a) —J (U 4-J 4-J z u 0
.. c 4-1
7A 0 C
4-J
c Fz- u c o 00
LL 0
c: 0 :3 (U u a z E 0 .2) u 41>)
LU LU -C (o U o
U 0 Z
tn UJ Ln 4J 4-J
14 < T LJJ a > o
0 0 LLJ (U.? LLJ (u
L�- LnCL u LL ix 0 -0 0 th u -0 0 uV) -0 d-
- 4
J 3 •
- I i
LU
LU
Y y r
LU
ui
LU
- -
�I
lap • . \,
Z
- --
Y"
Q � m � � a�
a � � ui
N1— W �+,—J � 4- aW �_ � N to
Uz � � V � OWcn —� O : .
W � ,�' a"'
N aQ O >1� � =_ � O
0 tn 0 U +J Lf) 0 0
'� w w a�iQ Q3 c 0UJ � z O �W U.
O � V) p m Lu a W � 4-
N i Z pb CAW � c �
C 0 Q z N C d LLJ 0 W x
O 3 W a � W LU (1) LLI
i O X 'O (A V) o a) Ui — ADC
:3 � w a� 0 ;+� a� 0 � WV � �
U m m (X -0 cn -aULL m
w �
000
3
0Uw // r
n.W w
4
Lu
j •�i
fw
o
U) ( w
\ w a) U
a ; Q
N x U o° O
U U / w vvwC /l\
ZU (n
U)p U W a-o\\
>> / 3—
W
a W
Z m a
t Z a d
X
0-
w a
ui
+-p � •� E c
V) •- � y-
O N .Q O
i o
U (U V N �•� � Z
O
C_ '� Z
V) .- Q z0 0
�'
0 � u Lij � Q. N Q
� Z = Q.w Uz QZ �: o o- Z
Uw OopwUw a• w c w >- O -0
w o w O > F-
cLLI — LJ L- tnw uau.l � � Q NU
F, wLL O } O (nw Qw 4''
~ � a;
v) � Q +jLL c0 � Q � � Q •� 4- p
uj Jrn ® UQ v�iQ •3 OQ o cx �'
----_I� _ Yid ' LLI
ll
Ltl
ru
I`l 3
• @ t j
oil
L5
o
r '
LL1�-"
r
r'a _
xr
LLI � ill .
_ L
c
W
_ 4-J
4-J L-unc� 4-J U
Lu Z cu a� � �— -0 O p
p >, IpM +' .CLw ' o X
w p 4-JQ c N .a N C
O >1 V2 Q cQ —
Z � � AQF
� . J Q N -a iA 0 Q — �
w '(A CoO wU - Qca� — U
2 +' cn U �
C O ~ � ~ 0
Q = '+J Z
Q - � Qo . � Lwi.. wo ixO .T wwz
p o p � U o V � x � p � n
0) 3 � � � � 0 � a 0) �
� 2 � to VOU * Z .;J MaOUD
T�
;1
■
1'
ti
•
•
W
0 -0 Z +' W
+�
'3 W ? _ -O 4 Q
c Z Q Cw O O L Ec > x : . �
o — :t Q
O
J ,> 0 Q •- LL Q. W
SOW (D 0) VO OW (1) } 00 U42
0 4- � ZZ 0Z o �
� — >, F- 0 •
Q
ZU � V a � o aE LO' > (nnu m m
t
w
y
t � s ,may •
U c O
wi (UC O .N ZLL .N
LL Q. U 4 V c
DOmO (n OV Z o 4 }
m i 0 .._l O Z E- a) .0 N d ® Q
Q � '> a V V (!'! 0 � � WO >
C .- wZ ® pc�i� u 0) aMQ
® � N UwF nu 0 :— ( 0
Z 0 O � O Oa Z V M 'X x Z *� V
—Qi ° O '> U6. V) u UQ n ai 0 � Q
c6 N
O
p Up U N O a) 0 tN0
O Q Z Q.
•oa z a-N U - .N w o 000 LL - O -cQ -oc
—
oU
Oa - Qw u� ui � Q �o
v O � > D -0 U W o 4-j
,
Z c a
Z U U toI- w �
Z 4-0 _ � Eo Z
� Y Z � � 3 }_Inuu Ul f
Uf)
0 W � � W a) O W N a Q i 0 f- � O D Z
( O> - O W
O j
c p N p D V) W cD Z
0-1 W c - d -0
LLJ0 u
t 0u a,
O U c 2 ou .ccn Q c c wU cu —
0 2
��<\
� ���. / \ \
� � � ���� � � \
. : « �,\
. . . §±�t� !
:��� . .
��\, .
. . ���\
�� !
» y±�/y®. .
�
�
- a
�
�
. ?\}���Z \
� ��� \ \
. ��.
\� _ �\$� \
. �
d � : ��yam: �