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09/08/1983 "':"1 ' ~, " , , .' " :, ' '. ..... r.;J ~.~ :'~ .'} :;','. . , . " , j,'c 'I . / ' ~' , . " ,. I:.... ';r'.< ,1;,\ ; ,,,'., j'.' ;', . ~.. ~" ~." J I' . '.' , :.' , " ' 1":~Q) .. ~~I: ::.:: : '. ' ~.l~: H tliJ,: ' , :~ ~ ". '....: ~'. l' '. ~.' ~ I' :, ~i'~'~:>< "'. . ~~~:': .' : f'~ " , , ;fr~~'.'.~:<: .. ;".', , ,!t~V ':,' ~:I'l" -" -Jr. . ~. { . " 'J.../'~ ~ ' ;i:'~ \: ' {t'~ c i:,',. c ~. . (<:, ' 7':.1 . " '-.~ ~ , \:.: " Lri I ' . .::.t:,~:, ,," . \'(,:' .',' il~~ ' ; " , .. , .. ~:I '.' ~~~\ ' ;x<~ ;,~' " \, /~ "......... I I OFFICIAL M 1 NUT E S RESOURCE DEVBLOPMENT COMMlTI'[!E September 8, 1983 j 'Members Present Elizabeth S. Haescker, Assistant City Manager - Chairman Joseph Molnar, Fire Marshal John Rooks, representing the Public Norks Department ,Roy Ayres, Building Director Art Kader, representing the Parks and Recreation Department Claude Howell, representing the Utilities Department Keith Crm~ford, Traffic Engineering Director David P.,Healey, Planning Director Also Present I, _...ft"'~ ,~,~ // ...- ./ \. Hank ,St ,'Jean, Williams and Walker Don Williams, Williams and Walker Les Smout, Jack Eckerd Corporation Charles Cline, P.E., Cline/NTH, Inc. Emmanuel,Tsavaris, EST,Development , Ed Mazur, Post, Buckley, Schuh & Jernigan, Inc. Nick Zarra, Post, Buckley,'Schuh & Jernigan, Inc. Keith Appenzeller, Post, Buckley, Schuh & Je1~igan, Inc. Ned Helmuth, J. L. Mason of Florida, Inc. The 'meeting h'as called to order by Elizabeth S. Haeseker, Chairman, at 10:05 a.m., , in~the Operations Center Con~erence Room. ,. ~Iinutes, of the meeting of August 11, 1983, were approved as corrected. In order'to provide continuity for research, the items will be listed in agenda order although not discussed in that order. L Jack Eckard Office Building, located at Northwest corner at intersection ' of Starcrest Drive and Cleveland Street. FINAL 'SITE PLAN. Joseph'Molnar ~ No comments. >., , John Rooks ~ See written comments (Attachment 1). Roy Ayres - No comments. Art. Kader - See wrltten comments (Attachment 2). ,Claude Howell - Commented that natural gas was available for this site and the 'dumpster enclosures needed to have a 12 ft. clear opening. ~~:~.>.~~:' .':' '.,:: ~:D~/;:i"...:,;)(~,:'. ',..';",';:,: :,' ,"" L ~ " ~ MOTION: t! ,; :j' ;r.:'~ . .:., . .' " .",-... ',., 1-",) ;~.~::,:'~ .:~. " .... .',' " ~?...' L , ,~I:" " " . .',< ' ..; :, + ,!' , ", . :' AMENDMENT <,TO MOTION: ". ' i. " . , , I} , " ' !', I' ',' j'.., ' \,', .. ,~ ...' . ~ . " ~", f . ~'.;'..'D' . ., ~ ~ , ;",: ,..:...;;' .~;: . t/ " ...., It ~"c. . h', : ~t~< ,i;- ;~{~::;:, :~ ~:!.;:'i-;::.'.:'". ,,:'..:^.', ' ;':,":' . . . ~ . ..', " ; ~ 'I :. ,:.". ...,' .~ t~~:5. ; "': :i, .~'I'<l.' /-- ~........ I' \ Keith Crawford - No comments. David Heatey - Commented the need to identify the off-street londing spaces and the location and size of any signnge on the finol site plnn; approval requires a height variance for the building (the maximum permitted height is 30 ft. and the projected height of the building is 42 ft.); nnd the need to reference the plat identification/lot number under the legal description. pavid Healey moved to recommend approval of the final site plan based upon a finding of this COlmnittee that the plan conforms with the site plan criteria of the Code subject to the following: A. The following changes or notations to be made on the plan prior to its certification: (1) To identify the off-street londing spaces; (2) To identify location and size of any signJ if there is to be one; (3) To identify the proposed extent of the drainage and utility easement over the site. B. Subject to approval of the height variance by the Board of Adjustment and Appeal. Procurement of the initial building permit within six months from the ~pproval of the final site plan and completion of the building within two years from the date of the issuance of the initial building permit. Joseph Molnar seconded the Motion. c. Don Williams questioned whether this Committee could make a recommendation to extend the procurement of,the initial building permit from six months to eight months from the approval of the final site plan. Chairman Haeseker responded that this could be done due to the unique site. Art Kader moved to amend the Motion to extend the procurement of the initial building permit from six months to eight months from the approval of the final . site plan due to this unique site. Amendment was seconded by David Healey and carried unanimously. Motion as amended carried unanimously. 2. La Maison CondominiumsJ located at Northeast corner of intersection of Marine Street and Edgewater Drive. FINAL SITS PLAN. J' Joseph Molnar - No comments. John Rooks - No comments. \\ Roy'Ayres Art Kader Discussed the need ,to show the sidewalk along Edgewater Drive. See written comments (Attachments 3 & 4). 2. .,,',t, ,\',,'. ., ,,' /," -.:>::,:;.i:{ ,..~ ". ,.." '.. .","')' '. , ' , .. ~;,:':,),~~:::-,(< .:": 1;'" ~,,',;,,,:<;,' ,)\"":,,\~~~,,,',~,~:, ' J '.-c ' , I ' ,\ ;J" ,': , ':.)':.~'." ':";, ::;: ':d .' "",' " ..... ': ' . , ::: ~,;i< ;;':,':',:.'?,;'\'\ ~:':':';:I< :",;: :::J~~r\;:;'?,~;;;i~[,:,:;~::!:;;j,,~t!':~;;,,'(11;:':~:1 '. " :~' ".';,"'):.":,':,'",:;,.~..i.,,, ':,;..:,;:"'~,',,,""":\':;'~?'.:,,'::i':,' ':,..,\ ',',', .. ..' ." .. II ' :' : . ,," ~:: .. :,',' " : ,'\:. · . .. .. , ,,:', ': 'I";'//:,'},'; ':" ',:":i.',(,":""l'fi;,;':,;;,?,':.":(,\,,' :~;::,:,":::r!' "', ;';.\:<,:,i::;:.;'~/:>:"";,.,',.-~j,:': ':::'1," , " '.', ",' ,.' , ' ".c'.~.~ "',,, .~,.::. ": ,..,> ".._f':' ,./,.::.<','~I./\:.'.;: "l.. ,"'. ',. , j, l. '<' ',. I " .' :, '", ," <' ,.'..... :<',', t >';. J. ., " .. ',~ ',: ,c~ ~,~ c, J' :', I,' ,', " ",", . ,.' !, : ;. ~ I : 'I ,:'.;:,>'.,.. -' .,,':' ',II- c'"l " ',: ,,' ~ ......-.. , ,., Claude Howell - Commented the need to relocate the dumpster to a site satisfactory to the Sanitation Division and that natural gas was available to the site. Keith Crawford - No comments. " David Boalet - Commented the floor area ratio needs to be ro-figured for ground floor anat c second story, deleting the garages; the drive and parking areas need recalculation; the pool deck area is in the setback and could not be enclosed (thcsecreen enclosure would have to be' behind the setback); the loca- tion and size of any signnge or fencing needs to be included on the plan. , MOTION Emmanuel Tsavnris - Requested an explanation of the impact fce calculation for open space and recreational facility land assessments. Art Kader explained the new parkland dedication ordinances and the open space requirements. David Healey moved to recommend approval of the final site plan based upon the finding of this Committee that the plan conforms with the design guidelines for site plan review, subject to the following: A. The following changes to be mnde on the site plan prior to approval and certification: (1) Identify and label existing sidewalk m\ Edgewater Drive; (2) To relocate the swimming pool consistent with the Code requirements for roM-8 to the area North of the 20 foot private drive; TO'relocate the dumpster to a site satisfactory to the Sanitation Division j ", " ,...:--., :'\",'CJ '.' " ~';.", " , (3) }.:~/ :.: ',Ii",,:. . ~...~. ~ (4) To identify any sign and fencing locations on the site. ':c"'. ',' " , ..,.. ' B. Subject to the following conditions to be attached to the certified site plan: r" ':. 'I (1) Payment 'of recreation land open space fees prior to certification and recreation facility fees at the time of issuance of the building permits. .'.' , '. ?, ~ . . ~ ' Subject to the issuance of the initial building permit within six months from the date of site plan approval and the project to be completed within two years from obtaining the initial building permit. Motion was seconded by Joseph Molnar and carried unanimously. " (2) du " 3. Park Place. Phase I - Preliminary review for City Commission meeting of September 15. 1983. " : b ' . ~':: ,', ,"."i;.,l" '\' "'" ':.,', 'I\~' . PRELIMINARY SITE PLAN) PHASE I. ~: ,\ ," Joseph Molnar - Commented the need for two additional hydrants. :~:" ' . , ~; " ~c~". ; 3. 9/8/83 ,..\- :.::="",'. , . ~ < .: , : ,,'.' ,.' ... , ,~' ,: 1 " ' ' ," - ~ '. ',. ~ ',' ',I", '" '. ' , :' I , ':: ,........... ~ , , , a John Rooks - See written conunents (Attachment 5). Discussed whether a determina- tion hud been made regarding the designation of Park Place Boulevard as n public or private street. Nick Zarro commented that it was going to be a public street in accordance with City standards. Mr. Rooks conuncnted that the City would dis- courage the use of open ditches on the public streot. David Henley - Briefly explained some',of the contents of the Development Order-- if the road was designed and constructed according to specifications satisfactory to the City, the City will then accept the road as a public street; the City will allow medians to be there and the developer would provide insurance and maintenance for the median areas and provide liability insurance to the City with respect to such medians. Nick Zarra commented that as long as the maintenance was guaranteed by someone other than the City~ the City should not have a problem with it. John Rooks commented the storm system was located in an area where the Public Works Department had been having problems (behind a strip store) and the storm system might require a different design. Roy Ayres ~ Questioned the status of the plans and tracts and also questioned whether Park Place Blvd. would be a dedicated street. Nick Zarra responded the developer would at some point like to dedicate the street. Mr. Ayres discussed the need for a six ft. sidewalk on either side of the street. ,/'-.... ':' J '...:-r Art Kader - Discussed the need for a tree survey, the landscaping plans~ and payment of the appropriate parkland dedication requirement impact fees. Claude Howell - Commented on moving the dumpster locations three spaces to the North and the need for more valves around the six story office building. Keith Crawford - Discussed the need for loading spaces for the retail buildings and an adjustment of the medians--the one shown on the plan blocks an intersection. David Healey - Questioned in what phase are the outparcels proposed to be included. Nick Zarra responded that the developer did not want to include the outparcels in Tract I~ which is part of Phase I. Ed Mazur commented that the developer is not going to develop the outparcels themselves--that they have been talking to various lending institutions who do their own designs, etc. Mr. Mazur thought that they would be in Phase I but they may not be. Mr. Healey stated if they were in Phase r, the phase line should be drawn around the outparcels otherwise the developer would have to go back and amend the preliminary plan at the Commission level to entertain site plan apprpval for outparcel number one. Mr. Healey added that it does have a bearing relative to road improvements and corresponding items in the Development Order. '/' Mr. Healey commented the floor area ratio for the retail area is acceptable but the office floor area ratio is a little over--44.4 faT all of Phase I. If it is not needed here~ it may be needed for Tract I of Phase I. Discussion ensued regarding the parking requirements. Mr. Healey stated the total ~-') floor area for the office area was 480~OOO square feet and required 11600 parking ~ spaces. The preliminary site plan indicates 1~349--1eaving a deficiency of 251 spaces. Mr. Healey agreed to recommend to the City Commission that they approve the site plan with the understanding that there is a known deficiency and that the parking deficiency would have to pc made up as the individual final site plans are approved. 4. , ' " , ','~ .' \.' , . ' .... ~. .' " ' . . , " " ' . . ' ~. ,~' '. " .'~.: ;1 :,' ~ .' ," ,-...... '0 Mr. Healey questioned what enduccments the developer would be providing to the site (e.g., pull-off for car pooling, staggered work hours, preferred parking areas, pull-off and drop-off areas, etc.); what amcnties would be provided in tho Plaza A1'en. Mr. Healey stated that this detail should be included on the final site plan. : 'MOTION David Healey moved to recommend approval of the pr<:1iminnry site plnn for Phase I according to the design guidelines of the Ordinance and finding it consistent with the guidelines, subject to the following: A. Changes to be made on the preliminary site plnn before submission to tho City Commission: The construction of the North/South Park Place Boulevard road in a manner consistent with the approval by the Public Works Depart- ment including the curb and gutter section or lack thereof and a provision for maintenance for that section. The delineation of a six foot sidewalk on either side of that street. Obtaining the necessary utility easements over the outparcels. Relocation of the dumpster area as outlined by the Utilities Department. Additional placement and designation of the loading arcas. Adjustment of the medians as outlined by the Traffic Engineer. To incorporate the outparcels in Phase I, if it is their intent to develop them in Phase I. (8) Show the fire hydrants 300 feet apart consistent with the direction' of the Fire Marshal. B. Subject to the following conditions of preliminary site plan approval: (1) The determination and designation of Park Place Boulevard as a public or private street. (2) Subject to the approval of the Public Works Department as to the design of the drainage outfall. (3) Subject to the parking requirements of the Ordinance being met for each final site plan as submitted within Phase I. (4) Subject to the final site plan for Tract I being submitted within six months. Motion was seconded by Joseph Molnar and carried unanimously. 5. 9/8/83 . ',' ,.",~:,~, . ...", .',\' "", ,', ,"",.' '.', . '.',' , "', . t ',',. "",'L"" ',~' .~' ,,-...., ,.,,,....... f"j ..' 4. Re Iat of Parcel 4, Villa e of ntersection of U. S. 19 at Northwest corner PRELIMINARY SUBDIVISION PLAT. Joseph Molnar - No comments. John Rooks - See written comments (Attachment 6.) ~oy Ayres - Questioned the proposed building on the pInt. Mr. Ayres commented that it should be deleted from the final pint. Art Kader - No comments. Claude Howell - Stated utility easement note needs to be expanded to state "A five foot easement is required for both sides of the water lines up to and including fire hydrants and meters.1I Keith Crawford - No comments. .' David Healey - Commented the new lot line must conform to zoning setback require- ments; a letter will suffice stating all zoning setback requirements will be met. Also, need information for cross-parking agreements/easements throughout. Nick Zarra commented that the developer had cross-parking agreements for everyone out there and they are covered in the covenants and restrictions. ", Mr ~~~N , ,.. .1 ... ~......'" John Rooks moved to recommend approval of the preliminary plat based upon the findings of this Committee that the plat conforms with the design guidelines of the Ordinances and finding it consistent with the guidelines, subject to the following: :. 'r ,\,:,< A. That the sanitary easements shown arc to be deleted and a statement added that the sanitary sewer easement will be required only on sanitary lines that are serving two or more lots; those will be the ones that the City will main tain. B. Easement over drainage area of proposed building lot three is to be shown on the plat as being vacated and the vacation document to be shown on the plat. \- ". ,,' f,''c c. The relocation of the 20 foot water line easement be shown on the plat. I, D. An easement required over the North detention area for the outfall serving Enterprise Road be dedicated to the City. E. A five foot easement is required for both sides of the water lines up to and including fire hydrants and meters. F. Ingress/egress access easement for City vehicles for maintenance. , , , ' 'Motit?n was seconded by Joseph Molnar. , ' , ',."(~ ::iMWmNT !'rO: MOTION .'. '. /':.c ' ,:;1,' David Healey moved to amend the Motion to include verification of compliance wi~h zoning setback requirements. , ' r: /. .' Anlendment was seconded by Claude Howell and carried unanimously. ~fotion as amended carried unanimously. ~)J;t'~~:~:' " :' '<::'> ::'2' it':' ',' " ", . It .',',-' ~I~.,";.\.,'"I~, . I.,' " ~~ \ '\ -.''" ~.~:. ',,' "I ~ "\t "1">\' ., . , ..,.-...,,~ ,/""<'''', 5. Tract 63 Countryside (formerly Tracts 63 l\ 64). REVISED PINAL SITE PLAN. o Joseph Molnar - No comments. ,John Rooks - Commented the storm line needs to be relaid. Roy Ayres - Questioned what was being revised. Keith Appenzeller explained that u. S. lIome had n six unit building nnd now they have gone to an eight unit building for a total of six more units on the site. Mr. Ayres commented that handicapped parking requirements meeting State law requirements needed to be provided. Art Kader - See written comments (Attachment 7). Claude Howell - Commented the dumpster locations need to be relocated to the satisfaction of the Sanitation Division. Keith Crawford - Discussed the City's fence ordinance does not permit a 10 ft. fence on the property line for the tennis courts. Keith Appenzeller commented that U. S. Home decided to only install one tennis court and it has been taken off the plan and moved the tall fence back away from Countryside Boulevard. ,~\ , , '. / '~ ,David Healey - Commented Planning's main concern was the location of the tennis courts and would suggest that they be relocated to the existing recreation center area. Mr. Healey stated the setback should be adjusted on the Northern most building to 50 feet from the proposed 'right-of-way line. He also questioned the circulation around the cuI-dc-sac at the Northeast corner--is it two-way or one- way? Keith Appenzeller responded that it was planned for two-way. Mr. Healey commented that access fr~m the site to the adjoining City park should be provided. David Healey moved to recommend' approval of the RPD plan amendment consistent with the requirements of the Code, subject to the following: l. ,::....MOTION , A. Things to be changed prior to the plan going forward: ,', (1) To locate the dumpsters to the satisfaction of the Sanitation Division. .'.l '. i. ' .S, . (2) To relocate the tennis courts to that area adjoining the recreation center. " "I (3) (4) To provide for access from the site to the adjoining City park. To adjust the setback on the Northern most building to 50 feet from the proposed right-of-way line. (5) To adjust the fence at the Curlew Road frontage to meet the setback requirements. B. The conditions of approval of the plan would be that the developer meet on the site with the City Forester to determine the tree preservation and planning matters and the initial building permit be issued within six months from the date of plan approval and the project be completed within two years from obtaining the initial building permit. Motion was seconded by Art Kader and carried unanimously. 7. :--' " ; ...., ".::"'.":'. .::.,: I.'~L':: . '. '~:,",'.," I I I .. " , '. I.'t.,..... ':t':,.: :'.:,',:...:',~'~~ ~...... '- ,- I o 6. Spring Lake, located at Southeast corner of Keene Road and C.R. 34. David Henley comented that absent of the tree survey, the'Committee could not approve this item. The Committee agreed to formally present its concerns of the project. CO~~NITY IMPACT STATEMENT. Joseph Molnar (by John Rooks) ~ No comment. John Rooks - See written comments (Attachment 8). Roy Ayres - No comment. Art Kader No comments. Claude Howell - No comments. Keith Crawford - No comments. '~J David Healey, - Commented that some items which deal with the site plan need clarification: Page 7 references Parcel A is reserved for up to 20 additional units and they are not shown or defined; Also on Page 7 regarding the site density of 6.54 lots per acre is planned--this needs to be adjusted to correspond to the City'S calculations; Exhibit 3 is a contradiction between what is allowed under the covenants and what is ultimately approved as part of the RPD plan; Exhibit 6 describing another project in Orlando illustrates patios--the City cannot allow the patios due to the possibility of the"proposed homeowner enclosing the patio. Mr. Healey stated these issues have to be resolved in order to approve the plan; the CIS needs to be amended accordingly. Mr. Healey recommended to continue consideration of the CIS until the Committee's review of the Final Site Plan. ~i'" /0. :': 1 FINAL SITE PLAN. Joseph,MoInar (by John Rooks) - No comment. :', "c John Rooks - See written comments (Attachment 8). Mr. Rooks commented an easement would be required far the plat beyond the pump station and questioned plans far Parcel A; he stated that Parcel A should go through RDC for approval. ~.: ; Roy Arres - Questioned the notation for building height indicating an average of 21 ft; the 25 ft. maximum would have to be noted an the plan. Mr. ~faZur commented the 25 ft. maximum would be included. Mr. Ayres also questioned an owner having an access easement to maintain property an zero lot lines. Mr. Ayres also stated bedrooms an zero lot lines must have egress. J\Art Kader - Commented the need far recreation easements on the plan for use of the lake. Mr,. Kader questioned the DER jurisdictional limits. Mr. Mazur responded DER wants input on any building in this vegetation area. Mr. Kader questioned the. maintenance of the lake and stated that Parks and Recreation would have to reserve their comments until the City Forester reviews the tree SU1~ey. , " /, , ~ .': :',:0 :. . ,:" . ~).~ . '~', , ;:1 , ., Claude Howell - Conunented the cuI-dc-sac would have to be designed to City standards to accommodate the Sanitation trucks. " , J?~. .,. ~ i/..<" 8. 9/8/83 :., :'~"~'-:":'\':""':"':"~:I'Jjl;'J:~llr~~l,:":":\" ,,~ j':~' ""J ."..... ",~t,",", ',J. ,," '.,,', ,.\ . ',I l....:,j>" '. :,"." ":u~,, , ...-..,. ".-,.....\ () ~ ~ ,tI Keith Crawford - Requested an explanation of what the islands in the driveways '>lcxe going to accomplish. Mr. Crawford stated the 12 it. lane would not accom- modate the garbage trucks and suggested no street parking included in the covenants. :: ~OTION David Ilealey - Expressed the following concerns: the mInImum setbacks; the lack of sidewalks; the depth of the double frontage lots being very shallow (110 ft.); the recreation area is not centrally located to the project; disparities exist between written and graphic setbacks; there arc errors in computations for lot coverage; the roadway extends beyond the DER jurisdictional line; a portion of the upland park site does not belong to the City; and the amount of area involved in both the 100 year and 2S year flood planes. Mr. Healey suggested the following: the main connector street should be a 60 ft. right-of-way with sidewalks which would give greater separation distance along the main artery to the homes; the walled-off area needs to be opened up and made more visible; Virginia right-of-way should be a so ft. half right-of-way; Parcel A needs to be defined or rezoned (e.g. RS-SO); the recreation area needs insert for detail (e.g. location of pool, etc.); and that the respective separate zoning designations be shown on the plan (e.g. AL--Lake, P--Public, RPD 7~, and Parcel A \ ' zoning needs to be clarified). Art K~der - Moved to continue both the CIS and the Final Site Plan. .~ . l' , Claude Howell - Seconded the motion and it was carried unanimously. ;,' ,~. (0 "0 7. Brewton Babcock, parcel West of and adjacent to Tract 90--Countryside. PRELIMINARY SUBDIVISION PLAT. Joseph Molnar ~ No comments. John Rooks - No comments other than the conunents expressed previously by the Public Works Department. Roy Ayres - No comments. Art Kader - Questioned the parkland dedication acreage--35.28 net acreage listed in their letter and the City shows 35.08--which is correct? Keith Appenzeller stated 35.0815 correct. See written Assessment of Open Space/Recreation Impact (Attachment 9). Claude Howell - No comments. Keith Crawford - Suggested extending Stinson Drive West to conncct to the Roddy property. Mr; Crawford questioned why provide one-half,right-of~way for 66th,',~ Street. Keith Appenzeller responded that the half right-of-way would primarily be for the private five acre tract residence South of there. tJ,',o' ~:;' ~', ~., , ....', ' .~',"'" ,~ ' X/"- . ({' \:' , 9. 9/8/83 , " ~~ '. ;"',, . ' ...."""'\ j , roo, . \ i :~~,:. ~:; , < ,~, '> , .. I,',' :; MOTION, I{,..- 0 ,:, - ~ ,~'~., :-Mf~~, .' f~;;::" \, David Healer moved to recommend approval subject to'the extension of Stinson' Drive West to connect to the Roddy property and to adjust the existing street system accoTdingly~ We further recogni~c that this is a less desirable but acceptable method than that preferred which is to extend Meadow Wood Drive. , " ~.~,~ :" Motion was seconded by Keith Crawford and carried unanimously. .~ ~ . .' y< "', ~~:. " Meeting'a~journed at 2:40 p.m. ~.:" ' , ' \1,1 ~. .F c~, "h. . f:?:~':'". . ~Z),:';::>c~ . ' ~\::, ',::'.' ., '.' '. \, , ~l\' , : (;.-:",:' h>, 'i\ '., .. ", ~ }' :,.' (~i>:(;,:>' . , ~j;~:(M;)\, ", ':.. l~fi~~~~~;,~~-gl : ,..., " . ~'" '," .." '~, .. ~~l!f~',';;':,;:> ,~~~:::.~<:.>:, - ,:,,:, ..,:, " ' ~-"".(.o \ " ,.' ~ .",", ',',,' ~t)'1' --' ..'('... , .. '~~:;~~'~~';:.. ~'~," .l :,;.~" ,,>:,:!.:.' :':c. ., .." ~ ,I ':. IJ!~~f,t,.'~;::;,~;r, '. ,:,.:.,..,:...':........ ,.' ,.... ~~ ,,~~ . '.'. iqi.f ...... :, ..1 . 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