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HomeMy WebLinkAboutPacket, DRC PLANNER 12/29/2008 . CITY OF SPRINGFIELD - DEVEeMENT REVIEW COMMITTEE DISTRIBUTION DATE December 29,2008 TO: " I ./ 7 Z ..,/ ~ ::;z V 7 -;7 Z L """7' V V V 7 .....-- --;;:>" v ;7 =? =? 7 7' Current Planning Staff: G. Karp, J. Donovan, Liz Miller M. Metz er, Lissa Davis, L. Pauly, Tara Jones, Andy Limbird, Dave Reesor Steve opkins Molly Mar1<arian C E IV E D .Matt Stouder, Engineering - Public Works Department ~ E .lesBenoy, Engineer Group, EngineeringiPublic Works . Brian Barnett, Traffic EngineerlPE, Public Works Department (agenda only ) .Jon Driscoll, Transportation Planning Engineer, Public Works Department .Gilbert Gordon, Deputy Fire Marshall, Fire & Life Safety Department DEe 292008 Melissa Fechtel, Fire Agenda only . .Pat French, Planner, Willamalane Park and Recreation District S' y"o "1'.,0" n - ,~ -I-- *Tamara Johnson, Springfield Utility Board (Electric) J/I'''- l'o..-u(..LA .Bart McKee, Springfield Utility Board (Water) . Jack Foster, Springfield Utility Board (Energy Conservation) Amy Chinitz, Springfield Utility Board (Drinking Water) Jim Henry, Central Lane Communications 911 (Subdivisions, Street name changes) Dave While, U.S.P.S. (Growth Mgmt. Coordinator) Dave Shore, Northwest Natural Gas (needs full packets for PartitlonslSubdivislons) .Celia Barry, Lane County Transportation Thomas Jeffreys, Emerald People's Utility District (EPUD) Lane County Land Management [Urban Transition Zone] George Ehlers, Lane County'Sanllarian [Urban Transllion Zone] (if applicable) Tim Hanely, Rainbow Water District(. onty if In the North Spfld area) (If applicable) Ralph Johnston, Lane Regional Air Pollution Authority (if applicable) Dale ledyard, Operations Chief, McKenzie Fire District (if applicable) Tom Henerty, Comcast Cable (if applicable) Debbie Crampton, EWEB (electric) (. If In Glenwood) Dick HelgesonlMel Damewood, EWEB (water) (.If In Glenwood) Steve Moe, Glenwood Water District (.If In Glenwood) Bill Grile - Development Services Director (agenda) John Tamulonis, Economic & Community Development Manager (agenda) .Dave Puent. Building Official (agenda) Lisa Hopper, Building Services Representative (agenda) . Greg Ferschweiler, Kellh Miyata, Brian Conlon, PW Dept. (agenda) .Craig Fitzgerald, Maintenance PW Dept George Walker, Environmental Works Dept., (agenda only) Deanna Buckem, Engineering Assistant, Public Works Dept. (agenda) Police Chief, Jerry Smith, Police Department (agenda) *Will Mueller, l TO Norm Palmer, Quest Corporation (agenda Lynn Detering (Stuckrath), ODOT, State Highway Division (agenda) Jeff DeFranco, Springfield School District (agenda) William lewis, Financial Services, Springfield School District ( agenda) Andrea Damewood, Reporter, Eugene Register-Guard (agenda) INCLUDE WEEKLY LAND USE INFO Joe leahy, City Attorney Dennis Ernst, City Surveyor Carole Knapel, PEACEHEAlTHIJUSTICE CENTERlFIRE STATION ITEMS A request for land use action, as described on the aIIached agenda, has been received by the Development Services Office. Specific concerns of your dMsionldepartmenVagency should be addressed. If you have comments or requirements of this proposal, please send them in writing to the assigned planner @ Development Services Department, 225 Fifth Street, Springfield, OR 97477. . If your written comments are not received by Friday, January 9, 2009 specific concerns of your divisionldepartmenVagency will not be addressed unless you attend the meeting on January 13, 2009. The Development Review Committee holds staff review meetings on Tuesday @ 8:00 -10:00 a.m. You should also plan to attend the staff meeting on Tuesday if you have specific concerns so that the Planning representative can discuss them prior to meeting with the applicant. If the Planner feels it is necessary for you to participate in the public meetings he/she willie! you know on Tuesday. . will receive a full packet . . AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET . Conference Room 615 Staff Review: January 13, 2009 @ 8:00 - 9:00 a.m. 1. SITE MODIFICATION MAJOR #DRC2008-00076 BRING RECYCLING 8:00 - 9:00 a.m. Assessor's Map: 17-03-34-44 TL 1500, 1600,2400 Address: 4446 Franklin Blvd Existing Use: Second-Hand RetaiVBldg Salvage Ctr Applicant submitted plans to modify original site plan 2001-07-0143, Phase 2. To demolish a building that is 683 sq ft and renovate a portion of Bldg 4 and Bldg 6, add a trash enclosure, pavers and landscaping. Planner: Steve Hopkins 1 " . ...... City of Spring' .,,,Id .)evelopment Services Department 225 Fifth Street .3pringfield, OR 97477 Site Plan Review Date Received,: DEe 1 9 2008. .' Original SUbmittal . .. . -. A licant Name: J\A!,\ t5 \B.!- Com an: e?ltINCtl lZec C.L-\N~ Address: 4-& f\!..o.~\('I,\N ~W9. A licant'sRe' ,,~. tz.\fPE:. ! Jo\-lN \..AWL\26S Phone: (p81-1010 A1U-I-\\i1bC1S Ix fLANNf:;\Z..S Fax: &e1- O~l'? ~T E?~At'WAY 0iAl1E:. ZOO 12c\M:6Nt.- 012- 011401 Phone: '14-1.t - '.Ion, 11.lt - '1&14- Fax: Address: Owner: ~~INc,.;. IZE:GYCL.Il'JG Phone: Com ail : ~lt\N&I l'Z-eotCL-ING . ., Fax: '.- - . Address: 4+4-~ f(2..~N~N Sou.L€-VA!!-P , b\h\-lW~D, o~ 7#. Qol t] 1..f.g - q ~(14- C\1+o,? ,- <'~4$:: ASSESSOR'S MAP NO: 1l03~++4 TAX LOT NO S':E:> 1500 I 1(P00 1.400 ;'~. Address: rtANKl-IN t;.ow.eVA12.P ,;i~ . ,4~.; Size of Pro e 1.. . eq A~resD Pro osed Name of Pro"ect: PLANeT IMPRoVe:t'I\fNT' Cf$~ - f'l'rA.S;::. 1(: sf , , - - Associated A lications: Si ns: Pre-Sub Case No.: Pj2:E. i Cif-tJDOI'2- Date: Reviewed b Case No.: c2!5D'3 ~ DUO (G Date: I Reviewed b :1)\L-- A Iication Fee: Technical Fee: $ 203.10 Posta e Fee: $ltcO PROJECT NUMBER: P r2-org~ {JJ rs a""I/i<:""rl 1 /1/np. Mnl1v M::Il"'k::liian . 1 of 10 . . . .j December 18, 2008 ..... Date Received: Development Services Department City of Springfield 22 5 Fifth Street . Springfield, Oregon 97477 DEe 1 9 2008 Original Submittal RE: BRING Recycling - Planet Improvement Center (200334/1.3) Type II Site Review Modification Application Project Address: 4446 Franklin Boulevard/McVay Highway Glenwood, Oregon Assessor's Map and Tax lot: 17-03-34-44; Tax Lots 1500, 1600 and 2400 Applicant: . BRING Recycling 4446 Franklin Boulevard Eugene, Oregon 97403 Voice (541) 746-3023 . Fax (541) 726-9894 Attn: Julie Daniel Applicant's Representative: TBG Architects & Planners/lnc 132 East Broadway, Suite 200 Eugene, Oregon 97401 Voice (541) 687-1010 . Fax (541) 687-0625 brippe@tbg-arch.com' Attn: Be n Ri ppe LAND USE REQUEST BRING Recycling (the applicant) is seeking the approval of a Type II Site Plan Modification to the original approved Site Plan Development Agreement dated December 20, 2002 (City File #2001-07-0143). In 2005 a Type II Site Plan Modification to the original Site Review was approved (Development Agreement dated July 15, 2005), which outlined two phases of development. This application is to be reviewed under the Site Plan Review Modifications SDC Section 5.17-145. This proposal is a modification request limited to portions of Phase 2 of the approved Final Site Plan dated December 19, 2002, and Final Site Plan Modification dated March 31, 2005. The specific modifications proposed to Phase 2 include the following: '" ARCH ITECTS & PLANNERS/INC 132 East Broadway Suite 200 Eugene, Oregon 97401 541-687-1010 541-687-0625 Fax 1. The demolition of approximately 683 square feet and renovation of a portion of existing Building 4; plus a 3,375 square foot covered trash enclosure; 2. The demolition of Building 6; 3. The addition of permeable pavers, the increase of impervious surface area and John E. Lawless, AlA the associated additional stormwater facility; P"ndpal James F. Alberson III, AlA Principal Darrelll. Smith, NCARS, FAIA" Principal City of Springfield December 18, 2008 Page 2 of 8 . . . . Date Received: 4. The relocation and replacement of the on-site septic system; 5. The detailing Elf the landscape plan; and 6. The detailing of the electrical plan. DEe 1 9 2008 Original Submittal SITE AND SURROUNDING CHARACTERISTICS The total site area includes Tax Lots 1500, 1600 and 2400 for a total of 2.89 acres, which will be referred to as one site throughout the document. The subject site is zoned Community Commercial (CC) with an Urban Fringe Overlay (UF-1 0). The site is essentially flat with the Southern Pacific Railroad tracks elevated some 25 feet above grade to the south. There are no known easements on the property. The FEMA Flood Insurance Rate Map (#41039C1142 F) identifies the site as being in Zone X (areas of 500-year flooding). FEMA Maps label this as "other flood areas" and not a "special flood hazard area" so there are no flood hazard issues. The area directly surrounding the project site is developed with a mix of residential and commercial uses. The subject site is located on the west side of Franklin Boulevard (McVay Highway), immediately north of the Southern _ Pacific Railroad tracks and trestle bridge crossing the Willamette River. Adjacent uses to the north are commercial (Cash King Liquidators and Six States Distribution, both fronting McVay Highway) and industrial (Valley Tool & Die, fronting Brooklyn Street). To the east are commercial uses (Eye Beam Light Rental and storage warehouses across McVay Highway); to the west are residential uses. Access to the site is via an existing driveway on Franklin Boulevard. Franklin Boulevard is a Major Arterial, under ODOT jurisdiction. The access drive was approved and constructed under ODOT Permit #52782, in accordance with all applicable regu lations. There are no inventoried wetlands or historic resources on the subject site. Existing vegetation consists of the Phase 1 landscaping, including landscape ratios and numbers of trees consistent with the original approved Site Plan Review and 2005 Site Plan Review Modification. APPROVED SITE PLAN REVIEW AND 2005 SITE PLAN REVIEW MODIFICATION GENERAL OVERVIEW The adopted original Site Plan Review and 2005 Site Plan Modification outline two phases including 7 existing buildings, 3 proposed buildings, a covered trash area and associated site infrastructure. (Reference the proposed Site Plan Review Modification Site Plan, Sheet A 1.0 dated December 18, 2008 and the approved 2005 Site Plan Review Modification documents for the Phase 1 and Phase 2 project areas). City of Springfield December 18, 2008 Page 3 of 8 . . Phase 1 The completed Phase 1 includes the remodel of existing Buildings 1, Building 3 and the northeast portion of Building 4 as well as the new construction of Building 7 and Building 8 with associated parking, stormwater retention and bioswale facilities, and site infrastructure. Although included in Phase 1, Building 2 will be constructed when needed in the future. Building 1 is a 2,939 square foot wood-framed office building fronting McVay Highway. Building 3 is the primary retail and sales building totaling about 2,293 square feet. Building 3 includes an existing wood-framed building and a Phase 1 steel building addition. Building 4 serves the function of a receiving and inventory warehouse including the employee break room. It is a wood frame structure totaling about 5,544 square feet. Building 7 is a covered drop-off steel frame canopy for unloading donated items totaling about 3,546 square feet. Building 8 is also an open-sided steel frame building for covered storage totaling about 9,438 square feet. Phase 2 The adopted forthcoming Phase 2 includes the remodel of existing Building 5 and the southwest portion of Building 4, as well as the new construction of Building 10 and a covered trash enclosure with associated employee parking, stormwater retention and bioswale facilities, and site infrastructure. Building 5 is a 2,422 square feet storage building located at the southwest corner of the site. Building 6 is an existing old mobile home scheduled for demolition. Building 10 is an open-sided, prefabricated steel building similar to existing Building 8. Building 10 is primarily designated to provide weather cover for the storage of salvaged materials, with the possibility for a portion of the building to serve as greenhouse storage for plants. TYPE II SITE REVIEW MODIFICATION APPROVAL CRITERIA AND SUPPORTIVE FINDINGS As stated under SDC 5.17-145(0): "The criteria of approval for a Site Plan Modification application shall be in compliance with the applicable standard and/or criteria of approval specified in Section 5.17-125." Criteria of approval for a Site Plan Modification are listed in bold italics and relevant, previously approved, development conditions are listed in italics for reference. A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. There are no proposed changes to the zoning or uses; therefore, the proposed Site Plan Review Modification remains consistent with the original approved Site Plan Review and 2005 Site Plan Review Modification and relevant development code standards. Date Received: DEe 1 9 2008 Original Submittal City of Springfield December 18, 2008 Page 4 of 8 . . B. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works director or a utility provider shall determine capacity issues. With the exception of minor on-site routing changes to the water, sanitary sewer, stormwater management and electrical facilities, there are no proposed changes to the public or private facilities. Therefore, the proposed Site Plan Review Modification remains consistent with the original approved Site Plan Review and. 2005 Site Plan Review Modification and relevant development code standards. Previous Condition - Water As stated in the Conditions of the original Site Review Deveiopment Agreement dated July 15, 2005, "Show on the Final Site Plan the locations of the required fire hydrants and note how fire flow compliance will be accomplished. " Conforming Response: An existing 8" fire line and a 1-1/2" domestic water supply stub out for a Phase 2 future connection under the asphalt just past the boundary between Phases 1 and 2, immediately north of Building 4. Phase 2 lines will connect to the existing lines in order to extend the supply of domestic water to Building 4. A second fire hydrant is proposed for Phase 2 to be located at the northwest corner of the covered trash enclosure, subject to the review and approval of the Fire Marshal. Reference attached Sheet C4.0" SANITARY SEWER, WATER, FIRE & GAS PLAN dated December 18, 2008 for details. Previous Condition - Sanitary Sewer As stated in the Conditions of the original Site' Review Development Agreement dated July 15, 2005, "Show on the Final Site Plan the existing and proposed drain fields or redundant drain field system sites; and connection of the commercial/industrial dumpsters to the drain field and describe the type of pretreatment proposed." Conforming Response: Although the City of Springfield anticipates extending the public sanitary sewer trunk line down McVay Highway or Brooklyn Avenue in the future, there are currently no public sanitary sewer facilities available to serve the development site. Due to the uncertainty regarding when this public facility may be available to serve the subject site, BRING manages all sanitary sewer waste on-site with an approved septic tank and drain field system. Date Received: DEe 1 9 2008 Original SubmittaL___ . . . '\ City of Springfield December 18, 2008 Page 5 of 8 BRING hired Royal Flush Septic who conducted an on-site inspection of the system on. August 11, 2008 and found that the current drain field has failed. Several of the lines have collapsed and/or are plugged. Therefore, the applicant and Royal Flush Septic, working in coordination with the county sanitarian, have determined that a new drain field and septic tank are needed to serve the entire site. The existing Building 6 is proposed to be demolished to provide adequate area for the new septic tank and drain field plus reserve area rather than be used as a caretaker's residence as approved in the original Site Plan Review. The new septic system has been designed to serve the entire site with capacity to last 15-20 years. The county sanitarian has determined and approved that there is sufficient capacity for the proposed on-site sewer and wastewater treatment (septic system construction permit to follow as a deferred attachment). Reference attached Sheet C4.0 - SANITARY SEWER, WATER, FIRE & GAS PLAN dated December 18, 2008 for details. Previous Condition - Electrical As stated in the Conditions of the original Site Review Development Agreement dated July 15, 2005, "Show on the Final Site Plan the relocation of power poles. Submit written correspondence from the SUB Electrical Division that their issues have been addressed." Conforming Response: This proposal removes several existing power poles and modifies the configuration of power lines to Buildings 5, 10 and the adjacent residence across the west property line. Electricity is currently provided to the rear of the site via overhead power lines running along and parallel to the southern property line and the railroad tracks.. Power to Buildings 5 and 6 and the adjacent residence is fed from the overhead line along the south to a utility pole in center of the storage yard. From this pole, overhead lines connect to each building. The proposed modification removes this utility pole, existing overhead lines, and the existing transformers. Power will be rerouted to the existing residence from the west by S.U.B. Reference attached correspondence from Ed Head at S.U.B. dated 12/5/08. Power to Buildings 5 and 10 is provided from the existing meter at Building 3 via underground conduit. Existing conduit was stubbed out underground for future Phase 2 connection. Reference Sheet E1 - SITE PLAN POWER (DEMOLITION) and Sheet E2 - SITE PLAN POWER (NEW WORK) both dated December 18, 2008 and attached fixture cut sheets for demonstrated continued compliance with SDC 4.3-125 and SDC 4.3-135. Stormwater This proposal slightly modifies the location, configuration and size of the bioswale and infiltration basin to accommodate the proposed increase of impervious surface area in Phase 2 (increased from 10,706 square feet to 12,850 square feet) from the original approved .Site Plan Review and 2005 Site Plan Review Modification. Aside from the minor changes to the location, Date Received: DEe 1 9200S. Original Submittal City of Springfield December 18, 2008 Page 6 of 8 . . configuration and size, the stormwater facility remains consistent with the original approved Site Plan Review and 2005 Site Plan Review Modification. Additionally, pervious pavers have been added along the entire west edge of the property and other locations as shown on the drawings for a total of 13,255 square feet. Reference attached Sheet 0.0 - STORM DRAIN PLAN dated December 18, 2008 and Storm Drain Study from Balzhiser & Hubbard Engineers, both dated December 18, 2008 for demonstrated continued compliance with SDC 4.3-110. T raffie The applicant only. proposes an expansion of the covered trash enclosure (approximately 2,080 square feet of roof area). This addition does not affect the original traffic analysis completed by the City of Springfield. Therefore, the proposed Site Plan Review Modification remains consistent with the original approved Site Plan Review and 2005 Site Plan Review Modification and relevant development code standards. C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. The proposed demolition of about 683 square feet and renovation of Building 4 (maintaining the original approved use), the demolition of Building 6, and the expansion of the covered trash enclosure (addition of 2,080 square feet) remain compliant with SDC standards and other applicable regulations, and consistent with the original approved Site Plan Review and 2005 Site Plan Review Modificati.on. The increase in roof area of the trash enclosure is not considered an increase in impervious surface, since the area it extends over was previously shown as asphaltic concrete paving or roof area. This modification application provides more detailed landscape plans consistent with SDC 4.4-105, the original approved Site Plan Review and 2005 Site Plan Review Modification. Landscape screening is provided along the western border of BRING's property adjacent to the residential neighborhood. The fence bordering the residential neighborhood to the west of BRING's property is an existing 6' high chain link fence. Existing, mature arborvitae shrubs planted on both sides of the existing fence have been supplemented with code compliant shrubs to meet the screening requirements. (Reference attached Sheet L 1 - PLANTING PLAN dated December 18, 2008.) Date Received: DEe 1 9 2008 Original Submittal . \ City of Springfield December 18, 2008 Page 7 of 8 . . D. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide. connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified . in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. There are no proposed changes to the parking areas' or ingress-egress points; therefore, the proposed Site Plan Review Modification remains consistent with the original approved Site Plan Review and 2005 Site Plan Review Modification and relevant development code standards. With the exception of the expanded circulation area within the Phase 2 storage yard that will better accommodate emergency vehicles, there are no proposed changes to the on-site vehicular circulation. Consistent with the original approved Site Plan Review and 2005 Site Plan Review Modification, there is no public access to this area of the site and on-site bicycle and pedestrian circulation was met in Phase 1. Three existing hoops provide six bicycle parking spaces under cover near the entry to Building 1. As per the previously approved 2005 Site Plan Review Modification, the Phase 2 employee parking area will accommodate employee's vehicles who remain on site all day. The lot will be accessed mornings and evenings and will not be congested by frequent trips on and off the site. E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their associated riparian areas; wetlands; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. One existing tree (48" dbh maple) is proposed to be removed at the west property line. Per SDC 5.19-110, a Tree Felling Permit is required with the felling of more than 5 trees per calendar year, thus a Tree Felling Permit is not required. There are no proposed changes that impact the physical features of the site, therefore, the proposed Site Plan Review Modification remains consistent with the original approved Site Plan Review and 2005 Site Plan Review Modification. 1 There is no change in use or change to the number of the existing customer parking spaces, with thp R . d' exception that 3 spaces were required to be removed at tne access drive as a condition of OOOT. There ar ate ecelve. 39 existing spaces and Phase 2 will add 10 spaces for a total of 49 parking spaces. The number of spaces to be added in Phase 2 is unchanged from previous applications. DEe 1 9 2008 Original SubmittaL City of Springfield December 18, 2008 Page 8 of 8 . . CONCLUSION The proposed Phase 2 modifications to BRING Recycling's Planet Improvement Center meet or exceed all applicable Site Review criteria. The proposed Building 4 alteration, the demolition of Building 6, the expansion of the covered trash enclosure, the increase of impervious surface area and associated enlargement of the stormwater facility, the relocation and replacement of the on-site septic system, and the detailing of the landscape and electrical plans are consistent with the conditions of the original approved Site Plan Review and 2005 Site Plan Review Modification. The applicant continues to consciously incorporate design elements to enhance the commercial/industrial building aesthetics in the surrounding area and to provide a functional, convenient, educational and safe re-use warehouse use to the community. We appreciate your thoughtful consideration of the project and encourage you to approve the ~equested application for a Type II Site Plan Review Modification as proposed. Si ncerely, 3S~~ Ben Rippe BR/nl cc: Julie Daniel, BRING Recycling Monica Anderson and Don Davey, Ba/zhiser & Hubbard Engineers Carol Schirmer, Schirmer + Associates, LLC Z:\PROJ\200334 Bring\Corresp\Agency\5pringfield\Site Plan Review Modification 2008\Final Submittal 12-18-08\200334-SR Modification Application-200B.doc Date Received: DEe 1 9 2008 Original SubmIttal . . CITY OF SPRINGFIELD VICINITY MAP DRC2008-0007d 4446 Franklin Blvd SITE Map 17-03-34-44 Tax Lot 1500, 1600,2400 North + Date Received: DEe 1 9 2008 Original Submittal .z "' ~ <( ~ N ~ ....J Q.. UJ ,. I- - 'J) N UJ 'J) I 9 " ~ '" II ~ B~ II ~(. ~ -~ . ~~ ~i . o.~ ht t_h~ , , , v <~ \~ N ~ ~ 0. ji I' I I il ~I'I hIli Ii. \~i . C!:: .: r..h~ OJj . :. ~ e I- I .~ ~<( ~ ~ < 1: " ~ " i': ~ ~ U :;-g 5 ~ ~ ~ lJ Z ?:<'l....o~ 0 U'1 1!0I.I.....'7, "" f-::::: e's~[;Q~ ~ UV) cg<n~~_ _= CO~~ ~ ~:;;:; is: -l.U .r:l 0 ll'ltJ"l .Q I Z N lI.I~-- U I-~Z ~ ~ ,2 @ <:5 a 0.. ~. 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