07SN0232
February 20, 2007 CPC
March 14,2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0232
First Citizens Bank:
Midlothian Magisterial District
Southwest quadrant of Midlothian Tumpik:e and North Woolridge Road
REQUESTS:
I. Rezoning from Neighborhood Business (C-2) and Community Business (C-3) to
Neighborhood Business (C-2).
II. Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
PROPOSED LAND USE:
A bank: with a drive in window is proposed. Exceptions are requested to 1) reduce
setback:s for park:ing and drives from Midlothian Tumpik:e and North Wooldridge
Road and 2) increase the height of the freestanding business identification sign.
With approval of this request, uses permitted by right or with restrictions in the
Neighborhood Business (C-2) and Corporate Office (0-2) Districts would be
permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 5.
STAFF RECOMMENDATION
Request I:
Recommend approval of the rezoning for the following reasons:
Providing a FIRST CHOICE community through excellence in public service
Request II:
A. The proposed zoning and land uses conform to the Midlothian Area
Community Plan which suggests the property is appropriate for village
shopping district uses.
B. The proposed zoning and land uses are representative of, and compatible
with, existing and anticipated area development.
Recommend denial of the Conditional Use Planned Development for the following
reasons:
A. The setback: exceptions along major arterials interrupt the established
development pattern and visual transition from the typical suburban
automobile-oriented development of the Village Fringe to Core of
Midlothian, undermining the integrity of the Midlothian Area Community
Plan in promoting a pedestrian scale and focus for the Village Core.
B. The current sign standards of the Ordinance provide adequate identification
for uses on the property.
C. Approval of this request could encourage other businesses to seek: similar
exceptions.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
PROFFERED CONDITIONS
( CPC)
( CPC)
( CPC)
( CPC)
1.
The Textual Statement dated January 23, 2007 and the Plan prepared by
Kimley-Horn and Associates, Inc. attached as Exhibit A shall be
considered the Master Plan. The orientation of the building and any bank:
drive-through lanes shall substantially conform to the Master Plan. (P)
2.
The public water and wastewater systems shall be used. (U)
3.
With the exception of timbering which has been approved by the Virginia
State Department of Forestry for the purpose of removing dead and
diseased trees, there shall be no timbering until a land disturbance permit
has been obtained from Environmental Engineering and the approved
measures installed. Furthermore, burning shall not be used to clear or
timber the Property. (EE)
4.
A geotechnical report prepared by a consultant who has had previous
mining/geotechnical experience in reclamation of mine shafts, shall be
2
07SN0232-MAR14-BOS
( CPC)
( CPC)
( CPC)
submitted to the Environmental Engineering Department in conjunction
with any site plan submission. Upon review by Environmental
Engineering, or their designee, the report may either be accepted or
revisions requested and, if revisions are requested, resubmitted in the same
manner for review and acceptance by Environmental Engineering, or their
designee. The report shall include, but not be limited to, the following:
a. The location and analysis to include, but not be limited to, type (e.g.,
mine entrance shaft, air vents, unsuccessful exploratory pits, etc.),
size, and depth of any mining pits or tailing heaps;
b. Fill-in/reclamation procedures; setback:s between the perimeter of
any shaft; and any other safety measures intended to protect the
health, safety and welfare of people and structures;
c. The impact of any horizontal shafts on construction and future
health, safety and welfare issues;
d. The location and number of soil borings and depth necessary to
confirm that the building site is not impacted by any horizontal
shafts; and
e. The allowable building envelopes and location based on the
geotechnical recommendations
Development shall comply with the recommendations of the accepted
report. (EE)
5.
All former mining activity shall be filled in/reclaimed under the direction
of a consultant who has had previous mining/geotechnical experience in
reclamation of mine shafts. All reclamation shall be observed by the
geotechnical expert and shall be certified as to compliance with the
recommendations established in the accepted report. Prior to the release of
any building permit, a copy of the certification shall be submitted to
Environmental Engineering. (EE)
6.
At the time of site plan review and approval, conditions may be imposed
to address any identified impacts outlined in the report referenced in
Proffered Condition 4. Any found mining pits or tailing heaps and the
allowable building envelopes as established by the report outlined in
Proffered Condition 4 shall be shown on the site plan. The site plan shall
include a statement that the only pits found on the site are those shown on
the site plan. For those sites where there is no found mining pits or tailing
heaps, the report outlined in Proffered Condition 4 shall confirm that such
information is not necessary. (EE)
7.
The uses permitted on the Property shall be limited to those uses permitted
by right or with restrictions in the Neighborhood Business (C-2) and
Corporate Office (0-2) Districts. (P)
3
07SN0232-MAR14-BOS
( CPC)
( CPC)
( CPC)
( CPC)
( CPC)
( CPC)
( CPC)
8.
9.
The developer shall be responsible for notifying by registered, certified or
first class mail, the last lrnown representative on file with the Planning
Department of the Volunteer Village Coalition of Midlothian of any site
plan. Such notification shall occur as soon as practical, but in no event less
than twenty-one (21) days prior to approval or disapproval of the plan.
The developer shall provide a copy of the notification letter(s) to the
Planning Department. (P)
Provided the monthly electric service is paid through the street light
program, the developer shall be responsible for installation of decorative
street lighting similar in design to the light fixture specified in The
Midlothian Village Technical Manual shall be provided along all public
roads adjacent to the site. Spacing shall be approximately seventy-five
(75) feet on center. All on-site freestanding street light fixtures shall be
compatible with the aforementioned street lights. (P)
10.
Landscaping shall substantially conform to the Landscaping Plan attached
as Exhibit B. Any material deviation from Exhibit B shall be submitted to
and approved by the Planning Commission at time of site plan review.
Landscaping located between any public road and fence or wall shall be
irrigated. (P)
11.
The architectural style of any building shall be classical revival and shall
be generally consistent with Exhibit C. Provided further, the high-pitched
roof of any building shall be slate and the exterior walls of the building
shall be constructed predominantly of brick:. (P)
12.
A decorative metal fence, with a brick: wall generally located at the
intersection of Midlothian Turnpik:e and North Woolridge Road as shown
on Exhibit A, shall be constructed along Midlothian Turnpik:e and North
Woolridge Road on the Property from the Property's access to Midlothian
Turnpik:e to the Property's access to North Woolridge Road. Any wall
shall not exceed four (4) feet in height and shall be constructed with a
gate. The fence and wall shall have brick: piers with concrete caps. (P)
13.
Direct access from the Property to Route 60 shall be limited to one (1)
entrance/exit, generally located at the western property line. The exact
location of this access shall be approved by the Transportation
Department. Prior to any site plan approval, an access easement,
acceptable to the Transportation Department, shall be recorded across the
Property to provide shared use of this access with adjacent parcels to the
west. (T)
14.
Direct access from the Property to North Woolridge Road shall be limited
to one (1) entrance/exit and shall be generally at or near the southern
property line. The exact location of this access shall be approved by the
4
07SN0232-MAR14-BOS
( CPC)
( CPC)
( CPC)
( CPC)
Location:
Transportation Department. Prior to any site plan approval, access
easements, acceptable to the Transportation Department, shall be recorded
across the Property to provide shared use of these accesses with adjacent
parcels. (T)
15.
Prior to the issuance of any certificates of occupancy, the developer shall
construct additional pavement along the southbound lanes of North
Woolridge Road to provide a right turn lane at the approved access and
dedicate any additional right-of-way (or easements) required for these
improvements to Chesterfield County, free and unrestricted. (T)
16.
With the exception of bank: uses and uses permitted by right or with
restrictions in the Corporate Office (0-2) District, no use shall be open to
the public between 12 midnight and 6:00 a.m. (P)
17.
Sidewalk:s with a minimum width of five (5) feet shall be provided along
Midlothian Turnpik:e and North Woolridge Road. Along Midlothian
Turnpik:e there shall be a minimum five (5) foot wide grassy strip between
the back: of curb and the sidewalk:. A similar minimum five (5) foot grassy
strip from the back: of curb to the sidewalk: shall lik:ewise be provided
along North Woolridge Road from Midlothian Turnpik:e south to the
Property's access to North Woolridge Road. Location of sidewalk:s along
Midlothian Turnpik:e and North Woolridge Road shall be consistent with
the Master Plan. (T and P)
18.
At least one (1) brick: patio contaInIng fifty (50) square feet shall be
constructed adjacent to any Bank: building on the Property. Provided,
however, landscaping beds may be interspersed within the patio(s). (P)
GENERAL INFORMATION
Southwest quadrant of Midlothian Turnpik:e and North Woolridge Road. Tax ID 732-707-
0433.
Existing Zoning:
Size:
C-2 and C-3 with Conditional Use Planned Development
2.8 acres
5
07SN0232-MAR14-BOS
Existing Land Use:
Commercial
Adiacent Zoning and Land Use:
North - C- 3; Commercial
South - 0-2; Vacant
East - C- 2 and C- 3; Commercial or vacant
West - R-7 and C-2; Commercial
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south side of
Midlothian Turnpik:e within an easement across the request site. Use of the public water
system is intended. (Proffered Condition 2)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line that extends from Walton Park:
Lane across North Woolridge Road and terminates adjacent to the southeastern boundary of
this site. Use of the public wastewater system is intended. (Proffered Condition 2)
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the rear and then via tributaries to Falling Creek:. There are
currently no lrnown on- or off-site drainage or erosion problems and none are anticipated
after development. The property is mostly wooded and, as such, should not be timbered
without obtaining a land disturbance permit from the Department of Environmental
Engineering. This will insure that adequate erosion control measures are in place prior to
timbering. (Proffered Condition 3)
Mine Shafts:
The property is located in the Richmond Coal Basin and previous mining activity exists in
the area. Geotechnical studies to determine if shafts exist on the subject property will be
required and if the shafts exist, the studies will determine what measures should be tak:en to
insure the protection of health, safety and welfare. (Proffered Conditions 4, 5 and 6)
6
07SN0232-MAR14-BOS
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service. This request will have a
minimal impact fire and EMS
Transportation:
The property is located at the southwest comer of Midlothian Tumpik:e (Route 60) and
North Woolridge Road. The applicant is requesting rezoning to Neighborhood Business
(C-2) with a Conditional Use Planned Development and intends to develop a bank:. This
request is not anticipated to increase the traffic generation of the property when compared
to the existing zoning.
Development of a bank: on the property could generate approximately 1200 average daily
trips (ADT). This traffic would be distributed between North Woolridge Road and Route
60. North Woolridge Road had a 2005 traffic count of 11,640 vehicles per day and was
functioning at an "A" Level of Service. Route 60 in this area had a 2005 traffic count of
45,282 vehicles per day and was functioning at an "F" Level of Service.
The Board of Supervisors approved rezoning of the property in 1999 (Case 99SN0224)
and accepted several proffered conditions relative to access and road improvements. The
applicant has proffered the same or similar conditions with this request.
Development must adhere to the Development Standards Manual (Article VII) in the
Zoning Ordinance relative to access and internal circulation (Division 1, Subdivision V).
Access to roads identified as major arterials on the Thoroughfare Plan, such as Route 60
and North Woolridge Road, should be controlled. The applicant has proffered to limit
vehicular access from the property to Route 60 and North Woolridge Road to one (1)
entrance/exit on each roadway (Proffered Conditions 13, 14 and 15). Proffered
Conditions 14 and 15 also require the developer to dedicate access easements to adjacent
properties to permit shared use of these accesses.
The traffic impact of this development must be addressed. The applicant has proffered to
construct a right turn lane along North Woolridge Road at the approved access and
dedicate any additional right-of-way required for this improvement (Proffered Condition
16).
When the Board of Supervisors approved rezoning of the property in 1999, it accepted a
proffered condition that required construction of a right turn lane at the approved access
on Route 60; however, widening Route 60 in this area conflicts with the spirit and intent
of the current Midlothian Area Community Plan. The Midlothian Area Community Plan
recommends enhancement of Midlothian by maintaining its "Village" characteristics and
specifically states: "Potential for widening Route 60 is limited between Old Buck:ingham
7
07SN0232-MAR14-BOS
and Winterfield Roads." For this reason, the Transportation Department can support the
access on Route 60, which was originally approved with the 1999 zoning, without a
commitment to construct a right turn lane. While locating the access on Route 60 in the
right turn lane onto Woolridge Road is not desirable, it was approved with the previous
case and, as stated earlier, this request is not anticipated to increase the potential traffic
generation of the site.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Midlothian Area Community Plan which suggests the
property is appropriate for Village Shopping District uses. The Plan indicates that this
area is appropriate for retail/service activities to include neighborhood shopping centers,
office/service establishments and public facilities.
Area Development Trends:
The area surrounding the intersection of Walton Park: Road and Midlothian Tumpik:e is
characterized by commercial development with a mix of commercial, office and high
density residential projects along North Woolridge Road, to include "The Grove"
development.
Zoning History:
On May 25, 1999, the Board of Supervisors, upon favorable recommendation of the
Commission, approved rezoning of 8.0 acres to Corporate Office (0-2) and
Neighborhood Business (C-2) plus proffered conditions on an existing parcel zoned
Community Business (C-3), all with Conditional Use Planned Development (Case
99SN0224). Along the Route 60 portion of the project, C-2 uses were permitted, as
restricted by proffered conditions, as well as limited C-3 uses. Exceptions to setback:
requirements for drives and park:ing associated with drive-in windows along Route 60
were also granted. Specifically, drives and park:ing areas to accommodate a single use
having a drive-in window would be subject to the setback: requirements for buildings.
Typically, the Ordinance requires that park:ing and driveways for development within the
Midlothian Village Fringe areas be located no closer to a major arterial than the front line
of the building. This exception would permit the park:ing and drives to be located closer
to Midlothian Tumpik:e than the building.
On July 26, 2000, the Board of Supervisors, upon favorable recommendation of the
Commission, approved rezoning of adjacent properties to C-2 with Conditional Use
Planned Development plus an amendment to Case 99SN0224 (Case 00SN0204).
Specifically, development of tracts located along North Woolridge Road would conform
to most of the Midlothian Village Core standards of the Ordinance to include setback:s for
buildings, park:ing and drives from North Woolridge Road.
8
07SN0232-MAR14-BOS
Site Design:
The property is subject to the design standards for the Midlothian Village, which were
adopted concurrent with the Midlothian Area Community Plan as part of the Zoning
Ordinance. The Village is divided into areas commonly lrnown as the "Core" and the
"Fringe", with associated standards addressing setback:s, landscaping and other design
features. These standards were established to provide a transition from the typical suburban
automobile-oriented development into the core of the Midlothian Village. The property lies
within the Midlothian Village Fringe. Conditions of Case 00SN0204 permit the parcels
fronting North Woolridge Road, south of Midlothian Tumpik:e to Walton Park: Road to
develop under the Midlothian Village Core standards. The Core standards, which reflect a
more neo-traditional approach to design, would permit buildings to be closer to the rights of
way, with park:ing generally located behind the front lines of buildings, creating a more
pedestrian- friendly environment characteristic of the Midlothian Village Core. The Fringe
development standards would be maintained along the subject property's Route 60 frontage
leading west into the Village Core, thereby providing the transition from larger suburban
setback:s along Route 60 to the east, reducing to smaller setback:s approaching the Village
Core. This is consistent with the development pattern established along the north line of
Route 60 entering the Village. This same pattern would be followed moving south along
North Woolridge Road from Route 60, from Fringe to Core.
The current request would permit setback:s for park:ing and drives along Midlothian
Tumpik:e to be reduced from fifty (50) feet to five (5) feet, and along North Woolridge
Road from fifty (50) feet (northern portion) and twenty (20) feet (southern portion) to five
(5) feet (Proffered Condition 1 - Textual Statement 1). The result is an interruption in the
visual transition not only moving from Fringe to Core, but also from one side of the arterials
to the other. This confusion in scale undermines the integrity of the Plan in promoting a
pedestrian focus for the Village Core and sets a precedent for other businesses to seek:
similar exceptions.
Sign:
Currently, in Village Districts, freestanding signs for individual businesses are limited to a
maximum height of eight (8) feet. The applicant proposes a sign that is fourteen (14) feet in
height consistent with Exhibit D. An exception is requested to the height limitation.
(Textual Statement 2)
Uses and Hours of Operation:
Uses are limited to those permitted by right or with restrictions in the Neighborhood
Business (C-2) and Corporate Office (0-2) Districts (Proffered Condition 7). Hours of
operation for all uses except bank:s and Corporate Office (0-2) uses are limited. (Proffered
Condition 16)
9
07SN0232-MAR14-BOS
Sidewalk:s: Fencing/Wall: Lighting: Landscaping: Architecture: and Patio:
In addition to the Midlothian Village Fringe Standards, the applicant has proffered
conditions relative to the installation of sidewalk:s and decorative fence/wall along
Midlothian Tumpik:e and North Woolridge Road (Exhibit A), decorative street lights,
landscaping (Exhibit B), architectural treatment (Exhibit C), and a brick: patio adjacent to
any bank: structure. (Proffered Conditions 9, 10, 11, 12, 17 and 18)
Notification of Site Plan Submittal:
Proffered Condition 8 will require that the developer notify the last lrnown representative of
the Volunteer Village Coalition of Midlothian on file with the Planning Department of site
plan submission. It is imperative that the coalition k:eep the Planning Department current
with the name and address of the representative to be notified.
CONCLUSION
The proposed zoning and land uses conform to the Midlothian Area Community Plan which
suggests the property is appropriate for village shopping district uses. In addition, the proposed
zoning and land uses are representative of, and compatible with, existing and anticipated area
development. Given these considerations, approval of Request I (rezoning) is recommended.
The proposed setback: exceptions for park:ing and drives along major arterials result in an
interruption in the established development pattern and visual transition from the typical
suburban automobile-oriented development of the Village Fringe to Core of Midlothian. This
confusion in scale undermines the integrity of the Plan in promoting a pedestrian scale and focus
for the Village Core. Further, the current sign standards of the Ordinance provide adequate
identification for uses on the property. These exceptions to setback:s and sign height could set a
precedent for other businesses to seek: similar exceptions. Given these considerations, denial of
Request II (Conditional Use Planned Development) is recommended.
CASE HISTORY
Planning Commission Meeting (2/20/07):
The applicant did not accept staff s recommendation, but did accept the Planning
Commission's recommendation. There was support present indicating that the design
enhances the village atmosphere.
On motion of Mr. Geck:er, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 5.
AYES: Messrs. Geck:er, Gulley, Bass, Litton and Wilson.
10
07SN0232-MAR14-BOS
The Board of Supervisors, on Wednesday, March 14, 2007, beginning at 6:30 p.m., will tak:e
under consideration this request.
11
07SN0232-MAR14-BOS
This page is blank:.
FIRST CITIZENS BANK
Case No. 07SN0232
TEXTUAL STATEMENT
1. The minimum setback: along Midlothian Tumpik:e and North Woolridge Road for any
park:ing or driveways shall be five (5) feet.
2. There shall be one free-standing sign for the Property which shall be consistent with the
sign depicted in Exhibit D and which shall be generally located near the intersection of
Midlothian Tumpik:e and North Woolridge Road. The face of each sign side shall not
exceed three (3) feet by four (4) feet and the height shall not exceed fourteen (14) feet.
12
07SN0232-MAR14-BOS
This page is blank:.
~
iii
1-
. ..-:.......
~~;_ .._~..,~.IL. .~.l!!
I .U.I- -...
- .. .. - I"~ ....... t
ro - r r) aJ!
~
This page is blank:.
l.;;j~~
":I
II :I"
:!J ~ I
,,1--;.IiI-li
.. ~
... J ='"
.
~~~.C
I' i~
~i 1M I .
or! I~ - -:0
- I I "'1 I 1-*7
.. II....; -I"~ d':" r.;
..'-!! ," ~\..I ~..~
.,~. " I ~".I /f~~~~J
~ .. I IooiI ~ :t. _ ~ I .... ~
.. ~ iJl f
"'.. 4: ,l "i
. ~.JI
,.. I r ~.; ~ ~ ~
.~ ~ I 'J= 'E
_. . M..,P
\-; ,. ....
~~ 14'"
-.,~
~t:j
........I"'"M~~
I'-I'.. ~
...
,rJ
.iIl I I"': ~
I 'Ii ,,"::~IOI~-
$. :;~
~.II"
.J
- .;-. f. ~ ~
ItJ._ J.oII; L"1.&,
.. ,,~ i.I_1 oj: ~
.41 ~..11
.~ ~' I ~
.,. =~
Ool ... .
I.! ~ ~ ~ j
I. l
IIQ 1...
M ~(\
I:J! .J
- :,-
6Ir
J 110. ..; ,
:r~ ... 1"':=
Mt
~.
~.:'II ..LII
1- I
r I ~_ !
,.
-'~~
':II' ....
lOll
.".~ ' i' ., ~
- "! ~
~~ ~.
- :; -I ~
....~II
~.1
-' - ~ ~I-~~
~ ~ --;I~
~.~ ~~~-;;~
.111"1 I '. to. ~
- .., ~~I ~
j:.~.~r:J "..~
:::J- -I. ~ Itj
.1 ~= ~ ~ ~
... ~1r.: I j :~
... ,1 l. .Bi....-
l ~ :4orr" .1.)
This page is blank:.
.: ,
~ - .., 1
,';< x
It
!I
t4
~.~
')1.-' I .... D.,J,.
,,:.;. '1
II.
\.
,.
_oft. !.
I
otb
'..hi
:.; ~~
- 'tj., !
Z
111l!
~J
- ." *'J
!... . . l: .
_i _ 0- :!oj-Ii
_ _ :<-.1..... ;.~~
.l! ~~:
- ~,..J
.. .\ I
, .
...
I . III' ~
~... ,.
-~J
..- .. '"~ .,
-.;.;
1: .-.. " -.. -=-
. ~. tr ~~
'. ."::."l': tj
I _I.~~
.. -:~ ~
'... - · I)
....Pl. ...~~;~..'!'"
..1~"6;
~ :f f ~I_ .- .. 0 : ; ; ..
~ I~
.. i
..
- -~..: t" ~~t"!~l
I II:" .
"":t .~I
;;'J · J
I ~I ::.;:
.. II~ ~I :
~ r II.~~ 1.1 ..; ~ ::~
~ I r_ ~ -~ II ~
l" II I d '
',P ~ ~.o-- } ~~. '
~ ~ ~ .. - -;~
; I" ~ J~. ~rl. .. _I~
\.. ..,. I I I e~:J
' )I. . .... - !! -- ...... "'1
.: "- \ \.;.-~' (II....~
. ~ ~f~ ~ ~., ~
II I~
. -{s
ii ~ ~
-: -
. 4!:~
.,'. f}:~:~
"'.5 '-;t ~
.,~---:I~
~ ... '/;n -- ... ~-.1
~ ~~~~~~:~
-"~
a~ ~~~-ii _..
FoIl . ra . '.....
This page is blank:.
1"-.a .
I:II!I
~oJ
oJ :!! I
1'y ..
. --=..
I -I
~I~
..
;~
.....
"
.'II:=..
is:"
'II .
.~ ~
"':..
~.
!..ll
-1. ;I. ~ '('-~r. ~~IIIII. 9 iii: :II,.
. {!" "I ~.I ~ ~ ~ '" .._. ~. - I ~ ~ - :to
- I ..... I t'1~...... 111_ ~ ....~ .~;.. " -- /
l,f....-'-' II - ~I 'II ',. r- ~.
or'r; i'~ ~ _ ,...~j>o.' , ,:.-' '.
..'~
1111 .... ~I.I
~. ~~: I~ ~ ~~ __
= I'.jII
.:::Ii
=t
~
rrt.
-fiTo-_'II
lIIII -
,,-=:
;10 I
; I
:~,.-,
- ...
"I
I l1li
I"'..
'\..4
=--.
..:. I
4111.
I j I "III -J !..1 ipI_"''':: I~ ,
..,.. 1:1("'11. .~ .~.., ,
.. f ~..J .,."'. II ;.
:r;. · ' ,,1114
- III... .~. ~ I.... i.l: ,";;;'
-L"" ~ ..~l\G ~~
'~ . ., ,~L: ...~> ~
- "~ . '. ,. . - ~-~ .- : ~
. --: ~~. ~:J
~ I~ ~_ ; ~=1....
.-. 4I:lI ...~
It. ~ ",- IIII~. l'
~ ~; I I;;~l
!II'I l1li '.l1li
l1li ~
I;' 'J Jl I ~ I i-~
~ ~ ;. --- ~ I~_~
,I ~2
- Ii,,': 1t
,.~' ; ,-1
.. ~ -- '~1~
..,,- -
~
'O!~
~.
il.~
t.
f:.t
;;: , -,
'II' I~
'III ....11 1.01
I .;,,,
\Ji - sof "':II.I!I~
.Il I . III
-I _
J" ""'
- ~t~ 4: ~ I ~ ~.~
j. !..;.- ~
.:~ 'I~ ""
4111.. "'''';:
"" ,I .~
1. , "t.
...-1 .~ ,.
~~ ~~1
," - .-- 'iI
..
.. .. ~
. ~;'~:I"~'
_1100.1;l1li ~I~.g,
~- ~1III~.jJ ~
,.., 1 ii: . 'v l1li ~
1I ~.. ~
... -I ___ \ .~'..I -... ~
1.~"1 ~:I:; ~~I *-~!: I ~
. .';..'~
~~
,,-.~
- IIII~'-
~. :!II "
1I -i-":' f~ .
'IlL ?- 'f..w,
"
....1. ~
~
;;~ .
.~
~ I~.h-
i I'" Ti.. r _
~III.::,\; III
I ...",
~ II
I..
~~.. 4.
=~"'I .~ r-~
"_ ,. -,i-.. 'i~
~ ...:~~
I~ -:~_~
'II 4
.. "'.u.-
i(I'4.
This page is blank:.
..1
.J"
.~ :)::0
rl1-. ~~-- ~.1-""~. .
...___ - ~--II. ..- -- -. ...:
~. . 1
~ ! .
\ .
1ll
r~~~
.. '
;II
.... I~
.. II ~L ~ t/'
J' nl .1
t!f I..
~. ..
.:.
- -
I
., .- II
~I t:'~ ~~~..
I.
~ ....
~
.. .11\:
or
(.II
:: PI
~
W:
j.
~ -
., :
~ ~
.
, ,
. .~
: i
: '
\
~ .
t
] ~
.,
_ ;r T~ '::
, '.~-.;.. ~ .-~ .
..~ ~ ,L ~1;
.r;,~ 4"'~ ~.~I~~"'- :.41
I ; II._I..,-;I.....~~
.\, . .': .;.~..).:J "";;;; i!I. ~
. ..~~.:~.:i'~.'~,~:~
-._, ~_ : II ~ .;'E .
II I ~.~ ~ ~ t.. ~
'I....~. ....~. ..
..;:. _'.:~::;::; ~~~ ~ I
il: I ~. ""il ....~... .d." ..
... 'Il:1o _ T ~..:.::. ~ I,
.~..~ IS.- ~~~ n~
:u.... ;- ~"'I~ ~'S,""t.
.-"'.i". 10 ~ l" !
'~J "'.. ~ '.""tfJ
lJ
--..-~ii
~.
,. ,. ..,
.. .......
. ... .- I .
. . -.... .
I r .. .
-', ,:~ "'.-
, _.g
. ... ":r I ".
~_....'~ ~,...,:>..-:...;,~...; -;.,.:..~.. ......:'>.
.. I.. .... - ."
,-~.,:.;.lN-; . "-.
: .
.' ;,I
III
- . t
J' ...,
t"
I :- :tJlo
~ ~ ~.
I j I-
. .'
", ..-:1" r"
~~
...... :i
,.,.... - .--..'. . ~~.~:?~. :~..,' :'. - ~_. ., .-
--I
t
1IP
~-- .1
...
I! r -~~: ~.
I " ~ ;('
. I-~I ",...~ I!-I'
. ~ ~r~
.of'. t..,
.~o';
-. t
-- ~
,ll! .'_ : 'II .: . .. ;
-~.,....- .!-
. : ~I..J:J
i'~ · l . t:l;<,-
A~. .l" l1li,
, rl:!' I
I.' ~ ."...-
:.. .
I...
::: ......~~ ...~ .:::: i!!:. 1
III
:~'o~
.4.1.411'
.~
~ .1'- ~:
I I
...
Do 'L. 0[ .
"l .'
/~ I ~ -:
...
~
a=t
.-. - -
III
~ 'II
II
.Ir.
.~_ I ~.. :i- ~AI-~ 1-....... 'FoI \~.,.. _ . i:- ~
:& .~._II~ ~.... v~~.'t.:., .:-lm~ J' !l--y ~~ ..,~ oIllJ-.: II~'~ .' ~ ;'J I ~"'"!i ~~"':; I' .~ -or... ~!~i~.. .
, ~.. .,... 1IIo'~ II .11..1'W ii~r~ .- .......L '" ._. I. ..~.. II III. t.~ ,~ .,~ ,:.:r.r ;. ~.. - I. .......
.. __~ ~-.~. . . -:;III:I~.-: :..I-~ I.V.~ ~I"'......~...I: I:;' -,. oJ · ....il.I._,...._..1 ...... i r. :41 - 11;11 'L .:;':A,II . ~ "".. ~~:. . it ~ ~
__ ~ ..., :'\;l "-. ---. -.... IjI II' .~ -E ... ~. ,..... - I~."" I" 1I'"'lV. .1.:::" .. i. ..,.... ~ ,I II .w-.~.).