Loading...
HomeMy WebLinkAboutPackets - Council Packets (1116) AGENDA ORO VALLEY TOWN COUNCIL STUDY SESSION OCTOBER 11, 2004 ORO VALLEY COUNCIL CHAMBERS 11,000 N. LA CANADA DRIVE STUDY SESSION: AT OR AFTER 4:30 PM CALL TO ORDER ROLL CALL 1. DISCUSSION REGARDING THE PERFORMING ARTS FACILITIES BUSINESS PLAN REPORT AND PRESENTATION 2. DISCUSSION REGARDING 0V7-01-09 AMENDING THE ORO VALLEY ZONING CODE REVISED BY AMENDING CHAPTER 8 COMMERCIAL DISTRICT REGULATIONS AND CHAPTER 9 CONDITIONAL USE REGULATIONS ADJOURNMENT The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation, please notify the Oro Valley Town Clerk's Office at 229-4700. POSTED: 10/06/04 3:00 p.m. Ih 1 TOWN OF ORO VALLEY COUNCIL STUDY SESSION MEETING DATE: October 11, 2004 TO: HONORABLE MAYOR& COUNCIL FROM: Brent Sinclair, AICP, Community Development Director SUBJECT: PERFORMING ARTS FACILITIES BUSINESS PLAN REPORT AND PRESENTATION BACKGROUND: The Naranja Townsite Master Plan was completed in 2002 and accepted by Town Council in November of 2002. The Master Plan included a central core area featuring an indoor performing arts center and an outdoor fixed seat amphitheater alongwith a community center and plaza. Although conceptual in nature, the indoor p and outdoor performingarts facilities reflected the wants and needs of the community through an extensive . . . . citizen participation process. Because of the complexity involved with such facilities, it was prudent to conduct p p a needs assessment/feasibility study before venturing into the programming and design stage of the process. Toward that end, the Town Council approved an appropriation of funds last December to enlist the services of Webb Management Services to provide the Town with a professional needs assessment/feasibility study for g performing arts facilities. The FeasibilityStudywas completed and presented to the Town Council in a Study Session on March 29,by p Duncan Webb, President of Webb Management Services. This was followed up by an Executive Summary of the study complete with concise recommendations and conclusions. The Town Council accepted the Feasibility p Studyon May19 in regular session. The principal recommendations of the Study were to pursue the following g types of facilities: Recommendation#1: INDOOR COMMUNITY ARTS CENTER • Small, flexible theater of 200—400 seats • Classrooms, art studios, rehearsal rooms, support space Recommendation#2 ENCLOSED OUTDOOR FACILITY • Unique performance facility that extends the outdoor season • 1500 - 2000 fixed seats under roof Staff was then directed by Town Council to proceed with the next phase of the study which is the development of a Business Plan. Webb Management Services submitted a Business Plan Proposal which was approved by the Town Council in regular session on May 19. The first draft of the Business Plan waspresented to the Town Council in Study Session on August 9. Attached T e to this communication is the Pro-Forma which rounds out the remainder of the Business Plan. Mr. Webb will beresent at the StudySession to formally present the final draft of the Business Plan and Pro-Forma. p a TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 2 of 2 SUMMARY The Business Plan/Pro-Forma element of this process is critical and its purpose is to determine if the recommended facilities are economically feasible and sustainable. The major elements of the Business Plan include activityprofiles of the facilities,models for operations and governance, a pro-forma operating budget, exploring funding options, assessment of economic impact and the establishment of project timeline. NEXT STEPS Once reports of this type are presented and finalized, they are normally accepted by the Town Council as an item on a regular Town Council Agenda. The next logical stepin thisprocess is to initiate a programming phase for the Naranja Site. g Although the primary emphasis of the programming involves the major facilities (Performing Arts Center/Enclosure and Community Center) the scope of services will include updating cost estimates for all Naranj a facilities. Programming is the process of determining and allocating floor space, site planning,preliminary building design, and cost estimates. The end product of programming is to get single line schematic drawings for all significant buildings and cost estimates that are specific and reliable enough to initiate a funding program. Community Develop 8.ent Director Town Manager Attachments: 1. Business Plan Pro-Forma oproforma budget notes Introduction We have developed a pro-forma operating budget for recommended new facilities in Oro Valley. Following is a description of the format and structure of the proforma, and then a detailed review of assumptions and results. The key step in developing the pro-forma has been estimating activity in the building. While the resulting program of events is not an exact forecast of activity, it does provide a basis for projecting earned revenues, expenses and attendance. The proforma projects performance in a base year of operations, usually the second year after opening. This should be considered a"live" model, one that can be adjusted based on changing circumstances and assumptions. It is fundamentally a tool to help prepare for the operation of new indoor and outdoor facilities. Format and Structure Operating projections for proposed facilities are presented on seven pages. The first page is a summary of assumptions used in the estimates, rental rates for performance and rehearsal spaces and activity profiles for each of these spaces. The second page identifies earned revenues for each component of the project, including presenting income, rentals, concessions, user fees, and surcharges. The third page includes detailed expenses for the administration, operation and occupancy of the facilities, as well as the result of operations. The fourth page is a summary and estimate of staffing requirements for new indoor and outdoor facilities. The fifth page is a review of possible scenarios for the funding of operations. The sixth page summarizes the financial impacts of new facilities on GOVAC given their potential role as presenter and programmer in indoor and outdoor facilities. And the last page presents a summary of activity and performance with charts and graphs. Project Assumptions Project assumptions include the capacity of the performance spaces and the gross floor area of the project. Rental rates for various spaces have been established at different levels based on the type of user. These rates would likely be split further to reflect time of the day, time of the week, or perhaps time of the year. In fact, some users may negotiate a flat fee or a percentage of gross revenues in lieu of rent. But for the purposes of this exercise, and in order not to over-complicate the issue, we 1 use daily rates that reflect the type of user. For non-performance days, rents are 50% of the performance day fee. There are three levels of rent, for resident organizations, non-profit programs and commercial programs. There are non-profit arts groups in and around Oro Valley that should qualify for resident status through some form of application process. For purposes of this analysis, we have left the definition of resident organizations as inclusive as possible. Forecasts of Use We have identified specific users for indoor and outdoor facilities based on previous discussions and surveys of their potential needs. We have also estimated non- specific use of various spaces by other types of user, recognizing that arts groups, community groups, and regional presenters will emerge to take advantage of the opportunities created by new facilities. The level of use represented by these non- specific users is necessarily conservative. We have proposed that GOVAC be the presenter of live and film events in both the indoor and outdoor facilities. A presenter seeks out arts and entertainment programs, books them into a facility, promotes them in the community and bears at least some of the risk associated with the event. We feel that this is an appropriate element of activating new facilities as a means to maximize the use and utility of the halls, to promote the development of local talent, and to attract culturally significant programs to the area. There is no rent collected on these presented events, either live or film. Attendance levels are forecasted for each event, which allows us to project additional revenue sources (e.g.: concessions) on a per-capita basis. We have projected that 2/3 of available seats will be sold on all events. This is an appropriately conservative attendance level given our experience with similar facilities. Gross revenues for specific events are based on the number of events, capacity sold, attendance, and average ticket prices. The gross revenue figure is used to compute other income categories, such as a proposed ticket surcharge. Earned Revenues Revenues for each project component start with presenting revenues that are based on activity estimates on the first page of the pro-forma. Rental income from the theaters is taken directly from the activity summary. We have also added rental activity from a 5,000 square foot exhibit space, classrooms of 2,000 square feet and practice rooms covering 1,000 square feet. We are also estimating that the facility develops and executes a series of programs. This estimate, tested with the Parks and Recreation Division and their program experience, is based on use of particular areas of the building. Hospitality income in the facility could be significant. We have projected 10 catered receptions for 200 people paying $20 per person with a 25% profit margin. Revenues 2 from concessions are projected on a per-attendee basis, using conservative estimates of revenues taken from comparable facilities on a net basis. Ticket office revenues are critical for the operation of all new facilities. A per-ticket charge to users is based on charges at comparable facilities. User fees are also applied for the use of stagehands, the rent of technical equipment, event security, custodial services, and front of house services. Rates have been set at reasonable levels to ensure that local groups are not priced out of the building. A ticket surcharge is proposed to offset operating expenses, a frequent practice for performing arts facilities. The surcharge is employed on all ticketed events, and is payable by ticket buyers. Operating Expenses Expense budgets are broken down by Program Expenses, Administrative Services, Ticket Office, Theater Operations and building Services. Each department budget includes the salary and benefits of full and part-time staff. These positions are summarized on Page 4 of the pro-forma. Program expenses are calculated as a percentage of program revenues, suggesting a small but positive direct contribution from these activities. Administrative expenses include personnel, professional services, insurance, travel and entertainment, telephone, and other supplies and services. Ticket office expenses will cover full-time and part-time staff as well as a series of hard costs, from ticket printing to maintenance of the ticket office computer system. We are assuming the involvement of an outside ticketing service. Operating costs relate to the physical operation of the facility, covering house staff, supplies for technical staff, and security. Stagehands and front-of-house charges are a pass-through from the revenue page. While there might be some mark-up on these services, we assume some incremental costs in these areas to the building, eliminating that margin. Building Services includes utilities, estimated on a cost per square foot basis given occupancy costs of other facilities in Oro Valley and comparable performing arts facilities. The annual funding requirements for the Center, shown as the result of operations, is the difference between earned revenues and total operating expenses. We also indicate the percentage of expenses covered by earned revenues. Staffing Staffing estimates have been developed on the basis of current staffing levels and comparable performing arts facilities. Compensation levels have been reviewed with staff from comparable organizations. Benefit levels vary from 5% for part-time staff to 25% for full-time staff. 3 Funding Page 5 of the pro-forma suggests how operations of the recommended facilities might be supported. In the first scenario, we forecast the size of endowment needed to support the entire annual funding requirement, based on a conservative 5% payout rate. That amount is $7 million. In the second scenario, we forecast the level of annual fundraising required to support that deficit. If it costs $.15 to raise a dollar (given that the organization's investment in development is limited) and the funding requirement is $357,000 in the base year that means that the organization must raise $421,000 a year to sustain operations. In the third scenario, we suggest multiple sources of funding, namely annual City investment of funds of$150,000 and a fixed endowment of$2,000,000 (with a 5% pay-out). This then suggests the need for additional annual fundraising of$124,000 to raise the balance of$107,000 plus fundraising costs. GOVAC Impacts Page 6 shows a series of incremental revenues and expenses accruing to GOVAC in conjunction with their role as presenter and programmer in new indoor and outdoor facilities. There are the box office proceeds and sponsorship sales associated with the presentation of events at both the Performance Enclosure and the Studio Theater. And there are some new revenues from programs developed and executed by GOVAC staff which are in addition to programs run by the Town as Operator of these facilities. On the expense side, there are the direct costs of presenting, including artist fees and direct promotion costs. Likewise, there are direct program costs, including fees for instructors. And finally there are additional overheads, including a new staff position to coordinate these efforts and some additional office expenses. Overall, the pro-forma shows that new facilities recover a reasonable portion of operating expenses with earned income. We would hope that over a period of years these annual funding requirements might be incrementally reduced as the level of activity is increased and operating efficiencies are pursued. 4 Oro Valley Performing Arts Facilities Pro forma Operating Budget Assumptions and Activity for Base Year RentableComponents Capacity Gross S.F. Daily Base Rental Rates Resicent Commercial Enclosure Capacity 1,500 Performance Enclosure Performance Day $1,500 $3,000 Studio Theater Capacity 400 Performance Enclosure Preparation Day $750 $1,500 Rehearsal Room Square Footage 1,600 Studio Theater Performance Day $400 $800 Exhibit Space 5,000 Studio Theater Preparation Day $200 '.:".s.::, $400 Classrooms 2,000 Practice Rooms 1,000 Hourly Rental Rates for Rehearsal Space Resident Commercial Total Enclosure Gross Square Footage 20,000 Performance 520 $45 Total Indoor Gross Square Footage 60,000 ' Rental Performance Enclosure Activity Performances Event Days Prep Days Total %Sold Attendance Ave Tix Gross Income Resident Arts Organizations 17 15 10 25 67% 17,085 $20 $341,700 $30,000 Local Nonprofit Organizations 12 10 5 15 67% 12,060 $20 $241,200 "' Regional Schools 10 8 4 12 67% 10,050 $10 $100,500 GOVAC Presents Live 10 10 10 67% 10,050 $25 $251,250 GOVAC Presents Film 12 6 6 50% 9,000 $5 $45,000 Commercial Renters 5 5 3 8 67% 5,025 $20 $100,500 $19,500 Business/Private Rentals 3 3 3 67% 3,015 $- $9,000 Civic Events 3 3 3 67% 3,015 $- Total 72 60 22 82 69,300 $1,080,150 $109,125 Rental Studio Theater Activity Performances Event Days Prep Days Total %Sold Attendance Ave Tix Gross Income Resident Arts Organizations 65 60 30 90 67% 17,420 $15 $261,300 $30.000 Local Nonprofit Organizations 45 40 20 60 67% 12,060 $15 $180,900 Regional Schools 10 8 6 14 67% 2,680 $10 $26,800 GOVAC Presents Live 12 10 5 15 67% i 3,216 $20 $64,320 GOVAC Presents Film 12 6 6 50% 2,400 $5 $12,000 GOVAC-produced Programs 10 10 50 60 50% 2,000 $5 $10,000 Facility-produced Programs 10 10 50 60 50% 2,000 $5 $10,000 Regional Theater Presenters 4 4 2 6 67% 1,072 $20 $21,440 $4,000 Commercial Renters 5 5 3 8 67% 1,340 $20 $26,800 $19,500 f Business Rentals 5 5 5 67% 1,340 $- 4 $15,000 Civic Events 3 3 3 67% 804 $- Total 181 161 166 327 46,332 $613,560 $105,100 (Totals 253 221 188 409 115,632 $1,693,710 $214,225 1 Rehearsal Space 4-hour Rentals Rental Rate Revenue Resident Organizations 200 _ 200 $4,000 Community Users 100 100 $3,000 Commercial Users 50 50 _ $2,250 Total 350 350 $9,250 Webb Management Services,Inc. 1 09/27/2004 Oro Valley Performing Arts Facilities Pro forma Operating Budget Pro-forma Operating Revenues REVENUES Reference Rental Income Performance Enclosure Page 1 $109,125 Studio Theater Page 1 $105,100 Rehearsal Room Page 1 $9,250 Area Daily Rental Rentals Exhibit Space 5,000 gsf $500 10 $5,000 Classrooms 2,000 gsf $200 25 $5,000 Practice Rooms 1,000 gsf $100 50 $5,000 $238,475 Program Days Attendance Fees Program Revenues Studio Theater 60 10,000 $1.50 $15,000 Rehearsal Room 100 5,000 $1.50 $7,500 Classrooms 150 7,500 $1.50 $11,250 Practice Rooms 100 2,500 $1.50 $3,750 Program-related Ticket Sales From Page 1 $10,000 $47,500 Events Net/Event Hospitality Income Catered Events 10 $1,000 $10,000 Net/Attender Frequency Concessions $0.35 75% $12,162 $22,162 %of Gross Frequency User Fees Ticket Office 3% 90% $45,730 Technical Staff Charge Charge/Use Day Frequency Performance Enclosure $300 80% $19,680 Studio Theater $125 80% $32,700 Extra Equipment Rental Ave Charge/Pert Frequency Performance Enclosure $200 60% $8,640 Studio Theater $200 60% $21,720 House Staff Ave Charge/Pert Frequency Performance Enclosure $200 80% $11,520 Studio Theater $75 80% $10,860 Event Security Ave ChargelPerf Frequency Performance Enclosure $300 80% $15,600 Custodial Charge/Pert Frequency Performance Enclosure $150 80% $8,640 Studio Theater $75 80% $10,860 $185,950 %of Gross Receipts Ticket Surcharge 5% $1,693,710 $84,686 TOTAL EARNED INCOME $578,773 Webb Management Services, Inc. 2 09/27/2004 Oro Valley Performing Arts Facilities Pro forma Operating Budget Pro-forma Expenses and Operating Results %of Program Fees Direct Program Expenses Studio Theater 50% $7,500 Rehearsal Room 60% $4;500 Classrooms 70% $7,875 Practice Rooms 80% $3,000 $22,875 Administration Personnel Page 4 $195,500 Insurance&Bonding $40,000 Advertising $20,000 Banking Charges $7,500 Printing&Publications $19,000 Office Equipment/Systems $15,000 Office Supplies/Services $12,500 Legal/Accounting/Professional Services/Temp Hire $25,000 Fundraising Overheads $7,500 Travel and Conferences $2,500 Professional Development/Recruiting $2,500 Telephone $17,500 Miscellaneous $10,000 $374,500 Ticket Office Personnel Page 4 $76,750 Network Maintenance $2,500 Miscellaneous $1,500 Cost/Attender Postage $0.14 $6,486 Ticket Printing $0.03 $1,390 Supplies $0.05 $2,317 Ticketing Service(net) $0.04 $1,853 $92,796 Facility Operations Personnel Page 4 $137,500 Technical Staff Cost/Use Day Performance Enclosure $300 $24,600 Studio Theater $125 $40,875 House Staff Cost/Event Performance Enclosure $200 $14,400 Studio Theater $75 $13,575 Event Security Cost/Event Performance Enclosure $300 $21,600 Event Cleaning Cost/Event Performance Enclosure $150 $10,800 Studio Theater $75 $13,575 $276,925 Cost/GSF GSF Building Services Indoor Utilities $1.50 60,000 $90,000 Outdoor Utilities $0.30 20,000 $6,000 Indoor Repairs and Maint $0.50 60,000 $30,000 Outdoor Repairs and Maint $0.20 60,000 $12,000 Equipment Rental $12,500 Service Contracts $10,000 Water&Sewage $5,000 Cleaning/Building Supplies $3,500 $169,000 TOTAL EXPENSES $936,096 TOTAL REVENUES $578,773 RESULT OF OPERATIONS $(357,324) EARNED REVENUES/OPERATING EXPENSES 62% Webb Management Services,Inc. 3 09/27/2004 Oro Valley Performing Arts Facilities Pro forma Operating Budget Staffing Requirements Administrative Services Status Base Salary Benefits Total Executive Director Full-time $60,000 $15,000 $75,000 Administrative Assistant Full-time $28,000 $7,000 $35,000 Program Staff Part-time $30,000 $3,000 $33,000 Marketing and Development Manager Full-time $42,000 $10,500 $52,500 $160,000 $35,500 $195,500 Ticket Office Box Office Manager Full-time $35,000 $8,750 $43,750 Ticket Office Staff Part-time $30,000 $3,000 $33,000 $65,000 $11,750 $76,750 Theater Operations Technical Director Full-time $45,000 $11,250 $56,250 Operations Manager Full-time $35,000 $8,750 $43,750 Custodian Full-time $30,000 $7,500 $37,500 $110,000 $27,500 $137,500 Total $335,000 $74,750 $409,750 Benefits Level Full-time 25% Part-time/Contract 10% Webb Management Services, Inc. 4 09/27/2004 Oro Valley Performing Arts Facilities Pro forma Operating Budget Funding Scenarios Reference Total Earned Revenues (Page 2) $ 578,773 Total Operating Expenses (Page 3) $ 936,096 Earned Revenues/Total Expenses 62% Annual Funding Requirement $ 357,324 Funding Scenarios 1) Total Pay-out via Endowment Pay-out Rate Endowment Required 5% $7,146,470 2) Annual Private Sector Fundraising Reference A. Cost/Dollar Raised Formula $0.15 B. Fundin: Re.uired Inte solated $421,000 C. Expenses before Fundraising From Top Section $936,096 D. Fundraising Costs (A*B) $63,150 E. Total Expenses (C+D) $999,246 F. Total Revenues From Top Section $578,773 G. Annual Fundraising (D) $421,000 H. Final Result (F+G-E) $527 3) Public Private Partnership Scenario Annual Operating Funding Requirement $357,324 Part A-Annual City Funding $150,000 Part B- Operating Endowment Endowment Target $2,000,000 Pay-out Rate 5% Annual Income $100,000 Part C- Annual Fundraising Balance To Raise $107,324 Cost/Dollar Raised $0.15 Fundraising Cost $16,099 $124,000 Net Requirement $123,422 Annual Fundraising $124,000 Final Result $578 Webb Management Services, Inc. 5 09/27.2004 Oro Valley Performing Arts Facilities Pro,forma Operating Budget Financial Implications for GOVAC INCREMENTAL REVENUES Presenting Revenues #of Events Live in Performance Enclosure 10 $251,250 Film in Performance Enclosure 12 $45,000 Live in Studio Theater 12 $64,320 Film in Studio Theater 12 $12,000 $372,570 Sponsorship Revenues #of Events Fee/Event Live in Performance Enclosure 10 $2,000 $20,000 Film in Performance Enclosure 12 $500 $6,000 Live in Studio Theater 12 $1,000 $12,000 Film in Studio Theater 12 $250 $3,000 $41,000 GOVAC Program Revenues Program Days Attendance Fees Studio Theater 60 2,000 $1.50 $3,000 Rehearsal Room 100 5,000 $1.50 $7,500 Classrooms 150 7,500 $1.50 $11,250 Practice Rooms 100 2,500 $1.50 $3,750 Program-related Ticket Sales From Page 1 $10,000 $35,500 Total $449,070 INCREMENTAL EXPENSES Presenting Expenses %of Revenues Live in Performance Enclosure 90% $226,125 Film in Performance Enclosure 80% $36,000 Live in Studio Theater 95% $61,104 Film in Studio Theater 90% $10,800 $334,029 GOVAC Program Expenses %of Program Fees Studio Theater 50% $1,500 Rehearsal Room 60% $4,500 Classrooms 70% $7,875 Practice Rooms 80% $3,000 $16,875 Staff and Overheads Manager of Events $45,000 Office Expenses $15,000 $60,000 Total $410,904 Net Impact $38,166 Webb Management Services, Inc. 6 09/27/2004 Oro Valley Performing Arts Facilities Pro forma Operating Budget Summary and Charts Activity and Attendance Performances .Use Days Attendance Rental Activity 4-hour rentals Theater 181 327 46,332 Rehearsal Room 350 Earned Revenues EARNED REVENUES Space Rental $238,475 Program Revenues $47,500 Sur-charge 15°x6 Hospitality $22,162y - Space Rental User Fees $185,950 M ,nit,-*"' ta:� .,, ' 41% Sur-charge $84,686 User Feesiii �..Total $578,773 ° "III _ 32/o Program Hospitality 4% Revenues 8% Operating Expenses OPERATING EXPENSES Building Program Program Expenses $22,875 Services Expenses Administration $374,500 18% 2% rj�r- Administration Ticket Office $92,796 40% Facility Operations $276,925 t"� Facility ���--� g¢���*g-- � -� Building .--'. Services $169 000 . Operations Total $936,096 °� Ticket Office 10% $600,000 ---f $400,000 111 ,000 , 1... Earned Income $578,773 $200,000 . _, Operating Expenses $(936,096) Result of Operations $(200,000) Funding Requirement $357,324 $(400,000 $(600,000) Op Revs/Tot Exp -62% $(800,000) 1 $(1,000,000) 2 _ c o •� v�i w c 2i a m E a c O w D w , w fr Webb Management Services,Inc. 7 09/27/2004 -co ,,,-;,:rq.,:,:,:,-,,,,, ..*),, ,..,..i:**5"11; ::;*It'ti --;,-,;:,;::,,,,..7-.,,----,',-, .,.*:.:' ,.:4.,...fl,r...,',.:,,Z0;;; c:.4.:::i:'4.,..':rr i5: ''.... 4;,...'":- 1!::''' ',.:ij , 7.:,:::::F; i:rit;:ikAl.% ,.,P:rl 4.;„: '-‘1-' ..''' ,i:':4 elk '': }11 r:'..!'' ,,.,,;.,,.,4, 44; 'il. l: rr'r.:r'.44k:::'''',titi '",.:1'7 l'Aiiiiilfl.;i411 'SI.'''-rtilfi':l'i:1,b:•i'";T',•-,.:•'',.,:tii.04.,:1,;;:''''y ..:::,:,,,,iir.,,,,.„- ,,,,s::,..-- il,-, e',,4,—,?,:-',.:4',',k,41,„:4gfIthil'ilipA - ::. :.;::; ' ./. .:,,-i,?:.,,:;;,i-,.,,,,',.!:-‘ij::itii;;..r,tiki;p.!: '.tir:4t:'co:.,4;:i-f, 'to' A04' it.4,1-.',4 ' ,e-4 , i.. ,.721-::;,..i;::1.i;;:,,,:.:; .itirinilfilitthitilll ...,,,,,!.. , ,,,,:,;:tt0.t,;,;114,-* , ,..,„.,:,,,,,,ttt4i,,-,itzx*, x:fst,uiaeo;.,47t:,tr,:t .ktr,,,...:„-,:„.:,., ,, .,,,:r,.:,,,,,,, L1 -,,,,,,'.7;; " .46tkz1iti Tf, ' - Aii:4411.1:1111111'111t?itei - #,,,fir ,:T*',:g'l ;t,::it14'',itt 1111110 Ir'•::r'f5:::'::!'r..!;htrt'i':;A'4:j:':;;*4:4::'O'Al4Z1-a'f.'l‘fif;,7::tir.74H.-,b,L;';'#:ciltAil!t:.il,.:' rri4.'','•:;::::;:34e,r'''''ft:77:;':;.-'1.. ' t'PleLt4,11V,fitrilittlatil, vs -. lil.f:44,,t;1.4ilti,i3O';11114711,1;11;11! fp .,,ts,iti.:4,.,: iilkv,,,i.,;:), ),:crAzotts44:•:p4:34,6:.. i:,,,,,;,,t,A.,,,,::,-,::;,;:.,..,4:,:f..,„:;1r..::!.,,mit,,E,,z,..„,:zt tillit;iitkirio, ( : ,r,!t: !--,:r;01: r.!::',',,:.:0';':it;;;',:ri.,i:::.:'‘,:;,::::::;:r'''.,,,:,•': •:,.•::i::: :otgiiiiiiiiti,•:::', ''.-/,',.iloi.iiiii Imo' aimiii Bh ift.i.',;,, ,,,,,:::.•,:,..,,,,‘.::::...::-•:,.,..,„.:,.. , .:,,: :•:::-,,!;,r,,1**.i:1,-,:111:!!!![. 4$1,.,...„ init 0). ..:...,::..-, ,,:::_ , ,: t,, bilito.''','•--- 7.,....,,,:..::::t1r' ---,...:',-:„.,1''':','''''..' r'..,1:1'.,'....•'r;'r.'''.:..'.':1:, *r.:...,f,..1:' :..,.:,,,,,,,,,41: i,g, :?',5",, ,141,:111 Q Ti.„,#.0=--:,,,gmLb..,•?„,,:,:.;::Ati,g,,,, . ''1 r,..,:,..,;i4i'tli " ,.,„ ,,A., .:. .. '::.:.oi ,:iam r,,,.'.1;'';:',..:.•:'.'':::.;..:":.,',,,':',,,,.: / 7.,y-: , ;,,.,) PtrfiklitVi,0414) ,,,'.'i.. '.'s4t:7it . 4 ''''.. ,.,,::::,,77,,c;,:,,::: ;S:ri-4.- A46.;..*VIIMAIV:1:i;7111f;:lifrift .'.'''.'''''' 'gr . '.*.E'*,,r'''''.:'r 1'''''''''''''''''k*f* ' .':1'b'k'' ' .'7'''''''''IA t''4 ,,,7 M tq'ZIrrk.,';4#41fAarliti 1:''V!t‘,14:',:',',4' , .,, '•-...,,' :41'/;:tilikt.4.11INIZIF44:;11.4 111041111111,40:1111 It rD71 3 0 ...',. • IITOC'.tgt// // ' 'AtAIV ,34.0k:' . 11(*2011Vi'ail 41,*%;l'Aillitk al tiC5 11111 cl) IMMO II > 0111 „,..1 U, ,,... ,. I ,.......i- I rla II.° VI !,..4 C7) N-74 tiiii ril L A CI) 1...4 fp na) CO (A 0 ...0 c rla rm., eim-ini lik:7 ...it in „,..,1 fp ....v.."I k.,„. rD c et ikir in a•k fp CLr u U, 151-.1. .,„,,„ , , „awl 3 (A m lko< ‘,,,.., r+ ) nu limillina. e:14 N,,,... 5 ) . aj 1..3 0 3 3 1111.1.6 .,,,..!,4 t,f41 4N (7:1 .. . '410,4,(4/4,:.1;/.1',-,„ U '%''r",-,-1/ %/// , ' F !::;0 „,,,,,,I--, 10,,.::, � v y 4` ,,,,C, ‘ . .,r,:.',A.,,„',,,,,,,,,,,---2T, `/ ../k...,.., / u /j/,y,,,40 ✓'f , ,y7 ,.�_, ._.�:,.,.tea.,'✓?.>.A 4 ' - '� - ,�.- .;°7. I I a O c.Li H O CD CD CD --h CD n � � CDCLQ OCD 0”oCD P,...t �00--t co C3" 0.-d, • ..-t E ci) „.1 Gtg pj" E CD +."`" e-+ < 4 0 CD O e_t_C3"ph) CD p P e +- CD 0 p ••-, • O CD ,-+- °7"i c.1.., , . CfQ ci) CI, � k 10 f ''P'' e-+ 0--4 � CD t7i P ci) •-t 0 •-' O ti rl C 14 PO -1 C 1.1-i C D P r I 17.1 cip 0--A • 0-- 0 4 = O� ici) P-i (--1,- 4› CDCD cD C,f) O CD r-p- CD r+ n 0--t 0 .-., • cn 0.._.., .‘....-, . m E r - -A o $1"-, c 1). :. : Po "' 0 4 � f Or cA CD '.tion, CD r 1 :)..a ci) CD P ci) 0Cf)n H CI+ cn • w. cn0-, • CD CI) P P = t-T0-, • r+icu.+ 0-......i eh $1) (..D C/) Cl) till CD,_,�� )......e. k V CD O� Cr al., ..., . ..-ik • In c) CD r4b• --t ;4," (-4 0_,...i r--/ - ''''t trd CD CD cn o--, • e-4CD 0 - ,—..,,i ..-1...) 0,..t cf) 0 P" a rn '-'" O c4 n Fi.4 CA Cr O 2,,,,i,4 g 0 ocl P Fr;CIA iml" E 0:--, E C ,,,,..„ (-1..,..,, CD o u-‘. ri ,,,,ri • � 0 O CD III.--1-) CD Imo 1 4 O 9 cn cte' 74 ,',/, - ;,, •144,,,:,.:,iii, .' :"...2.'.',,,:, - . ''';,'',,,'':',"L" Rt<IS:",',5A.4.iti*;iregSraia•AY:gAKZ;:!7pk,, '''''. .1.,:;:;10",:i/.;.,7•-,,,,,A,,,..,-..,'' :,;(41,..-.,,,:::is.:::,,;,,,,,,.,.;:..-:.,,..-. ....-„,- !,..5,-),,,:,.,.:,,% i 1 ..e::: . .. ..-...„::: .. ::.:,:'::.:.:....: 5,;1;41"t$40:01.,, A4Wk: :,::::'''''::'-igfigligititirli:it;::.; ',.-'%t):4',.;ii!l"*„..,;;,;:f741",;::!..";W''''%1.46....: ',''''.;;;;:';---7,C.;;;:. :,.:.. ... :,......, 41,,24.1.:' . '.: .:: . :. ...:::Aggtt,%tlijS•fgiige-*.-ia".:tiq';.;:iIf ::Z:,-,I,.,,,,:20)::Ig*,:',.tiVk-7:-''.:,.....5:.:,,,-,..,,, i irZ4%0"-'Cj'77,ni,...,,q.-: 1itie,7:4,.7...::::.::,:;,,,,,'9v,(6.:4: ' a a a a a a il 0 r , .•-i • kie J ......k . 0 • p n) Cl) P•N•I ;ID f—r- t-- -.1 Cl) 0 Es mall H Cr Ro CID c:a,A Ci) < .-.i • ,-. CD k 10 'Im.'11 CD Ci) tzi Ci) tt n E cD...4 rD f....p. . . 4 ci) 4;. E ;CIID Z (-+ m i-....) 4 ...-i • C.mli tii --i • ifisel (11) cie) LI e4, IA ,..-1 VI Lli fp cr) ,., Vi C.) iiel (--.. c ,„,.. ; /„�•. - ,. ,i i;;'q” .ri ,'�' ':.r,s : ,,. ,,,;.: . -�,•a�". ,G 1 � t ? .v' l 'tzr9*,,/% vrx,4s , - g ✓ d/1� y ,,af " *; ,/ //;/ / rr Vii : Ju i' // k ,,,er?,,,itta,-.- ',,, / .. A, % , ! - / q17-7rgio,.0.:..:: z'' ..,;:„.:::.'.47.1,0 4/ ;: ,1: *r:**,04,0"10$.:,..,:„!,:.:.,;.':'..:,-'4,,, . : ./ a a a • 2 • m H 0 ? 5" ,__, __f < -T-i -..i P H 5:" --H_I_, p C4 0-i- i O oPcD cP CD p-� � H rp'-1 rD � CDrD cf) CI, 0 0--. ci) (TO -,• t_t_ —• O . 0 CD CI)O c:) P piD 0-,• \, P 0 CfC'' O CD ;It. 0CD CD 0---, c/) .‘i 'p:=-1 0 P CD ' ,--t CI' ci) c(f-p- ril- <r<i) Vi •CICo - O CD n �- O Q 0—. cA ...-1-.) ca. P 0 CD C.I., c , ,_,CD O 0;_-_A: rp 0 0 � Cry CI, o tel o �,- ' � cDci) pi.A7:3 0_,4. 0._i. cn rtHeNi CDp E ci) VII P 0 cf) 0-,• 0 1,4, cA Cr \iCi) P.1 CD tiii 0_,. °'i. cn P SCJ �' CD trj O O � CD CfqfD CD CD _4• -"-• ci) cp ;ID P- toei 4 r) ca-, 9 E P-I o P,, e-p- .-, CD °-Ci °-CJ CD VI o ___, 0 cD p., o aii--- 0 74, ctrzh--4 .Pici cDc, cf)f-+- ;ID'-t'0--t 0" °-7:3°-". I"P--"• (9 3 .• , .• c„ ., CD , t—A. ...A. C") 0 --t ,. )-,• r-th- v 0 p-t cn --1 0 CIcts C rD txiP 0 �- 0 4 ..-,• o " e—t- CI, Pp 0-4 P ' cl, P tali E CIS3 P n C►-�• , CD '73 CD e-t- r+ 1-3 ciq 0 V) ("1-4- O• Ov1P-, P- P ;It 0 (1) '7i r) Y •V O CD n crO\:.-t 0 p--, O •v) ..4 0 - 0-1 Pp �CCfc? cl, 0 Fi-Ds '7-.J0 = ...., 0-,• k Id .,,, -t 0„i c1,0_,..4p -,...._ .0...) e_t_ cf) e n ca. 0 -..' ..d bL., 0-t CM? k< ci) OC) (1) CDM (I) 3C 0 )--• 0 CI, e- 0 ;It.co ca, 'P e-1` „,, P cp c7")'' c )t, P ''C 0 e-t- C t,,2 fa,Cfq 0 (.+ 1 V) Cf. ).. P (-:,) O 4..1 • VI•r ..) cl, cDci) cl., cri9 e-t- ci)°--# 0 e—t- SID P '-P”- P CD 0 CD am 1 kd cl, pa) 0 .,...., 40-1 •il 0. • n M p CD C C7 Ci) 0......, CD v 1� Mme' VI /,... rr • r 'Y / ; fi �. j// , /r � r,/ ,v%/ '//i//%, , , r/i/s " 4�^min1 ' : „/.y + Y / 4r.�.:: ; .; //� / < ' k i , r/ .r , . r i I / ./ // . 3 ,W�i .•:>. '1 r .ee e, .; r </ / .. . .,r / F '// ,: //.mo „ f/, ia/ / r - ,, .. r ., / ... / r;Oirlif5P.':;'*IfW0,00;igi::'..:;1:.::1, , . ., r, .tilikti7:::::.'_......1 .'''.'t::::::::,:!.:1::::Wiliiiikl:' . • ';14:44* a t....amli :11k CA > n f.+P E ci) p v) Crg pi) -iii 0 p__, ci) ...., • ci.) —_,, ..-11 ..ci i...4 C4 ci) 0 r—t- `' O ;ID'71 Fjp) va O --t � Eb CD—A (1) > . 0—i • 0 p cl, ta-A • el cp n o 0 '- ici) '--' ci) ''''cf) --t ii ne-t- c" ' .-.-,..., 3 m 121 O --t '"6" ,--t- CD F.4 a P t-4- n 3 fp ..t ri-t- cp ..•ti. es o td o E c:)..a ci) (YDK -ci PI) CI) E --1 0P 4 �. col 0 ,-4 -.t 3 3 Ori O 0C 0 e_t. t� ,. 0..., . k... am . til u..) 0....k • la+ cf) 0 4 '7::$ c:::) ' )*"4° 3 1,3 $1.) O �- ‘i< 3 $1) f'D 0 CD oV1 is,:o ,;,,,,,,, I3L 1.01 tti ei— C4 Cf) ria al ,eq Cl)r (A al tm n�r, CDCD ;ID c-t- r) ...11 CD pp r" riga ,t- v) CD rD 0 e-, cl,0 �J- -it = Z FIR .;;I:j • CD pp 0 1 CD --I „.ti CD k smut • • tri '&Sam!' .. ...:„.,„„,., Y.,.. / g ,j ;:. ,.. .. .,..:// .: y >i , / / { /..rH,.: .- ::--/ :r:... r' 3 . : ..J'/..:•.40:::, . > . r ., .: ir1f ,: ,N./s, . x , �„'R0 a+ . H/r il9y / i `; � � � :. T.fig,„,:T:i'E.,... „,� / ., / .:U;r . : i .. / ' ,„/fir >nf ,.: , ... .i: A/ H;� 7/ , � rG 7..- .-:- / .:/ :./, f/ ; r;... 1h. /; . , ,4/ , ,tJVi 'oYIV� r, /, / . '''',':1:.1, ., :: r l':!,;!.""-:.i''''.:75'"'''....1 : ../fZ . J .// r ,ayn 9 ;fi �; : k � W' ., n � � -: yHek / in <.-res. „/// rr..F ... , /// /t/;,4 , , ///. ox# 1r x / r<a < ., r. A< rom' v ''' R/ / 'r .. ' �/ x ''Ci CA tri t''. 4 n 0 $1D f-P- 0,.., .-.-.1...) ...., • , , ..._., ,_,: O cf) • � 1-111) ;ID -,ci P P4 . .,,-1, -.._, CD CI) 741 CD 0 CiC? irgl 4 ,,, 0 --, , P.D ,,,,'"1 td Cn --1-) f-- 0 4 'Ci 0 -1-)Oo',), P --i ,_,. ci) 1 i) 0 v) ci) p 3 m ,> CDCDn3 rip P C -' C r)4 0.,_..., (,,..) ,„,,„, ” CDtii P ri. . CD 0 ... e-t- S..d..ti "''''A • )... . 3 O � ...... . 3 x: ....... R rt,,,,%-, •...„ , (-) ("< 3,, ,,„ -...i CD <.:1 i CA ;:'-4-4 4")....4 > n) n ;-, xr,, 1 P 'VII 3 i,, • rilita Cja i-'..-4 M691i .c, tiel 9j 001) rD5' „.„3.,. ri Film F''.iL.9"� y�. p„, 0 S !„., Rtxr = Z 4 'mill C ' ';••••• y ::�'r/ ,/;;..l :/./9T. ..::....: �rr:. .�I�' .,..,r% --' /�:, it r/// �/5'• :'"Q°' :,:„.,..,:a.ioit''', .„';',' aW'% 'q '''-'1';:I.,::7,•;Z:'...,:' /b,.....:f ,lt,•.> yy,,y�r/,.r..tT /�:. r �r-. ":::;r,,� r .:>:. .%y ::.. �'/ ��, �./1...//r /,/., y(2<. :yn. /;y /,.,,,/..,. ...... ...//, .,/�.,..:.:,r,�//.. .. ;..°// ,. 1.. . :.. r.:,/1/ :r. -..... :. �- ./,,.i r.r//�/,/ '.,4, er '£�r, wY>,..:3skA .,."'�KS,S' n >....,. ,r /y. :., ..., ... /, 1. rr.,// <.u,. ;[, "'#tt?'':: S?::Y% //ii,�� r,:.,r ::i:::.".:'''.:-!;','„,' .. s+l.,:;,•//.. .- / ,,/.,., ...... :::;';),:11;*-. r ,. ...,.. rl.....,/./l, , s..> ..y.:F z h� yy, v .:z r ° y d Vis:,, p✓y Kn r e /////i' y �, y " x: rr / ^X ! r zT"zu4°yf x'XiT �r /�j/�_.ryi'.<,.: d Yo`E 't3°;; .xy .3 ; ,4. i�/1�f,�: %/.r-,k,,/�/r'r/�, '.� a °`" i': �'�'r: �5..,.a/"', �..�ss.; /r/ �.%>yirav'• ,��iYz;'<.>1�,°<.•� �:. ��R•e s=':.//�: ���i.rn'y �,1� � � /, 'r.;. /. 2..-:.: .<Y: ix 7G., /,i:• 5::;;,;u><. w�rif.5t ^c:,, a4.;,,,,,,41,-,,,‘,/ .?.:' .ri<•. •/'-.. ..r.. ✓�j. 5�:.:<' �{ r x v uy r f/ s ? yx� �"r v-,-,•1:44.41, ,s{ d �5;� , . •„ s 1 '� -zf '�` Via: s�yA a a / thz `r<'y s y2 i_.r :)>'i.<. .0":.:a?,,.,-- 1'- /r..r a / /' ;%,9 rii� i 'x's,w�.. `:'� ya-.a`Y�; :"�F.� c,Y "r.,%�..� ,J' .,�'::x, stAhsF'.'T;h'^l«. :ifS'F � �� 'u 1 i %/" '£ /: Z,c$`.s«, _..X./ x <C'il:, N/ 3L a;.=> Y ..`§' .N"'. o:x.n:R>< 'j/,t� 1n,,,//. blt' //, ', � i fs u.4� ' .,;; e`:•L.'�"w .Ys�<:',x%t'.'� ...�/ � �s�`� G/f /'�„'� ;,iY;� /ri %j% 1,....11,.,:. '��"':. .>'":o 4 <$f ;Y �l a, ,,/ '/ �a;;J! "c�yz.)3<s,/"c'x-.' `a±q-,z•.,. r/�"%/i, � ,/,�y/��% ! w --;;A • s e�. a a°<w w y} a<:/, ,4/„ // u- ui/,,4,4,,,K,4,/. 4..,,:,:::.,::,:.-i !_;;41:.,:2f.------ r� .k Y .x'�'a; s?,'. .i. ,--eiN q k •�'Y .:{-rz;4`i Y- "xx J m fi x. ✓''. A%,,•'/44.4,,, rP,,,* :.� , '-',:,:,, ,,-,,..777,4„.-.--,-„..,,,.- y� ... `s.'k��/A �l ax:�',�� �,> ����'�b�F., k.sw. �'aa�<,_� ,s �'c •, //�,//�. .,. , s.,,<^ .•;"."u,-'a,<y, r<....'.w>.y,.w .sry,y, % X.a J'q / ,/•.yms�s p: //'41,;,///. y` ,,„- L..,'d S' k?Y", // ! �'t f,,,-.,J" '�Kx.' .,'jam .�:.,,,,,,f,,-* .� n/<at x«''/>,,,*,-.''4,,, „* / ,,,,. ...,::::11.:,, i,,-.7]: 1:1,711"4: �'�- r s � ,c”� -,--I-44,i0..., by i� .d. 'rrys//,f i. 7r / �/ .// s Y:. _i. f!3x y._y..rty / %y t �.,yr y i;"...:<,a:y' fit -i; �1/l�n�% y;s y,,y u b /�•r f,`f w� ,/ 1¢. �,����,33*y*+ca.�own»;•,, ,.....i.,,...:,..? '. ''� G�$�,/s / `//4t41,;-, '/1' / /ir /1 3 <- �� ;/i 3 �a;��. � y/�'�s''.'4'�,!.fi',<f�� //� rry��j��/ 5 '.,5 z Z„��N✓"�vii %- �!�/,'�/7'%�/ ?y':;Fia.:y'. % � /�R'7' ,y/1:�9 �//rl;i%r//y��,: ,/ .s -:=1,::,:;,•-=:::, ,::: .,:, ,,,,/i R a i. <. '� 9 r.. �ri 5',a'":S"iss.,kw`»n:*s:. '<':; '2v� . . 1 .<y�f./”/jar✓�j�%jay If-ixC 3s. sem, .n<..� i /iilr, • ::9• � °£ %y r=kx,�°.:,�t��a".r�%/' Y/ ���'3: �c<iIr".?s.=,. il �A.=.4iiitioeiNt.il4,Avim" y �y/'""��r�Y:v y'�.,�r '/,' '/////�,, 7 ,�S >1 x:':s,yf,a,Y-,9,��syyi7/!r' /, �1 -�W�3'"a"4?Nw, �� �.£Ws.'s�i`���y���f<6�".is`Is%�%': '1/.�:,%,.�� 4 G-: t :r ':4'�ti' xa c'V" `a'�i �� 4.r'?°'`�?� ? siL:� /�/ %�f% ..;W N"// D j-lY/• S{�.r�! `.4f,'�y#%� /�,y ,�f,f<L' /�. S/'1M1:-:.:Altkikl. / y igg, < o,'�.,m w-`�<5i`n`C' '�rir r//,y.'z�r71------;;;'''''1-". ."..- bL'Fs3/'r,�`,/,�� ' � r-�9- / / ;/x` c-S �--a,i„ /�?3 . wititillitSiiiiit*11;404,L s+' "�s/'ss�,3�,?��F,:� ,, i 1,v„_"��/. / ,. � : :;� j,''> >ylKk'>','y. �/i% ..,,,,,,,,,,,,, i' '��xt4 kc�olyl w�z� �7,y'�.�,s:i�. � d' ///s'j' '.:.. /�, b-< zin ,lsr 1":: 1 21; ,.a' i y i',y'f->lfN/,'9f�/%t •iliallt;'," a:a ':i` .2 cglfi. ,/ /:7/j�' �' .. r� '�'>�r `� r/�'" � r i� _,` >� �,� ',/ //%�7.,.�. ..�^ �,r��� a.r: �.'£���.y��//��:�� ,/J,t/i y&'; -,,:,;?:•,;44441,11,;".; � a~ 6 f„ N;yy/('✓9lr,:ry,. 5 ., H:.. iy' t:'•,fi ^ f//, s "y:..v..:m.,..,> oa�. 6a*,...-.s• 3/<, z :..K sl,','=;'"///?<''u�r�.,>', .�0i<y. ,<:.� 3J•s zy ,?,yy)- %% �! � r� .<,..Zy „stl,,., ,� /,lyn<Y �."3' �E.•</�' ✓a`w s� y,. /f�-!i: / 44„1: ,///�k �: �', �_ � .:.1�'�:rf,r ��.f'',/�'J;�,ys'•/ �Y,r�/` <� .:.. .. /,.. _ ,./st�..,'`" r�: .2.�/�',:;�// �� „.."!,:,,,,m7-0„,,-- ,,,.,«..a.«„ >'�y r� ;r_K s,.,><s«�`<y Y :yr; ',�,;//G '/.,,d%�, ;//. a/i��. c s yo,1 �n�s”" -:/ r✓� �/ //,'� .•crzsr'a�•+wu / •�. ,£ �.S r d� /1 y :9 ''✓"d/,s; s -'�,:a ..ZA., ,H,r ,%;:sl yrs 6.�...,. Att,-::::-.1•011111‘1,11*1,0 ;�r' :rf>�k s''<' �� �lf�;ti x '' /r//1�1y� � if?e/r £ "'<'t��~ '�:kj'�- ,w/,wa::.:,�,..,<w.,,:�,_,.. `a L','� �/'�,' 1/.,ryyy!�'f'''//////f� 7 `£ // z<rf.:<. /, k7/v�y:� r `�a,x �� a�..�, i'*a`,-yi 6�.&,ii. "'/:i•:(/�iy r ,, } 'Q 1 ,„.: 't<u. ,lt .�<:y,^8�/k7 ,/r/ '<"�-<�"/!.:lfr '�.:f 3"�' z Q• / ,d�7 s' ,y `s;,:.£ i 2 - ,t,e "�// -9G%r ' .,« > ;r '"6,�+;r<ja.z4,'.¢y1Nt/i9i r 1,/e;4s.x y. /// :41,114114111"," xy?�a.a'Y f �' <:.,,g3.,a,:x>,r7'" .i 0' rs:::: " x ��-.s.:' '�' :,r ,r'/s3cF £�>;esf' '''' ,b%r '/,��•�s�' z '�.y� -���z, :r:✓7r"O.�;s'3>co,�,. /,���'r•y �):�i: ,'r'°^`^. ::Y�p u. .,z':.7� .a�''r�7'li '�%:'.1``'`�'`ww,,,..u•s,`9' '/�.4'���%' >f3'. s"`i,'"£'8£ _�; >'s /�' 'ff> ��.,�//y /.,rr '..�`s� ��`c..`sa 'w w,7��" F�- .0 r/yd r., tilit,,TA,I,:,-,-...-..,..:), s, �: ,�,� ':a,>p:;�.xa XM ></,< s f:.r •L �s:�',�Yy,i. �),i, // ZsEdr•., _ -.? ,.�.2 /a.< -.�. n'�' ..✓.� ;1,°�/��,.., :q.,.ar � -yx>v,%j ��:�� fl �s iE w`Ys�'J' ryc'--��'•-4tly' �j / < ' ./,'� .a�: �`. ,,f3• v �.Fy,,' /�Gy,/.f' �/y .y 3, "�3iyR.z- ar' '.rz,. �,v�@.�,::, 1/// .< .A� �� s X3; ,sem�. ,swuf, �'(.' ,•� '"��r ':%./, ViaH ° 4d%,' ✓; ..- x 1wPsi e1. 4 ✓ r/ , #'S"_�. ..po,? F.Y Yy / y for ,fy a\<R,,, y , ,_�&. .b, -':�r�u,�f,,..' //,i, 3�3�e?;< ��r kiy /H/<�..�� iiY' /� �-,.< /,��yy�," .:o,�RN�.s��;l :�' _.5„ 7N'lC ""rr//„y%�'i''�� �,a".Ss•<»,F k/F •l .><u'.b'�v ✓i�, i�;/h'�� rYs'.:-'l.<,., ..s'� 4,11111.),1„:,''''' ,:„A ,,`^c>-6<�u'/y. y,./zfF/�'/>""- ,'A.r�.; r : ;, ;! ' ..,.:/ F.-�<:,-"���- ,<y„�`s'.. sR rG s "r r'),.. j:b _n :i��� -5. r6j,�b//�'am g, '/. .. ,..)b..,y as �..?.. r<.. :��y.,S•.; .a...•,,:w:ii: z s`s n ,<syry'. :,o,,'s. yi: �./ ,. '/srj"rf/i,r,,. r;?'�Z%- R's,^(•<k�,., �!,�f 4 a.. r .':Ksznk�'Y° ..s+�i''�/,isl'.1 : .r.y / .ts'./ .>..�;1.a•< s`11 x-'11":. ,:4 �i/-. :,>. `y,,,;;<,:f(.�'.y ;j.•%,Q$ '�N%�'. i.a� a,;,yi ,%1'��'. ,,,/ Y//� d M �j:}�X S�:�y% 'rt: /���f n.�r%�.%%Sv '..(// ':�. �Gj.::;<L� 'w�11', v,/.,,: r// ..'-'17,1:7,t4,;:.. �M1 ��� �'(:mipJ.;;�.S V)<y.,,y��.'N/�/ %H/,iyv///��1/�����'�,,. �iA:`r F../4 ��7,,. '':/j'.,i ..... A9 .9.l:�^-y a',i/�// ,r/.:?AR.p .<_ f � 2:'C''"z y. .. ..f II P' ;.%.F '-5;. 4:�' ,� / „ y :b.:„.,,,,,,-----: ,-A., �f ,�v �� Rs-'�;5>v'..aB,, 'er�`S �. %/�b "4 �--a,..Y�+.a` .�-;':>_ �'g4'M, j�4 /j�.�/•,/.. 3,�,'7„`_ <.: , <.` j�.% �.:iy',��'i:S�,:�pna 9s$.i,. �;'��3 �. :y >� -"x-%`.'.3y'*�o���`l`:,. /�1//, ;:-,.' :,. ,11.:,,.. ‘,: . 11:;-!,,,,:i. , . i% '"1s/r< ..:,"f'"'' ix"£�.<dr'_.- .' .?. ,,:, i/// � ,.�. � �/�-r'9:rc��.'.,x.,ra<'�s",.ry,`.f"��... :S%//� j../ (a) 1 2„ i'�i iF_,,:, CC�$,�'�' d`" r/;" /,.f F,,,i5. ;:i.,t ;: y�y wil <2,.<r.14.1.s✓fr/'1 1 � / j~ b,:t.,„:,,,.::„., 0 �� �-: < acla. ��M:"�' :k.„.�•< ��/r, EF. ``S iYii� 11111,1".1:0$01, 4, 'a {i� et/'7���, //f•a<a a..ti65�'�d.. /c 1k. � ' ��<°}aR �� F1�Yxr r'Y/":re g/,//�1/Vis. 1.: -•>., u"yi,a {%y. >� . a�P, „,.r,��„*.—,.. ;S,,a=.;r (� � „,t,':,4 .fs s .,.,, le.y1 .2���s �/n; .: N., � ���'q r/�,,�/. �'/�hri���:� w¢``: ,ai.��,3">y�6.�a!Z� a�'�� ,.�;_ ..,�i: y�.>�'<f ���� ah :,� /.cry...;/,'//•/ /�i,,. d /.. R _,<, r3.,.k bre:1*�.;a wy,. ■ 's5•`�is if,x 1>y <s'r:�lG l i'/%rj/",'�• r rY/„a`.. °,,.. -F,y`3w<t`7Kcg"t.z�c-i -.'�...- �3.q,. � � �'»^r='c fays''4?”y' "' //��<.. r' k a ,,/�, ,/s/j,�ri.,:" t,..; �: lg x �s7�'„'3>"���Lyrl"',?�%';y, i� y tH,1::. b ft `�5v/;t "i`; '"� 5i� ,,.;. x !r r//7i,/lf/• f /rr: � s„ �'.'+�'<�-ra ',.�yXy<+Lr It<; .. ^s. � 'h �i''i s ��a� /,�'j�/ %,✓�� �' %;31g�a i„trititilitr.:77 ,�J,�k£''N� E �.,a. yzf;a�r��yY r,'//.// ..fes. �<./f 5r l�j",'iY�' �G,�r•/�;/,�/ 4Yu fc,'gg ?` �= t''” e> _ r,{'t /ray yysr /,'�jr'�/'>.,>,� / ' � n i"%3; m;.w„3�.s,.<�,b'?,..13=N� t / j_y� V�,1I.`.1Zf= r` ��,�<s...'r�s:�+w v�/,q�rr� y°::,rfr <;r/ � s,J z, - �' .:"Y b,..r l,,1 ,r':ya. / �,�,r:frJ'/ff'�:�., /' 3 y f o9'.x .3<`�G#�l`f .+ x� y,�'�°r d^yE,,ra, :/'l//e ��gf j/ :a�>y ..6? �` isC' -, :.' $ ?;xe"- .<<p: /�. ��,�jl'r..r',// /,.<mt ::/ n.." <"y b > -%q";]] „g"� . >,s.r'>l'!✓r?'"%`"y'/ !'Y%j�/. jn57r/ ,5 . 7y,;r .. v;;p _!.¢ r..i L• %ry5, e r/"C -ii r/,. it "� � „gx�s;< a4 r ...^<. � � y`3/�., v,,,,•.,4,p,*„,i l;,y/�//�/;:j/ r/r,s.%/.� �/ti: a' .,rA' : ii �i�><,�^— .s f'D�2 .y -.Y ., ' >d,/� B /b �� r c,,�taro 4 n g � �f �` 4 , Iii---:.,•-:„:„, ..:,,,,„„,,,,,...:‘,‘ t� Y d���„s,,, py�xr/ y�✓�>�y:�ll��l�/f�s%G�//,„., iH,. , roD'�s3' .�, r��/ ' 5' ,�,.A!..' ' , '.71,--AR::,:;:- t.` Y -ii .i itittrilli41110kili(ill'il y % /�'�/fi b � :/C ,. .Y f> ��� ���y�r<^ %. �� .i.✓ /fi'/b'�'if/%„ly "r; /f4 'y n” .R'. ��r� ,� �sl++•'+vR F r4v J%7.'r/�/ '::::::.,:.„.„..�/ y ., s. _ ,r.. < :•i'.y ,C73S`r -- >w 6'9/fs%.� � ',„‘ 47>wa ,�., � '�'<GAN �s .^'%/",I.sF .6/y/i� a< ,, pyy y >.7/i< aj P41, y'i /4a f�1 y r ii : 5r3, // >% "ls-f,,,/>Yyy fj✓/,},s,�` :,� : ':'w4 i.. �i i�f/a6f,/,” %Z/i'' '. / / ,tsti y/ys�r� //,/�4 ' r :::::-::::el'''','''''' i,�� �i 7t/iyy<�H 6 i s.:�✓y�j>•kp,'y. .:� <x �;:. % �� ;� rti;�,, 3 z7 ,z � 8, �: � rsNM% 'ts,` //�jf'/ '�y ^")' , '/,i.. ,�;y //-tii j/ S,-,y= //k$ F/y, s y ',., ,j.�.. dYks �' //si ///,,:" �'. :/b //.� , d..'t ,ly/ja rJ'"/%/,, %/..-y 1,:,„,„„,.,,,,,,,A,,,,„,,,,,„, y.tY✓Kr y ? /,s 'Y". .,w�'¢1 ,r., <.< //4 rD n K/"IA % inr e,ik y' s T •••.,11415,y; om, �S tm �, / / 5 Y` r/791 3 �} I y.✓!.Y. s�/9>!//p r //fs " a ! '%ri i���// : ;��g1 i41 CO �•�� // '�FAY/' %.0k. /i%/j/��/%y7j, <'3_ crcels-> /��fv�r 4/b//.a �',fr' r t % zj /rr/,�i/ 7 ,',110; ' IMMO tti !...1-i, / >"G Mfr ./ ,,,,p,1,44,,§,,0*:,.,. � / l�/�1%/ tti �s "✓/ ) / s� Y�yY�'•�,yb a��,,,gg.,�. v�', y'x� ����ssy�,,u s" �F « �.'¢ & /y1•p 1 C 'fx,14 "8 i ¢ °,�y<i ,�:,1:.4:',"y7Y 6 Y M �k<.// 9. ',n 'D f Y ,�`L"3' `k�`r ,f . Y// awl a 0 ,c"'"' +a.^. '4r,,a?'�s�'�,�<u'�)%./ S.,'.1 �a,.�/ 4 '.;; : i.-.. `�' s"l//e:. ,i s -•e / :'i/ / .?tk'fY�%3 9 0,;e/ : �4 Lrq Y,N„,`%f ', ;�yy l y,-: ;/r:r % z. ;w,i; `!-'/�y,//,sf'�, 1,4<l „1 r x b - y,s.. i%/ vi/„ r r/ rr : x,,yy,f.d x"1i i� .a .yf. ,,.,�x.::1. `; ,,y 3'" '°'�na,.y�, v 3s? x :',rl"s is j "'//,/'s./,y :x 9: a >ti f.,.. iC�' r/ya.�',4. T-' �R.N�a•"' a s' �' ��t;:aD F.4 >,- /y r/ /,,.un "9 f .: s!"'9F .3�`.....ir l r,r k ,1:.tiw Mafia;, ,:l�Y,x "Xr ✓ ::r!yX?:.'� :0;,,,:.i 'i r` //�r�, /y #ay, '4.: .y >�./ d a'� a d k...y 3- y 7�"s ri/:, 11 y 11.; /,. a• xSy) q""y/ '<%m `,S3�4.y'� ,>y n'^y wg> 'f'`'�. / 1„i / %. ,rx A /ri ,: r >/ `avy vx>"3.aj rt'_ ,aTs`" ry. y. : ';g, p,y ':',7k,,,,,,..,.., �ry i� .yam, 0'.:'-'4",.0.#1.,%-:41141; / it?,:;,, h u y., �� �iS /�•�s`'`1/°fit.,� r� //ra t?1 ''..•Y".""@. /�j.'fir/�',i r/ wy{ 9)j `i ,c'7/u/Gl .i ,Sy !1 /ii/ '$t rD {"':".y�' /i.,,O Y/yu���l��w� r:!.a<f„ y.'�"'sc. �:>.�;;/%i ///�/i�y� � �: y � /s .. / - -,07; y,� �.: 7,'-'y"'.? S.e, /i,yi!pi 4,.,_%yI, //:<'' /i/////ri.eil y P t /� ,a rs,tzi :'.'1 1/&y- : /�,,.�yk//v"N'�� • r%._ �''�%/yjJl' "Y%. Tr�.::d�•�/ ?1>n �//////r =.�y3 ¢ �s.. �.�Y/� "� ,r ,,,<:,. ...4. ?Y1£Ks,ff",_ r r /i�'r7j/j�/ 3<'a= It', rs��� //r..��l� k°f x�i �: �%� i9' i.. �•,,. �< � ,/,,/�r�.ys<'�yr-7�1,✓1�t�°S'• c ;y r/q uol h :•7P;. 1� �•// b y ' :.�Ysz,>».�. • /.s: Y nr/' /s'Yizs ..pct,': /i aim /r :mss= ?,.:, z,'r,/b»: a.r vs•r /////r,'%�;,�� '''C:7),.. s: :j�` T�f` ;':'/, �..p,. ° $. :/�//,�%//i//'.:iBi;,y. >�`:.s ?'�'9 %/"yi /y'q'6,�£:�' "'f/i',r� ,r,.,, /jr/>'�.�-/Y< / '//" ..: n ,a ///i% %ri r 6 m:. 1,�[%/i/ ss [2'a- � ^''�< <.�"� �<rrl�'�'/. `/�,`"y'ae:��,, i. ��ii/�%%r//�/� � �,0 /" /�'x' j;'';-••/j�. fj// -'b nr,, ws yt q 9.• bl i 2 ".`' ` /,i//i/// sy .r:. ,, r/ ,, /'„.moi / ,,. •� »/// y� b i r r/ri/ii/,// JSAti:• >r f� ."fiy s „.41,:-.' :y,,f/1F�feg,1: �,.%,� .7 a / r i/�/%/i n: .i.y.. Y rb j`/ a/•.u:-S%7y, 9 7,,,,..„.4,ir y„ F y ii 'v// / / r s.,. :' 'y t' fy.r',/;1‘ r/,a ,. s i '. ,///.,j:'r'/y/s`_:, 4.: ..yr//�//tit ri` `s.;40„i/<g',<x ri///,./r i o:: ,moi f �,1� � 4/k . :i j!r////iy f//j �/`,y / /j a y%i�',;`;' : Y'a�._. '” 9, i< f�/ l;h;ren : •.'/i.!/%/ice/i/ '- �'� / /•// .ysc •ii ria '(°� r/, y/ r////r4i//% t ///Y li /% / rm-y;.?i x �,//'/i/iii%/ r`,,.`,` ,,s : / �`_z't�Yi� Mn: ; t, fy:.s'r :�,/�,;-,,/„ .qty �'3 -<r 'f% F „.-.,,;,....i.-,4„, -:::,--.::,::-"•,:-. r i <' i�.i-;-.-i; ' r�.r� / y, '�, /r lr //yh err� �s'/i /<” w': w&6�<,/ �.„ VI 89"'�� per, /y�ri ,r,[/4' ,y� �-'���`z` ///i/-: // ''�a�..h �!/ 0544, ���:, r 4/� �, S'• W lid ¢ Y.3 r�S't ,&�1 /// // )9 �' 4� ai / 2• sax /, .a.< s~ :,fr. %;r/ <,<a��:: it.:-.1f,,,,,: / y'O ��i y �.I � i /� 1'n%/li /,�,F` _. Rvr'�^f"� � /rr � d Ytw''' /A' /� n6 s'�i, y / �t� ��_v'//// ru�.>. mom ��.�,'. rr 'f '�'� .'> � r'a're. .`k t," //%y'(C/ �'/ �/. �ez _ N :'71s• 4. 1 rat y /y�9�/��'i�.s.; /��<' S/�i// �%.ty'�- • .".•,..54,„,.:.,.5,,yr<''` %/////���'/`%f%//./� ,�; 4.1..!:1-K, ' liattil,,,;4''':'..-':'.. /i L �4 ;, �//r:;,, 1«ix G v / 4 'r 6a //1:a• a�- �:/:i✓�jrye - . 7 y44 `� oir ,yy y ':-..,4,0)411,11M, ,� �•Y14x lJ>y y litit:=;:i*,: :':;;;-,=,:, 7, ,/: / /Ylf/ �� r/. �y,3 a .;r%/// �'L ��:, /" /�/ �. rj /'' ,,,, iw % v r'/>' a" ,/.'� Y '// /'- //,�d3��[ x" '%/..<. op.,,,,:,,,,,/,:i.I.,:::,,,,.,,,,..:,,,olt.,,:.. ,l'f / / ri .R,..fX,Fp/� 7 ,5,/,s iii:F ��_/ %, %//�%// f,x2 ...:;•:,,t-t!-=,,,.:;',.,:=,4-.A / /T;i r �!r,, �., � . �<a'/K6rr%j '✓-''`t4 q..- s`l�l, , ' ^ ,/rii:`'jgt',.x �ys., y.'s ytt r, ,t f by ,.::'!::;::7,:•:::. -- /n' 1/h�k� / / r:.rS� iL cr t �Y',fiG .z ref /R%f.rl,7 y✓J- � i%r / j y r�'db.<°'<,�.,✓ D'�vi ;<,�C�p .5'_;:.'i j,� /S ,,,„.4,.,.10.14-44.04$.1-Te, � ; ,a ,d# a •,•41,,:: :-,,., % r r// //6 a1 l "'t<, <� gy,; a ' £"kR�� ,d,,�.�i/y /)p/, //r ,Ts:; r r/�>•! S•3.�:j w y� i;%y�//../'i -a�:e tiy '•=f//r �k,"'/,/// -v r,i, „,,, rs 7Fr `>ctmg 4,,it ".,., 011ithil ri iy 4l,�G-°'a6c/1 _ x:,..,y,^e''S. '�/l/p's1::'„'4 i / ;'y pi7' ..//l7tiir4"y''s' ."...:„ ::,; , r /1 bre'-ni' 4 y ,-:s.y ' /;°. 1%"w''' ,l1 ,,� r. ,/+a-'ps Y'Xi'ry"'; v^ a-::9. y/x%j- Al:%.'9,,,x' .4i� i, x h i • K /..,.. rn.,.;; ',�/ y /: t s v .! y,� / iia.%rr., tC ay ;9... 1rG �"� 0b/.%" ✓, ''':,-,..,-.;-"4-7,-;40-4)''' i >oa-Pl ? ,c i `-r/ 9.: 'r/ii, ,,r,. ,b , ¢ ;f( %,',Q�/ii�% / ; l'All*'-': / , j< ,#s,,<.ys .d l� <•.l y i % Z,.,. ,dry l r„<x.'�.Uy 9/.�rWii/„%/%/ /is ..:.... ,.411,-,-, �t, f :af.. i,y 'Y/ G.;/ . ...:...... .::.. . . ..,.. ;..s, r ::-.•'.44,:t. ...../o,/i;,,,y•.,.: 1� / s i/ c /�r� .,/< r* / / � p / 4 ;"' " . I , i� ,.:.-:... ,; ',r//; ..4,.,:„,,,,,„•;,7,,,, „,„f � h,;% r/� . /> .J .;i,'/ ..r/io/r / .f„ - J' / r:.r,: :. ,,.:/., ..r 4 � u ti .:: '/ // ii !�9�r /s5/ •,,,::.::,„:.i. /5. „ /r .r r < .. ”../,., 9P/. ., .r ib.r. ? r \ : :: . / /i / ri r ✓ Yx• a 3 , �J . ., // . „ , .: / ,. " : , a .: >,r. i /itesi✓ . ._ / F ,< " lY r • r?/r/i : q „. . / ..•;•"••,::, , . .- ,/,/ / , r/ ,. -,. i .. .� / ; / a� ;. :swC;s. a ,. . .S , : a a I III 0 `,\ H O CA Cf) A cp '"CJ CD°''C'i ""eT E- p P P f- '''" • k 1#• C. rp o e- oCCDCE . 0 '-z O IQ n -.1 ).7-t ....1 f--t- 0--i • ••• 0pip .,......4 0 NC o cz) co 0 CD , "1"i < E C:14 ta) tM 0 ci) .-.-t-) nom tri P )...4 . 6...._ ...." ....i . P tz (-4- e-t- rilQ, V 0 0 C.))...t --•A • 0-A • tel Mo4 CD 0-A • (:) 0 r) o. o Pa-k = co (-t- rD ri) p› P c, 0 (-- o C4 CI ri 0 1 VD 0 o0 til 4 P --1 ,---A 0 rii OV P EO (ii0 e-1--..., c 3 ""it E 0 CD rla T.L., .trl 0 (1) -"A C.)0 ',xi P )--t 1""i e1i C1N 'IN i II • • -.A • Crc? k hi 0s -fr. P__A N CD -•-+ • c- -A 0 0 QP, c-+ C4 --+ • lin Clui .....r rt,+. S9Y • Pi...i :-:.;,7-4 . ift' ill"") P --.1 a) c-.) - .‘i a-A C -i P CD 0........i 1171 rim Q c•Iii ,--A • 0 ai) am a ?'4 ...-A • r--- el 0 � • Oe-+ NNE I Z Cla II II I II II In P< o F ot rola N 0-t ‘is . . kms' 71-I , ,;.1141;V::!: ',%'ir ✓/,r,- ..:...:: 7 /il,:.>�r, .: /�/..."�i//!i//r f/..icy i.EY.�" �:/ 'A S s``;,g3 x 'aA / -.// „�//�:" _r%i ,/fy.a .,,_ . `'<%h/ /2: i/ /i//i, !,.: ,i. r'��: �'� ..a... �<",sz 3n /' :'�/yr/ <////./i/ .:. iy///%/ j//:. rl`ssc'S,5,r�,,.s.S,:' ax <�;G? / "sy :% >:: ,d.. '>;/�////7r/br /rr<'s / ay, ::r 1i6 `�.`. • .../,�r;�i .: / /!/!,...,'...,.... ,.../ /;;i///'/%//, v ^`�� n,��`�'�n=;i.: "Y_ r// .Y„....:,::::;!k,54:-.:;!„,;�.n' .:v4, fes///:".:-..::r/ .::..,.6 ! ,:.r.!/..,:.:�, .. ..:,:-/-✓,,.(. .:,///r� .::.... .-,. ¢ :.sc. ra /.• ,J,..."-�� .,../y,../ ;,., .. >./ . i, .!/ ,/�/.,,r, .. moi; :rlatila:114.1 . ..„,,,„,.,„,.,„. / //./��/i//.s: „r,, ',i -3.. •.:�.k��f5if `ri< 's.: r�.:;;, ,>-:J.:� r-:,, .. /..,, ;.; ///,r/i,.o......✓: r ;'y;;. r-"t...;.y�,`.o:'„&>zu Y`:.r: 3: � ?�. '`.�i"/. / /., / ,/// G, xk //. /,yam ds:.s,' ? a: 3"::/ /::",»�✓!: �.�ii ;.:x�/'.�:.%, ..:r„ /� .. r, -::� ':.sT,.'a.5tiv,. may r` /i/" fi/ -'�/...�//,/... �//s/.h.: �//':... /f�.'n � �,�y_.. ,3.:G ;l:f<! /. ./ / ys ^� /r�!` � �,.r. .a: `a.y,:.. w`6.. :/� /.9-. w%d%.i� y;.. ..,:�r% ,r. ,i`'„',. l 6' 4. F s r,,, `!^t;' >'3"�ro.'..`>�,,.z.�'' s/�� v.. nYv»..,.�..,:...<. ,,��:iii -%% .<.,/.,�� � ,,, �/;;, �rY �� ./�.�,- � .. ■ H .1" -"'ir 74i miii ?T?O crQ i $11D • ';:-.' CD rO�CD - C -hco• �p., c..., • �- cat P ci) 3 e.,..p. f_+_ o (1) CD 0-” . P caa ,-,- ---., P ri) pip '"CJ r,,o---A Ca., tt Cl. --' <.< $1.) 0 ,*1 CD p-i --.1.tri O 1 V cn °"." • r-4- p Vi M O CLQCD cl) up 0 P --, • r � CD rD tri o o u) cD C:11 n 0 pip E go nO 72% ,-t0 -t P.D 0 Cig 0 O O 0 � 0 3 E L.1 r-th- IO • CQe_p_. ;IDE 4 camrip 3 ti, • LC r_+._ $N)• o CD --1..) KO --ii • CI m o g. crQ CD 0 5 rti _,,,z,! �...--i wP •t CD P e-+ e-t- Non ..-t ---a ,.,0-1 • rD ;,....4. CM a) ri) ;ID ri CP a) Imo a 0 am ..; suri rin tt 0 t?..: (7.--1 CD Cl) P -E-:-J..-.-A C4 ''' 9 f el 0 � • Imo 1 = -.-t 1 .0 --t .t, P c-+ am. anii 1 O P., (1) f:,' ,_` ria N 4.11< • YVE CDM ■ ti . :: .0.10k‘2.:.,:*7.N.:4(''''' ,,,,,,,77:.-:':•::''''';': ''. *01:•;:littOP:54'' ' ''''.;::''' '''''';'';/.1,./17/'::44VdAt;'''' .....;,::1:i . '1'''',:;/:0,*4.,;''° ..-,?040iZ11,540;‘.°4-kei.:::::"':;:' '"74:.?..'j,*11:11it;',N'''''''' , •i...,1:1,•.%f*';‘;: tiiii%4 ,,;.:q.„!:,;i143,4:":4!";:att"" ,, '''44:1Itii: 4Altillii!''',:i1:-,>:•4'•:"'",''."•:::•':!;:f.f:',14211"L. :tZly;:;Ztlfiii.4 ,,,4:1;4011 ;:.•7':''.14;''Pn''':44 14111'- . .;":::::...:-:,•.••• :f.,;'2!'ilk.:11-14'494,•.:.4$: -t1;gr'''''' , •jctlit!,:::,':'#gjilfil;7 ' ,..,,- ':::.::;;:':,::',112.'2,1**1:--- ,::„•ovitt;;;,ailt;: • ,. ,:,,,::::,,tiviitva,, ..:.,r1 : '0*k:it_ ...:,...•t . ,•:-.* i'l.C:;'''''':i:'::1:E1'::::''''' ....''''':''r:•:"*.' . ''..,,..,;/k-i'-i•i ,'}..,,:::',:glit,:' .' ,' „'''":.-ei.;.;:i.4,:;f?.......,./.:::'! ,,,..,,,,.::,.,„,,:„.„:,,,..,...,,,, , ,..,..„..,...„...,.::. _ :.,...„::.,,,,,,,':,•::•„,,,:..",it..':1:-,ir.,1,,:,•••••-• . , '•..::;;;?:,.'!:i.:::::'":i:;,s.::,,;i:?::•.::,,..:...iilk:-,,' *:.:}.0'':: , ?;;:,.':..I.::::,, '''' .''..,:::-. .10'''. : %,„:'-!i,„:„,,....i!!. ..:1:.:'''''i.:.....:r''''::'::';Z;': 4,.t ;;iliti:; 111;,:.,!,.-4 ,Atcl,f7,:::it..',:e .:i•:.;:..:!1.;:...;.,.,;:,,„,.,[iii,:!;4' ' \i\l,t-t-t,S:;'4i '':::''I.i.',.::::.'s:[..'..'- ' ,e,:ii::::::::t.#4.''':':'...,. ...: '',,A1 totce:',44A$:*f :::::::.,,,044,..:!,,,,,7:. ,,,4,."0",:".4::,;,,,:1,:,..1':.: '- :...1:71i,:;;;i. ''.q'it„.';;I:'::;.:t:;,..t4.4:'''.:.. ,,:......i.,i4-.;:t'l*, :'.•• .!,,,;,, '''''' 'iL/11,:',.-',,,,/,,,-•.til,*i'lt•-".,'•':%, „.„..04,,,,,,e.,..f:i.:4Ki•<%%t*e:...:.,,.,,,..::,...,.::7!..i:',.;i:;:"Poirjsi.•''''''' _,,,,''1,,,i,:,"::,...:..:4::::•fil$1..,' ,.....F.,...,.'.ifV,:::'•..A:''4*,:i.....:„:t14,?,•;,,•; i,,”*Olartitt.'' ,/,,•, 7: ...„,•:.,::•,„•,..:::,„.,.,,,,,,,,.•,,.4k:::5A-..,.- , -----T:..,,,t;-::•,,i6,:!...!,:li ,„,,,•,..1,;,,;•:,,,,.-, ,,,„..,..7„. ',.•:•(.. „.•,,..„,..,::;01.0t1,44:4,;a0",",tivr:''. ''' -1- rfl&•-;::),,,-;::,;-:,..*,0).•;:'k .,1:;•-,i,,::.::::..,:::....,...„,...,: vo,-3.fr-,,.:, ,::,:::',:-.z";,71 ::;,,f,Slits,i4t \ei:t4;',:7;,-;;:;•1'1'::',. L;.•, ./thi .' ' 1:'‘LoOlt ' '/' ' i ' „.:,::- .,:..,•:,:::,0 * 4,/, ::.:,:72:'-(,:•,*411,-".. ivia7.•'- '••••t;t7:7-.1.11:'?'.:::''•:'-T'4''''''''''••!'''' ' ,••• *144:94*.;;•1:::::SIWC,:t:;.1:1"':' . ,,';iftfl;.4411.1i;:'',"Ii :;*0 rd,:, : r','.:-::..---..-::4'..,:;•:$'' 1.:',4,,,i,:',',..-::!":;;;7'-'.: .i:.,,,,,..:::::.-,1,::,i2iiirs7 tle...- ..:,:,:. ',;:::..--.,::',9..!'-:::'.'itf:i4:!,',;:oil ',':,,,,,,*i,htb.,:!,:441-,,'• ..,:.-,,,,::41;17[..,1'i iiii ::!'.: ;';:',.',,.-0t,E'4;1p!'''''''''''...:.,,„,,,i.,0 ,. . 4,,,,,-,- "a--,1..,i't,,,,,,q7;141. , ,. _,,, . . ,,, „.‘..„.„..„;:„•,..:::,,u, :,•,,,,,t,,,,,,,,,,,,t,s/..,,,p, ',,.. 1,479,,.,41..:;.2 ,. -.:,:,.... - .--,,,,,-.:,''',4!:',-''•::::.:4,Alii:".. .'''' ' "*” ''.": !•,-:ilvk:,1*„,f/740kf,...-:''''4;f0 il. , 41:11,4::C:iiHIC..: ,',.. 11V ,' SIPIPIIT 4-ttit ...,,,,4'irli'l',*)4,5140.14,11,C'...,: .1.;:..1:::'''.)/ 4.t.1;;;Nitftl....0*.- .,k,..i.:.' ' -7,.,:ti,04.4t.'.:J4M:,?,',:;;.1.t:0$1,',;', 004r0:4•Pitt :„,,„.,,''' ', *'.:11ffitit.,k'. r.:..11.:;:', ;ft47", ... „•,;,, :1z•,..,,,,,,401-1,4,;. ffil*.'ir:'i*:!;:::.1.:-,ii*k. ,:,:,-,,,,..(--•:, ir''':: 1',- I t:iit; 5,#"*.,„:64itaiggrt*iftifill:' ,''',""..,-;t::::!'5,15:'•:-:Z:A.;:;.:.i,4;,-;- '/'., •, :.:.::.,t,.7.,,,, -'- : ,t1.00,;,,a,..,...0....., .,ir,,tp:, I,t;o,,,,„,,.,,,t, (i) 1,44-..::::-77,7::::•,, ...--;,',‘Y.;•:: ::-.::'•,.. ir: .' ) '..11,iiii;',* ,,,...„,: :iit, -1,i..,.: .'• ,:,, ' 'e . -:,..,:if,:ipclii(44.1,4%:..,i''...:Ei...,•:..4,;(.Ti‘fitiP#,!iI*17.44k71,1#''''''''''. : l: ;, , it.. iitt ;'..'' g1!4!-..,. .t:'. ,-.7..1 ..:,: - t); 111 :.4. ''',.. '- ,:. .,,,, :•-•:;;;,-': .:'.i.„L',:',f4 .•,...;Af-.41'.;.;-$P.ipt--;"•';?..:„.,.'',,,, 4'•'''...3:t:''':'ia:i':1;. •:1::::';i1CAli'''''.....;i:".4111ifi ' ' .',...4. : '-if,/;;;;,:,',,•4;:::i:ii':r'.-•' ..,,,,i,,,' - ,' 1,...,45::,;,,,,,,,,, ..„. . ,,,,:,„.,.‘,/ .• ,,,,i.,,,,-•,',;1.;,'. .,:, , .1.11k''''. . 1.:,(:,4!",'...- /..t",, 43*:%:,0,''„ f'",7.1:::::"*Iglf: . .1,Ar,"•:.:k::1.'':.'f,l'IT, •••• • > --:,:.*':,,,,,I.,:k?-::;•%`:.',.4.,,--'",'..,,I,, 4'a;. / f-.'",..04'';':''''' -' .P4i;,:.7.7:1,:', 1,;',fli'''.1:::I',' ' :....,i,:;.:f.';.,1' '.!:'.';/1;*...,,f,..'..>.: '''' , . :-1...:;::.,:i.,...,*',.‘::,,..:,..,,,,:,zi ..' ,:a-i!Or7,?,:>.. ,:.:..:'-.11i)i...;''',,, ,,4,,,ic45, ii?t,10- ‘.,, 'E,,: :;,, ,..%:----.:,7i,..4:,;•,, ' 744,,,:;,,,..7,;:',:.::•'1,•17,7t:',.,-- ,' , - ,,,:?1,-,:,:,,,c.,:,?,4::.,"; ,.. ,..",4, • ..v:,,, zi ,,,,;:,,,_.,,:•:::...:.,,, ,,....;:..,...,::,;:: 11‘.,,:t-4,,,,,,,,,:c.,: .,....„, ,...„:.,..,,. ' *7"7;<4116' -,111.'''''''''''-' •74,:::477ui::::.:•::.,:,''',9'.::C1',-; • :''' n '.-"'"•,,,,,llt.-:•'1.00„,..,24, ,),t,,,w,.4,e4g,,,,,„,,,,,,,,',;,,,,,-, . *40,-...:,!•,-,, ,,,-,:•t':'14.',4'.':::, „:.-,:,-,',.':.%/%•i,1,1-,k/-.; -,?;',4140,*, W ..-il 1 :'.'.:7':''.::,,* :.,,,,,,,--.•.. .,,,.,,,,.,.,,,,,,,,..,,, MO :::4%::...' „....,:....,.. .4.2*".%:,,,,;:4,1:1,titglq:liiti W ,, ,g.''; ''1101144401', ti4'1‘ 7.,.,. , i.,.:,416''” .. . ,,,..„5,.,w,. .*, --iv i.,,, ,,,,,,,:t:4 -4,0„,,, , :,:,..s.,AYvjochktk--c.,, iwt,,,,,,,,,,,4 wilt ,or- I, ,,,,,:it...:iii.t.t'.-.'2E)!!":',.,:i*-tr.'. ''' .tat/:-I'4---7,7ito-sit.,fi4,4:,,,,,),:',.4k a) ,,,.,:,;:r4'-': i- '': ft!!ti,;1,1'ki'AfA6.- ')'''''''''....... -''-'''':i''''.:".-'1.'qi..." '-:,-'111,IIIZI -itiii:t .7.77 .4.41:f ..- ; &!.'...1:4iii'41.V:.:.6404,:14'.." -::. ,..-Z•iiioi: .I''''';;:'•• tilite:':',411lit , ....• 04e. ::'',4,44:.'',;•,i-2.-•- i: ,..!•,:,,,...:".7,til:t'...;;;;.:7;;;*'''':•:•:H7.- , , ,,,,.,,..,,,,„,,,,,' R,4,,,,,,,,,,06,6%10::,,,,,,,,,,,!:4,,,, • •,....:.•:,7;?'?:'''''.:4',•:•::i.'llk'll:':qt;::,:.'"(r/tigilititst:#4tco' ,,,,,,;,,,,,:,,,-,•;,,,,:,:iiklt.:,;,•,7,-.7:,,,,,,,,v407-.,,, ..„,,.:,„;.-1*.'.*-11,;•:?E:::,14..,,,,,,!,::::,•.,..,. .../„.„...„;:,-;:„:4;• . ,:i lik(),kk•'...,,i0,kfiltilligifliAk' ' C711 Il'I'::14.'4'''.•:.:'-'.;;,:t:''.'•.:-,1'..1'..f..::.:l:':,‘:::'•';,4if..,,,F,....:.:',.', '". • ,,1 : .pr,i:.,Z,k;•.i!..•':;J:A;/,,i.i01;:::,. :„,..,..4,,...:,:::...„:...:,;,,,,,.,,,,,,,,,,,,.‘,,;,,I.4-<•77'::-.:-,,,,gtv,.-- 1'-.,.:.,..4,, ...to:..:.;.';'''''• 4.41,-:: ,:-?',-71'7;.:4,:;.'.'1,'74,It.:;,; ',it,::.<.. 0 t'::::-'',',.]:i'...'..*:4).::....';411 ,.:'. ..7..'''''*.''''''''?... non' -.....!..,. .,.,..„ .:'-i.....,--. :,.1i .:::;::-‘14 :,-..„,„,04. i i,,,. „..,.:, „.,,,,.... fp , ,.,.,,,,.... ,i4;;;;,4,±tr!:: ......;,::::•.,„,•;;;::.,.„5:::,.,...:::.;,:of,...:.,::::-,..ii,.,,:,„7:,,,;..,,,f,:„.,:_- „..„,:,.,.i 1, .;.ii ..;:„.:7::::,:.,44.i.,:t7,7,:,...:,.,:....,e li .„,:.„,:,..::...,,t,„,,,,,„,..,.:::::;,,,,,,;:.„,,i.,„,t„..„.::. ..,,,,,,,.,,, . 4 is7 !. .-A,' .::Pii-!,#....::::)!!!: '. --,,-4,-.::::', ttli- .:..,.;.:,;,--:-.-.,,,,„-..-,,,,,7.•'„:•.;l"''" , ., .'7:44 :::,,,it..!:.:i, i ...-.,,,e.1:: -iii:y4:if:i.::::'-. %:,,,:,--: ,,.,-..,...;?:.,..iimmoliliiizql:7;;':';',:i '..';:-.', - .:..,:tii,! :"."'.'-''''''''',''',.,,,,..;,,,•:<•-,4.0t,'-'• ,:kir,lc.-i,.i,...,. „1!....:.-:.,- -: ,..''i.-.,,,,,:-.,:7;p,,,,,,,,;.;;,,,,::,.:,,',.,_:,. 44,tific Iitrn.'''' ''. i ,.:.:,,,,Iiiiizi ,N,, , ,,,,,, ,., i;it c..3,f....,',:>,:'' WillU ,,,...„,,.,,!;- ' :.' , :e .: 17-::':::'''' lin 1.'3 'f. ''' *Ci'';',:.;;;.:::... „...,-, .:'..';*: t:;;;"')1'. :,.....: ''''''''*%."7';'' . .. '''' ".,.,,,...,,,,.74 :it.:;t1,,,,:git ;.:.i:f;;;,: ....!....-.. .,:•-.:;.,.i':,..,:-•:.,.':,;:--:'' ....:,,,,I!,-i'--.-:.7'.,!,.4:,!./..., ' !!!";:tk, 0 , F71 ' ,,,,,:,,,4%,.%••$4%, ,'',”, i • , AV:1,,,,,,,..44,:..4.A'-filf&,,,,,,, ' '',''i''''''''''''''' -,...AA'',4,--- ° ''"- ' - ,. .„.!•,,'. .----,%.,-„'„'-'''''''''''''''''. Lamm I .z,"0.•';'!"'041.*:4' 1 '''' ' °_-:-.7,4.1-itio..4.,-,':,' - '', '1,o:::,:p°:P4ff.l.o.tw!..t,,,-,,-. i:7•,:d p: . , ,, <,:.:„.„,,.,,•,:„,,,.!:-, •‘ .,•„,,,,•:•,,,...!,:r*;i0,01. - ' ,. ,,, ,i,his,,,..i.-,-- - „,.. '„:.,„.,,..f":„,:,:-,„",,' •6.., • ,,,eii:., P•-•,. ''., ,,,',,.:?:':::•,:ii,',7i.,..'•-•'',...e,'1:7•: rip ,,,,,-.4 , ,,,,,,47 1.. •' 11 ' , .:'' '','''''''''''' -' '',,,i 0.. '.''' ;:' ..;14,41''''''''; ''' -' gr) ---, let. ...1 .„,,,,:_ ,, ,_ ..,, 4.,:_, ,,,,*,,,,,4,,,,, ,, -,,', ... .,, .,/ : ..„: p1r ,,:„.:.,,,,-. .:„.,„,,g...,vE: ,,6,-:k,,.„. „,,,,.,..4.i. iti.-if. .....,,,,,, uiticiip.:7_,Iv.,,,.7.:' -,... MR En it1,47tiirlit: •.''.giffiltig!: ',L(1','"41.-x, -- :7,.;:,.., — ..!5:..is,;411-tailitilortfi.i7:.:*I, t---, 4tik!'-: ..'.''-':-.1.1:41142111. , ,,„ , . ,,,,,t, :.:..,:.:j:q1,;j4i.ktls,„!RI,yci,,,,, -;:; 7 . -:,•••H!,:'..;:i..:',1.;:.:Iii.tif4riik..,--;:.',.. .i. tl - . 1:4,40,4 t.,4,../,' ",4",40' ,„.,,., .0 , :,....it.•::.--:•-•,44.--04*.itliar,..,:*?c'.,i1: .i•:71il .,.,' (72 411114t.iItitiff ,.,,,„„:„„,..,,ii,.. ,„...,.'t'4 -.,,,..:...::.•:$.3i*,,4*0' ,....H.gef',... 0 IlliP:fVitil41101P;,..;:;;f„„. 4.i.,.;‘ ''' d tlititti!Ittlillf1,:,' ,,,,,,,,,,,,,,,,,,,,,,,, ,,,„js 41 :. .•:,:,,,,,:,,,:,-::.l':,.::';,;;;;Z.::;:7:t,;:t7.,a,!',ttt1- ';l;:'.. H.,,,-,•,:.,•,.:•••,i,,,•:E:i4',•:le.k,\:. 4-,..7A'A ••,. ---•;Alliall4itili*,, ,,,#::. ti;4‘tf,:;.::..',':c.'ItIZz; ',''::,i.'.i,.:t,::$g.;•.-f.,:i.1 :,,:t 4*!!):',:z4..,,,,oz.3ii.!-- ,:r,if4. ,..,,,f.4,'1,-:.;,";:,..7:ksfl."17...'dt . , ,.,41;i11114t•••••• :.,:,•,„•::,,,- .:•:':,,,'..,4:ki-':',.‘iftlistP:"." ',::4:t'.*:'t:'•,:;',,,,,47111Kitt.;••;: , ,.41,,74,1,7,•--,"• ft„li,.,,,..,.:,:,4t::.,,,,,,v'',,!,:-'4---:,.,.,••, 41,111v..4,,,,,,,,:;,.,,z.:„ili4tiiig.c,c,.ii.:::%,1..,:i..:tii:;Itrt- ii4f.,....!,,,i:,,,,titl,c:i. ,,,-ii,i,,.r..,:,„ti.-.1,tIt!::,.k;ail:4k-amtz.1:3!,74r.,.,..',.,::',...,:,:.-..::-. -.•:::,::.,o...:i:;',:-::,:'',„. • ,..',. . ';',..,.,::::-.1..:.1t; ',!:•.'..1:'''''''A'N'''''. 41fe'01001::??r.':IN3P... .j.VAYIL";.'''''''' ' . ..it ,..; ,g4teiAt',, ,5 '',5''''''''''''''''....-. ,,,, Ofk.' 44 le;:#:ikt,? ,'% E E M 0.--A -CJ 0 0 •••A • E ci) 0 CD --i 0 0 cfq ....-A P Cfc:? v) CD P ..A • 0 mallCD P '''' ..--ii __A . ci) '• (IQ Cr --t 0 $1.) -__J • .......k, 0 z.i ci) rD -,c 0 otti - P Cai 2 o cr '' • i-=--) , ......... • CO 0 (IQ *: • CD Crg r\.1 -A • 0 C til a c4 --1 ;111-) Cr \,C4 "la IA tri 0 --' 0,:-+A • 41 64 CD (IQ CD am 1 CD C .--1 CD = 4=. ..a • CIA ...i • P CD .--A NIA • f-p- 0--i PiD rD a P-i cl) Cr Ci) ettis CD Q CI) E Cil A 0 c114 1/2 Pp 0 in 4 0 e-P- CD 0.-i • iitillt (1'1+ 0..A • Cli i.3 Z CD ci) P•A 0 -ci Ina cil p P-i CA CD -.1 CD ..m -.1 -"A 0 a) F 0 CD Z ,---'; C___A • P -.--i --it Cli cfq 1--i • cn • !.:*,.Z 2 CD ,::_r: CD CD I CD .....] . 0.-A c-+ 0 0 P CD CI 0 p„...... ---h CD --.- cf) CD CD „.., • • c4 -1.1i 0 CD .,...i • al) • --0 ....i ..... c-+ IA - pp 1:11 hi • .:,::..�../ .,./:.:... '4 :;., .,�..:.:.:.:.:.; ..:..:..:. ..r.:.•,:.:!:',...:::.. ..i//g:/ /r %li �5 y�"Jw< �° ;Y z^ lt r. ,. . r,./',../�.:,.r,,/., ......./ / . : : %:, %i: . ::::.::. . . / //r /i/ �l.�,wk4 �: ..irr. ,. „,,,,.. l / / ff: . . . , / . n, .%/ ..,.a /, . e . ..*,,,;:':'i;41.'",":',;:,,:,......::':' .,1, . .li: l ,/ . _ .: . i, `�<, . . fi� -, <G �r.' .. •:•;; ...1,1%,41,,,,i''. : ::: , / 2: . n / .: :: / 0 , r^ >s ��?PK2: P ims / . r ..:/r/ u., / : /...':..H,,.., I.:i, :. vi . . /N'< i�^✓i/./ -i/�/a. i �l] 7lt : a :. . / ",i//s`/✓ .f ,» / . '1:5',;;:•:$,. /, '-e6',:./4:':.: > '','''''. 1 ' -0: , ::,...- . ', i1.1111111 - -, .,..„„, ..-.•.. .,, -mCD 1 . = 7 1 oa r, \I 0 3 Di EME1111.1, II...• ,,,„ _ 1... (1))>., P rD m0:.: . _3. .n,. , 0 s cD I73I CD 1 00 t.1 - i 0 1 "Z x z tri 5. I CD ,,, i = a1C) 4 3 1 pa 1 e-1- N il co CD Xik� ( 0 • a) rD n 1 = • 1 --F0 4 rQRoil i - : 0 -0 i U) �` a3 3 ix --, i CD : f (f) 0111) 0 CD L 51) MZ 0 r—T T 4 cp I a.. I 1/4 i 10 rola(1) L r--f /v3 is si) „., _.. i � zr�.H<.ysA a x„f'sx'ad ,---iii,:::,,,;-.,',' i = = i 3 n 4 0 1f rill.' 1 C i i CD ILIC Y.' N . ,,‘ , rrr �ci) 1 1 's��p � zd A I ;Ir�x �y��l. i o !.-rHt'''''4;.!E'O - .,.. wa,. ,.k,oxOflliritll:0? /: CD i� 73 M{ r •IlTIlljtji: <F ii;":''''0 3 ,,t, il I a) , la. (b''''':' -5111 I Dil. saw co I i etitti:n t . w: c-n— i$'.w, Yom;. :: !Ii11;,'::::: to l) -, ti rr.�5-- ri ....m •,.•:•.,:-,:-,. , . .... r-t-. V ,r) (/) i i iiiiiii,,,.. ,., ......,?,. .<:...:,...::;:::..,.;...;::;::::::.::,:,,;.; il a 1..... t.illtmit-itgiitiltgioot000, -T a ! `� Ya! .,,,,,, 1 rD „„„,, v.:sR 0 3 S .71 LO "d t, r'D r'kr w r /Y r h Y >YaS,.C/ '���� L .�, rr a•u"��y mai 2� ��£ �r.,,. r rr /'�Y/ rf�jC�l r5 r�y�D`r,"a Ay,.%�+d3�aV frs ,x r'rY '",g,,"�°��.Yx i%r% j/i �/N'ri y'� ''8»'.,v�AyaT Yit✓ `Sly.'^'L ,Y i� �;>�l ,„,„.. KY 5 T p4}, ���(�� fC. C /may ! S"pt<rx a3�` ;,aa�1�f?c.:h�sr 3) / I+.<rP3vy�• } •,,,,,.:,„.:. ( ,u^ ?rte. Yg l a -.i -„ .:!.7,:,,,„,,,„,.,,,.„,_,, <a��S S �rip:/r���”<s� �-cc`��,,,,,. h.s�`'z4`r^.a" — , r///%:}; - i' xo; /, i /j p r Xa `.3^` & s" ,'a,. iidN, . % '4.z.... ., c '� a,� 7,,,,„, '"'C 3 OH ,-t- ci) '''Ci Ci) CD '--A • oCD CD0 PJ 0 r .-4 PZJ 6_,./ CD H --.1n p H n CDCD..---a Cm ,< o . CD e-+ o ---" 0-tP � � o ci) .--t ,.., fr c.,) ,...„ ,___ ri) . --1 n — O (,)ca, o o ,..., • 0 cD o ci) 0 CD tJ '-c ,_, . °.---' 1":111 r) ,„,..„ . . n ed P 0 ;:ri ).—A --1 .... P p.D ..°--' E °,7-''', . 0 C'D -0 0 , ...„. ,--,- P 0.-, • --t p) cm? :ii --i CD r"?' (1) 0 0 (ID w---ii ci) p e-- , r-t" CA MN "cri 0 f-+*.....i ci) 0 )---i • t-,3,,,i r-t-- P '-..J CDImt aj 4 ..-i � e—t- P g° ci) --1 CD . • .....A • PI 1 p., "-) P CDP p ,...1 r+ mg L4, ..-.+ ''''C". CD 7..t. p tm 0 .--,-i P CD" PiD ci) crir up -...-i • 4 = P ci) 0 L.., i.,0 pa., CD o (1),.. Cn caa, ri (JD ,..., ,,, L ci) P :.., O CD 0 --1 0 .-k n Fi; c'• 0 O ,,,,,,, ,-...1.., o34 s pi., n /--- _,, R ..... o - u) -- ,-+..A ECLQ r+ r) 0 ' p .., . & ci) ci) '''' C ax as .-i • r ., CM ci) VI CD 0 0 'd cf) $1D x .-1 —..ii • it". • Axe¢€ O CD O Nom 1 �F33t2'a CI-ill--i 0 �--�t f...+- CD axe kd LI0 Cr Z I . (1) Pi) CD f•-+-f --t Ci) CD p t---i ...' CD :> 0 . . e-t- 0 ......-ACD CD 3,1 „,..„ o cn -.':-. ::.,:o.c*''..1iTii:;:'?fiik,:,. .‘,.,,,,.,,,,,_„+, . . . ..,. - , . . ...,. _ „. , .., „ ., k .:',;:f.44:=i,; ,.:,,:': a CI) H °'t Om" ci)0-I o 0 tj EOcD0_4 Fi,-." 0�--� 0 • CDCCDH-.14: � di)� CD -) °-Ci n p_A ci) 0-1 CD Pi) 0-t n CD '--r • CD 0.-A • 0--A 0--A • ci) ci) P ;:it-0.-A • Pi) P °-1 • CD � • CD �Cla '"'r'7-J • °-'" • i--) emt- F--� 0,4 00 ci) 0 00:4 • H E . P 09, 0.-A .c, , ti, bri P (ICI' P .m-t tt o cf) cr) °"Co 0.--k • C4 cp-ii tcr+4 CD i,-A - r .A 0"t Crgn ci) em-. - (-+ cm) o ° .1 ° It Do tl P o ;ID ...i • 0 ''c (I), ,--ii • -, rnk cn oem-f- 0 ).-1 CD cf) tt ci) ---1-,, Lm -.-1...) .-.A _1....ii cr 0-1pp cn rm+$1) C , - cn fg cup 4 1-3 CD P " ts � � • °-c i) 0 ri c/) ei-____, )....i • E c4 P CD o CD0---4 • c--r (-4- ).k • M 0-I P P-A 0 0_1, • pp e,+. w :,...., c-li ci) 1 0 °"'" • . ,+ ei..1 cr Do tri 0-i 0-I CD CD 0 }z?.4atleR. amin II CD n e-P- Cfq 0-1 r+ CD o 00 - C (1)Cfq n �. .v„ (....1. ••-t n. 0-1 p e.., c3o!,,7,1 0-1 ,-,o p.)org CD ral -�-o Co n s "1" N °-C-.,,,,> ®...o CD ,;,3gn o claCig o -,,,,,,,v,Nizilio?";,,,,, ,:; in .14,401.,,,,,,;41,:-:;,,,,,,,,..04..,,,,;..;„..,,,,./;,:,„... . : .. ♦..,-.'.z.'.1,,...,,-,,..,.,.':'4.,„..:,:a0.;>:. !/.:,:. / ..;: ..�..: r. �,,r,.,iia.///,rr/„ w. :'a's..'di�: .r;?��. '''''.:ii,-.,..,;', ,,:',''''-''',:':..,-,... i.,v; /tri : /y ..:.�1/ ,,,/��// �, ..-—A. ft d" Il liii //� �' �,.i :-.,::,0„,iqk:::vibisst-,--- /�//r�%�/fir/%/ �, y •,,,.� � 5,� li • '11-1 0 • Ci) men „.-4,,,,,,,, .... .,..,.„,....,. ci) ,_.i (1. r 1.) ...cin 1 RI.---1. ,..... no 0 p --a nra., O ,...., ci) •-t '''Z'i CD O �- CD ..r . CD (1) • CI) 2 pCfq c cn p CD -,,.., • �--, CD Crq O p O � � I C3" .-it p 0-.1 0 cn .,•-t C1,, .1.) CD ...-i- 0 ph.) CD (A ....1 O --ir-Pi- Qrpi., O ei+ p MI �- r► r + - 0 0 tij e-+ .-1 -. ..4, tt 4 Cn�-r-,c-D O O CDcDC Q Cl) '17i O O CCIA 0p C� O cnCn ci)CD CD,_, nmeh0 cf) --t ,:. � E0 C') e—t-e.#� . 70 irit) pp CD CD O --tmot LI (Dc) C4 al) CD CDP-A ci) 4 ci) tii ,•-t- CD 1-3 en+ C4 t e NESE I <4, 4R>4 CO teC:i(7) CD c-+ EA.•e:XL CD 111110 P., oY. n f' •--,„D 0 -i N!q (I) mon ,, , , ;„,„ c� r) 'I< y am . ., .--,:,,,,,..:.•,,,,..... :7:::•,,,„. .,,,,......,,, ........„,.. , .,.. ,- ---------=z7r7:-71'...**:"'•';:'4':•'''.....,::1.':',•.::::'' .. < . ::1/63Fg.,--,,,,,47:$.i:.,-.-. •:'. .,,.!.?,..•'.7:'..:,,;,.,.,.,.:::,,..,.,....,A?:::,,,,;, ,,,,, ,t,:-",4,.,,,.:40,..‘"7.,.., •• ,wteSk>".4 .,:',,,.•,.:...;.....,.:.-:.:...-„ig...•.:•• H. :-• ..,... ..,,Aft.,.:-:,..:-P..i. A.Mik::'I' .. .„„-,,,,:p0,:•&:, '° '' ' -- ---. .' ....-- •.,,,,,,,,,-,..:.;,....„:„..4.-,....4..:.,. . ;,..ittitt*:,,:;,'-:::',.:;::,,,,',:ii::::::: :'.'ii::-:;:,'•':-:.(,,,,.,-,;-,:-„,:..,--,,,.:;.:-..,,,..,•,.:-.,:,,,a1.;,,,.,,,,„,,.,,::.:,'„i:Z:iiiiiii.;',,,:A:-:ci:7::::- ..-t 9 541'4'V:7t'c?:',,1,,i1;71I.;:1,.5:,i-,i:!#:t,-.::,.':.'..-:'';:',:'.,,,:,:47,,'.,::,,.;.:•!•••'.:iT ':•0.7-A:?,::%l:4'::::(0;:;A-A/fil:'kiq'i''''''ik'.5;'';"',.:.: 01• 1.:::..::-:-.:,:;:.:::,-:g,-,,,:,:•,::-„,.• -. 4,,w.„,,,;,•,;,:,e,v..i..:,fi.l..oi'i.,::7,::,,...,,..•:,:., ,::,•. 0 * ' 41'.N§N*0#.t41N*.*,1-09,,,.*s4c,$o4.-4.w4!34':' •,,',,4.. ..:.„',,,:':',,•'•:-',:.,,,.,..•-.:-,.•-T•.',:'l!-:,e!4.5:/0i)0,,,-,,,,,1,,1442,1,,,,,0,,,,,,%,.",a'".-.'.,''4'''''7''':,,':;',,',,i' -•-'''''''.,.,''' '''..'7;:17(''''''''''''''. -1-'•'''1.-.....'''''''''''..: ' 4* *;:i i ::41.74t1p, itttil'itfSi: littiltktiff::: -•-°v.,: *:*.?" ,, •:.:;:::::irX'.:',.:::1i. W::::'i:.:•:,*-:'0 . :44*Eti' ,„5,/,:..4;.,, 0:::,....::•,.,•-:,:.••/:0 -:::.•,- ,..44:14,.,,,:e4,..,: ...,. .,, .,,,< , ''''..';;;;;X:',:•:-:::.:::,.! --=i,‘,/, 0,:.- 1/1: :$2.00,4st<4.,:, liffsoki. gl.'-:. 0*;•4; p::-.-:•;:pS.',;:f:-::::1, --- • -,-g'::::1;,,:,•,::., ,,.,,,:''4 0:',T,.::,'.',.;.:491:;:,,,' ViltMWOW.;.¢,1 ?:'..1),:;'::":':1: Ill% :,.:::,..d'i 0'.,''''Y: ',..;•,N7'':' ..,A ..."...,:'14.14.144','•t ie •'.Ae•..A.,;,,,,NN:A. '::,;-!":01';..• li.!...i'l.S..'::t,'..,,?.'"i t;.:.:*011,1 ;.'.;i*i;:?.,:'::;..i::i#:&?,:;;,-,•,;.. I (VC)•..•,.:...,47,..„,.., i,,,,,,,,,,.•.,..',,,••:.;:' ,::::•::**4.*::::$,::0 -.....;,:s,,,,,,,,,A:'.,..?: al) v .:,..:::70„,4 :,::.::„....•,;.:....:.,„:„.„.::,.. _?,..,$.3.5.:::,.:,...,..,..:x.," .,,,,,,,..:::::::••,-.*,-;,-3,4!: , Aagamm.. :4:•"::::,....44*.4 ' ,Mts'.)<...:4..z, , til ;(!) te3Aftwfsatp :A,,;,,,,1,c,,,,,,:',,,k,k,,,,,c;:,,,,,:t::. •.:c• onoII .;$44,:•:;#$$i;$:., -;,-.:!..m -..,,,,,,„,,,,4,„,,,,,,.,. ,, ,..040,0m:e4:>,, ,i:..-„.;-,,,, ,:,,,,s,.,,...,,,t, tt.AkvArdt,,,, ';.,s,.*:.,:,.;,,,,,ix..:.:.•,,,x,,,:,--4,?,':z:. .- < tri m , 4 It Nts::::**-ei, '•:.--?,:2;;;<;,,,,;;;:„;,;,,,,,,,,„. ,,.,._ :,*',04•44•404,.7 ,4,....,.., (--) ;...-.48,0,4,-,"•,,,e, 4_,;•:..44,444,4%.,)-,;-, ..:::.:c .Assumetow •,,,.... /:•;.:(:)'''::7.:. limn I .,...,......• .. .--------- '-'!2:1,••ct... :::',I .„,,,,,.,,,,,,,,,, ,,., „....N44,441,,,.!,::.:„.•, ,,,,,,,,,,,x,,,,,,,c,„,, 1 ,...,,,,, ,''.•;.);,,,,;(//;1,. ,,::::$4,4*,:tt.;,,, .-,.,;e4,,,,;„,,,,,,,,,,,,;,,,, :.: ...;, t%1 ,;::,'•;;./....::..: ',.:,,ai :, Itsi,Itti$' • tzi;::',,,.,,,,,,-$::i3.3,...,3';;;::::: ' ;,,o.:',-.:':1-,,;. f:„;,:;],,,::.i.:.•„.. ;',...::::,:.,.i acktisti.;', li,:0:c.,. -..,:•....7.,.::::,.; •,:;:,,:-.zi'''';;;' : .?7,-,:41.6.1!..,..?.. 's:::::',:>:,.!'zit..x...:-.. 1.:',,,,,,,,,'::::::,.,..1, '.i,,,,-,i.f, ...;:1;,Qii; tii;',,,-?.;::;:.;5:;;,1 ,,,.,...,,..:::,;,..:',, ,,, tl •: te.i,i. , .(94..4.4: -,,*$-:,:,,,,,,,----,,,'L F,,,,., .;,,,,, ,.,„:-/..,•.,..,,,,„ . : Aottl,";;,:sst,• ,,,,,,x4,-$. aii) •::::•: ......,:-..,.. --...y, il.s,t,=$:,,,-,: s,,YM::-,.7.- ic,!..). , 47'3' ,''' ::•444,,,,,:,,,,,,,„,.., „,,,,, 1-3 _ teiltiatt — t---,,,), *ge.,Ist:.'- ..*"...':..,:•;:-'!:: •ioltitis". 4*i,.s';7g,o,c;,i,,,:?... -r...ti ''....':,0:,?,,,,,:.--., 'lifer it ,0 .:....1;t0::::, V) • :i,,f4,-.,-,4.-,,,,, ,: '? 1*,ri;ititil:: t'!:s.3,:::?.zi.,43::rif$i.,_;. 4 P..4 :4* *0 CI --••:::':•:-,/42 ,t,10%$,V0•••- ;,•;,.!..4..*,,k:.%*=,,,', ''...:::1 4:4'1':- A4111.11.11116' :Z-Mi:::isi;:,?;;:?,1 1:71 404912ifierAt29, 1.-,4 "'kW', N.4 , fil) !Tiff: 0 fillia ''s--.0 i..'.*i"•,;: 3::::+4244: ,•2,:-,•:,••••• , ,,,,,.,,,...:: -,,,,,,,,,N.:4,,, -(sIsseleast ... :fti.,:::":,:r•it,;:.•;. /..? .:,:tis$24.atii EN% .,,,,,,,,,,,:..-..,,,• 4—,/,.... .,./...i. ., — i.4, .',,-,-;r-a4;, —$4, . .4•:,,,-:.firri, — ii:-•.',::--, CD › ''i--,:-'--.•'-' -/Y,040/ v 114-440,, (7.1 cC.:1.: t:14137:103*. t,....1 •.-:::.;::,--;.o..; ::,:t.:4,t+Y.1,X,t4 ;./..';':::/-:;: *:":"*.94444:* '.,../A -/:,• :::..... 1:1414s:u4 --'''z'z' ' r:::./44 Ammo. ,,,,...... • s.;^., i ;•',_041a4,,,,,, ////r:'; r %.-:.1V .,s q'" s xfi ,i.: ;,:.,;,r '' 2>''P<�r, • /%�<<�"�i;,� � r� Y� r�/���// ����� ,./�N,C,'S�,.'"a",'-a'�'�^..c�.��,,.car .M1r;N.�y� 41:!?/;!4.44:;4114,X;:7,:..:•-•1. 5,4;;:i:2•11,: i.'1. �;'%.., /'.... / ;, ,,,, r�j.';,%/j'� r /...,/;�� �..:;. sem. I ;,.;u'st�a.�,;/ r/ %/.., ri/: /n,.rte,:: /� /r/G./r ,ri.�'. Xa', w3j3`�i:ri/�//, ".::q "//� ,,/�:,s/,i: '` ," ,r.:,� � S/'/:.//,'�/„ ���°s- ,y.d "sr ,e:!: ,.. :.. .. .%.;..-. .:..:/ s t,�,., :,;. /!..:,,,,/r/�,,'/ ��.,...,�•. ,,( :y� ..,fid 9 • ,r: .ria /r..,/, ,/... ,.. ,:....,,,:..r r r,ri :_ ,,•• „ � ^s "r -•,:,,,,,,,,,,,-;,„i:,,,•.,'•-•- , :::, .,_. ,d, ,/.i„ , :: ,,,,ir,/i'�,. � ��i��� � �,�/, ;<• i� %i%//•; r s�/,r.,., !.,.i q,e 'i. j ,,�, ice.;- -,�`fi v+<>,,, <,'"S w :.:. .6/,'e ,N/i6'//,:/ '-•'. .:::.:x�..>..y,... �,f//r /�%�y y��ir '/ y;a`. ��/.,..�/�,w%,, it //�',.:.'�c��4..,,.::,?°�`...s:•:�,csY a :... ....:.. '�'. ■ I et'' '.1/ IMMO riltb.. .....i CD 0 ....A • Iii. H ..i ''Ci CD CD (E '' ' __, . ..—, .-.-a 0 E P t: )-...., ...c.i rp ),.....„ f-it- P p CD = e-P" 'e7±' ' 1 moneh C/) ca., no CD 0 ....., • i-As e-P-- -4 el# 0 .... CCDop Po • CDCD �,OrCD r-t- Ocn omit 3 ,....,_ cip P I ,) P., 0 -..t 0 CI) Pi) ',,,?,1 Pp ..-, • )-1 CD P 0 0.as 0 1....,h,__,. ..c:3 �/t,-, CD ,,,r.., 0.A . p.i, t-p... , __,-, • �n rna) PF.1• 111 ....ti $1.) '''' • Pi....., P . '""A 0' tz _,,,, . , E ,.....,, 4 C4 D 0 (..-1,- )--tCr P --, . 0 o> C0 o> ( ,) CD OD 72.-. '1"-A.--k* '-t CD 1 rn Cl)1 -t o> (:) N P Cl) 4_ ;-"-t: CD O CDCD '< �► CD O '"C rDoCD 4 . 0 . --1 '""tnit 0 cn f-t-h_..., p P .--t C1-+ f-l-t-__i . 72:. c-+-i___, p CD a) 4 0 0 ,—+ 0 r - m .--, P ci) e---th- CA CD ::: p '"ri rata '—' 0P (1) • P.. �" 0 CD INN . P = cni CA v) CD e-r- --h.) ..„,, . ..ci p OCD .--i P CFQ ca-k s..,,, r.,,,4 .x ...4 • tiC4i) o ..c P.. CfQ 0 cp 0-, (1)CD n. CD P -...) --i CfQt, p 0 Ex) CD -.-f n--, • "'" CD CD cn co. i--t ��� cD CD 0o 0 C CD P CIE + Y 0 CD CD C) (72 v) 0 _,I CD o0—,,i:',, P • .... -4....) O LC1P e-+ .-, • Cig 0 ";1') ri) t eN e•-1` .....i • P=.1 rati O P (-1- -4/,%xlig ‘17%,/ ::. _. ...�...r..,,.,x ....:: :. !.. /,. ...,. : ..:rte: .....,.... .> >::....., ..� .,..,._.....,, ,:. „•/ /' .i �... • / ,,._ ,/ '.' //ma�y 1 ry/ ,,.. .... _. ._ /: , :-.);(,Z',"%.;/4"4,',,,;‹,...,,,,T,..:7 „, ,: -•/< ,.;�r- / ,.+ ,.,. /. / ......_. �''/,..../".'./ ..,�// .. ..�'... .. ...: ., ..:. .. /t' ,. � .�,: y;�;_,.. 'hY/. � Vii,r/,. e r • ,...../ ..� ....as' :. .:.... /...: ..�. . ...... .. .,..r,,./,. /N.r.>...,, ,. .: ..o 1. :.. ... ,r >: r / .. ;............ .:,. // .moi , .:. ,' .,s:y/r�°i N. .':/,,., ' ...v r,, / rS. .:<...k ,w ....: Obi/.,, ,. / . /� ::.s ... L° : .. ,' � >,,, .mow tir ,.-',,i,:..,-.,:.,,..,..: ry.<> � ... ....,/ r,f 5i6 ... ,.ii A f. ..:; ,,.::... ':::r..r � /% /. 9/�:.h:C«„ /�' Y ..) /'• ,.,.:„,,.,,,,,,-;11.g,:::::•.-.,..:::::. Y� �! ..:.:..,.:.../ /../(: .... �".., r .....: .ln.�:/ •�-k..> t`+w �..:.. „fi. <� %/ / ,/�,//s':: r ,/ �.. .:'':':-:':':;',g'':'''''':':':':',. . ... ,...:y/<is/ /, A .,s,” ,..x• .,A 3. n-:.,r .%1/'/ if6,fi r-:-.4,:f:%414 ����/�// ,,� x�.. ,,,%;,."' �:.'r/,''.... hr's�;,fG,P�.�;YY/'':'TY.'r,�..:.:S�.tS'< �<a5s�.:...�`Q•''. Y'.,.+h,.? rFmroc , cn > cD CD cD CD �+ O 7 . LU �-- O --t `C D sv 0 cD : . cx) (D > ):pi r-�- n 73 o �'- gm CD �-♦- o `� n �- rill � 0 --s 0rat CD CD s s . 9 o. --,3 it< s�ti cD -r laj O rI' O C --z : tri CD 4 - Cn O , () to co C:11 0� O N) C tTi 4 tt H CD co 0 , pia (i) rat' 0.) F<:y`YV rD N O0 ,:::c., l 3 ,.., CD tr cb a- a a) ajcD,...,„,,, _i .. co :,..,,..,, c s 7) y3 V frt V ri) r 1C3) 64 W (PD NCA) p F 7 .... . i .. Yj, : .:.. . , /./. . . � .. sr> 3..i,„ b ., ..„,,,,,<4,:o".;'-:',),-,4-1--ri 'IT, :-',..!-,-..„.„,l''�a 3 rk ' ...„..,,,,,,,,,,,:,,,,,4f14:0,40,..: ^h." C r <a Ht 5 tig�$. �� 1//// ,,` , � " C yr/;a _ ,_ .s:w / // �. �4 %r,a �, 5 :y9> a � Nr)aA�^ ; » W_ .. „./.,,v/#4,,,--, � J. /yry << . u/ / ./,. =. : / � '/G��/ . ./:. f) CO Oa / // .. ', C -. /irk ...;‘;',:P0-41,/:''4,;),:;',. .•-%•'-;:' . / ,// 'i-::,?4, / „ 0 - CD• „,,'7';'%';',V.:,:,',,..').,,;!•,,,%//,..,,,%... . / /. .9/ . / . r, . , :/,...:f.:.,a -;i -rrc,. //r: r . ,�/., �/. � CD __9 ::.: l. , � / a) CD + =/ 140 . Q4% C 3 70 CD CD < - CD m CD C W (D N o 'T1 o � CD g) / 01 C7 01 { -� �} ..f.0.4 CO coeri OO N) 4 rA N� 0 9J m co -Q U� N �1 OD i/ V V V V �a cD cL °)03 �0 0 01 fi 4 2) �! 00 o-i 07 O �1 I 0 73 (/) :, , ,„„libititi.:, F7,%Wi/ /73/t/' ///jj/�/ X” f cD al //fes/�/%//�H 9, � CD <d y. Lt f! 11101111 Pli*A':::;x:iiiki-:;7 l�4 v.fpx.,4-.11;,,,,,,,,,,,, cD (1) -:' - . • .:170,*;014-44';i6P 1-3 crj Y'...:�tii ,may 9'Y'),b/'GCY�i.�Y... AY x��YQ Cialcu -r\O ficoyT (Y\ D$ )O"n 7J -0 r) 0 cp 3 o CD 30 CID 1 01 ���: /:max , ,r z .t'�"'T a '.3-� -.. :�c /iii,;:./ r /� ",.�e""e/,.`9' �/f¢�� -r��., . ,. . . ��ir %i/a/may/�%r�.„r ? s '� r �� y',>/jiVi i,�'' t• £s ..,, a,41F�1,5 r%%/ % /ird//�//a..4 tom: n �zFh. 5����n� s f r ty xix, r;r... ,��/����'� ln� •c�.�y ���.,���� �,/', sr xa h , s ;��„a'u //�2 ���{err // t4��;r�S�'.� � f�zoa-.„,,�xn';-.sk- �rr , �.s. .., / ,1,9%, w z y�.,Y' 'E ,.illg -:.y� 4 0:,,,/S/,mak., G„�.';$ a•K ��// ��<Y a,:%i, / ;.:;y 'y�>t3`ski as s+& .,X �,�,�at., �. ,�!/,%a� ,„ .'''3�a?� i, /�tiw�/ Y;.':s�/�'b�i�f/� �,x��a�a.�, ��.,�<�'r'C :f:.:;,r/,/>'�Zy'�'H/f e>� ..��C�a „s ;..r /4 .rje'6.//�/��.;a:!w,.: .�w:...�ka.�r.. - .x. .,t g.cx: .. =- ,=-r _ _ co O D (n -0 - m CD CD C7 x ((DD O n C/) = CD Cn w 0 � N -EAW CO -P N W CCD CO0O N CO O COH 0 C7 a) O 01 0) O cn 0 < V, CO LI ntti U) ••ii ir 0 iji/� C'D R _.- 0_ 0 iY tri ... ,0 0 ...._• -0 Agt,r ,,,..,,, ,...... 0- 111:10/ �{r///r/r/o (D n co CD 1"'�10,,,„.., y 4> i rj/r r ri d „„,,,,„:,,,,,,,,Tal kiln- , ... DJ ffi�4 k'i� ri/rri •-* ft) -• Kr i,iry,"moi%/� 110161 f:, yaa/Gr,y - ... . M = >< •11] an Not 03,1;,:', N0 ':1;% p4 / * n, 0 CD (^) rn Ori) 4 na m —1 %Li Ak0t54 -40-1i.,*,;t..:..',/,, (I) a) X 0 aig411E1 iiifiti':4*„:0';,'- CD 3 "t3 FIR 0 ••••••...-r..- . .ttlesAgg —41 ''''':' .. .144,41044 w CD ammo i ,• V =CD '.... . ligiL/i,kit (i) = ..visrao CD ,.. ... __sip% :::.::.:.:::: ..:..„,,,,,,,, 0 LIC:11 ,,,-,,i „:,,„, i$yca.. ,,,,,i > 3 (---) _. -i D Tin :n Co x pp SRS'/ "-?., a),-.... , _. .C: O laCIN)n s%9 i-°� ',..,,,t fr) ,--cs e-, = ..i.,. ' F ,',; tift 1-3 rt) ,..$. w�s" L 77 . . / //,//4 ✓ kem .. �.y !.✓�;c pa°j <' /'</i ' a r , � %i/ /---4f,%44:4-?:=4,,,P4',,---.,'.t.4' fYA :/ . '''.;',':',;,),;,' '0, �. �< • • . jrF tQY: //�' r f: ',4,1,;;,,ji( � •INT, ,�r '�Sri� :/ "Ggki:,,iti',. r /� / .,..:: .,,,,;,,14/� �, / x/� /Ys% [,rt �' tsL tj��f/, ,41.1 iyr; L n z /% r/A/� ;� i �/'-1x"� �: a� a� ��; ✓ . rk / ` r omom -o C -0 n cD CD '5-- a) CD w _ - --i33C) o CD Imo e—i- _CD X MC- -o X — CD CD —0 CD 3 (1) CD CD tt -_.1 ki) -c 0 ..kP. k A -w N N d7 O 00 O O O O O O O O O O p p {G} -E O O p O OCD O (�) CC) CTl tArlO O p O O ' O O !SD CJl W --Jp p p O O O O 00 ��-I p p p O O 1 ,. .. .. a 5 W O -tel N) N CC) J! g'/ .i/!//„,,,„huh//////A/9//FfUihkpGHAY,AT_NS'///A.Odb9Y//6YFAHN/,Y_k./ )„,,,x, Y�A . ' r_d Income Py"//o •1,01m, �/Earn �� pK Gn /n/� 2 / I ♦�.Ra2♦fr1�tR'ttY'W�`k�� %/ K ?/'`,4 ...'.'::::::11.1::. '''' ''''' I tli '''/''''' l i 4e.10 i > opelziting _ 1 1 #goly,w,,,,, ,§0w0,,,,,,ofewir,///r/i ///////i/ //ice /i/// /.�.,�////...i./r%ii/i/,itiuN.,.. r./iii/i,�ii.i,i ciy 1 ILit Funding Rquirement j1r x.. /i kh'. ••••4,7,,,, ,, ,„,„,.. �& 'bir"��acrvn—,.,ariiiso„r i,,,i.a+ttw.oyyaims�mro nq�arusisv+air.�,sri _..,�yy"y,� !arm,vu�iw.sw_arj 'MCI a) x""x Cr)Lli: C num Eine i '21 man MITI C:71, (1) C x ',:ri 3 = z 1c)s...5' :xe'7i pi rill 1 : /r.. �� •.,/ 6 �/fir /2�//r/r// 7��y�iLS». CSS^'.:�"z f�` r 'zp g x er $a�/ F�� K�'4,4���x y^� ��,_£�c',s;tx.�.A"c �.,�iir//�%/qri i�irr���b rx?c s �� , i"�j4/i/ �^a, €//.�//`' i�'S ',C,ftx,,_t`¢,:£y�.k4'p a' r//i %/f///i/i�/ '£`°g"';>.sa i., ' '9�i N/£'�, /r 3Vr �'F y ``'a~t? "Na% /�//% �'�SF .� r/�k 3 3`C �. y �p ��lp!yy,, ai / '3.;3 "£i/i/<•y i"��e.E"r,i,.>a .,.">.'S31a�,o..,u.=u.,.s..k�. d...:„ata, w _,. CO --n//- /... co Z m :04.4./4/i, „17 _I ' m cnC ooh cnc D —I 73 Z O 0 C C O itli p M O cn tyi viy ji --,,,r. . : rl 4 D- a) 0 C) o n O 0 a o m 0> _, m o Z 3 o =�: o ,3-- ... m 3 71 Z axi • 04 ..-2, m w tli CD rz 0 N ____ ,___:,_, c7-4 P ci, > .„ , r., r),_ CD W O° 3 0 w° iq Q ct( 0 `T' ;.t ''dDp.:41 CD n F..,. - MINI 111 sawn ri a) ,_t_. 0 ,4_ n ,0 0 C'D AD (1)1.. Pr, 0 O 3 , „, A0 CDO - ip3 ' OCI CD CD • n �-- GO n CD On 0 AD ttri � ,---. AD 1-.- � 111:) � CD CD _ p-t '-.i. P- 5* cfq(::-.) ,-c E)” w 8+' 0„.,. c-t- (D ,,,::::) c-t- it pp,,,--ci CD AD '✓uTJ • c-t- al) cc h) - /}� u Q `y C r '..... `" CD )--'. C) --j in (1) n ----C AD VII O n cn nrill Fes` CDti c- (D AD c-f- O ti O CD ET:gf:i''',::: :::i, , , ,,,: ,;.,,,;ie:;,:;04'.:•,*.t:,_. ,,,,q,v41%:';7 . - .5,4*?,',:.%:116.1,?i4:',:-----j. ,4-iff,1V4ii;;; :§tliktitolift,,,o-,, - ----r-I ....... G.) 3 (1) o 73 0 0 Q, 0 su III Vi) z ci)> .....1 ....E3 r....... EX) a A. = . z -36- ""S ---'- 0 ,....., a. (2 6 0 cp 0 CD = o Co C/) 3 r....f. Z ir.41" C) 03 CO (0 CD CI = — . e=1"— r'li- 5 ri c ci. = CD i--;,-) CD CD (I).--4-. -rl c) 3 = , _.% Da Ex) XI tel --..- cp CDo 0 c rill CD tz 0 = aill tz 0,) su = 73 - 4 0 3 cu ril = a) ._•- su riga ,-.-. ,..,.. 0 ,.....- Q 0 -0 an. 1 0 = tt --. = ,-,- = til co co c 0) c:.) (7.1 CA) 0-) 1-3 MM. 17) ird a ,,,,,,,,,., t:) -0 L ,...„ _a rl ,„„..., ;,.,.. 3 - 9 „i„...6- IN) Fla ,..) ..c.) (,) 0 C) ._-%. (011 I‘) -Thi 0 CD ,..t, 0 ......- ..._.1 ,t- - N3 cp 7:3 ,ThCs tri c cp 1-3 0) CD Cn 0-1 ,i-7,1 r,./ %'/`•'�/�s�'�./, �cu �3>s7 w'ex•a''...,'-i:..117'.. �o-'.1'7..t1-4,-, x vo�' ,... r$ //�:; i /r"y s„qty .s.'�` j.. > -- ;,4,,,,,,,,/,,,1,11 .1400,,.. i�s3 /.i /�b,:;. ;: .� :;+ ///i •::/f%ase,.xa>$:�... .q.r,,�:.�, s .H ,.v/..1/, /</�/..:.; ",. //i/��i�r ✓. / //s'�Y.cE'r��n;s.y -�� ` +^?'as��,'�i , ;,r //.�'l...r, --../c.,/r ..<.r:.; ,.... • �.:..;. /,./'.�//'./��:• �,7°e/Mre,/u.�1 -i ,:;,•/ <i,.�j r/r„ n�w , ' / /..,i/ �j�..� ,/i 7 �9/� i� � q s /, �//f .11 S•bb a r r .e sk r�i .:< �,p,r •rr/ qac :5 r� �./ � ,�,a. •i./� //,�.r;: :: ' •.✓,:../ /:/' ;� /,//ji /!/`H3C,.:v ��r z„ , ! n•A>a ?�s5.. •f " A �n�,//../-"� � ',. ;i. ,,;'� . r,:G%!r:,/// ,�•s7<.fi!'/xr. // i �� r. �/S la'.r Q"�iy,�,� , /, s'/,/ f✓r,... r„ //,. % %�/�.�,k, '`/f'/ ,ri • .� ;%/,i is q r 5 .: .. '.:. r s;'%/ / .>;, J� ./ nr d,•.; A”r y. /.�.l y. a '�s [D".., r - _ -nrnC7W > D -'CD CD (D D oCSD CD cam,) p p.), D p s1) Q O ° - 0 CD CD CD rn -' --*; C7 CO ,_-+: 3 < 0 33 -0. CD -: CD O CD op CD 0 (Q CD O COD 92 Cn CO n CD O - O -� - flJ (� `< cl) CQ C/) �- O O to �< CSD CSD CD -- O- CD COD c Q R- C� '- O N < Cn cD cD cQ 3 c� v 0 CD 0- � = < - C!) - C7 -o — '� a, E -� CD O <- CD C7- D = o co -O D CD CIS --, `< O CD co n C7 B CD r-.: cn -al CD W Er w �+- < --� CD O CD CD C/) O --s CD- 7CD -c CD - n —, CD 0 Ci) CO p O 0 ='= D CD 0" C)D � �_- �- --� CCDD O < co (. o� Q -O CIS -1 C7- .� O - CD CD <- co CD co D con n- CD 0 0 O CD O = o a. U) D -p Z3 0,4 0 n O M O : ED w- a) 0 3 '� fA FA EA f�3 �A { {� EA fl) A -EA Efl EA Cl)Oant.) C�3'1 -� -� N N W - p - N { -� 4 f 1) 01 — -- tf), W N W p -3J 01 01 O 01 O O 01 O N O O 01 O U1 -5z) O O at) O CJ1 0 0 0 0 0 0 0 0 Cil 0 0 0 0 0 0 0 0 0 ►� 0 0 0 0 `--",--, 0 0 0 0 0 C),-, 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O C--) O O O O -n Q 0 - p - rillD MM �1 CJ1 O O7 �1 O -P O7 00 FAS O 00WAP00O flJrillik(A LTJ O - 1 C) OO O -P O O N W 0 U1 -., -� CO O O -� -� W O 0) - U1 co 0) N) W 0) N) O ��" W .p O O (001 N W O (0 N co O N CO O -' -1-- 0.. Com, = ...--,. = = _,„ 0 _% . _ tJ O ti) -- _,--_,_, H o0000000000000000000 � c0) C U1 cam) �1 01 Cn SD) k") .,1C) C) 6) 1 : Cna) C.n - F) 01 El nullO C3) -1- W -P N N CO - CO CO W U1 OO -1 O N1 CO Y., Po CO 01 C3) W -� - O C� -'- O O N O WN -P CO Ws ,1 O W CO O -� O (A) -� �1 -� O -P W O W -� N) .._'-:-_: m 4. 0 0 01 >.r cO -a0 N N W -� N) "` N CO N)co N) �1 co CO �l Op -P N --x -� N---x W " K. '-'� N 0) . . N3_ . -, co � O CO N 01 -� 01 -I -1 01 N 0) 01 O O -P N) (0 -1, O -� N CO �1 CO C3? O 01 01 0 3 lialC:10/ Cv ft) (1): -EA Cn an% ,,•,,,,, ~ - FA El) {�9 �9 fA FA fA -Efl f�9 -EA E") --� N -P -P 01 N -P -� -� --� f� -1 O CO N) — -El) U1 W �O - :.„-,,,,,,, -1 O7 N N --� 01 4 O CT1 �1 --i' CO O CO N) N O -1 O 01 W O -P N N (-11CA,,), -� O O N W W O O W N W �1 -P O p rn r--., OOO 01 01 CO N O N) - O -1, - W3 - - CAJ O cc-A,3 0) N X ..,, W O O W �1 CO O CO 01 O -� N) 0) W O CO CO W 0 -/-) -Fp 0 fai) _:: O -D -- ella _ O -z 0 W 01 0) CO W O co N) �1 01 0) � O N N CO -1 �1 01 a0 ) ' O -P C� -A- O N C� 00 Cn CO N C3, CO �1 'J C31 C77 r, O 01 N O O N -� O 01 -3. -� O 00 01 -- O N D N .„,,..-L„,.. CO N 01 CO -1 - C.O O O CO -� N -� O N 01 ,......,co C37 N 0) CQ M 3 so 3 CD -O Cn �� c00000 �- 000 -moo 000 � 0000 - :� -.� cD CO C D .-' c.-',1.2 �1 -� O CO „ (71, -' O :0 -� O CJ1 Ol .� N - 1 O O N -� co -P O �l CO -� CO CO -P CO W -� ..ti..," ��/:-,v 'y /�c' i� i;Y./ ,:� :%/.%�///i./. x,'l' t:�£�'"-'''.f.,41,:- d c,sa`<t�k-a :v.,�"¢ .--_,..,,,,,.*-1..FitirMilliiltr.•. ,ter,. /,�',//�/ � � / ,�� �.., t /,// /,l�rx// /////f' �: � zY '� � 3�.. g�..s��„ r:tJ'_'s: � >'Ka.: t ,a.y,. // 4;i<yG•',t�,y ,y ,.. /,, , 'r /::%/./i, �; $?"�.<.x�[ �� ,t;, es .tz -z. <vs r,, r'Y//,y/�/:"y:' ^�%: ,.. i /i/. ///a�ky �� i vv,,2 z. t?.c>t''F,9�....:•-,': � r-:.'� ok, / "..,..... ����> ../% ;,... ....,.. </....,n. .. ...:.. .. <,/ ,. . .n✓" ><: ��.� s.�" ./ ��� .:'Stitt r, • r./ r / /i < .. ,,... . . �..... / - ./, �:..,. .....,,y -- /,: ,r / rY� .,�;': 'Cc y� �s $fir. , „"::... ,.. ::,... .:.,�: ,. :..../, /,n ., ,r _. ,:. .. r _.�..;. / /..,: // w.+r ��r..". �r ���;:.�ct -:'fy.'%>t >H ..�;c ,nom/ , ...:...,.."-':..,."'44/0";::.t:•-:".: .,.� ./r...:. .;r. .._:. „,,,,7,4,-3. ...,C. :/.,./,�/ ..,s .� :"-<st./ z'.b.,... ��'�z: '4../ ..�y . „ ,/ a�'�n a. r' �/, syr ' + „tea.. ry/ � ,., s '%f”' 1✓., /ids/r7 �r y• / ,/i; y //�.,n. rr.°i �,; °;. �. 70 1 1> 3 o, E CD m O O — E3 ) . & ,„, -(5' -- 1::3 —i CD -- ,-.- si) 0- r'.' =O oZ › : E s) F) ,z < Cn m 2cn — coo rne) o O E —i Sa › ?->-. -3- 3 V 0 ` < • o cDo _. _. 3 —I co 2 9---1- ,?-.- ea 0-„, � Q =c =Q o—1- (0 a El.) = ca c2. ri ,c9-. !-. ',:.;:a. cs:2 7s-: CD • �� `< Q D =Q Cl) o o CDo= Cl)cro p o F,.. .7.--in,,, EL.� CO coD n2 Cn D D nD (c) Q,Dcn nCDMai !1 Q. -0 1111.11111 CD n Dij ci sp CD co =. ‘1111‹ fr-yin..r!i, 2t /�V Vi tri :':::1•:,:,;,.!,,:•• 1:!.,0;...,iti ti sp tit) ..,_ Yfs c0 .-„m InD >, .42c 4 Pt.,,,-, >4 rn,^ OM NW (Y 111111111111 I Cil: Zry:' P1_,, �- C_J1 N N —� Co s 00,_, W —� W —� "co —'' W -� Cfl LIC:) q.z -P N r`-' W C� CJ1 C� W CU Ul Cfl -o / �•—�- _, _ ..,1,,,,„:„..,,,,,,i, O 01 01 s n, '1',i,f;;...i: ..,i - 0 0 0 3 _.. - - -, _, - '� O O O O O Po O O O _$- :rn O Oo OOO WOO O W Oo co -- 0) co_ 00 N W O Oo N Oo O Oo N -� } r ., O -� CLQ C J1 0) O CJ1 O 4- L-4 � Cfl (TIN) lao R N: W (' 'x 4.i •.. 's Dig) rl ,,,„:„;,„. y. 0. .,.,,, <,:-.--'4 r.; -6. _4.— • ,, „:_,:-..1 _,,,, -co -Ef> O �1 --� 01- v.::‘,.; W 0.) W — 01 00 _. 01 CO CO U1 ,::::„., :'i.;.,"2,.fil.. --x CJ1 C� W N O O - 1 �! 4- - in w -� IV -co -� O t0 -co W -P N OO �! 01 W O O O O z" y r Oo O —� W aP W U1 CO �t W co 01 W O O O O O O N N O O -i O O -P- ...„:", P N -P O O CO O O O O <:-,,:/r L;;'il'/ ,,./,%,;17-; 's>:r/,' j•,3' �`oi`�e 'gd' 3'?��'''� z£` �! tteA r ili / ::::. h<.:. - / /'�. / ...�.:.. .o s.,�P:" �'t�"d'" 10,77:7!;;,, 4,, .ovi, .moi. ..,,, Off,, �. ,. � .,. i /1, ,_. / r / /, ,.,s.�. >.<� ,..,,. :>w ,, v/ <,zr ,,:,,,,,i- / :, : ).... .....::. ... r/.,,/. / :0_,,v �.'., rr ., r r. / /. .� Wiz.. ,,.t,r...�•...� ... Itt7,41::,;:14,;k4: ,/, ..,/,/ . r,� . .' it./ .;..3 of,ci n iztf,,,tis), <::Oi r/ ..9 ,u. / A:;. //veli,> r..• .,.�,<„:..;, f«, '..£..:.>-•�.::I/,r h� -',/� �pK/- :::. ./,/r�F'/c�5/,�... ., C+.�. q��,�K .�;.• /.: /� r >::�,.N . ,.,/ �.n! v, �'.wik L:2�. :�` 'a`sy � / 53 ,,: „ r/ /f:/./.V't�t/jty,U,s ?,y ,i/s;.>. >,,�? `i•? '<V .:�z ) ,'xis a,E,asimrLxr //.i.:..rr.,.. ✓. ,,, �::>:. ,v�.,// s5'., •.•� ;;. �s,ks' �r./ /i. /, ..�, cr,./r:. ', ./i ,: a.,.. ,: /L.c/./i//i rr / �r.,.,/!G�r.�z,�,.L. .>.wk`�^ 'r'£ � a�.: 'f/:,:,✓•, .,/,.,.; ,/:e , //�/:Lir a/':,r�iA,�s';, �•�,G ��; .., l' .�„/' r.�//,y..�.�.,�} '-% �y Y ei si .. ".. / rr,rr,:;:/.:. fir. ..0 s�� i.,�XCKv.�;: .<.o:.? 3� ... 3 ' II • -I H C) (1) C;', 0 ..-1-) o0 � .SID, ! . � • o ,_,,i--) --A • CD �r-t- n CD �--i Cl) - • CD n r • I Ici � • o o ._-A cn)--i • ....1, • (-4-nci) O -ci v) E (1) o cn ci)--t9 tri Crg O 4 �--� Cf1 Jai ph) CD 0" CCIA --', ,-, 0 P_.4 -wci CD CD ,,,, -.) �' 0 CD 4 CD,.4.E Cli f."4' $:1D 0 ...A . Crq pa)cr Cfq O -it H Lt v)tli (IQ tii CDCrq o k CD rD ..m+.) $1D 0 t,:lih crl 0,.. oc:)..i ;I:ti -.1 � CIA (1) 0 -.1 se �:� o o --t .....i • VI E p „, E citq ,-, . fr,,,, ,;,?..: p-- `L3 -.i r+o,, ,-+,__, 1 id 0 Cfg C. 3 (1) InC) IA CD cli 3 C yy>3 `+<><roiA : r "as vim':" '�`/r i �• xxve r i ,/ :3,� '' / '/ri�,Gi/;: J///r<F /� J//,//:;5'y//.r K s �'fs 6�a«r»�w..�_� e�yY s i•�j�r ,4":44';,,,,,,,,,,,,.,,,,... F::..,. ,. ,. 'R'7�" 'C3„"g .. s <3` , ,"i r /j% n flur`i:%/rs < � �y,;f1,��,s,a h �/ /iJ fj ,. 2Y1 o< JE/<s. .�./%a a a a a i f/. �i/J<:/ ,i. . J. rr J <;':�.`r ,:s//J'/auy.'/.•.'lsrwri x/'„ • 0 0 -...i '-'" H e"+- 0 O O CD P i-, .-t 0 .,-# E -"' E CD (1),., Cfg CD " P O CD C -+ cD - ; CD O CD C —h � P CDO CDr�r- E Pip?, Pi., CD CD Cl) 0-1 P.A r) "Ci • �• - p * h""'" �• O- O C • , O -• H , ,• CD CD W' ci) P 0_,_, 0 e.4 CD • CD $12, n 0 e-+ )--A 0 V) `' til CD 0 CA . rp°"1 rp'-1 0. 0 p,) --i-) ..--, ,of O �• � • • P it 'ci p --' 0 0--• f-t- +-- -- CD CD � r O O 0.--, 0 CA .--� 0-,• 4 CDCA C . (--1.- CD r--r CDCI • � O c-+ o---+ C4 \., 0.-a• E CA (1) ...t C4 0crp '� CD- n N P,...,c-+Ot� t....=.1• C CD )--,• ci) P (I) 4 0 0 66 o--, • cip 0--,• --.1 0 0 p-t 0-,• < r--- 0 0 0 tii (-+ H cip P Crq .-.-1-.) ci) P CI. 0 .'_)A 0,...4 ci) --t yCD n � ~CA • CE. DCDC ul ci) o „, c—l- e...t._ , _4 c—t- cici .0...J CD O . ril ,,,,, <7,4 n OCDv1 CD �. n CD «: Cly 07.7t:• �..� wm. CD0 .." tp-. 0 O L1 �. CD cO p CO CD CI, `c )' 0-,• CD O c- i,...-4 ° Iak• ° I" C C7; Ca.& OCD CD )"". kW r) c72- cn !...t Ciq O )--tam. CD • CD n N �' CD CD s P p CD p 0-1 CI, VI C cr yam. (--t- P 1111E111■ O Cr O ;'))!:r.- CD 0:- • CD Ca. 0C 0 Oro Valley Arts Facilities Feasibility Study Executive Summary • executive summary Introduction Webb Management Services was hired by the Town of Oro Valley in December 2003 to undertake a feasibility study to assess the need, if any, for new performing arts facilities in Oro Valley. The study was precipitated by the development plans of the Naranja Town site, currently in the planning stage. The catalyst for this investigation had been the Town's commitment to the idea of improving the quality of life for Oro Valley residents through enhancing the arts. In March 2004, Webb Management Services presented the initial component of a two- phase feasibility study, a needs assessment that evaluated the market for audiences and users for new and improved facilities, the inventory of facilities currently serving Oro Valley, and the potential economic impact on the region. The first phase of the study confirmed the need for distinct new facilities to improve service to local audiences and users groups, as well as to better attract audiences and user groups from Tucson and Phoenix for special performances and events. Based on the findings of this assessment, the Town of Oro Valley directed Webb Management Services to proceed with the second phase of its feasibility study, the development of a business plan for recommended facilities. In addition to recommending two options for facility development, the business plan recommends a strategy for facility ownership and operation, as well how new operations can be sustained on an ongoing basis with some combination of earned and contributed income. The recommendations of the business plan are based on the findings and conclusions of the needs assessment as summarized below: The Needs Assessment The first phase of our study, the needs assessment, focused on investigating four issues: 1. Is there an audience for new facilities now and in the future? 2. Are there uses and users for new facilities? 3. Are there gaps to be filled in the current inventory of cultural facilities? 4. What are the potential benefits and impacts of new facilities on Oro Valley and the region? 1 Oro Valley Arts Facilities Feasibility Study Executive Summary Following are key findings on our market research (audience potential): > The Town of Oro Valley's population grew by over 20,000 people from 1990 to 2000, representing a 200% increase in ten years. The Town forecasts continued growth through 2030. This is an extremely significant indicator of continued growth in local arts audiences as National Endowment for the Arts and RAND Corporation research show that arts audiences are growing largely because of growing populations, not necessarily due to changing demographics. > Oro Valley is well above the averages for educational attainment for the City of Tucson, the State of Arizona and the United States, with education considered to be the best predictor of individual arts attendance. > The retiree population in Oro Valley is also well above local, state and national averages, with significant population increases in the 45– 55 year- old age bracket. > Median house-hold income is significantly higher in Oro Valley than national, state and local averages, at $60 K in Oro Valley, $42 K nationally, $41 K in Arizona and $31 in Tucson. 52% of respondents to a 2003 survey by the Greater Oro Valley Arts Council (GOVAC) indicated their willingness to contribute. > Community feedback suggests that with no facilities currently in Northwest Tuscan, there is significant potential for greater market penetration in Oro Valley and the Tucson area. Based on our evaluation of Oro Valley in terms of age, income, population growth, and educational attainment in comparison to Census 2000 statistics with national, state and regional data about art attendance patterns, we believe that the highly educated, upper-middle class and rapidly-growing population of Oro Valley and the surrounding region has the propensity and capacity to support additional performing arts facilities. Another key component of our study was an investigation of potential uses and users of new facilities. Through interviews and the distribution of surveys to organizations and arts leaders, we measured demand for facilities on the part of local and regional arts organizations. While most of these groups are based in Tucson with established seasons at local Tucson venues, many—particularly orchestral and choral groups—expressed interest in expanding their seasons with traveling dates to further penetrate the Oro Valley audience market. Many Oro Valley dance and smaller musical groups were interested in the availability of studio, workshop and small performance spaces. Some larger groups, including Arizona Opera and the Tucson Symphony expressed strong interest in the idea of a climate-controlled outdoor facility that could be used up to eight months of the year. The facility inventory in the area shows a predominance of serviceable facilities for the performing arts in Tucson, with some excellent venues. While there are three high schools in the Oro Valley area that rent out their auditoriums for performing 2 Oro Valley Arts Facilities Feasibility Study Executive Summary arts concerts and events, there is no high-quality facility for the performing arts in Northwest Tucson. We see a gap for a small venue that can accommodate dance, music and visual arts classes and workshops, after-school and summer programs (which was a need strongly expressed by several residents of Oro Valley who said there just isn't anything for their kids to do in town) and for a larger outdoor facility for summer festivals, touring events and symphony and opera concerts. In order to accommodate the divergent needs of the anticipated user groups, the following two recommendations were proposed: > Recommendation 1: Community Arts Center o Small, flexible theater (300-500 seats) with a stage-tower that accommodates theater, dance, music and other programs o Classrooms o Art studios and exhibit space o Rehearsal rooms o Support space ➢ Recommendation 2: Enclosed Outdoor Facility o An enclosed facility that allows for an extension of the outdoor season and provides a very high quality space primarily used for music o Seating for 1,000 to 1,500, with additional outdoor lawn/picnic capacity o Maintain potential to"winterize" for year-round usage o Option to create flat-floor capability for increased functionality Based on our conversations with area arts groups, we propose that these facilities be distinctive from those currently available in Tucson. The facilities must be special enough to draw Tucson and Phoenix audiences and users to Oro Valley for special performances and events. Drawing on the natural beauty of Oro Valley should be a key aspect of the design. In addition to appealing to tourists and Tucson residents, high profile facilities would also provide a focal point, a gathering place and a sense of pride for residents of Oro Valley. Business Plan The business plan investigates the operating and financial implication of developing the facilities recommended in the needs assessment. The following is a preliminary summary of that business plan. In the business plan, we consider how the new facilities might be owned and operated, and then project how the new facilities might perform in financial terms. Also important is the consideration of how the facilities would be utilized. In order to validate our needs assessment recommendations and to inform the development of a business plan, we conducted research on comparable facilities in similar communities. Similar venues are owned and operated in different ways, with tremendous variability in the scale of operations and annual funding 3 Oro Valley Arts Facilities Feasibility Study Executive Summary requirements. In addition, the programming used to activate and sustain operations is varied and unique. Common to these buildings though, is professional management that can program facilities for that market, can handle multiple users p g and uses, and can find the right balance between local and presented programming. In order to develop a governance overnance plan, we have agreed on these fundamental goals for new facilities: 1. Keep facilities as busy as possible with a wide range of programs. 2. Ensure that facilities are accessible to and affordable for attendees and users 3. Keep the annual funding requirement to a level sustainable with identified support 4. Relate to other elements of Naranja Town Site in a manner complimentary to the natural beauty of Oro Valley A key challenge T challf this project will be to accommodate a variety of uses and users in g o a heavilyscheduled facility. Scheduling priorities must be defined, pursued and executed by a competent staff, especially to ensure efficient turnaround of events. p Facility design will also impact the flexibility of the venues. As ofgroups thereare a variety in the region who are likely to be active users of the venuesome form of resident status should be considered. The cost of access will be , a major issue. Accordingly, we have recommended scaling the rent to make it more affordable to local non-profit groups, and available to book dates well in advance. Successful fundraising will be critical to keeping rental rates low while minimizing reliance on public sector subsidies. We recommend that the Town of Oro Valley, through its Parks and Recreation Division, be the operator of the new arts facilities. Operator responsibilities should p include physical h sical care and maintenance of the venues, development and execution of programs in the Community Arts Centers, and rental of space to arts and . unit users. Ownershipis a separate issue than operation, and will be logically community connected to how the building is funded. GOVAC should be considered as the presenter (and potentially as programmer) of thep erformance venues, given their skills, resources and mission. In the role of presenter, GOVAC would be in a stronger position to solicit private-sector support for the facility and its programs. It should also be noted that GOVAC and the Town staff have a strong working relationship that would benefit the pursuit of a successful operation. We have proposed ro d an organizational structure of board and staff positions to run the building. Critically important im ortant is the composition of the board of directors, with representativesofgovernment, the business sector, the arts community and other leaders. The board should support an appropriate mix of community and regional and make sure that the financial investment of the community in these activity, play is secure. It is also likely that the Board would p Y an active role in 4 Oro Valley Arts Facilities Feasibility Study Executive Summary fundraising to support operations of the cultural facility. Equally important to the viability and longevity of the facilities will be the Executive Director, a professional capable of day-to-day operations, facilities management and budgeting. Marketing and fundraising will be particularly important skill-sets for this position. It will be critical that this staff position (as with other senior management positions) should be in place well before the facility opens, to assist with planning, construction, commissioning, and preparation for operations. Key staff also includes a Ticket Office Manager and a Director of Marketing and Development who will help bring programs and revenue into the facilities, and a Technical Director, who can oversee the many demands put upon the space by the myriad users. We have developed pro-forma operating budgets for a base year of operations in the new facilities. Assuming 82 days of activity in the performance enclosure (total use days, not total days of the year), 327 days in the studio theater and 350 rental periods in the rehearsal room, and total attendance of over 69,300 and 46,332 projected for the enclosure and theater respectively in the base year, the facilities can achieve a reasonable level of operating efficiency given an appropriate strategy for contributed funding, as detailed in the pro-forma budget and business plan presentation. Funding the operation of new cultural facilities is a significant challenge. We believe that it is important to seek funding from multiple sources, to develop an endowment to support operations of the facilities, and to position the project to compete successfully for funding without damaging other arts organizations or facilities. Key sources of operating funds will likely include the Town, GOVAC, corporations, foundations and individuals. Perhaps one of the strongest arguments for developing this venue is the positive economic impact the arts can have on a community, including short-term impacts associated with the construction of the building, and ongoing impacts from the operations such as ancillary spending of eating, drinking and shopping before and after a show. 5 TOWN OF ORO VALLEY STAFF REPORT TO THE TOWN COUNCIL MEETING DATE: October 11, 2004 TO: HONORABLE MAYOR& COUNCIL FROM: Robert Conant, Senior Planner, and Bayer Vella,Principal Planner SUBJECT: STUDY SESSION — OV7-01-09, AMENDING THE ORO VALLEY ZONING CODE REVISED BY AMENDING CHAPTER 8 COMMERCIAL DISTRICT REGULATIONS AND CHAPTER 9 CONDITIONAL USE REGULATIONS BACKGROUND: The primary focus ofthis effort is to update and modify Chapter 8 and 9 of the Zoning Code. The two chapters that affect properties that are zoned non-residential. Changes to Chapters 8 include the primary requirements p p and 9 will necessitate minor to moderate changes to other chapters, such as definitions, and the overlay districts. The revised chapters are attached. The following is a summary of the principal contents of the Chapters 8 and 9: Chapter 8 The chapter includes permitted and conditional uses, and development standards for the following districts: • C-N Neighborhood Commercial • C-1 Commercial District • C-2 Commercial District • PS&C Private Schools and Churches • T-P Technological Park District • P-1 Parking District • P&OS Parks and Open Space District posed to C-N, C-1, C-2 and T-P. Changes to the remaining districts primarily Major changes are being prop involve transferring requirements to other portions of the code. Chapter 9 "conditions for specific uses". There are a myriad of requirements that are to be applied This chapter includes con p only to certain land uses. The following uses are addressed: • Freestanding Banks and Financial Institutions, Commercial Stables, Mature Adult Retirement Quarters, Rehabilitative Care and Skilled NursingCare Facilities, Tennis Clubs, Fire and Police Stations and Emergency Rescue Facilities, Service Stations (Automobile),Utility Poles, Timeshares, Convenience Uses, Drive Through/Drive-In Restaurants, Car Washes, Churches, Commercial uses in ORSCOD, Golf Courses, and Antennas (residential and commercial). TOWN OF ORO VALLEY STAFF REPORT TO THE TOWN COUNCIL Page 2 PROCESS: AdvisoryCommittee was appointed by Town Council on May 2, 2001 to work with staff in A Technical pp developing the amendments. The text is as result of the work by the TAC and Planning and Zoning Commissi and The Planning ZoningCommission conducted study sessions on the amendment on October er 13, 2001 and referred the matter to the Town Council in January 2002. A significant lapse of 23 and November time has occurred due to a variety of factors including a super-sized Work Plan and priority changes with in the Work Plan. v of Lewis and Roca, representing Evergreen Devco and others, submitted a matrix of their issues Keri Silvynp g concerning Chapter 9 of the Code. Staff has responded to the issues and the matrix with comments is attached to this staff report. Staff will meet with Lewis and Roca prior to the Town Council Study Session. OVERVIEW Chapter 8 the zoningcode districts are fairly similar, for example a 60,000 square foot grocery store could be Currently, established in C-N, C-1 or C-2 zoning districts. Staff and the TAC strived to insure that the zones are distinguished uished in a hierarchical manner to accommodate the following: neighborhood clientele in C-N, multi- neighborhood and semi-regional in C-1 and regional in C-2. The following amendments accomplish this goal: 1. Amendments to the Purpose Statements Purpose statements are important for the following reasons: • They are utilized as benchmarks or guiding themes for all substantive changes within each district. • In the future, they will be used to help evaluate a rezoning proposal. districts now has a purpose statement which clearly identifies the purpose and intent of each district. Each ofthep rp 2. Size Limitations The character of each commercial zoningdistrict, as identified by the Purpose Statements,may be realized via a refined list of uses, specific designstandards and associated size (land area). Size limitations are an effective p means to address the issue of scale. This is a tool incorporated by many jurisdictions—such as Scottsdale. Within Chapter 8, its use is most evident in the proposed treatment of C-N uses. Within C N, the size of each use is restricted to maximum gross floor area. The numbers were affixed via a three-step approach: a. Evaluate size restrictions used by other jurisdictions (Scottsdale restricts many neighborhood uses to 1,200 square feet). b. Evaluate the size of existing local uses that are generally acceptable in a neighborhood. c. Research national standards published by the Urban Land Institute (attached). TOWN OF ORO VALLEY STAFF REPORT TO THE TOWN COUNCIL Page 3 In sum, staff is proposing that all C-N uses be restricted to a maximum of 5,000 square feet— except for the p p g following categories:ories: Grocery store, Hardware store and Drug Store at 9,000 square feet. The above approach was also utilized in the C-1 zoning district. A restriction of 60,000 square feet for all proposed.permitted uses has been The current language includes a provision that would require a Conditional Use Permit to exceed the maximum. Under this scenario, uses that are larger in scale than the Rancho Vistoso Safeway 54,912 square feet, for example, would require a conditional use permit. q 3. Changes to Minimum Area Requirements for Rezonings A hierarchical scale has been established as depicted below: C-N COMMERCIAL C-1 COMMERCIAL C-2 COMMERCIAL T-P TECHNOLOGICAL DISTRICT DISTRICT DISTRICT PARK DISTRICT Minimum Any property for which C-N Not applicable in this Any property for which Not applicable in this Property zoning is requested shall district. C-2 zoning is requested District p �y SizeaGr-es NOT EXCEED 5 ANY PROPERTY FOR shall contain a minimum ACRES IN SIZE. WHICH C-1 ZONING of 10 acres or 435,600 SUFFICIENT AREA MUST IS REQUESTED square feet. BE PROVIDED TO SHALL CONTAIN A • ESTABLISH MULTIPLE MINIMUM OF 5 USES ON THE SITE. ACRES. Rationale Sites above 5 acres in -This essentially requires Unchanged Unchanged size are beyond a the development of a "neighborhood scale" shopping center- whereby, internal circulation, signage, and overall design can be comprehensively addressed 4. Adjustment to Permitted and Conditional Uses For a complete list of additions, deletions and repositioning of uses please see the attached Chapter 8 Draft. The proposed changes can be roughly summarized as follows: • The number of permitted uses in C-N has been increased. • Two categories (clothing store and appliance store) were removed from C-N and placed within C-1. • In C-N, C-1 and C-2, an applicant will no longer be required to apply for a conditional use permit to receive a liquor license. The State Liquor Board already requires Town Council approval of a license. Currently, an applicant must attend three separate public hearings to receive permission: 1. Planning and Zoning Commission for CUP Review, 2. Town Council CUP Approval and 3. Town Council State Liquor License Approval. Staff is proposing only one public hearing in the future—the one required by the State which is before the Town Council. TOWN OF ORO VALLEY STAFF REPORT TO THE TOWN COUNCIL Page 4 • All usesp ermitted in C-N are permitted in C-1. C-1 includes additional uses. All uses in C-1 are permitted in C-2. • The number of uses in T-P has been increased to encourage ancillary mixed-use development, (commercial retail, restaurants ancillary to industrial). • Discretion has been shifted to the Planning and Zoning Administrator to determine whether a use is "Analogous"within each zoning district, a category of"Analogous Uses" is included. It exists because one cannotp ossibly list all potential uses that could or should occur. Discretion is needed to interpret uses that are similar in character to the ones permitted or conditionally permitted in a zoning category. This authority to interpret currently lies with the Planning and Zoning Commission. Revision of Development Standards A hierarchical scale of development standards has also been proposed (see Property Development Standards Table attached). Proposed New Development Standards New design standards regarding open space and incorporation of courtyards have proposed in C-N, C-1 and C-2 that are currently in use in Scottsdale. They are indicated in large caps on the attached Property Development Standards Table. CHAPTER 9: Current Code Requirements: As previously mentioned, Chapter 9 includes requirements only for specific uses. Over the years, it has become evident that many requirements should apply to all commercial uses. For example, drive-through restaurants must insure that all trash dumpsters are screened on al four sides and a self-closing/self-latching gate must be utilized. This requirement should apply to all uses that have onsite dumpsters. Staff is recommending that the title be changed from Conditional Uses to GENERAL DEVELOPMENT STANDARDS FOR ALL NON- RESIDENTIAL USES (EXCLUDING PARKS, SCHOOLS AND CHURCHES). The following are examples of the major changes in Chapter 9: 1. Chapter 16 Design Guidelines: Several requirements were repositioned to apply to all development and others still apply to specific uses. Design Guidelines from Chapter 16 have been incorporated as requirements. Staff is proposing incorporating Design Guidelines in Chapter 16 that are routinely required by DRB and Town Council. All requirements associated with parking, lighting and landscaping have been referred to those specific zoning code chapters. 2. Convenience Use: The convenience use section has been revised considerably. The convenience use categories have been divided into two. There is recognition that less intense convenience uses such as drive-through drug stores etc. should be treated less stringently than high traffic uses such as fast food chains and convenience stores. sic TOWN OF ORO VALLEY STAFF REPORT TO THE TOWN COUNCIL Page 5 3. Outdoor Storage: Currently there are no outdoor storage provisions. Within Chapter 9 staff proposes limited outdoor storage standards which must be screened by an opaque wall. 4. Odor Abatement: Within Chapter 9 staff has proposed odor abatement standards. The standards proposed are the same as Pima County. PUBLIC NOTIFICATION: For the Planning and Commission Study Sessions and Public Hearing, staff mailed notification to all commercial property owners within the Town, regular consultants and developers, and interested citizens. Each direct mailing involved 300 letters that included general notification, description of the study session and anticipated public hearings, and a request for comments. The result of this notification was one comment. PLANNING AND ZONING COMMISSION ACTION: The Planning and Zoning Commission held Public Hearings on May 7 and July 2, 2002. At the July 2, 2002 Public Hearing the Planning and Zoning Commission recommended conditional approval of the revised Chapters 8 and 9 of the OVZCR. All conditions of the Planning and Zoning Commission have been incorporated into the draft. Attachments: 1. Matrix of issues 2. Comparison Property Development Standards 3. Neighborhood Commercial Size Needs Relative to Proposed Code Maximums 4. Chapters 8 and 9 . bfL Planning . • Zoning A i inistrator I Co unity Developtnt Director Town Manager F:\OV\OV7\2001\07-01-09\Reports\TC.STUDY SESSION.doc ,;:1. c 71 '''',.i.,' 'c-Dt r D 0 C D C:r Pn C) ,7+— ,.., < 0 CD ,--' --'• 6 P ei • 0 r# -7-- 2 g E. 'D• n CD n ,- (14 cp ev et '-'1C ►--�• O PCD i Q, CD i CSD r �- '-� �, CD C CD U4 O �' r-� EA C4 CD • ,. C. P ' g 0 r✓. N N A� O CD �-' cn 0 CSD ^ C-1 al Fi- . p cn k<O P' 0 Ph) n•- 0ci PCU'D6 .... CD N '"'" 45 0 (..) '-'• < 4:3 .•••• 5,C7 CD �'• ''r• O O O ^ CD CD �-+) ,--• CD• .. e-'+' -,._... `I'D 'cl r:'-' ,. 0 -,• p .6-• E ..- ;._,2.',-,ii 0 . r::, CD 5t. 0 C O • '• CD CD PA E C P C CD �• CD Er)P c4 0 (D' p - p P c„ CD,-4 CD ~• C dr) '; • - (7q C -, CD . CD A? r-* CD GICI pCD O CD n' CSD �1-► c n �• N CD 0 civ ;Z• < e y � � y r♦ y � cr �� ^ a � o eD P P- CD • c9 (74. CFD ir' CD0 0 0 1 ,P�. ~' P ns'' 7. CD A)0-c, .-' 0 u, P 0 CD (D1 — CD -(: CD -•• et, o C P tii o P • O - CD �• w r+ o p o • D O O cn• O n �. ,-1. C• (CD ") cn• 0O O P O CT4 Oc O N cA 0 < 'CDI ,..,_" P-t- '-' c.-) 't: c•40",Cr Fi ,.,. 'E-il CD e'''' P;. ** CA EA CD r_.- 'Tr CSD cn En CD fa•' �' CSD O r.- � �, '"t Q `�' CD2 o, C� ►: N CD 2' p ' 7.: n v' ":7-___,, 5A (�D `C CD CCp �O w) • O cDUq � `� 0 � �• Q* � � � O ti � r� O � � C� aO CD .-t '-t 64 O CD ,--t L cna ¢c•D ' P nCDO CD nO P `� CT' CDO '-' (4600 .- CD r- ,.-• r, _ -• " C CD O '5,-.N O r♦ O ',.< `C (D CD r -•' U� • v' n O - P o Fig CD ,^ CD C ril nOn C .csd C , ►•t CO P-' P nCfa, -+ C CD ,--• CD r-h CD O )-- CD Ap CD `Li " cm', � • ' D •`�' r-r• . n �� CD Et n n _ O CD ., CD \O ' CD 1-,-3 A' 0 ,-t g . CD P P CA C E C r'''m -• 0 CD Q-. r-*ili AD CD d P') 14 CIA C14rs 7. C D f- .1 cn ,..••'CI ,..,..9 RA ZA '-' $a) s,-; En P 0 < o � c ` ' d a CD " • op CC < cm .r. . O ct, • cp 5 `C C ,--t- CA ,-• ,t.7.4,- , O O E --,,e, CDD . n c sw d cDCD . o p CD CD CD -')A• a ►�• CD 2 0 n p G) o O C ca. n CD 4 a c;D� 2 �SD CSW + o, N cD o N N cDF, • a n v N o N a ,4,- TID e'd N - i•-) c,o,D ug c0D O ^ . (D O 00 O • (:) CA • � � •-•' c ~ n n Uq � cn O PCD ^ n CD UQ' 'FD-'SO O n W C E• CCD a — -, - :: rp,„2,_ e-, ... ,-,z -• P ,s d 0 0 c.4 CD cn pp ( &D CSD a �� C7 P cD C �' 0 .. N ►--t PSP � � � �. P., ° ° CD 0P P a n E-] I �' C3� Ft,"1' C• 0 x d 1 H H v)' 0 0 -, (D. cD �-.0cLocl.,, •-• cD8 -• po cl '--C;5) ,-+- PhD P CM 0..,. •-1 't '. c4 Cp.. v) P ccn '1 CCD En cm ~' (cn CD O cCD O A� O '.� ¢, O O c li v w i CD n Uq 0 cc CSD '��"�'' O ,�.� CD r+ v, CD L O .8 pm E' C n Z. cn CD �...3 • n CD n CI. - �-•• .. ►--3 CD CD . - p CD CD v ►� ►� P cD CD a p 0 rg 0 � �' CD '-d CD ►�. C CD (r4 P r-+ CD r-+ Q,, CD CD ,..r. ,... CD CD n r-+ ''� 0 O ~h �' CD �' '•' O O En k, O pp AD C4 . A� Uq kC CD — rf, 0•ii a p ~• �--� p C C7 •,..1, ~ � CA O pip CT' � .1 C0D p CD O y< O CD a CCD CCD CD CD. CD CD N cn O cD O P P O Q' cn c O C, ~• v, V) CD .-+' `�, i's`C `� CSD v' C .1 CD O( ? C C0D ►(-t Ell) pp `C * CD a CCD CA O CD ~ C CD O0 CD e-+ C2D c,. E 0 P 0 2- cD c ccD cr' cr a AD O '- ►-+) '�~. cn Cr , CD 6• C ►� - ;.-., 0 CD '� O CD a (rq O g CD 5. v) P p O . c4 (D CCD f•-•- CD vD CD a CD -'* C ►0-+� r--• CD = cn O CD .. � O CND CD 'Ci CA CA CD P a+ g , �. C ell C ~• 00 CID cn env ' � p '-+ C CD D En - (4 P 0 CSD O �.-• CD CDCD a v • P ate nY- +CD CD .t � CD - Ca, 0 pip P C- CD AP r'•* C o CD CD ,.,, Cfg 1-OUq CJq ¢CC -] 5'. 6. O N P c4 Cig Ft) V) C) C) CD a r-, n CD P ,,, Urq 8 4 rO ,tit' a 0 CD CD E �. 8 2 rCr -+ CD (rCD '71 n . �• AD CD C �• ,t c� C �, C N N 0 CD r♦ N v ° GO'' �• • C' Q; v' t l v) Cr a, CD P CIA �-, cn P0-• N CI, O .-4- N V1 � " � 0" � O � CD _.Un ^ � 0-1.) CD ,•••-. C-h CD 0 ITO ,+ cn vn O O O C p CD kcn C C5� CD ►—r n ►-t ',7:7, P �, O �• P v' (J..)W 0 Cr Cl-a —tr," C'n < (7 2 tirl' CD p-ri cm cr '-t cra 0 ,,,-, FL v) cA 2, ....-- 6. 0 •1: .-e 5'). P tl '4 P •71 ��. CD �. p' n CCD A�CCTID N V rr CD v) O r'''' v• P CD cn 0 o 0 C r--•• 0 0 0 0 0 CD cD ,.,. P C 1 Z FD o _. CCPD O 0 CD CD o o'er f c �. � 9 p 0 u. 2,... 2 O 0 � cD '71 • f- :=1 0 P C1' " E P Al P r4 fli CD ce, O cin O CD CD ~ c)'" `� F O CD O O )•-h g" 2a. UQ 5 CSD r- n• CCD A)P P CD O CD Cr O P P CD CD (r'4 CD CD CD a'' C). �-' Ocn CCD =En P '� CD • C CD . ¢,,ss O. , f--� • O r*• CCD '""r �--'• `i �--'• ri7 W CD P c• ►-"g CSD CI' v4 .t r♦ � '-3 O 1 0 O O CD C `C r-+ O c. a. 'idcD Q., e- • p' • •!...); 2",_,_ 8, 0-"CD CSD '''1,..) � � n CD 0 �• 0 �* (j tin CD UQ �- �, ►Cr, • O• Cr CD ' Pcrq O cn CSD ' O C v, O d H H 7d cn CD -Q 0 O O O ~• CD n y cl.., ¢' O d 0. •• n Uc, OCD= g "' < 0 O o O C p.. � C O CSD C CSD 0-1 CD CCD CCj CD O ••h ~• ~• CD a P cn y N v D cr d CD n C arm . • i n o 0a, ar a 0 G� o 4 n-. O 0 CD CD CD C '♦ C CD CD p C p.c ►.0 CD CD N EA 'Cr'� •'"'. n 0 N ., ',-,-;. O kl) N CD CD N et v) • CD C) j f6"'CI g F.'.-" , vcoy• •• - Z- O co p CD Cep g DI•e 1 N 0 • „ O O P----• a CD CD CD CrCr r— ON ^ o , cn ^ ril ►.� O' er Wo ' 0� .. p, cD 6. bd r_ii aCD n a' C• CO O5 Cl. N ( cn .,....../ ncn 'Ci �. O p -' :::+/ "--`,, CD cm Z �. o � cD �• o �. o Q: v) N p-• �' ,--r SCD CCD CSD CD CD L' 1►C14 CI) P v 0O U4' O c4 • 0 0 ° v Cry ~ P. M C '< o SD a4 ,7::1O H n - ,- 0 O C cn 5 8 H• ^ H P N p• OH P Ocp ' CD C " O n rVia n t- P .. cr ,. , CD E-• f_,1,) ,...„ N�• CD 0 B `� p 0 CD a v) CD v) 6. oa.), < 0 s:z 0 ,•-•• Cr Crq '-'• 1--• •Cii-' P 0 u''' r:--t• 8 --, ' '� 0 a C P cFi,, o. cn n. a CD CD ri & ►-2 a CD CD r--t. �' CD CD r-* ►--• p CD �...• p O '-` . n C CD n Q.. d CD • OH . CD �h A CSD �-' r �' D O pr CD ►CD-t � '�'t O e•-t- v) C-D 0 a n CD r-* v) v) v� CD UCS '-� Cr p CD CD f--• ,...,. C .1 C O cn a [n CD .p r�• Ca,,, CD c:1, ,,,. .0 ►� .4 W Cr CD ~ p ~- O '-� CD CD gyp~ O CSD ,�. M--� CCD CCD 00 C O• a Ckc SD ,•-'' - 'M (rD " C P P CD `"' 0 CSD U, ►O-h CD• C!) '� F-t O '''• h'3 CSD CD r--r CD r"* �+-+ CD '� �, O - CD rii O O D A, C w a CD e C 0 E. C -4. 0-t .t: 5?, ra, p„ 0 0 5.: 0 „c) P.. 2 8 -- cr ,-ri cr P `•< En e-s- ''• P..• CD C/) CD v� O • t3 ,._.CD O ►--• ''� CD `� CSD v' ci CD • •-r- ,4- O CCD 0 Cr �' 5• -, En ).-4.) CD v, p'-c: ►-•t v, ►•-h a. H '�. a cn • (4, E., $,Its) 0 (DP F ';• P P g a• 0< ''';.-'4.. g Ow 6:7. cn CI. P CI) E• ►•• CD a '..t r t•-_,C.)• �,. ��j. CCD CD cn C1) P 5 C/] C/] P CD c cr ,D 0On v' v' 0 O CD p C0CD p ,.� N CD O Q ,— CD a CD CD C CD C p CD ~ CD . O C SCD = CD CDCD CD Z_ Cp C8D U4 CD Cl) n Cp. O ci) kC , CSD Ci • ct)CD � � E' cD cD E'D'. C ell ' v � o r, o y O ~' CD cn a 0 cn �# a d CD ►--r cn C R cn cr CD P CD r-•,- C (U ~ 0--, O CD 7 • p CCD ,--,- �,. CD .-• CDCA 2 CSDn 0 SD CD C O � a �- 0 O 0. O Cry Py i, P., _ O � , O 0 cn -p 2 cp O P n 0, a Q. C O 0 a 4 CD 0 v 2 0 C:). P $,?.,, 1; • ( FLCCD B,--•• 8 C c cDP DC ).••'. dCCD : ! O o*O • <0 ,:- C N ►-! CCN � i. o v) N Q.F* ,._, CD w . rD P-t E ° -) n • e-t- n ci) r,i,' F)' oph., P,, c-r0.. © O P `C CD 0 CD a CD CD o O ,n p ° r# �'h c CD P ,--• , a ,2_, „;:,,, ,-_-t_ p O o,-- F:D P'1: E'.t ;1 " 0 �• .-'• CD o rip Ff; �• v, CD n.. oN CM • rS ,. rq r:'-' IN) • - 6 2- ,, cl"' ° —^ el) ril cn r„ , ,,, 'CD �d. CD CI, O CD al• E O R” O 't 4• cr 0 I-,• ›cl F21 C 0 '-' = ; :1.4.• ;t CD ►--� P , ,.t'l v) ca. P". '"''') CD n C ►-r. O 0 ,.r• ,.r. U4 n . CD cn ,.•s - CD S.. g O , • C -_. pi) O CD v) P CD �, 0 U4 CD . P . 1 O0 (4 " c40 �. a CD CD • En rn 0 • ,a•• p t ,-/ ,, CD ►nt E.' �": P cm a D CD E' • ►-t v, 0 cD P n ~ CSD CD 0-h O '-'t <-4- CD CD CCD ~• n r). `►-- 0 ''z ~• ° ,fit O CD p coS ~ . CD P-t CA O CD e-t' � vim, CCD SD CM 0 cD ril v1 o5;1 't " o o vi CD Ug v) Cl) CD E P - < O Ca, 0 O-1 0 P P --h CM CD O - „ CD cn 0 cD _ 1 .. ,---,a,� 0 a „, En CD a0- P n ' • ,-c ca, p c4) c, E o. CTI v, p, cD v' , CD E. to CD .,. cn 0-i Ors CD $ CD CD CD O C CD CD ah Civ • CD O ~' �p '�_ CD O C Q� Pcil CD P .1 Or CD • v r-► �n CD : (--) nn :: (-.) cr' .. ,-t P P- 9$1) )— g A p a, CD•CM 0 CD U4 ►� CD C N • v P CM 0 o 0 - n ... o-• -• f, CT4 4 O 0 AD a p 2 k(<4 0 4 c') P .: 11) (:) od .--' 0 " C3" ca ,, eD ..• „, ,,,, • ,-+ — 11; t 0 • lai. • (1) N r-* E r) N eD n PI cr rr_. n 0 n r.,. • ,_, ..... 0 0 CP $-•-• oi-i ..% - O ct 5 o D O V) v00 O ''o O �. N O� - ^ = tt f-+ CL, ,-� �. CD �_ Cn > ap " F: (i) p 1:3r 0"›< O O� c:,.. - P ..1 CD N v jcl)CD • o R° 4t (1) cri; B v AD ,--•• 5 li 0 - CD CD PP U4 O AD 0 P ( 0 O CDa O ,,p Cl... CD CD CSD `� CD ¢ CDCCd' ' C7h CPn ~ A• Cv' ,.tkC A3 CD r* kC ; CD �.� � � �� 0 � � �• O � � � � chi' �' CD '�' �v '"'t � U� ' " AD �'' �' A' CD v' �--+• ~,• ,-t CD " ,.t p v' 5, - .• A) p., v' A' Cr 0 v' CD . AD O CD A� `C v' CD CCD CD r-* O CM ; r-•r '54 CD O AD Ca, 0 cn• O p C1Q C) A� CD AD CD V < -E C:t,,• 'C C' ," CI. CD 0 c•D .. fa. O. cr00 .•-•• • g. `4• eci. o 'CCO C�CCO 4_, 0 iCO cepD A-' Cr+ O CD hCC ...•• Cc I.) 0 - — C 0 - ,,- t CCC .„. '6., Cr,, O P • ~ e � teF • .-P•`� ''h kn rDe:-"' P" `2 n' r-,- . , � cCp �' �• c• Cvia 0 p O vq EN O • p' o, cn �, $?))' •S C, f 5• r,. 0" CD CD O 6C) CD O Uro . r-* 0C) Pa., CD k<v) r.,• 0 O ',..t ,..,. ,�• Cl) CD ~• . CD 0 ¢; C CSD ^ ¢, C c,• P 5 ►'10 .1 ^ i- CD CD C 0f4 CD Cl) CSD p' CD Cl) • ` — - r = — 0 ,,, , . = „, tin CDCD • CD O6 0 CD c4 77 v' O CD cn CD C) o • ° cD o' C o CD O A•; CD 0. . " nQ.• O0 7 Q., '- '-+ ~. E• n �• 'om''''c O O• O $ AD 2 • N P P cA �• CD CSD CD n o C) CM AD y CD Oi, a N (v'rCi O P2 ,./, n 6 0 CD 4 m 2 o Cho gyp' ►-) ao cA co O ccR h a Cr�.E"rt O n CCD Q' • cD• $, < P4 P 0 N = f N - �' 0 CD ~• `4 '7 ° o N ° A� "1 O 'CI P co., : c c oy P c U4 U,' r-* �'`A'' `�' CCD SIDDCCD CCD - CD• O vi CD ,--, *ot a 1 V 0 CD ,,••t ,---• 1O © CD r--, 31 CD dr-cl 0 ,--1 0 C(./D' C) Pi _ zS0O ' �• CA Cn E n n N - ^ -- pC , • � � d ^ � �„ 0 0o � :: ,-t'< rag ,,--,- ^ > © 8,rt-4 '0 0---. 0 ,--,• ,-__-t- Z_ '--• sp 5 H '6 FDP• ,3 , z, CD am'Ca, .1 P 0 C) O ► -+ '` -. 0 < P, T=3 g• 8 ; $1: ,-•• ,-4- - ,..4. ,-••• • ....., 4t o � oo Chagp �4 < �^ up CD C7• CD CD CA ,,. • CD `-� 0• CD cn a ,-• P • P �-+- O P '•1 O� p, p " ''t E)- —.: g E.,_ 0 � 0 CD 00 O CSD O CCD O 0 VI En 0 AD A) cr (--) . v, ,-c: -,p ci) -t H f'+--, > 742-' ,tv5 :1., (Drp .oa. P 0 CD 2 , ' P 0 m n a • , cn -. H 6 - �, i� CCD p• C 0 C7 CD - CD . �.,. r-* ►---+ CD • <i ti,' i.... �.+. C ►�• `� •tO E " O g CD CT4 6 P � r* A' CD U4 k< CD ,. CD v' . CD C4 '6) , n O CD OC D '-h '""t .1 O '"' � C' D ZU4 n CO CCD * � , - '� ►�• C .--t M..CD n - O ACD• CD C Cl► • CD CfqO CD C Ao Cr p , '-� CD p.iD CD Ar O CD En 5, CaD '0 CaD 0,0 11.1 N cA pip C ,__• ,--,- ll '0 CD p• � ,•.•c P to v) r-* CD m ,.... `C 0 a U4 a 0 ►�-t '-'CR, CDCr J ' CD O C CD • �--•• CD �' 0 O c p CD CD A) `C �' up up y P CT (I C CD O p, O N O ca, OD0.--i kn O cn (D CI) 9, CCi CASCD CCD �_ CD `"� O O a �- cr IO O C `C d d CD CD CD cA Cl) n nurni rii 0 -• O C C 7 O 2 up . _ v) °C C0n p . 0 ,,, c/D ,..,. yp Co , �• CN ,.< , Op f_+ E, • ),_,_, cr. n ci" p '17i SID F-4)- n O C) a = 0 c 0 4 Cyd ° tn o ~' �' P `C� a rD cm- 0 6 o 0 clp 1 CD CCD CD CD ca < OS N �. N � � ,.� O o �• ;ID N c SCD C) • CD O r* U4 C0D C' 2 '0 , ''ci) CD CD Cr p' SCD v' PC) ,. 0 cor c•0'� O ' CD C-' cps 6' n _ CcD C CCD kC O O CD SID I CD p., ~, ' S "" CDO r+ S< CD O O Cl) CD CA CD• Cr � Cl)• ^ Cli CD O n n. -ci C* CCD CD > O cn ,� O CD p ^ ^ S - CD N N Ppci) � , c ^CD ►-3 u, CD CD n CD^ '-(-3-% • C14 �.► '--r p O n -. H r+ CD P 0 ES• " cn '--i ° r4, o g: CD CD p CD CD (Cl) Cr v O Pn' CD CD C OCD 05 ,►• ciP Cl)• C ,-+ cp n OO ,-tCD (r4 ,-+� ).-tO O �' Q; P Sf > - CD O O CD " n . PO CCf4 CD CD C v „ CD '- q CCDPCLCCD '-'• _ '-'• CD ►-O CDO 0 C) CD cCD' CD CSD �' CSD N �' ''ti a. ElCD v) n N CD O� • • e-+ Cn CL PO CD CD •~ ' U4 < CD p CD ' + CD r.* A � CD 4 h..” � OU4 '-r C' r*, ,.t * 'c '-r O CC , < ►O CD CDCD CD cr) �„+ CD O C 2. �' 0 CD C ' SCD � Cp < p. N p p EO crnCDDCD � CO '--' O `CI n U4 ,-• CcCD '-t: 6. v) Ch C. ,t 0 5..- a . 0 — 5-` 0 0 w < Q v) ' CD 0 a' CD N P CD CCD Q' O 0 `'t O 0,.� A� �, '--'• �...� rr ,�.t V) ',6- E—rEL: v). Fi '8) cr r--,- i- — ,.., E- —• Crg .•, P p,Df::)., P ,-+ , °-' ID . 6 ° - g cp 0 0 , ,-, 0 7:r,, , ...• ui CD CD CD ►� OCV c r ° P O S0 0 ',-1CD CD O• AO • O NC CD CD CD •` CCCD 0 CD U' CDD n• CD CD COP Nn p CD O p CD CD cr CD O n 0r.�. c/) CD c..-. ,--r ►--'• CD .1• � .1cr • )-4-,CCN CDCC -► cn ca., ~' D dCD CD CD CD CD CD O E.,- CA n CD C 0ril Cl) CD CD r. Cil CD d Pi) • C v) O 2 C) n C) cp cD CD y rr O N O p z 0 CCD CD n 0 0 o O CD ril �• 2 ate . p C cD C C• O 0 " c N o " C CD n c'' pzi CCD E- p �' - O ►�•, O CD CD O '0 ►-1, r) k< ,-zi 54) 0 CD O C n En CSD O 00 0 C C C C O 0 p CD ►-i p-1 CD V) . at r a:L e:,' o 0 --' u, -,--_,- ,-.3 Ccip ,---. C P -1. .SI M CD `—' CSD ►•--.i C• u '��-' CC)) CCD �•. O 2- C CsID O CD CD N 2 ,---A v) v) H It CU4 np '0p kCC P v' CCO D Cr CD (IQ CD cn C OCDCDcnO �D o C .0 QCD 5'-' O O , ° = 0P-i-'- Pcr C CD ca, UM? CD P -• ¢, c4 o > Cry P E. HHE5, > ccOCCD O ra, P ,.t .-O C — N COC .A• C .t O Cfq .." 19CC C D CD 'L� ' 0O • p v) C O Fa, 5- • O Ca, , CI4 E► CD CD CD CCD ' CSD CD • CCD 0 O� '_' CD ��"� '-ti UG v.D ' '0 c C C C ca., 0 c4 CP C • cr C C • �D `CD 'Eh pC e-- ("D En S 1 C g 4., - O C $. P 0 0 O Ap „p . 'tO P C, cA • kCP ►+�) O C CCD o P , C _ 0 O ~ va C C CD a n CD C p., �• PCD CD 0`C `C p, — d CD CD r--D CCD O n C v) H CD r:. 0 C C 0 CD • '... C4 O ,,,2 CD CD Q• -t CCD• CD s• g ch O CD e H N O UA O C f O C p 0 6 CD o CD `C O C p O O P C CD C C CD 4 kc 'c o CD 0 ril • cn� � CDC • • 0-i • CD H CLA C H C 0 .• �. Ca.,Cr4 P `"Ci P ~• ,=: � � � �2. 0 � o... o � � � CD - � 0.e. E � ,:,, .-6 F_Dt (1, r,▪ (i)rn '--:=1, n , E • = C . CD r+ ( ▪ •Cv,' v n O - • N r- C . ,••••• CD CD C c'a' SP. CD CD 0 ° , - • OhCCaO' � , � ►-•" , C CD r� ,, �• • � O O' er AD p C4 eCi ,_, C) ,,,-, a a 5. ,,,, ,-4- . r-r- IO n v) - , p .1 0 O 2 • '. �' n CD cm ~ ►-t CD p CL U4 N cn P-► C0D C-D cn CD 0 D y N AP CD n C14 v) ---j , .1 .t . O• 4. — 0-9 v) g..., '5; 174 ra, CD . O PLA AD (D y C p, r p. N 0 C C '-d ° CI o o v o P-: 2 5 m . CD CD . C cn P `< CCM O C� ,-P-'-'. r) ►� aC CSD v) C) P '� CD P Cr v) oE, C CD CD rr- CD CD CD CD O CD c) CD c-s cm cD A' CD O • _ p v4 A)- (.90 • (.) cDCIA CD . 0 '� cCD N a: CCD , Q., cr e Q �4 P 0' p 0 CD •-• cr • • �, 0 n (r4 N v O 0. (IQ `�' • CD O Cr4 O d �' U' Cr4 A' '� E.Ct4 ° ril �' �' 2D• CD ~' O �'d4 0 O • p O ,-t. O O O ~• CSD CD CD V CD Cr V) �k.c � C5 `-.,• ,-,• ,--,- ,-, v)_ �' C2.► p' ( �' * , 'meg Cn. OE• �' Mi ci) �• P CD ►-ii7d n � Cho 0-1 � 5• d P c v) - - ►� vp• CCD O CSD CD CD CD • oiO c � . n � � Cun° c�• CD 0 • P En tll � y CD CD O 2 a., ril r°, 'ci 6 'Fi; P c ►—+ E2 0 — v) .1 , � P C-'). • CD . 0 CD CD FD n .i. ic, P_, N r--r Cr4 C v) " �QE.cm CD H O O f'' e--1- cr) CD r)P p.. R g 4 • O CD p, m v, ,,. z v' p Zi CD ..kt ph) ! .-_,- E• r.:;• p (-.)4:1 ,c1g 0 v, O � En' s P''--7' $19 P. 0 p CD a CD < o � CD O 0 o " P �q• c . . N 0-h 0 a , N E 0 U, • 0 CD 'RI'. a � '4 0 � (qPzi 5 AD cD v, CD 0 O v) O `O N cop 0" O (� N �� C 0- CD N v) P �• ~ o , A,—4 CDcD O cD C �• o 0 ed n cin O 1 P (iD Q' p CA Q-:� v) I -� • yon yMC (fq pUcHu) oC' :.'s o cJQ � ) O „,. g v) •,:,, ca., g 0-, o •• cr —• 0 — $1D '--4 H N 0 v) CD v CD • ,t. (D• " O p ~' AD `< dn CD 0-ci 0 (11:? 0 m9 s, PL. ,a,- 6. 0 0 k.< N CD 0 cD p p o•--, < -t:j :,' > 0 tZ 5.. 2 $,D cLgo.., .3 2, 2 --;_, H ,..r. ►-t .t g a, t,?2 ►�-� O �C CI) CDv, cm? " , CD CD 0 -e-o c, . r° 8 P C)• 8 v):-_-, cp v, .-Ei" F-1,) ' ''' cl) ,. ,--r =. 0 cn cn cn r+ — n U4 —oct) it ,..10 p , • •v, O A) A, 0 r. 'cDN � C 2 0- c N �,.� Oc C En crgc7 n CD O0 CD Uq v' CSD O P ►-1 , O Cn �, p vim, ,..,. cD O P `C cD w a) ,=• Cil 0--, D ' al P n P" C cn (D O C IN 0 " y A 0 71' ,.,. ncncAO6 g > E. FD# w. ,--• 0 CD ,--, cD ,-_:, ,.., !‘-t 1:1“fq 5D ca, unO ' CD ,,o,, AD g ~' O c = (DC4CICIC? CD `C cp 171 On AD ci‘ CI, -i-) .. ~ cD ►~-�+ �-, CD V) C C v C ril 0 0 Cn CD� ~' m n 2 C C -. O P V) 0 0 C) 0 0 `� O N C) P. 0 (D C 0 0 n O O FDD mly O Cv) CCCDp �.^� O P C-•. 'i O AD � No . �=• 0N v - N .4., 0 p' r° vq N ,♦,< c n v () 0 p, • pn S ° ~•' n C e-'' C1) o pci (4 D 5' CD g.c0, p 4) crn n CD p coy 2 5-'' !-t $142,coy p� �• � � ~ �-+� p � � — `� CSD �' � O � E. � CJS � O U, C , V.CrCI 5 ‹ .,• a O n p CD C yOCD � 0 n ' C CDCn PO p CD CCD. " 0 .^ -• vu H + ^ ,.-t CD e-", ,--,• F-ti :01). ^N N 5FD N O O FLcCD C) O • CCu O e-1• ^ CD 0"^ O .• 8-) Z - pCAO ^ O CD O P • = 0 A _ CD OO CDUq ~ CD N 0 p -. CD O O (--r •• O > CD OO CD CD :,, 0" ri 5 F.t,' O CD En CD CD 8 CD CD �• EO O O p 0 ,. ° rD v' `� r-t- ,-t o P i-t 2 CD Uq CD CD �C p o ' CD CD A.• p Fi D . CD o p, H CE O ¢' crq P r 1 '-1 c„ CD , . O • N O •CD CvD CpU • C 'tj CNC D► f+ . Cr ' %) `-. AD 0 `1 , CD Cq Uq CD le CM pp) tOpD t ,....� . O .--• C0. a E., CD SD C ,--, 5,-;• CD );:-"t' `C `-+' CD CD ' A� ' ,-.4.- '0 D e•-t- ,• O O v1 6-' O c/] CD c- v,' '"r A� �' Cn . CD `� "8,-, CD ,��' C�/� C to , ..,•Un CD ►`�'� fri `�� C .4 O E Uq ►.-� . C4- '-- CA -• CD ,, CD O ,, 0 ,, 0 cn .) p Cr ►� '�O D -cn gi CD � O-► . CI) O pp''� n pQ• O rCCCD ---, Vn �-*, Mr, Ci� D CDpp v) 0-, 9 (1) ° v) P .t ,--,• i...J (-4 , N E'CM n• CD P " n• p' v,• P k< ,..60.. . (-7-.-_, 0 p O t p' O `C D P v) 0 '-t O CD O CD '-' O y ,••,s "--t 0 O p `C CSD' CD ►..� per- `C 0 v) p p' �' U�q Q.. �• n cn �; �--+, CD CD CD 0 cr CM CD v) CD v) CD CD c CD dCD CD CD CD CD CDCD CD CD CD CD C%1 C CA c' n CA n 4 O n CD y O• O O C, C 7) O ,,,2 '0 o' CD dq o• CD ,� H C O �C CD N �-• H� (rq CD CDCici o , CD+ 9 n c„ -• _. _ 0 P-, o P 0 CD -. 0 a P rD 5)) Cil u O 2 CD P CD1-41 O C �. N CD Q n � � y • N — � CD cD cn 0 � 0 CD ►.". A' `,. c„ cD • EL)' n C Z S 0 Cl)• CD CD pa o w •F') � 0 �. pa•P •E • PFD- CD CD H CD &) o � CD Cl) CD Cl) O gi o C • C CD CD CD CD y Q 2^ Q Z cl) a..om -a -. omcD o3 c 5- (i)3 `< 2 m on (13 -. � C. 0) O2JDCOD2 6o rn> 0r> f K mcg D C) mm3Jcn0 -a M CZ=C0 =<cnrnomzK0D �o�� -I� o D � � � z _ _ 0 0 zroov)C0O IPS nD= pD °°na.-°o 0 = -° -ZI < Dn2 c � rU' mC to iz - m. m - Or-- -imp ,_.° �O=tD � _ -I .-< m O z C m oJz m 0 m X Dr-; mm C S O ° n mcnm� D *mm .°-� mzZ=cn m > � � D = OrLlm> SCD D n tri 5. r › * r = - H -.a OHr0 CCD rK �1C 0 rr-DQ 0m m 5 -lrmr mcnn on r--IZ Cern m Oc0 5 CcnttH mz=O-0z> m zo m v C--It-7Z H 0Ozro � -I � � 3 0m m� 0) m� do c� O � Dr . ADX ° °mS mcnO m v onmo' H � m _<-Am7C� -gym-0oz zZXjncn Drn xn��m,�nmC a)2 m JZ <0 -o --i< m� C� Dcm OD ,m c �� Om = moon 0 >-z-I'U 0 z ODmm= wmoz -D mn X C m : o) poD 55m> z mOm CD -2 mDmO� �r _ mmmxCCDODZ Iom Cz,cOD 5 > mz �. n 0 = mcnmmzOO 3 > WDIWH o o0 � .. n Z zroowcw0 � nD=ODS r,0 mm � �. O z-om -a v r oncn0 0 --Irnzm=n=� = 30 D cnm �c -I-o _ -I <D -� mm-Or=im00 , ° 7173DTD� 0 � mm OZCrnmZr-n0 X D1--� 0m 0 =H 0 �J mmm�D*mm m 0 O—m= 5 Dm '. rD- -< = Or-11m> C cD OZDO N r0 0 r"D� r= - H N Q' �n-Ir0 .. - ,-' Hr-mr C rrr-HzOO m - pCo m o� - m mz=nmOzD 2-' zo �m o z= m OOzro� -I� v m0v -Ick • n bmcno m ° = xmox,mrm c HM-73,--,Z z SL-11 zn m > m0-< mnm0 C =Dmo--I 5� D ; m0� mDmC mzz <O � N fmTl r r-Cn z O z Dzm 0 zm SD m0 HH C - z H � mn X ° OCD�v0m o c2 U) H 00D �`'" rnDO-�rzn m 0cn D ocnm0H m Z om c�OmIom CzmcOD C -c Q) < N 0 z2mFp�m� D moncn--I� 1 m --0 0 3J mrn�,57�m„�. c-D=OD o °-°o 0 0 mzz .1 v Dr 77C o Fii m v rn K p — m -++ r+ 5-10L6;• D0 0 Q c m�=� D� m O zm0) 73 00- DO O ° _n Z --iH=-Imm7,'< o Dr m 3 =Dm r. x m F , ° 5• * D DmDm J > o Ozz> a -.= r C� 6 c 0 CQZ�OZrn� C- _Irm �O ea 3 0 r 000m�Dr,. ,� Oco -0 o . --I (� 0 Ho (./)(5- zo m D -+,tv - N N _-1' rn 0o n om>mzm,0) 3 mono m C 0) C H V-.-i cnpmOOzHr0) c =Drno� v m`Q i) Op--In-12- m- <0 o o `� 0 �7m �D�=� � � Om �� U) Dm jO mma m m-I wC H ��,m0x0- TJDcno= vim C_ m rn .-. D�DHOrnO° �m> z oa -1 0o0Dcnmon.c,f, mD0Hm m�mron0Cncn 0v)r -{ U) 03 -I0mzC--I O4.0)G) mDOT > 0H U' rnz -1 OIm> Oon= 71 (%. -nm Cz CO Cm <n�mrn poo x D oroOn��_ -o v N n�� .. H z m r on --I ° x o D Z Hca 4, m m o raln� O ,,o v dD , co o mmo ”. n DDC- -{ O8 C0 9 -, Drwm;0c o 0 o •�O 4 _ _<E> -lot- c.mo -170D�DO �- m 07 O r- am -5° N Dr�cnm C 3 3 m = -1 • 0 � c2o0o `� oE ozz> o DO 0— c o �- r f pm-Dcci) n<i CD C -lrmrr-O o v C� � err D zo=rm v-x `° 000 m ° v O � D N�HZD ;D cD CD v 0m mC ° c. C Dn 0-00 z m ma.- m on o m 6E. -°p z= 0 zoom 0 „Do =Dmo-I c00 S D - U5 0730 xmm (7). _,(D C- 0 X m=1z <O c�� _ � N oD KcnD Qv � Z Om v 20 n O �On �� a 00cnm= o v • -z H rn- , ,� z � m��r c- .cn CXDOm o ° KG) -IC-D o o 2rnn z 0 -= m mD --gym o cn H zmm-‹ 0 ocnPOH m 10D0 m C7 c cn<5 o cn , = z E' H 0 . m�cm-'�m00=O-11D� 0 c z c • 0 �" <200zm --�zrnCC�p0 ) Vi =i=rn �- v w 0 Cm>rn CDOn DK xX xx �, ZmZr o m c� 0 ,-. m c v v �• mm�*=m�6rnOm�O •-�-��z=i o � ��C�z �, 0, 0.) �mmoom CDD O - cD pG� .rn y .. 00XCD Z7xx-1�z u w mp � c crib m o mzz_i>OOmz0 . omp--goo=m CD — Ong oo v Imm�ZO m D73 o° -Am C > 700 g 0--1 mw 0 0-r'm-IDoDC cD m ��On D Cg- . D z D C)n x 0 o m O 0 o p = N 1--- m0-, o 0 0 =HZO�Drnp�-DOD z�m 0 = ZDV ow �n �° mm-071-1 , 'Joao -- K0m(n cm H * m _i _ r�� mn�rnrn��< a zcH> ,, � 5 0 D 0 m O m o Z z m D D Z m D cNn — r •-Iz>r n <Ocn� D ���—IZZ ir--< m 4: mC-z0 D�rcn �G)00-D m (7_ X . O20 m .vim OpW= r. C� p = z o . H Z o< D c = Ox Z o >�0r- �n=�-�Dmz-_<z mmm o o0z0 HmDm= rm - >-1 DZ x DOrz 0 oommmm==OD o rZD-i m>m71H> mm2Jr j-c34 Tic7mx-nom0-Irk -looKmD D r.) 0 0 0 H 0 ma m cm- moom0,2=OODm - n 3 Oz �. �.�DmZ�DOnrn��m ��rpp �, N �3 �. ZD O cD r- D _ xx 0 = - mid=-�m0rmnKO�«*_m-� o N aC° pm _4o �mmco 00xcDp�7)71�F0z u c v m B cCi�cD m c)o z'�r-O-Dc -10-1 m -<<o 00 g m yr m� 0 -I m 23 oo m D oo m cn 0 o a� �0230pr0073= xOZCOH m .(.. cn 5 cD 0 > Dyzn�momOO�op = N v,--3 n -D o �� 031_ ox 3 z_- m -4 v �mm--tm-�• roxmn�mmcncn< -ci a ° 0 5 - > 000= SporTI =5-m > > z„,>m cn • �C° C n m <pmm zDznr N cD v m H ZrOI)- cz o�G)zm Dcnrr-��r�O��Oo �� -I z o< > C m=m p 0 rn o O °ow> D zcn-Az s m 7J0z0 mmDrn=�mHZDH 05 O DO'-z 00mmmmm==OD rZD-I mDm7-1-IDWmrn7J,r 0.) mro z. 0c -I o )o - 7J � (22mo-Ir -ioo mD D mo m cm- mOp=O_ =OODm o c 0 Zc= ry m -�<-00zm-iZmCCrp� N �72iim � m-•1 flm 0 m • cm>mZCDW D� xxr707, �, Zmzr- ��On - � ;P 0 n �mr�=� o° 23C0H-< m� o w0 z -.•1zCnmz_ CD mi- rnoO�OCD�CDD Z 02 5- cndpp =o>�� •. m �. y Km M �� �Z u � m , �C �C��C o mz>00mzompY1-i00=m CD n . ZIm���CH m Dm X00 -i0mz yzo�O0 C7 m 2 0 m--{D --i 0 D � . m 5 .. �0�or-p07)= �pzC2� ? oromxw , "7, 7 .. „ O- O r m ��� 0 0 _<<�y>z_, co mp �00Dm ry cnr-- D= � mopm ... cn �__l O.-- cn�OD Z� 0- =zr -< �7 �0 H mmrnomHr023m2xr-Drrnmom 0- mOmm CW ��rjZD HH m O mm < -• ZcHD plc= z 0 >00Om OmKzm>Dzm>m cN Hz >r 1=DOc0 H <pcmrn �ZD .Z_�,17C4ZzOn err- p Xw> . mC-z0 Dwpcn _1G�o0-o min_ y �mmm i. O�zo< -D CCm==00271 X7. -I-I r-mm0D -< pm °OW> D� cn--� m 0n-imam o >m,--r- �_mDrn=i-mHZ—H mm0 =Hm0 r Or-nm ODS m cnOO23cn =HD � �mr-� �=�r-m z0 rnzmm-�--�cy m 08xz o rr-0z>_zi mDmHrni>m m2r 0 y m Z v-0N mr= 0 OCH -I o �a IF C � 01.17- 1 �'Cn- --{cn ZrnZr m m z m - Dao �� z z2>Z .. z y .. CTD o v� mpoc Cr F 0 0 .. 0_o a.° y - - = 710 O0 z- , 5 cD 3 0 m m .. cn o- < o co ,;,, mw W X0 C7 ' ° (D, 7g (2_-(13 tr m o= -0;40 .. D ',9„ ' cD , 3a) Kr-D((/) o *Owi� .• D ' m v - Zo 0 cnZ • 23 'moo D rJ=r n 9 mr' COD 0 Nnv Oz -1.< 0 (7o �SD D2n --I �� mm23 OCD D(n oN r, � m 0 7l n 0(7/5Mm CD C a� � �� mmD -� --Ir- a., -� (no, coo DZD mrm n. cn : -►, C?--i m m Z • cn 10)0 23023 TI C!) O CCD CD — a) (n C) a a O N r'T CS Q) K 0(n O,.< O --n ? Z ET c' c O 3 C) CDala 3 * �3 > m c O N CCD cn 2:3 a).,•< a O " © , a) CD , O (n"O _ N nC•CD a) u> N CD O a CD , o - -a Q ` 7.-0 0 a I l „ ' : g � � s) a DCI� ' i13 N o g - .CO CD ,?_,_ (/) r- 4. 4. F). 65 a) ( Q o D Ir g- 3 r -. E )ON • n CD (nD a -, 4. o < . • `• • 'C-ff. O) (n • O a -I CD (71 77 • OD O , ,' " ' i D(D CD ' C nN (n '"► C ) ) r- • • O a) ' O H O 0Q (D . • a O O „ o • , co n o ) O aO O 3 Q o oO ' O Z C" CDfi- o oi • O U) -- CD (D •.g N o _•t o D (1)C • CD o (P N '4 r C CD ' a � CSD 3 v(p — •• �. ""� ' CD O ' 5 • CD . a 'r o a) . ' (p Q. ' CD (On N<< O -n 5- C o 3' 0 cD .+ a •-••.5 _,,:) -(1 3u, 1-S.''q,,,<> ra 3 1 4 • i; S c v a �- o D cn ,:<< O O O 70 n•CD �) ES (n N CD O a , -- ; ; Cp p o N �-a Q �< r.. CD (n a Q(Z CD -' ". ,.;: '• r'• 1 a) () o = CD N a) — 5 (n co CD * O O C o o = X =(O CD 0 Q. r S a n r+ -, N r • a) (D C) •-r (n ❑ O a) •1 =r = 4> C p — N CD (n a -+, o < W r CD `< O a a) -� CCT OD -' N 5- O CD ' o (D f D �. Ccn D (,� (i '•-. '-. (7 a) o r-- • 3 , • Lig . v -'- N ea �- O O O� 0 o O CD ,• '• r �• 0 •'•• 5- CaD n 0 B -� 3 0) cl) ill O 3 `r o i�Q. ;r ) (On ,. CD �- CDO C a) 0- CD o 5 N • 5 CD ••n V) (D Q,) N '4,CD Cn r-+- O C7 CD <. • r (O o O a •, 0- 4, O r+ C (% u) (,D 5 CD (D =• . C- ,• aCD CQ ..,, . ,• N 4. < CD CD 3 a--5-04) C (� O • '• a(p ' (D ' C _'• CT) 3••v cc . �- 5-Q) ¢$ • (CD S ' 5 �G (D C. CD (Q a 'r , (� . , CD a ' (D (On a)1/4< -n C. N C1 O O OCcp O n re-,-) .5- Oa CD C a) 3 > c/ - ,, , ' 4. ; �(f) " ' o_ * K. , 3 O CD -h (n a 3 a)<< a: 0 o 4. r , CD 3 ' ' O (n.O a) _..}, K aD En _.= iv CD o o , �•_ Q., O D ,,< LU Q• . a) ? o , • , U- . - CO ' �.`< N c a) 3 • O n(D u, 5 �'(n Q O 0 70 - ; '� ii , . ,tet, _ ,r 4. , (D ' -a a r- Q o -, '. '' • v a) 1 ' pan cp D p cD v `.. -p �. cD -a C c cD C31 C a a r '. ,r r . CJl o , O ci) o 70 O CD CD .' • o �4. � o p , o O� (n -1 CDn C CD ' ' r o p CD .- Ni H (n '-r .•t C) a) oC. r • , ' ' ,.,. . . CO ' -'' CT 3 Q) O 3 o O.. , , (n o - �: CD CD C O. a) 0 -� CD C) , I ' • CD • , Cf) CD a Ni CD (n CT C E (D 0) r ' ' 73 o , ' (n p - 5. (n u) C—D 0) CDSr ,• cn 0- • Ei a 3 coN U) C 0 '• ••• o = CD ' CD ` O s CD `< --CD CD Q o o. I _Cr) ' o - (n N N C = (n (D • ') ��pp • (Q �' , ' . p'CD • ' r �',C CD 4. o o r (Q = r r CD 1 CDS) -F S (n n 'ID) 5 -D 71 O r .'- 4 -a) -za) CD- Sap 3 13 5' _ --- = CD 3 5 -, CSD ', - i ' CD SDO O (% (0P ---• m C O o • . - g p —o) a p v C = • (D • C O CD (D,...,<-4--- < (D z (7 X ` CZ -h-� v a p ? o 7 ,-.• � CD CD O O iv -* f1) r CD (c C O X O- C(n -a r P , aCTC C) C -,,N O CSD . 6 . CD n'CD.D < Q.O \ G7 v o -t ' C—Cn a r+- o c- SO D ' o NO O ED CD- CO rCD CD O < < CD CD ro S • 73 '• N 5- (D+ OCCD , CD =',' CINCD 70CD • ' CD -p. r • GJ a) ca p n O v r ,, 0,co CJ1 O: C) ( '-+ ❑ O Q a) (n a Th - Q. o -t) , CD (n COD CD.C COO H C) '+ C O C D a) 70 (Q C) -� O — p r Cl) a) a) (D N 7 < a CD CD,-..- a•CD o Ca- C) 5-(D CD (D a) °0 co O 0ci cCov� &I, O O_ D CD n Ts) n C1 N -I --1 --1 -� .� CNJ) p n CD -'CD CDPD CD 0 - Z 1-0 �-0 CCD • D- D' C) y o CD CD O 0 4 0 O O N CD K (n' CD cD I 5. :r H ! n n C,D �. D^*'0O = O "�z Z 4 0 Cn Cn m r -n 11 --I Co — Z , X 7J 70 r\-) -� :r (7 Z � n ' -1 o v g Cl.) CA) -0 -D C) . Cu `< `Z. Q. O O 73 CCD N ' -0 H CCD ' CCD ' Ui O `< D CD.D o N o a)a) C) o CD o a Q- 0 O CD • CCD y 4. —1 .. CD CD m p. O ' O ' (D CD77 C n cn (D " D _o CD n C) D O O O O O 0 [7 :" Cy (.7)7 (gyp o (gyp u cr CT 0 H D K Cn H m (or j X •D Z 0 40 o CA) . = 0 0 v CD CD N Ci r CJl O N CD CD D CD ' .� CD CD o N D O -' CD' CD o Q Q O n O 0 K En" CD cn CD - O" - p" 0~ �.• CD CD m r CD CD X o Do D " CSD CD C) a C) a ' r- CT; v 6 ' O O 0 N D `'D `` C C H N ? CJ) C) Z 7J 73 0 v co a) (n -o o D- 0) `` -0 0 0 CD CD 5-O D > --1 )j )j —I ---1 ' > 0 0 ' —I(n —I r, 5-o '0 -' o CSD -0 CSD CD ' -� , Cb f CD d o " n 04 o = m, o• �j r. 0 O I • m " " D Op" •r' . , Qo oo (n C O ' Or ' ,, o (n -,, i ' . ' CDr C CD O D o D 'r * o 46 ' • o0 5 0 CD 0 CD (n CD ij D.. O ' O ' (n Ci) . . r-. > CD n O Co o O • �. O 4' ' m r O.-Cj d73 CD "0 CO CO (D o ' --, Q . ' I CT F5 g n) — CD 11 ' n Cll o o ( xi TS pfl- � cD �CD Z r , . A , D 0 gi D Q O0 cn D• 4. C Es-, O I . CD H 7 r+C] W Q o o — � ( 4 CD -.. '' , ' _� X 7r(3)O C Cl) o ,r o o •, ^ 5" < D CD • CD ' , r5 O (DS , , . 2 - -0 0 (D ' .'C 0 o 0 C:. D El) CCD C`D 0 : . CD ` D . D 41 1 r Q Neighborhood Commercial Size Needs Relative to Proposed Code Maximums USE LOCAL EXAMPLES NATIONAL ULI SURVEY PROPOSED RESULTS GLA SQ. FT. MAX. SQ. FT. Name Size Location Lower Median Upper Sq. Ft. _ Decile Decile Business & 755 1200 1612 3000 Professional Office Medical or OV Dentist 1360 Canada 1074 1607 4010 3000 Dental Offices Crossroads Hospital or Companion 2704 N. Campbell 1200 1723 3321 3000 Veterinary Vet Clinic Clinic for Animals Antique Store Christie's 5400 E. Speedway 3000 Art Gallery 2428 3000 Bakery Village 1800 Ina/Magee 773 1536 3177 3000 Bakehouse Bicycle Shop OV Bike Shop 1283 RV Blvd/ 1764 3086 5854 3000 Oracle Book or Bookman's 28,937 E. Grant 1203 2400 9580 ' 3000 Specialty Tucson Map & Campbell Ave Paper Store Flag Center Camera Store 560 1047 2010 3000 Candy Shop See's Candy 1944 Broadway 1139 2863 8431 3000 Craft Shop Ben Franklin 25,818 Grant Rd. 1060 2480 . 15012 3000 Delicatessen 1100 1300 1800 3000 Drug Store Walgreens & 14,000 Lambert/ 6400 9100 16450 9000 Osco La Canada Fabric Store Hancock 17,500 22"d Street 5400 3000 Fabrics Florist Say-On 1680 Speedway 826 1200 2720 3000 Flowers Gift Shop 926 2480 _ 4950 3000 Grocery Store Time Market 4000 University 18258 31500 49809 9000 Ave Rincon Market 10,000 5th/Tucson Blvd Wild Oats 15,030 Ina/Oracle Safeway 54,912 RV Blvd Albertson's 81,335 First/Oracle Hardware True Value 6630 Oracle/Magee 3480 7350 12188 9000 Store Bimsco 4355 Stone Avenue True Value Hobby Shop Hobbytown 2636 1102 E 22nd 2500 3000 USA Ice Cream Baskin- 1200 Target Center 987 1200 2400 3000 Parlor Robbins Variety Store MacFrugal's 21,935 Oracle Rd. 3000 7000 17880 3000 Page 1 of 3 Neighborhood Commercial Size Needs Relative to Proposed Code Maximums USE LOCAL EXAMPLES NATIONAL ULI SURVEY PROPOSED RESULTS GLA SQ. FT. MAX. SQ. FT. Name Size Location Lower Median Upper Sq. Ft. Decile Decile Video Store Blockbuster 3990 Target Center 1559 3675 7058 3000 Restaurant, Rubios 1646 Target Center 1457 3075 5573 3000 Delicatessen Pizza Hut 4174 Target Center or Cafe Starbucks & 3096 Ina/Oracle Einstein Bagels Metro Grill 7892 Ina/Magee Café Café Torino 1200 Canada 1018 1344 1964 3000 Crossroads Bank or AZ Credit 2200 University 1208 3015 7335 3000 Financial Union Avenue Institution Pima Credit 15,296 N. Stone Union Bank of 9680 W. Ina America Barber or ., Hair Salon 1260 Sun City 989 1306 2172 3000 Beauty Shop Day Nursery 2340 3000 Or Preschool Dry Cleaners Comet 1300 La Canada/ 1053 1500 2400 3000 Cleaners Lambert Laundromats 1200 1600 3000 3000 Mail Service 900 1200 1619 3000 Store _ . Municipal 949 1670 5053 3000 Services Pet Grooming 901 1469 2635 3000 Post Office 5990 3000 (sub-station) Recreation, Lady of 3850 Safeway 6538 3000 Health Studio, America Vistoso Health Spa or ATA Black 3000 La Canada/ Fitness Center Belt Naranja Shoe Repair 595 760 1103 3000 Utility Payment 3000 Store Automobile Merles Auto 8,362 Orange Grove 1425 5125 11300 3000 Parts Store Pep Boys 22,815 Speedway Convenience Circle K 2849 N. Oracle 3400 3000 Uses Page 2 of 3 Neighborhood Commercial Size Needs Relative to Proposed Code Maximums USE LOCAL EXAMPLES NATIONAL ULI SURVEY PROPOSED RESULTS GLA SQ. FT. MAX. SQ. FT. Name Size Location Lower Median Upper Sq. Ft. Decile Decile Live 3000 Entertainment Ancillary to a Restaurant Plant Nursery 3000 with Ancillary Outdoor Storage Utilities and Na Utility Poles Analogous 3000 Uses Definitions: Decile—One of the values of a statistical variable that divides the distribution of the variable into ten groups having equal frequencies. GLA—Gross Leasable Area Median—A number in a set that has the property of having half the other numbers greater than it and half the numbers less than it. F:\OV\OV7\2001\07-01-09\Tables\Neighborhood commercial Size Table.doc Page 3 of 3 Chapter 8 COMMERCIAL DISTRICT REGULATIONS CHAPTER 8 COMMERCIAL DISTRICT REGULATIONS ARTICLE 8-1 C-N NEIGHBORHOOD COMMERCIAL DISTRICT Sec. 8-101 Purpose This district is intended to provide a •.' r. ience shopping in hub of activity and a residential focal point within walking/biking distance or a short drive from a specific neighborhood. The District provides • the neighborhood. area. The center shall reflect the architectural identity of the neighborhoods in the area and rovide a combination of uses that offer basic _cods and services that meet the dail T needs of the nearby residents. The accommodation of multi le uses or building )ads within a C-N site is stron_lv )referred over sites that will only_accommodate one. C-N zoning may be found along multi-use paths, near parks, immediate! ' between or among higher density residential develo ments and munici sal service sites. It is most a ro riate at the intersection of collectors or a collector and an arterial- other than Oracle Road. Sec. 8-102 Approvals Required No structure or building shall be built or remodeled until a conditional use permit, when applicable, development plan and/or subdivision plan approval has been obtained as outlined in Chapter 3 and 4 hereof ands further, approvals of landscaping, architecture, signs, etc., as applicable,have been obtained as outlined in Article I 3-3 hereof. Develop-me- - _ • _ — - . in accordance with Chapter 4. Sec. 8-103 Use Regulations A. Permitted Uses -uildings, true , - : -d and buildings and structures shall hereafter be erected, altered or enla-rged-only for the following uses: a. Business and professional, Uses shall be limited to 5,000 square feet of gross floor area per use unless otherwise specified herein. They shall be used, erected, altered or enlarged only for the following uses: a. 1. Business and professional offices b. Municipal b. Reside i-al. a. Business, medical and professional offices 8- 1 Chapter 8 COMMERCIAL DISTRICT REGULATIONS b:a.Hospital or veterinary clinic for animals, including boarding and lodging, provided that there are no open kennels or animal disposal facilities, such as an incinerator. All activities must be conducted within a building. a. Photographic studio a. Studio for professional work or teaching of any form of commercial or fine arts b. Dwelling units,multi family 2. Retail Sales with service and delivery hours restricted from 6:00 a.m.to 9:00 p.m.,Monday through Saturday and 7:00 a.m.to 7:00 p.m. on Sundays:- a. undays:a. I)we1--1-in {-pmts; sin -e-f a-}4y Antique Store b. Art Gallery c. Bakery d, Bicycle Shop b. Book or Specialty Paper Store, excluding adult bookstores.- b. Camera.Store b. Candy Shop b. Craft Shop hop b. Delicatessen b. Drug Store, limited to 9,000 square feet of gross floor area b. Fabric Store b. Florist b. Gift Shop b. Grocery Store, limited to 9,000 square feet of gross floor area r-x. Hardware Store, limited to 9,000 square feet of gross floor area Hobby Shop c. Ice cream parlor, including the making of ice cream c. Variety Store, excluding sexually explicit business c. Video Store,excluding adult video stores c. Restaurant, delicatessen,or café, including sale of liquor,beer or alcoholic beverages d:--------Ac ees-s-or-- --bui-l-ding; ;p-r--i vate--s -i-mm n-g---poo l s;p r nate- s--eouf s;-_h-o-m-e--ec---e. -at ion s---ai=d---ethef a eessor--”ises 3. Service, e. Tow—nh-o-uses;-aeeordi- g t--l•3evel-o pment Sta--dar--d-s--t� -Sec:7-1- =1- a.— Bank or Financial Institution b.— Barber or beauty shop c. Churches d. Day Nursery or preschool with child drop-off point more than 100 feet from a residential district e. Day Spa ef.— Dry cleaners and Laundromats, excluding dyeing d. Churches • • • • • •. • • •• : : : : : •; . •• : . . ; . . • •• : •• ; . : . . district fg.— Mail service store gh.— Municipal Services,excluding equipment storage and impound yards i. Pet grooming Chapter 8 COMMERCIAL DISTRICT REGULATIONS hi.— Post Office(sub-station) ' poi[=r�nmir.•s' v�...=..�, io, health spa or fitness center limited to indoor activity within k.- Recreation, health stud -an enclosed building; I. Shoe repair shop m.— Utility payment store H ■IAtT cry, • 4. Antennas (including satellite dishes up to 1 meter in diameter), subject to requirements set forth in Sec. 9-110 . Satellite dish antenna exceeding 1 meter in diameter shall be subject to DRB review and recommendation. and staff approval per Section 9-1107a. g. Mature Adult Retirement Quarters(See Sec. 9 105A and D for specific development standards). 5. Minor Communication Facilities, subject to requirements set forth in Section 9-110.7b. h. Rehabilitative-Cafe Facility(See Sec. 9 105B and D for specific meat standards). T skilled Nursing-Care Facility{See Sec. 9 105C and D for specific development standards). Retail Sales-4s4t-114our Y- -f--eper tipestrietecl-te-6-a-:-m,:G• Analogous uses as determined by the Planning and Zoning Administrator A. Uses Subject to a Conditional Use Permit c. Uses shall be limited to ' " .' ... . . • •.. ` .. .. p er- On-req i efent}:9,000 square feet of gross floor area per use. They shall be used, erected, altered or enlarged only upon Town Council approval, as specified in Article 3-2, for the following uses: 1. Expansion of permitted uses beyond 5,000 square feet of gross floor area a. Bakery b. Camera--sty c. C nkly-shopTinc-1 ding-the-m-aking-of-Gan 4.---Graft shop e. Belle-ates. ,. f.--Drug-store g. f4 alar--ic—store 1. Grocery—store j. Harare--sure k. l ee-e--ream. a n}•, i nc-lu-d ing4he-- 1dn ef- •e cream I. Variety-se—,-i-nc ud i n g toy store m:-- e } F-c--a e--no ---inE-1-u i-ng---entertai• -e-}t;da c-in --err--sa:l A ittue• •.. • - • •.. • -- 'rage adexclud --in dr ive- al h-types n. Bfaneh-cost iaee-f-su tati&&;eR-priv-atePfperY e. A nailegeu -useso -a•-neighber-1 ed-S ale • . • . • . • ••• •. • •• • • • ! ! • : • •. . ' . y . . . •, 8---K-3 Chapter 8 COMMERCIAL DISTRICT REGULATIONS d. Service. a. App-I-Wice 32.4- Automobile parts store provided no repair-shop b. Bank b. Bar-her,rebuilding or ! machining is performed on site c. 3.2 Convenience Uses(see definition,Article 2 and Section 9-110 for criteria) e. Shoe repair shop. f. Church •. •' • recommendation, and staff approval per Section 9 117a. 44.3 Da Nursery or preschool with child dro -off oint less than 100 feet from a residential district 54-, Expansion to legal nonconforming commercial uses(see Section 1-808 for criteria) 6. Extension of general service and delivery hours beyond standards indicated in Section 8-103A2 -- i i- mm1:In-.i.cat+0n-=ae-.i4+ies, s:13fi e-req •e-nrie-i t-s-se ei h-in erectrein-•9 117b: B. Uses--S Wel 4o-a-Gor- enal Use Perinit a. Aut ob+le-po4s---•stor-e-limited--4o 2,5(0--dare feet-- ►t=- ess-floor-•area, p•- .'.- --.' ling or inaeh ni-ig of auto auteinebile-pai-ls--is-pegenned, 57. Fire stations and emergency rescue facilities 68. Live entertainment ancillary to a restaurant,delicatessen or cafe 9. Plant nursery with ancillary outdoor storage fully enclosed within a six foot high opaque screen 710. Utilities and utility poles, related buildings, structures and appurtenances thereto, 9. . - -- e Uses see definition Article 2 and Section 9 104110 for criteria). • conducted in soundproof buildings. 10. Expansion to legal nonconforming commercial uses(see Section 1 808 for criteria) ---K-4 Chapter 8 COMMERCIAL DISTRICT REGULATIONS • be sold. privately owned. 11. -Analogous uses as determined by the Planning and Zoning Administrator: Sec. 8-104 Site Standards A.: —Location The district may not be positioned on a site immediately fronting onto Oracle Road. B. Maximum and Minimum Property Size Any property for which C-N zoning is requested shall not exceed five (5) acres in size. Sufficient area must be provided to establish multiple uses on the site. Sec. 8-105 Property Development Standards The following shall apply to all land and buildings in the C-N District:: g. Convenience Uses(see Definitions, Article 2, and Sec. 9 110 for criteria). h. Banks or financial institutions(see Sec. 9 102 for criteria). i. Major Communication Facilities, subject to requirements set forth in Section 9 117b. A Open Space Requirement and Floor Area.Ratios 1. There shall he a minimum of 25% of the net lot area in open s ace. PrivateA minimum of two (2%) percent; of this area shall be devoted to functionally landscaped open space, subject to Section C.2. j-:----- -x- ansfoi• -o-1egal-rion co of m-i-i g . f me-rei-a:l ;i es-{� •-5 . 1 80&-for criteria). 2. The gross floor area shall not exceed the amount equal to .20 multiplied by the net lot area in square feet. Analogous uses per Sec. 5 201C. See:--8-1--04 P-roperty:DeloDmen-t--Stan4ard-s Minimum Property Size 8-8-5 Chapter 8 COMMERCIAL DISTRICT REGULATIONS B Building Height No building shall exceed 2 stories and 25-feet in height, except when the abutting residential district has a more restrictive height standard. In this case, the building height shall conform to the more restrictive residential standard. Architectural elements such as bell towers may exceed this limitation by no more than ten(10')feet,-sitsubject to approval by the Development Review Board. C. Placement of Buildings k. Any property for which C N zoning is regx.Ksted shall contain a minimum of 5 acres. C. Open Space Requirement and.Floor Area Ratios a. There shall be a minimum of 20%of the net lot areain open space. feet. in square feet. D. Density '' ail A dwelling unit. E. Building Height • • • buildings. G. Landscaping The provisions of Chapter 14 shall apply. 1. All buildings must be separated in the manner prescribed in the building and fire code. 2. A portion of the development shall be oriented towards a landscaped courtyard or mall with buildings enclosing the courtyard and opening onto the courtyard from at least two sides. The courtyard or mall shall be a minimum of two (2%) percent of the net lot area of the site in Chapter 8 COMMERCIAL DISTRICT REGULATIONS square feet. The courtyard or mall shall be considered to be landscaped open space and should be a focal point for all or a portion of the required public art. The courtyard/mall requirement may be waived by Town Council if a suitable alternative design solution is presented. E.D. Yards and Setbacks a. L. Front yard.- a. Minimum front yard setback: 20 feet, b. Where adjacent to a residential district, the front yard regulationssetback of the residential district shall apply. All areas between a building and 2. Side and rear yard for commercial uses, a. A setback of not less than 50 feet shall be maintained where the lot is adjacent to a single-family residential district. r •_. • , • -. .r• •. .. v- . •• •t • • • S • • 1 • r r • • • ` 1 .• • -a - Review Board approval, -using one of the following design elements: Depressed parking Wall and berm. • d:b. A y,a dsetba.ck of not less than 25 feet shall be maintained where the lot abuts a multi-family residential district. ally--- 'eneesSec. 8-106 General Provisions provisions of Chapter 9 and Re u r-ed---Ser-ee-ni-ng r-a-E:;-1 -District }t:-•--a a--1 -•l-Di-stri t;' ._l-andseape--scree-i-••a:----i rrn-i-rn-u-i ••--'c#=-3-4----feet-wiE e--or-a e-ofn ara-bl-e-iatu ral--- -e-sert-b}#-fe-r-s-1 ak l-_be._yro v-i-ded---man-d---i i ain-ta-i ned--oma }e----a-1 uttin-g;-- -et--l-i-i-e. S u h b u-ffer---s ll rov ide•-a---e l o-se --harr-i-e•i-betty n--the--G,} ---an-d-R-4--dev-e-lop -ent-s--a --k-1e---1 eveke f►me- •Review--3-oard'•••i ay._req-u-ir-'e--•a--- a•1'l;_.in-_-addi-ti-on--to--•the--land-seape-buffer,•••-i-ft order-to-carry-out-the -intent Sec. 8-105 Off-Street Parking n-s-- f��l a t r1-l--&haWaf ply: Sec. 8 106 Signs Chapter 8 COMMERCIAL DISTRICT REGULATIONS The provisions of Chapter 12 shall apply. See:-8-407 -----Geier l-?-ovisiDns The provisions of Chapter 13 shall apply. $---8-8 Chapter 8 COMMERCIAL DISTRICT REGULATIONS ARTICLE 8-2. C-1 COMMERCIAL DISTRICT Sec. 8-201 Purpose This district is intended to provide for large scale office complexes and small-iiicleermedium sized retail centers;, located--en a major arterial. Tlie-intent-ef-tlais-zoning-cl-istfic4-is4e-attainit must be compatibileity with adjoining l nei hborhoods--while satisfying commercial and service business needs of nearby neighborhoods. C- 1residentia g _, � g uses are recognized as substantial traffic generators and should be located near the intersection of two arterials. g Sec. 8-202 Approvals Required A--Develep merit--P4an shah sub: .}.tted-in,.--aeeor-danee-w t •_-rti•cle 4 5-No structure or building shall be built or remodeled upon land in the C 1 District until a conditional use permit, when applicable, development plan and/or subdivision plan approval has been obtained as outlined in Artic4e•-4-$---1 ;Chapter 3 and 4 hereof and further,the Development Review Board approval approvals of landscaping, architecture,signs, etc:„ as app licable-must-•bee have been obtained as outlined in Article 3-3 hereof. Sec.8-203 Use Regulations A. Permitted Uses Buildings, structuresUses or premisesshall be limited to 60,000 square feet of gross floor area per use. They shall be used-and--bui•ld-i-ngs-and-stfu UreS 5 11•4ieneafter--aen erected, altered or enlarged only for the following uses;pre ided-th-at all-activities-are cenducled-•e+tifely wi n-an en€losed bui - ; " - • e --1. Business and professional offices- l in and pe •i •a-l-off-le--esu ses: a.l=lop 1•-- er--ani-n l --i-nc••lutl n g_.bear=d i g--•and4edg•} fe-vided--that-- ere--a --- en•-••lken- maintained, and provided all activities will be-conducted in soundproof buildingsUses permitted within the same C-N use category b. Medical or dental offices including laboratory c. Optician b. Residential. dwelling unit. c. Retail sales. a. General merchandising, including variety and specialty stores, excluding adult bookstore and. b. Automobile parts store Chapter 8 COMMERCIAL DISTRICT REGULATIONS c. Clothing store d. Furniture store e. Grocery store through types d. Services (1) Appliance repair {2) Barber or beauty shop • :a* , • - : vs other than hospitals,parks,and play-grounds (5) Day spa (6) Museum (7) Shoe repair b. Business and Professional Services b:(1) Broadcasting station and studio, radio or television, excluding transmitting, receiving,telecommunications,or cellular telephone towers (2) Business schools or similar private schools Phote-4 faph d.(3) studio V MO e:(5) Printing,lithography,publishing or photestatt-i•ngpPhotostatting establishment ( )--P--fiv-ate---c-lubs iet-ine lud g---a eeho •e beve :ges f4-- S e---f-e - fess-ion-al-v i4{---oF4e-aeh-i g--e -rant'-ferm e-n• . • - '•- • Fts 8-)Telephone n vefifig-serA4ee c. - e. Other-u : 2. Retail sales: a.—Uses permitted within the C-N use category b. Automobile parts and/o • 't and/or service,excluding gas stations c. Gas station without repair service de. Clothing store ed. Furniture store bfe. General merchandising, including variety and specialty stores, excluding adult video and bookstores d. Clothing store e. Furniture store Chapter 8 COMMERCIAL DISTRICT REGULATIONS 3. Services a. Uses permitted with the same C-N use category b. Appliance repair c. Community buildings other than hospitals,parks, and playgrounds d. Funeral Chapel with mortuary services e. Museum f. Post Office g. Private clubs, not including alcoholic beverages a. 34. Accessory buildings- f. 45. Antennas (including satellite dishes up to 1 meter in diameter), subject to requirements set forth in Sec. 9-110a. Satellite dish antenna exceeding 1 meter in diameter shall be subject to DRB review and recommendation,and staff approval per Section 9-1107-a. g. 56. Minor Communication Facilities, subject to requirements set forth in Section 9-110.4: –67. Fire stations and emergency rescue facilities:- -78. acilities:--78. Analogous uses as determined by the Planning and Zoning Administrator B. Uses Subject to Conditional Use Permit a. C l in-e-with---urge -t-e-are fac i 1 b. Funeral chapel c. Health-studio d-.Motel- etel e. Restant-on- -fie-c4u 1 - Edi ; ntertainf re -on-c-s l-e--of leeholie-bever-ages f. Theate-,-maclung adult-movies. g. ltilities and t-i•llty-peles, rel-ated--bu.ikling stfuc-ores-and-appufey=pane--es- ler --eitl ear-. lic --er pr telt'-wed h---13we-1-l-i- g-snits;zee-e-ordinng e-devel n n-t-s.t-afld-a:rd-sef--Sec.. 7 104 i. p.: ansfon--e-f--egal--}o nforming yes C.--- , ub jec-t t-o n4+t-i o+}al-fie 'e} -it;-wi-th--e&r}d-i:tien—fO -sPec-i fic---uses---ide i -ed-i-n Chapter-9 a. --1day--nu ser er--preseheol-Esec.9-1-04) b. Bek-s-and 1=in-aneial---i-- it-uti-ons(Sec. 9402-) c. Cel of i-enc-e- :ses-(deffAi n-}-.n--Chapter 2-and-Sec. 9 1:l.0) d-:----1'--el-iee--statleffs-and-1 13.14-c--ly-er at -ly-o- ed--i -station s-and-em e=g-e e; --rew-- a61-itie s, i n eluding veh-ieular-aster--age-areas and-lou g- ers.ene €Sec. 9407-) e. subj t-to--reqs ements-se- o-r n-Sec-.lien 9 1 17b. Buildings or structures shall be used, erected, altered or enlarged only upon Town Council approval, as specified in Article 3-2,for the following uses: 1.— Permitted uses that exceed 60,000 square feet 2. Uses subject to conditional use permit in C-N zoning that are not permitted uses in C-1 3 ' i� A 17*> f'7L1�'f11�7)9rr S:—Car Rrental Eestablishments g---8- 11 Chapter 8 COMMERCIAL DISTRICT REGULATIONS 5.6 Car Wwashes 6. Gas station without repair 7.7,Expansion of legal non-conforming uses 38.8 Clinic with urgent care facilities 49.9 -Motel or hotel E 510.4-0-Theater, excluding adult movies 11. Analogous uses as determined by the Planning and Zoning Administrator . g. 7. Car Washes(Sec. 9 112 and 9 113) h. 8. Car:Rental.Establishments a-. Indoor fee-feat-ion i. 9. Auto detailing 10. k. Private schools ... . . . . . .. . .. . : : Sec. 8-204— Site Standards C. Minimum Property Size Any property for which C-1 zoning is requested shall contain a minimum of 5 acres. Sec.8-2045 Property Development Standards The following fype ty--development standards shall apply to all land and buildings in the C-1 District:.- Nit-�ppl�u�le-i-��l�i-s-�i st�•i� B.A. Open Space Requirement and Floor Area Ratio a. 1. There shall be a minimum of 20% of the net lot area in open space. A minimum of two (2%) percent of this area shall be devoted to functionally landscaped open space, subject to Section 8-105 C.2.. b. 2. The total-gross floor area shall not exceed the amount equal to .2530 multiplied by the net lot area in square feet. Dwe g--units physically integrated.-within co mere-.ial--establis s4imi. • • •- ; .-• -• -.ch business establishment, C. Building Height No building shall exceed 2 stories in height and the exterior height shall not exceed 25 feet. Architectural elements such as bell towers may exceed this limitation: ---8- 12 Chapter 8 COMMERCIAL DISTRICT REGULATIONS D. Distance Between Buildings There--s-hall---be-no-t--less by no more than -I--Oten (10') feet, subject to DRB approvael-between-an a-E. hand-se-aping Pia cement of Buildings The provisions of Chapter 14 shall apply.C-N standards apply €,F.Yards and Setbacks a. 1. Front yard, a. Min-imum-front-y-ard-setback: 20 feet,C-N standards apply b. NH-areas-between a-Wilding-and-a street frontage exeept-for ac-cess drives and-walks, shall-bee-pen spac--er---W-4Iere-p-arking---oec-urs-between-a-buildin-g-and-lhe-street, an-area 3-5---feet-in-dept-h-be-tween-the street-ankl-parkint---s-hall---be-maintained---in---a---landseape&settine,--12-his-depth-may-be-deereased-te--a min-infurn--of--20---feet-with-De-velopment--Review---B-eard---apprf)-v-al-,-using-one-o--f-4-he-follow-ing-design elements (-4-)----Deffess-ed-parking b. 2. Side and rear yard, a. A----y-ard-4-net-l-ess-than-50-feet-sh-all-be-m-aintaineki-where4he-tot-abut-s-a-s-ing4e-farni-ly-res-idential district or abuts an alley which is adjacent to the single family residential district.C-N standards apply b. A yard of not less than 25 feet shall be maintained where the lot abuts a multiple family residential district or abuts an alley which is adjacent to the single family residential district. Sec. 8-205---4W-Street4-a-rkin-g8-206 General Provisions The provisions of Chapter 11 apply. The provisions of Chapter 12 shall apply. See 8-247--- - 4enerat-Prwisiofts The-prov4sions-ef-Chapter-9 and 13 shall apply. 8 8_13 Chapter 8 COMMERCIAL DISTRICT REGULATIONS ARTICLE 8-3. C-2 COMMERCIAL DISTRICT Sec. 8-301 Purpose This C-2 Commercial District is intended to permit all uses in to-C-1_Commercial District, plusand commercial activities designed to serve a Iarg regional area. -Thine intent of this zoning district is to allows commercial uses tohat satisfy the needs of thea eomnitini4yregional area with emphasis on shopping centers and group commercial developments while attaining compatibility. Uses must incorporate extensive mitigation measures to harmoniously co-exist with nearby neighborhoods.- Meas-designated-C-2 uses should bcare recognized as substantial traffic generators and should be located near the intersection of two principal afteriesarterials. Sec. 8-302 Approvals Required No structure or building shall be built or remodeled upon land in the C 2 Commercial District until a conditional use permit,when applicable,development plan and/or subdivision plat approval has been obtained as outlined in ArticleChapter 3 and 4 5 hereof a ;hereof and further;approvals of landscaping,architecture,signs,etc.,as applicable,have been obtained as outlined in Article 3-3 hereof. Sec. 8-303 Use Regulations A. Permitted Uses Buildings or structures shall be used,erected, altered or enlarged only for the following uses: 1. All uses permitted in the C-1 Commercial District District.are allowed, except residential. The —2: b. . Retail sales.- a. Bars and cocktail lounges without live entertainment or patron dancing a. Plant nNursery b. Plant nursery . . 'rig drive ins or drive throughs c. 3. Services- a. a. Clinic with urgent care facilities b. b. Dinner theater c. Funeral chapel d. Health studio e. Hotel or motel f. c. Movie theater-(4ndoo}-c}nl , excluding adult moviestheaters f. d. Theater for the performing arts e. Analogous uses as determined by the Planning and Zoning Administrator B. Uses Subject to a Conditional Use Permit 4---b- 14 Chapter 8 COMMERCIAL DISTRICT REGULATIONS Buildings or structures shall be usesd, erected, altered or enlarged only upon Planning Commission and Town Council review,as specified in Article 3-2 for the following uses: 1. All uses subject to Conditional Use Permit in the C-1 zoning district that are not permitted uses in C-2; a. 2. Automobile repair, excluding body work and painting sales and services a. 3. Automobile sales b. 4. Bars, pPrivate c€tubs,and cocktail lounges with live entertainment or patron dancing: c. 5. Golf driving range d. 6. Hospital -----1-n r--Beer-ea netu ;bowhngHal • T, • • • , • . Restauatit-and---1 t-e--c-- b c.lttdng-enter mend.sale-ef ale he4ie-beveFages g. 7. Satellite receiving earth station h. 8. Self storage Transit center j. anti--cit i 1 it-y--pe- ated u-i-ld-i- ;--s ate - -- Rena ees-the m C. Uses Sultie t-te- m-dit onal-U-se--l' ;- , th--cenditiens-f r-spec-i c---uses-itfen -f-�ed a. All uses--su t-.--tom U-se-Per t in----the C l--Gem-mercial district that-have--eencli-t -f fired--- specific • •. -.- - b. 10. Expansion to legal nonconforming commercial uses(See Sec.-tion 1- 803 for criteria): c. 1.1. Analogous uses per---S . 5-401-C,as determined by the Planning and Zoning Administrator Sec. 8-304- Site Standards C. Minimum Property Size Any property for which C-2 zoning is requested shall contain a minimum of 10 acres. Sec. 8-3045 Property Development Standards The following pave-Ay-development standards shall apply to all land and buildings in the C-2 District: A:A. M-i i-mum- r-eperty-S-i A-ny-p perty-fer-wh-i-e l-C; enin -s- quested--s-haU l-eO -aio-a-mu14m+1iii-ef 10 a-Efes-or 4353600-s-.quame--1eet 1Open Space and Floor Area Requirements d. sh-al l- h pen--space re qui- ment---be-les:- h-a n-- 0%othe-net-lot--area. 1. There shall be a minimum of twenty (20%) percent of the net lot area in open space. A minimum of two (2%) percent of this area shall be devoted to public gathering space. 2 Y Y Y D. The gross floor area shall not exceed forty(40%)percent of the net lot area. 4---8- 15 Chapter 8 COMMERCIAL DISTRICT REGULATIONS Not applicable in this district. I GE. Building Height No building shall exceed 2 stories in height and the exterior height shall not exceed 30 feet. Architectural elements such as bell towers may exceed this limitation,- F. Distance Between Buildings here--sha4l-be- les, by no more than-1.Oten (10') feet, subject to DRB approval ••- *- . •- • • ..• .• - : •;.- • •'• , a• between 2 main buildings.. C;. Lan-dseapingPlacement of Buildings = e--pv-4s+o} ---e f-Chaptef-1-4--s-lhal l---a.Pp.1Y:Section s-105 C4-D applies - -:H. Yards and Setbacks . 1. Front yards a. Section 8-105 D 1 appliessee-84O a. M i-ni-m-uni- --setbac.lc-- 04ee-t: b. All aeras--- 3etwee-R-1 -ikling-and-a-s-tfeet-a ge, ex-e--e-pt-fer--ac e h .w . . , , • .... spaee.- hcre---pai --ng--oee --1)etween---a--b d -} -and--th tit - re street ani--park-.i.-ng--4a1-:14e—mai nt-a ed--in a land -aped---sett- .---- =h ... -• .. _ - . mi_nirnw f 20 feet-by-1)evel 3ment-Rev eard-approvah (1)--Detre ed--pa -i ng (2)-w-a1n -serf b. 2. Side and rear yard.- a. A yard of not less than 50 feet shall be maintained where the lot abuts a single-family residential district or abuts an alley which is adjacent to the single-family residential district. b. A yard of not less than 25 feet shall be maintained where the lot abuts a multiple-family residential district. Sec. : : ! : '_ .• -8-306 General Provisions The provisions of Chapter 11 shall apply: Sec. 8-306 Signs =1 e-pr--ovisiens--ef-C---11-apter -2 1ha11-appy I ---b- 16 Chapter 8 COMMERCIAL DISTRICT REGULATIONS Sec.8-307 General----Pr-&v4sion . - ' '.- ; • -:- 9 and 13 shall apply. Chapter 8 COMMERCIAL DISTRICT REGULATIONS I ARTICLE 8-4 PS&C 1'RI4:TE--SCHOOLS AND CHURCHES Sec. 8-401 Purpose This district is intended to provide for religious facilities and public and private educational facilities4nd4ion to--1 ublic--se is Sec. 8-402 Approvals Required A—Dev . l ent--p4athal4 be suk ed4n-ae -Acordanee with- --bele-4 -No structure or building shall be built or remodeled upon land in the PS&C District until a conditional use permit, when applicable, development plan and/or subdivision plat approval has been obtained as outlined in 4Ftiele ----hereof—and;Chapter 3 and 4 hereof and further,the Development Review Board approval approvals of landscaping, architecture, signs, etc..-„ as applicable must-behave been obtained as outlined in Article 3-3 hereof. Sec. 8-403 Use Regulations A. Permitted Uses Buildings or structures or premises shall be used and buildings and structures shall hereafter be, erected,altered or enlarged only for the following uses: 1. Antennas (including satellite dishes up to 1 meter in diameter), subject to requirements set forth in Section 9-110. Satellite dish antenna exceeding 1 meter in diameter shall be subject to DRB review and recommendation, and staff approval per Section 9-110. 2. Charter Schools a. +3. Churches: 4. Day nursery or preschool 5. Minor communication facilities, subject to requirements set forth in Section 9-110. 6. One single family residence, attached or detached, for the purpose of housing a Minister, Pastor, Priest, Rabbi,Administrator or Caretaker and his/her family_ 7. Private college or university having a regular curriculum with related services and activities b. 28. Private schools having a curriculum equivalent to public schools,_ where applicable, and 1 n-g-ne--pr-e i•e s fir--stucle dlenee---oweampu&-:with related services and activities; c. 3. Private college or university having a regular curriculum with related services and activities 1-49. Public Schools C r'�n rfnr Cn��n,lo d. 6. One single family residence, attached or detached, for the purpose of housing a Minister, Pastor,Priest, Rabbi,Administrator or Caretaker and his/her family(Rev. 12/91).2. --b- is Chapter 8 COMMERCIAL DISTRICT REGULATIONS forth in Section 9 117a. Satellite dish antenna exceeding 1 meter in diameter shall be subject to DRB f. 8. Minor Communication Facilities,subject to requirements set forth in Section 9 117b. g. 9. Day nursery or preschool 10. Analogous uses as determined by the Planning and Zoning Administrator B. Uses Subject to Conditional Use Permit a. Cemetery, including funeral chapel. . . • - • „ • •.. . c. Analogous Uses per Sec. 5 201C. NewBuildings or structures shall be used, erected, altered or enlarged only upon Planning Commission and Town Council review, as specified in Article 3-2 for the following uses: 1. Cemetery,including funeral chapel 12. Utilities and utility poles,related buildings,structures and appurtenances thereto: d. 3. Analogous uses as determined by the Planning and Zoning Administrator: Sec. 8-404 Site Standards B. Minimum Property Size School use shall contain a minimum of five(5)acres. Sec. 8-4045 Property Development Standards I The following property development standards shall apply to all land and buildings in the PS&C District_: A.Minimum Property Size P t-e--sehoo se--si B:A. Open Space Requirements There shall be a minimum of 25%of the net lot area in open space. GB. Density One single A single family residence shae will be permitted for each church or school facility for the purpose of providing housing for aan Administrator,Minister,Pastor,Priest,Rabbi or Caretaker and his/her family. 4-2 -.19 Chapter 8 COMMERCIAL DISTRICT REGULATIONS D:C. Building Height a. 1. No building shall exceed 1 story in-1 eight and the exterior height shall not exceed 1824 feet.: The following increased building heights are subject to DRB approval. • calculation of building height,but are limited to a maximum height of 5 feet. distance Between Buildings There shall not bc- ss than 10 feet between an accessory buikling and a main building or between 2 main huiktings. B. Landscaping The provisions of Chapter 14 shall apply. 1)-,,.• .. .. . •• d:b.Architectural elements, such as bell towers, and religious symbols may exceed this limitation by no more than ten (10') feet,subjeet-te-approvid-of-the-Deve-lownent-Review-Board The number of steeples, spires, towers or campaniles or similar structures is limited to one unless otherwise approved by the Development Review Board. a. Auditoriums may not exceed 45-feet a. Church Sanctuaries may not exceed 36-feet a. Gymnasiums may not exceed 36-feet A. Distance Between Buildings All buildings must be separated in the manner prescribed in the building and fire code. F. Yards and Setbacks a. 1. Church,Private School and College Facilities: a. 50 feet from any abutting residential district,R1-36,R1-43,R1-144,R-4,R-S or R-6-.- b. -6- b. 20 feet from any abutting commercial district,T-P,C-1,C-2,C-N or other PS&C properties, 437-2. the--•setback-- equi ments--•uti-i ned-a-k - e, . . •.•.. .. w _0: - .-4-tet arm-ha1--be-pre 4ded-as--fin-tog pen-•-; :All recreational facilities and related apparatus shall be a minimum of 50 feet from all property lines. -When adjacent to preserved open space or a recreational use, Town Council may reduce the setback to ten (10')feet. Ail-areas botween-a•-bolldlne--ani•-street fron-tage,ex•eeDt---for-�•ae s-drivesSec. 8-406 General Provisions , ---8-20 Chapter 8 COMMERCIAL DISTRICT REGULATIONS c. The provision of Chuter 9 and walks, shall be open space. Where pafking occurs between a --(1-the--st-Feet-;--awarea--35---feet-in--depth---betweeft-the--street-and-par-k:Fng-s-h-a4-be-maintainect-iii-a latidscaped--settine,--This-depth---niay-be-cleerea-s-ed-to-a---m-inim-tim---ef--20-feet-by-Develepfneftt-ReN4e-w 13-eard-approvalTusing-on-e-of-the-fellowing-design-element-s-: a-.-4-)epres-sed-park4ng-.- b. Wal-1---and--herim ck—A-1-1-Fec-re-ation-al-faeilities-and-related-apparat-us--shal-l-be-a-nainimuni-94:4-004eet-from-all-pfe-pet4-y4iffes, e. campaniles-or simil-ap-structur-es is lirn-i-tefl-te---one--uffles-s othefwise-ap-provedi)y-the-Develo-pment-Review-43eard, G. W-alls--,-4-zences--and-Rectuired-S-e-tening a. W-a1-1-s-anti---fences----n-ot--to-exeeed-&-feet-i-n---height-5hall-be-permitted-on-the-propefty-lin-e-of-withi-n4he req-u-irecl-yarcl-ar--e-as-Texeept-within-the-required-ffefitage-o-pen-spaceTwithin- vhich-they may-not-e-x-eeed 3-feet in-heig-h-t-,-er-e-m.,ept-a-s-otherwise---appfeved--by4he-Develo-pment-Review43-e-aal, 4-.--G-ties-t-park-ing---niee-h-anical-structufes-an-d-appurten-anees, ster-aee---an4--r-e-fuse--areas-s.-hall-be-s-efeened aeeording-to-the--requirements-e-f-See,4-4-06---fis-approved-b-y-tlie4)eve-lopment-Re-v-iew4learki, Sec. 8 405 Off-Street Parking The-pr-ov4sieffrof-Gh-apter--14--sha1l-apply, Sec. 8 406 Signs The-provisions-e-f-Chapter-42-sh-all-apply, _ : •,• . . . The-provisions-occ-h-apter-13 shall apply. 8 8-21 Chapter 8 COMMERCIAL DISTRICT REGULATIONS ARTICLE 8-5. T-P TECHNOLOGICAL PARK DISTRICT Sec. 8-501 Purpose This district is intended to provide for administrative, research and specialized manufacturing activities at a low intensity. Uses include a mix of light industrial, professional office, office/showroom, office/warehouse ancillary retail services and related uses. All uses shall be of a non-nuisance type and resiaentialminimal scales having low silhouette, a variety of separate building masses and landscaped areas. This district is to provide employment near residential areas and the development standards are intended to be compatible to adjacent residential uses and provide a park-like setting for employment. Technological Park uses are intended to be Located on a collector and/or major arterial. Sec. 8-502 Approvals Required A Development Plan shall be submitted in accordance with Article 4 5. No structure or building shall be built or remodeled upo --1-and----i-n--the---T--1'Distric -until a conditional use permit, when applicable, development plan and/or subdivision plan approval has been obtained as outlined in Article 4 5 hereof and,Chapter 3 and 4 hereof and further,the-Development Review-loard--app evalapprovals of landscaping, architecture, signs, etc:„ as applicable must be,have been obtained as outlined in Article 3-3 hereof. Sec. 8-503 Use Regulations A. Permitted Uses Buildings,— or structures or premises shall be used and buildings and structures shall hereafter be erected, altered or enlarged only for the following uses:_ 1.— General Primary Uses Antennas (including satellite dishes up to 1 meter in diameter), subject to requirements set forth in Section 9- 110. Satellite dish antenna exceeding 1 meter in diameter shall be subject to DRB review and recommendation, and staff approval per Section 9-110. Biotechnology research and products Blueprinting,printing, lithograph,publishing or photostatting a. Broadcasting station and studio,radio or television a. Communications, informational and other technical service businesses a. Computer software and hardware development a. Electronic and optical instruments and devices, assembling and manufacturing a. Minor communication facilities, subject to requirements set forth in Section 9-110. a. Motion picture production a. Municipal Services a. Offices: business, professional and governmental a. Police stations,fire stations and emergency rescue facilities b. Research laboratory,excluding use of any radioactive materials • - . - ... .. .. . ... f..Antennas (including satellite dishes up to 1 meter in diameter), subject to requirements set forth in Section 9 117a. Satellite dish antenna exceeding 1 meter in diameter shall be subject to DRB review and recommendation, and staff approval per Section 9 117a. g.Minor Communication Facilities, subject to requirements set forth in Section 9 117b. &-8-22 Chapter 8 COMMERCIAL DISTRICT REGULATIONS h.Communications, informational and other technical service businesses i.Electronic and I a-I-instruments and devices, assemhli-Rg and manufacturing • a.. .Telephone answering service and call centers 2. —Manufacturing and Processing Primary Uses a.Art needlework, hand weaving and tapestries b. Astronomical equipment and optical goods, including lenses, telescopes, watches, clocks and other similar precision instruments bc.-Books hand binding and tooling d. Computer software and hardware ce. -Jewelry df.-Medical,dental and drafting instruments g. Musical instruments,games or toys • • •• • • . . •• • • • : . • 11. 1•• • . . . • • • • • fh. -Small electrical or electronic apparatus 3. Ancillary Uuses and Ssupport Sservices Bbuildings shall be limited to 5,000 square feet of gross floor area per use. a. Banks and financial offices a. Clothes cleaning agencies and Laundromats,excluding industrial cleaning and dying a. Day nursery or preschool when the child drop-off point is more than 100 feet from a residential district a. Health studio, health spa or fitness center limited to indoor activity within a soundproof building a. Restaurants, delicatessen or café a. Retail sales directly related to and containedwithin the structure of a pPrimary use a. Analogous uses that are directly related to serving primary uses, as determined by the Planning and Zoning Administrator • • • •• •• , f , • . • • • . • . • •• f • .•• , • . • •• . .4. • • ; ; •• , f • • f , . • • , • • • • f • f . • • • • •• • • •.• • • ;•• •$ • • • _ • • . • 80 . 01 WV f • . • • • • • • • • • • • • • 1 1 • • • •••• • •• 1 . • • H •• ; •• residential d7s4'Y•1et 1•• • :, ; • . • • . • ;• • • . •; ; • •• • ' ••• i • • • • •• • •• • • • • • • • , • ; ; ••• , . ; ••••• ; 3. Analogous office, laboratory and manufacturing uses which do not create any danger to the health and safety to the surrounding areas and which do not create any offensive or hazardous 8 8__23 Chapter 8 COMMERCIAL DISTRICT REGULATIONS noise, vibration, smoke, radioactivity, electromagnetic interference, dust, odor, heat or glare and excessive truck traffic as determined by the Planning and Zoning Administrator; B. Uses Subject to a Conditional Use Permit a. Manufacturing and processing. a. Art needlework, hand weaving and tapestries b. Books,hand binding and tooling c. Jewelry d. Medical, dental and drafting instruments fi Small electrical or electronic apparatus g. Musical instruments, games or toys. • radioactivity, electromagnetic interference, dust, odor, heat or glare and which, by reason of high •. ; •:. 'ize and weight of merchandise received and shipped, generate a minimum of truck traffic. exist: v • • • • • I f Research laboratory, including use of any radioactive materials. vehicular storage areas and housing for personnel (see Sec. 9 107 for criteria). h. Churches(see Sec. 9 114 for criteria) i. Major Communication Facilities, subject to requirements set forth in Section 9 117b. nah e•us--ekes- r--Sec-:-Buildings or structures shall be used,erected,altered or enlarged only upon Planning Commission and Town Council review,as specified in Article 3-2 for the following uses: 1. Ancillary uses in excess of 5,000 square feet • • •• • • r • • •• • • ♦ •• • • • • • f • • •• • • • • • •• • • • • • • • •1 • • • : • r • • • • • • , • •• • • • • •••": • • • / • • • _• • • • • • • • • • • • • • 1 s • • • • • • • • • • • • • • • • • • • • • . • • • • * •• . ♦ •. • - • f • • • • • r •• • 2—.Major€communication Ffacilities 3. Office, laboratory and manufacturing uses that pose a considerable degree of risk or danger to the health and safety into surrounding areas, as determined by the Building Official, Fire Service Provider and Planning and Zoning Administrator. This includes uses that may create offensive noise, vibration, smoke, radioactivity, electromagnetic interference, dust, odor, heat or glare and excessive truck traffic. , ---b-24 Chapter 8 COMMERCIAL DISTRICT REGULATIONS 4. Outdoor activity or storage ancillary to a use specified in Section 8-503A 3 5. Self storage 36. Utilities and utility poles,related buildings, structures and apputenances thereto: j. 5 201C.. Self Storage k-:----Ne-w--tit-l-i- o-les--an-d---a1 e---g -u d fe=es-: 4. Fu-}era4--€hape-1-; . . . 7. Analogous uses as determined by the Planning and Zoning Administrator Sec. 8-504 Site Standards A. Minimum Property Size Minimum property size in T-P shall be five(5)acres Sec. 8-5045 Property Development Standards The following property-development standards shall apply to all land and buildings in the T-P District. A-:A. M-i-n-i-un u-n--P=ope fty-- i-ze Net--appl-ieabTe--n th --Distr et B.Open Space Requirement and Floor Area me Ratios m. -1.11---no--ease--shali-tl e---o - --spaee-re - -i-ren=gent---he--les-s-- han--2,Witef---the--n-e-t-0t----afea 1..— There shall be a minimum of twenty-five (25%) percent of the net lot area in open space. The aggregate area of he--b}i4d i-n g(s)----sha4i--oot---oee py--inore-th-a 5-alt-;- ---o#-the Leta-1----area--o izt-he-1-ot A minimum of two (2%) percent of this area shall be devoted to customer/employee oriented open space which shall include seating areas and all or a portion of the required public art. 2. The gross floor area shall not exceed the amount equal to .50 multiplied by the net lot area in square feet. ---b.-..25 Chapter 8 COMMERCIAL DISTRICT REGULATIONS n. 3. The gross floor area of any one structure shall not exceed 15,000 square feet except that, on lots that exceed ten (101 gross acres,the size of the buildings may be established by the Development Review Board. C. Density4. The total land area of ancillary uses, not contained within a primary use facility, is limited to twenty (20%) percent of the developable building pad area within the subject T-P zoning district boundary. Not applicable in this district. €D. Building Height N-o--The exterior height of a building shall exceed 2 sleries--an-d-the-exteFieFheight shall not exceed 25 34- feet,--rovideEl--t-ha }o-mei=e--h- l-50%-f 11e4ot-al--r-oef--a ea--any-ene-drevelelnie '- height._ -11/-E. Distance Between Buildings There shall be-net less than 10 feet between an accessory building and a main building or between 2 main buildings.All buildings must be separated in the manner prescribed in the building and fire codes. F. Landscaping The provisions of Chapter 14 shall apply. &C. Yards and Setbacks a. 1..- -Front yafd-.- r a. Yard: A minimum of 12% of the net lot area ratio of 3:1 shall be ' :. : - • S : - .- • i • square feet per 1 foot of public street frontage. In no case shall a building be closer than 35 feet to the front lot line.used. For buildings less than a height of twenty-four(24')feet,a—ratio of 2:1 will be permitted. - - - ' ••- •" - r .2. -Side and rear yards b. Side and rear yard. A yard of not less than 50-:feet shall be maintained where the lot akitsis adjacent to a residential district,or abuts an alley which is adjacent to a residential district. --There shall be a landscaped area a minimum of 35 feet in width between any parking area andany street frontage. Parking areas shall be screened from view from all streets. H. Walls,Fences and Required Screening ----8-26 Chapter 8 COMMERCIAL DISTRICT REGULATIONS • the wall so erected. Sec. 8-5036IV •• '. ;• The provisions of Chapter 11 shall apply. See,--8-506 Signs The provisions of Chapter 12 shall apply. See:--8-507 General Provisions I The provisions of Chapter 9 and 13 shall apply. 8-8_7_27 Chapter 8 COMMERCIAL DISTRICT REGULATIONS ARTIGLE-8-6,42-1-PA-RICI NC DI STRIC-T See- -6O1 Ikwpose -- • . • D.,: •••• • • . ..` •-•-• •- : •. • • :• : residential uses. It is further intended that the development of such P 1 District be accomplished to an approved . • -•• •-• .". . • - See-A-602 Approvals-Required A Development Plan shall be submitted in accordance with Article 4 5. No structure or building shall be built or - . • - II. • • * op' ' u'a w w' ' ,41 : • •• • III `' "" • • ' ': • e.w• ' .* ' . applicable must be obtained as outlined in Article 3 3 hereof See-8-603 Use-Regulations A. Permitted Uses a. Surfaced ground level parking lots for the off street parking. B. Uses Subject to Conditional Use Permit a. Analogous uses per Sec. 5 201C See:8-604 Propefty-1-)evelopmentStand-ar-ds ,• " • - - nless otherwise approved by the Development Review Board. D. There shall be a landscaped area a minimum of 20 feet in width between any parking and any street frontage. Parking areas shall be screened from view from all streets. . — (4, .- . - --• • - . • • .• . • * • •; . • ' " • ' • Board. See:-8-605 Sign The provisions of Chapter 12 shall apply. -28 Chapter 8 COMMERCIAL DISTRICT REGULATIONS ARTICLE 8-86 PARKS AND OPEN SPACE DISTRICT Sec. 8-801601 Purpose This district is intended primarily for those areas of the Town where it is desirable and necessary to provide permanent park, public open space, and in general, areas to be preserved in their present or scientifically managed state when they are necessary to safeguard the health, safety and general welfare and to provide for Sec. 8-802602 Approvals Required No structure or building shall be built or remodeled uen--1anin--- the-P-a .-- - -ace--D tfi until a conditional use permit, when applicable, development plan and/or subdivision plan approval has been obtained as outlined in AftieleChapter 3 and 4-5 44ereef ; hereof and further; approvals of landscaping, architecture,signs,etc.,as applicable,have been obtained as outlined in Article 3-3 hereof. Sec. 8-893603 Use Regulations A. Permitted Uses Buildings;or structures or premises shall be used and buildings and structures shall hereafter be erected, altered or enlarged only for the uses listed below. All other uses not specifically listed or determined to be • .• . • 1. Amphitheater 2. Accessory uses and structures, including parkas maintenance and concession facilities 3. BMX Park 4. Community Buildings 5. Community Center 6. Dog Park 7. Minor Communication Facilities, subject to requirements set forth in Section 9-110 . 1-8. Parks and open space 9. Performing Arts Center a. Public recreation210. Recreation facilities and trails 11. Skate Park h:-- c. Public non commercial picnic areas and campgrounds d. Public parks and related active recreational facilities e. 312. Undeveloped natural lands 4. Dog Park f. Concession facilities g. 5. Accessory uses and structures incidental to the use and located on the same site including parks maintenance facilities intended for regular parks and recreation maintenance purposes.and 6. Skate Park. 7. BMX Park 8. Community Center , ---8-29 Chapter 8 COMMERCIAL DISTRICT REGULATIONS 9. Performing Arts Center 10. Community Buildings 11. Amphitheater . • • • . . . . . h. 13. Analogous uses as determined by the Planning and Zoning Administrator; B. Uses Subject to a Conditional Use Permit Buildings or structures shall be used, erected, altered or enlarged only upon Planning Commission and Town Council review, as specified in Article 3-2,for the following uses: . 1. Flood control facilities a. 2. Major communication facilities, subject to requirements set forth in Section 9-11.0 a. 3. Privately owned,not for profit facilities b. 24. Water recharge areas c. 3. Privately owned,not for profit facilities d. 4. Major Co ation Facilities, subject to requirements set forth in-Section 9 r 7 5. Analogous uses per Sec. 5 201 Cas determined by the Planning and Zoning Administrator.- I Sec. 8-6804 Property Development Standards The following property development standards shall apply to all land and buildings in the Parks and Open Space District: A. Minimum Property Size Refer to Sec. 4 305.F.4.G. None B. Open Space Requirements The aggfeg-ategross floor area efshall not exceed the la -ildi-ngf&--si al - �. • - • - amount equal to.15%-of multiplied by the net lot;area excluding parking areas. C. Density Not applicable in this district. CD. Building Height No building shall exceed 2-s.tefiesone (11 story in height and the exterior height shall not exceed 25' 24- feet. with the exception of: The following increased building heights are subject to DRB approval. a. 1. Gymnasiums may be permitted up to 36 feet in height. b. 2. Community center auditoriums may be permitted up to 45 feet in height. ID7E. Distance Between Buildings ---b-30 Chapter 8 COMMERCIAL DISTRICT REGULATIONS to main buildings.All buildings must be separated in the manner prescribed by the building and fire codes. F. Landscaping If developed, Landscape Irrigation and Buffer Yard Plans t be prepared in accordance with-A-r-t-i,e' es 1 • , it ,•' - • � `1 ; ••• .••. • - a r ..s i • EQ.. Yards and Setbacks All recreational facilities (excluding trails, par courses, bikeways and similar amenities) and related apparatus shall be a minimum of 50 feet forum all property lines. When adjacent to preserved open space, the Town Council may reduce the setback to ten (10')feet. Fent--esSec. 8-6805 General Provisions H. The provisions of Chapter 9 and Required Screening •• • w • . w • �. � • • . . • • •• • ' . ••e £permit. minimum of 30 feet wide or a comparable natural desert buffer shall be pfovided and maintained on landscape buffer, in order to carry out the intent of this sub section. See.-8-805 --Off-Street-Parking The provisions of Chapter 11 shall apply. See:---8-806-- Signs The provisions of Chapter 12 shall apply. See:43-80 General-Provisions The provisions of Chapter 13 shall apply. &--b.1.3 1 I Chapter 9 CONDITIONAL USE REGULATIONS CHAPTER 9 1 DEVELOPMENT STANDARDS FOR NON-RESIDENTIAL USES ARTICLE 9-1 CONDITIONSGENERAL DEVELOPMENT STANDARDS FOR BALL NON-RESIDENTIAL USES(EXCLUDING PARKS) Sec. 9-101 Applicability • D- --• - .- . -: ; •-- - - This chapter applies to all permitted by this code. Applications shall be made according to the provision-s of Article 3 2 of this code. If aand conditional use permit is permitted, but no criteria for the specific useuses that are defined herein,the conditions for such use shall be determined by the Planning Commission.non-residential, excluding parks. The requirements specified herein are in addition to those specified in the corresponding_zoning district. Section 9-102 depicts general requirements for all non-residential uses and Sections 9-103 through 9-114 includes additional requirements for specific uses. Sec. 9-102 General Requirements For All Non-Residential Uses • 1 I - •• 1 • 1•• • t t • f • • -.• , • •t • • •• • / • • • • • • • • • • ••• • t •• 1 • :• • I :: • : • t • f • • • • t •• . • •• • • • • • • • •. • •• • • ♦ • t 1 • •• • • •• . t • • • t • • . t •• •• • - •• • • • . • f • • t t • •• Fire Access: Walls: 1.— At least two driveways should be provided for circulation and emergency vehicle access, subject to-Fire Marshal review. . . t •• • . • . • t • •• . • • I • • .. • • • • • • : • / • •: : •■ • • • •• i•• : .• :•• : • • • •. _ • • : • : : • •••• •• • •• : •• . height. CB.— Architecture; Subject to Development Review Board Approval: • • •• • • • : . .: • • • : • ••• • • . : , • : • •• • •: • : • • -• i • i = i • • : • • • • • •• • • •• • •• • • • •• •• . • • . • • • , : •• •• : • , • • : : •• • • • • . :t : or th T Awn Cou-n- i L 1. All structures shall be design.: • " ; . • • • •• • . •. A . • • • r • • • . • • •• t •• t .. • • • • . . • • • • . • • •• • . . • . . t • • • •• • •. • •• t • t • • • 1 • • t •• • . . •• • • • • • • : • • • : • / .• • • • • • : • : •.: • : •• : • • : • •• ; :i . • . i : • • • • : • • • "• • : • : : •: •• : •• CHAPTER 9 CONDITIONAL USE REGULATIONS 2 • : : • • • •: ; •• •• • • : • • • f • • • • • • • • • • • •• ••• • •• ■ • : • • : • • • •l • • 1: • : • • • • • •• • • • • . • • . i • i i • ; • • • •••l • 1 • • • • •• • • • • • • • • • • • • • ► • • 3 -.a . • . • s •l • s •• • • •• • • • • • • •• • • : • f •• • •• • • • •• • • • • • •• • • • • • • • • • • • • • • • • • • • • • • •• • • • ; • • • •; ; •• . • • • •• I • ;I . ; • ; • • •. • I • ; : ;• • •• • • : ; • t ; •; •; •• i ; ; : • ; • • •• • I • • • I ; • ; •• • • . •• • A ; • • e : : • 4- 61g. Accessory structures (structures other than the primary building(s) such as screen walls gas station canopies, carports, signage structures) shall be coordinated so that they reflect the primary building(s)in terms of materials,colors and style. 726. Ground level and rooftop mechanical equipment, utility transformers, meters, and service components,vents and ducts shall be fully screened. ; •• • '• ::'• • •• ::'• ' : • . •. . . •. . . •. . . . . • . . • . . . . •. • . . .Q• Screen Roof TopMechanical Equipment ;green Vi twat from above Ground Level Pedestrian Scale wiring/overhan r 1:dr *Cr . -Nuogir or tiii , . „De 4.4t 1_,... 411 S-111111- III 1 '1401. _ ! r r Lill ib 111 IP iii4,i010,_ ` se ding' 0,40 BMW II ,P(170`)''' ° illi Offilifilit I ! .5...__ 7010i .. r �I7 t= S � ___........,.., --. ,„,,ii ii- • riL I i i iii. . 'details and • CHAPTER 9 CONDITIONAL USE REGULATIONS II.�I,USTRArI ION A \. • \ M.• r • L.*C.116.14e r %IL". Az."( OAT 1:e.00C ww.flr.• '••..rwww •www !l ALL LOADING DELIVERY, SERVICE BAYS AND REFUSE AREAS SHALL BE SCREENED FROM THE PUBLIC STREET Fire Access: 83.7. All exterior components of a building shall not exceed a reflectivity of 60%. 948. The design shall accentuate pedestrian movement and scale. At a minimum the following must be incorporated: practical. a. Shade elements to include two or more of the following: 1.covered arcades 2. trellis 3. landscaping Architecture: b. Planters and benches must be incorporated at main entrances. (Figure 3) - -t - 11 - • .• 11 II - -• - • ••• 11 11,4• .•-11 11 - _•11 -• 11 • 1 4. •t-II • and/or in accordance with the applicable guidelines of the governing Planned Area Development. This is to encourage the use of mass walls normally associated with such styles. Figure 3 •-:• : -$ orporate identification themes integrated into the architectural design shall be strictly regulated by the Development Review hoard. Excessive use of such themes may be used as grounds for denial of the project. • .- • - : -- •..- buil-ding materials, shapes, details and colors. All parking, circulation, 9-9--3 CHAPTER 9 CONDITIONAL USE REGULATIONS Illustration D). Landscaping: .. • • •- - :•`- .. -:: -' and waiting-stacking lanes shall be screened with a 5 foot wide landscape • any adjacent use. 9 connecting the pad buildings to parking areas and the larger commercial center. y..:--All buildings, whether freestanding or part of a larger center, shall have a minimum 12 foot • • Oro Valley Zoning Code Revised. 1 Sidewalk entrances to the building are permitted through the landscaped screen. 5. Emphasize the horizontal; however, facades greater than 100-feet in horizontal length (Figure 5) must be broken every forty feet (minimum) by a combination of recesses off-sets or contrasting forms. Recesses, off-sets, or contrasting forms must be of sufficient size (minimum 10-feet) to effectively mitigate the visual impact of the horizontal line and mass. Lighting: Figure 5 v : r placed and screened to reflect the light away from adjoinin-g properties and the street. Valley Zoning Code Revised. 9--9-4 CHAPTER 9 CONDITIONAL USE REGULATIONS Commercial Facades L...1 recess or T `' �'�"• -set evfery 1o04e t v rings or win gs trellis entry areas errs diat f. Aid- �.. • 1 • V '7 1 J Techriwes to reduce the apparent size and sc l :of large buileings c. Vary roof lines to reduce the visual impact of building mass by incorporating one or a combination of the following elements(Figure 6). Mechanical Equipment: (1): -Low sloping roofs (2) -Undulating parapets with multiple transitions and a clearly discernable height differential to conceal flat roofs and roof-top equipment. With runs of 40-feet or more,the parapet shall transition in height by no less than two(2')feet. (3) —Overhanging eaves Maintenance: INSERT GRAPHIC d. Building entries must be clearly articulated. An automatic irrigation system shall be provided to all planting areas and plant materials. An 9-9-5 CHAPTER 9 CONDITIONAL USE REGULATIONS --•- e. •-.: •;•.. .. ;• ".•- •... •. :4:: ... .-.• •.- -- • - - -: ... • •'2 provide a healthy,neat and orderly appearance at least equal to the original installation. Drive-through loading and service areas must be oriented to face away, or be adequately screened, from public streets. DC- •-- - -- - .... -. -. .. - --• - . • .•-, - Landscaping appropriate curbs,tree guards or other devices. The provisions of Chapter 14 shall apply. When adjacent to residential uses, all required perimeter landscaping and an irrigation system shall be • ED.Lighting shrubs shall be at least a 5 gallon size. The provisions of Chapter 17 shall apply. Screens along Right of Way: FE. Parking Lot Requirements All parking areas and driveway lanes adj. -- : : :•: • -- -• =- • -• ''' '• = . . . . . . . . . . ... .. . . . . . _ • . . .. The provisions of Chapter 27 shall apply. Proximity of Structures: GF.Noise Parking areas shall be conveniently locates a a a ':- -. - • - : . . -- . 1. Noise from internal loudspeakers, paging systems, live entertainment or stereo speakers shall not exceed 40 decibels at the property line. 4 -Parkin s shall be arranged to provide parking spaces available within 3-00 feet of the b- ding which is typically considered a maximum walking distance. 2. 2. No external speakers, except for drive through order purposes, special events and/or approved outdoor entertainment venues, shall be permitted on the -premises. development. 1G. Signage Parking Lot Requirements: 1. The provisions of Chapter 12 shall apply. 4-9-6 CHAPTER 9 CONDITIONAL USE REGULATIONS A a. • • . •. • •.. . .. . • •.. `•r . •. • . • • -• . • • • • • Zoning Code Revised. II-I. Outdoor Storage and Activities shall be installed at every tenth parking bay. Each island shall have at least one canopy tree which shall measure 2 inch calipor measured 3 feet above the ground. Shrubs and groundcover, at least 5 gallon size, shall also be required. 1. All operations and storage shall be conducted within a completely enclosed building or within an opaque walled area designed to match the main building on the site. Items stored, excluding vegetation, may not be visible from private or public streets or adjacent residential areas. :---Sight visibility areas between 30 inches and 6 feet above ground level shall be kept clear at intersections within parking areas. 2. Outdoor storage containers are not permitted. All off street parking areas shall be hard surfaced and dust free. 3. Outdoor display of goods, outdoor sales or temporary outdoor storage is not permitted, except by Special Use Permit. • 4. With the exception of newspaper dispensing machines,outside displays of merchandise,or other dispensing machines areas prohibited. 5. Outdoor eating areas for restaurants using disposable dinnerware,wrappings or napkins shall be enclosed with a minimum 3 foot barrier in order to prevent the blowing and scattering of litter. Such areas shall be maintained in a litter free condition. concrete or a similar material. JI. Pedestrian Circulation required. 1. An on-site pedestrian circulation system must be provided. -----2. Connections: Where head on parking is adjacent to sidewalks, said sidewalks shall be a minimum of 6 feet in width and the tire stop/bumper stop requirement shall be waived. ----- a. -All adjacent streets must be connected to the main entrance(s). other areas of high pedestrian activity. b. -All buildings on the site, parking areas, bicycle parking, recreational areas, common outdoor areas and amenities must be interconnected. 9--9-7 CHAPTER 9 CONDITIONAL USE REGULATIONS A minimum of 6 inch high concrete curb shall be required around landscaped islands in order to --c. -Provide pedestrian connections to trail networks, paths and public amenities and adjacent land uses. Parking Lot Lighting: d. Improvements in accordance with the Town Bike and Pedestrian Plan must be provided. A • - -• S. . •. • A - • • - •• • --3. Materials building, whichever is lower. a. -The circulation system must be hard surfaced and be a minimum of five (5') feet wide. properties. b. -Where the system crosses driveways, parking areas and loading areas, the system must be made clearly identifiable by incorporating the following mechanisms; use of elevation -changes, such as a speed table, a different paving material, or other similar method. ------ Striping does not meet this requirement. Elevation changes and speed tables must be at least four(4")inches high. Traffic Impact: c. -Where the system is parallel and adjacent to an auto lane, it must be separated from the auto --travel way by a raised path, curb, bollards, landscaping or other physical barrier. If a raised —path is used, it must be at least four (4") inches high and the ends of the raised portion must be equipped with curb ramps. Bollard spacing must be no further apart then five(5')feet on center. •- .:- • .1.0—analysis to be prepared by a registered licensed professional engineer in accordance with the criteria set forth in Section 9 110N, Traffic Impact(Rev. 8/89). KJ. --------Sale and Service of Alcoholic Beverages Noise: 1. All State Liquor License applications for sites within the Town of Oro Valley must be reviewed by the Planning and Zoning Administrator prior to consideration by the Town Council. The Planning and Zoning Administrator must evaluate the zoning compliance of the use and forward a report to the Town Council. For all restaurants, delicatessens and cafes, sales of alcoholic beverages shall be only for consumption on the premises. No package liquor shall be sold. 9-9-8 CHAPTER 9 CONDITIONAL USE REGULATIONS -Noise from drive through spe. - ••.4 .- - ' - '•• ' -' '.• -' ' . . . ... . . .. .. . . . . . . ICK.Canopies A. Submittal . 1. Canopies shall not be located closer than ten (10') feet to any side or rear property line. Design of the canopy shall architecturally match the design of the main building. The maximum height of the canopy shall not exceed eighteen (18') feet or the height of the nearest structure,whichever is more restrictive. Valley Zoning Code Revised. ML. Odors All restaurants and manufacturing uses shall provide an odor abatement plan at the time of Development Plan submittal. The plan is subject to Development Review Board(DRB)review and Town Council approval. An odor control compliance plan shall be developed that use the best available control technology. Best available control technology (BACT) means the utilization of those technologies, processes, procedures, or operating methods or alteration by an industry or other source which results in the elimination or the maximum achievable reduction of odor from an odor emission source. The compliance plan must contain the following elements: a An inventory of potential or identified odor emission point sources associated with the industry or land use. b. A plan detailing best available control technologies and appurtenances designed to eliminate or achieve the maximum reduction of odor emission from an emission point source inclusive of, but not necessarily limited to certain processes, procedures or operating methods intended to mitigate or control odor. c. A specification of the documentation that will be made available for the Town and/or county review which will verify the data produced by the monitoring equipment, and which will verify that processes and procedures are conducted consistent with the specifications in the facility's odor control study and plan. d. An approved schedule for the implementation and installation of the best available control technology, processes, procedures, operating methods and monitoring instrumentation designed to mitigate or control odors at the facility including an approved completion date. e. An acknowledgment of the authority of the Town and/or county and its agents to enter into the facility and its property to investigate complaints and to verify the facility's adherence to the compliance plan. A. .Other: otherwise framed shall be posted at all times on the premises. 9-9-9 CHAPTER 9 CONDITIONAL USE REGULATIONS Sec. 9-103 Commercial Stables No use permit for a Commercial Stable shall be granted unless the following conditions are met: A. The minimum property size shall be 10 acres. B. Thero osed site shall not be adjacent to subdivided single family residential property unless that p p residential property contains an equestrian easement along the contiguous boundary. C. The stable property shall contain a buffer strip 100 feet wide maintained in a natural state adjacent to all surrounding privately-owned property. This strip shall be used only for occasional riding and not for keeping, pasturing or storing of animals, and not for training or other regular or intensified activities. D. There shall be a buffer strip 40-feet wide maintained and used as described above adjacent to any street. E. There shall be no shows or other activities which would generate more traffic than is normal to a residential area unless the proposed site has direct access from an arterial street. Permission for shows and activities must be obtained via a Special Use Permit. F. All pasture and animal storage areas shall be enclosed with fences or walls a minimum of 4-feet 6- inches in height. The design of these enclosures shall be shown on drawings submitted with the use permit application. G. All laws applicable to the public health must be complied with for the entire period of operation of the stable. H. All stable, activity and pasture areas that are not grassed shall be treated for dust control as approved by the Town Council. I. Adequate parking shall be shown on the site plan. Failure to maintain any of the above conditions may result in revocation of the use permit by the Town Council. Sec. 9-104 Day Nursery or Preschool -A. -The proposed facility shall comply with all requirements of the County and State Health:Departments. - •t - 9-9-10 CHAPTER 9 CONDITIONAL USE REGULATIONS •_ -,. ,•..; ;, •._ • -. • ;- . ' ' -: . •_Provision for child drop-off with direct, safe pedestrian access to the building entrance shall be incorporated into the-plan. • • • • • • • • •. : : •• • - • • • •• • • : •: ,• • •• • • : • • : . • -. i • : : • I • • . Sec. 9-1056 Tennis Club I.- 4. Increased automobile traffic Noise generated from within the site A.- The minimum property size shall be 3 acres. I. :. .-- • - -:, standards sha l not oxc-God 3-0 fiw.t in Lighting shall be placed and visible from any adjoining property in a residential zone. B. -Fencing of courts shall not exceed 12 feet in height and may be required to be opaque by the Town Council. C. -There shall be no shows, tournaments or other activity which would generate more traffic than is normal to a residential area unless access is provided from an arterial street. Permission for such shows and activities may must be obtained from the Town Council. Permission shall be requested in a letter which traffic. This letter shall b- • ••-•. . • - • -• ••-- - •: :cons-ideration desired via a Special Use Permit. There shall be a heavily landscaped buffer strip 5-9 feet wide adjacent to any residential zoning district or as otherwise determined by the Town Council. Sec. 9-1067 Fire and Police Stations and Emergency Rescue Facilities following requirements/criteria are met. Compliance with al-1 the criteria listed below does not necessarily of the permit. 9--9-11 CHAPTER 9 CONDITIONAL USE REGULATIONS - - Technological Park District ()A. Minimum property size: 1 acre B. Permitted coverage of buildings and parking: 75%of the gross site area __ _ - Article 14 2 of this code. ,I••••• • - • • •- •• • • • - - - ••-• ••- •• - -- • - i • :• • _ Vehicular Storage Areas: located.All fire, police and emergency vehicles shall be stored/serviced within a building or in an area enclosed by a six(6') foot masonry wall. Said wall shall be finished to match the main building(s) on the site and shall be screened by plantings at least four (4') feet in height and spaced no more than four (4') feet apart. Walls: -, Walls which front on a public street shall be stuccoed, have mortar wash finish or otherwise be 0,------When—adjacent to a residential district, a 6 foot perimeter screen wall 3 feet from the adjoining development. Tree or shrub plantings at least 4 feet in height and spaced no more than 4 feet apart CC.Landscaping: .Vehicular Storage Areas: D. Access: At least two driveways shall be provided to assure safe ingress/egress. The location and number of points of access to the site, the interior circulation patterns and the separation between pedestrians and vehicles should allshall be designed to maximize safety and convenience of those using the site. The design shallould be harmonious with proposed and neighboring buildings. A circulation assessment shall be prepared which addresses parking requirements,site access and vehicle turning and backing requirements. 9-9-12 CHAPTER 9 CONDITIONAL USE REGULATIONS Communications Towers,Devices: EF.— Noise: 1. When abutting a residential district, sirens on vehicles shall not be activated until emergency vehicles reach the nearest arterial street unless there is obstructive traffic enroute. Sec. 9-1078 Erection of New Utility Poles and Wires It is unlawful to erect, possess or maintain any utility poles or wires above the surface of the ground except after obtaining a conditional use permit therefore from the Town Council pursuant to Sec. 9-102 and the following: A. The establishment of new utility poles and/or wires will be permitted only in the event the applicant makes an affirmative showing that the public's general health, safety and welfare will not be impaired, endangered or jeopardized by the proposed erection. Aesthetics shall be the primary consideration involved in the erection of new utility poles and wires. B. In addition,the following factors shall be considered in evaluating a conditional use permit request: 1. The location and height of such poles and wires and the relation to the present or potential roads; 2. The crossing of such lines over much traveled highways and streets; 3. Proximity of such lines to schools,churches and other places where people may congregate; 4. Fire or other accidental hazards from the presence of such poles and wires and the effect, if any, of the same upon the effectiveness of fire fighting equipment; 5. The availability of a suitable right-of-way for the installation; 6. Future conditions which may be reasonably anticipated in the area in view of a normal course of development; 7. The type of terrain; 8. The practicality and feasibility of underground installation of such poles and wires with due regard for the comparative costs between underground and overground installations (provided, however, that a mere showing that an underground installation shall cost more than an overground installation shall not, in itself, necessarily require issuance of a permit). C. In the event such poles and wires are for the sole purpose of carrying electricity or power or for transmitting of telephone, telegraph, or television communication through or beyond the Town's boundaries or from one major facility to another,the practicality or feasibility of alternative or other routes shall also be considered. 9-9-13 CHAPTER 9 CONDITIONAL USE REGULATIONS D. Exceptions: 1. New utility poles and wires erected for temporary use for periods not in excess of 4 months for purely temporary purposes such as for providing temporary building construction power or for emergency power or telephone service, or for the furnishing of power to temporary outdoor activities. This 4 month period may be extended by the Town Council if good cause is shown. 2. Erection on the ground surface and flush to the ground of transformers, pull boxes, service terminals, pedestal type telephone facilities normally used with and as a part of an underground distribution system, all of the same to be of a size,type and design approved by the Town Engineer. 3. Erection on the ground surface and flush to the ground of wires in encased concrete or conduit where underground wire installation is not feasible due to special features of the terrain. 4. Utility poles and wires erected prior to December 31, 1983. 5. Replacement of, or repairs to, existing utility poles involving less than 600 feet of continuous poles and wires on any transmission or distribution line in any 12 month period where the remainder of such transmission or distribution line is not also being replaced within said period. Such replacement must be poles of the same or less size, diameter, height and in the same location as the pole or poles being replaced. Section 9-1089 Timeshare Plan A. Each timeshare unit development shall have an established association to ensure constant maintenance of the exterior and interior of the development. B. On-site security shall be provided for each timeshare development. C. On-site sales are not permitted. These conditions will be reviewed during the development plan phase of the proposed timeshare unit. D. Section 9-1.0910 Convenience Uses A. Standards for all Convenience Uses; I al. .--.Timing of Review B. Tier II c. c. part of the b 'ld.ng provements 9-9-14 CHAPTER 9 e. - ' e a.- The development plan and building elevations for a shopping center shall be reviewed and approved by the Development Review Board and Town Council prior to or simultaneously with the approval of a Conditional Use Permit for a convenience use. b. C--convenience use development proposals submitted subsequent to the approval of a development plan for the shopping center in which such use is to be located shall comply in all respects to the provisions of this Section,including , but not limited to allowable number of pads, allowable floor area,required parking and maneuvering space for the use, architectural integration, revised traffic impact analysis and criteria pertaining to site design,maintenance and operational performances. Locational Requirements: a. -No convenience use shall be located closer to a Residential District than 250 feet. b. —No convenience uses shall be located closer to any public park or school than 500 feet. -c.- The above distances shall be measured from the abutting,edge of the residential district or use to the closest property line or lease line of the convenience use. The limit of the property line or lease line shall include all required parking, landscaping and setbacks of the specific convenience use. 1) d.- Convenience uses shall be ancillary to and located in shopping centers, office parks,or a com• . - - ,. ef--a ff c-e--par -. ,.. m . }oe uses shall no - ' •- '}1- ee-perks or a combination of a shopping center and office park as a mixed use development. Convenience uses shall not be permitted in office parks in an R-6 district.in an R 6 district. 3.- Number: The total number of convenience uses shall not exceed 1 pad per 4.5 acres of shopping center or office park. No more than one convenience use shall be permitted for every nine acres of office park. 4.— Access: a. -All convenience uses shall be accessed through a common driveway serving the center or office park. If traffic safety; warrants, only one direct access point (driveway) per arterial frontage: may be approved by tThe Town Engineer •• • : • • • • ~• • for an individual convenience-use. 3--)b. All convenience uses shall provide access points to the internal circulation driveways and parking areas of the center as exemplified in illustration B,unless otherwise approved by the Town Council. 9-9-15 CHAPTER 9 CONDITIONAL USE REGULATIONS c. -No convenience use shall have direct vehicular access onto a residential street, i.e. any street which provides a lower level of service than a collector street. which provides a lower level of service than a collector street. 2. Mechanical equipment 35. —Traffic Impact Analysis Submittals: Refuse Areas: a. The Traffic Impact Analysis required by. Article 4-5, shall address the following additional elements as they pertain to the proposed development: (1) internal circulation with the parking area and ingress and egress of the proposed development; and (2) queuing of vehicles at ingress and egress points and the drive-through windows indicating the amount of stacking space required for waiting vehicles shall be determined by the traffic impact analysis. •, • •rte • • :•::- , :a •- . " •:- Lighting: 137 B. Tier I Convenience Uses In addition to those specified in the applicable zoning district and Sec. 9-102 and 9-10910A, there are specialized treatments for Tier I Convenience uses. Tier I uses produce a moderate level of traffic generation and impact on surrounding uses. They include the following non-residential uses with drive- through access: banks and financial institutions, drug stores and pharmacies, blaundromats, Pdry c€leaners,Aauto Sservice without retail sale of gasoline and analogous uses as determined by the Planning and Zoning Administrator. 1. . • : : : : • : : : • : : : :: • -Auto Service without retail gas facilities—shall—be—in a. A minimum building site of one (1) acre (43,560 sq.ft.) is required. Lot frontage is to be not less than 200 feet. 9-9-16 CHAPTER 9 CONDITIONAL USE REGULATIONS b. All on-site activities are to be performed within a completely enclosed building. Paint spraying or body and fender work is not permitted. -c. Where towing service is to be provided, a parking bay for the towing vehicles is to be provided and screened. Said vehicle shall be screened on three sides with a minimum six (6') foot opaque wall which architecturally matches the main building. Vehicles that are either under repair or vehicles that have been repaired may be stored on a temporary basis not to exceed seven (7) days and designed parking must be provided for each vehicle awaiting repairs. d. All restrooms entrances shall be screened from view of adjacent properties or street rights-of-way by a decorative wall. e. No outside storage of and no sale, lease or rental of trailers, trucks or similar equipment shall be permitted except as may be specifically allowed in that zone. f. All entrances to service bays shall be screened or face away froorm street frontage. INSERT ILLUSTRATION , A r - - -• • •- - . • - --• _: -. e . • - Valley Zoning Code Revised. designed to be perceived as an integral part of the building. C. Tier II Convenience Uses _ .• _ . •.. ' • . . .. . . . In addition to those specified in the applicable zoning district and Sec. 9-102 and 9-10910AA, there are specialized treatments for Tier II Convenience Uses. Tier II uses produce a high level of traffic generation and impact on surrounding uses. They include the following: drive-through/drive-in restaurants, convenience markets, car washes, gas stations and analogous uses as determined by the Planning and Zoning Administrator. Y Parking: 1. -Timing of Development All parking areas shall conform to the provisions set forth in Articles 11 1 and 11 2 of the Oro Valley Zoning Code Revised. -Convenience uses shall not be open for business until a minimum of 50% of the net floor area for the non-convenience use structures within the shopping center have been constructed. . . . . -- - -- '- - -orated in parking areas. A minimum 5 foot wide island shall be .• . . . . measure 2 - - -- •- .- - . _ -- - .- • .. •• .- size, shall also be required.. Specific Use Requirements 9-9-17 CHAPTER 9 CONDITIONAL USE REGULATIONS All off street parking areas shall be hard surfaced and dust free. • .. a . Gas • Stations (2-1)A minimum of 6 inch high concrete curb shall be b. A minimum building site of one (1) acre (43,560 sq. ft.) is required . :.• .-: •:-: •-: •- :' •:- = - •:- to the vegetation contained therein.. Lot frontage is to be not less than 200 feet. (2)Noise: Gasoline pumps and pump islands are to be set back from the property line sufficient distance so that vehicles being served or waiting will not occupy required setbacks. (43) speakers or paging - • - • •- All on-site activities except those to be performed at the fuel pumps are to be performed within a completely enclosed building. Paint spraying or body and fender work is not permitted. (4)5-) When abutting a residential district, sirens on vehicles shall not be activated until Where towing service is to be provided, a parking bay for the towing vehicles is to be provided and screened. Said vehicle shall be screened on three sides with a minimum six (6') foot opaque wall which architecturally matches the main building. Vehicles that are either under repair or vehicles that have been repaired may be stored on a temporary basis not to exceed seven (7) days and designed parking bays must be provided for each vehicle awaiting repairs. (5) _ • . • _ - - __ _- - -- - • -- - • -• • • _ _ •-• • •• � fAll restroom entrances shall be screened from view of adjacent properties or street rights- of-way by a decorative wall. (76) - ...- - - -- - ._. 2nd Edition published by the institute of traffic engineers, the 4988 Transportation and Land Development Handbook or other recognized standards appfeved by the Town. Engineer. Failure to meet those standards or a nationally recognized divalent shall be grounds for denial of the project. gNo outside storage of and no sale, lease or rental of trailers,trucks or similar equipment shall be permitted,except as may be specifically allowed in that zone. 9-9-18 CHAPTER 9 CONDITIONAL USE REGULATIONS (7)All submittals must conform to the procedures and requirements as outlined in Article 4 5 of this Code. —hAll entrances to service bays shall be screened or face away from street frontage. (8) i. All outdoor lighting shall be so arranged as to be directed on the premises and reflect away from _any residential property. In addition, all lighting shall be attached to the main structure unless otherwise specifically approved. Irl-M. b. Other: --- Car Washes Automatic and Self Service : .` Failure to comply with these requirements will result in revocation of the conditional a. Upon construction of the car wash the most current recycling technology and equipment that are available at the time shall be installed for use. For types of equipment and specifications contact the Oro Valley Water Utility. (42) No more than two service stations are to be located at any street intersection. The minimum d stance-bet- =een--sem-ic-e—stat-i-e-ns--no e-a t—t-1 e-same---irttefsec--do-n-- s to be 500--feet.c. The drying awnings shall be attached to the building or permanently affixed to the ground and all work shall be carried out within the setbacks of the property. �. ' (43) A minimum building site of 1 acre 03,5-60 sq. ft.) is required. Lot frontage is to be not less than 200 feet. d. All car washes shall be fenced and include a locked gate to prohibit entrance after hours of operation. (45) • •-. .,..; • -. - - •- - .-- - -•-.. • •-- -• - ....•- - • •-• •: • -:.' -: :. •. The • hours of operation shall be limited to 8:00 a.m.to 8:00 p.m. provided for each vehicle awaiting repairs. UP al. specifically approved. 9-9-19 CHAPTER 9 CONDITIONAL USE REGULATIONS H-P r-A -structures approve: .-: :•- - • - • • . . . .-- :- A - '.a•• •• •• • •• :- •-- -- ••- • • • -- •--•- :• -- _ - ••• • : • • decorative wall. • - • • a•• •• •• • • , • • • * • • • • • • • • : • • • •: : • • ` • • : : •• • • I • • ` • f • •• • , • • • •: ,• • •• • • : Sec• ! • : • : ; •: • . I . • • . • • .f .• •• •• . f • • •• • • ••• • •■ •. . •• •• . i ••. •• . • f 1 • • • • • : : •• : • : • :• : • i • • : • •• •• • • . : : : • : • • •: • • •• • • • : • • . • • • by-the-Town-Go-u-n-c-ik • • : • •: • •• •• •• • • . • • •• : • : • • : • : j • i • : : • Y• , • •• • • - • : : : : • • • : : •: • f • : ..• • • : ' • • : • •• • • - f • • • • • • • • • • • • •• • • • • • . • : : • • : ; • • • • • • w : f • t •• • 1 ••• , • • • •• ) • • • f • • • • • • • • • ••f • • • • • •• • • ►• • . i •: • • •• • • • : : : • • • , : • : . •• • • D i • : •: • : . : . •• • : : f • • •• • •. • • • ••• •: • , • • • : • • : • : • , • •• • . ••• , •• : • •• • • • . • • : • • • • : . • . •• •. : • • : • : • f • • : : : •: : • : ; i : • : • : • . •• :• : • • : • • : • : • • • • • • •• • •• • • : • : : • • • • : •• •. : : • • • ► • •: • : • : • •f •: :: : f : • • •• : • 17'Y1�r l�iTA?Y1AY1rC� 77 41*'f i7 • 9-9--20 CHAPTER 9 CONDITIONAL USE REGULATIONS • • • • • : • ! : •: • • : • : • • • • : • • • : • • • • • • • •• • • : : • • •: • • a • • • •• • Other• • • • • • • • • : • • • • • . • ••• . •• ••: . • • . • ••• • . • • I: ••• ! • •• : • • a: •. •• : •• i• • • ; ; •• ; • • • • •: • • •• • • • • • • : ; • : • • a; • ; : • • • • :• •• • •• : • ; • ; • ; • •• • • • ; • • • • : • • • • •• • • Sec. / • •• •• • i . • • • * • / : •• : _►•• ••a • • • • : a • • • •• •• • •• •• : • • : i : • ! •.• •. • i• • • •• • • •r • : : t • •• • : a• •: • : • : • • • t • •• t • • • • • • • • • • • •: : • •! • ••: •• • •• • •• a: • :• •• • • : • • •• •• : •• •a •: •: : •• •• • : •• • •• • •• • r •• • • • • 1 • • ••• •• : . . I • i ' • • :• ! . • •: • • • • • : : • ! •: • • •• • • t • •• • • : •• • : • a• • : • • • ; •t : • ; : :• • : • • •. : ! • i i • .'• i t i • • • •. : • •• • • • : ►: • • • • • • • I : • • 5 .i . .►• • . . ! t i i • . . •• •. • • : • n-e• '_^_J- A rnki*on♦itra• T� • • •• • • • • • • • • : a; • • •• •` •• • •• : • • • • • • ! • • : t • ••: •• • IP 9 • ■ • • • • • s s •• • • : •• • • • : • : • • • i • i •i • ' • • • • ! I • • j •! • i I •, t •• : •• • • !1!•n»rrin44 Atl si*A i •• i•• ! • • ;• : • •! • •i t •••••••• • • • ! • • ! • a • •• ! ■• : • :: • •• i • i i •• i•• ! ■ • • • •• •• • : • : • • • • t : • • : • •• • ! ••• • •• • : • • 9 • : I• a : • : • • e i • / i i • •• ••• • • • • • • I . • • . . • • . • •• - LI • •! • . • • •• • • • • 9-9-21 CHAPTER 9 CONDITIONAL USE REGULATIONS park nrY kall hn : •• • •• • i : • 0 i • • • •• ► • • .• •f •• • . • ■ • : i i i • • •: • •: i i: •, • :• • ••• ••• • • • : • • • : • j • i • • •i i i ; ; •• •• • • f •■ • •• : • : : •• • • • ■ •• •s • • • • required fAr AA nI'• V f N • • • • •• • f • = • : ■ •= •• :: •• $ : • • : • : • ••: I •• : • • • ••• • : • • i • ; • • !, Trnffin Tmnnnt• • i I► I I . • • -i ••• ! i : • Revisech • Grad-in-el • • • • • • • •• • • : • : • ! • • • • • • • • ; : •: ! i : • : • • •. r •• • ! : • • : : • • • t • • . • : :•• • • ■ •. • . •• . • • . . . • . . .•• . . : • ■ • ••. RAvAeA♦n tin,n• • •; •: • : ••. : : • •• • . • • . • . 9 . • . • . • .. • , • •.i i • ; i t ; ; •: • • : : • t • • : • • • • • • • • • • • • • • • • • • • • : = g • • : t • • • • . • • ••• • • •• • • g ; • • r •• • • : :• •• : •• f ; ; • • • • g • : ; • • : : .. • • • • • g • g ;• • • •• g • • : • • • • •; • • •• • •• ; ; • •• ; ; • • la • • ; g • •• ! : •: • : : •• g • ; • • • • •• I ! • •■ •• • • f : • . • • a . • •• • : •• :• • • •• : •• •: • • : • • ' •• • • • • •• • •• • • •• g ;• i• •i j • • • • • • • • • • • 9-9-22 CHAPTER 9 CONDITIONAL USE REGULATIONS • •, r i j • : • • • • • / i i . • • • : : • • i • •• : • : • • e i • i j ••• a :: • • • • •• • • • • • • * • • • • • • •• • . ♦ • • • •• • •• • • • •• . • • ♦ • • •• r I : • • f • • • • • •• • • • .• •• • : • • : h 3 ■ •• • • • • • • • • • • • •• • • • i Z - • • • • • • • • : • • •• • •• : • • • ••• i • : /: ••• : •• ••• : • : • • ; • ; r • • • Sec. 9 116 Colf Course • •• •• ••••• • : •• : •: r •• ••• : •• • : •• ••.: r •• ••. • •: . •• ••• •• •• •• ••• • • • : ♦: r •• : •• : • r • • • S • C • • 1 • • • • , •. • •• • • • •• • •• • • • Sec. 9 117a 110 1Antenna The following devices are permitted in all districts provided the following standards are met: A. Residential Antenna Standards: Antennas, which are building mounted or ground mounted, are permitted in all residential zoning districts, subject to the following conditions: 1. Ground Mounted: a. A ground mounted satellite dish that is 1 meter (3.28 feet) or less in diameter, with a maximum height of five feet. b. Free standing pole antennas are limited to the building height allowed in the applicable zone. c. Location:_ -All ground-mounted antennas are to be located in the rear yard, unless rear yard location provides an indirect line of site to the satellite, in which case may be located in the side yard. All applicable setbacks for accessory buildings shall apply. d. Screening_.- -All ground mounted satellite dishes shall be screened up to five feet with a solid wall or landscaping, so as not to be visible from adjacent properties. e. Color_.- Antennas that are not fully screened by a wall or landscaping are prohibited from being either white or iridescent in color, and are encouraged to be a neutral color. Fully screened antenna may be of any color. 2. Building Mounted: a. A building mounted satellite dish that is 1 meter (3.28 feet) or less in diameter and building mounted antenna shall be permitted in any zoning district. Such antenna shall be fully screened. b. Color_: Fully screened antenna may be of any color. 9-9-23 CHAPTER 9 CONDITIONAL USE REGULATIONS c. Height:, g ei ht:- The maximum height of the antenna shall be the minimum height necessary for _ reception of radio waves. 3. Amateur Radio Equipment: Such equipment is permitted in all residential zones, provided the following standards are met: a. The maximum height of the equipment, whether a fixed or "crank up" style structure, including antenna,shall be 50',measured from the ground to the fully operational extent of the equipment. b. The tower and equipment shall only be located in the rear yard. c. There shall be a setback ratio of one to one (one foot of setback for each foot in height).from all buildings,property lines and overhead wires. d. The equipment shall be operated only by a Federally licensed amateur radio operator. e. The base of the equipment shall not exceed a size greater than 4'by 4'. 4. Satellite Dishes exceeding 1 meter diameter. Approval from the Development Review Board, at a Y reg ularl scheduled meeting,is required for all ground or building mounted satellite dish antennas that are over 1 meter in diameter. The following standards are required: a. A maximum diameter of 15 feet will be permitted. b. Ground mounted satellite dishes exceeding 1 meter in diameter are permitted only in the rear yard, unless rear yard location provides an indirect line of site to the satellite, in which case may be located in the side yard. c. A minimum two-thirds of the satellite dish must be screened with either landscaping or a solid wall. d. The maximum elevation of the foundation for ground-mounted antenna is not to exceed 1 foot. e. Height:: The maximum height of building mounted antenna that are over 1 meter in diameter shall be the minimum height that is necessary for reception of radio waves. f. Application submittals shall include an application, a site plan, dimensions of the antenna, and justification for need. B. Commercial Antenna Standards: Antennas which are building mounted or ground mounted are permitted in all commercial zoning districts, subject to the following conditions: 1. Ground Mounted: a. A ground mounted receive or transmission satellite dish that is 2 meters (6.56 feet) or less in diameter,and up to five feet in height,in a commercial or industrial zone. b. Free standingpole Antennas are limited to the building height allowed in the applicable zone. 9-9-24 CHAPTER 9 CONDITIONAL USE REGULATIONS c. Location_: All ground mounted antennas are to be located in the rear yard, -unless rear yard location provides an indirect line of site to the satellite, in which case may be located in the side yard. All applicable setbacks for accessory buildings shall apply. d. Screening.— All ground mounted satellite dishes shall be screened five feet up from the ground with a solid wall or landscaping, so as not to be visible from adjacent properties. Color.-_ Antenna that are not screened by a wall or landscaping are prohibited from being either white or iridescent in color, and are to be a neutral color. Fully screened antenna may be of any color. e. 2. Building Mounted: a. A building mounted receive or transmission antennae, or satellite dish that is 2 meters (6.56 feet) or less in diameter, shall be allowed to be mounted on the roof. Such antennae shall be fully screened from the road and adjacent property,in a commercial or industrial zone. b. Color_: Fully screened antenna may be of any color. 3. Satellite Dishes exceeding 2 meters in diameter. Approval from the Development Review Board,at a regularly scheduled meeting, is required for all ground or building mounted satellite dish antennas that are over 2 meters in diameter. The following standards and materials shall be included with an application for DRB review: a. A maximum diameter of 15 feet will be permitted. b. Ground mounted satellite dishes are permitted only in the rear yard, unless rear yard location provides an indirect line of site to the satellite,in which case may be located in the side yard. c. A minimum two-thirds of the satellite dish must be screened with either landscaping or a solid wall. d. The maximum elevation of the foundation for ground mounted antenna is not to exceed 1 foot. e. Height:--: The maximum height of building mounted antenna that are over 2 meters in diameter shall be the minimum height that is necessary for reception of radio waves. f. Application submittals shall include an application, a site plan, dimensions of the antenna, and justification for need. 9-9-25 CHAPTER 9 CONDITIONAL USE REGULATIONS I Sec. 94111.12 Communication Facilities A. Applicability: 1. No communications facility shall be erected or installed except in compliance with the provisions of this Section. The provisions of this Section apply to all communications equipment, whether such equipment is used as a main use or an accessory use. Where conflicts exist between this Section and the remainder of the Code,the more restrictive Section shall apply. 2. The following communications facilities are exempt from the requirements of this section:police,fire, ambulance,and other emergency dispatch functions. I B. General Requirements requirements Fer-for All all Communications communications Facilitiesfacilities 1. Stealth Applieatiensapplications a. All facilities shall be constructed using stealth applications for the antennae. A stealth application entails the camouflaging of an antenna, appurtenance, fixture, and/or structure with a building or the landscape in terms of design, colors,materials,height, and width. b. Site location and development shall preserve the existing character of the surrounding community, buildings, land uses and zoning district. Facilities shall be integrated through location and design to blend in with the existing characteristics of the site. Existing on-site vegetation shall be preserved or improved,and disturbance of the existing topography shall be minimized. c. Antennas mounted on buildings, utility poles, or structures shall be covered by appropriate casings that are designed to match existing structural or architectural features. d. The camouflaging of antennas shall include architectural integration, painting and texturing to match the existing structure, or if ground mounted, of such design to be compatibly integrated with the surrounding landscape. Where feasible, antennas can be placed directly above,below or incorporated with vertical design elements of a building to help in camouflaging. 2. No communication facilities shall be permitted on developed or undeveloped lots where the primary use is or is platted for a dwelling. 3. Setback Requirements requirements Ffor Rall Ground ground Mounted-mounted Facilitiesfacilities, Excluding excluding Jjoint Use use Installations installations on Street street -Lightslights, Traffic traffic bi-ghtslights, Electric electric Utility utility Poles poles an/or other Utility utility Structures structures and Collocations collocations on Existing existing Facilitiesfacilities. a. Structures shall be setback two feet for every one-foot in height from buildings,property lines and overhead wires. b. All new facilities within the Tangerine Road Corridor Overlay District and Oracle Road Scenic Overlay District must be setback from the right-of-way edge by a distance of three feet for every one-foot in height. 4. Equipment B I tiildingsbuildings,Cabinetscabinets, and/or Structuresstructures 9-9-26 I CHAPTER 9 CONDITIONAL USE REGULATIONS a. Equipment buildings or structures shall be concealed from public view and made compatible with the architecture of the surrounding buildings and consistent with the general character of the area. b. Above ground equipment shall be completely screened from by view by a compatible solid wall or opaque fence except when a ground mounted cabinet or structure, or combination of all cabinets or structures, is smaller than one hundred and eighty (180) cubic feet. Units that are smaller than one hundred and eighty (180) cubic feet may, at the discretion of the Planning and Zoning DirectorAdministrator, not be required to be screened from view if they have been designed with a structure,materials, colors or detailing that emulate the character of the area. All gates shall be opaque. c. Equipment buildings must be placed in compliance with the underlying zoning setbacks for accessory buildings. d. The equipment building or structure must be regularly maintained. e. The maximum building height shall not exceed eighteen feet. f. All above ground equipment with air conditioning units shall be enclosed by walls, if located within three hundred feet of developed or undeveloped lots where the primary use is or is platted for single-family dwellings. g. Any exterior lighting, unless required by the Federal Aviation Administration, shall be positioned - within the walled area and shall be mounted below the height of the screening fence or wall. 5. Additional standards for Development development in Parks parks&and Open-open sSpace Ze-ningzoning a. For areas not utilized as a developed public or private park, golf course, or similar use, the following standards shall apply: b. All facilities must be collocated on an existing man-made structure or ground mounted and disguised as a natural feature such as rock or saguaro. c. All accessory and equipment buildings shall be vaulted underground unless it can be entirely camouflaged as a natural feature. d. New roads shall not be constructed to specifically access the site. e. Significant resources,as defined in Chapter 14,may not be disturbed. 6. Discontinuance of Useuse a. Any antenna or tower for which the use is discontinued for six months or more shall be removed, and the property shall be restored to its condition prior to the location of the antenna or tower, all at the expense of the provider. The Town may require financial assurances to ensure compliance with this provision. 7. Noninterference with Public public S ysafety 9-9-27 CHAPTER 9 CONDITIONAL USE REGULATIONS a. No wireless communication transmitter, receptor, or other facility shall interfere with police, fire, and emergency public safety communications. 8. Technical Evaittatienevaluation a. The Town may engage the services of a third party consultant, at the applicant's sole expense, to evaluate the accuracy of the application, Federal Communications Commission compliance, and other technical issues as needed. 9. Monopole and Tower tower Site-site Stand,"r.dsstandards a. Any new monopole shall be separated from the nearest monopole—regardless of ownership and jurisdictional boundaries- by a distance of one-quarter mile, unless it is adjacent to an existing monopole or tower within a common screened wall. b. New towers require a minimum separation of one mile from any existing tower - regardless of ownership and jurisdictional boundaries — unless one can verify that no reasonable alternative exists. c. All new monopoles or towers that are forty feet or higher shall allow for collocation by other wireless communication providers. Use of guy wires is prohibited. d. 10. Access and Signagesignage a. All facilities, especially roof-mounted antennas, must be designed in a manner to clearly prevent and/or deter access by the public. b. All facilities shall be identified by a permanently installed plaque or marker, no larger than four (4) inches by six (6) inches, clearly identifying the provider's name, address and emergency phone number. The sign shall be placed in a location visible to passersby. 11. Provider's : -- -' communication Pplan a. Each provider shall submit a plan of its facilities to the Town prior to any application for the installation of a tower or antennae. The plan shall cover the entire Town and within three (3) miles of the Town limits.The plan shall include the following. (1) All of the provider's existing towers and antennae,by size and type, and their coverage areas. -Location map to be submitted in a digital format approved by the Planning and Zoning Administrator. (2) All presently anticipated future service areas and the types of antennae and heights desired for each of the service areas. Location map to be submitted in a digital format approved by the Planning and Zoning Administrator. 9-9-28 CHAPTER 9 CONDITIONAL USE REGULATIONS (3) The various types of antennae and towers used by the provider to furnish service and when they are used. This includes drawings providing the sizes and shapes of the antennae and equipment and written materials describing their application. (4) The provider's policy direction for the mitigation and/or reduction of existing and proposed towers and antennae to avoid the negative proliferation of such facilities. (5) The provider's policy direction on the mitigation and/or the reduction of the negative visual impact created by existing or proposed towers and antennae, including any proposals to conceal or disguise such facilities designed to be architecturally and/or environmentally compatible with their surroundings. (6) The provider's policy direction on collocation of antennae on their own facilities or on ones from other providers or on other structures, which provide the verticality, required for the antennae. The policy shall also provide that the provider shall not enforce any requirement by an owner of property,which would prohibit collocation. (7) Designation of an agent of the provider who is authorized to receive communications and notices pursuant to this Section. b. The Provider Provider Communication Plans shall be utilized to require collocation and/or clustering of new facilities where technically feasible. 12. Application Requirementsrequirements a. This section applies to all facilities except existing those involving exterior finish or color changes, minor additions, and minor site plan revisions. The aforementioned exceptions may be approved by the Planning and Zoning Director, subject to appeal to the Development Review Board. b. A completed application form with original signatures from all applicants, including the property owner(s),facility owner, and wireless communication provider. c. A written statement that depicts the proposed facility (height, construction type, provisions for collocation), and location of and distance from the closest facility. d. A site plan showing location; dimensions of all antenna, towers, equipment structures and parking,and setbacks from all property lines and structures. e. Photo simulations, elevations and details of the STEALTH application shall be provided to demonstrate integration and/or camouflaging. f. The applicant shall provide names and addresses in label format for Public public t-ionnotification. Include all property owners within 300 feet for Tier I minor communication facility applications only and within 600 feet for all other communication facility applications. g. Native Plant Salvage and Landscape Plans, as required. 9-9-29 CHAPTER 9 CONDITIONAL USE REGULATIONS h. The applicant shall submit written documentation from a registered professional engineer demonstrating that the NIER emissions from the proposed project are within the limits set by the Federal Communications Commission(FCC).At a minimum,the following must be addressed: (1) explanation and determination whether or not the structure qualifies as a FCC categorical exemption (2) frequencyand maximum power of the RF source(s) in question, as well as any nearby sources, and the FCC mandated limits (3) antenna type: omni directional or directional(includes sectored) (4) a copy of the Environmental Assessment, only if the FCC requires one, shall be submitted to the Town. (5) location of any nearby reflecting surfaces or conductive objects that could produce regions of field intensification("hot spots") (6) status of FCC facility and site approval- (7) an updated Provider's Communication Plan must be provided for new towers or monopoles that are forty feet or taller, the applicant shall demonstrate that the engineering of the pole or tower and the placement of ground mounted facilities will accommodate other providers' facilities. The owner of the tower or pole and the property on which it is located must certify that the pole or tower is available for use by another wireless telecommunications provider on a reasonable and non-discriminatory basis. C. Minor ern unie tion communication Facilitiesfacilities: 1. General Standards standards forM -minor Facilitiesfacilities: a. Minor facilities may not exceed 40 feet in height unless otherwise specified herein. b. Minor facilities are exempt from parking requirements specified in Chapter 2744-, unless required by P, Planning and Zoning Administrator or Development Review BoardR . 2. Tier I Minor Facilities: a. The Planning and Zoning Administrator may elect to make a determination on a Tier I application or forward to the Development Review Board for consideration. All property owners within 300' of the facility will be notified by mail and provided with 15 days to respond. The P&Zlanning and Zoning aAdministrator may require a neighborhood meeting. b. All Tier I Minor Facilities shall be constructed using stealth applications that result in the communication facility being entirely indiscernible as a facility because it appears as a functional component of a building,structure,or the landscape. c. All Tier I minor facilities shall meet the following criteria: 9-9-30 CHAPTER 9 CONDITIONAL USE REGULATIONS (1) They shall be located on existing buildings, utility poles, communication facilities, or other existing-structures. (a) A replacement utility pole or structure may be utilized only if it closely resembles the original utility pole or structure. (b) The height of the utility poles, communication facilities, or other existing structures shall not add more than 20%to the original height up to a maximum of eighty(80) feet or the regulated height of the utility poles, communication facilities, or other existing structures whichever is less. (c) For utility poles or other similar structures the diameter may be increased up to sixty percent. (2) Or they shall be located within concealment structures such as flagpoles, cactus, or desert trees that are entirely camouflaged. (3) Unlimited Collocations on all existing facilities. (4) Flagpoles utilized, as an alternative concealment structure shall not exceed 1.25 times the height of the nearest structure and a total diameter of thirteen inches. 3. Tier II Minor Facilities a. The Development Review Board shall make a final determination on all Tier II applications, except when a proposed new facility exceeds the building height restrictions of the underlying zoning district. In this case,it shall also be reviewed by Town Council. b. All property owners and HOAs within 600' of the facility will be notified by mail and provided with 15 days to respond. The P&Z—alanning and Zoning Administrator may require a neighborhood meeting_ c. All Tier II Minor Facilities shall be constructed using stealth applications that result in the communication facility being incorporated into a building, structure, or the landscape to the greatest extent feasible;however,it remains discernable as a facility. d. All Tier II minor facilities shall meet the following criteria: (1) New monopoles or towers that are forty feet or less in height. The overall height may be increased to fifty feet only if the site will be immediately utilized for collocation.The increase in height will be the minimum required to support collocation. (2) Collocation on existing structures are subject to the following requirements: (a) The height of the utility poles, communication facilities, or other existing structures shall not add more than 30% to the original height up to a maximum of eighty(80) feet or the regulated height of the utility poles, communication facilities, or other existing structures whichever is less. 9-9-31 CHAPTER 9 CONDITIONAL USE REGULATIONS (b) For utility poles or other similar structures the diameter may be increased up to sixty percent. (c) Collocations on all existing monopoles or towers whereby the total number of additional appurtenances is less than twenty:-five percent of the original number may be approved by the Planning and Zoning Administrator. D. Major Communication communication Facilities facilities 1. Major Communication communication facilities are those facilities that do not meet the minor communications facilities criteria. 2. They are subject to a conditional use permit. Once a use permit has been obtained, a Communication Facility application shall be submitted for Development Review Board approval. All property owners within 600 feet must be notified for the use permit. 3. Tier II stealth criteria apply to all major communication facilities. 4. All Maier-major Communication communication Facilities facilities shall meet the following criteria: a. The height of a facility shall not exceed the height established in the criteria for minor facilities, except that they are allowed up to 150' in C-1,C-2,and T-P zoning districts. b. A minimum of one parking space must be provided unless specifically waived by the Planning and&Zoning Commission and Town Council. I Sec. 9 118 1123 —Special Use Permits for Temporary Uses I A. Administrative Approval-approval Refuiredreq aired The Planning and Zoning DirectorAdministrator may approve permits for special uses (see Sec. 2-101 for definition) for any temporary use of property, developed or undeveloped, within the Town of Oro Valley. I B. Application S - al-submittal and Feefee Not less than 15 days prior to the scheduled event,the applicant shall present five copies of an application, to include the following materials,for review by the Planning and Zoning Administrator: 1. A location map of the subject property; 2. A dimensioned site plan indicating the layout of the proposed special use and the number of parking spaces used,if applicable; 3. Duration of the use/event and daily hours of operation; 4. Proposed signage (including banners), if applicable (see Sec. 12 1021 , No. 3Article 12-1 for Temporary Sign Waiver procedure); 9-9-32 CHAPTER 9 CONDITIONAL USE REGULATIONS 5. Writtenp ermission of the property owner,if other than the applicant; 6. Estimates of traffic impacts and potential crowds; 7. Additional security and maintenance measures, and traffic control to be employed,if applicable; 8. Lighting/electrical plan,if applicable,and; 9. A non-refundable application fee,per the adopted fee schedule, assessed on a sliding scale basis,with special consideration given for not-for-profit, civic,philanthropic or similar special use events. At his/her discretion, the Planning and Zoning Direetor-Administrator may waive certain submittal requirements, including the application fee, if deemed unnecessary or inappropriate, based on the nature of the request. C. Criteria for-Appfevialapproval Upon staff certification that all required information has been submitted, the materials will be disseminated to the Police Department, Building Codes Department, the Fire Protection/Emergency Service provider, the Town Clerk's office and any other department requiring review of the plans, based on the special use requested. Each reviewer will be required to provide comment to the Planning and Zoning D r Fetor Administrator within 5 working days of receipt. The Planning and Zoning Difeetof Administrator shall consider the responses from the reviewing departments and the potential negative impacts of the proposed special use on surrounding properties with respect to: 1. Damage or nuisance arising from noise, smoke,odor,dust,vibration or illumination; 2. Hazard to persons and property from possible explosion, contamination,fire or flood; 3. Unusual volume or character of traffic not adequately addressed through traffic control measures;and, 4. Compatibility of said special use with the surrounding area D. Approval and is-suanee-issuance of Special Use Permit 1. If all four findings are met and all Town concerns are, or can be satisfied, the Planning and Zoning Director-Administrator may approve and authorize issuance of the requested special use permit. A time limit, not to exceed 60 days, and any other conditions deemed necessary to protect the public health,safety and general welfare,may be imposed as conditions. 2. At his/her discretion, the Planning and Zoning D-iree :Administrator may grant temporary modifications to Zoning Code requirements specific to the needs of a special use on a case-by-case basis. Any such modification approved shall not be construed as precedent setting, nor shall it be deemed applicable to any other special or permitted use. E. Other 1e.rm --perm its Requifedrequired 9-9-33 CHAPTER 9 CONDITIONAL USE REGULATIONS Subsequent to approval, the applicant for the special use permit must obtain from the Town Clerk all necessary business and tax licenses required to operate within the Town. F. Revocation of Special Use Permit The violation of any condition imposed by the Planning and Zoning 13i toy--Administrator on special use permit approval shall constitute a violation of this ordinance and, subject to 24 hours' notice, said permit may be revoked. If revocation of a special use permit occurs, said special use must be curtailed at the end of the 24 hour notification period. Sec.941-9 1133 —Car Rental Establishments A. Parking lots used for the storage of rental cars shall meet the screening requirements and minimum number of parking spaces in compliance with Chapter 1427, Off-Street Parking, Chapter 14, Landscape and Buffer yard requirements,and any applicable overlay district. B. There shall be no car washing,cleaning or repair activities of rental cars permitted on site. C. Parking lots larger than 25 spaces devoted solely to the parking of rental cars shall be prohibited. Sec. 9 1.20 Art C Iefie' s hours that the gallery is open. ... - • - - ... . .- .. , • , . , -.-, ,• • ••. • -. . - . ••• '4:•: 9-9-34 Loam is T rA) Z 1 , K\t' -k Commercial Code Revisions Bill Adler 10/11/04 Chapter 8 C-N Purpose: I disagree with the proposed wording. A neighborhood commercial district should not be a"hub of activity". The acceptable uses are first,and foremost,to be compatible with nearby residential environments, which is to say, not negatively impactful as to traffic congestion; noise or light. Hours of operation are to be sensitive to residential living, and permitted uses are responsive to the frequent needs of a neighborhood. Under NO circumstance, should a C-N district contain one use. Use Regulations I disagree with the proposed square footage for various retail uses. As far as I know, the Town has no evidence from retail establishments that these numbers are viable considering the size of our population within the neighborhoods where C-N could be applied. In Oro Valley, we have already some major discount operations, and have property zoned appropriately ro riately for more. The competitive impact of these discounters changes the size of retail uses that may survive within C-N. It is for these, and other, reasons that I have suggested time and again that available C-N parcels be covered by Specific Plans. Some smaller parcels may contain retail uses that may require far larger set backs from residential property lines than the conventional standard. By establishing the locations for permitted uses for each parcel before the submittal of a development plan, the Town takes the anxiety out of living near a proposed C-N district. It also enables the property owner to expedite the permitting process by complying with already adopted plans. As far as corporate or professional offices are concerned,I see no reason why such offices should be limited to 5,000 square feet. The combination of office use with associated retail can be ideal within a C-N district. Taking the property at the north end of the Kai property, which was designated as C-N in the proposed Plan, is an example. Any use not approved within the C-N district,needs to be applied for, and the burden is the applicant's to demonstrate before the Planning Commission and Council that the proposed use is acceptable. Analogous uses should not be the determination of the Planning Administrator. I oppose the option to extend hours of delivery and operation in a C-N district. I oppose live entertainment in a C-N district regardless of setback requirements. A comedy club, for example, is not consistent with the purpose of C-N. Commercial Code Revisions Page two Bill Adler C.U.P. Uses If expansion of use beyond 5,000 square feet is to be permitted, a maximum size must be provided, otherwise use becomes regional,and not neighborhood compatible. Site Standards 8-104 The Minimum size of 5 acres should be retained to prevent unwanted and unattractive mini markets proliferating in Oro Valley. "Neighborhood Scale" is less an issue of property size,than type of use. If C-N parcels are covered by specific plans, permitted retail uses will establish the appropriate scale for each neighborhood affected. Therefore,there is no need for a maximum property size. Property Development Standards 8-105 Building Height The predominant height within an abutting residential neighborhood must determine the maximum height within the C-N district. An adjoining residential neighborhood may allow 25foot homes, but the majority of homes may be single story at 18 feet. Yards& Setbacks 50' is insufficient for a commercial use adjacent to a residential neighborhood, whether the neighborhood is multi family or single family. With deliveries starting possibly at 6am or 7am,the setback needs to be at least 50 yards,not feet. If the use is a fast food or take out,mini mart or gas station I've have previously indicated that the setback should be 1,000 feet requiring the use to be centrally located on the property, or toward the front further from the property line. C-1 Purpose: Uses are significant traffic generators and therefore cannot be compatible with adjoining residential neighborhoods. Recognizing the incompatibility changes the yard and setback requirements. Consequently, C-N standards would NOT apply. Regulations If Auto parts or service were permitted,why wouldn't a gas station with service be permitted? Commercial Code Revisions Page three--Bill Adler C-2 Yard& setback requirements have to be significantly greater than 50 feet when adjoining a residential neighborhood. T-P I believe the minimum size for this district must be significantly greater than 5 acres considering that the district permits uses that can generate noise and general disturbance. This means the yard& setbacks must be greater as well. Again, a 50' setback from residential is not nearly enough. Parks& Open Space I have always opposed permitting communication facilities of any description within this di stri ct. Chapter 9 Convenience Uses I oppose the 250' setback for a convenience use that offers food/drink take out or is a gas station when adjacent to a residential neighborhood. The limitation on number of convenience uses in a center: one Tier I, and one Tier II,per 5 acres. I disagree that auto service is a Tier I convenience use. I believe it is Tier II. I'll repeat a previous suggestion that no car washes be permitted on less than a 5 acre site. That no Tier II convenience use be permitted on less than a 5 acre site. I'll also repeat an often-made suggestion that Quality Standards for non-residential uses be detailed. I have previously provided suggestions for those standards. From time to time, applicants use the words, "upscale"to describe an intended use. The code needs to place some definition around what the Town understands to be "quality"when applied to several non-residential uses. 9-102B.6. I oppose the text change made. There are elevated views to be preserved. 9-l 09B.2.a. I oppose the deletion of this section. Redundancy of use at an intersection is in compatible with upscale, distinctive appearance and design. 9-1090.2.a. I oppose the deletion of this section. As above. My notes are from 2002. I've not seen a current code draft. I oppose the deletion of the minimum size for C-N, as that could result in several small convenience uses adjacent to neighborhoods scattered over the Town. The cap on the maximum size of C-N I also oppose. In the case of the C-N property designated in the proposed General Plan at the northern end of the Kai property,the property would immediately be upgraded to C-1, because the property exceeds the cap. A greater intensity than was intended for that property is not in the community's interest. Of course, it is my belief that all properties designated during the General Plan update process were illegal, having violated the public hearing procedure. But, this Kai property piece serves as an example. ii •`is%';ix t".?. # �''ss July 4, 2002 r = • Mayor Loomis Town of Oro Valley I have enclosed copies of my most recent notes to staff and the Planning Commission on revisions to the Commercial Code. Some of my ideas have been incorporated. I'm asking that the Council consider the remainder when the Chapters come before you for adoption. Of greatest importance to me is that the Council carefully consider the reduction in minimum size of the C-N zone. 1. The Commission was not provided a map with the specific parcels shown that would be eligible for commercial use under the revision, and the neighbors surrounding those parcels have not been advised. a. This means the Commission was not able to assess the potential impact upon the neighborhood, and the neighbors have not been given the chance to comment upon the personal impact. 2. On smaller C-N properties, a convenience use is not sufficiently buffered from neighborhood property lines. I believe any convenience use—either Tier I or II— must be 1,000 feet—not 250 feet—from the property line. 1110 a. The potential impact of 7 day, ten to twelve hour per day retail use on smaller C-N properties has not been discussed by the Commission 3. Since residential uses are proposed to be allowed within commercially zoned property,the landscaping,buffering, parking, recreational needs of any residential type of use within C-N or any other commercial zone must be further detailed. a. If the residential use permitted is apartments, the Town and neighbors need sufficient detail in the code to prevent the apartments from being low-income housing, and an eventual slum. b. The topic focus groups, which dealt with housing, did NOT support any type of housing other than upper income, high quality, consistent with the character of Oro Valley. I. "affordable" housing is an agenda item for staff, not the residents of Oro Valley. 2. Placing residences within commercial uses (Mixed Use )has yet to be adequately defined to the Steering Committee. Staff is procrastinating on a clear definition, and expecting the General Plan to contain a property classification,which is undefined in terms of size, density and type of use. 3. Placing residences close to activity centers, and close to transit is not supported by the available research gathered from the phone survey, and topic focus groups. Oro Valley residents choose to live away from—not closer to—activity/ commercial centers. Mayor Loomis July 4, 2002 Page two 4. The topic focus group, which dealt with transportation, was clearly not supportive of mass transit, and only supported an expansion of Coyote Run. Again, Mixed Use, which in theory is to mix residents with commercial, is an agenda for staff, and unsupported by Oro Valley residents. Mycomments consistently have supported covering vacant property with Specific Plans. Specific Plans were called out within the 1990 General Plan. I have submitted comments requesting that Specific Plans be re inserted as a policy in the current General Plan. I q g have rovided copies of those written comments to the Steering Committee since staff p never responds to comments. There's been no willingness on the Steering Committee to discuss written comments provided either through the website or directly to staff and the Committee. Specific Plans have not been explained to the Steering Committee. Specific Plans give the Town and neighbors the chance to know in advance what the approved uses are within property in the area. The property owner also knows in advance of submitting a development plan what is approved. Compliance with the Specific Plan speeds the permitting process, which is one of the criticisms I hear most often from builders, developers and property owners. The code must retain the Board of Adjustment for appeals of an Administrator's interpretation, and not the Planning Commission. This relates to interpretations of "Analagous Use". The standards for judging an appeal at the Board of Adjustment are firm and established. None exist at the Planning Commission. Thanky ou in advance for making these comments part of your Council deliberation on the Commercial Code proposed changes. Bill Adler July 2, 2002 Commercial Code Chapters 3, 4, 8 and 9 Revisions Because 3 minutes is insufficient to comment on any combination of the chapters, I am providing my remarks in writing. Chapter 8 I have consistently asked for justification for the reduction in minimum size for C-N. • Permitted and conditional uses in C-N are improper for 1 to 3 acre properties o Insufficient setbacks of Convenience uses from adjacent residents-not 250' —must be 1,000' o Insufficient noise containment- can't have audible sound at property line with residential uses in the immediate area. o Insufficient consideration of 7 day, hour of operation impact of retail uses o Insufficient residential specification mixed with commercial uses • Residential size, location, density, rec. area detail, parking& lighting separation/screening from Commercial uses • No map of properties where smaller C-N uses may be approved with notification to the surrounding neighbors o Identified properties should be covered by a Specific Plan versus waiting for a developer's proposal. This would be"planning". ■ Specific Plans provide chance for neighbors to comment and concur prior to development plan submittal Mixing residential uses in a C-1 or C-2 zone, with 60,000+ sq. ft. retail uses is not an upscale concept. • Residential recreational needs; privacy; quiet, and separation from commercial lighting and parking are not adequately described. Chapter 3 Sec. 3-104 General Requirements • Prior to submittal of the Site Analysis, it is strongly recommended that the petitioner conduct a neighborhood meeting within the area potentially impacted by the proposal • The initial neighborhood meeting will be concluded two weeks prior to the scheduled date for P&Z public hearings. • Viewsheds o Perspective of the post-development photos or graphics shall include views from the site itself to off site features. Part II Land Use • Developer to present design concepts derived from the analysis of the site's characteristics, and the neighborhood meeting comments. • Recreation &Trails o Establish compliance with report from the Oro Valley Trails Task Force P&Z Meeting July 2, 2002 Page two Sec. 3-302 C. Chapter 3 Thero osed development shall promote a desirable relationship of structures to one p p another; open n ther;to spacesand topography, and to significant environmental, biological, p wildlife conditions or features both on the site and in the surrounding neighborhood Chapter 4 Sec. 4-202 Preapplication conference A. During stage,sta e,the subdivider provides results of the initial neighborhood meeting and his intentions to the Development Review Committee. Sec.4-204 Development Review Committee The following investigations: B. Compliance with General Plan vision, goals and policies Sec. p 4-302 Compliance with Zoning Regulations–ADD: General Plan vision, goals and policies Sec. 4-305 Contents Note 5: ADD: General Plan policy compliance General Notes F. Provision of Recreational Area c. Credit forp rotecting environmentally sensitive areas is inconsistent with requirement to comply with General Plan policies. Sec. 4-310 Preliminary Plat Review • Copies of the plat should be distributed to neighboring residents prior to scheduling of initial neighborhood meeting Article 4-5 Sec. 4-502 Compliance with Zoning The development shall be designed to meet the specific requirements for the zoning district within which it is located, and the vision, goals and policies of the General Plan. Chapter 9 Sec. 9–102: I havep reviously requested that Quality Standards for specifically acceptable uses be detailed. Suggestions have been previously provided. Architecture c. Further control the compatibility of Awnings with the overall treatment of the building. (Chicago Bar& Grill) 9.c. Courtyards and Atriums are desirable H. Noise 1. With residential uses permitted within the same commercial property, no audible sound outside the building is acceptable M. Canopies 1. double negative t P&Z Meeting July 2, 2002 Page three 41111 Sec. 9-108 New Utility Poles B. Conditional use permit considerations • Impositions upon scenic views form residents or from scenic corridor roadways identified within the General Plan Sec. 9-110 Convenience Uses A. Tier I 1. Convenience use proposals submitted shall comply with General Plan Goals and Policies B. Location I. No convenience use shall be located closer to residents within the same property or an adjoining residential district than 1,000 feet C. Noise 1. Noise from drive-through speakers shall not be audible outside beyond the property line when residential uses are permitted within the same mixed-use property. Tier II B. Specific Use Requirements • Add Quality Standards as previously requested • Commercial. Lighting plus Headlight impact on residents within 1 to 3 acre 110 commercial properties must be considered. Minimum size should remain 5 acres • Minimum building site of 5 acres is required. This allows enough separation of uses from residential uses and adjoining properties. • Must not allow car washes of any type on less than 5 acre site Bill Adler