Tuesday, July 5, :00 p.m.

Transcription

1 Minutes Granbury City Council Regular Meeting G Tuesday, July 5, :00 p.m. City Hall, 116 W Bridge St. Granbury, Texas The City Council of the City of Granbury, Texas, convened in regular session on July 5, 2016, at 6:00 p.m. in the Council Chambers of City Hall, 116 West Bridge Street, with the meeting being open to the public and notice of said meeting, giving the date, place and subject thereof, having been posted as prescribed by V.T.C.A., Government Code, Chapter 551, with the following members present, to-wit: Nin Hulett, Mayor Place 1 Tony Allen, Councilmember Place 2 Gary Couch, Councilmember Place 3 Rose Myers, Councilmember Place 4 Tony Mobly, Councilmember Place 5 Mickey Parson, Mayor Pro Tern Place 6 Chris Coffman, City Manager Walter Leonard, City Attorney Carla Walker, City Secretary CALL TO ORDER Mayor Hulett called the meeting to order at 6:00 p.m. announcing that all Councilmembers are present. INVOCATION Chris Coffman, City Manager, gave the invocation. PLEDGE OF ALLEGIANCE AND TEXAS PLEDGE The Pledge of Allegiance and Texas Pledge were recited. PRESENTATIONS Texas Police Chiefs' Association (TCPA) Best Practices Program Representative, Chief Rob Severance of the Cleburne Police Department, presented a recognition award to the Granbury Police Department for becoming a "Recognized Law Enforcement Agency" of the TPCA Best Practices Program. Granbury Police Chief, Mitch Galvan, presented the Chief's Coin Award to Officer Jeremy Ballew and the Police Department Life Saving Award to Officer Colin Walker. Mayor Hulett presented the Finance Department the Financial Transparency Award from the Texas Comptroller of Public Accounts. CITIZEN PARTICIPATION No one present requested to speak.

2 CONSENT AGENDA 1. Consider approving Council meeting minutes: June 21, 2016 Regular Meeting. 2. Consider approving the North Central Texas Public Works Mutual Aid Agreement with the North Central Texas Participating Local Governments. Councilmember Allen made a motion to approve the consent agenda as presented. Motion seconded by Councilmember Mobly. Motion carried with 5 ayes and 0 nays. DELIBERATION AGENDA 3. Consider all matters incident and related to the issuance and sale of the City of Granbury, Texas General Obligation Refunding Bonds, Series 2016, including the adoption of Ordinance authorizing the issuance of such bonds, establishing parameters for the sale and issuance of such bonds and delegating certain matters to an authorized official of the City. Eva Gregory, Director of Finance, explained that City staff was made aware of an opportunity to refinance the following obligations: $3,435,000 Combination Tax and Revenue Certificates of Obligation, Series 2007 $1,745,000 General Obligation Refunding Bonds, Series 2008 $1,010,000 General Obligation Refunding Bonds, Series 2011 Highlights of the proposed refunding: The GO Refunding Bonds, Series 2016 are assumed to be dated August 1, 2016 and delivered August 4, The estimated interest rates and yields used in the preliminary calculations on May 25th produced a True Interest Cost (TIC) of %. The average rate of interest on the refunded obligation is %. The refunding produces an estimated Net Present Value Savings of $470,945 or 8.05% of the refunded debt. All savings is " net" of all transaction costs. Joey Durker, Hilltop Securities, explained thatthe sale will only occur if the following parameters are met: The True Interest Cost of the bond shall not exceed 2.75%; the aggregate principal amount of the bond sha ll not exceed $6.4 million; the refunding of the refunded bonds shall produce a Net Present Value savings of at least 6% of the principal amount; and the final maturity will be no later than August 15, Councilmember Allen asked if the term of the refinanced bond will extend the term of the loan. Durker confirmed that it will not extend the term, the three bonds being refinanced have the same term limit. Gregory added that the City is not allowed to extend the length of the bond once it is initially called. Mayor Pro Tern Parson made a motion to adopt Ordinance authorizing the issuance and sale of City of Granbury General Obligation Refunding Bonds, Series 2016 subject to the parameters established therein. Motion seconded by Councilmember Mobly. Motion carried with 5 ayes and 0 nays. 4. Public hearing and consider approving a request of Josiah Ventures, Ltd. to: Execute a Facilities Improvement Agreement (FIA) for the infrastructure proposed within the subdivision. Estimated cost of those improvements total - $679, for water, wastewater, storm drainage, and private street improvements, and Final Plat a acre tract of the Martin Setzer Survey, Abstract# 502 as Lots 2-28, Block 1 and Lots 29-45, Block 3 of the Josiah Estates Addition, Phase 2. The property is located east of Water's Edge Dr., and north of Joshua Way. Granbury City Council Meeting Minutes 2/

3 Scott Sopchak explained that the applicant is proposing to Final Plat 44 residential lots for Phase 2. The property was Rezoned to Single-Family Residential 'R-8.4' in July 2006 along with the review and approval of the Preliminary Plat. The Zoning was changed to Planned Development/R-8.4 (PD/R-8.4) on August 5, 2008 in order to reduce the rear setbacks from 30 feet to 20 feet and the interior side setbacks from 15 feet to 5 feet minimum for both sides. The Final Plat application appears to be consistent with the Preliminary Plat subm ittal. The Planning and Zoning Commission, in concurrence with City staff, unanimously recommends approval of the Final Plat. It appears to be consistent with the approved Preliminary Plat previously approved by Council and also it appears to meet all the requirements of the Subdivision Ordinance. There are no variances being requested as a part of the Fina l Plat application. Mayor Hulett opened the public hearing for this item at 6:36 p.m. With no one present who requested to speak, Mayor Hulett closed the public hearing at 6:36 p.m. Councilmember Couch made a motion to execute a Facilities Improvement Agreement (FIA). Motion seconded by Mayor Pro Tern Parson. Motion carried with 5 ayes and 0 nays. Councilmember Allen made a motion to approve the Final Plat of Josiah Estates Addition, Phase 2 as presented. Motion seconded by Councilmember Myers. Motion carried with 5 ayes and 0 nays. 5. Public hearing and consider adopting Ordinance regarding a request of Timothy Arterberry to Rezone Lot 5, Block B of the SW Parkway Industrial Park Addition from Interim Holding (IH) to Heavy Commercial (HC). The property is addressed as 106 Pirate Dr. Scott Sopchak explained that the applicant wants to reopen a former auto repair business which was located on-site. The property has been zoned Interim Holding {IH) since annexation in The Planning and Zoning Commission, in concurrence with City staff, unanimously recommends approval of Heavy Commercial (HC) Zoning. This request is complaint with the Comprehensive Plan and there are commercial uses adjacent to this property. Mayor Hulett opened the public hearing for items 5 and 6 at 6:45 p.m. With no one present who requested to speak, Mayor Hulett closed the public hearing at 6:45 p.m. Councilmember Couch made a motion to adopt Ordinance as presented. Motion seconded by Mayor Pro Tern Parson. Motion carried with 5 ayes and 0 nays. 6. Public hearing and consider adopting Ordinance regarding a request of Timothy Arterberry for a Specific Use Permit (SUP) to allow the operation of an "Auto Repair Shop- Major'' on Lot 5, Block B of the SW Parkway Industrial Park Addition. The property is addressed as 106 Pirate Dr. Scott Sopchak stated that the proposed use for the property is for major auto repair. The applicant requested Heavy Commercial (HC) Zoning in order to seek a Specific Use Permit (SUP) for Major Auto Repair. The Planning and Zoning Commission, in concurrence with City staff, unanimously recommends approval of the SUP along with the following conditions required as Supplemental Standards contained within the Zoning Ordinance. The Specific Use Permit shall automatically expire 1 year from City Council approval; Shall not be used for the storage of wrecked vehicles or the dismantling of vehicles or the storage of veh icle parts, and; Granbury City Council Meeting Minutes 3 I I

4 All vehicles being stored for repair shall be screened from all public rights-of-way. [shall be located inside the building off-hours, or screening shall be provided by the applicant for outside storage] At this time, there is no screening compound, therefore, vehicles being repaired must be stored inside. The applicant is aware. Public hearing information is listed with item 5. Councilmember Mobly made a motion to adopt Ordinance with the supplemental standards as presented. Motion seconded by Councilmember Myers. Motion carried with 5 ayes and 0 nays. 7. Public hearing and consider adopting Ordinance regarding a request of Ryan Hadorn for a Specific Use Permit (SUP) to allow the operation of "Motorcycle Sales & Service, Used" in a Heavy Commercial (HC) zoning district. The property is addressed as 2608 E. Hwy Scott Sopchak explained that the applicant is proposing to sell and service used motorcycles. In addition, the applicant will be displaying motorcycles for sale within the parking lot. All repair work will take place within the building. The property was previously occupied by an ATV sales and service business which had a prior SUP issued to accommodate the use. Adequate paved parking is provided on the site to support the proposed use. The Planning and Zoning Commission, in concurrence with City staff, unanimously recommends approval of the SUP to allow for the daily outdoor display of used motorcycles for sale in conjunction with the service of used motorcycles with the following conditions: The Specific Use Permit shall expire 1 year from City Council approval; Motorcycles shall be displayed as delineated on the attached site plan. Outdoor repair is prohibited. The merchandise shall be situated in a manner not to block ingress/egress to the building or required parking spaces; The outside display will be allowed during standard business hours, 7:00 a.m. to 7:00 p.m. Mayor Hulett opened the public hearing for this item at 6:51 p.m. With no one present who requested to speak, Mayor Hulett closed the public hearing at 6:51 p.m. Mayor Pro Tern Parson made a motion to adopt Ordinance with the conditions as presented. Motion seconded by Councilmember Allen. Motion carried with 5 ayes and 0 nays. 8. Public hearing and consider approving a request of Shane Timm to Replat Lots 18-20, Block 1 of the Sky Harbour Addition, Section 1 as Lot 18R, Block 1 of the Sky Harbour Addition, Section 1. The property is located at the intersection of Scorpio Dr. and Apollo Ct. Scott Sopchak stated that the application owns all three lots and wants to Replat into one lot. There is no Zoning, the property is in the Extra Territorial Jurisdiction area for the City of Granbury. The Planning and Zoning Commission (P&Z), in concurrence with City staff, unanimously recommends approval of the following variances : Variance is requested to Section 1.9.E (Public Improvement Policy) not to provide fire hydrants Variance is requested to Section 3.9 & 4.6 regarding centralized water mains. Variance is requested to Section 3.9 & 4.5 regarding centralized wastewater mains. Variance is requested to Section 3.1 regarding streets, to not improve adjacent street to an urban standard street. Variance is requested to Section 4.8 regarding the installation of street lights. Granbury City Council Meeting Minutes 4 I I

5 P&Z also recommended approval of the Re plat as presented by the applicant. Mayor Hulett opened the public hearing for this item at 6:55 p.m. With no one present who requested to speak, Mayor Hulett closed the public hearing at 6:55 p.m. Councilmember Myers made a motion to approve a request of Shane Timm to Replat Lots 18-20, Block 1 of the Sky Harbour Addition, Section 1 as Lot 18R, Block 1 of the Sky Harbour Addition, Section 1 along with the said variances as presented. Motion seconded by Councilmember Allen. Motion carried with 5 ayes and 0 nays. 9. Public hearing and consider adopting Ordinance regarding a request of David Southern to Rezone Lot 6, Block loor of the Barton Addition from Light Commercial (LC) to Interim Holding (IH). The property is addressed as 805 Lipan Hwy. Mayor Hulett explained that the applicant has submitted a request for Council to table this item for further research and asked that it be brought back before Council on August 16, 2016 Mayor Pro Tern Parson made a motion to postpone until August 16, Motion seconded by Councilmember Couch. Motion carried with 5 ayes and 0 nays. 10. Public hearing and consider approving a request of David Campbell to Final Plat a acre tract of the Martin Setzer Survey, Abstract # 502 as Lots 1 and 2, Block 1 of the David Campbell Addition. The property is located east of Liberty Rd. on E. Hwy Scott Sopchak explained that there is no proposed use at this time, the owner wants to sell the two-acre lot [proposed Lot 2, Block 1] on the west side of the tract. The perspective buyer has no immediate plans to build. The property was annexed in 1996 and has been zoned Interim Holding (IH ) since annexation. The property is still in survey. The Preliminary Plat was condit ional ly denied by City Council on April 5, 2016 pending an easement agreement with at least one of the ne ighboring property owners in order to tie into sewer/water lines. Public Works Department has secured the necessary water/sewer easements so that this property could be developed. The following variances were approved by City Council on April 5, 2016 as a part of the Preliminary Plat application. Variance is requested to Section 3.1.E to not improve Hwy 377 to the urban standards. Variance is requested to Section a to not install sidewalks along the street frontage. (A note has been placed on the plat that requires the owner to provide a commercial sidewalk if and when Hwy 377 is upgraded.) Variance is requested to Section 4.8 to not install streetlights along the street frontage. The Planning and Zon ing Commission, in concurrence with City staff, unanimously recommends approval of the Fina l Plat and the following variances: Variance is requested to Section 3.9 and 4.6 to not provide water along the street frontage. Variance is requested to Section 3.9 and 4.5 to not provide wastewater along the street frontage Mayor Hulett opened the public hearing for this item at 7:02 p.m. With no one present who requested to speak, Mayor Hulett closed the public hearing at 7:02 p.m. Mayor Hulett asked if there are drainage issues for this area. Sopchak explained that City staff have not been made awa re of any drainage issues at this time. If a building or parking lot is proposed, a site plan will be brought forward and the City has the latitude to have the City Engineer look into storm water management. Granbury City Council Meeting Minutes 5/

6 Councilmember Mobly made a motion to approve the request of David Campbell to Final Plat a acre tract of the Martin Setzer Survey, Abstract # 502 as Lots 1 and 2, Block 1 of the David Campbell Addition along with the said variances as presented. Motion seconded by Councilmember Myers. Motion carried with 5 ayes and 0 nays. 11. Public hearing and consider approving a request of Gran Country, LLC to Replat a acre tract as Common Area 1, Block 2 of the Avalon Addition. The purpose of the Replat is to incorporate the previously un-platted 5 feet portion of an existing tract into the Avalon Addition to allow for an HOA area, ingress/egress and maintenance of the adjoining property. The property is located on Hill Blvd., east of Avalon Cir. Scott Sopchak stated that this is a piece of property that was discussed with the property to the east, during a prior Preliminary Plat request. It was availed that there was debate between the adjoining property owners, in which there was misunderstanding of a five-foot strip of land. Ownership has since been deeded to Stonegate townhomes as a homeowner's association common area. The proposed use is for an access easement, emergency access easement, and utility easement. This property effects thirteen homes within the homeowner's association and it is understood that the ultimate goal is for those thirteen to take ownership. The Planning and Zoning Commission unanimously recommends approval of the Re plat and variance. In a Memorandum dated June 13, 2016, the City Engineer recommended approva l ofthe following variance(s): Variance is requested to Section 3.1.E & 4.10.B of the Subdivision Ordinance to not increase Hill Boulevard rightof-way from 56-ft to 58-ft. (1/2 of the difference of the required 60' ROW]. Mayor Hulett opened the public hearing for this item at 7:10 p.m. John Hall, Fountain Way, made himself available for questions. Hall explained that the five-foot strip is the backyards of twelve homes and it is a side yard to the thirteenth home which is lake frontage. Hall also confirmed that initially, this fivefoot stri p of land will be owned by the homeowner' s association, but the homeowner' s association will be filling an additional Replat application to deed the land to the thirteen homeowners. With no additional speakers present who requested to speak, Mayor Hulett closed the public hearing at 7:12 p.m. Councilmember Allen made a motion to approve the request of Gran Country, LLC to Replat a acre tract as Common Area 1, Block 2 of the Avalon Addition with the said variance to Section 3.1.E and 4.10.B as presented. Motion seconded by Councilmember Mobly. Motion carried with 5 ayes and O nays. 12. Public hearing and consider adopting Ordinance regarding a request of Don Murphy to Rezone an approximate 8-acre tract of the Marcus Smith Survey, Abstract # 504 from Interim Holding (IH) to Planned Development/Multiple-Family (PD/MF). The property is located on Hill Blvd., north of E Hwy Scott Sopchak explained that the proposed use is for 128 Apartment [Multiple Family] units at a proposed density of approximately 16 units an acre. Base Multiple Family zoning allows up to 18 units an acre. The property has been zoned Interim Holding (IH) since it' s annexation in This allowed for the continued usage of the rural/estate which was owned by Mr. John Hill at the time of annexation. The property is still in survey. On February 22, 2016, Planning & Zoning Commission approved the Preliminary Plat. On March 15, 2016 the City Council denied the Preliminary Plat as presented by the applicant due to a possible five-foot land dispute between Mr. Murphy and the adjoiners to the west based on advice from the City Attorney at the Council meeting. Subsequently, the five-foot strip to the west beh ind the townhomes on Avalon Court has been deeded over to the adjoining Stonegate homeowner's association. On May 3, 2016 the City Council approved the Preliminary Plat. No Fina l Gran bury City Council Meeting Minutes 6/

7 Plat application has been filed at the time of this request. As underscored in previous public hearings, the Preliminary Plat alone does not create a legal lot of record to accommodate new development of this magnitude. Both the zoning and the final plat application would need approval to accommodate the proposed development. The current future land use map indicates the general area is earmarked for single-family residential development. The subject site is contiguous to high density residential (Stonegate) to the west and commercial/medical office building to the east. Sopchak detailed the variances under the Planned Development as requested: Front yard setback is 15 feet Side yard setback is 15 feet on the west side and 2 feet on the east side for the parking garages No rear yard setback because of the lake, rear units are not in the floodplain 10 feet minimum for all buildings or structures and/or whatever meets the adopted building code - whichever is more restrictive parking spaces per unit including assigned tandem spaces in front of attached garages, 2.02 per unit not counting tandem parking spaces Height at building plate line is 33 feet, Height at ridge line is 50' Midpoint ofthe gabled roof is 41.5 No masonry for carports (would result in a parking reduction) the developer is proposing metal In lieu of presenting a Tree Conservation Plan, the applicant submitted a Tree Relocation Plan as part of the Planned Development package to show where mature trees will be relocated. City staff proposed a supplemental standard to require an arborist chosen by City staff to supervise the tree relocation process, ensuring trees are removed without damage and once relocated, that each tree is in a state healthy enough to survive long term. Any relocated tree which has been damaged will be assessed. The applicant has submitted a Traffic Impact Analysis (TIA) to the City Engineer for review. The summary from Freese and Nichols, Inc. states that no mitigating improvements are warranted at this time due to the relatively minor impacts of the proposed site. Sopchak explained that Freese and Nichols recommended that the TIA be submitted to TxDOTto have them look into the timing of the traffic signal at Hwy 377 and Hill Boulevard. The Planning and Zoning Commission, by a vote of 4 ayes and 3 nays denied the request without prejudice. Mayor Hulett opened the public hearing for this item at 7:30 p.m. Michelle Davis, Avalon Court, questioned a portion of the application as it relates to City Code and stated that she is opposed to the apartment complex disguised under a Planned Development for variance requests that would not get approved otherwise. Davis also pointed out that the proposed Future Land Use Map marks this location for medium density. Davis asked that request be denied. Paul Cocanour, Avalon Court, stated that he would like to see a medium density town home development on this property. Cocanour believes that the use of a Planned Development is inappropriate because it is not an innovative concept, rather a typical high density apartment complex. Cocanour also commented on the proposed building height, setbacks, and not meeting the parking requirement set by City code. Mayor Hulett asked if the applicant had proposed additional parking. Sopchak stated that the applicant proposed additional parking spaces on parks green but the applicant would be further requesting a variance and relaxing the code more. Granbury City Council Meeting Minutes 7/

8 Councilmember Allen asked if apartments can have shared parking. Sopchak stated that onsite parking has to sustain itself. Shared parking through the form of a parking agreement would have to be considered by Council. Allen asked if changing setbacks are common. Sopchak stated that it is through the use of a Planned Development. Eve Behan, Avalon Court, stated that she does not see justification to Rezoning the property to PD/MF but would endorse a town home complex similar to Stonegate. Behan stated that the Stonegate homeowners want to promote utilization of land in a manor to ensure the best possible community environment in accordance to the Comprehensive Plan. Behan added that the applicant has not proven that this apartment complex is in the best interest of the City or that it is not damaging other property owners. Lee Walker, Sales and Marketing Consultant for Avalon Property, explained that original plans were to expand the townhomes to this property, however, after fifteen years, the company believes the market is right for a multifamily development. Walker stated that the intention is to build a product that all of Granbury can be proud of. Robert Hill, property owner, explained that his parents lived on the lot in question until deceased. Hill stated that his family has invested over $2.4 million into Granbury and would like to do more. Hill pointed out that the development would donate a new City park which would include the oldest freestanding wood structure in Hood County. Hill also commented on all that Don Murphy has invested in Granbury and stated that he is in favor of the request. Don Murphy, applicant, passed out minutes from the April 16, 2012 Planning and Zoning Commission meeting showing similarities between that request for Rezoning to Multifamily on Hill Boulevard and this Rezoning request today. Murphy also provided Council with a list of neighboring cities' parking codes for Multifamily districts and commented that Granbury has stricter parking codes. Faye Landham, Avalon Court, stated that a volunteer firefighter spoke at the Planning and Zoning Commission on how hard it is to get a firetruck into the Reserve on Lake Granbury. Landham also confirmed that parking is an issue. Councilmember Couch removed himself due to conflict of interest. Councilmember Mobly questioned the validly of the list of parking codes provided by Murphy. Councilmember Allen asked if Murphy would lower the apartment count to meet the City's parking code. Murphy asked for a compromise on parking in order to not lose additional trees and green space. Murphy stated that he would reduce a building if Council would be willing to relax the parking code. Murphy also pointed out that he has agreed to over $100,000 in improvements and modified the site plan to accommodate the neighboring town homes. Mayor Hulett explained that Council has always been willing to work with developers. Councilmember Myers commented on the concerns of accessibility for fire and emergency personnel. Murphy explained that the proposed development is in a "U" shape to allow for easy access, and turning radiuses have been approved by the City's Fire Inspector. Myers also stated concern with transplanting mature trees. Murphy answered that they will be moving Red Oaks and Live Oaks; explaining there are companies that do this and that is why they charge a high amount. Councilmember Myers pointed out that over 90% of the neighbors are not in favor of this development and asked if there is an agreement that all could come to. Murphy stated that if he needs to reduce the number of units to meet City Code, then he could do that. Myers asked if that would reduce the proposed building height. Murphy stated that he would eliminate a building, adding that the only three-story units are lake frontage. With no add itional speakers, Mayor Hulett closed the public hearing at 8:42 p.m. Walter Leonard, City Attorney, explained that any of the aforementioned modifications would first need to be brought back to the Planning and Zoning Commission for consideration before being acted on by City Council. Granbury City Council Meeting Minutes 8/

9 Councilmember Mobly made a motion to deny, without prejudice, Ordinance regarding a request of Don Murphy to Rezone an approximate eight-acre tract of the Marcus Smith Survey, Abstract # 504 from Interim Holding (IH) to Planned Development/Multiple-Family (PD/MF). Motion died for lack of a second. Councilmember Allen made a motion to postpone for additional information and request modifications to be reconsidered at the September 6, 2016 Regular City Council meeting. Motion seconded by Mayor Pro Tern Parson. Walter Leonard explained that this would delay the development and reiterated that the Planning and Zoning Commission cannot act on modifications as proposed by the applicant if Council postpones taking action on the applicant's original request. Councilmember Allen made a request to amendment the motion to postpone until August 2, Mayor Pro Tern Parson did not second the amendment. Motion denied by a vote of 0 ayes and 4 nays. Councilmember Myers made a motion to deny, without prejudice, Ordinance regarding a request of Don Murphy to Rezone an approximate eight-acre tract of the Marcus Smith Survey, Abstract# 504 from Interim Holding (IH) to Planned Development/Multiple-Family (PD/MF) as presented. Motion seconded by Councilmember Mobly. Motion carried with 4 ayes and 0 nays. EXECUTIVE SESSION Mayor Hulett announced at 9:11 p.m. that the City Council would recess to meet in closed sess ion, and that all Councilmembers were present. Pursuant to the Texas Open Meetings Act, Chapter 551 of the Texas Government Code, the City Council may convene in Executive Session to deliberate regarding the following matters: Sec Deliberation Regarding Real Property Mayor Hulett announced that the following executive sess ion items have been removed from the agenda. Sec Consultation with Attorney Sec Deliberation Regarding Economic Development Negotiations RECONVENE IN OPEN SESSION Mayor Hulett reconvened in open session at 9:22 p.m., announcing that no action was taken in closed sess ion. ADJOURNMENT There being no further business, Mayor Hulett announced the meeting adjo ATIEST: Carla Walker, City Secretary Granbury City Council Meeting Minutes Nin Hulett, Mayor ~,,, ////f/11 ~,,,~ G~'111q, ~'\ ~ -. ~ o'f... ~~ ~ ~ ~ ~ _,...,,,.. e - :: ~,... :. *.-v-c.. ~ ~ (): :?J~ : =-< ~. ;::.: ~... i ~ ~. ~ ~. ~... ~ % re- #' ~'111. XAS ~,,~"' ''""'" ~ ~ ~ 9/