HomeMy WebLinkAboutOrd 1126-2024-12 Rezoning Property at City Park Heights EastCITY OF ANNA, TEXAS
(Property rezoned under this ordinance is generally located on the north side of County
Road 371, 1,100 feet west of Bryant Farm Road)
ORDINANCE NO. 1126 - aoa 9 —10 ,
AN ORDINANCE OF THE CITY OF ANNA, TEXAS AMENDING THE CITY'S
COMPREHENSIVE PLAN, ZONING MAP, AND ZONING ORDINANCE AND CHANGING THE
ZONING OF CERTAIN PROPERTY AS DESCRIBED HEREIN; PROVIDING FOR SAVINGS.
REPEALING AND SEVERABILITY CLAUSES; PROVIDING FOR AN EFFECTIVE DATE;
PROVIDING FOR A PENALTY CLAUSE NOT TO EXCEED $2.000 OR THE HIGHEST
PENALTY AMOUNT ALLOWED BY LAW, WHICHEVER IS LESS; AND, PROVIDING FOR THE
PUBLICATION OF THE CAPTION HEREOF.
WHEREAS, the City of Anna, Texas ("City") has previously adopted ordinances, rules and
regulations governing the zoning in the City: and
WHEREAS, the City Council previously approved Res. No. 2024-04-1614 ("Pre -annexation
Development Agreement") on Property described and depicted in Exhibit A (Legal Description)
following the zoning in Exhibit B (Development Standards) as depicted in Exhibit C (Illustrative
Layout) ("Property") attached hereto and incorporated herein for all purposes as if set forth in full:
and
WHEREAS. said Property generally located on the north side of County Road 371, 1,100 feet
unrest of Bryant Farm Road, is being zoned to Planned Development (PD).
WHEREAS. the PD will include the following zoning districts with modified development
standards: Mixed Density (MD) District in conformance with the Pre -annexation Development
Agreement and associated exhibits attached hereto and incorporated herein for all purposes as if
set forth in full: and
WHEREAS. the Planning and Zoning Commission of the City and the City Council of the City of
Anna ("City Council") have given the requisite notices by publication and otherwise and have held
the public hearings as required by law and afforded a full and fair hearing to all property owners
and generally to all persons interested in and situated in the affected area and in the vicinity
thereof, the City Council has concluded that the Zoning Ordinance of the City should be amended
as set forth below,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ANNA,
TEXAS THAT:
Section 1. Recitals Incorporated
The above recitals are incorporated herein by reference for all purposes.
Section 2. Zoning Change
The Anna City Code of Ordinances are hereby amended by establishing the zoning of the Property
described in Exhibit A to Planned Development (PD) zoning with modified Development
Standards (Exhibit B) with the associated exhibits: Exhibit C (Illustrative Layout). Exhibit D-1
(Roadway Dedication Ferguson Parkway), Exhibit D-2 (Mantua Parkway),. and Exhibit I
(Architectural Styles -Midtown Descriptions)
Section 3. Official Zoning Map
The official Zoning Map of the City shall be corrected to reflect the change in zoning described
herein.
Section 4. Savings, Repealing and Severability Clauses
It is hereby declared to be the intention of the City Council that the words, sentences, paragraphs,
subdivisions, clauses, phrases, and provisions of this ordinance are severable and, if any phrase.
sentence, paragraph, subdivision. clause, or provision of this ordinance shall be declared
unconstitutional or otherwise invalid or inapplicable by the valid judgment or decree of any court
of competent jurisdiction, such unconstitutionality, invalidity or inapplicability shall not affect any
of the remaining words, sentences, paragraphs, subdivisions, clauses, phrases, or provisions of
this ordinance, since the same would have been enacted by the City Council without the
incorporation in this ordinance of any such unconstitutional, invalid or inapplicable words,
sentences, paragraphs, subdivisions, clauses, phrases, or provisions. Further, all ordinances or
parts of ordinances in force when the provisions of this ordinance become effective that are
consistent and do not conflict with the terms and provisions of this ordinance are hereby ratified
to the extent of such consistency and lack of conflict, and all ordinances or parts of ordinances in
force when the provisions of this ordinance become effective that are inconsistent or in conflict
with the terms and provisions contained in this ordinance are hereby repealed only to the extent
of any such conflict.
Section 5. Penalty
Any violation of any of the terms of this ordinance, whether denominated in this ordinance as
unlawful or not, shall be deemed a misdemeanor. Any person convicted of any such violation shall
be fined in an amount not to exceed $2,000 for each incidence of violation. Each day a violation
exists is considered a separate offense and will be punished separately.
Section 6. Publication of the Caption and Effective Date
This ordinance shall be effective upon its passage by the City Council, approval by the Mayor,
and posting and/or publication, if required by law, of its caption. The City Secretary is hereby
authorized and directed to implement such posting and/or publication.
2
PASSED by the City Council of the City of Anna, Texas this 17th day of December 2024.
ATTESTED:
APPROVED:
arrie L. Land, City Secretary P"e ain, Mayor
THE CITY OF
Anna
Exhibit A
METES AND BOUNDS DESCRIPTION OF THE PROPERTY
City Park Heights East DEVELOPMENT AGREEMENT — Exhibit A
EXHIBI I "A" - LEGAL UE6UHIH I IUN
BEING a 62.41 acre tract of land situated in the James C. Burge Survey, Abstract No. 106, Collin
County, Texas, same being a portion of that tract of land conveyed to Samuel Harry Collins, Trustee
of the Revocable Collins Family Trust, by deed recorded in Instrument No. 2022000114771, Official
Public Records, Collin County, Texas, and being more particularly described by metes and bounds
as follows-.
COMMENCING at a mag nail found for corner, said corner being the Southwest corner of a 60 foot
Right -of -Way dedication shown by Joe Bryant Elementary School Addition, an addition to the City of
Anna, Collin County, Texas, thereof recorded in Instrument No. 2005-0108630, Official Public
Records, Collin County, Texas, same lying along the centerline of County Road 371 (a public Right -
of -Way), same being the Southwest corner of a tract of land conveyed to North Texas Annual
Conference of the United Methodist Church, by deed recorded in Instrument No. 2023000111102,
Official Public Records, Collin County, Texas;
THENCE North 89 degrees 18 minutes 17 seconds West, along the centerline of said County Road
371, a distance of 525.00 feet to a point for corner, said corner lying along the North line of a tract of
land conveyed to Anacapri Laguna Azure, LLC, a Wyoming Limited Liability Company, by deed
recorded in Instrument No. 2005-0108630, Official Public Records, Collin County, Texas, same lying
along the centerline of said County Road 371 to the POINT OF BEGINNING of herein described
tract, from which a mag nail found bears North 06 degrees 03 minutes 32 seconds East, a distance
of 0.41 feet;
THENCE North 89 degrees 18 minutes 17 seconds West, along the centerline of said County Road
371, a distance of 1,076.69 feet to a point for corner said corner lying along the North line of a tract
of land conveyed to D.R. Horton -Texas, LTD., a Texas Limited Partnership, by deed recorded in
Instrument No. 20210212000310470, Official Public Records, Collin County, Texas, same being the
Southeast corner of a tract of land conveyed to LHJH Properties, LTD., a Texas Limited Partnership,
by deed recorded in Instrument No. 20061003001424640, Official Public Records, Collin County,
Texas, frorn which a 1/2 inch iron rod found bears South 58 degrees 31 minutes 26 seconds East, a
distance of 31.18 feet for witness, and said corner from which a 1/2 inch iron rod found bears North
87 degrees 42 minutes 53 seconds East, a distance of 31.54 feet for witness;
THENCE North 00 degrees 52 minutes 27 seconds East, along the East line of said LHJH Properties
tract, a distance of 1,804.72 feet to a point for corner, said corner lying along the East line of said
LHJH Properties tract, same being a Southwest corner of the remainder of said Revocable Collins
Family Trust, from which a mag nail found bears North 86 degrees 20 minutes 28 seconds West, a
distance of 3.94 feet for witness;
THENCE South 89 degrees 03 minutes 06 seconds East, along the remainder of said Revocable
Collins Family Trust, a distance of 1,125.93 feetto a point for corner, said corner being the
Southeast corner of said Revocable Collins Family Trust, from which a 5/8 inch iron rod found bears
North 37 degrees 59 minutes 25 seconds East, a distance of 0.35 feet for witness,
THENCE North 00 degrees 56 minutes 14 seconds East, along the East line of said Revocable
Collins Family Trust, a distance of 495.32 feet to a 5/8 inch iron rod found for corner, said corner
being the Northeast corner of said Revocable Collins Family Trust, same lying along the South line
of a tract of land conveyed to Anacapri Laguna Azure, LLC, by deed recorded in Instrument No.
2022000118987, Official Public Records, Collin County, Texas;
THENCE South 88 degrees 27 minutes 42 seconds East, along the South tine of said Anacapri tract
(20220001 18987), a distance of 506.25 feet to a 112 inch iron rod found for corner, said corner lying
along the South line of said Anacapri tract (2022000118987), same being the Northwest corner of a
tract of land conveyed to Anacapri Laguna Azure, LLC, by deed recorded in 2002000084315, Official
Public Records, Collin County, Texas;
THENCE South 01 degree 39 minutes 52 seconds West, along the West line of said Anacapri
Laguna Azure tract (2002000084315). a distance of 676.15 feet to a 3/4 inch iron rod found for
corner, said corner being the Southwest corner of said Anacapri Laguna Azure tract
(2002000084315), same beingthe Northwest corner of Lot 1, Block A, of said Joe Bryant Elementary
School Addition;
THENCE South 01 degree 38 minutes 41 seconds West, along the West line of said Lot 1, a distance
of 780.78 feet to a 1 /2 inch iron rod found for corner, said corner lying along the West line of said Lot
1, same being the Northeast corner of a tract of land conveyed to North Texas Annual Conference of
the United Methodist Church by deed recorded in Instrument No. 2023000111102, Official Public
Records, Collin County, Texas;
THENCE North 89 degrees 18 minutes 15 seconds West, along the North line of said United
Methodist Church tract, a distance of 525.00 feet to a point for corner, said corner being the
Northwest corner of said United Methodist Church tract, from which a 1 /2 inch iron rod found bears
North 02 degrees 12 minutes 12 seconds East, a distance of 0.33 feet for witness;
THENCE South 01 degree 38 minutes 41 seconds West, along the West line of said United
Methodist Church tract, a distance of 831.00 feet to the POINT OF BEGINNING and containing
2,718,348.80 square feet or 62.41 acres of land.
EXHIBIT: "A -SUBJECT PROPERTY"
��
cn
T )
Lu
00 0
u, z 0
m uj
<
Lu
m 0
L)
LLJ
z U-
0.
Co LU
Lu to
30'RIGHT-OF-WAY DEDICATION FOR CR 371
JII
Exhibit: "B"
Development Standards for the City Park Heights East
The permitted uses and standards for development of the Subieet Property shall be in accordance
NN-itll the Nfixed Density Residential (MD) District. Tile proposed Planned Development District
Standards proposed herein are aimed at promoting a muted -use residential district encompassing
a diversified medium -density residential illlx of housing choices. This proposed district «7111
have a mixture of single family detached bungalows. urban toNvilllonles and courtyard focused
cottage -style townhollles. Tile integrated land plan. streetscape characteristics and overall
community design encourage pedestrian activity by enforcing and promoting the walkable
conulnlnity, principles outlined in the City of Anna Unified Development Code.
Disclaimer Zoning Ordinance modifieation.s ser north herein are speci callr related to the .Subject Propert}• associated,vith this Development
_dareemem and shall not apply to am addirionai areas irithout or ourside of the city limits of the Ciry ofAnna.
Illustrative Lavout — General Development Plan: Conflicts and Terms:
1. Development shall generally follow. but not exactly. the circulation. block patterns and
street alignments illustrated in Exhibit C — "GDP - General Development Plan i
Illustrative Plan" (GDP). Conflicts between the Development Standards. GDP and City
Ordinances Nyill be addressed in priority as in Section 4 below.
Details on a Preliminary Plat that differ from the GDP which do not alter the basic
relationship of the proposed single-family development area to adjacent property and
which do not alter the uses perillitted or increase the density. building lieiglit. or coverage
of the site and which do not reduce the vards provided at the boundary of the site. as
indicated in these Development Regulations or associated General Development Plan.
may be authorized by the Director of Planning as updates to the General Development
Plan without requiring a rezoning of the suhiect property and without requiring all
Amendment to the Pre Annexation Development Agreement. These types of updates
shall be considered as ' "Admirlistrative Updates" for the City files.
�. As part of any amiexatlon request and future development of the subject property. the
applicant agrees to abide by all applicable procedural requirements under City
Regulations or as amended herein.
4. Conflicts:
a. Where there is a conflict between these Development Regulations and the C'ity's
Zoning Ordinance these Development Regulations shall prevail and control.
b. Where these Development Regulations may be silent. the General Development
Plan shall prevail and control.
c. «'here these Development Regulations and the General Development Plan are
silent. the C'ity's Unified Development Code shall prevail and control.
�. Terns that are not defined in these Development Regulations shall have the meanings
ascribed to such terms in the City of Anna s Zoning Ordinance of the Development
Agreement. as applicable. When there is a conflict between the Citv's Zoning Ordinance
and the Development Agreement. the Development Agreement shall control.
6. Maximum number of single-family residential units shall be as follows:
a. Maximum number of Residential Blugalows (SFD-Bungalow): 140 units
b. Maximumnumber of Urban Residential (THA): 80 units
c. Maxiinum number of Urban Residential (THB): 160 Units
d. Maximum number of Urban Cottages (SFA-Cottage): 110 units
Lot size shall be mixed in each area to provide additional options and character to
coniniunity.
Fencing
a. All fences on the portion(s) of a residential lot adjacent to an open space common
area lot(s). Nvitll the exception of lots facing and/or siding to the required
Homeowner's Association (HOA) lots adjacent to illajor/:minor thorouallfares and
internal primary entrance roadways. shall be omanielntal'roil fences slll'll as
wrought iron or tubular steel.
b. Fences constructed between residences may be wood.
e. All wood privacy fencing between residences shall be at least sit feet in height.
Wood fencing shall be stained and sealed.
d. Plastic and chain -link fencing is prohibited.
e. Wood fencing of a uniforul design shall be constricted along the rear or side lot
lines to single-falluly homes that are adjacent to HOA common area lots.
9. A mininium of 1 5-foot-wide common area "east -west" tract with an associated minimum
10-foot wide sidewalk shall be owned and maintained by the HOA on the south side of
the "Bungalows" connecting from Ferguson Road east to Biyant Eleiliental�r School.
Exhibit C.
10. Private Amenities:
a. The "Nature Area" sliall be the centerpiece of the development. The intent is to
designate a non -disturbance area to promote the natural flora and fauna of the
area. This area will have some limited accessibility but is mostly reserved for
passive enjoyment.
b. The 'Nature Pond.. will seine two purpose: drainage and contextually sensitive
nature area. The overall development's detention requirements shall be focused
in this location. The detention pond will be designed as a "wet pond" with a
calculated "free board" detention function. A hiking trail and lookouts shall be
incorporated into the design of the pond. 4
e. There will be a dedicated .School Trail Route" which provides a safe yet direct
route for elementary aged students (Section 9 above). The dedicated path is
intended to encourage students to walk to the Bryant Elementary School and
reducing local x-ehicle trips. This route shall include:
1. Dedicated hike -bike trail 10' concrete sidewalk
ii. Canopy trees and landscaping
iii. Decorative Benches
IN-. Decorative Trash receptacles
d. A private "Amenity Center., facilIN shall be provided as part of the development.
The Amenity Center facility shall include. at a nlinlinum. the following:
i. Swinnning Pool
n. Restrooins
111. Picnic area
e. All plans and specifications for the constriction of such amenities and
improvements must be reviewed and approved by the Director of Development
Services or applicable designee. Developer shall receive credits against Parkland
Dedication Fees as set forth in the Development Agreement. Given the open
space and amenities provided, no Parkland Dedication shall be due.
f. All sidewalks and barrier free ramps (BFR's) shall be in accordance with the City
of Anna Development Regulations and be ADA compliant.
11. Infrastructure Improvements:
a. As sho«-n on the General Development Plan (Exhibit Q. the north -south right-
of-wav (RONN') (future Ferguson Parkway) that traverses between CR 371 tllrotigll
the subject property to the northern "east -west" arterial which connects to US 75
shall be a nrinirrnirn of eighty feet) (g0) feet wide of ROW and be constricted as a
X11nor Arterial. Exhibit D-1.
b. As shown on the General Development Plan (Exhibit C), the east -west right-of-
Nvay (ROW) (future Road H) that traverses from the West Property- Line to the
East Property line through the center of the property shall be a minimum of silty_
feet (60") of ROW and be constricted as a residential collector. Exhibit D-2.
c. As shown on the General Development Plan (Exhibit C), the east -west right-of-
wav (ROW) (future Street "S") that traverses froin the East Property line to fliture
Ferguson Road shall be a inininium of silty feet (60') of ROW and be constructed
as a residential collector. Exhibit D-3.
12. Private Improvements i Amenities:
a. There is all elemental- school site immediately east of the subject property. The
School Trail Route shall be owned and maintained by the HOA on the south side
of the "Cottages" connecting froin Ferguson Road east to Bryant Elemeiltary
School. Exhibit C.
b. A nature trail around the detention pond along the western property line shall be
constricted by the Developer in an environmentally sensitive manner to allow for
access to the pond while minimizing impacts to the natural landscape.
C. A nature trail around the detention pond at the northeastern property line shall be
constricted by the Developer in an emdronientally sensitive mariner to allow for
access to the pond while minimizing impacts to the natural landscape.
d. The Developer shall construct and maintain. via the Homeowner's Association. all
Amenity Center for the Use and enjjoyi lent of the residents of Biyant Palk
Heights. Amenity Center shall include. but not limited to. a swinuiling pool.
restroom changing facilities. picnic area and dedicated parking (including
handicapped parking).
e. Developer shall construct and lllaintaln. via the Homeowner's Association.
various pocket parks and pet areas aloha the eastern property adjacent and in
conjunction with the SFA- Cottage hones.
f. The Developer shall construct and maintain. via the Homeowner's Association.
forty (40) additional guest parking spaces along the eastern property adjacent and
Ill conjunction with the SFA-C'ottaae liollles.
ARTICE 9.04 ZO�?I ,G ORDINANCE
1. See.9.04.004 Definitions
?. Sec. 9.04.042 Site Design Requirements
a. No Change
b. No Challae
c. Sinale-Family and Two -Family Residential Standards
1) Building Articulation — At least four facade articulation techniques
are requIred on each slllgle-family or two-family dwelling to add
variety and interest to a building. The following features are a partial
list of acceptable technique,- of exterior articulation, but others may
also be proposed or utilized as part of a specific set of architectural
designs plans. Exhibit I provides (for illustration purposes only)
architectural styles proposed for tile subject property.
A. One of the following:
• A base course or plinth course.
• Banding. nioldinzs. or strinecourses:
• Quoins;
• Oriels:
• Cornices:
• Arches:
• Balconies:
• Brackets:
• Shutters:
• Keystones:
• Dormers: or
• Louvers as part of the exterior wall construction.
(Quoins and banding shall wrap around the corner of
the structure for at least two feet.)
B. Horizontal banding continues the length of the wall that faces a
street or other similar highly visible areas.
C. Front Porch of at least 20 square feet.
D. No Change
E. No Change
2) Roof Treatment. No change
3) Fenestration. No change.
4) Garages. On front entry garages. the face of a garage shall not:
A. No Change
B. Be over 80% of the total frontage width of a dwelling. Porches
or columns are not considered part of the front elevation of the
primary living area.
5) House Repetition.
A. Within residential development. single-family and two-family
divellinas with substantially identical exterior elevations can
olnly repeat every four (4) lots when fronting the same right-of-
Nvay including both sides of the street.
B. No Changes
d. Multi -family Residential Standards. No chance
e. ToNvnllome tTnit and Single -Unit or Duplex unit Park Standards,
1) Building Articulation. No change,
A, No C hail-e.
B. No Change.
C. Front porch of at least 24 square feet.
D. The installation of at least one (1) coach lights.
E. No Change
2) No Change.
3) No Change
4) No Change
5) Unit Repetition
A. Single Family Attached ToNvnhomes on which each
unit of a multi -unit building is located upon an
individually platted lot creates a unique design
challenge and opportunity.
B. Each Towrlhome Building shall have a maxiilntm of 4
attached units on individually platted lots.
C. The "end lots" for each inulti-unit building shall have a
sufficient side yard setback to provide a ten -foot (10")
building separation from the adjacent ToNvllhonle
Building or to provide adequate site visibility at the
intersection of two streets if the end unit is at the end of
a block.
D. Each Townllonle Building shall leave a colllprehensive
and cohesive architectural fornl in terns of color palette
and articulation features as defined herein.
E. No two individual but adjacent 4-Pack (or smaller)
buildings shall be deslaned with substantially identical
exterior elevations.
F. The SFA-Cottages shall be exempt from any
prohibition on repetition since this unit type faces a
collllnon landscaped courtyard and not a right-of-way.
fire lane, or easement. The SFA-Cottages Have a siding
condition to the right-of-Nvay.
3. Sec. 9.04.029 Residential Use -Specific Standards
a. No Change
b. No Change
c. No Change.
d. Townhonle Unit and Single -Unit or Duplex Unit Park -
I. No Change
11. No Cllallge
iii. A Towllhollle Unit or Single -Unit or Duplex Unit Park shall provide
the required amount of useable open space. per Table 21: ToNvllllonle
Unit or Single -Unit or Duplex Unit Park Open Space Below.
Number of Bedrooms
Size
1 or less
300 square feet
Each additional bedroom over 1
300 square feet
4. ZONING DISRICT AREA REGULATIONS
Each lot type shall be developed in accordance with the area regulations contained ill
Table 1 below:
SFD-Bungalow
SFA-Cottage
TH A
TH B
Maximum Height ( feet)
35
35
3
3
Side Yard, Interior (feet)
0
0
0_`
Side Yard, Corner Lot,
Street Side (feet)
_
10
10
10
10
Rear Yard (feet) fromxow
1
20
20
20
Rear Yard ( feet) from fire lane
first floor
15
20
20
20
Rear Yard ( feet) from fire lane
upper floors
15
15
15
15
Front Yard (feet)
20
_ 10
10
10
Lot Area (square feet)
4000
2100
2000
2200
Min. Lot Width (feet)
40
24
24
24
Min. Lot Depth (feet)
90
80
SO
85
Max. Lot Coverage (°o)
55°0
70°,0
75°,0
700'0
Minimum Building Size
(square feet)
2000
2000
2000
2000
Matilnum Building Size
(square feet) y
3600
2800
2800
3000
Min Masoniv (°,o)
>0
25
25
25
5. See.9.04.045 Landscaping
1) No Change
2) No Change
3) No Change
4) Residential Development
A. No Cllange
I. No CllaIlge
ii. No Change
hi. No Change
iV, The following inininium standards apply as established in Table 27:
Residential Planting Requirements. An applicalt shall choose one of
the three planting options. An applicant may plant the required
canopy trees. omaillental trees. or a colllbination of canopy and
ornamental trees specified in Table 27: Residential Planting
Requirements.
a) For the Urban Cottage Lots. the number of trees shall
be calculated as per Table 27: however. the final tree
planting shall be consistent with the Landscape Plan
submitted by the Developer. The ultimate location and
planting of the required number of trees shall be used to
highlight the landscape courtyards. paseos. urban
garden niches and other related areas. A conceptual
landscape plan for the entire site shall be submitted
with the first Preliminary Plat.
b) The Landscape Plan for the area surrounding the Urban
Cottages niay also incorporate some of the required
trees as indicated in Table 27 into the streetseape
landscape buffers ` landscape setbacks i tree plantina
areas along the adjacent local street.
c) Minor modifications: The Director of Development
Services or his/leer designee is authorized to
adininistratively approve modifications to landscapiliQ
requirellients necessitated by conflietinQ requirements
for public or franchise utilities or drainage
improvements.
1133HIS 30 H1OOS AiH3dOHd 133C9HS 30 30I5
1S3M 3H1 NO 03NOONV5V 39 O11[C tlO ONIISIX3 r
EXHIBIT: "D- I ROADWAY DEDICATION
C!f-%h M A lr_ L lAl AN Ty i
F_ L__ IF %.:X Li
------
AY- ( Ll - J__� - I
-%'
11,
--�,--x
SCALE 1:300
SANCHEZ
EXHIBIT: TTD-2 ROADWAY DEDICATION
MANTUA PARKWAYTT
b MANTUA PARKWAY -
PLANNED 120' RIGHT-OF-WAY
- -=77
I`
I _
U:
STREET Q
-
I �
� f
I � I
Ls-3�•°•'°�_-' SCALE i :100
5AINCHEZ
ai
ICI
-o
E c
_
C
-D
a
_
_ N
E
V
L
O
-O
00
C
X
aT
rJ
C
N O
p
C O
O N C
NO
U O
C
rJ p
C a
p 7 rJ j
CD
—�
U
N E
C �
tq CD
��
a
L O C
O N L
L
N
i E
« Ja
o a
a
E 7
�
c
E
E
c
°o
c o 3 a;
o E
-Fos F y o n
L a
o
°
N
°°°
N c N
o a
v v E-
c Y A L
v
o a,
a
aE,
E
iC U r9 C
C
..a- a p O
a r.7 o a N
N O C C C
C N rJ
O U Ca '>
E=
-N
a `n 7
3
a j O `�
E
u L u L 'D
- a O p
- 'O a U O
o N a
m c Yy m
o a a
C y
L E c ,
L
a
E aL c
E
v
v U c
v a
v w= O
n c o
o
a E I E
o-Ea'5
a0 ^ .� c
t
v a o
ax N a
i
a st
o v '. s
c v
N
o c v
N I
a on •^ E a L
om -E
t3 �
ac� ��
m
�a
-9
c c L
s m E
yX c
o
o
a c N a
a s v v
c v
c o L E m
E u v
s
c
a`, o
o
a
m 3°o
cL 5
a a'
a
- n E N c
o N o o
.
E z a
a c
a
a •c X L o
> v s
o v °A
c a v
b c v a s
'6
caa m f v
N E' '_ E a a
a a, a�
v 7 .c c o v
>
L C t y O
L C
L rJ O C a
< Q u m x-
L >
¢ 3 r a o
rJ C O_
¢ rn a
7
O m_ N n.
m
C m a
m y 3 a L
a C
p o
O
a
.� a
g v i 4C
'U
� aL.+
v �+
E L �
.-
N n N
O
a
bL L v
w a Y a
u Y
v
a
n o o n u a
L
a, O as
OU
o p a
c Y r a v m
i
vam
Y! a E
6E
a C.:m — a
— V
ov
c .nt
L
O
_
"' fs
OE
a O j a0
m .}' O .L..
a L a u v
w C a
U �
a h C a O
U v Qv
o c O j
O
�n m i u a in
a i m 0
u
N U i 9 O
n ,n .L-L a m
L O O aO " a
a
n N Y V 9
A
E a0 a
OH Q C -tl C
a aL.•
•C a O '3
.�
Oq 'O L U
L C m C
.D
O L- a m d L L
'—
m a
.`.1
> m
o o m
'o
L
3 o n Y `o
o
u m a
o .> a
a
m
m .o
M o a o c v .>
cn N `y m
p O u °C° aci
3 •�^ cv, a
'^ a •O a 4i
N •�• C y F- a
C a i a
O
x
>
a'.i m
i O u a dD C
3'
in
c
L m U
a OD
i C L O� 'D
n c m
c a m
cu o> `o
u'
u c p
ac, v m a
c m m a c c
3° `O c •° a v
a
o N-(auvo
o _
a
a E
o p v>
E a �
m _0
n s .� >
m E O c v
v
a a m
c
n t n a
L
s
E
a c a t L L
u
o
E
a m E O>
F E L z L O
p L 0
¢ �
L � O
F m a L
u 0 p 0
a m u u m 3
w
5
v o v y m N a m a o co
u m c a
Z L> L v -a .o a o' v —p c o u
L J F- �-+ a a Y c L O= 'O '..+ a
L a m 3 a a a m— o a E -c L '� a
o u .� �' co .-, � E
v o �c E c m o c m o L m
:� c a to cL c v p 0 a a o .�
o
vC L Y d O p L C N ,CO d a c
m CO L O "a i, y ,- m c a O a C L p m
v _c a a 1 'a o _c a c ° �
m L "-• C U OCD a J a O m L a
OL .d o '> v" c a .�.. -D
a p J v vt L w L �+ rJ a 9 c ,fl .m V 'N CO
Oa m �a+ Q ` C - L m 'u vt � o .0
T o o cc
a L N i 'C m j C V a
ti �' U a O COL O c u O
� v- 2 m L b0 L C CO O O-o= c
m
a O a a `O c a E a .� f9
,a E L L C a O
u c m O O
•u y x¢ »_' L a 3 a a�i
Q, ar fo 3 o u u a c a m
m
a s '� m -a � � v � u E � `oo c s N �; �' c v v o
u 'v a c E o a J m F m y
YO Qi Q a m C a s C O a a C L —_ O 77
O T i l'Cl '@ u a C O C YOr r a rJ C 06
N L-' m e m c >, - a Ou C a a u m a r
.�. yO a a o a .0 N ;� O. C O c t 75 of a
CO E
L i0 a io a o O O `� L c i5 0 a L CO m O ai c
m
W
Ms
IV
° c 3
o y o
u o a
o y c a
a 3 o a
a
ai u
u
m a
r_ E
a
a i � � N
T _ u
7 a
C rn L
O L v
o H a
a
C
O E
r C U
> a0 L
O C_ nD a
O. U a
of In L
V � O ~
c �
0 c E an
c m o c
O -O L >
P
O Q Qj
Y a
n
n
O > O
C O a
�
� > O
3 a o
L. o c
pp u
f�.y c 'B La0
C —
c T
a a > 7 E U o
a o
n
O Ou M.
c a
N a O
_ j
C
o
N C ` c5
O
3 0 o L
o �-
a
a u c c
v o E
a 0 no .. °
r _ v
n Ya oq -2 a>i
c E > v
O
n w a a v 73
7 O a C
° c
> o a
� o a v E -Fa
'
Lv
a E Lu c 5
H _ u CA
� a j u a C
U `� L >
O n v ° O C
O rn7, -o L rp
E V C O E -o c
w O — u
C c a u 2
C fl a
a a u c o a
a U t0 _ L
O C a a C °°
E
O
E
v c c ro n u o
a O L L C
C
L c: O -.oa a
E o ` - c
>Y a a E E
c a a
o } 'o° a
0 cm
vra
°° ? o o
E f]
o_o ° a 3t (u c:
tE
a c a a
H w-+ ✓ Ou -o Lw °
A
° a ° v a
a O U L
C Crj
° C 6D
N u O C
O n 00
t v 'J a C n C
C
W
N
u
C
a
_
9
0
N
�
7 L
u
u
_.n
n
o
0
0
a Q
W
ICU: C
N
Cto
a
I—
i L
a 3
u y
4)
Y
c
i oa
mtf
m
cx
N
nL
m
w
o U
a v
E o
'n
E
t
an
a`
c on
O c
u '
v
m
N
N
-
N '�
�n
C
v�i O
�n
� •—
a ,O
O
c
d
i m
C 0
} C
m
3 -o
'5
Y a`
y
o `
.n
-a
0 op
C
a C
v
Y
O
5 'c
o
N C
i
Q O
OU
'^ L
C N
C '—
O �n
•�
u
C
.p
YO
}
O
U
6
C a,
L
E t
E
c
m
a u
v
c a
ra T
C
Y
N
c °a
ay-Oo
c
av
Yt
cC —
O
6,
OL
,
L --
c o
-o
C a
~
t
c
LW
a 0
O v
n. rc_.o
c
C L
-0 p
u cu
"O
M
a, N
a,
u
fJ a
a u
O
O u
L V
L
N u
C
N
N
Q>
E O
M
0 C
t Y
p
Y
H
CO
"O
�_
•l L
OQ
L "
o E
a
.0
75
o N
O 0
~ E
E
.O-
N
C
O
v 3
0
S.
c ac,
o
0 0
a E
c
m
a`,
C
0 Y
x v a,
v
v
3 >
O
C
fJ 8,
7
u
d
C Y
Y C
o
m
c E
a E
o
v o
v
c
Q
a
a "
CO E
an au,
L. ru
@
� a,
E o
N
N
O
C
C N
L E
•c
O. �
V
N
C
C
E O
x C
C
to
{]Q
N
7 L
fJ Op
U
aj>
N
C a
w —
a
p
L
:3 V
O c3
O V
C
O .L-1
C
rt
„}
c
0
c
O
i
O N
u
d
j
fS
'r
fl
N a,
N �
O-
C a
E
u O
m
C
L
V }
[i
c a,
0
0 1]
V O
Y a,O
iu
aO.
'D
•,- U
a+
m C p
Y �
N
-U a1
T o
>
W
Y c c
O
O L •_
x
v
�
c v
O
,uU -0
7 L
-0 El
E
U
.fl c
O
O ma
•-� w O
it C
-O N C
L
a� W
CU > 'D
>
ti
r-
vi in O
v 0 0
m
-0�
aJ
an N
o E
n E
a '�
¢ o
u
W
■
_0 a b
O 7-- C C O
u ` a O
(,
a a E n
N
O a OE
u O a
E E
a rJ ON L L
cc u0
a E
�O N 5 O
N�.. a c oL
u o a 0 O
L
a a o c
N u tz a .
L O u a
v O 3 C A
C
o a a j
C o a L U
E u c 3
0 0 ` O O
N L � a O
mc
o v
L O v a. to
c a a c
m 9 T Y
y L O '
� } a
_ u y
E c O S v
on
c
cC _a t O
a N U
O _ O u
L N
cu
O no
� c �i
., a u
aEi .n
cl. a, o
O C a E
n' E O
� N
O O O
V C
E -c N
a oo c
w E E N
o a
c u Y ep S c O v
a Oaj
a C u L L
} c •Q a. �-
a E L 3 L
a T
c w L a`,
..O
oL `- a a�
W a s Y N c
°' a E � :n
y a
O u C
O
u
V (J C
a cu Ct p a
a C _ L
u o f v 3
u O 7 -
0 ` N d N N
o a a w �'
c `^
a g
D N f
N Y C a aj
l
C t, ti0 0_ L y C
ad
lo a L
aO E a a Ll u
Ll r 5`
O _a
x 3 N O a Q a O
E a
C S] O
C C Oq o V
(J L c Z p j
} ,bD O u O L O
C L -C u
Lin'6 �'} O
9 ` w «
L O = E
a 0O o O0
ra
c
E o Y a
r a s o o w
E a c N
N C O
'O a a O 00 ,O
.N .aj ._ Lm O E C
a -a - a
-O u � N C
«,
G0 E N o
C o 7 O a
O L t'j L O Lu a� C
r v a 'u E u
m C U fl 1] N N
m �:U a .N c O a
.c a) O c b L o a
vai
-r Vi
-rA 71A-vMI171,�
77
:NT B12
EY
1. BEjga NT�C Z O's
OC R--0 i y .\
MOO
GREYRE'D ..." �),), —s ' ",�fNli
:� j_,_:,..yy �-ss 13ab�J21Vi
� ` 1
�! � .� :31N1113W11
MG
Nl �1H�lIvv
r �13I3►iA33 1Ji�t
911111311111S..
Mf10Hl� :C''�1 a
i�
L%II
Ql
t69£ OVON AlNnOO
N
I1m
Q4 _
U�
N-1 3MVI'5�
ASSOW��
ON