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HomeMy WebLinkAbout1991-12-23 92-73 ORDINANCELOunpn Action Date January 22 1992. Item No. 92-73 Item/Subject[ Amending Land Development Cade - 1570 Broadway - C.B. a 92-73 (Amended) (Second Amendment) Responsible Department: Planning Division Commentary: NOTE: This item was referred back to the Planning Board by the City Council at its meeting of January 13, 1992. _ Thomas Johnston, Esq. and Dr. Moshe Myerowitz spoke in favor of this application. The applicant had requested that this item be referred back to the Planning Board in order to clarify the language of the proposed contract conditions. After some discussion, two ofthe proposed contract z change conditions were mended. First,No. 7. w n mended to add a impervious surface ratioiof .35 e for new development and condition No. 9 was amended to add "above grade level" tothe maximum Number of Stories. The Board voted 5 to D in favor of motion to recommend to the City Council that the contract z change request contained in. C.D. q 92-73 (Amended) (Second Amendment) be approved. Manager's Comments . f t.Vi„�l tAl(6LW�Q,gC2ff hymmmao, A.aoa{aced,IpinQto;rplat1 :0 BudgApproval;_ liue «Oirc Legal Approval: - n CADSulicko Introduced For E) Passe" ❑ First Reading pop _of_ E-1 Referral 92-73 (AS AMENDED) Assigned to Councilor (First Amendment) a - CITY OF BANGOR (TITLE.) MCDRtailtt. lygendi g Land 0evelorm t -Code .. Ba d oNnined by as Ctfg Coavafl of 41w Cft OrBoagar. Am faNmoe: THAT the zoning boundary lines as established by the Zoning Map of the City of Bangor dated October 28, 1991, as amended, be hereby amended as fol laws: By changing part of a parcel of land located at 1570 Broadway (Tax Map No. R-31, Part of Parcel No. 14) from Rural Residence and Agricultural District to Government and Institutional Service District. Said part of a parcel containing approximately 3.8 acres and being more particularly indicated on the map attached hereto and made apart thereof. PROVIDED, HOWEVER THAT, in addition to the mandatory conditions Imposed by Chapter VIII, Article 2, Section 6.6, of the Ordinances of the City of Bangor, said change of zone ,s granted subject to.the following conditions: 1. That use and/or operation of the subject premises shall be subject to the fall Owing limitations and/or restOJctions: A. The rezoning of this Parcel is subject to the condition that any development of this parcel is contingent upon the capability of the land to support on-site water and sewer systems for any proposed development. B. That any development of the parcel subject to this zone change must comply with the following development standards: 1) Minimum Lot Size:. 1} acres 2) Minimum Lot Width: 200 feet 3) Minimum Front Yard Setback: 40,feet 4) Minimum Rear Yard: 30 feet 5) Minimum Side Yard: 20 feet 6) Maximum Lot Coverage: 15% 7) Maximum Impervious Surface Ratio: .2 8) Maximum Building Height: 40 feet 9) Maximum Number of Stories in a Building: Two. 92-]3 (AS AMENDED) 2 2. Execution by those Parties with an Interest in the affected property of an agreement providing for the Implementation and enforcement of.all the terms and conditions set forth above and the recording of said executed agreement in the Penobscot County Registry of Deeds by the property oxener, a copy of said agreement being on file in the office of the City. Clerkand incorporated herein by reference. In the event that said agreement Is not so executed within n'nety (90) days from the date of passage hereof, this ordinance shall became null and void. APPLICATION FOR ZONING ORDINANCE AND MAP AMENDMENT TO: THE CITY COUNCIL AND DATE December 18, 1991 THE PLANNING BOARD OF BANGOR, MAINE: NO. 1. I(WE) Dr. Moshe Mlyerowitz 2. of 50 Broadway Bangor- 947-3333 Aedress C ty or Poet Office Telephone hereby petition to amend the zoning ordf mance of the City Of Bangor, Maine by reclassifying from RMA sone to the GBISD sone the property outlined 15 red on the maps attached hereto, which are part of this application, and described as fellows: 3. ADDRESS OF PROPERTY (if any) 1570 Broadway Bangor Total Area (acres or square feet) The remmnfg portion of Lot R11-74 of approximately 3.8 acres which has not been zoned GUM - 4. PROPERTY LOCATION (General Description): Example - South side of State Street 400 yds. East of Pine Street Approximately 425 feet south of the intersection of Kenduskeag Avenue and Broadway, with frontage on both streets. 5. LEGAL DESCRIPTION OF PROPERTY -Assessors Map No. R31 Parcel 14 (remaining portion - see attached) — 6. EXISTING USE: Property subiect to zone chance is vacant 7. PROPOSED USE: None at present B. NAME AND ADDRESS OF OWNER OF RECORD: Name Moshe MVerowitZ Address 50 Broadway, Bangor, Maine 9. NAME AND ADDRESS OF CONTRACT OWNER (if such): 10. SIGNATURE OF OWNER OR CONTRACT OWNER 11. REPRESENTATIVE OF APPLICANT: Name Thomas Ctni (if applicable) Address p. 0 Box 1210. Bangor, Maine 04402-1210 12. ATTACH ANY CONDITIONS PROPOSED FOR A CONTRACT ZONE REOUEST.*see attached RETURN FORM 6 DUPLICATE TO PLANNING DIVISION CITY HALL, BANGOR ME. Application Fee: Zone Change (1/2 acre or less) Zone Change (in excess of 1/2 acre) Contract Zone Change *Two Ads Required Processing Advertising Total $400.00 .$100 100 00 $500.00 $600.00 $250.00* $850.00 PLEASE READ PROCESSING PROCEDURE ON REVENUE SIDE Application for Contract Rezone for Moshe Myerowitz December 18, 1991 Contract Zoning Condition The rezoning of this parcel is subject to the condition that any development of this parcel is contingent upon the capability of the land to support on-site water and sewer systema for any proposed development. MEW BUSINESS Item No, 3: Referral from Council - Contract Zone Change -'Dr. Moshe Myerowita -,1570 Broadway - C.O. B 92-73 a. Dr. Myarowitz pet itioned the City Council to return the proposed contract zone change to the planning Board to recon- sider the Contract condition of a .2 maximum impervious surface ratio. However, at the time of the writing of this memorandum, the applicant has not provided Staff with any revised contract conditions. b. Staff's position is that any wide departure of this condi- tion would undermine the intentions of the planning Board to keep this development rural in nature. A minor change to this condition would be reasonable to consider. (92-73 Amifped to CouncBor (Second Amendment) CITY OF BANGOR (TITLE.) (IYPDSnarixt Amending _Land o ve I oppent Code _. &U ordaiud by Him; Cies Couaail of Lis City ofBanpor. as7blkipam THAT the zoning boundary Imes as established by the Zoning Map of the City of Bangor dated October 28, 1991, as amended, be hereby amended as follows: By changing part of a parcel of land located at 1570 Broadway (Tax Map No. R-31, Part of Parcel. No. 14) from Rural Residence and Agricultural District to Government and Institutional Service District. Said part of a parcel containing approximately 3.8 ac res and being more particularly indicated on the map attached hereto and made apart hereof. PROVIDED, HOWEVER, THAT, in addition to the mandatory conditions Imposed by Chapter Vill, Article 2, Section 6.6, of the Ordinances of the City of Bangor, said change of zone is granted subject to the following conditions: 1. That u and/or operation of the. subject premises shall be subject to. the following limitations apd/or restrictions: A. The rezoning of this parcelis subject to the condition that any development of this parcel is contingent.upon the capability of the land to support on-site water and sewer systems .for any proposed development. B. That any development of the parcel subject to this zone change must comply with the following development standards: 1) Minimum Lot Size: 1# acres 2) Minimum Lot Width: 200 feet 3) Minimum Front yard Setback: 40 feet 4) Minimum Rear yard: 30 feet 5) Minimum Side Yard: 20 feet 6) Maximum Lot Coverage: 158 7) Maximum Impervious Surface Ratio: .35 fornew development 8) Maximum Building Height:. 40 feet 9) Maximum Number of Stories Above Grade Level in a Building: Two 92-]3 (AMENDED) 2. Execution by those parties with an interest in the affected property of an agreement providing for the imp l amen tat ion and enforcement of all the terms and conditions set forth above and the recording OE said executed agreement n the Penobscot County Registry of Deeds by the property Owner, a copy of said agreement being on filein the office of the City Clerk and Incorporated herein by reference. In the event that said agreement not s cuted within ninety (90) days from the date of passage hereof. this Ordinance shall become null and void. uouncin Date January 8,0 1992 Item No. 92-73 Amending Land Development Code - 1570 Broadway - C.O. p 92-73 Item/Subject: (AS AMENDED) Responsible Department: Planning Division Commentary: The Planning Board at Its regularly scheduled meeting of January ], 1993, held a pubs is hearing on the above noted contract zone change request. Oft: iMoshe Mye more i tz, the applicant, spoke in favor of the proposed contract zone change request. Thomas C. Johnston, Esq., representing Dr. Myerowitz, also spoke in favor. Three neighboring property ox spoke in favor of the proposed contract zone change. No one spoke opposition. The Planning Board voted 5 to D in favor of a motion to recommend to the City Council that the contract zone change request contained inC.O.. R 92-73 (As Amended) be approved. NOTE: The amended contract approved by, the Planning Board includes nine specific development standards such as lot zi , set backs, lot coverage and building height requirements. Min"ent IN" Manager's Comments: �(1 ..d..�1. _/� .t-�flL d— i3QMIA.QA Vt�:YTfts.'X t aym..go Associated Information:Q,,jt; ,r„gti W.e.pr M Budget Approval: to D r lace mmlmr Legal Approval City Sodwimr Introduced For Heading ral Page _of_ 92-73 f All CITY OF BANGOR r: 1570 Befto Mined by the afy Couwit ofW City oflkiy ,ae(ollova: THAT the zoning Boundary lines as established by the Zoning Map of the City o Sangor dated October 28, 1991, as amended, be hereby amended as follows: By changing part of a parcel of land located at 1570 Broadway (Tax Map No. R-31, Part of Parcel No. 14) frau. Rural\Residence and Agricultural District to Government and Institutional Service D'Istrict. Said part of a parcel containing approximatelya5,8c acres and being more particularly indicated on the map attached bereto and made a part hereof.. PROVIDED, HOWEVER THAT, in addition to the mandatory conditions Imposed by Chapter VIII, Article 2, Section 6.6, of the Ordinances of the City of Bangor, said change of zone :s granted subject to the following conditions: 1. That use and/or operation of the subject premises shall be subject to the toll owing llminations and/or restrictions: A. The rezoning of this parcel is subject to the canditions/that any development of this parcel Is contingent upon the capability of the land to support on-site water and sewer systems for any proposed development. 2. Execution by those parties with an interest in the affected property of an agreement providing for the Implementation and enforcement of all the terms and conditions set forth above and the recording of said .executed agreement in the Penobscot County Registry of Deeds by the property -owner, a copy of said agree- ment being on file in the office of the City Clerk and incorporated herein by reference. In the event that said agreement is not so executed within ninety (90)- days from the date of passage hereof, this Ordinance shall became null and void. 92-]3 (AS AMENDED) Aseipred to Coweilar Soucy CITY OF BANGOR (TIRE.) Mrbhitttlitea Amegai, y L nd Revelo ment Code as a paat..a Br w cox cPNB�tafaa txw araa*w+. aatdtoma: THAT the zoning boundary lines as established by the zoning Map of the City of Bangor dated October 28, 1991, as amended, be hereby amended as follows: By changing part of a parcel of land located at 15I0 Broadway (Tax Map No. R-31, Part of Parcel No. 14) from Rural Residence and Agricultural District to Government and Institutional Service District. Said part of a parcel containing approximately 3.8 acres and being more particularly indicated on the map attached hereto and made apart hereof. PROVIDED, HOWEVER THAT, in addition to the mandatory conditions imposed. by Chapter VIII, Article 2, Section 6.6, of the Ordinances of the City of Bangor, said change of zone is grantedsubject t0 the following conditions: 1. That use and/or operation of the subject premises shall be subject to the fell owing limitations and/or restndctions: A. The rezoning of this parcel is subject to the condition that any development of this parcel is contingent upon the capability of the land to support on-site water and sewer systems for any proposed development. B. That any development of the parcel subject to. this zone change must comply with the following development standards: 1) Minimum Lot Size:. 11 acres 2) Minimum Lot WILth: 200 feet 3) Minimum Front Yard Setback: 40'feet -. 4) Minimum Rear Yard: 30 feet 5) Minimum Side Yard: 20 feet 6) Maximum Lot Coverage: 15% )) Maximum Impervious Surface Ratio: .2 8) Maximum Building Height: 40 feet 9) Maximum Number of Stories in a Building: Two 92-)3 (AS AMENDED) 2 2. Execution by those parties with an Interest in the affected property of an agreement providing for the implementation and enforcement of all the terms and conditions set forth above and the recording of said executed agreement n the Penobscot County Registry of Deeds by the property ow, copy of said agreement being on fl le in the office of the City. Clerk and incorporated herein by reference. In the event that said agreement not s executed within ninety (90) days from the date of passage hereof, this Ordinance shall shall became null and void. r iI v-,#� ri 7 o roloTi `_« APPLICATION FOR ZONING ORDINANCE AND MAP AMENDMENT TO: THE CITY COUNCIL AND DATE December 18, 1991 THE PLANNING BOARD OF BANGOR, MAINE: N0. 1. I(WE) Or. Moshe Mverowitz 2. of _ 50 BroadwayBan on - 947-3333 Atld [esa City or Post Office Telephone hereby petition to amend the zoning ord inance 'gE the City of Bangor, Maine by reclassifying from RR&A zone to the G&ISD zona the property out vn�' ed in red on the maps attached hereto, which are part of this application, and described as follows: 3. ADDRESS OF PROPERTY (if any)1570 Broadway, Bangor Total Area (acres or squarefeet The rema gin ortlon o 0 Of approximately 3.8 acres which has not been toned GAI 4. PROPERTY LOCATION (General Description): Example - South side of State Street 400 yds. Bast of Pine Street Approximately 425 feet south of the intersection of. Kenduskeag Avenue and Broadway, with frontage on bath streets. S. LEGAL DESCRIPTION OF PROPERT�-Assessors Map No. R31 Parcel 14 (remaining portion - see attached 6. EXISTING USE: property sub iect to zone than a is vacant 7. PROPOSED USE: 'None at present S. NAME AND ADDRESS OF OWNER OF RECORD: Name Moshe Mverowitz Address 50 Broadway, Bangor, Maine 9. NAME AND ADDRESS OF CONTRACT OWNER (if,such): 30. SIGNATURE OF OWNER OR CONTRACT OWNEA 11. REPRESENTATIVE OF APPLICANT:Name John s ' (if applicable) Address n Maine 04402-1210 12. ATTACH ANY CONDITIONS PROPOSED FOR A CONTRACT ZONE REQUEST.*see attached RETURN FORM 6 DUPLICATE TO PLANNING DIVISION2 CITY HALL, BANGOR ME. Application Fee: Processing Advertising Total Zone Change (1/2 acre or less) $250.00$100,00 5350.00 Zone Change (in excess of 1/2. 5400.00 .$100,00 $500.00 acre) Contract Zone Change $600..00 $250.00* $850.00 *Two Ads Required PLEASE READ PROCESSING PROCEDURE ON REVERSE SIDE Application for Contract Rezone for Mahe Myerowitz December 18. 1991 The rezoning of this parcel is subject to the condition that any development of this parcel is contingent upon the capability of the land to support on-site water and sewer systema for any Proposed development. MEMORANDUM DATEI December 31, 1991 TU: The Planning Board FROM, The Planning Staff SUBJECT: Agenda Review - January 7, 1992 Planning Board Meeting PUBLIC HERRINGS - Item No. 21 Contract Zone Change - 1579 Broadway - Dr. Moshe Myerowitz, Applicant - C.O. # 92-73 a. General Description. Applicant requests acontract zone change from Rural Residence and AgricultureDistrict to Government and Institutional Service District for a 3.S acne parcel located on Outer Broadway adjacent to applicant's fisting site development. The property is at present vacant and there is no proposed use indicated in the application. Applicant proposes to make the z change subject to a condition that the r s rezoning i ontingent upon the ability of the site to support on-site sewer and water "for any proposed development." b. Land Use and Zoning Policy. The Comprehensive Plan indicates the proposed as®of this general area to be for low-density residential. However, there is existing Government and Institutional Service zoning on applicant's Parcel located northerly of and immediately adjacent to the subject property and there isan extensive church and school complex on the south side of this parcel. Bath of these conditions make it somewhat unique in terms of its logical OniOg should it be zoned for some urban development district. C. Urban Services. The real issue e in this particular zone change request is that of theinconsistency of this proposal with the development policy of the Comprehensive Plen, particularly, as it relates to the Primary Service The site in question is at the very edge of the Primary Service Area boundary as defined in the Comprehensive Plan based upon the availability of sewerf water, fire protection, access, city transit service and alectrical antl telephone utilities. As was noted in a previous discussion of this site (November 25, 1g91 Memorandum to the Planning Board for the December 3, 1991 Meeting) the idea of the Primary Service Area is to Promote the development of already serviced areas Of the 1 commnity which represent a considerable investment to the City, and to resist the temptation to create urban uses on sites that are only partially serviced. This lead% to the costly, premature extension of services into undeveloped areas m of the community. In this specific instance an issue has been raised to whether or net such development should be required to have public water and s The Implication of applicants condition is that sie te s and water were to be made available, urban I+ sewer %lte should be permitted. This is in direct conflict with the policies of the Comprehensive Plan where such on-site waste disposal, for example, is not to be used for a potential high intensity urban development. Such development should be on public sewer and should have a range of urban services available to it which does not overburden the City's ability to provide them. To introduce a3.6 acre area to the Government and Institutional Service District is to invite a large scale institutional development of the site with all f the necessary service needs which such a use could potentially create. d. Existino Conditions. As was pointed out above, the existing conditions in the immediate area might support (from a land e policy standpoint) additional Government and Institutional Services zoning. However, there i considerable residential development in this area well and those living in the area may well feel that this would be inappropriate. a. Decision Criteria. The most significant yard stick to such a - change by i n its consistency with the City's Comprehensive Plan. Clearly, itis not consistent with the development policy of the Comprehensive Plan which indicates that any urban zoning needs to be located within the primary service area. Without the availability of the full range of s n this site (and applicant proposes not to have urban r s n the site) it does not meet the development policies outlined in Part 111, Page I11-3 and Part V, Page V-5 imp the Come Plan) relating to the primary service area. f. Recommendation. The proposed conditionn the contract zone s change i somewhat superfluous in that in orderto get approvalunder the Land Development Cade, some of e capability to provide on-site s and "star for a site e lacking urban s would benecessary. ary. However, this condition is an attempt to avoid the issue of the Primary Service Area and the need for a full range of urban services for urban development. Because this site is outside the Primary Service Area and applicant has made no provision for bringing it within the Primary Service Area, Staff would end denial of the z change as being inconsistent withm the policies of the 1950 Comprehensive Plan. MEMORANDUM DATE: December 31, 1991 - TO: The Planning Board FROM: The Planning Staff SUBJECT: Agenda Review - January 7, 1992 Planning Board Meeting PUBLIC HEARINGS Item No. 21 Contract Zone Change - 1570 Broadway - Dr. Moshe Myervwitz, Applicant - C.O. N 92-73 a. General Description. Applicant requests ac ontract zone change from Rural Residence and AgricultureDistrict to Government and Institutional Service District for a 3.8 acne parcel located on Outer Broadway adjacent to applicant's existing site development. The property is at present vacant and there is no proposed use indicated in the application. Applicant proposes to make the zone change subject to a condition that the rezoning is contingent upon the ability of the site to support on-site sewer and water "for any proposed development." b. Land Use and Zoning Policv. The Comprehensive Plan indicates the Proposed uSeof this general area to be for low-density residential. However, there is zsting Government and Institutional Service zoning on applicant's parcel located northerly of and immediately adjacent to the subject property and there sextensive church and school complex an the south side of this parcels Both of these conditions make it somewhat unique in terms of its logical zoning should it be zoned for some urban development district. c. Urban Services. The real i n this particular zone change request is that of them istency of this proposal with the development policy of the Comprehensive plan, Particularly, as it relates to the Primary Service Area. The site in question is at the very edge of the Primary Service Area boundary as defined in the Comprehensive Plan basso upon the availability of sewater, fire Protection, a city transit service and electrical and telephone utilities. As was noted in a previous discussion of this site (November 25, 1991 Memorandum to the Planning Board for the December 3, 1991 Meeting) the idea of the Primary Service Area is to Promote the development of already serviced areas of the pity which represent a considerable investment to the City, and to resist the temptation to create urban uses an sites that a only partially serviced. This leads to the ostly, Premature extension 04 services into undeveloped areas of the community. In this specific instance an issue has been raised as to whether or not such development should be required to have public watery and sewer. The implication of applicants condition is that if on-site seand wate,. were to be made available, urban development ofrthis site should be Permitted. This is in direct conflict with the policies of the Comprehensive Plan where such on-site waste disposal. for example, is not to be used for a potential high intensity urban development. Such development should be on public sewer and should have a range of urban services available to it which does not overburden the City's ability to Provide them. To introduce a3.8 a a to the Government and Institutional Service District is to invite a large scale institutional development of the site with all of thesary service needs which such a use could potentially create. d. Existing Conditions. As was pointed out above, the existing conditions in the immediate area might support (from a land e policy standpoint) additional Government and Institutional Services zoning. However, there i considerable residential development in this area well and those living in the area may well feel that this would be inappropriate. e. Decision Criteria. The most significant yard stick to such a zone change by is its consistency with the Cia ty'sComprehensive Plan. Clearly, it is not consistent with the development policy of the Comprehensive Plan which Indicates that any urban zoning needs to be located within a the primary s v Without the availability of the full range afservices n this site (and applicant proposes not to have urbanservices n the site) it does not meet the development policies outlined in Part III, Page IIi-3 and Part V, Page V-5 (of the Comp Plan) relating to the primary service area. f. Recommendation. The proposed condition on the contract zone change is somewhat superfluous in that i order to get approvalunder the Land Development Code, some measure of capability to provide on-site sewer and water fora .vta e lacking urban s would benecessary. However, this condition i attempt to avoid theof the Primary Service Area and the need for a full range of urban services for urban development. Because this site i outside theic Primary Service Area and applicant has made no provision for bringing it within the Primary Service Area, Staff would end denial of the z change as being inconsistent with the policies of the 1590 Comprehensive Plan. vz-7313-73 sone Assigned to Coundlor CITY OF BANGOR MUD (®rbirumaf Amending band oavelopment Code „ Be it ordaiwd by tAe City C hsmdit of the Cih ofJRVMH , As folbmav THAT the zoning boundary IInes as established by the Zoning Map of the City ch -Bangor dated October 28, 1991, as amended, be hereby amended as follows: By changing part of a parcel of land located at 1570 Broadway (Tax Map No. R-31, Part of Parcel No. 14) from Rural Residence and Agricultural District to Government and Institutional Service District. Said part of a parcel containing approximately 5.8 acres and being more particularly indicated n the map attached hereto and made a part hereof. _ PROVIDED, HOWEVER THAT, In addition to the mandatory conditions imposed by Chapter Vill, Article 2, Section 6.6, of the ordinances of the City of Bangor, said change of zone is granted subject to the following conditions: 1. That use and/or operation of the subject premises shall be subject to the follow Inglimitations and/or restrictions: A. The rezoning of this parcel is subject to the conditions that any development of this parcel is contingent upon the capability of the land to support on-site water and sewer systems for any proposed development. 2. Execution by those parties with an Interest in the affected property of an agreement providing for the implementation and enforcement of all the terms and conditions set forth above and the recording of said executed agreement n the Penobscot County Registry of Deeds by the property owner, a copy of said agree - ant being on file in the office of the City Clerk and incorporated herein by reference. In the event that said agre ent i not s executed within ninety (90)' days from the date of passage hereof, this Ordinance shall become null and void. 92_73 °n ORDINANCE In City Council December 23.1991 'Suspension of the pulse Passed( TITLE,) 'ming 18al Develoqsment Code Order refered to flaming BosMd 1570 Broadway 2 1 C wp/ ty e - AsaiPwl to - Iu City Council January 13,1993 refexea to planning board CgIM I40n consider next searing - 4verk In City Council January 27.1992 amended by substitution - - 2nd amertlment - passed as amended by substitution by the following vote 9 Yes Voting Yee Beldacci, Blanchette��agg� CohevFrankelr Bevyer •Saxl rSouryStorre Ci ark 1 z I Fr, ''fir ng'olb �'"'-t"l�n 3kFC il'A 5!�re e:Cs'LLLtiits ;e BANGOR e g BREWER k,ifV a,• ! IS�Y fi'a Y� '�I YClkkae 4.�^�,�� a✓'.� a e 6 4 •."r'- /'' W� sL d. SaY'.J^. a WNW I's,I - I, F is igiV� - . A- f / n See IS, A� to y 11 enu ov Ilk t z� t�1 1 we k I is '°'�W I 1 4 f^e ax.�i.FiY� t,avl #h li""� f 1.(„uC. Pi� r%FfSr*.{(„S \ �I ^Lip * `NT'+w� Fd F��sa 3 S-tC-.�a a c Y. 3 `; Me ISO } { r� F a°a=LII ! T, de P" IS n L*��� ,, ���.tAs 5 ti = aetee a�t� I lSC is eF r J A i A CALMS 2.i haa'=�ACI pp aIS �s t 'N" 7f!,{ '^., ^., r bf D ..� ``] ,,er° of ^` •jt',rt rr.r s _4r� t:-. �(riw� Kt^.. /SLM -�.t y„3i r w, b x t F 3TC is is Is IS '� Led r / f CJ tl ..•:. j A r e•._ Q ❑" LM r}!I -e- ,,, G Or v lard `' 1. '"'•. SrJ .`S IS 1 Me 4v IS /r�4,449 00, IS 44 1S,1 r ,III is IMI 11 Mee, I I ." hIS w IS ..%: Cct 1 11 S ....I... .. .... .. w. 1 6PEWEPLtt k! \ r fh h ❑ 5 ,. ......,�. .::, a i :: M ........: ,,, w :..� ..., .. .. ro.r'. . MAP 77