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HomeMy WebLinkAboutcoa.lu.sm.1110 Black Birch Dr.A15-97 • CASELOAD SUMMARY SHEET - CITY OF- 4.SPEN DATE RECEIVED: 3/11/97 CASE # A 15 -97 DATE COMPLETE: STAFF: Julie Anne Woods PARCEL ID # 2735 - 013 -07 -016 PROJECT NAME: Black Birch Estates Stream Margin Review Project Address: 1110 Black Birch APPLICANT: Black Birch Estates Homeowners Association Address/Phone: P.O. Box 704 Aspen, Co. 81612 OWNER: Address/Phone: REPRESENTATIVE: Wright Water Engineers, Inc. Address/Phone: P.O. Box 219, Glenwood Springs 81601 945 -7755 RESPONSIBLE PARTY: Applicant Other Name/Address: FEES DUE FEES RECEIVED PLANNING $1080 PLANNING $0 # APPS RECEIVED ENGINEER $110 ENGINEER $ # PLATS RECEIVED HOUSING $0 HOUSING $ GIS DISK RECEIVED: ENV HEALTH $0 ENV HEALTH $ CLERK $ CLERK $ TYPE OF APPLICATION TOTAL $1190. TOTAL RCVD $0 Staff Approval P &Z :Yes No CC _ Yes jNo CC (2nd reading) Yes QNo REFERRALS: ❑ City Attorney ❑ Aspen Fire Marshal ❑ CDOT ❑ City Engineer (DRC) ❑ City Water ❑ ACSD ❑ Zoning ❑ City Electric ❑ Holy Cross Electric ❑ Housing ❑ Clean Air Board ❑ Rocky Mtn Natural Gas ❑ Environmental Health ❑ Open Space Board ❑ Aspen School District ❑ Parks ❑ Other: ❑ Other: DATE REFERRED: INITIALS: DATE DUE: APPROVAL: Ordinance/Resolution # Date: C Staff ApprovT Date: no, /S / 9.9 7 Plat Recorded: Book , Page CLOSED /FILED DATE: � ,3/9? INITIALS: dikJ ROUTE TO: Seral.. / ic.i MEMORANDUM TO: Stan Clauson, Community Development Director c THROUGH: Julie Ann Woods, Deputy Director np nO 1w FROM: Mitch Haas, City Planner $ ? C ` 199 1 � RE: Black Birch Estates Stream Margin Review FV p g • I.D. No. 2735 - 013 -07 -016. PO N\ ." EN DATE: May 15, 1997 SUMMARY: The applicant is requesting a Stream Margin Review exemption to create a flood protection drainage swale /ditch for the Black Birch Estates Homeowners' Association (BBEHOA). Community Development staff recommends approval of the Black Birch Estates stream margin review exemption with conditions. APPLICANT: Black Birch Estates Homeowners' Association (BBEHOA), represented by Wright Water Engineers (Peggy Bailey, P.E.). LOCATION: The proposed flood protection drainage swale would be located on Lot 10 in the Black Birch Estates Subdivision (1100 Black Birch Drive). Lot 10 of the Black Birch Estates is immediately north of City -owned property, and is approximately six hundred (600) feet upstream of the confluence of Castle Creek and the Roaring Fork River. ZONING: Low- Density Residential (R -30). CURRENT LAND USE: Single - family residential, side yard. BACKGROUND: The Black Birch Estates subdivision is located southwest of the confluence of Castle Creek and the Roaring Fork River. There are eighteen (18) lots in the subdivision, many of which experience flooding related problems during higher than average runoff events. The primary source of flooding is over -bank flooding from Castle Creek. The proposed swale is located on Lot 10 in the Black Birch Estates Subdivision. The purpose of the swale is to provide drainage conveyance of the shallow flood flows that currently drain from the wetlands area located immediately to the south of the subdivision. The swale would also include design elements of a spawning channel, which included one or two stilling pools and a low flow channel for conveying base flows 1 on a regular basis. The drainage channel section is proposed to be one (1) foot deep, seven (7) feet wide, and constructed entirely by excavation. The spawning channel, which would sit in the bottom of the drainage channel, would be two (2) feet wide and six (6) inches deep. The fact that the swale would be constructed entirely by excavation means that there would be no encroachment on the existing flood plain of Castle Creek and no change to the flood plain as a result of the activity. The proposed location of the swale was chosen to avoid the removal of any existing trees that are larger than six (6) inches in caliper. The swale would, however, disturb approximately 0.05 (five one - hundredths) acres of wetlands for which the applicant is currently obtaining a U.S. Army Corps of Engineers Section 404 permit. Revegetation after construction would include the use of a wetlands seed mixture to be used for the drainage channel itself. The bottom of the spawning channel would be of uniformly sized river cobble, as is typical for human-made spawning channels. STAFF COMMENTS: Section 26.68.040, Stream Margin Review Because development is proposed within one hundred (100) feet of the high water line of one of the Roaring Fork River's tributaries, namely Castle Creek, the proposal is subject to stream margin review. Ordinance 38 of 1996 amended the stream margin review provisions of the Municipal Code (codified as Section 26.68.040(C)) to include an exemption for "expansion, remodeling, or reconstruction of an existing development .. . if the following standards are met." As Lot 10 of the Black Birch Estates Subdivision represents privately - owned, existing development, and the proposed drainage swale is of such minimal magnitude, Community Development staff, the City Engineer and the Parks Department all agreed that the proposal would be eligible for an exemption, provided the following five (5) standards are met: 1. The development does not add more than ten (10) percent to the floor area of the existing structure or increase the amount of building area exempt from floor area calculations by more than twenty-five (25) percent; and RESPONSE: The proposal would not add any (0 %) floor area, nor would it increase the amount of building area exempt from floor area calculations. 2. The development does not require the removal of any tree for which a permit would be required pursuant to Section 15.04.450. RESPONSE: The proposed location of the swale was chosen to avoid the removal of any existing trees that are larger than six (6) inches in caliper; therefore, the proposal does not require the removal of any tree for which a permit would be required. 2 3. The development is located such that no portion of the expansion, remodeling or reconstruction will be any closer to the high water line than is the existing development; and RESPONSE: No portion of the development will be any closer to the high water line than is the existing development. 4. The development does not fall outside of an approved building envelope if one has been designated through a prior review; and RESPONSE: Neither the original plat for the Black Birch Estates Subdivision, nor the amended plat have designated building envelopes; therefore, this standard is not applicable. 5. The development is located outside of the special flood area and more than one hundred (100) feet measured horizontally from the mean high water line of the Roaring Fork River and its tributary streams, or the expansion, remodeling or reconstruction will cause no increase to the amount of ground coverage of structures within the special flood hazard area. RESPONSE: The development will cause no increase to the amount of ground coverage of structures within the special flood hazard area. RECOMMENDATION: Staff recommends approval of the Black Birch Estates stream margin review exemption with the following conditions: 1. The applicant must submit as -built drawings of the project showing property lines, building footprint, easements, any encroachments, entry points for utilities entering the property boundaries and any other improvements to the Aspen Engineering Department; and, 2. Although it is not expected that there would be any need to relocate or remove trees, the applicant shall work with the Parks Department to ensure the continued lack of permitting needs regarding relocation or removal of any existing trees. APPROVED BY: F4 )\) �� „--C) -- --,,, 'Stan Clduson, ;:;1r Community Development Director 3 ESE Wright Water Engineers, Inc. 2490 West 26th Ave.. Suite 100A www.wrightwater.com /wwe/ Denver, Colorado 8021 I e- marl :krwnghtewnghtwater.com (303) 980 -1700 TEL (303) 480 -1020 FM May 12, 1997 VIA FEDERAL EXPRESS REC Mr. Michael Claffey MAY 1 q 1997 U.S. Army Corps of Engineers Northwestern Colorado Regulatory Office , )4 ' ' .e'er . T 402 Rood Avenue, Room 142 Grand Junction, CO 81501 -2563 Re: Public Notice Number 199775035 —Black Birch Estates Dear Mr. Claffey: Per our discussion on Friday, May 9, 1997, we are submitting three additional sketches to be included with our May 6, 1997 request for modification of the application for a U.S. Army Corps of Engineers Section 404 Permit. The May 6, 1997 submittal requested authorization for a "combination alternative" as summarized below. 1. Construction of a Swale in the Vicinity of the Originally Proposed Dike (avoiding the gas line) to Convey Some of the Flood Flows Back to Castle Creek. See the May 6, 1997 letter for a more complete description. 2. River Restoration in Castle Creek. This work is limited to the removal of a gravel bar as shown on the attached sketches. The gravel bar material will be disposed of off site in an upland area. We anticipate the removal of 300 cubic yards of material consisting'of river cobble. The total size of the gravel bar is estimated to be 0.1 acre. 3. Installation of a Temporary Barrier to be Located Immediately Adjacent to and North of the Swale (Item 1) for Diversion of High Flows. This barrier will consist of either an inflatable flood protection device known as "Water Structure" or may consist of hay bales and fencing. See the enclosed sketches for location and details. If you have any questions or need additional information, please feel free to contact either myself or David Mehan. - Sincerely, WRIGI-T)WATER ENGINEERS, INC. By ...It 1 ‘ a — C — V - TIT . Bailey, P.E. Encs. • cc: Black Birch Estates Homeowners Association c/o Felix Pogliano and William Greenberg 'City of Aspen C: 1961013 \000Ia(peg) \L- Claffey. PEG GLENWOOD SPRINGS - 1 97 01 94 5 77 55 DURANGO - 0701 259 -711 Ch 0 0 } w § k b 1 oh o \ \ § § _ a w § ! Lu ���I hC m re . o k d § CO w co . wok -J Ill c.> ^ � % ° cc ° \\ k + LO ' 01 CO CO ` ° . C ) Itli) \ • § 2 LU / \ / % § a S a §B I �� 4 2! © ~' ® ; e - § % bw / _____ • i \ - \ if / I \ • § c 6 \ z v 0 I D § f¢ W ; \ B ���wt in u. § W o E / � 7 b 0 7 cm \\ J i C k re a \ y w Z It - at1(9F a w ce 2 ft w o cc N O Y O LL W m N w • 01 w Z 6 w > U J I/ • y CD Q U o 2 w a f 11/2 cc N • ' 1 I W 00 • . 1 .... NO re I rc Lo M a Y W in O ° g z (1 a N 1\ Q E 0't �Q a a pl....1 \ .. < — T a Q n a. 1 Z n xg ( O W 0 2 ., 0 N ft W f / LLJ U b .k r � s �� U 8 ° Z r U O N t0 a CO � X 0 F w a CO Z 17 Li.. W d 0 aX0 Z > U�e ti It- w o Z O O) � f CC uj w . 0 C ° p a ¢ C: W 2 c o O LL a Q U 0 (42 I . CO O ,ci, I I Hm $ " 0 w = CD CI K a n r (7 c a W a a A W J \ . et • W / _i . �— O > H co W / f "y ..... O Z z < a m / / 0 ' ....i ---- 10 C A r I J m W V m IZ IL 0 , \ cc I re 0. � \ I a a t m w 1 m 1 m 1- CO m to \It J F Ill Q J F k �� z al of zl o • I o I k , ---lilli I, U ti W 11 a z 0 4 i • 0 0 10 0 I ' O • It o ' F CO I. N % W O C a - -Eiitr— S W Li la , a = P — Z LL LO W ; � c r i J Z W O .J� ' (� a Y W u Z W Ie t F Z `V Q W '0 c b a n S w , , w � v) V0 S iZ c a -- • 1 x W y o c x I w co 3 � �b LL QU G � • 00 C. a a2 _ g C w 33 I 4 1 i - i' s - _MAY, —08' 97(THU) 07 :44 WRIGF' ° " GLNWOOD TEL: 9709e "10 P 002 MEMORANDUM TO; Mitch Haas, City of Aspen FROM: Wright Water Inc. pa h Peggy Bailey, RE. 1 Y RE: Stream Margin Review Black Birch Estates DATE: May 8, 1997 Per the DRC meeting on May 7, 1997 we are submitting a revised stream margin review { j application for the constriction of a drainage swale at Black Birch Estates. This application supersedes the stream margin review application previously submitted on vi February 3, 1997. et The proposed Swale is located on Lot 10 in the Black Birch Estates Subdivision. It's purpose is to provide drainage conveyance of the shallow flood flows that currently drain from the wetlands area located immediately to the south of the subdivision. This swale �++ will also include design elements of a spawning channel, which includes one or two W Cd stilling pools and a low flow channel for conveying base flows on a regular bases_ The drainage channel section is proposed to be one (1) foot deep, seven (7) feet wide constructed entirely by excavation. The spawning channel is 2 feet wide and 6 inches deep and sits in the bottom of the drainage channel The proposed Swale has been located to avoid the removal of any existing trees that are larger than 6 inches in caliper. The swale does, however, disturb approximately .05 acres of wetlands for which we are currently obtaining a U. S. Army Corp of Engineers section 404 permit. Revegetation after construction includes the use of a wetlands seed mixture to be used for the drainage channel itself. The bottom of the spawning channel will be a uniform sized river cobble which is typical for man -made spawning channels As noted above, this swale is constructed entirely by excavation. Thus there is no encroachment on the existing flood plain of Castle Creek and no change to the flood plain as a result of this activity. The following is a summary our proposed activity, specifically with regard to the standards set forth in section 26.68.040 for Stream Margin Reviews. 1. The swale does not include any encroachment into the flood plain and will therefore not increase the base flood elevations in Castle Creek. J SAY. 18' 97 (THU) 07:44 WRIGP"'"ATER GLNWOOD TEL:9709r "10 P 003 2. No trails are proposed. 3. Recommendations of the Roaring Fork River Greenway Plan are not applicable. 4. Vegetation disturbance will be limited to the vicinity of the swale construction and revegetated with wetlands species. S. The swale is generally outside of Castle Creek and will not interfere with its natural changes. The swale construction will be performed using erosion control methods to maintain a dry condition during construction and to retain sediment laden runoffonsite should localized erosion occur. 6. The water course of Castle Creek is not being altered. 7. The water course of Castle Creek is not being altered. 8. No Federal permit is required for work within the 100 -year flood plain. A permit is required for the disturbance of the wetlands. This is being issued by the U.S. Arrny Corp of Engineers. We have received a verbal approval for this proposal, and hope to have the permit in hand shortly. 9. All revegetation, including those areas within the fifteen feet of the high water line, will be with native wetlands species. 10. No fill is proposed, thus the height criteria is not applicable. 11. Landscaping is not proposed except for revegetation as noted herein. 12. No exterior lighting is proposed. 13. Site sections are shown on the drawing. 14. Wetlands and riparian zones are shown on the drawing. As requested we will be forwarding 10 copies of the plan by Wednesday. If you need any additional information or have any questions please feel free to call. Thank you. • MAY.- 08'97(THU) 07:45 WRIGP"ATER GLNW0OD TEL:970V "10 P.004 nk:11 1 LAUD L:SE APPLI ate MRS 1) project Name Black Birch Estates Flood Protection Berm 2) Project L t 1100 Black Birch Drive, Lot 10 (indicate utast address. lot i blcciciamber, 1egal descriptiongray arcropriatel 3) Present Zoning N/A 4) Let Size N/A 5) Applicant's Name, Address i Item j Black Birch Estates Homeowners • Associatian,'Inc., William Gruenberg, President, P.O. Box 704, Aspen, CO 81612 (970) 925 -4287 6) Representative's Name, Artire s i Phone • Wright Water Engineers, Inc., Peggy Bailey, P.O. Box 219, Glenwood Springs, CO 61602 (970) 945 -7755 7) Type of Application (pleasee ens 7c ° ptOn all that apply): _ Conditional Dee Co 7tael SPA �� Corse tua1 Hi. is rev. Special Review ^ Final SPA — Final Historic Oev. _ 8040 c n ine _ Conceptual IUD „ Minor Historic Dew. R Steen margin Final POD _ Historic Dead itian ).Curtain Flew Plan _ Sandivision — Historic Designation Conkniniusization _ •pp Aeentart ^ CMOS Allotment __ Lot Splitilot Line Sweepticn Adjustrri,,. 8) nriptian of Drifting Uses (amtur and type of ecisting &tz : appnviaate sq. ft.; near of hedernZ: any previous approvals granted to the property)- Swale construction 9) Decription of Develqurent Appliaatiai N/A 101 Have yo: atradied the follewirg? ,�e4m � % to At`adaent 2. Minimum Suter .e to Attadment 3. Specific sr Contents Re: .e to Attad –.fit 4, Revier standards for Yaw Application MAY. -08' 97 (THU) 07:45 WRIG9' MATER GLNWOOD TEL:9709 "IO P 005 . Black Birch Estates Homeowners Association, Inc. (BBEHOA) William Grneaberg, President P.O. Box 704 Aspen, Colorado 81612 (970) 925 87 .tt ,,i, , authorize Wright Water Engineers to act on behalf of BBa • . Wright Water i ers, . P.O. Box 219 Glenwood Springs, Colorado 81602 (970) 945 -7755 • MEMORANDUM TO: William Gruenberg, Black Birch Estates Homeowners Association Felix Pogliano, Black Birch Estates Homeowners Association Michael Claffey, U.S. Army Corps of Engineers Chuck Roth, City of Aspen Jack Reed, City of Aspen Nick Adeh, City of Aspen !Mitch Haas, City of Aspen Rebecca Schickling, City of Aspen FROM: Wright Water Engineers, Inc. Peggy M. Bailey MAP') DATE: April 21, 1997 tV RE: Black Birch Estates — Flood Protection Z vi ce W W Attached is a draft copy of a plan for Black Birch Estates flood protection which reflects the tj spawning channel discussed in our April 17, 1997 memorandum. The swale section includes Z a spawning channel and a flooding relief channel which is constructed primarily by excavation W versus embankment. Due to the low lying areas around Station 1 +00 to 1+50, the spawning N channel and relief channel was designed at a lower elevation than the swale associated with the < berm. This is necessary in order to drain this low lying area. Because the channel is lower than previously designed, the outlet of the channel at Castle Creek was moved downstream to a point 3 where the 100 -year floodplain is also lower. This was done to minimize the amount of back = water that will be experienced in this channel during the 100 -year flood. V Please note that this channel has a rather small capacity when compared to the anticipated overbank flooding that will be experienced in the 100 -year flood. Calculations indicate that inundation of the swale will occur at about 20 cubic feet per second; at which point, the channel will no longer convey flows back to Castle Creek. Thus, individual berms and swale improvements may be necessary through the subdivision. Per our April 17, 1997 memo, we intend to make recommendations and design for individual berms and swales for the subdivision at a later date. Our recommendation is to install the swale and spawning channel this spring in the event of a high runoff. The additional improvements can be designed and installed later in the summer. With regard to the stream channel improvements upstream of Black Birch Estates recommended by Michael Claffey, we are currently reviewing the aerial photographs, aerial topography, and channel hydraulics. Design issues and recommendations will be reviewed internally as well as with all parties involved. Recommendations should be available within the next several weeks. \*■......................■■■■■•■....." 4 •. MEMO TO: William Gruenberg Felix Pogliano Michael Claffey Chuck Roth Jack Reed Nick Adeh Mitch Haas Rebecca Schickling April 21, 1997 Page 2 Please review the attached plan and return your comments to our office as soon as possible. This plan is scheduled for review by Aspen Planning and Zoning on May 20, 1997. Afterwards, we hope to immediately issue drawings to the contractor. PMB /dlf 961- 013.000 Attachment Wright' Water Engineers, Ir- LET: R rF 1TGD3G^al�SEIDTMIL 2490 W. 26th Ave. Suite 100 -m DENVER, COLORADO 80211 DATE (303) 480 -1700 /3/ / 9 9 7 oa PL / - 0/3, vo U A nory • Ste-61/ �a � RE: TO 4 /teey - WE ARE SENDING YOU Ifricached ❑ Under separate cover via the following items: ❑ Shop drawings riots ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. / . 0J ,,/- ,,/� DESCRIPTION 1 (0/97 / A -t 1i/w.f /N n/ �./.m THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval For your use ❑ Approved as noted ❑ Submit copies for distribution — ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO 'IL'& e ' ` J 1/5 4C Mitaeieza4 ez3 �"' SIGNED: "- Q If enclosuras aro not as noted, kindly notify us at once e-e,‘ • ,t Pte' 0 s. k'' RA CA G O C W O \`" w N ' J — = t t NI n �� c V s U ` o o % W �1 W ,` M U w S . S c,, S, N O s o �. \ N N N W -00 . Y W W I . c kM 2 ." 1.`~ 1 N^ uy , ro ST v^ 9 f o _ s I 1 T -1 9 W S j_ cl, C— S-- — aw - -_. _ — - - T T a r ` 114 et • ` , ill Vii • �-' ( • ISEE Wright Water Engineers, Inc. 2490 West 26th Ave.. Suite 100A www.wrightwater.com/wwe/ Denver. Colorado 80211 e- mad :krwrightewrightwater.com (303) 480 -1 700 TEL (303) 480 -1020 FAX May 6, 1997 VIA FEDERAL EXPRESS Mr. Michael Claffey U.S. Army Corps of Engineers Northwestern Colorado Regulatory Office 402 Rood Avenue, Room 142 Grand Junction, CO 81501 -2563 Re: Public Notice Number 199775035 —Black Birch Estates Dear Mr. Claffey: On behalf of Black Birch Estates Homeowners Association, Wright Water Engineers (WWE) has prepared this letter to request modification of their application for a U.S. Army Corps of Engineers Section 404 permit. The original application was issued for Public Notice on February 24, 1997 as Public Notice Number 199775035. The proposed project in the original application was for the construction of a berm and swale requiring the discharge of 1,200 cubic yards of fill material into 0.30 acre of wetlands adjacent to Castle Creek to prevent flooding to Black Birch Estates. It is estimated that this alternative could completely prevent flooding to Black Birch Estates from up to approximately the 100 -year flood event. The purpose of this letter is to request authorization for "combination alternative" as described in the original application. This alternative will not provide the same level of flood protection as the proposed project but will reduce flooding from smaller floods and result in less impacts to wetlands. The combination alternative includes construction of small dikes in uplands around specific residences and the use of temporary, inflatable flood protection devices known as "Water Structures " — neither of which will impact wetlands or other "waters of the U. S." The combination alternative will also include the following activities which will impact wetlands and other "waters of the U.S." 1. Construction of a swale in the vicinity of the originally proposed dike (avoiding the gas line) to convey some of the flood flows back to Castle Creek. This swale would be constructed as an amenity and include a spawning channel. The spawning channel would have a small capacity and be connected to the Tagert Ditch. In addition to the spawning channel, the swale will include an overflow area to convey higher flows. A plan view and typical section of the swale are shown on Figure 1. Most of the swale will be located in uplands. However, it is necessary to construct approximately 130 linear feet of the GLENWOOD SPRINGS (970) 9457755 DURANGO -(970) 259 -74I I Mr. Michael Claffey U.S. Army Corps of Engineers Northwestern Colorado Regulatory Office Page 2 swale in a wetland for it to be effective and connected to the ditch. This will result in .05 acre of wetland impact from excavation, redistribution, and placement of 50 cubic yards of clean rock into the wetland. 2. River restoration work in Castle Creek to reduce the amount of overbank flooding. This work is limited to the removal of a gravel bar at station 1900 (Figure 2), totaling 300 cubic yards. The gravel bar will be removed using a rubber -tired backhoe and will be accomplished so as to not impact any wetlands. The total size of the gravel bars is estimated to be 0.1 acre. The material removed from the gravel bar will be disposed of off site in an upland area. Please contact either myself or Peggy Bailey in our Glenwood Springs office should you have any questions. We appreciate your expeditious review and processing of this request. Sincerely, WRIGHT WATER ENGINEERS, INC. B 1_! . i Aki ___. David B. Mehan, • WS Senior Wetland Scientist Encs. cc: Black Birch Estates Homeowners Association c/o Felix Pogliano and William Greenberg (via hand delivery) Peggy Bailey City of Aspen (via hand delivery) C: \961013 \0001 a(dbm) \L -CI alley 1- 3 J CO / -_ - r 7 o � o W 2 w 0 ^ 1- Q J CO o = i i� F / v ce W W Ill J O m U Q /' V • \` ' w co N \ ` \ b a J z m CO 0. 1 ' , I S �1 m < N F -i I o J� 4 ,I4 a m o m N II a al pl I a O g i ; 1 LL f p ■ w N N O I 0 w 4 Z W o I I 0 " Q 3 0 J W 11 ' m N R' S U Q r w a O U N D d n o i I w .- 1- O� J t z ) z o u. 1 o O J F Q Q -- -- -LL V 3 co w ¢ w p > _�_ #— I- i W Z g o o F a 2 r I ' X Z K to 0 W ¢ I+- N r J ¢ O Z w N OO 1 ` a LL U w ¢ W N o z m = Z> U to r m m ¢ a rn 0 Q r ' i∎ o rt w o Z o rn ¢ P I- H D p o W 'O C b z + 1� ' cn re w c? m o co •- Tr D z a o H W o a m 0 Q z O 4" rn , .. 7 ¢ p f' 1- 0> < o Q U o = Z • 1 0 0 0 H K 5 co 0 U H 1 Z F- I ¢ o I c70 1- w I K W W a S I- r N 2 a N N (1� �� w w 0 0 Z ¢ a W ¢ 1 " 'S M ? 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