HomeMy WebLinkAboutPH ORD-2002-034 Orange County Zoning Ordinance Text Amendments Amend Article 6.29.3-.._.__, ._._....~......._....~..~ .............~..,......~.w.......eN~.~..u~~x~•.a....~w.uu..av,wr+awu~a•~no.w-a..~n..~.~w_..uu~4aa..a~i~ana~.a..unu.»~~..~xss.i.:aa.~a.t.U.u..~.uxls.~wmtu.~c5t3Lt~~i~.liiii`~"..~.tt:ltti::.inai:l'Si.t.t.14l5234:t:ilvUt:\{lal.i:Yti'i•~.}?t1Y~ul\ii1'kti.:$iS~SI..l~S:1::jG~:\:ed~.~i<:~~~ll~]i'.
~ ~ ~
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: November 25. 2002
~/~lA`~°°z-a-3~
Action Agenda
Item No. C.2.c.
SUBJECT: Proposed Amendment to the Zoning Ordinance to Create a Secondary
Development Area in the I-85/Buckhorn Road Economic Development District
DEPARTMENT: Planning and Inspections
PUBLIC HEARING: (Y/N) Yes
ATTACHMENT(S):
1. Proposed changes to page 2.1.3a
2. Revised I-85/Buckhorn EDD Map
3 Re ' d P 'tt
INFORMATION CONTACT:
Craig N. Benedict, ext 2592
Gene Bell, ext. 2589
. vise ermi ed Use Table TELEPHONE NUMBERS:
Hillsborough 732-8181
Chapel Hill 968-4501
Durham 688-7331
Mebane 336-227-2031
PURPOSE: To. receive public comment on a proposed amendment to Article 6.29.3 of the
Zoning Ordinance to create a Secondary Development Area south of I-85 in the I-85/Buckhorn
Road Economic Development District (EDD). .
BACKGROUND: Orange County's EDDs are comprised of three principal land use categories:
Primary Development, Secondary Development, and Open Space Areas.
"Primary Development Areas are intended to accommodate the full range of light industrial,
distribution, retail, office and service uses." The Hillsborough Area (I-40/Old NC 86) EDD is
further divided into Primary I and II categories, the difference being limitations on retail uses in
Primary II.
"Secondary Development Areas are intended to provide a`step-down' or land use buffer
between Primary I and II Development Areas and residentially zoned or developed properties.
Within these areas, only a limited number of residentia) and office uses are allowed. Where
residential development is contemplated, moderate densities ranging from two tafour dwelling
units per acre are permitted." This designation allows for a mixed use of residential, non-
residential and other government public service uses. ~
"Open Space Areas include land which is generally characterized by steep slopes, flobdplains, ~
natural areas, recreational and wildlife eorridors, historic sites, and other similar features." --.
The I-85/Buckhorn EDD is currently comprised of Primary Development Areas and Open Space ~
Areas only. Primary Development Area is in keeping with the ar~a north of I-~85 in~hat it'T1'as the
most complete transportation network (rail, Interstate, and US hig~way), water and sewer
g\Comprehensive Planning Div\Gene~2002 Public Hearings~Nov25~Buckhom EDD Amendments Abstract.doc\l 1-13-02\gb 1
.,....,.....,~,.....,.,< ...............~.....,.....,~„,~.~...~.~...v.....~d.v.>.~..u..a~:.x_~.nu~.....ma..~.u~.ss.aw.rmmi..uvc.~s_c~aei. i .~ iawi~ .v.~:•sixsa.>wi.n:veui• .. ~i~
. . . . . . .. . .. . .. . .... . ... •., c ve:ss~.u~:u~a~uaum:~.:~.awuih....,w.., oes,~acuiaxvvstx..~ti~i~,r..isx;:..uit.a.~.n.~tn~_t!~u~.mt~i.eu,3:.a:,,aas~..k~Ye„1.S~aII±i:::3~~d,U.~.til.lti5~dttidiUlllkY~YS1u.i1S1\1
~ ~ ~
(though expansion of the current systems are needed to fully serve this portion of the.EDD),
and existing commercial and manufacturing uses.
The proposed amendment would designate the area south of I-85 and north of West Ten Road
as Secondary Development Area. Such a designation is in keeping with the current nature of
the area and properties to the south, east, and west that are~ across the road from this proposed
secondary area. In addition, the table of permitted uses would be amended to limit future
residential uses to attached single-family or multi-family housing with densities of four or more
units per acre. Single-family detached on private well and septic systems is not intended for
these higher intensity mixed-use areas. These single-family detached housing product types
are available in more rural settings of the county where public water and sewer is not available.
Proposed text amendments are shown in Attachments 1 and 3. Text to be deleted is shown in
_ and new text is in bold underline.
FINANCIAL IMPACT: None at this time.
RECOMMENDATION(S): Planning Staff recommends approval of the proposed amendment.
The Adm.inistration recommends that the Board refer the proposed amendment to the Planning
Board for a recommendation to be returned to the BOCC no sooner than January 21, 2003.
g\Comprehensive Planning Div\Gene~2002 Public Hearings~Nov25~Buckhorn EDD Amendments Abstract.doc\l 1-13-02\gb
.....................,..,,......,........_.~.~....,,,..,.....,,..._,.................,._...~...~......~~~,~.,.~~<.~,~.~..,..~.......~...eu~,..a.~u~u.,av..~..u..a.v~,nu.t~,mxw: s,un..im~.<.m~s...icr.:vea~::uhw.~i~~~a.amm~~isu.~EU:nu.:nna;~
`.tYl4Hatitll KdSi;tOktlit9t\ttilillllti;icli`.1rRRid4Ti3:(Gtkki`:•S.:l'~Y1i:itk:vU:SiCtRliailC3tt`Slh'Ct1:tAL111iPS1
1-85 Buckhorn Road District* ~
The I-85/Buckhorn Road Economic Development District is comprised of 845 acres located on ~~
the northeast and southeast quadrants of the interstate interchange. This acreage is distributed
among the three principal land use categories in the schematic plan as follows:
Primary Development Area
Primarv Open Space Area
Secondarv Development Are~
Secondarv Open Space Area
A~.... c..,".~ n..,,..
Rights-of-Way
6~6 203 Acres
55 Acres
~ 424 Acres
105 Acres
~-68 ~1s~eS
~S 58 Acres
Access to interior of the northern portion of the district is proposed through the extension of a
service road being constructed as part of the I-85/1-40 widening. The service road will
terminate on the west side of Buckhorn Road, and any collector road extended to serve the
district must align with it.
All of the lots in the southern quadrant have direct frontage on either West Ten Road or
Buckhorn Road. The number of access points onto Buckhorn Road and West Ten Road should
be minimized by creating internal access roads where possible. The extent to which iraternal
access roads are feasible and the points at which internal roads would intersect with West Ten
Road, will depend in part on which lot(s) is (are) first developed, and how lots are combined as
development occurs.
Transit access is also proposed through a park-and-ride lot or similar facility located in the
northern quadrant; with access to both rail and thoroughfare systems. A sidewalk along
Buckhorn Road to provide access between the transit station and the southern quadrant will be
needed. Design criteria for these systems are presented in Section 3.3, Circulation and
Parking.
Land uses in and adjacent to the district range from single family residential to a variety of non-
residential uses. The Southern Railroad crosses the district as does a Duke Power
transmission line and a Public Service Company gas pipeline. The area is also served by the
Orange-Alamance Water Corporation, and sewer service would be available through extension
of the Efland sewer system owned by Orange County.
,
'-~' PYIIYIa~T-p°c~~~l~~mor.} Aro ~ .
~.rrc ~~rca-
The district is characterized by gently rolling topography with few building constraints. However,
soils unsuited for development are found along intermittent streams which flow south beneath 1-
40/1-85 to join Seven-mile Creek, a tributary of the Eno River. Because of its location on the
western edge ~of the Upper Eno Watershed, land uses in the district are subject to watershed
protection standards governing impervious surface and the control of stormwater.
The total amount of impervious surface covered by buildings and parking lots is limited to 70%
of a building site. As shown on the schematic plan, stormwater control for multiple sites may be
provided through construction of several detention basins, located along individual streams
draining the district, particularly an the north side of the interstate (as shown on the schematic
plan). Alternatively, a larger, single detention basin could be constructed on the south side of 1-
85 at or below the confluence of the streams. Detention basins may also be constructed on
individual sites. Impervious surFace limits and standards for detention basin construction and
maintenance are discussed further in Section 2.3 - Land Intensity and Appendix C- Wet
Detention Basin Standards, respectively. ~
*Amended 8/20/96
Economic Development District Design Manual Paae 2_1_3a
c.~~a~+~uvnu..•w..+.~............w......,.w.u.....•~usswa~.n.~u.u.~r+..•...+.+•+.~w•..n...•..._.nvxu~v~tutfii~;.u.1<<a1~ss~~.~~+•uann..~.u!i.~~.y~::\ I4i`£4\:l:V.u~illti~.~iu.ux.~.~e~~vfv.~•~..~14fHIIiNa.r~4•aUi~Xl~ll\)~:i~NU:itl~!531:1f.~]iY~l.Ui4l ` \' ' I] ti41SiSllt:l
.. . .•~ . . ... ~ . . . . . `. • • . . ... . . u.lik~ SrvFUix:fle S A) Sla2illiSi3.ticctltCdMl~:did:l:Ux1.t1Al~`.i\:1.ti:id4:?4XtiT~4:LRC<Ull\SIl1~
o ~ A
~
C.~
•py
~I
`+,.~
.~
I'~
~:
~
~
~
~
~
O
~
^~,
~i/
A
.~
~
0
~
O
~,
^
~
C~
O
~
~
~
O
V
~
.~
~
~
0~0
F~
H I ~-//
w
z ~
3
N f6
N ~
~ d` '0
~ Q C ~N
~ ~+~~ N
c E Z ~'-~o ~ c
~ o v~i c Z ~ ~
° a~i U ~ ~ ~~3 v~i
> ~ N ~ ~ ~ ~ W 'a N
Q Z` (U9 ~ Q~ W N L ~
~ ~ (~ N ~ N N = ` Q
E c°~ ~ 3~v ~~ 3 c~'~v ~
cac°n'O~u'~~~ o°. ~ U
~ ~~01 OI,.%'~
~ •.
~
L
~
~
~
N v
•~ ~
~ ~
N ~
t Q
~ ~
o N
~
G~. N
v ~
L ~
~ ~
~
~3
~
W ~
H
Z
~
a
.~
~
E
a~
~
~
~
~
I ~ N
.~ ~
__
~
~
~
O d
'
^
Jy --
! !
f
~ r'
~
. .. ~: ....i .. .
d
~ ~
' F-
.r
~ ~ ,
~
,: ` ^
!
~
~
N
~
~
0~
~
~
~
~
.~
~
0
~
'i
~
O
~1.r
~
~
O
~
~
0
.~
c
0
W
. w..,..>w....w...., ...............w.....•w..,..«..~.....•...uwau.•....•..~.xvvu.x.uw...ux..uw.aurr.nwuu~s.nv~~i~c~v<ss.nwe.nSwnW.¢i~tv.»ur.~ uvrunuv.r.rxv~~~»:a+uusYlY.s.LS~:.fFIt~1~V•..j'.lr'.1iS.ll~:N:v3a.t..u.et
y
V
~
~'A
v/
C
~"'
Z
W
a
0
~
W
V
~
Z
V
W
~
W
J
~
W
~
~
W
~
~
W
a
VJ d 'Q G~
~ ~ o ~
~ L ,Q .~C'
w O t d
~.
O d ~ ~
C > L C
~ v ~' •C
~ m d v
.H C ~ 'Q ~i
'L d t! ~ N
*' vJ ;~:. eC L~
~n ~ 3 t *.
G v C1 y C
C ""' y N E
dd~~a
Q N ~ v O
O ~,- ~' ' j >
O ~ d
> d ~ ~,0
G1 ~ N N t~
~ L M~ L ,~
0
E~.cEo
C ~ " O W
v ~ •~ Gf C
w'~=c~v
N ~ O ~
~ y ~ L +_+
t ~• ~ G~ •
.~ ~
s 3
+~+ V 3 ~ {~0
C =
10
O~~ ~•O
r ~ H d L
V :i+ _ ~ ~
d = ~ d {0
C~ ~ =
~ ~ ,~ ~..~
d ~ ~p L 'a
~ C 4. 3
0.., L O
:... m
G~ d N 1~0 N
Q.v,Q~ N
.~ ~ ~ C ~
C ~
e~~ ro ~~
~ ~ 1~/~ -C N
~ _
~.yys,~„ ~s
3 ~ o ~ 3.
y~~~`aa
~ Q~~ ~
+.d. R Q- ~ t~.1
c~ c ~~ ~
a"' ~ N
~1 '~'' ~ ~
~ ~ d •~ L
c E .°~ d ~ .
.o ~L~ ~
_~~~,
o == ,~ ° w
~~~~m
,t y O C .Q
I--V iw
.c ~ s
~+ _ ~i+
N .SZ
~
L
+~.' d O ,C
N w .-: C~
= C ~ O
~ ~,a_
~
C~a~iao
~ V .~.. C
~ ~ ~ y
ar
o ~ o ~
{Q ~ d ~
~ _
~sd~
~ ~ C >
d C Rt N
d ~c`-v °- ~c
>°'~E
d 'C' L '3
i v,~ O
.~ .G ^ t~
~ Q G~
LL - t
3 ~o"L
N ~- y O
~ ~ ~ d
Q; `° - .«~
~ ~ y
~ ~ a ~
Q ~ ~
O -Q Q y.
d
~ ~ ~ ~
C IC ~ ~
~~tq N ~
~•~ y~
3 ~ d
Ri ~'~.. ~ ^
y N m
.- C !A :..
~ ~ ~ y
oo~
~ ~V R
~ w o •d
a
E .__ '° tn
~L~a
V d m N
dad~
~ ~wv
c c~p m ~°
N ~ = y.
~ O ~ '~'~
~
Q~ ~ ~
Xa~~
~,
- ..oQ
~a ~~„o
m`d=~°
m ~
~ d ~ m
Q35
N
N
~
Q
c~
N~
L
. Q
N
~
a
O
~
~
a
~
~'~.. '
.~
Q
O
~
~
O
N
O
cd
0
v..
~
~
~
~ ~
ca ~
h
3 ~
~ c
. ~ •°~
a ~
~ ~
y
C ~
w
~ Q
~ w
~ ~- ~
~ ~° n
~.
~ ~ a~
~ ° O
~ Q
a ° ~
o ~.
a v, Q
~ a c
¢Z W
O
z
~~~ ~ ,
A ~
, a b a
~ ~
. s` ~ ~ .
~.~ ;~
~i N ,~ , .
~ ~ ~
. ~ ~ ~ .
~ ~ ~ .
~ ~ y
. .. ','
. . . ~j v .V :
. ~ y a ~
~ ,~,+ ~ eya
C~ C~ ~, :
N a N ~
~' v ~ .~ .
. ~ ~~ ,~ ~
. .:, . A ,~y ~ ;~•-~
. E y ~ ~
Z ° ~ w
at b
~ ~ ~~ ~ .
,a ~~
~ O~ :~ ~ ~
a .b .~
.~
a , ~~ ~ ~~
. ~ ~~a..
. .~ o ~.~~
Zi ~ v.
Mv~ . ~' ~~ y
W ' ~ ~ ~ ~
~~ ~ , a, ;s~~ s ~
~
:~~s~°'~
,~ao
~ ~ ~ ~ '~
~ ~ ~ ~~' a' °~
7 ~. o ~ ~
~ ~ ~ ~
•~ ~ ~
. ~ u .~
. ,~ ~ -~
~ ~ y
~ ~ ~
~ ~
: a, ~' ~~ •~
. ~ ~ ~'~~
~ ~ ~
°v +~ ~ `~3
~.a ~
~
~ ,~ ~ ..
~~y~
~~~.
~ ~ ~ .~
~ .~ ~
~ o
C~ ~ • ~
s y ~
. C7
ft7
. ~;a~g ~
aso~
O
~z .
~
~ .
~
u
'
o
; •
.
i
~ . . . i
A
.
~
...
....... ..
_.
_
.
. i
~
4
;
~
O ~{.
• 6•i
.": ~; ,.}
..
-
~
•
:
'
.
~i
p • A .
~~ ~_ . .
~ ~
.
~ .
S
~
~~
~ . , ,
.
.
.
~
~ ~' ~~;~
~
~ ~
~ ~
..
, . .
' ~ ~ ;C:~,
~
~ ~ ~C >C ~ ' i~ >C ~ ~S i~ 5~ ~ ~S DC , ~ DC ~ k >S
M _...
;c~i:? ~ , ~
~: ~
~ - . '>;..`
~ . 4•
~'
3
~
.
~
~
~ ~
~
~
~~
Qj ,
- .
•
.:<.::.>
. x:::i
~
: ~
~ c~ .
~
e
-
~
.
.a
s
p~"
-'~,f
~ ~ - ~ O
Gl F' ~
O
_
~ ~
'0 y
pr
~
. 4
. ' .
.
.
`~ ~ ' ,
~ , 40
a~ . ~
a o
';
.d
~
~ „~~
~ .
~ ~
~ ~
~
~
~
c~ ~
~
~ ~ >
~ O
c~ . , C
c
<
<
~..~ a
°
~ .~
~~
'
~ o
~ o
~ ~
;~
~
~
~
;
~
~ .~
~ ~
:b
~
~
~
.
_ {...
~~ •. : ~
'~p ~ ,~
• ~
~ . Ci ,~
~ ~
~ ,;
y ~
~.r ~
~
~ ~
~
~ ~c~
D
~r
"p
a ~
H
o
p.~ ~
iQ.
~
'
p ~
. C
c
,
. ~] `
^ .
~.. ~
~ .
- o u
~ }~
C~ '~
~
y ~
~y
a~ .~
~ ~
q c
~ ~
~
~
,~..'~t'
~ ~
a °
~
:yi ~
y aa
~ . ~ ~
~i •~
p., ~S ~
~ '
~ ~
~ R
~
~
~ f
'~ ~
~
.
'
~ ~ ;j•.
' y
~
:
~ ~
' +~
FI
:~ b
`~ Ft
° ~
~
~ ~ .~
.v ~
W
,~ ~
.~
~
~
o ~
D
Q.,
..+
.~a fA
~
a" ~
b ~3
,v
a Cd
~
o ~
°' .~ ~
..
U a~
~'° '~ VJ
~
bA Q~
~..
'" Ti R
O ~
R
~
. ~ `~ ~
p .
~ a
e~
a ~~
~ ~
a•
~ ~
.~G .q
ed
a~ O
'~ ~
e~
a 'o
~N ~
~
~
~
e~ a
e0
~' aS
~ t~
~
~ ~ y
.~ . y
~
~
'~O a
~a ~~
~ ~
. ~
''':'
;
~~ t-i
Q'
o
•
~
~
~ ~
: ~
~ w
~
~
~
C~ t~
°'
a~
~
~ ~
~
x ~
~
~
~
~
~
~
.~c
4
.,s~c
a
~
~ ~
U ~
~ .-
i
~
~ ..
v,
y
~ i-~_
~'
° .4 <
H
~*
~ W I I I i w 1 1
~ I 1 C
1 1 I o
''' C
7 a
+
..~..L, a a Ra rn I 1 I 1.
~
r+0
, ~
~
ti '
~ ~.
w
~ ~
:u
~
a
::g~.
~
..~ .
a.
~.
~
~"~ .
~ .. .
~~:.
~ ~
a
~b
~ p
q ~
I •~ ~~
3 ~A
~ ~.
~" ~ ~
IoA
~n
i" ~ ~
y ~ ~
i O ~
~ ~A
x v
~•~ ,~
~
.
. _ _ ..
.a~; .:.
' ,
. . ~ ~ ~~
. •~ ~:~
~ ~.~
. . . ,
. ~ ~ ~ .
. ~ ~ 'g :
. .
~ .:~,~c~.
°''
~
..
. . :
. .
~ ~ .
~ .
~ ~ ~
. ~i ~ V
. y
\ .
y ' a ~
~
~
,
. ~
~ .
~
y ~ .
~
~ ~ ~
, ~ h.1
'
'~ N
'C1 ~ 'C ~
,.
,
,
~.
'
~ „~~
, w
~
~
~
~
-
~ ' ~.
_ .~
•
:
o.,d,~
,ett .p .
.
, ,
~ ~
~~
- s ~
.~~~~~
a
'
~
.
~ ~ ~~A ' .
b ~'°
•~ o ~ ~_
~ ~
.
.
~ _
~,. a~t
~~a
..
. o .
~ ~ ..
a
. ~ ,
~ ~ ~~
a •~ . ~ :
. W
~ . ~ ~ ~
R
;~ °
~ .
,
~ aA
~ ~`°~~p
.~
~ ~' ~
~~~
~ ~ ~~a.~
.~
' o ~ ~
~
~
. .
o
.
~~ ~~~
. ^~ ~ y .~
. . ~ ~ ~ ~ ~
~ ~ ~ ti
p'. ~'~~~
~
-
~,
y ~
V ~ ~
~y
.
~ •M ,.:1 ~~ ~
' ~.~ e~. ~
N
~
~
., .~ y
q
p
p •~
ev~" .~
,
. .
w.s ~
~
~ ~ ~ ~' '~ ~
~
. ~ t
~
~ ~ ~ ' ~
~ ~ O ~
O
. z .
~~"+
~
~
~ __ ._ .. . _.. . _
- - -
• b
o .
~ ~,
~
. :`: ~ . • .
: :
~
~
. .
a
. a ~ ~ ... .
a {,~< <
. o ~~;
~ ~~'~~ : . .
-
~ ~~ ; . .
.
r
~' ~;
~'
-
~.
. ~ . , _
.
~ . 03 : : ..~ : ~~~:: ~
' ~ ~ ~S ~C ~ ?! ~ . i~ ~C i~ >C ~ ~ k i~ >C ~ ~4 ?~ ~
. £~{ .
~
.. • `
"
~~ -
.
;
c
.
~ . ~ ~.
~_
'
-
.
: .
~ . .. . .~~
'
.
; ::.~:
. ::g
. _ ~` :A 'a
. .
.
.
•
a
~
. ~ ~
"
V~
w
~
~
'a
:.'
..
.~,
~
~.
~
~ ~
C~ y
~,.. ~~.
~ •~ . i~Q+ ~
. Q~ 'C~
.
~ ~
..
~ ~
:
. ~
Q .
~
~
~
.
i
. .. ~ ~
:
. { ~ y
~
~
~
~ ~ ~
o ~
a ~
a . .
~ •~ •~
~. ~
. .~
~ : ~ _ ~ ~
°a ~ ~
~ .. R . ~ ~ ~
,~
~ ~ ~
~B '~
.a~ . . `
~
.
w'
S
.." u ~ ra~ VJ
V7
ti,
i+ ~ •
, ~ . .
~ .
~
~
.,
.
.
~ ~
~
~{~ b
~
.
.~~ a~
~
d
~
~r!~'
w
. ~ ~ . ~
.
~,
~, ~ ~ ~ . • ~
~
~ ~
,
~ f~
^~
i~.~
~
~ ~.I
S
W
~
~
~~
n1 `
~ ~
C
~ ~ '
p . ..'~ O
~ ~.~
~ ~~
;~ y
~.i
~
,~ '.
a~ ~
t+
.~:~ R ~
,~
~ ~
,~
~ ~ V.
~
67
~~
~
.
~ . W
~
~ ~ c~. ~,, .. 'a~
~. ' ~"~ ~{1
~ ~.
:~~ ~
y ea
~.+ ~
~ a. ~
w~
~ ~
C) :
a
'D
~ ~ .
,~j
o ,~ C
^~ „
~ ,; ~
. ' ~• ,,a
cR0 ~
,r.7
sd ~~
..,"""~ ~
~ ~
~
fA ~
~
~ .
~,
a . ~j
~ e~q
~- ~ -
~yI ~ p .~
'.7 ~~ .~ ' ~ ~ ~ ;~
~
•'~ ~ ~
~
~ ;~.
:~
~ ~ ~ Q 't
;
~ ~
' ~
{..
x 4 ~
;;,:.~' ~'
'~
._r
« `Q° ~
°~
~ ~t
`~
w
~
~
~ ~
.C ~
•~~t ~
c°
a~i
'~ 'a
~ `"
~ ~ . '~ °~ ~ o
~+ at ~ y
~ ~°'
'~
.
•~ b
c,~
~~ b
~
~~
c~
b ~
,c~ ~
:~
c~
~ ry,r
~
cQ
° ,
a
•~ ~
: :
- r~~ • ' ~
~~
~
~
~ ~
~ . ~
;
x . ~~
P4 ~
Z b
~' ~
`~
~1 ~
~i
Fi a .
.
p
~ a~
~~ ~. (7
y ~ ~
bU
~
~
~ ~
~
~
~ ,~
~
~ ~ +-
Q
.
..
,
.~~'., ~
. ( ~ ~ ' ' q
~-.~
I
1
1 .
1 I 1 61
p~ I
I.
I
1
4 ~
~
o
.s
V
1
U3~
. ~
; ~ .~
;
~
~
~
*S''
~ ~
• ~
• ~
~
,: w .
~
~
8
~
0
~~ .
S
~
~
~ ~
. `~
~ . •.
~
. b
~ ~.
T ~ vV.
' y ~
o '"
i ~q .
0 ~
~ ~ ~
O
R
~ ~~y N
y ~ '~L. q~y.
_ ~ Q
7.0 ~
~ ~ v
a x. A
x
y '~I
i- ~
- ~
, .
.o~~" . ~ ~.
6
~.A . .
. a b a
. a~ ~ ~
~ ~ ~
~' }' ,c~~q '.
. ~ ~ ~ :
' a? ai aa .
. ~ '° ~ .•
. ~7 a '~
.~ .~ ~ '
(~ VJ ~1r . ,
. H ~ ~ p
~
' .' '. ~ ~~ y ~ ~ .
~ ,~~ ~.
. . A ~ ~ ~'_'
r ~,~~_
.w
~ ~: ~ °
~„~ b
.-.~ ~b~:
a~~
a ~ ~ ~ ~.
a p „~ :
.~ ~
w~ •~ ~
a. ~ ~.:
~~ ~ ~
~~~.
~~~A~
~: :
. o .~ .~~° ~~.
U ,~ ~ ~
~ ~ ~' ~ ~' ~
~ ~',s-~a""~
~ ~ ~ .~
~ ~ A _.O
~~~,~.~
F ~ '~ ~. ~ u
~ ~ o~ C° ~.
$*~.~~
~~~~ ~
~ ~ ~, >
~ g . y .~
~ `~ ] ~
~ a •~. ~ ~.
.=. ~ ~ ~
' ~ ~ ~ ~
~~~~
~g~:~
~ u.~ `3
p~'~- w. ~
~ .~ ~ •~
O ~
. ~. ~ ~ ~
a
~ ~ ~
~ Aa ~ ~3
~ ~ o~
~
z
~
~ . '
~
,
b
~
~~ ~ `
. ,
~ ~
~ ~ ~
A .
:
. -
.
..
- :~.,$
. ~ ~k;'3';at
.
. .~.+
. ~ ~~
~~
.
.......
~
~
. ...
_
..
.
. ~ - -
' . ..
~
.
~ o.
a b:~.
`o ~~; .
' ~
'
~
.
. .
w
~
~ ~-~::
~ h
'w k . : . '
V~ ~~•
~
.
. . .
.. ; .,
~ ~~
~
~ .
, ..
~ ~
~ .
` ~~~
~ .
: ~~y}:.$,
ld `~'.
.
~
.
~ .
, .
.
.
,
~
.
.
~
'
.
.
.
~
5 ~.~.~. _
2'y,:
~
.
. .
o~o
I
•~ ~~:
w
;~;
r~
k
k
~
~
~C
iC .
,
~i~
~
.
~C iC
.~ . }
:
~ ~:
>
i~
~
~ ~
~„~ ,,
r~
;:~>. .
.
~
~
' .
~ ,.
~
.
}~:
~~~~
}~ ..
.
•
-
.
~'
~
_
~ ~
: >..
:.
~ ~~ ~
~
~
.
.
. _
, ;.:<
} .
~
'
.
~
.
,~
w
~
~ ' ~
~y
~
~
' ,
.
~ i
.
; ~,.,
~ .;
' .
a~
~ . ~ .
~
. z
.
~
;~ .
~~ ~
~
~
~~; ~' .
o
~
~„~
.
A~
~ y
,Q~
• .:a
~~ ~:.
~ k~~
~ ..
~u~
Or C A
~j '~A ns C
b
.~.~ ~ '
~ ~
'~3
~. o
~ ~~ ~
'Ci '
G y b
.~ :~
~ ~ .
:
~ •~ ~ b V
C+ ~' ~
~
' .
e, ~
:va:: ~
'
~
b
~
y
~
o
~
,
~
p a
~ o
~ ,~ a... ~
y
~ • ~
~..
~
~D ~~ .
~.
~ ~. v
, y
b ~' Q
~ ~'Y~ . V ~
~a
~
...
N b
~
i~ '
O `
a
CI
..,
.t~ ~
..
."'p . .~
{~
,~ ~
y~ «7
~ •d
a ~
•.+
~~ . ~ 3~Q;
~ ~
u .
~
°
'
H
°' ~ ~ . Ri t4
~ .el. G
~~ ° ~
q
,
~ •~ ~. } «+
~
~ ~
~
o~
.
~ ~
~
a~ . R'
~ . a .
~ '
• ~ e~
~ °.:
. , t~ : .
~ ~,._ ~
~ ~,
~ ~
~
~ ~''
p.. <._
~ .Q'
> z~~
~ : ~
~
^'
~
~
~ ~
~ .
R. ~ "' ~
~ ~ ~ I
. .
. ~ ;
. : •~
~ ' •
•~
. p
~ ~ ~ ~y
i.i' ~
~ ~~
~ .~
Q ~ ~
~ ~~r Q
v
~ ;
~ a
~
'~ a
.
~ ~
O ~,
.
~ •
'. w4'{~
N ~ ~ ~
~ ~-~ Q ~ A
~,y
~
~ ~ti 0
" '
• ''';
}
~;e!:: ~ ~ P .
~ 5r~
.•-
,cl
; ~ ~ ~
eO r
i . ~
~ ~ ~
. t
q
~
~. ~
~ •y,y ~
O ,,,
~ ~ ~
~
~ ~
~ ~
~ ~j
w 'O ~ ~p C
'
~ ~
.
' .
~~~
+ .. . Q
b ~
~
~
o ~
a~
~
p
O ~
~
~ ~
~
~ '
o ~ ~ ~
yw~
•~ ~ •
^'~
~ ~ ~ ~
~
e°
~(/~ ~
~' °~ ~
~ ~ Y
:
~ ~ ~
~ >
q" j ~+: {.
~ ,~
~.1
yny
- d
'ttl ~
~~~
I ~
~ ~ ~ 4y ~
+ '
~
W 11
~ ~ . ~ ~+
~ ~ a; 3.s~ y
~ ~
ti ~ Q ~
E-~a ~ ~ ~
~ •:. ~ ~ ~+
~ w~,~~~
~
< 1 I I ,.., I 1 1~. I 1 1 1 I ; a i~i .
. . . ,. . . . r . . . . . . . . . : • , • , .
~
N •`
b0
~
~ .
. ~ ,
~
.~~ .
~
~
~
;~
~ . ~.
a-
..,`g
0
~
S
~
~
~
~.
~
~
b
a~ a
p
~ ~p
- ~ .;,A
i ~A~
1 ~ ~
~
a'
~ ~
~ ~ p
~ ~
~ ~
i O ~
' ~ ~
~x~~
I *
*~ o
0
~
. . ___. . _ .__. . ..._ . __,_._,:.,_..W~...Wn~_.....~,,..w.u...~,w..~.~.wv,~...,..~~,a~.......r.~~,,..,...~~..>a,..„,..~.~., ,.;,:,~,,:,cu:,,.~,:~::~„Y
. . . . ..auevuiuau~.~eav~~.a~~~e,\ce:.?~ia iUU141Yt.~.IM
.... ~ 6 . ...... ~ . . .. : .. . : . _...~~ 9:
' ~A . ~ .c . . , .~
p~ ~
~ ~ v ~ ;. n
+ e
. ~~~. ` 'a
~ ~ ~ ~' .
3 ~ '~ , . .
:: u a~
~
. a •a'' ~ . .
. " M~,~ y' ~ ,
. ~ - , . • y"~ ~ ~ .
~.`, ~ . y ~p,~ C0 . • .
,~. ; ~ ~, a ~ . ; .
~,, . ~ .~ ~~, ~ - . , . - ~
,~ :
. ~~ ~ ~ ~
~ ~ ,~~ .~ .~ ~ . ; ~ ~
~ ~ ~ .
. A ~ ~.~ ~: . ; ~
~ . ~ . ~ . ' "'' • . . ; ~ .
. ~"~'"„ ,"~-d. 'e~° : : . ~ ; . I ~'
~ ~ ~ ~ , ~ •~
. 0 ~ , ~ 'C~ ~ ~ ~ . ~
~ ' y~ . ' • ~'
a ~ '~ ~. - A ~ ~ ~
. ~ ' .~ p '~~ , ~ "r
~ A ~ ~ ~: - ' ~ .
:v :~. ~ ~ .M1Ai . . ~ ~ . 2 a, .
~ O . ~ ~ 6
~'~ ~ ~
o ~ " . ~.
_ ----
. _ ..
..
c.~ '~ ~ ~' .: . - - -
. ~' '~ ~ ~`
W . . a . a~ ~ ~i 'd ~: . . ~ . . : ~ :~
~ ,~ s,,~ .a~ . cd ~ . ,~ : . : . .
I ~ , O ~ 'd ^~' .
a» ~ ~ ~ ai o•~;..: ~ , ~ ~, . ~~~ ~~ ,b~,
. (~ .~ p ~ . ~ . ~1 v . ~ .~x: .
~y :~' .
. . ~ ~ ~ ~ , a. ~ , ,y ~'~~,~~,,. ,, f. < . . .
~ ~ ~ o ~ ~
a' . 'ki
F, ~7 ~. .~4 c~ ~~; a~i
' p~l . ~ ~ .~ ~ . ~ '~' . . . :i ~
~ a '~ ~ . . ; ' .~
y ~ ~ ~, ~ ~ .. ~ ~ <~~~•' ~ at : va as >C k iC ~ ~ { {: ~ k ~ ~ x iC >C ~
.,'~ ~ o. ~. ~$ { .
~ ~ . ~: ~ -.+ • ~~; ~ • : . , ~
'~ e^ #...• _ .} y
as
~ ~a~i ~ C~i ~ ~ . ~ ~~s: ~. ~ ~
~g~•~ .. >~... ~
. ~ ~ ~ ~ . .... ~ .. a
y ;~ eQ ~, { ~
.~ ~" ~ ;b -
W .. i'~< ~ a . •. ~ ~
a a ~ .~, ' ~ ,-' : ~ ~ ~. ~ ~ '~°'. ~ $~. . ~ : . ~ a
~ a~ . v~ ~ :~: ~ ~ ~
~ ~.•:.' ~ s ~ ,a a ~ a. ~ ~
,
~ a ~ b . p~ b ~p a ~ ~ o >}~ ~ . ~ ~ o~',~ '°i,
~ . ~ ~ ~ . a~ C~ '~~' . C+ . y y ~ ~ zv ~ ,~ ~ ~" . -e~. ~ ~ •~
03 ''' :~
.~ ~ , ~ ~ i ~., w °° 4 '~ a~ ~' c~ ~: . y c~ ~' c,,a ~ ~ A
u ~
~ ~ ~ ~ ~ . 'Q` ''. ~ ,'~~ ,;~ ~~ _ '~ :a ~ ~ ,a~.~ ° ~ ,o ~ ;:. 'b ~O 4 ~
VJ y ' ;
~ ~ ~.. ~ ,~ _ ~ ~ . ~~: ~ ~. ~ ~ ~ y ~ . w ,~ y M1~ :o q ,~ ~ ~ ~ ~ . ~ ~ ~ b
~'"y .. .s ~ . p ~: ~ o ~ a~i . ~ j°~~, ~ .~ o ' .: : • ~qy .e ,~ Q~ -ce~~ `° ' . q t~ o ~
~ 03 C~ •~ . :i~-i: ` '~S q ' c~p ~ •' v~ ce# .~R~ ~ .b ~:...: '.~~ . tst ~ ~ ~+ C7 . ap+ . bp . . ~ ~ ' q Gi
• F! p"~ ~ ' i ~ ~ +'~. ~ N ^J . ~ .~. ~_., ~ ~
. ~p f3. ~ ~ ti ... a b ~ p } . . . y°~j. !3 : .Q ' O ~ ~ ' ' .o ' , ~ ~y ~
~ ~. ~ ~'~ :~ ,,~,, .~ ~ .~ a~ ~ .~ ~ ~ ~ ~:.•~ m ~c.d b .c~ ~ ,~ '~ .~ . ~ ~Y ~,.
~:~?• .~ - °' .~ ... ~ ~ '~ $ ~ a, °' ° a ~ o .~ " ~ w -°
~ <:~ y ,~ ~ .,~ ~
~ :~ t~ °~ ~; '~ ~ ~ ~ ~. . o z :.. ~ ~ v o a ~e- o
s~ ~ ; : . ~ a ~a ~ 3 ~ :,'. : fi3 X~ ~
w ~ ~ ~ «3 ~ . .~x o ~'~. p '~ ~ a
~ g O ~ ' `Rf: !~ y ' i 'C'J • Q w ~ z:. • O ~ v • ~ e0 ""' ~" ,O . N "~ ~ ~ ~ 3~
~i .~-~ Fi ~ y T~ ~ ..~• C7 ~ ~ Gti Q ~ '•'~~' ~ ~ ~ , ~ ~ .l~i bA pQ ~ r~y ~ ~ !]
~i ,~ ~ ... ~ `° `k~ cv e~ a~ ~ ?;`:'C ^: ~ .c~ ~t '~ ..ct ,~ . v~ ~ ~'i ':~
~' a.y ~ ~ ~ ~ ~ ~ ~~. ~ ~ R. ~ ~ O b ~ ~ x x o
Z , . . { :.: ~ y iv ~ ~ ~ ~ as o ~ 0 ~ ~ y ~ ~ ~.' ~ ~ `~ ~ a w fA" ~ ~ ~ p
:~ a f~_ W .~~~ w v~ .v~ ~~~.~..~'..~~.,...,~.,~''~.. A I 1 I 1 I~ I' I ~
. ... . . .. . . . . . . . .. . . . .. . . ... . . . . . . . ,.. . . ~ . . . .
...ou._....~.._w....+...+:..u..,<.......,...w~.ss...rc...a...~.._~~..~..v~....z...~..~r.u....~u..>_~onaai)~~.~wvs.~._e~w~.na.x.~u.auawte.nqa~.~u~..a.Rtu~n•im~~mc.cneu~xu~vwau~ess.ss.~e~n:v~ltvtui~sxu:a•XaTi:lti921~:v1t:Stu.m4kttittiiAtli:lUi4LF1:G:i@iTSAillqlii~iltUilA2l`ikG:YtXiL`iliCS:~tLSP~i:nFO~~lI:~ .. `3' ~~ti~:..
L.L. SlSFi3i1! d£:iSlililid...,a:i.tili\tt::Ri¢D
' ~ ' ~ ~ , ' ~ . . . ~ . ' . _ . . ; . . . ^ . . , ' .
~ .~ 0~~: o . A.. ~ ~. • ~
. , a~ ~; E _•.'` .
. ~ ~ ~
•- . . ~ ~ r~:'~., . ,..
~' '~ ,e^'~ . "
~ ~ ~ .
_. ~ ~ .~
~ .b ~ ... ~
..w ~
, . ..~,.o...
~ . ~ ~~.:.. .
e~
_ ~ ~ ~ U ~, ~ ~ ~. .
~ ~ : ._.
. ~ ~.„.~.: `
. ~ ~ '~ ~ .
~ ..
' ~ .a ..~ ~ : ..': °'
~ ^ ~
~ A ~ : ~ ~ : ~ ~,,,
a ~~ •. o a
.~ u
~ ~~ ~. ~..; ;.
~
. . Ci~ ~ ~ . ~ . ~:
, .O ~, :~ ~ ,, , ~ ~
~ ~: ; q
~ ~. ..
~ a ~' ~'°~
. :.A..:~;~;o.:. ;
~ ~ ~. ~
~~"~'a~`°a".
I .. .
; . _ z°..~,~_.~:
a~~~.
. ~ . b ~ ~ , 'd 'F
a~ a~ ~
.q R
f-4
O
. ( ~. ~.. ~ . ~C
.-~
a. ~ ~ a ~
c.. a ~' ~. ~ . a . .c
M Q~ a ~ 4d ,~w
' ~ y ~ ~ O ~ - .' ~I
V ~
' E~ '~ ~ ~ '~ • ~ .. ~ ~
.. ~ ~ .
. ~ ~.. ~~ ~ ~ ~ '~ .~
~ ~ .r - . ~
e~ .o s ~
"~ ~£' 'Qi ~ .
~ . ~ ~ ~.> ,. . .
~, y •~.
,~ . ~ ] ~
~ ~ .~ ~ .
...
w ~.~ ;~ o .
~
~.uv~ °~ ~
. ~~~g ~.~
. . .~y~Q~~ .
M G~ y ~ ~
~ . O.i 'S as FO" , , , ~
a
~, .~ ~ .~ ,~
~ew~1o~ :~a.
W y ~
., .~
~
. ~-
~
N
~
~
. . ~ ~ ~ ~
~ ~ ~g ~ . .
" ~~o~. ..
O ~
z ,
~~~~~
°p : .y .. ~ o
R
~ .
~ ~
~ 'Cy
~ ~
~
a
~ ~
~
~ ~
~
D
~ '
~ ~
ea .
~
'
~ ~
,~
~ ~
~
~
ly
~ ~ '~ ~ R
~,
o
~. ~
~ ~
~ ~
~ ~
•~ ~~
•a ~
t °'
a ~' ~
~
~
; a~ ~ t
y ' ' I ' 1'
. ~
: '~ .
~ ,~
; -.
' o
.' . ~
~.
; a~
. ; . ;~ .
~ ~~
. ,. . S
• ' ...~ . .
~
0
-,--.. _...: . .
_ _.... .._....: _ _ _
" ~ ~ .
F ', ~ . - . . , ~
i . . , ~ ~. ' p ~
• `~
:. ~ .. ~
;. ~ . aA~, ~ a ~ aA~., k ~ ~ a . aA~+ , '~
' d. : C ~ ~ _ ~. •..~ ~ .
.~ : - ~
~ . ~ _ a .
. -~ . rr ",~ C~ N 'b
~ : ..,.
~: ~~ ~ ~ ~ ~ ~ ~ ~ ~
. ~ ~ :
o~.~ _: a~ a a o ~ .
•~ ... ~" ~ : . ~ ; . ~ «+ `~ ~o ~i
g~ ~p ~ ~ ~ • • ~ a~'.~ o. ~ ~ u
9 ee . e~ ~ ~, ~ .,
o `° ~ ~ ~ .~ •~ ~ .~ ..~ ~ ~ I ~
~ ~' ~. ~ 'n ~: ^ ~ ~p ~ • ~ p ' ~C ~
a+ ~ . '~ ~7 . a ~ ~ . ~ Aq ~~ ~
° ~.~ ~ ~~,a g ~.'~°'d ~ ~~ W ~ ~ ~
a .,~. ~ "y a :.°. "r ,~ 'r ~~ ~o ~ ,~ .
'O . yy ~ Q+ ~ ~, ~ .~~ ~ i~ po `•~ m
~ ~ ~ ~ ~ ~ ~ ~ 0~ '. . ~ y ~ ~ . ~ ~
&_ ~ ....~ ~ ~ ~~ ~ .~ ~,+ ~ ~+ ~ ~ ,~ ,~+ 'O o .
~~
~~~ ~.~ ~ ' a o ~.~.v,~.~ .~ ~ a y
~ ~ ~ ~~ ~ u ~ ~ ~ ~ ~ ~ a`'~,p q~~ o
~.~ oo~ ~ ~~ I
`~ ~ ~ a ~ ~°C ~ ~ ~ . aai ~ ~ ~ ,,, ~
~.E..~ ~~~z~'°a.aa~a "~,~
~
ro
~
. .~
_ ~
~
~
~
O
u
4
.~
a
~ :
~ .. ~ ~ .. ~ : . . . , . . ~....: . . . : ,_ , : . . . . . ._ 0:4 ~
~ ~ ~ a ~ ~ ~ .~.: ~ ~~.
. . _ . a~~. ~ o
. ~ ~ v . . ~
- a~ y - . o0
~ ~. ~ ~~~ .~ : ~ a
~.
. ~ ~~~~ ~ . . .
• _ . ~ .~ ~~,,,,. . ,
. ~ b d :. . , .
. ~ ~ ~ v ~ , .
. ~ ~ V ~
,~ ~y . a ~.
.`, a ~ y
. ~ i~' a .~ ~ . .
, ` ~ . , }y ~ C~ ~ . 7~
~ ~ .
_ ~. ~..~ '~ . .~ ~ ~
_ L~ ' ~ ~ ;~'~ ~ , ~`'
w ~
. ~ '~O ~ Q' q ~
~
~ ~ ~ ~ 'd ~ ,t ' ~p
~ ~ ~ ~ '
. w '~ ~,q ~, . :
0 ~.'d s~•. ~:. ~
. . . a.,~ ~ . A , ~ .
~ ~j. a: '~
Q -•~ ~c°~ .~ ~ .~
. .U ~~~ ~ ° 0.'
~ ,~a:, _ ~ $
~ ; ~
o .
.. .
. _o ~.~ ~ ~ :::~ . ~ .
. V a. a .. _ _ ~... , ~,~~,: ~ ~
.hA ~ . C~ ' ~ " +~ . , Y +,
~ . ~ ~ Q ~ . O . . ~ ~ ~• j~,~. . . ~ . , . ~ . . ~ ~ ` ~Fq F~1 N ~ Fi -y . . . ' $ . .
~ o a ~ ~ - ~4 . . o. 4 . .:..~ ~, a a~. w a ~ ~ a • ~
, . ~ '~ p„ ~ `,r° ~ ~ ;~ . ,.;~:. ~ C C . d C ~~ ~ DC d ~ , ~
3
~r A ~°q ' ~~
~ ~ ~ ~ ,~ . ~ ~ ~ ; . ~`• . ~'~ ~ b
' H ~ ~ ~ N ~I ' ~ E>. , ; . ~ . ti, .. . ~
~ ~ ~ 'r~~ ~ ; ~ . `~ ~ ~ ~ ~{, ~` a . . :. a ~ , h. . aA„ a ~a ~ aA, aA. '.~•~ aA„ aA. G+,A ' ~
A . ~ ~ ~ ~ r~ a+ {~'.. . ~ ~ ~ ~~~ti_ ~ d d d ~ ; ca co ~ ~ C ~. ~ _ ~ .
. c~ .c A y~~ . . . `~ .
~ ~. ~ ~ ~ ~
~.~~~~ ~ ~~. ~~: . . ~.
~$y.~ . ~~ ~ .: ~:~~~ .~
~ ~ ~ ~ ~ ~ ~ ~`~~ ~~ a ~ ~; . ~~ ~~ . €~: ~ ~: ~~ ~ ~ ~
~ ~, ~~: .~
~ p~,, cs 'a~i ~ a . . ':~$ . ' 8 ~ .~ `~ ~ . ~ '~~ ~ ~ a . .
~ '" . w J~ ~ ~ c,,, .~ ~ ::~: ~ ~ ~
~ . ~.~ ~..~ .; ~
_ ~ ~ v$". °' . ~ aa,~ c~' . ~ a a~ ~ . ~`; : ~ ~ • o ~ .
a
c°~ '~ ~ ~.. ~ •~~.,. ~ u ar ~ .,S" ,s ~ ,~:•~.: o ~ . . ;; c~
~.~ ~ . .~~~~.~_ ~.~~~.. {:: •~ ~ ~ ~~~ ~
,.I~. a a+ ~ ~, R] e0 . ~ ~ . O .. : : .~ ~. '; ~Q ~ .A
~ ~ ~~ ~ y ~ ~ `~, y ~ e~ . ~ 4 '~ .
~ as i`~ < . .~ ~t '~+ ',`~ .f.~~ "' 'd 3 .~ , `~? ` ~3 ~' b ~~' `3
~ ~• ~,~ . a~ .~~'.'~}.°.~ O cs. .,~ ::.:~~:^ r~ ~ ' y• ~ ~ ~O ~
~ °~~+ ~ . ~ .~ ~ ~ ~~ a c~i ~ ~a '~ ~ w"- ~ ~~ .~ ~ ° . a~i o :~ ~ •°~ .~ ~, ~ ~ .
. ca .~ ~ ~ . ~e . ... ~, w ~3 0 : . . ;~ a~ o ° ~ :.:: ~ '° ~ ~ . ~O ~ I o Q
t-. o . t~. ~ .. ; r:: i .eJ . .ei ++. `R.'~ ~ ~+ : at .4 . . .~.~ . ~ l~ • .,,
~ ~ '.. ~ :~'y5 ..~..:4: p : ~ i'~' .. . p ~ ~ ~ :~ ~ ~ • : ~ ,~ :b ,~ ~ b •y ~ ~1
~ ~ ~l . i. : • ~ y VJ ' Q . Q . . {~ ~ ~ ~ ~ ~ ~
Q . >~ ' 'O 'O . 'd 'C~ V ~ } •:: : ,~ 'd R1 ~~ `; . . ,.y ~1 'a~
~ ~ • ~ > ... ;~ ~ ° ~ ~ ° O a ~~5: cs ~ y ~ ~ O .~ $Y ~ ~ ~ .o p ~
~j ~ :. o ~a ,.~ o ec ~ ~ a~ cs . ,+~ u . .~ ~ e
aS t~ 'Q ''~' . ; . 'e~ ~ o+o ta ~ ea eo r:i ~ g ~ ~ .~ . ~ ~ .. ~' ~ ~ Q ~ ~ ,9 b ~ `~-~
s :~ t H ~ y y. t~ ~ W '~:. ~ ..-~ V ?c. ++ ~ .
V .. ,~ ~ ~ C~ ~i ~ ~ ~' v d0 •: ~ . F~ C~ . Rt ~d ~S y ~
. ~. ~ O ~ ~ , . `•:f•; •~ :~ .o •~ ~ . ~ ''~' ' o~i q ~ ,a~ ~` ~ c~i b ~ ~ ed . °' ~ q
~ . ~ ~'~ . ;.Y'~'`e~. cd pq ~ ' ~ i <: ; p N > 'C~ ~ O V
~.....: b ~ ;d .. b W R7 N t ~ «s ~, y ~ ~ ~ ~ ~ ~ ~ ~ ~'
.'. { ~ ,~. ~ } ~ .~ •.~v.~ ~~: " a+ .ti ~ ~ ~ ~~: ~ ~ ~ V Q O O ~ K ' •~
i3 q ~ T~
~ ~~a~~ya~~y~~~:.~~~:~ ~~ ~ ~~ ~~~ o
;~: ~ a :~: ca ~ x ~ ~ ~3 ~3 ~3
\v. ~ .
_•••_••.•_..,......_...,,...» ...............................................................<...,..,..........~.,,.u..n.~u~u,_iu~c..uww.ue..u"u...n......+~...~.........:.u~.u=.a..u.u..vuwonv..,.:.aue..:ss..<..+aa~.u.u.av.uivv~~au.uw~nuunua~ ..naess:vFO~av~.ssv~u,au~weul`.~ualu:lYil::utl:1'r:il•d.te:i':ad.ttU(kriUt51lL'attLSili'.`3:1.S:i11US1i`11 }Si11ilUKSFil k6:
~ ~' ^ _ ~ . ' . .. ' . •...v. . . . : . . . . ' . ' . . . . ' . .
. . ~ a : - . . . .
~ ' ~ ~ ' _ , • E3•t .a = , ~~`I
, ~ ~ ~ ' . _~
.. a~ y~. ~ . .. bq
' . ~~ ~ ~ ' : ' ~
. •~'";~ . ',..
.. ~.~.~. ~
. .~ a~ ~. . .
. . ~ ~ ~ .
~.._ ~~~ ~ . . : .
. : ~ ~ ~ v~ .
cs, ~ .
. ~ ~ ~ ~
~ ~ q . ; cv
~ b ~ . ,
a~ ~ ,~ .
. . . ~ O ~ ~~1 I . i .
. V~ ~ , ~ y : • 3~i i i ~ .
' Q 'C~ . ~. 'Cf~ . ~ i I ~„ .
~
..w
' ~~ ~ O a~ ~ . . ~. a I . • ~ .
. . , ~ ~ ~ ~ ~ , , ' ~ ~- ~ .
`~ ~ ~, . ~ i I ~
. . O . ~ ~ ~ ~ ; ~ ,~
. .. a.~~,.: q;~ ~ ~ ~ -
. ~ a .~ , , •S . . . .
.~a ~~~ ; ~ ~.
~
~ . ~~ ~ ~ A~~. g
. o.. ~.~a ,.. . .
a ~ ~
.. z ~~Q~ -~°
_ . . .. ...
. a ,~ ~ . . t.t~~ . - --
~ . .. . - -- - - - -- ---- -- -- - - .
. . , ~5::
w ~ ~ ~ ~ ~ . :. ~,. . _ .. . : :. . . ~ .
' . (. . o ° ~d > ~ A A . q : q q ~ q ~q q q ~ q $ .
. ~, ~~~ a ; a$} . ~+ ~+ a~, a~.~ a a~ a a a . _. p„ b
~ a~ ~ a~ o .. e,~ .. ~ ~ .~ , : ~ C d . ~ ~ C ~ ~ ~ .
~ ~ A. O y '' ,
Cy
_ ~ ~ ~ ,~ ~ ~ ~. ~ ~ ~ b
. ~ ~ a ~ ~~. p ~~.' ~~ ~ ~ • ~;
w ,a>,~~~~ ~~ .~+~,.aa aaa ~ aa aaaa .aaa ~A :~
~ a~ "3r ~ : o~ z- a• a a, a w a a w a a w a a a. ~ v.
p o~r ~ ~ ~ ~ i i i i i i i i i i k.i ~ i. i ~ ~
~ ~.- ~ ~ -.i ~ ' , . ~~ C. C .~ C. et C C C ~ d • ~C. ~ .C ° .~ ~ .
, ~ ~ L ~ . ~: , . . . • ~ .
. •~ ~ ~ ~~ . ~ , ~
~ g~ y .~ ~, ~ ; . ~.
~. ~ ~ ~ ~ ~ ~;~:~ o : • - a ~ .~ ; b
'~{<;k,.,+7.~.. ~.y ~!y
r+i . ~'hA: • ~Pq ~~..1 ~ ~ ~Q
a. ~ ~' ~ :~r..~.~. ~ .. ~ ~i~ ~ y ~•~~.s ~ o a~_ ~a.
~ f:
.~u~ ~: ra ~.•~~ ~sc ~ ~~.
o J - {: ~ ~ .. a~ ~ y ~ ~ ~ ~ o ts o . ~ ~
a~i ~ . ~ ~ '. K ~ . , b ~ ~ .b . ~ °~ y o .b °Q ~'" ~ ~ ~a~ o~i ~ . .~-
u .. «., •~ , .
~ ' ' '~ ~ '~° ~ ~ +4 :~ . w ~ °~ ~ ~ ~ ~ a ~a ~ a~
,~ ~~~ ' ' :I$ ~ . .3~ a~~i~.' ~ ~~ $ u.d' a"~ ~.~+N ~ ~
t~ ~' '. ~b . " o . ~ ~ +. ~ ; ~ ~ ~ b Q.
~ ~ p y ~ ~ ' Fi ,t~ .b M . Q ~1 O c~ ~ • • ~
. ~ ~ ~7 .`.~i. -~ . ""~ b b w t~-~. . RS . ~d ~ ~ ~-+ ~^ Cs+ •~ "'~ ~ w • •~
«s .~ ~ . ~ . ~ p ~i..' y ~ ~ ~ ~ ~ '~ ~ ~ ~ ~ ~~ ~~ :~ ~ l~ R , q .
G` .a~ .. '~ ~ .~ ~O .d, . ~~ ~ j '~ c~ Q v~ $ ~ ~ c~ ~ -
p,~ ~ eA p .-~ RI ~ ,~,~ ~ j~ ... M ~ ~ . -"' ~ ~.+ ~ 4p1
~ ~ ~~ ~ ~F. ~ ed t~ ~ f: y ..+ '.+ ~ ( ~ .~ ~ ~.~ ~~ ~ ~ e~3 ~
w ' ~ , ~ ~ QM VJ
a~ ~ ~ u . . .x.,'~.~~..' ,e~ ~ ~ .' .~. ~ `~ ~~ ;d , ~ i3 ~ ~ e~ v a~ ~ ~ ~ a'ni ~o .°.
~A4V ~' }~,::<r~•d ~p a~ ~ ~ ~ ~ ~"~~w_y""`' ~ cpa ~i o.~ -'o o ~
~ ~ o ~ ~W: '° '$~ ~ ami o .~ •d . e~ ~ ~ '~'~ °~ ~ .a.; ~ ~..' ~ .~ '.~ a~i ~ : °'
.. ?~J; c~+a a ~ a,~ :a. a~ . ~ 'd ~ :,~ o ~ ~ ~~ ~ w' w" :~ ,~,j ~ ,~ . ~ ~3 0 . 4
~ p ..~ ~ .. Q «,, v~ ..~ .-; a) as •., y ~ •.~
~ ;~: ;~ ~ ~ ,~ ~ a~ .• ,g ,~ ~ a ap a > a ..~ ~a ~ ,~ x ~
p ~~~~o `~"~d~.~~~ °~' `a~~~ ~ a3 ~~.~ e~e ~ o~o~a~ ~. q
Z ~ .~~. ~... ~ a~ x o•~ a C7 .. ~3 ~ u~ N y o 3~. ca ~a a~ o
, '~`.~'~' .'~ ~aaxx.~~~o ~ ~
...........................w......v...U~u...o.,..v.w.,.a..o~....ve,wmu.wnww.ua..~u..xu.vmuw . a.u~~.at ~u.~,.um>~cssxxuv~,u.tt~. .ti~ :ailtetl~.utssau.t.xi~lav: tvu:ssAia~~~x;l~iztit..akexOraFl~.xaLtn.AECxI.`~t:.aG~a`~tix.'3`~c1Y:`1lS~S;i.R9.i1\ihECY.5All1NuGUi4u11PASv'atlr.ltF:.U.~U.tt:1<i.!:JLY~lkTs.:4iiSTl~lil•^.S;S1~2
~ ~ ~ , ~ , . .'. ~ ...... ~ . . ' ~ , . ....... ~, . . . . ' o ~ C
; . . ~^~ ~ ~. ~ v~' ~ . ' . . , . . .. ~ ' .
, . _ i .:~.C ~ , . . ' . . . ~.
1~ ' Y ~ ~ ~
t . ' ' ' ~ W ' . " • , ~ ' . .
L /y~ ~~ . . ' , n ~ . . . ' , ^,
~ ~ . /~..~ Q~ ~ , . ~ ~ . . , .
. ~ . ~ y . . . . , ~
. . ~ ~.~ --•-~ . . . . ' R
v,. t,., ~ , . . . . ~ ~ ,~L
, . .~ ~ ~~' ; . . - ._. . ... ~ ,
. . . ~~'°~'~~- ~ . ~ .- .
. • M~1 y • , .. ' .
. . • . , . O ~ , ' . _ , , • , . , .
'' ~ y ~ a ~ ~~ . . .
i ~t ~~ . }}~~..,~,~~~ Cd V1 ~ ~ - ' . ~
~~, . , .
``` . . F~1 ' ~7 ~ 'Ci . Q~ . . ,
• ~ ~ ~ . ~ .
- V' ~:~ ~ R . .
' -~ ,c a ~~. :. ,~: . ~ ~ . .
, . .A ~ ~ ~ ~ ~ ~ ~ . _
:.b
.. ~ ' ~~ °~ o.- - a~ ~ ,
• ~ p~„~'~• ~ ~ , , ~q ~ ,
~ ~ ~ p
` a., . ~ ~ ~ ,.. ~ . ; ,~ , . , .
. 0 . ~ 'd - a~ -. . ~ , . ~ .
~ a ~ . ~ ~,~ ., •.. . A ; ,;~ . . . , . .
. a .o. a'': "'~: . .: ~ . .~ . . . .
. ~ . .°~ o f t , ~ , ~ . .
. A w~ v.: ~ , ~ ~~~ ~ ~ .
. , U ' °~ ~.'6'`.. •'' , g • .
.. N,y 'a ~ .. a . j i .
~ . •~ . ' ~ _ . . '
~ ~ . . i ti •
. Z ~ .~ ~ :... M o ,
. ~ .~~ ... . _- , ~ .. . .
a ~ a ~;w:h . ~
W s ..a~i ~ ~ ~ ~k:~ • . . . ;~~ .. ~ .
. I °' ~' ~ ~'" ~ ° ~'~ . ;> . . g .
~ , o a.~. ~ a+ .o~~ ~~ ~ k. :~ ~ ~ b -
a ~ ~
.~ ~ ~ A o S ~~~~ . . . ~ • . .
a ,,q ~ ~'
~ ~ ~f a~ .Sq e~,~ a'`~ : ''' :3 ~p
• ~,
. ~ ~ . ~ a~' ~ '~"~~' s'•~ • ,•~ ~ .
W ~, ,~ a ~ ~~-' ~~>' . ~ ; . ~ . . .
. v~ ~ '~ Q' ~ oho •~ , ~ `'~ ~ ;~ .
~' ~ ~~ : SC ~ ..~ iS d ~
, ] : g ~ o'~ .~s' . ~ ~ ~~::~ ." , `~ . .
. e~ '° R ~ ~~ : ~; . ~ ~
.~ R3' Q ~ ~ ~: •.;~,~ ~ . . .
~ ~ v " • ' ' ~ ;
~ y •~. ' `+: , Y,ta> . t ~ ~ .
~ ~ ~ ~
W . • . ~ t ... . ..~ ~1 ~ ,
'~ •~ ] •? " . ~ ,?~: . ~ -°~ ? . ~
a . pg ~ ~ ~ s >,:{ . .,~ • . .. . •~- ~ ~ _ ~
~ ~ ~ . .. p m ;. ' ~ ~
. .-~ ~ ' ' :~::~5'v R~ ~ ,~
, `p, ~ ~ .~ . . ~~~~ . _ . y~ ~ ~~j, > ~
~ ~ , y b • • - ,r,{,~ !p . 't3 :.,~ ; ~ ~' 0'Ct.l • .~L
.'~ ~ c`~ ° . ~ ~ {_ .._ ~ °~ ~ I .`~ ~ . y ` . .,
.~ o ~ ~ . ~ ". . , x;.. y y ~ y • ~ N e~s
,;;~, a~ a~ r, •• i a~ fa
~ H
p„~ ~ a . ~ ..'•a~.~ ~s~+b~~ 1 ~~"~ ,
~ ~ ~ ~~: ~ ~~ , ~
_ ~ .Q q '~ . ~o ~• ; a~. ~~ °' ~ ~ ~ ~ ~ ` ' o t~ o - , .
~ ~; ~' ~.S ~ a b ,~ ,~ I~ g~ ~ ~ ~ I ~~ ,~ ~ • ~
. ~ , n ~. , ~ ~ I2 v1 '•' A ~ ir J • •
~ ~ `..: ~.' . '~ . ~ ~ ~ ~ K ~ `~ °~' °'
N :~ a~ `>• : . : ~ ~y," • ~_ . ~p ~ ~ h ~ y 'O O 0
~ ~ '~ ~ y ~ 'q ~
a'~ ~ ~ a`3. . . ' . , ~ ~ ~ . ~° ~ .~ ~°, ~c~: ~ ~ y ~'
~ O o 3 ~>~,.:`~ u~ a a~i .:., .~~~ u~ a.~
<~ ~ ~ ~ S ~ ,c, ,~ ,xo A
[ij . ~ ? ~~ ~~ .,, p„ ~ ~ ~ ti ~ ~ * ~
~
E' ••r"*.; a~ a ~ ~ a~ ~ ; ~ ~ * +~. ~~
~ ~ Z ;~7`' 'o ~ ~ ~ o -~ ; °' , c
~ ;~:: C7 a t~ ~;~ ~ ~ `~ -
p ~,t~ - 20 o Z; . ° ~' `.~
//-~S--az
the 10-15 property owners. There would be notification of everyone within 500 feet of C°~ "~-
the property. They would like to proceed in the first quarter of 2003.
Commissioner Gordon asked for Craig Benedict to list the sites again. There
are two sites on the Walters' property that are voluntary ag sites. Lee Miller is another
voluntary ag site. Orange County has some possible sites - NC 86 (possible Public
Works site), Lake Orange. OWASA has some sites outside of the critical area. White
Cross Fire Station is a possibility as well as Oak Grove Baptist Church. The property
owners need to sign a document saying that they are definitely interested in being a part
of the MTP program.
Commissioner Gordon asked if preference would be given to a voluntary ag
site.
Commissioner Carey asked about property beside a County site and a
conflict of interest. Craig Benedict said that they could not push preferences for any
sites. He said that the process that the County will go through to offer the land for
telecommunication purposes will be the same process that a private entity can use.
Chair Jacobs asked about how to advertise that these opportunities are
available. He asked how we would let people in the agricultural community know that
this is a possibility. Craig Benedict said that if someone wants to enter the voluntary ag
system in the coming year, the MTP can be adjusted to add their property. This
incentive can be sent to the Ag Preservation Board and ERCD. He said that they also
sent notices out to all of the fire stations.
John Link said that as the staff is notifying joint owners, they will share the
information with the Planning Board and the Board of County Commissioners first prior
to sending it out.
Chair Jacobs asked about hiring a consultant to refine this plan. He asked if
that would be part of a subsequent process or this process. Craig Benedict said that
they need a consultant to respond to the applications that come forward. The fee
structure in the amendments will pay for the consultants. When the consultant is hired,
they can be used to refine the MTP.
A motion was made by Commissioner Brown, seconded by Commissioner
Halkiotis to accept the Administration's recommendation to approve the pursuit of
finalization of the Master Telecommunications Plan and to direct staff to prepare the
Plan for formal adoption through the public hearing process and to bring back in the first
quarter of 2003.
VOTE: UNANIMOUS
~ c. Amend Article 6.29.3 to create a Secondary Development Area south of
I-85 in the I-85/Buckhorn Road Economic Development District (EDD).
Craig Benedict said that the entire EDD was considered a primary
development area (retail, industrial, manufacturing, etc.). The suggested change in the
secondary development area would allow for some banking and institutional uses and
also some residential uses. The residential uses would be multi-family and not single-
family detached. The suggestion is that animal houses and kennels, construction, and
manufacturing would not be allowed in the secondary development area.
Commissioner Gordon asked about the impetus for bringing this forward at
this time. She thinks that this is the most appropriate place for this type of development
and not secondary development.
Craig Benedict said that there has not been any activity in the non-residential
sector in this sector at all. If there can be a lead use to spur infrastructure, it might open
up the entire area that could lead to a water and sewer system.
Commissioner Gordon did not understand why the whole area was being
considered for this. Craig Benedict said that they want some of the mixed use
development opportunities, and there are none in this EDD.
Commissioner Gordon said that the part that is near I-40/I-85 could remain
primary and then the part that is residential could be secondary. There are not very
many places in the County where you are allowed to have these uses. She would like to
think about it before eliminating the possibility. Craig Benedict said that they could look
at a step-down approach and come up with some more primary uses that would be
compatible with the secondary uses.
Commissioner Gordon does not want to cut this area in half and give up on it.
She would like to keep the I-40/I-85 corridor a primary use.
Chair Jacobs referred to the permanent use chart and said that it seems that
the primary precludes mixed use. He said that no one could live and then walk to their
place of employment. He said that this is counter to what we are trying to achieve. He
thinks it needs more analysis. He agreed with Commissioner Gordon.
Commissioner Brown agreed with Commissioner Gordon. She does not
understand what the impetus is to change this. Craig Benedict said it came up three
years ago with a rezoning, and he, Paul Thames, and Dianne Reid have been working
on this to figure out what could be done in this area. He said that having one use in this
area was not beneficial.
Commissioner Brown asked why we would want this to be a condo or
apartment area. This is a huge switch from an economic development area. She recalls
that when this was approved, there was a notion that this had been set aside for long
term economic development. She said that when the Leture rezoning came up, there
became insecurity about why it was not being developed. She said that it was supposed
to be a set aside for long term economic development. She thinks there needs to be a
really good design.
Discussion ensued about the mixed use possibility in this area.
Commissioner Brown said that she has not bought into the idea that people
want to live where they work. She thinks that people want to take public transportation
to work.
Commissioner Carey said that he does buy into living and working in
proximity and he thinks we should consider mixed use options. An example of this is the
area around UNC-CH. He said that if density is placed here, then it can be prevented in
other areas that we want to preserve. He agrees with the step-down approach.
Commissioner Gordon said that there needs to be a lot of thinking about the
concept behind what we want in these economic development districts and how high-
density residential would fit in.
Commissioner Halkiotis said that there was a similar discussion when this
district was created. He remembers there being a split vote when the districts were
created. He would like to see the staff bring back as many options as possible. He is
not an advocate of the huge multi-family complexes. He has not had a 10-15 year vision
for this place because nothing has happened in this area for years. He is still upset
about the people that got left behind in the small mobile home park because they could
not connect to the sewer line that Hancor controlled that the County helped to finance.
There area some issues in this area with affordable housing and economic development.
He said that there needs to be a work session about this issue.
Chair Jacobs agreed with Commissioner Halkiotis.
This item was left open until the next quarterly public hearing.