HomeMy WebLinkAboutZMA200700023 Staff ReportZMA 2007-23 Montalto and ZTA 2007-01 Monticello Historic District
Petitions:
ZMA 2007-23 Montalto
PROPOSAL: Rezone 329.68 acres from RA Rural Areas to MHD
PROFFERS: Yes
ENTRANCE CORRIDOR: Yes X No
ZTA 2007-06 — Monticello Historic District (MHD) — Monticello Scholar Residence — Zoning text
amendment to amend the MHD regulations by adding Section 11.3.1(24) to allow "Monticello Scholar
Residence" as a use permitted by right. The existing density for new residential development authorized
in the MHD is one dwelling unit per twenty-one acres, and the proposed zoning text amendment would
not change that density.
Character of the Area: Located in the Southern Albemarle Historic District and formerly
owned by Thomas Jefferson, this site has local, national, and world significance. It is part of the
Monticello area that appears on the World Heritage List. At an elevation of 1,270 feet, Montalto
overlooks Monticello, Charlottesville, and a considerable portion of central Albemarle. It
borders Monticello, Michie Tavern property, Carter's Mountain Orchard, Kenwood, as well as
privately owned residential parcels.
ZMA 2007-23 - a rezoning of 329.68 acres on three parcels from Rural Areas (RA) to
Monticello Historic District (MHD), in order to allow uses on the property that are not permitted
in the Rural Areas District that support the purpose and intent of the MHD, including:
Seminars, conferences, lectures, meetings, and special programs
Catered food service
Outdoor events and gatherings
Scholar apartments and scholar offices
Educational programs
Administrative offices
Caretaker residence
These uses would take place in three existing buildings - the house, the barn, and the tower.
Landscaping of the grounds of Montalto would provide additional areas for parking and outdoor
events. The application plan is included as Attachment A.
ZTA 2007-06 — amend the MHD to add Monticello Scholar Residence as a by -right use in
multiple -family structures. The scholar residences would be accommodated within the three
existing buildings. The existing MHD does not allow multi -family housing. A caretaker and
accommodations for others engaged in the Monticello organization have been included in this
description. The amended text is included as Attachment B.
Planning and ZoninLr History:
ZMA 2007-23 / ZTA 2007-06
Montalto PC Report
- ZTA 04-03 created the Monticello Historic District (MHD). Although the Montalto property
was acquired shortly before the Monticello Historic District was created, future plans for
Montalto were uncertain at the time. Therefore, Montalto was not included in the MHD.
- 2004 - Southern Albemarle Historic District was created
- January 2008, Planning Commission Work Session. The staff report and minutes are attached
(Attachment Q. A binder titled "Summary of Feasibility Study for Montalto" dated July 2007
and revised October 2007) was provided to the Planning Commission prior to the work session.
(Please remember to bring this binder to the meeting on April 8, 2008).
- 2008 — An easement held by the Piedmont Environmental Council was placed on 150 acres of
Montalto (Attachment G).
Applicant's Justification for the Request:
After a year-long study, the Thomas Jefferson Foundation concluded that "Montalto presents a
unique opportunity to enhance the quality and depth of the Foundation's research and education
programs by converting the remaining structures into spaces for scholarly seminars, meetings,
and short-term residences for scholars. With extensive interior renovation, but with minimal
exterior alteration, the large house and the stone buildings nearby can be transformed to meet
these needs. The study also demonstrated that Montalto is an appropriate venue for the uses
now permitted within the Monticello Historic District, including public tours, administrative
facilities, and hosting periodic meetings."
By -right Use of the Property:
If developed under the current RA zoning, the property could be developed with agricultural
uses, forestal uses, or residential development at allowed densities, subject to easement
restrictions.
Conformity with the Comprehensive Plan:
Rural Area: The Guiding Principles of the Rural Area Plan are not compromised with this proposed
application and the applicant has make an effort to incorporate the Principles into this proposal. The
development would be situated on the mountaintop within the three existing structures and the new
parking areas would not be intrusive on the landscape. Outdoor areas to be used for gatherings and
events would be situated around the buildings. The remaining property would remain undeveloped. An
area of the property may be placed into vineyards sometime in the future. A conservation easement was
recently placed on 150 acres in the viewshed of both Monticello and Charlottesville.
Under the RA District, this property has 29 potential divisions for residential development; under the
MHD, density would be reduced to a maximum of 15 residences. The reduction in residential density
furthers the goals of the Comprehensive Plan.
Historic Resources: The above referenced submittal has been reviewed by the Historic Preservation
Planner for possible impact to known historic architectural resources and known or potential
archaeological resources with the following comments:
1. Montalto (002-1053), built c. 1905-1915, is located within the project area
ZMA 2007-23 / ZTA 2007-06
Montalto PC Report
2
2. The subject area is located within the boundary of the Southern Albemarle Rural Historic District
(002-5045) which includes notable properties such as Monticello and Ash Lawn -Highland, and meets
all four criteria for historic significance (A - Patterns of History; B - Significant Person; C -
Architecture; and D - Archaeological Potential) under the Secretary of the Interior's Standards for the
Treatment of Historic Properties.
3. The proposed rezoning of Montalto embodies Albemarle County's commitment to the preservation of
its historic resources through identification and recognition of valuable buildings, structures,
landscapes, sites and districts which have historical, architectural, archaeological or cultural
significance. Furthermore, this proposal reflects the Historic Preservation Plan's objective to pursue
additional protective measures and incentives to preserve Albemarle's historic and archaeological
resources in order to foster pride in the County and maintain the County's character.
Natural Resources and Cultural Assets Component of the Comprehensive Plan:
Central Wells: The Comprehensive Plan requires Board of Supervisor approval for wells serving three or
more connections, as a protection measure of the County's water supply. This requirement has been satisfied
as a central well having 24 connections to serve 35 people was approved by the Board inl998.
Open Space Plan and Mountain Protection Plan: At a higher elevation than its neighbor, Monticello, this
property has been identified as a mountain resource in the Mountain Protection Plan. This rezoning would
not cause substantial new disturbance of the mountain. No negative visual impacts to scenic resources are
anticipated with this proposed rezoning, as it will utilize existing structures.
The Dark Sky: Protection from light pollution is one of the goals of the Comprehensive Plan. Lighting
ordinance standards have been adopted in the zoning ordinance to implements this goal. The Architectural
Review Board will review the exterior lighting within the Entrance Corridor. In concert with other large
Rural Area projects, the applicant has offered to further restrict lighting by proffering to shield exterior
lighting from adjacent neighbors.
Scenic Resources: An Entrance Corridor (EC) overlay district was adopted to implement the Plan's intention
to protect and enhance the County's attractiveness to tourists and other visitors. A portion of this site is
within the EC Overlay.
Proffers
1. All outdoor lighting shall be arranged or shielded to reflect light away from the
abutting properties.
2. Vehicular access to the Property shall be controlled during peak events that require off-
site parking.
3. No more than three (3) Monticello Scholar Residences shall be occupied as an
accessory use at one time, except during the semi-annual meetings of the Board of
Directors of the Thomas Jefferson Foundation, Inc."
Waiver of Section 4.2.5 Critical Slopes:
STAFF COMMENT:
ZMA 2007-23 / ZTA 2007-06
Montalto PC Report
3
Relationship between the application and the purpose and intent of the requested zoning
district:
Public need and justification for the change: The Monticello goal to provide educational
opportunities for people desiring to study Thomas Jefferson would be realized by having a
meeting place and by providing living facilities for scholars.
Anticipated impact on public facilities and services:
Emergency Services: Acces
Transportation: The existing access bridge shared by Monticello will be used to access Route
53. Virginia Department of Transportation has reviewed this application and has offered no
objection. Monticello's gated control of the road heading to Montalto, shared parking
arrangements with Monticello, and a shuttle service to bring visitors to and from Monticello have
relieved concerns regarding unlimited public access to the site and the additional impervious
surfaces needed for parking areas.
Water and sewer: A central well system was approved by the Board of Supervisors in 1998 with
the subdivision of a lot for the well (SUB 98-072 Mountaintop Land Trust), as required by the
state. The review of the water and sewer systems will take place as part of the site plan review.
An extension of the Jurisdictional Area has not been requested and a request for extension is not
anticipated.
ZMA 2007-23 / ZTA 2007-06
Montalto PC Report
4
STAFF PERSON: Joan McDowell, Principal Planner, Rural Areas
PLANNING COMMISSION WORK SESSION: January 29, 2008
PROJECT: ZMA 2007-23 Montalto
ZTA 2007-06 Monticello Historic District (MHD) Text Amendment
APPLICANT'S PROPOSAL: Rezone 329.68 acres in three parcels on Montalto, the
mountain adjoining Monticello to the southwest, from Rural Areas to Monticello Historic
District (MHD) and to amend the MHD to include "Scholar Residences" as a by -right
use. The applicants, the TJF Realty, LLC and Thomas Jefferson Foundation are
proposing uses that would not be permitted in the Rural Areas zoning district and adding
"scholar residences" to the by -right uses in the MHD.
The existing house was constructed of native stone in the early 1900's for J.A. Patterson.
More recently, the house and accessory buildings were used by the University of Virginia
as housing for law students. Two of the buildings constructed for student apartments were
demolished after the Thomas Jefferson Foundation acquired the property in 2004.
The applicants have proposed to renovate the interior of the three remaining structures,
the house, the tower, and the barn, in order to provide apartments for visiting scholars of
Jefferson, the Jefferson era and Jefferson's legacy, as well as a conference center for
seminars, lectures, meetings and other special programs devoted to Jefferson and
Monticello. Outdoor spaces would include gardens, gathering areas, reception areas,
areas for outdoor events, a bowling green, amphitheatre, and parking. The actual
acreages have not been given for the project area, but it is generally the area at the top of
the mountain. Page two of the Summary of Feasibility Study for Montalto July 2007
(Revised October 2007) (Attachment A) contains a summary of the activities to take
place on the property and the uses for the interior and exterior spaces.
Page three of the Feasibility Study provides the scope of work, as well as the two primary
guides for the renovation: 1) the view from Monticello of the northeast slopes must be
preserved and is being studied to determine how it would have appeared in Jefferson's
life; 2) rehabilitations to various structures and improvement to the grounds must respect
the historic architectural and landscape fabric, as appropriate. The applicants have not
proposed changes to any building's exterior, except as necessary for general
maintenance.
Each of the 8 — 10 apartments created would have a kitchen. Food service for both
indoor and outdoor events would be catered. The house also includes a catering kitchen.
A letter from the applicants' attorney describing the proposed uses is attached
(Attachment Q. The letter is accompanied by a letter from William Beiswanger, the
Robert H. Smith Director of Restoration. Mr. Beiswanger has summarized the
connection between Thomas Jefferson and Montalto. In addition, a sampling of
PC Worksession report 129 08
Page 1 of 5
information identifying visiting scholars to Monticello has been provided, as well as
examples of similar fellowships offering housing at five other historic sites.
PURPOSE OF THE WORK SESSION: To provide an opportunity for a discussion of
issues as the review of these applications progresses.
LEGAL DESCRIPTION:
PROJECT: ZMA 2007-23 Montalto
PROPOSAL: Rezone 329.68 acres from RA Rural Areas zoning district which allows
RA -- Rural Areas: agricultural, forestal, and fishery uses; residential density (0.5
unit/acre) to MHD Monticello Historic District zoning district, a planned historic district
to permit the restoration, preservation, education, programs, research and business
activities related to the operation of a historic house museum and historic site at
Monticello; residential density (1 unit / 21 acres)
PROFFERS: Yes No X
EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve
and protect agricultural, forestal, open space, and natural, historic and scenic resources/
density ( .5 unit/ acre)
ENTRANCE CORRIDOR: Yes X No
LOCATION: 1400 Montalto Loop Road, Route 53 at the entrance to Monticello
TAX MAP/PARCEL: TMP 77-31; TMP 77-3113; TMP 78-25A
MAGISTERIAL DISTRICT: Scottsville
ZTA 2007-06 — Monticello Historic District (MHD) — Scholar Housing — Zoning text
amendment to amend the MHD regulations by adding Section 11.3.1(24) to allow
"scholar housing" as a use permitted by right. The existing density for new residential
development authorized in the MHD is one dwelling unit per twenty-one acres, and the
proposed zoning text amendment would not change that density.
The Monticello Historic District ordinance is included as reference (Attachment D).
EXISTING CONDITIONS:
The property currently contains three structures: the house, the barn, and the tower.
Three buildings used for UVA student housing were removed after acquisition by the
Thomas Jefferson Foundation.
Driveway access from Route 53 and the Saunders Bridge connecting the entrances to
Monticello and Montalto continues around the buildings and the project site.
The mountaintop was cleared sometime in the past and is mostly lawn now, but some
landscaping around the buildings, including large trees, remains.
PC Worksession report 129 08
Page 2 of 5
REVIEW COMMENTS:
Review comments are included as Attachment E.
Most of the issues related to changes required for the site plan have been given by the
reviewers. No objections to the map amendment or the text amendment have been
offered. The Zoning Division includes concerns regarding parking, as discussed below.
QUESTIONS FOR THE PLANNING COMMISSION:
1. Issue: The proposed uses for Montalto should meet the purpose and intent of the
Monticello Historic District (copied below):
11.1 INTENT AND PURPOSE, WHERE PERMITTED
The intent and purpose of the Monticello Historic District (hereinafter referred to as
"MHD") is to create a planned historic district:
- To permit restoration, preservation, conservation, education, programs, research
and business
activities related to the operation of a historic house museum and historic site at
Monticello;
- To promote the preservation and enhancement of a unique historical site;
- To preserve significant tracts of agricultural and forestal land;
- To be a district that is unique to those parcels which both belonged to Thomas
Jefferson and
contain uses related to the operation of the historic site, in recognition of-
- the importance of Thomas Jefferson to the history of Albemarle County;
- the importance of Monticello to the reputation, education, and economy of
Albemarle
County;
- Monticello as a unique element of the historical and architectural legacy of
Albemarle
County, the nation, and the world, as recognized by its inclusion on the World
Heritage
List administered by the United Nations Educational, Scientific, and Cultural
Organization.
Restoration or re-creation of Jefferson -era structures or landscape features, and their
subsequent
interpretive use, shall be regulated only to the extent necessary to protect public
health and safety.
Discussion: The functions proposed to be held on Montalto would compliment and
further the educational component of the MHD, including the importance of Thomas
Jefferson to the County, and the preservation and enhancement of a unique historical
site. The acquisition of the property prevented its division into residential lots and
protected the Monticello view shed, as well as the view of the mountain from lower
elevations. Placing this property into the MHD could ensure that its uses would be
connected to the purposes and uses contained in the District. While the Feasibility
Study, the plans (Montalto Zoning Map Amendment) and Proposed Uses at
PC Worksession report 129 08
Page 3 of 5
Montalto (letter dated October 19, 2007 from Valerie Long of Williams Mullen)
documents details and insights of the proposal, staff is concerned that while the
intention of the applicant is to link the study of the scholars in residence, the subject
of the conferences, and other activities on this site to Jefferson, Jefferson's era, and
Jefferson's legacy, these links could become less clear in the future. Proffering
these documents or providing a statement of intent with the rezoning would provide
guidance for the implementation of the proposed uses and rehabilitation of this
property.
Question: Does the proposed rezoning of Montalto meet the purpose and intent of
the Monticello Historic District? If not, what should the applicant offer to make the
proposed uses consistent with the purpose and intent of the MHD both now and in
the future? If it does, what commitments should be provided to assure the
consistency is maintained in the future?
2. Issue: The access to the site is from a narrow winding access road and limited on-
site parking is available on-site.
Discussion: Access to the site would be for three primary sources: the transient
scholar residents, the staff (including caterers), and visitors to the seminars and
functions. On-site parking is limited to a total of 28 spaces (12 existing and 16
new), as well as a parking courtyard next to the catering kitchen in the house. An
area south of the Project Area (Figure C2.1, Attachment B) has been labeled
"overflow parking". The number of spaces for this area and the reason why it is
needed has not been provided. The applicant intends to provide shuttle service from
Monticello to the site for those attending seminars and events. Staff is concerned
that the Feasibility Plan does not provide details regarding the shuttle service and the
parking accommodations. For example, is the parking at Monticello adequate to
also serve the proposed uses; provisions for the shuttle to pick up and return visitors
both at Monticello and Montalto; areas to be designated for allowed parking on
Montalto; provisions to restrict vehicular access to Montalto. Access to the
buildings by emergency vehicles has been verified. However, the Fire Department
has concerns regarding clearing of snow and ice on the access road. The applicant
has been requested to provide a written plan giving arrangements for snow and ice
removal.
uestion: Does the Planning Commission believe more details, as noted by staff,
regarding the shuttle service and parking accommodations should be provided?
Does the Commission believe a written plan giving arrangements for snow and ice
removal should be provided?
3. Issue: The allowable density in the MHD is 1 house per 21 acres. The Rural Areas
district allows 5 development rights on each lot, with the remainder divided into 21-
acre increments. The proposed scholar residences do not use these development
rights.
Discussion: The applicants have not addressed potential residential density for this
property. The Monticello Historic District would allow 15 divisions to establish
residences on the property. Although the potential for a greater lot yield exists in the
RA, staff is concerned that the land in the MHD should be protected from future
divisions.
PC Worksession report 129 08
Page 4 of 5
Question: Should the applicant commit to limit residences to scholar residences
only and restrict potential future residential divisions?
4. Issue: Little is known about the property outside the project area limits.
Discussion: A potential vineyard and expansion of the walking trail on the
remaining property has been discussed, but future plans for the remaining property
have not been finalized. The MHD would provide basic regulations regarding the
uses on the balance of the property. However, as particulars for the use of the
remaining property are not known without future commitments by the applicant,
staff's opinion is that statements of what would and would not occur on the hillsides
would be beneficial.
uestion: Would the Planning Commission like additional information and
commitments regarding the possible uses on the remainder of the property?
RECOMMENDATION: Staff requests that the Planning Commission review the
proposed addition to the Monticello Historic District and give guidance regarding issues
raised in this report, as well as any additional items the Commission would like to see
addressed.
ATTACHMENTS:
A Summary of Feasibility Study for Montalto July 2007 (Revised October
2007)
B Montalto Zoning Map Amendment Plans, Draper Aden Associates,
October 29, 2007
C Letter from Valerie Long, dated October 19, 2007
D Monticello Historic District Ordinance
E Staff Review Comments
PC Worksession report 129 08
Page 5 of 5
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