The URL can be used to link to this page

Home My WebLink AboutZMA200700014 Action Letter .':0. if' t. 1-/" \ r\ "". (\ '_/ .~\ \..",1 \ ,,---.J->"~'-- U. ,\ \ COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Fax (434)972-4012 Phone (434) 296-5832 February 1, 2008 Weather Hill Development c/o Frank Pohl 703 East Jefferson Street Charlottesville, VA 22902 RE: ZMA2007-00014 Liberty Hall Proffer Amendment (Signs # 36 & 39) Tax Map 56, Parcels 97A, 97A1, 97 (portion of) Dear Mr. Pohl: The Board of Supervisors approved your rezoning application on December 12, 2007.Your rezoning from NMD Neighborhood Model District to NMD Neighborhood Model District to amend proffers, with no other changes to the application plan or Code of Development approved as part of ZMA 2005-005, was approved in accordance with the attached proffers dated and signed November 21, 2007. Please refer to the attached proffers for any future applications and requests onthis property. Please be advised that although the Albemarle County Board of Supervisors took action on the project noted above, no uses on the property as approved above may lawfully begin until all applicable approvals have been received and conditions have been met. This includes: . compliance with applicable PROFFERS; . compliance with requirements of the CODE OF DEVELOPMENT; . approval of and compliance with a SITE PLAN; and . approval of a ZONING COMPLIANCE CLEARANCE. If you have questions or comments regarding the above-noted action, please do not hesitate to contact Sherri Proctor at 296-5832. Sincerely, , ~~~~gCX- Director of Planning Cc: Tex Weaver Chuck Proctor (VDOT) Steve Allshouse Sherri Proctor Sarah Baldwin Bruce Woodzell (Real Estate) File f\ ,.,..~l \ Lr , Original Proffer Amended Proffer X AMENDED PROFFER FORM Date of Proffer Signature: 11/ zl/2007 ZMA #2007-000]4 Tax Map Parcels: 56-97 A; 56-97 A] 8.0] Acres to be rezoned from NMD (Neighborhood Model District) with Proffers rZMA 2005-0005) to NMD (Neighborhood Model District) with Amended Proffers Pursuant to Section 33.3 ofthe Albemarle County Zoning Ordinance, the Owner hereby voluntarily proffers the conditions listed below which shall be applied to the property, if rezoned with the offered plans approved for development. These conditions are proffered as a part of the requested rezoning and the Owner acknowledges that the conditions are reasonable. 1. The Owner shall contribute $137,600 ($3,200 per unit for 43 units) cash to the County's capital improvement program for the purpose of mitigating impacts from this development. The cash contribution shall be used for transportation improvements (i.e. Eastern Avenue), schools, libraries, fire and rescue, parks or any other public use serving the Community of Crozet as identified in the Crazet Master Plan. Contributions shall be payable under one of the following methods, which shall be designated by the County: (1) ninety (90) days after receipt of written notice by the Owner from the County identifying a Capital Improvement Project within the Community of Crozet for which the cash would be applied, provided that contributions for a Capital Improvement Project shall not exceed $50,000 during any sixty (60) day period and said request is after the County's approval ofthe first final site plan or subdivision plat within the Project, or (2) in increments of $3,200 cash per lot, for any market-rate townhouse or new detached single family dwelling unit prior to or at the time of issuance of a building permit for any improvement thereon. Ifthe cash contribution has not been exhausted by the County for the stated purpose within (10) ten years from the date of the County's receipt of the final contribution, all unexpended funds shall be applied to a project(s) identified in the County's Capital Improvements Program for the Community of Crozet. 2. A. The Owner shall provide eight (8) units of affordable housing for lease or sale as identified on the General Development Plan produced by Timmons Group, dated August 15, 2005 and last revised April 6,2006, entitled "Application Plan - Figure 2". The eight (8) units shall be comprised of one or more of the following unit types: single-family attached housing (townhouses), condominiums or apartments/flats for rental. The Owner or his successor in interest reserves the right to achieve the eight (8) equivalent affordable units in a variety of ways, utilizing the above mentioned unit types alone or in combination as outlined below. The Owner shall convey the responsibility of constructing the affordable units to any subsequent purchaser of the subject property. The current Owner or subsequent Owner shall create units affordable to households with incomes less than 80% of the area median income, such that housing costs consisting of principal, interest, real estate taxes and homeowner's insurance (PITI) do not exceed 30% of the gross household income. 1. For-Sale Affordable Units - All purchasers of for-sale affordable units shall be approved by the Albemarle County Office of Housing or its designee. The Owner/Builder shall Amended Proffer Form Liberty Hall Weather Hill Development, LLC Page 1 provide the County or its designee a period of 180 days to identify and pre-qualify an eligible purchaser for the affordable units. The 180-day period shall commence upon written notice from the Owner that the units will be available for sale. This notice shall not be given more than 120 days prior to the anticipated receipt of the ecrti f1cate of occupancy. If the County or its designee does not provide a qualified purchaser during this period, the Owner shall have the right to sell the unites) without any restriction on sales price or income of purchaser(s). If these units are sold, this proffer shall apply only to the first sale of each of the eight (R) units. 11. For-Rent Affordable Units I. Rental Rates For-Lease Affordable Units The gross lease amount, including tenant paid utilities, shall not exceed one-hundred twenty (120%) percent of the fair market value of rentals published by the Department of Housing and Urban Development that is in effect when the unites) is available for occupancy. In each subsequent calendar year, the monthly net rent for each for-rent affordable unit may be increased up to three percent (3%). For purposes of this proffer statement, the term "net rent" means that the rent does not include tenant-paid utilities. The requirement that the rents for such for-rent affordable units may not exceed the maximum rents established in this paragraph 1 b(i) shall apply for a period of ten (10) years following the date the certificate of occupancy is issued by the County for each for-rent affordable unit, or until the units are sold as low or moderate cost units qualifying as such under either the Virginia Housing Development Authority, Fanners Home Administration, or Housing and Urban Development, Section 8, whichever comes first (the "Affordable Tern,"). 2. Conveyance of Interest - All deeds conveying any interest in the for-rent affordable units during the Affordable Term shall contain language reciting that such unit is subject to the tenns of this paragraph 1. In addition, all contracts pertaining to a conveyance of any for-rent affordable unit, or any part thereof, during the Affordable Term shall contain a complete and full disclosure of the restrictions and controls established by this paragraph 5B. At least thirty (30) days prior to the conveyance of any interest in any for-rent affordable unit during the Affordable Term, the then-current owner shall notify the County in writing of the conveyance and provide the name, address and telephone number of the potential grantee, and state that the requirements of this paragraph 1 b(ii) have been satisfied. 3. Reporting of Rental Rates - During the Affordable Term, within thirty (30) days of each rental or lease term for each for-rent affordable unit, the then-current owner shall provide to the Albemarle County Housing Office a copy of the rental or lease agreement for each such unit rented that shows the rental rate for such unit and the term of the rental or lease agreement. In addition, during the Affordable Term, the then-current Owner shall provide to the County, if requested, any reports, copies of rental or lease agreements, or other data pertaining to rental rates as the County may reasonably require. B. County Option for Cash In Lieu of Affordable Units. If at any time prior to the County's approval of any preliminary site plan or subdivision plat for the subject property which includes one or more for-sale Affordable Dwelling Units, the County's Housing Office informs the then-current owner/builder in writing that it may not have a qualified purchaser for one or more of the for-sale Affordable Dwelling Units at the time that the then-current owner/builder expects the units to be Amended Proffer Form Liberty Hall Weather Hill Development, LLe. Page 2 completed, and that the County will instead accept a cash contribution to the County to support affordable housing programs in the amount of Nineteen Thousand One Hundred Dollars ($19,100) in lieu of each Affordable Unit(s), then the then-current owner/builder shall pay such cash contribution to the County prior to obtaining a certificate of occupancy for the Unit(s) that were originally planned to be Affordable Dwelling Units, and the then-current owner/builder shall have the right to sell the Unites) without any restriction on sales price or income of the purchaser(s). For the purposes of this proffer, such Affordable Dwelling Units shall be deemed to have been provided when the subsequent owner/builder provides written notice to the Albemarle County Office of Housing or its designee that the Affordable Units(s) will be available for sale. 3. Within 30 days after VDOT determines that a traffic signal is warranted at the intersection of Radford Lane and Route 250 or at the intersection of Eastern Avenue and Route 250, the Owner shall make a cash contribution to the County to pay for its share of the cost to install a traffic signal by others. The Owner's cash contribution shall be based upon the traffic volume generated by this site at the .intersection, as compared to the total traffic volume at the intersection creating the need for the traffic signal, as determined by VDOT, Albemarle County, or the Owner's traffic consultant with the review and approval by VDOT and Albemarle County, and be determined by Albemarle County using an equitable method for determining the Owner's pro-rata share of the cost. This proffer shall be in effect until December 31, 2013. 4. The Owner shall dedicate and convey to Albemarle County, prior to the first final site plan approval, a 10-ft wide access easement to accommodate the construction, maintenance, and use of a Class B primitive trail connecting a sidewalk at the northem end of "Road D" to the property line adjacent the 20' sewer easement on TMP 56-97 as shown on the General Development Plan. The access easement shall be shown on the subdivision plat or site plan for the underlying or adjacent lands within the Project and constructed by Owner in conjunction with the improvements for that subdivision plat or site plan. The primitive trail shall be designed and constructed in accordance with the standards identified in the Albemarle County Comprehensive Plan, Appendix A - Greenway Plan. If the primitive trail access easement is not dedicated as part of a subdivision plat, the Owner shall pay all costs of surveying and preparing legal documents in a form acceptable to the County Attomey necessary to dedicate the easement. 5. Overlot grading Plan - Plats: The Owner shall submit an over-lot grading plan (hereinafter the "Plan") meeting the requirements of Proffer 5 with the application for each subdivision of the Property into single family detached lots and single family attached dwelling units shown on the General Development Plan. The Plan shall show existing and proposed topographic features to be considered in the development of the proposed subdivision. The Plan shall be approved by the County Engineer prior to final approval of the site plan or subdivision plat. The Property within the subdivision shall be graded as shown on the approved Plan. No certificate of occupancy shall be issued for any dwelling on a lot where the County Engineer has determined the lot grading is not consistent with the approved grading Plan. The Plan shall satisfy the following: A. The Plan shall show all proposed streets, building sites, setbacks, surface drainage, driveways, trails, and other features the County Engineer determines are needed to verify that the Plan satisfies the requirements of this proffer. B. The Plan shall be drawn to a scale not greater than one (1) inch equals fifty (50) feet. C. All proposed grading shall be shown with contour intervals not greater than two (2) feet. All concentrated surface drainage over lots shall be clearly shown with the proposed grading. All proposed grading shall be designed to assure that surface drainage can provide adequate relief from the flooding of dwellings in the event a storm sewer fails. D. Graded slopes on lots proposed to be planted with turf grasses (lawns) shall not exceed a gradient of three (3) feet of horizontal distance for each one (1) foot of vertical rise or fall (3: 1). Steeper Amended Proffer Form Liberty Hall Weather Hill Development, LLe. Page 3 slopes shall be vegetated with low maintenance vegetation as determined to be appropriate by the County's program authority in its approval of an erosion and sediment control plan for the land disturbing activity. These steeper slopes shall not exceed a gradient of two (:2) feet of horizonLal distance for each one (I) foot of vertical rise or fall (2: 1), unless the County Engineer finds that the grading recommendations for steeper slopes have adequately addressed the impacts. E Surface drainage may now across up to three (3) lots before being collected in a storm scwcr or directed Lo a drainage way outside of the lots. F, No surface drainage across a residential lot shall have more than one-half (1/:2) acre of land draining to it. G. All drainage from streets shall be carried across lots in a storm sewcr to a point beyond the rear of the building site. H The Plan shall demonstratc that an area at least ten (10) feet in width, or to the lot line if it is less than (10) feet, from the portion of the structure facing the street, has grades no steeper than ten (10) pcrcent adjacent to possible entrances to dwellings that will not be served by a stairway. This graded area also shall extend from the entrances to the driveways or walkways connecting the dwclling to the street. I. Any requirement of this proffer may be waived by the County Engineer by submitting a waiver request with the preliminary plat. If such a request is made, it shall include: (i) a justification for the request contained in a certified engineer's report; (ii) a vicinity map showing a larger street network at a scale no smaller than one (1) inch equals six hundred (600) feet; (iii) a conceptual Plan at a scale no smaller than one (1) inch equals two hundred (200) feet showing surveyed boundaries of the property; (iv) topography of the property at five (5) foot intervals for the property being subdivided and on abutting lands to a distance of one hundred (l00) feet from the boundary linc or a lesser distance determined to be sufficient by the agent; (v) the locations of streams, stream buffers, steep slopes, floodplains, Imown wetlands; and (vi) the proposed layout of streets and lots, unit types, uses, and location of parking, as applicable. In reviewing a waiver request, the County Engineer shall consider whether the alternative proposed by the Owner satisfies the purpose of the requirement to be waived to at least an equivalent degree. In approving a waiver, the County Enginecr shall find that requiring compliance with the requirement of this cone! ition would not forward the purposes of the County's Subdivision and Water Protection Ordinances or otherwise serve the public interest; and granting the waiver would not be detrimental to the public health, safety or welfare, to the orderly development of the Project, and to the land adjacent thereto. .r. The Owner may request that the Plan be amended at any time. All amendments shall be subject to the review and approval by the County Engineer. K. In the event that the County adopts overlot grading regulations after the date ZMA 2005-00005 is approved, any requirement of those regulations that is less restrictive than any requirement of Proffer 5 shall supersede the corresponding requirement of this paragraph, subject to the approval of the Director of the Department of Community Development. Signature of Owner: ..~ /" / ., ;/'.'1 Marc C. Powell, Manager Weather Hill Development, LLC Date: / ( / Z I , 2007 / Amended Proffer Form Liberty Hall Weather Hill Development, LLe Page 4 4/7/2006 LIBERTY HALL Rezoning Application and Code of Development fora Neighborhood Model District Albemarle County, Virginia April 6, 2006 Applicant: WEATHER HILL l=.. ...... D EVE LOP MEN T . .. Weather Hill Development, LLC 703 East Jefferson Street Charlottesville, Virginia 22902 Prepared by: ...... .. . . TIMMONS GROUP Timmons Group 800 East Jefferson Street Charlottesville, Virginia 22902 4/7/2006 TABLE OF CONTENTS INTRODUCTION 3 PROPERTY BACKGROUND AND EXISTING SITE CONDITIONS 4 Figure 1: Regional Context Map 5 Figure 2: Zoning Parcel Map 6 SUMMARY OF PROPOSED LAND USE 7 LAND USE FRAMEWORK 8 Block Descriptions 8 Allowable Uses 9 Setbacks, Build-to lines and Lot Sizes 9 Figure 3: Block Plan 10 TABLE 1: Allowable Uses 11 TABLE 2: Lot and Yard Requirements 12 Development Parameters 13 TABLE 3: Development Parameters 13 Proposed Development 13 TABLE 4: Land Use Summary 14 TABLE 5: Proposed Density 15 Utilities 16 Streets 16 Parking 17 TABLE 6: Street Specifications 18 Stormwater Management 19 Green Space & Amenities 19 TABLE 7: Green Space & Amenities 20 Grading 20 ARCHITECTURAL AND LANDSCAPE STANDARDS 21 Liberty Hall Townhomes Front Elevation Concept A 24 Liberty Hall Townhomes Front Elevation Concept B 25 Liberty Hall Commercial- Elevation Concept 26 Guidelines for Tree Preservation 27 COMPLIANCE WITH THE NEIGHBORHOOD MODEL DISTRICT PRINCIPLES 28 APPENDICES 31 'JUN 05 2006 Liberty Hall Code of Development Page 2 of 76 4/7/2006 INTRODUCTION In recognition of the unique character and small-town charm which defines the town of Crozet, Albemarle County had the foresight to develop the Crozet Master Plan, laying out a framework for the future development of Crozet. The Crozet Master Plan was carefully crafted with the goal of preserving natural and historic elements of the community, while allowing harmonious growth in designated areas. The Crozet Master Plan embodies the principles identified in the Neighborhood Model, which strives to establish vibrant neighborhood centers in support of an active, pedestrian-oriented community. Liberty Hall has been designed to implement the vision for Crozet contained in the Crozet Master Plan while employing the principles of development found in the Neighborhood Model. Liberty Hall will be developed as a diverse neighborhood containing a variety of residential and commercial uses on the approximately eight (8) acre site. An existing residence located in the center of the site will be preserved and complemented by an adjacent park. This open space element will comprise the neighborhood center, while the existing private residence will provide a link for the community to its architectural and pastoral heritage. New development surrounding the neighborhood center will include single family residences, townhouses and mixed-use live work uses all designed to compatibly coexist. Walkways will be provided throughout the development area, in conjunction with landscaping and other improvements to create an inviting pedestrian environment. Direct road connections will be provided to adjacent parcels to the north and east, with a potential future connection to the west. These individual design elements of Liberty Hall will result in a livable residential community with opportunities for its residents to work and play in close proximity to their homes. The General Development Plan submitted in conjunction with this Code of Development provides additional technical specifications for the development proposed, and shall be considered an extension of the Code of Development for Liberty Hall. Liberty HallCode of Development Page3 of 76 4/7/2006 PROPERTY BACKGROUND AND EXISTING SITE CONDITIONS The property involved in this application consists of over 8 acres of land located in the town of Crozet, in western Albemarle County, as shown on Figure 1: Regional Context Map. The property is made up of the following parcels: Parcel number 56-97 A 56-97 (parcel "X") 56-97 (parcel "Y") 56-97 A1 TOTAL SIze 5.128 acres 0.529 acres 0.833 acres 1.887 acres 8.377 acres These specific parcel boundaries are delineated on Figure 2: Zoning Parcel Map. An existing single family residence, located at the center of this property was constructed around 1950 rendering it a valuable historic resource. A sports court accessory to the single family residence is located along the east side of the site. The remainder of the site is vegetated and presently undeveloped. The site slopes up from the street, with a peak elevation occurring approximately at the location of the existing residence. The property directly to the south is occupied by a Masonic Lodge. Plans are currently underway for a supermarket development on the south side of Route 250, to the far south of the subject site. Single family residential development exists to the north, west and east. Clover Lawn, an approved development to the east, is under construction consisting of single family residences and commercial development. This site is also occupied by a biofilter facility. Two cattle ponds exist immediately to the north. Liberty Hall Code of Development VIEW OF THE SOUTH END OF THE SUBJECT PROPERTY AND EX/STING GRA VEL ACCESS ROAD Page 4 of 76 , I ;1 ~...'.'.....'.'... . . ; , ' I'NYN (1) ... ~ ;zw.A' Z.m.Ci 0<(2 N. ..' ..u ::> . 0 cO w ~ . .-..J - t ,G; .w ..~ '0 ....J IX . ;,!.<( :J:: U o. ~. ....:l ....:l <t: ::r:: ~ .~ P::l o:l ::3 o ~ N W h ::j o ~. ~ ~ ~ ~ ~ ~ -z ~O ii?U ~ ~ o >--I d ~ ~~,- ----...==-===--_~._...2..=~'"" 1"')1- (f)wv:5 "'-Z0va... CDOO . I'~O~O OO...-JOI"') .......-J I O~'<t . CO(f) Z 0>0> I[) 0....0> a...0(f).N ~ Z <( Q. I-~~Za... RT. 250 '~~=~'r~~-l '~_:r__..:-~__ ~-;:==::::; :, .=,==-=<,~~~. ... 1 ....:! - -- ~~~ :;c :;c I -l --l --l j <e: I 0... a... ~::r:: 8 ti) V 0> 0 N I' CO :>- ; I I CO CX) 0 Z 0> r;:; ..- ~ ~ I. o...COCON _.... I[) ~ ...-J 0:::.. ~ "'ga:a:a: <(8JD-D-a: e:J I::) COI ....:! ..- 0> vco I 0::: 0> l.Q I' I' tV'\ I' CO I"') CO 0> CD vvl.Q 0> lJ... <( I"') N I[) CO 0> .'-:f COI- C'il.... I[)W"-"- I.()....N , _ .. . Z '0:::.. a... <(crimCD a...<(CD~~ ~::) . . . 0 0 (f) (f)COO>I[) O'<t'<tcx) O:::COI[)N Ou . . Z a... a... . :;( <( 0::: a... I' 0::: O>....JWCX)O'<t 1 U ~ I' CO I[) CO<( I- 001[) I[) O:::W..-..- "WZ... .. a...CX)CDZcrid:lCD .. ~O<(.",. . :::E. 'o:::woog 1-..-.,.-;) _. , 1= .' <( .;...-J o 0... Z <(UI"')I[) ...-JCX)CO O...-JNCO "-~~cLaj <(...-JZ W . I<(~CO<>> :::Za...O>OCl COZO~N I[) <(...-J '.. . >W . . a...::)>CDCD w . . ~ ....Jooe,... 1-lJ... ..... j;;.. o I- ::) <( o .~ a: ~N/ . W"""O Z'<:I:,..., 0::: . " Wo...a... CX)lJ... 0> . 0 I~~N ~>-,,'<t I- . . o...l-CDCD """'W . . ~CDOO '0 .........~~~:;.,; .~..::Cm~~;:,.,~. """ /lJ'l'I')r!1)w ...f= . ~ . ':PO :><t,.:.:.~,\.. .~'... . (j) . .1-:). . 0~' i/t;:p.joll'Qt; '.'::) ... ... 'i":N .'i"'./~ffl ".' 0::.......'...'>'':.4 '~y!......;,..,..... , 1-'"..... ........,...0:.. '../:';:;r'~;f::;;.,' P.,/.....,. ' (0' .. , 1.1.HJ...- "!AI. .. Z'" . ..;.. ...;t. :."... .'L.L...O'. .(1) s.,."~.. . :zi g ~ O'~. ~;l.:~.iiil~. '~d OJ .. '<t .'~H.WLU', _ .0 <( 00'0.:0:: ."'~.:r;:j~O(/) ~ <( ZQ o.,~~(D~ltJ';;!<l ";~I : ~illU'J i;;.~.&ii'~i4~~<( d jig d ~'~tm~,~:9~~~~ . a... (f).CD CD ,'" ,... . 0.. ,. .."""0 ~ELr-';upO.~ .. , (f) W W I- I- (f) <( ::) ....J 0::: fL l- .. .0,;"'1[) .....-^-, 1.0 . COin cb , ~ ~ ...."'" W ., '"' '<t U')..., ...-J I[) n .. I.. ..,f N CD......... OOa...a...a.:o...a.:n.. Zu _ ~<(Wy'<t""I[)i[),* .I~Q~QE~~~ ~ '~ NNe-I~:, ;,]I ,,;a{<#Ol~~ic ~~7gRc;~.,~O.- p. (f) <t: ::::) .;;,J. f~f/ . n.. , .....,. Q;tdlO.NLO W'Q.lO. ~ L(). CX). ;..;;lLOt01f) ... oc::f N CD ..'. .. . OOri.:-a:Q::q.. cLcL. l~ .~C)-._ .. ' O. d .W'<t '<t I"') l:Q I[) '<t v .ZN..-.....,INI[) Z<(::Ew 0000> CO I[) o ...-J...-JNNN..- I-I"')WO::: ..... o:::l"')(f)<(criCDCD~~~ OCX)O ... OO~.._.... . '0000 ..... ....... a... Ow -:> _~_________ . ~ ::Jcri'I'. OCX)"-~ O....I"')Lh O,a... . .' ..- z, a... a... ^ . <(<(. L.L. <O.I.. . O>u W'tCO CO I ...-JCX)[;)0> CO~...-JO>....,* ll) v, w.... WI.. . C4ZUCDtt!~ ~O:::- '10 HW::EOO CO N I"') o . ZI"') -('4 O~I"') ZW. <(IO- CD CO ~ <(', 0> tb I...-J<(I' CO W.I I[) I[)<(~..- ~ :I:iac. a...U<(~ ~~~o ------ (f) I- 0::: <( W ....J ~ a... o CX)NO> WUI[)..-~ ~Z'*N,... 0- . . . <( I . a... a... 0... 1 Z "-~0l'I''' I~J=COO>O> lJ...lJ... <(CO I[)ll) ~ UN..-..- ", >-0 .. a.O:::(f)cri~~ :~,8~ooo "0 "-'0 ;;iN u" <flo., I- <( ...-J 0... 0... ~ ~ C:il () ~~ ~OS d Z ....... Z o N ~ .. ~! I ~.i I" ~~ . "" . ;:" ~ ~ -n Z '." .!is O ~~ 8:L 1:" I: ~ 4/7/2006 SUMMARY OF PROPOSED LAND USE The Crozet Master Plan utilizes the concept of transect zones, as defined in the Neighborhood Model, to illustrate the neighborhood village concept envisioned for the future of Crozet. Transect districts relate to levels of density and intensity of use, which ~.. ( 3 \ NEI< incrementally diminish as distance is \:-!...J gained from neighborhood centers. The subject property encompasses land designated CT-3 (edge) and CT-4 (general) by the Crozet Master Plan. General alignment of streets and roads are also identified by the Crozet Master plan, including several which cross the subject property. i. ..../' . .\1JW;~ue /" ....-- ,..., SUBJECT SITE ;. , The proposed project strives to closely adhere to the vision for this property, as articulated by the Crozet Master Plan. Three public streets are planned, in close alignment with the roads laid out by the .J Crozet Master Plan promoting interconnectivity within the project site and to other areas of the community. A mix of uses is proposed throughout the development, consistent with the Crozet Master Plan. A lot will be created around the existing single family residence to be renovated. Office uses and condominiums are proposed at the south side of the development area, consistent with the CT -4 designation. The remainder of the site is proposed to consist of residential development, consistent with the Crozet Master Plan. Open space is proposed throughout the development area consisting of amenities and green spaces for the use and enjoyment of residents and the general public. Parkways and pedestrian sidewalks will also be part of the open space network. Liberty Hall Code of Development Page 7 of 76 4/7/2006 LAND USE FRAMEWORK Liberty Hall has been divided into five blocks, separated by roads and open space. Blocks have been developed to allow a mixture of uses which work together to create a cohesive neighborhood of diversity and interest. Figure 3: Block Plan exhibits the block layout proposed. Block Descriptions The following commentary provides a brief description of the development proposed for each block. Block 1 Block 1 is located at the south side of the development area. A 3 story live-work building is proposed at the southeast comer of the block. The first floor will allow general professional office uses while residential condominiums will be provided above. Two rows of condominiums are proposed at the north side of Block 1. The first row will have frontage on Road B, with the second row located directly south. Fourteen of these units will consist of three-story structures with two car garages. Garages will be accessed via a private alley located between the two rows of condominiums. The remaining eight units located on the ends of each row of condominiums shall consist of stacked flat affordable units. All eight end units will share a parking lot with the office building, in addition to on-street parking. Green space with amenities will separate the residential and office uses, providing an attractive place for employees and residents to congregate and relax. Block 2 Block 2 shall be located along the east side of the development area. This block allows single family detached residences which front Road A. The northern portion of Block 2 will be reserved as an area of green space and amenities with a trailhead to access the Lickinghole Creek greenway. Block 3 Omitted Block 4 Block 4 will form the core of Liberty Hall. An existing structure will be renovated and resold as a private single family residence, in order to preserve an element of the community's history and culture. Directly west of the existing residence three-story townhouses and an additional single family residence are proposed with frontage along Road D. Two areas of green space and amenities are also included in this block to provide relief from the density proposed in surrounding blocks. A park is proposed in the northeastern corner of Block 4, where a tot lot and open field for passive recreation will be provided. The southwestern corner of Block 4 will consist Liberty Hall Code of Development Page 8 of 76 -' 4/7/2006 of a landscaped pocket park for contemplation and relaxation, or possibly a community garden. Block 5 A group of single family detached residences is proposed in Block 5. This block will encompass 5 single family residential lots. Residences will front Road C with scenic views to the north of adjacent rural areas and the hills beyond. At the north end of Blocks 5 and 6, a park is proposed, providing pocket park and walking trail. A pedestrian trail around the park may serve as a walking or running path, with access to the greenway trail to the north. A gazebo with seating area will be located at the southern end of the park to provide a place for enjoying the scenic views. Block 6 Seven single family residences are proposed for Block 6. These residences will include two car garages with frontage on Road D. The development proposed for this block will be compatible the existing residential development to the west at Cory Farm. Allowable Uses As directed by the Neighborhood Model, a range of uses is proposed at Liberty Hall. Office and multi-family residential uses are proposed in Block 1. The remaining blocks allow a variety of residential uses. The specific permitted uses for each block are specified on Table 1. Setbacks, Build-to lines and Lot Sizes Although specific development is proposed for each block, lot and setback dimensions have been established to ensure future development conforms to the vision for Liberty Hall. Allowable residential lot sizes range from 900 to 25,000 sq. ft. with minimum street frontages ranging from 25 ft. to 55 ft. All residences are to be set back from their primary street frontage as specified in Table 2. Liberty Hall Code of Development Page 9 of 76 I II ? ,. ~ ~ -./ fE It Q ~ j II ,I I ::3 <:: ::r::~ ~ i ~ co ::s ..0 "'u; 37 UlM z "5 C')~ ~~ ~U o ~ CO E .. ~! I. 'I ., It . " is::? . "." '" .il .P Z "~ I~ Oh . ". .. -~ z J: '0 ~ ~ ~ ~ rLl Cl) rLl ;:J Cl) - ,.Q tlS ~ o ~ -- ~ ~ ~ ~ ~ ..... ti II) <:u II) ;:It "tS ~ .~ ~ ;:: ;:It "tS <:u E ~ ~ -- ] II) ~ ~ "tS ~ II) .- -- ..... o ;:: ~ ti '"5 .- ..:::: B ~ ."2 0 t:: "tS "- Q)~ ~ .~ ~~ ~ ~3~ u"tS '1:lQ)~ '&cJrti ~ :>-.; b.C ..0 II) .~ '1:l ~ Q) Q) ..... '1:l ~ 0 .S..9 ~ ~ <a G ::J~'"5 '1:l . - ~~~ .~ ~ ~ Q) ~ ;:It c..::J ~ II 0 ~ ><zz ;.i ~ .....:I ~ \Q >< LI) >< ~~><>< o - IlQ <') N >< .... >< (I) Q) (I) ;:::I f!f ~ ]. .... "t:l <tl 5- ~r ~ ~ .... - a3' ~ g. "t:l '" <tl -B :::l '" gj;, ~ (I) ~ "t:l >, ] ..rg cL O()bb ~ .~ (I) 13 ~ -B 'oJ <tl :>.., - :;:l iC j ] (I) <tl 'bb13 .S -B '" <tl 13 -al -B 1: ~ ~ >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< f!f g ~ ~ - la g ...c: .sa - <tl ~ "t:l la la g ...c: .~ .... - <tl >< GlSn lON >< >< >< >< >< >< ~ ~ "t:l >, :;::l ~ ~ (I) ~ ~ >< >< >< lO ~ - u :::l .... - '" >, !5 '" l! u <tl o <<l ~ gj;, ~ ] ,..Q ~ <tl !5 - '" 0() ~ c::j'c::j' -5 LO LO <= 'Qj 'Qj .:=1 ~~ ~ <( ~ ~ '" '" :;::l ~ ~ CI} -::s ~~j] ~ ~ :; ID 88~~ uu>':>'" oo!5!5 (I) (I) ~ 13 .8 8 u u >I:; ::c: ~ ~ >< >< >< >< >< 3 ~ "'Cl .10 .... ~ I=< o ..... :. 13 ~ 6' 5 ,..Q I=< s.~ ~ ] ~ ~ .s ~ ~ l! g~-E la' g. la 0....... >, 13 "t:l . fii xl ii ,..Q la' la t: ~ ~ ] Cl"t:l[ o...",<tl ~ :g ~ f!l' "'Cl til .s ~.g !:Sou ~ ~ "g "'Cl <tl 2 ~ ula'" "'~I=< ~ .s ~.~ "8;> <tl 8 "'Cl '> iC -B.~ 13 ~latil1n ~~i lalO~O() <tl'"::'0 ~ ..,.s .-s lO Q) ~ t:i ..9 ~ ~'o ~ geCl&, lOfiiQ) '"'. 1n 1=<0 VJ' ..... ~-:5 OIJ (I) ~ "'Cl g~::g13 ..rg]la ':' .B .;:: 6 .e- Q) ] .~_ ~~~]]:g~E ~:::l.2-a] SiC '" la' u u......!5 1n gp ~ ~ ~ ~.~ t' <<l 's.. olO::=1til><tluEi ... -..-1.0 ~ C3 s S "'.~<tl~~~ ~ "8 ~ ~ ~ >, F; .2 .VJ_' -B ..rg 2 "t:l - QJ (I) "'6~lag~]~ ~:;:J""6u~~] .-s .~ ] :;:: ~ Jl g...... :::l I=< <tl :::l .... u fii '" :::l '" ~ ~ .s !5 S .~ ~ ~ .~ ~ _~] i ;a 8 S~<l;;~ ~l:l :s "t:l f!f 2 l! :s 0 a3' ~ la .9< <tl - ,..Q "'Cl' I=< "t:l:;:l ~~.2"'Cl~;.::l ~ ~ ~' ~] ~ ] ~ '" ~S'"" <tl Q) "'.... ~ ~ .g .2 ~ ~ ~ ] ~ -;.::l....."';..::::O;.::l....s!l ~ ~ ~ ~ "&. ] ;f ] 's ~ ~ ~ la ;..:::: ~ g.. o ~ S >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >< >, .~ .... o ,..s::; ~ til ~ "'Cl 1ii ..... <tl P.. .~ '" '> ;a .g '" !5 I=< <tl P.. Q) .~ '" <<l Ji "'Cl Q) ~ .... &: <tl 1ii 6 I=< ~ ,..s::; '" .~ :1:l .~ '0 ~ ..rg '0 ~ ~ ~ lO O()a:l n:s .~ la ~ S <<l til 6 ..... '" <tl til ~ p.. S - C> til c;} E= ~ 1;- .... .... ~ ~ lO ~ .~ - u :::l .... ..... '" 6 u >, .... <tl C> 0... ~ .... ~ E ~ - :::: ~ ~~ f~ ~'g ~u 4/7/2006 TABLE 2: Lot and Yard Requirements Minimum Allowable Front Additional Block Lots! Lot lot size Build-To Side Rear Setback Line! Setbacks Setback Number units Frontage range Setbacks 1 (ft.) (ft.) Regulations for (ft.) (sq. ft.) (ft) Comer Lots 2 1 ALL n/a n/a n/a n/a n/a n/a 14-22 ft. Structures shall be 2 ALL 50 4,000 - from Road 7-15 15 - 45 setback a minimum 10,000 of 7 ft. from the A RO.W. of Road B. 3 OMITTED 14-22 ft. Structures shall be set 1-5 25 1,500 - from Road 0-15 15 - 45 back a minimum of 7 5,000 ft. from the RO.W. of D Road C. 14-22 ft. Structures shall be 4 6 50 3,000 - from Road 7-15 15 - 45 setback a minimum 10,000 of 7 ft. from the A:;l. RO.W. of Road B. \J 10,000 - 14-22 ft. 7 50 from Road 5 -15 15 - 45 n/a 25,000 B Structures shall be set 5 1-5 50 4,000 - 14-22 7 -15 15 - 45 back a minimum of 7 10,000 ft. from the RO.W. of Roads A and D 14-22 ft. Structures shall be set 6 ALL 50 4,000 - from Road 7 -15 15 - 45 back a minimum of 7 10,000 ft. from the Ro.W. of D Road B. 1 Garages shall be subject to a minimum front build-to line of 18 ft. along the street parallel to garage doors. 2 Additional setbacks may be required for site distance Note: Minimum distance between building and right of way is the setback. Maximum distance is the build-to line. Buildings may be placed anywhere within the range shown Exceptions: a) Lots adjacent to open space may reduce their minimum setback, along the side abutting open space, by two feet. b) Covered porches, balconies, chimneys, eaves and like architectural features may project not more than four (4) feet into any required yard. Liberty Hall Code of Development Page 12 of 76 4/7/2006 Development Parameters Additional zoning constraints have been established to further ensure harmonious development. The maximum height allowed at any location in Liberty Hall is 35 ft., with 2.5 to 3 stories permitted in all blocks. Residential building footprints may not exceed 40% of their lot sizes, with non-residential structures permitted to cover up to 60% of their respective lots. Specific development parameters are outlined in Table 3. All terms referenced in the table shall be consistent with the definitions contained in Chapter 18 of the Albemarle County Code. TABLE 3: Development Parameters Maximum number of stories Maximum Building height Maximum Building lot Block coverage (%) Number Residential Mixed Use Residential Mixed Use Residential Mixed Use 1 3 3 35 35 40 60 2 2.5 n/a 35 n/a 40 n/a 3 NOT USED 4 3 n/a 35 n/a 40 n/a 5 2.5 n/a 35 n/a 40 n/a 6 3 n/a 35 n/a 40 n/a Proposed Development The Crozet Master Plan identifies maximum residential densities for each transect district. The General (CT -4) district is recommended to include residential densities no greater than 18 dwelling units per acre in a mixed-use setting, while the edge (CT-3) district should provide residential development up to 4.5 dwelling units per acre for single family detached development, and up to 6.5 dwelling units per acre when accessory / affordable units are added at up to 50% of the additional residential stock. Individual blocks have been set up at Liberty Hall to adhere to these recommended densities. Table 5 provides a summary of the densities proposed for each block as they relate to the prescribed densities in the Crozet Master Plan. Fifty-six units are proposed at Liberty Hall, resulting in an overall gross density of 6.1 dwelling units per acre, based on gross land area. The land use breakdown for each block is detailed on Table 4. Liberty Hall Code of Development Page 13 of 76 '0 <:::> <:::> ~ ~ ~ ~ == !;/.) ~ Wj ;J "'Cl = ~ ~ .; 0 0 0 0 0 0 0 LL 0 0 0 0 0 cq, ...J 0 It) It)~ It) ,.... T"" <( cD co u) u) 0 '<t b en It) T"" (Y) N C") CO T"" ~ :i 0 CO T"" C> C> ,.... ~ (Y) CC! It) CO ,.... T"" 0 0 0 0 (t') li .; 0 0 .2 u. 0 0 co~ 0 0 0 0 CC!. C) c- T"" T"" C en T"" T"" ~ ca c.S ,.... 0 0 0 0 ,.... D.. N 0 0 ~ 0 C\I <( 0 0 0 0 0 0 ~ .; 0 0 0 0 0 0 LL 0 0 0 0 0 0 CO ca C- ,....~ C\!. q C> 0 M ~ en T"" C\I (Y) M M T"" - lU c.S > "I: ..!. C c.S '<t It) ,.... 0> ,.... C\I 0 0 0 0 0 (Y) - <( 0 0 0 0 0 0 C lU E .J 0 lU ~ 0 0 0 0 0 > LL 0 0 0 0 0 0 0> ca ftj 0 III co co 0 0 0) D.. N .,; M M ~ en CO T"" lU :2 It) CO ,.... ,.... CO en c.S T"" T"" 0 T"" 0 0 '<t <C 0 0 0 0 0 0 C .J 0 0 W 0 0 0 0 u. 0 0 en 0 0 0 0 li 0 O>~ (Y) ::::> T"" (Y) '<t q lU (Y) as ~ co as ,..: '<t e en T"" 0 T"" It) - Z en c.S N 0> ,.... C> ,.... '<t ~ T"" ~ T"" T"" C'! <( 0 0 0 0 0 T"" lU .J 0 0 II) LL 0 0 ~ .Q- It) 0 0 0 0 It) '" en as as lU "~ c.S 0 0 0 0 0 0 :IE N 0 0 0 0 C'! <( 0 0 0 0 0 0 li C "I: b .J 0 0 0 .& "e LL 0 0 0 0 0 0 0 It)~ 0 0 It) 0 .e, .,; It) 0) LL en T"" T"" ;; C) :; c :i N 0 (Y) 0 0 It) "C :IE (Y) q T"" 0 0 "": "; 0 0 0 0 0 0 m b 0 0 0 .,; 0 0 "e u. 0 0 0 0 0 0 It) It) "=t .e, .Q- '<t~ 0 ci cD (Y) cD co lU en T"" T"" C") Q "5 :i 0 co '<t '<t co '<t en 0 0 T"" C'! C") co 0 0 0 0 0 0 .,; 0 0 0 0 0 0 0 LL 0 0 0 0 0 0 (Y) t'-: '<t C\/ "=t u) ca c- o) N as M T"" e en co co. ,.... co ,.... co <C C") c.S It) '<t 0 It) '<t co q '<3: CC! "": ~ C") <( C\/ T"" T"" T"" T"" ex:) t ..,J ~ """ C'l C") ~ It) co ~ en e .... 5 E ~ - ~ ::::: e b!~ f~ ~~ ~u ~ '& "" .... ~ ~ .. ~ ~ ~ ~ E-4 '0 c c ~ ~ .... Il/} 6 = -= ~ Il/} e e a.. ~ In r-l .....;l ~ >-_c", :t= u 0 I!! "'.!!! i '" 5;-6",,;; 0-11 c "u ~:s j!~ 01- 1-0 c '" c: - C II> E Q. o 'ii ~ o i!! CD C II> ~ 'C II> CDbll> Q. ~'s"5 :r! u;.f.e :5 0 CI .5 'ii ~ o '0 'It: .. 11>.00: Q.u - 0 J!I- 0.0 I- CD :E '" 'E ~ c :I ~ !l I-~ - o '" ~ g o 'c o 's :r! c ::. CI c =JI! ;il o ~ .. 0 CD_ tlct = z ~ '" :IE Ii! .- II> 'C > I- 0 o c.oo: o u 'CS'" II> m l!! lll,;;<c( mz c '" o '" l!! i"'<c( ",e~ '" C) 0 m in C') cD ~ "": ~ en M .... M o C') N o C') N r- It) co o o o o N N It) o o It) o ~ o o o It) c>> N co N N It) c>> N N ori It) cO N ori en cO C') It) cO ~ cD It) cO ~! '" u c.!!! 11>::. 00 Ei' =.0 E ... 'f;1 ~ :IE = <c( ~~I il!~ il!~ il!~ il!~ ~~l! ~~~ ~~~ ~~:8i1i ~~~ "'co ClI'C "'_ClI'C "'-::: ClI'C ~ ClI'C "'~ E;~~~~I!!~~il!!~~~I!!~~~I!!B en '-Q. co Ql! ",co l!!! ",co l!1! ",co Ql! '" l!~= .Q~o .Q~o .Q~o .Q~o ~~~ ~~~ ~~~ ~~~ ~~~ ....g.ClI Lt>ClIlt) Lt>ClIlt) Lt>ClIlt) Lt>ClILt> 'CoG"': ..,: ..,: ..,: l- Ou lii:s :::l z CD .. CI CD .00: '" Q. u l!! llS :l z.o '" '" e C) u- =:5 c '" I! .- 1-0 .. .00: CD u.o S E m = c ~ ~ co o ori ~ ~ Lt> ~ ~ ~ ~ ~ ~ ~ Lt> o N .... "": ~ o ~ ~ Lt> "": ~ .... <<! ~ ~ (.) C") t- (.) .... N CD 'l:t &I) C') ..,: r- o r- o o en ori .... ~ CD ...: ,... II) ,... II) II) CD ,... II) ~ '<>' IJ") ,..., ~ ~ N N I') ~ I') N II) .... on CD Q r-: CD Q .... cD II) I') cD .... ~ l: ~ - - ~ ~~ f~ ~-g ...:lU ..... ~ w ~ 'b t o .il !!I 1')1 15' ~, ,iil ~ 4/7/2006 INFRASTRUCTURE The development of Liberty Hall includes the construction of all infrastructure elements necessary for the development. Utilities Water and sanitary sewer facilities are planned to service the entire development. Preliminary alignments are provided within the General Development Plan. Engineered plans will be submitted to the Albemarle County Service Authority (ACSA) subsequent to the approval of the rezoning application. All utility plans are subject to the approval of ACSA. Streets Three public streets and one private street are proposed within Liberty Hall. These thoroughfares have been designed to implement the street pattern laid out in the Crozet Master Plan. Typical street sections are provided in the General Development Plan, specifying pavement, travel lane and right-of-way widths. All public streets have a 25 mph design speed with parking allowed on one side of most streets. Sidewalks and planting strips are provided on both sides of most streets. Table 6 summarizes the design parameters applicable to each street proposed. The following discussion explains the character of each street. Road A: An existing gravel road will be improved to create Road A. Road A will serve as the sole entrance to Liberty Hall at this time, until future road connections are constructed. The south end of Road A at Route 250 will consist of a northbound entrance lane, a southbound left turn lane and a southbound right turn lane. The road will taper to a two lane road width at its intersection with Road B. This road will terminate at the northern boundary of the property to accommodate future connections. The specific alignment of Road A is provided in the General Development Plan. Road B: Road B will provide an east-west thoroughfare to connect Liberty Hall to adjacent properties. It will intersect Roads D and A, consistent with the Crozet Master Plan. Sidewalks and planting strips shall be provided along both sides of the road. Road C: Road C will run parallel to Road B, connecting the two roads which run north- south through the development. Parking will be permitted along the south. Road D: Road D is proposed parallel to the west boundary of the subject property. It will connect Road B to the northwestern end of Road A, and terminate at the open space parcel proposed at the north end of the property. Sidewalks and street trees shall be provided on both sides of the road. Right of way shall be reserved as shown on the Liberty Hall Code of Development Page 16 of 76 4/7/2006 General Development Plan to provide an opportunity for future potential development of the parcel to the north to connect to Road D at Liberty Hall. Road E: Road E is a private street that will serve as access to the parking garages for the condominium units in Block 1. No parking is permitted on this private road. Sidewalks and street trees will create attractive streetscapes, encouraging pedestrian mobility throughout the development. Street sections are provided in the General Development Plan. Parking Effort has been made to relegate off-street parking within garages and behind buildings, as directed by the Neighborhood Model. Single family residences and townhouses will include two-car garages. Fourteen of the condominiums in Block 1 will also include two-car garages while the remaining units will share a parking lot with the adjacent office building. On-street parking will be provided on one side of most public streets to accommodate additional parking demands. The 35 space surface parking lot located in Block one will provide adequate parking for the 8,500 sq. ft. office building during weekday working hours. This lot, in addition to on-street parking, will provide ample parking to serve the condominiums, with additional spaces for visitors to the condominiums during non-working hours. Parking calculations for all blocks are provided in the appendix. Liberty Hall Code of Development Page 17 of 76 'C <:::> <:::> ~ l:::' "" II> o c: .. 0 (J .- - 'C u '" ... oct) Ill:: c-e:g .- = ftI :IE(J1ll:: ~J ::!!5 c: '" 0 ~.. ... '" 'C U _ 0 ct)- . ... ~~= -:2 .5 ~ ;: :IE co 'C:Cl,,C c;._ ~ i.i~i A. U} ~ o .... ~ u .... ~ u QJ S.a.c ~;:2 =u;: (J c: '" ;; ... :E g'...,C ~;~~ CI) :;;...i- 't A. QJ b CI) ~ ~ ~ ~ ~ co c: .5~~ "E ~ ~ A. 0 ..I .~ : ... c: .. '" ~... ... tis ...'C .:i iii ... II> ... ... iii ; ..I ==~ ~~i ~ :: '" c: .. '" ~... u ~ ~.S! ~u.. . c: 'C = .2' : :E!~ .. o ... ~i ,c - ~Ii. - ... ... .. U) It) N .!.! :c If OlD ij~al .!~~ "'O"C .0 Ill:: c: '" C all U in ~ U) .!I! :;; > ~ U) .~ '" > in ~ '" .~ '" > '" .2! '" > ... c: o z ;... '" "C 'w - U) ~ '" ~J;! U) U) ~~ o U) U) .!I! :;; > ~ '" c: ~ Q) c: ~ U) .!I! :;; > o ~ M , N N >. '" :I: N >. '" :I: N It) N .!.l :c If "C ii~a '" lD "C .!"C '" ~~~ Ill:: ~ peo~ < in ~ ~ It) U) '" :2 U) :E o lD in <0 en N Q) c: o Z ;... ~ .!.! :c If ::g c: <( 'c: E :8 "C CD .!! as ~ Q)U)'~1ll:: !;:;;-g .0 - as Q) c: ~ ;... Q) :2 U) :E :::> o (/) ~ Q) c: ~ o ~ N >. as :I: N It) N < in ~ ~ It) U) Q) :2 U) .c o lD in <0 en N N ~ N >. as :I: N It) N .s.! :c If "C_c: c: c: t::: 0 m"'$:;:> .!<:{l~ .8~Q)'~ a:.l:l_ 8 peo~ w in ~ M It) U) Q) J;! U) f5 lD in <0 Co N '" c: ~ ..!!! c: ::!; z Q) c: o c: ~ Q) c: ~ It) N .s.! :c If (.) 'ts <II o 0:: < in ~ ~ It) U) Q) J;! U) :6 o lD in <0 en N '" c: ~ ;... '" "C 'w :E :::> o (/) ~ '" c: ~ o ~ N >. '" :I: N "0 ~~~ ~llJ~ ","0 0 llJ~ll:: ll:: ..!!! c: '" c: o z Q) c: o c: ~ Q) c: o Z o ~ N >. as :I: N It) N .!.! :c If lD in ~ o It) U) Q) "C 'w .c o lD in <0 ~ N '" c: ~ "2 E c:: ~ClJQ)~ .,~'€~ .i!: "0 0 '- ... '" c: e: llJ~~.2! a peo~ < in ~ ~ It) U) '" "C 'w :E o lD in <0 en N '" c: ~ ;... '" :2 U) Ji ~ Q) c: ~ o ~ N >. as :I: N It) N .!.! :c If C> ~ ~~ ~p.. uS ~~ ~O O...J B~ ~~ ~t5 ~~ ~~ j~ g:~ ~~ ~~ E-<>- ~< O~ ~O < ~ 0 . 0.....>- ~-< ~~~ :::E~O 00p:=: g:~~ Op:=:~ ~~~ ~~O ~ag ~C/)~ ~~~ ~>eJ ~~@ ...J~~ ~~~~ <0 ...J~ p..p..~ ~~~ .... t ii: ~ - :::: ~ ~O f~ ~"g o...lU in ~ ~ N Q) c: o c: ..!!! c: ~ 't'- "" .... ~ ~ ..!!! c: ..!!! c: Q) c: ~ ..!!! c: '" c: ~ Q) c: o c: ~ Q) c: ~ N ~ >. '" :I: N It) ~ $ ra .~ d: ;,,;..-....-.. ~...-lN lU 0 -:Z o 0:: 4/7/2006 Stormwater Management Runoff for all parcels will be directed to adjacent streets, bound by concrete curb and gutter. A portion of Block 1, and a portion of Radford Lane will drain to an existing biofilter facility located on the parcel immediately to the east. The applicant will either contribute to improvements to this facility so that it accommodates the runoff from the subject development, in addition to the runoff generated by the adjacent lot, or install a Filterra system and underground detention on-site to achieve water quality requirements for that portion of the site draining toward Route 250. Stormwater treatment and attenuation is required for this portion of the site. The remainder of the site will drain to an underground detention system located at the northwestern corner of the property, and will eventually outfall to the existing channel located below the two existing farm ponds. The lower pond will be removed. Stormwater treatment is not required for this portion of the site, however attenuation is required. Green Space & Amenities Green space is planned throughout Liberty Hall to retain the scenic character of the land and provide recreational opportunities for its residents. Over 20% of the site will be dedicated to green space areas including passive parks, planting strips and passive recreational areas, as represented in Table 7. All roads include planting areas behind the curbs, to provide street trees and landscaping. At least 20% of the project area will be dedicated to amenities. Green space surrounding the condominiums in Block 1 will include landscaping, walking paths and a pedestrian plaza with picnic tables to provide an amenity for the residents and employees within this block. An area of green space located just north of lot 3 in Block 2 will be preserved as an amenity. Benches will be located at the top of the slope for residents to enjoy the natural view. A trail head will provide for future access to the Lickinghole Creek greenway. A park is proposed at the center of the development within Block 4. Existing trees will be complemented by landscaping, lawn and benches. A playground or tot lot will be provided for children. The park will serve as the focal point for the community, providing a meeting place for residents to congregate and recreate. At the north end of the site an open field will be provided. A covered structure at the top of the slope will overlook the views to the north. These various Liberty Hall Code of Development Page 19 of 76 4/7/2006 pockets of amenities will provide destinations for pedestrian activity and recreation at Liberty Hall. TABLE 7: Green Space & Amenities Block Total acreage (acres) Minimum Green space Minimum Amenities acreage percent acreage percent 1 2.05 0.74 36.1% 0.34 16.6% 2 1.44 0.66 45.8% 0.66 45.8% 3 NOT USED 4 1.80 0.44 24.4% 0.44 24.4% 5 1.45 0.22 15.2% 0.22 15.2% 6 1.64 0.51 31.1% 0.51 31.1% TOTAL 8.38 2.57 30.7% 2.17 25.9% Grading Liberty Hall has been designed to respect the existing topography to the extent possible. Minimal grading is proposed to accommodate improvements and ensure proper drainage. The new park at the center of the project has been sited such that it takes advantage of the existing relatively level yard area to the north of the existing residence, minimizing the amount of grading needed to accommodate this amenity. Development has been carefully designed to avoid areas of critical slopes. Minimal impacts to manmade critical slopes are proposed only to accommodate essential public roads. No other critical slopes will be disturbed as a result of this project. Preliminary grading is provided in the General Development Plan. Liberty Hall Code of Development Page 20 of 76 41712006 ARCHITECTURAL AND LANDSCAPE STANDARDS The following regulations and development guidelines will be applied to the buildings and lots in Liberty Hall. The guidelines are intended to produce a development that exudes variety while maintaining a degree of consistency that ties the entire development together in a pleasing and well-orchestrated manner. In the event that a conflict exists between these standards and requirements and any applicable state or local codes, the codes shall take precedence. The Liberty Hall Architecture Review Committee will approve detailed architectural standards based on the Code of Development prior to submission to the County to ensure compliance with the Code of Development. Prior to recordation of the covenants and restrictions, they should be submitted to the Director of Planning for review to ensure compliance with the Code of Development. The Developer shall establish the Liberty Hall Architecture Review Committee prior to the issuance of the first building permit in order to enforce the Code of Development's architectural and landscape standards set forth herein. A certificate of approval from the Liberty Hall Architecture Review Committee must be submitted at the time of building permit application. Form, Massing and Proportion of Structure · All single-family detached residences shall have a formal porch facing the street or pedestrian courtyard. Townhouses entries shall be covered where dimensions and logistics permit. · All first floors, (not basements) shall be a minimum of9-ft ceiling height. · Garages on the single-family lots shall be recessed from the minimum front setback. Shared driveways on these lots will be permitted. · The roof form of the front condominium building shall consist of two or three hipped forms. · Garage doors facing the street shall include articulation and detail to reduce the apparent mass. Materials and Color · Exterior siding shall consist of painted horizontal or board and batten-patterned wood or Hardiplank, brick, stucco, or stone. Vinyl siding is not permitted. · All materials and exterior colors shall be submitted and approved by the Liberty Hall Architectural Review Committee. The Committee shall approve treatments consistent with the architectural style selected and compatible with the surrounding structures. · One trim color shall be used throughout the structure. Siding colors shall be earth tones, as determined by the Liberty Hall Architecture Committee; white is not acceptable. · Roof materials shall be limited to architectural dimensional shingles, tile, standing seam copper or metal. In all cases roof colors will be muted, darker tones with low or no reflectivity. · Exposed foundation areas shall be finished with stone, brick, or stucco. Liberty Hall Code of Development Page 21 of 76 41712006 Roof Pitch and Form · Minimum roof pitch for main roof areas shall be 6: 12 for gable end structures. Lower pitches of5:12 or 4:12 maybe permitted if a hip roofis employed and the design warrants it. · Dormer roofs shall match the pitch of the principal roof. · Shed roof dormers may use pitches one half of the main roof. · With the exception of corner lots, ridgelines ofthe main structure shall be parallel or perpendicular to the street. Architectural Style and Ornamentation · While not wishing to dictate a specific architectural style, certain exterior elements should be utilized to provide a blended architectural context. Please see Fa9ade Treatments below. · All architectural styles which comply with the architectural regulations contained herein shall be permitted at Liberty Hall. · Architecture of condominiums in Block I shall be in general accord with the renderings labeled "Liberty Hall Townhomes Front Elevation Concept A" and "Liberty Hall Townhomes Front Elevation Concept B." The architecture of the mixed use building in Block I shall be in general accord with the rendering labeled "Liberty Hall Commercial _ Elevation Concept." Fa~ade Treatments (including window and door openings) · On houses with siding, window and door trim, and corner boards, trim material shall be 5/4" thick by a minimum of 4" wide painted wood, Miratec, or equivalent. This shall apply to all exterior facades. · Shutters, where used, must be half the width of the window in size. No shutters will be allowed on "twin windows" without specific approval of the Liberty Hall Architectural Review Committee. · All components (with the exception ofthe floor material itself) used to construct porches and decks will be painted. This includes support columns, lattice work, bands, railings, and pickets. Streets cape Treatments · At the entrance to Liberty Hall from Route 250 and along the length of Radford Lane to its intersection with Road B, a 3 or 4-board fence shall be installed. The fence shall be painted black or brown. · Front porches for townhouses shall be a minimum depth of 5 feet. · Porch sections on single-family homes which face a road shall have a minimum depth of7 feet. · Sidewalks serving individual units will be concrete or brick. · In the case of driveway entrances, the area between the gutter line of the street and the roadside edge of the public sidewalk shall be concrete unless VDOT approves, and the developer chooses to install brick paving. Sidewalks adjoining parking lots serving townhouses may be asphalt, exposed aggregate concrete or conventional concrete. Driveways to townhouses with garages may also be of the same materials, but stamped concrete is also permitted in these applications. Where individual driveways occur, the Liberty Hall Code of Development Page 22 of 76 41712006 developer will establish the material and installation method to be used for all driveways within a particular development block. · Private drives for the single-family detached lots may utilize brick, asphalt, masonry pavers, or solid stone. Gravel shall not be used except during construction. · All streets and parking lots shall be paved with asphalt. · Driveways for the townhouse clusters shall be consistent as illustrated on the General Development Plan. Any changes to driveway entrance configurations shall be approved by VDOT prior to installation. · If shared, costs for driveway installation and maintenance shall be shared equally by the two adjoining land owners. Owners shall not use any shared driveway in any manner that inhibits use of the driveway by either owner. Guests visiting either owner shall be encouraged to park on the street. Lighting Treatments · All exterior lighting shall comply with County ordinances. · Fixtures shall not be shoe-box in character. Landscape Treatments · All street tree plantings shall be a minimum 2.5" to 3" in caliper according to the American Nurseryman's Association criteria Installation of each species shall be performed at the appropriate times of the year. In general, trees shall be evenly spaced 30' to 40' on-center and located 3' from the back of the curb. Tree spacing shall be flexible to accommodate driveway locations. Unifonnity in tree spacing shall be maintained as much as possible, but may differ, on each individual street. · Street tree branching shall be regularly maintained by the Homeowner's Association to ensme clear sight lines along the street and sidewalk and from each intersection Branching shall not begin less than 5' from the adjacent ground smface and a minimum of7' of head clearance shall be maintained on all public sidewalks. · Street trees shall not be cut down for any reason unless the tree(s) are identified as being unhemthy, dead or dying by a certified state arborist. In the event a street tree is removed, it shall be replaced by a tree of the same species, a minimum 2.5" to 3" in caliper, according to the American Nurseryman's Association criteria, at the expense of the Homeowner's Association Only at the approval of the Homeowner's Association can a substitute tree(s) species be installed. · Trees located in front yards or in view :from the street shall not be cut down by homeowners unless they are dead. In the case of suspected poor he21th or infestation, a certified state arborist shall issue a letter to the Homeowner's Association recommending that the tree be removed. In the event a tree is removed, the owner, at hislher expense, shall install a replacement tree no less than 2" in caliper for a deciduous tree and 6' to 8' in height for an evergreen tree. Homeowners are encouraged to plant their yards with a variety of vegetative species, preferably those native to the area. · Shrubs shall be used to visually buffer par1cing lots :from public streets. Shrubs shall be a minimum of 24" in height at the time of planting. Evergreen shrubs are preferred for these installations. · Supplemental plantings on individual lots are encouraged, particularly within the front yard area to soften the appearance of the building facades. Combinations of the various types of plant material (evergreen and deciduous trees and shrubs) as well as native plantings are encouraged. Liberty Hall Code of Development Page 23 of 76 00 ~ ~ o ::I: Z ~~ t o~ t3 L... - Z r~ 8 .,~ z ~o 0 ~~ ~ <~ ~ ::t~::3 ~~ > ~ ~ ~ ~ ~ ~ -r::. l--7.- ]~ j~ 'I ~=lIBI o 1,1 '" Jf ~lo! I i ~~ @ ~ ~ c ~> I \ ~- ( , ( " I "'-.- l /;.-- ( ~ \ t ( \ '--- , , /1 : ( ~ .' ~ ( l \(t t i I \ \ '-. '" " -, ,\ ( \.. ! ( (' f. .~A", \ '- (' \ ( ~ If It ' '\ ~ ['- , '- ,. " !---,-I ~- ! :J .. ,:::> r .lij -'I cui I ~~ . I r-' I -rl ! ~ tI.. -< A :1 ~ 'ifl: I ~f l =S! 01 ::r=! Zl ~!~ ~ 00 ~ ~w .....u L.. >~ Z r~ 0 zU ~6 z uO ~r:.l- ~i""'::~ ~ p:; -<: -<> ::t ~ W A:l~ .....::~ ~,~ I ~I ~i ~i ~i l-f; ~i -'u -'~ S:-J 0<:2: w"" I~ >-0 <{~ w"" 5:~ o ;lM ~ ~ ~ij ~ ~ ~~~ (' ~ ~i.r.~/r ' ~ . i.:k,t ~~ -~ ~ .----------......-- - ~ \ " .) ;:j':,l ~~ t 1 ~ ~~ .<2lln ~g 8~11! wI!:' o~ I " ~~ ~~ ~ ~ ~ < ~ U ~ ~ :;g ~ :S f-4 ~~ ~ O~ ~ S;U U ~Z >0 ,~ ~ ~8 0 ~~ - <~ ~ ~~ ~ ~j,1:l~ ~~ ..( ~ E-4 ~ ~ ~ ~ ~ I ~ I .. J I ..j J I ~ , I ., I ~ .. . . ~ i .. III III .. . . . 40/2006 Guidelines for Tree Preservation Existing trees to be maintained are identified on Figure 5 of the General Development Plan. The existing woodland and hedgerow shall be preserved. Trees located within open space areas shall be preserved, as well as those surrounding the existing single family residence at the center of the property. Upon final grading of the development, preservation measures shall be administered to trees to be maintained, with particular preservation effort directed toward trees with trunk diameters greater than 18 inches at breast height. Wooded areas to remain shall be fen~ off from construction activity with portable chain link fencing no closer than five (5) feet to the trunk. During the course of final grading, if it becomes necessary to fill within the canopy limitS of existing trees, such fills shall not exceed depths greater than six (6) inches to ensure continued saturation of the existing root mat. Prior to grading around the trees, all vegetation shall be stripped from the fill areas and fertilizer shall be applied. Should it become necessary to cut within the canopy limits, all disturbed roots shall be protected from exposure to the air. The crown leaf surface shall be proportionately reduced to balance the reduced root system. The trees shall be fertilized upon completion of grading activities in the area. Any damaged portions of trees within wooded areas to be maintained shall be immediately addressed to promote expedient recovery. Further measures for tree protection are outlined in chapter 3.38 of the Virginia Erosion and Sediment Control Handbook, which is found in the Appendix. Recommended Plant List See recpmmended plant list in the appendix. Liberty Hall Code of Development Page 27 of 76 4/7/2006 . .. COMPLIANCE WITH THE NEIGHBORHOOD MODEL DISTRICT PRINCIPLES . The Neighborhood Model, created by Albemarle County, sets forth twelve principles for development, intended to foster the development of attractive, livable neighborhoods where various uses are intermingled and pedestrian accessibility is paramount. The applicant is proud to embrace these principles in the development of Liberty Hall. The following i& an explanation of the project's conformity with the Neighborhood Model District principles. . . . Principle 1. Accommodate walkers, bikers, and public transportation so that mobility can be a reality for the elderly, the young, and those with limited access to automobiles. Liberty Hall has been designed with a mind toward pedestrian accessibility. A network of sidewalks is proposed throughout Liberty Hall, linking all blocks and roads to one another. Planting strips and street trees will be provided along every sidewalk, to ensure the pedestrian experience is optimal. The Center of Liberty Hall includes a park as a pedestrian destination. . . . Principle 2. Make open space integral to overall design so that residents and workers can walk to a public park, experience preserved natural areas, and enjoy public gathering places. Open space permeates the development at Liberty Hall. A park will be improved at the center of the development, adjacent to the existing residence. This park will provide a meeting place within minutes of walking distance from any place within the development. A second open space parcel is proposed at the end of Road D, consisting of a gazebo, walking/running trail and open field. This open space area will provide an opportunity for residents to appreciate the natural beauty and enjoy scenic views. Two trail connections to offsite greenway trails will be provided. Open space will also be provided by means of planting strips along every street to soften the view of constructed improvements. . . . . Principle 3. Keep buildings and spaces at a human scale so that street views are attractive and pedestrian friendly. All structures proposed at Liberty Hall will be less than 35 feet in height and set back adequately from the street to provide a comfortable pedestrian environment. . . . Principle 4. Incorporate varying densities and gradually allow for an overall increase in density in the Development Areas to meet the goals of the Comprehensive Plan. Liberty Hall employs a variety of housing types with varying density levels. In conformance with the Crozet Master Plan, the development area allows densities ranging from 4.5 DUjacre to 18 DUjacre. Liberty Hall Code of Development Page 28 of 76 . . . 41712006 ~ .. ~ Principle 5. Contain a mixture of residential and non-residential uses so residents have convenient access to work, to services, and to entertainment. Liberty Hall is optimally situated at a central location in Crozet with easy access to a variety of non-residential land uses. Residential uses ranging from single family residences to townhouses are proposed in conjunction with a three-story live/work building within Block 1. Plans for a supermarket development are underway for the property on the south side of Route 250. The development of Old Trail Village is also underway less than a mile away, which will include a variety of employment opportunities, services and entertainment. I ~ . i Ii Principle 6. Require interconnected streets within developments and between developments so that pedestrians can walk easily to many destinations, traffic has alternative routes, and car trips are reduced in number and length. Liberty Hall provides a complete network of roads with opportunities for future connections, consistent with the Crozet Master Plan. Adjacent driveways and parking lots are connected to proposed roads, and pedestrian access is provided throughout the development. I .. I .. I . Principle 7. Move off-street parking out of sight and encourage on-street parking. Relegated parking has been implemented throughout Liberty Hall. Single family residences and most townhouses include two-car garages. Condominiums in Block 1 are accessed via a private driveway parallel to Road B. Fourteen of the condominiums in Block 1 and the proposed live/work building will utilize a parking lot situated behind the respective buildings it serves. On-street parking is permitted on one side of most public streets. I . I I . I .J Principle '8. Mix housing types and markets so that the full range of housing choices is offered within the neighborhood. Liberty Hall will provide a range oflwusing opportunities from single family residences to affordable for-sale condominium units, within walking distance from one another. I ~ J J J J J J Principle 9. Emphasize re-use of sites. An existing residence will be remodeled andrestored, becoming an integral part of the character of Liberty Hall. Principle 10. Adapt development to site terrain so that natural topography can be preserved. The applicant has employed the philosophy that" design shall conform to the land." Streets and structures have been designed to follow the natural contours of the land, thereby minimizing grading and preserving the scenic character. Liberty Hall Code of Development Page 29 of 76 4/7/2006 . .. . Principle 11. Maintain a clear boundary between Development Areas and Rural Areas. Liberty Hall encompasses property fully within the Development Area for Crozet. . Principle 12. Provide for neighborhoods to have a designated center to bring diverse and continuous activity to a neighborhood. The focal point of Liberty Hall will be its neighborhood center, comprised of a park maintained by the homeowners association. The existing historic private residence located adjacent to the park, will add character and diversity to the community. These complementary features will provide a distinct identity to Liberty Hall. . . . . . . . . . . . . . . Liberty Hall Code of Development Page 30 of 76 . 4/7/2006 . APPENDICES . . . . . . . . . . . . . . . I ~ .. Liberty Hall Code of Development Page 31 of 76 ! . 4/712006 . PARKING CALCULATIONS . . BLOCK 1 Note: shared parking is proposed between the office building and residential condominiums, as authorized by 4.12.10. Albemarle County Code 4.12.6 Offices, business, administrative and professional (including medical offices but not dental clinics): One (1) space per two hundred (200) square feet of net office floor area. The term "netoffice floor area" shall be deemed to be: (1) eighty (80) percent of the gross floor area; or (2) at the request of the applicant, the actual net office floor area as shown on floor plans submitted by the applicant, delineating the actual net office floor area, which plans shall be binding as to the maximum net floor area used. . . Albemarle County Code 4.12.6 Multi-fami/y units, including duplexes, single family attached, and townhouses, but excluding student suites: Number ofParlcing BedroomsIUnit SpaceslUnit Any unit of 500 square feet or less 1.25 One (1) bedroom !.SO Two (2) or more bedrooms 2.00 In addition, if parking is provided on individual lots, such as for duplexes and single family attached townhouses, rather than in lots or bays that .; ~2 ~; (ODN\\ )~ I ~- <;PKJ. " 7f 3D Uhlfs . ' ~'I\t""e,. '" J -l?,,~!h r/;w -?, C;D4 . . are shared bv aU units in the development then one (1) lruest soace ner four (4) units shall be nrovided. UNIT PARKlNG DEMAND PARKING ONSITE? # BEDROOMS or SQ. FT. REQUIRED PARKING 1 NO .1 1.5' 2 NO 1 1.5' 3 YES 2 2.25 4 YES 2 2.25 5 YES 2 2.25 6 YES 2 2.25 7 YES 2 2.25 8 YES 2 2.25 9 YES 2 2.25 10 NO 1 1.5 11 NO 1 1.5 12 NO 1 1.5 13 NO 1 1.5 14 YES 2 2.25 15 YES 2 2.25 16 YES 2 2.25 17 YES 2 2.25 18 YES 2 2.25 19 YES 2 2.25 20 YES 2 2.25 21 NO 1 1.5 22 NO 1 1.5 23 NO 2 2 24 NO 2 2 25 NO 2 2 26 NO 2 2 27 NO 2 2 28 NO 2 2 29 NO 2 2 30 NO 2 2 OFFICE NO 8500 34 SPACE TOTAL 93.5 (2- '3!.{'" ! b . D . . . -,.- ::f1 ')~ 3U ,0 q \ . . . . . . . . Liberty Hall Code of Development Page 32 of 76 . 41712006 . . PARKING SUPPL Y WITHIN UNITS 28 \I" PARKING LOT 35 c/ / ON STREET 19 TOTAL 82 , . . SHARED = (93.5-82)/93.5=12.3% --CONCLUSION: ADEQUATE PARKING PROVIDED . BLOCK 2 Proposed: Two single family detached residences with two-car garages. Adequate on-site parking provided . --CONCLUSION: ADEQUATE PARKING PROVIDED BLOCK 3 - omitted . . BLOCK 4 Proposed: 5 two-bedroom townhouse units with two-car garages 2 single family detached residences with two-car garage Total parking required (off-street & on-street) = 5 townhouse units (2.25 spaces/ unit) = 11.25 spaces 2 SF = 4 spaces TOTAL = 15.25 spaces Garage parking provided = 7 units (2 spaces/ unit) = 14 spaces Net on-street parking needed = 15.25 spaces - 14 spaces = 1.25 spaces On-street parking provided on Road A adjacent to Block 4 = 12 spaces __CONCLUSION: ADEQUATE PARKING PROVIDED . . . . BLOCK 5 Proposed: 5 single-family units with two-car garages Adequate on-site parking provided. __CONCLUSION: ADEQUATE PARKING PROVIDED . . BLOCK 6 Proposed: 7 single family detached residence with two-car garage Adequate on-site parking provided. __CONCLUSION: ADEQUATE PARKING PROVIDED . . . . Liberty Hall Code of Development Page 33 of 76 . . CMQij"~fAl~:em1ri'J~ etlij~J:"V1lt,iJjb'J:>Ij(peh~~1UiSt-'l'~~p.~~~4;Qn Yi:fias~~'PbO~ ;<mmdb.@k, ppm..2,84-tl,l~~97J()r'f=omp1_(l~~i6~~tro.jt~) . I ,"Theiollowfnfltfthl'iball be 'h.cnvn<Olt 'Jhe~lah: 0.. t~f6~is-tr~ tr Litriits"bfclelfritlg'(ouf$ide dtipiine:,()f'trees'f6be $8,~~)~ tJ 1J0dati.., ... a .~.... ' .f.. ..... , .. t-+;i',jf:ten~ri'r:i ,. . .... ()(I;$. ,.,,_1). pro "",w, .... ~'6. (J GmQe ~elliecJ~!treeweUs or"walls; IJ ~..'.'. '... 'ad Wi19liiI1,' ...,......'1...... b'" Qful'the'l."",.tS 9f-d.~g; "'~~no"", ....,.. .....g qr ~~'li>""qy . " ',. ",,,~ ... .,.." .., . t. . . ~, '.. . '~llrkll1r*: rI. ,. A'U ........to'~,"":ed:hIill'''..'...~ed~th:rit'in'f~. 'bbQhBt'ehe,.ht d---'. ..~";";ble';t().Mli;i'\nf ... f~dtil~. ~. ~"''''''''.", ....'lI8,l/i '.' s .' !.Il>~~..... . " ,1""- "",,,11,, ..', . ~g ",.~.y,y,~,,,,, ?"'1''''<j''''''cm '1""""""", o No~BlmU.1JIltil'thefree~,hasibeen1ns,pected andapproyedbya County Im,pector. ,.P:r~d~CtIoil,qoriferen~;, .CJ' ~~~&d~()iuneoures Bbtd.t be ~wftltthe~or;tiilsite; '~II~~~~~S~~O?atid'lltorsse of'~on!Il18funa1s;mdi1dlng 8oii'1lh'li1fnothepermifte'd4littmdhe;d~.ptinesi)fireea to"be;w.vcd. . .~ ;~iU.Et~sIonaJiilSto:rmw.MfJUtj!tatloitDe~j' 0' SUclnle.vtces.BhaUll~~;alreOt.~lo'be1laY.ed. ,~ ~EItIn o Mtes~nQt~ited'wi1b'in.t:OO t:eetQt:U1e;~e;~t~1'o:,'b!il;.avei1, 1.. tJ~.~IS:, ,... ...... .. .... .... .... . .. .. .... . . ~oxtc1lUiteri:81smiltnotbe:;,atoreatwlti1in tUb';leetoflhe::artp1inecl\trees';i:obeMVed. ~~:.:=~:=~~~ :9.. :it...W.e1rs: . 0' =:==::;;~~~~WidJitt;t4~~~OJ:~Ji;..,~n()~~ 'l(_:~ ~~l1?~,~~:fQl,,~~~ . . . . . [G~T,t'edVlllllr. . tJ, ~~'~=/~!'~~~~{~~W~tmMEl~'t!>:~~~ ~~t@,"~'M4~)~9it~W1, U~,'T~dabm'.DitlYiIlUl"~lP . c:r Qlln.. ",mI~~(;1..:';~,,~. . ..~~~..., .....:1Mft...~', th~.ji'.....~ .'.tii;d~-rlnilf.it iihau'~ ~..4I... .... ''l>'Wl:riT~'~~of'" .,~. '. ,i'.1b.i~, I~ .. ~<<,,8jarg~1:-e' 8~le~:::~{~~~~,it'ili"aOfibiP~~-:~trenchbig:Wfu ~YT~sOOfS.' :u..,,~leanuD: . 0 ~teotiYejf~ sbatl. fie thel_jtems~ed;autii:tg the timil;cleaJiUll., 'u.. :QIII~X~~ihalIbe::~;i1tiii'iedi'8tet}"&y;~j'd~()fi b1'1jtbetlMthods,n;ooIfitn:eIIi1tld$f<a.titIiJ specla11st N()X~dT IS'TJUtJ)'EVE1;..b~ER!S ~$1B.lLtt~"'tb)~O.m;:wttttmE.OONtW&CtbR'Olft~:et)NSE'RYA11QJi'.. ~~~,. . . . . . Q~ ~~~~'fmU~ (ll.,'Jl:} . ',c.QJ\ffa~I.q,JJ Wl~.~~~Rj$,I~",~~ (I,>~1J~) . 4/612006 . . LIBERTY HALL - RECOMMENDED PLANTING LIST Recommended Uses Minimum Light Requirements S = Full Shade Minimum Moisture Requirements . W = Wildlife L = Low Moisture . . H = Horticulture and Landscaping C = Conservation and Restoration P = Partial Sun M = Moderate Moisture F = Full Sun H = High Moisture · D = Domestic Livestock Forage . .. Native Trees Scientific Name Common Name Uses Li2ht Moisture W H C D S P F L MID Small trees Amelanchier downy arborea serviceberrv x x x x x x Amelanchier Canada canadensis serviceberry x x x x x x Asimina triloba paw paw x x X x x x Cercis canadensis redbud (Eastern) x x X X X Chionanthus virI!inicus fiin~etree X X X X Comus alternate-leaf altemifolia doe;wood X X X X X X x Comus amomum silky doe;wood x x x x x x Comus florida flowering dogwood x x x x x x x Crateagus CTUS- cockspur f!alli hawthome x x x x x x X Crateaf!US !lava October haw x x x x x Euonymous atrOlJUTTJureus wahoo x x x x x Ilex ODaca American hollv x x x x x . . . . . .. . . . . Liberty Hall Code of Development Page 36 of 77 . .. . Magnolia sweetbay virginiana masmolia X X X X X X Morus rubra red mulberry X X X X X X Eastern hop- Ostrya virginiana hornbeam x x x X Prunus American wild americana plum x x x x Rhus glabra smooth sumac X X x X X x Rhus hirta (R. typhina ) staJdIorn sumac x X X X X Salix niwa black willow x X x X x Medium to Lar2e Trees Acer rubrum red maple x x x x x Acer saccharum SU2ar maple x X x x X Aesculus jlava (A. octandra) yellow buckeye X X x sweet birch, Betula lenta black birch X X x X X X Betula nigra river birch x X X X X X Carya alba (c. mockernut tomentosa) hickory X X X X X Carya J!labra pismut hickory x X x X X X shagbark Carya ovata hickory x x x x Diospyros virginiana persimmon x x X X X X X X Fagus wandifolia American beech X x x x x x Fraxinus . americana white ash x X x x X Fraxinus pensylvanica 21'een ash X X X X X x Juglans nigra black w~nut X x x x x Juniperus red cedar virginiana (Eastern) X x x X X X Liquidambar styraciflua sweetgum x X X X X X X Liriodendron tulip-tree, tulip tulipifera . pOplar x x X x X Nyssa sylvatica black 2UII1 x x X x x x . . . . . . . . I . . I . . . . Liberty Hall Code of Development . 4/6/2006 Page 37 of 77 . . . . . . . . . . . . . . . . . . . Oxydendrum arboreum sourwood x x x Pinus echinata shortleaf pine x x x x Pinus strobus white nine x x x x x Pinus taeda loblolly pine x x x x x x Pinus virJ!iniana Vir$tinia pine x x x Platanus occidentalis sycamore x x X X x wild black Prunus serotina cherry x x x x X Quercus alba white oak x x x x x X swamp white Quercus bicolor oak x x x x X Quercus coccinea scarlet oak x x x x x Southern red Quercus falcata oak x x x x x x X Quercus ilicifolia bear oak x x x X Quercus swamp chestnut michauxii oak x x x X X Quercus montana (Q. prinus) chestnut oak X X X X X Quercus palustris pin oak X X X X X X X Quercus phe/los willow oak X X X X X X X Northern red Quercus rubra oak X X X X X X X Quercus ste/lata post oak X X X X X Ouercus velutina black oak X X X X X Robinia pseudoacacia black locust X X X X Sassafras albidum sassafras X X X X X American Tilia americana basswood X X X TsuJ!a canadensis Eastern hemlock X X X X X X + May be a~essive in e:arden settine;. * Due to the rarity and sensitivity of habitat in Virginia, these species are recommended for horticultural use only. Planting these species in natural areas could be detrimental to the survival of native populations. Liberty Hall Code of Development 4/6/2006 Page 38 of 77 . . Native Shrubs Scientific Name Common Name Uses Li2ht Moisture W H C D S P F L M H Shrubs Alnus serrulata common alder X X X X X X X Aronia arbutifolia red chokeberry X X X X X X Aronia melanocama black chokeberry X X X X X X X Allegheny Castanea lJumila chinkapin X X X X X X X Ceanothus americanus New Jersev tea X X X X X X Cephalanthus occidentalis button bush X X X X X Comus amomum silky do~ood X X x X X X Crataegus crus- $talli cockspur hawthorn X X X X X X X Gaultheria procumbens wintergreen X X X X X X Gaylussacia baccata black huckleberry X X X X X X X Gaylussacia frondosa dancleberry X X X X X X X Hamamelis virginiana witch hazel X X x X X X Hydrangea arborescens wild hydrangea X X X X deciduous holly, /lex decidua f><>ssumhaw X X X X X X flex verticil/ata winterberry X X X X X X X Kalmia latifolia mountain laurel X X X X X X Leucothoe fetterbush, racemosa sweetbells X X X X X Lindera benzoin spicebush X X X X X Rhododendron Catawba catawbiense rhododendron X X X X X . . . . . . . . . . . . . . . . Liberty Hall Code of Development . 41612006 Page 39 of 77 . . . great Rhododendron rhododendron, maximum rose bay X X X X X X X Rhododendron ])ericlvmenoides pinxter flower X X X X X X Rhododendron viscosum (R. serrulata) swamp azalea X X X X X X Rhus aromatica fragrant sumac X X X X winged sumac, Rhus cODallinum flameleaf sumac X X X X X X Rosa carolina oasture rose X X X X X X Rubus Alleghany alle2heniensis blackberry X X X X X Salix humilis orairie willow X X X X Salix sericea silky willow X X X X X Sambucus common canadensis elderberry X X X X X X Vaccinium corymbosum (V. high bush vir2ata, formosa) blueberry x x x x x x x x x Viburnum Southern arrow- dentatum wood viburnum x x x x x x X possum-haw Viburnum nudum viburnum X X X X X Viburnum black-haw Drunifolium viburnum X X X X X X + Mav be aJW."essive in ~arden settin~. * Due to the rarity and sensitivity of habitat in Virginia, these species are recommended for horticultural use only. Planting these species in natural areas could be detrimental to the survival of native PODulations. . . . . . . . . . . . . . . . Liberty Hall Code of Development . 4/612006 Page 40 of 77 . 4/612006 . I .. Native Herbs Scientific Name Common Name Uses Lieht Moisture W Hlcln S p F L M H Herbs Aster cordifolius heart-leaved aster x x X X X Aster divaricatus white wood aster X X X X X X x Aster pilosus white heath aster x X x x x Aster umbel/atus flat-top white aster x x x x x x Baptisia australis* blue wild indi~o x X x X x Baptisia tinctoria yellow wild-indi~o x x X X X Bidens cemua+ noddin~ be~ar-ticks x X X X X X X X Chamaecrista fasciculata+ partrid~e pea X X X X Chelone elabra white turtlehead X X X X X Chrysogonum virIlinianum green and ~old X X X X Chrysopsis mariana Maryland golden (Heterotheca m.) aster X X X X X X Cimicifu~a racemosa black cohosh X X X X Maryland butterfly Clitoria mariana pea X X X X X Coreopsis triDteris tall coreopsis X X X X X Coreopsis verticil/ata threadleaf coreopsis X X X X X Delphinium tricome dwarf larkspur X X x X Desmodium narrow-leaf tick \ paniculatum trefoil X x X X Dicentra cucul/aria Dutchman's breeches X x x Dicentra eximia wild bleeding heart x x x x Dodecatheon meadia shooting star X x x x horsetail, scouring EQuisetum hvemale rush x x x x x X Eupatorium coelestinum mistflower x X x X X X X Eupatorium fistulosum Joe pye weed x X x x x x Eupatorium perl'oliatum common boneset x x X x x Geranium maculatum wild geranium X x x X X Helenium autumnale sneezeweed X x X X X X . . . . . . . I . . I ~ J I II J J J J Liberty Hall Code of Development Page 41 of 77 . 4/6/2006 . J H elianthus narrow-leaf anf!UStifolius sunflower x x x x X X X Helianthus decavetalus ten-petaled sunflower X X X X X X Helianthus divaricatus woodland sunflower X X X X X Heliopsis helianthoides oxeye sunflower X X X X X X X Hevatica americana round-lobed hepatica X X X X Heuchera americana alumroot X X X Hibiscus moscheutos Eastern rosemallow X X X X X Iris cristata . dwarf crested iris X X X X Iris viririnica Virginia blue flag X X X X X round-head bush Lesvedeza caoitata clover X X X X Liatris graminifolia grass-leaf blazing star X X X X X X X Liatris sQuarrosa plains blazine: star x x x x x x Lilium canadense Canada lily x x x x x Lilium suverhum Turk's cap lily x x x x x Lobelia cardinalis cardinal flower x x x i X X x Lobelia siohilitica ~eat blue lobelia x x x x x x Luvinus verennis lupine, sundial lupine x x x x Maianthemum racemosa (Smilacina r.) false Solomon's seal x x x x x Mertensia virginica Virginia bluebells x x x x x x Mimulus rin2ens monkeyflower x x x x Monarda fistulosa wild ber~amot x x x x x x x Nvmvhaea odorata American water lily x x x x x Oenothera fruticosa sundrops x x x x x x Opuntia humifusa (0. comvressa) Eastern prickly-pear x x x x x . Peltandra viririnica arrow arum x x x x x X Penstemon laevigatus smooth beardtongue x x x x x woodland phlox, wild Phlox divaricata blue phlox x x x x x summer phlox, Phlox oaniculata ~arden phlox x x x x x Phlox subulata moss phlox x x x X Physostegia virginiana obedient plant x x x x x . . . . . . . . . .. I .. J J J J J Liberty Hall Code of Development Page 42 of 77 . 4/6/2006 . ~ J J J J J J J J J J Podophyllum peltatum+ mayapple X X X X X X Polemonium reptans Jacob's ladder X x x x Poly~onatum billorum Solomon's seal x x x x x Pontederia cordata pickerel weed x x x x x Porteranthus trifoliatus( Gillenia t.) bowman's root x x x x Pycnanthemum incanum hoary mountain mint x x x x Pycnanthemum narrow-leaved tenuifolium mountain mint x x x x x x x Virginia meadow- Rhexia virginica beauty x x x x Rudbeckiaful~da early coneflower x x x x x x Rudbeckia hirta black eyed Susan x x x x x x cut-leaved Rudbeckia laciniata coneflower x x x x x x three-lobed Rudbeckia triloba coneflower x x x x x X Sagittaria latifolia broadleaf arrowhead x x x x x Salvia lyrata+ lyre-leaf sa~e x x x x Sanguinaria canadensis bloodroot x x x Saururus cernuus lizard's tail x x x x x Saxifra~a vir~niensis early saxifra~e x x x x x x Sedum ternatum wild stonecrop x x x X Senecio aureus+ ~olden ragwort X X X X X X Senna marilandica (Cassia m.) Maryland wild senna x x x x x Silene virginica fire pink x \ x X X X Silphium peifoliatum CUD plant x x x x x x Solida~o caesia bluestem goldenrod x x x X x x Solida~o odora sweet goldenrod x x x x x x pineywoods Solidago pinetorum+ 1!Oldenrod x x x x x Solida~o puberula downy goldenrod x x x x X rough-stemmed Solidago rugosa+ 201denrod X X X X x Solida~o sempervirens seaside ~oldenrod x x x x x X Thalictrum dioicum early meadowrue x x x .. .. . . ~ I .. Liberty Hall Code of Development Page 43 of 77 . 4/612006 . . Tiarella cordifolia var. collina clumping foamflower X X X Tiarella cordifolia var. cordifolia spreadin~ foamflower X X X Tradescantia virfdniana Vir~a spiderwort X X X X X X Trillium erectum wakerobin X X X Trillium uandiflorum white trillium X X X Verbena hastata blue vervain X X X X X X Vernonia noveboracensis New York ironweed X X X X X X Viola cucullata marsh blue violet X X X X X X Viola pedata bird's foot violet X X X X X Viola pubescens (V: pennsvlvanica) yellow violet X X X X X X Yuccafilamentosa common yucca X X X X + Mav be a~essive in ~arden settin~. * Due to the rarity and sensitivity of habitat in Virginia, these species are recommended for.horticultural use only. Planting these species in natural areas could be detrimental to the survival of native populations. . . . . . . . . . . . . . . . Liberty Hall Code of Development Pllge 44 of 77 . . 4/6/2006 . . Native Grassland Plants Scientific Name Common Name Uses Light Moisture W H C D S P F L M H Forbs Aeorus americanus sweet flag X X X X X Antennaria neglecta field pussytoes X X X X X X Asclepias inearnata swamp milkweed x x x x x x Asclepias syriaea+ common milkweed x x x x x Asclepias tuberosa butterfly weed x x X X X Aster pilosus ~ white heath aster X X X X X Aster umbellatus flat-top white aster x x x x x x Baptisia tinetoria yellow wild-indigo x x x x x Chamaeerista fasciculata+ partridge pea x x X x Chrysogonum virginianum green and gold x x x x Chrysopsis mariana Maryland golden aster x x x x x x Clitoria mariana Maryland butterfly pea X X X X X Coreopsis tripteris tall coreopsis x x x x x Coreopsis verticillata threadleaf coreopsis X X X X X Desmodium paniculatum narrow-leaf tick trefoil X X X X Eupatorium eoelestinum mistflower x x x x x x X Eupatorium fistulosum Joe Pye weed x x x x x x Eupatorium perfoliatum common boneset x x x x x Helenium autumnale sneezeweed x x x x x x Helianthus angustifolius narrow-leaf sunflower X X X X X X X Helianthus divarieatus woodland sunflower x x x x x Heliopsis helianthoides oxeye sunflower x x x x x x x Iris virginiea Virginia blue flag x x x x x round-head bush Lespedeza capitata clover x x X x Liatris waminifolia grass-leaf blazing star X X X X X X X Liatris squarrosa plains blazing star x x X x x x Lilium canadense Canada lily x x x x x . . . . . . . . . . . . . . . Liberty Hall Code of Development Page 45 of 77 . . 4/612006 . . Lilium superbum Turk's cap lily X X x x x Lobelia cardinalis cardinal flower x x x x x x Lobelia siphilitica ~eat blue lobelia x X X X X X Lupinus perennis lupine, sundial lupine X X X X Mimulus rinJ!ens monkeyflower X X X X Monarda tistulosa wild ber2amot X X X X X X X Oenothera .fruticosa sundrops X X x x x X Opuntia humifusa Eastern oricldy-pear X X X X X Penstemon laeviJ!atus smooth beardtongue x x x x x Phvsostef;!ia virf;!iniana obedient plant x x x x x Pycnanthemum incanum hoary mountain mint x x x x Pycnanthemum narrow-Ivd mountain tenuifolium mint x x x x x x x Virginia meadow- Rhexia virf;!inica beauty x x x x Rudbeckia fulf;!ida early coneflower x x x x x x Rudbeckia hirta black eyed Susan x x x x x x Rudbeckia laciniata cut-leaved coneflower x x x x x x Rudbeckia triloba three-lobed coneflower x x x x x x Saf;!ittaria lati/olia broadleaf arrowhead x x x x x Salvia lyrata+ lyre-leaf saS?;e x x x X Saururus cernuus lizard's tail x x x x X Senecio aureus+ S?;olden raS?;Wort X X x x x X Senna marilandica Maryland wild senna x x x x x SilDhium peifoliatum cuo plant x x x x x x SolidaI!o caesia bluestem S?;oldenrod x x x x x X rough-stemmed SolidaJ!o ruKosa+ S?;oldenrod x x x x x SolidaI!o sempervirens seaside S?;oldenrod x x x x x x Tradescantia virf;!iniana Vircinia soiderwort x x x x x x Viola pedata bird's foot violet X X X X X Yucca filamentosa common yUcca x x x x Ferns Onoclea sensibilis+ sensitive fem x x x x x x Osmunda cinnamomea cinnamon fem x x x x x x Grasses, sedges, rushes . . . . . . . . . . . . . . . Liberty Hall Code of Development Page 46 of 77 . . 416/2006 . Agrostis perennans autumn bent2fass x x x x x x x Andropogon gerardii bi~ bluestem x x x x x x x x Andropogon f:!lomeratus bushy bluestem X X X X X X AndroPof:!on virginicus broomsed~e X X X X X X X Carex crinita var. crinita lon~ hair sed~e X X X X X X X Carex lurid a sallow sedge X X X X X X Carex stricta tussock sed~e X X X X X X Danthonia sericea silky oatgrass X X X X X X Danthonia spicata poverty oatgrass X X X X X X X Dichanthelium clandestinum deer-ton2Ue X X X X X X X X Dulichium arundinaceum dwarf bamboo X X X X X X Elymus hystrix bottlebrush grass X X X X X X X Juncus canadensis Canada rush X X X X X X Juncus e/fusus soft rush X X X X X X Leersia orvzoides rice cut2fass X X X X X X Panicum vir1:!atum switch 2fass X X X X X X .X X Saccharum ldf:!anteum Jriant plume2fass X X X X X X X Schizachyrium scoparium little bluestem X X X X X X X X Scirpus cyperinus wool2fass bulrush X X X X X X X Sorghastrum nutans Indian grass X X X X X X X X Tridens jlavus redtop X X X X X X X X Tripsacum dactyloides ~ama 2I'ass X X X X X X X X Shrubs Aronia arbutifolia red chokeberry X X X X X X Aronia melanocarpa black chokeberry X X X X X X X Ceanothus americanus New Jersey tea X X X X X X Comus amomum silky do~ood X X X X X X Rhododendron catawbiense Catawba rhododendron X X X X X Rhododendron viscosum swamp azalea X X x x x x Rubus allegheniensis Alle2hanv blackberry x x X x x Salix humilis prairie willow x x x x Salix sericea silky willow X X x X X . . . . . . . . . . . . . . . . Liberty Hall Code of Development Page 47 of 77 . . 41611006 . Sambucus canadensis common elderberry I x I x I x I I I I x I I x I x Small trees Amelanchier arborea downy serviceberry x x x x X X Amelanchier canadensis Canada serviceberry X x x x x X Cercis canadensis redbud (Eastern) X X X X X Chionanthus virmnicus frin~etree X X X X Rhus ldabra smooth sumac X X X X X X Rhus hirta sta~om sumac X X X X X Medium & Large Trees Diospyros virmniana persimmon X X X X X X X X Liquidambar styraciflua+ sweetroun X X X X X X X Nyssa sylvatica black gum X X X X X X Prunus serotina+ wild black cherry X X X X X Quercus coccinea scarlet oak X X X X X Quercus falcata Southern red oak X X X X X X X Quercus ilicifolia bear oak X X X X Quercus montana chestnut oak X X X X X Quercus stellata post oak X X X X X Quercus velutina black oak X X X X X Robinia pseudoacacia black locust X X X X Sassafras albidum sassafras X X X X X + May be aggressive in garden setting. . . . . . . . . . . . . . . . . Liberty Hall Code of Development Page 48 of 77 . . 4/612006 . I Native Ferns. Grasses and Vines Scientific Name Common Name Uses Li2ht Moisture W H C D S P F L M H Ferns and Fern Allies Adiantum pedatum maidenhair fern X X X X Asplenium platyneuron ebony spleenwort X X X X Athyrium asplenioides (A. filix-femina) Southern ladyfern X X X X X Botrychium vir~nianum Rattlesnake fern ,x X X X X Dennstaedtia punctilobula+ hay-scented fern X X X X X DrvoDteris intermedia ever~een wood-fem X X X X X X X DrvoDteris marf!inalis marginal shield-fem X X X X X Onoc/ea sensibilis+ sensitive fern X X X X X X Osmunda cinnamomea cinnamon fern X X X X X X Osmunda reI!alis royal fern X X X X X Polystichium acrostichoides Christmas fern X X X X Thelvpteris Dalustris marsh fern X X X X X Woodwardia virginica+ Virginia chain fem X X X X X X X Grasses. sedf!es. and reeds Auostis Derennans autumn bent~ass X X X X X X X AndroPoI!on I!erardii big bluestem X X X X X X X X Andropogon I!lomeratus bushy bluestem X X X X X X AndroPoI!on vinzinicus broomsedge X X X X X X X Arundinaria JriI!antea wild cane, river cane X X X X X X X X Carex crinita var. crinita long hair sedJ];e X X X X X X X Carex lurid a sallow sedJ];e X X X X X X Carex pensvlvanica Pennsylvania sedge X X X X X X X Carex DlantaJrinea plantain-leaved sedJ];e X X X X Carex stricta tussock sedJ];e X X X X X X Chasmanthium latifolium (Uniola I.) river oats, spanglegrass X X X X X X Danthonia sericea silky oatJmlSS X X X X X X Danthonia sDicata poverty oat~ass X X X X X X X . . . . . . I . . . ... . . . . Liberty Hall Code of Development Page 49 of 77 . . 4/6/1006 . Dichanthelium clandestinum deer-tonrole x x x x x x x x Dichanthelium commutatum variable panicgrass x x x x x x x x Dulichium arundinaceum dwarf bamboo x x x x x x Elymus hystrix (Hystrix patula) bottlebrush wass x x X x x x x Elymus virKinicus Virginia wild rye X X X X X X Juncus canadensis Canada rush x x x x x x Juncus e./fusus soft rush x x x x x x Leersia oryzoides rice cutgrass X X X X X X Panicum virgatum switch wass x x x x x x x x Saccharum giganteum (Erianthus giI!anteus) want plumewass X X X X X X X Schizachyrium scoparium little bluestem x x x x x x x x Scirpus cyperinus woolwass bulrush x x x x x x x Sorghastrum nutans Indian J;mlSS X X X X X X X X Sparganium americanum American bur-reed x x x x x Tridens flavus redtop X X X X X X X X Tripsacum dactvloides gama grass x X X X X X X X Typha latifolia broad-leaved cattail x x x x x Vines Bignonia capreolata crossvine x x x x x x Celastrus scandens climbin2 bittersweet x x x x x x Clematis virginiana virw's bower x x x x Gelsemium sempervirens Carolinaiessamine x x x x x x x x Lonicera semDervirens trumpet honeysuckle x x x X Parthenocissus Quinquefolia Virginia creeper x x X x x x + May be aggressive in garden setting. * Due to the rarity and sensitivity of habitat in Virginia, these species are recommended for horticultural use only. Planting these species in natural areas could be detrimental to the survival of native populations. . . . . . . . I . . . . . . . . Liberty Hall Code of Development Page 50 of 77 . I I . Recommended Uses Native Regions . W = Wildlife M = Mountains . H = Horticulture and P = Piedmont Landscaping . C = Conservation and C = Coastal Restoration Plain . D = Domestic Livestock Forage . 4/6/2006 Minimum Light Requirements Riparian Vegetation Zones S = Full Shade I = Emergent P = Partial Sun 2 = Riverside Thicket F = Full Sun 3 = Saturated Thicket 4 = Well-drained Forest . Native Riparian Plants Common Scientific Name Name Uses Litilit Zone W H C D S P F 1 2 3 4 Herbaceous plants Acorns american us (A. calamus) sweet fla2 X X X X X Amsonia tabernaemontana blue star X x X X X Jack-in-the- Arisaema triohvl/um pulpit x x x x Asarum canadense+ wild m2er X X X x swamp Ascleoias incarnata milkweed X X X X X X x flat-top white Aster umbel/atus aster X x X X X nodding Bidens cemua+ be~ar-ticks X x x x x x x Chamaecrista fasciculata+ partrid~e pea x x x white Chelone {!labra turtlehead x x x x x X Chrysogonum green and virf!inianum ~old x x x X Coreovsis trivteris tall coreoosis x x x x x x x Del oMnium tricome dwarf x x x x . . . . . .. . . . . Liberty Hall Code of Development Page 51 of 77 . ~ ~ larkspur Dutchman's Dicentra cucullaria breeches x x x horsetail, Equisetum hyemale scouring rush x x x x x x x Eupatorium coelestinum mistflower x x x x x x x x Eupatorium fistulosum Joe Pye weed x x x x x x x x Eupatorium common peifoliatum boneset x x x x x x Helenium autumnale sneezeweed x x x x x x x x ten-petaled Helianthus decaDetalus sunflower x x x x x x x oxeye HelioDsis helianthoides sunflower x x x x x x x Eastern Hibiscus moscheutos rosem.allow x x x x x x Virginia blue Iris vir]tinica flag x x x x x x Lilium superbum Turk's cap lily x x x x x cardinal Lobelia cardinalis flower x x x x x x x x great blue Lobelia siphilitica lobelia x x x x x x x false Maianthemum Solomon's racemosa seal x x x x x x Virginia Mertensia virfrinica bluebells x x x x x x Mimulus ringens monkeyflower x x x x x x American Nvmphaea odorata water lily x x x x x Oenothera fruticosa sundrops x x x x x x x x Peltandra virginica arrow arum x x x x x x x woodland Phlox divaricata phlox x x x x x Phlox vaniculata summer phlox x x x x x x Podophyllum peltatum+ mayapple x x x x x x Polemonium reDtans Jacob's ladder x x x x Pontederia cordata pickerel weed x x x x x Virginia Rhexia virginica meadow- x x x x I I . I I . . ~ . . .. .. I I lit I . . . I Liberty Hall Code of Development . 4/6/2006 Page 52 of 77 II I . beauty cut-leaved Rudbeckia laciniata coneflower x x x x x X X X broadleaf Sagittaria latifolia arrowhead X X X X X X Saururus cernuus lizard's tail X X X X X X golden Senecio aureus+ rae:wort X X X X X X X rough- stemmed Solidago rugosa+ ~oldenrod X X X X X X X Verbena hastata blue vervain X X X X X X Vernonia New York noveboracensis ironweed X X X X X X X X marsh blue Viola cucullata violet X X X X X X Viola pubescens yellow violet X X X X X X Zephranthes atamasco Atarnasco lily X X X X X X X Ferns and fern allies Southern Athvrium asplenioides ladyfern X X X X X Botrychium Rattlesnake virginianum fern X X X X Onoc/ea sensibilis+ sensitive fern X X X X X X Osmunda cinnamomea cinnamon fern X X X X X X Osmunda regalis royal fern X X X X X Polystichium Christmas acrostichoides fern X X X X ThelYfJteris palustris marsh fern X X X X X X Woodwardia Virginia chain virJrinica+ fern X X X X X X X Grasses. sed2es. reeds autumn Agrostis perennans bentgrass X X X X X X X X Andropogon gerardii big bluestem X X X X X X X X / Andropogon bushy glomeratus bluestem X X X X X Carex crinita var. long hair crinita sed~e X X X X X X X X Carex lurid a sallow sed~e X X X X X X X Carex stricta tussock sedge X X X X X X X Ii . . . Ii . . . . . ,., . . . . . Liberty Hall Code of Development . 4/6/2006 Page 53 of 77 . . Chasmanthium river oats, latifolium span~le~s x x x x x x x x Dichanthelium clandestinum deer-tongue x x x x x x x x x Dichanthelium variable commutatum oanic~s x x x x x x x Dulichium arundinaceum dwarf bamboo x x x x x x x x Elymus hystrix bottlebrush (Hystrix patula) jU"ass x x X x x x Virginia wild Elymus virginicus rye x x X x x x x Juncus canadensis Canada rush x x x x x x x Juncus ~f/Usus soft rush x x x x x x x Leersia oryzoides rice cutgrass X X X X X X X Panicum virKatum switch grass x x X x x x x X giant Saccharum Jrif!anteum olumegrass X X X X X X X x woolgrass Scirpus cyperinus bulrush X X x X X X X X Sparganium American americanum bur-reed X X X X X Tripsacum dactvloides 2ama grass X X X X X X X X X X broad-leaved Typha latifolia cattail X X x X Vines BiKTlonia capreolata crossvine x x x x x x x climbing Celastrus scandens bittersweet x x x x x x Clematis vir$tiniana virgin's bower x x x x x x x Parthenocissus Virginia quinqu~folia creeper x x X x x x x x Shrubs Alnus serrulata common alder x x x x x x x x x red Aronia arbutifolia chokeberry x x x x x x x black Aronia melanocama chokeberry x x x x x x x - Cephalanthus occidentalis buttonbush x x x x x X Comus amomum silky x x x x x x . . . . I . . . . . I . . I . . Liberty Hall Code of Development . 4/6/2006 Page 54 of 77 . . dogwood . Hydrangea wild arborescens hydraneea X X X X flex decidua possumhaw X X X X X X X X Ilex verticil/ata winterberry X X X X X X X X fetterbush, Leucothoe racemosa sweetbells X X X X X X Lindera benzoin spicebush X X X X X X Rhododendron viscosum swamp azalea X X X X X X Alleghany Rubus alleEheniensis blackberry X X X X X X X Salix sericea silky willow X X X X X X' common Sambucus canadensis elderberry X X X X X X X Vaccinium highbush corvmbosum blueberry X X X X X X X X X So. arrow- wood Viburnum dentatum viburnum X X X X X black-haw Viburnum prunifolium viburnum X X X X X Small trees downy Amelanchier arborea serviceberry X X X X X X Amelanchier Canada canadensis serviceberry X X X X X X X Asimina tri/oba paw paw X X X X X X X alternate-leaf Cornus alternifolia do~ood X X X X X X CrateaI!US flava October haw X X X X X Morus rubra red mulberry X X X X X X X Eastern hop- - Ostrva virfliniana hornbeam X X X X Rhus Elabra smooth sumac X X X X X X Salix niJlTa black willow X X X X X X Medium to Large Trees Acer rubrum red maple X X X X X X X sweet birch, Betula lenta black birch X X X X X X X Betula niJlTa river birch X X X X X X . . . . I . . . I . I . . . . . Liberty Hall Code of Development . 4/6/2006 Page 55 of 77 .. .. DiosTJyros virJ[iniana persimmon X X X X X X X X X Fraxinus amerieana white ash X X X X X X X Fraxinus TJensvlvaniea j:!;I"een ash x x x x x x x Juglans niJ[ra black walnut x x x x x x x Liquidambar styraciflua sweetgum X X X X X X X X Liriodendron tulipifera tulip-tree, tulip poplar x x x x x x Nyssa sylvatica black gum x x x x x x x x Oxvdendrum arboreum sourwood x x x x Pinus taeda loblolly pine x x x x x x x Platanus oecidentalis . sycamore x x x x x X Quercus bieolor swamp white oak x x x x x X Quercus miehauxii swamp chestnut oak: x x x x x x X Quercus palustris pin oak X x x X X X X Ouercus TJhellos willow oak: x x x x x x x x +Mav be a~essive in ~arden settin~. *Due to the rarity and sensitivity of habitat in Virginia, these species are recommended for horticultural use only. Planting these species in natural areas could be detrimental to the survival of native populations. . . . .. . . . . . . II . . . . . Liberty Hall Code of Development . 41612006 Page 56 of 77 . 1992 3.38 . STO & SPEC 3.38 . I. (!) .1 TREE PRESERVATION & PROTECTION @) . DefInition . Protection of desirable trees from mechanical and other injury during land disturbing and construction activity. . . Putpose To ensure the survival of desirable trees where they will be. effective for erosion and sediment control. watershed protection, landscape beautification, dust and pollution contro~ noise reduction, shade and other environmental benefits while the land is being converted from forest to urban-type uses. . . Conditions Where Practi~ ApJ)lies Tree..inbabited areas subject to land disturbing activities. . . . . . . . . . ID-393 . . 1992 3.38 . Plannin~ C;~>nsiderations . New development often takes place on tracts of forested land. In fact, building sites are often selected because of the presence of mature trees. However, unless sufficient care is taken and planning done in the interval between buying the property and completing construction, much of this resource is likely to be destroyed. The property owner is ultimately responsible for protecting as many trees as possible, with their understory and ground cover. This responsibility is usually exercised by agents-the planners, designers and contractors. It takes 20 to 30 years for newly planted trees to provide the benefits for which we value trees so highly. Trees perform the following functions on a site: . . 1. Assist in stabilizing the soil and preventing erosion. . 2. Help to decrease stormwater runoff through canopy interception and root zone absorption. . 3. Moderate temperature changes and provide $hade. . 4. Moderate the effects of sun and wind. 5. Provide buffers and screens against noise. . 6. 7. Filter pollutants from the air. . Help to remove carbon dioxide from the air and release oxygen. /" . 8. Provide a haven for animals and birds, which help to control insect populations. . 9. Conserve and increase property values. 10. PJ:ovide psychological and aesthetic counterpoiAts to the man-made urban setting. . . Str~sses of Construction Trees may appear to be inanimate objects, but they are living organisms that are cOnstantly · inVOlved in the process of respiration, food processing, and growth. Construction activities expose trees to a variety of stresses resulting in injury ranging from superficial wounds to death. An understanding of these stresses is helpful in planning for tree protection. . . 1. Surface Impacts: Natural and man-related forces exerted on the tree above the ground can cause significant damage to trees. a. Wind damage - Removal of some trees front groups will expose those remaining to greater wind velocities. Trees tend to develop anchorage where . . ill - 394 . .. 1992 . . . . . . 2. . . . . . . d. . e. . f. . g. . . . 338 it is mOst needed. Isolated trees develop anchorage rather equally all around, with stronger root development on the side of the prevailing winds. The more a tree is protected from the wind, the less secure is its anchorage. The result of improper thinning is often wind-thrown trees. Selective removal in favor of a single tall tree may also create a lightning hazard. b. . Excessive pruning. Unprotected trees are often "topped" or carelessly pnmed to prevent interference with utility wires or buildings. H too many branches are cut, the tree may not be able to sustain itself. U the pruning is done without considering the growtb habit, tbe tree may lose all visual appeal. If the branches are not pruned correctly, decay may set in. Trunk damage . Tree trunks are often nicked or sCarred by trueb and constructiOn equipment. Such $Uperficial wounds provide access to insects and disease. c. RQQl ZQn~ Impacts: Disturbing and delicate relationship between soil, roots, and the rest of the tree can damage or kill a tree. The roots of an existing tree are established in an area where essential materials (water~ oxygen. and nutrients) are present The mass of the root system is the correct size to balance the intake .of water from the soil with the tranSpiration of water from the leaves. a. Raising the grade as little as 6 inches cail retard the normal exchange of air and gases. Roots may suffocate due to la~k of oxygen. or be damaged by toxic gases and chemicals released by soil bacteria. Raising the grade may also elevate the water table. 'fbjs can cause drowning of the deeper roots. b. c. Lowering the grade is not usually as damaging as raising it. However, even shallow cuts of 6 to 8 inches will remove most of the topsoit removing some feeder roots and exposing the rest to drying and freezing. Deep cuts may sever a large portion of the root systeIIl; depriving the tree of water and, increasifig. the chance of wwHhrQW. Lowering the grade may lower the watet table, inducing drought. This is a problem in large roadway cuts or underdrain installations. Trenching or excavating through a tree~s root zone can eliminate as much as 40 percent of the root system. Trees suffering such damage usually die within 2 to 5 years. . Compaction of the soil within the drip line (even a few feet beyond the drip line) of a tree by equipment operation. materials storage, or paving can block off air and water from roots. . III . 395 ~ 1992 . . .. 3.38 h. Construction chemicals or refuse disposed of in the soil can change soil chemistry or be toxic to trees. Most damage to trees from construction activities is due to the invisible root zone stresses. Desian Criteria · No formal design is required. However, in planning for the development of a wooded site where some trees will be preserved, a number of criteria must be considered. . Selecting Trees to be Retained The proper development of a wooded site requires completion of a plan for tree . preservation before clearing and construction begins. Trees should be identified by species, and located on a topographical map, either as stands or as individuals, depending on the density and value of the trees. Base decisions on whicb trees' to save on the following . considerations: . ~ . . . ~ . . 1. life e1q)ectan~ and present age: Preference should be given to trees with a long life span, such as white oak, beech, and maple. Long-lived specimens. that are past their prime may succumb to the stresses of construction, so smaller, younger trees of desirable species' are. preferred; they are more resilient and will last longer. However, if the cost of preservation is greater than the cost of replacement with a specimen of the same age and size, replacement may be preferred. He~th anq disease susceptibility: Check for ~ caused by fire or lightning, insect or disease damage, and rotted or broken trunks or limbs. Pest-- and pollution-resistant trees are preferred. 2. 3. Stmcture: Check for stmctural defects that indicate weakness or reduce the aesthetic value of a tree: trees growing from old stumps, large trees with overhanging limbs that endanger property, trees with bqttle wood (61,1ch as silver maple), misshapen trunks or crowns, and small crowns at the top of tall trunks. Open grown trees often bave better form than those grown in the woods. Trees with strong tap or fibrous root systems are preferred to trees with weak rooting habits. 4. . Cleanliness: Some trees such as elm and black locust are notoriously "dirty", dropping twigs, bark, fruit, or plant exudates. A clean tree is worth more than a dirty one.. Trees which seed prolifically or sucker profusely are generally less desirable in urban areas. Thornless varieties are preferred. . . 5. Aesthetic values: Handsome bark and leaves, neat growth habit, fine fall color, and attractive flowers and fruit are desirable characteristics. Trees that . . ill - 396 . . 1992 . I . . . . I . . I . . . . . . . 3.38 provide interest during. several seasons of the year enhance the value of the site. 6. Comfort: Trees help relieve the heat of summer and buffer strong winds throughout the year. Summer temperatures may be 10 degrees cooler under hardwoods than under conifers. Deciduous trees drop their leaves in winter, allowing the sun to warm buildings and soil. Evergreens are more effective wind buffers. . 7. Wildlife: Preference should be given to trees tbat provide food, cover, and nesting sites for birds and game. 8. ~daptability to the proposed deveIQpmeg.t: a. Consider the mature height and spread of trees; they may interfere with proposed structures and overhead utilities. Roots may interfere with walls, walks, driveways, patios, and other paved surfaces; or water lines, septic tanks, and underground drainage. Trees must be appropriate to the proposed use of the development; select trees which are pollution-tolerant for high-traffic and industrial areas,screen and buffer trees for noise or objectionable views, salt- tolerant species for areas exposed to deicing salts or ocean spray. b. c. Consider location of landfills. Gases generated in them can travel long distances underground, to injure distant trees. Choose species tolerant of anaerobic soil conditions. d. Determine the effect of proposed grading on the water table. Grading should not take place within the drip line of any tree to be saved. 9. Survival needs of the U~~: Chosen trees must have enough room to develop naturally. They will be subject to injury from increased exposure to sunlight, h~t radiated from buildings and pavement, and wind. It is best to retain groups of trees rather than individuals. As trees mature, they can be thinned gradually. 10. Relationship to other trees: Individual species should be evaluated in relation to other species on the site. A species with low value when growing among bardwoods will increase inval.lle if it is the only species present. Trees standing alone gene~y bave higher landscape value than those in a wooc:led situation. However, tree groups are much more effective in preventing erosion and excess stormwater runoff. III - 397 . . 1992 3.38 . Site Planning for Tree Protection . 1. If lot size allows, select trees to be 'saved before siting the building. No tree should be destroyed or altered until the design of buildings and utility systems is final. 2. Critical areas, such as flood plains, steep slopes, and wetlands, should be left in their natural condition or only partially developed as open space. 3. Locate roadways to cause tbe least damage to valuable stands. Follow original contours, where feasible, to minimize cuts and fills. ' 4. Minimi7.e trenching by locating several utilities in the same trench. Excavations for basements and utilities should be kept away from the drip line of trees. S. Construction material storage areas and worker parking should be noted on the site plan; and located where they will not cause compaction over roots, 6. When retaining existing trees in parking areas, leave enough ground ungraded beyond the drip line of the tree to allow for its survival 1. Locate erosion and sediment control measures at the Ihnits of clearing and not in wooded areas, to prevent deposition of sediment within the drip line of trees being , preserved. Sediment basins should be constructed in the natural terrain, if possible, rather than in locations where extensive grading and tree removal will be required. . . . . I . . . 1. Specifications Groups of trees and individual trees selected for retention shall be accurately located on the plan and designated as "tree(s) to be saved." Individual specimens that are not part of a tree group shall also have their species and diameter noted on the plan. At a minimllInt the limits of clearing shall be located outside the drip line of any tree to be retained and, in no ease, closer than S fe,t to the trunk of any tree (Plate 3.38- 1). I 2. . . 3. Markin,g: Prior to construction and before the preconstruction confereIlce, individual trees and stands of trees to be retained within the limits of Clearing shall be marked at a height visible to equipment operators. According to the Virginia Department of Forestry, a diagonal slash of brigbtly colored paint approximately 8 to 10 inches in length is a COmmon practice in areas where an accidental or p~ful alteradon of the proper markings is a concern. In most situations, such as an area which is Supposed to receive formal landscaping, a surveyor's ribbon or a similar material applied at a reasonable height encircling the tree will suffice. . . I . m .. 398 . . . . . . . . I . . . . . . . . I . 1992 3.38 DRP U~ PROTEC1'JIIE DEVICE . . .~. M'N. 5' . ...... ,,"PUHE IS LESS TtWol :5' . -",.,r b.. CONSTRUCTION OPERATIONS RELATIVE TO THE LOCATION OF PROTECTED TREES Source: Public.F"clliti~~ W$Ilu~ VoL m Fairfax: Co., Va., 1976 Plate 3.38-1 4. Pte..col)Stntction Conference: During any pre construction conference, tree preservation and protection measureS'should be reviewed with the contractor as they apply to that specific project. EquiPment OJ)eratioV ud $toJJ!le: Heavy equipment, vehicular traffic, or stockpiles of any construction materials (including topsoD) shall not be permitted within the drip line of any tree to be retained. Trees being removed shall not be felled, pushed Or pulled into trees being retained. Equipment operators shall not clean any part of their equipment by sbl.Jl1tntng it against the trunks of trees to be retained. ~: F"ttes shall not be permitted within 100 feet from the drip line of any trees to be retain~, Fires shall be limited in size to prevent adverse effectS on trees, and kept under surveillance. .stor~2e at)<J Pi~s~ oCTonc Material~: No toxic materials shall be stored closer than 100 feet to 'the drip line of any trees to be retained. Pah1t, acid; nails, &ypsum board, wii~ chemicals, fuels, and lubricants shall not be disposed of in such a way as to injure vegetation. . 5, 6. 7. ill - 399 . .. 1992 . . . . . . . . . . . . . . . . ., . 8. 3.38 Fencing and Arinorine (Plate 3.38~2): Any device may be used which will effectively protect the roots, trunk and tops of trees retained on the site. However, trees to be retained within 40 feet of a proposed building or excavation shall be protected by fencing. Personnel must be instn1cted to honor protective devices. The devices des<:rlbed are suggested only, and are not intended to exclude the use of other devices which will protect the trees to be retained. a. ~now Fen~ - Standard 40-inch higb snow fence shall be placed at the limits of clearing on standard steel posts set 6 feet apart. BoaI'd Fence - Board fencing consisting of 4-inch square posts set securely in the ground and protruding at least 4 feet above the ground sha.U be placed at the limits of clearing with a minimum of two horizontal boards between posts. If it is not practical to erect a fence at the drip line, construct a triangular fence nearer the trunk. The limit$ of clearing will still be located at the drip line, since the root zone within the drip line. will still require protection. b. c. Cord Fen~ - Posts with a minimum size of 2 inches square or 2 inches in diameter set securely in the ground and protruding at least 4 feet above the ground shall be placed at the limits of clearing with two rows of cord l/4-inch OX' thicker at least 2 feet apart running between posts with strips of eolored surveyots flagging tied securely to the string at intervals no greater than 3 feet. d. Plastic Fencini - 40-inch high "international orange" plastic (polyethylene) web fencing secured to conventional metal T or "U" posts driven to a minimum depth of 18 inches on 6-foot minimum centers shall be installed at the limits of clearing. The fence should have the following01inhnmn physical qualities: Tensile yield: Ultimate tensile yield: Average 2,000 lbs. per 4-foot width (ASTM 0638) Average 2,900 Ibs. per 4-foot width (AS'fM 0638) Elongation at break (%): Greater than 1000% (ASTMD638). Chemical resistance: Inert to most chemicals and acids e. Earth Bel'Uli . Temporary earth berms shall be constructed according to specifications fOf a TEMPORARY DIVERSION DIKE (Std.. &, Spee. 3.9) with the base of the berm on the tree side l<>eatedalong the limits of clearing. Earth berms may not be used for this purpose if their presence will conflict with drainage patterns. III - 400 iii . 1992 3.38 . FENCING AND ARMORING . . . I I . DRP U~~ . SNOW FENCE . . . CORRECT METHODS OF TREE FENCING . . . . . TRIANGULAR CORRECT TRUNK ARMORING FENCE . Source: Va. DSWC Plate 3.38-2 . . ill - 401 . . . 1992 3.38 . f. j\c:lditional Trees - Additional trees may be left standing as protection between the trunks of the trees to be retained and the liniits of clearing. However, in order for this alternative to be used, the trunks of the trees in the buffer must be no more than 6 feet apart to prevent passage of equipment and material through the buffer. These additional trees shall be reexamined prior to the completion of construction and either be given sufficient treatment to ensure survival or be removed. . . g. Trunk ArmoriIll - As a last resort, a tree trunk can be armored with burlap wrapping and 2-inch studs wired vertically no more than 2 inches apart to a height of 5 feet encircling the trunk. If this alternative is used, the root zone within the drip line will stilI require protection. Nothing should ever be nailed to a tree. . . . 9. Fencing and annoring devices shall be in place before any excavation or grading is begun, sb~ be kept in good repair for the duration of construction activiti~ and shall be the last items removed during the final cleanup after the completion of the project. '. Raisin~ the gr@jle: When the ground level must be raised around an ~ting tree or tree group, the following considerations shall be made and steps taken to adequately care for the affected tree. A well may be created around the tree(s) slightly beyond the drip line to retain the na,tural soil inilie area of the feeder roots (Plate 3.38-3). a. . . . . TREE DRIP lINe: . . . . FlN.ISHEO 0fW>E: . Source: va. DSWC Plate 3.38-3 . . m-402 . . . . . . . . . . . . . . . . . . . 1992 3.38 b. In the case of an individual tree, when the above alternative is not practical or desirable, the fOllowing method is reconunended to ensure survival of the tree (plate 3.38-4). 1) Before making the fill, remove the green vegetation, sod, leaf litter, and other organic matter from beneath the tree or trees to a distance of 3 feet beyond the drip line and loosen the surface soil to a depth of approxitnately3 inches without damaging the roots. Apply fertilizer in the root area of the tree to be retained. Fertilizer formulations and application rates and methods shall conform to the guidelines provided in Table 3.38~A. ' . 2) 3) The dty well shall be constructed so as to allow for tree trunk diameter growth. A space of at least 1 foot between the tree trunk and the well wall is adequate for large, old, slow-growing trees. Clearance for younger trees shall be at least 2 feet. The well sball be high enough to bring the top just above the level of the proposed filL The well wall shall taper slightly away from the tree trunk at a rate of 1 inch per foot of wall height. S)The well wall shall be constructed of large stones, bric~ buDding tile. concrete. blocks, or cinder blocks with care being taken to ensure that ample openings are left through the wall of the well to allow for free movement of air and water. Mortar shall only be llSed near the top of the well and only above the porous fill 4) 6) . Drain lines composed of 4-inch, high-quallty drain tiles shall begin at the lowest point inside the well and extend outward from the tree trunk in a'wheel-and-spoke pattern witb the trunk as the hub. These radial drain lines shall slope away from the well at a rate of 1/8 inch per foot. The circumferential line of tlles should be located beneath the drip line of the tree. Vertical tiles Or pipes shall be placed over the intersections of the two tile systems if. a fill of more than Z feet is .. contemplated. These vertical tiles shall be held in place with stone filL . Tile joints shall be tight. A few radial tiles shaD extend beyond each intersection and sball slope sharply downward to ensure good drainage. 7) Tar paper or its approved equivalent shall be placed over the tile andlor pipe joints to prevent clogging, and large stone shall be placed around and over drain tiles and/or pipes for protection. ill - 403 . . 1992 3.38 . TREE WELL DETAIL . TILE DRAINS . . . \IER'J1C& DRAIN . . . . . f'lLl SOiL . STRAW OR F1L~ fAa.Rtc . SNALL STONE LMOE STONE . - "fiil,- p,;;;sR-- . . . Source: Adapted from Tree Maintenance" 5th ed., Pirone, 1978. Plate 3.384 . W-404 ,. . . 1m . 3.38 . 0. I i c - - ~ ~ '"" 1 & 1 a 0 \0 ~ ~ ~ ~ ~ ~ I ~ ~ i op 0. 0 I 0, :1:8 c c 0 a 8 - - - - - - ~j ca ca ca I 1 I ~ ~ .ft 'g .; II !:g lz e ~ e ~~. e ~ e ~~ t) 8~ 8 8 -< .. f'ii~ i e I ~ J Ji .- ... .i::f .~ 'c; ,;Q ~ ~ J A A :g . '0. 'Q. ... J~ 4:: 1 '5 1 .d 'a 8 'a t:= ~ .S .~ "tlI ~ ~... ~>> l l ~ g 4=! 851 ~ 5 ~J ~J t .Q i"i i.~ J:~ a :Si :S 'C. I@ 8~ ~1 al ~j ;;~ ~) 8 ;t-C:) -.0 N - '5 """" -. ',d :I l... .S kl i~ ~t ~ ] -81 1 if l i wi ~t j~ "i .a :S iii c3tJ ~ tOt) "'t . . :a . '0 ~e N ..0 N In .$ ~A .1 a. CI') :a ~ I . f2 ~ tal) .s 'l i I ~ f ~i3 I ,g i I -ai .- bI) i3 ~ ~ .~~ - ';3 a .~ !: .. .ri ~u ..d .c: ~ t ! 8 !ijfj :8 ;g :8 .~ ~i 131 J u CI') ~ ~ .8 '513 .~ ii u .S '2 .B .a ~ ~J .S .S ] \0 . \Q \Q \Q Ii tn. j'E ! E , r.t.J ! .... fa MB ;a ~ ~ ... b.1 'S "i ib !j J Ii ~ .; ; '0 ~ ]~ ..c:= O.S J3 ~ ~ I ..0 I 1;; ~ ~g ~J I ~ ~ iJ l J is . . 1X:l. ~~ I is '0 i '0 * . . . ~ < ~ g ~ ~ t) ~ o ~rf ff)! ;~ ~E ~ ~ F: . . . . . . . . . ~ . . . . g - 0- .~ ~ ~ ~ .. ~ ~ J c= .j C!S ! ~ ~ ~ . . 1992 3.38 . . A layer of 2- to 6-inches of stone shall be placed over the entire area under the tree from the well outward at least as far as the drip line. For fills up to 2-feet deep, a layer of stone 8- to 12-inches thick should be adequate. A thicker layer of this stone, not to exceed 30 inches, will be needed for deeper fills. 9) A layer of 3/ 4-inch to I-inch stone covered by straw, fiber-glass mat or a manufactured futer fabric shall be used to prevent soil from clogging the space between stones. Cinders shall not be used as fill material. 8) . . . 10) Filling shall be completed with porous soil sucb as topsoil until. the desired grade is reached. This soil shall be suitable to sustain specified vegetation. . 11) To prevent clogging of the drain lines, Cl'U$hed stone shall be placed inside the dry weD over the openings of the radial tiles. Vertical tiles sbaU also be filled with crushed rock and may also be covered with a screen. . c. 12) To prevent anyone from falling into the dry well and leaves and debris from accumulating there, th.e area between the trunk and the well wall shall either be covered by an iron grate or filled with a 50-SO mixture of croshed charcoal and sand. (This will also prevent rodent infestation and mosquito breeding.) Where water drainage through the soil is not a problem, coarse gravel in the fill ntay be substituted for the tile. This material has sufficient porosity to ensUre air drainage. Instead of the vertical tiles or pipes in the system, stones, tnlShed rock, and gravel may be added so that the upper level of these porous ma~rials slants toward the surface in the vicinity below the drip line (Plate 3.38-5). . . . . . d. . Raising. the grade on only One side of a tree Of group of trees may be accomplished by constructing only half of one of these systems. 10. Lowerine the erade: Trees shall be protected from hannfulgrade cuts by the cOnstruction of a tree wall (Plate 3.38-6). . Following excavation, all tree roots that are exposed and/or damaged shall be trimmed cleanly, painted with tree paint, and covered with moist peat moss, burlap, or other suitable material to keep them from drying out. b. The wall shall ~ constructed of large stones, brick, building tile, or concrete block or cinder block in accordance with the detail in Plate 3.38-6. . a. . . ill - 406 . . 1992 . 3.38 . TREE WELL WITHOUT DRAIN TILES . . DRP UHf . . Nf;W GIW)f: . . . Fll $elL COAASE . Source: Va. DSWC Plate 3..38-5 . c- d . e. . f. . . g. . . Backfill with peat moss or other organic material or with topsoil to retain moisture and aid in root development. Apply fertilizer and water thoroughly. Fertilizer formulations and application ratcg and methods shall conform to the guidelines provided in Table 3.38..A. Prune the tree crown. reducing the leaf surface in proportion to the amount of root loss. Provide drainage through the wall so water will not accumulate behind the wall. . Lowering the grade on only one side of a tree or group of trees may be accomplished by constructing only half of this system. m..407 . . 1992 3.38 . TREE WALL DETAIL . . . . . om_ U~ ~ I . I . . . 5' "'N. U~ or U1...MUU EXCAVATlQN FOR ~~ON tOPsoIL EW:I<F1U. . . . . . NOTE: ROOTS PENETRAlING 0tI) lHE W1U. l.OCATION SHOUlD BE SRIDCED ! 3(J' ....N. . Source: Adapted from Trees for Architecture and the Landscape. Zion, 1968. Plate 3.38-6 . . m..408 . . 1992 3.38 . 11. Trenching and Tunnelling: . . . . . . . . . . . . . . a. Trenching shall be done as far away from the trunks of treeS as possible, preferably outside the branches or crown spreads of trees, to reduce the amount of root area damaged, or killed by ~nching activities. b. Wherever possible, trenches sbould avoid large roots or root concentrations. This can be. accomplished by curving the trench or by tunnelling under large roots and areas of heavy toot concentration. c. Thnnelling is more expensive initially, but it usually causes less soU disturbanCe and physiological impact on the toot system (Plate 3.38~7). The extra cost may offset the potential cost of tree removal and replacement should the tree die. TRENCHING VS. TUNNELING di~~:: , . ~;;~;~,. o. : ~ . ~~:~.. DESTRUCTION OF FEEDER ROOTS WILL PROBABLY KILL THE TREE TUNNEUNG UNDER THE TREE WILL PRESERVE IMPORTANT FEEDER ROOTS . Source: Tree Maintenans:e. Pirone, 1979. Plate 3.38-7 . ID-409 Thnnelling is almost always preferred over the trenching method. The tunnel should be 18 inches or greater below the ground surface and should not be located under the center of the tree (an off-center tunnel has the least impact on the roots). Roots shall not be left exposed to the air. They shall be covered with soil as soon as possible or protected and kept moistened with wet burlap or peat moss until the trench or tunnel can be filled. The ends of damaged and cut roots shall be cut off smoothly and protected by painting promptly with a tree-wound dressing. Trenches and tunnels shall be filled as soon as possible. Air spaces in the soil shall be avoided by careful filling and tamping. Peat moss or other suitable material shall be added to the fill material as an aid to inducing and developing new root growth. Tbe tree shall be mulched and fertilized to conserve moisture, stimulate new root growth, and enhance general tree vigor. If a large amo~t of the root system has been damaged and ldlled, the crown leaf sulface 6hal1 be proportionately reduced to balance the reduced root system. This w.y be accotnplished by pruning 20 to 30 percent of the CtOWt1 . foliage. If roots are cut during the winter, pruning shall be accomplished before the next growing season. If roots are cut during the growing season, pruning shall be done immediately. 12.RemJ)y~1 and ~eplacement of Damaged Trees: Should a tree intended and marked to be retained be damaged seriously enough that survival and normal growth are not possible, the tree shall be removed. Hreplacement is desirable and/or required, the replacem~nt tree shall be of the same or sbnilar species, 2-inch to 2~-inch (minimum)ca1iper balled and burlapped nursery stock. However, today, with the aid of a "tree spade," the same caliper tree Ii1ay be required as a replacement. . . 1992 . . . . . . . I I . I I 3.38 d. e. f. g. h. i. 13. Oean.-Up: ;. Oea.n-up after a construction project can be a critic:al time for tree damage. Trees protected throughout the development operation are often destroyed by carelessness during the final clean-up and lands~pmg; Fences and barriers shall be removed last, after everything else is cleaned-up and carried away. 14. Mainten~m~: In spite of precautions, some damage ~o protected trees may occur. In such cases, the. following maintenance guidelines should be followed: . . I . a. . . Spil Aeration - H the soil has become compacted over the root zone of any tree, the ground shall be aerated by punching holes with an iron bar. The bar shall be driven i-foot deep and then moved back and forth until the soil is m - 410 . . 1992 . . . . . . . . . . . . . . . . . 3.38 loosened. This procedure shall be repeated every 18 inches until all of the compacted soil beneath the crown of tbe tree has been loosened. b. Repair of Damage 1) Any damage to the crown, trunk, or root system of any tree retained on the site shall be repaired immediately. 2) Whenever major root or bark damage occurs, remove some foliage to reduce the demand for water and nutrients. 3) Damaged roots shall immediately be cut off cleanly inside the exposed or damaged area Cut surfaces shall be painted with approved tree paint, and moist peat moss, burlap, or top-soil shall be spread over the exposed area. 4) To treat bark damage. carefu.lly cut away a11100sened bark back into the undamaged area., taper the cut at the top and bottom, and provide drainage at the base of the 'Wound (plate 3.38-8). 5) All tree limbs damaged during construction or removed for any other reason shall be cut off above the collar at the preceding branch Junction (Plate 3.38-8). c. Care for serious injuries shall be prescribed by a forester or a tree specialist. Fertilization: Broadleaf trees that have been stressed or damaged shall receive a heavy application of fertilizer to aid their recovery. 6) 1) Trees shall be fertilized in the late fall (after October 1) or tbe early ~pring (from the time frost is out of the ground until May 1). Fall applications are preferred, as the nutrients will be made available over a longer period of time. 2) Fertilizer shaD be applied to the soil over the feeder roots (see Plate . 3.38-9). In no case should it be applied closer than 3 feet to the trunk. The root system of conifers extends some distance beyond the drip line. Increase the area to be fertilized by one fourth the area of tbe crown. 3) Fertilizer shall be applied using approved fertilization methods and equipment. ill - 411 . . . . . . . . . . . . . . . . . . . 1992 1REE \/tour<<> TREE TREATING BARK WOUNDS TRIM AND TAPER INCORRECT CORRECT CORRECT PRUNING DAMAGED BRANCHES Source: Public Facilities ManuaL VoL m, Fairfax Co., Va., 1976. 3.3a . Plate 3.3s..B 4) Formulations and application rates shall conform to the guidelines given in Table 3.3s..A Maintain a ground cover of organic mulch around trees that is adequate to prevent erosion, protect roots, and h()ld wat~. ill - 412 . . 1992 . . . . . . . . . . . . . . . TREE FERTILIZATION DRIPltlE~..1 _. ~~~~~ DIAMETER or TOTAL ROOT AREAl SINCE FEW FEEDER _ _ _ ~ ROOfS ARE IN ntlS ARE"A. ~S:-'-o. C> _-_ J_ ~""""~"""-S-' --~ ~__C!'-........ .. ,.. ~ _ ....... 0> - __?:;-. ..... ,. ......... c:> _ ... C>.. ......... .... IlL ... 4/"~ -.... - IlL .. co 0 ~,~. i 1~C) <> <:> . Q ~ ... )) \c::>- c> <:;> "'Q' . C) .. .... ,,", 0 ... C C) C) c:> . C).... //~ .. c:>..... c> c::::> ........ c::> . '" . .... -_ _' ~....Q _-6 "" ...... . <=> ._-..Q.. - R. ~- . , .... "- -0--- -.-. _;""" ..;:.-~:;~ -~-~---t~": CR1< SUG.HTLV ElEYONO lHt ORtP UHf Of'. THE TREE HOLES !H)ULD BE APPROXIt.CATELY 18" DEEP AND 2' APART, /tH) TttEY SHOl.ILD SlANT tOWARD tHE tRUNK . . Source: Tree Maintenance. Pirone, 1979. Plate 3.38-9 . m..413 3.38 - - Attachment D HALL - LIBERTY ~ ".;::T=-~~t:'/-~~ ! ..oJ y.o\..t: /vCV..\tlG E "- If> If> ~ I g IU to An Albemarle County Rezoning application Neighborhood Model District (NMD) 8/15/05 I r- USE I I RESIDENTIAL /" RESIDENTIAL ~ RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL - ZONING R1 R1 R1 - ADJACENT LAND OWNERS OWNER COMPo PLAN . DESIGNATION CT4 ~ \~ ? "'- ~ ~ R1 R4 R1 Rl R4 R1 R1 t CT3 CT3 CT3 CT3 CT3 CT4/CT3 CT4 CT5 CT3 t FLUVANNA LAND AND DEVELOPMENT, L.L.C BEITY M. FERNEYHOUGH EDSEL M, AND 1 ARLENE CDBLE, TRUSTEES EDSEL M. AND 1 ARLENE COBLE, TRUSTEES CORY FARM HOMEOWNERS ASSOCIATION, INC. MICHAEL W. AND MARTHA A, HERRING MARIE B, HERRING JUANITA RUDOLPH KING SOLOMON'S MASONIC LODGE NO. 194 ERNEST C. AND MICHELLE H. POOLE r-- '"'- PARCEL 56F1-A1 56-98 56-98A 56-97 ! 56F-l-OA 56-96B 56-96A 56F-1-6 56-10781 56-96A1 I i a. <: '" w > D U ;;, ~ z ... , o >- d ...J ~ ." :> D u IU co '" oJ) ';J rn C C o N ~ L / rn . ." / IU co '" oJ) ';J '" V / "' Weather Hili Development LLC 703 East Jefferson St. Charlottesville, VA 22902 Emall: Frank@Weatherhl/ldev.com Contact: Mr. Frank Pohl Timmons Group BOO E. Jefferson St, Charlottesville, VA 22902 Phone: 434-295-5624 EmaJJ: Scott.Colllns@Tlmmons.com Contact: Mr. Scott Collins, P.E. c,: -J -J -J a . ~ Cl >- ~ Cl ~ ~ ~ s ft: LI77LE FOX LN 8 GENERAL NOTES 1. OWNER/DEVELOPER: 2. ENGINEER: Weather Hill Development LLC 703 East Jefferson St. Charlottesville, VA 22902 ROUTE 250 , "~;"~ ~.~ <>- TO INT,-64 Land Use Summ~ BUilding Foolprints Payament (ac.) Block Area Slngl.-tamlly Multl.famlly Mixad Ua. Struta SI<I_lk. Drivewaya Parldng Io~ TOTAL Ac. S. FL Ac. S. FL AC. S. FL Ar:.. S, FL S . FL Ac. S. FL Ac. Sq. FL Ar:.. S. FL 1 2.05 8g,300 0.00 0 0.32 14.000 020 8,500 6,500 0.04 1,700 0.27 11,800 1.30 56,500 2 1.44 62,700 0.08 3,400 0.00 0 0.00 0 2,800 0.05 2,200 0.00 0 0.38 16,500 3 4 1.80 4,800 0.07 3,000 0.00 35,500 5 1.45 3,000 0.09 3,900 0.00 25,700 B 3,000 0.07 3,000 0.00 30,100 ,!2TAL '1ilJlOQ 0.32 13,800 027 164,300 Maximum number of stories T Residential Mixed Use 3 3 2.5 nla - - 3 f nla 2.5 nla 3 nla VICINITY MAP SCALE: 1" = 300' L ] Mixed Use T Development Parameters Maximum Building height CURRENT ZONING r R1 R1 R1 TITLE PAGE (SHOWING VICINITY MAP, CONTENTS, LAND USE BREAKDOWN TABLES, AND OWNER INFORMATION.) APPLICATION PLAN STORMWATER MANAGEMENT &. PRESERVATION PLAN (SHOWING EXISTING flOODPLAIN, WETLANDS, STREAMS, PROPOSED STREAM BUFFERS, AND STORMWATER DffiNTION BASINS.) INTERNAL ROAD CROSS-SECTIONS &. INGRESS/EGRESS ROADWAY DETAILS (SHOWING ENLARGED ROADWAY CROSS-SECTIONS FOR EACH TYPE OF ROAD AND ENLARGED PLANS OF THE MAJOR ENTRANCE ROADWAY.) GREEN SPACE &.AMENITIES PLAN (SHOWING GREEN SPACES & AMENITIES) EXISTING PROPERTY BOUNDARIES (SHOWING THE LEGAL LOT LINES, IDENTIFYING INTERNAL AND ADJACENT PROPERTY OWNERS.) CONCEPTUAL GRADING PLAN EXISTING TOPOGRAPHY (SHOWING EXISTING TOPOGRAPHY AND AREAS OF CRITICAL SLOPES.) WATER &. SANITARY WASTEWATER PLAN (SHOWING PROPOSED SANITARY WASTEWATER AND WATER PIPING SYSTEMS. LANDSCAPE AND AMENITIES PLAN AMENITIES 3. EXISTING HOUSE ON PROPERTY TO REMAIN PARCEL COMPREHENSIVE PlAN DESIGNA.T10N $-97A CT-3 $-97A1 CT4 56-97 CT-3 1PN CURRENT ZONING lot 60 nla Maximum Building cowrage (%) Residential 40 40 Residential Mixed Use ~~ ~ -nia "NOT USED 35 f 35 35 Block Number ;~ ~5 .'" ~1; !~ i~ ] ~ 1; E ~< ..~ . .~ . " '0 ~ ~ ~ i~ ~ ' 4 ~~ i~ 1;. E~ ~.5 5 : ~ " .. ~{ g 5 ~ . 6 ~~ o~ H 7 !~ H 8 ~: 00 < 0 .~ E . a l 9 -Ii] ~~ ! I Ll ]~ . 0 L2 H H 1 2 3 ~Dr 12- PORnON OF S~J 5HEET NUMBERS 3 UGENERALINFORMATION ZONING AREA: 8.377+ ACRES TAX "PARCEL NUMBERS: 56-97A, 56-97Al (PARCELS ..X" AND "Y") REVISIONS DATE 5HEET NUMBERS DATE 8-15-05 ALL SHEETS 10-14-05 ALL SHEETS 11-8-05 ALL SHEETS J2-29-05 1, 2, 3, 4, 5. 7 ---l 1-4~6 J,2,4,S,7,9,U ~ I 1-24-06 ALL SHEErS .~ ~ - 4-6~06 ALL SHEETS I [ Table 2: Lot and Yard Requirements ~ ~~~~ -1 ...........i.ot BlcN:k Nwnber JAa/ anitI Frontap eft) ....p fnmtBufLi..To Li:At/ Setbacb 1 (ft) Side Setbacb (ft.) Rear Setback (ft.) Add1ti.onal5etbadc. Replatimu forCmnu LohI2 (Iq.ft.) 1 ALL n/a nil n/a n/a n/a n/a 5truc:tura IbalI be 1I1back. minimum of7 it..from the 2 AU 50 4,000-10,000 14-22.ft.fnnnRoldA 15-Jul 15-45 R.O.W.oIRoadB. 3 OMlTI'ED 5tnKtmu IMll. be Nt Mc:k.. miNJnum Df '1 ft..from the S-Jan 25 l)iOOpS,QOO 14-22 ft&mnRoad0 0-15 15-45 R.QW.aIRoadC. 4 .5tructutM IhaIl be Mtback . miIIbnwn of 7 it. from the 6 50 3,000-10.000 14-22. ttfromRc.dA 15-Ju1 15-45 lLO.W. of Road B. 7 SO 10.000-25,000 14-22ft.fromRoadB 5-15 15-45 niB 5tnu::twuahall be setbac.k a D\iniJnwn 0(7 Jt.from the 5 Hi 50 4.000-10.000 1+-22 7-15 15-45 R.O.W.oflloalhAandD St:rutturu Ihall be ad bark. mlnimwn of7It. lrOD\ the 6 AU. 50 4.000-10.000 14-22 ft Jromlta&d 0 '7-15 15-45 R.O.W.oIRoldB._ 1 OIrages IbaII be IUbject 10 a mioimmn &unt build-to line of 18 fI.. alOllg lbelbul pualJello guwge dom. 2 AdditioDalselbJckJ may be mJUired for lite diJtaDcc Note: MiIIimwn dilllDce betwUIl buildiDg and right of way is~ Idback.. Mmnmm diJlmcc is the build-to line. BuiIdiogs msy be plsced mywbere within lbe t'IOgcsbown &"",-, I) l.ttb IIdjllMlt 1rJllpt7lIpllUrM'jrtdIlCl Ihrir minimum 'dbad..lmg '~litUIbllHi"g llJlm IpIIU, by two pI. Ii c-.A".,..,., ........, ,;,imneys,..... ond IiU "dri~"""J jrA_...y projrd not "Oft lhtm four (4) frd into",!! ....ired ymd. 800 E. Jeffe..on 5t. I Chariottesvllle, VA 22902 TEL 434.295.5624 F~ 434.295,8317 www.~mmons.com nla nla nla I - I 40 40 40 - ....... .-. - T I nla nla - nla TIMMONS GROUP T 1 2 3 :4 S- O I - 1---, ~ ~~ 1ii ~::J _a C\j::t: t<}L..J -qj C\j'''l: -~ ,a :::l:::: c:j'''l: -L..J Cl::: C\j'''l: !! LJ ~ G ~rs ~ ~~~~ "l:Q _ L..JCl...LUQ:?; i!:Q~a~ LUa Q (:)Cl:::CJC1<: <:iL..JQO 1i:(fjCl:::3>CJ ~~~~"l: "l:ltJl--iX~ I--ulr) rs~~~e :::!E<: -"" ::J~f:.l~es g:<:uu> lr):q:"l:a;:s ?;:::!EBiqju C\j - ~ D Cl... a -JI--~ ~"l:"l: ?;i!:Bi~ ltJl:3-~ ~(fj<:(fj Q::J"l:ltJ Vj~i!:~ ~ li: ~Q~o li:~al-- O-~lu -J~ <: "l:-JOlJ... (Jlu<:a Cl:::~lJJk ~:j~(rj ~~82 uVjCl:::C\j "i @ ~ a (5 LU Cl:l (fj :i I<) eJ ~ ::J <: D a qj -f -f ---/r-" -=-~ _ -=-1- - -- ~t- - ~-;-----= -- -' -'t-, ~ =-L-=-_ - - ~~\N~ ~1' i ( --- / I ~ 't - \ ~/ i~ }\ ~~VOJ ,<f" , -,--l c_~ - __ - I /il I, ILJj~ l '--- ~ : . ~i ! ~ ~ u \3 I 1 \C) (~-" ~ (~:' " ijii I i. = J ~H J t I a j ~-'< i BI ~ !! !! !! ~ '" e:i ~ ~ . u !! ,- ~.. ~. ~u~ a~3~ <:::JCl:l::J ! " I > U lj II 11 J i ~ ~ J i ~ ~ ~ i ~ tJ~ ~~ ~~ ~~ ",'" "'''' :5~ ~~ ~~ ~>' t ~~ ., i "'~ ~ "I>: 1;\", i ",i!: i!:lc a 5... e:li1 tJ'" ~~ ~ ~ ~[U~ ~~5 f!2lJ}ti ~ i!:~'" ~ ~ ~~~ ~ ~ ~~~ :5lr)~ ~~G SC",lJj ~~J, 19 ~~\'i - \ i i J i I ;: 1I J i ~~ --~ s. ,..: ,i~5 ~H " a . . "-', .. .. .. .. - -- 'I -,. .. .. .. i .. .. _ _ - - - - - - -=::.. ~ - - - -rr.:5.::JWl.lIE=250 r- - -U. '< :s!~ < s" < < r-- - . ;1,[I;1~ ,~-_~-~ __ ~ ~"\~~~I)I\: fff!ii(l~~t-~'~- -~~i~-~~~~~~k,~:- I . =-=-- - 2...- - -..J ~ <~~\Il(( ~ rrrw- !~I~' I///~lil~~:":- ~~~-.--:----=----=---- ;~ :- ", ,i::~]!:.! _\~'- ----:::==')\ '<.:l ' I' If ~~'~...~ ~g /r- \ ,,"@j~n<~ 'r -- \ )1 "'''' 1)1 '1 'I / '-ffil~ ",'" "~/ - \ -'. ~~ ';;;':"\ - " I ( ,// il) III ~~ I I il 'ft. / / ~C>'" ~~ iD~..?-l j '~h~~ \ / _ __ _, __ -, I I \ I ' ~' i ~ l/~' '" =o! ~"'a' " "'!l. lij Iil 4:' 111~1!llill( (I ~g i;,1 ", ~ I, j~'~~ ~ r ""~~~~:~ \ ~ l ( j II~\ 1\1 <'i / II' ,~ ~'",t5" ~ ~ I 'tu~<:/. ~. \ \, I 0 -- n.(;Io '4.1 G:i ;;COQ~tQ JI\',':..\'-:.)iO\\\l~~,/! 1 ~'t' I::;; ,~~g~ci ;~ \ ~i~""><~ --:: ) 71_, iL-- ~//' r77 /' ~~ .~. '^~ ~ . <!.R o~ \ ,~___", _ _ I / ~ ....-~ (.) (.:) It 1:1 t--= ::) 1C ~ ~ Q:i ~ _, .. .. . -:;-c 'v -- -'_ 'i l;ll'2<Elc ':l"Iil~ ~ :>:a "'I It.fi' 0 ~>- 1 ,,_I' -'_ .- / - -. -- 0- -- -.L: \_~~ ~I ~L~ I~~~~", ~~~~~ i ::J.. ~,.J~u~~~i , -_ __ _ '=-t - L ~ I ,~~)'- I&:~E;~~ :r!2~8rt1'c>~ ~,~I 'ih~.",I!'~.r;:C'i I ___ _ ~'_ -..L-:- 1 -~ it 'Bl ,:~~B';;;i>! t~~~~d~ - - - -' -- ~,~ ~~ ~f5~~'i / ~:1-- , ~ r,~hf.V,;' = 1r/ 1 '~'7 /y -c\_~ V ii~7~~: \ -- ---~-I~ :-~::'--~~>:J I }~r ;1 ~~:~ ~:1,' f~ II~'~ II" ?d 0~ >1 ' ~ --1~ --' r+t V I 5\" j --I=-t' DE ~~ f 1 ? "'~~ ::J Dr II '/11 '.i$~/Ix#", ,I'%~/~, ~~ '. 1 ~ tJ \ \ ( ~ a:~~~ I~' ~ Ol)- ~TIa; u ~" ; ~'s!~ ::J4g!I~: 1tfW;l., ~,,:,~.~;.':!I \ - ~ ~i~.~-lq~~. ~o.:a:a: l ; i[ I-n ::J 3lu '" I' ", '.. e e- ~ lij;!;~L:::l~"" I' ,- _ I- I d!!L. ,,1: ,/ ..lO'_ tli o~~'<(~ ~::i~:ll "- L-, \ "'-'15 ,L::::.r- ","!, / /. e,1~_ - g,~/aii: ~t"''''- " ~//h~~--:2L-=i -\;I~~~tit=r[ " "itta""~:,,' '" i "j:~~ /:;~r~~~~L "1-/) \1 1'~.fT/fAl:t --"" ... "I" , '.::J, ft ~ u.--bL.1-J I, .., -~ ,,_}/if -:......, , ~!il ,~- ---- :, __ ~. C?o _}V~" , ~,"''''"', ~ I ,,~ 'v .~~-_ 3 ___,' -- _ u (-- / ----'-)L~:=F=:-=-- -~ ~:~ I 'r~.: ; J;' ': ;' ~, f~e~ "- ~i>! ~~O:'" - ---'-f- ___:~~--=-~ . .. . _.. -" I': 1'" " ~: U 'I--~. ~ '2. ^ _'_ _._ ,g:~::;n __ - ." \ / ". ;;! ." ....._. . - . :~e,..' /~ ~""" :llE-:::J>- -- - '~l~C ' -'/\ t::- ~cMft= =-- - -- , !~/-~- . "".~ '" ',....-,"...."",,,. ~:-" .. ~ ~~~F ~~::: ~~i~oj __ ~'.,- _ g; --, "', . ~ Hi--~~~--~ -_~'::~~<-r-_.~.ll.~~~ ~-10..}"(j~:/;/~//// '1J -, '~~& .~ j -' .".... . "Wor,g')' ..' '. - - ~ :~'ii' . -', h--- / "/~ i __ ~- B~~; '1 ,_'~ h"_~ L ~,.. - ,.\iiiw_, L, ( u \\ ~ III ~ ", ~"" ~. ' \b("~;8~!~tJ ~ j ~N 'aD --~ \' u~i!:" 1_ , ~'') ~ - /-, '1' -- . ' , , ;' -- It~ ,,' i -"> - -~~~~~~'---+-\Jj=-,.J x '\~ \ ,\ \ ~; L 1/) /)'''; .' /~;:":'-, r::--' '.....' "0.' __;~. '~~~ s; ~ ~&a.a:a. --.0 \J, ~ j ~ ) \ e~1 w.1 /, / ,,://~~ _" ~-' ' ......, . \~' ~~~ :~~ ~'2~~~ -- , ~. '\"', I ~~ ~ g~~~~ / ' / tr-_~ _ ~ '. ~", ~~ '~O:I~ I()C~(hw to __v _ --- . '\ rc~~ 0<< .0;0..'. _ ~ ~ '" ",,,,,- ,,~ '__" _ c a.. m~ . I a:.J~ :r:~.J:.J. a.. / / / ,I-:"'~_' ~". _', _____, - ~ ~/~~l:] -..... '<t" ~ \,' . J.-./ '':' ~~ , ~' ~ / 1// /i,......- ~\" > ~.... . , ~! ~'-----d''',;" .~. X .\ , a.\E~::: , _ _ II', ' ,'. _ \ . 0.. OJ ,/1>: 0.. :>" 0" 11-- -.... 'I r, "a: ~ . . . ~-:--_~/_r'~/~; ,.'> 0; ,,"" , '~/ /.>,r--"'1~,>~[~ ' :~" ._.--,=",,~~aaa ...... / ''if'' a.' / \ ....." ~"\ \ " '\ ' ~'" ~......... - r--- ", 'O;;l ~ -- / ,- ,/ /~~J.2/:'//III-::--"~_~"\ \'\' ~ "," ~,,'!Kll:~", //'-'--.~- ....., ~." / g;7.~O'//,' II....:::.-=:.....,~I\\ \,'\'" /-t:-/ -'" ""'*. L,I ..::... ~ /'0-' ,- ./ J,"':g~," I, I ___~ ~ \-" \ . 1 '," _. J 0..L I ,:;;;;:::r;t ,~,,__----- 0, 'i~'.. - .--- . - ;"'''''''1'/; I, _~\ ~ '" 1 ,\ , ,', ,f'".., ..' . \..... "'_ o'~~ ,",' - -", d: '. ,'I I '" '" ' \\, .. iT' . ~, 4.. . \. .. --~ 0 \ ,: ~f~~~~I'I>>"~~ 1\ 'l)'\\\ '\ \ \.~ l~ I " ", s. ~ ~,. - ----- ~-"- J - . I 1/ / ,_ ~~' ..... ~ \j '1 , ' ,. - "'I . ~ -/ -- :s; ...... - ~ --- II II</~/\\~.. 'I "I' 1\ \\~ \ \1," ,.., - \~ ,. ~.- ~ '''----~ _ - '~__ /~.:,/:.~::~~/~\\~.\Il \\'\\~\ \\ \ 'i' i~; - - 0 - 9,J:..~~ ',,- ".......:~-- --// '//'///<:;J)'I\\\\,\\~\I~' 1\ t - ~ t\/ -v=- ", '-- , _~ /,; __ . ~ ,/ ///// ',~ l '~\ ,\ \\\\\\ \ l ., lc'~. / ~ --......---z ....-- _ . //./"\\\\0(,,,,,,, \\. , , l\ ----= ",,1\ i./ --_..A- "'~-=-'_--~/- -~>~;'/.//~\al~5) ~,),'/11J\0 " \ \ i\~\~ \\ 'Nj- " L_' ,"I\f' .,~)C: ._~ "" ~ _ - ~ - .../ - / ~5f~:o"<tJ / I ~ iL \ I \ \ \ \. ~~ --;/ / j ..... '" ~':-~~>..~/t~;::~:-~~~~!d~'~'( (((U',ji~ 1\ \' I r> \ i\ i, \ \;.,~ - ,7 ~,~ /-:;~i / -~'-- ~-f~" ':: --- - - -::\ ~~__-~<<-:- '>_-:-\I,~;iil~~:li\~\\~\~~\\1 \\ \ -- \ ~~ \\~~, 1 /j':-:i~&-ql\ / - -', ''-......'--- - ._ -~r"- // ))",,'\,Q)'BQ)\:!\"I\ ,'l-!l:'..\\\ I' ,0\ 1 ~~~\... / %~~_~~I - ...... --........... '---- ---G / /> 1, FW~I"A/tia;> , ,eI "l \ ' \ :X:,' o~,. ./;.: ~ ( - ~ ::.::.:::::::::-::: ->;' "",":-';';'1;'.)\\ ~\g\\)\\ -- ::J \ l;l \ \h\il:" ........"-/.~/;;/ I --\ /o...~~5" ;' ......'--......... .... -~~ 1~-~.~~:/~1,;i~ ;~;' '%:~~~ //1>;'; l~~i \ II ,\ (II /' \r~\ I~ \ \\, \'1\\\ \ (\\,\tr\! 11 ~ a' ~-li~~ // ~t:-.. ,- ~.......::-- - \ ___ _ "-./ I (I ./ /' ) ';<: 0 I en \ I. \ ~ \ \ I, ".. I;k: \ t::; 0 ~ . -- "'-.. ~ --..-=:-:. / ,/ /i' , / " / / ' . ~ '~ / / ,~; / ' I / W2~~~:;j~ \ " ) f>; C> , \....~ \iil ~ Ii: ..; - - ~- ~- _.~ ~ -... -( _.' _ _-._::... .':::' .' i ~./ II. .1./.. /~ .. , "'.' / J ) I; " Cl~ ' ,....'" \ \ \ I I E!/~ \ ~<::l \\ '\: -- --- --' -- --- ~:s - .," .-" __ I. '/ // , '/ /' _ '<./, !' /1 / z~a..a.u.a. \ \ ,Q3'ct:: ~;;:: \ ( '..:: -- -........ ~ a.. ./ I../~" _ ~ /,/ ..,' 1/ ~//'////. /'" :;;"'w\,. "\~ \ 1 \\ \ \ "'" ,I 0-='" \ '- N''-.' --- -, -- '3' ~"'-'- ~_/~ ",/ /.//._,/ '/ "//(/1//('/". ./'_/'/./j/ ~::i:Z~~~L{l,1 \ \ ~ \ \ ~," l " L~ ~ ~ ,',~, ::i:~~N~ -" .;' / .. /) ~/..ri,fj '/, ~ /; // .>/;' /:// /.. J, j j /' " :;j~N:~~~"l \ \ "\ \ \ '" -q; iZ '\. 'k ~ \', '" :1 \L __~ r- ,~,~",~ -~ -- -F?=a..-a=- - /' ,/ .' /;:;a/' , ',. I, I" // /:/./,' ./ ~~ lD..,mCOmQl' \ \ '\.... '-, \. c-.~~ ~ \ "\ - _\. I. - '" ' -,' .-:i:o ,/,.-' ~I.. ..'u."~ //.cl./'///jl./ - //.,/ //. / I" \~w-..cioocicio\ ,I \ \ '" ,,'... t:,'~ ?' J" ---.. --.....,'\ tYl' ,--...... '...'- J..~~~_ . '/jJJ /.. -/ ~..' / / ~ \ l I I, ........" I:'j , "f ',- - -.... \'1:\\ ,,' ," "'''--''''''''' f'/// //_ /.. 'J;i:i///////, ",/ \ \.\ 'I', '. '" ~IJ,,''L,!:-- -..;: '....."-\ .... '" ~>-~-- II \ i:1R' ~'./ >.~';:/ {.~~;>/;/>>./>. ,: / // '---. I I J I, "'" .,,,............. -~~ '~,~ =-==-- - :::~...... ~[\' <,~" ~~. ~~ci~ I I I! I, /s . ,zj/// / / I / .. .. I / / .... \" .........ii~ -......~~~- --. -- -- -, O.^9......." '" "....... ,," " \ II i) !.'.'.i!V" /,-/' ,/,'//1/ / / ()' ( I \ "...., l~""" e;~",,--__--'---. ~""-...... -., "','.'\ '\ '\ '\ , I I. , , I, / I, I -- ", ~ (!l '~ol;i - '-- - \.. '\> ,', II:illlll~1 '1///1;' /j' i/(/'/I/j// 11/ // .,,-1-1 1\ \ ; '\\ ".:,~"'-'_''':',--''''''.,,-1~~'\ \'i \\'\;\\~ "" "" I 0 Ie, \ / J' \ '""\ ........ \ "'~~ ^ ,\ ....... " : \J II (I III: I III I i I ~ \ \ -// . -\ \ '" j / / / -~ '\ \~~~~ I \ \ \ \, \ \ \ \ \ \ \ \ \\ \' \ \ \ I \ \ (, I , 1 \ I \ \ __ __ -- - '=" -:. / I ~I / I I ,~~.]~ ~ vi , \ \ \ , \ \ '\ \" " '-- <> .-- ,/ [( ,/ 0 / 1",,,,150.. '" '" \ I \ 1 ' ''I \ , ,\ \ \ \ \ II I) \ \ \', / - ,/ __ :' / ' i'5 ~~ '" ~ I \ ",'\\':\\"\\\\\I~\\\\~"""''-.'"'''' .-.~__-_/''- ~/ / ..-\ ___ /,//" / ,~.::<lt~/2 \ '\ \ \ '\ " ,\ '0' \ " . , 1 \ .... _ - ./ 1 / alSo' <>>- ~ l \ '\\\ \\\\0','\1;,)\\\\\",1\\\ '1 "L \ \...... ____ ~J)--- ---- __ /' /'- -' _,'- __ ,~ .-/ _ --. .. I, 1->-13/ ..--'~~ --' \ " , \\\\I\\\\'t\I\\\\ "<'L\\\'\\\" I', --_____ (//-.- ~__////- ,_/----' _____ ------ /--// /=-./"/"'/::::.f~../" /' ;- \ \\\\\ \\'L \\\"\\\\\ \"......~ ~/ .--~- --- ___-/ ______ ~ /' .--/-.._---- .// ./../r-f:i! /,,-,-:....\-- o \ ,\ \ I \ I \ \ ___ __ _ ~ _ -- -' -- ----, ll:'~- ~\ ,''6~''I' 1'11,/,,1,,111\ \ \,......" 7' _-' _ ___ _.~- __ ------ ./ ,'---_~-/--_//.-_--.//-a..../.--- .-.----. / ,,__ _____ ___0 ,.../". -' ~'" .'~ -----... ---- .- I ---- -~--..... _ i'9 _ -'" ...-- /,".-,... .. / /- ___ /",_ / ___ -- \_ __\.. ---.......... " ,---. , It! o 'J:l III u $ Pi _~ i!liO ~ ~ f!t j Ii 41 b :. I CIl H . 35 .:1 i . ~ ~ ~ ~ i ~ ~ --- .....--- ( ...- J J i J I 05 i i i ~ i ~ J i J i J I ;! i < < . ;! ;! ;! ij !H i H !l ~ 2-= It! aU N J i J i i J i J ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ,Xi ll: ~ ~ ~m 1 · 1< 111 hllii;i Hi! 1 c ~ ~ i .1~ Jlli J.., 1( I~ .p J~h ~ ~ ~ -- .- .- r- ~ I H" ~ ~ 1/(,) o '" -10. ~Io. ~ ~ L..J Cl 1ii <0 ~ ~ o ~ ~ ~ ~ '" ~~ ~~ ~ -.J ~ 1cJ i5l l!) ~ -~. o -10. ( CJ a CJ a C:, C:, 4 a Q: CJ 'I' ~ ~ ~ ~ ::c ~ ~ ~ CO ~ ~ ~ ~ ... o o N ~ :c o ~ .. UJQ ....JLO 6 =" U)...-l 2~ -.: ~ ~ ~ '" ~~ c.:~ z :s ~ z o I--l u:~ U I--l .....:l ~ ~ <e: C'I w Q,:: :::> o I :. I . . . E s& rJ~ <E >! ,jj'~ B.... 0" ~~ ~~ ~~ tl": ~~ ~~ , ~~ ( 11:'" ~~ ' ~~ ~ g~ ( .,~ i!:! a. :;) o a: " en Z o z: E - I- ~. ~~;) .~ \;~~ s.-~ --~- ~\- \ '\ I - '-: = '=- ::V.:5.~250 l-- _ -.. -.-: ,--- ( /~ ~ oS'r -~ . ~./... ;! ~ . _~. . o.J.. . :.~.~:..::,. ~_____. ,~_~ =-~. - - (' -"'-" :Ii: , fT;:--:=-.=;;.= --=- ~.=- =- =- -=- -=- ~ l-- _ ~. " ", ~ . 'y ~~ -- ~\~J::~ Jl 'I ---!r---,;- __ - L- 0-----\------"0 .~A~ '_ __ - _.~ --: __ -=--=C.1:=-::~\ 0{?iJ I~ I, ~/;~ :-.=-f--.ti' ~~ === ~ ~ ~)~ ..,-=, \ · <( ---;-:::=- I I hl~:cr;1 J.. /b/ ! i!i ". / \ ~f->, \ \ . ~. .. ('/ "r - ,) xl \ I I [/ :.I.;;;~ q'" \ :oV) 1('-lf,I/II!,I/1 I T+ ---%iCSO" (I, '\ \ - - · U:;WW I I I lOr. ."~( ,/ t<.++ J,dz: r ,<:." I \ "- - _...-wc:t:1- I 11111/jl,1 y I r1-' 11 ~...----:. --'~v-" I' \ J -B-- : ~~Vi t \ \ ( j i11~\\1 I,) I [jl 1 r-..~ J ,?;' ~ t \ ~~/I / ( " / ............. ~ lX)J.U\\,:../~11 I\\~:..)) ~. J-7-;~~ fr'\ ~ / J u · Oa>LL ---- - / 9' '\ ,L:-- ..../,1 II' /1-0::1- . I I ,I t : -- m~. ;l't - \';::=- -==-'.' j Y'~/!I I/~I ~~ ++++.A. C(C I \'--..~) ':-.. '::: _! \\, . - _.....--- - ---;:~ ') , ., J -- - ~~r---::::. ------ /'. :l!f1I~ /1-1,,/ ~~~~~h:ny~r":~~. + ~---:-r4"/ ~, }Irr'j (\ / II,,~ ~--~~. , '-"_ -r-/'(--/j'7!X _ . ._ _I .' ------ , '~I / 17> I 0 0, \ \~ II 1/ / ~ ~~~~ ,_ · ~:;X=n'~--~~-" ., IJ . ) '='-~' . I I~ Jo,l/ 0/ / /~ - , 1 t ~n\ I rg::: ",-- I~Q~ ~~;"'~ tl, ~ Gi( ~ ~/~ ~ ~, ;+S . \\\\~W~~~ --'1'-- 1- J~..;' ,~ll ':L-Lrj , "/ .. . ~~ -:: i ~ I~ ::~t/:l"'l \ j.-r'-~m~ I~i~ 'U u'-~J ~// I--"~- '--.., : m (.' -/:~ \..._~:::-_~ , \~ . /:' ~ : \ ~~i'i~cij .,--=-' "'...:.' ; ~.:: F.i.Jt. --:- ~ -{ --. r\ ~ l1>ii~t~'\r 11-, 11 7 .-;-' If""" " ,.,/ f] k.i'~>\ V"-__ ".....~::: __~ ~'. I~" r- ::J\S'", - 2........1'-- <f--'- ;::: " \~.J ~ '/'. ..~_ _ )/ .f"') \J - '~_ ~ _ __~:;; .'-~ ---t=-y' - - ~ ,r:-l'~ '" _~ -- ;,\150:0:0: ---- ~ ~ ~~--~-- -~ ~--=- . ' .fl. ~:::: \ \ ./'-- ---.?::t(~"z,~,? y- ---, i:./ -------~----- F ,i~~\i--C-:- ~~~~~o ,\/ ..... - -- ;~9~ n~~~1f; [ )'1/ . ''0 L. ~;'Y,"'i..' ~ "'.J t;~ ~' i.-- -. 1--" \ \ J. _::1 /1' re, \ b:f. .~?lJ 'i ~((---- ---6 if L, l I I h I ~ \-- h -r~ , i:':U~.----.. P, I ( I ~ _J ~ J,;;;)<-, r~ 1 ~~. !" / ,~~~~~, vc-- ~ ) ~ L /~~~:; '<, -' "- <~...: ~ ~~.....-" r" u ':'0;.' ] 1 R:~ ____ I ~ ~ ',I _~J ~..y/~ /~~..... 'Q [.c v..-!-- ~ ,.... ~r \.':-~.........-I; ~~~~, 1/ / '1/ V I~-: ---~~~'" --:g~ ~ t~ .>--;r---r- I ~ ~) I ~~Q"! ') 'I /, ,-- - .'0'" ...! ~ A - ~I 11 F~"O '/ f / /1 r,-. '''~ \~ Ie l ~-q- ~ , .f--:? -" / / ~ / II~' '\' --\," ~~ ~~ ~ -~::~ / ~t~,',;~ ~'fj\' \ :g~, , '-P~~ ~ I ? ~~_~ \ __ p :" ;/- / / /~~~II/I/;/~r~_~~~~{f)~ ,~~.,\ '/ ....' ~::;~~~' t::: --t.~CD/ " / / ~if..4:/I, / ,~, _:\ .'- \ \ ,1 ;0'1 .--t fI C. ~ mil II/I" . \ '.i' \''\; ~ ~ --~/ ;~~3;::~~~!~\~ ~\\\\ :\- :~~ .. 2;' "l" N:1 ~~], T~~ I'! I! I ,,--..... / 1~,;,:;;'0\}r11l \\ ~\\\\ , ,P' \0 ~ ~~..::: j Ii \.1 ~" dl~' lio Vi \~~._-~~-(-/; <:;I;/.~\\$tl~~~~~' I. ' ~JI1t~~t:~ ~ :'~:'ts ~ ~ . A / -I J~t~ ~__.:: U~~ ~~ ~~ 1:'---'. - -1/i. ,'/ /0-/)!!1'1\ 1\1 11\ ~ A ~,/ ~ :>l ~~~~ l\~ ~d ra~ > -----=-f~-J,> "/,/ --/,,/, ~~\\~0:\ ~\\ }\\\ ~ ( \ 3 ~\ "- , - --..; --' . '/ '::rt' I I 0 ;- :i iS~~~~ is lO!~! "~--~{-;f-.>>.-~/'~6$.' ~l) II } /1111\~\\ ~" \ (.J~'--"- ~\ $:\\ ~ - ~ r __ ---{' /7 X ,'---- ~ ,\ ~~~! ::> --4 S'-:- .;:-// //. / -< ~"' 'I" I I '(' ''\''\ ~ f-lL~ lX-1il~ ~'" 'l. - -i~ Ii: " '--,-.01..... ,// ,.LJI ,).)-' ,"-' ,. --'~iil",'" 1 i1 ~,~,,~~s~ II--'---Do..r"p:: - /.-; -.-- '1 I'/Jj~~ \ \ ~ , - \ . --<~-'1~Y''' . - I ,~ 1 - ~ ~! <lE. il'lllol ~ ~1l6 '" )Y: ~ ~ 'i' t' '" i!s '0 ':i\--, ~a III . ~ ~==-:-::=- ---=-..: <<.l'/I:I!tJ, 1 ,~) fi\ })~--l\-~\~ ~'~ 1'- \ ~ ( ~~'& '~' ! \\ ,\~ ~ - =;-r- ~ ,/, .- ~ ~ ~ ~~~S I~ ~E I~ ~~~~ ~:~-;f!::;,;;~/I:/;/;}li;rJ) i I \ I!r \,[/)! ~~~~Nc" .J 11:\ Y'\\ \ i\~\~'(f'P~\:, /'b-~. ~ ~~ ~~ ii~8 ~I ~~.. -~//./ I ,/Tj /;~./+ nil i;:\~~~~1 (~~","'''~~ ,\ )'---J...,kJ I \: \_~,~\ \,,~,--<---:,-, ~~ ~!I~iil~.../"!'Il 1 Q~~~O ?:~ ~f;.//0~/ kjljr4&'16(/ /./ //;/) x' / ..~~'-'''",.. ( \ \ I \ \ \-'6" ).'(l<\~:~~ ~ \~ \::".'~ f>;~ ~i~ ~~~ .~~"1l. rae!l; :':-[0(:' -: 1/___ o/"L, '--0~ --'- /./.- / ~ J,"s~~~~ ~:~, \ J' \ ,\ f" " "1 .,..... ~ .. ~' :t......... " \-- ~ t;;~;t ~ ~~~h '.-,-:p;:-:~;j:::-(<:jl;;;//~,~///~r;~/;.j!-) ~\/~~~~;~I I \ \I~\ \ "~,>~~~.,,, \ '\ -~,ll'>... ---=--___":.."''- '" \..-/7 ~ Ull ~ ::-l/(~/~'/f/<"~'/h//I//II//I/;~//./ .-,(\1,\ " \ ~'\.' ) IJ"\ "" " "." ~,~.. C------- ',~" ~~~:~:, :":n ~~~il~? ~O'\ ,~}~,r-------i~t. '----=:--q-::"',,:~" ~il;!;~~l~~": ..~ !i,,~ " ,,(: '- . - "- - - " '\:' i!s~ Ej@ . . :jffi f'--^-- "\ ~~ ,~~ ~~ ~ - --- ~~~~\\, ~ii,,"~ ~ ~ ~~~~ ""'~! !! \ '\ ~y '\ ') If I 'i fV Ii'~!~ !~ ';:1 00 :j ffi / 1 c::J /Y- /~I I / I I Cl-{j '\ Ih ~"ee ~'-:~ ~~ Il~!i ~~\ ~ / ~J f'0s / / r t I \ l;~:l ~al:~ ~~~~ !il ..YC/O'~ HEADER 50 \ ~~ ~.--W;\:"l f/{ 'f1f':)<,/~1 ~___/ /'~_-- -t, \1 ~ II~!~ hi; q,,1'K--, /......... ~ -' ~ \ __ ~ ~ ~):> /' c f _./ <:f'--ij h~~il! ~~i I '-X.. ---.... J<(:::;; r" ?- ;;)- / _ / /' <_./ / ./ - r J ------ -1.1 ~lt:~ ~d" ~ wl;j~:r--- / -e- J- r PJ -:::::- -- --- /' ;. / /' ,/1' = ___ ------- .~, .. a ...... ~:::;;~ ) /' '-'0 (--- 5, - -./ ..... / ~ ~ - f---- _ .....UlOUl ~vJ___ /=__--~ ____----./~':::::/'./~ ,__==~ "'___.. ~ I / o~z /' ,/ / / - - / /' - - _', / I I ~ <( 0 ' - -- / / 1 ~ - /' / r ____ ' 'I /( ~_ --- - - r--- :-- " '. / ~ I ~g~ / / I r-- / /" J fy//,.---~-f-:::"I/ "'---1_-"'" I / '3 ~lE~ f _- / / / -- . ..l .././ / r _./ " ...........~~~ ___ "', " ) I I Ul ~ ~ ~8~ .-.-" /1'~'~R1yA-E'/>~-:::::'I/,::::-?,,:::-,~-==-~,,~'\,- /J / / / ~ d d 0 0 - _ / I / C. t r U. ---, ./ --./ _./ ~ '>-.--:::_"- \" ./ / I / ~ ~ ~ ~ ~ _---<1/ / / J\ ~ -'--'j \''-...(\^-( ~ -' :.:' \/\ /,;---:-~,?~~,,~, ,,'- -' / / / /J / '~ I lD lD \0 \0 - - /'./ / /.1\,' - ,- " (' I r~---:-~ \ -.... _.. ___ / .--" / ' ~ ~ :::--- ---- / '\ \X~.l. ) U.:.---:::~\$ / "'::~~:\---..-------.--'-":"/ /::././ I --- ~ - / ~ ' " \ I _________ ---.. .::- -...', "~\\ \ I f - ~S-, ,'__ - -- ____ .// // // - ----. '-.... ~ \- .:::::::\,-- -- -- //.- -.:::---- _M' -." ,,'-- ___.. - - -=::---..> ~ '\ \ ',\ \ \ (I k :::. :::; ~ "=-- --=- _ -- .-- -;/.. <, . ',,, - -....... ., .... -- -.. -... ,,' \ \ \ 1 - - ~ / / ~.;, "- - - 1....." '-------...:::--",',\\ '\"\'1 I\I~ I-~" ~.--,-- , '-. ".:::-- ~ '- - ~ c:t: ---- - -- - - \ 11 \"'" \ \ \ I II I I I := = ____ ___ /' / ....::::--::::: "" - - -)-, w ') \ II \ I I, v I --=---r .-/'.' .::::-,:::,,,~,,-... \ -\,-l, ---b,,-_ /) 111\1\1\1):)< I\I\I-=- "- _____ ..,:/, ~~~\\ \.\,-~-_ ----~---::-=--:.//)$\\III III ~ \ 1,1/1'- .....;,..-- <~'-\;'\'-.'" / ---___..LDr-----____/./ I)):K 1/,11/11/ ~o..!':.---- - 'oS \~", \\ / __ - '- - - -::;;:-'- __=::.- ---=:..- ____ / :-:>/;1: ' )1 /..' -=.. ,,\ \",\\\'- '\.,:-=: _0,._ ~ _~ - - - - - --::- :'.//./ a~ ~Vr. ::.H '\\\\\ " - --'- -- - - ~---- /-;,'/"/ 'S{, . r '~ ,\, '- _ _ LL-- _ ::;....--........::..... '" z -' \\\'\ ,,------...=--_--t--'-- -:;:::-: __~ /_1 . I ,,\, \....." ~ - --=-- _ _ ___ -ro.----~- /,_ :::--::::: /0 . ,~ -..... \ \ \ \ \ "~- -=-00'- -::::.:: ----/ :t= -- ~ ~ -. ~ ..... ,\\\."..... .~----~-- --::::--~/;/'...-:: -- -" .- / IF -..." '- .........' -- - - -- - -::::-...........--= //;://ff ~ ^-=:6..~^ A / \\\\\'--' ---- - - - "S<' ~ '" . //';" \\ \\ \'-- -.... ' ~ ::::.-,..-----=-JI'-_ - y.os; . "X.' /. 1'-. \\\.",,'-- ~ -'X' ';.--7 x-- _"'~' /.--- ,\\ ::.. -.::-- -~ " y ~)('x .-* X I \ \, ~. :X I ;---"\'0 -------~ .'X~ - x . . x ~ ~,~;.-. 0 . ~xx X ~ 0x >< ~ J . 2 :-.x )( ~x>: /. ,'I.. . V ~l~? \ 1- - ~ .~ -,/' ~.'/= i/e ~ N) f{ ~ ~ Q ~ d f.I.. A ~ , t5 N )~j'" io ll:OJ 2c:i r::u:;J ~~ If. ~lI)G:J II!\\ l / {{~ " & ;fI 'I ..------/ / / II I I I ~~I~ ~~t:: I i ... b b~ :i: g~ ~ i ?~ ~ -< ~bbbb ~~ '" ~ ~o5J_U e"l ~ ~ ...- f'o~t!t ~~ ~ ~ co ~ jj fa < ~~ '" ~ e. !:J tlltlltJltll t;l;; :iilc.i .!l ~ oi ~ i1i :::lL'lgg ~~ g~ ~ ~ 5 S ~ ~oa~g: 00 ! j ~ - ~ ~~ a 1:; ~ ~ ~~ .OE. .3"" j ~ t:: ~~ 1-0 0 CI ~o\Q-M 00 ~a ~ ~ ~ :< tl ~~~~ == _ ~ ~ --' N f;; ;; ~~ -g <l ~ ~ ~~ ::t ~ ~b~ H ~!~~o '~.i~ .l\,g i;i<'\ i UJg.~~@1il -a~.!! 8. ~B ,. ~ ""f ~ :1~~Q .. ~. 1i;"''O ~ ~ H~ ~ 1;0 '" 1Jj ~ v, J;;~1E i!;"c. ~ Co; lrj-(h-q;: ~~~g ~~~ft e~~~ ~ ~sn~~ ~ ~~5:!U1 '<( ,"",,~~~ ~ ......~ "" ... ~:q:~cr ~ t~L..Ja h ~~2~ Q ~~~4.J ..: ~Qt]~ ~ CJ-::JJ.:: ~ h~~~ ~ kj~-Q..~ ~~~~ ~ l..JCQ~Q ~ ~~~~ ~ <:~-0 ~ ~~~~ l.r} ;E~~~ ;;i ~~-.j{j :t lO~~ilj ~ L1~t:::j ~ ~g~~ e8 " m~~~~ ....i\j~.. ~~~~il! !1"ii~i!i ",i!s~ 10 a~~~~~ h~~!l1~ :~~U~ ;,~ l>!~ll! !"tj"'ec "~~~!lil ~~~~~8 ~~U)i!:am ;!;il!Ci!i;;!i\ i!s~~1O~~ ~~",~e" "I(U)~fE e il!~i~~~ ~~il'~~t '" i!; i!;~ :;e:~Q [j .... ~~~ ~ " ~~~ V:l:;::'< ~;t:5 ~~8 -<<-> ~~l.J <t~i!; ~~~ ~~~ ~[!j~ ~~~ -<":t ~~~ ~ I-- l<.l ~~~ 3l~~ ~~~ ~~5 -.j~~ Lk' c:""'o ~Cl: -<1;:"- 2 w I- (J) >-- (J) 3:~ w<( >bl z~ <(0- -10 Q...Z z o I- Z W I- W o o z :::> o 0:::: c..') 0:::: W o z :::> o w (J) o 0... o 0:: 0... f---L - f---- I n<' "-., ~ ~~~ 1;<:-< "- )0 r-- ~ o!!: ~ ~ w ~~g\Ogj Zo ~ Q I (Y ....z V ~fj<( ?l ~ZBid b ~~~ Q~ ~~~ ~ '-,J ~L...a... n: ~~~ ~~ ~ ~ f----I,i" f----( .., ';i 1--1\0 "- 1--'" ~ o 'x z o F < " 9 // .\ /'-- ~ *':7 ,..-- - ("' -1 4: f-- W o z~ 00 FUl uo w.... (J).... I~ (J) (J) o 0::: U ...: :;,; oJ ":'" '" ",I 00 "," ..., '" z.... ~T "',.., "'0 a, "'", ;;,.., 20 3~ 8g ~8 ;:; ~"- 0< 2'" xx ) Spi;$< -X X z o F '" f!' --' [L , o ili ~ '" W hJ ~ Z '" ~ ill ~ ~ ~ m '-' f" ~ ~ ~ ~ 8 I!: xx -- / '-- x X '\ '-- XI ~ F Z ~ C "- "X Xx )<>< ~ x~ x "x x x, ----- >v1 ~ / xx \// ~ <<~'~ X X 1 X X ~ X -^ x ~ ~ X or'\< ,x 'X 'X ::K >< '>['X'xI X;X X ~y: ~ )MC :y< 'X X X xx ~II! ! --1 ,- 7<- x.y Xl< 'X)l; XJ<3 'XXX iD x X 'X J X 'X 'X X x ^ 'XX ..z X ~ .-- <tJ ~ CJ ~ ,Ii ~ ~ ~ :r:: ~ ~ ril CO I---l ~ '" o o '" o '" :r: () ~ I.J --J G lI) wo .-1\0 <( \I u= U)ri z :s ~ z o ~ ~ .~ ~ en (iJ ~ ~ c8 (V)~ ~Z :::l(iJ ~~ ~ CJ < Z < ~ p::: (iJ ~ ~ ~ p::: o ~ rJ) f. . . . . a. ::>> o a.= " en Z o E E - ... E 8 ~ ~ N E N E ~i , ~~ ~~ -plj tA; ~~ ~~ uJil: oO! ov ..,~ ~ woos ;8 9002: '90 Jd'V' OVOij\DUlUOZw..l\DMP\lB699\tOt\ :~ :awoN lno,(ol 'o.....P.Sll'V'130 7i SNOI!:::l3S X , suo!l.::laS pOOl '" T + -3- 'tT ! ~ t t I ijj l ~ ! n~" ~ +ii'S:4J"C:I '" g:;",~ a:i)6~0 'S:lr) ~ ,I '" :, 0 +- ,ii ~ Cl ~ ~ ;;"' I :':t: CL ao:: in ~ 8 0:: . ,I:ri a "C l1 <:"0 ~ ~Q~ t ! I, ',' ti~l~: I~' ,J- ~ =e G '<,' ~ . ~J- ~ ~ -+ V) + ! I~I Q[ r o~ Sf~ :~ i, . "'1 . '" 1/ . ~ . I '0 -J '<t: ~ ~~ l:::l-J _-J ~'<t: 0:: @) ~~ :>-SC ~ 4J 0:: :, -J "C '" ~Q ~ a '" ~ lr) ~ <:: l<.~:S I,..q::: Q ~~~ ~aJ~ ~~e: ~ a <: ~ ~ ~e~)...9 '-.:)U/--l-..i:!: ~~o~~ ~~~8~ ~:n&i~~ ~)...Q ~ -<:;;!ii~ffi ..... COlu ~~~ft~ ~~~~~ 8! C) '" I- ~ ~ U) ~~- V) . ~ 4- V) + '0 ..., + · .::;:t-.., ~. - '" , J 'il ~ . 'I'! ~ ~ ' " h -1 4J <: 'S: a ~"'~ '<t: a j . ~ + ~~~, ~ s - ~t3~ ~ >- ,ii O::ClSC 2 ~ ,+I~<:~ fl ~lr} o. ao:: ~ ::it! .1 :?l a "C l1 r ~~:} I ~~ €OC V ~~ I 8 "-'<::1 "'3;~a ~ (jti 5:> ll:l~ 0 0:: <: '" ~O:: . 1 ~ ~ - ~ '-.:- , . l.j ~ '" <: en <:: ~ ~ . G ~ "<:(, :2 '" i:lj , J -J~ <' Q~ ~ '" >-~ @ ~ ~ :!! ~~ ...: ~lij @ -S h ~ ~ <:Cl6~ ><a~-Q ai=:;:a-J3 0::"C~8~~ Ql)o::a4J~ ~3QL...Cll) ~ 4J CCl <: i=:;: U) S< LJ -._- -----~~~~~~~~~------~-- -----~------~~~~--~~-:--------- ( -, ~~~~~~ a~U)1-- Q- ~~~~ QCl"C4J G ~ c:::J C) ~ ~ '....J .11 Q:: ~ t3 ~ <:: "( ~ ~ h ::r: ~Lw ct<: "C Cl-J bJ<: a 0:: ~2 2: ------------ CCl L...~ h aU) ~ t~~t3 4J ~s j:::::::2~", Clh:>-O:: bJC5:q:CCl a~:s::~ ~~~~ O::"CO::K QQCl...... I I i I I I s (rj a ~s g:~ ~---- 1 J ~ :L~~ l I I / 0 I I / I 0 I i ,/- J. A..;'" . "'!:/:. ~ ~," ." 'v 1% '. ~~ ~ ~ ~ ~ ~ CO ~ ~ z "5 ~o <(3: Ul/) l/)l/) <( (f) ~ I--j ~ rIl Q ~ ~ Q < o P::: (f) (f) rIl ~ o rIl -- -.:t(f) ~(/) ~rIl 19~ LLO Z I--j ~ U rIl (/) I x: Q < o P::: ~ ~ ~ rIl ~ I--j f- . . . . L ::) N C ~ 0 ::: ~ a:: I; " ~; - .J II) "" ci ~; Z li: ,:, w' 0 c' c' "'! E E - I- \ I ~~ /~ ~/ ",,~-J/j) - ~--J/ \/ 11- p~~ ~~~~ ,0-:= -~~-::r~;-;~::- ~-~~_.- -- _;4(1(:_-" ~ i i~~ :~:: '" -H-~-:-~\ Ii -------,EF- ---0", ~~_ .~ ~ '" ~ _____J I ~ I "1-" E fl ~ ~ ~ ~ --.. ~ ij I - I \/ I \ ''-" <( 111 l:f~~~ / _ ./ __..~ Ii (~ ~ ~ii; 0_ /--\ :~r,~4j-______/=:~\ -!\'",' ~ I --' A~\ \ --:.J'/ ) "- f J -=:- - - - - J,hcn";'~ ' ~ ~ (~k. ' ;, c; r-V 1--/ -00 ~v_ ~~ ~I---- ~ I ~ --- \ ~---)- ------ --- p. -; -- ~ - === ~ ~ ~~ t5~<li ~ . ~--, ,'" 1'" , 'r'- -'-''':''' \T-' ,,) LL._ ., '-= ="'\::- lit I!! N"": "..:"..:"..: co ,/~ ~(' , , , . ,J'. '~ ' ~- -_' . __ ' c".---=-:- ;:: '- v ~ 1 -~-""'-- , (~ ~ ; _ _, _ _ .r-- ~ '" :E/~ '/~/-~;~i~t~r,~t(;#~/~- //::~~~d~:'~~'\ \ i r~M~~~~ - - - /' ~ --- / ( ;' I r --. II Ill/II rr .t!) I ~ ___ - ../ >) '\ \ -"~----~ illllli/1111 II /1 Ill/I I~ .r.~ J \ -& ~ \ \ ( J ill I \1\1 I ~/ ".J ~_J ':.J C 1-) L v I \ \\\ '::...;i!';1 ~\ \~"~J (' (--wi /(.") (Y ( J. ({I '~J I ( ~ I ) .... ~/ Ci' \ ~ - )(r'"' ~ t.. I '( , I '1 fr /-:: ."'~'::::-~, II I~ I ! ~/ / ," ,- (I I i \ "- - - ~ ~ - - ~. '-- / '- /0'\--..- -:::--f / / ~ L ~ \ ~ '"=-- ,_ , I " , .I" , 'l \ ~ t / D. ..( --" --..., I . ' Ii -- -- lL \ ~.I / I I ~-,p,~ Y Ji \ / \ 1 '---dJ - ~ ~ I 7 l' If-I-v-Y~1 -\.-y-.,-yy.::;:rLY-oc:>=V=P .-I I \ \ '-', I 'j' / 1 / ..- \ ........--- -----...... IC\ - ~ ~ /, '_ V ,\ ~ ___ ' '- - ~ ,1c:J::: ~~( _' ) ~ '11 I '/ _, \ __ '.., ...~' ~ ,~ ./~ ~,I-~ ' - - - ~ , . - /~. ~ .... 0' : ~ '. ir ii ~v' V" ? i '" I~,S:: _ __ " ~ - '~ ,.. , , , , ~ I? 0, ) ~~ ~ b ~ll J, I = << ........~ ~) ~ "- ,\ \ ~ _ _ _, __ ' L \ _~ 'OJ s' \ _ ~ _ / ~// ) --... _, .-0 ,rl - ~~ ~ ; ~ --T- '" ./)' / I ___ j - t~{-'''::''I'(' , ~ '~Ir 'U U uUI J('j :tf-'i ~ ~ "~~ ~ ~ lit. (- ~ I~ /',' \. l _ .nc:q _ __ (, ~ U U fl 11q I 'D'\, - I .----J.<"--' 't--." .. - It - 3;, ' , - _ _ __ ~ ~ /' l. J ' " ~ _ Z \ I r ;,' "' - 'H =,,;;;;;::' " -"',. . --=- l:J _L - ("':/ I IIUI .J I ,~tJ, _ '" = ~ 'x ,- ~l'I:::;3~ --'-^~ --- ---: I~f" z~~ ~ - =?I - , - - l [ --t-+j-' ' 'P '-i -~ -~- iC ,'1-\ ~d ~.., ": '" '" " ..,1'-"" ~ r-. _ '^ ......./ I L ~ ./, - -r _ ,1--/ '-, _ ~ _ _,....... ~ J ,':"~~~--..,.::=. ~ -":'::'" "',_ " . . p _,___ '- ~ \ /, ---~ >:iUJ..>~' ~ ~ -~~---- . ~~ +.", )b.-Y I ), , '. ..:-....: ~ ~ -..,...;;, J...C~ -.... , -- -- ~)7 ';::. '" - ,~,,+ . ~,--f":'" 11'~ -, - - - .-/J r--+-::::::::=~ --/~.('~7>-\\ ~ ~-lrll'J ':::.:; .~ ..~ \~ r'-7~>'"/~:';' ~ ( t 't \- ,,.. ...L Y L11 >-g""''' ( ,\ ~~ ~ ~~\ -------0 /" ] '" ..,~~j\/~~~~ M~,~r~~~ ~."r,r.y~I-c~{', \ pm,..r\~ t~\ / L; / (' ;/// /f./ '--- - ~r" ,.(, ..." "l ~ \~ '" J-b '" \- /., / )- , ) -- ->" " " [J ..5"' '~~ \.-' 'I I (-......" .I I \ ~ ' '/( /:/;=-~ ~ I . ')<~) " I\.--~~ " I \ U J \ / ./ / ,r/ ~~ -1~ '~. "' .\ __-\'f 1'., ~ ') I \ \ I \ \ \ / //'1>>:'I/j/~" ~r~ ' g~'~ \J" ~." ~_?---\ 1~/; .J/ \ \\ \ \ I {//,""-- ~p:,';I ., ~,' ./ '\ \ / '/ / //.1 I; r , ~ _~ ~ \ \ "-, \ \-?:::: ~. /__.:// (~</~', , ..J'A;: ,', ( J _ r..; \ I" "-, . -....~ ,r- / ////. /I''r:,~,~ , ~~ \4- r~. \ ,~, ". ,/ .I/~';j~//;/I~'~~' ~'J\1 ~ - , ~ ~ I.: ~ .~~- ~x~/D/ ~A-- \ ,," ~/ / /1/'I//!0:.-,;! \ Ir~~~~ ''"'''~ ~. ?,' ~~ro ) I 1 '-. t-- --- ,11/ /' '\ )~I r$,,~ ~. ,"-,',';:'" .~-=- ~'7 ri r-t. '--i " / / / ~, ;:/.1 \ I . ~ ' rr " ,'. ., '" ,/ " f\l ~ ~ Y..::: / I ~\ \L~ / / / .I~;/;;/ / : \~~~ ' ~, - .~ ~'f ,: ^'-- \:' ":::' rn [0' ~"~\'1,,.... '-....., 'T<:l ~ '-- - - ~ U " -_/ 1 11/1//\\\\" ' ~"'~ '-.....r-... -ss r ~,"/ l~~ u ~ j"- \ / / / / '\ \ - b> !=II l'----..." > ./ I l )., ".......1'--.. UJ A; 0 " ./ I / / I \ I ~\~ ,( . · ~ _~~ .~~ +.:. + \ / "-- .... t-....... 8, ',t!. ' '.. -~~ / \\ J "~ "lp..- ~ ...... I ~'I' ~ ~ i!i-" ~ '_cc.:i-r ;<::::;:<<;,\1\ \\\\~, , 'II b \, '1~ ( 7- -42~ ...~" ~ (/' ,I, /_ _ ~ ,:' ~. -~ .~.~ :-..~ r~';;;:;/,:/:'rJ~~// It};--/I I 1\\ ~ ~ \ {-t)"\ ~- \ \ .~~ ~ t-;:f'/ ,,---. _ " '~-;:iJ/"/ -;/.-/ / ITrill! IIIIIJ,I' ~ r~ (I' ~ , / ~ ~ ~}--.... " '~'-;..~"-~/:;~--:'::>'~")\\\\\\I\\\~f\\\U\\ \1 ~ ),.j~ \\~ /~/'~' ('--......."__" '- _ ,--.. - -:p- - ~::..- /'/ .-/; Y. \ \ $\\\ \ \ \~\\ \ I '-'~' ~\~ ~ 0 '-- ' ,_ _ "-,. ~~-+- ~ ~ ~ / ;~I.I.P./ ~~\'\\:Yi\ ) \ \ ~ -11)~ ~ - C I~ "-, 0 :::;.-' !t(( ~~ + ~' ~ ot./; ------... '--- ~ _ -r~ ~ ---- --/~ / /~;; / / ) i) ) ~ I} I \ ~ ') ~ ) ,t~ . '~~ \../ _ _ ",- -~--':~~/1;;//;/l/////^)~)}/\ I ' PI rv\J.. '- ,J\ l~(\ \ ~l\:~~~ _ ' '\ /~/__. '''__ -=-~,)J~//,;.-,/J//y////I;~ ///1/ I)IX ~JI / \ ~ \ \ J\ \)~ ~I ~ o(.! ~ ~ .__'- __...." ~~;-0 ;!/ / // !-1 ;;!r:1i(;~ ~ ;: ;:~;:::,~ / /, X / ~ \) ''I C) \1 \ \) \ \\ \ '"\" J{ ~~\;, ~ to. ~ ---: ~._> '-- _----~- / t'/ ~ ,)" /<::, /./ / /, <:?:f:/;' ~ (1777';;y-r<.-;:;, / / -'/ ; ~ ~ I, *~ \ '(I \:t' \ \ 2"-- ~ ' '- __.. _ '- ", '>J"::~';);;:->f~,;-!..j <,'////;/:/./~~/-::.- /./)..c I /'......-GJ \ \ ~ \ I~) \ ',""" ",<"-,'1 i(o ';.;;--~"-,,,"- " / I /' / / X / /~ '.I' '/ / / / / / / /', / I-ll \ )'... "-, J:' ." ",-" "-, / I / ./ / / '/ / / / / ! / / ./ ") " "-, "-, --=,,>, ....... ~ '-.. ... "- \ R!.~) \ I I ! >4~ 0' // / / It/ / ~,.I 5f y \ ')( , "~~ ~ ___ ~ _ ___ ___...... ~ ~ '-.." \ "- "- '~) I ) I II) 1/;' YJfj{f/ j:Z.l / /fJ; / / / 6 ~ J " c.. ( ,I \.,V-J '- '-, ~~ ~ - __.. --"'- ~ --.. ":x'>"'\~ ~ \ \ \ ~ "-,,, \ 2 1111'0-///1('/">-] 1 /1/ 1 I / l:\it~" ' \ I \" ~~'- ...1;'_\ \ \ t\ \ \ \\ " ~ ~ \ II 1111' rill !]ll~tJ If 1 I / i[! I I l.....--i-r1" ~ ~ r) \ / / ) \ '\ ~~ \ ) i (I \ \ \ \ \ \\11 IIII 1l<4't1fi ///1 //I/t \ , i vi';;): ~ (' / = I~~ r ) / 1 \ \ \ q \ \ \ \ \ \ \ \ \ \ ~ \ \ ~) \ \ \ '--.." ....- ., , ./..... [).-T;' \..,::..r'-S / ./ l ('Y / :;;s, .1./ - \ \ \ '-\\'\\ \\\ \ \ \ ~~~\'<\ \ \ \ 1\ \ \:\ '\ '\ " ........ \ \ ~I"rv~ ~ -:' / ./"--- --/ ) ___ f-- l~..-/J ( -:,,~' \.--0/ ./, / /,../ ~ -t' \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~ \ \ \ \ \ \ \ \ \ ~ \ \; : \ \ \ "-, \ \ -b ~ / /J:- .-/.-/ / L.V J I---'\.--.Ix- - ~:::1 ( : __ ')- >dIe):: / / /~ f == ./ "-, ~7l.. / / \ ,\ \ \ \-'t~\l>r"\~.,\ \ \ w~\~:: \ \ ,\ "-~ 'r - - ~ -j{L-- -;. /,;: ./ (/ ........~ /"1))" ____ .>eyE..... .2.. ~ /..... ~ ,/ ./ ,r _ r J ___ ,_ --1 c.....o~ ~~~~ CDQ'O 0000 o"":"!a"'l:C'ol"":r-., ..CDIOUJ....IOr-O GlC')....Cf)Nr-C')C') C. ==> I- o Ql <: g....<o ~Nr-..... l!!d~ o~~~ o 111 ..... \ ...... ~ -- \A Q <::::::" :j -< ~:g o '" ~ ~ ~~ ~ CO I--l ~ we, -11.0 <( II u= U)T-l z :S P-t en (il ~ ~ ~ Z ~ LO~ ~~ ::) ~~ ~ u 0: en Z ~ ~ ~ d (. .0 '" . c. . -< . . '" u A. ~ -< "- '" :) N~ 15 00 gJE "- NE 0 0 <<'" ~ >i ,gf~ a: ~" z gfj " 0 i~ >, CJ 0 o~ ..J -;;; a, . .," " II) ~~ '" '" Z ~~ J, ~~ do ,'" N WOi '" 0 c"! ~ 0'" "'Q g: :E ~ ~ E ~ ~ - ::J I- ill '" / 0 ... / ~ -- - ,._~ ~L '" \ · ~ 232_, -':~~=~:=:::::::~f1:S: ~2~~ ~1-=-~- T. ..~,~,~--__~~- fl.,. ..r = _uu-----:___._-----.~. '_-i_.-=-~-_____, '_'" "''-c' I _~.._ ~ _' ___=.~ _, , '. ~b ....1- _.~-;:: _ )-::~ -" ('</:. ~ ;:'_' ___: c__ _~:-ci:.:: ~c: ~ :r _<':> ~ \ "1,_' '. ' ='7 .. - - ., IE -- - - - __ __ _ --P---'"' , ,; ~~. ~-~- ~~H~~ -~-~~-I,i ~,i<:,;:/';;::::::~~:=;~~~;=::c:=:~:::::::,:, ';>_ " "'~~_-:""-- 1;l<i,' ~d_" II'~ //'/". ,_- / " "- -- ---, , -= .. ",,;J;ino;;!'IIJO ./ ,'I /,/ ~ . 0'" 1 ---, '--~-":::'-"""""I--~_-~I '~l",o I 'I /1 II / ) , ----- -'~- --/'::;'::~f(~ '" II ,/1 "J/I /~~------~ en ' ' --::: - I T~ "':>: 1 I, /1 'p /: _ _ ,. v> " ,/ //'---\1 ~E; " I 'I I ~ --'-.- /'W' C~!I~~:' ~i F;/i,~ /c()/:C'Gcc 0'0.0 ~rn im\C}j 2:, (", \ -B- " ,~~', ,. / , ,. 1'-', , , _, , ", ",'.,: Z" '..i::=- ~', ',! , , \, ~ __. '" , ~ ~.., . ,',ccc: /' I I,',' '\' -Q.,,!, ---_'~_ } -....:;:.;/) 'I JQ~'ll ' --i<! _ . ~AI~~g,\, '~~-_ f'h,"A 1/,' :1 ._.rr'~~,.,-rF-'.. / .,___________'1 .. --. ~"'~ ',,,~, , ~~~~~'~~~:~;~f--~~" '~;':";'p ./'{ ;'~~-/r ;J::1'e1~;'g ~f\\, - " ,___: .I-n-n, , \ "', , r- " -~\ -1l;u. {~u.."'1'f"~~~ II/ ;: If' / -1- - //" ~'r{+- . "e' b '",L- '\"'----n__c__ 'i---, ~dr-~~5<C--:; dl ~ ~ v ......,~ ~J';> ,Y '. ~~ ".. , ""3<--- '-", "--"--,L__ '---'/J' . ~', ,I - ~ D 'l,r 'I I ".- ,"ii 2L..,," _ - ,_ ->~Pf -, I. . ~ ' :,1 ~ , \ t,~ - "~ P-> if ~ I,: 4?: ~"__~ ::!:';: ,"JI H~ 1\'3.- f~~,('. l -- ",c L=0~'~ ' ,,'-~~f L~ ~\:::f' : :: :' f~ fiiltr It ..' "~' ,.,' "'1 ~if'9 -, JJ /' I i~~: ~4j';~~~I,I:~~ ~ ~~ ~~;!~r,~r~-"? .1~~-__- // 0 ~} ",.1 ,4 . c), - ~~ ~~i - --:;;;--:,n,)' .:-_.o;;;~.::.:-",,~_~ ~::-'-';l-,~ :u,'------_=__ ~ " '--'/1 /__ =; '~,:~~'DZ'''''-----c:-: '~IZ..;'\w.'" , ~ j , ':: ",,' __ '_,__ !/', __: · , .'UJrd ~ , ' i /' ;/:.//:( >':~ - < .. , i /),/ i / ; , ] J ~,,' Ix ':, . .~. 'V' '~Y'':;-~''0, '--, ,~~ . f \" \__ , ':\ ii, r::." ~"':\_~\:-"', "" U. . t '~''Sd---------''':~\\\'~J / I , \ '" '.--A ' ) -(/~.::....~==~"",-, '<~~~-W P'; ~'~- - -'-"\" __ _ ,\\~ \~./ ,~_ _ ~"_~/ \ \'" \."I,'-;::~ ..' '..//;.c~." "'. , _ "'" ~ _', . ' ,II c.'.".: ...'-'" ... . "K .f""';: ___ . , '" ~ _ \ . ',' '. , / " /t:?/.tk::~:~~~, ~ ~ ~ ~V-=-f:.~~ 0, . \, (j;y--: T_ i /:. -\Q:" ' (h' ,>,' , ; / I" / / '/ II;' /-;:" \. '.,,~ '';;-, \ "\\.'t /i J" -- _.::~, ......." ' f'S, / 'i.J, 1 ,'/-////11/_ \' '\', ".~ ~.\t~"".. ".-....... ......... , , 'I. _ _, " I . ~ , , .'//' ,,, '. '" " " . .. , /' - -- '- , " -----'-'-----:' I /,/, 1 /1 i '1\ '.:'- '::,' , ~ \.' , .' i / " " '\:;-~..-:- - . '- / , I ", ' /...., , -, ,',' .,'. . '" -~-.~.._-.-"A v,,,,,, _ __'__-','", / '/' - '. / //,1", ", '" "'''', ~,. , _ ,-", Y. _ ___ ______ " " I//'I//:,.r\..:...'~<','\\,'~;....'rc ,,\, -' ~:--- ". .'", ,~~,~.- - __/" . \~~\\~\~V-:f-' '-.::- ~ /~' ' I ' 1 ':/ '- -, \" , 1'\ Il...l. IT \ I, ~ ''''' _. y . '0., " / . -- , "",- " -. ; . I', ~. ~ , \ ~ , ." h__ ... , . ---". ///"I"-"I! ,I" I,m, ':1 1:1 ... ~ ~ :-\., If,>, ~__" ,y', <'I ';'/1' " " ,\. ) ',~" \; \\\ :;; '. , ~i.\ A T t:j..:-_' - :;'..:--- ,.:;:-- ,- ", .,..~ ~./' ~ ~-~--:t _ 'v--,_/, Ii '// " '\ \ I,! I, I \ I\I~~'. I., ,""-. !':ci _._ , ~y " / (_- '.... /~, " ~I/;//:~, ' \ I \ I\~\ \\\\\ \ \l~' it< ~h \ \1 I (\ L~ - -'--{-=-I-~~', \.'~W- _ ..--~---1 ',' /" --:;: _' ", :;;'(______ /_____ / / / 'I', \ \ \ \ , \\ - " \ 14 , itl \ , I r- -4; --- ---- r.- ---. , . ~ ..,...--.........- I, /:'" Elr- >< ~ , -- " '. / "/" " "'" ,., -'-" i, 1 -' '-, '.', __"'_' if~~--2 ,;&:. '>'~~~~:;l~J ':':\\\S\\\ "'\~\\\l\~ jf"j-J \ "<,,;, '. , I: ',- -- ,- """>/ '::./ .' I, ':', ':'f- "'" ) )___ -- '-,', >/.' ./,y\I,\"\Z~'>1)1~11 I\\~ I' Ii~/ -<'~ \\ \\'-D.~\ \, \ " /r-J~---- L\ r- ,--/_~"// ~ _ ',__-" '_________'\ \ - --- " F /'./ ,/,." \ \ \ "\" I 711" , , ", ~ , -_..J, . , ' "', , , - -,,- ,',// 'I" I, 1I1f1 Iii' - ~ J U ,-~ I I -_/ " '___., 'I : ,./[_/ ,.:,>,',- .., 1 ""', v-' - " . - , ,I, ,'/ \ r- _-. ',-_ \\ =- -' "'--:/ //"~, - 'I,' I~I' '1" I i II II II~I / --' \ \ \'\ _ ~___ --,L _- _\ "'-'/'~ / / ~..-- / ", ________" ..\. ---:,,-:;::>:..": "::1 'I: '," \ 'li'r: \ , /- \ . ','___-' 'v,/" "" ", -- ---'...., --- /-' _/ j, II I II \ \ \, ~::>jl I \ , Y '0. ~ ,j(" '~I \, __.1_.-' I I / /" '" .... -(_ --C-r_//-/"/,_ ~", 1IIIl"\\ \\\\'-\\ ~ , \', c'-'" ,_ ,f!,,, I"'_~'- '/ , "/ ~'_---- '_______ -_.P'. ,/", -- _'"' ,1,\\" \' , \ "".\ I I \ \'~ \\ 1 \ \, Z _,~I _, _- / _ /_ ___ ____ -/~~!l--~</----:-;::' I ,\ "",\\ "" I"~, , ~' /-~, ,,' , j>. 1, \ 'i;\il~/ ~ , \" ./ _-:..__---- ___,_, \,. - - ~~~,- //" - / .; W, ,\ \ '" \ \ I 1~ " '<\ \\u~\\, '\ l, \ "( f \ ~~ / ,~\ /" ,~/~ _ _~________, --------'----L_ i[~ '::4;/;~ l;jI(-::;;~~) I, '>:) I i 1\\\1 /~!;. / G\ '\ \/1:,' I \, "\ \/\~.LI; ., ~ \~\ ~O\ \,~ ~~-=:-: ,~_ ~'<,,;S~;,---------------- ,~-,-~~:,t,;,/ !I,I/~I/" ',II",:, ., ~ "'I'" ...' '. . ", "',,,,,1,,, _______ "," /c,.., "',.. ','/;./,' / /,.-,' /nl ',' " '. , " \ ~I , ""', ",', '. \,_-----__ \ _<:.___'{', " " ~ -- ~ "/ /, 1 , I, "/ / /" ' , ' '/ I" ~v , 1 , , " ", " ,\', , ..., ~ __'" _"', -JI.e,', " /,IJf/: "'. '/',", ../,>:: "'.' .(~ ", '" ','{ ", ',",;" ".f::'::-_-_, "----":;67'-.:, _ ,~t,'", " -'!':~-:'~'~'0'~/,'1' /, /";-~~'-->>;//>/,j~ 1 -~, ,\ \ \, \ ~ \ "", ", 'x '~____ ___ ~ ,_ :\....., ~~~"-,<~'''\, ',,,\ (....._ /,~/ /,;--. ;.'/, ".",~, ; " .','// J,' : '\ " " , ;, "'" ", ", ':Q' -C__.=':'. ~ --- --, - - ~~ ", -~~W"--.'i!,......,-" """, ' Y' ...,/, /r' 'J "/'/'~//~~'/~ //',~// ,- '\ \ '~,' , , '- .,~ , '" _ __~~_____ "-w 9.-.. '~_ '. " '" " , ....' :~"/ 1/ I/I/I//'/I;'/~/////// / /\ I ~ I.' - I ", '" _________ Q(D" \...... ',',\\, " ' ',. /', -" / o;J / I / I,' /,; /; ~~ ~ ~ " __ n__, 0>, __ , , . ' " I . ~~ /, II "':i "//11/ /' /~ / 1 1-----" , ',', 0' _'( ',--_____ __ tl~~..::t: ' , , , '--- ", >/' 'I~/ <-; /~~ I~j("/<//,/X<;/>,/ /- '-- I ~' / -\-" \ "" ", ------,-__ ------",,~I', ',~ .\l~\ \, '\ '\ "" ", .. ./' .;f.',! ..': /. , ," I , '. "'~"" '-'" , . , -. , ' I I ' 'I' //~ .i!\-A, , II 1 y/ :~ ' '" ',,,,- 'I ,,, , " ~ ,,' I,', ~~ '/ / / ' I / / i'Z~RY ":: I " , " " i I " I ','N.!13/", /, / ,',', ,.\ \ b ',\, / / '~'-'-r'~'11 I I, 'P-;,': " :i If~$f' / 'i i / (i( :.,/(: t,'~ ;' ' // ,-.\ ~/ 1-1 ,C// j __ '" \.." \~~~:I: i(! ( 'I ::, \Y'-,---- .'---- '\\~'~ t:. / ..y.' ,." c .M -'11 ~/~/~~// _r_,-:-~':,/,,_/\ _ __~/; (' \II~II\\I I ~\ \ " !<'- ,"- '>- ,. _ : " T ., --Y'V , /,__ __ -'vC ' , I , '" " " , , ..., "- - , , ,. ,. ", __,_ ,_, / ,,-- 'J ,_ n" ,\ \\\".""", , "" -' l--- '''''''.''''''''-'''" i, ," / ___ ___ _ "",,' _'.. ". ",1'\\1 "III'~ ~ " " , ~- '" ""111'/"11/1111/""//1/, I III r" ..._ /_- __ _'// ~-~ _" \\\\\\~~ \'\\~\ll\\'" -..' \'"/ \'.ti ":II://I//I{II,'/,'I/I //11 1/11 '//11 _)~~~__--~/"~/::.,/_//---_ _\-- _'_',,' ,," . . , ! , 'S' : 1'1: "11::,:,::,,/:::/1,,' 1/1 I ' : ( '-' ,/ /,,' ':.- __ __ _ /,/_</ <__ _,-----:_ _ "::",'-. "'. , I'~ '" ''''1''''''''1''''/''''('' "Z ," '. I, - ./ ,----- , '" /", ',___ ,_, ','.' ' ~ \ . "'i' ::' "1'("'''''' !", " , :Q "" ,',', J ''- ;,.. - ______,', /: "'CCC'"'' ___'" '" " --, ~ "'" , \. \\ \ \\\'/J,J'\'II':::I:\\~( i \ \ \ \ " I, ',g-H:J'---!:.-'l' /,1 II I,', ;/.-/ J/ "'----'--.-/"//,,_/ /....._./ ....._:/: r""'" ................___, ____...........:_.....;:-.. ", ~xzo~~, \I /i,(., '" , "", ""_., " __ , _ __ " " '- ~ __" . OF'- \ >,' '''('':" ';,","''''-',''\\\'", ','en-".. ~ ;,' -,,' __ "/6-- / ,r- ,- _---' / ,~-,_ ---:-;.=t- __ _.::-_::- ___', ", "'-<w \ r;, '\ II' \\ \\\\\\~ \ n\i \'''' " " '. ' _ "",__ / ~, _, ,,' __ ," / __, __ _ , _',> "" <':-,,,-, '""' '" I" ,,, """"'"'''''' ,,, ___" __.' a: , '^ '~__../ / / _ _- ',__ / _,); _ ___~':::_..:-_, , -<.....Oln 1--'\ b~/I 'I" ",\\\,\\\\\\\\\\\\\I\\\,I---:..-:.----_1=$.i.:'-0.>/ '-\'_ / / __"_1 /"-~~->~----/~-L _-=-_~'':.._':::''', "'" \ N' " '" II II" , ,_ -----2-- _ _~__ /', / ( ~_~ __ / ~ / _ ~ ~--\ _ __ '''',-, Z!j1 , ci' ~,~ ,\ \\\\\\1'\11\1 11"\\'.\\," -------o::...L-I-1L-<c..._~ '/' Ii, I ~ r' ~--_, I ,_ r~,-' _~ _-I _","', ~Fw , 0 ^ '-- " """',, 'I"" "', '.:- __ __ __ = 'L /" , "'" " , '/ ,_ '",',',' .E- '..- '-. \ \\,\:'11',:". I\\\\"~':<ccccc,~".=~_ - :',1\ I" \~ -'.;.' c- , <', ,',,- ':: '0__0'0' g., "'h~... ,':\I::,'i~:,':\\<"?':::c':='C:'4lt,"'~~-..L: L~? '\ / [ " \ ) ,) ('::=_::.:-~-:- ;\,\~\ (\.. \ ;~.::-S~ J ' "~'\"\\\,\,,""----------~..:::-ii-..-i IT...LL!....lj , , 'J --_ -__ ~"'\~':" it'\' ___--.::: ' ", '. : "''-\'li.', ,-S':,_ C C C'C' = -, " ~, '." , , ! , , " , , ',,'" _ <.:: ::...'tv- ";".".~" """ ", ____..',' ' I- '" , ". '~""'" "- ---- -, . , " " '. ------'s--. '." ,>t\U " __ _ ""', ',\ I:' ~"'<,. ,," ~.---~':..--:.-:.-- --." ;/'i-// //////;/1;/ \ E" ", '--------:::~~~'.,;.\\St>i~\\I' r,,__---~_ ~ ~'~-------------, 1 /1 ,. " /.C"'/ .f '" ___ \\"'- '''\~.\)\~I,\''''t:.~\,,\ I !r- ".\1' ~.\\~~.::.,:-::::.-:.---IJIII//'/',~'.-'/-////, _ _, '____- _\~'q'Q""\\'~'\1~I\ \\ 1 II'I~- \ : I v " '..... ','c" ~ ,C: "i I I! ,'1 Ii;,;""," -:,:;-' /; - j ",___ _ _ _____'*', \\\\'\ <I '" " ' , : \" ::, d . / \ /...~\ ~1 ~'\ \ ')':,' ii, /!/;d,~i/;,,;:- {C:;//,? I---i 5 .all 1', I , : \ , , \ '\" '. \\, I :::, \ C) "" 'b'l-' .. '/, >:-;/,<---- ,,- "",______" ,. ; '"'' ::', '.:'''':1' : ': I ' .> I / /1,-,,','/: ,. '-----//')\11:111\":1:\\\111,/' ~' . /\ - -' I .., , , : ---~~ "',-----,,,_______ _' , ''', "': "" u,. ' 85 " I 1 ///.' / / ~ r------ --___'-_ -_- .-- - .....- -.~I////J~II///JJ/I/J,XI J r ~~. ''1 /' 1"" ,. __ '_ __ /, -',' / . // -.~ -- .. --~! ,:\ \ J ( ,; / ( ( ( ( (, --------------- ~ rT- , , .'- - - - - 1:;29 - ----. ---- --- 1:;29' , , , , , , , , \ , I " , , , " \ ...... --- \" , ,-t~ \ i , 1 . , \\\,' -, , , , , rT -- " \ ) , , , " , " , , /" / o ~ ~ '<) ~ ~ ~ ~ ~ 0::: ~ o:l ::5 '" a a '" o '" :I: U ~ UJO -Ill) <( II U U1,-1 i z :s ~ ~ ~ ~ ~ ~ en <t:: ~~ :::> 252 ~ Z -< en 08 ~ ~ ~ ~ - I (. . . . . A. ::) o a: CJ (It Z o E E - ~ ! ,,: 0, "J ~, -<, >. U'; ~~ ", 0' 1::, 5~ -:-i Ln: ~~ ~: ~, w' 0' O. "" '- '1 \) - h - 5 (f~l /;1JLt{V!3 WU"t'34 I ~ p:fD il\dA WH ,etfYJqij _ i ---f ( 50 ----, '---.:;;'-.'-- II...!, · · · · t ~'c'~ ~ ~ -- - -'- ',~ -~-~ l+ qri , f~~~~::' ~=- =- =- =- ~ == '= =- ~~, - - . " '. ,'- ::=-=? ~:' 1/ /""/9=- ---=- ---=- ---==-- -=- '---==-- ..:~ .~ ~- =- - ~ _~ - -==- \:r+- -=-\ II 0 ,'Jl(~ ~ Jill "li,I/' IO~ - - -=--~.=---=--'--=--=-.-~,'-~.-::-- '~' ~ "~, _,~_~\~\ ,(/ 1 ' ~'I / "/' ,'/ /,1 /--'-. /.-.--.. '\ .. ./'" -~- - \ \ l ,II! / II / . \ /(/,'--\I,lil \Ii/ ,~"li.'1 ,,' 1"-" ( ( I ,", J II i \ I II , II ~ I _./ \', / ! I / a!{ 1;; , _ _' -.--.... I I / i_III I i \ I i / .d ~~ 1/ } i ;' I / /" ...' - ~ i ~ ~ ~ ---.." 011/ I ;1:11\'\)'\1 IJ-[,~I';, .<.:\ \ (, ;' I"ii~~i. ~ \\\\ l'i1i1f \1\ I .I~~/ // t / /' ? (/ -9- -9- nl ~il~~~ i ~I~ I ] L L \'\ '::...-~'/L \~I,\\" ')q::J / ,./! . ~llll~~ g ;il~~. .!!~~ af!! ~' _ / ol \ \, '_ - ,/ If'" r '(II . -) (1<J" , \ \!l i ~~ 3i' B ~ hI H II! ~ 15! / .J.!"') __ ,I; 1.1 ~ / .' Ul<1~"'~ "'3"\l~ ::l!..~I~ !gC o .l?' -< ' -' -' ; JI I :( :-- h ~~ ~ ~ ii .8 ~ ~ !l i ph! :d 00 00 ~ .---:- _ ,'. /~ rI ' II!: " r\U~"'~ .llBillH F~~H ;;;~Il - -- .. - .- \_ ~' === :7;:~ -:111/;/ 1/ /~ i_I J ~~~il~ t! ~ .~ -- _ ___ ,- - -=-+::::;;- ) / _ _ l ;. ~ ,,;' , i. 4 -.' -v -v-/ ,_.:. _- -" .-- - -- - ..~ ~ i~ ~ i ~ ~ I H Ii ~ u _ ~_ 1 - - ~ 'I 1'1 r l' f -- - -- -- ~ ~h ill! 'p~ 5. q" '" 'f;j;'I- " 5 V / ~~ ::/fA:I: d .~ --- --- ~ ---I'---' /... ---~.. -.-- --- -- 'I~:o:n~~ ~l U~ul Ii HI , L- _ Q 1 ,'____~----==- I~ ~ " / , F.\;S ~ 'l! ~~~<( Ii ~EP'~,,~~ ;~~ __ ~_ _ __ _< _ ..-- \ \ "- ~ _ _ 1-.../ 5: ~ / ./!:I::s 0 ~ ili",~'" - . - ~. Ii .. 5~ I 'il~ 5' ----:.:-~:-------:-.\~\..------l H'~ Il.-.---~.---I '-J .:T,~ ,{ / ~ o'/ ~~!!:. Ic.t; ~- -IY'Y.', tkoi!: ~Ii~ a:d;t...~-<Il ~(l~~ \" U .~, I"~ \~.? ~ . )// -i; ,:\\ />00, 7'./ )t/ '\.1 \=j!~C I~V \ ~ ,-' ~<i~5~~~fj hgH~ i~n~ II '-. ' , . '7 (J5 Y A.ll--'J,,^.Jtfrt'- ==h~ ulJ~\__. ~15iii~~?l~N...~u"';!"'~n~~ ,i n \ \" ~ ( r\! . /)R] ~l\ \.txJ\W j 0......, I-\.l~ V 1. i!':::- ~ 11 . ) ~ r--- ':..III t/ + JJIl';)n(+)jI(+)I~ . ' ., ~~ --T "C ~ ~--.., - -'~ / / 11. _ _. ~ \-rf III' II _ . 'I I . \v- ,/ -~ .11 ..r .'> (~J1,0- J1,n-jJ--1 II\; ~ ;"'~ h / / -@1l:>' /1/ n n n l~r-. IF ", ( . J~ J ~ ' /v.. / ___ ~ ~"1S~ ~ ~< ~ / / . I " \ \ \' 1J, -- -- ....-3S ~/ ' "', 10= 1-. - N' : \'-. \ / 1 i '. !.. ',- [{:; 0 >-",1 . \, __ ~ lj\-'~' ( . ~/// 'I';:c:.' --.- '4 '11-1))"/~: Ill. '\"'1-------~~~~~\ ':::, ,. ~ ,-'~ _=+ -lFF----"'=. . ~ ',' "/-_., /' //' ".", ,'1 / ~ "'" ?' ~ " " ... '. - _ ~-)/'1:;lq=====.'C'='~ 'rf-j ,'l __ "'., r e:'.~17 /"., r.,~ . ~~ -s '-T~ ,~ ~- -eJ1_'X'ri:', 1!1r Ii 1r .;; --'~ c ,~If-'\. '- -"-- . . _,_ ~ ~ ~d~~ _ '::=/-- -- .__t _ 0 ~.../~-,,_' ~~ (((7 --~'~'.:. .' ..~ . ~/. -4-, '. . ~ _.__ j~ '- - ~l~:~ - ~ .......t. _~ ~ ~. -. -,":'. K r: ~ '~-\._-- - -- .'" "'" _1".. [?;17'\ ~i\.. ' 'f!?h . ,(>10' '- 17:'9 tfT~~ ~hl)' '- - ',--- ~I~ 'v} I \r- tll~} III i~ (J ;T,q) '/ } !J"II" - -"\~ --.. -- i~.~ltl ( ?- I I;;!'~' -~~. 1 t\,;,' '~f/-~" ---- / h \ ~ .; [T- ~'k [;L U I ~~o>- >1,'- '~/lli\----' ~O ~ ((0::--- '1' ',. .r-f --J ~ ,I, V,I \ \ r o;~ - 11. ~'I.. _ ~ ,I / ~ \ ~ ~ -- '\ i i // /, -J.E. ,,-;, - t · 7]\~--" ._~, ~ ~ '\M j ,\ ) i ! , / /o" ~~_. ,~.~'Q .DI-/- .~t-7~'. ~~\~~~~/ J \I I ." .. // __:~ " 1\' ~~~~ ~~.~ '. i- ~~\ \~W · --~ 1'\./ II ;//\ 'f:'<r-~c~--" '.~ ., \to _~~~~f~~--'~99-'_U .~\: ~~.. +\,~~ /\Y- ././ \ '/ ~~. I '>'~<i\','<"\"'" ""\ \\. ~~+~ /"',7TJ?'----;=.:-BJd\'ll'.~ ,,0 \ ~m~ ..___i 1'", / ~ '/' / I;'" 'i ~ '\. \ ,,'- ~\i~\\ \.t + ~~~ ~"?-: n::;:l"" 'I) &~\ ~ / - -~. I ,-..-/ ,'/' I; / /~ -::-\ '~'\' \.'--',' Ii'- "'K ,'I:: // / "f . ~"'\~""'" __ fi>9\ " '/ __.J r- '/ /' / ',' ,1/, '.'. .:..' '"",, \ ~ '~~'-- / /~ ""('8\"",, ~::;, '. /' .c~- L--- ',' / I' ',,' __ __.,: <"- ".\ ^'- .\ ' " . +-- " " ~ ~ ,~( / I' .- -- - - --- , ,,', . ' ", ,"\ - >'---' I - . '. ,..~ -- ' " , " I / / ' 'I ." :,'-.' , \' \ \ '\, - - ,. _,_ /_ 17:)> ' . '.....j!!:-.,ti +' 1________---- / , !,', -,' \\ \ \ \ ^ "\.L;::J ---.- ~~;-.iJ, _ :..~ '- ~', ........... 0 (1 --- /; ",: 'Ii . I) ,'i \\ \, ~ ,~' "/ ,+-._,.," J:" ~ ~ -.::: ,~Sl~ ,\,,It '/ ' ,---=~_/ ','/,//,~ ,'., ~\ i/( \ I '\\ \~ \\\~. \/ III \ d .', , .-'\.\~o "=>I't, / ,/.- ~ --- / / I ' \ .~if\: "\'''~: \', \,J; ,,\ \ \-M- .;, t-- f"-" '--..~'" ":;;jf:'ss_ ~ .-~.\ / / ~,/ 'j '(.-- '-..\'\ '^ "I' , ~'HJj'C::- L:-', 't~~~' V-? /----", , I' /// /'-, \ \ ) I JlI 1\ \ ,> "v / '), . r,:_________ 'cs, - . . '--\'1 ' j / ~.1 ! /" '--....~ / ,> / ;.'- \' I, ',Ii \ \ \ \ \ 'r ,l$. ~ \ l' -r--- " . 'W~~:'. I--- '1 ~\~ ./ ~ 1, . /' - -- ~ /. ,,' I I ' I \ \ \ \ I~\ I \ \ \ \ \ I ---cJ \ . ------- '''9; -~.f---~"\ ~\ I.- ,/ / 0 .'/ ,,', ";:) \ ~' \ \ \ \ 'I i '\'ff' ", . -"-~>~. ..,~. --oc\~--'l ~ o",' I ,r;~-- /'_, /,_, ,/1 r,il!!\~\\~ \ \~<\\\ ',' , LW\ -""CI~._~='..=- --~~ "~r'-~ / /7$ I ;{s,wo/_, .' . /. _ /'/ / I"'~\f " ' ,'. \' ,,\ r ' \ \ I ~ . ~ -<i" (i{ . \.~ .,' 1'~' ~o ~ .~:>---: .://,/~ \'h~i~'~~~;\'\\\\\ i l! \\\, \ \ \' - ---;=-==----....-i~ 'J\-' '-~~~' l' . /-., /'/~;/'./< '~I 'iM~.tI,')j '//111 \\ \ I \ \\\ \' \ \ ~~'--------~. ~ ~~:~~ r)',7 1 i .....----- ~'-:-/ /.//"/ /II~':J,~.~,/(!/ 1/'1\1\ (\ "\ \ \ \ I -, ~~=-# ' ~i{;.~' I /'.. />:. ~/ / ./ / " I I' ( i I III I ' I \ \ ' \ \ \ \ I ,/ -vi;;;j ~ / x vI /' ':.;>> .,> /,\ 'II i 11111 \ I $, I \ \ " \ \..-::.') \ \ '. \ \ \ \ //11 I+- !<,~--~y ,...~ v~, / /./ '-- /;.~/.~~.'-:;\. \l\\\..\,\\ l,,' \\\' ,I ,\ \ \ '\\\\ \ \ ',,:: If/I ~.,l>>o' .4,/: /(f .0; //',/--~ ~:;.}i/c ~ )'$':;\\ \,\\,\ \\ \\ \: ,_ \ "\ \ \\ \~ ~,~;' ,~~ . ~::::," /1 : '/ ::--_; / '1 '/'/ / / /1/ >-./ I /,1) 'I \ l : \ I \I.!' \ I I /' \ " \ '\, \'\......, ' ;/ /\' ( J~-f.rf /'- ;- - 9 ./ / A / oL ./ I ,:, i : ; / ! / / . ') !!, I I \ \ I I . , \ \ \ \ -'\ ~ ;t~ I -- -~ it' - - + ,,/ .' >- \ \ ,\ \ . ~., 3( - ..' .\' ~ - / ' II ILl In i:1 I I I .~ \,~~: iJ" \\ k~i ~8~ ~i5 a ~ <oJ ~'-I.Ii:i' ..~" ~ ~ ~ ~ .. '\. ~ ~ - " ~~: ~~ ~~~ e!~: ~ ~~ ~ ~ ~ ~ ~II ~ ~ i "" '" ,,' \' ", \'-- '-- " II' "." j"l ,I,! ~ " I'" , ;.. '- ~. .,'.' \ . "- -.. ~~: ..~ l~~~ \~a ~~~d h ~" ~ ~~ e!~: ~ ~~ ~B ~~ ~ ',J[',< --- ..- ~. '", &~ I 3:::~ ..i!i \:lit ili~l!i!i ItS~ii! Ili., i; ~~, "', - J ~." I II-I~I.~I_' c ~::i '!; ~!l.~::! i;;~ Q ",' "- ,~--- - --- -- -, :. !li ~!iI ~~I!;i;l ii!"'clll - ~ " '" " ""- -.------,~___l:! ~-----o '" ~ II Io! ~ ' '" "'~..... - '- - 15 ii .('''--.. --.. :;ll aJ I ~ ~ '- ~....... --- -- - -" ;::~'l1', ' _III ' I ill ' . :::: ' . ""~ --- .---- ' ld I!: ~ = '--.. "- II 11' fd _ ~ '-...... '.______________. - ---, ~ - -~ , H~i5 '\ '" _~ ~ II_II ~~ '" I '" ' --.... ';f~::!~' \ _-_ lI) 111= ~~ - \ "\ ", e:~e:~ \ _ _p 8 II r b ~ II '- \ \. ) II -- ..., -.. II~ ~ ~ IW ~ III=" ~ I / I } t' / '" ~ ~ III UIil1!-'j- ~ / ~ I .J..' / i~ "III=- ~, / / / / / ~:i I 8 r/ /. / J / .' / / ~~ /-- .' - -/,/ // o'.:.r ',.- ill ~ L.-- .......--- /' --- ...- . / /./ {, __". __ __ _,;' ~/ ._--' _'~. // / /"- __ l / - ~,,"'" ..-,' --- i o I I! ~ I i I =~ '" "" ~ I I ! o C -j h 1I . -Jj il~ ~ ~ ! ~'hH ~ ~~~; u~ U'J NNN"'lbN ,- . NNNNNN " " NN ..' . .css ro........igfo ""'J!> t--o,....lc ~ X ~ ~ v-, ~ ~~ ~ ~ ::c "" o ~ : ~ ~ ~ r:iJ fn ~ WO -1q- <( 1\ u; lflrl z :s O-t en. ~ ~ ~ ~ Z ~ ~:E ~<r: Ck::: 0Q u-Z <r: ~ O-t <r: u U) Q Z :s (. . . . . L ::) N 0 '" N N 0 ~ g a: ~ tl " 1:: .I! ~ ., en '" c ~ Z ~ uJ 0 0 0 m J: J: - t- -- ~ <nU)' 10::: () tt ltj ~ l-=- () ~ ~ :<: ~() - ()~>.- <::: f::: ~ en LJ ~~<: ~ :<:>.-() ~ :<: f::: () ~ () (.0 ()<:Lu ~eJ~ Lr) "'(Q:::() ~ (.') () V) ~ (.) a -J QJ ,'---' '\I- ct~ \\~ t3 G ~ co ~i , I I I , I ~:~ al~ , Q::I~ V) I lJJ I . j:: I _ I ~ : ~ I ~ , \ C'\J \ \ ~ \ (.) , a , -J ~QJ , , \ :<: ~ - Ejg: Gt3~ sEj"'( ~Q.~ :<: () 2 i:::: ~ () ~C8 ~ f:::Cl:::: :<: ()c..J () Lu Lu c..J Vi' <: --.J >- I., Q::: <:0 ~ltj o::t:~ U) ~ Cl~<:I~ ~~~e: "'(()Cl::::CJ>'- ~ ::J (.') ~ en 6 Q -J QJ ~ r"\ ---v-- -v v - v- o CJ i=:::: - ~ ~ ""( ~ ~ (.) a -J Cb ~ ~ e--, c <;:D ~ ~ ~"' r:. ~ c:---i ~ ~ (:0 :::5 WO -.-IN <( 1\ u= Ul..--l en ~ ........ ~~ w ........ gsZ ~~ ~ I :. . . . . Ll :>> ~l o ~j II: 1; " ~; a~ -, ~; en g; Z ~: ~, o ~; z: z: - t- ./' ~ 0)~ I~ a~kJ~ KO~ ~ < '--0 ___ O~>- :<:: i=:: "C en lLJ ~~< ~ < >- 0 ""C < i=:: o ~ (J <:.0 (J:cl1J ~~~ If) ~G:::O g: ~ (J lr) ~ G () -J CtJ \\~ ~)~i 1 . . . , . CJ' "('Q;;: a.~ " ct.~ U) I lLJ I ,~ . --- : ~ 'I ~ I ""C , , ~ , \ ~ \ G \ () \ -J ';CtJ \ , \ < "C - E3~ 1::U) (Jl1J~ :sE3~ ~Qg: --- t5 ~ ""C "'t- ~ G () -J CtJ < o 2 ~ ~ (J ~~ ~ i=::G::: < (J(J 0 l1J l.tJ () Vi' < -J >- I.. Q:: <0 ~LJ a 1:: ~ (;:; ):: (J~ V) j-.::::: -J~~~o ~D~~>- g: ::J ~ '-- en ~ '" '/ ----v- y en lLJ ~ --- t5 ~ ""C --- ~ G () -J CtJ c:<' ~ ~ <) ~ ~ ~ -< ~"' r: S c-'~ ~ r:il ~ ::5 w Cl -1N 4: II u= l/),-l rn ~ 1--4 ~~ w 1--4 gsz ~~ ~ ~, I :. . . . . L~ ~ ~5 _ fH O ~~ n ~h C) ~~ a~ -~ .J~ en ~~ 0" ~~ Z ~6 ~" O ~~ '"~ E~ E - t-