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HomeMy WebLinkAbout2007-12-03 Minutes, City Commission LINKED MINUTES OF THE MEETING OF THE CITY COMMISSION BOZEMAN, MONTANA December 3, 2007 ***************************** The Commission of the City of Bozeman met in the Community Room, Gallatin County Courthouse, 311 West Main Street, on Monday, December 3,2007 at 6:00 pm. Present were Mayor Jeff Krauss, Cr. Sean Becker, Cr. Kaaren Jacobson, Cr. Steve Kirchhoff, Cr. JeffRupp, City Manager Chris Kukulski, Assistant Planning Director Chris Saunders, City Attorney Paul Luwe, and City Clerk Stacy Ulmen. 0:04:52 A. Call to Order - 6:00 pm - Community Room, Gallatin County Courthouse, 311 West Main Street Mayor Krauss called the meeting to order at 6:00 pm. 0:04:55 B. Pledge of Allegiance and a Moment of Silence 0:06:02 C. Public Service Announcement-Snow Routes (ArkelV Van Delinder) 0:06:10 John Van De1inder, Street Superintendent Mr. Van Delinder gave a Public Service Announcement regarding snow routes in the City of Bozeman. 0:08:45 D. Minutes- May 29, 2007 Executive Session (confidential), May 29, 2007, July 16,2007, July 23, 2007, August 6, 2007, November 5, 2007, and November 8, 2007. 0:08:55 Motion and Vote to approve the Minutes of May 29, 2007 Executive Session (confidential), May 29, 2007, July 16,2007, July 23, 2007, August 6, 2007, November 5, 2007, and November 8,2007 It was moved bv Cr. Becker. Seconded bv Cr. Rupp. to approve the minutes of Mav 29. 2007 Executive Session (confidential). Mav 29. 2007. Julv 16.2007. Julv 23. 2007. Aue:ust 6. 2007. November 5. 2007. and November 8. 2007. Those votine: Ave beine: Crs. Becker. Rupp. Kirchhoff. Jacobson. and Mavor Krauss. Those votine: No beine: none. The motion carried 5-0. 0:09:18 E. Consent 1. Authorize Payment of Claims (LaMeres) Linked Minutes o/the Ci(l' COnmUssion Meeting, December 3, 2007 2. Authorize City Manager to sign Change Order Number 3 for Durston Road 7th to 19th (Murray) 3. Authorize City Manager to sign Quit Claim Deed for Robert Evans-Ice Pond Road (Kerr) 4. Award of Construction Manager at Risk Contract to Dick Anderson Construction for the Remodel ofthe Old Library into a New City Hall (Goehrung) 5. Award Bid for Asset Management System (Henderson) 6. Award Bid for Structural Steel Package for City Hall Remodel (Goehrung) 7. Finally adopt Ordinance No. 1732, Allison Zone Map Amendment #Z-06205 (Windemaker) 0:09:21 Public Comment Mayor Krauss opened public comment. No person commented. Mayor Krauss closed public comment. 0:09:35 Motion and Vote to approve Consent items E. 1-7. It was moved by Cr. Rupp. seconded by Cr. Kirchhoff. to approve Consent items E. 1-7. Those votine: Aye beine: Crs. RUDD. Kirchhoff. Jacobson. Becker. and Mayor Krauss. Those votine: No beine: none. The motion carried 5-0. 0:09:55 F. Public Comment Mayor Krauss opened public comment. 0:10:37 John Hodson, Public Comment Mr. Hodson of220 North Broadway spoke regarding the Story Mill project and feels that it will be a good project for Bozeman. 0:11 :04 Public Comment closed. Mayor Krauss closed public comment. 0:11:07 G. Action Items 0: 11: 1 0 1. Finally adopt Ordinance No. 1727, Rules of Procedure, moved from the City Commission Meeting on November 26, 2007 (Luwe) 0: 11: 15 Paul Luwe, City Attorney Mr. Luwe went over his staff report. Luwe stated that according to the Bozeman City Charter, the Rules of Procedure must be adopted in Ordinance format. The first reading took place on November 13,2007. Linked Minutes of tile City Commiuion Meeting, December 3, 2()07 0:12:07 Public Comment Mayor Krauss opened public comment. No person commented. Mayor Krauss closed public comment. 0:12:23 Motion to Adopt Ordinance No. 1727, Rules of Procedure. It was moved by Cr. Kirchhoff. Seconded by Cr. Jacobson to adopt Ordinance No. 1727. Rules of Procedure. 0: 12:29 Discussion 0:13:43 Amendment to the Main Motion to delete Number 8 (referred to on the Staff Memorandum Report), the deletion: "In the case of appointments, the Mayor shall seek the concurrence of at least two other Commissioners. " It was moved by Cr. Rupp. Seconded by Cr. Kirchhoff to amend the Main Motion to delete Number 8 (referred to on the Staff Memorandum Report). the deletion: "In the case of appointments. the Mayor shall seek the concurrence of at least two other Commissioners. " 0:14:06 Discussion regarding the Amendment to the Main Motion 0:14:09 Cr. Jacobson Cr. Jacobson asked for clarification on the motion relating to the meaning of concurrence. 0:17:06 Vote on the Amendment to delete Number 8 (referred to in the Staff Memorandum Report), the deletion: "In the case of appointments, the Mayor shall seek the concurrence of at least two other Commissioners. " Those votinl! Aye beinl! ers. Rupp. Kirchhoff. Jacobson. and Becker. Those votinl! No beinl! Mayor Krauss. The motion carried 4-1. 0:17:20 Discussion on the Main Motion as amended. 0:17:26 Vote on the Main Motion as Amended to adopt Ordinance No. 1727, Rules of Procedure. Those votinl! Aye beinl! Cr. Kirchhoff. Jacobson. Becker. Rupp. and Mayor Krauss. Those votinl! No beinl! none. The motion carried 5-0. 0:17:462. Story Mill Neighborhood Planned Unit Development #Z-070159 (Saunders) Linked Minutes o/the Ci(V Commission Meeting, December 3, 2007 0:18:13 Chris Saunders, Assistant Planning Director Mr. Saunders presented the staff report regarding the Story Mill Planned Unit Development. This is the first subdivision with the new Work Force Housing requirement. 0:34:01 Allyson Bristor, Associate Planner Ms. Bristor went over the Historic Preservation areas regarding the Story Mill Neighborhood Planned Unit Development. 0:50:13 Joby Sabol, Legal Council for Applicant Mr. Sabol stated that he would like the written application and bound version of this project be entered into the record. 0:53:27 Steve Domreis, GBD Architects Mr. Domreis recapped the progress and shared the goals of the proposed subdivision by sharing a power point presentation. 1 : 0 1 : 11 Public Comment Mayor Krauss opened public comment. 1 :01 :32 Ted Lanee. Gallatin Vallev Land Trust Mr. Lange of25 North Wilson, representative of Gallatin Valley Land Trust, spoke regarding the wetlands, specifically staff condition number 35. 1 :04:41 Brett Tudsburv. Public Comment Mr. Tudsbury of 103 Peace Pipe Drive, spoke regarding his excitement of the Story Mill project assisting with tying the northeast side of Bozeman together. He is one of the personal representatives of Legends at Bridger Creek. 1 :06: 14 Lee Stroncek. Public Comment Mr. Stroncek of818 South Black, spoke regarding his opposition of the Story Mill project. 1 :07:26 Unidentified Soeaker. Public Comment This unidentified speaker spoke regarding the Community Affordable Housing Advisory Board recommendations. They have concerns regarding the proposed affordable housing units within the proposed subdivision. 1 : 1 0: 14 Brian Caldwell. Public Comment Mr. Cardwell of733 South Tracy, spoke regarding the draft Planning Board minutes when this proposed project came before the board. Mr. Cardwell stated that the project was unanimously approved by the board. Linked Minutes oltlte Ci(V Comminion Meeting, Dec.'ember 3, 2007 1: 13: 59 Public Comment closed. Mayor Krauss closed public comment. 2:08:03 Motion to Approve the Story Mill Neighborhood Planned Unit Development #Z- 070159, with conditions of approval as determined appropriate by the City Commission. It was moved by Cr. Jacobson. Seconded by Cr. Becker to approve the StOry Mill Neie:hborhood Planned Unit Development #Z-070159. with conditions of approval as determined appropriate by the City Commission. 2:09:03 Amendment to the Main Motion to grant Condition #1, the requested 10 year approval period for the PUD as outlined in the Staff Report. It was moved by Cr. Jacobson. Seconded by Cr. Kirchhoff to e:rant Condition #1. the requested 10 year approval period for the PUD as outlined in the Staff Report. 2:09:21 Discussion on the Amendment 2:12:35 Mayor Krauss Mayor Krauss directed Staff to insert the words "Higher intensity or Lower intensity" in the section regarding the definitions of Major Changes under Story Mill Neighborhood Overall Plan Conditions Number 9. 2:12:53 Mr. Saunders Mr. Saunders stated that the change will be made in the official Findings of Fact for the subdivision. 2:14:07 Vote on the Amendment to the Main Motion to grant Condition #1, the requested 10 year approval period for the PUD as outlined in the Staff Report. Those votine: Aye beine: Crs. Jacobson. Becker. Kirchhoff. and Mayor Krauss. Those votine: No beine: Cr. Rupp. The motion carried 4-1. 2:14:44 Amendment to the Main Motion to approve concurrent construction as part of the PUD. (Letter B. in the Staff Memorandum). It was moved by Cr. Becker. Seconded by Cr.Rupp to approve concurrent construction as part of the PUD. (Letter B. in the Staff Memorandum). 2:14:59 Discussion on the Amendment 2: 15: 18 Vote on the Amendment to approve concurrent construction as part of the PUD. (Letter B. in the Staff Memorandum). Linked Minutes of the City Commission Meeting, December 3, 2007 Those votine: Aye beine: Crs. Becker. Rupp. Kirchhoff. Jacobson. and Mayor Krauss. Those votine: No beine: none. The motion carried 5-0. 2:20: 1 0 Amendment to the Main Motion that instead of the language provided here (Letter C. in the Staff Memorandum) for the lots fronting Bridger, that we find language similar to what we adopted recently for the Hospital on Kagy and Aspen Park on South 19th, that these lots have a frontage on the arterial and they have traditional rear yards, and they have alley loaded access to the rear of the lot. It was moved by Cr. Kirchhoff. Seconded bv Cr. Rupp that instead of the lanl!ual!e provided here (Letter Co in the Staff Memorandum) for the lots frontine: Bride:er. that we find lane:uae:e similar to what we've adopted recentlv for the Hospital on Kae:v and Aspen Park on South 19th. that these lots have a frontae:e on the arterial and they have traditional rear yards. and they have alley loaded access to the rear of the lot. 2:20:43 Discussion on the Amendment 2:20:47 Vote on the Amendment that instead ofthe language provided here (Letter C. in the Staff Memorandum) for the lots fronting Bridger, that we find language similar to what we adopted recently for the Hospital on Kagy and Aspen Park on South 19th, that these lots have a frontage on the arterial and they have traditional rear yards, they have alley loaded access to the rear of the lot. Those votine: Aye beine: Crs. Kirchhoff. Rupp. and Jacobson. Those votine: No beine: Cr. Becker. and Mavor Krauss. The motion carried 3-2. 2:21 :26 Amendment and Vote to the Main Motion to accept Letter D. (In the Staff Memorandum), Leadership in Energy and Environmental Design has been a prominent focus in the design and presentation of this development. Condition of approval #10 requires that any move away from compliance with these standards will require re- approval of the development. (See staff report page 41). It was moved by Cr. Rupp. Seconded by Cr. Jacobson to accept Letter D. (In the Staff Memorandum). Leadership in Enere:v and Environmental Desie:n has been a prominent focus in the desie:n and presentation of this development. Condition of approval #10 requires that any move away from compliance with these standards will require re- approval of the development. (See staff report pae:e 41 ). Those votinl! Aye beinl! Crs. Rupp. Jacobson. Becker. Kirchhoff. and Mayor Krauss. Those votine: No beine: none. The motion carried 5-0. Linked Minutes of the City Commis~'ion Meeting, December 3,2007 2:22:44 Amendment and Vote to the Main Motion to approve Letter E. (Deviations from many parts of Title 18 have been requested as part of the PUD. Some staff and others have supported and some have not supported. The deviations are necessary to attain the type of design and intensity of use proposed in the project. See condition of approval #20 on pages 42-45 of the Staff Report) with the addition that the PUD as presented provides a higher quality final product then literal enforcement of the UDO. It was moved by Cr. Kirchhoff. Seconded bv Cr. Jacobson. Amendment to the Main Motion to approve Letter E. (Deviations from many parts of Title 18 have been requested as part of the PUD. Some staff an others have supported and some have not supported. The deviations are necessary to attain the type of desie:n and intensity of use proposed in the proiect. See condition of approval #20 on pae:es 42-45 of the Staff Report) with the addition that the PUD as presented provides a hie:her Quality final product then literal enforcement of the UDO. Those votine: Ave beine: Crs. Kirchhoff. Jacobson. Becker. Rupp. and Mayor Krauss. Those votine: No beine: none. The motion carried 5-0. 2:24:56 Amendment to the Main Motion to approve Letter F. on the Commission Memorandum, approving the changes in the Conditions of Approval as requested by the applicant for COA #21 and the COA for the Mill Building and the Flour Warebouse. It was moved by Cr. Rupp . Seconded by Cr. Kirchhoff. to approve Letter F. on the Commission Memorandum. approvine: the chane:es in the Conditions of Approval as requested by the applicant for COA #21 and the COA for the Mill Buildine: and the Flour Warehouse. Those votine: Ave beinS! Crs. Rupp. Kirchhoff. Jacobson. Becker. and Mayor Krauss. Those votine: No beine: none. The motion carried 5-0. 2:28:48 Amendment to the Main Motion to approve the site plan phase 2 Mill Building and Flour Warehouse as presented by applicant. It was moved by Cr. Becker. Seconded by Cr. Kirchhoff to approve the site plan phase 2 Mill Buildine: and Flour Warehouse as presented by applicant. 2:29:09 Discussion on the Amendment 2:30:29 Vote on the Amendment to approve the site plan phase 2 Mill Building and Flour Warehouse as presented by applicant. Linked Minute,~ of the Ci(V Conuni,~,~ion Meeting, December 3,2007 Those votine: Aye beine: Crs. Becker. Kirchhoff. Jacobson. and Mayor Krauss. Those votine: No beine: Cr. Rupp. The motion carried 4-1. 2:44:05 Amendment to the Main Motion to adopt condition Number 26, workforce housing options A and C. ( a) If the individualized workforce housing plan requested to provide 120 dwellings of price restricted housing meeting the price thresholds of Chapter 17.02, BMC is approved and the City later approves the requested tax increment district then the applicant shall provide, prior to approval of the first final plat, a map of the phased development depicting where the price restricted homes shall be constructed and how many dwellings are assigned to each lot. Final plats for each phase will include appropriate deed restrictions on individual lots to ensure that ultimate development of the lots will include the applicable number of price restricted homes. C) If the individualized workforce housing plan requested to provide 120 dwellings of price restricted housing is not approved then the applicant shall comply with the minimum terms of Chapter 17.02, BMC. Prior to approval of the first final plat, a map of the entire phased development shall be provided depicting where the price restricted homes shall be constructed and how many dwellings are assigned to each lot. Final plats for each phase will include appropriate deed restrictions on individual lots to ensure that ultimate development of the lots will include the applicable number of price restricted homes). It was moved by Cr. Jacobson. Seconded by Cr. Becker to adopt Condition Number 26. workforce housine: options A and C. ( a) If the individualized workforce housine: plan reQuested to provide 120 dwelline:s of price restricted housine: meetine: the price thresholds of Chapter 17.02. BMC is approved and the City later approves the reQuested tax increment district then the applicant shall provide. prior to approval of the first final plat. a map of the phased development depictine: where the price restricted homes shall be constructed and how many dwelline:s are assie:ned to each lot. Final plats for each phase will include appropriate deed restrictions on individual lots to ensure that ultimate development of the lots will include the applicable number of price restricted homes. C) If the individualized workforce housine: plan reQuested to provide 120 dwelline:s of price restricted housine: is not approved then the applicant shall comply with the minimum terms of Chapter 17.02. BMC. Prior to approval of the first final plat. a map of the entire phased development shall be provided depictine: where the price restricted homes shall be constructed and how many dwelline:s are assie:ned to each lot. Final plats for each phase will include appropriate deed restrictions on individual lots to ensure that ultimate development of the lots will include the applicable number of price restricted homes). 2:44:22 Discussion on the Amendment 2:44:37 Cr. Rupp Linked Minutes of tile Ci~l' Commis.yiott MeetinK, December 3,2007 Cr. Rupp stated that the language should not say if the individual plan is not approved, it should say with the TIF changing, not the plan. 2:46:11 Motion Withdrawn regarding the Amendment to the Main Motion to adopt condition Number 26, workforce housing options A and C. ( a) If the individualized workforce housing plan requested to provide 120 dwellings of price restricted housing meeting the price thresholds of Chapter 17.02, BMC is approved and the City later approves the requested tax increment district then the applicant shall provide, prior to approval of the first final plat, a map of the phased development depicting where the price restricted homes shall be constructed and how many dwellings are assigned to each lot. Final plats for each phase will include appropriate deed restrictions on individual lots to ensure that ultimate development of the lots will include the applicable number of price restricted homes. C) If the individualized workforce housing plan requested to provide 120 dwellings of price restricted housing is not approved then the applicant shall comply with the minimum terms of Chapter 17.02, BMC. Prior to approval of the first final plat, a map of the entire phased development shall be provided depicting where the price restricted homes shall be constructed and how many dwellings are assigned to each lot. Final plats for each phase will include appropriate deed restrictions on individual lots to ensure that ultimate development of the lots will include the applicable number of price restricted homes). Cr. Becker agreed to withdraw his second. 2:47:31 Mr. Saunders Mr. Saunders suggested that the language read "If the TIF is not approved, the applicant shall comply with the terms of Chapter 17.02 Bozeman Municipal Code." 2:55:33 Amendment to the Main Motion to require the applicant to comply with the Ordinance (BMC 17.02) and leave open the option that they may come back with a individualized Work Force Housing plan, which if approved can supersede the strict application of the Ordinance. It was moved by Cr. Pro Tern Krauss. Seconded by Cr. Rupp to reauire the applicant to comply with the Ordinance (BMC 17.02) and leave open the option that thev mav come back with a individualized Work Force Housine: plan. which if approved could supersede the strict application of the Ordinance. 3:01 :18 Vote on the Amendment to the Main Motion to require the applicant to comply with the Ordinance (BMC 17.02) and leaving open the option that they may come back with a individualized Work Force Housing plan, which if approved can supersede the strict application of the Ordinance. Those votine: Aye beine: Crs. Pro Tem Krauss. Rupp. Kirchhoff. and Mayor Pro Tern Jacobson. Linked Minute,\' olthe City Commi.Hion Meeting, December 3, 2(}(J7 Those votine: No beine: Cr. Becker. The motion carried 4-1. 3 :05 :49 Motion and Vote to Reconsider the Amendment to the Main Motion to require the applicant to comply with the Ordinance (BMC 17.02) and leaving open the option that they may come back with a individualized Work Force Housing plan, which if approved can supersede the strict application of the Ordinance. It was moved by Cr. Rupp. Seconded by Cr. Becker to require the applicant to comply with the ordinance (BMC 17.02) and leavine: open the option that they may come back with a individualized Work Force Housine: plan. which if approved can supersede the strict application of the ordinance. Those votine: Ave beine: Crs. Rupp. Becker. and Kirchhoff. Those votine: No beine: Cr. Jacobson. and Mayor Krauss. The motion carried 3-2. 3:07:10 Amendment to the Main Motion to include compliance with the Bozeman Municipal Code 17.02 leaving open the option of a individualized plan with a minimal compliance of 3% build out of the affordable units. It was moved by Cr. Becker. Seconded bv Cr. Rupp. to amend the Main Motion to include compliance with the Bozeman Municipal Code 17.02 leavine: open the option of a individualized plan with a minimal compliance of 3% build out of the affordable units. 3:08:03 Discussion on the Amendment 3:12:53 Vote on the Amendment to include compliance with the Bozeman Municipal Code 17.02 leaving open the option of a individualized plan with a minimal compliance of 3% build out of the affordable units. Those votine: Aye beine: Crs. Becker. Rupp. and Kirchhoff. Those votine: No beine: Cr. Jacobson. and Mayor Krauss. The motion carried 3-2. 3:13:29 Vote on the Main Motion as Amended to approve the Story Mill Neighborhood Planned Unit Development #Z-070159, with conditions of approval as determined appropriate by the City Commission. Those votine: Aye beine: Crs. Jacobson. Becker. Rupp. and Kirchhoff. Those votine: No beine: Mayor Krauss. The motion carried 4-1. Linked Minutes of the Ci(l' Commission Meeting, December 3. 2007 3:14:10 Break 3:32:193. Story Mill Neighborhood Major Subdivision Preliminary Plat #P-07032 (Saunders) 3 :32:25 Mr. Saunders Mr. Saunders gave the staff presentation for the Story Mill Neighborhood Major Subdivision Preliminary Plat #P-07032. 3:48:06 Cory Ravnass, Hyalite Engineers Mr. Ravnass presented the applicant presentation for the Story Mill Neighborhood Major Subdivision Preliminary Plat #P-07032. 3 :56:03 Mayor Krauss Mayor Krauss suspended the Rules of Procedure for 30 minutes. 3:58:01 Public Comment Mayor Krauss opened public comment. 3:58:18 Ted Lanee-Public Comment Mr. Lange representative of the Gallatin Valley Land Trust stated that he typed up a suggested change to Condition Number 35 and pointed out a note following the recommendation. (Also, consider keeping the northern trail in block 15. Note that the trail referenced in the last sentence of Condition 36 (f) exists only because of the northern trail in block 15. It the northern trail in block 15 is removed, then the trail referenced in the last sentence of Condition 36 (f) should probably be removed as well). 4:00:59 Public Comment closed. Mayor Krauss closed public comment. 4:09:39 Motion to Approve the Story Mill Neighborhood Major Subdivision Preliminary Plat #P-07032, with conditions of approval as determined by staff modifying Condition Number 35 as per the Gallatin Land Trust Memo. It was moved bv Cr. Becker. Seconded bv Cr. Rupp to approve the StOry Mill Neie:hborhood Maior Subdivision Preliminary Plat #P-07032. with conditions of approval as determined bv staff modifvine: Condition Number 35 as per the Gallatin Land Trust Memo.(Modifv the first sentence of Condition 35. Do not remove the north-south trail in block 13. Do not remove the southern and western trails in block 15. Alie:n the trails on either side of the street in blocks 14 and 13. Also. consider keepine: the northern trail in block 15. Note that the trail referenced in the last sentence of Condition 36 (0 exists only because of the northern trail in block 15 is removed. If the northern trail in block 15 is Linked Minute.~ o/tlte Ci~V Commission Meetinx. Decemher 3,2007 removed. then the trail referenced in the last sentence of Condition 36 (0 should probablv be removed as well). 4: 1 0:43 Discussion on the Motion 4:15:09 Vote to approve the Story Mill Neighborhood Major Subdivision Preliminary Plat #P-07032, with conditions of approval as determined by staff modifying Condition Number 35 as per the Gallatin Land Trust Memo. (Modify the first sentence of Condition 35. Do not remove the north-south trail in block 13. Do not remove the southern and western trails in block 15. Align the trails on either side of the street in blocks 14 and 13. Also, consider keeping the northern trail in block 15. Note that the trail referenced in the last sentence of Condition 36 (1) exists only because ofthe northern trail in block 15 is removed. If the northern trail in block 15 is removed, then the trail referenced in the last sentence of Condition 36 (1) should probably be removed as well). Those votin!!: Ave bein!!: Crs. Becker. Rupp. Kirchhoff. and Mavor Krauss. Those votin!!: No bein!!: Cr. Jacobson. The motion carried 4-1. 4: 16:35 H. Special Presentation National Citizen Survey Presentation, moved from City Commission Meeting on November 26,2007. This item will be rescheduled at a future meeting. 4:16:40 I. FYI/Discussion 4:17:05 Conference Calls between City Consultant and the Consultants of the Southwest Builders to review the Transportation Impact Fee Study 4:20:26 Economic Development Conference, New Jersey. 4:20:34 Cr. Becker Cr. Becker stated he applied and was accepted to take part in an Economic Development Conference in New Jersey. 4 :21 :26 Reminder of Policy Meeting regarding Red Light Traffic Cameras on December 13,2007. 4:21 :54 Electronic Submittals 4:22:51 J. Adjournment Mayor Krauss adjourned the meeting at 10:28 pm. Linked Minutes of the City Conmli.~.\'i(ln Meeting, December 3, 2007 ATTEST: -, ---, - - - PREPARED BY: n, city T;:lerk APProVedOni:!~1W:j ~ :too8 ~/Lt~ Jeffre s,~ayor ./' ~ '/ /"' / -, . -- .' // :-- ~ .,-../"",, ./"' .... --....... _::.:..-~......-: --:: ,- --.i-. _'~ 7-- - .....,- ;-~-/ '- / ,'. " . /-=-- '-