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HomeMy WebLinkAbout05162019 ZPC Agenda Item 5 City of West University Place Harris County, Texas Ordinance No. AN ORDINANCE AMENDING THE ZONING ORDINANCE AND CODE OF ORDINANCES OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS REGARDING THE PROJECTION OF BALCONIES IN THE FRONT YARD SETBACK AND CONTAINING FINDINGS AND OTHER PROVISIONS RELATING TO THE SUBJECT. WHEREAS, the City Council and the Zoning and Planning Commission ("Z&PC") of the City of West University Place, Texas ("City") have held a joint public hearing on a proposal to amend the Zoning Ordinance of the City, as last re-formatted and re-adopted by Ordinance No. 1672, adopted March 12, 2001, and as subsequently amended ("Zoning Ordinance"); WHEREAS, the Z&PC has made a final report to the City Council with respect to such proposal, which report is attached as Exhibit A and made a part of this ordinance; and WHEREAS, the City Council has considered the report of the Z&PC as well as the City's Comprehensive Plan, and City Council formally approves and adopts the report of the Z&PC; and WHEREAS, all notices, hearings and procedures relating to amending the Zoning Ordinance, as may be required by law, the City Charter or the Zoning Ordinance, have been duly given, held and followed, and the City Council has jurisdiction to amend the Zoning Ordinance as provided herein; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE: Section 1. The City Council officially finds, determines, declares and adopts all of the matters set out in the preamble of this ordinance, and the Zoning Ordinance is hereby amended as recommended by the Z&PC, according to the Z&PC's final report in Exhibit A, which is attached and made a part of this ordinance for all purposes. Section 2. All ordinances and parts of ordinances in conflict herewith are hereby repealed to the extent of the conflict only. Section 3. If any word, phrase, clause, sentence, paragraph, section or other part of this ordinance or the application thereof to any person or circumstance, shall ever be held to be invalid or unconstitutional by any court of competent jurisdiction, neither the remainder of this ordinance, nor the application of such word, phrase, clause, sentence, paragraph, section or other part of this ordinance to any other persons or circumstances, shall be affected thereby. it Section 4. The City Council officially finds, determines and declares that a sufficient written notice of the date, hour, place and subject of each meeting at which this ordinance was discussed, considered or acted upon was given in the manner required by the Texas Open Meetings Act, as amended, and that each such meeting has been open to the public as required by law at all times during such discussion, consideration and action. The City Council ratifies, approves and confirms such notices and the contents and posting thereof. The City Council officially finds, determines and declares that sufficient notices of the joint public hearing were given, and the City Council ratifies, approves and confirms such notices, including the contents and the method in which they were given. Section 5. This ordinance shall become effective on the tenth day following its publication, as provided in the City Charter. CONSIDERED, PASSED, AND APPROVED on first reading on 20 CONSIDERED, PASSED, AND APPROVED on second reading, AND SIGNED, on 20 Attest: Signed: City Secretary Mayor Recommended: City Manager Approved as to legal form: City Attorney Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 May 9, 2019 Honorable Mayor & Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject: Final report on a proposal to amend the zoning ordinance of the City of West University Place, Texas ("City") relating to FRONT PORCHES AND BALCONIES THAT PROJECT INTO FRONT YARD SETBACKS. To the Honorable Mayor & Members of City Council: The Zoning & Planning Commission of the City submits this, its preliminary report, on the subject proposal, for the assistance of the Council as well as other interested persons. Scope of Proposal. The proposal would establish definitions for "porch" and "balcony". The proposal would prohibit balconies from the second floor level if located in the front yard and reiterate where a railing is allowed. One of the principal purposes of the amendment is to help prevent overcrowding in the front yard and help maintain adequate light and air and an open streetscape. Public Hearing. A public hearing with members of City Council and the Zoning and Planning Commission was held on April 22, 2019. Three speakers talked about concerns regarding not understanding the reason for limiting the balconies and the need to rethink the proposal and give it more discussion. There was minimal comment otherwise. The Commission met immediately following the hearing to discuss the proposal and is recommending minor language changes to clarify that no useable space of any kind is allowed above a projecting porch. Recommendation. Based on the review given this proposal so far, the Commission: (i) finds that the proposal, if adopted, would be in the public interest and consistent with the Comprehensive Plan, (ii) finds that the proposal reasonably addresses circumstances which have arisen since the last comprehensive revision of the zoning ordinance, (iii) makes its final recommendation favorable to the proposal, and (iv) recommends that City Council adopt the proposal. The Vote . The vote on approval of this report was as follows: voted "aye; " "noes . Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE OF WEST UNIVERSITY PLACE, TEXAS Presiding Officer Amend Section 2, Certain Terms, by adding the following definitions: porch is a roofed structure, usually open at the sides,projecting from the face of a building and used to protect the entrance of the structure. balcony is a platform enclosed by a wall or balustrade on the outside of a building with access from an upper-floor window or door. Amend Section 7, Table 7-1,Note 1.2 by adding: Note 1.2. Porch In Front Yard. On a building site in a residential district with a front yard depth of 20 feet or more,a porch may project up to 120 inches into the front yard if it meets all of the following criteria: (i) It is neither designed nor usable for motor vehicles; (ii) The volume of the projecting part of the porch does not exceed 50 cubic feet per foot of front street line(Example: the maximum projecting volume on a 52'/2-foot wide site would be 50 cubic feet x 52.5, or 2,625 cubic feet). (iii) The porch's outside perimeter is open and unobstructed,except for the following features: (a) Ordinary window screens. (b) A solid or partially open safety rail not higher than 3.5 feet above the porch floor, and a partially open decorative railing or balustrade not higher than 3.5 feet above the porch ceiling. Solid half-walls are prohibited above the ceiling of the porch. (c) Supporting vertical columns,if the total width of the outer faces of the columns does not exceed either 2568% of the outside perimeter of the porch. or 25%of the theoretical outside perimeter of a maximum sized per-eli. The width of a column is measured at its thickest point above 3.5 feet above the porch floor. The"maximum sized porch" is 120 inches deep and extends from one side yard line to the other,but it is limited by the epen area requirement for the front yard. The "outside perimeter" of a porch is the portion of the perimeter out in the front yard; it does not include the portion of the perimeter adjacent to a building or lying along the front setback line. (iv) At no point in the front yard does the porch have a height greater than the depth of the front yard(Example: if the depth of the front yard is 20 feet,the maximum height in the front yard is also 20 feet). (v) No projecting balcony or useable (habitable or non-habitable) space shall be constructed or placed above the ceiling of a projecting porch. Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 December 14, 2006 Honorable Mayor & Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject: Final report on a proposal to amend the zoning ordinance of the City of West University Place, Texas ("City") relating to FRONT PORCHES To the Honorable Mayor & Members of City Council : The Zoning & Planning Commission of the City submits this, its final report, on the subject proposal, for the assistance of the Council as well as other interested persons. Scope of Proposal. The proposal would add a separate limit on the height of porches that project into front yard areas. The height limit would be the same as the depth of the front yard. For example, on a site with a 20-foot front yard depth, the maximum height of a projecting front porch would also be 20 feet. (Note: The Zoning Ordinance already limits the volume and design of porches in front yards. ) The proposal would clarify that such front-yard porches are only allowed on a building site in a residential district with a front-yard depth of 20 feet or more. One of the principal purposes of the amendment is to impose a height limit based on the size and scale of the site. The limit should help prevent overcrowding and help provide adequate light and air. Proceedings After Preliminary Report. Pursuant to public notices, the Zoning & Planning Commission and the City Council held a joint public hearing on November 13, 2006. The hearing provided an opportunity for parties in interest and citizens to be heard in relation to the proposal. At the hearing, City staff explained the proposal, and a number of witnesses made presenations . The Commission has considered all of this information and the Comprehensive Plan. The Commission recommends no amendments to the proposal. Recommendation. Based on the review given this proposal, the Commission: (i) finds that the proposal would be in the public interest and consistent with the Comprehensive Plan, (ii) finds that the proposal reasonably addresses circumstances which have arisen since the last comprehensive revision of the zoning ordinance, (iii) makes its final recommendation favorable to the proposal, and (iv) recommends that the City Council adopt the proposal. The Vote. This report was authorized by the Commission at its meeting held on the date of this report. The vote was as follows: Commissioners:Inaba. Brzw.-)r Albino MasMunus 5 �j r&to voted "aye; " no "noes;" y one absent. Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS � By: 3 _ For the Commission Amendment relating to front porch height 7-13-06 (preliminary report version) Amend Note 1.2 of Table 7-6 as follows: Note 1.2. Porch In Front Yard. On a building site in a residential district with a front yard depth of 20 feet or more, a porch may project up to 120 inches into the front yard if it meets all of the following criteria: (i) It is neither designed nor usable for motor vehicles; (ii) The volume of the projecting part of the porch does not exceed 50 cubic feet per foot of front street line(Example: the maximum projecting volume on a 52V2-foot wide site would be 50 cubic feet x 52.5, or 2,625 cubic feet). (iii) The porch's outside perimeter is open and unobstructed, except for the following features:(a) Ordinary window screens. (b) A solid or partially open safety rail not higher than 3.5 feet above the porch floor. (c) Supporting vertical columns, if the total width of the outer faces of the columns does not exceed either 50%of the outside perimeter of the porch or 25% of the theoretical outside perimeter of a maximum-sized porch. The width of a column is measured at its thickest point above 3.5 feet above the porch floor. The"maximum-sized porch"is 120 inches deep and extends from one side yard line to the other, but it is limited by the open area requirement for the front yard. The"outside perimeter"of a porch is the portion of the perimeter out in the front yard; it does not include the portion of the perimeter adjacent to a building or lying along the front setback line. (iv) At no point in the front yard does the porch have a heft greater than the depth of the front yard(Example:If the depth of the front yard is 20 feet,the maximum height in the front yard is also 20 feet.) ORDINANCE NO. 154'7, AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS RELATING TO PORCH PROJECTIONS; AND CONTAINING FINDINGS AND PROVISIONS RELATING TO THE SUBJECT. WHEREAS, the City Council and the Zoning& Planning Commission ("Z&PC") of the City of West University Place, Texas ("City")have held a joint public hearing on a proposal to amend certain regulations relating to porch projections in the Zoning Ordinance of the City, as last reformatted and readopted by Ordinance No. 1493, adopted December 19, 1994 ("Zoning Ordinance"); WHEREAS, the Z&PC has made a final report to the City Council with respect to such proposal, which report is attached as Exhibit A and made a part of this ordinance; and WHEREAS, the City Council has considered the report of the Z&PC and is of the opinion that the proposed amendment should be adopted, as more fully set out herein; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE: Section 1. The Zoning Ordinance is hereby amended as indicated in Exhibit B, which is attached and made a part of this ordinance. Section 2. All ordinances and parts of ordinances in conflict herewith are hereby repealed to the extent of the conflict only. Section 3. If any word,phrase, clause, sentence, paragraph, section or other part of this ordinance or the application thereof to any person or circumstance, shall ever be held to be invalid or unconstitutional by any court of competent jurisdiction, neither the remainder of this ordinance, nor the application of such word, phrase, clause, sentence, paragraph, section or other part of this ordinance to any other persons or circumstances, shall be affected thereby. 1 7-1 77-- Lir "ifs Section 4. The City Council officially finds, determines and declares that a sufficient written notice of the date, hour, place and subject of each meeting at which this ordinance was discussed, considered or acted upon was given in the manner required by the Texas Open Meetings Act, as amended, and that each such meeting has been open to the public as required by law at all times during such discussion, consideration and action. The City Council ratifies, approves and confirms such notices and the contents and posting thereof. The City Council officially finds, determines and declares that sufficient notices of the joint public hearing were given, and the City Council ratifies, approves and confirms such notices, including the contents and the method in which they were given. Section 5. This ordinance shall become effective on the tenth day following its publication, as provided in the City Charter. 2 r.. r n� nmm'i�!iiirir PASSED AND APPROVED ON FIRST READING, this Adazie y of , 19 Councilmembers Votin g Aye: A Y Councilmembers Voting No: Councilmembers Absent: e- PASSED AND APPROVED ON SECOND READING, this a7-S day of ! u� 19y',4 Councilmembers Voting Aye: ,ae Councilmembers Voting No: y -� Councilmembers Absent: bse t. Signed: Mayor Attest: (Seal) 411: ! , Ci ' ecretary Reviewed: City Attorney b31:\54ozpol 3 Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard Houston, Texas 77005 November 11, 1996 Honorable Mayor& Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject: Final report on proposal to amend the zoning ordinance of the City of West University Place, Texas("City")relating to porch projections To the Honorable Mayor&Members of City Council: The Zoning&Planning Commission of the City submits this, its final report, on the subject proposal, for the assistance of the Council as well as other interested persons. Scope of Proposal. The proposal would limit the volumetric size of porches allowed to project into front yards and increase the allowed column widths. The exact wording is attached to this report. The volumetric limit should help to prevent overcrowding and overloading the City's infrastructure. It should also help to preserve light and air circulation. The column width increase should allow greater design flexibility for porches. 5gL)p_e_o_f_WormationacadutaL The Commission considered several porch proposals at the concept stage. The Commission considered calculations of the porches which could be built if the proposal were apopted, and under the existing ordinance. The Commission discussed the amendment with the Building Official and developed a scale model. At the joint public hearing on this matter held this date, the Commission received additional evidence. Approximately 20 persons attended the public hearings, and there were about ten oral statements and three written statements submitted. The Commission has reviewed the City's Comprehensive Plan as well as the Zoning Ordinance and the Zoning District Map (which is not proposed to be changed). Findings And Recommendation_ The Commission: (i) finds that the proposed amendment would be consistent with the Comprehensive Plan and in the public interest, (ii) finds that the proposed amendment reasonably addresses circumstances which have arisen since the last comprehensive revision of the ordinance, (iii) makes its final recommendation in favor of the proposed amendment, and (iv)recommends that the City Council adopt the amendment. The Vote. The following members of the Commission approve this preliminary report: Commissioners ► - • s u . 1 • _ 8.1 ►� m` _ : 18 Cass-Shirley all voted "Ave," with Commissioners (Nl voting"No"; with Commissioner Ross being absent. Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: C- For the Commission 71 err r1114:zm Exhibit B AMENDMENT RELATING TO PORCHES Amend Table 7-6 as follows: Table 7-6. Projections Schedule, page i General Rule: This schedule describes certain structures which are allowed to"project"into Projections Schedule yards(or setbacks). It also provides special rules for calculating open and pervious areas affected by such structures. See the"Yards(or'setbacks')"and the"Open&Pervious Areas" tables. Type Of Structure Maximum Allowed Projection(In Inches),Measured From Special Rules For The Inside Ed•e Of The Y ard Calculating Open& Pervious Areas Front Yard Rear Side Yard SF Buf- Yard _ feryard Buildings Items above ground level: 15" 15" 24"except that no 15" The area does not count as And Attached Eaves,cornices,roof item below the open area. Structures extensions,"greenhouse"and cave may be closer bay windows(no floor space), than 36"to the windowsills,cantilevered SPL building space,window boxes,belt courses,window air conditioners and similar parts of buildings. Items at and above ground 15" 15" 12"except that no 15" The area does not count as level: Chimneys/fireplaces item below the either open or pervious (with cross-sectional areas of cave may be closer area. 8 square feet or less)and than 36"to the similar pasts of buildings. SPL Porches/platforms/decks 0,but see 0 0 0 The area does not count as higher than 14 inches,and Note 1. either open or pervious similar structures attached to area. The area beneath a a building. deck may count as pervious area if rain is allowed to pass through the deck. Steps not higher than the first 120" 0 0 0 The area does not count as floor level. either open or pervious area. Note 1. Porch In Front Yard. A porch may project up to 120 inches if it meets all of the following critetja: It is neither designed nor usable for motor vehicles; ii The volume of the projecting part of the porch does not exceed 50 cubic feet per foot of front street line (Example:the maximum projecting volume on a 52V2-foot wide site would be 50 cubic feet x 52.5 or 2,625 cubic feet). iii It The .orc ' outside .e eter ..-. ,.o ... a -. :..:AAA.,:.,,7».a4.:i:.wo...:u, . H. o .- following features:(a)Ordinary window screens.(b) - .: . : . .- - - . . • .- .,.• ,.- . • , �. .. • • • at • • • , • • • • • .. - - - ••■• • . .w,...,.. ;.m,.nn-,a••.,o...-.:,...., ...:...nR mug A solid or partially open safety rail not higher than 3.5 feet above the porch floor.jclawzsjitagysaietohaulajfAhgdad width of the outer faces of the columns does not exceed either 50%of the outside perimeter of the porch or 25%of the theoretical outside perimeter of a maximum-sized porch. The width of a column is measured at its thickest point above 3.5 feet above the porch floor. The"maximum-sized porch"is 120-inches deep and extends fi-om one side yard line to he other,but it is limited by the open area requirement for the front yard. The"outside perimeter"of a porch is the portion ojtJ perimeter out in thefront yard:it does not include the portion of the perimeter adjacent to a building or tying along the front setback line. [Note:If another amendment to this page of the zoning ordinance is adopted at or about the same time as this amendment,this amendment and the other amendment shall both be given effect. If necessary,footnotes shall be renumbered to harmonize and give effect to both amendments.] ":; 262 PROJECTION SCHEDULE (This Schedule is an integral part of the Zoning Ordinance of the City j of West University Place, Texas) i Type Of Area Where Projection Occurs Setbacks From Building Site Boundaries Setback From SF Open Pervious Type Of Structure Front Rear Side District Area Area Eaves, cornices and roof extensions Y1 Y1 Y1 Y1 Y2 Y2 . Bay windows (not greater • than eight feet in width), chimneys . (with cross-sectional • areas of eight square feet or less), window sills and belt courses Y11 Y11 N Y2 Y2 Y2 Window air conditioners Y13 Y13 Y13 Y13 Y13 Y13 Utility meters N15 Y1 Y1 Y1 Y2 Y2 Decks, very low 16 Y7 Y Y Y Y Y5 Decks, low 3 Y7 Y N Y Y Y5 Decks, high 4 N N N N N Y5 Steps, low (not higher than first floor level) Y7 Y Y Y Y N Porches, 12 Y7 N N N N N Playground equipment N Y N Y Y Y Other architectural details and accessory • structures Y1 Y11 Y2 Y2 Y2 Y2 . Fences N Y6 Y6 Y6 N N - Underground items Y Y Y Y Y Y Patios, sidewalks and driveways Y Y Y Y Y N Swimming pools N N14 N14 Y Y Y10 Tennis courts N N N Y Y N Buildings N Y8 Y9 Y9,8 N N Facilities for utility services Y Y Y I Y Y Lampposts neither greater than six inches in diameter nor taller ' than eight feet Y Y Y Y Y Y Signs Y N N N N N Automatic gate closing device not greater than 36 inches high N Y Y Y Y Y I 5418:DR918-1+: AMENDATORY ZONING ORDINANCE Page 63 e -- --1—f----- n--r-- —. ���eAaa. H11, i. In the foregoing table: N = Projection not permitted, or, in the case of Open Area or Pervious Area, the area occupied by the projection is not counted as part of the area indicated. Y = Projection permitted, or, in the case of Open Area or Pervious Area, the area occupied by the projection is counted as part of the area indicated. 1 = Projection may not exceed 15 inches. 2 = Projection may not exceed 6 inches. 3 = "Low" means 14 inches or less in height. 4 = "High" means greater than 14 inches in height. 5 = Deck must allow rain to pass through to, and be absorbed by earth beneath the entire deck. 6 = Only light fences are permitted within any easement for underground utilities. 7 = Projection may not exceed ten feet. 8 = Projection may not extend closer than five feet to the rear property. line, provided that: (i) the area occupied by the projection includes only garage space, accessory quarters or a detached accessory building containing no living space, and (ii) no window, door or other opening into accessory quarters faces any boundary of another building site within a SF District, if the window, door or opening is within ten feet of the boundary (whether on the side, rear or otherwise). 9 = Projection may not extend closer than then three feet to the side pro- perty line, provided that the area occupied by the projection: (i) includes only garage space or accessory quarters and (ii) is no closer to the front street line than a line drawn parallel to the front street line five feet forward from the main rear wall of a principal building on the same site; and provided further that no window, door or other opening into accessory quarters faces the side property line. 10 = Only the area occupied by water is counted as pervious area. 11 = Projection may not exceed two feet. 12 = Porch may not be designed or usable for motor vehicles and must be open and unobstructed around its entire perimeter except for the following features: (i) ordinary window screens, (ii) the portion of the erimeter occupied by the remainder P P Y of the building to which it is attached, (iii) supporting vertical columns occupying no more than ten percent of the porch's open perimeter, (iv) a solid or partially open safety rail not higher than 31, feet above the porch floor. 13 = Projection may not exceed 18 inches. 14 = Except as specifically allowed by another ordinance of the City governing setbacks for swimming pools and appurtenances. 1, 15 = Except that water meters may be located in the front setback area. 16 = "Very low" means six inches or less in height. 5418:DR918-1+: AMENDATORY ZONING ORDINANCE Page 64 r • n , ! 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D r �T • r ,R o I Y tea' -_t. t :r�_ .4 t �V q [-cam., '� -,14,-..1.-_____,..._: c '— _1+� N CNtNt4.g I"r 7. 1 i i- :cr.. a. .. t-.c..._ — .—_1.-•-------_....__ F J V1 U .. 1 � w ._- .- l __ L. 4(t. -r/.a. ...,.._._..--, Tyc.-t,....L.i l (Eize",,,,„ r_,11-4 EFL: r.._-s-,..71- -=.17-.71-1z= a--"crilr PLAT OF THE EAST 1/2 OF LOT 5, BLOCK 50 OF WEST UNIVERSITY PLACE, SECOND ADDITION ACCORDING TO THE PLAT RECORDED IN VOLUME 538, PAGE 147 OF TEXAS COUNTY, „ TIIE DEED RECORDS OF HARRIS COU PROPERTY NOT IN THE 100 YEAR FLOOD ZONE, IN ZONE X �f ACCORDING TO F.I.R.M. MAP NO 4803180860J , DATE 11-6-96 C ' BY GRAPHING PLOTTING ONLY, WE DO NOT ASSUME RESPONSIBILITY FOR EXACT DETERMINATION. r te. v, r PROPERTY SUBJECT TO SUBDIVISION COVENANTS, CONDITIONS AND RESTRICTIONS. Y w,,<, t? .i> , I hereby certify that this survey was made on the ground and that this plat correctly represents :, ' w the facts found at the time of survey showing the improvements. There ore no encroachments yA1..i+ u t apparent on the ground, except os shown. The survey is certified for this transaction only. This '.5 - `s�,+r^I"v „fr >t` survey was abstracted by: ll s+ GF 9736909 of COMMONWEALTH TTTT,E COMPANY' John erd, Registered Professional Land Surveyor No. 4663 d 'Sxd ADDRESS �',� a . i �tDh t{I�, LENDER: '- - 1-=>-"ate rte......• _ CITY: Hdt • • 77005 -12-.---. .» Ttr� PURCHASER: BARDWELL BUILDING COMPANY —____ JOB NO: -'-r•`'.' DATE:.`?>- t2-`DZ, •SCALE:t`a .-_,`..1 ” REVISION: , .s+t r•,c tz KeY MaP 532B SOUTH TEXAS SURVEYING ASSOCIATES, INC. ,. - BUILDER DIVISION 11281 Richmond Ave. Suite J-101 Houston, Texas 77082 j (281) 556-9715 FAX (281) 556-6959 "+d l>: lit ; :cpI!Jk w 'ATE n S a '�a # , C � $'''F'�' ,;r. t` y3Y 33 s' *v ' _4.-4. t; 3 ;, € £' ';' T 5 >g. 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