HomeMy WebLinkAbout07-19-1990 Meeting• •
• MINUTES
PLANNING & ZONING COMMISSION MEETING
JULY 19, 1990
Members Present: Chairman Janet Graves, Commissioners Charlie Boyle, Jack
Gresham, Eugene Edmonds, Inge Browder.
Members Absent: Commissioners Lola Phillips, Bobby Blackwell.
City Staff Present: Director of Community Development Joel H. Albrecht, Chief
Building Official Ervin J. Griffith, City Secretary Cherie Black.
Others Present: Citizen Jim Longnecker, Dennis Dunham, Pat Muston, Imogene
Pulleine, DiAnne Thomas, Roelof Nieuwenhuis, Judy
Nieuwenhuis, 2 unknown and Councilman B. Don Skelton.
1) CALL TO ORDER
• Meeting was called to order by Janet Graves at 7:00 PM.
2) APPROVE MINUTES OF JUNE 21, 1990, PUBLIC HEARING AND REGULAR
MEETING
Charlie Boyle clarified his motion on the Grace Baptist Church at the last meeting
and this should be reflected in the minutes. The motion was made to approve the
permit as requested by applicant, with this clarification a motion was made by
Charlie Boyle. and seconded by Eugene Edmonds to approve the minutes. All in
favor and the motion passed.
3) WORKSHOP:
A. DISCUSS SIGN REGULATIONS:
Mrs. Graves stated that at the June 21, 1990 meeting Commissioners Boyle and
Gresham requested that we have a discussion on the City's sign regulation as it
applies to portable signs. Mrs. Graves ask if there was anyone that wish to address
the Commission on this issue and stated that each speaker would be limited to three
(3) minutes.
•
• •
• Planning & Zoning Meeting
Minutes of 7-19-90
Page2of4
SPEAKERS:
Jim I.ongnecker - He said he was supporting Mr. Dennis Dunham on his views of
the sign ordinance relating to portable signs (on/off premise).
Dennis Dunham - Mr. Dunham stated...as before he did not want to mislead anyone
about this portable sign business...it's not only portable signs, the issue here is
limiting a businessman in the City of La Porte from advertising his services or
products off his premises...whether it be a stationary sign, portable sign, upside-
down sign, what ever it is...if we can let national companies come into La Porte,
Texas and advertise, who don't pay taxes, why can't our own business people
advertise off-premises...you made no recommendations or no effort to have some
kind of thing in there so a person could advertise off his property, but you let other
people. We just ask that you give the La Porte business people consideration for off-
premise advertising as you do other business. Mr. Dunham stated ...he felt there
needed to be some clarification in this ordinance, because you allow a public service
sign, but in the same spot when I put my name on it, according to the ordinance, it
upsets the aesthetic value, when I don't put my name on it, the sign can remain there
S and it's ok, if it meets the rest of the criteria of the ordinance.
Mrs. Graves declared the floor open for discussion on. the sign issue and reminded
the Commission to keep in mind that we are considering whether or not to
recommend to Council that the review is needed. Mr. Charlie Boyle stated that he
that would like for the Commission to review it and he felt that the off-premise signs
could be allowed with limitations. Mr. Edmonds asked if the portable signs were the
main issue and Mrs. Graves said this was the main item. Mrs. Browder said she
thought that Mr. Dunham was referring to any type of off-premise signs, not just
portable signs.
Mrs. Graves stated that the ordinance does allow off-premise and portable signs in
Light/Heavy Industrial and there are some of those areas that front major
thoroughfares. These can be either portable or fixed signs.
After further discussion a motion was made by Charlie Boyle to review portable and
off-premise portable signs and have it for September when the review of Ordinance
No. 1501 will start, Jack Gresham second the motion, Eugene Edmonds, Inge
Browder in favor with Janet Graves against. Motion passed.
s •
Planning & Zoning Meeting
Minutes of 7-19-90
Page 3 of 4 '
B. DISCUSS THE MAIN STREET BUSINESS AREA:
Mrs. Graves stated that those present last time were given a packet from the Main
Street Association for review. This item will also be reviewed in September as part
of the Ordinance No. 1501 review.
Mr. Albrecht addressed the Commission at this time bringing them up to date on this
item. The basic request from the Main Street Association concerns the commercial
zoning on Main Street.
Because the Association does not feel that the present zoning lends itself to the
protection and preservation of the unique character of our downtown area, they are
requesting that a special zoning district be established, with controls limiting use and
architectural styles. Mr. Albrecht stated the existing buildings are not in compliance
with city ordinances regarding set-back lines, parking and landscaping requirements,
signs, etc. It is their belief that this non-compliance must be forgiven for the special
district and different controls and regulations be enacted by the City of La Porte, in
order to preserve the flavor of the district. Mr. Albrecht stated that staff is in
agreement with the desires of the Main Street Association and that a special zoning
be created.
SPEAKERS:
Judy Nieuwenhuis -Mrs. Nieuwenhuis stated that she did not have much to add to
Mr. Albrecht's statement except that she would like to stress that the purpose of this
request is to preserve and protect the older section of downtown.
Mrs. Graves stated that she was sure all were aware that when working on the
rezoning that was completed in 1984 that most people on the advisory committee,
Mr. B. Don Skelton being one of them, felt that Main Street did need some special
consideration, but we were working under a time frame that did not allow us to treat
that area different, and I don't believe that the Main Street Association was quite
as active as it is now. Mrs. Graves stated that she felt the time was right for
reviewing that area and designating some special zoning.
Councilman B. Don Skelton: -Wanted to say that there are things being done in the
Houston area that the Commission might want to look at and do something similar
for our Main Street (wrought iron awning, sidewalk tables, etc.).
After some further discussion a motion was made by Inge Browder to review this
item during the September ordinance review, seconded by Charlie Boyle with all in
favor. Motion passed.
•
• Planning & Zoning Meeting
Minutes of 7-19-90
Page 4 of 4
4. ADJOURNMENT
A motion was made by Charlie Boyle and seconded by Jack Gresham to adjourn.
All were in favor and the motion passed. The meeting adjourned at 7:52 PM.
Respectfully submitted,
~ ~~~~~
Nina Browning, S retary
Community Development
Approved on this the ~~day of ~Q7c~1990.
• ~ ~ ~x~v
Chairman
Planning & Zoning Commission
7/23/90/neb
•
..
~~~~~ s •
:~
BOARDS AND COMMISSIONS
MEETING MINUTES
FLOW CHART
Minutes taken at meeting (o~~~lyU
Minutes typed by G/a~ ~~~%j
Secretary
Preliminary Draft Copy to I(~~~/~d ~
Appropriate Director
Final draft copy typed ~%~g/ ~~
~' ~ yo ~ Sew ~. ds P`
Final draft copy a,
City Manager/Asst City Manager Y u~
for their review Ill,
Rya v~ ,t
City Secretary for ~~Iblyv `~-
distribution to City Council ~
~/~~9o C~
Minutes approved & signed ~ /
at next meeting ~~r 9° n~-
.,
Appro~S~riate Dept . files
original with agenda packet
At end of one (1) calendar year
approved minutes with agenda
packet forwarded to City Secretary
SECTION ~O-~OOO
DISCUSSION
CITY OF LA PORTE
INTER-OFFICE MEMORANDUM
JULY 12, 1990
TO:
Janet Graves, Chairman, Planning
Commission ~
Joel H. Albrech, irector
Development
Discussion of Sign Regulations
and
Zoning
FROM:
of
Community
SUBJECT:
Commissioners Boyle and Gresham, at the June 21, 1990, Planning
and Zoning Commission meetIng, requested a discussion of the
City's sign regulations as they apply to portable signs. As an
aid to this discussion, a copy of Zoning Ordinance Section 10-
1000 is attached. Also attached are Zoning Ordinance pages 14,
IS and IS-A. These pages contain the definition for on-premise
signs, off-premise signs, portable signs and public service
signs. This is a discussion item only. No formal commission
action is required.
cc: Planning and Zoning Commission members
-90-
Section 10 - 1000 Sign Regulations
Section 10-1001 Portable Signs
1 .
Portable
with the
calendar
brought
removed.
signs as defined herein, that are
requirements of this ordinance,
year of the date of passage of
into conformance with ordinance
not in conformance
shall within one
this Ordinance, be
requirements or be
2. Portable signs shall be securely anchored in a manner which
will prevent their being blown about by strong winds. The
method of anchoring shall comply with the requirements of
Chapter 12 of the current adopted edition of the Standard
Building Code.
3. Portable signs may be electrically illuminated, provided:
A. They are wired and connected to electrical power in a
manner that complies with the current adopted edition of
the National Electric Code and the City of La Porte
Electrical Ordinance.
B.
Illumination is steady.
shall be placed on any
City of La Porte.
No flashing or moving lights
portable sign placed \.Jithin the
4. Temporary political signs placed for the duration of an
election campaign shall not be subject to the requirements of
this ordinance except that:
A. No political sign shall be placed within a sight triangle
or in a manner h'hich will otherwise create a traffic
hazard.
B. ltll portable signs used for political advertising shall
be anchored in a manner which will prevent their being
blown about by a strong wind.
C. All political signs shall be removed no later than ten
(10) days after the election for which they were placed.
In the case of run-off elections, political signs may
remain in place no longer than ten (iO) days following
the run-off.
-91-
----.
Section 10-1002
Number of Signs
The number of signs which may be permitted for a given location
shall be regulated as follows:
1. These regulations shall apply to freestanding signs only.
2. Multiple reader panels mounted on a single base shall be
considered to be a single sign.
3. A maximum of one advertising freestanding sign shall be
permitted for each side of a commercial or industrial
establishment which fronts on a developed right of way.
4. For the purposes of this section, a multi-tenant building
shall be considered to be a single establishment and shall be
limited to one freestanding advertising sign for each side of
the building which fronts on a developed right of way.
5. Separate buildings located on a single piece of property may
be considered to be separate business establishments with each
building being eligible for freestanding advertising signage
in accordance with these regulations.
6.
The number of on premise freestanding non-advertising
intended to direct traffic and not exceeding six (6)
feet in size shall not be limited by this section.
signs
square
Section 10-100:S
Size Restrictions
Calculation of sign size shall be based on the area of the reader
panel(s).Maximum sign size shall be limited as follows.
1. Freestanding on premise signs with a maximum allowable height
of forty-five (45) feet: one hundred fifty (lS0) souare feet.
2. Freestanding on premise signs located within a controlled
access highway corridor, with a maximum allowable height of
sixty-five (65) feet: three hundred (~OO) souare feet.
3.
Freestanding on premise
whether located within
Controlled Access Highway
souare feet.
signs for multi-tennant buildings,
or outside the boundaries of a
Corridor: tliree hundred fifty (~SO)
4. Off premise Public Service Signs: seventy-five (7S) sou are
fe e t.
-92-
Section 10-1004 Survey & Site Plan Requirements
Any person desiring to erect or place a freestanding sign on any
property, shall submit to the Code Enforcement Office a survey of said
property which indicates the proposed sign location.
In the case of signs which due to size or height do not require an
engineered design, a survey shall not be required. Any person desiring
to erect or place a freestanding sign of this type on any property,
shall submit to the Code Enforcement Office a site plan of said
property on which the proposed sign location is indicated.
RESIDENTIAL SIGN TABLE A
USES (SIC CODE #)
R-1
ZONES
R-2 R-3
HH
Freestanding On Premise Identi-
fication Sign; Townhouses,
Multi-Family Developments,
Group Care Facilities,
Subdivisions, Education and
Religious Facilities
p
p
p
p
RESIDENTIAL SIGN TABLE B
(8*)
Uses
(1)
Min.
Yard
Setbacks
L. F.
F. R. S.
Max.
Height
Free-
standing
On Premise
Signs
0-0-0
Equal to
Max.
Allowable
Footnote:
No sign shall be located in a sight triangle so as to obstruct
traffic visibility at a level between three feet (3') and six
feet (61) as measured above adjacent road grade.
-92a-
COMMERCIAL SIGN TABLE A
USES (SIC CODE #)
CR
ZONES
NC
GC
Freestanding On Premise Signs
P
P
Freestanding Off Premise
Public Service Signs Spaced
In Intervals of Not Less Than
500 Feet
*
P
COMMERCIAL SIGN TABLE B
Uses
Hax.
Sign
Area
( 1 )
Min.
Yard
Setbacks
F. R. S.
(1)
Adj. to
Res.
Min. Yard
Setback
F. R. S.
Max.
Height
Freestanding
On Premise Signs
150 Sq. Ft. 0-0-0
0-5-5
45 Ft.
Freestanding On
Premise Signs
Located In C.A.C.
300 Sq. Ft. 0-0-0
0-5-5
65 Ft.
Freestanding On
Premise Advertising
Signs for .l~ulti
Tenant Buildings
350 Sq. Ft. 0-0-0
0-5-5
45 Ft.
Freestanding
On Premise
Advertising
Signs for l~ulti
Tenant Buildings
Located in C.A.C.
350 Sq. Ft. 0-0-0
0-5-5
65 Ft.
Freestanding
Off Premise
Public Service
Sign (whether
located within
or outside the
boundaries of
C. A. C. )
75 Sq. Ft. 0-0-0
0-5-5
18 Ft.
Footnote:
)
\
~
,~
1. No sign shall be located in a sight triangle so as to obstruct
traffic visibility at a level between three feet (3') and six
feet (6') as measured above adjacent road grade.
USES (SIC CODE U)
-92b-
INDUSTRIAL SIGN TABLE A
On Premise Freestanding Signs
Off Premise Freestanding Signs
Uses
On & Off
Premise
Freestanding
Signs
Freestanding
On Premise
Signs Located
In C.A.C.
Freestanding
On Premise
Advertising
Signs for ~~ul ti
Tenant Buildings
Freestanding
On Premise
Advertising
Signs for Hulti
Tenant Buildings
Located in C.A.C.
Freestanding
Off Premise
Public Service
Sign (whether
located within or
outside the
boundaries of
C. A. C. )
B-1
P
*
INDUSTRIAL SIGN TABLE B
ria x imum
Sign
Area
150 Sq. Ft.
300 Sq. Ft.
350 Sq. Ft.
350 Sq. Ft.
75 Sq. Ft.
( 1 , 2 )
Hinimum
Yard
SetbacK
F. R. S.
0-0-0
0-0-0
0-0-0
0-0-0
0-0-0
ZOI~ES
L-I
P
P
( 1 , 2 )
Adj. to
Resid.
l-'iin. Yard
SetbacK
F. R. S.
0-5-5
0-5-5
0-5-5
0-5-5
0-5-5
H-I
P
P
~~a x .
Height
45 Ft.
65 Ft.
45 Ft.
65 Ft.
18 Ft.
-92c-
Footnote:
1. No sign shall be located in a required sight triangle in such
a manner as to obstruct traffic visibility at a level between
three feet (3') and six feet (6') as measured above adjacent
road grade.
2. All off premise freestanding advertising signs shall be spaced
in intervals of not less than three hundred (300) feet.
-14-
National IJ.anufactured Housing Construction and Safety Act of 1974:
and performance of
United States since
specifications.
manufactured homes or mobile
June 15, 1976 defined as
homes
homes
built
meeting
design,
in the
H.U.D.
The Federal Act which governs the standards for construction,
New Business: A project or undertaking ,,'hich involves the use of any
property, building, or structure, permanent or temporary, for the
primary purpo~e of conducting in said building or structure or on said
property a legitimate commercial enterprise or other nen-residential
use, in compliance with all ordinances and regulations of the City of La
Porte and wr.en such project or undertaking is new to the premises.
Provided however, a change in ownership of at least fifty percent (50%)
of the ongoing project or undertaking shall constitute a new business,
for the purposes herein and, provided further, expansion of an existing
building or structure shall constitute a new business if such expansion
increases the size of the area devoted to primary use, in building floor
square footage, by not less than fifty percent (50%).
OccuDancv: Any utilization of property.
Office Trailer: A structure, transportable in one (1) or more sections
which is built on a permanent chassis and intended to be used for office
space or storage with or without a permanent foundation system
or without utility connections. Office trailers as defined
allowed subject to the following conditions:
(1) Office trailers may be used as construction offices or
temporary storage buildings only on construction sites.
(2) No office trailer shall be moved on to a construction
site until the required building permit has been issued.
(3) All office trailers shall be removed from a construction
site once work is completed or abandoned.
(4) In no case shall an office trailer be used for overnight
sleeping purposes.
and with
are only
Off Premise Sign: Any sign which directs attention to any business,
commodity, service or entertainment offered elsewhere than on the
premises where such sign appears.
On Preffiise Sign: Any sign which
commodity , service or. entertainment
such sign appears.
directs attention to a business,
offered en the same premises where
Open Space: Area, excluding parking, street, alley, service walk or
other service areas, but including any side, rear, or front yard or any
unoccupied space on a lot that is unobstructed to the sky, except for
the ordinary projections of cornices, eaves, porches or trellises.
a. Developed open space shall be defined as recreational space
developed with facilities for either active or passive recre-
ation not within any required yard.
-15-
Parkinl;[ Space: A "parking spacel1 is a surfaced area, designed to
control dust and moisture, enclosed or unenclosed, sufficient in size to
store one (1) automobile together 'veith a surfaced driveway connecting
the parking space with the street or alley permitting ingress and egress
of an automobile. A "parking space" or any requisite maneuvering area
incidental thereto shall not occupy any public right-of-way.
Par t v \-1 a 11 : A fir e wall 0 n ani n t e r i 0 r lot 1 in e , use d 0 r a d apt e d for
joint service between two (2) buildings.
Planned Unit Development: A land area characterized by a unified site
design which (a) has individual building sites and provides common open
spaces, and (b) is designed to be capable of satisfactory use and
operation as a separate entity without necessarily having the
participation of other building sites or other common property. The
ownership of the common property may be either public or private. It
may be a single planned unit development as initially designed; or as
expanded by annexation of additional land area; or a group of contiguous
planned unit developments, as separate entities or merged into a single
consolidated entity.
Pole Trailer: Every vehicle without motive power designed to be drawn
by another vehicle by means of a reach, or pole, or by being boomed or
otherwise secured to the towing vehicle, and ordinarily used for
transportation of long or irregularly shaped loads such as poles, pipes,
or structural members capable, generally, of sustaining themselves as
beams between the supporting connections.
Political Sign: A temporary sign announcing, supporting or opposing
political candidates, dates or issues in connection with any national,
state or local election.
Portable Sign: A sign designed or constructed to be easily moved from
one location to another, including signs mounted upon or designed to be
mounted on a frailer, wheeled carrier, or other non motorized mobile
structure. A portable sign which has its wheels removed shall still be
considered a portable sign.
Public ImDrovements Criteria Manual (P.LC.M.): The set of standards
set forth by the Director of Community Development and approved by the
City Council to determine the specific technical requirements for
construction to public improvements. The manual may be acquired from
the Community Development Department, and is on file in the City
Secretary's Office.
Public Parks: A I1public parkl1 is any publicly owned park, playground,
beach, parkway, or railroad within the jurisdiction and control of the
City.
-15a-
Public Service Sign: For the purposes of this ordinance, the following
types of signs and no others shall be considered to be public service
signs.
1. Signs identifying and naming the location of churches, schools
and other non-profit organizations;
2. Signs identifying and naming the location of public facilities;
and
3. Community information signs which provide information regarding
community functions and activities.
Signs ,,'hich display commercial advertising in conjunction "lith public
service information shall not be considered to be public service signs
except that a person, firm, or organization who donates or otherwise
provides a public service sign may be identified on such sign in a means
which is clearly incidental to the primary message.
Ouadraplex: Four single-family dwelling units
sidewalls, and/or common floors/ceilings.
joined by
common
Ranch Trailer: A
trailer designed
moveable personal
of the raising of
vehicle with or without motive power other than a pole
for carrying livestock, ranch implements, or other
property attendant to the business or recreational use
livestock or crops.
Reader Panel: Any and all portions of any sign on which text, graphics
or pictures are displayed. In the case of double faced reader panels,
only one side shall be considered in the calculation of sign size.
Recreational Vehicle: A camp car, motorhome,
with or ,,'ithout motive power, designed
recreational occupation, having less than
square feet.
trailer, or tent trailer
for human habitation or
three hundred twenty(320)
M A IN
STREET
DISCUSSION
CITY OF LA PORTE
INTER-OFFICE MEMORANDUM
JULY 12, 1990
TO:
Janet Graves, Chairman, Planning
Commission
Joel H. Albrech-t{\~rector
Development ~
Main Street Business Area
and
Zoning
FROM:
of
Community
SUBJECT:
Attached is a letter and information packet received from Ms.
Imogene H. Pulleine, President of the La Porte Main Street
Association. The Association is requesting an amenoIng of the
City Zoning Regulations as they apply to the Main Street business
area. Specific areas addressed include setback, lot coverage,
signs, parKIng, landscaping and permitted and prohibited
activities.
The purpose of this meeting is to initiate Commission discussion
of Main Street related issues in a "workshop" setting. No formal
action will be required of the Commission at this time.
cc: Planning and Zoning Commission Members
-----
-;( ;~~
Wi5-t\
~.@~~~ g~g~
~ ~jtJ
~~~o
~:<-'-. ;~J;~.!J~,i';I\$~~t!!~. ~.-!.l~~. "'a"f:\~
" . i\~;~ ,'U'J 'J": ,.f.t " . '
~~ - ' ...;1 .
P.O. BOX 1794
March 'l" 1990
LA PORTE, TEXAS 77572.1794
RECEIVEO-4 Ll .-/
,5-?-q~~;y
COMM. DEV.
City of LaPorte
P. O. Box 1115
LaPorte, Tx 77571
Attn: ?\'lr. Joel Albrecht,
Director of Community Development
Dear Mr. Albrecht,
In continuation of the LaPorte Main Street Association' s discussion with
the City of LaPorte regarding the zoning for Main Street, I would like to
request a meeting with you, a member of the Planning and Zoning committee,
and our 1990 Economic Development Committee. Judy Nieuwenhuis is the
chairman of the committee and Pat Muston and DiAnne Thomas are the other
members of the committee.
If you could arrange a convenient day nex't week, around 9:00 A. 2\1. , for you
and the person attending with you, we 'would appreciate the meeting to be
held at 301 West !\1ain Street. Please contact Judy at 471-3807 when you
have scheduled the date and she will contact Pat and DLo\nne.
We are enclosing a compilation of our goals and objectives regarding sug-
gested changes in the zoning ordinance which would protect and preserve this
special district and enable us to keep the historical character of the area.
It is our opinion that this is in keeping with the future goals of the City of
LaPorte.
Thank you for your cooperation in this matter and we look forward to YO;lr
response.
Sincerely,
;/ /7
~~ :tItJ;;;ffA~~
Imogene H. pulleine. President
PRESERVJJ\g YESTER"YEJJ<... BUJ1DJJ\g TO}JORRO\V
LaPorte Main street Association
Page two
March 7, 1990
.Attachment
cc: Robert Herrera, City Manager
Norman Malone, :!\1ayor
Gladys Roth, Chamber of Commerce
Bob Pizzitola, Chamber of Commerce, 1\lain streeLAssoc. Liaison
TO
Joel Albrecht, Director of Community Development
FRm'l
The LaPorte Main Street Association, Economic Development
Committee
SUBJECT:
Planning and Zoning
The objectiyes of said Association are to foster, promote, maintain
and encourage the civic, social, commercial, tourist and economic
welfare of the downtown portion of LaPorte, i.e., Main Street,
Broadway and contiguous areas.
It shall have the power to appear before any Federal, State, or
Municipal officer, body, commission or committee or other lawful
authority for any of the purposes herein expressed, and to do any
and all acts as may be necessary or desirable for the purpose of
carrying out any of the objectives herein expressed.
Because the Association does not feel that the present zoning ordinance
lends itself to the protection and preservation of the unique character
of our downtown area, we are requesting that a special zoning district
be established, with controls limiting use and architectural styles.
~ The existin2 buildin2s are not in compliance with city ordinances
/:,; regarding set-back lines, parking and landscaping requirements, signs,
etc. It is our belief, that this non-compliance must be forgiven for
the special district and different controls and regulations be enacted
by the City of LaPorte, in order to preserve the flavor of the district.
A list of desirable uses must be approved and architectural restric-
tions be applied in order to preserve the historical character of the
district. (See Attachment A, How Zoning Can Block Downtown Rebuilding,
"T),"",~",,",,,~ Tr<_~ "Cv~'h~~g"''') rC'ee ^......--1-.-e-.... B Pe-.... "-r";~" ~ V-l"n
.....v....I.\...v~\.j. ..L\....l,.Cc.. ~^'-.Uc:.J1 '-' . \V .""'\L.L.a.\...J.1.JU lJ.L. , GlL., J\Jo. ,"\'J..\....1\. q lla.
1989 Econonic Development Strategies Report, 111-9; IV-4; IV-5;
Appendix A-I and A-2).
Uses which are desirable and compatible with surrounding area are:
Retail ShODS
Antique an~ Speciality shops
Restaurants
Galleries
Craft demos
Clearly defined parking areas
Theaters
Huseums
Imports __ JJ~. JI ~
Service- r-'~
Uses which are not desirable and compatible with the proposed uses are:
-Churches-
Outdoor storage
Agricul tun::
!/y~--L0-4V?
Shipping & Transport
Inadequate dwelling units
-Proliferation of flea mkts
J'-lanufac tur ing
Adult book store
Page 2
(LaPorte ~1ain Street Association/Economic Dev. Comm./Planning & Zoning)
The following City of LaPorte Zoning regulations are not applicable
to the existing buildings on ~1ain Street or to the future construc-
tion of compatible buildings:
Set-back reouirements
Landscape/open space requirements
Signs
A,mings
Screening
Lot coverage
Parking
The Main S~reet Association also requests the following:
That existing ordinances be enforced regarding traffic control,
healthful conditions, and junk/trash clean-up.
That the City research the possibility of acquiring abandoned
properties by eminent domain so they could be sold to buyers
willing to renovate the buildings rather than demolishing them.
That the City and County devise tax breaks for historic property
olmers I,'ho undertake significant improvement proj ects.
That the City and County agree to freeze appraised value of a
property for a specified number of years following rehabilitation.
3us Terminal
C:1Urch
Do...-n t 0\..'11
Swing
Pr. r~:
Pa,'dng G?ra~e
Condominium
!,partments
Convention Centers
Factory
Gas Station
Government
Buildings
),on d o\"'n town *
Do\..-nto,,-,n
1\ on d o\..'n t o\,,'n
l\ on d o\..'n t o\..'n
Do...'nto\..'n (S\Jing,
if separated
by e:-;pal1sive
L,"\..'n or parking)
Parking Lot
Post Office
Railroad Station
Restaurant
Restaurant with
Perking Lot
Sto:-es: Co..-,parison
Goods
Grocery Stores
::otels
NO:1do'~'nto\..'n
Do\,-nto'~'n
Stores; Conveni-
e:-:ce Goods
Sy:-.?~ony / Ope r a
::211 s
Telephone Company
~ospitals
1~ 0:"1 d O~~~j) t o.~"n
Institutions,
},isce1l2neoL:s
Libraries
};otels
$;.:ing
DO\.."11 t o\,,'n
$\..'ing
The2ters
University Bldgs.
Utility Co. Bldgs.
V2cant L2nd
Attachment A
S\..'in~
Do\..'n t o\,'n (110:1-
d o"-'n t o....n, i fit
serves nondo;.:n-
to\,,'11 use)
Swing
Do\..'n t o\,,'n
Down t 0\"'11
S\Jing
)\ondo'~'n to""n
DO\,,'D t o....n
),ond o'~'n t 0\..';')
Do\,'n t o\"n
Do\.."11 t 0\..'71
Do;.:nto\,,'n
Nondo,,'n to\,,'r.,*
Down t o\"n
Nondo\.."11 town
(
* Note: Buildings primarily in nondo"'71to\..-n use, such 2S high-rise apartment build-
ings, are considered dO\.."11to\.."11 uses if the ground floor contains a downto\.."11 use.
Surveying cOw"11to\.."11 with this list in hand, the researcher notes the use of
land. Next, using a list of eight rules, 2 ~2? of those uses is drawn that demarks
dow"11town. Within dOw"11to"'"11 as it is defined, the same methodology permits delin-
eation of the retail and the office-core components.
Surrounding the total OO\.."11town core are a series of generally larger support
areas, which also can be mapped using the same techniques. These are sections that
"support or are linked to the dO\..'11to....n core. There are, says La;.:rence, at least
seven functional types of support areas: residential districts, institutional dis-
tricts, industrial districts, loft districts, entertainment districts, transporta-
tion/utility districts and open space districts. Co~bined, the Do\..~to\..~ Core plus
the Support Districts make up the total Do...-nto...-n Area.
J:1ow Zooing C"an~BJ9c~"Dqy{ntoyvO Rebuilding
.~'-'-.".. .-----....=. . -~ -.....--~_.__._- -. '.
Could a large part of your downtown be rebuilt after a disaster? If fire
seriously damaged a whole dO\,~to~~ block or if an explosion wrecked most of the
premises, could that block be rebuilt? h~at about damage to a single structure?
The ans~er is no in many cases, says planning consultant John L. Gann, Jr. of
Roselle, IL.
Gann comments that under the zoning ordinances in effect covering 17\ost do.....n-
to\'-ns, after a disaster that destroys substantial property (typically to the extent
of at least 50 percent), it \Jould be impossible to build ne~ structures on the lots.
That's because in many do~nto\Jns requirements for such things as setbacks fro~ the
lot lines, mandatory on-site parking and on-site loading docks ~ould make develo?-
::lent economically unfeasible. hnile a ",'hole block might possibly be redcv\?"ioped,
doing the job lot by lot ~ould be out of the ~uestion.
(
-7-
;::-:.~::1i:-::;-:~ cO....::1t\.'..,:::: _....:, }L, \.~3;;n s~..,ottec this.. _ fo~.. C.O\..';-:tO\.::"'. :)uilt ir,to
tne existing zoning o~~in~~ce. !~is invcstigation showed that co~~e~cial ~cvelopment
zoning regulations ~Ilich ~erc really ~ost appropriate for suburban-style projects
11.:;d been enCicted <JnG .:"I'li<:o c\:cl.Y....'here, including do....nto.~.n ",'herc they do not fit
.....ell. Under the ~jCliC1HY code, virtually all dO"":1tO""l1 buildings ""erc legally
nonconforming and so could not be rebuilt if severely damaged in a disaster. (
The solution proposed in }lcHenry called for a special.,zoning district for
do~nto""~ which deals realistically with the small-lot, high-density, pedestrian -
-character of the special area. The ordinance eliminated the setback, on-site
~_ parking and loading requirements.
Gann cor:U7:ents that "Too often municipal zoning people focus so heavily on I.'hat
they ~ant to see in new development that they ignore what's actually on the ground
.., zoning for these older areas should reflect their existing character, even if
that is not up to today' s de\1(~lopmcnt standards. \,llerc dO\.':1to...'o development' is
healthy, zO:1i:.g should protect and preserve it rather than force its elimination
s h 0 u 1 d d is a s t e r s t l' i ;: e . "
The Future Of Dov,Into\'m?
.:.. symposi\.l::l i71 dO-~7:to"'-;) Colorado Springs, CO, \..'hich '~'as provocatively themed
"The Future 0: ::lo....:nto\.-:-'?" brought together "A great turnout," said realtor Gary
Fe f fer 0 f S c h U c k, G n.: !;:, & E 11 is. Th e go a 1 0 f the eve nt, add e d Fe f fer, was to" get
feedback" into the process \o,'hich do....'nto\..'Tlers hope will enable the:n "to get control
over ;..'hat I s going to happen tomorrow."
A symposiu~ can be a strong, exciting tool for generating interest in and
support for do~nto-..'Tl action. Held last January 20th, the event consisted of the
formal symposiu::l followed by a mixer ~here people could talk things over, exchange (
views and discuss issues relevant to do~~town.
'lhe sYi:'.?osiu~ featured four segments. ':'"Frist, there ~'as a report on "Project
2000" and ho....~relates to the .future'of oO\O''11to....'11. The second segment covered
urban design~standards .....ith the goal,'of making and keeping CO\-mtO"lo.'11 attractive. The
third part examined t~e potentials for forming and utilizing a dO\o,'11to"lo.'Tl improvement
district. ':'.nd, the final'session revie.....ed the dO"lo.'11to\..'11 retail market plan and other
thinking for strengthe71ing the retail sector of dO\o,~to"'~,
Coming Next Downtown
Hore infor.-:lation and ideas on child care for the kids of dO\o,'11to\o,'n I s increasing
number of worki71g parents. III A look at the methodology and key results of the
cO\..'11to...'Tl consu::-.er research from Duluth, loiN. / I I ..1m analysis of how the LO\o,'erto\o,'11
Redevelopment Corporation operates in revitalizing dO~'11to\..'11 St. Paul, HN.
Downtown Idea Excr,ange~ is puo\isheC ~wlce.monlhlJ' by the Down-
town Research & Development Center, an independent organization
which has. since 19~. stuCied and re;:.>or:eC on downtown problems and
solutions in an ef1or: te ;lrc-vlde a fOCL:S for recycling our cities. In addi.
tion to pubilshing newsle~ers. the Cenler COnduC1S research. .-ubilshes
books. repor:s and Slue.es, hOldS co,,'e-ences and seminars. produces
visual presentations and acts as the ,"leer,allona! cleating house on
do..vn\own fe....italiza~\c~
No Quotahon wllhout Wti~e'" ::>erm.ss,on 0' the outllisher
-------------------------------------------,
Use this order form to subscribe to Downtown Idea Exchanoe newslener. :
1133 Broadway. Suite 1407. New York, NY 10010 Tel. (2;2) 206.7979 I
I
Subscription Rates: I
U.S.. Canada. Mexico.. ." uS S 9.:00 0 Payment enclosed :
Overseas surtacemail . . . uS S , 05 00 0 Please bill me I
Overseas air mail. . . . .' .. uS S ; 20.00 I
I
I
I
<--
Name
Downtown Idea Exchange;
1133 Broacway. SUI;e ,':07
New York. NY 'aD,\). Tel. (206.797~)
Editor La,,'ence Alexa"::e'
Managing Edilor S'::;>~~~ Dowd~:~, ..~ .
Circulation r.."" Lobola ?"~"",,,I.
PubliSher S~.I~;'::\' Al€~a~:~-.
V)
...;
~ s
...;
~ ~
~. "
><.
",+. .,
0 :: '.-:. ~ 0- ~ :; .....
..-n r=; ~ l' -' 0 -' CO -:i 0
:>( r:> CO r:> ..... r:> 0 S
r' r-: r-: ~ V)
CO r:> -0 0- r:> 0- -0 ...;
0 ? " V) ..... .:- > 0 ..... r. r-: CO H C
0 ..... ':.-' '" :::; ;,> .- ,...... ~ ~ ~~ co ...; ;;:;;
::: r:> r. :::; 0 C> ,...,. ...- ,...,. :; .... ,...,. ?: ~
-' ~. ..... ...... ;::. r-: -0 :::;
- " ~
,.., ~ ,..., t- .. :: " ,...,. :: ':.-' ,.J
'< ..... C> rJ ,~ .... " CO .... ;::. ...; ~
r. r' () e- rr .. ~ rr ;;, e- :::; ....:: H
e- - ,...,. 0 ...., '< ,...... ;:0 ';.> V)
,~ (. :::; <: 0 V) :::. " H ...;
'< D " D D " ';.> '< 0 - ::: H
,..... ';.> C ...... " C :::; ,...... " ..... ::::
< ..... :;;- 0 ,... C- <: ,...,., 0 ::> C. "
-' " ...., .:- -0 > :::; C> ...., .- :,,,
:::; r. c ::; .' r. r. ? ...... ~ :::
- - 0 .' .... ,...,. 0 .-. .. r-
? ~ :::; 0 ,...... <: n ..... - ....:: ::::::
- 0' IJl
r. ,~ r" r. ,...,. - 0
~o
" ~.... r. -;"."'# ..... " C> ...... ::;, 0 S
() ., :::; - " ,..,
., - ,.., r-
=- .... r. ,.., " rr ,...,. ';:f' .-. \.0 0
:: e- o .... - :::; "-'" .- :;::
C) C) "-
~ - ~ :::; r. ,.., () ,...,. H
-::: 0 - ? ...., 0 r-: r" V)
--
- r:> c c1' IJl ..... ,...... =- C ~
<: r. ~ r:> ....
r ,...,. 0-'\ \..":0 (? ~ IJl ,.., ':.-' "
~ 0 :::; r-: '-< ('l e-
t.~ r-: ,.., <: ~'> ...- (? ~
- ... <:
= r-: ';.> .' 0 e- ,...,. (?
,..... .... -0 C> r:> ~
::- c ...; -0 ..... ..... n < ,......
... < 0 ,.J
C' :::; r. r:> (") r:> C> ::::
:>( e- l....;' .- r. 0- -0 ...;
.... ,......
.- ~. ,... 0 r-: ,......
., - 0
C> .' IJl r-: < \:" ..... n t'.) --
- '-'
:::; r: 0 0 ,.... 0 ... 0-'\ ';:1
e- ,.... ::::: :::; r-: ? ~ ..... r:> .;..
,...... g ..... t'.) ..... C- :::; (? ~
,.... is ? r-: <: ..... r-: I ..... --
r-: n ..... r. :::; e- :::; ::::::
,.... ...., ..... 0 C':l - 0
r. .... r. ? ..... ... <: 0
., ... t'.) ..... C> r. ...- ~
....
,...... \.'> ('1' ;::. IJl ,...... ,......
0 r:> 0 p 2
..... ..... r-: C' "9. "
r:> ::; r:> =- 0 " r. ~
\ - \.'> r:> c-:; r.
,.... ,.., c :::; ...-
..... ,..
:::; ~ ..... ? ,.., r:::,
< r:> ,.... ,.... '"
0 r-: ? c;. ..... H
\.'> r--- 0 0
S e- ,.., ..... r. z:.
,...,., r. C> >
r. ..... <: 0- r-: r'
:::; 0 r:> ..... 0 ,....
,.., :::. ,..... ..... 0 :;:
\.0 0 0 :::; >
.. ...-
- n ::::
::;, r-: c-:; :::; ""
0- 0 ,.... 0 r. r:::,
:::; 0 ,...... ...;
-
0 r-: ::;, ,...,., .....
...- ~
.- ('l 9
6 0 -0
C 0 ,..
.....
r-: ..... -0 ~
C \.'> c:
::;, 0 ,.....
C> ,....
....
r-: ,..,
.... r-: ,...,.
r. ..... 0 H
IJl 0- :::; -<
C> I
...,., ,...... " ::-
0 r.
..... ~ ::;,
co C"l
C"l <: 0
=- n .....
(?
-0
0 ~ :;
.... ..... ::.>
r ~ ,~
'< co
~ fit
..~-;
V"
,
r-J 0 ,..... ..:-. ., H ". ~
=' 0 -;:l ., '"' :;;' :;;'
n <: .... ~~ 0 .....
0 0 ..... ~ 0 II>
C ,..... <: 0 .... n
'" .-c n .-c 0 to> .... ..... n II>
to> '" 0 ..... -;:l ~ =' .r" ..... r"
c:> 0 ;:) 0 0 0 '< ~ '"
0 :: "" 0 :; to> -0 to> '< :;
" - 0 ..... 0 ;:) ,..... '" '"'
.... n
:: ..... 0 ("1 ::> r" 0- n ., t.> n (';)
,..,.. ("1 ,..... ..... ,..... (';) ..... =' c:> =' :; C'-:l
(';) '< n c 0 ~ =' c ~ '<
LO 0 ~ \,.0 c- 3 '< .... ,..- -0
~ 0 3 ..... ? -;:l =' ,..,.. '" 0 .....
..... ,...,., 0 0 c:> '< :;;' C'-:l C ,..,.. 1.0
<: ,..,.. ~ ... n n <; ,..,..
:.> - c-r ..... :.> ,,0 0 c .... 0 :.>
,..- :; 0 ..... -' r. ..... c 0 c c- ..... ;:)
:: :::; C-:' r. N :::; ,..,., r'\ (';)
.-:: r" c- o (';) c-r \,.0 ..... (';)
.. c -;1" c: 0 .- '< (';) ~ r-\
... ....
=' r'\ 0 "0 :::; ,,0 \,.0 '-" en :3 n .-.
c- c-r r" ..... '< ,.-. -0 0 (';)
0 " ..... r" C'l t:> ,..- .... (';) :::; ('l
0 .... '< :.> 0 :::; :::; <: c-r r" r"
c-r r"T <--. t:> c.- to> 0 ,- ..... ....
:;;' '< ... 0 - C'l :::; <: <;
~ "0
0 ~ '" .... to> 0 ,..... 0 0
..... t:> 0 ..... t:> r"T C"i
r" ,...,., e- n r: t:> ~ ~ ~ 0 :C
-0 c-r :::; 0 =' c- o 0 r-\ ..
.... ..... r .... ~ c- to> ..... C'l 0 '<
0 0 ., ... ..... :.> c n ..... 0 ....
3 "0 ,,0 ..... r" -0 \,.0 :;;' :::; r" r"
0 -;1" .-c \,.0 c- o .... 0 0 c- o
r-: ..... C 0 0 ..... 0 \,.? =' 0
..... -0 .... r" .... ,..,.. :3 ....' ,.-. \"0 0 '" c:>
0 c-r ..? .... 0 \,.0 n 0 ..... 0
:::; ~ 0 to> 0 c-r 0 ('l c- .... ("1
to> 0 :: :::; :.> :::; ..... ., c: ..... 0 0
,..... :..: c.- :::; ("1 0 -;:l =' ..... c.- p. :>
., 0 c- =' -;:l c-r ='
0 LO ~ ~ :> to .... '< ..... :: n :;
0:: 0 :> :::; ..... 0 '-" ('l ('l 0
0 .-c ~ c ('l c- '" .... .... .....
:::; .... to> ..... ('l ..... .... ..... ..... :::;
c-r 0 =' .... 0 ..... =' ..... ..... (": .....
'" c r: "0 .... ,..,., .. C'l 0 P. (,/')
., ... .....
c- r-: "0 ~ 0 (": 0 p. n 0 r"
~ :: 0- r: .... 0 ..... tr.l to> ..... .....
to> c- -0 :3 ,..,., ..... ..... 0
.... to> r"T .... 0 ~ to> c-r ~ c- o
r. r"T '"' .. ..... 0 '"' 0 tr.l ::l 0 r"
...
- 0 ~ ~ ..... n ~ <:
-' 0
0 .... r-: :: 0 <' t> "0 <' ~
'" .... ..... II> r" =' :::; c :::; .....
-;1" 0 .... LO .... c- 1.0 0 ...
0 :::; \"0 c- C'"l c '" :: '" -
<' r-
:C 0 t> 0 .... ..... :C :3 0
n :> ..... (? (? ..... (? '"'
:> ..... L? t1l '"' ='
'" '"' ~ p. ,..... r" C'"l c-
o .-; 0 (? n to :;;' r'\
0 .... <; ..~ ..... c .....
r" :..: t> 0 ..... l""' ..... :> <:
-;1" :> tr.l .... '< t> =' (?
0 ..'> <' ~ (? '-" =' ;:)
.....
c c- C'"l ='
" '$. n 0 c- .....
..... 0 0 ..... p. :::r .-. c 0
r" =' =' :: (? to> I
'< c: c-r 0:: 0 n '"
l""' C'"l c-
:3 to (? <' .... .... (?
0 0 ..... ..... ..... 0::
.-. =' :::; 0 ..... ....' '< 0
-
~ (? -;:l n ,., "0 .....
C- ..... :3 0 '< c 0
to> '" 0 =' --0 ~
0 =' ...... -0 .....
'" r" ,., (? 0 0 (';) ..:::
0 n .... '"' ..... ~ \
r'\ 0 n .... V'
.... '"'
0 =' '-" (?
n 0-
0
.....
:>
n n
0 .....
;:) .-
~ .....
0 "
... '<
-
:;
r:
c... -:;
r--,=-(')~
:.> ('j i.l
I"'> ,... '"1 ~
('j
r--' t.>
.....
,..,
:J :; ~ 0
Co~
.......1"'>
n .-Ie"'':,)
o-o:.J~:J
-, '"1 :::l Co
-,
o _"
(") i? :J
D
Co
.. 0
C ::;--0
'"1 0 D
D C '"1
..._ r-- C,.)
Co,..,
:; '-'
C-i.l
.. r;
c ..
.--.
r-, 0 ~ C
..-, .--. ~
o n
-; ,...,. ::;
3 ...... \.)
Co> 0
,.., ::l
o
_ ....... ""'0
1Il Co
::;-(;)
o <
C (J r"T
....... ....... :::r-
Co 0 (;)
-0
"""'3
o (;)
I"'> :;
C n
1Il
3
t.>
,..,
r.>
'"'I
.....
~ 0 :;
r--'::l
o '"'I -0
-' r.> '"1
t.~ ..!: 0
,.. <
<:
-, -:;. ::. ~. C- ("""t
.....'<
:; .
~
c ~
~ (i ,..,
r.
:-: ~ r.> ~1'-'
c...n .......
C" .......
:;i n Ii C
C '< ~o n
:.> ::;-
,..,
.....
r.
'"'
:; r.>
r.l
~ ~~
r.>
r::;-
C
co
.....
r--, .~
C 0
::l '"'I
n 3
n ~
..... ...-
o ,......
::l'-<
co
1Il
......
::l
c.>
c. ::;-
3
......t)
::l
....
co 0
(""T ::l
n .; D
:;" ~ ~I
(;) n co
I-"",~
no !o
.....
::;-
,..-
n
o
~
-'
.....
co
~ C"
~ c:
r: c:...
1-"" _.
.......
....... 5
(""T ::;
n
D
'"'I
r.>
<
r.:
:;
C
D
1Il
(.)
co
n
~
c;-
o-
......
co
<:
("T D
::r t.")
D (""T
3
nD
:;
(""T (""T
'< -
~
~
n
....~
n
'<
-'
~
~
r.>
'"1
::::
......
Co
I
'<
D
:.>
'"'I
o
-'
D
r.
:3
D
:.>
-= - ,..--=
c...r.
r.>
'"'I
~ """:' ("'T
n n 0 \.f) l'?
::l
< n to)
D D
C,
..... 0 (""T (""T
or=:::rT-, 0
""" :, :r l'":l IT
'-'
r--'
'"1
(;)
~
.....
-0
.......0
:.> '"\
:i (J :;
n Co
c
..... D
'"\
D C,
t..':l ~
......t.l
-'
c..
'-'
o D ::;
:i t- t., c..
.....
("': t-'.~
:.., t-..
n r.:
t.':: (j '1.
......
.......
r--'C
-=
'"1 '"'I
0'<
<: n D
..... D 0
c...x
.......- -:; r-o _ :J
~::';-.(i n
._ ::l C '< I"'>
.,<: t.l'<
r; 0 ,.-
o c... ~
(? ()
,..,
'-' D
.......'"'1
(;) n
3 tJ
..... X
::l C I"'>
(') \.") tJ t..,
~ (j ~ ~
'"1
C
I"'>
n
C
~-=
~
;;0
I?
<:
,~
>:
c...
n
:: IT ...J
Co 0 D
I"'>
::;-
......
-,
t.>
('j 1':)
,..,
::;-0
I"'>
=- ~
n D 1':)
n 0 ~
<:
:: \,....
_. r
~ ~
~ I...
'< """\
co
D
D
:;
-= n ::;-
......
:".J ~ ....-
:J '< :J
1Il
~ D
.-.on
0<:0
'"'I C':l ::l
'"'I 0
r-: ...J 5
:::r 3 --
D r.: n
::;
D
n
o
r:' c...
C':l
,.., <:
D
r--'
C
::;
c
'"'I
2
~ L":
I-"'.~
I"'> r;
n
I"'>
C
c... :J
r;
'"'I
<:
r;
...... ....,
'"
,-..
r--'
c
-=
rs ~. ::
:J t~
r-: _ r:
:::i r"'j
o c... t.l
!-) r-:
.....
,.., <
::;- C':l
D
n
,..,
'<
::l
co
('j
'"'I
:;::
.....
Co
I
'<
('j
t.l
'"'I
>
~
::l
.......
.......
'<
~
.',
..
.......
Vl
-'
r.:
c...
n
......
r.
'<
.:..
t.l
:;
-.
1':)
'"'I
::;
e..
o
r-,
.......
~
c:>
~
o
~
D
n
.....
:::>
r.
c...:.> n n
r;
<:
r.:
<:
r- ""':: r.
o '"'I -
o
<
n :.>
D
::;
Co n n
~ lJ '< 0
3
3
.-, co
o ~ ~
.., "'1 :J rr
Co ,..,
1':)
1':)
t.l
,... (""T
:::T r.:> n
D CO 0
~
c
n n
~ c.. ....J n
'< .....0
o ~ ~ ~
r-,I"'>
ri t--' l,.~
I? '...,
". 0 :.>
:::i ,...., C
C
D
.....'"1
o co
-.
-.
,...
1':) D
n
o
::l
o
n
C
1':)
(-:' t.,
", ti
C"'"'I
r--' '<
.....
n
..... -
C,
::;-
nn
t-'- ....."
r:' ~
'<'<
_n
,.
~
t.> ...
CO n
1':) ......
'"'I r--'
-.
r:J
(""T
D
o
'"'I
:;
c
.-,
.....
-'
,..
C
C
.....
Co
I
'<
D
'"\
o
:;
D
n
r.;
l~.
::::
P-') 0 0 r- l",
C .., ..-, =- :::;- ~
'"1
~ M
I.:l ::r- r.
c, -0 ('j C
('j ('j
t.l ....
(""T I"'>
,...
o .....
:; 0
c
;:::::
D
C
::l
'"\
D
Co
'"'
('j
r.
r.>
...,
:.>
n (""'l' "
~; ~
.- ,..,
,.. '<
~ -
::>
n
r.
~ ~.
;::;
I"'>
rr :..>
=-~
,..... D
1.."') ;:
'"'l
I"'>
D"O
c,
o ~
'"'I
(""T
,.....
:;
~
:; ~
C"
r.>
~ :..;
C)~~~ ~"
~;;Cot.l ;.r.
c >:; ~ g
u;:'~~~-6~
is
"-;::
~
r.>
'"'l
......
C
Co
::;-
g- i.) g
~f) e-
D
\.") ~ ~ ~~
1':) ~ D
c,
n
~
'"1
~ :: -;
o..~
c
C"O ~ '-" c.. r:' ,...,
-' n '< ~
D ....
-.
r.
co
r.
~ r" ~
I-'e L."J =-
:::
C
:l
r. ....
-'
r-:'rTC-:~
:;" _ r;. x
r:> ....., = ~
,.....
l?
IS'
co
'"0
o
C>
n
n
......
o
:l
V>
r.l
~ 8 ~
,."......,.....D
C
'"\
::l
C~
.....
c-
.....
......
.....
n
g rs
~ ,..,
t-" CJ ~
l? "" :r"
n ...... 1':)
.....r:>
o
:; ,."
o
o '1
,."
tr.
n
:T
r.>
<:
rr .......
O-,Co
:; r:> r:
l? Cl
_ r--'
~ ~
~.~ 0
15 ~.'1
~C'O
t:> ..... '"\
n=,o
n ~ r:
...... "-;::
g 0 '"\
Vl ,.." ('j
r'T~
:r
...:: ~
r.; r:>
Co
r:
......
(;)
~
c~ t:> S
rr n D
Cl M
n ;".--,
r: =' 0
Vl Vl '"\
n
o
r--'
C .....
3 I"'> t.>
::i ~ n
n
C> 0
c, '"1 :3
r? ~
Ul
(""T
:.>
(""T
:l 0
,..., :;:; l.~
(",) C'O
R 0 ,'5
c
c,
c...
2
::l
"'
r.
c
~ ::;
:::
(",)
..,
1':)
r:" ::.
1-. l,."')
n
~
n f',
o
:;
co
D
n -
,... -'
,..... '<
o
~o:-:--,
n (""':'
::::;-:::7
::;
'"1
c,
r.>
.......
,.,
r.
;:; ~ (";
D n
Co .....
o
:;
c
t.l
D n
<: ,..,
~ ;;- t:~
n ::,
c~ c~
n :::
.......::J
.....
......
C~
Co 0
D ,.,
c, CO
.....,.. ~
CO ::;
:: 1-"
IV ~
Co,..,
.....
,.., 0
c ::::
.....
g g
n
~ C?
n c,
.. t,..'j
.....:.>
< '"'I
..... '-<
rr
,........ ::J
(;) ='
C~ Co
Co
,....
5 Co
< ~
~ ; r.> ('j
~. ~ r: ~
("') ~.. =- "
=- ,..... ro :;
r:>
::. 1; n -'
on,....,..,
e r:> ,..,
,...... e.. '< ,-..
r:
Co 0 0
COe..
n ....., D
t,..') \..".1
t.> ;;: ~ -
I"'> D
n
~ ; g ~
,.....(;)n
c..r:>
g C-
C, D
n '"
~ ::;-
:T",
:::r' ""'\ n C':)
D '" 0 c,
Co I"'>
(""T
--
~ C> :3
(t> C
;rJ
~ C"
o
Vl ..,
r-
~ ~ ~
=-'<
~
f': = 0
c..:-;Jr-==...-.~
--
r.
........
:.0
~
:;
e..
n
c
'"1
c
r
......
:;
-
c,
n
t.>
n
......
,...,
.-,
D
C>
co
.....
co
..,
n
o
~
H
n
>
CJ
.....,
H
o
c
~n
~:::;
0-<
~O
~~
....
~~
tr.
..-;~
;:0
......: ,....,
w~
n ......,
H
::;
t,.';
'>::
'>::
~
;:;
H
X
>
I
~
>
\:
l~
.-
....-
.~
>-;:
o
:::=
.....,