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Home My WebLink About10-05-2006 Planning and Zoning Commission PLANNING AND ZONING COMMISSION Monday, October 2,2006 -7:30 PM Informal Meeting Iowa City City Hall Lobby Conference Room 410 E. Washington Street Thursday, October 5,2006 -7:30 PM Formal Meeting Iowa City City Hall Emma J. Harvat Hall 410 E. Washington Street AGENDA: A. Call to Order B. Public Discussion of Any Item Not on the Agenda REZ06-00021: Discussion of an application submitted by James Davis for a rezoning of 17.75 acres of property located at. Eagle View and Grace Drive from Intensive Commercial (CI-1) zone to Community Commercial (CC-2) zone. C. Other Items D. Consideration of the September 21, 2006 Meeting Minutes E. Adjournment Informal Formal Commission Meetin s: November 13 December 4 December 18 November 16 December 7 December 21 STAFF REPORT To: Planning & Zoning Commission Prepared by: Drew E. Westberg, Planning Intern Item: REZ06-00021 Date: October 5,2006 GENERAL INFORMATION Applicant: James R. Davis 4097 Kitty Lee Rd. Iowa City, IA 52240 Contact Person: David Larsen c/o 277 Hickory St. Kalona, IA 52247 Phone: (319) 656-5271 Requested Action: Rezoning from CI-1 to CC-2 Purpose: To allow retail type uses Location: Eagle View and property surrounding Grace Dr Size: 17.75 acres Existing Land Use and Zoning: Intensive Commercial (CI-1) Surrounding Land Use and Zoning: North: South: East: West: Neighborhood Public (P-1) County Agricultural (A) County Agricultural (A) Highway Commercial (CH-1) Comprehensive Plan: Intensive or Highway Commercial File Date: August 2, 2006 45 Day Limitation Period: September 21, 2006 (at the request of the applicant) BACKGROUND INFORMATION This property was annexed into Iowa City in 2003. The City and the applicant collaborated on the appropriate zoning for the area to support the City's goal of enabling development of a new industrial area in Iowa City and the property owner's goal of developing commercial zoning (Highway Commercial, CH1, and Intensive Commercial, CI1). The City recognized the property owners need to develop his land for uses that might be more profitable. and immediate than industrial development. To accomplish this zoning pattern, the City amended the Comprehensive Plan because the CI-1 zone fulfills the policy goal behind the construction of Mormon Trek Boulevard extended, which 2 was to provide a location within the city, sheltered from incompatible uses, for intensive commercial and industrial development. Retail commercial zoning was not considered as it was seen as a likely impediment to industrial development within the area. The applicant, James Davis, is now requesting that his property be rezoned from CI-1 to Community Commercial (CC-2). The applicant states that the purpose for this request stems from changes made to the CI-1 zone in the newly adopted 2006 Iowa City Zoning Code, namely the elimination of eating/drinking establishments and medical offices as possible uses. ANAL YSIS Current Zoning: The Intensive Commercial (CI-1) is designed to provide areas for businesses that are land-intensive or light industrial in nature. These businesses characteristically require space for outdoor storage and display of merchandise. Typical uses in the CI-1 zone include vehicle sales and repair; technical/light and general manufacturing; warehousing and industrial service uses. CI-1 zone uses are generally not compatible with residential and less-intensive zones. Consequently, CI-1 zones are typically located within major commercial areas to provide adequate vehicular access, but are ideally shielded visually, geographically, or topographically from less-intensive zones. In most locations CI-1 land is relatively more affordable to firms wishing to locate in the city when compared to CC-2 zoned land where retail businesses are willing to pay more for land. Requested Zoning: The purpose of the CC-2 zone is to provide major business districts in areas which can serve a significant segment of the total community population. CC-2 businesses are typically large traffic-generators which require access from major thoroughfares. CC-2 zones are developed as retail shopping centers or stand alone retail, restaurant or personal service, medical offices, banks and related businesses. These uses are relatively more compatible with less-intensive zones than the CI-1 zone. Typically CC-2 locations reflect this general compatibility as they are easily accessible from residential zones. Compliance with Comprehensive Plan: The Comprehensive Plan and its land use and economic development chapters support the continuation of the existing CI-1 zoning of this property. Recently, the City has rezoned several acres of land in the vicinity of the Waterfront Drive Hy-Vee, Boyrum Street, Gilbert Street, and north of the Airport from CI-1 to CC-2. Although appropriate for their locations and consistent with South District Plan, these rezonings have reduced the amount of available CI-1 property in the city. The availability of land is a concern noted in the Comprehensive Plan, particularly for industrial uses. The Plan states, "There is currently a shortage of land zoned and available for manufacturing and light industrial uses (p. 27)." It is important that the City maintain an adequate supply of both CI-1 and 1-1 land as the Plan makes clear when it states, "The availability of land which is appropriately located, is zoned properly, land is ready for development is central to the City's continued economic vitality (p. 27)." The economic development chapter specifically identifies the area southwest of the airport as appropriate for industrial type development due to its access to the airport and the Interstate highway system via Highway 1 and 218. This is one of the reasons that the City chose to invest over $7 million in public funds to construct the extension of Mormon Trek Boulevard and to zone this land CI-1 with plans to zone the adjacent land to the east 1-1 upon annexation. Land zoned for CI-1 and 1-1 development generally sells for less than land zoned CC-2 and it takes longer for industrial parks to fully develo.p. So there is often pressure to rezone land from CI-1 and 1-1 to CC-2 so that property owners may realize immediate profit. In this location much of the value of this land is derived from the street access that was made available when the City constructed Mormon Trek Boulevard to open an area for industrial development. 3 When considering the request to rezone this land to CC-2 thought should not only be given to displacing CI-1 zoning and potentially impeding future industrial development in this area, but consideration should also be given to whether this is an appropriate location for CC-2 zoning. The Comprehensive Plan specifically states that new commercial development should be targeted at existing core areas or neighborhood commercial centers. It states, "[The City should] encourage commercial activity to take place in existing core areas or neighborhood commercial centers [and] discourage the proliferation of new major commercial areas. (p. 41)" The Plan also notes that linear-commercial strip development should be discouraged. Existing Community Commercial areas include development along Riverside Drive, Highway 1, Highway 6, Pepperwood Plaza, 1st Avenue, Sycamore Mall, and Gilbert Street along with smaller retail areas on North Dodge Street, Mormon Trek Boulevard, and a newly developing area at the corner of Scott Boulevard and Rochester Avenue. One of the reasons for this policy of concentrating retail commercial in existing areas is so that new areas along the fringe of the community do not dilute the existing market. In other words, it is not wise to add more retail commercial areas than the market can absorb. Rather than attracting new businesses, such a diluted market will result instead in competition for and relocation of existing businesses among too many shopping areas, with no area being completely successful. Additionally, the Plan states that it would not be prudent of the City to create new large commercial centers, but does suggest that future growth may require smaller centers to develop. However, these new commercial centers should be proposed only for locations where: "old and new development can be served most efficiently with the least vehicle trip distance, the commercial development has the least negative impact on the neighborhood, and vehicular and pedestrian traffic is sufficient to support commercial entities" (p.29). The South Central District Plan states that the subject area provides opportunities for large lot development and is suitable for intensive commercial uses with extensive outdoor storage needs. (p. 24)" The subject property provides an ideal location for CI-1 property. It is shielded from less-intensive zones by the airport to the north, Highway 1 to the west, and is compatible with the planned industrial area to the east. If this requested rezoning is approved staff is concerned that additional requests for CC-2 zoning will result in a strip commercial development and will erode the planned industrial development in this area. It is clear that the requested zoning does not comply with the Comprehensive Plan. If this rezoning is to be approved, a Comprehensive Plan amendment would be necessary and consideration should be given not only to this property but to the land use and economic development policies for the entire area south of the airport. Compatibility with neighborhood: The subject property is surrounded by the Airport to the north and Highway Commercial (CH-1) development to the south and west owned by the applicant. The CH-1 zone is designed to allow service uses relating to expressways or along arterial streets. This zone allows for food, lodging, motor vehicle service, and fuel to be easily accessible to these roadway users. According to the South Central District Future Land Use Scenario map, the property immediately east of the subject property is a planned industrial/manufacturing area. As discussed above the City's motivation to invest in the construction of Mormon Trek Boulevard was to encourage industrial development in this area. PIP Printing is in the process of constructing a production plant at the intersection of Mormon Trek Boulevard and Grace Drive within the area requested for rezoning. If the CC-2 zone is approved PIP Printing's use of the property would be nonconforming and would not be able to expand or be rebuilt if substantially destroyed. In Staff's opinion, the requested CC-2 zone would not be compatible with surrounding uses. 4 The CI-1 zone provides an appropriate transition between the highly visible CH-1 to the west and the planned industrial area to the east. The CC-2 zone, although not necessarily incompatible with the CH-1 zone, is less compatible with the negative externalities stemming from industrial and manufacturing uses and perhaps more importantly may lead to further requests to rezone additional land for retail rather than intensive commercial and industrial development. Summary: The City has received a number of applications to rezone property from CI-1 to CC-2. Due to these requests and their subsequent approval, the amount of available CI-1 zoned land has decreased. The Comprehensive Plan notes the difficulty many firms experience finding appropriately zoned land in Iowa City. It is important to the city's economic diversity to maintain an adequate supply of CI-1land and areas for future industrial development. The applicant points out that there are uses allowed in the previous CI-1 code which are no longer allowed under the current code. The uses removed from the CI-1 zone were primarily eating and drinking establishments and medical/dental offices. Staff does not find this to be an adequate justification for the requested rezoning. The applicant owns land west of Mormon Trek that is zoned CH-1, and property southwest of the Highway 1/ Highway 218 interchange zoned CC-2 and CO-1 that will allow these uses. STAFF RECOMMENDATION Staff recommends that REZ06-00021, an application to rezone 17.75 acres of land generally located east of Mormon Trek Boulevard and west of Dane Road, be denied. Attachments: 1. Location Map 2. Applicant's Statement Approved by: ~~ Robert Miklo, Senior Planner, Department of Planning and Community Development S;PCD/Staff Reports/REZ06-00021 CI-1 to CC-2 'r- D.. ~ t3 ~ ~ ~ ~ t3 - () -- C D.. o AI ,.- C\l o o o I <.0 o N W a: c o "(J) :> "0 .0 ::::l (j) (J) "> CO o a: J J z o ~ ~ < U o ~ ~ ~ ~ rJ) Statements as to Zoning Change 1. Our original intent for the land was to be zoned for commercial, retail, restaurants and office use. Because the City has recently changed CI-l zoning to exclude certain uses previously accepted before Jan 06 zoning ordinance change. This has hurt the leasing and pre-leasing opportunities by several people either currently building or wanting to build. 2. The CC-2 zoning still allows Provisional use for light and general manufacturing. 3. There is substantial CI-l already along Hi-way One (12 acres vacant east of old Menards) and more possibly planned on Mormon Trek on Airport Ground once Mormon Trek is completed. 4. PUBLIC BENNIFIT A. Always a benefit when a property is used in its highest and best use. B. We currently have a number of buyers that need CC-2 zoning not CI-l zoning, if we can accommodate them construction could begin this year. This would provide tax dollars that would help pay for the 5 to 7 million dollars spent by Iowa City on the new Mormon Trek expansion. Currently we have no new buildings on the drawing board needing specifically CI -1. Q ~~) -ll I N \J ::'C Tl .c- Q"\ MINUTES PLANNING AND ZONING COMMISSION EMMA J. HARVAT HALL SEPTEMBER 21,2006 PRELIMINARY MEMBERS PRESENT: Dean Shannon, Charlie Eastham, Ann Freerks, Bob Brooks, Wally Plahutnik, Beth Koppes MEMBERS ABSENT: Terry Smith STAFF PRESENT: Bob Miklo, Karen Howard, Sara H. RECOMMENDATIONS TO CITY COUNCIL: Recommended approval, by a vote of 6-0 (Smith absent), REZ06-00023, a rezoning from Commercial Office (CO-1) and Interim Development-Office Research Park (ID-ORP) zone to Research Development Park (RDP) zone for 37. 92-acres of property located on Northgate Drive. Recommended approval, by a vote of 6-0 (Smith absent), REZ06-00024, a rezoning from Intensive Commercial (CI-1) to Community Commercial (CC-2) for approximately 9.83-acres of property along both sides of Stevens Drive east of Gilbert Street and property along Waterfront Drive north of Stevens Drive. Recommended approval, by a vote of 6-0 (Smith absent), Amendments to Title 14, Zoning Code as listed on the Agenda for the Planning and Zoning Commission's 9/18/06 and 9/21/06 meetings. Recommended approval, by a vote of 6-0 (Smith absent), amendments to the Iowa City/Johnson County Fringe Area Agreement. Recommended approval, by a vote of 5-1 (Shannon voting no, Smith absent), an amendment to the Subdivider's Agreement; Saddlebrook Addition Part 2 to allow a temporary increase in the number of permitted dwelling units prior to the provision of secondary access. CALL TO ORDER: Brooks called the meeting to order at 7:32 pm. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There was none. REZONING ITEMS: REZ06-00023, discussion of an application submitted by Southgate Development Services LLC for a rezoning from Commercial Office (CO-1) and Interim Development-Office Research Park (ID-ORP) zone to Research Development Park (RDP) zone for 37.92-acres of property located on Northgate Drive. Miklo said the current zoning on the 3-acre parcel was CO-1, Office Commercial, and IDRP, Interim Development-Office Research Park on the larger tract to the north. An interim zoning was typically applied to properties which did not have sufficient urban infrastructure to allow development. The applicant had requested that both areas be zoned Research Development Park, which would allow firms that had office, research or laboratory, or light manufacturing functions. An example was the Press Citizen building located on North Dodge Street which had both an editorial office where the newspaper was edited and a printing plant where the newspaper was printed. A Commercial Office zone allowed only office uses and light incidental retail uses. A minimum lot size of 1-acre was required of properties zoned RDP to create a campus type of environment. In this particular location there was a Conditional Zoning Agreement (CZA) which required a minimum of 1-acre lots in the CO-1 zone so that it was more in keeping with the Office Park originally envisioned for Northgate Corporate Park. The Comprehensive Plan recognized this area as appropriate for Office Research Park or Research Development Park area. Planning and Zoning Commission September 21, 2006 Page 2 of 6 Staff felt that the proposed rezoning to Research Development Park complied with the Comprehensive Land Use Plan. A number of current property owners in that development had expressed concerns to Staff that there was only one street access to the development via Northgate Drive. At peak times of the day there was typically an extended wait for vehicles exiting the development onto North Dodge Street. In the long term the problem would be resolved when Northgate Drive was extended to the north and Oakdale Boulevard crossed the property which would provide additional access to Highway 1 and access to Scott Boulevard. The City was working with the Department of Transportation on some short term solutions which would include two left hand turn lanes from Northgate Drive onto Highway 1, but was not currently funded. The build out of the proposed zoning area would not be immediate and in the long term the traffic concerns for the research development park would be addressed so Staff recommended approval of REZ06-00023. Public discussion was opened. There was none. Public discussion was closed. Motion: Eastham made a motion to approve REZ06-00023, a rezoning from Commercial Office (CO-1) and Interim Development-Office Research Park (ID-ORP) zone to Research Development Park (RDP) zone for 37.92-acres of property located on Northgate Drive. Koppes seconded. The motion carried on a vote of 6-0 (Smith absent.) REZ06-00024, discussion of an application submitted by Williamson LLC for a rezoning from Intensive Commercial (CI-1) zone to Community Commercial (CC-2) zone for approximately 9.83-acres of property located both north and south of Stevens Drive between S. Gilbert Street and Waterfront Drive. Miklo said the properties on both sides of South Gilbert Street which fronted onto South Gilbert Street had been recently rezoned from CI-1 Intensive Commercial to CC-2 Community Commercial. The applicant was now seeking CC-2 zoning for the general area to the east on Stevens Drive and on Waterfront Drive. Staff had recommended to the applicant that he seek the consent of the surrounding property owners on Stevens Drive and Waterfront Drive to rezone their properties to avoid leaving an island of CI-1 north of Stevens Drive. Consent had been received from all except one property owner; Staff had visited with that particular property owner earlier in the day but had not received a definitive answer from him. The proposed zoning, Community Commercial, was a retail type zone which would allow retail shops, restaurants, office uses and similar type uses. The Comprehensive Plan for this area showed the possibility of CC-2 zoning throughout the area along Gilbert Street. That policy had been adopted in 1997 with the recognition that significant residential development farther to the south would occur and that this particular area would be a gateway to the city. Development in the proposed CC-2 zoning would provide a more presentable appearance than the current CI-1 Intensive Commercial, quasi-industrial zoning. The area contained a gas station, several office type uses. Improvements to address the existing traffic issues at the intersection of Gilbert Street and Hwy 6 were in the Capital Improvements Program. Staff did not recommend delaying the improvements to that intersection given that the planned conversion of the surrounding area to Community Commercial uses would likely generate even more traffic. Staff recommended approval of REZ06-00024. Plahutnik asked if the properties owned by the one uncommitted property owner would become non- conforming in any way if they were rezoned to CC-2. Miklo said no, Plumbers Supply was considered a retail business; Bochner Chocolates a "cottage industry" manufacturing use and retail use would be an allowed provisional use; the Hy-Vee gas station would be a special exception in either zone. Public discussion was opened. There was none. Public discussion was closed. Eastham asked if this item should be deferred to allow the property owner who had not consented to the rezoning to make his position known. Miklo said that owner was aware of tonight's meeting but apparently chose not to object to the rezoning. If he does object he will be able to do so with the City Council. Planning and Zoning Commission September 21, 2006 Page 3 of 6 Motion: Koppes made a motion to approve REZ06-00024, a rezoning from Intensive Commercial (CI-1) zone to Community Commercial (CC-2) zone for approximately 9.83-acres of property located both north and south of Stevens Drive between S. Gilbert Street and Waterfront Drive. Plahutnik seconded. The motion carried on a vote of 6-0 (Smith absent). REZONING/DEVELOPMENT ITEM: REZ05-00019/SUB05-00029, discussion of an application submitted by S&J Development LLP for a rezoning from Rural Residential (RR-1), Interim Development Single-Family Residential (ID-RS) zone and Low Density Single-Family Residential (RS-5) zone to Planned Development Overlay/Low Density Single- Family Residential (OPD5) and a preliminary plat of Country Club Estates, Parts 3-8, a 154-lot, 82.30- acre residential subdivision located north of Rohret Road and west of Phoenix Drive. Miklo said Staff had received a letter from the applicant's consultant requesting an indefinite deferral. It was Staffs understanding that the applicants were going to review and modify their plan and re-submit at a later date. Public discussion was opened. There was none. Public discussion was closed. Motion: Freerks made a motion to indefinitely defer REZ05-00019/SUB05-00029. Eastham seconded. The motion carried on a vote of 6-0 (Smith absent). DISCUSSION OF AMENDMENTS TO TITLE 14. ZONING CODE: Brooks said the Commission would receive public comment from the audience on any of the proposed 33 amendments to the Zoning Code. Most were minor housekeeping and/or corrections that had been found since the Code had been adopted. No comment from the public was received. Motion: Koppes made a motion to approve the proposed amendments to Title 14, Zoning Code, as listed on the Agenda for the Planning and Zoning Commission's 9/18/06 and 9/21/06 meetings. Freerks seconded. The motion carried on a vote of 6-0 (Smith absent). REZONING ITEMS: REZ06-00017. discussion of an application submitted by Pentacrest Garden Apartments for a rezoning of 3.41-acres of property located at 12 East Court Street from High Density Multi-Family Residential (RM-44) zone to Central Business (CB-1 0) zone. REZ06-00018, discussion of an application submitted by University View Partners for a rezoning of .08- acres of property located at 22 East Court Street from Central Business Support (CB-5) zone to Central Business (CB-10) zone REZ06-00019, discussion of an application submitted by University View Partners for a rezoning of .17- acres of property located at 335 South Clinton Street from Central Business Support (CB-5) zone to Central Business (CB-10) zone. REZ06-00020, discussion of an application submitted by Center City Partners for a rezoning of .33-acres of property located at 336 South Clinton Street from Central Business Support (CB-5) zone to Central Business (CB-10) zone. Motion: Freerks made a motion to indefinitely defer items REZ06-0017 through REZ06-00020 at the request of the applicant. Eastham seconded. The motion carried on a vote of 6-0 (Smith absent). REZ06-00021, discussion of an application submitted by James Davis for a rezoning of 17.75-acres of property located at Eagle View and Grace Drive from Intensive Commercial (CI-1) zone to Community Commercial (CC-2) zone. Motion: Koppes made a motion to defer REZ06-00021 to 10/5/2006 as requested by the applicant. Plahutnik seconded the motion. The motion carried on a vote of 6-0 (Smith absent). Planning and Zoning Commission September 21,2006 Page 4 of 6 OTHER: Discussion of Amendments to the Iowa City/Johnson County Frinqe Area Aqreement. Miklo said the Fringe Area Agreement was a policy document adopted by the City of Iowa City and Johnson County to guide the regulation of properties within two miles of the city's corporate limit. The most recent agreement had been adopted in 2000 for a term of five-years. It had been extended an additional year while a committee comprised of the City Council, the County Board of Supervisors and Staff from both bodies prepared the proposed amendments to the Agreement. One proposed amendment would clarify that for rural areas outside of the City's growth area, agricultural uses would be the preferred uses as opposed to residential use. It would be a tightening of development in some circumstances in favor of agricultural uses. The exception would be the north corridor area between the Iowa River and HWY 1 north of Iowa City, which had been identified by the County as an area for residential development. A second area of proposed change was the interchange area of Herbert Hoover Highway and Interstate 80. The County had proposed to shift the commercial designation to the west to include more acreage for highway commercial and highway related uses such as hotels, motels, truck stops, gas stations, etc. The proposal indicated that if development would occur in that area it would conform to City standards if they were more stringent than County standards ie: sign regulation, parking lots, landscaping. Miklo said, if approved, the Agreement would be good for a period of 5-years and if at the end of 5-years neither party objected, it would continue for another 5-years. Public discussion was opened. There was none. Public discussion was closed. Motion: Plahutnik made motion to approve the amendments to the Iowa City/Johnson County Frinae Area Aqreement as listed in the Staff Report of September 15, 2006. Eastham seconded. The motion carried on a vote of 6-0 (Smith absent). Discussion of an amendment to the Subdivider's Aareement: Saddlebrook Addition Part 2 to allow a temporary increase in the number of permitted dwelling units allowed prior to the provision of a secondary street access. Miklo said based on the City's Secondary Access policy, the Subdivider's Agreement for Saddlebrook Addition Part 2 had placed a cap of 416 units on the number of dwellings that could be developed prior to a second street access to the property. Since the original agreement had been adopted, plats had been approved for a second access leading into the Whispering Meadows subdivision. The applicant was not ready to install that access but did have zoning for 27 dwelling units further to the east on Heinz Road which did have sewer, water and street access. The applicant was seeking to amend the Agreement to allow the 27-units to be built. Staff had drafted an agreement which had a time period of 3 years and would allow the proposed amendment to take place. The applicant had a Letter of Credit so if the street was not built within 3-years the City could build the street at that time. With the Letter of Credit assurance Staff felt that the proposed amendment to the Subdivider's Agreement was reasonable. Public discussion was opened. There was none. Public discussion was closed. Motion: Eastham made a motion to approve the proposed amendment to the Subdivider's Agreement; Saddlebrook Addition Part 2. Freerks seconded the motion. Shannon said he was familiar with the subdivision and had gone out to look at the site. The applicant had known for quite some time that they were approaching the dwelling unit cap before needing to install a secondary access. He did not feel that it would be of benefit to the City or an advantage to the citizens currently residing in that neighborhood to allow the additional units to be constructed prior to the secondary access. He would not support this amendment. The motion passed on a vote of 5-1 (Shannon voting in the negative, Smith absent). CONSIDERATION OF 9/7/06 MEETING MINUTES: Planning and Zoning Commission September 21, 2006 Page 5 of 6 Motion: Koppes made a motion to approve the minutes as typed and corrected. Eastham seconded. Motion passed on a vote of 6-0 (Smith absent). ADJOURNMENT: Motion: Eastham made a motion to adjourn. Freerks seconded. The motion carried on a vote of 6-0 (Smith absent). The meeting was adjourned at 8: 13 pm. Elizabeth Koppes, Secretary Minutes submitted by Candy Barnhill s/pcd/mins/p&z120206/9-21-06.doc c o 'in .!!! E E o 0'2 mo c C.) ,- CD go:: NCD~ O/Sgo C)C'lI('II C~ .- C C CD C::: .!!!c( c.. ~ C3 C'lI ~ .2 .... UJ ('II >< >< >< >< >< >< 0 - en t::: >< >< >< >< >< 0 >< en ..... UJ .... >< >< >< >< >< - >< - 0 OQ C") >< >< >< >< >< >< >< - OQ 0 UJ ~ >< >< >< >< 0 >< >< ..... CD >< >< >< UJ UJ >< UJ - 0 0 0 ..... 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