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Home My WebLink About10-07-2010 Planning and Zoning Commission PLANNING AND ZONING COMMISSION Monday, October 4,2010.6:00 PM Informal Meeting Iowa City City Hall Lobby Conference Room 410 E. Washington Street Thursday, October 7,2010.7:00 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 C. Discussion of Riverfront Crossings District D. Annexation I Rezoning Items: I. ANN1 0-00003/REZ1 0-0001 0: Discussion of an application submitted by City of Iowa City for annexation and rezoning from County Agricultural (A) zone to Neighborhood Public (P-1) zone for approximately 207 acres of property located south of McCollister Blvd, west of Sand Road SE. (Terry Trueblood Recreation Area) 2. ANN1 0-00004/REZ1 0-00012: Discussion of an application submitted by Max & LaVaughn Neppel for annexation and rezoning from County Heavy Industrial (MH) zone to General Industrial (1-1) zone for approximately 1.85 acres of property located at 4764 420th Street SE. E. Consideration of Meeting Minutes: September 16, 2010 F. Other G. Adjournment Upcoming Planning & Zoning Commission Meetings Informal Formal October 18 October 21 November 1 November 4 November 15 November 18 November 29 December 2 City of Iowa City MEMORANDUM Date: October 1, 2010 To: Planning and Zoning Commission From: Robert Miklo Re: Riverfront Crossings The consultants hired by the EPA for the Riverfront Crossings District planning effort will be in town next Monday through Wednesday for a design workshop. For this planning effort we are drafting a more detailed plan for a small area of the district (the area outlined in red on the attached map). We will be considering detailed urban design issues, new zoning designations, major new park areas, and the potential reconfiguration of the street pattern and traffic circulation in this area. At Monday's informal meeting, Clark Henry of the consulting team will give the Commission an update on the project and outline future plans. You are also invited to attend a wrap-up session on Wednesday, October 6 at 10:30 in Emma Harvat Hall, at which the consulting team will present the work that they complete during the workshop and receive feedback. To: Planning & Zoning Commission Item: ANN1 0-00003/REZ1 0-0001 0 GENERAL INFORMATION: Applicant: Contact Person: Phone: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: Neighborhood Open Space District: File Date: 45 Day Limitation Period: STAFF REPORT Prepared by: Tabatha Ries-Miller, Planning Intern Date: October 7, 2010 City of Iowa City Mike Moran Recreation Center 220 S. Gilbert St. Iowa City, IA 52240 (319) 356-5110 Annexation and Rezoning from County Agricultural (AR) to Neighborhood Public Zone (P- 1 ) Bring City-owned property into the City limits and bring into compliance with Section 14-2F of the Zoning Ordinance East of Iowa River, South of McCollister Boulevard, West of Sand Road, and North of Winter Eagle Road SE Approximately 207 acres Undeveloped, County Agricultural Residential (AR) North: Undeveloped Interim Development Multifamily Residential (ID-RM); Iowa City Public Works Facilities (P-1) South: Undeveloped Agricultural/Residential (County AR) East: Undeveloped Agricultural (County R) West: Iowa River Public Park/Open Space District will need to be designated upon annexation August 3, 2010 City-owned property - not applicable 2 BACKGROUND INFORMATION: This property is located in Johnson County just south of the current corporate limits. A large portion of the property was a sand quarry and now contains a lake where the quarry operations occurred. The portion of the property adjacent to the river contained residential structures that were removed after being damaged in the 2008 flood. In 1997 the South District Plan identified this property as appropriate for future public open space. The City acquired this property for parkland/environmental preservation with the intent of implementing the policies of the Comprehensive Plan. ANALYSIS: Annexation: The Iowa City Comprehensive Plan (1997) has established a growth policy to guide the decisions regarding annexations. The annexation policy states that annexations are to occur primarily through voluntary petitions filed by the property owners. Further, voluntary annexation requests are to be reviewed under the following three criteria. 1. The area under consideration falls within the adopted long-range planning boundary. The properties are located within the South Planning District. The properties were not initially included in the Long-range Planning Boundary adopted with the 1997 Comprehensive Plan because it was not anticipated that the area would have access to sanitary sewer service. During the South District planning process, the public identified the subject properties as an important element of the district due to the environmentally sensitive features and potential to fulfill a need for public open space. The Long-range Planning Boundary shown in the South District Plan was extended at that time to include the subject properties, which were then designated for future public open space and environmental preservation. 2. Development in the area proposed for annexation will fulfill an identified need without imposing an undue burden on the City. Annexation of the property would be consistent with the goals of the Comprehensive Plan, which identifies a need for public open space and preservation of environmentally sensitive areas, particularly those within the floodplain. The South District Plan states the properties proposed for annexation are envisioned as a future community park and conservation area associated with the reclamation of the sandpit. Although the public park will create some additional cost for the City, the City has developed a long term budget for the improvement of the park and additional outside sources will be pursued for funding support. Staff therefore believes that the annexation should not be an undue burden on the City. 3. Control of the development is in the City's best interest. The Comprehensive Plan states that voluntary annexation requests should be viewed positively when the above conditions exist. Staff believes that the voluntary annexation request meets these conditions. The properties proposed for annexation PCDlStaff Reports\ann1 0-00003+rez1 0-00010 t. trueblood park,doc 3 serve as an entrance to the city, lie within the floodplain, and contain environmentally sensitive features. The South District Plan states the land proposed for annexation will serve to implement the open space policies, which recommend acquisition of parkland within the wooded wetlands in the Iowa River Corridor. Therefore, City ownership and control of these properties is appropriate. Rezoning: The properties are currently zoned as County Agricultural Residential (AR). The proposed rezoning to P-1 has been initiated by the City to reflect that the properties have been acquired by the City for public open space and environmental preservation. Section 14-2F- 1 B-1 of the Zoning Ordinance states that uses such as schools, parks, police and fire stations, and other civic buildings owned or otherwise controlled by the County, the City, or the Iowa City Community School District for such uses will be designated as P-1, Neighborhood Public Zones. The P1 zoning designation serves a notice function to those owning or buying land in proximity to publicly owned land. This zone change will bring the publicly owned parcels into compliance with Section 14-2F of the Zoning Ordinance. STAFF RECOMMENDATION: Staff recommends approval for ANN 10-00003 and REZ 10-00010, annexation to the City' of Iowa City and rezoning of approximately 207 acre land from County Agricultural Residential (AR) to Neighborhood Public Zone (P1), located east of Iowa River, south of McCollister Boulevard, and west of Sand Road. ATTACHMENTS: Location Map Approved by: ~~ Robert Miklo, Senior Planner Department of Planning and Community Development PCD\Staff Reports\ann10-00003+rez1 0-0001 0 t. trueblood park.doc " Ir- I ~ I ~-I i \ \-'1\ ...\........'._w..... ......... .....,............ww' ..,.... ..ww....11.w...w ..-L....... \ "~~- JI .,...' (Iq.y; ~ I ~\ -*>M '~ ~ I~~I 4J:j07::1 " ~ ~ ~~" ~ ~i , ,,~~"t r" 'It'''~ '~'i:~~~ I " ::1 ~ ~~ .11 '~~~:~~. ~::~ ~~~;s I -,,,,, '1r ~"':' i1 ,~, ~ \ :&!l~ I .. ~~~~~ ~\~ ~ ~ a:'" ~ ~~ ~ ~ \~:\\~ ~~e ~~ "'''-'''~~''0::~::1 ~~:~ >:< >~,~~ \~~ ~~~ ,..... 0' "~ F ~ """''''' ,""~, ~<< & ," ,;s,,,- ~~ b ~~0 \. _ ~ Jj " ~ '!f&~.~'i II': ~,"'; I ~ -.. ~ !". ~~g:;, '~~'!!<~~: (~~C ~ ~ ~<'~~I<'>>~ ~ a: " ..... C io ~ g; ,- !, Ii: ( \ ~I:-n :!:: "-..) I ; .I , .,. J j ~~i"'-v j _, _ ..r-!: ~" ~';"Ol I~~'j rt ~ . / ,/'-..... ~I~ ~..:=::~ Lt~r !!~ i !lliW I.. (/) p~(~~ t:- ~ lJTIi It E ~ w >- <l: IY o CL IY ;0 U _J i .. . ,., . - I rf") I <:> <:> <:> <:> I <:> '\'""'l Z ~ I r=r=1S'--" t~ Ij--" ~,w ,.. , ......... jkWL~ ==== <:> '\'""'l <:> <:> ~ <:> '\'""'l N i =_ ~ " -~~~ I.....w....~" I " t'4 Q) -< c: \ 0 .~ +- t'4 Q) '-4 U Q) = "'C o r--- ..s ..c Q) ~ ~ ..~ ~ '-4 Q) ~ I ~ ...J -f" J MOl JO AlIJ I., ';].L ''ICy, AIIJ V I I, ~~ ,.. \ i :._WW .. , ----r . I illZ AVMH::>IH 010 ---, U) [5: ~ ::;, ~>-C) Si>--l3 ~S~ ~8c:: i 1- P~\~ 1, .\ \1= J , ~ I I - - ........ ~ I '" s~ i:' 0 ~~ Q:: -, z o I-C ~ U o ~ ~ ~ I-C 1001 STAFF REPORT To: Planning & Zoning Commission Prepared by: Lorin Ditzler Item: ANN 1 0-00004/REZ1 0-00012 Date: October 7,2010 GENERAL INFORMATION: Applicants/Contact: Max J. and LaVaughn M. Neppel P.O. Box 723 Walcott, IA 52773 (563 )284-4178 Requested Action: Annexation and Rezoning Purpose: To allow the property to be incorporated into the City of Iowa City for future development and to rezone the property to General Industrial (1-1) Location: 4764 420'h St SE, Iowa City Size: 1.85 Acres Existing Land Use and Zoning: County Heavy Industrial (MH) Surrounding Land Use and Zoning: West: Industrial (1-1) - undeveloped North: County Heavy Industrial (MH) - industrial East: County Heavy Industrial (MH) - industrial South: County Residential (R)- residential Comprehensive Plan: Industrial File Date: August 26, 2010 45 Day Limitation Period: No limitation with annexation BACKGROUND INFORMATION: The applicants have requested annexation to Iowa City. The land consists of 1.85 acres on 420th street, west of Taft Avenue and south of the Iowa Interstate Railway and 420th St SE. Three vacant buildings currently sit on the site. In 2008, the city annexed 179 acres of land for Industrial use to the west and north of the subject property. Those 179 acres are currently being subdivided by the City. 2 ANALYSIS: Annexation The Comprehensive Plan has established a growth policy to guide the decisions regarding annexations. The annexation policy states that annexations are to occur primarily through voluntary petitions filed by the property owners. Further, voluntary annexation requests are to be reviewed under the following three criteria. 1. The area under consideration falls within the adopted long-range planning boundary. The City's long range planning boundary is defined as the area for which sanitary sewer service can be provided. This sanitary sewer service area is generally based on watershed boundaries and the general topographical features of the land. A general growth area limit is illustrated in the Comprehensive Plan and on the City's Zoning Map. The subject property is located adjacent to the city's eastern corporate limit and within the city's long-range planning boundary. The City Engineer has examined the topography in the area and determined that sewer service can be provided to the entirety of this property from the Scott Boulevard Trunk Sewer. 2. Development in the area proposed for annexation will fulfill an identified need without imposing an undue burden on the City. There is an identified need for additional land to provide for future industrial growth. The land under consideration for annexation is a logical extension of the existing industrial area. The upgrade of 420th Street is currently underway. Other City services will also be extended. 3. Control of the development is in the City's best interest. The property is within the Long-Range Planning boundary and abuts the City's corporate limits. The City of Iowa City has identified a need for additional land for future . industrial development. Therefore, control of this property is in the City's best interest. Under County jurisdiction, development is limited by inadequate sewer, water and road services. Annexation will allow the land to be developed in a manner consistent with industrial zoning and will ensure adequate traffic circulation and efficient provision of public services, such as water, sewer, and streets. The Comprehensive Plan states that voluntary annexation requests should be viewed positively when the above conditions exist. In staff's view, these conditions have been met for this voluntary annexation request. Rezoning Compliance with the Comprehensive Plan The Comprehensive Plan states that "the provision of space for industrial development is a community-wide goal. The Southeast Planning District contains property which is appropriate for meeting this goal. For years, long-range plans of Iowa City have shown expansion of the BDI Industrial park, east of Scott Boulevard between the Iowa Interstate Railway line and 420th Street." Since the adoption of the Comprehensive Plan in 1997, land for the Scott-Six Industrial Park was annexed and has been largely built out. The city recently purchased 179 acres adjacent to the subject property on the west, and is now developing that land into an industrial park. 3 General Industrial (1-1) Zoning is consistent with the zoning on adjacent property to the west and north. Streets and traffic circulation: Improvement of 420th Street to the west of the subject property is currently underway. Upgrade of this roadway is necessary to provide appropriate access for future industrial users. Improvements on 420th will eventually be extended east to Taft Avenue, once all properties along that section of road are annexed. It is also in the City's long range plans to improve Taft Avenue to meet future access and traffic circulation needs for areas east of Scott Boulevard. Infrastructure The City is extending water mains along 420th Street as part of the street reconstruction project, to make water service available for future development. Sanitary sewer service will be made available with extension of a branch from the Scott Boulevard Trunk Sewer. STAFF RECOMMENDATION: Staff recommends that ANN 10-00004 and REZ1 0-00012, an annexation to the City of Iowa City and rezoning of 1.85 acres of land from County Heavy Industrial (MH) to General Industrial (1-1) be approved. ATTACHMENTS: Location Map Approved by: Robert Miklo, Senior Planner Department of Planning and Community Development ~~ ~ ~ t3 ~ ~ ~ ~ t3 ~ o o o o I o ~ ........ N ~ o o o I o ~ N ~ "'i' e .. . ~ . rJ'J . ...- rJ'J -5 o M -.::t' -.::t' \C f'. -.::t' z o I-C ~ U o ~ ~ ~ I-C rJ'J MINUTES PLANNING AND ZONING COMMISSION SEPTEMBER 16, 2010 -7:00 PM - FORMAL CITY HALL, EMMA HARVAT HALL PRELIMINARY MEMBERS PRESENT: Josh Busard, Ann Freerks, Elizabeth Koppes, Michelle Payne, Wally Plahutnik, Tim Weitzel MEMBERS ABSENT: Charlie Eastham STAFF PRESENT: Bob Miklo, Sara Greenwood Hektoen OTHERS PRESENT: None RECOMMENDATIONS TO CITY COUNCIL: The Commission voted 6-0 (Eastham absent) to approve REZ1 0-00004 with conditions noted in the motion approved at the Commission's April 15, 2010 meeting, with the exception that a revised Sensitive Areas Development Plan illustrating two additional wetlands, Band 0, and a wetlands mitigation site located in Outlot C, be recommended for approval in lieu of the Sensitive Areas Development Plan recommended for approval on April 15, 2010. The Commission also voted 6-0 (Eastham absent) to approve SUB10-00005, with the exception that a revised preliminary plat showing the additional wetlands and wetland mitigation site be recommended for approval in lieu of the preliminary plat recommended for approval on May 6th, subject to approval by the City and the U.S. Army Corps of Engineers of a Wetland Mitigation Plan consistent with the Sensitive Areas Development Plan approved as part of REZ10-00004. CALL TO ORDER: The meeting was called to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. DEVELOPMENT ITEM: REZ1 0-00004/SUB1 0-00005: Discussion of an application submitted by The Moss Green Development Corporation for a preliminary plat and a rezoning from Interim Development Office Research Park (ID-ORP) zone to Planned Development Overlay Office Research Planning and Zoning Commission September 16, 2010 - Formal Page 2 of 6 Park (OPD-ORP) zone for approximately 60.32 acres, Research Development Park (OPD- RDP) zone for approximately 56.48 acres, and Mixed Use (OPD-MU) zone for approximately 24.49 acres, for Moss Green Urban Village, an 18-lot, approximately 235- acre office park and mixed use development subdivision located west of North Dodge Street/Highway 1 and north of Interstate 80. Miklo stated that the Commission had reviewed this development several months ago and had recommended approval subject to the delineation of the wetlands. At the time the plan was approved the thought was that there was one wetland and there was a question as to whether or not it was jurisdictional. The wetland study has since been completed and it has been discovered that there are actually a number of wetlands in the corridor near the stream. Some of them are too small or isolated to be considered jurisdictional by the Army Corp of Engineers or the City's Sensitive Areas Ordinance. There are two wetlands, one in the western portion of the development and one in the eastern, that would be considered jurisdictional if they were associated with the stream. Because there was some question, there was going to be some fairly lengthy review at the federal level so the applicant opted to go ahead and determine that the wetlands are jurisdictional in order to move the planning process along. As a result, Miklo said, there needs to be a modification to the Sensitive Areas Development Plan previously reviewed by the Commission. Miklo said that a request is being made to reduce the required buffer. The smaller wetland would be eliminated and mitigated because it happens to be exactly where the proposed stream crossing is located. Miklo said that the proposal is that the Commission recommends approval of the plan to City Council with two changes from what had been previously reviewed. The first change would allow the buffer on the larger wetland to be reduced. The second change would allow the smaller wetland to be eliminated and compensated for by the creation of a new wetland in another location. Code requires a 3:1 ratio when replacing wetlands: if one acre is disturbed then three acres must replace it. In this case, Miklo said, less than one-third of an acre is being disturbed but over two acres of wetlands are being reestablished. Miklo said that all other aspects of the plan and the plat are essentially the same as what the Commission has already recommended for approval. Miklo offered to answer any questions the Commission might have. There were none and Freerks opened the public hearing. Wally Pelds, Pelds Engineering, Des Moines spoke on behalf of the applicant. He said that though the developer and the wetlands specialist they had hired believe that the wetlands are isolated and not affiliated with the stream, they did not want to wait for a federal process to determine that before they could proceed with development. He noted that the mitigation ratio they have planned is 25:1. He said that even the Corp agrees that the mitigated wetlands the developer has planned are a natural fit for the area and will be an improvement over what is there presently. Pelds said everything else about the plan should be exactly as it was when originally recommended for approval. Freerks invited questions from the Commission. There were none, so she invited other members of the public to speak to this issue. Seeing none, the public hearing was closed. Freerks invited a motion. Payne motioned to approve the recommendation for REZ10-00004 with conditions noted Planning and Zoning Commission September 16, 2010 - Formal Page 3 of 6 in the motion approved at the Commission's April 15, 2010 meeting, with the exception that a revised Sensitive Areas Development Plan illustrating two additional wetlands, B and D, and a wetlands mitigation site located in Outlot C, be recommended for approval in lieu of the Sensitive Areas Development Plan recommended for approval on April 15, 2010. In addition, Payne motioned to approve SUB10-00005, with the exception that a revised preliminary plat showing the additional wetlands and wetland mitigation site be recommended for approval in lieu of the preliminary plat recommended for approval on May 6th, subject to approval by the City and the U.S. Army Corps of Engineers of a Wetland Mitigation Plan consistent with the Sensitive Areas Development Plan approved as part of REZ10-00004. Weitzel seconded the motions. Plahutnik said that if staff is comfortable with changing the buffering in the northern area of the property then he sees no reason why it would not be a good idea. Payne agreed. Freerks said that the plan recommends a good ratio swap in terms of the wetlands, noting that it is not often that a 25:1 ratio is proposed when only a 3:1 ratio is required. A vote was taken and the motion carried 6-0 (Eastham absent). CONSIDERATION OF MEETING MINUTES: SEPTEMBER 2. 2010: Busard motioned to approve the minutes. Plahutnik seconded. A vote was taken and the motion carried 6-0 (Eastham). OTHER: Discussion of the Capital Improvements Proaram: Miklo explained that every January the City Council begins the preparation of a City budget which includes a Capital Improvements Program that lays out what the City will be spending on capital improvements over the next five years. The plan also includes a list of unfunded priorities, items identified in the Comprehensive Plan, or identified as a City need, that are on the list but not in a funded year. Miklo said that he had provided the Commission with the Planning Department's list from last year. Staff has reviewed that list and tailored it to what they see as this year's needs. Miklo said the list represents a starting point for what staff's thoughts are. Miklo noted that while there is discussion at the departmental and committee level, it is the City Council that decides what ultimately makes it into the Capital Improvements Plan. Miklo said that there were two key policies the Planning Department had looked at for this year: 1) matching state and federal funding sources, especially for flood recovery, and 2) to grow the Planning and Zoning Commission September 16, 2010 - Formal Page 4 of 6 commercial/industrial tax base, including the development of new green-field sites and new investment and revitalization of existing sites. Miklo explained that the proposed industrial park on 420lh Street would be an example of a green-field site. Miklo said that the Riverfront Crossings or Towncrest revitalization plans would be examples of new investment and revitalization. Miklo stated that past projects have sometimes concerned themselves with quality of life issues, such as the construction of trails, or the construction of new streets to spur residential development. Given the economic realities of the present, Miklo said, those kinds of projects do not rise to the top of the list in staff's opinion. Miklo asked Commissioners for their input on the proposed list. Miklo said that the construction of and continued development of the commercial/industrial areas in Iowa City are key to the expansion of the tax base and the creation of jobs. Miklo said that elevating Dubuque Street and the Park Road Bridge are important flood recovery projects, and will take advantage of available state and federal funding. He noted that it is also a key economic development factor to keep one of the primary entrances to the city fully functional. The First Avenue railroad crossing is important to keeping one of the few north-south arterials in the city unblocked. Miklo said it was important to the vitality of eastside and southeast side businesses to reduce traffic problems on First Avenue. Freerks asked if there were grant dollars available for that project. Miklo said there were some but there are also City funds budgeted. He said that this was one of the most expensive projects. He noted that there is a lot of community support for this. The improvements to the Burlington Street streetscape through medians have been slowed down with the talk of University building in the area. Miklo said that the idea is to coordinate that project with the University. The signalization of Mormon Trek/McCollister Boulevards and old Highway 218 is seen to be a priority project. The projects for pedestrian and bicycle access would largely require outside funding in order to be completed. Downtown enhancement projects include streetscapes for Gilbert Street and Northside Marketplace, and the construction of a multi-use parking facility at the site of the old St. Patrick's Parish Hall. Plahutnik said that he felt the community still did not have a clear vision as a community for what should be done with the area just south of Burlington Street. Miklo said that the EPA study done last year was fairly broad and did not include a concrete plan. He said the City has received an additional award from the EPA to do a more detailed study of the old wastewater plant and City Carton area. Miklo said they now hope to have a vision for that area to present to the Commission by the fall that might translate into a larger vision for the Riverfront Crossings area. Miklo added that if the School of Music is located on Burlington Street then it would be buying space in the Heironymous building, which would be a great benefit for that area. He said that there is also a possibility that Midwest One Bank will be building a headquarters in that Planning and Zoning Commission September 16, 2010 - Formal Page 5 of 6 area, which would also be a plus. He said that Plahutnik was right about the need for clearer direction for that area. Miklo said there will be a DOT plan to improve Interstate-BO which the City hopes will allow Iowa City to urbanize the Dubuque Street interchange and put traffic signals at the off-ramp and improve traffic flow. The goal would be to have a pedestrian bridge in the area that would provide access to Waterworks Park and the county subdivisions to the north. Miklo said that the Towncrest area has been studied as part of the Southeast District Plan. He said that as that plan progresses they would like to make sure there is funding available for streetscape improvements. Miklo said there could be partnerships with a private developer to do some construction in the area. Miklo said there's been some discussion of improving Riverside Drive in conjunction with the Miller/Orchard neighborhood and the Riverfront Crossings project. Both the state and federal funding for flood-related buy-outs will be coming to an end, Miklo said. This will leave small pockets of scattered homes in those floodplains are which presents difficulties for the City. Miklo said that they would like to see some funds set aside each year to purchase those homes as they came on the market. He said that while this seems like a great expense it would cut down on maintenance costs in the long run. Payne asked if that area would then eventually become part of City Park and Miklo said it would. Miklo said that these are the priorities staff sees for the next five years. He asked the Commission to give the list some thought and provide staff with feedback on it. ADJOURNMENT: Busard motioned to adjourn. Koppes seconded. The meeting was adjourned on a 6-0 vote (Eastham absent). z Q en !Q :Eo :EO::: 00 UU C)w zO::: -wo zU~ OZo N<(N 00 ZZ <(w C)1- ~!;( Z Z <( .J a. CD W .... >< - >< >< >< >< >< - 0 0> ~ >< >< >< w >< >< >< - 0> 0 0> .... >< >< >< >< >< >< >< - co It') >< >< >< >< >< >< >< - co 'It u.J u.J .... - >< >< >< >< >< - (g 0 0 0 u.J W ~ - >< >< >< - >< >< 0 0 CD >< >< >< >< >< >< >< &n It') u.J .... >< >< >< - >< >< >< ~ 0 .... >< >< >< >< >< >< u.J ~ - 0 co w .... - >< >< >< >< >< >< M 0 ~ >< >< >< >< >< >< >< .... 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