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HomeMy WebLinkAboutOrdinance 412 Annexation ORDINANCE NO. 412 AN ORDINANCE OF THE CITY OF WINTER SPRINGS, FLORIDA, TO EXTEND ITS TERRITORIAL AND MUNICIPAL LIMITS TO ANNEX THE HEREINAFTER DESCRIBED LANDS SITUATED AND BEING IN SEMINOLE COUNTY, FLORIDA, PURSUANT TO FLORIDA STATUTES 171.044; PROVIDING DIRECTIONS TO THE CITY CLERK; SEVERABILITY; CONFLICTS; AND EFFECTIVE DATE. WHEREAS, David M. Joyce has petitioned the City Commission of City of Winter Springs, Florida, to annex the property described as follows, as the owner thereof: Lot 17, Block B, D.R. Mitchell's Survey of the Levy Grant, Plat Book 1, Page 5, Public Records of Seminole County, Florida. WHEREAS, the Charter of the City of Winter Springs provides for the annexation of property into the corporate limits when enacted by an ordinance of the City, and pursuant to a petition of the landowner; and WHEREAS, Florida Statute 171.044 of the General Laws of Florida, provides that a Municipal corporation may annex property into its corporate limits, upon the voluntary petition of the owner, by passing and adopting a nonemergency ordinance to annex said property; and WHEREAS, the City Commission of the City of Winter Springs, Florida, is desirous of annexing and redefining the boundaries of the municipality to linclude the subject property pursuant to the authority contained in the City Charter of the City of Winter Springs, Florida, and Florida Statute 171.044, General Laws of Florida. NOW, THEREFORE, THE CITY OF WINTER SPRINGS, FLORIDA HEREBY ORDAINS: SECTION I: That the City pf Winter Springs, Florida, does herewith and does hereby annex and redefine the boundary lines of the municipality of the City of Winter Springs, Florida, by including those certain contiguous lands lying in Seminole County, Florida, and more particularly described as follows: Lot 17, Block B, D.R. Mitchell's Survey of the Levy Grant, Plat Book 1, Page 5, Public Records of Seminole County, Florida. SECTION II: That the City of Winter Springs land use classification and zoning category of this property will be assigned in accordance with Florida Statute 163.3184. SECTION III: That upon passage and adoption of this ordinance the City Clerk is hereby directed to file a certified copy of this ordinance with the Clerk of the Circuit Court in and for Seminole County, Florida, and to file a certified copy with the Department of State of the State of Florida. SECTION IV: That if any section or portion of a section or sub- section of this ordinance proves to be invalid, unlawful, or unconstitutional, it shall not be held to invalidate or impair the validity, force, or effect of OFFICIAL RECORDS BOOK 1949 PAGE 0769 SEMINOLE CO. FL any other section or portion of a section or subsection or part of this ordinance. SECTION V: That all ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION VI: That this ordinance shall take effect immediately upon its final passage and adoption. Passed and adopted this 28th March, 1988 CITY OF WINTER SPRINGS LEANNE M. GROVES, MAYOR ATTEST: Mary T. Norton CITY CLERK THIS INSTRUMENT WAS PREPARED BY: JACQUELINE KOCH, CITY PLANNER CITY OF WINTER SPRINGS 1126 EAST S.R. 434 WINTER SPRINGS, FL 32708 OFFICIAL RECORDS BOOK 1949 PAGE 0770 SEMINOLE CO. FL. First Reading Feb. 8, 1988 Posted Feb. 9, 1988 Second Reading and Public Hearing 3/28/88 DAVID N. BERRIEN CLERK CIRCUIT COURT SEMINOLE CO. FL. 496654 RECORDED & VERIFIED 1988 APR 15 PM 1:40 .---. ~ ROBISON, OWEN & COOK, P.A. ATTORNEYS 8: COUNSELLORS AT LAW RICHARD L. ROBISON RICHARD B. OWEN ALBERT R. COOK JOHN C. WINFREE 5250 SO. U.S. HIGHWAY 17.92 POST OFFICE BOX 895 CASSELBERRY. FLORIDA 32707 TELEPHONE ~07) 830~009 TELECOPIER (407) 830-6538 HAND DELIVERY December 7, ]988 Jacqueline E. Koch, City City of winter Springs 1126 East State Road 434 winter Springs, FL 32708 Planner Re: Application for change of zoning and amendment to land use plan; David M. & Clara D. Joyce Dear Ms. Koch: Enclosed with this letter is an application for change of zoning and amendment to land use map submitted on behalf of my clients, Mr. & Mrs. Joyce. I also enclose a check in the amount of $215.00, representing the basic application fee of $200.00 plus an additional fee of $5.00 each for the approximately three acres which are sought to be rezoned by this application. You had earlier indicated that there may be a question about whether or not this application would be governed by the provisions of Section 2-1.1 winter springs Code. You have provided me with a copy of this section, and I understand that, if it is determined that this application is governed by this section, a waiver of this provision by the city commission would be required. I have reviewed this matter and it is my opinion that section 2-1.1 does not apply and I will briefly describe the reasons for my opinion. I understand that this is a matter of a legal determination, and, as a result, I will forward a copy of this letter and its enclosures to Mr. Kruppenbacher. In the event that the city feels that this is a matter governed by section 2-1.1, I would respectfully request that this matter be scheduled to be considered by the City Commission at the earliest possible time. As a result of this contingent request, I will transmit a copy of this correspondence to Mayor Grove with the request that, in the event the City Attorney determines that a waiver is required, this matter be placed on the agenda for a decision at the City commission meeting now scheduled for December 12, 1988. Let me enclose a copy of the original application for annexation, and change of zoning and amendment td land use mass submitted by Mr Joyce. As you can determine, this was one application which resulted first in the annexation of this property via the adoption of Ordinance No. 412 on March 28, 1988. The matter then " ~ - Jacqueline E. Koch, City Planner Page 2 proceeded for land use designation in accordance with the statutory procedure. You are familiar, of course, that the City commission failed to adopt Ordinance No. 438 which would have changed the land use classification and zoning of this eight-acre parcel. You have informed me that, in your opinion, this application is still underway and is still pending because of the requirement for adoption of a land use classification. Let me emphasize that the new application submitted by Mr. Joyce will not replace the existing one, and that that one will need to proceed, in due course, for the area of property not covered by new application. If you will examine the new application, you will determine that Mr. Joyce is requesting a change of zoning based upon the previous annexation of all of his property. The area covered by this request is but 2.9 acres of the total and is the parcel being utilized by Behe & Umholtz, electrical contractors. It is our position that this application is not one contemplated by section 2.1.1. First of all, the previous application did not solely or specifically request a change of zoning as does the present one. Pursuant to the letter from Mayor Piland, the annexation was under land use designation were stopped at the same time. I note that pursuant to Mayor Piland's letter, the fee was waived for this application. You have informed me that this matter is still up for consideration and could be included in the next batch of amendments to the comprehensive plan. As a result, I am lead to conclude that this was not the "denial of annexation or rezoning" contemplated by such Section 2-1.1. More specifically, what we have on the original application is an approval of the annexation, and a situation where the land use classification is in "limbo". You will note that the provisions of this application meet the criteria of section of 163.3187(1),(c)1 because there are less than three acres covered by the new application. It is very fortunate that this is possible because the Behe & Umholtz operation can exist quite well on the area covered by this zoning request. Mr. Joyce, who owns the remaining portion of this property, is very pleased to allow matters to remain as they are on the balance of lot 17, and to continue with the original annexation application and procedure. Regardless of the decision of the City Attorney with regard to the applicability of section 2-1.1, it is very clear that the City should consider and allow this rezoning application. You will note that this is property which is covered by this rezoning application on the south-western corner of the original tract and it is removed from the citizens living along Orange Avenue who had previously complained. You will also note that provisions are being made for access to this property from the rear of the parcel which will calm the concerns of the City, and the citizens .' ~ ~. Jacqueline E. Koch, City Planner Page 3 in the surrounding neighborhood concerning the impact to Orange Avenue. Finally, this is one acceptable alternative which will allow Behe & Umholtz to continue operations in the City of winter Springs without a vast disruption of their business enterprise. It is our desire that the City consider the fact that the Department of Community Affairs, the City's Land Planning Agency, and the original intent of the City of Winter Springs, expressed by Mayor Piland's letter, callout for this property to be developed as light industrial. Much of the disruption that was so unsettling to the surrounding neighbors resulted from the move by Behe & Umholtz from their previous location. I believe you can determine that matters have settled down at the present time. The premises are neater and the impacts to Orange Avenue are not what had been feared. This new plan, utilizing an access from the rear of the property should be wholly satisfactory to the City and surrounding neighbors. Finally, this is a solution by which all parties can achieve their legitimate goals without expense, litigation or acrimony. Thank you for your attention to this matter. ALBERT R. COOK ARC/so Enclosures cc: Frank Kruppenbacker, Esquire The Honorable LeannlM. Grove, Mayor ."......, - ROBISON, OWEN Be COOK, P.A. ATTORNEYS a COUNSELLORS AT LAW RICHARD L. ROBISON RICHARD B. OWEN ALBERT R. COOK JOHN C. WINFREE 5250 SO. U.S. HIGHWAY 17-92 POST OFFICE BOX 895 CASSELBERRY. FLORIDA 32707 TELEPHONE (407) 830-4009 TELECOPIER (407) 830.6538 SENT BY CERTIFIED MAIL NO. P686401438 City of winter Springs 1126 E. State Road 434 winter springs, FL 32708 Re: Rezoning Request by Estate of David M. Joyce (2.9 acres) Dear Sir or Madam: Enclosed please find a rezoning request submitted by the Estate of David M. Joyce. The 2.9 acres described in this request relate to that portion of parcel rented from Mr. Joyce by Behe & Umholtz Electrical Contractors which they utilize for their business operations. ALBERT R. COOK ARC/so Enclosures: Application for Annexation or Change of Zoning Check for $215.00 .. .... .- .PP'.'~P.- ...... .~.__._.:;;.;..;.;:.,-.~._-_.._-_... "- FLORIDA PUBLIC WORKS DEPARTMENT DIRECTOR'S OFFICE ROAD DIVISION ENGINEERING DIVISION TRAFFIC ENGINEERING DIVISION September 26, 1988 274 BUSH BLVD SANFORD, FLORIDA 32773 TELEPHONE (407) 323.2500 Mr. Robert Behe Re: Orange Avenue in winter springs Dear Mr. Behe: Based on our conversation, you will operate a business on the above existing County roadway. Since you are not modifying the road nor the entrance to your business, the County has no jurisdiction over this matter. Therefore, you may operate your business and access as you currently do on Orange Avenue with no objection from the County. Sincerely, SEMINOLE COUNTY h\^\.-~ Je y M Collum, P.E. Co Engineer JM/emc , - - I"~ 1I~1I":':"1I":':-1l=1I~1l":':-1I":':'''=1I'':':'1I''':':'':1I "~r. ,. 11"':':":11"':':":11 =11 ftil II 1 1l:7t'j]:. 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'--'~--ll'r.!"'z .--II-I'-I'lm-:zI::;cr;T.:II-11 - ,- '- - -m"'. ---- -:; -- -1- z- - - l=!j_ ~:l~ il=~~ ~ :11::~q==liil:L~ 1=1I=1l~ g:ll=iI :If .-'l~ :";':"il -' -II'. :-1 .--:II':"'II.-"':a-I/~I'I--lIm Q--il--ll=:l ::"'""T- ~-I":""-- _111.: ~-..:. .-:. O-.-I-'1ii~"'-I..J..-II-II-..=<'::E:.'I..!- -11-/ fii~~; ~:ll~ f: ~;I ~~ i~ .~::j;i Hi~~!II~_Il"TI~~r;1 Ii u1l1' ;=1I11~'-t1 II 111111-~1I" IlI!Ullll!UlIlIlI HJ!.J1Il.J1II 1l2!:] . . ..,- , -, April 6, 1989 TO: Ci ty Manager SUBJECT: Unexecuted Joyce Agreement Attached is a copy of the proposed agreement Behe and Umholtz' attorneys submitted to resolve their apPeal regarding the code violations on the Joyce property (Lot 17) northeast of City Hall. The City Attorney had requested w:>rding changes to paragraphs 4 and 5. These were rejected by the applicants' attorneys and the associated request to zone only 3 acres of the property C-2 was subsequently withdrawn. pL Jacqueline Koch Director of Administrative Services/Comprehensive Planning /mh AGREEMENT THIS AGREEMENT is made by and between the City of Winter Springs, Florida, hereinafter "city"; the Estate of David M. Joyce, hereinafter "Joyce"; and Behe & Umboltz Electrical Contractors, hereinafter "Behe", this 14 day of February, 1989. WHEREAS, the City of Winter Springs Code Enforcement Board has imposed a fine against Joyce and against Behe by order dated November 17, 1988, and WHEREAS, Joyce and Behe have taken appeals of the decision of the Code Enforcement Board by filing appeals with the Circuit Court of Seminole County, Florida, Case Nos. 88-12-AP and 88-13, and WHEREAS, Joyce has submitted a request for rezoning to the City of Winter Springs by application dated December 7, 1988, seeking to rezone approximately 2.9 acres of the property owned by Joyce, and rented by Behe, and WHEREAS, the City, Joyce and Behe desire to resolve the dispute that has grown between them and to avoid additional costs and litigation. NOW THEREFORE, THE PARTIES AGREE AS FOLLOWS: 1. The parties have entered into agreements extending the time period of the filing of various papers in the appeal process. 2. The city will process the rezoning application notwithstanding the provisions of Winter Springs Code section 2- 1.1, if applicable. 3. The city will diligently process the application for rezoning and the applicant will comply with all applicable city code provisions. 4. The City will not take action to record or foreclose the Code Enforcement Board lien until sixty (60) days after a decision is reached on the rezoning request. If the rezoning request is denied, the city will not record or enforce the Code Enforcement Board lien if the violation ceases within the sixty (60) day period. In the event that the rezoning request is approved, or the violation shall cease within the sixty (60) day period after denial of the rezoning, the City Council shall request that the -1- Code Enforcement Board rescind its orders of November 17, 1988. 5. Following the action by the City Council on the rezoning request, and rescission of the Code Enforcement Board order, Joyce and Behe agree to dismiss their appeals of the Code Enforcement Board action. They further agree to take no appeal from the decision of the City commission on the rezoning request. IN WITNESS THEREOF, the undersigned parties have set their hands and seals the day and year first above written. CITY OF WINTER SPRINGS, FLORIDA By: BEHE & UMHOLTZ ELECTRICAL CONTRACTORS By: ESTATE OF DAVID JOYCE By: Clara D. Joyce personal representative of the Estate of David M. Joyce - Clara D. Joyce, individually ~ -2- RIGHT-OF-WAY IMPROVEMENT AGREEMENT THIS RIGHT-OF-WAY IMPROVEMENT AGREEMENT is made and entered into this ___ day of , 1988 by and between SYDNEY O. CHASE, III, AS TRUSTEE (hereinafter referred to as "Chase") and DAVID M. JOYCE and CLARA D. JOYCE, his wife (hereinafter together referred to as "Joyce"). WIT N E SSE T H: WHEREAS, Chase is the owner of certain property situate in Seminole County, Florida more part icularly described on Exhibit "A" attached hereto (the "Chase Property"); and WHEREAS, Joyce is the owner of certain property contiguous to the Chase property and more particularly described on Exhibit "B" attached hereto (the "Joyce Property"); and WHEREAS, pursuant to the Plat of MITCHELL I S SURVEY OF THE LEVY GRANT, as recorded in Plat Book 1, Page 5, Public Records of Seminole County, Flor ida, there exists an unimproved, dedicated right-of-way to the Sou th of the Chase Proper ty and the Joyce Proper ty depicted and described as Second Street in said Pla t ("Second Street"); and WHEREAS, Joyce and Chase are desirous of clearing and grading that portion of Second Steet located immediately to the South of the Chase Property and the West 50 feet of that portion of Second Street located immediately to the South of the Joyce Property (the "Improvement Area"); and WHEREAS, Joyce and Chase are desirous of sharing equally In the cost of grading and clearing the Improvement Area pursuant to the terms and conditions hereinafter set forth. NOW, THEREFORE, for and in consideration of these premises, the sum of Ten and NO/lOO Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Joyce and Chase do hereby covenant, stipulate and agree as follows: 1. SCOPE OF WORK. Subject to the "Maximum Cost" limitations set forth in Paragraph 4 hereinbelow, Joyce and Chase hereby agree to split equally the cost of grading, clearing and compacting the Improvement Area to make same suitable for vehicular ingress and egress purposes (the "Improvements"). The "Shared Costs" to be split by Chase and Joyce shall include all costs incurred in connection with said Improvements, including all sums to be paid under the Contract to be entered into pursuant to Paragraph 4 hereinbelow and all surveying charges and permitting fees paid in connection with the Improvements. 2. PERMITS. Joyce shall be responsible for obtaining all permits necessary for the Improvements from all governmental authorities having jurisdiction thereover including, but not limited to, right-of-way utilization permits, arbor permits and any permi ts requi red for access to State Road 434 (hereinaf te r referred to as the "Permits"). In the event that Joyce is unable to secure the Permits within two years of the date of this Agreement, this Agreement and the rights and obligations of the parties hereunder shall cease, terminate and be of no further force and effect. Chase agrees to reimburse Joyce for one-hal f (1/2) of all permit fees paid by Joyce in connection with obtaining the Permits within thirty (30) days of receipt of proof of payment of same. 3. SURVEY OF THE IMPROVEMENT AREA. Within days of the date of this Agreement, Chase shall have the Improvement Area surveyed and deliver three (3) certified, sealed surveys of the Improvement Area to Joyce for his use in obtaining the Permi ts and contract bids. Joyce ,agrees to reimburse Chase for one-half (1/2) of the cost of the survey, including all updates thereof, within thirty (30) days of receipt of proof of payment of same. 4. IMPROVEMENT CONTRACT. Within thirty (30) days of obtaining the Permits, Joyce shall secure and present to Chase at least three (3) binding, certified bids from licensed general contractors for constructing the Improvements. Said bids shall incorporate terms and conditions reasonably acceptable to Chase 2 and Joyce, shall provide for a statutory payment and performance bond in the full amount of the contract price and shall state a maximum contract pr ice of not more than $ (the "Maximum Cost"). Chase shall have ten (10) days to review such bids and select one, whereupon which Joyce and Chase shall enter into a contract with the successful bidder for the Improvement of the Improvement Area. In the event that all contract bids exceed the Maximum Cost, then either Chase or Joyce shall have the option to terminate this Agreement unless the other party agrees to pay the entire surplus of the contract price over the Maximum Cost. 5. PAYMENT OF CONTRACT PRICE. Upon the execution of the Contract, both Joyce and Chase Shall deposit their respective shares of the contract price with Lowndes, Drosdick, Doster, Kantor & Reed, P.A. or other escrow agent mutually acceptable to Joyce and Chase ("Escrow Agent"), said funds to be disbursed in accordance with the terms and provisions of the Contract. 6. IN KIND SERVICES BY JOYCE. Joyce acknowledges that he has some construction equipment and personnel and is willing to do some of the clearing work in the Improvement Area. Chase hereby agrees to allow Joyce to receive an appropr iate credi t against Joyce's share of the contract price for one-half (1/2) of the value of said in-kind services (as certified by the general contractor), provided that nothing herein shall require Chase to pay in excess of one-half of the Maximum Cost of the Improvements as set forth in Paragraph 4 hereinabove. 7. INDEMNIFICATION. Joyce hereby agrees to indemnify and save and hold Chase harmless from any losses, damages, claims and liabilities arising by virtue of the performance of Joyce of his obligations under this Agreement, including all claims, damages and liabilities ar ising from any actions taken by Joyce or his employees or agents to improve the Right-of-Way. 8. INDEPENDENT AGREEMENT. Joyce and Chase acknowledge that Joyce has previously entered into a License Agreement with Jumpie Run Plantation, Ltd., the prior owner of the Chase 3 Property. Joyce hereby agrees that the terms and conditions of this Right-of-Way Improvement Agreement are separate and independent from the terms and conditions of the License Agreement. Any default under the provisions of the License Agreement shall not excuse performance of any party under this. Agreement, nor shall a default under this Agreement operate to void or excuse performance under the terms of the License Agreement. 9. ATTORNEYS' FEES. The prevailing party in any action to enforce the terms and conditions of this Agreement shall be entitled to recover its reasonable attorneys' fees and costs incurred in connection with such matter and all appeals therefrom. 10. SUCCESSORS AND ASSIGNS. This Right-of-Way Improvement Agreement shall be binding upon and inure to the benefit of the parties hereto and their successors and assigns and the rights and obligations hereunder shall benefit and burden the title to the Chase Property and the Joyce Proper ty respecti vely. Provided, however, that either Joyce or Chase shall be released from their obligations hereunder if they transfer their property to any purchase:r who expressly assumes their obligations under this Agreement. IN WITNESS WHEREOF, the parties hereto have caused these present to be executed in a manner and form sufficient to bind them as of the day and year first above written. Signed, sealed and delivered in the presence of: Sydney o. Chase, III, as Trustee David M. Joyce Clara D. Joyce 4 LICENSE AGREEMENT THIS LICENSE AGREEMENT is made and entered into this day of , 1989 by and between JUMPIE RUN PLANTATION, LTD., a Florida Limited Partnership (hereinafter referred to as "Jumpie Run") THE ESTATE OF DAVID M. JOYCE, CLARA D. JOYCE, an unremarried widow and H. RICHARD JOYCE, a man (hereinafter together referred to as "Joyce"). WIT N E SSE T H: WHEREAS, Jumpie Run is the owner of certain property situated in Seminole County, Florida being more particularly described on Exhibit "A" attached hereto (hereinafter referred to as the "Jumpie Run Property"); and WHEREAS, Joyce is the owner of certain property contiguous to the Jumpie Run Property and more particularly described on Exhibit "B" attached hereto (the "Joyce Property"); and WHEREAS, Joyce has been using a certain dirt road across the southern portion of the Jumpie Run Property (the "License Area") for vehicular ingress and egress to the Joyce Property pursuant to an oral, revocable license granted by Jumpie Run and its predecessors in title; and WHEREAS, Joyce has alternative means of access to the Joyce Property and claims no right, privilege or easement across or with respect to the Jumpie Run Property other than the oral, revocable license to use the License Area as granted by Jumpie Run and its predecessors in title; and WHEREAS, Jumpie Run is desirous of granting to Joyce and Joyce is des i rous of accepting a revocable license to use the License Area for vehicular ingress and egress to the Joyce property pursuant to the terms and conditions hereinafter set forth. NOW, THEREFORE, for and in consideration of these premises, the sum of TEN AND NO/lOa DOLLARS ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Jumpie Run and Joyce do hereby covenant, stipulate and agree as follows: 1. Grant of License. Jumpie Run does hereby grant unto Joyce a revocable license to use the License Area for vehicular ingress and egress to the Joyce Property pursuant to the terms and conditions hereinafter set forth. 2. Scope of License. The license granted hereby is limited to the continuing use of the License Area for periodic vehicular ingress and egress for the same purposes and to the same extent as presently used by Joyce to conduct the bus i ness currently operated on the Joyce property pursuant to the oral, revocable verbal license. 3. Termination of License. Jumpie Run shall have the right to terminate this Li cense, a t any time, upon one hund r ed eighty (180) days' prior written notice to Joyce. 4. Indemnification. Joyce hereby agrees to indemnify and save and hold Jumpie Run harmless from all damages, losses, claims and liabilities arising or resulting in connection ,'lith Joyce's use of the License granted herein, including, but not limited to, all damage to the Jumpie Run Property, all claims and actions of third parties resulting or arising in connection with Joyce's use of this License and all attorneys t fees and costs incurred by Jumpie Run in connection with any such action. s. Disclaimer of Easement Rights. As an inducement to Jumpie Run to grant this license, Joyce hereby acknowledges that, othe r than the License granted he reby, Joyce has no easement , license or other right, title or interest in the Jumpie Run Property and by these presents does hereby bargain, sell, convey, grant, release, remise and quit-claim each and any such other easement, right, title or interest unto Jumpie Run and its successors and assigns. 6. Attorneys' Fees. In any action brought to enforce the terms and condi tions of this License Agreement, the prevailing party shall be entitled to recover its reasonable attorneys' fees 2 and costs incurred in connection with such action and all appeals therefrom. 7 .Binding of Successors and Assigns. This License Agreement and the rights and obligations created hereunder shall bind and insure to the benefit of Jumpie Run and Joyce and their successors and assigns. The covenants, terms and conditions of this License Agreement shall also run with the title to the Joyce Property and the Jumpie Run Property. IN WITNESS WHEREOF, the parties hereto have caused these presents to be executed in the manner and form sufficient to bind them as of the day and year first above written. Signed, sealed and delivered in the presence of: JUMPIE RUN PLANTATION, LTD., a Florida Limited Partnership By: Joshua C. Chase, general partner By: J. Converse Bright general partner "JUMPIE RUN" THE ESTATE OF DAVID M. JOYCE By: Clara D. Joyce, Personal. Representative Clara D. Joyce H. Richard Joyce "JOYCE" 3 EXHIBIT -A- LEGAL DESCRIPTION Lots 19, 20, 21 and 22, Block B, D.R. MITCHELL'S SURVEY OF THE LEVY GRANT, according to the plat thereof as recorded in Plat Book 1, Page 5, Public Records of Seminole County, Florida. EXHIBIT -B- LEGAL DESCRIPTION Beginning at a point at the center of the railroad track of the Oviedo Branch of the Atlantic Coast Line R.R. Co., said point of beg inning being on the East line of Lot 22 and the West line of Lot 23 of Block B, of the MITCHELL SURVEY OF THE LEVY GRANT as per plat thereof recorded in Plat Book B, Page 66, Public Records of Seminole County, Florida; run thence in a Southerly direction along the East line of Lot 22 and along the West line of Lot 23 to the road at the Southeast corner of said Lot 22 and the SW corner of said Lot 23; thence in an Easterly direction along the South boundary of Lots 23 and 24 a distance of 735.5'; thence in a Northerly direction on a line parallel with the East line of Lot 22 to the center of the railroad track at the Oviedo Branch of the Atlantic Coast Line Rai lroad Company; thence along the center line of said railroad track to the P.O.B. AND Lot 17, Block B, MITCHELL'S SURVEY OF THE LEVY GRANT, according to the Plat thereof as recorded in Plat Book 1, Page 5, Public Records of Seminole County, Florida. AND Lot 23, Block B, MITCHELL'S SURVEY OF THE LEVY GRANT, according to the plat thereof as recorded in Plat Book 1, Page 5, Public Records of Seminole County, Florida lying Northerly of the railroad right-of-way. Clara D. Joyce 1 1.,n n."...o:anl""l'o 111:70n'10 HIH\I 5~t.UI QlIlI~1 STATE OF FLORIDA UEPAHTMENT OF TRANSPORTATION CONNECTION PERMIT l'l.rmil Clull~ II Permit No. l. 1. The Estate of David M. Joyce and I,Clara D. Joyce, Individually 1. JUIIJI'.i.o:: Ruu flaulallvu, L'fB (Nllnlt~ 01 Applicant) (Mailing AddrcllI) 1. 1170 Orange Ave, Casselberry, FIa 2. 215 North Eola Drive. Orlando. Flaa (eil)') (State) l. 2. (Zip) 407-327-3226 407-843-4600 (Telephone No.) hereilufter tcrmed the applicant requellt. permilllion for the con.truction of .. connection(.) on Department of Tnlnliportlllion right-of-way at the localion: Slilte HOlld No. SR 41q/426 Section No. 77070 County Semi no 1 f' Mile: POllt ~(). Conal. Job No. Sta. No. Gcographicul Dellcription SR 426 at Wagoner's Curve-South of Railroad Track. aDDroximat~ly 100 in Ihe rollowing manner: f . eet. At Platted Unopened Road called Second Street, Seminole County, F: or illS IIhown on the attllched IIkelch and in accordanre with apecial praviaion. on reverllC lIide. The COllllcclion(lI) will be conlilrucled in accordance with regulatiofil adopted by the Department of Trl.lnsportation IInd clnercd in illl "Policy and Guidelinel! for Vehicular Connection. to Road. on the State HighwllY SYlltem". The III' P liclllll. r or hinllSeH. hill hei flit hill a8llignllllnd 1I11CCellllOra in interellt. bind" and obligate. himaelf to 118 ve lwd hold Ihe SLit Ie of Florid<l, ill agencie.. and lIubd i villionll harm It.!1I1i from any and 1111 damage., claim. or injurie. caulled in whole or in pllrl by aapplicuntthat may occur by realon of thill conlilruction,ll&id lacility design, con.truction, Dlllintenance or I'onliriuing exilltence of tlie connection facilily. The IIpplicanl binds and obligatea hinlllelf to conform to the above delcription and attached .ketch Ilnd to abide by the COllnection regullllion. IItated above. If legal action ill required becauee of noncompliance with provision. .pecified. the Ilpplicant will be rt~llpunllible for all COllis of legal action. i.e., court COlh, attorney fecs, etc. Thill permil i~ lwreb) acccpted and illi provilioOll .greed 10 thi.. day of ~bl"O:lh 19lW If thi~ upplil'I&L ion ili liigncd h)' II rcpr....cllllll ive of the lIpplil'lInt,thell a l~~teto~llthoj:r~I~~o thellRplicllnt mud Lc alluI'hed, L:,X.c-u!.d. ~j ~,/..... \ 'T" ,. " Individually and s pe{.sonal Rep of ~I N!:.SS['.DBY S.IIned ~ ~. II . ... av \J '. "UYl;l;: (SiKollture) App leant) :~15 Nllnh EoL, Ddvl.!, Orlando, Fla.. 32802 1170 Orange Ave, Casst:lberry, Fla (~luilin~ Ad.lresli) (Mllilillg Addrellll) (el)) (Sill Ie) (Zip) (City) (State) (Zip) Th:= Illlove fl'qu~'lIt..d hlu been reviewed lIod hllll been round 10 mcet the regullltiollli l1li prellcribed and il hereby IIpprvved. Deparlment or Tnnllportalion Dille or Appro\'lIl BY: TITLE: Completiun Datc C.:)~I.~ L)hg,n",1 '0 ....pphc..nl 1 O.aU.cl f.....'in..t '} M.lnl.n.rM:. lngln.., Jtem No. Roadway construction is propo~r underway, Yes (X) Job No. 11010-3516 No( ) Diagram of Lots T'~ 'w -~ . ~. - CITY OF WINTER SPRINGS, FLORIDA. 400 NORTH EDGEMON AVENUE WINTER SPRINGS. FLORIDA 32708 Telephone (305) 327.1800 September 26,1982 Mr.. David r".Joyce 1205 Orange Avenue' Winter Springs,. Fl. 32708, Reference:, Lots 17, 23;and 24 (Part), Block, B, D.R. Mitchell's Survey of 'the , Levy Grant, P. B. '1, Page 5. ' ,Dear' Mr. Joyce: , 'The City' of Winter Sp}~ings for the, past decade has been the most rapidly developing municipality in Seminole County. We are proud of the progress our City has made during these years of economic difficulty to grow sensibly, to create'residential 'communities noteworthy for the quality of life they offer. and ,to keep pace'a's a government by continually expanding our services to pro- vide a superior level of, police, fire and emergency protection and professional administration. ' . . Ai Mayor, I look to the 1980s as the era in which Winter Springs' develop- ment will add another facet - that of commercial and industrial growth to complement the strides we have already made toward urbanization. South of Lake Jessup and north of the present City limits lies an area which would bea logical extension of our City. Its central location near our border makes 'it fully accessible for provision of public services. Its proximity to a state highway and a railroad makes it desirable for commercial development of tight industrial activity and office complexes compatible both with future residential growth south of S.R. 419 and with everyone's goal of protecting the ecological systems near Lake Jessuo. It is the City's belief that it is techno- logical.ly feasible for commerce and the environment to coexist to the udvar.ta~e of both and to the benefit of the community at laroe and the individual property owner:'. . .: ,. In this spirit. I invite you to annex your lands contiguous to Winter Sorings into the City. . ' . As citizen of this municipality~ you would be served ~y progressive leader- ship whose goal is always to assure efficient and competent public service at the t" tr .-. -, 'Sept. 26. 1982 Page 2 lowest responsible rate of taxation. For the year 1982-33. property owners within the City will enjoy an ad valorem tax rate of only 1.1959 mills. Comparina this to the County road and fire district taxes amountina to 2.2098 mills. which no longer would apply to your property. annexation into Winter Sprinas results in a tax savings of $1.0139 per one thousand dollars appraised valuation. Furthermore. business and homeowners will benefit from a fifty percent reduction in utility taxes, down to 2 perce~t for the comi n9 fi sca 1 year. ' . , I believe these and many other advantaaes of annexation into this City make this the logical next step in your manaaement of the properties you own-adJacent to Hinter Sprinas. I look forward to your response to this invitation. I am. of course. available at your convenience to discuss this proposal in more detail. Yours very truly. CITY OF W[N~:e . Piland. TJP/JK/mn ..3;..7.,2.8 ~ r ". .... ' ~. --.. NOTICE OF PUBLIC HEARING City of Winter Springs Planning and Zoning Board I Local Planning Agency Wednesday, July 26,1989 City Hall, 7:30 P.M. 1126 East SR 434 Public comment is solicited regarding a proposed small-scale amendment to the Winter Springs Adopted Land Use Map, an Element of the City's Comprehensive Plan. Persons who appear at this Public Hearing will be heard orally. Written comments may be filed with the City Clerk, 1126 East SR 434, and will be entered into the public record. Questions regarding the proposed amendment may be directed to the Comprehensive Planning office at 327-1800. The site of the request is indicated on the map by a solid black triangle and is further described below. ~ . ~ ~ o c Part of Lot 17 (SW quadrant), Blk. B, D. R. Mitchell's Survey of the Levy Grant, PB 1, Page 5; 2.9 'Acres Adjacent on North to Railroad, West of Brantley Ave., North of SR 434 - Add to Winter Springs Land Use Map as Light Industrial (Zone C-2) (Reclassification from Seminole County Suburban Estates). ~ r-;~-';;':i,~!;;;tt;~:::.:.~::;.::;:::"t~~,:~..:~~.~:g-~:':.-:;I,i.~:,?_~~-..i;i.L:~~,~~~'~';;i-_,~~;.s, -..':...:~-:.", ....--.~., ~__.X~;;"r;,-~....:!l..r~";(;';";"',.:_'\4i...r_"Ji:._..:"~.;l..".,~~:.".~'";'"'~"_""'_"',"~,~..~....,.-,,",,,,,,,-""~.......:w_______...---............~.. ~ i ( , ! ~ I' ,- - COUNTY OF SEMINOLE FLORIDA ENGINEERING DEPARTMENT TELEPHONE: (407) 323-2500 March 27, 1989 274 BUSH BOULEVARD SANFORD, FLORIDA 32773 City of Winter Springs Planning and Zoning Board Office of the City Clerk 1126 East State Road 434 Winter Springs, Florida 32708 Dear Sirs: We understand that on March 29, 1989, The City of Winter Springs Planning and Zoning Board will be holding a public hearing soliciting comments regarding an Amendment to the Land Use Map, an element of the City's ~omprehens i ve- ITl an. -- - - ---- --- --- -- ----- Orange Avenue and Brantley Avenue are County stabilized dirt roads and are maintained by the Seminole County Department of Public Works. They appear to be the only publicly maintained access to the subject property. ___ The reclassification from Seminole County Suburban Estates to C-2 (Light Industrial) wouldseeril to allow the use of these roads to - be beyond their capacity. A stabilized dirt road does not satisfy the bearing requirements necessary for heavy wheel loads of truck traffic. Furthermore, the road alignment and geometry of Brantley Avenue and Orange Avenue creates an unacceptable turning radius for truck traffic. If you have any questions, please feel free to contact us. LLS/JM/dr ~~ P.E., cc: Bob Sturm, County Commissioner, District 2 Tony Matthews, Planner ri~'~~b~~~"i~ii6~~~~~t"...;,~~~-n~~.'Ior~-c.'\i.~~"'..,j;"'..;:"~~,!<"'. ~""""""""~';"~~"'.'""""""""''''''_~'''''''.__"\!~1II\.rf~~:,,,,,~.,~~'~''''''''''':'~''~~.c...:;.... .........--.~ . 'r ,I ~ - - -City of ~inter Springs March 28, 1989 Page Two I ask now, how has the residential property been used as an industrial business for the past year against City code requirements, and if the ludicrous zoning is granted, their continued operation would still be against code and a rul ing by your own Code Enforcement Board. A site plan approval process should then follow to insure that all impact of a proposed business could be tolerable. I feel- the - impact is --i-A-Cleed intolerable and there exis~s problems that could not be overcome. Thank you for your attention. Sincerep) . AbhJJf/I~ ~im pul;en, P.L.S. " ..~~.w<~~~;.;~..,~~-~"""".~---,;:,~,~,,,.. -J;t~,:-"'.'<k'-:-"'-~~ItL~~.I-~<,jO~~-.:>€.'..~-.r.w~~"~~~'~-~-""'~-~"-"""''''''''''' _.. ..-~-"- EC ,- - t' Jim Pullen 1208 Orange Avenue Winter Springs, Florida 32708 March 28, 1989 City of Winter Springs Planning and Zoning Board Office of the City Clerk 1126 East State Road 434 Winter Springs, Florida 32708 Dear Sirs: I am a resident of Estes Tuskawilla, a subdivision within fhe--- unincorporated 1 imits of Seminole County that fronts on Orange Avenue. I would 1 ike to voice my objection to the rezoning of any portion of Lot 17, Block B, Mitchell Survey of Levy Grant. As you know, this is the second attempt to rezone this existing residence within "Seminole County1s zoning classification of .Country Suburban Esh-tes.\to 1 i ght i ndus-tr i ala I hope -tha-tc-omme-nts-a-ddre-ss-e-d--to--t~ - Ci-ty Commission during previous meetings will be reviewed so that I do not have to be redundant. Please also review a letter dated April 26, 1988, from the Seminol~ County Planning Department and Board of Seminole County Commission to the City of Winter Springs, voicing their objection to this encroachment of industrial zoning into low density residential. We all realize that the planned Florida Department of Transportation expansion and explosion of traffic that will occur on State Road 434 will dictate a strip zoning along that corridor. It is appropriate that a divided four lane highway will support retail, commercial and industrial zoning, but to rezone a parcel one half mile away from State Road 434 and encroach into single family and country suburban estates zoning with 1 ight industrial is inappropriate. Orange Avenue and Brantley Avenue are stabilized dirt roads maintained by the Seminole County Public Works Department, and is the only publ icly maintained access to the subject property and residents along Orange Avenue. The conditions of this nine-tenths of a mile segment between State Road 434 and the residential driveway now being used by an industrial business must be considered to be a limiting factor influencing the use of this property. The construction and stability of this road was not intended to carry truck traffic; the existing turning radii dictated by eX,isting rights-of-way do not allow for safe conditions for truck. traffic (please see attached photos); the railroad crossing does not meet the requirements of an industrial crossing. If this project were being reviewed under the guidelines of Seminole County Codes, the developer would have to pave to the nearest existing paved road with an industrial cross section and address the problems presented above. ~ 'ol ~',~ ~ i'.l ~ f'~ .... ... " :.<l' ;j l: ~; r:~ - ,~ ~_.....~. _."-..~~"'.. II' -:. ':. >#r'......, , FE-FS 7 \~'6<:1 C O~ER C)5= ()~E;e- .o~D e~Jj1'1-~Y - T '" FeB 7 1999 COJZ.NEJC: of OR.A)o16e=" ~t> 8l<ANL€Y ._-~-------------~----_.- "'-~."..,:..~ .. ._~._~:,.:,::,:"""~""--~";~:,::<~"""",.:_.-:"'...._-,.'-",,,,, ~'., ~ - f.i " ~~ ~ . < ~~ .;:~ '" ~ ~; ;'j ., " i~ ~ ~ " .. - -, ~ COUNTY OF SEMINOLE ~ ~ " -, ~ ~ f1 i=! ~ 'l i ~~ j ~ ~ i ~ ~j ~ " ~i !J i-- ~ ~ 1 j ~ ~ ~ ~ ; f ~ ~ i ! I ! , ; J I , ~ FLORIDA 'LANNING OFFICE '-lONE: 1~71 321-1130 1101 EAST FIRST STP.C( S;,NFORD. FLOR:DA 3277 Apr il 26, 1988 Jacqueline Koch, Planner City of winter springs 1],26 East S.R. 434 winter Springs, FL 32708 SUBJEC'I': proposed City of vUnter Springs Plan Amendments and Rezonings " Dear Ms Koch: As authorized by the Seminole County Board of County Commissione~s, the following comments regarding the subject amendments and rezonings are p~ovided: A.Amendmen,t froID.Light Industrial to Planned Oni t Development and rezoning from C-2 'to POD on approximately 6 acres located east of o.s. 17-92, north of Florida Avenue. This land use request will incorporate this property into the adjacent Wildwood Light Industrial PUD (Walt Dittmer). STR 33-29-30, BCC District 2. ! ! 1 , , r I I \ I i I , I I I I The County has no objection to the requested amendment; however, the following improvements should be addressed prior to the issuance of any development permits: a. Installation of a six foot masonry wall to buffer the residential uses south of Florida Avenue from this site; b. Only one access should be permitted to Florida Avenue; c. Dedication of any necessary additional right-of-way and improve Florida Avenue to County standards; d. Installation of cross access and joint access easements; e. Payment of Road Impact Fee; .:'i.~~":..;"'';':<..'I.'~-"i..~-''",,~~a:::...:.'"'..:-.;''''~..'~~'''~'.i~;.o:,.''....';..ii,.~~;~~~'....;.t.,._~~'''''~~--'''"_-"'''''-"''_'' L......~~."'.-_.,......~..->,,~.,.. _..- .__......~._-,- ---.---- ""_.~- _." ~_._---_._-... - --- . Jacqueline Koch, Planner Ap_r i 1 26, 1988 Page 3 C. Amendment from General RUT-al to Commercial and rezoning from A-I to C-2 on approximately { acres located on the south side of S.R. 434, east of the intersection of S.R. 434 and C.R. 419 (Gene Duffy). STR 35-2~-30f BeC District 2. The County has no objection to the subject land use amendment; however, due to S.R. 434 currently operating at level of service D/E (on and eff pe~l{ hours) the staff does obiect to the issuance of development orders and permits prior to the programmed 4-laning of S.R. 434. However, if approved, the followi ng_ imprQv~rnent should be adcressedpr ior to the issuance of any development permits: o. Payment of Road Impact Fee; b. Left turn lane and taper on S.R. 434; c. Any 'drainage to be accommodated by Seminole County vlill have --- -to bs reviewed and approved by the County; d. Dedication of right-of-way to meet FDOT design requirements; e. Installation of cross access and joint access easements; f. All ac-ces's to County or St'ate ro-ads shall be approved by the Seminole'County Traffic Engineer; ., g. InstallAtion of a five foot sidewalk on S.R. 434; h. Dedicate property below the 100 year flood elevation and wetlands as a conservation area/easement; and i. Coordinate requirements for right-of-way dedication on S.R. 434 with FDOT. D. Amendment from Rural Residential to Commercial on approximately 49 acres located on the north side of S.R. 434, west of Spring Avenue "(Steven Schrimsher). STR 5-21-31 BCC District 1. The County has no objection to the subject land use amendment; however due to S.R. 434 currently operating at level of service O/E (on and off peak hours) staff does object to the issuance of development orders and permits prior to the ~[~:'-V'~.:;"J:.A,,~~~-"!!.'.:o"",j,:,' ,... ........,.,......__.............,;.'cc.....""'.~.....~ ;.....-..""......._",,_...._.._~......~-----._.. . --.-.- ...-. _.-.. ~~ ~~. 'i'~ ~ ~. .I" ~ ~ j,1I ~ :! ~~ ~ ~ ~ ~ ~ ~ ~ ~1 ~h ." ~ 'J j. zl Wi ~j ,~.. s.; ..~ ':\; ,..f '~ ';' } :~ ~ ','< " G " ".J ::' j " .,~-' -- ~ ~ f.~ .' ','1 ~ ri ~t ;~ ~ '-'" :) \J !J ;<< ~~ ;1 :~ ~ ~, J ~ ~ \1 ~ ~ ~ ~ '" ;~ ~ ~t I ~; i~ n.J ~ i;l ~ ~ g ~ ~ 4 -, ~ Jacqueline Koch, Planner Apr i 1 26, 1988 Page 4 progra~med 4-1aning of S.R. 434. In addition, due to the amount of buildable acres and proposed land use intensity, this site may be required to und~rgo Development of Regional Impact review prior to site plan approval. If approved, the following improvements should be addressed prior to the issuanc~ of any developme~t permits: a. Payment of Road Impact Fee; b. Steps taken to mitigate the impacts from development to the wetlands on site; c. Left turn on S.R. 434; d; Any drainage to be accommodated by Seminole County will have to be reviewed and approved by the County; e. Dedication of right-of-way to meet FDOT design standards; f. Installation of cross access and joint access easements; g. All access to County or State roads shall be approved by the Seminole County Traffic Engineer; h. Installation of a five fOQt~idewalk-6hS.R. ~34; i. Designpte property below the I00'year flood elevation and wetlanqs as a conservation area/easement; and j. Coordinate requirements for right-of-way dedication on S.R. 434 with FDOT. E. Amendment from General Rural~o Light Industrial outside proposed expressway right-of-way and' Rural Residential within proposed expressway right-of-way and rezoning from A- I to C-2 outside expressway right-of-way and R-U within expressway right-of-way on approximately 54 acres located south of the S.R. 434 and proposed expressway interchange (Kenneth McIntosh). STR 4-21-31, BCC District 1. The County objects to the amendment and rezoning for the following reasons: 1. The change is premature until the expressway is programmed to handle increased land use intensity. . _. .,.;.>: :"':~"';:':;:_:""_'-~" :......." '_._' ~:.;.;.':~..;."",,~ :.;...., ~'..; ~;:'...."'- L"-' ~-"",":'.:t::_.-. .....n..;. ~.:.__._..:;.,'-'-oo.'-=-::""-~_.~.~."..., .--:::-' .. - -, .. Jacqueline Koch, Planner Apr i 1 26, 1988 Pag e 5 2. It should also be noted that rezoning may not occur that would authorize any additional level of development beyond Co u n t y I, -1 ( A g r i cuI t u r e ) wit h i nth e S em i n 0 1 e Co un t y Expressway Authority right-of-way as per Florida Statues, Chapter 337.241. If rezoned, the following improvements should be addressed prior to issuance of any development permits: a. Payment of Road Impact Fees; b. Dedication of right-of-way to FOOT standards; c. Installation' of cross access and joint access easements; d. / All access to County or State roads shall be approved ,_by _the. Seminole c.ountY_.T.r_affic_En.gin.eer.; - - , e. Installation of a five foot ~idewalk on S.R. 434; f. Any drainage to be accommodated by Se~inole County will have to be reviewed and approved by the County; g. Coordinate requireQents for right-of-way dedication on S.R~ 434 with FDOT; and h. AnY access to S.R. 434 must be restricted to prescribed limits to be determined from the proposed expressway right-of-way. ", Your consideration of these comments during the development permit process is appreciated. If you have any questions on' the above, please contact me at (407) 321-1130, extension 370. Sir?; ~ TOny~nDerWorp, AICP Planning Director TM: TV: jwj (apri126.4) cc: Seminole County Board of County Commissioners CITY OF WINTER SPRINGS APPLICATION FOR ANNEXATION OR CHANGE OF ZONING X Change of Zoning PLEASE PRINT IN INK OR TYPE Annexation X Amendment to Land Use Map Amendment to PUD Preliminary Plan JOYCE Last Name DAVID First M. Middle Initial 1205 Orange Avenue (If the applicant is not the owner of the subject property, the applicant must include a letter of authorization signed by the owner) Mailing Address Winter Springs City Florida State 32708 Zip Code (407) 327-3226 Telephone Number Legal description of the subject property (attach map): portion of Lot 17, Block B, described as: (See attached) Total No. of Acres 2.9 Total Usable Acres 2.9 Present Zoning Category A-I Present Land Use Classification; Suburban Estates General location of subject property (including names and types of roads which tract abuts): north of intersection State Road 434 and Tuscawilla Road. west of Brantley Avenue, north of railroad Present development status of Land: home/office, out buildings, work shop and storage shed Zoning Categories and Land Use Classification of abutting property: City C-2, County A-I City Light Industrial, County Suburban Estates Zoning Category requested C-2 Land Use Classification Required, Light Industrial Detailed information concerning purpose and intent of request: rezoning of a portion of eight acres annexed in March, 1988, City land use not yet adopted for entire parcel. Refer portion of eight acres annexed in March, ]988. = -.J ....., adopted for entire parcel. Refer to Code Enforcement Board No. 88-09-23-021 :::!Date ....., </- ~ v- pc:; FEE AMOUNT RECEIPT NUMBER r..,) [-"- "1 ;. Ordinance References <::> = Information Verified By Date 2042A001 07/07/89CHEK 215.00 i 3:: n '1j ~ g:b ~~I~ ~;p? 00 Z . ~ 11 ~ : ~ {11' ~ O~ .r , ~:, rI I ~i i 1:' , 0, r I' ~::<ft . m" rn .' ,)i ~ '. ~il"g . IT" , . r ~ ~ ; ~ II r' ". o ,,-.... i --.....- . Ot ..J ~ 0' o . .; /~,- :I s-,p/J./ d' i?'fO~o6 '._- . , ~ ! ' I! : 'imHI . ~ ,,; i ! I :.1 .it .J . .~- -.-. -------...-...----- "-_. I. / I I ' ! : i , . , ' , ' "f:1 , I . i ' I ~