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HomeMy WebLinkAboutCity Council-Agenda Packets-5/21/2009~~~ ~~- City of Colleyville ~r1 u ~'~ Agenda ~...,, Joint City Council and Planning and Zoning Commission City Hall 100 Main Street Colleyville, Texas 76034 817. 503.1000 www.colleyville.com Thursday, May 21, 2009 6:00 PM Colleyville Public Library 110 Main Street, 2nd Floor 1. 2. Call to Order Mayor David Kelly -City Council Chairman Jeff Byerly -Planning and Zoning Commission Opening Comments Mayor David Kelly -City Council Chairman Jeff Byerly -Planning and Zoning Commission 3. 3a 4. Presentation and Discussion Discussion of possible amendments to Chapter 5-Tree Preservation of the Land Development Code ADJOURNMENT I hereby certify the above agenda was posted on the bulletin boards at City Hall on Friday, May 15, 200 by 5:00 p.m. . ~'~~.. Cynthia Sin leton, TRMC, CMC City Secretary Any matter on this agenda may, at the discretion of the governing body, be opened for public comment and discussion. If you plan to attend this public meeting and have a disability that requires special accommodations, please advise the City Secretary at least 48 hours in advance at 817.503.1133, and reasonable accommodations will be made to assist you. City of Colleyville Page 1 Printed on 5/15/2009 ~. City Hall I ~~ ~~ City of Colleyville 100 Main Street `~~q~~~ Colleyville, Texas 76034 r,.,, Agenda Briefing 817.503.1000 vrww. co 1 1 eyv i l l e. co m File Number: Version: 1 Requester: Community Development Department File Type: Presentation Agenda Date: 05/21 /2009 Agenda No.: 3a Status: Presentation Controlling Body: City Council Final Action: File Name: Discussion of possible amendments to Chapter 5-Tree Preservation of the Land Development Code Attachments: Findings and Recommendations for Colleyville Tree Preservation History of Legislative File Version: Date: Acting Body: Action Text: 1 05/21/2009 Joint City Council and Planning and Zoning Commission Title Discussion of possible amendments to Chapter 5-Tree Preservation of the Land Development Code Explanation On June 23, 2008, the City of Colleyville hired Burditt Consultants, LLC to undertake a review of Chapter 5 -Tree Preservation in the Land Development Code. As part of the review process, the City conducted a workshop on September 4, 2008, in order to receive input regarding any possible amendments to the ordinance. The purpose of this worksession is to review the final recommendations of the study, which are based, in part, on the input received at the September 4, 2008 meeting. A representative from Burditt will attend to present the final recommendations and facilitate the discussion. Based on discussion of the final recommendations, staff may bring forward amendments to Chapter 5 -Tree Preservation to be considered at a future City Council meeting. City of Colleyville Page 1 Printed on 5/15/2009 Y C~tY of ~'`e~aB SUBMITTED TO: Mr. Ron Rutl~ven, AICP Director of Community Development City of Colleyville, Texas Submitted By: E3l It~l_~I_~__~. .~ ® ~~ P. O. Box 1424 Conroe, Texas 77305 October 3, 2008 dv w rew October 3, 2008 Mr. Ron Ruthven, AICP Director of Community Development City of Colleyville, TX 100 Main Street Colleyville, Texas 76034 RE: Findings and Recommendations -Tree Preservation Code Revisions Dear Mr. Ruthven: We have completed our review of the tree preservation components of the City of Colleyville's Land Development Code. The attached Findings and Recommendations Report details the goals and intentions derived from interviews with City staff and input gathered from the public participation session, as well as our observations from code review. Implementing the recommendations herein should significantly increase tree preservation during development while maintaining a clear, easy to understand permitting process. Please review the attached report and feel free to comment with any questions or concerns you may have. We look forward to your response and are ready to present the findings to the Planning & Zoning/City Council group work session when your team is ready. Sincerely, s~...t Paul S. Howard Project Manager /psh Attachment Findings and Recommendations `'~- ~~ ',~~ ~' Page 2 of 17 Pages Colleyville Tree Preservation '~~',~~'~ - , y , '" ~, -;r~ October 3, 2008 Burditt Consultants, LLC - ""~ `~~~_` BURllITT C~n~_,t~tants LLB ix..• Executive Summary The current Land Development Code; Chapter 5 -Tree Preservation has both strengths and weaknesses in its provisions for tree preservation during development, and the City has identified the need to revise the current code to achieve higher levels of tree preservation and quality development. In order to meet this goal, the City hired a consultant to review the code, and collect input from City staff, concerned citizens, and members of the development community and make recommendations for revisions. Analysis of input gathered from interviews with the City staff and public participation session have yielded some guiding goals for the code revision process. These goals represent the core issues Colleyville faces with regards to tree preservation. 1. The Code should require some minimum level of tree preservation requirements to eliminate clearcutting of land during development. 2. The Code should clearly define the permitting process and submittal requirements. 3. The Code and overall urban forestry program should provide for increased enforcement of the tree preservation requirements after permit approval. 4. The Code should provide higher standards for tree preservation planning, plan implementation, and replacement planting. 5. The Code should seek a balance between tree preservation and economic development within the City. With these goals in mind, following are some of the key changes recommended for the Code and overall urban forestry program: 1. Focus on preservation of trees 6" in diameter or greater. 2. Employ a minimum preservation requirement of 50% of the trees within non-exempt areas. 3. Create and fund a permanent position on City staff for an Urban Forester to administer the Code and further develop the urban forestry program. 4. Provide for the preservation of large trees by requiring replacement at a higher ratio. Findings and Recommendations ' ~'~ `~ 'l~ ~; ~ Page 3 of 17 Pages Colleyville Tree Preservation ~~"~ Y ; ~ ~; ~ ~ October 3, 2008 Burditf Consultants, LLC ~ ~'' `.. t~:; da w 7+sw -. ~_.~F ~ ~~CES 5. Eliminate undesirable species from the tree preservation requirements. 6. Increase mitigation fees and fines for violation of the Code. Develop separate definitions for these fiduciary mechanisms. 7. Strengthen tree removal permitting through required Tree Preservation Plan. 8. Clarified tree removal permitting process. 9. Definition of the Colleyville Tree Fund, its administration, and approved tree fund expenditures. 10. Improved Replacement Tree List to encourage species diversity. 11.Inclusion of tree preservation treatment specifications within a separate criteria manual maintained by the City. The following are the collective observations from analysis of the staff interviews, the public participation session, and review of the current code and permitting process within the Land Development Code. [This Space is Intentionally Left Blank] Findings and Recommendations " ~ ','~ ~ Page 4 of 17 Pages Colleyville Tree Preservation ~ ~ ~~, ~Y October 3, 2008 Burditt Consultants, LLC ~~_ ; a e ~ _ ` t ~ ~.• , ~,,,, `'°°` f3URD1TT C,~: :st_,It~~i~ts 4_i_C - ,f.i~ i ~ ! ~~s~ _ ~. ~• Staff Participation When evaluating a tree preservation ordinance, it is important to solicit input from City staff, as they usually have a more intimate knowledge of policies and processes and a unique perspective on the daily issues regarding tree preservation. In order to understand the how City staff interact with these issues, select staff members from a range of departments were interviewed in a group meeting. The following are the most significant concerns of City staff regarding tree preservation: 1. Enforcement of the Code is ineffective. This is largely due to insufficient staffing to address the inspection of properties. Oftentimes the Tree Protection Plan submitted for permitting is not implemented properly in the field. This suggests the need to add a dedicated staff member to the planning team to administer the Code. 2. The Code needs a minimum tree preservation threshold. The current code allows for the removal of 100% of the trees on site through mitigation payments into the Tree Fund. 3. The current tree preservation permitting process is vague and needs to be clarified. Specifically, it is difficult to determine when the tree preservation planning process should begin. 4. The current code requires protection or mitigation of all trees 3" or larger in diameter that are within applicable areas of the property. It may be prudent to consider what size trees are protected in other cities. 5. Larger trees are difficult, if not impossible to replace. Larger trees should have a higher preservation requirement or some incentive for their preservation. 6. The current fees for mitigation are set at $100 per diameter inch removed. This value should be increased to the level of current tree replacement costs in the industry. Additionally, this value is not seen as a deterrent to tree removal by the development community. Findings and Recommendations ' '", ' ,' ~ `rr Page 5 of 17 Pages Colleyville Tree Preservation ~~ ~; - ~ Y't' October 3, 2008 Burditt Consultants, LLC ~s ~ ~~ '~ ~ ~ ° ~ ~ yam; da wr Public Participation BURDITT~,~`~r'1`.`i.iit~E~1tS ~.l_~~ <~ - ~~:~~ A primary catalyst to the City's decision to consider revising the current tree preservation code has been the significant concern among citizens that current policies are not adequately preserving trees during development. In order to have a balanced understanding of these concerns, stakeholders from the community were invited to participate in a workshop to discuss their concerns. Participants included members of the development community, City Council, homeowner's associations, and the general citizenry. The forum for this workshop was an open discussion of the strengths and weaknesses they have experienced with the current code. The following are the most significant points of discussion: 1. More enforcement is needed. The tree protection treatments are not adequately being implemented and/or maintained after permit approval. 2. There is no minimum tree preservation requirement; therefore a property can be clearcut. This has the most visual impact on a development. 3. Mitigation fees are inadequate, as they do not deter the clearcutting of land. 4. Code needs to clearly define when tree removal permitting is triggered. 5. The City needs a dedicated enforcement officer to administer the tree preservation components of the Code. This person should be an urban forester, landscape architect, horticulturalist, or other qualified professional. 6. Some species are considered undesirable and should not be protected by the Code. Species may include: Mesquite, Cottonwood, Hackberry, & Chinese Tallow. 7. Larger trees should be protected at a higher rate. These trees are not easily replaced. Incentives should be available to encourage their preservation. 8. The City of Colleyville should lead by example and adhere to the same tree preservation requirements as private development. Findings and Recommendations ~ " t~ ' :~a `~ Page 6 of 17 Pages Colleyville Tree Preservation ~~ +-.' ~~ w~ ~ ~" October 3, 2008 Burditt Consultants, LLC Li3i l ~ ~- "~ , ~ ~`, 1 1r, da v =~ri ~,I°~.,7 i~~;~ii, I ~;~tr~~~ Findings and Recommendations The City of Colleyville's Land Development Code was reviewed extensively to identify ways to enhance preservation of trees during development. The primary focus during the review process was on Chapter 5 -Tree Preservation, however many other chapters were evaluated to ensure that forthcoming recommendations would not conflict with other components of the Code. The following are our findings and recommendations as a result of review of stakeholder input and the current code: 1. Finding: The current code requires accounting for all trees 3" and larger in diameter within the applicable areas the property. Most cities usually require preservation of trees that are more difficult to replace such as 6" or 8" and larger in diameter. Trees less than 6" are generally easily replaced at a cost that is often less than the cost of implementing tree protection treatments. The plan review process for tree preservation, and site inspections for compliance, can be cumbersome when dealing with large numbers of small trees less than 6" in diameter. Increasing the requirement to 6" will reduce plan review and inspection time substantially for City staff. Recommendation: Focus preservation efforts on trees 6" and larger in diameter. Additionally, this will reduce costs to developers and likely encourage more tree preservation. Sections of the code where this must be adjusted include: Section 5.9, 5.9.A, & Chapter 2 -Definitions ~TreeJ. 2. Finding: In addition to adjusting the tree preservation requirement to that of trees 6" and larger in diameter, the applicable trees should be formally regarded as "Protected Trees". Sections 5.6.A.1 and 5.10.6.2, 5.12.6, & 5.14.4 refer to applicable trees as "designated trees" and "specimen trees" respectively. These sections should be adjusted to reflect the "Protected Tree" definition. Additionally, the definition for Tree in Chapter 2 - Definitions should be adjusted to define "Protected Tree". Recommendation: Revise the definition Tree within Chapter 2 Definitions to define a "Protected Tree" (see Finding and Recommendation #6 below). 3. Finding: The current code has no minimum requirement for tree preservation during development. This is the most significant weakness of the current code. Such a threshold will provide for increased tree preservation while still offering design flexibility. Additional flexibility may be achieved by offering credit for preservation of trees within the buildable areas of the property. For most cities, the figure chosen as the minimum Findings and Recommendations " ~~ ;'"~ } Page 7 of 17 Pages Colleyville Tree Preservation '~ ' ~`z ` ~ ~~~ ~-.~'~' October 3, 2008 Burditt Consultants, LLC '~ R.~, 1 ;,~~ ~ . 1 ~ rs~ daw rjU~[Jj TT {,. C;~115~'~#clfltS i__I--~.-; »:v percentage for tree preservation is arbitrary, but must be reasonable given the allowable land use. As the Code only requires preservation of trees within non-buildable areas, as much as 50% could be preserved without unfairly penalizing developers. Recommendation: Establish a minimum tree preservation requirement. This value should be stated as a percentage of total diameter inches within the applicable areas of the property. The new tree preservation requirement should be inserted into a newly created section of Chapter 5 - Tree Preservation titled Section 5.x Tree Preservation Requirements. 4. Finding: Enforcement of the Code has been reported by City staff and the public as being inadequate due to lack of available personnel. Discussions with City staff indicate that there is a great need to have a dedicated professional to administer the tree preservation code on a daily basis. Ideally, this person should be a degreed professional with at least 4 years experience in the field of Urban Forestry, Landscape Architecture, Horticulture, or Landscape Administration. The position should given the authority to administer the code an make decisions at a staff level when conflicts arise to fulfill the intent of the code to the best available end. Recommendation: Create and fund a permanent position within the Community Development Department for a City Urban Forester. This person will be responsible for the day-to-day administration of the tree preservation components of the code. The successful applicant should have experience in plan review, working with tree preservation ordinances, and tree preservation techniques. The following is a list of foreseeable duties the position will entail: • Participate in the development and implementation of policies and procedures; make recommendations for changes and improvements to existing standards and procedures; recommend and assist in the implementation of goals and objectives. • Respond to questions and inquiries from the general public regarding the planting and maintenance of City trees and shrubs; educates the public on City codes and regulations governing the protection of trees and investigate violations of City codes; investigate and prepare responses to citizen complaints, suggestions, and requests. • Provide advice regarding City planning issues and the possible effect on trees and surrounding vegetation; make recommendations for appropriate plant and landscaping as required; confer with contractors and developers performing construction or maintenance work near City Findings and Recommendations ',`, ~ . _ ' 'i '~ ~~~ Page 8 of 17 Pages Colleyville Tree Preservation ~' '~'~ t; = , ~ ~ ~.~ October 3, 2008 Burditt Consultants, LLC ~ ~,ca _ ..k ~ r ~, °" _ ,'~ ~,,,, daw t3URD1.T..~_ `. ~...:,~~~~i.~`Ir~t~; Irl_~, ~~~_ta ~~i~d~~ ~ F~n:.~~T ~~~> trees and tree roots; explain City codes and regulations and department standards and procedures. • Participate in the preparation and administration of the assigned program budget; submit budget recommendations; monitor expenditures. Plan, coordinate, and manage tree related programs such as Arbor Day, Tree City USA, Christmas Tree Recycling Program, and tree planting programs; coordinate efforts of volunteers, business groups, school groups, city staff, and staff from other government entities to ensure tree programs' success. • Represent the Community Development Department on advisory boards, professional organizations, and committees; make presentations concerning tree related programs to elected officials, civic organizations, home owners associations and the general public; stay abreast of new trends and innovations in the field of urban forestry. 5. Finding: Public and staff input suggest the need to preserve larger, older trees at a higher rate. These trees are difficult, if not impossible, to replace in the landscape. Many cities classify trees that are above a certain species and size as "heritage trees" or "specimen trees" (i.e. all trees of x,y,z species that are 18" or larger in diameter). These trees are often required to be preserved or replaced with a higher number of diameter inches (i.e. 1" specimen tree diameter = 2" replacement tree diameter). Other cities use the Texas Forest Service's Big Tree Registry as a guideline for identifying specimen or heritage trees. In these ordinances, a tree that is at least 50% of the diameter of its representative species on the Big Tree Registry must be preserved or replaced at a significantly higher ratio. The Big Tree Registry is a list of the largest recorded trees of each species in Texas. A copy of this document is attached for reference. Recommendation: Identify the most desirable approach to increasing the preservation requirements for specimen/heritage trees. If using a species and size approach, decide upon a diameter threshold that will determine a tree's classification. The City's current code has an acceptable table of tree species that could be used with this method. This new tree classification will require a definition to be added to Chapter 2 - Definitions within the Land Development Code. Additionally, Section 5.9 Tree Replacement Requirements should include a statement indicating the increased replacement ratio for "Specimen/Heritage Trees" (i.e. /f a Specimen Tree must be removed from anon-exempt area, replacement trees must be planted at a ratio of 2: 1). Findings and Recommendations ' ~r ~' 'y,~ ~ ~ ~ Page 9 of 17 Pages Colleyville Tree Preservation ~~'~ 3~ ,~ ~~~±~.~ October 3, 2008 Burditt Consultants, LLC ,~_, ~ ~, dv w 7+oi.~ 13L1RDl~i'"I~ ~.€)~1`~~Ultct~l~:, I_(,, 6. Finding: Stakeholders have described some tree species as being "trash trees" that are not desirable in the landscape. Many cities make a clear distinction between undesirable and desirable species within their code; and either have reduced preservation requirements or no preservation requirements. Suggested species that are considered undesirable include: Mesquite, Bois D' Arc, Cottonwood, Chinese Tallow, Hackberry, and Locust. Arguments in favor of continued preservation requirements for these species cite the environmental and shade benefits of all tree species. Proponents for their exemption cite that a developer should not be required to preserve a tree species that he/she is not allowed to plant in accordance with the approved Replacement Tree List. Recommendation: Consider the following species as "exempt" from the tree preservation code: Mesquite, Cottonwood, Bois D' Arc, Chinese Tallow, Hackberry, and Locust. This exemption would be made by revising the recommended "Protected Tree" definition in Chapter 2 Definitions to reflect this (i.e. Protected Tree - Aself-supporting woody perennial plant, not of the species: Mesquite, Bois D' Arc, Hackberry, Cottonwood, Chinese Tallow or Locust, which has attained a trunk diameter of six (6) inches or more when measured at a point four and one- half (4%) feet above the surrounding grade and normally having an overall height of at least fifteen (15) feet at maturity, usually with a single elongated main stem with few or no branches on its lower part.). 7. Finding: When addressing platted residential lots, the current definition for "Buildable Area" describes an area between the front setback and the rear property line and the area underneath the driveway. This leaves no protection for trees in the backyard areas. Given the constraints with many small residential lots, there may not be an opportunity for requiring preservation of trees outside this envelope. An alternative to establish requirements would be to offer credit for preservation of existing trees within the buildable areas. Such credit could be applied towards tree preservation and replacement requirements within the non-exempt areas. This would effectively allow adeveloper/builder to "trade" a protected tree in anon-exempt area for a equivalent tree or number of trees within the buildable area. This credit may reduce loss of additional trees and allow for some flexibility in design. Recommendation: Offer credit towards minimum tree preservation requirements and replacement requirements for preservation of trees within the exempted buildable area. This would be added as a 3rd item within Section 5.7.B of the code. Findings and Recommendations ''~ ~; 'J~~, "'~3 Page 10 of 17 Pages Colleyville Tree Preservation j'~~ Y ~~ ~ ,~,-~ October 3, 2008 i , , Burditt Consultants, LLC ~ ,° ~~ ., ~ A ~, da ar 7ro.r ~UR~I~ T ~~t^;SL{Itc~i'. C1tS ~~~i 8. Finding: Mitigation fees are not explicitly defined within the code. It appears that the current practice is to levy fees according to the defined civil penalties within Section 5.12 Violations. This effectively charges allowable mitigation through payment as if it were a misdemeanor. Additionally, there is not a clear statement indicating that such fees are paid into a dedicated Tree Fund. It would be prudent to make a clear statement of where such funds will be placed. Recommendation: Establish a new section within the code title Mitigation for description of mitigation options when replacement planting is not feasible. This section should include a description of the mitigation fees and the payment of these fees into a dedicated Tree Fund. 9. Finding: Mitigation fees should be increased to level that adequately reflects the cost of replacement trees per diameter inch. Current industry standards, and the most common value for mitigation fees in other cities, are approximately $250.00 per diameter inch. With this increase in fees, there should also be an increase in fines for violation of the code per Section 5.12 Violations. Fines should be set at a rate that is higher than the mitigation fees. Recommendation: Increase mitigation fees to $250.00 per diameter inch to reflect current cost of tree replacement per diameter inch. This fee should be described in the newly created Section 5.x Mitigation as described in recommendation #7. Increase fines for violation of provisions within Chapter 5 as described in Section 5.12 Violations. Texas Local Government Code Ch. 54 states a maximum penalty of $500 per offense for violation of a rule, ordinance, or police regulation. However, with a unified development code, violation of any component of the Land Development Code might be considered in violation of "zoning" and thereby have a maximum penalty of $2,000. This matter should be addressed with City Legal prior to adoption. 10. Finding: Applications for Tree Removal Permits currently require a submittal of an exhibit that details the location of existing and proposed features, existing trees, replacement trees, and tree protection notes. This exhibit should be formally named as a Tree Preservation Plan, and be required as a component of the construction documents for all projects. Although valuable in its current form, this plan should have more defined graphic standards that require the location of proposed tree protection treatments such as fencing, root pruning, maintenance pruning, mulching, bark protection, washout areas, and vehicle access. Inclusion of these items will aid significantly in the plan review and inspection process. Section 5.14 Construction Plan Requirements indicates that tree Findings and Recommendations at "~ ~ '~~ 7 "`~ Page 11 of 17 Pages Colteyville Tree Preservation ~~ .. '~~ ' t ~, .~ ~' October 3, 2008 Burditt Consultants, LLC ~ . ,'~ °' ~ ~'~ ~.. ~:'. "°°` 13URD11 1 `s ,"~ ftllt<<1'1tS l._I__C, - ~ ~ E: - f protection treatments must be in place prior to construction, however these features should be graphically shown on the construction plan. In order to eliminate confusion between the construction plan and the submittal for Tree Removal Permit, it may be prudent to merge the features into the Tree Preservation Plan. Recommendation: Revise Section 5.8 Submittal Requirements to refer to submittal exhibit as a Tree Preservation Plan. Revise Section 5.8.E to require plan to indicate the location of tree protection treatments as described above. Join the components of Section 5.8.E and Section 5.14 Construction Plan Requirements into a single section titled Tree Preservation Plan Requirements. 11. Finding: Section 5.8 Submittal Requirements requires plan exhibits to indicate the tree canopy for each tree. Tree canopies/driplines do not adequately reflect the area of a tree's root system that must be protected during construction (known as the Critical Root Zone). A minimum of 75 of a tree's Critical Root Zone must remain undisturbed in order to ensure survival of the tree and viability in the future landscape. The Critical Root zone can generally be defined by the following formula: 1" trunk diameter = 1' of CRZ radius. All Tree Preservation Plans should indicate the Critical Root Zone for each tree to be preserved. This will allow the plan reviewer to decide whether proposed tree protection treatments will be adequate for preserving the tree in question. Recommendation: Revise Section 5.8 Submittal Requirements to require location of the tree Critical Root Zone and the location of proposed tree protection treatments. The definition of the Critical Root Zone should be revised within Chapter 2 Definitions as well. The following definition is recommended: "Critical Root Zone -The area of undisturbed natural soil around a tree defined by a concentric circle with a radius in feet equal to the number of inches of trunk diameter. The area within this circle is referred to as the CRZ. The CRZ is used by plan reviewers to determine compliance with design standards and construction specifications, and is considered the minimum portion of a tree's extensive root system that must be protected during construction. " 12. Finding: Stakeholders have indicated that the current tree removal permitting process is difficult to understand. Primary confusion is regarding when the tree preservation code is triggered during the development process. The use of a graphic flowchart can aid in the user- friendliness of the code. Findings and Recommendations 'r w ~ °i ~~~+ Page 12 of 17 Pages Colleyville Tree Preservation ,'~ ~'~~, ~~ ~~ ,f~,-~ „~'~` October 3, 2008 Burditt Consultants, LLC d f,;;; ~.~, .., _ w..~ c1a w >~ Recommendation: The following flowchart should be inserted into Chapter 5 Tree Preservation in order to guide developers through permitting effectively. TREE PRESERVATION PERMITTING PROCESS I Platting of Subdivision without Platting of Subdivision with , Action Proposed Construction Proposed Construction Application for Tree Removal, of Proposed Public Streets of Proposed Public Streets Building, or Grading Permit I ,Utilities, or Other Infrastructure Utilities, or Other Infrastructure -- `. . .m. __a.__s -- ------- - -- ~ Prellminary Plats PreHmlaaty Plats ReslOential 5utrdivlsions Applies To ) Final Plats Final Plats Platted Residential lots i Minor Plats Hinor Phis Platted Commercial Lots ...__._W_.~_.__._.__.. __.__. _~_ Tree Surveyor Aerial Required Plan Pnoto Indlcauag aenerai Tree Presarvatlon Plan Tree Preservation Plan Tree Coverage 13. Finding: The fines for mitigation when trees are removed and cannot be replaced are currently placed into a Tree Fund. This fund should be defined within the tree preservation code and include a description of the purpose of the fund, who administers the fund, and how expenditures of these funds may be used. The following is an example of how this may be described. Tree Fund Expenditures 1. Funds collected from mitigation fees and penalties for noncompliance with this Subchapter will be placed into a dedicated account known as the Colleyville Tree Fund. 2. The Colleyville Tree Fund may be utilized to fund preservation and replacement of the City's tree canopy cover under the administration of the City Urban Forester. The City Urban Forester will submit quarterly budget requests to City Council for approval of all Tree Fund expenditures. Findings and Recommendations ''' "' ~ ~! i ` Page 13 of 17 Pages Colleyville Tree Preservation ~~ ~. - ~., ~ October 3, 2008 Burditt Consultants, LLC ~ .~ :~ ' ~' t, ~' "-'~ kr.. ,~....a qa w 3. Funds collected from mitigation fees and penalties for noncompliance with this Subsection maybe utilized as follows: a) Purchasing, planting and maintenance of trees on rights-of--way, public park land or any other City-owned property. b) Purchase of forested properties for perpetual preservation and passive recreational use. c) Funding of a City-wide tree inventory and an urban forest management plan for all public properties. d) Associated administration costs. Recommendation: Create a new section within the code that details the purpose of the Tree Fund, who will administer the fund, and how expenditures of these funds may be used. 14. Finding: Participants from the public participation session have requested an enhanced list of recommended tree species for replacement plantings. Species diversity is important in maintaining a healthy urban forest and reducing the possibility of catastrophic tree losses due to disease or insect epidemics. Section 5.13 Replacement Tree List should be revised with a new, expanded list of available species for planting. Recommendation: Replace the Replacement Tree List with the following table of recommended tree species. This table is categorized by size/use and has additional information regarding potential problems for some species. Tree species in this list are generally well-adapted to North Central Texas. [This Space is Intentionally Left Blank] Findings and Recommendations " '~ ~ ,~'~ '`1 Page 14 of 17 Pages Colleyville Tree Preservation '~ '~''~ .~.. ~ ~, ~ _,~,'~ October 3, 2008 Burditt Consultants, LLC ~r.~~ ,~~ ~ : "' *~ ~ ~• ~; dv w ~u BURDITT C~onsult~r~t5 E_L.~1 _', ~~vl .', ~ E i~'.,i'I~c ;Tt.lf?t F.E-.~; JE.{.;; :' Replacement Tree List SCREENING TREES ORNAMENTAL TREES MEDIUM TREES LARGE TREES PALMS ARBORVITAE ARISTOCRAT PEAR CALIFORNIA FAN PALM' BLUE POINT JUNIPER BLUE POINT JUNIPER CHINESE PISTACHE * MEXICAN FAN PALM * CHINESE PHOTINIA CAROLINA BUCKTHORN EASTERN RED CEDAR NEEDLE PALM CAROLINA CHERRY LAUREL CAROLINA CHERRY LAUREL EVE'S NECKLACE' SABAL PALM EAST PALATKA HOLLY * CREPE MYRTLE FOREST PANSY REDBUD WINDMILL PALM EASTERN RED CEDAR DECIDUOUS HOLLY GINKGO BILOBA' LITTLE GEM MAGNOLIA' DESERT WILLOW LITTLE GEM MAGNOLIA * NELLIE R. STEVENS HOLLY EAST PALATKA HOLLY * SHANTUNG MAPLE * SAVANNAH HOLLY * FIG AMERICAN ELM WAX MYRTLE ITALIAN CYPRESS * ARIZONA CYPRESS YAUPON HOLLY JAPANESE MAPLE BALD CYPRESS LACEY OAK BOIS D' ARC MEXICAN BUCKEYE BUR OAK NELLIE R. STEVENS HOLLY CEDAR ELM OKLAHOMA REDBUD CHINQUAPIN OAK SAVANNAH HOLLY DEODAR CEDAR SUMAC LACEBARK ELM TEXAS MOUNTAIN LAUREL * LIVE OAK * VITEX PECAN * WAX MYRTLE * PERSIMMON YAUPON HOLLY SHUMARD RED OAK * SOUTHERN MAGNOLIA ` *POTENTIAL ISSUES WITH SELECTED SPECIES OR MAINTENANCE California Fan Palm: Can suffer from freeze damage in severe winters. Chinese Pistache: Girdling roots can often be a problem due to being growing in a container. But this is true for all container grown trees. Listed as an invasive species. East Palatka Holly: Not a native tree, but seems to perform quite well. Growth can be poor and foliage can be chlorotic in alkaline soil. See http://hort.uFl.edu/trees/ILEATTA.pdf for more information. Eve's Necklace: Grows very slowly, sensitive to poorly drained orover-watered soils. Ginkgo Biloba: Grows very slowly, recommended not to plant the female due to its foul smelling fruit. Italian Cypress: Prefers full sunlight; also spider mites and fungal infections can be a problem and can suffer from freeze damage in severe winters. Lacebark Elm: Sensitive to poorly drained orover-watered soils, very susceptible to Cotton Root Rot and borers. Little Gem Magnolia: Prefers full sunlight, sensitive to poorly drained or over-watered soils. Live Oak: Susceptible to Oak Wilt disease. Mexican Fan Palm: Can suffer from freeze damage in severe winters. Pecan: Extremely large tree, significant litter problem. Savannah Holly: Prefers full sunlight, sensitive to poorly drained or over-watered soils. Shantung Maple: Sensitive to poorly drained or over-watered soils. The tree has not been in our landscape for an extended period of time, so there is some question of possible long term problems. But so far, it is doing very well and seems to be adapted to our alkaline soils. Shumard Red Oak: Susceptible to Oak Wilt disease, sensitive to poorly drained or over-watered soils. Southern Magnolia: Develops very visible surface roots, sensitive to poorly drained or over-watered soils, foliage can be chlorotic in alkaline soil. Texas Mountain Laurel: Grows very slowly, prefers full sunlight, sensitive to poorly drained orover-watered soils. Findings and Recommendations 'r '~ '~yt A Page 15 of 17 Pages Colleyville Tree Preservation 'g ~~ ,a: ~~~~' ~~, Y~ October 3, 2008 Burditt Consultants, LLC '~ t~ y ~ ,"~ ~, ~~" ~ ~„ db w ~u BURDITT Ca~~lsult~~l~t~ Lt_!~; 'N€~' ;i~?.IF~:~ 15. Finding: The current code requires tree protection measures during construction that are generally effective. However, in order to ensure that treatments such as tree protection fencing, maintenance pruning, utility boring, demolition, root pruning, etc. are implemented correctly; it is best to have treatment specifications to guide contractors during this process. These specifications are usually provided in a separate criteria manual maintained by the City. Maintaining the specifications in a separate manual from the Code will allow staff to periodically update/revise them without going through a formal Code revision process. Ideally, the City should endeavor to create an entire technical manual for tree preservation and maintenance. The specifications should be referenced within the Code as a required component of the submitted Tree Preservation Plan. Recommendation: Establish a requirement within the Code for all Tree Preservation Plans to include tree preservation treatment specifications and details. Maintain these specifications within a separate criteria manual for use by contractors and developers. Plan for the creation of an urban forest technical manual detailing guidelines for tree preservation and maintenance. Recommended tree preservation treatment specifications are provided in the Appendix. 16. Finding: The public has expressed a desire to see the City lead by example with regards to tree preservation. Section 5.6 Applicability currently states that the Code applies to all municipal and public domain property. The Code should include a statement within Section 5.7 Approval and Administrative Procedures indicating that Capital Improvement Projects will be required to submit a Tree Preservation Plan. Recommendation: Revise Sections 5.6 and 5.7 to require City construction projects to include a Tree Preservation Plan. [This Space is Intentionally Left Blank] Findings and Recommendations ' ~'~~ m ~ ' ~~ ~ f `~ Page 16 of 17 Pages Colleyville Tree Preservation ~~ ~~ t' ~' .~ ~' -~q,,., -r "~' October 3, 2008 Burditt Consultants, LLC ~~+~ .;,_,;~~ ",'w. '~ ~.;, j,,~ GFV w m.. APPENDIX f3urir~rr~r ~c~~sl~litants ~~.~; Recommended Tree Preservation and Treatment Specifications Texas Forest Service Big Tree Registry Findings and Recommendations ~ ''`,, '; ~ , ' ' i '`~ Page 17 of 17 Pages Colleyville Tree Preservation ~'~ ~ ,1-,;~'~a October 3, 2008 Burditt Consultants, LLC ~~ ~ ~~ ~ -~ ';~ ie.~ Recommended Tree Preservation and Treatment Specifications RECOMMENDED TREE PRESERVATION AND TREATMENT SPECIFICATIONS PART 1 -GENERAL 1.1 SUMMARY A. Work includes: 1. Removal operation. 2. Maintenance pruning. 3. Fertilization treatment. 4. Tree protection fencing installation. 5. Mulching operation. 6. Root pruning operation. 7. Root pruning/chemical barrier operation. 8. Utility boring operation. 9. Zero curb cut operation 10. Transplant operation. 11. Replacement Planting 12. Repair/replacement operation. 13. Special Demolition Procedures (New Driveway Construction/Replacement) B. All Contractors shall meet with the Urban Forester or Owner's Representative to review the Tree Preservation Plan for the site before startup of site work. C. No site construction shall begin in any areas where tree preservation and treatment measures have not been implemented and approved. D. Tree preservation and treatment measures shall be reviewed and approved by the Urban Forester or Owner's Representative prior to and immediately following installation. E. Contractor shall be responsible for compliance to and maintenance of the Tree Preservation Plan. F. The areas protected by the tree protection fencing are the tree preservation areas. No access to these areas shall be permitted during the construction period without first consulting with the Urban Forester or Owner's Representative. G. Any roots of preservation trees exposed by construction activity shall be covered with a layer of light topsoil or 10 mil. polyethylene sheeting to prevent desiccation and loss of exposed roots. H. Any work, excavation, or grading required by construction within the tree preservation areas shall be limited to 2' cut or fill with no roots over'/z"being cut. This work shall be by hand or with approved equipment and root protection. 1/7 When possible all shallow excavation (less than 2' deep) within the Critical Root Zone (as defined by the tree canopy area) shall be conducted using AIR-SPADE® air excavation tool or equivalent. Trees damaged or lost due to Contractor's negligence during the construction period shall be appraised by the Urban Forester or Owner's Representative and the Owner compensated. PART 2 -PRODUCTS 2.1 MATERIALS A. Fertilizer - "XL Injecto Feed" (32-7-7), a product of Dogget Corporation, Lebanon, NJ, (800) 448-1862. B. Mycorrhizal Fungi - MycorTree Ecto-Injectable, a product of Plant Health Care, Inc., (800) 421-9051. C. Tree Protection Fencing: 1. 4' tall plastic, 1" mesh fence. 2. Iron T-bar posts, 6' tall. 3. Wire, 16 gauge ties. D. Polyethylene Sheeting: minimum 10 mil. thickness, clear. E. Mulch: First run mulch or site generated mulch. F. Products of the same type from other sources shall not be excluded, provided they have like physical and functional characteristics and are approved by the Urban Forester or Owner's Representative. G. Every effort shall be made to utilize chemicals of an organic or biodegradable nature in order to offer the least impact to the environment. PART 3 -IMPLEMENTATION 3.1 TREATMENTS A. Removal Operation: (Treatment A). 1. Trees designated to be removed by hand on the Tree Preservation Plan shall be painted with an "X" by the Urban Forester or Owner's Representative. 2. Designated removal trees shall be replaced on an inch for inch basis for the total diameter inches removed. 3. Plant replacement trees as near as possible to their original location (See planting procedure). 2/7 4. All tree removals shall be done by a certified Arborist by hand work. 5. All wood and debris from tree removal shall be removed from the site immediately. 6. All stumps shall be ground down to 12" below grade. 7. Any damage to preservation trees occurring during the removal operation shall be repaired. B. Maintenance Pruning: (Treatment B). 1. Trees to be pruned are designated on the Tree Preservation Plan and will be identified by the Urban Forester or Owner's Representative. 2. All maintenance pruning work shall be done by a certified Arborist. 3. A listing of the preservation trees and treatments will be provided. 4. Pruning shall consist of the following method: (a) Pruning as defined by the American National Standard for Tree Care Operations -Tree Shrub and Other Woody Plant Maintenance Stand- dards. This would include: (1) Crown raising or clearance pruning shall consist of the removal of the lower branches of a tree to provide clearance for streets and sidewalks while maintaining a balanced form. (b) All pruning cuts on Oak trees shall be covered with a thin coat of water- based black paint approved by Urban Forester or Owner's Represent- ative if pruning is to occur in April, May, or June. (c) All wood and debris from pruning operations shall be removed from the site. C. Fertilization Treatment - (Treatment C). 1. Preservation trees shall be treated as designated on the Tree Treatment Schedule. 2. Injection of the fertilizer into the root zone of a tree shall consist of the following methods: (a) Mix in a tank with agitation capability: (1) Fertilizer - 9 pounds by weight per 100 gallons water. (2) Mycorrhizal Fungi - 1 lb. per 100 gallons water. (b) Inject the Mixture on a 2.5 ft. square grid at 1/2 gallon of mix per hole or 8 gallons per 100 square feet. (c) Injection pressure shall be 100-150 PSI as soil conditions warrant. (d} Depth of injection shall be 6 - 12 inches. (e) Inject the root zone areas, where possible, in the available canopy areas plus 10 feet beyond dripline, but not in root loss zone. 3/7 (f) Contractor is responsible for mixing, applying and disposal of all chemicals in accordance with strict adherence to manufacturer's directions and/or State and Federal Regulations. D. Tree Protection Fencing Installation (Treatment D -refer to Tree Preservation Details). 1. Tree protection fencing is designated in the Tree Preservation Plan. 2. Fencing as follows: (a) Fabric, 4' tall plastic fence. (b) Iron T-bar posts, 6' tall, placed 8' - 0" on center, 24" into the ground. (c) Fence is to be attached to posts with wire ties placed every 24" on center. (d) Fence is to be placed a minimum of 1 foot from all root prune lines. 3. No access to fenced areas shall be permitted without prior approval of the Urban Forester or Owner's Representative. 4. Contractor shall provide for maintenance and repair of fencing during site work construction. 5. Contractor shall remove fence after completion of the site work unless otherwise notified by the Owner. E. Mulching Operations (Treatment E). 1. A 4" layer of mulch shall be placed in the canopy area of trees where exposed soil or roots are present. 2. Approved access through the canopy areas for construction equipment or vehicles shall be covered with 6" of mulch covered by 3/4" plywood. F. Root Pruning Operation (Treatment F -refer to Tree Preservation Details). 1. Trenching areas are designated in the Tree Preservation Plan and exact locations will be marked in the field by the Urban Forester or Owner's Representative. 2. All encroachments located in the canopy of trees shall have the tree side of the excavation root pruned before excavation. 3. Trenching depth shall be 2 ft. minimum, not to exceed 6" in width. 4. Trenching shall be backfilled and compacted immediately after trenching. 5. All excavated material shall be placed outside the canopy of the tree or on plywood cover under the canopy of the tree to protect the root zone area. 6. Topsoil should be kept aside so as not to mix with sub grade material and placed back in the pit on the top of the backfill. G. Root Pruning/Chemical Barrier Installation (Treatment G-refer to Tree Treatment Details). 4/7 l . Root Pruning Chemical barrier, barrier shall be installed where root pruning is scheduled to be done at the back of the new sidewalk edge for the new sidewalk installation, or as otherwise shown in the TREE PREESRVATION PLAN. 2. All specifications for root pruning trenching shall apply to this installation with the following additional requirements: (a) 10 mil Polyethylene sheeting shall be placed in the trench to the bottom of the trench. (b) Anchor sheeting at the top of the trench in order to backfill the trench. (c) Cover the top of the sheeting so that no sheeting is exposed. H. Utility Boring (Treatment H). 1. All utilities will be bored through the Critical Root Zone (CRZ) of all protected trees. 2. Bore pits will be outside the CRZ of each protected tree. 3. Bore layout must be approved in the field by the Urban Forester or Owner's Representative. 4. Any necessary excavations within the CRZ of protected trees will require the approval of the Urban Forester or Owner's Representative. Zero Curb Cut Operation (Treatment I-refer to Tree Treatment Details). Removal of the old curb located within the canopy area of preservation trees will be done in the following manner: (a) Dig out the existing street in front of curb to the bottom of existing curb. (b) Remove existing curb by pulling it into the street excavation without digging or clawing behind the curb. (c) Cover the exposed soil and roots immediately with 10 mil clear plastic to prevent desiccation of roots. (d) Anchor the plastic cover with wooden stakes driven into the soil (avoiding tree roots) behind the old curb edge. (e) Plastic shall remain in place until backfill operations are in progress. Plastic shall be removed at the same time as backfill is being placed so that the roots are not exposed to air. (f) New curb installation shall be formed and poured without disturbance or damage to the exposed roots located at the edge of the old removed curb. (g) Where necessary, backfill between the old and new curb area shall consist of: (1) Backfill void up to within 6" of the top of the curb with a material acceptable to engineering standards. This material shall be clean and free of rocks, debris, or chemical residues that pose a threat to root environment. (2) The remaining 6" of fill behind the curb shall be of the specified topsoil mix. (h) Backfill behind the old curb area (Tree Preservation Area) shall consist of the specified topsoil mix. This mix shall be applied in depths of no greater than 3" to the critical root zones of the protected trees by hand. 5/7 Transplant Operation (Treatment J refer to Tree Treatment Details). 1. Trees designated for transplanting are designated in the Tree Preservation Plan. 2. Transplants are to be relocated to a location determined by the Urban Forester or Owner's Representative. 3. Contractor shall be responsible for proper relocation, planting, and maintenance of the transplanted trees for one (1) year. K. Replacement Planting (Refer to Tree Treatment Details). 1. Replacement tree planting locations shall be indicated by the owner's representative. 2. Contractor is responsible for verifying locations of underground utilities prior to construction. 3. Trees shall be planted at least five (5') feet from any utility line, curb or sidewalk and outside all utility easements. 4. All plant material shall be maintained in a healthy growing condition, and must be replaced with plant material of similar variety and size if damaged, destroyed, diseased, or removed. 5. Measurement: Dimensions of trees and shrubs shall conform to the American Standard for Nursery Stock, latest edition (ANSI Z-60). 6. All trees shall be staked and secured according to accepted industry practice and details. 7. Each newly planted tree and shrub shall be pruned in accordance with the American Association of Nurserymen Standards or as directed by owner's representative to preserve the natural character of the plant. All dead wood, sucker, and broken or badly bruised branches shall be removed. 8. Guarantee: All plant material shall be guaranteed by the contractor for one full year from the date of installation. The owner shall be responsible for maintenance unless otherwise agreed with contractor. It shall be the contractor's responsibility to monitor the project during the guarantee period and inform the owner if problems develop with the plant material. A plant shall be considered dead if 25% or more of the crown, or main leader has died. L. Repair/Replacement Operations 1. If any damage to preservation trees should occur beyond what is expected during the construction period, the Urban Forester or Owner's Representative shall appraise the damage and order the repair by the contractor or responsible party. 2. Trees other than those designated for removal that are destroyed or irreparably damaged as a result of construction operations, shall be removed and replaced with the same size species and variety up to and including 8 inches in diameter. Trees larger than 8 inches in diameter shall be replaced with an 8-inch diameter tree of the same species and variety and total contract amount will be reduced as determined by a qualified appraiser using the Guide for Plant Appraisal published by the International Society of Arboriculture (9~" Edition 2000). 6/7 3. Owner shall be compensated for all costs involved in mitigation of damages and the appraisal thereof by the Urban Forester or Owner's Representative. M. Special Demolition Procedures (New Driveway Construction/Replacement) 1. All site demolition work proposed in the canopy of site trees (including driveway replacement) must be reviewed and approved by the Owner's Representative and the Urban Forester prior to actual work. 2. All demolition work within the canopy of site trees shall be by hand work to minimize disturbance of the root zone area. 3. Uncovered root zone areas shall be covered with 2" of sand or 4" of mulch to protect exposed roots from desiccation or damage. 7/7 Texas Forest Service Big Tree Registry 0 U C r rn o c O 3 S ~ c C " O ~ Z' m m °- ' o ° c ~3 ~ 3 ti N m ~ ~' w ° ~ `p m m m N L U C N ~ L L Y _ N ~ _ J W y N C ~ _ N v m O O U O U ~ y ~ N d > 3 ~ 'O O C m Y E a ° ~ ~ !n m ~ m a ~ K N E Zi E V d m , _ _ .C r m L E ~ N ~ _ p E N f0 ~ N (0 -° c0 m ~ C N d ° m m ° Z O O > > ~ d ° OJ ~ d OJ _ CD O S -~i 11 ~ ] (n !- ~ U > C~ > W D 0 ~ M J (n (!] ~ U` 9 ~ ~ r O (O O N O r 0 r O r O °~ O ~ O M O O O O N 01 O cp N O r O M O r O r O ~- O O r N 0 0 r 0 0 O 0 0 ~ N of 0 0 r 0 0 c° 0 0 m OD °> N O O r O u7 O O ~° O ~ ~ O N O N 0 N O 0 N 0 N ~ O N O N W ~ T ~ ~ O N O O N O N O N N N N N N N N O N ~ ~ N O N N N A T ~ O> ~ ~ ~ N N ~ ~ ~ ~ M N ~ ~ V p N O N r N ~ E ~ i~l N M O N N m N N N m ~ O ~ N ~ ~ M N ~ y A J Q~ Q> V O c0 <D ~ M O ~ m °~ O m ~ ~ V A N O^ ~ m ~ N ap ~ ~ ~ m ~ C m d O N a M O '- '- r O N M O N N O N ~O N M r ~,.~ O '- M N t° A O N M aD N r O N O N O N O Of M S ~ 00 r N Of °~ N O O N ~d °I ~ N ~O M O N O O _ N "' O r N a0 M c° t0 r O O F V d a M m - O w M o V m N ° V n N ~ ~ N r r c° N r ° t° v N n '- ~ n m o ~ r O m O n O o O ~ ro ° > ~ O N M O n ~ r o M ~ M M ~ 3 0 U L °~ .~ c° ~ M M to N N itJ N 0 N 0 M (O M N N o N r O (O ~ ~ V a N V cp 01 a0 (O V N ~ ~ E ~ N (O O OJ ~ ~ r N ~ m N ~ N M ~- N N M N O M N M x 2 2 f1 ~ r _ _ :S ~ R ~` d O _', E to ~ O M ~ ~ ~ .- N tp O O r 0 % ro p r m ~ ! 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(n M M ~ ~ N (p M '- N cp M N N 6~ V (D M ~ M N N M M c0 ~ cp 'Q (O N O V i~ M O W V N '- O ~ ~O 'R O ~ O CD o~ •- I~ N m N N OJ N ~ C 3 O U t rn ~~ ~ N rn N v ~ M M v N co O n '- ~ V m N ~n M u~ N m N M w V n N of ~O M M ~ ~ ~ M N r O o V M a O> n in M m A ~n N _ M N ~O S 1 Ct [L .ri ii_ Cl s. G_ F1. ~ _ "J. __ __ Q ry q". _ { 1 Q ~ ~ O N - N " ~ O ~ ~ d N O (p O ~ N ~ V ~ (O to O O M O ~ M O n M ap M t0 O -. - E N M M M 6 ~-, 7 (O m N i' -~ ' O cp O N M N Z O o~ -> -. L N O -n -~, O In O O r ~ G. LL M '• ~ '~' Z Z W Z ti' Z L aD N u .~ I.i .. A N :. ;i . , . v - ~; ~. rj CG v J U J L J O ~~ Q C O ~ ~ O O U '~ - Z ~_ ~ 7_ Z. Z ~ Z d c0 I~ O W O) 1~ M O c0 ~ O V O V W N r• V N ~ OD O O "y ~ O) ~ V O M N N O a0 r• O) I~ O ~ M M ~ ~ N O O O V O) ~ h d' CO E N O N OO M O tp V l0 N ~ M M N O O O ~ r• O) n Q1 M ~O O V W m ~ ~ N (D V M M ~ V M V N N M h N M M ~ ~ V ~O O O N O O vpi N N N ~ O O. O O C ~ N > c O) m O N m m y ~ N E C ~ a E N 3 N 3 ~' ul 3 d -N N `- ~ E O N ` ° 01 ~0 O ~ '' N c ~ ` m x m ~ N ~ p ~ y6 a (6 O (9 7 O ~ E O ~ O O C6 (9 in (6 - N .D m > N E (C6 T O > N N a N c6 U 2 Q 2 2 U F- U U a0 00 d. m 2 S U m ~ S ~ Z (n CO H ~ ~ m ~ ~ ~ N ~ O w c c ~ m 'o G y~ V N y ~ ~, ~ rn m m v (n y ~ 'm ~ E E " c m t m u w u m " 0 m > ~ > > ~ c > c > c m ~ O U m > ~ ~ m m a c m c m m m m ¢ - i o mi m c m ~ m ; ¢ m m m m m c m m m N 'y ~ m p m ~ c c E y o o m N o N c m m N o m c w c ~ c ¢ LL ~ c ~ _ ~ c m t m r a .m a s o c t n t m '~ ' y m ~ o m 0 o m ° m m E a ~ m c m E E c c -oo m a m o E 0 E 0 E ¢ ur to 'rii m m 'm y m c ~ m m o ¢ ~, ¢ m a t N o m o m O E o c m u m o m c 'o ~ t o a o m a > m a > E ° ~ m m ,, e m m ° m a m E ~ m c m o m ~ m a ~ `9 a y v, N ~` !° m m z E ¢ m E ~ s y m o m ~ ti h m ~ ¢ m m ~ ~ c c . e , n ¢ H ¢ m c o m x ¢ m a m ~ `0 a o 3 m a ~ t $ y y ¢ a ~ n c n '~' m o a H F m Z a ` m ' m ' ~ a t 2 m ~ m m : m 2 m m " m ` m m c ~ m m m 'c c c N t ~ o 'o c c rn ~ a a : vmi m 0 m 0 !2 0 y 0 h 0 =° m o m 0 m o N h N T ~ $ ~ m ~ ~ m v m ` c m ¢ g c 'c ¢ c . c n c g c g c ¢ c m N c o > o > m 3 a a a g ~ c °i °' m ~ m m m `m n n o 0 0 ~ E E ~ o O ~ -p ry J m 2 U Q U C m 4 ~n LLl N N > > 3 > 3 > 3 » „ ~ » ' > ~ 41 ` a m J m J m J O ~ O K O K N N Q m ~ m ~ > Q U Q U Q U Q V Q U Q O V7 O V1 a a` a Q m U m U m U O g m ~ d ~ ~ N C ~ O m f0 O p, ~ an d L L ~, ~ Z ~p d d R E N ~ N ~, d 0 ++ N ~ Cl ~p A c C d = G c c ~` 'gyp > E N x N U E N ~ .R - O m N 'm C r N Yl ~ = c0 Z '? ~m ~ ~; ~ -- ~~ d ~ 3 o N N ~a m N ~ O ~ 'O ` O v 3 o O E O E N ~ C R R R LL y y q ~ ` C S y d ~ ~` m ~ L m ~ a E ~ U « ~ m A 3 ~ .m. m 0 0 0 Y 07 m N ~O m y v O L O E M O rn O E c ~ c y w L ~' w F V a m m y Y y ~ O X o R a O A ° O '~ A -a R x m x m m m V y N ,Y L N r ~o L t0 V t0 d ~ 'O y L. ... ~ E m m 3 o E E _ m t o o y c 0 ~ 0 N 0 0 V - O rn m m t 3 v o v o 3 d F - H . ti ° rn m `o v rn ~ c ~ c c L w 3 . w E , E E x a m r N ~ o Z c a m t d m ~ V W - w a Q v O •`o O - c 'a ~ - - O 3 d d w ~ Q Z t d c W R > o .G V LL d y ~ D ~ a °i «_ • .0. • w C C C ~ m o E a := ~ ~ m '° a m a ti s m o - m - a - m `m a - `m d a d s u °~ o ~' m ~ _ a _ in _ in w X ~ 0 ~ 0 c 0 c rn ti _ m ai ti ti m m '9 ~ v ~ s ~ o « c « c « c d ~ `m ~ m a m . • l0 N 10 t0 R N N N R m m y N N ~ 0 0 0 3 7 7 ~ J O > > 7 m N 3 7 3 > > 3 ~ 7 3 ~ m N m N 0 0 0 0 a i N c u L t L ~ m ., ., . ., s _ E E E E E E E E E E E E E E E E E E E E E ,~ o - t0 0 ~ ~ N ~ y * 4 4 4 4 4 4 4 H _ a U ~ c s ~ Z m m E ° a> c aci t6 m ~ `-" C o c C 3 C m C 3 1- ~ N 3 N m 3 c N m d E C L L O Y rn c N a m c d ~ d ~ ii 3 o L ~ ~ N !° ~ o `- U ~ ,., c ~ d E m U ~ 3 o C7 °i O o O 3 ° C7 ~ °' 0 `m ~ o n m a>> m o L o m E u o ` m ~ E ~ ~ m ~ w O D c U U ~ c =° d 0 ~ 3 y m c ~ ~ rn t = E o f o c E 0 ~ vLi - ~ _ U U ~ c v U , m >' ~ m' d E m °-' m m Y ~ ~ m E v p o ~ ~ t0 d `-° o m v c -a v v d > ~ E u ~ ~ E E E 3 `m v ° m ~ m o z N O ~ m U' o ~ m a ~ C7 ~ = m` ~ ~ ~ N o o D ~ -~ c a ~ ¢ N U N x f0 ~ Q m ~ ~ d m ~ 1- m ~ o F- v w L U ~ N U ~ ~ ~ ~ v J N O O (O r _ O _ O 0 r 0 O O 0 O 0 N O 0 (O O O O rn O O 0 ~ O 0 ~ 0 M O 0 cp O O O O O ~ O ~ O O M O O r O O rn M O O cp r rn O 0 0 r 0 0 0 0 0 0 0 0 N O 0 O 0 O O 0 O N O 0 N 0 M O 0 N O 0 d d N ~ 0 N ~ N O N N O N N N ~ N N N M N N N i A 1° N r N r ~ ~ N m ~ r N a N N N ~ N O N W N O N W N N O~ ~ N ~ N a ~ N V O N ~ O _ r N M ~ ~ ~ N ch N ~ ~ r N O a0 N ~ ~ ~ m V ~ r 0 ~ N N ~ N O N ~ ~ N N ~ D ~ ~ p N M ~ ~ N ~ N r r '- N ~ <D ~ N . - (O N N ~ aD ~ ~ ~ ~ < d J d C d N O ~ N 00 N V ~ OI O r P O M ~d O r N O T O y N M Of M O N N O N W ~ O N M M N r N e O N rn O N 00 r N O~ N r N OC 1~ O N O N t0 ~ ~ O N O ~ N O M N M M ~O N M t0 N M '- N r M N '- M Of ap N N N V d F- d a fn C aD ~ ~p M OJ M rn u~ V rn t0 (O ~f1 V ~ a Q N ~ V r M V M V ~ ~ cp N c0 O (O O O M ~ r 0 N c0 p ~ O N r u7 N N r N ~ ~ c0 W ~ ~ N rn cp M N t0 O W N N O W 3 O U t rn •d o M m M ~- V in c0 rn r r N co t0 <p a0 ~ ~ u~ V a M rn M m N ~n r cp -- V M M M 1n N [D co rn r (O m N r ~Cl N o ~ ° ~ ~ ~ N rn rn t0 r V r W ° ~ o r o~ v x ~ u_ ~ C_. Q. =' ~ _ c ' ~ ' C: U ~ w O O O a O rn rn O V O M ~ M ~ r ~ ~ ~ ap N O cp ~ (O ~ N O N M ~~- N -t rn M - cD V W ~ O f O V ~ t0 00 rn ~ ~ rn r M t0 ~ r r tD r c0 O z ~ f ~ OD (O N r =a - - ' N cp N aD dD rn r ~ -~ '- E N N LJ N N N N M N L cL L~ ~ " ~~ Li ~. Lr N M LJ rY _ _ _ _ ~ U r t~ (~ C'' O O Ci C C Z' Z Z_ r_ - m t0 M (O V I~ m M M t~ W M ~O O N 1~ O ~ ~ W V ~ Q1 c0 aD N 1~ ~ V O ~ d) OD ~fJ M O Q) O O ~ y oD V (D M O) Q) V 1~ V O (p W n O N N In ~ M oD O I~ O r ~ M O N m cD aD c0 V ~ O ~ O) r• O) h O to t0 V CD N CO (O m N W c0 r- r• O O O M M ~ f~ M ~ M I~ N N O M N N CO I~ V ~ ~ h V V V I M cD V ~ '- N ~ ~ l0 u7 (O ~O N c0 l0 CO ~ 4 rn c ~ y ~ ~ ~ VI > o E C ~ m o N a C N ~ _ fn > _ _ ~ o y N ~ Y O -p c ~ N in m c O >' (U ~ .D U _ N N ~ O ~ O > N y 'O .O c m 0 ~ C `° ~ y N ~ a a o c o o 0 ~ °c c 3 3 3 ~ y m E n. C N (O U) N a 3 N o O 3 ~ ~ ~ ~ O C) d ~ W ~ -~ O ~ (0 li r U ~ N F O d N [O ~ 00 ~ [O N Z ~ J ~ '-'~ ~ d 0 } 0 U ~ ~ N (n CO d N > 7 U d m c6 U ~ O oo c6 F O ~ L In >, F- (0 F- O >- W O d O p N m M ~ m m y N ~ y m p~ y d m U ti m m m m m A p LL a ~ m ~ m ° ~ e vm, c a c `m ° m c ro E ~ `y ~ n s o. > ~ ~ == m ~- a m ~ m m c ~ .o rn n ° c m m m w N c ~ N ~ a m v = m m m :X ° ~ E ~S, y .c a c o c m ~ m '- ` m m m m y = o o u ° .c m = ~ m > E `? m Z. o ,a m m m - o 0 . 0 _ 'c c o E _ = o ~ m m m a ° .a m rn E o ~ m m t -~c ° ' m E so x iii m d o m N ~ m Y m m a c a c E . m °i m ° E m m o o E m c E E m `-' o > m v m a j m ~ m °~ - ' - .o ff o o E rn x m `~ ~ m y c c ~ m E ° r n >• 'E ~ :° Y E ° c o m o ~ o E d ~ ~ y m y > y E N y g E y a h N N H x N .c N N N m N o, N , h z N N ~/+ N N > N o N a N N N N N N a N x ~/l h y N r N . .. ~l _ N N N N N F a~ ~ Z E m > ~ > ~ > ~ y > ~ y > i o i > i > ~ > ~ > ~ > ~ > i > ~ > ~ > ~ > ~ > ~ 7 i > ~ > ~ > ~ > ~ > i > ~ > ~ > ~ o i > ~ > ~ > ~ > ~ > ~ > ~ > ~ > ~ > ~ > ~ > ti > ~ c ~ > ~ > ~ O ~ ~ ~ m m m m m m m m m m m m m m d m m m m m m d m d m m m m m m m m m m m m m m m m m m '6 -O ~ O ~ O ~ > O > O > O > O > O > O J O > O > O > C7 7 O 7 O O O 7 O O O 3 d O O , O ~ O 3 O J O 7 O 5 O > O > O , Q a O > O > C7 > O > O' J 0 O 0 , 0 > 0 > 0 > 0 > 0 > O J O ~ O J O d ~ N N N y C <0 7 Y N O "' L A - o m 3 ~ . 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O V N O O n0 r M M (O u'1 cp ~O Vl ~ i0 t0 ~ O M O M N O ~ f~ O N N O O O O O O N O O O O O O O O O O O O °~ m O O O O O O O O O N 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O ~ O O 1 a7 - W O) 0 N 0 N 0 N 0 N 0 N ~ ~ N N ~ O N O N ~ N (~ N N N N N N N (D ~ ~ N O ~ N ~ N r ~ N ap N aD N a0 N I~ N (D N r N r N r N N N V ' O _ '- m V O N N 10 J .~- r m O ~ N ~ ~ V N N N ~ .~- ~ N tfJ ~ ~ ~ ~ ~ aD ~ m n W ~ N ~ a0 m C N O O O ~ ~ O 7 N ~ ap N N ~G t0 O t° t0 Q1 O h f O N M ~ N 1~ pp p Q~ O O N m m O ~ E M M M e0 ~ M M r M r 0 ~ O O r M r O ~ ~ N N ~ r M V N M N O N N O ~ M O ~ O O n N N O H 9 d d (A V M ~ m (O N I~ 0 N r r M N ~ p N N V M ~ O N O M r V > M O tD M M V V p V W cD M O O V ~ M ~ M ~ M 'J ~O 0 N M ~ ~ ~ M V ~ O N O M C O ~ U r °~ c7 ~ ~ ~ O t0 © V O CO .- .- .- O N V N M ~ N ~ O n O~ O (D aD .- I~ O N V ~O •~ M I~ ~ V i~ V N N N V d' N ~ W N 07 V ~ O Q~ N ~O V C N M '- N ~ M M N ~ 2 n CL :i !1_ - 2 S _ ~ J C _ - __ d O M O N M Z Z ~ M N ~ O Z 0 - ~ Z !.'. 01 O) (O .- N M ~O ap 1_ a ~ ' ~ N N M " ~O W ~O V '- CO w O N N '- N IJ ' i' N V V (O ~O LL: N LL O W N ~': '. liJ t~ n ~ O ~ ~ O O r . , ~ r M ~ N I i O O N ~ N E L CL ~ C2 i 0' ~ " ; ; ~ G! 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X m = ~ T W A 3 c m c a Gr C d a y 0 c c o 3 ~ -J y~ N (n ~ w w r y ; ° d c A 3 3 o ~ o ~ d N E ai q m q c 0 ~ ~ o c /0 O a~ h _v m Y a Y u X ~ X a R o ~ E a '-' GI ° ~ A u A u o N E L I- m o Z c y m :c r, C - t ~ m ~ ° ~ 3 ~ ~ d v 3 3 E o r r E ° "-' ~~ a o n 0 c 0 c 0 ° ° e 0 o 0 m ~ m ~ a o m ~ r V ~ •X m •X m a . s E d i a A ~ E > ; 3 3 3 °1 a m ° a > a o L v c m a> E E Q ~ - - - ~ m y c c p p L ~ ~ ~ 3 ~ 7. m R ~ E ,~ Y Y Y Y ~ V N d E m E m E E ~ 3 . 3 R so v a a ~ ~~ c c c c c c a c ° ° c c ~°• A 3 ~ E E E vi R v Y ° o 0 0 0 ` ` o N W R 10 10 /C W @ d CI d Gi 01 m .~ .~ .~ ' ' C " .~ C " C .~ .~ N " ~ ~ ~ > - > - > - O G ~~ y c v 0 o o a a a a a a a a a a a a a c. c a a a a a a a a c 0 0 ~ ~ ~ y_ ~ ~ * 4 4 a a s * ~ Q U N o N C c j ~ m ~ y c ~ L N ~ ~ m ~ H E c m E V c ~ N O O ~ E m t u- L U c ~ to ~ ~ O m L - L U L ° IJ m O fD T N ~ .O >` E 9 m N m U ' m 0 ° ~ -O C N U m C O __ O = e m ~ C 2 m (n ~ m 2 r m ~ W v 08 C C E m fn >. ° = ~ m m 3 O m m = t E m o E ° ~ m ' c ~ m a -o o >m °m g m "m a oT E o -_ '° Q ~ - x 3 v ~ =_ >. c 3 t0 v a > Z . .. (~ C7 W ~' ~ ~ li ~ U ~ Q O ~ Y ~ W W n7 ~ ~ W W _I m ~ ~ n d ~ N o I~ o r' N r r N o M o N rn O w I~ o N rn O rn r o N o N ~ ° N M °' ~ ~ ° N O 0 0 N 0 ~ o O n O O M o O O ° N o O 0 O 0 O N m 0 N 0 N ~ N 0 ~ ~ 0 N 0 N m E O ~ O N m ~ O ~ O N ~ N 0 N N N N N ~ O N a ~ (D N ~ N n O •- H N O N W N ~ ~ O M t0 •- M N .n- N N O M O M O ~ •- ~ ~ M N ~ N N N aD N ~ n N w R J i0 m V '~ c0 u7 V ~ Q> f~ ~ O~ OD W N IA N V m 'D ~ co In o °y ~ n o m y e r .- '- N N m F ~- M ~ N O~ O m N O O ~ N O rn O O N '- N O V t~ N O I(1 N h o0 O n M N N N O N M aD W O M R Q N ~ d d y (O M V N N M m V O sT T M 1~ R O V Q> M 01 M N cD M M ap ~ to (O O V N N O f~ O ~ n N ~ ~ O N ~O O O M N V' a0 [O M C 3 O U t p~ •m S i OJ N M N In M N l0 N V O N a0 f~ OJ O 1 - D7 M n N a (O _ - M V N ~ t0 '- V IP N N O) _ to O ~ ~ 1. d (O N 2 M N ~ 1 R O) H O O to N c0 V 7 ~ c L r ~ Z ~ C v ~~? Ci ~J (.i G' ~ C '~' ` d ` co ui ~° ro Z ~ ^ N - -' N ro h- o F ~- .:` u~ rn r ~ o v ~ !- 7 n Z 1- Z ~- ? ~ Z ~' ~- Z °~ a M m o !- Z `- Z ~. ~O M N ~ 1~ M ro ~ '.. W ~ u7 M ~ I~ ~ M M r u _ M _ U f( L~ :~ :Y. `V :~ iii ~ ~ :.i ..~ I.M.. U Ll c (J' o c J V i~ o U V U tJ ~J ~J L: L~ V c o ~~ o 0 0 0 0 0 o a o 0 Z L. Z G- Z Z Z Z Z Z_ Z ' 7 .gym. 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Q c `" c ~ a m o m a m ~ rn `> m m m !° c '° c ~° n E .~ m m x E t o m rn m n m o rn m m m „~ m w o o. c E rn ~c ~_ E `0 c °' m o m ~ o a o o, rn ~, o :~- ~? 0 0 0 0 x 0 x m o n v ~ ~ c .~ `O x `0 .x m ~ w y t E m m c c c ° c ° ~ =° m ~ v o, m m ~ ~ o > 0 > o > m u m o w u m o m 0 m 0 , .O O •- E E E o u ~, c m o o h y H m 3 a ~ p, 1 pp ~ p, a m m o x x x x x x x E x x x u o 0 0 o a a -o .t0~ ti ti ~ v Z ¢ ¢ ~ 2~ 2~' S > > > C~ g ~ ~ ~ ~ fn cn cn I m °' m >' >' >' > >' G N ~ ~ d O Vl O (0 Y d ~ ~` u 7 m a m E E u O y N ~ w 'b'' N O N = V ~ C d N ~ Y X N ~ x ~ m ~ d w d •~, ~ l E r c 3 I a c r a ~ w ~ =' an =' d 'O a •o C7 ~ C c0 `-' O Q «, f0 ; O r E N c G7 c •A Yi w V c c C ~ LL y y y V C f6 O :a N y O xy N L fl' C C01 i0 ' 01 =n a ~ Cp ~ 0 ~ d a~ ~ c c ~ 3 O c ~' o. y c X 3 '0 0 ;c v 3 °- L io E ' w ' w °' ~ o. ~! ~ m t m E ~ m E d s E d oQ O Y v a Y V -a O o y Q ~ O W N U LL N O. _ ~ 'O ~ 7 ? l0 ~ R ~ ~ m ~ O p O N N m d O O Op L 0 0 ~ ~ N 3 ? Q L _ W d O ~ C O. >. 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