MEXICO BEACH CITY OF MEXICO BEACH PLANNING AND ZONING MEETING PUBLIC WORKS BUILDING MONDAY, FEBRUARY 3, 2025 AT 6:00 P.M. Jack Kerigan, Chairman - Post 3 Rock Kries - Post 4 Larry Henderson - Post 1 Steve Cox Post 5 Lee Ellzey Post 2 Erik Fosshage - Alternate 1 Alternate 2- - Open Tim Sloan, City Attorney Chris Truitt, City Administrator Tammy Brunon, City Clerk This meeting will be live streamed on the City of Mexico Beach Facebook Page. If you have any questions or comments on the agenda, please email them up to 21 hours prior to the meeting to ciy@mexicobeachlgov I. CALL TO ORDER II. ROLL CALL III. ELECT CHAIRPERSON IV. CONSENT AGENDA a. Minutes January 6, 2025 P&Z Meeting V. DEVELOPMENT ORDER - 2902 Hwy 98 - Allara Mills Gutcher a. Open Public Discussion b. Close Public Discussion C. Discussion d. Motion to Recommend Approval or Denial to City Council VI. FINAL PLAT APPROVAL Cottages at Paradise Cove - Emily Thomasee, Anchor CEI, Inc. a. Open Public Discussion b. Close Public Discussion C. Discussion d. Motion to Recommend Approval or Denial to City Council VII. ADJOURNMENT Emailed toi interested parties and posted on the website on 01/29/25. Note: Copies oft the agenda items posted on the City's Website at siy@meisobachlgov. This meeting will be recorded on the website. *You are hereby notified that in accordance with Florida Statutes, you have a right to appeal any decision made by the Council with respect to any matter considered. You may need to ensure that a verbatim record of the proceedings is made which may need to include evidence and testimony upon which the appeal is based. Any person requiring a special accommodation: at this meeting because of a disability or physical impairment should contact Tammy Brunson, City Clerk, at 201 Paradise Path, Mexico Beach, Florida 32456; or by phone (850) 648-5700 at least five calendar days prior to the meeting. Ifyou are hearing or speech impaired, and you possess TDD equipment, you may contact the City Clerk using the Florida Dual Party Relay System, which can be reached at 1-800-955-8770(IDD) City of Mexico Beach Planning & Zoning Meeting Minutes MONDAY, JANUARY 6, 2025 - 6:00 PM The City of Mexico Beach Planning & Zoning Board met on Monday, January 6, 2025, at 6:00 pm in the Public Works Building in Mexico Beach. Board members present were Jack Kerigan, Chair, Lee Ellzey, Steve Cox, Rock Kries, and Larry Henderson. Erik Fosshage was absent. Also present were City Administrator, Chris Truitt, City Clerk, Tammy Brunson, and Tim Sloan, City Attorney. . Call to Order: Mr. Kerigan called meeting to order at 6:00 p.m. II. Swearing in of Expiring Terms: Larry Henderson-Post 1, Steve Cox-Post 5 and Jack Kerigan-Post 3 were sworn in to continue to serve their currents posts prior to meeting by the City Clerk. III. Consent Agenda - Motion made by Mr. Kries to approve minutes for September 9, 2024 Workshop, September 9, 2024, October 7, 2024, and December 2, 2024. Mr. Henderson seconded the motion and passed unanimously. IV. 111 38th Street Setback Variance Request - Allara Mills Gutcher stated the applicant has requested item to be tabled to next meeting on February 3, 2025. Mr. Sloan reminded the board that this request was a quasi-judicial hearing, and no disclosures needed to be made if this request was going to be tabled. Mr. Ellzey asked what the reason was for tabling this request? Ms. Gutcher stated the reason for tabling was because the applicant requested the additional time to address the concerns that the city council had made in December regarding the item that came before them at that time. They are in current discussions with the property owner to the north of the site that owns only six feet strip of property and whether they can move the house on the lot SO that they're only asking for one setback variance. Mr. Cox motioned to table the variance request to the February 3, 2025 meeting. Mr. Kries seconded the motion. Motion passed unanimously. V. 2902 Hwy 98 Development Order - Mr. Sloan explained the need for disclosures and swearing in of speakers. Ms. Brunson swore those in who would be speaking. Ms. Gutcher presented the application for a mixed-use development at 2902 US Hwy 98. She also discussed the confusion in the application process and the need for a site analysis of the entire parcel and recommended tabling the item until all issues are resolved. Mr. Rich Moore, property owner, explained his purchase of the property and the remodeling efforts of the old Beach Pizza Building. He also described the proposed development, including a mixed-use building with a residential unit on the second floor. He also discussed the challenges faced in the application process and the permits needed. Mr. Sloan clarified the criteria for the process under Ordinance 775. Mr. Kerigan asked if the old Beach Pizza building was going to remain a restaurant. Mr. Moore confirmed. Ms. Gutcher stated she does not see a conflict but just needs to know whether this mixed-use building is going to be an office or retail because of the parking requirements. She said the narrative was missing when the development order was submitted. Mr. Kerigan asked if there was a motion at the table. Mr. Ellzey motioned to table this item until February 3, 2025. Mr. Cox seconded the motion. Motion passed unanimously. City of Mexico Beach Planning & Zoning Meeting Minutes MONDAY, JANUARY 6, 2025 = 6:00 PM VI. Adjournment - Mr. Kries motioned to adjourn at 6:36 p.m. Signed: Attest: Jack Kerigan, Chairman Tammy Brunson, City Clerk MEXICO BEACH PLANNING AND ZONING For Clerk's Use Only Agenda Abstract Form AGENDAI ITEM# % Meeting Date: February 3, 2025 Department: Planning Consent Regular Closed Public Hearing: Yes No Agenda Agenda Session Date of Public Hearing: February 3, 2025 PRESENTERINFORMATON CONTACT: Allara Mills-Gutcher, AICP ITEM TO BE CONSIDERED Subject: This is a request for the approval of a development order/site plan which includes a mixed use structure. This decision is a quasi-judicial process. Attachment(s): Staff report; application package and all submitted documents by the applicant. Brief Summary: The project is the development of a structure located at 2902 HWY 98 at the intersection of HWY 98 and 30th St. The project is a mixed-use structure, including non-residential (office) on the lower level and residential on the second level. Action Requested: Approve the request for a development order with conditions. ISSUE OVERVIEW Background Information & Issue Summary: Please see the staff report. Financial Impacts: None. Staff Recommendations/ Comments: Approval, with two conditions. 1) Include proper signage and directional flow arrows on the roadway for traffic egressing the site. 2) Stipulate that the plans set limit the structural height to 32' in the notes. TPC January 28, 2025 the planning collaborative Memorandum for Record To: Chris Truitt, City Administrator From: Cody Tillman Allara Mills-Gutcher, AICP Subject: 2902 US HWY 98 Major Commercial Development Application Project Address: 2902 U.S. Highway 98 Parcel ID: 04512-000-000 Future Land Use Map Designation: Tourist Commercial Zoning District: Tourist Commercial Project Description A two (2) story, mixed-use development consisting of one residential 2,739 sq. ft. unit and 1,806 square feet of office space is proposed at 2902 U.S. Highway 98, also identified as parcel ID 04512-000-000 by the Bay County Property Appraiser. This creates a 4,554 sq. ft. floor area, with an additional 1,500 sq, ft, roof top deck. The parcel is 0.53 acres.1 The project includes landscaping, parking areas, and : onsite stormwater treatment. 5 Existing Conditions - The acreage includes an existing structure "1-story block commercial building" on the east I side of the property?, and Bay / $ 9 County classifies this parcel as * "restaurant". Source: Bay County Property a Appraiser 2024 aerial photography. 1 Bay County Property Appraiser's website, accessed December 12, 2024 2 Plat of Boundary and Topographical Survey for White Sands Investment, prepared by Thurman Roddenberry & Associates, Inc., January 6, 2022 Page 1 of 7 The parcel is landward of the Coastal Construction Control Line, which lies south of HWY 98. It is located outside of a Special Flood Hazard Area. A preliminary desktop review indicates no wetlands exist on site. This memo addresses materials and responses submitted as a result of a request for additional information from the initial review conducted in December of 2024. Analysis 1. Consistency with Mexico Beach Comprehensive Plan a. Future Land Use Categories Policy 1.1.4.D The Tourist Commercial Future Land Use (FLU) category is "intended to provide areas for low-intensity tourist-oriented commercial activities." The proposed use of the site is mixed-use with one residential unit and 1,807 square feet of office space. Residential uses are allowable in the Tourist Commercial FLU category. The non-residential office use is not specifically listed as allowable or prohibited in the Land Development Regulations. Section 6.03.00 Part A, both "General Business, Commercial, or Personal Service Establishment Catering to Retail Trade" and "Offices, Excluding Medical, Dental, and Health Clinics and Offices" require one (1) parking space per 300 square feet of gross floor area. The applicant has provided the required parking, with fourteen (14) total space provided. This requirement is met. The maximum allowable density within the Tourist Commercial FLU category is eighteen (18) units per acre and the maximum impervious surface is 80%. Sheet 5.0 of the site plans indicates the impervious surface ratio is 67.3% based on the total 0.53-acre lot. This requirement is met. Further, the maximum allowable height in the Tourist Commercial FLU category is 32 feet. The project narrative submitted by the applicant states "the proposed structure will be two-stories in height. The mean roof height provided is 32 feet." This requirement is met. However, it is recommended the height of thirty- two (32) feet be a condition of the approval, and be indicated on the civil site plans set. The development restrictions for the Tourist Commercial FLU category requires all commercial structures to provide and maintain buffers to adjacent residential structures in the Low Density Residential and Residential General Future Land Use categories. The parcel is adjacent to Tourist Commercial zoning districts to the northeast and east, and General Commercial zoning to the west. Tourist Commercial also lies south of HWY 98, thus, the buffer requirements do not apply to this project. b. Availability of Facilities and Services Policy 1.1.7 An evaluation of utility needs compared to the anticipated capacity is considered a de minimis impact due to1) a structure existing on the site pre-Hurricane Michael and therefore those demands are assumed here, and 2) the impact of the demand for this project is less than one percent of the total capacity of the service. Thus, the proposed development will not have a negative impact on water and sewer facilities level of service standards. 3 Mexico Beach Land Development Regulations Article II Section 2.02.02.F Page 2 of 7 C. Shade Trees - Policy. 2.7.2 Comprehensive Plan Policy 2.7.2 requires all non-residential development adjacent to the US HWY 98 corridor to "provide shade trees in close-proximity to existing or planned sidewalks so that the tree will provide shade to pedestrians traveling on the sidewalks." The "Construction Plans for Mexico Beach Mixed Use Building" plans set Sheet 5 indicates that two (2) palm trees 8 to 10' in height will be installed along the U.S. Highway 98 corridor in addition to four (4) existing palms trees to remain. This policy is met. d. Bicycle Parking - Policy 2.7.3 Comprehensive Plan Policy 2.7.3 states "To increase alternative modes of transportation, require all new commercial and tourist-related development to provide bicycle parking areas within the development site". According to Sheet 5.0, a bike rack is included in the site plans with a capacity of eight (8) bicycles. This policy is met. e. Non-Residentia Open Space - Policy 7.5.2.4 Comprehensive Plan Policy 7.5.2.4 requires 20% of the total land area in the Tourist Commercial land use District to be set aside as open space for 'landscaping, buffer zones, public areas or other similar areas." a The project narrative submitted on January 10, 2025 indicates the total open space percentage is 32.7%. This policy is met. 2. Consistency with Mexico Beach Land Development Code a. Article II Section 2.02.02: Zoning Districts This parcel is located within the Tourist Commercial zoning district. The intent of this zoning district is to allow "single family residential at a maximum density of 18 dwelling units per acre and commercial land uses as defined below." The proposed development includes approximately 1,807 square feet of office space. The Tourist Commercial zoning district imposes the development standards shown in Table 1. The proposed development meets the minimum required setbacks, and the impervious surface ratio is 67.3% based on the 0.53-acre parcel size. The height of the structure is indicated as two-stories with a mean roof height of 32 feet. This requirement is met. Table 1: Development Standards for Tourist Commercial Zoning District Compared to Proposed Development Development Standards Proposed Development Front Setback 12 feet a 103 feet 12 feet (Left side) Side Setbacks* Ofeet 51 feet (Right side) Rear Setback 10 feet 10 feet Corner Setback 12 feet 12 feet Page 3 of7 Development Standards Proposed Development Impervious Surface Ratio 0.80 67.3% Max Height 32 feet 32 feet mean roof height Source: Mexico Beach LDR Section 2.02.02.F; Development Order Package for Mexico Beach Mixed-Use Building site plans, submitted 10January 2025 Sheet 5.0 * Ofeet if attachment easement is in place; 5 feet if abutting residential property. b. Article II Section 2.02.04: Height Measurement Section 2.02.04 provides guidance for measuring the height of properties based on the Coastal Construction Control Line and the flood plain. Additionally, Sections 2.02.04 states "height shall be measured to the mean roof height for all structures."4, According to the project narrative, "the proposed structure will be two-stories in height. The mean roof height provided is 32 feet." This requirement is met. C. Article IV: Section 4.01.06: Required Landscaping Section 4.01.06.A states "A minimum of twenty-five percent (25%) of the total developed area shall be devoted to andscaping. Landscaping can be concentrated in the building setback areas, which is also the primary tree protection area. However, a minimum of five percent (5%) of the landscaped area shall be located within the interior of the site."s Sheet LS 3.0 shows the perimeter and interior landscape areas. The total percentage of the landscaped area is 32.7%. This requirement is met. In addition, Section 4.01.06.A requires that a minimum of five percent (5%) of the landscaped area to be located within the interior of the site." The interior landscaped area is 990 square feet, as indicated on Sheet LS 3.0 of the site plans. The project narrative indicates the total landscaped area is 7,600 square feet. Thus, the percentage of the interior landscaping area is approximately thirteen (13) percent. This requirement is met. Section 4.01.06.B requires the front perimeter landscape area to be ten (10) feet wide, not including the sidewalk. A six (6) foot wide buffer is required for side and rear perimeter landscape areas. A ten (10) foot wide front and rear landscaped perimeter area is shown in sheet LS 3.0. Dimensions for the side landscaped area are shown as twelve (12) feet and six (6) feet. This requirement is met. Further, section 4.01.06.B.2 requires interior landscape areas to have a minimum size of one hundred forty (140) square feet." Sheet LS 3.0 indicates the interior landscaping area to be 990 feet. This requirement is met. Section 4.01.06.C requires buffers between incompatible uses as defined in Table 4.01.06. Further, "Two (2) parcels of different zoning districts that are specified in this section as 'incompatible" require a buffer along the parcel boundaries. This includes incompatible Zoning Districts that are separated by a road." The abutting properties to the north and east of the site are zoned Tourist Commercial and to the west is a 4 Mexico Beach Land Development Regulations Article II Section 2.02.04.D 5 Ibid, Section 4.01.06.A Page 4 of 7 general commercial zoning district, separated by 30th Street. The current zoning designation for the site is also Tourist Commercial. A ten (10) foot wide perimeter landscape area is shown on the site plans. This requirement is met. Section 4.01.06.D prohibits accessory structures, garbage or trash collection points or receptacles, parking, and other functional uses within a required landscape area. Sheet LS 3.0 indicates a proposed 'garbage can corral as an option to onsite dumpster." Further, the project narrative states "The site plan indicates the location of an existing dumpster accessible by waste management from 29th street. An alternative location for garbage cans is shown on sheet LS 3.0 on the east side of the proposed mixed use building." This requirement is met. d. Article IV: Section 4.01.07: Landscape Design and Materials According to Section 4.01.07.C, "Forty (40%) percent oft the total number of individual plants selected from each of the categories of the list of approved species below (tree, shrub, and groundcover) and used to satisfy the requirements of this Code shall be selected from the list of native species in the category."6 Sheet LS 3.0 indicates that 4 palm trees are to be planted within the perimeter landscape areas. Further, the project narrative indicates the palms trees to be planted will be Sabal Palm Trees. This requirement is met. Further, Section 4.01.07.D states a ratio of one tree per fifty (50) linear feet of the boundary is required. Sheet LS 1.0 indicates a total of twelve (12) trees aret to remain on the site with four (4) trees to be installed for a total of sixteen (16) trees. At 709 linear feet, the minimum required planted trees for the site are fifteen (15) trees. This requirement is met. e. Article IV: Section 4.02.00: Tree Protection Section 4.02.03.A states that within the primary tree protection area all hardwood trees with a four (4) inch DBH or greater and all softwood trees with an eight (8) inch DBH or greater are classified as protected trees. Sheet LS 1.0 of the site plans indicate two palm trees with a height of fifteen (15) and eighteen (18) feet are to be removed within the primary tree protection area. Palm trees are not classified as protected trees in the Mexico Beach Land Development Code. This requirement is met. f. Article IV: Section 4.05.00: Floodplain Requirements The topographical boundary survey submitted by the applicant and dated June 1, 2022 indicates the flood zone of the site is within Flood Zone X.7 The floodplain manager will address this under separate cover. g. Article IV. Section 4.06.00: Stormwater Management A: stormwater report submitted byt the applicant and dated. January 15, 2025 states Treatment is provided through an onsite treatment swale that is to be constructed between parking spaces and around the perimeter of the buildings. 8 The engineer will address this under separate cover. h. Article V Section 5.04.00: Permitted Permanent Accessory Signs 6 Mexico Beach Land Development Regulations Article IV Section 4.01.07.C 7 Plat of Boundary and Topographical Survey for White Sands Investment, dated 1 June 2022 8 Mexico Beach Mixed-Use Stormwater Report, dated 15 January 2025 Page 5 of7 Section 5.04.01 states "A permanent accessory sign may be a ground or building sign or a work of art placed with the intention of advertising a commercial establishment or entity." No permanent accessory signs are indicated on the site plans. Any signage will therefore be subject to a separate sign permit. i. Article VI. Section 6.03.00: Off-Street Parking Standards The requirements for residential units are two (2) spaces per unit. For commercial uses, specifically "office" the requirements are one space per 300 square feet of gross floor area. 9 At one residential unit and 2,661 square feet of commercial space, the minimum required number of off-street parking spaces for the proposed development is nine (9) spaces for the office and two (2) spaces for the residential unit. The site plans on Sheet 5.0 indicate thirteen (13) general spaces are provided and one ADA accessible parking space is provided. This is a total of fourteen (14) parking spaces. This requirement is met. j. Article VI Section 6.04.00: Design Standards Section 6.04.00.A requires parking spaces at a ninety (90) degree angle to have a stall width of ten (10) feet and depth of twenty (20) feet. The parking aisle must be twenty-four (24) feet in width. Further, ADA accessible spaces must have a stall width of twelve (12) feet and depth of twenty (20) feet. Sheet 5.0 indicates general parking spaces will have a width of ten (10) feet and a stall depth of twenty (20) ft. ADA accessible spaces will have a width of twelve (12) feet and a stall depth of twenty (20) feet. The width of the parking aisle is twenty-four (24) feet as indicated on the site plans. This requirement is met. Section 6.04.00.E states "All parking areas, except residential, are required to set aside five percent (5%) ofthe parking area forlandscaping. Ifa commercial parking area is proposed, a six (6) foot fence is required in addition to the buffer requirements established in Chapter 4 of this Code. "10 According to Sheet LS 3.0, an existing six (6) foot wooden fence between the adjacent parcels to the northeast of the site is to remain. In addition, interior landscaping is provided within the parking area. The interior landscaped area is 990 square feet, or 19% of the parking area. This requirement is met. k. Article VI Section 6.05.00: Access Management Section 6.05.00.C.2 states "On roads not maintained by the State, the separation between access points onto arterial or collector roads, or between an access point and an intersection of an arterial or collector with another road, shall bei in accordance with the following table.. "11 Sheet 5.01 indicates one access point to the parking area from 30th Street, a roadway not maintained by the State of Florida. The project narrative indicates the distance from the centerline of the proposed driveway to the centerline of the intersection of 30th Street and U.S. Highway 98 is 120 feet. 30th Street is a one-way street with traffic flowing north, away from U.S. Highway 98. Vehicles exiting the proposed access point will access Highway 98 from 32nd Street. Thus, as a condition for approval, proper signage indicating the directional flow of traffic is requested. 9 Mexico Beach Land Development Code Article VI Section 6.03.00.A 10 Ibid, Section 6.04.00.E 11 Ibid, Section 6.05.00.C.2 Page 6 of 7 Recommendation: A recommendation of approval for the development of a two-story mixed-use building located at 2902 U.S. Highway 98 with the following conditions: Include proper signage and directional flow arrows on the paved area within the site indicating travel to the north only for traffic egressing 30th Street. Stipulate that the plans set limit the structural height to 32' in the notes. Page 7 of 7 - FLOODPLAIN % BEACH DEVELOPMENT PERMIT/APPLICATION To be Completed for development (see note) within Mexico Beach Special Flood Hazard Area (est. Ordinance 757) including: Zones A, AE, AO, AH, VE, or Shaded X flood zones. Note: City ofl Mexico. Beach Development Code, Amended through. January 11, 2022, Article VI, Section 7.00.02 Definitions, page 7-1: Development is defined as: Any building activity involving any material change in appearance to any structure or land, a change in the intensity of land use exclusive of normal lot cleaning where no trees or vegetation protected by the Land Development Codes are removed, or clearing of land for development purposes and any oft the following activities: 1. Construction, clearing, filling, excavating, grading, paving, dredging, drilling, or otherwise significantly disturbing the soil ofa a site. (Examples: Any parcel ofland which contains a structure but also vacant lots such as those in a subdivision- such as Casuna or Ocean Plantation- or vacant lots which have met the definition of development and have been maintained over time, such as those along Hwy 98.) 2. Building, installing, enlarging, replacing, or substantially restoring a structure, impervious surface, or water management system, and including the long-term storage of materials. 3. Division ofland into two or more parcels. SITE DATA Date: 1/06/25 Street Address: 2902 Hwy 98 Flood Zone/ Base Flood Elevation: X Owner Name: MB 101 LLC Owner Phone Number: APplicant/Contractor: Crest Enterprises Applicant/Contractor Phone Number: 850 527/044/mmedinaecrestentepnises.com Parcel ID: 04512-000-000 Description: Development Order for New Multi- Use Building Reviewer: K. Simpson Type of Review Requested: OCLOMR/LOMR Preliminary Plat OPUD Development Order Final Plat Placement of Fill Property Description: Vacant Lot JExisting Structure Existing Drainage Features Seaward of the CCCL DEVELOPMENT DATA Type of Development (Description): Vacant Lot: (Check all that apply) OFilling OGrading Excavation New Construction Fill Type and Source Proposed: Fill Volume Proposed: Fill Depth Proposed: Compaction Specs provided? V allowable = 1 ft depth over construction area = FLOODPLAIN DEVELOPMENT MEXICO BEACH PERMIT/APPLICATION Highest Adjacent Grade Current: Proposed Finished Grade: Lowest Adjacent Grade Current: New Construction: Commercial Residential Main Structure JAccessory Structure Highest Adjacent Grade (finished): Elevation of Top of the Bottom Floor: Elevation of Top of the Next Higher Floor: Elevation of Mechanical, Electrical Equipment servicing the building: Elevation of highest point along roadway adjacent to property (shaded X only): Ground Floor Enclosure breakaway walls? (v zone and seaward of CCCL) OYes - No If yes are they free of electrical, mechanical, and plumbing equipment? DYes No Flood Proofing (B3Wet/D Dry) Flood Opening Net Area (Sq. In.): Enclosure Area (Sq. Ft.): Elevation of Lowest Horizontal Member (Seaward of CCCL only): Does structure comply with Scour-resistant construction methods for foundation? (V zone only) OYes No Has V-zone certification been provided? (V-zone only) Existing Structure: Repairs/ Remodel JAddition JEnclosure within Existing Attach Contract of Proposed Improvements (scope of work with corresponding cost): Total Cost of improvement repair/remodel): Present Market Value of Structure Only: Determination of Percent of Improvement: Structure Data: BFE: First Floor Elevation: Highest Adjacent Grade (finished): Permit Approval/ Denial: 2 FLOODPLAIN DEVELOPMENT ME&TCOT BEACH PERMIT/APPLICATION Determination: No Floodplain Permit Required Approved As Is Approved with Comments JDenied Or More Information Required (check all that apply): JArchitectural Plans Structural Plans OSite Plan Grading Plan JElevation Certificate Reviewer Comments/Notes: X flood zone- approved. 1/6/2025 (Permit Reviewer Signature) (Floodplain Administrator Signature) THIS PERMIT IS USED WITH THE CONDITION THAT THE DEVELOPER/OWNER WILL PROVIDE CERTIFICATION BY A REGISTERED ENGINEER, ARCHITECT, OR LAND SURVEYOR OF THE "AS-BUILT" LOWEST FLOOR (INCLUDING BASEMENT) ELEVATION OF ANY NEW OR SUBSTANTIALLY MPROVED BUILDING COVERED BY THIS PERMIT. 3 Andhton January 28, 2025 Mrs. Juli Danaher Deputy City Clerk/Executive Assistant City of Mexico Beach 201 Paradise Path, Mexico Beach, FL 32456 Sent via email to: danaher@mexicobeachf.gov RE: 2902 HWY 98 STORMWATER REVIEW NO. 1 ANCHOR PROJECT NO. 1328.04 DO Dear Mrs. Danaher: As requested, Anchor Consulting Engineering and Inspection, Inc. (Anchor) completed a stormwater review of the documentation for the 2902 Hwy 98 development in Mexico Beach, FL and provided comments back to the Applicant. On January 21, 2025, Moore Bass Consulting provided to Anchor a signed and sealed stormwater report and updated development order plans for review. Anchor has reviewed this documentation and all previous comments have been addressed. Below are the comments that were remaining and the responses from Moore Bass Consulting; attached are the revised drawings and stormwater report. STORMWATER REVIEW Review Comment No 1. Clarify how emergency discharge will be handled. It appears that an emergency outlet control structure is not included in the proposed stormwater management system. Applicant Response: The overflow elevation of the swale is set at 17.50 (we will clarify how/where on the plans we would resubmit). Once the onsite SWMF is inundated, excess runoff will discharge via the swale overflow and continue flowing offsite to the north as it has historically drained. Review Comment No 2. Provide pre-development versus post-development runoff attenuation per section 4.06.03 (B) of the City of Mexico Beach LDC. Applicant Response: Please see the attached stormwater report which provides calculations for the pre and post development runoff as well as a flood routing simulation which documents post development runoff shall not exceed pre development conditions runoff. The proposed treatment swale system will retain 25yr 24hr storm event which will significantly reduce historic stormwater discharge from the project area to the adjacent rights-of-way and adjoining properties. Review Comment No 3. Provide an Erosion & Sediment Control Plan to meet the requirements outlined in section 4.06.03 (E) of the Mexico Beach LDC. Applicant Response: Please see the attached updated construction plans for the requested plan sheet. Review Comment No 4. Ensure that any off-site runoff is being accommodated per section 4.06.03 (C) of the Mexico Beach LDC. Applicant Response: The project area is very flat. The site is located at the top of the rise on Hwy 98 and the runoff from offsite generally sheet flows east and west between the roadway edge of pavement and the existing sidewalk along the property frontage and then north down 30th St gAndoten South and north on 29th Street. The eastern portion of the project is the existing restaurant and those drainage patterns are unchanged. For the Mixed Use portion, the historic drainage pattern will also be maintained. The southern edge of parking elevations will slightly pitch from east to west to encourage any offsite runoff that might continue north of the existing sidewalk to continue sheet flowing west and then north as it has historically flown. Offsite runoff will not be impeded by the proposed work. As an additional level of assurance two pervious gravel areas are proposed between the Hwy 98 right of way and proposed parking that would encourage infiltration of that Hwy 98 runoff to reduce that runoff that would have historically sheet flowed laterally across the southern property frontage. Review Comment No 5. Provide calculations to demonstrate that the proposed swale is capable of collecting the runoff imposed by the design storm event without overtopping. Applicant Response: Mexico Beach design criteria require that post development runoff shall be equal to or less than that in the predevelopment conditions. The attached drainage calculations and flood routing analysis document that the proposed stormwater system will exceed that minimum design criteria and will all but eliminate project area stormwater discharge in up to the 25yr 24hr storm event. Review Comment No 6. Clarify how the design top of bank elevation of 17.50' is achieved. It appears that the top contour of the swale on the proposed Grading Plan varies from 16.50' to 17.00'. Applicant Response: Please see the updated attached construction plans with top of bank contours and spot elevations updated to be consistent with the proposed design. FINAL COMMENTSIRECOMMENDATION Anchor recommends approval based on the response comments above, revised drawings, and stormwater report. It is important to note, Anchor has only reviewed the stormwater design and other City consultants may have additional comments for the applicant regarding planning, traffic, etc. Anchor Consulting Engineering and Inspection, Inc. 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I 1B0V3 a 85 E5 ove 69 le 2 1 8 a 5 8 E5 5 I - 8 - I I Be 3 39, E - - 2 a I 8 : 8 3 E - a 5 28 88 3 5 85 à $ - a : 2 a - 6 - - 18 vnas.a. anNGAV HINOS 13381S HLOE is 4 coczE 147 33SSVVI 1 133818 08 : 85 on' 1OLE B 6 € NICTINS asno aax N a 9 I ovas oo0an 5 3 18 E3 E € 3 : 3 & : , - ai 3 EE 3 : E - - B nNGAY HINOS 13381S HLOE à - as : s 4 8 9 ghohotcs January 30, 2025 Mrs. Juli Danaher Deputy City Clerk/Executive Assistant City of Mexico Beach 201 Paradise Path, Mexico Beach, FL 32456 Sent via email to: danaher@mexicobeachl.gov RE: COTTAGES AT PARADISE COVE PLAT REVIEW I ANCHOR PROJECT NO. 2024.06 Dear Mrs. Danaher: As requested, Anchor Consulting Engineering and Inspection, Inc. (Anchor) completed a final plat review of the documentation for the Cottages at Paradise Cove development in Mexico Beach, FL. Anchor identified the below items as needing to be addressed by the Applicant. PLAT REVIEW Water 1. At station 6+43 the construction drawings call for a 2" irrigation service with a backflow preventer, but that is missing from the as-built drawings. Sewer 1. The as-built drawings show a sewer lateral going to an undeveloped open space (South of lot 1), this lateral is not shown in the construction drawings. 2. The location of the service lateral for lot 20 does not match the construction drawings and it also does not reach lot 20 as it stops in the undeveloped open space. Stormwater 1. The 15' weir in the storm water pond in the construction drawings is not shown in the as-built drawings. FINAL COMMENTSIRECOMMENDATION Anchor has sent the above items to David Reisen with Dewberry Engineering and he has responded that he is working with the Contractor and Surveyor to have these items addressed. Anchor recommends Planning and Zoning approve this final plat contingent upon these items being addressed prior to Council approval. Anchor also recommends the Contractor provide a bond for any portions of the work that are not 100% complete. Please note, Anchor did not review this plat application against Florida Statutes Chapter 177: Land Boundaries. If you have any questions or comments, please reach out. Anchor Consulting Engineering and Inspection, Inc. Emlys homaser Emily Thomasee, Project Manager 850-215-1285 ethomasee@anchorcel.com Cc: Ms. Elizabeth Moore, President, Anchor emore@anctore.com, MERICOI BEACH FLOODPLAIN DEVELOPMENT PERMIT/APPLICATION To be Completed for development (see note) within Mexico Beach Special Flood Hazard Area (est. Ordinance 757) including: Zones A, AE, AO, AH, VE, or Shaded X flood zones. Note: City ofl Mexico Beach Development Code, Amended through. January 11, 2022, Article VI, Section 7.00.02. Definitions, page 7-1: Development is defined as: Any building activity involving any material change in appearance to any structure or land, a change in the intensity of land use exclusive of normal lot cleaning where no trees or vegetation protected by the Land Development Codes are removed, or clearing ofland for development purposes and any ofthe following activities: 1. Construction, clearing, filling, excavating, grading, paving, dredging, drilling, or otherwise significantly disturbing the soil of a site. (Examples: Any parcel of land which contains a structure but also vacant lots such as those in a subdivision- -such as Casuna or Ocean Plantation- or vacant lots which have met the definition of development and have been maintained over time, such as those along Hwy 98.) 2. Building, installing, enlarging, replacing, or substantially restoring a structure, impervious surface, or water management system, and including the long-term storage of materials. 3. Division ofland into two or more parcels. SITE DATA Date: 12/19/2024 Street Address: 700 15th St. N Flood Zone/ Base Flood Elevation: Shaded X, AE8, & A Owner Name: MLM Homes LLC Owner Phone Number: Applicant/Contractor: Dewberry (David Reisen) Applicant/Contractor Phone Number: 850-571-1221 dresen@dewbery.com Parcel ID: 04178-000 000, 04173-019-000 Description: Final Plat Review Reviewer: K. Simpson Type of Review Requested: OCLOMR/LOMR Preliminary Plat OPUD Development Order Final Plat Placement of Fill Property Description: 41 Townhomes Vacant Lot JExisting Structure Existing Drainage Features Seaward of the CCCL DEVELOPMENT DATA Type of Development (Description): New subdivision on vacant lot. Final Plat Approval Vacant Lot: (Check all that apply) X Filling Grading Excavation New Construction Fill Type and Source Proposed: Sand clay mix Fill Volume Proposed: 5,962.3 39 CY Previously reviewed and approved in D.O. Application. Final plat is consistent. Fill Depth Proposed: 0-1.5' Compaction Specs provided? Yes V allowable = 1 ft depth over construction area = 1217,800 SF/27 CF/CY = 8,066.67 CY => Fill Okay 1 FLOODPLAIN DEVELOPMENT PERMITY/APPLICATION MHKTCOBEACH Highest Adjacent Grade Current: 10' Proposed Highest Finished Grade: 12.25' Lowest Adjacent Grade Current: 8' Proposed Lowest Finished Grade: 8' site, 6' pond New Construction: No vertical construction is proposed, only sitework for subdivision Commercial Residential Main Structure Accessory Structure Highest Adjacent Grade (finished): Elevation of Top of the Bottom Floor: Elevation of Top of the Next Higher Floor: Elevation of Mechanical, Electrical Equipment servicing the building: Elevation of highest point along roadway adjacent to property (shaded X only): Ground Floor Enclosure breakaway walls? (v zone and seaward of CCCL) OYes No Ify yes are they free of electrical, mechanical, and plumbing equipment? Yes JNo Flood Proofing (OWet/D Dry) Flood Opening Net Area (Sq. In.): Enclosure Area (Sq. Ft.): Elevation of Lowest Horizontal Member (Seaward of CCCL only): Does structure comply with Scour-resistant construction methods for foundation? (V zone only) OYes INo Has V-zone certification been provided? (V-zone only) Existing Structure: JRepairs/ Remodel JAddition JEnclosure within Existing Attach Contract of Proposed Improvements (scope of work with corresponding cost): Total Cost of Improvement repair/remodel): Present Market Value of Structure Only: Determination of Percent of Improvement: Structure Data: BFE: First Floor Elevation: Highest Adjacent Grade (finished): 2 FLOODPLAIN DEVELOPMENT PERMIT/APPLICATION MEXICO BEACH Permit Approval/ Denial: Determination: ONo Floodplain Permit Required Approved As Is JApproved with Comments Denied Or More Information Required (check all that apply): JArchitectural Plans Structural Plans OSite Plan Grading Plan JElevation Certificate Reviewer Comments/Notes: Floodplain Development permit is for sitework of subdivision only (No vertical construction). Any HOA buildings and each parcel will be required to obtain a floodplain permit. 500 yr flood elevation = 14' over entire site. Preliminary Plat Review contingency notes for Final Plat Approval: 1. The elevation of the highest point along Paradise Cove Boulevard adjacent to lots 20 and 21. Provided 2. The proposed elevation of the highest point of Jazmine Drive adjacent to lot 10. Provided 3. The A zone base flood elevation data prepared in accordance with currently accepted engineering practices, Provided 4. The applicant should ensure that the fill and compensatory storage requirements of ordinance 757 have been met and are detailed in the final plat application submittal. 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