Planning and Zoning Committee

PLANNING AND ZONING COMMITTEE AGENDA REGULAR MEETING TUESDAY SEPTEMBER 3, 2019 6:00P.M. BOARD MEMBERS: Lauren Nolasco Freitag-Chair Mario Valdez Joe Suarez Lydia Moss Jimmie Raines Matthew Visel Walter Tidwell Jose Saucedo-Alt. Gilberto Limones-Alt. Rosemberg Risa III-Alt. Susan Anderson-Director of Planning & Community Dev. Page 1 of 32  NOTICE OF A REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF UVALDE, TEXAS Notice is hereby given of the regular meeting of the Planning and Zoning Commission of the City of Uvalde, Texas, to be held Tuesday, September 3, 2019 at 6:00 P.M., in the City Council Chambers 2nd floor of City Hall, 101 East Main St., Uvalde, Texas for the following purpose: Page I. CALL MEETING TO ORDER II. APPROVAL OF MINUTES Approval of August 6, 2019 minutes. 4-6 planning and zoning minutes 08-06-19 III. PUBLIC HEARING IV. CASE FILE 16-19PZ Open a public hearing to consider and act on the request of Juan D. Gonzalez, applicant, to change the zone from Residential 1 to Business 2. He would like to use this lot to add extra commercial truck parking for his business. The property is located on East Fannin St, Property ID 13762, NCB 167, North Uvalde Subdivision, Block 27, Lot 3, City of Uvalde, Uvalde County Texas. a. Staff Report b. Open a Public Hearing c. Citizens Comments d. Close Public Hearing e. Reconvene meeting for discussion and decision on application. 7 - 13 Case#16-19PZ - Property ID 13762 - Juan D Gonzalez - ZONE CHANGE V. CASE FILE 17-19PZ Open a public hearing to consider and act on the request of Hedgehog Homes, LLC, Phillip Lanier, applicant, to change the zone from Residential 1 to Business 1. He would like to rent the house as a vacation rental (air B&B). The property is located at 211 Martin St, NCB 9, Martin Subdivision, Block 4, Lot 1B, 6B, 7, & 8, City of Uvalde, Uvalde County Texas. a. Staff Report b. Open a Public Hearing c. Citizens Comments d. Close Public Hearing e. Reconvene meeting for discussion and decision on application. 14 - 19 Case#17-19PZ - 211 MARTIN ST - HEDGEHOG HOMES LLC - PHILLIP LANIER - ZONE CHANGE VI. CASE FILE 18-19PZ Open a public hearing to consider and act on the request of 5GB-1, LLC (MG BUILDING MATERIALS), Alan Grothues, applicant, to subdivide 2217 East Page 2 of 32  Main St. They would like to use this property to expand the business to store lumber and building materials. The property is located at 2217 East Main St., McNeil Subdivision, Block 1, Lot 3A, City of Uvalde, Uvalde County Texas. a. Staff Report b. Open a Public Hearing c. Citizens Comments d. Close Public Hearing e. Reconvene meeting for discussion and decision on application. 20 - 25 Case#18-19PZ - 5GB-1, LLC - ALAN GROTHUES - SHORT FORM PLAT VII. CASE FILE 19-19PZ Open a public hearing to consider and act on the request of Fry Homes, Inc., Mark Fry, applicant, to develop a new subdivision located at the end of the 800 Block of East Studer Street and within the extraterritorial jurisdiction of the city and will be accepted as Residential 2 district. This subdivision will be called Esperanza Subdivision, Property Id 19198, Carlos Huizar, Survey 72, Abstract 241, Uvalde County Texas. a. Staff Report b. Open a Public Hearing c. Citizens Comments d. Close Public Hearing e. Reconvene meeting for discussion and decision on application. 26 - 32 Case# 19-19PZ - FRY HOMES, INC - MARK FRY - Subdivision VIII. ADJOURNMENT Certificate: I certify that the above and foregoing notice was posted in compliance with 551.043, Texas Government Code at 9:00 a.m., August 30, 2019. Page 3 of 32 THE STATE OF TEXAS } COUNTY OF UVALDE } CITY OF UVALDE } Members present: Members Absent Lauren Nolasco-Freitag Jimmie Raines Lydia Moss Joe Suarez Walter Tidwell Gilbert Limones-Alt. Mario Valdez Rosemberg Risa III-Alt. Matthew Visel Jose Saucedo-Alt. I. CALL MEETING TO ORDER The Planning and Zoning Commission of Uvalde, Texas, Regular meeting of August 6, 2019 was called to order by Lauren Nolasco-Freitag, Chairman at 6:00PM in City Hall, Council Chambers. II. APPROVAL OF MINUTES Consider and act on the minutes of July 2, 2019 of the Planning and Zoning Commission. Motion to approve minutes made by Commissioner Lydia Moss. Motion seconded by Commissioner Matthew Visel. Motion carried 4-0. Commissioner Mario Valdez entered the room after motion was approved. III. PUBLIC HEARING IV. Case File 13-19PZ Open a public hearing to consider and act on the request of Ricardo Perez, applicant, to change the zone from Residential 3 to Residential 4. He would like to convert the house into a duplex. The property is located at 313 S. Evans Street, NCB 119, Mendosa Subdivision, Block B, Lot 5, City of Uvalde, Uvalde County Texas. a) Staff Report b) Open a Public Hearing c) Citizens Comments d) Close Public Hearing e) Reconvene meeting for discussion and decision on application. Director of Planning and Development Susan Anderson explained to commissioners that the property is currently zoned Residential 3 which is a smaller lot. Changing it to a Residential 4 designation will convert this property into a multifamily zone and this building will become a duplex. Mrs. Anderson explained that it is her understanding that the building is already divided into a separate apartment because of the family situation. This change will make it official. Public hearing opened at 6:02PM. Property owner Ricardo Perez explained that when he purchased the property a couple of years back, he immediately rented it out to a family, a father and son. The previous property owner built it about 15-20 years ago and has had an Page 4 of 32  apartment upstairs since it was built. What Mr. Perez is trying to do now is get a separate meter for water and he is also in the process of remodeling. He is hoping to attract good tenants for the area. The property has plenty of parking space. Public hearing closed: 6:03PM Commissioner Walter Tidwell asked what the City’s position was on this case. Code Enforcement Officer Jovita Maldonado stated that 26 certified letters were mailed, of those, 20 were received. Susan received a phone call opposing this case, and 5 were not received. Commission Chair Lauren Nolasco-Freitag was concerned with parking, will there be enough parking space? Code Enforcement Officer Jovita Maldonado explained that there is parking access and it should not cause an increase or overflow. Motion to approve zone change made by Commissioner Mario Valdez. Motion seconded by Commissioner Lydia Moss. Motion carried 5-0. V. Case File 14-19PZ Open a public hearing to consider and act on the request of Jeff Hopper, applicant, to change the zone from Residential 1 to Business 1. He would like to build a storage building for the bottle water plant that he already has across the street located at 115 W. Frio Street. The property is located at 115 W. Frio Street, NCB 174, North Uvalde Subdivision, Block 34, Lots 1 &2, City of Uvalde, Uvalde County Texas. a) Staff Report b) Open a Public Hearing c) Citizens Comments d) Close Public Hearing e) Reconvene meeting for discussion and decision on application. Director of Planning and Development Susan Anderson explained to commissioners that the business has been in existence for many years. There are no homes that back up to this property. Staff does not see any issues with this case. Public hearing opened at 6:07PM. Property owner Jeff Hopper explained that what he plans to do is build a storage building on the property and improve the looks of the property. Commissioner Walter Tidwell asked if there were two alleys near the property. Mr. Hopper confirmed that there are two alleys, one on each side. One alley runs behind the lot and one runs on the side of the lot. Public hearing closed: 6:07PM Commissioner Walter Tidwell asked if Mr. Hopper was going to provide a blueprint to the City. Mr. Hopper confirmed that a copy of the blueprint will be provided to the bank. Commissioner Mario Valdez asked if this was going to clean up the property and Mr. Hopper confirmed that the storage building would improve the looks of the property. Code Enforcement Officer Jovita Maldonado stated that 12 certified letters were mailed, of those 9 were received, and 3 were not received. Mr. Hopper’s Daughter provided a letter to Code Enforcement Page 5 of 32  Officer Jovita Maldonado. The letter given to Ms. Maldonado was in favor of the zone change. Motion to approve zone change made by Commissioner Mario Valdez. Motion seconded by Commissioner Matthew Visel. Motion carried 5-0. VI. Case File 15-19PZ Open a public hearing to consider and act on the request of Uvalde County Hospital Authority, applicant, to replat the property into one lot. This property is zoned Business 2 and located at 1025 Garner Field Road, Jose Guerra, Survey 75, Abstract 216, City of Uvalde, Uvalde County Texas. a) Staff Report b) Open a Public Hearing c) Citizens Comments d) Close Public Hearing e) Reconvene meeting for discussion and decision on application. Director of Planning and Development Susan Anderson explained to commissioners that this property was put together over several years. The change they are requesting is so the financing can apply to one piece rather than several pieces. In the plat they are leaving a corner piece out of Puccini Lane, this is in efforts to reduce traffic congestion. Staff recommends approval. Public hearing opened at 6:11PM. Public hearing closed: 6:11PM Motion to approve replat made by Commissioner Mario Valdez. Motion seconded by Commissioner Walter Tidwell. Commissioner Matthew Visel abstained. Motion carried 4-0-1. VII. BOARD TRAINING Director of Planning and Development Susan Anderson did not conduct a training; however she did ask commissioners to go to the City of Uvalde webpage and take the parks survey. VIII. ADJOURNMENT A motion to adjourn was made by Commissioner Lydia Moss. Motion was seconded by Commissioner Mario Valdez. Motion carried 5-0. Meeting adjourned at 6:13 P.M _____________________________ Lauren Nolasco Freitag CHAIRMAN _____________________________ Sorayda A. Sanchez CITY SECRETARY Page 6 of 32  City of Uvalde Planning & Zoning Commission ZONING CHANGE/SUBDIVISION APPLICATION ‘ZONING CHANGE L,JSPECIAL PERMIT ZONING ORDINANCE AMENDMENT ‘SUBDIVISION Applicant’s Name’ - C Vl 1- c (If applicant is other thowner. attach written authority from owner) Address l}J(4Af’ ‘‘1’ /‘ /( Home Phone: Cell Phone: j Phone: 3(’ eç 2 I V 7 DESCRIPTION U cv Street Address NewCityBlock#(NCB): / i: *, l(9& 1’/T?t’J) j Current use of Property: (_.* Drainage plan submitted on: If property IS NOT platted, submit metes and bounds description: 1)/ 1- Proposed type of development ( i ( ) b i• ; c ZONING ONLY: Existing zoning designation is: i I. Requesting zoning change to: fr3 2 SUBDI VISION ONLY: Application must include a legible drawing showing the property boundaries and dimensions with legal description, adjacent street and/or alleys, and location of existing structures. ZONING CHANGE FEE $200.00 LJ SUBDIVISION FEE $30000 Print Name: N . Signature: - . Date: 7 7t /9 , For office use only: Custon,er Service Rep.___________________________________________________ Date Received. Addition. N Oc+4v\ LA j(iidL Biock# IT1 Lot(s): 3 Lot Size: LtO )( ( LiO Section of Zooing Ordinance that applies: 5 (€ :ri [J Approved by City council on [jDid NOT get Approved by city Council on Revised 4/2013 Page 7 of 32  CASE SUMMARY CASE FILE # 16-19PZ SITUS: Property ID #13762 – East Fannin St LEGAL DESCRIPTION: NCB 167, North Uvalde Subdivision, Block 27, Lot 3. CASE PETITION: Request of Juan D. Gonzalez, applicant, to change the zone from Residential 1 to Business 2. He would like to use this lot to add extra commercial truck parking for his business. The property is located on East Fannin St, Property ID 13762, NCB 167, North Uvalde Subdivision, Block 27, Lot 3, City of Uvalde, Uvalde County Texas. Arial View This is zone as a Residential 1. See Street view on back of paper. Page 8 of 32  Street View There were 10 certified letters mailed out (including owners). 7 green cards received signed. letters received unclaimed. 3 green cards or letters not received Page 9 of 32 Page 10 of 32 Page 11 of 32 Page 12 of 32  Propety ID 13762 - E Fannin St - Juan D Gonzalez August 15, 2019 Disclaimer: This product is for informational purposes only and has not been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of boundaries 1:2,257 Page 13 of 32 0 0.0175 0.035 0.07 mi Parcels 0 0.03 0.06 0.12 km Abstracts Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), Uvalde Central Appraisal District; BIS Consulting - www.bisconsultants.com Esri, HERE, Garmin, INCREMENT P, NGA, USGS | Esri, HERE |  . City of Uvalde Planning & Zoning Commission ZONING CHANGE/SUBDIVISION APPLICATION LZIZ0NING CHANGE ESPECIAL PERMIT E ZONING ORDINANCE AMENDMENT EiSuBDIvISI0N Apphcant’s Name: I’A,l/,p tOn 1r (If applicant is other than owner, attach written authority from owner) -,i,-- /4A ,4”.—5. Lz Address: 4z 1/y 14 T / Home Phone: 79 )43 - Cell Phone(?’2) 2 79-?Nork Phone: DESCRIPTION Street Address: - /1 Mcr •7 7 /JJ — 7’8’1 New City Block # (NOB): Current use of Property: /, 1— Drainage plan submitted on: If property IS NOT platted, submit metes and bounds description: Proposed type of development: ‘%_ V41, ,- j-t I ZONING ONLY: Existing zoning designation is: s -L Requesting zoning change to: I ..LL SUBDI VISION ONLY: Application must include a legible drawing showing the property boundaries and dimensions with legal description, adjacent street and/or alleys, and location of existing structures. LE1”ONING CHANGE FEE $200.00 D SUBDIVISION FEE $300.00 Print Name: //p t-’ ‘— Signature: Date: For office use only: customer Service Rep Date Received Addilion: Block#: Lot(s): Lot Size: Secon of Zoning Ordinance that applies: by City Council on EDid NOT get Approved by City Council on Approved Revised 4/2019 Page 14 of 32  CASE SUMMARY CASE FILE # 17-19PZ SITUS: 211 Martin St LEGAL DESCRIPTION: NCB 9, Martin Subdivision, Block 4, Lot 1B, 6B, 7 & 8. CASE PETITION: Request of Hedgehog Homes, LLC, Phillip Lanier, applicant, to change the zone from Residential 1 to Business 1. He would like to rent the house as a vacation rental (air B&B). The property is located at 211 Martin St, NCB 9, Martin Subdivision, Block 4, Lot 1B, 6B, 7, & 8, City of Uvalde, Uvalde County Texas. Arial View This is zone as a Residential 1. See Street view on back of paper. Page 15 of 32  Street View There were 26 certified letters mailed out (including owners). 19 green cards received signed. 1 letters received unclaimed. green cards or letters not received Page 16 of 32 Page 17 of 32 Page 18 of 32  211 MARTIN ST - PHILLIP LANIER August 15, 2019 Disclaimer: This product is for informational purposes only and has not been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of boundaries 1:2,257 Page 19 of 32 0 0.0175 0.035 0.07 mi Parcels 0 0.03 0.06 0.12 km Abstracts Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), Uvalde Central Appraisal District; BIS Consulting - www.bisconsultants.com Esri, HERE, Garmin, INCREMENT P, NGA, USGS | Esri, HERE |  ______________ ___________ __________.._.______., ________________ ____ ________— ________________________ ______ _______________________________ _________.—- ________----——-. ____________ _________ ________________ City of Uvalde Planning & Zoning Commission ZONING CHANGE/SUBDIVISION APPLICATION ZoNING Cl-IAN GE [ThPECIAI. PERMIT ZONING ORDINANCE AMENDMENT SUBD1VISION Applicants Name: &3-f tJJ!f41QJA5) (If applicant is other than owner, Ittach writtei+authority from owner) Address:._ Zc/ _6k&4/TA’ . Home Phone: Cell Phone: L796$f Work Phone: DESCRIPTION Street Address: _2LU E - i’A +ef New City Block II (NCB): —_____ Current use of Properly: ,‘f’fw Drainage plan submitted on: -..-..-... If properly IS NOT platted, submit metes and bounds description: Proposed type of development: AcE c Ljc AA1 8uw4’11’ATfAL.S ZONING ONLY: Existing zoning designation is: Requesting zoning change to: SUBDI VISION ONLY: Application must include a legible drawing showing the p’operty boundaries and dimensions with iegai description, adjacent street and/or alleys. and location oi existing st’uctures. NH C H A:\!C F ELF Hfl. O SUE iivFlrN 1+FE 3OO,GO Prnt Name - -__________ Signature: Date: For office use onty: Customer Service Rep.______,_._ .. Dale Received: __,_._________ Addition Biock . Lot(s): Lot Size: __, Section 01 Zoning Ordinance hat applies: _ Approved by City Council on ElDid NOT get Approved by City Coundi on - Revised 42019 Page 20 of 32  CASE SUMMARY CASE FILE # 18-19PZ SITUS: 2217 E Main St LEGAL DESCRIPTION: NCB 9, Martin Subdivision, Block 4, Lot 1B, 6B, 7 & 8. CASE PETITION: Request of 5GB-1, LLC (MG BUILDING MATERIALS), Alan Grothues, applicant, to subdivide 2217 East Main St. They would like to use this property to expand the business to store lumber and building materials. The property is located at 2217 East Main St., McNeil Subdivision, Block 1, Lot 3A, City of Uvalde, Uvalde County Texas. Arial View This is zone as a Business 2. See Street view on back of paper. Page 21 of 32  Street View No letters needed to be mailed. Page 22 of 32 Page 23 of 32 Page 24 of 32  STATE OF TEXAS Page 25 of 32 C P1.AZA STREET F1101 XIII, LLC — COUNTY OF UVALDE RE)4AIIIIKR 1.371 RCRES ,_- 2016002975 ..—‘ ThX Oubthvision opproved 2019, by the City U.C.OPR. _. Planning Conhnsion of the City of Ucaide. Uvoide County. Texas. SEWER, GAS, WATER, AND POWER UTILITIES LOCATED AT U.S. HIGHWAY — .9. 90 SOUTHERLY RIGHT OF WAY — Attewt bufithag OlfiCiwi SUCKER ROD tws,rmso 0, manning wow coning oowi’a S 660’40 * .9. 6.00’ Msyar 0,6 STATE OF TEXAS COUNTY OF UVALDE Before cc, the undersigned outhonity, personoity oppeored known to we to be the person(s) whose none subscribed to the foregoing instrunent and 5GB-i, LLC AY7’ ‘R/AZ? acknowledged to no thot they executed the sane for the purposes ond conslderotlons thereb, expressed k, the capacity therein stoted. .7 .7 CI7A’RA’.4 1 065 ACRES IN SzfI)g .588-B &sc.ibed before we kids _doy of 2919. SURYi’Y75 DOC.2019001577 o.cRz1?AcRg A4BS7WA4CY’M2 816’ U.C.O.P.R. Netory Public, County of Uvide ‘a STATE OF TEXAS 0.415 CRIJJ 4C.RA7 COUNTY OF UVALDE The owner of the lont Shoon an this pint and whose none Is oubacnibed hereto, and in the person or’ through a duly authorized ogent, acknowledges that to the best of owner’s knowledge and beilef thlo plot was prepared fran an actual survey and dedicates to the use of the public forever oil streets. ecsenents, shoon hereon for the purposes and LOT1 consideration therein eopresaed. C. ,u’’ ‘ Owner, ‘(‘0 % . ‘L & Date c0’ leO TOO 5/4’ STATE OF TEXAS SIAM. RESAR COUNTY OF UVAIDE Before Me. the undersigned authority, personally oppeared C-, known to we to be the persan<s) whose cane subscribed to the foregoing ins-trunent and acknowledged to ne that they executed the sane f or the purposes and considerations thereIn expressed In the capacity therein rIoted. S,scrlbed before we this _day of 2919. e,6 END BENT 1/2’ Notary Public, County OF Noise SIAN. REBOR MG. BUILDING MATERIALS, INC 4.1979 ACRES LDCATIDN MAP VOLUME 404, PAGE 745 U,C.O.P.R, LEGEND: • B014IDARY UF FSUJ60 MSI’R.MDAT AS 00102 Al C B//IL97 VC AW 1?724L5’ 44C25 slut ccc.,, we WM OtT 1/2. 01054. STEEI. STAKE nil RA, ti. t ,n 4 enJn, B, PI.A51)C CAP hARKED ‘tS/54T8 Being a Subdivision ofLot 1 (0.45 Grid Acre, more or less), of land lying in Iwe w TN. ,. r . E — ELEC1ThC UTTUTES sic ,..,. we Ran us HAS a L5 7W? flO. N Tf wius — — — — — PLAT UNES — X — FENcE Uvalde County, Texas, being out of and a part ofthe I I Guerra Survey ,t now 0.9 t who we 004 The. 19 ccalnie F0nJtSU IT AD.UIIND€RS 75, Abstract Number 216, and also being out ofand a part ofthat same TIC RAT U’jwwess •__ WY wiwi?L SOS 09j401hfl wnn #44.9 90 certain tract called 1.065 acres as described in conve Vance document to 601KB. 5GB-i, LLC, recorded in Document Number 2019001577 ofthe Uvalde a 5-19 v##O05 HASTUTT OT19TSO SO’TW #4ST01IHL 0 PREPARES FRE County Official Public Records, Uvalde County, Texas. D. G. Smyth & Co.. Inc. FJRVAVA9S& KU OUILOIYG 00TER1YLS C ALAN noTYLES s icm S1O SUITE 000 noTor00wcc5ww00Tw5Swew All of the properri- subdivided in the fi’egoingplaz is within the incoiporated boundaries of the Citi- of Uvalde, Texas. WTLTE, TEDAS 70511 roopaac I,- SunvEy’ p,oc e.-o,i- a005lvlaig.  ___________________________________ ___________ ___________ ___________ __ ________ ___________ ______________________ __________________________ ___________ ___________ _____ __________ _________________ __________________________ ___________ ___________ _ Co$e 4(_(qr2 City of Uvalde Planning & Zoning Commission ZONING CHANGE/SUBDIVISION APPLICATION E ZONING CHANGE ESPECIAL PERMIT E ZONING ORDINANCE AMENDMENT UBDIVISION Applicant’s Name: Y 110 p9e’ (If applicant is other than owner, att.ll1 written authority from 1owner) -) n - Address: / 01 F” F71 3 67 (‘1L/4.L I / 7ó’ Home Phone: 830 ‘?76 VU 3 Cell Phone: 8)2 S7) 1 ‘/5 Work Phone: DESCRIPTION Street Address: ‘ P/a l New City Block # (NCB): Current use of Property: /e Jc Drainage plan submitted on: — 1 /7 II property IS NOT platted, submit metes and bounds description: Proposed type of development: i?, 1tS’,1 I / ‘a ZONING ONLY: Existing zoning designation is: Requesting zoning change to: SUBDIVISION ONLY: Application must include a legible drawing showing the property boundaries and dimensions with legal description, adjacent Street and/or alleys, and location of existing structures. El ZONING CHANGE FEE $200.00 SUBDIVISION FEE $300.00 Print Name: /1g1 11’ Signature: 6)2? 1 /f Date: / /7 For office use only: Customer Service Rep.______________________________________________ Date Received: Addifion: Block #: Lot(s): Lot Size: Secon of Zoning Ordinance that applies: Approved by City Council on Dold NOT get Approved by City Council on Revised 4/2019 Page 26 of 32  CASE SUMMARY CASE FILE # 19-19PZ SITUS: Property Id 19198 LEGAL DESCRIPTION: Carlos Huizar, Survey 72, Abstract 241. CASE PETITION: Request of Fry Homes, Inc., Mark Fry, applicant, to develop a new subdivision located at the end of the 800 Block of East Studer Street and within the extraterritorial jurisdiction of the city and will be accepted as Residential 2 district. This subdivision will be called Esperanza Subdivision, Property Id 19198, Carlos Huizar, Survey 72, Abstract 241, Uvalde County, Texas. Arial View This property is located in the extraterritorial jurisdiction but will be coming in as a Residential 2. See Street view on back of paper. Page 27 of 32  Street View No letters were required to be sent out. Page 28 of 32 Page 29 of 32 Page 30 of 32 Page 31 of 32 Page 32 of 32