Loading...
05-09-16 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Mall, 7800 Golden Valley Road Council Chambers Monday, May 9, 2016 7 pm 1. Approval of Minutes April 25, 2016, Regular Planning Commission Meeting 2. Informal Public Hearing — Major PUD Amendment— North Wirth Associates, LLP — 700 Meadow Lane North — PU-33, Amendment#3 Applicant: North Wirth Associates, LLP Address: 700 Meadow Lane North Purpose: To replace the existing two-level parking structure with a four-level parking structure and to plan for a future office building. 3. Informal Public Hearing — Conditional Use Permit— 1000 Boone Avenue North — Ashley Ballet Arts Academy, LLC — CU-148 Applicant: Ashley Ballet Arts Academy, LLC Address: 1000 Boone Avenue North Purpose: To allow for a dance studio in the Industrial zoning district. 4. Informal Public Hearing —Zoning Code Text Amendment— Amending Moderate Density Residential (R-2) Zoning District—ZO00-104 Applicant: City of Golden Valley Purpose: To modify the language regarding setbacks, lot size, and lot width and adding other missing regulations to the Moderate Density Residential (R-2) Zoning District. 5. Informal Public Hearing —Zoning Code Text Amendment—Amending Temporary Uses and Events —ZO00-105 Applicant: City of Golden Valley Purpose: To consider removing redundant language in the Zoning Code regarding Temporary Events. --Short Recess-- 6. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 7. Other Business • Council Liaison Report • Election of Officers 8. Adjournment This document is available in alternate formats upoi3 a 72-hour request. Please cal! 7�3-593-800b(TTY: 763-593-�968}to make a request. �x�mples of alternate f�rmats n�ay inciude large print,electronic, Braille,�udiocassette,etc. Regular Meeting of the Golden Valley Planning Commission April 25, 2016 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, April 25, 2016. Chair Segelbaum called the meeting to order at 7 pm. Those present were Planning Commissioners Baker, Blum, Johnson, �luchka, ._ , ,, Segelbaum, and Waldhauser. Also present was Associate Planner/Gra�1t Wnter �mily Goellner, and Administrative Assistant Lisa Wittman. Commissioner Cera':�ras ak��i�nt. 1. Approval of Minutes April 11, 2016, Regular Planning Commission 11�l,�eting � ; �:� MOVED by Waldhauser, seconded by Blum and motion carried �r�animously to approve the April 11, 2016, minutes as submitted. ,�,..:: 2. Informal Public Hearing — Condit�onal-Use°Perm[t— 6100 Olson Memorial Highway —Verizon Wireless —�U-147 Applicant: Rob Viera, �uell Cansult��g c/o Verizon Wireless ;, , ��,.��. Address: 6100 Ql�art Me�vrial Highway � Purpose: To al�o�r fo�:�n 80' rnonopole with an equipment platform in the Industrial�oning District. ��,,. Goellner referr�d to a''I�acafion map and explained the applicant's request to build an 80' tall monopole and �ssociated electrical equipment in an Industrial Zoning District at 6100 Olson Mernor��l Hig�tway t�ecause the other co-location options in the area would not provide the I�vei ����i�e they need. She stated that the monopole would be placed in the rear yard of'the property near transmission lines, other industrial buildings, and railroads. She noted that there will also be fencing and additional landscaping installed. Goellner discussed the applicant's demonstrated need for the proposed tower and stated that the praposed new monopole will help offload communication traffic from other nearby Verizon towers, and will provide space for two additional carriers. She added that the applicant will also be going before the Board of Zoning Appeals to request variances from the setback requirements. Baker asked who would own the monopole. Goellner said she didn't know and suggested he ask the applicant. Baker questioned if Verizon would be required to rent space on the monopole to their competitors. Goellner said the Zoning Code requires co-location on telecommunication towers. Minutes of the Golden Valley Planning Commission April 25, 2016 Page 2 Blum said he noticed there are some other poles located on this site and questioned what they are used for. Goellner said she doesn't recall there being any other towers located on this site and discussed some of the other towers located nearby. Blum asked how this proposed tower compares to the one located on the Room and Board property. Goellner said they are very similar. Blum asked if there are any requirements regarding masking of the towers. Goellner said there aren't specific requirements regarding masking but there are requirements regarding the color of towers, the design of ground structures, lighting, and signage. Waldhauser asked if there is any revenue to the City with these types vf monopoles. Goellner said the only revenue she is aware of is from the Conditit�nal Use Permit application fee and the Building Permit fee. �;, Johnson questioned if the City has any standards regarding the eleckrom��netic spectrum �� or if the City asks for certification or analysis on alternatives. Goellner���c1 the City would look to the federal regulations for that information. Kluchka asked if the Barlow research tower located to the east of this site is still active. Goellner said yes. :� �✓ �.:,. Segelbaum asked about the Code requirements regarding fencing and screening. Goellner explained that the Code sta#es that all telecommunications towers and related building facilities shall be landscaped a'nd screed with natural vegetation to lessen the visual impact. She added that the applicant wilf also be installing an 8-foot tall fence to help with screening and securrty;;,. �;; ,,; Baker asked if the Crown T;t�we�'�1�cated nearby is required to provide additional capacity. Goellner said yes, however t��f``tower doesn't provide the service that Verizon is requiring. Rob Viera, Buell �c�nsulting, representing Verizon Wireless, stated that engineers give him maps`�f� limite�-search area in which to locate a tower. He said they always look to co-locat� on'�n`exis�tii�� tower first, but they were unable to do so in this case. Segelbaum questi�ned why this area was recommended. Viera stated that the towers in this area are aver capacity now so they are trying to put some of the traffic from those towers onto this'proposed new tower. He said they are also trying to improve coverage in this area. ' - Kluchka asked if more towers like the one being proposed will be proposed in the future. Viera said no, and explained that in the future they will have smaller antennas on light poles, etc. and not new towers. Minutes of the Golden Valley Planning Commission April 25, 2016 Page 3 Baker asked Viera who would own the tower. Viera said Verizon will own it. Baker asked if Verizon is obligated to share the tower with other providers. Viera said telecommunication companies share towers all the time. Waldhauser referred to the coverage maps and asked how various areas are served. Viera said all the areas shown on the maps have service, it is just not as good and there are more dropped calls and slower download speeds. Goellner asked Viera if all carriers measure their level of service the sarne way. Viera said he's sure they are all quite similar. Segelbaum opened the public hearing. Seeing and hearing no Q�� wishing to comment, Segelbaum closed the public hearing. �: Waldhauser said the location seems reasonable, the tower will benefiit Ioc�I businesses, it won't be detrimental to residential properties and the applicant is meetirig all the requirements. Segelbaum and Kluchka agreed. Blum �Jso agreed and said he is surprised that the fees are so smalL Goellner sai� the building`permit fee is based on the value of the construction. MOVED by Waldhauser, seconded by Johnson and motiQrt carried unanimously to recommend approval of Conditional Use Permit#147 to aflow for a cell tower at 6100 Olson Memorial Highway subject to the following �indings and conditions: ..:.-- Findinqs: 1. Demonstrated Need #vr the Rt��posed Use: The applicant has demonstrated that �:���, the options to co-loc�te this telecammunications tower with existing towers will not adequately serve the area of concern. 2. Consistency with the Comprehensive Plan: The location of this proposed telecommunicatiQris tQwer is consistent with the Industrial designation of this property on the Gen��ai �and Use Plan Map. The proposal is also consistent with Section 11.71 of C�ty"Code, which requires that a tower be placed in a visually unobtrusive locatiorr and that the proposal include landscaping and screening. 3. Effect on Property Values: Staff does not anticipate that the proposed telecvmmunications tower would have a positive or negative impact on the surrountiing property values. 4. '' Effect on Traffic: The number of trips generated by the proposed telecommunications tower will not have a negative impact on traffic in the area. 5. Effect°'of Increases in Population and Density: The proposed telecommunications tower will not have a negative effect on population or building density. 6. Increase in Noise Levels: The proposed use is not anticipated to cause an increase in noise levels. 7. Impact of Dust, Odor, or Vibration: The proposed telecommunications tower is not anticipated to cause an increase in dust, odor, or vibrations. Minutes of the Golden Valley Planning Commission April 25, 2016 Page 4 8. Impact of Pests: The proposed telecommunications tower is not anticipated to attract pests. 9. Visual Impact: The proposed telecommunications tower will be located in the rear yard of a property used for Industrial purposes. It is a visually unobtrusive location near transmission lines, railroads, and industrial buildings. It is located as far from residential properties and prominent roads as possible. The applicant must abide by all regulations regarding fencing, screening, outdoor lighting, outdoor storage, and all other telecommunication tower regulations as stated in the Golden Valley City Code. 10.Other Impacts to the City and Residents: Staff does not anticipate any other negative effects from the proposed telecommunications tower_ Conditions: 1. The plans by submitted by Verizon Wireless on March 2�4, 2016, shall become a part of this approval. 2. The height of the telecommunications tower shall rt�a�exce�d 80 feet. �;.:: 3. The Board of Zoning Appeals shall approve any necessary �etback variances before a building permit is issued. If the setback variances ar� not granted, the applicant shall locate the monopole in a sirnilar locatian to the location in the site plans submitted (in the rear yard of the prop�rty), it must meet minimum setback requirements, and an updated site p[an s1�ll be submifted to the City. 4. If additional cell carriers utilize this rnono�t�l�., the operator and/or owner shall r,y. inform City Staff. The authorized repr'�sentati��fc�r any additional cell carrier shall agree in writing to meet reasonable terrrt� and conditions for shared use and sign the Conditional Use Permit agreeing to re���airements set therein. 5. If the monopole is abanc�t��ted ar unused, it, along with any associated facilities, ;;.. shall be removed w�t�iin 12 rraonths of the cessation of operations at the site unless a time extension is approv��l by City Council. 6. All regulations,fc�,und in Section 11.71 of City Code: Telecommunications Towers and Antennas shall be met �rior to the issuance of a building permit and maintaine�! at all"'times for the duration of the Conditional Use Permit. 7. This approv�l is subject to all other state, federal, and local ordinances, regulatic�n�, or"l�ws with authority over this development. 8. Failt�re t�a corn��y u�tith one or more of the above conditions shall be grounds for revocatiori'�f the Conditional Use Permit. , '% --Short Recess-- F. t�. �,�, 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Baker gave an update on the March 22, 2016, Board of Zoning Appeals meeting. Goellner stated that the applicant for the variance request at 221 Sunnyridge Lane has withdrawn her application. Minutes of the Golden Valley Planning Commission April 25, 2016 Page 5 Baker gave an update on the last light rail meeting he attended. Goellner noted that the preferred intersection design at the Golden Valley Road Station is a signalized intersection rather than a roundabout. Segelbaum asked if there is going to be additional Comprehensive Plan Update training. Goellner stated that there will be a kick-off meeting in September. 4. Other Business • Council Liaison Report No report was given. 5. Adjournment � '` ?:� sr t,.. ' The meeting was adjourned at 7:47 pm. �� ' John Kluchka, Secretary Lisa Wittman, Administrative Assistant , : ���, �� % � h � �S;y �ij. �e �� e� �.:': °.� ..,�. Ct�� 0� ��` C��+�� A � . �G�, �,,'� Physical Development Department 753-593-8095/763-593-8109(fax) Date: May 9, 2016 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing—North Wirth Parkway PUD No. 33, Amendment#3—700 Meadow Lane North—North Wirth Associates, LLP, Applicant Summary North Wirth Associates, LLP, is seeking approval of an amendment to its existing Planned Unit Development (PUD) in order to reconstruct and expand a parking ramp and prepare for the addition of a new office building on its campus. Under this proposal,the current parking ramp would be demolished and a taller ramp would be constructed in almost precisely the same footprint. One access point along the west side of the property would be removed. The footprint of a future, fourth, office building is shown in the northeast corner of the campus, connected a ground level to the existing building immediately to the south. Construction of the parking ramp is estimated for late 2016 and early 2017. Construction of the new building is estimated for late 2017 through 2018. A parking plan indicates temporary off-site parking would be provided for employees during construction of the proposed ramp. Buses would shuttle employees to and from the campus daily. Background and Existing Conditions PUD No. 33 was created in 1982 and amended in 2008 and 2010. It currently allows for three office buildings of a total of 286,360 square feet and one parking ramp of up to three levels accommodating 730 cars. The nine acre site is surrounded by Theodore Wirth Park to the east, Highway 55 and a multi-family residential building to the south, Meadow Lane and Wirth Corporate Center to the west, and Meadow Lane and the Animal Humane Society to the north. A regional stormwater pond, Dahlberg Pond, also lies to the north. 1 Two of the three existing buildings are occupied by M. A. Mortenson Co. and are connected at ground level via an enclosed walkway. The existing PUD allows for a two floor expansion to the largest building, bringing it from six stories to eight stories. Currently the site can be accessed via five driveways: a frontage road entrance to the west close to Highway 55, a parking lot entrance just north of that, ramp entrances to the west and north, and a second parking lot entrance at the north end of the campus. The underlying zoning designation for the entire site is Business and Professional Offices. � i •... , � �� �rv � .r_ �: � ' ,,.- , �� ,� a. ; .� _. � ,�� �� .�., . � > �. ` ` ,$ �,� . . :-� `� � � ° �. :,� �t'_ a►� `� �` `�' ��,� �� �� �� � �� e fe �* �.� , � � � � _. ,,.,..� �" _ � . . _. � . � �� � ". 7Q0 � �`o .°������ �= Meadow � � � ��-�a��s �� �, �� �:• � � �R �, > � ��a � , - a� .� r _ w _ a ,� , .. �`�.� �. �• � �.,�.«��n .; � �-e�f� s. � " ' ; �„ � .; . � - (❑ � a�� v; '� 4150_. � r�. 4050 , � � �° �° - 731 >� �..��. _ �"� . .�.,, - _ _ C�►��on NiemorialrHwy :� .b:r �� w:� ��� A� � � �. � � „ �� � �. .._ . .�.�.� ..��.�;.: ���°�=�t��� ' . " ,�#�. , ,� & .*. � , PUD 33 - Site Map Proposal The proposed PUD amendment would allow for the demolition and reconstruction of the existing parking ramp in advance of the future construction of a fourth office building on the site in the northeast corner of the property. Although the footprint and general massing of the proposed building is included in the current proposal, a future amendment that includes additional details regarding landscaping, grading and drainage, utilities, building materials, and replatting would be required prior to its construction, as has been done with other recent projects. 2 The current parking ramp has spaces for 494 vehicles in two levels but prior PUD approvals grant the property owner the right to expand the ramp by one additional level to provide for 730 vehicles. Rather than using the existing layout, the applicant proposes to raze the structure and build a four story ramp that has the capacity for 1,096 vehicles. The new ramp would occupy essentially the same footprint as the existing ramp but would extend to the east by a few additional feet. The main street entrance to the new ramp would be located centrally along its north face, in the same location as it is today with modifications to the curb cut. An existing street entrance to the west, off of Meadow lane, would be removed.Two internal access points to the ramp would be built to allow for circulation through the surface parking areas on site. Three walls of the new ramp—the east, south, and west walls—would utilize living green walls of vines which would grow up from shelf boxes at the base of the second level. The walls of the first level would remain open to enhance visibility. The north wall of the ramp, which by the nature of the site's topography would have the tallest elevation, would be screened by a series of coniferous and deciduous trees. Along the west side of the ramp, native grasses would be planted in the buffer between the sidewalk and the structure. These same native grasses would also be planted at the base of the living green walls on the south and east faces of the ramp. A landscaped plaza located centrally on the site would be disturbed during construction but would be restored at the conclusion of the project with the same palate of plant materials that exist today. Four electric car charging stations are proposed for the first level of the parking ramp. As part of the ramp's construction, including the need for the installation of an underground stormwater system, two surface parking lots would be disrupted. At the conclusion of the project these lots would be restored and enhanced with additional islands and landscaping as required under the Zoning Code. land Use and Zoning Considerations As a PUD, the City can offer flexibility from the regular zoning requirements in order to achieve a better development. The following table summarizes how closely the requirements of the Business and Professional Offices Zoning District are met under the current proposal (areas that depart from the typical requirements are highlighted in yellow): Business & Professional North Wirth Parkway PUD 33 Offices —Amendment#3 Use Office and parking ramp Offices and parking ramp Dimensional Standards Minimum lot area 1 acre 9.08 acres Minimum lot width 100' Over 100' Structure coverage— 40% 12.9% (existing); buildings 17.2% (proposed) 3 Structure coverage—parking 20% 22.7% (proposed) Front setback—south 35' plus 5' for each story over 37' 6" (existing) three stories or each 10' over thirty feet Front setback—west 35' plus 5' for each story over 34' (proposed) three stories or each 10' over thirty feet Front setback—north 35' plus 5' for each story over 46' 6" (proposed) three stories or each 10' over thirty feet Side/rear setback—east 30' with 15' landscaped 30' (proposed) Building height Three stories or by CUP Six stories (up to eight allowed) Vehicle parking— 1 space per 250 sq. ft.gross floor area Parking spaces for 285,050 1,140 826 (1,059 approved) sq. ft. Parking spaces for 285,050 1,140 1,420 (1,096 ramp spaces; sq. ft. (interim period) 272 surfaces spaces; 8 loading dock spaces; 44 underground spaces) Parking spaces for 383,050 1,532 1,350 (1,096 ramp spaces; sq. ft. 202 surfaces spaces; 8 loading dock spaces; 44 underground spaces) Parking stall dimensions 9' x 18' 6" 9' x 18' (ramp - proposedj Bicycle parking—5% of parking required for vehicles Bicycle parking for 285,050 57 28 sq. ft. Bicycle parking for 383,050 77 60 sq. ft. Parking Current plans, including recent amendments to the PUD, allow for a total of 1,059 parking spaces on-site: Ramp 730 (only 494 constructed) Surface 280 Loading dock 8 Basements (Glasrud and South buildings) 44 This translates to an approved parking ratio of 3.7 spaces/1,000 sq. ft. and an existing parking ratio of 2.9 spaces/1,000 sq. ft. 4 The interim conditions—after the construction of the new ramp but prior to the construction of the fourth building—would create 1,420 parking spaces on-site: Ramp 1,096 Surface 272 Loading dock 8 Basements (Glasrud and South buildings) 44 Upon completion of the fourth building,this number would drop to 1,350 parking spaces: Ramp 1,096 Surface 202 Loading dock 8 Basements (Glasrud and South buildings) 44 This translates to a parking ratio of 3.4 spaces/1,000 sq. ft. In the interim,the number of parking spaces would exceed what would be required through the underlying Business and Professional Office zoning. However,the increase in square footage and the removal of 70 surface spaces as part of the construction of the fourth building would ultimately result in a shortfall of 182 required parking spaces. Given the fact that existing parking demand has not necessitated the construction of the third (approved) level of the parking ramp, staff is comfortable moving forward with the proposed plan that—although remaining short of what is typically required by code—would result in a greater parking ratio that what is currently being utilized. In an attempt to keep the new ramp roughly within the footprint of the existing ramp,the length of those parking stalls is proposed to be reduced from the required 18' 6"to 18'. Per the Zoning Code, bicycle racks or a similar facility must be available to employees and to the public at a rate of 5%of the required vehicle parking. Based on the 1,532 vehicle spaces required under the full build out scenario, 77 public bicycle spaces would be required. 28 bicycle spaces current exist; 60 bicycle spaces are proposed by the applicant but are not included on the site plan. As highlighted in the memorandum from the Engineering Division, dedicated pedestrian connections from the southwest and northeast stair towers across the surface parking lots to the office buildings are lacking and these facilities are recommended for addition to the site plan. Engineering and Fire Safety Considerations As is standard practice for development proposals, plans for this proposal were reviewed by the City's Engineering Division to ensure the site can be adequately served by public utilities. A memorandum from the Engineering Division that addresses access and circulation, pedestrian facilities, sanitary sewer and water services, inflow and infiltration, stormwater management, and tree preservation is attached. 5 The Fire Department reviewed this proposal to ensure that adequate emergency access is achieved on the site. A memorandum from the Fire Department that addresses building design,water supply, and hydrant location is attached. Anticipated Development Timeline Based on a timeline submitted by the applicant, demolition of the existing parking ramp would begin in late summer of 2016 and would be completed by mid-summer of 2017. Construction of the new building would be expected to immediately follow and would be anticipated to be complete by early 2019. During the demolition of the existing ramp and the construction of the new ramp, a large number of parking spaces would be unavailable. The applicant has put forward a preliminary Temporary Parking Plan which would provide parking at an off-site location and use bus transportation to move employees to and from the site in the morning and afternoon. A final plan will be required as a condition of approval. While the footprint and preliminary concepts of the proposed fourth building are included in this PUD amendment application,final approval of the new building must be granted through a future amendment once detailed plans related to landscaping, grading and drainage, utilities, building materials, and replatting are submitted, as has been done with other recent projects. Findings for Approval In order approve an amendment to a PUD,the City must be able to make the following findings: 1. Quality Site Planning. The PUD amendment is tailored to the specific characteristics of the site in that the new ramp would be built in the footprint of the existing ramp and new landscaping would be used to "green" three of its faces. The proposed fourth office building would take the place of a surface parking lot, limiting its impact on the site. 2. Preservation. The PUD amendment would not impact any desirable portions of the site's characteristics, open space, and sensitive environmental features. 3. Efficient—Effective. The proposed amendment would utilize land efficiently by concentrating new construction on an already developed site and building"up" rather than "out" with both the rebuilt ramp and the new office building. 4. Compatibility.The uses being proposed are consistent with the current uses on the site and have shown over the past 30 years to be compatible with the surrounding properties. There is consistency with the City's Comprehensive Plan. 5. General Health.The PUD amendment is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. Meets Requirements.The flexibility provided by the PUD allows for a better site layout and coordination between the buildings on the site and meets the Intent and Purpose provision of the City Code. 6 Recommendation Staff recommends approval of Amendment#3 to North Wirth Parkway PUD No. 33, subject to the following conditions: 1. The plans prepared by RSP Architects, submitted March 11, 2016, shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from the Fire Department, dated May 2, 2016, shall become a part of this approval. 3. The recommendations and requirements outlined in the memo from the Engineering Division, dated May 5, 2016, shall become a part of this approval. 4. Public bicycle racks or similar facilities for the parking/storage of a minimum of 60 bicycles shall be provided with proof of parking for an additional 17 bicycles, based on a calculation of 5%of the 1,350 parking spaces required for the site. The applicant shall work with staff to appropriately locate the bicycle facilities. 5. A finalized Temporary Parking Plan shall be submitted to and approved by staff prior to the issuance of a demolition permit for the parking ramp. 6. A snow storage/removal plan shall be submitted to and approved by staff. 7. An additional PUD amendment shall be submitted to and approved by the City prior to the construction of the fourth office building. 8. All signage must meet the requirements of the City's Sign Code (Section 4.20). 9. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Narrative (2 pages) Temporary Parking Plan (1 page) Memo from the Fire Department dated May 2, 2016 (2 pages) Memo from the Engineering Division dated May 5, 2016 (22 pages) Plans from RSP Architects submitted March 11, 2016 (24 pages) 7 _... t 1.c . __.i. _. .-. . .a. :-,__ - - --- _. __ _. _..____-__ ___ _ _ . ......1 .,i.;" vt� :��: vi - .�i - :...�to �'- y � .. �� - �,� �k,,� -. . .._ �.:1„� - - . �I - . . , vl� : ;F:�. �-,•`''ai',�� . s.:;.. ._.. • .._ _ �?_J'w.� __...:: ...... ... .. '-, _� ..��.'.�,::..._. � _ � $-05 � � ,. '1 : r` �� - � -. . _ .. . ,. _ :. . - � i ' �200 ; . i,-' Subject Properties � ' ,>, _..- ..,, ',�: .:.,�;, � . _-- . :��,,�=. � , � c�a�„t„�``}" -- � Theoda.e'4Nt�dh c ionai P . 4232 '�° _ ,.b<� �{Y,. /UU �4$ 4310 42684266'� � � �, 4280 4294 � 700 427_ Oy,8264,�a�,�a42'� 650 4272�� 4282-�-¢42I86�� Z � ::� ���. i_ - '��� 650 y3� - 61 5 100120300300 �� 400514 � ' 100'•S� 'S�il 110 200 �.�.� _— -.--- 4150 1E02E024544` 600 �1 �' • ,'auau .�._ _ ____�.._._._,_..,_.._._..._„�.....,,,. � St:�lr t ,,,f ..�,,. 5�•__.._._....................... . .__�.,e,......-. . . � .. ..._-......._..,._ ____.-............._. ......._......�•....,_Sta�F HWy h. �,.,- . ... . ... . . .. . . 529 � , ,._ � ..�<<. �� : [1•r.•,� i :-„iC�<i�-kt+ 520 535 42394237 4205 _l 532 541537 z �1 52A 529 528 � 500 521 520 ' S24 : �� St9�` c �5 ,^ •_,:. 501 421 � 516 52�525 51620 521517 ^- � '1, 1 '' '� '.�6 � 1 Q2 420 505 - 512 51 gQy 512 513 � 101���2' �,415 9 . . .� SOf> . ) 301 J3�408 ',:,,.. . , ,, 500 4200 �8� v._. �-� 401 �� �=.� 816 . ._....�. .._� �`� �x� �'' �500 501 438 .:�:....�4317 �..( � � �s� �'1: �2421i��'42 05 413 5 47 2 411 3 449 ' 425 �8 425 '� r �► \ r 11 March 2016 Mr.Jason Zimmerman Planning Manager City of Goiden Valley 7800 Golden Valley Road Golden Valley,MN 55427 ; g RE: Mortenson—Ciry Submittal for P.U.D. Revision PUD Submittal Narrative 700 Meadow Lane North Goltlen Valley,MN 55422 RSP Project No.:9508.001.17 ; Dear Mr.Zimmerman: Care has been taken to establish a holistic approach to the site planning, landscaping and materiality in this submission. It is the intent to provitle an efficient and high quality solution sensitive to environmental features and all code standards. ; The requested amendment is based on the demolition of the existing parking ramp and two new structures r being added to the campus,an office building and a parking structure.The construction of these two structures will likely be separated into two phases: j Phase I will include the proposed new parking structure and utilize essentially the same building footprint and orientation as the existing ramp. It will be a total of four levels,one below the grade at the entry and three decks above.The envelope will be a hybrid of glass, precast and metal and will feature a living wall , component as a vertical landscape feature. • The ramp will accommodate approximately 1,100 vehicles,with total site parking at 1,300 vehicles ; parked at a factor of 3/1000sf. ' • The parking factor has been increased from the existing factor of 2.6,allowing for additional i parking and includes the future parking required for the proposed new north builtling.While this is a departure from the Golden Valley requirement, it takes into account the available and increasing I trend towartl alternative transportation(buses,bikes,etc.►,aliowing the tlesign to reflect a more ' relevant and efficient ramp capacity. i • The typical parking plan includes a twenty-four foot wide drive lane with eighteen foot deep j parking stalls.While these widths depart slightly from the Golden Valley requirements,they are � typical of parking ramps constructed today and allow us to create a green buffer between the existing parking lot and proposetl new ramp. d � i RSP Architects,Ltd. i 1220 Marshall Street NE � Minneapolis,MN 55413 612.677.7100 main � 612.677.7499 fax ; rsparch.com I i �� � • The proposed new ramp also includes a storm water retention system instailed immediately south of the ramp under the parking lot. Phase II(to be constructed in the future)includes the proposed addition of a new 98,OOOsf,six story building attached at grade only to the existing north building.The overall building height will not exceed the eight story requirement previously approved for the PUD dated 4/ZO/82,amended 8/6/08 and 8/4/10. While the number of fioors will be a maximum of six,the exact height is not yet known. It wiil be sited within the current setback guidelines and will be of an architectural nature designed to complement the existing vernacular of precast,corten steel and glass as well as respond to the design language of the new ramp. • The proposed new office building has been conceptually designed to accommodate future growth and maximize the available site. • The new office building will site in the existing north parking lot. � Surrounding parking and landscape will be revised at a later date to reflect a design that compliments the new building and overall campus. In addition,there is a potential future Phase III which includes the two story addition on the south building that would cap the south building at eight stories. This addition was part of and approved in the original PUD dated 4/20/82,amended 8/6/08 and 8/4/10. We feel that the planning antl design that is reflected in this submittal falls well within the intent of the Golden Valley P.U.D. requirements and will benefit both the City and Mortenson by allowing Mortenson to continue to expand and remain a long term resident in the City of Golden Valley. ! Mr.Zimmerman Mortenson—City Submittal for P.U.D.Revision 11 March 2016 Page 2 of 2 Mortenson� construction M.A.Mortenson Company 700 Meadow Lane North Minneapolis,MN 55422 Main 763.522.2100 Fax 763.287.5457 www.mortenson.com March 11, 2016 Mortenson Campus Temporarv Parkina Plan North Wirth Associates has developed the following temporary parking plan during the construction of the proposed parking ramp on the current property at 700 Meadow Lane North, Golden Valley, MN 55422. Temporary location: There will be limited parking available to team members on the current surface lots at 700 Meadow Lane North during construction. Negotiations are under way to procure additional temporary parking spots offsite at Shingle Creek Crossing (the former Kohl's located at Hwy 100 and Bass Lake Road in Brooklyn Center, MN) as highlighted below. Final agreements are expected to be executed in the coming weeks. I _ �- � � : - „ �� , . . �, .� .�, �� a ��_ � .� �_ ��_. � , r 4 � �,���;; �." � � , � �,."'�'�` _���; � � ��.; , � � ,..-. � � ��� ' �����y���- - _ � _ �a.,r u � �"s � � � 'Mk ..'� *d!�� :+w € � � "...aa�� �� � � C .e . ' °�°,m�°'�,�^'� "���� ' � ¢� � ,ff�' n I . d 'k ,�`wi =,�, ,,,,�,�";, ,� ,.�,,,,� �'`i�r� '� u "�`�u��'o � tr�ka �y x uu"' . y �� �". �1+�, 4� i i t��. ' � ���� r=�r�'"�'� !, " "._,, �� ���� � �_;,� *� � s� � � . � �' _� "' ; � ,�&; x�.,� �' . ^"$k#��;, #�<,. +� � 3 p ��, �;�w.'�.�� ,v�,. .... �-'s"''�'�wy�'- .�erz.r �.mu�'�.''._����. ' �wt,.�.�.. �V�� � F� � � �� � � �. 9�, M��y,f�* .;�C„�".°; `:+,�rr"�`�'"°a'�"'"�° ;r �!`t.�•,M�,�-�`� .�' �; d�-�"�'"� ' � �`. i:�k��°-� . ,td dt A '�� '_ a � "-"t^r~ `� . '�*,�'�'�""r' °"e�Y`s '*�'�i "§` � . R -»er� ,y, x '�'• �' ..,,� �.��ti "��. � �� ��C s - .r"" � r..a5� `at , b. -�6", �' �_ , ,x .� � a � � `.�.. ,�,_.,-.,. '�. � � � „,., .�,. �i. . :..:+�` . � � �, . y .r �r•,;>,' � #�' .,a asa�- ,�,�, `"�` ``��,.� k '�r' ` ��... � ,v`�'�, �_ .e.. - �s a+f,"dID ;., fd �. �i �r 4 ,+�✓"" '*.,,�.v, �- -'�'� � j+,.a '�.1i ,� �'. f � + #. r ��'pfy��. '�r, '�',.. �� ._ ',r d ,� �i�. 5s�— � � � v� -��w .m a�a...'`^.�...da , t-�-� ;i;5%K�"M�� : ,�, m"'1 � k4 #+�`�`"�+�w_. , ' , ��,��f � .y„ �, gr,�y ✓�`�. `�,. � „% / s ..„„wz _ �� � . "�` :�,'b�u'�-Lj�X ;M,N�s�k✓� �"�"+•,,,�� 9;e�'`��`` .>, ., � �aae:�,�" .'v,��...a�r � �_ .:� ��"'�`�"•'""�'�-�....r�°-`' '�,C,o: �� ��`� _. ,�, „��. . , � � � w �- a - ,�a,- �,,. ,� , -� � �� .w. - __,__ .., _1 = _ ; _ „,�, � pri,��' _ ' +� � u.,. � �� : ���,., .�. ""s....�`--�;-.�--�-,o. ..�� _ . . _ Temqorarv Transqortation: The preliminary plan is to provide private bus transportation for team members between the hours � of 6:OOam—9:OOam &3:OOpm—6:OOpm to and from the former Kohl's parking lot in Brooklyn Center. There is a preliminary agreement in place with First Student Shuttle Service. ��� ° ��� ����r �. ��;,; �� �. � `� a . �� �� , F'll+� ����lr�il'l�il� °�s�-ss�-����1°���-s��-s��� ����} Date: May 2, 2016 To: Jason Zimmerman, Pianning Manager Emily Goellner, Associate Planner From: John Crelly, Fire Chief Subject: Major PUD Amendment—Mortenson — PUD#33, Amendment#3 The Golden Valley Fire Department has reviewed the information provided for the Major PUD Amendment for Mortenson, PUD#33 Amendment#3. This PUD amendment proposes the replacement of the existing two level parking structure with a four level parking structure. The plans also shows a future office building immediately north of the present North Building (concept only, future) Based on early concept discussions, this ramp is being designed to meet the code requirements of an open parking garage as detailed in Minnesota State Building Code sections 406.5 and 202. In reviewing the plan we have concerns of how the living wall screen impacts the code requirements of an open parking garage. It appears that the lower level, 15L floor and 3rd floor are compliant. However, 2"d floor appears to only be open on one (1) side which does not meet the opening requirements of MSBC section 406.5.2. This is a code issue that need to be worked out prior to construction. The proposed four level parking structure will need to be equipped with a standpipe system that meets the requirements of MSBC section 905 Standpipe Systems. Based on preliminary discussions there will need to be a minimum of four hose connections per level. Currently there are stairways located southwest, southeast and northeast corners of the ramp. The piping system most likely will need to be a manual dry pipe system due to unheated portions of the parking structure. There will need to be additional design discussions on the proposed layout for the standpipe system. With this proposal there will be a new underground water main installed along the east and south sides of the new parking structure. Currently there are no fire hydrants shown on the plan and two of the existing fire hydrant will be impacted by the future building. There will need to be additional design discussions on where and how many fire hydrant need to be installed along the new underground water main. Page 1 of 2 � SUMMARY AND RECOMMENDATIONS Based on all of the information provided and discussions at two preliminary meetings Staff recommends approval of PUD#33 amendment#3. The items detailed above are code requirements that will need to be reviewed by the project design team and will need to address prior to construction. If you have any questions, please contact me at 763-593-8065, or e-mail jcrelly@�oldenval levmn.�ov Page 2 of 2 ���y pf �xa.t �� e� ��. � P�ysical Develo�ment Departm�ent � 763-593-8430/7fi3-593-3988(faxj Date: May 4, 2016 To: Jason Zimmerman, Planning Manager From: Jeff Oliver, PE, City Engineer Eric Eckman, Public Works Specialist Subject: 700 Meadow Lane North - Mortenson PUD 33 Amendment#3 Preliminary PUD Review Engineering staff has reviewed the plans for the proposed PUD amendment submitted by RSP Architects on behalf of M.A. Mortenson Company(Mortenson). This memorandum discusses the issues identified during the Engineering review that must be addressed prior to final plan and permit application submittal. The comments contained in this review are based on plans submitted to the City on March 11, 2016 titled, "Mortenson Headquarters," and revised stormwater plans submitted for Bassett Creek Watershed review dated April 28, 2016. Construction Phasin� The plans submitted by Mortenson show a phased approach to construction that when completed will achieve full build out of its campus. While the plans submitted show significant detail about the Phase 1 construction,the Phase 2 building and utility locations are conceptual, but important to understanding the overall impacts of development. This plan review is based upon completion of all phases and assumes the locations of planned buildings are final locations, but the main focus is on Phase 1. The construction phases generally consist of the following: Phase 1 Demolition of the existing parking ramp and construction of a new ramp in approximately the same footprint, and associated site and utility work. Phase 2 Construction of a 98,000 square feet, six-story office building in the existing north parking lot (with an at-grade link to the existing north building), and associated site and utility work. Phase 3 Potential 45,000 square feet,two-story addition atop the existing south building. G:\Developments-Private\Mortenson PUD 33\Mortenson PUD 33 Amend#3\Memos\Plan_Review 050216.docx Site Plan and Access The demolition and site plans submitted show the removal and replacement of the existing parking ramp with a new four level ramp (one level below grade and three levels above grade). In conjunction with this work will be the permanent removal of the west parking ramp entrance on Meadow Lane and a full replacement of the north ramp entrance on Meadow Lane.This will reduce the number of access points to the site from four to three. Staff supports the removal of the west parking ramp entrance due to its proximity to both the existing southwest entrance to the site and the frontage road/loading dock access which borders the south boundary of the PUD. The southwest entrance to the site is discussed further in the traffic review section of this memorandum. All driveway entrances impacted by construction must be designed to meet City standards for commercial driveway aprons. A City Right-of-Way Management permit is required for driveway work and all excavations and obstructions within public streets and rights-of-way. This includes the replacement of public sidewalks, curb, and pavements. Sidewalks must meet City standards and Americans with Disabilities Act (ADA) accessibility standards. ADA pedestrian ramps must be installed at all driveway entrances impacted by construction. The site plan shows a pedestrian connection from the parking ramp's southeast stair to the buildings, but does not show connections from the southwest stair and northeast stair to the buildings. Staff recommends that pedestrian facilities are installed in these areas to facilitate more defined and safe movements. Mortenson or its contractor must obtain the appropriate City permits for demolition of the existing building, utilities, pavements and other related improvements. The site plan, grading plan, and landscape plan submitted do not show much detail in the vicinity of the proposed north building. The applicant must submit a full civil plan set for this area when it applies for a PUD amendment in the future. Future Re-plat The PUD currently consists of four parcels.The northeast parcel (Parcel A on the Existing Conditions plan sheet) is the location of the north surface parking lot. If the proposed north building is constructed in Phase 2, it will span across Parcel A and Parcel D. Therefore, the property owner must re-plat a portion of the property within the PUD. It is assumed that the re- platting of the property will coincide with a future PUD amendment for construction of Phase 2 improvements. There are existing platted easements within this PUD, including a utility easement containing a City-owned watermain located across Parcel A.The City watermain will need to be relocated before the north building in Phase 2 is constructed. The City and the property owner will need to discuss the relocation of this watermain and the details of the future public improvement project. The property owner will be required to fund the cost of the public improvement including construction observation. The details of the watermain relocation project, including costs and G:\Oevelopments-Private\Mortenson PUD 33\Mortenson PUD 33 Amend►!3\Memos\Plan_Review_050216.docx timing of the project, will need to be discussed and further outlined in a PUD Development Agreement for this PUD amendment or a future PUD amendment coinciding with the construction of the north building. In addition,the existing public easements located in the vicinity of the proposed north building will need to be vacated at the time of re-platting and relocation of the watermain.The City will initiate the vacation process, and the Owner must provide the City with legal descriptions and exhibits. New easements must be dedicated that align with the planned locations of the watermain.The final plat for Phase 2 construction must include easements along public streets, property lines, and plat boundaries consistent with the City's Subdivision Ordinance. There is an existing frontage road (Olson Memorial Highway North Frontage Road) located north of Highway 55 and east of Meadow Lane along the south boundary of the PUD. The frontage road is not a through street and serves only the loading dock delivery functions for the south and west buildings within the PUD. The parcels containing the south and west buildings are currently under separate ownership. Since the frontage road serves only this PUD, staff recommends that this frontage road be vacated in the future as part of the re-platting effort, as a condition of approval of a future PUD Amendment, or at such time when one owner controls both parcels adjacent to the frontage road. Easements would be retained for the public sidewalk and any public utilities in the area, but all maintenance responsibilities for the roadway would be turned over to the adjacent owner. Traffic Review Due to the proposed increase in the number of employees at this site at full build out,the City conducted a traffic study to assess the safety and operations of nearby streets and intersections. The report from the City's Traffic Engineer is attached, and the conclusions of the study are summarized below. At full build,the southbound queue at Meadow Lane and Highway 55 would block the southwest entrance to the site on a continuous basis and create long delay times for vehicles exiting the Mortenson site. In addition,field observations show that drivers currently turn right out of the entrance (northbound on Meadow) and then make a U-turn in the street to go southbound on Meadow to join the end of the queue. Because of these situations, it is recommended that the southwest entrance to the site be modified to create a right turn enter only and that the site circulation be modified to encourage vehicles to exit at the north entrances. The full build scenario with the restricted access at the southwest entrance discussed above will result in minimal changes in driver delay or level of service and therefore the public street intersections will operate acceptably. The traffic engineer also evaluated the frontage road/loading dock access along the south side of the PUD. For reasons of traffic safety due to the proximity to Highway 55, the recommendation is that the property owner work with the City to explore removing this access from Meadow Lane and routing it through the PUD now or at some time in the future. Additional discussion with the G:\Developments-Private\Mortenson PUD 33\Mortenson PUD 33 Amend#3\Memos\Plan_Review_050216.docx owner and City staff such as the Fire Chief would need to occur before making a final determination. Utilitv Plan (Water and Sanitarv Sewer) The utility plan submitted shows the extension of new water mains into the site to serve the new parking ramp and future north building.The plan also shows the extension of a new sewer main to serve the parking ramp. The plans do not indicate how the proposed north building will be served by sanitary sewer. This should be considered and added to the plans before City Council review. Water The owner has proposed the construction of an 8-inch watermain to loop through the site and connect to the City's 6-inch cast iron main within Meadow Lane on the west and north sides of the PUD, respectively. Staff generally supports the construction of loop systems to serve large buildings with water and fire flows. However, because the proposed 8-inch main ties into two 6- inch cast iron mains from the early 1960s, staff authorized its consultant to perform a watermain model analysis to ensure the flows would be adequate and that there would be no negative impacts to the surrounding water system. The analysis determined that the proposed 8-inch loop through the development would adequately serve the PUD and provide mutually beneficial flow and redundancy to the immediate area. The model analysis and a review of the City's watermain break history supports the upgrade and replacement of the City's existing 6-inch cast iron mains in this area with 8-inch ductile iron pipe or other approved material. Therefore, as part of this PUD amendment the City is requiring that the north loop connection to the City's main be reconfigured and that the new 8-inch ductile iron pipe be extended west within the Meadow Lane cul-de-sac a short distance to connect to the City's existing 8-inch main on the west side of the cul-de-sac. The owner should also consider replacing the main to the north and east at this time to begin to position the main for the future watermain relocation project discussed earlier in this memorandum. The replacement of the City's main within Meadow Lane is a public improvement that will require the posting of a financial security by the owner and the execution of an agreement between the City and the owner. An escrow for construction observation will also be required to fund the City's inspection costs. The City and owner should meet again before finalizing plans to discuss the details of the watermain construction. Mortenson will own and maintain all watermains, hydrants and valves within its site from the buildings to the service valves located in public right-of-way. In addition to the mains within its own right-of-way,the City will own and maintain and the portion of the m.ains from the City's watermain within Meadow Lane to the service valves, including the service valves. Before the issuance of building permits, the City will draft a maintenance agreement for the owner's signature further outlining ownership and maintenance responsibility for the water system. G:\Developments-Private\Mortenson PUD 33\Mortenson PUD 33 Amend q3\Memos\Plan_Review_050216.docx Sanitary Sewer In order to understand whether the City's sanitary sewer system has adequate capacity to accommodate flows from the proposed north building, the owner will need to show how the future building will be served by sanitary sewer (from the west or south). The City will continue to work with the owner regarding sanitary sewer service to ensure that the future building is adequately served. Any public improvements required as part of this work will be discussed with the owner and made part of this or a future PUD Development Agreement. Regarding all new private sewer mains constructed within the PUD,the Mortenson will own and maintain the sanitary sewer system within its property and the portions extending into public rights-of-way, including the connections to the City's system. Before the issuance of building permits,the City will draft a maintenance agreement for the owner's signature further outlining ownership and maintenance responsibility for the sewer system. In order to help reduce the amount of inflow and infiltration of clear water into the sanitary sewer system, the City has an Inflow and Infiltration (I/I) Ordinance. All buifdings within the scope of this PUD amendment must comply with the City's I/I Ordinance. City records show that the existing buildings on parcels 650 and 700 Meadow lane do not have I/I Certificates of Compliance. However, inspections have been scheduled. Depending on the results of the inspections and the timing of any proposed repairs, an I/I deposit agreement may need to be executed between the City and owner. Any unused or abandoned sanitary sewer mains or services within or adjacent to the work areas must be removed all the way to the main. Upon completion of sewer work, all new and/or rehabilitated sewer mains and services must be inspected and found to be compliant with the I/I ordinance as outlined in the deposit agreement. In order to construct the utilities described above,the owner will need to excavate portions of Meadow Lane which was overlaid in 2013. A City Right-of-Way Management Permit is required for all excavations and obstructions within public right-of-way and easements. All pavements and subgrades must be restored according to City standards. Because the pavement is less than 5 years old, an increased level of restoration is required. The pavement restoration method and extents will be discussed and determined at the time of Right-of-Way permitting. Stormwater Mana�ement This PUD is within the Wirth lake subwatershed of the Bassett Creek watershed. The site generally drains to the south and flows into City and MnDOT storm sewers which flow south and east to Wirth Lake. The PUD Amendment for Phase 1 construction of the parking ramp proposes to disturb approximately 4 acres. As such,the PUD is subject to the review and comments of the Bassett Creek Watershed Management Commission (BCWMC). Revised stormwater plans have been reviewed by staff and forwarded to the BCWMC for review. According to the plans submitted,the Phase 1 project includes the construction of an underground sand filtration system under the surface parking lot to collect and treat stormwater runoff. Peak runoff rates, and phosphorus and sediment loads are being reduced as a result of the filtration system construction. The owner has acknowledged that the filtration system is appropriately sized for the future north building construction and associated site improvements. G:\Developments-Private\Mortenson PUO 33\Mortenson PUD 33 Amend q3\Memos\Plan_Review_050216.docx Infiltration and other volume reduction practices have not been included in the stormwater management plan for this site due to the soil types present; however,the owner is encouraged � to continue to explore ways to retain stormwater volume on site, consistent with the Minnesota Pollution Control Agency (MPCA) Construction Permit and the City's stormwater ordinance. The owner has acknowledged it will look into the possibility of diverting stormwater into vegetated areas on site including the vine boxes on the parking ramp. In order to construct the new parking ramp, a portion of the City's storm sewer located in the northwest corner of the site will need to be relocated to provide adequate separation from the parking ramp. Mortenson will be required to relocate the storm sewer at its own expense as part of the project and will need to post a financial security and enter into an agreement with the City for this public improvement project. An escrow for construction observation will also be required to fund the City's inspection costs. All storm sewer facilities and stormwater quality treatment facilities in this PUD will be owned and maintained by the property owner. A maintenance agreement outlining these responsibilities will be drafted by the City and must be signed by the owner prior to the issuance of permits. Mortenson or its contractor must obtain a City Stormwater Management Permit before construction. A permit fee,financial security, and stormwater management plan (erosion and sediment control plan) meeting the standards of the City of Golden Valley must be included with the permit application. Plan review and approval by the BCWMC must also be completed before a City Stormwater Management Permit can be issued. This PUD is also subject to the requirements of the MPCA Construction Stormwater Permit. A copy of this permit and the corresponding Storm Water Pollution Prevention Plan must be submitted to the City before work can begin. Tree and Landscape Plan The PUD amendment is subject to the City's Tree and Landscape Ordinance. A Tree Removal Plan and Site Landscape Plan have been submitted for Phase 1 construction of the parking ramp. Due to the nature of the work proposed and the significant tree removals, a tree and landscape permit is required for this project. Future construction phases will also be subject to the Tree and Landscape ordinance and permit requirements and therefore detailed plans will need to be submitted to the City before construction of future phases. Engineering and Forestry staffs reviewed the plans and have the following initial comments: • A tree and landscape permit is required for this project and must be obtained before demolition or construction can begin. A financial security is required as part of this permit. • A tree mitigation form must be completed, including the total number of significant and legacy trees located on the parking ramp parcel. A landscape requirements form must be completed. {These forms have been sent to the applicant.) G:\Developments-Private\Mortenson PUD 33\Mortenson PUD 33 Amend t13\Memos\Plan_Review_050216.docx • A large massing of native plantings is proposed along the west side of the PUD as well as a smaller massing along the south side, and vine shelf boxes on the parking ramp wall (living wall concept). As allowed in the tree and landscape ordinance, these plantings may be factored into the overall ca�culations for the required number of trees, shrubs, and perennials for this site. • Make sure there are no trees and shrubs planted within corner visibility zones at driveways or that would otherwise impact sightlines in any way. The City Forester will review the plans in more detail at the time of permitting. Summarv and Recommendations Engineering staff recommends approval of the Mortenson PUD Amendment subject to the comments contained in this review, which are summarized as follows: 1. Pedestrian connections within the site should be improved as discussed in this review. 2. All driveway entrances impacted by construction must be designed to meet City standards for commercial driveway aprons. 3. Sidewalks must meet City standards and Americans with Disabilities Act (ADA) accessibility standards. ADA pedestrian ramps must be installed at all driveway entrances impacted by construction. 4. The owner must re-plat the property as part of a future PUD amendment in order to construct the north building in the Phase 2 improvements. 5. An existing City watermain will need to be relocated and the public easement vacated before the north building in Phase 2 is constructed. The City and the owner will need to discuss the relocation of this watermain and the details of a future public improvement project, as discussed in this memorandum. 6. Staff recommends the frontage road/loading dock access be vacated in the future as part of the re-platting effort, as a condition of approval of a future PUD Amendment, or at such time when one owner controls both parcels adjacent to the frontage road, as discussed in this review. 7. The property owner should work with the City to explore removing the frontage road/loading dock access from Meadow Lane and routing it through the PUD now or at some time in the future. 8. The southwest entrance to the site must be modified to create a right turn enter only and the site circulation must be modified to encourage vehicles to exit at the north entrances. 9. The proposed watermain loop through the PUD should be modified as discussed in this review. 10. The owner will need to show how the future building will be served by sanitary sewer (from the west or south). 11. All new, rehabilitated, and removed sewer mains and services must be inspected and found to be compliant with the City's I/I ordinance. 12. The pavement on Meadow Lane is less than 5 years old and an increased level of restoration is required according to City standards. The restoration method and extents will be discussed and determined at the time of Right-of-Way permitting. G:\Developments-Private\Mortenson PUD 33\Mortenson PUD 33 Amend p3\Memos\Plan_Review_050216.docx 13. Stormwater comments contained in this review and comments from the BCWMC must be addressed before site permits are issued. 14. Comments regarding the tree and landscape plan must be addressed before site permits are issued. 15. Agreements between the City and property owner will need to be drafted and executed for certain public improvements, maintenance of private utilities and stormwater facilities, the I/I deposit, and other items as discussed in this review. Approval is also subject to the comments of the City Attorney, other City staff, and other governmental entities. Please feel free to call me or Eric Eckman if you have any questions regarding this review. C: Tim Cruikshank, City Manager Marc Nevinski, Physical Development Director Emily Goellner, Associate Planner John Crelly, Fire Chief Jerry Frevel, Building Official Bert Tracy, Public Works Maintenance Manager AI Lundstrom, Park Maintenance Supervisor and City Forester Tim Kieffer, Street Maintenance Supervisor 1oe Hansen, Utilities Supervisor RJ Kakach, Engineer Tom Hoffman, Water Resources Technician G:\Developments-Private\Mortenson PUD 33\Mortenson PUD 33 Amend#3\Memos\Plan_Review_050216.docx � � SEH 8uilding a Better NVorld MEMORANDUM far All of Us� TO: Jeff Oliver, PE FROM: Mike Kotila, PE Graham Johnson, PE DATE: May 4,2016 RE: Mortenson Headquarters Traffic Impact Study SEH No. 136729 This technical memorandum provides findings related to a traffic impact analysis performed to evaluate the proposed o�ce development at the Mortenson Construction Headquarters site in the area located northeast of the intersection of TH 55 and Meadow Lane in the City of Golden Valley. Figure 1 represents the immediate project area and highlights the Mortenson site as well as the study intersections. The findings of this analysis will be useful to understand the developments initial impact at the following intersections and parking lot access locations: Public Street Intersections • TH 55 & Meadow Lane • TH 55& Dahlberg Drive (3/4 unsignalized) • Meadow Lane & Dahlberg Drive Site Access Points • Meadow Lane at Mortenson Delivery Access • Meadow Lane at Mortenson South Lot Access • Meadow Lane at Mortenson Westside Underground Parking Garage � Meadow Lane at Mortenson Northside Underground Parking Garage � Meadow Lane at Mortenson North Lot Access Engineers � Architects � Planners � Scientists Short Elliott Hendrickson Inc.,10901 Red Circle Drive,Suite 300,Minnetonka,MN 55343-9302 SEH is 100%employee-owned � sehinc.com � 952.912.2600 � 800.734.6757 � 888.908.8166 fax Mortenson Headquarters Traffic Impact Study May 4, 2016 Page 2 �igefre 1 Praj��t L�catior� ; , � �`, � Y �,� � ��'���t � ��"cgr �� ;� � 1 �` � d :� .�k- �`� , � � � - �� l�.wrt ,�d z'i ` ^ � r..�� � _ y '. � t� w � ,�a�� s.���� y_ ��. .:.,� � k p�h, �� ��s �a n',� Y�y-u�'.a�N %.���� -�.- y 7�;�i���$;��k '� �.�' �«R"`"� � �.'b.�.... �I � . . .. . . _ . . ... . .. : , �' � ?.,:. f Z J � �.�> • �, r � «� . � � • � f..l►A�/►�ri.i��.i/ 'if �,,, � � 4� �i � s � �'`' � � _ � ; c �� ��'�� ��` � � � � � � �� �; � „��,. ����� pat►Iberg Dr � �� �,, ���� � �A b � ��' � k �a;.. �;. x�? ,,� �F� � � �, . �stwkWJ NWa r�r� .,,'� , � . .. �� `"= � v 't �y.��w.; �,S»' S.' � . . .. . � � i� Y`� �c�'�' � ��'t��. �.� E,''• . ,.. . . � } ..d� ?.`4 �� a � � 9'�� � C' ' ` �;n � � . O '� '�- •;� � v� '` �. �., � ?4 �, �p�, � yr ' �t��-e � �°� ��:`��;'-":�� ��� 't4 � ��v'Rrr�:tt t¢, M � tr .� �,� Z � . � s ��a ��-i �. a�: . �wE ¢2 9�e � 4�a � � , � ' ;�a s�': 3.� � � - ." „ . �, 3 _ � ��` �,��° � � � • , ,�'�;�` ��� 5F �"` : 's�. . �� _. , ° t *„ � uY . � '''As..°`�,,,�'�':�.-.. ��r.,.. - .c: ,� .�-.-:.. N Frontage Rd � a � ��.w� 5 Frontage Rd ��' ` ; a 4 Z a Z r � Q ; � r a ° a 3 3 E � � �° a P � � mo 3 a � Full Intersection Count OSite Access Count Mortenson Headquarters Traffic Impact Study May 4, 2016 Page 3 EXISTING CONDITIONS Existing turning movement counts at the three public street intersections and four parking access locations were conducted in April 2016. The attached Figure 2 shows the tra�c analysis network with existing AM and PM peak hour volumes. Of the three study intersections, only the TH 55 and Meadow Lane intersection is signalized under current conditions. The signal at TH 55 and Meadow Lane is operated by MnDOT and within a coordinated system along TH 55 that has a long cycle length for better progression along the TH 55 corridor. TH 55 is a 4-lane divided expressway with a speed limit of 50 mph in the project area. At Meadow Lane, westbound TH 55 has both left and right turn lanes, eastbound TH 55 has dual left turn lanes, northbound Meadow Lane has a shared left-through lane and a separate right turn lane, and southbound Meadow Lane has a left, shared left-through, and separate right turn lanes; northbound and southbound approaches operate under split phasing. The intersection of TH 55 and Dahlberg Drive is a three-quarter access intersection; Dahlberg Drive is only allowed to make a southbound right turn onto westbound TH 55,while TH 55 can access Dahlberg from the eastbound left turn lane or westbound right turn lane. The vast majority of eastbound TH 55 traffic destined to both Dahlberg Drive and Meadow Lane prefer to enter the area via the left turn lane at Dahlberg Drive that is not under signal control; in the AM peak hour 300 vehicles make a left at Dahlberg and only 20 vehicles use the signalized left turn lanes at Meadow Lane. The intersection of Meadow Lane and Dahlberg Drive is a minor street stop control with Meadow Lane uncontrolled. All access points from the Mortenson site to the public streets are controlled by stop signs. The existing site access on the west side of the parking garage is gated and apparently not in use. The proposed site plan does not include this access so it has not been studied further. The most southerly access to Meadow Lane serves as a delivery driveway. Traffic counts on the driveway indicated minimal use. It is located very closely to the TH 55/Meadow Lane intersection, a condition that typically creates operational and safety issues. No operational problems were witnessed and no crashes have been reported at this location. Existing Traffic Operations Synchro/SimTraffic(Version 9)was used in the analysis to understand the existing operations and the impact that the increase in traffic volume will have on the study intersections. MnDOT timing plans for TH 55 were utilized for the analysis to ensure an accurate representation of the current conditions. Due to the long coordinated cycle lengths on TH 55, it is not uncommon for the side street approaches to TH 55 and the protected TH 55 left turn demands to experience longer than normal delay times. The AM and PM peak hours operate well considering the long coordinated cycle length along TH 55, currently a 210 second cycle in both peak periods. All left turning vehicles at the TH 55 and Meadow Lane intersection currently experience delays that result in a LOS F in both peaks; however it should be noted that all traffic is able to be served in one-cycle. In the AM peak, the eastbound left turn demands to the site are occur at both Dahlberg Drive and at Meadow Lane. The left turn movement at Dahlberg Drive operates at a LOS D,while the left turn at the signalized intersection of Meadow Lane operates at a LOS F with upwards of 3-minutes of delay due to the long cycle length. In the PM peak hour, the southbound and northbound approaches of Meadow Lane to TH 55 operate at a LOS E,with the left and through movements at a LOS F. This is mainly due to the long cycle length as Mortenson Headquarters Traffic Impact Study May 4, 2016 Page 4 tra�c is served within one cycle. The southbound queue along Meadow Lane at TH 55 does spill back and block the south lot access at the Mortenson site; this results in additional delays and queues for the departing vehicles from the south lot access. The maximum queue for this approach is approximately 240 feet back from TH 55. It should be noted in field observations some vehicles did make a right turn maneuver to head north,which was quickly followed by a U-turn movement to head back southbound to TH 55. Table 1 shows the results of the existing operations analysis; more detailed results are shown in attached Table A1. �ab�e 1 6 ��ist�ng Condi�ians AM Peak Hour PM Peak Hour Approach Intersection Approach Intersection Intersection: Approach (Delay/LOS) (Delay/LOS) (Delay/LOS) (Delay/LOS) EB 14.6/B 6.8/A TH55@ WB 1.4/A 1.9/A Dahlberg Drive NB 0/A 11.1 /B 0�A 5/A SB 3.3/A 25.2/D TH55@ EB 9.2/A 8.6/A Meadow Lane WB 9'6�A 11.1 /B 10.3/B 15/B (signal control) NB �9•2�E 55.8/E SB 41.7/D 61.8/E Meadow Lane @ NB 0.4/A 0.6/A South Lot Access SB 1.4/A 0.8/A 1.7/A 4.2/A WB 4.6/A 10.3/B Meadow Lane @ NB 0.5/A 0.6/A Dahlberg Drive SB 0.1 /A 3.3/A 0.4/A 1.1 /A EB 5.7/A 3.7/A Crash History Crash history at the study intersections was analyzed from June 1 S', 2010 to June 1 S', 2015; crash data was obtained from the MnDOT Crash Mapping Analysis Tool. A total of 13 crashes occurred within the study area during the 5 year time frame. All of the crashes occurred at the two TH 55 intersections as there were no crashes reported along Dahlberg Drive or Meadow Lane. At TH 55 and Dahlberg Drive there were two crashes during the 5-year study period. Both crashes involved southbound vehicles making a right turn onto westbound TH 55; each vehicle was rear-ended by another vehicle making the same maneuver. There were no crashes involving vehicles along TH 55 at this intersection. There were a total of 11 crashes at the TH 55 and Meadow Lane intersection during the 5-year study period. The collision types are split up with 5 rear-end, 3 right angle, 1 left turn, 1 side-swipe, and 1 ran- off-road collision. The majority of the crashes, 8 of 11, involved eastbound through traffic that either disregarded traffic control,was distracted, or caused by weather. No crashes were reported along Meadow Lane at the site access driveways. Mortenson Headquarters Traffic Impact Study May 4,2016 Page 5 PROPOSED DEVELOPMENT•TRIP GENERATION&DISTRIBUTION The Mortenson Construction Company is currently proposing to expand their existing office space and parking at their current location highlighted in Figure 1. The expansion includes an additional office building, adding floors to one existing building, and reconstructing the existing parking garage for more capacity. The following list represents both the current building square footage as well as the proposed phased development plan. EXlST1NG DEVELOPMENT • West Building (Existing) 66,375 square feet • South Building (Existing) 146,250 square feet • North Building (Existing)61,425 square feet PROPOSED DEVELOPMENT • Phase I - 1100 stall parking garage; total of 1300 parking stalls • Phase II - New North Building 98,000 square feet • Phase III -South Building expansion of an additional 45,000 square feet(191,250 total) While the development is may occur phased over a several years, the intent of this traffic impact study is to determine the impact of the development in its fully built condition. Trip generation estimates were prepared using the Institute of Transportation Engineer's Trip Generation Manual, 9t''Edition. Table 2 summarizes the trip generation estimates for daily, AM peak hour and PM peak hour demands. It should be noted that while ITE code 710 for General Office was utilized for this analysis, code 714 for Corporate Headquarters Office was reviewed. The Corporate Headquarters trip generation rate is lower for the daily trip estimation, however the peak hour generations are within 5%of the General Office rates and therefore the slightly more conservative numbers were utilized. �'able 2 - Development Trip Generation ITE Code Development Dail AM Peak PM Peak T pe Units Total Enter Exit Total Enter Exit Total 710 General Office New 98,000 1,081 135 18 153 25 121 146 New North Buildin 710 General Office New 45,000 496 62 8 70 11 56 67 South Buildin Expansion Totals 1,577 196 27 223 36 177 213 The existing trip generation was also reviewed for the current 274,050 square foot office. Based on the single day counted,the peak AM hour included 269 total trips and the peak PM hour included 287 total trips. Based upon these values, the existing AM and PM peak hour generation rates are approximately 0.98 and 1.05 per thousand square feet respectively. These values are lower than the ITE trip rates for General Office which are 1.55 and 1.49 respectively. The higher ITE values were have been used in the analysis to be conservative and to define trip generation for the office space should it ever house a different tenant. Trips were distributed based on the existing traffic patterns in the area. Approximately 60%of the traffic is from the west along TH 55, approximately 37% of the traffic is from the east along TH 55, and approximately 3%of the traffic is from the south along Meadow Lane. Mortenson Headquarters Traffic Impact Study May 4, 2016 Page 6 All traffic departing the site destined to the south or east must use the signalized intersection at Meadow Lane. However, traffic destined to the west can make a right turn maneuver at either Meadow Lane or Dahlberg Drive; this movement was split between the two intersections evenly at 50%for each as traffic can balance itself out in real-time. BUILD CONDITIONS SimTraffic/SimTraffic was used in the analysis to understand the impact of the increase in traffic volumes and shifting of traffic volumes at the study intersections. The overall change in traffic demands to and from the proposed development area is approximately 223 trips in the AM peak hour and 213 trips in the PM peak hour. Inbound trips from the west have two options to enter the study area, either at Dahlberg Drive or Meadow Lane. Due to the long signal cycle length,the majority(93%)of existing left turning tra�c chooses to make the movement at Dahlberg Drive. Anticipating increased demand to the site and that the left turn lane at Dahlberg Drive will operate with a longer left turn queue it is assumed that new trips would split 85%to Dahlberg Drive and 15%to Meadow Lane. Inbound traffic from the east or south would only access the site from Meadow Lane. Outbound trips destined to the west have two options to exit the area, either at Dahlberg Drive or Meadow Lane. Tra�c approaching the Meadow Lane and Dahlberg Drive intersection can access the southbound right turn queue at the signalized intersection and make a decision to continue along Meadow Lane or route along Dahlberg Drive to TH 55. For this reason the traffic was evenly split between the two options. Outbound traffic destined to the south or east would only depart the site from Meadow Lane. Due to operational delays witnessed at the south lot access and queues on southbound Meadow Lane, two scenarios were analyzed in the build analysis. Build Scenario 1 —Full site development with no access changes Build Scenario 2 - Full site development with restricted access Scenario 1 The first scenario evaluated included the existing access condition with the existing and proposed traffic demands, no changes were made to the TH 55 signal. The increased traffic in the project area has minimal impacts to the existing traffic operations. In the AM peak hour,the northbound approach of Meadow Lane to TH 55 does reach a LOS F, however this is only a few second increase and only a minor increase of 5 vehicles per hour in northbound through traffic was added. The additional traffic making the eastbound left turn movement at Dahlberg did extend the maximum queue by 75 feet, but it is still within the existing turn lane storage. The increased demand added 7 seconds of average delay to the movement. In the PM peak hour, increased demand on the southbound approach of Meadow Lane to TH 55 results in approximately 10 seconds of additional delay. Left and through movements continue to operate at a LOS F,while the overall southbound approach is at a LOS E. The southbound queue would now extend to approximately 320 feet and more frequently block the south parking access to the Mortenson site. With the additional queue blocking,the westbound approach from the south site access will see significant delays and queues of up to 400 feet; this queue would be on site and cause the parking lot to end up in gridlock if existing patterns are not changed. Table 3 below summarizes the results from the SimTraffic analysis; more detailed results are shown in attached Table A2. Mortenson Headquarters Traffic Impact Study May 4, 2016 Page 7 �a�afe 3 �.e,�;f��ric, �; ��istir�c� �J��u� �e�velc���ri�e��t -- F���I �,cces� AM Peak Hour PM Peak Hour Approach Intersection Approach Intersection Intersection: Approach (Delay/LOS) (Dela /LOS) (Delay/LOS) (Delay/LOS) EB 17.8/C 8/A TH55@ WB 1.6/A 13.5/B 2'1 �A 6.8/A Dahlberg Drive NB 0/A 0/A SB 2.6/A 43.6/E TH55@ EB . 11.2/B 10.6/B MeadowLane WB 10.3/ B 132�6 1p.7/g 189�g (signal control) NB 82.4/F 63/E SB 39.5/D 72.1 /E Meadow Lane @ NB 0.5/A 0.5/A South Lot Access SB 1.2/A 0.8/A 7.9/A 24.1 /C WB 5.4/A 66.1 /F Meadow Lane @ NB 0.5/A 0.7/A Dahlberg Drive SB 0.1 /A 4.1 /A 0.9/A 1.5/A EB 7.3/A 5/A Scenario 2 The second scenario evaluated modification to the existing access condition. At the south parking lot access into the Mortenson site, the access was modified to a northbound right turn entrance only, all outbound trips were rerouted to the northern access point along Meadow Lane. No changes were made to the TH 55 signal. All other site access points were not changed. This scenario results in no operational change from Scenario 1 in the AM peak hour based on the modeled intersection movements. In the PM peak hour, the southbound maximum approach queue to TH 55 on Meadow Lane is increased to approximately 375 feet. All traffic able to enter their desired southbound lane. The queue blocks all Mortenson site access points and the existing parking lot access on the west side on Meadow Lane. Table 4 below summarizes the results from the SimTraffic analysis; more detailed results are shown in attached Table A3. T�ble � - Sc�na�rio �, Ex��t�ing ptus Devefaprr�ent- Restrictec� access AM Peak Hour PM Peak Hour Approach Intersection Approach Intersection Intersection: Approach (Delay/LOS) (Delay/LOS) (Delay/LOS) (Delay/LOS) EB 18.7/C 8.1 /A TH55@ WB 1.6/A 142�B 2�1 �A 6.8/A Dahlberg Drive NB 0/A 0/A SB 1.9/A 41.9lE TH55@ EB 10.9/B 9.8/A Meadow Lane WB �0'5�B 13.0/B 10.6/B �$2�B (signal control) NB 76.1 /E 63.4/E SB 42.9/D 69.3/E Meadow Lane @ NB 0.5/A 0.6/A South Lot Access SB 0.1 /A 0.4/A 8/A 7.1 /A WB 0/A 0/A Meadow Lane @ NB 0.5/A 0.3/A Dahlberg Drive SB 0.1 !A 4.2/A 1.2/A 1.7/A EB 8/A 7/A Mortenson Headquarters Traffic Impact Study May 4, 2016 Page 8 Conclusions The signalized intersection of TH 55 and Meadow Lane will operate with minimal change to driver delay or LOS when comparing the existing conditions and to the development and access scenarios evaluated. The TH 55 and Dahlberg Drive intersection will also operate acceptably and the additional traffic at the eastbound left turn does not create significant delays that cause any problems. In the AM peak hour, the existing intersections can easily handle the increase in traffic demands entering the development site. In the PM peak hour, there will be additional delay and longer queues on the southbound approach of Meadow Lane to TH 55. However all waiting vehicles can be processed through the intersection in one traffic signal cycle. The southbound queue however would block the south lot parking access on a continuous basis and create long delay times for vehicles exiting the Mortenson site. Vehicles leaving the site at the south driveway that desire to travel eastbound on TH 55 or southbound on Meadow Lane will not be able to enter the queue.As was witnessed in the existing condition, some of these drivers will turn right onto northbound Meadow Lane and make an immediate u-turn to join the end of the southbound queue. For safety reasons, this behavior should be impeded. A center median on Meadow Lane could be considered, however the street width is not adequate to construct this within the existing street section. The median would restrict left turns—but would not be effective to impede the u-turn behavior. It is recommended to convert the existing south lot access to a northbound right turn"enter"only and not allow traffic to depart there. Internal site circulation should encourage vehicles to exit on the north side of the property and use Meadow Lane to enter the southbound queue of vehicles. Vehicles leaving the site from the north end can choose to join the queue on southbound Meadow Lane or use Dahlberg Drive to access westbound TH 55. It is desirable for traffic safety to eliminate the intersection of Meadow Lane and the southerly delivery driveway. Opportunities to re-route the delivery driveway through the site should be explored with planned site improvements either now, or in the future. Attachments: Tables A1 through A3 Figure 2—2016 Traffic Demands Figure 3—Trip Generation Demands Figure 4—Build Traffic Demands p:\fj\g\goltiv\136729\8-planning\goldv 136729 mortenson memo 050416.docx � � � � � � � �_. ���` � .�' ;�- � _ - e . ,,.�"' . . ��,p - �..-��� � - ..c, �., ��_ �,s- m �?�-`�' �.F ' .�>�;,.,.:. � �..� : o (°n ,Y � ' q=� �;'.. v � � E , �f0 '� .. g � OD �l ', �; ' ♦ 31/(133) �� ,� _ ♦ 81(38) � �c.� 0/ 0 � � Driveway z �.<'s� iv Meadow � ( � - ;.MeadowLane R r �Dahberg Drive ` � .� .� r Lane � � � � 3�/(6) "'� 1 �� ��, 157/(25) � �`�� ,�,� �{ 19/(18) .� � E 140 I(10) .� � � , 48/(16) .y � � � � �'� ��� 107!�2) � � ���s C —� � � o � �,� �,r. '� � � � 41/(41) � � '� �' � � , „ . � c�'" �n � � €�� �,, � ''`�,. ,,� .. m s �,. , ,,. 3 °,�,*'r.n,_.�.��-�� '� . .� �,.�-.. � *�� �. � �� � � � � � ,' '`''a.-.� ��. .��".�� '�'`°, � ��" � � � ;�n �;' � � ���'� � � � � �� �� `� ; � � . � ��``��� : • � �3. �'�; ' .. .�--�--������ . . . � ��� � . �� . .. �.'��.�.:� '�� % , i'� � .r,, - . `z � ry� e� - - . . . � . . . �:; � �� .:���. .. � � � ��e � � � � � . � �� ��� �������. � vv � ' ,�,",; ':. � �'•: . `� a �t � `` �5,, _ , . �., �� �:., �2��5� r .- �{�; M M �. . . :. n ,4.' _` ��~ X, . � . r . .. r '�r�.� �� � �J � � � 8� �23 �;� s,. � � � � �Matemson �- . . , ; �.4 ,�� � y. � SuAace Lot � . . � �� .� °::ds � ��w: .� ". �`�r n � . . . 4 � �w. 44 K k '�*." ,r# � . � �. w � . . . $#,4 �'� s. � � � M � �� � $' � �. S,� � �V� ��r�"� � � � i� '`, � -� � � �x r' .�� � ' 3 � f � i:.. t �a..,��:..� � � t �:� Y;��`,�'.. �� 'S � ' _ � . . . €•� w , `� r C. ''��" a '� �'�` , , y� r m .' .� -, � �` � . : � ' ,s� :. . � a s�l a`-0�n €_ ° �nz t � � a�` .,� � � �`-�`- � � !�. � � � � .�� � - � � �� y� �«� i � .�� � " V � s p�y§�� 's. � e ��a...666 r ��A4� . �� - d'�'A � � : �;F�� � 534 F� . �e�3��,. kSE�';`• �49, . f'� T� : '���'.. � " � a°� � � . f x� . S . �.� . � h. ,� `�1 '. .a u ��..d � H���e S S . ��, �` `�'p�}� . ' .,; . �'l �,g j��' �+,�k ,�..� , .� ��` . , . . �>�.'=W '� ��'" s��r*�,�a s ��� ,�=,.`� �, h- _ *t.`.�� �r ,`� b�i � .. ;�u-§��� a,,: . � r�d m :�� ° .. '. �:�u., ,�" . ^� �� ��t p::�. _ , ,. . ��.� * ; ' , .._ � . " ,'. � � � ' .. . ` .�«",-, „�a i i , .. . . . � k�sau . .,.'� � . . .. � . � . .. � . ..,� . .. . . . E . . . � - . . - �4� . � � � � ' F " .. . . ��,. 5��� �,,,�e,;, x � 5 t..� � � �� � �� �'� ��t+s € '�� �,��a ��` ;z �� j� � ���� . '�* y � `��� . .. +� `. M u=�� �� J �. , 'amra �. '�# . � �� . . � �d 8 � .r�" }. �*a� g w*., $ � '$ �,nt� ';� � o r, ���'��^ *`�as ��� t � r r � �:`C '�' � �� � R` 6/(5) � � r�,� �'"k." $ ''�'�: o =� R' 164/(27) 3 N +c '— $ ` ♦ 878/(1,581) � � ,��:� � � � �x � ♦ 836/(1,399) � � N � -," - �;� ��`,��',; ^� a � ����`�.`s� � '�' � � 49/(47) LEGEND � �� � � , � �e � ,y 299/(29) � � `;r �`��' � . -..� 19/(20) � � � � AM PEAK 2,102/ 1,637 ,�131/(1,670).� _, ��` ' PM PEAK �� �` I ) ♦ N v � � ` � � �� a � � �� 10/(13) � "� U' . , .,, i� y N N f� y yy � � �"�:�� /�/��(/�/�) �:� � �F W � i� �, ..� : ��, ; � � :� . � � ,�y d.�.�-� a ���.��„ .'.` h,, � ;�.�. . . '_ . rJ "�'r.�.�.r...�„n, ... � .$,.,��7"� �'. �'—�. ,°�: "�T' .��a���'„ � � �'�" $�� � �'�` vFJe. �.�'� �'kyr e��.' . �s�.. ,�' +'�. ,d^'e.3.f _ �� �'{y� Project:GOLDV 136729 Prinl Date:4/28/2D16 � e 2016 Traffic Demands ` Map 6y:msteuernagel F ig u re �v Projection:HennepnCounryCoords MORTENSON DEVELOPMENT 2 5�� Q �Z5 Z5� Saurce ESRI MnDOT SEH Feet Golden Valley, MN *nie msv K�ane�a k9ay rew.aee m.P rw�a survey mao=�����+nenaea w e.u,ee as one.rms m,P ia a mrrn�na,o�rewras,nm�ma��w,,am ea�e sameree nom van�wurces tmea on�Ms mae am u m ne usea m��eaerenu o�woKe onN.seH eaec nm w,Rm�w�me ceoa�,pnic Inlormation Syahm(GIS)Dah ueeE lo prepare tMc rmp are enor hee,aM SEH tloes nol reqesent Mal the GIS Data nn Ee ieeJ fw rohpatloml,VecYv'rg,or eny oMer OuVose reQuring eaacHng measvement ol Aisfance or tliredbn or precluon in ihe hpiction d geagraphic feffivee TM1e user oltM1ia map acknowtedges tlu!SEH ehaA rpt De IiaW¢br eny Eamegea xMich anse oW ot the ucera accese or uce ol EaG Wovked. � �.�s '-�,:�� '"�+ : g a'� ;�i� m `'t .�+°'.`r�`k, ,f a:�� `^.�„ ,, ,. � � .� .. „�°,�„ �`� ,� .�, .� .� ,. .�-''' �,,�_,:° � � .�� � ��`�."„„ '� � x�;. '�''� � _ , z � o � � �.. � , � _ --_ : „ � ,,�'' r" � E � F�: 3, � .�,a�,'� .� "�� �� o i �''�� � .��. � � 0���� v-- '�.�.�3 ♦7/(43) � _� Driveway 2 � - O N � O I(0) � � �Meadow Lane ,�5-�� , Meadow Lane � � . ��Dahner Dnve � � � � � �� � � t O I(0) � � �—9----�–-------- 6 481(8) ♦ � rs�� U�(�) "� v � � "i,.�� 1 ♦ .�, �'.� 148/(29) M o �,� ��>;, 9�, 48l�a) � � �z��',J �;;: 100/(19) � �.' ��q 71 � o � � ��,�- O a0 '+ c � � ""p'� y� '. . '.. µ. � v � w N f - . �� .. m , ax . ` �. A ''� O I(0) � O � �" ��g' / ` ,,x 3 *.. a� � '* �' ��� - .- _ � •�,.�4 g �.,�.._� . ,_ � : ��... ; � ' ^� � � }��"€� ��*:_� �� � � � q�,,,. � Y�'� :'�' � � � . .. . . �¢ k ', ��� � '&; '� .� y��. � . . � `P^� 4p"Ss �� �� �� � � � r � i ,� ���`'� '�', �� �,�: ,� �„ �i � ��3 �`1 x � �� ' �� �����, �, � � � � '� ����_�' �;, ����. � ;� :�� N �� �� ;� �� � � � � �� �. �� � � ,� �,_ . =o � 9=� � �° �- �' �` -��� �o ��� �` '�' � , � � Morlemson �� � � �',; � �"�y # , ,. � ` �s � � � ��.. r . + ; SuAace Lot � - ' � ,�,. �f �'. �u�w � '�` ,:�. �^' ♦ � . a��r.°". 4.�� ,n.�.7 m �'�`�`�; '� £ � � � 4 � t`+'��q_ ao o . . .. r_ av� .;a� �� . ` � � � � � �a. �- i � � O . " t s s..,, �� , � ��.� $. i..�"i ,x � � � 8 . � � . . ,. k . Fn 4 ... �„, $ ��.,.: � k fi, '�'`+• �h' y t'z�.: p �# �k� � .� ��' �:�� , . �s. 5�"� `!�' �3t�$�`�'� � 4� � � # x � �' . a�+t���& �.> c xtt " z..':. � �,� �,.�"� , ?g . , �. �-� ..,. '�".�;'�. . -,. - , ��' �;�.._���r� � p;, � , , r €��'}S�^s� ""� � �.a � x'�#� <. ,. � ; ,�� � � 4t'Y �"r!.�+k t ��� �'F �:�. .�.:, _.�3.- � �. �`�' , � �s.: � � a � � , , - �� ,. ��� �� � � � � ,:� ,_ �`� , -_ ����� z � ��� �r J �a �� ?�`: ___ . �, # r� � ' . ��` �< �� � ��� �` t �, �s ,� �.> rg t �»� � -�`,�,� '� ��., , rv,. « � , >, t= y z �£ .�, , _ �' � � �nu _ .. .. $ _ x � �= s,��mm; � �.: .�;r,�"'� � s .� � � � ., � - � ��""'� _ * � .� ,� ,. . . <. .., � �: - . ��': � :� � .� '�".3., �� , m q .-...- .. . _ c� "��:'g ^�.. ,� �i.., � ..r ���� m�� `� �� � �a�r � � `� 'g�r e.�< "�+�.tF'` ' '�' o " � ��'d, � �'�,.""`� r�� ,3 /,� V �^n � �^ � ,�,r. o' �4 .. � fa �i� ^p '�' ,. v tv $rtti -3" g � �� � � � _m �: �ffi � � �� ' �' � 721(13) �` �"� "� � � . �,� � /�/ `n o �;.: N �. � � 0/(0) .�;`� � �"'��.a'��`"� ��.�§� � � � ," 0 I(0) � q r; �. 1 B I(54) �' � � =� a;� g f ����- � ._�,4. ;f �-�, , � � � � 01(0) .� �v. � f � ��LEGEND � °��¢� � "� � � g �' -� 18/ 4 �� � x f � �` ( ) `� ♦ �' 100I(19) � � ������� AM PEAK �^x� O/(�) ♦ � � 181(4) .� ��` h �PM PEAK �'°' 0 I 0 � � � ,�;�� � � �����'a � ) � o ao 0 � � ti$# �� XX��XX� ws. "a � � ��� �..,�..�,.,, ,. t ,��� '�� „�„�^4 �,� ��v .. ��� :�."v '�„� .�, ��.�.; �. . a" �c. J/ Project GOLDV 136729 Prinl Date:4/28/2016 Trip Generatian Map by.msteuemagel F i g u re /� ProjectionHennepnCounryCoords MORTENSON DEVELOPMENT 3 Source:ESRI,MnD07,SEH �c� o ,zs ZSFeet Goiden Valley, MN G� Thic map k roilM1er a le9a!)recadetl maD��a survey maD aM ia ro�iqeMetl�o be ucetl ea one.T�ia map is a compiWGon ol�ecortls,nlorma�ion,aM data gatMreE hom vanous murces 4MeE m IM1ic ma0 aM u b Ce usetl br�ekreMe Ourpeuc orfy.SEM ticec nW wartant Mu�I�e GeoprapM1ic Inlormalion Syatem(GIS)Oah ueE b prepare tM1ic maD are ertor hee,aM SEH tloec rot repreeeM that Me GIS Drta un be uaetl/or naneao«ul,tracYv'ng,or eny oMer pvpoae reQurvg exacting meacuremeM o/Eistance or CirecM1on or Dre<iuon in Ne Eepiction ot peograOhK�eaturec.TM ucer ot Mk rtu0 acknovAeEpea ttut SEH nhe�ml be liade la eM damegea w1Jch anae oN of tlie uuh ecttu or uee o(tlata qovkeA. � �� l�� w � , � � _ __. .�.- ,- > � �� � _ � , V o N � ,�`� 't �,.;r . . � E C� � � _ �� � � � ♦40/(181) { � ♦ 8/(38) � rn ac -�,'> ar�� , 0/ 0 Drireway 2 O /� / 1 k � ��� �AABadoW LanB ` l / �Meadow Lane � �_DahA�erg Dnve � � � "' � � .: �� 3,�/(�) � � � . .k � 22s��ss� .► �s���s> �► M E 2751(33) � � � 2101(46) � M o 176/(13) � � T�g�o v� � � � �' � y��'"` , �# � 6/(37) � ,� , " o' �� a ��:� N N C� � . � # � a . ; c0 `� � �h �< � �5 /�. . .. .���.....�.�.m��-.r-'� . .. ^ ..._. � . �� �� r-�� . . �*� . . . l � '' �_ ' v,.,+.- w,� '�+ _..._ T-:.:.. .. . . _ . � ' . .. �i, . . � � . . . ' , . � � � �:� � . � .. . � . � � g � + . � . .. � . ,.�,,�� . � . . .. � � g� tri : � . � � . . . . � . .�, 4i� � �. .. ... ... _ . '� . . # Z.:R r� .� " �,, �� �� y.-�,"`� = � �� `� �� � ,� , ; ' �� � � �� �� § ��� � �a�' � ^ ; � f ; � � ♦ ,. . � � Mortemson y ,yf �'=-� Sau�h �;,� ��" � �k e� `4` '` a u ace Lot - �' � � � 4 �� � 3 � ` � � ���a s` "�";� � - . . ,�s�-s.. :� �, r t��, ��. � x �� � � �, � _ : ���.. 's�x,.. � �� � e rn c+� � � .� . _ �� � 1r� ���� .� .� '�T"�'" �� �s. d' �� � N � . .. . � F � d #r�.,�y. �. � � h,y�.r'@k Y F£�` � � . . L �p' r � � - �H+ S '$`� F � 3 � u�:&.ni ., "s�� *�„' L {': .��.. wi'$'.. , ..n. . . . . � �' g, c V¢��F 2.� x t,'� � 'F: },#E'�,� . 6�'S !y� z'F't' S q� '�.'� � a .. r �,� � �' � � � , �_�' .�fi � �� a�,�� � s'� ��, � �� �� '. ��XP �;��; ' � �� p� �' .... 4+..�u i ���_. � � �'i�. �� . � ' �- �.�ry y��y -�,'�s`, c� ��,�.' n;, �... .�.� .. �4 � .;'r� �q"���a" � _s� �� . . . ;�« £`¢', - � .a' � ie�. . � t, �- . . . . . .. .. . . .. . . . � ,.. ., -. � . . E . .� :� .. . . . .�. . . � ... . e.'^.31,� � E � �;'<: t€�(; �;,.s�.: . �'c � � s.r � � � � � , „ : .�u fi f#�,_ 3 ���d.t,a.?a c ���` . �� �u�+�. � � � `\:�'� . � �Y ..Y+r �7 ` � �� 3 _ m' ,a� . -,�°_ i''�� �"" � ��"�,' � �t �-.,a, �`�' � � `.�;'•- � �* °` �� � � �g'-� �,� ��?� ,�< ; � a �;�� �`i .`� �' �� � �� . g ` � �m g 2 de�«:" N N � � � � � � ���.�. �� � �� . : � � � � N ��` � v s��5) � �,�'°"` �� � — „ 236/(40) � :��. � n �f ♦ 894/(1,635) � � M � � ♦ 8361(1,399j � ���`��,.��_. L E G E N D � � � `�' � � as��a�� .�. � ��, � �� sss i�aa)'� , �* ��� � nM PEaK �� � � s�i�2a) � � ♦ � � ,� ?.r;�2,149/(1,674).� ,�" � �PM PEAK 2,102/(1,637) .� � � `r � t' 10I(13) " � `-' ;,� c� z '� ��� ��, �� y„�"''}qq XX/(XX� . 'y � �n — z:: U' , "� - ��'� N N N ���� 2 > �� 9 a -� �' . :. ��"' .�- -. � � „f ��� �•.. �����"� ._ _ �' �.� ��� ��; ,��`� a ��, �, � � �� ��� � �.. � �- � .���.� ��` � e PrqecC GOLOV 136729 � PrinlDale:4/28/2016 BuildTraffic Demands Figure � Mapby:msteuemagel MORTENSON DEVELOPMENT Projection:Henne{un County Coords � Source:ESRI,MnDO7,SEH ��; o ,Zs Zs�eet Golden Valley, MN rnb�P�s,Knn«.�,N r<cadea mao�o�a suner map a�d rc oot m�emea m ee ueea as on�.rnic mep ia a coirqimnon o+.emras,nrorm.r,ane aata pamer<a nom variouc wurme b.�ea o���:c mao��a�o ne uee ror rcmmrme vurpoaes oHy.seH a«s nw wamm mn�me Geopupnm IMormation System(GIS)Dap uetl to prepre M�map are enw hee,anE SEH tlon rof reqeaeM Xut ih<GIS Data can be useE lor navipaEaul.trulting,or eny other purpou rcquring ex�cM1rg me�cur<meM ol Eiatanu a EireUion or pre<icion m Me 4picYon of geographk lenven.Tlie user o/lhia map acknovAetlges IM1et SEH��all rot be lieble(w arty Lamegea w9uch ance aW ol tlx weY�ac<es�or une ol Ea1a pwM<E. Table A1 SimireRc MOEs Scenario: Existing Conditions GoldenValle ,MN Q�Bi�o����e� DemanCVolwrrea ��Y(d��) AppmaclM1 Interwo-on TNough �eflTurn RgMTum Ir�tanactlon APProach -_ T.___ _ _"".__- _.__.._ ___.... -_ __..__ _........ --- ......_ DelaY ...DeleY Link .r_�. . L T R To�el L LOS T LOS R �LOS (SNeM1J LO5 (SNe�) LO5 LeiglM1 A`re' Mar Siorege Avg. M� Storage Avg. Max ig waY a� a erg nve 2B9 2131 0 ,30 2 0 13.1 14.fi 400 241 WB 0 8]B 6 B84 00 A 'I.4 A 0.6 A 14 A 11.1 B 4B3 1 0 210 6 NB 0 p 0 0.0 A q 00 A p SB 0 D 4 4 OU A 0.0 A �.3 A 33 A p � p �ppp � 12 � HghweY65a1MeadowLane(SI¢iel) EB 19 2102 1D 2,13t 188.3 l.q q 5.3 A 9.1 A 4g3 �; 1A0 388 3B0 1] ]1 0 ___- __' - i WB OB 83fi �iBA 10EB 123.] 41 A 3.0 A 9.B A 1t.1 B BBfi ���2g�t31 340 B] 159 � �350 B 5] ..__- _ ..-_ _. ._ . .. ___. _ _.. _...__ q NB 18 � 19 I] �4 B1t 9Ed 532 D �.2 E �BB J 56 Z 135 0 95 23 � _- -__ _. - __'". __ . _ .-... _.. _. . - _._.-_ Qe -SB t] 1 -20 38 889 311 C ]2 � A A1] D 160 4 38 184 13 53-.. 1B4 10 3A eadowLareatMohenwnSiteSoulhEntrance NB � 123 63 186 - p � OC A 05 A OA A �gp � �� q SB 35 32 B] 26 A 0.1 A 14 A 0.8 A T10 J 38 0 W8 8 0 2 10 5.1 A 00 A 2.5 A�� 4B A 350 8 28 0 p MeadowLe�alDahlbergDrive NB 29 85 BA 1.1 q 0.1 A ' O6 A dOD , 1 23 0 __ -""_ SB � ��-Q 25 ] 32.. .�,b.U--A�...0.1 A 00 ' A 0.1 A 33 A 350� ' �- p --'... ._..�-""--- J60 EB 14� <1 18i B2 A 39 A 5.] A 1000 Y2 ]8 0 - g ay55a� ahlberg nve R9 16]0 0 1,8BB 28.3 85 0.0 �: A 88 A 2300 51 0 400 1] 51 400 WB 0 1581 5 '1.586 00 A 18 A 0.6 ! A iB A 5.0 A 083 0 p NB 0 0 0.0 A .0� QQ 00 A p 0 SB 0 B5 BS � A 0.0 � 152 D 15.] D 6 B 1W0 q6 13] Ngh'uaY55elMaedowLa�(SiBnel7 EB 20 183] 13 1,8)0 1882 � B.1 A 39 A 88 A 493 2H9 188 380 ie 6] 0 WB <] t389 2] ip]3 144.1 5.8 A 3.] A t0.3 B 15.0 B B88 iJ8 158 390 8H 118 35D 16 NB 12 3 iB 31 89.5 135.1 209 C 558 E ]88 �8 JB 0 B5 41 1 y 14 � 1l5 551 BB.5 101.5 � 3C2 G 81.8 ...E ..-1gp '- --' "._.--.. .. --"- • SB 1J3 �-3 t64 105 t84 � 8] a Meadow Lare et Mortenwn Si�e 5outh Entrarca NB 36 12 Ge 0.p g O B A 0.6 • A O B A 1fi4 �gd � a SB 4 228� ----' 232 12 A 1.] A 4B A 1.] A 4.1 A 210- B6 :-'68- .0 .. -p'-' -- WB 1T3 0 6 128 10.5 B 0.0 A 8.0 A 10.3 B 350 11B ttB 0 0 MeatlowLarea�DeNbergDrive NB ) �1 38 1.8 A 01 A OB A 400 30 30 0 SB � 162 11 183 A 0.4 A 0.2 A 04 A 1.1 A 350 35p EB 10 C1 51 52 A �.3 A 3.] A 1000 48 9B 0 Tahle A2 SrcnTraRic MOEa $CBflafl0: Build Condkfons Version t GoldenValle ,MN o�oOiMo,�m��raa�� oa��avow�„es oaiavh�n> �osav ioser rn,o�n �anw,� arenir�,� MD�ch Inlersec0on IMoreactlon APPrwcM1 ... __.. .-- ___. _....__.. L 1 R Toul L�LOS T LQS R ��LOS Deley LO5 Delay �OS� Link A�g I Maz Siwege ArB- Max Slorage Avg. Max � (SNeh) (SNeM1) Lerqtl�� ig way 5at a �B ��e 3 9 2149 0 2,d8 32.4 15.1 1. 1 B 1 3 WB 0 88a 6 B00 0.0 A 1 8 A O a A 1.6 A 13 5 B d83 0 210 2 NB 0 00 F SB �0 6 4 A ]8 A 2.8 A 1000 . 1.. 15:�:. HigM1way55atMeaEowLa�(Siq�al) EB 3] 2t02 10 2,1GB 129.0 8.1 A 6.8 ��. A 11.2 B 483 ifib G30 380 2g B3 0 o - - 2 WB 49 B38 236 1,121 136.2 � 5.t A 3.) A 103 B 13.2 B BBfi 34 139 340 BB 1]B 350 13 BB : NB� 1B 25 2J 80 99.3 943 SO.I D 82.9 ]88 1�0 1l2 0 -�--- - BS � 2] a �58� � 2] 2 3B 65 88.8 �2fi t C 6.5 A 39.5 � - ifid 9 94 �- 164 21 83 164 15� 41 .� eatlow Lane at Monenaon Site Swtl�Enhar�ce NB 180 92 IB2 6�. 0 5 A 0.5 A 0.5 A 164 - iBa 9 6 SB 35 52 81 28 �A O.t A � t 1.2 A 0.8 A 210 9 31 0 WB 15 0 2 1� 5.8 A 00 A 2.5 A 5.4 A 35U B ' 3t 0 0 MeadowlerreetDaNbergDrive NB 28 132 181 t.] A 0.3 A 05 A 000 1 21 0 � SB B 45 ] 52��� 0.1 A 00 A � O.i p 4.1 A 350 U ��: 350 E 240 Ot �81 ]1 A 50 '. A ]3 A t00D 5] 126 Hghway65et ehlberg nre B 4B 18]A 0 1)21 4i.5 l.t A QO . A 80 23D0 t0A 4W 35 10A 400 WB 0 1635 5 t BAO 0 0 A 2.1 q 0.8 � A 2.1 A 6 8 A q93 0 0 NB Y( 0 00 �A 00 A 0 - 58 0 109 10.9 60 A .Q � G36 E 438 E O 0 1000 88 2d9 Hghway55a1MeadowLare(Sig�al) EB 24 163] 13 16]4 1809 � 8.1 A 6B A 106 B 48� I 324 324 380 25 B5 0 WB 4J 1389 60 148fi 149.2 fi.1 q 3.2 � A 10] B t8B 8 8B6 111 12C 360 68 1]1 350 1 21 NB 12 4 i6 32 �969 11]fi 24.1 ' C 830 E JB9 63 63 0 BS 11 OB � ^. -_ .--._ . __-_ � SB 23B 8 229 4]5 988�.:. B28 426 D ]2.t E 169� : . . ..164 138 � ..164......121 f Maedow Lane at Morteneon Site SouM EnM1ar�ce NB U OB 10 66 P.0 O S A� O fi A 0 5 A 160 160 d SB 4 315 3t9 tO.B B 1.8 A )9 A 14.1 C 210 133 133 0 WB 160 0 5 185 882 0.0 A B].3 66.1 350 0 0 MeaAowLeireetDaNbergDrive NB 1 43 50 3.5 A 03 A 0.1 A 400 38 38 0 SB 26B ]5� 324 1.0 A 0.5� A� 0.8 A 1 5 A 350 2 2 ' � 350 EB 29 a1 )0 fi2 A A 4.1 A 60 A 1000 58 59 0 0 -� Table A7 SimlraRc MOEe Scenario: Build Conditions Version 2 Golden Valle ,MN o�;,�iMo„�„m��r�ap DemeMVolumee pe�y�y�h) LOSBy LOSBy TMougM1 LeXTun RpMTurn Mvroech Inlereaction Intene�llon ApPrwc� --... �- ---- --- -'-"-� I' L T R Total L LOS T LQS R j LOS Deley LOS Deley �ps Llnk q� Maa StmaBe Avg. MaR Slorage Ave� Max (SNeh) (SNeh) LerigM g y a� a erq nve J99 1149 0 ,d8 3dfi 1. 0. 1. 9 000 td3 3 WB 0 B84 8 B00 00 A 18 P OB A 18 A 14.2 B <03 0 110 19 NB 0 6 d o U-o A QB A 00 A 6 U @ � � SB 0 0 4 00 A 0.0 � A' 19 N 19 A 0 0 1W0 1 13 9 p Hghwey55a�MeapowLa�($iprel� EB 31 2102 10 21d9 1038 � BO A 59 ' A 108 B i 1g1 GIB 380 30 8A 0 n93 �__ o '... _._. .__ _ . - _'___. -_ _ 2 WB A9 836 239 1121� tI]A 5.1 A 3.B ' A 10.5 B 13.0 B 886 � 33 � 154 340 69 ifi] 350 13 85 __." ._ . . __ y NB 18 25 2J 80 85.8 �88.2 4B.J D ]8.1 E ]BB � 6t � - � � �� iaB 0 85 32 a �86� 2] 2. .38... 85 -89.2 It.O-� �C.:. -].B A 42.8 D 164.-�....] ���� .- .. __. ..._.-__ .- -__ - 1fi0 2> B] 164 '14 B? F MeeEowLanee�MorienaonSlteSwihEntrar�ce NB ]18 B3 282 D �A 0.5 A Oa A 0.5 164 184 < SB �5 B] � V� 102 00 A 0.1 A 0.1 A 0.0 A 0 0 9 WB 0 0 0 0 00 A 0.0 N 00 A 00 A 350 0 0 MeeEow\erreelDaNbergDrive NB 2] 16t iB8 t.] A 0.3 A - 05 A 400 2B 0 �' � � 50.- 0- --60_.. 6 .88_ -'00 .""A� 0.1 A 00 � N 0.1 A 02 A �50 .t."-- --... 6 _ -._. .-._�.-...-�_ 350 B 2G0 4i 28t BO A 5) A 80 F 1000 81 12� 0 � HghwaY55at a berg nve E8 t8]4 0 t]]2 1.1 A 0.0 I A 8.1 2300 t15 a00 39 115 000 WB 0 1fi35 5 1600 00 q I.1 A O9 A 2.1 A 8.8 A 993 � 0 p NB 6 0 �.9 A DO A Q 0 9B 198 148 0.0 A B-0 41.8 E <1.B E 0 1000 85 238 gM1way55a�MeadowLa�(Slqal) EB 24 1631 13 1,B]4 1529 � �.B A 4.8 A BB A 493 289 288 ]BO 24 86 0 WB A] 1388 40 1,488 141.J , fi4 A 34 '� p 10.6 8 18.3 B B86 iB0 126 �AO 85 16J 350 2 20 NB 12� d 18 32 89.8 t�40 198 ' B 83.0 E �88 61 81 0 85 11 44 a � SB -.238... 8 ...229 0]5� �81.1 ]30 E 39� D 88.3 E 184 : : -180� -�1L0 �. 18G 115 .� eaEowLarreetMortenwnSiteSouMEntrerra NB 0 54 12 86 � .G A OB A OB . A OB A 194 ��' iB4 ___ a SB 0 d]5 ...Q�. -0]9 00 A 8.0 A ��.,4� 6.0 A 1.1 A 210 ._1!! ....-i8B 0 - --p - WB 0 0 0 0 00 A 0.0 A 00 A 0.0 A 350 0 0 MeaEowLairealDaNberBDn.�a NB 2 <B 0 Si 5� A 0.1 A 0.3 A CUO 29 29 0 SB 408 BO 489 p A 1.3 A 0.] A 12 A 1.] A 350 350 EB 29 41 ]0 88 A 5.B P 1.0 A 1000 58 58 6 � ���,���� �f � '-�"' N ,,�,� .� ` H =t ^ ^ � � e�� ��B B - me� C {OrG � � � S � � .g xg6 E I I�I O . s�7 w ru r� y � Q - 7 m ! ^�= I w 0� c7 - - > II i \I - � � Q p i �= r� x � - m i o �y g g r E " �p 'O cn� � �' �n 'n i4 �s=� i o[ � . z II - s r - sF a- �a = �., V _ � ao = �: - c �a - � =c�d �.` _ ��= ' > � - =�z� � `�+ s�`'€ � � i o �?- - a S.� �c'h�.TC�.a'^ e d � U ., �=EE a 3 _._ ��, g sa .�. m� ���e„e, cc N �u� L 'g�o� i - �� W � � ��`�� Q ^ � � � w �� �y c�d�a� �> ° a x ° oo p8800ff� w� �Z++ � Z - -���5 - - o�; a�� �88 O � y �o rcw m � N�u�u m,��,d�� g8 �aa �$d� € =p�� �.p �2' S1 � o ` 5� �b �'� �g�a � � gq s � £� o$a @�� � ���&� a � � �o y ' �}� � a $� � frii "�._�£C�� s T�reg� � a� s £3 � g� g� �g���� � �`�"�o' � ro a �S � �m � b' E 2}' g . A_ � S �g -g� �gH=-� � ���� � g �a �a � � � � �$ $g ���dg� s ���� g E �m �� � s � m o m tl " � �g ��� -�4� �� � ms��� � g e o� � �� $& -a� �3'��� y� a9-r� °' A �� � � � �8 �� �� �$-���D ���� a s s� `�� d K � _ � & 'SID E� ?� 0'0,?8�� � ���� g -a €�. s9 �� � _� .� & 04€� � �E ".- -�� €S�p���-��d� � >tm �c �� �g �8 � .� �3 s"� e �;n�v m e � �'� _o ¢a v$ �� o��.�'�� � ��q� � � �� �� ' ' � �m o� gg�a���§q a �s�g �_� �� �s � g � �� �o a�-� �$ ` a�%� 3�; = s� g � �� � �a �� �s"�o���a� � g&E�€ ��$� �s" �� �� g � �- ` "��� b �� s `sm" � �q �� � � � �� ��v_�_ � �� �:� -� Ns R � g c»� m � � y A� �� ���'��mb`S 71 d�g� �s"� �$ sa s A �m� �s� �� � � E� a �� �����c�t�� � �¢�� �a� �" �'� a � � �a��m�m��� � s �� ��=& �� � S�B � .� �` �� °e �� ����`-�w'=a�� a � g �� � a ax �� �€oe���. �@ $e �&�' m�3 "� � � � '�s P� m � a g � � � Z � �a ��8 ��� z�� �3��s��� �fr �� � €�� a � a � y a n� ���� �� �8a�eg s 3 Y m �� � � � �� �g � ��io, �y$ A $��;�, � S� ss � � $ � o � _€�� � � �d =� s w �_�:°��� p��e3�m ��� m � a � �� � � � W 2� �a �a����a�3g� e �����' Qt �8 o a � �Rm��R ��� �5� � � s m � �� - � Z �� �� �g���s<�sa� ����_��; �� �� � V � � o a��.�. . . . �a`amv�. . . _� 3g O ■ � v/ I I o •� I � W�'� n ��.. /�� wl z � u �i/ , g � � .. � �' a W a ` �� � w £ �8 0 �'�' � o, r' °� i fl $ ° � � � a�� �'< � W. E' m �i U¢ o w F3 �Z�� v x a x � � ca �ic �r $ E`E � �i � K�, ° S � G ^ S � _': ��� ��� 'A.� �I � �' � ��� � '^m zng w�a ��z � W aN �a p H� v md � ��J �' 7� �n=E £ ' � � `a� � E � D & �a " x �� z ��p o � � gs� o�� ry ��8 �,�v � � � a�� u $ � � � � �I�� � g�� II L � �,�'�e € w� �I���� $�� �i £ � ��� o��bp� ���Q�o ��� �i � � i i_ m � � ^ �, E��a wl�m�,� � ���€ � ���€ a �_f� �O� _�' O I� '�& 4� a 1..` I � � � < <� b � � � p � �� �F ; � Q� w�� � LL 3 � � $ � � e � s $ � N w� o i� �� �B- Q ffi = v � a � a a $ ;. s � � z � g � � 8 � � � � � ( 1 � �. p A � m�g �m� p ��p E�& ��e �e� ���� ��� I I � `v' �a��o ��� g� �� �'og ���' m�o ��y °�� � �,�,� €�- ���� I i i � 82��, �a� g.X$ �a � � , �- -�e g�� z��., � .-�� .��, I � �� g t u F G � g � �"`� � � 3 m l ' . � U � �e � m & �a . .._ . z 8 �aW c - - H w ��� � 82'� ���� g � w �Ee ^ � U �- � _��� ��w ��w a���i �� �€w �€�w g�� €� s�� ��,� -�< -(< � � � o ��E� �a p_Ea u'��Ea . . � � � a � � � ..,.._.. . . Jo . -,�, _, e,<, ` � �� - � � °O � �`� � ,� ,;� �� a o = o � T * ' �� � � ti- � ' ; . _ ,; ,.. . 3 ,y Q � � .. � ` , . .... : .. . ., � n. : mw w'w � 2 : LL .a. ; Z ; ' `a � � � � � � a w � ie . . �wo�� �� ��4�� z x . . - : S1 7 E?, � � ��� �� � : : � ` W§ �� w .. i ,. . �,°�'d S� -, z O � . . ..:, � .id = ».� .: . . • -. ��"� �� � � ��� xxxx N '� � � m `' �' N . � -M '�°� W ° C s. .., � i. i� �.�...Y. l W.rv•..��. �� '.: ' '=e�... v� :.g .,� � G+,Y N � O r = � � m � x , � �, �� �_ � �_� �... , , � � Z � C , __ .,. • � •� � M � � G Z , � �tc�iu'�ia a�E� ' ���' �+ � - - ��� 7 � � � � � � - � L � � .... . . T (y,�, ..,bYi k#N6 8t¢++,$.�+MH \6'�3�L Z r , ,1:. i ,. $U�0td.ik�k G� `'� CO V _ � ' � C w ' r. _.. �� a� �.�:�:a. ...+r�`-�.: . ^9 .. �� �w � '�< i � � C � . "� ... � , ..� '.. . x �' .. � ..., � � � • o , —� , ,: .s* � � `ss� ' �- �� f w� s � E �_ � v� V p , , _ w � � � �,. � �� , � ` � o� � � � � � :< ....., ''a ��� � � �� � ��,�:��. a ����; � � i � ' i __ i f � .Q O � s= t. �o , �� �= n, « � � { m j � � O �` � � � � a . .: f , a� . :,�� t �.. :;,, R : �_ . . �:��� ,i . .__ � ° a O 1 G C � z a .. ,�,:. � g - �'' g g� � ; _ , ^ � . .: "� s P`NP-: ' -' �'F 4k�•�� N � O � {i W Z � Z .+" � � � � � � O . ' . � � � � �_ .— _ � !. ry . :�ra 2 .: ..: ' r" ' . � ....�. �� a w O �IN UO � —� a � a. �� 3 I� � �C U � - , > � a 3 a 0 ::� n W ....... .. . ..�; .�.E � ,. ..�, _ . .... .,.� �:� m �� �o�c;iiTi,u'y . .. Y . � a.a::;-� �.,..... �I p �n .� �e sn ^ ~ 9 ���� 8R" @6m J 8 ��BpE � � I I I a' B sm" saa c ya� � � .�4yg¢� � jl r ma� s= � ��� y sedg� €a p � I 0 � �: o-s x � li � I N 0 s ��r n� om � B d $ °y4 Q �N Y� fr3�r+file��" � I Ii I �''. I Q !m � z� W V b"e°� 6 � � ., .m�` �,�� �= � a��¢ m i ` �N � �g ofiv s d � QF:�p�� P � I � REE 9 S F' =S s� g U € `�BaeE�: � � o � fi: " ii��' � 5,.,'�,���: � 1 � � � t �� 'K � ����� , ',t� *�:,�". ,� �ua�� � x �r����?' � � s< �J' i+y �� � � � �. �' < ���� � �.� t��a�j�:,�•�,. � f �;'V� �w -�� �a � �� �. ;� �� �� �! � W ` �: - �� ^�� � � �� /` �1����.��}� s.. . � ^�� ��i � �� � ' i�►ri ��, .� � '��a ,,; � ��t� i � �;t , � � �, �����r �� � , � ��i���� ��� �� � �� s� , � � � ' ��� �� ��y � � }����1 � �. � � �� . . � ; �fi= �s ��� ,� . q � � � ��� �� � � ; � � � > � „ � �� �,_. ��` � y %1 x ��j�� }y � ��� � �'o� � �� � �� � � �� � I�`i �,� ���� "�� `' �� �, � ' i, �` ���� ����",I i I�`'� �,� �;�"�, � �r � � � � �y �' 1y '�j ���: � �� ��; ���` ; �!�;°;� �"' /� �e iU J _ � ` N . . � �I' � Y. � �S�i 1 l�1�4 il 1��,�,�� � 1 _ � �G � �` �§' � i � y ;� �° : , , 3 W � x y � �������� � i '. �= .. ... ' . ..... �' � ���`�;�, , s �� � �:� �� � d � 3 � a . � � �$� - - :�• . �� „� .a , � �. .. m �•'". � aa� '�� W t�� ��� C7 � a �� � a� � a � � :,�� , �� �� � � a �� �; � �� a W : • x . #``� W .- . . Q ��1� fti Q &' .ww'. �; ,: :• • �. � �. .... _ � �. .,�. Y <�r � � . a:u �.4�i.�ry �, � ..x , ..« -�� ..... � � . < � � r � 3 1 � � / t ..�' ��. �.� t1 r, " ��r tzu . h ��� ._„� rc � � :.. � t� � rrirl�� __ � ����.� � � �K�.�,,,� �; � Y ��:�� `" �� � KK � � ' ����I �� v � ����= � �� ��. v�� � ���� �� �i.��= � �� : � . �� � ��� a��� ��� , � i � �, �" � � �'' �� � � ��� � il�Gy'V �'y P . e � � ���j � �� � � �� � � �������� �, � � J� � '�u "" �� �� !� ' �. . �,� ` ' � ' a,� �� �t � ! ��� I�� ti � lll�, p � '' �. �j;�,'�j I I I 1 �1 ���f",r Z r. ���J �"�., `�e ��� � .-����: ����, '� . ' :� �� ` , �� ; A �,� � �� ��`�{��, ��� �����,�r � s, �� ° ��, � �> °� ���� Iltllll � � Z , ,�. , b P`,'#� �'�� � _"� `": � ' e! �� �? au �d3r,��l�� � ��►�!t� , , ,4 _ 1 %Y%%%%; �+)��IP�.� �'��' ' f 1 � ,�} �� ,� � �� ;t1 � ;��I11#�' � ��`,����i� ��,;� � ii';►I►i� ��,� ��,�� �;.1 � +I; ; ������ � � � � �� � y� ��° ��' I`: /� �� �� _ � k :�'l� �k Z �} � `�: � � , � � � . s � �� � ti �. � �� � ������� a �'� �i � � �� �� ,� � a��1�� 1� �.,� ; � � �as 3 �� �,. � , "�* �, � z �x � � , �,� � �� � � � ���� ��� � � � .��� o � �� � � o u ��x �., � =; �= 11 � � �� �! � � �� � _ _ �� � ��. r � ��1� ,� � � �.. ... ; � � K� . i:�� .a ':.� ` W • ya , 1 � \ . ,u,� ` ' � a �� �z. � \ � � 'S J a� � w � `��. � ��s�� u , �� � � ��'I u� � a v �v � a � a � � �� s= �n �� .� Y N p:s ^� U � .s Z a�` Y _ y� 8 � e �F��g � o � � ¢� � a e e � r� ��,� � � $U� m O �� a , ��= 0 1 Cj a aEo o � e to� w y a,€sa`s o J . sa6� 3 � y �m c7.� g�o=��g. c� � o ■ .. s;e � 9 v=i� � ��$a^�z � z .p y m ■■ c. - p � c.i _ :g g z a � ., �� � _ �3ma ' _ � 61�Q �r�' a g � a � � Fp� =U � �se`j�s ,§ �9 Nx '"Ri£ c4 8 �'sE d '•�: � W w � � � � � � y c� �w � 3 � m � '�' - -..-o � � � � z z � � � � o � 9� — '_ �ix6 � & � �a � � � w N � � ' N� `tl =F - y= G � � � s � � � � : w Gp � � � o �� N�g 3� o�- � � £I I I I I I I I I I I 0 � �� o Q�� _ < o I I I I I I I I I I I � . �� ��� 2$` �� � u z BN�� �� _ � � o � @ a��� _ _--° � � J � � o � �Q - __ � � � � � � � � � _ � � � a �U = _ "_; ��IIZ � � � � � � � � � � � a o � � � � � � � z �'� � �a� e � e e s o e e � � O � o g� 3 � � � - __- 3 ._� ._ _ o �, � J � B � � � � � j d � � w L = z � � s ' y � W � � � G � s � � � � � o � ti a � w c c�4 w i �O O • o a o ❑ 0 1 p m � e e n S w � � . i��� II ' � .� I I :: r ; d . a � a o o M � , e . � . u a o M 3 ���, a =0 � ,� ^�^ 8 :� � r.�r � ....r. .. . � ma . � W�IIpA0+�0'yp � o `0 . . . .�" .... . ' . ' . m_—m — a. � t . : � ... .r.�. . .. .... . �� � z 4 .... ' � .t . �b..yQ . .. 3o rtf 3n es . o � ae `� x ry . i 3 . x. . � air�wous"� � � .�.. .,. , .... ..�.- \ � �� � ��/I'ef[ NI/106 � �� t,e � . ' .'Q`e� -'� '° n py :.: - ' .. �h .. ` . • - \// -... _'- I I I-�--I�q I° '�.. -- g . �r..0 „ �—.,i'a--�-._- �--�.,a��_�� m ���—��w�y,e � �,��_ �"_. — � ' .� � * .�. ..� .. _ :� .w . . ... �� . . tb,.�--r_�- . � :.� .•( ar) i-_ a. g .� , , E , � x' ,. > - -- � " s ID�" ro o m %§ • '�>>cY-�ww��>�`->-� ���M �'—��>-�t '�.' R-���' _����-� >—� ' ��,� i\ ,b �� �� e,���No� � a - . n i. > . . ^ . , *' , � , .� � > = , •q• � • - � � ;� r�,. �.�, m3 -------- - --- �� --n --�a ;§ ,- - -ra - _-_ _ - -- --- �Q " � _ . �-����� - -� — — — — � . 3 ..` .. �Y � o • y .� �w.���"`— ' � � a ��l �.' '`a ` , „ , . ' � � �• � ° . � , i ,.,�'�—� ;$ ,, . =�� : ,� b $ �,�,�'- �o� o , � ..0 �� • - a � � ,� r �_---—� •.- � � � � T � � � -�,r i i i � � . �� . ��-- ���� i � --i �� \ � . � ��. I I I � I I �I � � s� �. _ e . � I � $ _ es �q ..__..,... I m � .. �I_ ^ I �i I it.. suwwre.mis-s ' i ..: .�.'��'''v . 5� ° � ^ ��c .I ...o�. .p� . °'a 'I � cLr-.. " V � ..� �. :� i i �� '" �b. a � . , � �. � �� y `— �'� � . s , ;�. \ � ...I i �... ..I....,.a ....4.I...I.. ,,I,...�... m I $fA 1.. �p �"y� Y ..e, ,� � ;� ��t� �" ��I r � _ , � I� 1 - � I - . � V y y i , �> .� . •^� . I 3 � ` � b � W � �-�'� V i �g � � � , �o.,` �., ��� o� � �i I i - • a� � ` � � � �,a r � �„ .$ �. i � I � � �� � � 5 a � g ��;�a, ��° _� • � � � �il- � I o, i � _ a 'a "a'�' � �� F��. •s �%� i�_ ��L� �� � � � _ � � . T '�i � i 3�' $ � I �y� � �� � I� • , : . st �w.. ,a �,a* `- ., o E �' + �;_ � I � t�. � , � � � �� �� = � � t�� �� a . � � � �-�,; ; �I `� �° � � I � I �� i wt I� l���l���yt�. ;€ � ' � ��:� ��� � ��� ���: � . � „�� . � � .: � QI � 1 ��� y �.�-- *. � .. '� . . � . . 3� '�s ... ..c/� I i ..I� . � vo �yo '� 'yQ 'b �.�3 3 o b b b �e � ^ �/\� 'C/ �Qi � P zro�I ` / / � -_. :' �i ..mr� �-- I � I � . '� , � o�° �' �� e�[�j xez � e^ —� s;'s � Fs, j"i - i '. 4 '! '+ � a / e,0. �l�� � � `s 4 }{{---��--}��----- � ;" �.,.i � I � '� $ yI--�- �-' I ��� _ . . � al J � . ". � I I(o� I � , .�y . "�'A" `b �a � t r. �e . I � �� .� e , e I P. li � � I � _a ;' �� F�� � '." �� � �'� -4, ��; F�o�.: a.w - �°S a'� � } �` S #8 m S � I o. � r. ,} . .,�I � �F� �� b .ea.. e1�' ., I z �.6 :�. e �;l '� 1 1� . � +,! � I . I � I � I/ `�: ,i. .� : � I ? ��� . . . �,/�.. .. < � � � � . � Y �a� �� � ��; �° e� �, _—� " b s �O !1 ' _ .. a � �� � ��.� : v� fi � � ,. . � � ... . p a ,, 8 � ! ;� ��' � n �b O I p � � /� � 01� i—> 9�' - �°'"'� �m � � � ,y, `'» . . . , ' }'� I.� e � $ :,�0 � I I i � I�I'I„�I ��' � � /� � � � �.� a g m"'� g —F � _ , � � �� �'�a a ;� �'� ��: �,� ��� �° ��:�� „� s � „w � ., ., � ' �,�.er ���y�:i� �,a- °�y 1 Y� � c �: � � �, g � � tgo � � agy �q �.r "• sf `--1 � � >t � � 2 + , < • a "'`t .. .. m. 3y . a . c �_,_J :; _ ` �=_ } � \ ��--��=' �\ p � 4.�,,' t � � b� � -�9� � ��3� � ,� � . ,. �a ��rw.. . . . �g��• z��g `' �'r ,. j \��µC�\ l' .'•u.\��.���^�1�� 4� 1�� --�� ,. i�� 1, `•' �+en `L �� le -r1� (�foMpoo�pal��1��14�d� �� f � a� y ...� r �yw> �y� `, : �. f——� �� $� >b�=> �> �-�� l� i� � .� � �YD'�/� �n � I ���I I I 1''� I �.—� I ..�i a r ���}� I� I-�I . 14 � � ' � � 4 a >.-�.�> aeo � 7 /_• tnS) I I 1� I � y 4 �� } � � I S a •F� a b� _� I �_. .or� '•I, g I� �� � LLn.a � "^ m . a¢ -------- ^a °E. . , .-1- �. _ .Lr9, n....�i�A tl — � � .� — . '" . ,. � i .. ,�_$ � . ��. ���^� - , �R�. ��Zv.:.�: �____�_ap ''__ I.. � �, � � /� � 3 � _ .� .y � �� a I � `V _ I I �. �- e�.� 3 .. � �. ;. • � � '.-f"-r 6 4 .. I g � ` � F" �, �a. j�`�. ,�,,nl`. :�.��. �'s '� �y. •:' .. �d'a` f �" .�' � t ��.�8:4 't. a°.. � .�O _ � � � � � � � �`�-- �� -� a" `` 3 .� .s�_"�_� E y�--� �L�' � � :�� � ����Y � I . � � . 3 �� _� � �,�i �� � ` t ;� , , .. , , � � �, /�� F'- I .0q ."._ - `� = _.. --� { ��a: _." (�f .� . W � 39 a" �_- I t�����ar y -� , s� •�-� � , . i� ^.�`:p � �� � , � a ,�... � � . -�' � _, - � o � � ��� 1�J�J �j � � :� � , �.� . s� _ _ t� �> , _ AW� 9_�.� .. . , _ � � : �, F I o � F . � a.— '��/ f. / �� '^ ' Yb���v —fY o� �..�F r I � � I � ._. I � 8 I E I �`"f'-b 1 % . .` 1 V b. _ � , _ -� �e �--_� 'K'r � I �ya�� � p5y ���� ��� ~y ,..� � I� r J c/ `� I .._ I O� ;Q`A } '4 '`R .� �� .`} L., `�\1 `. R; . � .t•`b �, - �i 4 �85 1 ... � I ` �� �.,^ i' �, . . �x. � � . i -� .-. .' . ._. � 5� : _' J I � 1L �� ' ... . '� � .__ ._ � •, m i� v.� •' F 'S� � . .�` _ : , ; ' '' �' - R �-' ' /� �^`/ Y . . � � » � � I �'�-- _, , e�� � � " 5j4� � � " �: —� yI `} � � "�� �a ,' / ' - _" __ � �» �e ���p'�!3���\ .•�uii ��.7. �� �V °�,� // �+�����^ I�� _ / I e'T§ i V - �� :��� \1 ��� �`f'�' 4'�1 � ��. �� . i'�s �4 t�� // 6' �$ u�4 �i. I S i r. ': ._, A I �� . . .. \ \ .. . . - � g � �$��a � _ � I � 9s w .. g �v � � � .T�� �� - : . � � � �. - — - - - -_ - � - � � ---� � _---r__, g � �°, m . � _ __� _ � e,m b , ,�m ,.. 8 ;� '�• i - � . t ^� : � - � ... �.__p. q� k'� � �aa � pM:: n°P � 1 �9drI �i rvue� °i° --F 6��g-'� � e, ; . � p g 3` d � `�y.. ! z � b� r w.a�� � '�..t $ -� `R--� _—_ > �•- ..a � A' ..��j � 8g ;� :.: 3}��e�E I 3 �' �� . - ''�. Ew '' �� '�.«' ;� ''°' .p T :a.�n 'F - .:€ +Y $ _ �py �. . b _�� � ^�e , , � _ I -. .: ... , . .o. �q - ... .. � g_ � � ' �� . . ep�. . � •.k , y� . . . ��.� . I - ,-- � � ,, _. R e ;� . ,� 'f;a '_� b , _.:. ��i+ti�� � -� , y� —> �R� § �+� � 6 .: «� e R 9 'V' '� � •- n� _ '_ _ -�-'—_>_> � ,. L ' _> � �._> c.un -J—i-=r ••- �//L us ,� I—I 96y� � I `�—U I.'-1 I I � e��—�--��)(/�p/M d�qDlJOn -�OMPOOJ P8/BAOIJ�/�l/(flirll I t�,al �I� � I I - ._. �' � ' ––– ;—_ ,� ,� ,� J� � E;N aus� nn op8a�iy - � pD3/ � --- � -., �4 '� �-- -- -- --- ------� I � �o � e . ... � _ � ,�a , .. . .. ,. .. , :g �– ��---- ---- – – – –� � - ,� -�-__� `o / snm�y.o b I � _ g / u� / �. ., . .� . ,. ,. . ., ., _. .. . �. . I R1 // ` // I I � � II � � _ - �� ` .� g"� � z a �Jo g � H��ies g g em� � c �� m H r�� g E°� � � N O p �E° s � c �a��:, y 9�gss=E� _ � � J � sa�� $ _ 6> >m c�, . � :�� o c� o ■ v se�E �' �� a > �€€g6. : � � �� p C� 'Ofyn Y p� z��d�@e LLl .��-o n g ge 4 _ s G G11— � =e�@"stia + . o ., :� ` - � ._9 _ � _ _ ��s�ss�§ § 9 � �RfE s �s s� g N � � c� g � � w F - . � � �' o 0 0 0 � � � � =� � ` _ -- <3,J. � � � & o o e� � V o 9� U "-'� _ a - � � � '" � � ' G � � N r < _ E - <o ��. rc C G w w w w w G c�i i o � w Q 3 'J V ^� s V - ,: 0 �n � 3 Sr 3 z z z z z LL Gi � � u o �? 3 Z u _ � $ �C � � � � � � � � � � � i o r a ; � a ��� . e 6 �� � o � � � � � � � � � � I � z > p - b � � z � 3� ° v�� �� ; o�, � W c _ y � "� �� � a X $`n�E �"�,i =_� J 5 �{ W j 1Ji � � Z w 'v' � 0 Y S U � � ��b � J � � � o p O ? � Z z F Z Y �� X o >- a o � g � � > ., � �� _ O m j � � � ; _ � ' � � o o � � � o � z i z z z zo z � �U - .� I � K 5 � � � � � � � b a � � � � � � � � � x� x � � �p � 3 � � � � 'Il�j� e e e � e o e • � � 6 o b o a� � d � p c ' c p � c� c - d z � i _ _ � -�� ' Z Y �Y z � � d'^ K U � - � _ � o � � � O � 1 ' ' �O - 3 .�� .��� � � � < a = � � X � G � s � 3 S � � � � ti ? � � c �`S w i f 3 r �00 • o a o ❑ 0 1 h � � e n 5 � G � z - � m � � � il I � "Q I d . �� �. ` ' , A a --�-- 3 �a—�„__,,,—__,,, _�3_ _„ �� 1 A ,.,- � .�T ..����������r .I:..-� - I— --I ' �"�_..�! r� -��;—, - �� -�rr�. , i -.�.�i �.o ��.�«.. -. M --� . i i i� . v�� — ..,.._sva-._ sm. sn�..sve.�� cn �� > . s�� ,r� � r3.,— ' ��tn e>) ��-m-- ��. se � : �' L>— »__ r-m—.--.- _� _ :. : .� �, �. f! , I , . ,, . • . . �.� ff.. �>��-->,—.-.—> �4—� i�—:->�,> I >—.T>->'3ri�----»�.:, >- > � '-���`� .. . .I . _ !; �� � � " ��— � ��� ,� �� �� � �� �- � i � __ �— s.� � v� ��� � o .t � ._ �y � . » :� ,> �� , » �a = ��,.,� �� � �—�--�=, �. � �. �. =_ "��� a �, ��.wo, �`— , � � � . y I ' � �. e -�--� . y �1 � _ � - . � a � o � . �� . � � , F i �,.'"i-�,��... ` �� �� �p� � ��: c , ��8� � . _ �__�, , , � �� . . e . . £��� � I � � n . , R i � 'a.:t ._. .._.. .��. � �I f5; ��a �i � �I� � 7 A � � , `�' � � '/ \� � ��i I�f g ,:,. se _ 0 � � ,��- ,.,.. � � � R� - ' �.c t „ a �? � �s i I ` �� . � .. � ,` $ 0. :.. i� w � � I _ S. I '�, .� �v � . �.>i.? . ..., �``q'A�� x� �w� �O W 5 II lu� ^ � ,. '� v'a����v-s �o ���`0°<56 � .. `� .- � � ��� y..;.._.� `�u� �o�� �� � � , , , "7".xm"" e� j..� ���4. ` ...^ ��'"�6J �F 3 0 ' ., W � �- �.:�: , r'! i:�.?. ;% ,,,,, . �t,� I�II�-ri.. '.. -- �.�._ � C I i �' � o� ' � 7.. a.'r'i��" u;i, �,' � �:i70gW5 0�& o��.� :� �j I�le el� � ' - __ ; �.. , . , �,. � oz iC ..... ... ,� ... . ,:..�.r.o � �,•. �;._ �Z °` , � �. � IE . r. � _ _I �- _k � � G u ., � II� �. ` ° . :� g� w� �__- �4 iz �o W� �� yr� V' Ilo��'1 w � � d. m e ,� ... u o �++ \ � _ ,-z. �3 ; o . , �i �e � p��., , �����"n �� � �. � . � �� �� � � q 1�I� e, � J x„ '' R ,' � � Q�O 0� ° d i❑ - .. � � � � � � �Q ,. . . � a ' � o -�I� �'` h '�"''�>-tY'- 7 � ' n � y � ' � l' �G � � ��.� .. M?( � �] � . � � �� ti .. • . I F . �.�"i �� �SzE ��.W�z w . �3 �.u� *'` �aEv"f � e• � � 7 xx < ' ` _ :;. � ,� x w `x - � ����<�. >" o�� W m W >� � �� ���- ,t � 1 �€ 3- o�a 4K°� �� �� � '_ � ,� � o >� o � � ��. �uF . � � e �� �� �� � � �o� ��i �o ��� x ri��� �� IW � � � �� � o� � e€� �>, u�-_» � �` . �� �°`� J' � f�� �._�. � �.x� ��..,' I ��I.. � � , �� �� �I i� • 60 '.1 ' ', ��. . � Fek.X � .� � � � 86F i ] �. � ........�., .•._-•-_..... ���. . "$� �.r ad,� � x 3= z � ° � M _so � � " -e ,,�X_��— X -" ��x�� ��g�� � �� ��: �,�_.��� .�., ..�d ., I �j � � Y w � ._ , �' MJ�T�}(� . c�5� �:..��- �.; � , �1 I � .. ... 5'x"i<�o � , _ _ ��x� w m . �- � i�q�o�s ia ". ... woG� a +�� � � � � t (�.,I.-� y, � � �bw i° x� a . '� � �, . . . .. . . e �:�� e � g�d 'g � � , " 'p�°<" � ��> y � /`i � .� (�fo.xpoo�pa�ano�a�j�q9�dJ 3 ��:� ��� � .> � - ---�-> �.� —'_ —' �..� ," ��_ , e a6 u�'c� o� �� �--��- µQa� ,__5���o �� �-.�-�_—�--� �— �- � �-H�4 7 P. � � �. o w� r ; �=_ w '�'� 9� � a,, ���,� � os�=�E � �� ��° ° �.�� ��� � u.x,� I �, N �t� , „ . �r ,�� p_ � w g „:�. f�p�Orc �� �� (-j -.; I k #w mi G ,� : „ .�� o I� ^ �F�u." � �'�4 <�3�0 �F'� I ����� � � . .� � a .�� o I� Y� w� �Y`,,, I �,....�-� � &oax�<�� �u . �x".� � .. . '�� \ .�. � � �',I� _1 r�O°��°m ?� � 3 � Q ws° . \� � i� a s � N - � : y I �� — �V X� FU W� �oo Gg - �z w 'o j " E='�> oo - �d .��.I� ' �°u6 ^' ' I'� 1 '�.�i ' �p �w � � I � IC �3� .�. 3 � e .:� X? '. ` W( � �a� 'I O � . N:, . � I J � / ... ?F . �. ����° 8 � � � .. G � a�m p ' '^E 2� ...a: FO ..�. E � ., +i �N V »a � � � a . �� � LL ����. ` Z � F � w u �„ ' �� \ , � �OI�Q ' I-�/ � ww Up� .,,..(��:. � � � � q /\ � .ae�x � Q g� � a� :.. �F ��� ` i. �.p e�= . ' �� � � m w . : .� _ . " . .... �p �. .' /../�I I. I �V� � � ~ �� � I , � l 4� " � � � > o� � - n- I � a:3 � �ua '��� � � � ��»-4 _'� . � _ � �� � I �, g�; - / u�. , i , � '. I ` ... z�.... � � -�:� 'i$ �K �k,z' - � ' �I /,: ��� �"�3 a_ �''u... ��: I:'�I� - � := f`. `4��� ��. o� � � I..I = ; „ � � � ' � � � . �'u ��ON .. . �� � o " I �' � > w � � �g, 4 E'----1 �, z ; ois ,� � � � �� � � � � �°� � ' �__ I u er ��.,y X � � � � . ., � _ ��.a �att ( 0 � ' �i � , � � � �'`.;;� >- ; �.a� »�»_ » _ »�:.-,>— s � o� � 3a � I " �» >° -�� ��e` ° k " ,I �,. ; � ' - — : l\ E oGG �� . x �- o-� \ , ., ..... . . ,.. .... . . .. �.. . f: � f � � ��n " ,%� �� - _ -__- - — - _ � � x� s.>� �,� : .. _ . � s.� � -- ' I �3 ' ... °• .... ........... ..,:a — ,.. . ............... �+o —,..wo�,s.� ,_:m� ..�� :.o ��':�, � �« e�t i�d ' .. , � .. , ,;. � 3 ��� , . "__->- I � � ,:.:. ..._ . ..�-' - �/ .. w .. , 3 _- . ... � „�.o� ' . _ �-_ . .. .. . ,.,— -�,,._>,..v-'— —'i�,..m >-... �W� ..,._-__ —p..s �e'�z`w` i �� .i �.� -i__ - � � �:3 � —� � —�—� � -i— ��..�, i .n i- i -' i - d� ��� �(��fvi�/�=.74�47P.iM alqqim/� -�fompoo�pa�anoq,f/�il4�d) �g \ oa,/ � .. _. ._ ._. ... �. ._.���...., o ° .. a �o ��� �� N\aue7 MopsaW ' � - � p� 1 : �o , �p�a._. 3� _ �.e sa W�i�W r \�a qo q �9e � �. og o� .. ..... ........... " ,. ,� � .: . a'. f,�Wj6 . �O � t m 4� 3 D� ` � —_ . .,..,�y ..,. _. .� _. . � .� i� � n°a r U B m c s�a Y P L� g � 8 8-€�� F U �� �gs C d Q � � $ pa4. � � em� � ? " v�i �� � e '�` � � (� �a �d o � C !O� w �,�-� s��T�=s ^, $ �m z � v : .. SO�F � a� �c''> ��;a€@%� s � ,. .• o ���� `�'sege ' g �..� �� � � e ��= s � d� a� _;e�pna = w ., :osf $ e `'a _ g =U = _ _s�S6_p� 4 ' I- ��= s a =�si � ss: I �n < - _ - - �? �,• � 3 � 3 - __ - - ' _ � �r `c � � z s � ':. z 3 �> ,.. 3 3 - - -- -_ o � ¢<¢< i � p V3 u x 3 � c° p Vg �� _ � � _ � � c o - � �� � G18e F � q�f G � _ � ° 03 � z V' c33 O�� _ � �� z < � � 0 5 < . _ °' . - �" a ^ 3 r . - _ o ci � iog� ., O � Z f - � �. � u � � � ���� �' og i f °O Z � � xz p ?aa< � �' i _ 3 co .��� � - m� N J �J � < U ��nu �3 3 � � � � EFF `� xYY ¢ ^ ¢ .F r Q F �L E. � � x z ° - � zz� o U <¢�� `' � � � � -3 � � d' � Z �� , � _ /O� ' � J F f . m fFF 2 Q , .l'^ < JZZQ Y "' _ {� . �\/ ,,... II 3 p F V a< y F 3 p Z _ V Y Q V Q i Z d zE ' S �� Z - - p .�. Z V Z� °s - - ae ow �� x ��� � - ¢ � � ��d � z-' _ � K - v, - _ �5 i �., ��, ' > � '. Q zz�� x ¢,�� � m � ' i F V � ❑ - � z � � g � � z ���� u � � a � _ a s , z � � � - z �3 - _ 3�.� - � � � u � r z . ��u, � F E ��. - Q o , _ - W z F � �� W �d- z m�a< < - z � . a r _ � 5F a z 2� N ao�.. - x O - V > ���� S � O � � �A Z_> � Z . < F n . Z �- Ua v a�e a: -z a ° > i �-�� � u a z��� v� .,d d _d C = s� � 0 � ¢wzd � , m _ n m = h � � = v, - � m = �� d � ���OotzE.tr df � ����������� � � �' �� T � � ��z �����'yi���¢ �����6��e���������� ����3�� � � � � � 03���€a��g��6k��������A��. o����ES������ � � � ? � . I . . - . .. _ . . . � - .. ,. . . . . . .. . . .. ... ...,i . .. . .. ... . "-r..,. • " � '� � �-�————$—T—-� - � .,�. „+.4`�t�..««��...-�«.,re �i f'-,,., ., ... ���� � � ��. � � � � � � e� Y� � � �---�--- � . Y. _ ; �-�,.,1N �`� � �'` , _ � o _ I � i, � � � � ; � o �L_„ > � �� ��,, , w J �o � , v a < r � i < � a �: ; � �-� � � ;�� �� � ;,ti�,�:,�.s-. �,, , �� ��� ������ �� � _ ��,. �— �.� . �� �,�� � � m : , - i `�� � , � � v.�, �,a .�� i, r. . . � �4 .. JZ � f---- —.J a� ��. � . 3_ =��w oo�� �. � � F� W °� w ��� � � , w =d� �-� ----- ,-- . �� ,� . � :.� xmd � ��; � w pw, < � .., ` .. . . .. . , ., ,:;. ". 5.� � .` ��' , '. :' FW ���"l��Zd " , x t. .. � . . �. z , .. �i . .<.... .A.„c . .. � . .�. O � . , ,, °�''<��s„��g . m......�, . ., �, d 3 >�. U �� o� , ��< ��� ;. ������°G '��� : � ��,� — U G� �� �F� ��o��o _.,; x°�o°�� � � O �� fg �;� � oz p � � ` � a � p� \ 6 � ... �u am�f�g3 � � .. ' � ' 6 ° z. � `. .. .. �� ��� � � � �� � �� �� �� ..... I , � . ,� � ., � �� ��' : < � ," , � J I I � I i i �� ioae� � �.�., :� : � � � �c ce� �"' nz ss� .`". �y�- z W . �: . _.... ... . '».,-"_ __ �� Id,u ����{ �I I ' .Ll ,OL .i " � /_ a i� '� . � , � ... , ": '� .e I I J �� � 'u�'u� `?^? - ,_y � � T �: ' �� a t"I i j I i�I �� � � �° � � � � ;. � � �' �_ , . . , ,� _ _ y �, , , _ m � ; ��w _ � I �m �� Mi y � rv�� � � � . _ . v-: _ Q o,'. i G u .. .. \� ' � . • i , � '. .,.: �..�: \ m. ...: ,,: ': . .. < '-.., '� -_ '_J 'I I I I � I I ��i .. ,.: ._.. ' � �' � � � �� � �I�I I I I I �i � I �... � � >,x �.� F ... . \ ..� � g . r � _ '_-- -' ., �; � ,_ ��� c ! >' � i : � , i. .; , r x.� > _ , < , _.,J � � ,, �. j[/1 c : ... " ......... ,W i : � �; � i. i : 1 ' �'o �p r� 4�'\. a i. ' �� � �`zW< �a�< �p�< �°�f�� a3�� . ��.. � F . W �� o °� o ?�o siooWa�o �:', �' H� �� - r � ,�, � ��� < ` � � p��.. �w �f< - p .. �.� o Z~� �t ri�:� .��:�:�t�� 4� a�d.� ��. '� ' _. <w ... ' �_ �r � (i(OMPOOJ/JH(2ADJ)�/JIIQnCIJ �.,u 6� � 'r N t '� 1 �t �,+ � � I � �4 °ea`�°�F��0 3 ... ��� �'? .« C . � � � i i � ; � ! � . -- ' � _ �"� i , � u � m 6 e a6 i��'uun� _ � F . , ._ = � �o � a � � . , _ _ ai _ r 7 � I � , ��� � ' � , I �� � � i i i i _ � � .- ���' �o< � � � �� _� 1 ; � � � I � 1 � 11 � � � � � II � 1 ' y�o _._ ���- � ; . .a . � . , � _ _.. �. � � �� _._ � ; e, ��„ �.� ;::. i° ��� g � �� �o � 1 � � ( I � F � � j i �._ �o� �'� <m£ � I� ,� m ��� pW � w , � ��: �V Z .. � I �„ .a, � S.,^r�-,�.,., �0�� -- . . � {� Y � � ,..�+�, ` ....... . o m� .. , i , �i ': : �o .. ,fj �r✓'"� ., , i ��i . � I w �.�. � Z _ . j ; : : u n� � ��� y i"� . _ _ i � .. I . . , b�m '. ' m � "_ u _ . � o � _ p m 2 • i Ou�� SBL 62 � C _9L_ :_� _� _ __� ,u _ 6 � � _ a -- - � �' �. � : � �� i � , ; i , ,' r � � ��< .__ � , _ � . ; o �E� .� � � � ...�..� - � ^ � ._. ��w g�G °�z � i ( � i � � ; iii�� ���i =v�� ���1 � k _ �i� .. �.. � 1 �I�� .�7� _. m�� _._ � �.' � ,_,,�,,, . � � o<o �m F � � ��� � � � _ � ��� °� � � ; � � �� ��.i � �� � !�� !__� , � ' _ _ — - � o= � �° _ � __ ; - � � �� i i ' , � ' � ' ` ' �� � � ' �, _ �. .___ o�Q � u � � .. �E<w ... �.0 4S� gr ,. � � xm �.. �h �y ; , ; ; � ,� �� ��� ; ; ; : � 4 � _ �m � ,� � d _:._ - < � f��� u � z , , � , ��, 0 0 __ � iE � � ;o�� �', � � ; �� ozw° . , " , .� z f N o ���� __ u. "'% Gwu� �in� � .,.�. ��W ou,foM Jo Ty6u 47P.�M�a/9oi� ��jo ��uo ,-' . � t♦ ' `'_ �,�z �- gwo w , �. � O` ' . - ._. ... r� �� �� . ,�:°�1 -�fompoa pa�ano��,(��q9�d) � 3o m � �� /� aue� nnopea/N �� � _ � o `°� U _ _, ``Q `� ' ,e �o � r �� � . . 0 ° � � �� � N aag ^ U � ;s s�m Y N S � H $���� ' $ni C �Q � � -s .€ g B �� mm� � Es o _ c W� „', y = `�s g M J . Da�'� a = a> >m c7�� €:e:�@�� o2s u, � � � �v=i� m -m�E ` c7 c� / ` ■■ s - O � �� ?'_..ga�t a z Q v �m � � � g@-5 s � _�� _ -�=�aps � s a a ., �mfE ° � � n - € U = - -�aa::sg �,€ oc oc '6'�`- 8 d `'4`sE C7� _ _ ' _ 8'-y: � � y 0 ,d `/ }I � II I j � 'c ES: co y S Xi N�m F z" �` e���O f Z{.�F d I I��� \��I ��'1 1 1� I1 � � i ' 3 0 33 . F .�._ z Q . � 1 i i � uv'+ � z. . s C�" w � HS31��, a���p ��������g���F� ���� �Y�,������ � � � � � � F3 z4 Q- _z3 3 `e� a � gt%)�� =:2 _ '3 o cai o�E���a��g��tl����k���� ��:����dE�3�������� � � � � Z - ��� o� p _ 3 ` 3L�� � ' . " r . - _ % Q � Z�� z09 C k Q x < � . n I O � N . � F .�F � ' O Gp ' EZ p� F 3 o OE , v �V �: ,III�� .. . . . .. . , .� O 3 � .',3- 30 � z &� ' e f � u � � � � 3 � . � 3�. ^ p F � � � �y � � .- - � _ z o 3C3 ce.. a � - U3 °f ��r --`o u ,' _ - - 3 c=< �_'-- < <� z_ E,. -�_ - G `ory,. ' < � zF ��� _y- ?�N _QF __ sO a - p �u� _ _ - p >c "�F z�O p�< y35 = _ F 3 _ � - V. u?- - > �3u _ ,-� . V _ � m e � s � � e. _ � . . . „ . ., ...... � . . .<,. . -� . . _ ' , , ; . .... � f i _ - , , - ..y ;� , _ - - , . . . .. ,,, ,: _ �...,• - :�. �� - —'—'_ . . ,,. . . � z . �` . -' � . ,.- �, ; . � ... „ ` ` .. . .' - `_: ; i � , � �.. . ..,:. ' � . �� i��e�o.os . � - y -: ,s.«_� .._.�...r ._.. . . � . �: �,„¢ -�`y* . � ?Y �. �:. . . ` !f ..+ . �� `=i. - ,:.n�=,w ' ——-"-�"�,fi.'. -y �,.��C � �,E�eE'�t�,.�y. «t��`��,,�,,s,� >��,,�"°;�t.h :>3�.�' .� , T , S , -� :.� —— '__— �r� -£,�. : .u, �" a r '1 ; I _ , �' _ � :' ' � �� � *: ��� �•` r � ���� ���.� :;'t � '`,` � �� t V .,. .. , . ` K � ` . >.�� ''� � ( �: ir . �:r^^ � � s `. 0 0' � ,, 's r_� .rv �. �.. ._.., ., -:. L _ ��. i ..,� � � �r�2� �`c � g �;� ., - � '' . I..� o s. r— . '•�� s.. ,: ,� � �� � ��� ,�k ° '� ,. �4 • . , � , � < t f. � _, . y , � I ! �,� ,_, �, � � � � L , f_---- �'; v : ; � � � t � . �. � : � � � � � � � � � : t � ---- —. � 4 � x, , , , . . ., .. � ..« � i.. 'i .`'r . i y � n � '�, . Y. l <ph F '� ���Lr� L' , c �� �� I �' t ��. �� ..... �� �� 'b'. � �,�� ��� '�r i ���� ��*'x`� � � ���-,, � � tE .� , . . � � � ,. ,� - , i , � , I , . . . ��. . :i a_ ." ,. r � , � � -. ...._ ' . ^ , .. n _ .. A � ` y .�.' �� ;� - � , . ..._ - ' <. m S 9w �"�a , :LS e�LS� . :W ew N' x ex s m . ., , . ,. , . e . � . ' ; - ,v'�. ,; � i ' � a .. ...,. ere.�--� 9e6 < \w ��{ Y �t _��' ' � ' � ... �d�'_ �� . � , . . . , , . : , y. � f , . ,-, � . . � ��.� .., 4t� , � < v,. � � e ,� } .i ., . . . _ . � '-" �. ; ^ ! , ��. .. . �_ . �... ....��.. _ �,� �.; . . . �r�. ��� �,r r' l t � . S2K� .F,� � t � � -: � �ce�� �a �r� � k � �'' �, " �' ' �. _ .� '�_'�. . s �� �' ��' °°�.. .� �s� ,�-'-` f �8 y�`�\.�x >r ky�� � ' s � ,.: � ,y..: ♦ 1.0 9bB �5'� � y ' ,.. a. .. � ': t �'i '. : '� �m '. „� . � o �� o . � � N�+. 1`�y { {� 1 � �. � .. o � � �„' � $ �� ye� Y�� � � �n to%` ' %0'1 Q . \a �-\ [+�, '� /`�.` �*€ �.. 8 I�� �� \ �� ��'C e � : ' -Y ` r f ���. . �T a . " :'�V 3 `� "�'-. � - \ a��� a a � � t :.. , .� .,y�:, � . . �{:� ;.: ; � ; � .�- 4 ,. s � *` •' " �✓ C o . a � d ' a �� : :; �T. o m � e = � �. . � _ ,� t � _ m �� ry ' � � . �. 's � : '. i . � _� �d�, �� � � �� a , y s. . �� � a ��� ,;_ � ° '�„ . �z . � x',,. � � � � F : m m :w � ` . �� : `ip. . �..e .._ . 3 �. . a �*`ti �'�A$ x w�. � i �' _' � • ,t � � � '�' k I ,t �OM OOJ 82AD1 �Jl /I .� •, s.. _... . ,,, F ; < r -t I ,e..� ...�._ n�'$ ��4ii�Yw;e �g : i � � , � P Pl 7 /J9d� : �r..o ` ... , �. a ..; , I'r , � -, , �� . c Q �� . . .. ... ._..... . , ,b. ... , , ,, � . 4 .� � N m � e� a6pi��'uun� ,� ; � , � � . _�„_ i"� ,� � i � � �4 i � � �� �� ���� �( � � £ r � .. . �� � �� � �' � i � �} n ` � x � . �` ,� F , . a�.. � � � . , , � w � � � �" _ < & _� � c � � � � � � „ �_ , ,�,.��< � w S�I � � ' . . i �� � � � � � ' � � � _s � �- i '} � \ ,� -.. � ; t � � � .. r�. � � � i . . . g; ; � . . i ' i � . � 5 '�� E � � � � � _ � � ���.. , , , „ , ; ; , � � a - � ���� � _. . , i � a� , � � � � � � � � � � x-T� -� �, �,} . < , d , ' W � , . . : � , , �, � ; ..... k � � `. . . ,_ . ,. . , . ao _ _ t � " ��' �# ... . ; : w -_ - .: .... �.. a � �. ., � ^i. � �- t `-�� . �, _... �m T , - � Y � ' � �;i •� �� , � .. ..5 , �- ... _ �� �� 'o-* a LL . , "' i �; t i 3 t i t me� �-7;- 3y . 0 4 � � ^` m '4 ( I W � i � . ' ' ... , r ^ � ; j ! € ` I � m t e W PI' o. 0 3�— . , � �, a,� 4`"' � ^ m O ^ ' �. ; . , . ' i � �� � f � � � � � � � � � � �� � � � �� � _ � . �,� ' � ' 0 V o: i � i ( i, � 't i [ E e��,c � yJo ', ,,_ , \ a: � � � � = � „ � T ��, �. .w R: 3' - - - � r o � � �� �.� �, s � �x � � , , � � i ' -� �° w � � � � � , , o� � w �� �--� � _ �� w _ . . �� rt __ _._ - �, - - - � . � � /���~ � �n _j':: ! � � � ��� � i � i ���' �� .�. _f� P� �'�� . . . W �� � _ �� �� 4 �°� . � < _ �; . 9 K . . . . . .. _ ..to� ,( ;.��� �'�. . i � I i ,' � # �i 3�w -� �,� � �# .��. � ��i, c 3 $°� � ' $ . . g�i_iw, �' fi�,,,:�:x� '�.,.��, i�t #r�� � ���.. s e: �s m� e e „ m . ,. � . . r � �� '�, - _ � .. � . � � . � , _. . .� . �,.� ; , �� � . s i � . , ,z . . , . "y k' �,-, i � , , � : . , -_- , ; . . / � �4 � a < , ,: '. _��. .. . . . ,�, . � �,� � ..... " ..� . . . . . : ,: � . ; , �'^,,� �� �. : . . .. . - �. ��'%k .__.r... .. .�_. . ,. . � - .. . „ .. H� . �.__,. .. �X '.. = .. ...�.. .,� ,.. ,,.: . �. ... ' .. � ...': .;, ..r 6. . ' ,�, � � .. . .,..i�c.. _ y ',e �.' „d b 1 P �:, ,., .�. ' .. ' : a : r... . .. . . . . . �� �� �� � ... � . . .. ... ... : . .. . . . . `.�` ��, � _ �:4; � > . . , �. 6 - _..�...,,_'���_... * _ ,- -� �� : _� --- ��foM 1�-746u y�P.IM 2Iq0/JD/� -�OM(JDOJ P8/aADI�.��9/IQ�d� �1 ' -� .�..W.._ o� . n. �... r. , �/ aue� n�opea�ll `A °a� " _ _. -.....� � , Q1 ,� " : D , r� _ �� �� �3 '� `o � ��� � O�Q� ' \ � — _. _, � _ _ - - .� 8�o Y ° EeE `J � 8 � e����z a z �m � �;G � ` o �� � � � s 6e3 � s N em� z N � Q a Eo o @ C i0�w�y �s�i `s a H Z AA J - d sa�� "s � a� om c��> 'i:-e;§.z � a z o L�� � � � %;�� � .ov�i�� do��E€�= ; 3��- V �o u sa-; � �a c� �e�ae€� � �J w ., a L__ e � gs n _ S � � � _ma6ip.� � � J � _ � _ �g€e :5 F O CG sE 5 8 s€ 3 tn d d � � •m�vtz i..h 61 .� �. � i i i � - ��$ JF = � I I � ����#�,� � � � r � - °n� ___ --_ o�i � ������a�$B��E��$�p�������i������y��y�a���� � � p � J - - � ��� _-- -_ -_ � s��3 . p ��� ���g �� ��������� � � � � � . � � �c�� r� ' O y ° � ��� 3 � Q .� � � O 4 t �" ,� ''i��r &� - � ' z _ _ _ - � 3 =. __ . . . . _ . � _ +-= �s„ � ' �� . .. �.�w.� t�., .�- .i_ _.—� °' � z` '',�}� i� � �# � .... , . � �< ' °: . :f �'`� � � y �� � � � � � �...e ���`� ���� �' - £ � ��#�y�,� �•3 ��� '�` L� i�` 'i� ,. � , � ; vf � . ' � . —__ .�� , „ � g _. {J 4 "n�,;` r? ���.� � }� ��(�, }� f.. .la{ . . r__— _�._J . _� �.,. ',1.. =.. i - 3C. a. F � � �� . . . .,.�, . , ,: � � , '' " �� -" ' �.. x ` ;� . > � � „ ; ,� � ` r '� ^ . F ._ >. � ,z ,. � . , - +-. ; ' � � �� . . . , °o ., �: �, � ' _ � i , ,,� � �< u _ ��`�`z�� ,`z .�`` �, � , -� ,._�.: . - �flA >. , ,�r� . � < gi ��; , :y. � ��' ,� � ,, ,, � , �. `. _. 1 , ` L� , . ,. � �-- .�:x... :. }-—� .. � � � .� a � z. _ ' ? T� � ° :.1 •',° , `�` y� � �:s; '` . .,, - �-, , s, �� ��� '. , r� __ ;a , ' , �i ., , ., ..�� . ;��, m �,.>�y, `i, � '� r�% .��`� . t �_ � � I � ♦ . .. Y Y� � Y { s ." � I .. � �I/ �t.:"� I l��" i, 1 . �"�' � � �� M1. �l f 4. }_ . �___ � �x � L� � � �J , � � � . � ry$ � � �` � -- -�_. , _ _ : � `' � � ` " �� � �� ���3 a��,ra�z �.; ���` ,� �3 `��' a ,., � w a : � �t . .�. �.�sf .a �� - � � � , , �, ' � �� . z �,�' -. ��;,,H�, / �'' �� � � � - _; „ �,.''� b, �. , � � �r �, ��� � _ ,, , _ , ., o - = . , - • � ; , . , � .. , , . �,, m ,: � _ � � `.. �< y . �� ' ' x ., i . �� � � .' ,' „ �„ � . � , = . ti � � - ,�-, , , . ' , �_ �._ � ~ � , � // ., . • , . o �. . :tr �. . �p �} �. .-. y� ���-: � �� � �] �� ;�,.� . .> � V �� � �. � € � a �, ,� , =z_ � � � � . ., � '� -�. . ,. ,. - a� are � a - �Y,, �„#�N .r , � � � �� � �� �;x<: i � € � �� _ f � F' � , � � �� �� � _ � r ,. � ,:.�.. ,_.�, , . . � . `�' �r..x� .. . `��' � �r t hf.� ���: � � a � � � . w , ., 1r . ,[ �� �B � . r`` � "✓ �'�. ; =' d ' `1� � . �� f'/ ��BB 4 k � ' � ` �, Y � . LL ��\`�� � ( N� � � �_`' � � � �£Xt .. i'�. �'S � � �' '� �� C � '�Y' � t � h ,� �`� • # � , 969 � 4 .`�� ��. '� � y . ..� .. .�. , . ry ' . . . . . . . . q � _ , ,�'i'T . � ,g ': � � �:h `Y ' �b ��.,` 'x yV ♦" '' m � � w n \ � 6 �S • `�`�, \�„q y(� ,_ , wt u • 3 � �� ej. ` � ��—�'• 'y. � '� ! 'yF {�°' ,`"� t c � � ' 'y+-0:; ��' ��. : '. .. �� c _e �� . ��; ' � � -; ' ,� ��. . � �� _ + , 'x x � � M _w , �� , � �S a � _ � � �� �� � � N'a°�"�'�� ��,� ,� '''���� i �► � ; ��� ` , r,�� >� �' �� �� ."a ., i� v -� .'"'�" (ToMpoa pa/ano��,f��q4�d�� 'i ' � ' � s � , � t_ � .., � �� ... �;L.�t� . �.�: �' p , r , ;. _...... � , � ... . ... .... . . , � r� ., . , .._, I . _ " � r � e� afipi��'uun� ` �� � -; ��- t�= ��-� o- � � '��� ,; .. `�� � ' ; � '�� � I � � , � o� . . ' �� � � � � a _; � � �, � � . r � � b - _ 4 ; � � a � �. , , � ,�.�t 3 {�f t� � . . ,. � u :. � .� � 3 f -_ � ( 4 � � .. i 1 � � � .. .. �.:. � {�'.; 1 �' �. � � � � i ' . � � � < E , � � � { i � t y "���;,. � .1 �' � � �-�� i �" i f �� � � � �i i � � i . x �ra 'S .. ���, . , � ; I ; a� ? . i i i I - „ �a , �z 4� � �� � � a ,� � �. � Q� � , .. � � . . � _. - ' � .. , a a . �� � � � ��.. �'., ,� �� '�r� � ; i ' I � i ; "�LL ' I G � � � ` � ! � ", ' � ` � � oz 1 s � G � � t : � f ( i � � - �`� i k. -�" : o�. . ..�i,o � I - 1 � , 1 K j �.0 Ca � � i i l I ' Il � ; Y �,; � � � � � ��' , � � ' .. ' -�� � � � ' 6 � _ r : I � I 1 1 i , , o , � . � � 1y- � , � < � '�V e: m i :' .,. , ... :', '.. .�� � �� h�.�., ' �; m, .�. - ..... _. . 3 ' P } ' � . o � � �� , ,. " � � a:'�f.� �•; �� � � , r , � � " �` I� �a � �wx � _ � • 3. _ ��' _...,.>. �-�- �- Il �� ; Q4 j� � _�� � � ��` , � , ! �� � �� � 1 i � - ' _ �'•�.� ��� � � � � � ( � r ��Q M ��. � � w � ; . � � : . , ( i �� , � � °3 y� �'' '` _0,.. �. , + ,, � . Gr � z. '�' f�, cf,e � ... . ,� ' B � �. (�i � � � � �� . � �// , �� �� �� � , �,� � � 4 .� - t� � �`,r � ��� �`"' t r � � -- . , .. � . � . ._.,� . �..,. . . � . �� ��� . � . . ��'` , � . .. . ... �,... , ,� �. .. -;� ...<.�.. • . .. '�, _..:. .. A.. � . , . ,. ��'��; y �.. p"4 s t ,. . . . '_. -�_x, . , :� �:.�� � ,..,.. .._._ ., . .._� � .. to � _..� .. � :._. .._.. ._ , ._ _ � . ' ��`� �'� ., �� 'v" -"`'"`x�......,. _.� ,_ , ,. . o .. 5� ...... (.fo,x-/o-J46u 47V.iM a�qouo� -ToMpoo�pa/ano�l•Q�q9�d��°�� � � � �o .-..�.w =, � �z au Mopsa/N G�� _._. . _ 4� = N e� � � Ww D ..._ ...._. .. .�. ; =� z � �� o � �- _ ° /� 0 �i/ D ., - , . ' . ..... .. . ... .... .... ....... .. ... � \� ` �°� " � � �� �_ � O � � . � .� %e � 6nF 8 � ����b& — g�: Y � g_ M � _ $�E � �,a � � g ��� � Z� � � m o � � � Q mm� � 'a a o � e �� u, y ��� Es a r z �, M J . Do�s $ a> >m c��� ��-n.�� ° ¢> z o 0 � � , s � �V]Y p� �y�'bEea� e >O~� U .�c � �� s = � i0 U _ _sE$@ a �j W� ., F _ ¢c b - � 01� � -@oesua g �J�� e e a n _ c 2� _ s � � 's^Off 8 J `'9%3 � �g� 2€ � N� d Z Ntttx 1 ?:#,"€M4 .. .•... _ �r� .��� t ,"t d " � �.: '. . * ' - � .� _� � . � � I �� ;i # , � F � = �� . � � � � .�:< � : - < " :� * ��t $U I,_ � J y - h�. .� X 3 F x '. z ,�'. ' ' M q � .., q }?#.p�• �, d i� �� t T = C ',.� _�r'� ,, [J '' `° = 0� - � � .' � � �� �y�o,,: � �� � _ �- � ° � < �� � `� s E� � *�� ��f � S lE � � 20 Z O � �~ :d ..#"'� �' '�� t�-:�,.,�4;/;, � g = Z� _ - ? Z �� + : # + N !y E . vru. ... '..'.'.^e. �} c E � F Z _ .. � � ,, o � M = � �` , ��4 �'4yW�� .� 3 I� � E � �O O � G Z2 � �. � � tl i ��v O < -� '� �p LL� v� = = Y ry V �1 [ i � 2 W �:. � _ I ` 3 vr "`.5 ^ - z � F �. 5 ��t� ,�. . ., f_ ` .i�� s n�� .. �� � _ �j � ,� k .� `�F'� '�:� . � �s� * �� ffi �� . . s � ��. �.�. � . . 4��� 6 t�?4 .x a�F ¢,.x _ �'+ �� � ..��' .�x�d'i �S'. {�. q�O _ �x.�*���+§� 'A'•• �`'S� ' � _ � s� � ��y .� ��� z � ' _ F� �� � o� _ _' Z '.I "t3::. ��i � 6 � �°G pW SK � ; ,, .-.: �G - O - 3,.��� � ` � � � ,\ . _ � O x E�K�,"t �� .I_� .k�m y � Z; � 3F � v[ - r u _ 6 •. x. � � : z_ � ..: ', ..7.. , �. _ . . . *� '_r � I_� � " � „m. � .a�' � �_„ � " ,_.m� _�.�_ � yn , a"�':: ..,.. �9y� �.: '_' r� : �;:��::. i,. ... .•. s � "^ . '��"3'..� y, ��.. $„�� �� ��. . .., �n � , .':. ._ f.. ._,.c: i � �' _ �f� 4 R� _ 4 ��v _ _ � _ :� .,t4". r �''�, �. (� .. _, � - �i i Q= ., ° - s �{ �� E� ,,,.. c O " - O, .� `ki.' S•,'..,.,.. �. F - - - y - _ �} tE 1 . � _ t 2 i !{ 4g gN�.. � � m � ,, � p � FO t f O -'�° I r rv ca ¢ # 3.k' _ J ` $�I a` a � � � _ � �o � _ 1 ' �y a � � a � . _ �-� � / O -,s S ,,, � �. � `S � m � :7 a h � u'yi G ..i u�i vI � m tl 7�) _ �.,.. �q Z C� � 5� N � Q Q/ :� — �c � L'F[ �Ea � � 1 � � � � � � z 6 . . k . p�rls� ,�� I _ rl.d' �' Y'vol��.EI��Ew', J � ��, � J �1 -- ' a a � , L7 , , �. �. � _ - @ LLi I ,„ � I � � � X f � �� ._ , . _ O ,.1,. a�{� uf"' . _ � � o p _zoo -- °� z � - � u G�Dip _ ' _ � _ �� af ' z - � � C f.'^,¢Ei �. V r��< �z � . a •` - x z � � u `."z_ z � p'�' xz 'sp x s 3 .- � ;E _ x � � � ., x z r� � V¢u` v. - `z � � _ -� 7 F� � Q '+ . �Q - _ . � F r a v � „ F m F - � C O�< . . x O z � ' _ 3 F 3< � ¢ ,--. F F��J z i �Y ,'. . � p 'O.�. ZE Si i U � � z .� VZ ,Z Q Q � h -�,- " - � �� p ,, x • - � �za= So �z 5 � � � � i �3 �d . . � ��,: o �a,.� �_�E �_ � � z�� _ �s d � � � e � W°" „; � � ` � � , � � -_ d� - 3' 3 - p.". F �. �f =r. �� �'� . . . � �, c „ f o � x u Q _ o � _ � "'� o � � _ " �� 3i � � �� p^ � � s _ F �?3.. � c F�z G 3 . a p ,. . �. �� 3i I � � askm..,M ' ' o £ a E33� �' - � S - �� W`< _ 3? II li li �� I I ! = s� ' � a.. f �F ..3 � - _ z x ..�¢ �'O ,, . ��. F� . �y . . .. .' ,. . z U F x 3^. ��. I I I 'c N .. �. : � z o ° � E o _ o z ss' ' I i z I I I � � � � �� . ° a..,, �f o �� �0 3 05 - � �I I, , . U .,�.,,�� �. �a� s � � 3 o C F� i . '. �� � W � � x -F 0 0 � - '2E� Q F f. � 3 op 3033 0o s �� � , li F` I I z� . � pC . . ;. .,o� - <�� - - s- a . I �3 ... a . . . . .,rc� ,..��$. x � a � � 3�5 � i7s 3a �� _ �,: z . � s f _ � E � ¢ �' F o> ° F au E .o o �.3 $ � �� 3 � � _ F . ��.. ' ..� _.. .,�_ z .,.� � �� 3 � i.. - _ � � � E� -E 3m r .. � ���� s �o �a x � .. �so ., aEz n< m � �a n .. _- �3 c_a3��° �< °°i �, �°.._ -a � "� � � _ _ _ - Z . �,Y.�' ti:¢. - - - - - � � � � � F= �.__ '7;�;�vs� .�rz. ;,.� ` ��� �,;� � �,, Y� o p i1 - _ o <.��n = k c.c� y r� - a _ 5 = , - d cXF� z✓. <. _ __' ..-s u _ x � _ `o <��� 2n i - �-- �Fz r �s 3 ¢F - _ �F�- - 3 _ ���z'_ 'o^ - Z ¢ _ E - F E F - � Z J Y p � N' O' � <� _ x. �v. � x � z� > - � � - d a'; � - .� � ,.. .. ., a . � ,. - � z � '- � z p �S O 6 �O . a a � �zs E J Ei - . _ ..-� G< ` . U< ¢ rc � - .� _ r o �3 z ' ^ z m , aJz ; N o '. FY - � a¢ ......__— ` Gy F v tlS> � ^ E � � y� E "o,..o ¢3 _ F � 3 - F - 0 ^ . _ � E . a.... G �E _ _ . �3 � � � � _ " ° Es = � - p `- � 3`k s a m � �' E _ � � �30= - `o x F ��5 .. _ �� � '' _ � J _ _ E�x ?O N � F � a F r z z F O � aF .. F�^ �.3� Z v � Z 7 . d �. ^ rv _� O � F O - O F F '��F .0 _ O �3 � (3 N Q9 � p3 xy � . f _ 3 ^ z�'' ' F i �� z o � _� �'� � ° o _ ..3 x .: o zE oi3 � - z�`z� o¢ ti O s`_ 3e - '� . � � g �.oi `3� � � - ° ¢ � Y c ��z a � � €�€ W �� �.s. sYF,. _° o�. ��,� y = �i E� .f =� 3 °s _- p. ° <x = � ~ � s: � �� a s< 3.. � .F 3� p F � � p � � �.� a o '7 O � - � = s 3a 3� z� °. � <� �� „' "R z �� ; -o � _ � �� �'� - x _ a ��� � a� ad _ .,r�.,xE _�z�3_ �a d k ,. �V a,..f .,° <� �_.._: �d �� �., z �__ pz -zm a n -< F ¢ �._ 3 _ � rm=� ____ __ � < � � �. � _ _ � _ _ _ _ w � � � — .� $�� \1 '' �J $ � �9���%= e e4 C a� � .e�e �� P � me� _ _ o �' s O �� d �g� ' � a a fl o € e �� �u y ��giaa � - � � � J . sv�� $ _� � Q°�° �''� �€:ao��o n. .�� m ■i r• - O 9N�� .55ae�F U m.,� C 4 �c.�n _ s` � �� � �r@Ee6 F y � ., �RfE a s _.s� - F U - ' -��e::p� e F � - - � _s- F __ $3-- � � 1 i ' I si ST J E ° a � '? �g - V s �3 ��B�atz�.�F � I I���� I�I I �II II� i i � � � . �- F z � ^S � � 3 r'z z " � _ ��$ .� � F C F F ��n v�J p ����g Y 3 8 8�g�����M^�b p���a���p�y��p��k�?b�`� � � � � S',� z� �. _ _ _ _ g � tl e � se 3 3 � ° �E Y � � s � F V F �� gN�� ` � � a�����a9�€ �pk�������� �E ����9�������� � � � � � ��i� s � F s s _ � a � � c s ' r �s�� c - � � � . .. � � � f r 3EE F f� .' O _ 'lll� � . . . .. . , . I� .. f F - 3 3 � N_ � 3 _ F� � E E E F �� � G& �_ �� 3��y �f 3j ` FF o � au ' � 3z 'u �f�� z = zQF �i o d _ �._ v.&_ _ -�F � a �• �'-'p fF= . = x ,� v � ' N E3 �� _ v' 3 �w`-. �3`a „�u? _k pF'> � � - 3 3 3 3 3 E po _ Fz �n S = � s � � f E s 3 �3 = 0 y 3G `e y 33 �y ' , � � r �� - Z -- - �� f� E= 3�G - - - =na3 r ��z -�u ja_ _ - F'-` - _'_ _ �' �z g� - ' — - =5- _ - ab _>`;zz: o - - --- - F, _i=_ - _ v.?�� �e <F�:.v:v.¢ - s - a� = a�� � a n .� v �� .c r m = � � _ _ � � ... ��., � .. . i.. 'N ... , ,.....,.�...r..�_a:.. .. ...... ..p .�, .. . .. � ____ � �'c. . .t, ...��.a.C�.����3 .�...V:' ��� � � ;5.�� � ft. y � .; L. . ...r � . ... ,.,f . . I ,. ., � r.,. . _ , y, ..�d M. .. ; �-------1 -:.: � ,,, � � . } � � F � � . � . I � � �� , _ , ` � /- " ,� T _ , r , , € t ,�, . . <. - � o .. :, ; : o i� _,<���— -� �.: x t�,,, �,����.,��`, ` � - � , w � ; � , , � � , , � � � �< i ,., .� �;.;2.�� 57'�` .jf , . .f . � �, t�,� .,,. i ,.ra�;.-:_� .� a ^,`�:.- ��`-- _ ,�`�`�.".' ��`�` . �� i . _ . . . - i ��� � .. L � �, ! � . LL i t�'._ . ' -..� : � ;� �jt '.>�9� ��. � � ,. o � � . _ ,; ,� - � �s;� . � � x � `� � � � � �� � � , � , � F �� ———— '�� J >, � �-`-F � �,: �,5� ,,L_ � �� � s L > > � � � �-————— _f'� � ��" , �-�t ,,,� �;��'`�. �, �� lq w g - ` �� � �- �j � � ; � ,� � �.��, ` y ` �a -� ; _ . � .. _ � m � 8 _ . ;g � �,,..«-. t ; < � . S o� ry Q i �� __���4�., i� ��`'�- ;'i � ..' , i ^�' �OO � �^�M �,' ��' �! 'j r" i ._. . � ; . s Y w W . � „ _ .- R ., e �m .. x��m d� �, ��W ��,m � . mFz ryo� J m�zN ry Finaz � �2 , � z � � ` � �a 1. �. � � ,. � f '� i --�----i i i--i i i �:--i i u� � � i ,� N_ _ .;-: „ _ „ <z, ::� � . 't. — e ,.,; .,.�� � .t, < � � y' . .. � .. '. ,. ,.... . ,�.��.. o a r .. �" ....� ; . �,, � .. � . . �� � s ;. ' m ', . . . . . . x�� \ > . . r ,� ���� \ � g' � �rs � ,, ,�. , � . . . _ . :.� &s fa r � � ' � W ,� �g - � � � � � � ��, .� �� ��, Z , : � , � �� � � � ��: 'J 1, I ' I I I � I 1 I � m F l t `�, j° , �,yr �— m e� �' gr i t , -° �SC ♦ u��? �� i ,. ❑ � <o@ . • .. : : � � : �: : �p '� ,, 3�z ' '" ,,� ; . �x .: �� ��g ; i z� �� � t � . -`. ' . ...,_ ` m� i ',.� � � '�� � � �w "\ ��p `� T W ` _ j�o .. o � '� S d o��$ wFo l�'o� � ��po " . ��i ; � \ a . "$m ,.:� - � i m S3m pz�a�=o � �� ow� ., _ �Gef a , ,. �1 � z - z S� � : � ° ��� °��000� � � s i'o� ° 5 0 � t '� �/.a�- � . � . • .. G . 3 z �, � � o .i '" � 7 W " ;'� 2 ...(.foMpoa pa�ano��..•f1�99�d�._..... �� ..o �� ..� . °f � i�i , ; �� i '� ����� �3� � rr i > ! G3�LL d dW; _-0l"t �. �_ _ ._�..,�_ � ....,.�,. , � <_ _n� �0 3" � � } � a � 1 � � � e� afipi�ifuuns i��� � 3 r � C � � � � m - � �, � ; - - m � � � , , : 03 � � Z LL , � , � . � ���o „ �mm i , , , ; lli � � � � ; ; _ � � ,_ � � r ,; ' 6 p = m . m r ow �� a � , LLG ' L�== � � � ,��, g �s _< �_ �0 � - � � � � s , � � , � i � m = m � � � , , ; , E i j ( , $��� ; ,� i " : � ; , , � a�s, � � �� _ ; � _� � � , � <; < � , _ i� � ^� r � n �� , � I : i t � . � �oo I I � � ( � ��. ..... 'a � �� . � m , ' nm ��m� � -� ;i Q� � m +� '� �� ; � , ; a ; _� , ��� ! ':, � � � I : ; � I � � � � : m � .m , , m r , ' , _ C3 °p= ; r ; ; G � � go o � Rf� ' � _- W , � � � � C � �a8 w� O o � � � : ; � � ��� � r�f : �� a: _ W J'e� E $o oo�� °� � .y�a I� �mo &�O t +"� ' .r ' O �a�, � .w� ;: �� a � m {$ �� � 3 � _ � _ i o; o i i 3a0 ^ _ I �# a _� - ... ,... ' c��i .�E 9 ( � ! k ' �� 7 I I� ' � m m b { � . � ..;. �_ . � � �. � 1 „ 3 ai��4 0 � � � - �`c� : j � � �. ....��z . �, C � : ( � �Sm _ Z � .` RS�- o �I ? � � � { � I I ��I I �_� F � �� w� � a m �- , a � �' � TF ���� � - ��� �u� W� ' 00 ��� � � �' �� � �� �o � a �_ .� = w e �� G ��� � � $ ' ' I � . �����; _ ; � ��;� N � � � , � � � � � LL — � w m _ ; �� � ,- . a o _ � FSw� t � m a �o= �` 5 . � s�$� �� � a � ' s � � � 3 �.. a . u J , r �$ .._ _�� ��� � �� , � / T ' . .% � �� . _ . . . ' > ` �.�� �C � - �gg .._ . . --� " ' .. . ,. _ � . . - . . ,. "*. : _ _.. .....: , � .__ . .�:. r '"'. ___ , . -m � , . ..w+�. � , » .,.... .. ..,. . _. . � ...,.. _:� .. ,. � �� S �. . _.. , ..� o� i � �`� d mmm : . �a - _ , _ j I � :� u�= bo _ � , � � ,, �� _ _ - _�_ , � ^`��� :i ,.:� ... .. . . ... . ..,: . (�(oM-�o� y6i� apiM�a uon..._,foMpoo�pa�ano�)���q9�d� _ , .. v L .,.,... • _� ;; , .......... �o� _.. n _... � . �_ � nnopsalN [� _ au ("J o� < �_ A.` �° � ._. ._. _ .. _. . �� -- a.•. , °'` ... �.�F�<g�"<�°F` ���� . . ........ .... . . . ... .. � . �� eD . . ��..0 w�o���Wm.i..o��i .. ` � ,.. �o�os��w �i�ma ��. � � . .. � m ~°`iza 33 m � \u� : m 3 w o;� s � O ` � f � ,.. �'�,, � _ .. _- ' _.__ __ ...—� — . �� � � @Es ^ U � _ 8�m 8 � $�°eg ` U $�e � �a� � � �i§ � r� m�� O a e - � t�a� a � sa> aa � M� J - . as6a $ � a� o m c`�.�." ��'`¢��` W � � boy��`- � �v�i� °' ���b�` �i C �} �� �=ss@gc o U �� '� •■ g �'= G O7F Q� -�m�sga . J ., :cEf 5 .7 _.s€ s� U ' �ssez4: � U w y Z G�J � � o n �� Q�J 31BVItlVA ¢ U�r O O �8 a �g � '�^ w • � � ��7 m`�VaO 3� :..�..'I . 8 ��� � S �S� �e �i . � LLmwa� �..I �;i:�W � _ �ka `� . 1'd % a i m '-'"�o�3 a �Q o T--I 'e`- .vr � arev ar I I'--'� ��a � w � .�'..1 ��� i �g , .,. . � � g .:`� ��i�F� . � "�9� / $ � �v�i�w�ala ,I . ,.. .: € W O��Z� o;l ' s // Z � OZ�f/100 I 2 N '" W . / � m� �� ry' J � Z i��mm¢3 � � �a & S �I =F g �nx m� oo �k J' b \ � aN � _ i �� ic� � 1�� ",.m �z z F" L� . I� � �a J Qo 00 of � a ao �` \ \ N W QaQm om , .:r. z� '� w u c' �. � wa ao'�' a r� � �a �� ?� �� ��c�i � e� �e�rozsn � �n� $o� � � \�'`,�`^� w o ao¢LL �� €� _ ` Ra; � �a ' � �1�'� �f� o� v�ic>o� t�b"3o Fx �oj .. _ .. i� �zinr ti <r o � �� n �� � � �< � �. .cf�,� oo< �mW� �€w xs�a �a � m� ^ _ ��� ���u s�� �� � � �� W �;,. ��Q=o ^ w ���' �= m�6 �� k��� �y�� m�w=G ��' i � w�� ��� � s zzmwv_, ' � �8�0 8� ��< tF y��� a��& ����gm fi�� �azw� 0 8 gp � � � � ��� �a�o o�a � �"wzF�m ��� w�^� =a� °k@� ��Bff ��h� ��� Q � Y�"' a �� : � '� �" 4� ` � � z�=Ecaiw�n � ��g� ��N p � � ��Q �' u� g w O � ° 3�0= ����8 =��y a��. g - d e o-' � 1N3W039W3 150d �l `�' �' � �� 8 a.� �Fm I rvnwiNiw �� ��� ��� �� �e � v.- -�.� � a 3¢ � .4b T �,`:\ . ,\ � ~� No � J /� � ����'oo� ,I � ��� �� � � � \\�\\� - ; oJa a�m aW ��o I N9 . . �� :..� Qa€ �� ���m �� __ � �z < iza . \\ � �� / � �\ �\��� u�i�a F�o �� " < � � �`�� „ G" � ��i� o�= S . /.__�-/\�\ , , ,x1- � w" a�z �� � � � � �su k" �" �Sii� » k�y w.il � �j A ���%' v�� `� " �--� j<� ` ��; �� ww � a$ �m �oi � �\ � xz bFr � �R �' �� ��F ����,/ - � `� A �� ' „ Y� �� � _ � `��' � ``�"" ��_ �z �� ���� � � �, �, � � � \�- ._ `°, UwF- x \ ���\ " - �_ _���.'.{ �r' �� U �\\\\\ �/ �� � r- . -- . . __ I _� _ � �N - _f � p�F \ % / � �.. . � �F � � `�o �\ / � �`���)��'� � / 1H913H WfIWINI , � r 0 -� � � o . �V'////%� /// � .� a� % OC � . N �� '�1�� �I . i N� � Z p£ j P �./�— — '/�, = ,� � � � � � �f �_ � f� � �; �, �!/ � = z n�a. w ��;�+� � � � _ � � � � � an � � � �ii � � ,�; � � �s�• ��., � � ;i i � � p �s� � � , ,..__. �I � � � g � _ �_ ° � vg' � ��� 1 ' _ w � `z � � � z�R� �o� f ' o p M � w �t � // i � � � �g� � g � a.�i e < o � � � n�'i � � No � U � �� �e � � , �� �� 4 o W � YW Q m 1 d� F� z I � K OU azi �w aa N J O} i �o U�� 1 I ;7 r-,W� X� � . ^ . 3��Y m Um R��s I w 00 � Nmo 04 0 .. UZ � . � oN �p , O � � av� �� F �� Z T __ Q �"< za 'M I �z � � .I rc� ` � i�cj � .z � �l , c�io� i"a '�I�il p . E z�� \\\ � �Z m m�� - \��// �F� Z� m¢ �i = N � \ . � _ . ... � w m / '� �U W � /J/J/J �U z � � mpyy � �� �� Y�� j UU � Z �IN SQm ZtN Q rOilNl adK ti z v�i .i'�..� ��� � F � a .' 0 `,.rlll a�a Oos a � c�i�� � �� ���`.� �' i ��a �o d w z� �iH�i3H wnrviNin„oe �v�i - � . � '\ ��o O W ry _ m Q I . . Z �'.�� .. Np �j � < � j +�+ v� '� 1N3W039W3150d /LL ,.� _ w w � I O � - a� i � . .�rvf1MINIW� 0 ( � �� W _ Z p Q � ry i z � ..4Z . . ' tJi� n �w z Q `� �� � w � O N 'I � p y�in � i . . c �� t- I� w ��W zx o I . . . �w' � NW ` .� � � z �� kiO � a �� � . . � ��? �w a '� b -'�m 8199 � M g o u�� o ������. � � � �in N g a 1 °�i a � „9-,l ��� \ ��I� ._�a I n�i � � \ � � �w — , T� x � � ��1= � ��� I1 � � 6 ��� _ �I��— � �� � '�I. � ���� � J o _ n N _ xwx a w ': . d �.� � — < �� � IIII� � ���� m� " �� , <� � �`�v —I �� �" y� a ��� I .� �o&o �\ II�I-�II �� ���- �� mRm �J� ,?;' i � � � � � � � o ��� III �� � , � � � �� �z �� � � � � , �10�� � — �� �� ��� � � � � W5 �i� r�xr�` _ ia � ����� s�� \ ���=II�� � w � > :��, " ow `>o ia� �� ������..�� wa '"`r_. �� � cFic' ��� �\ I�� �\ ' U=� f o aJ � � .. �� tita � a o�a �a a� 6� \ II I �am� \�Illlli g< � y�o ��� �ow � o€� �o a���Fa� �� III �; \ ,,; ��_ � �� F w� w�ow= w� 3 �.a o�a�� \\ I—� Qo�Q �� IIIII�� W� W�� eog ��0 3� `?: w�g �F ��N���� � \ I_II \\ III� aW�r ; _ K�r � ��� � �mN ��mJ -II ma� r e -����� �� �' ' �om ��w p�.. b mo � ��� <� €��<�� � a \ � � . � o a � � � m ��� . � :'�� . � F m ;� � � IIII� \ _� :, � ���oN� a s s � � �__ ���_ >� �� . : :; � \ I-1 ����� ��III=1 g = ��e � �� a�� ��� �� �� w�� <�< ���=Fo` m � ;W --III ����� III � � �����> �o� m� st�. � �w ., w � � m <��� op ����a�@N e �s _ —I— � I� o i m�� �� s�m� �� � � a g �Q eim�woB- � 3 w€ Y�'" . o�Y'38� �� � k'w �`�J''� �S b �II= m�o�� � ��� � �u ���N�oN � C .�� o , � a ��am �wa ���=z�w< � � N � � �a W � � _ � �e �` � ��a ��� �� ��� r � �"w a� " ;'i=� �> i1 � �� � � ~ pUZ O 'nl � r a ��O �F� �..I� M � i�I � ._�- 'I 4 V �� � � ON� N � N} I . - mo � + �� �� a�� aFa �^I� rc3 � � -.1 i - Q3> ��" �� �� _ �-� �� �oc ��¢o u� r ..1�,� �`�. � II � -¢'. �¢� " < g � -� � . . .. ., ,•y, . �� �- , _ _� �Q — - a ��� �_ -�� fi ��� � � � � _ . . . : _� ; a � —�� , w �� — 0 ��� ��� � i } -'� ��-�, - . � — . � � , m Fdw~ • �Z� • ? n - �I 0 n 1� z4i� ' U p �n ��� � c� � m a r �. ,_ I \ 0 oN � � � �Zomo 3l8tlItlVA_�I�:�I.. w w 4 r r - , - i I �? o�J i i O . . HLOVA L l J m> W�? v� � . � � II _ I � g � � .� E tn §:s �� � �gF�as p _ a�m Y `� 8 , � � �� _ ��� � aa�� � N � o � � ¢� m�� o a�o e � � �� � y �� :.s � � J a�� '' � y �m cu'.7: . =z= � M � .� Q�� > �p. Q€a Q w tly ■■ � sF�� G �N} V� ���%`s"gz p � s�_� � � g'@ s S � =F Q� r �o���Fs" 6 ., : sE � � - _ _ g _ € _ _'��c.p� § 8 > ��` a a `i�� � � '' _ � � _ 3� �— ��,6���w',����.�� _ S a� � �y¢ - =i�< nrvoMwHcw*�n _ _ ' ' :F 3 � �. c<C�.�i � �5 C OS F fs � � gE�� � aTFz - 3M � .. � ~ K <`�� < 3c�z - Z � r,�N �Y Z "- ow <o�� � �zFz � Qi 60 ; z 6 _ F�z��� -- -" j ��. -�- �_`¢ < Ec � d 3� _- C � = � < _� � �� ' _ _ ,��. - � r�nrvcwi.nrueci3o.osoai _ _ ' � _ .-, � C ��� � � � � � �� � vmh rfic m > � � Q i � � Q < S � _ � o � 3 _ _ i� z � _ - - f � Z z � X} � LL _ _ � '.0 �� Fz w Z _ ' 3�� �� � 4� �„ Z ¢ � � o � �o $ �N � " - - zr ������ �� `g i - � � m= - -_im � m�m�H E i F 6i u k � � p � Frt �z� gu ? ,. � Z � � � - � LL > ~ � �� _` , � ce '� � �� F ^ Q h, � < � l� " � ¢ �" ? ` � � ���� � � z � _ � V y I� o aS aF b _ � �6� �� � �f -�Y F� ? a � ��" �.$� £�. J r� �p � � ��. u ¢ b ; a > � �� y a y � �€.� z � �`� ' � ^ � - - � _ =3 0 � J z � ag°= ll 9 `" C � m3� �:Ca �l 'i W Q _ o �� _ �' r ? \ - a O z - - _� i u-� �o ` Z _ ug i w a .�� .� S m �..�, i �:i� .9.� ~� 1 z z r � �� Y�� �i Z ¢ E € �4 � ��� j/� C " �� €� 4 V 'r , � ��� ._..�„i � wm �� �� �� o�� si�� �''� g ---,�_----,�g �' g�6 � _� , o \ '�� ��� � `o Ee � 7 9=�0��� 'il ��Q� � r F � �, �Opo� ,�� ���� ,.. �; y '_ I mgtl4 a C Z F"� ;G �� .___ -_ . __J s�[m Is��i. V J 3.�3 �1 g � w � �� � x ax @�.�� e� �,.� e�liE p ' i�9E � _ Q � �� m �rb�R�� �fi�� � ��,Y� ��j e`6� � 8 „$ u ¢ � a �$V� ��' z ��� ��oy ° s� ° a$ C��� � ,� ,� a ,W j"' � .;- a §b �'���a ia �3� Ea�9 �\ U S - �^� j �O �� ' ! � a Q ...\ 3 �. , . . � . .. .-, . �. � �.� � .. ��....gF. 03 - a$ _ LL ,� . u� z z d 2 C; �N Z - �p� _.. < .k@ b�� g�7� N _ ax� _ . - - -�s� �� - -_ _ - - _ �3^ 3O �i � Om c� 3z r' `d<.•za � CG c'c cy •- :o J� � �z i� ��,c� a� z i F* z_ �o � � .� eae p .g� M' � d J o 8 �@�����g �'i R g a �$; .'� � «^i S a a � �:z�a t� � I � � �E{ o ��� r C � y � g.���., � _ em# ; € %- � G�0 Cw7. 4���aF�€$ �$ . � O c 9 73Yt k;�g �� 8 G1 y>Y� ���3€€@�� � I W O �:�� 6 ��z €SE�E � c� ~a = g ��e;Egp��� �[ ¢ � ., �� a� � o�'�� e a �� 8y O �a � a o � ��s a w `��ff � m� mFa� � g�L`� v� a C c g E � zYEetl's�F � � F- E 0 0 0 0 0 0 0 �o m 8 � C� � o �. �� N# F i� .ET 5 � �B �s @ �E �.-w�����sE �a _ � N � � m � � �� ' e m �m � � o £0�3 oanWc� En���mrnoy�$�Wx�� - � n � 2 E SJ3 a �W�W f�3 a�'� �E q��W�m ��q�r Z ' c - c a EO _ m�� m O � .� d " a g = �E T �3 �W���y w�owa`.�����q�E �- B m � o � � w � n� _ �z�8 g�" �� mo ��%�9�aWas" a w � � c9 � c5 c7 c� c9 cT c5 Q c3 c9 c3 c� � $ �,g 9 z,'�`" c 9�c °1 8'o�i m�3 a 5"�°rn y�5�.� m N� ' � '-� ro E g `v `o_ >$�" �"�d�W g����5;'g''-y'o��im � `� � g o ; �g �s m �$ES'n a��o'�gyd �_�"Lo��W=a�°`g ~ Y � � r 3 �fi yy� g��5� > �>�_�yq� _�g_�2if N�.�B+�">m� 3��$���n J w- � ._ _ �y b � v'^ � �� 9 S R E�� � T �y c�'=�a n 3���w a ¢ - ` E � � �awe.` Z = E.o �E;o� o �-�2S '�==._s=� �m iO w � � u m m tn r [g E � o, �Pi & E � EY3 �$ 39a3R�3-m8�c�qc Q i � ' `5.m'Qx2 @�E�i�E _ �m�$T� " £cTi �t9� -a i` � cai " ' � � _ �, mc`m`c � @��.E `��o WE�; ��_`mm�'��Ey� IIIII W - � � �, � � � �F�i =onm$ �o"°Z �U" ��Ea m 2 N�� g=m �°m"n z 0.' � t r t t t t � t o e I c g � $v€o � $��v�'y �"�� g �'�o,�--'�a--��- oa allll� � 9� E ��5��$'„_ II W - a" ¢" a" a" a" a" a" a" � £ - N w � Q ..�� '@m ` �m��� ��a��=� �mE$cmm�m���� I�I w W W/\\d�� I ci a ¢ =Q $ g � g �_ �3�,��9��3� �dx � - a a a a a a a a � � � � YI\ � Q❑"+❑^ �a�Fiw�•i� � �588s FA�+w�3@ �m5�� �i`o«3@58o ca.� o � ' s � : ,. .. � �Y � ' �� � � 9 � x , � . .� � ,,. . as k �di f. ,. . , -,..._ . ., u, +�.w o, '�, �e ;, �3� � �� . . . sK x ' � . � ,4 � � I . .Y x � % �,x F. � r y . , � �� ._ � ..__ `. �. 7 .._._ — , �— � �� ' "" _ _�_ ! W _ � � r I +. �. � �, .,.r� � .. � .�� A '�:�. � � ` �`� , �.-.��•�. .��� x,4 .P;:, f '�..�. __�....--- h,I �k i '1 � i i �k� b � ' � � � ' �'�. - _ '�� t ...._. � . g • � z I '� r � ffi � � . �' �.- ; � � �� � � � ' �� ��� - � `� � . , i � � 1 � i � � �n , � �` ' -- �«����„««��«<� --�«'E.�� "� � '---,�.,,,� b� t� � � �� � � A i r �� � t �, � � �� : �w �� . ;� _ � ' ; -� �� �P --- .- �- ` � � �'� � c .� ��} �:� �' "°w`",�� � ` �' . g �. �� � ��`� � � �,P � �`������� "��.� � � �� �� �� � � � �. � , ��o A � l Ft i j �� 7 � -_ � . u � � � l � _ � . � � � t.<�1� }� � ��t�.>�\ � �� � ' '� � � � � � f v _, • �� � I �I - � - � , W ... ` _ , �t�s����� � �� � �r ,� - � I l�� ? . �� : ��; ��� ` �, � . �� , , , ��._ , �� : � ��., .� �_� �.�,,, „�,,.�,�,�,� � ,� „ .,,,��� � ° _ �_ �� 9� � �� ���� ' j e�i - � i •^ � 1 ��' � � � o �� oti � � �+ �� - , , , ', � � ��z ,� � �� �, �{��. ._ i� �`� - ���� �i - ,�,� / � `'� , ' �� �, I '� F;' `� � � �. , a. �� � ��i � ( � � � �--� . 'p ., ._ ?A. m � .-, . ' a--. ..� _ .,. . .� -_ �. r .� \ , p � r � � ( !_ , i � � � � � I� ,.�'. �I �.' �y���.-�.� \Q _ � �� ' ��� �I�`� i.. . � �- �t- c r-t--- ___ � .._ '__ \a �, I � € � ( i I � � ��.�. � A �,.���� _ .. . ' ' � � � � � � ��'r-.. � i � �` I � � ?• €� ,�� � " . �� ��_.. °� .. � . _ .... -� � ( ��� --- ��-- "' " �. � �,�-..�� .. � i ���� � � � � �� } - � � __ _ __ ___ � � �� I � - , _ - � - , a � � � � ' I f—�' � -r�—� t �_ �— x=�,r �g,•� � i ? � � � �, } �� ' � �� „ � � � % , ,� _ ' � � : ..��.�._� ' _�,;_�i .� ; ' � �t �, j � � � ,' ,,� ����°�� ``�� ��- ' ?� � � . � -�- �. _ y� �r i �{ /`� ., j �� tfi�i - 4 ,�" � �i � � � � � � � I� � �; � � �• ����� °���� � �� �`� - � � -��f�`� " (i� � �� N � � `� � ,�c�, } � n , � � � � .�` � �.� �v� _.-� � " �� l � �,�, �=b' � p _ ��` �r•� �O� Q � � �� f._.� `� � ! .k� 4 — � ti �� � ' p � � � � L� � �� r ,-� �1� � . � a� , , % _ � � �",� � ' ' �� �q ' �� ..t. ',m � - � ��, �> ; . � � � _� ,�,� ,'�, �.�fi ��t�� ��a � �� � � t'; ;� � ` � -� �� � �, �, � f �� � _ � � � sk � � � L� e- �yr � � � � �� ,�, ..�v� o o+� a �\� , ���,� - ,' � . c: _�- '. _ � ` � � ^�� ',.,��.. .�.._..- .� .__ . .:', . . :.+` '.� �2`"� �p .'�-�'.� N� �/ �"� '�w� b s � „a� ; y� ". / ' ' ` . : m � .� � .i� � . � 5� 1� �� it, a� /1� � ; ��_ ; � � `� i � �., � . � � ,�� ' ' ; �' � y, �"�yE � f .., .� � � �;,,' ':` . �� �- �, I �:aIF ;s�?i Vfij. , ( � �..., t , �� , ____ e , �J ' — _ ,� �� �J� � .._ " � � � h,� ,.��'`rti�2� !�<-�<R �i��� .� ;�v� /, ��` ` ��tl��/ � ; ��' —= >��; � -��' i a, ' '•'� ��� � �-�_ � � ���,� _ �� ,"'� �_ > � - -� , ->- = i r < _ _ _� . . � - � I "_ ��, f � -� - � ���� a� -. E �- ��, ' `a z � � � h re �� r �.i� �,��� ' ,✓�� �' � �" � .�.�'. _.._.. __. _ ... �n. ar .� �. � � z. � � ( 'a. ( �i� �� �: �r �}_ `u ��#. -�. s�,... � � r �`�� i _,��� � �'S i � " � 3 � �.,� i � �, � s�1 p� �� � � �, � ` �'; � `� ��� � �������� � � ti �� u � � � � � � 1 r � ��-� �. ` � �� �� , �� �� � � � �� �� �;� ���� � _ � � ��� :� i.a �' � � I -��� �_. � � �,� ���'� � ��� ; .., � ��� � � ��.`ti`\ i � � � � _ _ i � � � ��� �.o. �.. � � � . � P � +� � � � i � I�� � ,' � __ 1 � � � �� 1 f i s � � '''/// � f � i� v �� ��, 6 � ��.��>.�.� . .� � �� � � � � ,,,___. : '�.� �,..,. ',. -��»»� 'p� �_ 1 2 _ � � ( y{ � i � p I , � t ' R�' r , ` � l '" . � / "��I I � I '..i 1� _� ._ I ,':`_j ���� �„ r S� � �I . r � i � ���� �� '�- � i �-1 J ' � � � � � ( � �� � � � t � ; �" � � ��� � � � �' � �` � �� � `� � ���� � I � � r , �.�� i � � � �I � �� ( � �' ' -�'> , ��'i� - X�,.�� � �� � � �" ��' � ; ( . - .._C �� - � � ..� � � 4,� � , - ,� �� � ����� \_ A\\»��\� ��� > >-�� �� �;;�° � � � � � � 1 � � � � � � � � : c /.. ��� �, � .. ._ b � � . . ~ tnfJ�� � 3�I' f i '� } � d , �_� �\,� �, ,,. ' .o {.. �.P, .-a--" �.� P a� p �' �' �1. YN.-- r ,� �\�`s'�.��\\,.a,\�.h�. 11�'�`�� �a � ,�r�� � ,/�/ I� I . � � � ' 1 � � � �� _i��\�I`t � 1 ..g#' i i � - - " d , . � ( y � � � N _ Ir ( ' � � �'\ ��:'� �� �.� �� \ f ry.�I I — ( i � — , t a.� � .,� rr. � r � �----� _ �—„ � .�, �� ���� � � } m- ��� � __ _. ��`� � ___ _._, . � _ . � � -�»- ,����i �_..m�v.-..,.v:...... . 'AJ �sm „ � . � � �� � �_: cc� �� i � � � �.� � s �,. r _ —� t - � _ z _ �_ � , , � _ _ . e , � �`��.� �t �—:� _ � . ... _ _ - --, -� �_ _ r � , _ �. , , - — - � � _ - - - -�-- - � . � ,, :�� - � � �—�— ,-- - �- �_ �, � � - - . ..� � , .� _� � �, , �t a_ ,� ,� ; --� �� �o��_w= �. � i � �,� __ _ , � _ � , , , - ..� , _ _� _ ; , z _ : 8 -- ��..1 � � ' - - � � ge � _ _-- � . �� — - � — - - - .� � E� � _ Z B�� �-� � � d ,� o a ��������� � � g N €�� €�g ; x � � � � 1:���� � � ; O � ��� e � ff=-z s €H y �w•y �¢'������ - � I cai W � �z5 C m c��� €i p ' a II N O j a`E 01 y� �`��€E�� �e Z �� aa� , r �� ���:���� � o g J �, � - �a z � e ���� � � �aE� e � �+c�. � U� '€ �e � 8 �����s$�� � w ��s � tTs�d � � f �C' FF'¢: u � rA � t +': r E �.E 4 : — _- `o n N N _ `o_8 � ; a � � `... . m 'm � � � Ti� _. .. g 8 m � v �m i - � 5 y �� m � $ U�' 3 � � 2' 'S O � � � W � �n Q N W r @ � � E � �8 Y m f u c � a � � � E m ; - „ � � A � � E a � $�,€ ;� � � 8 � " ° 0 3 ° o w � A a���A a � N _ � E � � m d �.W _� " � r �� � � � c� � � $ � z 8 II r � $ o � N E v`m E:° 2 € z v 8 � � m - d z � 9 r €' � in z S a � a m y m c� E m � W m � E _`m 2� _ '�° a � � .. u; `o J m � 4�$ LL ; e : � �x E m i � ; ' , ' ,c � °� � � �, c m �Z p E �,u � � � � ? " 3 � ��V��c -0 �II o � . � c �� , '� � ,� r � N �$ _ _ . , I a c v a c � z ' , . . . . , , ' „., U❑�❑❑❑LL�❑ �E� �W �� _ ���� � . , . >I • � : I oa�N�wo � , . t , � w . �� �, � # � � m e �, � � m m ��� �g a� w .. : - . . s �. . Y . � ❑ Q — _ ..... -' U w r . f n '0.• :i: �$ F.nx �K £s �, N `h.% 2k ' � � .. � . ��w * � � y , . ,s , ^ — ,P „ . m , _ r ` � � " `�eN .5 -�` � .... ::- . ..., x � � � . � � .�._.�_ � � _.... a— p.-1 — _ . — �'� a0 �. » . . .__. I �f �., . TS � " � ...... y. �y�� t ' I �f�t a E �, _ I j'� � �--� ��4-a,, y,ti —g*�-� _t.�< '� ��- a � � � i � ; , ¢r} � �. . ,- . T-, , �€ �. ��..t�� ��� - ✓ �� �i I ` � I •} � j ' '„ & ,., +, ����1::i �t « � �z ����"' � e� � �`'-�i���<�� ��., �a -� t�„��5..�� 1 � � , � _ � � 9P -��� � _ �«.� <, ��� � u � � r I ��.. ��� ����« '� . ', � �r� � � �w � . � � � �.�r, � � ., � �- ' � i ,� �� �� ��` d � �` �� ` ` �� � � ! � �� �, � � � _ •� �� �i' �`� . � � r ,� - �. "� :' �� � ��� �`�� � ( _ , a �� i � xa 4 0 �r�' i -._`�l�e �»�� � � ( ��, - - � � � - , " ., �}�ffr���F� � � � � � �.�t�� � � �� ��' I , �� � ��.� . �'�� �, ' ' �. � � �� , �°�>�� �� � � � � ti � � - ' � ����T� • , ._ �� � � �,� � ` � � �,>� � � � , . I , _ ."%.'� >,�,�.� � � � � � � � � ��. � � i s; � � , �: -_�- � � t�.� € ` � �" �:� �, � � , „ �, �t � �� i �� x _.:� � � = :� �a� ��� 9 � i - - i � d���' � � o �� k { �, � , � µ , �� � � ( ii ( � � ��. � ^� � �� � � "_ "{�' . ' ��-�,r � t .- i _ �,� � ���� � �� � �� ,� ry � � � � � � � i r� - — �,-�.,`Qi R��_ , . o �� � d 1 ,y ` �, a � -! - � . � ti, � _, -me.,-� e - �, ���� �, _ � ; � r� � � , . - i �--��` � �"' � � � � r � � � ' � ( ��,s o� �< � „�� ��f� ��� � � ��� ('� �a . _ i i ( � ; I � ( ! I ' ,- �" i � � � �� .� i I ��..1��. I� �.ti�r•— �o. �.. �� "*� , �, i�� i . � �'' � _, --, , �� ���� ,,_ ��� ,� � , , --�. <� Q� � <. � � w �� _- _ i � -� �., , -- r _ � i _ — , � � ,� � ----- �� �``� �- _ _ � i r—� � ,�--� � � ( i ., � � ' _ s , i � ��. , �.,�, x ��-_ � i ._.��., � t + � 1 � � � � •�.� ���g�• „� � ri��� _ �� i, `� I " � '� � „a s ����. ' �.�---- t,v � �.}. �� � i =� ,-°I� zr�r � � �V - � � � � < �tr Y '�-- �,��J h� , __ � - � . _ � E�,_ � �/ � -� <<� �I , ( I � �. �a . a�• � _ "-� ,� ,. .. - � I � . i . _ � � I�,,....«•-. � �'�: \ \� '�w �\_ '��/ / �/� Y�'�� `�4.' I � c � :. � >, �� � � � � ,�,� �� �,x �.: �s � �,.�' �� �� �i��w �;�� ��� �� ��� f�X��3 ' � , � �, - , ' " . �• � �o a -� ���°V\ � ;�� .,.y � i ., " � �t 1,,^ � p r I� i � � _ y � � ,� � �� � � `��<�� w � � �h����i ' ;_I �� � tl�. � � i � i Y i rV k \ � Q ��' � � . � � . ` _ � v* � \ - � � � r/ �, � �/ � _ _ . .�� y�2 (.Y � . t# �� aM Q Q � s ..�,� �.'c � :. .. ,� - t 9 � � � �&�• l 0._,ll' ��g (� ..i t\�,v,� 'I I ''I � �I � - . y �� 1 4� � Al � k . ' }� < �. ir \ � � yT� A /rY. ,.. r y {{�Y fi � � � ��I t� � � �� l�f �� I f '(r� � _� � �. ,��� _ � . , ._ � t � �i c��� � � � . ,r '.� --... ^-..�,�. ... � �n a a � �� � .- �.�t _- �- x J - , 3 � ' `p ._ � =, . . o � _ � �� ,_.. .L.:!'ti.=�.�... , � �r4 ? `lm2 6t� � � .. , i � p�/1 y, ...�m y . . ).. �. . ` � � b �� y� � . �,'����« < �.��'I" i � , � ` - "._.. , 5�.; - , , - P . . . , <7 . ,.._• . I .�. > > , ..-..._. --•. . -- . . � � C�t1-� / ._ .. . __ ____._._,.. __-. . . �,. ,.._:,_ '_ ' - . , � � r{., . , . � .a ��_ ' � , . � � , __ y J� __ � {>. c `'I,.- �� -., '_ ��.I�� i.k���. �" __ � _ � � < { �, . .� �. � �� �, � , . � i ! ,��✓',�� � , � ' �' . , . � p � , � � _ - ,,, ,� .�. ._ � � �� � 4 , a +� � � .. (� ,� µ��. Ry � < f ( � I r ��� �� '.�� � � , ,� � � � �.� ��• -____ � _�_ ,�� � � I � `� �w f„ � Y _ '� � � � � � �(� � � � � � , t � � ' - N � �� bi �. � �; _c� a � i � �.. � y .� ' e �� ' � ,,. ' v - I I '� F_ � ' . 2 } y _ _�'...._ ,. 6 �1j � �.g � . '��.. � � � I r� 1 !� r �a�Y � b � � ( b r �� - p �:'.: w ��,. t t � I i/ ���� � i � ! i I` x ,, � � w � k � � � � , i ,, 1 � ,,�,, � � ' �. ` � ;�� r � � � � �,� ��,.� �� �-❑ � � �yti ; � 4 � , , , �.� P�, — I �� � N � � ' '� �, � � � 3 � �-�� a � � y a ' \ � � i �� v � Y - �_ �, � �, k �'; a�.,� , � , i � � � �,' ;� - �'i �� �� � i . �� ��'��� � 4 � � ` . �` _ ____ -�` ,---� ti ''_�- �, �I--�� � , �` � �; , ' , . � , � � � '� � � , t �o' ,: �, . �� ` � �� ;. _ � ° f ' - e r r �-� � . �'r , ,'. , � � �- ' � • � 1 _ t r. �. � � \ � Y � l , v i I � � , � J ��. i �� �j � �'� , � ;�,m � , ` , �_ 1�� ,� „y i�I��'��� „ � i - � i �� ,.: $�� =� � � I � I � � i � �.� � � � �" �� � � ` � , . � � � �I � I � � � , j�,r �, , . � ; � � • , � � � E �� �-r��� 3� � �-' i��� _ ° �, :� � t� �� ;;% C� � � � � <,� . ,; . � 4 � � `� � . � � <rv �c�,. - - : �, .. �i a.- ah m� i.� � �. .. .. - . .� ..� �.� ��.i �,3' � �at`` € � 6 u , � ��� , �_ �. �: � � � � �><� � .� �� �_:� _- ,� � , � � I �' '•�,, a ''� . a ; ,;��, � � r � ��„� �j � ' � ;,. � ..,. -,„,.,.,.:� ,.,s . _. .., r:: /1 ; a _ f � , . - � �.. .� �._�«-_�' . �"'�... , �' '� � t' � , .. _ \� \,s.- .' 1 � .1� i . .. - - -- - '" . . ,.,...__ �., ._ , ....,�.. __� .:. ,> , �- � _ , �_�-.Q ,. N. ..� ,.� .i ����� ......_,_.. ,.�.e_.�...... ._..�. ......�:"' >' �..� _ . :__ . ��... ��_ " - ,� E �-,� m .., ... . �i � « .:. � . , � — �_� � 1 . � .._� _ � ._ � ... < � J �x _., w� r y _ _ . .� . � � tr .< t-. - � , 3 �'�G � / \S� _�.c-a"' .t -c-�__4-.__._s— s- I...c.......—a.-_..��._._cW _+. ._ _ -_ __ _ . . .. E / d / �� � �. , �.._ .,,_ � . � ..: __�-" __�__--� L _�.�. h ;- pp . � � ._�, __.. . . ""^.. , � ...� �. t. ` �.. ��, � y/ .. / / '�`��.--� ;� �f '�..�-a....� ......„, '�, a a ;" f`� %� �i' � � - � ..... _..F._.. ..... .:.... ._.,,.....,�-...^�--�.a N^„ �'.' h � �c � ... .m�.. N � QN � B � . ; ,: � .... . ..... . ��� a"'-*a . . ..... .... .... .... ._ . ... .. _..... ......� I .��.. i. �� Z . .... ......._ . ..... ._ .__ / I �. � '�. .� �' ��o g a � � e$� e:: �I , g 0 � �e c y a g �' � ' ' � � m�� N ��� c C {7�w� .agE � � y1 �00 c'J'_ - - - w > � a� � �€to� Q e _ a 3@= � °� � - - �O J O ¢ �2. U �m � n a b � - � a�6i� a � @ �� � � ., a msf p g z '_ L =U� _ s €.m `� e - � �R` s a g ° � o w� rc W a� N 6�. Z I ¢Y � a� co yA � Z G � y ..�._.,.�- I ,n,�•�.•� LL n.oew.a•an�oNo,�i»o y� � I LL� s��r -. '' — ♦ - ._ _ _ _._ .— __— _ �__` _ _ �- f _ � 'I — --- � � — o,�o� ? ! , -� 'a ,Mr., � — =s �' � �- - � ' I I 1 � �� �_ - —- _��� �� - � �- - -- ;-= � � — �3 I F� t. : . ' -- . •�a - �';;s,. � .-. � : �� =& . W W� I �A UC T.. . .. .. � ,A§ , ; A�51 Ur $�.. . � � ' � � � � OC fA Z _"" _ (F� � � � � . .. �"ro i I I � S 2 ` 3 ^h o �e � g � I��� i- �a� � cc ���_ ,� I I � J o n�`'{j, i �� �o�C m ��'�� �I 2 j � � .� �� � � � ��; u . ��zRe�.ce-� � � � I', 4�' I ' m � / �, � ' _ i i , � � � ''f . � � i�� � - � �1 �'F� I l � I � ��._ �J� `�.I��I;�.� � ` =Z \. i i . I �— � I ', ,; I Q � _— i �-- �_I�..�� I...I I I I � I :'�' �� �li �' �1 _. .?�I'I.� .___}-\\ ' Nm \\ ' i�,.l:._ " I cikl .�I _— � � i � I I� � � � •'� � � -rt r� �1� y_ _ el, �� �: \�,,, �\ \ � .� �P ;— - o � �� �' �l�i �� , � .�� , a �1� � � �� ' � � � ;; Z " � � � � �� I �� � - �.i.�� > � � j�i f ;{� '�� � I 'I_�I, I � I I I I � I ' i I �� t �� P'�_. � �, .fi .i, i � I ��� - � - � �-� }�—''��-` " �, C- z � -� --� � `����� r � ���� �� l � � �I �_;; ��,;� '� �'I_I I ! � � i I I 'i � .i I I I I I I I�i�''�� -r '' ��,� ,,, `• \ . °� -- - � ,� � < �� f �� � � � � � � �r� ��� 1 � l � �lT� s�a� � � ,�', ,�'�' I �--�--� , li �, � , _ ,�, � � , < 0 `� �` �� �'' � a � I (AVMOVOa4313�V211A1�119f1d) ��F�i I�`I, ��.�I' � � F I ��� �� � �_� -�� �� � �, � � � � 3N'd�3`JORiI.NN(1S I I - I I j 'I Q m ', -, � � _ � 'I P _,- q�— � � a � I a �y -.�� L_J. I� � VJ �_ -'I � , .:, ill:i � O _. � � 9 Z III � i . _... .�� ,.� �n � l � Q J I' Z I ... — d - r I ��t , � O�v�l-i � a�i t5 � , � I - J II I y OC� � k � � 0 ��. Z � I�� 1 II II. �IyI LO � - ���� ` �� I �I �� I� Q I I I II"I S J � II II Z p� !I�..� i I I I I II d � Q.. ' p . i . �I '�. II � , �ii � I I I� I I I I I -H �' p �� ��� g J i��f� , y— i , �—� f � d! i� Q ik 'I � _�i__ �.- > � I � � u: � � I�.l ', I . .__ � � e li Q J _ �4� � ��'� � —- --�- �— �� J� � �� a �`�,1� - � � i i � //� `��` � I � s�� . � � � �� � �,�_�� ���-� � I I��� � ��f — — ------ i—`��� l �4 ��,_'` � � �,�� � � � , � I: , � I � ��� m --_� �-' " =- �' -- - --= - - .k---- --�- -== I L� ---- --� � _ �'v¢� i � 4 _.__ - . .. . . i , �-: . � - --- -- - -- ._ _- -._ __.--_ _ - I � (AVM-j0-1H`JRJ H1OlM 3l8VMV�-AVMOVOa 0313�V211 Al�ll9fld) .,., O��oe 4 -- N 3N`dl MOO`d3W `---- � -- - _�__ I -_�. -__ ��� � � , ���� �„��,� � O�`' a� e � �� � r al I��I �$o_I �'��� ��� ��i � �I I � � �N.�mi� 8+',W,_' "'i ' , �� � - � � i 8 ' & � ¢ � � xe � o ., W � jP� ��S' o I i � rt U > � a °2 � �. ,. I f��� ���' � O g' 4 a� �ia . . I 4allm_ tWil a x�p 888 88 ��� � -- <" _-=el `I�� I _ _ E I o� � �� J�� --- -- ., �_ .� '�I �,3 � I __ � � I � � � sm m� ag .� � 6 fl ' � � $� @v& E - � � �I L � g a � � � II �� E e� O d r � B S I 6m� �F_ C $� �. II Z O eg;c�j y �m�:; ;�.g= g r. CH �eE U p �N Y a"c =�s-E�� I o U @gr� � _ ��' �g - �a - •a- � � Q _ � m - �� ? € =s ` g 2�� - �sp� � J R� i '.8. 8 5 � s ., `�=EE ° �JO ~O W � � � a� ^s i I III I III I I'.�' lii I III..��IIIIIII� �.. . . I --IIIII�� II�III�IIIIII�I—II�=I I � — — ___::I — — _ ' � � �, IIII — - �. — I Ili 111=III- _ $ II _ I III III—III� "� a — — - � II II - — — � I I I .IIIIIIIIII11IIIIII.III—III—III_ � III IIIIIIillllllll � _ -'d I I I � I I-i I���� � I I II I II I II I I� �� -- � �: � � �' � _ � I II-I I III—I . , � � � II�__� III III�111= �� � � II f � � �� � ��� ��.-- _ � � �� - � r �� � � , �, � � � i'� iii ii -i � � � � � � ��� < < , � ��,I � u '� u ;�� � V� � �l � i � �i 1 ����� i i�� i i i=i i i- '�� � � o_, � � � �i i- � �ii i iiiiiiiiii� ' � P - � �i i - _ �� � iii�� iii ii_iii-i � =0 �I � - --i�i i�i iii-iii- �� �ii- ii iii-iii_i _ ii�iii' iii _iii-iii- � , � , � �I II 'iiiii��'i�iiiiiiiiiiiiiii� � I _ i i i-i i i-i I �� �i � � , �� �� � � �� � � � �' � � II � � � ; �� ' � � � �� �e ��� � ����i'i�',iii,�ii'iiiiiiiii��i � I, � � _� � . ���� iii�-iii� ii��iil��liTiii�; — , i!_iii�� iii ii�iii- I� ��� �I� '� J 1 u �, . �—�— i i i��i i_i i i_i�i—i � � � ii� �i iii=iii iii- ' — — -- -= iii iii_iii—iii--i iii i-i iii iii iii- � _� � �—���������ii�!���Ti� �I i��IIIIII III-1�1-1 � __ i � , � � : , . II�iII IiI -1II iII- �' , I I�III il1=-111-! ' ' � �' � I I �I I I I-1 I I I I I- I I � ' I�CI I I-I I�-1 I I-1 � � � � � _ _- iI�IIIII� 111-1II 111= � I ��- i � li III III 11-� ��- II�III II����IIIIIIIIIIII� iT i i ° ��I I_ _ � � I I I � � 11=1I I �I III I II I IIII� � ° ` III-III-III-III III IIII I - I _ - II I lil IIIIIIII ill-II li�- I -I I I_I I I-I I I-� I�i-1 I II I I- � I li I I I i II � I I I I I I 1= I I I I I I I I I I � =I I I I 1-1 I i-I ,I '- - dn�o,s I i I _ I I I I I I I I� I I I i I I I I I- �' - - i �� � g ' I�I � III III -�II �'i- III �� __ �- I �-111 II��,IIIIII� ' '� I-III �II 111-�11 I���I III � � I11= III I -li' I I � � � ��III�III����IIIIIIIII�IIITII� I IIIIIII�,�IIII!_ � _ ����III����i � ll��-��ll�����!_ `�� � I=1!I f 41 I�I_I� 1 I I I I I�i �I I 1��=1 I I � I I I I I I I- I I 1 N-I i I i i- �-� i I-I I � I I I ` III III ill I -I - - - I-i i I I - � II III I- I � � � II�_�I II ��II IIF � � _ � , u , � I�I iil 11=111 1 � " 1 I� � �; i I' � . - _IIIIIIIIIIII� I , � I�i l ll l li l l l l l l ;-111 I i l- ' -- ' I '� I I I-1 I I-1 111-111 -111= I� - - - - I 111-111=1 - II I I '--1 I 1-1I1= I �� �.� �i I�I � i I I I I- .� 4 fl � �. ¢ � �E �. g I I I �ao 8 a � a N � � = g a I Z me� � r�� o �$ I ' � � I �, a O � w � - � =m� ; �� � �— �� �=zB=-sa '� d � - - o :E � _ e@� _ � � � �:a - o 0 E� � a C {9 U B ° E x I � Q ., a mEE P '9- ; :&d` Y c =�� _sao�,�$ .� � �� a a g w � a �z a m& I 'm � � �$ �a �� a � � � - - , ___ � __ �. = ' ._ � �T�_ _��_ —� �-� -_ . � �TT _ _�� � � �— �_ t, -� , � � =' o � =8 � � �� � w �� � ���m� � � ������� �g � i �� � � ,, w � � � �, I� , _. 0 � � � � �� '' I� � � -- I � � , , � , , � e I , �, � � ', _ � _ � � � ' �� � � � � � � �� � � � � � �� � �� _ � , :. _ �� ;I , �, � d ; I ' � � _ ,� � ; _ � � ,. _ — , I � j � � i — ,� _ � , __ �� ��� _ - N,��,s I - � _a - , ', __ � � � � II If' ; I I _, I __� � II � � � � — — Ca 1 _ � „ � ! -- q� — _ i � I '� � i ��I z — u p i ' �� , .. ___ _� � c � � I, �' I�' �i �' . . o �;�, . ., ,I i. i :I. l �- � � 1I� 1I� �� V _ ' � __ __ � _ _ 'I _ � �I � p 9 _ _ 1 I; , , ; , � g , � � I � � ._� Q I - _ _ _ _ I� ��.� , _ . ___ , � I i �„ � u ; ; '� � � � � , . ' ��_–� 'il : � G p "� ' ,' ' I; � ' ' � p � _ G �I �� � 14I � I, I _ '� � . � � � �� � � , � x � �—J—�, i ii ,-, � �. _ _ _ `� � , I � -- ---�— -. ... a' i �I � �� �0 i _ _ __ ---- . T. . __ _ ._._. _.____ -.._ ._ _ __—_ .___ _ _.... a. v�9,� g il �' 0 0 �' N a,� LLO �a c � 3r � � o � o�� � �} 4 �q _ § '�p - = a �� '�� g �� � o��V c� e � ' �' a3T g- � � a& f af � e � � �� �� .� " ._.� =. � E E� �aa mnI N �a� S a � � � 8 gs¢ ,I I I I g M r� � Q � ;� - C �LL, y � a � .o�� ' � '� o � n z �a��s, � N v� `�2Ya."e`� o \ a m � i � s � _� � � � �� �� LL ., �mE� a a � :� � i� " ��e.:�§ a � � z y�m ��o g � w � � a� m� �� ; I � �0 * - - _ :- _ :� -- - I Q - _"- ` � I _ � �-_} I -� ,- u .-—� �— _ -' �� II i �� � � � � � � � � i � I � � � � ��I � ` � � � � � �� � � � -� I � � � :v� ������� _.- _ � �" I 'I � �- , ���� � _�. ' � ; �, 9 , ; ,� __ . ,� !� —� _ ._ I �: _ � ---- �� I I — I I � � �� . �. ; � � I —, _ ._ , �� —-- — � i � I; � — ' � � � _____ _— � , i , 1 , ', ' � � V_. � � . � _ � I __ . __ __-_ ! . �� —- , _. I _— , , � ' � � li � � _ � � � � li� V � 'i � I -- I — d��,s' ��,��o,s �i � � ` � _ �' �� � � � � _ , , � , �� I -� , 'I �, � , � ,, 'u �� C�� i � ' �� � l I — — � 'G � ,, _ � ' � � I . , ' I 'i � -- , -- — � �' � I'i ' --- � � , -�I . , � , � ; , , z� I b li __ � ��i . - t I � _� �� I i - � � ,. i � ���, ,. --� I I V V V Il `---- I . . -. 1 � .. ! ��V I V '� ��. � � , I � '.. .�.. _ I� � II', __ ti� . . � ] I ! r,, ''i, p �`-� I� � � � � o i , ..hi '. ' -v �.�. � �� � � , .� ,� .._ . �i _ --.�.._ .� . ,.. i_, __ ..�� � -�.. _ _ _ -`_., ____ �i , . . . _.- ---' ----- _......_..-`- --.- _.._.__- -._� .. .--- - ��--- � �. ._.__ ..- _. li �� �0 i k _ - __ _ ---- _ _- . _ _ _ �II zno�-,>u �- -�-�--� --�---- -..__ ., � O O, OI� U. y� � �i � � �o�� � I I.__a � E n -. -�� � T Q 4 �� $ �� � q � n mrn 5 a � ,,� � � �k�' °���o� 2'S � v€ Y�'�' F � �o � =gw � �,. ... a� � g� � � a v o R U— a � � E � �ia s@ �- fl � � ¢ � H$`� �S& Y �� �[ C ��� g � � � � .. ��. � I .i � � � � ' � � Q� 0'3 � 0 ��� d-B.. g6 � I I � I I I Z .ae'`� y .�a F4 g O � a C ��w 'y `s�:aa � _ 7m � B ' ��f � c�Q � �a'°=3�= i o r E� - �s O �`��� @ `�e � I i '� o s e � �, � � d� a e�P€: Q ., s R�� p � �._ :a == _ y ="` _ -_so��g� � :e � 8 8 a?. d '.3: 3 M W��6 Z �& � $ � g0- °� I � � � d --- . � — ..—..T_.---- -�-`-� - '�------_... ._ � __ - .. ��I. '. - , �'� ,. _� ��I � ����I I ? .'_. _ �, �II I _ ^ �i���.. , i .i - _ �� � �� o � � -- =- — � � � � ''i � _ � �� � � � � i - � , � v _ _ -- __ _ . _ _ �T� � - , � , , � � � - �- , ' � ,u � , j , ; - ', i, , , I _ i ---- — III e I � —---- .,, ' ' ,' � �, �I , � �, , , , I � I� � i I, � �� ._ .��� ._ , � � , � , , � � — ,' ' , � � �I , �� , , � ,� , , , , , � _—__ , � � -- ,�, . � � b � m ���o,s ' � , � $ - � w. o, , ,o\ , __._ � , , , _ , , 1 , _ , , , I ;� — ` i s ._... --- i � � � 'I i � C �I � I ' i �al ��� I ; � : i �., �—.___.. . � �� ' ��—._ . �J - � � , � . ,� �_ ''�. i I � � . . � . . � - '��� �. � � J � 'i � I , � � ���� � I�� i I ' i , , ----- -- � � b� � - � , $� �;� --� - i , ,, � � � I � � � I�I I � _ ,,I _- � � �, - ' _ _ - - — - -- _ _ _ � , " " -�. I� _ , , � �� , -� �, '� 'u' I �' II , I� ; '� ° ' ; � �, a i� �__..___--.- _. .---.—� ��. I� ,7 I� �, _..__ �.- : �, ' ; I� " I - � �� � 1 �� .. � �i � = d i �i I, � �� � - -. �I �� � '� � �� �_ _N � ��� ���� �, . � n � � , � _' �__�__ _ � � * _ _ ___ - _ -___ ��__�_- J � �1 � i � � , ' �0 _ __ � � -- �— , - _ _ , t o� T A�= � a=� o z� a� ou .oz� A u .oz� 3II , _ . I a .__._- _—_. ._-- ---_.._ -� ---�-- -�-�� .mo �---- _.__. _.. rse � O O �b � : F'i� O �i ��� � � �� � a �� -�o � �- �a 8 �= - _ = m m$� � �g - z� � �I3 _�� � _ _ . "-�€ �3 s 4 F w�a - � � ,�. x �� � � � � X a , € g_ � � I � S€ et a � � e � R � mi� u f. fro s�+ 3- .� 6�u e � O ��� g Q a I� $g� � g g I I � v�� y o o ee� C 7m w y �g 68 N V � a��a �d �� $ ' �Z ;F� 'O(n Y � a;a€a�- O O O I F- �� -s` R c� li oc E� �8 Q '_ • €._� � a��a a _ �.,> Q ., �F�� � E �� -� y =U� - _so..�� e ' x� �Q� � a ;a m g i i w w - '�II & ',, . ',� I . I --- ,. - - I - --�- li I . .. ' -_ �..._ -- - .. �� � . . ..�... .. i —: , ���� �. �i ���, .....��.. -- ii, I I - ' ��i . � �. � �. , ._ I I 1I , I �, I _ �� a � ' I, , ! " „ I I „� +-- �, I I a_ , ' I - i , - �i , i '��, ' I - I _� — I �� � I �_' - - � - � � , , ' -- i� , --- � n �� -- �� _ - � � I�� ' . � , � � � �� � _g g � _ l -$ I �i I � � . I I . . I 4 . '. — �� 4P m h---^ � I I `\ I .__. .. _— ' \ � , � \ I - I ' � , � _ �.�^. ''� I 4 � i I �_ \\ _ - I I \ v _ "__ � I [�, li _ m _ I '. �� /:� _� . `�I ' nF `--r . �— '�. . . - i i. LJ li __ m II �li� ��� . , .,. I . _ I �r/-/ � I II LJ . � ._— I �"'��. _ m m . . I ' . ��. .. ��,�. '� � � � --� ��, . y, � .. �::�-_ I I l . I � . . ' �..,_ , �� ,. �"s - - .. � � - . � ., _ .. �� � �. i��-- — II _ � . -�i . �_ ��� i�--���. -., , � �. �. . , r----�, '.__ ,'i � � _ � � _ � , � I� , � - �� _ � � �_ ���� �s � � � � � ����� r _ � a � � � � �� _� ' � � I � � A-9y 9-,B� A',ii � .1-.11 � �. . .oree�.o:�'W�._s-e�.o-.n ' ��i�'r-.o-;u ' p i�'��s�.e ;-p�`.o=�i� ' n-,u�-' p� o g g .0 QI� �rs-.e�`--u��.:o� -a��,' ol� � g � � w � � g g w w � � a o� wl � g �b W wl� w �9 �� p �,§ � -n ps m N'=_ o� w- s �m �- Q� $ $ � $ � � $ $ � $ �� � $ $ $ � �i� $ � $ $ $ 3� � � � � � � a � � a� a � ���=3amQG� � � g_ � � � � �� �� �� .� ^. ¢ � �F €.8 4 � L�o g a � � i i N �e� y °'� � �s_�$a � e R�w o �: � w d �m� - - :�; - s e� � ��a �d � �.6. rn � �p fn Y �+ Z / ¢ O rap= 0 y U �z ?b: � ��z` 9�' `82 _ � C — V d- � S �^ Q .B H \ _ d , L - E - e�. - _ �a: S —d U ef � ' m c e 2 - � - a _ - � y '_€ _ w Bc d e`c Y a �' ¢� g - - F Vl ., ��Ef _,_ s,.. , a � � � I� � I � , _ I -:� � � "� - - I �+, �k,�� - � �� � � . a,i � � � ,}.I „i i - i ,,r �; �.�, � I� � �, i� ��� ��� �tf ��� � � r, , ,� - � _ , , ., �� '�� �� � ��� � � - i �� ��� ����` � - � I I ,' I _� � � -� � � ; _ �I _� �� I, _ I __ ' ... I �r - - - � � «fl kl� i I I �I� „�,ji -.— . L.i °Si� � i � . � I —3 I� �. � � il _.__. . .._._ �I m� i., ,, ��. . . , _ � � � � .� ._ � ... . �� I�� �-_i E i:_- �i --- _.. I .9.e�h A',!t � t dl y A',t� li �� "' F I 2... , . W � D, � A� .11 O �-rf-.9 �- � O�I . 9 B� Vi� L A',i� �� , a�Il U' � g � 8 �m al � g � o m >�� -� a' g U, � � � � � o G, sr s� p9 �m o�'a - � �- � � ol�� w q � � $ � $ �I_ �� _� 8P pa �m �q e Ne � w� � 0 � � � � � � � � � � � � �� s� �� �e :R 3= �os�owis�a�s wv cs�c s�oz/u/c O1Y` a� `� V10S3NNIW'A377VAN3070`J = �1s €�paN�$ x �3\) "d� � W '_.�Bm o w�k' m � r � � - �ams}z= � � � dwdb�n►��add � < o � Q Q O p° _ ` - � � � oy=N W m =� m � S?�3121 b'!1 bab'3H NOSN31210W � o ��� W ° ��,Z W � � a-� � � z ` N � � a'IN Naa ¢ a3i€a�� � w � � � �I � � s I i � / . ...:� ` �� � � I I r , � � �. --- �.J � _ _ ,..._. ��i � � , �� , 0 , � � � �� � ' � 1%// � E � � � � � ���� � / �' �; �� � ' � �� > � . , � �� � � i , , �,_,;; �— i , �;;�;�',�� �� � �� ; . I : , � � _— � f r_ �--- � � �` � ���� �� � ���� ��e� ��� �� a � , � � t � \ ` �J�, , p�'� �� I � ���� �;g �� . ��- � Y `4��.. � �� �'yR�3 �R�' �k II \ � I � � I � � � i � � � '� � ' � - � I� . : , �, � , -- ( �b_- �'�� ��/" � �� ; � � ,z �� ��� _ = � ��� ��� ��'��•, - � ', . � — 1 . 1 ' i� '_.. i i . — ' � �� ' ��� � � � � �� , I � ' � , �._. _._ _ � � � _ � � , r � ,�-' ' � � �� � �e �n � ��� �� � � �� _ I �� �� ( � � �w .._ _ � , ������ �� w �a�� o F � � ' �� . ' w ���� �� � � ��� ��� � � � , � . i � � 1 r u � _' ,n � � � � � � a a� � � � �g I g 5a �6 i�g& �€� I � � __ o o` o` o` o` o o` o _. _ .- m � — ,_ - w _ . � � I , ; i�' 3 z ��� I� � � � �g a � ��, . , � I � ��� � �v � -� e5 ' ' 1 � l ` � � ' _ . � � � � , , +�- .,_ � �n ' . I . : _ , -- _ � �_� I� � �� � � ��� ,, „ . �.. � . �._I. �. , � ...,�,.� ,� ,� . �� I � y --- � � � __ T_ R e I . ; � � , � { ; , , E ; I _ o I� � g � ��� � ,. �._ ._._T. � .., ` �' I , u iI I 4 ,,... � [ ''... .r.. .. I � �Y� ,g3 A:3 ,$, `, , � � , g . �- ��� i �� :�; ��� � �� �� j _. _ __ o � . ` < < < < < < a < ... Z � �g � �� � '� ��: ��i � � o 0 0 0 0 0 0 0 0 � , I � �s — � I - _ � I 4 � � , II �� �, . . . ..___ ,',! I �-' . '.�'s�k� � - . 9!# ... f I i'I I ,. _ - � 4 = � . � .. IR�� R���� �"�C I � � (� — , � �� � _ . � , _ � �R" "" " � � " ��Be � � F . t �i� - , j — .. � 4 � � -�.� - �-t � �_ � ��� ... ( I- , � � ��l9 ` . � ` � , : ° � I�� �� �a ; �� - � � z G g g � j �;� 1 � � � � � v . Z � �p ��19s €� 8 ff§� '§� ��� � � � , II ' , � �� � ; ° , � �... __— � � Il 1 ; i � � t � .. Y ���� ���� '�� ��3 ��3 - : - -- ___ _ _g���� � ��. Q � < < < � a _ � ��< �m � : � � �n�9e _ , a o 0 0 �_ _..a o -- ¢a � ,� .:, T � , �_ � � � � 4 ,�, ___ � � ��. � w � � , 1 `� � > ; � � �-- ' �, � � � w , � �� ` J i _ . � �- , � � � � ° � I { I' I % � � Z � o , ' � W , _ � � � � --- 0 _ _ t I� P I i � I « " U � , � , i u �� � � � � I -� o o` o` o` o` o o` o o` ` i � `¢' ` � N � � o (n � I � . ... I � - i ; � I � ._ � c� w a � ` � ` � � z o w „..._ ,. , � 3 ! � : � � ; � � . �_ � i x o z � � Y � o i '� � � , ' .. X �' � I i� � �h .., .�. � r .. . �_ � , W � a i ° c' x ... I ...... I I � a a � I _- _ , � � ! , � I I � _...� i :l 1�� � � � � � - . � . Z z z c� c� . . . . . . . Y Z Z � 1 I .,�. '1 'I ., . � y ',,, ._.. Q a ¢ a ¢ a ¢ a a . '.- � a a � � p p O O O O O O O ' �� � � a a _.._ � I=:!� W > � \ � . . � tl = � � � J , �., � � _T. Q � �: � � � � _ w - - - z z � ' , I � � � � � Y _ �J� _ _ o 0 (€ = i o 0 `: . \. . E 3 � s � �� . � . � 8 � ��I -� ,�'- __� -���. � m `n cn � � �'. �._—G—. -�—L _.r]-� Y�3 ..... . .. . � - " �� � � N rn a �,� � _ _ o 0 0 0 �\ _.� �_ w � \ i � � �� 4 'o G � _ _ -- . . � �.,�_ _ _ ., ; - � - -- — - _ _ . ,� �„ � o uoauowl5 o^a15 Wtl 9S�L 9lOL/Ll/C _ o�o rrc � �m u po t ��u ��p o � ��, V10S3NNIW A377VAN3070`J � � �o�o`—J'W� o O � N - �am��ww a dwda�Ni�a►dd � a � . � � � �1 3 - N�N m � S2�31?�b'llbab'3H NOSN31?�OW ° � N ° � oz� W W � � Noaa�� � z � � 8 � w N a a a3i�a�� ff e _ � alr I � � ` `� �� i`\ � I I � i� L � � I. I '�� � � �� I �� 1 .�. � ' � � ' �� �� � _ ,. �; ���� - -- � , � � � ; , - — -- � o i�//l , � � � , ; , � � � � — r =d ��� i � I �i , _� �_� — , l� f �, ��o� : , i , F �, � �. � , LL _ � 1 -- r , � �,�, �-�� � ���� � � � � � , II--. ���� ., '�i � � ���� I k , � � i � � � � '� -- � I � �� ��- -- �. .. _ _ , � = 1 i__ � _ �, _ � ��___�__�-s.�-=-_-�-�.=-=a-=---�-_-�-� � -_-�-_-_� -- __ � �, �, a P� z a a a p } a a a p � a , a,l a I s I � M1 t � '� � . a r ^ 4 a ..." �r � x a � : � ae, F ¢ as a �, a. ,.., h � l i � � r;.. i � p p a A i i r?.�. o x r -� P s x•II � .a � � .�i I .. ,.. _' S-e� . .. . , . � y . .. ; a'.�.A?i:r.: s : z s',� - �� a p, , � a � ° - :..-.-. . : • �. . aaa � aps;}ppa $ :,aaa : : : a � - �, a �, o a.apaep.e. � . �'i.a,n. a. �a � 0 3 .{�a x a ?.5.'?.a:: � �. ap r a,-g;r',:p z � :pipp,a : ep �s � __ __, I II �''�..,, a . ' ..s b . �. q,o 0 o s A� a :, sb � 4 A . a . y . U a � s - sa 5 . � . . � I �� o e a - e s a a a - s a, a , - � a, � � p � � �,� F— I , .a_a a ti -�a ai I � �a � � ?. � s, �. a � _: a s� a � e a ' i>. ���, - a � a�I a� p {a : � . . � . � .F � A ; I _.... �G � .� a aaasj i°a�a f a ap, a aal � � i � _ � �I I '�I '..$.�. a a z ,�..a p a a Ls ia s p s�..a..a Z a�-.a�a}s a a a�� �.y-,a�a�a..�...s� �a a�a s}..�..�,: a a � . _ _ � s 1 i a a a a . . . ?�: I a 2 � : ...: � a a: � . a a e P d a a a I I _ 1(\} . .: , . , i � e i ..e ..�. s a � �a a a .,. ;. i a, .a �F. �d a, �g7 a a I s ...� A : I a __._. . .. U \ . : s? - �r�� ; f� t a � a. 7 '�;a �� i? �Is �. .�?. rl� i . I� s � .,. .^:�. __. _ ,��., 2 : a, " 3 ],A, A 7,9 9 S 9, a . 3 ' �/ w e a ^ A 3 : : 2 9 A 5 2•. . :•d : - Y . . . LL O - ^. . . P. . . .-. .�.a. . . . . . . . . . e ` _1 S. - � 5 5 S,`s; 9 :Y .'� 2) :,a = :,3,: ,• `.a . . ' =."- _...__ \ � ' S i a � - a � 9 � S�. � 3 , ^ 5 A,: 8 9��a 3 9� g S 9 . n � S � / � ' �.Q.: ss � � . Q sa�1 - z os;;p : : s � � s : aa � a � � ►J,J ... aa : � : aa, . . �,ea . s -paa�.pp . aap . ; . o . 5 s ........... o � � � :p o p 7 p : a?p p; s a: s 5 s z a s s 5 0 . o p, -p : s o . , s . ^ . . e . . . .^.^. . . . . •. . . . . ' � . . % . , ��. . .�... :pp?:?pp, p, ..?'..•:r:.4r?. .',. P�. .7. ..pp'.?pp,.,"p�Ir�,o aj� - !. . . P ?i y f —__.... � L L 1 � � : a . . . =?. . . ' a� - i : ia h,.�. ��., I— �" ' � '�'. r ..� =r - a.. � r. ..I �j ' '. . . ' . �" . . .� Y � .i' .� � ,a p, � ;, � ,:, I�a .e;t� 7� a I 2.2 a _. > I T' v I. . Z II � � - ` �— O = w aa � a �e �� . # z a r. d a�.= sa � a: .= = o � I ..a .... . �..' . .`. ��,� a r a r�n 7 7,�,�;+� a r� ,+;+ a S Ir a .... � ... .a,a� � a a a a s ;. .... a � � \ • • 1 _ v aa �a�i? era.�aa:daa.� }a ah a aa a a aa � , , � i a s. a ^ a a a ,P;� � tia ,�a: Asa .A�?�r� � � �i? ?}�r ��AA pa� <.. aae99aa aa..i _ . � tY�}.. Qu J a� � a e I�',e� 9'�iASq.ar A �?,� a} s ^,{ s �a aa�O a :u�?Vr�i.� x a� a > > . I � l' Zrn 7 T � �I�.. ... . 5 . . . a y e �'e 7�.:�5 9 a ?P'r P ' 7'?3'A;.?'? ',�r?n�h s}i::��d A.: a� z a s: r r x` I ......_. Z �� ��� �. . . e •,.,�,7saii �d,�P9 �i7A?, a9� a,'-7??:r"9 ) ?��u�s � sr,� � 9s � saa9 � � _ O �:. . ?a?7?79 � �?r�?3ari?7??J,�a7Fi?a:a as �:d ,� s . sa 9s� 5 � as.. l il .. -- a = - 9 ?aa?;aP aaar:P?=�a��:a4a:.%a:a a�v��o--�3a:mA � sap s , � -- s . a .�a '�a � s7i '? ?J? 7Jea�a as�aa 9slr.: � � sas . 9 s ^ Q � O ...as ..... , a ' , ' n. } P. � iA. ur?:taaa � ' ; y �.... ..._..... � N I. a a s�7 3 9 7 P A 5 a I a 9 �N .�f .� .�.a �.^ .^� .^�a .^.� I ,'� -- � a is�, a � � s +�I a� -W r B A �.P F �{' a? a a a �p � s � a p � .I s x x s , 'a?���)> > ad: p �,9 r a �p;.{+s 7 a� .a al� � �a „a a � �s ) a x a�; I ....._. J / '� a I A.�,� 9 9��Aas� ,�:+ s r ° �?a.,�,��? ,�A,�,�1 ,�� �� ..� A�� ��a � � a ^-�-a-a-r I w _ " a a -•tl A,7 aP;�.�.�7 � '? z"� �d?:.�,�I,�: ' # . � � I .. .. a a .. a a e . �a. '�a. � a e • x �e , __.. J 'I � 3-',¢ ,..�...�-_-�—��.,'..�.�_.-�-�.�*��i��� I I � aa � �a �.. . a�y, . a � � . aa$ a�,� aa:p�a t? a � , a a _ .._...... �' a . e, a sr � � r '� t � 0 : i ��., � e ' s ,a � ; - :, : i ��, , a,k a.. i -s � I =�i, .' I - s a : a , . z � ,. ', ?. .-.�. :?�.�.-. .' . , -. , . . . p ; . . . . : . . . a y : . . . . . � s- ' ...._._._ - � � • Q � � y . . . a � . � a a , � a . - asa5 . , . . ' a . a i w � . . - . a . . . a . . as � .: s s - a . U � . . . I a a � � �,: - s a �.-. �- ?. . . ..6. . p . . .� � s a a b� s � 6 - o � - b�a�- _._. �Wn � ,., . . . .;. . y . .� . .� 9 � � S . 9 vJ N ��., .-.._ � _ 9 1 = . . . _ i � :. : . . � 9 " " a � _".._...... I ,...�. d 9 �_�.� i 9 ;� � S a ,.,� .A a � ( S.'• I , . . •,e , : g A [ � S , . . . . :.F. # � , . . ,_,e. _.._____ „r f. - l � I : . .v a .-k. ' _ II ` . aal.. a,a I a za � �il �. y "- , � �.... a a a a.a.• . i a�_`_ P a e a a I ta o'� _.` a a.a I � a a a. . . . �: .. '. �� a, a d ataa-:,a p, , ; aaa p� �aa -a- �a -a-a � a a aa} a a-;a�aa � ;� a a .-- � �• , ,. ''�... .�.�:. . . . . k. ,. . 1 a #: zpa� aaa aa; �i, ? - a a ° • p• 'r �" -" q � .� � �- '$ � � _ � �7��L I; � :, aa: : s a �= p � . x: �.a - _ ���.:- . .�.-�.�.=�. . .�A. 3. . . .,.�p a. r.�.x.=. . P.�.-i. .is,�����,. P: .�l.�.aP.�. . : :3. .�p,-I. .--� . .a: � , ,�.. : i 9 . i : �i :. 7 : i 7 : �,+ .��` � � a ]5 , ,- - � . . . � . � . . ] : �,. . . x... .•.•.-. .�. .,;a j � .,.,.,A a, ,.ap a,.,.;p,:,., ,-,. a.a� :a; _ a; . 5 a..�y.,' . - _,D'- .s : ' � : a a : � � o Q ¢ . ��,c � a �� : s Q a ,i j-�:.. -s ,� , � ,� z a m Q a � o s e � � � a� � - e z � a a a � a . . � 3 ] 9 - a a 3 . a � � S � 9 � .> > � a � ' S � � 3 i .r� . . ... ._.. �.. L- �` . �` �. � � • � � M � � � 9� 7 a � 1 �S . Y S. . 1 I� v.I � E. � -' F �v r k 4 -al k i a a a,a a a f _ � i�I .. __. ���. A aa,a�a, � , �,a� ;� p �; „ �appa� „ ;aa�a � � � �a � � ,�, z�aa 2; aaa _ __ '.,, , � . _... .... �.. _ . ... . _. . '_ _ _.. � ., ....._..::�. _ ._.._ _._..------ . - ..:�. _. ._..._. . ---....._..... . ._ ._.,� . ..i.:- � � I q �� � Q � ��.`� f �\ ��. i 1. � � .\ �.. _ � I,,, U � Iy �,� � ' _ d , i , -- -- -- � -- - — ? A - � � � � _ . � / �„ I o W m _ �_- - —,-- -_ _ 1�_ O � „-- ,� _ � H1f�ON 3Nb'7 MOOb'�!N � w . > ._ _,_ ►- -_ ---- — ___ �, , __ � _ ___ ..: a w = z � � � w O�/� < VJ N a M � f Y Y_ E Y — �Y E B _{...�..:,..�.. E E N � E � v 3 `o — L E _ _ o � � o E E E uoauawl5�a�5 rvV 9S�L 9LOZ/Ll/f _ o�E F V1053NNIW:1377VA N3070'J C �/� W '&am ��o`i'� m ��.'� d �'/ L� 8 0 �am��=� � � dwdb�N►�+add � � � � Q � �2 . = o _ � o � �=F W � � w_��a � z � S?J31?�I b'!1 bd b'3H NOSN31?�IOW Y � � � � aoa4�w � � � o a �¢a� � � �a3��a�� ff w ` ,� I � ,� ,� , , � � . I . _� � i � � / , �v � �I � ( i ; _ � � i - .�,�— �- � � _ � � �/ � ��� ���/ � � � s�� -� ,���� � i 'I � � , , ,>�� . ._ � ����� ��� '� � � I � �-.� � __ � ��, � . � � � ( �i - r. i . i �t �__ ,- � � - - � - ���<<;�. � � � ,�j �' - �-- — `��' �� y�`C4�'. � . � �� ���� ��x \ - ( � � i � � v � �,� , , , ; I ' I .1 _ . �t�'II� ^ , ; � -- F � .� I � � � � \ �j /- � \, .._ � _ L ...., .- � �� I— � � \ ..._,........-.--!JI ��...,. .,� i � .._ ,._. _....,. �. .._. _...,.... ' _ , _ _..M _ . . - .,�I - . J . � �-����i��i������ �� m,; � _ �� � ���, �� i�.:� � � r '.. � _. � .. ... I I —__ , �...... . I , , � . �, ^,, �� y�� . . .... : . I I ', i ._.. � . ' ..._____— ,. � � E �. . o..�'... f. �.. .l' , ` �� � � . ,+_. __._ 4 � ��, . � I � � ..� , �_ � �I � I d � d � .. � ° ` Q � I € � � � I ^ ' . _ � I F— : ' � ' � ' , , . -� s � � � 1 � I ! l 1 ---_ p _� � I 'I� _ . , J I . � , s � � i � i _ _— Z I ; � � H � � � � � � ' � I � _ �•- U' � ' � Io _ � , _ o� � _ __ O — ��,�, ��, � _ �� � � , J 1 � F f J �� � i � I a\ --- �� '',I ` . �� I 9 � ' i i'' , -- i (� , � .. ' { Z � _� ---- Y : � ; � __ ; _, Q -- � • ' ( ' . _ ' , _..__ i � g i �, � � � �. ; , � � _ � � p' ��� - _ _ W �� o� � ..�.,�, I I ���o� � �� � � K� � � I �� ; �� � I� � � u' � 3 I� . � --- -- , ; : , � ,._ � � ; � � I � � � 1 � I � � E 1 P � I I � i t u � .w ; . ---- _ ONa LL U � � ._...__-_ .... ..... '...... N ,,'., �.�. � . _..M.m.... �,.i... .. ..... , € � � A ° I � � -- - � � - --- Q . � I � } _ � n� . �,.��.. F.- ! �1 l r'...... ...... : , �t 4 '��" ��ry� I I I ... . .^�.. -� _ Q . �,'' ' ,❑ ,, ❑I I �� € Y+ .. � ._ E � . i � :�:f�'I � '�,', _ __. .._.. I � � ! , f � �� � �._ � I�,: . ', � ?,,, � � ._....,_.. .�, � ._..._... ���. � ....._ _ � ���%�, . _ � � � j ; f, � � � � ' ' � � � � ���.� '� ....�� . � _�--y-.---� �.-�--�� W � '� ,�., �,.�� ���� -`� '� _ �- _�___� � , __ _ ii .. . . . � - e��� i� �* � \� �, ii F ..,, � `�_o- I . � , _ _ _ ._ _ __- ;: _ _ � --- _ �' �� � uo¢uow15 Ma15 WV 9S�L 9lOZ/ll/f - +�u oa w y ylOS3NNIW'A377VAN3070`J = r 'a°du ��o?�rck' m ���� � O � �n__Y �o oUW�' - � N am�;z= � a dwda�nu�add � � � � � �° �� � < � � � W & ma ' - N�o m � S21312�Ib'llbdb�3H NOSN3I�IOW ° � Y ��Y� � � � �����w � z � N � � J � _ °�aa a �a3i�a�� � a � � � . i i �� . � /��� �� , � � I �� � � I � � � � , � � � � �. I . �. _— , .._ �._.... i r - -_— ,L7 �� . ;; .,, , , , � , f _� <, E/%// ' �': II-, ' ,, �� I � � �� � �° ,� i �� I � I I � i , � � � �' � � '`T t� '� � y , � � �_,._ �� ,�,� � _ `� �s � '� °^� � _ ' � i ' � �� � � � � ��1 s � � � � �'� i I , � ' �� � � ���;. �?�� � m � � � � � - ,:. _.,�;73�iZ:�-i_ _x a a'�'�:��a�--�.� � �� � �. V � r _ �� � ��� I a Ia�� a al , a a�a a „ a a , a a[ a. a� a ; � y � a te �. ' . . . . a a� a a.a �.a = . . �I`.� �II � - . a a a a€ x a a ;. �. ..a a�:.�r a. .a.a a � 1--_ �r� .e o '��� a a . : 3 a , 3 a 4 ,p ' � all�a �a -I � '� :'.a a.a a f� $� a a a ' ;� � �a a ;�� a � a a a a a a a ° i I�-a ...,.�� I,a � ', . :: : ,. . . . 4:,,: , _ � . . . : �a..�,w a 8 r . . . .,L�L . . . . . � � . .;, A a . . . . ,', . .. , , --a I � ; a � �.=?:::. . ....:...: �, � �. : i• I��, • . p a p p : a p p p? a a a;;p a a a,a a, a a a a,a a p, a, a a a a a a a a a a d a o a r a o � a a r a a n ?a. t,A. ,� '' I '.:-.,...• o;p a a,v p� a a a a p p a a,:p p p�p s?A i p p p a a p,a s y p a p T. . s a p a�, - a o a a, , s�p a a a p,: s�i .., .-__ � ; S � � ,: � � i ]9 1.':::,��'J?�;� i,:,".: ]i ]�:,: ]i a i 7� ] 1�: ] a a a ,". ;+� 9; ] : �i i j�I 1�� � �',. S....�Y. i 9 r 9 r ] � .,9 ]��j. a � .J. . S � 9 9 ,A, � 9. i i 2 � i � 1] � 9 9 � : i l W�t t�L 3�-� I . . . . . . . . . . . . . . � ,8 e .. • � a 9 8 : � : ^ 91: .��.i l' A. . .��.. 9 a,i��. r.# Y a-.5 9 9], �,8 i 5 7 5?, r ' ' 9 9'9 9�l 1 �. ..?r-..: S i Y� � _,�,� � . . . . . . £ $ I� a._.'•... : • 1 '' . . I ,,,,. . 1 [ I 9 ] 9,�' 9 '�9 i ' • 3 a i,'.].;3 3 E Y �+- a I i 5 a � � ] 9 �], 3 9 ] 7 f Z j S 9 9.' . .^:. . ,I ,.,�'? ...a � ' � ' � fl° �',,aaaa� a� a �'�..-r � 9y1�i� 5laa,. ? qao � � .#. 5I �? f a??Fr3pa aa _.__ . � '�• 7 � I a #s ��s xp.s � ap�� : fs o :� aar ap I ,. r .,•_.� ... p . : �a s.,.a � +,a..a_ �.� .=...$��.?.7�F.r ...<... }l�_d�: d 3u3 a,.�.��...�..i ::}p a a :`a �� ...._. I I,, �... �aa . . � �aaa � } � � x p � a} ,',. .__ = t , _ � ,� �. , � �� . � � , �a a � , �o , s +} ..:.,. , � � 9 �9. 3 9�. 9 P I. 9 SI ]I 5 j 1 4 7 ]`F 2 I � 4 m �y I ; � . � -. a 9 9 a i . ] 9 e - I -S�-3.] 9 9 ' i 9 9�' � i� 9: i y' a 9 1 'i 9 i �'�. �� 5 a �,.,�.i �9 ]� 'I'�.7 i 9 a�� : 7 1 9...n • e • •A i 9 1 1 3• I - - 9 9�] � - . • � 9 I� a 5 9 ji i 5 �-, , 9 9 9�'� 9� �. 9 a Z 3� a..' �� � 1 ] � i.i�:,A 9 � ... . ��' s rv 9i E`ai . /� o a o s, , � s 5 - � e,., a -, a a a 5p:;?. . a, p a a, p s ap, , a a,a a....a,a a}p ap aa . (� �n o I ���. 9 � 9] i ° ^ i S 9 9 a : : ] 9 i,9,'J 9 9� 'a :9 9 9 � �9 9 9 i i Y 9 9,^.? 9? : : 1 9 ] i, 9 � I 7 i �;a 9 �I __.. V . � 'I . - � - � ���y�a�. a �� a�: :],9 i� �7, ' i a a ' N n n . . _; ..i 9 .5,i,:,a ^• i 9 � :i? 5 l " ..... LL I 3 ' 9 � a 3 9 ] 9 � : 2,8?S,�9 a I ..,. -.a ! � 9 9 d 'A . I I .d � ] 9 . a .A i� _ _ _.. W . . i a a .,�.� � ,,. .� I. �3�S � I d � S�3 � i i i 9 a R,1 '., �..:,. � i S I � ,. b '. . . e� � . � e � 9� 11 i _. .... O � � ,= 9 � � : � I. I .�. P � a s .,� : a : � � . � a - . � ..._.: q �? �j .. � k . . z e.. s� � : z o a,� 5 _. ... __ ~ ,- . ,., 9 �a s ...:--, . . � i . . r � 5 s .�. t �' ��,�����s�,?�. a '� a � 7 O I. ',, ..� .. • _ ( F C � a � I ¢ � i i,of��.� a ._.. : , �• � ], 1 � }� I .. � n - ' a �a � � a : . � fI � � [ r� o p ... .. . �..a.. ��, �, . , .d.', . C �K ; 6� �'9 6 �e e�.' I5 � �. '� V�a,s; a a a?x� v�.� ...... � -:.- ._ _ . . � . . .� C,.C C C� C�C�,'.� _ 'C Y g• C•i . 1 9 1�:..' 1 �5..3. �: . . .^. �. A a a S ... � � � "" :: :: "C C G � :� ".�C S � ..'Y C.. S Z ", .- � J'. ..rv ti r•-'i - . . ? 9 a . .. I . . � . . e� C k C �.. . _ . C L � C ..9??3 3 5,A 9�7 •.3 I ..-..a ....� a :�I . .• . . C :eC" G �r eC - 93aaaa� 9 .�a ..... N _:.- ..— .• � f . . C � � � ..� . . e :g I�F { . �9 r . r��.'• ; � , I.� .• �- ,I,....,u'6 ef a C I� 5�C G• C C C / .. ... 'i ], '�.'�c.P S � � t � � 9 _ ._.. LL / S C 6� C 5 - +.� � _� -i= ' � :.T'a � � 5 % � .f �� �e] S 2 � I ��..�..5�y • � .. � �� - � ���� 3 9 i }...9 I W ,� p�, � .:: �P �� � al . 9 ' � y;. a I ..._. - e_:..........-. . P. � �..� ...,� I.,. � �, p s a . �?,,� - ', j , • � .. . ,:?.:?FiFF.�?.il [ - r - ._ J f � � V� � L � I .� - ; � � �� I � ;.s . : a a � a a - � . . . , ..- _ .'.'.',' , . , . . . . . . - z ....... - � . ' ' ° }�: � a a O � ' �� : : : :'a; . . ., . � , . a . . a : : : � � a a a w I '.. a : :�a: .��:,a,: p . a � . aa x a :.� : � �T 0 ¢ . ��I i �PPP?.�� a '� a�� s : : x � a �s a : :p�: a�: a : ...}. . ] . > > � 1 � 9 i A � w ] . 1 u � � � � a-'A--�1 .. _ . o lo o , . a y s ,.� p � a � � s . � � � I ,��. ._. v. r � ,�.. s � � e : � t � a o r o � I a � a,�.�,� � � a � 1 a a f , � � � � a � � $ A.w 1. .� s a ��:.I�A� � _ � � � a � � ' ... ,, .�a - � : IL �� oi ^ � 7 L.. ..�� 1.'. a ...��^ �_3 i� ... , ��. . . ., : . . � : o 00 ��,. �.i �, � e .�� a " °� e': i -� ' : � �i - .:� � �,n ^� f . � v I� � # � ' a �.��... a ^. F � -' s.a a . � P.,a , � ? '� � � . � �'�.,o � t �FI s a� . t o � � �a a T,% ���. e' a ^ p_�, ; . � . �. s � a a . � s oao a� : �,,,�- o .��.. o � x a ,-a � aa :. x z a a .j � � �°; o _:2, '/ji:� `, a d ., ^ � . . . . a p� I . :, � � , a� + a i -- ... p a a { a a� s � . - �— . ' ���.. G a... a f I � yy a t ,� a ��� �'\.� �II � le^. � �.el' ��� '�_...,a a � a �.....�.al'i I ��A-1�a ...."I a v ' .._ ..�n 2,`I ..... � • \ � �� � �. _ __,.. �..,.__......� �__,......._...��._.....�.w._... ..� >._ . '^ '. � �.��.<_ ti � � 4 � �I II — \�y�\�.. Ili I ��\, II i, �� , , — + �: - -- _ -- .... — _--- _ - � - . __ _ � �`�.:. � o $�r���� �F -:. ",��d'y%r y. a 2i.���ir„ ���'�.. � �;e« � ;� r ,r'7////� �� '3. � � ��� �. � �;,r� : �"'1iy�ica113+evel�►prn.en� I�ep��t��►e�� ���-s��-sc�����s�-s��-��o�t���� Date: May 9, 2016 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing—Conditional Use Permit (CUP-148)to Allow for a Health, Fitness, or Exercise Facility in an Industrial Zoning District at 1000 Boone Avenue North —Ashley Ballet Arts Academy LLC, Applicant Summary The Ashley Ballet Arts Academy is proposing to operate a dance studio within the multi-tenant building located at 1000 Boone Avenue North. This property is zoned Industrial and guided for long-term Industrial use on the General Land Use Plan Map. Health, fitness, and/or exercise facilities require a Conditional Use Permit (CUP) in this zoning district. Background and Existing Conditions The subject property is bounded by 10th Avenue North to the south, Boone Avenue North to the west, industrial properties to the east, and a single family neighborhood to the north located on the far side of the railway corridor and Luce Line Trail. The property contains an approximately 124,000 square foot one-story, U-shaped, multi-tenant building with eleven spaces for individual tenants. 376 parking spaces surround the building while another 80 spaces are located internal to the U portion. Loading docks for each space are also located within the U. The primary entrance to the property is located to the west, off of Boone Avenue, with a secondary access in the southeast corner of the lot. The building is currently underutilized, with a number of vacant spaces waiting to be filled totaling approximately 60,661 square feet. The eight existing tenants include various office uses as well as other warehouse uses. Parking spaces are abundant and even with a majority of the building held to the City's required parking ratio of 1 space per 250 square feet of office use (the more stringent requirement), excess parking spaces would still be available. The property owner has indicated that the number of spaces typically assigned as part of a lease are 4 per 1,000 square feet of office and 1 per 1,000 square feet of warehouse. Proposal The applicant would like to lease approximately 7,555 square feet of space for the operation of a ballet studio. The Ashley Ballet Arts Academy has been located in Edina since 2012 and would relocate to Golden Valley if the CUP is approved. Current use includes dance lessons for ballet, modern,jazz, and contemporary dance. During the school year (September to May), classes are held between 4 pm and 9 pm on weekdays as well as between 8:30 am and 12:30 pm on Saturdays. The studio is generally closed on Sundays. During the summer, classes are scheduled intermittently throughout the day. In the new space, 2-3 classes will be running concurrently. While the number of students per class varies, it is anticipated there will be no more than 40 students in the space at any one time. There are typically 1-2 employees on-site on a daily basis. The lease for the ballet studio would include 17 parking spaces. These spaces are not typically signed within the lot. Evaluation Of the many potential impacts that are regulated through the CUP process, traffic and parking are the primary issues which might be cause for concern with this proposal. In this instance, however, the hours of operation, which are generally complementary to the other uses in the building, and the large quantity of parking spaces available on-site appear to negate the potential impacts. The findings and recommendations for a CUP are based upon any or all of the following factors: 1. Demonstrated Need for the Proposed Use: Ashley Ballet Arts Academy is an existing business that has shown a demand exists for the services they provide. Based on their past experiences, they are able to accurately predict the expected amount of demand there will be for their operations. 2. Consistency with the Comprehensive Plan:A dance studio is consistent with the Industrial designation of this property on the General Land Use Plan Map. 3. Effect on Property Values: Staff anticipates the new use would have no impact on the surrounding property values. Nearby single family residential uses are located on the far side of the property and across a railroad corridor, making any impact on the neighborhood extremely unlikely. 4. Effect on Traffic:The number of trips associated with the proposed use is minimal and largely concentrated in the evenings. Staff does not expect any negative traffic impacts to the surrounding areas. Based on the amount of parking available on-site, no shortage of parking is anticipated. 5. Effect of Increases in Population and Density:The proposed use would generate a minor increase in the number of employees at the location which is currently underutilized. 6. Increase in Noise Levels: The proposed use is not anticipated to cause an increase in noise levels. 7. Impact of Dust, Odor, or Vibration:The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests:The proposed use is not anticipated to attract pests. 9. Visual Impact: Because the proposed use would involve only interior modifications, staff does not anticipate a change in the visual quality of the property. 10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects of the proposed use. The location is a multi-tenant industrial property with adequate parking to serve the individual uses. Recommended Action Staff recommends approval of Conditional Use Permit 148 allowing for the operation of a health, fitness, or exercise facility in an Industrial zoning district at 1000 Boone Avenue North. The approval of a Conditional Use Permit is subject to the following conditions: 1. The plans by submitted by the applicant on April 12, 2016, shall become a part of this approval. 2. In the event complaints to the City regarding parking are deemed by the City Manager or his/her designee to be significant,the City reserves the right to require modifications to the number of spaces leased or to the days and hours of operation in order to adequately address parking concerns. 3. All signage must meet the requirements of the City's Sign Code (Section 4.20). 4. This approval is subject to all other state, federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant's Narrative (1 page) Memo from Fire Chief John Crelly dated May 2, 2016 (1 page) Emai) of Support dated May 2, 2016 (1 page) Plans dated April 12, 2016 (3 pages) _._ __.__.__. _ . _ --- _ _ —--..__----__ s�s t''.ir_._ ,ssa .�1-�g 85158�05 1299 ,2ss ,2� 8535-�5 I._. - 129G 1297 �2� �: �` 7297 ' • 1291 1294 1295 1294 .. � 1293 1295 � � 1790'780 116011� 1289 .. . 1292 1293 1292 r 17�0� � Subject Property: ` � ,29, ,29° 11�10y�ao,i7ao 12� 12so t�ae 1000 Boone Ave N "Z° �280�z82�,2$'1286 ,28$ ,�89 ,288 �� „45 128G ... .. _ __ ,`^y . ,,".."`".,""""".�,...�. .__.._ � �...o.,�,,,,,s�.. • . , - __ .. _. - ' .. .... �- x 'w'"f+�«.".u""",,,.,�.,x.,v - .. � 500 �i00ti50 660700 800 �� p � � � 8810�.��-� a OOp 400 102� 8360 • 7 � g900 a 300 200 100 � � < B A m g,,,.,�:;. � 915 � � ° 8300 �.�..���..���,.�,_�,.,��w..�. .. ' ri�,:,.,.� N 8325 890 888 � 925 8459 8313 5337 8421 $405 8393 �5 870 .3 830 8511 . . . . �' 83G5 8357 8341 8325 860 � 838`8375 � a 81 � 858 � � . .. . � 8 SS - $� ' � 82 5 wu..:.::. .. - � .�.,:.: __ �..�.,c:..� .. -, _. _.o.,� 84a STS � �fl S3 0 � � � .. �.:. - . ' '.- 807 800 .v �� ' .i.U4 - 810820 ..V . . =�. .�.. . 754 4 . .. �' - 766762 Narrative Description of site usa�e: Ashley Ballet Arts Academy-Ashley Burkland- Owner 1000 Boone Plaza, Golden Valley, MN Ashley Ballet Arts Academy opened in 2012,and is currently located at 5300 Edina Industrial Blvd Ste. 400, Edina,MN. Our Academy has been well received by the Edina and outlying communities as an arts education facility for children and serving the communiry with quality lessons and performances. In relocating ta Golden Valley,we hope to reach a broader range of the twin cities community and continue to provide quality dance lessons and performances.The services we will provide at the Boone Plaza location will be the same as what we have been providing at our Edina location: Type of use: Dance lessons in Ballet,Modern,Jazz and Contemporary Dance Number of�otential customers: We currently have 215 active students We limit our class sizes to: 10 students for classes ages 3-5 12 students for classes ages 6-12 16 students for classes ages 16+ The new site will have 3 dance studios,therefore 2-3 classes will be running at the same time for a potential of 10-40 students in the space at one time. Hours of�eration: During the School Year (September- May� we run 50 classes/week from the hours of 4-9pm. Our front desk is open from 3:30-7:30pm Monday-Thursday, Friday by appointment and Saturday 8:30-12:30pm.We are closed on Sundays with the exception of an extra rehearsals that may be called leading up to performances. Our summer class hours fluctuate and lessen as we hold "workshops" for two week intervals in the months of June,July and August during daytime and afternoon hours. Employees: Ashley Ballet Arts Academy currently employs 5 par�t time dance instructors and one desk worker who work 2-20 hours/week. On a daily basis,ABAA has 1-3 employees on site. Special Measures: Between the hours of 4-9pm,ABAA will be playing rnusic in their dance studios.We have never had problems with sound control in the past.We play mostly classical music,kept at an appropriate sound level for children. ������ t;���� �,,w �, .� ��� � F'ire L�epart�t�nt ���-ss�-�o�o/���-���-sa�s(���} Date: May 2, 2016 To: Jason Zimmerman, Planning Manager From: John Crelly, Fire Chief Subject: CUP, Ashley Ballet Arts Academy, 1000 Boone Avenue N, Unknown Suite # I have reviewed the conditional use permit information for the Ashley Ballet Arts Academy at 1000 Boone Avenue N (unknown suite). The proposed use does not present any unique challenges. This project will be subjected to the construction permit process. Various permits will be required to construct the ballet studio. SUMMARY AND RECOMMENDATIONS Based on the site conditions depicted and the comments above, the fire department finds the proposed CUP at this property acceptable. If you have any questions, please feel free to contact me at 763 593-8065 or by email, jcrelly qoldenvalleymn.qov Wittman, Lisa From: Jim Uttley <go4dancerl@yahoo.com> Sent: Monday, May 02, 2016 10:04 AM To: Planning Subject: CUP - 1000 Boone Ave N Attention: Planning We received the notice of a public hearing on a Conditional Use Permit at 1000 Boone Ave N in Golden Valley to allow Ashley Ballet Academy LLC to locate into the Industrial zoning district. Please be advised that we have no objection. Indeed we welcome the proposed use in the mostly vacant but very attractive structure. You are welcome to enter this email into the record. Warm regards, James Uttley and Julia McGregor 1293 Castle Court Golden Valley, MN 55427-4454 i � �� � _ >.., �{ .�. �-., � �r �;:.� � �,:�� �� � r�t '�,.:� .... �y+ C� �=1 `� i :� . .�..A����-� I � — i� _�-L���-ctr��c��ArsL�cri,�° - ,- c,u,..�:,�w� I or.o„d.s„e a _ --- -- --- -- O ,��..o,�tle �3e,.v�� - -_ — —_ - �.�os3��r.���.�:3�,,o s,�.,��,e��.�„L�,e.a3s«»,A,�a.��. ��.�.a�.�os�d,d�� .,.. �� ��3ya,n,a3ax��3W,e a�n.a3dd:.���tlod3�eo.ou.�u�3as�.,<s<<.��A„e3�,e3d3� . . O J -- � . � �� . . .. . .. . -- I� � . _ . . . .. �.�i��r.. � -- .�,I , �. i i � — - ._�_._ ��� '� . � � _�:. ' . � : '�.�I i r i.���.�. . I� , . i ��,. ' '. .. � I� -- ` � �. . . �. �,. � ,. �� _ �LL � <i � � �� , ��, a �o i � � � _ o w � � r z I �- � � u o s � x �z� � � � � ��o °O � � � w > �,� _ � " � � � 4� \ - � °n � � z � z "� ao u�. o �n 3 n I a¢ �t �x p in U Q � Om a4. �JO � u0 O� q U O�. OU� � V�� G �U 1 __ _ L �! �-�j �� > 4 '[ ' U.mj iRI p T �. �J�QaY �W � —I i W� n i �F m •( LL I il U�� a .i�. Om� � QN U III Z�� Q2Q� In � i� � ' � t� �� r➢ �y� Q .-� Ot)� ' u t� N WZ 'Qy¢ �E �. ,� .. f� . p U [i. Ip{ 1N Vu i y , S 13 20U rc zr lJ `r�,-p 7LL _. Q. o �\Z4 V „ � Q5 . i� . ij wn f� c� ,\� � �o avwi3 3� � 1 � o o - = rc x a ��n rc` � >aa_o - � I � u � a v2 � � E c30 a 3a w I 3 a�o.31�� I �� F � N I I I � � � �� �\�\�\� Z�� Z � Z � � �� � ,���^..AVQ\\ i�, � � �� �r ,�. � �� � � � � �� o �� �--�-- �� �� o, A ;� _ � � � , �. �. , �, � � � � � � ,� _ �—� , aii � � � ,+F rrr�_ . _ ' , .;�a�__. �� �_ 1 c __ - z Q �'F� � n , . ---,_ , �i i i � `� ��,_ _ � } - w , , _ _ __ .., _ _ ____ Y .,. _ _ . >i.� . .. - __ ',i:�, r ___ .. . . ����I - �� �, n � _ - - I\ � .. .... .-���.� l.i� � � L� � I � � L� ' , . _ , ,._ .. .� � (/� � (.� V� � �_ � �,, � �w , . -_. , , �.�w � a �� � r � �� �a � � � X X � _ � .�.:.�� � � �q .� I �� -� �� � .. r� N X ----�_i ---- -�� �O� N � r`� � �i � . °' i �O� _ - �a C - C � � � 0.� _ � _ z � Q ' - o - � �x� W I r I�Um i;i �s := i zm_ ; I�� + ��a ��� �m- zm_ t � W r o '�- I �z �a s`�� '�uo`�� om w il v, � o o�m - a az�W ?uo�c�o;n I � Q LtJ Z � � I��a I a =� � o _ � a m� , � w � � � ��� `R°� ��� �� I ��; «°' ��� a+ _ � � Q�' � J o - � af . � IittN .o � i _ tt r m n� z o °' �cz i p � u �'u����a �tt � W Q � Q _ ^ � o o _ I�,��+� I u -�x -�uo a���� �s ww � �� , c . � I��� >`�3��o������z°-3 s� z S �W � � m ti o F o lozo I � �p ' �j o30� "o z� �o o - � rY��o o�oaQ�a¢ W Q� 1 � � 1 I � o2C � tt�u O 9 dU O��n c a I��iO I 3� 2Q d�i�.VAJ � (� �J �.L� � Q � ., � _ �. am � �� � �� �= Q �� � m � � Q w >-�� Q � Xo � z � �� � z � � � �� > � c�o � �n x �— - -��_, �� � I I� �� ��� � v , ��� � T,, ,I , J � , � _ - � � �`�7i �l.I �� � W ' � '. � � I � , � '��� � � � �� ��11 I -�-- --- � i�� �I - - - I � I 1 t � � i i 1�(� �� � - -- V .��,�'n� �� lo li � �� n`,i �.� W'o �Jo I �\l�,,���: I - �i �it�j� -- �� . ��/ ~i \� ���� �,��� � .j II �II . . � � � ,e . � �J�� 1r�� I�� , , � �} , �J � , - ' � a � ; , „,- � j� --�--�� � _ �,r w ; >-k ' j _ J� � �-i� _� /� �- - �_ , ;, ;� � � �. L_I C1 � � �i I '- � J -- _ - _- Q �YI O � J at J a �iz a � 7 �i�� �w � � � ., nzo�� W �� �i�� �>�! Z O :�'� �3 � Z S � � ��-�� �� � z i= - W w a �..i J i1�a X u.i a � � � _ ��.w� _� z= Z� z= ��� Z , ��o. ��� _-: �- ___ _ __ __�, �� v �� _ _ _ ��,� � - i � - � �v , �� o_ �� � �� -� ��� � �� � To v � � � ��� o _ x � � ��� � �--� �� vE t �Q ;� �� u� ;E _°� � � ; ���I °E ,� �. �� � . � - - � , I 2 i I Q �-, �, ,� E� , . . ����„� � �. -:F � � ��_ � �s � -- —_ __�-�'��� _ - ,: I I 'I E }o ,, ✓ _ i�� _ � � o e / - . i . in �� ' - � �-��� a r.e u �v E � _ ao �� .. ' z�-� • I� �� s�., x . . , � v�2 _ P' E _ . � . ..{� (� I „ I . m � �E C� o�f o II —�`���I � � � � � � _ , _ , � � a,o _ _ ;�� . , ��� � u �� , ���� o E ,: / �� ���� � � �, rn � 0 0 .. o � � ..�_J �t ` N o I >. �� 'Ill (IH . ' . 3� � ~ �p. ... aa i��iv�v .1 � � ; Q r. _ oa, oa a� w�i iai �^ � ,�� ` � n s a � a � - � .cr Sc �: > � `„� u i a a a - n� ���,t ' zz Q I� ���� � �� �� � m m�� _ _ __ _ '_�_ _ a o�i - IIII ��� . J ;., �� o ; �� � o� � �,� �� . p3 -� Q . � . V N uv � O� G I � I J Y v � w '�. O •II _. n�2 N ,-� �Jj W�li N t o z: G� �Q� � CJ l� V o2°bK0 I O ..bl R 1H �OH � � V� O m r U a� N m ' Y c9"' Q O K � n x . o f— H d N 2f0 H�1tlW [ i � aY 4� �' � ,� � O F �7y�... I I ..pN J'_ U m iJ^ o `i�i . 'n � rcz'^ /W.-. .�Lb,���f r �? � u z� z� z z; z� i rn m�P o' , . .•III. � . . _I ����II ��I 1 aa�. aa u �� '� E EE E a ( r— . �J� �\ U a U I P ���: , , � � - �4_ o� � a K � _ �� �� ��t � � ���� � �R o � � � ; �� � � �i � ` � _ l' w _ - - ��� _�� ��. �� �- ���-�� , � � � a; �� �4 � � � �� ; o- � �Fo F _ _ � �� o;oo _ _ �� � a � _� _ _ � a � U . Ql Z m O 9� _ r � O o � u � �IY. Z 4. a� O O U �( c I�I I ul l�ii W ti ..� 7 tt J _ - _ 'i p ZZ Z O� � - - - " _ - ., ', V f g O W N�1%� - -� _- -- : ' . ��lt n m � Y I _ ` Z � / . . _ . Q�N, OJ >O w i �(� b b LL ¢z .,U��(tUi . . . . .. .. ._ . .. ...L � � tn a j z � ur C � �... o v s � �� ;� %H� � � �__ o _ o a o � w �.� .� � � a � . o � � ., < � � � a n.7 ��TX4� �'��, sp. x. �'�'�.s� Z ,��2 iF' -`f'^�.����� '`'�.W"'s <e - 5 z- Y .gCk, � ,`'�r �r d zf �r-t�=wt% ' p� st '��� 3' *c� �' 4 H. J M 1 l' 4f ,�� 4�. �7 �'T' N a.�. ,..,^' :,.. k3x ��. ,.�. �,�r .�.�r �.�!jr' "�' .'��Y� ;�,.�'K es n, :�a: ��'� ��.� t -h 3 � i::;�'� `,+ _ ..:y,;� 1u.:� _ s `4 _ �va$tis .x3,�'Y �. 5 rPi'_ c . . ��.... _ "' �„.4: 4 f -.�f � �� 7 � � , � ; �� B � r :' �: �: � �'.. � . � �";s . - .' .. '" F.��,� F '�" �v �Z r- �a�'3",. , ' ., m �', f ':_ .��f � ..'. '....., .'.. ..� ' ' - ' ' � ) 41 `t .} 1 `v �.'�c< . ... .: . .. !: ' � 1 l � F i � � { �� � �� �;� t �� � ��� q 1. � f�u ���r��� ;:�;�4 r ;� ,x N O ��,,.e iV i �j� �, Y:p�'v �`9�� � }y c � '" � O -� � .CsA\�5'J � . . .. . . . . L`�. � � . F A�: •w � } ��!YIl � �V � . )... -' � . ' . � � mz���� �C lJ �'�-�. .t �� � � .���� .� �� ��.� �W :E�� ���: �. �'_ � � ������Ex � '�x,��� °� �K� t � � . �. .. . . . i � . . . . . �ai.vc`��.,�,'o� ' � p�a�E .. d . � c: m c . . R.,� . '�' „t T �JI . , . . �:� �,'3'�d m '�� �°� �;�.,� ��'�� `• . � ' � � �� cv ' !� , . . . . . .. Q����:s�� �o�� � � �_ * �- � �� d . � . . .�'«�.T� t=y�q . - . Yc:��°�t�£�� . . . ,'J� 4's m.°�! � z �� � , � �m � � 'r`a m '°��m� _ a�t���` i f,w s�S,,,,�,� . � � �o� � ���:m '� . . � � m�� o �--� . . =a � . . g�.v5v� m �¢ ,�y� a . a � as °W Z 4 ,. � oa � . . . - ' �'��E �,02 n����.,- �a � i f . . . � n o�Y � 0 9 . . uN �' . ��tv��r���.m� � m'���,�,': .5 , . ` . . _ . . ,� '.',o o� � � y�, � � - - . ..�.,g c��F o� ny� �k K . ' �' m� o�c b � . �e . . 'J3:��m m����L a ;� Q r 4 L� ;� � .� - n '. o'..m . ". ... . �'i':s{�. .��oF�-+.12'$ Q���a� z�,� -. � . . , . . . . . � . Q N6� cTo � ��� L . . '.0. . � . , .. ��y,� PI T � T/l� S� '�1-�. . .. E. lq�m�y c a � ���-� C�I�p�" ( ' ..^�.. �T N L �. Z Y � � �.� . . p���Cy7�y`.Im03�� i.'��4'p,�: � t t i � . a �.w c i0 m y s s . � � . 7",o m m,{�'t L^�,a � v 4).; ,�„ }g�, - _ v - ' � .�. �.. z a� - �ro n �� �� m a . "� . '3t};'�4�,oT��rnnm ���a�'Y -r� .. , �.:�� .. �'ti,+ o-i �.. . N ...�j n � ,��. . � . � .�'��tv2;n o .�c : �' , •. ��.. .�� � ' � . '•:$� o.L E v . z L � ��- Q N m � „ ,�y�,� � � � -:�c A m�:o aL �9�:� ���{'� : ... . .,. .. .. .,... ... ..___ .._. . . _.N. . .. . ._..._..__ _. _ - . __ _. ...,_ _ ' ._.. . . : �� w". ��., . .., .m .:F C �-..d=�yo . �.��x 3 ��t��� `� � ; c� _ _ ,, " � ` '�.,= � � u E -. o a'� $ Y v o c . �a,� a�� � a E .. „ � u�m�m � ��.�., v"' . . . . . v.iw��,v� � � �j'� m =� ..�� O. .. . � m m , «�•q c e' . c Q � �b �oo n n ��m � - . �.:�>Qt7�u� ��t° �. . O ( . ��mc. . � u t� o � .� . y"„� . . � _ ... .._.,.���_1�...,� . .. � � �W �N S�N � C � ] O`N y v v o0 �Ca � � .. - . � t- � � � � . . �q'4 E �. Q 7 O O a � � . . . � . . . e . K � d d �ary`� ,; �( V8 �` . .. � m . � r � � _ - .�Y 0 . (/1 ..� ; N � . . . - � . ' ' ' i �nN c C E)ti !A . � ¢.L+ W m a �' :'D I� I � . . . , - � '-> � V� �� �'. '�,o F � m al a .� J N � . . � ,o o g Yn � � m m oe m _ r ;� . ' , . z 4 n g,, � �. '� .P�. . .. � .. .. . . �y � .. . h,. s.¢r c� O v � :sy., a .� ° . � ' � ' � � � t ,1 r ...o oc J 1 I � , . . � X � �.. �� ` .:'.� � .� ... - u�-..N w N a • IL- Q a; m ... • �»>4 �I � . � ' � . . , , ,+;�. � ':: T . :Q� . a �x �, -� �x'� r- W .. . . � tl - � � ' . .. .. .. ...._ ..... . ., Z. - a m a..� _ui io ,mm � .a . .. �' .. � . � • , ti� � 'J cij • W , Z U � � � � } � � ;O �.� Q . .t , x, _ �. . - v , . _ .' . . . � .. . � :7 i. . . . .. . �� - . . . ... _ ai .. .. . . ' . . . .. - . � . � . � . .. . .. . . , � � � . ' . . ' . .. . ,. � . . .. � . . . . . . . , . � � . � � .' '�.. . .. � . . . . . . ... �. ' � . -. . .. . ... ' .. .. ...... ... . ... .. / . � . _ . Z. .. .. .. .. . ...._ . .. .._ . ... . . ._ _ .. . t ., � (J i�aW�sanu� �bsyo� �ti .,x�M�� �o]�o aU!/%`1\ 3 r I I_ � N I s� � � � X . . . � .� o � � nn—�-�-Hhn. Z 9 bn n ° �° � . ,� . . � . �� � � : . �� . � � . . :. . � .� I �� ,' �t �.� Y7J�*� �� � � � . . � ry .+..�;1�a�„pspuD ll.a�Ua�d1�Fa "'.'�ari t n,.-.- .it+�� — I:: F t a � . . � . . , � �(N { � �n � ;�������7 _��`T�,/. 'S.. ��Y sr� �y, -, U..:J�-N s- - o . .� . ~ E,.; % �:-d���a�.-+st a �-t a,,N����47 r-- v ��E ., � . . . . � � . ��..` r +r�.;: .la�a`Iv:�'J � ' a +s��dpHR'� `'" ej�r,gn�', i 9�p�r � , o . . . . �' . : ._ � W g �' �- . ool :';l �� y , . . � ' � � � v,k ��� � �� �,�� . ' ��: ��fA '� �.. . . ' .. � 001 . , , ., ..- ..�- ��� -b� N @� ,�" . a}� m�� ' ��� � .�. ° ; ,. � I .-. . . ., '�: r ... .:.y.,�,f � _ . _ ..�.;. � � ;.: :3 . O o � ' t I. � ;, t �.,�� a A eg �¢.� . � ��; � � y � ,t ' d_., � w ���� { � dr'� � � , � O ��� •. y .� -�;� .� �'��... , . . . Q� i o � o -;. \6a . .'�..,� e r.0 . � .�y �;_.1 - . � . ' Q `g " f ` �� ':y I�, �� �'�� :� � - � � � � �� + - �L� � � r �" '"�`,��r ... . � I ��. . . � � � ' =m •N �; ,. I ' �� �.� .� �' �� � e - � ;.Z O �..� I ,�' o � �;� � � � ; .P S J �� � ��.p�:� ��4�-\b' . : � � . Z ��% �/�� � � � N.. O 'I yp � O , f1-„a�� .r�i '"N,-; ��. " � � :.w �' 4i oi��[ . � _ m a tj' n �i .;m.tKt�'�, m . '�7 ? 'y.' .O . � o, C � �449 3 $'7'Fy� . T �! �a .b". (Q� U '' M1�.: ". s� �r�,r� tiF ;$ .� y-$ x.� ���� �, ,� �{ I a7� Z N 4N 'Y�'�„' � "i 'l � � U �5j � .�� . . .� � � ' � . Q ' .S1q . � � m�� �� .`t ��_t � �1.� . . t ��.., . . S '?.p� . ' . . � . ' . � � � .. .. � � . � r 4 J � 1 �� �4' �M G' �✓.. . f0<z. � . . . f .:� _4 �. & ��" � �� � . . � O'� �;,� ' � �W� ' . ... . . � . ,� (i .�c I�c._p �'" '�`'�� R ..�`�� �'r:�. r ._C v o . . f � ,� f,r Q � p ' a :� � � �� �. a � � � '�e i Z� a����t�v2. •, " � O � � '�� � a : J . . � ,a � '� cp 1 94 r�'�. 8 0� �nSn .� � I � � . - . A . �i ut- ` � :� :a � _ � I �r P '�.J -,:.i�'�`r �� J � h � ..:p� ' � 6 . . /��[, Tm ��`y�% N . � ( ' f . i'V. �`ryL� Q `�i�,i.T�-�� � � ��A � z . � '.� ' ,� � 1. I��- ,1„ . , �(, �_'i ``I`� Mj�+�7Y (.. $ J . 1911. ~ y ' � i A 'f � � C..� , r t�� 'y� �� , � ` ' aC• _ h � �� qi .. �j_� �� �e j °fl�".f U . � NQ..'-.� . �1��� .� f'� i m ��. . � � 3 � : ri �� ,�; `� 4�,�t�; fT��k� s� � � � � Q �� }' I � `��� '� `���� �—"' - � . . � . � ct�m .:�( . `ib'-(.`'S�v r :t zc . '-»-°. � ^ . _ _ ... .. - � �. � ��..I -ti�'i �( r ,� �c�\�,�"�'� �a .J� p . .:��_ o �'' � � . �-, ,. .I - - ,, � �F ,. . � � �3 �"� . N o � a N� W' I�� d�` �'' �' � �, `8 �:m. 0� � �f'� �'1 I � � � \ � � oQ '' � y � � � . � ■ O - I�c3 �1' �J.J � �Zl . � � ,� .Yo a0''. � . _ .. . . � � ..� i . . x �. . .. r•` \ � J I .�,.: . � . � � � I � . . � . �. id N ��I `�r I . � m � g :' .� � . � 3.' I m SP . 3 � �" o• I I s J _� ' "s\ � .a� � �.:� y c� � E\ "'„ `° ;, O � e • I i � , oai s,y �� m o�:O �� . � .. ,.. q � � . � . � . I I . � � � � \ - F I �, . . ' \ ; m� m � . �p s , .. . .,. � � � V� y- 001�. � .: N M � oOt. ' $ . �:-- ..: I � v. -., .. � pf4�i T k� s WS 14 17 �� ;b s . .. � . O I . • G ?4 � .. 4�� � ��' ,' ... I . . . . . �:� �: o �� p a�p�& �RG �q auP�a� .'., � � ,� � ¢ � � I a �, _doTi'N°1$ � 1`���� �\3U�+eVis � °l�1 18: �� I S/b 12� � ;.f� _?. � �n+s 11'� � � ���/ � ��, � �I .LL.�. � �� 3I c �` .Q � .�. . . � . ,.. .�.. , � �..: �.; . ', .7.. �.. ; � '. `+s. . � � r _ . . _ - � � _ p = L� .... � . ' •n . . . . ..1 . v ���� . _ . . ..'19Sda'18S9J5 \ xT ... � :i e �� �� �1��' � ef°�:r, �� �r - . �� ' � �.J a°f" �aw��/a/t/'o/r3nt13No09•NW�p/S � :��� cpi.:� -�� �NW�"�°+S . fo ayr�frl,M fs°W?g inn._ . �� .. � � . `f g r .h� .pua�+rr�,ow�ma � �3� ��,�� s k��,� .� _ ��b,pw�tq�m�uo�+yaggl �! :�,�,u#,+�wcF�oay,iac�' � _� . , � ,,�,/. ./.:1 ; ;,�.` ,. . �. �..\. . ."-�Q7�� � � .�" .��/II►.J�V .� --�j�— ')` MaS'.uC9- 3�OV(.I�,'--0->— � Y`•. ,. . . . . . ... . .. _ NauwsWS' ! 'NW uu°{5' . ': „ ; ,,,;,_, " � ,; , � . ��,,: , ,.. ; � _ ., • , ,. . , . . , ' � , . - , '' :: ,.. ''I . . - . . ,. . ,, _ . �-. �� � xi 4 r 1 y � " �` �, T��."��'"exx 3 1- � ; ; r S. '. i ..:_ , , '.: , �., � i� + �t, ,z� c „a "� r��,,, � ✓ } w ,. �R n:=�z �.�,. � -„n:�: h. t'%�� _s.: s�� .r ;r - * ' i' ��-Y:- ..,��r ��,a.� ;,-�±r +c a.Y sS� .9:�.r'' �h �s.s � ..§� ��'� * *� - :-,� .F..-t �..i. „i :.�- � •�.r :��, _ .n�s� - d„ ��t. r ."v.�:� .� . : . i .. , ... . . . ., _:, .: . � , ,. , a , .. § , ' . : ,. b �+.vw �ss,P �,c r 2. -�,-�n r $•:...� n. •`.a._ �.•x, t. _..->ris _ x+ .y. � : .� .. . . � _ • 1 , .3' , , . x.`�.a _ .af'.,�`.`..k'-. �'� �n �: S 'sf'� `�'Gi - ' �.�.d�:s�a ..�`�'�.'.Yt%': �5�a�''_3��p� ' '.9y; . '.,- ' i . �` '�'��'�-k� � � . .x °'sJu4ll6�d��u:'7n �`�Y��'��4�'N�lSa'a.f�i2o.� .�. x .� fi{t.�..rs�F''�m1L"�.. n � � - . .: t;. .� ._ ..-q- T _ �K - -^-—ry-rf�.�.. �il ?h "� " u„ h '. �,... _ _ S � ��Y � ��Y���i _, ;4 �.. 1 � .[ t :��., �:�'. .. *w•. ' . �_.�. . ' � .�x ; �-0���uvtuaa ` ,� ��Y � ,. 4 . _ ;,� , _ ��-�. � rl3�-IC`/A}�,N�f]`R��:�1M] 3/��/'-;�1OI '8` �NCI �NOOB.' _ . �a�iai',. Vbi��=:� ; :���al, ' .,',���. ' .�> ., ., ... ... ��:; . ,�:. .. .,.. . �. .,.. ��do .Mvr�fi3�oNn-d�andSM:.�. • e ,� ,.: �/ ' � ;�'.b �31 U ,•, :31d =.' ;. ,.. ,.; . ; ;: <'� _ .,. :�yNo+ss�a.�;ma a�ti�;c:�Q�a��a s,'.':, 9lVS�.� tl10S1NNIW�Hu�a sinm is`. �Q,-b_ ^ �:� � : _r. ,�.,� ,....,: . ?.. _;. .,..., ...`�;�{ �.h,'_,.. p';,+,�,��/-�;� �^c�..'� •�,.I .(•:�..A,r.1/�::.��},-,,� �� �NtV I.�VN}dNV 7JQIS1hk13d�iS L09C�l0'r.': ��7��p11' �a p �{ '-IE;•� • . 1 '� ... .,ii.��:�.: ..;, , . �AV) ',L'J�c�lY.7YY ��IY�^ -1V��.71V77- 1"T:. i� "'�'��hW�Y13O�t1��'�ySl 3fN:,'AH�..43tlYd3d3" : ... . ', ,:::;�.47�101.I.�IT���J�ln�W,. ~ _ t-: 1 ,._ t �� V. .� :.;,�iVM td:7a�v BCl ;NC�II.b��j��3dS, t'Z�'y�. �C'+'�g �'-S` f'_'�� -� ;.' � ` � ; � - 1N�dQ1�A�Ql�-�IQIl�II�lSNO�NOSl�NOf . �.. .. .;;_ . ,ia. ..,. �.;: '� ,:�- ..�._ ...: . ,..::�wn�ti�si�.�::.iawt ns1Au��,..u�a�H�;. " � .-. . �.. -::. . ` :. �,r';� .,- :��,:S��S���-� i F "�. r .. . _ � . _ �.1+. y N � T, , , ..`�''`� . �� <:m.�- ;,c �i �� ¢ .. . �.F. � � h.�F +I, ,.� Wea�,� �{�. I . k � / �. .. � . I� �a ��� � .�t�.� -� b-E �Zy ' £ . . .b:° .6 E �Z.,. �.` C'A� . 4 s �'. ",' �.:�' ..-� � '.� O 51^ o-@ `� Lt`O{ @ 11-8 D=,dL�� ,b B "�GwSt � ,d-�1 a;; �o�;�oc r .:_I .cy� s�. •- 1� '� �g k .a.�'� ..17. ° :i - 1. u " �.i.. ,� f ) ..�k� ','� , ,. +}f ��� I, , � �� ?. $], ,�M1N �.s�,`�s '.'`,.'�i i''��'.� �� P� -�e -Yr � .�. - - :Y.aB:� �T. - . ��-� o:: ..a N= . ... 1'i�� t �.. I u� , . �•Y� o o .. � '� ..'iv N ��^ �l v��y � I�j� f� �- 'y, + ,;,;- � ` � G. , :f � ; �; I��:l _�� �� ,,r.. �> ,.. , . . �: �,, -- _ ;� � � ��. : , � �� _ „ � ,, ;;�.+� £' � s; t� _-� � ` -;�4-' i � �. :a .� -:7 k "uD� � a .. . .,�.� � r k - _ �;�0`}t`�$�� � ' i � { ,�P ' �� ��''Y1 �,Il� . . .• ..�� � . W ._ . Ry f! 0 �� ��_�.�'. � i .I} _ . :+'... „ ... __ �r :..6..f ba�'.i � _ , x . ��� � ': ' 'e ( � . . �/.... �3y4 � y ya�,x405d,�}+� r \,•M1 . .: . , . {': � . ' . .' ��X'�Le�w'�.. ��,.`1 �� �3fYi. : : ��.= .:. .. :� . :.•� ' .. . . . . `7 ' '_ .� N t . ., ... ',. .... 1 . • .... , .;, '.:. - .' i..:i. . . � , .... >>:�' ���� � �..� �..:., ...:.. . a ... . r:�. _ . • ..�' ... . .. ... . � .'� . .. . . " � % r • � : _ r . ;. ,. a , � ..,-. .s.,-: .. , . _ h a . , _ , ` .. . ,... . ,-�._ , ,.. . . . . , ,. . ,. .,, __ .<. . . ,- . .,:., . >.:-. . . •: ........-. _.. .. . ,1', _ , �. . ,t,i .,. .- , , . � Z . : • � �:; } _, 4 , r.. � o . . _.f_ ,_� _ _ _ _ __ , .a. .� _ _ ._ . � � ��� ;, . ,� � � , i �! . , . � ,. � - _ � . � ,. . ; ; - ; � � � `�,,� �:� . � �. �: �. ,_ : _ �, - - - . __ . ; . . : �ti -- ; .... . . . , _ - _ , f . ; '; _ _ � ,. ;�;, --� � , �'� , _ `- �' : ` �. �i � � ----- ; - � ; _ ; � � �� � *� i� ! - �� ' I� � ' � J � � � : . � � � �� � � , . . ; ,, . �, . , � r : { � � � * i s Q .. � � - l�-`' - - i '�u I s��` �v �' � . .��. �` 4i` � �: � g4 4 v� s �� ," j" ; � a�4 ��" . `` .-�, , � >. N i . � � �, , :...� .. , . . \�...,. _� . 3 �� � . ..:: � _Slsi�.r . . , �' I Y t_,, s1�'�_ . ; - , . _ � � ... � . N � .. .:.: , f� , -. ..,.. . . . . . ... .` ... �.::: ' .�� .��.�. . .. .-�.... . .;', . :,. . .. . -:�� . . , ... .... � � a �.. � .. -. �.,, .., . . . . .. . .,. �... ., .. .. .i . � �- . _ . . . . . � ' ���� ��.�..:. :.: . , , . . : , � � ..I`, � . Q. � . � ., ,.. . , ,:�;;. , �. . ... � / :�. . j ��� \ f � X Ir��'.�� .\\ .. . , . .. � ; . � . . �. .� a _ _ '' � 5 f- , � � \ � _ I '._ .' ' ' � �. ��; . 1� i: . .���! � �,/ p, . .. . ..�_ ',�:. u� ' \��y�, ..`.<a� _.'•.��.:,..� . _ s'` t�� � 'g '���f'� �sl� � �I o�,� . � ��.i - ' � .�: , �„ :: . � '� k' � .. ... . _ : '.v+. ^1 �� l� 1 ,':5. + -'�._ r - � Wi ',:.--� �^'� < . i. . m y-.. z,i , � ,� � , � , � _ �; �� � � ; , I' � �= ,� t i .� �. �_. ��:. <�� :�: _ ; ;_ �� •-� ,� :.,._ � _ ._ �'.� y� . �.-�`"'` � `' � � ,T. .a � ��T; a�: S '�l' ./�, .��� �� '.�. i �.1� 3 ? �.»,�,7. - ,�", �.�^ ,.�„..y�'Kr�' 'G' .. � F - s ��•,�"t*"{ �' J ��.� �;�M dt'. .' y I.. ,� }._ ���' �. :.� � ' ,�,"��i i� Y �::(., 1 � �:� f \ ��� ,� ,Zr�'�� ' ° i� �A. ,�F� -.���. �� � '�. � W�'� l' �*� � 1r �. _-}r. .I,.+ ,1`' �'° �\ �,�M1 . �:�. �� !1 h, Y�,'� �f� p 3 r � 1�.� '�� y . ''"r�t� f.� y�. I < 1 .""•' _.. E�^Jr'I' 7f� - - �" E - .�_�a.:. uf - ' '..-... __ e_,._ ..__'�' 1" ' ' ':'3 ��� � � ' � � - - _ � '�' _ �I 4�`; _ � {i �� Y� " - _ , , � � ��yF'' � - _ {'S _�': / ` y �rt.\y(in C ,r �'6 l,nj � '-�5 �� � � 5 t 1 ��yfFl �"f- l'� Y�'.... .�� T': F� ,!� �1'"2�..p� � 4 .,��. 'p(� , ^�'Z h��.- i ET _ �, �•-���� - �{ _•,�"� �::� ��:..; j. i-�' _ ) u." ..�. � � ;'f" �."� 2 '� i U ' .'s, .h C=- " ! �S- .+'.�'�. - ,ly_ 1 .Sy�.o�. � :h� _ � .i .�. t . 1 _'; � .�r. �+�. .� - �.�,. `;� _ r � ' � .�_�h �'�- -r u,.. �.44, _..'ir'�+, _ r-r� r . . if'. �. ��-�o ih.� � ._1 - , 'G k _ k�. ��,� ,..��� .�. �1� .)r �g �� ��' � 'S - `ir .':���� .�. r a: '.�,; ..; �F� �.1�` �.7 ° ;..';.,�s _ �.,yz.� � ' �'� �:�, x t..- �c. f .x�:.��r f - � _1. � ,( .'i': r #1 L:- -�.;/'� 1 :m ��'�''` 4 �• '� ��," �J' .,...1� 'sz � :j.t, M1�; *' ,1;� �.:�;. -.� ,.y. ���� y i� k�..%r �•t �,�.c .j.. i �p _ a,�;;;� ,�e�rz�. �,.� Y a�� R �'w, r�� 3" 6 ,�'s..�'�-�i ' . �- . ' ��. , (,`; � ,� g:_ r ,� ,�'�:F�i- s a ����x �; 3�,� � 1 �.: A�. ��U !.� t '�-�..-..l�'. �. . : ., � ' ..` . .. } ' '�..� r i �..� .�. '4k ',i .. t .5 _� 1 i � . . _ : y ]: ' ,� „ a }�.: .. � _ . . .�:. I 3 . � � ' kd�'��:��r. d' �l .... ,.,.�.��-i ._.�:f'-`�a ��� � ,:...: -"'�..j ie ,;i:, n l � t:l`� _ � ,_ i rV;�;r � ..�i . �.1�'r ,':'�_"_ ��.'.t ,��;::,7: �^r'e-.,.:; r�,+.+-..,t, r.-� - r) �t s� ,'.E�;f � '. : . � � ..� � + - $� ^� ° a :7r- ,6 ,-�~--�F—^ {., r c - � ,f .P ��y i - { 1 .::5 I ...� ' �� +rt�' ) 3 2�~?I! ..Z ;� '�, i';� �.� ..j`,. "� .�i� J `t i '£`r i! 1a'7��-'�'�'-�'tit;_ - ' 4 �� i ��,r � .:i` ,i.: ' p,�� � _ ._.Y.a 1� 1 4`', � ^F e.F� .x �-:+:k ��� - '.� -w$- 'S '�� a i ��e.,. r sr _ .:,� i�r i N� ' I �� t �k�. ' :3 j'' { ' {n` et� ! .��['' ., .: sr f j _ t :11 =�-�t ..�.� a _S- +� �-i .S r � i'. , �� , _ t � � i .��! l 1: . t .r: � K" =! s A J� # b:Sy ,y;�c}r �'�." ,._ -`. �;` r ,� � � :.�� i .i": . ..;,�i , r .��f a�,�c.t ,t_ :_ �: *y:...�r . .; - .,'... ... . _ i� k��i tp 1'� fik ������� � � � - W u. s .�,,. � '` d` � "' v! _{ � `q � -:� �- - 3 �-'-� o� �fi .� ;� � ." j�� _. �,„' . ' �. � �:;1 } �"'a;. =� � � f- � a�i , � �.. ,q ,� _ ,�� a �.^+ ^`: ,:� � r�.' t :�� '�� �` s.� �a k w. z�, ,� tc: �r , .;�.�a �,,,::: r r� ,:; s ;� _ , - �� � �9, " .Y. _.� �L� .�i '4i �,E;: - � 1� �� :2 � ., ���� � 1 � _ .r F�t �"' `.��C =� - � �.� r � �.�:F7 u'',�r�i _ ' -:}� -,- ln - � Y1,; 5 M t�i rF t� y.�. :,fo. {` . - o .L 11;� .-2i•.I }..Y�'r�w�"� � ���` .. : .�i �;;w h ,r .� �.. � f �c, ,r �: . � S Y-,. .:".!3--�"-�•Y�a•' .`��.� . - :. .. � ..,,. �1 : :';;r.a 'i` ,�` " !, �kJ �. .:.: '_---'-._.-:z:. 'e,(:j;�z - i... ?Q _ _ _ 6 � �� i'[' e- �- , ,.. �„ , .�.; � .. , ..;, ., e ..�i y.� . .. -- 4.;;„� � s ��� . >.. q 1 �£ -....� ..,,,e .. . ..� �..� .. .. : -..;...,.. �::.:. ",p. ..�:. - ' S-o,!5 � "' N"i—�.��° .r I � }: � . 1 ..:J° �.� `I "i. ( '{'� A�:•5'J Y�S:] �'� t ���' t �.,', :,m N�� � � � ...� � t _ y,_,4., r � "3{c�' "� ���' � � t �, , r �..': .,P a � '� .�. .'' �� :Y�r . '. � ., :_ � . 4 _ � t . . ,. . :°� ,.. _ � � �, � : ;..'. :. ' ::� ..,. . Y '.::. .b '. ': ' :. �.. �� �. .. ..:_ . i .. ...,- .i..,.. .,..k,..: � . �: Y �.�: ,_., ..:�.: ._s •:� 4Q1 I ....i. .. . .�.: � ..r. ., ..,.. _ .. .�. ., t:Ftd.. , ..A.., ..... «. � �� i �..�. �.....,, � .......� �,:.._. �..r :a��- S:^ � . ....,., .;.:;�. �:.�:. �.. ,.,.,,:,. .S�',^r.'..g S. ..,,. .,. x�i :.:. ,i�: 3�.'t r' �:.i a s � � ; .. ,,� . � { � t � �� `�� �.� �+ � ��5 . , , . �' �-.� �r> r- . �- , - - - L�' �� � r� y,. - � ' ' Jr+-- 4 .,< i !'� :S: � - , �-a '' ��- j. i �*1- I: � G 'r 1 hT f 1 � "�--�- l' F � r r � f v.. ' 'z�; � 1 - �: �;: � � �d ��`�' «:.`� , ; y ;e. _ ��-�=-�1--�--.� i �,-Y -� ,. . , � . � �. � 6�1 �Pp.'P9 GC.a9 a}.a9 aL a9 ai P9,c;'9 0,9 Qf d,9 bb,u9 y;6 �tlD Ps O 09 O;j.• al . - � -p. . E �= 1 �""�.�:i¢�^ , ' j }� Y P2 . ,� _ �,� .. - � .- , � . , r r , ;. :a� i._�: � sls�o(' .. . .[ t t � .,��. . .. . �. ,� ^ r , ,�,- . c .' �.� i �'� ,� �, � i . . � .. - . ' . , . ,- ..,,: ,'' .t� _...'� :; ..�_�. _ _' _ i .. . ' , . �� .. t " ' >, :b�' '.:. ., ..:_ ,.. �'� ' _ ......'_ -. . .._ , .. �) ... . , � ... , . -;- ` �._ _t . .._.__ _ . , -- _ � �:: �- .`. :� � :' ,. . ..-..., {: �..,.� �. � . . . , - � . � , _. ,.. , � . . . .-:. .. .� � . ,: ...�, .�. • . . ., , 1; _ : . .... _ .. �. .. .��. , � . .::.�� ,.,.: �'�.t..v � y .. .. .. . . ., � ... : . .... . ��. . �..,. . .,... .�.. .. . . . ._.. y �:•.:'. ,.. ., ., ...... ... .��..�� ...... . . .:- ... ... i.�� � r _., > :: c -- _ - , . � ,' ,a ,,. . _ _ ,. .. , . , .. ,..; ` , .... , .. ur x .. � ;�:, .:� .. .. . �, . . � ,_ :. ,.. . ...... - . , .,�. ..... ._. :�:, . .....� .� .� .._. , . . �.. -. . . . ...::.. .:..t.�,a.� . .:: ;.. .. ... .... ..�.:.. . . .,. � .. , . . . �. ._�.., t... ,: . - , _ ,:-r ,.. _ __ .. .., . , , <, �...1 ,a� ,:. � �.- ,r i . , . 's�cr ... . . .. .. �. ; . .!. �� �� y:m ., �� . �. � r ' . f � t q � � r 1 � � t !. �, : ' . _ �R.1 ' �D r ' r �-c;r- ,.,-F---4--� ' �n,7' � .�� '1 I� .. _ . ;� �,7 .�J �,.; _ ' �� 'f y; k ' �"- ' ',�: :. t ; � '� j' , f -���� . . I' . . _ � .. - . � r%j, .�.I ,} '�:.�'f'. °3 ..I I. � .'� � h d�- 7� . .. x ;4 +9 7 z � . �I. . .qQ e' � f .. . . �, � y� '; ' . � . . '�f ' .-0 � . . . ., ', { �' ��ff ,,,��� •N� R.�� :.1 .. ; I "' , .�{ � � 4 '4 .� � t '� �1 � ,. � 0� '1f .i':� Y' i. f.� 1y M1 ,�� � .� ' _ � � � .J . .:�.., ,� � YI ..�, 1l k { 1 k ",. � � t �S J �.-,1 � G . � , � �'�� ; ,.w . . , ` . r, ,yGiL,� k:'-,, +>jtq�,t c.;xyc.6 Ezt �` �s>:8�. _ w -.r�; >r'� ,t ' �;t z. ` _ �.`^ �K -��.d-.�,.--� _ ".1 . . At2�,.�1E k.r$ Ho!;.5�' l� :.RM{�h` ,_:s ?�Sir., s. _ �t: a:�Q i ,�'^'... ' .<S'��. :1�7 ��..._ �, a.i.. rr f �.: ;h,,_ :d;. X� 4��Jj FC7.��,�n � .� �a - �� .,.� ._ � , _ .:� f _ --�--��-�- �- ' „r, �� ,��. 'f ��,n� `�� �"L1.� � T ,;�. � n �� I, � "�b - - t � � d ::�Z� a ��� �';s;,� i ._z §a 1.' ,y +';'�; `a '� y'�. £�3'; c� � ,.s�," a-.s,'' � .'V �' � � �r � �. ,.� � 4ia ��•' ; 1�'} , ' ";� �v '�"l. � `t •� n �+; � t_:i., x tiw <. ; � e' �t. x c b; � 7 � � �„q+x •�'� ,� 3 ti.'.� 'a, .1 a i� ..� ;�.i.. -m� � _f-..t.. .. . .... � �� :: . �. `� :�s; .'�- +�i�'�-� .r.�. .��r . .f �aF...,,`, r . �` ..:. i ...I: .,?� .;a; .,�; ..^� + x, L...:,r .r_ . ":i' � -.�..' .. - d �.: �'..-: y 6.:��.� �.. :��.. ��i...,:.,. ...,.. ..u.� .,.st, r.'.�. ':. ._..�. e...,, .. ..iV / ".. .-:t .��' :�7,�' + .�A,-�." �a.nr.r.-a x-k'.:v..:r.. . � ..:::...:i M..�.�. F":i A�.;� e.�t.: �, � .,.�._. I�'. .� , .. . s-.,�...,.�...,: :.+.' .-21i� ,:"�. r. �Kf �._ .. ..�t.. . .1�.. .. .S .i , . ,.; ,r..-., . �.+. ., ..: . YiJ..'� ... P..1 - .�� ! ..fn�'4". J'... t- '4 Y"'h: ^'Y", .....�., ..:. ;:,., .... �.,.. f -..,s S.-;+_�..Y� ..�.,.{'.. ,..<. .,,,,r._...;.. �....,...,.. r ;:t'..1, - :;;`V ��.� ..�, :.C,n �. � .�.lr�_.. .,. ..:.:r�. y"�,rs -�,� .z.:-. : t.. :�;.,. ,.,,.,x. .. .... ,:,�._:;.. ,. .,..,: L. �r. �,� "'• <:rt,1.�S - t ..o r ;� ..,_.,.,t..e- .�.rr , .._...::, ..:�:7c -,•3a,.,.. ..,. , _ ' . ,., .. _ �,. -. �+z� „- r-�<.,i:. r,u . ,;; �.:� y ::. ,A_,, .,: c ' -1'� .�.:. s :i �-� .:�` s�� � ��.i.,, w��,.. � � ; . ., .. ,.;.. � . � � .._;. . .;: ,.,.r. . ,�� _ ..�.F,. � ��:�_. � �':{ . ��n Cx... kr cz,,..:� � _ -��- _ "Ry.. y ;U ;� ,�, li. y;�n ,x n ��g - �t;� ` `��t' y._��. _ �'' .-,'G q;�= "'.:: �'!1`,�'�' -.. :i ... '� ' . . r p . -. r.. _, . � ,��'_�.�� ,�. . � � .,7't�"+�r»�.,.3,',S�.w �n. .�a,v'�'""-����� u =.--�-r=�--".--=:j....� .°s�m� t �=,.�...u�.:;L; ,' a.tx�-�' ��'�vs��� "��/'�...as=y+::.s.L�� - - ',�'`'+�'�w „s� �- u.-�.:;�.:::rx� . . ,. �. , , - ���..� _. :�:.�_.a� �.:- • . - �<<.:- :. .r -.: �;. �,,. , �, . �- .. �� � �� ���s A„'��.. a � .._ _ .1,.,_..,r, . _.....,_.. .. �. ,..::. .......• .".:..:,. . �. . ... �-. :�. . . .. .. ..... ... ..: .... ... ...... . ... . .... . . � . . ' , ar'�'� ��d�'� Ctt� Df� +��G��YI � , �T�. �� Physical Development Department 763-593-8095!763-593-8109(fax) Date: May 9, 2016 To: Golden Valley Planning Commission From: Emily Goellner, Associate Planner/Grant Writer Subject: Informal Public Hearing—Zoning Code Text Amendment—Amending Moderate Density Residential (R-2)Zoning District Summary At the Planning Commission meeting on April 11, staff discussed potential changes to the R-2 Zoning District in order to address two issues. First, the R-2 District is lacking some of the regulations currently included for homes in the R-1 District. Second, modifications to some of the dimensional requirements of the R-2 District could allow it to be better used as a tool to provide a wider variety of housing types in Golden Valley. The Commission supported the adoption of the additional R-1 District requirements into the R-2 District. The changes to allow small lot single family homes were discussed further. The Commission asked staff to return with suggestions for how this tool could be applied throughout the city. There was discussion about the potential for existing R-1 properties to be rezoned to R- 2. Some Commissioners are concerned that several R-1 properties could be rezoned as R-2, initiated by the City or a property owner. Staff recommends adopting changes to the R-2 Zoning District prior to designating any additional properties as R-2. It would be premature to rezone any properties to R-2 without analyzing, defining, and clarifying the purpose of the District and all of its regulations. After staff and the Planning Commission update the Housing Chapter and Land Use Chapter of the Comprehensive Plan in 2017-2018,then the City could explore the option to rezone additional properties to R-2. Potential Priorities for R-2 Locations in 2040 Comprehensive Plan Update (see attached map): • Along streets with major reinvestment in infrastructure (Douglas Drive) • Near major arterial roadways or activity centers • Near frequent transit service (existing or planned) • Some existing two-family dwellings (depending on location) (Xerxes Avenue) • Conglomeration of single-family lots conforming to R-2 dimensions (Rhode Island Avenue) There are currently 27 properties zoned for Moderate Density (R-2) Residential in the City. Of those 27 properties, 15 have single-family homes, 10 have two-family dwellings, and 2 are vacant. All properties would conform to the proposed changes. Garage Requirements The front fa�ades of homes on narrower lots have the potential to be dominated by garage doors. Staff is recommending that a maximum garage width be established in the R-2 District in order to mitigate this potential visual impact. Staff y � proposes that the garage be limited to 65%of the home's �`� ��� width. This would be measured using architectural �` � �>r ,,. .iY�. . R W��n.,,..r. elevations. For a lot 50 feet in width, the maximum width _���� �'� of a home is limited to 35 feet by the side yard setback --- �J�� �° ���'��` r e q u i r e m e n t s. T h e r e f o r e, a g a r a g e c o u l d b e u p t o 2 2.7 5 �:F . feet wide measured from one exterior wall to the other ��'' ,.�. (22.75 feet is 65%of the 35 foot wide home). If a builder �`� ��_ . . Rhode Island Avenue m Golden Valley or homeowner prefers a larger garage,then the lot must be wider. On Rhode Island Avenue,the lots are 50 feet wide and the garages are 20.5 feet wide. For a Two-Family dwelling, it is recommended that the maximum width of the garage be limited to 65% of the width of each dwelling. In the R-1 District, a single-family dwelling must have a two stall garage unless an applicant can show adequate space for a second stall to be built in the future without a variance. In the R-2 District, a two stall garage is required for single family dwellings. For two family dwellings, each unit must have a one stall garage. Staff is recommending that the requirement for a two stall garage in single family dwellings be removed from the R-2 District requirements so that a minimum of one stall is required per dwelling unit. Articulation Staff recommends that the side wall articulation requirement be included in the R-2 Zoning District. In 2008, the City Council adopted an articulation requirement to the R-1 District in order to prevent the visual impact of long walls, which can create a tunnel-like effect between homes. For any new construction in the R-1 District, whether a new house, addition, or replacement through a tear-down, any resulting side wall longer than thirty two (32)feet in length must be articulated, with a shift of at least two (2) feet in depth, for at least eight (8) feet in length. The homes that were recently built on Rhode Island Avenue received a variance from this requirement to minimize cost and maximize buildable area. Benefits Potential Consequences • Prevents tunnel-like effect between homes • Cantilevers are a common way to provide • Provides visual interest on sides of homes articulation; bay windows and chimney • Consistency with R-1 is easier to administer chases allowed in minimum setback • Often requires higher cost of construction • Variance applications may increase and the ' Board may be sympathetic to small lot size Side Yard Setbacks Staff recommends that the side yard setback requirements used in the R-1 Zoning District be included in the R-2 Zoning District. In 2008, the City Council adopted a height component to the side yard setback requirement. In 2015, it was refined through the Subdivision Study process. The height component uses a "tent" approach to determine side setbacks. This ensures that light and air can reasonably reach neighboring homes. For R-1 lots less than 65 feet in width,the side setbacks for any portion of a structure greater than fifteen (15)feet in height shall be measured to an inwardly sloping plane at a ratio of 4:1 beginning at a point fifteen (15) feet directly above the side setback line. The homes that were recently built on Rhode Island Avenue received a variance from this requirement to maximize square footage on the second story of the homes. Benefits Potential Consequences • Ensures more light and air in between • Reduces buildable area for 2"d story homes • Garage could look more prominent • Consistency with R-1 is easier to administer • Potentially a higher cost of construction • Variance applications may increase and the ; Board may be sympathetic to small lot size Comparison of R-1 and R-2 Dimensional Standards (Existing and Proposed) Highlighted boxes reflect the dimensional standards that staff is recommending be updated Dimensional R-2 Moderate Density R-2 Moderate Density Standard R-1 Single-Family (Existing) (Proposed) Lot Size 10,000 SF if lots within 11,000 SF 6,000 SF (for single- 250 ft are on average < family homes) 18,000 SF 10,000 SF (for 15,000 SF if lots within duplexes/twin homes) 250 ft are on average > 18,000 SF Lot Width 80 ft 100 ft 50 ft (for single-family homes) 100 ft (for duplexes/twin homes) Side Yard Lots > 100 ft wide: 15 ft 15 ft Lots > 100 ft wide: 15 ft Setback and 2:1 slope above 15 and 2:1 slope above 15 ft at setback line ft at setback line Lots between 65 ft and Lots between 65 ft and 100 ft wide: 12.5 ft and 100 ft wide: 12.5 ft and 2:1 slope above 15 ft at 2:1 slope above 15 ft at setback line setback line Lots< 65 ft wide: 10% Lots < 65 ft wide: 10% of lot width on north of lot width on north and west sides and 20% and west sides and 20% of lot width on south of lot width on south and east sides and both and east sides and both sides require 4:1 slope sides require 4:1 slope above 15 ft at setback above 15 ft at setback line line Front Yard 35 ft 35 ft 35 ft Setback Rear Yard 25 ft 25 ft 25 ft Setback Structure > 22 ft No standard > 22 ft Width Side Wall Side wall > 32 ft long No standard Side wall >32 ft long Articulation must shift 2 ft in depth must shift 2 ft in depth for at least 8 ft for at least 8 ft Structure Lots > 10,000 SF: < 30% < 30%coverage < 30%coverage Coverage on coverage Lot Lots > 5,000 SF: < 35% � ; coverage - Lots< 5,000 SF: <40% i coverage Impervious < 50% impervious < 50% impervious < 50% impervious Surface Height 28 ft for pitched roofs 30 ft for all roofs 28 ft for pitched roofs 25 ft for flat roofs 25 ft for flat roofs Paved Area 3 ft setback No standard 3 ft setback < 40%of front yard may < 40%of front yard may be paved be paved Accessory All structures total < All structures total < All structures total < Structures 1,000 SF 650 SF per dwelling 650 SF per dwelling No single structure > 800 SF Garden < 10 ft in height < 10 ft in height < 10 ft in height Structures 5 ft setback to all 5 ft setback to all 5 ft setback to all property lines property lines property lines Garage Width No standard No standard maximum width = 65% of width of principal j structure, measured on ' front elevation Summary of Recommendations Staff recommends amending Section 11.22 of the Zoning Code to modify lot size, lot width, height, and side yard setbacks; and add regulations regarding structure width, side wall articulation, garage provisions, paved area, outdoor storage, temporary outdoor storage, decks and platforms, and home occupation requirements. Attachments Underlined/Overstruck Version of Section 11.22: Moderate Density Residential Zoning District (11 pages) Map of Potential Priorities for R-2 Locations in 2040 Comprehensive Plan Update (1 page) Section 11.22: Moderate Density Residential Zoning District (R-2) Subdivision 1. Purpose The purpose of the R-2 Zoning District is to provide for single and two-family dwellings at a moderate density (up to eight (8) units per acre) along with directly related and complementary uses. Subdivision 2. District Established Properties shall be established within the Moderate Densitv (R-2) Residential Zoning District in the manner provided for in Section 11.90, Subdivision 3 of this Chapter, and when thus established shall be incorporated in this Section 11.22, Subdivision 2 by an ordinance which makes cross-reference to this Section 11.22 and which shall become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set forth herein. In addition the Moderate Densitv (R-2) Residential Zoning Districts thus established, and/or any subsequent changes to the same which shall be made and established in a similar manner, shall be reflected in the official zoning map of the City as provided in Section 11.11 of this Chapter. Subdivision 3. Permitted Uses The following uses and no other shall be permitted in the R-2 Residential Districts: A. Single Family dwellings B. Two-Family dwellings C. Townhouses D. Foster Family Homes E. Home occupations, as regulated by Section 11.21, Subdivision 15 F. Essential Services - Class I G. No more than one (1) kitchen area and one kitchenette shall be permitted in each dwelling unit Subdivision 4. Accessory Uses The following accessory uses and no other shall be permitted in the R-2 Zoning District: A. Accessory structures, including private garages as defined in this Chapter. Golden Valley City Code Page 1 of 11 Subdivision 5. Conditional Uses The following conditional uses may be allowed after review by the Planning Commission and approval by the Council following the standards and procedures set forth in this Chapter: A. Residential facilities serving from seven (7) to twenty-five (25) persons B. Group foster family homes Subdivision 6. Buildable Lots . � . ' . No dwelling or accessory structure shall be erected for use or occupancy as a residential dwelling on any tract of unplatted land which does not conform with the requirements of this Section, except on those lots located within an approved plat. A. Single-Family Dwellings. A platted lot of a minimum area of six thousand �6,000) square feet and a minimum width of fifty (50) feet at the front setback line shall be required for one (1) Single Family Dwelling. B. Two-Family Dwellings. A platted lot of a minimum area of ten thousand (10,000) square feet and a minimum width of eiqhty (80) feet at the front setback line shall be required for a Two-Family dwellina. Subdivision 7. Corner Visibility All structures in the R-2 Zoning District shall meet the requirements of the corner visibility requirements in Chapter 7 of the City Code. Subdivision 8. Easements No structures in the R-2 Zoning District shall be located in dedicated public easements. Subdivision 9. Maximum Coverage by Building and Impervious Surfaces Structures, including accessory structures, shall not occupy more than thirty percent (30%) of the lot area. Total impervious surface on any lot shall not exceed fifty percent (50%) of the lot area. Subdivision 10. Principal Structures Principal structures in the R-2 Zoning District shall be governed by the following requirements: A. Setback Requirements. The following structure setbacks shall be required for principal structures in the R-2 Zoning District. Garages or other accessory structures which are attached to the house or main structure shall also be Golden Valley City Code Page 2 of 11 governed by these setback requirements, except for stair landings up to twenty-five (25) square feet in size and for handicapped ramps. 1. Front Setback. The required minimum front setback shall be thirty-five (35) feet from any front property line along a street right-of-way line. Open front porches, with no screens, may be built to within thirty (30) feet of a front property line along a street right-of-way line. Source: Ordinance No. 371, 2nd Series Effective Date: 07-13-07 2. Rear Setback. The required rear setback shall be twenty-five (25) feet. Source: Ordinance No. 547, 2nd Series Effective Date: 03-26-15 �vvr .�c" �c-rvv—s��i�"-rn�-✓ci=zc�� . � CFF..f�:.... !1-.I-.,. /l7 1? /17 3. Side Setback. Side xard setbacks are determined by the lot width at the minimum required front setback line. The distance between a structure and the side lot lines shall be governed by the following requirements: a. In the case of lots having a width of one hundred (100) feet or greater the side setbacks for an r�portion of a structure fifteen (15) feet or less in height shall be fifteen (15) feet. The side setbacks for any portion of a structure greater than fifteen (15) feet in height shall be measured to an inwardly sloping plane at a ratio of 2:1 beginnina at a point fifteen �15) feet directiv above the side setback line [see Figure belowl; : �`. . . :� �`. �. .�. . . 2:1 slope � � Average height of highest ______________________________ pitchedroof28'maximun� -------------------------------- Flatroof25'maximum 15'height 15'height 15'side setback 15'side setback Lot width 100'or greater b. In the case of lots having a width greater than sixty-five (65) feet and less than one hundred (100) feet, the side setbacks for any portion of a structure fifteen (15) feet or less in height shall be twelve and one- Golden Valley City Code Page 3 of 11 half (12.5) feet. The side setbacks for any portion of a structure greater than fifteen (15) feet in height shall be measured to an inwardly slopinq,plane at a ratio of 2:1 beginning at a point fifteen (15) feet directly above the side setback line [see Figure belowl; ,r .. . . , . . . . � ! Y A ♦ J ♦ J 1 ! t ! ♦ 2:1 slope ° � Average height of highest _____....__._,._...__.__._.�,.. pitchedroof28'maximum " " """""""" '�_ "" ""� Flat roof 25'maximum 15'height 15'height 12.5'side setback 12.5'side setback Lot width greater than 65'&less than 100' c. In the case of lots havinq a width of sixty five (65) feet or less, the side setbacks for any portion of a structure fifteen (15) feet or less in height along the north or west side shall be ten percent (10%) of the lot width and along the south or east side shall be twenty percent (20%) of the lot width (up to twelve and one-half (12.5) feet). The side setback for an�portion of a structure greater than fifteen (15) feet in height measured to an inwardly sloping plane at a ratio of 4:1 beginning at a point fifteen (15) feet directly above the side setback line [see Figure below]; , � , t B t i i t t t i f t t t 1 t 4:1 slope j � Average height of highest ------ --- pitched roof 28'maximum � '� � �`' Flat roof 25'maximum 15'height 15'height South or East North or West Side setback ZO%of lot width Side setback 10%of lot width Lot width 65'or less Golden Valley City Code Page 4 of 11 4. Corner Lot Setbacks. To determine the side yard setback, use the shorter Front Lot Line. Source: Ordinance No. 547, 2nd Series Effective Date: 03-26-15 5. Building Envelope. Taken together, the front, rear� and side setbacks and the height limitation shall constitute the building envelope [see Figures below]. No portion of a structure may extend outside the building envelope, except for: a. cornices and eaves, no more than thirty (30) inches: b. bay windows or chimney chases, no more than twenty-four (24) inches� c. chimneys, vents, or antennas; d. stairs and stair landings up to twenty-five (25) square feet in size; e. accessible ramps. ���r��r�.�,,e � ��� �;car�•arcti � __.�__.�'"` ��� � .._.�__ �� � � �(�� , ' � � LtxtLs��� r+ ,Rr�rYta�4� �i�� � 1�H��iv �,� �'�s � � ��� 4�x lgss� _ � � � �� a X�� `�. �€ail�i� ��� n� y,,, ' t z�wv"lt�� E � '�; ���_ ���, � � 3 ,,k����� s. �`'` �1d� '��.: SPt��> 't�e�E �rasrx8"�,ar�Y .�,,� '�`aed � �ratrs Y�rd' '� �-�'rc'tt�t�I;t>4�,icr� B. Height Limitations. , �—No princi�al structure shall be erected in the R-2 Zoning District with a Golden Valley City Code Page 5 of 11 building height exceeding twenty-eight (28) feet for pitched roof houses and twenty-five (25) feet for flat roof houses. C. Structure Width Requirements. No principal structure shall be less than twenty-two (22) feet in width as measured from the exterior of the exterior walls. D. Side Wall Articulation. For any new construction, whether a new house, addition, or replacement through a tear-down, any resulting side wall longer than thirty-two (32) feet in length must be articulated, with a shift of at least two (2) feet in depth, for at least eight (8) feet in length, for every thirty-two (32) feet of wall. E. Cornices and Eaves. Cornices and eaves may not project more than thirty (30) inches into a required setback. F. Decks attached to principal structure. Decks over eight (8) inches from ground level shall meet the same setbacks as the principal structure. Subdivision 11. Accessory Structures Accessory structures shall be governed by the following requirements: A. Location and Setback Requirements. The following location regulations and setbacks shall be required for accessory structures in the R-2 Zoning District: 1. Location. A detached accessory structure shall be located completely to the rear of the principal structure, unless it is built with frost footings. In that case, an accessory structure may be built no closer to the front setback and side setback as the principal structure. If an addition is built on to an existing principal structure that would create a situation where an existing garage or accessory structure would not be completely to the rear of the addition to the principal structure, the addition to the principal structure may be built and the existing garage or accessory structure may remain and be considered conforming as long as there is at least ten (10) feet of separation between the existing principal structure with the addition and the existing garage or accessory structure. Additions may be made to the existing garage or accessory structure as long as the ten (10) feet of separation can be met. 2. Front Setback. Accessory structures shall be located no less than thirty- five (35) feet from the front property line along a street right-of-way line. 3. Side and Rear Setbacks. Detached accessory structures shall be located no less than five (5) feet from a side or rear yard property line. 4. Separation between Structures. Accessory structures shall be located no less than ten (10) feet from any principal structure and from any other accessory structure. Golden Valley City Code Page 6 of 11 B. Height limitations. No accessory structure shall be erected in the R-2 Zoning District to exceed a height of one (1) story. One (1) story may not exceed ten (10) feet from the floor to the top plate. Attic space in accessory structures shall be used only for storage and/or utility space. C. Garage- Requirements . 1. No building permit shall be issued for the construction of a new principal structure in the R-2 Zoning District not including at least a one (1) stall garage per dwelling unit. ' 2. The garage on each dwelling shall not comprise more than 65% of the width of the principal structure's front fa�ade containing the garage door. The width shall be measured using the outermost location of the exterior walls on the front architectural elevation. D. Accessory structures including detached and attached garages, detached sheds, greenhouses and gazebos shall be limited in size to a total of six hundred fifty (650) square feet per dwelling unit. Swimming pools are not included in this requirement. Any accessory structure over two hundred (200) square feet in area requires a building permit. E. Decks. Free standing decks or decks attached to accessory structures shall meet the same setback requirements as accessory structures. F. Swimming pools. Swimming pools shall meet the same setback and location requirements as accessory structures. Setbacks shall be measured from the property line to the pool's edge. Decks surrounding above ground pools shall meet setback requirements. G. Central Air Conditioning Units. Central air conditioning units shall not be allowed in the front yard of any single or two-family dwelling. Source: Ordinance No. 371, 2nd Series Effective Date: 07-13-07 H. Photovoltaic Modules. Free-standing Photovoltaic modules, including solar panels and other photovoltaic energy receivers, which are in excess of three (3) square feet shall meet the same setback, location and height requirements as accessory structures. Source: Ordinance No. 443, 2nd Series Effective Date: 8-13-10 I. Roof. Gambrel or Mansard roofs are not permitted on any accessory buildinq with a footprint of more than two hundred (200) square feet. Golden Valley City Code Page 7 of 11 Subdivision 12. Decks and Platforms Decks and platforms not more than thirty (30) inches but greater than eight (8) inches above adiacent grade and not attached to a structure with frost footinas and which is not �art of an accessible route shall require a zoning permit issued by the City Manager or his/her des�nee. The fee for the zonincLpermit is established bv the City Council The �urpose of the zoningpermit is to insure that decks greater than eight (8) inches but less than thirty (30� inches in height are located in a conforming location on the lot. (See Subdivision 11.H). Subdivision 13. Home Occupation Reauirements A Home occupations in the R-2 Zoninq District shall be governed by the following requirements: 1 The use of the dwelling for the occupation or profession shall be incidental and secondary to the use of the dwelling for residential purposes. 2 The exterior a�pearance of the structure shall not be altered for the �eration of the home occupation. 3 There shall be no outside storage or display of anything related to the home occupation. 4 An accesso� structure including a garage shall not be used for a home occupation. 5 A permitted occu.pation shall not result in noise fumes traffic, lights, odor, excessive sewaqe or water use or garbage service, electrical, radio or TV interference in a manner detrimental to the health, safetv, enjoyment and general welfare of the surrounding residential neighborhood. 6 No physical �roducts shall be displayed or sold on the premises exceqt such that are incidental to the permitted home occupation. 7 No signs or �mbols shall be displayed other than those �ermitted for residential purposes. 8 Clients, deliveries and other business activity where persons come to the home shall be limited to between the hours of 9 am and 9 pm. 9. No more than twent r�percent (20%) of the gross floor area of the dwelling shall be used for the home occupation. 10 Parking related to the home occupation shall be provided only on the driveway of the propert�r where the home occupation operates. Golden Valley City Code Page 8 of 11 11. A home occupation shall not generate more than eight (8) client trips per day and serve no more than two (2) clients or customers at a time. 12. There shall on� be one (1) outside employee allowed on the premises at which a home occupation is located. 13. All other a�plicable City, State and Federal licenses, codes and regulations shall be met. B. The following uses are prohibited home occupations: 1. Repair, service, building, rebuilding or painting of autos, trucks, boats and other vehicles 2. Restaurants or cafes 3. Animal hospital 4. Veterinarian Clinic 5. Funeral Home, mortuary or columbarium 6. Medical/Dental clinic or similar 7. Stable or kennel 8 Repair and service of items that cannot be carried by one (1) person and repair and service of any item involving an internal combustion engine or motor 9. Retail sales 10. Sale or repair of firearms Subdivision 14. Outdoor Storage Outdoor storage of items on properties within the R-2 Zoning District is governed by the following provisions: A. Front Yard Storage. 1. Storage of items in the front yard may occur solely upon a driveway, and in no other location. 2. No personal motorized recreational vehicle or boat may be stored in a front yard, except upon a trailer. 3. Only one (1) of the following may be stored in all front yards of any lot: Golden Valley City Code Page 9 of 11 a. Recreational camping vehicle; b Trailer The term ��trailer", as used in this Subdivision, means a trailer for multiple purposes including but not limited to hauling a boat, personal motorized recreational vehicle, or fish house. �:4. Storage in the front yard of items other than those listed in Subdivision 14(A)(3) above may not exceed thirty (30) days unless a Front Yard Storage Permit is issued to the property owner. A Front Yard Storage Permit ma�be issued at the discretion of the City Manager or City Staff designated by the City Manager. B. Setbacks. 1 Front Yard Storage. An�storage of items in the front yard shall be behind the proqerty line. 2 Side Yard Stor�e Items stored in that portion of the side yard to the front of the rear yard may not be stored within three (3) feet of the �roperty line Items stored in that portion of the side yard to the rear of the primary structure or attached garage may not be stored within five �5) feet of the property line. 3 Rear Yard Storaae Items stored in the rear yard may not be stored within five �5) feet of the property line. C Screeninq Side and Rear Yard Storage. Any storage of a recreational camping vehicle, fish house, trailer boat, or �ersonal motorized recreational vehicle in the side or rear yard must be screened using either vegetative screening or a fence in accordance with Section 11.72 of this Chapter. Subdivision 15. Temporarv Outdoor Storage Temporary Outdoor Storage in the R-2 zoning district shall be governed bv the following requirements: A Duration Tem.porary outdoor storaqe units shall not be stored on a propertv for more than seven (7) days. B Location Temporary outdoor stora�e units shall be stored on a hard surface and be located completelk on private property. Subdivision 16. Paved Area Requirements Paved areas in the Moderate Density Residential (R-2) Zoning District, include those constructed of concrete, bituminous pavement, or pavers, and are governed by the following provisions: A Driveways built or reconstructed on or after January 1, 2005, shall be paved. Golden Valley City Code Page 10 of 11 B. Setbacks. Paved areas shall be setback three (3) feet from a side yard property line, except for shared driveways used by multiple property owners pursuant to a private easement. C. Coverage. No more than forty percent (40%) of the front yard may be covered with concrete, bituminous pavement, or pavers. D. Street Access. Each lot may have onlx one (1) street curb cut access, except the following lots may have up to two (2) street curb cut accesses: 1. A lot that contains two (2) leq.ally constructed garages. 2. A lot of a resident that requires additional driveway access that qualifies for a reduced class rate for homestead property as defined by MN Statute 273.13 subdivision 22 Class 1b. Subdivision 17�. Garden Structures Garden Structures shall be located no closer than five (5) feet to any property line. Garden Structures shall not exceed ten (10) feet in height. Source: Ordinance No. 433, 2nd Series Effective Date: 2-26-10 Golden Valley City Code Page 11 of 11 rh tl c � g�V ' �1�u V J �G � » 5 U ���.�� � ?_���'�"��`�4,��' "�� � F� � a a oo C g'�ZX � a ° '`t�Y ^'� '"i 'Y: `■� C :G v� `� �' s L �� � d �Y '"�� � �"n� `a� ;�i i..� ��`�� ��[ ' .� y t� � „ V �? � : : � n G a'���w� �LL c e� �.�Vi,i, .��' � ? . i as "c _^L�� y � c _ g o �+ �� : �. �$ �� � � N � ae€xs � �s 'ti��ti„��� n iL� •� u 3 � � � : �C G f8��'� ry N M oi� ''4'�:i9� � � O �8 � � �r w � G �Y+ ' Y ^ m '�rmnmlm�� � N � ¢ - p � �� .�. `� �& .0 Ll. .L O�^�=� 't1 'c . �L� � � M '�✓ $ 's °' O "� � .`�.+ � r � ,� � v �-$Xw � a g ,E �v � � �V � < i .y !: a~+ i .E3 i .�".+ v a c�€��� b F O � N `5 x '� � d" Q ta U r^ a N � � � 3 > eo �' ��g .� p ar �p :3 � W �a O � a,v', '�' � �y Gl a+ W �� � C, � � C� � G �R�SRW^ y}t9 �L � e W Na° ^' �y U tb uf .U. .v. � � O � C eo �i•�'-� �a 4 3' . w .. �� Q 1^ G v, �y •� •y �. >a .c .n .fl .d .� � o �� �W „ n z E o �' �� � � � �3�J � C v s'' � � � � � � �' �s cn cn cn cn �n 'c �, �N�g�g o ; �a �.� � � �° ? �� " y ° � p �`� v Ts � •v � `°2! C ,=� N M v� �n = m � #aaK O �€ a E �� - ,.; g �� o � <c .� � x � .o .o � � ,� y ° �. � .�. �.. .� ` `-��II€� 3 �� � �� a �� � u; o d 8 W �6 �" � � � 7 G! G �. Vi :LS � y ea o �+ t`> . ^' t a. Q .p,� � y � (� � cn u� cn � .. �'''i, G S� � b' c.,�� �w � s� � a� � �' B z �A `g � < 4 0 � .� x u n e � o W �u = � c � v � °��,.`, o oa � �� � � � � ����� L �� ��g� $ g z Z �a _ ; � Z � o � � � _ � 11� � � � � � 11L� 1 � _ ��s,�� � �� �w� < � �� $ o --- �. A � �;s � o � N _ t_ � �lJ v Y� � � 1`i � � �� � d Q � C C F-`O Q < � SI'70,1y'!INNt3V:IO A.ItJ S11lOdY;1NN13V 30 l..l.IJ � � . . �..`_._.��_�.. . --__._.._.._.._..�. .—.... ... '� _ ��,..�__.�—.-�.- �*`. a. - •� � i � `k ���� •� ,e....� �� . W �..�».� ..,, - _ ._. � _ � � i4a� .� �,... ,,. ��' „ � . > p, ,: �., p. . .� ��. -.�� t ��. G ,......, .. , -�-._.,k � ' ' ; , � � :, ......, i..� � � . � - . ;+ • n "�"'_ �,.`° � ,- "� � ; ''�.w+""'"` m �, 64,e��, �� . � � s . . . � ,C JC ��• . � _ � � ' 3 a� e �� �@j �� 3 m _ ���''`� ', ��� •�u , �"--_,_ 9 i� m, m� - . �r :,� ':: ��a , ,. �-� . _�� � r -�� .rf. m t � . `�" i $�1 ' • ...e, �^.. �4. :! n_.. ., } � SI"IOdt'•INNIIV d0 A.I.1� ___.�..w......+..._"_ f r � .'� : �• � • - " a� ^ Ny �.,., :. � � .., : e�� (I "•• n j � � �} p.,.a � } ... ,....nw n y � 0 e�» �� aF � ��1 � �• � ..-..P 1 . � y4 � : � y � " z ` f��y ... � w_ 'f' n � i �r F -�i+. �.. � " � , ..... '-- .......� � q � i -1'1�'CISNIfl8021 . Ip �«».. '� o �.' � :IO,l.i.I:) -1` .. ^s'i-. $5 �.2 " 1 e.�..,. �'�� �j�J ..., f j�.._,,. --- ..n.��_� ,.. , ' �`� "' d ,_ a� , � � �......, J >.... �.. � � . •��' , , � k �� ^ t � � f ' � �..., Y},-.J .°"`•�E p�.. �P . P� M� .. � ....,.e ...,�.. j ...i',., �' [J �3 ��� } ... .. ....,.. .. ..,..., : .. � � �o. �� , �Z , � . . . i. . , ,'^, . .... .....m�. �.....,.. , . .. ^' �` ' .....� 9 'fyry'4,1 ""��,cn ...;� . ' F ,.�. .. .... ^ tE ' I . y. ?S1 y N`i ,.d/�� \. � `a .•..,.. 5� - b �..iV.,.; �� ,s,.., ., . ,. 5�, � �' .....,.. _^ _ ��I _Y . .. yl � • , � � .. � .., , _ : a . ....,.., _ .,.. . - � . � : . � ,� • •,�. �; - . ; . , ; ' � ,_ ..�. .. i . � � • � �t ua� ♦ •- �n1�.�ww . i j • s ...�_ .: y,...� a ..vm-a l l.. � � € e N. ,� .._.,.. ��� a . i ...._. . , ,, � : �, � � � .� �-___.__ - = b�.... _ .� � ; � �.. ...�. ; �� .._e ... ... � ,.�n _ . ;- . � . ..,_. . . . a. . . .� ,e � ... � . (� �d ; � ...,�, f�� v�, � �:• , �� +,�,m,.. `• z ; a g . � .., �p �•.... � �,� ._ . , `� �� , .. ° �.... _ •. ..._.. t .,.. , �. � `rt4 . _ ` �»�, � �,...., •. i ' ���I. . . .. , , . . . ^ , , ,- . . - _ ., ,......,. . ,� � . - q .....,. � . � '� : � . ._.4�� . -.� � e� , �� - ... ; . . : . . - � ; .: . , , , , >> � � i: ...� , <�, r---- , _,,.,.,, �.�_- -- � . L��_._------���-I____.._..L _._.., q_r - �.R,.,, - ,. __. _. _�, ��,.�s���.��,o x.�,� � � ,Q �-_ ,�,� � , ';,` , _ � i � . . .�. ° � ..,.. t � . ;. ��:ti, ,,.., ' � i i � �� �� ' ��� ��, ..,.. ; _ � . -, � . s . 5......,.- . : " . �, � t� �� .� � a ,�� _ �.�i4 g r �"_ � ` �a ��-.� .. � 4. • ; � � " Y � `�' S ._�a�� 4 i^ .� , , �4 _r F ) . . '�4'�'�. .�� � .. '?, � � ��.,�...� w = z � �. _ : '..w,�, ��a ,�� , � � .� �c . . ..• . ,._ _ � . , _ . < .. ; � . :, • . � , �,. ,. _ , . 4 . ....., .._ : . . � j . .s...-:.�. ' r..�.......e � h � ,f' _ ..,y a, E?°4°, � 9 '}� �.�.., �`\ .. • � a . i � �,,,.._. .> �� _ , �� � �� }����� r + .... . t .- � '`�.na . .......,., . ...w� ;��\- :. , . . . . ; . . . . . ., .;: .. �. , . ..Viy �,`� ,1f � v .��� .. •, � k. . . � . �k T ..�\, �..........., �. . w,r.._, �� .,......,,, , _ �. " , ..._ � _ _. � � _ . . � .. . , . : ��.. .a . . � �� : � � .. � � ,,� w s " � �.........�. � x��\;��+ - � . � �... . � , � o- ...�,.T_. _ . „ . , . . � � ,. � . < � . . . - � � �. < f � � ......... � . � ......... . , Y _ . . ' , . �, ��., W �;� � ; T �^ ` � � �, : .,. ( ,� . � � � . r >. . � r �� . " .... .�«.. � ' � �� ��,. ,� 1 `F m , . � �.�..... � " �,d � , �� . v , � . .�._. � . . , ._.....m. , _. ,. � , _ �.� � e, .., ks f , , . . a • �� i.. \. , ' - . . .�• . . _` `�\ i.- _ 3 _ • � s s .....«-, . �! ..�F ��_ ..,.. . .. � .... � _. � M�. I � �,. ' . ... ' y � ....`.., , � J .,.�� re R � � ,.�,�, .,.k, .. , �_ ■� � ' ,,,> " � � � ,, \ , z r }, , _ `.�. � n \ � - . ..,,.�., . �.�:, .: . .n,_,. °■ � �;..�''.` , • �...., r__..e.a....,,-�-._. � ^ F� , " . .�: � .... .. .. .. , - ' , � . n ;,, ......., ...�\ � ,�R� �-- ` � � . ; � . .,` �� � ,�r �,r O y ; '° �� � £ ....,. � ; , $ w ' � . .\\\ ��J �, 6 � ro . . . � . Z u F� ,. � ., \\1 _"i � � �� .......r� � � ' .� �� , •'+...n ����\1� N � F ,�.. . � � a�� .w� x � � ..s.. n x �^- ' . �.. �`a eqi � e� 9 k. ��� , . . � . . '^' �` �,..., _ � � �, --. .. _ n�, > � , . . . . . , .�. .. � � +•r'•r,ry _ E M� :� `_ . . .. � *....�..4 � ..! LL� * �9"� 1 ; � ` � � x S }� . ��Awr„e�y,� ..�. •a �� +', � � U � ... � �� .,..- _. ,�i� �..,�., ( -...- .._ { x'"*�- x .r ... S` v�, � � "�t. ' x ' . �� � s r �` c u•�. �, . , � � � ,..iM � 2 ,� p•Y� .�„ � � ` • F T �. ` . `��!�t .-...._ . \ �'., I . � � ..: : \`l� .., ,�:' •.,� I ....�.....w. . ..m..ne.r�• • ., 1 1 S F ` � � .........o.. f ....A....�. y �. �_ 1 T ., . �� , ,. ,,,... � 1 �• � �....,., , .� . . ... .. ., d:'a" n " '� . . �� i ��j �` .�G � .�..�...., �� 5 9� � � � ` ' � ' ; w C N . ���� i �� � . � ' � _ , ....-....... •_ Y l � p t N • ' ' � .... �^a �... � r � ' � J s � a . � . .., ,....�... � i " J � {�rx 4 s I � N ,....,. ,.... : . >• � � � � " �..� . ... , � .�, ..�...., : � : , ,�� � . :� , � � � � , . , � ,; , ,.� . . � , . .. z � _. . , -� � � � ' ... tl '� 5� � . A; � : i . . � i�e #i � ,�a� s�' . a �t ... � � � �� I ��q .� � jr # t. ( .. . .. .� .�ai•w [� Z � � '4 n...,,, �. r ...n .. . a S t �� _ ' ��, e }^ ..�. +�5� ..�......». F } _.r''�' `� � � '� �� . .. . „ - � _ , , a „ u. .. �: � ; �P ,.. .. �� � . . . �, o {� ( ; i�� � ._. G��: , > a . ...,......�.. ' ., t.. ; , L�• "'.�"__'_" �T� �._..�__..�.�.__ __.,�._._ -_.�__�. ._���_�.�flLLA__ ��.�:.; _ ��._ ..a -L i.s� .._...... ;�'�I .� -�:�-"�_-__-.». ., " � , ' - �✓ �b>e,�� � titnoxe�i.aio,c.ri� c � � i � ���� �y �a�.n��vx�ia ?�wxva sino�i tz' . . 'a� �� q ro :+o.i.�.�a �� :io a.�.ia °'n g = ar`' p�'gs� g �s���� �re���� ����:V��,�� ,. � )k, �� r% �3��.� . �',i�� . ��� ��Y.. . i'�. �i�i#Y� r.. T�'h�s�ica� I3evelop:ment I�epartrment 763-5'�3-8t?95!?fi3-593-81�39{fax� Date: May 9, 2016 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Zoning Code Text Amendment—Temporary Events Summary In 2011, the City added a section to the Zoning Code dealing with Temporary Uses for the purpose of accommodating the Cavalia event in the West End. In 2015, this section of code was amended to reflect both Temporary Events, such as Cavalia, and Temporary Uses, specifically food trucks. At the City Council meeting of May 3, 2016, the Council adopted on second consideration a new Special Events policy and section of City Code that covers the details of all Special Events being held in the city, including the levels of City participation, and sets forth regulations and procedures required to hold or sponsor an event in the City. As such, the existing Temporary Events section of the Zoning Code is now redundant and should be struck. Recommendation Staff recommends approval of the amendments to Section 11.04 of the Zoning Code removing language regarding Temporary Events. Attachments Underlined/Overstruck Version of Section 11.04:Temporary Uses and Events (4 pages) § 11.04 Section 11.04: Temporary Uses �� ��T^r+r Subdivision 1. Purpose and Effect The purpose of this Section is to provide conditions under which certain temporary uses ���� may be allowed while ensuring a minimum negative impact to neighboring land uses. �r— , , , , , . , • � � , ; • , , . , . , , , , , , . , . ' • , , ; . . Subdivision 32. Authorized Temporary Uses A. The City Manager or his/her designee may issue a permit for a mobile food vending operation, defined as a self-contained vehicle or trailer used to prepare and serve food that is ready movable without disassembling, to operate for a temporary period not to exceed three (3) days in City Parks or one hundred twenty (120) days in non-residential zoning districts. The permit application shall be on a form promulgated by the City Manager or Golden Valley City Code Page 1 of 4 § 11.04 his/her designee and shall include any information needed to establish compliance with this Subdivision. Any application shall include the application fee amount established by the City Council in the master fee schedule, and such fee shall be not refundable if the permit is denied or the applicant withdraws or otherwise ceases operation or use of the permit. All mobile food vending permit applications and permits shall be subject to the following conditions: 1. With the permit application, the applicant shall provide written proof that the applicant is the current holder of all license(s) required by Hennepin County and the State of Minnesota, as applicable, with respect to a mobile food vending operation in which food is prepared and served on a vehicle or trailer, and the vendor shall maintain such license(s) in good standing for the duration of the permit. 2. The vendor shall comply with all other applicable provisions of the City Code including, but not limited to, those regulations regarding parking, signage, lighting, and sound. 3. A permit is valid for only one (1) mobile food vending vehicle or trailer. 4. The permitted days of operation shall be set forth in the permit. A vendor that has obtained a permit under this Subdivision, upon the expiration thereof, may apply for another permit under this Subdivision. 5. The permit application shall contain a signed statement that the applicant shall hold harmless the City, and their officers and employees, and shall indemnify the City, and their officers and employees for any claims for damage to property or injury to persons which may be occasioned by any activity carried on under the terms of the permit. 6. If the application seeks to operate a vending operation in a City-owned property and/or on the public right-of-way, the application shall include documentation satisfactory to the City Manager or his/her designee evidencing the applicant's public liability, food products liability, automobile liability, and property damage insurance and that the City is or will be named as an additional insured on such insurance for all the permitted days of operation. Such insurance shall be maintained without change for the duration of the permitted days of operation. 7. The permit shall set forth the location(s) where the vending operation may operate and it shall be a violation of this Section for any vendor to engage in vending operations in any location in the City other than the location(s) set forth in the permit. 8. Overnight parking and storage by the vendor is prohibited at the permitted location(s). The vendor must vacate the permitted location when not engaging in vending operations. Hours of vending operation are Golden Valley City Code Page 2 of 4 § 11.04 limited to 8 am to 10 pm unless otherwise limited or extended by the City Manager or his/her designee, as set forth in the permit. 9. With the permit application, the applicant shall provide written proof permission from the owner(s) of the property(ies) at the permitted location(s) to engage in vending operations at those location(s). If the permitted location is located on City-owned property, the issuance of the permit by the City shall constitute such permission. 10. The vendor must keep a copy of the permit with the vending unit and demonstrate compliance with the permit and the permit conditions set forth in this Subdivision upon inspection. 11. The vending operation may not be located on public right-of-way unless right-of-way will be closed for an event by the City. The vending operation may not block sidewalks or drive aisles, impede pedestrian or vehicular traffic, or interfere with public safety. 12. The vending operation shall be located on an impervious surface unless unique circumstances cause the City Manager or his/her designee to permit the operation to be located on a pervious surface. 13. No vending operation may occupy accessible parking spaces or parking spaces used to fulfill any property's minimum parking requirements under this Code, unless the applicable property owner can demonstrate that parking would be adequately supplied during the vending operations. 14. The vendor must provide and remove trash and recycling receptacles for customer use and keep the site in a neat and orderly fashion. The permitted location(s) must be kept free from litter, refuse, debris, junk or other waste which results in offensive odors or unsightly conditions. The vendor shall be responsible for all litter and garbage left by customers. 15. No vending operation may be located within two hundred (200) feet at its closest point to the main entrance of a public eating establishment or any outdoor dining area with the exception of other mobile food vendors and except with the written consent of the proprietor of the establishment or dining area. No person shall either pay or accept payment for such written consent. With the permit application, the applicant shall provide written permission from the proprietor when applicable. 16. No vending operation may be located within one thousand (1,000) feet at its closest point to a school while the school is in session unless written permission from the school principal is provided in the permit application. With the permit application, the applicant shall provide written permission from the principal when applicable. Golden Valley City Code Page 3 of 4 § 11.04 17. If while holding a permit granted under this Subdivision, a vendor violates any provision of this Subdivision, in addition to any other remedy provided under this Code, the City Manager or his/her designee may revoke the permit and/or prohibit such vendor from obtaining a new permit under this Subdivision for a period not exceeding thirty (30) days from the date of such violation. Source: Ordinance No. 562, 2nd Series Effective Date: 07-30-IS Golden Valley City Code Page 4 of 4