The URL can be used to link to this page

Home My WebLink About2002 [11] Nov 04 I I - itg of,St.Joseflh II"l1,,"A""'~N?' p,O, Box 668, St. Joseph, MN 5 374 (320) 363-7201 St. Joseph Planning Commission I Pax: 363-0342 Monday, November 4, 2002 7:00PM CLERK! I ADMINISTRATOR Judy Weyrens I i I MAYOR 1. CaU\to Order Larry J. Hosch I 2. 7:0Û¡PM - Call to Order COUNCILORS I I Bob Loso 3. Approve Agenda. Cory Ehlert APptove Minutes- . October 7 and October 15, 2002 Kyle Schneider 4. I Alan Rassier ! i 5. 7:051 PM ""Public Hearing, Robert Gamades, 100 and 104 College Avenue South i Variance Request on the Front yard setback I I I 6. 7:20jpM - Public Hearing, MichaelDeutz, College Avenue North \ Special Use Request:' Allow a rental unit inaB 1 Zoning District I. I Variance Request: Parking lot standards, location, andrequired spaces I 7. 7:451PM - Concept Plan, Madison Park PUD, Viking DevelopmentGroup I i I 8. OthêrMatters I I 9. Adjdum I 00000900000000000000000000000000000000000 I I ! St. Joseph Planning Commission i Wednesday, November 13,2002 i I 6:30 PM ¡ I I I I The purpose :ofthe meeting will be continue reviewing draft chapters of the St. Joseph Comprehens~ve Plan. I I I I I I i I I .. I I DAAIT ii' , 'October 7,2002 I ...' Page 1 of1 . . Pursuant to due call ar" d notice thereof, the", Planning Commission for the City of S,t. Joseph met in regular session on Monday, October 7, 2002 at 7:00 p.m. inthe St. Joseph City Hall. I ..... ..... .. .... ..... ./ I Members Present:c~airC3arYUtsch. co;missionersMarge Lesnick, AIRassier, Jim Graeve, Kurt Schneider, Mike Deutz; 'Administrator Judy Weyrens. I ' I Others Present: City Àttorney Sue Dege, Joanne Foust, Cynthia Smith-Strack, Kim Jensen, Jennifer '¡TheiSen, Gary Hawkids, Jason Klinefelter. .,'. I ~P, 12'0v: Agenda: Kal, i,."ln, owski.m, ~~~a,.,'.'.' motio.n to a,p, P,rove the ag, enda With.theé1d, d,' ition of11) rffordable Housing.¡ The motionwassecondedbyDeutzand passed unanimously. . rove Minutes: Lesrick made, a motion to approve the minutes of August 26,2002 as I resented; i ,I Discus$ion: qeutzquestionedRassieras to the action taken by the City Council regarding I the US Army Reserve Faci,uty. Ra, S.sier,stated thatthe'counCilap,proved.the Special Use Permit as recdmmended by the Planning Commission. Additiopallythe Council required landscaping or both the north and west side of the facility andrelieved the parking lot standards for a. period of three years at which time the front portion' of the parking, lot facing I aEih Avenue rriust be paved. Utsch questioned ifth(J Council added a provision whereby any future buildingipermits would require the entire parking lot be paved. Weyrens stated that the Council did nO,tinclude that provision, but the Planning Commission will review and future building plans :and can require paving at that time. I he motion wassecJndedbYRaSSier and passed unanimously. I. ublicHearin Kim JJnsen ~ 620. Hackberr Drive:ChairUt!;chc. ailed the hea, ring, to order at 7:05 M and stated the purpose of the hearing is to consider a Special Use Permitto allow an owner ccupied rental unit in an R-1, Single Family Zoning District. The property is legally described as Lot , 16 Block 002 Northland Plat Five and located at 620 Hackberry Drive. I . t.. Joseph Code of Or~inances52.17. subd 3 (1) allowsa special use permit asfollows: Residential ~en,tal if, owner occ, upied. For pU,rp, oses of establishing if the prop.erty is own, er occupied, the 0, wner Itrln, ust be a' ,.na, tUral pers,p,n a,ndthe01(J,ner 0 ccu P,Ying Ö1,e. prope ,rty aSh. is, or h ..e, r PI,;n CiP. a,lre,sid,en C" e must , wn fifty percent (50%~ or greater interest in the property. ,,'. , " " , , im Jensen of 620 Hackberry Drive spoke on her own behalf. Jensen stated that she moved into her I ~ousein April of 2002~, nd.was, "unaware that she ,needed a Special uS,e, Permit to,' rent a portion of her mouse. She further stated that when she purchased the property, her realtor was aware that she ~OUld be renting a portion of her house and did not inform herofany regulations prohibiting such. I ~ensen stated the house is a four bedroom home with two bathrooms.,' While she understands the ~eed to have aRental prdinance, she requested the Planning Commission recommend approval of H1er request.¡ "}, I \ ennifer Theisen of 622 Hackberry Drive approached the Planning Commission, stating support of the pecial Use Permit re9uest. However, Theisen questioned if the SpeciaL Use Permitis transferable nd questioned. i.f provisions could be, included for future landowners of the property. City Attorney I ue Dege stated tha, t a,:., Special Use pe, rmiìis attached to the property and is tr"ansferable. Therefore, i there are any concerns they should be included as part of the Permit. Theisen stated the one oncern she has is parl<ingonthe streets and stated. that the current tei1ants make an effort to park in te driveway and reqU1stedthe Commission require such. I There being no one fuqherto testify, Utsch closed the pUblichearingat7:15 PM. " . . I. Jassier qUestionedwJyrensas to how the City became aware of the Ordinanceviolation, Weyrens , Jtated the utilitybillfor the residence in question was paid with multiple checks. Therefore, the City ffices mailed the, proÞ¡erty owner a compliance order. Upon receipt of the Compliance Order Jensen f led the necessary application for a Special Use Permit. I ' " \ I 'I I ! DRAFT I I i October 7, 2002 ¡ P~e2~2 I Rassier stated that it is his apinian that if the neighbarshad any cancerns, that they would have ... approached the Planning Commissian~ Therefare, Rassier stated thatsÏl1ce the affected neighbors . do not appear ta have an issue with a ~ental unit in their neighbarhaod he wauld suppart I recommending appraval .of the Special] Use Permit ta allaw an .owner .occupied rental unit in aR-1 Single Family zoning district . , Graeve reqUested, clarificatian, an the m.: aximumnu, mber .of renters ,allow, ed ina rental unit. Weyrens I stated that the St.Joseph Cade of Ordinances defines afamily as three unrelated persons. Therefore, Jansen cauld have a maxi~um .of two rentersifaSpecial Use Permit is granted. i I Deutz made a motion to recommen~ the City Council adopt Resolution PC2002·_ recommending approval of a SpeciêU Use Permit to allow an owner occupied rental in a R·1, , , Single Family Zoning District. ,RESOLUTION PC·2002· I ST. JO~EPH PLANNING COMMISSION RECOMMENDING APPROVAL OF.~ SPECIAL USEPËRMIT FORKIM JENSEN ALLOWING AN I OWNER OCCUPIED RENTAL IN A R1·SINGLE FAMILY ZONING DISTRICT I WHEREAS, Kim Jensen .of 620 Hackberry Drive has submitted a request fora special use permit ta I allaw an owner .occupied rental unit in fin R-1, Single Family Zaning District; and WHEREAS St. JasephCade .of Ordinances 52.17, subd 3 (I) allaws a special use permitasfollows: 1 Residential rental if owner .occupied. for purpases .of establishing ifthepraperty is owner occupied, the owner mustbe a natural person and the .owner occupying the praperty as his .or her principal I residence must awn fifty percent (500/9) .or greater interest in the praperty; .1 and , ! WHEREAS, the applicant has submittød required site plan and building plans for review; and WHEREAS, Section 52.9 .of the Zonin~ Ordinance outlines requirements far the issuance .of a special I use permit; and ! , WHEREAS, the Planning cammissio~ has reviewed the special use request. 1 I NOW, THEREFORE, BE IT RESOLVED BY THE ST. JOSEPH PLANNING COMMISSION THAT: The Planning Commissian daes here~y recammend the City Cauncil .of the City .of St.Joseph I approve the special use permit far Kin;1 Jensen ta allow a rental unit in a R1 Single Family Zoning , District with the fallawing cantingency:: 1. Within a time frame tÒ be determined by the City Cauncil, the prapertymeets the I definition of a family; homare than two renters reside at the property. 2. The property owner complete the rental license pracess including inspectian, Discussion: Schneider spakJ in opposition to the propasedSpecial Use Permit request. He I stated that past experience h~s shown that palicing rental units is extremely difficult, and while the intentians of the current property .owner are good, what may transpire in the future 1 may not be favarable. ' The motion was seconded by Kalinowski. Ayes: Utsch, Kalinowski, Lesnick, Rassier, Graeve, Deutz I Nays: SchneideriMotion Carried: 5:1:0 Commissioner Deutz stepped down Jom his Chair due to conflict of interest regarding thepropos~ _I' lot split request i I I i D~~ ··,·Ii ",' ",..' 'OctOb, er7, 2002 I .' " . . .' , . , Page 3 of3 Lot Split Request, SCliroederSports, .19th Avenue.NE: Weyrens pr¡:;¡senteda.request of Schroeder . Sports to subdivide th~ property they currently own on 19th Avenue. The are~ being requested for I subdivision is11 0' x 182' If approved, the property subdivided would be attached to the adjoining property so thatadditi~nal storage units can·.be constructed. Weyrens stated thatthaOrdinance regulating ,Industrial Zç>ning does not include a minimum lotsize. Therefore"afterthe subdivision both lots will be in conformance with the St. Joseph Code of Ordinances'<i ".,. I lesnickmadea motilon to recommend the Council adoptResolutionPC2002___ ecommendin9 Approval ofthe Re-Subdivision.of Lot 2, Block 1 TJ Addition. " I \ " ,Resolution PC20q2-_ GrantingApprovalofthe Re-Subdivisionof Lot 1 Block 2 TJ Addition 1 ! " , ' .,', ,~ I [ HEREAS, Gary Schroeder of Schroeder Sports has sUbmitted a.request to re-subdivide Lot 1 Block 2 T J Addition, and I ~HEREAS. the ,.,sub,1 division would result in two lots measuring approximately .68 acres and 1.38 tcres in size; and \ YVHEREAS, Section 5fJ.3, Subdivision Ordinance provides forexceptions from the formal platting I process for the re-subdivision of lotsprov"id"ed full compliance with the platting procedure is not leeded to meetthe pu(poses of the ordinance;and I r,H. ER.E, AS" the Plan, ni"n g. Co mmis sio.n,ha',srev"ie.wedth.,e,p ropo.sed subd iV...,is ion and has found. the lot plit to comply with miQimum design and improvement standards; and j fHEREAS, a registerè, d Ian., d surveyor's certification for the proposed, su. b, division is, required. . . I .,. ' '.>. . . I. NOW, THEREFORE, BE IT RESOLVEDBY THE PLANNING COMMISSIONOFTHECITY OF ST. , I OSEPH THAT: 'The ~e-subdivision of Lot 1, Block 2 is in compliance with the. Subdivision Ordinance nd exempt theapplic¡¡¡nt from.theformal platting procedures, contingent upon the following I ' onditions: 1,. That åicertificateofsurvey be completed and theåpproved monuments/markers be I inst.a,IIEfd at th,e new lot corners resulting from the re-subdivisionof Lot 1 , Slack 2 by a reglsteredJand surveyor. I he motion was seco1nded by Graeve and passed unanimously. I ' I eutz resumed his chairat7:30PM. I rin Green Buildin Ex ansion. Site PlanA roval: Joanne Foust ofMunicipalÖevelopment , roup presented the Planning Commission with the expansion plans of Spring Green. Fouststated t e! property owner is proposing an addition to the existing structure of2,325square feet, with 1,200 f the addition being office space. Foust stated in reviewing the proposed plan there are three areas I. f concern: ¡ 1. Parking lot standards: . The proþertyowner is proposing to pave only the portion of the parking lot abutting the office with the driveway and remaining parking area I constrúcted with class 2. .'...'..... ' " ",.......i· 2. Outdoçr storage:. The Public Works Director has requested that no vegetative material bestoredoutside. Thiswas a condition imposed at the time the original building ccmstructed.. .,Fouststated the concern'is th.e high water table and the I pesticides used by the property owner. 3. Drainage: The City Engineer haS,not responded toJhe question drainage . requirements, which.will dictate whether or not the pro.perty ownerwill.be, allowed to I draint entire addITion to toe holding pondIOC~~~inther~.~rof th~ pr~perty ary Hawkins,owner of Spring Green Lawn Care, approached the. Planning Commission. Hawkins stating, that when they originally built the facility he was unaware that outside storage was prohibited. I ! I DRAFT I I c October 7,2002 r Page 4 of 4 I Currently vegetative material is brought to the site andcomposted. AUhe end of each year some of the material is cultivated into the ground as black dirt and the remaining products is hauled off site. In . addition to grass clippings, brush and ~ranch material is stored on the site and reused for landscaping I' mulch. .! As far as the paving of the entire parking lot, Hawkins stated that is would not be practicable. While he agrees to paving the portion bY, 'the O,,! fficebuilding, if the remaining area i,S paved th,' e equipment I used by the company will damage blacktop or concrete. Hawkins did agree to pave the approach from 15th Avenue a distance of approximately 30 feet. ! I, I Hawkins stated that he was unable to contact the City Engineer regarding the drainage issue for the ' proposed site. However, it is his intention to drain the addition to the swayle that was created for the existing structure. From the swayle the water is directed to the holding pond. Hawkins stated that the property could also bè drained to the s~,. reet and run through the storm sewer to the holding pond, but . I that is not his best option. The Commission agreed that the City Engineer would need to make the . final decision regarding drainage of the property. ' ! I Utsch questioned if all the conditions from the existing building permit have been met. Weyrens stated that the only outstanding issue is the outside storage of material. Hawkins reiterated that he was not aware of this provision as the ¡contractor secured the building permit. Had he been made aware of the condition, he would have I requested relief from the Planning Commission. I Utsch questioned Hawkins as to the type of outside lighting that would be provided. Hawkins responded that since the building is not accessed ,24 hours a day, the only lighting for the property will I be security lights on all four sides. I ., , I Hawkins expressed frustration with th~ process for securing abuilding permit. He stated that some of the requirements that are being requeþted a, re the result of new covenants for the Business, Park. .1 Hawkins stated that he did not have to address the issues broughtforward at this meetingwhen the original building was constructed. In ~is opinion the covenants were changed and he should be . allowed to construct the addition und~r the old provisions. ~he Planning Commission agreed that before a recommendation could be given to theCity Council I regarding the site plan, Hawkins mus~ submit the Planning Commission the drainage requirements of the City Engineer and a letter from th¡ Public Works Director regarding the outside storage. I' Rassier made a motion totable this matter until October 15, 2002 at 6:30 p.m. The motion was seconded by Graeve and passed uhanimously. ZoninQ Ordinance Review: The Plan~ing Commission with the assistance of City Attorney Sue Dege I and EDA Consultants Joanne Foust and Cynthia Smith-Strack continued with the review of the current Zoning Ordinance. Items of ç!iscussion included: I · New definitions: billboard, clear c¿tting, conditional use, daycare home, dwelling, dwelling attached, easement, flood, flood plain, flooding, floor area ratio, hydric soils, hydrophytic vegetation, impervious, surface, ~ennel, land disturbing or development activities, manufacturing, I manufacturing-heavy, manufacturing-light, manufactured home park, non-conforming lot, non- conforming use of land, non confÖrming use of structure, office building, planned unit development, principal use, property, owner, recreational vehicle, screening street fr,ontage, use- I accessory, use-incompatible, use special, vacation, waterbody, watercourse, watershed, and zoning district. : · Creation of a separate ordinanc1 regulating home occupations. I I · Removal of the following definitio¡ns: Non conforming use. . · Clarification on the Board of APp~als and Adjustments (Board created, Procedure, Variances). I Future agenda will include Board I of Appeal and adjustments. I I I I I DRAFT i i October 7, 2002, I I. I. " ,page 5 of 5 . Inclusion of an Interim Use Permit, including definition and standards for use. . Add a provisiontbzoning and amendments that apropertyöwner may petition for rezoning I without signature's as long as ,the rezoning is consistel1t with the Comprehensive Plan. . \ i I The Planning Commission agreed to continue review of the Zoning' Ordinances on October 23,.2002 I" '" at 6:30 PM. I . , L Other Matters . I Affordable HOUSino:.· tschexpressed concern. that tile Planning Commission .was not inclu?ed inthl final decision, of the dity Council regarding the proposed Affordable Housing Policy. Weyrens stated that it was not the int~nt of the Council to bypass the Planning Commission, as they felt that at a I I recent joint meeting b~tween the Council and Planning Commission items of concern were addressed. The items discussed at that meeting were forwarded to the draftingcommitteeJor revision. Utsch requested that a copy of the Affordable Housing Policy be distributed to the Planning I Commission. ,\ Adjourn: The meeting was adjourned by consensUs at 9:25 p.m. I I Judy Weyrens Administrator I. I I I I I I I I· I I DRAFT October 15, 2002 Page 1 ofl Ii. pu suanLtodue call. andnoticethereof,thePlanningCommissionforthéCity Council met in special Sé si~n onTuesday, October 15, 2002 at 6:30 PM intheSt. Joseph City Hall. Melbers Present:Ch~ir !Gary Utsch. ' Commissioners S.Kathleen Kalinowski,' Miké Deutz, Margé I Le Inick: Council Liaison AI Rassier.A~ministrator I Clerk JudyWeyrens. I Cit Re resentatives preJent:comprehensive Plan consultants Joanne Foust and Cynthia Smith-Strack!. I ' . ' ; Others Present: Gary Hawkins. I I I I S rn Green - Site Plan A roval:Gary Hawkins of Spring Green appeared before the Planning Co mission for reconsideration of a development plan to expan~hisexisting facility locate¡d on 15th AV8¡nueNE. Weyrens presentédthe Commissioners with adocument detailing the outstanding issues. I The issue and resolution foll.ows: ISSUE REQUIREMENT RESOLUTION I o tside storage of ThE:} Public Works Director is The property owner has met with ve etativé matérial requesting that all. yard waste be, the Public Works Director and have I placed in a self cpntainedstorage bin. agreed to place all. yard waste into a concrete container. The material Reason for request: Due to the will. either be hauled off site proximity to the storm water pond. annually or used as fertilizer. I grass clippings or other debris that rT1ay contain pesticides could leach into the ground or bewashedinto the I. pond and contaminate the water table. Drainage The Planning Commission.did not The CityEngineerwill.bé meeting I have a drainage planforthe with the property owner to rev,iew proposed addition, nor did the City drainage,b~t indicated that the ,Engineer submit a letter of approval drainage,atJeast in.part, could flow I for the site, plan. to th~,sw?yle located on the rear of the property, Drainage Request: The property owner is requesting to drain the I property after construction to the swalye located in the, rear of the property. The swaylewill carry the I water to the storm ond. The Planning Commission reviewed -7 Require pavement of the entire the St. Joseph Code of Ordinances area. I regarding parking lot standards. ' The '-7 Require paving of the area property owner is requesting to limit abutting the building and a 30 paving to the parking area abutting foot approach frorì115th Avenue I the building and a small approach NE. from 15th Avenue SE. -7 Waive thE:}, parking lot requirements until the property is develo edfurther. I The lanning commissionfoncurredthe only outstanding issue for discussionistheamount of parking ,. area required to be paved, Utsch questioned if the entire parking area constructed in phase one meets the~rking requirernents.~assierrespondedthat only a small. portion of thatparking area is pavedwith the ; ajority class two material. " Hawkins stated that he would be acceptable to paving the eastern parki, g lot, (created with phase two construction), and paving the approach to the property from 15th I , I , i I I I i DRAFT I October 15,2002 Page 20f 2 Avenue a distance of 30 feet. Hawkins stated that it is not practicable to pave the entire area as the .. I equipment used for Spring Green would de~troy the surface. I i Utsch stated it is his opinion the parking area constructed with phase one should be paved,in·its entirety. I . .. ... . . . ...... .... . .. I ",' ,', " "',' . Utsch would be willing to waive some of the parking lot requirements of the phase two parking lot if Hawkins would agree to such. Utsch further stated that if Hawkins is not willing to pave the entire parking I area'ofphase one, he would be willing to consider attaching the requirement to a future building permit or I construction of phase three. . r ' I Kalinowski made a motion to recomme~d the Council approve the site plan of Spring Green Lawn Care to construct an office addition of 1~200 square feet and a warehouse addition of 1,125 square I feet with the following contingencies: I i ,1. All yard waste will be stored outside ina. self contained storage bin. I 2. The eastern,parking are~ created with phase two construction will be paved as it abuts the building, and tre approach from 1SthAvenue will be paved a distance of 30 feet. The area betwean the approach and parking area will be surfaced with class two material. ! I I . 3. No additional building p~rmits will be secured until the entire west parking area, created during phase on:e construction, is paved and meets the parking lot standards of the St. Joseph Code of Ordinances. I 4. The property owne~ will drain the property in accordance with the recommendations of thøCityEngineer. I The motion was seconded by Deutz and passed unanimously by those present. I I i Tamm PhotoQraphy, BuildinQ Permit Request: Weyrens requested the Planning Commission consider the request of Roger Tamm to secure a building permit. Tamm is, requesting authorization to construct an el 8 x 10 utility shed which will be placed in t~e rear yard. Weyrens stated that Tamm has been informed that all buildings constructed in the Highway Business Zoning District must comply with the exterior requirements. ! ' i ..' I Deutz stated it was his understanding thatl accessory buildings were, not allowed .in the Highway Business Zoning District. Utsch clarified that accessory buildings are permitted only if the exterior requirements are met. Deutz stated that it is his opinion that they should not be allowed in the Highway Business District I and the revised Ordinances should chang¢ this provision. The Commission agreed to review permitted uses in the Highway Business District during the Ordinance review process. I Rassier made a motion authorizing Tamm Photography to make application for a building permit I to construct an 8 x 10 utility shed prov~ded the exterior reql,Jirements are met. ,The motion was seconded by Kalinowski and passed ulanimously by those present. j I Comprehensive Plan Update: Planning G,onsultants Joanne Foust and Cynthia Smith-Strack appeared before the Commission to continue reviewing draft chapters for the revised Comprehensive Plan. The Commission discussed the following: I I I -7 Implementation of the Comprehensive Plan including zoning controls, capital improvement planning, subdivision controls and recommend~tions of goals. ' -7 Introduction to the Comprehensive Plan to include scope of plan, methodology and identification of community strengths and weaknesse~. I -7 Community's characteristics and settings to include history and physical profile. -7 Housing to include inventory of housi~g stock, housing issues, community input, housing rècommendations and resources available. I .. I I DRAFT October 15, 2002 Page 3 of3 I,·· Fa st and Smith-Strack requested theCommissian establish a special meeting to continÚe reviewing the ,. fin I chapters as they arel revised. The Commission established a special meeting for October 28, 2002 at :30PM to continue discussing the revisions to the Comprehensive Plall. In the event the draft ch pters are not ready for review, the Commission will meetto continue discussing revisions to the Zo~ing Ordinances. ¡ I I Ad' urn: .Kalinowskima~e a motion to adjourn at 9:00 PM; seconded by Lesnick and passed un nimously. I Judy Weyrens Ad I inistrator / Clerk I I I I I. I I I I I I I ,. I I I. itgiØfSt. Joseph 125 College Avenur NW P.O. Box 668, I St. Joseph, MN 56374 I MÊMþ~ANI¡)~M I, (320)363-7201 Fax: 363-0342 CLERK! \ I ADMINISTRATOR I Judy Weyrens i I MAYOR Date: Octobh 30, 2002 Larry J. Hosch I To: St. Josieph Planning Commission I COUNCILORS I Bob Loso From: Judy r eyrens Cory Ehlert Kyle Schneider Re: Gamades Variance Request I Alan Rassier 1 ' Please find to follow a hearing notice andrequest for setback variance forthe CQllege Park I Apartments. J\.s canbeen seenfromthe encloSed Jetter from John Scherer and Neil Franz, this matter hasbee~ brought forward due to the recent taking of land for the College Avenue Proj ect. Mr. Gamades is requesting a variance for setback in the event the buildings are I. destroyed. Th~ variance would allow the· same units to be constructed. I . . When.the buildings were constructed they meet the requirements at the Üme and the property I owner is looki11g to retain the ability to use the property in the same manner. Thereforeto follow is also ~ resolution recommending approval of the variance as the property owner did not did not create the hardship that would be created if he could not bui1din the event the buildings, were 'destroyed. I I I I I I I I· I I I ,. .. ity()t~Þ+Joseph 125 College Avenue NW ¡ P.O. Box 668, St. Joseph, MN 56 74 City of St. Joseph I (320) 363-7201 Public Hearing Fax.: 363-0342 CLERK! The Planning Cqmmission for the City of St. Josephwill conduct a public hearing on Monday, I ADMINISTRATOR November 4,2092 at 7:05 PMin the St. Joseph City HalL The purpose of the hearing is to consider aVariapce request on the front yard setback requirements. The property is located at Judy Weyrens 100 and 104 College Avenue South. I MAYOR St. Joseph Codebf Ordinances 52.19 subd.7 (a) states that the front yard of any R -3 residence Larry J. Hosch shall be 35 feet~rom the property line. Thepropertyowner is re;questing an elevenfoat ICOUNCILORS variance on thej¡rontyardsetback., The requesti~ a.result o[thereconstruction of College Bob Loso Avenue South anr the takingafadditionallandfor right-afway Cory Ehlert Kyle Schneider The requestforyariance has been submitted by Neil Franz, representing Robert Gamades, PO l~lan Rassier Box 307,St. Cloµd:MN 56302 I JudyWeyrens I Administrator/Clerk Stai~ ~atreqUires mailed n?.tices )0 property ownerswifti¡,;3 >0 feet ofa variance, I. Note: special use or zoning request. I - I i \ I I j \ ! I I I I I .. I --- ~-T-~---- ....." ,I ..... ..... ..... ..... aJ :( aJ 1 :( GUIlTREE ST. E. ~ &4 I i ~ I ..... 8 io( a=: I&J ¡¡: rn I . .......... ~ I I 1 I ~- --- T I -------- CSAH 75 MlNNESOT ,. I I I I' ø I \ ~ 1.1 I i I I I I I - I ~ -----~- --- --- I EXECUTIVE PLAZA BUILDING 1011 SECOND STREET NORIH,BOX307 sr:CLOUD, MINNESOTA. 56302 I 320.253.7130 1.800.324,8290 FAX 320.253.0503 I nfclaw.oom I I I Ms. Judy Weyrens Cit I ofSt. Joseph .1 I 25 rorth College Avenu~ St. oseph, MN 563741 I Re: Our FileNo. 19990 I ! Dear Ms; Weyrens: ! I w¡± this letter I am e¡¡~OSing . Special Request.Ap¥li?,ti9Dwmch hmfilingonbe~of RolJert Gamades, the owper of the two apartment bUIldmgs located at 100 and 104 College ' I. Av4nue. Withtheletter ram enclosing a copy of the survey done by the County as well as John sc~rer' s letter of April~6, 2002, Please let me know what appearance might be required in ord . r for consideration at this request. ' I I I Ne~ C. Franz I Attlrney at Law NFlr I cc: Robert Gamades Ene. I I ,. I MOTHY H. CHI T NEIL C. FRANZ ANDREW D.'HULTGREN ROGER D. NEILS DANIEL A. TOlLEFSON Qualified ADRN~Itt..al.T_".___..~____-+ Qualified ADR Neutral Rea] Property Specialist certified by MSBA Qualified ADR Neutral I I Cityof,St.Joseph i .. $peciatRequest Application .' I Request i hereby made for: I I I o Rezoning' ($250) 0 · Conditional Use Permit ($150) [K) Variance ($150) , I ,/ Acertifi~.ateof su';'ey'l11uste~rriJ'.~y thisapp¡i~on showing property lines, PI'()Posedl~cations rsize of building, and existing buildings includin9 abutting property owners buildings if nearby. See attached' example. I LEGAL DlsCRIPTION: ! ~ I· Lot :3 Block Plat Name Auditor' s Subdivision· No. 4 (part-of) I I I Attach Me ts and Bounds Description: Yes IK] No D ~ I Street Address: 100 and 104 College Avenue, St. Joseph.,MN " 56374 I PRESEN~ZONING: I R1 0 520 R3[K) R-MH D I B1 0 Br 0 Industrial I 01 Please desc[the undue ha~~i~\hate>Jststh.tiS un~ue to thesftewhich n~sSœtes the request 10' a variance: I T ese two building:s predate the City of St. Joseph Zoning Ordinance. According tt hhe County survry"pr~orto thaourte"t.tUk-Lng, the buHd-Lngg "are 23.and 25 f etrespectivèly from the existing right-of-way. After the current taking, the I b·ildings are 14 ap.d 15 feet·from.the respective right-of-ways. The front yard . sdtback in an R3 r~quires 35.feet from the lot line. Please provi e any additional inforrnationthat would be helpful for the Planning ,Commission when reviewing this I request: i A a condition totonsenting to this taking', the owners have requested a variance f om the front yard setback. requirements which would permit the buildings to be I r built at their cµrrent location in the event that they were destroyed. Please r view the April 26, 2002 letter .from the'St. Joseph City Attorney with respect to t .,' I 1stoP1C. I I I, , ' agree to pay the required fee for this application and understand that should this r~questbe refused, the ,fee willnotbe returned. I also understand that should this request be granted, application I ., a building pennii wj'i be made in. accordance with the Ordi2anceaffectin¡¡the same,. t/.o, I Date: \0 c 2---- I Owner Signature: fJf!/ } , C (; ?VLÌwL.- ~ Vlr)~ I ,.~...~. <. I ! Owner's Name: 0/' f--. I I .. (Print) Denied 0 by thei Planning Commission on _ I Denied 0 by the! City Council on _ i I I Zoning AdTinistrator I I .~, .".,.... - .' G - ~ ~, I '/~Ráj~ ;,'..~, . ,-if, . . ,.. . .Ha~smeierLtd. 9, I""''''''AW",' N rth .. . .A1lD~jcYS AT LAW.. ... .. ~', J .0, Box 1433 . I I It,CIOUd' MN 56302-1433 I April 26, 2002 I ,20-251.1055 I 011 Free 800-445-9617 Mr. Neil Franz îax 320,251-5896 Attorney at Law 1011Secon~Street North, Box 307 S1. 'Cloud, :M.N56302 rajhan@rajhan.com I Iww.rajhan'COm I" . Re: Co. Rd. 121 Improvement for St. Joseph your CIients:Molly Martin and Robert Gamadas I Our File No.: 20613 ' Dear Neil: I ' . I have enclo~ed herewith, a copy ofa survey map prepared by the Stearns County I. Engineer's o~ce. The document shows the location of the current right-of-way, proposedrigþ.t-of-way, androad surface. As you cansee, with regard to one building, . the current,s~tbackftomright-of-way is 23.0607 feet With regard to the other building, I the currents~tback is 24.9468feet. The proposed condemnation will reduce those setbacks by s~ightly less then 10 feet. Frank J, Rajkowski .. For your revi~w,I have also enclosed a copy of Section 52.19 of the 8t. Joseph Code of fordon 'H, Hansmeier Ordinances.¡rhissection governs uses in " an :&J'hatea. . The front yard setback requirements ¡for R-3areas are 35feet fromthe lot line. Therefore, the buildings that Frederick L. Grunke exist are currtmtly nonconforming. I have also enclosed a copy of the zoning map to Ihomas G, Jovanovich· I confirm that ~he properties are currently zoned R-3. John H. Scherer· To address tl#s setback issue, we have discussed the possibility of acknowledging the taut A Rajkowski· nonconformitY of the setbacks and providing the owners some assurance. that in the event Kevin F. Gray the buildings are destroyed. or significantly damaged by fire or other catastrophe, the tilliam J. Cashman property ownbrs would be allowed. to rebuild at the current location of the buildings. I I donotbe1ieve that this can be done by contract, but the City could look at granting a Richard W. Sobalvarro variance to thb setback requirements so as to allow the buildings atthe location and in latrick J. Larkin accordance with the setbacks. that will exist. after the taking. In that manner, they will not benonconfon.mngwith regard to the setback issue. This will actually provide Martin.and Susan M. Dege Gamadas wit4 a benefit that does not currently exist. leAnne D, Bartishofski I ¡" i K. Hodlund ¡ fa . Smith j i IFrank J. Rajkowski and Richard W. Sobalv~rro are admitted to p'T'ce in North Dakota, Gordon H. I-Iansmeier in North Dakota and Wisconsin, Paul A. rlajkowski in Wiseonsinand William j. Cashman i" South Dakota, . " J .'III\II~mbF!rnf Am¡;:¡rir;m Roard of Trial.~dvocates. ·Oualified ADR Neutral. I I y I I l April 26, 2002 .1 I Page Two , .As you know, I have no authority to gnþ1t a variance or agree to the grant of a variance. This will I have to go through the Planning Co~ssion and City Council.~ But I believe that ...a variance will be something that would, be looked at favorably. Even though this setback issue I exists even without the takmg, the loss pi approXImately 10 feet could arguably create a hardship, justifying the variance. i - . I Please. give me a call after you have had a chance to review this information and1et me know íf I we.may be able to work out a purchase/price for the properties, contingent upon granting of a vanance. I I Very truly yours, RAJKOWSKI HANSMElER LTD. I I .1 JHS/gnm I Enclosure ! I Joe Bettendorf I I cc: I I Steams ,County Highway Engirleers, Attn: Jody Judy Weyrens I I I I ! I I ·1 I - Z JIll (/) ~ z w ~ ~ -æ: <[ Cì ~ æ <[ ~ z .. ~ Þ-t t-- t'-- 9 0 ..... , .... \t) \DO) , . Þ-t N .\0..... ::J .N..,.t'-- IXt c;¡. M (1) :i ~ n.f!!] (¡)" N æ wtMnn w ;t; ClR Z t:J r:I W >- >- æ œw <t<t [:J r...... (¡)~~ u WCl1::J lo.. l!J œ :J t:J La.. D Z <[ ~2SD H (r, ~ (¡) Þ-t ;t; I- I- ~ U1W, \0 W ~~:t:e H C\I"Itt'--o U I:;Þ-tClH :J \D~Ow Z IXtHœ IXt -'I M \0 (1) <[ IXt œ "It o. I- r:I r:I ~,,"bi~ ~~~~~ w " ..... HI:JHI:J ;t; W l:J " I- 0. I- 0. o l:J A >- -' (¡) I:J ~ t:J œ GJW~<[ ;:£ ;:(æxœ i lo.. (.1~~ ~ wa.wa. ' ~~6 lo.. 0 ~"""" <[ cz~D O....C\lM"t i?i!iiË! I- O,·:z er, c;, V) V) fJ ::E ::J 5: ;¡: U ï=t:;I.:J~ ... ~ ø;IXtQlO! 0 I- R ... R " CI1l!JW~W 0 a ~~~~ I-o.t-o. 0 ::f ~ I:J ~ I:J 0 4: XO!XO! " Wo.Wo. "0 ~ """" m o .....C\lM"t o ZZZZZ ..... o o o o OJ o -r-09 \ , . - -'-- - -: - - - _. - - - - - - - - - - I I I .. Resolution PC2002- RESOLUTION RECOMMENDING.APPROVAL OF AFRONT YARD SETBACK I, I . FOR ROBERT GAMADES I WHEREAS, Neil Frank acting on behalf of Robert Gamades has submitted a request for variance from th Zoning Ordinance regulating front yard setbacks in a R-3 Zoning District, and , I WHEREAS, the appliéant has submitted the required site plan and development application for review; a d , I i W EREAS, Section 52.19 subd.? (a) requires a front yard setback of not less than 35 feetfrom the lot I : ':;:AS, The apPlicalt has indicated that the variance request was a çondition ofthe taking of right of w y for College Avenue South, and I I W EREAS,the Planning Commission has reviewed the proposed variancès as they relate to the findings fa granting a variance as defined in Section 52.8 of the Zoning Ordinance, and i I W EREAS, the Planning Commission has made the following findings relating to the front yard setback re uest: i 1. Extraorqinary circumstances apply to Robert Gamades as the taking of property for the I right of Jray for College Avenue South reduced the setback for the. existing buildings; and I 2. Granting of the variance will not impair adequate supply of light and air to adjacent I. properti~s or diminish or impair the public health or safety N W, THEREFORE, BElT RESOLVED BY THE PLANNING COMMISSION THAT: the Planning C mmission does hereby recommend the City Council of the City of St. Joseph approve the following I va iance for Robert Gamådes: I 1. Va~iancJfrom Section 52,19 subd.?(a) Front Yard setback - granting an eleven foot variance. I B IT FURTHER RESO~VED THAT: The Planning Commission is recommending the approval of the va iance to allow for the ~eplacementofthe existing building should the buildings be destroyed. The I va iance does not allow tre property owner to construct a larger facility. JED .THIS.4fu daYffilovember 2002 I I j~. Utsch:Planningchrir I Ju y Weyrens, Administrator I .. I I I - itJ1ij~t.J()sep/6 . ! 125 Colleg~ Avenue I P.O: Box 668, St. Joseph, MN 56374 1(320) 363-7201 MEMORAN.DUM Fax: 363-0342 CLERK! I I ADMINISTRATOR I Judy Weyrens ¡ I I MAYOR Date: October 30, 2002 Larry J. Hosch To: St:..Josth~I~~SSion COUNCILORS I Bob Loso From: Judy vyey!~f;,n.;.p:¿ Cory Ehlert Mike4;~B~P.'"POsal . Kyle Schneider Re: I' Alan Rassier I " . " '.,', I ! Please find to follow a hearing notice and drawing for a proposed building to be located on I College Avenue North on the vacant lot near Wetter1ing' s. Office. I had originally received a set of plans foJthe building and prepared a hearing notice based on that plan. .While the plan was not quite clomplete,Iagreedto move forward with the hearingwith the understanding that I. the finaLplans.lwouldb~ submitted forreview. ,... The plan had changed slightly and I was told to disregard th~. submitted drawings., Atthe time of writing this memo I have not received revised plans rior has thè City Engineer had the opportunity to review the plans. I The PUblichJring has been scheduled and published for Monday night. Therefore, the . Planning Comtnission should still conduct the public hearing but.has the option of continuing I the public hea~ing.until all the informationis submitted, or acting on information that is presented aUh:e meeting. Acting on the information can be. approval or denial. Since the City DID notify the property owner thatthe application was incomplete the 60 day land use rule has is nota factor.! The 60 days begin once the City has determined the application is complete. I As of this date! the application is NOT complete. I You will notic~ the new DevelopmenfPlan Application Form that will be used from this point I forward for alX plans to be reviewed by the Planning Commission. This form with comments will bdncludJd in your packet as a checklist.. Joanne and Cynthia have provided ttiese forms to assist theP11anning Commission. I. I i , ! I ¡ I I .. I I . · . if:JJ of St. jose ph I'onege Avenu NW . P.O. Box 668, . i City of St. Josepþ St. Joseph, MN 5 374 \ . . Public Bearing (320) 363-7201 , ' ' .' , I Fax: 363-0342 , The Planning Sommission for the City of St. JO,seph, wm,coIl,duct a public hearing on Monday, C K! November 4,2q02 at 7:20 PM in the St. Joseph City Hall. The purpose of the hearing is to I ALER, 'con, sider a,speci.'al, Ü,sepermit reques, tto allow a re, nta1,un,it in aGe, ner, aI, Busine,ss,DI,'strictand DMINISTRATOR .c' I 'Th 'fi '.. 'I' f' fr h d d k JudyWeyrens10ur .vanance r~quests. . e, Irst v~nance IS req,uestmgre Ie om t, e si eyar setb~c reqUIrement an1 theremammg vanances arebemg requested for relIef ITom the parking "lot MAYOR standards. The property is located at 111 CollegeAvenu,e N,legally described as Lot 010, I, I Larry J, Hosch 'Block002 Townsite; N63' of Lots 10-11 and 12. COUNCILORS St. Joseph cOdJ ofOrdinanc~s 52.21 subd. 3 (f)providesfor the following under Special Uses: I Bob Loso , Mixe,d U,se ofa fermittedUse and a mUltiP,Ie residential dwellingun,, I,'tS; but only if at least 50% Cory Ehlert of the interior square footage (exclusive of the basement or cellar) is used full time for a KyleS~hneiderPermitted Use. ¡The area consisting of multiple residential dwelling units must meet the I Alan Rassier s!andardsof Seytiori 52.19, Subd. 5 and 6. parkingreqUirement"sshall be sep, arateIy determined for the commeryial and residential uses in accordance with Section 52.14, Subd. 4. 1St, . Josep,', h codJ of 0" rdin, an, ces 52.21 S, Üb,d,,; 5 (b, ) sta"tes: Sid, e, yar, d setback shall be five feet from the: lot lind. ", The property owner is requesting a 2; 6 foot variance. St. Joseph cOdJ of Ordinances 52.14 subd 4 illustrates the r~quired parking for development. I_ Base.d on the pl~n submitt~dby thepr~pe~owner, 3~par~ingspacesare required and 24 are' provIded. TherfJore a varzance of12 parkzngspaces zs bezng r~quested. I -St. J,' OSêPh,codJ of , Ord, inances," 5,2" .14 SU,bd. 3' (e) states Off-street;parki~g, facilities, for dwelling, . shall be provid~d and located on the same lot or parcel ofland as the building they are intended . to serve. The ptoperty~wner isproposing to provide parki~g 'on two separate parcels. I St. Joseph Code of Ordmances 52.14 subd. 5 ' (a) states parkmg lots shall be constructed and maintained in aluseable condition, with a hard sUrface consisting of concrete, bituminous, I pav, e, ~ent or P,ater stone .des, , igned" t,o, drain a~,d dispose ?f surf~ce water. Recy?led bitum, in,O,us or concrete sha~l be provIded except as permItted m an mdustrial area by specIal use permIt or variance. The property owner is proposing to pave the parking lot on the parcel on which thé I buildinS! shall b.:e, constructed. R, 0,,', weve~, thé remaining parking area located on an adjacent parcelzspropord to be class 2 materzal. . , . . The request for ¡Special Use and Variance has been submitted by Michael Deutz, PO Box 634, I St. JosephMN ! . Judy Weyrens ' I Administrator/qlerk . I Note: State Laf requires mailed notices to property owners within 350 feet of a variance, I special use orZrning request. .. . ,I I ~ t-~ .. ----- ,,~- I -------. ~. ' I ,"' " " "~ '. .~ [III ~~ ,~. "",""""S,,", - - . I """ ~ ~' 1i I i . < CI ~:c I .... o .... 0: W ~ I&,; ø I&,; I I I I I I I ¡¡ - I ~ i I i I I· ---1---- ----.-- I " , I. I'; ·1-., , , . '.'. . Special Use ($150) , '. , I' ," ""', : ¡: "',:,' :,",'.... PIØt')Jarne , . . . , ' . " C¡,".' .':... I'; " Owner's Name: .' :0e#/I£¿. /J!!L 7'~.. (Print) 1 ", ,', '.', ",.êJty,IQF ST.JqSEPH. , .',' ,', '". .,," , , ..1 25 College Avenue North, PO Box 6(}8;St~ JO$~ph, MN. 56374 320~363~7201 , .., .. . . .. $P"P"¡~,,~u,,st^PPIi~atíon .< ., . ..' Appiiêà~;: ~#,4a';J5ld?';þ>' -:54øpl '~¡;J·.l].z::7<e-;?".6+' ".,1· ~-T J~.6£¡:>4 Aj.56:S~~· '" " "I ; Tel~phÒne(W): "~6:s;c.ýf ß I I, ." 'I ; PETITlqNER MUSTPRO\!!Ö\= THE FOLLqWIN.G , ,~ "" ...".,' ., ,.' i··ii,' .' 'I '. ' A H~t~nd mail.ing 'labels' orall. ~ropertyo~mers within 350 fe~tof~he- bouqêlaries of the ·property.' . . (ThTsmformat/onmust þe obtaTne(jfrom theStearnsCOI:mtyAUdTtqrS 'OffICfJ), ' . 'Thirty fun size folded copiesofdetailsit~pl¡ans. ,". ',.',,' .'., ;i . .' . Pay~entof air associa~e~feè~'rriu$~,be rage in .f\JII'When, app!icati?nis, n,'1a~é. 'I .Copy of full legal description..', ,..,,, i .". ...' ,',' : ," . i,' , ,', '.. Narrative ~of.proj~çtscQpe.' ,> " " I ' . This a'ppÍîcationmusf.be compl~ted in'funa~dbe typewrittênorc!earIYþrlnteda~d mU$t'beacc6rnpariied., '". I 'by¡allinforniationanq plans reqùired byªp,p~icableCiJY OrdinanceprQvisionS. Beforefilingthis , , "a,' P,p,I,ica"t!o. 8,. YQUShOU, Id, con.fer\'Vith the,' P"la" ",n,n,,',',in9 D,' epartment,to dE3termirw'the specific ordinance aryd., 'I ,proceduraln~quirelJ1erits applicable tp your ¡application, . , ',.',;. " '.,"" , ".,i '" ' ,,' ", ",,' ,:," , ' Ä de-terrnination of completeness of theapplicàtion ·shall·bamadè.wittlin ten busines,s dàysof the, . . " . .',' '!", '., ,'.',' , . ',' . ,". "','. ' apPli,ca~ion,'~"u"brriitt,atA~ritt~n'notigeof aJ?pHc~tion.d~ficie~cie~~~hallbe. maile, dtoth, ,e app,licantl!Vithin ", ,.'." ·,:,'1' tehbuslness·dC\ysofapphcatlon,;· .' 'i " ". . .. .",". '" .' , . '.' , '. " . ';",' " " "I . , - ".', ,," 'u 'I I I 'I I I r ApprovedD Denie~D by the Planning r°l1)l1)iSSiOn on I Approved D· Denied [J ·bythe City couþciron . . -I Zoning Adm inistratorl I , , I , , I. -. #gojSt.Joseph I 25 College Avenue P.O. Box 668, St. Joseph, MN 56374 1(320) 363-7201 October !10, 2002 Fax: 363-0342 I CLERK! I ADMINISTRATOR Judy Weyrens Mike Deutz I MAYOR 24 Birch !StreetWest Larry J. Hosch st. Joseph,MN 56374 I COUNCILORS [)earMrJ Deutz: . Bob Loso . . Cory. Ehlert The Ci~ has received your applicati()nJora Special Use and Variance Kyle Schneider I Alan Rassier Request, Minnesota State Statue allows Municipalities ten (10) days to review tþe development application for completeness. I The following is a summary and status of your application (s): I I I. j ,.. . Received ·Comments APPlicafiOnReqUire,ments I Dev~loppient application _ 10/02/02 Complete - Ust of property owners within 350 feet Incomplete I Thirtycqpies ,10/03/02 Only received 13 d"ir¡L¿mp(-e.;(- I . Se'€-IYi-e.tf\A.6 Payment of fees 10/03/02 Complete , !liarrat4 of projeetscope I Incomplete , , , I The aboye items wilL need to be received before the application can be conside~edcomplete and processed further. I If you ~ave any questions or need additional information, please feel free wttaetme at (320) 31:;3-7201. . I Sincerely.... .~ I ~~ . wAJ udy We ens ... .. Ad .nist[~ I· I I ! ~~,l ¥ ~ /'1l/c è b- I ~, I City of St. Joseph I I I Required Material Submission I Develop~ent Plan Applications .mPleted ap lications for Development Plams and required fees shall be submitted the City of SI. Joseph Zoning Administrator at least 10 days prior to the I proposed date t consideration by the City. ~he ten days allows the City to review the application and forward the application to other entities for review when required. ani completed applications will be accepted. It is the applicant's responsibility to submit required materials, If an application is determined to be incomplete, no ification, which indicates which portion of the application is incomplete, will be mailed to the applicant within 1 0 days following submissionof the application. ¡ ,. ·1 REQUIRE I MATERIALS -The JpPlicantshallProvidethe following: I Material Re'+d Complete Comments 1, Des ription of Site (Legal Descripton) @ NO . I I 2. Ten (10) copies, minimum size 11'1 X 17', of a Site Plan drawn at YES NO ",ar showi"", I A. Tœng location on the 101, dra\1l1 to seal. YES NO I B, . Tdi"" clevations: 1","1, rear fd side: YES NO c, riding ",Ierice maleJfals and r: YES NO I YES NO D, ¡calions of Ingress and egres; p¡jnœ: I. YES NO E, jm'Sler and solid wasle ~ck.ij, areas and ,,,posed s reening material; I F. Sign location and dimensions; YES NO I G. L ghting standard and hood det$iI; YES NO I H. rking and loading areas idan¡rOd: YES NO I . I YES I. rnage by the use of arrows ",dlor conIOU": NO I I J, reenlng of healmg, "nlilalii and air-condilioning equipmenl: YES NO I K. L ndscaping material including 'he location, type of plant and sze; I YES NO I L. F re hy~rant and fire lane locatls; YES NO I 1 , I M. Tty locations: and, YES NO .. N. racy other fencing, screening, o~ building accessories to be I cated in the development are~. YES NO , I I I 3. Additional written or graphic data reasonably required Zoning Administrator or the Planning Commissio.n as YES NO .- below: I 4. Proof that the Applicant is the owner of the parcel in YES No 5. Required Fee, YES NO I I I I I I .1 I I I I I I I .. I I pr~dult Information lEJ{HHlEUr IA )age 1 of2 I I. Help Contact Us Keyword Search .fw....f.. ,,',', I '" . ,', ,.1Ø 1 .. ",.,: I R~UD' 11_~øìl, flJT ~'ì¡ Bi1Y Faetorv Dlt1tCl WI ~.'!~ : , "'" ", '." ". : :.' ,..... '. ,,.: ,." ..! . .' -'" . .'.".. . ... '. n. _ : LldHTlrNC' "" ~ ~'>~ ,f., ,~,>.~..,~!it'.->~' ,;,. ~. .,~ \9% ,1' · ;;',1: ";' ",!.! .. '.....:':( " ': '". ':.: ,1 I I ' . -. I ~*~ø*".fj¡"""_~.~~~i I . I . . CUSTOMER SERVICE . Fin' Catalog # ABOUT US LITERATURE BUY DIRECT HOME I I Product Product Information I Catalog FS3440~ - Number: M _ i' ,~ ';:. i ¡ ,': .' 16" Square - Standard Flood, 2" I Adjustable. Fitter mount and 400 IES Files: Watt Metal Halide 400W MH 16" sq. w/Glare S I Lamp (included) for 120/208/ 240/ 277 Volt. I. Usually ships in one business day. I Note: Not for use in an uplight position in wet locations. Click MORE LIKE THIS and check Options column (Uplight) I for availability. Related Products DB~16 Deep Baffle for 16" Floodlight I ~WG-16 Steel Wire Guard for 16" sq. Housing G8-16 Glare Shi.elctfor 16"·,~q.Housing ! I LS,16 Polycarbonate Vandal Shi,eld for 16" sq, Housing PC-1 Button Photocell for 120V PC-2 Button Photocell for 277V I PGM-1 Ground Mount Post PW,1A3(3) Mid-Pole Bracket for one fixture on 3" sq, Pole PW-1A3(4) Mid-Pole Bracket for one fixture on 4" sq. Pole I PW-1A3(5) Mid-Pole Bracket for one fixture on 5" sq. Pole PW-1A3(6) Mid-Pole Bracket for one fixture on 6" sq. Pole PW-2A3(4) Mid-Pole Bracket for two fixtures on 4" sq. Pole I PW,2A3(5) Mid-Pole Bracket for two fixtures on 5" sq, Pole PW-2A3(6) Mid-Pole Bracket for two fixtures on 6" sq. Pole .e WM-1 Wall Mount Bracket with Wiring Box WM-2 Wall Mount Bracket with 2-318" Horizontal Tenon I http://r·ruudlighting.com/searchcatalog/product_info . asp ?p:f0i<>5Fid= FS3 440%2D M&... 10101/2002 I'" .~ [E]:{ [Ii ~ Bll B .' c. I R 5ultsCoopct' Lighting Products "ry~ 8'- Cl Page 10[2 . .~" .I' - I i ~ (jghtingl I I ¡~3se cliCk on the print t~lJllon in your browser to prinUhis page. I Close Window' I L JiAL.PAK FC1aturcs I I I · Die-cast aluminum housing finished in dark bronze polyester powder coë)t I · Impact.resistant borosilic(jte 50W -400W prismatic glmi$ or pOlycarbonatc refractor I Higl1 Pressure Sodium. Metal Halide · Foarn,jn-place hjgh-tcmp~r,~ture I silicone gaskcting jseals oul WALL MOUNT ----,-. external contaminants I · High power factor ballast with I. class H insul¡~tion.'U.L. Listed and CSA Ccrtifie<.l · Lens assemt)ly hinged at, bottom for easy installation and I relamping I · Mogul-base porcelain socket · Approximate net leighl: 32,42 I Ibs. (15-19 kgs.) I Deseri ption ... &"..;;'" fùf vi) providing maximum performance and requiring only minimum aintenance. the easily installed Wal-Pak is ide~1 for loading docks. I u der-pé\$se$. tunnels. stairways. building entrances, vehicle rmnps and s ~OOI:). ~.l. listed for w1t locations. CSA cerlified. ImnnSlons ¿6:A(:H f') (,'..' I -,..,. ".~. ,.,."...,., '''IT ,. p" "'illl .... :¡ ....,-/ I II I, I i II '''''''m': 11- --" I I IV""·,..I,,,..~11 . "J ~:::::.., . ....., '..:,:'," ..... .~.... ,t. .... .... .. l. 16" (4061"1",,1) ___...-.J ' L !)ij.250W HI'S & MH 101/2· (261m I") 400\.., HPS 8« MH , I j ., 'rint ,.areh _rcsuIt, ,.,\,.,id "I. 1 07 &brand.. Lumark&app-Comp""t+W allrMqnnt&1 i g),Isou!J2!1 912!XI I IO"d VLOVj69Z OZE ~aL4ew 'O'H awae~Ð d60=ZO ZO-IO-~JO 1M . I R 'sultr-; Coopl.:r Lighting Producls Page 1 of I e., ,.-,- , I I I CO~R Lightingl I lease dick on to" P"'" bullo" i" yo'" brows", '0 p"'" this page I Close Willf.JqW . i I AL.L-MOUNTED ACCESSORIES I I I I i ,G~L I V$/WL I "'{ire Guard for Wal·Pak (NOl For Wal·Pak Visor Cutoff Shield c mpatible with PCS) " I. --'-~ I ,---_...,--- :, .-" I _--- i I pcs P Iycarbonate Shield (Not I C mpatible with WG/WL) I I 1 I I I I I (1;) 'opyrigl1l :'1OUO Cooper.lm!.!!~'!.j~;j. 1m;. All rlghls reservE!d. .G.Qf.!\!!iylll ¡'¡f)a tJisclailller W welcome YO\Jr fflAdbëll;k: r ...Ik To Us! I I I .. I I I .. ./T"t- aeca.l) umark _;n~cx, aSl' ?hmnd- Lumark&hu ye"'ßuidcca,eW)fy'·OU' 'J JOOR +OPTJ(02/191200 I EO·d 17L017-S9Z OZE .A6l4eW 'O'H 6wae.AÐ dSO:ZO ZO-"[O-+;:)O , - - - - - - - - - - - - - - - - - - - ~ . . . ~ 30'-2" ~\ ~ / -::::!:0 ~À ~ ,~ J~ò ~ '=',0 "',0 ,rr¡ ,rr¡ «,\0 =L..>" ~ _1'\ I-~ = ~. rr¡ -err¡ f- - ~r -= 1= = 'r = = Ä qfTl f-== LLL.. ~ '-',m ='-~ i' i' 1==- -- - - -~ - =1=\ 25 25 C==::::; - z = -~ z r==_ '-- - =~ f-~_ - - 1=-= l- I- f-Ò>. l=== ¡:= ~ 1-;:::::- --~ I ~c-'- = - ="" I §~~ f- '== - - I- - =- 1-'-- 1= ,-= F=- l- I- 1-= r=r== :..:... - = 1=1=::::; ¡:::: I-,=:= ~ == - '-- ;:= I- - :== I- - 1= - e... l=1-= I- - I- f-:=,_ - r== I-t=,_ 1= I- 1-= ' I=I-~ = I- ¡.:c..c '-= f==':= . = ~- 1-:='- I- f-,-:= f- - 1-=- = - I- ;= l- t=: =1- '- =-= I- = := - =- =-,- I- =_1- - - =::::; ==~ I- -j=: = -:= _-I ==f- - -== ;= - C= - - ~ '- - I- - = ~-I= I- ~=I- '- --- I ~~~ I- -= I ~=b f- '- - I 1= ;= - I -- == 1-=- ;:= - 1-= - I- e=-= e... =1- '= == l- \- - ==t= I- 1-= i=: I-- = 1==1- := -I- ,--1- i=: f- 1-=1- = ;= I- ~-F 1= - 1= ~=~ f- I- '-f=1- -- -I- '--I- '- =1---1- ==t= ,-t=!= f- 1= -:= ;= -l- I- -'- I-=f- ç= I- f-'I---þ:: I- l==1= CI=I- '- l- \- -I--- =1=(= I- -I- 1--1- 1= ,=:=t= - ç= ;:= -I- =1=1= f-- I- -=1- = I- - ,- - i= =-'=: ,- =- -1=1- - ---- ='--- =I-~ - =~'- = 1--- I- EEE§ =~~ IHfl --= EJ±±I _:=c:: IIEJ±±I = - = =1-,= - ~ ;:= -;:=,- I- -1--1- 1= =1-'- - =~t= I----r= = = I-~ =1-,= '- _:=r-:-..- = ~ -I--- = '- =¡:::::= -:=~ - - =\-~ - I--- -1-1- c:: ;:= '- =I=l= t=1- 1-1- - '- f-;= 1-= =\- i= ,- -f=1--- = I- -I- = '- =l--':= ,- -F,_ - 1=1- =1--,- - I=f-'- _l='- - I-t=r= - I =~, I-- - 1=-- - e... 1-:= I = I- - ¢= :=c:: :=1---= I l- I- !-- :..:... =1-;::: I----F=,_ - '- ,- - I---e... -(=1- f=1-:= I---f- I- =1- I---f- _,=:C 1=,-= - 1= = - 1-'- - I-- =1-= - - = f-=- = -;= =1- -~= I- -,= 1-,'= == -= ~- ~== - -I- == = - - ;= - '== - I-~= - = 1-=- I-- =- J=I-_ -= '==-= 1=== I-- -= = == r=== '1- I-- - 1-=- = - = := == 1--1= '-- - -- = t:-= - - I- 1-== I-- == ¡.:..:..~,- 1= ,-= Þ=~_ ¡...- f- '-= ~ þ=f-= - I- = c::= EEEH±J±§ 1= ~::::; l- I- - I-;=:= = - = ~ - - t:-= !=== -/--cc '- I- := 1= - = J.--- c::= 1-'-- f-C F=f-- r=t::::= - EEEH±J±§ ~~¡::::; I- - I- - = - EEEH±J±§ I- = - = l- f- l- I- t=-= I-- '-~ I--- F= I-- !-=-'-- I-- =1-- - ~ I- - - =C~ - = '=~ - '- ;=: ==1-- = f- = i= == =-- =1= - l- I- = - -I-- == = =~ ~ - = =:= f- f- -:= C = := I- = 1= I = = I l- I- = =1= I '== --I-- = - =l= -- )::::1- - '= = =l= = 1--- I-- = 1-'- - 1-.= = = I-- = 1-';= 1= = -~ :== - = I-- f- I- 1-1-- -l-- = - = =1- I-- 1--1-- i=f- - I-;=: =l= = I-r- = ;= I- = 1-';= I-- c -~ I- 1-,- :=1= '= -l- I-- = I-. 1-1-- =1- I- ç= I=~ I- = 1-1- f- /:=1= 1-;:= = 1=i= l- e: ;:= I- = I-- - 1--1= I- I=f- ~= 1-= := -= - e... == '-- = ~= c:::::; C,- == L......- 1= - -1--1 == = = '-- c::= r= == = = 1= - - ,-= := - == §±§ -= I~ ~ -, == = -- 1= 1--= = '-- - f-= 1= C= I- = 1== = - 1-= I- == != =- I---- ~ -I- = = 1-- - - Þ= ~:.::.: - --- l=e... I- C= I- - - c::= '-- I-- --= I-.C - 1= C= f- -I-- ;:=- = I- - þ:: 1-= 1= == f- = '- '- I- -- - - =1---- -- I- :::: = '- = :.::.:!= f- r= F -t= i= t= = e...þ - = - I- ;= I-- r= /-.-- ç C = I- = =\- '= = /-.-- := -l- I-- I---/-.-- I \= r= I \= 1-1- -}:::: I c 1= ~ =þ /-.-- t= 1= = ~ f=;= I-- ie I--- - = = =f= = t= -- = l- I- f- I--f- = C '- = =~ = i= '-~ c:: ~ ~ = C= I- - '== = = - '- :::::: - = = := - ~ ~ ='= =, 1=__ 1= = - = ~ r=C '- = = l= 1--= I--~ = ¡::::c= - '- I-;=: = = >-- = I- = 1= 1= - F=,- I=f= -c- j=: -- = -- I-- = = )::::f= I- l= r= \-1- c: I- 1--;= r= = := )::::~ I-- I- = I = ~ F= = -- C I-- I- Fe... = l= = = f=r= c- - r=__ = C i= c- \-1- 1= = = ~ !='= f- '- I--- = I- 1= l= ;::: Fc - e... = - ~ l= t: - 1= - /-1- = = F='- - 1= = l-- 1:= f-'- - = ~ = 1--17: - = r= = r= == - - -- f1 e: = ~~! 1= - P r= c == '= I-- ~ = = =¡= --~ ~ == -þ7 ~ C = --\ -7 r= == A '- ;; - = Þ= == e= = =Q; ;1 = 1= \= n-r- -- ~~ 1---='1 ~/\ . ~ +-- ;=:", /-.-- '7 \ "--(c¿ ~~ \ <i.<§ r= 17 V :7 30'-2" I P ~ U) LI) }g ~ » IJ\ » ç; ~ LI) S LI) " " " " <:> '" :J: :J: b '" ~ ~ U) ~ ~ Ê; » :J: ~ §g :J: ~ Z U) Z () Õ C} () Õ Õ C} U) LI) LI) U) o ^ :J: :J: o ^ :J: ¡¡; :J: c: Z Z c: Z C} Z '" IJ\ '" '" ;n '" '" ill LI) '" ¡;; 1'1 ill ¡;; LI) LI) ,. ~i "'- Pr&;teINotl'lecrdMdnss ~ § flftn. NðI'ra Œ\1f Mdteu O~ Mike Deutz 0 242 '" "MAHLER c$ ASSOCIATES » " Do" College Ave. ~ ST. Joseph I 10/1/02 -L MN I T E C T U R E "'d' _' ~~~:~~.D. ~hler. A'2 H 14 N. 7th Ave. Suite 131 J~~: \~~~i ~~~-~~z~ C'.a. "1_..-1 ~...."'. J::t:::~f'\'~ ~._----- . . . . } ~ I=~ ~ f-t=~ ,rtQ 1==/\ , f-- C-- L-f=f-- I LU-- = 1':\ =I---f-- 1--1= =~== ~ ~ -I=f- = I-L- ~ - I- _ '1 =~t= _¡:". ;u _ _,' ~ o = -Þ=: f- i:è'>, ~ ':==1= I = - ~ p ~ =1= ~ ~ -'-1--1= ~ ~ ~=I= c- !----F=I- Ä =1- = ¡= ~ I =~~ 1= - ~!---!---= =1=; - -I-I=~ -I=f- =!--- =1-1- I-- f-I-I= - I-I-~ ~~I= ~ !--- I-- -'-1= I- = I-- ---, I- _ I--!--- =~~ - 1--1--1= -I=þ - ~I--I-- I =Þ f- = L- -:=i-- = ItmtI11 c ~ I-- ~ ;; =c= r±113 = - -1--=- _~_ = _ L- - =1-- - - =- 1--= 1--,-= =c= - -- ==_ - - I--- - - - - -- ~:== - 1--,- = - Þ -1--1--- -= -- =-- I-~ I-- ~L-= ~ 1---=_ f--=_ = - !--- - F=f-- = I- == I--~= ~ I-!---= I--!---= 1--1-=_ !=~_ 1= - I--- - I=~- f-- - !--- 1-= I-- ~L-F !---=I--- f--- == I- 1== I--- -C I-~ ~-I= ~= I- 1---=1--- 1-= I == !---~=~ I--L-f= = I- I-- =1- 1= l- I- =-¡:= f- C-:: ~ C=I= I-- I- C=I--- ~ I-- =-1- I-~ -1= !---- ~-= I--_V -=f- = I-I--'if =-~ ~ D = =t:::: =' 1=\7' - -;=-: -rt b' - r- I"., =~ V c-= _ ~~/ \ '<§ iÞ I ~ ~ ~ ~ ." 5 f'1 j! ¡;¡ ~ fã!Ð ~: i oõ a C) o ^ Z c C) :>J '" '" IV ::u fTI » ;u fTI , fTI <:: Ä 6 z Scole ru. I I. Oct ber 25, 2002 PRpJECT NARRATIVE . I ~ISONPARKPUDI ST JOSEPH, MINNESOTA vtg Pevelopment Group bdSignature HomeS propose to develop a residential p~ject on a vacant parœt of I app oximately 34 acres in thb Southeastern part· of the Ci~. The site is immediately west of Del-Win Ballroom, sou Ih of Pine or Baker Stree~ and east of the homes on 14 Avenue SE. The western portion of the sloping site is foreF,ted with oak trees whil~ the eastern portion has been farmed with beans or,corn for years. The southern I qnf of d)e site has a ",et1""d and drainage area sloping across the site ftom west (near 14'" to east beloW th, Del Win Ballroom. .. I I I De elopment Concept: I To ppeal to a range of hom~buyers and to include affordable housing options, four types of residential homes are pro osed: Traditional SinglelFamilyhomes, Entry Level homes,Townhomes and Apartments. The31~32 Tra itional homes would be placed off a southerly extension of Grove Street that would link to Dale Street; the 31- I 32 ntry Level homeswoulq be off the southerly extension of 15th Avenue South. The 26 townhome units would be ether 2 or 4 unit buildingf at the south end ofthe site. An apartment building(s)is proposed on a site of 4.7 to 5.6 ere parcel served by the ¡extension of 16th Avenue South. The size of the site depends on how the extension of I 161handtedA pIattin& p,_.s will be foUowed to create !Wonorth sonth public roads (extensions ofGrove and 15th) and an east west extension of Dale into the site. A public road extending 16th Avenue to the South will be PI sued in the future whe~ the land is available to make that road to the proposed apartment site.. Lots will be creafed forthe single-family lots abutting the public streets. Common ground and private roads will be created in I the fownhome area and maintained by a private association. I The development concept of~he site would include putting the single-family lots and public roads in the north 2/3 I. of t e site. The townhomes and apartments would be in the south and southeastern comers, awayrrom existing sing e-family residents. The loverall project density (excluding the apartment area) will be in the.area of3.1 units per cre. The existing wetlana system and trees on site shall be included as much as possible in creating an ame itysystemthat could intlude a public trail. A storm pond system will be developed to collect water in the I lowr, east side of the site an~ release runoff at the required rates. Public utilities and roads would be installed as a petitt.0ned improvement in 2003 with construction beginning that same year.. The project would likely be done in one hase with the exception I of the apartment area whose schedule will be linked to the joint efforts of the I dev510per, other abutting landowners, and the Cityin assembling the land to create a public right of way to the proiosed apartment site. Th1 Traditional Homes I The e homes will be priced in the $160,000 to $180,000 range and be placed on lots of75 to 80 feet wide and 120- 140 fet deep, The homeswÒutd be splits, tri andfour tevet homes.similar.to those eonstJ¡>cled by the bnUde, in Oak ood Hts.in East St. Cl6ud. The homes would have 2 and 3 car garages and 1,050 to 1,200 sf. i I i The Entry Level Homes I The~e homes will be priced itl,the $135,00 to$150,000range and be placed on lots of 55 to 60 feet wide and 120- 140 eet deep. The homes would be bi and tri level homes similar to those constructed by the builder in Magnolia I Plac in southern SartelL Fiv~-foot side yard setbacks will be requested forthis narrower housing style.The homes wou d have 2 car garages and 950 to 1,250 sf. I I The Townhomes I The e homes will be priced in the $120,000 to $140,000. The homes would be single level homes similar to those =m[~ by the bnUd" mAn~mre m Waiw p~ E~h homewowd have a 2<ar garage and t,OOO tot,400 I s£ I The Apartments I I· The ~partm~nt component ofthis project is part of a future phase. Until the land for the completion of right of way for 16th Avenue South islachieved, the details of the apartment project are not known. The size of the site will deper.d on the extent of public right of way provided to the 16th Street extension. Roads in the single family or to ome portion of the projbct shall not connect the apartment parcel. I I 1 I I I I I j I I. I I o tober 18, 2002 ~ I OFFICE OF THE CITYATTORNEY I Sa ell City Clerk (320) 255-7204 310 2nd Street South ' stell, MN, 56377 I Sa k Rapids City Cler) 11 2nd Avenue North I Sa k Rapids, MN 563179 I I i St. Joseph City Clerk I I I 25 North College Avenue St. Joseph, MN 56374 I Ie . S1. Cloud City Clerk 40 I 2nd Street South I I I ·S1. Cloud, MN-56301 La I ies and Gentlemen: I I I I a enclosing with thi~ letter your copy of the fully executed Joint Powers Agreement relating to ~ife Cycle Housing, (Thanks to each of your cities for cooperation in executing this document, I Th City of Sartell wil~ act as the official repository for this agreement. You should anticipate rec ipt of a letter from I the Sartell City Administrator advising you of the effective date of the agr ement. I sinherelY, I ~~~:~ : I I Cit1 Attorney l Enclosure I. j I I I I I 400 2nd Street South· SI.Cloud, MN 56301-3699 FAX: (320) 255-7205 I http://ci,stcloud,mn,us The City of 51. Clou , Minnesota will not discriminate on th basis of race, color, creed, reHgion, national origin, sex, disability, age, marital status, status with regard to pubHc assistance, familial status or sexual . orientation, Upon re uest, accommodation will be provided Ito allow individuals with disabiHties to participate in all city services, programs and activities. I I I "il> .:I I. JOINT POWERS AGREEMENT ESTABLISHINGABOARD .OF DIRECTORS I TO ORGANIZE AND GOVERN A COMMUNITY BASED EFFORT TO I PROVIDE LIFE· CYCLE HOUSING 9/25/02 \ I The parties to this Agreement are govemmentalunits of the State of Minnesota. This eemenUs made pursuant to the authority conferred upon the parties by.Minnesota Stat"tfte 1.59 and §4623581 I L GeneralPurpose. Thepurposeof this Joint Powers Agreement is to establish a Board irectors toorganizf and govemacommunity-based effort to provide.affordablehousing. I i 2. Definitions.! , I 2.1 HAddi~ional Member." A signatory of this Joint Powers Agreement who is not an Initial Miember, having joined after the first year of its existence. I . , . .', , ' I 2.2"Boar~." The Board of Directors established by this Agreement. I ¡ , , " - 2.3 "Director." A member of the Board of Directors. I. ! i I 2.4 '''Initia~Member.'' .. An öriginal signatory of this Joint Powers Agreement as identified inSection3.1. I I 2.5 ','Gfe ~ycle Housing Units." 'Owner"Occupied Life Cycle Housing Units' and I Renta.I\Life Cycle Housing Units as defined ,in this Agreement.. . 2.6 "Member." Any city which is, a signatory to, this Agreement. '! I I 2.7 "Own9r-Occupied Life .CyeIeHousingUnits." Newly constructeci units that 1. are\sOld only to households with annualincomes at orbel~w 80% ·of the I area median income and are sold at or below the Price Point established 1· . pu~suant to this Agreement; or .' I 2. arelsoldtoanyone, regardless of income, if and only if the builder/developer haslnotreceived a written offer to purchase for a price equal to the Price Point from an income-qualified buyer before the end of a thirty day period I beg¡nning when the Service PrQviderreceives notification from the bui\der/deveIOperthatconstruction framing has been completed. 2.8 "Price taint." The maximum price for which the builder or developer can sell I. an owner-occupied LCHU: 1.Th~ Price Point is determined by the city in cooperation with the developer by ~eans ofthe application of the Pricing Formula, approved by the Board: I . 1 - , I , .- , j 2. The Price Point is iþcorporat~dinthe development agreementbetween the I city and the deve10fer prior to final approval of the plat. 2.9 "Pricing Formula." A formula approved by the Board and applied by the city I that generates the pricé Point for an owner-occupied LCHU based on the particular features that!the developer proposes to include in the LCHU(s). ! I 2.10 "Rental Life Cycle Hopsing Units" are pewly constructed. rental units: 1. Whose maximuml monthly rent is no greater than 30% .of the monthly income of households earning 65% of the area median income, adjusted for I the size of the unit, as specified and periodically updated by the US Department ofHol[lsing and Urban Development; and, , , I 2. Which must be re~tedas LCHUs for at least the first 15 years oflife of each unit. 3. Membersh1p. i I j 3.1 The Initial Membersj are: The Cities of Sartell, Sauk. Rapids, St. Cloud, St. I Joseph and Waite Park. - , I i 3.2 No change in govetnmental boundaries, s1ructure, organizational status or .1 character will affectt1Ie eligibilitY of any Member listed above to be represented on the Board as longl as such Member continues to exist as a separate political subdivision. , I 4. Board of Directors. 4.1 The community bas~d effort to provide aJfordable housing set forth in this I Agreement must be governed by a Board of Directors which must consist of one Director appointed by the governing body of each :Initial Member . listed in I Section3.1 above. Each Member may designate an alternate for its appointed . Director. Each Dire'1tor and alternate must be a member of the· governing body I of their respective Member. , 4.2 Directors must se~e without compensation from the Board. This does not prevent a Member frbm providing compensation to a Director for serving on the I I ' '. Board. ! I I I I 5. QuorumN oting. I I i 5.1 A majority of all of!the Directors will constitute a quorum. A simple majority .- vote ofthe Directors present at a meeting with a valid quorum is required for the Board to take action~ unless otherwise provided by law. I I i , , I i 2 I I I I I'. 5.2 There\iS no voting byproxy~ Except as otherwise authorizedintms AgreemeJ}t, I all votes must be cast by the Director or, designated alternate at a Board I ...., ' Meeting. EachDirector-shall have one vote.· . I I 6. Officers. 6.1 The officers of the Board will be a Chair and a Vice-Chair. I I I I 6.2 At itsifirstmeeting,the Board must elect a Chair and a Vice-Chair who will serve furough December 31 of the year when first elected and until a successbr '1 is eltcl,At the moeting prior to complotiOll of th, initial rerm(s) and at the tompl tion of every term thereafter, a Director must be elected to each respecive office for a two-year term. I I " . 6.3 A Dirdctor mustbe.elected in the same manner as above to fin out an unexpired terrnof any office which becomes vacant. I I I 7. Meetings, I . ' .. ' I 7.1 The Bqard must meet at least annually on a schedule detenmned by the Board. I _ 7.2 Meetin'gs of the Board may be called by the Chair and must be called upon I. writte~request of a majority of the Directors. j 7.3 AUmektings mustbe conducted in compliance with the Minnesota Open I Meeting Law, Minnesota Statutes Chapter 13D. . I 8. Powers and !Duties of the Board. I \ , '., , I The powers4nd duties of the Board are limited to the following:, " I 8.1 :Establi~h and periodically update the Pricing Formula for the sale of owner- occupie~d . Life Cycle Housing'Units (LCHUs) following consultation with 'the I ~,ife C1cle Hopsing Committee ~tablishod in SectionS, S of \hi. Agreement. 8.2, Designate and enter into an agreement with a Service Provider(s)to apply for and I administ~r funds for gap loans or other financial assistance, conduct homeowner education. and. certify prospective buyers as income-eligible, work with area lenders f9r mortgage pre-approval of prospective buyers in the gap loan program, I work wi~ employers. to assist workers to sav~. for h()using . expenses, through payroll deduction or, oth~programs, inform prospective buyers on the waiting listabouLariOUS LCHUs becoming available for sale,<assistin the resale of I. homes d 'ng the 20-year period of long term affordability·· conditions, and administJrthe Life-Cycle Housing Fund in accord with policies of the Board. Any agr~emen(withthe designated Service Provider(s) must requirethat all loans to qualified households: I , I , I I 3 I .- 1. Be repaid with iIiterest upon sale of the LCRU. I i 2. Require that th~ original buyer and all subsequent owners of such an I LCHU, during the first ten years of lifè of the LCHU, can sell the unit , only: a. To a household with annual income less than 80% of the area I median inco:me, and ' . b. For no rrlorethan the purchase price the seller paid for the unit plus I an inflation,a.ry increase, defined as the percent increase in that purchase pn,ce equal to the rise in the Consumer Price Index over the time that ha~ elapsed since that purchase; pl\;ls the fair market value of I any capital i~provements made since the seller boughtthe LCHU. i 3. Require that the original buyer and all subsequent owners of such LCHU, I at the timetheI)-CHU is first sold during the second ten years its life: I' ! a. Can sel~ the unit at any price to any buyer regardless of income, I but the seller can retain only the purchase price the seller paid for the uriit, plus the intlationary increase, defined as a percent increase in that I purchase p~ce equal to the rise in the Consumer Price Index since the .1 time of mat purchase, plus the fair market value of any capital improvemdnts made since the seller bought the LCRU ;pllls one half ofthediffe~ence between the. sale price . and the sum ,of (i). the purchase I price plus ~ii) the inflationary increase-plus (iii) the fair market value of any capital improvements. That part of the sale price beyond this total retain¡bdby the seller will be paid by the seller into the Life Cycle I Housing F!und, adminîstered by the Serv-iceProvider in accord, with policies o~the Board. I I , 4. After such an !LCHTJ is sold during the second lOyears of its life, or after the twentieth year of age of the LCHU, or at thè time of any defaulton a I mortgage on flll LCHU,whichever comes first, all restrictions On resale will cease. , 8.3 Receive reports fr?m Members in respect to their efforts to meet affordable I housing goals. 8.4 Annually report tb Members on Board activities and progress in meeting I affordable housing! goals. . I ! 8.5 The Board may re~earch and make recommendations to the Members regarding 'I matters related to the purpose of this Agreement. .. ! i 4 i I ! I I. I 8.6TIl(~Board may corisult with persons knowledgeable in affordable housing such I ' (is reJearch organizations, educational'institutions, other political subdivisions, andahyother.persons who can provide pertinent infonnation. '\ 8,7 The lard'S reports 8114 re(:orcls \Vill¡'è.aY~la¡'lef9r and open töinspectiol1. ~y I itsM6mbers at all reasonable times. The:soard' s records shall be available for inspe¿tionby the public pursuant toMinnesota$tatues,Chapter 13. I I, I ì 8.8 The ]~oardmayappoint such committees as it deems necessary to exercise the powers of the Board in accordance with by-laws adopted by the Board and as I allowéd. by law., The Board will create, a. Life Cyc1eHousing Committee to advis1 tho Böardein addressmg the area !lÍÌordable housmgneeds, The Life . Cycle Housing Committee will include the following participants: I <Dne memberappoiD:tedby each Member; <¡)nemember app<?inted. by the Celltral M.innesota Builders Association; I <pnemember åppointedÞYtheSeryice Provider; 0ne member appointed by the Board to, representorganizatiol1s I ~ecializing in the .development/construction of affordable h()llsing; I nememberappomted by the Board to represent arearealtors; I . <þnememberappoint~d by the Board to represent ,area bankers; <fne member appointed by the Board to represent the public. I. 8.9 ,.The'BOardmay-exercise all other lawful powers necessary and. incidental· to the I . implel1tentation ofth~purposes and powers set forth herein; including, without limitatioll, the adoption of by-laws to govern the functioning of the Board, ProvidC that no by-law or action of the Board will be contrary to the tennsof this A eement. I ' /1 8.1 0 The Bþard may' receive petitions for tennination of this Agreement from I Members. Upon receipt of a petition of a Member the Board must conduct a pubHcihearing.The Board must provide a minimum of 30 days notice in writmg to the City Administrator/ Manager of each Member and by publication I in a nerspaper of general circulation in Member cities. Upon a'2/3 vote of all Directors acting upon a resolution of the, Board, the Board must recommend terminAtion of this Agreement. A copy of the' resolution must be submitted to I theÇitY ,Council of each Member and if ratified by 2/3 of the Members, the Board fnust tenninate this Agreement, allowing 'reasonable time to complete workÍI~ progress. I 8.11 The>Board may, receive petitions ,for amendment of this Âgreementftom Membcl-s.Ame1J.dments may be initiated upon petition. of a Member or by the I. BoardÜpon its own motion. Upon initiation of an amendment the Board must I ~ondlle"apub1ic he~g. 'Fhe~o~rd must provide a minimum of30 days notice In, wnting to the CIty AdmlllistratorlManager of each Member and by pub1ìcfttion ina newspaper of general circulation in Member cities. Upon a I i - I 5 - \ I majority vote of allqirectors acting upon. resolutioJ\ of 1he Board, 1he Board .- must recommend am~ndment of the Agreement. A copy of the resolution must be su,bmitted to the City 'Council of each Membér and if ratified by all Members I will become effective: I I 9. Additional Members.! I : . I ¡ '- 9.1 Other cities may become a party. to this Agreement upon a 2/3 majority of all I Directors acting upon a resolution of the Board. The new Member shall sign a copy of this Agreemept. Existing Members shall not be required to-resign. I -9.2 Members joining aft~ the . first year of this Agreement will be full Members, 1 will be entitled to appoint a Director to the Board, and will have all the other rights and privileges pfMembership. I. 1 a.Employees. 10.1 Employees of the I member Cities serving as a Director or providing I , I, administrative serviqes will not be' considered employees of the Board for any purpose. including, but , not limite,d, to, salaries; wages or other compensation or I funge benefits; w9rkers' compensation; unemployment compensation or reemptoyment insun}nce; retirement benefits; social security; liability insurance; keeping ofpersonne~ records and tennination of employment. .1 11. No Payment to Assisting Staff. 11.1 No Member will beiresponsible or liable'to any other Member for the payment I of wages or other r~muneration to the other Member or to the other Member's employee(s), notwhhstanding the fact that such employee may from time to I time pursuant to this Agreement, provide services which benefit the other. I 12. Duration and Amendmertt I 12.1 This Agreement wi~l continueindefinìtely unless tenninated as provided herein. 12.2 This AgreementmJy be amended by the unanimous agreement, of all Members I in accordance with the provisions of Section 8.10 above . . I 13. Tennination. . I I' 13.1 This Agreement niay be tenninated by the written agreement of 2/3 of the I Members. Any Member may petition the Boardto tenninate this Agreement. , , ! 13.2 Unless the Board ~as decided upon other arrangements authorized urider state "I statute, upon tennination of this Agreement, all monies on hand, shall be . distributed to 1he ckrent Members, Such distribution of assets must be made ÌI1 _ I I 161 I ~. proportion to the total.contrihutions by the respediveMembers ' over the entire I duration of this Agreement. The, Board will continue to. exist, after termination for.s*.chperiod, no longer than six month, asisne.cessaryto wind up its affa~rs, but.:6 r no other purpose. I I 14. Withdrawa. l4d A~~b'¡".II1ªY withdrª'Y ITon¡ t!risA¡¡r~.,m<OI1t, by r¿solution. of its çìty oouncil, I provi4ed that the member gives a 120-daynoti.ce to the Board and the other Meml(ers. I 'I i 15. Members Pledge. . t 5, 1,'Th~J~1¡"'spiedg~ ~r each. will work with area deyelopers to eI1S:ure that I 1?%.8fthe .combined total numberofowner-o.c.cupied<and rental housing units, taken}ogether,builtin each .city will be Life Cycle Housing Units (LCHUs). I 15.2 Each member is free to employ whatever methods it judges to be most effective in medtillgthis 15%.commitrnent. I ' I 15.3 Durinlthefirst fiveyearsoftbisAgreement, each city's commitment will be that thb number of LCH1Js built since January 1 following the EffeCtive Date of I. the A$reement. (as defined in Section 18.1) represent at least 15% of the total numbêrof residential, unìts built during that same time period. In the sixth and I later )fears of the Agreement, the 15% .commitment is, measured by the residential,construction that occurred during the three most recent.years. i I I 15AEach~ember WiUissue a written report by February 15 at' 7ach year to the Board ddressing: I 1 I 1. The results of this commitment over the previous calendar year, 2. The, results anticipated for the .current year, and 3. F br anymember which has not met the 15% commitment byfue end of the I second or any. subsequent year of the' Agreement,· a des.cription of the I rriember's plan for the coming year for meeting that .commitment. 4. sol that all members.·.can learn from. the su.ccessesofothers, the annual I report should inc1ude.a summarypf the methods employed by the city in thFir efforts to a.chieve the 15% commitment. " I I 15.5 Each Member will a.ctively,participate in<the Board's Life Cycle Housing Committ~e. I I. 15.6 Ea.ch Member will move.to adopt Some form of a mandatory ordinance if that .. Member'~ 15% .commitment is not achieved under this ,Agreement by a date five years after the approval of this Agreement or sooner if deemed necessary by .the Member. Subsequent to the first five years of this Agreement, the.city will take I \ I, I i ! 7 I I I .,-.. ~..".-..;... ..... I . , .- the same action if the tmiee year moving average of LCHUs identified in Section 15.3 above falls below 1!5%rfor two successive years. However, if the failure to I reach the 15% commitm~nt is due to the lack of funds for loans or administrative expenses of the Service J?rovider, then there will be no commitment to move to a mandatory ordinance. I 15.7 Each Member will work together and through area Housing and Redevelopment I, ' Authorities to seek funding for and administer a program of rehabilitation loans to I refurbish older homes. I 16. Indemnification. I 16.1 Each Member agreeS to fully indemnify and hold harmless the other Members against all claims, jlosses, damage, liability, suits, judgments, costs and I expenses by reason: of the action or inaction of, its designated Director, alternate Director or) employees assigned to assist the Board. This agreement I to indemnify and h91d harmless does not constitute a waiver· by any member oflimitations on liability provided by Minnesota Statutes, Chapter 466. : i I 17. Severability,! I ¡ 17.1 If any portion of I this Agreement is found to be void, unenforceable, .1 unconstitutional, o~ any combination of these, by a court of competent jurisdiction, the remainiD.g portions'ofthis Agreement shall remain in effect. I 18. Effective Date. r I I I 18.1 This Agreement sh~ll be in full force and effect when all members sign this I Agreement. All members need to sign the same copy. Each member shall file the signed Agreemel1¡t with the City Administrator of Sartell, who shall notify all members of the effective date of the Agreement. I i IN WITNESS WHEREOF, Th;e parties hereto have duly executed this Agreement by I action of their governing bodies, inacpordance with law. Approved by the City Council I ..sr¿ptm1 t~'L 30 , 2002. Its ayor I Date of Signature '~ 2- . i Attestf!bct -I<~{l ~J I 'I Its City Administratót ! Date of Signature Q/3ú /ð ~ .. I , 8 I r r r r i I I. A prQ'Vedbythrßity'pounciI CITY, 0' E,S~.. .~,.', S I 10 /,:> :.,2Q02, 13~. ,"--, ' ' '.,', ..' ., S!,.ø-,,~ ! Itsfr> ~~ c "..... i Date ofSig¡æ~ture/O/I<:¿/ ¡)"Z-.- ~., . I ' ·\!V 1)·/ '. Atte.'..,.· ·.,..;"é,<L..~ ~. ItS./ðARIr~~Ú¡'''~ I ! DateofSigna~e/o)jJt>{. I Ap rove" dþythèCity¢ouncil C~TY ..."..""'...s."",11.,',,,""',',b:,.":\!;ØMP ...",'",!,.',I,Di',',..,',,"'..."/1_.1' ."". " ,,'i \0 ,2002 BY ..!"~~ I ' I, Mayor:' : .' , Date of Signature ./1), '""'7. G) d--' I i I '....J,i Date of Signature . të9f'tØ,fOL I. Ap roved by the City' ¡ounciI CITY OFST, JOSEPH 3 ,2002 BY ~~ I. Its~d # < Date of Signature /o/CJ'K J 0 ~ ~. .. .. . .. I Àttes~Ä~·vD?7'A/A£\ It/r)IS¡;a.-!e-- I Date of Signature 10 I g/O;L I ¡ Apw:ovedby the ci~.cLnCiI I \. 0, \ 2002 I Attest 9'11 '171 &1.10") I . 11$ hf"¡ttrPWc~ . Date of Signature lo/q {0.;2.....> I 9 I 03: 09PMlSTe:ARNS COUNTY HIGHWAY P.2/2 OF STEARNS COUNTY I. DBpartmellt.øl Highways I Box246.St. Cloud, MN 56302 I (320) 255-6180 · FAX NO:. (320) 255-6186 I emø I I I To= JudyWeyrens \ I sr.. Joseph City Administrator , From: JodI.7-Teic:h, P,E, .V: I Aksistant County Engineer I Date: 1(}1~1102 I Re: Mike Deutz Property on CSAH. 2 I I Ie I SPoI<8\\'ÌU1Mlôeutz seVeral Week.saQ()~rtlìng1hêPoténtial for .him to 1100( a I drainage system, on his property into the County's storm sewer sysœmalong CSAH 2 in st. Joseph. I told him that wewoura not allow him to hook into the County's system, .as it would require open cutting the ,road. Boring under the road Is not anoptiC)n either, as it I would be too shallow and likely cause'a bump in the roadway surface. I i Please feel free tb contact me at 255-6180 with. any questions or comments. I I I I I. . page 1 I · #675-0998 IiAfflrmative Actio" ( Equal Opportunity Emp/oyef' . - Sd1- V I :JUSSV $ ~;]-I ~VV\J E1 8 GHUV~ NV\I Hd::l::;ur' .1::; '" '" 's^V's5S/l00 ..... I VJ z~nso S>tlll\J '" ¡::I>¡:: '" "'JmpLiD~WJI.:I tMJppv pYo 1W0f0 1o.{OJd ))tIOJd ! 8 ./ ~l ¿ ~:= M I ,L- @h, ~ A ~ r-'-'-' L¿ 1- = 1=1== I -l- ) - -[- = 1-1=>- r '= 1- - = r--'--- 1= = 1=== ~ - I'--~ ~ - r--_ = 1-=,= = - ~ ¡=I= = 1=_= = >-- r- - 1- 1= - - CJ) - - /= - = 1-=>- = [- - 1== - 1= - IT '-- ~ I- m z ~ .-- w ~ ~ = 00 0 (f) ~,,;;! ßß mg UJ ~~~ ":I,, 01>: l- I-- z W ..J bb 1>:"" UJo ...J ~ IO w ~t3 :J zz _z 0 VJ' gs~~ f- - . w W :Jw w ~ ì.'i 0 >,z i5~g Ïnin ~~ 8UJ ;¡: g~ 88 ~::J I 0 ;;!« q", C)~ sg¡;;! Vv Vv a: ;¡::;: UJ (f) ZOo "-- (7)- :J ~a; ~a; º~~~~ VJ ~" VJ II II g¡o. f¡! § ffi~ o.~ _z _z zI;;(2-:«« ~ ;;! - D LL 5c¡:¡0:;:t;¡t;J ~ 0.: r¡z e"n. 0 0 = zO"...J~~oo ::;: ::> ~ ~ ðlz "'I::F'? '" '" 0 UJ :) wc¡:¡0"---;;;' ~ gw g: ....... zw ~¡j~ ~ ~ « OI.LlLúU)~ 50 ~ o..¡§;¡:...JF\2z z ~C)~ xx ~~ Iii ~ 0 0 z ° æot-wfdoo - º ~'" « ë ~ 0 0 x ° w zz8~ðIñUJt3~ !" ~ ~Iii~~~ ~z '" '" ¡¡: '-' « g iiië-g¡ « r:! W ~ ~5~c>~W'-'W~ e: ~ ". N n: Il1Ul ~c ~~ w Zz ...-.- w æ 0.. z;¡::;:~UJ ~oz.... '" O;¡o~~ "'ffi ¡jß '" '" 0 0 W ~wIñ8~~9...J~ 8f'.gz~ ~.II) xx 2:0 ...... ...... a.. '" '" '" UJ ...J w~~wOL55~¡:!: ~ m....o..... :)~n ...Il7) ..J Z W ~ II) *- I G 1 C)o~J:r;: ~i5 « 0 I- '-'UJlLUJZ !D UJ ~o~ - ~ fi19 1 ",þ!_ ðüion..Jo -- '-' '" '" o5w8~r' L5C\/~~tñ ~w 8ð. '" 2øm8uD.~ zx xx:aJ O..J~ ~ = ~~~uMiM!:: ~o:;;u~ 88 :.. 0 0 t;J ~~ C'J C'J C'JI') 0 !" I I ~~C'JNl')nn 0. ;¡fZ~G:G:üi ~i5 ~~ qq '-: u: '" W I ~ffiz "'~¡¡ !1i1= n "'''' a m..J ;¡: UJ ~~.k.k.k.k.k.k.k on'" I I UJ 0 ::> "'...... t;: on !fJ~i3 ~.... ~ofiJ ~ì ûg; - u o»W-F Ot) I m ~~--: § ~~~~g ~(/)NO~ Q:aJ ::> - - tñu(!¡ m::l I I ::>... '" N ...J ~~ !;:~~ on ~ tOm <ÌÍ ¡¡¡¡õ ~ :J: (!¡ =1 0 &1::1 '-' ~ ::>« ~ ~ >- I') Z ;;:; 0. 0. ~ UJ ° æ It) ::I m ::> ::> ~ 0:: I') ~§@ z a.:dof'1 u u 0:::: W to ~ u gí I.aJwm~ 0 ...JWI/) ~ë:: .;:¡¡ VJI>:" !!1 0 g ~~ C'J 0 ",m 0:1>: D '-'wC> 0 '" :J:A :J:A zWO:::5"C'J ~ I-' I-- ~w;:¡¡~zt:ì w~w ;;; U « 0:: ,«;:¡¡-q- ;¡!§@¡§æ I 0: ì.'i!fJ;;! :Jq . I fZ ~~i3 0 '" t-~I-;¡:~oo> O::W!DL5~ 0 on W '" ":. o 0 :J t[J ~z:)!D 0 ",5« ri '" ~ffi~~ .SC'J '" 0:::: VJ ,¿ liz' ~:%~-q-~~ ::> 0 i5:fi5~z~ô ó 0 ~~ 0 0 - ~~~~~ '" '" ui~ 8 0 W = 0 O::«O::O::-q-I-~ ~ V 0 ,,; '" «~<CO..-Vl-..... UJ '" ~ .... i'5 - zl:] '" I>: ~w §ffi ,. 0. I-- ii1~ ;;; ~ 8~ z z U 18 . ~ > > 1 ~!(,! ono 0:0. .... . a: w C'J ~ 0" m,.,~ ::>::> IX) g~ í 0 '" (I) '-'z + + ~ J ..¡- ~ z ~~ 0" I>: m I>: 0 '" 0 It) ~ ~ '" z z 0: ZO ~ _ ~~8 "1 ¡¡: 0 ::> 0:::: 0. ~ v8 w -q-;:¡¡8 ~ ?i ~~ I Nq VJ ¡no u 0.... I') .C'J ~ 0. 1>:'''(7) 0 ::> ~;? ¡¡; z "- "- ~to:r: 0 = =>xfu~ W ---' WOUJC'J 0::0 !D ° ~w.-'O ~~~tJiË 0 ~ m D J - . I- .--- - 1=1= - -- 1== i=I=~ ...- 1=1-= CJ) 1= - r--!-- >- - I-!- 1=,== - ~/=,= = 1- = e-- - -i=l= ':=: 1-1-- ~ = --, [-~ ~ - "'= 1- r--_ = - '" r-- - = " ,-- = - ~ - - --- - -- - w ,,-- ~ ""= -. " '.; . . ~=LL\1IJUSS\;f $ è:Jd '~VV\J:'::..J8 8 O""."'''''~~~~?E ",~!i B 0"- "'!š ... 0 1; I ~"'::; 0 '" '" ",.J'" Ww < wo ~ 00 00 '" ~ ;l (ß\:.i""êí~ ~ ~ § iii ~13 F~ 0 :J tj~ ~F~~ ~~~~~~ ~:i! ~!¡!~ t: i~~11f~ >,~~*1ð!l' w LLJ :J: ~ Q::(I)(f) :2w ~ « ~øLLJO~WlLJ «c~vif:a> ~...... ·OFw. 8 J: ~w ::jfñ ~F ~ ... ~ ~(I)<b :¡;Ft .J '" "'i!§F~p.w>- II¡zOJ"'~~ -9~8e:...f5~g h ¡ ~ O"'~~R:~ z « Õ ~ g~a::z z « ~ ~ 11::5 5~¡!:m :j<CJ]~-:Ja:: -wl¡",w<w<o ~ ~Ii (1)*<(1)< ß ~ « - ~ Ö ~ w ~i ~ ~ ~ ~~~~ ~~~ ~ L ~~ê!~~~ ~~§~i~ :~~~~:~â "'0 !1~;¡li ~~ên~ § ~ ~ i ffi ~ ~! ~ ~; ~ ~ ~ ~ -z ... '" >-....- ~v, ~ I1.F >:3 (1)<0 F~"'o '0 ",'" , «w iu· ::>"''''''''0 '" '" ~ ~:'i Ì :J U i~ ~ ~ ~ ;~8~ d~ ~ ~:¡; ~~~~~8~ ~Og¡~~~~ ~g~nm~; i Sf 1¡-1 ~~~;~ê ~ i ~ ~ ~ ~ ~ F ~ ~ ~ ~ ~ : ~;¿ ~ ::tz 0 « 0:::1-. 20 X CI ~ > ..Jl¡",o C&::I-~ :::e....:'I-:J:....J o:::&; 'J I _ .:..J - ~ :.:.:: D:: Z II- .- m LL Wen 08 ~ ~ ~z ~8~~ g~~ ~ ~~ \:;~tJ~~25 ~~~~¡;¡~ ~ß~~öj~h 8 f¡~~u ~~~!ffii ~ ~ ~ ~ ~ ~ ~ ~ ~ g ~ :i! ~ ~ ~ ~ ~ z . - ~ 0 :::E)->- Z £L.W <W>U'l1= <z U)uì0 <WtnOl.J..ëf<O W J'B:l0 D::(I)t-(I)r:(ñ ~ ~ lIJ < tñ U}:r: _ ~ F :I:::> Z ..J 1-0 ~~~ f3 ~ ~ ~~~~ ~~~ ~ ~~ ~~:~~~~ 5;~z~~g~ ~~8gf~fI1o~~ i!:o !t'ld! ~~~~~~ ~ ~ ~ ~ ~ ~ ffhJ ~ ~ ~ ffi \ij ~ ~ 8 ~ Z~i= N >- ....-'" 0::>'" '" 0 z ~V'8 0.... ow .J...."''''o ","- sl "jl ~<.J~{ß w '" (I) f:J W 11. '" ~ 11. g W::E Z ~8~ ~ ~~ ~ ~êí~~ ~~~ ~ ~~ ~~::;~~~~ ~~~~~~ Y~~~~~tj~tj ~ 12 I~~ ê~ê~~:~ ~ ~ ~ ~ ~ 0 ~ ~ ~ ~ ~ ~ ~ ~ < ~ « ~ ~ g¡ LL~..J ~ E~ u ~R>- ~ z~K ~ ~~ i=~<~~~8 ~~¿3t1]ÎÏo 25~U):icß~iiiæ ~ 11Zlil! ßotnðifªFD.. . ~ b D:: D:: ~ . ~ 9 ~ ci !Z g w ....: z i ~ ~ 0 --.J ;~;i a iVJ l?j ...J~m6 ~G8 -< m~ ~~~ a..~cr: 8F~~ ~~ ~oa5uì~tjg~g U) i~êll:l. ~zf3zEñ.~ (0 Z () () .... O'J (I) ..... - 4: m ,.... w m C1 « ~~~ ~ :¡;t ~ ¡H~§g ¡g~g¡ d ~~ ¡J~:i~z~ ~~~~~~ :¡;~~~~¡j8~: ~ ~ilf~l ~(ß~~ß~~ E", I>: 0 . 0 ,¡¡¡ ~ ~~e: i5 I5Ê '" ~;§~ :~~ ~ Ði5 ~ª~w~~g; 011~;¿0~ o!);OJ~8~~~~ g 1h); W~l>:o~~~~ ~ ~ ~ ~ ~ w :i ffi ~ e ui ~ ~ ~ (:) ~. ~ 8 wOc z ..... Q: 0 xZ Ouz Wz 0 IJ.. UJ!D wo r--;zo.. cZ- wD::<::i "15 J D::::UJ DC) ~ 2: U) J :z ...J. tn ~ ~I~ ~ ~~!!m ui ~. ~i ~;¡~m ~;mii ~um~~i ~ ¡~Iiii ¡u~m U I h U ~:I H ~égU ~ ~~~! Ii WL G :§~ ~ ~~ ~ ~~5~ ~~~ i~ ~d ~gg~~~~ ;~~~~;; ~~~:;~~~~ ~ ¡~~I!!~ I!~~~~~~ ~ ~ ~ § ~ ~ ~ ~ I ~ ~ ~ ~ I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ i ~ ~ I ~ ~ I;~ ~. :! : ~ii~ il~ ~~ IU ~~~~:;~~ ¡~¡i:¡; ~~~~:;i:! I ¡Lf!li ~il~;~!~ ¡ ~ i m; ~ ! ! í ; ¡ I ~!! I ! ~ ! I i I ~! ~ ! ~ i I ~ ; ¡ ¡ OzC:)(I) ~ lLJ cqgp:t::n. I- 0 U::2~ U1~I-D::g;~~~ O(()a:DZ~O <CFa..e:~-'U)~ I~J JJ!:'g. alL"" ûìlñ~O::. Ct::: - ~ ~ a::: ~ Š < - u 0 w::E..:( ~ I- n. D:: Z ~ 0 0 ~ I..LJ C ~ D... W f2 W 0 æ z 5~ð ~g ~g ã ~E~<ß ~t>~~ ~g,: :c,,~ 9Z~~I-~ww ffi~~~f30~ ~~I-~I-~~~i:5 @> &hii~E ffi~~ßæ~~g ~ ~ 0 ~ Ñ z oJ ,..j ~ ~ ~ ~ ~ -.i Ö ~ IÔ Ö 8 ~ fñ Q Iri ~ ~ ~ ~ r--: ~ ~ ~ ~ ~ 8 «(1::8: 0< 0 w :zgj-,wl- ~<wz w~ ~zz ~w ZZn:::<"H'> o::¡:::~i:5(,)æ:z a:::F< :JmO:::.l:Cc: iij f~I.IJ ~::'a:::J~~w5 Ww "'''' zg '" <F<F~ w~o~ "'''' wa~ w~:Jztj",zz ~i=....u~:3 o....~to~~:¡;"" ! - 311.~~::>::>t::OJ r--:~~ trl~ crii£ Ó ~:)UJ(l)t:: c;-.ì~~~ rwj~ ~~~ uiw~~ffi8:~~ <ri~OðO~F ,....:<Co~tJa::58:w ai J go Ow ->-wGw <'1"'< <'10 <'1"- '" "'<m« "'0"-0 "'''' "'OJO ",m",ol1.::>oo "'11.~00"'~ "'F",o"'<J:",F '" ~B!!i I !!I~~g¡~F!1fF ",01>:>- ß i5"- ~ z ,.. ß !zw w ~z O~2~ c vi0>' u. f30 IJj 0 a:: W ;J. ¡g:r: ~CD ~ t;....J '" 0 J!!F F ",< ~ u o~w ....:i! o~'-' 0 -'" <> § vi 0 F '" '" '" ~"" VI ' '" <i ~ ~ :¡;~ ~ êí~ ~~ g~~F vi 0 )g~1:! I:!~êí '" ~ ~12 ~ ~h J5 ~!š"p~ I1w o~ !z I>: ~!Š ~51g ~ êí ~ ~ '" ~ ~ bê~æb ~ig;8~1~~~~ ~iz~ ê ~~~!~ i:§~ 9~ ~ ~~ ~ ~~~ ~i~ ~~~~~ ~~ ~~ ~~ ~; ~~~ ~~ g ~~ ;w~ ~ i ~ ~ivil~ ~o~~S~~:J~§ ~~E; ~ ¡¡:g;",~~ ~:~~ i~ ~ ~~ ¡¡: ~~~ ~:Jêí~ ,!š~~~ ~~ ~~ gg f: ~~~ ~8 ~ :~ ~~o g¡ ~ ~ ~U)t5~~ tI1~ffi 5ï ~ <>-w fd~~m ~ Iij ~~~>a. ~gQ ~~ E LL~ ~ ~c:.( G)~~fhui ùs~ ~5ï ~a a~ ~u g~ "C:Effi ~~ 8 fß~ ~>-~ ~ en ~ ~ ~~~~~ ~~~~~b~~~ ~~~: ~ ~ ~~~~~ ~~~~ ~~ ~ ;~ ß~ ~~~ g;~~i~ ' g¡~;~~ ~~ ~; ~~ ~i ~i~ ~ê ~ ~~ ~b ~ UJ ~ ~ ~:J~~~~ ~t;~~~8g"'~~ ~~*o ci § ~~~~f :¡;::E~~ ~~ ~ §3 ~~ ~êíg ~~ffiwg; ~ j ,g:::; ~~ e:~ z~ ßffi~ ~~~ i2 e ~~ gf~ ~ ~ :¡; I "'~'" "'~o--~ ~~w ¡¡:(I) ~ ~ 0 ",<""U", (I)::> I>: 11. ~ z"- ~~ ~z{ß "'!Z '" ~Ö ~z ~o z"- 0; "'~"- R:z < õ~ ~w< ~ ~ ~ ~! i~;~¡z !i~5'i~ii!;! Iii; Ii; ¡¡Iii !i!ii ii : ~~ ¡; !ii~ i¡í~! i ~!!"01~;1 !! !: ~I! i;¡ ;ðg~ I. ;;! !i~; ¡ ~ ~ ~ ~~cw zœ ~<cø U)~ ~~w Z~ w ~z ~ ØO u~ ~z cO FO~~ ~ o~ ~ z ø ~ 0 w~ æo ø ~ Z 00 ~ ~ Wo ~ <C ~ ê~ ~~~~~ 8~88~~~!š~~ ;ffi~j ~~ ~ :~~~g ~~~g~ ~g ~ ~§ ~æ g;¡¡:~w ~~~~~ ~ ~:~~~:~ g~ ~f ~~~ ~~~ ~~ ~~ (ß~~ ~~~~ ~ ~w ~~ ~~ ~:o~~~ ~~~~~t~~~~ ~g~§ ~~ ~ ~§~g6 š~~öj~ ~~ êci ~8 g~ g~~~ ~~~~: ~ ~~~E~:~ ~~~~: ~~~ gg;~o ~~ ~: ~~~ ~~~~ ~~ w ~- Z > ~ 0 W~<~~Z~5 ~u~ 000 ~ ~o~ ~ Z<a 0 00 w ~ ~~ ~ ZCOF ~ ~~~~- z~ WL~ a: ffiW -z z- ~o ø z~zw ~~ Wz ~§ ~~ ~~~~~ ~~~~~~~~~~ ~~§ê ~~ ~ [~æ~h g¡~f~~ ~êíz0 ~ê :~~ ~ª ~~~~ ~;8~g ~ ~~*d ;8. ~~~ ê~ ~6~ ~§~ Zo<~ ~~ g;s~ ~~:~ ~§ 20 ~fu ~OL2 <~~W~<~F~~ Uo I z~ ~ ~ ~ zðwzO ~ z w ~w 005 Zw 5 W~~ o~ ~ 0 ~øffi œO _ w~ ~> W w~ ~o G Ii ~~ ~I~I~ ~!~~g~i¡~~ ;~;: ~;~ ~ g i:~il !~~~; ::~ ¡¡ ~i! il ;ii~ i~i~~ ~ ;~~~: IIi ~i: ~;§ ~i~ I:; ï; ~~ ~~: ~::I :i t::O 1=- Z ::ZLL ~F= ..ca: 6~-' ~z ~I=o ~ CZW_:J ot!> E~ a:: n::()- wO: w<uo ~j!: U}o ;:!:: a;;;! ~I= a.o oa.¡:=:; ~a~ z ø <z~ >-...JI ZU} z:<t (DO ~~ ß~ ~!~i~ ~m!~~I~~~~! ~~g~ ~~¡ ~ ~~:~! ~§i~~ =I~ i: ::~ ~= ~~~~ ~~~~~ ~ ~~i~~ ;~~ ~~m ~~~ ~~i ~~~~ i! :~ ~~~ ~~;~ ~~ :::IE ~Øw Ct: )-- Ct: .. >.z zZiñ U5 w u w Utf)r:n;:) <z 0 <)- <0 1l....J"u.. f-W(l)~ « ~;:jo4: o~ 0 ~ ~O():::! W ~-:...J I-a~z z ~êí "'ö ~~!Z"'O 5 ~ .ß~5f3{ßF!š ~~5Q QO~w~ ~11 ~~. ~~æw~ ~-~ ~E ""tvi . {ß2:¡;11. ~ffiæz z "''''~'''0 ~¡¡:", ~~~ ~~o g¡ ¡j g¡ ð ~z ~J êíwl:! U~",w ~ :~ :~ ;;~~i ~Ig~~~~ii:i ~~:I~ ~~~~~ I ~~Ii~~ ~~~~~ ~~~ ~~ ~~I i~ ;~~~ ~~~~! i ~~~I~ ~g~ ~~~ ~~~ ~¡~ ~~~ ~~ 8¡ ~~i ~~~~~ ~~ .~ .F .-~~~ ~b~!;(a:::t:J(56~o =:~ :J8 ~<C(mFo ~uw-ww ~E:>-W2 ~~~ .w ~~g .~ r-)ww~ ·gæ~t3 . «:)~~gg ·ffiÈ oj ~ ch~l3 dW~ ~~ N:5,...¡ffi .¡j!:~ !Ö~~fuo tå~ ~< NO n~~<o +ZW2~~~OaIl.O ~~~O~ ø 0 ~~j!:~~j!: ~~~~~ m~~ ~j!: ~«o ~o ~~~< ~æa:o~ ~ ~~~cc ~~~ ~§< ~a~ N~ü NU~ N~ Nil. NO« N~~æo NQ . . . l:d1- \t I :JUSS\t '* 2J;;Il ~\t V\J ~::..J 8 8 (.SOPs NV\I 'Hd3sor '.is ...................'.....r 'aAV' aBal/aQ .... ~ z¡nao a>t!V\I a. C:VC: ~ tNJþþy þI.IÞ «.IJþtl ¡øo'Old ~rl)Jd ! en !13 S .u!VilNVS ,0£ ÐNliSIX3 w !13 S .u!VilNVS ,z ~ ÐNliSIX3 D! ]~]llOJ NIV'\'i!!3iVM ,9 ÐNliSIX3 HldON ~. 3 ^ \j ~ gÇ: .J- ,00'£9 3 ~~_~_ - --- - -- -- - - - - ------ -- - -- - - - - - - - - ------ - - -- ---------- __--- W -- -------- --------------1 >f1VhI301S 3i3!!~NO~ (ñ a. : Z I <5 i Vi I -------------------~ --->i~V8I3S--,O~-- w I \ 0 z -' I ;¡: -4 m I Vi I ~ 0 I ~ Ct:~ ~ I -' W I >- w \ i f- ~eS:i ~~ z~t5 ~ s > <5 I w Z w a. (/) LL ,B;~<{ ºð<{{/) v -' -' ;:::: ~ !r Ü U1 Ö 0 9'-0' S3J\ldS 9 I- w zù... oS2 (/)zz .,,--.... Z-' I :¡: Z :=¡j:::a. oa: ,....:~:; :Ja ~ o¡;:: n I . 0 w G': I 0 !r a.r!-S} ~~ ~cn- <3~ <50 a. I I ::J 0 '::i 0: I ~ 0 ~i5~i3U1' Ö&o2t Zw 0 I W 0 >t) Z I :0 m I !::: (/) -.2« -« OJo« .--..- if if 0 0 : If) :::> U)w:r(.f) ,....-- 00 :::> 0 I \0 0 ü . x Z W I t]Š::::J 8~ ~JZ;::; :B9= <>:: 'L :'G.- :B I ci 2'-4' <{ I 00 \ I 50 -8' ï:S <>:: VlD-««G::: .,.--2U1No.... f- <{O ('. m WZ. I \ ::E &:~ ~ 0 I 0 '" '" I~ 130 I 0 I 0 !!:it: 1f)lJ.. I ~ I I "'z I ~g I en.... ;z:;:) I I I I SO:: : I I- ~f3 ~S OW I Of- \ : , I u-@ Zt~ '" -,~o:j I I W gÐ; ~¡¡¡ I ffia.: I -;i(f)(f)if I \ , 2 g~ ~~ ~f3 I I I :r:1--~z I >~ \ I I \ g; '" n if;z:!:}!:} ~~ (f)~oº I I I \ wcr:Or- I 1 I ;z: tf)CJIiIi tf)tf) 00::-,5 I ::J ~t ",ï:S '" a. ""... I I I a d ,~(f}tn ~C'\I <{:::><{:::> "l' 0 I , zOU<5 0 I W 25(11 í~U)co n II , I 0........ow I I a:"'''' '" nil 00 U1S-'!r' ,,0-,9 I I I 0 I , wI![ I ~ (n ò~ I - I (!J ~t-') ::¡å: ~ ~ ~a. I 0 I I a.: 0 5~ I I Z tf) 11 ~tf)OO (nUl I a.: (5 Ç: I \ I I - ~i1i "''''S¡¡¡ ~~ , ~Z I I I ~ I ~ ~om'" Ðí'" a.~ I ~d..L V I :JOSSV $ ~Jl ~VV\J",,~) J 8 tj GHot>~ NI!\I 'Hd::l~ur 'l.~ - .... ...... '" 0 'eA'Ve5ellOO """ ~ z¡neo e}UI!\I ë:1>ë: d "'1ffl pUD IU»H WJJ IMJPP't p./Þ *-UDH ¡~0Jd ~rOJd . , ~D - r-- .8 ,OS .9 .9-,~ ~:)1~8 VMN .8 ,610 '" .v-,£ .8 ,Z .V ,£ .0-,9 .8 ,9 .8-,Z .8 ,9 ..O-,V .8-,9 .8-,9 '" u u ¡;¡ !®l I IICID ¡;¡ '" '" ~ ~ z , CD ® ® 0 =, ::0::= r= ....Ii ----' ¡Q "W '- · CD I ~~v I ;,. I I I , I CD · I CD I ",. '" , ~~ , "'", I NO . I N . . , I 0 ~ 0 I Î!i I I í õn ¡., N 10 N .6 ,9 \1) ® · CD I ....J '" l? d 1- V I :J US SV '* ~ Jl ~ V V\J ", J 8 8 GSUv" N""~~~'¡;¡¡~,;~~ ------ - ~ }~ z¡neo e>tll!\l ë:v1:: is if,1 "'Jþpy pLIO twIIoN WJU IINJPP't' puD IoWpti ¡o.{OJd ~rOJd ,U} \D ~~ d )!~~ ~i~t~~~~ ~ gowor.z", 00~~~3""~ ~Z~~"''''~~OtW..J'''", 0:< Q~ ~-O~0::J u z< oW03'~~",o: .~~~"'~<~~ ~~5~æ"'ºoo ~8 8- 6v ~ ~,,~ :¡:<Zso~>W >-~ "'o:¡;¡ I. ." . I. I., ~!iI"'zt'>""'::EO- -Eð"<o"'''1~wo: " " " 0 "'F ~'" æ2~OZ ~::Eu~<oFO .ft-,· 1 .L-,9, 1 ,£û ,8 1 .{£'-,£ I .£9-,10 l·{£'-,£ 1 .£û-,9 .L ,9 I .£û~-,. 1ñ~~~~ffig~IJ~~~~~ffi~~Iñ~~~~ I ~ r¡jì I ®N (§ì (§ì rEì ~¡¡¡t'>fu~F~<~~~~~~n,,-~~~g¡~ r.-- ~ ~ N L.¿y l.ty l..tY Q::(/)zUJz:0lL.Z .mmO:z:0r.-0"-"......c( r~~~::>Õ<-~~i5«::>Õ<WO" o~ · ®-- ) ~B~,,<g¡~~~ !ilm"<"'ï5ß~~~'" ~ N I3:ZW. <~(I] ZWCl c« w .1 I :::;; '" 7 ~g¡:¡:3::Eð~~2~t'j3::¡ui~15~~!5F ... 0 < ",o",~o",,,,~o :I:<~oIJj9",lhzFo ~ . N 7 o~~oe:<~oe:f);UJ~o~~<~"'::>o~ ~o-- œ 0 C'I) < C) It) ~ ....... t W ® \~. z ~ :::;; Ii: '* . 'ì I ~ .-1 5 I of"ooo t: b ¡., < t~ . ®- 0 ~ W - -J 25 ~ d ~ .!to. .; N ~§J¡¡¡ .;..:.::::; 00", '" .....-- Ul.l: <D7 - D,.. ~ œ: I/) ~ ~ < ~ 000 ",NV ß ~ ~ , co - -- -- -- <{ ~ I Í!Î\ -- -- -- ---- '" 1 ~N g W II N It I.D '1 I{} N // ~ + 4 ~~ . , ", L ~ -- // r2V, ~ ~ ~ 0-- . ~ ~ O®W _+. ~ ¡ 1.:- -;¡'x~inl"'1 .Z-,Z K>~ II. 8 ~ ~ ø ~ N ¡ ., I ..-,£~ ~c- ~~~"'__J .6 ~~I 4 ¡ :910 '® OJ.8 ,ZI ; @ ~ ® !, ~ ® ~ 1(. - , '" 7 ~~ f.:r:n ® ~ ' , 1 25 J ~ - 0 ~ ~ ~ G) i < ~ (t1; ~~ I ~ 0 "'(JY !D~y, · I u œ@] , ? t~ ø :5 '-" ~ ;¡. I ~ Z c- -- -- -- -- '~VX'Z' "8 I o~ Z I 1 {:) ~SS3:):)V: .' 1-'"=-'0' :)1' '" ~~ CI., L ,,___~_J ® I ;: I ""0: ID 7 }~ W & ¡®' 1 v,, ®' "'. -.:t _~ · I "'7 - ~ ~ ~ ~ 1 ~ <{ I f \ I '\ ( ~ ..... MW 10 ¡ 'I I r:B\:::;; ~ l..&'.' ®: I I ml ~ w - ~ g~g ~ ~ -I: ,- i~:1 ) ~ ~ ~[) In I Z b I, , 0 Iñu z D .1 j ~ 5 @ ~ ~ ,'), 0 i~ ~ @f=1j D "'! ... ... I - !::: l§j ~ ~ c~ ~ ~ ~~D ---' o :x: ~I I"" 52 · 0-- : ~ :: l ~I J~' \ ~ - D ® 'ï7@, I III rllSfG :"" ~- ~ '7 ¡., (, I",,"-.."-..~,,'K. ~:1I,k= 0 ¡... 0-- ~ H=-- - -- __ __~ :::;; œ ~ ® u , n ( 0 øliJ . ~, 1/3\..... , 0 ~ 'í' I "'¡Jê5~~ ~ f ~ ~[). ~IID :J ¡... ---' I Z", D H l{)1'J Z I ~ I 0 J ~ l.!d.==--:-:n_ _ __ __ ~ _ __ _ __ CI __ __ __ · I ~) '" w 0 I ~ <) ..I I. "..t..9 I N 1 j ~ _ _ - .6~~S__==-·~--.~~==- ----_-:~~~~-~cr::-=- -~~:,a~;-~"-~------~~------- ___ __ _ _ __ . ~ _o~ __ I __ __ __ _ -4 ~ < ~ /"IlY JY /V /I 'All !?J- I 1\ ¡; J. - g¡ JO 0.1 III g I' ' f.:;n ~ ~ =pu ~ I , \: y u Ino Z ( - 1 I 0 < g ;? i~ ,-- w 0 " D:: o~ I :r: I"") tJo "I N :r _I g lID t~ 8Y1 " ,... ~ §? ~ l") F. Y ~ <---rc- - ~ ,,~ - ~ .---' ~k-- ,/ ;;-.,,,,, CI '" to? :~ ~ ¡J, ® IWI '- v I ~- ~ 0 ~ ® I" ,--_ ø~ ¡" · ',-..) Z , ! "--/ "--/ "--/ "--/ ~, ~ - Z ~ ~ '" ® ¡" N ::>-:::::" ~@ B) '" ~ N I Üh ~ @J ," I ~) -.... ~:::;; r: 3\ '~Q Iñu f:.T0 /. ~oo . (g'1~ g ( y ~~~}J ) /'" ;;, ! '-Ð~. œ ~ : " o~ . ¡¡: "ø@ ,-1 J ~~d -~ 1 Z r~ 8Y--;t oOw (0 ~ Z '" a::: n col . ~ r;;,~¡ ëS ~ : 0 J:[8J ®g "'1 c-- ~ fa ~7 '®.I l..V"";~ ~ (: I ~ 0 \JY rn b ~ .' u co '" := --' - - ~ "'-.... I 0 ~ ~ ~-- ~ -- ~ @ ~~ T ;,. 0 ~ r.:~ I~ ~ ~ ;" ~ , :::;; :: 0 ~y - i\JY J\1Y N - , 0 1 J: t;::\ I -- ____n '* N 0 in ~ ;:!; \J) I ,tX,Z . ®J. œ œJ co< 00 ."" " 3:):)'0' ~ :::;; f8] Ii: ~ t ~ 0 \.V ~U1V g 0 f.D d '--V l' ¡:; ø N - -- ------ . 0 g (J) " .1 Z <--- 1 " œ l!J 1 '" ®J.1 ~ D ~ ~----------" u I'·~ ß "T ®10 ~ ",'; . ", vX Z' ,ç:'"' ~ CO, ~ N -', 00 , of- ",~,", ~ø ~ 0 < ~ ~I S~BÌ~ ® I'¿ ~ N ~ 0-- L_________J I (i! \'\ /'" ~ ---' . _ II~ ~::~w ~~ @ ~D ~®v1. ~dJV I. ,Gt~ '\ ,0 ,8 1.0 ,+ ,~,9~ _ .0 ,v .8 ,10 .{£'-,Z ,fz-,z ,v .;1: ~ ~;ÐKJ~ "O-,£~ -is' ~ õn .6 /Îw " ~ ~ . I '* ",n" . "is' . . C'I t') ," Ii: 1 '" :::;;rnJ~ '* '* '-1<___, ~~d . õn O:gO ' - og", 0 0",'" :::;;",11, :::;;_,11, ~ 0 1 15 ~ ~\ 8~g - ~ g~g f ø ë;;! ~ ~ W. ~ ~ \JY gs ê g ~ r w w ~ :!12 (0 CD m C'I z :5 0- ....-'1<-- J ., } e0 ,-, lID } . ~t - ~ i } ® . ® } - t ~ .ft . .f9 ,9 .f£ ,£ .£û ,9 .{£' ,£ .£û-,9 .L ,9 ,£û¡-,. ~ .8-,6v . . . l?J..LVI:JOSSV $ ~Jl~VV\J~ J ËI tj <gO.SN"~~~~g~I;55 -----.- ~ -, z¡nea e>l!1!\I ë:j>~ ~ "'Jm þlJ) ~ WJ~ IMJppy pYD IW~ ¡otf~ ~rOld ! w .¡;-,6Z .¡;-,6Z / "L~n ,¿ ~ ,L;= Ph ¿?-I= ,L = Ph /' =::1= ,LI-= 1_ 1= I ,,¿ I- =1-1= /1- = = -C- " = - " c--- _Þ-=_ i- Þ-- _ ~I_ / - Á- 1- - 1= '- - 1= ,.-'1- =1- _ 1= r9 - I- ~I-=_I_ = C---I- == - -\'-1= D =1- - c- I- - 1= i- -= -1=1- _1= - =~= = _ 1= _1-'--1= : =r=,= - =-1= = 1= -'- =j- - - 1- -- - - c--- 1= - =-1= = = 1=,_ 00::::",,::\= = _ 1= _1=1-_ ~ ill =~~ ~ ~ -I=~ :: ,= C---1_1= I = =1=;= "= 1-1- - =1=1= = 1-1= :::::1=1= '--- '== '-..., '""'" ~. D ~. D ¡g¡ - ~~. D ~ D 1m 181 bul~c ~ ~ ~ I I ; . ?'f u ~ I 00;( ~ èn I I = :~ ~ 9w 1 mZ l ~ '== -'l-- ~ ~~, ~ ~D ~ )W~ ~~D ~ . @) ~ 3D = I .0-,1- .Q-,Z . :e ~[D -= CID D =='- ~ ED 0: ~ \fu D =. ~ - u = l - t---¡g¡ F~E III 2'-1= ~ ill:::~ ...-- 1-1=)- f-LL' f- = ~-::::¡:::::'-1= 1:= ~ l1ID 1f =1=_ ~~ ~ ~ ~ ~= -\- 1='-- i= :/1 ~ i- == = T=1= = '= 11I1 :±:J. 1- -= J -= ~ H_ _ =eM I- = = ~_ = "" 1= _ 1= - =j- "'I¡--- - _ 1= k\)- = '_ ~=I= _ = =1_ '" = ==:11= " = = ~ ~-I= 'Ç If ---tl- is 1= is T 2V ",,= ¡:: ,- r "'-r- ¡:: t:::J '-,-J :; ~ 1= :; /'''1 '~ ~ ..., "" ~ . I . I v ii ~ ~ ~ ~ ;t ;t <XI ;t;t 0 ;t;t m ;t;t 0 j "'" 87 _. 8 8 "' "'\ ",g. g" _. g 8. z 9"'1 <XI"'''' z'" ~o z'" Z...:;> 9'" gj=... z~ g:o z'" z... I:;> . m Ijt 1 jt 1 1 jt 1 jt 1 1 ~ 1 1- 1 jt 1 1 - I jt 1 1 ~ <iI, ð ".," .~ 1"'"0 .. ~, ~. < -';¡¡, QI~ 1"2 ð. .. ~g C:) ,...~ $11~ g:-~ J~ $11"-- ~~ <XI~ ~ 1-'- $11~ g:_- J~ $11¡¡:~ ~- <XI~ ~~ ~ [5"- ~ ~ ~ ~ [5 ~ ~ ~ ¡j ~ [5"'.1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ S g~ ~ ~ ~ ~ ~ S o~ ~ ~ :.: ~ CI U) § ffi~ 9, U) ~ '-> 0 ({) 0 ~f= ~ (I) ~ u z~ z ~ ::J ~ to ffi z~ z ..... :J ~ CD Q:: 5:Ì t ~r5 ..J Ì < õ ÏÌ t ..Jffi ..J :r. < ~ ~~ [ ~~ ~ ~ ~ ~ ~~ [ ~~ ~ ~ ~ ~ . . . ~;I-L\fIJOSS\f $ ~;Il~\fV\J' )8 Ij "80'9NW'~;~¡¡~,;t5 ......-. 0.'" z¡nao a>t!1/\I 1:171: § "Jm pLID IU.'ON WlIJ IMJPPY )'JO twl)N loofo./d P!OJd ! W ~ ~ o 0 M ê 1'1 'õ 'õ ~ ~ ~ ~ ð ð i . , I o 0 1 1 :.t ~ I !ï: O?' ~bb~' òòò' I""" II I I I"". It. t. tit I. I 1;. to ¡ij .1 . J .I .I .I 1 '? 1 1 I 'i' 'i' 'i' 'i' 'i' 'i' 'i' 'i' l' l' 'i' 'i' 'i' 'i' 'i' 'i' 'i' 'i' 'i' l' 'i' 'i' l' ? z :I: ~ ~ ~ ~ ~ ~ q, (0 ên êo åJ to ë.o 'èo åJ êo êQ ëo 10 'io io £0 i:o to 00 in 10 10 ÒJ 10 in io èo i:o 1:0 ~~ ~~~~ ttttttttttttttttttttttttttttt ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ð ð ð ð ð ð ð ð ð ð ð ð ð ð ð ð G @ @ @ o 0 0 ~ ~ ~~ ~ t ~ t t t t t t t t t t t ~ t t t t ~ ~ ~ ~ t t ~ ~ ~ ~ ~ ~ ~~~~~~~"~~"""""""""""'" ~~ ~~ ~ G ~ ~ G G ~ ~ ~ ~ ~ ~ ~ ~ G G G G G G G G G G G G G G G G G ~ ~ ~ ~ @@ @ ~ => co CI l- S ~~~~~tt~~~tt~~tttt~tt~tt~~t~~~ttt~~ ~ ~ w~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ W ¡¿¡~ ~~ ~ :5 z~ @B BOw ¡:¡: 00 0 W D::: 0 ~~~~~Ii:~~~~Ii:Ii:~~~~l>:l>:l>:l>:t~~I>:I>:I>:~1>:1>:1>:1>:1>:1>:1>:1>: :r:: ~ z ~ ~~~I>:I>:~"'""""""""""""", 0 0 ~ g ~~~~~~~ðððððððGððððGGG~ðG~~~~~ðGððG (f) ~ (f) D::: ~~ ~ W I :2 ~ ~ ~ « w~¡;J ~~e-e-~ 0::: D:::-ro ~~~~~I>:I>:I>:I>:I>:~1>:1>:1i:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>:1>: ~ ¡:¡:~5 z~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~ w D:::~ ~~ ~ ~ ~ ~ ~~~~~~2222CD~OOQCOO~PCQOOCpp~pcoaoo~oooco toto to D::: ~ ~~~~IIII~I~33~~~~~~I3~~~~~33I3~~~~~~~~~~~ '" U u I;j I;j I;j ..J ..J ..J I;j I;j I;j I;j ..J ..J ..J I;j I;j I;j I;j >, ..J ..J I;j I;j I;j ..J ..J ..J I;j I;j cr:: u... g zzt;t-Ut;a.n.a.~~~a..n.n.n.>->->-a..n.a..a.:..J>->-a.Q.n.>->->-a.a. 0 ~ ~ 88 üU) $S$»>$$$$~~~$$$$~~~$$$~~~$$ 0 t;: ~~~~~~:2::i:;:;1uQQacocClQQc.:.iQCClOQCoClcJOQOOOOÚOCloClo ùùù ùùùù ùùùù ùùù ùù ~ ~~~~IXXXX~~~~~3~~~~~3~~33~33~3~3333~~3333 W ~~ .:J ~::E ;;"NI"')~::¡ ;;'~"'2:::¡ ~('::E:::t =N 00:::: - ................... ..,........... ,.1.1 ZZ (l)è) 00 '''00 ~~oO ~oo --~ 0 CO COCClCOtOcO ttJ 0') IX) cO coco co coco co tOw co roQJ co roro(() roroco (()tOCO (()QJCO 1:0 cococococoro ~ w w ~ z -~ ~ fQ fQ ~ ~ G'i I ;¡ ;¡ ;¡ ~ :i1 G'i I ;¡ ;¡ ::f ~ :i1 G'i I ::f ::f :i1 :i1 G'i I ::; ::; & 0 w C> .1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1 IYIY~~ m« I~008 J:t-::ooo J:-"Oo I~OO~ ON I tDU)tDtDtDtDCOtOCOtDtOCOCOtOCOtDtDCOtDCOtDCDtOCOtDCOCOtDtD<OtDCOCOtDtDtOCOtDtDCDtO ~ ~~:EOogt}t)~~gl:lS~~Q:~~g;ð~~~~~gl1i~~fi~g;ð~~::J (f) 0 .................11....................... ~ EE ~~ §~~ 88ß>~~ ßSS>~~ SS>~~ ßß~ ~ 9"¡1999999cr'i'~ff~999?99r'f~r99'i'79fff999?ff9'T9 00 CI m m m:J 0 £II £II m::J () m m:J 0 m m irJêoirJirJirJi-1~~i-1io,NNÑNÑininÎD':.t~NNÑNininin-:.ti-1NNNin~;,..l-lÑNinloñ ~o 0 N f") V to <D I'- Q) 0: N f") V U') <D ,.... ..... N 1"1 <o:t IlJ <D '" ..... c.,¡ 1"1 <o:t U') <0 ..... C'oI 1"1 ..,.. CD '" ..- ~,.. N I") V I/) to ,... co 0 0: N of') 'It Ll) to '" co 0') 0 0 N tf') V Ii) co '" co m Õ N ,., V to I/) '" Õ N a -.t" It) to ~z ..... ~ ~ ~ 0 0 ~ ~ N ~ ~ ~ ~ ~ ~ ~ ~ ~ g ~ ~ ~ ~ ~ ~ 5f ~ ~ ~ ~ ~ fð ~ :õ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ :: N ~ ~ ~ ~ ~ ~ ~ ~ Ñ 1"1 ~ g g ~ g ~ g ~ v ~ ~ ~ ~ ~ ~ to ~ I/) ~ ~ ß ¿ .L~l ¿ £ .L - ~ -' '-;= ,- ~ / "--1= - Ph F- ,- ~h /_ ~ [= [= /- ,= = = /1- = = =1_ /- ~ L- ~ _[= L- = - - ~= 1- = ~- I I .L~ =- - [- ~'-=~ - 1= '- !=-= = ~I=~ '- [_-~ = ~ 1= _ ~ =\-_ _~_ ~ - -'- =: - =I_I-:t = . :-1= - ==~ = - I-=~ = = [= -- =)-~ - -~~ 1= -~,- - ~=\= - =:~~: . :;:~~ -=~ ~ :: =¡:l= I I ~ t~~ '-= - ~ :I=~" ~I=I= =I=i= ~~~ -I=~ ~ ~~~ ~ f:-::;\ .. 7 (V <t ~ (jD~ tID ..7 .. I < < - - = 1 .0 ,J> ,9 ,Z - ,9 ~ D ~ D ~ ~ ~ ~ 0~ 0D (~r -.-- ,'~ I I-.-.-. 1_ 1= ~ - =;~ I I ~ ..--- 1- =:= 4= = -I- -=(-= I~ - - h'~~ \= - Ì~ )- - - 1= ~'- I ~_- 1- - =:=~ ~=_ ~ = '" ~I=¡:= 'C: - ,- =1- is =1-,= _ 1= ~ [- =; = -I=~ is l- -I = I~ ~ _ "i §ý' "'~~J ~ "+' / ",,-<=I-J I d! t:- ~= ~ 'F- '<;¡I= / t;),' '" '" w "'~:c l h ~ ~ v a:: L5 ..,. g N) . :J; ~;:;- m ~ . 3: i5 Þ'1 m ~ <5 to·O. 0 I ~ 0 0 ~ ci. to 0 0 1 ~ 0 t 9"', 8j~'<t z.q- f!:o ~N ZV CN ffi~'It z'<t ~o ~N ZV [;> m .)~.I ¡:.I I ~ I ~ I I ffi _I . Iæ= I ~ I I §: I §: I I )g¡ UJ ~ co d"''¿ 0 d .... (0. 1 b o· . ~ · 0: ~ · 0' r d I') ~ h ..,IL ~ I!' ...,.., :: ai :: ~ ;: .., 2 ai 2 ~ '" .., ~ ~ I!' ...,.., ;: J~ ( ~ :: .., 2 ai 2 ~ :5 . ~ ~~ ~~ ~ ~ ~~ ~ w~ ~ ~~ ~~ ~ ~ ~~ ~ w~ ~c ~ ~ ~ ~c ª ~ ~ ffi~ a. ~ º 8 ~~ ~ ~ º 8 to - ... '" to - ... '" z~~ ..J ~ m a:: z!:iZ...J ;; m ffi Ï;:;"¡ .J;:; « Ëj Ï;:;1f ¡¡j:'t « õ ~ a. lJJ ~ ~ c.. > ....J ':!1 a. w ~~ .LI a. è)-.J ~ ~ If I!' ¡;¡ ~ ~ 5J ~ ~ If ~I!: Iii ~ z 5J . . . l: d -L \f I :J. US SV ~ ¿j -, l I \-I V\J 1!'ò~:;¡ i J 8 8 <"ut. NW ·~~~~j5~,;t'5 .. - , 1> .:::I H V ~~ z¡nao a>tll/\l 1:171: º 1~ ".Jffl PlIO IWON Wl1J IMJPP't puo M.UÞH 4~ald prOJd ~ (I) ~ ~ ~ a ~ ffi « ~ ~0to X 0 ~00 CZ~ I- ßZ~ f.Q ~~~ ~ *~~ ~ ~W~ ~wffi ~ l!JiJi... 00 ~o oo¡ o~ ~m ¡¡¡ffi~ffi I~' z Z~xol a.~ Ij) -' ~ w o 3< o o z ), ~ :. JII' --r ., o ' .. "III . '~I 1 ~ . 0 .,1 ~ '·1 : , ,II ffi . ~ ."11 if. " ·11 o w ~ ~ 9 f5q (!) Q.. 51D ffiq z ~æm ~ 8 ~~~ ~~f5;@5~ ~~í!¡;~ Ij) -' ~ o 3< o o z ~ O~ .-. J: r') o N <01 N 0"; ~.k N 00"; .k o . "II, ~ . ~' II IX '. i ~ '''1" , II ::::. " :jll' ~ . II 0" Z ~ .'1 () ¡:: « :'·11 . ·11 0;11 ·.11 ,'II' ¥ ~7 ~;1 c___ ___ ____ ______ .k ..- .",- ---- I ) 2 I , I I ~ I I I I ~ I I ? I I ~ I I f, ~ w I I rn I I t' . I II I - I I ~ ,------------------------) ,------------------------) ~ ( OJ . . . . - "- ~IO¡dli u ó , u " Ô. Ô Ô o . . ~~ . ó ó ~ ~ ~ ~e â . .~~ .. ;. 5 : !Oò...J :;l ~ t-N1YI .o-.~-t ~P:~~ò o~ 0 · " .~. '"0 · """".~ W~ i1:J. .~~ . ~ g.~~ . < ~ .~.. l.~~J . . >.~8. ~ . >..¡~. !'t>8 .,,!..~, ~~æ~o!!!ža ~ ~::J!;<I;; .~ ",~::J!Z ~.u .¡r..J ,p.o>-~ .õz z Orr¡¡;¡¡~1D "'::J;;!~õ ...g~ß~1:f O¡:: to ....,::J 0 G . .- OJIG1;-, ",:r_~o!ï; ~~. ~u.'¡~ 0 ~. ~~~!ii .~~ "". o!! ;;;wg¡~!ž~ '="0'._ ti "o~oo "'-,,'0 ~< 0" ",g",~-,~!;\: , ::J aW-' -li:¡)¡ "'~<w~ ~IDI;' ,~ 0,2 '" "';;! OJ ;:>[1.",~ z:àto[1.", w,¡:¡, e- O:.. 0.,. ~ .Co.., '>foC, ~o"".o ."'. 0.. ° ._ ° 00:' . ."~.o ~_ ._ ,,",;1",~. .~~.~. !iIo~ ..~~,g l V --' --' . =o! 3'ï¡t'¡;¡Z ..:----.... ¡:;: 0 ¡:;: ß ~:à~~~ í w w W ~~Non~~ o 0 0 .~JI CJ ü ~ o ~ ~ () to ~ ~ ~ '3; ¡;: 0 ¡;: <t: ~~ ., ~ . ~ .;;¡ --' --' on _ ~ ~:¡. ~:¡. S:¡. ~ Gl'" Ii: - u.. '- ..J () '- : !:E. 0-. .. =>.. :;¡ ~1:!.. u?::~ ~h ~~ ,,::I !j wIâó ".tI ~I ~ ~I ~ ...., :.. !S OJ=> => ,,~- {() IX) Ii; g¡~;i ::: o 0 ...J ,~;¡ II) ;j ~ ~ ~ i ~ ~ ~g ¡;j ~ 5 ~ ò ~I= ~ ;;; .g~i5 uw !Ii "" ~ ~ ¡gz . ",1iJ ~ ~<.! ~ ó~ I;;~ Õ ~u· ~~ ~.o ;;!z~ 1:f.~~B~~ lc...ffi~l::...J i ~ ~ó:¡¡ 1-8~ .¡.~~ d)Jõg ~ ~5\2~i3lÈd -,;¡'"' .::J 0 - ",w a -"J': .~:r o .~.'¡~~ . 5 g¡P:3~~/!!3e- '" ~>-m ~~.~ ~y,¡~~ g¡g ~~o~~::, :¡¡ ""'õ- ¡¡¡ ~"'1!' !!:~o!!3; ~~ "'¡jIG "-È'ili! °i:Jwz~ ¡¡; 3;gx¡a~to"" M~;;i ~ .W'~.o¡;:j;J " ~~~ §ð~~ ..~.~~ Î. o~~~';;" g[(he-li:!ii '0 ;;!¡r~~~~owª -Ii} /!!¡:;8æ¡ ::I A"'li:OJ o~oVJ::IP: ¡:;. ...,~:...~¡;: li;~ffi~o!!Õ . Iii ~~9ol!:'!ž~~ ~i5 ~~I=!ï; I;! 5~":'" ¡g. 1 ~e-g æ'" ~~~~~.'" . ffi ~~~~f~g;~ ~5 ~",,:~l; ~ ¿~Z~ r;¡~~~ 1;l< "'"' "'''' . ~ ~~I~$~~~1c ~~ ~~~~ ~g~~ ~ã~~t ~ --' I~ =:! ~ « w --' t;:¡ 0 <i (/) o CJ t;:; ~ CJ ;:0; 0 () o z :¿ --' () ~ <t: --' « ~ ~ 8: ~ =o! 5 u.. --' u.. ¡§ ~ ::J ~ 0 0 ~ h .0 ¡Sf ~1' Ii: , œ:;' ...'- ¡:::'- : 0- . _ :r: I . I <t: . ?::~ g ~~ ~~ 0~ wI to! ~I dI '0 0{) ,.... (J) o ~ ~ ~ í? u> !ž ~!Ii ..J g ~...,~ I:: ffi g g¡ ~ 'í' æ ¡¡!¡r5~~i...J'" ~ go Ii! ato e- ¡¡¡ ~!5¡¡¡W ~ ~: !Ii ~ ~ ~ ~<5 ¡§ W ~ m ~ ~~ i ~ ~ W ~ :r '!> to W => 0 ~ t:: z <íe- 0 Ii;r; ~ w ~wa z to 0 :r !;2 Ù ~ ~ ~ :J: I::: 0 . 8 ~m ~ ~ i 5j æ z m ~~~tj ~ ~ ~ en ~ ..J ~ co 00 o I)¡ aa5~'" ¡¡¡ª toli!~ t-iiið9 ~"'a!;¡ ~ ~ I;j ì5 ¡¡¡ ~ s:i ! ð [g ~;;!~ m 1=3; ~ ~ '" ê ~ ~ ;;!~~ ~ ~ ~ ~ ~ ~ ~ ß :r B ~ ~ !i;! !i;! :« O::J OJ t:: 0 ~a z !!: '" '" 0 U => Ö ~..J Ö ~ ... ¡:j I- Z "":r ~ !:¡ ¡¡¡ ~ ~ ~ ~ ~ Œ ~ ~;¡¡G ~ .1, g~~ ~ à3 Õ\ ~ ~ ~ ~ ~ ~ ~~~e e ~ ~ ~ ~ ¡¿ 5 ~ ~ ~ lI.. Il.. I l' en 2 w ,z, Q) 8: ~- ;- I ~ '" z U 0 ::;j U ð;.J=> Q !!! ~ to 0 :os, õ If ~ ;¡'\' g ~ !ž ¡g II:! ~ 3 Æ ~~~ í ~ ~ ~ ~ ð ~ ~ xl ~ ,0 ::oj ~ ~¡¡:~,'" .'" ~ ~ ¡:; ªz J g It! N - '" N ð ~ ~ N "" > on"on '" N ~..., ~ '" ;> z ~ 0 '" 0 0 e- ~ N ~ ~ « _ ... ~ ~ ~Ä.4~ ~~~~ z o f= ~~ (/).... --'I ;i~ 3::0 N~) o f= () W U) . ~ --' « 3: . . . , . . . I W I- o Z ~ ~ ::i ::hi ::i ::i ::i ::i ::i :i ;:bi :i :i ::i ::i ::i ::i :i :i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ S S S ~ S S S S S S S S S ~ lL! t:! ~~~~~~~~~~~~~~~~~t~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ *8~ ~" ...J -' <x: 33333~~3~33~~~3~~33~333~333;o3333~ W'lii:5 \5 Q:::> => ~ ~ <:I ¡:>: £ 112 ~ o ž! to to tototo"to""totototototo"'ž!"'ž!totototo to "ž!tototo'" toto ~ ì ",;1; W ::J 5 5 ~ ~ ~ ?5 § ?5 ~ 5 § Š § Š Š 3 ::) 5 ~ ?5 Š ~ § 3 ~ :;) 5 Š Š 3 5 § \ ~~ / :*" .... Woe D CI Q aDO D Q 0 0, Q DO a c a CI :r :c :J: ::I: :r: J: :::t: .:z: ~ ::t: X ::r: ::r: ::r: ::I: ::I: :r ::t: ::J: :I: :r: :r: :r: :t: ::t: ::c: :I: :I: :r: :r: :I: :I: ::t: ..... -'- CL WWWWWWWWW(jWWWWWWWWW I I , I I I I 1 1 1 1 I I I I I I 1 1 1 I I I , 1 I I 1 1 I I 1 , U ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ :if ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ; /. (J) :J:)::>~;:):):;):J=*;:)::>:J:J:J=>:J:J::):::J=>:J:J:J:J:J:J=>::>;:):J:::>:J:J -I ~ j. o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a 0 0 0 0 0 0 0 0 0 0 0 0 ~ 2 ~'. ' o D Q Q 0 0 a COD Q I:) £:I CI C a CI CI 0 0, 0, a 0 0, C C C D Q C Q CI C ;t en II ': . 5 r ~ N ~ ~ 'N 'N N N N (.¡ Ñ ~ ~ N N ~ ~ Ñ ~ ~ ~ Ñ ~ ~ N N N ~ Ñ ~ N N N (.) ~ ~ @ N e: ~ . .:: " o Ô b boo 0 0 ò 0 'b b Ò ò b b ~ b b b '0 ~ ':::-:::- ';:- ~ ~ ::::- ~ ::::-:::- ::> )- ~ ::::-- ~ ::::- :: ~ ::> ::::- ~ ::::- ~ ~ ~ ~ ':::- ~ ::::- ::::-- :: ~ ~ ~ ~ ~ ~ ~ ~ ~ 0 . ."~: . o - .' ..' ..I ..I .' .1 .' ..' ..' ..' ..' ..' ) ..' ...' ..' ..' ) ..' I") t") to') to') ,., to') f") ,., ,., f"J r-1 I"') 'I') I"') ,., to') to') t<l to') t'1 ,., t") ,., to') n to') n to') to') r') r') to') to') w ~ CI f3 lj " ~?:S , ;' . Z W -..:t- ... "It -.t .... .... .... .... ~ .... ..... -.:t "'It "'It .... '* '<t- 'V 'It I I 1 1 I I 1 1 I I I I I I I I I 1 I I I I I 1 I 1 1 1 I 1 I 3i ~ ~ 0::: ~ ~ ;Z c> 3: ~ ~),(. I.' k1 r in in in in in in in in in in in in in in in in in in in tn in in in in in in in in in in in in in w ~ ~ ~ I;g a5 z t; ð ú :ti '.', ,: 5:(/) NN~N~NNNNt..,~~~~~NNN~~~~~NNNNN~ÑNNN ~~g8~~:i~~ófJ; ~ '.:...c ~ :0 :0 :0 :0 :0 ;. :0 :0 ;. 10' , . . ;.' 10' , """"""""""'" '- '- , '- , , , , , , ~ ,~ \ / 1· '.. ~ º .1 .1 } .1 .I .' .1 .I ) .I J J j J .' j .I J j ~ I') ~ ~ ;:: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ;: ~ ~ ~ ~ : :" :', ~ 3:: CO<DtO co COf') (0(01"') COCOU)U)(OI<'}(O(O<DCO I I 1 I 1 I I 1 1 I I I I I I 1 I I III I I I 1 1 I I I I I I ( - A"" ". r:, ~ Î<"J it) ';.r) Î'> n it) it) ~ ~ ~ ~ jt) jt) ;., Î<"J ¡." ¡., ¡., ¡.,., Î<"J i-r> h it) it) Îi) ~ Î-') ;.., ~ Ì"> Î<"J ~ r =;s / '"v ~ .:::' ~ . z 0::: ...... N t<") '* It) co ,.... to OJ 0 ..... N r<l + II) U) ,.... to OJ ..... N 1") ..,. tI) lD ,.... to CD 0 -- N f<l .q. I/) U) ,.... co C7.I 0 -- N r') od- It) (0 ,..... co en 0 ~ N n ///®) 'i V . '{ IW )\ 0 « 0 0 0 0 0 0 0 0 0 .- -- .... __ 0 0 0 0 0 0 0 0 0 .... .... .- ..... -t+" .... ..... __ .... .... ~ N ~ N N N gj C\I N N f'I) ... t<") ~ //;-)// f!:...A ^ \ \\ _ ~ .-.-.-.... .- r- .... .- .... 'I'"" .- N N N N N N N N C'\I é\I C'\I N C"l c.. N N N '" N N N N N N N N N N N /;~;;. I ( 'N ''t{ r~ ~ ~~ ";". ~,~ /:. .'. ,. ~ o ~ I ~ ~ ~ ,r ¡aOa ffi ( ~ '1 §;I;j~ ~ z .~ "'><0 !!! ~ .9 ..J!i1~§ ¡¡J ~~'" :t:~ ~m8 z Œ ..J -1 ~ ~ W ~!£~~ ~ 8 ~ ~ ~ ~ º= °o~o- CI n. (/)¡.;... _IJJ~ ~ ." :S/¡j m¡;'¡g ..J g ~ ~ð ~~. ~ . ~ ....¡i!::Ji;I'" ~ ~ I 2.00 ~<J~ 8 z ~ ..J Q ~ ~ 5 W -LLO o u..o...J d ~ g~g:¡ if ~ "'!:J'" ~ §~5 ~ ~ I~ I ~ ~$ ..J Q ~ ~b ~ m . ......... n. o~ zœ ~ !¡;::>! -0 '" -;. ~... ~ ~, ð~ D I en 07 0:;) Z W ~ 3 ~~ ä!,,: ~ ~ n. Q~ ffi~~ ~ -I I:J ~o¡i! 0 ~ en ~~a ffi !Z W u f? . '" " . ß z lL.w;}j ...J~ o N o,~ ~ ð 0 ¡::: __ I; ~Mo.(D~o::: -~ t:! ~ ~ ro~2' :;) Z - w3ž!", Z ~ :¡¡ !!1 ;;';~õ\5 1i! ~ ~ ~ 0 I£J ~Ocnm~ ~ I 0 f- ~ ~W¡;¡ . 0 W Z ~ ~ ~ % 0 ~~I ~~~F ~ ~ ~ ~ (I1:Z: ....... ~ ~ z a.. '<t~ :t: <: ~ , ~ ~ ~ ~ í ' f'f g ð ·ffi W ¡g I 9!!1~ ~~~~~!f! ~ 1§ ih _ o ø ~ Ii . -- ~::>.:J: - tf) U). ~:I:r2l£.O C ~ U) L tr{ 'r ~ ~ ~ ~ ~ â ß.' ~ ~ ~ ~ :~ I ~ ~ 7 ~~~ ~~~"'~~ ~ i ~ ~;~ ~ ~ 0 z ~ ¡ ~ ~ ~!e. B ~ ~ o~ ::!;:E ~ m [L '1 co::: ~Qa..OLi.O 0 9 <{, '¿~"'oe- ~'" ~:I:~'õ~to""~ <{ LLO- t:; ~ tJ ~ n::: (,) :z ::d ~ ::5 0 1'z ~ 0 ~ U ;.) 0 J ~ "... a 1:1 ~ ~ ~ ~ ~ ~ ~":.tg iJj ~ ~ to ;¡;" N " (3. z o i= i£ t:;:; z w Q uJ e- Q z - - Q o > ~. ~ 0~ .¡. - Q. ~ Z ,', ' ;:: n ~ ~ ~ (/~ì ßw ~LiJt;... CZ V)gw -~ W ¡i!::E ;¡; w'" ~~~S~55 ....-= 2 ~ C::: ~ ~ LJ GJ oWO ::'¡¡jf- :'j-JQ ~ ~<f-ð ffi .,~ . VJ t;j ~ W . ~jjj ..', ~;:¡;u.;o ~ ž! ' .:. ~~~ti: § ~ ....:'ð <!:I: ti~?$ ð1 fa :-':' fi ßJ o c ~ j! :r: w " ','.J a:: ~ ~ ~ ~ d ~ s¡ § ~ ~:i" ~ ~ -~:;¡I~Óm~tI ì;! 0 >< =2. o.:!~:J - <O!jZNW>-~~~ £1 I;J zm::E«__~(I)cnffl~ ð:: CI ~ U j'>: G (n Z Z . o - e- ¡::: ~ QI-- Z [3, :5 gz '5! If)~ LL~:I::5 Ob 0:::: m" i'5 W.' ~~ ~N ~l/) 3~ .0-,£ U1 :::- U h 0::: c.\i I ~1 /~ ~ "" (. m) . .e/L-g OM ~Z .~ .1"8-, ~ ~ . . . è' 't> ~ ,é" ~~I"~ ) . . .