1997-12-30 PUD, Prelim, Final Plat Report
.
N
COM M U N I TY P LAN N I N G - DES I G N - MAR K E T RES EAR C H
NORTHWEST ASSOCIATED CONSULTANTS
.- .-".-
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
30 December 1997
RE:
Albertville - Cedar Creek Golf Course Planned Unit Development
Center Oaks Development Stage (Preliminary Plat)
Center Oaks Second Addition (Final Plat)
FILE:
163.06 - 97.22
BACKGROUND
Center Oaks, LLP of Ham Lake has submitted development stage plans for a portion of the
recently approved Cedar Creek Golf Course (CCGC) Planned Unit Development. As the first
development stage (preliminary platted) portion of the project the proposed 108 lot single family
residential subdivision encompasses 64.40 acres and has been named Center Oaks.
The Center Oaks Second Addition Final Plat has also been submitted and is inclusive of 35 single
family lots, two parks (one 3D-foot access strip) and a trail. The Center Oaks First Addition plat
was previously approved to accommodate the Cottages of Albertville by providing for the transfer
of land, platting outlots for future development and extending public street access.
Following concept plan approval and in expectation of the current project, the property was
rezoned to Planned Unit Development on 17 November 1997.
Attached for Reference:
Exhibit A - Site Location
Exhibit B - Approved Golf Course Masterplan
Exhibit C - Center Oaks Development Stage Plan (preliminary plat showing
Second Addition location)
Exhibit 01-02 - Center Oaks Second Addition (final plat)
Exhibit E1-E7 - Grading and Drainage Plans
Exhibit F - Water, Sanitary Sewer, and Storm Sewer Plan
Exhibit G 1-G2 - Lot Size Summary and Revised Configuration of Lots 1 & 2, Block 1
Exhibit H - Trail Locations
Exhibit 11-13 - Heuring Property Conceptual Subdivision Concepts
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
RECOMMENDATION
Based on the review of submitted plans and established Zoning and Subdivision Ordinance
requirements, our office recommends approval of the Center Oaks Development' Stage
Preliminary Plat and Center Oaks Second Addition Final Plat subject to the following conditions:
1. Lot 1, Block 4 is revised to show the required eighty (80) foot lot width.
2. Temporary cul-de-sacs are constructed at the terminus of 53rd Street and at the western
terminus of Kahler Drive (opposite 53rd Street) in the future at such time as lots are platted
along said streets.
3. If required, the development stage plan shall be revised to show that public street access
is stubbed to the southern edge of the plat to service the Bobby Heuring property.
4. Site grading and utility installation is completed to the satisfaction of the City Engineer.
ISSUES AND ANALYSIS
Conformance with Golf Course Masterplan. The proposed development stage and final stage
plats for Center Oaks are both in conformance with the approved conceptual masterplan. The
plats contain the same number of lots and are configured in the same arrangement with the minor
exceptions of Lots 1 and 2 of Block 1 and Lot 1 of Block 5 which had to be adjusted in relation to
the adjacent platted neighborhood of Parkside 3rd Addition (see Exhibit G).
Lot Size Requirements. All lots are a minimum of 15,000 square feet with the exception of Lots
1-3, Block 3; and Lots 3 and 4, Block 4 which were approved at a minimum size of 12,500 square
feet as part of the CCGC Planned Unit Development. Lot widths approved with the CCGC
masterplan have to be a minimum of eighty (80) feet at the designated front yard setback line
(varying for each lot). All lots within the proposed plats meet this requirement with the exception
of Lot 1 , Block 4 for which the lot width was mistakenly measured from the easement line rather
than the property line. This lot should be revised to show the required eighty (80) foot lot width.
Building Setbacks. Lots approved as part of the CCGC Planned Unit Development may have
varying front yard setbacks provided they are no less than thirty (30) feet. The development
stage plat indicates the minimum front yard setbacks (many greater than 30 feet) which must be
adhered to throughout the life of the Planned Unit Development. It shall be the building
inspectors job to see that minimum setbacks are met at the time of building permit application.
Street Configuration. The proposed street locations and widths are in conformance with the
approved CCGC masterplan. Temporary cul-de-sacs must be provided at the terminus of 53rd
Street and at the western terminus of Kahler Drive (opposite 53rd Street), however, because the
lots which front on these streets are not being platted at this time, the cul-de-sacs in this portion
of the plat may be constructed at the time lots are platted as part of future phases.
2
One issue which needs to be resolved is the potential extension of street access to the southern
boundary of the plat to the Bobby Heuring property. Mr. Heuring has submitted a survey of his
property prepared by Westwood Engineering (dated 12-2-97) which shows two significant
wetlands along the property's northern border. The location of street access must either come
from Center Oaks as a continuation of Kalenda Drive or from the Leander Heuring property as
part of a future plat. Exhibit I shows a compilation of data from the Center Oaks, Leander Heuring
(old Meadows plat), and Bob Heuring properties used in developing conceptual subdivision plans.
These were done so that a logical location for street access could be determined.
Prior to receipt of the Bob Heuring property survey, discussion among staff regarding the location
of street stub access favored the Leander Heuring property. However, after review of the
completed survey it can be seen that this would require some wetland mitigation. The total
number of lots (57-58) can be achieved under either scenario. The Planning Commission should
make a recommendation to the City Council on this issue. If required, the Center Oaks
Development Stage plat will have to be amended to reflect the added street stub.
Grading, Drainage and Utilities. The attached grading, drainage and utility plans have been
approved by the City Engineer and grading is near complete on site.
High Water Elevation. No structure shall be placed at an elevation such that the lowest floor,
jncluding the basement floor, is less than two (2) feet above the highest known surface water level
or ordinary high water level or less than One (1) foot above the 1 DO-year flood level of any
adjacent water body or wetland. If sufficient data on high water levels is not available, the
elevation of the line of permanent aquatic vegetation shall be used as the estimated high water
elevation. When fill is required to meet this elevation, the fill shall be allowed to stabilize and
construction shall not begin until the property has been inspected by the Building Inspector.
Lot Coverage Requirement. All lots in the proposed plat must adhere to a maximum lot
coverage requirement such that no structure or combination of structures occupies more than
twenty-five (25) percent of the total lot area. Through analysis of the proposed building pad
locations in relation to the lot sizes and configurations, it appears as though this requirement
should not pose any problem for future land owners. This item will be subject to review and
approval of the City Building Inspector at the time of building permit issuance.
Park and Trail Dedication. The proposed plat includes a 2.24 acre (97,608 square foot) park
to be developed at a later date by the City. In addition, a thirty (30) foot trail corridor totaling .36
acres (15,618 square feet) has been provided in Block 2 within which the developer shall install
an eight (8) foot trail. As shown in Exhibit H, additional trails have been shown on the plat along
portions of Kahler Drive, Karston Street, at the rear of lots in Block 7, and continuing south along
the ditch. All proposed trails are in conformance with the City's Comprehensive Park and Trail
System Plan and shall be constructed at an eight (8) foot width.
Park dedication amounts for the proposed project have been calculated as follows:
:\
Required Land Dedication:
· 64.40 gross acres in Center Oaks Development Stage X 10% = 6.44 acres
· 21.61 gross acres (exclusive of outlots) in Center Oaks Second Addition-
Final Plat X 10% = 2.16 acres
." .-4 .
Total Park Area Provided in Center Oaks Second Addition:
· 113,226 square feet (2.6 total acres) = 120 percent of required dedication
Total Required Trail Dedication:
· 5,844 linear feet X $13/linear foot (estimated cost) = $75,972
Trails Provided in Center Oaks Second Addition:
· 1,973 linear feet of trails @ $13/lineal foot = $25,649 estimated trail construction costs
(34% of total trail dedication>
Parks and trails constructed as part of Center Oaks Second Addition will leave credit owed to
developer for use in future phases of the CCGC masterplan. A park credit of .44 acres and an
estimated trail credit of $25,649 (the actual trail cost will be credited).
Required Landscaping. Developers of all new residential subdivisions are required to provide
one (1) tree persingle family lot. The tree may be evergreen (minimum 3 feet high) or deciduous
(minimum 2 inch diameter trunk). Plantings shall not be located closer than three (3) feet to the
property line. All yards must be sodded or seeded/mulched within thirty (30) days of building
occupancy. Front and side yards as well as any other yard which abuts a public street must be
sodded. Rear yards which do not abut a public street may be seeded and mulched. In cases
where seeding/sodding has not been done within thirty (30) days of occupancy, the developer
shall be required to provide an escrow deposit equal to one and one-half (1 ~) times the
estimated cost of the ground cover which will shall be returned to the developer upon completion
of the work. If the weather or other uncontrollable factors prevent the sodding or seeding of bare
ground within fourteen (14) days of final grading, the area shall be covered with straw or other
temporary material to control erosion.
CONCLUSION
Analysis of the Center Oaks Development Stage Plat and Center Oaks Second Addition Final Plat
has shown that both are in conformance with the approved CCGC Masterplan. The subdivision
and construction of homes which follows is capable of meeting all Subdivision and Zoning
Ordinance requirements. Based on the review of plans attached hereto, we recommend approval
of the Center Oaks Development Stage Plat and Center Oaks Second Addition Final Plat subject
to the conditions as outlined in the executive summary of this report.
pc: David Lund, Linda Goeb, Pete Carlson, Mike Couri, Kevin Mealhouse, Don Jenson, Scott
Dahlke of Meyer-Rohlin, Bobby Heuring
4
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
*. ....
J'\ \ '--." / f)
1,IL~ ~ () ~ -~
I~~ ~
~~ jj 0
1~~ :: /Ii ~
.....~ 4l, : r-../\ ........h....._h_ ...<- ___m.'Ommmm __m______mmh___1--
i:~~~\~ ',cj :~O;:~GO
!J g~~../\ N I\J - (
1t:I::Jf'IY~'-I: R'--' ~~
~_IJ ~-..;yr~0~~~~~..... ~'\J (l c!) 0
/'>, ...... II.,.,. \)
'"" II I 1./ 11111 II r 1 l!! ~.t!@J \, "':::'" .). 'TU
1 / llWl /1 ~ i ~'~I~::.:~~-"'::::::,,>\ i Ir- D h I
n ;~ Ji-l-III HILL 'V ir----> \" ". ~ ,......<:>~:-..; K.'1
1\ . . . .... J:: ~
~ m=i ~nt.,.~ ~ . Imt ~
h ~ /' mm ';:':0: ~\ ~ ~I Effilllffi'~tf">~~~
":~ CenterO'aK :Sec '~ 'hh'h___~_I_!.. ~';::::
o d:: J'\ Addition F al Plat~ ffiW,-rrr ::]' i -< ~ '( /1]1 '-
~"-- (I ~ STREET NE :r: t1 '" ~ \ /
~ ~ "i -:~/ ~// ", - ;:s r?:-/ c
Ir-\!/ : I ~ ~r ~":_h____~j ~ ~~~n /(
J I 0 0 I v~'n - L",~lIl
('5 i l) -c ~o ~m)lrt: i~ 0 ,~Q~I
o ~ > ,( j\~ LJ 11f0::'~
f::J- ~'I--I )~ I! ~ ~
[ill S r 11 j,""' ""'--b:..n- '
II' = .. l~i 1 \...; ~ L-
V
~ (
I'iL~
f-1\j
LJ
r-.... /"\
'\: '-"-..J " :J 0
c::-,
\.
o
C::::J
I
~ f->- ~
() L:l.S \J
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 WAYZATA BOULEVARD, SUITE 555
ST. LOUIS PARK, MINNESOTA 55416
PHONE: 612-595-9636 FAX: 612.595-9837
EXHIBIT A
9-30-97
;.",...,......-.-.......
l~ -..-_-~"".__...-_.-
<
~
~ ~ ~
~
C!J ~ ~
~ ~
~ a~ a :x:
OLJ CI)
(,)oq: h< ffi~
CI) LLa ~w ~Q;
~ %"
aQ: i'.. I...Cl Q:QJ,,"
~ w...-, I...Cl
()) o..Vl~ ~~...-,
ll(!)~ I Oc;:'O o..Vl~
()) m QSi~ c~
C\J lil"-.iCl CI) QO'"
a~~ I ::::;:c=<:,," ~ lil tl ~
Q lJ.J ~ ~,( c=<:"
()) ~ ~.c3;,(
~~ Cl J ~ O.!5 ~ ~
t.,j '"
(Q~N lu'
Qt<)3~ (Q~N
~ ~ ffit<)3~
<: I'-. ::;: '- 1'-.::;:'-
~ t<),,-<:: I-: t<) " -<::
(,)~ ~:J::Q ~
~ ...J ~~:J::Q '"
h lJj ~
ct a 0
21 (3
"C :::! ~
(J ~ 0.. Cl
<
<J
a
(J
B
"
i:j
"
'"
"<
B
~
~g:
~~
,,'
~~
'"
,,'" <
~t1 Q
is'' Q
h C
" ~b {
" 'i
~ j"
"" ~
a r2
" '"
"u .
" ~ ~8~'"
" . uC)~b
~ , ~C)OD
C
Q Q::;..
"l:..q:~~
"," n.. --ir-..~
",-
'"
.
~ ~
~ Q) 0
......l~ ~
~ 3~ 'f
~ ~~.~",~-2
<: -~~~-2b.
C5 I .~~ ~g,.~
~~ ~.~ ~~~.!;
(.j~ ~'~t.g,g~
0:::: 4-."J -- ~ ....
"'(~~Qg~~~g
EL?o ~o.~ Cl>Q.(Q
'-.lu;0'l8~~~~:i
I
! ".
i
~ .
? -'~
-...;,
i;':;; i
i
~.
.f \
\ i
v
/
l
,
\.--'
I
,i
"
"
\
..,
,
/ ~..::
..~/ r
I.
~ ~
" ~
::::
::.:
"
~
~
"
'<:
j
I
~
~
~
~
,.
/
\
/'
'.",'
::-.;S
-1--
/' '
/~"i\
:\~L]
\ ot. /
, /
"- /
, /'
-- ,-
-----
-..~-
m
g I-
0>
-
... m
g ~ -
'" ~ :J:
-..:...1\ Z--'- ~
~ ><
~ U W
if
~
"
0
-~O'i~
~~~~.
J5;E~;'::::
'E~:t
~J~~
<i
~
.
'"
:5~:2
o. I
~:2~
00'"
:.~~~
._~~l.I..
en g:i..,.
Q)~~
o-E,f'(
Q)~'5~
_~.3N
._co.....-
~i
m
ti",:?
~~~
t~"
.....~~
~1Il~
O~~~
q: ~ =l~
$~~:g
~~8
!U~74~
~~g~
~
.
~
o
o
~ ~~
~'u;......... ~~~
~g~~ tl ~ O.S
~oJsg ~ ~~S
!~i~n~~~!H
~E' ....-......o!'j()~~?Ol.)
"'(~~ ~~~ f:. ~2.2.iiJQ~
o ~Q) c::" ~~ 01; ...11> 0 g g.S's g.
ct~.EItl~~~'vi..\:.;~~:::lIi
~i;)~~~~5?~~tbgt
ltJ~ ~ci-2-2~". Cl>Q.~.... 0
(.j.~U_IO.'=.~~~~.::.~
~~
~~ig
~~~~
5~~2
~L~~~
_~""J,,,,,
Q)Q)t:l,>
~ ~ ~ ti
~tf~<f
".-----
/'
/'
/
/
/
I
I
I
\
\
\
\
"-
'- /
.......-- _/-(
-- \
\
\
\
,
'-
"-
,
...\
~\
:5 \
~ I
~ I
~ I
~/
"<j
/
22
~~
~g:~g
~?2~~
~iS~~
g~~~
\
\
\
~~\
~ti: \
,<'" \
~~ \
-0 \
\
'"
~
'"
'>!
II
_t\i""l....
'bGl'll'll
~ ~ ~ ti
<ft!o::&
5
>_Q:\ro
...,,'"
~~g
",<t
~:~~
~~~~
~...."'-
2~~~
".
W
~!11
. \
~J
</I
~\
",@? \
l'H I \
~01o \
n~ \
2; 0 \
~~~ \
~ ,,"'<'> \
" "''''''' \
~ ~---- \
~ ~~ ;/ ......, \
[\.0 0" / '\...
~ ~" '-
~ ~~I ~
r 2 \\~~~0~~"'\
I ' .;;;~A'
~ \,,' ,:~\~S, 7'~ \ ~I
:": "- C" ,-.II \"C.
~ "-"-''- '7, ")'~ )~~
~ ,/ / ':i}.?
I..; '-- / 3~
Vj --______,,/ ~ill
li}~
]
:h
U
~
~~i
:sua
~.g ~
~tVi~~
V)~~"s.~ ~
~(:)u III 1oJ'-
Ol..J~~~Yl
~ot5gg~
-::.t::<:cocoo
"'"ltQ"'c:ic)l'o..
__1<"')0.0)
.
~
~~~'i.;_ ~
r: S5 8 gJ~ .~ .~ .;
~ ~:~:o~'~i~~$
~ I :55S~ ~~:~
~.~ ~ ~~~ E ~2.2'~
~E t:"~EO':b~e'S
n-:~Iti.2-IrI~Ifl~~""'t:
d ~~~~ ~.~~~&~ g
~~~8~;~~~~~~
..
"
.
.
..~~
~ 0
~ ~ ~ ~
!!!_E~~ 00
11)(:00 ~E~
.~. ~.c: -. .... t: 0 I,)
Cb~'ll .~~~:
~_' :F~~ ~~2~
. ~ e'S~ ~ g.s ~
~t\i1~~~.""?~~""
2~~ &g~ ~~g,g~
~&~~;j~ ~~~~~
Q)O-~
O\OClO
OlOQO
__C\lt\i~
I I I I
C()OlOQ
g:g;g8
___('.,jt\i
~::):::)::)
QQc)~
~;~~
-~~....
~ ~ ~ ~
o C:I 0 C:I
if if it if
O:J.YS.LO-
I
I
I
I -- 7.YVH::J/A'
I
I
"
;J;S
~.
W~iLJ~li~', LIT, j!!lf'
bL,J' ~L~: ~ > ~ n:: - ih _ f" rl'l III ~~~~
\ ~: ~ ~ ~\t/~ .~ ~~ \~L~~:f1Jrt.li!; iiii
91 ~ 1L ~~/ ~ I .,'" J.-=--m\ Ii
(0 '" ~ { ~'t) '\.. ~ ~r fl'\;'H.f ~-;-';I'l V
~ · ~ i ,/ - ..~ "It .. ~~ ~ "ll
,--- J,,--= ~~ \ '/
~~ Al Jf~ h r;i.
~~ ~~ A'~/\Yf3tfJ'" ~11 : ,l'_ ~f~' ~~A;:.:;t~~ ~~o'J:;fS
~l~., .\~".. '\ '., :: .j. ~ \\.-:r ~~---l ~"" l-' :'-l~~l~r~' 101lk-- ~'t-M-I~I -. ~"l
~ ,&,,~, , L ,I!I I [;:v:,... ....', I I~ h: [., ., '''''=..J
;;,,~.,.I: i Ii Iv ~q ~'I ~ .,.. ":-,. - '\l II ~? !I!" _ :-""":,
l'.....~f~ " . ~ --:::~ ' :: ~'~ 2 ",,, " --ii' .~. ~ Ii ~ ii ~ ~ J ~:
P;'1"~' ''1'~ ~~.. i ~:-,. ..."I.fIiL }r [' ~..J
I ~-;---' :~~~ 't-rJt'i ~ ';.. . .,.. ~\~ .,', f!"'" ~~ !!I: LP' n"-~'l ~ ,!:.
~~ ~ 0"'~ .~ l:' "i ",/' ., ,,. ~ '!'l ;;::........ ~ '(' "..-' l
~-~: ~~\. ~'V~ /li!-1jL<.~ ..~~~ NJ ~ ~~jrf?11 ::' "'''. "'.;. ::.~..j',
.. ~ j r - h'. 1 L__ J ~r- ~!IIIIII!I! ll( I ~I:!! ~ r' k' Il ~ R IIi: J"!'
--' \~--~~} _~Uv:[':."--:-" ~L: ~ II"'t ~~, :! "JL~.JL ~,: y ';N ~ ~ ~~ ]
~~ ~~-~B' ~-'r-~~" \ :~'T~~~iV) ;,,",1 [ ;T'"~:' ~"7
. ~ l X.A.. , IN~\--t\~: ~t,rr-;".: ---00"--( ~~rJ\\n1l!b ~ ____>J
-- / ~-~"" ~.\\ j\.. ~'-".l\\\\ ~ 1.. .~,..__tk. ,<:, ~~, II\.. L -1L' " W ........
. \ ,I ~~:,' ~~" '",. -: '~Y~'_'~.~ ,_' "'t<' _~,) ,_~ _..
--1 " //;,......-.;..'~, ,', Wit \."\~ f ~--- '\\"-'IJ~\r ~, J. ~,~
-' " u ~~\~~] r<._~ J, y //\.. HI ill 1\\ .,~~.. 0 ~%
~--;~~ "o--,,~~._ ~j' lil;I/ '.. ~ ",;~-' 17~~<.-,,:~("'\..~~\~ 1) ~ 't-;-,;\..~ "'.. ~,,~:
~jli~ jJ. Po ~ < ~,~ J L:-l ~.~..-l ~ '.~. _ ~ -0 .L cn:,~_~"~i L__~ L-. .JJ\ ...
Jr~~ I~ :. ~ O~ 7/rlr~ !iO:\r'\"'~',,~ '~ g 'r'~:: V y
-~-~: ~ -;' _.nL../t)J! ~ I!~~CJ: ~i\ ~\/'~ ~'{~I n .,~~ /'-.
.~:;; ,'~ 'fJ .~..,~, sf-1 ," tJ]"----Jj ..". /"..' /
h~~:j 1- i - ~\ , " II ~ ~ 2 /,
~~HI I JJ' - ~jL."l..-...J; '5 '. -;-P d" - _ _ _ _ L ~
~="" -'-.. ~ "'I< I' --.;;L.. -~> . ..... C ,~- --.~';;"7~.. -( .-
,0 - ~~:- (~~.:~::v::/~ .:;;;-c~-~~-" ~ "/"';::'1-"-
~~ ~' -JIL ir -,(- ~\.. ;t~,./ ~ I f'--/ '
r.,.; ~.j~! .-;. r~, .'j:liL~:: .' \.;~J~// ~ ~ I ~
'-'.~. ~'If" I _,' ."L.---. ~ II rr-"J,I!X j\::-_.- ~. _ ./ \ @ ( ~
,:~;"j~':;' r .. 1\" ltiJL-,-:'-=~::-~:y'J I ~
-2 ~ ..J -- ;,; t--' \
. ~ t~ ,...,- -.1- ..,.......... _._ "'1_'" Q/J'Dgel
~ "it; _,.'/1 Jot_tel/l s"W,....._ I .I ~.n.qN
I~ ~
~ ...rw~'>I" I ...-
_,,~.o. \
'\L
Ii J' -'1 4. . 4 · 4
~ _!l; lit! -I-I-tl; tl: -I iI
~~ !!If ~l~J !l !l !.If ~l ./ ~11l
n 3~ml 31 31 ,11 !l l! 31 !l
..-
\
r;i.
_ _ ~ ~"'-S~I~-':..:::.I~""'~~J~__
'j""~"O~j' 6:.:;.... .(.......~-
~ . ".
~~===:=~=====:~~~=-~~-=
I I
I I
t : I
a : ~
I ~ 1\ : &
I I \\ ) ...... I'
., I " LS
() I I , I iY---
,: ;i l i ;.~ I ~ -
~~ "\J / : I
'C I <.\ d
I ..... I
iU: i--u~)uu: i
'---TJ. :: . : I
I .. I I ! ... ':
.. I \ I I 'I " I I
I I I I] I I
~ .l.-.--lJ-_:1________U
.- ....:~J:l;., .oc dN~~ ,11
-,--
I
I
., I"
I "~
_-1-___
r.j-
d I
HI'
;Jl
-
~
= ~
~O
...
~
!
o
;I
~
=
_f"Iz:
..tJ..J. .._~
~ ~If ~i;
~ n~ y ~
~ -- .
.
~ I ~
OJ
~
~
rc
~
:t
III
C)
~i
<!;
",-~"l~
lC!@~~
~o~<:~,
~~~
!l:l,J
~"'~""
fO~~
..,
~ ~~h
~
..,
.,
.,
.lQ~
~~~
;!~~ -
....11) ~
~",[i
i o~~~
Il:. ..
ffi~f~
):~_e
~Ci::~
'"
~
tY ~~
~ O::~
(;) ~t:I
c~~~
~;t~~
~~3IQ~
~-~l....l~~
_' ~u~~
:2~ll.'::;2
eJ~E)~,,~
en f..) ~~
~~~ESt/'JO
ge1jel32:
~
It!t~ f;
tz"'z~ !~
z~h u
'~iJ~: I~
f~~BH !i
~tAl~l !l
I!!i.~l~. 3~.
~~f~~J l
i;fHl ~ Hi
I!!l!!otO/I!!O/otO/O/O/ototO/ototO/O/otO/otototl!!otototofotO/O/otO/O/O/..o:!o:!....otO/o:!o:!l!!l!!otO/otO/ot..ototl!!
ttttttttrtttttttttttttttttttttttttttttttttttttt"t,t,t
m~mmmmmmmimmmnmmmmm!1
~~
ll:)1IO~~
......
~~~
."!!:~::l =:~:!~!:!:~:;ll:j~ IIll:O.lI:lIl;:lI'l:l............... "l!::::l::l:!!:!::!:!:1I::;1l::Z1.1l11
!nn3!HBHU333!!BH!3!3!U!333U!!!UHHlH!33
~ iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiil!
.... otI!!I!!I!!I!!O/otI!!I!!O/o:!O/otl!!l!!l!!l!!<r<rO/O/l!!t!l!!t!ototl!!l!!l!!o!o!lI!lI!l!!o:!....l!!l!!lI!el!!l!!l!!ototl!!l!!o!iI!l!!l!!l!!O/f!
9 rfU,U", tUtttt,t tt,tttt t ttUtttUttttt tttt,tt",ttt tt
!!mumm!~mmmmmm!m~mmm~mm!!
.....-...............l!:::.!:!!:!:!::!:!:-....-.....-................i!::::i!:!::!!:::!-ell:;:;..,...........
1333!!!! 33!!! !!!H!!!!!!3! 33 !!!l!3 !!!3!J3 J3 !!!!!!!!J!!!!
iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii
~""""'::I""W9",,,,,_.--/
t
I ,1,1
-rl'
11..1
mOl:
XHIBIT C
...cw___
-_......,
~".........,.j'"
"~I
~
Cl
i:
---.
Q
Q
<:(
Q
~
CJ
11
lJJ
U1
.
:I;
,a
" Ii
c I I ~~ I I
L -'-_L T- _l..L__j -_ _ _ _ -_LJ
'''''' '. --'" I
'., 3;f~~~~ N I
-r-
I
~
I~" J' "'j
s'u.h~g"i'l
i
I",
_-1___
,-
i
.
~
~
~~
~oi
., ~~ ti
~ II) '0&
j ~ ~!
.'
Y
~
~
~
U1
~
<:(
Cl
[t
lJJ
I--.
~
lJJ
11
~:~I ~r
~ ~l
~~
c
~
"ICI;r
"
.0
~"
\'}~
g",
~
9Z-~E:
M .PS.9<;'O S
l!l
~
~ ~~ ~-~~
~~ ~~~
t....~ a..~V1
~ ~~t ~~;
~,,,,
-~~ ~~~~
f\ iZ- 'j~~ ~~~~
- ~~~
~ ~~~ ~~~~
~~~ a.....OVl
l.)~~ ~~~~
Q1;: ltt:;l.)Q:.l
.~ E:~({2
3.ol:.~N
~9 Ie
~:
;Jij
'" !
_. ., '__.. ___ - - I
_. -r--t '
, il
/
/
,
/
/
~
<
"
L
"
~
I~
U)
..
...
I)
..
~
U)
.'
o.
~2
t~
::i~
:t"
o~
~~
ft-
~i
::;~
EXHIBIT 01
'->
.i
~i
<-It.
tl
......
i--
......
a
a
<(
a
~
tl
II
1JJ
U)
U}
~
<(
tl
~
1JJ
I-..
Z
1JJ
II
.
~
~
~
.,
~
~
.
~
1;
.
,
o
.
"
I
~
,ri ~
i:
~<
.~
0"
oj.... -
8: Q.
~~ tI
.~
".
00
< .
,
~~
~o
1>'.
Q.
",Vi
~~
}.. .~
~.
, .
~,~
j~
~€
. .
~~
~
~
c
c
-~ -'<,:>
-.
,;;:~
~ j~:
~
t
il
~
~
.
t
K
.
,
"
.
~
~
1;
~~
~~
~~
i~
~~
~g
~!
~~
if
i~
~i
eg
~b
~1i
0_
0.,
~!
bO
~~
,-
il~
~e-
o '
iii
:.~ ~ 5.~
~ 5 -.... a
6 f l~.t
~ ~~
~~~
o
.
~
~
o
.
~
,
,
g
~
i
~
1;
2~
~~
ii
~$
~.~
~~
"'t.:?,
~.
~i
.~~
~~
~~ Q.. ""
:i2 :t'~
~~
d:s
"
~
~
~
il
-0
II
:~
88
o.
~~
.~
,0
o~
~~
~,~
, 0
o
~1
(: to"
~~
.:-~
.
26
r:'?'
~i
cJ" ~.
~~
"
c.,
, .
~2
~~
..,
;!;
~~
c~~
~~t:-:
~.::.Vi
~'~~
bl~~
~~~
~~>
~~e3
~~
()!;!
.c
~
"
"
-
z
~!
'l):":;
b-
..
~i
,"
.1
] moo. 0 N
~c..,:
15180
S roooo C
:,
b
.
,
.~
.
4
o
t
~
1
J1
.Q
~
f
It.
<
&
~
.... e-
~ (j
f
~
It.
~
~
.
0;
.3
,1"1 ~
~~
tl
.b 0
~bJI;
~
~
~~
.ll
~~
~aif
, i!1
:,
b
,
.
.
4
2
t
l
i
g
~
~ !
tl.i
.5;- .....
~ I ~
~'Q
~~
~J
~ .~
s~
-~ ~
.s:ii.
tl
0,
~!
'"
~
,
"
j
'.... ----
/
,J:...o N
1.\119J
'-"""Cl "'I~.~ ';) j(J/I"O I" #<>.~ ,SOI,M
It.
"
s
"'
,
:,
J
'I."
Q~
"
j~
E:t:.,
.0
~~
~<J
.::l..;
b'
~~
~~
~~
~&
~~
p:
.~~
;;'0
.~ -=
~o
eO
~t
~~
f
J{
.Q.":!
'E
E
~o
~;
Jj
0,
~]
<~(p
.'
]
~
<
.
"'
~
:,
j
I.
~
_ "
o.
jj
:~
E <
~~
.0
"~
1":8
.g'2
H
~ ~.
~g
~~
.<; ~
~,
~8
I~
."
~o
o
,
,
..
'"
,
o
~!n
~t 0
ii!i
~.~'"
!~~~
~ !~
~~.s
HH
c: o~..
~ ~.~ ~
"l~ f:
~~1ig
~iI~
till!
~ =: E l:-
W!I
r~ ~~
....1\. 32-
~;-,~.
~; .il
jl
.z
~-~
"
E
~8
o~
..89'07''''
t.jIT,09
"
~
Og'Zg;>J
M.Hi.95f..OS
~~
~~
ti
,>
o ~
!it
~~
"
o
~i
"'
:,
j ,
.
~
!~ i
g'~ ;.
, ~
~.~
~E
, 1;
~8
ot .~
,
~
..;
o
~ ~ I l
] a~
Ji
J
~
o
"
, 0
:i ,
~~I
l~
""
,s~
l-f
g E
1'~
0"
-"
il
Ii
~~
tf&
~:;
[li~
~:,
u.
, '"
~ a
0."
~i
~<A
o
~
J
~
it.
<}
~
e I
~~
tl
"0
~~
~J
L
~i
~g
t~
_0
~Q
"
j;
.-
~~
0'
,-
-~
H
.>
o
c.',;:
~~
0,
~l
0"
'0
!J
l!
~"i
:.:~
3..oc.,.,;..o-N
C6--l00L
c
a
'05("t"5
~
~~~
~:g~ ~
~Q
, .
:ri
~
~!
~i~';2
,
G
~
~I
:
%
I
j
~
;, '~Zi
~I
~ '1
t
..-:: '01
J
J
.~
o
~
~ 1
J I
J ~I';
o ...~
g ~8
J :
J
, jh
~~
..'"
~8
~i
~~
'O~
.'
~b
, 0
~~
~J
n
~
1:
~
to
~J
n
~l
~ I
f
~~~
.-:~~
:\~~
o...~v,
~~~
~~~~
~g~~
:tOt~
~~~b
0......011I
"'~UQ::
~~8~
e~~~
~
:::
~
..
~
.:
:::
~
0.
~~
(:.~
~~
o~
~~
(to
"'~
~I
EXHIBIT 02