1999-12-07 Preliminary Plat
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Deb Garross
DATE:
7 December 1999
RE:
Albertville - Albert Villas Preliminary Plat
FILE:
163.06 - 99.08
BACKGROUND
The purpose of this item is to continue consideration of the preliminary plat of Albert Villas for
K.C. Land Company. This item was scheduled for public hearing on September 14, 1999
however the applicant requested that the applications be removed from the agenda and
considered on October 12, 1999. At the October meeting, the Planning Commission gave
direction to the applicant to revise the PUD and preliminary plat drawings to address the items
outlined in the Planning Report dated 8 September 1999. The Planning Commission
continued the public hearing to November 9, 1999 wherein the Comprehensive Plan
Amendment, Rezoning, and CUP/PUD for Albert Villas was approved. Consideration of the
preliminary plat was continued to allow the developer to address the many conditions outlined
in previous Planning Reports. The focus of this memo will be to outline for the Planning
Commission the revisions that have been incorporated into the preliminary plat since the last
meeting.
ISSUES
1. This project required that an Environmental Assessment Worksheet (EAW) be prepared
and reviewed pursuant to the process established by the Environmental Quality Board.
The EAW was published on August 25, 1999 and comments were submitted from the
Department of Natural Resources and State Historical Society. The EAW process specifies
that the City may not grant any project approvals until such a time as the City Council
adopts a negative declaration (a finding that the project will not result in major
environmental impacts). This being the case, a recommendation for approval of the
preliminary plat should be contingent upon completion of the EAW process.
2. In the event that the Planning Commission finds the preliminary plat to be consistent with
the objectives of the Comprehensive Plan and City Ordinances, a recommendation should
be forwarded to the City Council to approve the preliminary plat subject to conditions
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
specified by the Planning Commission. The attached findings of fact and decision
documents are provided to assist the Planning Commission in this regard.
The applicant has submitted revised preliminary plat plans which address the majority of
conditions and issues identified in previous planning reports for the Albert Villas project. The
number of conditions has been significantly reduced to the point that staff is comfortable in
recommending approval of the preliminary plat. The majority of conditions outlined in the
attached draft Findings of Fact and Recommendation reflect the various approvals for the
EAW, Comprehensive Plan Amendment, Rezoning and CUP/PUD applications. Other
conditions relate to the park dedication that is desired by the City for this project. The Planning
Commission should discuss the park dedication and form a recommendation to the City
Council concerning this issue.
PRELIMINARY PLAT REVISIONS
The preliminary plat has been amended to increase the width of 5151 Court to the required 60'
right-of-way width. All of the planned rights-of-way including those proposed for CSAH 18 are
consistent with City and Wright County requirements.
The developer did indicate to staff that he has negotiated an option for the triangular parcel
located east of proposed Outlot E. This development is positive with regard to the preliminary
plat and PUD circulation system because it will provide for a secondary street connection that
was the subject of concern at the time of the original proposal. To date, the developer has not
provided documentation that he has control of the triangular parcel. As such, the preliminary
plat and PUD plan will likely need to be amended at some future date to incorporate the legal
description of the triangular parcel into the project. (This action will require publication and
public hearings before the Planning Commission and City Council). In the interim, the
preliminary plat identifies that a temporary cul-de-sac will be constructed at the eastern extent
of 52nd Street, as had been recommended by Staff.
The revised plan indicates some minor modifications to the wetland mitigation plan. However
it should be noted that the amount of wetland impact in the proposed plan is relatively slight
considering the size of the parcel and the number of wetlands (and County Ditch #9) that exist
on site.
With regard to the Shoreland Management Ordinance PUD requirements, the concept PUD
plan indicates a schematic layout that appears to be consistent with Ordinance requirements.
Additional land has been shown for a park area adjacent to Swamp Lake and the number of
lots shown within each Shoreland PUD Tier are consistent with the Ordinance requirements.
The revised plans indicate screening and berms along the rear of the lots which are located
adjacent to CSAH 18. The proposed screening and berms are consistent with that suggested
by staff during the review of the original proposal.
With regard to the lot arrangement, layout, area and width requirements the applicant supplied
the data which is incorporated into the following table:
, '
Lot Area, Setback, Height and Coverage Requirements.
R1-A District Required Original Proposal Revised Proposal
Density (Units per Acre) 2.9 1.34 1.30
Minimum Lot Area 15,000 sf 80 lots (44%) 12,524 sq. ft.
Range of Lot Sizes 15,000 sf 12,505 - 35,647 sf 12,524 - 36,671 sq. ft.
Required Minimum Useable 12,000 sf 30 lots (16% < 12,000
Upland lot area above O-H- 12,000)
W (80% of required lot area
must be above O-H-W)
Lot Width 1 00 feet 80 - 150 feet (143 or 85 feet minimum
79% of the lots are 95.04 feet average
less than 100' wide)
Lot Width Corner Lot 120 feet 90 - 130 feet 100 feet minimum
2 Lots (10%) conform (except 2 lots are 95 feet"
to requirement
Average Lot Width Corner 101 feet 105.1
Lot
Buffer Yard Lot Depth (lots 170 feet 165 feet* 170 feet except Block 9 which
adjacent to arterial or major has 155 foot lots
collector streets)
Buffer Yard (lot width 25 feet 1 0 feet 1 0 feet
requirements for side yards)
Setback (PUD Periphery) 35 feet Unknown 35 feet
Setbacks (front) 30 feet 30 feet 30 feet
(side-interior) 15 feet 1 0 feet 1 0 feet
(side-corner) 30 feet (side 20 feet 20 feet
yard abutting
a public
street)
(rear) 25 feet 30 feet 30 feet
Wetland setback from O-H- 20 feet Unknown 20 feet
W
Building Height Maximum 35 feet Unknown 35 feet
Maximum Lot Coverage for 25 percent of Unknown 25 percent of lot area
Structures lot area
Minimum Floor Area per 2 BR 960 sq. Unknown 2 BR 960 sq. ft. above ground
Dwelling Unit ft. above 3 BR 1,040 sq. ft. above
ground ground
3 BR 1 ,040
sq. ft. above
ground
* The lot depth calculations are based upon the Wright County Highway Department
requirement to dedicate 65' of R-Q-W for CSAH 18.
PRELIMINARY PLAT PLANNING CONSIDERATIONS
Lots with Easement Constraints:
There are a number of lots within the proposed development that are encumbered by
easements which severely restrict the building envelops, future home design and options for
accessory structures such as decks, sheds, gazebos etc. The lots located along the western
edge of the NSP easement are large in area however the existence of the easement results in
a limited building envelope for these lots. The applicant has provided a number of house plans
and foot prints that can fit within the resulting building envelopes (however it should be noted
that these are general examples and are not necessarily representative of the type of homes
that will be built within the development). The Planning Commission should be aware that
future owners on these lots are going to have little if any yard area to construct accessory
structures, which are typical in single family neighborhoods. Furthermore, the reduction of lot
width flexibility requested on these lots also restricts the ability to construct oversize or three
stall garages. To address this issue the following are suggested:
1. The applicant file deed restrictions with the Wright County Recorder of Deeds for all lots
adjacent to or containing NSP and/or Amoco pipeline easements indicating that no
structures can be built within the easement areas.
2. The applicant provide information with lot sales literature identifying the NSP and Amoco
easement restrictions.
Lots with Wetland Constraints:
The proposed project contains areas with relatively shallow lots which are encumbered by the
large wetland area in the middle of the site (Outlot D). Similar issues will present themselves
on these lots as that which was described above. To address this issue the following are
suggested.
1. The applicant provide information with lot sales literature identifying the building envelope
and 20' required wetland setback area, where no structures can be constructed.
Parks & Trails:
Under the City's current Ordinance a 10% park land and/or cash dedication is required. A land
dedication of 23.5 acres for the entire project, cash or combination of land and cash will be
required for this development. The cash dedication for a single-family development is
$1,300.00 per lot, which in this case would result in $439,400 dollars for the entire PUD (338
lots multiplied by $1,300.00 per lot). The cash dedication for the preliminary plat would be
$230,000.00 (177 lots multiplied by $1,300.00 per lot). The park dedication fees, if any, will be
collected at the time of final plat approval, for each phase of the development. Trail dedication
standards require the developer/owner to construct trails with the cost for installation counted
as a credit toward the above mentioned park dedication requirement.
The preliminary plat proposes to dedicate two public parks wihtin the development area north
of County Ditch #9. The largest park within the preliminary plat consists of 5.8 acres however it
is a long, narrow configuration which is not very conducive to use for active recreational
purposes. The site is too narrow for a ball field however a minimum size soccer field and
basketball/volley ball courts could be constructed within the park. The second park area (1.9
acres located southwest of the intersection of Kahl Avenue and Kaler Avenue) is extremely
narrow and of little public recreation value due to the storm water pond and County Ditch
constrai nts.
The proposed trail system is an attractive amenity for the development and will provide for
pedestrian circulation throughout the project area. The Planning Commission should be aware
that the preliminary plat shows 20 foot access easements for some of the trail connections as
opposed to 30' outlots or platted "park" connections required by the Subdivision Ordinance.
1. The preliminary plat should be amended to include an asphalt trail along the south side of
CSAH 18 in place of the sidewalk that is shown on the plans.
2. The preliminary plat should be revised to delete the asphalt trail shown along the north side
of 52nd Street and the rear lot lines of Block 4. (This trail is not necessary because there is
a proposed sidewalk in 52nd Street that will provide for pedestrian circulation).
In addition to the items outlined above, the following conditions identified for the original
application are still applicable to this application:
1. The EAW process shall be completed prior to City Council approval of the Comprehensive
Plan amendment, rezoning, CUP/PUD and preliminary plat.
2. A Planned Unit Development agreement is prepared which includes all development plans
and specifications, shall set forth specific land use and performance standards which must
be adhered to throughout the life of the PUD, and shall be approved by the City Attorney.
3. The number of building permits which will be issued to the project will be limited to 50 until
such a time as the entire length of Kahl Avenue/4th StreeUKallard Avenue is installed to
provide a secondary access to the development.
4. The City Engineer provide comments and recommendations on the following:
a. Status of the EAW
b. Grading, Drainage and Erosion Control Plan
c. Water and Sanitary Sewer Plan
d. Wetland Mitigation Plan
e. Easement location and sizes on preliminary plat
5. The applicant submits documentation from NSP and Amoco identifying that each entity has
reviewed the preliminary plat and that the improvements proposed within the respective
easements are acceptable.
6. Deed restrictions are prepared subject to review and approval of the City Attorney
identifying the building pad locations for all lots adjacent to or containing the NSP and
Amoco pipeline easements. The deed restrictions should identify that said lots contain
restrictions precluding future building additions, decks, accessory buildings, and play
equipment behind the homes within said easement areas. Sales information will be
required as part of the PUD approval disclosing this development restriction to future
homebuyers.
7. The applicant provides the proposed means to disclose the location of all parks to future,
prospective lot owners.
8. The developer indicates the timing and method for removing and/or relocating the existing
buildings located on the subject site consistent with Sections 1400-1 and 900 of the Zoning
Ordinance.
9. The developer indicates the proposed use of model homes consistent with Section 2200 of
the Zoning Ordinance.
10. Any other conditions as set forth by the City Engineer, City Attorney, Planning Commission
or City Council.
CONCLUSION
The proposed preliminary plat has been amended to incorporate the majority of issues and
conditions identified by earlier reviews of the project. The decision to approve, deny or
conditionally approve the preliminary plat of Albert Villas is viewed as a policy decision to be
made by the City Council. This memorandum outlines recommended conditions of approval
should the decisions be made in favor of the developer. To assist the Planning Commission in
its formulation of a recommendation, the attached Findings of Fact and Recommendation are
provided.
ACTION REQUESTED
A motion to approve the preliminary plat of Albert Villas subject to the conditions identified
herein or as amended by the Planning Commission is in order.
Attachments:
1. Exhibit A
2. Exhibit B
Revised Preliminary Plat
Draft Findings of Fact for approval of Albert Villas
pc: Linda Goeb, Mike Couri, Pete Carlson, Kevin Mealhouse, Matt Davitch, Chuck Plowe,
Keith Harsted, Ron Rotelle
EXHIBIT B
Lot Area, Setback, Height and Coverage Requirements.
R1-A District Required Original Proposal Revised Proposal
Density (Units per Acre) 2.9 1.34 1.30
Minimum Lot Area 15,000 sf 80 lots (44%) 12,524 sq. ft.
Range of Lot Sizes 15,000 sf 12,505 - 35,647 sf 12,524 - 36,671 sq. ft.
Required Minimum Useable 12,000 sf 30 lots (16% < 12,000
Upland lot area above O-H- 12,000)
W (80% of required lot area
must be above O-H-W)
Lot Width 1 00 feet 80 - 150 feet (143 or 85 feet minimum
79% of the lots are 95.04 feet average
less than 100' wide)
Lot Width Corner Lot 120 feet 90 - 130 feet 100 feet minimum
2 Lots (10%) conform (except 2 lots are 95 feet"
to requirement
Average Lot Width Corner 101 feet 105.1
Lot
Buffer Yard Lot Depth (lots 170 feet 165 feet* 170 feet except Block 9 which
adjacent to arterial or major has 155 foot lots
collector streets)
Buffer Yard (lot width 25 feet 1 0 feet 1 0 feet
requirements for side yards)
Setback (PUD Periphery) 35 feet Unknown 35 feet
Setbacks (front) 30 feet 30 feet 30 feet
(side-interior) 15 feet 1 0 feet 1 0 feet
(side-comer) 30 feet (side 20 feet 20 feet
yard abutting
a public
street)
(rear) 25 feet 30 feet 30 feet
Wetland setback from O-H- 20 feet Unknown 20 feet
W
Building Height Maximum 35 feet Unknown 35 feet
Maximum Lot Coverage for 25 percent of Unknown 25 percent of lot area
Structures lot area
Minimum Floor Area per 2 BR 960 sq. Unknown 2 BR 960 sq. ft. above ground
Dwelling Unit ft. above 3 BR 1,040 sq. ft. above
ground ground
3 BR 1,040
sq. ft. above
ground
ltl l':i':::f:j IId:23
E.G.RUD & SONS INC
512 785 5007
P.04/05
BP Amoco
BP Amoco PIpeline
28100 Torctl Par~WiIY. Suite 800
Warrenvflle illinois 60555.3938
630-836.5100
A
~~!~
~.~
November IS, 1999
Mr. Matt Davich
E. G. Rud & Sons, Inc.
9 J 80 Lex ington A venue, NE
Circle Pines, MN 55014-6007
Dear Mr. Davich:
Proposed Road CrossiQ.g
Thanlc: you for the information you provided in your facsimile yesterday. Unfortunately, there is not enough detail
on the drawing. It is required that Amoco be supplied with a complete legal description orclle property so that the
exact location of the Q'ossing in relation to the pipeline can be detennined. 111is will also allow us to identify which
Right of Way ContractS or Conveyances are being affected.
In order to provide adequate protection to our pipeline, Amoco requires the following conditions are observed.
No utilities or Toads shall run parallel to Amoco's line withio Amoco's right of way.
Amoco discourages any parking lot built on our right of way. If one does exist, it must be asphalt nnd have
a mioimum of fo\lr feet of cover. In addition, a pavement agreement must be executed between the owner
and Amoco. This agreement gives Amoco the right to excavate within the pavement area for any required
futUre maintenance on the pipeline without being responsible for any pavement replacement. Any
pavement replacement will be the OWner's responsibility.
Pipe and road crossing Amoco's right of way should run at or as near a,g possible a 900 angle to our line.
In addition to the above items, the followi..cg are requirements which need to be considered when working within the
limits of the easement and/or arouod the pipeline.
There shall be a 2 foot clearance between Amoco's pipeline and any other utility line. Amoco prefers that
all Utilities cross under our line.
A minimum of five and one half feet of cover is required for all road crossing and/or parking lot
throughways.
All concrete pavement i,g prohibited.
A minimum offour feet of Cover is required for aU drainage ditches.
Any strUctures such as manholes or catch basins shall not be loca.ted over the pipeline. A minimum
horizontal clearance of five feet is required between the struclure and the pipeline.
/18-1999 10:24
E.G.RUD & SONS INC
612 786 6007 P.05/05
. ~ /
No trees, shrubbery, above ground structures, etc. shall be planted, placed or built wjthin Amoco's
easement.
Please contact Minnesota One-Call at (800) 252-1]66 at least 48 hours prior to My construction so thac we may
arrange to have a representative present to ensure that there are no conflicts with our pipeline. You may also use the
On~Call number to have the pipeline physically located, probed, and flagged across the property. If you bave any
questions I may be reached at (630) 836-5192. Thank. you for your cooperation.
Yours lruly,
~
D. Neilan
M. Reh
D. Sommerfeld
TOTAL P.05
12/02/1999
LOT WIDTHS 12/02/1999
SIZE NO. OF LOTS
85 - 89 68
90 -99 63
100 - 109 28
110-119 9
120 -129 4
130 larger 5
total 177
~
IJ.
~
z~
. l>' /
, III
:~~
'~.
~l
'- >~~<
.... . ...~:::-::'"
~ ~~~~)j
, ." , . '.':
,1' ~....~...,. ~ ".' ....... ... ,..........
.i(' .~ ~ \. /~ . \~~ "
i-i I ~/~ ~ "f ~ ~/~ (/~ ~
/ ..\ \." \;, ~~.. \~ \~\6"'/ t.
-.i -=c::::.~~~~~ ~ _ _ ->:- _ _,:........:..:1-'- -~
<:::(t-y
'-:---~-fY~~~-
..~ . \.Y
...~..\~
\~
......\.... ...~
. ...~~...
~.:;:.~
'. ~
'. \. ~
~~-~
- ." .-
r.... 1f.': ".
.........",. '\-;
II: .~ ..
\;, \ ~
~"
\.
~ ~
.
. \;'.., ..~
<\16.'
~
.... ..' .. ..' '. ~
.J ... \to .&~ '\. '~.\r' .... ,
iI'. · . \.<1'. \-.. .. ..' ..' \.
i~-'-~"--- -t-.~\..-:--.i - ':7":'---~-:7~'"
..... .,
", ~
", ~'"
;....~..:'J
......
1.1,"
.... ..t
f-~-'
\"",
\.
.,J::.f--.-J ....::.::\ ,,'-:
.
.~,
I
I
I
I
1
I
I
------------~~~---------------i-
.~,,,\.~~'" . c::7Pv~. I
/ I ...-1'-'"" l?'/tt I
'/1J~~\ 1\ I ~ :
-~c-~~ I
= t ~ - ~J-f~r'~~;;;~r~: _ 1-7::~~'''~\1
I \i I- - \ ~ L- -1 ------yl L -L --L / ~
I! I L-- .->- .~', '> ----I Iii
~\: L ~ --I ~\- 11T--::)Y~~:--r-" V"--~-----'I. 'L
rli I' ~ \ \ \ I I '11-- i I \ E' ,.1--
/ _ ~ r - J ~\..- 'r 1- L, L, LTL ,..L..r ~ '
I ~ r- - -r \ \ \ I I I I I /1
-~: L _ -\ \ \_1---1 -1_I_L L"J .~.'
II' ~~ r-
-~ L-~- \\II'-/-/-r'l ~_
- -n Ir/ (- \ \ \ I I I , I 1 .L~~
-1----t--\---\.~)~=/:-~-~f-+-+-~t-=_.). -
- ~ I --\ <AI. \ I I I I I !;1 ,
- ~ \"' '< " \~\.-l--1_I_,L L J r--
J;. /" Y' '~'=l-'T"'- ; -----"
-- ',\. \,/ "" ..,,-:J-' I I ~- t'" I'L~"F -.
~"~~~~~Z~~~!~~~rIL
I / ).. -- ;:.'~ A\
/ '''::Y~'''/ ^
/"-,, ( /\
/\'/ /\ I
/ .".... '\ /
~)..( ,/ \,' <: /' A
\ / <'" ).
Jb,\~_,,/ A \ /
"::k;.:"r \ '( >
I
",. ---I \ X
;r \ Xl',
'-----, \ / /,-
\ \ / / /'-
"'__---\ V / /r
./v / /
, t---7~-:--~7--/- /'
1">1. .4. / "..( /'
~{ //
\4. ,{ L. \ \,- -- ..;..-
I. t\ -YIT-Il--~
~,{ \-1. I IJ f--'-
~ ,/i" -. -= I _ .-
I. j./f 1 . I' I \ \
I .'~-.;, j I I I
~ - ~:"'I 'J,-"
~ I
en
c!
-.
I.
~J
)
63
~ .
~
--;,
, ~)o..._ 4...:~..
"'.:..' "....':.
..:\ .. ,~)
---;, ....,,,~...
....~;~- \('
-"
"
'~":"~':,:,.. ~,
'-' " ,~,
_!,'-.. 0
- -.;' ..~;~~,
..:~':: -x"" '~..
-,-
.'
(,.1
(~..
-
.
I -:,-\-, '.$,\ I
I I f:$J~>1 1----
L.L.J--~ M'-- ~.
r r I-T~~..\
VI) --'(C:-i I /
I I-:. ---F::: 'r - ..J / I
j-=C;:;L j / /
- ~ .J...L
/ l,..J_--F::: H / /
Irk(;:: (/1
/ I:-J ,~' / /
/I)"?t~y ,I
/ ~ ~ ~'7 ;' I
/ / f:..i "........ / / / /1
I /(::,'''-0, ~/ I I
1;1t(;2,~'J.;?\/ /4
/(0 ''NJ,,I,,,J A I.::::
, ,'v"> F~ J ( / .'"
I / 0~:::,~'-I "p/ it
Irk, ""J I f'" / V.
/ (-J 'fII: '"'y ( '4>
~~5~", ~ / /
/10'" \, - I / /
/// ...<,,\\......>, ~ \ / / //
I /"'1\\" Z &u~.? j I /
./ /.' "Y \\."t;:f<"?\; '\ / /
1/ \~ \ ",\ \Y // F
I/\./')\~",,-:.( I/. /
((v'Y \\\Cr v / / 4> /
(\ \ ",\ \v I/./.
( /C ~~ \:.( I / / ~
,j~ >'t~~Z ~ v /1 /. /
, '<< "'^' \ v/./.
1/ <V " ,')\ y 1/ / / /. I
1/ /5,~~ ~N"yY 1/ // // //
II I'/.; "''-'0 'J I/./. /. I
/. (/ ",G::,~ 'v // / /./.
/f/~ ~"''' f;':"'<,/ / /. J / ,{ I
1/ I ~-...... I....,........;t:~y'/ //// / / \ I
I (J 'N/,-J~ /' / /. ~/./. \
; 0'::::.~~ ""'V' I/./. 0'/ /
1_/, v--;l.>!rv /' / / "/ \
/ (("-cd!- '-/ I // // /<
( /:J,~ 7F--:Y < / / ~ / \
( ',!r, 0. / / / \
, L,)- / <%>;, :7/ t, \
- - --'--- / /Q> :7/, r\ \
'is \ 'JII !'Lt~ "', ''-, // // //. / "~\ \
:' " 1\1~ I CJ/ ", ',,/ / /. /
'\1\1-J4-~ 1/ 1'2:', " / / / /" '\
\',)-'--I,Jrll X"" // / /- / \', J " / <,
__ 'r / - "'-'( /? I j;" / / /- /z, \" / \
I I "-"...-,,-,1'''; 0/,0, / // /./ // , /
"-, 'C;" '<v,*,~II('-1::- / // /./. // '",,~ A \ I
" ;-, ,( I? / v') '" / ,- ,
~- \ 'i- J/ Z ',/ / /. / \ '"
~'" \ 'v >i rl/( ?:- '/ / /- /A"___ "" / \" , I
I ~\ \\ v ,--<"/ ~;' ,j;') // / /- / "--- "--- \ (II t--- "--- \ " "
',~) '--(-<v~;/ / / /- / "--- "---\, f "---\---
I ' ''-, ,,~ /// /////./././~/// \ ~ - - ~ "--- "---
"<^, // /', // \ I \
/,'/ /. / \
// ~"// /./. // \
I / / /. / \
// .. // /./. // \ I \
// //Q>/./. /./
\ "// // /,/. '// \
I - - - ~> / / ---811_ Ut.oo.oos--
I /
I //~
I //
\ ////
/
I //// .
I
/
\ ////Q>
( ,
i i ii~~ !I
~ ~ ~5n d
!A i
iiU : ~
~Il:l~ l5 '"
i=1~l! ~
Ii Ii Ii Ii Ii
J;l5'lil:;!ill
'"
!
1 jN ~
Jf~ I! t
It! !:! ;.!
jrt~ i~ ]~ I <ll
ll~ I! H ;
i,i }. -oj W
I~i ~: i~ ~ i
-oh ij~ II 5 ~
1"01 ~I! J ~ ~
1"1 ii~ il ~ i
1 &I~ 1 ~d 1 d ~ I
8 I
d I
~ -L-f
-!- .J
r ..,
~ gr4
01
- I
9 ~
~i I
I~" ~
ii~ I
Iii ~
~~~ I
I~~ w
ail9 i
~l!~
i~i I
al~ l!
~ii I
Id .
lili~1i1i
lillil llli!
55f !
--~ -
~
]
1
m
I i
! J
~~ · l<!l
~~ i I
99 !i )!
ii. I j ~
. Ii !: ~~d~ . i ;!
:nnllh~~! ~ ~ ~I
<
~lii'
o.~
ao.
~:
I d
. S~ ~ ii
i . "lli" i ~~
" d~ III ~o. d
. ~~..~ ~ I2li~ ~i
l ~dig ~~~~ b
I
+
I
I
I
\
\
\
I
I
\
\
/
\
T
I
I
______________L
" r---,~~---T--.r;~~-J~--l
II {. r----L-- -f'-1
I '~l t~ ~t'l<(
(', I ~
Q ---:---~-- ---11
~ ... 1\1'. '- \J' I ~
~ I ~~ ~' '~"z' ,;~--1 g
~ f-------- I I ___J i
~ I .. I.. I
~ ~ I .~~t .~~ \
~ ~----i'\\<----"
\
\
"I
~~.
l5
III
1ii~
I~
~!C
B!I
l5~15
~;:~
_~ti
Wi~
~~15
~ ;I~
~ mil
~ ,;;
d
z
~
I
ty
~
1Il
I J----
J------_ T I I I I
I / - --- ~~\ I I 1 1 1
L~/' ~/\ \ \ I I I
~r \ I I
~--- I \ \ \ I 1 I I
: I \ \--1T~I-L,-'-rLT
t----~ __~--\ \ I I I 1
I -- \ \ I I I I I
l..-----f \ \ \ 1 I 1 I
I \ \ \__ _1_ --1 _ _1__ __ L _" _1 _
\ - j \--- ~
II: ,- \ // ... _ _ r - -,- -T - - T _
---4: I ,~., /---, ~ 1 I I I
I': I ---- ~ /\ \ \ I I I I
---~: -----\ \ \ \ I I I I
I', ,-, \ \ \ L--L_I__l~
--=t~ I \ L~A--::--r-II I
- ~--\-\.Y I I I I
I: I \ V" \ I I I I
----:11 ~----I <: \ \ I I I I
\1: \ \ / '\ \ L.-----1--L_L_--1_
---Iii j{ '\ \-_/
\ \ / '\ '\'\-/
"" ""-- \ / '\ /
B __lit' 1,( '\ . /
r~ h /1/ '~ )
~//
; ; 1
/ / f'-. '-
/f/ '-
//~
//1 '-,- /
II/ '----..j
I I
I I ,,- 1
I I I '-,- '
I I : '- i
I I / "
I I f-.... /
I I, '- '
/11 '-
/ / ~ Ii ~'I
/ / / ;,~ -..}; ~.
' / / "'Ii!li i~--f~
I .... I.
r/<?/ ~ 1
t /
,
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
'- -...j
/
'- 1
.......
I
/
/...
/ '-,- I
'--....,.I
I
/
/'- .......
/ '-
I
/
/......
/ '-
\
\
\
\
\
1-
Q~
"
~"'o
L.
I
'\ I 1 I I
> I I I I
/ '\'\ L--L_-L_-L
/ X
,,/ / '\
"/ / ^
"/ / '\
"/ / )-
", / / '\
< / >'\
,,/ / '\
\( / /"
"/ / '\
\:/ / '\
/ /\
'''/ / \
\ /
,/
\/
\ ,...-
\ ,...-
,-,/
\
\ --
',.----
\ \
\
\
\
/'
/'
/'
..J
-- -- \
--
)
--I
\
I
~I
~R I
4 ~ I
I
~; I
43 I
(l /t
/)
I III
I I,
J/.
/
\ /
'(
\ I
1\
\ I
I~
/'"
I
I
I
I /
r--__..,./
I' I -- l
I \ I I
II \ I I
\- -,I I
'--- ..
--
/
----
/ II' 1/
J I ! I
/1 / I
11/
/; /1
I, /
I I I
Ii}
/ /
I
I
I
I
I
I-
I 4.
r--\--- - -
I
~---
I
I ,
I~
I
\ ,
\ '
\ \ I I I
\\ ___-\:- ~ T ~ ~,-1 -
.----'----\ \\ \ I
\ \ \ I
\ \. \ I I
" \___ _1- ~ __'\:-
~..--- .-
_/'
I" " ~
I " I
" "I
/
"'- '
'" / ~
~
/
~'~ /
'-/
/
'" / /
,,/ - /
"/ .z... .----'----
V-
I
J
'''--,
I
',-
I
I
0,
/
, /
')
I
I
/
'--I "
/
/
-/
I
/
/
(
/
I
'''.
/
.----
i-i--
I I
1- \ \ ............ \ !"" !
I \ 1- _L --..J ~ _I
\ \:v\- \. I I
I \ 0'\ \ I I
r.-------\ / \ \ I I
I \;/ ~ \ \ .... I I
. } ;/ "% " \ L- ----.-J
\ %. .- ". ...~" ~. \ $-... - - 1-
;/" ,,~y
/ " " > /.. ~ t-'" :"'!' ......(" ";0"'".,
'> ;/ ./~P( .... I
;/ - .."/~" I
v/ '
/'
.----
".
~<
/,
;/
/
..
....
'"
;/
/
" .-
./
"
,
,
'b\'
\
'-,
1:>.
"
~O
~
~O
>
..(
~
"t;
['iI
:;l "
U
[j) ~~
u
5:i "'"'
0. =- .9
<ll
~
0
!\
>-
OJ
Z
U1~cJ
zw~
00
Fa::c5
:5~~
::Jww
u",w
-' z
<:::t-
Ua::~
0~W
~tf)W
~O~
ozg
D-<D-
~~
~ "'"
"
~ ~~ ~
m ~ ~
~ '< ~
~ ~ ~
~ .
9 ~
~ ~ ~ ~
~C)"
~it
'"
"~~
R
W
i:i
~
5
~
W
I
~
~
Z
W
Z
w
e
'0
w Z
R C;
~ f;~~
4: ~l. \.:lZ
~~~ !~
~~<i ~8
;r~ VJ>
:~~ ~~
W:r:~ wZ
WUCL LL=>
~~:1 B~
~.-J
~~a W(;::;
l-<1~ f-Q
e~:i ~~
C/)W 0:::-1
f-VtU ~~
5.-JZ ~i3
;5~tJ :~
~8'-/) ~~
.I i= Z.-l
~~~ ~~
(/)4 r ~-<.-
--:r:Zl1 ~~
'"
Ii!
';
Q ':J
<{Z
~~~ ~~
;~~ ~B
j~U 8Ct-
~6;i~e
[/1~. U Vl
Z 1- 0 <10:::
~~.~-.J Z~
L'J <1:~ 8 a..
S ~t;o:::
: 3 ~~
i~1 5? tJ
[L 15
w~
uJ
"'~
,~ >-
.Ju
~ ::ti!
8 J~~l- i:3~
~2S:;~;;; ~~
w
~
"
4
<T,
W
'"
<1 Vi
Z<t
,,-W
"
Z<t
DR
pW
w>-
WW
W.-J
DeL
",,,,
,,-0
..J'i
.-J'"
<t
i7ilj
~~
~~
f38
.~
~~
x~
~:i
<w
~i!
<~
>z
4~
~:
0"
~~
~I
El..uvi
....i5t::1
bi'~~
nj
~~l=;---
I~ I ~I I'L~
, 1 1---,:J1
,I \d I ~I
4-~~I? I I
\ 11 4-- I~'
\ - "i'-r /:/<)
'r,..-- l.,\, I) ~
/~ 1 "c>_ < V / j"
/ ''''' \ _ _ ,J0 ~? '^"
/"5 'Z3t . ,,"-- \'" >~/;/"'"
/ If /"J;, ...."-"c2 -<""/ ;z--
(u" / / If ~~. <;. / v"
.1 ):fJ ;i&!i-~\ \~./i;j~'Z:'~
,.~ / J)) _ _ 1 "--<, '-i / v"
<1 51/ >- '-~ -< J0 ~//
C'?/~ /I-","~" <.,'I..~/ /
",H..i ( (' Y' ,,'.( /
IP 7k. r,,#?f ~" " " /
I~+'(," . /
1 1 1
1.1:-1:. !
1,
,
,
~
"
,
,
,
, /
___LJ
/'
/
/
/
w
z
::;
'"
te
~
g
~
w
'"
'"
'"
~o_@ 60Vi
o (5 <( oj
owot5~~~~;g
~~:gz~~"~'"
'" ~ ~ ~ en ~ ~ ~~
~ 0::: a:: ~::! a ~ w~
~ ~ ~ in :il ~;g f1i",
f- ~ ~ ~ t3 ij if! SL;3
0~-
rtJ.. ....r--l...
1 f:J --J 11,
1 0- :::--o!.'- V''':;
1 _I I -c.;::: '1 .N I
1(1' ,,"-_//-1/
<-
I -~
~
~
L.
~
~.
u~
~8
ww
;:~
~8
u~
~~
~E
c.
ww
~~ .
u ~
~~~
.>>-
>
............;
/
/
/
/'--.........
/ "-
/......
/ "-
(
III
I:
I:
~i11
-- ,
I:
I:
I:
I:
- - -I:
I:
- - - -1:
I:
_-1:
- I:
I:
---I:
I:
--111
-- Ii
/'
\
.....--....-\ \
\ \
\
V
\ \
. I
\ /
J".,
/
/
/
/
/ /
I----J
/\ I -
/ \ I
/ \ I
\- ~-I
--- ---I'
/\
/-,
~/ I
',--
r-
I
~
i5
g
o
I @l
I !
j ~
~ ~ ~
~~i ~i
~;~~:~~
w~i:~~;
II!!I!I
IIII!II
[d1~~UJ I ~
I
e~el!::
d d d Ii!
J .:
~i ·
~;l!~HI~ J
J
I
e~!~~!~~~l!l f
J w_d~
I, ~
J
J.L~A.~i'@il
Jl
J
7'-
I
I
I
I
I F-
I
e!~~~~!sJ
J II!
oS
.
~ J
,-.....,.10."
I
~1!;~~~;!~!~ ~
Ii ·
J... ""... J
Jl-....lFiliilil;:ll~~ ~
J -
~ r jfi?C- ;;:): "
\ I I 11' 'J' '
\1Ty~~ '1 i 1(-: ""
<~='-l) t/< /~V)
{ -;-'~.::;.-
'-
'-
"-
'-
'-
'-
'-