The URL can be used to link to this page

Home My WebLink AboutJune 12, 2000 REGULAR PLANNING COMMISSION AGENDA MONDAY, JUNE 12,2000 Fire Station - City Council Chambers 6:30 p.m. 1. Call Meeting to Order: 2. Roll Call: 3. Approval of Minutes: 4. Public Hearings: A. Case File #00-032 Consider an amendment to sections 1101.400 and 1101.503 of the Zoning Ordinance relating to the definitions oflot area and front yard on a lakeshore lot and the allowed setback encroachments to the required lakeshore and bluff setbacks. B. Case File #00-037 Consider an amendment to Section 1102.1104 (5) of the Zoning Ordinance adding a condition prohibiting the use of public sidewalks or right-of-way for outdoor sales in the C-3 (Specialty Business District). C. Case File #00-029 Consider an amendment to Section 1102.800 of the Zoning Ordinance to permit accessory structures in the front yard on riparian lots. D. Case File #00-039 Consider an,amendment to Section 1106.401 ofthe Zoning Ordinance deleting the density increase allowed in a Planned Unit Development. 5. Old Business: 6. New Business: A. Case File #00-022 D.R. Horton is requesting a Final PUD Plan for 165 acres to be developed with 540 townhouse and single family homes. B. Comprehensive Plan discussion. 7. Announcements and Correspondence: 8. Adjournment: 16200 Eag1~Lef~~~~~OOPS~E~~:Wt~e, Minnesota 55372-1714 / Ph (612) 447-4230 / Fax (612) 447-4245 .\\ EQ!',\L OPPOrnl',iTY [\[1'[.0\::'. PLANNING COMMISSION MINUTES MONDAY, MAY 8, 2000 1. Call to Order: The May 8, 2000, Planning Commission meeting was called to order by Chairman Cramer at 6:40 p.m. Those present were Commissioners Atwood, Cramer and Stamson, Planning Coordinator Jane Kansier, Zoning Administrator Steve Horsman, Assistant City Engineer Sue McDermott and Recording Secretary Connie Carlson. 2. Roll Call: Vonhof Criego Cramer Atwood Stamson Absent Absent Present Present Present 3. Approval of Minutes: The Minutes from the April 10, and April 24, 2000, Planning Commission meeting were approved as presented. 4. Public Hearings: Commissioner Cramer read the Public Hearing Statement and opened the first hearing. A. Case File #00-027 (continued) Mark and Robin Buenz are requesting a road access elevation variance for the construction of a single family dwelling for the property at 14513 Glendale Avenue. Zoning Administrator Steve Horsman presented the Planning Report dated May 8, 2000, on file in the office of the City Planner. The Planning Department received a variance application for the construction of a single family dwelling with attached garage. The public hearing was opened on April 10, 2000. The agenda item was continued to the April 24, 2000 meeting. This item was then continued to May 8, 2000, due to a lack of quorum on April 24th. The following variances are being requested: 1. A variance of 4.12 feet to permit vehicular access to be 903.78 feet rather than 907.9 feet as required to be not more than 2 feet below the Regulatory Flood Protection Elevation (RFPE) of909.9 feet [City Code Subsection 1105.203]. L:\OOFILES\OOPLCOMM\OOPCMIN\MN050800.DOC 1 Planning Commission Minutes May 8. 2000 2. A 46 foot variance to permit a structure setback of 29 feet from the Ordinary High Water Elevation (OHWM) of904 feet rather than the minimum setback requirement of75 feet [City Code Subsection 1104.302(4)]. The staff believed all of the variance criteria had been met with respect to Variance (1) vehicular access elevation, and to Variance (2) structure setback to the ordinary high water mark, with the condition an alternative building site location be foun.~:::m1q by redesigning the structure to meet a 50 foot lake shore setback out Oft~:::::~~6hfirlipact zone. .,..../::::::::::::w:::::::::::::::!:.:::::::::::\:. In addition, staff recommended four conditions to be met by the diilicanfpq!pr}o building permit approval and issuance for the subject lot: 1) CpmJjipe the suBj~Qt::Jpt with the adjacent remnant lot in common ownership with one Bf9peffliidentification::fi.llf:P:: (PIN) and legal description to create one parcel, with pr@f'ofr~fording at the courtm;::t:2) year round occupancy of the property be subject to ~Hlni!ttal ot"::pmergency .{:f:;:" management plan to be approved by the Police ChiEf1fiil::F:i.re Gwill:::::?) all Resolutions adopted by the Commission shall be recorded and proof3t;i~gphling"be submitted, along with the City Assent Form, to the Planning Department; 4f:s~l.pl!ssion of a revised :~::~o:i~~ ~~i~:~m structure setbac~:::I~:I:i::::~~:~:,~om the O~I::pigh water ..... ................. ...... ..... ................. ...... .... .................. ..... .... ................. ..... .... . ........ .. ................. .................. ................. ................................... .................. .. .................. .... ................. .... ................... ..... ..................... ..... ...................--... Stamson questioned what type of emergency.a~larl:#6ul(ft~@,:::iPplicant have to provide. Kansier said it would be vel1'.,,:,~j,Hu~lr.. and reniim9.ed the COlpmissioners other applicants provided emergency ac~.~j:~::plMiW:lI!::~se of fld9':~:::".{?:. Comments from t~:~::I,"I:~:,:: ..:.,:::::::::::::::::::":.,.......:....:i:::....,..:........... Applicant Mark Buenz, as~I(~~afthgptatFbe=:hpproved as proposed. Buenz explained the street se'Y.f:Lv!ev.and pres~nt~,~ photographs of the area. Buenz felt no matter where he place4JP'glibffi~::n~::Fpuld ndHiW5~Jhe 75 foot setback and went on to explain the setbac.l~~tthey felt dl'eylpy,t the hdl~:l~ the best place without obstructing the neighbors' vie.w:::itthe lake. The oh!y:::~tem nMy were aware of when they originally began the pt;oj'e9t:::}Yfls the access prq,!!em. Buenz also said he knew they had to raise the level of the hoUStW,:::i:::;The house w:~~::aesigned to provide for evacuation. ....... Atwood queSij~n~d~j1ellz's opposition to staffs recommendation, specifically the obstruction of~~wffor the neighbor and grading. Buenz responded he felt the setback does not represerifa setback from the lake. He can move the structure back the additional 7 feet and completely redesign the house, but did not feel he would gain enough to make a difference. He also believes the lake will be prevented from raising to that level because ofthe sewer system. Robyn Buenz, said she contacted Scott County about combining the lots (as part of the recommendation from staff). She was told they could not combine the lots as each lot is in a different subdivision. Horsman and Kansier explained the recommendation on combining the lots and how the City would work with the applicant on that condition. I :\OOfiles\OOplcomm\OOpcmin\mn050800.doc 2 Planning Commission Minutes May 8. 2000 Bret Tupy, the general contractor who is going to build the home, explained the proposed garage and setbacks. The Buenz's are objecting staffs recommendation of redesigning the garage. The recommendation will create a steeper driveway and they still will not make the 75 foot setback. Denny Moss, 14545 Glendale Avenue, said all the land surrounding the aPl1!~9fJ:!lt is building is low. His house is only where it is because he brought in fill ,tW:J5fiHg"'it up to an acceptable elevation. Moss did not want the City to put the applicAAI:,Jhrough a lot of grief positioning the house because if the water is going to raise it>>11ret(~t.the entire neighborhood.'{:~:~~::::( """\:::~::::::\:",.. . .' .......... The public hearing was closed at 7:05 p.m. . . . . . . . . . . ...... .... ........ ..... ......... ..... ,':':':':':':':':':';':',. :':';':', ............... .... ................. .... .......................................... .................... ................... Comments from the Commissioners: '.:;:::;:;::. ..:.:.:.......:.:.:.:.:.:.:.;.;.:. . .:.:.:.:.:.;.:.: ;:;:::::::::::::::::;" Stamson: ..... . It is an unusual piece of property. Generally the 904 is a 1i#.~',1Unning along a natural lake shore. The 904 is dete~ined bY:::~.:~~0~,~~~ed street arid/til:~:~f.turallake line where a number of homes eXlst.\i\ ....,:,:::::::,i,i:::\"",.,.... ...:::::::..... . Questioned staff on the alternate buildii1Q,sites:":';::~QmP;Wl}~.:)fpniined moving the home back at least 7 feet would bring them 15 "\~~t.W6fu tiie'tqt~::~ifie and get the home out of the Shoreland impact zOl},f1:,::~b~~4p'e DNR f~:::E6ncerned abbut. Staff recommended a 50 foot setback. The Dl'iBts'Md'lh::!lgesign or"~~tback at least 37 feet. . Agreed with staff~,:~f~2ommendip.(m regardii\,:!;.~ road elevation. . A variance is appf9.prt,~te for !gf.~ setback. ~,~yenty-five feet is unattainable for this lot. Normally hesitaQ,t::!Rc.9pSlA~f::~:::I~g!GW:less than 50 feet, however, with the road being developed and thij:::f.pplicant isnof'Hirectly impacting the natural shore line, the hardshiJ1::!~:~:m~h"",~oving.l~#::]~,pme back 7 feet increasing the setback, is a very minor hard.~IDIE':"".,.""""""tt~::::::::~::::::~~::,'',. .....:.:.:::::..... · .2~pfrive varianc~"'i~I.II~:,feet.",~;:!:::::)'. ..:{:~:~:~:r~:i:~::.;.. ';;::;::;::::::; CfiiiHijiffim:"", H" . Th~~\)yhoever st.:led the house out as it was helpful understanding the layout. . There is"~~::~Wfdsh!g:J~h the lake setback. . The DNR"~w~dirtheir letter they would like to get the applicant out of the shore impact zone.,~;::?rhe setback is to protect the cul-de-sac. Normally very hesitant to go against the bNR and the 50 foot setback but there is a hardship. The shore impact zone has been developed. Some setback variance is needed. . Felt there was a hardship. Atwood: . Unique with the lake setback. . Agreed to approve the structure setback of 29 feet. . The burden of redesigning the structure is not necessary. 1:\OOfiles\OOplcomm\OOpcmin\mn050800.doc 3 Planning Commission Minutes May 8. 2000 Open Discussion: Stamson said moving the home back would not effect the lakeshore impact zone. All it requires is a retaining wall. It is less than a variance. The DNR is trying to protect the shore. It is reasonable and would not require any additional variances. Horsman explained the calculations. ..:.:.:.:.:.... ..::::~~ff~t:~:~:~:~:tt~~t. Tupy said if you move the house 7.5 feet to the south and possibly 219::~:::f.eet to the west, it would meet the requirements. A surveyor could calculate andli~iH:"tK~:i:ij.i:~::~::::~eet. Denny Moss said the homeowner has to build and maintain ~Jeti}ili'p.g wall. ..::Frim. his standpoint, retaining walls always fall down. Moss said i~::WHtlJsiifd:: The streef~i::::::::::::::::::(::. impacted the shoreline, not the applicant's house...::::::::!:::::?;:::.. .:.:;:ii:.::::::t/::.. Cramer said he understood Commissioner Stamsorif.g:::~j~lpfV;:ij~~::@Ht has a hard time granting the setback. Prefers to support the 29 foot setba8~::.:~ce...:::" Atwood questioned staff if there is any otP~f.d!r~as around the tM4#:::~!gp'Jar to this piece of property. Kansier said there probably wa~::::esp~~wJY.. around the::m~iand Beach and Glendale areas where the roads were built lq)Y arid:::'~:::~nfAA~y ~p1tHicting the lake. This area is low. Kansier felt the DNR would n6t:lak.9::::~:::stiang:::miia on the issue. They would take the City to court ~~l:~w- take ovet::!he admini~tHltion of the Shoreland Management Rules. ..:::::(:::::::?/::::::::::::::::::::::::::.::i::::: .:::::::::\. ..:::tJ::::" ff1? .... .... . Cramer said he wo~:~~::~'i:~::rt t~j::::I:::':~m:::::~:::::~:::~'f<<::ihe high water mark. Kansier said the applicanY~Il:::~pp.eartffg:lf~MMon to the City Council. ~~~!~:~~;~:'le is to follow the ordinances. The City M01t~@J~l BY STAMSql, SECOND BY ATWOOD, TO APPROVE RESdErm:iI:ION 00-0071' GRANTING A 4.12 FOOT VARIANCE TO PERMIT A VEHIC~IJlACCE.~$::"ELEV ATION OF 903.78 FEET RATHER THAN 907.9 FEET AS ~1~H~Ufj TO BE NOT MORE THAN 2 FEET BELOW THE REGULATOitl::,tOOD PROTECTION ELEVATION OF 909.9 FEET; AND A 37.5 FOOT V 4lfiANCE TO PERMIT A STRUCTURE SETBACK OF 37.5 FOOT RATHER THAN THE REQUIRED 75 FEET FROM THE ORDINARY HIGH WATER ELEVATION OF 904 FEET. Vote taken indicated ayes by all. MOTION CARRIED. Cramer explained the appeal process. 1:\OOfiles\OOplcomm\OOpcmin\mnOS0800.doc 4 Planning Commission Minutes May 8. 2000 B. Case #00-021 (continued) Northwood Oaks LLC is requesting approval of a preliminary plat for the project known as Northwood Oaks Estates 2nd Addition, for the property located on the west side of Northwood Road north of Hawk Ridge Road. Planning Coordinator Jane Kansier presented the Planning Report dated May 8, 2000, on file in the office ofthe City Planner. ................. ..::::~:~:~:f::::::::::::::::::::::~::::: Northwood Oaks, LLC., has applied for a Preliminary Plat for the prqp@.tt,y located on the west side of North wood Road, north of Hawk Ridge Road and s~,~~:Br=.!p Lake. The preliminary plat consists of23.96 acres to be subdivided into 33191 for siHil~:::f.amily residential development. .:::::i::::::::::::::m':::m::;::::ji::::::: ..:::::::::::::.::':.:.:.:::::.::.. ...:. The Planning Commission considered this preliminaryJ?:~aron 1y,1.arch 27, 2000. AFt.I~/:' time, critical information was missing, incomplete, .9F::~i:p'orrecC::]I1R.e Planning::::::. Commission tabled action on this preliminary platdr:a:U9Yf!he ,q~vet9per to submit the necessary information. .::\::::::::::::::::::::::::}'.. ..':'.. Staff recommended approval of the preli,~~::::~:~:::,~.ubject t6.:'tI\~!jlii~~9Wing conditions: I. Show the 100 year flood elevations\f9r eacti]~!~!!!:)Y.~tl~d'ir and stormwater ponds and identify the required 30' s':~~:~t&::setB~C!~!l.:::J:)::. Identify driveways:j~::g'lr: location~::~n the gradtng plan. Revise the pl~~:::~~flnclude.I' following::.i:~B~neering changes and requirements: The Proposy9.:::~ on t.bp,:::plans for tQ!}south wetland, on Lot 9, is shown as 915.9. Th{t:.(l1.it1~~::::P!PW::inylt::::\qf:::1h~~:}wetland is shown as 916.87. These two elevation must maf61i.::ifich other. H....::::,. b) TI1~J?unl:.P~lM~:::~leva~{di,:::t9f.tb.,@ above wetland is called out on sheet 5 of 5 as the ..::::8~4:;r.flow eievat~9B' this sH~!~~l'~e called the inlet elevation. ,.::::::::::.' ":::;:::;:::;:;:;:;. ,.;:;:::::.'. ..:::p):.:.:;:.The plans call oti,1::.!P "CuF:Swale To Adjacent Wetland" from the small wetland. ::::\::::::::::W!!e plans need f9:::!:show this swale being stabilized with riprap underlain with .\ii~~~~.~ control ~~~Hc. d) The::::6i,fi,pw 9y(lrograph and associated water elevations for the south wetland are incorrdEij:::::::Ef:1ie. numbers should form a smooth curve instead of erratically going up and d.,gwn as shown. Check the outlet pipe used in the calculation, it shows as 0.1 inch:.diameter pipe. The spillway is shown as 916.91, but the grading plan shows 920.0 contours around the wetland. This needs to be resubmitted correctly. II. III. a) e) The Pond Outlet Elevation on the hydro graph file for the south wetland must match the NWL for the pond. These two numbers currently don't match. f) The above comments, 4 and 5, also apply to the NURP pond hydro graph file calculation. g) The outlet invert of the pipe coming into the NURP pond on Lot 19 needs to match the NWL of915.5. Move ST MH 2 accordingly to make this work. I :\OOfiles\OOplcomm\OOpcmin\mn050800.doc 5 Planning Commission Minutes May 8, 2000 h) Show a plan & profile for the outlet pipe from the NURP pond. Comments from the Public: Developer Kurt Larson, Egan, said this plat was originally approved in 1997. In reconfiguring the 5 lots they decided to construct the development into a ~?~phase proj ect. ..::::j::':';';';':':';':':;;;:\t There were no other comments from the public. ..:{::{:...:::::':":':::::'=:::.. ........ .... ..... ...... .... ........ ..... ......... ..... ........... .... ........... .... The public hearing was closed at 7:35 p.m. Comments from the Planning Commissioners: .................... ..........,...,....... .......... ........ ......... ..... . . . . . . . . . . . ....... -. .......... .. .......... .... .......... ..... . . . . . . . . . . . . . . . . . Cramer: ...::.:.......:.::.:..:... /???;::::.. . This plat was approved before. The builder met alf6~!'fl,[tI~i8oHditions. . Approve the preliminary plat with the conditions and rec~nm?end the cul-de-sac be approved by the City Council. ....:.::... .....:::.::.:::::::...... ..:: . =::~h~nl::~~~:so~:::;:e~e~~~~~ways,7iil-de-sac seems to Atwood: ......... .. ..... ... .... . Agreed with Cramer. .. . . . . Stamson: · Concurred. Thefe=:'iij:::n~l.defi.p~i9n::~Um~,:,:~HB~:r. . Thi~ is the best compH~If:E\vmrthl:N::UNde:sac length ordinance and steep slope ordInance ..:.:.:-:.;.:.:.:.:.. . The ~::~!_@;;b~:~l!mreli~::~.:lijl~l;:js essentially the same. . R~g9ffimend City"qg~H~cil apply.e..~e plat with staffs recommendations. ..:}~::::::.. "~:f~:t~t:. .~::~:r:" .......... . Mo1t~Qfi BY STAMSOll*:iSECOND BY ATWOOD, TO RECOMMEND APPROVAL OF THa:::IRFLIMINARlifPLAT SUBJECT TO THE LISTED CONDITIONS INCLuD'fi\i@:,,{\ RECqlfMENDA TION TO APPROVE THE VARIANCE TO THE CUL-DE-SAt{:;'~I~:,m. The plat will go before the City Council on May 15,2000. C. Case #00-030 Consider an Amendment to the Zoning Ordinance relating to the requirements for fences located within the front yard. Planning Coordinator Jane Kansier presented the Planning Report dated May 8, 2000, on file in the office of the City Planner. 1:\OOfiles\OOplcomm\OOpcmin\mn050800.doc 6 Planning Commission Minutes May 8, 2000 The purpose of this public hearing is to consider an amendment to the Zoning Ordinance relating to the requirements for fences located within a front yard. This amendment was initiated by the City Council on April 3, 2000. Staffhas reviewed the notes from the workshops where the City Council debated the new zoning ordinance. The City Council discussed the issue of height and opacity for front yard fences at some length during the public hearings on the Zoning Ordin'l<n~~.as well. The Council determined at that time the present standard would allow d~phmVgTences in the front yard and still provide public safety protection.HH': . ...... ....... . . ...... .......... The height and opacity of a front yard fence are policy issues. Thi::~taff li~a::P.9:pbj ection to increasing the allowed opacity of the fence but recommel}gtq::~:qwe limitaUqp:~8~ opacity, probably 50 percent. Staff also recommended thy,J!eigtifl% retained at'f~Mt:~:(4)?:' feet. .:::.... '::\\:=it'" . . . . . . . . . . . . . . . . . . . .......... .. . . . . . . . . . . . . . . . ........... . ........... ....... .............. ,........ Stamson said there is nothing in the ordinance clari'fylHg::~bi~co~~~vi,~:;~: His concern was for a chain-link fence in the front yard. 'HH:::. H,H '.::. Kansier said most front yard fences are f9~II~r9:2.~ative reasons...::::tt,::'i~:::p.Pt been an issue. Comments from the Public: ..... ..... ......... There were no comments a~~~::~~~::10~:lic hearl'~::tiosed at ~~45 p.m. ...... ......... ...... ......... ...... ........ Comments from the ~Q6hnission:~': Atwood: ..:.::....... ....:.:::.:....:?:::......:...:.:.......:::::-:::.:.........:.:......... . Agreed with staff on m~..gp~dty;..reM8Hif6te and necessary. . Felt the4:~t~~t~9P. of decdtit!ye fencing should be addressed. ::ik:~~~~!:~~~7e~m~. is reasonable. . DoeMn9t::~ant to a1l9'chain-link fences in the front yard. Cramer: "::::;:;:;:::;:;:::::,, ..::::::::::::'. . Remembers]Jttdiscussion regarding decorative fences. . Agreed witlFstaff the fence should remain at 4 feet for safety reasons. . 50% opacity is okay. Kansier suggested making a recommendation excluding chain-link fences. A chain-link fence is not a decorative fence. Or add language stating front yard fences are limited to decorative fences such as picket fences, split rail fences, iron, not exceeding the opacity. Staff can bring the recommendation before the City Council. I :\OOfiles\OOplcomm\OOpcmin\mn050800 .doc 7 Planning Commission Minutes May 8, 2000 MOTION BY CRAMER, SECOND BY STAMSON, TO RECOMMEND CITY COUNCIL INCREASE THE FENCE OPACITY TO 50% IN SECTION 1101.504 OF THE CITY CODE. IN ADDITION HAVE STAFF DEFINE DECORATIVE FENCING. Vote taken indicated ayes by all. MOTION CARRIED. This item will go before the City Council on June 5, 2000. D. ................. .................. .................... .................... ..................... ......... ....... . . . . . . . . . . . . ....... .. ...... "' Case #00-035 Consider an Amendment to Sections 1101.4.:Qg~U}02.306, 1102.405,1102.505,1102.605 and 1101.503 of the Zoni!1.:g::~rd:ig!llce relating to the definition of a building face, the required sideyatl:;setba.~~:::t9r structures with walls exceeding 40 feet in length i~::!ML~~ R-l, R~j:::iR~ R-3 Districts, and allowed setback encroachments t.R:~e:::required lakesli6~t::1VU!::' bluff setbacks. ..::.:.:.... ":::::::::(;:::':':" ......... ........ .............. ......... Planning Coordinator Jane Kansier presented the ptmmtn~:)~~.eP8,-::d~~&:d May 8, 2000, on file in the office of the City Planner. "::::::::::::::::1'.:.1:1::111::;;;;;;:::::.. '.:.' The purpose of this public hearing is to cg~!:4:~F two amendmeffl:::~HJhe Zoning Ordinance. The first amendment pertaimi{~2::=tn~::maHired setback "\9fAvalls greater than 40' in length in the RS, R-1, R-2 and R-3 d~~!rids::\::i#:!:::WR~nd.p1eht also includes a revision to the definition of a building wall.':wpi~Ji.fiieridm~t,::'as initiated by the Planning Commission in resp9H~S1::JR several viflince requ~=sts to the setback requirement. The second amendment c1.:m1f.fe=s::tli,~]~,1lowed en9foachments into the required lakeshore and bluff setback requiIf;J.fi~nts. ThJ.!::~mendmerl~::}Y~ also initiated by the Planning Commission in resp.2!!~[,~0 an app;,fto the deci~!9ifofthe Zoning Administrator denying an encroaCffiTIel\~I::111~~:::~~:"R~~ft::~n~~~~~~?;::' comme::~:~::::~f~i:::~I:~::::::blid@:::i:llllii:i:::!'::::;:::::::::::::::' Marv Mifs'ch, season~nb.b.me of t'S432 Red Oaks, stated his encroachment appeal was ..:.:.:.:.:.' ":':';':':':':':':', v:':':':". dewll::and pointed out l'E:::~ity's:i15 foot lake setback versus the DNR's 50 foot setback. V(iUitlt:::t5 foot bluff setgjck added to the lake shore setback it makes the setback at least 75 feef:\im~ch explaine4,::lhe encroachment ordinance definitions and stipulations stating this affeds:::~:g9::parcel~dF6und the lake. Mirsch felt by the way the ordinance was written, thed~f~9M~d.:J:!e::ho encroachments in the yards such as flood or security lights, flag poles, birdb~tns::or other ornamental features. He also felt by approving this change, Prior Lake willl:iave the most restrictive ordinance in the State of Minnesota, probably the Nation. Mirsch is protesting items 7 and 8 the most because of the discrimination to heating ventilating, air conditioning, sump pumps, compressors, outlet encroachments, balconies and storage equipment, etc. Kansier said the DNR agreed with staff on the encroachments on structures, specifically eaves, gutters and balconies which should not be permitted as encroachments in the bluff and lakeshore setbacks. I :\OOfiles\OOp1comm\OOpcmin\mn050800.doc 8 Planning Commission Minutes May 8. 2000 Mirsch suggested to redefine what a yard is for the lakeshore. The public hearing was closed at 8:11 p.m. Comments from the Commissioners: Stamson: ................. .................. .................... .................... . What is important is that the ordinance is not changing - only clag{IU$ yard encroachments. The paragraph will clarify allowable yard e~Hga6hfQi~~~ for these districts. ::}}(f ............. ..... . The intent of the ordinance was not to include eaves, gut.iWS:~ri~::porches:..:;;:'Ij:~n~ sentence is amended (101.53 paragraph 1) it will clari.Kym~f:spg6ifically whaflt,:~9y%:> not include. The amendment would not exclude fl:~:::Ij'oles W:td birdbaths. . ..... . Good solution to the 40 foot side wall.'::;':':':':': .....:.:::.... .. Cramer: . Agreed with Stamson on the side wall~etbacks. ..::"::'::. . Mirsc.h brings up some valid points oil!I~~~tl:[t~ation. It can;b,~::iB#fusing. . Staff mterprets the same as the DNR.\:::\. .':'::;:;;(;\::::::U::::::t/:::::... .d;!:::}" . Maybe this issue (encroachments) shouf~:::pe br:gUgfit:::~ft1Rri~Hy Council to discuss. . Kansier said the issue is defIn!I1g a yard iij,::lb.~;Hpariari"1iK'This proposal can be brought before the CO~:Rf:iFait'I:~j~chedule;::i;;public hdHng and look at the language. Atwood: ..::;:;::::;::., . .. . . . . . . . . . . Agreed with th~:::G6:Im~ssio:9&1f~;;;;;;}:;: .. ":'::.. . The definition of yard ne~dst({Be.defineaA .. ...........,........ Mirsch.~:;~~::~j:::Q!~~:.;f~ot gOV~'.::i:~~ intent, they have to govern with what is written. MC>.J]!ON BY CRAME~~;::~ECOb.lrfBY ATWOOD, TO RECOMMEND APPROVAL qS:'f!KAMENDMEN1!;::WO THE ZONING ORDINANCE AMENDING THE DEFiN:tt~QN OF A BUlpPING FENCE AND AMENDING THE REQUIRED SIDE Y ARD S'iI~bCK FO~::::W ALLS EXCEEDING 40 FEET IN LENGTH AS RECOMME~?D ~f'rSTAFF. .. Vote taken indi9,ted ayes by all. MOTION CARRIED. MOTION BY CRAMER, SECOND BY ATWOOD, TO DIRECT STAFF TO LOOK INTO DEFINING YARDS FOR RIPARIAN LOTS AND WHAT ENCROACHMENTS ARE ALLOWED IN RESPECT TO BLUFF AND LAKESHORE DISTRICTS. Vote taken indicated ayes by all. MOTION CARRIED. The side wall portion of the amendment will go before the City Council on June 5, 2000. 1:\OOfiles\OOplcomm\OOpcmin\mn050800.doc 9 Planning Commission Minutes May 8, 2000 5. Old Business: 6. New Business: A. Discussion for Comprehensive Plan - Density. Kansier explained the Comprehensive Plan's residential districts and densi.tit::;;Y(ith all discussions regarding Deerfield and other developments, the City CounS:!lJHiS"'ffiiked staff to bring this issue to the Planning Commission to discuss. Kansier g~n1i::fl brief history of the discussions back in 1996 by the City Council. Staffwill bti.H&Hh~91j~He back :~fore :::~:::::::i:::e:::::::~: .J1'W'0f('ptp 8. Adjournment: ................. ...... ....... ...... -...... ..... ...... ..... ..... ..... .... ..... ... ..... .. The meeting adjourned at 8:35 p.m. Connie Carlson Recording Secretary 1:\00files\00plcomm\00pcmin\mnOS0800.doc 10 ," AGENDA ITEM: SUBJECT: PRESENTER: PUBLIC HEARING: DATE: INTRODUCTION: PLANNING REPORT 4A PUBLIC HEARING TO CONSIDER AN AMENDMENT TO THE ZONING ORDINANCE RELATING TO THE ALLOWABLE SETBACK ENCROACHMENTS TO THE REQUIRED LAKE SHORE AND BLUFF SETBACKS AND TO THE DEFINITIONS OF LOT AREA AND FRONT YARD ON A LAKE SHORE LOT (Case File #00-032) JANE KANSIER, PLANNING COORDINATOR -X-YES NO JUNE 12, 2000 The purpose of this public hearing is to consider an amendment to the Zoning Ordinance that clarifies the allowed encroachments into the required lakeshore and bluff setback requirements. This amendment was initiated by the Planning Commission in response to an appeal from the decision of the Zoning Administrator denying an encroachment into the bluff setback. A form of this amendment was first considered by the Planning Commission on May 8, 2000. The Planning Commission directed staffto review the definitions of yards on a lakeshore lot and to clarify the allowable encroachments into a bluff and lakeshore setback. DISCUSSION: Front Yard on a Lakeshore Lot: The unique nature of a riparian, or lakeshore, lot causes some confusion about what is considered the front yard on these lots. While the Zoning Ordinance definition of a front yard generally refers to the portion of the lot adjacent to a road, many property owners on the lake consider the lakeside as the front yard, since the houses are often oriented in that direction. The front yard is, by definition, the portion of the lot adjacent to the road. This is generally where the entrance to the house is located. In addition, addresses are based on the road frontage. The staff reviewed the previous Zoning Ordinance to determine how a front yard on a riparian lot was defined. That ordinance clearly defined the front yard as the part of the lot adjacent to a road. In order to clarify this, the staff recommends this language be added to the current definition as follows: 16200 EiaP~leig~?<~1J1Jl\~~~\~1~~2~cW~~%'rM~esota 55372-1714 / Ph" (612) 447-4230 / Fax (612) 447-424.5 i\" EQL'AL OPPORTU'\IT, E"IPLOYER Yard, Front. An area which extends along the full width of the front lot line between side lot lines and toward the rear lot line a distance as specified in the required yard regulations for the district in which such lot is located. For lakeshore property, the front yard shall be considered that part of the lot located between the road and the nearest parallel line- drawn across the front of the principal building or the minimum front yard setback. Lakeshore and Bluff Setback Encroachments: In March, 2000, the Planning Commission considered an appeal to the decision of the Zoning Administrator to deny a request to allow a balcony to encroach into the required bluff setback. Section 1101.503 of the Zoning Ordinance does allow some encroachments into required setbacks. However, the Planning Commission confirmed the interpretation of the Zoning Administrator that this section applies to the general provisions of the ordinance. It does not apply to special provisions, such as overlay districts. The Commission denied the appeal and initiated an amendment to the Zoning Ordinance to clarify the intention of the encroachments. On May 8, 2000, the staff proposed the following language be added to Section 1101.503 (Yard Encroachments): (10) The provisions of Section 1101.503, (1-8) shall not apply to the Lakeshore or Bluff Setbacks required in Section 1104 of the Zoning Ordinance. There was testimony at the public hearing stating this language was too broad, and that it would exclude the placement of flag poles, bird paths and air conditioning equipment. In order to narrow the focus of this amendment, the staff suggests the following: (10) The provisions of Section 11 01.503, (1, 5 and 8) shall not apply to the Lakeshore or Bluff Setback:; required in Section 1104 of the Zoning Ordinance. This language clarifies the intent of this ordinance. It does not allow encroachments such as eaves, gutters, and balconies in the lakeshore or bluff setbacks. It does, however, allow items such as flag poles and bird baths. Lot Area: In reviewing the definitions for this amendment, it also came to our attention that the definition of lot area did not specifically state that areas below the Ordinary High Water Elevation are not included in the calculation for lot area. While this language is included within the Shoreland section of the ordinance, it should also be included in the definition oflot area for clarification. Therefore, staff suggests the following amendment: Lot Area. The area of a lot in a horizontal plane bounded by the lot lines. Only land above the ordinary high water level of a public water or above the 100-year water I :\OOfiles\OOordamd\zoning\OO-032\00032pc.doc Page 2 elevation of a wetland or pond may be used to meet the minimum lot area requirements. It is important to note this language does not change the way in which the ordinance has been administered. It is simply a clarification of the existing language. The DNR has also reviewed the proposed amendments, and has no objections. RECOMMENDATION: Section 1108.600 of the Zoning Ordinance states specific findings which must be met to change the ordinance. 1. There is a public need for the amendment. 2. The amendment will accomplish one or more of the purposes of this Ordinance, the Comprehensive Plan, or other adopted plans or policies of the City. 3. The adoption of the amendment is consistent with State and/or Federal requirements. In this case, the proposed amendments are consistent with the intent and purpose of the Zoning Ordinance and the Comprehensive Plan. These amendments do not change the intent or administration of the current ordinance; they are intended to clarify the existing language. ALTERNATIVES: 1. Recommend the Council approve the amendments as proposed, or with changes specified by the Planning Commission. 2. Recommend the Council denY'the p'roposed amendments. 3. Table or continue discussion of the item for specific purpose. RECOMMENDATION: The staff recommends alternative #1. ACTION REQUIRED: A motion and second recommending approval of the proposed amendment. REPORT ATTACHMENTS: 1. Draft Ordinance Amendment 2. Minutes of May 8, 2000 Planning Commission Meeting 1:\OOfiles\OOordamd\zoning\OO-032\00032pc.doc Page 3 " I............................. ........... ..... .......................................................................................................................................... .................................................................., ::::::.l)fQ\~(iJ.BlINA~gl( CITY OF PRIOR LAKE ORDINANCE NO. 00- XX AN ORDINANCE AMENDING SECTIONS 1101.400 AND 1101.503 OF THE ZONING ORDINANCE RELATING TO THE DEFINITIONS OF LOT AREA AND FRONT YARD ON A LAKESHORE LOT AND THE ALLOWED SETBACK ENCROACHMENTS TO THE REQUIRED LAKE SHORE AND BLUFF SETBACKS The City Council of the City of Prior Lake does hereby ordain that: 1. Section 1101.400 of the Prior Lake City Code is hereby amended by adding the language in bold italics as follows: Lot Area. The area of a lot in a horizontal plane bounded by the lot lines. Only land above the ordinary high water level of a public water or above the 100-year water elevation of a wetland or pond may be used to meet the minimum lot area requirements. 2. Section 1101.400 of the Prior Lake City Code is hereby amended by adding the language in bold italics as follows: Yard, Front. An area which extends along the full width of the front lot line between side lot lines and toward the rear lot line a distance as specified in the required yard regulations for the district in which such lot is located. For lakeshore property, the front yard shall be considered that part of the lot located between the road and the nearest parallel line drawn across the front of the principal building or the minimum front yard setback. 3. Section 1101.503 of the Prior Lake City Code is hereby amended to add the following language: (10) The provisions of Section 11 01.503, (1, 5 and 8) shall not apply to the LakeS/lOre or Bluff Setbacks required in Section 1104 of the Zoning Ordinance. This ordinance shall become effective from and after its passage and publication. Passed by the City Council of the City of Prior Lake this _ day of ,2000. ATTEST: City Manager Mayor Published in the Prior Lake American on the _ day of ,2000. Drafted By: City of Prior Lake Planning Department 16200 Eagle Creek Avenue Prior Lake, MN 55372 1:\OOfiles\OOordamd\zoni ng\OO-032\drafto rd. doc Page 1 .- Planning Commission Minutes May 8, 2000 . No problem with the 50% opacity. It is reasonable. . The intention was decorative fencing. . Does not want to allow chain-link fences in the front yard. Cramer: . Remembers this discussion regarding decorative fences. . Agreed with staff the fence should remain at 4 feet for safety reasons. . 50% opacity is okay. Kansier suggested making a recommendation excluding chain-Ii fence is not a decorative fence. Or add language stating front yardifences at decorative fences such as picket fences, split rail fences, iroll:~p.Qt~)(ceeding th Staff can bring the recommendation before the City Council. chain-link . ted to acity. This item will go before the City~()Uncil on MOTION BY CRAMER, SECOND BY ST AMSON, COUNCIL INCREASE THE FENCE OPACITY TO 5000 THE CITY CODE. IN ADDITION HA T AFF DEFINE V ote taken indicated ayes by all. MOTIO D. Case #00-035 Consider an Amendment to Sections 1101.400, 1102.306, 1102.405,1102.505,1102.605 and 1101.503 ofthe Zoning Ordinance relating to the definition of a buildi required sideyard setback for structures with walls exceeding et in length if the RS, R-l, R-2 and R-3 District d allowed setback encroachments to the required lakeshore and bluff se s. Planriill:g Coordinator J ane'J<.ansier presented the Planning Report dated May 8, 2000, on file intnepffice of the CitY Planner. The purposeOfthis public hearing is to consider two amendments to the Zoning Ordinance. Thefir~~ amendment pertains to the required setback for walls greater than 40' in length in tn€!RS, R-l, R-2 and R-3 districts. This amendment also includes a revision to the definition of a building wall. This amendment was initiated by the Planning Commission in response to several variance requests to the setback requirement. The second amendment clarifies the allowed encroachments into the required lakeshore and bluff setback requirements. This amendment was also initiated by the Planning Commission in response to an appeal to the decision of the Zoning Administrator denying an encroachment into the bluff setback. Comments from the Public: I: \OOti les\OOplcomm\OOpcmin \mn050800 .doc 8 -. Planning Commission Minutes May 8, 2000 Marv Mirsch, seasonal home of 15432 Red Oaks, stated his encroachment appeal was denied and pointed out the City's 75 foot lake setback versus the DNR's 50 foot setback. With the 25 foot bluff setback added to the lakeshore setback it makes the setback at least 75 feet. Mirsch explained the encroachment ordinance definitions and stipulations stating this affects 950 parcels around the lake. Mirsch felt by the way the ordinance was written, there would be no encroachments-in the yards such as flood or secudtyJights, flag poles, birdbaths or other ornamental features. He also felt by approyingthischange, Prior Lake will have the most restrictive ordinance in the State ofMi!W-$~g~~, probably the Nation. Mirsch is protesting items 7 and 8 the most because Clfthe disqriwination to heating ventilating, air conditioning, sump pumps, compressors, opJlet encr ents, balconies and storage equipment, etc. Kansier said the DNR agreed with staff on the encroachments oil structures, specifi<$ally eaves, gutters and balconies which should not be petinitted as encroachments in the bluff and lakeshore setbacks. Mirsch suggested to redefine what a yard is. for the lakeshore. The public hearing was closed at 8:11 p.m. Comments from the Commissioners: Stamson: . What is importantisthat the orciihance is not changing - only clarifying yard encroachments. The.paragrapl1}Xillclarify allowable yard encroachments for these districts. . The inteI].tig~~~tg:dinancewa~.not to include eaves, gutters and porches. If the sentence is ame1lcieci(101.53 plp!~graph 1) it will clarifying specifically what it does nCltinclude. The affjy1ldment wptild. not exclude flag poles and birdbaths. . GPod solution to the 40 Joot side wall. Cramer: . Agreed wi,~StawsoIi on the side wall setbacks. . Mirsch brings 4P'some valid points on interpretation. It can be confusing. . Staff interprets the same as the DNR. . Maybe this issue (encroachments) should be brought to the City Council to discuss. . Kansier said the issue is defining a yard in the riparian lot. This proposal can be brought before the Council and reschedule a public hearing and look at the language. Atwood: . Agreed with the Commissioners. . The definition of yard needs to be defined. 1 :\OOfiles\OOp 1comm\OOpcmin\mn050800.doc 9 Planning Commission Minutes May 8. 2000 Mirsch said the City cannot govern with intent, they have to govern with what is written. MOTION BY CRAMER, SECOND BY ATWOOD, TO RECOMMEND APPROVAL OF THE AMENDMENT TO THE ZONING ORDINANCE AMENDING THE DEFINITION OF A BUILDING FENCE AND AMENDING THE REQUIRED SIDE YARD SETBACK FOR WALLS EXCEEDING 40 FEET IN LENGTH AS RECOMMENDED BY STAFF. Vote taken indicated ayes by all. MOTION CARRIED. MOTION BY CRAMER, SECOND BY ATWOOD, TO DIRECTST AFF TOLOOK INTO DEFINING YARDS FOR RIPARIAN LOTS AND WHATENCROACFIMENTS ARE ALLOWED IN RESPECT TO BLUFF AND LAKESFIORE DISTRICTS. Vote taken indicated ayes by all. MOTION CARRJE ouncil on June 5, 2000. The side wall portion of the amendment will go before 5. Old Business: 6. New Business: A. Kansier explained th~ discussions regarding D to bring this issue to the ng of the discussion ck in 199 before the Pla:rt.ftin Plan's resiQ.~ntial districts and density. With all y~lopments, the City Council has asked staff om Ion to discuss. Kansier gave a brief history he City Council. Staff will bring the issue back ly June. 7. Announcements d Correspondence: At this ti da for the May 22, meeting. 8. Adjournment: The meeting adjourned at 8:35 p.m. Connie Carlson Recording Secretary I :\OOfiles\OOplcomm\OOpcmin \mn050800.doc 10 PLANNING REPORT PRESENTER: PUBLIC HEARING: DATE: 4B PUBLIC HEARING TO CONSIDER AN AMENDMENT TO THE ZONING ORDINANCE (SECTION 1102.1104) RELATING OUTDOOR DISPLAY AND SALES IN THE C-3 SPECIALTY USE DISTRICT (Case File #00-037) JANE KANSIER, PLANNING COORDINATOR --1L YES NO JUNE 12,2000 AGENDA ITEM: SUBJECT: INTRODUCTION: The purpose of this public hearing is to consider an amendment to the Zoning Ordinance (Section 1102.1104) relating to Outdoor Display and Sales in the C-3 Specialty Use District. HISTORY: In August, 1999, the City Council amended the Zoning Ordinance to allow outdoor display and sales in the C-3 Zoning District (downtown area). This amendment allowed outdoor sales as an accessory use with the following five conditions: 1. The items displayed must be related to the principal use. 2. The area allowed for outdoor sales is limited to 30% of the gross floor area of the principal use. 3. The area must be landscaped and fenced or screened with a Bufferyard Type D from view of neighboring residential uses or abutting any URn District. 4. All lighting must be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residential properties and compliant with Section 1107.1800. 5. Areas must be hardsurfaced with asphalt, concrete, decorative concrete interlocking pavers or other equivalent material approved by the City. Following adoption of the amendment, the Council asked staff to consider other conditions that might be applied to outdoor sales in the downtown area. On May 1,2000, the staff submitted a report to the Council suggesting the current 16200 ~igp:'ei2~?t~~~~.~t~~~i~~7~g~~:~rf~~esota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTU"ITY El'-IPLOYEE " .. conditions were adequate for this use. The only other condition that could be added is one prohibiting the use of public sidewalks or right-of-way for outdoor sales. The specific language is included on the attached draft ordinance. DISCUSSION: The current ordinance seems to be adequate for the control of outdoor sales in the downtown area. The additional condition proposed by staff will serve to protect the integrity of the public right-of-way. If the Planning Commission feels additional control is needed over this use, outdoor storage should be classified as a conditional use permit. This would require public review by the Planning Commission and City Council, and would allow the City to attach additional conditions to the use on a site specific basis. RECOMMENDATION: Section 1108.600 of the Zoning Ordinance states specific findings which must be met to change the ordinance. 1. There is a public need for the amendment. 2. The amendment will accomplish one or more of the purposes of this Ordinance, the Comprehensive Plan, or other adopted plans or policies of the City. 3. The adoption of the amendment is consistent with State and/or Federal requirements. In this case, the addition of the condition prohibiting the use of the public sidewalks and right-of-way for outdoor sales serves the public interest. The amendment is also consistent with t,he intent and purpose of the Zoning Ordinance and the Comprehensive Plan. ALTERNATIVES: 1. Recommend the Council approve the amendment as proposed, or with changes specified by the Planning Commission. 2. Recommend the Council deny the proposed amendment. 3. Continue the public hearing and direct staff to provide additional information if desired. Recommendation: Staff recommends alternative #1 . I :\OOfiles\OOordamd\zoning\OO-037\00037pc.doc Page 2 .,-- ACTION REQUIRED: A motion and second recommending approval of the proposed amendment. I :\OOfiles\OOordamd\zoning\OO-037\00037pc.doc Page 3 ",. <. IF:\..:.:.: .... ......... ......... ........................ ........................ ......................... ::hfB:;(:i6fii@'I?Wlil$.fij(ii)i6))::::: ................u:n:a~;:::x::..u~. .1:~Hl~:~:E.................. ::::::::::::::::::::~::;:~::~~~~:::::::::~\::::::::::~~~:::::~::::::~~~~::::::::~::::::::;:::::::::;:::::::::::::::::::::::;::~:::::::::::::::::::~:::::::::::::::;:::::::::::::;:;:::::::::::::::::::::::;:::::: .................. . . . . . . . . . . . . . . . . . . . .................. ................... .................. ................... .....J ............ ....... 0................................. . .................................. ................................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ................................... .................................. ................................... . .......................... ......... .................. . ......................... . ................. CITY OF PRIOR LAKE ORDINANCE NO. 00- XX AN ORDINANCE AMENDING SECTIONS 1102.1104 (5) OF THE PRIOR LAKE CITY CODE The City Council of the City of Prior Lake does hereby ordain that: Section 1102.1104 (5) of the Prior Lake City Code is hereby amended by adding the language in bold underline as follows: 5) Outdoor Sales is permitted as an accessory use with the following conditions: ~ The items displayed must be related to the principal use. ~ The area allowed for outdoor sales is limited to 30% of the gross floor area of the principal use. ~ The area must be landscaped and fenced or screened with a Bufferyard Type D from view of neighboring residential uses or abutting any "R" district. ~ All lighting must be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residential properties and compliant with subsection 1107.1800. ~ Areas must be hardsurfaced with asphalt, concrete, decorative concrete interlocking pavers, or other equivalent material approved by the City. ~ The use of public sidewalks or right-of-way for outdoor sales is prohibited. This ordinance shall become effective from and after its passage and publication. Passed by the City Council of the City of Prior Lake this _ day of ,2000. ATTEST: City Manager Mayor Published in the Prior Lake American on the _ day of ,2000. Drafted By: City of Prior Lake Planning Department 16200 Eagle Creek Avenue Prior Lake, MN 55372 1: \OOti 1 es \OOordamd\zon ing\OO-O 3 7\draftord. doc PAGE I ,. PLANNING REPORT PRESENTER: PUBLIC HEARING: DATE: 4C PUBLIC HEARING TO CONSIDER AN AMENDMENT TO THE ZONING ORDINANCE ALLOWING GARAGES AND ACCESSORY BUILDINGS IN THE FRONT YARD (Case File #00-029) JANE KANSIER, PLANNING COORDINATOR -1L YES NO JUNE 12,2000 AGENDA ITEM: SUBJECT: INTRODUCTION: The purpose of this public hearing is to consider an amendment to the Zoning Ordinance allowing garages and accessory buildings to be located in the front yard on riparian lots. This amendment was initiated by the City Council on May 15, 2000. DISCUSSION: Section 1102.800 (8,b) of the Zoning Ordinance currently reads as follows: No accessory building shall be ,erec,ted or located within a yard other than the rear yard, except that a detached accessory building, designed and used as a garage, may be located within a side yard unless is abuts a street. No accessory building shall be located between the front building wall and the front lot line. In 1999, the Planning Commission considered a variance to allow a garage in the front yard. The Planning Commission denied this request, and the applicant appealed that decision to the City Council. The City Council determined the request met the hardship criteria. At the same time, the Council directed staff to prepare language pertaining to accessory structures located in the front yard. In April and May, 2000, the Council considered a report prepared by the staff outlining several approaches to this issue. The Council ultimately decided front yard garages were most appropriate on riparian lots. The Council then directed staff to schedule a public hearing for this amendment. .J:\OOfil~\OOordamd\zor1ing\OD"029~OOD29nc.doc - , ' - 16200 cagle ueeK Ave, ::J.t.., J-'nor Lake. "lYlmnesota 55372-1714 / Ph. (612) 44/-42.30 / Fax (612) 447-424::J AN EQl!\L OPPORTUc;ITY E\lPLOYER ~ ACTION REQUIRED: A motion and second recommending approval of the proposed amendment. REPORT ATTACHMENTS: 1. Draft Ordinance Amendment I :\OOfiles\OOordamd\zoning\OO-029\00029pc.doc Page 3 ANAL YSIS: To limit the application of this provision to riparian lots, the staff has prepared the following language. On riparian lots in the Shoreland District, detached accessory buildings designed and used as garages may be located between the front building wall and the street or private road providing access to the lot subject to the following conditions: . The accessory building must be located so that it meets all front and side yard requirements. . The accessory building must be compatible in design and materials with the principal structure. . The accessory structure may be used only for storage of vehicles and other equipment incidental to residential uses. There shall be no home occupations or other nonresidential use of the building. . The accessory structure must meet all other requirements of 1102.800 (8). Whether or not a garage should be allowed in a front yard is basically a policy issue. An ordinance provision which does not allow a garage in a front yard is generally for aesthetic purposes. The proposed amendment limits this provision to riparian, or lakeshore lots, that do not have a conventional rear yard. Lakeshore lots, especially those in older subdivisions, tend to be narrower than newer lots. The staff has no objection to the proposed amendment. The proposed language is shown on the attached draft ordinance. ALTERNATIVES: 1. Recommend the Council approve the amendment as proposed, or with changes specified by the Planning Commission. 2. Recommend the Council deny the proposed amendment. 3. Table or continue discussion of the item for specific purpose. RECOMMENDATION: The staff recommends alternative #1. I :\OOfiles\OOordamd\zoning\OO-029\00029pc.doc Page 2 " Ir.i.... ....ii.il . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ............illl~\lJgJ.~~1W~(4.;g .. ................ ..... .......................... ......................... .......................... ......................... .......................... .... ..i.i.ii:i.iiiii:iiiilii.lili........:i:..i:...:::ii. ................1 CITY OF PRIOR LAKE ORDINANCE NO. 00- XX AN ORDINANCE AMENDING SECTION 1102.800 OF THE PRIOR LAKE CITY CODE The City Council of the City of Prior Lake does hereby ordain that: Section 1102.800 (8,b) of the Prior Lake City Code is hereby amended as follows: b. No accessory building shall be erected or located within a yard other than the rear yard, except that a detached accessory building, designed and used as a garage, may be located within a side yard unless is abuts a street. No accessory building shall be located between the front building wall and the front lot line. except as listed in subsection k below. ~ On riparian lots in the Shoreland District. detached accessory buildings designed and used as garages may be located between the front building wall and the street or private road providing access to the lot subject to the following conditions: ~ The accessory building must be located so that it meets all front and side yard requirements. ~ The accessory building must be compatible in design and materials with the principal structure. , . ~ The accessory structure may.'be used only for storage of vehicles and other equipment incidental to residential uses. There shall beno home occupations or other nonresidential use of the building. ~ The accessory structure must meet all other requirements ofll02.800 (8). This ordinance shall become effective from and after its passage and publication. Passed by the City Council of the City of Prior Lake this _ day of ,2000. ATTEST: City Manager Mayor I : \00 Ii I es\OOordamd\zon i ng\OO-O 2 9\dra ftord .doc PAGE I PLANNING REPORT PRESENTER: PUBLIC HEARING: DATE: 4D PUBLIC HEARING TO CONSIDER AN AMENDMENT TO THE ZONING ORDINANCE DELETING THE DENSITY INCREASE ALLOWED IN A PLANNED UNIT DEVELOPMENT (Case File #00-039) JANE KANSIER, PLANNING COORDINATOR -X- YES NO JUNE 12,2000 AGENDA ITEM: SUBJECT: INTRODUCTION: The purpose of this public hearing is to consider an amendment to the Zoning Ordinance which would delete the allowable density increase allowed in a Planned Unit Development. This amendment was initiated by direction of the City Council. DISCUSSION: Section 1106.401 of the Zoning Ordinance allows the City Council to increase the permitted density in a Planned Unit Development (PUD) by 10 percent. This increase may be allowed if it meets the objectives of a PUD. The City Council recently stated it is uncomfortable with the increase if\ den~ity, and directed staff to initiate an amendment removing this provision. . A modification to the ordinance provisions, such as an increase in density, is a policy issue. The purpose of the provision is to provide some incentive to a developer to be more creative in designing a subdivision. Generally, the idea behind such a modification is a "give and take" between the developer and the City. The City allows additional density for better design. Eliminating the density modification will not eliminate all incentives provided by a PUD, although this may be the incentive developers find most attractive. AL TERNATIVES: 1. Recommend the Council approve the amendments as proposed, or with changes specified by the Planning Commission. 16200 E~~p:lei~~1'{d~~~.~t~\~~i~~9~ge~~I}5r~~~esota 55372-1714 / Ph. (612) 447-4230 / Fax !612) 447-4245 AN EQLAL OPPORTUNITY E"lPLOYER :: 2. Recommend the Council deny the proposed amendments. 3. Table or continue discussion of the item for specific purpose. RECOMMENDATION: The staff recommends alternative #1. ACTION REQUIRED: A motion and second recommending approval of the proposed amendment. REPORT ATTACHMENTS: 1. Draft Ordinance Amendment I :\OOfiles\OOordamd\zoning\OO-039\00039pc.doc Page 2 '" , I .. . ........... ............................. ............................. ............................. ............................. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ............................. ............................. ............................. ::iUnliiliiliiiliiiEn: .... ::::::::::::::::::::::::;:::;:::::;:::::::::::::::::::::::;.:.:.:.:::::.:.:.;.......::...........;::::......:::::;::.......::.....::...........::..........;::.......::.........::::..::.;.....:...........::::::::.:.:.:........ ....................................., ........................................... '.:.. CITY OF PRIOR LAKE ORDINANCE NO. 00- XX AN ORDINANCE AMENDING SECTION 1106.401 OF THE PRIOR LAKE CITY CODE The City Council of the City of Prior Lake does hereby ordain that: Section 11 06.40 I of the Prior Lake City Code is hereby amended to delete the following from the table: Ordinance Requirement Density Maximum Modification Allowed 10% increase This ordinance shall become effective from and after its passage and publication. Passed by the City Council of the City of Prior Lake this _ day of ,2000. ATTEST: City Manager Mayor Published in the Prior Lake American on the _ day of ,2000. Drafted By: City of Prior Lake Planning Department 16200 Eagle Creek Avenue Prior Lake, MN 55372 I: \OOfi les\OOordamd\zon i ng\OO-O 3 9\draftord. doc PAGE 1 I> ~ PLANNING REPORT PRESENTER: PUBLIC HEARING: DATE: 6A CONSIDER A REQUEST FOR APPROVAL OF A PLANNED UNIT DEVELOPMENT FINAL PLAN TO BE KNOWN AS DEERFIELD JANE KANSIER, PLANNING COORDINATOR YES _X_NO-N/A JUNE 12, 2000 AGENDA ITEM: SUBJECT: INTRODUCTION: D.R. Horton has applied for approval of a Planned Unit Development (PUD) Final Plan for the property located south and west of CSAH 21, south of Fish Point Road and Wilderness Trail and east of the Ponds Athletic Facility. The total site area includes 165 acres, zoned both R-l (Low Density Residential) and R-2 (Low to Medium Density Residential). The development consists of 540 units, along with a park and common open space. The proposed PUD consists of a mixed use development consisting of single family dwellings, two-unit townhouse buildings, two-, three- and four-unit coach homes, and four-, six-, eight- and ten-unit villa homes. BACKGROUND: On January 18, 2000, the City C~uncil adopted Resolution #00-07 approving a Planned Unit Development Preliminary Plan for this site, as well as a preliminary plat. The resolution listed the following conditions of approval: 1. The access easement and indemnification agreements must be signed prior to final plat approval. 2. Revise the grading plan to identify the required 30' setback from the 100 year flood elevation for all wetlands and NURP ponds. This required setback must also be included on the PUD site plan. 3. Identify the 28' wide streets on the preliminary plat. In addition, these streets should be named using a name unique to the Prior Lake area. 4. All public utilities must be designed in accordance with the Public Works Design Manual. The proper plans must be provided to allow staff to review this design. 16200 Ek~p~lei~~~'$~~r~~::rrrifg~ Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612t2f47-4245 AN EQUAL OPPORTUNITY EMPLOYER " .,. 5. Loop the watermain through Wilderness Trail in Phase I of the development. 6. Provide greater detail on the size and location of the proposed signs. Included in the 540 units are 78 single family dwellings, The overall net density (total acreage less wetlands) is 4.06 units per acre. The net density in the area zoned R-l IS 2.72 units per acre and the net density in the R-2 district is 6.11 units per acre. PROPOSED FINAL PLAN Density: The plan proposes 540 units on a total of 165.03 acres. Density is based on the buildable acres of the site, or in this case on 133 net acres. The overall density proposed in this plan is 4.1 units per acre. The proposed density in the R-l district is 2.7 units per acre, and the proposed density in the R-2 district is 6.1 units per acre. Building Styles: The proposed plan calls for a townhouse style development consisting of 2-, 3-, 4-, 8- and 10-unit buildings. Elevations of the building styles for the villas and coach homes are attached to this report. The plan includes 46 twinhomes, 194 villas (3 to 4-unit buildings) and 222 coach homes (4 to lO-unit buildings). The developer has also provided a variety of styles for the 78 single family homes similar in design and size to other single family homes in Prior Lake. Setbacks: The plan proposes a 25' setback from the front property line, and the side street lot line, a minimum 25' rear yard setback, and a minimum 10' side yard setback, and a 25' side yard setback for the villas. The plan also requires that all building pads be located at least 30' from the 100 year flood elevation of any wetland or NURP pond. Lot Coverage: Both the R-I and the R-2 district allow a maximum ground floor area of 0.30. The ground floor area proposed in this plan is 0.137, including the single family homes. Useable Open Space: The R-l and R-2 districts also require 600 square feet of useable open space per unit for cluster developments. The proposed common area provides open space for this development consistent with the ordinance requirements. Parking: The proposal provides at least 2 spaces per dwelling unit, which is consistent with the minimum Zoning Ordinance requirements. All of the have units two car garages, which provides parking for both occupants and tandem spaces for guests. The developer has also provided 24 guest spaces located primarily within the villa area. The proposed private streets will not provide anyon-street parking. Landscaping: The landscaping plan identifies landscaping for the townhouse portion of the development and for the single family lots. The plan pays special attention to providing screening along Fish Point Road. The plan also provides screening along the north property boundary where the property is adjacent to the business park. The I: \OOfi I es \OOpuds\deerfl d\deerpc .doc Page 2 landscaping plan provides the proper number of trees for the both the single family and higher density units. It also is consistent with ordinance requirements for size and species of the plantings, and provides the proper mix of size and species required by the ordinance. Finally, the plan notes an irrigation system will be provided. Signs: This proposal includes 2 project monument signs located at the north entrance along Fish Point Road. The plan also includes neighborhood monuments at each of the street entrances. These are essentially fences with brick posts. These monuments are permitted as long as they are not located within the clear view triangle at each intersection. The proposed signs and monuments are consistent with the Zoning Ordinance requirements. Lighting: Street lights will be provided on the public streets. The developer has also indicated street lights will be provided on the private streets by the public utility company. The cost and maintenance of the street lights on the private streets will be borne by the homeowner's association. Streets: This plan proposes a combination of public and private streets. The public streets include Fish Point Road and those streets serving the single family portion of the development. The private streets serve the townhomes, and will be maintained by a homeowner's association. Sidewalks/Trails: The plan proposes a sidewalk and a trail on both sides of Fish Point Road. Sidewalk is also provided on the south side of Wilderness Trail (the public portion) and on the east side of Parklawn Lane. Public trail is provided around the pond in the proposed park, and there are two trail accesses to the Ponds Athletic Facility. A private trail system is provided on the common area in the townhouse development. Parks: There is one 27 acre park located on the north side of this development. Only 10 acres of this land will qualify for parkl.and dedication. The Parks and Recreation director has indicated the City will accept a combination of cash and land dedication for this development. Phasing: This project is proposed to be completed in five phases beginning in 2000 and ending in 2004. ANALYSIS: The Final PUD Plan is consistent with the approved preliminary plan. The developer has generally complied with the conditions of approval. The City Engineering staff is continuing to review the final street and utility plans for compliance with City standards. These plans will be complete and in final form before this plan will proceed to the City Council. I: \OOfi 1 es\OOpuds\deertld\deerpc .doc Page 3 ~ PLANNING COMMISSION RECOMMENDATION: The Planning Commission must review the Final PUD and make a recommendation to the City Council. The staff suggests the following findings: 1. The Final PUD Plan is consistent with the approved preliminary plan. 2. The Final PUD Plan is consistent with the criteria for a PUD listed in Section 1106.100 and 1106.300 of the Zoning Ordinance. This plan is also consistent with the City Council findings listed in City Council Resolution #00-07. The staff also recommends approval of the Final PUD Plan be subject to the following condition: 1. The Final Plat and Development Contract must be approved by the City Council. 2. A signed PUD agreement must be approved by the City Council. 3. The developer must provide elevations of the twinhomes. 4. Upon final approval, the developer must submit two complete sets of full-scale final plans and reductions of each sheet. These plans will be stamped with the final approval information. Once set will be filed at the Planning Department and maintained as the official PUD record. The second set will be returned to the developer for their files. ALTERNATIVES: 1. Recommend approval of the PUD Final Plan subject to the above conditions and to any other conditions deemed necessary. 2. Recommend denial of the request, based on specific findings of fact. 3. Continue this item to a date specific, and provide the developer with direction on the issues which have been discussed. 4. Other specific action as directed by.the Planning Commission RECOMMENDATION: The Planning staff recommends Alternative 1. ACTION REQUIRED: A motion and second to recommend approval of the Final PUD Plan subject to the listed conditions. EXHIBITS: 1. City Council Resolution #00-07 2. Reduced Copy ofPUD Plans I: \00 Ii I es \OOpuds \deerfld\deerpc .doc Page 4 PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN RESOLUTION 00-07 RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN TO BE KNOWN AS DEERFIELD MOTION BY: Schenck SECOND BY: Petersen WHEREAS: D.R. Horton has submitted an application for a Planned Unit Development Preliminary Plan to be known as Deerfield; and WHEREAS: The Prior Lake Planning Commission considered the proposed amendment at a public hearing on November 8, 1999 and on December 13, 1999; and WHEREAS: notice of the public hearing on said PUD Preliminary Plan has been duly published 'in accordance with the applicable Prior Lake Ordinances; and WHEREAS, the Planning Commission proceeded to hear all persons interested in this issue and persons interested were afforded the opportunity to present their views and objections related to the Deerfield PUD Preliminary Plan; and WHEREAS: The Prior Lake City Council considered the proposed PUD Preliminary Plan for on January 18, 2000; and WHEREAS: the City Council finds the PUD Preliminary Plan consistent with the Comprehensive Plan and the Zoning Ordinance; and WHEREAS: the City Council finds the pub Preliminary Plan is compatible with the stated purposes and intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA: 1. it hereby adopts the following findings: a) Greater utilization of new technologies in building design, materials, construction and land development. According to the narrative, the developer utilizes the most recent building technologies. The plan has also been revised to utilize the use of Class I materials on the buildings with greater than 4 units. The general design of the PUD does allow the clustering of the units, which helps to preserve the wetlands and some of the wooded areas. b) Higher standards of site and building design. The use of curvilinear streets will slow traffic through the neighborhood. In addition, the creation of a private trail system through the common area, eventually connecting to the public system, creates an integrated system. The layout and design of the villa units has l:f6~16sQ9~g~1~\(9tJ~~m~0~~~\~~,rtp~i~r Lake, Minnesota 55372-1714 / Ph, (612) 447-4230 Pf~J (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER been revised to meet this criteria. The pattern provides less density, more curvilinear streets and also preserves the natural site features. c) More efficient and effective use of streets, utilities, and public facilities to support high quality land use development at a lesser cost. Maintenance of private streets, including plowing and future repairs, is done by the homeowners association. This reduces City costs in providing services to these homes. The private open space also functions as parkland, without the City cost of maintenance. d) Enhanced incorporation of recreational, public and open space components in the . development which may be made more useable and be more suitably located than would otherwise be provided under conventional development procedures. The dedication of the park and the creation of the public trail system around the pond provides an amenity which can be utilized by both the future and the existing neighborhood. The creation of the private trail system allows some flexibility in the location of the trails, to preserve trees and wetlands, and provides a link to the public park system. e) Provides a flexible approach to development which allows modifications to the strict application of regulations within the various Use Districts that are in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance. The use of the PUD allows the higher density to be clustered on the east side of Fish Point Road, and to utilize the property on the west side of Fish Point Road for single family homes. The density and variety of housing units is consistent with the Comprehensive Plan goals to provide a variety of housing styles. In addition, approximately 230 lots could be developed in the R-1 district, and 308 lots could be developed in the R-2 district, a total of 538 lots. The proposed PUD includes 540 units, and also utilizes a cluster pattern, which the single family development would not. t) Encourages a more creative and efficient use of land. As noted above, the PUD allows the higher density areas to be clustered, and preserves open space. The density is also consistent with a single family density, and preserves more of the natural area. , g) Preserves and enhances desirable site characteristics including flora and fauna, scenic views, screening and buffering, and access. Clustering the units allows the preservation of some of the wooded areas on the site. The units also are sited to offer views of the adjacent wetlands. h) Allows the development to operate in concert with a Redevelopment Plan in certain areas of the City and to insure the redevelopment goals and objectives within the Redevelopment District will be achieved. This criteria is not applicable. i) Provides for flexibility in design and construction of the development in cases where large tracts of land are under single ownership or control and where the usee s) has the potential to significantly affect adjacent or nearby properties. The use of the PUD allows the clustering of the homes and the use of private streets. j) EnGourages the developer to convey property to the public, over and above required dedications, by allowing a portion of the density to be transferred to other parts of the site. I :\99li les\99su bd i v\99pre I i m\deertld\pudres. doc PAGE 2 Although the plan proposes a private trail system, the developer has not provided any dedication over and above the requirements. The private open space and trails, however, function as parkland, without the cost to the City for maintenance and development. k) The design shall consider the whole of the project and shall create a unified environment within the boundaries of the project by insuring architectural compatibility of all structures, efficient vehicular and pedestrian circulation, aesthetically pleasing landscape and site features, and efficient use and design of utilities. The design does create a unified environment. The extension of the existing streets and provision of trails and sidewalks allows for efficient movement of traffic. As noted earlier, the design of the villa homes has been modified to create a more pleasing pattern. The landscaping plan has also been revised to meet the requirements of the Zoning Ordinance and will also enhance this area. Additional landscaping along Fish Point Road will provide screening. Enhancement of the landscaping along the north property boundary will also protect the adjacent residents from the noise and other impacts of the adjacent business park. /) The design of a PUD shall optimize compatibility between the project and surrounding land uses, both existing and proposed and shall minimize the potential adverse impacts of the PUD on surrounding land uses and the potential adverse effects of the surrounding land uses on the PUD. The use of the PUD will allow the extension of the single family homes adjacent to the existing residences, and the clustering of the townhouse units. Additional landscaping along Fish Point Road and along the north boundary will minimize the visual impact of this development. m) If a project for which PUD treatment has been requested involves construction over a period of time in two or more phases, the applicant shall demonstrate that each phase is capable of addressing and meeting each of the criteria independent of the other phases. Each of the individual phases includes landscaping and road extensions. n) A PUD in a Residential Use District shall conform to the requirements of that Use District unless modified by the following or other provisions of this Ordinance. 1) The tract of land for which a project is proposecf shall have not less than 200 feet of frontage on a public right-of-way; 2) No building sHall be nearer than its building height to any property line when the property abutting the subject property is in an "R-1" or "R-2" Use District; 3) No building within the project shall be nearer to another building than ~ the sum of the building heights of the two buildings, except for parking ramps which may be directly connected to another building; and 4) Private roadways within the project site may not be used in calculating required off-street parking spaces. The proposal meets the above requirements with the exception of the modifications requested by the developer, which include the following: 1) The use of private streets; and 2) Allowing up to 10 units per building rather than 4 units per building All of these modifications are permitted under the PUD provisions at the discretion of the Council. 2. The Planned Unit Development Preliminary Plan is hereby approved subject to the following conditions a) The access easement and indemnification agreements must be signed prior to final plat approval. PAGE 3 1:\99 Ii 1 es\99 s u bd i v\99pre 1 i m\deerfld\pudres .doc b) Revise the grading plan to identify the required 30' setback from the 100 year flood elevation for all wetlands and NURP ponds. This required setback must also be included on the PUD site plan. c) Identify the 28' wide streets on the preliminary plat. In addition, these streets should be named using a name unique to the Prior lake area. d) All public utilities must be designed in accordance with the Public Works Design Manual. The proper plans must be provided to allow staff to review this design. e) Loop the watermain through Wilderness Trail in Phase I of the development. f) Provide greater detail on the size and location of the proposed signs. 3. Application for approval of a PUD Final Plan must be submitted within 90 days of the date of approval of this resolution, or by April 18, 2000, unless written request for an extension of time is approved by the City Council. 4. The recitals set forth above are incorporated herein. Passed and adopted this 18th day of January, 2000. Mader Ericson Gundlach Petersen Schenck YES X X X X X NO Mader Ericson Gundlach Petersen Schenck {Seal} ~L/ 1:\99 Ii les\99su bd i v\99pre 1 im\deerfld\pudres. doc PAGE 4 ~ <( --I CL .-.J <( Z u.... Od F- Z \...W ~ o...~ 00 .....Ju.- u..J > u..J o ~ - z :) o u..J z Z <( .....J 0.. (i:i;i ~ijli " llUJdk: "\".> ~ .tS c_:_:_ ......Lml<) ..... <( I- o V) u..J Z Z - ~ V\ u..J ~ <( .-.J ~ o - ~ 0... k--:~~-- I!!!!l ~ I = <D l!!!!I IN @ ~ I!!!!l ~ ~ z ; ~ ~ ~ ~ ~ ~ ~ g 5 3 !;; ... c.Jli!o12~ :t~~J[ ~ 0 ~ ~ Ii ~ ~ ~ ~ ~ ~ ~ ~ - ~ ~ ~~~~~3~~~5~~~~~~~~~ ~ Z Z Ii! ~ ~ ~ 8 Q ~ ~ ~ ~ ~ ~ ~ Ii ~ Ii g~~~~~~~~~~~~~~~~i~ z ~ '" o Q ~ o ~ ~ z 0 ~ ~ N ~ . ~ ~ ~ 1 ~ G ~ ~ ~ ~ ~ ~ ~ p ~ c ~ $ '. ~l u =. Z iili3 I-Ja z z~ o gg I- zlll c:.:: ;:z o ~~ ~ ~~ c:.:: d I-Z!i Z ll~~ 13!11 ; ~ ~~ ~ <( ~ Cl!~~1 <(G~e o..B~ d>~ !!:;;,;: ~ Ii' Cl~~ ~I ~ d ~ ~ s:li!!l'" <N ~ V'lO)02 ~ fS:!5i ~~~~~ -';::~ ",,,,:l; rJ IU U) .- > W a: ii, ~ ~I~ h~ III 'l~ ~;t ~!> . !I III , g '~g ~r IilO U ~ iIl.t'O..:;J"loI ~ ld C') 4 (j) (j) 4 CI, r" o....f..: U~ I i ~'" "" I H~ I L-~- ;; o IY 11.. lY \.1.1 \, <1 ~hh Pou,t ~<lO<J U) U 2" o (L V) Vi ILl (L ILl CJ ..J <~ 'I ~. ~I / ~Q tl. '/) ><,/.) t/V jo ~~ p /}~. .. i ,~ : ...~.-.l \, )~,' ~q.. II ~~.=u_;;~]~" .--.-.......----- ..- ...-.....-------. ---- ~ ~ ..-.:., ..'~;:tl..t. .::~ ) JI ,5\ ~ () u >-) '''''0 -1/ ~/} IS <91-1 Y)"/O/v 99IH-..n {<::l'l) 9O[<i'iM..IL.......J"8 gol illlOS 'l~jIS P....tI lw,o" OO',H DlLUAWlI , O~ .lOMYW uw ~~I-:-NO~'j;OH 'lfO la~3_~:J ;J30191f71 , .__04\08 ,~ (r ~ ~ = ~ \@ "-..~ ""-~ ." 0) ",0 ,.;:<:' ()-} G-J )0 2:/} IS . <9-11 "~l~ l.H.~" -'/lI~"....l...,N ."1 ,v z/l I."M "..IIG "..... ,..... ; <.0 "" a:: a.. <C '" H z" OlE ~~ ~i ~ u.... '05 i ~0 NO" H Hj~~ -:_-t 2'" 0 ~ ~ "'\~' !ll!ljjW ~~~~.!ji;ij Jilifill!!! Vi ~ ~ ~;s} ~~ ~~ & iHngg~~ ~~~~SE~s~g2 ~Cio~oj~~~~iG \ ~" ", \ ,;. o I J Co) '-:. "'~ W C( -I I I I I I I I il~ ~~ '; d L1 ~ _...J.!0?--- ~ --l[~~:~~"'~ l~ 5:MCli:LUll NgU,'.)l.lwA3~ -... _...- ..'fI(8tM.............~.....- N~lnCJ ... ONllIlI,UNION3 .1.NnO.",V~Vd -...--- .- ow . :;Ni'=NOt~OH '~ra - --- ~ 9.-:!:l,~~~=!G_ 'C. ..,ouodlClO-1-' 0Il~ if- tlli!!! .~ 1= Illi!!! -@ ~ ~ :~ ~\!~ ~:; .~i _ , j ,hJ>' ;" l;i~d.l.hh i'i ." i ~ilhlrli iI iI5.,'di'~i FIlii;,;; ,\ll',; h j,8\!ltj,ljl I' .I,..~;I~'I'~I~ i _ili-~it 'L~ I' ;.,~,Ili'il iq- I ;:!.:"! ~'H ;1'1 -!;,:;~,J>i~ll: ;- .aidJI~" -I -'101-'1 ;;1 I " h'~"l' ~II i'i Ijl !!1!,I;~~; I' lii:i~!!~hl b Illi~!'ll~~.~': ~ Ih\;! 'u Iii 'l';..h\:.PI, I",.. " .. I t".I..~.tl- " ",'\ ... :1. : ~,.j.l~\'o l. :;!:, ::; ',. ., '11- ;.1 '1"" 1"1' , ,.,,, i" ;,~h_.I'1 "II' i.1 . I;: I-V-';\'!j,: . I I ,oUt . I" IIL""'"'I'" . 1111 "1 .. ~.... . :::.) l! I I II'! Irl~~~~lll"il'l~t I!. II;I'! 1", ~ '& _ :i~~~8"'! ~il::Oo." \::1;15:-- .11.. ~ k!' I~!a:~:'!lil.lll!i ~ t, 11-"li<':~l!1 . _.Ii Is; 0' 'I';'.' ': I il ..; I" a !,.! mlhHl~!llI! a !t! !~Ial~!i!l; i ~2 ~ ~ 1 ! , I I i : f'l. 0 I t, J ." . ~ . I- I. ~j,o;;r"i)---- ~\ I 3 ~ , ~ ~ t. i i tl /'- 0 i() .Q() <.0 C'-J IX ~ , ' ~' I. '. I. I. I. I. "" ~/"~ } ':"f\"" " "",I"" .; - ~~ ~,I;':i,: " 'I: : ..;!, I, , :<<Q '~tj/" '\), k," ~ ~~~r'\~~~~:'~' /)1 '''~,~ \~\ "'':'~ ,7 \ ~ ' ",,\, "- \1 I /t\ ".},;'.:::.. ,,':" -:?' 1" ' . I '" " I ) iN - :{ , ,,",," ! -,~' ,,~. - . ." " ..':" II~'~ ~~~I~ .. .-..=-.. ---~(.. ..~ ,~..."".":Ut.~:.a::~ ':;;::;:o:'~.;:r=':"':.L.":.'.:..."'::=:'"-="l .._ I--='<=>_."i.-= ~ --_~ -.... ---- _nl.atM..lUll......~..... N::>>IS'iilO . ~Nnn:JNeDN:J J.N()O~V~Vd " .lc,- i I 03S1^3L:l I I . I ~ ::, ~ iEH],i ~Ii rr ~ l!!l!I ~ ~ = to ~ N @ ~ ~ ~, ~ II! * ~ a ~ g>- ~I . " . ~ s .1 . R ~ ~ ~ ~I . . * * Il ni lQ . ~ lQ P ~I ~ . ~ i Ii ! ! ! n ~ ~ n q n~ '- ~ n n i ~ . ~ 3 i ~ ~ 1: ~ ~ - ~ z :> ~ 3 ~ Cr:]S\^~.:IH ----- --- 8 uw. JN~iioH '11"0 a';~::',:3a ld ._ i \ I i f[]-- -- - -- to: ' ~h i , ~- - --- -r:. ~I \ .~~ : ":!:~ - -- 1tf!+- .~ - I ~.~ ! i' -t .: 'f\-- it: ~~).oi'-,;:r--=> : t-- .- -- ~ ]+---j- b j i"-~ , ~ .<\- +-f !" r I -1' l I .. / ... ~/" \ i '----..:> I \ \ / /' /' \'.~ : :'.. ': A' / /', \\kc..-n. \' : ,-- ./ I 'X.\,,1.:' ;i]I~~ ,\ : r r- ,\ /' ,./ /(5\,<:y.,lynr~ ~ j I \'. : 9 I: . , ./'___// ~",~y;..-:::::-_~:::---.:", '\ '\ i ~~::-- - _c_. I._~ ' I /___ __/( \ .~)'/;::;--..~"~~'~ i ~ ~: , \, /______~-,~,:=;~ig'\'c*-i'\ ,IV /~;f:~' /:~, ,em-::.\I \f~\, I ~ IJ' \ .\\\\.)"~~1.l "V' )" \ ~ '(."" \ : \ Id-l,- '1Ii~~'i\'jl'L-__:---~~' ~ _'" I I j \)-.-;\ ~ 1: 'xY:/,'J ~(V;S\'i I' ~- -c..-:' ~~~-~ ~ \ I/V" I ~~~,::.\ ~ ' \\ ____.:j ", \. ",\')\'S " __ ",,"'I (/ cnD~\i:\;',i\\\;' -- 'll '. /_ " :}>Y- :".;_ \\',\'.1\,,"\i~'\'~~ v t::::-_, I, i ~::~~; ~~~;()~~,'.t;II"~_~~~~ r~s ~\)\ /( ___~_~. ~''\\\[~~<~~~~I'~~tl~rjm ~~;~'ll I ~;~i_~ .~~~~~~,~ ~i · ~-_cT-':::~--:J \ Iff,l r~ -I c~t j!;~04J~'61 /' ~'-,~\ '.:> 4. I/''' \ I-! If-;r.:I \~ t~-I ~ I 0 il ..-"" '.J~ " · ~ ~ ' 0- :i f<!'<..,-\i\,r- *~I('\"'I ~ L~.lo!'\;"L\'I:I_~~J - ..:'-j' '# e,/ "'~'~~J\ '. :' ,\\.^,0'J,'''1~1 \ \~" __:~/f;'V yl- r!. '<7' _!' I r, - - . ' I It \ ,-' -c: -'(l\\ ~V I - r,: -e-' - -::.\ N :. 11.,;._~e'=."' r: I 1" \ ,).,]I) ~_ L'- 1\ e III - ~ I "~~-1- l~ ~H}: :,,;;: ~, '. :.\ "~<~~~ ,''\"' ,- ----~-..- - ~- \ \ ; I t~1 l-'lL1IL~fjll I.fi;.l ,I ,\~\~, .\~\ \. \, v;r~\ l,~-,~ -D ~12 I l -4:-"1 1\ t-~ll I ~-1 ~;. ~I \ ,\\\'=E.\:;i). \"..\ i\ t~.-t~ \.-~ iftl!- f~~~" kt \ ~ :' ~.-r.' 'l(++' ';+~I ,\It I-jl ~1\\".",<.(~\,;iy::r'H'I;'-" '\'.i.-~j L /. '1"t'ilt\~\ ~>c\' --:~~ '. _= '~tJ:lr I;' t ~\ r,ll ~' I ~{t;; \\\:~"i..'<,..f9;>>?:--.1leJ.f!-~:1"1' - //~--3_0Y.-V ,I ,P' \'\~ ,,::?'''' L:~ I~j" 1"4 J I' I , \'~\" -' /0':>~J?!. ~:~~'~ ~ .\,".... -~_~~;~ -= _ _~_ j ;:;==2=~~ ~~ I~~~>_ V, '~~ 0~Cb7Ffj~~'{~(~?" ~.-J \~ "(~\",\ --- n-'fl<'~~ ("?,.;~~ 'J'r~ ~~~~=:::1~~jl' ~~) ~~\~?~~\ ~\v?i\~';' ,::,~ \\/1 \ 1- '\ ll=~" <,--..~~.,~~ ,,,\(:;_\~<)\.~~:.':J~;~:::;-~__\, p" t-, " I ..J \ / "0 r~>, 1/ ~.\'~:'::"_--::~---\["r61J-j~~,\\ \ ' , I I \' / ~l-' <\ \ '>'-/'~ - ;\r~~l. J\',<\~I\ c'~ 1\\ ,.' " \'_-__\ II \ \\~/"".-I,;I:)~,~......~,,~,\":,S9' /-:-~""'\:s\~~1'f{\:r1\1~~r::J~ ~ Ic"lll ", ';1 ~ 2' :_''1JI1//~0.':,' / ,\0 \,~'~t: -c1 ~I) '10 1\\ '. i ~" ,/ "I - \ !~ M;'lJf~>.il:I~~ ,~(~~-:~~rili;;&~\il~,/ fi!I~\ """ \ "' I '1(1- ! .~: I 'If - "" ! ); '0~V""-" /),\~:(Q'0\- -' - _I U - "",p/ ;-.,7'- r <. ~,...-- ' "" , 1;, Iri"~:'\':_ /' /' /I/;I~ ~.:/ /~<fi ~",'I{t"~.,~~\ ~~~\~~~~1~=rr,-E~~\'" ,~/' I (,~<.\;);01~~'') " 1,. " II ,- '-\' '~~"'7 ','1',lII[ I ~~II ' , t., \_\_l~ _ ",:,'1' -. f' j : ~,!~ ~! . ;'~i~:d -:LL~.i\ ~v:~~/:~' " '~~L~C\~~ ;F::'Y, ( \~1"~'; '~' ",' - ~-t /II! "';- \ ~.~~ \ \ Ill, /- "('&j J r-~J I h I"' : (" I II. "'i I 1\ ~...-....- ~-r--~' \ . I )1 \ \ )3 / / '\ I i' ' j ,I,' .' : ,,~;"""r;'":::-'T'-'_;L IV'; L:J~~.$';\ \ /.f, \ I '\ I l' '- -- \ I'),; - \\" ,J , " .,. '). '\ \ 1 ~.. ( I "\ ~~ \ ~\r<' ''\ ~i _\\\~,' ~i~tB~cl~~:~.. \; n" \~j, \0!j\\ /h sl(, \ i : Ii \\ \ $: ,,_I 'f:?"--"-~;?\:c~,,t'=,\ -.-.\_~~. " ~(:'J__') (',',/5;----.,,/ r;;,^ '--~>-- ....-J I' '~2't)1 I I 1(1, lA'" ,~I'~~'I,'" \~ ~_..... v/ 1<' J ......, ~ ~ ~!: / / '. ~ \'\\~~!' \\~'c"":~'('\"~t"':;';J,,",:,. L~'~:-~"","",~\ /~'l'~-"" '\ 'v'" 'L~I. 7 "'\\~ ' n~(; I, . ~ , ~ .' ',,', ---""""'..____ -- ,,',~" r I '1 r-~' ~ ' " "" ! r I \\ \. 11 '" " ';of ~II ~.i-:;::-_ :::;.--:- '.,,' tl:,~~ '\ '~~ ". .~ \~ I :: i ..../" / >'\". "! ~ '0 :.\, I'~ -C;:--'T-.,c;':V ,i' '\;,:,,~ \ ~---""'\ '.?) I '1. ~ - " '.'jh~r :~l ~'\' ;'l"\';ji ,~l! '...,~:\~ I 1'"'' { 1_ -~l ~ I , · ~j 'j' !;;.~ \."!!~' ., '\;rl . ~~~, \. ;dJ:j' ~ i ffi I \~ ,2 ~ Jy tiJ,I.~:..ai bl----' \\ __ ;-~~~ \ r,.:- J II ~ /-1 'li I ~ . / :'/1< I! Ii ~~;; ,,,,,' \~', I-/~<:'I , , \ w \ \ ;!! " II I.;{,;'..... ~ \ "~~' ,~~ "" / JI {'A;:}I . ~ I I' -", :'fI I". ~!~ ^II'. ". \ . ~ ,,'''.' '., "~'>,.,,,-< "- - ,.:-'., r V , .' ;;' /' ,,' ;otf, I -l",,,\' /--. "" ' I':,-"'%-.. " ---- ,[aI.' ~: , I \ \ /y' ...l.,~/'j "'~l~: '\ ..{\"<---,d, '~I:,;'/~~<~, <./!.-,.J j' : ! \ ....,__;, II-J/I.{.,.... '_ \)' '.::... ll......~,~/I!..'I~"~<,." . '::--i'll \ \ ' /,,, .:tl,. // 1;.... ""- >.. -- ""- -- /" '<t!l~ .1, fA -'_I' ~,~o" "'>-- ~~-,' \ ---- . , 'I -- .: ~ll .Y'0/./.';l1I.,Y ..... I'"' Ii "'; ~ II. " , S:,_ 2:' 1 ~:'Jl tm-- ,', I ,".~., "',l>;'/~.1f. ,..I / ."..-" I i\~!l.,'" :/,j..';-..... ,i "'" "", 1_-='-' .! Iff""/' \ /' ,~, "j.:<'", r;il ~ \ "\. ",.......}::'.j)( "1 "'Y/ /~lC:....., , 'I~~ i .-1 , ~I' i;;;00- .... \ 2 ",,{..' ~,",';.$ '!)~: '.,~! /~;?' / " j:.1 } 'i':;.iL\y}~/~', >/~ ~ ',,<, . ~ I-&; 1\ i- = II "k ~-,Li';~;~"~(;~';~r~~~~~~~~liJ:~~~-t~~::~~~;!'~~~;'f~~~:Z tW1i_ \'If~,.-~ L'~':\c-",<:;/,/<4. \....!,i..:,f ."'''i?:!(....~~.,.;.'''"1 ",,:\;'! '~" \/~'-1-~1 ,.,.""l.lJILlJ'J /, ":~,,.'~ ~,-:::;:/ .<~ _~__ _ .--<Y' !~ ~d-':.~ u .'~':::-.._~~\Ir~ ~""'i'''''I;f1't /. 'II .J\f... ",,-- ~( ""'~l~ 7' '. -~.~ ~ - ~",.. .",y;, ~.' '11!" r-r::.\. - .. t,-Il'} .. '~'-"" I~'> ,.--~0?'\ '~~" I' ~,I '~T--i-::-r-' ~!!., \. . /f~ii:: ,i,:";"'g::rl! \L ">\'-- "~' 'I ";---?{"(rfl1I,-l"lXrfi,l \-" ""'-': IN .1 f,~i '.:!~l ..L~/~ ,~=~~~~>~~~!~';~.:. f\..~:,\~\~\-~~~___~___ hl~~~T~I:~~~t:.l:r+r~~_:> ". .'~,..~e.:-:;;:',= II ....t'i-, -'>:'- -~ l~- ::"'..:::.............::.;;::: .._,,~,_~ ._..__.._____ _ N::>ono" ::>"u,"NO::>N' ,_~ .:=.:r--"".:...:....."'-~ :::;: l.NnO"V~Vd i iii I !'III ~!! ~.l II II i Iii J Ul!!U m!ll "i i\', , Ill" "" jl , .\ II I ~ m !!.q II i m II illll i Iii II.! ~, ~ UA.I'I;. ell I .. 1I1~ I I I I H 'I " II ill.: rr !!!!!I II I IIIII~II\ ~ Ii hiiiiU1I' ~ :' mm"Iil g 'Ii l,hllHh~ . \..t .",' I ;I~;;WIII ' I, I'ie~'i~;ll " !I'" II' ~t !lltU!!! ~I,l;' j"I"j!!1 'II ~ g B.!lmm~lh i ~ ~ i 1-1"H'I'I'I'lil~I:~'1 ; ~ ! I III! tl,,,rl. a a i I' (u.., I( , l ~ i h!r!!mnll}~1 ~ '11 ~ IHlmiml..H I ! I \ Ill! . I .... ~ I!'!W ;lliWi a! t i Ill!\'1 i Ill!', .\ hilll. ~ Imh ~\ ! ~ ! ~ I I!'! I '\ I iii' nild I iiUII: I 1"'I't 11111 i I I'lli!,l I "Ill' I II, 1111 III I'j I ~~ ~ <0 ('oJ a:: ~ Ii I ,\1 I . II I i\l j I 'J) I fTl rl --j ~OJ-lII ~!i~: !::-~~Z "'~OJ~ Vlme: fJ1. ..,,,, .!.s::5-~ lOZO _ C])trr:i~ m{J'l:Jrn t;:o:!! -...J~' Z <ii G> . .. ~1 en ~i < m .....~ z G> n ; ~ ~ ~ @ N Wi! <.n c:::I ~ cg {iiii) "c:- _ ~ ~z ,. ~~ 3~ I"F ~,[ .- =g ", lr" ~~ 9~ ~o ~ 2 q ~ ~ q .5 8 I: =I I~ I;~ t [ ~ ~ ~[ il i~ ~~ !I ::1 il ~~ 30 ~I J-" J ~aJ ~ 05" I~:; E it ~~Ili. b. 11~ J1 o 3. J ~" 9~ ~ -" ~ i ~I ; ~ .~~ :~ g- ~2 _ ~ a: ~[ ,.,; ..li ;';; I; E ~l ~~ J ~ .~ ~: i~ ~j ~i ;1 I; ~! fl 0.:- UI :: ~~ &i . ~i C ~ ! i ~ ~ 8~ 0 II ~ ~ 7 . ~ i ~ ! 1 Jl nl <-., ....--. en nl o 8 I -" ~ ... J f J i " ~~ ~ :::Q ("l ~J:: f sl i =ll'l ~ ~ ~: il ~i ~~ H J j" ;;'00 i d :03 ~~ !2 l it ~; N~ i~ ~i 8rt ~~ 4::- l f ~; 3J . ,. 11 I ,.! ;;& J ~1 '1 g !lO. ~f ; ~ [ ~ i~ I: ti ! ;1 ~ i! & !!. 1 ~ [ i . ~ ,., . I ~ ~ ~ 7 i ~ ~ ~ ~ O'. .. . i ~ ! ! } f ~ { ~ 8~ I ! o ~ -~ Ii . . f~ I ~ 1<0 i[ !~ !f i~ If . . . ~ i I ! ; ~ J . . i [ g 7 . 1 ~ i ~ 8 I o z " J ~ I II o'~ I i t ~ 1 ~ J J ~ j I io ~ 90 8 I ~~ i~ :t;;t " qq f ~~ J M ;g "1 - I ~ ~ .. ~ ~ 8 t' I ~ [ r " 1 o f ;;; " ~ , .. I 8 I ;5" i~ 01 it 01 ~: I~ :b -;.~ g~ ~ ~gl !=! l-& l;i I-I ol3 ~ . ~;o ~: :i j,l ~g j-': g. ~i ~I !~ aD ig H !t ~l i! B H ;1 H i; g' ~; DO ~~ iK- ai I il!:;;~iJ~i~W ~;::Q.!.~::;:~~~~ :~~JH;~!;~~] ~nHH?~HH' ii'.. {~;o !":V1.-:i~ :~!.;.~;i:~;!! :1~!~3.~::!j~;~ i~~~~!~Bi~~! ~;o~;;:f:~f~~i 13.S'%"~":-IV"DO% ~:i~ ~;;ifi~!~~ ~;i~~~~~;~~~; g~~l~i~!:!.l~ :~J~::~~;~:i ;;i!~ii~~~:; ~il;l:i~;~!! !r;:I~~:~i!.~ I-,-!;:!O- !"'ill'f i D.~!.g=.~!.g..:%l~ !;f:; ;~: ;~~'! lil~~o~~~~il ;:w:~rl~~:::~! !.~!.;fii:;!~:' l~i~:;:~r.~ic:!i i~ !~~. j~~[ I . I sf I : i ~ [ ! ~ ; ~ ~ o o i o J ~ 3 ! ~ i ; . S~! ;g ei~ i ~~; ~ t;.~ I o7X1 :;:~: i ~;~ ~ io: ~ ~r: I:: ~ o.lil L I Iii ; i I ~ ~. ,OJ 8~ I ~ D o ~ ~ I ~ o N o ,0 ~ . ~ ~ o. ;~ .~ l.i ~~ . ~ 11: f~ :~ So o. ~i f a !i ! ~~I' nq ]. 3~ .0 I.F ~~ !~ ~f l~ :1 8~ ;i ~~ c~ 11 ~I!' ~ ' 11 .1 ~.' n ~! =. Z" !'~ o ~l ~1. ~[ l~ Z~ 3.11 If ~! ;~ P' ~~ ~~ ! . ~: '6'~ F~ ~: i~ ~5 " ~o ~~ Q~ 0' 0' On i~ ~i ~; i~~ ;g~ sCl.~ ..g~ nOz g.. ~Fg 'l~~ w~~ ~~f iii lali'P Sio ~~~ c:l~ F; i~~ ~B ~j i' "g' ~~ ~n .. [ c m m :rJ " !,i ~r f''' gi ~>< li~ ~i f~ ,~ I; :'" H It e: ..... !~ Z I ~ s g~ z;;t ~q <;I. OJ ~n 0.. ~o ~~ - ! a o l!~~i CDI ~ ;Ie.n" i'; ii;i; ~~ ;3~:~ ~l tt3;~: !i !i;g :r i!~~i ~~ ~[~~~ _el~ I !iii " Hi! Ii =i Q o.Sl1;l ... o"!!l 2"'8~ j!-~ ~ ;1'33. J;i~l VI' ~ Q i~H _~ 5.0 Hii ~D"":t ~;; ~.. _0'""2- o l/; 0" :a,,"; .,. [" m r- C ~ 8 I -" C ...I W - LL a: w w c , . ~ . z/" ~~ _0 I ob ~~ !. :. _ i.[ s! ~ I u en ~ ~ I- e> ~~ !;. ..1 i~~ - - --~l" i i'l o -L_ _-1- I~. c -C -11-1- liB ~g - I I . ~ ;~ II Ii. I I ;~! Ii' l~i '1 r ii ~ ,!~:= ~ '-_J, ~ W ~I~:~~:]~, O:~lSf^3Cl ... '- '\ '\ III 35" ~::: > !i ~ u CI) ~ LO .. . ,,~ I- I~~ ~ UI ClOl.O I l"tOtQ(f) ,,~Z~ Z-E:il III '- .. to "",.., ECC:sv ~:;~N Ii~~e . . c i o E \ c e .- ci -5:! .5lX) ...d -z ~= " c .~~ o~ ~E '" E .- ~ ~= Vi 0 ~~ t)c: Co :: ~ E F~ 0 I f- Q::: W ~~~ I (j)z I . ~~Jp'" /~~ - I I \ \ \ - LL a.: w w c ~;~~~J ----.---..-.--- ._--- - n "-J (\1 . :--y^38 / ~ u .- 0) u :;: ~ . " " ~~ Ii ;~~ s i ~~i ~a..i i ~..1 ..~ E 3~o iil ~i ;~; Iii: t! :::-% sea .- I_Ci...ai~. -- Is i~ ri: ~j ai l.2~ _'Q ,~ f.~.a i I s~ ; i : .0 31 ~o. r~ I' gi1 l~ oE EXs .Ii: 0 ~.21: P ,ll ~ Ih I I" ,_ H! II' lirH: II .,1 II p; ; r' ,i' : '1 ..1 ! -1..J L jll ~ ~ -I_"I[ -'-1.. o ~I Vl ~ 0::: W (f) Z Cl z ;:"'" w w > a: ., u, L~~ ::J:':: 0 III :J I- lJl l!!!!I .. w ~ ~ w uJ ~ ~ z.- ,.... I a:o~ (f) ej) = ""' :Ht~~ ...-a l!!!!I N !:E;zO'l '--:;. @ ?;,;: Cl.c::;- Z c I ;:l1: III '- .ll) 'I ~ :J ""1 ~<D'5"" ,.. ~ Z_Ul--.. u- <....CN 11:0'-""- m ~.~ e. c z 0 0 ~ 5 U ! .. S ~ , ;; .!!l ~ 0 = i3 ~ '" ~ ~ - .; :i~i ;; .. S ~ .. Z Z 5#.":: I oS \ 81 W - ..~J~ ~> " S ;; ~ii! ~ ..~ < 0 3~ 0- 1 o. ~o -gi i bt-<~ I 1::1 5 !i o. ~~ d~~~ .rei en i~ ~ ~j 1 ~ ~~ h . i ~:!j .. ~ ~ .p ~o j';- ~sag ~& i ! ~. ~~~~ J .2 ~ 8~ ~= 5 I ~ ~, 8 ~5 Ii i~ . ~15'g '05 ;! 1 , i s ~ . C ~. ~ 5 >.i:i-S ~ ~ I ~ ~3 .- 5.[ 1 ~ ~il I 00 g I ~~ 3 ':~ ooX ~ oll ~ \ 0< ~ ~.:; ~ 1:' go I>~ ,. g 2~ ~: 3 _~ 1;~ : s Oci .. ~~ -I .~ ~ s" a 0 II !l ~ 5 i 0" :!U ~ 0 'u g~ ;; if ~s ~8 :~ i ~i !N .!!! ~ .-_. j l!l ~ I -..<; 5. il :: i ~~ W &. ;;1 0 .. :'35 : ~ ~ o. .. ~~ . q . l ." s 1 .. ;! 50,& a i~ 8 ~ 1 - .. j i~ :;5-0. sg i i ~ ~I 1 3 .. l~ ; .. .< . IiOi . . i j. -4' 3N ~ ~ ti . - ~i ~ ". , .J! ~~ I! ...= ii.~ f~ l"' D ; , s ii I .3 :ag s~i~ .~ ::.~ iiJ .. ~ . ~ ~ n , LL ,!::~ s 11 ~ f! ""~ l~ i! :~ . .< ] ~ I 's l~iii ; I! .. ~~ s ~: 1~ ];;; ];;; . 3: 1" 1 i s L , . ~,6:~i . .!!II":: 1 ] E . ~i ~ i5 .~ 2! .l!. s.! Os" 9- ~ ] <~ ;! i ~~ !~ H ; I a: ~ Zf '" I i ] U ~1it i; B ~~. ~ " . i ~ .< ~., ci d b1~'iI j .8 ~ 2b :~ ~H.l ~i .' ~'I .. J! ! j i "'. .li ;! ~lx ~ g jiN <. ~ .- .31 3 ~ E'" 5~ ~ ; . :! H I ~~ 20 1i.~ i~iH ~g H 1- 5J! .. ! I ~ s : W ~. '" li~ ~ :> gl; H ~i H g = , ~5 ~ s~ I~ 1 ~~ .so ",'i E~. '!!~ 3 ~~<l ~ s 1 '. ~i ~ ~o n H~!i ~~ ~o U ,s.s . ! 1 ~ ~ 'l!l 'l!l ~ "I~ s ~g "' ~~ :. ~ l!l~ r: z, i;sf:I ~. l!l~ _E ~ ~ i u ~ ~g !&: .~ 115j "5 .s j W ,.! .; ~ E o~ u.v "ja. "'z ~-". "'z :i i ~H ! a j ~ .z '" ~. aa ~~ as ~. i3 H. !ii~ ci ~z _Hn~ .... ~ ~ ~ - C tJ '" ~ ~ = \ \ \ \ \ o LU U) c-\ ....I UJ - LL a: UJ W c " !:: "'- ~ ~ ~a ..~ u... ~ .~~ lJ) e~~~ ~ z ~ O'l Q} ~~~I ~ 1&1 ~ lli~ iQ)~: cri~~ i:!ro- .....";> ",," iLl ,~ i.1- c z o () UJ (f) l~ ) / l~ ~- L H~ .\~ i _~i. E ! oi~ , ! In ~,.. !g .;~ a, -\ eH. ~ a ~ ! ~o ~: ::1 ~. - a- H ." ~ 'j <:s :1, ! -" i.. ;f ii lIt q Ai ~:' Iii 0 z_! . CJ Z -"<t ~:: L') > II: Q) If) 0 ::;)~ In " l- f ~ U1 I 'J .. W L~ ~ CI ~ w eJ) Z'~ r-- :r: ~ ~ a:a:::l (f) .- I:1c~(() > = en Z ~ to ~ C'-J aozOl W Z-2:::a;1 @ ~ III '- ~ U) ...c5~rrl a: ~ Q 3-.:t ~ zo-Ul"-'" ~ C"l:tCN a:O\..."- m~cfi.e ~ c a: . - 1 .. ll. ~ ~ " ~ :J: i ~ i j 2 - t u ~ . ~~~! ~ ~l u I ~i ~ Z I ~; ~ .. . ~ ~ 55!~ I- ag .. H i I g..~a ~ .~ I I !i is ~:!~ OU; I ~ 8. ~~ ~~ ;~ ~~ 9:!~ Ii .' i; 1 ~~'II l~ 1 ~ p s . . ~. i5 S l!l=~" ~: .. ~ ~ C u~ . ' . 5 :~s~ 8 ~ ;~ <~ ~~ ~:3 .. . .. I&Ollt .. I 1! 1:" 8- ..i52 ... o~ .. I .& ~,~ ~ ';€l~ .0 . i 0 0- . ~ g ...I 20 .0 :5 u S,~~ I 11= "' ~ ~. . Ai 1-" ~: ~ I ~-~ J"':'; ,j; i ;i ~A ~~'Q.. ~i I~ .0...0 s ~l a~ W ~5 !~ l.~ :~;I E u8 i .. I ~~ I . . 5 t;!a .; 1S iili j ~ 0 0 : ~ '0 ;& . :; :af: < I - ~~ .. ,; q 0 ~ ~ 3 ~ ~~ a _. So.1i a & ... 5: a,:". .0 LL ci~ ~ ~ jo 1~8 ~:1~ i~ l . " .. ~l ~ o. ~~ 5 I - 1 H ~ li !~~; ; .. g Ji ~i .. I . 1 ~ oZ ~'" S . i d ~i . 0: H ,;~ :51= . :1 2~ 2 I a: . ~o ~: "is: ~ .. ] .- .0 ~.il i ~'i ~. 02 h ;! ,;~ iol ~ 2 n i~ !;;; ~- 0 ~ i r 5 ] 5 .- t ~S j~ '" zg ;;llii J~ ~~ I j l ~ ! ~f '" I i ~g ~,~ ii i81 · I j L i)i~ g~ ci 1 ~3 J~'l ~s ~~ j! ) l & ~ 0 ~i ii ~ ~ ~ IJ ~ ; W ~ -- l~ 1'1 'Ij>l jl ui ~ i ~ ~ I ~ i i . ~~ J' .2 ;lOp :5 . j ~ > ~i I ~ ~. 5~ .l' .~ . 2 ~ j E~ ~ ~ o~ o. ~i,o. . 0 ~ a ~ ~ $ ~o ~. ~l 3,; ~'ON 0: ~ ~ ~ < w. 50 ~e ...&!s ",0 o~ ~ ii ~ z. ~~ ~~Eto :il ~o ~j 'E ~ :x ~ 5 Q,. j ~ ~ I ~ W ~ <0 Ii w. i! 0 i 0 : ~~ U.p z. ~3i b ~ o.i ~ '~ <0 i .5 i < B ~.~ 2~ Ii Il ] 3 H b10 Z:J: U - 2 ..2 ..r _.x i I! . :l u sd: i;S~'I\ ~o .~ Z2 ~ :SJ ~ ~ & ~ ! ~ ,0 ",z "'~ & C a l .s,; ~z ~a ~~ ~%~i~ !~ I a!'a i ~ . i ~u ~e d ~i~ 10 ~ ;; E i 0 ,j; ~ ~ ! f - c a: - :J: I- C ...J W - LL a: W W C ~ ~ I en u 5l ~ I- t> 11 " .; S2 ,... . J I ~~ ~. S~ ~ r~ "'~.. ' ~";~17 3: ~~~\ i ". ..4 t... - . a ~ cC; i: I . bo" 0;., .', ... " -1'.\ _ :'/ l..o,!i'i.OOH ...... (:". m~1 ~~ ...~.:t- ~ i e. > , ~ . f 8" ~~ ~~ 5' N ] .J'O.!i"-OO N OIHII l.H1.!i'i.OO H "".. '~Vd ~l i;QZ.~[.o I......~ I 1---- I I I I I I I r'r'(-,\ 1- t..Jlj\j(~~ ~ 1! ~ G:LJ Q:' w<<> w, 00> .- um <Xl ::;'" ,:'0 a,s '00 ~ ~.o c :'='0 o c5 E o~ c ~ ~ 0 .c c l- 0 S OOlll"9- E 327 1 ~ ~ ~ c= ~ 0 E.c ,~ C.c Eo.~ 0 .co ~'o 0"0 N "0 c . .~ 0 ~ " ., .~]: -'0 0_ a.,B i;' ~ "'"0 :SOL: g~0 i.~ ~ 0'" - ~o~ -0 ooo'i t~~ (/) 5 0 C g 5 ~ E ~ ~ :J Q; g 5""0.. E .8.s o 0 ~ Z_D /" /" /"5 OO-oI'19~ E 98.:)4 o UJ (f)r -- [!!!!l >~ w= cc.[!!!!l @ [!!!!l ~ c E ~ o E ~ C .~ cj .c.- o~ .~<<> .. 0 -Z 3~ -5~ .S :.:J ~:E .... 'i ~~ 0-" ~ t; oE o \ \ \ \ \ \ \ \ \ \ \ \ '" ('oJ ~ ::L . ~ :J:"S~~ c, ";l ~1 '- / .k",/ "".. ..,:ty / Cj ] .o..Il.OO H "... .. ..... -. 8~ .~ '" " \. , \ """ ..sr.ll:.OO$ ""." M.if.KOOS II) co ~ t:li! ~= o .... .... ~~O ~:-I :... :;) 0, ~~ ;~ ~~ : , -: '_~~ 10 ~~ co ~8 i -!i ~" I _/ 1..,.:;:,. \' ].er.~~H m. \.. ].if.~" .I"'1Jo"'_P.~.I_~.<). ''it~l:.t ., .r.~,(1II1'l . ......"0 I.lorZl.9a, .. N . ;,'~gU:: -- ,. 'J~-- -r '--' , \./ ' . C , , I I ," ,... "i8 ;\~ " I I I ].IiIC.n.oo.. I ,. ./~ \ Ii \'~l!fO /"./ o .... /...r:.l!fJ r: O{Il{"/ -~- / L~ / / ..........1 ----- , ,(, I , -/ ,) I I .- .J (-- '\ ---J ~ CI Z ~; > II: /I) ::l .':: II) " V1 .. CI gf Z .- " ii:o~ ttc:gw z ~ (Q aE~~ Z c: I 1&1.... ..l/) I-c5~n C ~'V Z.....Ul............ -evc:", 0:0.......... m~::l(,Q ~()J~ I- u.; w ~I I ~ If) --J ~.~ :~ ~ -------- tOOl __"WI __.....u...IIR._O:W- 1',101530 :or nNUU3NI~N:J .lNnc5"V~Vd --_.~- .- UW . :)Ni1:jO~OH '11"0 -- If ~~:; -~'~tj:- -.-,-.-, ,,_.. ._......_..e_:_.__ ----;:- ='~~~~ .:=-:..-:"'~"':'''~'=-';'''~ . ...:;~ " i I II i: U \,\ Huh ! 'I! U ; ", ~IUI~ i ~!e I (.... \ : \ I ,~ \ 2~\~~\\\ Q 1 ~ i..: ~;, ~; \ ....~\ Y \~' __,-1 I\JJ\'~ ~~ \) ) '-- '.... ',~ '@.' -."~ ) '-, '- i- \ '- \,.><<~. ';~J ~ J, ( l \'. _ (" 'rii ;,/, cIJ \ '\....' \ l',., , -,\ \ ( Ie L .' I /~ , \....~ :nIi'n , , -l~= ) c::::::. \! 'I fl k~\.w"~) \1 '. ~\ I '. "if_. ~ I ~2l CO) ;. j '. , , I) '. .> '. I ~ l L..l._ a.: .. I. I. ,., '.~.- ,. " =, '- ::- ~ , .../ ~ /,~' '. ~ :1 i - :'.: ~,; ,I I I I. 1._ .- ~ I / .' \ I I It", /'.' / 1 III ! 4 -, ~ I ,II: I <; . \ III/II" I / I ' /'.~ I ,1 :i ,~ :to/ t;: I ~ ,'. :,-. ..~ , I I I ~ I _ .""'< I II ~ . :.:. ;.:: /1 I I ....... ,-"'-.1, I I:,,~'/ ____ :', \ /":::1': ( > '\":; / - \ "- \ , wi' I\.' I _I - I -,' \ I ~ o. '\ \, II' " ,,' ~ ~ 'hi '.2" ,( () \ \ n \ ~IID:;~;J~ II ~~ ~ ~ I~- ~"'....~.=:: '-_.=.::= ~~....,,~ ~_-- ~ .=-_ "'o,no,. 0""."""0"" -S;'o:;;;; -------- ~ -';:" lNnO~V~Vd 03SI^3~ --- --- .' n.. ,~ L~ ~' ()" .' ''''. II ~ .. '" , / ~\ "' --. rl \\i I " "J I I ,~ ~ II \ \ II} / II I 1\ '" I ~~ -!.. '" " ~~ zO / ~.. ''"' J, ", '. ~ .....-1 ".1 I I ;, ,~:tl ',:-- . . I \,' I. \ " .//: \, I)' 1 - III I I " :iJI If). ~ Ie> :l '< ';0 1/ -..-....::-- uw . JN~OH O}ra MI I: 03SIA38 OOO~ ~) 2 it i'l --~~--II =:.~~,'~-I~ -....-- "ou.W:Jl.tWlll;J~ SNUI""'SiAi'ii I I I I I I I I I I I I I '- I '-.. I ", ,'--1,,-- / / ~ " "-'/-:.....--.. j::' " --... L ......c, ,-. Cl (":1 ., I I ./v \ <./ / _, .I '11i I : It: II' I \ i '\ "'- / I ,., '. C) -......( l'J.... I 0'1 r.~~~ \1 \ \ <LI I \ "\ I" \- -I~ \ \ I I I I I ( \ .\,- -...:'\. \ ,'" \ \ I I ~-t - . r) _LY _ . u. , Q \ '" ,- --:t " . I \\ 1.- III II II : ;-:',:- ~ ~ ': III : I : ll' ,III I II:, , ~:: :, r 1, I .:< ( / / / / ---(~'~) ---'"' I I 1 I , I I \ \ \ \ I \ - -,/ ->-:.=~j.~ .- " ./ I '>l /(\ .. ,!Yr- J ./ } 1\ Wt o ~ - ~\ \\1 \ I ~ \ I~!\ II " j 1\ __"- II \ '< II \ , , ) I '\\,- / ) ~~ - / J./ / / / / ./ ./ I - I il,:II. ,. I " \ I ./ \ I \ I I I \ ./ ^\ ~ '" , '" " III ~l -, " I, ,I 1 // // f ~~~:J;j33~1?~1 \'\' ....,,~. /1 ~. ?r" ,,, ~ 1 \' J ,.... . ~....L ~ }'" 1\1 '" \: , ~ ~. (II , - " ~-- "\~ .. .... -' '. .... ,," / / -' / ( / I \ 1 / / \ I, ,'. ( ( , '!' \ \ \ " ,\ \ \ \ \ \ \ II f 1 1 1 I I I 1 I \ J I CI:JSI^.=H:l ---,,-1\ ~.~"._~ I~: =~~= .:--==.:T.:J:..:,~"';'-::"-=-"=-: ..- ~ ~ _..~ --<~~ ~I:I ~\ , \ j;" ,I Cl ~'" I Z ~~ OJ' Q... 't~ , \ ~ /' ('\ \ \ \ \ I \ \ \. " // ~> ) (\ ~~~, \ ~\l\ J1/ ~ \ - ) ( \( \~ \ ':-;;~ -, ~ ~, \ \ ) ( ~/- ~> ~ ~ ,~ .' 0' Ie B~ ~ LOI2~9 1 >II" -!~I LU S I J\311 Gl ,. r ,- =-~1i~~~.::;:'::: .. N::>IS'JO .. ::>NI"~ilNONiI - --- n .LNnO"V~Vd uw. JNI~ix:H 11"0 a~~~~a ~ '_'_~'-=~::::::II "'~" ":.:_"~ I~- _.~::: ..__.-;:o::~~~":;t.~-=-~ ..:.. JIOI.Ll':JUWl:I:I -...:.., :1 :,/' r_' '1 I " , I ,il '! h I + il' I ..... .>~;:~.~,:~~~ ;. III !~ ~~r3 ~\ I i I .) ~. .' /" d;#"-r., " ,~ \ . I! ~ I' ---If ,-u II 'I -' ,/'" ,/.:1'/<7: ~'t'rIH;?' " I. \ ~ I: III \, II ~l Ii ' ". ~' _,.U~~.~ 'Y/' .~~ :~.~~.."" '\' ~,\..:II ~I.' ~ 1,1 J1fi.lo.. , I' . - ________--~~ -~ , ' ,,~~ " \ ,"J . I '~~f{t/;;d-'~r~~~.~~~~;"~'~,.~~,:~~. .' I ,Ill . __ . ".. '\" I~\ 'i~ =- ~~. . ,I~ ,:'- '\ . l s ,If I ~ , ,'. ..:. " '~'c.>~:};;~' ,.~,-,,-- ----..c~"" "~:r ,,;; 5\",', '. ~ : i ~ ~ ~ ~ i ~ " , _', __. " J;:r '\', ~:..~H.+l: ' ,;~ f:i ~. \" Ii ~ , , ~ ~ ~ ~ ~ ~ , " ," . . "~ AI " \':, \1:.1.;"F,'lF(t(; , , . . Hie , ' /-... ^ \/, :'," ,'~_ ...... II \\~ r\\' ~.:.:::. d " 1\--1,.' lfl" I I ' ..: I I .~ ".:J[jL~y.::r~\,.. '~\I18: I m ill rf1~,!i~\\' ~~~~~\ -.~j ii i! hi ,'~'~~' .n! .,iQ)~ \ ,.,~t.m, lit ~~ If? ~rf,!:.Y?:~ i:'~' Iii!" ,," <I .,.. L'~ \' ,~\-9~...\ ~ 111/1 ~ J'~ :''illy ., ;." 1',11 Q' Ii < t: I, , 0-~~~~ ~ ~\I1\~f:rf\')~~'5f~ Ii: ~~ 1; Ir~ ~:.. ~\ ~l I f1:H ti h h! l-::l' ~ = . J~ t' 06 ~~%: ;~,~~~ ~ ~ .t:j . ~ , . ct "\ J',\ I ~ 1111 i !Ii Ii! H! l~~J .'~" ..1" . .. pt. .,' lY~,\~~'.K~ ,:' ,~tl,.. \\ ! 1:11111 ,ll'l' :,~ r~flS~ &Ifl ~,", ,) 0~:~~>i'81\' .~, '~~~W\J c:r 'Ill \-l.'l'l!i . ~ !!IIi'lll!li'!I:; :p.",~,,"1 (~~1.1~JJ..~, ,;s.' ,J) \~ \.RVIJ' .~/',~ ' ~ 'J~' '~ \El~"l I. I..! :,.1 iI II A '9~.~~~' . L _y,~t "~ <.: - oJ/I''/: .\ .s ~~ ' ... '-(,..-",,-e...:._~~J~~;' ((J--" '-----fl'" .,~,,-~, ~. .. ~~.... '~~-::t : <~"'" 1",\' \:\.\(;, , I. ~,:~,frt?'~ ).< ' ~ . ,'. l ' , ~::\\~ ~. e 0 \\' .~i,b-G'Ct")~1'':?''''';;''- ,-:::'~,U..6i / ',.. ,-'U' ["{~~' '\~'" \' I 0-00/, \ ~~ '" ,L/ 1 (,.;,.,-1'\ ~" '~ '" ':':~;, .... \/;I;!P'; " ("';)/ I \~\r..:,/ ;> ~ ,~\ ""~I~.h1'.1~~~~/J ~'-'~ \" \ \, "/' ~..\\ '\ I ~ )..;,,'" "RJJ' I'f?"\. ,,~\\ ~ \ I' ,~:::,: : {\ " '/J "~';"\ 1:1 ;,V"', /}; { "v!-~~ ,,}~:r~\~--~9~\\, .,'~JI;!t .'': '" I. I. . ."",,1' I ,II) 'r :1 'I ,'~ ';j;li I'/;I,I'; ,~ z: ~~' 'C,...s? ~ ~ 1\ ' ~.:,i:::II:~III" ':1:: '.) ,~, :' >'8-);' ~i!~'1( ,~!1~/~,.~,j; \(~t ,~r~?~.~"(':~",J 1.~' I( >, '" :!l' ,n-' / \" ji t !Jn~~~u/ ,.." \"(, ~\ ~ 'm:rlIr 1\~~~~' C~ ....... ,.,;: 'I <--1'( I 1 ,J I,) /1 ~i"'{:~:]"1.~'l:o: f8~W<<,\\ "",' ", -- .' ._~~~: l}i "::,='j.::.~~,,, , i / '..;! [ ''. }i'I' /{ir oOt1'(t;:,' \ '~ (:~-'::' I i../ ~~ . O!\. !:~ \ ,J;, )1: : t:~;JlJ!~J~)5~",::'"'~ ~.~/'{fl.'. c;. : "':~:"",,,,",': , ", , . ,..,I!, .\~\i,l, ~M~~~~~ \~ ':~' ,'e-;t~. r}1,,~~, 0 ' . ~g"f .', j._ " !d~_,.~~(T-:;=,l;---{"----'\ - .)1 )1.I~';'~ '~~r . ~'I _', ':,\ ___':'~~ \ ~ r:itJ~.;~,\.~,,\\t:~0\',C~.;,)b'\ \ ,~~,\ - ~J {." _ ~~:\\~ e -,'\ Ii,. ,', __.'- ,,': il.~ \ {l"tt, ','f '>'~"-.1~\\ " , ~ \, G;1., CJl ',\' I ,', :: o 'I C ~'r- \ " I 1/~" ~,~.I' - , .\' ' .~ ~~ \,' -- . ' ~ ':r'::' ~i\ I .'.1' : -.' 'I' I'J"'W c;;J'i5> \ ',""?",::r:: ~' , ' "~ . JIj(J' \: f\ 1,"'" I ..~::;~!~ ;' r\"~ J~(~'~:::i'\D~'~J' ~~-\ ..'^- ~.:~ 0" ....'.r ' !i',,\ ',:.. ., "", / ',/ ' \"ll, ~,,,<: :%'::(:,.. " ~~--' """" '( '-~,"~.~' ' \.- .==---'- , " I I ,I, , " \ \0' ::f"~1l.--- ' \ .=__ -. " " " .,',1, 0 -0 \~. ~ 1 ~....~ 'Iti, . '-' ' ",:"",.-/'1--- I., "~>.,~~,ilf".) .\nw-:-, i~~.~ (~, . -(JIt;:~):-' ~~~~ ~~~-;~:~.\'.~. ~ ..r...~J \ ~d~ ':. '}~/ .ti IJjh,.....:=J;~..\"'q\::~.--v '~:<~.'l.: ~.i' (~, W"\~. ,,>:,1!>~,\ 8. I,; J;///;~~l:( ,:~~c'. \ ,r,;.c~ '.... C ~'''~', '1.1M~ i ~::,'::~ ",,, ,~ ~____" "!~, ;,/ j,/~.1'fl~' 'I \~I.~iii\ :~)'~[:<j,,'. .' " '".,.." j~"'" ':~~',~,:', '. .c:'.:" '... \',: \.jf;'f,i/~,Al /': ~>'- \I~l.f/ ~\\Q . ',,' "J"- ..~:., ',":::!:' "11.'" '., /. .' :lll/lffr', '~ .' ,\"/",-,, ",' <(.-'~' ''(;.1:' ",,',' ,:'N,',,:!l; '\...~.'.'.-;~/-. .';Y:0.;a//{'z,/,"'-'~~(."-=-""" ",'..{.>d' , ~~'$2Cr1\f. - :.",., /,:~ '0-'!..~':'': ':1\ l,:;:<;;{t. '.':Ii~'.~./;~ '-i:'~":.-=-~p I "1.f>> ..~~ ~U:,? .' " '~':L . " ,;-/,!,\ ,;'.',. t-:J~. 'A' I A""v'.'~'" i?'~' 1'. /. -' 4/Jh" - J[f' .,,' "i'{~";:-<. ." i. /,,'~.:>-/." "./.' (;;: ~ (;/' JAl ," .' :~;:0;' (, <- ... 'j '. . '. ,~~~;,~~~~",,,''''''~'''~if~;;r/'~1''::'Y4r(/~tl(;' .. , /'J. J@:/J(<.:~!/ .. c,.l < .,~'.,:' , ~;; \l:j.~[';r:.~;~,,;~~t'~;:,c;- ./ ,; ,;~,.h" ~ ~i.,;'i> ~ ' j , ,> .~1(~1I.~~~;~g,'t:i.;j'~~j't2f2,~;~ ~. ';:" /.~', $I::~l' JJfh:'~~~"~'" .~ :,,~~'. ~ ,..ti~..~f;~~;:=-~ --;~i(\;}'f;~:Jtl"?0,,~~:'.....-:~~;: "~\ ~:~~UL, :Jlj=~ '~:~')1 :.(-.",. .",' 'H~/i',.lf,'.I"7JTr'1.....~.,......'fl;;.;rp.,~[S,~.'.<....,. L.'J' '. s.........\]..u;-.><.'~.('\}L.\.,". ..,ro~~h:r-r J''' ~~'<~ ;' :,"'~~: ~, l.-',~~,,:~ \~:l~~:\~~'-;,<.::l~ll"f-,\-~~;~t:~~.:~ri. \'1(flf;'1'!f-I-I"(~~~' '~':' \'. I'" . :--~----~,...w.' ,,~,.,d,~---I"'"~l' . c ~ '=;l1~i'" ,'11r,' '11r' '1;Y)u~., . .:\ ,," '" . ,~..- ~-: L~'~'. .. :. "'_~-:):~:; .~~~o~ :.' C'. ~~ ~:y. ...__.. U.IU~ M _n _ _1__-..J3 ~C__.l'VUI'Ift'I'fM.I~~.l,.)aJII .... ~.. lIII &a _-. ~u. IlYW _.rw.a.&WU 1....1 .... ~- ..... ~M_ /MIIIJ.'.C .... ttSO-W ont L6G1.U ""' 1tfJ tllLHV.a.QSJN.MW"'JS.o.lSJCJV:)WotM. N::>IS;JO W DNn..:13NI::>N3 ..l.NnOTTV~Vd ~ _.-,......... ~.uQ,_.......,.--... 1---...--.....- ~ ~ I ~ J Ill' J i t. ' c'! tiH :i ij U!i t I ~tll ..J~. Ilr~~!f lhll i!.~ rljl"~ fill'!! tl ~N! AS !I~~ H, ltl' H~~hl~li~~ li'hi1 .! lhtjfnl t~~a o lJ. iH IlJ C"lH :H~i~ .1~I. ~~~~HhH .. .. ..... --~--- ... ..... JAnIQ MOL:>>UHSY& 19M': uN ':lNI 'N01MOH oM '0 D~DMg '1OGIOlUI '1X'f'I .lHU ~ Olll:lmO ."CIHNf"'W~9ftlCNl".,...)MIf""'" ~ ll: .. ~: ~ ~ ; if o uJ (J) .-- >- 11J a: ill -' o lY. o ill ill ill ~ ill Q -' 3 :1 ...-..... J ~~ i;. ! ,.,.w,a."~".. nu .no... HI. (a/..&........ r ~ I ill Z <{ ~.c"'J." 1C)U;qu~1 ~Qd -' i ~ ill \ ~ I 0 ,- ill ~ ill ...D 0 Z 0 ! 0 "'h1IlJ,.~.. ,..,. (L ! ~ z ~ if ~ ; .. .. ~ ~ ~BW , ~ IDIAD ~ ~ ill~j _"II-?~ ~ ~I~- -... _w..._ _=._.. ._-:..:..:'\\r.~' ---- ---......--- _._, .._.....__~":.":.._::::='"...- ..::. N!:)IS~O .. ~NllIJ3NON3I ~"~. ~ ~ .LNnO'f'Y Y~Yd . A-r --G-4~~ , . n 110 'I lffiTh o 0 ty ~; I j ~ o UJ (fj I d l~fiq!9 I:dh'~ 2uinl~ ~1! f , , W f ~ ~ '-~) i:j LL iJ :: :; ~;; :;: :;;;.: '" :: :: 0'0 ~ I ~ ~ ii r j . j j' j. f~! n ~H j ~ ~j ! P ~ f~ i~ -.. f.~.; ..~ti:t*';~'~:!I~ ~ .----~ . ~i' I I~ · , ! 'r. 'I~ ii! ~ld ; ! I~ I~ ~~ I '6 !, 1 I " ~ 5 6}~ ! i 13 " ". ~!' ii, l~l '.; i 'S ;;; ." -' ~ h' 9 (;'j(. j' . "j / ;;; ;;: B j I~i ~, '. u ! .. " 11. :~i W, " ~~ J. ill r 1; ~i ~,~ . 9 ,/ o .' 'K >: 11',11,,1 .J .~ -~ . . u, ~,- ;~ ~3 'j IL I...... . - fli. i. '.Il! . ~. l! .~. ...t ffi ~ ~ O -I C' i J\ -~1 ~-l _ ..J! '0_1___ I~ ~~ U · · ! 'r. 'if fj j~! ~, f I, H ~ l; i H~ .; ~:t:il :.lu ;~~ ~H ~~ 1 ~! I ~q II . H j d ~, ~ 4~ t .ca~ ~~ i!I~II~1 , r.t.h~, . ,..tH~1 ~ iii t I . \ J I ) I I \(- , t \'-. - \\'(1 ,\ \~- \ ........ -----~ ) L_// / I ~j ~V--'~~' "~ ~g I / L "-,,,/~~ -' l I:'? t ~ !l llillq . ;~ :01- ~ r ....t1 u z UJ I I ~! ;j~.. ~.i. 1'-' l/-f<j .II> \'.~.. ' \~. < (~" -.":<..,\ " X' '., '- ..~ ';ti\'..<_:.o: '-. .- -" .. '.' - 'f' !l! I i! i rl'I,! ~ , ! ...I"J ~ Il.l. .1.1'.111 u'S 11 Illl ;j al (f;'l~'- ;- <h'1 II' 2~') It f & I ~~ _.l. __._ 'ill I I l~ f ; i R, 'I I'; -;; 'J!;\ II." ,'"! ~~ f --~..~._--- <it .1 I I ~~ I II,' ! II d l d'l! ~? 11 ilj!!J \11..) (1'::.> f.. R . t~ ~ j.Tj: -.. - ~[ 111' "_ .. ~ I :> i I ~ ~ !z ~ I r- .--- ~ - I 'I __It Ii!!!! ! ! 1'1 II 1- I I I I I I I I I I !! I -- , , , . I:" . . . .~. "I ill I __ ! I "Q III I ! 111 il 'I 11 ~~ I II! ill i~llll! II II illi 11/1 ~~ 1(~,!1 !i ~ ~Il! ~!! ~ !It~ ~I ~ ~~ lu l' . , . , . -- . . . . . ..2_ '_,.L ." - T -~ ,''- ! Ii ! I ! Ii.. IU 1. -_ i ~ ! ! ~ ! ! I i I ! I I ,a II t II III II II I~! r!!~. HUh .. . , . . . . -I . 'T -,- -T- IWh!. _t 1_.1 J ii ! ~ ~ !' ~! !!! !..._-. ~ -- .-- _.,,- -- - -- -+- ~w , , n, Ii, I I 'l'1: ,d II III ~ ~ II l/ d Ii t! l! II ,i H II ~. fLH' , '" . , , , . U 1 l'-Jll1- _n ..-- - -. --r----t--- 1~1l1,:... '~.__. r ! lIF; !I I I ! Ii! -- if LIt: ! ! ! ! ! ! ! .. -. , , I .! ! 11 illl I 11 ,Ill il Hi il I! tl Ii 1i 'i 11 i!,H !, _. ---- :j.:. . . _L....__ w :~ III f~ ~ I J ~ u, I ti I :~ ~ ~ i: ~I ~~, ,I!!I 0: ~ ,~~ . ~_ ~ " i1:II" tt mr- l. i ".' '.."""..... '.' ...~.... .'........r+-- . ~ ..-+_.~- . . : : ,\~br ' .' ,,- ;._- 'I - . : 4~~~J(.;4l! -.-...::;:--, "._,..~ - -- ~ .-..-.... "'.. 901 ur~~~,~~..~~:L~()H ~ a ~;~~~i~~~~--.;-~~~ CnZI~ . J ) iJ L'C ~~ (i!!!] 8 ~ ~ = <D ~ <"'J @ ~ ~ ~ ~ .. :i. ~ ~ ~ ~ ~ !l fill, i ._. ._, H..~ ill!. ~ ~_!! !_ I! ! 1 Ii. ! ! ! ! ~IU I ~~ I'! j I I I II ~ ~ lilli/II illuUlI III! Ii a II i111 Ii Ii ,I !i Jillli II Ii .J'" i~~~. -;- :-- ;- .;. .' -~- _~ ~ =_.. :. ':._ [~ Ii ,:-:- ~ ~ .. I. . . :.::. ~Sl~. _____,_ If' -Hi' 'I !l !! ':! .. L+_ _ L! h! UJ nL~~'=._~! ~ ~ L_.L~ ~ 'l~ I 'I' ' I I If ~! Ilm!!II!!,!1 !11.lIdl ~~I!ll"" "JJ. :." ..y(";r~J( ~(l'. _: l. ,li--- I . ';[::) J1 '~t"l' . ;J:____ r- /f!j_. 11.---. ~~ ,(4"1~ : ,. , . ...un .._ PU . : ~--=.:....---= r- $ ~(I" II ';!J : -- tE.. L.__ ('1"+ ~1 ___.. ~ (f1'"~) t 1+)1') :d) ~ ~~. ~ '~L~ro.:r~- ~ ()(')~+ ~ ~ :i. ~ ~ :i. ~ ~ :i ~ ~ ~ ,- --....... ..~...... ...Il._ ".,_..\0+' NDIS'ln JV ~tU.u"lltllDrj'l 1 ~l nO'YT 'i en; rl ~ ! : ;1 i ". .ij . : . i :. ,I ~,v !! h <1 ! ~ = Sli, I"'~ ~;f' i !: ::! ~! 2 " · . ~~, ~. ~~. " ~ w l) ~~ ~S i.le. ~I h:~ ~~ , i ~ - < !' ~i~i i, III ,- OJ . . II I'T l ! ~. ,-' r~ I ; P '. I "'/1 !: ,ig ", 1 i ... I ~ ~~, 1'. 17 ij'" t" r i i .IF ~~ i~-~ ~ He.. ~~. ~ ~ Iii ;1 i~ m~ ;li ~H; !~ . l! ~ & I.l II "'of -.to' -I e:::i" )2 c - 'I ". II: I ~~ JI.;;oI 'S ~'l-:' "i & & I a ~ ~~ ~~ !.~~ ~II Ii':"~ I =: i ! I ~ I, ~[ Ii. ,~:~ ~l! ~~~i !~ " 1 ,~"l "oS ,,-) '-t<... ~I !ii '" i . i!" ~I .J i'I." '" ~.' 'I . . ! i 'e .. j;~ .1': hi .! i ,I, ~ ~ e.. -\_'1 '-'~ 2,..~ i~.~ ~"t: b{~ ,~~ ::: ; Ii ~ : ~.i ~ir '!!i Ii'. ti~' l,~ ~ j ~~ i ~~ Pi ~j~ J~f,~ -j ii!! j~,i j It. S! ~: ~i H !;r l;~ ;i!d b ~:f. jii ~ I ~I ~'ji" gl ;~'. 'l~" ;~; 'H 'i'l" ~ _~~ 16 ,I 'ii l'~ li.,1 ..i r-', 'i'" , I ~".:Ii., ~,H":', .,,-=~ li:~! wi .;1g! '':'i 6 ;, ~,~ I; I~ ~d ~H, tlil ~~.1 ~:a~ !h~ ~ ~ ~~~~ t~~, f;ig ~U~'.' el!~~ l i ~ ~ ! ~ I ~ ~ ! ~ ~ l'! , ~ ~ !I ~ ~ . , hn ~~ i ~ ~ ~[' - i. 1. " ~ ~' J ~n ~ i> :~ to ~ ~ ~ ~ " . ~ i & Jj " , ~'1 !:!i ~~ ~i <I E 6 ~ i~ ~ ~~ ~ o " ~H~~g I T" l.l: , . ;/ ../,. '1) .... r c / ~l' 'a' 1- ::: 'f{----- ~ trl- .~.~~. ..... .11 -l- ';;-: .~ r ,",,'- if ~~~ ;~~ i~:' i H: ~.f il T I <>".. ~~ T I I J< I J L ~~ 'i';. H ;~ ~r ~ I; · i[ · ~ n '. ~ n'.~...... ~"'- ~~ g ~~~~ ~~. , pill \ \. [m, ., 'r [ ~(~~ ~!; i " ~,." ~~ :~~ -~ 'J J 11 'i.~~ .~}~ . ~ ~ i' ~ I . p~ yn; ~ ,.- ' iI" . !j I 0 i; ! ~ ~ J 1 " l~ i I !jO ~ " lh t ,1 ,', i ~l~ t~i; ! .. ;i.; ~y ~ i:o ;-;! I ;;.~ 'l'.1~~ ~ 1~; li.~ ' ;JI ~~~! Iii !;;~ , gU!y"1r .~- ~h ~ lSB :ll~';,. ::';;;~iinr J .... w ~ . . ..4 _ HI e ~: ;;: ~~ ~ ;i! ;i~i! ~I! '"f -> . '-" ,10 0 ! : ia !i.i~ ;0: :%:~s U. ~ii: !l~i! i~iili~: - I ~ ~Ili ~J;!i~ ''il .It. I 10 ;! ~~~~:1~;1 . " ~ ~: :gi!~ ~f ~~:1<5~1l~1: g .;: .;,1.1;, ~ ~8~~1I'iiil ~ E il~~' to> i }P~!w.. __ 7 ' ~ 1. 1<5 .. ~ " p ~ :~ ~~ I ~~. !i ! ~~~ I; ~ i;~ .. Iii ., i. nliO d~ \'~(:I :'ir.~ "n ~ ~1: ~I;I, . ~IH ~ ~,j ~II~ ~ ~I:! i .: ~I; ~: ~I~; ~ ;i ~l!t g : ~! "I;~ g ! ! ;. ,: ~I:i ~. ~ i :L~! iJ:n ~ ~ .. J=I~~ i: ~ m! . ~! I ii' ~ 5;: Co r::_i i s ;l i I I~ u!' I II ' ! .h!. _ b ~ l) I~ ~ Y a ,/ :!, ~ i I ~iii:~ ~ ~ i ~, I; i 11 ; , i~li.1 ~ ~ ~ i '1 !" i . I -,. ,. ; Ii. j, '1;. . I !;.,!~ i ~ f . l~ '~; t ~ 'll fl~l!: WI "t. II ! r ~ I,. .3 I ; i!I-... (x a iI ~,I h i i ; ~ i.1! i- I ~ I ' ~ ~Ii IH f i I ih,! i !: ~ ! \11 'il,~ I Ii- ~;!i =, .!. r I !I' i:~ if t i ~ ~I ;;r!:: ! i! 'Ii ~ . e~i ii eli t ~ ;1:"- ~~ ::l~! ~1I Ii I ~~I'i I: ~ '! ia : i!1 i! i ~~ j~ ! I ii, I- ;1' ~::: 1:11 :' ! ; Ii !i i , ~ ~l~ ~: i: ! . !~ ;! ~~~i i! : h l~ . 1 ~ _h- ..~ ..1 _ S ~J ..I Jb~: ~:i ~i ~ I ~ t 10 i I ; ,~ ,! !~! i ; ill>> .f i; i ~l' I< I .~ I i ~ ~! ~: I i, : : I; I 'i # .,' it. ; r i . ~J t 'il' Q i ~i s; i ~~ ~A i ; ,~~ ! I ~ ; i @ i i . ~ h 'I ,I ~ I' · .' '"" 'i' Ii ..~ 0 IX e t;< ii ; i~ ; e;:~ i : if; i ~ ~~ I If ; if f" I ,I!~; ;. ~ ~i nHH! ~~ In I iPH n ~ ~~ I ~e i~ r f ~; I~r ~ :, ~t. i' i ~ ,I. . i! :A I r v~ Hl i 'I!i ~ . i ~ \1 .. ~ i' h . , U _0' f R_' f ~, i ~ II e -, I, ~ I i~ i'l i ~i i: I I; : ~ !~i I iHi; ii? di! Id:1 · I Ii If l~' 1 h " .! · 1'1 e I~:,.' " I J ~ II I: i I" I~!i i~ Ii !j gl I i 'f g ::1 H~!H IH!!i! ~n. I! H II ~ ,.~, 'f .! . .. " .1" .~ !. j! ~- . .; Ii ,!I ..., .. .A .i _~ .l :1 . .~ -; 0=IS.11\ .,,' ! _ \". ,~____.1 l.._.__ ...._.....~:::--' Url - JtJ~.'-;:~)i.;ltn~ H 1.1 ..a___ ~ Cl =I.'~ IJ c~ :J ::J (J :JOI f ._UQ~' - dit-~ f..'-- , 0 ,2-:-' 1"-) , J "" C::J "-0 ~ {"''OJ @ (I;; CL ~ '-'1: ~ a , .. ~ -:::::::J ~~':f) ! I jl ~f ~! i!l L ,.~.,;L~~not_ ; Jf~~T ~ I~! ' ~~ ~~;:!I!l, ~ it! I~i !::~~~..,- :! " . li',,!:1I . , !;1; ~~ '~"i"-~ I i .:;~ i ~ .. t ~i 5 i f,~::! '... IJ ~i::. !ili ~ i Ini.t _, .'! .i'! "c> ,i~~ ~bkf3j! ~l I L.J ~~ i~~~ ; t m ~~; I~ ~ @ ~! ---~_Io'_""-"'~.I"I---- a' i :-t ~a _ ii j , Ii,! "'ji 'j" ~ ~i j,1 lii~ !I~ ,~!!l /~~I'Z I . ;i~ , j,lg .~ ::< 4 ~ I.. ~;i l!;;;ii!Ji (v ;~ t - -~=';"'~ - ... '01 i ,1 ~ ~~;! z i ~ I; ~ 1 :;,-, ~I :1' ,.~.. g ~ TJ ~ , I~ r~t: i~iI ! ",<; ,.4~~, ;1"1' '11__ j1J~~ 1~t- ~r. 1: i .......... ....,l :::II- i~e: i ~,~~:! j I:; i ~ g H;i 'i~ll~; !!~~ElJI ~; ~i!,J! Hp 1 . . I , I Ii r , x::: (~ i I --{~r;'u l==~ .- IW".f'] f- -It~- ii:! 1 I'- I :lll.l: I : r::-- . ~ ~l:t~ : I,: L" L_ : t : ':::-; !.t "'-.., I: 'Ii ~u__: i.ll!' " ill I h~ i. r) j :~-... f4lLftf:JjJ i ~ i ~ - i ~ . ! & , ii, j ~ i :: I j! I ~ II.!! O:.:JSl^38 ~\ ~ ~ I l 1. II flX.- ~~ I~. - _.... ,_..='t-'"'\':.r.:........~= ..:7_ .--'-" .;=.....-..~--_._. -- -..., -" _..." ~ MOUl)UUlQJ _ -.... ~....- ..'IltlIiNM........_.ladD':IW.. NOISilC _ !>NIlU1NION] .lNnO.,.... V'MV d '1 :1 . . l! I, I, q i h ~ B g i iHi, ~! .Hi ~ ~ I il".@ II ~i ._'-- I.. ~~~~'\ . ~ () ~ i-~ = ,,-' ~ c~ @ CL. " _l ~ ---:::;::-J ~=--,-~ L~--:..~ -- - - '. 1. ~~ ~ . "' - . , I~ -.. -~..- -u- .. ..__ _........'no II'" 1III..lIIlI4D')11" ~ ~~ -=- N"JIS1Q . ~NllInNI~N~ '-.:.::;.:';!...-.,;;,r:.r__...- ...._ __. ,-....:=::11.-=--------==.-;;;;;;- lNnO"V~Vd ~Jt"'iIIIIII .W,~ _ --:.~- l4'l . :JNi':;;QiiinH1fCI - en 3'1:j;i33 0 GIl ---H;.~_- ~ / ~ ~ ~ !i ~ ~I . ~ . :Q S . . A ; ~ II ~ * * II ~ :=l ; III II " ~ . J II Ii ~ ~ ! i h ~ q ~n L~ UU~ o w (f) "-;. "'" LU 0: n=1S'^3H ""'I .'::.\ / / r.... <.i & & 1!r.J .s 18 Shut ----- I._.d; ~ i H' ,.-,~ 'II! =ijJ ~ ;:>- \. ~ ] ~~ /:, ooo~ :;-;!;.' ....... . " 3 ~ r-? Nv~ , l_} V 0:)00 d >r G' [ LlO~.ld c"-' 00" o aaO 'D 000.0 ~~Q f"-4 EJ c-J _l- I ':>0 <)" , {) ClO 00 --- --~- ---_._-~.- @ -~-- 1 00 8::13 g ,,0000 _Ijy '" i 00 "0 "'0: 'i' " 1)1 ~) 1 J ,1 d 8Q ~~ ua a.:) ~- g 0 000 a '" I 0"0 w~ 0 .. ~ 00 0 -0.....: I I 1\ ll: a 0 000 ~ !~ N '9 " ,. ~ <). ,0_. 0.;) -- I I I -,,~.... ---~--------- 1W: .--.-.-.------ ---;--7 J _~n--------:---' -.------.- /,/' // ./:- '. --- -----. .-----------.- / / /. \ \ '" ///// / /:;v.'- .--' \\ ~ ~" ~ ~ / /~?' A ~ .. ~ era' ' v V1 // / ~/~' ~\\'. n '0: > ~ ,1 "'.l.Oc -<:(// /~. ~.""""~' Z:;: \!'" ",g'~~~ _~_. a.--:.~-,4" \. 'M ld k ;. ~ ';: :; III OJ Q ,<~/;~~ _' . .,~~~. ',t'S?l"1 ;h~\ ~ ~ .: 1 E * ~~;~ __ /\ .~rA') .' ~,~~. 8\~ tl;, I II :~gu _---~ ':: . "\~J~~ J~: <'l9:~ 0 ~7':~ ,t .~rt'\'~'. 0 "'.: ~ ~ ~ ~ ,__---' \ .'~ __, ~Jbf'~'" , ..to .ll\ Vl_, "t-' \, ,\, '/1&"'~~:-~ ;,~'''' j ~\~ II, -- -- - - -- \,.1 r;,{~ (',('fX1::1 I I//':'~~. . 1 :~\l. '. \\~ ~ 1vn~\\ <'"'lA\\ "i . L-.' . . \ r \ < ,/,:::1 :'\\\ -< ~/~ ~~~3:~ .:;:.'7 ~..~ ~ ~~\.-::~"~---=- ~ ,"; VI OJ ~ . . ..1 . t:t I ~r ?'-~ - fJ ;f\. ~~. "'~', ~ c ~ l--~-:~':-:-: _~~;;; ~ '.." : :\ :. '.~ u -' rt-Il I -~ v-~. :A~~ ~,~ ~ ~:') ~ ~ g /!~~~.~.__' ;,~" ~.... J ~ F-".J..J= ' " '~~ ~l dE:" '" ~ 9...+, ~~ /.~"L, ~~"'.:~,~..I 1,v ;r ~~' ~v: n' o~ ~'\\ fJ.~~g~ ~+~~, r I ",-'n . " .( ~"'" ~.;::- ' . 1, lJ " -, g> 0 ~ l.... _ . . ;..-{ __ ~~ ~ . .. . ~ "9f~ I; 0 ~"g I,..c" I l- ~ ~:;,..;,. ~\ \ _). r ~ ~~ I, 1 :th' 'i\ ,01' ~ k Q 6'+= ~ ,I r'~ l~t.<} r,\ \ 1\ ,\\~ _ d:1.1.rl -n ,1'\ f lJ"'" (J ~ 0 r ~~- - L ~...".. \,\ - \, . ~ ':B i1' I' '. ~ ~ ~ ~ :g lJ." ~ r j .L ,\\I...J.. . \ 0 . ~ \ (J) [. (.... 0 d >. III +' } \ I ? "- I '1 , ~ I'J' , ~ 'J :~:\%A' , '. ~ \ ~ . ~~ ..( \ :g '" q> ~ \ ~ ~ ~ , lID" l' u '\~.... \ .Q c: 0 '" E: '" : IT faJ. \' '<;,' . . ]I-'-!,:J..I nr':lR) ',W, III 0 0 .. 0 +' k - s.. ~--l- . _ \. I ..~ \ d C OJ u u.. l.: tl ,.. p: lJ.' .,. . . {. :1.1. - ~' ~ ... u .:, n .' Q 8:"~~~ ~~~4 ~Jj~'~~~ k~. ~\~n~~p ~:~ _... 1""__ ~~; L '" 'TO'<<,," "'" . ' ,~~.;, '" c: _:E (, () ~ _~h' ____- _~-"'-'-~~'..:~~~~-lltL.Jl'/...,~.:,.. __-', ~k' !e0~ : ~~,:,,~/"J"'" ~ 'rf \lIYA\< &6'0 I ~I - - ~-.:;:~ ',!:.' ~~. : ' ;. , -.~ ~~' =tIt], \)~ ,\.~\', .;"" ~'~ c L\--\ 1/ . i ~~; ". ". .;til"-"\'f . ~J\)",i~l I ~,\ J ~1~ :.;;:{,,; '~~' "'", ~'J\/<jl': ~f~ -'fi,-,-'r ,~~~\:,\~~!j}#J :;~~~~ _I _, 0 l. I _~ _L . \""'~~~"C' ~ It: '~~~'1 1: 'Z, '\ t) ~ 1 ~ a ~ r' - ~ - - T -1 '::"-.. '~~~~ ':: '/ "iP. ~$ )' ~ /'\i I ", \ 0 'E'" ~ 8 " ~ ~. <,:~/ II' ~~. dj'''f. ( I , " .. = ..... s" L- 'm, JI . /.',\ / .) \ , '" '" "g,~ _ 1'::", . ~. //.': ~ " ~ : '" r/9:[~! 11l y /'~~ ~~ \ -=--=.~L :\.-~~~' ~/ -~\-/ \ ""',--: -- .:...., '\\: 4 1/.-1 ~ l,~ ';l'" ~ Il ~r --, \ ' 'r '\ ~": "- - -~ ~ " " " I ,... t)'" (;) ~ l ~ ~ ~ - ~ J~- - \ \ \ I ~,~ \ ~ : /1 I~ ,5" ~ ~ I r~--(\, ,,~ \ .f!j/~~" ! J c ----;, ( \ ',..', If i ~ / __ \ l '-..." ,-~', /~, I I / , ~ i-l / 'II" c1tt - <-_ /~" ~~ ~ '--,~;.~ ' :,,'/~ 'y// ;,\_ _ ~~ " ,,~, ~ '[iL.;.f1: /1~-,/'\ '>~ ~.'/~;'~i\~\ " "~~" t~ ~-.I l.~<' -/')-%2 // \ '- 'je', ..<.i~ (G' Nl /7'i............, \ \ ,)/~ I I "'-1 I \ _Y y/ ~~. ~.~l!; ~, 1'~;~.~}~.'~ 'xy~~\;'"~ );;>(;~{d..~;~~ \ L~lc=)t~-~::,,?,Ll.-'\ $i='CA \_..~qi2(~~~~~ ,) 11 ~.~ .~~ I~'- ,-----.... --,--,.,.....__.... - ~ ._...__..~--~ --,,-- ~IlOlo:l.Ull lIIOU'JUWG3 _...~ -.u_ _........ _YIlDMoI-."......._....... ~ls3a .. ONUU1NIONlI .lNnO"V~Vd ---:.-::-- UN . J~,-:;:;OiiioH 1fO - a'3.~:l_~i33a rtI ........_1 ~ i---~~~) I , ----'"' ~I . ... ~ I ~I . '" \ ~ --- 'Iii."! ee- l C-J 1.::1 f3 \~ i 6~ C] IU '~I .' :> .J ~ LI-. " z . ~ - . IINOHNfAOllINfi 8 ONNlrl N01'HOH o~ra :nq'Unl :.04 SJHSQIIU Ii '.~ ~ i . ~ 1 f ! , 9 b "-;;- ~ J. ~~ . ... ~> s- ~: ",v> ~~ ~~ 0 ~ e: . : II ~ q;;' .~~ t limit I ~ I'WII .!l !Iuill 8 mllll ! u t-- r::l ~ -~ ~ ~ I ~ ~ ) c:J en ~ @ ~ .J ~ ~ ~c c.:-~ I I " :: I :;;! "., ::,!l '. :: I :: z ::01 ii~l; :: > ~ :: w ~ I.J I ::W~ ::H~ ::111 " - "~ " .. -. :: . -.... " . ~~ - --ti . " " " " " " :: " " " " " " " " " " -~ " " " " " 'oJ I :: z " 0 " - :: ..' '1 -(, :: > 1 II I&l ~ :: J ,I :: w ~ II \. :: r. " ~ ::lw ~ " " " :: ' " " " -...., .~ " " " --;~--1: ZI! __h.__ r. 0 " -' :: ~. .' ~I ' :: > : ii ~1:1 " I' " WI; .' , " :: t,' :: w " J " ::~ " :: " :: I " / :::1 :~il " " I ; I :~~ ;. H r~ ~ . S I I . I ....._-~- 'NNIW NOl~OH '~a :UQ'UOI '" -J. , - ~ ~ ~ fil aWOHNMOl lINn J7 a~vaNV IS :IOU:>MlllllU ~ t '.i ~ . 1\ If /., I' ';- .'".:} 1 .1 .> "-- ""':> 1J\ ....1 '-] JI;'llI 8 Ili'llil j 1"1'11 !Ii,illl t mU.1 ! ... ~ t r; '\ 1 l!!:!!I ~ ~ c:::J 01 i''!!) ~ 0:::: --=r: ::E: ~ ~ "NNIW NOl 'HOH '"}fa :UQ'Ulll r , ." ~ ~ ~ HWOHNM.O~ ! ''''-00 lINn 9 G1lVaNV1S :lon:>HlaJln' ..... o 1 .~J U) - > tlJ 0: "lffn 8 '1"11 ~ i.ii:., Iii/II! i ltilm ! 9 t ~~ ~ ~ ~ c::J m \r~ \~ :J ~ 'NNIW N01'HOlI '~ra 'UQ'U1l1 ~ ~ b'l HWOHN.M.Ol i" ClO "' lINn 8 G'HVGNV lS :10UJNlaJllI - ~; I j "t , I', d <> -.!. , '" t "' 'I gh .. 01 ~h ~ .. <> ff J!I'I'I 8 Ili:l" j ili'lilll i !I'l!i I!l!::\ ! o 1 ,-(/ ~~ ~ ~ ~ C:=I 0'> ~ @ .~ ~ ~ o LU (f) .. """''':"';> pP' UJ 0: 'NNIW NOlllOH ''H'G 'nulIaa Q ,!. " Ie ~ ~ ~ 3WOIINh\.O.L .LINn 01 G'aVQNV.LS ," I' 01' J' '. ' , . I" ,( , ;\l'-IX~i \1 '; II, ' " I; & [!!!!J ~ I::::J ~ ; (I)) '- t~ ~ . 1e lliW' ~ ill'lll1l .II '1[111' Ii i.illll ! @ ~ ~ CJ) 0- .~. C~) I,U CD :'. " , , i; :!, f ,'" L.L.. c: l' ( [!!!!l ?1 c::J i'~ ('-~ J !! 'III t..C. . =-~ ",,' ~' , ~ i 1111111 I S31"lOH l"loJ.sn:::> NOHIOH .lJ'O ~ 0') ~ , ~; .~ Z Z ~ ; > . ~ ~ ~ " W ~ I 0" W: J Z II ~ w U 0 :II! . I 'IiI : ( II.il ~ u Zl ' w ~ I ~I 0" (: >, w' ,- j ( W , .. ~ Z 0 ". ~ ,. ~ w: f J Z h u 0 . I : ~ . U . w . I ~ .. ~ w: J ~ ~ Z - Z u ~ ;> . ~ : ~ . W ~ I 0" ~I ~I 8=:" ~ ll... I ; I II!: II": ~ .1, 1'1/ "J "J. ':l>;lt.tt""",::' "'?V/O-/rcr-w.. - ____nn.___._ X~ ~~- ~. :~.~~.~~~~~ - i.~~.:~~~ n ) ~ r:,} : J,J eJ) . ..J CJ) 'I'~ : .~~ > )) ~ LU' ::!.L!1 rr.: ::~~~ , ~ <! .: , ~ .:- . ~. .,rr ....ll ': .>';".: :<::~>~.W;~~;;.~ll;M:t~{ .'....ll. S;lWO.... U:a"IW.:$Or', ! :t:JO=l 3:::>N3G1S3t:J J '~ ~ ~~ -1 -' t:~ \Q ~ ~ ~ ~..~~ ~ ~ N.:,.J _;i ~~, t-:r ~ ~ '..> '{r ): ~ i ;) J.l '\ 4-ft. ~~~ .~ ~~ ~ ~~ ~ ~~ ~~ ~~~ ~ ~ ~~ \'!~ ;i\-I~ -~~~ \t- ~H. ~~ ~ ~~~~ ~ ~~ ~~ ~tl . ~\\l ~ " ~ ~ >-.1\ 1" I III ~ :r -.\ -'2. ~ ~\\) - 'U , ~ ... \\ '" "I . ~ ~ , 1 ~L ~ . ~L -.::!> ~ ~ tsc. :0 '0 ~Q: iCl .;.,. ,0; ;9,' !~I '~,I,^. . 'J!!' -<l. .~ \ 00- <:> :%. . l~:,\ IQ'i . :. ."'.~I' - ":~ .' ~, " ;}~i5".; '.~ B"f! ' ,;, ).' t .,' ';"il( .' . I P;~~jt:l t: l 'till n'~ , ~:.i:O '~lla '~~,'P~. ~:, . 't. . ""::::1' l'.*1-:~ . .1. ... ;.it ~: en' "l:, -0:" 1111 1:..1:; ,dl' ". ,;..;m~j " "\'1' '. ... I , . "'t; ~_ 5.., ~ ': .~i. :, l~: " ,.. '~,: . ';l~ftt;'~{t.;;' ,<.\{~ !'.;:~m~~l' .,~.:' '. ,~~::~:~ji;i~},/" L Ill, . - -._..-.-_.. ~ ~~.~.. ~~I~ ::~:':~~:~~'I:'4~---" ~.C. ...........,,-,~ ., uDI,aQ ~ DUlljDJQ , \:.,1 "?T~n 0~\!I'iJ(.J . ~ :80.:1 38N3GIS3l:::1 -l. ~ ~ l~ I ~ \\ '~-=..=~:.\T- ~ ==-:J ~ ?J ~ c::::J en. ~ @ ~ ~ ~ \ . 'I \, -< ..t. \\~ ~'\ ~! ~ i ~" '1' .... ~ -::,:. "~' ("'~ .~ t' ,',) . . '-'iT -!l ,.;'~ I L\ CC -\ (\ f: ~ ~ III \. .~ f{ \1 ~ ~-_.~ -- ~il_- {-II RR r'-i II L:~~ L=! t: ~t II I ' E',,:]' C:~~j -:::] ~--- I t.: I [ffi31 E111 i ---11 \\ . .! ....\1 ~ ~ ~. ..,. ~ U\ N '} ~ ~L ~ ~ ,',> ~ l f ~L ~~ ~ J ~~~, J II. , l Cl :, E EI ~~. cr ~ ~~ :1 ~ F ~ ~ ~ ~. \\\ j .'\," i./g;~l.t. }pfrf,~ ,'.tY~i':'~ '~",:.Jr'\\'I"'t'.. ,;J,;i*I~,\li!l'f.; '-, !.. :::;. "'" _.....1. uln "_ 'Ul1f4 ~~...~ "UI 'out'l~u!~~oid ~d!m4]d ~-------- 11 \ -<!lBI- ~ i~ ~~ ~ .. . .' . I <( I I !il\\; eZ !I e ~~ a- ii ~ ~~: x z b 01 f= ; ~ : ~-.~~c-~ ..J l!!!!J w ~ 8 i CJ ~ 0[!!!!J ~@ ~ ~ ~ ~ i JI g l~;fl", I l'l ~ II~t I illr Jill, 9 5J. ~ ~ ~ I U " " " " " " II II n---l., II II II II " II II 'I II II IL___~ " II " II II It II I, II II II I, II II " II II II :~ ---t1 .::'ti ~ ~~ s~~ ;"'11 ~ " ~ --0 _H---;1 " " " " " " " " ------" " " " i! " " " ~~ I:i ~~ \1~ D :i! lr~ z o I- 4: > 0 w! J' W:I I \ I- . I o 0:: . ~~ ~~ ~ i B ~!~ b .~~ ~. . P:!~ 8 ~ ~ c:::J C7> \~ @ ~ @..'!l ,~ C~ z o I- 4: > : w; JI W\ \ l- Ii. W J <( I- a El z 0 a:: l1. 0 g B E3 z l- i 0 ; - Z I- 4: <( i B rr > : I- w; 0:: B W JI n. ~ w ~ \ (f) Ir . z 8 4 0 ~ B w I- ~ n: <( > ~ W ...J W :i " :: " --<1 II ~ ~ J! Ih :lH a 11 6 ., Jc -.... ..,..\..:::.:.::~-~~~ 't- .........."-..cl I ~ u8Js9<l, 8u)1jl>IQ ~-l. ,~@~\!7~,~ Q. /-_. . ~- , ~ I!!!} S:lWOH I:I:I"IW :lor . :l:fO=:l 30N301S3l:f " ~ '() - ... en .b ~ ..:. \- :r ~ t1... i b q tI . t.. ti~. "'. . I I .. . ~.'( .' . it; ... ....t. ffi.... i - , ~ I - i ~ ..- - ~ cc ~I-' Wa~: > ::d<:, o !:t"lt . Q~6. ,~ ~ L___. ,~ 'Z o . a::'O OZ 0'::>' -1 0 U. u. I- U (f) Z a:: 0 u; U I- a :x: UJ . d a:: ;.J.::l ..u 0 . 0- ,I;: .0) ., ell ell ... III III == o :c .. a:: IIJ '..!J '-1 i III o -'. @. .."~ t'.' (. PLANNING REPORT AGENDA ITEM: SUBJECT: SITE: PRESENTER: PUBLIC HEARING: DATE: 6B COMPREHENSIVE PLAN DISCUSSION CITY-WIDE DONALD RYE, PLANNING DIRECTOR YES X NO-N/A -- BACKGROUND: When the Deerfield development was considered by the City Council, there was considerable discussion about the Comprehensive Plan designation of Low to Medium Density Residential. The developer argued that virtually any combination of low to medium density housing was consistent with the Comprehensive Plan while the Council felt that they should be able to make the determination. Subsequently, the Council asked that the Planning Commission consider this issue and bring back a recommendation to the Council. DISCUSSION: Presently, the Comprehensive Plan contains language dealing with the purpose of the Low to Medium density designation as well as location criteria and minimum requirements for development. (See attached) Of particular interest is the location criterion which reads as f9llo",:S: Determination of specific districts characteristic of this classification will be based upon consideration of several factors including but not limited to topography, geography, existing development and character of the surrounding area, transportation system access and market conditions. While this criterion suggests things which should be considered when establishing a compatible zoning district, it does not provide direction as to how these factors should be applied in setting the appropriate zoning for an area. The Council would like the Commission to consider how best to determine which zoning districts are appropriate in a given situation. When the Comprehensive Plan was updated in 1995, staff proposed that there be three residential density categories, namely Low, Medium and High Density. This would 612006B.DOC 16200 E~e Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER ,) specifically designate property and there would be no ambiguity about where low or medium housing would be developed. However, the Council at that time decided that the Low and Medium Density categories should be combined as they felt it gave the Council more flexibility in establishing zoning districts. The Plan was adopted with the Low and Medium Density designation. This was carried over into the 1999 Comprehensive Plan amendment. The Council has suggested that language be inserted into the Comprehensive Plan to the effect that the Council in it's sole discretion has the ability to determine which properties will be zoned for low density residential and which for medium density residential. From a staff perspective, it appears there are 4 alternatives which might be considered. These are: 1. Do nothing. This will leave the current language in place. However, this alternative does nothing to address the Council's concerns and does not clarify the process by which zoning districts are established. 2. Establish separate categories for Low and Medium density residential and amend the Plan map to show where these designations are on the ground. This approach clearly specifies which properties will be low density and which will be medium density and therefore, which zoning districts will be applied to each area. Some may feel, however, that this approach does not allow adequate opportunity for the Council and Planning Commission to exercise some discretion and judgment in establishing the proper development standards for particular developments. 3. Develop language for the Plan which states that the Council will make the determination as to placement of zoning boundaries on a case-by-case basis based on the criteria currently in the Plan. This allows for greater flexibility and the ability to deal with peculiarities of a site which might not be immediately apparent. 4. Expand and clarify the existing criteria in the Plan. This would provide more consistent direction while still providing flexibility in determining the appropriate zoning district to be applied. The degree to which the City wishes to predetermine the use of specific properties is a matter of policy. As a rule, many comprehensive plans are fairly prescriptive in designating land uses but others are less definitive and provide more flexibility. Care must be taken not to make the plan too general. If there is not sufficient basis in the Plan to guide the designation of specific zoning districts, there is a risk that future zoning decisions may be overturned for lack of adequate criteria. ALTERNATIVES: The alternatives noted above are available for Planning Commission consideration. ACTION REOUIRED: Motion to specify preferred alternative and direct staff to set a public hearing on the alternative chosen 612006B.DOC DR ~ URBAN LOW-TO-MEDIUM DENSITY (R-L/MD) Purpose This classification is characterized by a low-to-medium range of residential densities that provides opportunities. for a variety of housing options. Single family detached homes at the lowest of the urban densities are typical uses. Lower densities are often required to preserve and protect environmentally sensitive areas. Single family attached dwellings such as duplexes, townhouses, and four-plexes should be allowed as both pennitted and conditional uses and may be mixed with detached homes in Planned Unit Developments. Detached single family homes adjoining the Town Center and other older established areas on smaller lots are uses that would be supported by this classification. Support facilities compatible with neighborhodds and accessory uses are consistent with the Plan. Development Location Criteria . Appropriate for all areas with effective transition from major collector and arterial streets; but not adjacent to arterial street interchanges. . Detennination of specific districts characteristic of this classification will be based upon consideration of several factors including, but not limited to, topography, geography, existing development and character of the surrounding area, transportation system access, and market conditions. . Final density and development design will be a function of adopted zonmg and subdivision standards and procedures. \ ,"" l,,__. j Density Densities up to ten dwelling units per acre may be allowed, where developments with higher density and those with a mix of housing styles will primarily be realized in Planned Unit Developments. Density should be' expressed through several distinct zoning classifications which, among other standards, reflect various minimum lot dimension and area requirements. Minimum Requirements for Development New subdivisions for single family detached dwellings should have at least one acre which can support the minimum standard of approximately 10 dwelling units per acre or of 12,000 sq. ft. lot area (net of typical public improvements). Zoning standards should include standards which recognize the substantial number of older and smaller lots; the minimum lot size of 6,000 sq. ft. has been deemed an appropriate size confonning with the character of most of those areas. Comprehensive Plan 2020 Chapter 3 Page 46 . The minimum area for Planned Unit Developments should be 10 acres in order to provide for the open space and mix of housing styles at higher densities. Public street frontage is required for all development, unless alternate access is expressly approved by the City for a Planned Unit Development or similar arraI1gement. Utilities All city utilities required; utilities must be under contract for construction for land to be classified R-L/MD. Typical Uses Single family detached dwellings; other dwelling designs by conditional permit and/or Planned Unit Development; schools; churches; recreational open space, parks, and play grounds with public utilities; and public buildings. Corresponding Zoning R-I (Low Density Residential)~ R-2 (Low to Medium Density Residential) and R-3 (Medium Density Residential), including provision for Planned Unit Developments needed to implement the range of allowable densities and to express the intent of the Comprehensive Plan for this classification. Comprehensive Plan 2020 Chapter 3 Page 47