EDA Agenda 04-25-2019 (Special Meeting)AGENDA
SPECIAL MEETING - ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Thursday, April 25th, 2019 — 5:00 p.m.
Academy Room, Monticello Community Center
Commissioners: President Steve Johnson, Vice President Bill Tapper, Treasurer Jon
Morphew, Tracy Hinz, 011ie Koropchak-White and Council members Lloyd
Hilgart and Jim Davidson
Staff: Jeff O'Neill, Angela Schumann, EDA Executive Director Jim Thares, Jacob
Thunander, Wayne Oberg
1. Call to Order
2. Roll Call
3. Block 52 Redevelopment Discussion
a. Summary Review of Block 52 Development Concepts (four concepts)
b. EDA Discussion - Impressions of Development Concepts
c. Summary Review of Downtown Round Group's Impressions—Suggestions of
Development Concepts
d. Discussion of Next Steps in Block 52 Redevelopment Process
4. Facade Improvement Program Update
5. Adj ournment
EDA Workshop Agenda— 02/13/19
4-1. Summarv Review of Block 52 Development Concepts (JT)
A. REFERENCE AND BACKGROUND:
A review of the four presented concepts provided to the EDA at their 3-21 and 4-10
meetings indicates the following by concept illustration:
Beard Group, Hopkins, MN
✓ Full Block Concept
✓ Horizontal Mixed-Use - Separate residential and commercial parcels
✓ Restaurant Pad in northeast corner oriented toward the park
✓ Commercial pad for retail and services in the southeast corner of the block
✓ Multi-Family Residential along the west half of the block; slight u shape footprint
with courtyard parking area
✓ 95-units; upper-end apartments; upper 3 levels of building
✓ Underground parking level partially protruding from the surface counting as first
level
✓ Rooftop terrace with view of West Bridge Park and River
✓ Enduring masonry and EFIS - mixed colors, recessed balconies
Alliance Building Corporation-INH Properties, St. Cloud, MN (two concepts)
Concept #1. - North half of block
✓ 62-unit residential - market rate
✓ L-Shaped footprint
✓ Landscaped court yard with fountain feature located above the parking structure
✓ Lower level parking (underground or at-grade parking garage?)
✓ Parking lot with landscaping located to the west of the residential development
(northwest corner of the Block)
✓ Optional as to new commercial redevelopment or renovation of existing
commercial structures fronting on Broadway
Concept #2. — North and South halves of the Block
✓ Horizontal Mixed Use — Residential and Commercial
✓ 54-Unit apartment - market rate development
✓ L-shaped footprint
✓ Lower level parking (underground or at grade parking garage?)
✓ Commercial strip center = 17,500 sq. ft, one level development facing Broadway
and Hwy 25
✓ Sizeable parking lot area in northwest quarter of block with landscaping and water
feature for commercial and West Bridge Park usage
✓ Architectural features include multi-color masonry and lap siding protruding
balconies
Bucholz-PRG Resources, Far�o, ND (two concepts)
Option A Concept — Full Block
✓ Vertical Mixed-Use Development (Commercial and Residential)
✓ Main floor commercial = 24,820 sq. ft. fronting Broadway and Pine
✓ Three levels of residential units = 72 units market rate apartments; rooftop patio
✓ Shallow U shape footprint
✓ 2-level parking structure behind retail (courtyard) integrated into commercial and
residential components
✓ Large parking lot in Northwest quarter + of the Block
✓ Articulated architectural features; masonry and siding of unknown colors;
protruding balconies
✓ Separate restaurant pad in northeast corner of block; patio facing west bridge park
Option B Concept — Full Block
✓ Horizontal Mixed Use (Separate residential and commercial components)
2
✓ 71-unit apartment development facing River Street — market rate; 3-stories
✓ Shallow U shape; green landscape garden area in the front along River Street
✓ Garden level parking structure; slightly below grade (71 parking stalls) via River
Street
✓ One level commercial strip center = 21,422 sq. ft. facing Broadway and Hwy. 25
✓ Mid-Block parking lot for residential guests and commercial customers (90
spaces)
✓ Articulated architectural features; mixed masonry-multi-colored, protruding
balconies
Bri��s Companies, Elk River, MN (one concept)
✓ Full Block Concept
✓ Vertical Mixed-Use Development — Residential and Commercial
✓ L-Shape, five stories total
✓ Commercial space on main floor
✓ Residential on upper four stories (total of 180 units)
✓ Underground Parking structure(s)
✓ Large surface parking area in the northwest quarter of the Block
✓ Restaurant tenant in the northeast corner of the block with patio facing West
Bridge Park
✓ Articulated architectural features, mix of masonry and lap siding (HB), stair
stepped upper floor articulation on west side of development (south side???) and
recessed balconies
✓ Closes River Street at Hwy 25; users River Street at west end of development to
access underground parking
✓ Develops and extends park features (water fountain seating into the parking lot
creating an extension of West Bridge Park into the development
3
Development Review — Pros and Cons
4-25-19
Beard — One Concept
Pros:
1. Full block development concept
2. 95 apartment units — helps meet housing demand and builds greater market in downtown core
3. Stated luxury or high-end apartments; EV charging stations
4. Underground parking structure for apartments
5. Nice Restaurant parcel along Hwy 25
6. Nice Commercial parcel along Hwy 25
7. Strong architectural features
8. Partial match with SAS in active and flexible frontage for the Block
9. Proven experienced redevelopment developer in Twin Cities suburban communities
10. Realistic expectations regarding amount of financial assistance needed to support the
development proposal
11. Strong financing capability
12. Willing to pay for EDA and City owned land
13. Seemed to be reasonable in development assistance needed to complete project
14. Late 2019 or early 2020 timeline for starting
Cons:
1. Full block - requires more land acquisition — some property owners may be unwilling sellers
2. Insufficient amount of mid-block parking for concepted restaurant and commercial
development. Solution is more underground parking which increases costs.
3. Only partial match with SAS in active and flexible frontage for the Block; lack of vertical mixed
use (no ground floor commercial uses) along about 50 percent of Broadway which asks for
active uses in the SAS.
4. Will not build develop or build out commercial until signed tenants are on board
5. Delay in commercial development and build out affects TIF in form of reduced increment flow
6. Merchant developer; desires to sell in 3 to 7-year time frame = management changes and new
relationships.
Alliance Buildin� Corporation and INH Properties - Two Concepts
Concept #1. Pros:
1. Full block development concept
2. Maybe an underground parking structure for apartments
3. Proven experienced team in MF development
4. Seemed to be realistic in development assistance needed to complete project
5. Late 2019 or early 2020 timeline for starting
6. Nice fountain feature at corner of Hwy 25 and River Street
7. Plenty of parking in northwest corner of Block
Concept #1 Cons:
1. Full block development — requires more land acquisition; not sure if all property owners are
willing sellers
2. Weak match with SAS for active and flexible frontage in the Block
3. Not sure if parking structure is truly underground or an at grade parking garage
4. Subdued architectural features
5. Does not maximize the development on the block; no vertical mixed use along Broadway
6. Not as experienced in redevelopment projects; would likely leave commercial space to some
other developer
7. Location of MF units does not consider restaurant pad even though there is room for it
8. Delay in commercial buildout affects TIF flow in a negative manner
Concept #2
Pros:
1. Concept is proposed mostly on land owned by EDA and City; eminently doable
2. Proven experienced team in MF development;
3. Seemed to be realistic in development assistance needed to complete project
4. Late 2019 or early 2020 timeline for starting
5. Plenty of parking in northwest corner of Block
6. Nice fountain feature at corner in parking lot
Cons:
1. Partial block development — does not maximize site and leverage residential units for new
commercial development; Housing-centric approach
2. Underground parking structure for apartments; not clear if it is a garage at grade?
3. Concept does not contemplate a restaurant on northeast corner of Block
4. Weak match with SAS in active and flexible frontage for the Block
5. Developer not proven in mixed-use redevelopment projects; housing-centric focus
Bucholz Construction - Two Concepts
Concept A
Pros:
1. Full block development concept
2. 72 apartment units — helps meet housing demand and builds greater market in downtown core
3. Parking structure for apartments
4. Ample common parking spaces on northwest quadrant of the Block
5. Nice Restaurant parcel along Hwy 25
6. Strong match with SAS in active and flexible frontages for the Block
7. Proven experienced redevelopment developer in Moorhead
8. Realistic expectations
9. Strong financing capability
10. Willing to pay for EDA and City owned land
11. Seemed to be reasonable in development assistance needed to complete project
12. Late 2020 or early 2021 timeline for starting
Cons:
1. Full block - requires more land acquisition — some property owners may be unwilling sellers
2. Will not build out commercial until signed tenants are on board
3. Delay in commercial build out affects TIF in form of reduced increment flow
4. Density of residential units is on the lower end of desired-ideal range
Concept B.
Pros:
1. Full Block development concept with horizontal mixed-use components consisting of residential
and commercial separated by interior court parking lot
2. Multi-Family total of 72 units helps meet demand and builds stronger market in downtown area
3. Retains traditional commercial use-activity along Broadway and along TH #25
4. Nice garden space transitioning from the apartment building toward West Bridge Park
5. Adequate amount of retail space in the proposal = 21,422 sq. ft.
6. Mid-block pocket park allowing ped access between Broadway and interior court parking area
and sidewalk Plaza feature at the southeast corner of the Block
7. Strong match with SAS in active and flexible frontage for significant portions of the Block
8. Proven experienced redevelopment developer in Moorhead, MN
9. Strong financing capability
10. Willing to pay for EDA and City owned land
11. Reasonable expectations in terms of public assistance needed to complete the proposed project
12. Potential to complete the commercial portion of the development in phases (1 and 2)
13. Late 2020 or early 2021 time for starting
Cons:
1. Full block — requires more land acquisition — some property owners may be unwilling sellers
2. Will not build out interior of commercial space until tenant signs for space. May have empty
storefronts in downtown (new development) for some time post completion of the shell
building
3. Delay in commercial build out affects TIF in form of reduced increment flow
4. Density of residential units is on the lower end of desired-ideal range
Bri��s Companies. Inc. — One Concept
Pros:
1. Full Block development concept — vertical mixed-use residential and commercial
2. Very strong match with SAS in terms of active flexible frontage for the Block
3. Provides ample surface and underground parking
4. Design features extend West Bridge Park-Public Green space into the Block 52 interior courtyard
with fountains and bench seating
5. Broadway access feature and linear green space linking Broadway and West
6. 180 MF-units helps meet demand and builds a strong market in downtown
7. Adequate amount of surface and underground parking spaces
8. Midblock Broadway entrance into interior courtyard surface parking area
9. Retail sq. ft. estimated total of 24,000 to 29,000 sq. ft. allows agglomeration potential
10. Restaurant in northeast corner of block with patio
11. Proven MF developer and property manager
12. Willing to pay for EDA and City owned land
13. Potential to complete the development in phases (1 and 2)
14. Realistic timeline; late 2020 or early 2021
15. Strong architectural details
16. Utilizes River Street on the east end of the block for public space and features
Cons:
1. Full Block concept; requires additional land acquisition — remaining property owners may not
wish to sell at this time.
2. Housing may be too dense at 180 MF-units; realistic figure may be 120 to 130 on the higher end
of the possible range for density
3. Utilizes River Street on east end for public space and features; requires closing River Street;
alteration to traffic flows and access points
4. Will not build out interior commercial spaces until tenant leases are signed; may have empty
store fronts in new development for some period of time
5. Delay in commercial build out affects TIF in the form of reduced flow
Potential Next Steps in Block 52 Redevelopment Process
425-2019
1. EDA identify issues-challenges with each concept or any
one concept in report (pros and cons). Some of this
occurred at 4-25-19 meeting.
2. Select two finalists to:
a. interview again to gain better comfort level with
EDA desired vision and parameters. Stipulate
refinements to concepts for 2nd interview.
b. to submit bid offers for EDA and City owned
property in Block 52. Then, select best offer and try
to negotiate the final deal.
3. Have additional discussions and meeting with all
developers regarding matching their concepts to the
desired EDA vision and parameters (specific development
criteria, i.e. restaurant guarantee and price), etc.
4. EDA select one finalist to negotiate with regarding final
concept matching with desired EDA vision and
parameters (specific development criteria and/or price).
5. Seek to arrange a tour of the recent projects completed
by the developer to see how they have performed and
get a feel for the type of development that they can bring
to Monticello.
6. Acquire more property to further consolidate the public
holdings and match the land area to the developer
concepts.
7. Others
8. Combination of above steps.
Alliance Building Corporation
Positive
• Welcome — Fountain/plaza
• Need clean & beautiful entrance to community
• Kayak access wanted
• Add a right turn land on South Highway 25 to West Broadway
• Landscaping
Ne�ative
• No mixed use
• Doesn't provide good use of river
• Don't like fence barrier
• No private road
• No restaurant
• Traffic noise in plaza?
• Building too plain /square
Property Resources Group/Bucholz
Positive
• Like the restaurant option A
• Roof patio and garden
• Parking space availability
• More organic choices food
• Would live here, like it. More attractive.
• This plan A is a great concept (the best of all). It would be widely favored I believe if the building
would have displayed more character.
• Roof top on restaurant shift rest and plaza at corner more green space
Ne�ative
• Traffic is going to difficult on Highway 25 to turn into parking lot.
• Do not like design of apartment building, too box looking
• One lane on Broadway
• Noise near restaurant by 25
• Too "cookie cutter" in looks
• Exit on 25 not good idea.
• Option A better than B
• Closed off riverview
• Don't like parking lot in such a prime spot.
Beard Group
Positive
• Restaurants/park area
• Architecture = good
• Like living — res units
• Rooftop element
Ne�ative
• 45% of Block not for sale
• Noise on River & Pine corner
• Residential heavy/opening Walnut/safety traffic flow
• Parallel parking in Walnut
• Loss of park parking
• Access on 25 won't work
• Access on 75 could be a problem
• Missing ground floor retail
• Needs more green space/welcoming want roof element to be public
• Patio should be up high — our least favorite
The Briggs Companies
Positive
• Like the mixed use
• Restaurant element
• Retail & sidewalk
• Good use of riverview location
• Good "front door" to city
• Use part of space as hotel instead of all apartments
• Like Broadway entrance
• Like staggered building floors
Ne�ative
• Too much residential to commercial
• Parking concern, specifically for park
• Missing rooftop element (bar, patio, etc.)
• Rental price
April 24, 2019
Jim Thares
Economic Development Manager
City of Monticello
505 Walnut Street
Monticello, MN 55362
Re: Block 52 Development and Downtown Small Area Plan
Dear Mr. Thares:
The Minnesota Mississippi River Parkway Commission (MN-MRPC) is a statutory commission
whose mission is to promote, preserve and enhance the resources of the Mississippi River Valley
and to develop the highways and amenities of the Great River Road. The Minnesota Great
River Road National Scenic Byway spans 565 miles, 20 counties, 43 communities, three tribes
and six unique destination areas from Lake Itasca to the Iowa Border. Monticello is one of our
Great River Road communities.
As Regional Commissioner representing Brainerd to Elk River on the MN-MRPC, I am interested
in projects and opportunities for relationships in communities within this area. I recently
learned of the Block 52 project and overall Downtown Small Area Plan that includes the goal of
��becoming a river town." I celebrate that goal, look forward to learning more and encourage
you to consider potential impacts to the Great River Road and its byway intrinsic resources
(archaeological, cultural, historic, natural, recreational and scenic) as development decisions are
made. I would also appreciate information on new initiatives in Monticello for possible
promotion as Great River Road attractions and amenities.
I welcome the opportunity to come to Monticello to speak with you, Economic Development
Authority members or others about the work of the MN-MRPC and provide more information
about the Great River Road. You can reach me via email at ksampCa�charter.net or by phone at
218-821-5619.
Sincerely,
_.��� �^�, �i� �
Karl Samp
MN-MRPC Regional Commissioner - Brainerd to Elk River
Past Pilot (Chair), National MRPC
10769 Riverhill Circle
Brainerd, MN 56401
l: �'� �. ` , � -A F -
� j- � ��,s�`��r. __
� � ; y'�I - � _. � ��
� '
i�. ' J ! i �
_. _ �
,� (.
� �
'� �:�: ,,,;�. ,,� ' - • � ��- �,, - .�:
-�� - - . -- _:. - �� `�{� -�� i
`�;`� - ,
r�� __
� �� ,� ::._�
� - - --i__i__i__�--� .. 9 � �� ��. ' � ~�;�.�.�,�-
; �� � � u-- -- .. � � � �: �y _.. .
�� � _,� �, "' , ,: r
, _ �, � � � �
_ ' �` ' � � ` .
-- � � :,� � r..
�-
- � � � �i= . �
� - .�:; _
- ��t � _ �. � �' � �'�` -
, _I � .
�J _ � i q _ � � ': ~�..
�., � � � e - -- � �`
. .�
1Y ,,,1- - .G. . , , � .�-
. , � �� , �, 1 � - � �4 1 _ �
� ��- - �.� i'- �`,� � � � �4 ~ - - ` i 1� �;.flL/N i.lP ._ � .. .
a � � �� - -. - � �. �` �-. � "_
, � . , ' � - � , �.R : -
�+ � �,. � . x. -- - a � . . f� .!'.F. _ � y' 3
� , � - —'�
'a � • . �"^ � . � `
;.� ` �'"'�' � � � i - c • �,
M �d � " r � .-4� ' � . - �{
� - ._s—_a-"'i`r" � . `�:.- 7`.-� t p �
�
9� MARK�"T F�A`TE A�'ART"1rVIENT'5 �& F���TA�JRAN7% Fi�ETAIL.
Presented
by:
750 Second Street NE
Suite 100
Hopkins MN 55343
952-930-0630
www.beardgroupinc. com
HISTORY/ TIMELINE OF PROPOSED BLOCK 52 REDEVELOPMENT
The Beard Group, Inc. (`Beard") has been studying Block 52 site in Monticello working
on concept plans and a Pay-As-You-Go TIF plan. Beard is looking to do another
project upon the completion of Birdtown Flats, in downtown Robbinsdale. The
Marketplace and Main, 5 Central, Victoria Flats and Birdtown Flats projects are
providing the primary inspiration for the proposed building finishes, building amenities,
unit mix and lease-up strategy
The Block 52 Project has yet to secure any of the required entitlements from the City of
Monticello or exercises any form of site control.
Initial residential lease up could begin in 4th quarter of, 2020 and occupancy in 2nd
quarter of 202L Monticello is very similar to the communities Beard has developed in.
The Birdtown Flats project is anticipated to be 30% preleased when it opens in 2021.
Marketplace & Main, 5 Central and Victoria Flats all achieved over 95% occupancy
within 3 months of opening. We have been conservative in the estimated time to lease
up the Project, allowing for nine (9) months of lease up time and using 95% residential
occupancy with average rents estimated at $1,462 per unit per month ($1.95/psf).
A�artment Timeline of Im�ortant Events
• 2019/2020 Entitlements
• 4th Qtr. 2019 City/EDA Site Assembly
• 1 st Qtr. 2020 Bidding
• 1st Qtr.
• 4th Qtr.
• 2nd Qtr
2020 Construction Start
2020 Pre-leasing Begins
2021 Occupancy
Retail/Restaurant Timeline of Im�ortant Events
• 2019 Entitlements
• TBD Development Schedule
= • ` � Page 2
�aH�r�G���a
APART1wi�NTS
TABLE OF CONTENTS
THE PROJECT & PEOPLE
THE PLANS
THE DESIGN AND FINISHES
THE LOCATION
THE NEIGHBORHOOD
BEARD
a a a u t
� � �
5
15
22
28
31
Page 3
1VI O l�i'T' I C� L� L� 0
APARTMENTS
THE PROJECT & PEOPLE
= •'� Page4
TRANSACTION SUMMARY
The Developer, The Beard Group, Inc., is pleased to present this confidential
memorandum to support its request to obtain entitlements/financing/equity
investment for the redevelopment of Block 52 Site in Monticello, MN (the "Project")
BLOCK 52 PROJECT OVERVIEW
The Project is a to-be-built; Class A, 4-story, 95 unit market rate multi-family building
with 16,000 square feet of Retail/Restaurant space. The site is on the corner of State
Highway 25 and West Broadway in Monticello, Minnesota. The site is a
redevelopment of sixteen (16) parcels totaling 2.54 acres.
The site is located in downtown Monticello on Monticello's main street, State Highway
25. The site is directly across from the Cities Riverfront Park with elevated views of the
Mississippi river. This highly desirable location is transit, pedestrian, bicycle, and
vehicle friendly. Additionally, Monticello's downtown hosts Beef O'Brady's
Cornerstone Cafe, Rustech Brewing, Walgreens, Cub Foods, boutique shops and
everyday goods and services. Additionally the site is minutes away from the Big Lake
Northstar commuter rail station.
PROPERTY DESCRIPTION
Parcels
PID Numbers
155010052150
155010052140
155010052131
155010052110
155010052120
155010052130
155010052132
155010052010
155010052030
155010052031
155010052060
155010052071
155010052070
155010052090
155010052102
155010052101
City: Monticello, MN
'�`� -. , �� ;� �: ,
, �-� . �; .�
�� � � �" � �' � ,�
s
� ;�, � � ; ��
�' � �� �:� �, �
G E ��` /
� � ��`�` � �'r � � �` ! � � �
,�.` �� �, � ,� .. �� ,; � ��
���` �j
I.�
�.
A��� p � � �
, �t�: �
.� �� � F � �
*` < • � '� o
r� �� ��Y`t
�� a // � 1
E �m�Y� er� yw'\�t
� ����� D ' /\ �;
.�II
�
ma
U
� � ' � Page 5
County: Wright
Number of Units: 95
Apartment Building Gross Square Feet: 138,625
Retail/Restaurant: 16,000 Square Feet (+/-) in 2 buildings
Number of Stories: 3 stories with 1 underground level of parking and a 9,000 sf roof-
top deck.
Parking: 218 total parking stalls: 121 heated underground parking spaces; 97 surface
parking spaces in the internal car court for joint use by the Public and the Project's
residents and guests.
Current Zoning: Mixed-Use PUD � �� �
Comp Plan Designation: Central Community District
Land Area: 2.5 (+/-) acres
PROJECT ANALYSIS
� _
• Vacancy rates continue to remain low in the Twin Cities, currently at
3% in the 4th quarter of 2018, according to Maxfield Research &
Consulting's 4th Quarter 2018 report.
• The Project's prominent location in Monticellos' downtown area is a highly
desirable neighborhood with walk-able neighborhood schools, transit, parks,
restaurants, boutique shops, and multiple cultural attractions.
• Transportation options are abundant with immediate access to local and
regional bus lines, and State Highway 25, Interstate Highway 94 and 5 minutes to
the Big Lake Northstar station for commuter rail to Twin Cities.
• Stable sub-market. Rents are rising in the Twin Cities due to pent-up demand
for new product.
These dynamics support upward pressure on rents and on-going demand for new rental
housing. The Project is well positioned to benefit from this demand.
= •'� Page6
The final factor in determining the success of this project is:
Experienced principals with a track record of successful completion of mixed-use and
multifamily developments. It is important that the developer have a long proven track
record of obtaining difficult entitlements and delivering successful projects on time and
on budget.
The Beard Group, Inc. has worked with numerous Cities to successfully complete
similar projects. A summary of these projects appears on the following pages and at
www.beardgroupinc. com.
In addition, the project team from the highly successful Marketplace & Main
project in Hopkins, the Osseo 5 Central apartments, Victoria Flats in Victoria, and
Birdtown Flats are working on this Project and include:
Design:
Construction
Manager:
Leasing &
Property
Management:
Financial
Consultant:
Legal Attorney:
BEARD
6 R O Y P
V � \/
Momentum Design Group, LLC.
Jeff Wrede & Matt Haller
www. alwavsbuildin _ .�
Building Construction Management, Inc.
Jon Gumbrill
Steven Scott Management, Inc.
Brenda Hvambsal
www.steven-scott.com
Grandbridge Real Estate Capital
Dave Rasmussen
www. �randbrid�e. com
Ballard-Spahr
Laura Krenz, Attorney
https://www.ballardspahr. com/people/attorneys/krenz-
laura.aspx
Page 7
The Beard Group, Inc.
The development firm, The Beard Group, Inc. ("Beard"), is a local firm with a
successful, proven track record in apartment and mixed-use redevelopment.
PORTFOLIO (Partial)
Birdtown Flats
In the fall of 2018 Beard broke ground on a
152 unit market rate building in
Robbinsdale, MN. Occupancy is projected
for late 4th quarter of 2019.
Victoria Flats
Construction began in the winter of 2016 on
Victoria Flats which consists of 81 luxury
apartment units in downtown Victoria, MN.
Occupancy was Dec. 1 2017.
�
6 R O Y P
V � \/
_ �� _,�' ' � �
�'i
3�
( � _� '.I � _���y�,�„--...
f �' � ' I iE �� � �� � � �1 I!'f
- ��' � � � ��,
.��: �I „�� 3 � !� �I�.
. k ��_ � _
� _` _: _
,���n� � ���
�o ��,
Page 8
5 Central
In the fall of 2014, Beard opened Phase 1 of
the 5 Central Apartments in Osseo, MN.
Phase 1 consists of 71 Apartment units and
Phase 2 consists of 69 Apartment units for a
total project of 140 units. Phase 2
construction started in May of 2013 opened
in late spring of 2015
Marketplace & Main
In the Fall of 2012, Beard opened
Marketplace & Main Apartments, Retail and
Townhomes in Hopkins, a redevelopment
project consisting of a 53 unit market-rate
apartment building, located at 7th and
Mainstreet in downtown Hopkins.
Marketplace & Main also includes 6,000
leasable square feet of retail and seven "for-
sale" townhomes.
I �o,�.a�oro�g
��`• i�
�- ;,I ,�l
!y �
��,�� r ��
''� � `il'
1AA�HrTp4�`.CE C�I�C7X � �
M:t.h
Apartments
y ����
,.�^� ;�-
-�,
r _ � �� Et' � T'
,��
� �r ��,.: ,
�
MARKfTPL.AC�
MA�IN
� :;, ��
� „,� � � � �
: �r �'
�_ � T �' _�,
� "`-, x ,
} � ��
� -�
� �:t:��H� F.
� �'� Page9
Village Creek
In 2010, Beard completed the Villa�e Creek
redevelopment project in Brooklyn Park that
consists of 260 "for-sale" townhomes (with
Ryland Homes) and a 26,000 office/retail
building, anchored by Hennepin County
Medical Center.
The project included revitalization of Shingle
Creek Park from a blighted area of high crime
to safe residential neighborhood.
Village at Circle Pines
In 2005, Beard completed master
development of the Villa�e at Circle Pines,
a 30 acre mixed-use redevelopment. The
project included development of 292 homes
(Ryland Homes) and 98,000 SF of
commercial space.
�.
Village Creek Townhomes
ir ' �
� xs., _ r� �-
, _ ����-- ��
- �---
� :»-; .. �} y�u, _
�+� �- ,rT ^ry y _'
��
- � �`,.��-�� �`'�`
�� _.�� .►l'-ia:�<<.,���
�' ���� �� ��e.f.i�
�� A � , ��
,,�.� � '��
� � ��
�... � ��z F
�;,
. .�.�- t� _...x�:��
� � R
_ -
--z �
� - - - - r ,�.
�; �~ r _. r ,
F" � .�,
� � _"'" '_ - _ __ _ �
� —= -
ines
�` �F, � � , r "��
f ,,
�
_ . ��
.� . t
� � .R.� ,�,� .�... _ �,...4
:_�
E;� r;
E1
� - � - 'I- '� - �- � � � e� ���`'T•�.—�'
= • ' � Page 10
Hopkins Entertainment Center is a 34,000 SF shopping center
in Hopkins, MN which is 100% Leased. The property was
developed in partnership with the City of Hopkins and is
anchored by the Mann Theatres and the 30 Bales Restaurant.
These anchors, are the original tenants and began with the center
in December 1995.
y��;� , .: � �,,
� �.:� „ �..
1��
Excelsior Tech Center is 380,000 SF mixed-use
office/warehouse building. The City approached
the Beard Group to creatively develop this former
Alliant Tech/Honeywell facility that sat vacant for
three years. The building is anchored by
Minikahda Mini Storage, and Batory Foods. The
project was developed in 2002 and won national
acclaim from the Sierra Club as one of the best
redevelopments of 2005. The parking lots were
returned to their original residential zoning and
sold to Ryland Homes which developed 58 units of
housing. The former defense building was
repositioned into a 380,000 mixed-use business
center.
�BEJ�RD
� � V
�, , - _.
� al �'�� ��� � i�, �u
� ,�., - ' A
�
� �` i �� �� 1l
��9e :.. i .�f� ��., rs.e
, .t�: . a ,. r. . . �. � � ' ' y �a
Broadway Court
Broadway Court is a mixed use, senior
residential and retail, proj ect in downtown
Robbinsdale located just 4 blocks from the
proposed Birdtown's location. City leadership
wanted to accommodate the growing senior
population who wanted to downsize their
residences but not leave the community. Beard
planned and built a 57 unit active senior
apartment complex with 7,000 square feet of retail
at street level.
= • ' � Page 12
PROJECT DESIGN
5 Central, Marketplace & Main
Apartments and Victoria Flats provide
a template for a highly successful package
of amenities and floor plans. The same
amenities and concepts will be used at
Monticello Apartments and include: ����
heated/enclosed parking, club quality ��`; j�
exercise room, key fob entry security �' ��
system, fireside lounge, local art work ,� �
and roof top grill deck. Apartment
features include over-sized windows,
balconies, granite countertops, quiet wall
systems, stainless steel appliances, and
full size front load washers and dryers in all units
.
���
..�,° r - ,. � :�
�.. �
d,� � � �
,' �
�y� � � ,,.
� �' �'���
�''
�
��
'�'� ��������_-� _ _�-�� ,��� _� � .
� ��� a
�� .1, � � ; ��� � ����-1��
_ - � �
� L
.� m= f � ,,�
����:�� ,
. ���` .�:� _ �
� , ���.
� ��
�_ .,•� . �
= • ' � Page 13
�o��r�c���o
APART1VlEltiITS
t THE PLANS
= • ' � Page 14
r
6
, � i
i
.s - .
� �
�
i ' '
I w• i `
� V�
�
�
� .., i". " _ __ � � r� . , . . � ���• ''
�; "-Y., ��'� � ` .f =� 7,�1 � � 1'p'�-`�.
'� ` ��6 1� - , , � , . ' ; _ --
1 . �"�'" ��
1 �
` � � �a ,��� s . �
- ( _ I _; "`� "�;--r� 4' �� ^ , ,�-,t.. .4', �
-�- `'i �
� �io.z�f_ �� V
.I � � _ �` 1
i '`',�...� � ,�,, ' S„� �' ��� , �. ti .�.�.:
� :�; �� _ ,��" � '� "I�
� � �` �V �� w � . ! _ . _ — � �t_ :., ,; �
� �� � � �
� I � r �4 � �
� ` r �� ' i
`
If d �
�, ' n � �! ' ; I
,�
s �� � , _ ,��e,.�.�.�—�-�—
� 1 S � y �
� } � 1 f
� ��. ,• j G � 1 .
■ o � T 1 � ` G �4�
� � A i ' r
� � � � `' . • ,�
` x
� �� � � � , ` � i .
.�r 1
� � � "� _ ; � ' �
� �
- ,
�.. _. . � � � t ; � �� � � t � I 'y
,�^ � l� � �.._ _ - - �.---
��_�---�---;:�: - � � �
. � � �� j�� . .�` _
` 4�.,� Ill. ;� !' .� „ ! �,����. � ��. i� . j
� j -�� � +� x • 1
,, .,�,;,f _ .�..t ., ��s
� '� � ��� ,�� �' � ��� I
V
��. � �; �.. � _ �•°'� �,'�►I '�',�
t�:.,, � . .+��--�-_ -�.
= � ' � Beard Group, Inc.
�W�
Page 15
. �-�
' o _m�Nmo �
6 .Z. . . . . . � pQ -
� � M � � � rn �
� d o = a _
w O � . . . . . . . � O =
U' � O � �y g '
Y m r/~] ~ W = � s.
� � � o W
a � o o a
� ry = m m o m Q �
a �
z z � � p
0 0 <n i
0
� W
X
;, .. . � . , y _ - . . . .. - �: .,r•+s•.t—• - r- � - - �
y , . -...,, , . �....,.� a
� . ...- . _ _ . ��7����� Y - , . �,i. J
� '� *�� �� � � � . ` �
� — � _... r a�:r��_ _�'` w
..2:rt� ,.c • �i
� N�34 ..� � . � I� ' � ' �
�� � o ��
,�. �
. �; � - = � � s ' i�� � �
��I � 6 � - 4 1� ���
�; , � _ �� - � ��_� �
� _ _�i ���I I,� �
p
.�,� _ - _ �T _ � ,� �
� I w o = �� � ��,, �: �
.
, Y,+� J � � � ` � � � r ..,, �.. ,«
,,.�' I _ � g g I � �
o � � i � � I i — i: a _ � ��
� I � I � , � ��
� � o � -. � � I�
� o - m � � ���;
�� a - - � LL g 4 - � m N � � �� o
z y H � a m R � � {.�. �
. � � a
L� — — �- �— _ �
� �- - , I4 -_ ' . '�7`I�F �.� � �r �k I � �I� v �
r"'yi '�� ��. •r+��'�� I� j M:: m �I� u�,i�� �, � 1 � o
t. , �� w
!� . _
cn a
=�'� Beard Group, Inc. Page 16
, I � I . . . . . � .
. . . . . . . .
: ; , . . . . , . r
, . , , , , , , , ,
, , , _ .
,.�
'i
�
N
Z
�
�
a
O
w
�
�
0
w
sc
�
O
J
J
W
V
H
Z
O
�
=�'� Beard Group, Inc. Page 17
�
N
Z
Q
�'
d
�
W
�
�
�
�
W
�
�
�
J
J
W
U
H
Z
O
�
ow
0
=�'� Beard Group, Inc. Page 18
� ,� s I T . , .";� L� .. '�
ai`c� ' �. . ,� � _
� ' .�� -���
�+ � = a
/ r -
� M �'
, y1 �� i .(.. r.
.f i' � Y+ ` �i:. � �'C u �J y � �' L:�
. �: :� �� �;� � ! . � � _
�� - ` 1 � ,. �� f � I � ,`i..
r �1' ,� .`a+ � - �/
%t�. � j � . ; � � � tr�h�
. �� � " " �� ,�, � � . ♦
'Y �A. i� . � r:::- i � . �. � �� .q�' , _ A . :��
� � .��� �r ., . � . �� � , �� _
!F' " �' , � ��� �J � � � ��1 '��'C^ . ..�."�� r \
'�.� �', � � ` �;�� ��r.�`.'rr �
. '��' � � � � t � C3 � . ..'�
��, � �'��- � � � _ �
�!// � . :' 1T,f � �` - Y����
� ��• ll�J:J K . . � �.�1:' T . / .
� .'/'it � ( f� �. � -.
� / �. �
/ � . Q � � �R , ��,
. � � ,�L� "!.�� �'�� �F� Q ,�
' �, � ,
� ''� / "�� � � �. �" ,�
�� . � � � �, � 1 ,• ' �
/ �:,€t , /� " � +�
� f� � !� � � � � ' �~ '9� ' ' /, / ' .
, � � � � �'�'� = _ :°
� � � � � �
� � �' �] �!''� `� �c�' �
��;f� q�3 ��
,,' � � �,9�3�
� . �
�� ; '� �
� .
_
� ��. : . ,
� � � �
�.,` ~ ```��,�,,. • , _ � . �� ^
_ � r1. � ,�,p � � � � �� � ,� �
, ��►; ,. .,,, � �,� . � � ,�` ;
':`-• �' ,v, ; �' . � �1' ,
A � � � �� � e��' .'f�
/ ;, � :,� , ,� -�. ka�
; � �;r ` f �+ _ , ,,,,�,,,��
� � �: ;
; : ,
� „ i ; •� �
.. t� �'�,�
, f �� �,,
r
�`� �*�
`1 1, ,� � �i A; � . ,� 3 ,�
�, ;, ,%v' � � ;;� �- :
�r � �. �-,.�,� B�o�k 52
� �
� Monticello City of Monticello MN � ���
��-���� 1 inch = 80 feet ��
=�'� Beard Group, Inc. Page 19
CONSTRUCTION FEATURES
Foundation
Cast in place foundation walls with post and beam support on spread footings
Flooring
Concrete decking with 3" topping at lst floor; 24" floor joists with T&G sheeting,
acoustimat, and floating faux vinyl wood plank or carpet on floors 2, & 3
Construction
Underground is concrete, lst-2nd-3rd- floors wood frame
Windows
Single-hung, double-glazed insulating glass in vinyl frames
Roof
Pre-engineered wood trusses with plywood sheathing. Flat roof with EPDM membrane
or TPO with R50 insulation
Exterior Walls
Rock-Face CMU, Brick, precast and resin/cement panels
Interior Walls
Flat and hand troweled finished sheet rock
HVAC
Common Area: Electric and gas forced-air heating and cooling (roof mounted units)
In Unit: Electric and gas forced-air heating and cooling (Magic Packs)
Elevators
1 centrally located high-speed energy efficient elevator
Security
Electronically controlled key fob access and security cameras
Fire Protection
Sprinkler system
Utilities
All utility meters will be housed within the garage
=�'� Beard Group, Inc. Page 20
1�11'j O l�i'T' I�� L� L� O
APARTNIEI`ITS
THE DESIGN AND FINISHES
=•`� Beard Group, Inc. Page 21
UNIT FEATURES: All units will have an open floor plan with a few Ist floor unit walk-outs.
• Transom windows on top floor units
• Great Room living areas with open floor plans
• Kitchen Islands with granite counter tops
• 9 foot ceilings
• Stainless steel Energy Star kitchen appliances
• Gourmet kitchen package in corner units with gas range, and side by side
refrigerator/freezer with indoor water and ice dispenser. The ranges will have a
ventilation hood with tile backsplash
• Gas Ranges in all units
• Dual vanities in master bathroom in all corner units
• In-unit full size front load washer/dryer
• Solid wood cabinets
• Faux wood flooring in the kitchen, entry and great-room
• Vinyl flooring in the bathrooms
• Dual flush toilets and low flow fixtures
• Walk-in showers with glass doors
• Walk-in closets
• Individual heating and cooling system for each unit
• Accent walls: kitchen and bedrooms
BUILDING AMENITIES
• Electronically-controlled access
• Exercise Room with club quality equipment
• Collaborative Business Center with fireplace and food service area
• Community Lounge with fireplace, free Wi-Fi, food service area and TV and game zones
• Trash and recycling
• Secured, heated, underground parking
• Wall mounted bike rack at each underground parking stall
• Dog Wash Station
• Bike Repair Station
• Car-Wash in garage
• Building Water Softener
• Pet Relief Stations by all exterior doors
GREEN FEATURES
• Low E windows
• Gen E low maintenance energy efficient elevator
• On-site rain gardens
• Infiltration basins
• Pervious asphalt pavement
• Energy Star appliances
=•`� Beard Group, Inc. Page 22
Marketplace & Main, Hopkins & 5 Central, Osseo
� � �
, -_ . � '�+w„
.
*, " j , i �. `�- ` � � � �
s� `i Y � i �yp�16�1 ��� �
_ '� I k — j � 'j � � �
' �d �. , �i ;l �I�I i� Is y, � • _"'�� _ " ,N4 t I "' � � i � � _� i
� ° — " �t� • F
�� � � �� � _ � ��� 1 ���
- - . , ��� �. �
_ yw
'i.� � -
`- �r -
�- . - . ��-r' . _��� .�_ _ _ _ _ .
� �����li . -- + . _ �J-�- ...�
;s��� " - �'-_." . ..�c�-' • � �- . `',
.. . ,._.'�-���... . ..,_ . ._ ..y .. — . . �� �.
Similar Finishes
�� -�- .�„�, _ --- -
��,..��.-.:.� -. . =K.�:- } . _ _. . -
Walkouts on First Floor Units
_ _ �..�_..�.__ _
=•`� Beard Group, Inc. Page 23
Marketplace & Main, Hopkins & 5 Central, Osseo
�; � - � -
,y,,�
��; . :�, �
_ � � `
� ��: �a�*- - ,�e-�� - ,
��^` �` � s;.�.�.�� �' .� `" ��
• Y.__. � "` __ .�' � +4,� .
'�i * � • �,..
�. � . ��� �� 4 f
. � ✓RY ar�F
� � �J '��
� �
/ 9
� + ��� �
,!-, � � '
� . � �� 4 �
..... `
� ' 1��
�
'i ,� __ .� � _ `� �,�. ,�
' _ _ _ '� _ l� - �"„� -
�� �
,� � � _ �`�: �� / �, � , �l���
, ___ 1� l:� .. ����
34" - -� '��� `' _ -�� '"-. � �
f .-.:,� �� i`� ,,.."
!-- � � � . }
' _ ,! �
4'{�i� �� — .
1 '�r �� �.
� , ����� �� �� .
�- � � _ °, +� -�-'� � �° i �� T` �,��� �-�
� � - -�` ,,� � -
, �
�� - - ���.
-- __---- --- - ,�r i, ! i �;� -
— --==-- � � -��'` �
-- .;. �}� I , �.
. . . ..� ..�.... . ._ �..�.��*�- ':p `'..;: I+ �� i � i .. -;. �.
.' _ ' I �T- - � � :� , � I �F � � �7� . -.d�C�
� _ _ � _ � ;�-� �
_ �, ' '�' _ � � � � �; a�� =
��,��'� ,,.� :�i t� ����� i y�ENll
; - .
-�y6 ,. x ' ��� I r'' - , e.�;a��`�� '.�` � �„
i .
_ � � - --- � _ � � �i` °_ � ' �� � � �r �� �
:� � - �. � � �-r � ; .� '�'' c
�., '�� ,.� -'� �.,'_.--.�,�:.,="`°�` s�",� ; �,�.�;� ,� � ��v„�
�� �i��a��•' ,, `rRl' :'�.�� �
_-� `. ` '`� k, . �";
'�e;� ., ,�.
��i111! ���� , � �' �' _ , , � :����ti.� � � � �. ��� ' ��.�
��.
J
`� .._ � �'._
�
=•'� Beard Group, Inc. Page 24
Marketplace & Main, Hopkins & 5 Central, Osseo
.
_ _ _ ��-�-�- _ � -= .._. _
=•'� Beard Group, Inc. Page 25
�
�
Victoria Flats, Victoria
� �.
�
���w
. II
'�"� '� �� � "� i
� _ . -�,:�.� �' . _ .
�;. _. — — - -
�'' ' �.�� � � - - �
s .�.�� :�` . ! — I' � i
� �
= � ' i Beard Group, Inc.
�
Page 26
-� F �
- ,�Y �
, r
t ;
�" I -,.
����
��
��
`. __ -.r �, _ �� � -�''-�'
"��� i - � � .-
+�-_r- 3i'�_ .
I r�.-��•. � 't� �, �� � ,�� . _��.- . �
1 I � ` -
� �w
� � } �
'y� � ��"�. -
.. � �
4�'� �,
�. '
� �}� �-
� � �
,t
=•`� Beard Group, Inc. Page 27
1VI O l�i'T' I C� L� L� O
�PARTMENTS
THE LOCATION
=•`� Beard Group, Inc. Page 28
Downtown Monticello
` � �_ �� ,.G+-� a�� � - � � •
't,� p �!i�Met � #4
� ,�� . , �€_. _ �' � 's_ �' ',..5 _�k,Y[.Y���P� ���'� :1 _
��� � � a�y ��� �}i � �'�
,�..:.d - . �fL�V��+Fr
M � `� - � :d f �
+�1 L.:�,�, �,'�'� V
�"''�F ���i 9 ��d � +• � � A'+'' ��
k_�`. "�}.='�.�, . .+a�F'� �rt.l�.� �. � ry�.i� ... m - i�,, �,�',.
� sl ' " l;.�� '4 x� 1
�. - . � ��,�-' � : �
��� �,���; ���� �:•.� ' �'�,�'�����"�
�
,,,. ,.
�.i�""`:. � ���► '� �j . , i�' „�� �c3�� � .,,�
�jjI�. 1 P MP�I' �_- �r-Y' a1 Y� �I�.+t'��.
j� i
��A � ^ .' � ,T � f . � � � .• � _ �! � � � � + . t�. ''� � ,-
� ��� �� � ���. .� �'� ��R�j��y.�1� I � � � � x. �� 1 �7
���� �.-+ .ti � ����� � '�i" Z`J'` �E l,��' ' i ..����f .�,4 .�
,� r�a+ � �` :. � �, � , � • � y { .� � ,�-� d ' i
� R j ��f;�� ���
� +� .. � 1 �j� .a � � M �� { j.
.. ^3'� <� --'�`l'r? _ . . � �, �,� p r , v �i�
���, � ' ..1 � ,t T � j ' "'f'ut. ^ ' .r..�xF 1 �� �� -
�,; I�'� ,�,,. � , � �
�k.S..'���f{� ` �*,��t . Cu���' V'y 7. �"�4.si'1' t` «l��.�
��!-.ii.;I��l �,��' �Y� Yf4.
` � �• 01 ♦ -�.. . A .
�� � (}.a, �� i
0 V
� ti.cL.�v.�Y�_LJi � � . � � . . . 4/ �
�'
O � o i ►
� � �
Adjacent Park, River Trail Access
fi __ 'd .,<�1 - � �� � � �y a N, .
`i' I. '� � ' . .
� "' � BiK� PATHS
� � � � ���' � �� .� �
`5� , p'��v.�,� . 'F � � . . _
� '. , r s , � a�,�,n ..i�
t�e � "�� � ,� . �,a..::.�E. "'�H�'i ` .I . . ��i'�4� ..�.:k�i",�9w"Ni:'l�
r� p � 47� .l. �5 I Y �`}'i I � . � ���{�!
!�i- � ^�a � , �= r � y 1^% � '�. `�J� - . �
�� "�1i o�� :}!�� 0.�"£i . �� c.,t �; �4. � ' ����.
,'Dx'wa 1 ` �,, '� ' � = 4, ~ �'
t_ ��: � � ,`` ,
�.��
�'
i, � �� ���
N � �� {S..
� �4: j, � . . y{ �-,e.... �4;� �i .�r i
C� ia � . � .� ����.�.'_'_" � , 1 i �. � � f. ,1..
� ���� � �� . � � � ��r ��
i �
� -�- ,.. �
- • � ��.
� < •� tA � j �� =��i
i � - _ `
. . ��.�� .' !: � � .h i�, �,.wr ?,�-`.'.. .. 4 '� ` dp5,wj,yp�.�'�II
� .' � �., ! �fl ' ... tt� �.I d.. ,,� C«�.
, ""r'�` � . � � ^'�� .� � � � =.� ; . ``+"�,��%'r��i'�A . TM1�,�y"' '_,"�
1 �' r l � ' >� .: �.�� a.
. t ;, � :' y� - � �" , � :�` f.o � � 14 ��y� �
� I � ' . _ _ i� - r !_ S 2, TI'9�' �
� ;. .' .-... �i .Ay . '` .. �p `
..,�' ,i� �, � ` {���v�, � .� .. � .,� '�z5�,� '
'1;
� � i.7r.'i� �r . ,� ,���� Jy1�. i�
'�'y� ,y. � � . � � , - y � r
�i � I . . p..l� + WN. �r i'�`� � ,
D ' i�`e �:: .\ i, 'ti' I i. r.�. e!, F�
. . r,, ,�i � � ci � .s �. '�
fl 'a � t� - `i'' , :� �,x � �'� ;�.,�y � '
�. ,. ,� kt'�
;� '._..3I. � " � � ;:. �� 1 � ' ;i.��,,,, W'�
. `iJ'�' � . ��;fi � � , f � `JAl�7�-.���
=•`� Beard Group, Inc. Page 29
Regional Position
. �+�. . � �� � � � . � � �, . , ��. �; -.,� -. P, � *7����.�,� - �R'F �'"�� � � ^ r'��,� '�'��
R
. � `` > � � . }�. .T 'ti"�� y t. � c � ..` r ��''� t �t � �� f R' _�]' �". � ; �` -� �" ; � 1" `��
r
� .�� � �� "��, r' �• ,r�F�`-� � - � !'�� y�;.t-�,�,�,,,�,� � w , �,:` ,� �� 3 � � �
� . _ � �' 4 ' ir+� � � . 3�' - � ►. ��4.� � �" .t •,� ' �• x
��: ,► � �; � ,ti�� ��; .. �� � �.,+i
\ .� ` ` y �- �- ' �,r�.�iz �� � a, .^ 1''� ..,r�4 .h� � � � ;� ti� 4 � . �� i ai � � �
���� � ��,i i :-�•;<�'��k��. �' �'. .� ',k. �
+��.. -a+ ���' i; �-` �:i�i.� .4".. M' Q'r�+,�l� t �f� ��ird�. �!
+, � �_ � �� �`.!e ' !� : . " ._ t . � �` "'L "'F ;,�" � *�i �i �y`�::� �. �
� - � f`�e' �� �' �T �� � ' . � r
. U
, ,
� �,' `� -.'c, ;�'.•� , � •'_� 1/ . � ,�� '-r-i�r '�" i - �y '� �� 1,�+'�
� a� � .,,� � ;� � � �y ! � y�` � i
y�' 'iC� �, �' � :y j � �y r,�� b 4M
�' �'- � .. fr �� t�� ' o*� a� p p i .�� -1r '/kS�,
.y'!� { `. � - f .!r1' ` f •�, ^s �'� � �. �', �y�'T^ * ' r� �"' '�� Y'�l
� rt,�, 4- � ' , �, `�4' i , : s� " f � �
.. `
`4 �_�j' . �,F �,�ii,.'�� _ .�� �p.., �'�f ���j.j _ ':� ��R 1i v�' x �{;� trp�� y� �'� 1 .:','1 '` ' �> '
�` �I /! � � #'"',y� �� ' . � ,,:'f�►�',� • � . ' � r'�`". ; = '•j '� + +,, �� w 1' � , a�
,' "� ..�` � �"�•� 1�` ��' l y � y.,,� l ' " ' +�++�„' � 1. " `�i *l, ti - 'i��� ,� �'," t.
1'' $ -w a?' i. , �y f1 y,�: ,�fj� (�
� �� . �! . �� v. �a ��.! ..= d ;, '�. ' �f � ii�. . . �,{� � F' � j�, � y � - y" � �` .` ,�' . �" .J�I.�'�' `�
..r \ ,f � � Y�f
� � J � _ � ^F.. , �"' ��', �. ,; � �� ��� �'- i���t` t .. �'� 1��I'�i t J P ' , .
'4�T� r,�°�.� ��� . � " <.. � �'{ �-.._ � " ,,�'�Y��ti '��r�}". - � .� 'e3�: �-s S'" � " � .���I
{ � • � + fi� � � , �f� :_"'� � ���� �
' .�' . ,� � r ' ��''" ,��; � r . � _ 4 J,. � �' - - f ''.� � ,? .� T'�' �`°
i � ':.� � • �.r f , � r � ''r r.`," �r ^� � ;� �-:a : t
_ � . , . -
,. � � . � .
. �.
'-� Y , � , •� • � . . *t �� ,� �.31� _ :. ` . ,. . i
, �a -� �' �. � r� � ''' '''�-- �` ti" `
� �/'f 1�� w € � .:V �,� '6� 1�� .. ��._'�+,�y,'�"` � � � ?l . ' � :L' r� .tsy' .+��
, . .
� � '
� �.S`1� •. � r. �� K+ �A � .z - � • � �.! .. �� a � ..�"� �'� � �.i .��''���,Ir�� y�� "�"^E}. �
'� �
� �.-, � ;�, • S. y� �y
� � � . _4` �� � � , w A n 4- . � . � �" � �� � "� '�� T. s41 ' : � �F �°y'i_ � e s a �,�, ��a s ��.:' ��+ ��
1�s" � l i � i ,y� ����� �''1-� .�'� . �'.; :St•� r � � ".,�.
7F .G � �S' ;�. { ro � {� .�.,r ' � ��v: T/ > �. y�., x �� Fy"'1
�'W �. � » �j � � C . }t I� . ; - �'� �y.,.�� � '�l'Y "� � � ��, ,A S� '�a F f�- . ,r 's !� . '�7� '� ��/:..t � ' �,�.
)��y , ' . ��.� . y - 1� � , I.� �. . �� t.. ' 4� ! p
� ���, �..1''> �V y - i i � � 4� n► ,0 I � t _ Jlv:'t' pr 7 ,�!` � ,�1-- . � _� f +_h
�� �
4. w , ��-•` � �, ;f'tir�' # � r' 4� ¢ � rr� i�i �.��� ,, � -�.1� ��-��,t,
. 1� r� ���' �' f t� ,N�'� �� dj��t�j{'�� �r'�^il� ��� L �-��' a�. k �� R
./ ��f
`'.1 ,l+r � . l� ���''#� `' S..y ( �, � ��� � � �. �. � �.
�` � � ����� F����..�.f�.�. .' �G_ �. *�^'�^+^ ;.�� ��*������ � ,.+
�, � ��. .t,�,� �"y��.��e . �, , y� ' � �', �.�� � . � -
+� � �R4�'�` �. � _ ,+. I�'F"�� �� � y#s ^ ?'. �� �.�.1 � � �.�� � . ,
�R4 :3� , : .; � . �„ '
,
. �'+. �..�p � ;„��,�,�.,t�• ,� '�' � "�' f `�_ � � ' . .. wy.. � � R _ ��r b'�` � ;i 1 , r *e'A
R' �' . .!�' ! i r�, Y �. � k,� y'M�.a�.C''� .f �� �'fY � �� � � ..��_ _ . J�'
,i � j � yI .� � i "i� cz ; �R1 �C . . �' ��y -ti '�y, y-° ,� �- ��". � r. y ° � `� � �� � -
�. � � t+�- ; ii•� ��� ry5�fily� �� 1� f, rJ
1 .�M1'. �+• ..1�,,� r �.1� �R �' �� �r�i. y� � ..-y . ^Ir�'�tlJ�p�� � ' R �� ��
. � � . �F . . . . � , � �`# � .�rY-t* ,'� a�j`_ .-T°� -,.�r': r.i•"�4 - _. .
. - _ P ' V," ..
� . �- ' :� �� e
�'� � `i�'�, i�r_ � '�" � ! ,
=�' i Beard Group, Inc. Page 30
�o��r�����o
APART1iVlENTS
THE NEIGHBORHOOD
=•`� Beard Group, Inc. Page 31
�} � R 4
� : � ,�'
� - y � �`''* y _ .a
S', �
t i I S' C7F
�� � �# _ , .�
� ������ � ' .
� i. � � , �
� �� �r � k ��� �
� ' � {� /�
� -�� ►.' �f F a�, ' � ♦rti/
� � � w �
�
�.�w� p . .. • - . . . f �. �
��,,�,�� �,�. :.� �
_ � � � -;,, _ � �''.�'�'' - _ �
��r �'
' i ,,
�
� � . 1 T , .�.
� � 7 t • `_�' x � r
.j r
• '� r ,� ��
-� j�: '� �' "�� _ ` , .
' `�yl' -_ � � _ y '��
.'�" � - ,
��-..� _, 1.
w r ��,._� • ;s;^ •W, _ -
• � � . e
� � � FP'�,
�� ,��� �� *�
¢ � •#
• �y� �
.,Sf � -i�� , - �
. � *I '�
,- � �
;�
�� � � � r�r r -�
' w ,r
�'�
i
.
�� R
_�f� .4. riw
��+� ' "",I � y
� .
���� � ' - �� �Y:
� r, s'
- �'� y::.. � � .
���������
�
� r�_ r i�'��'�i
t�`•
� �. �,.� � �� c��T �
� , ,� r� f `� �.i�� 'a� ' ""'�' -�
�\ �w� ,'�� ��R *. .Jr+F� �.a�p��� _�
.4�i 4�� r�� •. � �" �Jlc�.�,.�.-�
w ' � � ' �► M �':''t�: �' �'�"'''�-
� ' � � �� ��
� � �.� r. � . � ��
F _ � � '� r ''� � r � -
� , �.F �. i� �h,�
� �. ' � ' .
=•`� Beard Group, Inc. Page 32
;°'-/
,�.�... , .
-i:��;, �, -=<<
;� ��h ►
d :
r'. r 1. t. r: )'..; ,.
�� C
( ' �fi � � , , k5�,,; ,� .
a?�'
� (; : s<� ,`A � 'Y
� ) s, c �`' ���� i,f.
... � •� � ,�� . i . rx i ,, ,,,
� ir`Ji �. � � �: r � � '?� ,��'I
� .. � �, � �'� •r' c ��. 1 ,i �i
, �� . r:t +,� , �..
Y' � ' � r' �
� , , �! ^{.,�,
- , ,� j
,;� r� � �a ,t
,�
I`.� 1 . ') .} ) t :' `L . �.�� �
; =•
�'„ ,,a ;
. r�, �,' �r�r,�; ''. � s
. �; ��, 1,
�:., � .
�. ��.
r;'` -'�'::���y �:. ,�1
. J �{' �
n /.
` ��� � �
r
� 7t; T
,' V�y t, I� / �..� f�
. < y �1 i / � N i'Y 1 � � '� ~� 1
��� � ��i1�'�s
�•�� rr���� f� ��yi r� �;y F 1�,'xY I''i
t �' '�i � � � '��. �, .} �t �� y$�;,J�
� C� • � F l
�N' � � Y �'� I.i � r. � Y�j,�
���.- ���f.l.l,�_ ..�JY ':✓ �f„�.�.a
r � ;` a. }I ' � �t� t , o
��ty 1 � ���•J- `^ •+�� �, ,� 1 r H_ f' . A i
. .a.J � � �( t � f ,
� � � f. n� �1f1 . *.4 , ?+���1,� yy�
•;•� . .���; ; hA __ q , �f•',,.,L.��.7�t•l�
.�'.A� .'10'i�%��. ..^� .� Y1).���A��tF �. �.J;= ���} n^{
•,II�Ca-i�+ � / n r�. . i -�� � ,r �� � nr
��i.,� J ' �. ! r� . r.'. jL .
� ,� �, � /r
. g J�f,� f r4�`
14
�� t x '`9i `~ ft� ! 1.� J
r �.� � �:'� "� f �1� �r ' t �s N
� � y�r— ti— ..i' ,d/'I �' �i �� fj f��l�' � f
�+%'� ' [.".� 1 ' � ;.� �; 6�!-r �{jj.
I�.f � I ',� . �S �C f/l Y �"`�V
- o �, r�r���.� ;� �' �� �
,,�p , ,.
�;+ � � �:. ,� j�.. � � . `,T11 r ,�ry; !'i�� ���� t�'`� !� fa'�l'r
, , _ . ,.. , � . ?.1 ) � � ! r� v
���'i"""""-S•� C- � .t ,, � , � � � e Y 4 � �'l: �
� { `�,1�, �t� t. , � , 1 � > �.r r
I e� �:<,y��j ; .� � � y� t ��,
� i + f
� ,f�� � t� � r , �,C;V: �, �, r�r�j'i ; ^` vr��lt�, n?' _ . � + �` c� l � r •tr r � r>� � � - ti^f
1
� I; . i ' `� , � �^',r Y'<��Cw � � Fw �f�
4 , � � ' ` +
r � ; '#� +
�; �� � �(;� �.�� s .+'{fj�
I --'� ' ' � '
�' ' �.r
II,' I ; ,+ '
� � � �� � r � ._�:�.. � 9 s�_' � �'�-x y�
I I I . I T+� � � ' �, "�nY1 - . , j \ , ��
� ' j � � ' �. � .� I� • ! (� �� � . t
��� r 1 I w�1{i �t R � l F�, . � „� �t
f `� I � �
I'f 1
T� �, �� `'� � ,j, �' �
�',' �� �l � ;. � ��r� � ; .
�V ,� � i ' -.; ' � ;r�,� ..
�, � . .�
;� r � . ,
i .� �r �
� p� 1, , C
I � l i �' I I ��Vl�lli� �=�-�. I � , � Vr �,�''` � �,�,ti;� ; y ,� �:,���� .:
i� �� , ,, � � � r � ��, , ��:�
i � � � _v �` ��► ,�` '��� ,��
�i����1"'�� :� � N `��` �� > ,; r r
�� , , I� \ , ,
�
,� '� � f � �,> ,
Li �� � � � � r .� � ��� i. � ' � � � .-y,:.
�.'. � ..� � ,� r �� f�4.,
. �__ ,,� ., ` � : ; . ,
- _ ` - � £FFE ^� \ s � `'� .
. . . • f � F°eF��,' '"-�'� i 'J.e ,-_ � � .� .
� f ° .• �f ' �f � ii �. � . <� '
� u` � �''" r '�` c „ '�flr . .
� E� � ��.. �n , � � < : .
r` < 'i '',
ir*� .1- � r{ t�r.� r���. ,,, r, .
• � „ f1`��; � �
,.. /
. ,-� • =' " _'°� � �'I;'` ,� � �
� � ■ � � ::.�i� � � �%`� .�=- , �.
��%:a
�i' fy
S �� � V� -
7 Ji-� � p
i� ki 1 ,
� f'�a,��
� � ��
�?'.L• i�:�.�►
/ �/'
� s ' f �� �
:v���� d
�
�p� J
�"� j� i � � � �
s s�r{ t' I
� "7��r�/�.54 `"�3i'
✓•c-!•;' 7 �J:O�
� �t1r � .
tir rN J I'� �
.,L ,F� �
F�j K � i
�� �'
� ,�+f� �ill�
F� ..xn�f�i�� /
���Cf��`r
�y �N
tiGn.�
1�'' i
/��.
3 _
'M -
��
�.
� � i
� ,'
3 � �� w51`� ! � ..
� ���
:
7 !' �s''� , ��;� �., s �
a ,, i
' � � � �r��
x. • _ �.
�
� , ,
� _i d ° t � �*" �, ,r__ �. �,-�
d r r �hA n
aa
�■ . ;�"�'`�'I��'��fib
�»ia.ilo y �I� iv �nw
,. Ir���""'1 �- �in�nwu°�
...t ..._ ., „ .
�� n .
. � '�{- ; - t � d
�1 1 � , t � i���
.� . �}! �"`�•-
----,..._,_� \N �'� - � .
;
' '. . �
� .
� '
,_1' � ��.' ,� - �
' �,^'� },-�� Mt
„11„1 1 v
\ 4I � r ) � ba� ,
�1 � I\ y��}y'. I — 'y$
\ ' 'il % � � � 9
, J d
� '� � � �3 � � c_ ��'� .
� � , . �� �
a �� � r,� �
� , �4 i '
�` � 0 1 f����l I _
� � � _� \ - � ��,�<.v .
0 I6 i 4
n/ i,
U wl } L � �'
. � I YI 1 ` � - --,
1r � �-
,; . � � ' � I , '
�
� � �o �.a_,I �_�.�..��-
w� a � , -- �-
; � °� i �:' � ',
� s� ,�1 ;
. ! ��� � .
I / i ')
I ��
� �
� ,
�,m'„�,�1 � �'"Es oc'�', se�_ i �� �1 � � � �� _ �S
��� �. � � ��a� - -, �
Y �� � ���, �. t ��'IH ' � '_ '�� I �1� ' �
_� : � �
— u
� ' � � L -- ' --- —� ;, I _-.
,�.�,�i, "d3d0'�3A3Q � .. ■ .. 7I ,� 1 �f �tld U�8��i7N� �.. �_ . ..� _� -� .■ � e,��l.
, t . , .�-.o-. .�.a..a
�t— ' • +
�`
jI . . : ,,,,r.,_ - �
__- - — t . ! 1
—'
, Q
FZ
_ , �c
J
\ ua �
1
z w „;
j��a��4s�'��Ni� , °u�.y�
Y 't Y
�4 ' . Z
. � . . . , a � , .._�'.
�
� . .r.
1 ( � ay�
mi010 OMLLBlx3 r m 7=� .'� S, e� . 1 . .. �
13'i� l.�
3 �
� � '. ' � 3T � v .
.� - _' __"_ .. ... —'_'___ -_____� 1
:i �:. .A��POC '.
j �� ... � ' �1 . ' I
� I I 1
� , ti !
i 0 --�- �
I � �zI � p i
$-M r .�� p �� .
��W ' i i a �
I� �� 4 > I ,'
�� ° �>� A: �,•l� = ��
� li.. °p�_._- � . t �1 I � � � }
, o > �
�' u
i� I�ro- �.T.1 � Q z I � M..' i�,�
oao f`} . . � � I
�'- �+ i � �
� ' � � s '`,� � �
V, �� � � � '
.,. � ��_ � � I ��� �� � i ' , � � �-
d�� .� � .�,� n °� � � �
s Qo ' 3
• �m Q
T��r �°�"'s'�r'�,�, � "` �� - � � �
f , ,�i _i... ��:� I I / �'' 0 �
�
i i i. , �— — 4 �� I�'•�`, I j � �
'+ i " �s�?k
-- �'
I�'��; II r__—_. — � ���;e I �� .
f " I f �t'
. :
,�' ; ! � ' I � L o _In �
j, 'S �1 �
4 P'-y1a. , ; . +k ,4 � � 4 -i
� r• � : 1 I
�`` L . ` .. � � I �
� � .� �r
�� , � � � r �
�, � �
� �� � �i � Q � ,
A.
, o�
� � � �; � I a �
��. .
~�
��o
_ 3
I �
.�
:�U ��� G . `� � �
.
� � Y �
: '
� I � "_' �"_ ��: I - _' __�"-'__ __'__' ' � .... .
--,;,-� a.— —� � �C ,
— ----=--
�.
, — o_:s, . _ ,
• � �- _ -� `-'� . ,k �� I�T+ ' � .
r �:._ , .__ __ .. ` ' �` ,�
ls LnN�dm �� Ls -�nN��m �o ivoisr�aix� , �'
-- ������� I � ; � � ��
�4 �.n_ � � � ._ . _ _. - � ���- ---- '�. ._ _ '�� `y � � —��-�'—l��i. 7( �, � . � � 1
� i
C� . , '. . �-� - �" ,,,,,� _ � 'ti
� �g �..�; ' � �
�'Z' � ; � � _ - _ �''_ X � - - �� e''' �.
. � � M x � N� �
� �.- r ..� *�F ` ° 1 z $
� . �:�r.'' � `.(`ti ' _ ';"„�: � � �.
"�
+1� ��X ° `�t4 � }`�f �1c. a e
���� ��.. �,�� .':t� t � ' �,' a.� � _ r
— ,� — �
� � t�° � � � ,- �� �� � � � ppp���qqq�n,�
I� ia�i �i�-�s I H�� ■ ,�,,, 7.p^a+nprw �,y"iF 4 �.� � a�si I'�. � --�� �� ..� Ji — , ■=?.I�xei `� ,:
-n _, . � ��-._, ��- — �. � d 1 Al � ry$ld� � _.61 � I� �
I ��.
�d�
_ .._ �R3n.� � ._. ar �FG4 . I � �.i. � . . I`� 3 6 I�_�..
' � .� � ., ��, ..� _ _.. . �'� ,.
� `, , �'��"�'�.. . � g9
., �� � '� �"��.« . ��i ` . � � � , .wu xr a� �x z
� r evime
. _ a s � .. �. .
i.f �I
�t �. t � y. � .
�;�;�-� ��, � taif -y � �� � � � , t
. � . � . _'t' � � ���, .,. , - - _ �
�� Y '1._...._ 1I�`�;�� , .�7_.: 1�
�
�. r 1 � - ...__._. - �
+ � >
' �'. � �.
+�..,� `��,' ' 4-_ L"-'S .
. _._ .._�.__
"'1� � �. • �� 1 f�
, ... .. . . - . . _
� Z
�� � �� � � � �a
�
� (
, W °- �
' l zw
1 � � 1,oH . . . _ _e R'' �y � � Zk J.l��.�'�" � N I c� / `` � �U N �'
�.:..,. z � � � ,� r -� �7 •.
. _ A , � ,. ' Z�
-�'. � . '` _ , . , -
1. .. 1" . .."\. �1Mw1'�
.. �`.., ������� '�. . � �r� aa o u¢i � �,� .. ..._ . .. . __
< �:_. .� . ��, _ .
� �` . � '.-.,�. - 3 � � � ,
�II 7l�• I �
* �.
t�` , �, �'. � I�� I , �� I 1
�
— _ .._._ a � ,
� _ � �__ � � _ _ _ o
P \ ! 1 Naw ..M`�
_ � �_., ya....� S �o � � 1 . �
e: ��'...tij � i� �J I y__.. r.
�, N
. �' � I :� o oa`�' �
u „� 3 + a_
L L i� _ ��o �� i
, <w� � `*�:.
. � � � la�� ��rc ,— _ x "
.���f� . � �� r �e f � .:�QQ- i .. .�r F` Q Q .' � ��, .
t i �+ �.._��-- _ I ( _J, az� .l .1' J
� \.� �
. - �r i� --
� � � 7 zr ,d
�,z: �� �� u� _�- �I - �"
ti . � Z — '�
�� I'
pf� Y
1
- �
A1.
� .
. � I I� - ,n
"'� � , �I �I-I. �.I . __ __ " ` — , —1.-- �� �1, �1l
�:.: ` �
e O O` k; l
Q I "j; � s � � ` �
S � �i .': �c � � Q
��.. ,: � � ('� �I 0
,
�...y � � �,.. _e�— _. , . �-_�--o,��—.o- _ _ � �� �
� � � � ` . �e-'—azc-,- . -oas-'�=ac.—' .a-.�.-' o :c '��: i �
,I Q �I � —, 0 �' N �T'
; .`, > � f-'�_=�- l �� ��
�� — _ O , �m
� '" --�� `� � �-- --� ,
" Q �: j �� � �j — � E� 1# �r �
* "� -� �` �''��: \ �
� . 4:. . . ., .
. . . , \. 7-..
�� �
I " w �
� � / �//���\l�L- �l � �'�\ ,\ I 1
� __. . � � � �,
�, , _� i �--- � � � � = �- I - _ �
r:� ii�i i _ � , Ts�___� ��; � .�� ,
�
<
� '
�- " " . « . �
-- � -- - „ .. � . , . - � � _ -a = e " .
� -- ---'* -- -- - � " -- �� — � �
. . .,: - ---------
. ,-y ..:.. .,. � � . � r <:'.4.
���� , + ,r : � - � _ _..I ,
F
' t ' k.,,.. t 4 �E i i
��
. � u' . , � • � 1_':.. .I:J.t''5;,. I , 1 . � � '� L ___'..:L.a��_ '� : , �2
_ i; �
, I� ado� �.Ltir�iz+� ��vi.isix� .Ls �niv�t>m `
Ls LnN�dm (�,
-- ������I I �+ i � i . � ��, � �- .
. .-
,. ,
.y� , ,,,�. � . - -- _ � ��___ �I i �e �j i - i �I - -
, , � �..�. ., , ,. _ . � �• � �
� ;'� . � :as � _ 04 ,
,;k• "� ,.:'��r � � u g � , �-a
'2" �� - 1!t W '� � ' � e -.f . � � Ne %� � 1 �e
� . •7 •. £ e`.� g o � � _ _ _ _
- f .� a �5` � 9 �- � �� f'�
. ,� . r � s ; ° ; a � r'' : � � � ,�? ),�,
d�ya:~ ��' o . ''d
1 " ��� !.`�' j � �i O • ` � , Y� � � � '1 .y.
.. . - i� ` ♦ �! �' ��z , � i'�ly . � , ' ��
_ - -- � -,�,� � -- _ - - -
��:- - t�
_.. . . r:. �.t , . ' .....
�,Y; �� � k� _ - 'rl F w
�
� W'
- �; �. , �
w
`� �` ;�� _�
� _
��
w ' � �`� <
� � �
� W J Z � Z ;� F.. .:� ��+ N
NQ Y �Q Y ,"' �
� a � H � V � � �e �� ;�',
� G w Q N Q a� ' f+..t� - �
Z � X��a�L1J Z I-W 'sn .� � �
0 � w �> � wU , �
� ���> �w� '�w¢ , U
a �
� U � O O J � J � � � � f .. � 1
� 'R. � O � Z �F f— O W N F� �Y � T . ,�� ! �
N Q N J pp � f� !n �,�j LL
Od' � d � W LL
a �r � cn � � O ,y 1
�: _ � �
� �
� � �
` � � � >wa
��o
��u
, . . ' �.,.. f _ �� � �. O o
� � t �
,,, � �y ��„ � 1 � `' �) � � i` i�'`, �6 .
. L. �'" `, /y � . � '� W
- � /� � �f• � � y .e� � � �
� � � � �� �� .
, i �� � ,��� y/ .�
f �,,. +� . :
� "�,.':.�. ^ s .-�,�
�'`' � ' � at ' '`-j � �r. �� �Nid � f = °�" �? • ,
�� . , t .` i� � � :,, .
�' '`:,t :-�. �'�►..._�l: �
� � ` � �► � �
� j'� Q �, � . � !'l
� liyb p• � ` �
. � �,�y� � �s_ �,�, .
�,� S�� ��v � S
h r � �
�' J
�O� � 2 � .
�.
. ¢ � \ �� '�
Q7 � /� -, �� � _ /� � N
-
. � �� Op � (VvI / �� � 'f M ,...' ,N .
� S� �� y ��o � � � ✓. � O W , : . �
r
� � / � ' W // F
. . �� ' � lV S'�
.. � ` �'� Qtv� � NJ= �_ %' �O .
q � .^ti,:� r..j� �� ��
:-,.� - ��� � `-� .� �' .
QQ a �h ��
1 � � �,
^ry o �� .Q� a �
� . � N,�e , �o� ;Ay���m v
� � ,
, a. <,. ,
W , �. _ � , �� ; ,. �oo�y , o
� �' �,.� r� � i � � ' _N%y�4
�� N � 'Y � ..,� � � � .,� �.,
W. _' �Ni� � `oo M �� { W �` ��.,,,,
� �� � .. ���N((��X ����� N � '\�� � �� ��
� �
� • � �,' � N � '�-,.. � V� � _
� �� . 1 `t., �� �.�� � J�� •.�Q? -
OZ M . ... ���5 `�.QQ- �4�. ;�� �.; � 1
� . . � ���� ,..... Q. � '
� �a;,� � �'� �`!`� b' ��OO��i � ��Q, Z
,. . �
� �,�. "\ � 2 v A ,' ��
W- , • " �.-�, - , �, `�, � _ -
� {��;.y � � � ' � `: p0 ` .. _
� .y r` ' v
— � -� � . ``^••a / j �! � _ .. ' �
� � f'�_ "�, , i��^a.. "�� � �O� �S� Y�� _
OO � �, 4� � �, k � �� '�
�k` Mr:A�� �•' J � ��
i y � �
�� ` �� -, � `' �'� ' : � , �
� -;��
. � +�4� � fi � � ,'s. � � !
. � , 4 Y� * Z ' ,
!s
� �F ,,wr�y+� � • r " �� � ` • � � �
�: � W �
. W
� � ,��� ��
z W ' ��' "`j!�- � �: <
Y � � � �
�. � � Z � ca � N
� �
�� J Q Q �� h�?!�;�i �� �
�� H y c� w � cp �`�' a�,,;? � Z
O N W JU W y UJwU � r�y, U
' r
' •.•, . � U �L z d J C N � d . . f � a � _
" W �wcn�� —'v_�cn j CA
� ,,'.\ � �O Q�`-�co Q�u..� s��
I� (O � N �
, 0 a Q� � � O i
� � , �+ �,. }-« � � �l ' � '` �
`
' ��1� '* ��� � �^ �w
'4\ ; y'�l � ..� .4 1- � p
:% � , (�
E ` w
O
� � �r��� o�
.,
��: =� .. � � 'wC }� . �. 'r„ ",�w •z` e�. �. ,.
. ,. , �, / ,,, � ��` '� �
�� ��� v Q � .
� � �i' � ,�
. '�;r-. . �;�'" `�� � � .a, ����1s� ^:� a
...�,� < � � � � � �V/y �� � �
�h ` � � �' . ��' �
� M _ � `'' .��tr � �°-- -�.. f �
� � �. M �� � � N � 'Q- � � ,. �
-1: , . . ��1� �T-�� � v ��'-
�� � ��, , � �� �� �, � � �.
rv t �� � :` "� �oJ �<u I/bl � _ � � � �
o ' � `, ``?��� = a�'' � ; ���pol
' P ��- , � ' _�c� � Z r. pp �1Y/y �
` ��� ��� o /' ( ' ' : � c�ry � \� U � J '
��t , ��/� ��� ,��U' '� � �V � � �,' �
^�. 'r
Y ., �.. �� h.�. r'� � �y�n;, �::,ll �
. � } � ���. ` . .
. � � � ' � :' � � !ll �� �
r �,/ � ����� �, Q ��r�4 �
�c�t� r � �O j�� j /
� �i�iL��i4.: � I � .� [1- �� � _-� � . � /� � .. � /!�. "`i
W
y
�
O
W
'�i .�►. ''
�
� t
�� ~ �
r , ,:
�
�i � ���
_ �.
�
LLz
�O
�
U� •.
_ rP _.,-:.� � � i
,�
� � = i ��
�� rxaew�si � rt � I �i
_. � , -, _ �
.� � � .
, �'',�'�` �'�� � }� `' , � �
,��. . � � �',
�,��.��. ,� , -�:��
.. r � �� k�� .. �' e
., �„t�' ����'` �
� � � '. i j, , �
M '� .
� �flll � II I i �
� �r� .�}R/1.. .,. ..�.1 . ..���� �� ,
. 9Ui� ..�i7li �:' �' 'V��i!�� '11, � i � ,
� .�. .. � .�•� ! i � �
�!`..: , �.' j ;
■�, � ., i
�i �-I
� - � ., � ; �
�:� � x -- - ;,- � , � �
�� �� � �,r �
�� ;��, , ��', I ' � I
� I
,'''.. ' I .
` II� � . I � �I 1 � �
`u� 'ie � . •-n,. ,.,�,,..� : . .'.q...,-. ..-�.MI� _ � � _ � ..
L��1 Z�'�?��l'1,���,'��—'1�1' ijyri�'1`'fi "s'tU�� � t
,
��.: , �
��� r
� -
.Y; '; ,� 9.
� ,y, ����. �._, ,,
. � ���i' ��� i ,
��• �4i i �
..._ �� ��^I f� �.
�� ��
! i� �+
����I �::�
i'
I I
:�
I � i %,,:
,_,, r' �i'�► �'
_
�,, ' `_� �F �
� , � �� = , ��� �'�
; ,.,..,,.,,.,:,:�..,m:.. .. t �„:— ��
�� 4,;..
� �'�, ,� 1 ,
��
:. ._ . 'P� ��
= I� _ � '�'
��� �r � � � . �. ��
0
�
!r '
:t
i�
:
� �
��.
; '� 'h
�'"��T,:
'Y 'r ' 1
_ . � �_
� F-
II
�•;; � - - �
�.�� �
-���
�:��
oil�ei+:�t: .
�
V
w
O
�
a
��....-_,.. _ �--� .. �.1^
� ,' � � ��.
.. _.°� w�F� "�e�� ��a,._R�^ .`
r .$Q /� '� y�
. 1 �, �+ � �• �'a� �.,y�! JV - d � � �s
"f `=�o� � +rl i �,�,"."'"' i� } 1: ��
' ` :=-�—w .'L__N i,.t( ,h�.y� X� �{�Xf "y..
: �' � � � *w� �.� �
` , � �; h
�'. . '�� � �1[ ��..�I� � 3, • n ! �
� �i � y�* "�" y . �. ?�' �i
,.� � 4��� ,� {r ��
�,
� �r �,' �� �c �,... ,�
,�..� l..l ' t a �'� .+�
��..�!` �'`�" �- a
` :� ' :�.`,�r'��:
< .. � �r ,.�
� ��,�
�, �!�_ �
U - � �� •
�� � +.Y �� �x�
i��� �� �
._.� iJ ' j� �
�' ��,�w,�` � .. ,
+ �.�"�
�
, �!
� ; �,•, .
�� �- K
�� � .
. , �,,,. �a
� �p _ '��
' � ',_1,� ;
� ��.���
, �� ;
,r .�
c.l� . ,
1';'�`"��� '
F �.�
, � , �.,
�� �������,� r
. r� � � p"� T � � .
����.,, �
` 1� _�i �',�► '� �
�'���`++�„
, ,
�� ` ����'� �
,.
,,
, i �� 1 �...:�
� r_� �• � �-� • :'1`��, , �
1 p�i , �
�t �1F.�.�,'.`Q �, �-.r '� , *
,� � �
,I , ;i;.,
� � r' `' r'a
-� ,.
' a"�,,;: '. R.. `
H
�
W
z
z
�
�
W
U
H
Z
�
F"'
z
a
�
�
Y �
� N
��
��
J
U Q
G ~
O owc
Q � I
Z �
Z
N O �
� Q �
°ow�
� w U
�
W
U
Z
O
U
W
�--�
� �
a �
� O
O
U w
� U
V �
� O
w �
� I
N
� �
Z U
Z O
w r�
w �
� O
a w
* i� ��� L�
,' �..� �_ _�; -
, '�
t`..._.__.,- � --
i� � , --�
• � , � � �.
, —,
a�i��
?�f , � c� �_._� �-�-
\ � y � ��
S �wr6t ��
,��° � �
» � �
.� ,
�`,
r
�� a. . `h ; �_ _ '�a ��,�'' 5' ',
� l 4 �' -` � ' `` ',Ii
' � �" _ r �: � " p+ �
i `, �a' t„ ::;+, � = � � -,..�:a -
_ _ �...1.; i.__ ,'' � V " , .�.�'_:��'
, , � � � " ,._ '��.
�_L .� , r
i��� � , s� �, �- — � ; r � �
, -- ,
��_
R.
_.. l`.
,.--
z
� o
o �
N ¢,
� '
� W
N � �
� W La
� � �
� 3 a
w '
O �
z z
�% — _:'; f . '_..._,��
- - _ <,�-, - � ,
�, � � �, � ����,
_ . ,. . ;�_ �
a . �' �
1,� f,� �u 4, �,�;� ` �,.�_
W f _
__.. .
U;�.._. — _ _- - _
z.._= ._ ' _ - _ -�� _ - - - -
� - � --
U ,, �.
�� .
W 1� �:1'�� � I_ _ �� �
z _ __ _
� z ._
� � �
�, � �z �. : - �����
_,
o ° _�__�-:,_
a -� t-
-�-- �„
U a - --
� U '' �_ .' � L � ._...�
C7 E-� ` _ _ —�
~ z � �� f � ' � �' t�� L-i��
� O -'
w � � _ � -- __;;
� � ._:
N ✓ T _ _�i
(,7 � � _.- �
ZU p�., . . ' �'' -"� �
H w �
z O ��,� ��t_ � ��
w w � ,
� : a�k.:' �i �
W � i--i ;
a O �y ` �-- - �--�
�
P
�
f
��
�
L,=�?_ _ -,A,_ 9 \�\�
f Z1-�
� �> _ _ _
1 I � � � - % ' __- - __ ____ _
� "_.�-�
_� � 1 \�
� ���I � .�_.,..�._ '% I i .
�, � �,�
, �'�� �� : ,;,�� �
` � ,;
;Ir ; �, ` � �,� ���
�J , � .�� 11 ..J lI
I , /l
, � ��J� �=�� z�� / /f'
� =- �
: �� � � � �'`
�;
,
�----
i�r, �-�n F� r'�71� �. -.;,
w
W � z
z � �
a o o ;
o z w �
� � z �
C�.
� � �
C/�
�����.�T����;
r --�
�.
�Ix - -
i` - ----
Ii
,- 1
_-_1'
`� � � � I —_�
�� �
, i , �_,__`i
�_._�-- �� �
� . . _ .. _ _ .�. �-� _a
� � -.�I i
Y � I
--- - r 1
, �
,
�
�
a
w
N
�
�
w
�
w
�
(1,,r
� �—����r,— —_ — T_ V
C_ a:l � 1� �i�„�—..����_�� ` c
iI' I �I �- r_
i I I � �,�_ � C �
� ��� - �,: � ; �
f' � L '�--
�
� � l�
v� �� ; �i ,� -
, , i; � /;
' �
�- �y , ; ��,:
,� ,
�: � ;;� ,;
,��� 1. �� �
r-l��r ---��-- r _
? � ���` ' —�, �—,
/' �l�—' ` � �—'�`� _ ;
�
Y
�'II l��
I c ���
. ', I I � ��I�i I. ' � 11 / '
. �I 't�ll ' I � �� �
�' —
� � �ks— -—_ __
, ,
�� (; �I �;%'— � , �,��� � �
; �
; �I i i �� � � � 3 �
' %1
� � �',r' �,����
, ; ' � f ,'
� � � — `��— „
,�. r ��, i a >
; ,
� � , �
_� l� �� � , �
� � �
�"___.____._.__'_ IL._--'� � . �'' �'' 1
I
� i � �� %�� / .1.,�`u
� �^�—� � I �',i . �r
� � r ,%�l�
' �� i �/
� //� L � ! �i �
���� �� � ,�"'
�� �a �
� ������'t '�
� � ��
� �A, . � �
��,�� ��"�,��~
j
.� �,,L,� �
��'�.,� l; �' /%
�, 1
�n %
Yi��� �;
�� ;
_ _��^�+� �� ��;t;
�` �;'i �,
.� �
� I., 'j��
- --4 �(� � i
r ,
� � �--���
' ;f,�',�.-- _
,J � � _ �. _ -- —
�
�
�,_ _.,,..�-- .._� _ -
� .,--�-------� ,____ _ � -
.� ���'�,� � � �
'R .�r' -�,� �� �y ,
�; �;,
..�� �- ' ��
, ' � � �w. � ,
� `T�' �
� � � �
��� � `'
,� ';
u '' /
!t�'��� , _ `� i I
" - ,� I
, �}�
,�� k � �
;� ; ��,�
���� � �--- �� a ���;�
�. ; �---, �—�
, r � � ��,
✓, � �_ ,;� _ �� _ � � �:' �+ i�'
; � /.if� —'-�+ ���...---� el � '�� � i' - i ,, � � /'
/l__�� _1!r—J�¢ i, ?�'` �— I' � y, t����;'' . l�i
I- �� j , � 3_'
� � : .� � j i j, ` � ��i' �`,� `���s�
� Ji>� - _ --����,— �. . � 1 y ,
,;-j ��-��s��-�-�� �i; ��� '�_✓-�` �
� �
1
_�. _
�/1 _�7G r; _-� � �___.__ _- I f �'` �---- � '
� -- -- - -- �'� �, .-
, — �___,, _ �
;' ��� �✓���.,_ /� _- _� i"�__�s_�i r �' ; ` \ -,� A
�.
' � � � � � � '� �� ���
, \ � = - _ --- =_ _- � ; � r ���
_ �. _
, ��.
�� \��� = -� � : _��- -� �' � ��� ��-�- �
; � � � ,�� ,�,.�
� 1 _�1 � _�r—� i �F_ ����; _�� ., _ ��r� � i' . �� �����
F — r.
�i r
'�,_ � i� �, 4��II ��i '' 1 d '�
�-r ,'+I � -` = i i� � j + , ,
,, ,
i � � �� �-G` ,
� �� � �, �,��_�I �_ �.� � �� �,; � ��, � ,
� �
— _ �-7
-- — -- _ , .r— �.l�' � �
' ��� � � �-�� ,�� J T
, � � �
;�� ,` ; � ' , i , � i i -, ,� ~ c�`C, 1
i
,I�/ �' :� 11- r I,, I i�,� � f �� ..
�_ —= _-- _ _ � , _ �,
`_ _� ���� � � f �. '? ';
� ` T � �, , i
� L I �
� � , r `' ' ,
�
V� �-4 �_� L f i � - .
� ! ff r l
—�
�F � _�- -� � � , },, �
�� � , �
,\ \�J � � � , ,,i,,A � '� I I
-� � ��I - -
����. �� --���
� \� � � � �' �`'_�' -
- , _
�; � - ---�
�' � � :� - -- I
� � �,
�.
� _ �; � �� � — �:
� t . F ��I � �
�; � t- -�� �,�
''II �� Y ��I
',,,� " —� °
��� � �6��f
, $��,� s-, � �
�
i��� �
t � �� ��� � _: r _. ' � ;
� `� ,�i� " _�
l� �
{� _�,_ r-�-----.