Loading...
City Council Agenda Packet 06-09-2008Monday June 9, 2008 NOTE: TRANSPORTATION WORKSHOP MEETING — 5 P.M. Mayor: Clint Herbst Council Members: Wayne Mayer, Tom Perrault, Brian Stumpf and Susie Wojchouski 1. Call to Order and Pledge of Allegiance 2A. Approve minutes of May 22, 2008 Special Meeting. 2B. Approve minutes of May 27, 2008 Special Meeting. 2C. Approve minutes of May 27, 2008 Regular Meeting. 2D. Approve minutes of May 29, 2008 Recessed Meeting. 2E. Approve minutes of June 3, 2008 Recessed Meeting 3. Consideration of adding items to the agenda. 4. Citizen comments, petitions, requests and concerns. 5. Consent Agenda: A. Consideration of ratifying hires and departures MCC, Liquor Store and Parks. B. Consideration of approving an increase in the amount of the change fund for the Liquor Store. C. Consideration to approve a request for extension of a conditional use permit for an amendment to a Planned Unit Development for a retail commercial development at Monticello Travel Center 2nd Addition. Applicant: Mielke Bros., LLC. D. Consideration to approve extension of a conditional use permit for concept stage and development stage Planned Unit Development approval for a multi -tenant shopping center, a conditional use permit for outdoor storage, a conditional use permit for a car wash, a conditional use permit for a motor fuel station/convenience store, a conditional use permit for minor auto repair and preliminary plat approval. 6. Consideration of items removed from the consent agenda for discussion. 7. Public Hearing on vacation of a portion of Dundas Road right-of-way as related to the Amax Addition plat and vacation of a portion of Old State Highway Trunk No. 25 right-of-way. Consideration to adopt a resolution of support and award contract for Natural Resources Inventory and Assessment to WSB & Associates. Agenda Monticello City Council June 9, 2008 Page Two 11. Consideration of approving the 2007 Storm Water Pollution Prevention Program (SWPPP) Annual Report. 12. Consideration of approving payment of bills for May, 2008. 13. Adjourn Council Minutes: 5/22/08 MINUTES SPECIAL MEETING — MONTICELLO CITY COUNCIL Th2008ursday - 5 p.m. Members Present: Clint Herbst, Wayne Mayer, Tom Perrault, Brian Stumpf and Susie Wojchouski. Members Absent: None 1. Call to Order. Mayor Herbst called the meeting to order at 5 p.m. a 11 104 Lei I E63 ON M 04 Lei v LO) ON 0 - Joel Jamnik, City Attorney led the discussion Clint Herbst asked for closed session regarding litigation immediately following the next regular Council meeting on Tuesday, May 27, 2008. IAI 614 KK*101 01 a NN NIM I MOL61•, Lei I =11KOF.AllA ' •' iWl Recording Secretary MINUTES SPECIAL MEETING — NT CELL CITY COUNCIL Tuesday May 27, 2008 — 5 p.m. Members Present: Clint Herbst, Wayne Mayer, Tom Perrault, Brian Stumpf and Susie Wojchouski Members Absent: None 0100� �t= Mayor Herbst called the meeting to order at 5 p.m. 2. Workshop on goal setting. City Administrator, Jeff O'Neill submitted an outline of current project saying the main goal is to lay the framework to see where staff time is being spent. Tom Kelly, Finance Director informed the Council as to where the City is standing as far as revenue and expenditures thus far in 2008 and how that compares to what was budgeted. He stated that not all of the pay equity impact would be felt until the end of May. Property tax is the main revenue source for the City and a major concern is the number of foreclosures and how that will impact property tax revenue. Tom Kelly also talked about the impact recent legislation will have on the City. The legislature is imposing levy limits on cities. The limits allow for up to a 3.9% increase in the levy amount due to inflation. Debt levies are outside the levy limit. For 2008 the City had levied $7,600,000. Allowing for the 3.9% inflation factor the 2009 levy could be increased by approximately $300,000. In 2008 the City did not levy for debt service but used reserves to fund the debt service costs. This was approximately $ 1,000,000 of reserves that was used for debt service. Tom Kelly noted the legislature did provide for some type of utility transition aid which would be about $300,000. This utility transition aid is included in the levy limit calculations but is subtracted from the City's levy amount. The transition aid in 2010 would go up to $700,000. The question the City needs to determine when considering any new project is how the project is going to be funded. Jeff O'Neill reviewed the list of projects noting that the YMCA is still in the background as a project. The City and County are continuing to identify their options as far as purchasing the YMCA property over a period of time. A key focus is the budgeting process for 2009. Tom Kelly reviewed the calendar for budget activity. The basis of the budget is to link how the City spends its money to the goals for the community. The budget will deal with capital outlay improvements as well as city operations. Jeff O'Neill pointed out that the sign ordinance has taken precedence over updating of the zoning ordinance. Part of the adoption of the Comprehensive Plan called for completion and incorporation of the Transportation Plan as a chapter in the Comprehensive Plan. A workshop on the Transportation Plan is scheduled for June 9, 2008. There was a discussion on the impact of improvements on the TH 25 corridor and how property owners will be affected. As part of the Transportation Plan the City will look at a second freeway interchange as well as the alignment of School Boulevard in the YMCA area. Some staffing issues were brought up. Much of the economic development activity is on hold until the City fills the vacant Economic Development Director position. The City is also advertising for a Human Resources person. One of the first duties for that position will be the completion of the revisions to the personnel manual. Jeff O'Neill indicated the City will need to start searching for a new liquor store manager and a new Public Works Director will need to be on board in early October. Staff is also considering the hiring of a minute taker which could be an individual hired by the City or a contract position. Fiber optics was touched on lightly. There are many things happening with the project and staff felt this project was the top priority for this year. The Council was asked for feedback on what items on the list were most important for them to see accomplished. Wayne Mayer felt the right-of-way ordinance and the TH 25 corridor were top items but Wayne Mayer felt the immediate priority should be the response to the storm damage from over the weekend. Staff informed the Council of the press release that went out and the scheduled meeting with builders to go over permitting process and other building related procedures. Brian Stumpf felt with the storm damage response, the blight enforcement would have to take a back burner at least initially. Clint Herbst asked that staff provide the Council with information on any hail damage to City property or vehicles. Susie Wcjchouski asked about the impact the storm damage will have on the building department. Gary Anderson responded that at this time not very many permits have been applied for. Most homeowners are waiting for the okay from the insurance company before looking to have the work done. He noted they are meeting with the builders on Wednesday morning to go over the permit process and the building staff is taking steps to expedite the process for the builders to minimize as much as possible any delays in getting permits. Gary Anderson expressed the concern about the pressure contractors exert on the homeowners. Homeowners need to be careful in selecting a contractor and not succumb to a contractor pressuring them to let his firm handle the damage. Clint Herbst asked about damage to foreclosed properties and if these properties are insured. Gary Anderson stated even foreclosed property is insured it is just more difficult to track down who is carrying the insurance. Additional discussion followed concerning the City's effort to ensure quality of work and timeliness of getting the storm damage repaired. Wayne Mayer suggested that each department list what their high ranking projects are. Brian Stumpf asked about the Natural Resources Inventory. Since a consultant finn will be doing most of the work on this there is not as much staff time involved. Tom Perrault felt the Sixth Street Sidewalk Project should not be considered until the Ruff property develops. He also felt the YMCA should be lower on the ranking. Brian Stumpf in reference to Ruff property stated he was of the understanding that the developer of the townhome project had pulled out. He felt staff should check on the status of the property as to whether there are delinquent taxes and also about the allegation of materials buried on the property. Clint Herbst agreed that the project ranking should be delegated to each department as they best know what the top priority for their department is. He felt it was too much for the City Administrator to handle as far identifying and ranking various projects. In addition by doing it by departments the City Council can see which departments are overloaded and whether projects can be assigned to other departments. By doing the projects by department the Council can see where the work load is being generated. Susie Wojehouski stated because of the economic times, the City needs to look at cutting back especially since it is predicted the bad economic times will continue for a couple of years. Clint Herbst didn't feel the City could give a set rate that the City could cut back but he did feel it should be noted what services are going to suffer as a result of cutbacks. Brian Stumpf said he would like to hear from those people who think the City is spending too much money because he would like to know what could be cut. There was a question on the number and cost of feasibility reports. Wayne Mayer and Brian Stumpf defended the use of feasibility reports as way of saving money for the City since it specifies the need and the estimated cost for a project. The Council also discussed contracting out certain work that is currently being performed by City staff. Jeff O'Neill stated when they go to department heads for the 2009 budget should staff be shooting for a 5% decrease. Clint Herbst brought up the budget as far as fuel costs. Street Superintendent Tom Moores indicated they had based their 2008 fuel budget on $2.80/gallon for diesel fuel and now the price is $4.75/gallon. It was suggested staff look at ways to save such as perhaps mowing less often or plowing the streets differently. Tom Moores brought up the equipment for Public Works noting the equipment is a very expensive item. He explained that for the last couple of years they have cut back the budget for equipment but they cannot continue to do that because they need to have a reserve built up for when equipment needs to be replaced. The Council discussed improvements for TH 25 from the freeway to across the river and MnDOT's involvement in the improvements. The TH 25 segment from Monticello to Big Lake should be considered in the overall transportation plan. Bruce Westby stated that MnDOT needs to be brought in at some point but first the communities have to decide what they are standing for and what they really need as far as improvements. He added that MnDOT is already involved in that the City is using their traffic model and MnDOT has attended several meetings regarding the TH 25 corridor. Bruce Westby said it is hoped to have a plan ready that they can take to the federal level this fall. Susie Wojchouski felt the more communities that were involved in this project the greater chance the project would have to get funding. Brian Stumpf said regardless of involvement of other communities the City needs to look at what Monticello needs. Clint Herbst asked if the bond on fiber optics had been awarded. Tom Kelly indicated that at this point that has not happened. Jeff O'Neill said plans and specifications for the improvements are proceeding. Brian Stumpf felt that staff time was getting too wrapped up in fiber optics resulting in staff time is being taken away from their regular duties. While he understands the need to move forward he doesn't want to see other things let go. The workshop closed at 6:35 p.m. Recording Secretary Council Minutes: 5/27/08 MINUTES or IKITY **W" Tuesday May 27,20 08 — 7 p.m. Members Present: Clint Herbst, Wayne Mayer, Tom Perrault, Brian Stumpf and Susie Wojchouski Members Absent: None Mayor Herbst called the meeting to order at 7 p.m. and declared a quorum present. The Pledge of Allegiance was said. Tom Perrault noted corrections on agenda item #7 (Comprehensive Plan) stating his vote against the adopting the comprehensive plan included opposition to the language relating to the YMCA property and #13 (Conditional use permit for River City Extreme) language should be added clarifying that access to the proposed volleyball court area would be through the building. 2B. Approve minutes of May 12, 2008 Special Meeting. BRIAN STUMPF MOVED TO APPROVE THE MINUTES OF THE MAY 12,2008 SPECIAL MEETING, A WORKSHOP ON OFF-STREET PARKING. TOM PERRAULT SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. 3. Consideration of addin2 items to the azenda., Mayor Herbst spoke about the recent storm damage in the City of Monticello. In a workshop held prior to the Council meeting the Council discussed with the Building Department gearing up to handle the permits, inspections and calls from residents. Residents were cautioned to be careful in dealing with contractors and in providing them with their insurance claim number. A meeting is scheduled for Wednesday morning with the contractors to go over the permitting process. If residents have any questions regarding building permits or what steps they need to follow, they were advised to contact the Building Department. The following items were added to the agenda: 1) Change Order No. 1 for the WWTP Digester Mixer, City Project #2007-18C; 2) Discussion of the proposed NASCAR track in Big Lake; and 3) Recessed meeting on Thursday morning at 7 a.m. relating to fiber optic issues. 4. Citizen comments. petitions, requests and concerns. No one spoke under citizen comments. Council Minutes: 5/27/08 5. Consent ALenda: A. Consideration of ratifying hires and departures MCC, Streets and Parks. Recommendation: Ratify the hires and departures as identified. B. Consideration of approving a temporary liquor license for a wine tasting event at Church of St. Henry. Recommendation: Approve a temporary liquor license for the Church of St. Henry for Wine Fest to be held on June 27, 2008. C. Consideration of approving an amendment to the City Code for the waiver of building permit fees for residential remodeling projects or building modifications for Veterans of the United States Armed Forces. Recommendation: Approve amendment to the City Ordinance waiving City of Monticello building permit fees for residential remodeling or building projects for veterans having sustained a disability while actively serving in the United States Armed Forces. D. Consideration of authorizing Feasibility Study for pavement management project on Kevin Longley and Jerry Liefert Drives. Recommendation: Authorize preparation of a Feasibility Study to complete a pavement rehabilitation project on Kevin Longley Drive and Jerry Liefert Drive in 2008. E. Consideration of calling for public hearing for the sale of bonds for Presbyterian Homes. Recommendation: Call for a public hearing for Monday, June 23, 2008 at 7:00 p.m. to approve the issuance of Revenue Bonds on behalf of Presbyterian Homes. F. Consideration of approving amendment to resolution on Industrial and Economic Development Committee (IEDC). Recommendation: Adopt the amended and restated resolution recognizing the Industrial and Economic Development Committee. G. Consideration of approval of Change Order No. I for City Project #2007-18C, WWTP Digester Mixer. Recommendation: Approve Change Order No. I in the amount of $17,995 for Kraemer Trucking and Excavating. The Change Order to the WWTP Digester Mixer Project was added as item #5G and items #5C and #5D were removed. BRIAN STUMPF MOVED TO APPROVE THE CONSENT AGENDA WITH THE ADDITION OF ITEM #5G AND THE REMOVAL OF ITEMS #5C AND #51). TOM PERRAULT • THE MOTION. MOTION CARRIED • 5-0 6. Consideration of items removed from the consent a2enda for discussion. #5C- Amendment to City Code waiving building permit fees for remodeling or building modiflicationsfor Veterans of the United States Armed Forces. Wayne Mayer stated that what concerns him about this ordinance is that is does not address at all the type of disability. He would like to tie the percentage of disability to the percentage of building fees waived, i.e. a 20% disability would qualify them for having 20% of the building fees waived. Clint Herbst explained the purpose of the ordinance citing as an example a veteran who was paralyzed and had to build a ramp for his house entrance. Clint Herbst didn't feel the request to waive the fees would be that common noting 2 Council Minutes: 5/27/08 that the ordinance is not for items such as a new roof or replacing windows but rather for building modifications that need to be made to accommodate an injury. Wayne Mayer asked if there had to be an ordinance or if there was another way to handle it. Joel Jamnik, legal counsel, stated the City's fees are set by ordinance so any amendment to the fees should be by ordinance. Wayne Mayer felt as long as the Council has the ability to look at this on an annual basis, he was okay with it. Joel Jamnik clarified that although the fees are set annually, the Council can consider any amendment to the fees at any time not just annually. Susie Wojchouski noted the time limit in the ordinance of 48 months for submitting the application would also limit the number of requests. Joel Jamnik also pointed out that although the agenda item referred to preparation of the ordinance, the action the Council was being asked to take was to adopt the ordinance. #5D Authorizing Feasibility ,S'tudy for rehabilitation work on Sevin Longley and Jerry Liefert Drives: Wayne Mayer explained that he had talked to Tom Moores about an alternate to be considered with this feasibility study. It was his suggestion to have Hawthorne Court North included in the study noting there are springs in the area and drainage issues that have impacted the street. 7. Consideration of apDrovine DIans and sDecifications and authorize advertisement for bids for head end buildin2 and 2ara2e. Citv Project No. 2006-32C. City Engineer Bruce Westby provided some background information on the project and then introduced Ed Kodet from Kodet Architectural, the firm that prepared the plans and specifications. The Fiber Optics Committee discussed two different options for the head end building. The two options were modules or build on site with precast panels. Due to budget considerations costs were considered carefully. The precast tip up panels were the most cost effective so the study was limited to this option. There was not enough money in the budget to build the garage so only the slab is being built at this time. The construction of the garage itself will be another project. The head end building will be approximately 35,000 square feet. There is a small space between the head end building and the garage. The majority of the building space is for equipment, there is also a tech room, janitor room, conference room and break room. Around the perimeter of the building there are 6-8 one ton air conditioning units. Since there is so much heat generated by the equipment the air conditioning units are essential. The precast panels serve as the foundation and exterior wall. There are two textures types on the panels. The windows for security reasons will be laminated glass. The roof is a low slope metal roof. When the garage is constructed it will be either wood or steel. The proposed plan for the future garage is that it would be a four bay building with one bay for storage and the other bays for vehicles. Brian Stumpf asked about expansion with the roof slope. Ed Kodet responded that expansion would 3 Council Minutes: 5/27/08 be from the ends of the building. Clint Herbst asked why there would be separation between the building and garage site and why they didn't access the building from the garage. Ed Kodet explained that the air conditioning units and the emergency generators are located there. There was discussion on the size of the break room and conference room and whether they were adequate in size. Ed Kodet stated the break room was sized for four people and the conference room was sized for ten people. Ed Kodet stated the City's consultant on fiber optics had advised them on the size of the building. He added that with electronics things generally get smaller rather than larger. Susie Wojehouski asked if the plan met all the code requirements and did it include a landscaping plan. Ed Kodet said the plan meets all ordinance requirements, Wayne Mayer asked about flooring material in the equipment room. The equipment room floor is concrete with a sealer. Wayne Mayer asked about the standards that were followed in designing the various parts of the building. Ed Kodet stated that the specifications they are working off of are from Daryl Dupree. Clint Herbst pointed out that on May 22, 2008 the Council met to vote on authorizing bonds for the fiber optics project. On that date TDS served notice that a lawsuit had been filed challenging the City's authority to do the fiber optic project. The City feels there is no merit in the lawsuit and the City plans to move forward with the fiber optics project. Brian Stumpf asked if a time had been selected for the special meeting on June 16, 2008 to review the bids and why the special meeting was needed. The reason for the special meeting is to give this part of the project an opportunity to catch up with the rest of the project. Ed Kodet said that they were given a budget for the garage of $200,000-$230,000. 9 LWAIRMA r_4 N 1 a VAN WRIVII 10 LVAI-0 gJ1111T 1111111piliiillll� 11111p! 1111111plp�11111111111 I I The proposed wage changes for Mayor and Council were discussed at a previous meeting. It was pointed out that the ordinance did not cover any wages for the Planning Commission or EDA. Brian Stumpf felt changes to the Planning Commission or EDA wages could take place at any time. Wayne Mayer asked if Tom Perrault would explain why he was not in favor of the proposed wage increase. Tom Perrault responded that even though the last pay increase for the Council was 14 years ago the amount of the increase was high. He believed in public service and that it should not be free but he was not comfortable with the amount of the increase. He also felt the timing of the increase was bad. The increase would add $25,000 to the budget. 1140 will V on lu Council Minutes: 5/27/08 Consideration of auvroving a reauest for amendment to conditional use Dermit for a PUT as related to Section 3-2LB] of the Monticello Zonine Ordinance re2ulatin,2 R-lA desiu_n standards. Awlicant: Kevland Homes The request for the amendment to the conditional use permit relates to Hillside Farms Ist and 2d Additions. There are 34 lots in the two additions and all but six lots have homes on them. In constructing the 28 homes one of the provisions of the RIA standards relating to garage space not being more than five feet closer to the street than the front line of the home was overlooked by both the developer and the City. At the present time of the 28 homes built only six homes conform to this provision. The applicant in his request for an amendment was asking that this same provision not be enforced against the remaining six lots in the Ist and 2nd addition. The Planning Commission approved this request with the contingency that no split entry homes be allowed to be built on the remaining six lots and that the garage not extend beyond 12' from the front building line of the home. Clint Herbst questioned the importance of the provision since neither the developer or the City picked up on it. Angela Schumann felt it was an important provision since it gives more aesthetic appeal to the structure. Clint Herbst felt there was a sameness to most developments and perhaps some design changes could be made that would break up the monotony of the building style. Clint Herbst felt the change not to allow split entry was satisfactory but he suggested that of the six lots remaining three lots should comply with the provision and the other three would not. The only portion of the RIA standards that is being waived is Section 3-2[B]5 which relates to the garage space not being more than five feet closer to the street than the front building line of the home. Wayne Mayer agreed that as long as the remaining six lots were not constructed with split entry homes he was comfortable with waiving Section 3-2[B]5. Clint Herbst felt the residents may believe by granting this amendment, the City is relaxing the requirements on the quality of construction but the only thing changing is the garage distance. Clint Herbst asked how this impacts the Hillside Farms 3rd & 4th Additions. The provisions of the RIA standards would be applied in the 3rd and 4th Additions. The amendment to the PUD covers only the remaining lots in the Hillside Farms Ist and 2nd Additions. Joel Jamnik clarified that the City could only act on the Hillside Farms I't & 2d Additions since no notice had been given for amendment to the Hillside FarmsP & 4 th Additions. Clint Herbst was more concerned about the split entry homes than the garage forward provision. Angela Schumann said if all of the provisions of the RI A design are applied it is difficult to put atypical split entry in a development. Jason Penaz , 5944 Badger Street spoke to the Council expressing his concern about the split entry homes and stated there are a number of residents who share his concern about the number of split entry homes coming into the addition. The resident didn't want any more split entry homes in the addition. Clint Herbst clarified that just Section 3-2[B]5 was being waived for the six remaining lots and that those six lots would be restricted from having split entry homes. SUSIE WOJCHOUSKI MOVED TO RECOMMEND APPROVAL OF THE AMENDMENT TO THE PLANNED UNIT DEVELOPMENT FOR HILLSIDE FARMS IST AND 2 No ADDITIONS BASED ON A FINDING THAT THE APPLICANTS HAVE PROVIDED ADEQUATE EVIDENCE THAT THE CHANGE IS CONSISTENT WITH THE OJBECTIVES FOR THE R -IA ZONING SUBJECT TO THE FOLLOWING CONDITIONS: 1) NO SPLIT 61 Council Minutes: 5/27/08 10. Consideration of establishing 22hLcy for reducinLy SAC and WAC fees for restaurants that use in whole or vart Paper or vlastic based utensils. Clint Herbst questioned the need to look at this. Wayne Mayer questioned why staff thought this restaurant use was different than a McDonalds. He felt McDonalds has a high level of drive through traffic while this restaurant does not. This restaurant has a bar and McDonalds does not. Since the restaurant use lies between convenience/drive through restaurant and a full sit down restaurant staff was asking direction for calculating the SAC and WAC charges. The City is looking at the Met Council guidelines which uses I per 22 seats for fast food restaurants and I per 8 seats for sit down restaurants. Staff is working on developing a policy for the gray area where it is not clear which classification the use belongs in, Clint Herbst said the City needs to put infrastructure in and that is what the SAC and WAC fees pay for. He felt if the fee structure is in order there is no reason to change it. For staff the question was not so much the rate as the defining which classification this restaurant belongs in since it is between a fast food restaurant and a sit down restaurant. WAYNE MAYER MOVED TO APPROVE PAYMENT OF SAC AT A RATE OF I PER 8 SEATS BASED ON A FINDING THAT THE PROPOSED USE IS CONSISTENT WITH A SIT-DOWN RESTAURANT FACILITY. TOM PERRAULT SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. 5-0 Added Item: Clint Herbst brought up the proposed NASCAR track that is to be located in the Big Lake area. He is concerned about the noise this will generate as well as the increased traffic on TH 25. Susie Wojchouski felt there wasn't enough information available to the city on the proposal or the impact it would have. Clint Herbst said that is why he brought it up now so that the City could investigate it. Wayne Mayer asked if any site had been identified for the facility. Clint Herbst said the transportation system can't handle the existing traffic load and facility would pull in a lot more traffic. Brian Stumpf noted that the facility could generate revenue for the local economy. Susie Wojehouski indicated that may be adding a facility like this would force MnDOT to come up with a plan for the roadways. The consensus of the Council was that because the facility could have adverse effect on the City especially as far as noise and traffic this proposal should be investigated further. P I , 1 4 t. I I . � 1, , I , , "I Iii Wayne Mayer questioned the billing from the assessor's office for $51,000. He questioned at what point the City would look at hiring their own assessor. Clint Herbst explained the problems that can occur if the City doesn't have a well qualified assessor. Wayne Mayer also questioned a billing from NAC that was coded to mileage. Tom Kelly will check into this R 12. Adiourn 16 N10816,01m, Recording Secretary Council Minutes: 5/27/08 7 MINUTES Thursday May 29,2008 Members Present: Clint Herbst, Wayne Mayer, Tom Perrault, Brian Stumpf and Susie Wojchouski Members Absent: None The regular meeting of the Monticello City Council that was recessed on May 27, 2008 was reconvened at 7 a.m. on Thursday, May 29, 2008. At this meeting the City Administrator informed the Council that all the information needed to act on the fiber optics issues is not yet ready. The Council decided to recess this meeting until Tuesday June 3, 2008 at 7 a.m. BRIAN STUMPF MOVED TO RECESS THIS MEETING TO TUESDAY JUNE 3,2008 AT 7 A.M. SUSIE WOJCHOUSKI SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. Recording Secretary Special Council Minutes: 613!08 Tuesday, June 3, 11 Members Present: Clint Herbst, Wayne Mayer, Tom Perrault, Brian Stumpf and Susie Wojchouski Members Absent: None 1, Continue Recessed Meetin2 Mayor Herbst continued the Special Council meeting recessed from May 29, 2008, at 7 a.m. and declared a quorum present. Introductions were made. Consideration2. , • Telecommunications Revenue Bonds (FiberNet Monticello) ii, Milda Hedblom, Dain International, led the discussion in the closed session relative to impacts of the pending lawsuit. John Baker, Green Espel law firm, provided a legal update. Brenda Krueger, Springsted, Inc, and Bryan Nelson, Oppenheimer & Co, Inc, provided an update on bond financing for the FiberNet project in light of the pending litigation. 614 04414, • I'll 1114 VAL4161 IL1004 IV 9614 V-06101 03 11 r • •10M 071 [oil I E910191OWY-All,• I r XODOWSIMM" ,� 111. ii i •. ! r• • Special Council Minutes: 6/3/08 3. Adiourn WAYNE MAYER MOVED TO ADJOURN AT BRIAN STUMPF SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. Recording Secretary 2 Council Agenda: 6/9/08 5A. Consideration of avvrovin2 new hires and devartures for MCC, Liauor Store and Parks., (JO) The Council is asked to ratify the hiring and departures of employees that have occurred recently at the MCC, Liquor Store and Parks. It is recommended that the Council officially ratify the hiring/departure of all new employees including part-time and seasonal workers. A.2 STAFF WORK LOAD IMPACT: Until the positions are filled again, existing staff would pick up those hours. Ratify the hire/departures of the employees as identified on the attached list. By statute the City Council has the authority to approve all hires/departures. There is no other recommendation but for the Council to exercise the authority given to them by state statute. List of new employees. Name 8rooha.Joe |ono,Soott Jones, Cynthia Berthhaume.Jomh Wagner, Rachel Ho|thoue' Nathan Nelson, Kari Name Tereai'Bhan °Bnrthiaumne,Josh Title Department Hire Date Class Seasonal Worker — Parks 05/19/08 T Seasonal Worker Parks 05/1908 - T VV8/ MCC - 05/16/08 PT Parks MaintWorker Parks 05/19/08 FT Life Guard MCC 05/13/08 PT Life Guard MCC 05/10/08 PT Uq. Clerk Liquor 05/20/08 PT Reason Department Voluntary Liquor Moved buFull Time council–employee list.xls: 5/27/2008 Last Day Class Council Agenda: 6/9/08 5B. Consideration of aiDDrovine an increase in the amount of the chanee fund for the Liauor Store. (TK) Pi Oj'j wi'doLe Generally the Liquor Store has a certain amount of cash on hand during hours of operation for making change. Staff is asking Council to approve a $500 increase in the change fund on a temporary but periodic basis. There are a few instances where a holiday lands on Friday. In these cases the Liquor Store would be open over the holiday weekend but would not have access to a bank to get change from Thursday night to Monday morning. The upcoming Fourth of July weekend is an example of one of these instances. After the holiday weekend is over the $500 would be deposited so it is only a temporary increase in the change fund. However because there may be other holiday weekends where the Liquor Store is open but does not have access to a bank because of the holiday, staff is requesting that Liquor Store be authorized to increase their change fund balance whenever such an instance occurs. Budget Impact: The increase is temporary and would be deposited after the weekend. Staff Impact: Minimal I Approve the increase to Liquor Store change fund on a temporary basis for only those instances where the Liquor Store is open on a holiday weekend but the banks are not. 2. Do not approve a temporary increase in the Liquor Store change fund. Since the increase in the change fund would only occur in those instances where the Liquor Store is open but the banks are not, there would be limited occasions where there would be additional monies in the change fund. As it is proposed to deposit the amount of the change fund increase after the holiday weekend, the increase would be very temporary in nature. For these reasons staff recommends approval of an increase in the Liquor Store change fund under the conditions noted above. RM City Council Agenda — 06/09/08 5C. Consideration to approve a request for extension of a Conditional Use Permit for Amendment to Planned Unit Develovinent for a retail commercial develovinent at Monticello Travel Center 2 d Addition. AvDlicant: Mielke Bros.. LLC (AS) The Planniu Commission unanimously recommended approval of the extension during their June 3' , 2008 meeting. On June 5th, 2007, the Planning Commission reviewed and recommended approval of an amendment to Planned Unit Development request for the proposed Landmark Center project, submitted by Mielke Bros., LLC. The City Council subsequently approved the requests on June 11th, 2007. Due to non-use, the conditional use permit for amendment to PUD will expire on June 11 th, 2008. The Monticello Zoning Ordinance requires that conditional use permits expire due to non-use after one year. The extension request sent by the applicant requests a one-year extension period. The planning report for the original item has been provided for reference. 10 �R i I �; W,ISTKIIMI 1111 11111 M IFIRIV 'to! .11111111P m I IT 1. Motion to approve a one-year extension of the June 11th, 2007, Conditional Use Permit for Amendment to Planned Unit Development for a retail commercial development at Monticello Travel Center 2nd Addition with the condition that all previously approved conditions be assigned to the extension. 2. Motion to deny an extension of the June 11th, 2007, Conditional Use Permit for Amendment to Planned Unit Development for a retail commercial development at Monticello Travel Center 2nd Addition, based on a finding to be made by the Planning Commission. Staff recommends extension of the amendment to Conditional Use Permit for PUD. This recommendation is consistent with the Council's recent one-year extensions for other conditional use projects. Exhibit A: Applicant Extension Request Exhibit B: Staff Report - June 11th, 2007 Exhibit C: City Council minutes of June 11th, 2007 Exhibit E: Site Plans FW: Request for Conditional Use Permit ext. ----- Original Message ----- From: Dan MieIke [maiIto:Dan.MieI ceIlo.k12.mn.usl Sent: Friday, May 23, 2808 2:48 PM - To: Angela Schumann Subject: Request for Conditional Use Permit ext, To whom it concerns, Z hereby request a one year extension of our Landmark Center Conditional Use Permit for parcel 5^ Monticello Travel Center, 2nd edition. Dan Mielke Mielke Development LLC 1 Consideration of a reauest for Amendment to Planned Unit Development for a retail commercial development at Monticello Travel Center 2 d Addition, Applicant:, Dan Mielke. (NAC) The Planning Commission reviewed this item on June 5th. The Commission expressed some concern as related to the stacking space for the drive-through facilities. The Commission discussed various alternatives, choosing to condition their recommendation in such a way as to allow the developer maximum flexibility, while still allowing for a review should intensity of use require further study. As such, the Commission recommended approval of the conditional use permit for drive-through as noted below. The Commission also recommended approval of the Planned Unit Development with the conditions as noted. In relationship to the PUD, the Commission noted the quality of the building design. The Commission did discuss parking as related to tenant mix, but determined that due to existing cross easements and the total number of stalls on site, the parking shown is adequate for the proposed project. The applicant indicated that they were willing to waive temporary sign permits for this specific site in relationship to flexibility granted for other portions of the PUD, including the modifications to the Jiffy Lube sign. As noted in the report, the applicant will be making changes to the existing Jiffy Lube sign to accommodate both that existing project and this proposed project. It will be the only pylon sign for this project. As such, a condition waving temporary sign rights ahs been added to the conditions for PUD approval. Mielke Development, LLC is seeking an amendment to a Conditional Use Permit for development stage Planned Unit Development for the construction of a shopping center, and a Conditional Use Permit for a drive through lane, located at Lot 5 of Monticello Travel Center Second Addition. The applicant is proposing a 9,590 square foot commercial center with multiple tenants to be located in the northeast portion of the site. The underlying zoning is B- 4, Regional Business. The subject site is located at the southeast comer of the intersection of State Highway 25 and Oakwood Drive. The existing Planned Unit Development contains a Subway restaurant with a drive through, a Jiffy Lube, a Holiday convenience store and motor fuel station, a Dairy Queen restaurant with a drive through, and a second multi -tenant commercial center. The subject site is located in the center of the development, fronting on Cedar Street. The site relies on PUD for shared parking, shared access, and setback flexibility. Comprehensive Plan: Monticello's Comprehensive Plan designates this area for commercial use. Zonin,z: The subject site is zoned B-3, Highway Business. The purpose of the B-3, highway business district is to provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. Drive through establishments are allowed in the B-4 District by Conditional Use Permit. The Zoning Ordinance contains the following provisions for such uses: • The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of lot. • At the boundaries of a residential district a strip of not less than five 5 feet shall be landscaped and screened in compliance with Chapter 3 Section 2 G of this ordinance. ® Each light standard island and all islands in the parking lot landscaped or covered. ® Parking areas shall be screened from view of abutting residential districts in compliance with Chapter 3 Section 2 G of this ordinance. • Parking areas and driveways shall be curbed with continuous curb not less than six 6 inches high above the parking lot or driveway grade. • Vehicular access points shall be limited shall create a minimum of conflict with through traffic movements shall comply with Chapter 3 Section 5 of this ordinance and shall be subject to the approval of the City Engineer. • All lighting shall be hooded and so directed that the light source is not visible from the public right of way or from an abutting residence and shall be in compliance with Chapter 3 Section 2 H of this ordinance. • The entire area shall have a drainage system which is subject to the approval of the City Engineer. • The entire area other than that occupied by buildings or structure or plantings shall be surfaced with a material which will control dust and drainage and which is subject to the approval of the City Engineer. • All signing and informational or visual communication devices shall be in compliance with Chapter 3 Section 9 of this ordinance. As proposed, each drive through lane is 12 feet in width. The north drive through lane appears to approximately 75 feet of stacking space, enough for up to six vehicles behind the pick-up window, and two vehicles behind the order board. The east drive through lane appears to have approximately 58 feet for stacking space, enough for up to five vehicles behind the pick-up window and two behind the order board. For the north drive through lane, overflow stacking may be accommodated internally by the existing parking lot drive lane. However, staff is concerned with any overflow stacking for the east drive through lane. An existing drive through lane for Chelsea Commons exits directly adjacent to the entrance to the east drive through lane. As such, any overflow stacking may prevent patrons from circulating through the Chelsea Commons drive through. The applicant has not indicated potential users for the site, making it difficult to evaluate the potential volume of the drive through lanes. A low volume drive through would typically accommodate a business such as a coffee shop. The existing Caribou viewed from the front lot line or from the related public street(s). Several existing pylon signs are located throughout the Planned Unit Development. The front fagade is approximately 2,124 square feet in area. The building will also be visible from Oakwood Drive, with a silhouette area of 2,283 square feet. The total silhouette area for the site is 4,407 square feet. Therefore, the total allowable area for wall signage is 221 square feet. The applicant is proposing ten, 26 square foot wall signs, for a total of 260 square feet. Two wall signs are proposed on the east elevation, three on the south elevation, four on the west elevation, and one on the north elevation. The location of signage on all sides is acceptable. However, staff recommends that the applicant reduce the amount of wall signage proposed to not exceed 221 square feet. The applicant is also proposing a multi -tenant pylon sign at a height of 26 feet near the Jiffy Lube site adjacent to Highway 25. The face area of this sign has not been provided, but has been calculated by staff at approximately 143 square feet. As a condition of approval, the applicant shall be required to provide the square footage of the tenant panels on this sign. For properties on Highway 25, 3.03 feet of pylon sign area is allowed per every 10 feet of lineal frontage with the following exceptions: • All properties may erect a pylon sign with a sign area of 50 regardless of front footage abutting Highway 25, and • The maximum pylon sign area shall not exceed 100 sq ft regardless of total lineal footage of property abutting Highway 25. The overall PUD has approximately 850 feet of frontage on Highway 25 and is therefore allowed a pylon sign up to 100 square feet. A second monument sign is also proposed in the southeast comer of the site, at the entrance adjacent to Cedar Street. This sign is 90 square feet in area and contains nine identification placards. Cedar Street is a collector street with a speed limit of 30 miles per hour. As such, a monument sign 25 feet in area and 16 feet in height is allowed. Although this proposed sign exceeds the maximum requirement, staff encouraged the applicant to propose a monument sign in lieu of a pylon sign in this location. Due to the size of the overall PUD, and the number of tenants, the proposed monument sign maybe appropriate. Access and Circulation. Access to the site is provided by two existing curb cuts off Cedar Street, one on the north side of the site and one on the south side of the site. Cross access is possible to the north and south. Internal drive lanes on the west side ofithe site are proposed at 24 feet in width, wide enough to accommodate two-way traffic. The internal drive lane on the east side of the site is proposed at 16.24 feet, and is striped as a one-way drive. Cars exiting the site on the east side will have the option of exiting to the north only, into the drive lane between the subject site and the Utilities. Regarding the utility plan submitted, the City Engineer and consulting engineer have provided the following comments: 1. Provide utility profiles at each utility crossing location to check for conflicts. Information incomplete at present. 2. Provide insulation at storm sewer and watermain crossings per City Standard Detail Plates 2005 and 2006. 3. Provide easements for sanitary manhole and downstream pipe near northeast comer of site. Extend easement to Cedar Street right-of-way. 4. All unused sanitary sewer and watermain service lines must be removed back to the main, otherwise the developer will be responsible for maintaining all abandoned lines in the future. 5. Construct sanitary sewer manhole as standard sampling manhole near northeast comer of site per City Standard Detail Plate 3007. 6. All details must match current City Standard Detail Plates as appropriate. City will provide in AutoCAD format upon request. 7. Show an overall site detail of the location of fire hydrants and access to the hydrants per the fire department expectations. 8. Include details of how the sanitary sewer clean out will be protected from traffic loads. 9. It appears that there are a number of sanitary and storm sewer stubs which will not be used with this project. Include a plan to abandon or remove these lines. Ston water. The City Engineer has reviewed the stormwater plans and provided the following comment: 1. All details must match current City Standard Detail Plates as appropriate. City will provide in AutoCAD format upon request. Decision 1. Regarding the request for an amendment to a Conditional Use Permit for Development Stage Planned Unit Development for a strip center with retail and commercial, and restaurant uses, the City has the following options: 1. Motion to approve the Development Stage Planned Unit Development, based on a finding that the proposed use is consistent with the intent of the existing PUD and the B-3 District, subject to the condition outlined in Exhibit Z. 2. Motion to deny the Conditional Use Permit for Development Stage Planned Unit Development approval, based on a finding that the proposed use is not consistent with the intent of the existing PUD and the B-3 District, and the use may not be supported by the site. Exhibit I: Floor Plan Exhibit J: Exterior Elevations - Revised Exhibit K: Photometric Plan Exhibit L: Plan Review Comments from Bruce Westby, dated 05/21/07 Exhibit M: Plan Review Comments from WSB, dated 05/22/07 Exhibit Z: Conditions of Approval EXHIBIT Z Conditions of Approval d Development Stage PUD for Monticello Travel Center 2 Addition, Lot 5, Block I 1. The photometric plan shall be revised to reduce the footcandle reading at the property line adjacent to Cedar Street to not exceed one footcandle. 2. The applicant shall submit a revised signage plan, illustrating wall signage not to exceed 221 square feet total. The applicant shall also be required to provide square footage of the proposed pylon sign. 3. A crosswalk shall be provided at the sidewalk separation extending west to Subway. 4. The applicant shall use epoxy or poly -preformed striping for longevity and reduced maintenance. 5. The applicant shall waive any use of temporary signs as related to Lot 5, Block 1. 6. The applicant shall comply with all recommendations of the City Engineer as outlined in the May 21 St memo prepared by Bruce Westby and the May 22nd memo prepared by WSB. [st"U MIN 1. A "drive-thru only" sign shall be required at the entrance to the north drive through lane. 2. The use of the either or both drive-through lanes for any high-volume tenant, such as those equal to a fast food user similar to a McDonald's or Burger King, are subject to a staff review and approval. Council Minutes: 6/11/07 open market it may go as high as $10,000. John Sirnola said the people who bid on the City's used equipment know that it is well maintained. Clint Herbst said if the vehicle is good enough to sell to someone else it is good enough for the City to use. John Simola explained the vehicle replacement policy that Public Works uses and how this allows them to budget for these major purchases as well as replace vehicles before they require major repairs. Wayne Mayer felt if you arc going to spend the money it might be better to go with the hook truck at this time rather than come back in another year with a request to replace another truck. John Simola stated the Sterling truck was supposed to be replaced three years ago but was delayed. In evaluating their equipment needs they felt going with another Sterling truck at this time and adding the hook truck 2-3 years down the road better met the needs of the City. Tom Moores stated that the people who would buy the old truck would be using it to plow parking lots. He felt that for emergency type vehicles that are the first ones out to clear streets, a reliable vehicle is needed. The Public Works Department will again evaluate their equipment needs in July when the budget process starts so that the appropriate amounts can be budgeted. Tom Moores added that emission costs for trucks have Jumped up as well as the cost of steel. He noted that within five years they would plan to re�lace- or add a street sweeper. 1 W, Lei 1111.1-4049 909090 SOON ED BID DATE. TOM PERRAULT SECONDED THE MOTION. MOTION CARRIED #5G Amendment to Development Contractfor Carlisle rillage P Addition: Clint Herbst had a concern about what is happening in the development as far as the trees. He also enough funds to take care of tree preservation. Tom Scott felt if that was a Council concern, then the item should be tabled. Council Minutes: 6/11/07 because they have their investment to protect, the tenant would not put in something that would be detrimental to the business. The drive-through lanes were either okay or they were not. The drive through lanes should not have to come back to staff. Brian Stumpf said the concern with stacking is to make sure that it does not come back on the public street. Jeff O'Neill said there is concern that there might be occasions where it creates a visibility problem. Clint Herbst felt since it only affects the property owner, the property owner would be concerned that whatever they do works. Clint Herbst reiterated his belief that if the drive-through was okay it should okay for whatever tenant was using it. Susie Wojchouski questioned the building name of Landmark Center since there is already a Landmark Square. She felt it might create confusion not only for shoppers but emergency vehicles as well. Tom Scott stated the City and County have certain controls with naming a plat but he didn't feel they could require the owner to change a building name. Wayne Mayerasked about #3 on •sswalk shall be provided sidewalk separation extending west to Subway. Dan Mielke addressed this item stating that while he didn't object to this item at the meetings, he ♦ ♦ question why he is responsibleto crosswalkprovide marking to direct Subway patrons. It is an internal sidewalk. Staff wants them to stripe the area so pedestrians could safely get over to Subway. It was noted that Subway is part of the planned unit development. Dan Miclke felt if people were going to park there to go to Subway they would go straight across and not follow the striping. Wayne Mayer said he couldn't see making this requirement for an interior property and questioned why the had to be • • ' '. � • •. r> . is � �: • • ' r' r . , 9 IL l'J I In, I 1 -� \r \I- s ;u _ a m w n ,p m_ 1� m c� 07 o CITY ITTAL®LE NLDMAR�i ysy p id. ^m a COVER SMIET l:L+iV•.L'1�iYC. fi H6 dF F ivc f:ps MONTICaza.o.MN �z�i3a 8 sr .�.�m• ��mu•�m®..•� gym- .3119 pJAIJji7�37�"SgF Ila g as � ��€��g����E° E ��m�nd� `����€ `�z�►�r��aa���3�b�" � �"����>a�$� g� F4�#����6 �®� k�3� $aha a � s � a o �=a�� � a a� , aM¢ bj p i G RR �8 i b 1 It �. E ca D-1HIJ Oz z ED co z 15 offia MW PEEK' a Bill ®� m 6 h c R Y z JITY ITT 05-14-07 LANDMARK CENM f aeoNmzoErro.Mnv �= g :,� xtlepm�0.mi91ey.Boi4aueiNl��n[.xa' m 0 0 CITY SUBMITTAL 05-14-07 IANDNI&PK SITE PLAN% CXN11MR CERTIFICATE F4f—k OF SURVEY .A n.ameoNMONTICEIJO, MNs. q'gl ; PA2 i m! rr— n Q rn z 0 8 0 Ht rr— n Q rn z 0 - -- SUBMITTAL 05-14-07 GRADING, TA 'VDMAlZK DRAINAGE, CF2qTER AND EROSION -7 a$ sA01EYMI-1-MliN, INC - CONTROL PLAN fill I \jl Ht - -- SUBMITTAL 05-14-07 GRADING, TA 'VDMAlZK DRAINAGE, CF2qTER AND EROSION -7 a$ sA01EYMI-1-MliN, INC - CONTROL PLAN fill I \jl HUY 181, Q Milt lin i It 10,111 "011 Is -Mli, jig 11,85 a i4l 11 w 1 13 lighl Hip I Hill Ofill PH 3 IN Sig Ell J; 0115 fill f, , , , : C, WIN i v I W" W.I. I W�W w M, MONTXaMLJO, MN F; 0 rn z a O M lig s ID la IRE HIM PUP AfEYER4WHLIN, INC - HIM, R', �AE 2u PHHF 11R rn IR Ilia rn a H Ila a R ilk TBMITTAL 05-14-07 2Y SL ;SRM WATM LANDMARK POLL=ON CFINTER PP-uvmWnON 77 7 PLAN MONTI[CEMW, AM 9 p 01F H H P221 .2 1 101's Mai 2 "M I FjR j� COQQ a fill Rag 99 w IN 01 m Tlilt,, 1111 1111111 111311,5121 0 M aNar�+ucssruov -_ Nplai LA I Cj%ARRK �1111111jj ? ;� , A , 'I, 311H I WATCEUA 04 it.. 601 I WIN I I SUBMITTA-L 05-14-07 BIGNAGE PLAN • LANDMARKi CFINTER 77 MOIMCETJIO. AIN fi. a I El V 51 Y, r7l b, mro?mmm4�ww�u+ p by uea'-tl �� ,�^" laid iRtivSmtp ^8.10[m,n5'�iS®Ml�roi C�I �t �19�'.i s� i ti2TH�QNv'I svza�:»u is L O—f7T —S;® UVIIJ II/�lgf'S W Buildimz sima2e Standard code multi -tenant building signage for each suite as illustrated on the elevations. Due to the fact this building will be surrounded by drives and, the building front architecture is carried around all four sides of the building, city staff has suggested the addition of appropriate building signage as illustrated. 4I.D Tenant Pvlon We propose combining the Landmark- Center tenant pylon with the existing Jiffy Lube pylon as illustrated. The Jiffy capsule will remain at the top. The old style reader board will be replaced by an electronic reader board with seven Landmark Center tenant identification panels below. Landmark Center will waive tenant's rights to the city permitted temporary signs. We want to keep the area uncluttered. Cedar Street entrance monument Decorative low profile entrance marker monument sign. Drive Thru entrance markers One low profile entrance marker for each drive thru lane. MIM' j PYZ Off/ ii- c i r c)tvl c -F F /U tl /V PA Al 15/15/2007) Dan Mielke - A3.1.pdf RECEIVEL' MAY 15 2007 R 4 z lo 40 CITY SUBMITTAL 05-14-07 2 ?If It q P 78 Page 1 j 1 City Council Agenda — 06/09/08 5D. Consideration to approve an extension of a Conditional Use Permit for Concept Staee aut Development Sta2e Planned Unit Development approval for a multi -tenant shopping center, a Conditional Use Permit for Outdoor Stora2e. a Conditional Use Permit for a Car Wash. a Conditional Use Permit for a Motor Fuel St ation/Convenience Store. a Conditional Use Permit for minor auto repair. and Preliminary Plat approval. (AS) The Planning Commission unanimously recommended approval of the extension at their June 3rd meeting. On June 12th, 2007, the Planning Commission reviewed and recommended approval of a concept and development stage planned unit development and preliminary plat request for the proposed Mills Fleet Farm project, submitted by Mills Properties, hic. The City Council subsequently approved the requests on June 25th, 2007. Due to non-use, the conditional use permit for PUD and preliminary plat will expire on June 25th, 2008. The Monticello Zoning Ordinance requires that conditional use permits expire due to non- use after one year. The Subdivision Ordinance requires that all preliminary platted property be final platted within I year. The extension letter sent by the applicant does not reference a specific timeline for the extension period. The extension letter states that no changes are proposed to the approved plan. The planning report for the original item has been provided for reference. [6, lvlm� V011:41XVI'Lly The Planning Commission recommends alternative 1 below. 1. Motion to extend the June 25t", 2007 Conditional Use Permit for Concept and Development Stage Planned Unit Development and Preliminary Plat for the proposed Mills Fleet Farm to a date to be specified by the Commission, with the condition that all previously approved conditions be assigned to the extension. 2. Motion to deny an extension of the June 25th, 2007 Conditional Use Permit Concept and Development Stage Planned Unit Development and Preliminary Plat for the proposed Mills Fleet Farm, based on a finding to be made by the Planning Commission. Staff recommends extension of the CUPs and preliminary plat. This recommendation is consistent with the Council's recent one-year extensions for other conditional use and preliminary plat projects. Exhibit A: Applicant Extension Request Exhibit B: Staff Report for Planning Commission - June 12th, 2007 Exhibit C: City Council minutes of June 25"', 2007 Exhibit E: Site Plans 512 Laurel Street P.O. Box 5055 Brainerd, MN 56401 218-829-3521 Jeff O'Neill, Administrator City of Monticello 505 Walnut St. Suite #1 Monticello, MN 55362 Re: Mills Properties Inc. Mills Fleet Farm - Monticello, MN Extension of Conditional Use Permit Approvals IPTzF72&W4JC= This letter is to serve as a formal request to extend the Conditional Use Permit for Concept Stage Planned Unit Development approvals we have received to date on the referenced project. We understand they expire on June 25, 2008. As permitted by Chapter 22 of your Zoning Ordinance, we, as the applicant, are allowed to apply for an extension at least 30 days prior to expiration. Please consider this as that formal request with no proposed changes. As discussed during the meetings, we have several projects on which we are working and we are unable to begin this project prior to expiration of the approvals. Please advise the schedule for the meetings at which this will be considered, if any. Al advise if our presence is needed. We appreciate your consideration and look forward receiving the extension to allow us time to complete other projects prior to starting constructi on our new store in Monticello. I If you have any questions, please do not hesitate to contact us. Sincerely, Mills Properties, Inc. Stewart C. Mills, Jr. Co -Owner cc: Henry C. Mills 11 Ron Obeidzinski Bruce R. Buxton Charlie Pfeffer 1AEM200MONNONTICELL0 EXT 5-21.doc N Planning Commission Agenda — 06/12/07 9D 4. Public Hearin2 - Consideration of a reauest for a Conditional Use Permit for Concept State and Development State Planned Unit Development aDvroval fora multi -tenant shoDvin2 center. a Conditional Use Permit for Outdoor StoraLye. a Conditional Use Permit for a Car Wash. a Conditional Use Permit fora Motor Fuel Station/Convenience Store. a Conditional Use Permit for minor auto repair. and Preliminary Plat approval. Applicant: Mills Fleet farm. (NAC) Fleet Farm is seeking a Conditional Use Permit for concept stage and development stage Planned Unit Development for the construction of a big box retail store, gas station, and car wash, as well as Preliminary Plat approval. The applicant is also requesting approval of a Conditional Use Permit for outdoor storage, a Conditional Use Permit for a car wash, a Conditional Use Permit for a motor fuel station/convenience store and a Conditional Use Permit for minor auto repair. The total site is 36.04 acres in size and is located within the Monticello Commerce Center on Chelsea Road. The applicant is proposing a 273,201 square foot retail building with outdoor storage on the south side of Chelsea Road and a 4,378 square foot motor fuel station with a car wash on the north side of Chelsea Road. Both sites are currently zoned I -1A, Light Industrial. A request for Rezoning and a Comprehensive Plan Amendment is currently being considered by the City for the site as part of a separate application. The applicant submitted a request for rezoning to B-4, Regional Business on the north side of Chelsea Road, and B-4, Regional Business on the south side of Chelsea Road. However, it should be noted that the applicant's narrative request submitted with the north side rezoning request refers to a request for B-3, Highway Business Zoning. On June 5th, the Planning Commission recommended approval of rezoning for the north side parcel to B-3. As the B-3 District includes the requested conditional uses, that district has been used for analysis purposes in this report. It should be noted that the B-4 zoning district would include as permitted or conditional all the uses of a B-3 district. The rezoning requests were heard by the Planning Commission at their May and June regular meetings, and will be acted on by the City Council on June 25', 2007. The subject site is located on Chelsea Road East, within the existing Monticello Commerce Center. The site is directly south of Interstate 94 and west of the CSAR 18 interchange. The site relies on PUD for shared parking, proof of parking, building height, and multiple buildings. Comprehensive Plan: Monticello's Comprehensive Plan currently designates this area for industrial use. Planning Commission Agenda — 06/12/07 CUPIPUD: A Planned Unit Development allows for flexibility in performance standards with the understanding that the development will be held to higher standards of site and building design than would ordinarily be required. It is the applicant's responsibility to design the development with significant benefits and communicate those benefits to the City for allowing a CUP/PUD. Prelindnary Plat. The site is platted as Lot 1, Block 1, Lot 2, Block I and Lot 1, Block 2 of Mills Addition to Monticello. Lot 1, Block I is 29.79 acres in size and located on the south side of Chelsea Road. This lot will contain the Mills Fleet Farm retail store. Lot 2, Block I is also on the south side of Chelsea Road and is 3.87 acres in size. This lot is identified for future development. Lot 1, Block 2 is located on the north side of Chelsea Road and will contain the motor fuel station and car wash. This lot is 2.38 acres in size. Outdoor Storage. The applicant is proposing an outdoor storage area on the south side of the retail building, on Lot 1, Block 1. Open and outdoor storage is permitted as a conditional use in the B-4 District, provided the following conditions are met: 1. The area is fenced and screened from view of neighboring residential uses. Comment: The site abuts the Monticello High School property to the south, which iszoned R-1. The applicant is proposing a fence I8 feet in height constructed of metal fascia panels and expanded metal fence sections surrounding the outdoor storage area, as well as landscaping to screen. A portion of the outdoor storage area will also be surrounded by precast concrete wall panels. The City may wish to comment on whether it believes a metal fence is appropriate for this area, in relationship to surrounding uses and standards. 2. Storage is screened from view from the public right of way. Comment: The storage area site does not abut any public right-of-way, and will be screened from Chelsea Road by the remainder of the building. 3. Storage area is grassed or surfaced to control dust, Comment: The outdoor storage area is proposed to be surfaced with concrete. 4. All lighting shall be hooded and so directed that the light source shall not be visible from the public right of way or from neighboring residences. Comment: A sample lighting plan from a similar Mills facility in Blaine was supplied for reference. However, no lighting plan specific to this site has been submitted at this time. Said plan shall be required as a condition of approval. Planning Commission Agenda — 06/12/07 As an additional condition of approval, staff recommends that no exterior racking be allowed anywhere on the site. Car Wash. The applicant is proposing a four -bay, touchless car wash on the north side of the motor fuel station site, on Lot 1, Block 2. Car washes are permitted by Conditional Use Permit in the B-3 District, subject to the following conditions: 1. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. Comment: The architectural appearance of the proposed buildings and function of the site will not be detrimental to the surrounding properties. However, staff provides additional comments on the overall design of the car wash in the "building design " section of this report. 2. Magazining or stacking space is constructed to accommodate that number of vehicles which can be washed during a maximum 30 minute period and shall be subject to the approval of the City Engineer. Comment: The site has approximately 180 feet of stacking space, adequate for up to nine vehicles. The proposed stacking space appears appropriate for the four car wash stalls. 3. At the boundaries of a residential district a strip of not less than five feet shall be landscaped and screened in compliance with Chapter 3 Section 2 G of this ordinance. Comment: The site does not abut any residential districts. 4. Each light standard island and all islands in the parking lot shall be landscaped or covered. Comment: No lighting plan has been submitted at this time. Said plan shall be required as a condition of approval. 5. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Chapter 3 Section 2 G of this ordinance. Comment: The site does not abut any residential districts, 6. The entire area other than occupied by the buildings or plantings shall be surfaced with material which will control dust and drainage which is subject to the approval of the City Engineer. 3 Planning Commission Agenda — 06/12/07 Comment: The site is proposed to be surfaced with bituminous and concrete. 7. The entire area shall have a drainage system which is subject to the approval of the City Engineer. Comment: The drainage plan has been reviewed by the City Engineer and the applicant must comply with all recommendations outlined in his memo dated June 4, 2007. 8. All lighting shall be hooded and so directed that the light source is not visible from the public right of way or from an abutting residence and shall be in compliance with Chapter 3 Section 2 H of this ordinance. Comment: No lighting plan has been submitted at this time. Said plan shall be required as a condition of approval. 9. Vehicular access points shall be limited to create a minimum of conflict with through traffic movement and adjacent driveways and shall be subject to the approval of the City Engineer. Comment: Vehicular access is evaluated under the "access and circulation portion of this report. 10. All signing and informational or visual communication devices shall be in compliance with Chapter 3 Section 9 of this ordinance. Comment: All signage has been reviewed and is detailed under the "signage section of this report. 11. Provisions are made to control and reduce noise. 12. The provisions of Chapter 22 of this ordinance are considered and satisfactorily met. Motor Fuel Station/Convenience Store. Motor fuel stations/convenience stores are allowed in the B-3 District by Conditional Use Permit, provided the following requirements are met: 1. Regardless of whether the dispensing sale or offering for sale of motor fuels and/or oil is incidental to the conduct of the use or business, the standards and requirements imposed by this ordinance for motor fuel stations shall apply. These standards and requirements are however in addition to other requirements which are imposed for other uses of the property - 4 Planning Commission Agenda — 06/12/07 2. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. Comment: The architectural appearance of the proposed buildings and function of the site will not be detrimental to the surrounding properties. However, staff does have concerns regarding the architectural appearance of the buildings as related to the site's freeway visibility. These concerns are discussed later in this report. 3. The entire site other than that taken up by a building structure or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the City Engineer. Comment: The site is proposed to be surfaced with bituminous and concrete. 4. A minimum lot area of twenty two thousand five hundred (22,500) square feet and minimum lot dimensions of one hundred fifty (150) feet by one hundred thirty (13 0) feet. Comment: The subject site is 103,673 square feet in area, 205 feet wide and 547 feet deep. 5. A drainage system subject to the approval of the City Engineer shall be installed. Comment: The City Engineer has reviewed the grading and drainage plans and has provided comments. These comments are detailed in a memo from the City Engineer dated June 4, 2007, and compliance with these comments will be required as a condition of approval. 6. A curb not less than six 6 inches above grade shall separate the public sidewalk from motor vehicle service areas. Comment: There is no public sidewalk adjacent to the motor vehicle service area. 7. The lighting shall be accomplished in such away as to have no direct source of light visible from adjacent land in residential use or from the public right of way and shall be in compliance with Chapter 3 Section 2 H of this ordinance. Comment: No lighting plan has been submitted at this time. Said plan shall be required as a condition of approval. Planning Commission Agenda — 06/12/07 8. Wherever fuel pumps are to be installed, pump islands shall be installed. Comment: Pump islands are proposed at all fuel pump locations. 9. At the boundaries of a residential district a strip of not less than five feet shall be landscaped and screened in compliance with Chapter 3 Section 7 G of this ordinance. Comment: The site does not border any residential districts. 10. Each light standard landscaped. Comment: The applicant has not submitted a photometric plan indicating the location of each light standard. This shall be required as a condition of approval, as well as landscaping of each standard. 11. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Chapter 3 Section 2 G of this ordinance. Comment: The site does not border any residential districts. 12. Vehicular access points shall create a minimum of conflict with through traffic movement and adjacent driveways and shall comply with Chapter 3 Section 5 of this ordinance and shall be subject to the approval of the City Engineer. Comment: This issue is reviewed in detail in the "access and circulation " section of this report. 13. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Chapter 3 Section 9 of this ordinance. Comment: All signage has been reviewed for compliance, and detailed later in this report. 14. Provisions are made to control and reduce noise. 15. No outside storage except as all owed in compliance with Chapter 13 Section 4 of this ordinance. Comment: No outdoor storage is proposed for the motor fuel site. It should also be noted that no outdoor sales and display is proposed for the car wash, motor fuel/convenience site, or big box site. Planning Commission Agenda — 06/12/07 No outdoor sales and display within the PUD will be permitted without the separate review and approval of a conditional use permit for that purpose. 16. Sale of products other than those specifically mentioned in Chapter 13 Section 4 be subject to a conditional use permit and be in compliance with Chapter 13 Section 4 F of this ordinance. 17. All conditions pertaining to a specific site are subject to change when the Council upon investigation in relation to a formal request finds that the general welfare and public betterment can be served as well or better by modifying the conditions. 18. The provisions of Chapter 22 of this ordinance are considered and satisfactorily met. Minor Auto Repair. The applicant is proposing an auto service center within the big box retail store where minor auto repair will be performed. The auto service center is located on the south side of the building, adjacent to Chelsea Road. Minor auto repair is allowed by Conditional Use Permit, subject to the same 18 conditions outlined above for the motor fuel station/convenience store use. The proposed auto service center is entirely enclosed within the principal building. Therefore, all conditions of approval are being evaluated as part of the big box retail store. Lot Requirements and Setbacks. The applicant has requested rezoning for the south portion of the site from I-lA to B-4, Regional Business. There is no minimum lot size or setback requirement for the B-4 District. On the north side of Chelsea Road, the B-3, Highway Business standards were applied. The following chart demonstrates the applicable performance requirements of the B-3 District, as well as what is proposed for the site: No minimum lot area is required for the B-3 District. However, the proposed motor fuel station use requires a minimum lot size of 22,500 square feet. The proposed car wash and convenience store buildings and accessory uses on the north side of Chelsea Road meet all setback requirements, as demonstrated above. Parking. The applicant is proposing a retail store with an auto center, warehouse and office space, a convenience store/gas station, and a car wash. Staff has Required Proposed Minimum Lot Size 22,500 sf 103,673 sf Lot Width 100 feet 205 feet Front Yard Setback 30 feet 50 feet Side Yard Setback 10 feet 30 feet Rear Yard Setback 30 feet 118 feet No minimum lot area is required for the B-3 District. However, the proposed motor fuel station use requires a minimum lot size of 22,500 square feet. The proposed car wash and convenience store buildings and accessory uses on the north side of Chelsea Road meet all setback requirements, as demonstrated above. Parking. The applicant is proposing a retail store with an auto center, warehouse and office space, a convenience store/gas station, and a car wash. Staff has Planning Commission Agenda — 06/12/07 reviewed the building areas for each use and calculated the required parking for the site. The following chart demonstrates the minimum number of parking stalls required for the site: Tenant Area (90%) Requirement Stalls Retail 175,497 sf 157,948 sf I space/200 sf of floor area 790 spaces Warehouse 78,416 sf 70,575 sf 1 space/500 sf of floor area 142 spaces Office 6,028 sf 5,426 sf 3 spaces plus 1/200 sf of area 31 spaces Auto Center sf 6,266 sf 8 spaces plus 1/800 sf of area I 19 spaces 16,962 over 1,000 sf Sub -tectal required 982 spaces Convenience 4,378 sf 3,941 sf 11/200 sf of floor area 20 spaces Store/Gas Station Car Wash 5,100 sf ( 4,590 sf 0 in addition to gas station 0 Tectal Required 1,0021 spaces The site plan illustrates 862 parking stalls on the retail store site, and 23 parking stalls on the gas station site, for a total of 885 parking stalls. The motor fuel station/car wash site on the north side of Chelsea Road is adequately parked with three excess stalls. As the site is a PUD, shared parking may be accommodated. In summary, the site is 117 parking spaces short of the minimum requirement. While the site is under -parked, a large number of stalls are provided. Due to the large amount of impervious parking area already provided, in lieu of providing additional parking stalls, staff recommends that the applicant provide proof of parking for the 117 additional stalls required. The proof of parking shall be provided on Lot 2, Block 1, which is currently reserved for future development, or elsewhere on the site. In the event that lack of parking becomes an issue for the retail site, the City may require construction of the proof of parking stalls. South Side Site Landscapinz For commercial sites, a minimum of one overstory tree per 1,000 square feet of gross building floor area, or one tree per 50 lineal feet of site perimeter, whichever is greater, is required. The retail site on the south side of Chelsea Road has 3,913.63 lineal feet of site perimeter, requiring 79 overstory trees. Under the floor area calculation, 273 overstory trees would be required. As the floor area calculation is the greater of the two, the floor area calculation shall prevail, and 273 trees shall be required for the retail site. The applicant is proposing 273 overstory trees for the retail site, including Douglas Fir, Colorado Blue Spruce, Austrian Pine, Little Leaf Linden, Sugar Maple, River Birch, Common Hackberry and Manchurian Ash. Planning Commission Agenda — 06/12/07 The majority of the trees proposed are around the perimeter of the site and within parking lot islands. The applicant has provided 31 landscaped islands within the parking lot to break up the monotony of this large space. A total of nine overstory trees and ten shrubs are proposed on the north side of the retail building to screen the auto service center from Chelsea Road. The applicant has also provided a number of shrubs throughout the site. Future Retail Site LandscaDinz Lot 2 of Block 1, the future development site, contains 1816 feet of site perimeter, requiring 37 overstory trees. No trees are proposed for the future development site at this time, as landscaping for that area will be provided at the time of development. South Site Buffer Yard Landscavinz In addition to the minimum landscape requirement, a buffer yard is also required adjacent to the south property line, due to the conflict in uses between the big box commercial retailer and the High School. A commercial to institutional land use conflict is considered an "A" level conflict. This conflict requires a 10 foot landscaped yard with a minimum of 40 plant units. The applicant is responsible for one half of this requirement. The applicant has provided a landscaped yard with 430 plant units along the south property line, satisfying the buffer yard requirement. The site borders an industrial use to the east, which is a level "B" conflict. The buffer yard requirement for the east property line is a 20 foot minimum landscaped yard with 80 plant units. The applicant has provided a 20 foot landscaped yard along the east property line with 470 plant units. The minimum requirement is therefore met in this location as well, and the industrial user to the east will not be responsible for any buffer yard plantings. North Side Site Landsca'Ding The gas convenience store/car wash site contains 1424.58 feet of site perimeter, requiring 28 overstory trees, versus the nine that would be required under the floor area calculation. As such, the perimeter requirement shall prevail. The applicant has provided 28 overstory trees, satisfying the minimum requirement. Trees provided include Douglas Fir, Colorado Blue Spruce, Austrian Pine, Little Leaf Linden, River Birch, Common Hackberry and Manchurian Ash. The majority of the trees provided are along the site perimeter and within the vacuum island adjacent to the car wash. The applicant has also provided a number of shrubs. Shrubs are proposed between the overstory trees around the perimeter, and surrounding the pylon sign and monument sign. Planning Commission Agenda — 06/12/07 The City recognizes the value of interstate highway exposure to commercial and industrial developers. However, the City also wishes to avoid the undesirable monotony of fully exposed building sides and rears. Therefore, it is important to provide natural visual variety to the travelers on the interstate. Natural visual variety and pleasing aesthetics project a clean and welcoming image for the City. Commercial and industrial developers of lots/parcels having substantial exposure to the interstate shall be required to landscape/screen to provide 60% opacity year-round with at least 80% of such screening to be of natural materials. The proposed gas convenience store/car wash borders Interstate 94 to the north. The applicant has proposed dense vegetation on the north side of the site, including 12 trees. Of those, seven are evergreen trees to provide year-round screening. North Side Buffer Yard Landscaping The north Chelsea site also borders an industrial use to the west, which again is a level "B" conflict. The buffer yard requirement for the west property line is a 20 foot minimum landscaped yard with 80 plant units. The applicant is responsible for one half of this requirement. The applicant has provided a 10 foot landscaped yard along the east property line with 289 plant units. The applicant has provided the minimum number of plant units, as well as the minimum 10 foot landscaped yard. The property owner to the west shall be responsible for a 10 foot buffer yard as well. However, no additional plant units are required. As a note on overall landscaping, staff would recommend irrigation of all boulevard and buffer yard areas. Staff would also recommend that similar to other recently approved commercial and industrial projects, the applicant be required to provide overstory boulevard tree plantings. Additionally, similar to the Union Crossings PUD site, staff would recommend the use of pavers and scored concrete in pedestrian crossing areas and in handicap accessible areas of the parking surface. This recommendation is in lieu of striped pavement. Lighting. No lighting plan has been submitted at this time. A lighting plan specific to this development shall be required as a condition of approval. Signage. The applicant has submitted a signage plan, detailing proposed signs for both the big box retail store and the motor fuel station/car wash site. PvlonlMonument Signage The applicant is proposing a 400 square foot pylon sign on the north side of Chelsea Road to gain visibility from the freeway. In addition to the 400 square foot pylon the applicant is proposing a 126 square foot monument sign. No other freestanding signs are proposed in the remainder of the development. As stated, the applicant is proposing a 400 square foot pylon sign at a height of 50 feet. For the Union Crossings site on the north side of 1-94, a sign of this area and ffel Planning Commission Agenda - 06/12/07 a height of 57 feet was permitted by PUD, provided that other signs in the project were limited to wall or monument signs, due to the size of the overall development and the size and number of the retail stores and other uses. The Union Crossings development contains Target, Home Depot, an inline retail center, a detached strip retail center, and other proposed uses. The subject Fleet Farm site is much smaller than the Union Crossings site, and contains only one user. Additionally, the site includes a provision for a 67 foot tall silo as part of the big box site. In that regard, staff does not believe the proposed 400 square foot sign at 50 feet in height is appropriate for the site. The site is within 800 feet of the freeway and is therefore allowed a freeway standard sign up to 32 feet in height and 200 square feet in area on either the north or south side of Chelsea Road. In that regard, staff recommends that the applicant reduce the size of the proposed pylon sign to not exceed 200 square feet and limit height to 32 -feet. . North Side Wall Si-anaze For the motor fuel store, wall signage up to 10 percent of the total fagade may be provided for the site, not to exceed 100 square feet. The front fa(;ade of the building is 956.5 square feet in area. The rear fagade is visible from 1-94, for an additional 956.5 square feet of fagade. The use is therefore eligible for 100 square feet of signage. The applicant has proposed four, 40 square foot LED display signs, and four, 32 square foot identification signs within the lighted canopy. Therefore, the total wall signage proposed is 288 square foot of signage, exceeding the maximum. The applicant is proposing five, 8 -foot wall sips for the car wash, as well as three, 9 -foot wall sips, for a total of 67 square feet of wall signage. Due to area of the fagade for the car wash, the applicant is eligible for up to 100 square feet of signage. Therefore, the proposed signage is well within the parameters of the ordinance. The applicant has not utilized all wall signage permitted for the car wash, and therefore may be allotted the remaining 33 square feet to be used on the motor fuel store. However, the applicant has exceeded even the 133 square foot allotment. Staff recommends that the applicant eliminate signage or reduce the size of signage on the convenience store to not exceed 133 square feet. South Side Wall Signage On the south side of Chelsea Road, the big box retailer is visible from both Chelsea Road and Dundas Road. The total fagade on the north elevation, visible from Chelsea Road, is 9,854 square feet. The fagade area on the west elevation, visible from Dundas Road, is approximately 19,435 square feet. Ten percent of total fagade area is equal to 2,929 square feet of signage. The ordinance states that the site is eligible for signage equal to 10% of the total fagade, up to 100 11 Planning Commission Agenda — 06/12/07 square feet. In this case, the 10 percent calculation greatly exceeds 100 square feet. Therefore, the maximum allowable signage is equal to 100 square feet. The applicant has proposed 825 square feet of signage on the east elevation, and 199 square feet of signage on the north elevation. The total area of signage proposed therefore is 1,024 square feet. However, the current zoning ordinance language does not account for big box retail stores, where large wall signs do not appear out of place with the structure. The signage proposed by the applicant in this case is proportionate to the large building. Allowances relative to building size for wall signage were made for past projects which also include larger building facades. The applicant has not proposed any additional freestanding signs on the south side of Chelsea Road. Therefore, the proposed signage appears to be appropriate for the site. Access and Circulation. South Side Access and Circulation Access to the big box retail site is provided at two points extending south from Chelsea Road. One access is located in the far northeast comer, and one is located 140 feet to the west. The northwest access point is 45 feet in width where it intersects with Chelsea Road, wide enough for three lanes of traffic including a right -turn lane. The western access is only 30 feet in width where it intersects with Chelsea Road, only allowing enough space for two lanes of traffic. Staff recommends that the width of this west access be increased to provide additional space for a separate right -tum lane in this location as well. Staff also recommends that each access should include a protected right -turn lane along Chelsea Road. Internal drive lanes throughout the parking lot are a minimum of 24 feet in width, wide enough for two lanes of traffic. The drive lane on the north side of the site extending toward the auto center is 30 feet in width. A drive lane extends along the east property line and wraps around toward the south, providing access to the west side of the building. This drive will be utilized by trucks to access the loading dock area on the west side of the building. This drive lane is approximately 28 feet in width, and appears to provide adequate space for turning movements for truck traffic. North Side Access and Circulation Access to the motor fuel station and car wash site on the north side of Chelsea Road is provided at two points as well. Both access drives extend north from Chelsea Road into the site. Both drives are 30 feet in width, wide enough for two lanes of traffic with no turn lanes. Internal drive lanes are all a minimum of 30 12 Planning Commission Agenda — 06/12/07 feet in width. Staff recommends that access to this site be limited to one driveway near the east edge of the site to avoid potential conflicts with vehicles accessing the existing driveway to the west, and that this access also include a protected right -turn lane along Chelsea Road. The site is designed so that customers purchasing fuel can pull into the site, circle through the fuel pump area, and exit back out onto Chelsea Road. As such, the fuel pumps are oriented to be parallel with Chelsea Road. The orientation of the pumps in this manner limits stacking space for waiting vehicles, and creates a very tight site. Due to the depth of the site, there appears to be adequate room to orient the fuel pumps to be perpendicular to Chelsea Road, providing more stacking space. This may require the applicant to shift the convenience store building and car wash to the north. However, as stated above, the site appears to have adequate depth to support such an arrangement. As such, staff recommends reorienting the fuel pumps. Due to the tight conditions on the site, staff also offers the option of relocating the car wash and motor fuel station to the south side of Chelsea Road on Lot 2, Block 1, a 3.87 acre site reserved for future development. This site would allow additional room for access and stacking that is not available on the chosen 2,38 acre site on the north side of Chelsea Road. Pedestrian access through both sites is accommodated through a series of sidewalks at the front of each building. Due to the size of the parking lot and the amount of traffic expected, staff recommends that the applicant provide pedestrian crossing striping and pedestrian curb ramps between the parking lot and the front of the Mills Fleet Farm building. For the overall site, the City Engineer and consulting engineer from WSB have reviewed the plans regarding access and street design, and have provided the following comments: 1. Only one access towards the east side of the site north of Chelsea Road will be allowed. There appears to be ample room on site to push the building to the north to provide acceptable levels of circulation for all vehicles on site. 2. Right -turn lanes should be provided at all access locations on Chelsea Road. 3. The temporary cul-de-sac at the east end of Dundas Road, just west of the Mills Fleet Farm building, must be reconstructed as a permanent cul-de- sac as part of this project. This may require using some land on the Fleet Farm site. 4. Provide pedestrian crossing striping and pedestrian curb ramps as needed between the parking lot and the front of the Mills Fleet Farm building. As a note on this item, for the south side retail site, planning staff have recommended scored concrete and pavers as an alternative to striped 13 Planning Commission Agenda — 06/12/07 pavement. This recommendation is consistent with other recent PUD retail project recommendations. 5. The entrance to the future lot (Lot 2, Block 1) should be shown conceptually on all plans. North Side Buildinz Design On the north side of Chelsea Road, for the motor fuel station, the building will be constructed primarily of rockface concrete block with ribbed concrete block accents with an orange metal canopy. The primary building materials will be earth toned in color. The car wash will be constructed primarily of random rib exposed precast concrete panels. The car wash will have overhead doors on the north and south elevations. Staff is concerned with the appearance of the car wash as visible from the interstate. The proposed design exposes four overhead doors to 1-94 with few aesthetic details. The City has a limited amount of freeway exposed land available, and should therefore hold all freeway exposed uses to high development standards. The applicant is requesting approval via PUD, which allows the applicant flexibility from performance standards in exchange for high quality building design. Therefore, staff recommends that the applicant consider an alternate design for the structure, including alternate building materials, more visual detail, and/or re -orienting the building so that the overhead doors do not face the freeway. Again, staff also offers the option of relocating the car wash and motor fuel station to Lot 2, Block I on the south side of Chelsea Road. South Side Building- Desien On the south side of Chelsea Road, the big box retail store will be constructed with stacked, pattern exposed precast concrete near the foundation followed by random, rib exposed concrete for the remainder of the building. The front entrance will be accented with EIFS plaster, as will the auto service entrance. The building will be gray in color with orange, white, and black accents. Overhead doors are proposed on every side of the building, with the majority of these doors on the west side near the loading dock and on the north side for the auto service center. The applicant is proposing a 67.67 foot silo at the front entrance of the building, constructed of EIFS plaster with an orange pre -finished sheet metal dome. The remainder of the building is a maximum of 33.67 feet in height. Building height in the B-4 District is limited to two -stories. The proposed silo greatly exceeds two stories in height. The applicant is requesting flexibility on this feature as part of the PUD process. The applicant is requesting PUD approval for the site. The City's PUD Ordinance allows flexibility to performance standards with the understanding that the 14 Planning Commission Agenda — 06/12/07 development will be held to higher standards of site and building design than would ordinarily be required. In keeping with the intent of this ordinance, staff recommends that the applicant revise the elevations for the big box retail store to provide additional aesthetic details to break up the long facade. Specifically, staff recommends that the applicant provide additional vertical details, roofline variations, and materials in contrasting, but coordinating colors. Staff recommends that said details be applied to all four sides of the building, with the emphasis on the east, north, and west elevations. Similar requirements were applied to previously approved big box retail stores in the City, including Target and WalMart. Furthermore, staff recommends that the applicant consider an alternate color for the top of the proposed silo. The applicant is proposing a silo nearly 68 feet in height with an orange cap. While staff recognizes that this silo is a signature element for all Fleet Farm stores, the color appears to be out of character with the surrounding area. Staff recommends that the silo cap be white or cream in color, similar to the Lakeville store, to increase the aesthetic quality of the site. Grading and Drainage, The City Engineer and consulting engineer from WSB have reviewed the grading and drainage plans and provided the following comments: 1. Based on the proposed use of the property north of Chelsea Road as a fueling station the City is requesting that the storm sewer system serving this site be routed through the High School Pond to the south, rather than routing it to the west along Chelsea Road. 2. The grading of the infield area between the two entrances to the Mills Fleet Farm site south of Chelsea Road should be revised to provide positive drainage to the storm sewer structure located in the middle of this area. Is there a reason that this has been graded as a low area? 3. Combine the two storm sewer outlets to the High School Pond into one outlet at the south end of the parking lot. 4. Provide all required drainage and utility easements around the perimeter of both sites. 5. A minimum pavement grade of 2% is recommended throughout the parking lot. Utilities. Regarding the utility plan submitted, the City Engineer, Public Works Director, and consulting engineer have provided the following comments: I . Replace all 90 -degree watermain bends with two 45 -degree bends with a minimum of I 0 -feet of watermain between the bends. 2. Provide profiles of all utilities at crossing locations to make sure no conflicts exist. 3. If any portion of the southerly site is to be split off and sold at a later date it must have its own utility services in order to do so. 15 Planning Commission Agenda — 06/12/07 4. Sanitary sewer manholes with a drop of more than two -feet must be an outside drop manhole. 5. The City's Fire Chief must review the final utility plans to ensure that there are an adequate number of fire hydrants on site, that they are spaced adequately, and that a hydrant is located no more than 150 -feet from each FDC for the building for adequate fire fighting capabilities. 6. Show trunk sanitary sewer on north end of Lot 1, Block 2. 7. Keep tank field out of 12 -foot drainage and utility easement along south edge of Lot 1, Block 2. 8. Verify the size of the watermain service on the south side of Chelsea Road. 9. Show sanitary service from property line to the west of Lot 1, Block 2. Decision 1. Regarding the request for a Conditional Use Permit for Concept Stage and Development Stage Planned Unit Development approval and Preliminary Plat approval for a big box retail store, motor fuel station/convenience store and car wash, the City has the following options: A. Motion to recommend approval of the request for Concept Stage and Development Stage Planned Unit Development and Preliminary Plat approval for the entire site, based on a finding that the proposed uses constitute a superior project as required by PUD and are not consistent with the intent of the B-4 and B-3 Districts, subject to the conditions outlined in Exhibit Z. B. Motion to recommend approval of the request for Concept Stage and Development Stage Planned Unit Development for Block 1 only, subject to the conditions outlined in Exhibit Z, based on a finding that the proposed uses on the south side of Chelsea Road constitute a superior project as required by PUD, and the uses proposed on the north side of Chelsea Road are not consistent with the intent of Planned Unit Development. C. Motion to recommend denial of the request for Concept Stage Planned Unit Development and Preliminary Plat approval, based on a finding that the proposed uses do not meet the requirements for PUD and are not are not consistent with the intent of the B-4 and B-3 Districts. Decision 2. Regarding the request for a Conditional Use Permit for Outdoor Storage, the City has the following options: A. Motion to recommend approval of the Conditional Use Permit for Open and Outdoor Storage, based on a finding that the proposed use is consistent with the intent of the B-4 District and the use satisfies the conditions of approval. 16 Planning Commission Agenda — 06/12/07 B. Motion to recommend denial of the Conditional Use Permit for a Open and Outdoor Storage, based on a finding that the conditions for approval have not been met. Decision 3. Regarding the request for a Conditional Use Permit for a Car Wash, the City has the following options: A. Motion to recommend approval of the Conditional Use Permit for a Car Wash, based on a finding that the proposed use is consistent with the intent of the B-3 District and the use satisfies the conditions of approval. B. Motion to recommend denial of the Conditional Use Permit for a Car Wash, based on a finding that the conditions for approval have not been met. Decision 4. Regarding the request for a Conditional Use Permit for a Motor Fuel Station/Convenience Store, the City has the following options: A. Motion to recommend approval of the Conditional Use Permit for a Motor Fuel Station/Convenience Store, based on a finding that the proposed use is consistent with the intent of the B-3 District and the use satisfies the conditions of approval. B. Motion to recommend denial of the Conditional Use Permit for a Motor Fuel Station/Convenience Store, based on a finding that the conditions for approval have not been met. Decision 5. Regarding the request for a Conditional Use Permit for Minor Auto Repair, the City has the following options: A. Motion to recommend approval of the Conditional Use Permit for Minor Auto Repair, based on a finding that the proposed use is consistent with the intent of the B-4 District and the use satisfies the conditions of $* t B. Motion to recommend denial of the Conditional Use Permit for Minor Auto Repair, based on a finding that the conditions for approval have not been met. Mills Fleet Farm is requesting Concept Stage Planned Unit Development and Preliminary Plat approval, as well as approval of four conditional use pen -nits. All requested approvals are contingent on the sites being rezoned from the existing I- I A zoning to B-3, Highway Business and/or B-4, Regional Business. 17 Planning Commission Agenda — 06/12/07 The City Council will hear the requests for rezoning and comprehensive plan amendments at their June 25 meeting. Conditional Use Permits requested include a car wash and a motor fuel station/convenience store on the north side of Chelsea Road where the requested zoning is B-3, Highway, and outdoor storage and minor auto repair on the south side of Chelsea Road, where the requested zoning is B-4, Regional Business. With the exception of not submitting a photometric plan, all uses generally meet the requirements for the requested Conditional Use Permits and staff recommends approval. Regarding the request for Concept Stage Planned Unit Development and Preliminary Plat, the overall site plan is generally consistent with the requirements of the respected district. However, staff does have some concerns relating to signage, building design, and parking, among others. The proposed building design for the big box retail store lacks visual detail and overall aesthetics, which are required to justify flexibility for PUD. The applicant has also exceeded the freestanding signage allowances for the PUD, wall signage allowances on the gas station/convenience store site, and has not provided adequate parking. Staff recommends that these items be remedied as conditions of approval. As stated above, the requested approvals are contingent on the rezoning and Comprehensive Plan amendments requested by the applicant. In the event that the land is rezoned, the City should consider if the proposed uses and building designs are appropriate for the site, particularly as this land is visible from the freeway. It is reasonable for the City to expect higher quality architecture for any land rezoned to commercial. The car wash proposed adjacent to Interstate 94 lacks visual detail and overall aesthetics. It appears as though the applicant has chosen the site on the north side of Chelsea Road to gain freeway exposure with both the buildings and the pylon sign, as there is more than adequate space on Lot 2, Block I on the south side of Chelsea Road for a motor fuel station and car wash. In the event that the City chooses Option A under the approval for the request for Concept and Development Stage Planned Unit Development and Preliminary Plat, staff recommends approval only under the conditions outlined in Exhibit Z. In the event that the City chooses Option B, and requires the applicant to move the motor fuel/convenience store and car wash to the south side site, staff recommends that only the applicable conditions in Exhibit Z be applied. Under this option, the City may choose to to remove those conditions that may no longer apply. 18 Planning Commission Agenda — 06/12/07 alw�,��, . 0 Exhibit A: Applicant Narrative Exhibit B: Existing Conditions Exhibit C: Site Plan Exhibit D: Grading Plan Exhibit E: Utility Plan Exhibit F: Erosion Control Plan Exhibit G: Overall Landscape Plan Exhibit H: Typical Floor Plan Exhibit 1: Retail Store Elevations Exhibit J: Convenience Store Floor Plan Exhibit K: Convenience Store Elevations Exhibit L: Car Wash Floor Plan Exhibit M: Car Wash Elevations Exhibit N: Yard Entrance Floor Plan and Perimeter Packing Elevations Exhibit 0: Seasonal Display Elevations Exhibit P: Typical Signage Exhibit Q: Sample Site Photometric Plan Exhibit R: Photos of Lakeville Site Exhibit S: City Engineers Memo — June 4, 2007 Exhibit Z: Conditions of Approval 19 Planning Commission Agenda — 06/12/07 EXHIBIT Z Conditions of Approval Mills Fleet Farm Preliminary Plat, Planned Unit Development and Conditional Use Permits 1. All approvals are contingent on the outcome of the requests for rezoning and comprehensive plan amendments submitted by the applicant in April, 2007. 2. The applicant shall reduce the size of the proposed pylon sign to not exceed 200 square feet in area, nor 32 feet in height. 3. The applicant shall submit a photometric plan specific to this site, demonstrating readings not to exceed one footcandle at all property lines. 4. No exterior racking shall be permitted anywhere on the site. 5. The applicant shall provide proof of parking for 117 parking stalls. In the event that parking becomes an issue on site, the City may require construction of all or a portion of these stalls. 6. Wall signage for the convenience store shall be reduced to not exceed 133 square feet. 7. Only one access towards the east side of the site north of Chelsea Road will be allowed. 8. Right -turn lanes shall be provided at all access locations on Chelsea Road. 9. The temporary cul-de-sac at the east end of Dundas Road, just west of the Mills Fleet Farm building, shall be reconstructed as a permanent cul-de-sac as part of this project. 10. The big box retail site plans shall be revised to include the use of pavers and scored concrete in pedestrian crossing areas and in handicap accessible areas of the parking surface. Pedestrian ramps shall also be provided for the entire PUD site as required by the City Engineer. 11. No outdoor sales and display is permitted within the PUD without the request and review of a subsequent conditional use permit. 12. The entrance to the future lot (Lot 2, Block 1) shall be shown conceptually on all plans. 13. The fuel pumps at the motor fuel station shall be re -oriented to be perpendicular to Chelsea Road to provide more stacking space. PTO, Planning Commission Agenda — 06/12/07 14. The applicant shall revise all elevations for the big box retail store to provide additional vertical details, roofline variations, and materials in contrasting, but coordinating colors. 15. The applicant shall revise the car wash design to provide alternate building materials with more visual detail, or relocate the car wash to Lot 2, Block 1. 16. The cap of the proposed silo shall be white or cream in color, as opposed to orange. 17. The applicant shall comply with all recommendations of the City Engineer, as outlined in his memo dated June 4, 2007. 18. The applicant shall verify the directional arrows and directional labels on all plans. 21 City Council Minutes: 6/25/07 90 the workshop. Clint Herbst asked if the Building Department staff would go through the inspection information from HUD and MHFA and get back to the Council if these agencies' inspections are lacking in certain areas and also look at the fee changes suggested. This information can be considered at the next meeting if all the information is obtained. Gary Anderson asked if there were any other concerns the Council wanted to address at this time so that everything could be dealt with at the next meeting and not have to be brought back again. This will come back as a regular agenda item. Tom Scott indicated that the staff and legal counsel should be able to do the research and make the changes for the next meeting. SUSIE WOJCHOUSKI MOVED TO TABLE ADOPTION OF THE RENTAL, PROPERTY LICENSING ORDINANCE, PROPERTY MAINTENANCE CODE AND FEE SCHEDULE UNTIL THE NEXT MEETING. TOM PERRAULT SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. g. Consideration of a declaration of negative EA !my act — A ppiicante Mills Prol)erties, Inc. Consulting Engineer, Bret Weiss noted that the 30 day comment period for the Environmental Assessment Worksheet for Mills Fleet Farm had passed and to date no comments had been received from any agencies. Therefore they were recommending the City issue a Negative Declaration of need for an EIS for Mills Fleet Farm. t Consideration of a request1ComprehensiveP1 Amendment for changeI use desienation from industrial to commercial and a request for rezonin2 from I -1A, iLht I:1.F to i(LimitedNorthside of East Chelsea Ri,.i' Applicant: Mills Properties, Inc. Consulting Planner, Steve Grittman provided the background information for agenda items #9 and #10 relating to rezoning issues for the Mills Fleet Farm site. The property on the north side of Chelsea Road is a 2.3 acre site. The applicant is requesting a comp plan amendment to change the use from industrial to commercial and a rezoning of the property from MA to B-3 or B-4. The Planning Commission met on this item on June 5, 2007 and met on the parcel on the south side of Chelsea Road in May and again in June. Both sites are guided as industrial and are requested to be changed to commercial. The south site is the location for the main store and the north parcel would be the site of the convenience store/gas station. Brian Stumpf pointed out that at the meeting in May only three of the Planning Commission members were present and in June four of the members were present. The Planning Commission recommended 2-1 against any change to the comp plan and rezoning for the property on the south side of Chelsea Road but recommended 2-1 in favor of the rezoning and comp plan amendment for the property on the north side. The staff report laid out the pros and cons which Steve Grittman briefly summarized. Factors supporting the 0 City Council Minutes: 6/25/07 LAND IS COMMERCIALCONSTRUCTION INTERCHANGECSAH 18 D THE NATURE OF THE AREA ADDING FREEWAY ACCESS D HIGHER TRAFFIC VOLUMES; PROPERTIES;TRAFFIC ON CHELSEA ROAD WILL NOT HAVE A DETRIMENTAL EFFECT ON EXISTING AREA IN WHICH IT IS PROPOSED TO DEPRECIATE. TOM PERRAULT SECONDE* CHE MOTION. Tom Scott wanted verification that findings listed for the rezoning to B-3 would apply to B-4 zoning as well. Steve Grittman indicated it would. industrial10. Consideration of a reauest for ComiDrehensive Plan Amendment for a chanLe in land, use desiLynation from o, (LiL,ht Industrial) to B-4 (Re0onal Business) — South side.of East Chelsea Road. Avolicant: Mills Properties, Inc. Steve Grittman indicated there was no additional background information to be provided and he would address any questions the Council may have. This site would be the location for the main building. Tom Perrault stated that another location had been looked at in the area of Chelsea Road/Dundas Road/Edmonson Avenue and he wondered why that site would not work for Mills Fleet Farm. Bruce Buxton stated that although the site was similar in size it was not visible from I-94. The site was surrounded by four streets so there would be four street assessments. There would be multiple landowners involved so negotiation for the acquisition of the site would be more difficult. The site was some distance back from TH 25 and didn't offer any visibility to the public. Lastly the cost for the site was not feasible. Susie Wojchouski asked if there were any other sites they had considered. Mr. Buxton stated they looked at a site to the south which had power lines running through it which would keep them from placing a facility of their size on the site. They had looked four sites but they were narrow and didn't allow placement of the building on the site as well as meeting the parking and setback requirements of the ordinance. Wayne Mayer asked when there would be a ground breaking for the facility. Ron Brezinski, CFO for Mills Fleet Farm said that was not known at this time. They try to do one new facility a year. When the planning process is completed they can then do the calculations to determine when the site should be developed. WAYNE MAYER MOVED TO APPROVE THE REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT AND REZONING TO B-4, REGIONAL BUSINESS TO ACCOMMODATE MILLS FLEET FARM RETAIL STORE BASED ON THE FINDINGS FOR APPROVAL INCLUDED AS EXHIBIT V OF THE JUNE 25, 2007 COUNCIL REPORT AS FOLLOWS: 1) THE SUBJECT SITE IS SURROUNDED BY A MIX OF LAND USES AND THE AREA IS NOT EXCLUSIVELY INDUSTRIAL; 2) THE REQUESTED ACTION WOULD NOT RESULT IN SPOT ZONING; 3) THE HIGHEST AND BEST USE OF THE LAND IS COMMERCIAL DUE TO THE LIMITED AMOUNT OFLAND WITH THE CITY WITH FREEWAY EXPOSURE; 4) THE HIGHEST AND BEST USE OF THE LAND IS COMMERCIAL AS THE CONSTRUCTION OF THE 0 City Council Minutes: 6/25/07 they have to get the property owners to agree to work out the access issues. The City would keep any easements they have. Bret Weiss said there is no reason the City would want to keep the right-of-way but he questioned whether the property owners could resolve the issues. Clint Herbst asked where the cul-de-sac would be located. Bret Weiss said it would not all go within the right-of-way but would encroach onto the Mills Fleet Farm site. Wayne Mayer agreed that it would be nice to be able to vacate the street. He questioned the value of having a stab road. Susie Wojchouski asked if any promises had been made to anyone relating to Dundas Road. John Simola felt you have to involve those property owners in the decision Clint Herbst felt this item needed further investigation. The reorientiation of the gas pumps was recommended based on one access to the north site. If the City allows the two accesses the relocation of the pumps would not be necessary. The Council felt the convenience store site needed two accesses for movement of traffic and safety considerations. The Planning Commission felt additional fagade improvements to the building should be made and those improvements should be specified in continued discussions with Mills Fleet Farm. Fagade improvements to the rear exposure of the car wash facility was recommended. The Planning Commission felt as a commercial site with the exposure it has to the freeway there should be some additional improvements made but did not specify what. Bruce Buxton addressed the five items. The car wash site has an 85' easement on the north side adjacent to the freeway. That land is being used for stacking for cars entering the carwash. He noted that the carwash is a harsh environments and the design of the building was meant to withstand those conditions. Clint Herbst stated they weren't suggesting drastic change in design merely dressing up what is there. Bruce Buxton felt because the ordinance required that they landscape so that the building is 60% opaque to the freeway the design dressing was not necessary. The building is 14' high and with the landscaping most people won't even see the carwash from the freeway. As far as architectural changes to the building, Mills Fleet Farm offered to take the Council, Planning Commission and staff down to see their facility in Rochester which is currently under construction. Wayne Mayer asked if the pylon sign being used at Rochester was the same one they were proposing for Monticello. The City of Rochester allowed them to place the 400 square foot sign that they had originally asked for here. Bruce Buxton stated that the 400 sq. ft. sign is allowed by conditional use permit under city ordinance. Wayne Mayer asked why staff wanted the sip area reduced. Jeff O'Neill said there was no other sip competition so staff felt it could be smaller. Steve Grittman said the sign of that size is allowed specifically for shopping centers where there are multiple tenants. Mills Fleet Farm felt they were a shopping center even though they are the only tenant in the facility. Wayne Mayer stated he did not understand why the City was trying to impede their strategy. He felt if it was within City ordinance why not give it to them. Steve Grittman responded that this is a single tenant use not a shopping center. Wayne Mayer felt if you want to limit signs you achieve it by changing the sign ordinance. Otherwise the City should permit the signage allowed by ordinance. Staff indicated that 32' x 200' is what the ordinance would allow. Rod Dragsten, Planning Commission Chair noted that in looking at the sip, they looked at 11 City Council Minutes: 6/25/07 Stewart Mills thanked the Council and staff for the courtesy extended to them and gave a history of their firm. He pointed out that they did not request any assistance from the City such as TIF to locate in Monticello. 12. Consideration of award of bidsfor 1' Road lmorovement Project The City received 13 bids for the project with Latour Construction submitting the low bid. The base bids ranged from $1,291,907 to $1,639,891. As part of this project four alternates were bid: 1) Concrete pipe, 2) HDPE pipe; 3) Pathway with concrete pipe or 4) Pathway with HDPE pipe. The bid was less than the engineer's estimate. WSB recommended moving forward with the bid using the concrete pipe, If the City decided to proceed with the pathway it would add approximately $64,000 to the project cost. Once the Council determines what alternatives they would approve the assessments would be recalculated and brought back to the Council. Brian Stumpf asked why they felt the City should go with concrete pipe even though it is more costly. Bret Weiss responded that concrete pipe is part of the City design. standards. This road would carry a lot of traffic and they feel concrete would hold up better. RCP is more stable and less likely to crush. Brian Stumpf stated he is not in favor of the trail that is being proposed and Susie Wojchouski concurred. Jeff O'Neill responded that the City is putting a lot of traffic on the road. He felt this segment of pathway would have a lot of use because of the school and residential areas. Wayne Mayer felt for the price it would be worth it to have this pathway in place. Susie Wojchouski stated the industries didn't want a lot of pedestrian traffic going through an industrial area. Clint Herbst asked if the City would be picking up the cost for the pathway. Bret Weiss said the other option is to have the property owners construct the pathway as development occurs. Shawn Weinand stated when they committed to the project they supported a pathway on Chelsea Road. Their assessment includes the pathway. Wayne Mayer wanted to emphasize the Fallon Avenue overpass safety issues and that is a reason for the pathway. With the bid coming in less than the engineer's estimate that cost savings could be utilized for installation of the pathway. The original feasibility report covered expanding the pond at the reservoir site but that was pulled out of the project. The wellhead protection group wanted the pond lined but that was not included in the project. The pond issue will be something that will be coming back at a future date. Brian Stumpf asked how much money had been set aside for assessment. Bret Weiss responded $844,000 for this project which included the pathway and lighting. The agreement with Weinand is that the road would be constructed with a pathway. Susie Wojchouski asked 13 PRELIMINARY PLAT OF MILLS ADDITION TO MONTICELLO m.�9L -\ I 1 \ I 1 :31, LOT 1 +;. -t/ aU+=�" ••• 1 \ 1 'zip xuk •��`�aaA RaR6 f �.. .' � ! \) �. ��� ..� •., / . Lor t /::)jnam+o am.0 ' - �y-� s.. *. LOT I_ _ _ _ _ �- � I'„I' -• �\.:.. t.,� I fes” '�f, LOT 2 .�•. - x •(•,' �\.: I �y 1. \ TO LOT I I• i � xi.> Lor , - I ` ..- � I � � a I �;^'• Ocy,'S r LOT $ 9 a I LOT IC' . �s" �rzR rlmm rAtlrt+ I I h LOT T ' ` asap rwa+ Arc ec : � : : ' ', y�: rA�mem ria ro oawu� xr rn mane - ..--- SINGLE ' f ._..-�...._...._.. -.. urc«nw • 1 r`LLE FAMIL&ESIDDINAL` R P770N;� PART OF LOTS 10, til _. NAMI i^ NAME: T� ARVIAORW a AND 19, ON AUDITORS NTT, MINN OT ONE, WRIGHT COUNTY, MINNESOTA FEE OWNER: MONTICELLO INDUSTRIAL PARK INC. - 4065 CHELSEA RD W. scaLslwrEOrl MONTICELLO. MN 55362 Nare SEE ENGINEERING aRAWINGS FORADDMO-L a.n APPLICANT: MILL PROPERTIES, INC. E-TINa ANDPROPOS5-111-IttANO aRAowG P,O. BOX 505 INFaRMATIGN BRAINERD, MN. .«.om..p.nwmxw,n wnrn SURVEYOR: WIDSETN SMITH NOLTING 7804 INDUSTRIAL PARK RD �.«.•,,...,,.,.aa,..,,,w..,ce 8A%TER, MN. ZONING: LIGHT INDUSRIAL-A AREA: 37.27 ACRES ... .. �� DATE: MAY 3, 2007 ENGwEERs w. a.. REVISED DATE; MAY 17. 2007 wj ARcwrEcrs S� UND SURVEYORS L0°' E-RONMEI—SERVICES ,... 4- 5 w 0 0 0 w W • R, w cr D —j < z Z w W 0 rr • z v w > 0 w 0 51, z C0L — W U) < < J > Z -j W (D Z W Cf) -j 0 w < L F, w w Cl) 11 LO co < w cc 06 Z Z U) 0 0 z z z U) CL 0 w U) -j cc CL > Z • w 0 i 0 > m o L L z w z LI 0 w P ■ o -LL W cn o p w w 0- < cc cr- rr 0 — — -1 f= W W 00 0- -J cn U) 0 cr W 0 w w w 11 0 cr- () C) W cr T < —J 0 06�— C l) w w r•W LLJ > >• CL z z tr < c c w 00 < 0 < < w i C) C\l CIJ U) Z z w•Ct) U) Cf) CL 0 w < z• -j —j 0 00 C-) z z z cr CX, • m I.— rrj-), 17) C) z z CL a- CL 0 o o -0 n•CL .5•CL CL ccl w lwww c LL 0 w C) z z z z• 0 0 w U) (n U) Cl) td -j w•U) cn I= o 0 0 0 Z) U) w < 0 0 wzzzcn 0 x L cr- I.— cr cc > W P= W Cl)•W W 0 M c� c6 4 Lfi t6 O I EC, Z'Z:L SN011iON":'D"'-'S'- '7 VIOS3NNIA".13011N.. ,NJUU83dO2WSIIIIN WHVj,L331A SjjjW I EC, Z'Z:L ........... LU w EL a-7- 77 MIUM "Id DMO�D VIOS3NNIW 'O-MOUNON 'SNI S31IH3dO8d Sll N VM vjl3glAsll:vq qq ' S30Ni135'1b1N3WNOHIMi3 -. �°� llY9 I -^ ---r.M. SbOA3nb�SpNY, uo3�.woxra Sb33N19N3 �S —ilf35t7tM me� S311i13dOidd SIIIW //// \ /J/) / � mwnrvwnen wvzvut�nuaiuxnaexa�i) a uwanmxm an II I II - I I G Q n I � i T MYflfe1YMSLAUF �-� }& n a W j 1. Q LL 4. J i s ay a]TI z I I i I -I II Z'Z:t'£pd'W-i-OOZSdk £tZaNe'jowuoS'SuVO'WdS£:Ob'Z LOOZ/8L/5'0'6O'6>np'OLO85t t-J.O-b0O\LO\'l1ALO\OOMJVS+oLS A^aN-0OO OLOOBSt t01M1apnuoW-01008SltNSIIIWSIt\f NV dAll1118 V1053NNIW'0713OLLNOW °® 'ONI E S311i13dOidd SIIIW WLIHd 133Id Slim $ x Owu 3 m II I II - I I G Q n I � i T MYflfe1YMSLAUF �-� }& n a W j 1. Q LL 4. J i s ay a]TI z I I i I -I II Z'Z:t'£pd'W-i-OOZSdk £tZaNe'jowuoS'SuVO'WdS£:Ob'Z LOOZ/8L/5'0'6O'6>np'OLO85t t-J.O-b0O\LO\'l1ALO\OOMJVS+oLS A^aN-0OO OLOOBSt t01M1apnuoW-01008SltNSIIIWSIt\f IJ v10s3NNWO-MOIINOW V.ONI s9wj3dodd "M v4Hvj 13313 Si -11W Jf rTT--� S3Jr 'ro1N3WNpMrAN3 „ON ww wr�v>rmam'xne...��..ru Aa.xaa n I .a I I I I p[pq try xm�mml .... n. .�... M1Y35 ....„.,,, 5NOA3M1bnS ONtl1 $ 1 1 eae aemnwl a.n .imamm+ mNvas.sunumauxxwn 1 ^�*�- 5H33NI5N3 wrnamxrt °annnn.nnrmrawrurwrcrnx>,ne� � rrnn ax�a uaxn.Hxawwaw.nnmaawew..x.,mr I C7 h W z f i O F n z z w 0 z 0 pO 4 2 H q m jZ W ws z oo'ow z -LU ¢y J w Old 0 " OJ wi- FS ¢U�O WO� aWro u 2W F� z.. >m 7z O2 pWw W u: WO OO OYp m Oci ¢O U Qn >< OOw L7 w Wzo uLL _ s w° O O F'2R K6 DO pq�W wv N � mN�NW w w° ai ¢ oa'' z ¢o 0 o go w o00 o<a z��n miomu z a� r c awo Jz.l'; '. o 0 o'.0 i=+w y�W�m w¢ , 1 p'dzw� zo m J 170 z zv wan- wioi-z°�m �o>z ow z owBo' w wz0 _o o¢n12 zw<LL wo G3sw ayF w�w �<. ,oz <�ai f i O F n z z w 0 z 0 W O Lj t� K nWfn �wr _a4 o�z ❑oo �<zz za¢ S-IIV130 IOUINOO NOISON3 V10S3NNIW'0111011NOW '0NI S311213dO2id STIW Y w8V113371 S1lIW g 2 g E m (51 3 ¢ z �NOz 2o G wog° J LL' oo� P W -dam d sew wo m a wui$�,wz� J �.°00'z$ O 2 pUOw2 a° = Z ra<iZZL°}m O �FUW¢a Q U wai "Ro F- LU 0 OaO W U) Z'Z�t'£pd'Wj OOZSdH EtZ0218'�owuoS'5040'Wd ZS Ob:Z LOOZ/6115't'S0'6mp'DLOBSt L-2i3500110\11�i0\OOVOWIpIS maN-D00'OGCOSSt IO\gle�lOaW-OLOOBSL LO\S1TWSILV Z4 z -LU z J w Old 0 " W x _ \ z a WLL �- z L7 w Wzo uLL _ s w° � °' O r 1N3W03PCWZ 1501 W O Lj t� K nWfn �wr _a4 o�z ❑oo �<zz za¢ S-IIV130 IOUINOO NOISON3 V10S3NNIW'0111011NOW '0NI S311213dO2id STIW Y w8V113371 S1lIW g 2 g E m (51 3 ¢ z �NOz 2o G wog° J LL' oo� P W -dam d sew wo m a wui$�,wz� J �.°00'z$ O 2 pUOw2 a° = Z ra<iZZL°}m O �FUW¢a Q U wai "Ro F- LU 0 OaO W U) Z'Z�t'£pd'Wj OOZSdH EtZ0218'�owuoS'5040'Wd ZS Ob:Z LOOZ/6115't'S0'6mp'DLOBSt L-2i3500110\11�i0\OOVOWIpIS maN-D00'OGCOSSt IO\gle�lOaW-OLOOBSL LO\S1TWSILV j ' Gd l i a IF all MIX a 109% ii 1 fix !3H z P i N ql Hl Ing III! W6 N H 9 a 3a 43 s -Hi 1 11 H i a H, 1 -7 i t, ii 691 HUI ------------ IP m AF VJ.OsgNNtW 01 ---------- ------ -------- ------------- I ii � E —F -i E ui Co 0 W LU 0-N 1111) v5 -, LL CL r. - - - - - - --- - - - - - - - - ----------- - - ' LIJ 'LT Z'Zi t *C.d'n-f-DOZ9&N-C2089 '---S -qCl 'Wd 60:6VZ LO02[8i[S'9VVF 0 IW6xP �N-000'00089t tO\011cqlwVt-OLOOGSL LMS111W5 ---------- ------ -------- ------------- I ii � E —F -i E ui Co 0 W LU 0-N 1111) v5 -, LL CL r. - - - - - - --- - - - - - - - - ----------- - - ' LIJ 'LT Z'Zi t *C.d'n-f-DOZ9&N-C2089 '---S -qCl 'Wd 60:6VZ LO02[8i[S'9VVF 0 IW6xP �N-000'00089t tO\011cqlwVt-OLOOGSL LMS111W5 z em OMI 93MOdOHd R11:w wNVA 13311 S11 w ~884351a 21 OH — — ----------- sa�uras-rolru3wror�nwa 1 "•'" ""' i ...- .:,; saoz3nans mm �S I f , ., p�f ilalw>He i V10S3NNIW'0113011NOW 'WS311iMdOld S11 IW 4Jj( WWd1331As111W I 2 E c w b o'C, r o 2 b • Q V10S3NNIW'0113011NOW 'WS311iMdOld S11 IW 4Jj( WWd1331As111W I 2 E c w 2 mill pfill Y ;+S 34 h&7d8i 853: ?i rw - �K L a w Lu it o m �s � C1 m --- --- - ----------------------- o Z'Z.L'E�tl'Wl pOZSdH-£YEOdB`�OW1ro5's1�U0"Wd bE�iZ�Z LObZl8L7S'9£zgZ Z't?'�+W ptbB^>i{-d?'NC31ltA101dOVJ'�io1Sn^TN-bpp'btpp851tbVolf�+!tuaWpLp485ttUSlltWStt V-LOS3NNIW'OII3OLLNOW ONI S911243dO8d SJJIN V48VA AMA SIIIW I RM Q a ` san nztas rouramroarwa ,.,,„, saoAarnns aMn sa=axuparo -. SN334pNa gig gn "M gSe M s El In lee s� 1pa=a ( «R�q 4a" qc" qo" �'�s Him. � a rJ aa; aox.-v" " 27 7,'Z4'£ad'Wl PDZ5di1'E4Zb2t8'mwuaS'su4a `Wd t1�S£,Z LUOZI9i!$ b'Zb'6mppLD9Stt^d5'ZOb\Lb1iU\I�\bbVb\wtolS meN-000'PLp089ttPtMI�1�WD40065tiMSliIWS1 +T b �aua S0. ulo p e� 4 k N !Z-6,. NO " 27 7,'Z4'£ad'Wl PDZ5di1'E4Zb2t8'mwuaS'su4a `Wd t1�S£,Z LUOZI9i!$ b'Zb'6mppLD9Stt^d5'ZOb\Lb1iU\I�\bbVb\wtolS meN-000'PLp089ttPtMI�1�WD40065tiMSliIWS1 solul3woloHdl� VI0S3NNIVC3NWS ° t 0141,S31i8 @dO�WSIIIA t V48vgl:aBljslllvq ) � r Council Agenda: 6/9/08 7. Public Hearin2 for the Vacation of a Portion of Dundas Road RiLyht-of-Wav as related to the Amax Addition Plat and for the Vacation of a r1n of Old Sta Hi2hwav Trunk Ni,. 25 Rieht of Wav (WSB) This item relates to vacations of right of way for Dundas Road and Old State Highway Trunk No. 25 resulting from the review of the recent Amax Addition plat as shown on the attached drawing, The Dundas Road vacation relates to a strip of right of way that is wider than the existing right of way along Lot I of the Amax Addition plat. The right of way is not needed by the City and the City is not the fee title property owner for this strip of right of way. The property was conveyed to the City by warranty deed. Therefore, in conjunction with the proposed vacation, the City will need to convey back this right of way to the property owner by warranty deed. The City attorney is preparing the warranty deed document for the conveyance. The property could then be included with the Amax Addition plat. The vacation was included as a condition of approval for the Amax Addition plat approved at the May 12, 2008 City Council meeting. The Old State Highway 25 vacation is a housekeeping item. A quit claim deed was conveyed to the adjacent property owner for this parcel. However, the right of way encumbering this piece was never vacated. The vacation would be an action to clear the City's right of way interest in the property and is not intended to impact the quiet title actions being undertaken by the adjacent property owners. Drainage and utility easements will not need to be retained over the properties to being vacated. Consider vacating a portion of Dundas Road as related to the Amax Addition plat and vacating a portion of Old State Highway Trunk No. 25 right-of-way as shown on the attached drawing. Staff recommends Alternate 1. Vacation Sketch G.-l(7bun,itR,po,1,120t)8!1J6090ffAGAIITM-D,.da,RdROWV,,.t,P.bllrg-060908.dw: vu EXCEPTION — so. .......... Dps ON 0. J00 2889°D• EXCEPTION Z' 25 5 Ja 50 Ila 40 40 q) C) ('V A, 40 P COKCO 14 4-1 C 10 41 111 000Ld q Ja It IL k CIV 61 C'V C) 33 C'. "7 10. 25 6 a6 A, 40 k 40 (IV f\ 5 ry ----------- — — — — — — 37.57 N89*00'47"E 184.37 1�1 221.94 N89*00'47"E �,1�.47 .e Area to be Vacated (S89'08*38"W Dee O Preparedby .............. IIIssm 701 Xenia Avenue South, Suite 300 Minneapolis, MN 55416 WSB wsbeug con, rn o INFRASTRUCTURE ENGINEERING PLANNING CONSTRUCTION Dundas Road Vacation Sketch Monticello, Minnesota WSS Project No.1627-91 Date 5/15/08 Revised Date 614/08 Council Agenda: 6/9/08 8. Consideration to adoDt a resolution of suvoort and award contract for Natural Resource Inventory and Assessment to WSB & Associates. (AS) In January of this year, the City Council authorized moving forward on accepting proposals for the completion of a natural resource inventory and assessment (NRI/A). At this time, staff and the Ad -Hoc Natural Resources Inventory committee are requesting that the City Council approve moving forward with the NRI/A project by adopting a resolution of support and awarding contract for services. Monticello's request for proposal for this project included a very specific scope of work that will provide the City with a tremendous foundation of natural resource data for the City's MOAA and Mississippi River shoreland. That foundation would be built on by taking the data and producing a prioritized assessment. The assessment will provide policymakers with a qualitative and visual hierarchy of natural resources that will assist evaluation of development proposals and park expansions. Additionally, the RFP was formatted such that the project deliverables would include a set of recommended strategies for utilizing the data and analysis. Essentially, the NRl/A project is to encompass data collection, data analysis, and the development of a toolbox of policy recommendations for the City's use. The request for proposal document outlining this scope has been included for the Council's reference. Eleven firms responded to the RFP. All eleven proposals were well-prepared and addressed Monticello's specific scope of work. The Ad -Hoc NRI committee narrowed the proposals to three candidate firms, who were then invited to present their proposals to the committee. Based on numeric scoring and feedback on the presentations, WSB & Associates emerged as the top choice for completion of the project..Determining factors included: e Familiarity with scope area • Ability to integrate data smoothly • Good project methodology ® Excellent presentation • Ability to meet project timeline and budget WSB & Associates' proposal is included as supporting data. The City's approved budget includes $20,000 for this project. WSB's proposal has come in slightly under this amount at $19,980. In their presentation, WSB assured the committee that they would meet or beat this budget and accomplish the full scope of work. To further support proceeding with the NRI/A, staff has applied for and received award of matching grant funds through the MN DNR's Community Conservation Assistance program. The DNR will provide up to $15,000 in matching funds for the Monticello NRI/A. As the City has the opportunity to utilize the full $15,000 in State grant funds for the project, the Council may want to consider authorizing a full matching $15,000 amount and expand the scope of the NRI/A to include park and trail planning based on NRI/A outcomes. In short, the total budget for an expanded scope NRI/A would be $30,000 with $15,000 from the City and $15,000 in matching DNR funds. Council Agenda: 6/9/08 The City's park plan has not been updated since 2005. The grant funding may be an opportunity to update the park plan to incorporate recent planning efforts in regard to regional parks and trails and to develop a plan that correlates directly to the NRI/A results. The Council could also choose to proceed under the original project scope and authorize use of only $ 10,000 in funds, with a matching State contribution of $ 10,000. In regard to timing for this project, the current slowdown in residential growth makes this a perfect opportunity to plan for the next wave of development growth in "green field" areas. Identifying the location and quality of natural resources, then developing a plan to protect them or to incorporate them appropriately into development is critical as the City grows. The NRI/A will assist the City in providing clear information to developers on expectations for development patterns in high-priority natural areas. If approved, WSB & Associates would begin work immediately on the project, with an estimated completion date of October 1, 2008. BUDGET IMPACT This project has been included in the approved City of Monticello Budget for 2008 at $20,000. ST PACT The project will be overseen by the Community Development Coordinator, with reporting and progress points built in to the project. The selection of WSB & Associates as the consulting firm for the project minimizes the coordination of background resource information needed by the City Engineer and other staff. The request for proposal was written to specifically note limited staff support during the completion of the project due to time required for other City projects, including fiber optics, transportation planning, ordinance updates, etc. However, the coordination of two public workshops and the final project presentation and adoption will involve staff resources. 1. Motion to recommend that the City of Monticello adopt a resolution of support and award contract for the Natural Resource Inventory and Assessment to WSB & Associates. This motion is to include funding in the amount of $15,000 to allow for the incorporation of park and trail plan development. 2. Motion to recommend that the City of Monticello adopt a resolution of support and award contract for the Natural Resource Inventory and Assessment to WSB & Associates. This motion is to include funding in the amount of $10,000 to accomplish original project scope. 3. Motion to deny adoption of a resolution of support and awarding of contract for the Natural Resource Inventory and Assessment to WSB & Associated based on a finding to be made by the City Council. 4. Motion of other. N Council Agenda: 6/9/08 [� IslirimaLl-ocoluvfurfai�l-i-:Vulolk�I Staff supports either alternative I or 2 above, but would recommend alternative 2 as preferred. Alternative 2 would allow the City to complete a much needed update to the City's Park and Trail plan and has the added benefit of receiving cooperative funding to do so. The City will need to complete an update to the Park and Trails plan at some point in the future in any case. Incorporation of this facet now will provide greater relevance given the immediate access to current information from the NRI/A. With the grant funding, the City is also receiving matching funds to complete this project. That opportunity is not likely to be available in the future. The NRI/A offers a great opportunity to recognize and incorporate Monticello's natural resources to its advantage as the population and development increases. Although development has slowed, it has not stopped, and the State Demographer is still forecasting continued growth for Wright County. The recently adopted City of Monticello 2008 Comprehensive Plan identified the protection, preservation and enhancement of parks and open space as a priority for the community. Another goal identified was the creation of move up housing. The plan notes that this type of housing results from creating great neighborhoods - places that will attract and sustain the high-end housing options desired. To achieve great neighborhoods, the plan states that natural characteristics need be incorporated into development design. In short, great communities and natural resources go hand in hand. The NR /A is the groundwork needed to further the accomplishment of these Comprehensive Plan goals. A. Monticello NRI/A Request for Proposal B. WSB & Associates NRJ/A Proposal C. MN DNR Grant Award Email Notice D. Resolution of Support E. Contract for NRI/A Services ki REQUEST •.PROPOSALS TPREPARE A NATURAL RESOURCE INVENTORY AND ASSESSMENT FOR THE CITY OF O MINNESOTA Proposal Due Date/Time APRIL 1, 2008 4:00 505 WALNUT STREET, Suite 1 REQUEST FOR PROPOSAL TO PREPARE A NATURAL RESOURCE INVENTORY AND ASSESSMEN CITY OF MONTICELLO, MINNESOTA I This document is to solicit requests for proposal to prepare a Natural Resource Inventory and Assessment. 13,1 OWN1val-FAN Kft The City of Monticello is a free-standing urban fringe city with its growth driven by a prime location on Interstate 94 between the Minneapolis/St Paul Metro area and the City of St. Cloud. The residential population is currently estimated at 12,000. The City has undergone tremendous growth and change over the last ten years, which was guided by previous planning efforts. Recently, the City of Monticello and Monticello Township entered into an agreement providing for a 10,000 acre "Planning Area" for the City of Monticello. This area features farmland, wetland systems, lakes, meadows and scattered forests. For the most part, the properties in this area remain in large tracts and generally free of scattered rural subdivisions. However, given the potential for continued growth and the need for responsible planning of land uses within the City's Planning Area, it is important to provide a foundation of information for natural resource based planning. Further supporting the need for a natural resource analysis is the recent update to the Monticello Comprehensive Plan. The City is nearing completion of the update. The current draft update states: TWA4=77 - Wig F ti��7a7(7V7 o?77enT 7A#n1YF?7=ZJ natural assets for public use and future generations. To further this goal, the Plan calls out a natural resource inventory as an implementation strategy to achieve plan objectives. A natural resource inventory and assessment will be a critical tool in prioritizing and protecting natural resources within the City and the Planning Area. N Protection of high-value and environmentally sensitive areas adjacent to the Mississippi River. Analysis and recommendations for the Pelican Lake watershed within the Planning Area. Pelican Lake is a large, shallow water body slated for restoration for water fowl habitat. It is adjacent to Monticello Orderly Annexation Area. Identification and quality analysis for existing prairie ponds, lakes and wetlands throughout the Planning Area. Qualitative environmental analysis of the Camp Manitou property, a 1,200 acre property currently owned in entirety by the YMCA. 0 Identification and qualitative analysis of remaining forested areas. Demarcation of quality ecological or biological areas, including nesting or migration habitats, prairie or oak savannah, etc. 0 Habitat analysis and recommendations for existing powerline corridors. W The selected Consultant will develop a method of applying existing data resources and field work to identify types of natural resources, prepare a qualitative prioritization for preservation within the geographic scope area, and develop recommendations for conservation of priority areas. A final scope of services will be developed in collaboration with the selected firm. However, the basic components of the Inventory and Assessment should include, but not be limited to, the following scope of work. There are five components to the project: 1. Compile natural resource information for the Planning Area. 2. Analyze and prioritize resource information. 3. Perform field investigations of priority sites. 4. Recommend goals and strategies for preservation and protection of highest priority areas. 5. Prepare a final inventory and assessment document and deliverables. Component Detail The Consultant will collect various data from multiple organizations to create a Planning Area inventory. The selected Consultant will contact local resource professionals, state and local agencies, as well as land conservation organizations and conservation commissions. Data collected should include: a. Existing land cover, including the types of forests, wetlands, b. Other types of vegetation, agricultural lands, impervious surface, etc. c. Significant or sensitive native plant communities d. Ecological landscapes (e.g., using the Ecological Classification System) e. Species that are endangered, threatened or of special concern f. Game and non -game wildlife and wildlife habitat g. Forest resources h. Wetlands, rivers, streams, and lakes N i. Surface and groundwater quantity and quality j. Soil types and suitabilities k. Landforms, such as hills, streams, and watersheds 1. Geological hazards, such as floodplain, highly erodible soils, etc. M. Aggregate resources, such as sand and gravel deposits n. Mineral resources, including precious and ferrous minerals o. Local energy sources p. Greenways and habitat connections between sensitive areas q. Status of land conservation (e.g., public ownership as protected open space and/or as park, enrollment in CRP, etc.) r. Existing trails and public accesses and their distribution relative to human populations The Consultant will synthesis the data collected to produce a prioritization of resources based on their potential in the following areas. a. Existing habitat for particular wildlife b. Potential greenway connections (for natural habitat and/or recreation purposes) c. Potential parkland (passive) d. Opportunities for native plant community or habitat restoration e. Areas essential to water quality and water resource management f. Overall state of natural resource health (e.g., including insect and disease problems, invasive exotic species, etc.) g. Threats to unique plant communities h. Lands with economic or commodity value i. Imminent loss or destruction of the resource j. Relative rarity of the resource k. Community value 3. Perform Field Assessments of Priority Sitcz The Consultant will perform the following site investigation tasks to confirm conditions and potential restoration and preservation opportunities. a. Conduct field evaluations of sites identified in Component 2 as having the highest preservation or conservation potential. b. Document and photograph basic field components including acreage of parcel, site characteristics, and proposed functions and any values to be restored. 0 III • iiillillillI�illillilill lIilillill III ppipip 111111111 IN I 4 , • The Consultant will identify a set of goals and strategies for resource conservation and management for the overall area, as well as specific goals and strategies for priority natural resource areas. These will be consistent with and supportive of the Comprehensive Plan. Evaluate current development patterns and practices and suggest specific programs or practices for incorporation into City planning efforts (e.g., Zoning Ordinance and Subdivision Regulations). Providing specific recommendations for park planning, open space, trails, and greenway planning. Based on the assessments completed with Components 1-4, the Consultant will prepare the following deliverables. a. Coordinated sets of computer databases and GIS map layers, compatible with the tools used by Monticello for planning and management purposes. These layers should include: • Land cover type (each polygon mapped and referenced to table of attributes) • Soils, by type • Wetlands, by type and jurisdiction • Lakes, by state shoreland management classification • Agricultural land, by productivity class • Lands enrolled in a conservation reserve program • Forest cover, by type, age and condition • Steep slopes (e.g., greater than 12 percent) • Flood plains • Important plant and animal habitats b. A final Inventory and Assessment document containing written and graphic narrative, incorporating all findings from Components 1-5a. The Consultant shall provide thirty (30) bound color copies, and one (1) electronic version of the final Inventory and Assessment document in Microsoft Word, Adobe Acrobat, Arc View, and/or PDF format as best suits the City's compatibility. c. The consultant will present formal findings to staff and other City representatives in a public forum. h Staff support will be limited. The Consultant will be responsible for the collection of baseline data resources. Staff will provide available City data and may act as a resource as the project progresses. City staff will provide project coordination assistance as needed. Engineering studies and information will be provided solely by City Engineering staff and City consultants. Engineering staff will be available to assist throughout the process on an as -needed basis, with such costs funded directly by the City of Monticello. Proposals will be -reviewed on a points basis, with a maximum of 100 points to determine ranking of each proposal. 1. Demonstrated Capacity and Experience — a maximum of 40 poin! The candidate firm must be a consulting firm or team with proven expertise natural resource based planning. Candidate firm must demonstrate ability to manage information and resources independently. Candidates are required to supply, and will be evaluated on, a general information statement that briefly describes the candidate firm and consulting team, including background, size, past projects, scope, and nature of services. The statement should provide detail on the individual consultants assigned to the project. Please supply information on relevant past experiences and performance. A list of references, including names of individuals and phone numbers and other information as appropriate is required. Representation that the candidate firm or consulting team will in all aspects conform to and comply with the City's Equal Employment Opportunity requirements; and a written assurance that the proposal will not result in a conflict of interest should accompany the proposal. N 2. Project Approach and Organization - a maximum of 60 points Candidate proposals shall include a detailed methodology for accomplishing the scope of work described in this RFP. (20 points) The proposal shall include an evaluation of time allotted to each component of the scope of -work and include an estimated time schedule for each component of the project, based on a start date of May 1, 2008 and completion date of September 1, 2008. The evaluation should also include the time required to prepare the Inventory and Assessment documents and deliverables. (20 points) The proposal shall include a detailed cost estimate for completing the project. Hourly costs for additional time should also be provided, along with any extraneous expenses associated with travel for field evaluation component. Proposals will be evaluated against the budgeted amount for the project (15 points). An Ad -Hoc subcommittee will be formed to evaluate and rank all submitted proposals. After conclusion of this review, the subcommittee will recommend the most qualified consulting teams or firms to the City Council. The Council will review the recommendations and invite the top candidate(s) to conduct a presentation before the Council, members of City staff and representatives of the Planning Commission. Presentations are expected to occur in late April, 2008. The City Council will make the final decision on the consultant firm selection, with input from the subcommittee, Planning Commission and staff. The decision will not be made by ranking alone, but will be based on a combination including, but not limited to: ranking, presentation, proposal merit and other qualifications. Once authorized to proceed, the "most qualified" consulting team or firm will be expected to immediately assist in developing a final scope of services and contractual agreement. The City of Monticello reserves the right to waive any irregularity in any submittal or reject any or all proposals. Any costs incurred by candidate firms or consulting teams in preparing submitted Statements of Qualifications and Experiences are the sole responsibility of the respondent. M The Ad-Hic Committee will receive the final Inventory and Assessment for a compliance review in terms of the original project scope, prior to presentation to other City Commissions and the City Council. All proposals should be sent and all questions and correspondence should be directed to: City of Monticello Attn: Angela Schumann 505 Walnut Street, Suite 1 Monticello, MN 55362 763-271-3224 or angela.schumann@ci.monticello.mi-t.us, Ten (10) copies of the proposal and one digital copy of the proposal are required. Request for proposals must be received prior to 4:00 PM (CST) on April 1, 2008. Late submittals will not be considered. lul ................... I . . . . . . . . . . . . . . . . . "WAL, IJ, Q! iart , MAP XX ................... I . . . . . . . . . . . . . . . . . "WAL, IJ, A WS8Infrastructure I Engineering I Planning I Construction 7, 77, -i.7 m, `r 11: Ms. Angela Schumann City of Monticello 505 Walnut Street — Suite I Monticello, MN 55362 Dear Ms. Schumann: 701 Xenia Avenue South Suite #300 Minneapolis, MN 55416 TeL 763 5414800 Fax: 763 541-1700 Enclosed please find our proposal to develop the City's Natural Resource Inventory and Assessment. After reviewing the information for this project, we know we have the expertise to meet your needs. WSB offers you the following advantages: Expert Staff. We offer you a team with the skills, expertise, and training to develop your Natural Resource Assessment. Our team, led by Andrea Moffatt, has been involved in conducting natural resource assessments and environmental reviews for over 12 years. Our philosophy is to not only evaluate natural resources on a scientific basis, but also to evaluate areas based on the importance to the community. By bringing these two important factors into consideration, we will make your Natural Resource Assessment more meaningful and practical for the City. Integrated GIS. We use an integrated GIS approach from data collection to product delivery that provides value throughout the entire process. Background information will be linked in the GIS maps along with photos of the City's natural resources. Using GIS will assist our team and the City in the efficient utilization, retrieval, and analysis of the information during the project. The GIS information developed for this project will be in an easy "point and click" retrieval system for use by City Staff, elected officials, and the public. Ability to Work Independently. our team has a solid reputation of being able to perform and deliver on projects consistently without placing undue burden on City Staff. The City has experienced our work ethic on all the development reviews we have completed for the City, the Jefferson at Monticello Alternative Urban Areawide Review (AUAR), and the Wetland Conservation Act permitting we complete on behalf of the City. You can be assured we will continue to provide you with the great service and quality you expect without the City having to guide us through the process. Knowledge of Monticello. we know Monticello. We have been working with City Staff, Council, Planning Commission, and residents since WSB's inception 12 years ago. We can hit the ground running and apply our knowledge of natural resource assessment to the project. This will benefit the City by providing a consultant you can trust who will take the time to listen to the community and make certain that this project encompasses the needs and perspectives of the City. We know you will find our staff energetic, creative, and extremely knowledgeable. Please feel free to call me at (763) 287-7196 to discuss our proposal further. Sincerely, WSB &Associates, Inc. Andrea M. Moffatt, PWS Senior Environmental Scientist Minneapolis I St. Cloud Equal Opportunity Employer Demonstrated Capacity and Experience ProjectTeam........................................................................... 1 Experience............................................................................... 2 References............................................................................... 6 Equal Employment Statement and Certificate .......................... 6 Project Approach and Organization Project Approach, Scope, and Site Map ................................... 7 CostEstimate......................................................................... 10 Schedule................................................................................ 11 Appendix — Resumes LIJ 0 c� OVERVIE1,11 OFTROJEM' WSB & Associates, Inc. is a Minnesota owned engineering firm founded in 1995 by Bret Weiss, Pete Willenbring, Don Sterna, Ron Bray, and Bernie Mittlesteadt. As our clients' needs have evolved, WSB's professional staff has expanded to over 160 reliable team members located in our Minneapolis and St. Cloud offices. In addition to providing a broad range of engineering services, we have been expanding our natural resources services over the years to better serve our clients. This has allowed us to not only assess natural resources on our engineering projects, but also to serve our clients with natural resource inventory and assessment services. Our natural resource team is led by Andrea Moffatt. Andrea is a Senior Environmental Scientist with over 12 years of experience in natural resource and project management. This experience has included working with Monticello on numerous environmental reviews and wetland assessments. She has conducted evaluations of maple -basswood forests, aspen woodlands, various types of wetlands, and many other natural resource features. Prior to working at WSB, Andrea assisted the Minnesota Department of Natural Resources (MnDNR) in evaluating Scientific and Natural Areas (SNA's) in Minnesota. She is also listed on the MnDNR!s consultant list as certified to conduct botanical surveys. She will bring this wealth of knowledge to the City's Natural Resource Inventory. In addition to Andrea, our team of biologists and natural resource specialists includes Travis Fristed and Jed Chesnut who are also biologists/natural resource specialists. Our team of biologists has completed hundreds of natural resource assessments of wetlands, woodlands, prairies, oak -savannas, and other natural communities. Travis has been conducting woodland and wetland assessments for over four years. Jed is a recent addition to WSB's environmental team. He has two years of experience in natural resource consulting. His experience includes conducting natural resource inventories, classifying land cover based on the Department of Natural Resources Minnesota Land Cover Classification Methodology (MLCCS), invasive species management and removal, wetland delineations, and wetland restoration. He has also conducted rare plant surveys in the Chippewa National Forest. In A to A � WSB 4- E3 S a go: 4-) a me M U, GIS experts, John Mackiewicz and Heather Bergen, are also part of our team. John is our GIS Manager and has more than nine years of experience managing > natural resource related GIS projects, developing GIS systems, and performing complex GIS analysis. He has extensive experience utilizing GIS for regional planning, engineering design, and high quality cartographic mapping. John has been working with the City of Monticello for the past year on implementing a city-wide GIS. Heather has two years of experience working on engineering and Z natural resource related GIS projects. She also is involved in developing educational programs that ensure that our clients learn the necessary skills to utilize the GIS data developed as part of our projects. Shibani Bisson will also be involved in the project, providing quality control and quality assurance. Her experience working with City Staff on numerous projects will be extremely valuable as we prioritize resources and develop recommendations for high priority areas. With this team's well-rounded Irv, background in natural resource evaluation, GIS, and knowledge of the City, Monticello will be receiving a high quality product that is tailored specifically to the needs of the City. Our full resumes, outlining the details of the team's experience are included in the appendix. Ability to Work While we know this Natural Resource Inventory is important to the City, we also Independently understand the City Staff has limited time and resources available for this project. WSB's team is fully capable of taking this project and running with it independently. City Staff and Council have experienced our excellent project management and follow-through skills first hand when working with WSB on the Jefferson at Monticello Alternative Urban Areawide Review (AUAR). The GUAR project was led by Andrea Moffatt and included managing the schedule, developer expectations, and State requirements, as well as coordinating the efforts of a number of WSB staff to develop the analysis. We were able to manage this project, develop a quality product in a timely manner, and keep the Staff informed without placing undue burden on the Staff. WSB has also been serving the City in the role as Local Government Unit (LGU) for the Wetland Conservation Act for the past five years, assisting the City in obtaining wetland permits for projects, in a manner that keeps staff informed but does not require significant staff time. WSB has the knowledge and experience to independently take this project from start to finish and deliver a quality product to the City with limited City Staff support as we have done with our other projects. ... ....... ............ . No Conflict of Interest Since our inception, we have chosen to work with government agencies and do not work for private developers involved in residential and commercial development. WSB feels that the conflict of interest in working for private developers is one that is difficult to overcome with the general public when working for public clients, especially when land use decisions are at stake. As a result of this focus and the experience of our biologists, we can provide the City with a scientific -based natural resource assessment with no potential or perceived conflicts of interest. EXPEPUMENCEE Along with our knowledge of the City of Monticello, we also have a wide range of experience in natural resource assessments. Our biologists have completed city-wide wetland inventory and assessments, habitat evaluation, and developed City policy as a result of these assessments. These projects have been completed successfully with our clients and our clients have appreciated our knowledge, WSB -2- professionalism, and ability to balance natural resource management with other City functions. More detailed descriptions of these projects are outlined below. .. . . . ......... . Wetland Assessment and WSB has worked closely with city staff, agencies, and residents to prepare user - Management Planning friendly Comprehensive Wetland Management Plans for eight cities in conformance with the Wetland Conservation Act. As part of these plans, wetland resources within each city were evaluated. These projects involved using existing mapping to identify areas to assess, conducting extensive field work to assess these resources, and developing policies for the cities to implement the results. With these projects, we have evaluated the functions and values of over 3,000 wetlands in eight cities in the metro area for the following communities: Coon Rapids Rosemount Lakeville St. Louis Park Medina St. Paul Richfield Savage Natural Resource Assessment for Park Cove AUAR, Minnetrista A WSB This expertise will assist the City in its natural resource assessment and policy development. WSB staff assisted the City of Minnetrista with the development of an Alternative Urban Areawide Review (AUAR) for the Park Cove development site. This site consisted of 512 acres located on an ecologically sensitive area of Lake Minnetonka. The site was unique due to large tracts of medium to high quality wooded areas, proximity to Lake Minnetonka and Three Rivers Park District, and issues associated with storm water management and the transportation infrastructure. Additionally, the City was facing the need to increase development density in the area, per agency requirements. As part of the AUAR, evaluation of the environmental impact on these resources was undertaken. This included completing a number of studies to address traffic, storm water, and municipal infrastructure. This project also included conducting a natural resource assessment of the site. The site contained large tracts of maple -basswood forest of various qualities. WSB's biologists reviewed these areas, reviewed past studies, and sought additional input from the MnDNR. From this assessment, specific mitigation measures that would preserve the woods within a dense development were developed to reduce environmental impacts on the woods. The local residents were also The site was unique due to the heavily wooded very interested in the proposed areas and proximity to Lake Minnetonka, development of this site. Two public meetings with 40-50 residents were held to review the AUAR and the environmental review process as well as review the results of the AUAR. Individual site meetings with residents were also held to be sure the City understood the concerns. -3- M L '"IrAMT11Y for Everton Avenue Hugo This project consisted of completing an extensive study and Alternative Urban Areawide Review (AUAR) for the Everton Avenue Neighborhood area, a 1,500 acre area in west -central Hugo. The site was largely undeveloped open space with large tracts of wetlands and woodlands. With development pressure for residential and commercial development within Hugo, a public input process and environmental review was undertaken to identify development scenarios, storm water management techniques, wetland preservation and mitigation strategies, and floodplain reduction. WSB worked with agencies and landowners in small groups to hear and respond to comments and incorporate this information into the study. WSB also worked with City Staff and residents to generate development scenarios to be reviewed within the AUAR. A number of potential significant environmental impacts were investigated associated with development within the The Everton Avenue Neighborhood area was study area as part of the largely undeveloped open space with large tracts of AUAR process. WSB wetlands and woodlands. biologists completed a wetland and wildlife study. Because the City of Hugo has an extensive network of wetlands, this posed unique and interesting challenges during the environmental review process in the preservation and protection of these resources. A separate study was undertaken to determine the location and level of past impacts to the wetlands. Based on past impact, a prioritization and ranking system was developed to protect the highest quality resources. The development and preservation of the greenway corridor was used as a wetland and wildlife mitigation component for development in the study area, Natural Resource WSB Staff worked with the City of Monticello to complete an AUAR for the Assessment for the Jefferson Jefferson at Monticello development. This 890 -acre site was located in western at Monticello AUAR, Monticello within the orderly annexation area. As part of the AUAR, a number Monticello of environmental studies and reviews were completed, including traffic, water supply, and storm water. In addition to these studies, WSB's biologists conducted a natural resource assessment of the 890 -acre site. The resources on this site were limited by the historical agricultural and golf -course uses. However, the site did contain a wooded corridor on the northern portion. Additionally, this area acted as a wildlife connection between the YMCA property to the south and the Mississippi River and Montissippi Park to the north. From this assessment, specific mitigation measures that would establish a greenway corridor were incorporated into the AUAR to preserve the north/south connection for wildlife and recreation. ........ ..... ..... ... ....... A WSAS -4- '1� AA­41�h. Im Natural Resource Assessment for Heritage Village EAW, Princeton Mahtomedi Wetland Assessment and Ordinance, Mahtomedi WSB completed the Heritage Village EAW on behalf of the City of Princeton for a proposed 200 -acre residential development. The study area had recently been annexed by the City. The site had been historically in agricultural production. However, it also contained a large MnDNR wetland complex with adjacent woodland areas. Along with the other required components of the EAW, WSB conducted a natural resource assessment of the site. From the results of this assessment and the potential impacts identified in the EAW, the City developed a wetland buffer requirement for the The evaluation of the resources onsite resulted in site to protect the natural wetland buffer policy decisions to protect the resources on the site. natural resources. WSB has years of experience in developing and implementing natural resource ordinances and buffer requirements for numerous communities within the Twin Cities metro area, including the City of Mahtomedi. City council members and resident's identified a need to further protect and preserve the natural functions and values of the wetlands that are specific to their City. WSB's biologists worked with the City to develop consistent, objective, and quantifiable guidelines to assess 30 wetlands in the City. Each assessed wetland was placed into one of four management classifications. This classification was then used to define the wetland buffer requirements for revising the City's wetland ordinance. In addition, all future wetland related projects are required to perform an assessment of the wetland if one has not already been performed by the City. Urban Core & Middle At a previous firm, a member of the WSB team conducted a Natural Resource WM Mississippi O Land Inventory for Hennepin County. As part of this effort, over 50,000 acres of land Cover Classification and cover were classified based on the MnDNR's Minnesota Land Cover Natural Resource Inventory, Classification System (MLCCS) methodology and all natural community Hennepin County remnants were inventoried. Land cover was classified via a combination of Department of remote sensing for the developed areas and field checking for the natural and semi -natural plant communities. Natural community remnants were assessed Environmental Services for quality based on MnDNR Element Occurrence Ranking Guidelines. The land cover information was digitized from the field maps into GIS. Washington County Land At a previous firm, a member of the WSB team updated the existing land cover Cover Classification Update, dataset for Washington County since the previous land cover classification Washington Conservation efforts did not assess the quality of many natural communities within District, MN Washington County. These sites were visited and assessed based on the MnDNR Element Occurrence Ranking Guidelines. Any natural areas with erroneous codes were re -coded and assessed for quality. The updated data were entered into a GIS database for use by Washington Conservation District. -- -----'----''- ---'--- Wewould encourage you tocontact our references. We know vve provide REFI— MUNCES — quality work because our clients routinely seek us out to provide additional ! advice and information oonatural resources. Julie Dresel, City Engineer City ofNorth Branch ! 65I.674.8113 Cary Teague, Director nf Planning City ofEdina 952.927.886I Jason Angell, City Planner City ofMinnetriata 952.446.1660 Jeannine Clancy, Director ofPublic Works City nfGolden Valley 763.593.8000 Kim Community Development Director City ofRosemount 651.423.4411 ........ __............ ________.... ..... __________.... ........... _........... __........ ____.......... ______ -Q-^~Ehf^~~~^~FN^ | WSBpromotes uoAffirmative Acdoo9cngroro'~ equal � ^ employment ���mm/r ' �������� regardless of race, mla����c�� --- --'---------------' | age, sex, veteran status, or the presence of non-job related � - D6voicul or mental disability, under the equal employment opportunity requirements of Executive � Order II246,the Civil Rights Act ofI964,and the provisionsofPLy2'58O. | VYSBintends that all matters related *o�6 zc�rudz�c�t ��bno | ' — ----`" �---=^ / to�n��restiug,coopeooatiooaud benefits, promotion, transfer, social clubs | and programs, and all other terms and conditions m{employment befree of | discriminatory practices. � WSB | b- 1= I ppm%] yl , "' I I I rd U12 It M-19 This project will result in a Natural Resource Inventory and Assessment for the NojEcTAPPRIOACH Fx areas within Monticello show on the following map. These areas will include: SCOPE - ----- ----- - Mississippi River corridor Annexation area Pelican Lake watershed in the annexation area YMCA Camp Manitou Known habitat areas for wildlife including wetlands, lakes, woodlands, prairies, and oak savannas Power line corridors WSB's focus will be developing a Natural Resource Inventory that provides guidance to the City for requirements for future development and assists in setting long-term priorities for parks and open space. To develop this inventory and assessment, the following scope of work has been developed. We anticipate further refining this scope with the City Staff upon selection. ......... . ... . ...... .. 11 ....... ... ........ .... ... ........ Task 1: WSB has a great wealth of existing background data regarding the City's natural Collect and Compile resources. This will allows us to focus on more in-depth analysis of natural Available Background features and not on having to become familiar with Monticello. We will review Information this data and obtain existing data we are missing from the various agencies including the MnDNR, Wright County, US Fish and Wildlife Service, and others. Information from the MnDNR Natural Heritage Database and Wright County Soil Survey will also be obtained. Some of this information is shown on the attached map. Historical aerial photos of the study area will also be obtained and reviewed to assist in identifying natural resources and the level of impact on these resources historically. Since we already have these photos back 20 years, we will focus on obtaining data prior to the 1980's. We will also evaluate wn , the information we have from the City regarding land use, land ownership, trails, and park land to be sure it is up-to-date. Based on this data collection effort, the resources obtained will be compiled into a GIS map that is compatible with the City's system. Task 2: Develop Prioritization Process In addition to collecting this information, we also propose to meet with or interview people who have a long history and interest in the community, such as the Mayor, Township Board Chair, current or past Planning Commission Chair(s), Parks Commissioner, and the Wright County Parks Director regarding their perspectives on the natural resources within the area. This will provide us with insight on which resources are more valuable to the community and help prioritize and direct the natural resource inventory efforts. We anticipate using a two-step approach to inventorying and evaluating the natural resources in the study area. The first process will be to use the Minnesota Land Cover Classification System (MLCCS) to inventory the land cover and the Minnesota Natural Heritage Program's Natural Community Element Occurrence Ranking Guidelines to inventory and -7- FIRI M i. -Rol \ z 'CO) - LLI IM co Task 3: Conduct Field Assessment of the Priority Sites Task 4: Develop Goals and Preservation Strategies for Highest Priority Areas A WS8 assess the quality of the natural resources within the City. The MLCCS was developed by MnDNR and others to standardize natural resource inventories and provide a solid foundation for interpretation. This will provide the City with a scientific basis in which to make land use and policy decisions. The MLCCS system has five levels of detail, with Level I being very broad (e.g. Cultural or natural/semi-natural cover types) to Level 5, identifying the specific plant species composition (e.g. cattail marsh) of the feature. We propose to indentify the resources and potential priority areas in the study area, based on collected background data and aerial photo interpretation to Level 3 for all the delineated features in this task. Once priority areas are identified, we anticipate further classifying the priority areas to Level 4 or 5 and assessing their quality through filed evaluations (see later tasks). While it is anticipated that many natural resource features will be identified in these tasks, prioritizing these resources to assist the City in planning and policy development is crucial. Along with the MLCCS data, the second part of the process will include development of a system that is anticipated to take into account the MLCCS data along with quality, wildlife value, historic value, and public value. By using the historic aerial photographs, information about past disturbance and extent of these resources can be identified. Information from the City and other agencies will be used to further refine these values. Development pressure, uniqueness of features, and community value will be factored into the � IATQn will be assessment. able to complete this assessment in an efficient way since we are very familiar with these issues in Monticello. Based on all these data, a ranking prioritization system will be developed that is anticipated to have four ratings: Exceptional, High, Medium, and Low. The natural resource features identified in Task 1 will be preliminarily ranked using this system Based on this analysis, a map of the priority sites will be developed and reviewed with the City. Any adjustments based on Staff input will be made at this time. ...... ... ..... .. .... .. ......... . - ...... ............ .................... . ... ..... ... .............. ... .. ..... .... Priority sites identified in Task 2 will be classified in the field to MLCCS Level 4 or 5. This will allow the biologists to further assess the composition, quality, and functions of these natural features. Digital photographs of these sites will be taken and linked into the GIS database. Based on the field assessments, the extent of the natural resources will be mapped using GIS to determine acreage and location. . ... ........ .......... ... ........ .... - .... .. ... .... . Based on the results of the previous tasks, strategies and goals to protect the highest priority resources will be developed. These could include allowed impervious surface percentages within a subwatershed, ordinance development, subdivision regulations, buffers, greenway corridor and trail locations, and/or recommendations on identifying potential parkland and open space. We will -8- M also recommend goals and strategies for the other areas in the City based on community values and resource quality as well as provide a sample natural resource ordinance for City use. We anticipate meeting with City staff as part of this process. The information from the updated Comprehensive Plan will be used to make the Natural Resource Inventory consistent and compatible with the City's planning efforts. Task 5: The information collected and developed from the previous tasks will be Prepare Final Report, included in the report with supporting GIS maps and database. This Mapping, and GIS Database information, along with the photographs, will be linked to the natural resource feature in GIS which will create an easy "point and click" retrieval system for City Staff and others using this information. Having the information in this GIS database will provide a real benefit to the City by allowing easy access to information that will assist in land use decisions. The results of this and a draft report will be reviewed with City Staff to keep staff informed during the process. Once the draft report is reviewed, a final report will be prepared and thirty paper copies of the report and maps will be provided to the City along with the electronic files and GIS database. The database will be loaded onto the City's system and training provided to key staff in how to access the data. We will also present our findings to the City at a public meeting. Once completed, the City will have the tools to guide future development and to set long-term priorities for parks and open space. ..... . ..... . ..... . . . ........ Additional Services Educating the community, Staff, and elected officials about the significance of the City's natural resources will be important in helping this Natural Resource Inventory be effective for the City as areas grow and develop. Toward that end, the WSB team is proposing to provide up to two additional workshops, meetings, or open houses to review the results of the Natural Resource Inventory and provide general education about the importance of these features. We are proposing this task at no additional costs to the City, if the City believes that this will be a benefit to the process. am C A WSS -9- ME AMENEEM IM 0, A A-7- M, WSB does not charge mileage. A WSB -10- LIA �' Ell V ol zi Based on the scope of work, we have prepared the following hourly cost IOS7 _71s C'.71-INLATT" estimate. This cost is a not -to -exceed cost. Estimated Approximate Task Hours Filling Rate Subtotal > n- Project Manager 1 $112 $112 071 Biologist 5 $68 $340 GIS Specialist 8 $68 $544 Subtotal 14 $996 Project Manager 10 $112 $1,120 Biologist 60 $68 $4,080 GIS Specialist 40 $68 $2,720 Subtotal 110 $7,920 Project Manager 2 $112 $224 Biologist 50 $68 $3,400 Subtotal 52 $3,624 Project Manager 24 $112 $2,688 Biologist 24 $68 $1,632 Subtotal 48 $4,320 Project Manager 6 $112 $672 Biologist 20 $68 $1,360 GIS Specialist 16 $68 $1,088 Subtotal 42 $3,120 WSB does not charge mileage. A WSB -10- El U lam ME WE We understand the City would like this project completed by early Fall 2008. 008 "'R' z"mmu We anticipate starting this project May 1, 2008 and submitting the final report by September 1, 2008. The date for the public meeting to present the findings IL T1 can be flexible and dependent on County and City staff schedules. The WSB team is ready and available to start work on this project as soon as awarded by the City. Itect Background Information 2. Develop Prioritization Process 3. Conduct Field Assess- ment of Priority Sites 4. Develop Goals and Preservation Strategies 5. Prepare Final Report and Mapping 6. Public Meeting A WSB1i Elm L i -"� Andrea M. Moffatt, PWS Fducation: Eyperience: Master of Science in Andrea has more than ten years of experience in project management, Plant Pathology environmental review, wetland management, and storm water Minor in Plant Biology management. Her experience includes wetland delineations, wetland University of Minnesota management plans, wetland function and values assessments, permitting, mitigation plans, Environmental Assessment Worksheets Bachelor of Arts in (EAWs), Alternative Urban Areawide Reviews (AUARs), storm water Biology management planning, erosion control design, and field research. College of St. Catherine Andrea has extensive experience with state and federal wetland and storm water management rules such as the Wetland Conservation Act, Registration: Section 404 of the Clean Water Act, and the NPDES Storm Water Rules Professional Wetland Scientist #1651 Selected Project Experience: Environmental Assessment Certifications: Andrea has led our environmental review team in preparing, DNR Certified - submitting, and responding to comments for over 50 EAWs and AUARs Botanical Survevs including Park Cove in Minnetrista, Gateway Area in Edina, Jefferson Development in Monticello, North Branch Development Area in North Storm Water Pollution Branch, Heritage Village in Princeton, Minea Residential Development Prevention Plan Design in Rosemount, Blue Lake Watershed Improvements in Shakopee, and Installation Vesterra Gravel Mine in Rosemount, and dozens more. Certified Wetland in the development and preparation of these AUARs and EAWs, Andrea Delineator #1034 works closely with city staff, makes solid recommendations to city council, and diligently tracks the environmental review schedule and Associations: follows up on agency comments. Society of Wetland Phase I Environmental Site Assessment Scientists Andrea has recently completed a number of Phase I ESAs for clients. M1 47,11 Minnesota Wetland 0 Wapsipinicon Phase I ESA (41 square mile site), Mower County, MN Professionals Association 0 Richfield Lake Improvements/Lyndale Garden Center, Richfield, MN 2 Vice President ® Grand Meadow Operation and Maintenance Facility, Mower County, MN Native Plant Society 0 Grand Meadow Substation, Mower County, MN Wetland Delineation, Mitigation Design, and Permitting Andrea has extensive experience in wetland delineation and mitigation. She has delineated hundreds of wetlands in the metro and outstate areas for cities and counties. Many of these projects also included obtaining permits from local, state, and federal agencies, as well as designing sustainable wetland mitigation sites. • TH 55/Boone Avenue Wetland and Floodplain Mitigation Project, Golden Valley, MN ® Woodley Street Reconstruction, Northfield, MN ® Buffalo Creek Crossing, McLeod County, MN • Pike Lake Road and Wetland Restoration, Shakopee, MN • CSAR 61, Hennepin County, MN A WSB AMENEMEM A .. �A- IN A Aizchreahl­ 10c )jj� att L L.9 hP'L I � � T Environmental Review for Wind Energy Projects Andrea has completed a site permit application, wetland study, environmental site assessment, and other environmental analysis and documentation for a wind energy project in Mower County, MN. She worked efficiently with the client to provide detailed environmental analysis in a timely manner to keep the project on schedule. Local Government Unit (LGU) Experience Andrea has extensive experience and familiarity with the Wetland Conservation Act (WCA). She has assisted the Cities of Prior Lake, Lakeville, Minnetrista, Hugo, Grant, Sunfish Lake, Shakopee, Rosemount, and Richfield with the LGU role and provided technical expertise in wetland determinations, LGU paperwork, and permitting in conformance with state rules. She also provides training to city staff in their role as LGU. Comprehensive Wetland Management Planning Andrea worked closely with city staff, agencies, and residents to prepare user-friendly Comprehensive Wetland Management Plans in conformance with the Wetland Conservation Act. She has evaluated the functions and values of over 1,000 wetlands in the metro area using the Minnesota Routine Assessment Method, placed wetlands into management categories, and prepared the plan based on the city's and review agencies' needs and requirements. She has developed Wetland Management Plans for the following communities: ® Coon Rapids ® Rosemount ® Lakeville ® St. Louis Park • Medina ® St. Paul ® Minnetrista 0 Savage • Richfield Comprehensive Water Resource Management Planning Andrea has prepared over two dozen surface water management plans in conformance with state statutes and rules. She has worked with public and agency task forces in the development of goals and policies as well as developed implementation plans for surface water management. Alternative Storm Water Management Technique Design and Review Andrea reviews and assesses alternative storm water management techniques for effectiveness, cost, and implementation. She has assisted numerous cities in evaluating and implementing the use of rain gardens, infiltration areas, and other best management practices. Recently she has worked with Rosemount and Brooklyn Center to design rain gardens as part of their street reconstruction projects. N a 711 0 �t 0 00 Bret A. Weiss, PE Education: Bachelor of Science in Civil Engineering University of Minnesota Registration: Minnesota Associations: Minnesota Society of Professional Engineers City Engineers Association of Minnesota American Public Works Association and Minnesota Chapter American Council of Engineering Companies (ACEC) Committees: ACEC Membership Committee CEAM Legislative Committee University of Minnesota Institute of Technology Alumni Society Advisor Experience: Bret is a registered professional engineer with more than 20 years of diverse experience in many types of municipal and general civil engineering projects, including storm sewers, water distribution systems, sanitary sewer systems, site grading, parking facilities, and municipal State Aid systems. He is an experienced project manager responsible for the planning, coordination, design, and construction administration of a wide variety of municipal projects. Bret has extensive experience in providing city engineering services, conducting public and assessment hearings, and working effectively with government officials. Bret's strength is working with his clients to complete successful projects. Bret has participated as the lead Project Manager of many large public and environmental projects including design, review, agency coordination, agreement negotiation, and environmental documentation. : Selected Project Experience: City Engineering ® Monticello City Engineer 1990 — 2005 ® Hanover City Engineer 1996 — 2000 ® Interim Rosemount City Engineer 2000 — 2001 • Interim Shakopee City Engineer 1995 Street and utility Improvement Design Bret has designed, managed, and planned numerous street and utility projects from straight -forward residential developments to State/Federal Aid and cooperative agreement projects to deep trunk utility installations. These projects have included negotiation with developers and property owners, project financing, design, and construction management. A recent project is the CSAH 18/1-94 Interchange which involved a public/private partnership to complete five separate but connected projects with over $25 million in public and private funding. Comprehensive Studies Bret has participated in the preparation of many different utility studies and, through his city engineering background, has also implemented the recommendations of these and other studies. These studies include comprehensive water system, sewer system, storm water, trunk fee justification and rate analysis. Site Development and Review Through his city engineering experience, Bret has completed hundreds of site and development plan reviews. His attention to detail and strong personality ensure that his clients receive quality projects and value. His ability to present findings to commissions and city councils and answer questions of agencies has proved essential to achieving successful project cn tz) nl z AL M WS8 & In' W�7, mil"I Bret A. Wciss', PE completion. Bret, throughout his career, has performed reviews for numerous cities including: • Lakeville • Monticello ® Rosemount • Hanover ® Shakopee Environmental Bret has been involved in numerous environmental documentation projects as the Project Manager for completion of EAW's and AUAR's to the lead reviewer of environmental documents prepared by others. These projects have included small complex EAW's to 900 acre AUAR's with multiple land uses and interagency coordination. His ability to collaborate to find solutions has lead to many successful projects. Public involvement/Presentations Bret has led and participated in many public involvement meetings and has presented to councils, commissions, and other groups on a regular basis. From neighborhood meetings and assessment hearings to agency agreement negotiation, he has the ability to adapt to the situation and represent his client appropriately. A WSB NI 5,11-IDL'u'171 BiSson., Education. Bachelor of Science in Civil Engineering University of Wisconsin kegistrano-n- Minnesota Associatious: Women in Transportation Seminars (WrS) A WS8 E�,perience: Shibani has more than ten years of experience as a municipal and aviation project engineer. Her experience in municipal engineering and design includes water distribution systems, sanitary sewer systems, site grading, street and storm sewer design, park improvements and municipal state -aid systems. Her responsibilities include preparation of project feasibility reports, development plan and contract review, design and preparation of project plans, specifications, engineer estimates, permitting, assessment rolls, public hearing presentations, and construction management. She also served as the City Engineer for the City of Grant. Shibani also has related airport experience with projects at Minneapolis - St. Paul (MSP) International Airport. Shibani has been involved in several phases of airport project development, including preliminary and final design, project management, preparation of plans and bid documents, and field inspection. Selected PrQject.Experience: Municipal Projects: ® Frontage Road Improvements for the CSAR 18/1-94 Interchange, Monticello, MN • Development Plan Review, City of Monticello, MN ® Pavement Management Program, Monticello, MN • Newton Avenue Extension, Burnsville, MN • Eastside Watermain Extension, Rosemount, MN • Water Distribution Modeling, North Branch, MN ® 101st Avenue Street and Utility Construction, Brooklyn Park, MN • Ring Road Street and Utility Improvements, Prior Lake, MN • Various local street and utility improvement projects for the Cities of Rosemount, North Branch, Chanhassen, Prior Lake, Grant, Monticello, Brooklyn Park, and Hanover, MN • Sanitary Sewer Studies, Monticello, MN • Various park improvement projects in Minnetonka, Brooklyn Park, Roseville, and Maplewood, MN Airport Projects: Project Engineer, Minneapolis -St. Paul International Airport (MSP), Minneapolis, MN for the following three projects: • Runway 12R De -Icing Pad • Runway 12L De -Icing Pad ® Runway 17-35 Infield Apron Millis FI-Islect, Bachelor of Science in Ecology Minor: Environmental Science Minnesota State University — Mankato Certified NPDES -SWPPP Designer University of Minnesota Certified Tree Inspector Minnesota Department of Agriculture Associations: Wetland Professionals of Minnesota Society of Wetland Scientists A WSAG ANNANNEEM 1- E,rperience: Travis has four years of combined experience in field and research biology. His experience includes wetland functions and values assessments through the Minnesota Routine Assessment Method (MnRAM), Wetland Delineations and Mitigation Plans, Geographical Information Systems (GIS) mapping, MS4 & NPDES design & permitting, tree inventory and ordinance development, field research, Environmental Assessment Worksheets (EAW), Public Water Works & WCA permits, and water quality research through chemical analysis, Wetland Health Evaluation Program (WHEP), and the Index of Biological Integrity with the MPGA. Selected Project Experience: Wetland Delineations Travis has conducted over 60 wetland delineations for 20 cities and four counties within the past three years. WCA Local Government Unit (LGU) Administration Travis has administered the LGU under MN Rules 8420 for a combined experience of 4 years in the cities of Hugo and Wyoming. His LGU administration has consisted of enforcement cases, proposed development review, and local residential issues. Watershed District & Public Water Permitting/COE Section 404, WCA Consulting Travis's experience in water/wetland permitting has included roadway, stream restoration, regional ponding, wastewater treatment plant expansion, and city facility construction in 15 communities throughout Minnesota. Minnesota Routine Assessment Method 3.0 Travis has conducted functions and values assessments on over 450 wetlands within the communities of Medina, Mahtomedi, and Champlin. Assessments were then utilized in evaluating project specific wetland functions and values, as well as comprehensive wetland management plans and ordinance development. NPDES Construction Permitting/SWPPP Design/Erosion Control Inspection Travis's experience in NPDES construction permitting and SWPPP design consists of many projects for over 20 cities and counties in Minnesota. In addition, Travis has inspected numerous construction sites for various municipal clients for compliance to the NPDES construction permit. Mhll.. PEI F3 ri no BE EC ra.-vis Fristed NPDES Municipal Separate Storm Sewer System (MS4) Storm Water Pollution Prevention Plan (SWPPP) & Annual Reporting Travis has completed MS4 SWPPP's for 16 cities, counties, and townships within the seven county metro area and four cities in greater Minnesota. tz His NPDES MS4 experience also includes developing annual reports and public presentations to fulfill the annual compliance requirements of 15 (7, MS4 permitted communities in the metro area. Water Quality and Quantity Monitoring Travis's experience in surface water chemical analysis, field data collection, and ground water flow specific to projects within the cities of Mahtomedi, St. Louis Park, Savage, and Sunfish Lake. Geographical Information Systems (GIS) Travis's experience in GIS includes many specific project based mapping. and utility mapping for the cities of Mahtomedi, Prior Lake, and Shakopee. Tree Inventory & Inspection Travis has over two years of tree inventory experience in the Cities of Mahtomedi and Shorewood. Well Head Management Plan Travis has worked with various agencies to approve part 11 of the City of St. Anthony Village's well head management plan. Environmental Assessment Worksheet (EAW) Travis has worked closely with numerous agencies in developing and approving the Hidden Forest/Sunset Ridge residential development in City of Monticello. A WSA9 AMENNEMM &. t -a, I- Jed W. Chesnut Education: Master of Science in Advanced Methods in Taxonomy and Biodiversity, Diploma of Imperial College University of London, imperial College of Science, Medicine and Technology Bachelor of Arts in Biology Carroll College Associations: Minnesota Wetland Professionals Association Native Plant Society Experience: Jed is a recent addition to WSB's environmental team. He has two years of experience in natural resource consulting. His experience includes conducting natural resource inventories, classifying land cover based on the Department of Natural Resources Minnesota Land Cover Classification Methodology (MLCCS), invasive species management and removal, wetland delineations, and wetland restoration. He has also conducted rare plant surveys in the Chippewa National Forest. Selected PrQiect Experience: Urban Core and Middle Mississippi Watershed Management Organization Land Cover Classification and Natural Resource Inventory, Hennepin County Department of Environmental Services, MN Over 113,000 acres of land cover were classified based on Mn/DNR MLCCS methodology and inventoried all natural community remnants. Land cover was classified via a combination of remote sensing (developed areas) and field checking (natural and semi -natural plant communities). Natural community remnants were assessed for quality based on Mn/DNR Element Occurrence Ranking Guidelines. Digitized field delineated areas into GIS. Washington County Land Cover Classification Update, Washington Conservation District, MN Updated the existing land cover dataset for Washington County since the previous land cover classification efforts did not assess the quality of many natural communities within Washington County. These sites, totaling over 26,400 acres, were visited and assessed based on the DNR Element Occurrence Ranking Guidelines. Any natural areas with erroneous codes were re -coded and assessed for quality. The updated data were entered into a GIS database for use by the client. Minden Township Land Cover Classification, Sauk Rapids, MN Classified over 8,700 acres of land cover based on Mn/DNR MLCCS methodology. Natural and semi -natural communities were inventoried and natural community remnants were assessed for quality based on Mn/DNR Element occurrence Ranking Guidelines. Land cover was classified via a combination of remote sensing (developed areas) and field checking (natural and semi -natural plant communities). All field delineated areas were digitized into GIS. Blaine Ponds Commercial Development Site manager responsible for implementing the early stages of an extensive wetland restoration in Blaine, Minnesota. Guided a restoration team of up to 12 members in executing vegetation removal (trees and shrubs) and monitored all activities to ensure rare plant communities were not impacted during the removal process. E 01 A WSB or -7 '411FAIUJIM &A­iw'xjw Chippewa National Forest Botanical Surveys, MN Surveyed a variety of forested habitats for rare vascular plant species listed as Regionally Forester Sensitive Species. These surveys required a detailed knowledge of the phenology, ecology, morphological characteristics, and plant associates of the rare plants. EM WSA9 VC! ETA M Jed W. Chesnut The Preserve Conservation Development Site manager responsible for directing the removal of invasive plant species within the conservation outlots in a proposed conservation development. Species removed included common and glossy buckthorn (Rhamnus cathartics, Rhamnus frangula) and Tatarian honeysuckle (Lonicera tatarica). Blaine Wetland Open Space Wetland Restoration, City of Blaine, MN � Directed technician in cutting restoration methodology test plots to assess vegetation removal techniques and efficacy. Responsible for determining optimal test sites based on plant community type and potential for establishment of native plant species in non-native dominated communities. Follow-up visit during next growing season showed positive results of techniques. Pioneer Park Rich Fen Restoration, City of Blaine, MN Assisted with the preparation (clearing burn breaks, biomass removal) and C/) execution of a prescribed bum as part of an ongoing restoration project of 17J this unique wetland complex. The bum included a total area of 38 acres. Fourteen acres are part of Pioneer Park; the remaining 28 were comprised of privately owned property. MinnCan Pipeline Project, MN Assisted with the delineation of 125+ wetlands occurring within the 64.5 mile proposed pipeline corridor. Mapped the wetland boundaries using sub -meter accurate GPS equipment, performed soil borings and classified soils as hydric or non -hydric as determined by the soil characteristics (color, texture, moisture content). Chippewa National Forest Botanical Surveys, MN Surveyed a variety of forested habitats for rare vascular plant species listed as Regionally Forester Sensitive Species. These surveys required a detailed knowledge of the phenology, ecology, morphological characteristics, and plant associates of the rare plants. EM WSA9 VC! 0 ,John -WacklevvicZ, C/) Fducation: Experience: Master of Geographic John has more than nine years of experience managing Geographic Information Science Information System (GIS) projects, databases, staff, and performing University of, Minnesota complex GIS analysis. John has extensive experience integrating GIS with other information systems and utilizing GIS for regional planning, Bachelor of Science in engineering design, hydraulic modeling, high quality cartographic mapping, Natural Resources and and asset management. John has extensive experience in the full suite of _Z' Environmental Studies, ESRP' products including web -based solutions. John has been responsible > C') Emphasis in Hydrology for designing, managing, documenting, and developing metadata for M and GIS numerous internal and client databases. John is experienced in custom �Z University of Minnesota application development using Visual Basic and has conducted GIS training sessions for state agencies, municipalities, and private industry. General Experience: GIS Consulting - John has provided consulting in a wide variety of areas including natural resource planning, emergency management, transportation, water resource, mining, and aviation engineering. Enterprise GIS Design - John developed and manages WSB's internal GIS and has assisted multiple cities in strategic planning, requirement gathering, architecture design, database design, system implementation, database development, and maintenance of their GIS. Mobile GIS - John has experience developing mobile GIS applications to assist field staff with the collection, verification, and integration of field GPS data with enterprise GIS databases. Base Map Development - John has been instrumental in generating and updating base mapping in numerous cities including Monticello, Hugo, Rosemount, Circle Pines, and Rosemount, MN. Utility Mapping - John has developed gas, electric, storm, sanitary, and water main base maps for numerous cities including Minnetrista, Monticello, Rosemount, Mahtornedi, and Prior Lake, MN. Cartographic Mapping - John has produced high quality cartographic maps for a variety of purposes including regional planning, transportation engineering, floodplain revisions, and water resource engineering. He has also worked with WSB's Aviation Group to provide GIS base mapping support for the Fillmore County and Ely Airports. Wetland Management - John has designed and developed GIS based wetland databases for multiple clients. This includes databases containing spatial and attribute information regarding wetland quality, management classification, and location for wetland management plans. John has also designed GIS databases to track wetland impact as development occurs and has extensive experience providing GIS support for wetland mitigation in numerous counties in Minnesota. A Lim WSB n2:11 ANNEMEM Eez Seleacd Project F_Yperience,' GIS Implementation, Monticello, MN John worked with the City of Monticello to develop and implement the City's Strategic GIS Plan. This included developing mapping applications to meet the needs of Community Development, Public Works, Engineering, Finance, and Fire Department staff. The project included integrating numerous base layers with the City's existing information infrastructure. GIS/CMMS Implementation, Shakopee, MN John helped the City of Shakopee find a GIS solution that could be integrated with their Computerized Maintenance Management System. This required extensive planning and development before a final solution including custom applications, wireless data access, and a fully integrated GIS/CMMS was deployed. Mississippi Valley Natural Wildlife Refuge, MN John used ArcView and ArcINFO to evaluate parcels for potential refuge expansion. A natural resource inventory was conducted by means of site investigation, aerial photograph interpretation, and review of land use, natural heritage, soil, topographic, land stewardship, and parcel maps. This inventory was used to rank parcels for acquisition as part of the potential refuge expansion. Wetland and Floodplain Analysis/Mitigation, Golden Valley, MN John used GIS, CAD, HEC -RAS, and HydroCAD to design a dike system intended to reduce flooding in the vicinity of the TH 55 and Boone Ave. intersection. As part of the design, adjacent areas were evaluated for potential as floodplain and wetland mitigation sites using soil, topography, and wetland data, Easement Mapping, Golden Valley, MN John assisted in researching, mapping, and linking scanned easement documents to the base map for the City of Golden Valley. This provides City staff with a single location where they can quickly access all easement information and overlay it with other GIS and CAD data sets, as well as A modernizing the update process. sa WSB on dort.-17. ]��ackievvicz Comprehensive Storm Water Management Plans — John has used GIS as a 7� pre-processor for hydrologic variables to be imported into HydroCAD during the preparation of multiple comprehensive storm water management plans. This included developing geodatabases containing key hydrologic variables, then linking the geodatabase to output from the HydroCAD model, as -built information, and photographs. This format gives novice users the ability to access hydrologic information through an intuitive GIS interface. Training — John has held training sessions for groups including the Minnesota Department of Natural Resources Mine Land Reclamation Unit and the City of Shorewood, as well as conducting all of our internal training at WSB. Seleacd Project F_Yperience,' GIS Implementation, Monticello, MN John worked with the City of Monticello to develop and implement the City's Strategic GIS Plan. This included developing mapping applications to meet the needs of Community Development, Public Works, Engineering, Finance, and Fire Department staff. The project included integrating numerous base layers with the City's existing information infrastructure. GIS/CMMS Implementation, Shakopee, MN John helped the City of Shakopee find a GIS solution that could be integrated with their Computerized Maintenance Management System. This required extensive planning and development before a final solution including custom applications, wireless data access, and a fully integrated GIS/CMMS was deployed. Mississippi Valley Natural Wildlife Refuge, MN John used ArcView and ArcINFO to evaluate parcels for potential refuge expansion. A natural resource inventory was conducted by means of site investigation, aerial photograph interpretation, and review of land use, natural heritage, soil, topographic, land stewardship, and parcel maps. This inventory was used to rank parcels for acquisition as part of the potential refuge expansion. Wetland and Floodplain Analysis/Mitigation, Golden Valley, MN John used GIS, CAD, HEC -RAS, and HydroCAD to design a dike system intended to reduce flooding in the vicinity of the TH 55 and Boone Ave. intersection. As part of the design, adjacent areas were evaluated for potential as floodplain and wetland mitigation sites using soil, topography, and wetland data, Easement Mapping, Golden Valley, MN John assisted in researching, mapping, and linking scanned easement documents to the base map for the City of Golden Valley. This provides City staff with a single location where they can quickly access all easement information and overlay it with other GIS and CAD data sets, as well as A modernizing the update process. sa WSB on I'leather Bergen. Education: Bachelors of Science in Ecology, emphasis on Natural History, minor in Geographic information Systems St. Cloud State University Maw=— FTerience., Heather has two years of experience in the Geographic Information System field using ArcGIS, Arclnfo WorkStation, ArcView, and ArcEditor. She has also been involved in environmental and wetland monitoring. Heather has utilized GIS for environmental impact screening, traffic demand modeling, crash analysis, segment and alternative analysis, as well as high quality cartographic mapping. She has experience building and managing GIS databases, base mapping, digitizing, and spatially analyzing data. Heather has conducted GIS education courses for municipalities as well as private industry. Her field experience includes using GPS for data collection, collecting water samples, conducting wetland delineations, and wetland monitoring. Selected Fir ,)*t Fxperience: GIS Database Development and Mapping Heather has been involved in creating GIS databases, analyzing data, and creating maps for transportation, wetland, and planning projects. She was responsible for creating a wetland basemap for a 40 square mile wind energy project in Mower County that involved integrating wetland database information and updating the basemap with field data. GIS Education Development and Presenting Heather has created an interactive curriculum of GIS education courses. The modules she created are intended to be mixed and matched to suite the training needs and experience level of the client. The education courses are hands on and may be used as tutorials rather than as training courses. Heather has taught GIS to clients such as the City of Shakopee, City of Shorewood, City of St. Michael, as well as in office courses. Alternative Analysis and Environmental Impact Screening Heather has utilized mapping and GIS information for transportation planning projects to assist in determining future roadway corridor locations. She has used GIS information to create multiple alternatives with minimal impact for a new road development project connecting Hoyt Lakes to Babbitt in St. Louis County. She has applied similar techniques to determine the impacts of proposed alignments for the Field Street Corridor in St. Joseph as well as a realignment of CSAH 8 to connect with CSAH 7 and CSAH 9 in Washington County. Traffic Demand Modeling Heather has used GIS to digitize and update the highway network in such counties as Anoka County and Becker County for use in Traffic Demand Modeling. Working from the Met Council basemap Heather created a more detailed map of the Anoka County study area and merged the information into the existing model which is used to determine future congestion levels in the existing highway network. M E IT -leather Bergen Analysis of Crash Data Using information provided by MNDOT Heather has used GIS to identify problem areas in road networks in various locations throughout MN. Heather has applied this information to transportation planning, impact analysis, as well as bridge projects. Comprehensive Wetland Management Planning Heather assisted in the GIS database and basemap development for a number of wetland functional assessments and wetland management plans including the City of Medina Functional Assessment. She is also currently developing the GIS database and mapping for the St. Paul Wetland Management Plan. This work has included developing and integrating data into GIS databases, assisting in managing the functional assessment field data into the database, and linking wetland photos to the GIS database. Wetland Monitoring and Delineation Heather has been involved in conducting wetland delineations and wetland monitoring. These projects have included conducting wetland monitoring for mitigation sites associated with the Chisago County CSAR 23 project and the Golden Valley Nature Area project. She has also assisted in wetland delineations in Wright County. Water Quality and Quantity Monitoring Heather has conducted water quality and quantity monitoring to determine flow rates and conditions of various resources in Minnesota. She has conducted water quality monitoring of the Crow River and presented these results to community groups. She is also currently involved in water elevation monitoring of the Nicols Fen in Dakota County. A WSB 'IN In From: Sharon Pfeifer [Sharon. Pf eif er@dnr. state. mn. us] Sent: Tuesday, May 27, 2008 2:47 PM To: Angela Schumann Subject: DNR Grant Award Hi Angela - Good News! The review panel met this morning and selected the City's project proposal to the DNR Metro Greenways Program for full funding. All reviewers recognized the city's and township's need for land cover data to effectively plan for the 10,000 acre area. We applaud this proactive approach to local planning and especially encourage the City to identify its high quality natural areas and consider ways to protect their many important natural functions that enhance the community. I would hope that I can get the grant agreement to you for signature by the end of June for signature. Please do not begin any work toward this project until the agreement is signed by all three parties. DNR grants are reimbursable only; I hope that this is not a problem for the City. If you have questions, please contact me. WHEREAS, the City adopted a Comprehensive Plan in 2008, and; WHEREAS, the Comprehensive Plan cites the completion of a Natural Resources Inventory as a "Next Step" in achieving the goals of the Plan, and; WHEREAS, the City has seen dramatic growth over the last 10 years and with an increase in population and development comes an increased demand for natural resource information, protection and conservation within the City's Planning Area, and; WHEREAS, the City has received and reviewed qualified proposals for the completion of the Natural Resource Inventory and Assessment, and; WHEREAS, the City is supportive of the appropriation and use of grant funding from the State of Minnesota Department of Natural Resources Community Conservation Assistance Program to complete the Natural Resource Inventory and Assessment. NOW THEREFORE, ETI RESOLVED by the City Council of the City of Monticello, that it hereby approves the completion of the natural resources inventory and assessment and supports the use of State of Minnesota grant funding for the City of Monticello Natural Resources Inventory and Assessment. Adopted by the City Council of Monticello, Minnesota on the day of , 2008. Clint Herbst, Mayor ATTEST: Dawn Grossinger, City Clerk From: Sharon Pfeifer (Sharon.Pfeifer@dnr.state.mn.usI Sent: Tuesday, May 27, 2008 2:47 PM To: Angela Schumann Subject: DNR Grant Award Hi Angela - Good News! The review panel met this morning and selected the City's project proposal to the DNR Metro Greenways Program for full funding. All reviewers recognized the city's and township's need for land cover data to effectively plan for the 10,000 acre area. We applaud this proactive approach to local planning and especially encourage the City to identify its high quality natural areas and consider ways to protect their many important natural functions that enhance the community. I would hope that I can get the grant agreement to you for signature by the end of June for signature. Please do not begin any work toward this project until the agreement is signed by all three parties. DNR grants are reimbursable only; I hope that this is not a problem for the City. If you have questions, please contact me. WHEREAS, the City adopted a Comprehensive Plan in 2008, and; WHEREAS, the Comprehensive Plan cites the completion of a Natural Resources Inventory as a "Next Step" in achieving the goals of the Plan, and; WHEREAS, the City has seen dramatic growth over the last 10 years and with an increase in population and development comes an increased demand for natural resource information, protection and conservation within the City's Planning Area, and; WHEREAS, the City has received and reviewed qualified proposals for the completion of the Natural Resource Inventory and Assessment, and; WHEREAS, the City is supportive of the appropriation and use of grant funding from the State of Minnesota Department of Natural Resources Community Conservation Assistance Program to complete the Natural Resource Inventory and Assessment. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Monticello, that it hereby approves the completion of the natural resources inventory and assessment and supports the use of State of Minnesota grant funding for the City of Monticello Natural Resources Inventory and Assessment. Adopted by the City Council of Monticello, Minnesota on the day of , 2008. Clint Herbst, Mayor F..V§" M Dawn Grossinger, City Clerk Council Agenda: 619108 Consideration of approvin2 the 2007 Storm Water Pollution Prevention Pro2ram (SWPPP) Annual Revort. (B.W.) i 3 1,' 11111114 1 P_V�rri 01101 IN H wof a WE 11111111, 01 1 1 C ' ' In 2005 the City of Monticello was designated as a regulated small municipal separate storm sewer system (MS4) under Minnesota Rules, Chapter 7090. This required us to obtain a National Pollutant Discharge Elimination System/State Disposal System (NPDES/SDS) storm water permit, and to develop and implement a Storm Water Pollution Prevention Program (SWPPP) to reduce the discharge of pollutants and sediments from our storm sewer system to the maximum extent practicable. On February 15, 2007 we submitted our draft SWPPP to the Minnesota Pollution Control Agency (MPCA) for review and approval. On March 24, 2008 our draft SWPPP was approved by the MPCA and we were granted general permit coverage. Our SWPPP addresses six minimum control measures (MCM's) including public education and outreach; public participation/involvement; illicit discharge, detection and elimination; construction site runoff control; post -construction site runoff control; and pollution prevention/good housekeeping. A total of 39 best management practices and measurable goals associated with each of the MCM's are identified in the SWPPP for implementation. By June 30th of each year an annual report summarizing all of our SWPPP implementation efforts over the previous calendar year must be submitted to the MPCA. A draft of our 2007 Annual Report is therefore being presented to the Council for review and approval prior to submitting it to the MPCA by June 30th. A.1 Budget Impact: Completion of the Annual Report resulted in no impacts to the budget. A.2 Staff Workload: Staff spent approximately 80 hours preparing the Annual Report. 1. Motion to approve the 2007 Annual Report and authorize submittal of the report to the Minnesota Pollution Control Agency. 2. Motion to deny approval of the 2007 Annual Report at this time. City staff recommends approving Alternative Action No. 1. Draft 2007 Annual Report USE OF THIS FORM IS MANDATORY By completing this Annual Report form, you are "providing the Minnesota Pollution Control Agency (MPCA) with a summary of your status of compliance with permit conditions, including an assessment of the appropriateness of your identified best management practices (BMPs)! and progress towards achieving your identified measurable goals for each of the minimum control measures" as required by the MS4 Permit. Submit your annual report by June 30, 2008 to: Minnesota Pollution Control Agency Municipal Division 520 Lafayette Road North St. Paul, MN 55155-4194 If you would like to obtain an electronic copy of the MS4 Annual Report for 2007 form, please visit: www.Dea.state.mn.us/water/stonnwater/storrnwater-MS4.html If you have further questions, please contact one of these MPGA staff members (call toll-free 800-657-3864): e Keith Cherryholmes 651-296-6945 • Joyce Cieluch 218-846-7387 • Scott Fox 651-296-9433 Monticello City MS4 Name of MS4 Bruce Westby Name of Contact Person 7632952711 Telephone (including area code) 505 Walnut St Ste I Mailing Address Monticello City MN 55362 State ZIP code A. The permit requires each MS4 to implement a public education program to distribute educational materials to the community or conduct equivalent outreach activities about the impacts of stormwater discharges on water bodies and the steps that the public can take to reduce pollutants in stormwater runoff. [Part V.G.l.a] NOTE: Please indicate which of the following distribution methods you used during the 2007 calendar year. Indicate the number distributed in 2007 in the spaces provided (enter "0" if the method was not used or "NA" if the data does not exist):: wq-strm4-06 Page I of 7 12/07 Media type I Number of media Number of times published Circulation/Audience Example: Brochures: 1 3 different brochures published 5 times about 10, 000 Brochures: 13 different brochures available at City Hall 30/estimate Newsletter: & website Posters: Newspaper articles: Websites:*1 I article once Utility bill inserts: Radio ads: Television ads: Other: Other: If you use your Web site as a tool to distribute stormwater educational materials, indicate the number of hits to the stormwater page during 2007 in the space above and provide the URL reference here: was not built in_2,fn7_ B. What stage of development would you assign to each area of your stormwater education program? (If there ares multiple components for a Minimum Control Measure (MCM) providing the average stage of the most significant components - check the one box that most accurately reflects the overall stage for that MCM).. MCM 1: M Not started r-1 Research M Development 7 Implementation 0 Program fully in place CM 2: ❑ Not started El Research R Development Implementation [] Program fully in place CM 3: F-1 Not started [] Research [Z Development ❑ Implementation [] Program fully in place MCM4: M Not started n Research nX Development El Implementation Ej Program fully in place MCM5: ❑ Not started n Research M Development n Implementation E] Program fully in place MCM 6: ❑ Not started n Research F-1 Development nX Implementation n Program fully in place C. Have you developed partnerships with other MS4s, watershed districts, local or state governments, M Yes [K No educational institutions, etc. to assist you in fulfilling the requirements for Minimum Control Measure I? I.I. List those entities with which you have a partnership agreement to meet the requirements of this MCM and describe the nature of the agreements) (list if level of effort exceeded 10 hours): A. Did you hold a public meeting for calendar year 2007 and discuss your Stormwater Pollution Yes Prevention Program (SWPPP)? [Part V.G. Le] B. What was the date of the public meeting? May 28, 20081 How many citizens attended specifically for stormwater (excluding board/council members and staff)? 1 0 Was the public meeting a stand-alone meeting for stormwater or was it combined with some other [2 Stand-alone function such as a City Council meeting? 0 Combined L_ If you did not hold a public meeting on your SWPPP in 2007, explain why: F. Each MS4 must receive and consider input from the public. Input must be considered prior to 0 Yes FK No submittal of your annual report. During your public meeting, did you receive written and/or oral input on your SWPPP? [Part V.G.2.b. 1 -3]. wq-stnn4-06 Pace 2 of 7 12/07 Z� G. Do you plan to or have you already incorporated any comments into your next SWPPP update? [Part ❑ Yes M No V.G.2.c] If yes, list items: All Pq The permit requires MS4s to develop, implement and enforce a program to detect and eliminate illicit discharges as defined in 40 CFR 122.26(b)(2) in your SWPPP. You must also select and implement a program of appropriate BMPs and measurable goals for this minimum control measure. A. Have you completed a storm sewer system map by June 30, 2008 in accordance with the M Yes ❑No requirements of the permit? If yes, describe how it was completed: ❑ Hardcopy only ❑ GIS system 0 CAD ❑ Other "digital" system: If no, please explain: NOTE: The complete storm sewer system map must be finished by June 30, 2008. [Part V.G.3.a] B. Has an ordinance or other regulatory mechanism been adopted to prohibit illicit discharges or other ❑ Yes M No non-stormwater discharges from entering your system? Ifyes, provide the date the regulatory mechanism was adopted: _. If no, provide an estimated date of adoption: 2008 C. Have you completed the tasks according to the schedule listed in your BMP program for illicit ❑ Yes [XI No discharge detection and elimination? D. Describe any changes in development status or the timeline/implementation schedule provided in your SWPPP? Adoption of ordinance anticipated in fall 2008. oil The permit requires that each MS4 develop, implement, and enforce a program to reduce pollutants in any storrawater runoff to your small MS4 from construction activities within your jurisdiction that result in a land disturbance of greater than or equal to one acre or less than one acre but is part of a common plan of development that will be one acre or greater. [Part V.G.4.] A. Have you adopted an ordinance or other regulatory mechanism that regulates stormwater runoff Yes ❑ No from construction activities that result in a land disturbance of greater than or equal to one acre or less than one acre which are a part of a common plan of development or sale that will ultimately disturb one acre or more? NOTE: Your regulatory mechanism must be fully developed and implemented within six months from the extension of permit coverage.. B. The BMPs you listed in 2006 are checked below. Which of the following BMPs and pollution prevention management measures have been incorporated into your regulatory mechanism during 2007? Check all that apply: ❑ Temporary erosion controls ❑ Added in 2007 ❑ Record keeping for rainfall and inspections ❑ Added in 2007 ❑ Permanent erosion controls ❑ Added in 2007 ❑ Waste controls for hazardous waste ❑ Added in 2007 ❑ Waste controls for solid waste ❑ Added in 2007 ❑ Dewatering and basin draining ❑ Added in 2007 ❑ Regular inspections by site operators ❑ Added in 2007 ❑ Site plan submittal including erosion and sediment control BMPs ❑ Added in 2007 wq-strTn4-06 Page 3 of 7 12/07 D BMP maintenance Q Site plan review and approval prior to activity on site El Permanent stormwater management facility approval F-1 Other: F-1 Added in 2007 F-1 Added in 2007 F-1 Added in 2007 F-1 Added in 2007 C. The regulatory mechanism sanctions included to ensure compliance and enforcement component are in 2006 are checked below. Which of the following actions does your MS4 use? Also, check all additional sanctions added in 2007: D Verbal warnings D Added in 2007 F-1 Written warnings ❑ Added in 2007 M Stop -work orders ❑ Added in 2007 D Fines ❑ Added in 2007 FJ Forfeit of security bond money M Added in 2007 D Withholding of certificate of occupancy M Added in 2007 F1 Other:._„_ El Added in 2007 x0muda, The permit requires each MS4 to develop, implement, and enforce a program to address stormwater runoff from new development and redevelopment projects within your jurisdiction that disturb an area greater than or equal to one acre, including projects less than one acre that are part of a larger common plan of development or sale that discharge into your small MS4. Your program must ensure that controls are in place that would prevent or reduce water quality impacts. You must also select and implement a program of appropriate BMPs and measurable goals for this minimum control measure, NOTE: The MS4 pen -nit requirements associated with this Minimum Control Measure must be fully developed and implemented by 6/30/08. A. Have you developed and implemented strategies which include requirements for a combination of M Yes F-1 No structural and/or non-structural BMPs appropriate for your community? B. Is an ordinance or other regulatory mechanism currently in place to address post -construction 91 Yes M No runoff from new development and redevelopment projects to the extent allowable under law? If yes, provide the date the regulatory mechanism was adopted: _. If no, provide an estimated date of adoption: _. 4/14/08 C. Is a plan in place to ensure adequate long-term operation and maintenance of BMPs installed as a M Yes El No result of these requirements? I D. How are you funding the long-term operation and maintenance of your stormwater management system? [I Grants F-1 Stormwater utility fee FRI Taxes F-1 Other: wq-strm4-06 Page 4 of 7 12,07 The permit requires each MS4 to develop and implement an operation and maintenance program that includes a training component and has the ultimate goal of preventing or reducing pollutant runoff from municipal operations. Your program must include employee training to prevent and reduce stormwater pollution from activities such as park and open space maintenance, fleet and building maintenance, new construction and land disturbances, and stormwater system maintenance. A. Is your MS4 current on development of all the elements listed to the timeline/implementation Pq Yes M No schedule listed in your BMPs for this MCM? Did you complete all the tasks in the SWPPP scheduled for implementation in 2007? ff] Yes F-1 No Indicate the total number of structural pollution control devices (manholes, grit chambers, sumps, floatable skimmers, etc) within your MS4, how many were inspected, and calculate the percentage: ITotal Number Number Inspected Percentage Structural Pollution Control Devices;1 13 0 0 As a result of your inspections, did you repair, replace, or maintain any structural pollution control El Yes M N( devices? For each BMP below, indicate the total number within your MS4, how many of each BMP type were inspected, and calculate the percentage: RN IP Type Total Number —Number Inspected Percentage Outfalls 252 36 14% Sediment basins/ponds 101 11 11% TOTAL 353 47 25% * Estimated quantity - actual to be determined in 2008 annual report. The permit requires that any MS4 that discharges to a Water of the State which appears on the current U.S. EPA approved Ilist of impaired waters under Section 303(4) of the Clean Water Act review whether changes to your SWPPP may be rarranted to reduce the impact of your discharge [IV.D] IN. Have you identified all impaired waters within your jurisdiction, based on the 2006 303(4) listing, El Yes El Na which receive stormwater discharge from your MS4? Check here if your MS4 has no impaired waters: M Do you have a process in place to identify and update your SWPPP based on the list of impaired El Yes Fx_1 No waters which receive discharges from your MS4 as new waters are added to the 303(d) list?? 1C. Have you determined that any stormwater discharges from your MS4 are negatively impacting any ❑ Yes [j] No impaired water(s); for which you have or plan to revise to your SWPPP to address the loading? Provide the following information of the individual responsible for conducting the review of Z:� C� discharges to impaired waters and any associated BMP modifications: Name: Bruce Westbv, P.E. Title: City Engineer, City of Monticello Phone: 763-295-2711 Email: bruce.westby@ci.monticello.mn.us .A''W:4': ':'OL 11,1­11111.jt'c: rr", "0' , ,, , � �'IA 4 1, 21x 1, wq-strm4-06 Page 5 of 7 1107 Z� A. Did you make a change to any identified BMPs or measurable goals that were submitted with your permit application? [Part V.H.] If yes, explain: B. Briefly list the BMPs, using their unique SWPPP identification numbers you used in your SWPPP or C, any measurable goals that will be changed in your updated SWPPP, and why they have changed: (Attach a separate sheet ifnecessary) #9 — Added review of EPA 303(4) listing. IEl Yes EX -1 No C. Did you rely on any other entities (MS4s, consultants or contractors) to satisfy any portion of your ❑ Yes M No SWPPP? If yes, please identify below the entity and for what activities: The person with overall administrative responsibility for SWPPP implementation must sip the annual report. must be duly authorized and should be the person who signed the MS4 permit application or a successor. I certify under penalty of law that this document and all attachments were prepared under my direction or supervision in accordance with a system designed to assure that qualified personnel property gathered and evaluated the information submitted. Based on my inquiry of the person or persons who manage the system, or those persons directly responsible for gathering the information, the information submitted is, to the best of my knowledge and belief, true, accurate, and complete (Minn. R. 7001.0070). 1 am aware that there are significant penalties for submitting false information, including the possibility of fine and imprisonment (Minn. R. 7001.0540). 1 X Authorized Signature (This person must be duly authorized to sign the annual report for the MS4) Westby Bruce Last Name First Name 505 Walnut Street, Suite I Mailing Address _Monticello City 763-295-2711 Telephone (include area code) Date City Engineer Title Minnesota 55362 State ZIP code bruce.westby@ci.monticello.mn.us E-mail Address wq-strm4-06 Page 6 of 7 11,'07 OW a C7 W 134 HW> � 0 OU o 04 r�4 cp 0 �D aE, �, 0 u co 04 Ho 0 0 0-4 In t c in as m co o in 04 � Cl) U i Cf) Q4 co ri) P4 0:4 44 0 (D Lj 23 I Ln P4 W Cf) 0 1 M N 1 x 0 I u r-4 00 W Lr) (D H H Ln 1 (24 Oo u (D n Lo Lj .0 14 � Cl) u W 04 q I M H 0 c) (1) 0 1 0 Oo Cl) w N jj U (N CJ f-D I U-) ul -Lj or. �4 HS �O 0 E+0 0 04 a 0 N H ,q (ff a M 0 ac �0 w fZ4 0 0 H b U cn 4 H a� H co 0 ON �rn 0 U)" �0 0 H N Mrn Lnw W O O 0000 z O O 0000 H O O 0000 wl O O 0000 Q 'r d+ IT d+ er d+ H Ln Ln Ln Ln Ln Ln o Q 0000 a 0 0 0 0 r N N N N (13 N N N (24 a a a a a Ga MMMM mIT d'<r d'd'd'rn 4t 0 P, W U H m J z w° H za aU) z rOONmH(nIVm O O H H O H H H H 000000000 000000000 O O O O O O O p 0 Ln Ln Ln Ln in Ln Ln Ln Ln o O 0 0 0 0 b 0 0 a as a, a a a as ID H N M d+ 11} w r-1+ Ln w r 061 O r 061 (D H NM H MMMMMMMNNNNNNM�-ir-1.--iN NNN O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Q O O O O O O O O d O p O 0 0 0 0 Q 0 0 0 0 0 0 0 O 000000000000000000000 c crd+er�rd'd+d^�r<r�rd+�r�rcrrnd+d+rndid+�r Ln Ln Ln Ln L17 Ln Ln Ln Ln cn Ln Ln Lra Ln Ln Ln Ln Ln Ln Ln Ln Ln O 000000000000000000000 r• a r s • • r r.. N N N N N N N w w w w w w w H H r-Ir-iHriH <rd y l+ 4 V d wwwwwwwMMInMMMM Q000000NNNNNNNe-i r -I ri '-Ir-i ri rvi ,c�rrLn�,.nulLnooOQdoo,-tom,-ia,-s,-,,-i rnrnrn61rn61rnrno1rnm61rnrnrrrrrrr It It It d+ d+ rn rr 06 www�ototDwww w w wwwkDwkDw rn „ H 61 61 01 61 01 61 61 01 01 01 0) m C) m61m 6161616161 N N N N N N N N N N N N N N N N N N N N N N M wtowwwwwwwwwwwwwwwwwww N O 0 0 0 O 0 Cl H H H H H H H H-4 H-1 H H H d+ 0000 Q10000000063 M M M M M MM O 000000000000000000000 d' M M M M M M M M M M M M M M d' d' d" d' er d+ d+ rn rndrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn H HHHr-iHHHHHHHHHHHHHr-I O 000OOOM000000M0000corn 0 rr r r r r m t" t- r r r 1-6l hr r rr r-0 o ,-i,-1 HHHHHHHHHHHHH-iHHHHH Id, d+d+d'd' T dd+ N It d+ IT d+rn d+ N Td"d+rn.T rnN N H O Ln o 00 r H 0 Ln 000 hH O Ln 00 Or N O H H 61 d' N N O H H m d+ N NO H H m 11 NN H NHHd+d+HHNHHIf r-4HNHH'll d'HH Ln LnMM6101M MI,nMM616VMMU1M M61 C71MM d' 11 —,V d+ d' w r-iHHNHHHHHHNHHriHHHN.-iHH N ooQdooQ0000QQoOooQ000 N �-iHHwwHHHHHww�-iHHHHwwHY-i W tx cn m U) X21 H H H 1-1 04 Q4 a a a o � � O�D a Cl) U) Cl) UHHHHHHHC HHE HHHE HE E --4M H zzzzzzHzzzzzzHzzzzzzH � wwwwa'ww�wwwwww�wwawww� x z1:4 Q4' W,OfxP�za SOD aD FX04P,0 H 000000 000000 000000 �C www44r�444U44wP44444444Uaw44w4444U a HHHHHHUIH HHHHHU)HHHHHHU) w � � ��EHXEEEEE� �n'i:4)EE-x w 6 d+ter da cr w O H w w N N O N M 114 V 0000 H OH r N N m N 00 w 00 Ln H 061 m r r MO . . . . . . . . . . . . . . . . . . . M Ln d+r 610161 H m er r M MO H H In 6l Ln In OM 0 N HHd+NN HH tr N 61 HH€nN 0 N H www N wwww purcaorm�+LnLn H rn rrrr ocooH00000 w H rrrr Lnlnrnrnrnrnrrr w 01 61616161 gIOMMMMrrr N LI) d+'ll d+d" Lnwwwwwwww H d MUi U)U) 01M616161M61MM 0 w NNNN rrn cr Ln wr 06161 M N 0 0 0 0 r N N N N (13 N N N 61 0) 0000 CL) 00000000 M M MMMM mIT d'<r d'd'd'rn rn rn rnrnrnrn rnrnrnrnrnrnrnrnrn H --iHH,-t HH i�H�H H 61 O 0HHH HHHH,-�HHwH 61 Ln rHrH d+ d+ 1�1 d'rn rnd'd'Cr N H H H ,-i H Ln Ln Ln Ln Ln Ln Ln H Ln N IT . . 11 r vM . . . . NNNNNNNNN . . N r N N N N . . . . . . . rMM C+)M r M r rh N N N N N N N O 0 O O N O N N H H HHRH HNNNNHNHH Ln !n Ln U1 Lf) LPI M U1 Ln Ln U1 111 Ln Ln Ln d' d' d' d' J" N w w ww w ww owwwwww N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N UUUUU C14 iz'i w U d, Q O HH Ui °°°�°aw°Q4 0 w Q axC4 0o aaaaaaa"a z rz w w w Uw a a 90QaQ 0000 o0oo00oao 00000000o a H 7Qrq�4 CT4WL4G444624C14WCT4r4 wa w+� i p z z z z z z z z z p z rx z O 0000000000 a W UWUH HHHHHHH(7HH W a; >04> mmm U)mmmq.,'m a .10 wwwwwwwQ w>4o U H 44r[= WG,Q UUUUUUUHUQ rn z H0:3:0z zzzzzzzr zz H a Px004w 0000000 ow 5 w 04H04> UUUUUUUaU> is i< a U r O 0)HM0M H000MHMMHd 0 Ln Mr NOM 000QMwwNd'N M r Ln w 01NM Ln d+O o 11 11 di0w 0 N NNNN 61 NHMM001HC-rH H r MN r- (Y) ID H N M d+ 11} w r-1+ Ln w r 061 O r 061 (D H NM H MMMMMMMNNNNNNM�-ir-1.--iN NNN O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Q O O O O O O O O d O p O 0 0 0 0 Q 0 0 0 0 0 0 0 O 000000000000000000000 c crd+er�rd'd+d^�r<r�rd+�r�rcrrnd+d+rndid+�r Ln Ln Ln Ln L17 Ln Ln Ln Ln cn Ln Ln Lra Ln Ln Ln Ln Ln Ln Ln Ln Ln O 000000000000000000000 r• a r s • • r r.. N N N N N N N w w w w w w w H H r-Ir-iHriH <rd y l+ 4 V d wwwwwwwMMInMMMM Q000000NNNNNNNe-i r -I ri '-Ir-i ri rvi ,c�rrLn�,.nulLnooOQdoo,-tom,-ia,-s,-,,-i rnrnrn61rn61rnrno1rnm61rnrnrrrrrrr It It It d+ d+ rn rr 06 www�ototDwww w w wwwkDwkDw rn „ H 61 61 01 61 01 61 61 01 01 01 0) m C) m61m 6161616161 N N N N N N N N N N N N N N N N N N N N N N M wtowwwwwwwwwwwwwwwwwww N O 0 0 0 O 0 Cl H H H H H H H H-4 H-1 H H H d+ 0000 Q10000000063 M M M M M MM O 000000000000000000000 d' M M M M M M M M M M M M M M d' d' d" d' er d+ d+ rn rndrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn H HHHr-iHHHHHHHHHHHHHr-I O 000OOOM000000M0000corn 0 rr r r r r m t" t- r r r 1-6l hr r rr r-0 o ,-i,-1 HHHHHHHHHHHHH-iHHHHH Id, d+d+d'd' T dd+ N It d+ IT d+rn d+ N Td"d+rn.T rnN N H O Ln o 00 r H 0 Ln 000 hH O Ln 00 Or N O H H 61 d' N N O H H m d+ N NO H H m 11 NN H NHHd+d+HHNHHIf r-4HNHH'll d'HH Ln LnMM6101M MI,nMM616VMMU1M M61 C71MM d' 11 —,V d+ d' w r-iHHNHHHHHHNHHriHHHN.-iHH N ooQdooQ0000QQoOooQ000 N �-iHHwwHHHHHww�-iHHHHwwHY-i W tx cn m U) X21 H H H 1-1 04 Q4 a a a o � � O�D a Cl) U) Cl) UHHHHHHHC HHE HHHE HE E --4M H zzzzzzHzzzzzzHzzzzzzH � wwwwa'ww�wwwwww�wwawww� x z1:4 Q4' W,OfxP�za SOD aD FX04P,0 H 000000 000000 000000 �C www44r�444U44wP44444444Uaw44w4444U a HHHHHHUIH HHHHHU)HHHHHHU) w � � ��EHXEEEEE� �n'i:4)EE-x w 6 d+ter da cr w O H w w N N O N M 114 V 0000 H OH r N N m N 00 w 00 Ln H 061 m r r MO . . . . . . . . . . . . . . . . . . . M Ln d+r 610161 H m er r M MO H H In 6l Ln In OM 0 N HHd+NN HH tr N 61 HH€nN 0 N H a Q H Ha zw a04 U � U w z W FC Q� KC a m z H a U? U9 P9 w oa H a H Q w w � fiP4 w d, Q O HH Ui 0 w U rf� mtn Uw a wQ ox wa w a ON O01M HN mcT l 0C`MO NML-H hlOm0 01M NMOH d a W dim Lf) Ln Ln Ln Ln IV a'^T 111MMMMMMLn Lo Ln L0 IO l0 IO l0 a "z, O o o 0 o 0 0 0 0000 00000000 O O 0000 0 w H 00000 000 0 0 0 0 00000000 0 0 0000 O U a 00000 0 0 0 0 0 0 0 00000000 O O 0000 0 H w P o Q III �T a+ c c Ln Ln Ln Ln LC7 NNN NNNN MMMNMONM 00 00MM00 N z < H U1 Ln Ln Ln Ln Ln Ln Ln Ln In Ln Ln M M LET M M M Lit Ln Ln Ln to Ln Ln Ln Ln O a 0004 00000 000 0000 00000000 0 0 0000 0 Ln — aaaaa 0104 aaaa as a 04a04aa as aaaa a CW h w 61 01 61 01 01 .. HHH 10101D 10 O1 LT 0i I0010`t 1O 01 HH ... NNNN l0 0 m O O o O O 0 0 0 N N N N 0 0 O N O O N O 0 0 0000 N NCS G., IO IO ID lO IO HHH NNNN IO IO IO N W W NW HH IO IO 1010 N y+ o dw .. xC} 1-1-q H H H> r4l,,4 cn 04 H H H H as HHHH H1 O Uowp; f); F-4 cn U U U U CA Srt >>>> Ua a a D 4> HPOO w D D O Kc +;C 0S P: P' P' 0 cr, a m > Q Q Q Q >i >4 W W W W 'r 40 H 1-4W0C1 - O � O " w�w� D, � aw mmmm 411 a 004 - a H m HH C^r- 0 0 0o O C7 NC7 H04H04 a a aaaa 0 a �4 W W W W W Q a s oM w 9 4 z H_ CST MoM Ln T aaaaa qq aQaQ NO u zzzz z i L 1 I OCOCOM 1 Q+-7 0 H 0 0 0 W �7t/�I1!CK4j' KC �00�00 0 z 0000 WW0 W Ln MMON a �4 W W Kr MMM<O KC mN P: a zD KD mmmma U) co M m 9 to U IT dT C' Lf) Ln lOHH Ln Lf) 114 eV m H HMLn I.O Ww14wH W H HHHHH Nd'cT HHN C13 ID IO h IO h IO MN a NN I0 I0 N ,� U- 0 00 co 00 M CO Nr-cl, 01 071 01 01 mmM Lf) N N 0)rn WH 10100.100 d' m i3 hCG('-hh t- Ln Ln MMMM 000 1-4MM0m "�Z.a P'., Ln Ln It 11 t0 iyZ w IO Ip lO lO L(1 Mm Mmmm 010101 Cv HH Ori .D124 i-1'-4 HH It H rT<T zJ4 '11 mhh t-]r+r1H r- CI- h Ll01)000 t, 1-S9 H. -!HH N U tO h 000H 010101 6161LOW mm0mM y+HN C -O HU1 r, co 411 U Ln Ln in 0000 01 zT It, hh00 Ln Ln ID MMMHH L.nN Ol OIHH U1 H 0000000101 000101 MM00 0000 MM 010100 010 010100 00 z MMMCMm mmm mm dt If mmmmmm IT IT mcq Mm-T1�11 m a �tI:r �T�T �T�r�T��T�r�rti ��r �'rItr�t IT U H H H H H H H H H H H H H H H H H H H H H H H H R H H 00000 000 IO H IDH OOOHOOHo 0101010/ 01 Lf) Ln Ln Ln Ln mN(N d"J'ct t d'Lr) N IV N dt<TN 010/0101 Ol Ln Ln Ln Ln U7 H H H HU1HLn Ln LnmLnu)LnLnLn HHHH <f a O ?+ N N N N N N N N N N N N N N N N N N N N m M M M N U 00000 h00 [ hrh 000tl-cohO IO IO 0000 N Qw Ln Ln Ln Ln LC7 NNN NNNN MMMNMONM 00 00MM00 N L- Ch V,fl-h H H H H H H H hhhHhCI- Hh r- [,- d'zTW d" H 0004 rnrnrnrnrn mm r7 Ln Ln Ln u) 01010)Lf) 0)0 U)m HH Oto MO) Ln m d'cT IT �T <T 61 01 61 01 01 .. HHH 10101D 10 O1 LT 0i I0010`t 1O 01 HH ... NNNN l0 rGd m O O o O O 0 0 0 N N N N 0 0 O N O O N O 0 0 0000 N NCS G., IO IO ID lO IO HHH NNNN IO IO IO N W W NW HH IO IO 1010 N a dw .. xC} 1-1-q H H Ula r4l,,4 cn 04 H H H H as HHHH Drx Uowp; f); F-4 cn U U U U CA Srt >>>> H r.11 a D 4> HPOO w D D O Kc +;C 0S P: P' P' •r4 cr, a m > Q Q Q Q >i >4 W W W W 40 H 1-4W0C1 - O � O " w�w� D, � aw mmmm 'D a 004 - a H m HH C^r- 0 0 0o 4 C7 NC7 H04H04 a a aaaa 0 a �4 W W W W W Q a s w w 9 4 z H_ CST Om aaaaa qq aQaQ a Q Q u zzzz z i L 1 I OCOCOM 1 Q+-7 o W �7t/�I1!CK4j' KC �00�00 KymC� °O °o z 0000 WW0 W a a �4 W W Kr a m m K4 mGumk a KC W W wC, a a KC a 4 P: a zD KD mmmma U) co M m 9 to �'7''.0 P PHHHHH maaH xzzzH f>aH z pa H Cl) mH Ww14wH W z O O E-A WW0 00000 O OO `tZZO 44F..141FC40 a' ,� U- H zzzzzH DDH 0H0HH :4L-4 H P co m HHP OOOOP W 0404 C4 P4 �4 m i3 P; 00000 zzzzzrx 44 DP U rx 04m04(n co a) 0; O p m Hm a Axa 04a12413404 O O (4040 ?+w>4w0 w W O HPO O O O Q UUUUUQ 0�00Q PUE4UQ UUP;UfkUUP;Q aaQ UUUUQ U z mmmmmz WPPz P;za'zz mmwzwmzwz << mmmmz W U W HHHHHW DOOW <0<0w HHWOWHOWW wW HHHHW XXZXZ> az:E>aUaU> XXMUcnzUM> xzz XXZX> H 4 -x-R H Ol Nm00WH C d MH 00000 OMM000000 000 ooLnoLn 0 O 616th 1Oh 61 tlihl{70 00000 IOm mm 0MHNH Ln Ln0 OOh U1N h O m HNC 0NH U1 d+0001 Ln M Uf Ln0 mN I001 d'hm H Ln t- r- Ln Ln0NNO 0 m Hfl) 0000 IT 'Ir 'In -01 Hct'H co 1O NNMNMIIOM C� IO\OM MHITNW M 10 HHN HIO H0h co mHHI0 H <0N IT M MML- HIO tlt M Ln M NNd^ H N NHNH["` U) H a w ?+ a Qw c H au 0004 Wm U m zPz�DQa KY xa UfWT7QP;Q rGd m z moz zHmW4 a U Hm HPa dw .. xC} 1-1-q H H W r4l,,4 cn 04 P: x O w a Drx Uowp; f); F-4 z 0 w Uaom a D 4> HPOO W m O w H <szw cr, a m zQmHH P Ho MO W H 40 H 1-4W0C1 - O � O z mHl- W I i Qm co 00 H m a 'D a 004 - a U m HH C^r- 0 0 0o zH C7 NC7 CAH UN a �4 ? U W aPKC cl1Tmm z H_ CST Om au H Nu QOhd' H a' H U UaP; a',m z i L 1 I OCOCOM 1 Q+-7 o QW H DHLnIO z z WW0 Hwy aKC �'7''.0 �mmNN �`,3 1.710 wQ (� (Y+ �•....._...... W W CQ Om Lr) tDr-wm0.-3N M'll u) o r mrmm,,O +41MNMMO 0r-4NM 4 Ln a W w wwwwrrrr rrrr r rNNNNNNrNNNN mmmmm m a z o 0000000 0000 0 000000000000 O000O O W H 0 0000000 0000 0 000000000000 00000 0 U a O 0000000 OOOO O 000000000000 00000 0 HW U r 0000000 ratio M Z KC H Ln 3 n in o in :n Ln Ln ra in Ln Un o m Ln Ln in Ln Ln Ln iso Ln in u7 Ln Ln Ln in Ln u) in oR, O 0 0000000 OoOo 0 000000000000 00000 0 H a riNNm N rr r V- C.- C.- H H ci+ El- r- N El r Ln \ a, olat a, al a, a, a! a. C%, a, ai a a`1 a. al Q. a, OF a{ Di acw a O. a, a. PJ a, al wr w n 4r tr d'tlt a' d^ V'v"'<N d' d" 0 d'<?'V+'cr Ct' ' w R$ �i o UILf') U), Lf) U7 u) U7 1-1H1--ir w mmCF) mmmmwwwwH mmwmw m �r 4t N Ln Ln Ln U) U) u7 Ln 000H N 0000000NNNN0 Hi O w N www w w ww HHHN N U tx a, wwN wN w fr 0 UUUUUUU a mm mo Ln C7 coNNNNNN H H H H U a H-_ 0000aoa ��Q404P4aD uuu pDIDDz)(D N N N N N N N wwwwwww H H H H H H H ggqz P7 mmmmmmm OOOH trio too W co ui Ln Ln Ln Ln Ln Ln NNNN N 00 co NNNNN U 0 aoao 0NN Coco 0o o 0000 N H \ x, 2: z x x x rx \.\".\ OJ \ O 0 O 0\\\\\\\ CT o N to M 00 O 0 M 0000000 NOD CDN O t7 DMtl^Ln W wr NrN OD � N NNNN NC1Y(*q NNNN u) N LC; Ln m N H H N H H H N HH d+NO r- W W H 0000000 0000000 Rr r \\\'\\\\\\,\\.\ N N N co m Ln a OOOox H q+ MM(nmromm Ln Ln u) u) H t- Ln ut Ln ut Ln Ln vut Ln Ln cr r- r- r C-- V- c.11 a 3 r mmmmmmm rr r- I-- cr m 00 H N Cl) d^ UI w NM d' HNN Ln r, M C7 z mmmmmmM9 WWWWWWWH M wwwwwww NNNN Lo C4mmmmmmmmmUSLf) wwrNO w H m mmmmmmm mmmm co rrrr-rrrrrrrmm NcDCC) mo N H HO �C M m M m M m m M M M M M m M M M M m M M M M M M M M M M M cr m zzc7ZzzZHHHC7xH a a 4 E 4�r14c4<4<Vd+ 'll crerdT dt IzrcrIt<rd crI p.' U r -i HHHIHHHH HHr-1H H HHHHHH HHHHHH HHHH i H m mmmmmmm 0000 N OOOOOOOHHHWM 00000 O m mmmmmmm MMMM m u1 Ln r -i U)u1 U1 Ln 'd^cr crmm NcrNNN N �t Hr-iHHHHH NNNN O u)ur ri U1 Lfl Cn tS}u7 uy Lt1Hm Ln ul ua Ln Lo U} 0 M M M m m m M m M M M M M N N N N N N N N N N N It N N N N N N U r 0000000 ratio M oolzr0000rr(,rH Oomorn a Q,' N rrrrrr[^^ NOOM O ulLnutululu)u)NNNNO Lnu)oLr) o Ln H NNNNNNCK) riNNm N rr r V- C.- C.- H H ci+ El- r- N El r ll tZ$ Ln mmmmmmm mInNH Ln mmmmmmmLnLoLnLnN mmu)mM m n 4r tr d'tlt a' d^ V'v"'<N d' d" d^tl^ It V^ It 11 ti' -,4 J4 d' d'<?'V+'cr Ct' ' R$ w UILf') U), Lf) U7 u) U7 1-1H1--ir w mmCF) mmmmwwwwH mmwmw m �r N Ln Ln Ln U) U) u7 Ln 000H N 0000000NNNN0 00NON O w N www w w ww HHHN N wwwwwwwNNNNH wwN wN w fr UUUUUUU a mm mo w C7 H H H H H H H H H H H U H-_ ��Q404P4aD uuu pDIDDz)(D wwwwwww W ggqz P7 mmmmmmm OOOH trio too u4� 0 x 0 aaaaaaa 4C4 4 f'r 94 E H cry 0400400'Hcwp wwwwwww z O zzzzzzz m aaHaaaaggqww � a 0000000 Pa wa w 000a4a W W H Rr HHHHHHH W a OOOox > W mmmmmmma a 3 n,s www W r> WW Wa G C7 z mmmmmmM9 WWWWWWWH H p KC HHmHHHE-izzz 0�H ail gag to H Z H wwww4444w0 O 000 w0 H HO u m 0000000H H U zzc7ZzzZHHHC7xH a 4 E CO H H H tx�W�WD�a0k a, 0404404CL4w(Y. p.' > m OOZOOOOMMMOH zZHzZZzmmmr4or4 rx O Ozz W W W Pi O \-O O W UUUUUUUQ q w UU�CUUUUUUU UQ ixu0xC4 04 tx U > mmmmmmmz mmCf) mz O mmWmmmmzzzzmz WmwwWz W U q HHHHHHHW lc'IC4 4 4W (x HH4HHHHO00WHW W H W W W W W FC K4 ZZZZxxz .> 00 00> P4 xxuxzxzuuuoz> PQxmmW> W is 41 p ul 00000000 MH UiWr CT er H N H N IT r N O r m x M to OOMON Ln a00000N CD rNNCOO Ch M1'3 CO, ,a( w, r mm 9N9GO OO Ki+ 0 m u)o O Ln Ln uaNN wNNm rh m NMNOm wor-Mmm wmN HODN M a Nod-irrNLnN rZ3,mNar d' NN N. ,404HIT HN Ln cc)wr w r -i w Ln r°i a n ti 'ry+ m w N O N 0 14,10 co Ln o N N N H H H N m m � W H UE. U i7 WLn Z W�H C U I H aH Cq oWmz Ln LnuiLf) W W W q0 q O W UX HP40 >i I, I, m U Oz m U KCS H lOmmHWU 0HHHc-i H p+r-i aUgwma D4mmmM H H W �H a t7 Zq\ U wMMMm m z x UW H z anti C7Cl) 01-0wPQw z W O O zW m H z m zUp]L7gUw W iriH i Uz z U a H H co O - H H\z4, x4 3 w 0000 a(] C} q H ' rco WH y+H (x X PPOHPQDa> aty,ztx m€xZ HoOoo Z0000 aW H 54 > O ow 0x W H «J0 r;4a w pOHwq WH H0000 wZ m (x z w P: Oo zH m , m UWZWMX ONwNN Pati q O H\ 2; H UN ix \W zasyzWU q W�k4t4t#k r.4 O a mw H m U\ C4U 4:EOWE HgHH< txE-+HHH UW O U XP W H <'T Om 4 umzo4f. x wUuuu m w HZ z q o qW HWHHzWwC7nM HUUUU W M 40 a m\ > Zq �Cx C7wwWx0%�n W UU >i �o U U U U U q q Od w h m m 0 c- hmwM dr LnN 0} H0 N M IT Ln W m m m 0) O O 0000000 0 HH H r-( Hr -I �7 O O O 0 H H H rH H H H H 1H 1--1 ,-i H 1-1 H H H W H 0 O O O O 0 0000000 0 00 O 0 00 U 1- 0 0 0 0 0 0 0000000 0 00 0 O 00 H W H C7 Q lzr a -41 a d a �r <r er r a cr al rtr rr It er c z 4 H Ln Lr) Ln Ln Ln m m m m m m m m Ln Ln M Ln Ln Ln Ln 00, 0 0 0 O 0 0 0000000 O 00 O 0 00 Lr) C4 w a a P a, 04 04 ai 01 04 04 01 a Pr a, w a a, a4 wh w O �( o Hi O Ux w 0 Ln O 00a O to Lnh00oM Z� 00 m Lf) ti'<NMMM Mr( HH W N m 'c14 NNNNNNN HH U w w 0 O M 0 CK cl+ 'll •,' lzv<t' tet+ ON M HH H O N \ H H w zzzz`ZiZZ m 00 It m m t-1 p o Ln h m O 0000000 H Ln u) m M 00 m Ln rH 0) w h O w w 0 c0 M o C, H W W H Ln "It. H M —. Ln w N h Ln Mrn M +,�, ,�-. m mm M w Q w M H N w H NN MC^h r- 00 (N Lnm 0) d H X,,, m m cil 0) r` r- N N N IZ'N IZV ti' V N H M H H to l(7 H m m 0 m 01 0) 0)m O1 a)0)0)(3) 0 00 0 0 00 FF. M M M M M MMM MMMM eM c('c!' I, dr d' Iq tN IV It ¢M C' d' q' d+ 11 11 'K11 d' IT cfr yip dt U ri H H H H HH HHH HH ri HH H H r-1 i o m 0 0 0 rn Lnmmm-mom 0) rnrn 0) m rnrn (N 0) N Ln ri (n w w 0) w H a) 0, 0) 010) 0) 0) 0) 0) Ln M N r-{ H 00H0H HN HH H sH HH O N M M M N M N N N N N N N N N N M M M M U O d 0 <M N H 00000ON r- 00 H O 0Ln Q', Ln Ln IH Ln N 0 M M M M M M N N It 0) 0 Cl) H 0 C• h m h r-{ M dt di '� ll dT cr rH ri 0< m N N H Ln Q} c?1 0) 0) H m Ln w MMMMMG)Ln M HH Ln M Mw (li 01 0) H O w M NNNNNNW H r -( C` H H HM 0 O 0 O N 11 00000ON O Ori 0 O OH (iS w w w H w N N wwwwwwN r -i HN H H HN a U H U U UU N a,r H co a) Q U) m H H H H -� wI > W W0, WW > >> Hd W % H H0, HH CY R P'04 -4 U3 U W a aQ as W W ww mo 0 > a a� as Cl) �m 44w 0 Q MZU Q Q w a� 0 0 W W KC m W U1 H U) m 9 < FC KC U U1 H Z mm MH x Z Z ZZ U7 Q O WWOWI-ao 00 O O OO H .Y. 04 H HHZH0,Z Q5 ZZ H H HH j W chi P3 04 U1 1-� a H r- 04 H H H U] U1 m CO >a r4 0 O wi a,0eHwpEHaKC HE � wi m mM,C N H Z W 3 m w 010, 0,Mr� HH H W W W WH C O H U H w QQ Q 0; o 0; O w w 44w0 U E � Z W i7 O U)mwU)i7W04&1 w WWH O O OOH U) H H w Z w' 0: Z 0, W x P 04 P; 0� tY 04 oo Q wa wOwp°Q Qa aU wpuup U U UU ^. Z WW Ul wwcnw0wmz w U1(nZ co U2 Ci)m 4 ,�yf U ww O Q H fy`9Hr;S`4HHW Q1 H H W H H HHW FC pad �C U U U xrncnU3U� H5� H m0 O 0 w w Ln H w 0 N N m-,•0 H 000 O 0 000 "z., 1-1w Ln O N m N C`Nww Nwrnd'I (N 1-1 dl Lr) 0 Ln OOO O Go 1-4 1-4 m h (7) w wOOLnNr-om N 0)MN m N 000 0110 h 0 M 0) H NLn Ht"M NN m �THI'D r` H 000 C^M H ri dt N d' Mho M M N w H H N H W W U a a w e cn W Ua U3 U3 Z U w 0 W QW WMN[H H U 0x H >4 CMZ W Lo a 0, W > U 4 W D4 H w Z U 'z, a 0 O zHOx < 4 H USW W H W p� •• U U U w U U w� al U P, r 4 Z co W tx H> r a H H Z XaZ�� w <D� +;CSC �H C7 a H H Q H0; � H P t P4 U) U aU wo > w G ,• a Q W �4r4 0, w U) P�Z �Z w a H H 04 4 UH --� (x a P w a H H U OQ H z H mco O Wm t- H off P4HMM 1 aQ w Ha XU)9 U) 0 40 Q1� HO w mo X -mr-WH w H I H U wZ3 H WH Cq Wim-. OW M 1 0 . •>UWQ 0: FyH Htx W}+ 0Q a3 H H rH p'> U1H Q FC0 UMQN WO+H ll ,s NM 0,Q HU C)xg o 01 Px KG W O 0 H rgPS>CW g4 Hw' NN M <M 4QO 00 Z H IH � Z 0:� H wx gC7FCmX E -1m H toLnm 0H pC� � w04 U N Q: U3 Q Ln W < h < w 0j H W :4 t7 - :z0 m 0 W U WU H W 1 EH(q H I 0.7 N U]H ZUIr"'Mr- >PW °Z-,`/-, ZHE+ Q W Wr` s!+ Om Q xH co m r -^ 0<M w.- ••-.•-,oUEF H0 w M m P—Hi4 0r1H 0 QW - O`. 4N W`. HMdmm11Q 'HI �4QQ m w NWO m-� z �q m 44 :vw 0— 4 zn._........-003 1 to ZUU 0 ^-' 04H HmN U w W < W P' U U t1". R; W H H H H 40 > Q Q Q w w w w w w w w w 0 L dO0O0100 0 H01016 6 0 0 0 0b0)H Q6 0)OOiH 016 0 01M0 0)00 0)010 QO)H r - IOM QH N M<r M IO h M M OH N M MJ'Dh MMOHNM SLC MQMN i -H Mcr ID r -MOH 1001 a W HHH N N N N N N N N N N M M M M M M M M M Met+d+ c�<N 31 IT dL m to m m to lD lo\O lO W C, hd -i a HHH HHH H s-IHH H H H H HH HH H HH HH H H H H H H H H H H H H H H H H H H HHH W H 000 O O O O O O O O O Q O O O O O O O O O O O O O Q Q O O O O O O Q Q O Q O Q O O O d U a C O O 00000000000000000000000000000000000000000 Hw (tl HHH IO ID IO ID H w H H H H H H 00110 H 0101 H H m m H H H H H HH ID w H N H m0 w H H H HC7 (� a r a v rra d �r� �r�ra Crtr�rd IT<rITI+e 't.'rd d+<r'll Ird+ vIZV'rcrdT<r<TIr'll I�r<r'r zd, H Ln Ln Ln Ln m m m m m m m m m m m Lp m m u) Ln Ln Ln Ln u) Ln Ln Ln Ln Ln Ln u) Ln Ln Ln Ln Ln Lf) Ln U) U) Ln tf) Ln u) maa c. 00ry0cnOMM mvacnencnacnwwm wmm m mmml-lumm cnaacnCa,cn 000 0oOOboOQOQOQOOOCOOOQOQO000000000000000000 oa, 134 QQQQa aamaaaaazaaaaa as ap�a aaaUzaaD:azza a Ln \ as as as a404a40404PI04a4a40404D4a40404Q404 04 CIA 040414aa,f24041L44aa4a+Q,aa+acLaOea+aa, r� h w 0 Ma cg pamaSlma mmwmmmmmE m m mm04cn mmmH mmp�mHHmXma 0 ata C4 H zw H 2:X a N HH 1 1 1 1 0 10707C#i707C70707 07HHc7MHt707>`.CC MU' 0707 as 0707 FCU O:E 0 124 to z zzHzzzzz sz<zw4zzC4zWzzzL-6OzzaazL�1Qazwzz W aaw a H H H as aaH H 04 H Wr H� HHC H H F-4 WHC U U U U H U HC H 4 HA HC H >L o r rH� AHC rH�HHM 114 ll a�at c H�a�t�ELt�H=>1na�O H > 4t cn H 0W 44 a waaWaO,a04aWazzamza+awaMa4aaWOaaWa,WWa>+a+E_+ w i 0 Hp coo H H H HH U (�(� HQ as H as W H (D U x as U 4QHz aa, a 04M04MM MMMMMMMHHMHHMMzMH,�vMMMMzMMzMMMMHMr� 0 W W W W H W H H H H H H H H H::) � HQ�H H OCH 4 H H H HWH H OH H H H P H1 �C zw rxxa rxrxzzwaiamzwac�wzzH �r OMOM M W tr N H Hc' 1L M O co H Ln Lf1 dI N H h C', N Oo m 0 (N M co d' 0) M Co M N Cl) m M N H 00 h L -m Ln ID 01<rO)Ch 00 H01 IL7N HIDN H o h m Ln N o r- r-clr-i N m .j, h M M m d ID O H H M N o 01M 0 QhHO) O r, N M MM LC) h rlw r N'14,(3)r-IO 01(1oM Ln,.VT lO C` LSH h ID h t`^ CD M O) N OIT a H NH f+ HH 0) H N MH HH H eLLHH H H N H (D HHs-iHr-tHHHHr-IHHr-iH HHHHHHH+-IHHHHHHH H.-IHHr-iHH H.-iHrkH U ID IOH r-N(qH co )o M NMV+ Ut) Ln co M co h (n O M m lD IO U)(1) Nt-LA 0)Ln N ID Nor 14 ID r" It M0)OD H e, a)Ln zr rtr, Mm wto to h Mm HLn �rH h Lr) HLr) O o L')M r- Co Co N o) M Ln (1) N C' N co N V' O ID 0 NNN N N Cl) M M M of 00 N N (N O1Hc4d+Ln0)riH 0010) H N Ln Ln Io N H cr O Ln M N h( M] H H MN h crh r, r- r- c- h tl-hMMMMMM 0)010)0}0)000001-I 14 N N N M M M'7' d^ cr U) Lf) Lf) IO IO NN rn HO H 1HD-i-i-i I hF07 h F -DI -D h h t t h h 1O"a t LO'a t h t h t h h h l-) Dh�rHJ I-)FHat nh f -D LH7 � f'] t� 1'D hH r- co 0) to r -m 0HNM Itmwr- M 010 H N M cr tr to to h m d H N M It m Io C, i)m OHN 010 f` r- I- OQOOOOHHHHHHHHHHNNNNNNNNNN M M M M M M M M M M Id, IV d+OH H MmQ) OOM C6WMMMCA CDMCDMMMMMMMOOMMMMCOMMMMMlAMMMMMMMCO Co 010) d M M M M M M M M M M M M M M M M M M M M M M M M M M M M(+) M M M M M M M M M M M M M M M a r�r�r v ery s� Mrd cr�r�v <r�r<ry It 11 ItIr-.r"rn,'IV III �rcrrIr�rITctI IV't,'ll IVe,1, U H H H H H H H H H H HHH H H H H H H H H H -1,--i H H H H H H H H H H H H H H H H H H H H H NOQ dO0O0100 0 H01016 6 0 0 0 0b0)H Q6 0)OOiH 016 0 01M0 0)00 0)010 QO)H Ln LnN HHHHO)M0)41H 0101010)0)01 Q1MMO1tIiM0)OIH a\U`I 010)0)6')010161H 6)01016)h 011.f) H H H O 0 0 Q H 0 H H N H H H H H N H N N H H N H H N H H H H H N H H H N H N N H N H N O NdaN <r �r d�C'N SrNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN U h00 M M M M Lr- N H H Q H H O H er N H 1r er H{ �r iV0 rh HC` it) h M N t" O Q H 1r N N H Q hO r� NNN OOOQNNOQN0O'll Om NOmm ON Inm cr N O N H N H N NdL 010 m N N O'r NN r-4 r-4 H H H H H' V+N r-HHN v H H N LZS MMM tl)l.C)ln Ln Ml.()LfI Ll1M Lf)Ln 0)010)Ln N0101 Lf)MQ♦0r0)M LnMMMMtt)tn 0)6l to dti to Ln to O1MM H 'll 't d'er cr IV V'll to rn sr cr cr da t t T11" Ter da Gr <i+cr da �iL cr d+eN d��d'<r (tl HHH IO ID IO ID H w H H H H H H 00110 H 0101 H H m m H H H H H HH ID w H N H m0 w H H H >s O o 0 N N N N O N O O O O O O O O N O O O O O O O O O Q 0 O O O N N O O O O N N O O O d RS Cu HHH NNNNHNHHHHHID C^IDNHto IOHHIo IO IDHHHHHHNNIO IO HIONNHIDHH a Mri) w H MM M Ho HH a maa c. 00ry0cnOMM mvacnencnacnwwm wmm m mmml-lumm cnaacnCa,cn H zzzzW WW wWWWwaaWHHw HWWMW WWWO, WWMWa+a,W::)W HHHHHL.IHH HHHHHaaHaaH aHHHH HHF-t HHHH ar Rf H MH QQQQa aamaaaaazaaaaa as ap�a aaaUzaaD:azza a Rl 4 a 4 4P4404P4P 0404Q40404ma04C4a4 04P404K404 04tA124MHa4a4r.4G4U)U)04W0,m 0 HHHHa,oa404124P4 0404 04 "pDDaa tDaaaaaa04 aa, a, H0, 04 04 as aaU04W LP C4 �D�D°D::) - 0nD<!D:D«:- �D �DU:DMM�D Mzz `sD QQQUgQQ zUUQHQH 0 Ma cg pamaSlma mmwmmmmmE m m mm04cn mmmH mmp�mHHmXma WFC ata C4 H zw H 2:X a N HH 1 1 1 1 0 10707C#i707C70707 07HHc7MHt707>`.CC MU' 0707 as 0707 FCU O:E 0 124 H az z zzHzzzzz sz<zw4zzC4zWzzzL-6OzzaazL�1Qazwzz W aaw a H H H as aaH H 04 H Wr H� HHC H H F-4 WHC U U U U H U HC H 4 HA HC H r rH� AHC rH�HHM 114 ll a�at c H�a�t�ELt�H=>1na�O U zQH "DWWW040WWzwa+a+w WH cn H 0W 44 a waaWaO,a04aWazzamza+awaMa4aaWOaaWa,WWa>+a+E_+ z ln� 1:400 fx1x00400a0000OZOHH0 HOOXO 000axiyOOZ0P4C'OE-iO< Hp coo H H H HH U (�(� HQ as H as W H (D 0 QHOQ UUF-4UUU%i4t U 4QHz aa, a 04M04MM MMMMMMMHHMHHMMzMH,�vMMMMzMMzMMMMHMr� U WOtow W W W W H W H H H H H H H H H::) � HQ�H H OCH 4 H H H HWH H OH H H H P H1 �C zw rxxa rxrxzzwaiamzwac�wzzH OMOM M W tr N H Hc' 1L M O co H Ln Lf1 dI N H h C', N Oo m 0 (N M co d' 0) M Co M N Cl) m M N H 00 h L -m C'Ol Oto ID 01<rO)Ch 00 H01 IL7N HIDN H o h m Ln N o r- r-clr-i N m .j, h M M m d ID O H H M N o 01M 0 QhHO) O r, N M MM LC) h rlw r N'14,(3)r-IO 01(1oM Ln,.VT lO C` LSH h ID h t`^ CD M O) N OIT 01[rmw H NH f+ HH 0) H N MH HH H eLLHH H H N H U H 04U z� 04"4 H C7 Q O 04 H> W WW H�D :Z U 0 x Ct) U �G a, W � < m Ln t7 W U H az Ww U x oa a ax HQ w O C� 07a ,a d0= tl a >P�MUWMM H ala1� HD; H>HO4 r4 Ln 0 Hoa WM[urn �rN Q aW W>aa oz >a �4 30 w aWUx aH zEHO 04 Cf) UH' <PF:4Egw Oz� a,w Uwp zzECOUW zR10WW0 C40 a �wa�ryibC 1 X aUwC7E G HxCAfxl HU 1 xz F Q = a aawa U HU' Wa `.s'aa a;3;O a'r4 -U WHHM Ix En M H a," 5 zd'a+ O:D ma; UC4Zz- Q0P4E---HWS ZWz= aam PE -1P W KC iKC Ww CNa a1Q WEi � •' 4HN 0> Q) I4 H HM wzz4U) 07NC4 pHr> —HWgE Ha a > 04 a1 H— UOWHza>Cx\aWHC4Ww0 Q 1 —>q wU 1 Is>z4YFCW3 �OC4aa i z �c0 u> 0 W M � xH�aaHUUWNO C4 o Hz w�YMw UaC7o xDOW Q 1 aMpHwMUo�DH H WH zH<r� W 4w �wM U MG C�IHHHW WwW 1 %u^,4 HUP4 "4HHE+a a 1 0 U H zco x W0WW Uzzzz OM --.WH >MO a:P:OP M POM as ax�xax w zg 'moo K(`,a ZaO'M <HHHHH -^ ID C4 as'�4` HUazz O= >'a�h-a >OzMXMUWMa507--040W Oo zl-i W MMMMH dH 04<WH HOO al0 aUQW(YMH wtR:KC " �rWH UN z rard� ::0 "4 m XM—W I OQ�x = Haaa m W 4OWN a;mWQoatrl r��-M U-1 Om xt7 U�G QQ�Qj W�CE QLniUKC�zRMQC =—ZOuWPOi �a IHLn�Htx>IQ S H a QW WHNGx Q a<Ma,H<HION a'- N\MIO tD ero H;D �'H er LY., r-�HNr� (y'InHNHMHQ= N Uo WQ ZH�-'U ."C' TT MWCs k UH�M OO U QYIH O(� �Cx r� N p W�H KG o > 0 07 01D H d' MID MO MW NMMCON M m0 <N f OhO NM r C w co OINMOH � a W �Lt mm In lD 0 Dr 'r dmf 10 m mmrn mrnrn 0) W H O O O O O O o 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 0 U a 0000000000000 O 00000000000000 0 0 0 0 cc 0 HW Z9 H Ln Ln Ln L!i lf) Lft L() tf1 Ln Ln N L(t Lf7 Lt) N Lt) Ln Ln In Ln lf) Ln Lft Ln LC1 Ln tfi t.!) Lf) Ln L() Ln u) Ln Lf) O a 0 0 0 0 0 0 0 0 4 0 0 0 0 O 00000000000000 000000 0 Ln a 04aaa04aa04a040404a a a aQ104aaaaa0404a0404 a04aaaa a a4 r W 0 ID H✓ 4t H 0 U 04 a 0 �r m U 0 � 0 Lit N HHHrH H H H H H H Ln U O H Cl. m M 1N M W cr (N Lf) 0 11 H Ln NN tO IO ID <44 H H H M(.. ID N Ln dt co \o r m m ko ID rr -,4 IO If?li7 ID C^ r h O M M rnmITd t 11 O co N d, d' m m 0) m r -i w d h0 NMMMMMd�6t)IONr-{M rM h M I9 DO O) D DNNNNNm f f) NNO7mNNLfI L.C1 tI1 L()L(1N NN hhMM,-i rl W 4D 110 r r r- I- ," HH r H HH aH iH ri D rriD Drr 00000m m Lf) MMMMMM H F1 F -D t7 h FD Fo t FD FD f"7 F] h h m U) Ln Lf) Lf) Lf) Lf) ID ID w w ID h r r MM(nMMM h HNM,*N Ln w r- co a),.i O Ln),o N ZV"t Ln Ln Io W O O N N N M'Z' d' ON 0)C`hm0:) m HHHHHHH HrH w r MM cf' w w Io IO ID to m m m 01 0) m 0) m WWO)MMM LC) H Q)01010)01010)0101010)00 01 mmmmmm0)QV QZ CalO Ol Ol O) mm 01(3)0)0) 01 d M M M M M M M MMM M d M M M fn M MMM MMMMMM M M M M M M (n M a <Nd d d �Md V'q'V'It �T It It'of 4 3 Ct Ir <Nd d d Vl ti V° dT d"dt d'lzr d U HHr--IrHHH,-4HHHH,--fH H Hr-iHHHHHHHHHHHH HHHHHH H H 0101 r -i 010101 O1 rH Ot 01019101 0) 00000000000000 000000 0)0)Ln 0)6101 O1 Ut 0)0161 Cri 0'1 0) M H M H M M M M M Hct' H M H M(NMNMN HHHHHH H 4HHMNN N M nMLlMlf Mlf)M nLnLnMtf) MLnmLnmLf) O M N M N M N U 000rrhrhr H1-100 (N 00000000000000 000000 l9 di NNNNNNNNNOOMM N L!)Lf)lfI Ltt Ln Ln tf)In Lf1 Lf1 Lf'I Lf)Lf)In Ln m Ln Ln Lf)Lf) O r-jHH,-tH_4 Hr-IHNMt+r H hrt11hhrrrrhrrrr rhrrrr h N 66 M M M (n M M M M M Ln to O) m Ln 0)010)0)0)0)01010)0)010)0)91 c1 0h 0)0)0191 H rH T j,H ' t di V -1, 11 ZV dl 11 14 11 d' dl <N V' VFW tl' d' ct' It IT C11 dT '-41 'M IT tl''lM N RS HH rH H Hr -I H r -I H HMNN D (3) 0') 0) CR 01910) 0) m 0)Q 0)(3)m 0)01010)0)0) H jy 00000000001-400 N 00000000000000 0 0 0 0 0 0 O RS W H ri H r -i H r -i rH r -i rH H N lD i4 N ID UI ID to to l9 iD ID Io w ID ID to ID ID iD \6 ID tD ID H Q4 HH H a Uta mtn nmcnm mua as a ,-1-- Ww wwWw Ww 0404 a HKi; HH HHHH HH 0404 a -H as 44.14 as z mlz 0404 as 0404 0404 MM CO a ° �tD����w LW ��tUU U 0 mU) tnCl) LOCl) tnmzHHH � Q) t�0tnc' OOOMOOD4 U zzwzzzzWzzscL8� �+ ly axtxapWrr 0 O 0 z U WW,DWWWWQWWx04aH a H H H Cf) P 04124tn04040404tna04HWW W H H H H H H H H H OO 0000 000pxfy l P� x xxtxx x xtxHCxx(xt) x z 9 x H H O 00000 0 00 0000 0 0 0 O H O UUzUUUUzUUUUUQ U 4 U U) We Wo+wzWzWOMOW074 wWWwww U H 04H-4%,HQ4H00 HW4HHH(4Hw 0.4wawaww W a a R x w444arZ3w:3:w4Xawa* wwrT wM44M x rxxx UUU H ONLn(I-mHMh+HMxMNlo H O f ON nOrO Mr COQ 0000000 O iDm OlH �mmIDHNMMLCY tf) 01 t11 N'cMh Qt MIO NLf)N Ua di e`N O)M OMOWONW r- 0 0 0 M M,H m O) M It N H ID M M h N ONH Dd MHL)N Ln tM HN MO MmM DM 0) r-lHHH NHH N MNO Ln MM hG'HHd*rmd" Ln Ln ,-f lO Ol ON N O) Hr H O N m HH h H LncM Ea W UCf) Hxz a wWzUW a ui Hwa a H WLn W H Wp ri Cl) aH W4 4z awR—.�wW o w pq .• <M 040 1 H z U w Wa `��Q r�H 9� ; W11i Uo cn � p f7)w H fxNawH x L8 3 �C rxXa 9 z wm>1O co ;,4 z cn Q4 < aw �-i HOW w z sx w cx H z WvWmH i� HHf�ZQ",x Utx w ' cn a aW X CxW�D Oaaw ZM 04 w Cl) co H WH wZP ozr4wmQ4a Bial >Uomu H O as zH 0oCCIO) cttUYxf7l� 1�tx�MOWOa W W U-- n4 - #Z4zo><MD4 04X04>04H 02: Cl) tan CHIP < d+ O m >-4-0—m >4 - -� c4 ra O Z-- C 0 QwrLr��lm1:4N`.w0110NFCFCxC7�r HN 0 to 04 cn D WQ x~JH—MXHrH�--w04W 0 < o rte"' C3 0 U C7 C7 01- Ln lD h COO) 0 H NM rr LnlDh 00 til 0 11 mt"m w rw a W mm m mm 0 O 000 000 O O r -i H a Z rH rH H Hi q N N NNN NNN N N N NNNNNNN W H 00 O co O O 000 0 0 0 O O O 0 0 0 0 0 0 0 U a 00 O co 0 O OOo coo o 0 0 ooO0000 H W -r d t+ cf cf d 'r Vv d d <T cr t �T ct cr d V It 'r It cr Cr z H Ln LST Ln Ln LSI Ln 321 Ln LC) Ln m Ln m Ln Ln LI) m to Ln to M Ln Ln 004 00 O 00 0 0 0CDo 000 0 0 0 0000000 a Ln \ a a, a a, a a, a, Ci+ a a a, a, a a a a04 a, Q4134 04124124 C� h Cu O >+ o E-+ > =0-- H 1 Q U cx w O cr Ln a M cr ri 000 I € L W r` h 0 N W 00 co M Ln Ln H t+ ^N Ln Ln W Lo W Ci mm al W O 000 HH OD h W IV NNNN(N H NN h O -- \\\ NNID 0) N N NNO0000 0 wLO m 0 d+ CO CO co r`hh rn rn H m(n It cr 'p It Cr CSI tD N N N r -L H r -L rH r -i 19 w iD m W to t" tr 114 d' IT r -i r -i H 0) a) N -- H H H ri m O dt tt It tr VN I, ' T H rH H I- H r -i h W to Ln Ln t' '` dr tD H m rH H H r -i H rH rH C^I- co Ohm M 0 0)0)0) 'T N LO Cl) co m OOOOHri ri Ot m 'cr 10 to t+ 'r 0) 0) m V C cr H 0) 0) h C- 0 0 0 0 0 H COM co MO) m O) r-hh 0)0)m 0 W 0) 00 00 0000O MM M mM M m MMM CIMm [r M m rnm ! +t•�+s,T a t' d X11 T t cr t It IT <T dr er IT Cr It IT IT '.T < It t' t V U r -i H H H i H H rH rH r -I H ri r -i H H r -i H H H H ri H Q00 0 111 -11 0) 000 0)0)01 m m 0 0000000 I'DH DH r- r•i m NNN MO)m m m N MMMHMM,� HN N ditr N HHrH NNN r -t ri Ln mLS)rnmMtnm O NN N NNN NNN m N N MNmNMNN U 00 O 00 N Ln r-4 1-4 rH NNN O O 0 0000000 tT t' Mm N H 000 NNN M c}, Ln mLC)mmmmm 'torr cr HH H 0 NNN r -i H ri N t4 h Ell r, r- t- hhh (D llf mm 0\ Ln U) Ln N NNN Ln Lr) Ln M 0) 0) O)ma)mmmm r! d" cT dr T r ttf r -i r -i H H H ID l0 H H H LD w w H r-1 0) 0) 0) 0) 0) 0) 0) m 'r 0 0 O 00 N N 000 N N N 0 0 0 0000000 a44 1p l0 l0 Hr -i N N Hr -IH NNN H kD lD lOwwwwww 12 a w 0444 H t)a rn r -i\ Cn tom) a+ U at w a, >w a, H al a, a x H ao a v oo o mCf) uy Mw 44 cf) U uur) a o �x � U xxx z r Q04 W �� 2 W �tQ1L8 O z : w 0 a H 141104 a a a Cf) H 10 xm 994 x rncncnKC xC4x M H wa Lll a, EH >4 33H H 1 a 0404E HHHH W 4 W Z HO to = = 0 < WwW0 <F:C<O 41 x U .1zP H Pr rn p�D �DEH 04P+04H Ow M %i < w �H } �H W p Csa Ctl Cu w W w x a, Ea fH E UXx H ��xx 04 H x x040404 a0 x0404 E-+ Hao H 330 M 04174040 o 007 O GHQ a xxQ U O 00on UUUQ U U P HWHQHWU U WIZ H HPZ M CI, PPPZ MMMZ M m W WZWOLWZM U x4aw EW a 1:414 H W OOOW HHHW H H W P4 Os H04 HH �C Uwe �D wat> Q XXX> 5 CT+3Waft,3 x04 UU Uo COO CO Ln 0 (q Ln CO WLD M Ln 0 t' 0 rHO hHmOt0 hNm r`• Ln O Ln ri O oomo w w d Mdi N r`0m Q -1 (N O mom l0 O ID LSI It lO LD COH 10 O Ln LU H["`Ln O)WM ONN ri N CO N O Ln HM m0)M r` h H c.T NMrHM NM h C'^ h H M t+ N M m rH H M N moi+ M lD r -i cr (N rH l,0 lD H rH H M O) W t7 a s U a, IC4 Q W Z u) x i7 W amw 0C7 a', Z a Ln (i) — w w U 3tLa CL,Z Ux H a r-1 �4 O Z 3 H CQ CO H Cf) W •• x W H Cz xW Ha H a W �r 0— Com H 4 ><P Q a m a x04 Wxw H CL Na wU mw x Ox a, ri W W a x> 1 1 C7 "4 Ea r-1 UU w E-1 {n H 3 1+ Z H H W x H x H H O C x Zm m co O w <W xUH U Q Q U331 WW H cn E-1 WH U �✓ 3H UO< Z Q i W M0)m HW xQ 0 o KVP Z a Hxw HU o� x a Z MaU U 04 a, H >4 co Xwx E- EH U 04 H04 x-.4 M 00 Z H a ate. U Q Ey --H E E Cl) 0 a a04 E-+ C O U N x in a+ Ln Cr} 0.--. M FYI a 'Z U-. x U Z a H O n rs a � r U} aa H y o FC r OU) H a QO 30 x U Q cnco ao N cn, O O QW x KC cnm E Lna a< r.,w H wW HWH - 04 H H m I ZQ 3 ar x aU wm a as x--.-- 044 3 x <o > Q x x O h h h h FO O OW co 41 Ori NM Ln Vf wh 00010 H N m lzr Ln 0H Wmwh NM c+ Ln wh l W H H NNNN NN N N N NM M MM M M V' It M M M M d�H It cr 't, 'll a z N N N N N N N N N N N N N N N N N N N N N N N N N N N N N (lq W H 0 O 0000 O O 0000000000000000 OOO O 00 a 0 O 0000 O O 0000000000000000 OOO O 00 FUi W HC7 Q 'r d4 d't'll a+ �4 11 r<tl ZV -,rrrcr 4r<r<rdT�r<rc ZV ctaT�r b dd 7 d H Ln to Lf) Ln Ln Ln Ln Ln n !) L! f n n LL) f n n n n n L n n Ln Ln Ln Ln Ln Ln 00, O 0 0000 00 0000000000000000 000 0 00 a Ln \ a a aaaa as a a a a a a a a as a a a a a a 040404 a as F14 r- w O• �i 0 H ✓ #k H1 0 U D; a 0 Ln o 124124 P Px Cal 0 0000000000°�gQaa N HHHHHHHHHHaazzt-+H rnrn 0000 W n QQZQZQZQQQ FC KC�CKCFC�FCFCKCFC WWCQm W WW U h H MM 0 00 H H MMi-1H HH M M M M M M M M M M M M M M M M 010101 \ \\ 0 zi, d Ln Ln d' <t+ u) Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln LS) Ln Ln Ln Ln w w w h co O h h N N M M 000000 0 000000000 N N N N M Cl) W i-) NNM(n H 010)01 \ --I- (n I'D WWWW HH NNNNNNNNNNNNNNNN MMM Ln Ln Ln 0 w NN(In M hW w w w w w w w w w w h h W 00 0) 0) WWW CW COW M Ln hhhh MM -di ct+di cN 11 Vl etiy+d+ It,14 dT jl ict WWW N MM H O 61 0101610) 00 0000000000000000 W co W 6) 010) K(' d' M M(nMM 'j, '41 mIli, 'IT 'll I'll Vt dT It rM tl' MMM M MM a 1�1 nr IT-r14,lzr a,'31 Ir�rI�rItIt-T 'll It I�vIr v tea, U H H HHHri HH H H H HH H H H H H H H H H 1-1H H H H H rIH O O 0000 00 00000 O O 0 6)00 01 00 LO M Ln IV IT d'd" 110 Q0 MMMMM N H N Ol mIt+ 0) 6)r - M H OOOO Ln u) wwwww w Ln w r -i Ln Ln H HO O M -11 M M M M M M M MMM M M H M N N N M N N U H ri riO 000 N N N N N O N O N O N 'll 00 0 hh a' Ln N 0000 00 O W 0)[t cN 00000 W O" O rN O Ln Ln Ln H NN h 'I (qMMM Ln Lf) N,di i, N L!) m Lf) Ln LC)V, Ln N Ln N M hhh H HH N 'Z1 Ol Lf) wwww w N 6) 6) 01 0) Ln Ln Ln Ln Ln o) U) C) Lt) m M 0)MM H Ln Ln H d� Vi d'd'�i'd� d'd' cr dl di di c4 -f H H riH,'H THd'H d'di cN d+ di di (C3 01 w MMMM Hr -1 HNNriHHNNHHNNHHHH CF)Mm H ww O N Hri riH 00 0000000000000000 000 O NN aN fs+ w N N N N N H H H w w w H H w w w H w w H H H H w w w H N N H\ a a w O � < wwww 00 a ZM wQ; W W W W zz a a Hw O rZ4CT4Pz 44 HH W W a M HH Lu G. HH WWWwWWWWWWUWMWUW Q W a o a aaaa w pq UUUUUUUUUU UzU U WW U �a H w a z aaaaa wa �04��04� I�RD Hy�w�Cwa 1:14 0U) MMMcocoMMMMMzMOcozU)4 Hr�aF:� co � N H 1 1 E -i H zzzzzzzzzzHzUzHzH E-4MEH 0 O H O U)Cl) O HHHHHHHHHH H H HO 9 O Ga O v H z >S>>H WWH > W N WzH O L7P M H HM W P P: 0S PS txt4 WWWWWaQQQaHQ- QHQ a0 � O WPi x' MWWWPi .D- DP'. as a a aHHHHHpaHQZHo.HQ: Oz HP; a Dx 00 a O x x 0 UUUUU<r <<<w<C 1:4Wt�O O a� O H Q H Ga Gu W w Q U U Q H H H H H a a a a a a a a 04124 Q U U U Q U H U w z 0000z ooz xxxxxwwwwwowawowz MMMz co zz U 04 OL Q: PS aP;W P4P;w wwwr�wwaP'040'04D� 'P'0Q;D:P'w HHHW H wW W> w aaa04> PQP> >y h ✓ >>i4Pla0iaaa,3:PaaQA>41 � Ua a U O)dl 0 H O h O co 1-011, 00000000000000000 o M N M O N tl' MN O wO 1°0 h cf•O d+ Wh W LCI N NM N m I-MNWhMO WLn OM O r- LO 0 HO O H�4Ln 0 WOW 0w0N14, MNWOHNNHcvH (NNMM O MO cH co Oh wO-T NHM N H w m Ln dl w M m M H cN w m El-C)C) Ln WhH W 61 w co MMr-I h Ln Ch HW hMHIIWMNN hNd f MMH w W O H HH V�HH O HhH wHh ri M z a a w a 0 O M W w H w HH mMCf) mcnU) aoM HM o mo wo w P: M x MUQ zzzzzz P:z z a W aU a <Ct) I Ma' ,mow" H H H H H HWMM M W W a H Cl) PiH WLn w .' 0f zCY< wQ zzzzza zW H �Q Qa arli M O UWE-iWa OOP: MOOOOOHHHHHHWQH41:4 Ufx W �" W HFCH P;0 WHHHHH Qaz HW W O UH FCd a .14 HQHQ 0010 Hppppz000000H0QOa Wu trFC i O z ZgH<Z z Q HKCFCFCFCHHHHHX0.1wZMH IC4 w MW < •• x �o WXazH Ha E+ H ppppp O O O aM a U- a� z P)o > W W?+p UWWWwo�FC��CFCKCW,�.Wa)WPl a H H(x zr� � Hz0 00000 0 0 0 aH �0 PSz W O W W o zorxw H H z\\\\\0) 0) C) 01 0)\61\01\(3) U z H ry' m (4 H WH O H<r C7'.I.'U,zw P;>m ZHHHHH00000HOHOHO Zo OX -91 H (x ty' M Q: W H M MMMM\\\\\M\M\M\ O o I'] U Ga W a m HM Asa�yr+ 4U >w\ C*a\\\\\hC`�hhh\h\h\C', MN \U 00 H U) H - zQMw 0NNNNN\\\\\N\N\N\ Q (7U P;'zz UN D' z #t '>1 ",'�,"(1'P'+ di '�' 1 HHri-{HMMMMMHMHMHM ',N'„ C4 Hzz U-. 04 O MH QW\Ww wo W 1 i l l i 1 1 1 1 1 1 1 1 1 1 1al Wh \r�r� <,v o M KCU wz4zH rx- N phhhr-r-H HH HHr-Hr-Hhr-I PSN x 1 L 0 Q W z mu W Q W H o\ a\ P O O M\ zQ `rl'. a' CDWCDO -f Ln �-' 4 L "Z' F6 <o > O � a a x x Om a a w U Hw H C7 Oa C, O� �.4O H� H s U a O ar Ln a O N H A ttl aa4 ma m0 4444 0 ar H N 0 m O1 0 HI N m NN N N N O O 00000 O O 00000 N N N N NN N O O O 0 00 a o O O O 00 dr d' <N d' d' IT 'll -,4 ai Zr ,r V Hi ri r -I H r -i r -I H H Ln Ln Ln Ln Ln Ln O 0 0 O 00 a cn Cl) umaa� FC4a H a a a a as O N N N 0 O 00000 H N N N r -f H r -i Hf Ht H H O U U W \.m Q4 Cl) H UH U X I HLxa aro m HH rn a o HU Hw li Ln \ m Ln O d d N H tx a N—N W O m -- X 4 u O Ln Ln w H N 0 O KC a 0 rn m O c HH Hi iO 0 H 01 6t m O N \ rr H N dr N Ln Ln Ln 0 0 r r -i cr d' w N m O rr H m m 0) O) (7)61 Q M M M M MM w PMH a a 0--Z= Ln U H H H H 14 i s O U U 9 1.6 a a O U IV !n Orn�Orm Ln Ln lO m Ln Ln Ln N N NN N N N O O 00000 O O 00000 d' d' dr IT d' IT d' Ln U1 Ln U) Ln Lf) Ln 0 0 00000 (D 0 O 0 0 W r H r m d M HtM000 0 H Ln MmMM n M It 1.11 000 N lb l0 l0 tD l0w H H N N N N N r -i H m dr Ln LCI Ln Mn m d' d' d+ IT d' m O) 00000 m M dr d' <N d' d' IT 'll -,4 ai Zr ,r V Hi ri r -I H r -i r -I H (D 0 O 0) 0 00000 r H m m H N N N N N m M M H N NNNNN dr M dr m N NNNNN r N N HI H 0 1-4 H r -s Hi ri N N N O O N 00000 H H ri Ln N Hl NNNNN m Ln Ln Mn N m Ln Ln Ln Ln Ln cn Cl) umaa� FC4a H H lD lO lO H H r -I H HI r -I H O N N N 0 O 00000 H N N N r -f H r -i Hf Ht H H WLn U U W \.m W Cl) H UH U X I HLxa aro HH z a N HU Hw Cl) W rx m ',Zra UO A;QH 'f> W tx a N—N H �r a X 4 H W WwW Cx w FCO r- s 0400 a�\mmmmcn�aama)mmm KC a a C4 -< zU Cl) FC rx I 1 m m w c- wmorx I O % i a O Cz 1xmMHH{H HHr-Ir-4H+HiHH Hi 0 z aza rHn w a OQHH zom '11 O I kt PW1 U\\Ui M Mn M M M M M M M In In W O F4 H CX< W mz W 04m %Z 00 O\O HHi\, Ha -I Csa U HCxoHOH HN H W co O WQH U H a H b w PMH a a 0--Z= Ln mmmmmmmmmmmmmmm -K�O ZH P Cl) mmmCl) r07 W Cf) aQ U H WWWWWQ U wWz m UNH xrxaM4rxZ a4 H OI HHHHHW a H Qa* W\ W HHHHH* U\ tYrU \ Q`,a KirU H N M rH m lOr m 0) o H N m dr wu7wkD I'D 110 �arrrr-r-, N N N N N N N N N N N N N N O000OOooaoa000 OOOOOoaOOOOOOO dr III dr V V V 11 tl`d'd'dr Vd'd' Ul Lrl tf) Ln tr) Ln 111 U1 Lti Ln in U) U7 Ln 00000000000000 P. a a a a a a a a a a a Pa P, mmmmmmmmmmmmmm rrrrrrrrrrrrrr 00000000000000 I I I I I I I I I I I I i I 111m In Ln m m Ln Lr Ln Ln Ln Ln 4f7 Ln HHHHH HHH Hr-{HiH HH M M M M M m M M m co M m M m h m m M m M M m m M m m m co .rrrrrrrrrrrrr N N N N N N N N N N N N N (N HHHr-iHHHI r-1 HH ri 1-1 rrrrrrrrrrrrrr Ln Ln Ln Ln u) m m m m m m m mm N N N N N N N N N N N N N N M M m m M M M M M M M M m M 00000000000000 d'dr 1-11 1-14 -,4 IT d" 14 Tdt-•4 r rVr dl Jl d"d d' 11 d"d'dr t V -V 11 dr ra11HiHHHHHHI-gHHHH 00000000000000 H ri H H r -d H H ri r -i r -I r -i ri Hi ri N N N N N N N N N N N N N N m M M M M m M M M M M M M M O H H r -t O rH M O H°I HI N 00 r -i NOOOHHHINOON,vmO m drr r -i HfHHU"1NHd"d'd+ r-iNNNMMMM1O Ln to Ol 01N dr dr dr d' W d411 dr 1d'd+dr Hi H HiH HH H H H H w H N HI O O O O O O O O a O N 0 0 0 HiH{riHHtr-tHHr-iHNiDlDri a �C wWwWwwwWwwWWwWO ZZZZZZZZZZZZZZE-H 00000000000000 xxxxxxxxxxxxxxP� 124 04 a a P, a a as as a0 wwwwWwwwWWWWwwQ aaaaaaaaaaaaaaz HEE-EHP PEH-+iw-IPHE--4PPHEE-> ,l lD r 0 0 O 000 O m co r- wlO 01 V3 Htn LnOOrdl Lit to OtOrOr-I Ul N d" O 0 lO Ln Ln0 O Ln OIM Nr drm w9IOHiMMMWMWMNMHrM 0 d' Hi r m 0 rN0 O O N* r-* O\O rt' CO, r r r r Ln m (qLC) (lqlO -T, 00' O1 H lO N tD Mr -i Ln 0) IT Or Mm d'Hi NHLnMmNwm Hmm6m m M H dr d' M r H H r -i H Hi W Hi HI r -I Hi m O � 00 m �a.wHr.� m cn Cl) umaa� FC4a H >4 rY,C4 u w WH �D POH0 IX H©W WLn W \.m W C� UFC UH U X I HLxa aro HH W P4 U HU Hw r4 1-1 FC -0-4— m ',Zra UO A;QH 'f> W tx a N—N mm000000000000 �r X 4 �HH WwW w FCO r- s 0400 a�\mmmmcn�aama)mmm KC a a C4 -< zU Cl) FC rx I 1 m m w c- wmorx I O % i a O Cz 1xmMHH{H HHr-Ir-4H+HiHH Hi 0 s Z Z HQ zom '11 O I HF -4'4(); P,'O U\\Ui M Mn M M M M M M M In In C/) O F4 i;G H CX< W mz W 04m %Z 00 O\O HHi\, Ha -I Csa U HCxoHOH HN H MM000000000000 co O H <a U H a H b U '\U PMH go 00 0--Z= Ln mmmmmmmmmmmmmmm 0O ZH P ca WO 4=-t 0 FCO HGF a <; rq w(N\ WH P Q 4 aNHONM W00000000000000 UNH H ax 0C4 4 JXHM W W\ W I I H alalrnmalmrnrnrnmrnmmrn U\ tYrU \ Q`,a KirU m< Wm U i t w, Um U N m d"ra aHr-i HI HiHHiH Hi Hr-iHr-i H{H <,t Orn `. G' H W w ().' W N , i .-� w HI Hi a -� ",-4 H N N N N W -.„\\\\.\\l-1 .--\\\\ O m\ QW zC-) H U)n e:L, UN HN HH HNN K4 NN 'Z Hd'dr dr dr d'dr dr It ni d It dl dt 14 UtO w Jy W QW H H H H l0 i CLI Z## #t#t 4t=tt 00000000400000 r4 0 rte'' :4 x x x x X z 2: �-r OO H Ln l0r 0100 1-10 NM di coLn to c, mCDHN M vz"Ln 4H w r rr r- r- 00co 0000 00 mm 0000 co (1) rnm al mal a z N NN NN NN NN NNNNN HariH NNNN N NN W W O 00 00 O O 00 O 0000 0000 O 00 u a O 0 0 0 0 00 00 O Coco 0000 0 00 H w Ea CD R <r Nal HH It k0 MLO ri OOOO NNON N Ln Ln z 4 H Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Lo Ln Ln Ln 004 L�i O 00 09 00 OO 0 0000 0000 o OC Ln \ a w CL f24 04 a! 04 01 {-L1 ri ai Q, QA iii a4124 of a7 0104 Wr f, H r HH Hr-{ rnrn D HH -4 wwwo to mm O u O 0 H 0 0 00 00 N 0000 N N N N N 00 to CL H HN HH L9H wV7 N HH HH NNNN N 010 �o Cf) OtU Ul Cl) (yi UU UU Cn co (p U) H (n 134 H Id " up HW' wH U' C7 w HHHH p[ -i E -+p a P4"s H O EazHaw 1 2z Ocn 5 zz U h UUUU 04 Ho, -I. -IW O U Ix RW HN HW HWw gyp; HH H PS4x'G:lk "RRR::) 04 (Y— 0 Cw OX U) W RR w WWww RRRR <r aa, W W xv3 as w Cf) V)(nm 0000 cn 0 04 a HH HH U HH 0 r H H cn zz as a 44144 r-{ 0 H Ho U cnu3 0 moi yam w ��c rd+1-41rn U na,� U zzzz mca+'Zr :PEHH H14 HI, N pD 0 IC4 lDr H HH IH ,- o as H W r L2l Cnm H w rLn00 00ca00oa o Q+ 04 U r U a m Ucna UU,-a 00 LD w d+ If 31 'r 7t 'll m 04 04 d H N HU3a ON 00 C HOr-iH 0000 Ch R R < U 0 M SCC) OlH LnH atm \ MMMm 0000 O tO 10 .^i ON Ln Ln Ln0 NN r MmmM 0o00 031 mm u 0 'll LI) l0 C> k0 NN \ 1 L 1 HriH H r HH cry H Ln Ln Ln mM Mm riH 1D a,'9KC9 0900 m 009? LD dm <r to 0)M CO Ol Ln wrm ma10)0 Ln 00(71 i0 OLD tO iO LnM a)m m 0000 000H N- mm H 01 011 OI OIm m0 0000 m o}al of Ch Coco m mm < m mm mM MV' mrn M mMm(n IZrd' M mM a It a 'r It c I'll �t IV r a� dt 'cr sr 'j, 'IT U H H H H H 1-1 H H H 1-1 H r --I H ri H r-, r -L H H H r -L H a� WD4 �C C7 W Oz wzR H H H H a� �Hfx 04-1 hOw a --4X RW zUW U3 a 0 -- MOO -.,-.toOO x aHH aH 4 H 0 OO 010) 'rrn 00 C7 0)0lrnrn HHRH al HH k0 r-1 H m al �r m H H ala\ M 01 SN dt It It M H r -i 9 H oar+ 09 Ori Oo zU HariH Ln Ln Ln Ln N HH 0 N 4N NN cV M d'd' R MMMm NNNN N NN H U H r0 00 OC .11 <r LI) H H H H r[ Mr N d rY aE- O Nal HH It k0 MLO ri OOOO NNON N Ln Ln N ria) riH <rI-i hr 0 NNNN HHCgH rt rr ill L�i Ln m H m m Ol (n mm N Ln Ln Ln Ln Ln Ln Ln Ln Ln a) CT BC H co H Ln Ln zv -t m E \ t x W E{xE� I_gPcn W0 G' aG<rcrU7 C i H r HH Hr-{ rnrn D HH -4 wwwo to mm ? u O 0 H 0 0 00 00 N 0000 N N N N N 00 6 CL H HN HH L9H wV7 N HH HH NNNN N 010 a Cf) OtU Ul Cl) (yi UU UU Cn co (p U) H (n 134 H Id " up HW' wH U' C7 w HHHH p[ -i E -+p a P4"s -\pp "-R EazHaw 1 2z Ocn 5 zz U h UUUU 04 Ho, -I. -IW O HKt', RW HN HW HWw gyp; HH H PS4x'G:lk "RRR::) 04 (Y— 4)4 04 Cw OX U) W RR w WWww RRRR m x aa, W W xv3 as w Cf) V)(nm 0000 cn 0 04 HH HH U HH 0 01 R', W, Q4 L14 cn zz as a 44144 fl, P4124124 U cnu3 0 moi yam w ��c U na,� U zzzz RRRR :PEHH H14 HI, N pD 0 IC4 0000 0000 as H (� L2l Cnm H w HHRH 0000 Q+ 04 w O U a a Ucna UU,-a QI wU)U)In+-f rT444�14rra 04 04 d a HU3a WW9 Hcl) E NSC co(ncoco9 R R < U W zaH UUP X W E Wwwwp zzzzE-L H U)Ui E-+ 00 HHO 4,O O wrwww0 00000 O u a Ld0H 4,D4E-4 114 0P xQ1p m OOOOP HHHHH a COP cry E -i < H w Gu 04 p C4 ry a C'4 tri m m U3 W z z u a (X 004 Lx O, P� 04a H 04044 04 r mco Cl) M(4 W HH(1' H 1140 0 H 0 H H O U) 0 w www 0 ,=3 O 0 2: 4 IQ UUQ FOUR 494 O UUUUR cuuuuR U HPR U W 04�z MMZ aaU)Z an,Z o, cncncnmz zzzzz m OOz Q � uu> u atn� � � � a UUUU> -3< i1 i E d N0N It OD CN rOr O�H<r 0 0000NN0 N00'll Nw Ln 000 00 Oto CO O r-3 r-400000 411.0 N alr 0 OOd 0 Ln Ln0 mom Ln co coN0 O NNmm V' Ln N mLnCI- Ln cf knm N U) 00 cr 00lD cr 1- t- Ln 01MM 0 Ln Ln N NkD NN Nr of Hwr H N k0 Ol ri lD r r -L N H H H N N N N H a� WD4 �C C7 W Oz wzR H H H H a� �Hfx 04-1 hOw a --4X RW zUW U3 a 0 -- MOO -.,-.toOO x aHH aH 4 U7 C7 m m H a z cc HH 9 a z zU 004 -`� HH mmNN ,Rrt. C4 O UUw 9- mis; R 00\\- O O H zR - UP,a <W W I -,-n n a W�� v H°a`) aE- NN 1 v rCc=,W maw 0 �� rr xHco E-+ ,=t# H a E z z n n H WH>i UM-- Uc4FG M 1 O O U) c# cn W O U BC H co H Ln Ln zv -t m E \ t x W E{xE� I_gPcn W0 Waco aKC aG<rcrU7 C i zP.'a 2: C-14 a<G E -L f�R 0 vp 04u u E 0I 04P 44 w° a zac n Rai co R cooua r4�4w H Id " �G�tx HW' wwmU:3: 0 U\ 04U -lR aaq WUCf} P4"s -\pp "-R EazHaw 1 aC<r Ocn M-- W D� Uzz zm L zcoU3 z Ho, -I. -IW O C) RW HN E+zH HWw 0Lnw 0 W W Ow to HaH 0 L tn\ Z Q (Y— 4)4 04 Cw L 04 W � cx+ w 0040 > z z O 0 0 0 0 04 H a� WD4 �C C7 W Oz wzR H H H H a� �Hfx 04-1 hOw a --4X RW zUW U3 a 0 -- MOO -.,-.toOO x aHH aH 4 0,--q O H co O) to C` N M d Ln 110 CO h 171 O 1-1 N M IT Ln aH W 0 0 m0)g10) O O O O O 00 0 r -i H H HH a 'Z, MMNN NN M M M M M MM M M Cn M MM M W H OOOOOO O O O o O 00 o O O O OO 0 CHEW a 000000 O O O 0 0 00 O O O O 00 O di d' 11 zr Ln Ln 111 Ln Ln Ln Ln Ln Ln Lf) Ln Ln Ln Ln Ln U) Ln Ill Ln Ln 0CN 000000 0 O 0 0 O 00 O O O 0 00 0 a Ln \ at IZI jLI a4 t7•{ al hY�Y � a a a w 0401 04 PI a al �" Q4 Fy Ri wh w O u7 5wO H> :it HI O U D4 a O w Lr n U a H 00 C7 o O H 0 OD w 0 H N N --I- N 1 i LO 00 iY) W HH0000 0 d' ? H Ln Co N MM U NNNNlD 110 CD Co (7) m co E-1 H 0 H \\ w H 00 00 CO Co H s -i Ln 0 01 Ln O m \ N Ln Ln a 000000 0 h i.() iD H \CO w M H to I I w HH HH: --E 14 Ln ib O1 0 M Ln0 00 N O Ln Lo to lD l0 i0 10 110 (N d' h r- 0) \0 d' ^•, 1 \\ H N N N N N N co O Ln to M Ln N H Ln M d1 d1 4L' M M It d1 �T d' N LO Ln H (N O 0) LI) d+ M d' h h O r`- h h r- 0 O 0 H h N l0 COO Ln M Ln co i0 lD Ul H 00 00 co co O 0 O) 0 01 O Ol 0) 0) 0) O Co OO mo) 0 l< MMMMd'IT M d1 M d+ M MM M cr M M MM d+ a d d cr d dj �r d' da d' d d' d' d, <r d' d' r d' d• d U i i 14 H H H r r 1 i H r -I H H r-1 r -I ri H H P M M M M M ll O) 000000 0 O is C11 0 oM 0 m O O) 00 O H H i 0) N N H H 1 Ln 0) 0) H 0) 4 M €n M Ln M Ln N H H d1 Ln M M H H M H H H O O MNMNMN N dl N N M d1 U 000000 H 0 H r- 0 0H H O 0 1-1 HH K4 Ln Ln Lf) Ln Ln Ln 0 It O N h H 0 0 N N O O 0 0 hfl- hrl-t'^C^ N m N H co HM h H U) N N N It N kl M 0♦ 0) 01 O) O) Ln H Ln M 01 M H N M r -i Ln N N (N d' d' d' d+ d' d1 d' d' dl <r d1 d• d1 d' �r d+ LU m o) M M M M H H H ,-i Lo, H H 1-I H ri H H H H 5v 000000 0 0 O 0 Ln 00 0 O o 0 00 0 Pia w t0 l0 t0 to low H H H H i0 HH H H H H Hr -I H H K7; C!7 H O �O C14 O a U cwn a Q D4 H 0 x (n H Ww HH U aw H O W C7 as H w a w W H cf) Q,, CU) a t~L; m ,�, Mi a a a U O H cd CL c a O w x rx O u H 0 z W W t H > O W w C7OH 21 O H H H H z w a a ll� 04 t74 C4 04 z z 124 rj i HX O H ix (n CL a O H H S (x 0 00000 Q a, O (nx0 W rryi O H aH W 1-1�)H1)Q a H U a, w .Y,HQ w U 7 U FG �(Z) Ki U wzwowoz H cn w z O<Z O M cA w W z a U WHWHI:eHw a G H (16 W 0-Iztw w' H H aaW w Kr wzwawa* as w H O m* a H UU* LOOCOONLf)H 0 O h O 0 0 0 0 co O d" h LO CO d+ 0 Mhd'd'LON CO O) H 000 0 0 tr r-1 HON O 0 M H d' N H C^ O H LD Ln d+ 0) O Ln Ln Ln O 0) U') 0) Ln O M 01d (Y)Mt10 MO 1D co N O 10 LnMd' 0 O Ln N HMLf) O h Ln Ln o 0 H d1 H N l i 0) H Ln d' O N lO O d+ tt) H tv) N M a z U) z H0 O ON z co � a H� O 4 O Ex -+O Ln arrl I a, H0 U �U w(140 Kl �Q 0 OH HQ "ri r -i 1 F4 4! <r'T'r z Q U U H O CI? PQ w K4 •• ;N M 04 w C1) H a 'Z, M H (n a a a zw Al H a Q `-'CO M = H H �4 CY, z R+ w w a H z w as o x m cn�:) O H Oa CQ L7 O z aW c) a-- U I ct)W zO < UtD >H xKit U fxH PCo �H cna! am wW Za C HPC f3+H q x HZ t�-104 D4 M Ln M z� O K a Kt O �> t� H z a a C� w a Ln Zr �� aO zH m wca MM -4 H MW Ha wr�� QM UH zQ "til UN C4 a z I EKG p I U Q zo \ Ora 2a1m Ln U\ W H Ha %ioa 4> Uz M 'r+-- wH w\ mar 0z2 \ <,t 0m +7 Faw WN w wo HO r3z n00 W Z2� WHH t<r o caw a WU z\ UN zH QW wH LSO a\ x OKE www HN CTi\ Q H 04 PN W QM WHO w`-' 4 "„�d� m ,SCA xwf24 HM U w w ,'21°" H H .D W w rt KG U ' o H H x '.' 0 > W a a 04 C4 Q. U) m V) ct) c!) co m ON Wi'�OO\Or-INMVs MUDM�i'MOHNr-mm ID C` HNOD 0)0M 11114103 aH W -I.-ir-ir-INNNNN NNMMMMMMNNN M M V' 4, mm ct d' 'cN -N d1 It M M M M M M M M M M M M M M M M M M M M M M M M M M M M M O M M M O O O W H 000000000 00000000000 O 0 000000 U a 000000000 00000000000 0 O 000000 O o (D 0 H w H0 Q It It C' rtr C' fit 11,<9"�r ds C, C'C'C, �r erC sr cr C' �r tl" C, 'd'd, 'rz C� C'cr da Kt i --i Ln m m Ln m M Ln Ln U) Ln Ln Ln Ln Ln Ln m Ln L() Ll) LC) Ln LST Ln Ln Ln LS) Ln 411 LS) Ln Ln Ln O 04 000000000 00000000000 O O 000000 O 000 �-+ Gni a a, O, a ai Oi 01(3i 01 a 124 Q✓ al a 04 124 al a, al a' 04 14 a, ai Oi 04124 04 124 of 13,12, 04 wh w 0 kD H1 O U C4 a, 0 d Ln O N r- 0 O W h WW000 Ln U MM\D hhmLn it zll t'm N 1-4 1--1 MMM c`, MC'0 H m01Olmrn01mmCil Ln IS)UTLnML(1Lnmmm1.41 00 M 0)(3)NNN0 O OO 0) O OOOOOOOOO MMtn n n nln n 1MM h M C, 11, m CA 690 O c`'1MN HriHHHHr1H.-i i-hC`hf`hr,hC`^hr- t -i C` 0)0100030 O MM d, Lfl Ln Ln tlT to Ln Ln Ln Ln hhhh[`•hhhC^hC" H ,-i NNNNNN H 010)Ol H RHHr-iRriHHr+ rir-it-i.=H rtHHRHrI 'a N H1 -41-1H H C11 N 000000000 HH N M M qr C'C' M M ID N 0) WW hr - h C, 0) riNN C' C' C' tr V' 111 C' IT C' MMMMMMMMMMM Ln N OO 03 CO ON y+ r -r-0 H 000000000 0101010101(3)(7)0) 0101 0) rn m 000000) M 000 C, Cs It tr C+ C' C< d' It MMMMMMMMMMM M M MMMre) MM M MMC' a -,11,'ll d+Ir1�rv,C+It IZrrIT �t rtr <rItdTlzr<r�r <r 1rvC+ U HHH r-, H HHHH ,-LHH Hr, R H HHHHHH H HHH H 000000000 MoHHMOO)O1H1Do O 0) (7100)Moo 0) 000 MMMC)MMMMM rn Hcr C• m H m 01 'v 'IV H rt ON O1.r 01 O1 r1<r 0) NC"cr 000000000 H H Ln LTi H rf ri N Ln H H N N MLn(In H 1-1 Ln O Lis Ln Lr) O M M M MMM M M M N N N N N N N N N N N N N d,N C+N N N N N N N U 000000000 N N I^^M N N N N C^ r- N O N 0o0 rC 0 r -i 000 A.' hhh t`•h t'. h r- L- NNNONNNNNNN N N Ln u) Ln Ln Ln IST 0 UT Ln Ln OO co CO 03 co Oco00 ri H H N H H HH H H H H H i"hh C`C-C, N [- r— v rnmrnOlrnrnrnrnrn n nLn Ln n nuT to n n n M Ln rn0)01010101 N 010101 ,-s It C, C, It -t It It IT Ln Ln Ln Ln Ln Ln Ln 4.n Ln l0 LD 1D LD 101D 1D W W lfl lO H 1D 01 (3) 0)01 O1 O1 H rn01 C}1 "j mm Ln Lntl)mmmm NNNNNNNNN N(11 O N 000000 O 000 Rj w 0 D fl D 9 7 0 0 0 NNNNNNNNNNN H N 1010 0 D1D 1D 11 WW 1D W wwwwwwwww � NH U) UTaP a ria i�C7C7C7i7i7C7i7C7 Fw 04 ) WDH HH �w rKC ZZZ�ZZ .,-t HRHHHHHHR a QQa aehQ aaP� P�fy �CyC4'4aSQ404w'a 000404U)0M � cn a w O wwwwwwwww a, ix�a� a, aw a w W14 H 44FT4 wWwwwwwww HCl Pa+ DU)")U01HCO U M Ua�DM a 0 ZZZZZzZZZ tnW C0WCf) H aW C4 H Z zmw O, HHHHHHHHH HQQ H zQiaaH H ;4 W W H O4 m UUr��c�c��c�U okg00040 Oaa 404 0404 � ,H ZZZZZZZZZ ZO,OOZa,ZIuOQa, a XZ04 Ui w WwwwwWWWwa HalwCtaHO+H wcnwa w WWWHwWa WW �c Ha PQDPO� a a HZ49 W as H U7Z cn HZXU)H H plyr�cna3H U tl m q Z 0 00 C4RCO O O H FC WW9 O H U =>>>S�>H WOHHWL7wC4HOC7H Z a xxWC7�rGCH w n H i fy C40R C4%'w'� aZncnaZa+wcntxZ w W Epaoz� w H z C7T(n(ncn(n(nmUTcnC4 OHU)rnOHOC>icn Hw'' W OHOOHHO: O HH O wwwwwwwCUwQ a UUa�4UUH�OQ CHL U UUUU4UQ U 1�4UU U 0000000002 IZwZZZwZMZo.w'zi Q U) (nmm Cnwmz M W(n U)U 04fy0 t D"P�()~C404w wa00WTryyaWH+Odriw Of FH+ H�HHHa�H�+w H MW HH cal C404124 Oi ala al (34> U H QM01 Q10OLn00�N 0 h 00 cr M Ell LhONCD U3 H h Ln cr IOHNMLtT lD Ltl LnO NNHNoHNcrOh H hO Lr) OD Ohsr M d, ri0 O Olh Oh OhC mC'W d -,, 1--i HmhW 0M000 M Ln Ln U)d'hH Ol[r O 0MLf) O HN 0'10 h -r r -M Ln Orifi+ NCr N oD r -I N Ln ri N r -I N Hr1H O d+ION co C`rIW hNH OMLn rr NW N H H M HN H (q He -i HC+ N H C axU t UW H U) ? Cl) C4 a �CwHww Ln w> H 4w a O H > a 0 cc) 10 0) a U �+ CL' a w a H x C1 U a'cnplUUZ— (na x a Z< Z9 a H 0 H O .- ,WWaWHHH txL7 w Ha 004 01 CJ) CO < U w OaPE-4P U)MCO4W w U 3C4 w H �)U 07 t> W a ZLnO W W040 � Za U)W OW Hcx HZ coo <m H C7 w>0,R O HOt M 120 Z^ �H ai W 0 .�. Z rS,C+ C4' Q M U rl Wco a wN u:< W 0 O, H H WZC1741CgHCAW U ,p lx0 WH x WH Z Zw oi C H wOxZXcll: EXpltC �'i 4m D < �HP4 �w O� 040 owr `M x w Q4 ZHHRHHHHHa 4 0 x «3: rt Z HmWww�DWWZ CT+ O 0 HU)Z ` Q C40 tDC4 0x0wC, Z H co H WOH Z�CL'G:C4'OG;C4'"�Q 04 �xUOQ Ur.>±�""4EW-+X� w Ww ww"+C�I 0.'IU Gam' ` H H OO H w 000000OC4 to U)a—, Q�(n u 9 W 0 U Pt 0 Q QU)WN N Cl) o O, RHH,-1H -4H ��o a .Fy 44 xFC Z UW WZam 0 H OO Z, -q a ����•� 3 -a 0cn;3Z 04 wCQ Q HH EgOUN m Q UN 04 0Lr) LnLnLnLnLnLnE-A WH UCS C0 = :z w C��4 004 040 H O, U-, 044 C�:3: 1 1 1 1 1, 1 W P'�W^ ^W y h Cf) C- r Z 410 OC4a� Hx W OCi HH1D1DWD,O1DWWZ E D+ cZ Q50: Ort QH HU7 (n u):3: w-- a, o QW UWP O UGHrI MHO= ON D� Ua� ZQ wZC'C°U Www- -awLi m H HQ H C �CHCA1-i C?— 0 o > Ct) W Cl) W m H H Om h m O --1 (N M d10 Ln CO OI O r, Nri M 1D tri IT r^ CO m o. -i Nm ,-'a ,-i W d' d' in in Ln Ln Ln Ln Ln Ln Ln to Ln l0 1D i0 to to lD 10 lO to r- r` 3` r- 1- 'Z M M M MM rn MMm mM C1M (1) (1) M MMMMMMMMMm W H O O O O O O 000 0000 0 o 0 0000000000 HW a 0 O 0 00 O 000 0000 00 O 0000000000 H U` Q dr dr Ln Ln m U) Ln da d+ do dr d V W d d' dr dt d z 9 H Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Lr) Ln Ln Ln in Ln Ln u1 Ln Ln Ln Ln 0a04 o 0 0 00 0 000 0000 00 0 0000000000 Ln -- a a a as a ala a4 a.aaa as a aaaaaaaan,a w r` w O �14o H> :It Hi O vx a 0 ,r Ln 00 a 00 N N OD IT \ C -Ln Ln 01N NNNNN U1 U1 10000000 H ri tD d' 1D MMM MMM MMM W OJ 0100 d' M 0 a)m N 0Lf) M NNNNNN N HN O IT NM wc- m C0o110m(X)m COmwm H Co t O 000 W r"r-Co mN 0 tf3M M10 lO 1D 1010 i014 O N d' 0 Md• 1D ri OOH NNN d' t 1 ri H I i HH rIHHHH 4 m rl rt 0 NNN 000 dl ww Ln 0000000000 M "\ M HH Ln NLr) N o7 m Cold Coco O Ln o o mm Lamm mm H d' It H Cf) Un ri Nd'N (In (Yl MN 00 H r-{HHH Hri r -i r -{H w -i M N d' M+q4 O Lnwm MmMLO Un 10 H m'll m Wr`r^hrlr-r- 0 Ln m 00 Ln C-t`O OOON 0101 d' d' d+ d' zr d• d' It dr dV Vr H 0 07 co 01 01 CSS Co m 0 00 03 Co W co Co 01 0:) CO 00 Co CO Co Co 00 CD Co Kl' dr M M Mr) m MMd' MMmm MM M MMMM CIMM(In MM d' d• d' dr d' d' Cn d' d' d' It dr If d` d' dr d' d' d" d' It dr dr di U { H H Hr -i ri ri HH ri H H ri HH H H H H H Hri HHHH 0 O O 00 0 000 61016101 m 0000000000 N H H HH co IV d- 'j, M0l6161 hr^ m MMMMHMMH01m Ut M N NN o Ln Ln Ln 1-4H(nH NN H HriHr1CDHHcoH,-i O N M N N N m N N N N N IV N N N m M M M M M M M M M M U 0 0 H riH 0 000 0000 00 N OOOOOOHOOO Ln N 0 OO Co Ln Ln Ln MMMN d'd, N w lO 1D 10 10 01 0 01 d' dr r` Ln N NN d" r, r rl NN (Nr -i It H HHr-iH HM N`34fi It N h O1 H Ln Lr) Ln o1 010\(7) MMmm 0101 M mMmmm HLn 0101 Ot ri d' d• d' d• dr d' d� d• d• dr dr d' d' d� d' cr di dr d' d' d+'cN d' d' ct+ d+ Rf 01 H r^i Hrl N O'Imm e -1H HH HH 10 ri H riH Hr -H NHH >1 o 0 0 00 0 000 0000 0o (14 00000H0000 (6 W W H HH 10 1O 1010 HH Hri ww N HHr- Hr -1 N ri lO ID 1D a U wwww HKC H H Hu HH H > W W W W rn m Cl) U) a; wwww HH HH -4 a' Cha: < 44 4 W 0; D: D; 04 'r?Z Zz w� w as F aaWa ' 01)0(D ww ww ow a: a rx o r��nrco QnQn 9<<4 ww ww FC HHRH W ww zzzz 04 t Q; a; U W Q4 OlKC t zxz H C7 C7 i7 t7 ri m a a a, a z z f4 W m H KC FC FC KC � W ,-q z w Www Hg wWW>-7 �HGGHwrH��,� wWr.7 tq Q x H E -+H0 3 aWfc� HP O tX Wt fl �a0 FW UU UU U H w '' ZZH "> H WWWWH <H O r'�"✓r^'r-"U�U�� H w ww aaa, Ha cncn 1:4 ix 1041:41 HzzHZz rx a a �_; XX 1:4 cn HHHOOOOa; tx as 04 caCO U)MC4WW04WW O W a aa0 O O rza0 HHHHHH O rtf:a H HHQ w UUUQ UUUUQWWQ U wwwwUzzUzz U W �D �D �DZ O mwCnZ mcncnCf) z HHZ U) OOOOWHHWHH U WW Oi O(O(W ck� HHHW HHHHW ca���04w> WW> xZZ> XX 3> aw�w i 41 a U Ln Ln 01 r- co'rN r` 010 Uf1m m 00 00 m 000 Ln OOOQMLFI Ln ID LII Qr d+0 Ln r -i mLn Ln H co 00 Un d, 1010 rir110 000 co cLn mod+N (N 0)N0 0 Lnd' m to CONri (N r`m0)m Nr`1DMm OUILn m 0U1M0r-r-LHOHLf) 0110 Ln M r- 0) r- m HNr-4H ri N100 Md+r^ Ln (N 01 [` NNMNm H M r" H o1 ri M dt r -t N H cl+ H ct+ 0 Ln Ln N M Ln H a Ln a -i [� H HUWO WLi rr WliH 2: Z O W .cn U H I H \\ O H w w a 'Zr Z W L) Ln Ln U z cn w aS Z x H w Ln W rLr)i U' H u rU,' Q 6 4 U teri U a W 10 10 10 z � Z S H E �1 cn U� O� �o H H chFCHW W Z� U �d d d n Q V] ww �7 WCn x((N C4 HO Z�QQ a i p HD C4 W, -a �P; O WW��— O 04 4, HWRj1-1 z H a: O W O r -a U HH cn cn O 04 laa4 PLCL�O MZ C4 cngQH4 � `w4m wQWmWCo.7 oa Ho WH p xU Wrx a Wm L� Zn7�rat U--�tx H o Ho U M04 WH O �a o a H �H 3w c� <0 O -tea w R1 W w xx� rn Oo ZH Q Zcn to � 3N U Hrq UN a W (Y 0Z3co04"4 14 fa44 I WnUMMP U) U-, a: U W H r- w x� BC W i7 � W w U >i H l t� >i }i i >A>4 �C0 QUw � �u wN win a� w Ha< w aw Ui\4 wQ PKC TUU Wy �rn33U H� a;H U,....,�,,...hd'h go > N H H H J > 3 3 3 Ov' E-4 -4, Ln lcwhN m 0 H N r.) zt Lf11001r NOH N aH W hrhrr rNNNNNNNNNNrnrn rn a Z M Cl) M M M M M M M M M M M M M M M M M W H 00000 O O O O o O 0 0 0 0 0 0 0 O HW a 00000 0000000000000 0 a H U 0 0 NHH OVA N 0 Ln 0 H H 0 H H H 0 cN Hi7 Q d'�N It Vl 'll 1�11-11d'V d+It+It d d V c 7- < H Ln Ln Ln Ln Ln Ltl Ln LC1 Ln L.f) lfl Ul Lt1 Ln ill Ln In (n Ln 04 'I 00000 0000000O00000 0 C4 U]61 (71 tT O11T 01016101H M0101 dr -fl cN d4T di cl+ <M rM d1 Ln \ a a a a a a a a a a a a a a a a a a a G r w riH lOOH H 0110 H H H H H H H H HH 4\ O W�D 00N -til 0 OON000000HOOO O a W 1010NNH ri 10NHHrH HH10N HriH 10 y-1 0 W o 0 owlolowlolo�rrlow 1 1 1 1 1 1 1 1 a Q E-4 � WW C7 H H H H H H H H H H H H H H1 0 m U Px a Cl) Cf) WWW O HHWwH H cr P � >4 �+ >-4 y4 www WCr) Ln oqw �11 4h4hh4h�4a� a a �o U co W 0 U��Kc<Kc44K�� KG� N N N N N t/) > 3 00000 N W Ln Ln Ln Ln Ln r W NNNNN NCONNNCONNCONNNN M U co N N co N O O O O O O O O O O O O O (n i3 H 10 10 10 10 10 \\\\\\\\\\\\\ O 0 1 -4H -r -i rl 0ti0101O1(Tmmm NOONN ri 0 00000 HH.-lHHHHHNNNNN H Ln In Ln Ln Ln \\\\\\\\\\\\\ H H H H H ri Ln Ln ul Ltl 111 Ln Ln Ln Ln Ln Ln Ln iP Ln O r-rh r rr d' Ln 10101010 r N O H N O H H U It V1 It, V'd' NNNNNNNNOOONN 0) H NCC) NNN r r rh r r r r- El- co N N 01 0) N A.' M M M M M M M M M M M M M M M M M M M a IrIZr*,J4vt�4 �rIZV 11It1114 Zfl Zll �t �r U ri HHH ri H H H H H H HHHri HH H E-4 00000 OOOOOOOOOOOOO rn 0)()141010\ riHHHHHHHHHri .-IH d> r -I H HriH NNNNNNNNNNNNN H W O M M M M M M M M M M M M M M M M M M N CL NrMMMMMOONdrMM Cl) a H U 0 0 NHH OVA N 0 Ln 0 H H 0 H H H 0 cN Ft 1-11N00 -11 Nd1hH00d+00010 Ln r0Hr--1HHNMLnN0w10 UH d'IV 14 NN Hh H01 H N r NV+ Ln V4 Ln H h N 'I 010)Lr) 0)Ln M0 nHLnNNNO LnNNM 0) U]61 (71 tT O11T 01016101H M0101 dr -fl cN d4T di cl+ <M rM d1 A Ca �i ........... (i5 p,H riH lOOH H 0110 H H H H H H H H HH 4\ 5v W�D 00N -til 0 OON000000HOOO O a W 1010NNH ri 10NHHrH HH10N HriH 10 P4 W o 0 owlolowlolo�rrlow 1 1 1 1 1 1 1 1 a Q N 00 H a WW C7 H H H H H H H H H H H H H U2 04 O m H\ U K4 Cl) Cf) WWW �� HHWwH H C4U P � >4 �+ >-4 y4 www WCr) aarx oqw �11 4h4hh4h�4a� a �o 44 co W 0 U��Kc<Kc44K�� KG� WWHHW t/) > 3 x N W W XWra a H i3 WW G H 0 zUzzUzI'U0 U>u H r� �4>PYz UUUUUUUUUUUUUH W H H H H H H H H H H H H H 124 w comWfx 1:4 P' 0.'p»P�04xD�fxQ�C404Q> Qp O HH HO HHHHHHHHHHHHHO O ZZr444 4Q UUUUUUUUUUUUUQ U U HHOOHZ WWWWWWWWWWWWWZ U) aa� wwwwwwwwwwwww -* 41 Ln Ln c- L- Ln (N d+ r N O 1- 1-1 Ln O N� H N O r W B N, r (N OIN HNOr H NHrMr N 11r -10)01H 01 h Ln M O dl V' w�i+ N w m cr 1010 M 0 NNNNN() 01MH00 wwHN10cr HLnN 0 w Ln Ln i,Lr) r NMr q4 r- H H H N H r H N H M W a W WLn CL NrMMMMMOONdrMM Cl) a H O 1 1 1 1 1 1 1 i 1 1 1 1 1 W O r0Hr--1HHNMLnN0w10 UH d,�M U OHHrIHHHHOHHOH Ha '�YiH U]61 (71 tT O11T 01016101H M0101 >a �, •• �i a Ln Ln Ln Ln 111 ltl Ln L(1 Ln H Oto Ln 124 W p,H H 040000000OOrNOO W�D H Z a � M Ln L11 IP Ln Ln ttl Ln tli N r Ln 111 in m Cl WO W o 0 owlolowlolo�rrlow 1 1 1 1 1 1 1 1 a Q N 00 H a C7 H H H H H H H H H H H H H O W 111 Ln Ln L(1 Ln ui Ln tll Ln Ln Ln to Ln U K4 U\ C4U P � >4 �+ >-4 y4 WCr) Ke\ oqw �11 4h4hh4h�4a� uuuuuuuuu �o auuuFCu co W U��Kc<Kc44K�� KG� ww <0 > 3 x N W in a �+ D4 cn N =tx O W w U H O H H a U H m O v' z O W H r N H H O H O a w Q W H z H a 04 O U W a ow a0 a< W Q, Ua H d,' HU zw O Dx Ln rL (� O• ,H O H5 HI 00 � d+ o Ln as H z W a O w Q w O a a �C Q Q W • W co W Q W W a r, m O FC D4 �H a �tC a Q4 a a H w w O H cn H a z • H • Q W U • W a W H Q I Q I m W co rt1 H 0 t HMNhm mm Dd m [ c0 CO W Ur O�d+tt)N C`N �L��ID lfl l0 LQ N I z W w M ID M (3) (Y) M H H Ct ,O z Cr a W W\o Ioltl'N r-MNM m W Ol M iA to M h 1D L- Lf) N U) (n c0 h U) L- r- I I 0:) OJ H (N r -f L- M Ll) H W H H 0."1 US ri -,4 U) H I x H W Q Q O �D H r4 Ln PYPUCH.) i H a� CY W QQ mwhh Hco U U �cq zI co w H z W a O w Q w O a a �C Q Q W • W co W Q W W a r, m O FC D4 �H a �tC a Q4 a a H w w O H cn H a z • H • Q W U • W a W H Q I Q I W I C7 I i I z I H I aQ Q I I Ww w I x I f:4 fl� Ln a �D r4 Ln PYPUCH.) i H a� CY W QQ mwhh Hco U �cq zI HU00 aU w O I OH Q USQQ12) H arl H I WWQ Haa✓i-��a Q U x Cl)` -q UH' 04 1r44�aH H lwr-4a0 a H P: I r� d D4 E-4 H E -I CR P U P; Cu I W 0o U u Cl)oz1 w 1 w Q�c+ HHWWn.HW aXQ,aH3° m WH Wof<<9WH a a W FC WI w z a u\ a QI �axQUUU�mXrz U I zI w a 0 a cam HH �r�ooHNm n H a p U 0 O iNV 0000tf O W O <o W W I HN N N NNrMwl10ww H CQ fA I 0 H H z W a O w Q w O a a �C Q Q W • W co W Q W W a r, m O FC D4 �H a �tC a Q4 a a H w w O H cn H a z • H • Q W U • W a W H Q Ow W 04 > z 0 0 u x tn P4 �I4 0 /\ 0 > 0 0 ID4 H Lf) It u =z 414 U) (Do Q) 00 o \° Lf) u 04 u ro U) $D4 0 LW 0 '0 41 Ln W �4P 0 0 U OD u (n E-4 I la4 1040 1- 0 (n • Ln : o 0 0 040 1 OD 0 H li H u Q)14 -0 Q) 014 '0 u co r -i �D : �l 0 Q) 0 o 00 co N 41�4 LO CN col- 04 W4 g U Ln go O H 0 a W O a � 0 W H o U a o r -i W H C7 Q N H 00 Oa rn C14 din — a Cu t-- Ga O o H� =It H O U 0x a 0 L Cal O z W N U Cl) H W O H W m H [� a �r U H N O U Lon N zH G4 O H W O P H Hzo WE a� O N tk 0Y dT U 0x U rGr OCn gm N QW Z CO-_ Z Q H � Uin W Q 90 > W ON a W a z W H U a HW H i7 q Oa a U) wr w O yo H> H1 O va a O C Ln a W U H O H o 0 O o O LnN W cN aM ry' M . • 040 rG m O O H WH H O a H OO H o4 U N fx O FC r O U W N Q W tx Ul\ ZQ U Ln rC o ow a0 44 r4 04 U 04 HU z w Ox wr Ln 0 00 o LI) 44 ou Ln (n 040 Cl) 01) 0 00 C/)l- q in g 0 a) U) Pi 0 0 p 0 0 z 0 0 0 0 o 0 0 0 0 0 W 0 0 in Ln m in In N N ',.D rD pq m cf) cn q a I W W q W 0 w 0 co : q z OD I COD PIN P� � G) to 0 m C) 00 tC CC o > W > t7l U) C) 0 trJ z in � H kD M M CtJ 0 z (7) 0 III by H C C Cf) (D 0 (D 0 �-h M co 00 td 00 co • co oD (ti OD OD C, H N ti 0 ro ro C17 n O a m ro H z H M a 0 0 0 0 0 H o �i m in n az m rmn0 0� ro n za -In O �j Nn H 00 H y w09 H H tsi H O O H Z N N�a t!) W ., to to C Io m m co N O a H n C H W C oy N at4 �cn o n tr1 a ti w0 n° --n =i pd toH 00 n O co U F.{ rZ H Z n� ti 41 w F�C! �o tlj 0 H cn z G� to > O n z n a C50 H 4 z H to H n m tij G H H (D O ny riti O �H rH ,a U) ro w 1-4 pj C3 o a �- � H J R� fD 0 o � H n C) O H H o y H (� L C Li � m H Q) H W H 0 WH U) n til 'a 0,;o (D Ul C) C-4 :Z 1 10 '-U) 0 0 0 N) C-4 t:r H Ul I �i 00 ul 00 1 -C-4 ton rt N) U) 00 H 0 0 (D r- 0 1H c! n co F-3 (D rt 0tj P- O rt 0 0 H- N h7 0 H4 ul �Dl 0 tj to M t -I 0 �Dw (D h 00 Cry 0 til 0 Cl) -Lq- to (D ro CX) z rr 00 (D (D Fi 0 t -h z 0 to F, N to w C) (D M IQ m ro OD t -i O OD 0 H - m 0) (D CC Ul 0 � Ln 00 OH CH 0 ro Ul ho0 tri H xi n tri 0