City Council Agenda Packet 01-28-2002AGENDA
REGULAR MEETING - MONTICELLO CITY COUNCIL
Monday, January 28, 2002 - 7 p.m.
Mayor: Roger Belsaas
Council Members: Roger Carlson, Clint Herbst, Brian Stumpf and Bruce Thielen
1. Call to Order and Pledge of Allegiance.
2. Approve minutes of January 14, 2002 regular council meeting.
�. Consideration of adding items to the agenda.
4. Citizen comments/petitions, request and complaints.
5. Consent agenda. � � ,f
A. Consideration of ratifying new hires for the Community Center and parks.
B. Ratify hiring of Parks Superintendent.
C. Consideration of resolution calling for the redemption of outstanding G.O. Bonds
92A, 96A and 95A (Partial).
6. Consideration of items removed from the consent agenda for discussion.
7. Public Hearing - Consideration of resolution adopting assessment roll for delinquent utilities.
8. Consideration of ordinance amendment authorizing issuance of intoxicating malt liquor
license in conjunction with wine license.
9. Consideration of adopting an interim ordinance establishing moratorium on single family
home construction for homes that do not meet proposed R-1 standards.
10. Consideration of purchase of home at 613 West 6` Street.
11. Consideration of increasing fees for clearing of snow off private sidewalks.
12. Approve payment of bills for January.
13 . Adjourn
MINUTES
REGULAR MEETING- MONTICELLO CITY COUNCIL
Monday, January 14, 2002 - 7 p.m.
Members Present: Roger Belsaas, Roger Carlson, Clint Herbst, Brian Stumpf and Bruce Thielen.
Members Absent: None
1. Call to Order and Pledue of Allegiance.
Mayor Belsaas called the meeting to order at 7 p.m. and declared a quorum present. The Pledge
of Allegiance was said.
2. Approve minutes of December 10. 2001 regular Council meeting.
BRIAN STUMPF MOVED TO APPROVE THE MINUTES OF THE DECEMBER 10, 2001
REGULAR COUNCIL MEETING. BRUCE THIELEN SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY.
3. Consideration of addinLr items to the agenda.
Clint Herbst asked that a discussion of the pedestrian bridge, the library and the revised RI
district standards be added to the agenda. Bruce Thielen requested that a discussion of the
intersection of Prairie Road and West River Street be added.
4. Citizens comments/petitions, requests and complaints.
None.
5. Consent atyenda.
A. Consideration of resolution approving renewal of gambling license for Land Of Lakes
Choir Boys. Recommendation: Approve renewal of charitable gambling license for
Land Of Lakes Choir Boys at J.P.'s. Res. #2002-1.
B. Consideration of ratifying new hires for Community Center and liquor store.
Recommendation: Ratify the hiring of the employees for the community center and
liquor store as identified.
C. Consideration of resolution adding an additional deferred compensation provider.
Recommendation: Adopt a resolution allowing Wenzel & Associates to provide deferred
compensation plan options to all eligible city employees. Res. #2002-2.
D. Consideration of issuing a pawn shop license at 149 West Broadway. Recommendation:
Approve the issuance of a pawn shop license for 149 West Broadway.
1
E. Co
ns1d
erat10
u ssoclatlon jj °f apprOv .
nderst for rl Ing agree, C°
bre u
F ajjdjjjg Wt
th InalntenaD�eejljerjt Of uj ncll 1t'IlDtttes
C°nslder MOntjee�lo 'Reeol jderstandl 1/14/ p2
a at]on of youth 1nehdaq jig With
app f annualfI°ekey As jO ' 4p l.0 ticell
Official De or 2002 appolDtrne soelatioj p ove the ° youth
posit as f°llo en for 2�0 j for rink m greernent �Ioekey
ones' WS 2. Rec ajnterra of
News mar °mmendat�On . nee.
Papel.. Chiequ - e Bank A/I° Approve tlje
Housin Other 2 ancial p nt,ce1lo
posit es cer
(S`Year sta Rede velOpm e n'1 o Ori for rove ntll or, , t
ed te1lns nthcejl shite
nt A4thOritY. o fines nt pLrrposeSso nate
planning
assljl,, . CO
3mmission:
-.3/ear staggered terns
Ilealth
O
0 Yea,fficer:
AConQ
Al
(1 Year ayor:
J0111 t CO
cOrnlnUmors .
Fir pity E sloes'
e Board d ucatiO11
1, my.
2.
3 Steve
And
4. an Frie news 12/200
5. Brad Bal Q 1 �/ p 6
Darl. mer
Sti//seeing Lahr
1212001-
k
applicants 7 2 2004
1 • /2405
2 Robb
3.
Richare Smith
4• RO P d l�arlsoQn 12/200,
5• R Od r, k 12/ `'
Di agsten u
ck Frie 1 x/2404
River plac 12/
ep
h 2002
slclan Clinic 1212402
Clint
Herbst
Lib RoQ
0-y arY Board: Rick l �elsaas
Stao-Q
�gered� o (Steller
and Br1,an Stun f
1.
2. 7-0171 parl�el•
AttOrneY' 4. Jeanett 12/
plana 5. Jim Daus ukowski 12/ X402
er; 0;
D Deane Herbst 12/2002
4d icor: ennis Dalen °f �1 /2003
I�OI.thwes Elson
Recycling Co ' USS
& welna .
coin Gr tAssOciated CO Barden
uYs nsultants (Steve Orden,
B� cyte Th Carlson `g AssO Grithnan>
1 elenn dates
PAI
m
Council Minutes - 1/14/02
Economic Development Authority: 1.
Roger Carlson, Council
12/2006
(6 -year staggered terms)
2.
Clint Herbst, Council
12/2002
3.
Ken Maus
12/2002
4.
Darrin Lahr
12/2003
5.
Barb Schwientek
12/2004
6.
Bill Demeules
12/2005
7.
Ron Hoglund
12/2007
Engineer:
WSB & Associates
Police Advisory Commission:
1.
Brian Stumpf, Council
12/2002
(3 -year staggered terms)
2.
Dick Slais
12/2003
3.
David Gerads
12/2003
4.
Brad Fvle
12/2004
5.
Liz DeMarais
12/2002
Parks Commission:
1.
Earl Smith
12/2004
(3- year staggered terms)
2.
Larry Nolan
12/2002
3.
Fran Fair
12/2003
4.
Nancy McCaffrey
12/2002
5.
Rick Traver
12/2004
DAT (Design Advisory Team)
1.
Pam Campbell
12/2002
(2 -year staggered terms)
2.
Susie Wojchouski
12/2002
3.
Dennis Sullivan
12/2002
4.
Carl Sorenson
12/2003
5.
Ron Hoglund
12/2003
6.
Mike Cyr
12/2003
7.
Vacant
12/2001
MCC Advisory Board
1.
Harvey Kendall
12/2003
(3 -year staggered terms)
2.
Bob Murray
12/2003
MCC established 9/11/00 and members 3.
Wanda Kraemer
12/2002
appointed 10/9/00.
4.
Roger Belsaas
12/2002
5.
Idella Zie.aler
12/2004
Council liaison (ex -officio) appointments
to Citv committees:
HRA
Brian Stumpf
Planning Commission:
Clint Herbst
Parks Commission:
Roger Carlson
Police Commission:
Brian Stumpf
Library Board:
Bruce Thielen
MCP:
Bruce Thielen
G. Consideration of change order #1 to the Liquor Store Expansion Project. Recommendation:
Approve change order #1 in the amount to the Liquor Store Expansion Project in the amount of
$131885.00.
Council Minutes - 1/14/02
H. Consideration of a one day charitable gambling license - Knights of Columbus.
Recommendation: Approve a one day charitable gambling license for the Knights of Columbus
for January 25, 2002 at the VFW. Res. #2002-3.
I. Consideration of a CUP allowing expansion and alteration of existing church in the PZM
District. Applicant: Trinity Lutheran Church. Recommendation: Approve the conditional use
permit contingent upon:
1. The curb at the northwest corner of the adjacent residential lot is revised to provide at least a five foot
green area to be landscaped to screen the adjacent residential uses.
2. Coniferous plantings are planted along the common lot line with the adjacent residential use to screen the
parking areas from view.
3. The easterly curb cut to West River Street is removed and replaced with concrete curb.
4. All grading, drainage and utility issues are subject to review and approval of the City Engineer.
5. Comments of other City staff.
J. Consideration of increase of development fees. Recommendation: Approve the following
increase in development fees:
LISTING OF DEVELOPMENT FEES
FEE 2002 AMOUNT
(4% & Rounded)
Park Dedication (residential) Dedication of 10% of land
area or $835 per lot in cash
Trail Fund $220
Parking Fund (CCD District) $1,480
Sewer Access Charge:
Residential - single family
$3,250
All others per unit equivalent
$3,250
Trunk Sanitary Sewer
$1,980
Trunk Storm Sewer Fees:
Business
$6,050 per acre
Industrial
$5,720 per acre
Residential
$5,200 per acre
Trunk Water Charge
$1,560
Water Access Charge: 1" line
$660 + materials
1-1/4"
$1,000 + materials
11
IS
Council Minutes - 1/14/02
1- ] /2"
$1,200 + materials
2"
$1,534 + materials
3"
$1,975 + materials
4"
$2,600 + materials
6"
$3,275 + materials
g"
$4,300 + materials
Mayor Belsaas noted that Gordy Jacobson who was on the Library Board had moved out of town and
the City would need to find a replacement. Bruce Thielen requested that agenda item #7 be added to
the consent agenda.
BRUCE THIELEN MOVED TO APPROVE THE CONSENT AGENDA WITH THE ADDITION
OF AGENDA ITEM #7. CLINT HERBST SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY.
6. Consideration of items removed from the consent agenda for discussion.
None.
7. Consideration of modification to snow/ice removal volicv.
Included with consent agenda.
8. Consideration of a request for pavment of MOAA expenses.
BRUCE THIELEN MOVED TO NOT AUTHORIZE PAYMENT OF REQUESTED AMOUNTS
FOR THE MOAA MEETINGS HELD AFTER JUNE 25, 2001.
Clint Herbst stated that he didn't care if he received his meeting reimbursement because he felt
someone should be at the meetings for the City until the courts determined whether the MOAA was a
valid entity but he did feel the City should reimburse the clerk and the county supervisor for their
meetings. Mayor Belsaas concurred with this. Bruce Thielen noted that the City had sent a letter to
the MOAA stating that the City no longer recognized the MOAA Board as a valid entity. To
reimburse thein for meetings conducted after that point would acknowledge the MOAA's existence
and give it credibility.
ROGER CARLSON SECONDED THE MOTION. MOTION CARRIED WITH CLINT HERBST
AND ROGER BELSAAS VOTING IN OPPOSITION.
9. Review current application of trunk fees and proiect administration fees for redevelopment
proiects in the core area of the Citv..
In response to a letter from Mike Cyr regarding fees associated with his proposed development, the
City Council was asked to review the manner in which trunk fees and project administrative costs
were applied particularly for redevelopment projects in the "core" areas of the City.
5
Council Minutes - 1/14/02
The Council discussed this issue at length. Mayor Belsaas felt there was merit in the City providing
assistance for development in the "core" areas. Clint Herbst stated that tax increment financing was
the method the City uses to provide assistance for the redevelopment projects. He did not feel that
the City should waive trunk charges or other fees in addition to providing the tax increment
financing. Rick Wolfsteller stated the HRA could look at the various trunk, connection, park and
development fees charged as expenses that could be eligible for TIF assistance. 011ie Koropchak
noted that the HRA had approved TIF assistance for land buy down and right-of-way costs and the
tax increment was spread over 15 years. Roger Carlson stated he was in favor of providing some
kind of preference to redevelopment districts because otherwise development would not take place.
Roger Belsaas suggested that the HRA and Planning Commission look at designating certain
geographic areas as "redevelopment" areas and have a different fee structure applied to these districts.
011ie Koropchak stated that HRA looks at redevelopment as property with existing structures that
need to be removed. Vacant land is not considered redevelopment. Roger Belsaas felt that if the
City could establish "core redevelopment districts" an adjusted fee schedule would be feasible
otherwise it should be handled with TIF assistance.
Mike Cyr spoke to the Council stating that redevelopment occurs in areas that are more difficult to
work in. In this case the area is surrounded by blighted property and there additional expenses
incurred because you are working with multiple property owners and working with existing
infrastructure. He stated that the unit prices are $165,000 and that is right at the edge where they can
construct these homes and sell the property. He felt he would be more comfortable if he could get
the unit prices to $159,000 and the units would then be more marketable. He noted that most
developments take place with an amenity, like a golf course, woods, lake nearby. In this case the
development has had to create its amenity which adds to the cost. He also noted that the TIF
assistance limits the number of buyers. Because this is a housing district instead of a redevelopment
district, the project is income limited. The income limit, in this case, is $72,000. 011ie Koropchak
noted that since this project does not -meet the requirements of a redevelopment district it could only
receive TIF assistance as a housing district. With the housing district 95% of the houses have to be
sold to individuals with a certain income level.
Mike Cyr stated there is precedence for reducing some of these fees. Roger Belsaas stated he was not
comfortable reducing the fees but did feel comfortable with having the fees considered as part of the
TIF assistance. Bruce Thielen felt there should be some discussion at the Planning Commission and
HRA level to define core areas. There was discussion on the merit of evaluating each proposal on a
case by case basis. Mike Cyr questioned whether there were additional funds that the HRA could
provide for assistance to developers. 011ie Koropchak indicated the HRA did have other funds
available but they were earmarked for industrial land.
The Council reviewed the various fees charged. The park dedication fees are $800/unit and the
pathway fees are $210/unit. Bruce Thielen suggested that maybe the City could consider a reduction
in the park dedication fees since the parks in the area were developed and it was not anticipated that
additional park land would be need. A reduction of 50% (or $400/per unit) would reduce the fees by
$10,400 (26 x $400). The trunk charges for sewer, water and storm sewer were not reduced. City
6
Council Minutes - 1/ 14/02
Engineer, Bret Weiss did not feel these fees should be written off because these fees finance the
expansion of new infrastructure as well as replacement of existing infrastructure. Redevelopment as
well as new development places demands on the system. The City charges an administrative fee on
developments, currently 8% of the estimated cost of improvements, to cover costs of engineering,
planning, inspection and legal. It was noted that on smaller projects the 8% does not cover the actual
costs the City incurs. Brian Stumpf suggested reducing the percent on the administrative fee for this
project by 2%. Rick Wolfsteller pointed out that reducing the administrative fee would not greatly
reduce project costs since this would only come to $4,000 (2% x $200,000, estimated cost of
improvements).
BRUCE THIELEN MOVED TO 1) REDUCE THE PARK DEDICATION FEES BY 50%; 2)
REDUCE THE ADMINISTRATIVE FEES BY 2% WITH A CAP OF $5,000 AND 3) HAVE THE
HRA REVIEW THE OTHER FEES AND DETERMINE IF THEY ARE ELIGIBLE COSTS FOR
TIF ASSISTANCE. CLINT HERBST SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY.
10. Consideration of request for approval of a parking lot in the CCD district that would provide.
less than the required 60% of ioint parking stalls and determine source of funds offsetting stall,
deficiency.
City Administrator, Rick Wolfsteller, provided the background information on this item. It was noted
that the proposed development will have a parking stall deficiency of 19 stalls. Earlier the City had
considered another proposal for this site which had a 22 parking stall deficiency and at that time the
City had agreed to waive the parking deficit fee and to use general funds to cover this deficit fee. The
proposed development has changed in scope from what was originally considered and the question
was whether the Council would waive the parking deficit fee and propose to use general funds to
cover it.
Clint Herbst noted that the Planning Commission had discussed this issue at length. While it was felt
this was a good project there was concern that there was no joint parking agreement in place. There
was also concern about the number of stalls for the 8 residential units. He felt that there should be 8
stalls marked for the residential use.
Brad Johnson spoke to the Council noting that this was a major redevelopment project in the City.
He felt there was all kinds of parking downtown that was not being utilized and felt that the survey
done by Steve Grittman the City Planner supported this view. Mr. Johnson gave the Council a
history of the parcel including the previous development proposal as well as the current proposal. He
noted they have an easement through the Hammond property. He stated he felt that getting the letter
from Foster/Franzen on the shared parking was the City staff s responsibility. Clint Herbst reiterated
his belief that the 8 residential units should have individual stalls that they could access at any time.
7
IN
Council Minutes - 1/14/02
BRIAN STUMPF MOVED TO SUPPORT A JOINT PARKING PROJECT WITH THE 19 STALL
DEFICIENCY BASED ON THE FOLLOWING CONDITIONS: JOINT PARKING AGREEMENT
ESTABLISHED AND SIGNED BY ALL PROPERTY OWNERS; THE FEASIBILITY OF
INTERNALIZING THE TRASH ENCLOSURE BE LOOKED AT BY DEVELOPER AND CITY
STAFF AND PROJECT IS CONSISTENT WITH THE REQUIREMENTS OF THE CCD
DISTRICT. BRUCE THIELEN SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY.
BRUCE THIELEN MOVED TO ACCEPT THE PARKING STALL DEFICIENCY IN THE
AMOUNT OF 19 STALLS ($27,075) AND TRANSFER SAID AMOUNT FROM GENERAL
FUND TO CCD PARKING FUND. CLINT HERBST SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY.
Brad Johnson brought up the Locust Street parking and stated they had requested the City to look at
that issue but had not received a response. Mayor Belsaas informed him that this area was being
looked at for angle parking and it is not a dead issue. Roy Popilek, Planning Commission member
noted that the Planning Commission was excited about the project but were concerned about
inadequate parking.
11. Park Superintendent Position - Update and possible recommendation..
Bruce Thielen informed the Council that interviews were conducted with 9 candidates and they are
still in the process of snaking a selection. This item should come back at the next council meeting.
Added Items:
Prairie Road Intersection: Bruce Thielen brought up a recent accident that occurred at this intersection.
Because of the angles this is a hazardous intersection. He felt this would be an opportune time to look at this
intersection. He talked to the county engineer and unless the City makes a specific request nothing will
happen He also felt the next intersection up from Prairie Road (West River Street and the township road )
should also be looked at.
The Council asked if flashing lights at these intersections would help. Bret Weiss, City Engineer, stated the
lights are not always effective.
BRUCE THIELEN MOVED TO DIRECT THE CITY ENGINEER AND STAFF TO OPEN A DIALOGUE
WITH THE COUNTY TO COME UP WITH SOME SOLUTION TO REDUCE THE POTENTIAL
HAZARDS AT THESE INTERSECTIONS. ROGER CARLSON SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY.
Pedestrian Bridge: Clint Herbst questioned why the bridge was not completed. Bret Weiss indicated that
are waiting for the top rail for the fencing and that the lights are not hooked up yet. Bret Weiss will check on
this.
8
Council Minutes - 1/14/02
Library: There has been discussion of a future site for the library. Possible sites that have been mentioned
are the Marquette Bank Building, the old St. Henry's Church and adding a second floor to the existing city
hall building. Concerns noted in these discussions included taking additional property off the tax roll and the
cost for relocating the library oR upgrading the existing building. It was suggested that the City consider a
firm that could look at the various options available and provide a recommendation on the feasibility of the
various options.
Residential Standards: Clint Herbst noted that revised standards have been prepared for the RI district and
also standards for a new Rl-A district which have been presented to the Planning Commission and are being
reviewed by the City Attorney.
CLINT HERBST MOVED TO APPROVE A 60 DAY MORATORIUM ON ALL SINGLE FAMILY
HOUSING THAT DOES NOT MEET THE PROPOSED STANDARDS FOR THE R1 DISTRICT. BRIAN
STUMPF SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
12. Consideration of approving pavment of bills for Januarv. 2002.
BRUCE THIELEN MOVED TO APPROVE PAYMENT OF BILLS FOR JANUARY, 2002.
ROGER CARLSON SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
13. Adiourn.
CLINT HERBST MOVED TO ADJOURN AT 8:55 P.M. BRIAN STUMPF SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY.
Recording Secretary
I
Council Agenda - 1/28/02
5A. Consideration of approving new hires and departures for the community center and
parks. (RW)
A. REFERENCE AND BACKGROUND:
The Council is asked to ratify the hiring of new employees that have occurred recently at the
the community center and the parks department. As you recall, it is recommended that the
Council officially ratify the hiring of all new employees including part-time and seasonal
workers.
B. ALTERNATIVE ACTIONS:
1. Ratify the hiring of the part-time employees for the community center and parks
department as identified on the attached list.
C. SUPPORTING DATA:
Lists of new part-time employees.
Name
Dean, Amy
Gantner, Elizabeth
Dahlheimer, Pam
Hinde mann, Ed
Link, Trevor
Langer, Stephen
Merry, Candi
Miller, Jessica
Touhey, Doug
West, Dennis
Name
Rosnow, Skip
Duerr, Daina
NEW EMPLOYEES
Title
Department
Hire Date
Class
Program/Oper Coord
MCC
1/2/02
FT
Childcare
MCC
12/26/01
PT
Skating Rink Att
Parks
12/4/01
Temp
Skating Rink Att
Parks
12/4/01
Temp
Skating Rink Att
Parks
12/4/01
Temp
Skating Rink Att
Parks
12/4/01
Temp
Skating Rink Att
Parks
12/4/01
Temp
Skating Rink Att
Parks
12/4/01
Temp
Skating Rink Att
Parks
12/4/01
Temp
Skating Rink Att
Parks
12/4/01
Temp
TERMINATING EMPLOYEES
Reason
terminate
voluntary
Department Last Day Class
MCC 11/1/01 PT
MCC 1/1/02 PT
employee council list.xls: 01/17/2002 J
Council Agenda - 01/28/2002
5B. Consideration of ratifying hiring of Park Superintendent. (J.S.)
A. REFERENCE AND BACKGROUND.:
The city received 57 applications for the Park Superintendent Position. Nine of those candidates
were selected for an interview. Three of those candidates were selected for a second interview. The
selection committee consisting of the City Administrator, Public Works Director, Assistant City
Administrator, Council Member Bruce Thielen, and Parks Commission Chairmen Larry Nolan
recommend the hiring of Adam Hawkinson of Mound, Minnesota, for the position of Park
Superintendent. Mr. Hawkinson has been with the City of Minnetonka since 1988. He is currently
a public service worker and lead man with the Park Maintenance Department. He has a background
in light and heavy equipment operation and was a landscape foreman for landscaping companies for
several years prior to coming to the city of Minnetonka. He also owned and operated a landscaping
design company.
Mr. Hawkinson also brings with him a Bachelor of Science Degree in Scientific Land Management
and Park Management from the University of River Falls, River Falls, Wisconsin.
It is proposed that Mr. Hawkinson start at Step 5 of Grade 11 at an annual salary of $45,652. Should
the City Council ratify the hiring of Mr. Hawkinson, the required physical and other testing would
be scheduled and the hiring would be contingent upon the satisfactory completion of the physical
and testing. A proposed start date would be February 18, 2002.
B. ALTERNATIVE ACTIONS,:
1. The first alternative would be to ratify the hiring of Adam Hawkinson of Mound, Minnesota,
for the position of Park Superintendent contingent upon the successful completion of a
physical and required testing.
2. The second alternative would be not to hire Mr. Adam Hawkinson for this position.
C. STAFF RECOMMENDATION,:
It is the recommendation of the selection committee that the City Council approve the hiring of Mr.
Adam Hawkinson as outlined in alternative #1.
D. SUPPORTING DATA:
None. Any council members requesting additional information regarding Mr. Hawkinson may do
so of the City Administrator.
Council Agenda - 1/28/02
5C. Consideration of resolution calling_ for the redemption of outstanding G.O. Bonds 92A,
96A and 95A (Partial). (RW)
A. REFERENCE AND BACKGROUND:
The Council is requested to adopt a resolution allowing for the prepayment of the outstanding
debt for three bond issues. The 1992A bond has an outstanding balance of $70,000 and the
1996A bond has $420,000 remaining. These two bonds have interest rates of around 5% or
more, and it is recommended that these bonds be paid in full since the city does have fiends
available from assessment prepayments and other sources related to these issues.
The 1995A bond still has an outstanding balance of $1,715,000 but it is recommended that at
this time an additional $745,000 in principal be paid early, also because of the higher interest
rate that we are paying and because we have the money available in the debt service fund.
Mark Ruff, the city's financial advisor from Ehlers & Associates, concurs with the prepayment
totaling $1,175,000 on these bond issues since the funds are available in the debt service
accounts. By adopting the resolution, the prepayments will be made on March 15, 2002, after
proper notice has been published.
B. ALTERNATIVE ACTIONS:
1. Adopt a resolution authorizing the redemption of outstanding G.O. Bonds 92A, 95A and
96A as outlined in the amount of $1,175,000 total.
C. STAFF RECOMMENDATION:
It is the recommendation of the City Administrator and financial advisor that these higher
coupon bond issues be prepaid as outlined. It is also possible that we may consider prepaying
the balance of the 1995A debt later this year, if cash flow allows. This will be a separate
resolution at that time.
D. SUPPORTING DATA:
Copy of proposed resolution.
EXTRACT OF MINUTES OF MEETING
CITY COUNCIL OF THE
CITY OF MONTICELLO, MINNESOTA
Pursuant to due call and notice thereof, a regular meeting of the City Council of the City of
Monticello, Minnesota, was duly called and held at City Hall in Monticello, Minnesota, on Monday,
January 28, 2002.
The following members were present:
and the following members were absent:
Member- introduced the following resolution and moved its adoption:
RESOLUTION CALLING FOR REDEMPTION OF OUTSTANDING
GENERAL OBLIGATION IMPROVEMENT BONDS, SERIES 1992A,
GENERAL OBLIGATION IMPROVEMENT BONDS, SERIES 1995A, AND
GENERAL OBLIGATION IMPROVEMENT BONDS, SERIES 1996A
WHEREAS, the City Council of the City of Monticello, Minnesota (the "City"), issued on behalf
of the City $705,000 General Obligation Improvement Bonds, Series 1992A, dated July 1, 1992 (the
"Series 1992A Bonds"), of which $140,000 still remain outstanding; and
WHEREAS, the City Council of the City of Monticello, Minnesota (the "City"), issued on behalf
of the City $3,890,000 General Obligation Improvement Bonds, Series 1995A, dated June 1, 1995 (the
"Series 1995A Bonds"), of which $1,715,000 still remain outstanding; and
WHEREAS, the City Council of the City of Monticello, Minnesota (the "City"), issued on behalf
of the City $1,030,000 General Obligation Improvement Bonds, Series 1996A, dated July 1, 1996 (the
"Series 1996A Bonds"), of which $420,000 still remain outstanding; and
WHEREAS, all of the Series 1992A Bonds maturing in the years 2002 and thereafter, are subject
to redemption and prepayment at the option of the City, on February 1, 2001 and on any date thereafter at
par, plus accrued interest, all as provided in the resolution adopted by the City Council on June 22, 1992,
authorizing the issuance of the Series 1992A Bonds (the "1992 Resolution"); and
WHEREAS, all of the Series 1995A Bonds maturing in the years 2002 and thereafter, are subject
to redemption and prepayment at the option of the City, on February 1, 2001 and on any date thereafter at
par, plus accrued interest, all as provided in the resolution adopted by the City Council on May 22, 1995,
authorizing the issuance of the Series 1995A Bonds (the "1995 Resolution"); and
WHEREAS, all of the Series 1996A Bonds maturing in the years 2001 and thereafter, are subject
to redemption and prepayment at the option of the City, on February 1, 2000 and on any interest payment
date thereafter at par, plus accrued interest, all as provided in the resolution adopted by the City Council
on June 24, 1996, authorizing the issuance of the Series 1996A Bonds (the "1996 Resolution"); and
WHEREAS, the City Council deems it desirable and in the best interests of the City to call those
bonds maturing in the year 2003, totaling $70,000 in principal amount, on March 15, 2002, in accordance
with the 1992 Resolution; and
WHEREAS, the City Council deems it desirable and in the best interests of the City to call those
bonds maturing in the years 2004 through 2006, inclusive, totaling $745,000 in principal amount, on
March 15, 2002, in accordance with the 1995 Resolution; and
WHEREAS, the City Council deems it desirable and in the best interests of the City to call those
bonds maturing in the years 2003 through 2007, inclusive, totaling $360,000 in principal amount, on
March 15, 2002, in accordance with the 1996 Resolution;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Monticello,
Minnesota, as follows:
(1) All of the Series 1992A Bonds maturing in the year 2003, totaling $70,000 in principal
amount shall be redeemed and prepaid on March 15, 2002, at par, plus accrued interest.
All of the Series 1995A Bonds maturing in the years 2004 through 2006, inclusive,
totaling $745,000 in principal amount shall be redeemed and prepaid on March 15, 2002,
at par, plus accrued interest.
All of the Series 1996A Bonds maturing in the years 2003 through 2007, inclusive,
totaling $360,000 in principal amount shall be redeemed and prepaid on March 15, 2002,
at par, plus accrued interest.
(2) The City Administrator is hereby authorized and directed to give mailed notice of call,
prior to March 15, 2002, for the Series 1992A Bonds, to the Bond Registrar/Paying
Agent, U.S. Bank National Association, in St. Paul, Minnesota, (formerly Firstar Bank,
N.A, successor to American Bank National Association, St. Paul, Minnesota (formerly,
American National Bank & Trust Company)) and to all holders of the Bonds. Said notice
shall be substantially in the form shown as Exhibit A.
The City Administrator is hereby authorized and directed to give mailed notice of call,
prior to March 15, 2002, for the Series 1995A Bonds, to the Bond Registrar/Paying
Agent, Wells Fargo Bank Minnesota, N.A., in Minneapolis, Minnesota, (f/k/a Norwest
Bank Minnesota, N.A.), and to all holders of the Bonds. Said notice shall be substantially
in the form shown as Exhibit B.
The City Administrator is hereby authorized and directed to give mailed notice of call,
prior- to March 15, 2002, for the Series 1996A Bonds, to the Bond Registrar/Paying
Agent, U.S. Bank National Association, in St. Paul, Minnesota, (f/k/a First Trust National
Association) and to all holders of the Bonds. Said notice shall be substantially in the
Sc
form shown as Exhibit C.
(3) The City Administrator is hereby authorized and directed to deposit with the Bond
Registrar/Paying Agent of the Series 1992A Bonds, U.S. Bank National Association, in
St. Paul, Minnesota, (formerly Firstar Bank, N.A, successor to American Bank National
Association, St. Paul, Minnesota (formerly, American National Bank & Trust
Company)), prior to the call date of March 15, 2002, sufficient funds to pay all principal
and interest due on the Series 1992A Bonds as of the call date.
The City Administrator is hereby authorized and directed to deposit with the Bond
Registrar/Paying Agent of the Series 1992A Bonds, Wells Fargo Bank Minnesota, N.A.,
in Minneapolis, Minnesota, (f/k/a Norwest Bank Minnesota, N.A.), prior to the call date
of March 15, 2002, sufficient fu -ids to pay all principal and interest due on the Series
1995A Bonds as of the call date.
The City Administrator is hereby authorized and directed to deposit with the Bond
Registrar/Paying Agent of the Series 1992A Bonds, U.S. Bank National Association, in
St. Paul, Minnesota, (f/k/a First Trust National Association), prior to the call date of
March 15, 2002, sufficient funds to pay all principal and interest due on the Series 1996A
Bonds as of the call date.
The motion for the adoption of the foregoing resolution was duly seconded by Member
and upon a vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
bc-,
STATE OF MINNESOTA )
COUNTY OF WRIGHT )
CITY OF MONTICELLO )
1, the undersigned, being the duly qualified and acting City Administrator of the City of
Monticello. Minnesota, hereby certify that I have carefully compared the attached and foregoing extract
Of minutes of a regular meeting of the City Council of the City held on Monday, January 28, 2002 with
the original minutes on file in my office and the extract is a full, true and correct copy of the minutes,
insofar as they relate to
the redemption of certain General Obligation Improvement Bonds Series 1992A, General Obligation
Improvement Bonds Series 1995A and General Obligation Improvement Bonds Series 1996A of the City.
WITNESS My hand as City Administrator and the corporate seal of the City this 28th day of
January, 2002.
City Administrator
City of Monticello, Minnesota
(SEAL)
EXHIBIT A
NOTICE OF CALL FOR REDEMPTION
GENERAL OBLIGATION IMPROVEMENT BONDS, SERIES 1992A
CITY OF MONTICELLO,
WRIGHT COUNTY, MINNESOTA
NOTICE IS HEREBY GIVEN that by order of the City Council of the City of Monticello, Wright
County, Minnesota, there have been called for redemption and prepayment on
March 15, 2002
those outstanding bonds of the City designated as General Obligation Improvement Bond, Series 1992A,
dated July 1, 1992, having the following stated maturity date, totaling $70,000 in principal amount and
having the CUSIP number listed below:
Year
February 1, 2003
CUSIP Number*
614468 RA6
The Bonds are being called at a price of par plus accrued interest to March 15, 2002, on which
date they will cease to bear interest.
Holders of the Bonds hereby called for redemption should present their Bonds for payment to
U.S. Bank National Association (formerly Firstar Bank, N. A.) at the address below on or before March
15, 2002.
If by Mail
U.S. Bank National Association
Corporate Trust Department
P.O. Box 64111
St. Paul, MN 55164-0111
Dated: January 28, 2002
If by Hand or Overnight Mail
U.S. Bank National Association.
U.S. Bank Trust Center
Bond Drop Window, 4t►' Floor
180 East Fifth Street
St. Paul, Minnesota, MN 55101
BY ORDER OF THE CITY COUNCIL
CITY OF MONTICELLO, MINNESOTA
/s/ Rick Wolfsteller
City Administrator
Important Notice: In compliance with the Economic Growth and Tax Relief Reconciliation Act of 2001, federal
backup withholding tax will be withheld at the applicable backup withholding rate in effect at the time the
payment by the redeeming institutions if they are not provided with your social security number or federal
employer identification number, properly certified. This requirement is fulfilled by submitting a W-9 Form,
which may be obtained at a bank or other financial institution.
* Indicates full call of stated maturity.
** Neither the City nor the Bond Registrar/Paying Agent shall be responsible for the selection of or use of the
CUSIP number, and no representation is made as to its correctness indicated in the Notice of Call for
Redemption. CUSIP numbers are included solely for the convenience of the Holders.
EXHIBIT B
NOTICE OF PARTIAL CALL FOR REDEMPTION
GENERAL OBLIGATION IMPROVEMENT BONDS, SERIES 1995A
CITY OF MONTICELLO,
WRIGHT COUNTY, MINNESOTA
NOTICE IS HEREBY GIVEN that by order of the City Council of the City of Monticello,
Wright County, Minnesota, there have been called for redemption and prepayment on
March 15, 2002
those outstanding bonds of the City designated as General Obligation Improvement Bonds, Series 1995A,
dated June 1, 1995 having the following stated maturity dates, totaling $745,000 in principal amount and
having CUSIP numbers listed below:
Year CUSIP Number*
February 1, 2004 614468 RW8
February 1, 2005 614468 RX6
February 1, 2006 614468 RY4
The bonds are being called at a price of par plus accrued interest per bond called to March 15,
2002, on which date all interest on said bonds will cease to accrue.
Holders of the Bonds should present them for payment to Wells Fargo Bank Minnesota, N.A.,
(f/k/a Norwest Bank Minnesota, N.A.), at the address below, on or before said date, when they will cease
to bear interest.
By Mail or Overniaht Service:
Wells Fargo Bank Minnesota, N.A.
Floor
Corporate Trust Operations
MAC N9303-121
6th Street & Marquette Avenue
Minneapolis, MN 55479-011')
By Registered or Certified Mail:
Wells Fargo Bank Minnesota, N.A.
Corporate Trust Operations
MAC N9303-121
PO Box 1517
Minneapolis, MN 55480-1517
In Person, By Hand:
Corporate Trust Services -12th
Northstar East Building
608 2nd Avenue South
Minneapolis, MN
Registered or certified insured mail is suggested when submitting Bonds for payment. Wells
Fargo policy does not allow Corporate Trust Services to hold any securities longer than 30 days. Please
do not submit your securities more than 30 days in advance.
When inquiring about this redemption, please have the Bond number available. Please inform the
customer service representative of the CUSIP number(s) of the affected Bonds. Customer Service 612-
667-9764 or Toll Free 800-344-5128.
IMPORTANT NOTICE
A signed W-9 is required to accompany the certificates or 31% of the bond proceeds will be
withheld. If you request payment of principal and/or interest via wire transfer, please be advised there is a
$25.00 fee that will be deducted from your payment.
Dated: January 28, 2002
BY ORDER OF THE CITY COUNCIL
/s/ Rick Wolfsteller
City Administrator
*The City shall not be responsible for the selection of or use of the CUSIP numbers, nor is any
representation made as to their- correctness indicated in the notice. They are included solely for the
convenience of the holders.
EXHIBIT C
NOTICE OF CALL FOR REDEMPTION
GENERAL OBLIGATION IMPROVEMENT BONDS, SERIES 1.996A
CITY OF MONTICELLO,
WRIGHT COUNTY, MINNESOTA
NOTICE IS HEREBY GIVEN that by order of the City Council of the City of Monticello, Wright
County, Minnesota, there have been called for redemption and prepayment on
March 15, 2002
those outstanding bonds of the City designated as General Obligation Improvement Bonds, Series 1996A,
dated July 1, 1996 having the following stated maturity date, totaling $360,000 in principal amount and
having the CUSIP number listed below:
Year CUSIP Number*
February 1, 2003
614468 SF4
February 1, 2004
614468 SG2
February 1, 2005
614468 SHO
February 1, 2006
614468 SJ6
February 1, 2007
614468 SK3
The bonds are being called at a price of par plus accrued interest to the redemption date of March 15,
2002, on which date all interest on said bonds will cease to accrue.
Holders of the Bonds hereby called for redemption should present their Bonds for payment to U.S. Bank
National Association (f/k/a First Trust National Association) at the address below on or before March 15,
2002.
If by Mail
U.S. Bank National Association
Corporate Trust Department
P.O. Box 64111
St. Paul, MN 55164-0111
Dated: January 28, 2002
If by Hand or Overnight Mail
U.S. Bank National Association
U.S. Bank Center
Bond Drop Window, 4"' Floor
180 East Fifth Street
St. Paul, Minnesota, MN 55101
BY ORDER OF THE CITY COUNCIL
/s/ Rick Wolfsteller
City Administrator
Important Notice: In compliance with the Economic Growth and Tax Relief Reconciliation Act of 2001, federal
backup withholding tax will be withheld at the applicable backup withholding rate in effect at the time the
payment by the redeeming institutions if they are not provided with your social security number or federal
employer identification number, properly certified. This requirement is fulfilled by submitting a W-9 Form,
which may be obtained at a bank or other financial institution.
* Indicates full call of stated maturity.
** Neither the City nor the Bond Registrar/Paying Agent shall be responsible for the selection of or use of the
CUSIP number, and no representation is made as to its correctness indicated in the Notice of Call for
Redemption. CUSIP numbers are included solely for the convenience of the Holders.
5 �-
Council Agenda - 1/28/02
7. Public Hearing -Consideration of a resolution adopting proposed assessment roll for
delinquent utility bills and certification of assessment roll to Countv Auditor. (RW)
A. REFERENCE ANIS BACKGROUND:
The City Council is again asked to adopt an assessment roll for utility billing accounts
which are delinquent more than 60 days and to certify the assessment roll to the County
Auditor for collection on next year's real estate taxes.
The delinquent utility accounts that are included with the agenda are accounts that are at
least 60 days past due and include all new delinquents from the last time we certified
them. In addition to the delinquent amount, the Council also previously approved the
establishment of an administrative fee of $50 per account that is added to each delinquent
assessment. The amounts shown on the enclosed delinquent utilities list include the
additional $50 administration fee for the preparation of the assessment roll.
It is recommended that the delinquent accounts be put on an assessment roll for
certification at an interest rate of 6% as allowed by state statute. As in the past, if any
accounts are paid within 30 days after the adoption of the assessment roll, they can be
paid without the additional interest. After 30 days, payments will be charged interest.
B. ALTERNATIVE ACTIONS:
1. Adopt the assessment roll for the delinquent charges as presented.
2. Based on public hearing input, adjust the assessment roll as required.
C. STAFF RECOMMENDATION:
It is staff recommendation that the Council adopt the assessment roll as presented. All of
the accounts are at least 60 days past due and have been given proper notice of this
assessment hearing and ample opportunity to pay the accounts in full. All utility accounts
were notified that there would be an additional $50 administrative fee attached to each
outstanding balance if the account was not paid by 4:30 p.m. on January 8, 2002.
D. SUPPORTING DATA:
Copy of resolution adopting assessment roll
Complete listing of delinquent accounts to be certified.
CITY OF MONTICELLO
RESOLUTION NO. 2002-4
RESOLUTION ADOPTING ASSESSMENT ROLL
FOR DELINQUENT UTILITY ACCOUNTS
WHEREAS, pursuant to proper notice duly given as required by law, the Council has met and
heard and passed upon all objections to the proposed assessment for delinquent utility account
charges,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MONTICELLO,
MINNESOTA.-
Such
INNESOTA:
Such proposed assessment, a copy of which is attached hereto and made a part hereof, is
hereby accepted and shall constitute the special assessments against the parcels named
herein, and each tract of land therein included is hereby found to be benefitted by the
assessment levied against it.
2. Such assessment shall be payable in one (1) annual installment payable on or before the
first Monday in January 2003 and shall bear interest at the rate of 6 percent per annum
from the date of the adoption of this assessment resolution. To the first installment
shall be added interest on the entire assessment from the date of this resolution until
December 31, 2003.
3. The owner of the property so assessed may, at any time prior to certification of the
assessment to the county auditor, pay the whole of the assessment on such property
with interest accrued to the date of payment, to the City Treasurer, except that no
interest shall be charged if the entire assessment is paid within 30 days from the adoption
of this resolution.
4. The City Administrator shall forthwith transmit a certified duplicate of this assessment
roll to the county auditor to be extended on the proper tax list of the county, and such
assessment shall be collected and paid over in the same manner as other municipal taxes.
Adopted by the City Council this 28" day of January, 2002.
ATTEST:
Roger Belsaas, Mayor
Rick Wolfsteller, City Administrator
m m m m m m m m J J J m m m m m m m m m VI Ul W Vl 1A A W W W W W W W W N N N N N N N N H r H H H
O O O o O O O O O O O O O O O O O O O O O O O O O O O O
O O O O O O O O Oo O O O O O O O O O
r H H H H O O O N N O W N N N H H H O0 o O O O O O H O O O O O O O H H H0 O O O O H r H O O
N H H H O CO J N J m m N W m 1P W N o 1P O m J W N 4A H O W Co J VI W N m Ul O m m m Ul W W
0 N
n
1A D r iA W
H m m O ID w w H w 141 O H W W H o J H w J O W Ul Vl (1 %D m W N m W A Ul m 14- O lD m o w Ul H Ul N m m Ln
0
G O
O O O O O O O O O O O O O O O o O O O UI O O O O O O O O O Ul O O O O O O O O O O O O O O O O O
O o O O O O o O O o O O O O O O O O Cl O O O O O O O O O o o O O O o O O O O O O O O O o O O o
O O O O O O O O O O O O O O O o O O O O O O o O O O O O O O O O O O O O O o O O O O O O O O O
O O o O co O o O O O O O O O O O O O O O O O O O O m O O O o
G w
rr
1A
O O o O O O O o N o o N O O W O O
H H H H H H 1-1 H H 1-1 H r H r l-1 F-1 r H r H H 1-1 H r H H r N r r r r r r r r r r r r r r r r r r r
3k 1P
In
ro Lrl
UI UI Ul Vl Vl Ul UI Ul Ul U7 Ul Vl Ul Vl UI UI Ul Ul Ul VI Ul Ul Ul Ul Ul Ul w UI Ui Ul VI VI Ul Ul Ul Vl Ul U7 Ul Ul Ul Vl V1 Ul Ul Ul UI
U1 Vl Vl Ul Ul Ul VI UI Ul V1 N Ul Ul Ul Vl Ul U1 lit Vl Ln
H
d
0 0 0 0 0 0 0 0 0 0 0 0 0 0
O O O O O o O O O O Ul O O o O 0 In O O H O 0 0 0 0 o O O O O O O O O O O O O o O O O O O O O O
0 0 0 0 0 0 0 0 0 0 0 0 0 0
W W W W W N m iP H m o H N N N O O N N o H O r H H H H H H H H H r r H H H H H r r H H H H H H
H H r r H m N m Co U1 O W H r H O O m W iA O O O O O kD UI 0 0 0 0 0 0 0 VI 0 0 0 0 0 0 0 VI UI 0 0 0
ac
0 0 0 0 0 0 0 0 0 0 1P O O O O W W O O O O H O H N O W J W W 1P W W W r W 1P 1P 1P UI Ul w O O m m m
N N N w W N r H H H N H r N N H H H W H J Ul H O o O H 0 J 0 W 0 O W J O O N W W J W Vl
O O H o O O O 1A w H O o N H O O N w N O 0 N 0 O H o O O O O H H O O O O O O O O H O O O H O H r H O o
UI m 0 In m H H m H H O r m lP O O O H lD m m O m 1P W W O O m N H H W r m m H J N H r W U1 N W H 1D
0 0 0 0 0 0 0 o H o w O o 0 0 0 0 0 0 0 0 w H o 0 0 0 0 o r O 0 0 0 0 0 0 0 o H H O 0 0 0 0 0
ro
n
0
ro
H H H H r H
m
H H H H H r r H H w N r U1 H r W W W W H W m Am w �P W W W J In W N N H m w H W H H In N W rr
N H 1P H O O J H O O O N O O O N N O O o W O O H H N O H H N N H H O M W O H 1P O O N o H H
N O 1P N m O m J N J H O W W w W W H w Ul O O m J W w 1A O N m N w W m A A m m 0 w J H .P m N Ul m
PU
y t] C=] LT! C9 td x x H �i p7 H xi V 3 y y b d H d d d
z H O O O z O n O C C C O
r l7 t7 C7 x1 ro ;U O t J 1C r C H 7J- c c c y o1 Y� x x pC yy11 �M yyM z
O O b y� K K ro Pd
O
H4
zz z1 z V � of .`�-� H H -3-3 H H H H H H t'n H H H m H Z E vii � H y rn
m
r r �pl t ] to x to cn H W H y > y' 13 y to to CO to -3
M H H rocn m y y y U K E z Z t J [ 7 L-3 � V. 1C �-C �C 1C 1C y y y y
u�
n n z z Z r w til b u H m n
n r y y
b H H 0 ro x
d z pa r
z
H r ro C
Ul N ;U' 1[y
a ro
H
r 3 4 H n 4 0 by ro GZ n m t 1 ro G7 ti t7 �-1 b n 3 G7 ry� y r n ro C7 m A ,y m a n n E [�
H H M y m O O ✓y :v cq� M x [ ✓y � xl (�jy y' H �i b7 t�7 T� 0 ?� O 1 O T� 1-j L 7 x1 Cryx�J �f
z 1-] 'P1 MM O rG
n
m
n w O z r K O u to m C w H G i. t �7 d 19 3 w� w C w xi C C D7 ts7 H y 'PPV
tl x 71 ;D xf .< r 1�1 k K H b r r H �-3 :0 0 M H ;v r p x m m m w c] .0 H� t7 C1 y ro m H H 0 O
� w 1G 1C M R+ M 3 m m z T� H L•]
rr
�G tl7 [i] m r H r �' M M x1 ,h1 ,U C .b - x ro M o M .0 M
r c1 z z ro ✓y m ro m t7 x a+ m £ z t 7 z 0 r H z H O.3 H O m [_] z y
;d r O a ro> H n m m O y R, x H ty 10 y n m m [J n O R m a+ W y x
O
to
C! [n x[ 3 H m �, x 0 MM x ro b tt, n E t�<J 3 t O O z y� [t] R+ 3 to 3 3 C n Cn m t"
z{ z (y] r u� a C
7�ue
y yb z y xxro y .3 y yz
toy z H l7 7zC H� t tyv z rC 'tJ x t-iz H t~n Z n H O Z C 0 M O O
�
ti Vi Cyn x H x x H 1"-1 z ()
1-1zy�
(n tt1l r w z z r M t. M 4
Z
(D•�
m H� 113 CJ C [d7 ro mm
tyyU ] �y�f z
z
z �
x W O triv to z O R,1G .d
,p7 W��11 H
1zy3
•v tj
pd H W G1 [] C x m y1 x m y
e 0 [r[ cxca i (D ro n z 01 > z
a H x Z Vj 0 x m
ro 3 r r H 'd H H n W H H H ro H H H H H r r dP m 1A m ;d w H W J U, W ro ro m w J 10 H ro to to W ro
n
O t7 P H O O J H 1- O N N Ul O O W W W W H O O r H N 0 %D H N N H O m O w O J O O o N O ro r 0
r 4, N m m J O J 0 0 0 ID N N �) o O m x m J W n P O J m Ln Ul W
G
m m 0-j 1A m ;u Ul
W H W H w W W W H to to N O x W W W O W W m W
rr
o m x x x 0 4 4 z n x O x C m m A w w J r w w w o O W W0 r o M V 3 131 o
?S m C 7 C J CEJ ?C t J t�] C- x x H SV X W M xd C] W 10 x �7 y 3 1ti M M W AJC
M ;a V 1 iC SV r'd C�] X O X H H H $0 iC
�% t7 t7 C7 xl ;V m t9 £ r H H H ;D xf H H x x x H b C7 n t7 t7 C7 n O O d C C D7 O
r 3 H ;V 'rb m r 1C r C N 'G1 C C Cf) O Y 'r-. G� to Id N W �' 3 l0 C H t�] [J V '7. w
7i
a
El
,T, -i
to m b to 1G 1C to n C+i J try t ] en H y� H G) to to to to to to m m to H kD t7 O J to N ;v ,ro 3 w
tD
t?yi
ON z o tr1 N ;d to C ro t7 C7 R7 m ro y y H t 7 y H to m y y y m 4 z£ z to y W y
m
3 .A r r to m t 1 z H 1lj ;d y o y
H r r r H H ro m m m m M o 0� i$ DI [1 en E �C k m m 1133 H tmn H
N
to
x z z z mm G b to H H t" y y H 1C n i t Z O y t*]
z
z z E DI E E z� t i wtH
d
troi ro H
Pa
r H H (n C +7
o W o
W C t7 d 1H11 NC)
n M z Pd
n co
x x
H
ro O
a c
H r H H H H J H H Ul I-1 H H
rr w
O H 1D m m J N m H N Ul kD w Ul m WUl H H W 1A N m Ul In m J m 1P m m O N w 1A W N H W 1P 1A H H J CO m m
1D 1P W W W W N 1D 1A m J H O m m J W J Ul m 1A N m m m w O J H In W O 1D W4N H w N W Ul ID �0 iA m H W
O
0
Ul lD m 1A 1D N 1A m m m N Ul m m W O m O m m lD iP m J 1P J m m J lD 1P m m Ul N J W J m m 1P !n r W m N 1P
r- tzl
(D a
N N Ui O J mo m 1P iA N m J m H ON 0 4 I -H W O H m Ul w J 1A w m m m N N w J H U7 r w 1P J N m w 1A 1D J
1�
ro o
a c
In ri
G C7
o m 0 0 0 0 0 w 0 0 0 0 0 0 0 0 N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o co a
o v, o 0 0 0 o J o 0 0 0 0 .A o o LD 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1C
ro O
D) C
Ea rt
U
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (GD Ddi
O O O O O O O O O O O O 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 - 0 0 0 0 O O 0 O 0 0 0 0 0 0 0 0 0 0 l<
O
ro C
a rt
t0 H
n N
t7
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (GD W
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 •G
m W to co m m to m to m m W to m m m tr to m m m In m to to m m m m m m 0 m m to 0 M m m W U, m to to to to to � a
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o a rr
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
to N
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Cl 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 lD
10
y
0
0
H
d
r
KD
H
K
W
r
r
czi
C)
M
H
H
n�7
y
oz
m
E
H
r
b
H
to
n
r17
O
M
Ut m 1P H W N J 1P m J 0 1P 1P O H m H m m m tp J W O O W N H �D W H Ul J m lD 1P J m m tD �D m m N W H H .T \ O [s]
�D m W W W �p N 1P 1P m J H 0 10 m J H J Ul m 1P N m m m 1D O J H Ul W O lD w J N r �D N W Vl lD �p 1P m H Vl a r r'r
0 J m 1P 1D N 1A O m m N In m J W 0 W O m m W A m J A J m m J tD 1A m m w N J w J m m A V1 H w m N A t4 rr H
N J W O J m O Ul 1FA 1A N m J O r m w 1A H W O H m O W J iA W VI m m N N W J H W r W 1A J N m W 1A w J (D (D
H
H H r r r H r H H H H H H H H H H H 0 H H r H H H H H H H
H H H H H r r r o o O o 0 0 0 0 o O o 0 0 0 0 0 0 0 o O m m m m m m m m m m m
\
n
C)
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o
0 0 a 0 0 0 0
J J UUP W W W W W W W W N N N N N H H H H H N N H H H H O .P P P P W W W W W W
aoi
n
p W N m Ul H H o H o D m UN H O H O m m J J Ul J N m CO J O W W W N HCO J UW
H Ul w o W W m O O W O w N N O w w N m W W UO O m w 0 J m 0, H & 0 m m j m
Q
O
O a O O O a O O O O O O O O O O O 0 O a O O O O O O Q O O O 0 0 O O O O 0 0 O 0 O O O O O
O O o O O O o O O o O O O O O o O o O O o o O O 0 O 0 O O P O O O O O O O O O O O O o O O O 0
r �D
O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o
O O N O O O H O O O N O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O .P O O O
A
� lP
H H H H H H H H H H H H H H H H H H H
Ul
ro to
0 w
0 0 W 0 0 W W W 111 Ul Ul 0 M W W Ill W W 0 0 0 Ui 0 W Ul W 0 W Ul UI Ul Ul Ul Ul Ul Ul Ul Ill Ul Ul Ui Ul Ul UI Ul Ul Ln
0 0 0 0 Ul 0 Ul 0 0 Ul Ul O N UI H H 0 0 N 0 0 UI 0 0 Ul H H 111 H Ul Ul Ul Ul Ul UI Ul
0 0 0 0 o O H o o H o o H H H H o 0 0 0 0 0 o O H H H H H to
H
t7
0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
H 0 a 0 0 0 0 0 0 0 0
W l0 lD N .P H m m O O O H m m m 0� 0\ m m H H H O O H O W W W W W N N W W W W W W W W W
�
W 0 w W
O J J �0 0 0 0 0 0 0 01 0 J J J 0 0 0 0� H H H 0 01 H H H �0 0 N O W W W W O 0 (D H H Ul 0 0 Ul 0 0 VI
H
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 H 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
H O O O 0 0 O H O H O N O O H N 0 w H O O O O O O O 0 O O N O 0 0 O H O O O O H O O O 0 0 w
N .P m J m NH J .P o1 o N W .P O N CD 0 N N J J W H N N H H .P O H r J O W 01 J W 01 N N N
0 O
O O O O O O O O O O O O O O O O O O O O O O O O O O O O O a O O O O O O O 0 O O O 0 0 O O O O O O O
ro
K
O
ro
N N N N N N ND H N 0\ of 0\ Q\ O> l0 0\ kD k0 0j 0\ (Y%� Ip kD MH
(o
K
0) W .P J J J N O M Ul o HH H N J H H H o 0 Ul om f a\ NW
H N AF,i& Ul J W J H H H H H N N H W H H W
W J w M m M N O H Ul w UI m m H %D .P N J W 0) m J H m& W O m H O H W N H W O 0 W& H Vl H 0 0 0 0)
rr
'<
H N Ul H H H UI O J .P H J W J W O O N &-H H H U1 W O O J %0 Ul (3)H m .110\ .P .P Ul W W W m N Ma% W J Ul
O W m 3 0 0 0 3 3 0 3 3 3 3 3 3 3 3 G]L] G7 V ?D 3 3 3 D In M[ 7 ro ro �7 x x n 3 n n ro
xu w LTJ � .b C J M M H H H H H H H H H H H H H H H H H H r .b .b >-� LTJ Cil � i0 �i0 na
a.
x H H y' j� x ro r r r r r r r r r r r c c c r r r c
T� > tj C w r r r r r y r r r �t+" [] t 7 t 7 r r r m 3 t, z, zl m ro c c 3 3 G c ( of'ff� ! o O H
a
,b ,b M 0 H H ;0 O O C+J y� '.i7 'FJ A7 x7 !/] W LsJ `�' %' $.,' H H y� �i H H C H m [
H z t+7 n7 H F. l� x xl xl x :u m x
xf ;v xf y H y y �' ?� z z Z z z z rn z [n ca H
ty00 :EU rrrr r c�r�dtyry33xx nKl< <n �o
w
w
H C yl Ti r r t7 H H H SV t7
N N
LTJ t J z z x x z 0 0 u ro 0 u 0 C C C r r GJ r r r m � z, ro 0 0 0 0 0 x z t)
0 M M
r7�nm r7 br7ddry ryr7r7�t�� �, LTJ o0 00 0
x m t7 r ty t7 r7 �+ r O O O O o
S° z z z z z t7 t7 U 0 u
tz �z] Z� z
e e e e e
�
� ro
y
x n z 0 U 4 G x> x 0 ;v m x m �7 x y cn xl 4> 3 H ;V G1 x t7 3 G u 0 z r 4 3 r 4 n y m m y m
x H tzz 1 O LTJ [ i r K O x1 m ,'il O m y O �' r H O Ly9. �r`�y" ?� ?� H H O H l< > ,'r`i • H O
>D
n yro
G
xH yzO zO �z"
Z 3 M z Z M H x O � O 0 z� 4 m 0
7AC b
r
W
lrri 0
(HHlJ O M z z [TJ M z z z M tzTJ H Z g r-1 0 H O> m
O
0 z 4 l< tt m r y x a t7 to O y L=] R k y c n z 9- 3 R R tT1 H x 3 y
o�J m Cf) C)
9 N
�c a mr� r R LT m"fr+R+ zH nx mz00
Z �mn 33zmH nxoxbm ym R, rrro Y t73Gtj]oir r[=]ox3
(D o
K o
yryroa,H zynHHo>xwup 7t r ro 173Hx 4y�rrroz3 �t7ry t, zr
z �n x x MG m H 0 4 H HO� w H Z° z �Z �' r
H
z t, C7 tr'' vyi gx t 7 [H�7 lr•1 ' 'J 7�C .fro' m 1-3 T� Z K c@ n a� z Z
H
t7 x H n IN tij 0
U) z b n ro
� �
z I r r z � x C K
w r7
(D t0
z 0 m z tz9 k 0 x� tHTJ cn G r) tz�i
LTJ N x Ci] m �v !"yam H r 0 n G7 LTJ H r'U �s7 H C ✓y m
Vi �dlz��
rl
W N z m z G�
H
Z H O[�]] t J cn
r
t9 N N Z� H z LQTJ z
[xTJ t J lib
}v
yHy
C
N N N N N N W H N Ol lP m m m m t0 m 0\ m w w w m m m m w w m J ro H W N ro H H H H H N N H W H H W
n
M W IP J J J O o m Ul m H H H N J H H 0 In M M N N -P A Ul J W H O m A 0) O W 0 0 W 4 N In H 0 0 0 o1
W J w O1 m m O O H 0 0 0 m m H w .P N J w 0\ m J r m& w O m m .P Ul W W W m N a% m W J 0
G r
N r
N N W H H H O J iP m J W J w O O N .P H H H Ul W O o J w Ul m m nj by m
J ulo0 3xx33n nnro
O m m 3 O O H 3 3 O 3 3 3 3 3 x 3 3 3 41
w H H H H
rr H
z
z �]
O O O
xHH rokrrrrzrrrrrrCCcrrrC .PLnzzHroc43 ccncnnH
an dz r r r r y r r r r [T7 [9 �J rrr L J Ui H b W H H H H Cy H C., Cl. 17
w
9 n
(D
y 0° LTJ r :v �'7 rb 50 y N n K 1< W z z z z UJ z( i W
H S LTJ m £ F, K H xl $v Sv m Sv Sd ',v SZ% Cv y y H Ln
.ro r� n W
00 O O £ z Cq C[[[[[ r c q[ 0 0 0 3 3 WH �f �'�77 v E m t7 t7 H t -J t7 r r [] L] r P n n
v r O 't7
N y
H
o n Z Z Z Z C z z z H H H y �l H $0 r r z z r r z r H H
N x z r r H yY o ry r r t7 H H H t7
N N 0 i7 ti t�
`0
7J
H
N q 0$
eoeo zz xxaoczaDxz zaoxcccrrc�rrrc� 00 00 o
0
U !D aJ t -i 0 t7 t i u 0 u U m m m w m 0 0 0 0 O
n
�
x t7 r tJ 0 0 r0 0 0 0 0
moo PC z zzzvmt, oz�Zr
y
H
cc x tLi[Jt<] z z 0u 00
°z
0 t7
ro o
P) C
N K
Ol 61 O O m a\ H m J �O Uf .P N W UI H J J .P CD J l0 T Ol J J N W H W N 1P m 0 O Ul .P m J ID N Ul H m J J m
�D Cl UI W V1 J W VI U7 H W 01 T D\ .P l0 W Ol �P Ot Ul Ul m U7 �P l0 .P O J .P m N m Ul Ol W .P a> J l0 41 N
O
tJ
W W lD O\ H Ul O N O m H lD O lP O m W .P lD m 111 J .P m 0 .P Q1 H U1 a-,. H Vl W W m N J N N m lD D1 iP Oh w
G t7
(D w
O N O W W J O H H J N m W m m H D Ul O m W 0\ w kD lD J iP m lD N A m m H Lll W J J m m J Ill w W m H
l'<
ro O
a <
N K
FT ON
P N P N
0
tJ
.
o o LD o o �-. 0 w 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o
0 o to o o .P o m o 0 0 0 0 0 0 0 0 0 0 0 0 0 o m o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
G t7
m w
�<
C7
G 0 w 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (D w
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 0 0 00
0 0 0 0 0 0 0 0 "<
O
ro C
w K
rn r
t7
G t7
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 m w
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 'c
UI U1 lJi U1 UI vl U1 U, Uf VI l.n In lP U1 U1 U1 vl U1 UI U1 Ill 0 W W Ul Ul W 0 0 W W 0 0 W 0 W 0 W Ul W In W W Ul Ul W Ul � w
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o w rr
K (D
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I(D
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o m
WT
H H H H H N H H H H H r H H r H H r H H N H H N H N H N H H H H H 1-r H N H n£ H b
H H Ill Ul W H o W N &.O W J m 0 m N N W Ul N .P H H N N J m o\ m J W W O w O l0 H N .P J O 0 W N N W .7 \ O LTJ
:D J W Ul Ul H W o1 Ol O1 iP lD W 01 .P 01 m J Ul m Ill �P w 'P O J .P m H m 0\ U1 Q1 W �P 01 J 'D a\ N w r rr
K w w
M W m 0 r J O W O m H %D O Ul O m W A \D CO Ln J .P %D W .P 4N H Ln .P N A H Ul W W m N J N N m %D 0\ .P of W LQ rr H
O N Ul �D lD H O kD H J N of W o1 m H lD Ul O of W m D J w J .P 0% A lD N .P m m H Ul W J J m (n J Ul W W 0) H (D (D
N
H H r H H H H H r H H H H H H H H H H r H H H H H H H H H H H r H H H H H H H H H H H H H H H
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 H O 0 0 0 0 0 o n
H O O O O iP W W W N N H H H H H I -H H H H H W W W N N N N N N N N N r H H H 0 0 0 la w ,D to w ID w 0
O �P H r H iA �P N r 0 0 J m UI Ul W W W H O O O m m J J m W H H m J m m J O O U7 UI W H r 0 0
1D N m 111 O m Ul m m W N J to .P w W O 1D -91M m wP W lD N N O N Ln UI iP H O H W ,D U7 Ut J O In N J m O m A G
O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O p
u
H H H H H 1-H H H H H H H H H H H H H r H H H H H H H H F -H H H H H H H H r H H H H H i -H H H H H H ro
W 0 W W 0 0 W W 0 W W UI W W 0 UI Ul m W W W m W 0 0 W UI 0 0 W W 0 UI UI U7 UI U7 Ul U1 UI U7 UI U1 UI UI U7 Ln H
U7 UI U7 Ul UI Ul U7 UI UI UI UI U7 Ln U7 UI U7 Ul UI U7 U7 U1 Ul U7 UI Ln Ul UI UI U7 Ul U7 Ul U7 V1 U7 U7 Ul U7 U1 UI Ul Ul U7 Ul UI UI U7 tj
H H H H H H H H H O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o r H H H o o in o o 0 0 o 0 0
N H H H N O o 0 0 LD W W ,D ,D W W W W W W W m J J J J m m m m m J J 0 0 0 0 J m O m m m m m m Co
N at a1 m W U1 U1 U1 U1 O O O O m m m O O O O O ,D m m m m N N m m N W W W W W W W w 0 0 0 0 0 0 0 0
O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O H O O O O O O O
O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 0 O O O O O O O
N m N N H m H N H 0 w W W N N N H H H N w H N N W W .P 4 N 4 W m w N H H W 4 W P m m N w 0 0 m
O O O O O O O O H O O N H O O H O O O H O O H H H O O O O O O H H O O O O O O A H H O O O O O
J m �P M N W H W O J m N& J m H 'P m W J 0 W m J 4 J& m W H In O H N m N W H J O W N W m W 0 ,D
O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O W O O O O O O O
ro
0
0
ro
W w W& A 0 (n M Ul 0 M UI W W W M U7 W ,D W w Ul m H N N N N N N N
m H H H w H O O w J J J m m m m W W W m m o w Ul w W M W N r N r H O N H H N H O J J m J m m m rt
N 0 H H W iP H m w W H W O& m w J co H ,D m H N H W N m H r m o J to W m H H 0 H O m W 0p. H m m m K
�aO.D o Ln J o w r � m m m y w J� o o m m� y m w � Hi y H r y o. p oi H H o o r y H r ,D w H o 0 y 0. 0 x o t ri o ff t ri H H
K d rU 0 k 3 O C[ J" II, x x1 3 3 3 1G 0G U0' O O `N n n n t' b LM n b t 0 70D
3 3 [ 7 (i7 tq Z Z H n n n n ,o H rti �t+i C C
E E cn H t7 r to w Vl m (n (n xf ti] [] H O O O O r r n x+ tri Y T� N C r r r H H w t7 H H t7 (D
O O O y3 H M n t] H H H H H H H 0 0 0 x� Z Z Z Z Z H H Z O Sa w to t] m [n
OG OG OG :U K H ywy N > > yby� N N N ~G 0 0 �' �' Y� �' � GZ] Z � E C7 t7 �i r r r � czi � E z Q Q z z ( u,
Q b d b m 0 d t7 0 t7 l7 E n G) � C C C C r H n r Ei Z z z z r mo n n to m r r m
(OT7 £Y' ,'cZ' [� ?� [Ci H[ J t7 t7 t7 0 l7 0 0 z z z[ 7 [ 7 [+7 t J t9 t-7 �G 0 Z P'1G H� z 2 Z� En H y tj 0 z 7, tj
H K K K ' [CTJ H n Sb .'d .ro Sa is Sab ini sda
w to w H zi z
x
z z x
ro O
w m r<(
r H H H H H H H H r H r H H H r H r H H H HH rt W
m m N A. Ul J m H N r J O J iP H M J m N W N W H m m N H w N O m W w m N H m J U> m N W �p H Ul W O
m Ut �p iA O V7 ,a H N m r In m m H UI ,p iA �D Ul m m H m In W H m W J m 0 ,D �P H O m m In r m J m O m H l0 C7
c o
W m J lD m O H Cl W ID H W M O W r H CO O m m H H W W N W Ul m iP W H O N M H w O m 0 W Aj Ul -p.
4 m H A (p a
,D N Ul N J Co H tD W J H N m m m O �P J O 1D Ut O H lD iA m �a Ul W J W H iP W m �D lD �P UI UI ,p J lD J m m �P �
ro O
a <
m "
H W iP rJ
OO O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O to N O O O m O O O O (p a
o A O O O o O O O O O O o O O O O O O O O O O O O O O H O O O O O O O o O O m o O O O O O O o
ro O
a <
m hi
R ID
C7
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o N W
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o K
ro g
a n
m H
rt N
O
t7
0 0 0 0 0 0 0 Cl 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o K
0 to (n W to W M (n to W (n (n W 0 to (n to W W to to M M to (n (n (n (n to in (n (n (n (n (n to W to (n W ul (n Ln vl to Ln (n � w
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o a R
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 l0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (D
0
r
N
iA
N
w ro
N N H H H H H H r H H H r r H H H r r H H H r r H H r H H r r H H N N H H H H H r n£ H m
W W J lD O N r O J m N UI N ,D m O N r J m J m m r r J lD O J VI O m O W J m r N 0 .P H J ,D 1D m O m ,7 \ Q (=y
m 1p iP ip O Ul ,D H N m H UI m m H Ul l0 iA lD Ul m m r m Ul W r m W J m 0 to iA H O m J m U7 m J H O m r lD a r R
lP m J ,D m o H O W w H W w 0 w H H m O m m H Ul w W N m 4 m �P W �P O N w H W ,D w O �A iP W& m H Ul Lo' R H
,D m w N J m H 0 W 0 O H W .P m W m W J W H iP W m 1p 1D iP H U7 ,D J 1D J m m iP (p (p
� ro
H
OC4 �d��ii y yz� �i �i y �C-4 U3Cl 0i x yg� �i
Z
OG LOv Y 3 n C O 3 t7 n Z K P� C Z O H z� O tri p m e
3 v m n H w 11-1 n u yO rN b v- m �xi7 m w
Y K SO n x N K t] LTJ Yx ro K CjM] t7 7 co ttC+i] x R '] L�ii ?� G] x L[ ] H y ��K77 tri x 7 .4 5 r u<
(n n H O H H R, 'n x w z m w w R, T� � o a, x t7 a w
to
O
a H r w n 4
o O Gi(nCJt) E a, c w E z z x
m oo x x w H w C-4 x r r r H o ry ti x b\ H r z r 4y w
-a'
m
xc roocnzx(�n�x, L�oH[a(nH (iZw AL�JC1H�itiCiC �m (n wvrzr�J
3 ;o th H Z w (n 33y�v It :n N m C7 N 3
bH `Kl r (n n d ,R7 (n xl ,K7 O tJ ro �yC� - K r to O (n b7 H
PO m O x7 H O w Z co H m Z Z y H Z Ln [� > Z Z O b0u C-1 `� coHw 0 (cn ox ti [�<] w Z Z z
Z
H H H Z r� z
Z x z y O 3y
U1 w
N
d w y O �7 z tO�J Z (Oil z�
t J O sa ^i, sa ',O 'y p SU Y' (n
In 0 � 7• z y
H EO m 0w z tom +] z N
13 w
z c� zoy
0
z o
O
ro
W m a, m m W W ,D &&&& ny ,p ,p 4 W W W Ip & 0 0 0 W n0 W W W ID W W lD W W W 0 Cn H N N NW N N N
x m H H&
H H O Ow J J J O m m m W W W m m 0 w w rP \& 41 N H N H H O N P at> N H O J J m J m m m
O N w H H w& H m W W r A ,D m W J& H w m N& W O m
-P to H m O J w w m H H 0 H o a, W& Ul m m m
H%D o In J o w H A m m m w O WP O O m m m w H H H o H H o O H H H w w H O o 0 o O H 0 H H H H
N
rt
H 'TJ n ro n N N '''h x x x x m m %v w w ' 7 n7 N w m ro 3 w 3 0 0 0 0 x x 0 0 0 0 0 0 0
n z H H H M b G O H O �v O O O w w m H H y T� y r H Hy m O E T� �g m m m ,0 H q? � 0i
•v3 t7 C7 Ci O O t'' r t-' r T� y r n T� r t-' H H H H �J1
k d d d K 3 m
z
tai
3b3 Z Lam-' UwU 3 cmi m w :4 wbb��
r E E Z (n H t7 r (n w (n pq
H w m m xa ;a m m m H O O O r r H H r 0 0 0 0 1 -I tr CH
O 3 0 0 0 3 H ,a n tU t H ;o M H H �l
H H
H� H O O O x1 �,7 z z z z h7 H H Z O tr�J (r� tr=1 tri] T�7J H w p] M H H M M H
N
��Hiy y
yyH 7nC 7nC
b 00 GO OG b d o C C C8
b C�i� t7 C7 t7 U0' a a�
czzzc CHZ rrre�m mmm t7 l7 z" gni t,-- z z Z z z z t7 a H Hm N z Z N
[ 7 Cl 0 (7 0 0 u z z z x7 :o t7 x1 x1 fn 0 0 0
3 K K K H H
D a H O
n r ro
to [a H u H z
c�
ro O
w m r<(
r H H H H H H H H r H r H H H r H r H H H HH rt W
m m N A. Ul J m H N r J O J iP H M J m N W N W H m m N H w N O m W w m N H m J U> m N W �p H Ul W O
m Ut �p iA O V7 ,a H N m r In m m H UI ,p iA �D Ul m m H m In W H m W J m 0 ,D �P H O m m In r m J m O m H l0 C7
c o
W m J lD m O H Cl W ID H W M O W r H CO O m m H H W W N W Ul m iP W H O N M H w O m 0 W Aj Ul -p.
4 m H A (p a
,D N Ul N J Co H tD W J H N m m m O �P J O 1D Ut O H lD iA m �a Ul W J W H iP W m �D lD �P UI UI ,p J lD J m m �P �
ro O
a <
m "
H W iP rJ
OO O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O to N O O O m O O O O (p a
o A O O O o O O O O O O o O O O O O O O O O O O O O O H O O O O O O O o O O m o O O O O O O o
ro O
a <
m hi
R ID
C7
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o N W
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o K
ro g
a n
m H
rt N
O
t7
0 0 0 0 0 0 0 Cl 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o K
0 to (n W to W M (n to W (n (n W 0 to (n to W W to to M M to (n (n (n (n to in (n (n (n (n (n to W to (n W ul (n Ln vl to Ln (n � w
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o a R
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 l0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (D
0
r
N
iA
N
w ro
N N H H H H H H r H H H r r H H H r r H H H r r H H r H H r r H H N N H H H H H r n£ H m
W W J lD O N r O J m N UI N ,D m O N r J m J m m r r J lD O J VI O m O W J m r N 0 .P H J ,D 1D m O m ,7 \ Q (=y
m 1p iP ip O Ul ,D H N m H UI m m H Ul l0 iA lD Ul m m r m Ul W r m W J m 0 to iA H O m J m U7 m J H O m r lD a r R
lP m J ,D m o H O W w H W w 0 w H H m O m m H Ul w W N m 4 m �P W �P O N w H W ,D w O �A iP W& m H Ul Lo' R H
,D m w N J m H 0 W 0 O H W .P m W m W J W H iP W m 1p 1D iP H U7 ,D J 1D J m m iP (p (p
n
H
F<
O
3
O
z
H
n
to
r
r
0
* n H h7
00 H
0
F,
O 0 0 0 0 0 0
O W N r
n
tI trn o 0 0 0 o
C
o
o
r 0 0 0 0 0 0
C
rt
Lo
0 0 0 0 0 0
O J 0 0 0 0
,p
,p
r r r r r r
Ln Ln
ro
Ul
U1 Ln Ln Ln
Ln Ui Ln Ln Ln Ln
r r
H
ty
r r r r
N N N r N N
m In Ln m N N
ro 0 0 0 0 0 0
0 0 0 0 0 0
O H Ln r J a w
0 0 0 0 0 0
r N J N Ln r
H 0 0 0 0 0 0
*
*
ro
*
o
r
7J
m
L, Lo o m m m
m Lo r w m J
o w N LD O O
m m O iA m
rt
K
13 13
xnr
C O O
a
�xxt -<l<
3 3
°
> C t%' 0
T� D� t7
N
d L�9 Cn+7
> y[t_] C[-1
0 tj l H H
P7 h7
r
Z
z�
H
3
3
O
[zz
y Z W C z
n
w
H H 3 co M
F3
t' rocn R+
n
N
0
ti O b H m
O z C H 19 zEl
z
F
r r H H
m
0 x R7 O t-
KD
[T] H
z
Cl)
H
k
m
w Lo r m m m
m w o W m J
r
O Lo r LD 0 0
r m N o a m
f0
rt
t•
m
x ro ro H z
w
H
z
E O 0
m
7%
vi r 100 3
r d z
N
y
o
e� n�
p b
�
m � W m
$d C J Lam]
H
O
zz
z
z
H
r
J
In
w Co
m n
H
r r N N N
J 10 r N In In m
rt W
CcJ
Ln O m J r r 0
p
t7
n
W m N r Ln N Lp
W N O m Ln J w
(p w
.y
GJ
Cil
ro O
w C
� n
iA
rt m
o
F
(D t7
r o 0 0 0 0 o
r o 0 0 0 o 0
ro o
w C
r ri
0
t7
Gt1
0 0 0 0 0 0 0
0 0 0 0 0 0 0
(D w
K
O
ro <
w n
m r
0 0 0 0 0 0 0
rt N
O
t7
hi
0 0 0 0 0 0 0
(GD pK
J
W
Ln Ln Ln Ln Ln w o
0 0 0 0 0 0 0
w
w rt
0 0 0 0 0 0 0
n N
(D
0 0 0 0 0 0 0
rP
N
:"
ro
X
1- 13
m p m J o o r
m o m J r r Ln w
0 [OTJ
t' rt
Fl
.N m N r Ln N W LQ
�P N
pi w
rt r
O m In J W (DM
�P
Council Agenda - 1/28/02
8. Consideration of ordinance amendment authorizing issuance of intoxicating malt liquor
license in conjunction with wine license. (RW)
A. REFERENCE AND BACKGROUND:
The city currently allows for the issuance of on -sale wine licenses and on -sale non -intoxicating
(3/2) beer licenses. The licenses can be issued separately or in combination form, with the
current fee being set at $275 annually for each or $500 for both. The City currently does not
allow the sale of intoxicating beer unless the establishment has an on -sale liquor license.
As part of the downtown Amoco redevelopment project, a restaurant is being proposed for the
site and the operator of the restaurant has expressed an interest in obtaining an on -sale wine and
intoxicating beer license. The individual did not feel the type of family restaurant he would be
opening, would need a full scale liquor license, but he also had concerns on being limited to only
selling 3/2 beer in addition to wine.
Although our ordinances only provide for 3/2 beer licenses, state statutes do allow cities to
amend their ordinances to allow an establishment that has a valid on -sale wine and beer license
to sell intoxicating beer if their restaurant gross receipts are at least 60% of their business. Each
city is not required to allow strong beer to be sold under these situations, only that the city can
allow it to occur if it chooses.
In the past the city has received inquiries as to what type of limited liquor licenses may be
available without obtaining the full license fee of $3,750. We have had requests for on -sale
intoxicating beer licenses only, which is not allowed unless the establishment is considered a
restaurant, and then only by obtaining the full liquor license. We have had motels and hotels
inquire as to whether a special license could be obtained for just wine or limited sales during a
"happy hour" only, which again requires a full liquor license by the city. In the past, the Council
has not made any distinction between the volume of sales or the applicants desire to only sell one
or two products, and required each applicant to either obtain a full liquor license or choose an
option such as a 3/2 non -intoxicating beer license and/or wine license.
The purpose of this agenda item is to see if the Council is interested in creating an additional
license category and separate fee that would allow an on -sale wine license applicant who also
had a 3/2 beer license to sell strong beer instead of 3/2 malt liquor. The City of Edina has such
an ordinance and has established a separate fee for this type of license at approximately 1/3 of the
fee they charge for their full on -sale liquor license. In other words, relating this to the City of
Monticello's fee of $3,750, a license fee for intoxicating beer and on -sale wine would be
approximately $1,200 annually. If the Council was agreeable to amending the ordinance to allow
for the sale of strong beer in combination with an on -sale wine license would doubling the fee
from the present $500 to $1,000 be appropriate? I would recommend that a substantial hike in
the fee be approved if strong beer is allowed to be sold so that the difference between having a
strong beer and wine license compared to beer/wine/liquor isn't as great. In other words, if
someone only wants a wine license with 3/2 beer, leaving the fee at $500 may be appropriate but
if they do want strong beer in addition to wine, I would recommend the fee be increased to
$1,000-$1,200, which is still substantially less than the $3,750 for a full liquor license.
Council Agenda - 1/28/02
The ordinance amendment proposed has made a few other modifications regarding bonds and
liability insurance requirements to correspond with current state statutes but mainly would allow
for a combination license to sell intoxicating beer instead of non -intoxicating malt liquor with the
appropriate fee being paid. Another section of the ordinance that may need to be changed is
3-11-8:B, which requires a restaurant to be in continuous operation for at least 60 days before a
license can be issued. For a new establishment, is this a reasonable requirement to have in our
ordinance? I would recommend that this section also be deleted, thus allowing a new restaurant
applying for a wine or beer license to be able to serve these items when they first open for
business.
B. ALTERNATIVE ACTIONS:
1. The Council could adopt the ordinance amendment allowing for the sale of intoxicating
beer by any restaurant that has a combination beer and wine license.
Under this alternative, the ordinance would allow for the applicant to either choose an
on -sale 3/2 beer and on -sale wine license for $500 or a strong beer and wine license for a
higher fee to be set by the Council.
2. The Council could choose not to amend the ordinance allowing for the sale of strong
intoxicating beer with wine and leave the licensing requirements as they currently exist.
Under this alternative, the Council would require any restaurant that wishes to sell strong
beer to obtain a full on -sale liquor license to do so.
3. Whether or not the Council decides to allow the sale of strong beer, there are other
provisions in the present ordinance that should be amended to reflect current state
statutes. Whether Alternative 41 or #2 above is selected, Alternative #3 should also be
included so that the ordinance is updated.
C. STAFF RECOMMENDATION: ' 5< � 'It '
G
It is the recommendation of the City Administrator that the ordinance be amended allowing for a
restaurant to request an intoxicating beer and on -sale wine license combination at a fee of
approximately $1,000 to $1,200 to be set by the Council. I believe the license fee needs to be
substantially higher than the present $500 fee for 3/2 beer, to bring the license fee closer to what
we currently charge for a full on -sale liquor license. Some restaurants, especially family
orientated ones, may not feel the need to have a full liquor license available, but do not want to
get the stigma of only having non -intoxicating beer available and thus may be interested in this
new type of license. It is my understanding that the issuance of an on -sale wine and strong beer
license does not take away from our licensing capabilities for full scale operations leaving more
licenses available for that purpose in the future.
D. SUPPORTING DATA:
A copy of on -sale license ordinance amendment.
CHAPTER 11
ON -SALE WINE LICENSE
SECTION:
1-11-1:
Provisions of State Law Adopted
)-11-2:
Wine Licenses
)-11-3:
License Required for On -Sale of Wine
)-11-4:
Application for License
)-11-5:
License Fees
3 -11-6:
Granting of Licenses
3-11-7:
Persons Ineligible for License
3-11-8:
Places Ineligible for License
Conditions of License
.)-11-10: Hours of Sale
3 -11-11: Combination Wine/3.2 Beer On -Sale Option
3-11-12: Suspension and Revocation
.)-11-13: Penalty
PROVISIONS OF STATE LAW ADOPTED: The provisions of Minnesota Statutes,
Chapter 340A, relating to the consumption and sale of intoxicating liquor are adopted
and made a part of this ordinance as if set out in full.
3-11-2: WINE LICENSES: An on -sale wine license authorizes the sale of wine not exceeding
14 percent alcohol by volume for consumption on the licensed premises only in
conjunction with the sale of food. An on -sale wine license may be issued only to a
restaurant having facilities for seating not fewer than 25 guests at one time. For
purposes of this ordinance, a restaurant means an establishment under the control of a
single proprietor or manager having appropriate facilities for serving meals and where,
in consideration of payment therefore, meals are regularly served at tables to the general
public, and which employs an adequate staff to provide the usual and suitable service to
its guests.
3-11-3: LICENSE REQUIRED FOR ON -SALE OF WINE: No person shall sell any wine not
exceeding 14% alcohol by volume by the glass without an on -sale wine license as
provided herein or an on -sale intoxicating liquor license as provided in Title 3, Chapter
2, of the Code of Ordinances of the City of Monticello.
3-11-4: APPLICATION FOR LICENSE:
(A) Form. Every application for on -sale wine license shall state the name of the
applicant, his age, representations as to his character with such references as the
Council may require, his citizenship, the restaurant in connection with which the
proposed licensee will operate and its location, whether the applicant is owner
and operator of the restaurant, how long he has been in the restaurant business at
that place, and such other information as the Council may require from time to
time. In addition to containing such information, the application shall be in a
form prescribed by the Liquor Control Director and shall be verified and filed
with the City Administrator. No person shall make a false statement in an
application.
f3� DorA. Each repplrafion=for a Heettse lxy a 3 y bon
itt lietrthereof-, easUnita State Gov, nd3 of eqt ivalcnt market
vetltteft3 r_(o viae a ... M; ,.ot S 3, Scctloir, 3,4442�uch 3urc y ootid of
6th-er-3-ocuritrs}3R41-lT i -A the of $,nnn "on -sale"
fC) Lfabi4t 4tt3i:rmrn;. Prior to +f33u&n,C of -a zArr lians,",llc lrat-A shall
Ic -with t ability rraunt
0 one VDori and $29,1,norc L wfi on%
person ball comply Mth tlr, pro v: �,Minrrcaota S+ s, Seetion
n �latirrg t �cr�x pohe�.�lr�lity itt3uriancc pol ey is
ma; , ftiL-j xt to -a tlr corcdki rrr of a lrord under that stat .te-,-lr policy- fie
a,-x-,,-,pted by th ounr cil 4 - cu of;llc bond ro-q- v� o , �--tion 4-(E .
Liability Insurance. Prior to the issuance of a wine license, the applicant
shall file with the City Administrator a liability insurance policy in the
amount of $50,000 coverage for bodily injury for one person in any one
occurrence; $100,000 coverage for bodily injury for two or more persons in
any one occurrence; $10,000 because injury to or destruction of others in
any one occurrence, $50,000 for loss of means of support of any one person
in any one occurrence and $100,000 for loss of means of support of two or
more persons in anyone occurrence and shall comply with the provisions of
Minnesota Statutes, Section 340A.409 relating to liability insurance policies.
(C) Approval of Security. The security offered under Sections 4 (B) �r1d 4 (G) shall
be approved by the City Council and the State Liquor Control Director. Surety
bonds and liability insurance policies shall be approved as to form by the City
Attorney. Operation of a licensed business without having on file with the City
at all times effective security as required in Sections 4 (B) and 4 (G) is a cause
for revocation of the license.
3-11-5: LICENSE FEES:
(A) Amount. The annual fee for a wine license shall be in the amount duly
established by the Council from time to time.
(B) Payment. Each application for a wine license shall be accompanied by a receipt
from the City Treasurer for payment in full of the license fee. All fees shall be
paid into the general fund. If an application for a license is rejected, the
treasurer shall refund the amount due.
(C) Term. Each license shall be issued for a period of one year. Every license shall
expire on the last day of June.
(D) Refunds. No refund of any fee shall be made except as authorized by statute.
3-11-6: GRANTING OF LICENSES:
(A) Investigation and Issuance. The City Council shall investigate all facts set out in
the application. Opportunity shall be given to any person to be heard for or
against the granting of the license. After the investigation and hearing, the
Council shall, in its discretion, grant or refuse the application. No wine license
shall become effective until it, together with the security furnished by the
applicant, has been approved by the State Liquor Control Director.
(B) Persons and Premises Licensed; Transfer. Each License shall be issued only to
the applicant and for the premises described in the application. No license may
be transferred to another person or place without City Council approval. Any
transfer of stock of a corporate licensee is deemed a transfer of the license, and a
transfer of stock without prior Council approval is a ground for revocation of the
license.
3-11-7: PERSONS INELIGIBLE FOR LICENSE: No wine license shall be granted to any
person made ineligible for such a license by state law.
3-11-8: PLACES INELIGIBLE FOR LICENSE:
(A) General Prohibition. No wine license shall be issued for any restaurant
ineligible for such a license under state law.
SII) Tinic in Bu3ittess—No li: an- to gall be ls-3uod to my costa trot t ttti it hfl3 b/ocn
nth�tlott,94,
y4or at least sixty (69) days-.-
(C)
g
(C) Delinquent Taxes and Charges. No license shall be granted for operation on any
premises on which taxes, assessments, or other financial claims of the City are
delinquent and unpaid.
CONDITIONS OF LICENSE:
(A) In General. Every license is subject to the conditions in the following
subsections and all other provisions of this ordinance and of other applicable
ordinance, state law, or regulation.
(B) Licensee's Responsibility. Every licensee is responsible for the conduct of his
place of business and the conditions of sobriety and order in it. The act of any
employee on the licensed premises authorized to sell intoxicating liquor there is
deemed the act of the licensee as well, and the licensee shall be liable to all
penalties provided by this ordinance and the law equally with the employee.
(C) Inspections. Every licensee shall allow any peace officer, health officer, or
properly designated officer or employee of the City to enter, inspect, and search
the premises of the licensee during business hours without a warrant.
(D) Display During Prohibited Hours. No licensee shall display wine to the public
during hours when the sale of wine is prohibited.
(E) Federal Stamps. No licensee shall possess a federal wholesale liquor dealers
special tax stamp or a federal gambling stamp.
3-11-10: HOURS OF SALE: No sale of wine under this license shall be made:
(a) Between 1:00 a.m. and 8:00 a.m. on any day Tuesday through Sunday.
(b) Between midnight Sunday and 8:00 a.m. Monday.
(d) Between 8:00 a.m. and 12:00 noon on any Sunday.
3-11-11: COMBINATION WINE/3.2 BEER ON -SALE OPTION: Provided that an applicant
meets or exceeds the requirements of this chapter and the requirements of Title 3,
Chapter 1, which pertain to 3.2 Beer on -sale, said applicant may apply for a single
license authorizing the sale and consumption of wine not to exceed 14% alcohol by
volume and beer not to exceed 3.2% alcohol by volume. (Intoxicating malt liquor may
be sold on premises holding both a 3.2 per malt liquor on -sale license and a wine
license) Fees for said combination license shall be according to a fee schedule adopted
by the City Council.
3-11-12: SUSPENSIONS AND REVOCATION: The Council may either suspend for not to
exceed 60 days or revoke any on -sale wine license upon a finding that the licensee has
failed to comply with any applicable statute, regulation, or ordinance relating to
intoxicating liquor, or any of the provisions of this ordinance. No suspension or
revocation shall take effect until the licensee has been afforded an opportunity for a
hearing pursuant to Minnesota Statutes, Sections 15.0418 to 15.0426.
)-I 1 -13 : PENALTY: Any person violating any provision of this ordinance is guilty of a
misdemeanor and upon conviction shall be punished not more than the maximum
penalty for a misdemeanor as prescribed by state law.
(#128, 11/4/83), (#358, 1/8/01)
City Council Agenda - 01 /28/02
9. Consideration of Adopting Interim Ordinance Temporarily Prohibiting the
Approval of Building Permits for Homes that Do Not Meet Proposed Single Family
Residential Standards. (JO)
REFERENCE AND BACKGROUND
At the previous meeting of the City Council the City Council acted to establish a short
term moratorium on construction of homes that do not meet the draft single family
residential standards presented to the Planning Commission for review. The City
Attorney suggests that the City follow-up this action with an ordinance.
Subsequent to the Council establishment of the moratorium, the Planning Commission
conducted a pre -planned information gathering/feedback session with builders and
members of the public. The meeting was well attended by builders and developers. The
primary purpose of the meeting was to gather information regarding the proposed
ordinance amendment. At the meeting we wanted to explain the rationale and purpose
behind the ordinance amendment, obtain feedback on the impact of the ordinance on
builders/developers and identify possible improvement to the draft language to present to
the Planning Commission a the public hearing on February 5. To some extent the
presence of the moratorium tended to cloud the discussion and give developers/builders
the sense that the preliminary draft regulations would ultimately become the final
language. On the other hand, the moratorium got the attention of the building community
which probably enhanced the meeting turn -out.
Following are the biggest issues that came out of the meeting relating to the
Moratorium.
1. Establishment of the moratorium and or adherence to the minimum building
standards is poorly timed relative to the 2"" Addition of the Groveland
Development.
• The Groveland development currently has about 75 lots left in the second
addition. This particular addition will be the most difficult for the
developer to complete due to the presence of the power lines, gas lines and
nearby commercial. There is a strong concern that the 1,200 square foot
minimum will bring home prices significantly above the market at this
location and thus have the unintended result of completely stopping
development. The city has financed the improvements via the assessment
process so there is a vested interest for the city to have the project
completed.
City Council Agenda - 01/28/02
The developer and builder agree that the homes in this addition are
relatively small, but feature three car garages and are designed to have
some street appeal. The developer believes that he and his builders have
met city expectations and should not be punished for problems created by
other developers.
The developer feels that it is unfair and illegal to make changes to the R-1
standards after a project/development agreement has been approved. A
number of purchase agreements between buyer and builders were in place
prior to the moratorium. Builders will be forced to default on these
agreements.
The Groveland development is in the Parade of Homes event. Some of the
models identified in the Parade will not meet the standards as proposed.
The builders have a specific model that they need to be able to duplicate.
2. Issues relating to the proposed ordinance amendment to be reviewed by the
Planning Commission at the next meeting.
Following are comments or issues raised at the informational meeting that will be
included in the Planning Commission discussion that could have an impact on the
draft ordinance.
• Regulation of building size will not necessarily assure quality
construction or resale value. Architectural detail, curb appeal,
required three car garages add value but do not always relate to
building size.
• The ordinance as written will encourage split level homes.
• The R-1 standards as written will result in homes that cost more
than most people can afford. All affordable homes will be pushed
into the new R -2A district.
• Limitations on garages in the front of homes will add expense to
home building.
• See other detail provided in comment sheets and in letters provided
by Maplewood Development and Bruggeman Homes.
2
City Council Agenda - 01/28/02
3. There were positive observations by developers as follows:
• Establishment of an R-1 A standard preserving high amenity areas
made sense to everyone.
• No objections to the R -2A district however there were some
suggestions regarding set -back, building size and lot dimensions.
• Application of the 1,200 square foot minimum could work if based
on an average home size.
• Appreciation for the opportunity to provide detailed input on
development of the ordinance.
ALTERNATIVE ACTIONS
1. Motion to adopt Interim Ordinance Temporarily Prohibiting the Approval of
Building Permits for Homes that Do Not Meet Proposed Single Family
Residential Standards.
This is the alternative Council should select if it wishes to formally follow-up
with the same action that was completed at the previous meeting.
2. Motion to adopt Interim Ordinance Temporarily Prohibiting the Approval of
Building Permits for Homes that Do Not Meet Proposed Single Family
Residential Standards - but exempt homes from the moratorium that have a
minimum square footage of 960 square feet (current code is 864 with two car
garage), three car garage and brick covering 15% of the facade facing the street.
Under this alternative, the City Council would allow homes to be constructed
that might not meet the eventual R-1 regulations in terms of size only if the home
is at least 960 square feet, includes a three car garage area, and if 15% of the front
of the building includes brick. Exempting homes from the moratorium under the
conditions above would be based on the notion that the presence of the additional
garage area serves to increase the value of the home and provide storage area
necessary to maintain a quality neighborhood. Under this alternative Council
would be making the conclusion that smaller homes with these attributes should
be allowed to be constructed until there is an actual code change that would
dictate otherwise. Under this alternative, the Groveland Development homes
would be exempted from the moratorium.
City Council Agenda - 01/28/02
3. Motion to waive off the moratorium
STAFF RECOMMENDATION
Staff recommends alternative 2 because it will accomplish the major intent of the
moratorium without unduly restricting development on existing approved plats.
SUPPORTING DATA
Draft Ordinance
Parade of Home requirements for builders.
Information from Residential Standards — Open House.
59
CHAPTER 3 0
AN INTERIM ORDINANCE TEMPORARILY PROHIBITING THE APPROVAL
OF BUILDING PERMITS FOR HOMES THAT DO NOT MEET PROPOSED
SINGLE FAMILY RESIDENTIAL STANDARDS WITH EXCEPTIONS
SECTION:
30-1: Intent
30-2: Exceptions
30-3: Temporary Prohibition
30-4: Effective Date
30-1: INTENT: This ordinance is intended to allow the City of Monticello time to
study and adopt appropriate land use controls regulating the construction of single
family homes.
30-2: EXCEPTIONS: This ordinance shall not apply to homes with a square foot
living area equal to or greater than 960 square feet and have a three car garage
containing a total square footage of 640 square feet, and have a front facade
treated with brick. Brick area to equal 15% or more of facade area.
30-3: TEMPORARY PROHIBITION: Pending the adoption of appropriate official
controls, no building permit application for single family residential structures not
meeting exemptions above shall be accepted, processed, or approved.
30-4: EFFECTIVE DATE: This ordinance shall take effect and be in full force from and
after its passage and publication. It shall remain in effect until the adoption of the
official controls contemplated herein or 45 days, whichever first occurs.
=0
JAN. 25.2002 10:21Aft
o n y E rn n in e r dr, c h, c: o Dnb, s tF, u ct on a n c
10075 Corn'nner=Mvd. NIVU,
.Andover, Ript"Ni. 553004
755-5554 F3X (763) 755-c L3111
Dazlm:
comm-mv.-
Attem'tlan:
Fax
Pages including c ovemp sheet. -
From:
phone
NO. 544 P. I ' .
. q�
JAN. 25. 2002 10:21AM N0, 544 P. 2
Wednesday, October 10:
• 12 Noon - Entry Deadline,
Wednesday, October 17:
• Late entry deadline — $100 per day maximum
five day/$500 penalty.
Thursday, November B:
• First proofs mailed to builders.
ursday, November '15:
First proofs must be returned to the BATC.
Last date to pull a home (entry fee less $100 returned).
Written notification must be received by the BATC office
on or betore tars uate:
a Last chance to substitute or move entries more than one mile
(must submit S 100 with new entry form, Hudson's or King's map
photocopy, and blueprint to the BATC).
Monday, December 3:
• Builder -submitted camera-ready art due (only line art accepted).
Thursday, December 6.-
e
;• Final proofs mailed to builders.
Thursday, December 13:
Final proofs must be returned to the BATC.
• Last chance to substitute or move entries less than one mile, but
within the same city (must submit $100 with new entry form,
Hudson or King Map photocopy and blueprint to the BATC).
If your site is not represented in the Hudson or Kings map books,
please submit SOME SORT OF MAP -- city, county, MNDOT, etc.
• Final price -change deadline.
• Last date to banner a home "Not Available for Showing".
Written notification due to BATC on or before this date.
1Ulu vida.euide a of an approved building permit.
February 9 - March 3:
• 2002 Parade of Homes Spring Preview"'
Days and hours: Thursday - Sunday, 12 noon - 6 p.m.
onday. March 4:
• Mr—eMtji ml mqfg must be removed by 5 p.m. (Encore Event
participants please refer to Encore guidelines coming soon.)
Friday, March IS:
Directional signs must be returned to the BATC office on or
before this date,
•••••....••.•••••.••.••:CHECKLIST'•.•••.:•••*see oeew-•••••
To enter a home in the Spring Previe011l the following items must be submitted to the Builders Association of the Twin Cities by
Wednesday, October 10, 2001.
MANDATORY
Builder Listing Entry Form ONE ORIGINAL FORM PER ENTRY,
PLEASE PRINT OR TYPE! This form includes map, rent and price.
Please call Linda Jacobson at 651.697-7568 if you need additional
forms.
CHECK for 51,900 for eaeh hone, payable to: BUILDERS
ASSOCIATION OF THE TWIN CITES (or BATC). You may include
all entries on one check -
SIGNED PARTICIPATION AGREEMENT
(the rules) - one per builder
BUILDER INTERNET INFORMATION FORK{
BLUEPRINTELEVATION of the home (do not supe► a blueprint if
you are reusing an elevation from a previous event or are providing '
professional camera-ready arr).
LA CERTIFICATE OF LIABILITY INSURANCE COW C1
showing coverage through 313102.
Photocopy of your current MN RESIDENTIAL
\ CONTRACr011J1MMODELER LICENSE
- one per builder
I Hudson or Kings map photocopy or please submit SOME SORT
' OF MAP city, county, MNDOT, M. WITH MODEL SITE
INDICATED (fir each entn►. re-usas. rogl.
P t0NAL
'RODUCT SHOWCASE ENTRY FORM
TORE HOMES ENTRY FORM
INTERNET OPPORTUNITIES FORM
I
/0
lit
of
Council Agenda - 0l /28/2002
11. Consideration of increasing fee for removiniz snow from private sidewalks. (J.S.)
A. REFERENCE AND BACKGROUND:
During routine sidewalk inspections after snowfalls within the community, Construction Inspector
Elmer Ohnstad occasionally noted that some sidewalks were not cleaned within the 24-hour
requirement at the end of a snowstorm. In these cases he would discuss the City's Snow Removal
Ordinance with the property owners, provide thein with a letter, and give them additional time to
get the sidewalk cleaned. In some cases, however, the property owners failed to clean the sidewalk
and the City would have to step in and do the work with our equipment to clear the sidewalk. Our
current rate for this is $50 per hour with a minimum charge of $25. Mr. Ohnstad indicated to me he
felt the charge was too low as some property owners did not hesitate to have the City clean their
sidewalks rather than look for a contractor or clean it themselves. Consequently, he recommended
that we increase the rate to be above private contractors.
Based upon the above information, I request that the City look at increasing the rates.
B. ALTERNATIVE ACTIONS:
1. The first alternative would be to increase the hourly rate to $75 per hour with a minimum
charge of $50.
2 The second alternative would be to increase the rate to $75 per hour with a minimum charge
�''�
�C/ of 1 hour or $75.
b
The third alternative would be to not increase the rates.
C. STAFF RECOMMENDATION:
It is the recommendation of the Public Works Director that the fees be increased. I believe there is
rationale for us to use alternative #2 to allow us flexibility to contract out the cleaning of private
sidewalks should be not have time to do so. Often during heavy snowfall events we are involved
in cleaning our own sidewalks and pathways. There is always some mobilization for us or any
contractor to get to the site and a one hour minimum charge seems appropriate.
D. SUPPORTING DATA:
Copy of the letter sent to residents when we notice their sidewalk has not yet been cleaned. Letter
includes ordinance 8-1-11.
MONTICELLO
250 East Broadway
P. O. Box 1147
Monticello, MN
55362-9245
Phone: (612) 295-2711
Metro: (612) 331-5739
Fax. (612) 295-4404
RE: Snow and ice removal
Dear Resident:
It has been noticed that snow/ice has not been removed from the sidewalk
adjoining -your property at within 24
hours following the end of the snowfall/ice formation of
at .
Please review the following section of the City's ordinance regarding
sidewalk, repair, maintenance, and special assessments:
8-1-11: TIME OF REMOVAL, ICE, AND SNOW: The owner or
occupant of every building or tract of land within
the city fronting upon any street, having a sidewalk abutting upon
such premises shall clear such sidewalk opposite of said building
or tract of land of snow and ice. within twenty-four (24). hours
_following the termination of any snowstorm or the formation of:ice_
from any cause and shall keep the same clear and free' -from -snow and -
ice. If such snow and ice is not removed by the owner or occupant
within the time specified herein, the same shall be removed -under
the direction of the Director of Public Works and the expense 'of--
such removal shall be levied aqainst the property owner as a -special
assessment and collected as in the case of other -special
assessments. (Amendment No. 153, 4/13/87)
j
This letter serves notice that _present clearing is to be done
immediately, or the City will do the snow/ice removals and assess the
cost based on an hourly rate of $50 per hour with a minimum charge -'of -
$25. In the future, the City may do -removals as per the ordinance
without notice if not completed within the 24 hour requirement.
Sincerely,
CITY OF MONTICELLO
Elmer Ohnstad j
City Inspector
Monticello City Hall, 250 E. Broadway,PO Box 1147 Monticello, (61 ) 95-440
MN 55362-9245 • (612) 295-2711 Fax: (612) 295-4404
Office of Public Works, 909 Golf Course Rd., Monticello, MN 55362 • (612) 295-3170 • Fax: (612) 271-3272
JAN. 25. 2002 10 ; 23AM
N0. 544 P. 3
;�� ��
2002 BUILDERS ASSOCIATION OF THE TWIN CITIES PARADE OF HOMES SPRING PREVIEW
Tu
Participation Agreement H
In order tb be eligible to participate is the Parade of domes Spring
Preview', building firms must have completed rive homes for satisfied
customers and must be a member In good standing (a member in good
standing means that you have no accounts receivable balance and dues are
current and you bave provided the SATG with a photocopy of your current MN
Resldentiial Contraclor//Reemodaler license). Class C builders are not eligible
for participation, i hereby agree to abide by the following rules and
regulations:
1. The entry deadline Is Wednesday, October 10, 2001. If my entry is not
received by October 10, 1 agree to pay a $100 per day penalty, with a
maximum of a five (5) day:5500 penalty.
2. 1 understand that all builders or developers who have an active ownership
interest in the Parade of Homes*' entry, or who share in the profits from
the sale of the Parade of Homes" entry, must be members in good
standing of the Builders Association of the Twin Cities and adhere to
membership guidelines for participatlon,
3, understand that the price in the Parade of Homes" magazine is the
reproducible price of the Clouse and lot entered "as shown," excluding only
furniture, window treatments, free-standing appliances and freestanding
audio/videoMsual components. All "built ins," including built-in appliances,
wallpaper, landscaping and lawn sprinkler systems are Included In the
Parade price as well as architectural or Interlor design fees, paid specials,
financing and commissions. There will be no misleading or confusing
pricing. The penalty for violation of this rule may include loss of
eligibility for up to two Parade of liomee events and probation for up to
three years.
C'4 -)understand that if i am in violation due to a price discrepancy (i.e., price
on hand-outs, brochures, the intemet, or MLS higher than the published
magazine price), the penalty may include loss of eligibility for up to two
Parade o1 Homes' events and probation for zip to three years. A
disqualified entry will be ineligible for the 2002 Reggie/2003Trillium
Award" competition. I AGREE TO OFFER MY PARADE HOMEY OR
DUPLICATION OF PARADE HOUSE FOR SALE FOR NO MORE THAN THE
PRICE APPEARING IN THE PARADE OF HOMES$k MAGAZINE ON AN
EQUALLY -VALUED LOT (LOT COST & REGUiRED SITE IMPROVEMENTS)
THROUGH THE LAST DAY OF THE EVENT (THIS INCLUDES BANNERED
HOMES).
ul)My home entry is new, has never been occupied, and will be staffed and
open for public viewing during AD Parade of Homes"" hours. I also agree
that my home will be complete and ready for showing by 12 noon,
Saturday, February 9, the opening day of the 2002 Parade of Homes Spring
Preview1', If my house v+lll be incomplete, unsafe, or not available for
showing at the time the Parade of Homes' opens and I fail to meet the
December 13, 2001 deadline to banner a home, I W91 notify the BATC In
writing that my home will be unavailable for showing and not put up any
related signage. i am still in violation and subject to penalties. The penalty
for violation of -this rule may include probalioa for up to three years. if I
don't notify the BATC In writing prior to the event stating the home is
incomplete, l will not be allowed tovpen during the event with Parade of
Homes'" signage, even 91 get the Certificate of Occupancy. The penally for
unsafe condition may include 1022 of eligibility for up to two Parade of
Homes" events and probation for up to three years.
If the entry is bannered and i complete the home during the event, I will be
able to open when I receive the Certificate of Occupancy, completed and
returned the BATC Certification Form and a member of the Parade of
Homes Committee has confirmed completion of the home. The deadline
for noting 1ricompletes" Is Thursday, December 13, 2001- A complete
house is one on which all Items are completed and the builder has secured
a certificate of occupancy from the city. For the Parade of Homes Spring
Preview" the only exception to this rule are sidewalks, dnveways and
stucco application. Additionally, a "class 5" roadway and "class 5" driveway
or boardwalk must bs in place to provide safe access to the home. If i
cannot complete my home for any reason, I will notify the BATC in writing
five (5) days before the event starts. If my home is completely finished, but
does not have final hook-ups to electric, sewer, water or gas, the house
may still be shown, if no safety hazards are presented, and the BATC is
notified in writing. Temporary heat and electric must still be provided to the
home A copy of the certificate of occupancy will not be requested by the
BATC unless a home is alleged to be incomplete under BATC rules.
7. if a home needs to be bannered "not available for showing", a letter mast
be submitted along with evidence of an approved building permit, to show
that your entry was made in good faith. There Is, no penalty for Bannering
your entry with an approved building permit Lack of good faith about the
completion of this home is a rule violation and subject to penalties.
S. i will ensure that the grounds surrounding my entry, Mithin my control, are
neat and orderly. I will not work on the home, inside or outside, during
Parade of Homes'4 hours,
S. I agree that all information on the entry and Trillium/Reggie forms will
come from the builder and that its accuracy will be my responsibility. The
illustration and description must accurately reflect the home as shown and
not be misleading to the consumer. The penalty for violation of this rule
may include probation for up to three years.
10. For Parade of Homes fall Showcases' participation, Reggie Award'" -
winning entries are not eligible for participation in the 2002 Fall Showcases'
Reggie Award of Excellences'" competition_
11. I agree to carry liability insurance on my Parade Home" from February 9 -
March 3, 2002. 1 understand that a "copy of this certificate
of insurance Is a requirement for entry and that the' certificate must be
submitted by final proof deadline.
12. Proofs should be signed by the builder representative and must be returned
to the BATC office by the date noted on the proofs. if signed proofs are not
returned, any mistakes in the printed book will be my responsibility. I agree
that any errors or omisslans concerning my home(s), the maps, or my
firm in the magazine, or in any related advertising, press releases,
etc., will be limited to a maximum refund of my event entry fee. I agree to
call any errors to the attention of the BATC In writing by February 11, 2002.
Pape ane- Pnlllcl®00/D Agreement
JAN. 25. 2002 10:23AM
13. Directional signs should be placed Friday, February 8, 2002, and must
be removed by Monday, March 4, 2002, by 5 p.m. Builders who have signs
remaining after 5 p.m. will be penalized $10 per sign, with a maximum
Penalty of $50 per entry. I agree to abide by the current sign placement
policy of the BATC as described in the Parade of homes
Spring Previews"` Information Guide.
14. The large metal yard sign must be placed near the entrance of the Parade
model in order to better direct consumers to your entry. Your metal sign
may be used after the event as a marketing fool until one month prior to the
start of the 2002 Parade of Homes Fall Showcase.
15. included in my entry fee is a $50 sign escrow fee which will be returned to
me after 1 return my direct.lonal signs to the BATC office 2960 Centre Pointe
Dr., Roseville MN 55113.1 will return my signs by Frlday, March 15, 2002.
No refunds will be made for signs retumed after Friday, March 15, 2001
The directional signs remain the property of the Builders Association and
can be removed for cause.
T6. it I choose not to enter my Parade home in the Trllilum/Reggie Aware
judging, my home may still be inspected by a representative from the
BATC to ensure that the home is open during Parade hours, is the "m
price as listed in the magazine guide, -and is complete. These homes wi
not be published or recognized in the Trithurn&ggie Awarde program
I understand that the representatives have a camera, and have the right to
take pictures of any suspected rule violation inside or outside of my Parade
home.
17. If I sell my home prior to the start of the event but after final proofs are
returned and allow the buyer to add upgrades atter the price change
deadline, l may still be judged In the Trlllium/Reggie Award" competition at
the new safe price of the home. A letter and a copy of the purchase
agreement must be submitted to the OATC office ten days prior to the start
N0. 544 P. 4
of the event An explanatory sign with the new price must be provided by
the BATC and must be displayed in my home. There is no penalty if you
follow this procedure. l cannot change the price after the price change
deadline if l sell my home to anyone employed by my company.
118. If 1 have sold my home and the buyer wants to move in prior to or during
the event, I will provide the BATC with a copy of the purchase agreement
showing the closing date and the dates the home will not be open tb the
public_ I understand I must provide a BATC approved sign notifying the
consumer the home is sold and unavailable for showing.
19. 1 agree that the pullout date for removing my entry from the Parade of
Homes Fall Showcase° magazine Is Thursday, November 15. After that
date, my entry fee will not be returned and the home will appear in the
magazine. A typewritten letter must be received by the BATC office by
November 15. There are no exceptions to this rule! Prior to November 15,1
will receive a refund of all but the $100 administrative fee.
20. TheBAT �as-tA L all LU � �►>!J y auCaLd,Aiven wider is
,,Jae% io be in violation of this Participation Agreement.
By slgaing this form, I acknowledge i have read and understand the rules of
participation in the Parade of Homes" event and the violation of these full
may lead to loss of eligibillly for future�Patade of Homes° events, to of
eligibility for TrIlliunVAeggie Award of Excellence"" awards and i �on of
�riod of probation..
GG MAN
MES
Building Quality Since 1959
January 23, 2002
Mr. Jeff O'Neill
Deputy Administrator
City of Monticello
505 Walnut Street, Suite 1
Monticello, Minnesota 55362
Re: Comprehensive Plan
Dear Jeff,
Thank you for the opportunity to provide comments regarding the City of
Monticello's proposed revisions to the comprehensive plan. We understand the
City is considering a revision to the comprehensive plan which may include the
property we intend to purchase at the Southwest corner of Haug Ave. and 95'
Street in Monticello Township. We respectfully request the City to consider a
land use designation for the property which would allow low to medium density
residential development. As discussed previously, we have prepared a sketch
plan for the property showing a mix of residential uses.
It is our preference to develop the property as a master planned community with
a mix of single family, twin family, and town homes. The project would be
similar in concept to our Summerfield development in Forest Lake. Product
types in Monticello may differ according to market conditions, but amenities will
include -a City park, wetlands and natural open space, a walking trail and street
landscaping. We encourage you to view the Summerfield project and would
welcome the opportunity to provide a tour to anyone interested in seeing the
project.
We have reviewed the Feasibility Report for Maplewood Development and
Southeast Area prepared by WSB and dated December 5, 2001. The report
indicates sanitary sewer may be available to the parcel with some modifications
to the existing system. We further understand some of these system
improvements will support development efforts in other areas of the city. We
would agree to participate in our pro rata share of the sanitary sewer
improvement costs.
q.�
3564 Rollingview Drive • White Bear Lake • Minnesota 55110 • 651-770-2981 • Fax 651-770-9273
www.bruggemanhomes.com • MBL# 4062
Mr. Jeff O'Neill
January 23, 2002
Page 2
We also understand some additional improvements to the City's water system
may be required to the serve the property, and will require f. irther study in tha
future.
As the property is currently within Monticello Township, we intend to petition
the City for annexation upon approval of the comprehensive plan revision.
We welcome the opportunity to discuss the land use issues with you in more
detail and strongly encourage the City of Monticello Planning Commission and
City Council to consider this request. Please contact me if you have any
questions. Thank you for your consideration.
Sincerely,
Gre ry . Schlink
Bru g an Properties LLC
C: Paul Bruggeman, Bruggeman Properties LLC
Greg Smith, Tyler South LLC
Jim Cassidy, Tyler South LLC
Gene cit Lois Bauer
Earl & Virginia Husak
Mike Gair, MFRA
Aval6tRUGG MA �1
ES
Building Quality Since 1959
January 23, 2002
Mr. Jeff O'Neill
Deputy Administrator
City of Monticello
505 Walnut Street, Suite 1
Monticello, Minnesota 55362
Re: Proposed changes to zoning ordinance
Dear Jeff,
Thank you for the opportunity to review the draft zoning ordinance amendment
as outlined in your letter dated January 11, 2002. As we are not currently
developing property or building homes in Monticello, our review was based on a
limited understanding of the issues. As you are aware, we are purchasing
property in Monticello Township with the intention of annexing the property into
the City.
Upon review of the draft ordinance, we assumed the R-1 A zoning will not be
applicable to our project due to the site and market constraints created by the
adjacent interstate freeway and the "lack of tree cover, significant views and
water frontage" . Therefore, our review of the ordinance was focused on the
proposed changes to the R-1 zone and new R -2A zone. In general, we believe
the changes to the ordinance are appropriate and consistent with the City's
objective to "ensure new housing is architecturally attractive." However, the
standard to increase the finished square foot size to 1,200 could result in
unintended economic impacts to the City.
As part of our due diligence process, we recently completed a market study for
new single family homes sold in the City of Monticello within the last year. The
study involved 135 homes sold as listed properties for a price less than
$300,000. The study revealed the following:
1) The average home sold for $162,000.
2) Sizes ranged from 912 FSF to 2,140 FSF.
3) The average size was 1,200 FSF.
q D
3564 Rollingview Drive • White Bear Lake a Minnesota 55110 • 651-770-2981 • Fax 651-770-9273
www.bruggemanhomes.com ° MBL# 406-1
Mr. Jeff O'Neill
January 23, 2002
Page 2
We conducted a "what if" analysis of the impact of eliminating houses with less
than 1,200 FSF. This analysis resulted in:
1) an average home price of $185,100 (an increase of $23,100) .
2) elimination of 101 homes from the market (75% of the market) .
3) an average home size of 2,000 FSF (an increase of 800 FSF).
The study included only listed homes, and thus covered about 1/3 of the total
market. It is reasonable to assume the study is probably indicative of the entire
market. Potential elimination of 75% of the market and increasing the average
home price by over 14% could have a severe impact on affordable housing and
employment growth in the City. Reductions in permit fees and area charges
collected could also have a strong financial impact.
This information is provided to the City to assist in its review of the ordinance. I
trust this information will be helpful in evaluating the City's decision. Please
contact me if you have any questions or if we can provide further assistance.
Sincerely,
Gregory W. Schlink
Bruggema Properties LLC
C: Mike Gair, MFRA
Paul Bruggeman, Bruggeman Properties LLC
q D
DEVELOPMEIVT_.CONSTRUCTION INC.
3030 Granada Avenue North • Suite A
Oakdale, Minnesota 55128
(612) 777-6869 Office
(612) 777-8007 Fax
January 18, 2002
Mr. Jeff O'Neill
City of Monticello
505 Walnut Street
Suite 1
Monticello, MN 55362-8831
VIA FACSIMILE AND
U.S. MAIL
Re: Proposed amendments to the residential district standards.
Dear Jeff:
The following will. summarize my comments relative to the proposed
amendments to the residential district standards dated January 8, 2002, as
shown on the City's Planning Commission Agenda. Although arranged by topic,
these comments are in no particular order, and are confined to the R -2A
standards now proposed.
LOT SIZE
The proposed standard is a 7500 square foot lot area minimum, with a 45
foot lot width minimum. This seems a little out of proportion, since a 45 foot lot
width would, in effect, dictate a 165 foot lot depth. This would result in very long
and narrow lots.
I would like you to consider a smaller lot area of 6000 square feet as a
minimum, but with a 50 foot minimum width requirement, resulting in a standard
lot size of 50 feet by 120 feet. This is much more consistent with the standard
we have seen in other cities, and really provides for a more efficient use of land.
Please also note that in the proposed site plan on the Ken Schultz property, we
are showing a 60 foot minimum lot width to accommodate three car garages, and
greater space between the units.
SETBACKS
The front setback should be set at a 20 foot minimum, to allow for proper
driveway lengths and potential sidewalks. The rear yard setback should be 25
feet, to allow for patios, recreation areas, and some sense of green space
LAND DEVELOPMENT • CONSTRUCTION • DESIGN CONSULTATION
MN Builder License #1011
between the homes. I would further suggest that the side yard setbacks be set at
5 feet, provided that the 50 foot minimum width be adopted.
The 5/12 minimum is acceptable, but it does not provide for anything of
significant architectural interest. I would propose a 6/12 minimum.
,. ,, r+ -�
Garage sizes should be based on 2 foot increments, since that is how
houses are really built. This would mean reducing the square footage minimum
from 450 square feet to 440 square feet (20 feet by 22 feet) for all garages.
The requirement that imposes a maximum of 40% of the fagade as garage
door is a little puzzling. Its ultimate effect may be to discourage three car
garages, which was the reason we were compelled to propose 60 foot lot widths
on the Schultz property in the first place. This may be bad for values, and I think
it is a requirement that is a little presumptuous of architectural and aesthetic
beauty. I think this requirement should be eliminated. If it cannot be eliminated, I
want to clarify that the 40% maximum applies to the garage door only, and not
other areas of the fagade of the garage.
The 1200 square footage minimum is fine as described in your proposed
standards. The exclusion of mechanical areas in this calculation is too restrictive
and, in my opinion, is unnecessary. I would like you to consider eliminating this
clause from the calculations.
This requirement limits site plan design too much. An access via
easements to ponding is sufficient and appropriate.
MINIMUM FAgADE-20% BRICK OR STONE
I would suggest that this restriction allow for materials made of "fiber
cemel L" ( i. e. Hardie 'board) so that different front finishes can be allowed and
encouraged.
GAL `` GE
The proposed requirement places garages at no more than 5 feet closer to
the street than the house. Again, requirements as broad and restrictive as this
presumes too much about aesthetic value and beauty. It does not help to
promote better projects.
The ornamental shrub requirement should be changed to a "shade tree"
with a list of approved trees provided by the City.
The requirement for 60% of the front yard to be landscaped garden area is
hard to understand as a requirement that is necessary or even appropriate.
The 18 foot maximum width on driveways is fine if that is the maximum
width at the curb. But this should be allowed to be altered with architectural
approval.
In summary, I think the attempt to establish architectural standards is a
very worthy effort. I do think that sometimes it is best served by the City's control
over and requirement for restrictive covenants that include a set of architectural
standards. This allows for an evaluation of each development proposal, and an
approval based on the merit of that individual neighborhood design.
It is my hope that PUD proposals, such as the one we are contemplating
for the Schultz property, will be met with a sense of cooperation that results in
achieving the building of a neighborhood that we all will be proud of now and
twenty years from now.
Thank you for your attention to these matters. If you have any questions,
or wish to discuss these issues further, please feel free to call me.
3 q
CommentCard..::, j, , *rvib
Residential District De' sign"_ Standards
Drop off or Mail to City Hall
505. Yarinut Street Suite
Mont cello.,NLN.. 55313 Y
City Council Agenda - 1/28/02
10. Consideration to purchase the property described as Lot 3. Block 9, Citv of
Monticello. (O.K./J.O.)
A. Reference and background:
The Council is asked to consider the purchase of the property located at 613 West 6 Street
or described as Lot 3, Block 9, City of Monticello. As you recall, the Council and the
HRA both approved the use of TIF for redevelopment of this area. The City, through the
Central Mimlesota Housing Partnership (CMHP), applied for a $500,000 Minnesota
Housing Finance Grant but the application was turned down twice. Although the grant
was not awarded, CMHP remains interested in the Monticello project, as well, as the
Greater Minnesota Housing Finance Agency.
Earlier this year, the City purchased the Kauffinann property in anticipation of the
proposed project - the construction of 10 detached or twin, single-family, owner -occupied
affordable homes. Sheri Harris of CMHP, the agency who will develop the project, has
approached the remaining four property owners. She has secured a purchase option in the
amount of $50,000 from the owners of the 613 West 6 Street property. The closing date
within the option was extended to February 15, 2002. The property owner will not
extend the option again. Therefore, the Council is asked to consider purchasing this
property with the understanding this proposed redevelopment project may or may not
proceed. The purchase price appears reasonable and comparative with other City or the
HRA acquisitions of late and the Council previously identified this area for
redevelopment.
With negotiations between Ms. Harris and the remaining three property owners not
finalized, it is unknown at this time if the actual acquisition costs will fall within the
initial proposed budget. Assuming the acquisition costs are over -budget, city staff is
initiating talks with a local source to bridge the financial gap through a contribution. If
those talks are non-productive, is the city willing to bridge that financial gap in order to
see the project proceed? In other words, there is no guarantee the City would fully
recover 100% of its acquisition cost.
B. Alternative Action:
A motion to purchase the property described as Lot 3, Block 9, City of Monticello
or 613 West 6 Street at a purchase price of $50,000.
2. A motion to deny purchase of the property described as Lot 3, Block 9, City of
Monticello or 613 West 6 Street.
City Council Agenda - 1/28/02
3. A motion to table any action.
C. Recommendation:
The City Administrator, Deputy Administrator, and the Economic Development Director
feel the purchase price is reasonable, the project has merit and accomplishes two goals of
the City - redevelopment and affordable housing. Staff is optimistic about receiving a
local contribution for this project; however, at this point staff can give no guarantees. In
a worst case scenario, the city would own the parcel.
D. Supporting Data:
Map and photo of subject property.
2
0
Fz
z
W
M N
C
Lr)
4?
r
O]
O) O .-1
V1 M l0 r m M O N M H N M V1 M%D r N M 31 M
FI
W
O
O O
O
O
O
O
O
O .-1 H
H H H H H H N 1-'1 H N N N N N N N M M M M
0 0
a
Z
0
0 0
0
O
0
O
o
o O o
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
[Lj
H
O
00
O
O
O
O
O
O O O
00000000000000000000
0 0 0 0 0 o O o 0
U
a
O
00
0
O
0
O
o
000
O o 0 0 0 0 0 0 0 0 0
H W
HU
Q
a
Q
a
FC
o1
V�rcrwa��
C
a h
r
a �.
Zi
H
Ol
M 0)
01
O)
m
0) O) d\
0 a
Ln
Ln Ln
Ln
Ln
Ln
Ln
Ln
1n Ln Ln
Ln u, Ln Ln Ln Ln Ln Ln 1n ui Ln Ln Ln Ln Ln u) u, Ln Ln Ln
�o
a
as
a
a
a
a
a
aaa
a as a as a D4 a s as a actwasaas
0
>+ o
F
H 1
O
U 1:4
a
0
�
Q
Ln
W
Vr
r r
M M M M M M M m m H H H H H H H 1D 1.0 tD W
H H
M M O)
V' V' VI
0 0 0 0 0 0 0 01 O\ M M M M M M M M M M M
L!Y Lrl Ln Lf) In In Ln cr V1 m m m m m m m Ln lf) In In
a. a
m m OD
m m m m m m m m m N N N N N N N W LO W \D
W
N 0
v V1 V
VI V1 4 V' 4 w VT w v N Ln Ln Lf) to Ln N u) Ln Ln Ln
U
N C
O
0) 0) M
M M M M 01 M M M M O) M 0) O) M M M O) M 0\ M
H
w
Ln r
M
N
C V' d•
C cf' V' ^"• si' V' V' I:r v d a [P V VI V, v v V' V• V'
i
0
>
N
N
r M
m m
O
H
O
Ln
H
l0
Ol
1
(71 at lT
1 1 I 1 1 I I I I I I 1 1 I
0,%0) M MCI Cho) LT M (T\ O\ M 01 M M M 01 MM M
',l'
N
N N
O
00
\
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
w
H
M
H 11
N
N
H
r
M
LD \D LD
19 LD lL' l0 lD lD LO wk.0 LD tD w w W LO w w LD
M
lD r
0)
m
Ln
O
[r
N N N
r r r r r r r H H 1*1 V1 V V d1 V V1 m In m m
X
H
w
LD
LD
LD
r
LD
rr r
LO W W W WW%Drrmmmmmmmmmmm
H
<C
M
r
M M
r r
N
r
N
r
N
r
N
r
N
r
N N N
r r r
N N N N N N N N N M M M M M M M M M M M
r r r r r r r r r r r r r r r r r r r r-
.1
.]
0
0 0
0
0
0
0
0
0 0 0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o O o 0
U
o
00
0
0
0
0
0
COO
o 0 0 0 0 0 0 o O o 0 o O o 0 0 0 0 0 0
H
H
Oo
rn
14
o
a1
o
H1-10
OO0000rnHOOooOOOM00c0
o
m M
rn
0
H
c
iD
H r r
r r r r r r rn H r r r r r r r 0) r r r r
Q
m
Ln
0 0
M M
M
d1
OD
Ln
M
M
O
V1
H
N
H H H
M V" V1
H H H H H H H H H H H H H H H H H H H H
V' V' V' V' V' V1 N M d1 V' C1 V' V' d• VI N V1 [r [M V
U
N
O O
H
H
H
N
N
N N N
H O Ln o 0 0 r N N H o Lf) 0 0 0 r H 0 In O
a'
N
N N
O
O
O
N
N
(N N N
O H H M V' N N N N O H H O) v N N O H H M
a;}
H
Ln
M 0)
ri H
N
Ln
N
N
VI
N
H
Ln
H
Ln
H H H
Ln Ln u)
N H H cM V' H H H H N H H V' V1 H H N H H V'
In M M Ol M M In m m M M M M M M m M M M
V1 V1 tv VI V1 v V1 v V V" V' ¢r v
. . . . . . .
qQ
N
w
H H
Lf)
H
lD
l0
lD l0
. . . . . . .
Lf) H H N H H H %D LD Ln H H N H H H u) H H N
N
O O
N
O
O
N
N
N N N
N O O 00 O O N N N O O O O O O N O O O
fd
W
N
H H
N
H
H
N
N
N N N
N H H W lD H H N N N H H W W H H N H H W
a
H H
a
m a
cn Ln
W
Ln m
w w
`
Cl) Ln
w
`�
H H
a a
a a
m D$
O 0
04
4-1 �
0404
o
L
coLn
m A
v
H
<4
wH
�
]
w
aaaaaa��aaaaaaaac�aaaa
w
<4
x
w
ri)
Q
a
Q ra
rCF:44<r19zFCr.CaCFCdr•Cr•Cz4FCrCFt
r -I -L
:j
W
QQ.1
w
E
z
U
0
aaFa
FFFFFFH-IFFFFFFFHFHFF
a
r�
a
W
H
a
FC z 4
z z z z z z H ZZZZZZZHZZZZ
w w
v
H
H
a
H
aX:
a
FwF
wwwwww41wwwwwww4w w
a a
z
0
O
W
>C
z D; 0
0x Ix z w Ly W; D; a x Lx a a a Lx a a rx
W
U
O
>> F
x
01
W
FC
U W H
w U
Cn
E+
W
Lxa
Ln Ln D:
H
O
a
a
U
.%
O N h O m m O r -i m 01-4 N M V Ln I'D O CO m r 1-1 N M a' to
M M N N M M M V V' Vw -V W V' d Ln Vv V' V' Ln In Ln Lr) In
4 z
000000(=> O 00 0 0 0 O O 0 0 0 0 0 O O O O
w H 0 0 0 0 0 0 0 O 00 000 O O 00000 O O O O
u 4 0 0 0 0 0 0 0 O 00 O O O O O O O O O O O O O O
H w
KV v
z a H m m m m m m m ON m m m m m m m m m m m m m m m
o a Ln Ln 0 m m m Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln
a
o \ aaaaaao. a as aaa a s aaaaa a a a a
wow "d-
o
No
F
H I O
ua a
0
a
a
u Q kD 10 H H e• -I H
M M M M M M M Q
Ln Ln Ln Ln Ln Ln Ln a
w LD LD LD w w w N O Ln O a
W Ln Ln Ln Ln Ln Ln LnF LCL oo N N a
U m m m m m m m o q q W
H VL V' v VL v V' lw H z1-1 H m Ln N Nm H LD
0 L I L I i 1 I rl H O O Cb O N O Ln Ln M ai
> m m m m m m m N D4 w al H H w m O m l0 N w [i+ LD 44 (?�
z N N N N N N N Ln w w N r M Ln M oD H O H "J
H w 1.0 w Q LD w W v a s U r -i r -I F N M M M M M F N F a
m m m r r r r r W 0 M V' V' 10 H CO H Ln r kD Ln r m O
o CID m 00 OD W CO v w 110 r r r Ln C V 1D r r r Ln M Ln w
H M M M M M M M N N N N N N M N N N N N rn M M M
Q h r r r r h r r r r r r r h r r r r r r h r h r-
1.1
a o o o o o 0 0 0 00 000 o O 0 0 0 0 o 0 0 0 0
u 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
F CD00) -grio 0 0 1-400 ri o 0o1-11iH H m ri o
r h m H r r h -zv o N ri ri ri N VL V c." V* ri m ri Ln
r•I H H H H H H Ln lD M M Ln Ln Ln Ln Ln Ln Ln Ln H Ln O
O V' 'cN N M 'OV v V N Ln M M l0 N N N N N M l0 M w VL
U O O h N N N N O ri O N N N r -I O O O r h r Ln Ln O
v N N N N N N Ln O r1 N N N co Ln Ln Ln N N N N H N O
V H H H H ri H r e -I DD H ri r -q Ln r h r H H r•I Ln H Ln N
N X23 m M M Ln Ln Ln to m a O Ln Ln Ln l0 m m m Ln Ln Ln W M, w N
ri VL <P v V VL V' C' M N V' V' V' C d' V' d• VL V' V' V' �' V' eM
H H H LD lD 1D W m %D LD %D tlo 1D M m m m tD ko w M H M rl
O O O N N N N O N N N N N H O O O N N N H O H O
flj W w H r1 N N N N N N N N N N lD w N N N N r -L N H
a
m a U)H H E-4 Ems+ H H H Cl)r,\ w z u u u z > z w
ray H w ��a w a w a
U
m a a w 4 4 O O O 4 m 4 H
o a>+ o a aaa a a x
4-4F14x1 4w �a0 awa FC 4 rC w
0 cnq a4 Fx F F 4 F >
FW x cn AAQ Ef) z U)
0) aac7w 44 z9 1-4 CO W z 000 z o z I
ri 49 z4 Ott 4 W >• w cn H 0 0 0 H H H
w FFH04FF0 w 4411 Izz4 wwwwa Cl) U
d x zzF rtzza w< x 4 Q x cA aG F
N W Wr� i HW WF Rl W F WaF U CtlzzzF u W U
z aaa zlxa0 u x 0 wuX a 40000 Kc F14
U WUW F X 9444 az WF W >CHHHF co O W �
M F m>a r.0 Q4 �Dw En m co >+ a >4
a 040cn aaa F to a Fa 4a a Fcncncna 9 a FC a
00 4000 \cn0 H W W 0 a o WWW0 a aL H
o wwUwWwwca u AWA zw>A o auUuuA U
u HHw03HHz 04z azz w a wu)zzzz w cn w a
U H a oW H 0 W D 0 W H H W H O O D W H H H W
.� aFa��a* acn* wuF* F a mxuUu* H F a
F tO M r Ln DD m M o C) w 1D 0 .-i o a Ln o Ln 0 0 0 0 0 0 o Ln o aW
l0 V� ri m M r -L ri M ri M w O Ln O LD H O m Ln V' O N 00 m O r O N
0 1f1 O M m M N r C Ln W M O H Ln co Ln C' 10 r O m O
m In H v N Ln N 1D M Ln LD N N M CO h O M Ln Vr O m N CD M M LD
.-•1 r-1 N N Ln co ri M V V' V O M O V'
r•1 N H r-1 Ln N N
r -I
04 0
N
W O a U F O
H w w F a
ao a wa z H w a w Q
w w w z0 0 \ a F �+
< W U H 3 H cn a 0 w
>. o H [0 F w o U a
am a a wuz a w U u FC
o z o w 44 WH W0 > W a
cn o w H w w 4 E F H a a w F >4 w
Hz wH H u u x0H N a ca a w
po <w a 4 Fay w a H a z
0 o z H C.7 >1 U U Oa H z U H
u N a x a \ >+ F o >� x x H 4
U\ au a u d cnFz a o u u cn a
4 M O Cl) 4 H 0 0 0 0 04 a LQ H
N Aw 2: F \00 F4 4 z w a F
co \ z 0 4 U x a a 4 a w 4 a � �C A z
ur1 w a a m a w w 4 a w w
40 > 4 FC FC pCl m W PO W PO u U
O M LD r O m O H N Ln LDM -w r, Om O H M N C Lr)
11 W Ln Ln Ln Ln LD w w 1D w 0 l0 l0 l0 r r r r r
4 z O 00 O O O O 00000 O O O O 00 O O
W H O
00 O O O O 00000 O O O O O O O O
U 4 0 0 0 0 0 0 0 00000 0 0 0 0 00 0 0
H w
zr1 H m mm m m m m mmmmm mm m m mm m m
O a Ln Ln Ln Ln Ln Ln Ln Ln LIl Ln Ln Ln Ln Ln LI) Ln Ln Ln LI) Ln
o 11 4 as a a a a aaaaa as a s as a s
[� a w
o
>+ o
F D
H I O
ua a
0
d�
a z
r
a Ln
H 00 N r
O N Ln M Lf)
kD l0 H
U F U u o 00 Ln 1 o o r
H Cl) I I O M Ln O O N N ri LD Ln ri 0) ON Ln
O m0 Ln m MM OON rLD H
.-i
> m V, r'1 LD m r O r r r r m N M
z O m O M O r-1 M M M M M LD M N H \\ \ O
H 14 m O V .7 Ln N N N N N H M m
O Vv Ln O O L0 V' V' Ln Ln LD CO m O r d' Ln M m
M H r O d, Vl V eN dL Ln Ln m Ln m ON lD O7
N VT N N N N N N N N M M M N M
c>r r r r r r r r r r r r r r r r r r r r r
a o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
U o co 0 0 0 0 0 0 0 0 0 OC) 0 0 00 0 0
1-1 m m ON m O O O O O O O V' r -I O O m m
z O O m m m m V0 N Vr N d' N N N a' ri Ln Ln m m
W O r -I ri ri 1:V O Ln Ln Ln Ln Ln O Ln O Ln N N H
U LD Ln Mm N M VL N N N N N N N C LD Mm N N
U H H O ri N N N 0 0 0 0 O O O M N N N r
4 O O V O N N N Ln Ln Ln in Ln Ln Ln O ri N N N N
Ln N C r -I ri H r-1 r r r r r r r N Ln 1-1 ri rH r-1
LZ} LO m m N Ln Ln Ln m m m m m m m N 1.0 Ln Ln Ln M
r1 V• V� C V' � w � a � V' � w � � V� � V' V' c �
A
La M N 1-1ri L0 l0 l0 m m m m m m m r-1 M LD \D wr-I
N LO O O N N N O O O O O O O O e-1 N N N O
Ia L=a N N LL H N N N LD LD LO W LD w LD ri N N N N r'I
a
co C0
Ln a H H Ellw w z w w
-i \ W H
aZ$ w W W H H
H H a a
wx F Cl)wa x u a �� a
44 a
4 w
0 a a u � � 04Px
° w Fz z �' z H ww m m
U)co
4)W o o z H x x z z
••g W ',> xEEnn11 CO H u W W 11 11 u P4'a4
o m 04 U) W H U F+ a a F N4 00ac H H
y z H W H w d z x W Pp H H x U 3 3 H FCC KC
H T W O W a' H Kc O O a H F O P; a
U w Of O H O W Cl) LZ 7C x F H LZ W W w EH W W
U) H 04 04 H x w a a a O F 04 H F P4 P� PS a W W 110 O O
0 z wUq u a w a 04uPLUfaA cxa°A a 4 a u
u < xmz cn z > a wmWcnwz w14 a w PQPQz z co
U Cx F H W H w A w W H W H W W W W w W H < a W W H
c� O2:> 0 a P� Pq f� W> mw> a F U u > 0 2:
*
H r o 0 0 0 o Ln o o Ln Ln Ln o o r 00 V N o r
N O O O O r -I O 00 m m lD r M V' 110 O r ri V' O m r O r
O O Ln O Ln a' V' O Ln O r-1 M r4 r Ln m N N O ri 0 m w Ln m
O co m r lD Ln v M O M O H M CD V' M O V' Ln M r
H r I V' LD M m M cf4 ri N O Ln LD r-1 ri H ri
ri r M 0 C ri to r-1 N V'
ri N N
0
W >+ H 44 2: H a O W
.Wl O H Cli -4 U a :n o H
PO •• H a H O z a Pa U U H
Q r
FCC x w 11 0 H H W 4
o H 0 w 4 0 C
Q •• E, u a m a - 4 H H a a
a m H r H F� U in 0 O U)
o z z m W 3 0: W W H H z H F a H V
co OCO
El " H Ln U W z A U H Oz A x H CO
Z co W 94
N 2: E+ z W PG O H Cn A Ix D4 0 a H
0 04 X F4 C*+ 4 E+ Z O N W a
O 0 z H a rQ FC a W \ F w m F• mU)U N Ri 4 H >L a LL+ PG a > H H H LL a W O >
U\ au �W waw 0E4 H0 w
FI•M 0Cn D4 HP x H0 H x Q W x H
N 0 w H w P 3: 4 >+ V' PG 4 z 4 4
cn\ z0 za z3a HM 4 WN a x z W z z
uH W w w H 4 W 0 w w H o >1
r.0 o > u U u U u U A A A A A A A
a
�a
w
ti�
a o CD
a
w � N,
O
Iq
to 0 CD
rn 0 0 0�
kD
p
C4 a co
a LO rn P O p o p
to V' O 0 o
to to
0
O p
U�
a q a 0 ��
N
00 c
in
a to
a a
00
° w p 0 Q, 0)n o
In 0 00 00 rn
4
a
0sh0q
o0ou�0
tyw p0
0o 0 o00
00
aoa
0a
acn mmr o 00� � 0,Vv0 p0
w
aVItr
U 0) cl,smy°j�')V,
oUW
Q
aos0
to"
0
N o0 0ol 0 N kD
rpt n \ " N r n N
0 M Ot
p 0 N
O
rM r ~H ry � 2
U
o n 0 tlN y
0
Lo CO
0o n ^l N ^� y
0 p 0 !N nN � n
N 0
H p 14M
O rh N
0 0 nn ��
;-7 p 0 0 ry ry
U N �ry � tp0 ())c,,00
F0
0 0 p
co
O a Irco CDD 0) 1p N n (0)O
C� M
O 0
OS 0 p
CV
p O � co LO
to CO IV �� t,0
Q
U
p
alrr
^y p rr
O o try N 'n t` 0 V V
O Op nlry t`Iev M ��N
0 O o1
O• 01
O O N N N ^� ao
0to 0000
•Sr
a
A V,
j
O ~ 0t ) 0
W oory `� N N�
Op N
Op00o
y
N N co N N 0
O
CO
a
\
C, ° to ^ N ') y
~ to C N N N
O
7
t'U
U ^y
co U N O~ ry Ch In N N ry ^f rn N O o
O
P ry 0 V' CM a 0 0ev ry N �0ry
O Cy
�W
to 51
UJ
Clj
aQ N O tDb Ln
W ry
p MNrMjry �� NM 00
N � M o
ry
ry
W H N r
('V op
�`�
O ry
M ^n 00�o NMry N
icy
W
a
j N y
CxV W tial ~
of [� h O N
°"�� 0) nN Lo00
r"
v
W �
o Z SR' a ,5 W
0 o 0) V' V, 0) N
blp CCN
�
V4
tDb pO al (7)
bbbb
a'
WW
`
(�Ua a' Q
O ci W
lD 00
tO �D
Z ,�
ci a o w �, a
IT
�° Al �o as
A aao° a °
owtijck� awti
o C)�
Uao W�2 w
* �' ti co, Q a~ a � a
O
O
�* tia R
coU
n
N
cNt`ry W U
Np O
H a
N
N U) b to * a '�
N No ry tD m,; a �W
N 0,0�
two o�ry
ti a N O
WW �5 L7 f� ti
ti U A7
k W� p3 W7
toC
�tD
0
W
47 ~W o
wmC3�ti�
ao0 „�
ry rn
�3 W
Cq
47
to ~ Nko 01 to O
ft)
n COp U
apR' Q,
Wit,CV
ON
ryN
C) V' t, �NbO SCD
IT o W F'
Q,
W
�`
"' Ln ' ^) � � ry n
^r N a 0j
O)
o a
o q4 4 W
��
Co
N b.
°i
"' V
�2o W ti :, °w
0, ,�' ti W V t� 44
U ry zti wa ww
a
x
'�
O
C7 \ O G) aC ,y ¢
W ti
U "�
R p Q 0 U W
2
a
o tk
W U 5 o ti v
04
w W q
a a W ,ZWN -ho a
w
Ca
w \ W0 x
W ti� U
rye` Zao q\
fy� tYN Co
N Z �.
o
a
o ~
c�
o Ln
H 0
N
M
10 Ln L0 h CO
m
o ri
N
M C in
%.0
m m o H r N
a
w
C) C>
0
0
0 0 0 0 0
0
'-1H
ri
14HH
H
HHN NH N
a
W
z
H
H ri
O O
H
O
H
O
H H ri H H
0 0 0 00
ri
O
rL H
O O
ri
o
H H ri
O O O
H
O
r+ ri H H ri H
0 0 0 0 0 O
U
a
o 0
0
0
0 C. 0 0 0
0
0 0
0
0 0 0
0
0 C. 0 0 0 0
H W
FU
z 4
q
H
as
m m
c
m
a
m
gra v a d
m m m m m
a
m
Ca
m m
m
e ��
m m m
�r
m
av a rMw v
m m m m m m
O a
Ln Ln
N
Ln
u, Ln Ln in Ln
Ln
Ln u)
Ln
Ln Ln Ln
Ln
Ln u, Ln Ln Ln in
o
H
as
a
a
aaaaa
a
as
a
as 0,
a
a,aaaa, a
w -W
w
a
nnx
w
O
F
0
CO
O
w
a s
CO
F
O
w H
W
pq
w
>+ o
N
N
F F
FC
w
cn x
U)
O
C.0
W
N
gg F
F >
aC
H
w w
cz
u
A
w 0
a
w
o
rCa
H L
U rx
O
a
F
a
HH
F
H
W
W
z
0 o
0
H
u
W
z0
F
U N
u\
a
19 u
w
a
H
z
A
Cl)
W
H
A
Cv
o
o
CO
h Cl)
W
Cn
a
rt; M
O cn
m
v)
O
H
z
m
Cf)
t�
N
A w
w
co
u
C7
U w
a
z
O
- Q
z
w
I
o
O
z
o
o
u1
E
u
ao
cn
a
U
vu
x
(q
Ura
40
w
14
1-1
x
N
w
w
o
x
(J
U) %.o
o
\p
(N
M r
N
r
M M M M N Cl)
H
o
H M
<r -+
F
W
m
o
m m m 0 0
00 CD1b\.ow
r
Lo
r -L H
r- r-
M
o
ri 1-1 H
HHM
lD
m
Ln Ln Ln Ln V- w
HHHHH z
>
r r
w
m
a w to H ri
w
Ln Ln
H
-- 11
w
Ln Ln Ln in M F
z
<
H
O 00 00 m m
H
O O
M
N N N
w
M M M M M H
H
N N
U)
N
Ln Ln Ln U) In
O
H r -I
N
H ri H
M
H H H ri H W
m 0
h
w
r h h r -I H
w
cN Ln
ON
ri H r
m
m m 0 0 U) M
.L
-�44 Ln
-;r
co
W 00 00 W W
N
M M
on
N N N
CO
N N (n M N O
N N M M
M
;I, dL
N
rM d' �}'
N
N N N N V' V
a
00
o
0
0 0 o O o
o
O o
0
o o 0
0
00000 O
U
o0
0
0
00000
0
00
O
O o o
0
00000 0
[-�
O O
H
m
CO H LD w H
H
O O
O
O m o
I'0
O O O O O N
N N
H
m
m dv V� I:r v
O
LD w
m
H m H
ZV
M ri M M r1 H
Ln Ln
.-1
ri
H In ri r1 Ln
1b
O O
H
M H M
H
M Ln M Ln Ln O
O
N N
N
N
N N N N N
Ln
M M
M
M N M
N
M N M N N M
U
U
O O
H
d'
r h h r r
N
r1 H
ri
O O O
r
O O o 0 0 r
(.`
Ln Ln
O
Ln
N N N N N
N
O o
O
m m m
N
uL Ln Ln Ln Ln N
�$
r r
m m
N
Ln
r
m
1-4 1-1 H H H
Ln Ln Ln Ln Ln
H
Ln
co O
m m
Ln
Ln
m m m
r-1 H ri
Ul
r r r h r ri
m m m m m U)
ri
-W
dr
C
d'
(6
m m
Ln
m
%D W LD l0 LD
1D
O O
ri
H H ri
0
m m ON m m LD
0 0
N
O
N N N N N
N
r -I r1
ri
O O O
N
O O O O o N
lb
W
LD kD
N
LD
N N N N N
N
to w
N
H H r-1
N
W LD W W W N
a
oUF
ma
U)
F
�:)O
W
m W
F
w
H
w
mx
w
H0Cnvno
zAz
U)
0
a
Fawwlx
4
a
w
�
W W
0
Cl)
w
:D
m
4 a H H a
w as
a s
FF
W
w
.7
w
H
a
�
w
H
WAaa0
F
xrx
a
a
z
a0aa0
z
FCrs
u
wc�w
a
F
a
z
OOJ=)O
Cf)
H
W
a
a
H
LL.U)Cl) wa
i
xxa
zHZ4
cD
TS
N
F
n
U)
F
<
g 4
Qzx2:zEi
a
H
W
W F w 4
04
z
FC
F
z
o
w
1:400000
x
o
xlxx0
0
0
v
m
H
F
U
z
w
a
uH00HF
0U)04am
a
w
W ZE-
»
a�
z
w wF
04
O
a
F U
F F >
a
H
o
Ix In cox
coma
w
ao.aa
xlxx x1% CO
O
o
wP4Q
x
F
U
134w>+>�W0
UFFUA
x
w
0
G.G.A
F
z
w w
>U>A
F
000 0
HOH W n 0 w
U
wwz
o
W
zzawzz
x
00z
H
<coaz
1x
wawzolz o
U
www
wm>
a
v
H
W 0440 W
0Va04U>
F
0
0404w
acL,>
C4HD; W
F2:F>
4
a
aHwHHw Px
w44434> a
F
0 0 0
m
Ln
0 0 0 00 O
O
m O m
Lb
tD N ri m
O
O m o r w N O
mw U)
m
N
000000
O
NON
M
mLnNLD
O
O riOv4ri W O
O
O U)
m
ri
N LO V; LD d' N
co
o Ln Ln
h N LD LD
CD
Ln U) .--I dr m -W O
r O r
O LD LD
m
h
H
M m w m-I;r M
ri -cr
m
1b
IV W O
r m
r
.14P H W
m
10 h r 0 Ln
M v m Ln
Ln m
Ln
a a
a
N
H
O
4
W M
ao
04
Cl)
F
z
o
CO
m
U)
a
E4
W
a
F
h
0
Q U
H
H
0.
a
o
A
o
a
nnx
w
O
F
CO
O
w
a s
CO
F
O
w H
W
pq
w
a
N
N
F F
FC
w
cn x
U)
O
C.0
W
N
gg F
a
aC
H
w w
cz
u
A
w 0
a
w
o
rCa
z
x
F
a
HH
F
H
W
W
z
0 o
z H
H
u
W
z0
F
U N
u\
a
19 u
w
a
H
z
A
Cl)
W
H
A
Cv
o
o
CO
h Cl)
W
z
O
H
�+
rt; M
O cn
W
v)
O
H
z
m
z A4
m
N
A w
w
co
u
C7
U w
a
z
O
- Q
z
w
I
ri)�
z
o
o
E
u
ao
cn
o
vu
x
w
Ura
40
w
x
x
w
w
o
x
o
I
Ok�o
M
d
Ln
lD r
00
H
m O H
N
M
V' Ln
r OD
m
7
w
z
N
H
N
H
N
H
N N
H H
N
H
O
o
N M M
H H H
M
H
M
H
M M
H H
M
H
M M
H H
M
H
W
H
O
O
O
O O
O
O
O O O
O
O
O O
O
O O
O
Hw
ra
O
O
O
O O
O
O
O O O
O
O
O O
O
O O
O
F 0
-Ir
Ln
a c a
eV 1*4
v
z 4
H
m
m
m
ON m
m
m
m m m
m
m
m m
m
m m
m
00 w
w
Ln
Ln
Ln
Ln Ln
Ln
Ln
Ln Ln Ln
Ln
Ln
Ln Ln
Ln
in Ln
Ln
o
w �r
w
a
a
a
a s
a
a
w a, w
w
a
a s
a
a s
a
0
>q o
F >
=It
H 1
0
ua
a
0
x
o0
a
F
o 0
0
o
as
H H
H
W
U
w
0
a
F
w
o
rmCo
a s
m
a
mm
r r
O
H
W
w
H
H
Ln
(D?
H w w
O
M
M M
N
M LD
,£
O
>
0
N
M
m
x
F
:T -V
H H
x
x
F
PO W
rs
H
H
H
N
o 0
m m
0
m
-r r-
a Ln
H
z
o
N
Ln
F
Ln
q W W
m
M
M M
o
0 0
H
H H
[N
H
W ,'£
Q,'
H H
H
H H
N
M
m
UD
N N
M
r
O H H
H
N
a' -V
M
0-0 LD
M
OD
r
N
H H
H
N
m m m
V' d'
m
M W
lD
H
r.0
M
r
M
r
N
r
M M
r r
d'
r
N
r
N N N
r r r
M
r
N
r
'd' d'
r r
N
r
cP V'
r r
M
r
a
0
0
o
0 0
0
0
0 0 0
0
0
0 0
0
00
0
Ci
o
0
0
00
O
o
0 0 0
0
0
00
0
00
0
E�
H
N
O
H O
Ln
O
N O O
a'
O
O O
H
m m
O
Fye
O
H
m
H N
r
N
O M M
�'
Ln
-i e -i
r
m m
N
O
U
00
Ln
H
M
H
M
H M
N M
M
V'
H
M
lD M M
d' d'
O
�'
N
M
N N
M M
H
N
H H
M M
M
M
U
N
N
H
N N
O
H
H H H
H
N
H H
r
O O
H
<
N
H
N
H
O
Ln
N N
H H
1�
dw
O
r
O O O
Ln M Ln
O
N
N
H
O O
r N
N
H
H H
m m
O
N
Iz
Ln
Ln
Ul
Ln Ln
m
N
W H W
N
Ln
N Ln
Ln
H H
N
(Q
Z
I'D
N
L,D
N
H
H
lD lD
H
H
O H H
H
L,D
H Ln
LO
w
N
N
N
N N
N N
O
lD
O
H
Ln O O
H
O
N
O N
N
O O
O
a
N H
H
N
H N
N
H H
H
°
U
N a
O
aim
w
"-qi
H
H
a
a
z
W
u
F
au
W m
16w
U
w
H
as
w w
v,
ava
w
w
a
w
u
x
H
a
Cf) co
a
w
W
O
z
Q
a
4-4 C°y
CA
a
a
a s
O
0
w
Wx
o
as
w
x
zz
Q)
W
a
0
u
am
H
HH
xx
Cf)cn
0
u
ia4
u
:1w
w
aaa
u
a
a
a
mina
b
04
W
O rt
H
CA W W 9
F
O
to co �
v
<
z
H
z
U
z
Cl) W F
U O
>
a
W co F
H XO
2
3
F
F
W W O
3
w W F
w[140
W
U
u
OL
u
Q
0 z F
W
>
z z F
U
O O H
z
cn
F
w
>
Cl)
z
W
z
Haa
w
a
cn
a
a
00
xxa
z
H
as
P4 04
w
a
Ix
F
x w 0
a
F- -°
H
w
a a o
W
0
w
0
w
w
z
F Cu Q
w
w
z Cn Cn q
o
a
w W q
U u q
w
U
x
o
H
o z z
F
O
Ft W W z
04
4 z
H
Cl) Cl) z
z
u
F
0
a
a
11 O w
u U>
4
g
a
a
a x�:) w
U q q>
w
a
U
w w
F F>
a
U
H H w
E>
0
U
r
o
0
o OD co
0
v
N O O N
o
110
M i r
M
0 0 0
O
M
O
Ln
m N H
m
Ln
00O O co
H
N
O N N
N
O O O
O
O
LO
M
In
r
m r r
H
m
N CO OD O
M
M
%.D lD N
Ln
O O O
Ln
Q
N
N
H
N
N
H H M
m
Ln
OD
r m m w
w
Ln
H N
co
Ln Ln O
H
N
H CN CN r
H H M
M
H
N N
°H
a
E-4
a
x
�C
O
f34
O
El
�D
to
u
7 o
W
U
Cn
U
z
�C
r
b
C7
x
a
H
O
F
a
O
U
� C
H
a
tZ-i
w
awo
Cn
Cn
W
CO°
104 a)
m
0
a
°z
a
9
u
°a
o
zo
°
n
41
E,
Cn
O
E
�
°U
W �7
�C
z
U H W
Cl)
>
a
Cl)
H a
zN
$El
F
�U
U
�
OF
OH.44
a
zzw
L�
W
zF
� Cn
�q
o
0o
rta
zH
w
W
.a
:D>1
as
H
a
F
a
4
..art
.-l0W x
�lzFu
0
F
Cn
H<
3
F U
Cl) z
E.
Cn�
U N
a
a
.a
rt
F
W Cn W
O
U11
aU
F
<
za
a
OF
Uww0
x
a
CnW
3 F
S>
FCM
0CA
Cl)
3
0
x
W
Hz
Haaa
d4
0
Oz
x w
xa
N
U
Q
wq<
z
O
FH
aW
F
q
FO
UOqzxO�
FZ00
z
4
3
as
F w
Frt
U
O
w
HPO
O
O
��
>
2:
x
x
x
x
z
z
z
z
Q h
CD
r -I
N
Cl) VI
Ln
r
OD
m O 1-1 N
rn
d'
Ln
h LD
OD
a
w
a
•a
-r
IV
a Ln Ln In
Ln
Ln
Ln
Ln Ln
Ln
a
z
-4 ri
H H
H
H H H ri
r1
ri
ri H
ri
w
U
H
a
O
0
O
0
O
0
cc
0 0
O
0
O O
0 0
O
0
0000
0 00 0
O
0
O
0
O
0
00
0 0
O
0
HW
z d
H
m
m
m
m m
m
m m
m
m m m m
m
m
m
m m
m
O a
Ln
Ln
Ln
Ln In
Ln
Ln In
Ln
Ln Ln Ln Ln
Ln
Ln
Ln
Ln Ln
Ln
�0
a
a
a
as
w
as
a
aaaw
a
a
a
as
a
wa
w
0
>l o
F >
#t:
H I
Q
U x
a
0
U)
a
u
a
z
FZC
W
W
OD
Co N
w
V
F
q
M
Ln H
a aV Ln Ln
r
H
O
C
N
Ln
O
O m
in N
r•1
M
V' V d' VI
r r r r
V'
M
%D
Ln
m
OD
Ln m
�D
r
>
O
CL
N
ON M
'r v v -1:p
lD
M
O
r-1 Ln
Ln
z
H
w
H
N N
N
\\
\
m m m m
LD
OD
Ln
O O
a'
H
ri
x
r -I
C' LD
r -i
ri H
r r r r
dl
m
w
Ln N
m
m
OD
r
Q h
N
'34 V
Ln
N N M M
O
h
O
M Ln
lD
H
N
O
m h
O
N N
m
M f) M M
m
H
O
M y
m
H
d
V�
r
M
r
v
r
N M
r r
r
M M
r r
N
r
N N N N
r h r r
M
r
v
h
M
h
V' v
h h
N
r
,a
o
O
o
0 0
0
0 0
0
0 0 0 0
0
0
o
00
0
U
o
0
0
CC)
0
00
0
0 0 0 0
0
0
0
00
0
H
o
m
H.-4
o
0o
ri
0000
m
m
o
v0
m
Tti
-1
m
1-1
dr v
Ln Ln
.-q
N
H N
M M
r -I
ri
M r-1 M M
M Ln M Ln
m
C"
m
ri
In
ri
C r -I
O O
m
ri
O
N
M
N N
M
M M
N
M N M LV
R'1
N
d'
d' VT
N
U
U
O
m
O
r r
O
H r -I
O
0 0 0 O
N
ri
O
r 0
N
d
d'
m
v
N N
m
O O
N
Ln Lrl Ln Ln
N
O
V'
N m
N
m
e-{
N
m
H ri
Ln in
cr
m
-IV C
N N
H
M
r r h h
m m m m
ri
Ln
N
U)
m
ri
ri m
M —1
ri
In
ri
V' C
vl
a s V d
ri
O
H
O
r-1
O
0 %D
N N
N
O
.--I r -i
O O
ri
O
m m m m
O O O O
lD
N
Ln
N
ri
O
H 1.4
O O
LD
N
(�$
W
lD
H
w
N N
LD
.--1 H
r -i
w w W
N
N
ri
H H
N
a
w
m a
W
HH
Ems+
m
C07
to
a
>
u
H
H
eH-I
H
s
H
�S
r1
a
w
00
�
a
xQ
w
wQw
w
0
��
�
w
a
u
ww
M
o
x
cn
d
x
w
u
m
a
w
ri)
m
H
d
w
0
00
wcan
a
u
H
ra
a
v
H
0 0
cn
a
z
z
z
Cr)
[u [u a
z e a
a
a
H
w
u u a
H
a
a
cn
d
w d
x
d
t7
F
a
H H d
H
a�
z
H
Cl)
w
w
z z H
000
w
awH
x u 0
cn
H
0
z
H
a
H
F
O
d
a
U
z
0
H H F
z
W z F
C7
H
ri)
W
z
w
H
w
ao
a
co m
0
w
z
H F
H
a
w
a
a
x
a
En W.
w w 0
x
a
axx
w w 0
x
xxx x
0 0 0 0
F
x
O
a
w
H H 0
O
0
H
w
u
u u Q
w
> Cr. Q
F
H .) H w a
w
u
H
d d Q
a
U
p
x
cn
z z z
a
d z z
0
w 0 z z
>
co
x
a a z
z
u
d
a
w
H
0
H
0 0 W
U u >
w
H
x 0 W
Fu>
a
v
Ix xHW
waw3>
A
d
H
a
w
www
a x>
w
u
F
O
O
O Ln Ln
O
m O m
co
O r -I O m C.
O
w
N
H N M
N
z
O
O
O
N H M
O
v O er
m
O OD Ln H Ln
CD
M
co
LD Ln H
Ln
0
ri
O
H
O cr N
w
m M N
m
LD O N H O
LD
h
Ln
lD W M
h
Ln
H
h
O rV M
CO N H
M
N co M y
m
H
r•1
N OD ri
ri
H
ri r -I N
H N
O N H
ri
r1
H
GM
N M
Q
Of
H
ui
a
x
u
z
H
0
Ha
wM
o
w
0
z
u
z
u
aao
x
a
z
w
m
zx
u
d ••
0
a
x
m
a4
�!
L%%
H x
H
01 0)
a
a
z
w
u
r
E.
W
-H
z
m
Q
z
a
z
w
u
W
d 0
z
w
cow
w
H
W
W
V
x
O
3
a
3
H
Ca
N
0
H
d a
F
U
x U
.a]
A
W W x
x
H
O W
\
z
00
z H
cn
00
a
a
x C9 d
F>4
co
W
W V
>'
0
uN
x
w
Q
a
a
a
P4
\H
a
a
04
d
x
H x
u\
dM
xu
0cn
3
x
\w
A2:
d
u
Cl)
d
I
\wH
:z 2:
xw
at=r
H
a
v
d
w
wa
>+
wco
w
m
coo
H
u
N
a)\
A W
z
H
x
x 0
dx
W
cn
H
W
c7
U H w
HxU)
W d
3m
a
H
z
z
z d
Orn
z 0
Ma
Wxm
UH
w
0
0
z
H
d
d
d
x
40
>
z
0
0
0
a
a
a
a
a
a
a
a
a
°o mo N M a) -I:r wmr-0 p -i CN M V Ln I.Dr 00m0H
a w Lf) LD kD �D I'D W kD LD r LD r. r- r r r r- r- r r CD Lb
7 z 1-4ri ri .-I 1-4 11 -4 14 H 1-4 H r-1 ri H H r -4r -I 1-4 11 ri H
00 O O O 0000000 O O O O O 00 0 0 0 0
V a o 0 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
H W
< H m m m m m m m m m m m m m m ON m m m m m m m ON
° a Ln Lf) Ln Ill Ln In Lfl m m In m m Ln Ln Ln Ln Lr. Ln Lll Ln Ln Ln Ln
D4
�o \ as a a a as as aaa,a as a a a as aalaa
44 ';r w
O
kD
.'N o
E,
H I O
U R 04
0
'r
Ln
a
V N
O OD LA
m N M O H O O H O H LD
W H M O O O O O O O M W
u lO r O O N r r O OD O O l0 v m m a Ln Ln In
H N LD H N CO 0 rn (D 0 m 0 m m r N -IV IV r r r r
° HU) O M m H W O m M M O VI G N O I I O O O O
> w I'D C-4 O N O H%D M Q M a \ ri ri a M M M kD %D %D LD
z v -IVH m O x x xtDH\ N M co 00 0 0 00
H m m H M H 2: Ln CQ m2: 2 O N r H m O O H ri H H
r m V' CO m H N m w m W m N M kD H w Ln LD M d d v
m m Ln 01 m 0 o Ln OD O ri M ON ON O M O LD N O O O O
H N M M N N M M M M V' d' -tv M M V' N M M -W M M M M
a o o o o 0 O O o O O O o 0 0 0 0 0 00 0 0 0 0
U 00 O 0 0 0 0 0 0 0 0 0 00 0 0 0 00 0 0 0 0
E, mm H o m 0mmmmmm oo m m o 0M m0mH
m m ri OD m m m m m N m m M M m m Ln ri N m H m v
ri H Ln O v 0 0 0 0 0 0 0 CO co ri ri ri O M H ri ri Ln
° N N w M M N N N N N N N M M M N [M V' Ln N N N N
U N N m O N N O O O O N N r -i In O [r N N N O N N r
N N r -L LD N N v v V N N N O r OD Ln N N O v N N N
ri H Ln V H ri m m m m H H r H v r -1 ri N m ri ri ri
Is Ln Ln lD m Ln Ln H ri H H Ln m N Ln m m Ln Ln Ln ri Ln Ln Ln
V VI W V' dW -W er V' w V' V V' V' Cv V� �r sr V'
ro Q
w w M N LD tD ri H H H %C W H ri N m lD kD Ln ri LD l0 I'D
N N ri O N N O O O O N N O O O O N N N O N N N
ILj W N N N %.D N N ri H H H N N ri H %D w Cl) N N H N N N
a w
w w H w u cn CO H
U) a E" H > 14 H H H H u
ri\ HH W cncnCl) a a Q 14
a 04
a a s a U w W W a
O H H H 7
W W a .7 < H u a 14 4 w u -a r'i ►1 A4 :J w .7 a
o El) Cf) H u aaa FC w a wa EnwU)
Cf) wa as oww z HC7a
02 z W c7O
0C� �]Dz W W O C? H
H w I H w w w H H H H z z z a z°
w HHa a a wawa a w H W uxa HaHG4
o HHa x 0 aWWwwaa w H a Hai HCH
x z aao u z muuuwaaH H w FC �rCH rCcn4Z
H 'r7 H H H u] O O O w a H a O a a O
u W w H W > Cl) WrJ4D+[t+OwwH H O W z LS E" W 01 H
w H as x H wC>awa Cxa W 0: azaw
OOa w H WOOOaW Wcx x a O £ a W 0; OHOw
o414Qa D4 w HuuugHH° °n u u H �w°n u au
u z z z w o > W w w w H w w z w w z HN 01 w O w hw1 a w zz
U www H W. W HHH4IT4L4W <I:r W
out H a OXXXQOO> cc > w Ixa> xuou
*
H O O Ln M O O In V m V m m N 00 o H ri Ln n O a M r M O r Ln
O O 111 CO O O r �D ri C' W ri O OD MH d� r U` O co N O r O O a'
° O O r N LD Ln ri r co r MN r r N N VI OD M Ln fA Ln C M CM OD Ln
r V' N H a' r W m to v m m ri w N lD co -W V M H N IT N N W m
r r m M r N H M H ri H H l0 i m H H H
r co r a H co
H a w 0 ° r
a w C7 H ° H a
wM ° °x w a H a o w
u 04 u °a u o 0
Qo U w > CO O 94 0 HCS U u
a r w z u O a >'
H w a
O H
am z x w H w (7C ri Oa w u m a
w 0 O > cwu O W N 0 u Q .W] .7 a
I xx w
wo w z a o x ° w w v0 w m H
00 Q w H z
°uN za °w EW -I coq a W Hoo z0 14 B U D4 m x
ao CO H ata w H < a �jL
N C W u w w w H I -i N N a s > u o u
w\ z w W o w a w ,.700 xw a u w
u H w a Ix P' 3 w w u w 44 H a
<O > a a a 01 a 04 w w w w Cl)
N M V' Ln
W cD w m OD
z ri ri r -i H
H O Cl O O
a
Coco
A b al a
H m m m m
Ln Ln Ln Ln
a
\ aaln,w
P4
x
O
a
�D r co ON
OD 00 Co m
r•i H ri �--!
0 0
cc
0 0
00
CIN ON m m
Ln Ln Ln Ln
a a as
O .--1
N M d• Ln lD
m m
m m m m m
H H
0 0
-1 H e -i H H
0 0 0 0 0
O O
0 0 0 0 0
v' v'
v -W W C v
m m
m m m m ON
Ln Lf)
Ln Ln Ln Ln Ln
a a
wwwwu,
h Co
dl O H m N r M 1D Ill
m m
O O O m O O O O O
H ri
N N
0 0
O O
000000000
000000000
v' v'
v v' srdr-zMv'vl vL
ON m
mmmmmmmmm
Ln Ln
Ln m m m o m m m m
a a
as o. 04CLI alI'll ulw
M M M M M M M M M
ri r-1 H H H H H r1 H
H r -i H H H H H H .-1
v H H H H r -i v' N v' H O N M H M
F4 N 00000 O H H L^, H r N m H O
U O O O H \ m m 0 0 0 0 0 1 h r 61 r H N H H m
H NNNN H mm NN NNN O MN NNMmM-IV M
Q M M M M m m r H 00 1D I I I I I I 1 I I
> I'D w l0 1D r cll N N .-1 00 U u V U U L,D vl m m Ln N In m m m m
z Coco Ln H %D I'D H o W W W W W m DD m m m m m m m m m
H r -I H H H H H Ln Ln N H Q Q Q Q Q H N N N N N N N N N N
O O O ri N M M M Lf) O r-1 H H r -i H Ln CM vl Ln lD h O m O H N
m m m m w Ln a v' N r M M M M M O N H r -i r•1 H H H N N N
H M M M rn M M N N M M cM vl w d' v' M v' M M M M M M M M M
a
C-000 o 0 0 0 0 o O o O c o 0 0 0 0 o C o 0 o O O
U 0000 o O 0 o 0 0 0 o O c o 0 o O o 0 0 o O C O O
F 0M rim ri H 0m O m oo00H m o o0000000o
H m " m O r•1 vl m m m O N O N O m r -i H H ri H H H H ri 11
ri H Ln H N Ln Ln H ri N 1-1 h 1-1 r H O v' N N N N N N N N N
ON N N N 1D I'D N N M N M M M M M N N M Mm M M M M M M
U
U N N h H H v' O w O N 0 0 0 0 0 N r O O N O O v' H H H
N N CN O O N Ln Lf) m N M M M M M N N vI m CN vl H Ln 0 0 0
ri H H Ln O Ln h h m H N N N N N ri H C m H m H r N N r
Ln In Ln Lr) r w m m H Ln M M M M M Ln M m H Ln r -i M m Ln N N
fa LD 10 ID r -i N M m m H w H H H H H k.0 H ri H 1D H H m m ri 1-1
jr N N N H M H O O O N O O O O O N O O O N O O O N O O
f(i W N N N N M N lD 1D H N H ri H H H N H tic r-! N H H lD N r -I r-1
Q+ Cn Cn H U u z
ED LnFco H cn a w w O H
ri\
w u w z w Ln a a a U z
i a Q a a z O O 0 0
m lx w o w cn a a w cn u u z Q.
° ��4a
LHi"a�.1' W W u w w .H-7
o w cnQ cn [*a CO w w w v., CO Cl
v 40 O - z u u GL4 w u W
r-1 GL z 0 z co H z � Lb w W w H LY
1 �Hwh� z aF4 w a x a x� w m
x a z a H w v m Q F u H F a a H
z xolxo u a <xO a x x O u o wwWwwwwwwo
u uwHwE m x w F a a>F co o zzzzzzzzzF
co zacnw <w z w w r4 F 000000000
HO cn O D: a Hoa W Lx Cl) Cl) (n 04 W xxxxxxxxxx
W o Clr o H U) Cl) o u a 04w040404114w04a0
o auu21 u uuQ z v wWwWwQ H a wwwwwwwwwQ
u WzzCnz Cl) W CnCl) z H 0 4 0 0 0 z 4+ 9 aaaaaaaaaz
u aWOHW H H HHw H P X90: < w Cr. x W W W W WwwW W W
rL U0uX:> [_, H x x > 04 (f) 04 M Qp > O cn FF HFHFHHF>
ax
u u
H H M N ko r M O O OD OD Co v N N v 00 Ln h lD O Ln l0 M r O Co v' Ln O OD
m r M m H W O O h r Lit O M m Ln m Ln N N O N r -i N M N LD m r H 1D
O m lD O N ri m O O r h ri 10 a d O H m%.0 h O 1D N O M C N m 1D m O
O r H W m O rn C M h M r•1 O m M v' m Cl M M m Ln N m vl m vi 1D w r-
1-
r O N H M m N m [M 00 10 N N r 1D o co
r -i r -I O Ln ID H M
v H rI
a
x Ix
U) wH w z
wM m H Hz a w o
amC> o � a o C 3 v v
o U Cl) H �D O W cn W co u]
Q •• >LQ H Q,' z w 4 H U W W —
w m a z al F x x a H a U H
o z 04 O m Cl) U Q > W H 3
cn O a+ u OW w 3 W CL a a >
F W H Q x x H H U W H D:
C,4 �a W wa uo �0:40 w w o
Oo zH Fa H(n z[I Ix a w
u x co 2: o o u 0 o Cl) a
U \ DSU rx uH a a wto >H H H ,'D w
/.t M O (n H z U u H 04 H rx a a a H
N A u Ho Q au w w w
U)\ z Q W x 0 Ix a 44 a a Lx CO
Uri w a a H F H Q Q Q Q Q
go > m C0 W co m cn co Cl) cn H
O O 00 m O 1-1 N M G' U) t0 r m O O H (14 M v Ln r %0 00 0) O N
4= H W O O H H H H H H H H H H N N N N N N N N N N M M
.1 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
w H 0 0 0 0 0 0 O O O O O O O 0 0 0 0 0 00 O O O O
Iu-I W a O O O O O O O O O O O O o 0 0 0 O 0 0 O O O O O
F0 A v' -1:p -J. -V
z 94 H m m m m m m m m m m m m m m m m m m a) m m m m m
£ a a Ln Ln Ln Ln n In Ln Ln LLn Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln m Ln Ln Ln
o \ aaaaaa a a a a aaa as a aaaa a a a a
LL, '! w
O
o
F > x
H I 0
U fx a
0
a'
Ln
a u U U U U U U
U W W W W W W W
A A A A A A A
W N N r1 H H H H N O
U N r r N M r C \ co m 0 Ln r r r r r N OD H �D lO
H H r N O O r M ri co N l0 w N N N N N Ln M
0 H Ln W 00 O H M r M Ln m M I I I I I I H OD i
> m m m Cr) m O r l0 f�4 N m 00 a' Ln m m m m m m M < N
z V' d' •y' V' C Ln m O H O M M C m m m m m m m \ a' M N
H N N N N N N O H E-+ 00 N N N N N N N N N N H H N O
N M dw Ln I'D r M O N O r OD r H H H r-1 H N M 00 H N Ln
Ln Ln Ln Ln Ln Ln N C Ln N O O N v d' C' d' V v m H [M r
H N N N N N N M N M d' M M M v %. v d' V' C' C M M N M
< r r r r r r r r r r r r r r r r r r r r r r r t-
000000 0 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 o O
U
000000 O 0 0 0 0 0 0 0000000 0 0 0 0
0 0 0 0 0 0 ,-1 0 H O H H r -i 0 0 0 0 0 0 0 0 O 0 m
N N N N [r N O Ln H r cN [N V H H H H H H H H N C m
Ln Ln Ln Ln Ln Ln O Ln Ln N Ln Ln Ln N N N N N N N N M Ln H
O N N N N N N Ln N l0 N N (N N M M I°) M M M r+) M M N M
U 0 0 0 0 0 0 H O LD O r r r O H O O N 1' H O N O O
Q, Ln Ln Ln Ln Ln Ln O Ln N V' N N N v O m H N In O cM N Ln v
r r r r r r (N r Ln C H H H m N m H H r r m H r 'I
0) Q1 mmmmmm N m �o m Ln Ln Ln HNHMU)mN H Ln m m
,-i er C V' d, a' V' d'
.Q A . . . . .
M m m m m m m H m M H lD l0 w H H H HI'D' m H H m H
�v 0 0 0 0 0 0 O O H O N N N0 O o 0 N 0 0 O N O O
f6 W LD LD LD LO w l0 H D N l0 N N N H H H H N w H H N w w
a
U2 a4 a mmm
H\ z � uuu H
m �D a
H
ma a w 000 a m
w� H www 00 a
w d H W 0 0 00 z0
a w w a F k4 w w a a La w CO
v a rL a x m 9 9 a Cl)
Q) Pq H H F u >+ z z z E. H W W W
z a 0 u m 0000 WWWWWWWO W u w
U >C H O1 z LO HHHE- zzzzzzzF z z x 0
Cl) E" W 0 y1 Cf) mCl) 0 0 0 0 0 0 0 O W 4 a
E" x z H mmmx xxxxxxxrx x a H a
O a a H W W W 0 aaaa 0404a0 a W
0 D rxrxrxUrxA W u auuuA w Ww W W W W A W DW u u
u wwwwmwz x m w H z z z z as a aaa az a z Cl) m
U w w W W H W W H H H F O O O W W W W w w W w W W O H H
FC m W POW xm> O X F A UUU> FFFFFFF> F U x E
O m U) O Ln Ln O OD O CD V' Ln O Ln O OD d' O m �w �T N H O O H O
N O M O M CO CIO m m \D OD w m H r lD M H O r O m m Ln O M O
0 d' O U) lD V N N C' Ln m H M r U) w m O H LD m N H O M m Ln O
OD H O N d' N r O M LD M r l0 M r U1 a' N N H r v -I:r CD M
N m co r H CD r r r H N M %D H H ry
H tD Ln V' N H N
N
7 uAi u CD a
O O Cl) a U U
U a u
0 O H H
ao u a 124 z w H H
F m
zu u 0 W w
a r H H a U W
o F
Ix u
o >H a a
x aF a
ao CQ -i a
0w w w m v u w O O
Z
Em+ O H F H w H H H
z A A > a z < w
W
O WH OH aQW 0< u >1 H m
O o z L-1 AH
uN a Qu
w H H Q x z 4w u a
U\ a U W H W
< M O CO a W Q uu U H0 H oN H�D z x
m\ z A 0 �C F H H124 Ga w H F 4
H W
U H w x R a g U) m m W w a H r!
Q 0 > F F F F A A A > > > g
O ri
H
M
l0 r OD M V' Ln
(n M M M M M
0)
M
O H N M V,
IV V V' V' V
Ln
V
w r w Ln V' M O O) m H 110 r O 0) H N M a' In �D
)D w w w l0 w u) m w w C cP V v Ln u) LI) Ln Ln Ln
v-7
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 N N (N N N
W
V
H
,a
O
o
0 0 0 0 0 0
0 0 0 0 0 0
O
0
00000
0 0 0 0 0
O
0
00000000000000000000
00000000000000000000
H W
F C7
z 4
A
H
a'
O\
�M d� c a a a
O\ m m m O) O1
�r
0)
a' a er C V�
O) O) O) m ON
a
m
C a� •cM � � a � � a � V' w �r c w V� v� V� sr V�
O) O) O) 0) 0) m O) O\ m O) O) O) O) m 0) O) O) m 0) O)
o a
Ln
Ln Ln Ln Ln Ln Ln
Ln
Ln Ln Ln Ln Ln
Ln
u) Ln Ln Ln Ln Ln Ln Ln Ln u) Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln
o
a
aaaaua
a
aaaaa
w
a a, 04 a awaaaaaaaaaaasaa
w�
w
0
>+ o
F >
H I
O
U z
a
0
tr
tD N M O M )D H O M O l0 N M r O) dl M M Q1 O
Ln
O 00 H O r -i M 1-1 O O Ln N V' O N ri H H O r-1
ra
z
O O O O O O O O O O O O O O O O O O O O
Q
a'
O O O O O O O 0 0 0 0 0 H H 0 0 0 0 0 0
O O O O O O O O O O O O O O O O O O O O
H
-1:p N N
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0
W
H
A
-Iv v V' M M
r -I r -I r -i d
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
N V m N M N O .-4 M H 0 0 0 0 0 0 ri H H H
V
0
r r r Ln Ln Ln
F
H ri H H ri
H O O O H O O r N N O m r O w O O M 10 N
H
H
r r r O) O) O\
W
H H r -i H H
O O O O O O w Vw O m O O N M M H M M Cl) V'
O
V V V (3) m 0)
Ln Ln Ln V' v v
m
O O O H H
O O O O O
M
LD OOM M N N O O M O O O O 0 0 0 0 0 0 O
M M O O CD O H LD M %D H H H H H w w LD w w
N
H r -I H H H H
N (V N 0 0
\
M M M M N N O H M H O O O O O H H H H H
H
O
%D tD 1,0 W W W
H
H r -i H N N
H
H r -i H r -i r -i r i H H r -i H H H H H H H r -i H H H
co
[N V, 1* O O O
m
CO O) 0) N N
Q•
O) O H N M c" Ln to r co 0) O r -I N M V, Ln to r w
,£
O
M M M w w w
r
CN N N M M
O
N M M M M M M M M M M sr V' V' V4 V. V' V' C V
H
4
M
r
N N N N N N
r r r r r r
N
0 V 'r tN v
r r r r r
M
r
M M M M M M M M M M M M M M M M M M M M
r r r r r r r r r r r r r r r r r r r r
4
o
0 0 0 0 0 0
O
00000
O
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
U
o
0 0 0 0 0 o
0
00000
0
O O O o O o O O O O o O o o o o o O O o
F
m
o 0 ON o o rn
H
O o rn m m
m
0 0 0 0 0 O o 0 0 0 o O o 0 0 0 0 0 0 0
C1\
M V' O) M y 0)
O
v V' ON 0) O)
O)
M M M M M M M M M M M M M M M M M M M M
ri
M Ln H M Ln ri
l0
O O H H H
H
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O
O
u.
M
M N N M N N
w
M M M M M
N
M M M M M M M M M M M M M M M M M M M M
. . . . . . . . . . .
U
O
O O 'c)• O O C
H
O O H H r -i
Ln
H H H H r-� H H H H H H r -I ri H H H H H H H
V'
Ln Ln u) Ln Ln Ln
O
H H O O O
H
O O O O O O O O H H r -I H ri r -I H H H H H H
V'
f r r r r r
Ln
O) 0) %D )D LD
H
N N N N N N N N H H H H H H H H H H H H
N
ri
c2i
0)
�M
O) O) O\ O) 0) O)
V� V� V' iM d' V'
w
V'
H H H H r -I
V' d• W V' V'
M
[M
Q1 O) 0) 01 O\ O) Q\ 01 M M M M M M M M M M M M
" v r V' Vw V " V'
AQ
. . . . . . . . . . . . . . . . . . . .
ro
r
O) CT o) O) O) m
N
H r -i ri r -I H
ri
N H O o r r w H H H H H ri H H H H H H H
7y
rp
G
O
l0
0 0 0 0 0 0
%D 140 %.D LD %D W
N
N
0 0 0 0 0
H H H r -I H
0
H
co DD r r r r w co 0 0 0 0 0 0 0 00 0 0 0
v w V 0 lzr Vv w tzN H H e -I H H H H H H H H H
a
u
u u u
wwwwwwwwwwwwwwwwwwww
r� -_
>
w w
>>�
w
uuuuuc�c�uuuuuuuuuuuuu
r4<
w
H H
mmwww
H
zzzzzzzzzzzzzzzzzzzz
•r1
CAz
W
M
�l a
a a
F
W W W W W
W Wm(n(n
a
a
H H H F -i H H F•i H H H H H H H H H H H H H
wwzwwwzwwwwzwwwwzzzw
o
u-Iw
.a
a s
z
w
W
.1
a
wwwwwwwwwwwwwwwwwwww
wwwwwwwwwwwwwwwwwwww
0m
co
w
En
zzzzzzzzzzzzzzzzzzzz
z
O
.111zzz
000
C�
H H H H H H H H H H H H H H H H H H H H
C7C�C7C7C7C�C7C�CJC7C7C9C7C7C7C9C7C7C�C7
zz
aW
W
z
zzzzzzzzzzzzzzzzzzzz
W
Cl) 4
W H w H a
a
�D
a 07 co co co r7
H
H(•>!.
W W W W w W W W W W W W W W W W W W W W
wFA
F
�� WF4 WE-
z
w0
aw 4w0
H
wwwo
w
U
Cf)
F
O H
w
SC W X W F
aFFCw
w
a
> > O O O F
wwwww
W
a
> > > > > > > > > > > > > > > > > > > >
wwwwwwwwwwww(Xwwawwww
04
xFOxFOw
COCnaaaz
O
CA CO CJ] Vl(1]G7U?CnCnCllfnCnmCn�cAcnmtoCn
0
0
U A
0 u o
H U U H U U A
F
z
o
w w U U U A
U
w w w w w w w w w w w w w w w w w w w w
U
u
v)z
H W
wmmw mmz
w H H w H H w
rs
z
OOu]cncnz
w w H H H W
CO
H
00000000000000000000
w w w w w w w w w w z w w w z w w w w w
M:>
wxxwxx>
0
04042:Z2:>
a a a a a a a a a a a a as o, a a a as
H
co
O N W O to H"
H
0 0 0 0 0 0
O
M O O N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
o o
Ln r r -i Ln m w -r
Ln
Ln o o o o Ln
0
Vo Ln o r o 0 Ln Ln o rn o o o o o o Ln o o u)
O
oo
HHoriroM
o
000000
m
V r V ornHOLDmLn* HCA, mrnMLONrnMH
•�
M LD
Cl) co m N M
w
N N N N OD
co r N r H O) V' LT O) Ln 0) V O O) O %D N V' O CO
H M
r
v N 0) H H CO H r V' LD co N M r -i M N M
N
N N H H H
U 3
w
> >
z
x
H
w
w
Cl) a
H
F
c>~
W
o W
U c7
ao
-
u
o
aLn
wo
H Hx w
ao
w
z
H
0 L
>w
ww >
�r
>+o
W
H
H
A
um
Wr
w
W0MQw
WSaJ
••
w
at
w
zHFtri)
a m
O
r
r
a
F H W S
0
U)
z
o
F
4
m
F Ln
F<
a w
H W
oz F
H z 0 0
F
wH
z
a
Ln>
�a
U wAaa
H a
N
o
g F
rr as
o
ca
x
o
off
Ln LD r co
ouMMMM
0
Oz
o
U) W a
00
zH
Q
u
U 13
0000ODCC) OD
u 0
cn u Q
UN
U\
w
04
.a
z
H
F W
Arrrr
F WLDLDw
H
F H
4 w WHw
W FF w
R('M
0U)
z
O
m
x,..lrrrr
xU
LIM z < z z
N
Cn\
m
zA
W
F
cn
F
Hw
HW�CQFC<
Hw
A Om 0U
uH
W
a
w
w
m
40
>
3
3
3
3
3
3
O N
r m O N
H N O m m lC r m .-i N M V' N w r m m O H N M m zv zv O
Ln lD
r m O) O
aH
w
Ln Ln to to
mmrmmmmmr r- r, rrrrrrmmmm0)m0)O)
0) (3)
m m m 0
a
.7..
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 N
N N N M
W
U
H w
H
a
0000
O o 0 0
O O O O O o O O o O O 0 0 0 O 0 O 0 O 0 O O 0 0 0
0 0 0 0 0 0 0 (D 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
00
00
O O o O
0 0 0 0
FCS
A
�L'V'�'V'
vca'c�rd'V'�caa' V'cr V'V'crw V+V'�rcc'�ra�r
a'a'
ca V'V'
Z<
H
M M O) O1
Qt Q\ D\ Ol O) O) O) 01 O\ Qt O) O) Ot O) O) O) Oi O) 01 O) O\ Q\ O\ O)
O) O)
m (3) O) O)
0 w
w
Ln Ln Ln Ln
Ln m In m In m N Ln U) Ln Ln Ln In Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln U)
Ln Ln
Ln Ln U) Ln
O
w �r
r.4
as as
0404aa.o.04a040404040404a04040404wau4w04040.
aw
aaaa
o
z
ko
>1 O
F
Cl)O
H
F>
�
z o
WH
U
H
ua
O
a
W
w
0o
Zw
0
a
u
u� a
0O
V
Cn
V IT H N
w
3Hn a
Ln
a
a
r-1 O H O
O O O O
o H O O r -I r1 H H N N N N N N N N N N N N N r H O
H O r r1 W l0 W lD to %D l0 W tD %D W t0 UJ W W W t0 O W H W
z
(�
UM
0 0 0 0
O O O O
O O O O M M M M M M M M M M M M M M M M M O M lD M
r Ln N m m m m O) m m In m m m m m to m m m m m M M M
w
M
w
w aw
aow
O O O O
m O m M m m m m ri H H ri H H H H ri H H H ri ri H m O
m
W
O O O O
H N r -I r -I
H O lD d' M M M M Q1 O\ Ol O) O1 Q) O) O) Q\ Ol Q) Q1 Q) r -I O m r
t0 t0 H H O O O O V' V V V V' V V V V' V 11 V H O M M
m O
r m
ri H ri W
O O O O1
U
M W M 01
m O m r M M M M M M M M M M M M M M M M M O N V' O
O) M
M M M O
3
H
O
C V V tD
O O O O
eN O m r to lD w tD m m m O) O) m m m m m m m m H O m V
M M M O) m m m CO W W t0 W W W W 0 1,0 W W W W r N N r
Ln Ln
N N
r r r O
d' V' V' m
>
lD w w w
m N M H M M M M Ln M In m In m m m In m m M Ln W r r r
ri H
O o o O
z
r -i H ri H
l0 r ri M N N N N r r r r r r r r r r r r r r -I ri H M
V' V'
M M M U
H
H 1-1 H r -I
ri r -I O r -I r -i H r -I H O O O o 0 0 0 0 0 0 0 0 0 N r -I m H
Ln Ln
W w W a
O) O r1 O
m O) o r1 O O O O H r -I r -i H H H ri ri r -I H H H H m O) O ri
N O
V' V' V' N
" Ln Ln V'
w lD r r 0 0 0 O O O o 0 0 0 0 0 0 0 0 0 0 0 0 H 1-1
t0 H
t0 ND W rl
H
M M rn d'
M M M M V' V' V' V' �*' V' V' V' cr %V V' V' V' V' V' V+ V' C cr V' V'
N M
M M M V'
rC
a
r r r r
0 0 0 0
r r r r r r r r r r r r r r r r r r r r r r r r r
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
r r
00
r r r r
o O O o
U
o o O o
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0 0
o 0 0 0
E-
0 0 0 0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ri 0 0 0 0 0 0 0
m O)
r -I r -I H 0
M M M M
ri H H r -IH r -I ri r-Iri H r -4H H H H ri H m H ri H r -i ra H r-!
Cl) m
O O O H
0 0 0 0
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
r1 H
m co m N
O
M M M M
M M M M M M M M M M M M M M M M M V' M M rn M M M M
N N
Ln Ln Ln N
U
ri r -I H ri
O O Ln U) N O Ln O O O O H H O V' H H 1-1 r ri O O O H O
r
H ri rl r
ri ri ri H
110 w r r N V' r ri V' m V' O O O) Ln O O O N O l0 V V O w
Ln N
O O O N
rl ri H H
H r -I H ri H m rl m V' V' ri m m m r r N N H N H V• H V ri
r H
N N N 14
tU
r-1
saQ
.zi
M M M M
a -IT vv
. . . .
M M Ln Ln Ln r -i Ln N O) m M N Ln ri O) N N m M Ln M O) M N M
vIV �a"vIz V Vv"-WV'V'V'vv� vV -;I,vV'V"
. . . . . . . . . . . . . . . . . . . . . . . . .
O) M
d V'
M O) (3) M
a IV V,
LIS
H H ri H
H H ri r -i t0 H H H ri N H r -I H r-1 m r1 ri O H m H H ri H r -I
O) r1
N N N H
>
O O o 0
o 0 0 0 N O 0 0 0 0 0 0 ri O o 0 0 V O N O O O o 0
O O
l0 1.0 W O
L15
w
r14
1-1 ri H H
H H ri H N H H r -I t0 w H r -I N H l0 ri r -I N H N H w r i ri H
l0 H
N N N H
(L W C14 44
N a
W
z z z z
r -I <
Cf)
H H
F
ma
H H H H
aaaa
w
as
a
wwww
z°
as
a
w
o
z z z z
a
ri)Ci
a
°;
H H H H
zzzz
w
F F F H
zz
wwwa
�
w
wwwwa�
w a
HHa
���wa
F
<�F
C4 Ix Kc
atairH
z
F
O
n
EU
F.
>>»F
UUUUUUUUUUUUUUUUUUUUUUUU
X Fw
WF
a a a z
Cf)
F
a a a a
C/) Cl) cnCl) a
H H H H H H H H H H H H H H H H H H H H H H H H
a a a a a a a a a a a a a a a a a a a a a a a a a a
w a
o o a
W W W w
2: a
O
F F F F F F F F F F F F F F F F F 9 F F F F F F F O
o
a a a w 0
0rJ4
w w w Q
U U U U U U U U U U U U U U U U U F U U U u u u u Q
U u Q
W W W H Q
U
0000z
wwwwwwwwwwwwwwwwwzwwwwwwwz
u)cnz
XXXoz
L)
aaaaW
waww>
a a a a a a aaaa aaaaaaawaaaaaaaw
WWWWWWWWWwwWWWWWWaWWWWWWW>
HHW
2:x>
FFFaw
000w>
as
O O O O InM
w Ln l0 m m w,,34 N m H m Ln M t0 ri H H N m r M O) Ln Ln lD
m ri O)
1-4o o Ln tD
O O o O Ln
V' N O) O Ln N M O O) O 1.0 N M N H lD N Ln M v N o Ln m O Ln
r t0 M
O O O V' V'
M m Cl) ri V
r O) rM O Ln r O V' V' t0 N V' M m ri Ha)' O) l0 M N Ln Q)
O Ln w
O
N O) m 0 V
r ri N M N CM m O) O O ri M r r W O lD O V' r N N M N r
N N V'
Ln m (N M m
M H O) M
O V' N IT lD N N r -i M ri M N w lD O) ri r -I
rl ri
O a\
lD
to r H M H V'
r 1p
U
W M
z
a o
H
W
w
r
H
p p
a rn
h
c7
a
z
w
o
a w
z
cow
F
Cl)O
H
z o
WH
U
aEl
W
w
0o
Zw
m
a
u
u� a
0O
%H
Cn
w
3Hn a
N
a
a
w
z
a �
UM
0UU)
L�l
w
w
w aw
aow
(J O N
U H
W Q
Cl)
�t
�C O
>
3
X
N
N
G M
a� w
W H
u a
Hw
za Q
0 W
o �
[u a 44
G
ko
�>, o
E, > zm
U fk a
0
Ln
a
u
w
u
H
0
z
H
H
a
U
H
O
U
u
N '!S
A q
W
a
ma
.H
m Cx
0
w w
O
N
� W
Z3 �
N r.�
z
U
� H
0
U
U
H
0 0
c,
o
w rn
Q
z H
Cl) G O
G o z N x
U N a
O
a� ooi w
N q W CL
U\i W q
< o
q
W
H
z
a
a
q
x
0
U,
F4
a
OW
au
a�
F4
U 0
H R('
H V
Z W
0%
0
u, w
O
�o
H
H I
uma
00
kD a
o Ln
as
uu
H
z
w
4
a
a
0
F14
A
w
0
a •
a
w
A
Q '
W
3
W
H
W
a
F rn
3
A
W W
a
Im O
a
�+ a
a
a <
Cf]
a
a
H
A
W
0
H
Cl)
H
a '
u -
z
H
Q '
w '
U
W
a
a
w
x �
H Q
I
A Q rY.
sa m
I
m
RS E.
N MN H H ON H N H M O O N O M H I'D r m
N
F
N N
z
M kD ID In N O N m m O V' In O r O cP O m v N
�o
z
�D lD
C4
H O l0 O O 111 H N U1 Q� O C; TV, V' C H M, r L(1
C:*)
O O
W
NNr%D0 :VMkDrM0 V-4MVMrnrM0
r
W
r r
N m
C41
N C` m r H M lD H H r H 0 0 0 [v O co co co
1 , . . . . . . . , . .
N
m
a
N N
r -I `J
w M N H H MN v HH N MN N M H a'
rte-
m Q1
r1 CQ
Lf1 O M VI H L(1 Ln
r
(YJ
r r
W m
H
H
M
m
H
M M
44 Q
W H wwu033 A W Cra
A
O
oz aaa�uLnm El aw
Q)
u
ri
I
UH wH0 aar am O
I
z
wo
aH
v
H
x
U
zI
AA z wh>: H"44AOH HH
z U 0 W W amWar 4
H
z
w
4
a
a
0
F14
A
w
0
a •
a
w
A
Q '
W
3
W
H
W
a
F rn
3
A
W W
a
Im O
a
�+ a
a
a <
Cf]
a
a
H
A
W
0
H
Cl)
H
a '
u -
z
H
Q '
w '
U
W
a
a
w
x �
H Q
I
A Q rY.
I
I
ria r4 m a
H A U a
I
zH aai
as H -i .) y mwz a
u a
I
m H H U0 H� A
•�'I Cs� 0 H m Q m 0 W H H
a >zwzw\a A
W H wwu033 A W Cra
oz aaa�uLnm El aw
u
I
UH wH0 aar am O
I
z
wo
aH
w HuaawW Ix Q
az zwwwxmxa>x 010
H
x
m ••
ar
zI
AA z wh>: H"44AOH HH
z U 0 W W amWar 4
u
w
>+
O I
a OH aQco wuuu AA 4
x
am
H I
wry Uz0�a Oh aH
AwwnH u�'xUuuun <a
m
Q
U Cl)
x
o
m
w l
H I
a �• U H a H a u kD co Ln r rw ri4 a 0
<a - D4�Ci 4 UHHOO D4
a z
<
H
a I
H
Ix �H0H<,-i I I I I m
]
w
D°
N
o
a
<
U I
m I
wa aCL, .4XHzHr000HH4r4
z W I-+%X0.10M I
a
W
w
00
U
W I
W 2 Oo00HZ.
W Pau<OaU 0) 0Oo0rCw a
a
a
<
u
x I
4 I
z a
w a
UN
a
AI
uaxmuauuwmHmNNNN
a
zl
u
rtt M
a
a
N
V) \
U H
I
H H M N M In l0 O O N N w r m H N H N m O
H
H
I
.T. H
w
< 0
w
w I
O H N N N N C m w M w r r m m O cc H
H N N N N N N N N N M1� C' CI CI d' w w w �D
0
H
I11
CQ I
O
0 H
H
z
w
4
a
a
0
F14
A
w
0
a •
a
w
A
Q '
W
3
W
H
W
a
F rn
3
A
W W
a
Im O
a
�+ a
a
a <
Cf]
a
a
H
A
W
0
H
Cl)
H
a '
u -
z
H
Q '
w '
U
W
a
a
w
x �
H Q
Q G7
t, Ll
Ln o
4� (3%
0 0
POcon
H
O
M M M m 'A rP ;- ,P A 1A N N N N N N N H
Ul O O O J of M Ul 0 W N N N N N
i
x
x
J H 1p O Ol Ol Ul A W N W H
(!]
r
N
�CC�r1�o�m��mwO>
Ln >
C
Z
i 3
C
C
C z$ H O, n�Fr+[�7
n
o0
�f
Ri
� t�]lT�or-�Ooor 7���tz=]
�7n�x1'
; n
>U
Tz�
C
j
?7
C37p".
nnnnnZ TJtTJ Q TJ>
i1 b
not
x5nnn�7x�Hx1CnT1LTJC7KC
cn
n
71 '�] J _
ro
UH]
p
x
t=i
Cil Ciro"
cn0[rJEEKt7CrJZn n7 �7
M-30
; FH
°Dro
xb
r nLn ro ed
O
z
00>
H
Cr1C [wHC3kHro
NC
G]
,
n
�
N C17
b
H
�t�1KxOZ� Fz-,O
T1 H cnn Hco HCl
x1 LT1 rn H n
T�
x
nEHcnHO TJK
d
ro
H� Eroz ��
oz C-1
'
•
H
•
r
H
H
O
by
H
r
r
U)
�
ro
ro
k
o
>
m
Cl)
n
m
�
a
m
>
m
c
e
o
z
H
CO
d
M
t+1
w
w
b7
w
H N
H
co
b7
•
LTJ
N J ,A N
•
F'
to
W
to
to
W
CO
[z]
lD
J H Ut ,A Co iA 07 H ,A ,A
W ,p N N J H J N �A Ul
k H N N N N O Ol W H
CC
co
H
N
.
•
b
1p
J
J Ul to W N W Ul to ,A ,A O "o N 00 M H J
CTJ
X
ro
.
N
O
N
O
y
ON
O H J H to N O J Ul O J O Ul N (.n Ul lD H
O H to M W
z
SU
d
co
Un O Ul 111 O o N of H H N Ul 1p
�-]
¢
to
b.
�y
H
ro
m
x1
O
e
ro
O
ro
z
Q G7
t, Ll
Ln o
4� (3%
0 0
POcon
C 0 >
r n
d z CO
cin 0 Ul
n� �n
Hz o0
ro O
H Cly H
O
z o
oro
�K
o>
�wr
J Cr1
0
0
0
r
vl
0
n
n
n
C
H
H
z
c
0
H
n
m
b
x
n
lN•i
n
pu
�
t�
ca
tij
n x
m
cn H
co H
En
m to 0
r v
x
H
O
u z
Cn
a
O
r
to Q
H a
to
?C >< t7
o vH
o
o
x
m�
r
z
O
roro"
OOQ
w w
H z
z
H
U)ro
-3
til
tto
x
ad
H>
z
y
b`�
>
d
b
m
Nn
M
H x
b nn
n
3
n
Cn
H
d
H z
o 0
n
l7 l
Hm
PO0
cn
> >
ad
0
to
z
CEJ
H
m
roT�
F0 33
oN
Z
H
tip
6-3z
GJ
k
Kz
z
0r
C
pan
zZ0
n n
a
tii x
n
v
<
cn
H
H tij
y
rt -j
HH
ro
ramH
U)
H
ad
o
m
to
po
r
rr0
n
H
z
o
x
ro
H
O
K
ro
N
O
un
ro
w
O ro
U'
Cd
H
0
co n
O
c[n
£
O
H
H
H
O
n
O
J �]
and
n
ro
O
tr
N
41
w
G
Y
w
J
H
Ln
N
H
N
�
H
Ul
W
�P
m
Y
O W m
m Ol O
m
J W H N Y
W
m N
m
Ul
O
N
O
W
O O %D
J O J
0J
O O O O O
J
Ul
A N
O
Ul
Y
O
O
Ui
U7
Ul
Ul
W
O A Ln
O N
W O W
H O N
ON
00 0 0 0
m
Ul
UI O
H
�,
n
ctn0
rorotoro
n
m
cX
v
H
H
C
C
7d
til > 13L=]
H x1
H
CrJ ad ;a v ao
O
C
t=] H
n
u,
v,
to
r7
CO
zrx
em
zmv
r7nc
n
z0000
t7~nromftd
z
n
w
z
zln
tyn
n
0
n
n
n
H
n
H
H
n
O En ad
O w
O
ti]
H
O
H
H
xt
v
to
ad
H n
MOV
H
H
>
aacnCncnCn
C C C C
Cl)
En
H
�oH
>
W
n
O
ftl
O
n
n
C7
H
ro
H>x
O x
Hxtii
O DI
>t
Hnnnn
O
H
O
P7
H
O�
z
�
H
H
Hro
w
H I i l l
z
Hw
(D
co
cn
ad
>
rbtjl
>
rmz
r
w
>�+
rZEE:
>r
t,m
X
m
a
C
H
O
H
O
a�
cn
fi
cn
>e En
rocT]
m m m mO
wwww
O
tiJ
H
F-'
m
zz
to
3
wni
cnWwm
u
>�
y
>
3
H
r o
z
H H H H
H
O
r
r
z
n
ti1ad
���w
w
�
o"'
u,
U)
13
cn
m
-1 � -1
O
t�
ad w
ro
�
`�`�33
po
>r
H
H
r
H
H H H
H
ro CA
n
n
H
n
rrCr
Cn
ro
m
O
Y
O
N
N
Y
O
N
N
N
N
N N
N N
N Y
O O
m
O
Y Y N Y
O O N O
N
N
!+
O
m
O
til
W
tif,
N
F.
Ul
H
N
ON
m m
m Y
ON
rP
41
In
Ul
w
m
Ul
O .P
N N
tD
H N Ln Y
Ul
w
�D
fi
CD
41
�A
Y
J
N
O
Y
m
U7
O
Y
N
00 t0
Y tD
N N
O O
J
Un
tD N N t0
N O N t0
Y
N
H
N
J
Ul
>
O
J
Y
O
Y
N
O t0
H Y
O
O Y N O
J
J
O
n
W
w
w
w
m
N
W W W W
N
Ul
N
0
H
Y
00
O
m
N
w w
Ul
O O O O
In
m
Ul
t0
tD
lC
�D
F -
O
H
O
O
Y
t0
tD
tD Y
w O
iA
O
lD W t0 t0
N N N N
Y
Y
lA
O
H
0
0
0
0
0
0
00
0 0
0
o O O O
0
0
o
n
0
0
0
0
0
0
cc:)
cc
0
0000
0
0
o
r
J
Ul
J
Ul
J
iA
J
Ul
J
Ul
J
Ul
J J
iP
J J
J
It,
J J J J
Ul Ul Ul Ul
J
Ul
J
Ln
J
�P
H
w
ON
J
to
.s
O
m m
to w
Ul
O O O O
O
Y
to
3
w
W
F✓
w
N
10.
w co
m 0)
0)
m m m m
Ul
J
N
U)
tri
H
Y
H
N
ad ad
n n
N
N N N N
N
W
N
OW
x
til 'rJ
0000
P. p.
Ul
O
W
Ul
O
C
C
Ul
w
W
Y
J
N
N
w
N
C,"
"moi
H H
LzJ tib
ql
N
kD
Ul
.a ID.
Ul Ul Ul Ul
W W W W
41
J
tD
W
W
Ln
O
H
O
O
C-1
07
00
Ln
t7 t"J
J
J J J J
O
tD
n
w
H
z
J
o
O
Y
n n
00
J
Ul Ul Ul Ln
tTJ
w
z z
V Y Y Y
w
00
Ul
O
W
co
YYY
GJ
F.,
a)
0
Ln
000o
C
vi
o
a
0
ro
ad n
Q
1 H
C H
o 'C
CIN
O
& m
ro
ro
ro
ro
ro
ro
roro
roro
ro
rorororo
ro
ro
ro
�
ro
o
3
m
c�
m
m
T
m
m m
m m
ON
ON m m m
rn
m
m
loo
H
m
H
m
Y
m
N
m
Y
m
r✓
m
Y Y
m a
Y Y
m m
Y
m
Y Y Y Y
ON m m ON
N
m
H
m
H
ON
H
b
> z
a H
t:J H
0
0
0
0
0
0
0 0
0 0
0
0 0 0 0
0
0
o
C
n
O
0
O
O
O
O
O O
00
O
0 0 0 0
O
O
O
H
[i]
U-1
O
,�
Q
a
co
,r,
J
,c,
a
a
Ul
,a a
w11 w
.P ,p
N Y
lC
w w w w
J m
w
0
w
w
CrJ
r
0
y Cl)
co
(D
ro
ro
o
Y
O
C
p Y
x H
H
N W IP N Y
00 IP Y W IP W
a J
O 143
3
ftl
%D
H
?nxJH
�"U]OxG1U)
Y
U)
u
\M
m Ul
O
m
H
r
tri til tTJ
LTJ LTJ O£ til O
III
O
tri u
N
ro po U)
z
H
co
H
z
5U)
rz'
E r z z
LTJ O N tri -
H
z
co O
n�
ul >
`^- n
z
0
o
�
1
13ro
IA O N O w wWt�
o
so trl Ul xd
i
0
o
z
3
3
s
3
3
3
3
3
3
3
c
o y
r
x
>
[
to
O
o
0
0
o
z
H
H
t=i
H n
F✓roro�
>> O
z
to
ro
y
N
>
H H
z
O
z
3z
O H
biz
HH
tnNNIPz
H
nz
0.1
G
(n
rorr
O H r
tnt7
H
C7z
L=J u
�m
N
Hroroz
H
x
ton
z H
toH
x7CCCl-+
Z
U)>rG)M
03
!n0
tn>
Oxx
>
?�
a
3
Hn
n
mm>tijn
Hn
HIIj
tTxro
m
n
n
HHRr
u
C:I
r
o
=til
ILIm
tri xwmm
rodm
:4m
H
>z
ro
Nn
toz
H�G]tn
C,
LTJ
H
O
3
>H
Hz
H
o
r r
1[ r
Or
ror
Htom r>r
fn I r
nr
OH
r C
III trJ
010x1
a
Ci m
H"r.I
ro>
o0
oCC
ry o
r
Hn
xJ
O
O
Z O
HO
>
xJOz
H3
Nz
r
ZOtzii
t3Ti
Y
zHz
Z
z
to
ytn
010
1-330T�C7
Cto
wriH
ro
ro
LTJ
>
IC LTJ
oO
10QHm
�'
[O
LTJ�3
x,13
z�
oco
> tri
H
r
3 z
N r
LTJ 10
H
LTJ
to n7 *✓
H
m 'r1
nzrr
to
ro
m
LTJH
C+J
HxJ[
ton
">mz
co :E:
y
x> - t+7
o
CO
z0
n
z H
H
rG)n
r
H ro
>
to �C
r
r
trt7�ql
m�
n:Hm
c
off
m
10 10
n
>
>n
Hr
z
Jt�
nI<zn
Cf) Q
n�
d r
ro N
PO
0
ztn H
o
O
H
nm
H
zz
y
N H
N
1+
W It, N
m
H
IP W
N
N
m l0
m
>
O Ul J
N J �D
m
O
H H
J N IP
Ul
W
m
W
H
m
W
W
J
Ul
1D m N N Ul
W J It, IP m
m
w
Ul
O
m Ul H
O Ul Ul
l0
kD
3
(D rP N
m
O 11D H
N
J
10
W
O
00000
Ul
O
O �o %D
O
C50
4
�D 1P W
J
m O m
m
m
W
W
O
O O O O O
1A
O
O O O
N
H
n
ro
101010
H
ccr
n
3
3
to
crrrr
ro
d
Cron
0
>
LT7 LTJ LTJ
ro
LrJ LT] [
y
H
H
CrJ
Cr] H H H H
x1
[
ty t 7 tr1
y
n
101010
>
Zxl
ao
cn
cn
z
c
znnnn
o
m
zroro
x
n
>
HHH
-11
LTJ
dHz
0nF--1
r
LTJ
n
n
H
O
til
ro
r7mr=ir= m
0zzzz
ro
to
d>>
0HH
ro
xJ ro ro
r
xJ r n
--
ro
O
ro
H
xJ to to to to
to
ro ro xl
LTJ �z
M
10
H
t17 m m m
ro
�
trJ
H
to
R R+ R+
trJ
?C
H
O ro H
LTJ
H
ro
y
LTJ
ro
n
LTJ
Cl)
H
H to to to to
O
C
LTJ
H R1 RI
O
0
(]
333
10
HmU)
E
H
>
z
z
F3 R1 91 R, R,
w
H33
3 H H
LTJ
> 10
O
ro
H
H
G7
T/
LTJ
Ib y H
10
3
Q
n n n
z
Cf)
rvR,
H
ro
x
91
H
z
t=7
xd
rrorororo
m m to m
ro
CO
E-, c)
3
to
m
c
H
I I
CrJ
roi
>
a
ro ro ro ro
H
x
I 1
's to b]
u
ro t?
to
3
H
to
n
O
3
n
3 3 3 3
H H R H
3
H
10
H
>C[
Z'F
ro
n
[
z
n
HHRH
r
Tey
10M
nHH
roH
C
10
H
tntototo
R1
nn
o
xrr
d d
HH
to C
HU)
n
[
10
r
xl
H
n
H
to
xx
rom
w
R H H
trJ
m
10
H
tIl
xi
[
1r1 R1
> F
z z
p��
Ui
to
10
H
m
U)H
[
r
w
10�
O
n
?o0
H N N
H
N H
N
N
NH
N
H 1A N m
H
H
N H
H
RJ
10
Q!
O H H
H H H
O
H
N O
Ul H
N
m
N
m
N
41
O
H
N
m
O W O O
H m H H
H
H
H H
!••'
SL
a A A
a
P
P
C
A
a
a a a A
a
P
p
C7
t)
W Ul (ll
W
Ul W
Ul
Ul
m
(n
Ul
W 10 N I'D
N
W
W W
N
R1
(p
H Ul Ul
T O
H
H
N H
N
H
H
O
H
J
N
N
H N 1;a Ip
N O O 4
J
O
H
H H
N
>
O
Ul
O HHO
n
19, 41 1A
W
N N
W
N
N
W
W.P
1P 1A 1A
W
,A
IA 1A
Ul
0
0 0 0
1A H H
W
H
N H
H W
N
Ul
N
k0
H
�o
H
W
4
l0
W W W W
J J J J
N
Na
W
W
O O
1P 1A
m
O
� o 0
o
H o
o
D
w
m
D
0 0 0 0
0
o
P A
r
H
0 0 0
0
0 0
0
0
0
0
0
o 0 0 0
0
0
0 0
o
n
000
0
0 0
0
0
0
0
0
0000
O
0
0 0
o
r
Ul Ul Ul
H H H
Ul
O
Ul lli
N m
IG
m
IP
(D
UI
UI
Ul
m
1P
m
Ul UI Ul Ul
J J J J
Ul
m
Ul
1P
Ul Ul
Ul Ul
Ul
m
H
3'
U1 IA W
J
�D H
m
m
O
H
w
N N N N
N
w
m W
O
J N N
H
(D 10
>
W
41
m
n
r r r r
tri
N
W W
H
H
H W W
Ul Ul
W
IA
H
Oo
H H R H
O
W
O O
W
W N O
H O �10
m m
N
N
4.0 10
IP W
lD w
N
(31
W
kD
O
N
m
3
CA
n n n n
ro ro ro 10
3
J
m
m m
J J
m m
J
10
m
C
O
H
O J
m
m
H
> .> >>
qty+
7
to
CTJ
ro
HHH H
CrJ LTJ trJ LTJ
H
to (n to UJ
b
�
G)
_
r
Ln
ro
0
ron
o
H
C H
0 �C
m
0
10 10 10
10
10 10
10
ro
10
10
ro
10 10 10 10
ro
10
10 10
10
\
a,-•n
mmm
m
m m
m
m
m
m
m
mmmm
m
m
m m
m
ro
3
10 0
H H H
H
H H
r
H
H
H
H
H H N N
H
H
H H
H
H
> z
mmm
m
m m
m
m
m
m
m
mmmm
m
m
m m
m
t7
n H
coo
O
O O
O
O
O
O
O
O O O O
O
O
00
O
r
C7 H
!]
O O O
H H r-I
O
H
O O
H ri
O
H
O
o
O
0
O
0
O
0
O O O O
0 0 0 0
O
0
O
0
O O
0 0
O
o
H
z
tz]
r
0 0 0
J Ul IA
0
W
00
Y N
0
0
(D
(D
kD
m
w
J
m
�D (D w �D
Ul 11-1 W N
�0
H
ID
0
m m
lD m
m
J
LTJ
[•
U1 0
x
m
:9
N
x
x
r
r
r
x
C
O Zr
rr
n
C7
WG7xz1
zJ
z1
rx
3n
OD
H
IP
(q
l-+ 1-3
O
O r O H
H
n
l-+ r
x K
cn
to py
H z
til [7
N
w0
1:
OOOH
x
O
+O t+7
H
O
o
n7m
cn0
tn>
z
o7
.3
Ol 01 r m O r J In JW O N W no 00 M IA
00
Ui In
O N
z
'O
0
n .a
� n
y
r
cA t=]
co U)m
r
w
a
(n
CrJ
cn
t=]
r IC
PU
N n
K C:r
z o o o
7D
o
po
U)
O�
U H
tt"H
NR+
ro>
o
z
O
�
0 n n n 0 0 n n n n n n n n n 0 >
z
nw
Qz
NGS
NH
ncco
r
C0
n
Qnz
n
lzy
z
C
h7
cn
m000000000000cooH
rororororororororororororororoz
Ht3
d!n Z
zl y
rm
r
x
O
ro
o
ro
m
Cl)
Cl)
X n
x-
�
m
H
m
o
z
co
4
m
cn
0m adz z zmi umzawzozzz o�u
o
o z
H
x
� O
C
z_
m ro
H
H
C17
trJ 7d
ro
>Enn
m
�
aro
z
cn
a�
o
O
z z z z z z z z z z z z z z z ro
d
CTJ
O
c� >
'�J
rrr
co b
b7
c�
H
Cl)
0
H (a
H
H H H
(n
m
"h-1
H
zH
v
H
cn
z
Cil
[z]
r
x
b
C
�t CrI]
3 ro
C
3
H
ro ro ro ro 10 ro ro ro ro ro ro 10ro ro
H
xb
z
n
z
n
ro
n
z z
H
z
c)
rrrrrrrrrrrrrrr
H H
cn co
�v
H
o
H
cn
C
H H H H H H H H H H H H H H H
mmt-Immtommmts m m m
til
co
(D
Q
r
1�
IA
N
N W
OD
H
IP
Y
IP Y
O1 IP
N al
IP N H
IP
J
J
J
O H H O Y N N N IP N Y O
J
r 1p 3
J H
N Ul N W
N
co
m
W
N Ul W O J H IP to .P m 1D CD N J Y w Ol
to
W J O
Ul N
O 1D IP J
1D
N
o7
W
Ol 01 r m O r J In JW O N W no 00 M IA
00
Ui In
O N
�o O O H
W
It,
J
U1
H W O W J r mm 00 1p W O IP m Y N IP
O
O O H
cnnn
roH3
m
caaaa333333Xn
cn
cro b
H C
z o o o
7D
o
H
ro
po
O
M H H H H I -i H H H H H H 1- H H H r
z U] Cn m !A Cn m U] m fn (n Cn Cn Cn [A (n CrJ
[+] xl n
z o n
z H
t7H1-3H
Ill
z
�j
n
0 n n n 0 0 n n n n n n n n n 0 >
r
t71TJ
r
C0
til 3
z tiJ
d HHH
z z z
cq
lzy
z
C
h7
C
zl
m000000000000cooH
rororororororororororororororoz
H
d!n Z
zl y
z
-10000
C
�
3
lTJ
H [ 7 t=] ti] Lz7 Crl [I] ti] C ] ti7 tl] L17 tTJ D7 C+7 Ci] G]
H C
H
O
4
m
cn
0m adz z zmi umzawzozzz o�u
o
o z
n
Hcnmcn
n
z_
H>b�p>>p>>p>>>>> n
r
H
trJ 7d
>CCCa
t. -4b 10 ro
m
H
Cn
yHHHl3HHHHHHHHHHHC
r H F -I H H H H H H FI " H FAH H F i ro
cn
3
r
tri
ro
O
z z z z z z z z z z z z z z z ro
R,
[7
c� >
'�J
rrr
z
c�
c�c�c�czc�c�c�c�c�c�c�c�c�nc�r
c�
H
H H H
(n
m
"h-1
H
Cn
ti
m t 7 m
cncncn
H
m
Cil
[z]
[TJ
H
cn cn m to rn to Cn m m cn m m Cn cn D7
CCCCCCCCCCCCCCCcn
b
C
r
3 ro
C
3
H
ro ro ro ro 10 ro ro ro ro ro ro 10ro ro
H
7J
M
n
z
ro ro ro ro ro ro ro ro ro ro ro ro ro ro ro
ro
r�
z z
H
z
c)
rrrrrrrrrrrrrrr
H H
cn co
H
o
H
cn
H H H H H H H H H H H H H H H
mmt-Immtommmts m m m
til
co
z
o
cncncn(ncncncnmcnmcncnmcncn
H
N N
N N N
4
r
O1
r
N N N N N N N N N N N N N N N N
r
N qj
r N
Y Ol
N N N
Ul Ul Ul
J
lD
O
r
O
to
O
Y
N N N N N N N N N N N Y N N N H
IA m U1 UI W 0 Ul In Ul 0 U1 H U1 Ul Ul H
O
H
r
W
IP IP
IP IL1 .{1
IP
IP
IP
IP
IP IP IP IP .P IP IA IP IP IP IA. IP IP rP � IP
IP
IP
Ul U1
Ul U1 Ul
10
Y
10
a%
Ol Ul UlIn In U1 Ul Ul Ul N 1,71 Ul Ul Ul Ul Ul
W
Ul Y
O N
N N N
000
N
O
IP
UI
Ul
O
H N N N N N N N N N N Ul NN N Ul
O O O 00O O O O O O O O O O O
r
N
In
O f1
Y N
r r Y
Y
O
IP
Y
N Y Y Y Y H H r H H H Y r H H
W N
N N N
W
W
U1
W
N N N N N N N N N N N N N N N N
N
n
W Q
H N
1p Y
H H H
H H Y
O
N
r
W
W
O
U1
Ol
H H H H H H H r r H Y Y Y Y Y r
lD 1D 1D lD to 1D 1D to to to l0 1D to l0 1D
IP
O
O O
H Y r
In
O
Y
O
H
1D w 1D to 1D 7D to 1D I'D 1D w to 10 1D �D O
H
O
rP
O H
0 0
0 0 0
0
0
0
0
0 0 0 0 0 0 0 0 O o 0 0 0 0 0 0
0
o n
o O
0 0 0
0
0
0
0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0
0 r
J J
J J a
J
J
J
a
J J J J a J J J J J J J J a J J
J
J >
Ul A
Ol 1D
Ul Ul Ul
IP IP IP
IP
00
IP
J
I$a
J
Ul
Ul
0 U1 Ul U1 0 Ul 0 UI M Ul Ul Ul Ul Ul o IP
W W W W W N N N N N N N N N N m
U1
Ln
Ul H
r �,
J lD
c0 J m
J
Ul
O
IP
IP W N H O to m J T m IP W N H O N
Y
r
til Y
Ui Ul Ul
C
H
W
W
A W W W W W W W W W W W W W UI W
Q N
\D
J a J
N N N
O
c
O
Ul
A
U1
W
0)
O W W W W W W W P W W W W W O W
to Ul Ul
P
D �H
J
W m m
n
m
Ul IP w'� IP IP IP IP IP IP ,P IP W Ul
to N N O to m m J J 0\ Ol m Ul IP IP Ul
Ul
o
O G
O Q
C.I co
IP N H
IP H J
m
h]
O
O
m 01 O O J Ol W N O m W O J 1D Ol IP
H Ol J Oo IP H Ui N Ol IP N O N W Y
IP
N
O H
O n
zJ
N
D
00
to
J
N
OD
ro
0
x
ro ro
rororo
ro
ro
ro
ro
roroIli rororororororororororororo
ro
ro
m m
rnmm
m
m
rn
m
malmmrnmrnmmmrnrno,mmm
m
ro
m
H H
Ol Ol
N N N
Ol m Ol
H
01
Y
Ol
H
T
Y
Ol
r H H H H r Y r Y Y H r Y Y H Y
Ol O1 a> 07 D, 0\ Ol Ol 01 Ol 41 C1 Ol 07 Cl D,
r
O\
r H
a%
O O
000
O
O
O
O
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
O
O r
O O
O O
0 0 0
0 0 0
O
O
O
O
O
O
O
O
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0
O
O H
O z
CD W
01 Ul
OD W 0o
N IP W
07
H
00
O
J
1D
J
co
m W N H 0 lD co J UI Ol Ul IP W N a IP
m
r
Ul [sj
to
(D
Q
r
1�
IA
7C
x
C-4
CA
C4
x
x
x
x
x
Q
0
Q
C
0>
riJ
c�
o
O
o
H r
M
Ezz
ro
o
r
m
z
m
tiz
H n
\m
Nrz
n>
0 z
tlx
m Z
-
x
co co
z :E co
Hz
zC
>
nnzl
C3
xlzm
m
0
N
YOZ
(f)co
zH
rom
z
r
HH0
mtSJ
>G
>til
HHLTI
m
N
m0
u y
H Ct7
HZ
O
3Z
C
mmm
HHC
C
\
T�
(-I
\n
mKlm`G
zl\
z
14
zl
\
rH
n K
mm\
HH\
tTJ
b
C
zJ
Nn
;vx1H
m0 R,
>E
nH
K\
o
co
O
rrC4
>z
3m
ro
rn n
n
nnH
z z Q
0at.,
H
z
K
ro
Hz
ro�
o0
o
N
zm
(nHH0
HC
C
CiJz
LT1
m
z
mm3
mm
til c:
r
d z1
z
0
O
nnzl
w
O
h7
z
H3
H
H
H \ �a
H
a>
ro
n
O O
Kl >
H q
n n K
C C H
z
H
O
m
x m b7 �pl
>
O
z z
>-3
H
mm
;P>>
C
0
>
z
o
HOC
>1-1W
3
n
C
hJ
m
ro
mm
�O -+
30
H
CC
rr
mm
mm
LT]
C4
C
mro
•. >
C O H z
'=l
[TJ
m
z
O
LTJ LTJ
>
n
41 K
inn
°
K
xrH
r7 r7
m
z
o.to
H
H
H r
o
o`'
z
JLTJ
o�Z b
no z
ro
n
tri
N
w
Y
N m
W
Y
N
N
m
iA
,b
N Ul w
m
N
N
iA
W N
kDm
Y �D
J m
m J
m
W
J
3
lD �A N
J
O
m
N
O Y m
Ul
Y �A m
N J
O ltA Ul
w
O
m
0
Ul Ul O
O
O
41
Ul
O m Y
O
w m H
O W m
O m H
W
O
�A
O O O
O
O
m
%D
o w J
O
Y Ul m
n
O w Y
O m N
m
O
J
H
ro
ro ro ro
ro
ro
3
C co ro
ro
C 3 3
C m ro
c m ro
ro
ro
rozlz,
x
ro
H
H
t�>PO
to
m 0 0
to>m
m
to
x
n
000
o
O
m
co
zr0
ro
zHH
zr0
zr0
m
o
ro
n
roIII ro
ro
ro
n
n
0mG)
omzl
>
H
u0O
0z m
t7toQ
OmzJ
0 m Q
Omro
x
ro
H
K
m m (n
m
m
O
.0
m >
;o
m
�d >
m
m
i0 m ,'iJ
J
,b
H
LTJ
H 3
'1J'Tl
H 3
H
m
x7
H
co
CCC
C
C
x
'U
Hy
lz
HCC
HY
H>
C
O
0
tTl
z1
>
H
0x>
H n
3
Ott m
HCC
O
H n
0x>
H n
o
3
z
>
ti
(D
z!
> ro H
H
m m
p ro H
> ro H
3
LL
C r r
n
n
Ct]
C> +
n
r
C +
r> H
trJ
m
LT]
G
m tri LTJ
C
C
X
R
K C
K C
K C
x
C
~
G) a Q
m
co
ro
>
n
ro
(D
>>
Cr
H
O
H
O
tTJ
z
3
H
bJ H
CK
C17
b7 H
CK
w H
rK
y
C
ro
C
O
0
d
m
n
LTJ
C
M
LTJ
>
H
zl ro
by Itj Ky
H
H
LTJ
'iJ
'Tl
Tl
H
h7
0
tr] LTJ til
>
>
cn
t=J
r
tri
hJ
H
m
ro by
m m LTJ
mmm
r
\
r
C
to
LTJ
m
t7
H
m
m
trl
m
O
z
f
.b F�
m
H
w
\Y
ro m
ro
N N N
m
H
H
N
N N
m
H Y
N N
N N
m
m
N
H Y Y
UI
O
O
N
N N
O
O O
N N
N N
O
Ul
N
5
'C
W W W
Y
H
Y
m
m m
N
Y H
m m
m m
�D
H
m
�i
t7
S11
iT
o?
NW
.A
A:A
N W
N W
rA
�P
at,
m m m
�D
H
m
lJ1
O A
�D
N N
O .A
O A
1D
lD
Ul
St
(D
Ul Ul Ln
m m m
0
H
kD
lD
Ul
o
N
Y %D
m
N N
O O
m J
H 1D
m J
Y w
J
Ul
O
H
Y
N
>
w w w
O
O
H
N
O N
O
Y Y
O N
O N
O
O
J
n
W W W
w
W
iA
N
'A
N N
N
W
N
O
O O O
Y
H
w
N
O
Y H
Ul
H
H
a
z
19, rA iA
O O O
H
O
Y
0
ID
�D
%D
lD
Y
O
N N
O O
N
O
H
0
iA
m
H
coo
0
0
0
0
CC)
0
Co
Co
00
0
0
0
n
coo
0
0
0
0
00
0
Co
CC
0 0
0
0
0
C
J J J
J
J
J
J
J J
J
J J
J J
J J
J
J
J
>
Ul Ul m
H o o
m
m
Ul
m
'A
J
UI
o
14 A
m m
Ul
'A
41 iA
m m
.A It,
J J
1A
m m
iA
m
J
Ul
o
H
3
O �D CD
ON
m
w
J J
Ul
O O
W W
Ul Ul
N
IA
Y
Y H Ul
m
m
w
lA
xJ '�
Y
Y Y
;p ,"d
'.d ,d
N
m
m
H
kD�D 0
O
o
m
N
F'
z
O O W
O O O
3
3
m
m
(D
'TJ ITl
1D
Y Y
CO m
'Tl 'z7
LTJ n7
C
J
J
Ul
J
<
0
O O J
C4
Ca
J
W
'fes
4
z
W
m
J
H
o O
�Dm
z
z
Cl
0)
CJ tj
CJ t7
q tJ
Y
O
z
n
Ul ID
O
Y
G]
r
LD
0
ro
ron
0
�
H
C H
o K
m
0
til
� 'Tl
rororo
ro
ro
ro
ro
row
ro
roro
roro
roro
ro
ro
ro
\
ro
o
3
m m m
m
m
m
m
m m
m
m m
m m
m m
m
m
m
H
ro 0
> z
Y Y Y
m m m
H
m
Y
m
H
m
H
m
Y H
ON m
Y
m
H Y
m m
H H
m m
H Y
m m
Y
m
Y
m
H
m
C7
O H
[:l H
0 0 0
O
O
O
O
Co
O
00
O O
00
O
O
O
r
n
coo
O
O
O
O
00
O
00
O O
Ca
O
O
O
H
LTJ
coo
0
0
O
0
0 0
0
0 0
00
0 0
0
0
0
z
C
cn vl m
m J 0
in
m
vl
Ul
U1
It,
(n
W
Ut (n
N H
Ul
O
,A .a
�D m
41 A
J m
An
Ln A
wl-
w
A
N
a
H
lTJ
C
W O
GJ
by
ny
m
t�J
m
t7
d
ty
n
0w
n
n
C
o
���
cd
n �
ror
IJj3
K
x
zz
mz
tyz
�cnn
n
U)
NK
� r
>t�
r
�Hd
H�
��
x
x
triz
t,roz
Hm
zxv
rC
O
>
U) 0w
nay
� m
HH
tym
m
H
o
HHS
xz
Nn
m
n
r
Hco
a0
z
\x
xm
�
�
ty
zzt1i
zz�y
>
�
o0
M
x
>b a
O
r£
t��
NH
c
11
n
n
Nx
t7
m
nn
H
H
:9x
0
rd
Nw
H .ro
0
m
lo>
C:l<
O
C,"
d
r r
H H
O
m
w
ro
m m
�oO
-+
H
H
3
> b
�oz
z
0
x
y
m
m ro
r
H
m
o
m m
O H
aD ro
>
n H
wn
Y
co
z
H
z
mm
Z
oO
z
G1
H z
�,r
SUN
H
x7>
o>
z
C
l�j
H
m H
ro
O
Ci
LTJ
N H
H
zr
n
�
n
HH
ro
H
r
nn
°
ty
czi
ro
>
c
ao
0
w
H
H
N N
r
H
N
N w N
m
W w
m
m
0
a Ul H
H
Ul
N
a m 0
O
w N m
m
N
0
.0 N J N H
N
OD J
O
J
J
N
W 10 OD
O
J w J
Vl
w
10.
N w J Ul m
J
O Ul rP
O
0
Ul
m
m
.P U7 �D
O
%D a m
m
O
W
OD iP <D iA O
O
O !-' O
N
W
O
Ul O Ul
O
Ul H m
n
J
N
O
Ul O Ul Ul Ul
O
O N O
H
H
00
c3[z1G7 W
n
cram
G7
>
ro
x
z nb
x
z n n
ro
N
ro
tz]
w
M H CEJ M M
z L1y tl m
r
m
th
z0r
z
n
n
v
H
riy
unr
unn
z+
z
tynzadx
tom
0
H
n
x
o r
o
o
ro
0
N
0 m En
'3
x
x
H
m
x0
ro H
m
X00
ro ro
c
m
>
14
zH
>
z
3 H
m
H
m
R
10
H m O
c
H m m
x
w
>
H >C
O T/
a
H >
Ct7
z
n
X
C
H
O xl 0
H T� r
C
N
O m .d
H> >by
01
z
n
H
Cl)
H n"
3
H
ro
> H m
ro
> H H
H
x
> C
C
> H ro
bd
3
m
A
n
rN
rHH
m
ray
ro
rc>
ci
z
czi
z
0 n
H
n
H
y
H
H
H
VI
`��
moo
mm
r
:
ro0
H
roH
roro
tri
xm
r
roro
roro
r
r•
d
fr{ttrj
HH
LTJ
m
>�
U H
coM
to
Q
m
q
ro
m
m
N
H H
H
H H
m
N
m
m m m m
H
N N
N
hj
W
'•G
O
O
N
O O
O
O O
O
H
O
O O O O
O
N N
N
lD
�0
m
H H
H
H H
lD
10
Ul
w w
N
W W
�o
ko ko W ko
m
R+
(D
H
N
H H
J
Ul
a
a a a J
Ul Ui Ul
w
w
J 00
Ul
Ul
lG
Ul
O
N
N
N H
J O
O
H
N N
O O
Ul
r7>
H
w
Ul
O
Ul
0000
O
N O
H
n
,A
W
Ul
N N
Ul
N N
U7
m
N
N N N N
N
m
0
O
w
00
H iP
co
H H
w
Ul
Ul
N Ul Ul Ul
H
m.
H
W
O
w H
O
ko w
O
H
N
P N N N
H
o
O
H
H
0
o
Y
ko o
H
to �o
H
H
o
0 o o 0
0
0
0
cc
0
cc
0
0
0
0000
0
0 o
o
n
0
0
0
00
0
00
O
o
0
0000
0
0 o
o
C
�A
iA
Ul
Ul Ul
Ul Ul
Ul
iP
A.- A
Ul
P
H
m
Ul
O
P P
a
Ul m
A.
A
m
Ul Ul Ul Ul
co
m m
Y
H
W
N
w
\D
m Ul
O
co
W
a m Ul &
W
m m
J
Y
H H
N
0. &
H
CO
H
N N N N
H
`!L1
'(S1 xl
H
\
H
z
O\
,�
O O
a
Ul Ul
O
\
m
A A 0.
w w 0
tTJ C27
C
CYN
Ul
w w
N N
w
O
to Ul
H H
Y
14
H
w
m
At.
H 0 H 10
z
N
O
'P.
O
W W
N N
H
C d
F"'
07
z
N
m J
> H
Cn+y
N
�
H
a
'
H
w
�
C'
_
Ul
ro
0
xn
O
zr=
H
C H
o K
m
O
ro
ro
ro
roro
ro
roro
ro
ro
ro
rorororo
ro
roro
ro
\
o
3
m
m
m
m m
m
m m
m
m
m
m m m m
m
m m
m
ro
H
ro 0
z
H
Y
H
H H
H
H H
H
Y
H
H H Y H
H
m
H H
m m
Y
m
C7
•>
G7 H
m
m
m
m m
m
m m
m
m
m
m m m m
ttl H
0
0
0
00
0
0 0
0
0
0
0 0 0 0
0
00
c
C
n
t=J
O
O
O
00
O
00
O
O
O
0000
O
0
00
00
O
o
H
z
r
0
0
0
0 0
0
00
0
w
0
w
0
w
0 0 0 0
N N N N
N
N N
N
tTJ
r
Ali
0
w
�o
w
O
W W
m a
W
Ul
w W
& w
N
H
0
00 %D J m
Ul
& w
N
N 0
C) n m m m w w v b > y c o y
m m O r m > x ro n m Yn
r mt7 rocas mtil 0 z z to R, > m nn m tyz \m
r 7�> H m x x 0 z z r 3 n xC and N
C mza z 10 10 1-1 m t7ty Y �;o �a 3 m0 my
r H >n OOw n m L] zJ xb H nSb \n
y m r0 m x ro 7C a n zl Nn
m wr-3 as ninz x r mLA x Hz o0
N H 3 0 Z \ O x z m m m H x N
O d .n 13 to n n n :9 U) to H >r r Hm y
O Q> > m til z ro ro H 1Tl n m m 0 m
o mm 3H rr�rl z 0 P14 z o
C) nH xd nn Ro H co
O rom n0 r H > H:0 •. y
ro mz z m > m 0n o>
m N \ cox m > rn
nz
n H m xy H H
r m m H n t7
m czi z
H y
,b
Y 00 N Nm W W lA H Ul J W N ,b
N Ul 1P Y H N Ul w Y m Y W N O O Ul N N iA m w J m
Ln N ID ] W W w Ul O P Ul "D N N Ul W m H N W In ko co H iA m 0�",
lA O O W lA m O O O J N lD O O 1D IP Un N O N "D .P w H O0 N 7.
J H m N N m m O O .A m Ul O O Ul Ul O Y N Y m O H W Ul W H
C13HHHH :E ro Cow Cn:4w H 3 C Hro Cxzl b
mmmmmm m mH>1 moHm ro H mzoz m m mmm n
z r r r r r m O z x r z z m m > m z H E 0 ro ro z z z n
ti m m m m m H al r)mm u n n m c n t7mmftl b > t7yH o
OroIT) rororo \ Oxcn Om m 00rr H H 0>> z
xxxxxx m m m xcoH r 10 mlz m m zl zlrr
00000 v n 1 cn> m roc H m
1-3zzzzz m C Hxy 1-3H>4 m O H m R fr Hxx n
Ommmmm H O>X OOT x h7 Ozlz 000 z �r
y Hro H z ro m -3mH 1 3 3 HCC > N
> x >G7Ili y r m m >z> H H >mm 3 a
r m n rm> rn7m z m rHrr n n rmm m r-
0
0 m 1C O m H > y H
Q
coo 1-1 to u m z r X >e
m H O r > d 3 3 ro ro O
ro �m r k n n zz 0
x H x C zl x a mm > H
H z H y H m m um
n m n o c
ro
N N N m m H Y N N N N H m m 'TJ SD
0 0 0 0 0 N m N N N O O O O N N N N O 0 0
H H H H N lP H m m m �O 1D H H m m m m Y N N ¢1
lA 1P lA 1P .A lA .A w N
W 1D W N kD Ul W .P O Ul lD lD Y N U7 Ul Ul Ul w lD ko 2+ (D
H `P H N C N N 1D CD H J J w rA H Y H H H .A 'A
Y 1P H O 'DC. O lD Y N Ul UI lC O N N N N m 1D to ZY
O O Ul H O N H �D O J O O O H N N N N O 00 n
n
W WW W W Ln W N N N W W �P w'� W rP �A lA .A 0
N N N N N W O Ul Ul UI W Y H Y H O O W W c
HY Y H Y Y N �A .A N H I'O J J H .A .P m 00 z
0 0 0 0 0 N Ul Y 0 0 O 1�0 O Y Y •P 1p Y H H
0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 o O o o n
0 0 0 0 0 0 O 00 0 0 0 0 o O o o 0 0 00 r
J J J J) J J J J J J J J J J J J J J J J >
,P lA rP lA .A lA Ul lA 1P lA iA AA iA lA IN rP rP Ln 1P Ul Ul H
J J J J) J Y m m J m Ul w Go co m 0o O W W W x
N N N N N J CD 1D `,0 m O w J Ul W 00 00 O lA 00 J
Y Y H H Y W w w w H lA m m m 00 iP Y Y H
\\\\\ J Ul m m Y 1D lD N N N m O Ul Ul
H Y H H W H 'TJ 1Tl Ul w lD \ O w kD w N Ul N W
m m m m m W 01 W co H J N O O
'J'� Cl 1P lD H Ul 1P eP lA lA N H
co A1;1 D� m
J co w 00
D I'D
JJJ Gi
- r
Ul
rP
O
ro x+ n
O 1 H
� C H
o •C
m
O
rororororo ro ro roro rororo ro ro rororo ro ro roro \ o
ro 3
m m m m m m m m m m o rn m m m m m m m m m % z
Y H Y H H H H Y Y H H Y H Y HH H H H Y H H
mmmmm m m mm mmm m m mmm m m mm C7 GSH
m H
0 0 0 0 0 0 0 cc 000 0 0 0 0 0 0 0 0 0 0r n
O O O O O O OC O 0 0 0 O O 00 O O O 00 H m
00000 O O O O 000 O O O O O O O co z r
N N H Y Y H Y Y Y Y H H O O 0 0 0 O O O O m r
H 0 to co J m Ul It, w N H 0 w W J m Ul 1? W Y N H 0
�a
�o
0
t)
(D
H n
ro
Cf)
CI Cr H
H
1 �7
Fl
N
In
N
fT
L(1
Cd r*
Ul
N
I C.(
tt]
b
UJ
N n
q O
SU rj
O
I I
O
(D
0
'Vj
q
I H
C:
N
N
`.3 n
(D rt
N
I CJ
b
(D
n
to
n r.
O
N
i
rt
P.
o
m ro
K
m
n•.
H
CJ
o
r
0
mb
H
o
H r.
(~l
Ul
I
I y
Ln
o
H C"
CT]
N
m
n
ro
ro
o
I �
o
n
W o
n
x
n
x
r{
(D
�
r{
I
I
I
O
�
I
H
U1
N
n
�
mro
x
H
(n
r
o r•
m (D
C C
(n o
n
11,s
jy
o 0
off
�(nn
V H
C H
o K
rn
O
ro
0
3
no
oz
C y
�dn
ro ftl
�r
�r
mo
BRE PROGRAM AND REQUEST FOR DIRECTION
January 28, 2002
by 011ie Koropchak, Economic Development Director
In 2001, the IDC revised and initiated a new Industrial Business Retention and Expansion (BRE)
Program. The purpose is "retain industrial business." The BRE Plan, as written, is as follows:
Members of the Monticello Industrial Development Committee (IDC) working in
cooperation with the Director of Economic Development will meet with the industrial
business leaders of Monticello. The meeting known as Business Retention and
Expansion Visits must instill a sense of value to the business. As a public relations visit,
it is an opportunity for an exchange of information between the industrial business and
the community. The business will be briefed on current community activities, be
provided a package of resource information, and be asked to suggest ways the community
and the city can better serve the needs of their business and employees. The goal is to
visit at least two industries per month. The suggested length of time for visit is
approximately one-half hour. Information gathered will be reported at the following
monthly IDC meeting and forwarded to the City Council.
IDC Chair Dick Van Allen and myself made our first visit on January 9, 2002, to Rainbow
Enterprises, Inc. Attached is a summary of our visit and a letter dated January 23, 2002, to
Rainbow outlining the follow-through to their questions or concerns.
The IDC requests - the City Council direct the City Engineer Consultant or Public Works
Director to look into the safety/hazard concern identified at the intersection of East
Chelsea/Cedar and Highway 25, Item #2. Secondly, perhaps the Council should re -affirm
staffs direction to City Engineer Consultant Bret Weiss to advise Rainbow of building
expansion options given the on-site drainage pond located to the north of their building,
Item #5.
The IDC welcomes any questions or comments relative to the BRE Program.
BRE VISIT
SCHEDULE AND WRITTEN SUMMARY FORM
IDC MEMBER. INDUSTRY
Name Van Allen/Koroochak Name Rainbow Enterprises, Inc.
Phone Primary Contact Bill Harris and Keith
Dullin2er, Owners
FAX Phone 763-295-1110
E -Mail E -Mail billh crrainbowmachininer.com
Mailing Address Location 108 Chelsea Road
Web site www.rainbowmachininL.com
FAX 763-295-5700
Date of Visit January 9, 2002 Time of Visit Scheduled 2:00 n.m.
Commenced 2:15 p.m. Ended 3:05 P.M.
Summary of Visit:
1. Suggested two-way web site linkage between Rainbow and City web -sites for purpose of
hiring. This would provide potential new employment with a resource for information about the
City.
2. Suggested identifying turn lanes on East Chelsea Road at Highway 25. Safety factor during
high traffic volumes.
3. Suggested and would like to share resources with local like -size companies for the following:
A. Health care co-op in order to offer alternate health care plans to employees.
B. Administrate 401K Plan.
C. Payroll Service.
D. Computer Networking,
E. Human Resource.
4. Power out -age. Whether an electric pole is hit on Highway 25 or east end of town, Rainbow
experiences a power out -age unlike Remmele which may have two-way power into building. Is
two-way power service available through Xcel Energy?
5. Company plans to expand internally through the purchase of high tech machinery within the
year. For future expansion, what options does Rainbow have to expand building with the on-site
drainage pond to the front?
Things to do - Drop off copies of Community Guides and new industrial marketing brochures.
Things to add on community development map - Highway 25 upgrade to 4 lanes between Monti
and Buffalo (2007) and vacant industrial buildings (status and why vacated.)
As a first time BRE visit, the exchange of information went very well. The company owners had
good questions, excellent suggestions, and expressed gratitude for coming. The company did not
experience a slow down during the recent recession.
Submitted by Koropchak.
�14
Ar
ANI
MONTICELLO
Mr. Bill Harris and Mr. Keith Dullinger
Rainbow Enterprises
108 Chelsea Road
Monticello, MN 55362
Re: BRE Visit Follow-up.
Dear Bill and Keith:
January 23, 2002
Thank you for taking the time to visit with Industrial Development Committee (IDC) Chair Dick
Van Allen and myself on January 9, 2002. The purpose of our visit is simply "to retain the local
industrial business" through the exchange of information between the industrial business and the
community.
Attached is a written summary of the visit with Rainbow Enterprises. The summary was
reviewed by the IDC on January 17 and the following suggestions instituted. The summary and
suggested follow-up will be forwarded to the City Council on January 28, 2002.
Follow-up:
1. A two-way web site linkage between Rainbow (manufacturers) and the City web sites has
been implemented. This to provide potential new employment with a resource for
information about the City. We expect the City's new web -site to be on-line about
February 1. www.ci.monticello.mn.us
2. The Citv Council will be asked to direct the Citv Engineer Consultant or Public Works
Director to look into the safety/hazard concern identified at the intersection of East
Chelsea/Cedar and Highway 25.
3. The IDC members agreed the IDC should not be directly involved in human resource
services of the industries. However, upon future visits to other local industries. the IDC
representatives will communicate Rainbow's interest to share common human resource
Monticello City Hall, 505 Walnut Street, Suite 1, Monticello, MN 55362-8831 - (763) 295-2711 - Fax: (763) 295-4404
Office of Public Works, 909 Golf Course Rd., Monticello, MN 55362 - (763) 295-3170 - Fax: (763) 271-3272
Mr. Harris and Mr. Dullinger
January 23, 2002
services. The IDC also suggested through use of the Directory of Monticello
Manufacturers, perhaps Rainbow may wish to initiate contacting local like -size
businesses.
4. Xcel Energy has been contacted relative to questions of power outage and the potential
for two-way power into the Rainbow facility. Xcel Energy Representative Darrin Lahr
will contact you directly.
5. City Engineer Consultant Bret Weiss, WSB, Inc., was authorized by staff to advise
Rainbow of building expansion options given the on-site drainage pond located north of
the building.
Lastly, enclosed are copies of the Monticello Community Guide and the updated "Monticello -
We're Open for Business" marketing brochure.
A follow-through plan is in-place to assure Rainbow has received a response or follow-through
to your questions. Again, thank you for your time. Should you have further questions or
comments; please contact meat 763-271-3208 or ollie.koropchak ct' ci.monticello.xrl.n.us
Sincerely,
CITY OF MONTICELLO
011ie Koropchak
Director of Economic Development
Enclosures
c: City Council
File
2
MONTICELLO
January 16, 2002
To: Developers, Builders, and Individuals Considering Residential
Construction in the City of Monticello, Minnesota.
From: Fred Patch, Building Official / Zoning Administrator -7
Subject: January 14, 2002 City Council Directed Moratorium on Single
Familv Residential Construction Not Meeting the Proposed
Amendments for Single Family Districts.
On January 14, 2002, the Monticello City Council declared a sixty (60) day moratorium on
single family residential construction not meeting proposed amendments to the Single Family
Zoning Districts. Those amendments may change required minii-num lot sizes, building setbacks
and various residential performance standards. A copy of the staff report presented to the
Planning Commission at the first public hearing on January 8. 2002 is attached. That staff report
aptly describes the reasoning behind the proposed changes. The public hearing has been
continued to the Planning Commission Meeting of Tuesday. February 5. 2002 at 7:00 p.m..
Some of the proposed amendments will apply only to neNv single family residential subdivision
development. Proposed char-aes to minimum lot sizes and lot widths will apply only to new.
subdivision development.
The proposed residential performance standards will apply to both new subdivision development
and to existin<u lots in existing) subdivisions. For existing lots of record. the effect of the
moratorium is to deter any new residential construction that does not meet the proposed
residential performance standards. While applications for single family construction not meeting
the new residential performance standards may be received by the City. no permits for those
applications will be issued until expiration of the moratorium. li'dunng the moratorium the
proposed single family zoning district amendments are adopted. then those applications not
meeting the new standards will be returned to the applicants for revision to meet the new
standards.
Monticello City Hall, 505 Walnut Street, Suite 1, Monticello, MN 55362-8831 • (763) 295-2711 • Fax: (763) 295-4404
Office of Public Works, 909 Golf Course Rd., Monticello, MN 55362 • (763) 295-3170 • Fax: (763) 271-3272
Planning Commission Agenda - 01/08/0'
6. Public Hearing: Consideration of a request to amend the Sinale Familv Zoning
Districts by changing lot sizes, setbacks, and Performance standards. Applicant:
Citv of Monticello. (NAC) - -
REFERENCE AND BACKGROUND:
The City has been experiencing a significant amount of residential development over the
past few years, including a record number of single family plats. One of the objectives of
the Comprehensive Plan is to provide for an opportunity for current and newresidents to
find "step-up" housing within the City, as a part of a full range of housing styles and
prices. The bulk of the recent development has consisted of.. entrv-level"' housing,
although the price of "entry-level" has risen dramatically.
The Comprehensive Plan envisioned that while the bulk of the housing demand in
Monticello would initially be in the affordable market, higher amenity, sites would lead to
more expensive housing due to both development cost and market opportunity'. This
objective has gone largely unfulfilled, as even wooded properties and hillside --view"
properties have seen some relatively uninspired housing construction. Some projects.
promoted by their developers as step up housing on prime sites. have evolved from step-
up to entry level projects by permitting small houses and almost no amenities. The
concern that this raises for the City is that as the market matures and more expensive
housing becomes financially feasible for larger developments. the prime sites for such
housing will have already been consumed by earlier, lower cost projects.
At staff level, this discussion has led to a set of sometimes competing objectives. The
City's infrastructure bonding requires some level of growth, and the industrial
development efforts suaaest that restricting affordable housing growth would interfere
with the ability to attract a competitive labor supply to the communitv. However, doin17
nothing with the zoninyg allowances in the single family district areas tivould appear to
accommodate the uninterrupted consumption of prime residential land by affordable
housing options, to the detriment of the City's housing goals of providing for a fill range
of housing choice, including upper end neighborhoods.
Staff s proposed solution to this issue is a tiered approach to sin-gle family zoning,
including the creation of two new single family districts and modifications to the current
R-1 District. Through a combination of standards relating to subdivision design. housing
construction and design, and selective zoning district application. it is believed that the
City will be able to accomplish each of its housing goals. This task is accompanied by
the concurrent update to the Comprehensive Plan and the future land use plan. As shown
in the accompanying draft exhibits. the City will expect to apply each of its new districts
in a manner that will:
1. Preserve high -amenity sites for more valuable housing, at the time that the
market decides that such housing is ripe for development (sooner or later).
2. Maintain the Citv's interest in accommodating affordable housinC7
opportunities for new development.
3. Provide for redevelopment in the original plat areas and other older
�tt subdlvlsions.
�F. Ensure thai nevv iioiiJiii= izv11 L11eI •ailordablL or more expensl.-e) is
designed to be architecturally attractive and a size that encourages long-
term neighborhood stability and value.
Planning Commission Agenda — 01/08/02
An integral part of this zoning amendment would be the addition of design and
architectural standards for housing developed in this district. While most to`vnhouse
projects would require Planned Unit Development review due to the base loCcommon
property arrangement. a small -lot single family- subdivision could be developed without
PUD on public streets. A part of this concept would permit traditional neighborhood
design with some significant departures from the City's typical setback requirements.
The R -2A District is intended to transfer development cost in the affordable range from
lot development to building construction, since staff has found that "affordable"
subdivisions of small houses on larger lots have not led to additions and upgrades in
those areas.
Examples of building and architectural standards would be minimum levels of brick
and/or stone, size requirements that ensure larger homes on the small lots, limits on
garage front exposure, and enhanced landscaping requirements for both individual lots
and developments in general.
General Standards. The following table provides a comparative view of the zoning -
related standards for each of the districts:
* Average standards will also incorporate minimum quantities and standards
The R-lA District will also have additional requirements for specific architectural details.
including the following:
• Minimum facade material coverage of at least 20°% brick or stone, or 101//0 with all
stucco (instead of lap siding').
• No more than 40% of the facade of any structure may be comprised of eara``e
door. r
•
No garage portion of any structure may be more than fire feet closer to the street
than the principal residential portion.
Nflnimum foundation size for 1.=100 square feet. in addition to the finished space
requirement_ to avoid small. totallv finished houses that marginally meet the other
rpniiirpn��ntc
In addition to the zoning standards. there will be subdivision review standards that will
R -1A
R-1
R -2A
Lot area
16.000 s.f. ave.*
12.000 sf
7.00 s.f. avg.'`
Lot
90 feet, avg. 4
80 feet
45 feet, ruin r
width
House
2.000 s.f.
1.200 s.f.
1,200 s.f. finished
size
finished
finished
Garage
700 s.f.
450 s.f.
450 s.f.
size
Roof
6/12
/12
5;' 12'
pitch
Front
3 5 feet, avg. *
30 feet. avg. *
10 feet. ruin.
setback
Side
6 ft. (garage) &
6ft. (garage) &
6 ft. both sides
setback
1; ft.
15 ft.
Rear
30 feet usable
30 feet usable
10 feet. min.
setback
* Average standards will also incorporate minimum quantities and standards
The R-lA District will also have additional requirements for specific architectural details.
including the following:
• Minimum facade material coverage of at least 20°% brick or stone, or 101//0 with all
stucco (instead of lap siding').
• No more than 40% of the facade of any structure may be comprised of eara``e
door. r
•
No garage portion of any structure may be more than fire feet closer to the street
than the principal residential portion.
Nflnimum foundation size for 1.=100 square feet. in addition to the finished space
requirement_ to avoid small. totallv finished houses that marginally meet the other
rpniiirpn��ntc
In addition to the zoning standards. there will be subdivision review standards that will
Planning Commission Agenda —01/08/02
1.
IN/lotion to recommend approval of the establishment of the R-lA District, based
on a finding that the district is needed to ensure step-up housing in the
community, and to preserve high -amenity sites for such housing.
2. Motion to recommend denial of the establishment of the R-1 A District, based on a
finding that the district will interfere with the market for housing development.
Decision 3: Amend the Zoning Ordinance by establishing an "R -2A" Zoning District
which allows for small -lot single family housing, and incorporates building standards that
permit "detached townhouse" or "traditional neighborhood" design.
1. Motion to recommend approval of the establishment of the R -2A District, based
on a finding that the district will complement the other zoning in the City to allow
for high-quality. affordable housing in neighborhoods that will maintain value
over time.
2. Motion to recommend denial of the establishment of the R-2 A District, based on a
finding that the district will allow single family housing at a density that is too
high.
Decision 4: Amend the Subdivision Ordinance by adding new design standards for
subdivision layout, natural amenity preservation, and other requirements.
1. Motion to recommend approval of the subdivision ordinance amendments, based
on a finding that the amendments will help ensure that future subdivision design
will increase quality of neighborhoods both in the short and long term.
?. Motion to recommend denial of the subdivision ordinance amendments, based on
a finding that the changes would be overly restrictive and inhibit flexibility in
subdivision design.
STAFF RECOMMENDATION:
Staff recommends adoption of the amendments. as a part of the City's overall approach to
housing development and growth. As noted in the analysis. one of the great concerns
relatin<(z to the City's growth has been the value and quality of the new development. both
at the time of the construction. and as the neighborhoods mature. Staff reviewed several
building permits in various subdivisions, and spent time observing how earlier
developments had matured. It was found that the size of the lots had only marginal
influence over whether residents had maximized the value of the properties, and whether
residents tended to add rooms and remodel. or move out to other housing.
One of the strategies that the City had relied on in the recent past was anticipation that the
combination of higher development costs and higher amenity sites would result in step-up
housing opportunities. and several developers had indicated that they had planned such
housing. After finding that the high amenitv sites were being developed with housing
that differed little from the lower amenity sites. staff believes that the chan7es proposed
in these amendments will help to achieve the housing goals in a more "proactive"
It should be noted that staff does not believe that the market for housing in Monticello
Chapter 6A
"R -1A" SINGLE FAMILY RESIDENTIAL DISTRICT
SECTION 1.-
6A -1:
:
6A-1: Purpose
6A-2: Permitted Uses
6A-3: Permitted Accessory Uses
6A-4: Conditional Uses
6A-1: PURPOSE: The purpose of the "R -1A" single family district is to provide
for low density, single family, detached residential dwelling units and
directly related complementary uses. The R -1A District is distinguished
from the R-1 District in that it has more extensive development standards
and is to be located in areas of higher natural residential amenities,
including such conditions as woodlands, wetlands, and significant views.
6A-2: PERMITTED USES: The following are permitted uses in an "R -1A"
District:
[A] Those uses permitted in the "R-1" District, under the same
conditions as listed in that district.
6A-3: PERMITTED ACCESSORY USES: The following are permitted accessory
uses in an "R -1A" district.-
[A]
istrict:
[A] Those permitted accessory uses as allowed in the "R-1" District,
under the same conditions as listed in that district.
6A-4: CONDITIONAL USES: The following are conditional uses in an "R -1A"
District (requires a conditional use permit based upon procedures set forth
in and regulated by Chapter 22 of this ordinance).
[A] Those conditional uses as allowed in the "R-1" District, under the
same conditions as listed in that district.
6A-5: SPECIFIC PERFORMANCE STANDARDS: The following standards shall
be made of uses and new subdivisions in the R -1A District, in addition to
those that may be applicable under other sections of the City's codes and
ordinances.
[A] Lot area: 16,000 square feet, average*. For any subdivision in
regulation. An exception shall be made for garage doors
that face the street, but are set back at least ten feet in back
of the front building line of the principal use.
4. Garage location. No portion of any garage space may be
more than five feet closer to the street than the front building
line of the principal single family use.
5. Roof pitch. No portion of any roof of any structure in the R -
1A district shall be less in pitch than 6/12, that is, 6 inches of
vertical rise for each 12 inches of horizontal length.
6. Building size. No single family home constructed in the R -
1A District shall be built that does not consist of at least
2,000 square feet in finished floor area, exclusive of
mechanical, garage, or unfinished storage space. All such
finished space shall be at or above the finished exterior
grade, or in the case of lower levels, no less than 42 inches
below such grade. Basements that are neither "walk -out" or
"look -out" levels may be finished, but shall not be included in
this calculation. To qualify as "finished", such space must
have heat, flooring such as carpet, vinyl, tile, wood or other
similar floor covering, and ceiling and walls covered with
gypsum board, plaster, or wood, and be stained, painted or
covered with other residential wall covering prior to
occupancy.
*Averaging of lot dimensions shall be considered to be the arithmetic
mean, not the median. For example, lot widths in a five lot subdivision
could be 80 feet. 80 feet, 85 feet, 90 feet, and 115 feet:
(80+80+85+90+115 = 450 feet, divided by 5 = 90 feet average lot width,
with 40% of the lots (2 of 5) 90 feet or more in width).
Chapter 7A
"R -2A" SINGLE FAMILY RESIDENTIAL DISTRICT
SECTION 1:
7A-1: Purpose
7A-2: Permitted Uses
7A-3: Permitted Accessory Uses
7A-4: Conditional Uses
7A-1: PURPOSE: The purpose of the "R -2A" single family district is to provide
for medium density, single family, detached residential dwelling units and
directly related complementary uses. The R -2A District is distinguished
from the R-2 District in that it has more extensive development standards
and is intended to accommodate small lot residential development in
traditional neighborhood arrangements with high levels of amenities.
7A-2: PERMITTED USES: The following are permitted uses in an "R -2A"
District:
[A] Those uses permitted in the "R-1" District, under the slime
conditions as listed in that district.
7A-3: PERMITTED ACCESSORY USES: The following are permitted accessory
uses in an "R -2A" district:
[A] Those permitted accessory uses as allowed in the "R-1" District,
under the same conditions as listed in that district.
7A-4: CONDITIONAL USES: The following are conditional uses in an "R -2A"
District (requires a conditional use permit based upon procedures set forth
in and regulated by Chapter 22 of this ordinance).
[A] Those conditional uses as allowed in the "R-1" District, under the
same conditions as listed in that district.
7A-5: SPECIFIC PERFORMANCE STANDARDS: The following standards shall
be made of uses and new subdivisions in the R -2A District, in addition to
Ll lose that may be applicable under other sections of the City's codes and
ordinances.
[A] Lot area: 7,500 square feet.
2A District shall be built that does not consist of at least
1,200 square feet in finished floor area, exclusive of
mechanical, garage, or unfinished storage space. All such
finished space shall be at or above the finished exterior
grade, or in the case of lower levels, no less than 42 inches
below such grade. Basements that are neither "walk -out" or
"look -out" levels may be finished, but shall not be included in
this calculation. To qualify as "finished'' such space must
have heat, flooring such as carpet,vinyl., +il- wood
of o-thl C_
viiiiLtJ�., VVv
similar floor covering, and ceiling and walls covered with
gypsum board, plaster, or wood, and be stained, painted or
covered with other residential wall covering prior to
occupancy.
7. Landscaping. Lots in the R -2A district shall be required to
provide significant landscaping. Within front yards, no less
than 60% of the yard shall be landscaped garden area. No
private driveway leading to a garage may be mere than 18
feet in width. For the portion of the lot that is not covered by
the structure, the property shall be landscaped with plant
materials equal to one ornamental tree per each 1,500
square feet and one ornamental shrub per each 150 square
feet. Lot area that is not covered by shrubs and trees may
be covered with lawn, gardens, and patios or decks. A
landscape security shall be provided to ensure the
landscaping of each lot in accordance with this section.