Loading...
Planning Commission Agenda 08-07-2018 (Special Meeting)AGENDA SPECIAL MEETING - MONTICELLO CITY COUNCIL & PLANNING COMMISSION Tuesday, August 7th, 2018 - 4:30 p.m. Mississippi Room, Monticello Community Center City CounciL Mayor Brian Stumpf, Jim Davidson, Bill Fair, Charlotte Gabler, Lloyd Hilgart Commissioners: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, Katie Peterson Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander 1. Regular Agenda A. Consideration of a report on the CCD Ordinance Amendment and Revision 2. Adjournment �`�V��R'�1���� �J��4��"'4��� 4�,`�J���/��i�Jp �1`��• 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Mayor and City Council Monticello Planning Commission FROM: Stephen Grittman DATE: August 1, 2018 RE: Monticello — CCD Zoning District Update — Joint Worksession FILE NO: 191.06 At the upcoming workshop meeting, staff is asking the Planning Commission and City Council to discuss the final direction for the update of the zoning regulations addressing the CCD. Last year, the City adopted an updated downtown plan, often referred to as the Monticello downtown "Small Area Plan". The focus of this study was to re-imagine the City's objectives for downtown, resulting in a plan that made a series of recommendations for revitalization of the City's downtown area. While the plan envisioned a series of implementation outcomes, much of the regulatory side of the project was left to a revision to the City's CCD zoning district language and requirements. The Zoning Ordinance is the most common tool for implementing the objectives of the Comprehensive Plan. It is typically difficult to regulate purely on a"case-by-case" basis due to the requirement that cities treat similar situations with similar standards. Thus, the Zoning regulations establish a consistent framework for applying the City's goals as stated in the Comprehensive plan, and in this case, the Small Area Plan for downtown. The City created a small group consisting of Council members, Planning Commission members, EDA members, and representatives of the public, including property owner interests in the downtown area. That group has reviewed the Small Area Plan objectives, the existing CCD language, and how the old and new plans differ in goals and scope. Worksession Topics. 1. General Approach: Prescriptiveness, Flexibility, or Open-ended Guide Only. A set of recommended changes to the CCD land use regulations has been developed by staff in response to the contents of the Small Area Plan and the discussions within the small group. There have arisen two primary areas at issue which staff is recommending be passed on to the joint worksession for discussion. First is an overall scoping discussion for the CCD zoning regulations. The small group discussed an approach that would allow a reasonable degree of flexibility in the new code, preferring permitted uses to conditional, and preferring conditional uses to prohibitions. This directive has driven the development of the draft regulations. As time went by, there grew to be two camps in the Small Group. One group was supportive of the general direction that the draft regulations were headed, whereas another argued that the regulations needed to avoid imposing any specific limitations on land use. Instead, the latter group argued, the regulations should be suggestive, and avoid establishing any limit that would have the potential effect of dissuading a user from locating in the downtown area. This open-ended approach does not seem to be supported by the City's adoption of the Small Area Plan and its goals and objectives. While the Plan — and the Small Group's original consensus — encourage flexibility — a middle road between prescription and open-endedness, some baseline has been presumed. Approach was particularly at issue when discussing the development of performance standards (such as those for building materials, height, etc.), as well as site setbacks. The Small Area Plan provides specific direction on these standards for specific Character Areas of the Downtown. As such, staff is seeking public official direction on the general approach to the CCD regulations. With the adoption of the Small Area Plan, is it the intent of the City to create a set of baseline zoning regulations which while accommodating flexibility, are more than a mere guide-only approach? 2. Parking. The second discussion point at issue relates to the Small Group's discussion of parking, and the treatment of parking requirements in the new CCD regulations. The Small Area Plan contends that the downtown area has a reasonably adequate overall supply of parking — with the understanding that there are a few areas that are over-parked, and a few that will experience tight supply occasion. The existing approach to parking in the CCD regulations is to set a standard based on the City's traditional off-street parking supply requirements, then to permit reductions to that requirement if a property owner will permit guests or members of the public to utilize his/her private parking lot. A further reduction can be made in the parking requirement for a specific use if the property owner contributes to a public fund which would be dedicated to constructing and maintaining public parking in the downtown area. Some specific uses are also given reductions based on square footage. 2 With this approach, the existing CCD ordinance acknowledges the City's role in providing at least some of the parking in the downtown — whether than provision is in on-street parking or in dedicated public parking lots. Conceivably, this would even include a parking structure at some point, if localized demand dictated such a project. The City's role in parking supply has traditionally been limited to provision (and sometimes maintenance) of parking areas, however, only occasionally has the City taken a"management" approach to parking supply. The draft parking portion of the new CCD regulations proposes to maintain the City's current provisions for parking requirements as noted above —(1) Baseline requirements, (2) Reduction for allowance of public use, and (3) Fees for funding public parking supply. The Small Group again created two camps. One camp supported the current approach, with some interest in increasing the City's role in monitoring and managing parking supply as a function of its land use authority downtown. The second camp firmly believes that there is inadequate parking in the downtown, and that there should be very limited accommodation of parking reductions for any new users. This split in Small Group position resulted in setting aside this issue until public officials had the opportunity to weight in. Staff believes that the Small Area Plan supports an approach that would result in greater building utilization of individual property, and a reliance on combined, shared, and public parking areas to enhance overall density and intensity of downtown uses. There is an argument to be made supporting the idea that monitoring of parking supply more actively would allow the City to know where and when it was necessary to impose additional parking requirements, or develop additional parking to serve uses in a particular locality. This monitoring would also help the City promote additional density and activity when it is clear that parking will be adequate. As such, staff is asking the joint meeting participants to discuss the parking supply issue, and choose a path that may include one or more of the following elements: An insistence that individual downtown users provide a greater percentage of their owner parking supply than the current code requires; or A continuation of the current approach to parking in the CCD, as outlined by the current ordinance; and/or A further study of parking supply and utilization, with an eye toward ongoing monitoring in the CCD area. Clarification on these two elements would be helpful for staff in completing the remaining portions of the ordinance. SUPPORTING DATA Monticello Downtown Small Area Plan, Excerpts Link to full plan: https://www.ci.monticello.mn.us/vertical/Sites/%7B46185197-6086- 4078-ADDC-OF3918715C4C%7D/uploads/160563 Rpt FINAL OCT26.pdf 3 i � a � a, � a � � N C � O a+ C � O � O ai u � C C� C � � � u z 0 � Z o� _o v u � �v• o w � m �p o p L Y w av a a` � �¢ � � v Y v� Y; � v �� a �, a c � 'a o � � � o .a � v L t v � �� a �- �o� � � � a v � O N O � ;� a � m 3 � V -c � � v v v 7 -o � � y a m 7p a a � � � � v o v y v ,� ° ,ti � � v m -d � �0 7 � j o-dw� :ti � o � �n v 'v id w � ° '�' 7 � °' ^d p y o � � v a � v � "°�, q v 7 m ro 7 w q o a a Uy'�' ° � 3 v ° v v m a � 'ti y �, 3 ' � Q,��, 3 ° � e46 ° v m � � " cd ,�, �" y A �a W � � o � os°'. d ^d a`tl, �' p N � � b � V � � � O � .p, cn w� "d �y F � � 5�-�• Ij��i y �I � _� � � � .,�,� e,. I Q;t� ::3' . 1 : O, � , � `+�'yy4:. � � ° m � °: 3 0 N � a, 3 ^d Ca ro ° v � m � v � v � a� c � " a a y ro o � y a � �� xi. � y 0. 3 a ayi � ° Y .� � � v �i V Q ° �, >: ��� N ro � � � � � � �� �a� �:�� ��� ro•� M�:; �.` �� A� � � � � v ,� itl +� �. � v ��s ,I � � ,� �" �'� � � ctl N N A ' �.` ��f� ( �. ��.�;...�,bb�� r ,�, w'5.� ro o P.,��a�"i'+�',��,.o $ '`'� v � r, o °' ,o ° � N o d' -c ° a � 5 � .� e4 ° v v � a'd p 'ti � o ro � 3 a�i o � 3 � � m � 3 v ° 3 '° -� � � � `tl � ... 0 � � � � > -- eq � c� .3 � o o y � v �v " " o ' � � �� v' m � 3 ro � �. b y o � 0 .d o � o'°' `� ^C � v v � � .O ... ... � v � y b O �ctl ro � � O cy .� � �� ctl a+ +� ctl ro . � �•-i, ti „a � n � " u'� v v� v� O��"., .. c�a ' �. ,b � � a � ° " � -g.h'"� ��' �, < v •� ro � � .� v � � � ���. �., u'�'—' "�� ^ �3 � �',7 �� ;a _.�%�� :� v o ro .� � v � � �°. � oA �1. ;,� � �'03 � u .� o � 'C � � � 3 . � ) � n � � � '"- .' �l� �i� ��w�° 3��'•� ro �3�-db '� <3 �4 ,�"� / v �� ° b�A�.�� � .���a . � aaa ,�a � v ,� . a +� , „ , '—' '-d ro � ^� � 'm � •� c�d 'C � i.� 'y�3�':. z 8j v� � � � � � t�d Q, � N . � � � ro D. � � / .. � / Y a ;s;^oin � w,�.� ro v � � .� � 3 .� � � � '5 � , ,• ,� y�� ���� o'� t' '�i t � � •° 3 � o ° � o ° "i � a •` < l . ,, e���Tl� ' � cd � � � a. '� ,� O � a � � 7 r � , L� � ,,., �C Q ro � 3 0 � +� v ro '�' �' a.s 'X�'' '�-.., K �, . � w 3 �°�oro'S.d�oo�� �`a� �'•� w .; �w � 3 0 �q � �.� ,�� �� � ��. ��� ° o �� � �`� � o � .� �E ' � ` ° " � .. � � �" i� � � ,� v '' � °A� •° °� � �' ` •, �; O 3�� a+ � N.� � v� S"" � bA t � O m ctl � F,' N F,' d .! �� '. �,.� ��",'� O UJ �S: � }" � v � O }" :� r'��y $ �sf'i. � t 3 b L." tJ U v v p�, '•. T4 ��i ✓, � :,� +�.� � �v�'b'C ro v �� t--� �k ��` .��. � ��; � w v � G," � � �", � �y r.� p Q i--i p O?r �(tl fd P-i +� ¢+ bA . M� e. s� �'��,� � �:;�,� � r �s _:� ��, ��, „ ,, �;�,t:` � i „ �a, � i�, V � �m- �4� a ,. y � l h �i. Q+ > � , ���`�i ..a� �, ' 41 � 3 a '� ,,.�n / �i ^) � � )/ 1�( k �,� � �:T 8 � b t n• � � -�% a�`V �, , /�f ,�a� � , '� . _ � 'i � � � �\ , � �( . �G'i �'J�� �'`� �'. � ��r��" - �i �����'� � �`�'n' !J / . �f �� � � I .. �� . r rx /' / ' � ��`� �����, � � u_ � � � � N � a � v � V � i � s U as.. .3 T � .� LL W V C m C m a W Y Y '� N � W Y 0 '6 V 3 'a o � xa � � v�v�° �ro� �v °' a m °' � �o ¢ � � -� 3 y v,�a a� . 7 y w v m o 0 A �n � � � P' ^d <y y� , v �' �p � a�i o v G m°' eq a�i o � G' �. � y �b � o �y r" �, v v ° � �� ,�' v o ,o �' Q''" q� �.�' o�� „ v A� m o�' � 3��a�-"o � � y b��' v v p ay �' '� � b9 '� � b�9 ^ � 'd ,xi. >.'"' ^d ,�' g p v � � � o q � � o >'b � . o-d >' ;-d N m v � V v� 3 q � > > �^� P' N 'd v � � 'p��q y G' � v o o `tl � � o C7 ,3 � � q � � � V � v v 3 . ,m, w � � � ... o a, q o � o q�-d v w N� �'b a' � o" 3 a' v�' .? v ro y � o v N.. v �' A ��'—' c9 .. G' .v� m ro v v�" ��a p' � m v v v� �>�n a 7 b.°o " g:d y-p A p�, �`�° a o° a' " v, 7 "�a v°a° � .`,^° � id cn ° a, y'd N^ m�7 °°:o m ro 'd v 7�.d � ro'� O O,j ctl a� A v m � p.. � a o A A v'5 7.� a�, � a�� a, �; 7-o �-c a, o+� °cd° a, a N 7 � 3 :9 � ro w ro � � � �n .� 7 ° �a � 'd ' v v 0 7 v a vro-c y.� � � y � � � � � ... m �' °' b o -c '' o � o^ `tl � m y y 7 C � � wi. m o : m 'v s��, °' ,,�, � ,,�', �a � cn �.� v � ai �` b 7 � a � � `tl v a � °' °' o a'�i , � �' v � � � � � � � 3 � o v �q � � � ^d b � 3 � � F � b v 'C � � � '�' ro � v o o � a ; �b � ro�av ��v��o7 �� � a�b� v � � b � � � � � � � o � � 7 .m c° �� �' " A v � � " o > '' v �' � m� m 7 a, '" a, � °' ^d � y ,�+. itl � i� �� Acyd ro � o�'b y v� � °q°opp �'Cv �' a�' 7.� � m � V o 3� N ro p v'� ro� b.�' �� ro ° `" ° o '��' `tl � � m � "� -d b9 � � � r. a' „ � -- 7 .� � o .� � � aA � w o p �' a'�i �d °' `° 'ti ^rod m v� a, '� aX, ;o y a�, a, � �� 7°" �, m .� C � � � � v � �' � � y V � � S cn ^ a, o y v v `?, a C p.b ��'O P. ; y o 7 p i, i, � y ai � ' ,7, v '" c�n o o � � N � N °' 'v > ro� T��'A �x'aa�� ° �-o o aa,� N o 7 . °�' � ' �n' o ��°, o ° o °�' '� 'v �q � ^d '� G' o m G' 'b ro� 6 ��� �� y" C o A � .� � ° � �.`° a' a�i p .� ,,��, � y '� � 'v e4,� -° a `° f a m� 3 v+� P. y A° � �;;�p p"3 � � �' v ��", N� o �oro G^ (q cn O C a, 'd o.° ro m� v v�^d'^ � a, �'^ v^d �� v f" > v 7 N � N'd �d c�n �'�n a�i CL ,�' o y v m a�i � � � � O P. � � C1..G' � '� O avi � 'O � ~ i' p ..^ p-. a ro o ro.0 N.� p° cn ... v ro v� ° C i C C 0 �', & ±�a ;;� '���i-� I'' L a" n"a ;d i � 3 b k N N u � �bG 7 L � O N N fA �L � l e �, ry . � 3 -:;�. ,�:. 3s a �� 4 ��,� `, � w lkt:�� �; r- � "> `o � v � � �; .�': o�� ° { ;i w�,a� �_� �a �s��m < � � i1� � 0 0 0Q ��^. t�'�7 �:._3 �'3 � " yh � � � � _ a aa�i C ! ��' �5-O C �L � �;r � . N ���L ��a� s'°3�� ', ��� i 8 v�ao�o � �3� yv — �T�,�,� a n�.�v a'�' ��,3v 3�oso 4-€� a 0 Q Q Q .. ,-.1ra' a � a ,�`:� .�� � trr ,.¢ p� r,' �,�.:� �^sa o ,4 ,y{� 00 / �_�, r r,� �c.:i v� tF� �r4'� " x �A� i.; .\ Ppj� .�//.A . .�� ��� .� N fi � � '.: < d* � � a ` a .,�.9 R '}i . a '��`/'ff� , "d � . i'SY' � ��. ;� y "��� �TM Y.K=`n /p� �"� ✓- p 'd A ti�+ u , ; . �" �'� Q oo-v � '� a p � � � "� �'d� ��� � � °1 ° o � '� � �^` 7%'� " ' ,c` "� y '-d P � ��.. ,� v m �` �M /. V � N � � %r'� � ,;� C �. o W � � � �� y� "�•Va "�.J/ . AT � N � a�+ � ���4Y '�' .��� � � ���c: � .. �`� f � C4 � a� / ro � "d y S�r p G' N G' <tl ro N .b � O v� N LL '^ �� p � v �S�r �i� ��� 7 S�i v ,�, �' 'N p" a o:" m 7 c�n a '�a ,� � o.v v.� av v v� � v ��.�... � v� a. v o A g��' m a�i 3 v�' e4 m v p y�' 'm o m.� v' a, °' � a w v'° � A" ro �� a' y� o c4 p, � q v un 3 3 m �' '" `�° 3 0 ° � � �o a'�i � �,°.•, x o�n �'Cw a�i � o�'�n 0 0�' v m v �y �' m °' ' u' N� a�i ,xi. q � ° v y > � y v � ° ¢' � � p ^d �a > o o a. �' �' , id a, o m a� a v�°' v N � "° m v 3 a o�� °'^� >>.� ° A ro-"o N A � V N� G' N •V• �� ctl a+ v N ctl 7 �� ro'� ,C f3. A o P• o A N o�y v .� ��•b 7 y 0.' . y �+ G� cn 7 i�i 3�" �,� N� b A 7 v v ��' N,� N �, ��, � N� � ctl � y v �-•' v� V:� ctl N� O� � b9 � � +"' w" C ,�, ° � q ° " � � m ro � v o v 3 `tl " > p° o v� o m � o� �> o�o v �? ��� y�� > .. �' y ^ ��' ' , m, cC v m `° v ° 3 o°'n cC v°' � q w�°q �n evn un p� `tl o A w'°'.' 'ti '�" � o�, y sv. +'�' � U o�, ,ti ai �, ,� m� y„ � v V,ti a„ti m m v� � q v �, p m'0 7� ° v � a v'tim c4 >� ° y 3 a m'o > a-o 04 � a m . o� N .� � o C ° o o a ro^d v m,�' �� ° �,�., " °q �w q itl G N a N� v v v� v 3 0>�� 3�� ro v A v �� N v � o o v`Vi . pq '7 "'^ V �i CC N 'd � ^ A `� R+ N y' � 'L' � �'i+ v' ro v j o y^�, v m s�°. � A m� ���, N v.�' ��� o f� c4 � m m� e4 co 5 m � in 7 0 0 o aa � $�g� 1 1 ���5: � 91', �Y� �Y '� ?.. � ;61�� �� . . H a x= q3�, �`v � 0 ' 'd � C b V b Cb $ y � w o )av)5 au„ I . C O C C p O d 7 p �, 3 a� m ac°ra � ro � ° � 3 ro� -o g V a ro a � � o v �,ti ���° m a,�, � v y 3 V °o � � `° c"q 'd '�' in ,x � m v ro .� N °° a � � ,� �a � .� o o .� � v o � m � o y o ¢' ._. `tl y a7 3 �3 j o o � o ro�'°'' o� ro o^d �°�' ��'� ,y' e4 k O v�i ,y, �y �y <y ��y .^� N N b-0 � O O b v V $ a o 3 o v,>` m 3,= 'd ,b �' � a V� A � �� C o v o v N� m o 3,� ro v�� �� eq � " m o f� � e4? 3 " o��a p v �' ,� .o° � cd ,�' N� ° a ro`tl V aG, p �, y y a, �" v o���' o�'3 � o'�' v �y � � � � � � a p m� V � ° x � �a � � " � °' g ° a q v o o^�' �� N o m N v �,,�', a' 'o -o a � y � � � � a >, q 3 m q 3 0�.� °�� a, o �a 3� o aa 7 � 'y o v '� � �' �a ,'x e4 °� ,�° v v �' g m °' ��" o v ... q � f� v,L' v°' " v� a�i ,�.. o ^rod c0 � �[' ,kN.. i ,L' � w � O C' � � O A G' � O ctl � 7 i;.*� %'D�'�� ����i °' � v � ;; '� v � � p �' A iw o"n � � °' v ,,�v, "-` �,�4�,c:�F' � � �� .�.? � v 3 � ... V � "" y G �' ro .° � �' N o ° V 'd o � � y �...� : � � o >. v ,x �'o `° v >, ro � o .� 3 ro . y �" .'� $T °' `° � � `° v C �y ,v3 p. � '' a a, 7 � �d �' � pr j 't .��l. y� v> v^d ,�, . � w o o q y� � a� � y o � � � ��- Fn .` o �° `° � o a°+ � �' '�' �' `°''" a, �' o """ ''T °q° � a3i �, _- �a � r.>, i�� Y, ti v ,�' � aa �o ro�, 0 3 v o�� '� � 3 v.ti ro�' � � y 2 �d m m � 4 `twm:. y � d � � � � y v � �o" .ti . ,�; ' ,ti ' . �. � � , � m " 3 ',�, °' ,v, o o v v 'b � m 7 v � c"n r . �a �� v a ° o ro�' w+� .d ^d `tl o r� �n y v a r .��� .a1 �.."a .� b� y�� o �,-d `tl � a 3 v a'�i m v Q,,�', 7 r� �� � N ea.• v- �. L eu-v v m � �'b � p b� p un ��� y �� y '� n C �°�� o v s`°. G a>• � a a v o 0 3 � ���yi '��/ � �' �a ¢ < .� m o ° a+ � v ^� � � � p ,� ro v 3 0 0 � � � �rn :J�/a" ` t'i �° o � 0 3 v v' .ti a`°, .x � u�i m a�i `tl a �i+ o � %�oP ��� p \% L a w '" �� �''�' 0 7, �q p ��° a�i v� o cd a. °° b " �' o� 3- C c�. o aa -d , -d � v m � 3 � �..\ .. �� 'M r \ -i. � V o z 3 ^d cd '� � G � :ti cn cn v � o � � o � 'b � o �-d / � « � j / \ J�/t �/ ° � 3 -o a 3 a°+ 7 m ro v � ° `° �" °� > � � P' a>i o"n x o � ro �' �� . ,, �` J , '� J r i � � � � o o � '�on N v v N � v 'd `° �, °'�' 'y �i+ 3 ro °3' � �m v ° )� i w� � s"L aa � ° � °: � .� 3 � > v � � 'd m ° °' 7 'd ° �, � °: v P. c/) bA P. -7. A' W c .� � .7 � C W � a O > w � W � � a�+ W 01 01 � � � � � v v � � v � p o v o p � � �d O � '� > C v +��' w �'3 "d � 7 v 'O � o C � f6 pq � � O i '�d N b N � � � . a 0 � 7 v ^d � ° . � m � o v � v � � o N a`tl, v q in q ro o v v v v � � N w � 'd p � o 7 " `d � �� � � � m -o b��9 ,b � c�tl "d A 7 3 � � A � a p O Q V o � �v � -d m o '�' a, 3 a a o ° N N ro o q 3 v � °' o o � a� � � � ° '" � ,�' a°� m 0�9 a�, a �° a, ° ^d � o 0 � � N `tl ° a � m o � 7 � � 'd v v 'd � � a�i � � � � � � o v '�' m m 3 � 7 � v �vw ro � v � o p v ^d � � � O � � " o �a M ' � � N ^d a, ro m "� e:� 7 � A � � .G N Q � y b�9 A o a �, � a m a � � ' y o 0 v � v � � � -d o O c�e b9 v R � � V . J � O b '6 rr �v C y m � '� N N N � V P. � N � � N � � � •� � � m . --------------------------=i� ----------------i \, \ �. ;� �-i ----------------i � i /� n� R ,,, o b v v � � o � 7 v � o � '�' � a�i O � � � � � i�i � � o � � �, b�9 ctl �y o � o o ,;,d v ,ti �y ,-w m o'ti �, 7 �.,� m o m e4 0� '� y v �a �a � � o q � 3 � N 0 C o a�i 3� v �' �, ��P. O � � � o � �V �� o 0 �y � O J. � � � � � v � � � G' o 7 0 � R ro v �' a+ c°'�n .ti .o . � A � � C � '� � m � V Q' ctl �. i� c%] �% N F A IL. . . . . 1 r;��.: ----------------� a � C m d u a 0 ��b � �� k p � � � v bq'� y � � N XN V oo". �pl� � o"�o " b °' d �. w ' � a" �3' "°°v� r �a�'v��� m C '� � '" ,.� � �y a�y,i a 3 � a � �A � o v`o °'Q� `�°"vs "a vzo3 a 0 0 .+ ,�., nu u�o °�' -o �oo oC L "��v° �'o � a'n ai o N a� w o a�'5, 0 a = 6u�edyliM (anoqeuopasaas) (6u�za� � laa�15a19!Uanuo� 6u.H�ed�euo6e.Q�o�a��e�ed 6uiH�ed�euo6ei4 r 'd N O a .. a L .. 7 C 3 ,�F��� � ��,�`',!� s J�, P?� �.�� � ,�I' „s � G Oo- 1 / � � "1 ��.�i) �i , �T�� � /a $�r� ��� � ` .� �yk� ��� ,�- • E � b , 7¢` �xA s$��M ,� yN� ry� � � i � j[�p,� 4 s .�` ,� �7� ,+r a ;, , % a �4 � , 4 t, �.„ �� �i � �7',e� n�8 � , , �� `r�� � F•'.'N� ' � � � � 4��i .M`,.� y SRl' ' ��J� . /�.., t' � - � w3 �Yo_ � w� aaw VI �'� ° �.a � o� v �I w 3 -a o,N'� `30 „C il a.3a _ °1E �3� ,i� _vo�_ i�'�'-3 � ao» Q Q 00 m i � � : N � � � � O pq m f � 'd ' _" z � 'd a+ 7 � � W O � 'tl 'd m a � o 0 � '� m ��« i � o o � ! � �, i � � o ' ro � ^d o ° v x � :' a, � ,�' ,N' ro .� ��•ti �`tl ;; -Ad � 3 v�y .� p� j o� p, 'N ro v q a o �� v�b9 � f" �� V N P. N ctl N V ctl a, >�' a, a w' ,". 3 a, o�,�', 'ti �o g N CC �' � t�.+ ^� � G' �^ N v� N'—' c�tl %tl � v ���� w b vNi O� G' v.� O N O y � � � itl G' '� �' (3. � � � v � v� y �.� ''a° 7�' e4:o v �' 3 m 'ti � ^d . ^d %'d N y o'L' p� o �� f3. � v o � ' � -d 3 o N � �' �' > � . �° A ro a v �a a 7 v.ti °� v o�'n " G 7 in y�' � o v +� � � � �' � '�' �ro °�' o o ro �rn �:,. o�'� �, 3 0�p 7 .. � o v� 3 a �, � � � � .� '��' -°o � v ro ° a 7 �a v � �n a ro � v � 7b o � >� � � � ���� b� . b;�� v o ^ � � v � 7 � � v vb b ��v �b� y�"ro " � "^°�� � �� ro m o„a 7� v� �y ." `� �o ° oAo 3 `tl °'w �°. � o o � v � a O � `� � a�i `� � � � A � � ro ^d 3 � 7 � ro v v � •R p a`n `�° „ v„ 'R N a, �a 3 � a, a, cd " cd N u, J ��'� v � � ^d ^d �j .b o ��.+ � '6 G' 7 A ^d v Q 7 7 'd a � -d � � ^d �y � � � '6 � � c�d v ro N N y �� �' y ^, " � Actl v�i p� � ro�� O G' R b�9 b�9 � �,b b�9 �,� c�tl �' O b-0 p � i ',-,d '�d � � � 7 `O � � N � ry ,.d .7 .7 �' o � ,7 �' �, ^d G' '. � R 0. 0.�� (� A A � P. V c�d � 0. 0 '2 . . . 7 00 . . :�___'__"__'__"__'� _'_'____'_'____'_'____'_'___;�.:��.. �. p`C:. C ��� F----------------- -f--�„ ------------------�,,:) Q � <';� � ao�,e � � __ _ r' ; ,, \oc ;, `� m� 'Y T �o .��a ; � R m^� ey , ,�� ��a �� ���,h ,, ,� �o�,��� ,` Jhe \�e ♦ _ J _A ��� �� Y y'� `------------------�, �� '� � ,��� b b ° � � v � � � ° o b � o v 0 o e4 N � o �' � N N,� °' f� o v w a�i ii a�i .b 7 pq � � �> � � N t�i � � � C� 7 ctl � � � w N itl �'x O O A N ^d .`d 3 ^d � ^d (y o � "' y cd G' �� cd N -d A � cd ��.+ 'd 01 0'd ro v"i v'�' �' o � '� � c�d f6 ° 'd N >..� � a o4 N o,x v � � � O o o p N iy � ,-ti � ^d -AC a�i v LL a� ro v A�� £ 3 y a ro��' �° � � � a � b � m .ti o�,n � .�a � R v � v � °' y � � ' o � >.� � o y v R o^ o V a o° V � q �' v v o w ro f� 'a v a ��o m O v a v V 7 IL. . . . a . . . 6 „fkJF �' .____. �s �., � ; a- � : yl � '� . `j na E C R7 u a 9 g f� � y, � �, _ — " ti� �'.�"" � w '° v � 7 -o � o � v ro � in A � � m � A � v a o' � °7° ^d � �. � v a, o 7 ^d � m o o � �a v N � � � a ' � � v � v � a, 3 N v v � � m � � � v G y � v > � �, 3 � a a, � o, � a �rn o v � o � o ° � � m �a � � �a 7 o y — q p ro o -d v ��y�v-c v a,'5 a � � �`" °��° ,�^, N v�i ��'v bq V v�7i > f. v � ^d �, �y G. �,0. ,� � y 3 ° ° � v ° � � v ,� '� o v �w'" o z °�'p �a��o m5 Y � �! �, � � ���* � � � � y y +' '#, �� �� G' .� 3 N � c/�] y �q ctl ctl � � � N ' ';'�a� �'�t�i �'��.. ° ro � 3 N'v -d N o p, � �.� � @ ,s. �� �° � �, � o o .� v � ... � ;ti �, �� �' a� y ^a� � i p��. �Ar�, .le� sv � � o V f� .. °�'° o ° N o ^d �.` d'� ,¢ . p. y � ^ <y ... Q ' .. y �' � O y y � <y ro c�tl A / � �� 'wi��1���;d � oo N � ^� ro o �v o �° � m .7 ... y m � ro o�n-o ' :.� � o p, y v�' w. 7 �' 'ti 3° �� 7 � o��� o v `tl �,�, v v o � €' ' . �.'�'w,�'y � � �, '�' -0 7 � � "" � o. ,� �' ��ro � �v �' -o � o �"" �,s+ �"�� id " N v v �� p o a o o° q � 3 y un .±nye � `� a `" `�;����g/��* L oo-v in N�' a�i o o� � N� y y� v� o��� i�7� M w � ,�.�,r f y a o �,�` p�" �a �� a°, s°a o u° a�i a, o q'� .� N 2 .� � .��',� > y �° o '> p" o� o un b° N o a 3�o -d �'` i � ,� �' y,ti � �' a`�i ,�' c9 �' v v y�d cd v a�i N� Gl %d � c�d R � /. � . �y G' ,L' � � G' G' N �• N C1. ti � �� N >. G' �rt �1 ` ^ � / ' �+' w N 'd 'C OV N � N � N � m �b9 G' N 3 /�+ � � � J �� V� �� c�tl O NO a' vNi cn O A O� '� �� O � � � ' ' m ° N m o 'y" a �' °' N ,� � � � N p o ^� ' �' � a s..�* * ��'�.� 'i ,�a� � ,-o �, '�'" ,�, � j ro .� 'p° o � „ � �, 7 � � " �, o ° `�x �. S� :�a � i rn a... ci� � .d a v� o� � v� w 3��' . f� '� �.t�•a, E}�-sr � / m m�a v o�'� 7 m q a a �S � �� ,�? � � � ° 3 0 `tl V ° 'ti " m � o o ° v ^rod o �` .�`���il�.°�a�t� n'sfi �� a � s"L o. . � v � �o" ro � � m p C 0 .R C W O � c 01 c .R � C O .R J � c W � 01 c � .� m 0 v 3 N 3 0 v 'w m ° oA v e4 � �� �o v : � P� R+ i --------------------------'► `---------------------/� -i �-----------------�i.. R R (���\ R l �O� � �� `� 0 � � . y �y �a \� R ���� ; Jh� � ��� R ' � ��,�p \'� i � �G � --------------- � � Q� l� �� �ae�� ,�� �� v ro a 'd p v 7 N � � o v N � � o c 3 G v b � R ro O w s in e4 V '� y � � 3 7 a . 3 0 N 3 0 � N m � 0 "d N � � v p .d � � � 3 0 'O iy v� 3 � .��� �� P� - �� � �--, ��'~ � :t , . - � �`. � � <, �g�� _ °' ; � � �, � �..�.:. .J �. _ M � I_' � . a � ' p � �\. JhK �'i � � -�� �� � 1 1 p � _ � �� �' " C i.. m i ���'r"f .�,� a