Planning Commission Agenda 03-25-2002 (Special Meeting)
.
.
.
.~
Special Planning COlllmission Agenda - 03/25/02 and City Council Agenda - 03/25/02
7.
Considcration of dcvclopmcnt stagc planned unit denloomcnt and preliminary olat
for Vine Phlce Townhomes. Applicant: Front Porch Associates/Mike Cvr. (.10)
REFERENCE AND BACKGROUND
This repOJ1 is provided both to the Planning Commission and City Council. A report on
the Planning Commission action ,,,,ill be provided at the meding of the City Council.
At a special meeting on March 11. 2002. thc Planning Commission reviewed the
preliminary plat and development stage PUD submitted by Mike Cyr for the proposed
Vine Place Townhome project and acted to table the matter to a special meeting of the
Planning Commission to be held immediately prior to the f'ity Council meeting
scheduled for 3/25/02. A copy of the Planner's report from the initial review is attached.
Subsequent to the special Planning commission meeting. staff met with Cyr and his
engineer to reviev, the site plan and fClllJ1d that many of the problems relating to the
limited width of the property could be resolved by shortening the structures. This has
been done by extending a portion of the garage into the structure. Total livable square
fl)otage was maintained by wrapping living space around the garage area. [n summary.
the additional time spent on the plan has resolved a number of issues and now places the
plan to be approved at development stage.
ALTERNATIVE ACTIONS
1. Motion to approve the preliminary plat and grant development stage approval of
the Vine Place Townhome project. Approval contingent on the following:
a. Final review of thc landscaping plan by the City Planner
b. Final review of engineering plans by the City Enginc,:r
c. Final review of the architectural design by the City Planner.
Motion based on a finding that the dcvclopment stage PUD is consistent with thc
concept stage PUD. Development of the project as proposed is consistent with
the comprehensive plan and will result in increase of adjoining land values.
! Motion to deny approval of the preliminary plat and development stage planned
unit development.
Spec ial Plann ing COIl1Il1 ission Agenda - 03/25/02 and City COllnc i I Agenda - 03/25/02
STAFF RECOMMENDATIONS
Staff recommends alternati ve 1.
SUPPORTING DATA
Copy of agenda item from Planning Commission meeting of March 11. 2002.
Copy of site plan and landscaping plan.
..,
.
.
.
.
.
.
?
Spccial Planning COIllIll ission Agcnda - 03/ \1 /02
2.
Public Hearing: Considcration of a requcst for a Devclopment Sta!!c Planned Unit
Development and Preliminarv Plat for Vine Place, a 26 unit townhouse oroiect.
Applicant: Front Porch Associatcs. (NAC)
A. Reference and B<ickl!round.
Front Porch Associates have applied for Preliminary Plat approval and Development Stage
PUD approval for Vine Place. a 26 unit townhouse project at Minnesota Street and West
6lh Street. The project includes the replacement of the Vine Street right-of-way with a
private central street and the relocation of old ]Ill Street along a new public street
alignment. now proposed to be called 6 1'2 Street. A portion of Minnesota Street is also
proposed to be vacated to conform its alignment with the constructed part of the roadway.
The plan for the project relies on a rear garage access from a private alley. The buildings
are moved close to the street to create a more urban environment. At concept leveL the
alleys functioned as a part of a series of one-way loops. including the use of the central
private street. lhe private street was designed to be one-way. with (me-side parking
serving the visitor parking needs of the project.
The proposed plan has changed the circulation concept and the unit designs appear to
have resulted in additional departures from the concept dra\vings. As currently proposed.
the internal private street would have j list 20 feet of width li'om back of curb to back of
curb - less than 18 feet of driving surface. This is not adequate to accommodate both
circulation and parking on one side. The building locations are shown to be 15 from the
eurb line on the private street portion. and approximately 20 feet from the sidewalk on the
public street portion of the project. Staff has encouraged the applicant to pursue the
narrow front setbacks as a part of the concept that \","ould result in a more urban feel.
However. statI' is concerned that the dimensions of this project design have been reduced
below reasonably functional levels.
The alley side of the buildings shows a rear parking depth of 20 feet. with a 16 foot wide
alley. As noted above. the concept plan included the narrow alleys as a part of a one-way
circulation loop. However. the alleys no longer loop all the way back to the street.
resulting in the need for two-way circulation in all areas. Staff has supported this design
in some areas where the layout was no more than a few units deep. However. this project
utilizes the 16 foot alley design for clusters of 2.4. 6. 6. and 8 units - 380 feet in length on
the south part of the project.
While it is acknowledged that traffic levels would be very low on most of these alleys.
they are also problematic from the standpoint of garage and driveway access. A full
Spec ial Plann ing COIllIll ission Agenda - 03/11/0:2
.
dimension parking stall is at least 10 feet in depth. Staff encourages more than this in
front of garage doors since most people park to leave room between the front bumper and
the garage. To accommodate a backing-out mo\ement. thL' minimum space required for
standard vehicles would be an additional 10 feet. The prekrrcd dimension would be 44
feet 10tal (plus a couple of feet from the garage door). and a minimum functional
dimcnsion of 40 feet. The illustrated dimension barely meets the minimum even at the
deepest point. and is as shallow as 36 feet on the north part of the project.
Complicating this issue even further is the fact that the alley setbacks on the east and west
boundaries are just 3.5 feet. The City uses a typical 5 foot setback in most areas to
accommodate planting and screening.
The submission package docs not include building plans or landscape plans. These plans
would be typical requirements of a Development Stage PUD approval. Because the
project departs so greatly from the typical standards (even from those of most other I'U D
projccts), architecture and site treatments would be important factors in considering
whether the project meets the objectives of PUD - superior design and amenities not
otherwise possiblc under standard zoning regulations.
I n summary. there are a number issues raised by this plan that the City should consider
closely. The PUD process is sought to permit departure from typical zoning requiremcnts .
in the following ways:
I. Private street access.
) Front building line and building separation.
3. Side building separation.
4. Private street width.
5. Visitor parking supply
6. Alley (private street) width. and long, one-way alley design.
7. Turning movements from garages.
8. Setbacks from public streets
9. Curb separation fi"om adjoining property.
Some of these departures may be justifiable based on design considerations. however as
noted, the submission packet does not include architecture or landscaping to help with this
consideration. Other departures raise functional issues. The lack of visitor parking and
the difficulty with turning movements out of the garages onto the alleys would cause
operational problems that could not be overcome later. and would be more than mere
"inconvenience". Although some of the design ideas were generated at a concept level.
the changes from the concept plan to this stage have negated many of the advantages that
staffbclieved to be a part of the project. These include building sizes. circulation changes,
:2
.
.
.
.
7.
Special Planning COlllmission Agenda - 03/11/02
and a numher of dimcnsional isslles.
B. Alternative Actions.
Dccision 1:
1. Motion to recommend approval of the Den-:lopment Stage Pl'D. hased on findings
that project takcs advantage of design flexibility and is a creative use of the
property.
7 Motion to recommend dcnial of thc Development Stage PUD. hased on findings
that the departures from general zoning standards are not olfset by superior design
and amenities. as required by the PUD ordinance.
Dccision 2:
1. Motion to recommend approval of the Preliminary Plat. hased on findings that the
project layout is consistent with the Comprehensi\'e Plan and the City's housing
ohjectives.
2. Motion to recommend denial of the Preliminary Plat. based on findings that the
project's depm1ure from basic zoning and engineering standards result in
C. Staff Recommendation.
Staff does not recommend the PUD as currently designed. As noted above. the changes
between concept level and this stage have resulted in losing many of the advantages of the
project that the concept plans had envisioncd. This has risen to the point of creating a
number of dimensional and functional issues that stall believes would have significant
impacts on the operation of the project. Planned Unit Development is not intended merely
to waive zoning standards or to increase density. The PUD concept is to allow flexibility
that results in improvcments not possihle under hasic zoning. When a project creates
problems. rather than solves them, planning staff docs not believe that the PUD tool is
being applied appropriately.
D. Supporting Data.
Preliminary plat
Preliminary grading. drainage and erosion control plan
Preliminary utility plan
..,
-,
.
Front Porch Associates, Ltd. - Michael Cyr
722 West 5th Street
Monticello, Minnesota 55362
Phone: 763.296.0717 Fax: 763.295.3227
18 February 2002
City of Monticello
505 Walnut Street
Monticello, Minnesota, 55362
Description of Landscape materials
Re: Vine Place Townhomes, Minnesota Street at 6th Street, Monticello
1. This will be a raised bed area with the following plantings
1 Amur maple clump
10-12 Spreading yew
6-8 A W Spirea
There will be a rock I small boulder border around the raised bed
.
2. This will be rock mulched area with the following plantings
12-15 Assorted hostas
5-7 Combination of Ivory Halo, Annabelle Hydrangia, Isanti Dogwood
3. This will be a rock mulched area with the following plantings
1 Pine Spire Crab or compact Amur Maple
3-4 Gold Flame Spirea
2-3 Assorted hostas
2-3 Spreading yew
4. This will be a rock mulched area with the following plantings
4-5 D.W. Korean lilac or Scandia Juniper or AW Spirea
5. This will be a rock mulched area, primarily for the roof drip lines.
Note: Items 2 thru 5 above are typical of the landscape finish around each of the to\r\lnhomes.
6. There will be an 8 foot tall opaque fence along the west boundary of the property. This fence
will be constructed of 6x6 treated posts 12 feet center to center. 1 x6 treated boards will be
installed horizontally with the boards attached on opposite sides of the posts on alternating
sections. The fence will be constructed such that air moves through but sightlines from one side
to the other are completely blocked.
eon the east side of the fence (the Vine Place side) we will create a functioning vineyard. There
will be a couple of varieties of drought and winter hardy grapes. We have been researching
through the U of M and have found that these varieties can exist with only 2 - 3 feet of soil
7
1 of 2
between the fence and the driveways. The grapes can be used for table, juice, jellies or wine.
The vines are planted every 8 feet. A wire is attached horizontally 6 feet up from the ground.
Another wire runs from the ground next to the vine up to the horizontal wire. The grapes then .
climb the wires. The association is responsible for maintaining the vineyard, the same as they are
responsible for maintaining the landscaping.
7. Larger deciduous trees - Nannyberry, Patmore Ash, Maple, Oak
8. Smaller deciduous trees - Similar species as above, smaller varieties
9. The healthy trees in these areas will be left in place. The underbrush will be cleared and lawn
established and maintained in a natural park like setting. This will create a green belt through the
development.
10. Blue Spruce or similar
11. Various lilac varieties
Note: The strip of ground where items 10 and 11 are located will be mulched with wood mulch.
Lawn areas between units and along streets will be sodded or seeded and irrigated. The areas
labeled 9 will not be irrigated.
Sincerely
~' / I
/ 1//.
//'ti l'if 4^-.
Michael Cyr
.
.
2 of 2
.~~~.. '~~. '-~D
~_ __, _' ",.' f
-- ~_. ....--_....-.....-
-- - & .-;:...
111,i~~~.:P~...."-2~~ '7 ~~",~lA,',
. . ' --..,,-;;>:'".. , ..~. ~...... . . I
_ ~ '\I., ",'HA _ .:',. ".- . :=.. po -- ~
-. ...... ".';. -- .;:~ \ ::::-".....
--L.\J.
:;.;... .,.
_._-~
\-.-. -
)
" --
r- ~
- -- --... -.,---
)/
.-- Gf- -~ --.---~-._-
_ __f'--.--- L..__.r L__1
-~ --_.~ --- - '---e-- '-is --.
~ ~-- '8-
1
---
-. -..
.L33(LL8 ~/r .9
--1-
_..~_______.__.~r~_
.----~.........~~-----
. -~~-~ ~......~
--
-----~.----I- - -
~------- ~
--........- - - - , ._-,.
~"
e~
1........._ !1.....-~ -~.- -----'"-
/
~C-
{2;
'........... -0
........
"'\
e
6
'..",1:\ ".
'"
--c;. ,
~
w:
[OJ
~
~
.....
~
~
a)
~
~
~
LI
~
<--
~
0/
t::l-
~
...
NOUdl~:JS30
I .. I 00661 'ON '6o~ :OlD(]
....-1---.- : O'elOZOI :'ON JlIJ J.l:IYlJoa Nor :pou6!S
I.. .. .L.__J lSIX] :]11J :lMO
I.. .~ ----e5ii':J.B o]lf:J3H:J
).-- --. n_ I I ~:AS NM~O "DlOlllillUU1.. )0 III\O\S lII"n Jt! SMDI 1114\
I I .- . Jlllpun JMUI6U] IDUO''''JWd p8.U.~ ~I'I
. __ mo_._ 8)1r -AS NOlS30 D Wo 1 lOin plID UOI.*!^lodnCl l:M..IIP A'w
3.1VO ~~ lO/r;,/Z :3.1VO 'uart::,r;,.;: ~:td.<q,,:u:::c~~:o lJ=4J I
't't'~"~W:J"li.,V, ~;.(y,.~ l,t1ii!f{."t'~'Ii','-tlU ~'n~
tU~''-9t1('W Hft '.ifJl'~};:*I '\;f]lol;J~.; ~,s~H ltt:.tA':\
~JMf}j].3NrJ~~"~f~'lg 11.,I,~
j'~;LI" ~^~~,i (IN''1 ~ (( I
'::')NI'S;;U..YI:)OSSY II \~\\
NOSU303d 'JJJVOOS"-"-
NVld 10~lNOONOISO~3 ONV
~VNIV~O '!)NIOV~!) A~VNI"113~d
Nri 'Ol13011NOri
S3riOHNM01
3DVlll^ lS3M
Ii 1
.
'I 1; i ~
g ~ tJ i I t It I
i s t t I 1;1
'" - I I J ~~~~ t 11 ~ it r .!l! h
!!!
"'i Ii! I ! illl' It ! I~ i if J! iSl~ it
~~ JJJJi ! 81
81 ~ ! ! It'll if1i-f It IIJj Iff!!JIIJJ!~ it 1111 ,I .I!l I'
10 ~itJ!JI. II IiI ~ll.1 III
...0
~l '-, ---D--- S' ~ L J-; J f f f f f f f f ! ! f f f f f f f !IfIfIflllll ; 4 ~ fJl1l1 hI! 11
~I:l -
H w '. !; it! !I{'llIV
>-....1 ...J C!I (3 ! 8 jij1 i:J El BOX --<;>-- U @ ), $ {}. i ~ ~ r\, 1 I I ...,..1
........1 <( ill If is I Iff {II! 1"
~o u 0 . 1
u.... 0 VI
z< ~ : Ii I,I;! Il11t1n!
ib .\ I I I I
....'"
w ~ 1 ~ ,lilllfllll! Ilf'lj,
z
z S'
:i z ~J.. ..iL ..i; JdL.:
I-
U.I
UJ
>- /
a: - . /
c ,
z ~ /
-
:E
-
...
U.I
a:
Q.
,',. ~,I
'f
. /
1_." '
i ' . .
.,.' t)" !
"';1';,' ~/t
, ! I. i .I'~
':1' i I
.:' :
. .-
00661 'ON '~.~ :0100 ~~tw;-~.t ~~ t~~~~1: ~t;1U '"
O'SLOWL :'ON :nl~ .LllV!108 Nor l~~-~ H" 'H::!.'lt.y~ um.j~ i<iJ':!i.! ~/(,.,.'~ NVld A11l11n A~VNIViIl3~
'poU~IS '"""" "I
-- O~d ::nl~ ~MO ~NI~, iNION; ,,^,~ ('{ NVi 'Ol13011NO
8>1r:/.8 OJ>I:J3H:J '" ~ml)'"3^}V1., (Jf>l__! (
N3r :/.8 NItIVlIO 'Q\O..UUI" JO ')olS -lfl JO *",01 -4 'ONI 'S;U YI0088V '1\,,\ S3ViOHNMO
.- 8>1r :/.8 N~IS30 ~un J"UIftu] IOUCI''''OJCU;:u8O!1 ~u NOSU3<13d · .U:lvtlOa -, 3~Vlll^ 1S3
NOIJ..jI~:JS]O llVO 'ON ~0/<;/~ :llVO J~~D~ ~~IA ~u~~= .:: ~:,t .<;
^3~ 'uon-oOIJtMd. 'UDld '!\It l-tl~ ~.:) .<<q...." I
'" ~ I J~~~ I
!e 111 IJiJI 11 I
lo~
NN Ifl~~JI!in!
8' 0 I I itill till It Iii
, ~ 53 -t
~l '..--D--- ~ ~',lllll' II lilfll,.,l '
~tl ~ . it L Iff f f f f f f f f f f f f I f fIll flllfl!lllll
'!H: w
, ~:l ..J ,-, L1 i 6 jii i:I El BOX '9' c:' 8 r -$ 0 . it, r\.1 ! I ......1
-0{
oe u 0 .
0 Vl I
. z<
I - f-
~Sl I I I I
'"
z ~ 1
z
:i ~ l;!
- I-
~ W
UJ
') >-
]I a:
c
- Z
I -
:. f _/'0. I "
,::'''';\'': ,/ I
- (.:......'j"' I d ,~, / ,
~ .... I I,
') W
a:
D.
:J
~
I
j
:I~-
d
Vi
1
M
:Il 1
t J ! ,) t It ~
f~ t ft I, h~ ;
I~ t 1{ h il~l!
Ii IS h t J ~ d
J .nlH [{ hi! :
s! !~ III ~ IF i~Hi -
ilft!jisldf f{ili:
Vl 1,11thl I'll lis-
'" hi l~hl ~f ;.1..-
~ HI It if I h. liftl :
z ~.cLL1i"..l,t..fdL
/
I
(". , :~
.,:, {',~:, ~ .\\:; :"i
,.., ~ '~J~ f..,; ~'; ~:
f
--\:
\
I i ~
: I ~I
l ,~,)~.",~.J
. ',' /
..! 'K~ eJ:.
1 ~'~ I
~:,~'j
t "
, h
, .
- I I I
00661 'oN '&o~ :0'00
O'SIOZOI "ON 31L1 Ul't'l108 Nor tt~~'~"'~M ~:"~i't;~L~:lA4 lV1d A~VNI~n3~
!SIx] :31Ll 9~0 'i>ev61$ '''0
~:All 03lC:>3H:> ~m.t~ ( '1 N~ '0113011 NO
~'All N~VlIO 'aaOMU/,I1rf ~o 'IO\E .~. jO ...."l ... "-~~~~~~:,ijfySvS:o'=..' . S3~OHNMO
T~ I zn'-lz-'1' ~:All N91SJO "'-pun Jetlil'U] IDUOI"'~CLI~'U.~ "i!lP
NOUdI~:)S30 3!VO 'ON ZO/~/~ 'J!VO ~:au~iI.,J ~~l":~~U::; .~~ .~ ": 3~V"'^ lS3
i\3~ '''onD~I.:l4IClI' 'I.iOtG ""l )0\11 ~llJ.; ,(1I".t.t
~ ~.~
.~ ,
;, ~~
~I ~~
~ ...1
:r i~
I) t:~
~ij
t
I
';;
,.
f
~
.s
1
~ I
li ~
o
if
f i
Ji
~g
~ ~
m
iii
a
..,.
... ---- D ---- Ii iI ~
W
...J
<(
U
Q VI
Ii ~
;
I
(.-
/
d
~
1
M
'" ",J 0 J!
~ fJl:J ~lJJo;li ~'i~'"
>~ .s 'lioJ 'Ii 51 3 ~'Ii;j~J
"2 tIlif 11IJ.;h:i l ~l:.!l
~~ dlij! i~~il'li,~;ji J 'lir~~iJ
S OIl I Gl .sH J I 0 .Ii
t f;~f~ J:bo r!I~1 f I d.s
i! 'lid I ",,s'd5,:,,.1 ilUJ
~a l~i~j ~g'li&J'fijj l ~ffjf
h ,or Xl:IU a ~I t 'li .-f ::l ~
~~ ~l~f; t~J~~t~!J: j ~fj~J
e~ 1!~Jo llilj.ll~ffl~ ! ~i,~:~
~~ .sU r ,sl..n"ji-af j & ~,s",
i~ fl~t", ;,f1i$1 1141' II i.1:i t
~-' ll'~ pIHj;J,s~ j J.sti1 1'''
18 j'li1,,]! F1UrI! shf l Hd)1 ~ t
~ tif..1Jl (~f6I1U~l! l; If....~ i ~
~ j J:i :i!JU;!JJ f o;jt~J ,;
31 j i)e .rf,.i.a.&::!,s 1~)!j ml
i;f iJ~IJI ilbnUif; J3il. Ii
h 1. IJJ 1 ~j
J
.2 :g
j L..
" -.. .!!~ i
6!l1 lIlll ~",:ll _
jii;>;fj ciliR ~ ::::z-!-: ~
l:o:ll18 .!::: 'll"':lJ.c "
"'", I ,gi~ ~~lloll", 15
"-:ii:l~ ~ oJ. "-_,g" E
~1l~lhl1J 5fj'liE If
.rn;ig~f:l!E" ~"':I~ ~
......lij :I"':I~ V1 III
m~ .. ~ ·
z~ 15 g
~~ ~ ~
~
i
/
/
i
i
I
t
I
I
....'.'0
'''''"1
~ j
\ .
<.. I
.J
.: ~'X:.~-.:r~j' ~,..
/
,~i
a
~
...../
'-"-'-.0'", --_','
---r -t
I
I
,
I
- - -- - -1"
, -- -.-- --I
I
I
I
I
I
I
I
I
.--_J
-- -- --I
I
I
I
I
I
I
,
,
-___ J
-~ .0-"'. -'---..--------.--1
-~M~._--r .... .
---- -. - - - -,~ ___ -. -- - - i--_-_-=--=:-::.~~=_~'__)-
, -- -- =~ == 1-- -- ---- -.- -- - --- -.- I !
- - - I [ ;____
/ - --,.
I / =-=F-::.- '='
I /
~ ~~c
j w::f~ / /
u. ~;!:;;l IL
~ z~li:z 0 /~
o .~a w /
~~~~~ ~ / .
~au . h::..-- - --- - - - - ---T
~ ..I/)~I--Z a I/) "-..
~~~~~~ ~~,
w~~u..,~ 1/);1:'
g:l/)a~~a ~o"'"
I
I
I
I
I
I
"
"
"
"
"
"
"
"
"
/
/
/
,/
"
"
"
"
"
"
'"
,
"
'"
", I
~ .=-::-.::;:!=....::::..
'" -_J
- .- ~
I ::;
'I'
I .. I
-.1..--_._/ !l
=:J__. 'I'
. " ~ 21
I !
/-.-,,;-... "1
::::::::....--::--t=-. _-C.-' I
~
~ I
'0 I
-'-f
~ I
--t I
-::- L J ~/' ----1 l:!
,I I' - _ _ _I _ '._ _ 9__:___. J
'{J --- - -.- ',. {_ i: ~ I
t"-.. _
'.
.
'~." :0
I)IC-- :0
: ~_:D
I
I
--0;' _ _
0.
I
. ,~
[ ['-r, -]1 :,l=--?--~~., ',!;-~~,
I ' .,- -t:j
c- U . ;'j ---'=
00661 'ON '~l!
.LlMl08 Nor
:pou6,s
:01O(J
t~~~~i"~.1H ,m:rf~'Y.~'lMi
...
c:
w
en ~
w
W .
~ en
~ E-4 >
~
0 c:
c: U'I
<C N
CI'J. .. n
g> <:;
J: I- W Ii
~ ~; ~
- ~ ~.g. >
~ E-4 Z 0..<: L
~ ::I!" ,-
I:; _.
~ ~ .-
< <C W I- /"
~= C
~ 0 ~ > en en 06 '-
., ,,-
UJ U ~
~ W c: ..J"'~ w
z 0 ..J
<C ~-o-~
Z 0 c: 0
z
CI'J. Z
-
~ CI'J. c: 0
-
I_I ci < ~ l- I-
.~ ....I - Z en
-I] ..J
...J = 0
W W ...
--- Z
~ 0 0
. U c:
~ - -
I I- ~ a.. <C
z Z
- ~
I 0 0
0 C
~ c: +J 0 <(
~ 0'-
- Q)+J I-
en III '--, 0 0
~ o y
All lB 11
NOlldll!:JS30
O'1l10~OI "ON 311j
l!3^O::J :n.! ()/AO
811r 'J,8 Q]ll:)]H:J
N3r :A8 NM~O 'l)lOtl'Uu,n l() "DlS ~ 10 .MI)I _"I
- -r I ~:AS NfJlS30 "pounw~~ul~~~ ID~:~~~~~:':;- ~:
3lVO 'ON 7,O/fS/Z :3J.VO -'-pvn .10 .w 4 ~Dda,;d .D'" ~ JG
^3~ 'UOn.DOUIMd, 'uDfd '14. :JDlft -<4.RJ~ .(q~ I
133HS ~3^OO
NVi 'Ol13011NOVi
S3ViOHNM01
3~Vlll^ 153M
:lNllrld\'n (1"
~INafnN~f{3 '"HiHJ ~ -
."".." ('MA]^~Y.:; ON'lI'"l (i '''._
'ON' 'S3! YI0099Y 't '\,!,
NOSH:ilCl3d '!UYOOS -"
I:J ]
NOI1<lI~:>SJO
1/
J1YO
'ON
f\J~
~ ~
'"
;g
I
o~
8'"
~.~ 0
....
...1 ---Q---
"'" , ~
...., ., 3: -
fe: w
:~ ...J
<(
U
-< 0 Vl
...
-0
~
2 '"
z
:i ~ ~
'---..
I
/
,~
"i
/
/
~ I
" <(8 ('--"'" I
"j p'. !:;i'd'_"C' ""'/"
~~~~ i"'j~~> ~tB III,.
''!I~~,,~ ,,'-;"<, " I 'I
/"~~" ~J.;'~~' . I "j
.. -- ~- -lk,/ I'; ::r'-.f)~,..,'. '-+---.; . J ' I ,'II;
.....-.. '.. 1....4 4 ....,...', )j '-" "1'---" !
",,~ 1"Il . '<"'., ,i, -'~ -- --L
.", ~ '. ~.~ ....... , ....... ,!-.,;,...-.,~ ",-v;f' ~).~ ----- r'
,"f.),.... .,---/'~_!~"'.~..,..j<~"tl'~' .j!
'".,J., ll' ,\ ~" . ,,, ",~r.:);:'{. "'t;:~!
I,' r;> . ,~,.,-.,,,, :........ I ...~'!'J.:~il....._ ,.
r i . ,",-" ,. ..
00661 'oN '1Io~ '"IOQ
llMl08 Nor
:pouO!S
O'S WlO 1 "ON 3lIJ
!SIx:} ')1lj ~"'O
-----alii' 'J.8 Q]~:)3HO
~ =).8 NMVlIO 'D~O"UU!" jO '~olS "4. ,() ''-01 IIf'
~. J~1'l .Je,ul&ul IOual.",OJd pnU41~ "'np
S>4r -AS N~IS]O 0 WD I lDln ~ua . UOI_INifdnt ~~p ~
lO/fill :3.1\10 .uon~:~~ !~d q.!:J~:td.<,~~~ .<q...~~~
...,
o ~
.. : ~ .rib Vi
-Ii. 5015'" J;l:l~
~. .3~~iJi ~ i
~ ~~~.sif. '0_
. --Ii ii-w; -.s i:
l 'l>'l>'l>l~:;l-!! f]
! h!~;U = i
-~i:l~olIill ~~
i ~ _ eo M
~ ifJ;n~ ir
: i ~h", 8 ~;:;
e d~:I"'O!! F= ~
.. "'s <oJ ~ ~"
~ 51 .,~ =- g
f 6'OgJ'...~.,; 0 ~~
8 ':fl!:H 'O;~
<5 1l.!i l: ~,,- "" '"
..J --I B'~"U i5 >...,. :2 0
g j"~:;l~i~ ~ ii "
~ ;! ili!=31 J llj ~!
2 O_o2;....~~ Vi~...... j-~
~ ~~iB::Q .:5~~i
~ gCJ:ti.3:5. S ". .~
a "" = 0$ i 'll-;; ~
.. 1I5 ~.I 31- '" ~ . Eo
~ .,; ~ :~ii 3 fil i!l
0.>,.3/. -0--;; ~ ~~ bli
i5a..'l:"...~.S\l: 'l>oe..,
~ "'"6 o(.llt\lr-.i~~= ~ l"-
e,.-j'" lni(;S~i>'~~ i i~;
>- ,I; ..KOjlo 0:2 : 0
... N"S xiiius i 0 g. -w...... g'...
ffi~~iD"O 8;B.'~~:sIA~i
(I; !l <: 011 i ls a go., " ". ..'l",
; jJ ~'l>,s,g ~~llI ~ H ~Jl
I
;
1._..
i"t0J""ll'~"'I;;~.1. :}("fj r.~-'~?'Jt:1U. :nt
}"'U.""'~.'\.ii' ~ 1ffiO'.~ ~1.l.)~,(,S .~J ~..I)s";\
n~il1Jl~~l;leR<<f(f
':)HI'S:SU Y'~OSSy 't\;J
NOSY3Q3d '.luwaoa'O'
~ 0.",
411I; ae:m a u~.....
~ ~x:;tJ e.t=-O: o:~ 0
<l 3115iob ~ssl.. 0_
..... <'3 --. !~2o-i1l8'i
>" _Iol~ .'0~~2S66
i:?~ h~f- r ;tl:ir.lJBhi
I!J .~s! o.~6S'Sg8o'i
~..~ ~lR ~ is-;;'us.!d!
C5 f,JVlI =5 ~;q~ """,,Q;,ij
al ~=.... QI c.iS;fj......!!... 5 v~
li"''l>';'S 18 ~f: fE~~ ~
OC :a~>.O", itiS~ 3Ql'Jo.!
lli:~ 'S-I\j!j s1.rHI..'l-~
/r", a~.'" ~(i,j", ~'i E
~S ;; ~~! I~Hf ~ J~:
o ~ =h:t: ~" J;lll1l~ J,s
~~ e!oi s~l~"'Ii'l>~=~
t~ sfg;~ i'S 1t!Hi"~;
d~ BF=~ "'~-E~oO ~
~Q 2:5~-:.r ~ n.:~'E O\~ : &
;z;:< CJliiO'CI "Oe fi- o~
~~ .. .oa.: Cil.!2'lI !~.!&
3~ ~,hh .P o.~ ~j O~sfj
lI.... S ~...J .... >.+1'.... -g 1::=
~~ ~'S~a~ :~I&,,~5E~t
"I;; !fK~~ !O:'Sfj;j;!;l i
~ "'."'ill . ~"~ N .. of!.
..c: g B~ 0-< Clii.R't';S~, i}
::; 2",a". "'-1"I.~i. "
o I!) 'iiili"':5 n_BolIS~u a
...2' II::: I." ......... _; .....
.." J; 6is "'Ii iiO~'S.,.~=
!;lS "S" ~ ~E=~". "0<
....l';o o:!-uii i tnU i.s=~,J!
~li~ in ~E~ CD Eh",s HU
~~li o.~" lih 'l!
a..iC::s ~::II 8m=.c;;: U otil;
6"fj ..
jll",:;l.
tlo~:5:5
~ ~~;~i
J ~H ~i
~ ~ M'6 ~]
~ l~ 0 Bs
1 I rlls
. ,.
~ Hrf
'l> .,;ll.,J",
'Of"'.d
~ ~ Hs ~
Ii O"',l =
i -'lli,i~
f !I;s~:
0; f.,J'.o.:O~ >..
l -;;::..0.
~ ~~;H; i!
: ~~drll -.~t
- ll'~ ~. e
'0 :S~:~ij ~'O
i 1l'" gh'; t!)
f ,ili~l;o _~,III
: Ii 001_ YO
R E ~"': Co'"
l 3s!Hs 1-!!
H
SJ
1 Vld A~VNI"113~d
Nri '0113011NO.,
S3.,OHNMOl g
3~Vlll^ lS3M ~
'"
11
o
'0
il
..
<
g
.;
-S......N
.!l !~ Ii
jv;",~ .!'
=SZ,..., l;
-li"'::E'j' ~
a'" 0'"
Q.l~$'J E
~ :;::;- ~
C:('oIf~~
eNOf:D
1.J,."'::i........ "
<
Iii '" .
Ct: ...,
.., .,: c
ll; "-
oj ~ r
>
'" <:
'" <
r
II
~
~
, is
~
-g -'"
".., II'"
",...0", k::l
~ ~ ~ ~ VI Ln ,...
.,,_"'co ~..;::
"3~;i'~ ~J)lf
a...!!~~ O-;;2~
~~,:,;) 8~]N
~ l:;e -ligj<:E'
........cii-CD........ir-..~~
"'13
~>-
~~
2::>
"'Ill
III
ffi
z
"
o
F
1 1 \
i ,
! :;
,
,
,
, ,
'( \~..JL.;~:~i.~'.'
',<. .
- ,
.. -',
$:.', '~'>'
~..~l \ ..~~
r~'" \ \.\.J.:. ''\
\~~)... '.....~;I,
('~"-' ~ t~~-
, .-
'\ ~ ~ -
r .'__-... ~
. .>.:~~..
, -