Loading...
7.b)2) TKDA Memo-Bakken Minor Subdivision . '� .b��, � 444 Cedar Street,Suite 1500 Saint Poul,MN 55101 651.292.4400 � tkda.com TKDA Memorandum To: Scandia City Council Reference: Bakken Minor Subdivision, City of Kristina Handt, City Scandia Administrator Copies To: Scott and Cheryl Bakken, owners Ryan Goodman, City Project No.: 15253.015 Engineer From: Sherri Buss, RLA AICP, Routing: Planner Date: August 12, 2013 SUBJECT: Bakken Minor Subdivision MEETING DATE: August 20, 2013 LOCATION: 11489 239th Street North Scandia, Minnesota APPLICANT: Scott and Cheryl Bakken ZONING: General Rural (GR) District 60-DAY PERIOD: September 10, 2013 ITEMS REVIEWED: Application and Preliminary Plat received July 12, 2013 BRIEF DESCRIPTION OF THE REQUEST: The applicants are proposing to subdivide an existing property that includes 2 parcels: a parcel that is 33.2 acres in size that includes the existing home, and an outlot that is 1.79 acres in size (shown on the aerial photo labeled "existing conditions"). The total area of the subdivision is approximately 35 acres. The applicants are proposing to create one new parcel that will be 10.1 acres in size, and the parcel with the existing home will be reduced to approximately 25 acres. The new lot is identified as Lot 1, Block 1 on the Preliminary Plat. The applicants are proposing to e�end an existing street and create a cul de sac to provide the required access and frontage for the new parcel. The property is located in the General Rural (GR) District. An employee owned company promoting affirmative action and equal opportunity Bakken Minor Subdivision Staff Report Scandia Planning Commission Page 2 August 20, 2013 DETAILED EVALUATION OF THE SUBDIVISION REQUEST: Comprehensive Plan The Comprehensive Plan includes the following goals related to the General Rural District that are relevant to the proposed subdivision request: • The plan encourages residential uses and a mixture of lot sizes in the GR District, with an overall density of 1 unit per 10 acres. • The minimum lot size allowed is 2 acres. The applicants are proposing that the existing single-family residential use continue on the existing lot. This lot will include all of the existing structures. The applicants are proposing that a new single-family residential use be developed on Lot 1. The overall density of the area will not change as a result of the proposed subdivision. The lot sizes and proposed uses meet the ordinance requirement for the GR District. The qroposed subdivision is consistent with the qoals in the Comprehensive Plan. Density and Lot Size The minimum lot size in the General Rural District is 2 acres, and at least 1 acre of buildable area. The proposed lots exceed the minimum requirement. The applicants completed a wetland delineation for Lot 1 that indicates that the central portion of the site is upland, and that the site has more than 1 acre of buildable area available. The existing home would remain on its parcel, and one new single-family home would be developed on Lot 1. The subdivision meets the lot size, densitv standard and buildable area requirements of the GR District. Frontage on the Public Roadway The Development Code and Subdivision regulations require that new lots in the GR District that are 4.0 acres or larger have 300 feet of frontage on a public roadway or at least 60 feet of frontage on a cul de sac. The existing home has access from 239�h Street North. The applicants propose that an existing spur from 239th street be extended an a cul de sac be created to provide the required frontage for Lot 1. Lot 1 will have approximatelv 350 feet of frontaqe on the proposed cul de sac, and meets the frontaqe requirements. Accessory Structures The existing parcel includes 3 accessory structures: a garage (2100 square feet), a pole barn (2240 square feet), and a small shed (120 square feet). The small shed does not count toward the total square footage of accessory structures allowed on the property. The total square footage of accessory structures on the existing lot is 4,340 square feet. The Development Code allows up to two non-agricultural accessory structures with a total area of 4,500 square feet on lots between 20 and 30 acres in size. The existinq parcel meets the 1 Bakken Minor Subdivision Staff Report Scandia Planning Commission Page 3 August 20, 2013 code requirement. Future owners of Lot 1 would need to build a primarv structure in order to add accessorv structures to the lot, and will need to meet the other code requirements that applv to accessorv structures. Wetlands The applicants completed a wetland delineation for the proposed subdivision. The delineation indicates that approximately one-half of the parcel area around the proposed cul de sac is upland, and the outer portions of the parcel are occupied by wetlands. All wetland locations must be protected by a conservation easement to meet the City's Subdivision requirements. The wetland locations and proposed easements are shown on the Preliminary Plat. The City requested that the Comfort Lake-Forest Lake Watershed District review the proposed subdivision. The District indicated that the subdivision will trigger the DistricYs wetland buffer rule. Within 45 davs of the date that the plat is recorded and before anv land disturbance occurs, the applicant should contact the District to obtain a wetland buffer permit. The instrument that incorporates the requirements of the wetland rule and approved bv the District will need to be recorded aqainst the propertv with Washinqton County. Setbacks The required setbacks in the General Rural District are as follows: 40 feet front; 20 feet side; and 50 feet rear. The structures on the existinq lot meet the required setbacks, and future buildinqs and structures on Lot 1 will need to meet the code requirements. Wastewater Treatment The existing homestead is served by an on-site septic system. The applicants submitted a soil test report with the application that indicates that there are suitable soils available on the site for an on-site septic system. The applicants or property owner will need to obtain a septic system permit from Washington County to develop a new home on Lot 1. Stormwater Management The proposed cul de sac will require grading and land alteration over an area larger than 1,000 square feet. The applicants will need to obtain a qradinq and land alteration permit from the Citv for construction of the cul de sac. The City Engineer's comments (letter dated July 25, 2013) include several comments regarding grading and drainage that will need to be addressed during construction. The Comfort Lake-Forest Lake Watershed District noted that District permits may be required when a new home is constructed on Lot 1. The applicants will need to obtain any reauired Watershed District permits. Access The existing lot has access from 239th Street. A new cul de sac is proposed to provide access to Lot 1. The cul de sac must meet City Development Code and Engineering standards. The City Engineer provided a comment letter that requires that the Preliminary Plat be revised to 1 Bakken Minor Subdivision Staff Report Scandia Planning Commission Page 4 August 20, 2013 meet the City's standards, requires some supplemental plans and information, and includes requirements for coordination with the City and utility companies during the construction of the cul de sac. The applicants must revise the Preliminary Plat to address the Enqineer's comments and meet the Citv's requirements. The conditions require that the cul de sac be constructed before a buildinq permit will be approved for Lot 1, or the Citv Council mav require a developer aqreement with the applicants that specifies the schedule for the construction of the cul de sac. Easements The subdivision regulations require that proposed drainage easements be included on the Preliminary and Final Plat. The proposed easements are indicated on the Plat, and meet the ordinance requirements. Park Dedication Park dedication is required for new subdivisions. The City has the option to obtain park land or collect the fee in lieu of land ($3,000). The property is not within a Park Search Area per the Comprehensive Plan, or within a proposed trail corridor, so the City could propose to collect the park fee of$3,000 in lieu of land. The Planning Commission may recommend whether the City will require land dedication or the fee in lieu of land dedication. The park dedication requirements will be included in the Developer Aqreement for the proposed subdivision. PLANNING COMMISSION PUBLIC HEARING AND DISCUSSION The Planning Commission held a public hearing on the Bakken Subdivision application on August 6. The Commission received no verbal or written comments on the application. The Commission discussed the application with Mr. Bakken. He noted that his plans include selling the existing home and lot, and building a new home Lot 1. The Commission asked if the 10.1 acres included the cul de sac. The applicant indicated that he would contact the surveyor to determine if the parcel size shown on the survey included the cul de sac. The surveyor indicated that the 10.1-acre lot size shown on the survey does not include the cul de sac, and submitted an updated survey to clarify the parcel size. The Planning Commission recommended approval of the subdivision, with the conditions proposed by City staff. ACTION REQUESTED: The City Council can take the following actions: 1. Approval 2. Approval with conditions 7 Bakken Minor Subdivision Staff Report Scandia Planning Commission Page 5 August 20, 2013 3. Denial with findings 4. Table the request PLANNING COMMISSION RECOMMENDATIONS: The Planning Commission recommends that the City Council approve the proposed minor subdivision of the property located at 11489-239th Street North. The Commission recommends the following conditions for approval of the subdivision: 1. The minor subdivision shall be in substantial compliance with the Preliminary Plat submitted to the City on August 9, 2013. The applicants shall submit the Final Plat to the City for approval, provide copies of the deed(s) granting any required easements, and provide a copy of the document showing that the Final Plat was recorded at Washington County. 2. The applicants shall revise the Preliminary Plat and provided additional plans as requested to address the City Engineer's comments included in the letter dated July 25, 2013. 3. The applicants shall construct the cul de sac before the City will approve a building permit for Lot 1. 4. The applicants shall pay the required park dedication fee before the City will issue a building permit for Lot 1. 5. The applicants shall complete a Developer Agreement with the City for the proposed subdivision and improvements. 6. The applicant shall obtain any required Watershed District Permits. 7. The applicant shall obtain a grading and land alteration permit from the City prior to beginning construction of the cul de sac. 8. No accessory structures shall be constructed on Outlot A before construction of a primary residential structure. 9. All construction work shall be completed within City-approved working hours. 10. The applicants shall schedule a Preconstruction Meeting with City staff prior to any mobilization of construction equipment or material. 11. The applicants shall complete a Gopher State One Call prior to the start of any excavation work. 12. Buildings or other structures developed on Lot 1 shall meet the setbacks, dimensional requirements, and other standards included in the Development Code. 13. The Applicant shall pay all fees and escrows. 1 CITY OF SCANDIA, MINNESOTA CITY COUNCIL RESOLUTION NO. 8-20-13-02 APPROVING MINOR SUBDIVISION FOR 11489—239T" STREET NORTH WHEREAS, Scott and Cheryl Bakken have made an application for a minor subdivision for the parcel located at l 1489-239`� Street North, and WHEREAS, the property is legally described as follows: Parcel One That part of the Northwest Quarter of the Northwest Quarter of Section 5, Township 32, Range 20, Washington County, Minnesota, lying West of the plat of Shady Oaks, according to the United States Government Survey thereof and situate in Washington County, Minnesota Parcel Two Outlot A of the Plat of Shady Oaks, Washington County, Minnesota, according to the recorded plat thereof, and situate in Washington County, Minnesota; and WHEREAS, the Planning Commission reviewed the request at a duly noticed Public Hearing on August 6, 2013; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hearby does approve the minor subdivision of the existing 33.2-acre parcel and 1.79-acre outlot at l 1489-239t� Street North into 2 parcels, including Lot 1 consisting of 10.] acres and the existing parcel consisting of approximately 25 acres. FURTHER BE IT RESOLVED, that the following conditions of approval shall be met: 1. The minor subdivision shall be in substantial compliance with the Preliminary Plat submitted to the City on August 9, 20l 3. The applicants shall submit the Final Plat to the City for approval, provide copies of the deed(s) granting any required easements, and provide a copy of the document showing that the Final Plat was recorded at Washington County. Resolution No.: 08-20-13-02 Page 2 of 2 2. The applicants shall revise the Preliminary Plat and provided additional plans as requested to address the City Engineer's comments included in the letter dated July 25, 2013. 3. The applicants shall construct the cul de sac before the City will approve a building permit for Lot 1. 4. The applicants shall pay the required park dedication fee before the City will issue a building permit for Lot 1. 5. The applicants shall complete a Developer Agreement with the City for the proposed subdivision and improvements. 6. The applicant shall obtain any required Watershed District Permits. 7. The applicant shall obtain a grading and land alteration permit from the City prior to beginning construction of the cul de sac. 8. No accessory structures shall be constructed on Outlot A before construction of a primary residential structure. 9. All construction work shall be completed within City-approved working hours. 10. The applicants shall schedule a Preconstruction Meeting with City staff prior to any mobilization of construction equipment or material. 1 1. The applicants shall complete a Gopher State One Call prior to the start of any excavation work. 12. Buildings or other structures developed on Lot 1 shall meet the setbacks, dimensional requirements, and other standards included in the Development Code. 13. The Applicant shall pay all fees and escrows. Adopted by the Scandia City Council this 20th day of August, 2013. Randall Simonson, Mayor ATTEST: Kristina Handt, Administrator/Clerk � +:q � ,l^' � �.'< � '6 c ��� � Y Y� 1 �" ��'„� ? � �.a'�' `�" ������ �.��� � � �;* �.��� � � '�'it�""' �� vi'. ` �i J ��. ' ` in _ ' .e�"a= �h�s�#�t' '-".��s� �; ^ ,a <.�� ^� r. - � ,,,� �� ��.� • � h � �y, • ,,, '` "''���N .S^: ' _� � � . �` c� � s `.g ���= ... � ' � _ �'�' PT ..=" .. ,�r.� � * � J �y..., a.. • � � • � x ,� ����t .r �r ,^� w ,�� � * r „�e: � ��•�, � „'; ` . �$�,�xi� �R '" • •• r• ' � +i f''1r +�:, "� . `� . � .��e «,�` �` .t �. r.$ '� -M i� ,,� '�:gp* r F�'� `_ _r°`� fr, � '��'a�� ,� ,D'6 ��*�.. �°�� e t�' ��xl�,,, - �q .. X F�,c�',. -r� �4• .a,a'd"�.,qy, �gy�t �^' 2�'w , y.. �. �, ry ,�i"" ,..�^,y 'w`�'S a'�b ,.^' ���' �'..p , � �� 5�,1� aY' .�3..� �,.�``'� �.„ .� i } e : � �p•��,7 '�1,,y�,�� J$ ,,. Rt �.: ,� . � � �, ,�. ..' . ; :w :y.y .Wr r� � ,,�,�,�, �� #1.,�'nM r- ... -��'•� �`N,.'� M.a� '°` ��,�8'� f' r`v4. } r�� ��y� �`.�.�,' �ar ; � ..�` � ,+ . ,3t� !�` �u, y�k; �, �` � �� ��,� ,�`'g� � r� ' '� �� � �'��` '" `���': �.� 'i���`..� �� � > D , , h��: �� � � .�:� ��� ���� �� � � _ � � i / �� � .... � w:. � � .�,�:,�y'C a.� ��,�, . .����.��-`� � ���"�����,�y �_��` .`k,' ��'a+/� � ...i 5 �3"Ny � .T � n f�a t� � '-�y�R b "h5, y� N � + ,� �r` �i�� }yg �a �� �� � ,� '� � t `�' w ,� ����. r*�,r � � 9�,,,,�.`�Y�-a �a,, �fy� -. :.,, � { ��� . �.. •�.t'wA a r ��. �' ��1 .�'$ '� S' +�*��""�a ° k Fy�x 4' ,+�, ��,¢",�. �� �r '� ��� �.,� ..#�;.�� +�. �+���,� m,.::v�� � .f�"_w�„w��.� g�, �� r = r�: � � ��+ �,�' ' : �^ .' � ak� °"►�t�. � * m ,�. � 'c�' � U , ,i„� ��,'$'&,�'TA �y T �R�d�." ,ri.'kn.� �# g j �'� �d Xy S r "w.. �"'d" �'+':,.r ��y's°'a",�� �# ��"� :'�� �` _ �y ��,� a �a'�• 3 � �F � r �3,+L`� ��-,. ,. '"R�" r . ,��'C�t . i�v,t�r. �p.a'��� v�*�'.. � ��' ` � � - �,r *�' �'�.4,��wyGc "' .a �r.."y �'-.�k"�� ' �''� x'� "}�iy-;�;�y.k.'� . O }� ,"s^��Y�yp�' � F` yt�. '� ���� 7�? ��::3��xw �rM,.z #� � �� `�'�. ''�,�y.9 .. 2 � � �' 'F � '^' = a. � �/Y��� �� � �� :��C'F"+x. Y 'F � � �`�Y' �^.�s�a`�J s� . Jy r i�'� ���a..�us�s�} �+�,�,".�;,�'���# �'t �t �> � O � �' � �� t;�'• � ��•� `' �'' ,�s��-+� > { � � � � t� � '��� '��pt� �-�Y ..@" "'�i. i. `V � €� � ���,� ',� �� ,, � _ . �`y�� �_,� ;�r O " �: � ;� . , y' �r' �, �.y - .�qr4� ,�. e _ '� Y w !e'` � � � � 3 - ✓>i . '{'!� r'�'� ,.'� � � . � •_ �`: :..1"' � �� , ��.. . �`:�� '� t �� Nf� 7 ����s�'= � �� `` � ��� �~. �� -� `. N �� � � � �" � - -�"� Y�� ' � �` � a.. .#� •� a � '��� �� �r, x`,�4,.,�� J . ������ ��f .��`,�(r�h . N � .f : : k , , � � � � .�.,� �� ,. �,� .� �,��'� �� ",�� :� � ,�,.�. - • � `_��,�'=�;�;'�� � O �.o o'� *� ^ s *� �'. ,' �e';� .l ` � .`�;` �.''� `�€ti '�-'s�"°` ''d A �'" �9 � �' . � � ��;�tCi�;�"'y,,�{�'`' ,�. �''�� :�� `�- ,�"--� .� � N � ,n N . � b�K �� � � 1 �� r"" �� rt, ti �" ,�� �+' ,�.xk�" ��"� ��'.' `� ,�; � �„'� 'r � b —i� . Y �� � � ,��� ��7�gn'� �ic's�i'��� �. �` , � .� r�` a � 4 � . � ; � K ��-�F ���. � "1�' � 4 D, 7� .1CM�,Yf� � �i z,�y^ � �.N � 's Y�'� ..� '1�". y� °� s'� Sm����' �! O � ' r f .� # ���' �� � r� � ��+ �� 7 O �:�� �'f $� � �- ,� �' � 8`� � ��. Na , � �� �` �d��� � ,�n ,��` ��'»� ��_ ��« ,�r ,o a �, 1` �)�' -,a:��aE''L r !.FI? .:,a�"�`"�,i''�+F' r,d'.� ,A� t��as" . i g�y�r.. ,�. r u��-.,sk� � : s `` � �D � `�r`..r'i� ��� wr"` Me' � .. �'"4"Sr� � ! '� � � �,� a �, � # a�e�* "�`,�" ..,pj C� k �,.��'y,:: a..x �G",� . �y x '. � § ,,,y� �•C �� � Y �,. a,� O � " � m �, p �.,.� � ,� ''; �..� �, � °� � � , Np � � s ys�..f � n� � �*����M, � �� � � � O. k �, e a r .A'� g �� -�.,. "L_ � .M d'� • � � a `��C� 4 �� k�45'�'� ,��' �6`�y � ,�s *� ..�Pk`"�..tg� a��' _ J �f ' �' R�.� � .� . � ��� M �t.m -� �� d � � � � � � .. � � � . , �. �� � � � � � � ����� �� � � � �'+ A �m ' �� ° � �� „� ��.,; r � � , � � � �;� � ��" � � .� _�� „��. �� �., s � ��� � �o 0 o � Gl�+� li '�,'"� y'�r�'� '� s,�, .�.a„ s� 'Y �" �Z n d�Si' "t��.t';� E, �,t� ! .. .� � ,M � ` �" :,� � _ c � a a C.u' ^ _� ��, '..� � . � �� M.r� � � O m � al m �,�i � � �F.% r' � "y.� x �' . o —i o �, t+ "'��w�., _ . � � ,.*' ',�;.r�"��r w .t � �,�, 9 il•. N ���(C � p N � � � '�.'" R'^ pg * 5'� h.��%;: ' r�.� m a y�' Z D 3 � ' ..z� a =,: �t' " .��p;,� � ..; r ;�� �y�,� n�.y m O TI � � � _n' ���� x �t'� f* '��3�;ae{I'�'�w... � � � �,,, ��.l��" y� . „.� L °c y m m D O �_�� - �,-� .> � ,� �1k' �a �"� ��,� y��' �",�, � �o� � r .Z1 � � � q ^k:� s,"�' �, S�'` �� �: '� �.- ���'�. ,�� �, � c � _ � � �-•-. :� �,.'�' � �' ���:� . ��g �, c� rn '� _ : '"� �.� , � " .�„�"�� ��� � r�. � � g w � D T 'a. , , �• " " <�. 3�_,• ' �me �� rrn nz� . ���.. ;:.� � � _B "8 '�eY[... (A .Hw � � �� 'li—I .� � �iy�p Y F.� � �., 8 ��7 � Q rn C�.' . ..� + i� �'� '.: ��:'��� ' o c � (�Z �co:m "�� M;f,�.�'s}:.���► $ t r a-� �. o� {, �m w 8' C rn D-- . �! `t + .. _ �'r' m�� � (' il . '� - _�;., � � �^ �� '. oW �, � mO �� � : �- �;� �, � s �, � �a zz � � � �-� �..� ,�; � ,'c.o o� �� �'� f �+" 't "W:.� �� �a' � �:�� � � � D o � a't�,., ,�, r � ,� o � 2 x� � ,. r � ' _ � �s���`� '� ��o �' � � „, �� � .,. ,� ,. 'i ? � �o-�r�''�-.�: ,.. J� ,� �....,,•,w�,,,,�,,,,�,�,� '�, ��U , '�� � '�—�........ �r� F�c+...<«�. ►�- * � a 7 � , � � � � ' . 1I��I� �#:_ ; �" � �• � �� ;" .t,�n ' .�,x $`.�'���'� ��s � � �zr� �v�;` t .,� e . �'J`[ r �' ,c �j '�'a+g x.y � ,�r � E" 't y ; Pt g�,'�'� �,�� ��+`;.�&. ' �. a � . ,: ,1�, �� �'^g'lt ; � � �X x ��x�a� . � �/� � � rw�':'�'�tK �: $ ! ` q �'s.,w'°�� ? � ��:�y '�s �`�,� { , � °�'�"""-t�a; r♦' V1 iJ '" t rT; �' s'S"� ;t '� � •�s'�" ,e y 1 x �' �' fi� _. w;�: r �e tr��,�, F �:� 3r. x��, s,�R4 . l��•-� *�y:x�A Y �.� � ..r� . . R _ � n.ai � r!zm _•� a.! .,t^t .s. �'` �... 'vt�,�a�u . � 't'�'` '4�;,`�.,� �':. r.�r _ �`�` :� y,$ '-$�` a�c,�.°.��� y� *�..��.��� �y Y 1r�. ... � Y '-t �y�, ��.y ..� t�; , -,�� - ..96i %�' " 6��� .f .*'..'� �_" ,� +a` K" . a '` � � �1# �d..t � � .. d' . .. .a� �#� ��.� $ �v ��.. + j ,�� , 4�. .. ` t . / _ x.i^S_R# �'°1 '�' . '! j #j�'� L .�� 1.F4 _ n ±� ,�' .�r � a4�+F.*!-A #�:� "Yk.: `��J�. 4 . 'i6��`�� ¢ . �`t' ,�� a.�'��,.�,. 4 g"y ��.�'�4.�0 �r.��i ��, f� R'�� � ��p. �.a' y��:.+�,)}$�.� � rI���y i: �x� �� �'/ . '��L t �. DF •_ � T ���..'9.'�S/t, ���'.�z';�a„�.ex�sf`_ $ .i'%1�,� . �r � �� §�a. 'ms�.�� ffY*� '� ;���� � � . F.r3"3�. ' �.a�4 T� ,�yxE .;�g § �a:. AS} �{�� � �����*µ. Y � ,. .' �� ' Y" a ayr„ At �:^ .. ,.�} ���� � � �- � '�,+ da p � '�y�"4�e,p� ':� �I ' '� �'� - ,- „'"�s � •' 'a&., �.� �� .; 3 ��*° ,6„ �y_� M� e,_w� I � �i *',.�:. '�'*„ �; :g. * ,.-� T ��:�,�.�r �.'�'� p���w..,�,.�� k�^;.'S �'�+ ^'�4 g�i{`� � -. . � f � ,,.� w��� �� ,�X k f « *� .�� � � � �,_R��yy A'� 0. �''' �,.�. A� .'� ) r��11C�� YY'�,y�� �i"'�.�+� F t� � ��. �"� '��'.�.. ;� °"'�aw�4„s"'' � .� �� ?� �' ��"��",�sc I ��� w 3�'- � T K.�.� � ^s �a,�"+�,�'�g`�r-�a, :� � �'$�"� '�"�"a .!'&'�Y�,,.� rw � � 4.�. .� � �� ��i .�:.., ,�'" ���"i ��t a ,��!� .a„G'��n^ �"�`��..s .� I � ��+�'�" � �,�•!r� :�-� �r�` �'� y��.,,,�� �+€ ''��a . x��+'+. � g � � , t s ��� :��' ���'�# a �*^���s" .:.y �.� ; � �� '�' '��t'�� a� 1�f, ��,.�r.,,�� �aw�.'� s +� , � i. �' � ��#'�" ts:�.''`'✓ .�. � �,,�„ y�� •}�' r ,« f r �°�.i '� �' „r ' ��`� f i6��' a � a I �j � ^'�� ��, 3� ��+�'s r,�5`.. .�,� . ;.� ���.y� ���,�- A �,,�. r N � �,�/ t �'�� `�� �a �"� ��" .z�y ��?, � �' s�2-.�t", �� - z;` ✓ ' �� � � , �" � '�r �'� . � � -� ..� ;� .�� � �,:. �.. •. � � � � r . , � ,�a . � ' �� ^�� �,«° �., y � �-�,�� �:�� �� ' �,�, �� � F,,. .,t�� € ���,.�'� s��*�� .,�, � = �� §. �;' ' 1` � � '� � ' . rr'�' � • �� u, � r. �. .l'�'t�r�'R.�"�;:."`a '�"',/� ��'- ..3n . � �� ,l�+'',�� �,'. 4 r� ,�� y-�,�r t y dF � . ' � . ,d r-' `� � � N ��-� _ � 5 ��� ��, �;. :.�� . . � �. �� �l ry � O .`S i' , a[' . +ti, � p"" 4Qj•4 � �c.] n .. ' �•� � ]�, � �� (/��"yj��� � �� (D �,_ ,{, YI Ry�s. . , . �M�+�i",•" . � �'7�U A6;a . • (/1. '�� � ; �M . � �'1` s �4.:z • co- � fn', . � � . 4" ' _ ,�, .5 a . . rv r ;.��—. . ", . Y.,�M �` , � Y pvE � . . �=•���s.-�. ,q N .fl1 � . � � ,. - � . y yt ¢ p . y� �/ � � (S� v (f.. . . � � � Ty.t# .C, J ..F`�M, � �' ' JY C n� 3 e " �. � � '� � �•"�r '� � � � "G7 3` � b ��'",� rp°` � � �, fr ���`�W'�'r�, �-=1� ..ti- ",�"�y k�s� �- x'~ , � � A � G��'' � ` .- �. +i» ti���r�n �'�.�,,� �r,`i�� �",.� �� ,�, �N N C�' 3�x � ,t r{F^ �.;�.• .e.,�� � � p �] .r�.p �,g�.1� Y �� "�"�#'� A �� , . ..+ �, V� • '�N,�CJ� . "Y 4� y¢'. � p �''�1"",M,*�rw' •�` yF�'�� ' ���XA � .. .)'t N � .� °� ` k �.... ��µ,:' q.�.„ yN" ` � �� d� Y �O 1 G� r;" � .q� � t�.�v� a {� x��� 4'�� � .� .� ,. . � ,�.eY� :s;.. �` .� � .C-iJ "` x � " �O " � c> > a v i �,,. � �°� .,�:: w�'��^ ,�,. � _. Q�� ,. .��, � �,� *�� ;y1�+ ti. '�.� � �:,:'ss '� . �s.�. � ��'� '� �� ��� � �� � a �� � . .�.. � �,_. � �_`� x � � k � s � y� v ` 7 0 � y� ��_' '�. y . . ���� � � � � . � �.�'` . �'���1 u1� ��'� ��+�'� �'�. f� � . . �, . �?_. � �� n a `uCi �N f�."�+�'�° ` t '� �,;„�.��� O m m � �; ��,�?» ip� � ; n N �� �. s C�i .^,'s.' Y,� � _�si .�,ik"� � - �I � .#%. `- - ��� � C� ' z .. m a fG � p (D C, � �b '��`• '�' ,��N f/l z D .�n°'�G . ,#���a.. . � �y. ���. �jiy�°„.- �<� '.t . Y'� � � f � 0� � cD fT. " �v� � ' e : n '�� �� � � ��, �: . ���� '�.M'Kw — �v y ., a*> :'� _ ��,�� V g�� � D O ,l'� �- � �` ' ' ,�. '`.� `'`., * �. � � H ' �� y� �o m _ r T) �D� '. � �� ' �: �$�y$� '�,�'���, �., " s�,� , ,�d �t L q,�. � H ".y � v�m � D � �; � a� -+ . ,`` r �.���.-��.'� �• �s,��;�� ��� ,•.����r ��s� °' � rn � � ,��, �� �,� � � � _� v� � a � �, ,�-",,�» v�« y�� ��r, _� �. � � ' "�`�.,..�° _ �� x�a`�," .��''�°R�� �; � �'`m v 0 m �-C Y, � a�,.s k`�,� � � �s����a�£Y. ° � �,"" �`,k-. „. , -, - �• ,. : � o Sc'—' n Z ,(n m � x ��'w�,� � t� yI, �'^ y 6 C � .D N' � Y 3�'Y�'� .. ��� � f�+� r'J�tri�Y A,��'E�µ� ,a� v i . ' �y �y�� 3 rn ',��..� � . . .. r t .�„ .: � �i'`� p � �'rl � � �c. Z Z ��� � � , _��� �'��g�`x�����v�� �� �,�u�+�;,�,� ;,.� m � � � � � r' '+'""G� �. '� c�� � �_ ��' ,i�`� ��`- y� � +� �`°�q�"'_' � � �= +�`� � s "�!! +� � ,�,'»Srr, � o �� :s� �" � �� ?i ��;,..,g ,,. � c S2 _ ` .�i'' �F^��� " � u-c..y� �� � 'M� 3 � Q p§ o 0 � � 6 C.i p i� �. ; � Ny y �'+ � 0. �g i�� � � E c � � � �FF� G\ 6I �6p1a{g o�l � � � �� �-� )E t � � o �j � c �� � y � di� 'Ee� a �- :+7 a'� $L"�. i L� •�{ f�iJ C L �i .�� �t 2 m Z � �r� W E ep� � '� o m� .`Y � �T VJ 3 � '�'p� ,* :i!fj E � .ot' �' � Z i � (( m Cf W � � � E�� ���FI y �y d I � � o t C7 Vi {a � d C7 Q 2 r�- N .t c�.� �.i� � g �� ar 61 r=/J G`. � � � � � _'_�_ 5 — �� � ..L �az ' - � � e�A ��� '* �, a � I p s�i�N��— `s g. � � A 3 - __ � �;= e a ; � �_-� F � _ �� � $m'R � � �� F "�� ����" � �a � ? �-I #��a ���_� g��zm�9 ��r�^S �:�'m I� �� � � � <`�y� I � �, F��� Q ���x� �8�=a�� ����,�� ��_'�_ � �i � z �-- �da�� � �'% Q �� � , l �ggs ? � z �� � ° ' "' U '_ ; : � o-;�W ,w � � (� �� c � ; � �C� ~, o� a ? o�-i t1J _� y Ie �� Y � � ���g � — V i � , ' - - ' / , / 1�,�_ i � , ' i �� � ��' i I .� - I , , , _� �� ' ;�;/ , � � , � 'i.� __ -- /\ r A i �.:-T—-� � � ��� , �'���i� � � � I. � .� �' i � ` --i�— � `�� // / - � __ — /�' � ,� � / !���. __ . �� I� � , �, � / i 1� � �� / ( �(` ` � f � / � '" ` :/ �� � I \j'. i i � � � ��� _ -� � i � � �� 1 � � /� ��� � �� /� ' �(� � � �/,'l �y� /. / � �� // �/ /`_ Y• � � i � YW.a9 '��j�. ' /� ���� � \�, •� / �,����� �� -- _� �� � . , A�o- - /J� ��/��� //���` �� ! I � '___ . �� � �� i�� '" . ?�`�� � � � � � � :�� i � ���Q , /r'� / / r1' , , O` , �� � . /�� '� [�� �/, � i v 1 1 �° R��� X J ' \�'."� �i/ ,'�1 i- �`�� I i �� /�Q�'��so / � •��� ; . / W � I '��' �` '%d�� � �A � � � -.'�i� � . � � i I � �� P I R �^O I` " i�\x �/ �� , i��\ / � � �'�, � -- r r �� ��' ,�� ,.- ;j;� _ �:��� - � �� � � � l ;� �a y �.i .�/ /. '�� _ -� � �,�� V�� " �� � � i �o/ ��� ,v \ �j; �� �, � �--� � � / i � t��'� ��� � � `� ���(/� ,r' �=% ��'/.'i� � i �. A / �1 1 :.'� � / // / � _.' �J � �� .'�'/, i� / i ' �� A. � � // � //'' � � • . _� ��'/,� - � i� . � �� - ,' - ' / ./";. � �-� �i..', � , �,/ �' " , , ;, ' � / ,'� � � �" � �O - -'�i,� ;' � 1 ,� � � , . �- _ " :' ,�, , , � �, : - � - � ,- ._=, : / i' -' ` � �,, , ' i �.' i l �, �n� � / � ,(��� � � ,j , � � ��2 � �`..�, i , � / /� � i � � Z �� � / �, � � Z - / � � S C.� Q � , � �� � , % � �� i � //�', � _ m m� W � /�i/�� i� � Q �(n CJ L�J � �,.�(n Q � — � � / � �� _.__ ..` i ...= � �, mQd � O / �� ' - _ __ - " �" s� G Un' / � ,'�' � � �c� � m �-�- .� � ~ � !. - cJ, � �F � � _� r ' w t-- �-c> > o � , i��� �;� � , � C OQ � w �i� ,' I '� I c �� X > w J � Q O > �� �.. , i ` � �0 � 20 � , � I - V d � �.� � � I � � �c N Q � . . F- . . �oJ . L--------._.__...------�-------------- ggg O O g � � p 6�� £ � �I y m 0� � � �g � nj V i�a c s�k a � Z "� 3�� ♦ � f a = � O ��i 2 €sg w�l ¢ � � � 8, m�� € v � c < � y = ��E §� � �� =�I �2 � z � m E ��� a °ty aci-' F, E � O73 .�g�€� �g E � �g�, �= Y = � 8 y � � a' e�.+ tYo� � � 03 �0 � °'��°�g o� '��� m�l ra z � G.i fA m � d 1 J 2 N � C� E'3 I VJ L C�i N m N d 8 � .__... ...- � �'y g Q�� � _ ��I. � �rc �'�,ti ' 3 �r M S � e 2u�aW + R V w�~F 1� a S�nz� '4H ,'�S �i � - �_�'� � � � a,� � �a _ ; _�r� �m ° w - � �� ���a, � �g � a�=� "�� � �� s�� �Q = �w , � � _ ; oow ��^ ��� L'f"'aN�a oWa=� � �g� g� ,'y ; imoa �" �����, �o- �s� �r E� __L, '``� o�=�_, �n � ��z-_ �� � .�___, �^8� � �# � ziw %{ g o�-� - - a� � � Q �< o F� � g " � i�1 � �( N � '��i . �\ �. �� �3 O .. '� `\'/ \ \\• _` I ��] I ` 6 "T , /� t P $I���I � s4' �- � --_ / v° � y; � � '_' � . q� I,��4; ..t /�� .�� ��I d' Y� i � � � , � �i �' �� �. 4� ,'� �,, � � `��� �`, �� o , ; � e� �; �e � _' _ �' , , �-� ''�,�+ ' �— �`" I <�"- a �"" �'.�' . � � - �° Q� M � ��' ♦i� � , � . �� .I .I � //I � I �� - / � F . I � � '�v � ��� i J_ � j I j ;4r ' ' � .� �_- � 1 1 / p, 4 C' � i q� l � � � I i . l , '�. � o��` . - I I � � . ��`�w��` . � ', i+J� ��y � _ � I w / i w- r � ''s O �' i/� � !MI �g `\ � �//, �� _ � '•\ �1 . ,/y - , � � . A. . � '___ % . � � g \�' -_' , .;"i . „ �\'`` _ � ,.. E Y .�,�_�n � � . � �_/�� r � __ % � .v� _ � _ . �,� --- � 5 : ,� � � � � � _, � �x: - , y � _ .�a a , � � � I � � II g _ � � . � � � � - --- — . _ -- - � _ -- � _ .___ �� � _-- --- --- - � k� � � �� � ���� � � � � �- � � ;�� �� �� �' ! J ,