HomeMy WebLinkAbout96-71 - ADMIN Resolution - City Council - 1996/05/061
RESOLUTION NO. 96-71
A RESOLUTION RESCINDING RESOLUTION NO. 96-38
ADOPTED ON MARCH 18, 1996
APPROVING A PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) UNDER
SECTION 14:6-7 OF THE ST. LOUIS PARK ORDINANCE CODE RELATING TO
ZONING FOR PROPERTY ZONED C-2, GENERAL COMMERCIAL DISTRICT,
AND AMENDING CONDITIONS 1.C. AND 5.H
LOCATED AT 1625 ZARTHAN AVENUE
WHEREAS, an application for approval of a Preliminary Planned Unit Development
(PUD) was received on October 16, 1995 from the applicant, and
WHEREAS, the application was formally accepted by staff as complete on November 27,
1995, and
WHEREAS, notice of a public hearing on the Preliminary PUD was mailed to all owners
of property within 350 feet of the subject property plus other property owners in the vicinity who
had expressed interest in this PUD, and
WHEREAS, the Planning Commission reviewed the Preliminary PUD concept at the
meeting of November 15, 1995, and
WHEREAS, notice of public hearing on the Preliminary PUD was published in the St.
Louis Park Sailor on November 22, 1995, and
WHEREAS, the Planning Commission opened the public hearing and took testimony at
the meeting of December 6, 1995 and continued the public hearing to December 20, 1995, and
WHEREAS, the Planning Commission continued the public hearing on December 20,
1995, and
WHEREAS, the Planning Commission recommended approval of the Preliminary PUD
subject to 22 conditions of approval on a 4-0 vote with all members present voting in the
affirmative, and
WHEREAS, the City Council discussed the Preliminary PUD at its January 8, 1996 Study
Session and provided direction to the applicant on revising the plans to address outstanding
issues, and
WHEREAS, the City Council at its January 16, 1996 meeting, deferred action on the
Preliminary PUD until its February 5, 1996 meeting because certain materials relating to plan
revisions had not been received in sufficient time to allow staff an opportunity for meaningful
review and to allow additional time to resolve outstanding issues, and
WHEREAS, revised Preliminary Planned Unit Development plans with significant
revisions were received on January 22, 1996 and February 6, 1996 and
WHEREAS, notice of an additional public hearing on the revised Preliminary PUD was
mailed to all owners of property within 350 feet of the subject property plus other affected
property owners in the vicinity and
WHEREAS, notice of the public hearing on the significantly revised Preliminary PUD Plan
was published in the St. Louis Park Sailor on February 7, 1996 , and
WHEREAS, the City Council opened the public hearing at the meeting of February 20,
1996, considered the staff reports, Planning Commission minutes and testimony of those
appearing at the public hearing or otherwise including comments in the record of decision.
WHEREAS, the City Council adopted Resolution No. 96-38 approving the Preliminary
PUD on March 18, 1996, and
WHEREAS, the City Staff were informed on April 12, 1996 that certain environmental
remediation would be necessary and such remediation affects the timing process of demolition of
the existing building and results in the need to amend the conditions of preliminary approval.
BE IT RESOLVED BY the City Council of the City of St. Louis Park:
Findings
1. Ryan Construction Company has made application to the City Council for approval of a
Preliminary Planned Unit Development approval under Section 14:6-7 of the St. Louis Park
Ordinance Code within the C-2, General Commercial District located at 1625 Zarthan Avenue for
the legal description as follows, to -wit:
See Exhibit A - Legal Description
2. The City Council has considered the advise and recommendation of the Planning Commission
(Case No. 95 -51 -PUD) and the effect of the proposed Preliminary Preliminary PUD on the health,
safety and welfare of the occupants of the surrounding lands, existing and anticipated traffic
conditions, the effect on values of properties in the surrounding area, the effect of the use on the
Comprehensive Plan, with specific consideration given to the Plan By Neighborhood Section of
the Comprehensive Plan, and compliance with the provisions of the Zoning Ordinance.
3. The City Council has determined that approval of a Preliminary PUD will not be detrimental to
the health, safety, or general welfare of the community nor with certain contemplated traffic
improvements will it cause serious traffic congestion nor hazards, nor will it seriously depreciate
surrounding property values. The Council has also determined that the proposed Preliminary
2
T
1
PUD is in harmony with the general provisions, purpose and intent of the Zoning Ordinance and
the Comprehensive Plan and that the requested modifications comply with the requirements of
Section 14:6-7.2(E).
4. The contents of Planning Case File 95 -51 -PUD are hereby entered into and made part of the
public hearing record and the record of decision for this case.
Conclusion
NOW THEREFORE BE IT RESOLVED that Resolution No. 96-38 is hereby rescinded
and replaced by this resolution which continues and amends a Preliminary Planned Unit
Development at the location described in paragraph 1 of the above findings based on the findings
set forth above and subject to the following conditions (conditions 1.c. and 5.h. are amended):
1. Issuance of demolition and erosion control permits shall be subject to the following onditions
as required in the Environmental Assessment Worksheet (EAW) Resolution and modified as
follows:
a. Demolition, hauling and construction activities shall be limited to the hours
between 7:00 a.m. and 4.00 p.m. on weekdays and 9:00 a.m. and 4:00 p.m. on
weekends and holidays.
b. Trucks and construction equipment shall be prohibited from using Zarthan Avenue
between Cedar Lake Road and 16th Street and shall enter and exit the site from
16th Street and Park Place Boulevard only.
c. During demolition of the existing buliding, the western wall of the building shall be
left intact as a sound barrier for as long as practicable.
Use of explosives shall be prohibited.
e. All demolition and construction equipment shall utilize state of the art muffler
systems.
f. On-site crushing and recycling operations shall be located as far from existing
residential land uses as practicable.
2. Approval of the Preliminary and Final Planned Unit Development and Plat shall be subject
to the developer meeting the following conditions as required in the EAW Resolution and
modified as follows -
a. Installation of all roadway improvements associated with anticipated traffic from
the proposed use and dedication of public right-of-way to accommodate public
infrastructure .
b. Adjustments to existing traffic lights, street lights and other utilities.
3
c. Installation of sidewalks along the length of Cedar Lake Road, Park Place
Boulevard and 16th Street adjacent to the project and connecting to public plaza
areas within the site.
d. Dedication of drainage and utility easements to a depth of 10 feet back from
planned right-of-way or 1 foot beyond required perimeter sidewalks, whichever is
greater.
e. Installation of on-site directional signs to I-394 and Highway 100 to prevent
unnecessary traffic in residential neighborhoods
f. Delivery and garbage service trucks shall be prohibited from using Zarthan Avenue
between Cedar Lake Road and 16th Street and shall be limited to servicing the
uses between the hours of 7:00 a.m. and 10:00 p.m. on weekdays and 9:00 a.m.
and 10:00 p.m. on weekends and holidays. Unoccupied delivery and garbage
trucks shall be prohibited from idling on site during nighttime hours as defined by
Section 11-507(3)(a).
g. Overnight parking of vehicles, semi -trailers, refrigeration units and the like shall be
prohibited unless parked wholly within any of the enclosed loading dock bays.
h. Openings of rooftop fans and air circulation equipment shall be required to face
away from residential neighborhoods and all exhaust openings except bathroom
fans shall be prohibited on exterior walls facing residential neighborhoods. In the
event bathroom fan exhausts exceed the maximum nighttime allowable noise limits,
Operation of these fans shall be terminated until compliance with the City of St.
Louis Park Noise Ordinance is achieved.
An exterior lighting plan shall be required and shall ensure compliance with
ordinance provisions and prevention of unnecessary overnight site lighting.
j. Compliance with all applicable City ordinance provisions shall be required unless
alternatives are specifically approved as part of a Preliminary and Final Planned
Unit Development approval.
3. The following modifications to ordinance requirements are granted as part of the
Preliminary PUD approval:
a. - Bufferyards are not required between drive through facilities and adjacent
properties that are part of the Preliminary PUD.
b. The temporary hoop structures associated with the outdoor sales area are not
required to be architecturally integrated with the principal building (utilize same
building materials) provided masonry walls surrounding the outdoor sales area are
provided as shown on the approved Preliminary PUD plans.
c. A Bufferyard "D" may be substituted for the required Bufferyard "F' between the
truck circulation and loading areas for the Retail 2 building on Lot 5 and Park
Place Boulevard.
d. Buildings are not required to utilize at least 60% brick or other natural stone on
each building face but are approved with percentages of brick ranging from 36% to
68% as shown on the approved Preliminary PUD plans.
4
e. Buildings on Lots 2 and 3 may have more than 5% bright, pure accent colors on
each facade and are approved with the percentages of accent colors shown on
colored elevations stamped as received by the City on March 15, 1996.
f. The area of all wall signs may exceed 7% of the building wall area but may not
exceed the wall sign area shown on the approved Preliminary PUD plans.
g. Individual wall signs may exceed 150 square feet but may not exceed the individual
wall sign areas shown on the approved Preliminary PUD plans.
h. Two free standing off -premise signs (signs which advertise uses on other
properties) advertising uses on properties within the approved Preliminary PUD
are allowed as shown on the approved Preliminary PUD plans.
i. The maximum size of the freestanding off premise sign faces may exceed 300
square feet and may be 320 square feet each as shown on the approved Preliminary
PUD plans.
j. The maximum total sign area of the freestanding off -premise signs may exceed 400
square feet and may be 1,280 square feet as shown on the approved Preliminary
PUD plans.
k. Exterior lighting spillover may exceed 1.0 footcandle at property lines that abut
other properties within the PUD but may not exceed 1.0 footcandle at property
lines that abut properties that are not within the PUD.
1. The Bufferyard "D"s separating the in -vehicle sales and service uses (drive-
throughs) on Lots 4,5,6,7 and 8 of the Preliminary Plat from 16th Street and Park
Place Boulevard are not required to include a minimum of 95 plant units per 100
linear feet and may include a total of 225 fewer plant units than required as shown
on the approved Preliminary PUD plans.
m. Certain canopy trees may be installed at sizes less than 2-1/2" caliper as shown on
the approved Preliminary PUD plans and such trees shall be given full plant unit
credits.
n. Certain evergreen trees may be installed at sizes less than 6 feet (height) as shown
on the approved Preliminary PUD plans and such trees shall be given full plant unit
credits.
4. The site shall be developed, used and maintained in accordance with Exhibits C through T
- the Preliminary PUD plans which are subject to the following revisions and additions as
required for Final PUD consideration:
a. Additional permanent planting islands are required to break up large expanses of
parking and reduce uninterrupted rows of parking below the 400+ feet shown on
the Preliminary PUD plans.
b. The freestanding signs shown on the Preliminary PUD plans shall be revised to
include brick for the base, trim, and soldier cap of the proposed signs.
c. The proposed sidewalk along 16th Street shall be extended to meet the curb of
Zarthan Avenue.
d. The Final Plat shall include dedicated public easements that extend to one foot
beyond the perimeter sidewalks and shall be consistent with the number of lots
shown on the Site Plan.
5
e. A Signage Plan for controlling internal PUD traffic and ensuring No Parking in
designated Fire Lanes as approved by the Fire Marshal shall be included in the
Final PUD plans.
f. An Exterior Lighting Plan that meets the 1.0 footcandle maximum at the exterior
property lines and includes an overnight lighting plan shall be included in the Final
PUD plans.
g. The Final PUD Site Plan shall include modifications recommended by the City's
traffic consultant to mitigate potential on and off-site traffic conflicts.
h. The Final PUD Site Plan shall specify that internal circulation drives and
bufferyards surrounding the 110,000 square feet future phase shall be installed as
part of the first phase of construction and the remainder of the Phase II area shall
be seeded, watered and mowed until Phase II construction commences.
i. A fence intended to screen a customer pick-up area on the south side of the Home
Improvement building shall be eliminated from the Final PUD plans and screening
shall be accomplished with the landscaping and berm shown on the approved
Preliminary PUD plans..
j. The menu board for Restaurant 1 on Lot 4 shall be moved 10 feet to the north on
the Final PUD plans.
k. A total of 55 spaces shall be shown as proof of parking open space for Phase II in
the Final PUD plans and shall be set aside for a minimum of two years after Phase
II opens.
1. The Final PUD Grading Plan shall include berms that are a minimum of five feet in
height along Cedar Lake Road.
m. The Final PUD plans shall include details of all proposed trash enclosures and the
color of rooftop equipment.
n. Discrepancies in the Utility Plans regarding location of utility service stubs shall be
corrected in accordance with the City Engineer's comments and other revisions to
the Utility Plans as recommended by the City Plumbing Inspector shall be included
in the Final PUD plans.
o. The fire hydrant by Retail 4 on Lot 3 shall be located at least as far west as the
west end of the Retail 4 building on the Final PUD plans.
p. Discrepancies between the building plans and elevations as identified by the Zoning
Administrator shall be rectified in the Final PUD plans.
q. A Site Furniture Plan (locating benches, bike racks, trash receptacles, etc) shall be
reviewed as part of the Final PUD plans.
r. A sidewalk is required along Zarthan Avenue and shall be shown on the Final PUD
plans.
s. Pursuant to Section 14:6-7.5(F) of the Zoning Ordinance, the City requires
a development agreement as a condition of approval of the Final PUD. The
development agreement shall address at a minimum:
i. Conditions of PUD approval as applicable or appropriate.
6
ii. Specifics relative to construction of the required off-site improvements in
attached (specified Exhibit B) timing of construction, and payment of
the improvements.
iii. Ongoing maintenance of the ponding basins and common areas
iv. Future conversion of "proof of parking" areas.
v. Project construction phasing and future amendments to the P.U.D.
vi. Surety in the form of an irrevocable letter of credit for construction of on-
site improvements and replacement of plant materials.
vii. Other items as appropriate or necessary.
t. Evidence of financing for the first phase of construction, which includes all
improvements on Lots 2, 3, 4, 5, 6, 7, 8 and 9, circulation drives and bufferyards
on Lot 1, and all improvements on Outlots A, B and C.
u. Cost estimates for construction of all on-site improvements included in the first
phase of construction.
v. Prior to approval of the Final PUD, the developer shall reimburse the City for all
costs incurred by the City in connection with processing the applicant's
Preliminary PUD, and preparation of the development agreement including but not
limited to engineering fees, consultant fees, attorney fees, and staff time, as
provided by Section 14:8-5.0
5. The following conditions of preliminary approval shall be carried forward with the Final
PUD consideration:
a. The 225 plant units that are deficient from the Bufferyard "D"s along 16th and
Park Place Boulevard shall be donated to the City in the form of twenty 2-1/2"
canopy trees for use on nearby public lands.
b. The details of Phase II construction shall be reviewed as a minor amendment to
the approved Final PUD, unless additional off-site impacts are anticipated, in
which case, the details of Phase II shall be reviewed as a major amendment.
c. The developer and/or future property owner shall dedicate, at no expense to the
City, any right-of-way which may be required in the future to facilitate
improvements at the intersection of 16th Street and Zarthan Avenue and/or access
from Cedar Lake Road if deemed necessary by the City Council as a future
major amendment to the approved Final PUD Plans. Developer and/or future
property owner shall be responsible for the costs associated with these potential
7
future improvements based upon the benefit to the project and/or the demands
the project has placed on the roadway system.
d. The developer shall obtain all necessary permits to complete required
environmental remediation of the site and undertake said remediation pursuant to
local, state and federal regulations, as applicable.
e. The developer shall receive all other necessary permits and approvals from the City
including, but not limited to sanitary sewer, water tapping permit, demolition
permit, building permit, and erosion control permit.
f. The developer shall obtain approval by the Minnehaha Creek Watershed District as
well as any other approvals required by state and federal agencies, including the
required Indirect Source Permit.
g.
Prior to execution of the development agreement, the developer shall submit an
irrevocable letter of credit in an amount equal to 125% of the cost of all required
off-site and Phase I on-site improvements (excluding buildings) and evidence of
title to the property; if the developer has not obtained title to the property, the
development agreement shall also be signed by the fee owner of the property.
h. The final plat shall be submitted to the County for recording prior to initiating any
site work relating to construction of the PUD project; evidence of filing of the
final plat or other assurances pertaining to required easements shall be presented to
the City prior to issuance of any permits other than demolition and associated
temporary noise permits
i. The Preliminary and Final Plat are inherent components of the Preliminary and
Final PUD approvals and are subject to the conditions of Preliminary and Final
PUD approval and the associated development plans. Access to the platted
properties shall be limited to the means provided in the approved Final PUD
plans.
All required on-site Phase I sidewalks and all on-site Phase I circulation drives
shall be completed prior to issuance of any Occupancy Permits.
8
EXHIBIT A -- LEGAL DESCRIPTION
gar 1: The forth 303.00 feet el Government Lee 8, Section 4, TTw..ahlp 117 North, Range 22 vest of the Filth Principal Meridian,
'ccording te the Government Surrey thereof.
Tor Thee part of the vest 750.00 feet of the following d abed property lying South of the Nerth 303.00 feet el Government Lot 8,
:eetien 4, Township 117, Range 21:
Thne pare of Government Lee 1, Socctmn 9. Tewnahip 117, Monte 21. and that port of Government Noe 8. Section 4, Townehtp 117, Range 21.
described as bellnnine at the Martheeet corner of said roeermeenc toe 1: thence Southerly along the Coot line of said Government
N.ot 1 • dtatnnee of 345.06 feet: thence geseerly deflecting to the riche se an anal,' of 73 degrees 09 minute, CS seconds • di f
36.22 feet: thence Westerly en a tangential curve to the right hewing a radius of 716.71 feet a dl f 741.36 feet: thence Northwest,
tam;ene to Lnee described curve a distance of 723.68 feet: thence Nh rthw ly on a tangential curve te the left having m radius of 713.'
feet a dl f 269.70 feet; thence Westerly on a tangeneinl curve te the left having a radius of 323.33 feet a di t 113.24 fee•
to the West line of sold Government Lee 8; thence northerly airing the West line of said Government Lot 8 to the Northwest corner thereof•
thence CnaterLy along the North line of meld Government Loc 8 to the Here:mese earner thereof: thence Southerly alone the Case lino of act
r&wornwent Nae 8 to the Peine of beginning; according to the Government Survey thereof, escape thee pert thereof which Lles •seeerly,
south Ly and motherly of s line drawn paraLlei with and 22 feet westerly. enrthweatarly, and nertheriy of the following described 11
Cammeenetng at the northeast corner of Section 9. Township 117, Range 21: thence net aoutherty *long the mac line of said Section 9 for a
di . f 49.02 feet; thence deflect right at an angle of 90 degrees for • distance e1 21.27 feet; thence deflect left et en angle el 91
decrees for a di 1 100 feet to the actual point of beginning ef the line being described: thence deflect right along a tangential
curve having a radius of 150 face (delta angle 88'29'39") for a distance of 231.69 feet; thence deflect 1'66'40' right from a tangent of
last described curve for e distance of 47.99 folic: thence deflect 1'46'40" right for a distance ef 76.97 feet: thence deflect right along
e tangential curve having a radius of 636.62 feet (delta angle 29'09'07'7 for a distance el 323.91 fare; thence deflect right aims a
cameaund curve having a radius el 796.31 feet (delta angle 17'27'19') for a diatanee of 242.03 feet: thence tangent to said erne for a
4 once of 1S0 free and there terminating.
Subject to a street asoement 1n favor of the C1ty el St. Leak Park ever the vest 33 feet of Phe above promisee:
Subject to a spur track easement in fever of Crest Northern Railway Ceep.ny es presently located ever the above premises which
"+es�inc rune to a straight line from the rest line of above premises te a Peine 163 feet Seat of the West line of the •beve premises and
+djecenc to the South side of the building Located upon the above premises which building la commonLy known as Park Space Center. 1626
/.Teen Avenue. St. Laino Perk; •
(Torrens Cert No. 611984)
L
Proposed Improvements
A. Right tum lane on eastbound
16th St. W. at the proposed
easterly access to the Park
Place Plaza retail project
including concrete curb and
gutter, bituminous street,
pavement markings, traffic
signal modifications, turf
restoration, and other
improvements as shown on
Exhibit C; a right tum lane on
eastbound 16th St. W. at Park
Place Blvd.induding concrete
curb and gutter, bituminous
street, pavement markings,
traffic signal modifications, turf
restoration, and other
improvements as shown on
Exhibit C.
B. Right tum lane on southbound
Park Place Blvd. at 16th St. W.
including concrete curb and
gutter, bituminous street, street
light relocation, concrete
retaining wall, -storm sewer,
pavement markings, signal
modifications, turf restoration,
and other improvements,
as well as the extension
westerly of the concrete median
located on 16th St. W. at Park
Place Blvd., all of which are shown
on Exhibit C
EXHIBIT B
6
Estimated Assessment
$60, 000
(100% of total cost of this
improvement assessed to
property owner)
$45,000
(45% of total cost of
this improvement
assessed to property
owner)
r
1
Proposed Improvements
C. Improvements/modifications to the left
tum lane on northbound Park Place
Blvd. at 16th St. including concrete
curb and gutter, bituminous street,
pavement markings, traffic signal
modifications and other improvements
as shown on Exhibit C.
D. Improvements to Park Place Blvd.
north and south of Gamble Drive
including bituminous street, concrete
curb and gutter, street Tight relocation,
concrete median, storm sewer, pave-
ment markings, traffic signal modifica-
tion and other improvements as shown
on Exhibit C.
E. Right tum lane improvements on
southbound Park Place Blvd. at
Cedar Lake Road including bituminous
street, concrete curb and gutter, storm
sewer, pavement markings, turf
restoration and other items as shown
on Exhibit C.
F. Left tum lane improvements on south-
bound Park Place Blvd. at Cedar Lake
Road including concrete curb and gutter,
bituminous street, concrete median,
traffic signal modifications and other
items as shown on Exhibit C.
G. Concrete sidewalk (5 feet wide)
located along the north side of Cedar
Lake Road, between Park Place Blvd.
and Zarthan Ave., along the west
side of Park Place Blvd. between
Cedar Lake Road and 16th St. W.,
along the south side of 16th St. W.
from Park Place Blvd. to Zarthan
Ave., and along the east side of
Zarthan Ave. between 16th St. W. and
Cedar Lake Road, all of which are shown
on Exhibit C.
7332GEN56
Estimated Assessment
$12,500
(100% of total cost of this
improvement assessed to
property owner)
$127,500
(100% of total cost of this
improvement assessed to
property owner)
$3,600
(16% of total cost
of this improvement
assessed to property
owner)
$5,600
(25% of total cost of
this improvement
assessed to property
owner)
$66, 500
(100% of total cost of
this improvement
assessed to property
owner)
Total estimated $320,700
amount of special
assessments to be
assessed against
the subject property
1
Adopted by the City Council May 6, 1996
Reviewed by administration:
7474:RES9
9
0,(Le -.0v50A_
Mayor
Approved as to form and execution:
City Attorney
Ond-15-56 esPD
(60 l LZ9 " ON -;Jap sua.uol)
MWA W N .• 4 0 J w 000V 0 n a n 1 0 1 n r b a 0 a 7 1 A Y 0 W n r
• • • 103.3.3 0+1 0 w 7427 u .$ + 7 0. 3 4 3 0 7 0 0 0 7 7 7 3 3 1: 01 : 0 0
Q Q D p 1 3(400 w 4 w 1114 w 1 •- C a 0 0 0 O 1 1 u< n
A -+ w 1+ G )s :3 -• M r n r . ... A a 1 J n 3- 10 7 3 ►- A r .+ 3 •+ n n] a 3+ +• G 9 1► 0
0 7 r 1 Oa 11 - n 7 9 0 A c 0 n 1 1j0 1 3 7 1 7 7 A A A a G 0 �1 0 0 l J1
a 7 C 3 3 n-
n, 1 a C C 0 47 INN Q O a 1 0 C J 0 7
1 1 1 .- ... C O 3 1 0 J 224 (-.,,03-a l3&.i. 1 3 .- <1 w m - 0 4 11 3 .. 3 w 9
+1+ 1 -•• 1onn 30 o..Q 19J 40 s a 1414'10090 ,a a030n
.4 + w neo - 14 3.30 OS 43 10 +. b, 0. •• ••1 + 3 C 11 + 033n1
4 n? 7 7 0 1 3 J A n .1 0 4 0 4 .1 ( .1 404 i w .' 9 04 7 4 0+ n A a `/ 10 , n A .3
n o n 0 4 4 3 r• j i n n 1 1.3'. 0 3 0 O u110 n 7 .0 1, 1 7 0 712..+ n 0 .. r- 0
4 «- .^ n n0014177 9 4 1 7 7 0 0 L% 0 3 A '• .1 401 a 4 A o A :� 3 1 4. to 3 .1 g n 0 0 1
p, 3 0 4 C n n 0 •• A w n 0 .• n
0 O -• 4 0 3 -.0 + r• - 0 7 0 1 0 1 (4 1. o 0 3 in 9 n 1 A^ K 3 w A a- 7
0'"301 J ;� n 4 .p 3 w q o. .• O 4 a .• 41 .r H 9 r• 3 11 A 1 n 7-- - 3 K .< .4 D• J 0 .+ s 0
Y •. 3 7 3 .0 0 3 N a- 0 3 3 0 0 0 0 3 3. 4 0 4 0- n 0 J .4 n 3 •.
0 9 9 4 W •C - 01 e-4 0. +- 3 0 + 1< w 440 N 0 0 1 4 3 0 •- 9 w 0 •• J :1
"30C n 01 00-.0 3 A 0 J u u 4 4 J1 4 0 9 0 •0 0. 01 3 O D I •- 0 •- as 3 9 n -• 0
,C -O a i0 - n ..3,0 3 < w 0 0 O n 1 9 4 +• 3 w 1 .3 K C 0 3 0 W 4 -.3 7 o 0
•n 0 i n :1 J 1 •0 D I Q 9 •- < C .0 1 L 3'.13.., .• 7 1 3 •4 3 N n `I 4 1 Y 1 <
,-
0 Y
0 4.• 0 + `• X n+ 0 +1 1 .• 0+ 4 1 •• 0 1 3 7 n- ow - •+ 0 3 0+ 1< .p '010 #44 9 3 3 3
1 0 0 3 w N 1 3 01 30(4 0 0 0 m7007 3 0 1 .a ^ 3 9 0 n O W n 0 4 4 1 1
O
07 0 •4 3 03 0 n n 0 3 1 0. 3 •-• n C A •- 0 0 .-011-4-'.073
0 1 7 a 1 040 •4 4 3 y 1 1 A A C 3 A r .. n 9 1 3 3 7 3 7 W a 0. 3 3 - 0
3 w
au 14 0 4 o 0 9 1 1 .- 4 A I -. 0 .4 n 0 3 - N 13010/0131
N 1 3 I + 4 D 4 4 3 A 0 n r< n C 1 10 1 0 0 '27 10 a .1. •- O 3
» 0 9 1 .Z n •p .$2(
.
r I0 K 0 0 0 0 1 9 0 +-, .. n 0 m 3= 3 n .. <- ••
0 3 1 1 7 4 0 A n 4- 3 w•4 u 411 n•
7 0 r 3+ n :1 n .. 3Cm 44 9 •- -.. 0 0 3 ••1 7 n .0 0 3 0 0 1► 0 0. • 3! n N a 7 V r
D n J X O o 0 7 n 10 -• C 0 0 0 0 0 `< ,4a. C0 n 9 0 •. 0 n 7 n 1 n 9 14 0
m.4.44. .3 4 0 0 J a +• • 1 .4 N 7 n u 3 $3'-'-• 0 3• 3 •. 1 n
0 A .- a 0. 3 •3 n L 0o n 7 .- 004 •..... A 9
V n c 4 1 .4 0 3 1 u 7 8 .4 -• c/ D• < 1! 3 A .- O 9 N A •- --- 4 !..71,563.4t•
9^ .�.
IA 0 0 4 y O 3 w n o- 0 a W- 3 0 0 w n- 4 a 3 ] -
4 3 4 1+ 4 c 0 0 0 0 n 7 A a 3 ' a •- •- 3 P .4 3 3 0 1 7 t ,( 1 0 1 .• $0"'3A •"/
10 Y 3 + u 3 3+] 3 4 70 0 u ••• 4 ‚00.l3..4.14aka - A n N 3. +^ 0.1
W
u 0 3 0- a A a n +. C S 10 , 3.0 4- g 000 J T 1 n 3 J 3
t -r
•' 0 •• .p J1 1 A •• C r Or 7 4- 0 n- n 0. 1 9 u n •- 0 •• a 3 Y 7 0 w •-. -. 3 •0 4 v 7.11 3 N 1 "'1
3 0 p n 1• ! 1 0 9 9 0 0 0 3 3 C 7 4 9 0 0 4 O 40, n 1• .>3 J' . n a
1 7 9 3 3 Q a C 0 u O 3 w * 1 0 0 n o 0 u u u 3 V •- 3 n -
G ... 1 D n. 041 A -• < Z 1 -. 1 11 w A 1 .. 0 0 -. J 9 0 O n 3 n 0 1 3 .a 0• 1 0 0 3
3 Y 9 1 n 0 7 10 0 4 Y 1 0 3 0 ••. 0 4 4 133 13 w 1-. 7 a 7--- 0 1 /a 0 7 1 3
0 0 2 1 J! C 0 1 1.v3." .44 4 3.43.3..$C' i 1
a 3! 4 3. .. 3 1 0 1. 0 n] 0 , 037C07044wee 1 7 S7 1 •0
4 a a 0 .. 7 4 1 J 0 7 n l 7- 43 0 20 0 3 N 000 4 I, D 0 m A •
1 le
A O '3 '1 A u n 1 •- n 3 J
043 1 0. R 4 0 13 0 0 0 •• 0 1 23 :.
l 0 I l n 4 1 0 7 a r.
41.14.....-n + 3 1 0<<< :0 •• ! n l 0+ -•
0 0 1 '1 J 0 7 u a •• 3 C, 0 W 9 +• w ./ J 9 0 :1 •. 0 1 4! 0 n n 1+ n 0 q
A n 1 t 1 J 0 C 0 O •0 3 6 0 0 9 7 10 n .- n w 7 A n 1 1 1 N n 0 •. 1 4 ![
7 0. •1 n 4 041 :1 1. -04''.'.9 n D o n 3] 3 0 7 1 ^ 3..
.1 3
4 0 • - O 1 j J 1 10 0 1 ••• n a 4 W 3 A 7 3 A 0 0 3 9 3 1 ...cm- 3
o L 3 - 4• 0 n : 0 4 4 a a 1 C 0 A n J L 7 3! 4 3( 7 3 Y 7
1 ? 7 n 3 n W C 30 K 3
n."; 0 1 41 66333 .41
n 7 7 9 •- n 0 J n A w o n 4 D a 1 J < J J 1 n n n 0 1 0 3 3. 0
A 7 4 0 3 4+ K - 7 0 0 u on034034.'3 n 3 A aa
7 A0 a 06 '- Id D 0.r n 9 1 • w 3 a 0 r- r L 1 '- 0 s 0
0 n O O A ...di n 3 03 i 3 r i + � C -0 1 1 0 0 0 n 0 Y 3 •4 •.
1 4 4 7. 7 0 n 1 w 0 1 7 •0 1 03.3.1433101 3^ n n n 0 1 •- n .1 -• 1
n :• 7 4 3 •• 3 0 0 Q l• n O 1 + 9+ 4 W< •• •• •• 0 C L n n 0 :+ 0 0 7
1 0 0 9 J 1 0 C307 :1 0. w n u a r. + • 0 1. 7 .. 01 o. n 3 �l 1 3-- 3 9
9 .7 1 3 n 0 3 3 -<- 3 -• • 7 0 7 n . 3 0 N 1 - 7 1 3. •4 •O 3-
A •- 4 1 n 3.41 r 1 4 4 n m a .1 0.10 4 •1 03(3.'..3-i433- 3u
•• - n o 0 a 7 3 0 . n 1 o 0. a C 0 - 2....3 7 3 0 0 ': t a 0 a .4 3
7 C 3 1 3 +. 0 n C 72302 02s 1 Z 3 3 n J .4
-• 9 u 3. n 0 1 21 A - 0i A an 4 q u1 0 .. . n n 0 ) n 3- O < 9 0
0 n 10 - O<+ .4 3 •- u 10 O • n J O n 0 0 1 ! •' 0 7+ 7 7 7 3 3 - n 0, 1 0
1+ 0. J w+ 0• 3 f 4 `- 3 Y 0 0.4. 4E4 3 1 0 n 0 4 1 N
O A 3 ] 4► + 3^ '0 0 1 14 , mil..... n+ 3 1 :• : `$ 3
0. 3 • 3 n 7 M u 0 F 0 0 0 3, 9 O 9 J 0 - nail ^
4 C n J 7 4 4 0 + 1 0 1 003, 1 0.'40cu. 0
0 Y 0 w D 3 .l 4.- •( 1C < n 31 a348% n 33 7 A 3 3 0+ 1 3u 1 0. 3 :1
a J ^ 3. - a 0 1 0 J 0 •+ • 0 7 14 3 •! 1 Y 3 n- 3 3 1 n. 1+ 5 3
! n it 7 9 9 S o n J 1 J n 0 0 1 •O 4 0-] ..)....ft
n 7 7 •4 < :/ i •0
0 0 7 13 3 3 3 3 < - w+ 3 `$ a 3 -. 3 1 0• `< 4 O I :333 3 3 3,-
1
r
1 1I A 3 4 3 n.3 0 0 3 0 3 3 7 0 N + A 3 0, .14 7 -a .0 •• 3 0 n n
O A 3 7 1 3 n 7 1 i '.‚43-.103.-" •+ .... a} • n 3 J O n 7 7
3 :• C J• C 1 4- .• Y 7 0 7. J 0 O n W 0. a t Q :• `< n n 1+ 03 J i •r
0 0 a :! n '( a 3 3 n •- 0 ‚.3333.a'03-o..3•3a0 O y n. .. J w
n .. ... -< 7 0 J a 9 A 3 i •• 3 0. t .l n-^ n 7 o J
n i 4 4-'1;
0 .1 a .4 •• 4, 0 .- o u J .4 O 0 a 7.'0 0 9 n 0
7 0. •- 1 3 3 4 3 0 J 1 •1 1 0 1 0 •- 4 w 0.1 N 7 3 4- 1 1 :1 1 J 0
O ::0!. 4 0 3 ill
u J m 0 3 1 .i CA n 9 0 A - 0 0 a 3 3 0 C 1 3 7 .l 1
.3 p n t n o L] n 7 n 'q 1 0 7 0 .l n 't 0 7 1 1< t 9 0 W a .0 1
[! 10(1 3n n O < J 0 4. .► 7 7
0 o n 1 n `I -. D ] i •. J 7 C w 34
0 < w 7 31 O -. 4 00'-'1
w n o A r. -0110.12:7:f:21 n 1 n n w n 0
1 D n w 04 u 0 3 4 A 00 7 N 7 .d 3.4 413.. 3 •. 7 7 7 D 3 1
.. n 4 0 4 4 0 0 1 4 P 9 •a n n ! 0 0 4 7 a a' 10 1 al
0 3. 7 a 1► n 1 0 v n ] -, N C 9 a •0 /3 n 3 n K a Y 1 1 1 3.39 9 0 J
•[ D r 7 n 1 0 7 0 n +. a -- .0 .0 0 0 9 7 10 1 4 0 4 3+< J< +• C
n 1 7 10 1 0 •1. r A 5 0 o a 3 +. 1 02000-.4 7+1+ 0 0
n• 0 D I 3 4 K 3 w n 1 10.4 C✓ +.1 0 3 3 .. < O ! 3 1 2 .. -..I1
•l 1 7 0,1041 w :1 n 4 .0 n 0 4 D 4913.4 1 •• . r .4 + .4 b]
4 0 - mo O Q r4 7 0 1 0 0 -333'.33. O •- 1 - 0
:1 an 7 C 0 e► 4 10 n n 3 7 3 . n i 0 1 a)
:t n n 0 n< -` 1 w 1•+ 0 a 3 -. 1 3
.1 n 0 1 70 o A .. w 0• n n
4 7 04 •• • ••
J 3 0 0 3 7
OM
ti
NOIldIHOS30