Loading...
HomeMy WebLinkAboutResolution 4823 .� . . - � � � � f--- � /� � � � • � 0 ��b. - C ITY of ORONO � � ' ti : '�' RESOLUTION OF THE CITY COUNCIL ��`9k'E p4�G NO. 4 � `� � �SH A RESOLUTION APPROVING THE GENERAL CONCEPT PLAN FOR PROPERTY LOCATED AT 2765 KELLEY PARKWAY FILE NO. 02-2782 `VHEREAS, Professional Properties of Orono (hereinafter the "applicant") has an interest in property located at 2765 Kelley Parkway within the City of Orono (hereinafter . the "City") and legally described as follows: � Lot 1, Block 1, Willow Properties Addition, Hennepin County, Minnesota�� (hereinafter the "property"); and WIiEREAS, the property is located in the Highway 12 Comdor Study Area for � which the City has established special requirements for rezoning and development per � Municipal Code Section 10.52; and WHEREAS, the City of Orono Highway 12 Planned Unit Development (PUD) • ordinance (Municipal Code Section 10.53) requires a multiple step approval process for properties developing via the PUD process; the General Concept Plan approval stage is the first step in the process followed by the Development Plan approval stage; and WHEREAS, the applicant has requested General Concept Plan Approval for Planned Unit Development of this 2.0 acre property. Proposed is a rezoning from RR-1B, One Family Rural Residential District to B-6/PUD for medical office use of the parcel. The intended use of the property is a 15,000 s.f. one-story medical office building; and WHEREAS, the Orono City Council makes the following findin�s in regard to this application for rezoning and PUD General Concept Plan approval: FINDINGS l. This application was reviewed as Zoning File #02-2782. 2. The property is located in the RR-1B One Family Rural Residential Zoning District. The property consists of approximately 2.0 acres. � , Page 1 of 12 � t ' � O � � • O O ��b. - CITY of ORONO � � � ti � �� G'�' . RESOLUTION OF THE CITY COUNCIL � ��`9k'ESHO�`'� NO. � $ � � � 3. Rezoning of the property from RR-1B One Family Rural Residential to B-6 Highway Commercial District (PUD) for a medical office use would be in keeping with the 2000-2020 Orono Community Management Plan (CMP) which guides the area in �vhich the property is located, from Willow Drive to Old Crystal Bay Road between Highway 12 and Kelley Parkway, for professional office use. Professional office use is a permitted use in the B-6 District. � 4. Per Municipal Zoning Code Section 10.52, minimum area for a rezoning in the ..Highway 12 Corridor is 5 acres. The property is nominally 2.0 acres in area; the site was created in 1984 to accommodate a branch of the Hennepin County Library, which was never built. The City of Orono purchased the site in 1996 for temporary public works use and as a means of controlling the future development of the site. Because the site exists as a separate parcel and the proposed use conforms to the CMP and the B-6 district, an area variance • to allow rezoning of the site is reasonable. Such a rezoning is unlikely to have � negative impact on the adjacent 2.5 acre vacant lot, since that parcel is also guided for professional office use. 5. Other properties abutting or near the property are used for or planned for uses which are generally compatible with the proposed office use. North of Kelley Parkway is the Orono municipal complex including administrative offices, police department and public works facilities to the northeast. Directly east is a vacant 2.5 acre parcel guided for professional office use. To the south across Highway 12 is the Orono industrial park. To the west across Old Crystal Bay Road is the Orono Schools campus. 6. The applicant has provided preliminary plans attached to this resolution as � Exhibits A and B includin� site plan, grading plan, utility plan and landscaping plan (all dated 5-17-02) and conceptual building construction plans (dated 4-17- 02) which the Council finds are sufficient to indicate the intent of the developer and the potential impacts of the project. 7. The proposed site plan meets the general access standards developed for the Hijhway 12 corridor, in that all access is directly to Kelley Parkway, and trail links are provided. An existing 8' wide bituminous trail which is part of the Orono comprehensive trail system is located within the property along Old • Crystal Bay Road. The City wishes to maintain this trail in its current Page 2 of 12 . /'__ 7 O� • O O ��b. - CITY of ORONO �� � � � . �� G~' RESOLUTION OF THE CITY COUNCIL ��kEsH�g'� No. �4 � � � configuratiori and location to maintain a pedestrian corridor that is separated from Old Crystal Bay Road. An easement will be required for this existing trail. Sidewalks/trails within the Kelley Parkway and Highway 12 rights-of-way are subject to approval by Orono and MnDOT respectively. 8. Stormwater management is an overriding concern with development of this site, since ponding is not proposed within the property. Stormwater management is proposed to be provided by stormwater catch basins and storm sewer lines which . would discharge to a proposed storm sewer through properties to the east, then eventually outletting into a regional stormwater pond to be located approximately . � 1/4 mile east of the property. This regional �pond is proposed as an expansion . of an existing MnDOT stormwater pond by Dahlstrom Development LLC to serve their proposed 50-acre development surrounding that pond. The timing of expansion of the MnDOT pond may not coincide with applicants intended • schedule for the medical �office. In addition to the City of Orono, MnDOT and the Minnehaha Creek Watershed District have approval authority over the applicants' stormwater management plan. 9. The City Council finds that the development of this critical corner property will set the standard for the quality, character, context and compatibility of development desired by the City for Kelley Parkway. While Orono has not created specific design guidelines for commercial or residential development within the Highway 12 corridor area, minimum standards for site desi� and building construction have been incorporated into the applicable zoning codes. • In order to ensure that development of the property will result in an expression of Orono's open space character and ima�e, City Council �vill herein establish minimum Concept Plan Approval conditions to be met by the developer in order to gain Development Plan Approval. 10. The City Council finds that the proposed rezonin� and proposed development of the site for a medical office building is appropriate for the property, will not have negative impacts on the surrounding properties when all Concept Plan Approval conditions are met, and is in keeping with the goals, policies and philosophies of the City. � � , Page 3 of 12 . � • ��� � O� � • O O ��b. - CITY of ORONO � � � - �� �,'�' RESOLUTION OF THE CITY COUNCIL ��`9.k'EBHpg'� NO. 4 � � � � CONCLUSIONS, ORDER AND CONDITIONS NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Orono hereby approves the General Concept Plan for development of a 15,000 s.f. medical office building on Lot 1, Block 1, Willow Properties Addition, subject to the following declarations and conditions: � 1. : The City of Orono will approve rezoning of the property to B-6 (PUD) as described herein upon City Council finding of satisfactory completion of the Conditions for Development Plan approval. 2. Conditions for Development Plan Approval are as follows: . A. Development Standards and General Conditions. 1) The Development Plan shall meet all setback standards for building construction and parking as established for the B-6 District in the zoning code, as defined in the following table: BuildinQ/Develo ment Standards � Re uired �:`:'�� � Lot Area 2.0 acre min. Lot Width 100' � Principal Structure Front (I� 35' Setbacks Side (E) 10' �� � Rear (S) 30' Side Street (`� 35' Parking Setbacks � Front (I� 20' -includes driving lanes Side (E) 5' Rear (S) 15' Side Street (� 15' Building Height Peak Height N/A • Defined Hei ht 30' max: . Page 4 of 12 • ' ' �---- /� �� ` o 0 ��e. - CITY of ORONO - ,� � � . �� G'�' . RESOLUTION OF THE CITY COUNCIL ��kEsKO4'� rvo. _ 4 � 2 � The above table values are based on the B-6 standards for residential zoning of the Orono municipal facilities to the north and the Orono Schools to the west; the industrial zoning to the , south; and the intended commercial zoning to the east. 2) Required off-street parking per Section 10.61, Subd. 10 shall be provided at a ratio of no less than 5 stalls per 1000 s.f. net . building floor area. Parking layout and traffic flow shall be .. reviewed and approved by the City Engineer. 3) The northeasterly access driveway to the site shall be operated and signed as "in onl}�'. � 4) Appropriate traffic and parking si�age within the site shall be installed subj ect to the Orono staff and City Engineer's review and � approval. � � 5) Applicants shall demonstrate to the Council's satisfaction that the service area along the northeast side of the building is designed to provide for efficient service vehicle access and is treated • architecturally as a primary facade that presents a positive visual image toward Kelley Parkway. 6) The percentage of the property that is devoted to green space (not _ including areas within road rights-of-way) shall be maximized to the greatest extent possible but in no case shall be less than 25% .. . of the lot area. . 7) Landscaping plan shall meet all landscaping standards established for the B-6 District in Section 10.45, Subdivision 6(H). In addition, the Developer shall be responsible for sodding the boulevard of Kelley Parlctivay and any other areas outside the property boundary that may be disturbed. The developer shall create a"parkwa�' character through substantial landscaping along Kelley Parkway; shall provide substantial deciduous trees along the west boundary; and shall provide a combination of deciduous and • coniferous trees along the south boundary of the property . Page 5 of 12 � . , • �_._.'_ �.� 0,�. � O O ��b. - CITY of ORONO � � � � . �� G'�' RESOLUTION OF THE CITY COUNCIL ��SH�4� NO. _ � °� � � 8) Along Kelley Parkway, the Development Plan shall incorporate a green (sod) boulevard no less than 8 feet in width behind the curbline of Kelley Parkway; a concrete sidewalk 6 feet in width . located partially within the right-of way and partially on the property; and a setback to parking from the north lot line of no less than 20 feet. The property owner shall be responsible for installation and maintenance of the sidewalk and boulevard. � . 9) Street lighting along Kelley Parkway adjacent to the property shall be provided by the Developer and shall be of a style, number, height and location approved by the City Council. 10) Along Old Crystal Bay Road, the setback from the eastern edge of the existing trail to the back of parking lot curb shall be no less � than 5 feet. A suitable buffer to provide a sense of physical separation between the parking lot and users of the trail shall be • provided, in the form of a hedge or vegetative barrier, a berm, a short barrier wall, additional separation, or some other method acceptable to the City Council. A trail easement shall be granted to the City over the westerly 25' of the property. The City shall . � be responsible for maintenance of this trail. 11) The proposed pedestrian trail along High�vay 12� shall be 8' wide, of bituminous surfacing and shall be located within the Highway 12 right-of-way, subject to MnDOT approval, approximately abutting the south property line, to provide . separation from the traveled portion of the ri;ht-of-way. The construction of this trail may be deferred until such time � � that development of the property to the immediate east occurs, subject to the Developer posting suitable financial security in the interim for such construction. The City shall be responsible for the maintenance of this trail upon its completion and acceptance. 12) Si�age and lighting on the site shall adhere to the pertinent zoning code standards, and shall be subject to approval by the City Council. Site lighting shall be low and shielded, similar to � the style of lightin� found at the Orono Administrative Facilities. Page 6 of 12 � �� � O O ��d_ - CITY of ORONO �. � � � . ti �� G'�' RESOLUTION OF THE CITY COUNCIL ��`9k'EgIIOg'� NO. '� � � e`� �_ Site lighting along the west and south boundaries shall be � provided adequate to light the trails along these two sides of the property. 13) Final decisions by the Developer regarding colors, types and qualities of building materials shall be subject to Council approval. The proposed building shall be subject to the Architectural . Standards for the B-6 District per Zoning Code Section 10.45, . Subd. 6(n. 14) The use of the building is specifically approved for professional office use. Retail uses accessory to the�office use may be allowed through a formal amendment of the PUD, but if approved the combination of all such uses shall not exceed 5% of the gross � floor area of the building. " 15) Applicants' architect shall submit final development plans to the Metro Council Environmental Services to determine the exact number of SAC units to be charged at the time of the issuance of building permits. . 16) Developer shall provide suitable evidence of Minnehaha Creek Watershed District (MCWD) approval of the �stormwater management plan before Development Plan Approval will be granted. Erosion control shall adhere to "Best Management Practices for Protecting Water Quality in Urban Areas". All � erosion controls as required by the City and by the MCWD shall � be in place prior to commencement of excavation on the site. 17) This concept plan approval is based upon the known issues that may affect this project, but this approval does not limit the City from revising or amending these conditions as the review process continues. ' � , Pa;e7of12 • �--- � O� • O O ��b. - CITY of ORONO �. ,� � - �� G'�' � RESOLUTION OF THE CITY COUNCIL ��`4k,ESgpg'� � NO. �$ � � � � C. Plans and Specifications. The following plans and specifications shall be submitted for review and approval by the City and other appropriate jurisdictions: 1) Final, plans and specifications for all proposed utility lines and services, including any proposed revisions to existing service facilities. Proposed plans shall be provided to the City for final review and approval with the Preliminary Plan set. The Public � � . Works Department and MnDOT shall review and approve all utility improvements. Final sanitary sewer and watermain plans shall be provided and are subject � to approval by the Public Works Department. 2) Final grading, drainage and erosion control plan showing existing - • � and proposed contours, building locations, elevations, stormwater facilities and calculations, utilities and erosion control measures to be used during construction. Development Plan Approval will not be granted until the Minnehaha Creek Watershed District and MnDOT have approved the stormwater plans. 3) Final landscaping design plan with planting, schedules including numbers and species, in accordance with the landscaping requirements of the B-6 zoning district. �� 4) Final building construction plans, including: a) elevations of all sides of the building; b) type and color of exterior building materials; c) proposed floor plan; d) building dimensions; and e) the location of trash and recycling containers and of heating, ventilation and air conditioning equipment. � . Page 8 of 12 . �`_ /� �� � o 0 ��d. - CITY of ORONO � � � � _ �� �'�' RESOLUTION OF THE CITY COUNCIL ��`9�f'ESHOg'� � NO. � � 2 � . �� 5) Parking lot construction plans, including confirmation that parking lots and driving lanes will be paved and provided with concrete curb and gutter, and that all driving lanes within parking lots shall have a 9-ton minimum pavement section. A geotechnical evaluation of the soil shall be done in conjunction with the pavement design and shall be submitted to the City Engineer for approval. . 6) Detailed signa�e and lighting plans. � 7) Any additional plans and specifications deemed necessary by the City as review progresses. D. Development Agreement. Development Approval is contingent upon the successful execution of a Development A�reement between the applicant • � and the City. Such Agreement shall address all specific City requirements , for the development. E. Financial Guarantee. The Development Agreement shall include a financial guarantee by the applicant to ensure the completion of site improvements. The City Engineer shall complete an estimate of , improvement costs, including but not limited to landscaping, grading, erosion control, utilities, driveways and parking areas, trails, sidewalks, retaining walls and stormwater management facility construction, and the applicant shall provide to the City a financial guarantee of 150% of the improvement costs. . F. Storm Water and Drainage Trunk Fee. The standard Storm Water and Drainage Trunk Fee for commercial development shall be paid by the . developer at the rate of$6,480 per acre (2002 Fee Schedule). The City Council shall determine prior to final Development Plan approval whether the Developer will be charged additional fees for off-site stormwater improvements that benefit this property. G. Park Dedication. The City Council shall determine prior to Development Plan Approval whether Park Dedication requirements are applicable to this project. If so, the City will determine the dedication requirement in land , or fee payment prior to Development Plan Approval. � , Page9of12 ��� � O� . � • O O ��b. - � CITY of ORONO � � � - �� �'�' RESOLUTION OF THE CITY COUNCIL ��SH�4'� � NO. _ 4 � � � H. Sewer and Water Connection Charges. The applicant shall pay sewer and water connection charges to the City in an amount to be arrived at by use of the following formula: A - 2 x 2.0 acres x $14,115/acre = Connection Charge Due A where: A = number of SAC units required for the office building , 2 = number of sewer/water units paid previously ' 2.0 acres = area of the property � $14,115 = per-acre connection fees for 1989 Highway 12 municipal sewer & water project. 3. This General Concept Plan Approval resolution approves the development concept subject to the applicant meeting the requirements of this resolution and � all other requirements of the City. This resolution does not constitute approval • of the rezonin�. Such approval shall only be considered when the City Council finds that all "Conditions for Development Plan Approval" as identified herein have been met. � 4. This General Concept Plan Approval shall be effective for a period of 6 months from the date of this resolution. If Development Plan Approval is not granted within that period, the terms and conditions of this resolution shall be null and void. The City Council at its sole discretion may extend this �ffective period. 5. The undersigned applicants have read, understood and hereby agree to the terms of this resolution and on behalf of themselves, their heirs, successors and . assigns, hereby agree to the recording of this resolution in the Chain of Title of � � � the property. . . � � Page 10 of 12 . �---_ � O� . � O O ��b. - C ITY of ORONO .:. � �, - �� G'�' RESOLUTION OF THE CITY COUNCIL ��kESH�4� NO. � � � � Adopted by the Orono City Council on this lOth day of June, 2002. ATTEST: , � � . Lirida S. V e, City Clerk Barbara A. Peterson, Mayor App icant (for Professiona rope ' of Orono, L as Developer) � � , Ronald . Moorse (for the City of Orono as Property Owner) STATE OF MINNESOTA COUNTY OF HENNEPIN The foregoing instrument was acknowledged before me on this ��day of 'u.ae— , 2002 by Barbara A. Peterson, Mayor of the City of Orono, a Minnesota municipal corporation � and said instrument was executed on behalf of the City. �. ,� �,� ���� Notary Public uNOA s.v�E NOTARY pUBi.IC.MAPINESOTA N1p Ccmmisebn Exp�s Jan.31,2005 • , Page 11 of 12 • ' �----- /� �� � o O ��b. - CITY of ORONO �� � � . ti � �� �~' RESOLUTION OF THE CITY COUNCIL ��S_H� rvo. 4 � 2 � � STATE OF MINNESOTA � COUNTY OF HENNEPIN The foregoing instrument was acknowledged before me on this ��1 day of t� � , 2002 by Linda S. Vee, City. Clerk of the City of Orono, a Minnesota municipal corporation and said instrument was executed on behalf of the City. . °� MARY ANN JOHNSON ��� ' ``�' . ��RY Pl1BLiC.MINNESOTA �'�'�°""'�0"���n.3tzoos Notary Publi . STATE OF MINNESOTA COUNTY OF HENNEPIN �: The foregoing instrument was acknowledged before me on this �a — day of � �l)Gtn� , 2002 by Ronald J. Moorse, City Administrator of the City of Orono, a Minnesota municipal corporation and said instrument was executed on behalf of the City. � LINDA S.VEE Gy�' � �-�- . N�TARY pIyBLIC.MINNESOTA .. .:. MY Co�ru�ssbn Expkes Jan.31�2005 Notary Public STA TA COUNTY OF HENNEPIN On this ,�$ day of J U�e � , 2002, ��cr� G. �.rc, personally appeared before me, who is personally known to me � _�whose identity I proved on the basis of ;1�/� 1.� L whose identity I proved on the oath/affirmation of � , a credible witness and who executed the foregoing instrument, and acknowledged that he/she/they executed the same as his/her/their free act and deed on behalf of Professional Properties of Orono, LLP. • Notary Public , Page 12 of 12 ��NISE M.LESKINEN NaTIIRY PUBUC-MM�E901'A M1►Cartrnb�lon EupMn Jen.31�2005 . � � �' _ � ��+ 3• • ^ ' . . r .r� ' � . ' • ,e 1 � n 1 . �` ti� . p s •ao i ZF,C+!F F�bbTA�� {'i�,^. � is��►• r6G a� �F!`F<i,C"��`a$�gA��R4`�g^8^`��•"� ��fl}�OKGhntLAYp�X�'�'�?!+f'�?�����b��`n�m$ � o " Foa s�.��oa. R�€. ����,.��o h°''o� :.�� P���:c �,� ~°" �,~:.�• � g ,. ; J a :` o � ;r � � � .-'�'� 0.0 CRY9i/l BAY ROAO N � 7 3 F c��'. R R Rn..rT.Q �1n nnn �nn� ��n� $ �►X � �t� C� g^�� m � � 9 C � 3 ' t z � gQt � �� s �• 8 �� �� � �����i�t��}t$���.���f�}qigg �����L�=�i����a��� ;4�r� �$������ �����}y���F�3;�'���������r�g������g=���i� ;��� S � � > � , � � � � � t �73��( � t � p� �� y� � � � q1Y �� � � � j � � � �; Ei � � 3 L = � e � � : "� � � ° �' Z .9'�. � + £$ � � � � o ai i z � F ; � � � WLLOW URNE N � ; `5 a 9 � ro . � . � � ; � �E D� � . ' p p A y 000v oo e• eoo � F 7� �1�2 y 66�`,�� 9 Y [ot[[[t« lS+� 1�'IANt �'� RRIAI3 a°b�b �'��«<��4h �rh� �� b '��u���i �� �F �u�p �.����j, � � ��. �0 4� �wNCne����a��p��';5��',$� ��. a�<a�•V2. .� ����8���• ��h' *�a � !�.r �` �. �•. ; r � ° � � . .r.�� 2 , . '� , � - ' <, ' . _. '1+:�. ; , t �y . •< oe ooaao ��� �p°ce��� � y(((( (( ««« x ANAAANNPAA 9 pyy Q �� �� a a�� $��������'��R�����'����'������'��'�'�'�(��i����Et���C������������3����;���������;������ ������ ������� ��� � � +...�+�a,.., +.+. i ;: � �� ',��z •e � � < �i .Q` ����4� � � �aa��,�,���� � � ;.� � �° � , � � ,� ? . �� � � � `7� � � �x� 3 �g � � ;� � F h � z i � }��� � S ° � � �,. f � � �? D . � . -� � m . :u !� �' 'l O o . � , , � ` � " : � � t�Om° o � z . 6=9 ° . � ' '� z � • �4 .n .p � � �... � n Q � ii • � < 8 + � 0 . � � �p+ ,+ P�D1i'�I II � � � o � o + ';' � � � � � � � fn � � � � � ��R������������������a��� � " 6 � � � � y ���Y �.. ybA �� , L" � € � � � � �� ���� s� T€ �>�;5 � � �, � � � a � � A � ��€� � � �� � K � r � � F � . . � � � i� x� � . F F � �4 � � � � . 5 �F� :. ?• 4 45 � ` ' � � : .: r v Y � . a �4 Y I � T `� " � ' 11�1 I i ; 1 � � � I I I J� I � 11r31%vooG�ol �.it� ..• . • C p � I � � � A '� S �f� I ��� t" �ii � �i � i � � ' � � � I . III =�"fi� rrrtV � T � ��� ,.( t �y^u �� a Ne }�R � { � k � �� �� ��'4� � 4 o O � �G� Q �~�Z����r��R �� s�a � � � � � �� L� & � ' � � � � � � � � 6 b§ . g O A � � �� , � "$� �� � � R �� �-, y$ � � � � � �" � � p r . Z g ' � -� � � � � � ��i � � � � � � �� m � Y'� , � ss � s '� � � � � < �� -z 8 � �� � s � � � �� � � g `' �` �� � �' � � ' , � . :: n� rwr• '� 7 o. (� �y ' �°s � � �� m � � � � s�� y � . n - : t? ? 2S S E • � R b� � N � N � r' A � � � � R � � � � r� ��� c� �� ���� ° ' -�t �^ . � . , � ' - � � � � ��y � o � \" •_ " � � � � o � �� pg 3� ���� � � - —- � . � � , a . � � % ��� �� � �� y � � � � , a �; � , 3 � ► • �� " 1 ' t � ' 1 ' ,� n�� ��D� �� ���� °Z • t u., �}' 8 Q8 � o '• r � �'�F �{�i '�'��� ~ ;t � ' • ,l �T� ��� �� kN h � A � � / ' "� " � '��� • � � � � � � � � ^, � � - H � ' � � 0 r� = ov� c� o � � qq y z . � k [/)C7 ���i - rn m � =� " � ���8 . O � a a ms � t 1 m � ° �� ° � o j NN g �\ � L� � � � � �r � �.f�� s �� o � `-� � o '' �, �� ��,�� ( ) ° � =•. ����Y� o �� � c� � � � t� �� � � � � n m .« E .! r � �1 Z r m O'T� v 3 � � O � � y N � � • T � . � L �� v t�i> � � g [�1�� o � z � � . . � � � R � � � � � ��flr� x � � � � � • C� � � �? ..;,�,r '.•� .� ; .� . � , . a Clb'OZ! �ty9 �719J.?J� d"10 � ------_._�_`_"t-'n-------___.._._. ' r.• '. 8�.'9ZZ � ���.5�50.00 TI Y �'� - .-� • r, • /' �.~ "����_ � ura�as_a�ma 3at.a � _ ' _ . � °; _,-_—_-__- , - - - ----- ------.. '-- - '= � - EILLSiNC iR/.L .I, � � � � � � . � .' . � .. . — :� � _" .'__""�.'___q..__.._—.___ _.___ � � I — ` �� . � — 77Y01 i G�AL "' —_"_" '— — ^I � �u' g�\ � ' .. �� � \/ _ � . . . ... .._ ��I . �O � � �'.,9�,\ y 1Q _ Y � �'�� •. �6a . 4�y :. . _ _ +c�6 � � ��� p � e �-- _ � ' I- Q .rO�/^�my ` QT ' na 6__ y a e• .e• e• e• e.. �- ^ . . � �� � Q..� - �� � ��::: QL9 . � �._o �� ' 14 l � O\ � .�. a�s ' • ,��;�.,�1 ,�yr; .:_y^y( I' ,� �` ��� �.�'• y I F. . ' "_'"' �'J�. PN � \' —•\\��• _ . � � \�F 71' ?O —. � .wN —I— �\ � / . /'a\ .\, � ''_ � _' . '___ � p .� ' _ •� / N `,\ ,�O /'y�' � ]�� �� QJI���� — � � �� -- ' �/ �r a�� _ _ I - _ - T �_ a : �` _ I ,y _. • P�. ^ / t�•� � - , V p 11� ��_ 'f-�--_ - �, I r,,r p�; ^� -'�' I � u�." x '� � ' � '� � �—I� �'��� \ �� .� � Qa I_ q�' . -- � ���•.%`�, ro '�•. Z _ i— y ' ' � .\\ \\ %' � � O y�� I` I 1. p �z �(.A[� 4` �`\� . t� o U�i - a�� � -. .,_ � . � •� P� " •.� �I o d _ ��'— ._ p . � .� n� CD q I /e��� . N V1� - Z�_._ p r . � �� I I_ � �v \� . 4�= �I --- 'P � _ � Y � ��' _ 4� � ��} -- - �- — ; � _ r' I — . ���.,; ' T� . O � n rv � — �,�>.k°�•: � -- - �--•--- -- E �w _ .'•,�'y�•;Y. ��'`•'•' ----•-- - ]' � . �.• .,•:��� � �----°--- -( � s�+ ,' •'t,.T. i `''��` ,� � �a }�v.• y vo� - ,? I I ' :�`'�:��� �`\� --- I I----• •• ,`. . I � \' � %r :� A —� � _ , � A. . I I,`i '/f•• . "'_�_�_ �_�]'4 I - �°' a�` — I •.i.. I--— _ nr ^3 ` I .�rR�4,. . � . ��a . �.' __'__ y-0. I...�__. __ � �� .I.-- �� . � ��� �. --- - �4 I�.-�- � �- i �� ��a • 4 �'• �,. l � o � `"- -- - ��� � �� r . .: I .� "_"' '"_'_" ' .p?�' '� P. I _� A p . ' �' _ �'� �,a . �..'ti� • ' I � y � 17MY19S 7NOY10�G P� Q ! I Q,9 I -- �,'�� �--- -- --'� .�—�- -= - b=--------- -- -- -- - ----- -- � -- -- —1 -- - -- °'� 1 . i�vein a�nne aas.c • 00'96Z M „�,9,90000 S a�� * � 0 Y � � ��� � � �� � ; �� � ��� � ro � �� ��� �z�L��'�t, ��� �� �§� ��`��'�' o �� e�7 a � a � :�"<�y , � a� �?� b������ ,,� Q¢r�y� G �p ��> R� a�i � N y . � � � € � � ; °oFk � � Q N�'7 u�n�� h�� yq ��F �$ ���j� : o � �° , �� � � . � € �� �� � � � C g �� �� � ���€� ��� �Y ��� ��g���� 7 ..� s"` o �€ � �h� 8 ' o � � �� � � € � ��j � � �� a� �48� � �R� �� ��������p � I{ � N . � �$ r R ^� a^� �u � ��� y�y 9� �������ra �. !.' � �. 2 u 3 m ti C4 _ 7 R@ �� K����h8 ��' �� �� �R tn o g olS .�� y ��6 a� ����r� �,� Q �� L �—1 - � �a •T � o€� � �� F?�� €�� � �g��t� ��}d.� �J ,O Y y �� ���4�� �� t y �C � � lo T A � � o �N � DP �� �� N . xll I . � ��� � �� � ,,,, � O � H y � —o . z y � � N '��' � O ' . �i ( i n � $ � e g �' {s" fn'D =, f� ? O O'� C) O �? T�1 }^ii o � ' �1 1 �y �Is R �' 77 � r z 70 m o m 70 � m� �+' o 'i�� ��� ` P_ " � � � r�r m =��`�� = Ts o z�. z p m „ � 8 5�r � � r ! � f `'�' ° t'' 3 �C :•°• 43� m V� Z -I » m z � a y'. �^' ��P�'� �' 0 r {: Y - � ^` $�� a �1� � r' �o � �' '°� �r R� b 1f� � 71 �i;2 � " • �� " �J� 3�� � ►77 � " � � � � �� � � r 00 1` ��� � � � � -G � H •+� Z Z • m � � � .. �` �j % �i � g � � . r!��j� = Q C' � 9 [i ' Il 3 � ; � , � � � � � . •�4r1 X � � � � . . �. s� ; . ,., , . ., : ;,�� . � � .� �._ M1 L • 470Z! ,lV'9 'lb'1SJ.ZI� 4�0 u�. • �� _ . �� , . .�U .. .:.�h • _ _. __ ,. , :.. . �L�� � . .. . _ � _ _.._;`'� � "—�_- — .. � �-�t --- -�--------__... - , ------ . , , • cc - . , . • - - - � .. -- - -... - - - - - - .... � . , .. . . � . • � : � �c. � I .. . . `. ...J Td � I � I a K� � � � . n b ��� . I I I . I ! , � I �b. . ` , a i _ �; $ ,.�� � . i I � � . �. �x+ � Yy.u. ��IO�p.,..... ...�..�����a; �..�.�.. _..�....__...- .....�..i...I"�....�..J�..S�GU.......a �.�....�.� " .��/'.. _ �/. , �, [� .I 4 a '" ', . � � �� '��� p � � .� .i q � • .S' p .� , y . . .. ' �� j ' ' . :' .'6 ",i t �6 " :84 � ` � � ' 4�• = � � ' . ''• b ^ �, � ' �� '• � ' � �� %y ! = �`��p `� � \ ' . �N. � , � �L b � 4 \�/ — .. . I . . � � y "�y. ?.:�..' ' . " l' ''��� / 'b' � ' • :a;i . N v . ~b ��' .�' � � � g I � `o i. �� b b i�. � l n � • �� Y � „• .,� �� �^ "`�' H Rd � E , �s b;��� �,,', � '' 6 $���� � DJ ��i� �� �.�• � ' _ ,�` �np�� ` . ��.. .h. � � � 4• ' - •'1 ��tY . . L `��� . \• O • I . 1:ir L�� ,J � �7 � Z • � / � � � b iHOe y. � F% I : U � ����. � Q� ,0 i� i - !'./ . / • o ; �; � N N �� ,�I� ; r � :�r . ' � m ,� � N � Y a•�.r...r ° . ° i � � • �y '� � _�4. .0 . O � ; E y �� ,.�' i -( .,• ���y y, , /•y � ' , '• t. . N i j�:. ; - ` ,1 � � ••�.:. � , . . ,G�`�����'`,.,' � 4 aa o . ' A � ~a y \ `y��'ti.� .. �i � � .^� �.� � 1 . . . • • - - _ . v. '�t / � 4 � � , �3� '1 B i �� tP� � y�.,' �"� ----- 8A y " ��F� �,�._..._.�•. ,.t�' �w € G --• / �' - � • ��a� �' y ,�' � ���� � �6$� � � — - � e��� .. _ w - . � . . . . � � � _ v .--: � . _,_.. � ..� _� p & �._–� _ _� .:�____ ----- . � ��� - -.---- .- - ---_ _ ._�. � 6�6a . . .,. ,,,. _.. ._ . . .. . .. .. .. _ _ .... �I v • , i �)•�lT �'�.i . '�1'� i `, • ��� . ' T a O ,c 6 �° a � p� y a u i+ .��i c� �A ��� a3� F $� � � �� � �a8 � �� � e^g= €� u a : �a ^��` �°�° � z . �q��°o � � � ' 9 ��a ^g ��� ��+� ��� s.•� 8�����iS�6 �S ��� � g ���' ���A � o i�7 � ���:.� � � � ��� ISA � 9� t�R � °��y FFG�� ��a � �.,� ' . •'� �� ���g���x��� R � �.p ;; � s $ i' , � � X � € ��FQ � � ' noo n�.� n � ayr ^ � � -drl t/1 , � �x �� ���� �� �� ��� �� � ��� ��'�q"y�"������L '��f2� � � � 9��� ���``bG� ���"���� �� s� g � ��"'� � �''' � � " # �66 �� ��i. '� ��� �� ���� ��a�� ��Ki�����xn ��n;� � g�� '�'�k� � �< ��� n o ��� ° '� S���p���X�� � i 9 i "r O E� s �j; � : .� ��� z� �z� � �� �� ���� ����x ���€���Tg�, ���� � ��� °^:s ��a ����� K���� 6� �� �������� r -- � .. � � � � � ��,� ����� ���� 4� � � � �> ���� � , ���� � ���� �� 9 �R�R zo�� � ;, d �� �� �b �� �� ���" ����€ ���������� �R�� � ��p �v€ ��� ��Q��� ������ �� ������� , �"g� o �� ��� � � � €�i�� ��$� '���_��$�� ��� � �� �bb �� ��R � ��� �y � a���i ��° . � � � � �� �� ���� ���� ��������� ��� � �� �R �� �o° � ��� � � ���° b � � � ° �� � � � d_ � � ..z � ��� � �� �� ��� ��a� ���§�_��� ^rd�� � �$ y � g `� C/� � � x��! �° ��� � �� �� �� �£s€ qfi���8�� � � � �� , � r o � > '�f� +�F x � �, � y � � � z �y G � z � o 1i� f i :I�a ; Q � � R y� �' � �m c�^o 3���j ? �� p Z °. 2 p i? n � �°' ����' � � '�i +e 3:'� ' � � �� p���� Z -r � -� Z 3 a_ � NN � {! ��;� � ^ s � �� � 9 �s� o � � � � � o � � �� +��� 7. W j{'l x�� � � � � �� .i N ,� � Z� . � ^ � � �, � 1, � 9 b � � 7 � ..�y + �' � . r���, = O . N ' o0 . ji � ii � � ��,` � � � � � � � ���ri = � � � r � . � x � � . � . . � .`! . ' , _ , ' - , . , • •� � . �� n N � 41yOZl .l'd9 �11ylS.lcJ7 4-10 � t�� � ::' � . :". .�� 8�'SZZ � „�.5.90.00 N b� • �� i , _ - __� ' - - - �� - - - - - - - - - - __._- --� �_ —. _'�° .. � ; L — —� ' .� � p" . � .. __'__._• �_n�"��� � _ ' ��� � ; � . . � ' � /� � �� I • �8 � . �. � �� ,��4 / ��a3 �---------- � � ----- — I ; � � v� � � —3131__� �r_�._��_., ��F •�. C '�w�� �/ 'I ��� : ; • ' � I � � j 1x � ' �� ; i • ro � /_ t'� . xro.'a�s.d-.eet I � I' . I . � � � « uccr��«���0 . I . � I i �.• ,��6 /� S�Wa v� j � . j � � �` � . O / g�: is��;a T ;� � • � � : ' .( V� � ' iP��,. ��a 'i � ,, :� � � ! i �= i eo• °�a � � � .DI� o a .:� �„GL, i I i' , � ,� � • I �. , r� . •�� ••i - � � fl- .. � �'�$� KH� � ��: � , .. .� I �b,7� I : �'. y ' . .,f.:_ti:;.,j '''. .. . � �• j 4 t.�'7,�� � . C . � �J�I' . . � . i .. . .i . r�' •�•,1`� � Y u s _ I .o�o ' • � r' � e� `J 'x•'' � U �•:' � �4 b �'b��� �a�� N ' � �• v� ' + �� ,.:.� i / t :� I �L$��a� `� ...' �=•---�fo---� � � I a I�.-�--i — �e i r . � ' , :.;; . . .�: i �ii (1 I �. e ,�\; . ' •'i` � . : E . • � ��� •`� �z *' � r---���. '� � - ]` . � i o �i. . , �� .. I II c0 � I � .�Q� \ � 0���.:I:.���,�,+r� �� •I II � ' ; , �• �� ...y �� � . Z •• I � ':`:� ' ` � „� 0'�1 i;�.::I i,� �' � rn 1 i 0 ' � .�• `•. � �� . i� 1 /� � I � ''I � ti � ' �� z � . II p d � ; :.�� � �. • , • N • � � � o °�, ,'A ,.`�:' I � o i, i� � :• � � N �'� � ,� ..,�:��� � . i I � VI;� 'm i _ , , �, -N �. • . �� �� �^ R� ��� INII,' • . . ! I OO lil � � .. � I � � • y :,•• . —ry \ / /V � .I I . � i u . . ' . I��_�3�=!—��_ � �y r v ..' � • .� I � i� . , , t�a I s�9 . .. .;'. .`, , Y i. i I 'i D . � , �o�o � g4p, ' ,:.; .:� � ° � �! I ' .I i � f • �"o �P •., �' , ! I � ! I , • o��� I. v . . :`�J,:s� ,;/. ? . � � I �Y •• ...1:'' �..r . i � � t � � ' g�a�7 17a�$` . �. �� , 'i h� ' Z��7. �"F�n6 �.� �' �+ �� � ' .i � ,� I . .•'Vib�� �iA�'�� .. . i• �� '� � � ; , Q I i . • � a � „ .��a� •. �S� � x 7, P ! I !.+.i . . � I � y t6 . , � . , � . , y� o " � i • v rObw� • ' ' / ;� I � ` . .���' �����������1���� J • ���� �_�___CY7_�___:� q I �'�� , �� a . a I . . ' � . � . g�� �°• , .� I �P � ,• xo,.a�n.0-.�n �� 1•� !� i . � _.�<_.�'-��cia �---� �-- °-° -- -- S<— •_- — �— — — — — ——— — � - —-� . ' �-'.a- ._. — �' � � .� 00'S6Z M „�.5,90000 S , , , . � . i + '` ' , . � . ' `r i .. $`•1 � �� �� o � � � R ��� � '� ��� ^a �� ��5 O a� � 3 �3 � � 8€ ���u�`Q o � £ ':b � r'�i �C"t� �� � �,� �� �x � � � � ��j�� � �� -�. � m � �� '�� �� M`��€ �"� � X� '�E,�".�'. �a M � ��BM ���� N �� � � _ a ��� � � �" ^'$ €� z �aa�� �� � ��� ��� �'� '; �'u�� � � s�o. Y�? �ar� aa�� a y ��g �� � ��� � �� � ���� �� � �'���°a�e��� � o � . � � � � � a K ��� �� ���� €� , � a € ������ � SY ° � ���� N�g �x ���� � � � n � ° 6 `s� r• - � � s�a �� � ��� a � � � •� e� � o '� s �� �$ � - � ��� �� � �� � � ��� �� � ���� �� � g��a� � � ���s� g 3 ° :" � 6�� �o � � � M� : � � � �T � ��L � � � ��o . �� _ ��� ��o �� � � �� � ����° � �' �r k � �� � �-a� ��� � � o� °� � �� ��o�� r � o ..a � ��� �g� �> ��� � ��� � ��� �� � � � ~ ~ � � ° ��I� D� . ��� �� p, aeg� � o�o � a � �� � , � � y H �y � � �� ���p � � �� o � � . a �' ,a O � o � . � � z � o � � H .. �y,,.�, . C'D y ) f 3 - O O'o C7 O l� 'n..1 Y' F` ��1 ._ f�Yi � � �'n 4 � � R e7 �3� � �7 �� Z � � m � Z� �° n � q� ��� ��1 i, �I'9 i Q � � � � �T � x2� 1 m A Z�� �Z � p �, t�r.a � �' � � 'i `. �ii� � ' � � � �� w ����� ' �r� � � c �° -o $ � '°� :�R� � P� 4! � i!i� � ^ '°� ° � t � IT1 � �' � �° � �� � � l'� � �� z C . o � N Z �3 �� � . - � � � ^ 'p `i - �, � � g � ,�Jti o p o � � t� .•.�` �i i � � �' �t`p _ � . . . z � � � i f, i � � < � � � . � i = . � � (� u ; � � � � .. n x. � 1 � . :� • � l,�� � . �1 • 470z1 J.t79 "lb'1SJ.Zl7 G1'10 ., •, .h �. . .�. ...�,......�,�..... .. `. . _ . �..�..�_...�........�.��.•. ... . � . ..v..� . .. . .n .. . ...... � � • QyS 1�i�1�11i�1���A`I . .t• ,' `i� � ' • L '�.�;.'�' �;.���L��; �+ �?.ti�t�t7i ' � r ` { S'. �4• vt .=��j _. '- . , . , , , y"' i,� • ; i .. � /r��`l �j��,- I 1 �I ,I ..'. �.y , I ,.�t�(T .� � •' ;.,�1''v1 � ]y I � ; I 1` S•r�� .. 1 '�• `f��`�j . •� d4 • ' ,�Y , ' , I . '11�.u{� � 1 �. ��� � a };', :r(,�,�:e �,. Q •s. � i �: . �.�� �� ' , . . I �;�:i .,�:�'' ,„ . • � C� � �?�� �° • . �y , • .. . � , �11 � �� �4p �'�r���.y ri }�C � t ('i�. • ,� d t� ! "'� I ' I 4. . n�. �1'- , .�„i � , , � � 1� `r.� ��{� . '�(�.1� j.t•2S�:i.I.. , • , • . t �u '. � . � .. -1�{{' :{t " .• .@ }T. �� . i b?t; •;r'. ,y.'� �� �.�.�t� ; N ,:I. 'i3��, :i'.',:c � r...,;. s:. ; : .�: !. , �, �.0 ',. i �:�� � �_ . .:: . . :� . ,.. � 'i , ' . �` :�F''.� �u � , (� i I.� '� �4 ,,^.O'.°\\ fIS,1 �. I t .. . i L D • ;.•�. . ;- �>,�: � ' . • � : �:., � �.. 'c�',. .:i � �,.��.:�• ro , � :. �, , . � � � � �� . 0 I I:.;i � ��^ y �i�.:�;:ti•;{��'.,�` � � ��� '•��, �� �. . !� . ��:��(•�• . ":�� � ,A�� � . '1; '�k,t..rt'1 , ..3!'.�. �� °t� '"•'`1y,,�r v� i � .i': � • �,4�r��• � .: •� •:;�S,a;':l. o ry �;y:�`A'..;t�;i. N yti']�'f`l F�,J' p,r � \� �ti� ^ F �u I � iI • (• . �., �'•y�1 i' • N rn� :��5��`�.,.,1�„`,`Y'M,�• ; . ! _ . �F,}. �:�� � . . . F�C�','�`i �+ ;'7 '�`",.• , �� �. � ,�'�4,-:s• . .I . •�•*J'.�„ N ` I , t��, i; � 1' • ��� x `'��: ��'� I: f I':'' . • � � � �•:1 • �1�"'�-' , I I.'� p . � O' '�� t . �� � • , • ;�•,, i �� , . f�y�?�• � •,., , ,. :i + �y . t���`Y� . �;:..�i,.inh�• � . i � , , � � ' � y � . ti � : . �', .�;�:", ; � �T �,� +6� k (± � � � :tF 4j,.i ���� • ' ' �,�+ .. '�.:y; nK.� �d ; I a �, Go� g�� � �� 4 ���+ ,"�py� ��� � . • j ��M� ` i`I � a� �'� �s a �a � 3�� ���� ���� � ', � "` a �^ y� ��° k � � ��e � '' � s •, . ,' �M � �,� � p� � ��4 u � � €� �y��� ���� � � , '{,�' � � ' . �x � � $ � � �a� F.�� a a�p o ��., .{-• .l� x '°' I 1 �� � ��ox � q 8 � Fi� ��� . . '•J ,•. ; �,,�. �' � �� ��' y � � �� ast� n'� � • • �'' ' ��T, o , . � �^ s �, R m 23 .�.�y� �"x. .ti�r,:' . y <-.; . � 2 8 �;5 d ?' ;, �L � `v,' '.c�a•• ," . � �„ � . � � � �. . ='�}�- � , �" i � � ��x G F �� � �7;5 �t� �� V . . .. ...... . . �V _ . _ � no (� �l � � d �} �rj� `�'� ^F�� �1 ° y •� ^' G � S $ y�� �S,R �� . ;J �i� ��',r'r'.'r`t .. . : , . . � ,. .v .._.._.. ..... . ......_. . � ._. � ' � �Y' � A� � ° �� .�1'�''�;�'.-� .".. • ' ` • . � . i. '. ._ ., ... �• �S � z� �� � �L �� F�� , , •;�:.,; ; ', � � � �v ��a e p ��� ��� �€� 'S . .. ^ y? ��� � � ��� ��v a�E . s , ' �� � �� �s� � Q ��� ��� ��� L F� ��a = �r�� �. �K . . $� �° �R `�� s^`�� . p T 01 � � � � f � o �a�t�{l:_ ° � � � ry „ � � t� M O :i� �5 �"� �ui � Q � � (� � t,:� r3:� G �!'�.7'�' � � • � G �S. 5 $ � �A W� X�s . 1��' °q 'j�^�v�`� o l 1 ` • o � g� A 'Y { 9 �' , y y �� � �rr�� �-i �` � � � !f q f� Y�� �,. � � � a � ��� �� �€ rs p� � [ � � K � � �4 g �� a _ m � _ y � � � � $� �� °� v� �� � � � s s � y s y s a o a � � � � b � . , ro sT� . � o �- P� � �a@ Rf p '� � ��� � �� ��' � �� �� ; �� �� � � �� �� '� . �� �� � cn � � � �� ��l o� . � ;E �� ��� �� r� �� � �� �� � �R �� � � p �� �t �F � # � � � � > o � g �� ' � ag �� � � � � � � � � � � € �� � "'' 7� � . � P � T° �L � �R�� � a �� �A� �g �� ��� >� �� �� �� a� �� �g� s �� �a�I� 7 w � � z° , � � �� F� R�� � `' R �� �� �a �R �, �� � �� �� � < � � � : � � : �° . � � ' e ' a� �� �� � � �� '� � � � ' ��' � � � � � � � ; � -� � s y �� � � � , �� �■a �� � � � �� - - - - „ ,. � O � �( �€ � �14 w U V 4 p� ^ G q 4 N � e. g�� `? a � � �� F F � € � € € � � € f � € € � � € � f € � rPo N R 5 : � � $ �. � - - . �r ..� � c �� :i : �' e F � �� � � � � E � � � a � a � � � � �E � �g € .. � 'x o � , � n Y Y 't Y Y i � Y { 1 : � � ¢ � Q = � 3E ! �,b„a � L'. � � Y Y G 7 E ` : ' � ` ` � � i ` � � ? C J C/J < � � � � r 0 n�'�� a .. 8588 S gg8 S8S S 88 � g °g g °g g � � y " � � x F z g � ����� DD i� � � � � � � � � � a � � P p � d � P � � N y . � a a � A k �� � --o r o �.. " � �1 �{ • � 4 a � � �� �0� n� y� A y .� v . �;�i�l �;�� ; � ' . % � �� � I���� n �omo m7o � � � °g �-, S �i i! lii� � � � � 8 °C " "E� � z� `° z ^ ' tiN �r C/1 � i�� � � � � ��� n �P � �� s � ;:�� � � � �� � � i�ii o � � � g 9 � � �� �� � � � � _ hl z `9 0 � � • ��' ►i � � g � ��` �:� �� z o � � � � b � .� ��3 �� � } S � � � � � � ��l�! X � �� � � � � � yr � Z • •rrs'r • • ' � - ;•< � '� � � :\C� ' . . . . . • . , • �,"'O°`�-•w wm�.o� . � �e�•e• �s�-�� � �r•r . � � ', ' , • • � � • . .. • . „� 0 � R � . � . � . � � . � � . � . . � �, � _ � � �' -__ _ _ � . � � � � � � � . � �� � �� u � � � � J � � g � � � Q � ��y . � � � � � � � . -+ � • i � 2 p . tn �' � � h � �_, � � � � . � ___J � y A�� " � � .� �4Q . � ' � � � ^ � � � � , � 0 � P m � � N ; ... � �o � p a . . � , ��h , --ae- � � °' � . � � �` �� ' D -- - " • . �; � �- �. - g n�,q�. , n� i� . � �� ;�' 'I�' '�.�(,�I'' � � . • � � � � r �v ,,; i � � •-ri U"� � � n� ��� � ' --'m''--^-� L-"' ' � ' QJ" � � �- � � I : � � �/ N\ : L � � �i _ � � ' , ' �.,�'' u� � � I • . • —_��'' � J � . I� _ H � �� . � � �. N� � ti � R i h�� . "� . i � ' ' --- -- -- — m � Ry-� � n . �IIIyyy������ p 4��1 � . • -------'--'-- • L, � m�1� ~ u u IL ~ . , , �q ��, ' s � ------------- ---------------- �� - - - - � . i� � r . . i _ . . . � • / � . � ! � • . � � ""� 1 tl �� W(� . � • �y � . � � � � � O O �� N� A � . R ; e • � o p �� , Z� g � ,� � • . . � r P � . p . �t . . ���� D . . . . . . L'�'�'�'_ �' '�'�'�'- ""_' ' ' . . �- �� �,;------- - -: . �� � . � � � �� $ � ._________�___ � � . �� . . . . . . . . . � . ___ _ , . . . . . . , . . .. . , . � . . : . . . . ; .. . . . , . . . . . , . . . X . � � � o � � X . $ � • o � ; . W� � � . V . � � . . P j j W , � a�C • aiG . � M� *� � � � � . � P . � � � � � O . . . . . . ; , � y � � . . z bd � � ~ z° � � '� z . , � o � . o . o �m�•o� �r•o� � � �a•o• � ' � Ip er•o� r � ' , ' • • � ., p r. � � rs u vl O C1'CI , • . • C�O e? A -n—� cn�.�' � I � °' � � � � � � p � �rn o • m� � � � a`�' � �$ '� a Q �.�, Z� CA , �Z �„� In N N �1 O�� V ,�' . �• A ••« • p D �, IT7� m ' �u N'� ci��. � � .o �. r _ 70 � � �� ��+�'N � � �� = � G �� � �. � • � ° � .. zz � � ° � � � � . � � � � ^ . .1 � . fl � .. � � � . o � � ; . � � ;, ;, � � � � .' ' � v v . ' • . . � ' ,r'�� ' ' . ,>>%' . . • � .� � • .:, � m • . , `��. . _ '�'�'.,Q._ • . , , � • '� � a z . �� � , . . . ��n O A x � . m N o z � ` ., . . . ' � o � � _ —F � � z . . � • �� �_ =C • � 1�@ � � � 4� �, . n��, Z � D �--�-� � � � ` .. � � �� (� . o ° � � > � ~ . . '- Tl � � �y •Z� •a a ,y � d I� ! c � l� i�"I rn � rn N � ' ; � ~ . i— . .. � � -� r ' � . ; �' —� O . p "� — r._ ti � m ` ' � ,,-- . m � —�� � o � . n � � � � � � N � a D , , � � • , N "U /�(J N � � � ° � � D . . 7m . � � { N mnn � + � . 19 • ' • z � ' D -�. t . • � � N . �.� � � �. � � �, . 4 . � rn � . � � � �� • o r . ( i I . L . rn . , _ . � ' � s � � - . � . , � � . � t . ; . � � �� , Z� . � � A , � . . Oi7� � � � � � . h � � m � � , , . ��3 � . . N h • � �� z . . . � ,-OS. � � � • �' i T, i a , a v, Z N + . � e _ —I '��'' � � . * .. Q e e i N . � ti . � . /u, � � . . ' �'-U 7(1 . o , ., ' ' (1 (1 � w , . . �AO � • e " � OZ a -� h . . * � O m n � ` --d . . _ . . . U Y t ' . { • � �. y L a • • � ^ � 1 L ♦ \/ � �� I l w �i . . . � { � , t • • 1 - � o � � • N--d f � . . ' � . • � " ` �m ° ` � . • . • � ^ i � " . . , .,N � � ' N ,� . . . ' �� � � a � • . z� . a u � �n � . � � . �, . a . --� � �, � � � ' . D' � a a D ' ' �J —I D q1 ]> (P Z a : ;� A r = cn � cn p . � � n -� 3 ni � � . � � ' � � � � � � � � �� N� r ) � rr � o . � , d � � � � � , s ; � z � y � . • .� c� z � � . . . , ' . cn-0 ,. � � N O • -� A � , • � On� ti � ' .. � � Z � ; z . rnN t y y O . � �" t�i .. . � . � � °z � �, . � � . � . . � �� � � iN � 7�d � . �. � on� 3� � �_. � �' . � i,i � L m� c� �, � 3 cn --i .• .+ ° � � � T �q Q Q TJ C7� [7 A '11—I Cn�t� �a � P � � � r� � �71'T'1 p. . I'7'I� � � � pi p� N �$ . � � e � �O � `On � �O � �' m �� �o �Q. . � rn � . o� � . ��.� � � � �� g� � ...� � a �� zz � o . ^ � �� � � . � � r c� � � . � . �L �+ � � � Z � cn � x a, �o � � � 8 � � � ' � � � ' �' � . .� 'FY � . • '�',,. • ' , • , , ' � ' . �� N . ����a • , . . _.,,.,� ' ' � � � � �. . �=� � . � � . . �� /� �� r , � �. . . � _� m A � . ' • ' � � N � . • rn � � -� � � N ° rn . � . . 7Ur�- iN • . ' o . . � � 7=u � . a � ' �'' � I � � z rD p n� �, t" � j-1-( � 3 N i' D � , , . . �� � � � � � s � —1 � � + � � ' i � � � — , . ' � � � N O a 11 �' � . x t � . � � � w 1 � 1 4 n ~ • N w � " a , � � ^ p � " . a t rn � A � . �-° * - � � • . , � �. � . rn —� �� ' � � � u,.-ll . t�i n " -� � UC� JQ ' " ' O N t 1 . rn n �/ � N � 1 ' � D . .N �— a a �.. r� �) O _ 0 4 • "y � (n •2 h • p i " t � -i e • A � M �� N { � . ' �I � . .♦ i • �-1 � c a ^ a a O � �+ F. ' ' e t M a a IC� N . � i o � ^ M' . . \J �„ N I—I_I O ' � e a ., ,, � m . 4 ,. .. rn ° _ � �� � „ � � � � i �. „ ~ � . Ol �� -` . 1-1�1 ' — ► j � � � . ., ., n � . ' ' w r. r � ' � r. . � � i M . L • � � -� .^ M ` . m� �� , . /� r �r � /• � C C r 3 � F. H O . . .. c i � h 1 l : . .+ � • I ~ � • { f ! � ��il 7f1 a � ' :r � . p ` - cn 717U ; r ., . �n � � � . z . � �) p � � rnb � � �i n � � � � } cn A� . , . �Z n „ ,.a = � D-n , • • ~ � 1�71 , e ^ � � � � E ► ^ � � . { . ►T► . � . � � [ � � " .. • a . < u' (1 �l '0 f � .�,� , _ � . . z� N � rn ` , . , rn � � n N i � � �" . l� � m .�, (1 —.�— M� � . .. . Acn -n . 1, t� -0 .^�^.. � -iA N Zr • . ,� � � �. � � mrn � niN — . z� . m (1 7U � m � =i . . . � � . O . � -�'i � . . m � . . � , m l � � l� . � � � � . � � , yr � o . . � � � . . �o � + � z � � . • . Z -( . � a n � � W z N . . �. °; � � � ;' � z � z - . oo � .� . . . �� `� ' r � ° , �. � � ° �� � � � � . . � � o � . . . . � � .� r � �' � � � 3 3 � � i� z � � e� � . � � � � . � . O � Z � • .. a m m� N o v'o � c'�o �?. n �+-�. w � -� . . � � t�'. � � � � 1—ZZ� � 70m p ' ' �Q cv � � °'°' Q� �'� � $ � � �G7 C7 , O� • z � p �, ro ro Y' � c 'p, a r—17m0 '" Z n . '* .3� m �'�'' N� � � OC�� co O� -' . �� G � �� �• � � �.L � � C�1�m=C .. �� � . � • ^ 3 � � � ' � N � � ; `� � � � � � � . �► � r � �, z o '�. R �' � � � � $ � � v . �2�-0� � � 6'-4' 6�_�� . . . � . . � . � . 2 -m 8 3 -4 4 3 -0 • � NW 3'-0' � �r�'r �, N.� 2'-(d' 8' 3'-4' �t : � � � y � . - . \ ��� _�- �'�' � , It ' � • . Cn � � � ( _ 8. -t r ;,�( _ ;- � . l9 .�,. :i - '. �i _ �-1-. . � ,. u . '( - . — � . � ° , � t �. �� ' �_ � �( • ,.,� .' l9 � -o �. j � . � � �p r � � �� � � 0 . rn � ,, rn `�n o � z 2'-�' y) m � Ca -n Q • rn ,- w j -��t cmi� � �' . < � �' w ( � � � � � � W .p � 0 � ��''l r^ � Z 19 rn ' ' ' , ' ) a ^' �1 � � 0 . D _ C � o o E C7 �, a � �v< <" � _"" Z� � • . �� � . . . D - � ap o O � m � � m � � . .� • . � � . . �� � r , . � . .Q . . . . =� ) _ � � ..c. , � � -i F� . N , �. _ � . � � �, r . 0 - �- � _ � . N 4 I- � . . , � � _ , ' � '�i - . . �"D • �1 CA E C b �Il � . � � �1 O iU = _� � �1 7(1 � �:U 7U CU �� Zl . = E�A (1 T •7�C rn Ul � (l (l � �n � n � i-it ITi =� i � • cDn D rDZ cAn c�i� mD � � m.D A mAc � . . -� � • � n � -� -� � A �a � . m (1 3' . � rn mfiZ � n m , mfi � . � � n � �� n m . . .. , . � • N --i z . • � OLD GRYSTAL BAY ROAD ' , N � � n � . . N _ . . � � � . . — . . ' . � . — . . m . ; � � � � o =� / � � � �� . �� rI-( • 19 SPAG�S - • � � go � : � . � ;- -n � �. � a� �� �.•SPAGES �m -m. . l9 �— . � ,�d � ,� ,.. . a� . . :��; � �� �, rn . � �'�"��';;:�' � . � . - - Z . • , . .da�' � s� c�i . � rn ' C1 15'-(d' ��! . r • • N ' . . . � � . -i . . . .� m � � ar . .. , rn z �, I m � . . r � . m . � . N �� � x� � ' �� , o �, a • rn . . � � `N � ( �� � � � �� • . � -��i . . . _ � . O 0��. _ � � � �' . . . � N ' b , • Z � O Q . tt � � , N I � , O N � ' • . fll — ' pp N ' b N � b � i � � • n m � � � . . � N a t �' , r � � • � I m � � � y y 3 � rn � 8 z .A O � , , ' I SA , , � ' I . � � � z _ , . : , s ��v�� . -c . v� — z s .. . .. .. � � o � � � . . — . � . . . � . — . —. . . _ � , . 7U � N -� u- �° , �° � i� tn -� 6� . � �d GO .. -I N p N �-i 0 g • l ' • O . � � � (1 Sb NO �• � y , � � , � � � � � . Z . � • • . ��rn zrn � �' -n . � Nd b � � � .. . z � � m . � � a k .. �� y O O'd , C�O e A •n-� �g y ... a � � � � � � �� � prn..'°_ mp �° �. � -°•'o' �'�► � � �, . � Z co Z� m z a ro ra �9 �ns • • r�/ . � �. � � GDj� G�". O r,� • � �t � � ���`�u' ��g`�. � � � m� '� �1'�' L�D �7 V .� �� � � Z— V `'' �` `� �• � C7 � _ � ° � � • ry � .. � � � � . K � � � � � � � � � � .