Loading...
HomeMy WebLinkAboutPaperwork/hazardous bldg . z � r' ., i �/;` April 13, 2009 Memo to: City Council From: Lyle Oman, Building Official ��� Re: Hazardous building action On March 18th, 2009 I received a call from Tom Hagadorn who owns a property at 3443 Crystal Place in Orono. He purchased the property in January of 2006 with the intent of remodeling it for resale. After he gutted the lower level he found out the foundation is severely deteriorated and in danger of collapse. He would now like to remove the house and garage and market the the vacant lot. However because of the economy he cannot afford the demolition. We discussed Hazardous building action and I informed him of MN Statute 463.151(attached). This statute allows municipalities to remove or raze hazardous buildings with the property owners consent. The cost would then be certified against the property taxes except that the city may provide that cost so assessed may be paid in not to exceed five equal annual installments with interest thereon, at eight percent per annum. After discussion with staff and Soren Mattick City attorney, I find no down side to this course of action. The following is several scenarios. 1. We remove the buildings and he pays of the cost plus interest for 5 years. 2. We remove the buildings and he sells the property. The outstanding assessment gets paid at closing. 3. We remove the buiidings, he does not sell the lot and it goes tax forfeit. The county would eventually sell the lot and we get paid at closing. This building was a commercial building in its past and is located up against the street property line and is an eye sore. I solicited three bids all in the $10,000 range. The bids include removal of the house and garage, disconnection of the sewer and water, grading the lot to partially fill the excavation, erosion control, top soil and seeding. i am seeking your input and approval for moving forward on this project. THE 2007 MINNESOTA STATE BUILDING CODE Hazardous and substandard buildings 463.15 Definitions. Subdivision 1. Coverage. For purposes of sections 463.15 to 463.26 the terms defined in this section have the meanings given them. Subd. 2. Building. "Bui(ding" includes any structure or part of a structure. Subd. 3. Hazardous building or hazardous property. "Hazardous building or hazardous property" means any building or properly, which because of inadequate maintenance, dilapidation, physical damage, unsanitary condition, or abandonment, constitutes a fire hazard or a hazard to public safety or health. Subd. 4. Owner, owner of record, and lien holder of record. "Owner," "owner of record," and "lien holder of record" means a person having a right or interest in property describeci in subdivision 3 and evidence of which is filed and recorded in the office of the county recorder or registrar of tities in the county in which the property is situated. HIST: 1965 c 393 s l; 1967 c 324 s 1; 1976 c 181 s 2; 1989 c 328 art 6 s 5,6 � 463.151 Removal by municipality; consent; cost. i � The governing body of any city or town may remove or raze any hazardous building or remove or correct any hazardous condition of real estate upon obtaining the consent in writing of all owners of record, occupying tenants, and all lien holders of record; the cost shall be charged against the real estate as provided in section 463.21, except the governing body may provide that the cost so assessed may be paid in not to exceed �ve equal annual installments with interest thereon, at eight percent per annum. HIST: 1967 c 324 s 2; 1974 c 341 s 1 463.152 Exercise of eminent domain. Subdivision 1. Purpose, public interest. In order to maintain a sufficient supply of adequate, safe, and sanitary housing and buildings used for living, commercial, industrial, or other purposes or any combination of purposes, it is found that the public interest requires that municipalities be authorized to acquire buildings, real estate on which buildings are located, or vacant or undeveloped real estate which are found to be hazardous within the meaning of section 463.15, subdivision 3, and the acquisition of such buildings and real estate is hereby declared to be a pubiic purpose. Subd. 2. Acquisition; procedure. In furtherance of the public policy declared in subdivision l, the governing body of any city or town may acquire any hazardous building, real estate on which any such building is located, or vacant or undeveloped real estate by eminent domain in the manner provided by chapter 117. HIST: 1974 c 341 s 3; 1976 c 2 s 140 91 . � � rv w r�i j # •. � ,�,'. . . 2 .«� � : -�e� , � "+ . + [ ,`! � � V�F �,�1- � 3� � - .-t 3 ,� � p i[ �� � ���. �d 1�,,`.� � 9� .�.� .;. � � � • 3^„} l�+�'p�8t�p„� a �1��; 1 �� � tr +r` � ^�*d�� , ti :.._ .s�g���y�d�u�^" ��+1t 6���. , � � a } e-�t � - '�� : r�' t4�6fi� ){h q.,��"u��r.�km'�. �� a � t � . f _ � � / � '. �,� p , � �� ��t��,�`, � ,i �: r� ��,� � �'�+: ,✓' f �`:'� � i_ � t f�1� � � � � e -'�"' +� �y ;' �✓ �t :a, t ���{ �F ° V E ` j -� �r � d ; F ,�p ,_� �° '� � � � � i ��.. ��_�' � �1� `n��c,ti.�.�, '� cF �� z6 � . y� �. �? e .'ti ��'' � '� � ���k�,^�V'X"^��.� � ��s�� d�Y {, � ��:� {�� k�9�l+j � � y `� �: +"�� ."�_ .`+�yr�` °�i"::�. � t r a f� ���_+� �r � _ �t � t_ � ��,P` y,. t ��r�.� ;E :r .F ��i'i 't h. � k �e � *�1s �r�. C ,� ro- 'I a ,, ' � � � �� .y,� � G. , ..¢ �-7f .:.� :. Z .`. °`..,,��X� 3 i v�� ��,.. i . �,��{ ,r �+ ,�.r;+; ' il. J... .� '�.� . � �:�a �"�� •�, I '1�-� �'� - � ,�1 ��� X T � h.'e ��,� 92� ..�Z w 4y, ., - , t 'f � � y �"",V.ls � r �. t s , ' E °. '` ; ;' ' `�"M�€f��;� ` � �`� � _; � i � ; � 1 =� �t , , �- r � ���i � ' - .' � y'�trl i .� � 4 [ �, '}4•+ ' _ i �d l.y J ;S ! � �� ! � �-i�'�- +5.. �0� '�0���t�� .. Y E T�r} , r . f{ i .�j ; �i ♦� µ 1 ! �: s �� , � „� tY� 2 - 'F �S 3 ` #�.� _ � . � f" � Y :iz � ,5 .��V �a ` P�.'4� 1�`R� i � i Y� � ,, .� w£ :�� !# �uu* �" �.�� � ,��.� 7 ~�F! t�. +� a ai�'N��� ` .� ,��, 7 ,g� . +.� +�i.�#'� � . � y 1 t 3 ��a� � � � , r " � � ��iti�: �!� ��� � � _ `,, � a � �b . � � � > -� � �'� � � ���r 4 < 1 � �74 .E' �„� �'`` I I � �, '�q % . 1 t ti { � ,1. ' �,�h ;.� �}� �7' � a "`�{�t�� s , . � .i& � y i �+: p -_�"�,_� �.. f�� .7x`'.,�.��� � � �,'���{�:� � '4�� r +. _ . � { � k n� A "�'�I �. ' �w � 'F`��.'� � `�. L -��� $ � )�; F ��' -���� ✓ ��.: "� �.�� i� "Ca.+�" 2 �,�.*m++� '� ti��,� � . .� ° t � ^ � t�s . R �.v� . ..::_ � � , � s '����.i � - �;- ��Xr,{� �-.J.,.,..«C '„� r i �'r{ �. �, . � �� r� �5,�� '�'�'�� �.� i� � q �� h�v�..; t ,3 �,31 � 4 �"� 7�, , . . '� �F,�_.,�Y - ��1��7� � ' �, r s- ��` { ; _ ' � s. '�',. � . : r . 'is-» '3� � � �Y "1�'� �� r 7 S-5 �[ � �• ���T'R� . c � 1 , A � �,t '"'�Y$� "!� c�i�r� � � ���+ ; � ; � x �,� �'' r tl r; �Ir 1 f 'Sr � � � �� *I * Z� r e ` '� • S ... h•Y } � � � Y�t w.t' P �J" 3 ai�1 •r ,� ♦ �l�'{�F � ���� �'� K �! I 0 � � : f * 3 � � + f � ; x� k . ,;� �Ty W::�'- £+�� {} 1 � �� _ ! _ i V� 1 t 1 9 I �� 4 . �'��'��' !'� ,_-,. =:T 1 ` , � a t, �'. �, � '/ �,y�, � ° � " [� ° � �..� ��� ` � �'f� �' �� h'�, � �; � 4 .' +� '„ ��f j f� , '.i� #�'�"� '�,�, k�e � � �: - �! � " ��-:,{�+��-�,�y *�t �r ,.�C � ' � � PjN'��+w�„�"�1.3,: ��� � � F�' � , ��"tlae k t�' :{ . . . � h{, � �..: y� 9 � - f t�Lf J � ��� }t,, b=n�" N. . � R ' � . . . _.� L �,,j ;F ... '� `�,� h;. . _ � ' �� fi; '. '.i�p1�Rl4iF� � '�°k�� . ��_4 � ' � r � ��,y�'�Ij � �' » ��` . r ' : �; ' � �. �� �.i G� �,L �s� �:`. ��� �� � � � �w � . � " � � ,-. ,p�, , < i tc � - > \` � .`�., »„,'y� �3 ' , . � � �«o ��. . .� u-. . '' _ -" � 3�'�.�. .«— � ��., � .. . 7 4'r� ,t�' t -- +`� + �, 4.,x ' + ,M.� ..�.. � �- .. . ,. . . '"�-., f '- ,. ., -f' h > �I � '.. . i� r h • . .i. ���i �, S i 1.' � t '- - � �,� �=r�. I 1 �i ^f 1� �.��_�' /.. � �.,,.r '�a�� ��"� 11' ��� _� , F _ � �..k �. � ( �c' < . .ly � -�1 ,�w...`3 /�a��.����y��.( �+'��� r' Y� �� �����r} t fr .3 ' 1"'�_�' . � e)'I��'�'"� �ti�-.. �' � , p� � 9,,r � � ,� ; f ` r� .. '�r � : ,� � �.._ . t."'�.5, � I' �� �� . . "f : , �,�. . _..... !y � . ` . �1 `� - .. r 'r ��. , , y �� _R. �' :.�'' � .�� , z s: .s: ,� �: �. ' ;, i, ,"*�y � , �, V. 1 ..,..4� - �v '�j+ , i� � � I�r �' ��. ^�;, ��' 5 Y. y�': r'�_�, t .'�f. d' � . zd. .�. I T.�� �� 4 Nt� ��tw� r�� .�, . . r � ���� �%i v'�"� � �'�j 7 1� £ � � . - . � �� � � � �, V t �g �I�r � f�.���' . 7 �'* �'f .�k.' -••�� � .. � `�'1 ; ;..:�f`� ��_., y, :,�, ' _ ,. x �'��� R�.'. h f f,ti `; � �^.�.;7;��-v:.'��� �.��I { � � � � k .#" ' l� �''s � � ��� � _-.���� x�s.., ,� , � ��, ,"�� �'. �'� ..��' � .�� �� � � � �4 t ti — . . � � _ ' � _�J �;,` � ��� i 4`.a .� '�� '� � ��' � 4�� � ,`4 I � r ,.� � • r � � � ��' � _ h � 3 ' ' 1 � �� ��$ i r�.� � � ��, t.,�� � +.�` -'�r . f -, . , { T5 R (. � ' � t, � ��4 �.t4 '- L� [:" n,ti_ ` �+:. . .{ ;s'�` �` r �� 3'-�.'� � � ' � o r� ..�u...,.��,.�,� ; � _ . .;. ;:, �v �- , �-, ,�M �" � � v: �>�. ' , ��� � �: p�� .a!-P-. t��,. 'fr' - d�� . �,�', . '#` .. . efi4 . ' . �#.. "4,f` ��„ �� �,�'��� � jl�� � . . ��.. _ _ it�� f�� �'� ;4".._,- - f� - � � . .. � �... _ �� " _ ' � �- ..-_ , . ' , : ' ._ . � �P � ._ � ..-r- _... l� ����v� - , —_ ,, � • ! � � ;,-_ . . � �,�, +s,� _. , � ' �r ' �`; ����,�'"�`� - -� � _.�__�. � � t, --� . �.i f f, . �d� _ ,....... �,.. � �n �(.` ' _ ' ______"' ,_.± f � �8a �;V� '. � �t �i q� ' . !' '� @ � ...1 ��1 -1r'�S � �5 �; . ,t t 1}�,�y�Iyj . '-9�' � '�`�[;c,� y�`�. � .,t�'` y '°f .K . a � � _._ _„. �, 1 _� _.-_ ., �� r.y ,, �'`� 'p /,���� ' t4 i�� S t�Yt.�,..��rai � ,' YE�^ 4?:r �����'��';q.� ,+r,. � '^i yT,�,�.._ �<i, t ��M+�gr���' � ^ r ' . , �° �� - �� , F �..._ :� ;����,��:��;��` y���,Q , �w.. �% " �� � } ..r .�K �. �- '�` �. ` � ; t,� -��'�''----- ; =���e�:, �F��, " +�" � �' Y�"� � f I �i;'�� �^���T; � __ . , � ` i ��� , ,.�: "` i .,• �'�, �{9�: �r 4 d�i a ��.a : w� s `£ ' '�`7�� ' '�`�p �.' � ��,�'�e � �'«..^� �i ' ar �z� k- "��'��'' ..a'.' ,{., �r. �4a��,�. ; � " � i� �+�� �; �c•.,�y3i �`�,$� x � r r� +qr�, i --"�C ,+�# 'F � a �`��i � -+r h a�..r �-s� a; ,.:: �ti!�r% �+� d`� r..r-• '° ?�r" �:.: i.c4 �w.��; -y" `°'. d� :,.,r.,, ¢a:' -, '�"�' 7��.i:�S3��n: i ",. ,E��re ��+�,'b`Y�r�i�* 1+�'� . .lfy i_ �r{�"'"hdi t'��w.� . ; z 1 ��{f 3. ` � ._`-, .�-... � ..'�'� �r . � ,._ ` _'.ra�s va ..� 4�- .. ""y`'�. 7'�y�.a�.f .` °19 �+... .� �� �.. � , ...���� l; 64. x'3'Y��fibc.:-..x...�-ax.��'%""'�� ,�._ .r...5: -� ±c d'yi� 7 "rC> �., �'t s � , 9 ., 1 '�� "� �q� '�'�f F f '�,�y� � 1r a aa �'f s, . � , � _. w� .._ ^+.-i }'�A q�,j�,1 �3„a�r-». 4,S i.�. t�-'[¢',�*1 _.+e ,. � '.�A:i.� . . / .ar-'." tiS`�,�r-*„�'�k't6 ..4�..3. ..��' .r� i�, �'''� a; �° `l :� 4 �'��' a�`� .� � . � �='���,� ��,��` ,.��� �a �--. � II �. � �, ��" ` �+ � ' ��� ���"+ta: b ,.�.� �'�` ��` %e 4r. _� , . � � � . � �n.,k �,.� <�_.. � �� � ��� �'�7. ��.� '"�r�„',�_ . ; ,;. . , �. �' +k `., _ ti' w„ s 3;�,� ��:s;,� '�... , _. � - �, y� _ ���e �� ��;_ �,�t� ^� `'� " F�'.�� : � 4 3 \. + r5 �' �+y� .a� F�: �`^. . 9 k `� r ♦�=� r �`�„ � '� �1���, .h��� �'..1 �^C�t,�j,�j :. � ,'♦� ��� � � �{�''�J�i ���`��� '�S a ��" � � . 'w^' . �a�� f ��4� '`°S '°�-�, �x -«, i . < �., .. e:. � Y`��i.,.�� '.e� . � L . .. �Y4 ��ry� .� .....:... . � : '1�' i .� . � . j .. � � G } ' 't. I � .. i`� 1r .., x �� � �h �Y 'll''�Fj��! . d'�t+ ��`�� !K g{ MA � � �?�.{ K� {{ 1 ��. ,. �y.�,�T�`" '.L,'45 �� 4�{ �' 7 ��1 +� �� 6� w , �AA..`� . .� __.�y_� R... �N'. . ' r '�+M'�' ;.,.. � � ��' ���' ���' ' {4`' g������ ''.� ��I � i 4 _ r��` �� i�4. �' ' 3 "� '�:; � � � . � - �... �� � ��� � � e � ,� � N ` .' x< !'q. , I� t ?y �� .r��. �a� +�ra tip' �• � yy? � �� � � ,��., "-y., .�;. ��M''k }'�' . �f ~ �E h'v °.�.. .'�a `�o-FS� � �_ '�': ';���'��_ z t t,i �;. � ,3;'� n�' { .�G �A t� �°�' ��w` .1". G A?�,�`� �' J . � .,o ..� �"��1� "� s`A :� 1.'; �k..`L _ � � � Ili�l�l� � Y�.•�r'� Y � ��� '�-.'-. . . . � t.� `«- S• � . r . ---.`"' '�' p�Jr' ,. :;�. ' k i .. . ] .� �' � , .�� ... . . R�y ! �� i i ` tY ".,j ; "f�,c.�` � Y ] , _ �S���� �r,�',��.��. , t '�„� . ;��,.� t' � ., - . �, \ . .ry j - ��j� -^^� ,�+�..:. y S -�aJp�, Y. ' � �, A °S'/'}y�'.S`f Y+b�+$'.�� . -. � �.'�«.»i. ,= '�j�'�'�� - •�w �l ',� . 1 ��.a� �.F" '4+ � a�i� � ''..��r; � � � . '���" �?� tS r.J�'y_ ';1 , /jT�Y � .t'�'F'�"`t's��i �3.�°� �„� �, .4 � ,. . i� ,. . ���� �� ���� 1:f'/� qi-0 YD�+s� z�' ��� �' �` .�,. .. t . `S�' - . l��k�. � , .. �4���� �'S� �t. �i .�Ky; . '"k�/7'�'0 �. � `'- i � � �`�.. _n ..• Fp't�'�'.. " ��,L�' ,,�\ .,_ � � _ ',�r,S����7 r��� � 1�.F• ,�xS t, �� ! S" � 'Y�� r��.,�� .� �o- ry', �l� .� P r p h ' .. .� yP.'� ���d 'i ��'i + �� �"Y �% a�s ��,�re� � �' �Yy ���-� ,�p �,,�.i � �F � :�m " � - ��' ' f :+,et�� ,.�At'( �i3� �f�' C S��i�"N,�,�: . ^rc c�'� ��/ }tM�� �-t�ype* '� f`jYA�7 .{�i��'bx . � � � .v ��' . ~l�l�y' .-., � ' l ��...�e`n.C- . . 4 . ..�"f' J � �}N���I,�<� �� ., 'i,: . : �f .,�. .�}c'���� ..+.' � � � � J_,� „ ,� .- _ . _ , �- - , � 1 � '�' �.:� _ ,✓ ::._. _ � y.,,��„ � . � .,:' -'µ �.; � . k . , C " . ' �y':�_�. _. \ � . `�'I� �` � - , `C���.. _ . �. l ,..� �c � ', .� J.i�� �a�� . 'T� . t ,!� '.� �i' . �. '_ :,� . . ,.�'� l,., ..,k.` ..�� #, � � ���-�,Y ��_ ; _ �7� ��.'�. �. �. - '_. __. -_. �..� //'.�'�/ - F �f:: 'I' . �� . � ': N�':4a, — � { �""'F �74 -:.....- `.�._ -._�..� " .. ... �. .�-� _..x ' ' v � ' 4 �\ ,-� --�� "..:� .��' W,� . � ,r ,' � : t ... �T '��L' .'t e%--�� . � i� �_" ..� " � � `����w .��'� � .. ..«:...._ . . . � ' . . ',.�, ; �Ii'. . i^ -. ,-. . . .�'n . �p `p� _... "-"� i 1 : . J�„ �,4('. . 2� � ; . , 1tt3g . _`/�'irs �Ti, . .. � , .,� 'ltt� ,t �� F . . .... . .. ` � �r-` �r t� 4 . . .. s � i _ � �, ��. r r � 'i .� , �- � � r , ` Nn . ., h �...�. 4 F � E �.._. R �y�t� ��3 �6�'�sM. .. �' � i F..-=k �'�' 0��1��, �=l . �� �� �'� >�, ,�. �, � � � �S � '� � . ��y� �y�� � .�. , ���,��, - v y! } �' �"'b�'��'' �� �Y`9 s ' 'e � �?w,"���, �. �'_��e � ',�� �a '�'�',` �� ,�r �G"1`,k '�i'h,..�e�'s���� f�, � �� „�� � �.d d` � �r�.� ,� , (,, r��- -�� �`� �� °;�-"" ����,,� i �'�����„ > �\ h�._ .. .. . ,. � <.:as. e��;id�'g:��".^� - ' .° �,`.�, ,3�r8rv��!`�"`�!'�:��1, .. ..1G.��_a,C�, .�. � . . 1��;1Y�2', _ � .� . �.�� ;� - _ - . �t , �;,.:. y �.,,.. "��:w�s � +'� �� -� . .���= - � / "�.:6y ` , .{ �'� , �"''a�. 7 .,.;� � � rfi � ':k �� � � � ' .� . � , .�� ��` .� " ,� ,� � ��� �r�.! ;� 't .� �i ��f��. �(�,i�i�., ^j.�'�` ' .�' � ��� 1,.�� � ;k �.,��'.��,. � �C�A��{ {p��\��,?yi���t�r,��� , '*'�,�,.��a' _ .,�� � ��k� _ � `:. . , ,_ .�' .f ,�` � . '�?�� �"�� � 'w++`.�t` r,�+ t �9j;�1�,��i y M� �t� �__, � �°�,.V� { #� y�� � �,,;,�„� ��'�Y e� r .S �' �� .: ,.'R �,b���..�C t �' i � � �. `� `�` '�':�J 1�t��n'�4`�Y h.'�;'������;�T �,:: ,. {�� '���e � �.�, ��Mt�;���!:�l�f ', �; � � i ` �� �'�E�;;', *��i .,��i�������,� a„�..,y a.� +J�t-r" it 3-:tq,F�n fr � 1. ��s � � r � "TI�G� a� t�,�itF �e� ' � � � � �!� p K1 a,q u ��p �t�,��A ;'��'' ,Y � �Z /����� ;'�:� � ' �� . . � �z�: �,t..s,�?C'��[, ,� �'€'�.° .-�r' �yqY�T r� �' . . � � �l�.Y�'�,��� 'ti�. �A ��� i .� r +� '�p � � .. � ��� .. p,. .�Y i ��6 �^ .. ;,��4 Se..}�� A £�'�`� y� (�t:��� °�..�`, ���_I ."? . rM���� . ,��.. .JI�l: 'tI.t h�����f 4fMV M �a � _ i � � 4 , ,�a b. F r � fi _�� ��� ,� �, rc : Z � y: ls t 4�frt . �...�--?-r \ - �>R �� ��i,..��'�.�,+ y� a"` _°�'t'� �.' ��, .' 1' � � k�'�t�!`'��u�'�����f ��1' � �SfAaY/1M. . . . . . . •� ��Jd�l.� �.����y��.��,,.r� . ..� ', ¢� , y,1%�`•'�4$ },�qc., � A'�!' ' � � ;� a �'. . . _`_ _ i�Yu �, M""'iI��S L '4�, � �'�4j q��� � X, ._� �,���1��.'�`���'� ���*-� . 4w,.�s ��: hr �'k-j � i q l M; . , i �} � � �. ��:`��+ � ` ���; ',.����'� .�����s�' .. x h �,A� �,' _ ����.' 'h c'y,Yh fM.y�' �,p� ry 5 7 �� � ��', �>'. .'��id. �Y'TI�" .�`�p.4� i 4 'l_� `V �� .'F�i���lf�����F�� � � +t� '�r G���N'�'l+.i �t �y '. '+'`�`,yo�. , . �+{�;ko-'�i�1�'�(� !�'Y�'R�g 'n�� � n. C��X�7 '�'t� N'- � a...�x� ''i.� . y�•., '�' y`'�,v�)�. ,spK'���� �� � . ':. . ' , r. M� � , . ,� � ... ;. . 2r . ��' � � . c...�� �;t'F t� 4 - a'� �`.� ' " _..._�-.... �` �'� . ���� �ib`� -n �i � 4r'� ��✓.+� _i,:`! i �� - ,1���L.3�t9 ��fi'� 'i * C ��,� �) �� � � ��, �e r ,�� h�?�if"c ' ^,�� r - ^�/� �.a'� �� � . - � �r �. ��-''� 84,����it .�,`�i�?,: �.�� � ��.' 1 y j-A.i)�. � _. , ' / q e .��1!_`��ti1S�`~,r R}�` ��� - �t J ..�, . .. � � '1�L� � �°11 � � � � - ° � �, �` , �5�p� �,�� � .:�3 � � '1� � � +' ���{� �t"�� `fi ��r:;i a �+� .. ��l . ... �� -=�� o.�"i+' ,�,��y��tyrti� � ,`���{.. . ^4�i - 't� �y ' .� , �� _ �iMM�M �e�� ..�,�,Iq`�i �y, . L �'y,. ) f iky��f/ ,.��l ? f� �" 4�M�4rr� � "l �lb � ��\t � �+������. iyd .', � ..�./�`i f� �u�,.': � �, ky, �Y�iA h�. � ti ! 3 � �"^h.�, � )7{.�r� ' .�� � �4 � �;':� � Ra. J'��` � tAlP'�y�t��. /.+t�'e����'r � ��,� � , F� s �6 / �"�,,.,,,�— �Y'=� h$ 1 I,�'� i.„ ";y�{ ��''�' y / '' � � �+4 ��."� ,{� ` J � FS��. �� ;.'.� � l ''"" -"i.�t'' `�� F r. �' �i 3r"h'��+� G y~ •. � :":��fM � j� �t -M ��Z� } '��� "� � � M t�ka 9 .�si i ��1 � . � ; 4 �� ,:`� �[ y ^� t � .-rdh t + . - 7p i�1.f } - � �,� �..x + ���..;� ��5 � ,h� r K`Y.• jr � � �'\� �,�d � ,3� �� k .��F �:. � ._... ^ , ..' ' '�� �i.�..r7C�L . ,.. .i � l �.�. . � a . .. . . .`��'i � f . . . .�".k,1o.�','^38S�v°��� ��1 r.'Yg y� r 7�4 k '".. ' ��.:� - . t a ` t ' :�!' � P: � ��.. � � ��. s' t i e:� ; ;�, �� r ,.i��r > j �s;.: �� 1 ^�+� f �w �ri� Ssa {� �.t r 's » y, �� S• ,� 8t.��t �, ; � . r �.' �tt ���. �iP„ "- � - ` ' 'Y \/�. { ` � -� . �� . .�. �, r� '� � ��ti. � � .� t 1��1 � �. ' �_ .t S � y�� . � _ ... �'� . - L Y �. � � � . i � s.'_ _� 'i} ;;�.. �. i�i �',�. . �1.�1^ t�F M1 � 4 . ., � � �� . '� .a+'.s,. `n � � � .$ 4 �` � � � ±� i {A :'.� � � � �" � , �'t, 1�, � ,� � �, ,�,,; '� � . � �r � Fu�F; .. . ��.. # �;: .; ��t'- ,,' y �, �n. 4 Y� �Z � '�?`;, �I �� ` � + a � x' a ......�^'^'..". � _' �:i `�,� �t�'"'r��:� _ '�f h �.' d� �i�,. �'� ear ` d dF* � � ,'��1 § � �..,. � , r �,r`,"*��..� ..""1}�':'�,�a��t. Y r h«j�i'�'S7 ,.. -� . � ' �y .. � -��� �`..' F�. � '4n �,:: ."� F��. �`+� �--�- ,�\ . . � '-�ts . ,5 • �i- _ • � k.�, � E � I � ��' � � � � tE�''\� �� ' � ��.�r. --���,��� � ��� "�� q ,' ��' =;►� - '��, °.r '` ,�,�, �� ,� � j •; ,:. � _ .' ;�$:�: ..�r `._ , . �. , \ � , _ .,"9` :. il�` , ,a.,.f` :t �� _ r � : , , i _ �'__ ,�. ,�"� � { `� � , � - � , -,�� �,-'� I� � .,�__� \ � - ��"� �, t "; .. ��� , , -�. � �,. �` � , �_: � . � �,,.��� '~����b` +N ����`' - ``l� �1�� � ' � � , � � � �_ ,��r��s,� ��'�' ,l � R ��` � � � + ,� ��L a3 " I � � � '� .� 3 ,,, ` :� r . -' . .T�'�.M I . :1 - � � �� �\ N:"I . . � �� .. :--�. ♦ < - .` ' :�,� �� ` S�. . ' . � �_$�-,.. ._7. ��� � �� ��� 4 :� � .. ,�. �� ;� �1'i" �. '� .\ � y f s''F^ � �1 __ _�' . �- e -� �� �,� :ti „ , � , �, _-- ��_ . ; . � � - .� - , , _ - , �;� ��, ` � � _ . _ � -� ,,.�A`°,:, � ..,...� '.:� 'j�.� t.� A �� � �il� a -� �,; I � �� - i `v �� _ . -.J, '�1 R �� l w ��� _ � _ � '.3yx��' y; �� `�.~T4� �� :� T. _ _ _ � T � . .. . .. . ..(. '�'' •� ��-. «:5t. ��+t , . �� �r � . � . � t ' ;,�,�,:.:.,' ' — ,���,,. k, •,.:�- _` . .a _ti. ��� :a.,_� s..,M•� � �r >.{��.5.� ���" e��� „ �� ... .-. ���. . . `` . _ ' .:ar..'s�it���. . �. . . , ` �N,�, .. � �, \\ a / ¢;' F�" .y� e: . .. "�'��,., ,w�+o�;,:;r.— ,�r.• T y1�^ 3� �! �,`�l� � �;�� `� y,�,,,y � ! "ar.-._.r`� ,�' �"+,+�A/:..�' t VA ; �. �.M�Ki�I ..af�.� •�4. 'A'Y i ,r".. . .w.� � �-. '4 '- � , �. � ..� � � . �.1 '- .h �'. +va�-. �s� � . I �, "' .u. �u• �,'��, '1 � k ` t � u �,�.,. ` l�. ' �� �� . � ...-� �R�`.,'� �i�y ".`_"_ � __` L .. % �1� � ' �,, ;6 -.....,'�--�. _-! �!` �� + � � �. ' �-�t xi �ylr'.y� i", � �`'�� � , ' L'�� � :� �`� i � � � � f �"� y ` - j � '�, L.. � �' �, . ,�F �\„ '�.; � X A'� .� � � a,.' � ��5� . , � , ,; . � � . , � , �� . � � � -� r,; • . ` . � j '#. .._Y- . �'. � ��'. � ,_ _ .��. ' �V� k z L_y,�#J . !�''`t . .� $ �. � � �ii 1F � `M -:1 �c � ir i�i �� � .�. f � µfi:l-'� #� ` ,�' �.q, i��, �, 4'�_ �� ,i,!� �, w� r � � '� x �r �� �, � . � ., �� --.:' , - =-- ..,:�r . Y :� , v��., '�� .��i�, :� , t i�, � :�� �, � �r� , r,. . �.`,'tL� � ? � a►� �� . ����� .�':• 5�, , J�.�1 ��~ . . - � _, ... �., ,. . � " �r. �'�:�' r ,.. q � }� �1r.,. �t ,t Y t�•. i' �" , Yh .r�" . � .� .. � � °M';. `�" .,��. �� . � .�! ^#��" � #ti,i'y!'�'.�' � '�� •�. ; �� �A ,�,�...�z�� ,:. ,+ ',..;';a t ��i��`i ,� � � � � -�' : � '�., `'"Lc�. � �.n �*+ a,;: �tit'�1.. ,�p. �� '; . �.,�.r �i. ^� `,� < r� .� . !r`� � - � nk. '4 ``x ,� ������� R�� . 11'`� L� � �� � � � w. �'''�+M y"`,.�,,y�,'�` k � ` �{'�^. �� �. li.i� .r :� .:`'�+"� 'i � �'�i��yL ! . ���� . � k�',�' , � � } 9 ��. y k } -",�� y-��'r.. +av.... '� �' '' ,�; .�'� �.�.. �, J u` ��� � i! . � � �� � S 4 �� �- � '� 'p'4�� � ,�' � �����.�1 ' �! �� o , �. 'WiMA��,�.- �����Ya..� �j�f�� A-- . r j� \�/?., � � '� . � �� �M��� �`�, ^�-'�! ^ %�� � � Y;; '. � .:� :,` � ��� . „�a �'�,A:. \ � j� '`Y � .: �' �»a k,.�i� � �, j �,y�y . � �',_ � k N'�.,t"Y. �' * .�„�Y�' a'y �.�\.� Y� 4 � �,, �' .� �}y` ,d! , �`X '. 'f t _ � �,`h � ' °w� `.�„� » � '� ' ' . �� kp' . i :. � w, � . . . ' ' �. _ . , < ' �. G ; ? �.}{ `;����� .. R 'A g � Y 1j� ,4 1.`+ ����. . .., . . 1jy ,. ,� rr� � Q .� .+iT. � � ��r� � `_S�.W., ��. « � .X;. _ `Y') � �� ^ . �,�` �� ri�. ,�� �ti�. �ti- .. � t . �! � r � _ til��t. .0 � �µ��, �.. ( . � ��� ' _ i� �f ��� �j � ' ,�^ 7' �. ".r � F r y... � -.-'__ � ... �t i a � � ' y - �r.'�. t ��� ,,.1 \� . �',j i��t+' -6� � .ii. IJ 1 � .y S � }�7 : '� \`Y, � � � '�� �� d� i�� ' . - y i _��. ��'q�� ;� . • .� y .`*.:: .. � 3 �i � i� � �•� . -h v � f T � � �'` �n ��. y �� - , r � � ,a' � `y�`\ '�1.. +.. .�,� �..� � .`v .� , � �"„4: � � � '�` ��• � �;�'�',y.;,`¢ !! � : ' � � , `*' � ` � _;i '' - f . . i' � y, ,� 'I + ; � 6� �ry `t � +k� ,�_ r�.:3�' C �'� ' � t, ,�'R � ro, • , ' � �r; . "", ��' �. � s .._ $., .. '- . ��' � �:;, _. . -- F^ <, ';� � .7 YM'. C����' r t� . � . . . - 'wYl _h.. d "j ., , ,tGi �1, i�� �� °s"x�. �. r�r 1.,� .. +� �r.�.R ���. . . : `"�� .,�` �`•; � . ... ,,.. ry�`5"����:{o. �. � � .-a.0 '��i�� �1 � tlr ; ��!!!+..r.► � " , �, 3i� x/'.. � � '� � � . i � . , 4� �' 1�� ' � � I t�� .. , , t .� �, _ � �� � ,,. ,J' � Yf��. r � �"°". ��t' ,� �, � � � r. � '��� ' � .} k � �s � �¢^� { ���� t4 � ' ai', ��* '. #F ''h ;� � :I ��� � ����� r �� ���a"4s* � •a.. '� I . . i�� L 't k ..,. I� F, � � , ,,�� �,�,� ,,: i �� -: � '�-, � ^��,,� t :� ,� "� k %- ; ,��"�S' ` �'�r�. rr� � . �f � � t �.'� - s�; ° �',����i„} �.°".� � . . . �, >. . "�. ., W , .� � ,, 'i`=—, i �- `!R:-,.''�4 ! `/'' �.�'K � .• ' n� � f�.. � . � rk{ `�y 'r '�'.�.. � ; . y_ , ; ,-. 0 . , � - � :.• a•� . � ,��' ` ` � �:ti. ?. , � :j; ;�„ `'� . .rr"''X: ` +� . . . i�\( -' V,�� X. �� � � '+ .� � � '�' �ic. � . , i� _ . .,��.'- ..... . r.�.- . � .. , "1�„ . t � -- *�2.. � , � -t F'.r.f �� r;.i i i I% �{� ',� M y f • �� ' r� . ri.. ;� � �} � ��� ,i � � � f � ��, ��, . � � ��., �� � "}, � � . , �-^-'-'-- � � .._.__ - .._ �-� � � ���'! 4`'_ . _-. `\ -� M,,....+'""" `1`�---...�„�,T,,,��'G.:;�4, -�s . / �. }. _ � f . �,.- . . � _ , �_ . �� ' � _ V �.�� � . 5' � • .. .� � ' � ���� ������ °�� � ---..... ?�' 4', �.-,.--' "^� � '� � � , a t'. N � � �, � \ � ��;��;�''u . �:��x . i _ � t' . r � �'�. . � ��.,�,. �.1 � .. � .��F :! � • ��� ' .. �: 1 � '�� .,_. e ' �t �,'�M1 r'��3��.: .. ��• `'�• ry.�� "�r +- � 'fs �w�y"`F '' 4 , '+ � '"t�i _ . . / � .� � � ' +L'x � 9 � a . .�� -r- f �j;�T .{;� C s+: , , ,. _ .. ,� . y � , #.�y � -,rr;- `. � _ � ; Y. '��- a� - �, 5.�' � i �,�. �' ' y{ � m � � � - -. , , y ,:,�� �.� :.'r� r,. ��. 3 S � ':' .'� �w�,� ��v �, � _ �ll .�f. ._ . �;� � � �.>i�"'` ,�`. � - , �=`r'",.�'.'r ;fi �i,A�"''i � , ° f 6 i+., \ ` `►"rt. '•� � �`' r a�. � y�� � � ;�'�, � W �� � �µ�� � - �. � ', � �� ,� � � .. 4 ..�� �"�. v I' �ti . � �, � � ,' /" %1 �• / � 1� � � .a��•� �;-' ,� , ' � �, �� `*' �„�,,_r::.�-= ' _� ', �' -""�_,�i � ` �f '� . -' . �' , , �.` . 3 ..„ .r .`��� •� . e � � , ,�� �......_.._....._..�_. • ,. . � s�y' ' '1 ,$ �'. ' � . �� � � � �f��{li � �! � ' ' �.. _ � ,, L ♦ � t���: < y��' _'C.�� . .� . . {( i• _ , 1� �' � , �� � ' � .._ . 'i��� '� .��I• • - .\\ :{.�y�� . .. f ;, 1� ri� . . � , 1 ' �• � � � . � 'r � Y i � 1 � � /� +��'`� ' i�� ,�49�'���� ��• � r-� � �, �� y�Y{.3`�`% � i ; � , � I( �'' �:tA�j` . ;�rtl � d \ y ., � , , `�� ���,. � � �. %:� � �� "'°'"�-�` + + '�' � � �� � m� '+},.'�i��x �'�- �� � �� /� � � � . . . . �'. 't -��.�1 i���t�.s- � q� ���., �� . . �.'-, _ ���1 �,� `� , t ��.b���r � � � .f' .F . T�f_�_�/" � �. � i � .�''- 'A a :��, �/ •:� .:♦ . V, `\ ` 1'}' � �.: � .k. � kr. � l' . l. S � � �r '� �4..- �._,—__ -�� � t'�411 t ( � ' , , i � I ` � r'�x"'��Y�� � / �� � ♦};4tE���� �4 +" ��� �i ;'7i�� ', y� � ���{� � a9��°�; � - � � _ � � ��� � � it'.�8 �S, �j' �r��! '/ � ; 'C \ , � �},I �},„., �r: r i ' �i � � k � � �i � " �� �'{ � , �'� ,�`�� � 4 i ���;%; � r � , , , . , _ - - � ; _� � ��� , _� . �� � 1� '� ,k �', �, .i ,. w�� � , �,,, �, i ' � � � � � � : �, ;-� �� .. -.�s_ - .���.'..' . ,,. .:A` . Y .l 4 ',1= : LL _ �4' 4.• �- ' '�� � �'� � �"' 1 '� � . � � � �'��t �' �°=�, � �. � , � �`"� �"�� �'� °s'�Y ,�.r:'�`> ;` � r .�. f.. . . TF y� .Y� 1,,�� hp • ,�� .. , �'�� ,. S�`~ 4; '} �- . �Y_ . '� - . . . L {�`��D. . '�56�''� ,�.Y �, � ��.� �s,..� � � 1��., :�" �.. , . . � •-��� -�.. � � ,E . � ` ��� � , r�j � � ������ ._.. __,.. .,,: ""`"'�r•M,,..,v�. , .. � t. :� � _. . � � � �' ��� _. ; �` — ,:"`+�w`".. � � i�. � } . . � , ' � _ � " . . .. _ .�_,_, � _�Ax_� � � . e � -� _�...�. �.�� � �. ,_ .� . . , , . ., . ._. � . 5 � < _ � w ' . ' . �, "� 4 i,-�... 2i� � , .. . n . , s `,�� _.. . . `�t �n. . � ... � l�`� 4 ��,'¢.�f�..� j, .. , ... ... . � '� . �� ; ^� Iµ+ �' $'�L T q J , • - - ..., �'.. . {� •�'I"�pyN •M°• •;� � x.. �F. ..� �Ir �� �� [I -�� �� ! � � � ��. � � '7 . � ���� � .y.K ,��� • � "u3, ,;/�4 .�. Nt v, .` '� �'^g p .. .R�i . . , , . �. � ♦ ♦ .r.• �.� � �o' �+"i:.����� .�,., . ��,� ` . t y'a`"• - ` �•�s �V„ �'�- -�+.... h � � J .�. "i '� �� n •�,_., ,,.y.' ,._ y , ��ir�,4'����,N��� � '"""' �' � . ti 4� ,j 4 .� � � .: �,w�S` , ��'� �`�° �`��+_r� �^�Yn ,1L .� ) A�►k t��- .�_ � � �� � „�'� ��� �� .. � y} w,�� ,�1'�0,, �'����� �'"i. .. . " ..—-- •K-+ .:_._.,,,,...`+',��aJu:' .r',y � �S , . �,- - , (_, ��f, �*� ) r� � � t �, �9��� , i�F4- .• , « . ,- . � x ' /r < ' �, ` �' Y, ♦.. �� ` � 1 � /(� ,n� • �a.yr'' . . �M�+ , '� !..' ,_ r.- y ..; A 'Y u'. �� � , .. .,4 � � �'Y11111tlYr�i�r. s �nl,.� &� ! .. . T � � , ' ' � �+�. , f [. �'.y RyA� �,j�+'Y w''/ .� • i.1 4�, 1". ' . _ �. .. . � .,�r'�t � �1''`• jip „�Jµ� � X � p� 4 ~�� ��a�" r�4: �, � ��� ,tjk � � '�S''T, r .�,���� ���a � �- �k� `�-� _ '� , ��i-�-- �`'" "`..�. . .;, ,�.� �.��"M .^� � '� � '.w � � , �. � �` r . . ��� .�'i� *i ... �l, ���,�� �� .. ,..�'-..4 „� „� ... � . � �' . ' �� . ,� . ,..... .: , ; � .,. . ... . , ,_ ��. . . � .� ¢$ .. �� , , . ,� � �}$ �a� � �. . � � � . -.-_ : : > ^i !y � m , . _ , 5�i� � � ' .' _ , r.� r t� �^M^ ,er ,S�� � r iM1�M . '•.X. _ _ }�.y� �.ap � � a ��dF i ,�'� �h '�P , � ; - - . j gs : � �' ` � + . � M1,�,��L ,``* ,a � � .. i ,- . • `4. � P . .. t .-.. Pl� 'i. �� :� A s ,� i . , i -+n^ x _ ., .4 �.r . ' ':+F .:�� � k .... �. � a� ,: !. ..t, �� �.: ,.; ,'� ' �'� +�T♦ :•,� a`4.� �r 6 w # ,: � 7 g ... , ♦ . F ' . � ° i r I . P � . � � ... .� .. � � � � ',. '�A..�, S �Y�.ae �� ''+* ' G,Y �� ��w � . . j � �J+�R� � .f°' � ti ' �4 1 w . , p � , ; � R � ''�;f _ ���� �� .�y ",,y .1�' �� �1. i V A.'� .� M .. /r , ,��'&i..� � ;.�� '. �'�� ,'ee�.:�., �� x�J,� +�,,,,,''�. � r �e � ` =;�r� �.�.� � "���� ���� .� �'� � i. �c � �. � ^T ��5� +� y 'A� ,.. . ,. ..;: -�� �, i . r ,ay7�r�( �' y�� �` �i'��`. ¢ ' Y ��• -vrt �1 ,t . +! .,� ��.�y��u ���. A!' . .�.. � __ - ;.r i ����. F'� Y� 1 � °� � c�����r ' . , � t'. ;M,:� . �...`�. .�� i�w r����a.'�"� ~9w� 3+ �, :i..,.,r __w e-. - � ,,,�, � '� i[, a+�ii ��e �Lr. ' �� .. ' f9��.i,�• -�.`si�. « . � * `* .i.y� ra�* . : �"`�' '� � 'T. ,� ;� 4�, -�,�, ,r. ` ± , . '�'. � e ��„ �r� � t; ,� #A. ` :�. j . pa � �,,,_ ;a 1a4F:#`_ �+ ,.+,.�. � '� # � � _:r . d' � � � � '� p � � � � a� �"� ����� � x �.:, � .• ! . a A �� ��a y' �„ � �' �� �� . '`r . , � , � ' •. * ,�,�,� ". �, .. . � « d � . . �,;. f" ���. ;�, � � .�y r�•,t .. `i� � �� �'�q,,4=,.;�. ; � � wk f� +��� , � � y� $ � , s � �, , •. �� � • � � , . . �, �_ E� � ! '°�'- ,�"v5��,. . � � � ��.. t} �*� #i t �t .�" +� �"��� : _ , • , 3 F � _ ..� � � � 's, �' � , � ` y y' ' q� �9�, t .. ._. s ._.:�- _:Y,,.:.rs�. ..� .' ..:S �- �l , � � � „i•r. ..:�_� �_m� . �.48'.. ,.� �ve4`fi:,y��� � ' ��4... •.r-- � :.�. ��-- � �� � ��� ��� ,,,,�� . � _ �r y: ' _----�_'`-� � f .4 �. � � ° �, :��' „ �` ; .� ` � �' �, ��. . � r;� r ��•hs. �s� p t�� �• � �4 rt`� �., , . � ;, �� far _- v`"`. � � ��U "- `- . x. .. � ��. . '-. .. , . . a4�'i _ r � s. . _ � V �'� c i��re `�-. �," � .�� �+ :� ,. 1 ��' � � „ � � .. � �� � � �• asx _ ��`i � F.� ������ � �` ,,�� '"��� F. � . �[ - ����;;.��* , � � � �"�" A.. 1� � �' 1 � ,� € ': . ., ...x 4 d - ''��y '�,^ i,.�� „ �*"��k � � �'4 � 0.�h,�{ � r.: . 4�",x� '�.j... , '���' �� � . ! ��� �y��:. �, �.."' j . � - ��'�� ,.'n +�. �� � � :q�; d ".'' . .'. M Y'�: �.�. . . 1 n �� �{ .� �dl"'',.M ! � . .,.' � � � .. � �, �>..� .-%a�_ .�i , ;� ,� r;i �tli � . � � . .. ��. � .,x s �=" �., _ �' , \ ,. , " '�. o'�, - ,, .,, w� ' � ' � �.¢�riS ,�;" .` � � �,' '�, ._� . �� ,� �� �' R�j 4 � 5,t#d .. i�'4 �a ,� . t-�.° . �� �` �^. i u r`� �� � ; _ t .. »:. p �: � � , ,+ � 't ,� . . . ��. � '�.` ' � +�"�c' �� {X�''- =+`�r: � '4- . .r �� z� ! � .+�R� � � �'. 4 � ' � � -, °� � -0 �,'�,: i°� ��, _ �" ;��.-> �. � ''��� �' �_ , �„ . �:.�b _. � s �e✓ . . 1' ..h ' d , yn ` ��''-�. f. . . s, .� ... e , . '�. ` .�., n ,..� '� � . �..� . �.. � :,. � �• �'te � __ . �i, `� .�� ... . n _-.. . � �:� .. ��""w " =: 4 � � ��r� ,, . , , . . . , . , ..,. � '�! �...<: , ,� , .,�wu� �.•�.� '��- ...r� � � .. . :;>,. , � ;� �� . � � + �� . ..........a,. � r . , ti - _ �. j « � _ . ��r��� �"�op� ,: ���; _ �� �°�� • - _ � ",��„, ,,� "'�,�',' ,' r . °d :°��' ,r,�,� ; , ''� . , ���. ; ' .. �.-.� : .���., / . . �'-} ;�� f ;/ i� ' ){ � ` �..,y[ r _ � . , 4��R ',�, �.i ',�� �� � ;.; . �'�t�� �Y�;:�� . : 1 � ���,�,�r�. � ,� ' ��� iE�d�� � ,. � , ,� .. . . ♦1 � �+.f J8ti' ...�� ._ • � � 1r-- ..' f � _. �� � � 4 / � � �` �` � \ � h � ,,'� R� �� ,r� 'y. / \ '.� / Y��. �p'. � ..�� � .� . � \ ���� �� `��, ��� �xj R"� ��L �l y `' � 'ti, '( �n•� /, �. `\ y�{� . � � ` .� �_� �. �- , . , � , � �/ r.y'� rj ���Ip�, r;r ���'tw. .�''�ICE- � � ��v•....g � � / ,,�� . ����r ,1 t� . •���� ; ,',�:� j��" �tr 1' �;,rt,.�°,��.. � •� � !� t�v��}� ".>{t,t.c.,,�� , �� 's..- .� �� � ` t r"�•4f..1�_�� :'! `'' � � ',�Y` " t +r�'� � ya�._ +.:..,�1';� � • � - :,� ,":�"f�. _ �- X j� t�'4"- ,, � — ` � �'7 � r' . . - , ; .�,, .-�..... , _ _ . , , - : � 't,�'+�— , ,.,,� � , �� .� � ,�s y 7� i � �,. �� . �,�.�- �� �' ,r �„�, y �, � .�,r�, � � � �•.w,K., .�, � ��.. _ , , I� ' , ' � .: µ..�'r t�,�i �.� ..4^ •;� �• � �+ ..... �� -, .. �� , . ������,.��� ��� � :,.�.r�' �r � .~`�� .r�' , f , , � � a i : " �,:�'..�� �� ; .�., �.. � . �°,� `� , *4 4 ""`� fi_ `,�y. � }w �+' � �t�,��-A L �, ��� t`�' �.'e,� � �e� q.�� '''k, � �°�.` ., �,r, `�< � jt�� ,, . 1+ � p, . '—�;' ��.,3„�� � ^� � � �,. .��� �IR9� .�4� .�. ��. �. ` �.1���`,�'�'�����`°� �,' ..�,`"`"' , � �`��'�`. �� . �',�a�. .t6'; �� .�:." �` ���� �/� ` t � � _ r ���� � � ,.2���� � . "�r �'.. � .`, �,+ ��1. �L 1'� t _ � "a�"'� Y'� .'�1 �"� . �?� �> ..y < • ' `. . F� �• . '�r� ',t. �_. ,�.: �` ;.. �'"�`#. �. � v r � ��4fy��'♦ Z t ��� � , '. . .����� � �`++ ;� �. .1' � ,,�1 ��'f ,;,;�� � .�.�.�" ' r. t � �« �� ��_, 0 � �� ��� .�:����, ��o f', `�' �'�� ,�� •� Y�;r K � . �f y.`�j,w;�`��'�t.. �'��� �� , '.k � �,q".���,�y�. � '.�t L�������" " �� 4'7' zR � _.t`,�` . •�i,Q W'`U�`'1���� � � - *+ � x fi�',�� A. 4�� ,. . �w . , ... _ ��nk!� ,ex „ a < � {71y � ,.ia � ,;. - - � -�I�c-.. �.�l:-:, � '4,.: . . . . . . -.��1 � �� *_ � �/ ,.��� :.� '� P' - � . • �.. � . , � „ � � .�• , j •;� , �;r'�.�w. j"t� �+� �.�' .r�r ,.:,�,e �, , , �, �� • � �;,4 '"` �.�,` � �._ ' a: ���,k}'y �sj ,w. � ,. '�� T r ;;� � . �•Y �, �y1 �, 54�4.w I ia w� "�7.i {�� �� ' .%y �"�1' 'd"" '�, 1�� �� ' di_ �. � j �,+°• ,�. ,� �'� ',� e� ��, �*�L�'�� �_ �e..,.,-a» ���� .�C� � .i� �....r ,,�, �v�' �y'�F � - '.k ����. ti� ��\i .�tl � � �. �ig ♦ - � _ '���� .,w.� �w �M�lG�, � � •j�y„ ,� � l �ll�. f°1 f�' � ��•�re ^, -� .� *.�� . � �u� -}at . ��77 � , �y, , '�,a�f i"„ .s �y, r..+r�L' .:yx�' �l� � - — -' . Ra.. i �± �'� ��. ��t . . � ..� � �'� M 'rv:'" ..a. y .'�"',� P \ `rs„ ��w 1. + � ek .� . - , . £ � . . � r } ,.„ � . ..,,. - . i..... " 1'' . ...,:� � �� .��``�. t..;� .:.. �� �9`fM1� . t' .,�I{� . ."' , : � ����� �.o�1M _ _ �.�rt�� .icu.,Py.d £99 �.' .���a�"'..,*wN � � . ' .. ' �.`+� �'b v,�v'�` ��`�`"" :.�,�e / � . « W, ,..�^� .7 � . . .��.,., . ♦ ` k . . . •y�a� ��� . , � 3, ". ..AYhwt;f'n..m" �.�...a.}'"r��d#�'"'`� 8 `_' wµ�;InG /�,• .. �rCii�;1�s' ... . „., ' ..... <. � "� E '�%q. n� `7 , ... . . . . ,.� �.wr�,y+,ulM�t �+Q. M .;��w.. �� '�I�. y�.. �.�,�.'Rar57�: .���,� .,.'_ , � ,,����,1'. �� tR. i ` —�a.�' .;.;n_ _�. 7• „�.v. ,:. . � , . . , .. a ,�''�+hr t�,' �' ,� v�:` =:'.+r:`..�`''r�y� y � �'4.'� ,,, ��n���,�'�"'����`��'�`���,.,'•��.�, .i�� ��Yra �1wA.�. �.,,+�k'- ��, • "�,y�i��'""a��U�l 4 1 � ,�: , .�. , ��r� .� . . � . ' �a- , �_ a�,,,� �.J� '� �i�'�....�„ �� r� .w,,.•..� "" � '...�' -�' �,� ��4 , � � � , . .. - >: . "�+... „ M,' � � � ��":�:�������� �� � � e _ �r.,�;_ ,:� -. .'lr. -:..� �-...�-- '�r,�� `- '"� � � , ��� c,�.j������r i�����'�t;t�� '1���' t�� +, �' `�� � �� ' ti� �,�;� , ;�:7�''!); �;���������r{:�� ° ��;�- ±"��',�� -��'s . ••' ,t y„�, �� �A��,, � ,'wS ,; ,�j,� '•i���':�5�(="�; � � �� �� � � � , f� r+=,'� �t y, , , r� �-� � > > > �. � � �'�ti ���,�7'v '(j�s; �"��� , .P�. ,-�,.� ,� �^r�pt �'��r � � 1 ' 1, '��:r '�'4�11V�ti�1P��j4����a, }; , .�.. (T ,lt ���'�It���� �tT��i��� j•Ifj„`(t�},' r� /,_�� i����rAi� � , , �:�. � `'� , t� ' .�,�,,r -{�"" ,� ' �. `;. !,� ey�� ���.• t �..�� � � ef w `1'c� !�� ' . /�1� t � �i �y�,�,��,1 � ��,4tiy#�r �f�- ,, �, ,,,,,�•;A�p',.; �pde ' � .� �, a r '+� �I x� �r � j�` '�1� �(: � � � ]. x x .,{�'��� � �� �J � � � r� ;�t ��.�C{ �P'�I�SJ � r'Y �,.. ; ..,.e � rC � �',t�t�.:h� �"�.;,� , r:�� �� yfii��.r � � , � � iti�t�,� f 'f��� !' � I�.� � t' �►t�t����� �t �:�'9� ,�� - ... � r S , �L � . �tF`�'�t��^„� ��� it� �'t�'F'��`,�%��.;.`� l`�J�� �'� � . �r � �. ' `F'�' S,�> �T�: �'`', � �, ��t ��f ,�;i�� � �' �� �' 7 �P��;•,�ti�yr�� ,� , ' �'`",'' Y �t � � *�l'��,��((r,..'t�l j..�`h „� ` t�1u�7,c'�r+��k � _.1�.�. � � �� �Yk ? l � ; ��T�y� �1� 1 �����j .. , � � � �',�' T� 1��� �l �`'. Y• �, t � e � 1 � �:_ - I, �; :�� �:,rZ� ��. ,�'���; ,r,�:�.�.�'�-��' t 7 id � "1�E.t� �"- '� �„ � ,��r t� 't y�t ` ,�i SL' y �+.*.,. 1�,Y .� , ~�r1���;f � � '' �b �`�r�+�r��i�+�..L�r1 � � .'�'\� ..>,^�. ' � .� � ti � � �t ��'� � � s �'�� �. � t ,. k 3i�a.. �^_, r p, ,3f '1R��� � t �t :t �'���� '�:+. ,�� a 1 t� �.'t t � � -�-� � �, ���r ,�' 'all�� r� +'S �T♦(�,i^.�q�,, s:���j�ri p4t� �i•t �a-- ' �.:y"+� �}y�a�y� S �1��","a l'J�i� + Yr`r.ri'! . � ��.� . . i q ... �� - '��s 'i ' � 3'�t� �'����,�' � '�''� t� `. t ����r��� ,.+�:.' - . . S E' � « 1� ,� `4�� �1i'�'��'�� ��``i�L1 , � t .�f[�•. �Z; ��s't,►�;},� �, � �� �r �7�yu - � �L'� a.�l#�r.i � �.�,��1 �ti ��.t��/'���4 �r�t�;iv{�i�.�.i� � � � �` �' i i. . �I ''. t�'��,�}}�� �klt� ' �,��;t"-'y�" `(`,�ti� �����1�( j�+,'� �! f. �;. ' , � ,�r,�rt �y �,�! �'�. �,r. t,' ,{ ��;���+': ., , ��' � �' ��'1`�;i I'�.��"�` � 'i\y �'l�sl��il�� r �.�i��� .� � 1 �f,.'r 1+�i�_��:'..t t� ����;d l� R 1�i.��'��hd F'�,��i'$'�`��: �'', ��! � *F,:y���,��a,,� � i4 ��L+�U �fy�..*1 � ' ' � '�'•' �t�i�ti�: ' 1 \ ` �,Y�{�. �� 4 .• � � I ��t I { � ' � ' {��' �' , 1�1 e.�,����� �"t�dv } ',��� '��A��t`�`'q �X.� � "�;',i �r r s��r:��r' � i w � � ?�.� � Y �, � �`� ��� � 1� +� E ti .�� ��� , � (�. 4�� r�.r_ � '�� 4�"� -�� '+�� � �� - _ _ � �' �'�� :k���: ;,��,,,;:� ��j�t,t�.��: ���.'�����'.�;� — ,� � ' -.t +t+ti��� ��„ 1�� (;:� ' � „ ( r _"--� ��. <� .:,�� �° � �r� � � d=��. �'1 � ��F} ls� ���f fi��`��''S��'�+ ,�y�,�.� � y�i� � � t 1 ;{ ..�,_..----'�` + � y i.c,� � � ' . �� ;, �.`� Air � . . .. ; �,=u;�: , u,= t�r g�,a }�,� �� ' ��Y�E'.���%it j,�`µ�° �*ryt�,t�h�F'. ���1�. i � , ` � a � r't ! � ' 1 �'A�.' �^/�f+i�� ������jjr".7 �, '��+�'` . �-y � �'�,' 1 �`,� � � y�r �.��)1;,�(�,` �j ,�!��R�u• a �j 7, w ��� t � �� r:v� '�� � ��.�Y � �� � � Y� (;�•'F` k��,A A� . ,��� �i r �'���� �{ M �- f;;s ; � ,, ,, (+,� t,, � ,;����3." "':r'�4 r ,� 3 � � "� '' � LY��•i �- . `� ti�J, , :,t��f. .•J�;�f; .§t. ��o � . '�iti . , . . . . �: ..� � . ;� _ t;'1:t'�1'• 'h^ f , � '�'L' '�� {a'}ti�1'i� . � .' , ' __ �, p;�„�t, � �y ] �._ �.� .F���_^_ �. _._ 4'l��} � t ` �q. ��y�W F � � .�."_ 2���'S, ', ���•� l l ���y.'��j� t�+k �4'1 �� , �y"��$��,� .���.!+( �. �` �, .�. , �a � '�'. �f �5�� `�� �{ls���• ��� i�' �����t;! � .�� . � !.'.!b ,it , � t`�:" t �� �t� \S it ♦ :�� . ; _ ��`?r ���,�1 �,�� �;j"� `� '���,.,' �y�°�� .� t ���' ;�• fy .,�t "�!" ; ����„��-�(''i� �'�t�� 3 ��},�'�' �i � _ �, '�r�` ' .,�� � � �.{ ��Z� � � '1 �1,� � ���'�, � .�'�. �� at'� � ���� _ � �. _�., i� � x�{���, �j� ,. y .,,p r.� ��' . ��t � .. `� �'� ��•i. �,y,, . � > .� y_ �.'! t ,i C:+ ,� "pY'�a .�� � . �� �i+ ' ��rt`�� F.Sn !,� -^� ' -"1 . ���,y4 ,i ��,� � t y�.i�`[�,7"�y� ��, 1 n t!j � ��� )��'►�� �, , � � ��~R'-,�'f'��� +�r l�1 r �� • ( 'k.i'ry� } � �ia,�.;..,�r�, �, � �t � . e... " '9'� � 1� �t � l� � � �'��i ���� �R� �.1 � > , , .�i � , �`. . _w�r' +Ct/ �' �I��.� 1"., A �g ii� 1 t�+i. �� .��� �� �.�,ay�, ��Y� ' .�:r.;1 s (`'.. .,.t �� t-"� �, ,kr �� r�t , ;�'`�� +�) -t����t� .4 � + .�� �'� � t.=;�. . . � .�'�, ' �„� '`'' '�I�A V j� � � A � ' 1� 1 /•�1 , t a � �4�.. 1[t t'..7 � 1 � � � � ` . . � I ..� ,� � . `i.i � y. �j�}"".y,,r;b y� � I(i d�, � � s`,'r .��:..^r y1,It .�, � �� *a.. ..• � .R�� � ����t ��.��'.�� 4 C,���E S, �f �j � � � ���^� �,� `TCh�aI�,� "� �3' �'�'" . e+�'�w�j�1��� ,���� �� �' � 1� �1 � �� �� �� '� � �� �`�i'� 4 d. > � ,.� ti t ,`�Jf', •t �„1r �{ �`V i � � ,�,�� r� �, .'F �1:' '�y e ""� � ���r� '' ,) �• � � � *�" ..i ,3�^ � ,���•'�� ��°'� � � ���, ���i • � �'�� 1 / ��; . � �, �, ,� ,f � � �i � ��e � r��;�r�"�' . '� ��� ;� i� ``, � ,�' �, f't' � �' � , ,a �^, �- � ,,"�. , : ' , S� , r 1,�jf:'�a`- ,,,�;�'. ,�I' ;1��,� k • .t` ,� , , � r�� r� �� �`a�'� '� ,`''� �4����1��� 1�1' ���'• "� t� , '�'� , +� , �'-��.' �y '�,'��'� �' t^�, r. , ,4 � - �;,ra •t� ��,e^��,� �D{ 'M t.;`tw t�'�✓�+ y ._._ .-- • ���t r�, t� �,�'''„� „'!`�5� , �� %�.� �44 �A `j � �, C .. -_���'��— � � ti i���,S � �, �'�� ;�,'' \I�(1 � ,�.' . •,� `�� , .rJ. Y, � ��;'S1 1. - i � ' . ��_ :.—.'�.N'�'�n,°x� �. ,Y �� � �.� . '7 � �y�•�' `�, � I � ���� ��� � �� ��'�j( � � .�...,,, 1 '���' ,. '�.�� .� '+�',�l� � 7_'�- '��' � -a _.r'�._%` ,�: ��1��� ., � .�f ,f�,�� �, , � ;,� � � � :�. ti , ,'��.� ��r ��v�:� , .� r � r`. ��' , � '�; ��, ' h>�. ; :#�, ,� ,3, !n � >..� , , r . �. , l..� ��d a . �� .19 � � . �' � . ':,� �,. �.,RT ...��l�,� �\ �� ` z�. i�',� �` .. i; S , ^' � - �.�` , , �1 ' � r� � � � �,�, � � �� , � � ,f �'� ��, !F. � �� , ��; � " �.. � '�� . ,�� �'rv��*, � ..,'A � . 1. . Y ►i ' ' �� �, K� � r. . . _ , �. � 1 1 ' �j '�. � ' ���'� �. , �i.� � _ j �u ,� �rh l�� f I w� �� t f �� � �, . ` II . ! ��� 3� A' s a y� `y������ ��,�( 1 cy� j � `, � ..� �\ , . �� ' �II U'�r , k� .���11 v�'6sJ'ir. �. �u'KI.i�_ a'i'`, ;4. , .:,x;.7 t >x � � '� ` � �'� , o � � N ^ � , � \ �""� M , ;_:, \ � 5 ` `:.� M � O .; '� 7 # �&�" � ^�\: � � ��'' . a' � .�� �'' ., a ' � ,�4 ���/�c' �J � 77 t a :�' a.�: � � ��'•�,.�_ �� : � ti�' 1 �,,� ,� � r� '; s�, y ! . � ��� ! ��.'. , `f �`� *'�` i ` ..�, � ,� r � �� h .�_k�{�. : �r, '.a� �` ?� V ]]] } Y ��. ..�,: y,;-. � k' r w�► � ..rr�".<�'� .. . . .: � � N N O O M M M M O O ��� > � ;� "`+ , , -,� Yi � ��,.�v, 5P � 4'g`� �:� kl"{� .fi y d. �I n r »�.+� 5 �r r� > �. y � ' , s ; � i ��, ,��� � t� ' a '„�,��"� x� ' �+ d r ;'� ����,y� � �� � �:� , �. . � , Mn � � � iz x-. }"'."h S �.k(, I _ I`•`� �.,��� � � t .,�"k.� J-'� ♦ ���.x t° �' : +s":.w^�..,.�yq�.{' . - 5" 4' �N����.'�:# �� . p'"�+M w�!q�,�� . ' Ya. �� i� y k, �'" O". .... O 5 l i � .. . ��.�. . . }� - . � �� � � -„ � .��t� � - . ._ .. hy. 3� ,� . _ . .� . � x� � ' . � 4w, . ". '. _ . . � ����' . � i �: �. ����'.J'� . ... , I M�,{,:, -'.�� I i . � �.` �'""^R ��,.µ:. � � TY 4 ry� .�'A' .. � ...� � W . . � �,l � "� �+f��'O . v � � �y"'O/�, �"� ! 1 A ��� 44{t� 'A 4���",d�1\V _ � S�� h ��na +O � ;�. i s �'��u a�r� °�<�vs:<.. '�^y�,'�,�� „7 f'ar� ��.�� � ... ts, - 4 +.x $.,} Y L ,� } .. f`.�a�' X � '� d ��/�/\ � S + � �'J'i .�4 "�� �'1'/ iS' ;i ' � b �, ��M1+�'-• ,r�'4. � 4 � �� 9, #�, R d it , .�' � - ��� � � �� � . ��' �r 4� v� ��,�� E �.� �` �� `� y� ; �E.�4 w l �� .t�N � �' ��o��� r`a f� ,i,�' Y — -".,,� � 1 -�`� y'"+ � !w: � � S�� h �s g• y�=. . . . - «� ,.�`�s� �' ^� 1� �i, � A i�', �' . _ .�k �` .�..;� Y . 4 � �' ���� �µ r� � � �e. ��' , �. � w� •:}'. '=r ,..�'� � `i� �?.� ;�., ��".+ �1 �: � �3 � ,��J� '� � � a" -. ��� �� � � �� �, �,�' a�"' �r�M�, , / ���,���� ��., � ,+ 1� � na r„+� � a'k n �.s� _ � � « v. h'' a Y � �� � ' �,�C► � k ,,.,.1.� . 15'�''���. .i. V'+1+ �} ��. �r R r� �s.4�.b,uwma '��+d',�ffF� �`T g��i P�W+*�,I ���i� "`� '+" � ' F�Gf � � _ $ �� ls ��,M, '�-'�k� ,�, ,P. �6-.,_ ,�, . � , � „, , . _' . ,; _ ,-., ,'.:� .�4 Fd3" � � .+i�. '.; .. . �, . � ,,.. � .. ; . � . 4 �. ._µ. � �. � c �u I _ +� .. `4 .'� . ���ti����� � ,����, ���, � � . W.�.� i.. 5 �5�' . �;�,. Tr}' � iTFfi n At �'���. O O N N O O \ M O O ��: i : �'��`"' ;s,� �' . 'r s�� � -�� �?►�"" � , �� „� :;, � ��.� .�� � R� x f� ., .� A � ; � �, ��: ; ��1��t����-� � -�. o � � � N ' O � M \ � �I , , O � +: �< 4 � 1 ,��- � _ :; , ���,",,�'' � � , ., � , . , { : .:� � ,. � ;� �m"^ W���� �. ; �� ,,.`: �3= .' LLy, a' ,, ,,� "`��� '.�,:. ��' �'1 7 � � �1� `� 0 0 0 0 N N O M \ M O :�,...,�,: ` �. . d� . ' ,� �� ,. ;� . �,�:� � O ,' O O O„ N t. �� M � \ M O � � �����"" .� � f . , � , � _ ?i ; I�i „�r � *wy a.r�: � `� # � y:E�: i�, � ��� ` . —_ �;.._.. �r+,,,�_ � -,,y� ���� .,, �.�- .r• �ku+s?"�.�+3�r'�b" �!�'f,f��-+' �;r%✓� �' a �' � �`+ ' ��.�� �����1�% � •��: . • - - i ',� '`�`,y •�'a�. ,r'`° �., � -� }A,-._,�,�.>, ,�. ,� � ` e.��� :,`,},��' � ., �,s� r :'6T ..�. � �j f .._ �� -�. �� :,,�*"��� � . . : . a � � 4 ' / �' �. �h �� '1 , qRM`I �� It:��1�. .�, -.r ....::�.-�c,.+u�WWa,. /(� \,' / � ' ..a �� � �� rv� , I 'K �`C- .� . . �, , . '„' ... (' i � ��� �#,• � ��� � ' ..��+.. -_ ' . • �� � '-� ���r.��j��� � I/ � � . � k 1 ✓����s�"�� `',S4'�1� : ' �, . H . , .��"� .� ,��.. J , . _ �-._ Y . '` .��r` . �.. jY � .` ��`5e.ai ��r�Ei' _ . �.:�. '/t'`e �.Y"f��'4�� �'d f'f .,�����M,�,i�,�1� �r�`^ . .. .. . .,. . -. .. . . .. y.. , ' .�i, y'� ;. ` !R 4 `����:. ������I� . � � - r I .- N^ t�y�R1�� �.( /�'�� . ' �x � 1 y� , . � 't �.�• t,� AX�5r'� � ,� !� �_���. '� : ... . ' i � r-•. .,�t , a i� /� � , i �� ��2?)�1�+.��i� ,. �1 k y_ -. .. ._.....,�.,5. � � �5"� \� � j. � . +,`�: i � � �, � • y 'i�. ` � s ,�h�� � �f-�� f� k +1 �l ~^� �(" `-� �--�` �.��` .� ,.t � ~�-, t „` � �n .� �k ��: —._�_--_ ,w;�, �f u� r a, � � �., i��`+57,�� �'� :sk�'�,� r9,r^�`Y , s;" �'-: 1 � p a � �" t� I ` `'t-'• `�r � "-,"Gj'f ;��.`' ;} �`d' �� *' ,� � '�� 1.�+��1► -h� ' AS ���:Y A`►k`.•f �F � �•" ,� '°�'�,�:e��� P2;�,,.r, A t,`. .��0`�4''�({` `L.vt..� ti� �n �y+� �y;d, Y��`� .. t Y :�4��. � iL ' .�11 � Y "wr� ,�1P� '�����w�� �l -' ;.,.+e„_ 't,��,���;:� `����R1� i �tii u .Z '�� � F�'\ i�:;� ,`F�i�S' ,'�, ft�' ��^qa, 4 �r � . �:� '�oe I�_rl�'�„i��'tb� a(4 2a�F1��fr'�iN �n. l•�"R.�4 ( j X � .�Illl�i�ll ay�..,., ' _ � . �^��'���.: !� . . �s _ _. � '.,� �...��'y ,. .. . . . .;y � ;' � .. � y, �� � II I��� .. ��uYr�I�� � : k; � �:' i� 'M � +4�wqaMnw».w,,.,.. 1- —__._ � r,,.,,__. . E.,�x.... ... wNW.... .. _ .s...� . q . . � ... ..,'�r'.y �";:,`:';�,.:` er "tiU � �--/`� � � � ...++n'� ._:. . - . h :r � , ��� r '� � r � � • � • , � — � � ; � , � � � '�i�,i a � � � ���� , � , � � ... Q: ,v,TqljillYiY��� ,:.�I Il�i •e�• w p �4� ,�. � ,�. �• .,a... , 0! t. ,.. 6", � S ,� . , r = � � . , � ���_��_ __ s .� ` � • --�,;; �� ..'� � Y�,.:_ -�.._ .�` --- �' � , �, �, - • _. , . � __ � 4 ' .. � �. �;�-. ^ . . ,. ," - • . , _ �, W';..... .�. Kw�. � d,y.�— .. or,.,� �if,.�~ '�,. ,� y� �.;; ..-�' ' ": " '� �b ., , - � ;"�� �.�,��; .�.� ;� � •,� � ��� '`�- � -"���:: . ��� � e x I { � � ' �� � • 7 �]?' '.�.'1 0 ' # '` 1 �. i., ( � , �' i �~� � . � I : i i I , _�.�,_. �r-'± 'S ��� S � i � ' � �G � � 1 I � ,..� . � � I ! � ��� �: .... . � � ��� ,- ' � �.,„� a � 'i � � . I � �� � � � � � �� � � ���� i + � � ,+; � �� � f;� 4 ��� � �i ��� i ;' j ;;� u'' , �a �� i� � ',i �`� � �� `� , A "� a 1 � �F' .� � I•' � ��`'.' . � . R g`�� �� �' �`� � I a . , . � , . . �:� i; �y . i ,� � � ' " J' . � ' ' \ I ._.—... ..: .:�: . I . � .," A � . t' r I' 4 J ♦ '. � S'y }� :� .:w' • ��� ��� l E I Ii^'� �'� `�6�� �'1���,�� � a.� � . � � ���h , �'� �{ � � i'� � " � ' ,���//�� — `�`� _ - � . � � � x"� � %' I . �\. i �i [, _. / ��j,. � �. � �� /< .t�� � �d ��+� � �. � � � � � �:. \ >�� � � F .�� �_\' .` ,\ _fi � . �� . '� � -- �_ t�� � I �.� .�'�— � , � REQUEST FOR COUNCIL ACTION DATE: Apri127, 2009 �� ITEM NO: I I � : Department Appr �al: Administrator Revie'�ved: Agenda Section: Name Lyle Oman �� City Administrator's Title Building Official Report Item Description: Hazardous Building Action at 3443 Crystal Place—Resolution Attachment: Draft Resolution The building at 3443 Crystal place has become dilapidated, is in a hazardous condition and has been an eye sore for many years. The property owner bought the property to rehab and sell. However, when he started work on the building he found major structural issues. He would like to remove the buildings and market the vacant lot. Because of the down turn in the economy he cannot afford to do so. He has requested that the city remove the structures through hazardous building action and take advantage of the state statute that would allow the city to apply the cost to the property tax. He would be allowed to pay off the balance over 5 years at 8% interest. COUNCIL ACTION REQUESTED: Motion to adopt the attached resolution ordering abatement of hazardous building at 3443 Crystal Place, Orono, Minnesota. RESOLUTION ORDERING ABATEMENT OF HAZARDOUS BUILDING WHEREAS,the Building Official for the City of Orono has attempted without success to have the owner of certain property remedy the hazardous condition on property at 3443 Crystal Place, Orono,Minnesota; and WHEREAS, the City Counci] has determined that the building on the property constitutes a hazardous building within the meaning of Minn. Stat. § 463.15, subd. 3. NOW,THEREFORE, BE IT RESOLVED by the City Council of the City of Orono, Minnesota: 1. Pursuant to Minn. Stat. § 463.16, et seg., the City hereby adopts and approves the Order for Abatement of Hazardous Building, attached hereto as Exhibit"A". 2. The City finds that the condition of the property located at 3443 Crystal Place, Orono, Minnesota, is a health and safety hazard and contains a hazardous building within the meaning of Minn. Stat. § 463.15, subd. 3. 3. The City's legal counsel, Campbell Knutson, P.A., 317 Eagandale Office Center, 1380 Corporate Center Curve,Eagan, Minnesota 55121, is directed to serve the Order for Abatement of Hazardous Building and to proceed with enforcement in accordance with Minn. Stat. § 463.15, et seq. ADOPTED this 27t" day of April, 2009,by the City Council of the City of Orono, Minnesota. CITY OF ORONO By: James M. White, Mayor ATTEST: Linda S. Vee, City Clerk 145196 STATE OF MINNESOTA DISTRICT COURT COUNTY OF HENNEPIN FOURTH JUDICIAL DISTRICT CASE TYPE: Other Civil Court File No.: In Re the Matter of the Hazardous Building at 3443 Crystal Place, City of Orono, ORDER FOR ABATEMENT County of Hennepin, State of Minnesota. OF HAZARDOUS BUILDING TO: THOMAS F. HAGEDORN, 2700 RIVERWOODS LANE, BURNSVILLE, MINNESOTA 55337. PLEASE BE ADVISED that pursuant to order of the Orono City Council and by authority of Minn. Stat. § 463.15, et seq., you have twenty(20) days from the date of service of this Order upon you to correct the hazardous building at 3443 Crystal Place, City of Orono, County of Hennepin, State of Minnesota, and legally described as follows: Lot 2, Block 2, Navarre Heights, Hennepin County, Minnesota (PIN 17-117-23-43-005) The subject property contains conditions which constitute health, safety, and fire hazards to the residents of the City of Orono. The Orono Building Official has reviewed the subject property and determined that the following items need to be corrected: Foundation 1. Foundation is cracked and crumbling in many locations. 2. Foundation is in danger of collapse. 3. Foundation has several areas that are open to the exterior. 145196 4. Windows are broken, missing, and rotted allowing entrance to animals and exposure to the elements. 5. Earth has settled around foundation allowing water to collect and exert pressure on foundation walls. Foundation is hazardous within the definition of Minnesota Statute Section 463.15. Floor Svstem 1. Floor joists are in contact of earth. Violation of Uniform Building Code 2308.6. 2. Floor joists are rotted on ends. 3. Posts and beams are rotted allowing floor system to sag approximately 5 inches in the center. Posts supports are deteriarated and are structurally unsound. Floor system is hazardous within the definition of Minnesota Statute Section 463.15. Stairways l. Basement stairs have improper rise and run, headroom, lack handrails and guardrails. Stairs are unsafe and hazardous within the definition of Minnesota Statute Section 463.15. Exterior 1. Inadequate separation between earth and wood framing causing rotting of sills. Violation of Uniform Building Code Section 2308.6. Plumbin� 1. Bathroom sink non-functional. Violation of Uniform Building Code Section 2902.6. 2. Plumbing fixtures improperly vented. Violation of Minnesota Plumbing Code Section 4715.2510. 3. Bathroom and kitchen unsanitary. Considered hazardous within the definition of Minnesota Statute Section 463.15. Heatin� 1. Furnace is missing doors and appears to be non-functional. Furnace hazardous within the definition of Minnesota Statute Section 463.15. Electrical S. sy tem 1. Electrical system has open, deteriorated wiring - entire system needs upgrading. Electrical system is hazardous within the definition of Minnesota Statute Section 463.15. 145196 ORDER The existing building is hazardous due to inadequate maintenance, dilapidation, physical damage, and disrepair. The condition of the existing building must be corrected to meet all applicable building codes and City ordinances. If the condition of the building is not corrected, it must be removed from the subject property and all personal property,junk and debris, and fixtures must also be removed. Unless corrective action is taken within twenty (20) days, the City will move the District Court for summary enforcement of this Order pursuant to Minn. Stat. § 463.19, unless an answer is filed within twenty (20) days of service of this Order upon you. Upon enforcement of the Order by the City, the cost of enforcement will be charged against the property pursuant to Minn. Stat. § 463.21. CAMPBELL KNUTSON Dated: April , 2009 Professional Association By: Soren M. Mattick, #27785X Orono City Attorneys 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 Telephone: (651) 452-5000 145196 ACKNOWLEDGMENT The City of Orono, by and through its undersigned attorney, acknowledges that costs, disbursements and reasonable attorney and witness fees may be awarded to the opposing party or parties pursuant to Minn. Stat. § 549.211. Dated: April , 2009. Soren M. Mattick, #27785X 145196 ,; � o � � „ . � ���, -���o o�� � '� �� � ����� CITY of ORONO � � W � ',', ! ���� •� MunicipalOftices ti �� ;,,� � `', �ti''- � ` .� Street Address: Mailing Address: `91f'Egg04' 2750 Kelley Parkway P.O. Box 66 Orono, MN 55356 Crystal Bay, MN 55323-0066 May 27, 2009 Soren Mattick CAMPBELL KNLITSON, P.A. 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, MN 55121 RE: Resolution Ordering Abatement of Hazardous Building at 4655 Tonkaview Lane Agreement to Abate Hazardous Conditions —3443 Crystal Place Dear Soren: Per Lyle Oman's request, enclosed is the original resolution for abatement of the hazardous building at 4655 Tonkaview Lane. Also enclosed is a copy of the fully executed Agreement to Abate Hazardous Conditions for the property located at 3443 Crystal Place. Please call me at 952-249-4602 with any questions. Sincerely, �,�� ��-�--- Lin Vee City Clerk Telephone(952)249-4600 • Fax(952)249-4616 www.ci.oronomn.us �������� �A'r ����49 CI�,�F�RONO AGREEMENT TO ABATE HAZARDOUS CONDITIONS The City of Orono and the owners of the property located at 3443 Crystal Place, Orono, Minnesota, legally described on the attached Exhibit"A" incorporated by reference herein(hereinafter the "Subject Property"), do hereby enter into this Agreement for the removal of hazardous conditions on the Subject Property. This Agreement is in consideration of the mutual representations and promises as set forth herein and in consideration of good and valuable consideration,the sufficiency and receipt of which is hereby acknowledged. REPRESENTATIONS AND WARRANTIES OF THE PARTIES A. The City of Orono represents that it is a municipal corporation of the State of Minnesota authorized to enter into this Agreement by Minnesota Statutes § 463.151. B. Thomas F. Hagedorn, (hereinafter the "Owner"), warrants that he is the sole owner of the Subject Properly, and that on the date of his signature to this Agreement, the title to the Subject Property is subject only to the following exceptions: i. covenants, conditions,restrictions, declarations and easements of record, if any; ii. reservations of minerals or mineral rights by the State of Minnesota, if any; iii. building, zoning and subdivision laws and regulations; and iv. unpaid t�es and special assessments. C. The Owner represents and agrees that the condition of the buildings on the Subject Property meets the definition of"hazardous building or hazardous property"as defined by Minnesota Statutes § 453.15, Subd. 3. AGREEMENT 1. The undersigned hereby agrees that the City of Orono shall, as soon as reasonably practical after the signing of this Agreement, remove all trash, garbage and debris within the home located on the Subject Property (the "Project"). The City may also remove and dispose of a11 personai property and debris from the Subject Property. 145450 2. The City shall also demolish the house located on the Subject Property. 3. The costs for the Project sha11 be borne by the Owner; provided, however, that if any portion of said costs be outstanding more than thirty (30)days after mailing of an itemized statement for the costs to the Owner,the deficiency shall be certified by the City Clerk to the County Auditor for the entry on the tax rolls of the county as a special assessment against the Subject Property. The Owner does hereby agree to waive any and a11 procedural or substantive objections to any assessments against the Subject Property, including but not limited to notice and hearing requirements,and any claim that the assessment exceeds the benefit to the Subject Property. The Owner waives any appeal rights otherwise available pursuant to law or equity. 4. Costs subject to reimbursement and certification on the tax rolls as an assessment as provided above sha11 include all reasonable costs incurred by the City for the Project, including, but not limited to, attorneys' fees,permit fees, sealing and grouting of any wells found on the premises and actual costs of demolition,removal, dumping, grading, lawn restoration, and any other costs reasonably necessary to complete the Project. CITY: CITY OF ORONO By: ames M. White, Mayor > And: _ William M. Wells, City Administrator STATE OF MINNESOTA ) ) ss COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this��day of_�a y , 2009, by James M. White and William M. Wells, respectively the Mayor and City Administrator of the City of Orono, a Minnesota municipal corporation,on behalf of the corporation and pursuant to the authority granted by its City Council. __����elw � �.� Notary Public IINDA S. VEE _ -` NOTARY PUBLIC-MINNESOTA :,,::.� My Commission Expires Jan.31,2010 145450 OWNER ! �vlY�-�2- �-�'�t Thomas F. Hagedorn STATE OF MINNESOTA ) ) ss COUNTY OF_�,,.. ) The foregoing instrument was acknowledged before me this 1 �. day of� , 2009,by Thomas F. Hagedorn, Owner. otary blic RYAN T WAYNE Notary Public Minnesote Commisebn Ex Ireo Jan.31 2013 DRAFTED BY: Campbelt Knutson Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan,Minnesota 55121 Telephone: (651)452-5000 145450 . . EXHIBIT "A" Attachment to Agreement to Abate Hazardous Conditions SUBJECT PROPERTY Legal Description: 145450 o�'°�o City of Orono ��, � � ti Lyle Oman e �—� �"xEsxo4w Building Official / �O� Mailing Address: Offrce Address: �� � � Post Office Box 66 2?50 Kelley Parkway �� ti Crystal Bay,MN 55323 Orono,MN 55356 ��`' G` nffice(952) 249-4C00 • Fax(952) 249-461 G ��xESNo�� �oman�ci.orono.mn.us 2750 Kelley Parktivay P.O. Box 66 Crystal Bav, M1V 55323 (952) 249-4600 Fax: (952) 249-4616 FAX TRANSMISSION COVER SHEET Date; (o - I C7 - O`t To: Sv L Gl-� �c.O lL�:5 Faa: 430�t - 6�7 S - ciJ Z� Re: Sender: ��/(..L, Q K�r� YOUSHOULD RECEIVE PAGE(S), INCLUDING THISCOVER SHEET. IF YOU DO NOT RECEIVE ALL THE PAGES, PLEASE CALL (952) 249-4600. .¢,o� O � `1 Principal Dwelling Demolition Permit i M�`� , � y3�ok.�'; �'� ZONING DISCLOSURE & DECLARATION `\t__ �h .+$4,�'� \��� To the propert�� o�ti�ner: Demolition of the principal d��elling struciure on a propert� ma� automaticall��tern�inate certain ri�hts��-hich mav ha��e accrued to the property b�-��irtue ofthe continued esistence of that building. • Rebuilding on a substandard lot of record (i.e. a lot that does not meet the zoning district required lot area or�ti idth standards)w ill. ��ith fe��e�ceptions, require ��ariance appro��al b��the City� Council, and such appro�•al is neither automatic nor��uaranteed but requires that a hardship be demonstrated. • Additionall�. ali cun•ent zonin�� standards�rill ha��e to be met b� the new principal d���elling including setbacks. lot co�erage b� structures. hardcover(impen�ious surface), height limits. ete. • Vl%here mwlicipal se��er is not a��ailable, pro��ision of t���o (?) sites for a conforming on-site se��-age treatment svstem is mandatoi�. • Unless specificall�� appro��ed b}� tlie Cit��. all accessor�� structures must be remo��ed at the time of principal d��elling demolition.This also applies to seasonal and permanent docks.��hich may not be re- installed until a ne���principal d���ellin�� has reached the framing stage. The follo�vin��information is presented for the purposes of ad�isine the propem o��ner of the implications of removal of the rinci al d��ellin��on the ro e��t�: I. Propern Address: 3443 Crystal Plaee PI\ = 1711723430005 Required Lot Area 0.5 acre Required Lot V1'idth 100' '_. 7.onin� LR-1C 21,780 s.f. District: 0.16 acre 19'@ Crystal PI Actual Lot Area ' Actual Lot Width' 7,079 s.f. 50'width begins 30' into property � t ccording to Hennepin County Records Lot area�arian e is!' not required. Lot��idth varia ce�s/'s not required. 3. Required Setbacks: Front 30' Rear 30' Side 10' Side Stree[ 15' Lakeshore Lot: Lake(Front) NA Street(Rear) NA Average Lakeshore Setback: most be met is not a licable. -l. Lot Covera�e b� Sa-uctur : limited to 15%of lot area does not a h lot area>� acres �. Hardcover limitation • are aonlicable/ re not annlicable. 0-7i'zone— 0°%allo��ed 7i-3�0'zone=_'�°o allo��ed ?i0-�00'zone=30°o allo��ed �00-1000'zone=3�°o allo��ed 6.✓ Municipal se��er is available. Municipal se��er is not available:on-sire s�srem testing and desi�n must be provided confirmin�z that t�ro conformin�draintield sites are availablc. 7. _ W'etland(s)present. VVedand is classitied as" ". A_' buffer from the edge of wetland and a 20'srruccure setback from the buffer is required. *'Talk to Plannin Department Staff for additional requirements. The unde►-si��ned propei � o��ner hereb� ackno�rled�es receipt of the above information. Staff Initials � ` , �� J Z9 D g � Properh�O��ner's S ignat�n�e Date ►-om,zu�-►t���,cd>-�;-u5 (OriginaL• Street File; Co��': Propert�� O���ner) �l4 Z r4R�O�S l5 v�V � Project 3 y,.t 3 �,�{5 7q.� f�(hc.P Project No 6/2-S-�1Q-�?Page Client �M �,A6�,�OQ� Preparedby Date • : 1 i i Calculationsfor ��MAs � t-�A��,�aQrJ Reviewedby (,y(,e, OMIQNDate T�o Co�.��C woirK sGss�o.� �l-lY• D9 it-r�✓�� t , ltt`6C.I�Ui_�� 2l 00 �Z�V 2(�W o oc4 S L N fD c�v✓NG�� Y� z� ` d � �V�N7VILLP tMl`1 'SS��37 p-�4�n��/-N�v�2/� /���b�+�S ,Q�� Coiv�cav�-5 , t�T z Q!�U� -z �4Bs�cr 1�-�l�-Z3- Y3- aoo5 nn��r �"A�2 r2 �o,�rs r, �-/7�e� 6!Z- �o I- g� g I �z•.3� T u�� y ��C • o� V'C� , C,�.wD,4�yS (,,��4✓�� �b3- �{L��6�3y vvu�.��-�-�r vvl,�rroi4a,� y-i 3-o 0 4.��'Y� � 1 (.EFT nnk.as� �-(-�B-o�j I I:L5 c�'��z— Zo�—S�gY (�JcS �c:7J'O�c.l�SdcJ � b3-�/79'� 11�g ��7'� 3:�a TN�ns,pA� y.5_o� / (,,c"7=► I'1�55 h Gcr 4- �j-0� l 1:3 7 ' � : _ , _ £ l ss�s ' — �-Cn+� -?pA�t: �� ' .-!2-t,�L f - TAu-r 1'�t►.- - �v-aa.'F ✓i�n J: '1-v�ZS O ti' (.\n..l , _ � '�'Rl+i�1Z` w�I l (,�nl� p T '' - �P����us- -r�«; _ _ — T(�5 E+ — -r�4 I�� ' ' y-�y- o s C� ry ��,.�c,� �,�s �-�l°"'oJ�.c.. A-; �,,e�.,� s�ss,•�_ `(-Zp- o�l (2,�So�,,,c�a..� � ,Soltx,,, �o(l. �v�L� An�D owNOtiSri� 5�.�°►l2cH Y-27--O�1 C��r,.� ����,1 ►��,���.es 1L�3oc.�,1o� � l�9��1�� � - 2 i �o� _ _ _ ` Project },.,p�Zdada�c> �j�,,,rJ � ProjectNo Page Client -��`,y` N����R� Prepared by �,y� ��� Date : 1 1 1 Calculations for ��Z. 59 g - $q L� Reviewed by Date3,�6.� S?Y�� .si�9%v rz3 � �16 3. j 5 I �4l.G°u'-s G� �(O /?�rYkk.. .h.../J ('/-f�b 2 � GoST � � ll.tfl�fG F3isq i� . G,�.y. � i¢.(.Go�..� / � �L�4�s '� Q�y G�+4G6�. r � ~ , F s o v o Q.aco� �-x es yw"s�" r� �.�r� � — tr-' Cos r � �o/%�u-�s-�-t - i�-x ,�, �,l'( snc.� �-� � ,r�e �.�,o — l,��t� i4-?' ��s�-�•� c.�s= �.t.o.... �/L�+YJ F�2(�- � fb l�,o o-t� Cil�'l.� ¢� �� � CC-f/L D/�s3� Svni�Si /j/�/l.,(�.�-�o -e �-(�- �&-� ��,� r��0 S-��..9 �3�►c � `-f�-Qti� _ __ �[—r�n hr.p S !(�c9 l s�2 v+n��s S Pr�- ��'� ��o� R,Lµww�� U'� „� 23 22.y ; ' _ _ __ _ _ : _ _ _ • � r DEMOLITION AGREEMENT THIS AGREEMENT, made and entered into as of the 8`" day of June, 2009 by and between the CITY OF ORONO, a Minnesota municipal corporation, hereinafter called the "City," and Wesley Bendickson, a Minnesota Sole Owner, hereinafter called the "Contractor". IN CONSIDERATION OF THE MUTUAL UNDERTAKINGS HEREIN CONTAINED,THE PARTIES AGREE AS FOLLOWS: 1. CONTRACT DOCUMENTS. The following documents shall be referred to as the "Contract Documents," all of which shall be taken together as a whole as the contract between the parties as if they were set verbatim and in full herein: A. This Agreement; B. Bid and attachment dated April 14, 2009. In the event of a conflict among the provisions of the Contract Documents, the order in which they are listed above shall control in resolving any such conflicts with Contract Document "A"having the first priority and Contract Document"B"having the last priority. 2. OBLIGATIONS OF THE CONTRACTOR. The Contractor shall provide the goods, services, and perform the work in accordance with the Contract Documents and all applicable state and federal laws and regulations. 3. OBLIGATIONS OF THE CITY. The City shall pay the Contractor the sum of $9,500.00 inclusive of sales tax. 4. ASSIGNMENT. Neither party may assign, sublet, or transfer any interest ar obligation in this Contract without the prior written consent of the other party, and then only upon such terms and conditions as both parties may agree to and set forth in writing. 5. TIME OF PERFORMANCE. The Contractor shall complete its obligations on or before July 1, 2009. 6. PAYMENT. When the obligations of the Contractor have been fulfilled, inspected, and accepted, the City will pay the Contractor. Such payment shall be made not later than thirty(30) days after completion, certification thereof, and invoicing by the Contractor. 7. WORKER'S COMPENSATION. If Contractor does public work,the Contractor shall obtain and maintain for the duration of this Contract, statutory Worker's Compensation Insurance and Employer's Liability Insurance as required under the laws of the State of Minnesota. w:Astreet files\crystal placeA3443\demolition a�reement fonn.doc 1 8. LIABILITY. Contractor shall obtain the following minimum insurance coverage and maintain it at all times throughout the life of the Contract and for two years following completion of the work, and provide the City with a certificate of insurance with the City included as an additional name insured: Employer's Liability Insurance: $1,000,000 per occurrence Comprehensive or Commercial General Liability Insurance: $1,000,000 per occurrence in combined single limits Comprehensive Automobile Liability (owned, non-owned, hired): $1,000,0000 per occurrence in combined single limits 9. DATA PRACTICES /RECORDS. A. All data created, collected, received,maintained, or disseminated for any purpose in the course of this Contract is governed by the Minnesota Government Data Practices Act, Minn. Stat. ch. 13, any other applicable state statute, or any state rules adopted to implement the act, as well as federal regulations on data privacy. B. All books,records, documents, and accounting procedures and practices of the Contractor and its subcontractors, if any, relative to this Contract are subject to examination by the City. 10. INDEMNITY. The Contractor agrees to indemnify and hold the City harmless from any claim made by third parties as a result of the services performed by it. In addition, the Contractor shall reimburse the City for any cost of reasonable attorney's fees it may incur as a result of any such claims. 11. WAIVER. In the particular event that either party shall at any time or times waive any breach of this Contract by the other, such waiver shall not constitute a waiver of any other or any succeeding breach of this Contract by either party, whether of the same or any other covenant, condition, or obligation. 12. GOVERNING LAW. The laws of the State of Minnesota govern the interpretation of this Contract. w:Astreet files\crystal placeA3443\demolition agrccment fom�.doc 2 13. SEVERABILITY. If any provision,term, or condition of this Contract is found to be or become unenforceable or invalid, it shall not effect the remaining provisions,terms, and conditions of this Contract, unless such invalid or unenforceable provision, term, or condition renders this Contract impossible to perform. Such remaining terms and conditions of the Contract shall continue in full force and effect and shall continue to operate as the parties' entire contract. 14. ENTIRE AGREEMENT. This Contract represents the entire agreement of the parties and is a final, complete, and all inclusive statement of the terms thereof, and supersedes and terminates any prior agreement(s), understandings, or written or verbal representations made between the parties with respect thereto. IN WITNESS WHEREOF, the parties hereto have set their hands and seals as of the day and the year first written above. CITY: CITY OF ORONO By: ,.-�,.,,.���-r. c,,✓!�- ames M. White, Mayor � ,, � /,� , And: � .�.--- W 1 . ells, City Administrator ATTEST: C ��� � Linda S. Vee, City Clerk CONTRACTOR By: � Its ,�a�.� ��-e�� BARBARA G. SILUS - NOTARY PUB61C-MINNESOTA My Commlation Expires Jan.31,2013 w:\street files\crystal place\3443\demolition agreement form.doc 3 Date 5-28-2009 Bid requirements for demolition at 3443 Crystal place Orono MN 1) Demolition permit from City of Orono 2) Gopher State one call notification 3) Minnehaha Creek watershed District erosion control permit 4) Remove trees and scrubs and fencing as discussed 5) Demolish house and garage and haul to licensed facility 6) Remove foundations and haui to a licensed facility 7) Remove all junk and debris from entire site 8) Disconnect sewer and water per city requirements 9) Backfill to match existing grade, provide top soil and seed 10) Provide erosion control until ground cover is established Not inctuded —to be provided at extra cost if required -weil abandonment -underground tank removal and disposal -unforeseen underground structures -hazmat identification and removal 04-13-2009 OZ:54P� FROM-Veit Companies 763-428-8348 T-646 P.001/001 F-564 • 14000veitPlaca Oflice 7634Z8?242 �IRopsrs,MN 55?7r�9583 Fax 763.42B.83d8 � VeitUSA.com Specialry Convscting&Wasra Management Atin: Lyle Oman Ciry of Orono 04-08-2009 Phone:952-249-4600 FAX:952-249�616 Re: House and Garage Demolition Veit&Company,�nc_will perform the following: Z443 Crystal Place Urono,MN ESTTMATE: 517,411.00 �CLUDES FOR DEMOLITION: -Minneso�a Pollurion Conuo]Agency(MPCA)Demolition Notification(10 Working Days) -Mobilization -Supervision -Dust Control durir►g the demolition Process -Demolish&Legally Dispose ofthe Above Noted Housa and Garage -Removal of Suildings Fouadations& Slabs -Remove 3 small uees for excavator access -�Iazardous Macerials/Ap�liances,PCB's,Freon,Lead,Bulbs,Ballasts,Ete. -Backfill,Top Soil, and Seed -Silt Fence along neighbors Driveway and Crystal Place -Disconnect 1 City Water& 1 Ciry Sewer @ Per Ciry Regulacions -Asbestos Survey -10 yazds v�lei�over garbage in the garag�house EXC�.UDES: -Asbestos Rcmoval -Household Chemica]removal(owner can dispose of at the City recycliag site;for free) -Utility Rerouting -Well Capping&Sepric Removal(�f Any) -Work has to be done after road resaictions -Bonds Notes: If this quote is not accepted within 30 days of the dane of rhis proposal,this quote is not valid without writton consent from Veit&Company,Inc. If you have any questions,please cali me at: 763-428�734 or 6�2-490-0174(Mvbile) Respectfully, Wade Karjala `" Project M�ager '�t,e above quote is accepted and authorizes Veit&Co.,Inc.to proceed with rhe work. Date: gy: Title: 100%Payment Due Upon Completian. • AK�metl+m Acuan E�ual Oppar¢inlry fmployer _ ,..�...,�.r—.., .•,Yr --ra..� ,y,.,.. „a..��m�F.�.. rr,m-.',7c1$:���m^:..'�TF;:-Sw! .^c7;�r�:� ;pO:.�Gqr�,��m.,.-�;���<<7 T.r.,. •.1�, p'1��F'=" <:�„^.^^" �;i°-..,-. '� ',r: ,�,c .J �"�.i,.•x` `1 d�ii; ����`,�.� :;�':;.�„ ��. ,(r I :k '•.��.�. ��"�,l,.�,,.,irYp ,�4F.� ¢� :.�,i. ,��i.'l~ `l... "I"'t.',�{�. .�� 'il�-F�i.. � t� E,. :�„ `�� ;�, +•d:t �' � i a �a'.: i� i;'I 1� ia`� 1.� •�,r, -��, 1,�,�.�t<r�� ':g- I,t. �'3'4.�.�.t1�i,. :i� 'a(,�n �l „I.I,a�. � ;�'. .,�;: ..r: .na't�1`.� ��.s���i,'.�:yi�-., a}.,�rr�;`�. ,.�f�..ir. .°j.�.,._, .i'I`.._IF:�'�. .,r„ iG ,�•,��'�. �� �a ,4�3 YY. eri .hP a i �I�� �. 1, ��, t � �� t„ %c ��i:N.}I.F ���+, .'t„ <.� �\� %l 1 '<:i-�aGrC�.};, � �<:� 'l,i�.. ;k;y.'.val.it'..:�. � ,�,,.�a•�- ,i�a�� .rC.r,.;ic';I' ;.h.}r>1�5'n,�,.�.��y•,�"�;��.,. �,ri.�hY�'c,8s � ,r, tifa' .�.. ..� r`;,� b.. t ,�. _al,',�A,„�,• ) < � ra" � � 5 � :� -e. .+.XCOO�1Dt��AB 9 '��� }c. �+,�d�.�Q/1RDQIOOQL. !V` i :7.'} c.�,:.rr,:;+,�i�.�,° ..li. �i�..1 Y4... ,`=.(.'^i,' V� .1 M �.^'Y '�^P1lt;.YJa.ii{t*':',-;f, � �� ?t i�� 7 �``��i: '�„ni�i�:V.t.. {r <a: `.��.:,�a Y' ��,+ 'a:,�' �,��d �, l ^ Q .�y�.., '� n.� �. 1.� '6'°.Y„',':7� l +<� 1.4� t� .>,�Nk� r��C��f P�`� Nf� :P., �;�;.9�;�11{,i�c�� r��,.11�a,.. F '�;:, �dfIh4VO7k�„�,1� ?r��� (�O��ulF��!!�@B E -i':.{: �:.c� �ea,.,` J i � i �� �I, �,p' ,�; .:ii:a;,� S�q�. ��,. .�c'r_ ,�;, t.�� ,.':, !, 1>:`� a t�� S;T:1 h �..,t-, � � � ��.�: ��'�i�N,�..l',.�, K:,�,_ ..cr,�.;.,;,.� ��,'. + 11 � a 15 , d, ; `� .& a�:,�� :� .c.. {. � I.,}.. ,.,�� ,.� .�.. .��1a 9� a�•�,! �9l'�9: ,.�,'��;T �l:t q', �� � ,. � r� " ,\'�.,��7�,ic„�,.x •'�t' l� p�.�•�j� .�1��9 +� G�' :i ... . ,i�� i n i 474� !� � 7 10 +` ti„3i•i�v7.�,�.,�ft�,acmo►�t�on `� � ,�Call4qrrCGron d'QomofStron\Debrf�,len'dti!{� 4�.:;��� � S,p°�� „v, ,��, �,,.� a ,e;,;,° a � �` �r�..a t4+;�r i�.:G'�qr?n�`,�,:n,�,r�r���,T,� �'iir'� v ,•.h" �:'t•;.S �r� ,:t a'6, a: �?' r ^��i� � a y� , , , � ,JI� 1 ,� .r F L ,�, ,, i! J �';, .,�';S,.`M � � .cv�� ,���+ ��, rflr+ t�a�.,:t Z 4., a•P^P(" ��lULfRlBS r�>,�r r.f�BCYCfftp�Pi�T{849f8f, C7/1d�,� ;R'B � S �' �� 'i ;1'.�c' ic.t1Cr� .i� f� �iycM1�� r ,Y'. I c� ��R1�rclt„ ��:.�I�l .�a i;��{,.:i�+,<' J'� �'�� � ;�-v •:,I'_.., ,h�; .,i�H��� � h� :��, 1P,5 � io _ u �� i .�d •fa➢;� �F � '1�1•��i�����a^. I.�t�, f'.� F�'��ia �f9U0dd1T '.r�,n ��iti,i.i�!:S. :l"l8ffl( �;�„ z_ •F.i ,'1:,1'�': �r ��:. i � �.��i ( �'.':jw,.,..,,.�.•�4�t6f� ^;:a7.,� n,t'r..,.,�tr� � � ��,...��. N .1�Z..�y ,RPa^`��.�_t.�. �i`� .��. �� ��. �'��• �'" � A, ,d��nC,;�tl Y a� � `la•� VnP}Ni� x V ,6" ,�'„ ,•�'• �d,_ ;..�� ��r ,,s� j t �.s�"li�alr�, •1,� ,�. f F, i.:ti: �� `. . .�r ,•i�. .m� �S i" .;� � a e��r 4 (k„�', '.a,:#.h (�;��;, i�� � s,�q.�.,F i:�,\ c, �r �� •„� ,f�e,,'�e � �t �.�. , �' ''�n �' �.>',> „t,�:; .�..•,5��.�;, i:i't;.r. ,,,,1...:Enviror+m raGHemed�doo r,1:.:1.y `.�n.�,:t:i i.�•;�l', �l,,�i, �� r �{�a :�.�,i.a!� ����•t,F 1" �<<��RS. ,i„1,�:�t;?, �1:�'' ``���o„ .o;.n�,ll ��X I��,.6 ���, n� ..;I..,i :�� f�l f !.� 5 k.t � ��, �.��" 'Y t. � t ,,4 I 5 �i �;r 9 l P t � dif ,.{ �.i F '7{. - %A'- '�r`; a'"n ,1 ? ':if,-`e'' � � + 'h k }�.� h,q��" ,�^ �. �{ r« 7��:5.�};-" 9 r�s d;,� r,�-R:�yd��'afT� �}-�, t!�+����,��,�.•;k.i,, ,;�', ,C.� :fnda9tne/�teenm � ��i� 7°1�,,,2 �q ,,y�lc� .i£t �,�y.� ..i ..,k'..,r��sn.; •f � + � �,1, +, }'; .�r'�s:,;l�. '� ��s .r ,' } ^:, :�r r ev�E�' :�'l J � r, ti r�l�,•,. �{0. �� 1 r, � � ,n, :��;in.:� � i � .ir`•�-� i '�''i:� R�f°�.:�I�r:';;,6;•r+:., o �; t 4,,r! :� ��.'i �.�., i � �, i. �, a8, ,s. �e' ;ii..; �i'.� �' .f.M ��'.•,x � j';�;; i .?'• M'S �. �.1 �;I`;,�:'c, @,:c, �Xx,cn ���.� .�r�'1I'� �C��` "Y:`il �h.;it: �Y7,.r ;a S�'li� :�,f Y,'�1..�1�':.r°':C'r'1.CiQ����',�`i f,t .,jf14' 1,•���i��a�.(.i ;N: ,,;. �F . . . �•,P. i. .w:��, ''`:,�jr , •,.i ° _,pc:��'5,,, ,�E.. �li�`,; t i..l.�,. r �i„F ri � . .,. . . .�" .r. ..., �. . . . . ,. ""',�., �i"1,.1'.`,1�f.'•`� . ii _ , , j.�., , -I,- , ., '�• ,� I ',e.t , �.:. '?I:.. t�:1' :,�• a I s� :�'��. 04/13/2009 08:11 FAX 7639726789 �0002/0002 BID ASSUMPTIONS: l. Permit costs are not bid. 2. Hazmat identification and abatement is not bid. 3. No buried fuel tanks are bid. 4. Sewer and water disconnects are bid to be capped on the property, not in the street. No street work is bid whatsoever. In the event that this becomes necessary additional charges will apply. 5. No unforeseen or hidden structures are bid. 6. We are not responsible for any damage to roads, curbs, priva�e utilities, sidewalk, fencing, trees, shrubs, lawns or any other vegetation whatsoever. 7. No removal or disposal of any vegetation from the site is bid. � 8. No personal content removal or disposal from garage is bid. 9. No well sealing is bid. lO.Identification or removal of any underground storage tanks or any other hidden structures is not bid. Thanks for the opportunity to bid on your project! Thanks, Fred Farr Farr Construction 612.701.9781 Farr Constr������n 5888 45�' Street SE Licensed-� B;,i.a.-�x - Insured Delano, MN 55328 Li.e:3�:'.#71 R$ 763/972.2220 September 5, 2007 �x�or�o���L FAX 952.249.4616 TO: City of Ororn� Attn: Mr. Lyle Uman PO BOX 66 CRYSTAL BA'�, Orono, MN 553�j RE: CRYSTAL PLACE T�Ei�IOLI7t'ION We Propose As Follows: 1. Submit a Notice of In����i'� to F'erforrr a D�rr�olitior: to the MPCA. 2. Pull pexm�t �or_�� ��*�� �t Cx��no. 3. Conta.ct Gopher ;;tat� On� Call`�o locate public utilities. 4. Take down trees or shr�.ik�s necessaxy f�r us to safely perform demolition work, 5. Demolish oile ho�ce a�Ya r�aul away to licensed facility. 6. Demolish 1 house fc�.�ilca�tion �.�d haul away. 7. Demolish one gar��G :�n�i �iaul away to licensed faci�ity. 8. Demolish 1 garag�, i�ui:.:�.ti�Yl a.�"lil Yiau.l away. 9. Clean up existing :�ite a?�:?r�aul �.u�uy existing del�r�s trnm si#e as of day of bid (4-9-2009). lO.Cap s�wer and water on�:��.:�.,.c;r�,� 11.Upon completion of d�r.�:�liti�n v����r� i.nsta..il fi�l t� o�.� t�undation area and rough grade to ex�_sbin� sL��-fac�: �levati�;ils. Insta114" black dirt and � seed. 12. Install silt fence 'z�ora completior.. Tatai u�d pric� $10,�?:,��:- REC��`���� PROPOSAL APR � 4 ���O� PROPOSAL NO. C1-�OF QRONO SHEET NO. �'G`�/C,��y f-�G�` `C�"� �/I Y�C�L� DATE PROPOSAL SUBMITTED TO: WORK TO BE PERFORMED AT: NAME � ADDRESS � �f" � � �'v .� �3 �' �" �` �. ADDRESS r - CITY,STATE �,.�� � -1 � �� "� �C J'�� G(.'C'�C G�� �`/ �/(.�Ci f�/L� CITY,STATE/'"�•� �� � ,,, � � ������ DATE OF PLANS �; r�� PHONE NO. C„ �, ARCHITECT � � T � � �V We hereby propose to furnish the materials and perform the labor necessary for the completion of � �) �� �. �� C'� -,Q ) C �' ' Cz t � ' `3� "_C All material is guaranteed to be as specified, and the above work to be performed in accordance with the drawings and s ecification submitted for abo e�vork nd completed � a sutas2�ntial workmanlike manner for the sum of: G'� � � `, � ../►'� ' _ � ����" Dollars (� �� � � � ) �.. . . with payments to be as follows � � �F / � 7 . Any alterations or tleviation from above specifications involving extre costs Respectfully submitte �"�� L""� � will be executed only upon wntlen order,and will become an essha charge over and above the estimate. All agreements contingent upon stnkes, accidents,or tlelays beyontl our control. -� Per Note-This proposal may be withdrawn by us if not accepted within days. ACCEPTANCE OF PROPOSAL The above prices,specifications and conditions are satisfactory and are hereby accepted. You are authorized to do the work as specified. Payments will be made as outlined above. SIGNATURE DATE SIGNATURE �.Adams 9450 � o� 0 0 � ' �a:�.-�;� � �ITY of ORONO � ;�� ti � G~ RESOLUTION OF THE ClTY COUNCIL L�kESH�4� NO. 5 � 3 r' RESOLUTION ORDERING ABATEMENT OF HAZARDOUS BUILDING �'HEREAS,the Building Official for the City of Orono has attempted without success to have the owner of certain property remedy the hazardous condition on property at 3443 Crystal Place, Orono, Minnesota; and WHEREAS,the City Council has determined that the buildin� on the property constitutes a hazardous building within the meaning of Minn. Stat. § 463.15, subd. 3. NOW,THEREFORE,BE IT RESOLVED by the City Council of the Cit��of Orono, Minnesota: 1. Pursuant to Minn. Stat. § 463.16, et seq., the City hereby adopts and approves the Order for Abatement of Hazardous Buildin�, attached hereto as Exhibit"A". 2. The City finds that the condition of the property located at 3443 Crystal Place,Orono, Minnesota, is a health and safety hazard and contains a hazardous building within the meaning of Minn. Stat. � 463.15, subd. 3. 3. The City's legal counsel, Campbell ILnutson, P.A., 317 Eagandale Office Center, 1380 Corporate Center Curve, Ea�an, Minnesota 551?l, is directed to serve the Order for Abatement of Hazardous Building and to proceed with enforcement in accordance with Minn. Stat. § 463.1�, et seq. ADOPTED this 27t'' da}�of April, 2009, by the City Council of the City of Orono, Minnesota. CITY OF ORONO , Bv: �� �n�� �jZ�— , �(ames M. White,Mayor .._� ATTEST: �✓��n..r'�,.t/ .,'4 � G'..�-�-" Linda S. Vee, City Clerk -_�U�. � $ 32 STATE OF MINNESOTA DISTRICT COURT COUNTY OF HENNEPI?�T FOURTH JUDICIAL DISTRICT CASE TZ'PE: Other Civil Court File No.: In Re the Matter of the Hazardous Building at 3443 Crystal Place, City of Orono, ORDER FOR ABATEMENT County of Hennepin, State of Minnesota. OF HAZARDOL'S BLTILDING TO: THOMAS F. HAGEDORIv, 2700 RIVERWOODS LANE, BLJRNSVILLE, MINNESOTA 55337. PLEASE BE ADVISED that pursuant to order of the Orono City Council and by authority of Minn. Stat. � 463.15, et seq., you have tvventy (20) days from the date of service of this Order upon you to correct the hazardous building at 3443 Crystal Place, City of Orono, Count��of Hennepin, State of Minnesota, and legally described as follows: Lot 2, Block 2, Navarre Heights, Hennepin County, Minnesota (PI?v 17-117-23-43-00�) The subject propem� contains conditions which constitute health, safety, and fire hazards to the residents of the City of Orono. The Orono Building Official has reviewed the subject property and determined that the following items need to be corrected: Foundation l. Foundation is cracked and crumbling in many locations. 2. Foundation is in danaer of collapse. 3. Foundation has several areas that are open to the exterior. �,.��, � g � � 4. Windows are broken, missing, and rotted allowing entrance to animals and e�:posure to the elements. �. Earth has settled around fotu�dation allowing water to collect and e�ert pressure on foundation walls. Foundation is hazardous within the definition of Minnesota Statute Section 463.15. Floor Svstem l. Floor joists are in contact of earth. Violation of Uniform Building Code 2308.6. 2. Floor joists are rotted on ends. 3. Posts and beams are rotted allowing floor system to sag approximately 5 inches in the center. Posts supports are deteriorated and are structurally unsound. Floor system is hazardous within the definition of Minnesota Statute Section 463.15. Stairwavs l. Basement stairs have improper rise and run, headroom, lack handrails and guardrails. Stairs are unsafe and hazardous within the definition of Minnesota Statute Section 463.15. Exterior L Inadequate separation between earth and wood framing causing rotting of sills. Violation of Uniform Building Code Section 2308.6. Plumbina 1. Bathroom sinl:non-functional. Violation of Uniform Building Code Section 2902.6. 2. Plumbing fixtures improperly vented. Violation of Minnesota Plumbina Code Section 471�2�10. y 3. Bathroom and kitchen unsanitar}. Considered hazardous within the definition of Minnesota Statute Section 463.1�. HeatinQ 1. Furnace is missing doors and appears to be non-functional. Furnace hazardous within the definition of Minnesota Statute Section 463.1�. Electrical Svstem l. Electrical system has open, detenorated wiring - entire system needs upgradin�. Electrical system is hazardous within the definition of Minnesota Statute Section 463.15. .,y� •-• � . ORDER The existing building is hazardous due to inadequate maintenance, dilapidation,physical damage, and disrepair. The condition of the existing building must be corrected to meet all applicable building codes and City ordinances. If the condition of the building is not conected, it must be removed from the subject property and all personal property,junk and debris, and fi�tures must also be removed. Unless corrective action is taken within twenty (20) days, the City will move the District Court for summary enforcement of this Order pursuant to Minn. Stat. § 463.19, unless an answer is filed within twenty(20) days of service of this Order upon you. Upon enforcement of the Order by the City, the cost of enforcement will be charged against the property pursuant to Minn. Stat. � 463.21. CAMPBELL KNUTSON Dated: April , 2009 Professional Association By: Soren M. Mattick, #27785X Orono City Attorneys 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 Telephone: (651) 452-5000 ,=�e� s' J C.+ � � ACKNOWLEDGMENT The City of Orono, by and through its undersigned attorney, acknowledges that costs, disbursements and reasonable attorney and witness fees may be awarded to the opposing party or parties pursuant to Minn. Stat. § 549.211. Dated: April , 2009. Soren M. Mattick, #27785X � � 3G ACKNOWLEDGMENT The City of Orono, by and throuQh its undersigned attorney, acknowledges that costs, disbursements and reasonable attorney and witness fees may be awarded to the opposing party or parties pursuant to Minn. Stat. � �49.211. . Dated: April , 2009. Soren M. Mattick, #27785� �,�. Hazardous and substandard buildings 463.15 Definitions. Subdivision 1. Coverage. For purposes of sections 463.15 to 463.26 the terms defined in this section have the meanings given them. Subd. 2. Building. "Building" includes any structure or part of a structure. Subd. 3. Hazardous building or hazardous property. "Hazardous building or hazardous property" means any building or property,which because of inadequate maintenance, dilapidation, physical damage, unsanitary condition, or abandonment, constitutes a fire hazard or a hazard to pubiic safety or health. Subd. 4. Owner, owner of record, and lien holder of record. "Owner,""owner of record,"and "lien holder of record"means a person having a right or interest in property described in subdivision 3 and evidence of which is filed and recorded in the office of the county recorder or registrar of titles in the county in which the property is situated. HIST: 1965 c 393 s 1; 1967 c 324 s 1; 1976 c 181 s 2; 1989 c 328 art 6 s 5,6 463.151 Removal by municipality;consent; cost. The governing body of any city or town may remove or raze any hazardous building or remove or correct any hazardous condition of real estate upon obtaining the consent in writing of all owners of record, occupying tenants, and all lien holders of record; the cost shall be charged against the real estate as provided in section 463.21, except the governing body may provide that the cost so assessed may be paid in not to exceed five equal annual installments with interest thereon, at eight percent per annum. HIST: 1967 c 324 s 2; 1974 c 341 s 1 463.152 Exercise of eminent domain. Subdivision 1. Purpose, public interest. In order to maintain a sufficient supply of adequate, safe, and sanitary housing and buildings used for living, commercial, industrial, or other purposes or any combination of purposes, it is found that the public interest requires that municipalities be 119 s _ July 23, 2009 Memo to: Finance dept. From: Lyle Oman Re: Demo bill for 3443 crystal place Please submit the attached bill along with the city attorneys bill ($262.90) for the demo of 3443 Crystal place to Suntrust Mortgage Attention Sue Childress 1001 Semmes Ave Forth floor Richmond VA 23224 They have agreed to pay the bill. If they don't for some reason we will apply it to the taxes as a special assessment. Also please remit $9625.50 to Wesley Bendickson for the demo work. Thank you. RF�F���D _ JU� l2 20�9 c,��F�R�N ST'ATEMEN�" � DATE �— '� � � � To ,.� � �, �f'l cr�n v _ TERMS � •7�'� ����_�_ - ��-�-� - -- �---- �---�� .� �"/� - - ��--� � IN ACCOUNT W TH v � �c� S �� `�h�/ i�-- ��'c. ' �a - `� �..�s3� .�� v .� �O v � �� / � / 'l, �[: adems 25812