The URL can be used to link to this page

7.0. SR 04-21-1994 rll ---'\) ( ); ~l~ ITEM 7. MEMORANDUM FROM: MAYOR & CITY COUNCIL STEVEN B. ACH, CITY PLANNER ~ TO: DATE: APRIL 21, 1994 SUBJECT: CONSIDER PLANNED UNIT DEVELOPMENT AGREEMENT FOR ELK PARK CENTER ATTACHMENTS Planned Unit Development Agreement for Elk Park Center. ANALYSIS e The attached Planned Unit Development Agreement is actually part of the Developer's Agreement for Elk Park Center. For the most part, the Planned Unit Development Agreement is the planning document to assist in the long term administration of Elk Park Center's standards and requirements. As future development requests for the freestanding sites, as well the tenants within the shopping center come and go, this document will be referred to for regulating the standards such as sign requirements, allowable uses, and setback requirements. One of the components of the PUD Agreement is the approved "Development Plan Package" which includes a site, landscaping, and setback plan. These plans provide the foundation for the review and approval of future development requests. Hopefully this document will not have to be amended often; however, if amendments are needed, these will be presented to the Planning Commission and City Council for consideration. RECOMMENDATION It is recommended the Planned Unit Development Agreement for Elk Park Center be approved as prepared. . P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 e e e FROM LRRKIH HOFFMRH DRLY LIHDGREH 612-8963265 04.15.1994 16: 10 P. 2 PLANNIlD UNIT DIlVp~~PMllNT AGRIlIlMENTDRArr ELK PARK CENTER THIS PLANNED UNIT DEVBLOPMENT AGREEMENT (PUD Agreement), made and entere~ into this ____ day of , 1994, by and between the CITY OF ELK RIVER, a municipal corporation organized under the laws of the State of Minnesota (the City) and ELK PARK CENTER LIMITED PARTNERSHIP, a Minnesota Limited Partnership (the Developer) ; WITNESSETH: WHBREAS, Developer has ma~e application to City for approval of / a Conditional Use per.mit to develop a shopping center (the Project) as a Planned Unit Development, pursuant to Sections 900.12(15) and 900.42 of the Elk River City Code of Ordinances, on certain property located within the City and described on Exhibit A attached hereto (the Subdivision); and WHEREAS, the City Council of the City of Elk River (the City Council) adopted ReSOlution No. 93-81 (attached as Exhibit B hereto) on December 20, 1993, approving a Conditional Use Permit for the Project, subject to a number of conditions; and WHERBAS, one of the conditions of the approval of the Conditional Use Per.mit is that Developer enter into a Planned Unit Development Agreement (POD Agreement) with City to be approved by the City Council; and FROM LRRKIN HOFFMRN DRLY LINDGREN 612-8963265 134.15.1994 16= 10 P. 3 WHEREAS, the purposes of the PUD Agreement are to set forth the ~ standards, uses and procedures for development of the Project as a Planned Unit Development; NOW, THERBFORE, in consideration of the premises and the mutual promises and conditions hereafter contained, it is hereby agreed as follows: 1.) Warranty of Develqpe~ - Developer hereby warrants and represents to City, as inducement to City'S entering into this POD Agreement, that Developer is the fee owner of all Of the properties located within the Subdivision. 2.) Development - Developer hereby agrees to develop the Project in accordance with the following plans attached as exhibits hereto, subject to obtaining site plan approval for each parcel within the Subdivision as provided by this PUD Agreement: e Exhibit C - Site Plan Exhibit 0 - Landscape Plan Exhibit E - Grading Plan Exhibit F - Setback Plan Exhibit G - Sign Plan Exhibit H - Development Standards, including: o Architectural Theme, including Building Materials o Operational Performance Standards, including Hours of Operation DRAn tt. 3.) 1l..Ga- (01) ~er.mitted Uses - The following uses shall be allowed as permitted uses within the Project, subject to the approval process set forth in paragraph 4: Retail sale of goods and services including: antique shops automotive accessory stores bakeries banks and financial institutions barber shops beauty shops bicycle sales book/stationary stores business and professional offices camera and photographiC supply stores clothing and apparel stores computer and computer accessory stores 2. FROM LRRKIN HOFFMRN DRLY LINDGREN 612-8963265 134.15.1994 16=11 P. 4 e e (02) e candy and ice cream stores carpeting stores china and glassware ,stores drug stores dry cleaning and laundry electrical and houseware appliance stores flower shops furniture and home furnishings stores garden supply stores gift shops grocery stores hobby shops jewelry stores leather goods and luggage stores major department stores meat markets musical instrument stores indoor nurseries (plants) 3 RAFT OffiicelsuPP:Y stores "',,", ,; , opt ca gOOyS stores orthopedic sales and supply stores paint and wallpaper stores photo studios picture frame shops pet grooming shops pet stores restaurants (Class I and II), provided they do not offer live entertainment shoe stores sporting goods stores tailor shops travel bureaus conditional Uses - (a) The following USes shall be allowed as conditional uses within the Project: amusement and recreation auto repair shops day care centers - commercial educational uses open sales lots excluding sales of vehicles outdoor garden sales private clubs restaurants with live entertainment vocational, teChnical and trade schools zerp lot line development two or more buildings on same lot (b) In addition to the approval process set forth in paragraph 4 hereof, a Conditional Use Permit shall be applied for and approved, pursuant to the Elk River Zoning Ordinance, for any 3. FROM LRRKIN HOFFMRN DRLY LINDGREN 612-8963265 04.15.1994 16: 11 P. 5 e conditional use in the Project. Each such conditional use shall be considered and acted upon by the City Council pursuant to the standards set forth in the Zoning Ordinance for conditional uses, as well as the standards and requirements set forth in this POD Agreement and t~e attachments hereto. (c) Approval by Ci~X - City hereby approves the Project as shown in the attached exhibits provided, however, that insofar as the exhibits vary from the written terms of this POD Agreement, the written ter.ms shall govern. This approval is subject to individual site and building plan review and approval as follows: (01) Site plan approval Shall be required prior to issuance of a building permit for any lot within the Project, both for initial construction and for any subsequent expansion, revision or exterior remodeling of an approved site plan or structure. (02) Each site plan approval request shall be accompanied by such plans and supporting materials as City staff Shall require, and shall be reviewed by the Planning Commission and City Council in a public hearing held thereon before approval. (03) Site plan approval Shall be granted only if the City Council finds that the proposed site plan is consistent with the terms and conditions of the Conditional Use Per.mit for the Project, this POD Agreement, applicable City Ordinance requirements and all other legal requirements. City reserves the right to refuse approval of an individual site plan if, in the City Council's judgment, this condition is not met. (04) The City Council may, when approving individual site plans, impose such conditions as it shall deem necessary to insure that the Project complies with the requirements of this PUD Agreement, the Conditional Use Permit, and the City Code of Ordinances. S.) Public I~rovements - Public Improvements for the Project shall be installed and paid for as provided by the terms of the Developer'S Agreement entered into between Developer and City, and attached as Exhibit I to this PUD Agreement. Any violation by Developer of the terms of the Developer'S Agreement shall be a violation of this PUD Agreement, and shall be grounds for City inVOking the remedies provided by this POD Agreement, including denial of site plan review or approval for one or more of the lots in the Project. e 4. FROM LRRKIN HOFFMRN DRLY LINDGREN 612-8963265 04.15.1994 16: 12 P. 6 6.) Maintenance of Areas of Joint Use - Developer shall provide evidence of satisfactory provision for control and maintenance of jointly used or commonly owned parking, drainage and landscaped areas within the Project. Reciprocal parking and access easements and maintenance agreements shall be provided to and approved by the City prior to the issuance of certificates of occupancy so as to insure satisfactory control, ownership and maintenance. Developers and their successors shall be obligated to maintain all common areas, drainage areas, outlots and landscaping in the Project in perpetuity. Any failure to meet this obligation will be grounds to deny site plan approval for future parcels in the Project, or to invoke any other remedy of the City under this PUO Agreement, even if Developer is no longer the owner of the parcel not so properly maintained. 7.) Remedies. Should Developer breach any of the terms and conditions of this PUD Agreement, City shall have any or all of the following remedies: (01) Withhold site plan approval for undeveloped lots; (02) Withhold issuance of building permits or certificates of occupancy for any structure within the Project; (03) Halt construction on public improvements not commenced or not completed; (04) Terminate this PUO Agreement by written notice to Developer and reVert the zoning of the Project to the original land use designation; (OS) Institute prosecution of developer under the relevant provisions of the City Zoning Ordinance; (06) Draw upon any financial security provided the City to assure compliance; (07) Institute a civil action to compel compliance or recover damages or both. 8.) Additional Specific Conditions - The conditions set forth in Resolution No. 93-81 approving the Conditional Use Permit for the Project are specifically incorporated into this PUD Agreement and made a part hereof. Violation of any of the conditions set forth in Resolution No. 93-81 shall be a violation of the ter.ms of this PUD Agreement. 9.) General Conditions ~ If Developer fails to comply with any of the provisions hereof, City may refuse to issue a building per.mit or certificate of occupancy for any lot or parcel in the Project. Developer agrees to advise purchasers of any lot or parcel within the Subdivision of the existence of 4It this PUD Agreement and the obligations and restrictions created e 5. . e FROM LRRKIN HOFFMRN DRLY LINDGREN 612-8963265 04.15.1994 16: 13 P. 7 herein prior to ~he completion of a sale. Further, Developer agrees to save and hold City harmless from any and all claims or actions arising from the right to withhold the issuance of such permits and certificates and from other provisions hereof. 10.} Binding Hffect . The terms and provisions hereof shall be binding upon and inure to the benefit of the heirs, representatives, successors and assigns of the parties hereto and shall be binding upon all future owners of all or any part of the Project and shall be deemed covenants running with the land. This agreement shall be placed of record so as to give notice hereof to subsequent purChasers and encumbrances of all or any part of the Project, and all recording fees, if any, shall be paid by Developer. 11.} Severable. In the event that any portion of this PUD Agreement shall be held invalid for any reason, the same shall not affect in any respect whatsoever the validity of the remainder of this PUD Agreement. 12.) Waiv~ . Any waiver, whether express or implied, by any party of a breach of any provision of this Agreement, will not operate as or be construed to be a waiver of any subsequent breach of this Agreement. 13.) NottC8s . All notices and demands specified herein shall be deemed appropriately and timely given when delivered personally or deposited in the United States Mail to the addresses hereinafter set forth by certified mail (return receipt requested). The addresses of the parties hereto are as follows until changed by written notice given as above: e City at: City of Elk River Attn: City Administrator P.O. Box 490 13065 Orono Parkway Elk River, Minnesota 55330 If to the Developer at: 14.) ~ncorporation by Rafe~ence . All plans, special provisions, proposals, specifications and contracts made or to be made pursuant to this POD Agreement shall be and hereby are made a part of this PUD Agreement by reference a9 fUlly as if set forth herein in full. 15.} Entire ~9reement ~ This POD Agreement, together with the exhibits attached hereto, sets forth the entire understanding between the parties, there being no terms, conditions, warranties or representations other than those 6. FROM LRRKIN HOFFMRN DRLY LINDGREN 612-8963265 t 04.15.1994 16: 13 P. 8 contained herein, including the exhibits hereto, and no amendments hereto shall be valid unless made in writing and 4It signed by all the parties hereto. IN WITNESS WHEREOF, the City and Developer have caused this PUD Agreement to be duly executed on the day and year first above written. CITY OF ELK RIVER e 4It PKB:IX6s Henry A. Duitsman Its: Mayor By: Patrick D. Klaers Its: City Administrator 'OEVELOPER: ELK PARK CENTER LIMITED PARTNERSHIP BY: KRAUS ANDERSON OF ELK RIVER, INC. Its General Partner By: Burt Dahlberg Its: President 7. EXHIBIT A e The subdivision as reference in the Planned Unit Development Agreement for Elk Park Center shall include the following: . Lots 1 through 3 Block 1, . Lots 1 through 9 Block 2, . Lot 1 Block 3, . Lot 1 through 3 Block 4 All lying within the plat of record known as Elk Park Center, Sherburne County, Minnesota. e In addition, the following shall also be included in the subdivision: . Outlot A Elk Park Center 2nd Addition Sherburne County, Minnesota e EXHiBIT B CITY OF ELK RIVER CITY COUNCIL e RESOLUTION NO. 93 - ~ A RESOLUTION MAKING FINDINGS OF FACT REGARDING THE ELK PARK CENTER PROPOSAL, APPROVING A CONDITIONAL USE PERMIT FOR ELK PARK CENTER, AND SETTING FORTH THE CONDITIONS FOR ISSUANCE OF A CONDITIONAL USE PERMIT FOR ELK PARK CENTER WHEREAS, Elk River Associates, Ltd., together with Kraus Anderson, Incorporated (the Developers) have applied for a Conditional Use Permit to develop a shopping center (the Project) on certain property located north of the School District property between Jackson Avenue and Highway 169 (the Property); and WHEREAS, the City Council, on September 31, 1991, and June 15, 1992, took action to rezone the Property to Planned Unit Development and designate the Property for Highway Business Uses on the City's Comprehensive Land Use map; and WHEREAS, pursuant to Sections 900.12(15) and 900.42 of the Elk River City Code of Ordinances, a Conditional Use Permit and preliminary plat approval must be obtained to develop the Property as proposed by Developers; and e ~~EREAS, an application for a Conditional Use Permit and Preliminary Plat approval was submitted to the City in July 1992; and WHEREAS, a public hearing was held on this application before the Elk River Planning Commission on August 25, 1992, at which time the Planning Commission heard a presentation on the Project, took testimony from all those present who asked to speak on the matter, and continued action on the application due to a lack of sufficient information; and WHEREAS, the Developers subsequently submitted additional information and a second public hearing was held before the Elk River Planning Commission on June 10, 1993, at which time the Planning Commission heard a presentation on the Project, took testimony from all those present who asked to speak on the matter, and the application was continued again for lack of sufficient information; and WHEREAS, the Developers subsequently revised the site plan for the Project and submitted additional information in support of the application for a Conditional Use Permit and preliminary plat approval; and . WHEREAS, the Elk River Planning Commission held a public hearing on the revised site plan on October 19, 1993, at which time ~ the Planning Commission heard a presentation on the .., Project and received testimony from all those present who asked to speak on the matter; and WHEREAS, the Planning Commission, at its meeting on October 19, 1993, recommended approval of the Conditional Use Permit and Preliminary Plat subject to a number of conditions; and WHEREAS, the City Council held a public hearing on the application for a Conditional Use Permit and Preliminary Plat on October 26, 1993, at which time the City Council heard a presentation on the Project and took testimony from all those present who asked to speak on the matter; and WHEREAS, the City Council also received a number of written comments on the Project both before and at the public hearing held on October 26, 1993; and WHEREAS, the City Council, at the close of the public hearing on October 26, 1993, identified a number of concerns and issues with the proposed project; and WHEREAS, the City Council, following the public hearing and Council discussion of the Project on October 26, 1993, adopted motions denying the Conditional Use Permit and Preliminary ~ Plat for Elk Park Center; and .., WHEREAS, the motions to deny were subsequently amended by separate motions of the City Council on October 26, 1993, which motions rescinded the denials of the Conditional Use Permit and Preliminary Plat and directed City staff to prepare Findings of Fact in a Resolution of Denial of the Conditional Use Permit and Preliminary Plat, for consideration by the City Council on November 15, 1993; and WHEREAS, City staff subsequently prepared a proposed "Resolution Making Findings of Fact Regarding the Elk Park Center Proposal and Denying a Conditional Use Permit and Preliminary Plat Approval for Elk Park Center" for consideration by the City Council, which resolution identified 12 reasons for denial of the Conditional Use Permit and Preliminary Plat; and WHEREAS, the City Council reviewed and considered the proposed Resolution for Denial at its regularly scheduled meeting of November 15, 1993 and took the following actions: o The Council amended Section C.3. of the proposed Resolution of Denial regarding enclosure of the holding ponding area; -- 2. e e e o The Council called a special meeting of the City Council for December 13, 1993, and continued any action on the proposed Resolution of Denial until that meeting; o The Council directed staff to advertise a public hearing for the December 13, 1993, meeting to allow citizens to express their opinions on any revisions or new information to be presented on the Conditional Use Permit and Preliminary Plat; o The Council directed staff to work with the Developers to address the issues identified in the proposed Resolution of Denial; o The Council directed staff to prepare a feasibility study prior to December 13, 1993, addressing the traffic and drainage issues related to the proposed project; and WHEREAS, on November 22, 1993, a Work Session on Elk Park Center was held to identify specific traffic and drainage issues to be addressed by the City Engineer in the Feasibility Study; and WHEREAS, this Work Session was attended by the City Council, City staff, and representatives of the Developers and the Citizens Who Care organization; and WHEREAS, the Developer subsequently submitted a revised site plan addressing the issues identified in the Resolution of Denial; and WHEREAS, the City Council, on December 13, 1993, held a public hearing on the revised site plan submitted by the Developer, at which time: o City staff reviewed the revisions to the site plan; o the City Engineer presented his feasibility study on the drainage and traffic issues identified by the City Council as major concerns; o the Developer addressed the 12 grounds for denial set forth in the proposed Resolution of Denial; and WHEREAS, the public hearing on December 13, 1993, was properly noticed as a public hearing on the Project and the City Council received testimony from all those present who asked to speak on the matter; and 3. WHEREAS, following the presentations from staff and the Developer, and the testimony received from the public, the City Council discussed the proposed project and the grounds for ~ denial set forth in the Resolution of Denial; and WHEREAS, at the close of its discussion on December 13, 1993, the City Council determined to take no action on the proposed Resolution of Denial, and directed City staff to prepare a Resolution of Approval of the Project, setting forth the grounds for approval and all conditions of approval, for consideration by the City Council at its regularly scheduled meeting on December 20, 1993; and WHEREAS, in its lengthy consideration of this Project the City Council has reviewed all of the written materials submitted by the Developers, the staff and the public before and during the public hearings held on this matter, and has considered the recommendation of the Planning Commission and the testimony received at the public hearings on October 26, 1993, and December 13, 1993; and WHEREAS, the Zoning Ordinance of the City of Elk River sets forth in Section 900.42(4) seven criteria for the issuance of a Conditional Use Permit; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Elk River makes the following findings, and approves a Conditional Use Permit for Elk Park Center, subject to the conditions see forth herein: e I. FINDINGS A. Specific Findings on the Issues Set Forth in Resolution of Denial 1. Drainaqe. The revised plan conforms to City standards and requirements by providing that all drainage for the Project will be accommodated on site. 2. Traffic. o ACGess from Highway 169. The Developers have fully investigated the possibility of obtaining full access to the Project from Highway 169. The Minnesota Department of Transportation analysis, as well as the City Engineer's analysis, is that full access from Highway 169 is not necessary at this time. The existing intersections on Highway 169 will handle the traffic anticipated from this project. ~ The Minnesota Department of Transportation .., 4. e e e o has indicated a willingness to look at other solutions if levels of service deteriorate at the existing intersections on Highway 169. Highway 169/School Street Intersection. The City Engineer's feasibility study has addressed how the impacts on this intersection can be mitigated. o School Street and Freeport Avenue Intersection. o The City Engineer's feasibility study illustrates how this intersection can be designed to manage traffic to and from the Project. School Street, from Highway 169 to Jackson. The City Engineer's feasibility study indicates that proposed traffic improvements on School Street will maintain full access to Parker School. Although Burger King will lose direct left-in, left- out access from School Street, access will continue to be available via School Street to Freeport and into Burger King off Freeport. o Jackson Avenue. The Developers have eliminated the access off of Jackson into Taco Bell and have added a secondary access to the Project off of Jackson Avenue. This access will reduce the impacts of traffic from the Project on the intersections of Jackson/Highland and Jackson/Freeport, as well as reducing traffic on School Street. o Hiqhland Road. The City Engineer's feasibility study indicates that increased traffic on Highland Road will be within acceptable levels. o Hiqhway 10 Traffic. The City Engineer's feasibility study indicates that traffic traveling to and from the Project from Highway 10 will 5. B. increase existing volumes only approximately 3% to 6%, which is an imperceptible increase. - 3. Public Health and Safety. o Imoact on schools. o Although the project will increase traffic along School Street, the new access to the Project off Jackson Avenue will reduce traffic levels on School Street. Furthermore, new signals at School Street and Freeport will improve safety for children who need to cross School Street. The City Engineer has discussed the increased traffic levels and proposed redesign of School Street with the School District. The School District has not indicated that the increased traffic or redesign will present any unreasonable danger to school children. Air Ouality. The Minnesota Pollution Control Agency (MPCA), in its review of the Environmental Assessment Worksheet for the Project, has e not indicated any concern regarding air quality in the area surrounding the Project. Air quality will be looked at in detail when the Developers apply for an Indirect Source Permit from the MPCA. o Holding Pond. The Developers have proposed a one-inch mesh fence around the proposed holding pond which will be very difficult for children to climb over. o Neighborinq Property. Increased traffic from the Project will have an impact on neighboring properties. However, revisions to the Plan, such as the new access off of Jackson Avenue, will reduce these impacts to the point where the Project will not unreasonably affect neighboring property. Specific Findings on the Standards for Issuance of a Conditional Use Permit. e 6. e e 4. e The City Council of the City of Elk River finds that the Elk Park Center Project: 1. Will not endanger, injure or detrimentally affect the USe and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the City. This Project will bring increased traffic to the City of Elk River and in particular to the area surrounding the proposed Project. However, it is the City Council's judgment that this traffic will not endanger, injure or detrimentally affect the use or enjoyment of other property. The increased tax base and additional services which the Project will provide the community result in a substantial net benefit to the City, including the immediate surrounding area, from the Project. . . 2. Will be consistent with the Comprehensive Plan. 3 . The City's Comprehensive Plan designates this property for Highway Business uses, which the Project proposes. will not impede the normal and orderly development and improvement of surrounding vacant property. The Project will have no negative impacts on the development of surrounding property; and will have a positive benefit by helping fund the extension of public utilities which will serve surrounding properties. Will be served adequately by and will not adversely affect essential public facilities. The Project can be served by existing and proposed public utilities, and will help fund the extension of public utilities which will benefit and contribute to the development and growth of residential and commercial property in the City. Off-site traffic impacts of the Project will be managed by the redesign of surrounding roads as necessary to ensure that the Project will not create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. 7. 5. Will not be detrimental to other persons or property. This Project has been carefully designed, and the impacts of traffic on surrounding streets carefully studied, to ensure that the Project will not detrimentally impact other persons or property. e 6. Will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. The Environmental Assessment Worksheet (EAW) for this Project, which has been approved by the City Council, did not identify any scenic or historic feature of major importance on the site of the proposed project. 7. Will fully comply with all other requirements of the City's Code of Ordinances. Following approval of a Conditional Use Permit for this Project, the Developer will be required to enter into a Development Agreement and Planned Unit Development Agreement. These agreements will ensure ~ that the Developer and the Project will ,., fully comply with all requirements of the City's Code. C. General Findings. In addition to the specific findings set forth above, the City Council further finds that the Project meets the standards for issuance of a Conditional Use Permit for all of the reasons stated by the City Council, the Planning Commission and the public during the October 19, October 26, and December 13, 1993, public hearings on the Project, including, but not limited to: o The plan revisions presented on December 13, 1993, have significantly reduced the off-site impacts of the Project and made the Project considerably better than when it was presented to the City Council in October. o The revised plans and new information submitted on December 13, 1993, have addressed all of the major issues with this Project. e 8. II. e III. e e Decision. It is the determination of the City Council of the City of Elk River, for the reasons set forth above, that the Developer has met the requirements for the issuance of a Conditional Use Permit. Therefore, the City Council hereby approves a Conditional Use Permit for the Project, subject to the conditions set forth below. The Conditional Use Permit for Elk Park Center is contingent upon the Developer complying with the following conditions. A. Plat Approval 1. Approval of the Conditional Use Permit is contingent upon the Developer submitting and the City Council approving a revised Preliminary Plat which conforms to the conditions of this Conditional Use Permit approval, including the recommendations of the City Planner and the City Engineer as set forth during the December 13, 1993, public hearing. The revised Preliminary Plat will be considered by the City Council at a future date, and will be approved subject to such conditions as the Council shall deem appropriate. 2. 3. Final plat approval for the Project will not be granted until the Developer has entered into a Planned Unit Development Agreement and Developers Agreement as required by the conditions of this Conditional Use Permit approval. B. Planned Unit Development Agreement. 1. Approval of the Conditional Use Permit is contingent upon a Planned Unit Development Agreement (PUD Agreement) being entered into between the Developer and the City outlining the standards, uses, and procedures for development within the Elk Park Center PUD. 2. The Developer shall submit the following materials, which the City shall use to prepare a PUD Agreement: 9. . o A proposed "Development Plan" for the Project. The Development Plan will provide the foundation for future site plan reviews and shall include the following elements: e o A Site Plan for the Project which incorporates all of the plan revisions submitted to the City Council and all of the conditions for approval imposed by the City Council. o A Landscaping Plan for the entire Project. The Landscaping Plan should include a landscaping theme and demonstrate landscaping continuity for the entire Project. o A Grading Plan for the entire Project. The Grading Plan shall include tree protection measures to preserve as many of the existing trees as possible, particularly along Jackson Road, to provide maximum screening to the residential areas towards the west. The grading plan shall also provide for extensive berming along Jackson Road and Freeport Avenue. The Plan shall show berms along Freeport Avenue and appropriate berming along Jackson Road to screen loading facilities from th~ residential areas towards the west. e o A Setback Plan showing minimum setbacks for each proposed building in the Project. A complete Sign Plan for the entire Project outlining the types and sizes of signs. The Sign Plan shall also be incorporated into the PUD Agreement. o o A written narrative of Development Standards which shall set forth and describe: e 10. e (1) the architectural theme for the Project, which shall be carried out through the entire Project and incorporated into the PUD Agreement; (2) the proposed building materials for the Project which shall, at a minimum, consist of a combination of decorative rock face block, face brick, decorative and glazed concrete block, and prefinished metal materials; (3) the proposed permitted and conditional uses within the Project area; (4) the proposed operational performance standards for the Project, including hours of operation, etc.; and e (5) such other development standards for the Project as the Developer shall propose. 3. The Planned Unit Development Agreement will be prepared by City staff, in consultation with the Developer, based upon the materials submitted by the Developer, the feasibility report prepared by the City Engineer, and the conditions of approval of the Conditional Use Permit as set forth in this resolution of approval. 4. The Planned Unit Development Agreement shall include and incorporate the following: o The Project Development Plan, including: o Site Plan o Landscaping Plan o Grading Plan e 11. C. o Setback Plan o Sign Plan e o The development standards for the Project, including: o permitted and conditional uses o permitted building materials o operation requirements and restraints o such other development standards as the City Council shall require. 5. The Planned Unit Development Agreement shall be approved by the City Council. Amendments to the PUD Agreement, including amendments to the plans incorporated in the PUD Agreement, shall also be approved by the City Council. Developers Agreement e 1. A Developers Agreement shall be prepared and executed outlining the terms and conditions for approval of the Preliminary Plat for the Project, including the on-site and off-site infrastructure improvements that will be required for development of the Project. 2. Prior to execution of the Developers Agreement, a complete feasibility report shall be prepared by the City Engineer specifying the necessary on- site and off-site improvements relating to the Project. The Developers Agreement shall provide that the Developer will pay the costs of all on-site public improvements necessary for the project to proceed; and further that the developer shall bear its fair share of the costs of off-site public improvements necessary for the Project to proceed, as determined in the feasibility study 3 . e 12. e e prepared by the City Engineer. This Conditional Use Permit approval is specifically contingent upon Developer agreeing in the Developers Agreement to so pay its share of on-site and off-site public improvement costs. 4. The Developers Agreement shall provide that Developer will construct, or cause to be constructed by petition, all on-site or off-site public improvements which the City Engineer shall deem necessary for development of the Project to proceed. 5. The Developers Agreement shall also provide for Developer's compliance with the other requirements of the City Code of Ordinances for preliminary and final plat approval, including park dedication, etc. 6. The Developers Agreement shall be approved by the City Council prior to approval of the final plat for the Project. Amendments to the Developers Agreement shall also be approved by the City Council. D. Site Plan Approvals. 1. Following approval by the City Council of the PUD Agreement and the Developers Agreement, the City Council will consider site plan approval for Phase I of the Project. 2. Developer shall commence the site plan approval process by filing an application therefor with City staff. This application shall include such plans and supporting materials as City staff shall require. 3. Site plan approval shall be required for each phase of the Project, and for any substantive amendment to any previously approved phase of the Project, prior to obtaining a building permit. 4. e Each site plan approval request shall be reviewed by the Planning Commission and City Council and a public hearing held thereon before approval. 13. 5. Site plan approval shall be granted to a particular phase of the Project, or amendment thereto, only if the City Council finds that the proposed site plan is consistent with the terms and conditions of this Conditional Use Permit, the PUD Agreement (including all plans incorporated therein), and the Developers Agreement. e 6. The City Council may, when approving individual site plans, impose such conditions as it shall deem necessary to ensure that the Project complies with the requirements of this Conditional Use Permit approval and the City Code of Ordinances. E. Special Conditions. 2. 1. The Conditional Use Permit for the Project is contingent upon preliminary and final plat being approved by the City Council. A security fence shall be provided around all storm drainage ponds as determined by the City Council to provide for public safety. e 3. The appropriate permits shall be obtained from the Minnesota Department of Transportation authorizing the necessary grading and improvements for right-in/right-out access off Highway 169. 4. All storm drainage ponds shall be designed in accordance with the Best Management Practice guidelines. This calls for a 4:1 side slopes above the static water level with a bench area of approximately 10:1 at the water level and 3:1 beneath the standing water level. 5. The Developer shall indemnify and hold the City harmless from any claim from the owner or operator of the Burger King facility located at Highway 169 and School Street related to loss of access due to a median being constructed down the middle of School Street. e 14. . . e Approval of this Conditional Use Permit is also specifically contingent upon developer complying with such other conditions as the City Council shall require for approval of the preliminary and final plats, the PUD Agreement, the Developers Agreement and the site plan(s) for any phase. 7. A bike path shall be provided along Jackson Road from School Street to Highway 169, as approved by the City Council. 6 . 8. The Developers Agreement shall require Developer to pay its fair share of the costs for a new intersection on Highway 169, if and when ~~OT approves such an intersection. Passed and adopted by the City this ZJ2..th.. day of Decemoer Council of the City of Elk River , 1993. Ib ^ ~ t? IJ ~(/~. 4~ ~n)* A. Duitsman, Mayor ATTEST: ~Cl~o/ Sandra A. Thackeray, City/Clerk PKB:IQ5s ~ l~lllliHII ~ i .. r 0 i c i : NYld 311S < 0 ~ 0 '" c ,,; " . ~ I .... ;; 0 N VlOS3NNI" '1l3^lll )113 ... .. E6/60/l~ ~31N30 >I~Vd >113 .. \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~. -. !!!\ :J:\ X \ w \ \ \ C'? 0) I o C\I I C\I or- ..J - o Z ::J o zO <(> ..Jt- 0.- o ....> Zm UJ ::EC o.UJ 0> ..JO UJa: > a. UJ a. C <( I l_ ~ @"'~ .0 ~ ~- 0 li 0. 0 oj 0 . N ~ " - I t ~3JJne 0 , -1!!VJSONV' 2 .O-.()l;' I 0 I III .- I 0 0:: <u ::u r 9 - ...I:; <.. ~ iE 0: 0 --, Z I I w5 I -- I "'0; , 2~ I ~~ I I I , -- ---- -- z ~g ~" 0.2 :t~ ,,"- uo; ~~ ~g i!6 0 ",.. w ...'" wO "'''- a z :5 Q..b I ~~ - . en... ~. \ \ \ \ \ \ I I \ \ , \ I , \ I I \ \ I I I I I I I I I I I x W I 0 I Z I .- z < z ~ x w o ~ Cl Z S2 0:: < Q. ~ ~ ~ ~ ~ ~ ~ ~ .. ~ i ~ J::: .. '" & .. .. - .. '" ,.. .. fj i! I- .. .. U 0 .. "- ... ... ... ... ... ... ... S S S o 0 S 9 ... ... <> <> <> <> <> <> <> I!! ;:; ;:; ;:; ;:; ;:; ;:; z ~ ;/ ~ ~ " ~ ~ ~ ~ ~ il ~ 0. 0. 0. ... ... ... ... en ~ o Z ...I < 0:: W Z w Cl u ;:; !~ ~ .... III ~~ E ia 0 IS... ~! ~ i~ !!!~ u ~... i!'@ ~~ ~~ ~~ a~ alll ~15 ~~ ~~ ~~ ~9 ~i5 5! ~iil ti. ~2i ~1ii ~ (/) .- o ~ ::> o ..: ::i ::i ..: ..: ....,: ..: ::i ..: ::i ::i ..: i.: 011 011 011 011 011 011 011 iii '" ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .... ~ 0 or! . . ri .; ,.; .,; .. :! ~ .. ! C7l oi - - :!l~ " I- ~ " ~ .. ~ ::l! ~ g ~ ~ 0. ~ 0 ,: ,: rr: ~ ~ .. ill :l ~ rr: rr: t: ~ ~ III III .. ;/ " lI! ~ IE .. ~ ~ '" ~ ~ ~ ~ a Ci z ... ~ 0 .. ~ E ~ w ~ ~ III a ~ rr: ..J ~- -1iI ~ 0 ...J ...J .... ;5~ m - .. .., .. '" .. ,.. .. .. ~ ~ gg ..: ..: ::i ..: ..: ..: ..: ..: ..: ..: ..: ..: ..: ..: ..: ..: ..: ..: ..: ::i ..: ::i 011 011 011 011 011 011 011 011 011 011 011 011 011 011 011 011 011 011 vi ~ ~ ~ ~ ~ ~ ~ ~ .. ~ :il ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ :;: .. .. . g .. .." ,..: Ji .,; orI . .. ,.: 8 :i ri . ri ri ::i - .. ~ N r-=. l- I- .. ~ Ci ~ .. .. ... ... ~ IS " w S <> ~ ... ~ li rr: ~ ~ d 5 i ~ l!l ~ 8 i i ~ ili ~ w ~ ~ ~ ~ ~ i5 :> ~ .. ::I z ::I ill t! w .. K ... ~ ~ ~ @ l.l il 1/ ~ ~ rr: "- l.l l.l .. < ~ f w l! ;; ~ ~ ..J U ~ J- F w ~ 2 ;; 5 IS rr: z z ~m :> ~o E- .. ~ ...J to. -< ..,~ 0. -< .., ......, .... ......, .., .... z g2i 0 z g2i z g 9 m~ .... 9 m~ is ~ :c .., m ..J m ~ ~ :l ~ ~ ~ :c ~iil ii ~ ., lD ~ ~ [j ~iil 0 ~ w Cl Cl ~ II e , [661 6~ :10 II i "0 .., t-"-Jd3\SlJNI.W1IlI\~lhlli\SjJ~.!J . ~ "" - ~~ ~ 1~!III!I'11 Yl0S3HHI" '1I3^'1I )('13 ~31N30 )4~Vd )413 . C5-t'\-QL N'fld 3dVOSQN'fl :: " --- --- \ \ \ \ \ \ \ I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ,'r----r ~ '" o '" ~ \ \ \ \ \ \ \ \ , \ I I \ I , \ I I I I I I nun lDlDCDlDmCD un IDlDlDlJ3 ~u ."',a> .-:~..: J:J:J: ;J;J;J,J,J,J uuuuuu "';J;J'" .r.uu.x. o. .0 'NN, io::--::::-. .!..!. " , 000 , , , GloG .. "'" ~t:.~~~~ ii"j'jii ~NNN"'N .. 6 ~ e ~ ,,~ h ~i5~f "~151:l :i1 ~ilioi 8"i~~ ~ ~~~z ~ 'r- -J 8 ~ '^ ;; w '" ~ ::/.'" -< 5w <,'" -< '" "''' <::/, ",," Ow ~'" ",'^ <.. "';? N" "'9 :~ \:10 ~~ ~u ",", wO t;~ o;~ " ~ .. '^ i5'" "'~ ..'" 0" ~~ u'" ",0 8~i g~,< "'J-""~"""""" 0000000 Q.Q.o..ll,o..~o.. ~ii~~~~ .... a:.. N~~;:~~~ ooooo~ Q.o..4.o..a.~ ~~=-:":N ~---'" ... . ......... NNC'4N , . N . .. tl ~ 51... ~l~ !~~ i3t~ ~~ g~~~ i 8 a>~ ~~....; ~ i!~ df~~ ~:;:h~9:: ~ili~2,i~ ~ ,,~~!~~~ ~ ~~~~~5 ili a~AJ~~ ili u~i~~;l ~ <Illlh:;~z j ~~~5h ~ ~ ~ ~ ~ ~ 8;l5..; w i<oo~'j :r: 5,ii'!i'!aIil5 u :;; 5"-i~~t: (J) ; zJ ",,,,8 .... 0 z <( ...J a. --.---- '" N N ~ ~ o o 19 . . . . o o .n .... o N '" 8 . o o N o o o .,., o ~ i= a:: o z z j 0- W 0- <( U ~)' Z8 j~ -:; o z j (/l ...J -<( ~'o 0- .' ~~ ..:; ------------------ .. ,,- J'O ~ ~~ Z Ieeo !,Hd oj ~ ~ 1 ~a.. ~ J b ;, ......... .... ............ ~ ......... ..... . - r IJ It t!!! t.J ~ r.h~ '" _.;o(U;/) ,._.;0(.,,) J J 00 - - j ~~ ej --- zcC:x: --- (.) ,,' .. Ii, 1Xf WlIIOOftY , MAIO .... Il VJ.OS:JNNlft "H3AIlI m IiH i5~1- c==: fi i! If'i1;: ~U!ai w ~3!N30 )f~Vd )f13 ~~~ :lll:a:~ . Ii III .. ;g ooz l-.e Lde 3NIHJVH S,HV38 r66~ L€ :rr :60 r~ JeH UOH ~-OVH9V~\iV-M~~V\: le \~"" \ \~\\ \\'~t.;4:'(--j ~. ~ ~ ~fi~~- \~~.) ~;6rc(\~}11 ~;C;~~ "'.~ Ll.'. ,", ~ I ~."~~1:~l !I It / U~'~ ;' \ \\\\ ~ ~ ('t. \ ~'''};,..(3 ~~ ~'\. ~i [~.. ///( r';,/ It.,1 ~. I-~) \\ \ j I ~ ~~ .6 f . \ .. \'\ \ \ \ \...... \. - \._~~ I ~ ti*~\ I (/, irU, J../)?~ IY' ,~. )I / I i I~ ~ I -: . : \ ,. '\' '......... t<: II:.!' I / ~ T' I t l..:;"'~. Ii ' I' L~ \ I I I 1 ' . \ \\\\\ \ "",~.............. ........., '\..~- -- ~'~'~i5 X~~~~; II I ILrl{ l'~j,'O-6, ; '/Y// .~:-) 'i I ;' / i ! ), I \~\~~ ~ x\ '" '-.............' , t ~ ~ :lle" b ~ J ! I It\-. r ,{ , :.. ; I & . I t1 Ii:, , '["' \ '\ \ \ .................. "--,,,~ ~ ~ J J' I t ~ n..<; .6./..>( I II, . " ,\\ \\\\\ \ ':......,,"' ~. ~ '4'~..p~ L .:; t~V) "v;k I' !,I t t '<." ~~;~ ._". Lcr-- -~-r -.-1 r k'~ L. / Z"!lto/ \.~\\.\\\\ "p ,1,) ./.~r'~~/,,/ ./1 1"-... ~\X ,~~ rJ! I,' m\ \ \ \ \\\ \, I ~~: .1+/ ;Y;;~l\..p-09;bi'..~. I i J \.! \.......... lJ, <t ' ""'):; ..... I; /1.' \/ M' , \" " , \ , ~\', ~- . ' . '1//. -r- \;. VJI.... i \ \ ~ ",-, ~-:J I~ ~~ ~ i I .. \l." \ \ \ ~ ' \ ' \ ....- / / .... ..... -....... ~.~ .... J .~ J 1 1 ~ '. '\\ .' \ \\\ v./ VI $l' ~. 7~ i '..'..... -if - ,.,/ -,(r.' i' \j\\ \(\I,\\\\-~---/ /.-:,:' /rq~ I ~~ni ,) !,,,~ I "....,~ '" ~\~'" \~~~j! ~ '. . J"' .I! f~--=fir._.i--.;: ~. \ \ 1\ '. \ \ \ \ ./' -:::. .- --- -./" . . _\, . . "i ~ - r f! I .' l J / \ \ \ \. ' \ \, \ \ ./ /..., ::;::.:-. -- ..... I_~ ti8= ";.1 l-l" /\~ i"'::I * ! ! ~"'..;J'\ \ ." ~ r!~, i / / <!rf X .~, \\ '\ \'''\i /~1- ~ ~~ U"~. ~ 1~1Il1 I..' Il/; , X ~ r: /, /. If \ \ \\ \\ \ '. \\\.....( (10 ~\ jT;, ~~~ ~ ~ i Aj ~ . " ~ i a~ \ \. '1 ~ 'I ,II / i/ Ii I '\ \, \ \' ,\ '. I 'I " I /' ~ I I I "U1 'i I' ./ ( \ \, ~ \ \ l r ,j "A l I :is . I ' , I.' ' l I \ \ ~I \ \ \ '. ,\ 'I~' '.. t::--1~ '<>." I ; ~I Il~':'. / .' ~~ i~' "A~I / i! I/~r-' \ \ '\ \ \ \' \ ~\ \\ 1 · \, / / , . . I I J l 0 '[ \ ,\ \' '\ \ \,... ~ \... I ~I ~ m lJ / 1 1/ I' ~ . \ \ ~" '. \ \ \ \\ ~~.:. ~ I ~. ~~. !;J I /1 ~.... f fI . ~ 'j~.J / ilf' , \ .. \ . I \" \ \~ '~ I I I; i _,~' / " - ~ #v~ i ~. - ' / 111i I Ql'r. )( \ \ \ \ \ \ \ '\ . -If/'?I ~....: /' .. ~,.,./ r~ ~ r/ .~~ 1 f-!:.!1-" I 7 :I \ '{\'\, -.r! 'v'r\' \ \ ~'~'\-' ~' <;0. t:r:l./ .,./ .,/,/ ,l . '1 I '...r J. ;416.-'; ~.;: ~/I I, j, ..b ' '. \' ,;- ^".\ \ \ ,"1 ~ ,t' /' .. ..t. ~l\.,', ''/7'f- '1< I ........-1' \\ \ \,\\ \\ \ \ \ \)'r i~. .-'-~~~..~ \;~ (/ V . i1rlli/ I' ~~JJ./ l\ r'~ \\\ \, ',\ \. .\ \\\ \ \ \~ \ ~ ) <.~. r~~:v ~~ ~-~.t..~:; ~ ~j711 ~~ I '. ~, x; \ /\~~ _ \\\ \\ \ \ \ \ \, \ '., {:1' ~6 '>( .... ~ \ ~ _!"~ ~ '" "'. ~i~ ~~L'~~" 'bl. Y;.' .. /1 -~ -, .;:m / / '~~.......2>'\....~ ,\ ,\ \ I , \ \ 'I I , '\ # % <T./:' \1 ~" ~.... l~' != '.' L1!. 1../, ....l.. ..... ....- -.. '"1" i \ \ \ \ \ I .' \ \ A-~.. ~ ~ La....\o.JqIP. \'" / .. 11 \7~ ' A ,'J. Ei ?:t>e :< '\ i\ \ \ 1\1 \ \ \ \ \ ~ \ \ \~ ._ ~ ~ ~~ ~ ~ ~ ~ ~~ ~ ~-. ..;;/ · ,-.,!tV I \J J tJl; JC17.~/ ~ l i .--- ..-~-...~.:..-... -::: '\ . i I I '. ,~.. I \ \ ~I \ . \\ ( ---- . lIo.... $, \ ..~ ./: .. ~.\.~' ..; 'b.... lJ..'" I, / I I II,...-{ 0 ! . \ 1\ \ f \ '\ \ '. \" \ \ \\ ., .--- ~Z', ~ -n;..-.-~: '1>:" "\'--"'lIb I I ./ /<J.; I " :' ' 'I : /! ..._ "~ ,- '11 I 1\ 1\'\\ \ II \ \ \1 1("I1t~~.t~~"'i .-..... , QtP~ /- · ttw;~ 1"1. q, ~_ " i/' I Ill: _.~..._.-.-. I I I \ · \ \ . I. II I ..-..---..~ - -<. -- '" .... ~.... '1" ,,~ 'j 1 ~l' / ( . I 1\ '\ \ ,,\ \ ,\', \ " \\j I -'--t.' ,~..... .r" 1"'--""""_-:...--- --a~_-: --'1i S).* I ~J'.,..;.J. /)I!, ,/ j"./ ( /' \ I \\ " 1\ \ \ \\ \ \ \ ,If ,,) i-"1 '~~ . \i!- -- -- ii J tl~:J ~ ( ..1lf/fJ) if "I lJ.f'" " J ./ 1 \ I \ 1\\ \ \ \ \ \' \.. \, i \, ~ '....... ~~..t\ - ,.1; ~j- .' :::::-....- ..~-it=:'l~~ ~ "ft.. .l~\ J I ;-;~(JAf' /.' rt'EI ,'<. /' _../ ; I \ \ \ , '. \ "'/ \ '. ".,.~ k-~'d. , "f ~ -- - .. ~:-I..--- -.. '\ --~-:;.'" .... '\"A t~.d;J> \ I ~l ( I. / 1 II I ...._..// ___-...---... :~\ \ \ \ \/\-\ \ \ '.t'\ \\\ \' \ \ ~J l.. \ r~~ ...,......[ :::Y~~f:'~ '~, \~'\\ \ ~.w; 'V I "01 . I I l ! ..re?, \s (.... /'~ - -\ \)1 i, f I '\ \ \' \ \ ~ ,\ II.. . ": "l ~ .\ \ 1: <01 n"',"~ ~8~ \~ \, '\ \ .-1" i' J /! ./, '....... \. i \ ~\\ \ I .\ \ \\\ \ I'. \ \ ~3\ \ ~ ,\~~. U I~I .n/~ ....i~ \ \0\' .. .il,/' I '// / 1% "'-."..:' .~.l. . .\\\ \ "\\\1 1\\.\ \.J. ~ ..-.....~...... / I) /~,... I' .'\'/i / I, \ \\\ d 1\ i \\' I 1\, '" '\ ~ :\". \ .~=.:;.""l.i-.'---.'"...-- ../-, ~ 1/ /f.' j/:\.- -...-...... I ! /' \ \'\\ \.\ I \ \\ ' \ \ )-:....... 8~\..'.. _.':"-- "'--. .-.-.... . f .' 1 l/j i " / , /.. 1 / I . \,.\J \ \ \ \\\ I \I'vt\ l~ ~ ~~ · .....l...,..l r ~ ;\ ~:f' !J. .ll I 'i... I /// /\ ~-~\\\ \ \ 10A\\J \ 'f.\-~\r X \l '~~-:j ~~~~nf~ i\'~'CVj ~ .~ Wi! /f/~ /Ii~ ./ I//'~/ //~/ r>'" --..~,- \\\ I \ ~\ \ .~\ i 1\ '- \ i,~~ ~ V'~ J . :" J Lf}'VQ..~fS:::-l,J V) :>l/? it j \ ! I ( i ~ \ \ \.. \ 1\ \ ,I \ \ '\, I \x \ \' _, _,- ~,~~ ......#1 J -*'. ~a~~V" r, /,1 . )'/ '. \ I.. \ .-. . L ' i X I \ \ \ " \ \\', ' \ I,' \ \....._-l--~...>.:~... >l<.\::\.. ~ '- '- ""- wc::~ X ... I' ", /1! il \ \ \, \ \ 0 9~~lj rx 'I I \ \ , I \ ' . i ......- .-- -- .~ "\:.. ~~~h.. .:J - . 'V' I I.,. \\ \ \ \... \ \'" '--,-' ) \ j I I \ \ ',\ \.J I \ \ \ \ \;:;~ . . ~ ~~~~1.-'J.~~ >-'0. xl ~ .=~ >,,-=-. 4-1 I} ~\ \ \ 1\ \ \.\ ~ ~~=. ~J) x \ I\,\ \ \ i \ .. \ \\\ H ~r~ t7-;-6.~ ~ ~ J \.~~~__ ~:.'.~ ~_~ -; ~.~ j tll \0 \ \ " ".....,'~ - _.::.....-=~-- ---~--..\ \ \ ,\ \ \ I \ \ \ ~(.\1~'\ ~(1. ~~~~~_ "\~~...::.:ItiE J~ 7~.1 ~// /&~I/// \ \ '-, ", '...... "', ..' .,..........:~---,.-... i \ I \.\ \ I ,\ \ ,.j \ \'1 'I( . 7~ \ \,.,;"...~. . ~.., -~g.- tJe-.-.(o:.X"....-JF I~~~! "f"ft,. .. r.h:-' /. I f'r'---, ", '...... ......." '" \\ \ " ",I(!V .... 1 '\' . ; J' I .~-... . 17/ / ~ ~- ~.... ,~ -"-1'lB:zi: \! ~ · ! "'" " ", ", \ ..-;1:......._.._.-. ... \ ,\ I \ V I', 1 1\ ' .~l, ' ,...F.-h.. 'b....::...,j; '::Ill! ~~L;~. - -_ 'J/ I.J s ' l~ ''if'''--'' '\. "'................. ....,,', \ , \ \1 \. I ; \ \,' \\1\1\\\' I ~~\-"'~ ..... v/---t/F;!!'. _.:>"""C .....7 ., I( '....... ' - '\' \ \ /~-', \ \ \, \ \ \ \ 1 \ ~ \ \\\\\~\ \~ ~j:,/"-\fC}~~~'17/11 r r !RJA:=--. -:_.~j~"-' ~ d::? \';-IJ~/!//~ \ ""\ '\ \ .......\ \ \ ~,! ~): >'r~'\~\ttt.ll'-'\--\"'r I{ \ \. \\\\\\~ \ ;\1ii~~~~A J/~'~:/~l\lki ~V.li~~~~~b!frg"-- Y!/~/~i~~#~~ j !):)' I ))! /1 II/I'III, V":\ ~:i \ 1\ ,1\\ \ .-f.' 'en~~-' . i ~'~~i~/\r/t -.t"Ii' I.. fJYP. /;' / / / I / 111'1\ 1\ \ ,\ : \ \ \\\1 y ~i/ I..J ~l I ~ l ~~~i! 1 t["~ I. ,I/;[~ IN, .,/' / / ~ < " .....---, '\ ~!JI!I. 1\ \ ~\ :\ ; ~ \ \\\\ .~, I '1/ ~~~;~\i i ~ ~ "- 111.{rl 1.V.'f.... /' ~"I' /;7/ /~.....--: //"'" ~/ /'"'. ------ "'?I II I \ 1 \ \ \ I \ \ I \ \\ ' ' .r~~ ~ ~11I:':'ir.. \ P'-' 1.1~ ' \ II en . "I' '/'v-/ /' /--...-...... ,/::::;' 11'/:\,1\'\\\ .\(\\\ \\<1' /1/,;. ~~-~lC~IV\ ~~illlt~J~' "'~ ,/;' i~/I' /~-<~~/)/.;>_...... / I .,_..-....J.>-_l )'I"! ,'; \ \ \ it I \ -\ \\ I~\~\ , . __;-_I:lr.. ... ''.d~-'[u:. j / Ar/:.....--l. ill (~1 ( .~/ / - I / ).. "\ \ I , .f'\' 11., 1U.S.l' J"tll.. 11., /"?:Y / \ . / 7 I I)' , T" "--- / , /'-.-: ,,/ " I !. i I ~ I I \ ' :' S / . ~,,/f: // ---- VtYJ"'-'. r~ ~ V ! .If 1 I I / .......V" Hj II ~~'\\ '\ I' I i I \ i \\ !'~ i.l;1~./_/ /1] ,;r ~-:;f . t.. I /II ~'----------// / I , .. 'V, i 'I \ I: ' I 1 \ 'I \\ .{t::!;-~!."'_.,.-- /-/ v I. J I ./, ~ /-- / i I, ) 11 111,\ \ i 1\: \ \\ '~\'- / ./tr~ ' / y.1';~ ~~. .- I II( _.._....___ --fl96....... / .../ I II.. -'.....j' '1 t I ; ~\ \ J !~ yl t'J \~\~/ ~/W/--:~<1~r{t 9iWx~- ; I": J"A ).'i;;.!,/,~/l/ -/,-~.._..:::..................... // !' /. I I \ I \ \.) I' ,\1 I 1....:-. - '/1 LJ ",' ./ -- / 0 . ,I/.I '-.. ...-'--...----.... ................. "- "-.....', ' ~ . \ \ I \.' I \. ...'7 .,::: / / r;.R:J ~ 'V.., _ c ;::.c.l-..- I l lil /. _----...-.---~...............' r. Ii, i I \ I I I I \ /' -~.. -- .' ~.~ /..... ":-~-~';ir-\"----- . - ,I /' -- I/.~/' -....... ........................ , i !' . i ; r ! i i \ //... --.~. 1-- --:ri r~GJ d-....m.At~.,..I._...--.......- ~ I I . [9 .' ....." ~... j X I I i ('~I ~ \ 111\ \ \ Ijf/; -'--~'--'':~ ~..., ,>1 (I~;-'-':'~"", ~ / ~ ~ /1 / ../. ~...~.. -': \\ ~. , I I: II , ~ \ Ill: \ \ \ 1/ /' : ~ 'V,cd~' i \ .\ ~' / I -"" 7--...... I \ '\. )\1\ \ II! II\. \ I!II \ \ V I//-t=)-----._-: '~\ .",< ., i l/ I ~ / i. \ .\ \1 /,j C'J.< \ iI' ; II \ \) II ii\\ i ( ,/- -"--1:~__,_~~~~.-~:::.::::J:7' (;'~~6:~ / !L~-m__'/ ,!\ \ ~; i I '\ I i I: I \ I i '1' \ i I j, i l\ 96 ' r -7 1- I ....~~. -" ;' / 11/1;. Q I 7,1./ /;:'Lt6 x 'J Ii. I I I I f' /1 \ 1\ j J "', "-..- --1---- / r E<-~--...--.::: -- -- :.J ! It I f 'I ' I , , , . '\ I I I -.. -"" I // J ~ I !\i \ .~ / /' Iii /tll '\\ i Ii \ \1 (' i ........)9.(:l~~g - ~''\ ;- .- j--/i;\)Ji lit.. '/ ~ 6 X ' \, \ tt\~" I I ! I \ i I I i,~ ?\j ,- ~ / \,. (('6 l!l-l , '" I I ill, ! II I \ \ \ - / ......... 1/" I .' 1Il<i! ", \ J il'; ~ \ \ i I! ~. y ~ I, ----:;...., '. / /' / .~:: ~ ii~; l II I i II! I \ V j I! ,?':at ~ L ( -' ''I. .--::~": ),.)0,,}.... y / / /;1,.1J..+ -....~ if ~ !<~;~.. -, I' i '\ i , ::::-." '~..T ....- / /i '}oI' CIl ~~ , ", II \ Inl/ I --.:0.-.-.-:::0------ ........ / / ~l , Ii.1. l!I ,I ~! ./1 ..-.-' V --- G 5.x g I:! ......"'"lII P- . \ I ".~--- / / I ;I; ~1 l!! t1 ,,=7 Oi 'I 11 (' ._// /" ..// !~ ~ · ~~ ~6 J ! \!: l.lrF ~ ....- --:.// c> N C1 · - e1}~: i r',"-, ,.M.~-PJ€6~0--::::---- { <> .~I} II' 'I I r~w~~ 'fr ~,"_....:/ ~' .! ; / ~l '\ '\ ;---.-/ II Ii ; I I . \ 6 ,{ I , I I, o:c I I I I " I <:.'> ti E~]o I ~ ~ll:.d i !i -~ JI 51! ......., .... ......... ".." ............ ....., a. Ii II:U ' ~ t' . ijJ fe i' _.H(nl) ,._.H(...) - - -'-- :iif$lj --... c::=: 'DIf ...,~ , MAIO lII/OI' ij ~= Jt1 If 5!!;~ i Ol I; ~~ J ~ h.lh' ;g ~~ (\I ~ o z 0:5 za...... ~ (I) o~..... z-<~ -z:J: 0_.... ~~5 00(1) J J VlOC3NNlft 'n\J>>)l'13 i ~ i j ~31N30 )I~Vd >113 dot '" -.. \', I I /' ......., I // ""'" \ ( /' \1' I //... \ W I /. \ J ~ -1& J / ~ ; 61'LG \:',';LB X i I \ j , i ", i b \ i I J (~. ..../~! ~~ ..... ..._ ..... n_C.:::~-:: moo 00'" ...... _. .... _" "', \ I I, i ! " .----...;7'" ..... etl w.;, _00 ..... .- .... .- ___--.-J...... - --L {'1 ' ,i t ii .. ._......;.... ___ ~__;._..::::."::JM.o_...-=;:.:....--..---_--n- ::..... _ M _. _ _-=- .._~::::: - _n_..... - .-':-- -.. - ---- / ! i i if -.....-.,;,__ ___..-__..- --r-. _..___"'n.'nM'__"'__._r-.....~w.,,~..-. M__ _ .-........:;~....... .....__ ./. l' j i.' ~ -.'-.....:::::::;;.::::.-- ........,......... ..," ....... ,. -- - ~...._ ' .::::...... ..--......--..-.._.....__.-.....-. i i i i ~,~~~ "Y .......J ~~ 2'~~~:"'- ~-.~' ..----__,.;:16;-( Ii_. ........ .~____ u_______ ...... r . .~ _ ~...-.--.0~ "-.. I . C ,-,.... .. , l'ttfTt-.- . J J ! 1'..... ~=S;~-:~=::::::::==?(\.. ~::~"<... 'l!l' 1. t06 X 'Jir '1 y .~~ ~::..~:=~~:.....Gi;/:!~ ..., m.~~~ If ! .'1 I ~iii\~J . . ~ H-" ~ .-'-~-~"'--. ""'~ \ I ~ ~~~ 'Ir~.) ~ .:::~-;'-:K\ \1~1\ \~, \.. \ . r~ ~ -- : ,. A..../' ~~~.~~- . / ,<>','~~, fA / ,'/'7 ,..,.~ l!5~ "r-......,\~ \.' \\-\.:\ \. '~-r ~....,Y. ._..._._._..-r:;~'''''''''1 ~..'':p,,, 'Y"~=-'~>L . )\ \\l\\"\.. -,....... .'":>o...........,J...~~~~ ~/I I ./11. II ---- ~..... . iEl~i 1!}1~~~~~~?~~~6/~~J ~~) . '\"i~f-- '-'Ijp-/-rr:/iiitl i~) ;i!: /tJi"J ,'1 '.'7S~~~"~~~~~'x~C~f~---A-' }t.tp :L"l{tt i~Jt::!'~/ ~'I! V ~~I/ '''~.......3' ........,\ l ~..~. ~~ ~ ~\"\ )~~~~ -1 /-</ ._..J ~~'~ r:::1 (:...1-. / /:ff!:',.... .~:~ ..~,~; el~;~~ ~ ..~, ~ " \, \ .-..--,.~~ ,,:,,\~ ,~- J / I I .' '-. '- i! 1 ". j. ~.... oj .. '" ......... l '\j ~ / . . --;.. '/--;0. 'I I ..,......, ~ .p'.P \ "-! ,'-\) .. ,....... ~ j ---IX .II ,'1 i~ .' " / l'l \ "~:II 'b"" /------ ~ // ' ! ' /.' IE I I ~ '-cfs' X 1l~~ ....., ~ "'.a;~~~ ~ ~~ - -....._-.. ( ,/-...--...., I -I ~ . L)J X/I /!!/ /-.,. \. .. l ~Sll!'" ....." 8WW.",,,, f .... ,15 / 'L T~~'/ 'I,' I., ~'.J.. ", . l-. ...- If "', ~t, '_ ....~\ I~ gW...i':">t .,./ - l / 1 'Ii .....,. "'I /' ....w...... ...., ',1\ -...... .. .. V \, ''1;2::__':..)---- .. _ ..~......:: X! I" ". ~ L...... ._..___.._ l!I ',\ " __;.::' ,.... - -"";:"-i, " I -- ......... !~ ~ .~ \\\~ ; ---- -.., '\\ I...--rl/:':O::::;':~:~~':':':~:':'=:~ "7;"~""~" ..~{ /1/\ V l, ./:.:~.-:.~-::: ".~: . It ...... '. \ \ ~1lI1'-' ...----;ll, ------ \.. \ r I (" , V I" ,. '1 --;:./ ----" '- . -n', \ . "'01 " "', J\ f M ,.'tll I /, 1';'~M"" ~ ~.--...~~ '-.j...t I \ .. \ "- - -- --'- - \', "" .,.......-.JJ ~ ~ i1,. .' /" / l , r- ~ ". _.~~ " ""<I;t'J'~"'~l \ .~..... aB-:':-' ~- - J --~ \, "'VII,) / ~"~Y;, i/',' A'....<.... ..... ...........-1 --t- laG 'U '-- - -, I \ \) ~rJ \ I,' . V .. n ,,"J "" 't-......:..t.....!J \,,__./~-;..!! liI ~~ .~ II: -'/ "'I r )0 J r f J I ~ / /1/ 7i / \~ c/'--- v-rrfi; r -f. ~ ,\\..<~ ut ~-t> \. ~ "............. i.... ~",! ~ I / j .....1 ~ jj "J, J~Y J {r;8 ~..-_.-r~-,~.~- ~._/! / \ "'~ \ ~ g\ I i I 10~,j ,..; j . ' - .~, '~.~_!~ \ li:i:l ,\ , I If.L ',I '.....-,...... ~---. -.-.J" ......... '. \ \. I c> .......... ~ .' Iii: ..~.. -. ..... "... I .' I \ \..~ -. \.." ' ',." \ \ ----.....,/ i 'j , "') " 'I ,'! " '/'~.-.._ '...... . ... t~ . I I ---..,..--" " I_ ). ~. t~ \ \ \ !i // l.~~~l~/ ~'fl11f~tk/r/i /;.rji -, <z. I " \ ~ / t) /1) f j JA,' Y V.. / ! ~ 0 :-)\~il'fS-._ ~ U' ' \ .. / ~r~ r) 'Ill1jJ ') II I.....}\ I~' 1f:!"Y"" ,i'rJ~6)./1 I,' /...........-. ....... ,'" / . ::;~ I / J~'1 j)a'J I l)-~! li . i f.. ., I t I "'Q. -',.!II , 'Ii . J li fll , II :....\ ^ I '-.. c~ ..J i./ /.......... ,/ .'11 .sI'i I I r IJ/ f.j-./ ! I / I.l' /...., / ", / ~ i~) ~ /I 'lIlt IIll I 0 I ~ / i 1*"-....---..-------...---'....0 ' //..<., ..~~' i,l U~J~l/( 1/ !. '1/111 (;\ l/~l'lf..... //.:;rr=::::-^~:.-::::".--..-,...."" J ,//" l'l ~ "I#- :;. .' \I'I../' -;-......., .' I '....., ~ ( ~~ ta~,1 , ~'../ II ~ ~ IVH.\ F~/ i 1I:7'-'-...<l ~ / I "'\ ~ f ____Jl ~ ~ 1.\ '-.., 1.1 I 1/ / . / " ~,~ -. I" ' ~. "q.. l"o~ T 11~ . ~ ~.... , ~ 'I \ ~ i j)t-!~I I ~--L- ...j '. l'l 1I~:' ~ ~ 'a ~ -.... -~ 1 I 1 lil I.' r, ~ r '1:~55 X , ,,'iM ~. - ~ r-:.-.. / I .. I I r--'-'~.,.~.. ~ ~? ~.. ,~ \" ~ ~ - I I, I \, '" _, I' -...-"'~ , ..~ r r"'~ \. \ \ m X ~ ( ':i' f V l I""-'itl !/-'r::-~ .'...., )~.~ . ,,~ -C;j~-~rr l.~:t ~'~ \ ~ \ \.. ~~" \...,.;Q/ ;~ ~ _""1 .' ~ 1 {J/ i 4, /0 i /~ .IA,_ L -~ 0 .\ li: S _ .~-... ..-. '" ------ ~<'}1l~; - I 10'-' r' . ' I ! -'-7 I \ ::::~#F'- '!i~- ~ ~ ~""1 ~ . ..~. ..;::-~./ Kp..~-l:+ ~~ lA"' 1\, /&'/ i \!~ 1 ~'~~-1- \0 \ n~ t~~ X ~'" . \ -~ ~'Y: / ~;& i ;' ~':'::{7/I i fi / ,..-"/ -J \ \ ~.p' n ,., ~ ~t X !j r'!t;d,!_~~ Ju' S! (r----a-- ~ I I( /~: /1/"--'" \ /-_. :~- --,I ~:.! ~ "Aji\\ !~~! ij!~ "t~~~; l \) 17:-J rJ-f.\ /~/' )\ i, 0 ~'-"'\ c\, I 11 1 .!; .J .\. 'q:....,y<i \ ", \ \ I;:> I ( /; I I. ' \, / I 'IJ /..,.............. \ "'--. I --;-'~f ~.."..- . ~~ ~:.:;- =-i r-~~$' :E: _..:< ' )- ; ./). U I ~ IiI' / I f\ \ ~--../1) "~]}.~' ':~~ =:li:~-:;~~~~;r~t~~:!-~:::.;;::z~.. -ij!~7\~/'~frx /-'~Ji~f / f\ ) ~fl I r/ I ~} ;/ jf\1 I'~I [,1........-..1 I',. ~-I-~ If' -r.x.. L_j \~J ; /' "l/l I ~(11 ~ J r fi ..........~.- r- 6 L 1"': 1 \\'. I / I ,,/'" III , '. v" I I:> I ;..(._1(' I : 11 ...'.6~' /:, I )}A / ~(~I 7r /f. o,r;' ,;0A-, :- ~ ~ - . j , ~ I l"'. ~'\ J \' '-__ "" jr Ii! f .. 5 (/ . I . _ '. ~-,~. __ ""'..-:...".~-.........=.J'__". ~____..........m._.. Fr?d.-~Fr--- l' - . Ii ( -[ I I ' JU' i '7 ---~ .!'l~~_)(_____ - - V ~. ~~.~ ~ 6i \~~~ \ ~ r._._.~/?fl ( \ (/I{:.' . 1/~~6/~' ~ ~\~' c> .......-FT..-=.. p, / t>tr. ..->'" "." ,\ ./~ ~,/' [.,~L..-.._~'...yli'tj B /!H3 >< jI / / r'f( ~ . l'. r -l t 0> C I J-- ;; ./:!:l . ..""", ---~..-._.-h" r~'- l 1 ,~ -I \ ,,6 X J f t" 1 ., ,. " ../ :i .r r:::= I )--------:/ '-. --- .....~tJ. i " ..+,.. -. -..t::::._ ~..." - - - . ..~.,,"fS'7 ~ r 1-\"" ~~ . --I.~ ~ . -'" {~-7- '(l:::'~i-..-- ___~~...(A.~-::;:'rj /~-li ,1 /2 j ~ I -~-) ~ ~!o i ;- r" ----\ -.----... __ ~ ('__M_,/ 1 /1 I / I ~ (''',-.:.''~ i ..,~ .26"~;.J.... 1..._ _ ....."'.. , .,.,.;' I ~1~'..... "'':''~::-'.: ,:'?;ti€ X Ii ,b 0 .~\ij /ikJ ~ -~ ~ .. -..- 'V -...- __ ~ ::l it. ~ ,....... -........ '-- .~, I ,;,1>1:(6 X I /', 'r-~,~t.hr . ".-7 f ~_ "'''__ >r. __ ... ~. . !C-it::\i -- . ~, ~J I . if I l ., \ / I , ! " '::;'l. 'J." _~;) .-.,~,.l:~::::..'::.-.........~ \ llIis;:;;: 10..' .. II \ I II I \ I\}I ~.,." 6 X '\ ~. v~ ~ ~ N....OC . ~,/""'-'Y-" 7'- ~..~ I i ,;:;:pr1f;. . i ..:' I .... r p.~ r I -- ....\-..- +-.- r' -. ...-" 1../ \ 'JV,~I ... . ....... . t../ ./.<!b d;;t }~/ e, ,.....1'"1 I II "I 'I l \ ,I J, y;,., ~ \ !ail ..~./jP'ok<,..,', ~~._~,~ -.-.- ..... ~.f}-I'7-'" bf--+7J' ~'1J//1 1 'i \ J ,I ! \ ~~.;;;~.~~~J~.~"...7:l./1.~~~~.. ,;.~OTr6 ~~~ ~~~:,~~ 1>, i/: ~J~f/lj1>''''\.} }~! I I \ "! /. r))Y ." -- . ~ J I " // i I J " j: ".- ~ 1/1 . I I , \ \ ! f I j.~J'6:J. I/i t; I / r'9~6 ;.; '" -~ 1./ "! .. 1f'6 J I \ I i~ J '].. 'j . J ;/ l ! ./'/' /. " 'it' /' r;::lr-:; &li \ /.", I i 'It '~ . J I / I ! 4,' ! :' ,,/' / r , f f~T., ..ii,;....,..... , '" \ J .:, ,1 . i . I 1 I! I ~, e . C,.~. 3NIH3VW S.~V38 v66~ v2 :80 :O~ v~ Jew UOW 2-0V~9V~\~V-M~~V\: le \ ~~ ~~~...~ 0 ........ ......~,~.... ......>... ..~. " I ........ '~""':-"'''' ,>.............., '\, '..... - '" ,"\.... ............, '.......... "'. ..... W \' ........, " k I ...."".', '.,>....'., ". ". I \' ,.... ""'1::c . ....... ,..... ",.. , . \ I' \ ~ ............... I I \ .......... .... ~ J ..... ............ ....'.\,' .... ...... J: SRon"" L \. \ 1\\ \ \ l!s~ --.............. I I \ \,....., "....~.... ~ ~__n_..::::'>, ":,'~~'>, ".."" -@ ~~ rr- \ \ \ ,., . ...~:~. ...... \ I \.' ....,......, ...."./ ~"';'''':''''''",''''...''....''~, ':..~ .......... .... 8~:' ::..J....... 'I', '\'" '~/ \ ~ "\ \ ell"" , " " .... -. /-....~j5- /~ '"" "~".,,.. '," S'::;'", y ,I !!-- ~... I ,1\ \, \ '.....!!! ~ ~ ......... \.... \ '. - ') \ '--':::::" ...., "_.n_;\...(:" ~ "'~'\~ '-'~'~~;""" "" ", < , . ," / . . .. I' \ \ !C)...:; -............... . \ \ 6'rj.~6 -"' \ ' ',,-....... .. l'-v- I /...... '. ',',', '. '.~ " ..., ", ' \ \ \ 1\ ~ \;P.i~ '\" \ ~ 'r;r. ;" \, I \ I, ".::..........:--..... I { .' ........" ", .~>.::~\-:>>,. "'>' ,.I %\ . \ \ \ '\1 ..~i\\"""-d~"l!s "-. ',I \ ~ - \, / I ... .....::.........~J I """~~~-:~-"~~'>' ''<::' .It,. ....nnJ /dI/'IJ 8. ~ \ \, \ \~ ~,~ i~ \, '. \ ~ I "',-..-../';' 'v\.rO X~~.~ I /r-,<~~.~~:~~~~:~,.... '<" .::.QC.. _ //~g~ ~i ~ I . " \ i1 \ 1 ~ I I" ~ \ ' ';-J , Jw... ' '" ",' .:\: ........' ;:........ ----_no r ..... II" I ("t \ \1 l' \ ~ - \ fa .. I \ /', " I~/ "..., ......,........... ~2.......~'... ........ .,..-'" ~, \"'\ \ \ I \ /""""\ O~! \ I I \ \ - -...- f-n n_ -.\ t....- ---/ '7'::"-:.. _:=-...::., '..,.. .,~:..~..~.....: -.- ....:~__."",-- _n._ t. \ \ \ ~. \'\' \-!Z:;!'" I \ \ ~ __ " /, / / /' '. "\\ ',', .,'....">~'~"lI$,.'" _n.._.......::;::.::::;::.:::::-_ \ ' '" I \. 'II.. ;;!-C' I \' '.... I /' ......_~ I : // /' / \ \ '..;::...',........ :-.....:~.:::-... ~.... ~ ~ \ ., h\ \ \ \ .... '.. ....... l .. ,... I J'" ......... ....... .....~.......__.'-- - ----- ,\ II ' \\1\\1\ I .l.,..: C'I I ..., - ..,---.- ( , /;, ,I, -...::........ " ...................---.-.=--. \,.1 l\ \ \\ \ ,\ '.\\..: \ ,....<:, \'\' ", 1;,. ".\ I I~-"-'/~ : .-J J~' ,.....':.,............:::............ -::-::::.:::;::::.-.-.::.:::~;;;::,.:.:-"""",,~ I I \\)\\ I' 'I \ \ ' '... ~.-..\~ "\ ' I _______ .. ........,....:-.................. -- ------... ---..-. \ I \ \ \ ~ \ \\, I \ I \'~\ \\ \ '\ .. ---....~ \ \ i I / J.-...:::."" --r \, .......... ""....:::':--- '_:::.~\\" \" \ \ '\ \ \~ \ \, \ l\ \ \ \ \ ~ I ~~~. . .~. \ .~:..-:: ..-::: :::-.:::-~ \ \ \. \\ \... '~, \ \, \\I( \\ \ \. l ~\ I~" \\ 'p:t~6 X /......~ .-.o<'--c:. ~.. ~~,. :::....:;<., ""~\l'~ \\~ '\ \ \\ ' \ .~ 'I' I I \'\\, ~ \\ \ ~ . . ./ ~ ., _ ' - -..' \ ' \ . 1\ I II I I" .... ~~ .,. \1'" "\\y I ~.- 2::-'-'~-- Q"r'" , l. ...... ---....-~. b........ \ ~ .. ",\"<-'.'..,,, \ 1 \ \ \ \ ,~ \, \\ \ J. \\\ ........ \.. '. ~m__""':__, .......1r, \., I /~ ~r .... .. ~..' .X} \ \~J'\ \ '\'\..\' ., \ ".. \ \ ,\ .. \" \t~lt ; h............., ", '......... [~'C'~,...)t: ""\'f~~~"'vy""""""""""- ~.p""""'.,A / r'v"';" .~ .f" l<l ,...... . \ \ \ \ I. \ ..~ \ \\\\ \\\ I \\ \ ',. ". t, .-~ \\ ... .......-.. .---~.... . // ~- ",-^";'::;<;~.~~.cA..0" -..,..,.4i..l'''''\ia!' \~.. \ \ \ \ \, . t\ \ \\\\ \\ \ \ 1 \ J .................\ ~~- ~, ~\ . ...:-.... ~ 4~ - -~ jalLU\.:I ...f~9.I_Z..s I...." ./ ~\ \ "" .. ~\~~:,~\~,~\:\\'\\~~~~\\~,~, \1 / ~_~~ 6'Sf'\X (~ \", f-LI.&~~ ~~l o~~~ :X,,;:~Jfj -~ /'. .. ' \&:c.\O\X\\\\'.\\'\\'\\\'~:'J' ~ /' \'.'\ ,\ ~\'-..l~,- -; ,}. 'v.v ~~/ \ \ \ \\ \ \, \\ \\~\~\\\\ ~\ \ ( \ \'\ ~,.t76' '\ ..~. ~ ~;Yl" ,/ i l-..-u-----_ ~ ..i :;::;:r' \ \ \\ \ \ \ \ '. " \ I 1:,\ \, \ i\ \ I I 1\ " ,;- ~ " /' / ( -........tL/I....,. \ \ ,,\ '\" \ \ .. .. \ "\ \ \ \ \\ \' Y J \ ~ ~ ~ "9.f~ / j fir",l;; ~. ( '?~;,; ....' \ \ \\ \ \ \ \ \ \ \ \\\ \ \ \~ \ \ \ ,,_........ \ \ \ "- ~ i ,/ i .~~ ...,-.,;.. .// II ,\, \ \...\ \ \ \ \. \ \ \ \ ~\ \\ \ ~"" \ ::;::::.>\/\ \) ~1 ~ :. ~ ! / I ~""._ . ~ ~~~ifI3 x ~l~ ,.,'.\ I \ \\ '\\ \fWe,>- \:<.\1 \\ \ "- ":-.....l....__........... , ).., #.., \, 't"1:rt, x. ~~., fllll.. \. \ \ .. \. I\\j\ \\\\\~\\'~>S~ ..~' _--- :~,. :f\\ c; "..... ~:, tl .;P'~\ )(/ \~L; .J"~. // --~~. r~ I \ \ \ \ \ \ '.\ \ I. \ \ \ \ \\\\ \ \ \ 'r__ \....\,--~.<:.V6.JL ""'- \ \)\ 'J,.~ 'I:; '. ' I 'J w~ ~ ,1!i~:; ::i:. 1 , I I . " " , , I" \1\ '. \ (" .. ~.J \).~ ?::l::l 1 \ /\ ~" jNcScS .... \ \ \ \ \ \ '. \ \ \~\--\ \ \\ i\\ \~ \\) \ :::: /~....-^- ~\ ..;..t ,17.~~" \ I' \ '\ ...._ .......-.i ~~/ 8~~~ ~ \ 1 \ ' . , \ \ "I \. \ \ \ '\ \ .. \ \ \ .. \ 1~ ~'S'( ~ ~ I \ I \ \ \'\. \ \ i.. . ,,\\ \'.\j\\ \ \ I... I ... 0' I N eo \~ \ \ I ~.- .--.---- '....-.-...~:q!_ . \ I \ . I' I I I \ ' '. II ,\.. I '\ I l'r.V"::. ... \ I __- n.. , '. \ \\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ C" 8~ \ ~ ~ :; \ ~1!.;~ ~~ ..., -..,..... I \ \ \ \\ \ ';,\ \ \~ \ ,\ \ \ \ \ \ \ \ 'u.. \ \ I' \ $" I :: T' y i'j ---. ............. ... .I1,i?' : \ \ \ \ \ \ \~.\ \\ ~ \ \... \ \ \ \ \ 1 i ~ '-'., (.J 4 ~ ..~\. I , \)<... V '\ <~}t" . , \ I . \ ", " \ . \ \ " \ \- - -y t - _..J - .'" I ~ 'I ~V" \ ..:::! 1\ \ \\\\l\S~~"""\\\\\\\\\\' \ ......, --- -/ ~ \. 1.1 ' ......1t~. \~~ \ I \ \ \\ \ 1....\,. \ 1\ I \\\ \\ '. \ ...ft/ ..,--- (6~~ III \ .p~\ I I ~ ~~~i'" ........ ~ " I \ \ I' \ \\ \ \ i' I 1\ \ \ \ \. ~<"" .I .l:;t 4 ...."..'. I . \ I" N ...... ~_ '. I " \ \ \ '.' \ \ I ,\ \ '. ,.. -t3"t:6: - w-A. q,~ " 1 ~:l"i '- Jij I :;~'Q ~- ...~ y- , '., \ \ \ \.. \ \'. \ ...~, . \ \ 1\ \ ..,..;::. /:_- - 8 \ I ,-!.-t-. : ,....---.~../) \ ~~" I,.. \\~\ .\,U.:>'-.\,-.\, ~,,\r.l~\\\\\\'" --- _-....!!l ,/ 11::;1 :l~~\ I ::i~ , I I '" ~.l=' .r. \ \ \ \ I \' \ - \ lil /" '" ~.. ,I I ]i" \.. '~a X \ \ I '. '\ I I' \ I \ I '\ / ~-'-'----r-:::: \ ~ .. I .!.'i \ , \\ . \ ' , ~ . '\ ',' I I, " .- _ '.A.A." , ,_~~, , \ 1\ \ \ ' '.,.. " '.', \ . \ \.. ...........- -ocr; -.-..,,,-. _. ...~ :>'!I;.:'. iJ' ,,.... , ., \ \. \ 1 \ \, 1 \, \ 'I \ \ \ /' _ \ ~-~ ~...... ..;t-~ ...... /' , U.:~ ....m'.... \' I \ II'. \. ... . I , , ..... - 51" "'.-: \ 51 ..... ~ ....-. "Q. .. .. \..... \ \ ,\ \ '. 1\ \ \ \(1)" \ \ '. /" -~. .....~ . ~ ~ ~,.-, '\ ~ ..........- .. . ~. '\ \ \ \ \ \ \l 1 ,I \ \ \ ...........c: ......__ , ..., '. "on I '\ \ \ \ C'-I \ '\ l I '\' \ i. 1\ \ \ \ / \f~ t"'" -t-.--. ... .-....... ~ t; ........ \ m23 ~~ I \1 \ \~I \ \" \ \ .1 \ \ \ '. \ \ \ ". t ___...J I .... ~ ~ ;;;;...... \ d.~ \\ 'I I '\\\' \ '.\ \ I ~ II \ '. \ \... A' ~;.;o--......_-.._.._... '-'-_,_. ~.. .............. ) ~~ W~~ / ~, \11 \ \\ \ .:{ \ l \ \ ~I\ \\ \,\ '\.......~/.. / \-': _~ ........ ':-.., II r--,~ ,;J"."...-t> ........... .._..~ /" Co. ~" I>'ieo L~.~ I \ ,\\ i \ ,,~\ \ \ \\ \~ . - ~ I I,JAA'PIX ......... -~ G l' \ \~'{ '\1 I \ .. I \ \'" \ \ 1..:4__.--u--"".::: ~'~ JrKfj;~IX / ili \ \ '\ \ \ I ' \' \ , \', ,,- - .., \ - 8 II ..:~ .~\ J\; \ I~ .. \ \ '. \, , \....$.\ \ \-...... / ~ \.. - -... -----. --.. ~ ;~"" ~~ _'U____ ... /./ :;:l:;:~ I Dr \ \ 1 1 \ ,,\ \ \ \ \ / -........-...--. m -..........' Ji." r '\'-. ,I \ \ \ I ,\ .. . \ \ \ / ~ .....,.........-...... 'd,. "./U'N""" ... .. /.~ /........' \\ \ \ \ I \ \ \ I \.' \ ;. / ... ", 0,. If ~ I <q~' r /\'\: \\.\ '; \ ... ~""'9\-6\ >{ \ \, \ \, \\ {"" / ~'-"--. - I ; ............ ~ ...;> \ / U. I ,>::".li I \,\ \\ \ \ \ \ \ '. \ '\ \ I: . .~ --"I"" '''iil!''' I UN , :.~ t: l\_\\ \\ \ i. \ \ . \ \ \ \ \ \ \ ~ f ,.......,.u.u___..-,...... l' 8;: ga \ ; , I C11C11 fr~\\ X \\CS~~ X \ \ \ '. I \ \.. \ \ \\ \ \ (' I' ,....,.....~ ~l ~..~\ I\..'/ ~ i """0,, E..~. / I / \ I ~ \\ \ .. \ "" \ \ '., '. I \ \\ (............... \ V ~\ \ ~ .... I I 8 I '" "'q; ~,,", J 1/ I ~ ~\ i "<~ '" ... ~i i'~ . I: I I 1 ,. , ...... '. \ \ \ 1\ \ . '.\ \ ,... (' \. \1 ~" .\ 'I' t ":f~V I \ ~ 11l ili // '\11 ~ \ \\ \\\\J,)/'\\ \\\ r....~> 1\\11......... \....... " :I!?; I ~Uil(!18 I \ ~~r'G6~X jQl 7 / J\ \~ \ $~' \ ":.....(:[,r.6'.~' \ \, \ I 0.1'.\' .1 If ...., ......- \.... \;. l,p{n.' ,.j~" .... 1 -fl."? ~ .~ "1/)' \ " ... ,,/ . '. \ \' \ ; '. \\\i \"\~ I .~,~ ~......... \\ I j'" Sl)\ ~:....,...'"'' \. i I./!'.... I~~ 11 ...... I ...........:r-- \ \ \. ,\ \' \\ .; \}~ -:..... 1 iJO~ _~..... I' '9 X _~diJ'1.r.51.:>< '. ..\----..... \ ''. '.\ ,\ ( ~ \ .............._.l I I ..1' J.~ r'~H~ 'rfi'-fi! .._-~~~ I \ ~...- \ . . t- / ... \ I \.. \ \' - >- \ \ ". · \, . / rs:t .-. / ) J ~... ....,:::~(""~"""\\ '\\ \, \ \ \ \ \ \ \\\\1\~.. \. I.\.~\ - - "! t-.....'i'.~ jO. \' ,~ -"". III ~ "01...."'1 ~i:: on..::::':::.. ::::::----::_ ",.!.i ......9 ^f'~ V'; /' 'i ......' ,\ ( . '"., \i:;\. . ,\\ \ \\\ \ IIN \ "'-..a.......l ~""";' ---- (I _~-....w~. Y.G~.'" 'X iJI //"-' .~\.\\ \ \ \ \ \ \ \ '.'\ 1\ \\ \ \ \ t \ 0,\\ l.i.J"') \) I ~~.~:)~1 . L:S .5l~rr........\~.-~.-. -'n' v./ ~'~" ~!l"LJ'" '. ./ / /" ""\\\\ \ '. I \ \ \ '. \ \\\\\ \ .,,'\ \'.\ t:i:m ~ ~ Ft,~ 't I'" .-.....:~=~., 0 (' ff U .- /'" / /" ,'.'.'.' \ \ I I '\ \ \\ \, \ j" ~ ~ ....... \.. 'I 'J Ir-11~""-'0.. .......--- --.ol~ ./ /~ / \ \\ \ \ \x. \ \ \ \ \ 1 . \\ -" ~ \ \- \- "'",_ I .1.(._,' A \! i I "'~~1 B.. /' ...-.-......._ \ \\ \ I \ \:\.. J '\" g,'i -: \ \x\\ \ , [ \ \. -...:::::-- N ..~--'...., t._.::;;. ,'- I \) /',;;,,'>;;-~ , . ....:t 1 I __ l' / ~. \ \\ \ \ \ f, ~~b\ X \ \ \ \ ''v I \ . 1. ~N~ /...... I ...,.-.;c ~ J... t ]a.', ""\" ..-..... T;f-- /~ 'l'-~ \ \\\\ \ \ \ \ \ \ \ \ \ \\ ~ I ~tJ f .t' ~5~:'1 - /-....... t1Ewtr t ~.~ 'i~!~lru...l ":-" ~'-'1/ '~~.lr --~~p t>;~ ~\,\\1,.\\\\\\\ \\\ ~'.~\j l'k~~~"~ rri~/~~~~~~J~il .J--" ~ A. '-6 ',_ '\ "\ " \ \\ \ \\ \ \ \ \\ \ \ \ ~... . /, ii\ (O~ \. ~. I Wtl,,....-----. -.........) ~ '''''')'''' ....-..... ...... .;.,. ~ _.0..,..... \ .. \~ ..-;<. 1 \ . \ I '" \ \ , \ 1 ',/ "<0'" / J;~' ~. q" " . \\ 0 I I I \\ I \ \ ' \ ,\ i". \ ,I, I \ ....) ~ _y, ,/,~ '1-;" .... I . / If ......... '\... 0' )~\ \ \\ I \ \ \ \ \\ ~\ \ '.. '.. \\r--....~~/ ~ .... ~4>-f .~~..~};1<~ r .1>'-',\ (." ~~-2"\~~' ~\. --~ . , '-.... '......-..--../.......l I \\ \ \ \ \ I,... \. \ \ -., \ I ~ l' I I ~ l / t ~ ,,,,.. (6'; '",,_ ~. ~ I -,..;' ~l-..: , ................::::........--.--... /-- ) I i \ \ \ I. \ \ \. \ \ 1<;,\ 0,] \I .SI. "......., '-: Ii ~;'I ' , -- ~~~. "~v- ~t'-. I ~.. .1 ~ \ \ \ \ \ \\ \\g\9\~;.x \. ";-~"~'..~ ~i; '" \ -'~\~~ / ~'\ ~""----'!l:.: ~~"'~' ; ~ ~~ - tJ ............._ _/ I I \ \ \ I I \ ~ \ 'a' I ....'- .... /'/' . .,-/. ; 8: .., pOl I~ ,":l ............ ....----...--.-- .~' \ \ \ \ \ \ ; \ '. 'f> \ / I ',. ~k'f:)>.:'. r I.... '( ../ ~ ' i w~ 1 \ ........... ..... ) \ \ \ ,\ ~ \ 1 \ I {"- 1 r' · ;~;.. N f) 18:i1J:\ I -# ~, ........-.-........-...-....... , \ \ I .. ''. \ i \ \' i J ' r.tt:--07.. rrs. I \ \ { ~I I ( ) gii:;~ .,/ #' ...j,."'~/ '01\'0 I~ / v\S'" 6\ -i- '. \ \ "\ '. . I \ I \ " 0...1 .._y =.:1-111 I i ~ ,i.. ~6 r. ~~~~ ~r /.. _ r ./ \'1\ "'1-\\\.., \ \ \\, \ ~L.. ~jll t \ ....~..I ..":.~ ~/ . a. ~ !i S'lfr6 )( t> (......-.. _._, \ \ \ \ \\ \ \ \ \ \ \\\\ \ \, fl r------~l: l \\~ ~.~ " I' J " fl,: "",.' ~ }V~ STr6 X ..~ \, :1(,r.b X \ \ \ \ .\ \; \\ \ \ \\\ ~ I~, (LJ... ,'..... ,~ / / ~. .... d~~r~ .,. r-:..... -.-....---.... "',___. 1= -..- \\-.\ \4.\ -U,..' I ,I.. I -.ii. ..~. - T'" . ,.:...- .-;7' ~ i""..?i .1"';>-']: -tP'~" ""'-7 -- ~ r - .____................... ....--. ....".... \ \ \V\,r.r'6 '.X\ \ \ \ ~ tl~J X \ ":::':n-:~ _ -(I "" ~~' c~ ..... ........ -... _- !~___..-. ".l. ./'" II) ...... '.... "'\ \\\\ \\ \\\,\1;' I .,..; ~..t'..-+.._.. ~JiX......., 'l. ,\'.Af.'" __..., '.... ..........____._ -"-, ... " " '" \ \ . 1\\ ...... ,-';;:. / 1/1 --j... ...... ~ ~ -.. :> .-~~, "'... ", .___-:::..:-..\ \ \ ' \ \ \ \ , I \ I \ \ '. ,,' i.....---,.--....-,.J:J....~ ~ t;K ~g~. It -::.::- ...?\ -\- ~ i.:.:~ -'I '..... /~...... '\ \,1\ \ '\\ I 1\\ I-=' ":1-::' ''''\Y #_ I'l'.. ' , ...J.:::....... ..... .......-_.~_. \~\. \.. '\\ '" ", \, \ \1 t'f \ I nl" I (1\1. n !"'Jj, Il'IlilJ.:. (.. <.:.\~.. ,/"i(JIlPl7V( I~I' ~ - ,\\ \ \ \ '. '\\ '\ \, \ '.\ OJ ....,\8rq '~I . ~I\. . ----r/-.~ \ \~n1'f5 ~r-'i"~ .I ----. \\\ \ \ '\ \ \, \. \ \ \ '\ '. \ '\~ 'r! Y~v.'; I, .~.r-..... 1 \ ill ~ '?"'. ../." ...--~\ ~"'-""3 ~ ~~ 9. ../ ~\\ \ \ \ \ \ " \ \. \ \ t I; I \ \ ww · :.... tI' ~ ~.... I") \ ~V5lt1 ~ . ~'6 X I/' ~ "(f.' ,\X \\~ ,'\;1\ ~\... TT \\\,\ -/...:. ~l; /llr;,t-H; 1 !- ~\ . .........---;m-..-.... ii~. \(;;;1 I"~~ t....---- \l:.\t\~\ 1\ \ \ \ \ \, I' \ . '\ \'1~ . / 'r-) ~ ~ . ..............'/.'119'f~ ...-,. ~)' \ \\ \ \' '., ',\ I' . \ \ .. \ { \',..... .../" ,L.-,.-. ~ -. .~ '11. '''''_,, .. _.:z-- =-...____._::- - , .~~' ..T .... . " ';1;.7" i \\ \ \ . '\'"'\ \ \ \ . \ \ \ : .. / / Il ;r I""WW~-'-.. ... :"'--.: \ \ 1~..L.. ~ --- ~...... :',::~......, ''<Z6 X 1\\\\ \\ 'tl'\, \. \.. '.(\',\, \ \\~\ \ ,\ /~:./ / ( -- -..............~~~m- \\ ~6!L6\~@;) I '".! Z: ~---...:.~~. '-'. \ \i\\\I1I\\\ \\ \ ~\'\'\\\ '.". \\ \ \\ \\ \ \Lf+-{----(.J..1 ~;..o~ l~~"""""" )'n' '/l ~ ----- ::-...::::: ............. : ',,\.\'\ \. I' ..\"\ I l'fl. '~.,~ /b..:J \, ,I. ["",""'" ~;:....~~~..... '1\'1' \\\ \\ \. .~, \ \\ \\ \ \ \\\\\\ \ \ \ \. .."-....... \. .,.~ '~l?' t9~~ {(il 1:::;< x--.'~ 1.:IIi' ~;::"'\~"'>;""""''''' \ )Ii \ \\ \\ 1-.,\\ \ \\ \\ \. \ \ \\\\ \ \ \\ \, ........... ....,__ .~ ~ ~ ft~\ ,i Yf{rf''';lql,J~ w ~ " it; e: i'; I !lai Z ---< &- s-'j 1Il" 0:5 ~ .1i,,~ ~ ......,..... ........... .-t ----.. .... H zQ..... Ct) .-~ i .j It i!ll l'1551J ":w(l) . f~tl~ .. _.n(DoI) .._.n(.,.) t W OO~ ~ - - .. lJ .........." 'oIMNf' .... ",! --- Z":x <==: rH 1lS 1Xf _~v , .JIMIO uqor jj 'tJ.OSJNNIft 'H3AIlI )l'1] Z )l"a:aj c~.... (.) .)C=iJ!] II 1~1;~ !hiaJ * ~31N30 >I~Vd >113 fj)g ~~5 ~~ii!1 ,,5ill~~ 8 00(1) ~'''e ( . 3NIHJV~ S,~V38 r66t eg :LZ :ot rt Je~ UO~ E~~W~8V~\tV-M~~V\: (,. LL 1- - tn, \ \..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-..-.'-"-"-"7 ...., ' \ ' \. xW::l::i\, \ II i" \ ;;:-:'~:'~:~'"C:':::-:'~:'~-:'~:-:'. ";:---"-"-"~::.~-:-:-:'~:'::;;:-:'~:';:-:"':';:-:';::::'TI ..-..-..-..-. -"-"-' -..-. -"-"-"-"(,,!,,/,/ ! ':;:'. . .\\ "\\ '. \ '.\~\ \.\..-..-.(.-.. -.::=::.:::.:..:;=~::i' .._.._..-..-..-..""'._._.._..~..-.._.._..-.._. li:i I;!; I -~,','J_ \,\ \''\ \. \ '. \ \\....\ \, r ~:I"L,' _ - - - - - - .- 1,' i j !,.. '::,~. I . ' , '. '\ \ \~. . : ---------.... n n I - ::: r-- ~v \ \ \ \ , \ \ \' '. \. tJ U : : .:i : ,1 / :' " ~.~ \\\ \\\ \ ~ \ ... \\\\ \ n -! ,',' I /-.:. , I' \- i. \, . IL ' I :,' I 'C.( : C5 ",\ ,'.\ . ;'~=====r\ \ ':'" I \J ---~ 'I I": - - - - - - - ' : .~. C \ \ \ \ \ \ \ \ '. .' \?-... ~~ 1\: f~ - - : " /./ I oc:( , " " , ' \ ~ I .~ I n q I 1:1,',.1 / : ,j /' \ \ \ , \ \ \ '. \ V __ ___ ~ _---4. ' ',\ \\\ ~\'. ',' ~ '~\ I L\\ ,1:~ " //, " " ,,\ , \ ," \ ~~\ \" I 7 ) / :1\\ 1-: - - - - - -- -- -7 i / '. . , ' . , \ ':. --,':""" \. II'I,-- .___1..,] / / h- "', '," : \" I ____ \',' \ ' '\ \J '-"( / I A1'-~ \ I.------ ,..>' '\ I . \ '" tv~:;-,(. '. " " " " ,,\ \ '. \ ___...-:-:::::;c-w "\' '\ I \J __fl I I i -/' I,' H' I ']1\ ~ \ \ \ \ \ \ . ' y""- ~~ ., ,'. ' l I I 0 ...f.. 06/ " '.' ,,\ " " . _--- " \~. \ \. \ ' I i I L...._.._.._.._.._.._..-.._.._.. , r---..:::__ , '..' I' \ '\ \ '.. \. \ " \ \}-- n I \ u,. '-"--'-"--'--'--'--'-"7 . ,. .... , \ \ \ \ \ \ , \ ., \ . -41 ._- . .' I ,I .i / ~Ct)'1 \ \\\ \\ ':0\. '\1' .. ,.\\ U1i r- \ \ \ \ \ \ ' . '1' \ \. I ~ I I ' \ \' \ \ \ \ ~ \ \. \, \ ,,\ -. nil / : ,,-- , ,\, \., \." '.'", , ..1\1-------., I " , /' \ ' ' , , . . ,,' \ ' \ \j U , : -, , : , I' , ' . \ . . ~ \ 1 I , ' /--. \ \ \ \ \ \ ':, \ \ ~~ .-{I.." ' nit / : " , . . , ' . , \ , ..___--- ___--- \, \" I tr-------' , I I , /' \ ' " . __ __ ., , . l I , .' / \ \ \ 0 \~. " \ \ \ I ' , ,,,, \\, ~ .~. . ' I ," \ \ \ \ , \ . ~. _.-_ '\ '" \ n I J : I I , , '. ' " , I \ . " /~ \. \"" \ ~,_ . -t ' i I I / ! / / \ " \'. , '. '. \ " l \,. ~. \ \. I \J \., \ I I, Ii, l~. '. ,',\ \"\ \ '1\ \. \ \ ,I.. I ~ ~". ---- --p-1 \ / f,/ I ~ --'- -il.. \ \\" \\" \'" \. .~. \ ~.\\\\ \\ ; L '1 ~ - \'_-f.-.-L;,' C I/..,J , , I,' "'.\ \ ' ~.~~ ~ i\\i \ ~L " '(~ '-: " :i-I ,,/ /'o~ 2. ~:: \ \' " \ '. " \ ". 'i\~I" . \\ \ \ \ ! U \ I \ \ L '---"," ~ I '''-. \ \ '. \ \ \ \ \ ' '. : I "T ' : \ : I (r.-..-..-..-..-..-..-..-1 : { , .... " ~/ \ ' , ' , '. 'L :\' I ,I nUl I I I I :: r..-..-..-..-..-..-..-..-1 / I I ~'~ , \ '.\ \1,\ : '. : ~, U I '\ 'UI I I I \ '\ \ !: j !: ,;,' , / ,__ \ "" \,\ \\k,.-.._.'-:..~.:J l~'::'CI ~Ii '1:, II II L If:, -z..--. " '." ,,'. " -C:::::.:::----: _ _,.~. .c.ll.. -'- -'--- -.- - - -.--1 I i \ II !, j ,,' ------1----------- w ---g' \\\ \\\ ........----~.--+- ,', d," ii' i: ' I 'M'N /? Y \ ''.' ~I'~'_"--' ..-=;;-----,,! :' !~ Cr----u 1\\ I 11!.::,1 ,1" '3^'V lS/61 ~ .;;:::." ," \-"; <, II I \ I 'J I' l.. cP:'~'8 \ "\,, "'.\ \ : I~. : II[' H 0----1111 \' J \1,:! i!!J g----~---!--------- _.J 4., " '.. '.. 0\ " " " \ I \ : ,: : ~r:' L U l, I 'lb I:.j ," ;;; ,'0 I I -;r -0---' " '\ to I.., \ ' 1 'II' n n n nil I ....../::t: '::!:..,.\ \\\..,\'.\, \ :! I ';:JI (hI I lit ;111 I kJ () I I ~ ~ '. \\\. " '.\ ."\-------tf-rt\:. I\....IK\ i-"~--" ll.._.___~~- ~ -icq--------j I,' U);,'V) ,-- : :'~ I :') tt '.. ~ \ \ '.' 0 \" 'f '"1: ~ 'u ' . J ----iJ I ( ll. -"-1 ~ 'If) .. \'\ ~ ",.:,~ \ ii' , :: \1 ~.- -.-'- - - - -n -i I i L'-"::'::'--'::i". :-- ------~-----+---------- (,) \ ,\".... "',\ \-_ ----1 -;}-t~I'-I.fn-- - ---:-t'~f-I q__J I -'--.i ,f "L -L -'-I---..L -1-1_-- \ 1\, ~ ' " . I ", U oj , ' \ '\ \\ " ~ \'.. '., \ I I' 1 II!! II' it n ; \1 I, I' / ! / I ~ \ , , '. '. t5 I'. \ \ '\ I: I: i I U U , I I ' ' I ;: w ." '\ '. \\ -::;. "'1 \ \ ! \.~ lill' i : n n ~ I \1 ~ / i / "', . , 1'1......'" \ 'L' 11- u' I I: I 01 \ \\, \\'\ \ I \: w I I \ / · I I \ \ ,I . II, : , . , J7) , \ \\ if) I" \ : 1 I H I Q U ( I / Ln______'-_____ ~ ~----------- '\ ,,\'.. ? \" \ I": \III! 0 q; \ I f i 'M'N 3NV'1 1S16\ \ '{\ \:\, \ \ \.t 1\1\1: ~ rLJ' __--J~:, JIII.I /f /-n----;----r-- @------------ \ \ I ," , '\ I ", I I I I U : i ,i '.,: ,'''' \ " \ I ' I . !.., , W ! \ \'\. ~.\~.\"--.--- \ 1 \ ~\ \ \ ~ ~ : I Ii / / / ,I ~ ' \ ._- '"'( \ \ \ \ 0' \ \U I . I I I OC \-..- "\,, ""1 '\' <\ '\ (l j , i't:rF.. :-- .., \', 1.\ \\ '.11: ,///: .t. I i "\ \'..., \\\ \"\ \\ \' n ! / : " ! / I--u______...l..________..l.-____________ ,,\\ \\\ \, CI I. U ~ 0 'j I I " \\.\_ \,\,',\, \,- '~~~. ! / f / //,' O'VOCl ON'V1H~IH ___n____ \ \ \ I, ... \ '. ~'\ ~ G ~ ~ ~ I / /,! /, i ,L________________________ , ,I ," \\"\ (F n '1'-' . /:/}j; , \. \~\_~~~~-....... ~.\ '~\\ Ir ~ U l i / //~! / - - - - '\ 1\.."".' '. \ ~ 1 '. I L ~ _n 1 'I /! /i 0:/ I .~-,....---~.\\\ \\\ ,~\ \. \ If- u i I i ( f / , \\\ \\\ \ '\ \..\c...:=J i / i " ,.1,' i " \\'o \\\ :,\"\ "" r----=(1 / ,: ';J:' , \ \ \ \ . \ I l\ , , .,..,. , \\\ \\\ :\\, '~"'" I '1 / i ,iii/; /1 , \ \ -. \ \ '. . ",,""' --,'. L.____.J I . '~,' , \ \ \ \ \ \ \,,,'~ '-"_ . i ,/ co / " \ \\'. \'\ : I, '" "" ~'.."-"-' "-"_. I : i..vi / \ \ \ 1 \ i \ I"" " ...........:: -- - _ - -_ _ '-..J I ! ~- ~ \ \ '\ \ \ \ \ ~ \ f.;- '... .,"-..... -- ----;..:... oJ : ,/ ! ./ I \ \ " \ \ \ \ \ 1 : ~... '-.:: ""'"- - __ r ~ ,/ ,-' / ' '\ "'I :. \ ......... r -_...~- . / \ \ \ \ \ \ , I ............""'"'--. tl ~- ___.- / j / \ \ " \ \ ; \ 0 \: .~._ ---...~ II -......1:', , '. \ \ '. '. ii' \ ''''.~.. -- ~ -i--l i / \ '. \ \ \ \ \ : ' : ", .~.. "-.. '''-:l-~''''1-::-i!) I,!.' / \ ~ \ \ " \ \ \ . , j : , ..' ,.. , . \ I I \ \ 0 I r 'n. __---1Y !. I ;. f , '\ \ \ \ \ \,\ \ '~\ u---un'_' ;:/ ,: -/.."llj-" ' t . \ ~ ii' . I ,. ,I , ~\~ l~: :'\' J:/t' '\ ~ \ i ! 1 ~ , I ~ no' l, / \ . ~ \ , \ . 1 l' I '-' 0 ,I I I Il\ \\! I'} ~'/!,'!I/' , ~ 1 : i : ~ . I \ : I I , \ ::\ ,:\ ,. 1: ' I ' , II \ 1; \ : ~ i 10 0: I ,';, , , I Ii! 1'\ I,: U?:/.I/ t t : \ ! i \ i I ~ I . .I ' ,I " , \ \\\ \1: \ ~. "-"-"-'J ~~../! /// t - - -- II' III iii I 'inll.-I'~. TJij,>:~/',/ ~>- 'I;! i, i::, i ' 'I I I .;' :~'-/ "j 0 OC : i i ", i: all 6 L-:",/./ r- z w ~ :'! )'l' : ~-~~...../,/,// <CCJ -------...~l.(' , 'L ",0 , - ./ , : : '.. "')"'::-- ", .._.._.._.._.._., .../~.../,/ /' :::E i !; .~- L.~~~;~I~~_~j^~}~~5f.~~;,/ ~ t5 , I:" .....,'. ::.y CIl I : : ,"j;' r-------- Iii il i ~ ~~ 8~~ '!l~:3Q~~2 ~~l';~;;~u ..... OC5V1~ ~~.~~~~~ ~8;~~~~~ tl~~~.,(~lIll') ~~~s~~~~ i5~.~~~;;~~ :r: <> :r~*.<"t _ ;t:J~...;J"" 'OIof ....11JIOQaV r JIMIO uqor 661 'r. ~dJS ~1~,llll.li ~ ......._.1,.....1..~,....,.~~"'" .S ~ c . c ~ ~ c E S99!O" urU'.) UOI-,mtlfl) 'P,oa-~!>" '.u"''M lIf' ~",. .6potl Dfl9 o ~ c w (JJ o a.. o a: a.. a: w t- Z W <eN a.. ~ ....:l <: 2;5 ~ g c: I <: ~ e>: '-' 3 ~ ...J W I . NVld >I~V813S nNI>I~Vd/~G18 ^~VNI~1l3~d <0 o VlOS3NNI~ 'HIAiH ~13 ~31N3~ >I~Vd >113 -" CJ) ~ 0 < EO I- W CJ) I C ~ IS <( <( ~ I!:! W III III > Cl Cl Z Z 0 52 9 a: <( 5 a: CL CD Q. Q. < 3NIHJlfH S.tiV38 E66~ 00 :8r:n g~ ~JO IJ.:l 8S-.d\0~-gLV'9\ :: e e e EXHIBIT G PLANNED UNIT DEVELOPMENT FOR ELK PARK CENTER I. SIGN REQUIREMENTS a. General Guidelines 1. All signs within Elk Park Center (EPC) Planned Unit Development (PUD) must consist of materials and a design which compliments the architectural elements of the principle building and character of the project. 2. All freestanding signs shall have a minimum ten (10) foot setback from all property lines. 3. Prior to installing any signs, a sign permit must be obtained from the City Planning Department. b. Development Sign (Along Highway 169) 1. One freestanding development sign identifying EPC will be permitted at the corner of Highway 169 and 192nd Avenue. 2. This sign may have a maximum height of thirty (30) feet and width of seventeen (17) feet. The number of tenants allowed on this sign shall be limited to two (2). 3. Attachment A, - an illustration of the approved development sign. c. Development Sign (Jackson Road and Freeport Avenue) 1. A second development sign may be installed at the intersection of Freeport Avenue and Jackson Road. 2. This sign may have a maximum height of eight (8) feet and a width of sixteen (16) feet. Total area shall not exceed one hundred, twenty-eight (128) square feet. 3. Said development sign may identify two (2) of the tenants within Elk Park Center. 4. Sign must be of a monument style and be constructed as illustrated in Attachment B. Sign Requirements, EPC PUD April 15, 1994 Page 2 . d. Tenant Identification (Along Jackson) 1. A monument style sign may be located at the intersection of Jackson Road and southernmost entrance to the project. 2. This sign shall have a maximum height of six (6) feet and a width of four (4) feet. 3. The purpose for this sign is to identify the anchor tenant (Target) located at the southerly end of the project. 4. Said sign shall be constructed in accordance with the illustration on Attachment B. e. Monument Sign For Freestanding Sites e 1. Each of the freestanding buildings within EPC will be allowed to have a freestanding sign. The freestanding sign must be of a monument style with a maximum height of ten (10) feet and a maximum area of one hundred (100) square feet. 2. Attachment C illustrates a typical monument sign for freestanding buildings. f. Wall Signs (Freestanding Sites) 1. Wall signage for each freestanding building must consist of individual letters and shall not have more than one (1) wall sign for each principal building except that where the building abuts two (2) or more public streets. 2. The gross surface area of a wall sign for freestanding buildings shall not exceed ten (10) percent of the area of the building wall, including doors and windows, to which the sign is to be affixed. g. Wall Signs (Multi Tenant Building) 1. Fascia signs for individual retail tenants shall be for store identity only. e epcpud.bz Sign Requirements, EPC PUD April 15, 1994 Page 3 e 2. Capitol letters shall be no larger than 32" high, lower case letters shall be no larger than 24" high. Signs shall be centered over the entrance doors to the tenant space, or the leased area, but in no case shall they extend closer than 3'_4' from the projected lease line. 3. These signs shall be internally illuminated, individual letters placed on a 4" square electrical raceway, painted to match the brick facia. 4. No signage shall be permitted on the sides or rear of the building, other than that required for delivery identification or traffic control. 5. Attachment 0 illustrates a typical wall sign. h. Major Tenant Signage e 1. For the Target Store, this includes a 7'-0" diameter "bulls eye" and 6'-0" high individual, internally illuminated letters. A "Pharmacy" sign with 2'-0" (approximately) internally illuminated letters shall be placed adjacent to the entrance. 2. Signage for the other anchor tenant, Cub Foods, shall be compatible with both Cub's requirements and City approval. All signage shall be internally illuminated, individual letters; proposed signage includes the following: "Cub" "Foods" "24 Hour Savings" "Pharmacy" approximately 10'-0" high approximately 6'-0" high approximately 3'-0" high approximately 2'-0" high I. Other Signs 1. All other signage that may occur within Elk Park Center PUD and not specifically mentioned herein shall comply with Section 900.22 of the Elk River City Code. e 2. Requests for signage that is not specifically mentioned herein and is not consistent with the conditions, character and intent of Elk Park Center PUD may be denied by the City. epcpud.bz .... ir~TE~~~ALL y lLLU1\'W~ATED----------.......... .DIVIDUAL LETTERS ?REFiNISHED MTL. JECORATi'v'E BRICK COURSE # DECORATiVE FACE BR1CK INTERNALLY ILLUMINATED PAN I-FLEX FACE SIGN DECOR A Ti \iE BRiCK COURSE iNTERNALLY ILLUMINI-,TED--- _:--~A~LEX FACE SIGN DECORATiVE GL.P,ZED 8L.OC)< DECORATIVE liGHT rlX!. PRECAST CONCRETE. SilL (TYP) ROCKF ACE CONC. BLOCK TYPE 2 e D D D ELK PARK C.ENTER lA[R1G[El <a rnTID W@@cQ1~ JI I , I I I 3'-4" :- 1# - ~ ~ 10'':':0'' 0e~~~~OPMENT SIGN ATTACHMENT A D J " I I I i I , I 1 I I I D I i I I I J\ 0, n' I I I I I I i I I I I I I 1 I \ I I o. J 3'-4" 1 :ONUMENT SIGN A .. , . 16'-0" t . .. , -..... -.- .";~' ATTACHMENT 8 e RECAST CONCRETE SILL (TYP) ELK PARK CECORATIVE GLAZED 8L0CK~ ' DECORATIVE ~GHT FIXro,\ '.i'> , v, ' '. r~ CENTER .~:' HERNALL Y ILlUt.lINA TED , ANAFL:: >: FACE 51 GN ~. .. CD rnlli ., .0 JF@@~ I .. lx> .. _. , . .. .., .... ... :OCKF ACE CONC. BLOCK YPE 2 WLOPMENT SIGN (JACKSON AND F~E~~ORT) 4'-0" 1 t . ~ .. o .1 to TENANT IDENTIFICATION (ALONG JACKSON) e - ~-.s ~ ~ at- ATTACHMENT C e , " 76 : o 2 e -- . .~.. -.- .T TYPICAL MONUMENT SIGN FOR FREESTANDING BUILDINGS . ~ TYPIC~L 'I BAY , -1---___ I ; L \ ATTACHfvlENT D . :- . MAX. 32" iNTERNALLY iLLUrvliNATt:.D TENANT SiGN : 3'-"\" , -r----[ I I I fvlAX. ALLOWABL.E Si ----~ -..-...... EXHiBiT H e DEVELOPMENT STANDARDS Architectural Character: The proposed design combines traditional retail storefronts with Jaroe show windows brick and decorative masonry elements and metal awnings to crei'itE': the character of a small towr main street. The design incorporat€s sidewalk planting areas and pedestrran scale !iohting fixtl..res to re~r.force the sidewalk character of the retail shops. The smail town main street concept is further r.etnforced throu9,h the use :;,. a consistent ornament,:,.: planting theme and decorative ilghting fixtures at each or the entrances into thG shopping center and aiong major circulation paths. Through the use of a consistent palate of materials and colors the design of the smaller retail b~i1dings are integrated with the prototype design of major tenants. The scale and spacing of brrck and stone-like storefront columns provides for the necessary leasing flexibility at the small tenant shops. The design of the monumental pylon sign and the ground monument at the major entrances reflects the character of the retail shops by incorporating the base building materials and detailing with the identification of the center and it's major tenants. e Landscaping: The landscaping plan of Elk Park Center creates visual, environmental and seasonal interest within and around the site. The surrounding tree lined streets and site entrances, as well as the shrub-filled islands, create a sense of rhythm and balance while directing tlie user to and throughout the site. Entry points are highlighted by entry feature planting which are repeated at each major entrance. Berming and plant material in areas surrounding the site create a pleasant screen for the residential neighborhood and surrounding community based facilities. The landscaping will help the Elk Park Center become a community landmark in the years to come. Major circulation routes are defined by overstory trees, clustered shrub plantings and berms, where area permit. Pedestrian pathways are accented by seasonal plantings and ornamental trees. Lighting: Pedestrian and general site lighting needs are satisfied through the use of different type and styles of lighting fixtures. The general site lighting is provided by high pressure sodium light fixture on 35 foot high painted steel poles. Thes,e light fixtures will provide lighting levels which vary from 5 foot candles at the entrances to .the major tenant spaces to 1.5 foot candles along the perimeter of the parking lot. All service area lighting fixtures have been designed and placed to maintain a "good neighbor" philosophy. These inwardly directed fixtures feature low angle cut-off type reflectors. e Primary entrances, major interior drives and all pedestrian walkways, within the project site, are illuminated with an appropriately scaled decorative light fixture. These fixtures will feature a "whiter" metal halide light source. The decorative globe fixtures will be approximately 20 feet high. The lighting fixtures used for the Phase One Development will establish the standard for all future development within the entire project area.