7.13. SR 05-16-1994
r\.! -\.(
( II
.Yl~'
E K River
AGENDA ITEM 7.13
MEMORANDUM
TO: MAYOR AND CITY COUNCIL
GARY SCHMITZ, PLANNING ASSIST. ~
FROM:
DATE:
MAY 16,1994
SUBJECT: CONDITIONAL USE PERMIT
REQUEST BY KRAUS ANDERSON,
PUBLIC HEARING, CASE NO. CU 94-13
REQUESTED ACTION
A conditional use permit to construct a bus terminal, which would be owned
and operated by Bill Dickinson, and to have multiple principle buildings on
one lot.
LOCATION
e
Parts of the west one half of the northwest quarter of the southeast quarter,
the northeast quarter of the southwest quarter, the southeast quarter of the
southwest quarter, the southwest quarter of the southeast quarter, lying
south and west of the center line of CSAH No. 1 and east of the former
Burlington Northern right of way, Section 28, Township 23, Range 26,
Sherburne County, Minnesota. A complete legal description is available at
City Hall.
ZONINGILAND USE
11 (Light Industrial)/ LI (Light Industrial)
ATTACHMENTS
Report to Planning Commission dated April 26, 1994
OVERVIEW
e
Kraus Anderson is requesting a conditional use permit to construct a bus
terminal which would be owned and operated by Dickinson Bus Company.
The request also involves a proposal to have multiple principle buildings on
one parcel. The overall site consists of approximately 22 acres however, the
bus terminal will encompass approximately five acres of this site. Bill
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Kraus Anderson, CUP
May 16, 1994
Page 2
e
Dickinson's existing bus terminal located on Jackson Avenue will be
relocated to this site to make room for the Elk Park Center project. This
same item was presented to the Planning Commission and City Council in
1993, however, due to a lack of information, the item was denied. The
attached Planning Commission Report outlines this request in detail.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommended approval of the conditional use
permit request and added three conditions to this proposal:
1. The chain link fence encompass Pond A at the front of the site due to
the close proximity of Meadowvale School.
2. Redesign the parking lot to eliminate the dead end parking situation
allowing complete vehicle circulation.
3.
Add overstory trees along the entrance drive and landscaping around
Pond A. The Planning Commission also recommended that the site
plan be revised in accordance with Terry Maurer's memo dated April
18, 1994.
e
STAFF RECOMMENDATION
Staff recommends approval of the conditional use permit request by Kraus
Anderson to construct a bus terminal and to have multiple principle
buildings on one lot with the following conditions:
1. THE DRAINAGE PLAN BE REANALYSED TO MEET THE
REQUIREMENTS OF BEST MANAGEMENT PRACTICES BY
INCREASING THE DEPTHS OF THE PONDS TO INCLUDE A
NORMAL POOL ELEVATION TO ASSIST WITH THE
SETTLING OUT OF MATERIAL CONTAINED WITHIN THE
RUN-OFF.
2. AN EROSION PROTECTION PLAN BE REQUIRED FOR THE
OUTLET FROM POND B.
3. THE STORM SEWER INLET INTO POND A SHOULD INCLUDE
CATCH BASINS AND SMALL DIAMETER PIPES.
e
kraus.council
Kraus Anderson, CUP
May 16, 1994
Page 3
e
4.
A TEMPORARY/PERMANENT EROSION CONTROL PLAN
SHALL BE REQUIRED AND APPROVED PRIOR TO
CONSTRUCTION.
5. B612 CONCRETE CURB AND GUTTER BE EXTENDED TO
MEET THE BUS GARAGE AND OFFICE BUILDING.
6. THE WETLAND LOCATED AT THE SOUTH END OF THE SITE
BE DELINEATED ON THE SITE PLAN.
7. SIGNAGE BE ARCHITECTURALLY COMPATIBLE WITH THE
BUILDING.
8. THREE STAGGERED ROWS OF SCOTCH PINE WITH A 15
FOOT SPACING BE PLACED ALONG THE WESTERN
PROPERTY LINE WITH ONE ROW BEING SITUATED WITHIN
THE CITY HIKING TRAIL RIGHT OF WAY.
9.
ALL AREAS DISTURBED BY CONSTRUCTION ARE
STABILIZED WITH SOD AND/OR SEED AS SET FORTH IN
THE APPROVED LANDSCAPING PLAN. THIS
IMPROVEMENT MUST BE COMPLETED IN THE SAME
GROWING SEASON THAT THE CONSTRUCTION TAKES
PLACE.
e
10. THE PROPOSED BUILDINGS MEET CITY CODE REQUIRING
ARCHITECTURAL STANDARDS. SPECIFICALLY, THE
NORTH ELEVATION FACING COUNTY ROAD NO.1.
11. THE ABOVE GROUND FUEL TANK OBTAIN A STATE
VARIANCE AND MEET ALL APPLICABLE BUILDING AND
FIRE CODES.
12. A LIGHTING PLAN BE SUBMITTED TO STAFF PRIOR TO
THE CITY COUNCIL ACTING ON THIS REQUEST.
13. THE PARKING LOT IN FRONT OF THE OFFICE BUILDING
SHOULD BE REDESIGNED TO ELIMINATE THE DEAD-END
PARK SITUATION AND ALLOW FOR COMPLETE
CIRCULATION.
e
14. PLANS BE REVISED AND SUBMITTED TO STAFF FOR
APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT.
kraus.council
Kraus Anderson, CUP
May 16, 1994
Page 4
e
15. OVERSTORY TREES SHALL BE ADDED ALONG THE
ENTRANCE DRIVE ALONG WITH SOME LANDSCAPING
AROUND POND A.
16. THE SITE PLAN BE REVISED IN ACCORDANCE WITH TERRY
MAURER'S MEMO DATED APRIL 18, 1994.
e
e
kraus.council
I -\)
( )j
eEI~
')
AGENt' "~1TEM 9
MEMORANDUM
@@[pJ~
TO:
PLANNING COMMISSION
GARY SCHMITZ, PLANNING ASSIST. G~
APRIL 26, 1994
FROM:
DATE:
SUBJECT: CONDITIONAL USE PERMIT
REQUEST BY KRAUS ANDERSON,
PUBLIC HEARING, CASE NO. CU 94-13
REQUESTED ACTION
Kraus Anderson is requesting a conditional use permit to construct a bus
terminal which would be owned and operated by Bill Dickenson, and to have
multiple principle buildings on one lot.
LOCATION
e
Parts of the west half of the northwest quarter of the southeast quarter; the
northeast quarter of the southwest quarter; the southeast quarter of the
southwest quatter; the southwest quarter of the southeast quarter, lying
south and west of the center line of CSAH No. 1 and east of the former
Burlington Northern Railroad right of way, Section 28, Township 33, Range
26, Sherburne County, MN. A complete legal description is available at City
Hall.
Cf..
ZONINGILAND USE
L1 (Light Industrial)/ LI (Light Industrial)
ATTACHMENTS
Memo from City Engineer, Location Map, Zoning Map, Site Plan, Property
Owners List
OVERVIEW
Kraus Anderson is requesting a conditional use permit to construct a bus
terminal which would be owned and operated by Dickenson Bus Company.
The request also involves a proposal to have multiple principal buildings on
one parcel. The overall site consists of approximately 22 acres, however, the
e bus terminal will encompass approximately 5 acres of this site. Mr.
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
-)
Kraus Anderson, CuP
April 21, 1994
')
Page 2
-------------------------------
Dickenson's existing bus terminal located on Jackson Avenue will be
relocated to make room the Elk Park Center project. This same item was
presented to the Planning Commission by a different party last year, but was
denied by the City Council due to a lack of information and the option
agreement with the property owner had expired. There have been several
proposed changes to this site plan since the Planning Commission reviewed
this request last year.
e
MULTIPLE PRINCIPAL BUILDINGS
The site plan shows that the operation of the bus terminal will take place
from two structures. A 60 feet by 115 feet office/service building and an 80
feet by 200 feet bus garage. The applicant has indicated that all the school
busses will be stored overnight inside the bus garage. Smaller school bus
vans will be parked outside the garage under the 10 foot overhang. Multiple
principal buildings can be allowed through the conditional use permit
process.
LANDSCAPING
The proposed 5 acre site is heavily wooded with various sizes of Scotch Pine.
The eastern boundary of the bus terminal area is defined by several rows of
large mature Scotch Pine. These trees are indicated on the landscape plan
and will be preserved. Staff is requesting that many of the nicer, smaller
trees west of the mature trees be relocated to other areas of the site and
primarily along the City Trail immediately west of this site.
~
e
The Park and Recreation Board has reviewed this proposal due to the close
proximity to the City hiking trail. The Park Board has recommended that
three staggered rows of transplanted Scotch Pines be placed along the
western property line along the City trail to screen the bus terminal. The
Park Board has indicated that one row of the Scotch Pines could be placed
within the trail right of way. Other trees could be planted in various
locations throughout this site. If this request is approved, staff would also
recommend that all disturbed areas be sodded and seeded as presented on
the landscape plan to minimize erosion. An updated landscape plan will be
distributed at Tuesday night's meeting.
PARKING AND DRIVES
The applicant is proposing to overlay the entire parking area, drives, and
yard with a bituminous surface. The entry drive and employee parking area
to the fence gate is shown to be bound by concrete curb and gutter. Terry
e
kraus.planning
--,
Kra us Anderson, CUP
April 21, 1994
'j
Page 3
-------------------------------
e
Maurer, City Engineer, is requesting that the current concrete curb and
gutter be extended from the entrance gate to the bus garage to help facilitate
drainage. In addition, the curb and gutter will protect the landscaped area
and provide an aesthetic appearance in front of the building.
The employee parking lot shows 47 parking stalls. The applicant has
indicated that the maximum number of employees, including drivers and
mechanics, on anyone shift is 33 drivers and 3 mechanics. Therefore, the
employee parking lot should be adequate.
DRAINAGE AND GRADING
Terry Maurer, City Engineer, has reviewed the grading and drainage plan for
this property (attached is a letter outlining his comments).
FUEL TANK
e
The site plan does indicate a 10,000 gallon, above ground fuel tank located in
the center of the site. The State Fire Marshall's office requires above ground
fuel tanks larger than 6,000 gallons to receive a State Variance. A
component of the State Variance is City approval. The variance will address
issues such as setbacks from property lines, buildings, and road right of way.
Last year Mr. Dickenson went through the State Variance procedure and
received approval for an above ground 10,000 gallon fuel tank at his existing
bus terminal location. Since the variance is site specific, the applicant will be
required to repeat this procedure for the new location.
,,~
ARCHITECTURAL STANDARDS
The applicant has shown building elevations of metal skin with a 4 foot
decorative stucco wall around the entire office/service building and bus
garage. Elk River City Code requires that in the II zoning district, 25% of
the exterior building finish must be of an approved finish (such as brick,
stucco, wood, etc.). If this proposal is approved, staff would recommend that
the side of the buildings facing County Road No. 1 be revised to an approved
finish.
FENCING
e
The site plan does indicate a six foot chain link fence with a lockable gate
around the entire yard including Pond A and Pond B. The fence will provide
security for business operation and the fuel dispenser. From an aesthetic
standpoint, the fence along County Road No. 1 could be pulled back to the
kraus.planning
.,
Kra us Anderson, CUP
April 21, 1994
"') .
Page 4
-------------------------------
front of the buildings. This would enhance the appearance of the front yard
area.
e
LIGHTING
No lighting details are shown on this site plan. The developers should be
required to provide lighting at the intersection of the driveway with County
Road No. 1. This lighting should be privately owned and maintained and
meet Elk River City Code.
SIGNAGE
No signage plan was submitted with this request. Staff recommends that
any freestanding signage be architecturally compatible with the building.
RECOMMENDATION
Staff recommends approval of the conditional use permit request by Kraus
Anderson to construct a bus terminal and to have multiple principal
buildings on one lot with the following conditions:
1. THE DRAINAGE PLAN BE REANALYSED TO MEET THE
REQUIREMENTS OF BEST MANAGEMENT PRACTICES BY
INCREASING THE DEPTHS OF THE PONDS TO INCLUDE A
NORMAL POOL ELEVATION TO ASSIST WITH THE
SETTLING OUT OF MATERIAL CONTAINED WITHIN THE
RUN-OFF. it~.
e
2. AN EROSION PROTECTION PLAN BE REQUIRED FOR THE
OUTLET FROM POND B.
3. THE STORM SEWER INLET INTO POND A SHOULD INCLUDE
CATCH BASINS AND SMALL DIAMETER PIPES.
4. A TEMPORARY/PERMANENT EROSION CONTROL PLAN
SHALL BE REQUIRED AND APPROVED PRIOR TO
CONSTRUCTION.
5. B612 CONCRETE CURB AND GUTTER BE EXTENDED TO
MEET THE BUS GARAGE AND OFFICE BUILDING.
6.
THE WETLAND LOCATED AT THE SOUTH END OF THE SITE
BE DELINEATED ON THE SITE PLAN.
e
kra us. planning
)
Kra us Anderson, GU P
April 21, 1994
_.~)
Page 5
-------------------------------
.
7. SIGNAGE BE ARCHITECTURALLY COMPATIBLE WITH THE
BUILDING.
8. THREE STAGGERED ROWS OF SCOTCH PINE WITH A 15
FOOT SPACING BE PLACED ALONG THE WESTERN
PROPERTY LINE WITH ONE ROW BEING SITUATED WITHIN
THE CITY HIKING TRAIL RIGHT OF WAY.
9. ALL AREAS DISTURBED BY CONSTRUCTION ARE
STABILIZED WITH SOD AND/OR SEED AS SET FORTH IN
THE APPROVED LANDSCAPING PLAN. THIS
IMPROVEMENT MUST BE COMPLETED IN THE SAME
GROWING SEASON THAT THE CONSTRUCTION TAKES
PLACE.
10. THE PROPOSED BUILDINGS MEET CITY CODE REQUIRING
ARCHITECTURAL STANDARDS. SPECIFICALLY, THE
NORTH ELEVATION FACING COUNTY ROAD NO. 1.
e
11. THE ABOVE GROUND FUEL TANK OBTAIN A STATE
VARIANCE ANti MEET ALL APPLICABLE BUILDING AND
FIRE CODES.
12.
A LIGHTING PLAN BE SUBMITTED TO STAFF PRIOR TO
THE CITY COUNCIL ACTING ON THIS REQUEST.
"Ie.
13.
THE CHAINLINK FENCE BE PULLED BACK TO ALIGN WITH
FRONT OF THE PROPOSED BUILDINGS.
.
kraus.planning
"
MS,
l-
i
COXSULmG &~G1XEERS
CIVIL ENGINEERING:
ENVIRONMENTAl
MUNICIPAl
PlANNING
STRUCTURAl
SURVEYING
TRAFFIC
TRANSPORTATION
1326 Energy Park Drive
Sf. Paul, MN 55108
612-644-4389
Fox: 612-644-9446
9800 Shelard Parkway
Minneapolis, MN 55441
512- 546-0432
:ox: 612-544-6398
-,
")
.
Apri118, 1994
File: 230-179-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: DICKENSON BUS GARAGE SITE PLAN REVIEW
Dear Mr. Ach:
As requested, we have reviewed the submittal package for the Dickenson Bus Garage site.
Based on our review, we would offer the following comments:
1.
.
The information we reviewed included a Grading and Drainage Plan and a Site Plan,
both prepared by John Oliver and Associates; a Building Elevation Plan and a
Landscaping Plan, both of those prepared by Douglas A. Moe Architects, Inc. Also,
we received and reviewed a set of drainage calculations prepared by John Oliver and
Associates.
..~
2.
The Drainage Plan for this site shows two ponds, Pond A at the northerly end and
l;'ond B at the southerly end of the site. The site is approximately divided in half with
the northerly portion flowing to Pond A and the remainder of the site flowing to
Pond B. Both ponds are relatively shallow and would most likely be dry ponds. It
is difficult to determine for sure since no soil borings were submitted.
It would be much better to provide a greater depth of ponds to allow for greater
opportunity for settling of ,.materials out of the runoff. According to Best
Management Practices, these types of ponds are recommended to be 4 to 10 feet in
depth with a normal pool elevation. We would recommend that the Drainage Plan
for this site be reanalyzed in an effort to meet the requirements of Best Management
Practices by increasing the depths of the ponds to include a normal pool elevation to
assist with the settling out of material contained within the runoff.
3.
The outlet from Pond B at the southern portion of the property needs some type of
erosion protection.
.
--)
--')
e
Mr. Steve Ach
April 18, 1994
Page Two
4. This area is very close to 5 acres in total disturbed area and will likely require an
MPCA permit. One of the requirements of this permit is that the sedimentation
basins be designed as. wet ponds.
5. The storm sewer inlet into Pond A should include catch basins and small diameter
pipes, rather than overland flow which can cause erosion problems.
6. A temporary/permanent Erosion Control Plan should be required. This is also a
requirement of the MPCA permit application.
7. Glenn Sundeen of the Ek River Municipal Utilities would like to see a lO-foot wide
easement along the frontage of County Road 1; in fact, Glenn would like to see that
10-foot easement along the entire length of County Road 1 if this property is all
under one ownership.
8. Concrete curb and gutter should be extended to meet the bus garage and the office
building.
e
9.
Sanitary sewer is available in the abandoned railroad bed. The service extended from
that line will be relatively deep and likely wet at the connection to the existing
sanitary sewer. If the connection is made at the manhole, rather than directly into
the main line, an outside drop would be required.
10. Water can be extended as shown from the existing facilitie'S"'in Industrial Boulevard.
However, it is likely this line will be looped some day in the future; therefore, we
would recommend that an 8-inch line rather than a 6-inch line be extended.
11. No lighting is shown on the plan. The developers should be required to provide
lighting at the intersection of the driveway with County Road 1. This lighting should
be privately owned and maintained.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
e
~;#/I~
Terry J. Maurer, P.E.
TJM:tp
179-1804.apr
"',,-
,
~ I ~ I yr hi~J#V~:'.dJfi t
,l1~ \\ I ~~~';~~JfY~(JM~ ~ ·
~ ~ ..~"- -1--.... \ ,m. Of, :a~. > . ~ _; ~ _ '-_,
i j " .' . -- L .., k..f "7,,';,..c I \
i ---! ! . '1"-:~ : f\..-'"'. ~ ~.. ..tc:.\ \0 '. Jr-----
...... I".\:-' i. /.' / I _ ~
i ELI< , : ~ I E.\." i . .oh~ ""'J, ..J
TR' 'I ......, · . I~ . Ie: ..,...,......r::.o.. . I
~I._.~'IL.I ':;T10~=-~"''j-~~., \';\ ~Q;....tJ!Jlr I
, t".j~.I!"'"':.~. ;~'~::.L ~~. / 'f~P" . , :. ~ ~ o~ ..1/
~;~fP" ,~.,..:' ie:~~~IU.~ "'f5;8J1 ! ~ ~ ~ ~'-. I .
," ~...""O ~E.. /. ~~i ~<...:.;. r-o ,.). 1\ ~,.:' I J
,r--"~/;'~.~.:~'e[pB...'~~~ -.d~\. J~~ . ~~ 0$=. ? ~
.~ il~.;:;~t:'.:;,~..., J !Cn~: il ~1I~ ~~'<_IIC I $T. rl II~~,' c:~ ~
tl';>-(1-J"j.L... II ! I ~ . -1i ill I I ~ c , . t'fo"ii ~ . .z'
i~.... '~.. ~n,.c; '''''''' " , " , '. . ! ~ "'""" ',."",. ,t"..
~ - ..- . ~c~....(. ~'" lT~EJ ["""to:' "m'.......t . ,0." ~.~~r.::..i .
:~j)' -- ~. -r,\. · ! ~ .,., ':"i \0 l::'.l!.!!iJ..._oC ';. '1
.~ . 'I i. ~l \'. ' o. ~ ~~. , .. cD~~. c r- " ." 11 ...";"Lr!"", .. '~"'{
I~ ~1)( .~".f? . .~-:~~~ ~,"L- '''';;'~ " ll~;:::~::~
dV \ (t..;%.;-. :~:>t~I. ~~rnJl=.'rr.rTl.. 0JIfJ. ~~, ..:= ~nJ 1.. I. . ^
r ./.P~-' ('AK~ O"D""'\{5 ',; · .,.;. EHI~ ~ ~~ ~~'~nn fiTTI H"I# I .~ '$
U 'f , .' ~ h ~ ~ I!IJ:lElImII~!UiD ~~ ~ '.. I 'TN! 'lisT., ,.;;;DI','" I
,~. \~'::; ~> \~".; ~-: ~..I .~lg].~m&f!I:BIi~' ~~~~~Eili., -r:~.~. e
- ~ ~'~,.~ ... . / '. , tii5D!!:dliJj :jfj;),~, ". '. & r;
~ ' "~ '_._-~";.." (~ '. . . /"J',! .-',. f/-.IJ..1r:p I "i,/il!J~r~&D~lltl;jlft.~.:~~~".:, l!
~ ~~ .>,~ ~,! ., .J. :...q 0 ~JI,"P"...".___ ~EJItJ[
i . -rf~'.~' \~~. .~~j --, ., '~[ .. ""'~ .=.' ~ ~'" ~iffiJ.'
~~~~~'.'/!.~~~~. .,,!13.._~-/ .'.... ur.~;:---~~" I!~.~
. . -.t~7 .11 z o'~~ JW>..', "..a-:>"0~~Y:$' '.' . ;,? '/'/ _to: ", ""_' 'lO ~
.,......-'!.. ~ '\ j'. "0;:;.; /..... ,', .r<> ~,....~
;;:~,d)D~f.O r{.~~ t. 1\ L " . ': I.;, II \ '\
E Pg..-. <2~, -L' ..l'r--._' '-i ',_'_ . \ ".\ '
. V~ , '-..."'"' .,__._ , " ", \ .
< ': ~)Jr · >, ;~ \\"'\~ "\
tl' _. . . ~.~~:~'.~'/ '"," '1\ \j\~
~- -, -" ,!,"', -
:"" ~--
~
-:)'
:j ..
~~~
LOCATION MAP
/ -\)
( );
.I
.
.
City of ~~ CASE CU 94.13 ..
EIl(,.-River P.O. Box 490 · 13065 OronoPa;kway . Elk River, MN 55330 . (611) 441,7410'
...,
e
--,
')
~ ,,/
c
~~
\\
\
\
1<91ltO !T
.!
-~
'/
::!)-
. /
--'
ZONING "MAP
Still ~
~ AQrlcuI...-., c...-..Ucn
~ SltlQM F--, __
~ SlnQIe Fornty ~
IID9 SlnQI. F.m/y --.0...
~ ~ Fomily I\eoldonlIoI
lBiil SlnQIe Fwnlty --.u..
[BIJ Two F-.ri1:r __
~ Two F8mIty __
[8ID T_Ilo\uIUpM MmlIy R.eidenllal
l!EJ ~ MmlIy R._
~ PI......... UnIt o.-~...lt
[g] c-.. ~
IQ] Olne. DieIri<:t
~ IlIoI-r ~
ill] UQht ~
@] -... Indlstrlal
~ Sotd -. Fec:lty
~ .4nteftna 1_
M IolI.....1 E>:cn.tlon
~
~
W
.
CASE ~CU 94-13
/
,~,:~-
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 . (612) 441-i.420
~':-"
, .
e
.-0, .~. .
.0 ". .;....-:.
e
,:'
-
-"
e
-.:.. ~~~:~....~.-'"
.' .....-:
.:.~.! ": .~;.....-:., ~~.... .....
... :...~;~~._:~.~'S..:.~'
...... .
",
: :.'.
.-
''';' "
~n. _.... .._ .
. :":'. .....
. .'. -.
........ ."..
- :... '.
.-. '.. ::: ';''':;.,' ":..:"
..:~.::{~~~:.".:;..'~ :.,. "~:';.'.,:.
. .....~ m.......
~\l}!~[;!I~1
.. .. . ,"'" ~ .)> J., -., ','"
. '~~t:~::~t~. :~',1-f~-:;~
...... .... :J. .-:a't"~"'"
'.. .:~..~:.:...,:.:. ~..: .. '~"-.' . ,;'.:~
.......
.... .......
. . ~ .. ..
. :~.~.~~.; I;;': ~."": '.-~~~~"~; '.:..:.. ~ :,;i:. ..
. ~.
. ..;..-.
~.. . ..'
....... ..
...... _:<( .;'''' :.: '.~.. . ,'. ". .' '.';~
.' " ." " :.:' .... >. ;-~.i:..:~~.....:..~...:.~.~.....,3~.:-
'.". :,,'-.--' ..:'.~. .........;:: . .
.-., ":::'
~ ....
.'
. ..-'
. "'-
..' . ..... .
- ....
'.. '"
e.'.-.... ....
; . :.: :':'
..
. . '.'
. - '. .
. :";.:!-...;::.... .-
-'" . .~..~':.~...::.:.
.; :-..;....... .::; -;.' ~.:.;....
, -'
..~.'.-~:
. ~;~ .;. .~...::..~
'''~ ..'
::".
.... ......
. .. .. -
."= ~ -:: ...... :~;
'~I .': ..... A_' ..::' '":"' . .
.. ...r :.... ...:....
:- ....
.., .'
.-
.,. .'
.',
...~
. .~-!,.
. .' . ! :.. .~;..
..:"........
;:,..r '.:;..~: ....:. :..:
, ,.
,- .
~
..: .:
!~'J .:....
..' .....
.;.. :'. ..
:.; .
~.".;.. '.; .~ .:::'
.........,.........Sl~".. ,-;!:.,~...-." - ~ .0...,..... <;".
.:' :'. .:'. :..);:~.f.;.~~!~.~~~~..~~:~~~rjP ,z.r~t~f.~.
....., . '- ~.- ." :.. ~"...;..t..~...., "'\... ". tn...... :f!""
i~ti'~i'I~~lJ
" T'~ .'_ "-,. y___l ~._~
.... ....
..... .
. .~/-= ::~~J"
....-.. .... ;.-
'. .'&
'.'
~ '~";. ~. ,..
- ...
. . .. _.
.-:.'
..:....... ~ . ~
'. ..~,... ". :-~:.:.
.... :'<11 .,..-
. ....... -. . .
",.:.,., -. .- :.;.:....:.-<.;.~..~;~:\%:
.' '. . . - . - . ! '.' ~.: ....:...~ ......
'. ..l' .: ....... . \ ..
'. . ~.. .. - l" . . ~::-' .:
. ol._;..:;.
.........
:~:.. ::.. ..::.:........:~:..: .... ...... :~: .~. ::'
~ .:..... .' . .,. ~ - ..
~.~ '~~':' ;-~
.;,...;::,.l
'.
....... ,,,,
):.;~"":~:~'
%~
~1~~f~\~C~
li2{5:~:;
:~:-:.:Z::.: ~..:.
&~~:~
;~:;:.~ ~~:~':
,:-.,..Sl~.:.... .'~~. .......~ r~.. ..."".......~._.~.~
". ,.'1. y ~:. 1:~'.~1. '} ~~ ,.:'.~~'t.~~~.;;~:~~~:.~:::..~~~{~b;:~1/~~~.r~~
. .. \) \" --.,... .... Q r..~ ....;.,.oI-j._....... .""; :";'..:..:.. .-,l..,-,.,...j;...........,.~--~......,
.\~} 6f~: .:,Sl.~i~:~.~;.W't:':.:.;~;si~~%:~<i~~~
'':~'" if---' '~1~ .,....'--..,,~.., ",,-,". ,........~ '.""-i>~;.' .....>
. ~.. .
,
~;:~~~.~.i.:;~ 1:~.
~ ,....::....
~".~' ~.~ <if. . .-t
.::..... .;.... ';: -~."'~":"
.~. :,.., '.
":'-:. .::"':>
..,
..:,......:,_..'>:.......
_ ~'. .:~:i;{_...:.:;~
<'6}\f~
~..
..::: ...........
.; ~. .. .
- '#~. :'~:-':~':~~:."".~.
. .i.',:t .._... : .
. . ,'. ..-.. .. .~~:
-, ....
"
-,
.'
. '\,'
'.,,;
;:~(~.. ?~..~;. .~:
;~:::.~>.;~t;
~...~;'.~.;':- . .'
..,~..:.:.'~.. . .\
'o.'l...
/.
I ;~.,
I. .
I.: ..:-....1
'.,'
1'.":".- .;.
~":"(' . ..'-.:.. . ~ ',. .r-.. .
.... " .. '. ..... .
......, -. .,
.. . . ... ." -
, ". ~.~~~':~' r .. :_..
-'J
,;. .' ...... .. ".:'.-'
. ~ I,,:
......
".':
..:.:\.;;::.:~ :'>.; . ;:';'- . '.. .
~~~ ~:1.isr:!?">": ' . i::t~,;c~~~
'~""'.'~ .m.t........ ..',.. ,.... . ',. . ,. '. .s '=E:~. ,
~~;~;:~i, .:~{~~; ,:.,.. -:" .' --,.. ". '.
.-. 4.... ,,'" . C/)" '"1>.,
;;-7:;7:. h'r' . ~.~r~.r..
'~" . - ., '~'lj'"'' ..
";;~~;;~;:::.~ ~......' r~~~:~':.
.", -..f"'.-.-.tt:.;. :'!i:.-.eJ.. ....1.";..
~J'l
. ,.$.~ ,~,.~.,~ .-
ali
.~'ta~~~l(~#..:r..
~[ _. U;,.,,,.,,.,...... ~~~.
.:.,.:...1"''':.... ", l:-.
t!~!~ .i:,~;;~:@~ ~J!{
"~'"'''' '?'H:r""',,, -. "., ,K. .~ l'",
~:~i:~:-~: :::~::~-'., .:.;
'~C~~,.L._._ 'l" '-l" Xt'f)f ". r . ""~"-'<'~-"''''.
?i'.f . ::.:j:.f.. .::.: :~ '1':"-
t~~: .~~~~~.,;~; . .~.::>;~ :';:
~':'l..:_.,~::,._'~.<. .r~' ."
.. ...... .........;. :: I '. -:'..;..:' ":':,:-;.
.;.~::.
......-:'..."1...
":!,. ~:
. '-.." ..
.....:.......:.:...
" .~;!,.. .
.:. .. .
.... .~
.- '...
'.. ."
'.. . .
::...g
".
.. . ~.
: ..
.,> - .~': ....:~;
.-'. ..... .'. ". : ....
:2;::E' :,::;::-r;;',::', f,/:~ L:.
....:.,:.l!~~~s:~~-~!t;:.:-.;.)
., '. ,.',
. ~ ..... .,.
:.~!:~";\~.\!.:,d:~~~'/;~"X :.;;:;:~;..
'.,
,.. .~.' -;.~. .~ ::: :
,.:: ';~ ;.~;:'~.: ':....:..~...:......~.
.. .
. -:'. .
'. .
"-E'
~ '. . :.. '.' ..
..... .': :
l~< ~i~~,,;'jf~~t;f~:;..
..t. "'''~r'''''''''' . "-'~""'. . ". . .,.,~
.' .: ....~.. . .:;,':(;:~\ ....:: ..' '. ..:::::,:.::~::.'
~;j~R~~l:~::~{j'yi.:'~t~ :i;;~~_~'.
'. 8~~~tB ;:.::-::.:~~.. '.C .'..( "., -re :i....
'i~~:~~'~t
~':;.:~k~~ !~~~r';-;"J
~ ..~:~ ~)f ~::;::r.i.~.
. -.... . ~.i'. '.' ,.
.' ~:: ...~.;:.f....... ",~:~~..'~~f'~
:. .'-':..'.':::...;. ..~~.:. .~":
to:'
':- ~:"io ': ~~~'7;~:~.::., "
.;:~ "~ :: .~~..; Fl:~:~'
.' ...."'.. :.J~.:.
'1. ~ " - '1~.,';
.'. r', ':":'. ...~r::..
~ . .. :. '.,. '.
. . ~ .. ...... ~-,
.- .
I.
<.
"
{~:*:~Fn.~.t~J~l~;?
. '-. '-,,, ~-:f''''''' .
;:7.:';~:~;::~;. ir;..j(,tf.. :,:~;~;'
,.~.~~ :;:.; ~~ii : B:1~:;:.:":"'
. """:'900,..
.' .....~.."...
'.:.:'L~:"" ~'z'l"::~';'
l.!-I j' /
'.. ..:ml '. .
'. ',~.'-;::.,-::-:,~:' :!Z:iL~".: .':
.. "~": ':~~r;'"
.....z.,
-. :;
." '.:: ~m.~:~" ::. '.
"
"
e
e
e
~n'h~
-~
922
'~:.."""I!l':KI~ :..:.t:;..,r'-"'.i:J,
921
...
~
. , .. !)/~
/t:.' ,
. ~-J~:C
..~..
'.. ..' ,.
, . ,
.~: . ;. .
. .',
\
\
e
!..'
"L-
""":~::E
,', ;', r '----,.._
, -- --".F
--:--..
" )'1
. ~~.. .