6.2. SR 02-05-2007
Item #6.2.
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Clark, Community Development Director ~
DATE: January 29,2007
SUBJECT: Community Development Discussion
The purpose of this memorandum is to outline a framework for discussion between the Community
Development Department and the City Council on a wide array of issues. In part, it is hoped that this
discussion will assist in establishing expectations and direction on such issues as code enforcement,
staff report recommendations and overall priorities and secondly, to inform Council on the
Department's key initiatives that are currently underway or planned for the near future.
1) The League of Minnesota Municipalities has given the City a news release ( attached and
dated January 10, 2007) that a number of cities are contemplating changes to their billboard
ordinances since that industry is now developing billboards as television monitors with
copy that can change rapidly. It appears that many times the electronic billboards are
retrofits of existing signs. Since the City has a large number of billboards, does the
Council view that this is an issue that should be addressed?
2) At the present time staff is unsure how Council wants to handle code enforcement issues
(e.g. proactive, reactive, areas of concern). An example of this is a local car dealership that
has a sign that violates existing Ordinances and prior to an enforcement action, staff views
that Council discussion and direction be provided. Staff is proposing that one option for
code enforcement is that prior to taking any action that a informational memo could be sent
to the Council regarding the action, issues, etc. and if no request by Council is given to pull
a given item for future discussion, staff would proceed accordingly. In addition to public
nuisance and Zoning Ordinance enforcement, the other major issue that would be included
in here regards issues associated with certificates of occupancy that are major in nature
(meaning that health and safety considerations are at stake.)
3) Another important discussion item is staff reports. A recently expressed concern is that
some staff recommendations are "creating policy" which should rest solely with the
Council. Staff understands that final policy formation rests with the Council and in no way
does staff attempt to create policy with our recommendations. In reviewing zoning and
S: \Cornmunity Development\Scott Oark \2007 CC memos \City Council Update 2007.doc
subdivision applications, staff is of the opinion that there are two major areas of review: 1)
A quantifiable review that looks at the "numeric" requirements such as lot areas, setbacks
and other objective information and 2) A qualitative review of existing policies which is
the subjective aspect of recommendations. In the zoning and subdivision ordinances there
is an intent section and staff s opinion is that it is our responsibility to inform the Council
and the various advisory commissions, as to how the proposal meets, or doesn't meet, the
end objectives ofthe City's Ordinances. As an example, one ofthe policy documents that is
often referred to in subdivision and other staff reports, but has not been formally adopted
by the City, is the City's Natural Resource Inventory. Staff would like direction from the
Council regarding the continuation of this document as a working policy, and any other
comments regarding the overall policy concerns.
4) An objective of the Community Development Department for 2007 is to encourage a
stronger relationship between the Council and several of the commissions that are staffed
by our Department. At a future time appropriate to the City Council, staff could
recommend the Council and Planning Commission meet as a joint group to discuss agreed
upon goals and working relationships. Prior to this type of meeting staff would work with
the Planning Commission to develop a list of priority projects and to assist in articulating
any concerns relevant to working relationships. In addition, staff is working with the
Heritage Preservation Commission to have them better define what they perceive their role
to be and equally important, to establish an advisory position regarding future downtown
redevelopment issues.
5) In 2006 the Community Development met to develop a one to three year strategic objective
work plan based on perceived community needs and anticipated Council concerns.
Attached with this memorandum is a copy of the same dated September 2006,and staff is
seeking direction regarding priorities and any omissions.
6) In March the City Council will receive the Annual Report which has the full slate of
Community Development goals for 2007. For informational purposes, in addition to the
normal Community Development work load, the following six special projects are the
Department's key focus:
a. Completion of a Gateway Business Park Plan and opening the Park in 2008
b. Finalize the Comprehensive Plan's Financial Modeling Plan
c. Complete the comprehensive Downtown Redevelopment Plan
d. Establishing strategies for developing additional industrial properties
e. Complete a Storm water and Erosion and Sediment Control Ordinance and if
adopted, establish training sessions for the same
f. Tree Preservation Ordinance developed through the principles of the Natural
Resource Inventory.
7) Other issues of Council
If the Council has any comments or concerns regarding this memorandum prior to the
meeting please contact me.
S: \Community Development\Scott Clark \2007 CC memos \City Council Update 2007.doc
Cities consider how to respond to new billboard technology
Page 1 of 1
Cities Bulletin
ONLINE EDITION
Cities consider how to respond to new billboard technology
Issue 2
By'[or11_Grun4hogi?r
Published: January 10, 2007
..
Over the past several months, a number of billboard display companies have been introducing a new digital
display technology along some of the more heavily traveled highways in the state. This includes highways in both
greater Minnesota and in the Twin Cities metropolitan area.
In fact one company, Clear Channel Outdoor, ha~necently touted the fact that it had reached its goal oflaunching
four to six new billboard networks by the end of 2006 with the installation of eight, large, digital displays in the
Twin Cities metro area. The new billboards display bright vivid images and change sign facing as often as once
every eight seconds.
While the new technology is undoubtedly effective from an advertising perspective, it has raised traffic safety
concerns in several communities. For instance, the city of Bloomington recently completed a review of safety
studies related to the new technology and concluded it needed to do more with its sign regulations. The city
initially adopted a moratorium in order to study the issue. Then in October, it changed its sign regulations to limit
the frequency of sign facing changes and the brightness of the illumination. More recently, the city of Minnetonka
was sued by Clear Channel over a city permitting issue related to a digital sign.
In response to this emerging issue, the League convened a meeting of a number of affected cities to talk about
how and whether existing municipal regulations might be modified in order to respond to some of the issues
raised by this new technology. We are currently in the information-gathering stage and we will convey
information to all cities as it is obtained. The League is also in the process of scheduling a meeting with Clear
Channel to get its perspective on the matter.
Cities with questions or concerns may contact Paul Merwin, LMC, at (651) 281-1278 or pmerwin@lmnc,Qrg; or
Tom Grundhoefer, LMC, at (651) 281-1266 or tgrundho@lmnc.org.
LMC Board
QLQirt:lc:t()I~
Editor;
Eri9aNorrisPI::rlman
Dt:lsigner:
Stephllnie Th()t:l
Executive Director:
Jim Miller
Copyright ~ 2006 i-f!Clgl!e Qf Mirzl'1f!sQta Cities
145 University Ave. West, 81. Paul, MN 55103
Phone; 651-281-1200 I Toll Free: 1-800-925-1122
Fax: 651-281-12991 TDD: 651-281-1290
. Return to Home
http://www .lmnc.orglbulletinlstory .cfm ?id= 13 06&title _ id=7
1/1612007
!01~ Ii. ~
- l>
. 2
~ , ~
~ ,i,.....,(
':fTl
v~
..a...J
C
OJ
E
OJ
..a...J
CO
..a...J
(f)
C
o
.-
U')
.-
>
co
-..0
o
o
f't
r.
t
S
(1)
~
~
(1)
rJ)
......
-1-1 1- I'I"'C
C (]) ... l ""
> U).......
(]J __ (]J 0
E ex:: .;2 c
~ ~ U) ~ 5 .Q
a. w "0 'C ~ rt]
(])....... ~ C'I 0 (])
o 0 E -(]J c.. 1-
+J~ t:a.u
c ._ ~ .- 0 (])
(]) u >- (]) E
E -1-1--1-1
~nJronJ"O
c.. -I-I..c 1- > c
.Q l.... ~ .a 'i: nJ
(]J 0 ~ - c..-I-I
>~ ~a-c c
(]J......~ c (]J
o2~"OnJE
~Oh'll c +J
~E:s:~gID
5e~i9-g~aj
E a.:W c a.'- u
~ (]J co
E.8~E~~o.
o Ec..oO\l-
u U) .- ::::l 0
(])~oU)c
(]) > ~.= ID'- (])
FEa~~t:~
. U) (]) nJ 8 ~
!~.'"'
~~
4~~~
.^.,~~
~c'.
'''0'
-1-1
C
CIJ
E
CIJ
-1-1
co
-1-1
(f)
C
o
--
(/)
(/)
--
:E
0)
>
~~
-- 0)
e Ul
:J Ul
E co
Eo..
o E
uS
0) e
..cO)
-I-Je
...... 0
e __
o Ul ..
-Vi -~ ID
-- E >
> --
l.... -I-J -I-Ju
:JeO)
o 0) -~
-E.o
~-I-Jo
-l...."'tJ
:J co '"
\.i- 0.. ' u
o 0) e
1-0.0
.
Ul
-I-J~ E
e ~ Ul Ul
OJ -; ~ 'C ~ ..
E" r-nCO~Ul.
1: .~ 'J...c ru e u
ro .~ ~ ~ ~ .Q :=
0.. ...... - - E a Ul .0
~ S e 's -~ :J
L....I "\I :J CJ)...... E 0..
OJ -1-1 E .~ ~ E co
..c ro E ..c .~ 0 ~
~-E o~....u~
c>-~ u.o..... ......0)
.C ..c ~ ~ 2 E: ~ rn
· Q c.. c:: OJ lJ) E l... OJ
o..~"':cOJa~-E
o~ u >-Q.o
· ~ == \,j ro..c cu ""0
CJ)..c ~ ...... ,,~ ..c e
2 o..~ -g Ul i:~ co
coco~co~'i:::~~
~o..~~BlJ)cuOJ
o i::: · - OJ ~ :::i ""0
g.""O ~ t::sg ~o
-I-J co I;; 0) 0 co a -ffi
-......... "'tJ ~ ..... ~
co - ~ --"'tJ -I-J ~ ~
Ul ~ ~ 0 e ~ 'S 2
<:(UlruI-CO-I-J'5Ul
. .
.......,
c
Q)
E
Q)
.......,
co
.......,
CJ)
c
o
--
en
en
--
~
OJ
..c
......., en
o 1-
.......,OJ
QJ ~
.~ 0
~ ~
'Ii ~ ·
en
.5: .~ Qj
QJ..c32
~ en' ~
qjt:OJ
=15OJ~
gJ "'C CO
~ -Vi t)
~~~
,., , .....en 0
~~-
o -- Qj
EC..c
o::J.......,
~ E 0
Cl.E"'C
o 0 C
I-uco
.
.~ ~ ~ ~
~ .~ 0 2
OJ . ~ ......., C
C .t:cOJ
~ ~ OJ u
i1Jco pJEen-
-=::0. ~o.enro
~ ~oOJ~
~~ ~_C::J
~ \,I J "OJ - - .......,
'i::OJ ~>enco
C ..- OJ ::J C
"'C -- "\I ~ ..c ,."
C ~ ~ '-' ""
CO ..c " ~ en'..c
. '" "'C""""
......., "'C .c "'C 0 ~
Cc !Qcoo
~co ~CO..cc
1- a ......., ~ 0
::J en ~ C 0 --
Uo ~(]J.n1O
o ~ ~ ..... E ~ 2:
~ en ~ OJ 0. -- OJ
OJ -s: -C CJ) 0 ~ en ..a-J
......., I.'::J co Qj OJ C
co .i:J E ~ > en Ci OJ
u ~ ::J OJ J... E
o~E o"'COJOJc
-6 ~ 0 g (]J .~ :5 0
co's u OJ..c ~ _:
O~OJ .......,~"'C>
~..c oc-cc
I- a; ......., I- - - LU co OJ
. .
~~
40~2
c~
.......,
C
OJ
E
C-
o
OJ
>
OJ
-0
~
+-' ~
c ..c.....
OJ .~ ~
EUl~~
+-' +-' +-' '-' -0 >-. la
L.~CC)C:E:S
ro~O)"roU"
c. "I- -0 .,..... ~
OJ OJ .- 6 ... co :::i
O-l-l"O.Q"'t/)~
-I-Icc~6CO~
c OJ co ..-. "'Iii:: ~ ~ "tI
OJ E OJ .;::1.~ ~ a c::
E a.~ CU t a ~ ~
g..Q t/) t:: a oW OJ .....
_OJ> ...t/)~~'-~
~OJ~ID~;:jji~~
O)-ooc~:t~c~
"'" 0) ~ .- ,,0) ~
L....I~O)Ul ~
~'- 5}~';:: OJB ~
._ 0 0 ~ ..c
c ~ ~"O..... -1-1 ~ .~ oIJ
::J OJ a. c.r:: 0'1 ~ .... ~
E 1U c co "0 .~ '- ~ CU
E g .- co 2 -5i 0.;::: E
o > g:P co :..= .~ S ....
U -0 .- C c..c ..... E ~
ro+-,O)O)ro~ ~
--o>+-,O) Ilia
0) _ ::J · - ::J Ul +-' ~ .....
..c := ~ t/) ''--' OJ c ~ .:;::
1-~~~~OJOJag;j
. '- U ,
en
c
co
(])
:E
I
+-J
C
(])
E
c..
o
(])
>
(])
-c
(])
~
"'C
C
ro >-(]J
-E "'C::J · ~
1...."a...I "a...IV)
o ffi"a...l V)C
C EC C1(]J
~ (]J C ..c
C (]J E .- (]J
ro~U(]J CI...
-c1.... co..
a..ro~o. roE
co..cE 0.0
V) ~ (]J .- I... u
o06(]J.8 CO(]J
"'C ~ P "'Co ' ^ en t) ..c
. _ :> ro '" J "a...I
C :> > U roC ~..c I...
o 0 1.... ~ "a...I (]J
U 0 (]J ~ (]J 1.... 01.... 0..
V) .- E 0
>-(]J(]Jc ~C(]J
~ .~ 5. E::J (]J >- ~ C
IV) ..c"'C~>
C "'C E .&-I :J ....... ::>
"'C(]J (]J 00 0 "'C t) -g ~ U)
..c uC "a...I (]J
"a...I (]J ..c ro U V) "'C · -
ro I... 1.... · - - U
C 0..0-55= .b >-0==
(]J E "....,..- V) (]J ro 0
> ~-(]J >(]J
:Jo..c..c:JE>co..
._ U C1 ro - 0 (]J .- C
Q.f · - "a...I ro "a...I "I-
1"'tJ<((]JV)>(]Jro(]Jro
L.L CUJ= 19l90a:
. .
.
. . .
_',~.lj~
~2
..c
........,
~
o
1-
19
~
OJ
Z
(]J
-I-J -
e "'C Q)..c 0'1
Q)e .c ctl c
E ctl -1-1.2 .-
-1-1 U) I.l- ctl "'C
L. Q) 0 > 'S;:
~O'l.. ~.c 0
Q) ~.~ Q) ~ 5.
OctlO'lP 3: "'C>-
-1-1 E e e -1-1 e ..c
e :pQ) e ctl~
(]J ~"S (]J 2 Cb It, U)
E 1:: U).c U) :::i · ~ "'C
c.. -1-1 Q) -1-1 'Vi -;;: ~ ~
o U) L. L. e ~,,~ e
Qj Q).c.P 0 ~;:j
> . _ -1-1 - U "'C Cb.... Q)
~2~ ~ ~ ~:iS es,a
~ b ~ .~ ~ U) ~ 2: g
._ U) 3: ~ :e ~ J! a ~
~ .c Q) ~ "" L. ..... '"
U) e ... ~ 0:J .......... ~
E'- ~ ~ ~~I.l-
E ~ Ml g) ~ Cb Ml .S ~ .~
o -1-1 U Q e !! L. .~ E Q)
u U) e c::: :J ... - ~ "!""lo-l-l
Q) ~ ~ .!! E ~ ~ .~ ~ ~
F=~~ ~~~.a ~~i
. _ CQ U ..... ctl ~ !;;:: "'C
. e .... cu ctl
.
.
.
Ul
c:
co
(]J
~
I
..c:
~
~
o
L..
l!)
~
(]J
Z
l...
~
(/)
C
co
l...
~
QJ
l...
:J
(/)
C
QJ
o
~
QJ
tJ'
C
CO
l...
l...
QJ
"'C
.- QJ
~ U
~ CO >- C
CO > "'C ~
c.. 0> :J .- ~
~ ~"'C>
LL (/)- (/)l...
(/)- """,,--0:0
Z QJCO G U
............. c 0 .- tJ' QJ
QJ .- ~ - C .~
U (/) 0 .- ..c
c :J>- c..CO
CO c >-..c ~ "'C 0 QJ
CCO"'Cl...~ CNl...
.- - :J 0 CO In:>" :J
"'C c.. ~ "'- l... ' '" ~
0'\ l... ~ (/) (/) ~ QJ U.- ~
\D 0 C ~ "'C (/) (/) "'-
,...... ~ QJ l... l... ~ :J "'- "'C
",-cEcocoQJ Oc
0.. 0 QJ c.. "'C ~ (/) -g ~ CO
E l... """"-- E QJ - C CO C In QJ II
· - 0 ",-. c.. tJ' CO In E ' '" .......
"'C '''' 0 - .- C
l... "'C :J 0 CO .0 1;) .- > QJ
o .- ~ - C l... <( 0.. tJ' QJ l...
"'C t: (/) ~ coE QJE coo . ~ l... l...
.E Ou U QJ .2l UJ I I .~ .~ :J
. - E (/) ....... ~ U
0(/).b"'CC5 QJc..~Eco(/)
U (]J l... .- 0 ~ ~ E ~
= QJuU"-'Ol...- QJ
EIE~c ~Qjco~QJ(]J
(V')~o~~trco>Ecot)E
0'\ _ QJ - C l... QJ "'- l... >-
,......UJ19Uu::........OOo19(f)~
~
.-
(/)
C
QJ
"'C
c
o
.-
~
CO
~
C
QJ
E
(]J
. . . . . . .. ..
~(~
~
>;~2
6~
V)
OJ
U
L..
::J
o
V)
~
co
L..
::J
......,
CO
Z
OJ
..c
......,
CJ)
OJ
.- ~
......, -
'0 ....:s;
OJ co ... ;> OJ
::::......,..c
..cCJ)......C......,~
~CO~OJ~-
OJ.?;-"'EO~
c: ._ e: ~ V) '-'
OJ~...l....OJ
V)c~coa.:::'"
OJ OJ 0..- ~~
1...-c,"OJu~
a. .- .;:0 0 c ....
"0 II ~ ~ 'C ~
C .- ~ c a. :!OW
co "0 .S! OJ OJ ~
OJ C loa.;;; E..c ~
u CO -- a. ~ ....,
C V).. ~ 0 OJ !Q
coOJ......a:;Ot:
~~J96iE:::i
OJ::J~Oo~
.8@~.?;-5.CU
l.... ~ ~ .- "0 ct:
OJ_~cc"""
"Oco~::JcoRl
1... 1....~ E ~
o::J!S: OJ~
c1O~E~""
_ccu8:P~
. ::J IIIIiiiiO
U')
c
co
Q)
::E
I
U')
Q)
U
L..
::J
o
U')
Q)
~
CO
L..
::J
........,
CO
Z
~
-
w
-c U')
e E 0
(f) &: .~ ~ -1-1 II
>- Q) ~ c... 8: ~ 1:: ID
.~ ~ a.. S .Vi 1... e ~ E
- +-I Z U) U') o...Q OJ ",
o .- OJ U') - "I.'
o..-c ~ ~ U') - U') OJ >
e ~ 0 o.~ ~.E- 1... 0
O 0 U') U') ~ CO +-I 0..1-
", ", +-I E e
:o~ ~~1- e OJE
CO 0 0.. 0.. 0 OJ 0 E .-
2: 0.. .0.0 ~ E U +-I e
eee OJ~1-
OJ U') E .- .- CO ~ - ~ CO .!S!
U') ~ 1... 1... - 0 c...- o..-c
~~~c..o..c..eEuOJOJ
0.. U C1 '0 '0 >- to .- >- 0 E
", ~ 0 U U C1
"I.'Ol...ee~~l;:::CuU')-c
~ +-I c.. 0 0 0 0 .- ~ e
+-Ie :p:pc..1-~IDcoCO
Cl Q) 6 19 19 Cl I- 0.. >- c... Q)
.~ E :P e e .~ ~ U') ~..!: 0..
~~19QJOJ~co~-c~(9
.- .- U') E E .- .- OJ ~ U')
:C:COJQJOJ:C~:C+-l~+-I
co co 0 a. a. co QJ co .!S! 01- ~
+-I +-I I . - +-I > +-I +-I "I.'
U') U') Qj E E U') .- U') .- :> .b
W W 1- ........ ........ W ~ W . ~ > U')
. .
.
. . .
.
~~
~~2
0..
--
.J::
(J')
C
o
--
~
CO
~
-
-
co -......
..c -0 ~
U') C -- (]J
+J:Jc ..c
co:J +J
~UEO'lW
~ ~ E .~ .~
1... __ 0 ~ (ij ·
~uu 0"0 C
W 1..:.."0 > l.... 0
'" 0 C:> (]J--
L....I I'n1...+JU')
~ 10 IV W ~ .~
C 1.... U') U') (]J E
Wt)CO..o
E 'c .Q U 0"0
0..'- U) CO ~ C
o E'~ l.... CO
(jj"OE~WC
> <C E := "E ,0
(]J >-.. o..c 0 Vi
o ~ CO .-
__ U +J C >
>-.. U U') --
~ "'C (]J c.. U')
__ ..c C (]J
C -- --
~:!:co.8~:!:
E~U)U)C~
E~"E g-~ E
UO~~o~E
>CC1....(]JO
Ol1....U
.
~
--
~
c
OJ
-c
1--1
~
--
C
::J
E
E
o
u
......
..&,...I
c
OJ
1:: ~~ E
OJ II ~ a ..&,...I
E ~ Ul
....... S! OJ .... '"
..&,...I ..... ~, > ~
~ E S .~ :t..
ij}ei))~O
oe~"OCIJ
..&,...I c ..;:
C\.l-..cCO.....
OJ 0 . ~ ..&,...I ~
E..&,...I]5c-...;
c..c..coOJ'-'
oOJ..&,...IE~
_ U Ul ..&,...I i::..
OJ C OJ Ul ~I
~8o~S:
o ..&,...I .....
OJ 1....~ >-
~ p ~ OJ Vi ,,~
.- 1... Ul ::J ~
C OJ 0 co Oll~
::JOc~::J~
E E .- U c "
E '" c .- '-II
o c-.- 1:: ~
o 5. ~ ,,:-- 0 :'-'
u_.....~u~
OJ-~'-II ~
..c~~~-g~
I- Ul IIlllliii1 ~ co tj-
.
CJ)
c
co
OJ
::E
I
>-
~
.-
~
c
OJ
-c
.........
~
.-
C
::J
E
E
o
u
1:J ~
Cl eo 1...
c co Ul 0 ......
0) 0 -c tJ ~ ~ ~
u UJ c -c ~ 0
c co Ul -1-1 -I-' --
~1:J 0.. c -~ m. 0..
-I-' C 01:J~c 0)
C co u-- 0
0) -- Ul C - -- u
UClUlOCO~>- ~
0)-- -- u C.,I:..I 0 \U
~ U -I-' E -1-1 - 51 Cl - - -I-' 0..
U-- UJ co E co 0 0 C 1... Ul
1....b C-u~O)O)
OJ ~U)8OJa3OJE"O:.p
::c 1... Ul..c L.. E oL.. - C
co (501:J0) -
ij:: 0~cc..~coc8cE~
-- -I-' Ul co co --
-I-' ", ~ 0 ~ E
c Cl -~ Ul 0 0) P 0 ~
0) c~1:J >co EOUl
1:J -- C 1... >- -- C >- Ul U
- - -I-' ~ co .,1:..1 Ul .,1:..1 - - 1:J
0) ~ -- -- C 0)
>- ~ -1-1 0:= C C := 0)",
- 1... L....c..c 0) - - ..c CO..c \U
ro co 00.. Ul - U; >< ~ - U; ..cu -1-1 C
0) E 0.. ~ co 0) '-J J co 0) 1:J 1:J
U 0 _Q ~ Cl.8 ~ Effie
>- ~ 1... C -1-1 co
~ · __ 0) co 0) -- >- 0) 1:J Ul ......
-- Ul - 1... > 1... 1... .,1:..1 1... ", .. Ul
-I-' -I-' ..c 0 0 0 -- 0 \U -
ccco-..c-_U_-I-IO)1::
0) - - -I-' 0.. -I-' 0.. 0.. 0) 0.. co 1:J
1:J 0 Ul X -5 X X ..c x (jj C ~
.....-t 0.. UJ UJ :> UJ 0) -1-1 UJ L.. ~ :>
>-
0) 1...
> 0)
L.. -1-1
~-I-I
Ul 0)
..c
.
.
. .
.
c..
--
.c
(.f)
c:
o
--
~
CO
~
-
-
co -....
..c -0 ~
U) c -- OJ
......, ::J C ..c
Co::J ......,
~UEO'IaJ
+-J ~ E .~ .~
~ __ 0 ~ 'Qj ·
~uu 0"0 C
aJ 1....:.."0 > l..... 0
o 0 c ~ aJ 'Vi
+-J ~ CO aJ :t:: .~
C i... U) U) OJ E
aJ~co..c
E 'c .Q U 0"0
a.'- (/) CO +-J C
o E'~ l..... CO
Qj"OE~aJC
><CE=="Eo
~ ~ 0 -2 0 :~
__ u ......, C >
~ u U) --
~ "OaJ"'(/)
__ ..c C ~ OJ
C -- --
:J~co.8~~
E~(/)(/)c5
E~"E g-~ E
oo23ocoE
u~carnQjo
~ u
.