6.10. SR 06-18-2007
REQUEST FOR ACTION
To Item Number
Citv Council 6.10.
Agenda Section Meeting Date Prepared by
Communitv Development Tune 18, 2007 Teremy Barnhart, Planning Manager
Item Description Reviewed by
Request by City of Elk River for approval of Preliminary and Scott Clark, Community Development
Final Plat (Resolution) (Civic Campus Addition), Case No. P 07- Director
07 - Public Hearing Reviewed by
Action Requested
Approval of the Preliminary and Adoption of Resolution approving the Final Plat of Civic Campus
Addition, subject to the following eight conditions:
1. All comments of the City Engineer's memo dated June 6, 2007 shall be addressed.
2. In addition to the easements shown on the pre-lirninary plat, the following easements
shall be provided:
3. An access easement in the northwest and southwest comer of Lot 1, Block 1 for access
purposes for the adjacent exception parcel.
4. The following fees shall apply:
5. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City Ordinance and Land Use Application prior to
recording of the plat.
6. Resolution of the gas main issue with Center Point Energy.
Background/Discussion
The City, as property owner of the subject property north of the Sherburne County fairgrounds and west
of Orono Park, wishes to subdivide the property to form three parcels. The parcels are created to house
a proposed YMCA health and community center (Lot 1), an existing water tower and associated
equipment (Lot 2), and for future park expansion (Lot 3).
Financial Impact
None
Attachments
. Location Map
. Memo from City Engineer dated June 6, 2007
. Resolution granting Final Plat approval
. Final Plat dated May 10, 2007
General Information
Case File: P 07-07
Page 2
Civic Campus Addition
City of Elk River
Applicant
60 Day Rule
Requested Action
location and Size
City of Elk River
The application has been deemed complete as of May 5, 2007.
The Ci must take action b S tember 5, 2007
Preliminary and Final Plat approval
Approximately 10.05 acres west of Orono Park, south of
Highway 10
location Existing Use land Use Plan Designation Current Zoning
Subject Vacant Open Space R-lc
Property
North Across Highway Community Commercial C-3
10, Fmr bowling
alley
South Sherburne County Publici Semi public R-lc
Fairgrounds
East Lake Orono Park Open Space R-lc
West Bill Mathews auto Community Commercial C-3
facility
Overview
The City is requesting subdivision approval to create three lots of varying size to accommodate existing
and future land uses, including a proposed YMCA and water tower.
Applicable Relulations
Subdivision
These findings are necessary for the city council approval of the preliminary plat and the final plat:
(1) The proposed subdivision is consistent with the '{flning regulations (article VI rif this chapter) and coliforms in all
respects with all requirements rif this Code, including the '(flning regulations and this article.
(2) The proposed subdivision is consistent with all applicable general and spedalized dry, counry, and regional plans,
including, but not limited to, the dry's comprehensive development plan.
(3) The pi!Jsical characteristics rif the site, including but not limited to topograpi!J, soils, vegetation, susceptibiliry to
erosion and siltation, susceptibiliry to flooding, and drainage are suitable for the type and densiry rif development and
uses conumplated.
(4) The proposed subdivision makes adequate provision for water SUPPlY, storm drainage, sewage transportation,
erosion control and all other services, fadlities and improvements otherwise required in this article.
(5) The proposed subdivision will not cause substantial environmental damage.
(6) The proposed subdivision will not conflict with easements rif record or with easements established i!J judgment rif a
court.
(7) The proposed subdivision will not have an undue and adverse impact on the reasonable development rif
neighboring land.
C:\Documents and Settings\jjohnson\Local Settings\ 1'empomry Internet Files\OLK49\Civic Campus Add P 07-07 CC staff report.doc
Case File: P 07-07
Page 3
Civic Campus Addition
City of Elk RJver
(8) The proposed subdivision is not premature. A subdivision is premature if a'!Y of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer {Ystems.
d. Lack of adequate off-site public improvements or support {Ystems.
In the review of the standards for Final Plat as outlined, it appears that the request is consistent with all
of these standards.
Analysis
The City requests formal approval to subdivide the subject 10.05 acres into three lots:
Lot 1, Block 1 7.66 acres
Lot 2, Block 1 .84 acres
Lot 3, Block 1 1.55 acres
City Staff and the City Engineer have worked to create a plat that best meets the goals of the City, and
the intended end user.
No new streets are proposed, although an existing easement along the west edge of the plat is proposed
to be vacated. This private roadway primarily provides access to the adjacent automotive repair and retail
establishment, appropriate access will be retained through the recordation of a conditional use permit
application and easement.
The proposed layout provides adequate land and associated setback for the existing water tower,
provision for future park land expansion for the adjacent Orono Park, while maximizing the land for the
YMCA. Conditional Use Permit file No. CU 07-14 goes into further detail regarding the layout of the
YMCA, including shared parking, and storm water retention facilities.
Comprehensive Plan
The proposed subdivision is consistent with the Comprehensive Plan.
Parks
Park Plan - The Comprehensive Park Plan does not indicate any park target area nor trail corridor in the
wider area.
Transportation
Streets - No new streets are proposed or necessary with the plat as presented. There are plans to vacate
the prescriptive easement for the private roadway on the west boundary of the plat.
Trails - No trai1s or sidewalks are proposed as part of the plat.
Utilities
Water - Service connections will be provided for the water and sanitary sewer systems, to serve lot 1 and
3. Existiug services for lot 2 will be retained.
C:\Documents and Settings\ijohnson \Local Settings\ Temporary Internet Files\OLK49\Civic Campus Add P 07-07 CC staff :report doc
Case File: P 07.Q7
P'll"4
Civic Campus Addition
Gty of Elk River
Storm Sewer/watet - Storm water retention and treatment will be handled in the north portion of the
plat, and will provide necessary capacity for both the proposed use for Lot 1, Block 1 and the existing
backwashing needs of the waterpower and pump buildings (Lot 2, Block 1)
~ - Center Point Energy has indicated that they maintain a gas main through the ptoperty. There is no
easement through the property for this gas main. The YMCA has begun negotiations for the resolution
of this issue.
GradinglDrainaee
No grading is proposed as part of the plat. Appropriate drainage easements ate provided as directed by
the City Engineer on the plat.
Landscapinf
As there ate no additional streets, no buffer, street or lot trees ate proposed as part of the plat. The
adjacent Conditional Use Permit, File CU 07-14 will address necessary landscaping requirements as part
of the improvement to that lot.
Plannine Commission meetine
The Planning Commission held a public heating at their meeting on June 12,2007. No comments were
received for or against the proposal.
Recommendation
Staff and the Planning Commission recommend approval of the preliminary and final plat subject to the
conditions above.
Respectfully Submitted
~~
Jeremy Barnhart
Planning Manager
Action
Motion by_
Second by _
Vote
Follow Up
C:\Documents and Settings\jjohnson\Local Settings\ Temporary Internet Files\OLK49\Gvic Campus Add P 07407 CC staff 'Ceportdoc
~---/~=--.
I /
I~ '1,"\
",I
Il.-ilr!-
I i
L-/
iT I~ EI1~ I
I
I
I
i
\
\
,>1
I.>
i
i
,
I
L
"
1\/
I
j-LJ
1-'
I-
I-
1-
:-1
lL
II~J
I--=:. :1
I
I :=.'~ '_'I
,,~~lA 1,,- ~
c<'
/. t
H' J....
II I, 'I", "'1IIf'!"
l'r!(-
rl I I , ~
ill r ~=-.
I
I!
/~--t._~-1.j
. I
,
-.---+------
';:':1
/4
//' /.~ /----~
/
.//
CcJ
,~
,.J:....
e-
en
o
.:::J
CL
<(
.------
-': .I' II
Ilc~,:;z--...tl
c
_~ T/-f LET""""C
(1 C; 111 p'LIE_\-
i-_ r
'~f= i~}U I I [,~
,~:
~ I
---/- "
I
~"'-j
I
1
~,
, '
I :~i
i, I,
l'.:S
A
lCAR'}i-
Location Map
-----
----------====-~~ ---
_/:::--~~~-::----~---
~
.
~
,
~
~
.
~
/,.-
/,.-
.
~
~
,
~
~
,
,
'~
~
,
ORc-!]\ro
~
o
~
~
"
.
g
o
.
.
~
,.
"
j~'ARl(
"
~ '
i=,iF't=;!
1,-,
- --'
j-'_-4j\',-"'C '
--'"_':';
3 'if= [I It;",! ':8
l-:j(I' ~, '
,
,,~~ ~~
hi', ,- -p:J
~
N
Case Number: P 07-07 CIVIC CAMPUS ADDITION
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer
DATE: June 6, 2007
SUBJECT: YMCA Site Plan
File #226-161 P
As you are aware, we have worked closely with BWBR, the architects for the YMCA site and
their engineer, Bogart Pederson, to arrive at the proposed site plan. From a utility
standpoint, the building is proposed to be served by sanitary sewer extended from the
existing sewer in Orono Park, just east of Gary Street. Watermain will be looped from the
existing water tower just north of the proposed YMCA building westerly to the intersection
of Joplin Avenue and lH 10 to create an additional loop in the water system. Appropriate
hydrant locations will be placed off of this watermain loop to provide fire-fighting
capabilities for the proposed building. Storm sewer is accomplished through a series of
small diameter pipes leading to a pond along the lH 10 frontage of the site. The pond
incorporates the existing pond for the water treatment facility backwash discharge. The
pond is sized to hold 100- year runoff without discharge. In the event of a larger frequency
storm, an emergency overflow will spill into the lH 10 highway ditch and eventually find its
way to Lake Orono.
Access to the parking lot will be from two driveways off of Orono Road. There will be no
direct connection to lH 10. The most westerly driveway along Orono Road will also
provide access to the Matthews Auto Sales building located just west of the YMCA site. The
site plan calls for a sidewalk to be constructed on the YMCA site adjacent to the Orono
Road right of way between the two driveways. This sidewalk will then be in place for future
extensions.
The City is platting the property. The property will be divided into three lots. One lot will
contain the existing water tower, well and treatment facility built several years by the Elk
River Municipal Utilities. The largest lot will contain the YMCA site and the holding pond.
Lot 3 is along the east side (Gary Street) of the property. It is being cut out to be reserved
for potential future Orono Park development.
If you have any questions regarding any of these comments, please contact me.
S:\PLANNIN'G\Case Files\Plat\P 07-07 Civic Campus Addition\06 06 07 Engr's comments.doc
RESOLUTION NO. 07-
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
CIVIC CAMPUS ADDITION
Case No. P 07-07
WHEREAS, application has been made for final plat approval, pursuant to Section
30-374 (a-g) of the Elk River City Code of Ordinances, of the property legally described on
attached Exhibit A and hereinafter referred to as "the Property";
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF ELK RIVER, as follows:
L It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed plat is consistent with the Land Use Regulations and conforms
with all of its requirements.
B. The proposed plat is consistent with all applicable general and specialized
city, county, and regional plans including, but not limited to, the City's
Comprehensive Development Plan.
C. The physical characteristics of the site, including, but not limited to,
topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to
flooding, and drainage are suitable for the type and density of development and uses
contemplated.
D. The proposed plat makes adequate proVlslon for water supply, storm
drainage, sewage transportation, erosion control and all other services, facilities and
improvements otherwise required herein.
E. The proposed plat will not cause substantial environmental damage.
F. The proposed plat will not conflict with easements of record or with
easements established by judgment of a court.
G. The proposed plat will not have an undue or adverse impact on the
reasonable development of neighboring land.
2. Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
3. The officers of the City are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with, to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
4. The owner of the Property is authorized to record the final plar as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
5. This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member and
duly seconded by Council Member . The following voted in favor
of the Resolution.
The following voted against the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this 18'" day of June, 2007.
Stephanie Klinzing, Mayor
ATTEST:
Tina Allard, City Clerk
S:\PLANNING\Case Files\Plat\P 07-07 Civic Campus Addition\Resolution.doc
P>>ge2
EXHIBIT A
Legal Description:
That part of the Southeast Quarter of the Northwest Quarter (SE % of NW )() that lies
Southeasterly of U.S. Highway No. 10 as now laid ouf and traveled and that part of the
Northeast Ouarter of the Southwest Quarter (NE % of SW 14) that lies Northeasterly of old U. S.
Highway No. 10 which was known os the Elk River - Big Lake Road, all in Section Thirty-two
(32), Township Thirty-three (33) Range Twenty-six (25), except the following described fract: All
that part of the Southeast Quarter of the Northwest. Quarter and that part of the Northeast
Quarter of the Southwest Quarter of Section 32, Township 33, Range 26, Sherburne County,
Minnesota, lying Northerly of Old Highway No. 10. which is known as the Elk River to Big Lake
Road and lying Southeasterly of U. S. Highway No. J 0 os now laid out and traveled and West of
o line described as follows: Beginning at the intersection of the Northerly line of Old Highway No.
10 (Elk River to Big Loke Road) and a line drawn parallel with and 791.24 feet West of the
North and South Quarter line of Section 32, measured along the East and West Quarter line of
said Section 32; thence North parallel with said North and South Duarter line 305.45 feet:
thence West at right angle 129.53 feet,' thence deflect 59 degrees 56 minutes 30 seconds to
the right to intersect the Southeasterly right-of-way line of U.S. Highway No. 10 and there
terminating, including 0 non-exclusive 66 foot road easement, the west, south. and southwesterly
line beginning at the intersection of the Northerly line of Old Highway No. 10 (Elk River to Big
Lake Road) and a line drawn parallel with and 791.24 feet West of the Norlh ond South Quarter
line or said Section 32, measured along the East and West Quarter line of said Section 32;
thence North parallel with said North and South Quarter line 305.45 feet; thence West at right
angle 129.53 feet; thence deflect 59 degrees 56 m/nutes 30 seconds to the right to intersect
the Southeasterly right-or-way line of U.S. Highway No. 10 and there terminating: EXCEPT 011
that part of the East 272.58 feet, as measured ot right angles, of that part of the Southeast
Quarter of the Northwest Quarter, Section 32, Township JJ, Range 26, Sherburne County,
Minnesota, lying Southeasterly of u.s. Highway No. fa as now la,d out and traveled,' and lying
North of a line described as commencing at the Southeast corner of said Southeast Quarter of
the Northwest Quarter: thence North along the East line thereof a distance of 375.00 feet to
the actual point of beginning of the line to be hereby described; thence West af right angles a
distance of 272.58 feet and there terminating.
Being Registered Land as evidenced by Certificate of Title No. 4675.
S:\PLANNING\Case Files\Plat\P 07-07 Civic Campus Addition\Rcsolution.doc
Page 3
EXHIBIT B
1. All comments of the City Engineer's memo dated June 6, 2007 shall be
addressed.
2. In addition to the easements shown on the preliminary plat, the following
easements shall be provided:
A. An access easement in the Northwest and southwest comer of Lot 1,
Block 1 for access purposes for the adjacent exception parcel.
3. All required subdivision/park information shall be provided in an electronic
format (.dwg file) as required by the City Ordinance and Land Use
Application prior to recording of the plat.
4. Resolution of the gas main issue with Center Point Energy.
S:\PLANNING\Case Files\Plat\P 07-07 Civic Campus Addition\Rcsolution.doc
Page 4
\,.~
, ,
,
'-
, '
-'~.
"
; ,
, !~
-'~ .
'.
~ :J
\-:
'~ 1
,~~
-:
'J ~
\ ., ".,' /::
~; ~~,;, V ;'~;
\ ,..~ ;:' '~:; ~,~~ //~ -- --
\~; 'j
'. I
\ ,.'
:;; -1
y/ !
\ \
\ \
\ \
\ "',
\ '\
\ \,
\
\
\
\
\
no
!=')lii
~l:i
, 00
!:Slc
~~
~'J' I'
: q" 'I -'. J'~
l' ~~ '/
I ?'<,j '\\ 0
J I l \
I!::fi \,
is; I \1~ \::,~
~. ~ \'
.. I "
~, \ .
r7f:ort::ra::: :rs:.~ Norlh-Sollih -,;.'" I \ ,
I ... N Ol'OO'IJ' W J05........ '\II "" j;;
"r' ..~ ".1l'~
1\1 . It- r
.. "I' f<" \"0
- '\ ' ..
I : -",[ "" \
;;:~ [". \ ", ""\
:~~ I ~f /"" \..-- \, ! \ ~<
, ' I i= \;, /" \', 'f'~\.\ ~"..,\,', .~
:;:: ,,/ - '&\.<?\ -;.
~, ~ ? /" \ ~;.~ "~~ .,~.,.-
':~; 'I f~ ,.,,-, / "'/.1\\ \ .,,\\ " \'"
~ ~I ~" "....,"', ,/'\,,/ "/09"~ '\01, \ \, \ '..
:~, i ~~ '_~ ",c::- ~" .- \, \ " \" 0
,," I ll-'.. ~,0-'", \ '\". '.'"'
'-~ f i ~. .. .. J7 /- \ "~,,. ",\ " ~'~
" I" ,- - "fir&: ,,/ rIf' '. \~'" r., \ -.
~_ ~ ill /" /" "" \ \' . \ -
. olll ' ' / '" / ~\' i' " -.
';; ~\i I ,ll . / / / "\ \ ~ " .
, "', ~ I C 'y /".;;./ .. \ \~~ \ ~
\ ;c=:. I:::.: ~ ,,/ /~. \ ....;:;, \4
,,'f 0\ 'b ,,/ <~ ~; .~
. ~ ::lie ! 1 NOT~"'9T ~./' ./' i \ot'{ \1) i '\
.. ~ "'--"" =J. '" / I~ ' \I, \ I \
.'-::,,~ ~ F~ ./' t '-~'~ . .,
, ",,' ((-_'" ~ ,_l>___ ~ / \
,'" <;j U "" \"" ' ...... .".. ----~~ .-
, Vi l\l\\'~ Il, (- ' (* ~,..,---_/
::: i I~ I I f ~\ ot ~~-i ~ ~) -,--- / ~ / '" ~~
~_ ... v.\' '" ~ J I \" t:
.:' '1'.1 'r..M "..' 'oj' _ ileo /,,;. ~i1. : ~ \
' ",:\/( _ ~ I..... IC' "
I il ~I~~ ' '1~ r- r -,,~ - /7 /;~' t~ \,
,:' 1:;' ,,<.!,.~ ''6~ ~ ~....., ^ ,_ / 'Y \
I ~I ~I'r~ ~~ 'X rS, <:"-"::;";Y".." \,\ ~
I 'Ii ~ , ,'r-..... "',~ , 1. NOl'OO',Jw ,
,,' I ~I ~ ~ ;;..,' ~ \'-.
,..,'1 I"" /
-1'1 ;f"M I.,~$: ',- .-/ 0
:;, ~i< ' "'1 ;t' ~! \~-.---- \
,. \. ... rJ.......... ~ '~,/ '\,
.i.~, \, ~ 0.. ",.~ ! .., / '
,~ -j 11. " '" '-.. ";~.:'r, I' I /' \, ~.
I ~ 0..,.,\.. ,<:.<'- ~ \ \
i 8 I" ~~ '-.. '----- <.: _ : ~ 'OJ99\ -5 01-00 IJ C ;:.;'- .
... (1"\t~ 0.. -^ 01\ il i! I _... '--w.:sl Iin~ of the Cas! 272.!J8 f/HI of /1>. SEl/~ of NWI/4
~ 1 >' ~,'~,"',. . t ti . (
~ I :' ...",~; .~..... 1< 1':;-::. ,.,
l"IE ~I ,,~ ", I~"'" ~ I
~ ~ "" ' .. I
I" NOI'OO',.rw I ':II:
.'1 \i ~ ~ ~ IS1.00 --.J Ui
:110 b 1 '.ci I
""I~ , '-'= r -"
b 01 ~ 1 I -- 80.:11 t.... ~
~ Ii " , M , .J;J ~ .; ~
~~. ~ ....--1 f--J9= 65.26 I
~if( ~ CQ 11111$0'""''''< ~ I
!' II ~ ,I I I e~ ~ I
E ~I I_I~~ I
::;! ."" l(
-.J M ~., 110.5.] i I
I ~g>,
- - NOrOO'IJ..... -t-
--.;.' _"_ 1 -----;)JI8.78----- --~
/ - - -IT - - - - - - - - ---"7
, ~
Cost Ii= of 1M SE!/4 of NWI/>I of s..c.J2, T..n. N.26'/ I
(Norlh-~lIlh Ou<lrler IiM o/Sec.J2) ~~
~S
....,....t-
.....'it....,,.,,\
~& ~~J
'l
~~
-'.~
f'-"~>~'
\ _!::l!-,!:i
i g*~~ /~\
.l~ i''''T
g" ~ -.....N_
I -" '-. ~~ ~~
,,' <.', I '--,
I ;:,~: '!! I: -'
I ;~: ::; :: 1 I
"'" ~~: ~:~ ;n 'i~
:~: \j ;', :1' ':.1 i'~
I
I I
1
\
\
\
\
\
\
\
,
\
~.t\\
,
!O.t\1
,.,
\
x
()
\
\
,.,
"
,
....
\
o
\ /--
\'-~ ,-
" '
\"
~-}...~-~
\':~""J
\"
..
~ ~;-:...
'--
\- ~-'"...
\"
\~'-
\'
\~
\
z
"
-"
,
,
"
~ .
"
'0
, ,~
x
()
,- -
,.,
"
....
o
z
.161.70
m "~-L_2480
, _ ~-a~Ol'2tI"2r
. --
- -~~~ ---,~
/ Er1S1 I<M of Ih& SEI/4 ()f NWI/4..1
I'
~~k't /
~g!h3:
g~,..S, /1-:\
[l~".:~
~ ~ .....:.--)
!i; "'~
~~
,
'e
~
"
'i\
"
'e
&
t"'
>~
~c:
C~
~~
r>1......
~<
~t:r:I
~::tl
Z
o
GARY
u 472.2.].----
NO()'U'''7
I
--;)75.00---
.----N 07'00'73& W 480.55,---
~, . r",
,~ " >~ ,
.~ ,-.. . ,
Of S~.32, T..JJ; R.t8
r--
/
"
"
,
-,-
, ~~
, );?
I q
s.
"
~.
"
.
@
o .
~;t~~~
~",!;::~~
.....:tJ~I'C)
~~:lJ~~
~ ~,
~~Si~~
Vjl;::j[;j"<.....
~~ ~l<
~~~~
lAC)r:;' ~
Vi(J,~::05;!
g ~c~~
~':::j;t....o;;:j
~~~~:b.
k1~~"~
:'t"'~;e:
~<-i:l~
~~~~~
~~~~
,,~~'"
D~ h:
~ ~~
~
~
~
"~'i\~
~:lJ~
Vj!!l~;t
~~tI}l'i
~~~~
<J~~~
~~~~
~kl"'i\
:iJ- 3l;E
~aSjli'j
~~~~
~t;t""
.... I'i~
t..,~~r'<'j
li ~':1
"Iil!~",
:'1~~""
f"'l[;]~
,,~'"
'"
,
,
Ih~
~~~
,'~.
~.;:t'"
i:
1': "'!l 1': 1':
lS ~(S ~ lS
~ <'\~ ~ ~
::t.. ~:b. ::t.. .....
~ %~ [j ~
ai ~- ~ ~
~ ~~ ~ ()
~ ~~ ~ ~
8 ~::t :tJ
~ ~~ ~
'< -~
~ ~l!
~ l..oJi
~ ~
I
II
" I
"'L...J
'",I
I
rI
" I
~
~
~~
~~
~~
~~
:t~
~':1
.'"
~
~
B
~
y,::S;
fj(J
"'~
!\>"'-
--..:
","I
g::'<:;
~~
"''tJ
J 1-
(&<
- r+..1......-i;:-.
'~, i~t
"-<) "
roc
,/ ":;::
~M
,<",0
,:::,r,
--...
~",'
:J: Q;::l
.J:;:;12l
~
~
t:I~
':i
~
~
'.. ~
" ~
(,' ~
"
,>
~~. >~ ~:~
~~ ~~~ ~_ ~_~ 1
~:~ I ~:~ ~:~ 11
'~ UK; ~:~~) i _ ~
-'~.
~
~_7..
'"
:;:::
:;:::
"
-,~-,
" ~
:~~
~
f
~
~
~
~
\ ~
\~
:b
8
......
~
~
'"'
>-
'"
""
o
'"
o
2
o
~.t~\
,
\
<;-t\~
\
\
\
\
~ m
~ 0
I
"
N
I' 0
M
0> ~\
o
N
o
~
o
Q
S
(')
7....
j~ v;C
~~
, ~m
,
t'"' ~A\
> ::tl
z
t:l C "n
CIl s: m
c:: -
<
~ ::tl m
t%l - C
-<: <:
0
~ ~1:%1
~::tl
~ z /
~ o #
"
~ ~
~
'"
~
,
,.
,
O'
,
.
~
l
.
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
~
~
~
.<)<
,
,
,
,
,
,
,
,
,
,
,
,
,
,
I
~
,
"
~
!
.
?
f
,.
"
~
~
.'
~
"
~
<
~
.
~
~
I
a
~
.
,
,
.
~
"
,
,
,
,
,
,
~
~
,
,
,
,
,
,
,
,
,
,
,
,
l
~
,2
,
,
"
~
.
~
~
,.
,
g
,
~
~
o
"
~
j'
~
o
.
i'
~
~
~
B ~
, ~
, ~
~ ,
! ~
, ~
I l;;!
,
,
,
,
,
,
,
,
,
~~:
'"
H'
~~:
"
~~.:
.' ,
~ f:;:
"
'"
911)1
"
~~ !
~..:
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
I
~:~;;
, ~.
~a%J
,. ,
a~~f.l
~'g-~~
~~ ~-
~!(j~
o '_
sg:R :.-
~~ ~ ~
~t~~
~I ~l
g: <:l~
VI ~ Q..
~~ga
~~?'&-
~~, l'
~.,
:"~--
<:l s.~
:~~
~-'5
~a~
-:'-l}
a~~
s~~
Q..~Q..
'0
s<;) ::,
~ ....s:
~ti
>:l:--
tlSf;!
~Q..
::Cl~
o'~
~~ Q
0' ~.
"
"
n
j;t<ip..
<I" <:::J
,"
~,~
U:.
<.O"'~
~~-
~~ ~
:t~!
~l'"'
at Cl
a_2
Q..'3'3
:..s~
l!l:.._
s~~
g?j it:
~ Q..~
0_
'"0
g-",ls-
~ ?"
'"
g,'=!....
s% l
".
'&-~S
,...,~~
'"
r
I'
,.
o
.
~
~.
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
I
~
.
o
~
.~
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
!
"
~
o
~
o
.
, , ,
, , , ,
, , l ,
, , ,
, , " ,
, , ,
, , ^ ~,
, , ~ ~i
~, ,
.' I " I'
~I 0
0' s .1
.
'I ~ . ~:
" s "
&i ,
, ,. ~:
" , ~. .'
~: " ~:
~i j ~ ()':
"' )"
,., , l
-, ! .1
"
" . ~!
0' ~ g
"
~: '> ~ "
,
i'1 l ,
,
"' ,. ,
, ~ ,
, , ~ ,
, ,
, 0 ,
, ~ ,
, ~ I
W .
j ~
l ~
~ ~
"
~
~
~
~
"
.
,
l
0
'l
s
,.
,
,
,
,
,
,
~
~
,
,
,
,
,
,
,
,
,
,
,
,
l
~
P
l
.
~;r R
, ~
it ~ ~
~ ~ !ll
Q,<2' :
~ ~. :
J, '
~ I
." ~ I
,
,
,
,
,
,
, ~
, "
~. <:>
~ ~
<:l ~
~!
o .
,. ,
~. <:7-
-- ~
& .
~ ,
I .
~ ~
g 1
,
",
~,
~,
, ~
, ,
~ '
,
~
]
j
~
~
"
~
~
j
,.
~
~
J:
i
,
~
,
o
>.
~
~
~
"
.
j
~:
~
o
~
~
.
~
~
~
~
~
"
,
,
,
,
,
,
,
,
,
~:
~,
"
0'
0'
,.,
,
"
1
~I
"
0"
"'
. ,
"
~I
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
"
g.:
~:
0'
"'
,g:
~:
'"
,
.,
~:
"
<:;'1
a--:
~I
,
,
,
,
,
,
,
,
,
s ~ ~
, !
" .
0 ~
" 0
~ 'i ~ .
~
~ [ i s
,.
, . ,
~ ~ ,
~ ,
. , , ,
,. " ,
l l
~ ~
l ~
, ~
,2
I
,~
,
'.
~
Q
~
~
:::J
'"
~
~
l
.
~
i
.
~
,
"
I
o
l
~
~
~
~
,
.
~
l.
~
~
s
,.
1
[
.
.
1
~
~
,
!
,
~
o
,
,
i
.
B
il
~
l
.
so
~
~
,
~
,
.
f
~
l
~
l
,
i'
o
~
~
.
.
\
,
~
l
.
!
i
l
.
.
~
~.
!.
"
.
~
~
,
~
!
s
,
,
,
,
,
,
~
~
~
~
I.
~
,
f"
o
'"
~
!
'<.
~(i
'0
,~
~~
~~
~~
,,~
"-
-.
'?
.
. "
l~
d,
~~
"
..
<;.~
, ,
Ii
~Q
\~
.~
.,
~~
h
~~
0>
" .
~,
~%-
g~
.
s~
~'f}
!t~
~~
~S"
0_
~.~
~,
&
~~
,~
:i1:;"
~~
1:>~
~ O'
% ~
. ,
g ~
"\
i' ~~&~~~l~l~!~
~. .r,[.!.~::.!~~
~ ~'~1;'~~N-:!t;;!~~
~. .ij'~'~~~~~~!t~::
[ "~"'~"i'F
1f;;~~~~5'~- "'~
~ ". .....g-~~s:?~....!t
a. ~'g_~~~ l/l~ ~[~1f r
fA ~f"'~~~[J;:?<;1g'"
l ~'~~~~'~'H
! [il%~'~'f!.'
~ ,,~~~! ~~~gf':
~ t~~hh~':H~
~ &<l:~~il~"t ?i~f
!l .~i:i'~s:l:l~~\;'~ "'!
~ _~:g..<i'""l at:~liI;:
~ r[~~~~\~l~~;
i .. !-...",~~ !!',.~ ~i:!
. H.~:'JI!'I""~
~ -;}i::","-"':;. '"
~ 2..,,~tlil~~g~~~~
~ ~;~~",[~f~~.;~
-It i? ." , ..!,<} ~"'"
h:' If~~~gH
ms:!;lt~~~~~l~
<> ...Y';;H...~~~- t;ji-s
~ ;t<5.t:i ,. i>'...,~~
~f~2.~ ~....l~ <:.~ "",.
,,:t'l.i!.g ~" ".~~
:.~~~ft&;~~"'~&!r
~if~<><l~~~J:::~.$::t
~~-.~-g:..' ~"'Q
~"~N~"a>~~<I...li
,~"o,,,,.,.,>,,
m S:~ ""'g.-.-& "':..! <>
... li;3-S 1!!>lt>'~...
~~iS"Q.<r~iiti~a~~
'" 2.:~ :S'" <> ~lg .
h:~.:t[~~<>:l~~.z
.. ~~~S:"'~ ~~i
J[~~i~ ~ l ~~ i~
mM1' ,J,! a
~'s:i'~!l, it::t...~
lU'-~I'1 i
;~~~l~l,,:~~
~it~~l ~t[~ [
~ ~;~i~;;[:a
<> q,,. I>,) .::t ;::'g
....~~~!i'..ft~"<l.
~<>~,,~f<l.~~' ~
~5'~~ ~~~~!l>:'i
,., "'~~~~:;-~~~-lr
~~~~~,[?h
~[~~~~~~~f[
a'~~~~hhl
~ ~~ <> "'l?!5'<>
'g lJ~~a Sol ;
~ ' <::>. !\..
g~
~~
~
, ,
"
~~
~~
~~
!.2~
1}~
Q,~
p
~ ~
~0
~~
, -
~:;!
.
~
'"
~
.
r
"
.
~
!
.
~
,.
~
o
s
o
o
o
~
~
,
!
!
~
,
I
~
~
,.
?
.>
j
,
~
,
.
,
&
s.
I
[
"
~
~
i
~
,
!
l
I
,
.
.
[
i
~
.
!
o
o
S
,
,
,
,
,
,
,
~
~
>
l
"
i
,
~
s
,
,
~
,
.
[
l
l
:;
~
~
]
g:
,0
,
.
>
!
l
~
~
~
~
.
,.
"
>
I
o
~
~
,
,
"
~
,.
.
~
,.
~
~
~
~
,
~
,
l
;;:
.
~
t
,
l.
:b
8
.....
::I
~
~
I
,
!
~
,
.
~
.
j
,.
l
"
,
"
j
,
.
~
,
r-
,
,
,
,
l
,
8
~
i(
"
~
,~
,
~
~
q
~
,
~
~
s
.
"
q
~
.
~
.~
~
"
j
.
~
,
"
~
l
!
.
,
o
[
,
!
,
Q
"
,
j
s.
,.
a
~
,
~
J
~
.
:;
.
,
,
,
,
,
~
,
s
,
1
~
.
~
j
l
,
l
~
o
:;
.'