1c1 White Oak Plat Approval
CITY OF
CHANIIASSEN
o City Center Drill(, PO Box 147
],anhæ,m, MinntSota 55317
Phon, 612.937.1900
emeral Fax 612.937.5739
'nginming Fax 612.937.9152
,bEe Safay Fax 612.934.2524
~b www.ci.ehanhassm.mn.us
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MEMORANDUM
TO:
Scott Botcher, City Manager
FROM:
Bob Generous, Senior Planner
DATE:
October 9, 2000
SUBJ:
White Oak Addition (SUB #2000-9) Final Plat
PROPOSAL SUMMARY
The developer is requesting final plat approval to subdivide 3.4 acres into 5 single-
family lots and two outlots. Currently, there are two single-family homes on the two
parcels.
BACKGROUND
On September 25, 2000, the Chanhassen City Council approved the preliminary
plat for White Oak Addition. These properties have been used as single-family
home sites for some time. On July 24, 1995, the Chanhassen City Council approved
the fmal plat for the Oaks of Minnewashta subdivision to the west of the site. At
that time, access to the property was pròvidedfor \Yith the extension of White Oak
Lane.
LANDSCAPINGrrREE PRESERVATION
The applicant has submitted a landscape plan to the city as required before final
approval. The plan exceeds the minimmn requirements for landscaping. Staff
recommends that one tree be relocated from the rear of Lot 4 to the front yard as
required by ordinance.
PARKS AND OPEN SPACE
The proposed development will create three new homes that will place additional
demand on city park facilities. Full park and trail fees will be required for
development on Lots 3 though 5.
GRADING
The plans propose to grade over 50% ofthe site for the new house pads and
proposed cul-de-sac. The trees located in the southeasterly portion of the property
around the existing homestead will remain. The proposed grading will prepare
, City of Cluwhmseu. A fTowinr communitv with clean lakes. 4unlitv schools, a Ch01min(1 downtown. thrillin<T buÛnfSJes. and beautiful Mrltr A url'flt hllfrf tn /;11'. 1IInrb I1nd hltfV
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White Oak Addition Final Plat
October 9, 2000
Page 2
the site for walkout-type dwellings on Lots 1, 3-5, Block 1. On Lots 1 and 5, Block 1, drainage
swales have been proppsed along the sides of the house to maintain the neighborhood drainage
pattern through the property. An emergency overflow has been established on the common
property line of Lots 4 and 5.
DRAINAGE
The property currently sheet drains in a southeasterly fashion except for the northwesterly
portion of the property, which drains toward existing White Oak Lane. No additional storm
sewer improvements are proposed. The developer's engineer has provided drainage calculations
which show that the existing storm sewer is sufficiently sized to handle the proposed
development and the future development of the Headla property. No on-site ponding
improvements are required with this proposal. The downstream storm water pond has been
designed and constructed to accommodate this development. Therefore, the developer will be
responsible for storm water management fees in accordance with city ordinance.
UTILITIES
Municipal sewer and water service is available to the site from White Oak Lane. Sanitary sewer
and water also exist in Minnewashta Parkway. The existing homes on the property are
connected to municipal sewer and water from Minnewashta Parkway. The plans propose to raze
the northern-most home with the extension of White Oak Lane. The sewer and water lines to
this home are proposed to be utilized for the new house on Lot 1. The applicant is also
proposing to extend sewer and water lines along White Oak Lane to service the other proposed
lots. There are two service stubs proposed forthe future development of the Headla property to
the north. Staff has spoken with Mr. Headla and believes that there is a possibility of developing
three lots ITom his parcel. As such, an additional sewer and water service will have to be
extended to the Headla property ITom White Oak Lane.
All utility improvements shall be constructed in accordance with the City's Standard
Specifications and Detail Plates. Upon completion of the utility improvements, the utilities will
be turned over to the City for maintenance and ownership. Detailed utility and street
construction plans and specifications have been submitted and only minor changes remain. The
developer will be required to enter into a Development Contract with the City and provide the
necessary financial security to guarantee conditions of approval. The financial security shall be
in the form of a letter of credit or cash escrow.
STREETS
The plans propose to extend White Oak Lane in its full width approximately 225 feet and
construct a portion of a permanent cul-de-sac in front of Lots 3 and 4. The developer is
requesting that the remaining portion of the cul-de-sac be constructed when the property
(Headla) to the north subdivides. According to the plat, the developer is not intending to
dedicate the full street and cul-de-sac right-of-way at this time. If the cui-de sac right-of-way
was dedicated now, the existing home on the Headla property would encroach upon the right-of-
White Oak Addition Final Plat
October 9, 2000
Page 3
way. To avoid this, staff recommends that the applicant dedicate to the City the necessary right-
of-way up to the cul-de-sac which, when combined with a right-of-way easement across the
Headla property, will achieve a 60-foot wide section. It will then be the responsibility of the
property owner to the north (Headla) to complete the cul-de-sac improvements and dedicate the
remaining street right-of-way when the property subdivides in.the future. This would include the
removal of the existing home within the cul-de-sac right-of-way. Although these conditions
compromise the City subdivision standards somewhat, staff believes it is something the
developer, adjacent property owner (Headla), and the City can live with. It will allow for
development of the Wenzel property to occur now with minimal impact to the Headla property
and yet provide the infrastructure to s1,lbdivide the Headla property in the future with little cost or
impact to the White Oak Addition lots. The temporary cul-de-sac gives the residents along
White Oak Lane and the City more of a turnaround then currently exists on White Oak Lane. The
new street will provide street access to all of the lots except Lot 2 which will maintain its current
driveway configuration from Minnewashta Parkway.
The existing gravel driveway to the house within the proposed street shall be removed and
restored with vegetation. In addition, the driveway apron to Lot 1 from Minnewashta Parkway
will need to be removed and restored with B-6l8 concrete curb and gutter. Lot 2 will maintain
its current configuration/access from Minnewashta Parkway. City Ordinance 18-57 (I) restricts
access to collector streets. Minnewashta Parkway is listed as a collector street in the City's
Comprehensive Plan. Staff is comfortable with allowing the existing driveway to Lot 2 since
there are good sight lines along Minnewashta Parkway and the house configuration is orientated
towards Minnewashta Parkway.
The plat also dedicates a 66-foot wide strip of right-of-way for Minnewashta Parkway with the
existing street centered inside.
COMPLIANCE TABLE
Lot Area (sa. ft.) Frontage(ft. ) Depth (ft.) Lakeshore (ft.)
Code 15,000 non- 90/100 feet if 125 90
riparian; 20,000 access via a 30 ft.
riparian flag: or neck
Lot 1 22,253 & 30* 296 NA
Outlot A # 5,862 106 54 106
Lot 2 33,265 141 217 NA
Outlot B (âj 7,142 141 53 141
Lot 3 17,781 114 187 NA
Lot 4 16,874 94 181 NA
LotS 18,966 94 203 NA
ROW 25,962
TOTAL 148,104
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White Oak Addition Final Plat
October 9, 2000
Page 4
& 5,622 square feet of the lot area must be excluded from lot area calculations for determination of
minimmn lot size. However, the area of the corresponding lake shore outlot must be included in
determining total minimmn lot area.
* The front setback begins at the point at which the lot meets the 100 foot width.
# Outlot A must be combined with Lot 1 as one property.
@ Outlot B must be combined with Lot 2 as one property.
REVIEW CONDITIONS OF APPROVAL
1. The two outlots must be combined with the corresponding lots across Minnewashta
Parkway. They shall not be considered as separate parcels for development purposes.
These outlots may not be used as an association beachlot.
*This condition still applies.
2. The front yard setback for Lot 1, Block 1, shall be at the point where the lot width is 100
feet.
*This condition still applies.
3. Demolition permits must be obtained from the Inspections Division before demolishing
any structures on the property.
*This condition still applies.
4. A final grading plan and soil report must be submitted to the Inspections Division before
building permits will be issued.
*This condition still applies.
5. A 10-foot clear space must be maintained around the fire hydrant, i.e., street lamps, trees,
shrubs, bushes, NSP, US West, cable TV and transformer boxes. This is to ensure that
fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
*This condition still applies.
6. If any trees or shrubs are to be removed, they must be either chipped or hauled off site
due to close proximity of neighboring homes. No burning permits will be issued.
*This condition still applies.
7. Additional premise identification nmnbers will be required for Lot 1. Because it set off
ofthe cul-de-sac, numbers will not be visible from the edge of White Oak Lane, thereby
White Oak Addition Final Plat
October 9, 2000
Page 5
requiring additional nmnbers and/or signage at the driveway entrance. Submit plans to
Chanhassen Fire Marshal and Chanhassen Building Official for review and approval.
Plans for additional address nmnbers must be submitted prior to any building permits
being issued. Pursuant to Chanhassen Fire Departrnent/Fire Prevention Division Policy
#29-1992.
*This condition still applies.
8. Regarding the existing house within the While Oak Lane right-of-way, if the house is to
be removed, please contact Fire Inspector Greg Hayes for the possibility of fire training
prior to demolition.
*This condition is advisory in nature.
9. The proposed residential development of 3.07 net developable acres is responsible for a
water quality connection charge of $2,456. If the applicant demonstrates that ponding
provided on site meets the City's water quality goals, all or a portion of this fee may be
waived. The applicant is also responsible for a water quantity fee of $6,078.60. These fees
are payable to the City at the time of final plat recording.
*This condition still applies.
10. Applicant shall submit a landscape plan to the city before final approval of the
development. Included in the plan shall be reforestation and buffer yard plantings.
*This condition has been met.
11. The 15 trees required for reforestation shall be distributed to Lots 1 and 3 through 5 as
follows: Lots 1,3,4 - 3 trees required, Lot 5 - four trees required. Trees shall be
deciduous and 2 W' diameter.
*This condition shall be modified. A rninimmn of one tree will be required in each front
yard. The landscaping plan prepared by Yardscapes, dated 9/20/00, will be the minimum
landscaping permitted as part of the development. The developer shall install all rear
yard landscaping as part of the development. Front yard plantings may be installed as
part of the house construction.
12. The developer shall pay full park and trail fees for the four additional lots pursuant to city
ordinance.
*This condition shall be modified as follows: The developer shall pay full park and trail
fees for the three additional lots (Lots 3, 4, and 5, Block 1) pursuant to city ordinance.
13. If the exporting or importing of earthwork material is required, the developer shall supply
staff with a haul route and traffic control plan for review and approval.
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White Oak Addition Final Plat
October 9, 2000
Page 6
*This condition still applies.
14. The appropriate drainage and utility easements shall be dedicated to the City on the final
plat for all utilities lying outside the right-of-way. Th~minimmn easement width shall be
20 feet wide.
*This condition has been met.
15. The applicant shall dedicate the necessary street right-of-way on the final plat to provide
a 60-foot wide strip of right-of-way centered upon the existing Minnewashta Parkway
street alignment, a 60-foot wide street right-of-way for White Oak Lane up to the cul-de-
sac, and the portion of the cul-de-sac with a 60-foot radius located in the White Oak
Addition as shown on the plans dated June 30, 2000 with the understanding that the
property owner to the north will be responsible for completing the cul-de-sac
improvements and dedicate the remaining street right-of-way for the cul-de-sac in the
future when the property subdivides. This would include removal ofthe existing home
within the cul-de-sac right-of-way when the property (Headla) subdivides.
*This condition has been met.
16. The applicant will need to develop a sediment and erosion control plan in accordance
with the City's Best Management Practice Handbook and the Surface Water Management
Plan requirements for new developments. The plan shall be submitted to the City for
review and formal approval in conjunction with final plat submittal.
*This condition has been met.
17. All areas disturbed as a result of construction activities shall be immediately restored
with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion
of each activity in accordance with the City's Best Management Practice Handbook.
*This condition still applies.
18. The developer shall construct White Oak Lane in accordance with the City's urban street
standards. All utility and street improvements shall be constructed in accordance with the
latest edition of the City's Standard Specifications and Detail Plates. Detailed street and
utility plans and specifications shall be submitted three weeks prior to final plat
consideration for staff review and City Council approval.
*This condition has been met.
19. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year
storm events and provide ponding calculations for storm water quality/quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to
White Oak Addition Final Plat
October 9, 2000
Page 7
review and approve. The plan review shall account for present and future drainage from
the parcel to the north (Headla) as well. The applicant shall provide detailed pre-
developed and post-developed storm water calculations for 100-year storm events and
normal water level and high water level calculations in existing basins, created basins,
and/or creeks. Individual storm sewer calculations between each catch basin segment
will also be required to determine if sufficient catch basins are being utilized.
*This condition has been met.
20. The applicant shall enter into a Development Contract with the City and provide the
necessary financial security to guarantee compliance with the terms of the development
contract.
*This condition still applies.
21. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e., Watershed District, Environmental Service Commission, Health Department and,
Minnesota Pollution Control Agency.
*This condition still applies.
22. The existing gravel driveway to the house on Lot 1 shall be removed and restored with
vegetation. In addition, the driveway apron to Lot 1 from Minnewashta Parkway will
need to be removed and restored with B-6l8 concrete curb and gutter. All lots except Lot
2, Block 1 shall access the internal street system and not Minnewashta Parkway.
*This condition has been met.
23. The developer will also be required to install drain tile behind the curbs in White Oak
Lane to convey household smnp pmnp discharge and address subsurface drainage in the
street.
*This condition has been met.
24. The sewer and water lines to the existing home located within the proposed street will
need to be disconnected in accordance with City requirements.
*This condition still applies.
25. The plans shall provide an emergency overflow swale along the west line of Lot 5.
*This condition has been met.
Based on the review of the construction plans, staff is recommending that the following
conditions be added:
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White Oak Addition Final Plat
October 9, 2000
Page 8
1. Provide a copy of the right-of-way easement over that part of White Oak Lane which is
on the Headla property.
2. An additional water and sanitary sewer service stub shall be provided for the Headla
property off of White Oak Lane.
3. Revise the construction plans as follows:
Sheet 3
a. Show/explain how the sanitary sewer connection will be made with the existing
storm sewer line crossing.
b. Note #1 should read, "All 6" watermain shall be PVC C-900 unless otherwise
noted."
c. On Note #8, delete the word "sanitary" so the note reads, "Existing water
service... "
Sheet 4
a. Add a street light approximately 8' behind the curb along the common property
line extension of Lots 1 and 3.
Sheet 5
a. Show all existing and proposed easements on the plan.
b. Show the draintile cleanout locations.
Sheet 6
a. City Plate #5203 has the B-6l8 curb crossed out. This curb will be used on
Minnewashta Parkway so it should not be crossed out.
4. Revise the specifications as follows:
The spec. book must be signed by a professional engineer licensed in the State of
Minnesota.
Incorporate the City of Chanhassen Standard Specifications into the
Spec. Book.
On Page SCG-3
a. Under 1.09, change the word "Waconia" to "Chanhassen".
b. Section 1-11 should be labeled as "Work Hours". Also, the hours of operation are
7:00 AM to 6:00 PM, Monday through Friday and the word "Engineer" should be
changed to "City ofChanhassen".
On Page SCG-4
a. Under 1-14, add the following sentence: The Chanhassen Utility Department
requires a 48-hour notice to schedule the turning on and off of all water lines.
White Oak Addition Final Plat
October 9, 2000
Page 9
RECOMMENDATION
Staff recommends that the City Council approve the following motion:
"The City Council approves the final plat for Subdivision #2000-9, White Oak Addition, creating
five lots and two outlots, plans prepared by Otto Associates, stamped received 9/19/00, subject to
the following conditions:
1. The two outlots must be combined with the corresponding lots across Minnewashta
Parkway. They shall not be considered as separate parcels for development purposes.
These outlots may not be used as an association beachlot.
2. The front yard setback for Lot 1, Block 1, shall be at the point where the lot width is 100
feet.
3. Demolition permits must be obtained from the Inspections Division before demolishing
any structures on the property.
4. A fmal grading plan <Illd soil report must be submitted to the Inspections Division before
building permits will be issued.
5. A lO-foot clear space must be maintained around the fire hydrant, i.e., street lamps, trees,
shrubs, bushes, NSP, US West, cable TV and transformer boxes. This is to ensure that
fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
6. If any trees or shrubs are to be removed, they must be either chipped or hauled off site
due to close proximity of neighboring homes. No burning permits will be issued.
7. Additional premise identification nmnbers will be required for Lot 1. Because it set off
of the cul-de-sac, nmnbers will not be visible from the edge of White Oak Lane, thereby
requiring additional nmnbers and/or signage at the driveway entrance. Submit plans to
Chanhassen Fire Marshal and Chanhassen Building Official for review and approval.
Plans for additional address nmnbers must be submitted prior to any building permits
being issued. Pursuant to Chanhassen Fire DepartmentlFire Prevention Division Policy
#29-1992.
8. The proposed residential development of3.07 net developable acres is responsible for a
water quality connection charge of $2,456. If the applicant demonstrates that ponding
provided on site meets the City's water quality goals, all or a portion of this fee may be
waived. The applicant is also responsible for a water quantity fee of$6,078.60. These fees
are payable to the City at the time of final plat recording.
9. A minimmn of one tree will be required in each front yard. The landscaping plan
prepared by Yardscapes, dated 9/20100, will be the minimmn landscaping permitted as
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White Oak Addition Final Plat
October 9, 2000
Page 10
part of the development. The developer shall install all rear yard landscaping as part of
the development. Front yard plantings may be installed as part of the house construction.
10. The developer shall pay full park and trail fees for the three additional lots (Lots 3, 4, and
5, Block 1) pursuant to city ordinance.
11. If the exporting or importing of earthwork material is required, the developer shall supply
staff with a haul route and traffic control plan for review and approval.
12. All areas disturbed as a result of construction activities shall be immediately restored
with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion
of each activity in accordance with the City's Best Management Practice Handbook.
13. The applicant shall enter into a Development Contract with the City and provide the
necessary financial security to guarantee compliance with the terms of the development
contract.
14. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.è., Watershed District, Environmental Service Commission, Health Department and,
Minnesota Pollution Control Agency.
15. The sewer and water lines to the existing home located within the proposed street will
need to be disconnected in accordance with City requirements.
16. Provide a copy of the right-of-way easement over that part of White Oak Lane which is
on the Headla property.
17. An additional water and sanitary sewer service stub shall be provided for the Headla
property off of White Oak Lane.
18. Revise the construction plans as follows:
Sheet 3
a. Show/explain how the sanitary sewer connection will be made with the existing
storm sewer line crossing.
b. Note #1 should read, "All 6" watermain shall be PVC C-900 unless otherwise
noted. "
c. On Note #8, delete the word "sanitary" so the note reads, "Existing water
service... "
Sheet 4
Add a street light approximately 8' behind the curb along the common property
line extension of Lots 1 and 3.
White Oak Addition Pinal Plat
October 9, 2000
Page 11
Sheet 5
Show all existing and proposed easements on the plans.
Show the draintile c1eanout locations.
Sheet 6
City Plate #5203 has the B-6l8 curb crossed out. This curb will be used on
Minnewashta Parkway so it should not be crossed out.
19. Revise the specifications as follows:
a. The spec. book must be signed by a professional engineer licensed in the State of
Minnesota.
b. Incorporate the City of Chanhassen Standard Specifications into the Spec. Book.
c. On Page SCG-3
Under 1.09, change the word "Waconia" to "Chanhassen".
Section 1-11 should be labeled as "Work Hours". Also, the hours of operation are
7:00 AM to 6:00 PM, Monday through Friday and the word "Engineer" should be
changed to "City ofChanhassen".
20. On Page SCG-4
a. Under 1-14, add the following sentence: The Chanhassen Utility Department
requires a 48-hour notice to schedule the turning on and off of all water lines."
A TT ACHMENTS
1. Reduced Copy of Final Plat
2. Reduced Copy of Landscape Plan
3. Reduced Copy of Wenzel Yardscape Plan
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