1f-1. Boulder Cove Final Plat Approval
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
w#w.ci .chanhassen, mn.us
1+-1
-~~
MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Sharmeen AI-Jaff, Senior Planner
O&P
DATE:
September 25, 2006
SUBJ:
Boulder Cove Final Plat Approval, Cottage Homesteads at Boulder
Cove, LLC - Planning Case #06-10
PROPOSAL SUMMARY
The developer is requesting final plat approval with variances to subdivide 113.69
acres into 39 lots and 1 outlot for Boulder Cove.
ACTION REomRED
City Council approval requires a majority of City
BACKGROUND
'~J:{;::.,,..,
1"}..~l}hassen.Ci ty
REZONING
, .........,.......,
"The City Couri~f
RSF, Residential
District for Boul,~l
revised July 25,'Z
....,:';...'>,:"....:....:.....,.
,_." ...._.... 'c",',_.,"_,_ _.:"_. .. ',' _ ...
. ,vesQase #06-:- 10 to rezone 12.99 acres of property zoned
," amiiy, to.RLM, ResideritialLow ahd'MediumDensity
". ,s.~~wn'orithe plan,s.dated received July 7,2006 and
e:fd}ldwingcotidition: .'
:,-,-..,.:,.........'..,.:-.......,.
::,<.,,-, c....-. ...'_.....'
PRELIMINARYPUT '
",',-:::'--''>'::f:','--'
.-.'-..".-'.-.........'" --,. .. :"-'" .:".. -..
"The City C6Uhbfapproves the preliminary plat for Subdivision Case #O6~1O for
Boulder CO\l,e for3910ts and 1 outlot as shown on the plans received July 7, 2006
and revised July 25; 2006 subject to the following conditions,:
~._;,:_"'; "_''- , ::< ," i ,_'_ _' ",' /, ',': u: _ ", <_, ,,-,.,:, ,- '_.' ".,'
1. Hydraulic calty~l(lti()nsmustpe subnritt~d\Vithth~final plat application for
staff review. Therevisedca.l()rlationss?()uldinclud~the entire area drained
by the north ditch of TrunkHighway Z siIlceconcentration points have been
established at the inlets of the two existingculvet1s heading south underneath
Trunk Highway 7.
Finding: This condition has been met.
The City ot Chanhassen · A growing community with clean lakes, Quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
r.
Final Plat - Boulder,Cove
Planning Case 06-10
September 25, 2006
Page 2
2. The top and bottom of the retaining wall elevations must be shown on the final grading plan.
Finding: This condition has been modified to read "An encroachment agreement is
required for the proposed retaining as it will lie within a drainage and utility
easement."
3. The developer will reimburse the City the cost of the Barr analysis upon final plat approval.
Finding: This condition has been modified to read "The developer will reimburse the
City for the invoices received from Barr Engineering for the Boulder Cove
groundwater analysis. A $1,988.00 security must be posted to ensure payment of these
invoices."
4. Any retaining wall four feet high or taller must be designed by an engineer registered in the
State of Minnesota and requires a building permit.
Finding: This condition has been modified to read "A building permit is required for
all retaining walls four feet tall or higher, regardless of the location within the project
or the party responsible for its construction (developer or builder)."
5, The developer is required to obtain any necessary permits for the sanitary sewer extension
from the Metropolitan Council (sewer connection permit) and the City of Shorewood (work
in right-of-way permit) and West 62nd Street must be restored.
Finding: This condition still applies.
6. Rim and invert elevations of all sanitary and storm sewers must be shown on the final utility
plan.
Finding: This condition has been met.
7. The utility plan must show the existing drainage and utility easements on the Miller and
Navratil properties.
Finding: This condition has been met.
8. The developer shall be responsible for any damage to the Miller's fence as a result of the
watermain installation.
Finding: This condition still applies.
9. The existing wells and septic systems must be properly removed/abandoned,
Finding: This condition still applies.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 3
10. Public utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat.
Finding: This condition still applies.
11. The private street must be constructed to a 7 -ton design.
Finding: This condition still applies but has been modified to read "The private street
must be constructed to a 7-ton design. A cross-access agreement must be recorded over
the private street."
12. The developer shall be responsible for installing all landscape materials proposed in rear yard
areas and buffer yards.
Finding: This condition still applies.
13. Tree preservation fence shall be installed at the edge of the dripline for tree #71 or as close to
that location as possible. All other tree preservation fencing shall be installed at the edge of
the grading limits prior to any construction.
Finding: This condition still applies.
14. All landscape planting shall be field located. No plantings will be allowed within the
dripline of tree #71 or below the NWL of the proposed pond.
Finding: This condition still applies.
15. No evergreens shall be planted in the front yards within a space less than 40 feet in width
between driveways.
Finding: This condition has been met.
16. The grading and the storm sewer alignment shall be shifted as far east as needed in order to
protect and save the evergreens along the westerly property line.
Finding: This condition still applies.
17. Payment of park fees at the rate in force at the time of platting shall be required as a
condition of approval. The 2006 park dedication fees are $5,800 per single-family dwelling,
$5,000 for each unit in a duplex, and $3,800 for each unit within a three-plex.
Finding: This condition still applies.
18. Drainage and utility easements shall be provided over all storm water ponds and storm water
conveyance features outside of the public ROW.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 4
Finding: This condition has been met.
19. The future storm water pond shall be constructed prior to mass grading of the site and shall
be used as a temporary sediment basin. A temporary outlet shall be installed (perforated
standpipe with rock cone) in the temporary sediment basin. A detail shall be provided within
the Storm Water Pollution Prevention Plan (SWPPP).
Finding: This condition still applies.
20. Energy dissipation shall be installed at the flared-end section outlet of the storm water basin
within 24 hours of outlet installation.
Finding: This condition still applies.
21. Area inlets and curbside inlet control (Wimco or similar) shall be installed within 24 hours of
inlet installation. A detail shall be provided in the SWPPP.
Finding: This condition has been met.
22. The proposed rock construction entrance shall be a minimum 20 feet in width and 75 feet in
length with a filter fabric installed under the rock.
Finding: This condition has been met.
23. All exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Slope
Steeper than 3:1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
Finding: This condition still applies.
24. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed. A pickup broom shall be used at a minimum of once per week or as
conditions warrant.
Finding: This condition still applies.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 5
25. The plans shall be revised to include a typical erosion control detail for individual lots and
multifamily lots.
Finding: This condition has been met.
26. At this time, the total estimated SWMP fees payable upon approval of the final plat are
estimated at $67,384. The applicant will receive a water quality credit of 50% of the per-acre
water quality charge for each acre treated by the on-site pond.
Finding: This condition still applies but has been modified to read "At this time the
total estimated SWMP fees payable upon approval of the final plat are estimated at
$50,826.00."
27. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Minnesota Pollution Control Agency (NPDES Phase IT Construction Permit), Minnesota
Department of Natural Resources (for dewatering)) and comply with their conditions of
approval.
Finding: This condition still applies.
28. Building Department conditions:
a. Accessibility must be provided to all portions of the development and a percentage of the
units may also be required to be accessible or adaptable in accordance with Minnesota
State Building Code Chapter 1341. Further information is needed to determine these
requirements.
Finding: This condition still applies.
b. Buildings over 8500 square feet of gross floor area are required to be protected with an
automatic sprinkler system. For the purposes of this requirement property lines do not
constitute separate buildings and the areas of basements and garages are included in the
floor area threshold.
Finding: This condition still applies.
c. The buildings will be required to be designed by an architect and engineer as determined
by the Building Official.
Finding: This condition still applies.
d. The developer must submit a list of proposed street name(s) and an addressing plan for
review and approval prior to final plat of the property.
Finding: This condition has been met.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 6
e. Demolition permits must be obtained before demolishing any structures on the site.
Application for such permits must include hazardous substances investigative and
proposed mitigation reports. Existing wells and on-site sewage treatment systems but be
abandoned in accordance with State Law and City Code.
Finding: This condition still applies.
f. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
Finding: This condition still applies.
g. Walls and projections within 3 feet of property lines are required to be of one-hour fire-
resisti ve construction.
Finding: This condition still applies.
h. Retaining walls over four feet high require a permit and must be designed by a
professional engineer.
Finding: This condition has been deleted since it is a duplication of condition
number 4.
1. Each lot must be provided with separate sewer and water services.
Finding: This condition still applies.
J. The developer and or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
Finding: This condition still applies.
k. The developer must coordinate the address changes of the two existing homes with the
construction of the development and provide access for emergency vehicles at all times.
Finding: This condition still applies.
29. Fire Marshal conditions:
a. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, 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.
Finding: This condition still applies.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 7
b. Fire apparatus access roads and water supply for fire protection is required to be
installed. Such protection shall be installed and made serviceable prior to and during the
time of construction except when approved alternate methods of protection are provided.
Finding: This condition still applies.
c. Temporary street signs shall be installed at street intersections once construction of the
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section
501.4.
Finding: This condition still applies.
d. Fire apparatus access roads shall be designed and maintained to support the imposed load
of fire apparatus and shall be serviced so as to provide all-weather driving capabilities.
Pursuant to Minnesota Fire Code Section 503.2.3.
Finding: This condition still applies.
e. No burning permits shall be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
Finding: This condition still applies.
f. Fire hydrant spacing is acceptable.
Finding: This condition still applies.
30. All existing buildings on the site, with the exception of the house and garage on Lot 22, Block
1, shall be removed.
Finding: This condition still applies.
31. Lot 22, Block 1, shall maintain a maximum hard surface coverage of 25%.
Finding: This condition still applies.
32. Sheets 2, 3, 4 and 5 shall be modified to reflect the new layout of Outlot A.
Finding: This condition has been met.
33. A cross-access easement agreement shall be granted in favor of the property located at 3520
Highway 7.
Finding: This condition still applies.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 8
34. Work with the developer to resolve the back flow on the drain tile at the vicinity of the
French tile outlet.
Finding: This condition has been satisfied. Sump pump discharge to the French drain
will connect to the rock bedding to prevent backflow.
35. Work with the developer to see if the additional significant trees can be saved.
Finding: This condition has been modified as follows: "The developer shall work with
the City to see if any additional significant trees can be saved."
SITE PLAN
The City Council approves Site Plan Case #06-10 to construct four three-plexes as shown on the
plans dated received July 7,2006 and revised July 25,2006 with the following conditions:
1. The applicant shall evaluate the potential for wing walls between the patios on the three-plexes.
2. The Single Family, two-plexes, and three-plexes shall be built as shown on the elevations and
floor plans dated received August 18, 2006.
3. The applicant shall submit two additional colors for the Hardie board siding.
4. The applicant shall add a pitched element above each entryway to further add to the
articulation of the roof line.
FINAL PLAT
The applicant is proposing to subdivide 13.69 acres into 39 lots with the following breakdown: 11
single-family lots, 16 duplex lots, and 12 three-plex lots. The outlot will contain a storm pond and a
gazebo. The density of the proposed subdivision is 2.85 units per acre gross and 3.32 units per acre
net after removing the roads. All of the proposed lots meet the minimum width and depth
requirements of the Zoning Ordinance.
The total hard surface coverage of the gazebo and path is 0.3%. There are two variances attached to
the application. The first deals with the length of the cul-de-sac serving this development and the
second for a private street. Both variances will be discussed in detail later in the report.
The site is zoned Residential Low and Medium Density, RLM with the exception of Lot 15,
which is zoned Residential Single Family, RSF. Lot 22 contains a single-family home that is
proposed to remain. The hard surface coverage on this lot exceeds the maximum 25% permitted by
ordinance. The applicant has posted an escrow with the city to guarantee the removal of a gravel
driveway that extends along the east and north portions of the lot. This will bring the hard surface
coverage into compliance.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 9
Lots 11 through 22, Block 1, abut Highway 7. The plans reflect a 50-foot setback from the highway
right-of-way.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
EarthTech of MN completed a review of the site for wetlands on January 26, 2006. No wetlands
were found to exist on site.
GRADING. DRAINAGE AND EROSION CONTROL
Easements
Drainage and utility easements should be provided over all storm water ponds and storm water
conveyance features outside of the public right-of-way.
Erosion and Sediment Control
The future storm water pond should be constructed prior to mass grading of the site and should
be used as a temporary sediment basin. A temporary outlet should be installed (perforated
standpipe with rock cone) in the temporary sediment basin. A detail should be provided within
the Storm Water Pollution Prevention Plan (SWPPP).
Energy dissipation is needed at the flared-end section outlet of the storm water basin within 24
hours of outlet installation.
Area inlets and curbside inlet control (Wimco or similar) are needed within 24 hours of inlet
installation. A detail should be provided in the SWPPP.
The proposed rock construction entrance should be a minimum 20 feet in width and 75 feet in
length with a filter fabric installed under the rock.
All exposed soil areas should have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type of Slope
Steeper than 3:1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 10
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed. A pickup broom should be used at a minimum of once per week or as
conditions warrant.
The plans should be revised to include a typical erosion control detail for individual lots and
multifamily lots.
At this time the total estimated SWMP fees payable upon approval of the final plat are estimated
at $50,826.00.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Minnesota Pollution Control Agency (NPDES Phase II Construction Permit), Minnesota
Department of Natural Resources (for dewatering)) and comply with their conditions of approval.
GRADING
The 13.69-acre site currently has two single-family homes on flat, partially wooded land. The
existing home on the west side and the gravel driveways to Highway 7 will be removed. The
home on the east side will remain and will be within a platted lot.
The developer proposes to mass grade the site. The grading plan proposes to raise the site to
accommodate development. A storm water quality pond is proposed in the southwest comer of
the site.
SURFACE DRAINAGE
The graphics below illustrate the existing and proposed drainage areas within the Boulder Cove
property. Yellow indicates the area draining to the north, pink indicates the area draining to the
south, green indicates the area draining to the west, and blue indicates the area draining to the
pond (proposed condition only).
t .
!~\t:< ,,' :::,' _:.
1\\.
:,\~\ '
': \ ~C11
,,\" \\,
\ .,\,,<<
\. l\\~,.,'~:::
\ t~ ..-,
/~~f~l~ ~~
\ .~,' ''):)' ,\ f?:>\?J\B.~";< t N
:ii:t:~~pi~57;'(" (1"=60')
~Jl!flr!~OSl=C> DRAINAGE MAP
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 11
Residents to the north and west of the proposed development have indicated that there are
drainage problems within their neighborhoods. The table below summarizes the existing and
proposed surface runoff conditions, which indicate that the area draining off-site, the volume of
runoff and the peak discharge rate to the north and west will decrease under the post
development condition.
Area draining to the north
Drainage area
Drainage volume (1 OO-yr)
Peak (100-yr) discharge
Existing Condition (El and E2)
3.67 acres
0.634 acre-feet
5.15 cfs
Proposed Condition (PI)
1.45 acres
0.284 acre-feet
4.72 cfs
Drainage area
Drainage volume (100-yr)
Peak (100-yr) discharge
5.31 acres
1.346 acre-feet
14.82 cfs
0.28 acres
0.074 acre-feet
1.53 cfs
8.63 acres
1.819 acre-feet
15.62 cfs
~E~4~": ~:~~Rr~j;q~~~J~~~n~:it,i<ln,,~~rc~;;;
15.98 acres
4.246 acre-feet
14.11 cfs
Ar~a d~~!~}~g;~,tP':~U~s~~tU;:~
Drainage area
Drainage volume (100-yr)
Peak (100-yr) discharge
The proposed grading plan shows that runoff from the majority of the development will be
directed towards storm sewer and conveyed to the proposed storm water pond in the southwest
comer of the property.
Hydrology calculations have been submitted and reviewed. The calculations include ditch
drainage along the north side of Highway 7. Hydraulic calculations have been submitted and
staff will review and forward comments as soon as possible.
At the August 28, 2006, City Council meeting, during the review of the preliminary plat for
Boulder Cove, Council requested clarification on the amount of impervious surface the pond was
designed to treat. During the meeting the applicant's engineer ran some rough numbers and
stated that the pond is designed to treat 2.92 acres of impervious surface. In actuality, the pond
is designed to treat 4.21 acres of impervious surface. This number includes the pond surface
water as impervious. The pond is proposed to have an area of 0.52 acres.
GROUNDWATER
Soil boring information has been submitted and indicates that groundwater elevations fluctuate
from approximately 962' on Lot 7, Block 1 to approximately 971' on Lot 26, Block 2. The
lowest floor elevations of the proposed buildings are at least three feet above the groundwater
elevation.
Due to the topography of the site, the storm water pond is located in the southwest comer of the
site and the emergency overflow elevation of971.5' is fixed due to the elevations within the
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 12
Highway 7 drainage ditch. Barr Engineering completed an analysis and determined that the
proposed high water elevation would not significantly increase the groundwater elevation near
the existing homes west of the site. The developer will reimburse the City the cost of the Barr
analysis. A $1,988.00 security must be submitted to ensure payment of these invoices.
The developer will install a French drain system on the west side of the pond to lower the
groundwater elevation to approximately 966', which would provide a three-foot separation
between the groundwater elevation and the lowest floor elevations of the adjacent homes. This
French drain system will be a significant benefit from the existing condition and will allow for
the properties to the west of the project to connect sump pumps to the French drain system.
RETAINING WALLS
The developer proposes to construct a retaining wall between Lots 15 and 16, Block 2 to
accommodate the existing building on Lot 22. The maximum height of the wall will be about
3.5 feet according to the construction plans. The developer must enter into an encroachment
agreement since this wall will lie within the drainage and utility easement.
UTILITIES
Sanitary sewer service to the proposed development will be extended from the Metropolitan
Council trunk sewer at the intersection of West 62nd Street and Strawberry Lane. The developer
is required to obtain any necessary permits from the Metropolitan Council (sewer connection
permit) and the City of Shore wood (work in right-of-way permit) and the street must be restored.
Watermain for the project will be directionally bored under Highway 7 and will wet tap into the
existing 12-inch trunk watermain on the south side of Highway 7. Eight-inch watermain will be
installed within the proposed street.
Watermain will also be extended between Lots 7 and 8, north of the pond, and west through the
drainage utility easements within 6311 Church Road (Miller property) and 3751 62nd Street West
(Navratil property) and connect to the existing 6-inch watermain. The looping is critical since
the existing service area north of Highway 7 is currently served by only one watermain crossing
under Highway 7. Looping the watermain will minimize service disruptions should a watermain
break occur north of Highway 7.
The developer shall repair any damage to the Miller fence resulting from the watermain
installation.
The developer will extend water service to 3520 Highway 7, which is located east of the
development and currently uses a private well. Six-inch watermain will be extended along the
south side of Lot 15, Block 2 and shall terminate at the east property line of Lot 15, Block 2 at a
hydrant.
The existing homes within the development area are not connected to City sewer or City water.
The existing wells and septic systems must be properly removed/abandoned.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 13
Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat.
The applicant is required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval.
Permits from the appropriate regulatory agencies will have to be obtained, including but not
limited to the MPCA, Department of Health, MCES, and Watershed District.
STREETS
The developer proposes to extend a 1,200- foot long public cul-de-sac from the existing
intersection of West 62nd Street and Strawberry Lane. Staff supports the variance for the cul-de-
sac length due to the safety benefits associated with only accessing from West 62nd Street and
since the watermain for the majority of the project will be in a looped system. Access to
Highway 7 is not proposed for the following reasons:
1. MNDOT classifies Highway 7 as a high-priority regional corridor and will not allow access
to Highway 7 if there is an alternative access from a local street,
2. MNDOT is minimizing the number and controlling the spacing of accesses along Highway 7,
and
3. City Code requires minimum one-quarter mile (l,320-foot) access spacing along Highway 7.
The distance between Church Road and Shorewood Oaks drive is only approximately 2100
feet; therefore, an access from the Boulder Cove development to Highway 7 would not meet
City requirements.
Recent developments within the Highway 7 corridor include Hidden Creek, Hidden Creek
Meadows and Boyer Lake Minnewashta Addition, as shown below. Access to Hidden Creek
extends from Highway 7 at Pipewood Curve. The old access was removed due to poor sight
lines.
New Plpewood
Curve access
Old Pipewood
Curve access
r--...
Final Plat - Boulder Cove
Planning Case 06-10
September 25,2006
Page 14
Accesses to Hidden Creek Meadows and Boyer Lake Minnewashta were extended from existing
local streets adjacent to these developments.
In December, 2005 MnDOT determined that the Church Road intersection at Highway 7 did not
meet warrants for the installation of a traffic control signal.
Residents in the area are concerned that the proposed medium density zoning will generate
higher traffic volumes than a single-family development. The current proposal would generate
traffic from 38 twirthome/townhome/detached units and one existing single-family home in the
plat and one existing single-family home east of the plat. Ifthe property were developed as a
single-family development, traffic would generate from 24 single-family homes (23 new and one
existing) within the plat, and one existing single-family home east ofthe plat.
Based on the 6th Edition of the Institute of Transportation Engineers Trip Generation Manual, the
traffic generated from the Boulder Cove project would be as follows:
Current Proposal: Single family only: Difference
38 twinhome/townhome/detached and 23 new homes and 2 (current proposal -
2 existing single family existing single family only)
5.86 trips/unit x 38 units = 222.68 trips 9.57 trips/unit x 25
Total Daily Trips 9.57 trips/unit x 2 units = 19.14 trips units = 239.25 trips + 2.57 trips
Total = 241.82 trips
Peak A.M. Trips 0.44 trips/unit x 38 units = 16.72 trips 0.75 trips/unit x 25
7 a.m. - 9 a.m. 0.75 trips/unit x 2 units = 1.50 trips units = 18.75 trips - 0.53 trips
Total = 18.22 trips
Peak P.M. Trips 0.54 trips/unit x 38 units = 20.52 trips 1.01 trips/unit x 25
4 p.m. - 6 p.m. 1.01 trips/unit x 2 units = 2.02 trips units = 25.25 trips - 2.71 trips
Total = 22.54 trips
Four driveway accesses to Highway 7 will be removed with this project - two from the house
that will be demolished, one from the home that will remain within Lot 15, Block 2 and the one
from 3520 Highway 7. Access to Lot 15, Block 2 and 3520 Highway 7 will be from a 20-foot
wide private street that will extend from the cul-de-sac to the northeastern edge of the driveway
on Lot 15, Block 2. This private street must be constructed to a 7-ton design. A cross-access
agreement must be recorded over this private drive.
TREE PRESERV ATION/LANDSCAPING
The applicant for the Boulder Cove development has submitted tree canopy coverage and
preservation calculations. They are as follows:
Total upland area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
13.69 ac. or 596,336 SF
50% or 298,665 SF
35% or 208,717 SF
8.5% or 51,059 SF
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 15
Developer does not meet minimum canopy coverage allowed; therefore, the difference between
the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
157,658 SF
1.2
189,189 SF
173 trees
The total number of trees required for the development is 173. Applicant has proposed a total of
178 trees.
Bufferyard requirements are as shown in the table:
Landscaping Item Required Proposed
Bufferyard B - South 23 overstory trees 23 overstory trees
property line, H wy 7 45 understory trees 46 understory trees
1140', 15' width 68 shrubs 108 shrubs
Overhead power lines present - only
ornamentals allowed within
easement
Bufferyard B - North 5 overstory trees Existing trees
property line 11 understory trees 15 overstory trees
720' 21 shrubs 3 understory trees
o shrubs
Bufferyard B - West 7 overstory trees 16 overstory trees
property line 15 understory trees 5 understory trees
980' 29 shrubs o shrubs
Applicant does not meet total minimum requirements for bufferyard plantings. Staff
recommends that the applicant increase plant quantities in order to meet minimum requirements
for each bufferyard. There are overhead power lines along Highway 7. Staff recommends that
only ornamentals be allowed to be planted in the bufferyard within the utility easement.
According to city ordinance, each new home is required to have a minimum of one tree planted
in the front yard. The landscape plan for Boulder Cover does not meet this minimum
requirement. Staff recommends that plantings in the front yards be increased in order to meet the
minimum requirement. Staff also recommends an increased use of overstory shade trees within
the development to help alleviate the heat island effect that will be created by the large driveway
expanses.
City ordinance also states that no more than one-third of the trees in the landscape plan may be
from anyone tree species. In this plan, Colorado spruce comprises over one-third of the total
trees planned. Staff recommends that additional trees be planted to reduce the percentage
attributed to Colorado spruce or another species of tree be introduced and the quantities of
Colorado spruce be reduced.
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 16
PARK DEDICATION
PARKS
This property is located within the neighborhood park service area for Cathcart Park. Future
residents of Boulder Cove will have convenient access to the park from West 620d Street. Cathcart
Neighborhood Park is unique in that the park is owned and operated by the City of Shorewood, but
is located in the City of Chanhassen. The two cities operate the park with an agreement that
Shorewood provides for all capital improvements and daily operations and Chanhassen mows the
lawn and trims the trees and bushes.
Cathcart Park is 4.75 acres in size and features a playground, basketball court, hockey rink with
shelter, tennis court, and a ballfield. Ample off-street parking is available at the park. The
amenities at the park have been updated within the past 10 years. No additional parkland
acquisition is being recommended as a condition of this subdivision.
The 2006 park dedication fees are $5,800 per single-family dwelling, $5,000 for each unit in a
duplex, and $3,800 for each unit within a'three-plex.
TRAILS
The subject site does not have direct access to a trail; however, convenient access to the
Southwest LRT Trail is available from West 620d Street. The Southwest LRT Trail is situated
within a corridor owned by the Hennepin County Regional Rail Authority (HCRRA). Three
Rivers Park District manages the corridor as a multi-use trail through an agreement with
HCRRA. This particular section of the trail travels west to the City of Victoria and to the east to
Minneapolis. Access to this trail is a very desirable recreational amenity and will be widely
utilized by the future residents of Boulder Cove. No additional trail construction is being
recommended as a condition of this subdivision.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Area (sq. ft.) Frontage (feet) Depth Setbacks: front, side,
(feet) Garage, rear, Hi2hway 7
Code Single 15,000 90 125 30,10,30,50
Family
Lot 15, Block 2 30,781 166 130 40,40,120,50
COMPLIANCE WITH ORDINANCE - RLM DISTRICT
Area (sq. ft.) Frontage (feet) Depth Setbacks: front, side,
(feet) Gara2e, rear, Hi2hway 7
Code Single 9,000 50 110 25,5,25,50
Family
Lot 14, Block 2 19,337 237 140 25,10,5,25,50
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 17
Area (sq. ft.) Frontage (feet) Depth Setbacks: front, side,
(feet) Gara~e, rear, Hi~hway 7
Lot 16, Block 2 9,398 51 159 25, 10, 5, 25, na
Lot 17, Block 2 9,518 56 168.5 25, 10, 5, 25, na
Lot 18, Block 2 9,593 59 171.5 25,1O,5,25,na
Lot 19, Block 2 9,202 55 167.5 25,1O,5,25,na
Lot 20, Block 2 9,683 54 168.5 25, 10, 5, 25, na
Lot 21, Block 2 11,139 51 176 25,1O,5,25,na
Lot 30, Block 2 11,856 56 215.5 25, 10, 5, 25, na
Lot 31, Block 2 11,943 55 213.5 25,1O,5,25,na
Lot 32, Block 2 17,414 130 212.5 25,1O,5,25,na
Code Two 7,260 30 100 25,10,30,50
Family
Lot 1, Block 1 24,134 78 204 25/25, 10/10, na
Lot 2, Block 1 9,691 50 194 25,1O,30,na
Lot 3, Block 1 9,920 50 198 25, 10, 30, na
Lot 4, Block 1 10,083 50 201 25, 10, 30, na
Lot 1, Block 2 8,387 52 158 25, 10, 30, na
Lot 2, Block 2 10,021 40 153.5 25,1O,30,na
Lot 12, Block 2 10,580 52 209 25, 10, 30, 50
Lot 13, Block 2 9,806 54 190 25,10,30,50
Lot 22, Block 2 11,557 45 192.5 25, 10, 30, na
Lot 23, Block 2 12,866 46 221 25,1O,30,na
Lot 24, Block 2 14,289 48 257 25, 10, 30, na
Lot 25, Block 2 14,567 50 291 25,1O,30,na
Lot 26, Block 2 8,332 51 164.5 25, 10, 30, na
Lot 27, Block 2 8,925 57 169.5 25,1O,30,na
Lot 28, Block 2 8,618 50 171 25,1O,30,na
Lot 29, Block 2 11,403 72 165 25/25, 10/10, na
Code Three Average of 5,445 30 100 25,10,25,50
Family
Lot 5, Block 1 10,105 Avg. 50 201 25, 10, 25,na
Lot 6, Block 1 6,848 10,297 34 201 25,0,25,na
Lot 7, Block 1 13,939 60 185 25, 10, 25,na
Lot 3, Block 2 10,309 Avg. 32 156 25,0,25,na
Lot 4, Block 2 7,686 10,403 34 225 25, 10, 25, na
Lot 5, Block 2 13 ,402 46 218 25, 10, 25,na
Lot 6, Block 2 11,657 Avg. 48 214 25,0,25,50
Lot 7, Block 2 7,298 9,860 34 213.5 25,10,25,50
Lot 8, Block 2 10,799 50 215 25, 10, 25, 50
Lot 9, Block 2 10,886 Avg. 50 216.5 25,0,25,50
Lot 10, Block 2 7,452 9,724 34 218 25, 10, 25, 50
Lot 11, Block 2 10,997 50 218 25, 10, 25, 50
Outlot A 1.35 AC 25,0,25,50
Final Plat - Boulder Cove
Planning Case 06-10
September 25, 2006
Page 18
Area (sq. ft.) Frontage (feet) Depth Setbacks: front, side,
(feet) Garage, rear, Hie:hwav 7
ROW 1.96 AC 25, 10, 25, 50
Total 13.74 AC
na = Not Applicable
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval with variances of Planning Case #06-10 for Boulder
Cove for 39 lots and 1 outlot as shown on the plans received September 1, 2006 subject to the
following conditions:
I
1. An encroachment agreement is required for the proposed retaining wall as it will lie within a
drainage and utility easement.
2. The developer will reimburse the City for the invoices received from Barr Engineering for
the Boulder Cove groundwater analysis. A $1,988.00 security must be posted to ensure
payment of these invoices.
3. A building permit is required for all retaining walls four feet tall or higher, regardless of the
location within the project or the party responsible for its construction (developer or builder).
4. The developer is required to obtain any necessary permits for the sanitary sewer extension
from the Metropolitan Council (sewer connection permit) and the City of Shorewood (work
in right-of-way permit) and West 62nd Street must be restored.
5. The developer shall be responsible for any damage to the Miller's fence as a result ofthe
watermain installation.
6. The existing wells and septic systems must be properly removed/abandoned.
7. Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat.
8. The private street must be constructed to a 7-ton design. A cross-access agreement must be
recorded over the private street.
9. The developer shall be responsible for installing all landscape materials proposed in rear yard
areas and bufferyards.
10. Tree preservation fence shall be installed at the edge of the dripline for tree #71 or as close to
that location as possible. All other tree preservation fencing shall be installed at the edge of
the grading limits prior to any construction.
Final Plat - Boulder Cove
Planning Case 06-10
September 25,2006
Page 19
11. All landscape planting shall be field located. No plantings will be allowed within the dripline
of tree #71 or below the NWL of the proposed pond.
12. The grading and the storm sewer alignment shall be shifted as far east as needed in order to
protect and save the evergreens along the westerly property line.
13. The applicant shall increase plant quantities in order to meet minimum requirements for each
bufferyard.
14. A minimum of one tree shall be planted in the front yard of each home. For 3-plex buildings,
a total of three trees are required.
15. The applicant shall increase the quantity of overstory shade trees and these shall be located in
the front yards.
16. Additional trees shall be planted to reduce the percentage attributed to Colorado spruce or
another species of tree be introduced and the quantities of Colorado spruce be reduced in
order that no more than one-third of the trees designated for the development are from one
speCIes.
17. All disturbed areas within the development must be seeded or sodded. A turf and irrigation
plan shall be submitted to the city.
18. There are overhead power lines along Highway 7. Only ornamental trees shall be allowed to
be planted in the bufferyard within the utility easement.
19. Payment of park fees at the rate in force at the time of platting shall be required as a
condition of approval. The 2006 park dedication fees are $5,800 per single family-dwelling,
$5,000 for each unit in a duplex, and $3,800 for each unit within a three-plex.
20. The future storm water pond shall be constructed prior to mass grading ofthe site and shall
be used as a temporary sediment basin. A temporary outlet shall be installed (perforated
standpipe with rock cone) in the temporary sediment basin. A detail shall be provided within
the Storm Water Pollution Prevention Plan (SWPPP).
21. Energy dissipation shall be installed at the flared-end section outlet of the storm water basin
within 24 hours of outlet installation.
22. All exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
TyPe of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
Final Plat - Boulder Cove
Planning Case 06-10
September 25,2006
Page 20
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
23. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed. A pickup broom shall be used at a minimum of once per week or as
conditions warrant.
24. At this time the total estimated SWMP fees payable upon approval of the final plat are
estimated at $50,826.00.
25. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Minnesota Pollution Control Agency (NPDES Phase II Construction Permit), Minnesota
Department of Natural Resources (for dewatering)) and comply with their conditions of
approval.
26. Building Department conditions:
a. Accessibility must be provided to all portions of the development and a percentage of the
units may also be required to be accessible or adaptable in accordance with Minnesota
State Building Code Chapter 1341. Further information is needed to determine these
requirements.
b. Buildings over 8500 square feet of gross floor area are required to be protected with an
automatic sprinkler system. For the purposes of this requirement property lines do not
constitute separate buildings and the areas of basements and garages are included in the
floor area threshold.
c. The buildings will be required to be designed by an architect and engineer as determined
by the Building Official.
d. Demolition permits must be obtained before demolishing any structures on the site.
Application for such permits must include hazardous substances investigative and
proposed mitigation reports. Existing wells and on-site sewage treatment systems must be
abandoned in accordance with State Law and City Code.
e. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
f. Walls and projections within 3 feet of property lines are required to be of one-hour fire-
resistive construction.
g. Each lot must be provided with separate sewer and water services.
Final Plat - Boulder Cove
Planning Case 06-10
September 25,2006
Page 21
h. The developer and or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
1. The developer must coordinate the address changes of the two existing homes with the
construction of the development and provide access for emergency vehicles at all times.
27. Fire Marshal conditions:
a. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, 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.
b. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
c. Temporary street signs shall be installed at street intersections once construction ofthe
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section
501.4.
d. Fire apparatus access roads shall be designed and maintained to support the imposed load
of fire apparatus and shall be serviced so as to provide all-weather driving capabilities.
Pursuant to Minnesota Fire Code Section 503.2.3.
e. No burning permits shall be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
f. Fire hydrant spacing is acceptable.
28. All existing buildings on the site, with the exception ofthe house and garage on Lot 22, Block 1,
shall be removed.
29. Lot 22, Block 1 shall maintain a maximum hard surface coverage of 25%.
30. A cross-access easement agreement shall be granted in favor of the property located at 3520
Highway 7.
31. The developer shall work with the City to see if any additional significant trees can be saved.
32. The developer shall post a $1,988.00 security to ensure that the City will be reimbursed for
the cost of the Barr groundwater analysis.
33. An encroachment agreement is required for the proposed retaining wall as it will lie within
the drainage and utility easement between Lots 15 and 16, Block 2.
Final Plat - Boulder Cove
Planning Case 06-10
September 25,2006
Page 22
34. The developer shall repair any damage to the Miller fence resulting from the watermain
installation.
35. The existing wells and septic systems must be properly removed/abandoned.
36. Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat.
37. The private street must be constructed to a 7-ton design.
38. A cross-access agreement must be recorded over the private drive."
ATTACHMENTS
1. Pinal Plat and Construction Plans.
g:\plan\2006 planning cases\06-1 0 boulder cove\final plat.doc
L
i
I
I~
.J
~I
I-
II
-{
h
If
;1
Ii
~ "
. r,
~tf
II~
~
o
o
a::
lJ.J
a
-J
~
o
co
,
I ' I
Ii f~li,l;}li I ~
lB.1 1 ~ I
f' hHi!!I! ~ t t
l. 111 II I a l t
a 1 n"Ut- t ~ a t
:( JI!ii'h t:l i
J i ..I!nld I J i
! I lill~8 II . -I ! I
J I I 11 ~U~II j J ~
, I H~i!.~l' t t
i I JUjffJJ11{ i 1
;1 I I Iii .fhh III ;
fa" . I. ~lll~ll ~f f i '<
· ~ I ! I 1-~1 ~ 1 I · I !
I ~ ~ ~ -l~ (~I.' ~I I ~ ~
i II J : f-lllll ( · Ii i { I
; '" " ~ ,,! l;tJ:iH ~l : '" "
.
!
~
J
"
~Iilli}i ~Ii~il
flB.!lll f;"1
lllti!!)! lll~~
I1J II I 1111.
I~"JI -I I~.._t
II!.. I I'! i
:lli1jt :111,
II~Jaf~1 11~lt
~:!~!!I~I ~:!I~I
J!!jffl=! J!!i;!
IIJ.fll~! I I!J.~!
1 qlll.~ll . 1~;!ll
I~~I ~ 1 I 1--1 1
f'li'Cilit : f'!iait
I;II.I!I! 1;111
.I
r
11
If
II
.!
'i
I,
~I
II
.1
U
II
JJ
'.
!t
lit
,II
.1&
~
I
J
,
t
I
!J
~
I
I
,
It
II
11
II
H
..
.c
~
Uj
"
~
:i
r
~i
ch
I
g~
p
~
~
~.. Vi
If.
~~
~
s~
i'
1\ \ \
~~ \
'<
~
~
i
..
RoAD
SECO:~O
ADDrrtOfJ
t
\
\..--
\ 1> \\~ \
\ \
\ \
\
I
b
X
<I
J
or
~ ~
~
t
I
I
I.
IU
~Il'
h
J:!
hi
bt
~IJ'
t
R.:a 1 1
hockl
-:1 i:~t
bl all
II} idt
00
I
i
..
J
or
~
\
~
H
I!-
~J -I~
@I ~
lirX.
I,IH
..J
.~
!~
!,
~-
~
I
Ii
~
l
!
I
w
ij
.
~
I
I
-
I
~I
t~
J I
, I
i ~
f!
. J
I) f
rl
~i,JI
i
II
it
1
~
x
~
t
J
I
I
i
t
I
)
~~I~
~~JJ
t
~
!
II
d
1
1
1 i'
11"11
utilI
a&'& II
il!ti
~tu;
IHI)
la! ·
lf~~~
1~'JI
Ithi!
! IHi
iHlcl
t;~ 11
Iit)i
_II h
!i
Ii
II
II
~I
.1
JI
'I
if
t!
,il
It
I ,i
~~ J
~~&
i
II
it
I
f
.
.
1
jJh
.ll
~ I~
~ ~I
~ ~I
) ;.
!
I~~f
~tf
lid
1111
LI
Ijlii
liiit
I
I
~
~
~
~
I
~
1
&
~
t
I
I
1
J
J
i
I
iiJ
II
I-
I!
u
1
Ii
H
t
I
I
I
i
.
1
ij
t
1
lJ
~i~
XJt
III
hI
ell
ts
t
b
A
J
i
I ~
t
j ~
~If ~
EB:1] C\j
1 ~
I::
t:l
i3i
L
~
o
()
Q:
LU
a
-J
::)
o
co
<(
~
UJ
en
:2
-
~
<:.~
;!
~w
~..
U
.~
I~
I'
.
II.
I.
t-:
lI)
~
~
l-
ll)
~
I
I
s---_ .\~~fDW
Qar-----::::::--d
<0 -~
~;1ClJON \!.\
~---~
"
....
~~~r
r
I
I
L
r--
I
I
I
I
L
:~
~
1"1
II~
lJ
t~M
!!IJ!
I
~ i
I D-j
~ :
I~
~ 1 !
~ DI--l
I 1
tfe:%l 1
)1 VI-~
I~. i}iI
1:1 :H
II} Hh
eo
..J
lO
....
I!
j
.. f:2
gel ~
EB=..... h ~
.. l&...
I~
'-
~
~
~
f
"
~.
t J .
1 1 I I I
~JJtIJli
! ~ ~ ~ ~ ~ .
::o.,~.!
=lailli ::5a
nww
iiiijii;
111=111
BII Iii
;,I' Ii
B t I
I
I
'C
~
<0
~~
:i
5
\\t
-1
~..
"',;..
<0
""
<5
"
()
~~
GJ
~
:t:
<0
o
l
'\
1'\
1\
I \
L _"'_ \
I \
,
,
~
..-/ \.-
\~ '-e \ ~ '-
1\ \ \l \ \\ \
f)~ A IifI ~.,Wl~ \ \~
~~!t~~ \ sEI;i;:~~D _ _ - ""'\ IV, \
"'" - - . - '
rl' -- ~ \ \ - "'- \
J' _--- \-----~-' -- ~
_----\" _---..," \ \ ,V>
_-",-- I ( I '
..._----- _) I I II I )
___e---- I I II I I
_-; t I I I ~\
\, ' ,~~
\ \ \ ~
\ \ \ \
1\, 1----' -----
___ _ _ ____ ~ _ _ ~o8d
_ _ ___ _;:..- _ _ ___ "C\1Urctl ;.- --
-- ---------
'\
\
,
~
,
\
I
~
,~
i
~
~~
o~
~, =
:11 U
~~ ~~~~
g~&~
~ ~~",,)j
~~ ie~~
~~ ~~ii~
um~
<i;
~
'"
(j
Ii;
1;;;
3!
<.'l
~
~
!!!
l3
~ ~
~ I ~g
~ ~ ~f
~ j ~~
~.t! ~~
n~h
~d i~
~8~ ~~
iu ~~
illlli
~l:Q~1!I
~~Qi!'.
..:./"11'1:)"1
,/
\ ./././
\ ./
V
\
\
,.
,<
\.;.
"(h
\\~,
~..
~~
\ .
~
CI
~
\
lil-I",,,,,~,,,,,,,,,,,,,,..I!!I::It:!
~
I
n Id
B~
h
~ ~
o
::l
~
w~
~9~
U5z
,.., lOW
..... I- Ul
W<Ul
o~~
:5 U)~
Owu
a:Jtj
J:
w
C)
~
8
~
I
'"
LO
8 ~
ob ~
~ ;0
tS
w
:I:
tIl
Iii ~
W
J: u...
Ul 0
0:: '
~ ~
o
u ci
z
t:i
w
:I:
tIl
-i\
~
~7
-r-?
'1
(~
<>
p
~
f:: ~
d~~ iii
~
;,!]
:IJ
1J
!Q
o
!l!~ 0
\
~ :
~ '"
(;1~~~~
>IF"
ll"15
i;l~~~.
~" N
I~~is
.,~i~~
~F~t~
~g~15~i:i
~!i!~ ~il
ni~~~
\--
\
\
\
'"
lD
~
~ili I;i
~~ ~ N~~~8
~f:~;I:::.::: Ifl ~o ~t-
:>c:l!!",,,,;S III ~~ z ~
@ifi~~~i15 d x~8~
~~8~~~ ~ a.. ~9 .:r:
~~"'~d ~ .5~R::Jg
~z~~oz lJi~U,~iii~~
8~~<~~ a::~ ~:c~:;)~
'fldcnf!::s ~~:i::t%f5
o~fj~a.~ ~~ ~ ~j ~~
~:;)3~~o >-o::VI~wo8
:>0<<> '" "''''VI....15;;;
~;;;filN;;;~ ~E~ <ip~
:::1:2'":1:;,; ~cn ~ ~~ 1-(1)
l5ociil'~"vi VI VI ~. ''is
VI~~a: "'l!J o~:ii l5~ 20
~:c:~o ~~ ~~ ~ ~~ ~~
0..... >t- . 10 >- <<u (,)
.. :I:~~O-~~ COn:t: ~~ o~
~ ~~~;~Oi~ ~~ ~ 8~ ~3i
~ ...; N ri"":
\
illl
!n.
J
~
~
W~
~9~
,,::> -
'-'~~
Q: ~Cf)
Wl/)~
Oc:z:
...J~~
::>~I
Owo
m~
J:
w
C)
~
o
u
~
j
!f
!ll
I ~
i:.i I tl
a" ~
I~
Vl
~ ~
n. Vl
~ '"
::; ~
F lL.
::l 0
~ N
Cf)
~ 0
::;: z
8 t;:j
w
:x::
Vl
~ lco
~ ~
~ ~
ltl
8
+ oJ, ~
:1 "::::: .:::: ::::.' ::::1:' :::" :! ~ ~ i6
"j . "f" 'I" ,:::::t'. "t::' T:
I .....1.........1
..... : ~~;~~~;;Wk;;~.
.: I ::::::t:.:..::t:.:.....- g
i ;-~:--rIT-- · I
--4-----+---.--
..::.::::....::::::::....
....T. ":1"
.....1..... ...1..
~ht~':~je~~': + I.; I
11'" III
If1;!i~~-- I lit,.
.:ec;l'.... II
'::-:::1; :::::- +
:tl~:JLl 1
. . . . . , . . . I . .
;PGHH-~-'
. . . . . . . . I . . . .
.:::::::1::...... '"
-----f---.-.- 0
::::::::l::;.:::::: ;;;
":::::::::... .
.:'::"::":~r.:-:-:-:':'~'
:::::;;T~;;" .
':-:-~~:-+:-:-:--:7:7.
::::t:::::,
. . . . . . . . I . . . . . . . . .
-:.:.:.:.~~r-:.:.:.:.c:
. . . . . . . . I . . . . . . . .
. . . . , , . . I '
:.::::::::::::....
'~:":~~r~7:':'
.::i;T~::"
':'":":,,:,:-::-+7:;:-:-.-:-. +
...,...."..~Iii,.
..lHI-
lulu }JJJJ_~Jl
''0
<..')
<.."
<.")
lil
...
2
...
~
ell
i
:&
ell
+
o!'
:
,.
,
~-
li!
!!
!!-
'"
~ ~
~~w~
g~,,~
~~k
4.~c)-~
~Il:ffi;:;;
fl1~~1
~i::IQ.....~
~~~~~
~ z
!l!
~
~
!i!
!l
i .
..
~~ :llg~~
~ ;~; ~~I~i
III .d~ ll~ ~e!
~I;~~ ;~!~$g
!I~m III ~~i~U~
~ 0~ii! "I!! I~~
Ii alil~ ~ii!.; ~~
lIe~g~ ~0~9 ~..
~~~~lIIm .H~~~~~
~lollli;dU~lI~n
~ii!~1I~ ~,-ii!~~~0Iili
N..s .. ll'lci ,..:
~
i
...
iii
ell
~
'"
~
~
ell
~
-- :-:::T::::-::~:1::~~~::~:-:::~~:1N i
ll,iijl=_l~~ll~l~lr
~~~.:.,........,. ..,....,' I
!~~111 :::i..: .:
!!;l~~ .J:. :L... ..l:......j
. -- -~ h~i -:-::'::::--:'::-::---'---:-::'
m "'Illd~wili~""e ..,1.,......,1.. ".,...,~
o ~ A.Jilll llictl:z: ..1 .......1. \. .....,
z ...: (4~ .;. ... I: ....:::1:........1: ....:1
r::::::~ ::~t~~~~M~::-~~f:~~::~i
r~ ::jJ:--]::::-t----1'
[-~T:TTFl~T]r ~~L~~~L~~~~L~~::~:.
~:~~H~~+~HP~~~+~~~HH~~+~~' .
~~~~;~J-u~~~jjt~u~~~;~-~~
: :~CC~! ~:. ::~! [::'::':]: ~:~....: T:,......
r:~Q;l~~~~~r~ ~~~t~~~~ l~~~~~
:::::::::::::.....::::.::::::::;:::..:::1:::......
1........:1:......::1:::...:::1:.......:1:... ._.,
~----~-----~----+----~-----
::::::<>1:: ....::l::. '::::1:::::::::::::- 0'
I... .:::1:. I:.. ..::1:.....:::1::..
1.. .....1.. ..1.. ..1. .......1..
t::~ ~:-: ~~~7..:-~~~.:..:.:.:r~~~ :..:~~~~:.:...:
I:. ':1:::. ..:1:::::::':1:. :1:..
I. ,I... ..1.. .1. .1.
I' Y. .y.......:I.. .1.
I .1. ......\ .....1. .1.
t'--- :1-:-:~_:_:"'7':_:_r.:_:~_:_:-:-:T:'-::-:- :1-:-:-:--:":'":":
1 .1 .1.........1. .1.
: T>' ':1:' .. :l:::' T>
I :1::' ':1:' '::1:' ::1"'
'I
~
p
:1
II
!!
!!-
I
I
I
I
~'f.._1
.w~"'J'<<f' I
a~-L-o--
F-~""Jl~o-o-.
_. fAD" ~,I1.~
.IU-....&--"" ~":J~fY
'"
1
...
~
o
!
I!!
~
'"
..
" "
v v
1!5
~'i
~~
~~
;l~
"1
5
"!.
:~
1!5~ .
~I~
~w;
~~!l!
ii5~
~n
~!~
~~~
iiz~
i!"~
i;~~
,
,
I
,:
~
,
I:'
I ' .
, '
~-
1:' .
,
;
~~~
, . ,
1 . . .
':...
I . , .
t~:-:-
I ' .
\::'
J::'
o
~
~
8!
~
Ot
i
...
~~
~
ui
>
w8
>ffiz
09:;:
U~ifi
a::: !( (/)
w~~
Cl~:I:
5ffl~
020
1Il~
w
"
~
~
o
z
I:;:j
W
I
U1
w
!;(
>
a:
a.
olJ
""
~
:I:
W
!;(
I-'
en
U1
I:;:j
W
I
U1
~
u..
o
o
~
~
8!
2
...
o
...
Ot
Ii
~
i
Sl
...
N
ll>
o
q
ll>
:1:
:g
.,
iii
~
::l::: :::: .:::> :: :::' 5
.~~jJJ~~:~~~L~~~~l~___~__.__. J~~_~~L~_~~: ~
:---~;i::[-;~[[_~[= bt-[-: h ~
[-~~jt~l~~~_~__ jt~-cJ~~~-[[_: I~ i
..-----i----~----+--- -1---- --+-----1--.--1---- +
::::::~J~~.....:;::~~;::>:i:. .. ;l;~;~~;i; yr;::::::~:::~><!:::::::.~ =
.....1. "I .,. -I..". "I. I... I
~~~j1j~:~~h~~~~t~~~ 1t~~~~ ~tt~h~~1~~~h~~~~~
'''''1- .-1.........1.... .1.. ".1 ,,,I. .,
~;W;W~~~~~WW~~~+~~~ ~~~:7~~ ~~+~~~~W~~~;W~~7:~ +
~~j~jL_ill~~~~L~~ jL~_~L~~~jLllJ~~~LL~-~ - ~
.......:t::::::::::::::::::I.:.::: :l:::::::::l:::::::::I:::..::::::::..::::L:......
._-- -1------1--- --+-- - -1---'--1-- - --+-----f---.--I- ----.
. ..":::: :::: :::::: ~J: :~:::: ii !i::'" ;:: ::::: i:~! :;;; :j~j~ Ii:: ~:::: ~!;::""::!~:::""
...... I ...J.........I. .J. .......1 ,.1" '1. ,1
:~~HH1t~~:~~~~t jtt~~ ~ 1:~~~~~~ ~~tt~~~ ~ ~~~~;~~h~'
...:::t: :::::1:' .::::: ::::.....::1:: ..I.. ...::t. :::
:-:-;-:--;:-:~:-:-:-:-:-:-:-:-:-~:-::-:-:-:~+:-:-:-:-:-: ~:-::-:7:-:-~~:-::-: ~~~-:-:-:-:-7~~-:--:-:-:-:
...1.........1... 'J.-. .1.........1.. ...1..1 ..'
..:::: ~: ~!i::: ::: ~ ~!)~: ~: ~:!::~:. ~:::....: :::::.. : !!J; ~ ~::: ~ :~:',.....
::::::::~:;::::::~i:::::::::t:::-:-.-: :1:::::~::~~-:. ~~:::::::::r:::~~ +
:t:L~~:::~::::::~!:...::::T. J:.....~~l:: :::::. H::;>"
l(E)H~tft~0~hht~t~~~ 1~~~~~~:.~. ~1~:::~~h~~~~
:::::::.:::::...::t: :t:. \i t:. ::::...
~~~~f-~~+~~~-H~ +-~~+: -~ ~
:::::t:. '::1:. 'J::. ::::....:-::
'"7":-:--;:-:~:-:~-~~:-::-::-::-:+:-:-:-:- ~~7:-:-:-:-~~ --
....1. ......1... '.1'" .1.. .,
:::::':::::::: .T: ::> :1
::1: ':1 "1::' :1: ':1
I
I
I
I
I
I
/
/
/
o
2
~
o
8l
i
~
'"
s
g
'"
o
~
j;!'
~II
'"
~
:1
~
~
!!~
a ~
;~~:
~:tk
!*~~
~...~~.
"'~f~e
~!!i~
~ ~ b~~
~~~d"
~ i~~~i
I
o
2
~
~
51
'"
o
....
'"
i
~
'"
o
...
'"
~
'"
:11
N
In
8
,;,
9
N
~,
p~ i
Ii: i
ilil! I
~1~ln~
J q ~e
B i:~11
I d !I~s
I ~~IJ~!~
I . . . . . . .
r:-:-:-:-:-:-:
I . . . . . . .
1"::- o.
I ...
I::::::: if
~I ~I ~r-- ~I il ~I
~
~
w~
~9~
U5z
mw
~~lJ)
WlJ)~
CI O:I:
.....J ~~
::> t;;:I:
Owu
ca~
:J:
W
~
1=
8
~I jl iL__~1 il ~
I:
I.
! ~~
c:. .,
~
<
.9
~
L
i
i
I
!
i
i
i
i
i
C'L
/
1J
.~~<(
.....~, ::::!
~
w
o
L
I .~..
~
L..------..
lD
-J
~
W
o
U
Iii!!
..
. .
~
o
~
G Ib ·
I ~ i
!i; ! ~
;1;11
; ~iD
i =1
I I
I t u~ -
~f:~:::::::T::-:-:-~ l:::::::::r:~:-:::::r:-~:-: ~:--:--::::::r::-::-:7::
:}::::;::}:::.. :1::" H::::':::::T::::'.L. <l>:'
~HHf7~~ J~t:+~htH~~~~ rtH-+HH~ ~
(1:C~:'~;~~: ~~i~~~::; .:~~t~~ji - ~~j~.c;~w~:;:;:;
:}......:-:l:::: ::::1:::::::::1: :}" "::: ":::T:' '-:}:'
~~fTIf~r~: ~f~f~l '~r-:c:c:! ~~r~ht~r~~~~ ~
~~~~:cf-~fH~. ~~~~~1. :~Hh~~ft: ~~~~~~-~~H~~~'
::T::::: : :~::l ~:::,..:::.::l:::.
~~~:;1:;:;.c~:;r:;' :;::t~~. .~~~:;::t: :;:;~1:;~.c:;~r:;~:;:; +
':-:::l:::"'::}::' ..: ":r:"::::} ......T:.....;:l::. ".
..:::::::1:::::::::::... :::}:> "::t: .:~t ::. ..:} 1 "::l:::::
::::~::~::-:-:-:-:-~r::: ::::T:::::::l .-:-:. .:::::-:~: :":':':::l':::::::::r::=~-:-:..
~~~~~tj~H~ ~~S':"fL~F~L~:;:;j ---~~~--~~~~~~ +
::::::::}.. .,::T"':::::l:' ....... ':.:L.:::::::j::. ...
:;:;:;:;+~.c.c+:;:; ::'ll':+,:~:;~
''':::l::::":::} .... :L. ::ozi' ~M: :L: ::::::1::::'
.......,::::::::::r:.:..:. r:.... I .1..:::'" 1 .{ .::::}
::::I:~:~:::.I::I:f-:. \j:i:il~:;:I:::: ~
'::::::::~::-:--:7:-:-~r:-::-:::: 1:-:-::::::1-::-:-:-:-:-:-. ..: :T::::~::l:: .-:-::::r:-::-::-::-:
.,. '1 ....... I'" "1' .,........ I' ....,.
.....:,:::::::::1: ...... 1:::::::::1::::....:1.:::. :,::.... I.' ':::::,:'
.......t.........\.. "1'
~~~h~t~~~~:tHthttt~~~1t~~::~h~~~t)t~~Hh~t~~~~hH ~~0 :
:~~~I-~j-I-__11rim~~1:illll-jj_ ·
":::::::::::::::::,:::::::0:"::: ::1 .:::::::'::::::L:::...{ ......
::--~~m-t-=;-~~:.J ::_!
)jTIcij-;-m."#~- H-ij:: ~
:;-~:;:.:+:':;:;+:.::;:; .. .... ... . ..,., ':J
'::::::::1:::::::::1::::::: :1::: :::::J.':::'. . '1::' .. L.... ::::: .....
~j-ji~f-j-~:-j-- !~-:~~1:: mf .....
~'::-::;+:;.c:;+:;:;:;:':;+--:;~~F~:;:.:+: .+ -- ,+
,::::::I:'::::::T:::::::t):::::}:::: ~... :::}':::::::I"..:.:::::
...:::::T:::.::<L:::::: :!::::::::}:::: T::':::::L.:::::::J:::. ::::: ......
.----;-----r--- T----;- r-----r-----,-- -r- ---
.....::::1-::::::':\::.... :1:.:::::::1::.... I, .:1: :::t.... '":,:
1::: }:::::. }:::~.~.: ,~~~~~l .....::T: ::}
"'::::1:'" ''':1:: ....:1 ::.:::::1::: :::I;...:::::I::......:!:::....:I:
51
'"
o
~
~
Ii
g
i
i
~
'"
~
<II
~
~
!i
i
~
<II
1
~
!i
ii
~~
i~
"'i
n
~
<II
i w
u ~
'ii'll
~ !l!;
....fi
8 ~
:ie~
~
o
...
'"
51
'"
+
,:!
+
I:!
-Ii
n
I ~ I ~
~
iii
~
~
Wa:
>w
09z
() is::!:,
0:: aI t5
w!(U)
O"'~
5~~
o ",x
ID ~o
o
:!:
W
(!)
~
8
U1
t:i
w
:r:
~~ ~
a..U) ~
a:~ "-
w< 0
~>'
U)~ ....
~a: 0
~~ z
U) t:i
w
:r:
U1
N
'"
o
o
.},
<;>
N
\
.
!
. i
x ~~
I -
~
o.
o _
<..") ~~
.. I~ ~
~~ I
~A~~
".~~-, i :!;is
,: : ::' ::J ~I wI!
>! ~ ~ 5~i
. J:., ~.-b
L. ,,:1:-,,-00 - ":~i
:111,: ~ .I~ag
- ..~.... .::::0.:1 "'~ ~~~~l;
- r"':' -t"";..;"+. i ~~&!.
i i E
\
\
<.?
.
~
: /". ./
/ /
/
/
\ /
V
\
\
\
\---
\
\
\
\
\
\
~
I~II
nil
lid
~o!j
h
1
1
~
~
Wo:
>w
OOZ
" S::E
\J 0 .
o::coifj
W <en
o Ul~
..J~~
::> I- <
OUlJ:
m!!j()
o
J:
W
t!l
~
o
u
~
S
.~ ~
i- t
<~ .
.3 f
~~ !
~i '
-, ; Ili<
!i!~ l-
I. s~
JIJ
....l
~-
WW
o~
~t!l
WZ
UlO
55
J:Ul
;J.~
28
~Ul
e ~
~ .Ii
~i' ~.!.!l
j ..~i
Ii ~~Ji ~
t~ Ud ~
a::
lL.
I
. ~
t~ld
i~~ii
wl~ii
MI~
iU;~
IA~ia
I~~~~
~dl~p
I~~ ~~
~lim
~
I
'"
:g '"
~ ~
~ .05
~
Vl
l:;:j
lJJ
::c
~ ~
Il.
Cl u..
Z 0
is
~ co
Cl .
o
Z
l:;:j
lJJ
::c
Vl
~ IiI
I:! II
~ ~I
~ I,
ill
.. .f
~ il
10.
J
\ \
\ \
! 0~ I!
t r Ii
~ II
s
.
I!
~IB!;
-.
~r
~
u R~
I ~ lu
]
I
g
~
~
~
...
II:
~
~
Ii!
\
fl...__
\
\
>-
lD
o
W
cr.
~z
c.>~
< .
"-w
::lW
~~
~~
(f)I
<Ul
n.U
<....I
I!:......
o
I-u
z~
~;:
o
w
(f)
'S'7'H
III
Iii!
III
'I'
II
u!
!
J l
lill!
II
~
;c
ub
!
I
II~\
!} til
i!t 'f~
I ~
~ I 11
~l
II
1 I t
1 1 I.
· i I! j ~,
I "'ll
! h · I
J ull
II~: II
j1
J
li.
.. I
iu o!
~ ~
. !
I !
1 e
~ I
~I ~
!tl
~ih
<
illl
Inl
..
g
...J
~
UJ"
>w
09z
() ::>::
o .
~llIffi
UJ~gJ
Clll<l:
-1~J:
:::>J!!~
o 1IlJ:
CO ~u
~
au
Cl
~
o
(.)
~
It-.
I
i I,; a :1
I ~ Ii
! m h.!
dll ~~ Ii
l II Ii I~
I !U1IU Ii!
! I~MI;II:II
dhlllilMil
oJ .. ~ "'.. ":111111
I
i to ~
~~ Ii i di in
riUj fA )11 5 ~~ Ifl;h ..1~5~
'In. Ij Ugl! f lI!li I ii~! ti~nn j;ulli.
ii1i!1 ; !! :i!!! II! 11;;n dll! ili 1;!l!u! II~i!!R
~e ~I i =11 ;iiu I 11111* i ! Iii ~:I.il~: 11"s;1
:1I!r~ i!!ll!ll~ h.I'i~~ !Uhl.n ,i:i~ !;~m! jl!hl!~I,.
Itpl'li la' .irl' II Iii 'II~III it.- iP..b ti fiilg
;~I;lli ;r.tl:l!d ;i ;;;llt.! ;~; ;!I!dimii~1 i~U;~1
IfiLl !li'IIII!; IIIU!i~lei~Slh I~nll!; J' I. ii~~11
_hu~ ~I!!~ !m~, ~I ~~I~!~I~I~ ~51 ~11!~I~I!d!; !!d!ad
~
~
i
&l
g
,;,
o
N
\
\
,/
\
\
\.-
\
\
\
\
\
\Q.! 'S"T1i
\---
\
>,---
\
\
\
--
\
\--
\
\
\
\ ///
\ /
V/
\
\
,.
~=~~
.''S ___
\-~-
t..:J.
\\ '~~
~;.
\ ~~~#
!
- .
b
...
. i:!:
II -..;
j~
~
Q ...
II
l
II
jj .
II
II
.
~
~-
~l
It
;!
i~
I:
.1
\
~l!
'~e
It'
I~~
ill
In
hi
In
;;;
'I I!II
I .H.
~
o
....
....
w
~
WO
>O::z
OLU ::0
U9.
o::gm
~~~
...Jwz
:J~~
OwO
aJLU
~
:J:
W
~
5
o
'"
~
'"
~
~
w
~ ~
Q.
Z N
o ~
w- u..
w!;( 0
I!=~ 0
w ~
</) .
W 0
If z
tJ
w
:I:
(/)
~...
.. ~~:/\~'~" ~ . o'
I ! i~!
. ~ f~.
; ~
II I ~.. ~,.:, ,;;',' t
.H ,v. Ir Il~ ,ci; I" I
If! an ~H J~'l ' 8
siiltJrtiJU!!,'ilf . ~ ill,i
.. _.. .. . tJ i I
<loIJ .. 81
3.
.
., '1
..=J;
llll
r: ~;J!
1m
_u
biL
EDID
I i'l
I I
1 J
lIklr. 1c~~U "\:lili
I!d ..... ....1 .!It.t
,..~ i'U',"j4 ,..,j&
ulk L I hE J~C]
~ IDD ac::J
1'1
~I
;i:
It 1
,"
J.l~1
a'liJl
c:.
dl
~i
ilq
'I
J
~';
I .
,~
Il'
I. !
II,
II,
'I
11111
d
ijj
!tdl
filii
lfi.:.
...
"lfIIWO~
~~
l~I~1
.L,~
! lifi T
,II
S I
I~
d
;;
~;
.~
~e
Ii!
i
I "I
tslg
'!IIII
1Mr
[[I~
Ii! I h il
5S! j
iI..J ,
!it.!..!. !
fJII
.1
IS!
-~I.I
~1m,1If
,'. 111
Iii )1,
hr...:,
J~J
i
h
~
"j
U.
1'1
it
~ r.
ciil
:I~'.I
li!!!II;
n
~
t
I
i
it t
)1
Iii
oil ,
"1'
'It!
U' It
'1
ul!
I'n
i~!~~
to
uM
!!itl
lU'l
11'!;
i'!li
':il'
f~tll
I!': '
a..
a..
tin
I; '1'1
~Il'b
II t!t!
" If
I fJd,l.
f.",.dl
~!! l!~!~
'UIIII
~IM
aHI~fif
i.. 01 ri
I';
;; I~
o
j
ui
~
WO
>ffi
oCZ
" 5~
..... 0 -
0::: IIlffi
W!(lIl
Cl ~l/)~
-I :r:
::> ~
Ol/):r:
CCl ~ ()
o
:I:
W
Cl
~
o
o
N
8 ~co
~ ~
o ~
N <Xl
Q
tS
w
I
U1
~
t...
o
~
ci
z
tJ
w
I
U1
III
-'
~
o
I~.-
.. I ...........
. i I. --mI
~ .~
!
!
I
1~
;
~
~
I!s
~
~
~'..._-
~I
~1I1
~..!
.nl
I I
Ii Ii
l~
;
!
I
I.
~ II~
.~I lill
, 1!1~;a
ig~;I;e
~ClillJ!
I~el iH
~ol" "'......
I . I ,I
~ J1~t I' '1
h Ii f ,'I. It~! ~I jl
Ii 11th -uiH!illf NIl
b 1"IH inl~if1 dl f;
.~~. .Itl ~
J
,
~.~1 ~
~11i 1'1
J ~ 11
It' 'Ij
~"'II'
1111 di
! ~ ph ~'~ ah !
. Ji 1 .fI. ~ ~liLi I
j =! IJ!~:i ~ :
. "J 111'1' y I
HJ I idji: . b I
. !dftI1.lf.. !
~ttilftll i 1
I!!~!WI~ ~~ fi I
~ fi
m
~
I
~'
Iii
!I ili
~i 'j" in !u
I ~
~
~J b I
I . m
. I !
; II !
j!!~;i! Ii
IH .a
s
n
n
. ~
II~
I il
i I~
I~I!I
~
I
~l
11
d
eH
~~
I
i
tt~
.J.
~
~
~ a
~
.
.
.~
I; I
Il. I
It
!I
11
It
II
eU
>-
m
o
UJ
It:.
~~
o
~~
~~
"'<
~lJi
~~
~.
o
>-0
15'"
",:i'
15
~
II
~
II~
I
Ii
1M!
h!
1111
i.G
Iii!
II.
H
. I
~ !
I e
II
~II
III
. ill
il
,
I
I
I
I
I
"
II
I~
~
~"j
I~
tf
I
~
~Ii
~II (
~~I =
l!in:
~19m
I ~~!s~
'.1)
j:lhl
tIC"}
I~II~.
1
it
I'
J~
"
I
fi
Ii
"
l!l...
I
II
I.
""
ii
II
n
~
I ~.:::,; I
h
IIi.
!lIb
\
~I
~d:J
ill ii.i !r
, ! f '1.11-
. .1' Il'
wd'::
J'fJhf
t I!. :~.
~
I
.IJ-,.
~
ItJ' II I
J..J '1Hfj!!
f'11 f ,lJ '1
III!! ill:! if
.b.. .~ .U It
,
$11
: J
Iii
II!
III
ih
ll~
,f[
j').'
t .
..Jl
J~d
Idl
I!!h
dlt~
iii!1
~mH
I
I
~..
..
i5
~
A~
115
~! I
W~!ill il !
IW;!Jl
~~Ull!:i
'illlt! jU~
d
!
l
~
1
~
I
.
~
..
I"
~i
,I
-
~
j; i I I
. .
h I ~ It:
il,1 ;
Wla
I!Ui i
jj.l ~
~ii~ll -
I}'" .<'
, n~l[
I{jl_it"
I~!II!J:I-
!I~
~I
I ijl=~~
i~~~ f
&i~ ~
~:~ ii
~
~
W'"
>Wz
09:;
U5.
mffi
0::: !;(CIl
Wlll~
g~z
:::> 1Il~
Owo
co~
:J:
W
Cl
~
8
"t
l~
,i
't
dl
I
IBr
iiM
~
I~UIIfI\IOlloIJ
~
~
t
i~l
"
Il-i
l~h
Ji"l
hi.
"jaA
i.!
i
1I
II!I
i~!1
illl
,I'~
I!~I
~~it
i :
iI
!I~
,I
I
t_._
~
~
'~
~
~
.l~
. ill
...
hi
r7
V'~
l
i
~
I
I
.
I
i
~
II
II
I.
t:!
"t
~ ~l
!I~
i!tlln
! i.
. '1-
~ ~ f
~l
II
I
l
,
.
i
I
if
!i
II
II
!,
'I
j 1
i.a
Ii!
t\,~':':
:If
~
II
I
III
tin
I, I
h"
II I
II
~
~
~
~
f
o
z
W
W
I
U1