Loading...
1 SUB 6665 Horseshoe CurveCITY OF PC DATE: CC DATE: CASE #: By: 11/17/99 12/13/99 99-11 SUB Generous:v STAFF REPORT PROPOSAL: LOCATION: APPLICANT: Request for Subdivision approval to create two lots on a lakeshore parcel, Sandy Point 6665 Horseshoe Curve Lot. 32 and the north half of Lot 33, Pleasant View John and Sandra Cunningham, 6665 Horseshoe Curve Chanhassen, MN 55317 PRESENT ZONING: ACREAGE: RSF, Single Family Residential !.47 acre DENSITY: 1.36 units per acre (gross and net) ADJACENT ZONING AND LAND USE: N - RSF, single family home S - RSF, single family home E - RSF, single family home W- Lotus Lake WATER AND SEWER: Available to the site. PHYSICAL CHARACTER.: The site slopes gradually to the west from a high poi.nt of 920 feet to the 910 elevation, approximately 70 feet from the lake, then the slope increases to a low point of 896 feet at the lake. There is an existing home on the central portion of the site. A new home site is proposed on the southwestern portion of the site. The site is vegetated with grasses and trees located throughout the property with concentrations along the south property line and near the lake. 2000 LAND USE PLAN: Residential Low Density (Net Density Range 1.2 - 4 units per acre) 0 Lotus Lake Sandy Point Addition November 17, 1999 Page 2 PROPOSAL/SUMMARY The applicant is requesting subdivision approval to create two lots on a 1.47 acre lakeshore parcel. The two lots would be 42,320 and 21,850 square feet, 0.97 and 0.5 acres respectively, in lot area. Lakeshore property must be a minimum of 20,000 square feet (0.46 acres). Both homes will be accessed via a private drive with one connection point to Horseshoe Curve. Lot 1 will have a thirty foot wide access easement across Lot 2. The site is located within the shoreland overlay district. Due to the location of existing structures on either side of the proposed new lot, the shoreland setback is established as the average of the adjacent home setbacks. Based on the review of the surveys of these structures, the lake setback for Lot 1 must be 76 feet rather than the standard 75 foot setback. The subdivision request was submitted on October 18, 1999. The sixty day review period will end on December 17, 1999. BACKGROUND In March 1910, the Pleasant View subdivision was approved. At some point since then, the north half of Lot 33 was added to this parcel. LANDSCAPING/TREE PRESERVATION Tree canopy coverage and preservation calculations for the Cunningham subdivision development are as follows: Total upland area Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 64,170 SF or 1.4 ac. 23,820 sq. ft. 37% 30% or 19,251 SF 33% The applicant does meet the minimum canopy coverage allowed. However, the applicant did not supply the city with tree preservation and removal calculations, so it is somewhat unclear as to whether trees will be removed or not. In particular, there are a handful of large oaks near the driveway and proposed home that do not appear to be scheduled for removal, but are so close to the proposed construction that their survival is highly questionable. Staff recommends that the applicant supply this information on tree removals and preservation to the city prior to City Council approval of the final plat. Sandy Point Addition November 17, 1999 Page 3 Based on a site visit, no additional vegetation is allowed to be cleared to provide the proposed home with access and a view to Lotus Lake. The shoreline ordinance states that 30% of the width of the lot or 30 feet can be cleared to allow access and/or a view which ever is lesser. This amount of space has already been cleared as part of the existing landscape. GRADING The lot is fairly flat in grade with the exception of the westerly 75 feet. Within this area is a steep slope down to the shoreline. No grading is anticipated to .occur within the 75-foot setback with the exception ora small area of grading in the southwest corner of the house. In this area, staff is questioning why any of the grading needs to be performed given the existing grades and the proposed house elevation. Staff recommends no grading outside of the buildable area as shown on the grading plan. The first floor elevation is proposed at 919 and the existing grade is 916. Therefore, approximately three feet of fill will be needed around the three sides of the home. The home is proposed to be a walk-out type dwelling with a lowest floor elevation of 910. The existing grade at the walkout is approximately 910 elevation currently. Staff recommends the lowest floor elevation be raised to 910.5 to promote positive drainage away from the walkout level. This will result in increasing the first floor elevation as well by a half a foot. Given the existing vegetation along the southeasterly property line, staff recommends that the home be shifted northerly to avoid impact to the existing vegetation along the property line. The vegetation includes significant maple trees. Some minor grading is anticipated to construct the driveway from Horseshoe Curve. The existing garage is proposed to be razed. DRAINAGE The site sheet drains to the west towards Lotus Lake. Drainage swales are proposed along both sides of the house to maintain the neighborhood drainage pattern. Grading for these swales may impact the root zone on the existing trees along the property line. Again, it is recommended the house be shifted northerly to avoid impact to the existing vegetation along the property line. EROSION CONTROL Erosion control fencing will need to be installed around the downstream side of the grading limits. These types of erosion control requirements are typically applied to the building permit by staff. A rock construction entrance may also be required during construction of the home to minimize tracking of materials onto Horseshoe Curve. UTILITIES Municipal water service is available to Lot 1 from Horseshoe Curve. The existing home on Lot 2 is connected to municipal sewer and water. The plans propose connecting Lot 1 to the sewer line Sandy Point Addition November 17, 1999 Page 4 located along the shoreline of Lotus Lake. The sewer line in Horseshoe Curve is too shallow to serve the lot via gravity. In order to extend the water service, however, the street will need to be cut open and the water service extended to the property line. The City typically extends the water service to the property line to ensure proper connection and street restoration. The cost of this work will be the developer's responsibility. A security escrow in the amount of $2,500 should be required to guarantee payment of the water service extension. The City needs to be contacted 30 days in advance to request having the water service extended to the property line. Given the short window of construction season remaining and to avoid additional cost due to frost, staff recommends the applicant, upon final plat approval, notify the City immediately to request the installation of the water extension. A sanitary sewer line runs parallel to the west lot line adjacent to Lotus Lake. Due to significant vegetation along the lake, staff recommends the applicant work with City staff in determining a path for the sewer service which would disrupt the least amount of vegetation. The property has been previously assessed for one sewer and water connection and hookup charge. According to City Ordinance, properties not previously assessed for sewer and water shall pay a connection and hookup charge at time of building permit issuance. Since the existing lot was previously charged one unit, Lot 1 will be responsible for one additional sewer and water connection and hookup charge at the time of building permit issuance. The sanitary sewer and water connection charges can be specially assessed against the parcel. The 1999 sewer connection charge rate is $3,926 and watermain connection charge is $3,926. The trunk sanitary sewer hookup charge is $1,252 and the trunk watermain hookup charge is $1,632. The cost for extending the water service across Horseshoe Curve will be deducted from the developer's watermain connection charge. STREETS The parcel currently accesses Horseshoe Curve which is an older substandard city street in comparison to today's city urban street standards. The street right-of-way width for Horseshoe Curve is 30 feet wide which is significantly deficient compared to today's 60-foot wide street right-of-way requirement. However, staff believes given the characteristics of the neighborhood and the possible street widening in the future, that only an additional 10 feet of right-of-way and the standard 1 O-foot wide front yard and drainage and utility easement shall be required with the final plat. In the future, when streets are upgraded and additional right-of-way or easements are needed they could be acquired by the City and included in the project costs which would be specially assessed against benefiting properties. The additional drainage and utility easements and right-of-way dedication will not impair or prohibit building on the lot. (It should be noted, w/th two previous subdivision proposals in the neighborhood, staffalso recommended additional right-of-way dedication, but the City Council deleted that condition from the final plat conditions of approval.) Sandy Point Addition November 17, 1999 Page 5 The existing driveway is a gravel surface. The plans propose on extending a new 12-foot wide gravel driveway off the existing driveway. According to City Code, driveways within the urban service area shall be paved with an all-weather surface such as asphalt or concrete. Upon review of the neighboring driveways, it appears most of the driveways in the neighborhood are paved. Although this may slightly increase the impervious runoff, staff does feel, from an erosion standpoint, that the driveways on both lots should be paved with either bituminous or concrete. MISCELLANEOUS Since this is a relatively straight forward lot subdivision, a development contract is not recommended. SHORELAND ORDINANCES The proposed single family home will be required to be set back 76 feet from the Ordinary High Water Mark (OHW) in accordance to the City's shoreline ordinances. Any grading associated with construction of this home will be required to stay out of the shoreland impacts zone or 36 feet from the OHW. WETLAND There are no wetlands on this site. SURFACE WATER MANAGEMENT PLAN (SWMP) Storm Water Ouality Fees The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. The proposed SWMP water quality charge for residential developments is $800/acre. The water quality fee for the proposed 0.5 acre lot will be $400.00. Storm Water Ouantity Fees The SWMP has established a connection charge for the different land uses based on an average city-wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels and storm water ponding areas for runoff storage. Residential developments will have a connection charge of $1,980 per developable acre. Therefore, the water quantity fee for this proposed 0.5 acre development will be $990.00. Sandy Point Addition November 17, 1999 Page 6 PARKS & RECREATION In lieu of park land dedication, the developer shall pay full park and trail fees for Lot 1, Block 1, to the city pursuant to city ordinance. COMPLIANCE TABLE Area (square feet) Frontage (feet) Depth (feet) 20'000 90 ~ 125 21,850 90.52 # 220 42,320 120 312 64,170 Code Lot 1 Lot 2 ~ Minimum Lot Width for lots accessed via private drives is 100 feet as measured at the front building setback line. # Lot width is 101 feet at the front building setback line. Setbacks: Front - 30 feet, side - 10 feet, lakeshore - 76 feet PRIVATE STREET FINDINGS In order to permit private streets, the city must find that the following conditions exist: (1) The prevailing development pattern makes it unfeasible or inappropriate to construct a public street. In making this determination, the city may consider the location of existing property lines and homes, local or geographic conditions and the existence of wetlands. (2) After reviewing the surrounding area, it is concluded that an extension of the public street system is not required to serve other parcels in the area, improve access, or to provide a street system consistent with the comprehensive plan. (3) The use of the private street will permit enhanced protection of the city's natural resources including wetlands and forested areas. Finding: The prevailing development pattern does not make it feasible or appropriate to construct a public street due to adjacent development. The proposed private street serving the development is not necessary to provide access to adjacent properties. Due to the La.' 75 15: 13: 29. Sandy Point Addition November 17, 1999 Page 7 constraints imposed to preserve the trees along the south property line, a public street is impractical. SUBDIVISION FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the RSF, Residential Single Family District. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with applicable plans. o The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Finding: The proposed site is suitable for development subject to the conditions specified in this report. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision is served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Findina: The proposed subdivision will not cause environmental damage subject to conditions if approved. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. o The proposed subdivision is not premature. A subdivision is premature if any of the following exists: Sandy Point Addition November 17, 1999 Page 8 Lack of adequate storm water drainage. Lack of adequate roads. Lack of adequate sanitary sewer systems. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision is provided with adequate urban infrastructure. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: "The Planning Commission recommends approval of the preliminary plat for subdivision #99-11 creating two lots for Sandy Point Addition as shown on plans prepared by Schoell & Madsen, Inc., dated October 15, 1999, subject to the following conditions: 1. The principal structure on Lot 1, Block 1, must maintain a 76 foot setback from the normal water elevation (896.3). 2. In lieu of park land dedication, the developer shall pay full park and trail fees for Lot 1, Block 1, to the city pursuant to city ordinance. 3. Access easement width must be 30 feet. Because of the distance and the setbacks for the proposed building, additional address signs will be required at the driveway entrance in compliance with Chanhassen Fire Department Policy #29-1992 regarding premise identification. (Copy enclosed.) Contact Chanhassen Fire Marshal for proposed address identification at the driveway entrance. 5. A demolition permit must be obtained to demolish the existing detached garage and gazebo. Both of these structures must be removed. 6. The water service serving the new home onLot 1 cannot pass through the garage. 7. The water service line must be sized based on the available water pressure and the amount of plumbing fixtures in the building. The address ,for the existing home on Lot 2 will have to be changed to 6669 Horseshoe Curve and the new home on Lot 1 will be addressed 6665 Horseshoe Curve. The applicant must contact the appropriate agencies to coordinate this change. Sandy Point Addition November 17, 1999 Page 9 The developer should consider shifting the house northerly 10 feet and/or reducing the size of the house to minimize impacts to the existing vegetation along southerly property line. In addition, the walkout elevation of the dwelling should be raised a minimum of 0.5 feet to provide positive drainage away from the home. 10. A detailed grading, drainage, erosion control and tree removal plan will be required at time of building permit application for city staff to review and approve. 11. Drainage swales must be installed and maintained along both sides of any house proposed on Lot 1 to manage runoff from the front yard to the back yard and maintain the neighborhood drainage pattern. Erosion control measures will be required on the building permit certificate of survey. Erosion control fencing shall be installed on the downstream side of the grading limits. A rock construction entrance shall also be required at Horseshoe Curve. 12. The developer and staff shall work together in determining a path for the sanitary sewer service which creates the least disruption to existing vegetation. The water service shall be extended by the City at the developer's cost from Horseshoe Curve to the easterly property line of Lot 2. The developer will be responsible for extending the water service through Lot 1 to Lot 2. The developer shall escrow with the City $2,500 to guarantee the cost of water service extension across Horseshoe Curve. Lot 1, Block 1 will be responsible for a sanitary sewer and water hookup fee and connection charges at time of building permit application. The cost of extending the water service across Horseshoe Curve shall be deducted from the watenrtain connection charge. 13. The final plat shall dedicate an additional 10 feet of street right-of-way for Horseshoe Curve along with the standard 1 O-foot front and year and 5-foot side yard drainage and utility easements. In addition, a 20-foot wide utility and drainage easement shall be dedicated over the existing sanitary sewer line that runs through the westerly portion of Lots 1 and 2. 14. The developer shall be responsible for all City Attorney fees associated with the review and recording of the final plat documents, Surface Water Management Fees, and GIS fees pursuant to City Ordinance. These fees are due at time of final plat recording. 15. According to City Code, driveways within the urban service area shall be paved with an all- weather surface such as asphalt or concrete. The driveways on both Lots and 2, Block 1, shall be paved with either bituminous or concrete. The common portion of the driveway must be twenty feet wide pavement width with a seven ton design. 16. The applicant shall submit tree preservation and removal plans to the city prior to City Council approval of the final plat. Sandy Point Addition November 17, 1999 Page 10 17. No shoreline vegetation removal will be allowed for access or a view to Lotus Lake. 18. Tree preservation fence will be required to be installed at the edge of proposed grading limits." ATTACHMENTS: 1. Development Review Application 2. Reduced Copy of Preliminary Plat 3. Reduced Copy of Grading, Drainage and Erosion Control Plan 4. Aerial Topographic Photograph 5. Memo from Mark Littfin to Robert Generous dated 10/20/99 6. Notice of Public Hearing and Mailing List g:\plan\bg\sandy point preliin, plat.doc CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT: ADDRESS: TELEPHONE (Day time) OWNER: ~JO~F-J ADDRESS: 6 65- TELEPHONE: Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Rezoning Sign Permits Sign Plan Review Site Plan Review* Zoning Appeal . Zoning Ordinance Amendment X Subdivision* 4 ,/~--~) TOTAL FEE $ Notification Sign Escrow for Filing Fees/Attorney Cost** ($50 C U P/S P. RNAC,/VA R/WAP/Metes and Bound~..$400 blinor SUB) A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. ¢['wenty-six full size folded copies of the plans must be submitted, including an aW' X 11" reduced copy of transparency for each plan sheet. '* Escrow will be required for other applications through the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. ° NOTE - When multiple applications are p_~ro~_?ssed, the appropriate fee shall be charged for each application. PROJECT NAME '/~~A/b~ ~>~/',,~-~'~ ;~.~- .~Y//'~;~.'~" /~'~//~"/'- LOCATION LEGAL DESCRIPTION '¢~.¢-..7-'- O I 7~P.~ P ! / ~, /z/.-y/~,~ . ¢:>2."5 PRESENT ZONING REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THiS REQUEST This application must be completed in full and be typewritten or clearly pririted and rr~st be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should, confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. This is to certify that I am making application for the described action by the City and that ! am responsible fo/' complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of matedal and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. ! also understand that after the approval or granting of the permit, such permits shall be invalid unless they are recorded against the title to the property for which the approval/permit is granfed within 120 days with the Carver County Recorder's Office and the original document returned to City Hall Records. ,~gnature of Applicant S~nature of Fee Owner ApPlication Received on Date Date Fee Paid ,.~(,.~), ¢.~O. Receipt No. · The applicant should contact staff for a copy of the staff report which will be avallable on Friday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. / / / / / ONIN~J¥~ CITYOF CHAN SE 690 O9, Ce, ret D~ive, PO Box I47 Ct~anhassen, Mimmota 55317 . Phone 612.937. I900 General h~x 612.937.5739 E, gineering Fax 612.93Z 9152 Public Sago, Fax 612.934.2524 ~b wwut ci. cl~anhasse,, mn. us MEMORANDUM TO: Robert Generous, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: October 20, 1999 SUBJECT: Request for subdivision approval to create two lots on a 1.47 acre lakeshore parcel zoned RSF, located at 6665 Horseshoe Curve, John and Sandra Cunningham, Sandy Point. Planning Case: 99- I l SUB. I have reviewed the propOsed subdivision for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan is based on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. 1. Because of the distance and the setbacks for the proposed building, additional address signs will be required at the driveway entrance in compliance with Chanhassen Fire Department Policy #29-1992 regarding premise identification. (Copy enclosed.) Contact Chanhassen Fire Marshal for proposed address identification at the driveway elltrflllce. ML/be g:\safety\ml\plrev99-11 The CRy of C/mnhasse,. /l,grotw'll$~ commumh, w[t[~ clean [akes, qua&, schools, a chamin~ downtown, thriving businesses, and beautiful varks. A ereat olace to live. work. and day. CITYO CH H SI N 690 City Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612937. i900 General Fax 612.937.5739 Engineering Fax 612.937,9152 Public Safety Fax 612.934.2524 Web www. ci. chanhassen, mn. us CHANHASSEN FIRE DEPARTMENT POLICY PREMISES IDENTIFICATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Public Safety Director, Building Official, Building Inspector, Fire Marshal. Requirements are for new construction and existing buildings where no address numbers are posted. Other ReQuirements - ~eneral 1. 2. 3. Numbers shall be a contrasting color from the background. Numbers shall not be in script" If a structure is not visible from the street, additional numbers are required at the driveway entrance. Size and location must be approved. Numbers on mail box at driveway entrance may be a minimum of 4". However, requirement #3 must still be met. additional numbers if deemed 5. Administrative authority may require necessary. Residential Requirements (2 or less dwellinq unit) 1. Minimum height shall be 5 1/4". Building permits will not be finaled unless numbers are posted and approved by the Building Department. Commercial Requirements 1. Minimum height shall be 12". 2.' Strip Malls a. Multi tenant building will have minimum height requirements of 6". b. Address numbers shall be on the main entrance and on al/ hack doors. 3. If address numbers are located on a directory entry sign, additional numbers will be required on the buildings main entrance. Chanhassen Fire Department  Fire Prevention Policy %29-1992 . Date: 06/15/92 Revised: Approved - Public Safety Director Page 1 of 1 The City of Chanhassen. A growing comrnumty with clean lakes, quality schools, a charming downtown, thriving businesses, and beautiful parks. A great pIace to live, work, and play. NOTICE OF'PUBLIC HEARING PLANNING COMMISSION MEETING WEDNESDAY, NOVEMBER '!7, '1999 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL: Subdivision of a 1.47 Acre Parcel APPLICANT: John and Sandra Cunningham LOCATION: 6665 Horseshoe Curve NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, John and Sandra Cunningham, request for subdivision approval to create two lots on a 1.47 acre lakeshore parcel zoned RSF, and located at 6665 Horseshoe Curve, Sandy Point. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Bob at 937-1900 ext. 141. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on November 4, 1999. J ~r~ O~"r z z ~z 7 z ~O Z ZrrW OF-z ccO~ ~>~ z =~z ow >_mz' OrrW "~ W O~ z~:r o~-r <,mm r~ W o W c) z z 0 trw z w z 0 J r~ r~ W ~-- Ot.u~ O--rw z I- z ~o~ z o~ rr w z 0 ~ <,,z, >07 ~w w~-~ Z ~o wo< 0,_< -l- t-- Z Z W zrrGo w~z Zco-r Z Z o~z~ o~>- -~o~Z z W .-I tD '~ i--. w en n r..t) m~o z~-z' O©'-r I-- r~ W o_ 0 W W ~0 rrz >-0~ ~x 2121 Zz '"~ c0 'l- z -1- 0 rr Z r-~ o ~ Z III Lo Z~z m<,< O'r' u- i.-- Z '-c .~ Z ._J "F ~. 0 Z ~>~ v~<T <~< r'r' C.) Z >" 2 cD OmT -~0 "~m _ >~:r 'v' Z rr" ~o~ U.l~~ o~:< '-r'o wmmT x 0 w.~ _~w mm-r z 0 ._1 LO rcmZ wz ~.m m~-r ~0=.~ 2~-~, 0 0 rD '-r- I.- X ,,~ iZ 0 .-i- LLJ U_ Z 0 Z rr W LIJ ._J ZZ z~r~ 0 >' Orr'Lo rr' >o~ w -~zz n-- w ~; ~¢< Zz 0 Z~ wo w w I~ m, zu~ ._l r~WW Z W T Z -r wW TI -r Z ~: .?, z o Z ._1 0 _r-r Z z~ Z ~.~ rr Z wl-~ _wz~ ~w -~z~ w -.~ r~ z z rr w Z w I i ill Z Z 0 Z z--z X w tun-mm .--1 z~< 0 T Z Z Z z 12. >-~>< T_r-r I-- Z r~-rz ~z zrr _ --_g< w Z ~w ~w ~Z~ Itl ~rrz ol.-~ zrr z z Z z rr UJ __1 ..1 m 0 rrn'Z m~ mmu_z o~:r cc <o~ r~mm >-~< w "1- Z w ._j T nO') W~ 0 i I--w z z z o~-r E~ Z ..j ~:~0< Z w ~o uJ w w ujw .J 1.1.1 ~r.D7 mm ~.r-r cO w or' >- ...~wLI~ w t.uO~' Z n~ o~ Zz~ >~z 5 ,4-o< Z r~ w E~ Z w zz~ <~oz z ._1 1.1.1 <~< rro oF Z Z 7 w r~ Z <T :r ,.- ~: Os(DZ O_WW O< O '-r w I >~,,, © O "r ~n-' ..-1o 1.1.1 n-- O'rZ > 1.1_1 w Zo z Z I.IJ I-mO 7n 7 0 ,q. --r- 7 W O~ Z wrrz I-- 0 ,,, ~'r ~,.-0 ~Irrz O0~ z>-~ w o~ '-i- w x." rrz ii .~ '-r- u.I o ~, --r- --~ ~--- f~D Z W '~ Z Z~ O~-r Z Z '1- 0 w 0 z z_~z .~m~-r ww~-~ <~-r 1.1.1 (D 1.1.17 .~ '-r CDTLij LLI CO -'-- ~<z ~-Z -r- © -r z w n Z ct) rr w n <rCO w n-~ wI~ m ~ "r- "r'mo w 7W ~-m~ 1.1-1 rL ~ >-~m-r rrrrz o Eo <02_' I.- ,.- 0 ~ z --r- -r' ..~ Z .~ c:~ "r .-.~ oo C.) ¢.., '-F Zc/)Z mO-l- z LM Z o~z <T >~oz LI.I Z ,~ 'l- ~rn z 00< ~- O0-r )"" ~ Z ~oz