HomeMy WebLinkAbout1999-04-01 NAC Planning ReportRE:
FILE NO:
Phase 1:
PLANNING REPORT
TO: Tom Melena
FROM: Scott Richards
DATE: April 1, 1 999
BACKGROUND
Phase 1, Stage 1:
Preliminary Plat
Preliminary Grading Plan
Utility Plans
Street Plans
Preliminary Site Plans to include:
NORTHWEST ASSOCIAI ED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
Oak Park Heights - Valley Senior Services Alliance (VSSA):
General Plan of Development Phase 1, Boutwells Landing
798.02 - 98.02
VSSA has made application for rezoning to Planned Unit Development and partial General
Plan of Development approval for Phase 1 of Boutwells Landing, a senior housing and care
facility. Phase 1 approvals and construction beginning in 1999 is to include the following:
Independent Living 96 units
Alzheimer /Dementia Care 36 units
Assisted Living 72 units
Duplexes 48 units
Quadraplexes 8 units
Town Center /Service Center
The approvals currently being requested include the following elements of Phase 1:
Duplexes (48 units)
Quadraplexes (8 units)
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 6 1 2- 595 - 9636 FAX 6 1 2- 595-9837
VSSA is requesting partial General Plan of Development approval for Phase 1, Stage Ito
include the streets, grading and drainage for all of Phase 1 but only final site and building
approvals for the duplexes and quadraplexes. A diagram showing the area included in
Phase 1 and the areas that include duplex and quadraplexes of Stage 1 are found as
Exhibit C.
Attached for reference:
Exhibit A: Schematic Site Plan - Phase 1 and 11
Exhibit B: Schematic Site Plan - Phase 1
Exhibit C: Schematic Site Plan - Phase 1 and Phase 1, Stage 1
Exhibit D: Preliminary Plat
Exhibit E: Preliminary Grading Plan
Exhibit F: Preliminary Tree Preservation and Paving Plan
Exhibit G: Lighting Plan
Exhibit H -L: Landscape Plans
Exhibit M -V: Building Elevations and Floor Plans
ISSUES ANALYSIS
Zoning. The entire site is currently zoned 0, Open Space Conservation. The area to
the south of 58th Street will be zoned PUD. The area to the north has already been
approved by the City Council for the Central Business District (CBD) zone. The action to
be taken at this time is to rezone Phase Ito the PUD District. The area included in Phase
11 will be rezoned when approvals are considered for that aspect of the project.
Subdivision - Preliminary Plat. A preliminary plat of Phase 1 has been presented for
review as found as Exhibit D of this report. The plat indicates the Tots, blocks, outlots and
street rights -of -way for the development. The City will retain 15 foot easements along
each side of all the rights-of-way and the private streets for utilities. The parkway right -of-
way is proposed at 70 -80 feet in width. The roadway within Phase Ito the south and west
is 55 feet in width or 5 feet under the Subdivision Ordinance requirement of 60 feet. The
City Engineer is agreeable to a right-of-way variance of 5 feet. The two cul -de -sacs in the
development are to be private roadways. VSSA will maintain these private roadways, and
will be required to give the City easements for access of emergency vehicles.
Site Plan Review. The site plans presented for Phase 1, Stage! are very similar to those
approved in the Concept Plan. The area in the northwest corner of the project has been
altered, but the units will maintain at least a 220 foot setback from the Autumn Ridge
neighborhood. The units on the east side of the development will maintain at least a 150
foot setback from the River Hills neighborhood. Staff has reviewed the plans for Phase
1, Stage 1 and offers the following:
2
1. Three of the units in the northwest corner of the project do not maintain a 20 foot
side yard setback. Staff recommends that all of the townhome units maintain the
20 foot setback consistent with City standards.
2. The curved driveway configuration for units in the northwest corner of the project
should include turnarounds for ease in maneuvering vehicles onto the street.
3. The wetland areas and storm retention ponds should be given freeform shapes as
opposed to oval or angular dimensions.
Street Plans. VSSA will be required to dedicate all right -of -way necessary for 58th
Street, the parkway, and other public roadways within the project. The site plans indicate
that the center landscape median previously proposed in the Concept Plan has been
substantially reduced to only the main entrances along 58th Street. The current plans
show the two median areas at 20 feet in width that would be landscaped and contain
monument signage for the development.
In that this is a significant departure from the approved Concept Plan, the Planning
Commission should comment and the City Council determine the acceptability of the
reduced parkway median.
The parkway would be constructed to City standards. The southwest roadway would be
constructed at 28 feet in width, as opposed to current City standards of 32 feet. The City
Engineer and Public Works Director find this acceptable, but the roadway would be limited
to parking on only one side. The private roadway in the northwest corner w i l l be
constructed to 32 feet and the cul -de -sac will be 90 feet in diameter. The City Engineer,
Public Works Director and the Fire Chief find this roadway design acceptable but would
not allow on- street parking within the cul -de -sac to assure adequate fire protection. The
cul -de -sac design of the private drive from the southwest roadway is also acceptable but
parking would be prohibited along this roadway and turnaround.
The southwest roadway is planned to end at the south edge of Phase I. A temporary
turnaround should be constructed until such time as the roadway is extended into Phase
lI.
VSSA shall provide plans for snow removal for the private roadways in the development.
This requirement shall be made a condition of General Plan approval.
The plans also indicate an emergency access from the parkway to 55th Street within the
River Hills neighborhood. The access would be dedicated to the City, be for emergency
vehicles and pedestrian /bicycle access only, and be maintained throughout the year by
VSSA.
3
Street Names. The preliminary plat and site plans indicate that the name of the primary
roadway would be "Haase Parkway ". Public safety officials have indicated that they would
prefer naming the roadways in the development consistent with the County naming system.
The City Council would need to determine if they will vary from the approved roadway
naming system. The southwest roadway that extends into the second phase would also
need to be named on the plat.
Grading and Drainage Plans. Preliminary grading and drainage plans have been
submitted to the City for review. The grading and drainage plans shall be subject to review
and approval by the City Engineer and applicable Watershed Districts.
Ponds. The City Engineer has indicated that the raised portion of the large wetland area
may not be a favorable feature for the park. His concern is with the larger size required
for the wetland because of this feature and the potential negative problems with geese.
The City Engineer will work with VSSA's engineer on the design of this wetland. The
landscape plans should also specify details on the plantings around the wetlands,
including the type of grasses to be used. Detailed landscape plans for the park and
wetland areas will be reviewed as part of Phase 11.
Utility Plans. Preliminary utility plans have been submitted to the City. The City
Engineer will provide the final design of all utilities for the project.
Parks. The preliminary plat defines the areas that would be dedicated as the City park.
Lot 1, Block 3 comprises the main park area and Lot 1, Block 5 the nature preserve. The
Parks Commission has preliminarily named the park and nature preserve as "Boutwells
Park ". Dedication of these areas of park land and the improvements agreed upon in the
development contract satisfy the park dedication requirements of the City.
The plans that have been submitted only provide the basic layout of the parks, wetlands
and ponds, topography, trails, and preliminary improvements. The details related to
landscaping, parking lot, park shelter and playground equipment would be approved as
part of Phase 11.
The Parks Commission has expressed interest in the development of a combination park
shelter ,and recreational center for the VSSA project. The original Concept Plan had
indicated a separate recreational building for VSSA that is now not indicated on the plans
for either phase. One structure could be placed within the park that could provide year
round utilization for the project's residents and public meetings /recreational programs.
City staff will continue to work with representatives of VSSA on this concept.
4
Trails. The trail plans vary significantly from those approved as part of the Concept Plan.
The new plans show that the trail connection between 58th Street and the River Hills
access roadway (to the east of the duplexes) has been removed. City staff feels strongly
that this connection is necessary to connect the trail along 58th Street with the Boutwells
Landing development and the River Hills neighborhood.
Trails have also been eliminated within the main park area. Trail connections north of the
park shelter area and south between the storm water pond and the wetland have been
removed. Again, staff feels that these trail connections should remain in the plans. These
trail connections are shown in Exhibit B.
The lighting plan originally submitted to the City indicated trail lights along the main trail
corridor through the City park. In the most recently submitted plans, these trail lights have
been removed. Staff would recommend that VSSA be required to add trail lighting fixtures
within the main park area as shown in Exhibit G. The lighting plan indicates that the trails
from the parkway to the River Hills and Autumn Ridge neighborhoods would be lit.
The trail connection to the Stillwater Area High School's Environmental Learning Center
should be discussed further with School District representatives. A gate and signage
would be added to limit access to the learning center for only pedestrians.
As part of the plans for Phase 11, VSSA will need to provide additional details on the trail
crosswalks, including signage and other means for creating safe crossings as well as
plans for the trail bridge within the wetlands.
Tree Plans. VSSA has submitted plans for tree preservation within the project. The City
Arborist is in the process of reviewing the plans to determine conformity with the Tree
Protection Ordinance. The City Arborist is working with VSSA representatives to assure
that their information is complete enough to provide adequate conformity with the City's
tree requirements. Due to the late submittal of the plans and specifications, the City
Arborist has not completed the review. It is recommended that General Plan approval be
held on the tree protection plan until a complete review can be done.
Landscaping. Landscaping plans have been provided by VSSA for the parkway and the
Phase 1, Stage 1 areas. Again, the City has only recently received these plans and a
complete review has not been completed by City staff and the City Arborist. The
landscape plans are also tied to the tree protection plan in that the amount of landscaping
will determine compliance with the C ty's Tree Protection Ordinance. General Plan
approval will be held on the landscape plan until a complete review can be done.
Lighting Plans. The lighting plans submitted by VSSA have been reviewed by City staff.
The City Engineer and Public Works Director have indicated that the number of street
lights proposed on the roadways may be excessive and the numbers could be reduced.
5
One of the concerns is the long term operating and maintenance costs to the City for this
number of fixtures could be substantial. It is recommended that some of the street fixtures
be removed but additional fixtures be included along the trails within the park. The final
street and trail lighting plans will be subject to review and approval of the City Engineer
and Public Works Director as part of Phase II.
Signage Plans. Details on the entrance area monument signs and other roadway and
building signs have not been provided to the City. The City will hold on any signage
approvals until complete sign plans are provided.
Development Contract. A development contract has been finalized between the City
and VSSA. Any changes to the development contract resulting from General Plan review
and approvals should be made concurrent with the motion for approval.
RECOMMENDATION AND CONCLUSION
Our office, having completed review of the submitted materials, finds the applicants'
request for rezoning to Planned Unit Development for Phase 1 acceptable. Additionally,
Phase 1, Stage 1 plans were acceptable subject to the conditions found below. The plans
for tree preservation/ protection, landscaping, lighting, and signage would not be included
in this approval, but would require additional staff review and Parks Commission /Planning
Commission /City Council approvals at a later date.
The City Council of the City of Oak Park Heights hereby approves the PUD General Plan
(Phase I, Stage 1) for VSSA's Boutwells Landing project subject to the following conditions:
1. Approval is granted only for Phase 1, Stage 1 General Plan of Development except
for the following:
Tree Preservation /Protection.
b. Landscaping.
c. Lighting.
d. Signage.
2 The rezoning to PUD District will be limited to the Phase 1 area.
3 The City shall retain 15 foot easements on each side of all private roadways and
public rights -of -way.
4. Access easements shall be granted over all private roadways to maintain City and
emergency vehicle access.
6
5. VSSA shall b reponsibIe for all maintenance oUtAtrprivate roadways.
-tJ Z41
6. The site plans are approved subject to the com ents found on page 3 of the Apr
1, 1999 planning report.
7. VSSA shall be required to dedicate all right-of-way necessary for 58th Street, the
parkway and other public roadways within the project.
,ofr. The Planning Commission should comment and the City Council determine the
acceptability of the reduced parkway median.
9 Parking limitations will be placed on the public and private roadways as agreed to
by the City Engineer, Public Works Director and the Fire Chief.
10. A temporary turnaround shall be constructed at the end of the southwest roadway
until the roadway is extended as part of Phase 11.
11. VSSA shall provide plans for snow removal for the private roadways.
12. VSSA shall maintain, throughout the year, the emergency vehicle access from the
parkway to 55th Street.
13. The City Council shall determine if it will vary from the approved County naming
system for the public and private roadways within the project.
14. The grading and drainage plans shall be subject to review and approval of the City
Engineer and the applicable Watershed Districts.
15. The City shall accept the main park area, nature preserve area and the
improvements agreed upon in the development contract to satisfy the park
dedication requirements of the City.
16. Details related to landscaping, parking lot, park shelter/recreational building, and
playground equipment within the park areas would be agreed upon as part of
Phase 11 approvals.
VSSA shall be required to construct a trail access between 58th Street and the
River Hills access roadway.
VSSA shall be required to construct trail connections within the main park area
north of the park shelter area and south between the storm water pond and the
wetland as indicated in Exhibit B of the April 1, 1999 planning report.
19. VSSA shall be required to provide trail lights along the main trail corridor through
the main park as shown in Exhibit G of the April 1, 1999 planning report.
20. The trail connection to the Stillwater Area High School's Environmental Learning
Center shall include a gate and signage as agreed to by School District 834.
21. VSSA shall provide additional details on the trail crosswalks including signage and
plans for the trail bridge as part of Phase 11 approvals.
22. The City Engineer shalt work with VSSA's engineer on the design of the wetlands.
Detailed landscape plans for the wetland and ponding areas shall be provided as
part of Phase 11 approvals.
23. Any changes to the development contract resulting from General Plan review and
approvals shall be made concurrent with the motion for approval.
pc: Kris Danielson
Mark Vier ling
Joe Anderlik
Skip Sorenson
Barb Barry
WilnialWar
MOW OW latepiq uastuans .uppiagg
we ;71 ErA:41G
- .if 'slam:oar
cact
1
one-
Ran
V j i Ni r\v NvActi ;- '+----,
'
i,.. 1 < I,
Z 2 .
iilli
i o
........ \ it 1
o - t •o
d'
0
[.--
1 .4:
-'<• 1 I
l 1
i 1
I ti
il r in
(C9 ii
2
6P
V")
gla9
0
IN103 1_411 NORA.;
sTIANAI(Og
VIPV
4.
-------
Naar
s4e fiir z £va[ jq • c.a t I
'auk T.03.111 01V
laujag uaauaarl: 'uopIj 'uo5ugvf
0
0.
O IA
• AO.
•
a, °
e
el
rn
0 0 0 a o
o — or
0
dxv5��rfw
� I�V.S 71ti
A Sh +l I�+ •ITl1 ia7+1 �'Sd� �1d1�11]]J .5+i Y W 1 �N4
C°SI �fi 17742! W +173'77 Ja 7N u 41df, 7JJ NA
1 +6114 sf - .rfllrH ] +]]+J ry1V1J INl lM +� INLd)7 +I 7d 7.+i
�
Q
oQ
O if() o
'- 'ci (5
2 1 °Qb
0
� � gab
L kak ta
EtE M
, whowe eV gig
1 x . 1 0
EA
. OP 1
%c 4
-, •► -v
0 G
°°0 0
0 0 0 00 r
\0o
- a 12
1
xc. AZI
J F
.,'
y _ �a
/
C
'6 00 \ r .
0
0 0 Q
HASH
bb/ IA
3:t!v111`d GG92 A 1 NOM; ,TWA
,0.ITHf1WYJO II Z1Q11.L.5
a
i gh°
CD a
it' w% I N' ‘47
r
f
bi
0
1
0
IdNd
N 1d s
z
4
6
..
0
nnv
I 0 m
!z a ,qa ry ° O alir. C;
r
. S1311_110HY
'
J
0 g
! i c ° •
(1, )
!
fir 140;
1 01
V 4.-"
. .tErzam‘gg
IMaAV VACV
$
1 , :j1
Op. ICICNIONC - 111-1 eiZAN
/--
14WA
Gli/91/Cj
0 0
1
Z
LU
sr
1
uJ
1
.A.14 ard 7,i01146
Q11101
,X1
WV, DUG 011
4q1
Pam 0, IR
ti
dddd e
Q,(
,
,
Q/,
C ,
,
,
o ,
.■■.
IMMINNIMMINIIMMINIM
IOW
SNOIS,A3�l ° ONI V 1133N19N3 .91327f?
0
U
• 0
0
3 SO.L5.10 S
1Z799 VIOS3NNOV S170dV3NNIW
�,/ �/ u �}� /90C /310S
❑Yo U ,111 u ISY7 £0L9
\<f
),(
tir r
1
Ig
Y F
= n
1}-• -- Y
1
rl
=G
p 1i�5S.t� 1i �
--4
} -•
k Ml:L E:i 1i
1
VlOSENNIW ' SIH9EIH 7I8Vd >IVO
3ONVI11V SR3IMJES HOINJS
9NIGNVI S113M1! p w M 13
IVld A IYNM113Hd
1 ` Y — I I
lA ,4C,LLlO H
U
0 -J
I CO
vz
t-
•
3 ,£0•Z3• S
1
p .ivi$ K9 to �. of A'! +.P� +Uw•5 Awl
ps... xl 4�v o 'W' I IW} vw wyy..FN1
31 s3NSt7 OY]i7l rev ]il 1DY '1WDIl70d
CiU71>t 1J32A }il 51 4,g,i; O1',g
SP-a #I.mS la Yol 3N So au =I 001 - - ✓
c r o
c... o
U
V M r
� C
u n'rn n
rwn Y
a ,o_ r
�g •° x
C S
Vrt. VI V � +•
Cr 4 p y IR ..•ro
[]n s+nu
vG0 un [�O o
O V O w C a
uu
n NeRr
u —
p[7 .! M O y V C
O
� x u n C C p
j
V V w C 4• V D
n
p a ry .°. n u F u c
0 V . 7 C] tl
x O
V V u A
Pi!;
r'V V lT �
_ C [ y 1
aq V � 1 n °9
#6
"�N "avcrn °� nyy
S ZCO -9r
� axon
Fim01�5 S'
J7. ]-
5 -9Z 5
JrN
NH1
b
5,401511 3! P O
I X53 VlOS3NNIW 3I7OdV3NNIW
80C 31 1ns
cJvod tIRAItl `5' toes
`0N1 'S J33NIJN3 : - in
ONIOVIO .l�dNlV'�1�3dd
3ONV111V S IOIAJ 3S JOINS A31IVA
9NIUNV1 S11JMlflOB
EXHIBIT E
;
4
'ONI I SH33NI9N3 t7n
V 10931 3/70dV3NNI4
9or 3iins
avoy 613A1,11 e V3 $0Z5
ONIAVd NOLIVAd3S1id 3361
33NVI11V S301A838 80IN3S A311VA
DNICINV1 S113M111013
e_.
..,
-------!--- - -_---u.
1 ?:
,:i
-
re: or ' 116:1S
.,......,
43 • tilt4ikopod Allir it
vio
i.,
• LEJ
'A , 14141111110.0211141.91,1111414111
42'10kktVW V. -itite ,
IrAL_._1:.*._‘:;:eit:ilt,ilkt,i.‘1!71., i 14 ifl • .* ■ ,
1 r7iirrih 1
i t 1 1\ IIIII I , 1 1 \\
i ;,
\ \ 1 HI
42,..1111. \ i 1
k l 1: i i
..I; , 1 1 -, 1
, .._:),..ilili irl,r( 1 r11,,iii 1
41 ,,.1,1fIiii_1!,, u A
',.. _ L ,A::,- : '.",1 -r - j' I ''1 jA 1: '''i
, ..-
,
L,,,.
.-82 - - - - - -
i;
r
I
0
•
•
EXHIBIT F
'N.1410
Jaulfl� ![siuiaDl U sty 'ttflalu o{ a� ry .nrt + . n ar u � xtisau h�
' QPZ i � r� n =rr.x�aa.� •VV teu �..�. isim rasp �
'1 r
1
_ f
i + i
i ' • t
� � • ■ ►1
1 `4 4 4- V/ 0 Migib
4 11/ PP
J
r
bbl ZUi irry - A_LiNfi".C.'J .1? 71L? ±HyS
AV
G
4
us5
J
4,
EET
7
z
x
EXHIBIT G
WI:1:11W
Jauprq y ufluaiaa . uoppip
1
. ‘S..1-)31;17311Y
# "wv • kto*.
nEF-1,441
OA JA
Cato
o
0
I N;
O %
I 0 0 tt
CD
CD
CD
vJ-
9NICN,1 ST'aA.C.,1
CD ZIP
, tarbl
01 , 6 ,.. •
\ h
Am. 0
.A1111114b. .0 la
Wig 0 0 • 0
‘qopmear 4 .10 /
,1111•Imm, 6,0 '■./ , 4 0
',Ir 0 46 I , Vti,
EXHIBIT H
i
2 1
R fi
i * ,
CC
c.r
i
- -
f ;y Y
,
-
.lcuti wv,rara.ro
G _ , , e C , GZ Gel., 1052-0.0
i
i
I
■
,
-
vs,i)
wo, tor-Vr.orr 1,4
-
-
c onmot,
1479111 "-
Mr 111111111111 Ot .1.17
7
1' s oci.c aa .o
.011014.1.10.
9 � . CIC .1 r.i.,./1•9 ....-Alli
V,111 Ma 2Gat...r.r d
• GC ,•WX dr.Ads)
1-uN 99.
1111=1111111111110.1111111=1 17,11
II
1
h n
°L G
7.341C
MIMIIIIIII11111111111121
1.9 91 EC WW1 CM P","
- CO ire ...we, x -
00.01..00 96.4.1.99
- tv -
_ . - G c 06 0:
z
- ,
_
Gt pa6 c (909-1419.1
9C9 713-1.1". V2,96,4 C
-
.
-
-
CE
.111.1.11A VI4VNI ...dinemC1
___ 1 ...ar 1,1 i .4,1 agro-.9-,raLs OS
- - - - ro 4 ,........, . ,,
* 1 -
_ -
. ..vv.cca., revraaaos -
i
3 I
— 111•1411110
I.l
I)lQ1{
:ul . j__:.i.l,i
u "JO Nags 'V6rllgef
WO 0
t Op VAW
- 0111 _ WSW 0
Or • %O. ° 0
rCD r► O 0
4D 4D
CD
1 .. _ ..1.
A S ^�� f�l iKy� .: 11 �+�' �1[1i1111 �i'tl • yr = w.i
I p/� p YliVR 131/i wtis lYl Iwl •RI•i] �[W�!
api pl : Fs
e srr .a�
5 4; 0
no, 'm
nyo *I
W I Jai/
IOWA Aomori
/.
4
\\
roa
EXHIBIT 1
PLANT SC.,HEE7ULE
2 1
R fi
i * ,
CC
i
- -
f ;y Y
,
-
.lcuti wv,rara.ro
G _ , , e C , GZ Gel., 1052-0.0
-
_
e SI . c
HacNri toe,r4arer '—
C - E . C 0
PeTa■Grrat
-
. r X
- OS pe
21....1. wv•IPM -. ,
c
,,,,,
VINIV1.1 ...GrAi
-
.
2,111 ..
- G G OG r 1
novim
' 111:11 - c r aa . c e. Paopg .77 I H
- IIIII1C1M/CIIII:11111 ' -.1 i '-''''''
96 -CA E
9,47,0110 0/.40
111..111111111111111111 P'
— 111•1411110
I.l
I)lQ1{
:ul . j__:.i.l,i
u "JO Nags 'V6rllgef
WO 0
t Op VAW
- 0111 _ WSW 0
Or • %O. ° 0
rCD r► O 0
4D 4D
CD
1 .. _ ..1.
A S ^�� f�l iKy� .: 11 �+�' �1[1i1111 �i'tl • yr = w.i
I p/� p YliVR 131/i wtis lYl Iwl •RI•i] �[W�!
api pl : Fs
e srr .a�
5 4; 0
no, 'm
nyo *I
W I Jai/
IOWA Aomori
/.
4
\\
roa
EXHIBIT 1
PLANT SC.,HEE7ULE
'S....L.331iii:MY
uatuaiog . voiutiof
&NY
EXHIBIT J
17tovt, y ipxuarce loiutpf
G 19)
L
CID
env
f r
z
0
ILI
0
z
4
ki)
uJ
2
a
EXHIBIT K
- 11i10•1010 -
Jau,/,
S.1i3.1jil,ilY
•uustiqof
,ICNV
EXHIBIT L
010C vz- sss -lrff "1 ,sea 5E6 -134 4�
v� �3i£9Y u r un}setxttm
9LC a11.. L £ q :q 929,1
au3 t 51- 3it1113KY
,�a,i3ery � u�fua�a,t 'uop3ayr
of
n ,n. l au ayfl ,
[
L•ndi
VIOGINMH
[ w f wiw: aa
NMI ant
P0111
1
%■ibmi
Ifi
IM ES
www wwww
iIlIIIIi lllliilllllll IIIII1IIlilIII
;,�,�,,,;, ,
I'IIJJ11I1I1IIJJIIIIIIfllhIJ1
1�I�IIII�f 11
[1lf l�l�l[II
I�Il1�ll,lf
1�1111,'ll
ti,�llell�
��l��lf; J
, i , i ,l
1 I f '
I°
�, 11 I 1
; 1 ; 1 I If,
I I
....
....
w.
III:
i 1 1 11iiiiiiiI1I11l111
1If rtiI1!tWLE'
1 1 11'°u
1
1
1 �M11111I11111111111l1ii
huhu
1 ! '
fill
;
1
1�1
1
I,t
[ 1�
1,-
1 �
I�f
1,[ irimm
Nkt '61t+9I H 5.EY.1 AVO
J 11FJfY�fi if77 c1 i'7 NOiN.
uJ
I11111lU111171111f1111iI111111
V�'�l[f�IIII�IV
f1111111111111111111111.1
11111111
z
0
w
1L
ILI
4Y_
EXHIBIT M
I ig I "- 4- i : li to ii
•No11 iart,aq ....tot 'ucN ' 'unluga{
z
a1C NIH
a �ni xe
ew �a�wsa'e srua I �� �1w+1/J trA
iiG/31 � YTi. 711171A l � tlrtl �tWH I
r.4 emu I �uaa NVO
iwt -44O) 4NIn 1 )N;
6N1c11Y1 !al"SRrIJ
z
0
0
IL
y V
1
0
0
LL
iLw
0
f)
EXHIBIT N
�iCfit} -SCd'Z l it itJ i4 C� -�S6 r
Z E 4 �E
� • "•...... .�. �....,..�...'... 9YS99 •vm 't nn }aatl
1 .... 9LC t$I I C [r.q 9Z5! {
op 'r�I.731 {N]71Y
� anFrq ua,ua�or 'ncp {ayi ..0.
EXHIBIT 0
• •• • • • • •.•,......,..,..•••,••••,•••••,,,,,
$ 1 I
11
vile"; Jaulati , tra. .I. ..prags . uolaq4
Z
- aul 'SIALIHAY
Li
91r061
.0-Z1
N. 'S.W.. N7NiVed 74'7'0
-uninvivio? 9,11,1 .01,10
G ftgl
9NYld 1,014 . I
111
11
z
uJ
41
z
fy
0
)
it
co
EXHIBIT P
I i g. � a QL df9 ' =rl G££7- SCa V'� i9�c�1 nrx +11'r
6i6C4 u� r ttajaavlur
Cdi airs! L trry�IM 42911 WOOF- 0.11.4
4,145 4 rA rl �{ 1}r, i if,'/� 4T! r ur S IM�I
2.m naraaiot vnpiaq! 'un{iuynf wr +o,ntir rt , ,e a+ Ir ar+,s. tw,
c.re o c+s.�r Ir ,elan rax 1
L
4
1 ■ i111..r
. 1 11 01M
WIENER
X 111 MIMES
{
fIIuA0
•1U■1
E11•E,
1U�ir
■111111
111111•11'
Iulu
i11111EM
HUB
{
{
•' 1.■KE
.....
it Imo*
{
• ■ ■ ■■
• ■ ■■
• ■ ■■
.1 1.�
■,Mann
..■r
■■
MOM
NENE
1 ii••
11
I '
: �
NNW
11
■1•E
iftior
MMIIMP
,ter
1...1.E
■..S
El
Q
I
If
EXHIBIT Q
1 11 0 00 1 gli0 - iCd -Z, c�sca .�nniaiq tt1 LCE4-5£141 {d
v�w
aline L wq 4V sastr
J41 .SLa3i11LAY
1.311,}11 i uaevstae .nopial�■ ...go(
! � /sC
1` 1�''►"*►►:+* i►* i*► �i'► �► �i' ��i ►+ *►'.viii'SMi'► #' ► *i�a'i " +w to i► � �►:'►►► i'►;►►►'►' �ifi►► �s' �i'► �i►►►►+ i'►► i�i�►'► ►irifi ►i`r►s►► ►io....'' e1--
hi }.
-1 .01 Re . r w AM Pat 1 •
lOt
ll+i1 Y[
n in+l rt a>�n 1711+ �■ ara w 1 1r.1
l .nlwul !, I s .r r al ww Kn
I li! A lit 11 ]l� �V ∎Ve I] .1 11tH 1
. arrrx A
CO tilt
Win
Y k 4
r
M.11-4{1 9NIni1 Q.715
E
1 6a#+ � NISY d NVO
tr
n �y
:
0
0
LL
0
}---
V
11
1 13..
1
m
EXHIBIT R
�� ■ ■ ■ ■ ■E■ �i1�Y 'rr mfr
1= r Iiiiiiiii#ili
irt
IE =1 LIIIIEItlllIIHIIIlijINN !
fa j i w i !
a
ill t ■ ■'�
1 1 of � ICI ■ -} 1 it I { i
,.■ II ■ { ■ ■ *it
ill
ii II
},'!` : I a
0 . I N
1 1 ■ k
f u ■ ► ■1.r.,_±
1 1 ;iilllimiii1ff14litIiiimiEi ;II
iii I
1 1 1 111111111111111111111111111011111111
�
gLYO'�rt$'gI9 zr! G£E4 S£A - 7,i9
Lt
C I oLu 'r7iuo ;aruf d
91 CLS alma L �aKgliq 5difi Vi�,3NNIFi
........q ]irs )hE
sa ; '131111Mr n7n +,MI.mn rrIr,r.
Jaltlrg uaauaaor 'uaptagr 'uornyof w rsrrwue nar al a iw�w n�
i F1/M q +1011ry k7k l k1�17 •�IIN I
ti
-
Ll
:::M
R.■ ■. 1
ammo
I ::=
%fl 1111111 11111 ii; _ . 1
# ■■■■• ■■■ ■■
:. 1111111111111111111111
1
0
h
4
w
W
0
1-
W
r
■ ■ ■ ■ ■■
111111111111•111
1m my
lm ■■m.■
■U.■■
L r..■.
imila
i ;�Um
'f
Immo
, INfH1 4N1^11 2,101N ;
1 1 ' f 1 r
1 I I 1 1�
NW • S LHVi'3N
e ' s l ' I
--
E
I N
w���i■�w 1 1'1;111'1 ill
1111 '5'1'1`` ��r
■IW ' 1 111 11 I �1. ■■
1 1 I,E ,
1 + I
. um �
'lllllif'1•F'I�ISl�llsll {{II . :..MI
I r l ll' 1 ''' 1 ' 1 l l '1' 1 ' i '1'
ALMA
1, I;1 1 1 1
a .. �
; I11 111 I;
I'F'3'1''I ''1111,1,1,1 { . I... . �
1 .x, 1 , 1 .�,•, 1 ,�,�, 1 . I
1W 1
1w 1a OIZIaLx3 .v'I
uxa�
0
4
w
to
0
f"
W
0
1--
tY
11.!
V
uJ
X0
W _
~ it
z
U
..i
11
EXHIBIT S
110 4 1: I 111 "9 4C0 = *i LEEEi SCE - Zf? R
9iCS9 Hats '� aa�agn�us
)1 = 1 1 `S.1.0311113HY
9LC aI1' L £. 1,1 4.,01 ianjtry uatvasw 'unp {ay■ 'nn�uyo{
6
d
',MILL Ai
arras •C
t
11ri+Ia1 A.+
0 1�[i
.r}4
e.Y �SIAl7Y+1 )}�
rn..0 n .rn rrx
CC5F. .x
tHviti
aa474; .,► •C
'111i\ra41 I14
11.'44 ►41
u w
!i�'�aa�71iF -i
M
. u• r ri
f f7rr.W
.l�7i �rfs• z
x
n
{iW 's.1.4 4 `11:14 >IVO
,L-1,414 srH 1�l S IM;
i�rau
11
CZ lit,
600 Pi!
111(131a3]
0-
0
0
z
0
V ,
W
0
11
EXHIBIT T
tiJ.l. '1 #. L .aayai�ticSii
, uI 'WHY
num q aaaauaa 'vopfastt . nosugo{
ac u.�s7w
4 {IW I 7.1 r1V/f IS.YIAw f 7�i 117a
W oquJ�!/f1 a w i1W1 3 >r aE f7<Ma/
IwrN w +�:ra rasa r.v Hr �I.0 +rlrn aaea� �
111
. �� 1111111
r
r f '
JIIIt wrr■
ffwrN
rrr■
wwrr
rrr.
di
1!11. Illlll�lll
rrrr
• w�►ww
wwww
wwww
wwww
t wwww
� � liiiililli
1
wrwr■
rA■
wwr
wrrw
�1
Ni it
wrww
wrrr
wr=i�
1111111111
t{ ww r■
} wrww
� wwww
�wMr
��'•_ • wwww
r E: � 4 it { F� j
?SiR- wwww
1111�11�1
rrr■
[L wwwr
Sryf {1111 �� AfwllMM
t c t : cyf.x rwrr
F � ww►
{� !111111
�� wRwr
rrr■
rR RR
q ww
1���� lfllllllll
EXHIBIT U
EXHIBIT V