Loading...
HomeMy WebLinkAbout2017-04-10 OPH Ltr Forwarding CUP to CA for Recording . I CITY OF tom. OAK PARK HEIGHTS 14168 Oak Park Boulevard No. • P.O.Box 2007 • Oak Park Heights,MN 55082-2007 • Phone:651/4394439 • Fax:651/439-0574 April 10, 2017 Mr. Mark Vierling Eckberg, Lammers, Briggs, Wolff& Vierling Attorneys at Law 1809 Northwestern Ave. Stillwater, MN 55082 Re: Cover Park—Conditional Use Permit— 15366 58th St. N. OPH File No.: 2017-02.01 TPC File No.: 236.01-17.01 Dear Mr. Vierling: Enclosed here • , for filing with the Washington County Recorder's Office, please find a copy of e • so e-referenced document. Notice of Certification has been attached. ' ~gad-, ><c J nson City Administrator //jah Enclosure Tree City U.S.A. NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Conditional Use Permit Cover Park 15366 58th St. N. with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights, this 10th day of April, 2017. r„ i y of a.` 4 A { Eric J• 7 son City ° dministrator -,, ; i i ', CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT File No.: 236.01-17.01 Date Issued: March 28th,2017 Legal Description: (Washington County Geo. Code: 03.029.20.21.0060) Lots 1 through 8,Block 8, Oak Park Addition Owner: City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Heights,MN 55082 Applicant: City of Oak Park Heights Site Address: Cover Park-15366 58th Street No. Present Zoning District: "0"Open Space Permitted uses set forth in Ordinance 401 Section 401.21 I. CUP PERMIT: The property is zoned "0" Open Space and used for Cover Park as a recreational park area within the city. A CUP is required to allow a reduction in the side year setback for the proposed new park shelter. All permits and uses applied for are granted but shall be subject to the following conditions and/or restrictions imposed by the March 27, 2017 Resolution of the City Council of the City of Oak Park Heights as follows: 1. All tree removal and landscape plans shall be subject to review and approval of the City Council. 2. All lighting proposed for the park building and parking areas shall be in compliance with Section 401.15.B.7 of the Zoning Ordinance. 3. Any mechanical equipment installed outside of the building shall be screened in accordance with Section 401.15.E.10.e of the Zoning Ordinance. 4. The grading and drainage plans shall be subject to review of the City Engineer and the applicable watershed district. 5. The Planning Commission recommended and the City Council approved the building addition appearance,colors,and materials as part of the Design Guidelines review 6. A bike rack shall be added to the site near the new park shelter. 7. The City Council shall consider high durability glass for the park shelter that will resist vandalism and sports play activities. 8. The City Engineer shall review the slope on the east side of the park shelter to assure room for maintenance and to avoid erosion issues. M. Reference Attachment: The reports of the City Planner March 8, 2017 and site plan approved by the City Council are annexed hereto by reference. IV. Annual review:Annual review is not imposed as a condition of this permit IN WITNESS WHEREOF,the parties have set forth their hands and seals. CITY limbo AK P• 4 HEIGHTS 1111/ Date: By / 16- ary cComber l or Date: By Eric Johnson City Administrator • , Permit Holder: City of Oak Park Heights AP Date: By i . I i i McComber M. o Date: By �� /,, ric Jo •.:en C. ' dministrator i EXHIBIT"A" SITE PLAN OZ l le 96 abed i 1 w r • w w i 9BIHSTRff1N 111011111 I %/ i _t if iii YIN pill t .11*Th 41 0 i 41ti MI . 1 ' 4 o I i 1 i , tl I1 1 -- _ eeeeeeeeel ®of6 to 1119i111 V:11110k,V011 h' I;:ltiP,'Ax:P.? , y $ + �"ext " / 4110 ‘„,71.4.,,,;=~'." „r44T+.. / t f [ - j _ III (]Lam �'''''‘e.._ 7$..-.�'3 '� • 1111110r t jaki, ::,,,,,,/,, ,:___ ___T___ .c, _____ y J' i t.1 I , ,i y ... ......: 616D°Lit • I I 0 E 0 L------ ,1 \ n t'l./ I OAK PARK HEIGHTS,MINNESOTA �` 411. —3 1 p J COM PARR BUXOM RIPIACfiM@8 �..�•` .. EXHIBIT "B" PLANNERS REPORT AND SITE PLANS • m. 8801 Thurston Avenue N,Suits 100 encluu , 3 Tpc Araks,MN 66808 Phone:789.231.6840 Fsaalmib:783.427.0620 TPCIPPlennInaComom PLANNING REPORT TO: Eric Johnson FROM: Scott Fticha ds DATE: March 8,2017 RE: Oak Park Heights — Cover Park — Construct New Park Sh&teWDemoleh Old Shelter, Trails— Conditional Use Permit and Design S ds/Site Plan review. TPC FILE: 238.01 -17.01 BACKGROUND Eric Johnson, City Administrator for Oak Park Heights has app led for a Conditional Use Permit (CUP) and Design Standards/Site Plan review to construct a new park shelter, demolish the old structure, add trail connections and parking lot at Cover Park. The Park is located at the comer of 58th Street North and Roller Avenue North. The site Is zoned 0, Open Space Conservation District in which Cover Park has been allowed as a permitted use. A CUP Is required to allow a reduction in the side yard setback for the new park shelter. The project requires Design Guideline and Site Plan review. EXHIBITS The review is based upon the following eubmlttala: Exhibit 1: Cover Park Site Localion Map UAW 2: Cover Park Site improvements Map(0101) BM*3: Grading Plan(C301) Exhibit 4: Utility Plan(C401) E6drdbtr 5: Exterior Elevations—Park Shelter(A201) Exhibit 6: Exterior Elevations—Park Shelter—Color(A201) Exhibit 7: Floor Plan and Roof Pian with Solar Panels Exhibit 8: Cover Page(L1) Exhibit 9: Cover Park Tree inventory Spreadsheet(U) Exhibit 10: Cover Park Tree inventory(L3) Exhibit 11: Tree RemovalfTree Protection Plan(L4) Exhibit 12: Tree Protection Diagram(L5) Page 88 of 120 • Exhibit 13: Tree Protection-Maintenance Road Diagram(L8) Exhibit 14: Landscaping Notes, Planting Details and Plant List(L7) Exhibit 15: Landscape Plan(L8) PROJECT DESCRIPTION The City Council has authorized plans for redevelopment of Cover Park including a new park shelter and warming house, new trail connections, and a new parking area. The existing park shelter will be demolished. The plan for the park has been reviewed by the Parks Commission and approved by the City Council. The new park shelter is a 30 foot x 40 foot square foot structure of which 900 square feet will be enclosed. A covered front patio area will accommodate picnic tables. It will have accessible restroom facilities. The structure will be heated in that It will also senre as a warming house for the skating rink. The roof structure may be equipped with solar panels. There will be a 21-stall parking lot with access off Palter Avenue North constructed adjacent to the park shelter and skating rink An additional six parking stalls will access off 58°' Street North. Trail connections will be added in Cover Park to connect to the existing trails in Oak Park Crossing Park. The skating rink and playground equipment will remain in the same locations as what exists today. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Park Facilities on the Proposed Land Use Map of the Comprehensive Plan. The new park shelter and changes to the site will be consistent with this land use designation. Zoning. The site is zoned 0, Open Space Conservation District in which Cover Park has been a permitted use. The 0 District requires a front yard setback of 50 feet,a side yard setback of 30 feet and year yard setback of 50 feet. The front yard setback Is from 58th Street North and the side yard setback Is from Peller Avenue North. The park shelter will be placed 17 to 18 feet from the right of way line of Peller Avenue North. The front and rear setbacks are compliant. Cover Park is long and narrow limiting the location of the park stricture and parking lot. The park shelter will require a CUP. The criteria found in Section 401.03A7 and 401.15.C.1.e.5)of the Zoning Ordinance must be considered when reviewing the request for the reduced setback area. Conditional Use Permit. The Planning Commission should consider the following Issues and impacts of the proposed project In making its recommendation. The conditional use permit criteria, found in Section 401.03.A7 of the Zoning Ordinance, are found as follows: 2 Page 89 of 120 . 1. Relatlonshlp to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area Involved. 4. Whether the use will tend to or actually depreciate the area in which it is pfd 5. The impact on character of the surrounding area. 8. The demonstrated need for such use. T. Traffic tion by the use in relation to capabilities of streets serving the 8. The impact upon existing public services and facilities including parks, schools, streets, and dies,and the City's service capacity. 9. The proposed use's confbrnrliy with all performance standards contained herein(ie., parking, loading,noise, etc). Comment The use is consistent with the Comprehensive Plan and in conformity with present and future land uses. There should be no environmental issues or Impact to surrounding neighbors or property owners. Traffic generation will not be significantly different from what now exists for the park use. City Staff sees no issues with the location of the park shelter as currenffy proposed. Additional Conditional Use Permit criteria are found in Section 401.15.0.1.e related to reducing a required setback: 5) A required yard on a lot may be reduced by a conditional use permit if the following conditions are met: a) The reduction of setback requirements is based upon a specific need or circumstance which Is unique to the properly in question and which, if approved, will not set a precedent which is contrary to the intent of this Ordinance. Comment: Cover Park is a narrow property making it difficult to place the park structure and paridng lot in such a way as to avoid the side yard setback. It has been determined that the front of the park structure be orientated west for ease of access from the parking lot and the skating rink. The south orientated roof will also accommodate the possible placement of solar panels. b) Property line drainage and utility easements as required by the City's Subdivision Ordinance are provided and no building wit occur upon this reserved space. Comment Them will be no issues with drainage or utility easements with placement of this structure. c) The reduction will work toward the preservation of trees or unique physical features of the lot or area. 3 Page 90 of 120 d) Comment: The new park structure will not displace trees or unique physical features. Some trees will be displaced to accommodate the other eke Improvements. The City Arborist has prepared tree removal and replacement plans as attached. a) if affecting a north lot line, the reduction will not restrict t sun access from the abutting lots. Comment: The building will not restrict sun access. f) The reduction will not obstruct traffic visibility, cause a public safely problem and complies with Section 401.15 8.B of this Ordinance. Comment The building location as proposed is more than ten feet above the elevation of Palter Avenue North. There would be no traffic visibility or public safety g) The conditions of Section 401.03.A.8 of this Ordinance are considered and ae[isfactorlly met. Comment: The conditions have been reviewed above. Traffic Circulation/Curb Cuts. The site plan indicates that there is access to the site to parking lots from both 58th Street North and Pelier Avenue North. The entrance from Pelier Avenue North is existing. The parking spaces on 58th Street North are pull in from the street. Parking. Section 401.15.F.9 of the Zoning Ordinance provides the parking requirements for high schools and related facilities. Here are the parking requirements: y. Pubic Parks, Playgrounds and Playfrelds At least fire (5)parking spaces for each acre of park over one (1) ace;two(2)parking g spaces per acre for playgrounds, and ten (10) spaces for eadn acre of pleyfield. When a public recreation site has more than one (1) use designation, the areas must be divided for determining the required parking spaces. Cover Park totals one acre, and would require a total of 17 parking spaces. The two parking lots as proposed will provide 27 parking spaces. Landscaping. The City Arborist has provided the landscaping plans for the project subject to approval of the City Council. Lighting. The site plan indicates the locations of the existing light foctures in the park. Some of the fixtures will be removed and replaced in their current locations. The fixtures are fill cut off. All of the fixtures placed on the building will be full cut off and LED. The parking lot fixtures shall be installed so that they are not more than 25 feet In 4 Page 91 of 120 height and all the fixtures shall be consistent with Section 401.16.B.7 of the Zoning Ordinance as It relates to lighting requirements. Mechanical Screening. The plans do not Include locations of mechanical equipment. If any mechanical equipment is ground or roof mounted It shall be consistent with Section 401.15.E.10.e. of the Zoning Ordinance as it relates to screening. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control, and utility plans have been provided by the City Engineer. Signage. Them is an existing sign for Cover Park at the Pallier Avenue entrance. No other signage Is proposed at this time. Design Guidelines Architectural Guidelines. Facade Treatments The building will have a definite base, middle and top. The facades feature differences In materials, a prominent porch, and significant window area. Ground Level Expression This is a one-story building that will be visible from Palter Avenue North. Transparency The building uses glass on ail the facades. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The rear of the structure, facing Roller Avenue is approximately 18 percent transparent. All of the other facades have significantly more transparency. The Planning Commission should comment. The building features a prominent entry with a double door and the gabled end of the porch roof. Roof Design The roofline Is broken by a cupola structure. Suildirxr Materials and Colors The project architect has provided color elevations for review. The primary building materials of stone, lap siding and glass are compatible with the Design Guidelines. Franchise Architecture The building is not a franchise design. 5 Page 92 of 120 Site Design Guidelines Building Placement The proposed building is facing west to accommodate access from the parking lot The building design is such that the rear is of the same materials,design and windows of the other facades. Paridna Areas The parking area will be surrounded by existing and new tree plantings. Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space The site plan indicates new trail connections to the existing trail system in Oak Park Crossing Park. Landscaping The landscape plan features planting areas on both the north and south sides of the building. The existing slope plantings on the east side of Cover Park will remain. Tree&JShnths The City Arborist has prepared a tree removal and protection plan. A landscape plan has also been provided. The plans are subject to approval of the City Council Utilites/Service/Loading/Drive-Through/Storaae Areas The City Engineer has designed the utility plans. Liohting Addressed elsewhere In the planning report. Manacle Addressed elsewhere in the planning report. Pedestrian/Bicycle Routes A bike rack will be required. The City should identify a location. Building Height There is a 35-foot building height Omit in the 0 District. The one-story building is approximately 18 feet to the ridge line,so well within the height limitations. CONCLUSION/RECOMMENDATION The Planning Commission is to consider the following as it relates to this request 1. Conditional Use Permit for Reduced Side Yard Setback 6 Page 93 of 120 2. Design Guidelines and Site Plan Review Upon review of the application, City Staff would recommend the project with the conditions as follows: 1. All tree removal and landscape plans shall be subject to review and approval of the City Council. 2. AU lighting proposed for the park building and parking areas shalt be in compliance with Section 401.15.8.7 of the Zoning Ordinance. 3. Any mechanical equipment installed outside of the building shall be screened in accordance with Section 401.15.E.10.e of the Zoning Ordinance. 4. The grading and drainage plans shall be subject to review of the City Engineer and the Valley Branch Watershed District. 5. The Planning Commission and City Council shall comment on the building addition appearance, colors, and materials as part of the Design Guidelines review. 8. A bike rack shall be added to the site near the new park shelter. Cc: Julie Hultman 7 Page 94 of 120 211= --1§1711.7 IMMION11111011=10111 r r I I— C' >M 01111711113111V4 WACO PN, ASINEE V14SENiW$IHC H Ariel)NIO 3 4 III[II I 43- 11111111 0 tif 11 I ‘g 6 ig I IohiiIIff1IIII 1 li h II III lii gilt' billion in ill', �iitiil Iliiiiii ilillill Z WI ‘14 . • * . .., a �r /►�4�' �i Rr>rr1.. wu■� O ,— AO rJ` 7 100;-,11401 it im•-ISI•ints-" u,lel..■n,cinn r I M■ m OP9IPWLebb. Jill.%11. IN 1111 it liA gal v 1111 Z �� ..0011111!:;,011, .s 1111 1111 iii iii rl I ma as I.(1110P1 LEI 7 .11 IN Z 1 ■ ■1u 11/" Ill NBA. C� * ill _ {I11"MI i NI as i J,.. wools =II.IR: f1Q Nil 1 .1_ ■■ c awn a " 1„y�w' Q ■■-■ �■ aim ■ir �II ..ice ;• wai t s wad a r i. - go SIIC1���/ Z F. - [ 1■ .P - w r♦ Mr /_:.i_.,1 E ism III Iw fl/�Iww w - i!{ �:/_ og he oct 1111" 1/141.011,. x ' r izi .-w w-f L :�..- r r..i1. . ILI 0 ral Ell i• 11111.i* .14# i L ;Eh LU ..-. 1I 11111.1!1:.`, =:-. P111f^� = ■w.. - i ..+111111■ , n ::01:1;r a::111,1. 0 "MI 111, r . sirG: 1 re - —�iUi rte._: a ., Page 95 of 120 WNW I artl.gra. ` •wr— ASB.)'VI I CilU MIN1BAO7 16— 1 V S VIOSINNAN%HOER AtlYd)!YO I �i i!i I L V 3. it 11 1i +`. \ 0- 1,C14 tr ....,... N. a ... iN. g tr P ) ' i e r / / + ' o * I _ '1 ' S . ' . b :� — / r,cg3 'Y My4t v. O 1 .1 `;'.4e1 .;,;:r..0'''„ Ers,r —14.-1 I 1 Ohl al 1 t _ ri , e go se1 --Liieeeeee `` z r a i ...... .,,, 1 ,.,:3 i ;.k 111•4 11111 11111'I ., _ 11 1 Pi 4 Ili it to a. of 01 th IP 1 1 I i 41 I 1 t Si L 1 hi . _fo ow gR gg g N ill 111 II01III t N NJ�NlS w .. + .r r Page 96 of 120 q mativis 41D -,........., INIVOW1dEll 0/1011111 NNW WIACt3 I irilig 10 MEMBEE V10S9NNNV'MOM 7RIVd W0 S ,• .. 1/4„,„,,,,,, / ,-,‘ ,........_- f..- ' -‘)' I .'",---'--- • „ti �' ,� r 0,t 1 ti 1 I;;i 1 illi ll//�II rte i ♦ ,- -L_-#.-' aA I f M 111 1�1 1 1 //�'f If;�J__•1%^•' � ���� •rte � I , `3 (l f ilX111. 1 .ti/'fJ,, 1j�1:I��J/J \ `. ��s `} / / '1 ,Ie. 1111, X11'1 l I 1 i //11; �jii\1 / �--=7.:4,\\; ,..� `4:;:i l4 ' I•, `i' 111:; ; 111 1;;1/;x;/6;, . 1.;, .•'1 ` ,,„, +, r ;�R� ,;�;111'1 ';11 1 ;� ,;� 11; ';'t+, �, ;,1 il;; ;/;;'111..,,,i,,, , n• •:',-, - ,ti ,+`,', / ; ' .� !! xl ri J 1 1'1 1 ' tir1 1 j il t. -,-; r r;f f/if , i 11, '=L*h: __�`-_-Tf:,,i -.r- -=r' ; 1 i _ • Ngfiii r. ` , + ; ---..-::,• <;:...?:• :'•‘,. .;',/,,/,',,r-dw.-•'-7 1' i,: ,.Irr. /3e II'I 0q I:'',, ".1it•i ...:- '< 1 , /. l " 11' .111 I ' 1 I� 11 1 t .:_-Aior-1t,i1Air11,-.---i%allrl‘?'::."\-7-:-"i: 1Y'~ '= ( / i 1 ; I Jr' ', :11111 ■_ 1,- ,1! 1 11 ! ;f i /1 ,L(t :.- is -isi ,'Jil I)ii, i 1 N\'. .‘.:,-ii-itl-PP;e:7..:-.:::...:'.:.:.::::::::.:.:.:::.:.:.?..-....1.:...............:::.::::::1•.:::.:: ' ' Ill 1 5 1 ! e . . 1 1 i . fi, i .1 1,:.. :.::::::,......::::..:::::::,:,...:.::::.:::..:..::::..i.::::.:.....................::::.;::::......:::::.....:.:„.,:.:::..::. il ,.,.1 iii , 1 l.IilvIlIr I_..i7.r_.;: '1 .7.,. _'.-.PI-_....lI 1 •li it 11: r,'ii. 1.P.;b1_.-.1,.-e:,.:i..]FL:,_._,--, � - 1 �E P ' , • , , . , ,..."... 1111 Q ; i •; ,,> Ii.Ji I b II ,:1 , � .->=r�--_^/ 1, / 1; 11 Ji L /r i 1 11 111,' i i J •'•Agliel.trl',..4-•-•''''..j 4 • • 4 IIII, ' 'I A :i, /f ;111;;;�I 1 : ; �t lire »r{ --...?....-......../ '''1�,''- S. N 135kIJS ItUIS 1 j 1 I 1 ___ __ R Page 97 of 120 I ' areM _� WIWI II t = ?lir DeWeI5 �... I . . viox���uw ►�aH cava Ivo n inI u X. • l'::::„,:''''-, ---,.. . r -Kwf �� - }� i i , ren,jr afp I xi lig en 1 / r-//-,'I a 1 ! a 'g 1 / � w -4;Kirr/} 1 . . 7 ..... . , ., E.../ 14..Lc.-.7. ...„414,...fr . --— •imme:poi, t•—•,1 .---• moorteressm I _ . I Ii fel . - / II I _�_�^ 1 If -101 111 : 1 - 11i I R e.111$ 6.- `111r . . . , . , 11 11 I I II I III 11 I la,' 1 I - it IF - - 6-, lit 1.1 R o Cr I II i1 ilii illilli-iiiil it . p c?„,....,47 _ 1 - 1 , •i ° a s r♦ r r e e o p Ag illt...Ail 11 „ 1 ill ii .41 w w /j , •` /'' 444 1I "— _ ./�/tel-/� -- ..moi--/-/--.1—/--1 WSW /.--/ /71 /� I a _ a It _ t —wor 'f._..N-CYC-..- ip r W k IVIG . t\ J Al 1 -+-rj ilf IT Page 98 of 120 .�. �...1 es a sauSil 4.10.191=1 ,.� F. aauVaraorua t e'S YlOS INMW Waal AIN kv0 i t,I It d 4.10.191=1 ICH Obi gi iii II I fi Ate JP* 4TI IonajII1!!I1 ail. i �a . rA 1l,,. . 1 -. f 1fig - 1 1 di - 1 e -41 77: I H MUM,"AI 1. ::,1ligIr I I �7il -Cii 11 � H • �� 0 1 s r—r, I 1 i I 1-,,,.\ 1 " a i ®I -- 1 , 11 i a 1I --fl ' I dillr III )i---1---i 1 ,i, 1 I 1 � CD1 1 111 ,,,,n1 ir .. _• ... . . . i 11 ir ILL--I,"""""'''''''''' ' -----]_i 0 // , ii 7 di oil lip 1 1 i if io dhsLL II III a hK a� 11th Eek 4-:, i n I 11 ;.1' ! 1I __L._- 1 1---H I i C3"` _� '1: 11 „i 11 . { 1 ► 1 ° a 1l 11 I J r rift if I tL I '1`Wen fl tin nig! � i -IL ii I 01 1 ii _ ., _ .h- .; a ..r Page 99 of 120 uNliougsa ....... ..".11MINIP.40. 'IN D ��5analleMal +rewcnarNw�anoO 1021441111 IDIOM Wel 31V0 I . 'n) • f ii 1..............„ . • _ 1 I t i,,, -- { _ 0 I I1 M I 0 11. 1 I 11 it ` . _Li 0 I Page 100 of 120 r •r. r s � �/�rw AM tioarsiYdl�dgil� i t t mancovsar rs+anerrvdE oo !IR 4 "WKS© „ , .� V1OS3NNW'SUOMI IVdWO �I I i 1 1< a I1 1 1 1 ! ® z • I IiiI 0 ° 6III alt 1 11.1 a0 ,0 0f c tutnuunrrmm�urniunnntcn. r „ I I "i1Jf !'i' -=' --711 III Fr 7....... leap pir 1E----1 • lid ill !kJ • 1: - 16-44,- -----7. Hi _ 11 i ii II i! 16 Il1111 �1111 = r ref-_---- = fll !SII ui iii' III = , L_ � = CSD — ri ici:lthJ" ';-.”' I - Hips i ' Ers.ti:It 101 - k 1....--...�.Jt-� l 111 dill 11 11/11 III 11 J I 1.4 1 �� a I I ( I Page 101 of 120 CV CO CV pI i r J W CO z 2 t 4 ag a 0 W b C Z us 4 a cc 0 g O c� Z �O Q � i /4 W W 2d { W WO O P P 4 6 5 La cc> U o ac CC CC a a g g 1 10 it4i LI-1: 1 Z w I I cc W Page 102 of 120 47 I/ I 1111I 1111111111111111111 _ ! ' 'fr n 1 v i 1 0 I W liii! 1 in I Iiiihili ! Ili 10 1 iiiiiiIiia i ilk 11 , / p . Hill I . > . „ > > > . . „ . z : z z z a , 2 42g * , 04 $ 4. , . ., : mN aM M R I • I'liltultul ISOil . ill 1 A i s illi it 14111 14111 - 1 V 1 II IliW If 1 4110,1 Si . II 1 W 11115 IP 11 I 1 it I ll1 � � 1 E . thilill iiilili if iii fill l la M N . .1. . A 4 . A n u m a M g ii o l o g N N ! ! ! 4 j Pae 103 of 120 9 a 1 I 0 Al ©r N N ..v.)k..,,,_,L4.4.4.,1,... , .`„ N.N „ a ILI _ ` �` 1„ r.d.--a�- \ __ ® - r.r.,),j1 : , ) , ! / i I /r ' 4. _. f A4p ,ma y. e • I ^f ere :,-/. +.. * 6- %p1.'-'7, e i .. F a -a-.®,.r./ '1 ,' 'mow$_ fia4 1- Imes . y YS. i X_ - t i illk vi �_ . , epi t,S. , i i la i 0 I A K 0 1 . tea\ 6:was Nom'; 0 8 Page 104 of 120 4.! 4 1 I Mi.. .1.14•6 kil 6 It ir.3 1=k ' 3 . Ns Ns M N'e. ea * '-.. W \ 1 ,...dc N,........ -... ----r------.. .,.: • ' 4 ,-- / I I/ a ........, , . / / , , / ._ .., ._i ‘ '''..' 4° SW., ,.. . .!, _ „............ iMIN i'' 0 ; ' °. ig 0 t ' - a • --,.,:k. . L . -... / ;,:i ;?.. .. .. . 1 • -e / .,1. , ,------ "-;, • , ... . ,- , , • ,,,,..... . ,,• 1 ..„ ii"...;,-... ,.„....-1 ". . ' •-•:',.. • ' - ‘ ' :4 •: •-•-, : ' '4'.'* ' .... ....''' : • . 1 ., , tt• 1 P''' 1•:, •- ' .......:.-.••...'s: -.,..' A, 0 . • a ' • 4''''''••• * .*: .rk. 6 1 , , • t a I P I - ,.,16,e, , Iel' - -k,4,-,,,it,-,a, *4, ---,. 4: 1 1' ' MI-111117 MI . 1 g Cr . . CL LU LU , 5_ I E , „z e ki, C; .0 Ct U.1 KIWI:RIX Lu Page 105 of 120 it It q r N t 12111 11 flhIilHd i I il i ii /II isri 11 ii 1 �.11 lil ��ttr� / . . v 1 ��' . r g ..7" :,, r 0 ,;:.::.::::::::::::3,,,,,i, 011).! 11 Pn ---t. int , I 15 4g i I 4. ' ' 0,&..e. w Tiit404;7:M::7.:'.:....:... .:-.i)' .v.:, i 11 10.,.. k iI � ' , A/4.1..- 0, !i'' 1 Z 0 t. � '. 1 / 4 ..4:.i,-, , U,, a W cr IP i � W X11 Z. t fa Page 106 of 120 3 ! I * `! `i .34 r W A SI 5 W i d is4111! 1111111 °I if q, i. isil ii :is I S : aim D. /Iik nil Hi II .FIS liii ,... I• 11\ 1 ly,,..4..e.,.: 14. 1 ,i114 48. .../5; .e.)..: ::::::.. . ...- 44 T 0 196 r �) W I, '...:2,-.1. ....,.„ . ,,.::.::i,.,,::'..:....:::::::::::::::::,!.,:_.:: , „ :;,::',:-..;.::':. 124 ,i)1 _, . iN4:4..-4 :.-- i4-:j 11 I -4te,„40 •4),-. i.._ ., ,.‘ ,,i;14. r; 6 0 F" �,' r1 h,1e t.417 uj 111 M Tg A 1 s 4x 111101. Page 107 of 120 V N II 11111 If r . el' i / 15 1 I II i 1 ill i 01 Oh 41 oll 1 11 ill i1IJ 1II ` r, �� c �11 � � Li 11 4, li jjijJi iiIJhIf1I i pitit hI� 1 1111IUJi .� I � kr0 r 1 1-_:.„, ; HHMIIIIIHHiH 1 I .1 .Id • dd dd M {f / 4.1 d♦ A M 1 d i I- • s s a a ,i 3 ,i ' LA 1 ii • ii Z 1 �, r L .1 i i .4 1 . Z I 1 d o 00 F ,. ? 11:1 ri Z 1 CD t 1 I : 1 t IFiii r Page 108 of 120 1,i,. .. . .., : . ., , II Q iRI y I j` Ai!' ' ' •• i, . . i; 't f � _ :{ MK: Ifi ...i' ,fir ' LP ;' 'lik' '0' . . %1:11t.': • , . ., , ,, P ' ke 'f- ,...,_ i . . i.„. iiii1 ilif,i' — :. ......_- ,-,. i I Il//- 1.',' •C3'p \ , 'N.' , ( I i Page 109 of 120