HomeMy WebLinkAboutA001 - Council Action Form dated August 12, 1997 ITEM#: BE)
DATE: 08/12/97
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE A PLANNED UNIT DEVELOPMENT PLAN
FOR AMES SENIOR LIVING, LOCATED WEST OF CALHOUN AVENUE AND SOUTH
OF A PROPOSED EXTENSION OF ADAMS STREET.
ACTION FORM SUMMARY: This is a request to approve a PUD Plan to allow five (5)
condominium type buildings with eight (8) units in each building for a total of 40 units on
9.65 acres.
JApproval of the PUD Plan is recommended.
BACKGROUND:
The developers are requesting approval of a Planned Unit Development (PUD) plan for the
construction of five (5) single story buildings with eight (8) units per building. Each unit will
have a one or two stall attached garage. The total acreage of the site is 9.65 acres, and
the proposed density is 4.15 units per acre.
The existing zoning of the property is R1-10 (Low-Density Residential). The property
currently has a plat of survey and is being purchased by Essex Corporation from the
Episcopal Parish of Ames. Upon completion of the project, it will be transferred to a local
senior living group. A church building is located on a small portion of the site, and the
remainder is vacant. The developer is proposing to convert the church building to a
community building for the residents of the PUD.
ANALYSIS:
Land Use Policy Plan (LUPP). Both the 1988 and the 1996 LUPP Maps designate the
subject property as Low-Density Residential. A Low-Density Residential designation on
the 1996 LUPP Map allows development at an average density of six dwelling units per net
acre. The proposed 4.15 units per acre is conforming with the Low-Density designation.
The proposed development is in conformance with goals of the 1996 LUPP. Goal No. 6
of the 1996 LUPP states, "it is the goal of Ames to increase the supply of housing and
to provide a wider range of housing choices." The proposed PUD will provide
additional housing for the City of Ames and will provide an alternative form of housing for
senior citizens.
Zoning History. This piece of property was originally zoned as R-1 (Low-Density
Residential) and was later designated as R1-10 prior to 1980. The original zoning
designation was the equivalent of the current zoning and therefore this property has always
been zoned for low density residential use. The proposed density of 4.15 units per acre
is conforming with the current and previous zoning designations.
Certified Topographic Survey. A certified topographic survey has been submitted that
accurately portrays the existing conditions on the site.
Utilities. The utilities in the area are adequate to serve the proposed subdivision.
Water:
Existina: The site will be served by two existing 6-inch water mains. One
existing 6-inch main is extended from Calhoun Avenue through the
existing gravel driveway and serves Parcel 'A', the Jewish
Congregation site, and this site. Another 6-inch main is located at
the intersection of Calhoun Avenue and Adams Street.
Proposed: The water mains located within the site will be an 8-inch
looped distribution system. Easements will be granted to the
City for these water mains. Each building will be required to
have only one water connection, rather than individual
connections for each unit.
Sanitary Sewer:
Existina: There is an existing 8-inch sanitary sewer located in the southeast
corner of the property. This sewer extends to a manhole which is
located approximately 140 feet from the south property line and
approximately 18 feet from the west property line.
Proposed: An 8-inch sanitary sewer main will be extended north from the
existing manhole to the proposed Adams Street extension.
Building 4 will be directly serviced by this 8-inch main. An 8-
inch service main will be extended from the proposed main
and will service the remaining four buildings.
Storm Sewer:
Existina: There are no existing storm sewers which may be utilized by the
site. There is an existing drainage channel which flows away from
the site and is located near the southwest corner of the property.
Proposed: A public storm sewer will be constructed along the south side
of the proposed Adams Street extension. Additional private
storm sewers will be constructed along the west side of the
site, on the south and southeast side of Building 1, and on the
south side of Building 5. The developer is proposing to
construct a detention pond in the southwest corner of the site.
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All of the storm sewers will outlet to the detention pond.
Storm detention will be released at the existing rate to the
existing drainage channel, which flows away from the site to
the west.
Electric: There is adequate electric service to this area to meet the needs of this
future planned unit development.
Streets and Vehicular Access. Access to the PUD will be provided by the proposed
Adams Street extension. The internal streets of the PUD will be private drives and there
will be four access points to Adams Street. The existing private drive which currently
serves Parcel 'A', the Jewish Congregation site, and this site will be used as another
access from Calhoun Avenue. The developer has an agreement with the synagogue
located on Parcel 'A' for the shared use of the parking lot located directly east of said
synagogue. On-street parking will be prohibited on the private drives and on-street parking
will be restricted to one side on Adams Street.
As part of the PUD Plan approval the developer will be providing sixty (60) feet of
right-of-way for the Adams Street extension. The developer will be responsible for the cost
of one half of the Adams Street extension. The right-of-way and the responsibility for the
cost will need to be documented in a developer's agreement.
A public sidewalk will be provided along the south side of the proposed Adams Street
extension. Private sidewalks will provide for pedestrian circulation throughout the site and
will provide access to the public sidewalk and the community center.
The nearest Cy-Ride route service is at 30th Street and Grand Avenue. Since this is an
elderly housing project, many of the residents may be eligible to use Cy-Ride door to door
service. Local streets are used for bicycle movement. The nearest bicycle path is located
along Bloomington Road, which is located approximately two blocks south of the site.
Parking. Each of the dwelling units will have an attached single or double stall garage.
There will be sufficient space in front of each garage to park one vehicle per garage stall.
The minimum driveway length is 20 feet from the garage to the sidewalk to prevent conflict.
The amount of parking is consistent with the Ordinance standard of two parking spaces per
dwelling unit in the R1-10 zoning district.
No on-street parking will be permitted on the private drives and parking on Adams Street
will be restricted to one side. Additional parking will be available in the parking lot located
to the east of the community building and the synagogue. The parking lot nearest the
community building will be paved and will provide seven (7) parking stalls, two of which are
handicap. The parking lot located east of Parcel 'A' will remain gravel and will provide 22
parking stalls. This parking lot will be part of the PUD, but there is an agreement to allow
shared parking with the synagogue on Parcel W.
3
Density. The developer is proposing five (5) buildings with eight (8) single-family units in
each for a total of 40 dwelling units. The site is 9.65 acres in size and will have a density
of 4.15 units per acre. This is conforming with the maximum density of 4.3 units per acre
allowed for an R1-10 PUD. The proposed density is also conforming with the 1988 LUPP
Map, which designates the area as RL (Residential: Low-Density), which would permit
between one (1) and nine (9) units per acre. The 1996 Future Land Use Policy Plan Map
designates this site as Low-Density Residential, which would permit a gross density of four
(4) units per acre, and an average net density of six (6) units per acre.
Landscaping and Screening. To the extent possible, the developer will try to retain many
of the existing trees on the site that are in good condition. The plan indicates that eight (8)
deciduous and 12 coniferous trees will be removed. The developer is proposing to relocate
four (4) existing deciduous trees on the site in effort to save them from removal. Also,
scattered small trees and shrubs will be removed as necessary for the creation of the
detention pond.
An overstory shade tree has been placed in front of each unit, except in places where
existing trees will remain. Deciduous shrubs are used as foundation plantings and are
located around the perimeter of the buildings. The users of the facility are 58 years and
older, so an open area around each building was provided for the development of
individual flower gardens. Considerable landscaping has been proposed for the central
campus area to create a pleasing visual experience along the arbor walk, which leads to
the community building.
Many large deciduous shrubs are proposed along the east side of the easterly private
drive. This landscaping will be adjacent to the east property line and a proposed keystone
retaining wall. Landscaping treatment is necessary to provide adequate screening for the
residents located to the east. An existing fence will remain at this location and will provide
screening in addition to the proposed landscaping. It should be noted that the landscaping
treatment is not proposed for the lots located east of the community building and gravel
parking lot at the request of those residents who currently live there. Those residents have
specifically asked that screening not be applied to the rear of their lots so that they may
continue to enjoy the view of the community building and wooded area to the west.
Lighting. No street lights are proposed for the PUD. Lighting will be similar to the normal
exterior residential lighting that would be expected on an individual residence. A white wall
lantern with curved clear beveled glass and a maximum bulb wattage of 10OW will be
placed on the front of each unit. The wall lanterns will be placed near the garage doors to
prevent screening from trees placed in front yards. The developer has indicated that these
lights will be automatically turned on by means of a photo cell.
The existing lighting at the community building and synagogue will remain. This lighting
consists of two pole lights, one at the north and south end of the parking lot.
4
Architectural Elevations. The building elevation provided is typical for each of the five
proposed buildings. These units have horizontal lapped siding with brick accents along
portions of the foundation, entrances, and garages. Different types and sizes of gables will
be used to create some variety along the front of each building and also among the
buildings. The gables used over the garages have lapped siding and the smaller gables
which are located over the entrances are decorated with a patterned shingle (fish scale).
Each unit has a concrete patio which is inset from the front of the building. These patios
range in size from 11'-8"x8'-0" to 9'-6"x7'-4", depending on the location.
The buildings will be single story with no basement. Each building will be similar in
appearance. The developer has indicated that garage/floor plan arrangements may be
revised, based on market research. For example, double stall garages may be replaced
with single stall garages. The interior floor plan would then need to be revised to
accommodate the different garage layout. The developer will need to verity that the overall
size of the building foot print will not be increased or at a minimum that side yard setbacks
will remain conforming with R1-10 requirements.
The colors for these units will be earth tones, utilizing browns and tans. The brick will
coordinate with the siding colors.
Setbacks. Because the site is not intended to be platted every building will be located on
the same lot. For the most part, the buildings front on to private drives rather than public
streets. The front yard setbacks measured from the building to the back of curb range
between 22.5' and 45'. The side yards for buildings measured from the building to the
back of curb range from 10' to 30'.
Three (3) of the five (5) buildings will be adjacent to a public a public street (Adams Street
extension). Of these three, one fronts on to Adams Street and has a setback of
approximately 33' from the street right-of-way. The other two buildings, which are adjacent
to Adams Street front on the private drives and the space adjacent to Adams Street would
be considered side yard. Both of these buildings are 15 feet from the street right-of-way
line. The setbacks along the public street are consistent with the Zoning Ordinance
requirements for R1-10.
Platting. A Plat of Survey already exists for the parcel and there is no proposal for
subdivision.
Intent of the Planned Residential Development. It is the intent of the City of Ames to
encourage planned residential developments as appropriate, more specifically it is the
intent to:
"(a) Promote and permit flexibility that will encourage a more creative and imaginative
approach in development and result in more efficient, aesthetic, desirable, and
economic use of land, while maintaining density and intensity of use consistent with
the adopted Land Use Policy Plan."
5
The developer is proposing to build five (5) multi-unit structures while
maintaining a density, which is consistent with the 1988 and 1996 LUPP
requirements. The PUD is designed to meet the needs of elderly residents
while maintaining a single-family atmosphere. Each unit enjoys many of the
benefits of a single family home such as frontage on to a street or private drive,
an attached garage, a main entrance, a patio area, and available space in a
yard for flower gardening. By using condominium type multi-unit buildings
rather than single-family structures the developer is able to offer an alternative
type of housing, which specifically meets the needs of elderly residents, while
preserving open space and landscaping at a lower construction and
maintenance cost.
"(b) Provide a minimal effect upon adjacent properties and existing development. To this
end, the Planning and Zoning Commission may make the appropriate requirements."
- This project abuts single-family homes and vacant land that is planned for
Low-Density Residential. The PUD will be on the west side of the rear yards
of existing single-family residences and a group home. Impact has been
minimized by proposing considerable landscape screening and a keystone
retaining wall at this location. As previously stated, this screening has
purposefully not been applied along some adjacent lots at the request of those
residents.
The church building will be incorporated in to the site and will be converted in
to a community building. The synagogue located to the south of the community
building will likely be positively impacted due to the paving of the entrance
drive. The area surrounding the synagogue will remain open space.
The developer has taken care to preserve mature trees on the site so that this
development will have some consistency with the surrounding area. The
heights of the structures are single story which is similar with the surrounding
development. Sufficient parking has been supplied to the area and any excess
parking for special events is provided at the community building and
synagogue. There is an agreement between the developer and the synagogue
for shared parking in the adjacent parking lot.
The area adjacent to this site to the north, west, and south is currently vacant
and outside the city limits in Story County. The 1996 LUPP Future Land Use
Map designates the area directly to the north and southwest as Low-Density
Residential. The area to the northwest is designated as environmentally
sensitive.
6
"(c) Promote development that can be conveniently, efficiently, and economically served
by existing municipalities and serves or by their logical extension."
- Adequate water, sanitary sewer, and storm sewer facilities are available to
serve this site.
"(d) Promote flexibility in design, placement of buildings, and use of open space,
pedestrian and vehicular circulation facilities, and off-street parking areas in a
manner that will best utilize the potential of site characterized by special features of
geography, geology, topography, size, or shape."
- The buildings and layout of the site are specifically designed to meet the needs
of the intended elderly residents. Existing natural amenities such as overstory
trees have been maintained to the extent possible. The detention area and the
common space will provide considerable open space. Pedestrian circulation
is an integral part of the design and has been used to create a point of interest
in the center of the site. The sidewalk system provides access to an existing
building, which has been incorporated in to the site as an amenity.
"(e) Provide, where it is shown to be in the public interest, for the preservation of historic
features and such natural features as streams, drainage ways, flood plains,
ponds/lakes, topography, rock outcroppings, unique areas of vegetation, stands of
trees, and other similar natural assets."
- The developer has attempted to preserve the trees on the site to the extent
possible while maintaining density and vehicular movement. The detention
area is placed in the southwest corner of the site where there are no existing
overstory trees which would be valuable to the site. A natural drainage way
will be used for the removal of storm water.
"(f) Provide for more adequate recreational facilities and other public and common
facilities than would otherwise be provided under conventional land development."
- An existing structure is being converted in to a community center for the use
of its residents. A central campus has been created in the approximate center
of the site which will be beautified with landscaping. This central campus area
will have a sidewalk, which will provide access to the community center.
"(g) Provide for the enhancement of the natural setting through careful and sensitive
placement of man-made facilities and plant materials."
- The design of this site with the preservation of mature trees, the planting of
additional overstory trees and the landscape plans for each unit and the central
campus will enhance the natural setting and will be an improvement for the
general area. The paving of an existing gravel drive will also be an
improvement to the site.
7
Design Standards. Even though PUD's promote and permit flexibility of design, certain
standards must be applied to assure compatibility of the project with the intent of the
Zoning Ordinance. The following standards are applicable.-
(a) Permitted Uses. The normal permitted uses in a PUD are uses of a residential
character, including single-family (detached or attached), two-family and/or
multiple-family dwellings, as well as the usual accessory structures, such as garages,
storage space and buildings for recreational purposes.
- The proposed development is consistent with the normal permitted uses in a
PUD. The only accessory structure proposed for this development is the
community building which is being converted from an existing structure; the
garages are attached to the dwelling units.
(b) Density. The permitted maximum dwelling unit density per gross acre shall not
exceed the following: R1-10 --- 4.3 units per acre.
- The proposed density is 4.15 units per acre, which is consistent with the
standard.
(c) Tract Size. The minimum size tract for a PUD is 2.0 acres. This PUD exceeds the
minimum tract size. There are 9.65 acres of land in this development.
(d) Parking. The parking provided on the site must meet the requirements of Section
29.41 "Rules for Computing Off-Street Parking".
- The proposed plan meets the requirements in this section for the number of
parking spaces required per dwelling unit.
The parking design must also meet the following standards:
"(i) Parking areas shall be treated as an integral part of the development in scale,
location, and character."
- The parking on the site includes both attached one and two car garages
and driveway parking in front of each garage. This type of parking is
typical of other single family and two family developments in the
community. Additional parking is provided on the site by the community
center. The scale and character of the parking being provided is
consistent with single-family and two-family development.
8
"(ii) Parking areas shall be so arranged to discourage through traffic."
- The parking lot provided for this site is existing and is located along
the secondary access, which is a private drive. Each unit has its
own parking. Due to the configuration and location of the site
through traffic should not be a concern.
"(iii) As appropriate, parking areas shall be screened from adjacent structures and
streams with hedges, plantings, fences, earth berms, changes in grade, and/or
similar examples."
- An overstory tree will be planted in front of each unit in the PUD to
provide some screening of the driveways. At the request of the residents,
no landscaping is being proposed to screen the existing parking lot.
"(iv) Parking areas shall be so designed to allow for drainage of surface water
without erosion, flooding, or other inconvenience."
- A storm water management plan has been designed for the entire site
that will direct storm water to the storm water intakes located throughout
the site. The private drives will have curbs, though not required, in those
places where it is necessary to direct storm water to an intake.
(e) Height. The Planned Residential section of the Ordinance does not mandate a
maximum height requirement. However, heights shall be regulated to the extent that
it relates to the proposed development and to the general area within which the
development is proposed to be located.
- The adjacent area consists of one and two story structures. The buildings the
developer is proposing are one story structures, which should fit in well with
existing development.
(f) Open Space. A major portion of any PUD is its open space. The desirability of the
PUD is closely tied to the integration of the open space with the total development.
- The developer has not submitted the exact percentages of open space,
building space, and paving area. However, it appears that more than adequate
open space has been provided. Rough calculations reveal that approximately
34% of the entire site is uninterrupted open space, not including the open area
surrounding the buildings. The open area in the southwest corner of the site
has been maintained for storm water detention. A landscaped central campus
area is proposed, which will be a common space to be enjoyed by all residents
of the PUD. In addition to the 34% uninterrupted open space, each building
will have open space with overstory shade trees and shrubbery.
9
(g) Other Considerations. A number of major factors should undergo evaluation as part
of the design standards. Those include:
(i) Natural drainage areas shall be retained as appropriate and, if necessary,
improved.
- The storm water management plan directs storm water through storm
sewers to the detention pond in the southwest corner of the site. This
pond releases this water to a natural drainage area to the west of the site.
Due consideration shall be given to preserving natural site amenities and
minimizing the disturbance to the natural environment.
- The wooded area in the southwest corner of the site is being preserved
to the extent possible. Some vegetation will need to be removed to
create the detention pond. Many existing mature trees are being
preserved and have been incorporated into the design of the site.
Existing trees shall be preserved wherever possible. The location of trees is
to be considered in designing building locations, underground services, and
paved areas.
- As stated above, the open area in the southwest corner of the site will be
utilized for storm water detention and will remain open space. Also,
many of the mature trees located on the site will be preserved. The
location of these trees has been taken into consideration when designing
building locations underground services and paved areas. For example,
the access drive from Calhoun Drive is proposed to be split around an
existing tree to allow for its preservation.
(iv) If the development includes flood plain areas, they shall be preserved as
permanent open space.
- A land surveyor has determined that there is no floodplain on this site.
(v) Due consideration shall be given to the natural topography and major grade
change shall be avoided. If the development includes hillsides and slopes,
special evaluation shall be given to geological conditions, erosion, and topsoil
loss. If unfavorable development conditions exists, the City Council may
restrict leaking, cuttings, filling, or other substantial changes in the natural
conditions of the affected area.
- The developer has taken into consideration the natural topography of the
site. There should not be any erosion or topsoil loss as a result of this
development as long as proper construction methods are observed.
10
i
STAFF COMMENTS:
Staff believes that the proposed Ames Senior Living project is in substantial conformance
with the goals and criteria for PUD's in the City of Ames. The project proposes low-density
residential living, a community center, and substantial open space. The intent of this
project is to increase the supply of housing and to provide a wider range of housing
choices. By creating alternative housing for elderly residents, while remaining compatible
with the surrounding area, staff believes the plan fulfills that intent. The following
stipulations should be placed on the approval of the PUD:
A. As part of the PUD Plan approval the developer shall provide 60 feet of right-of-way
for the Adams Street extension. The developer shall be responsible for the cost of
one half of the construction costs of the Adams Street extension. This will be
documented in the developer's agreement, which shall be signed prior to issuance
of building permits.
B. Each building shall be serviced by a single water service, rather than the proposed
individual service lines for each unit. (The developer has indicated verbally that a
single service line will be used, but verification on the utility plan is required.)
C. A note on the floor plans indicate that the unit mix may change after market study is
completed. The developer will need to verify that building sizes will not be increased,
or that any increase will be limited to areas where setback requirements will not be
infringed upon.
D. All sidewalks will need handicap ramps where they cross curbs. Handicap ramps will
need to be shown on the plans prior to Council approval of the PUD.
E. The developer shall provide information regarding any exterior changes to the
church, which is being converted to a community center, for staff review prior to
Council approval of the PUD.
PLANNING & ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed this request at their meeting of July 16,
1997 and recommend that it be approved with stipulations as listed in this Action Form.
11
ALTERNATIVES:
1 . The City Council can approve the Planned Unit Development (PUD) Plan for Ames
Senior Living Center with the stipulations listed above.
2. The City Council can approve the Planned Unit Development (PUD) Plan for Ames
Senior Living Center with modifications.
3. The City Council can deny the Planned Unit Development (PUD) Plan for Ames
Senior Living Center.
4. Action on this request can be postponed and referred back to City staff and/or the
developer for additional information.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is approval of the PUD
for Ames Senior Living Center with the stipulations listed above.
Attachment
12
CAFAPPROVAL
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To be sent to:
Bart Votava
Essex Corporation
11606 Nicholas Street, #100
Omaha, NE 68154
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