HomeMy WebLinkAboutA014 - Council Action Form dated May 23, 2006 i
ITEM #: o(U
DATE: May 23, 2006
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR DAYTON PARK 5TH ADDITION
BACKGROUND:
Property Owners/Developer/Engineer: Dayton Park LLC (Property Owner & Developer)
WHKS & Co. (Engineer)
Purpose: To subdivide land into larger lots for general industrial development.
Location/Area: South Bell Avenue/29.54 Acres
Surrounding Property Characteristics: The following table identifies the jurisdiction,
existing land use, existing zoning, and LUPP designation of the subject site and the
surrounding area.
NORTHWEST NORTH NORTHEAST
Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Story Count
Land Use: Mobile Home Land Use: Mobile Home Land Use: Agricultural
Park Park
Vacant
Existing Res. Low Den. Existing Res. Low Den. Existing Agricultural
Zoning: Park (RLP) Zoning: Park (RLP) Zoning:
Flood Plain Gen. Ind. (GI)
Flood Plain
LUPP Environmentally LUPP Environmentally LUPP Agricultural
Designation: I Sensitive Land Designation: I Sensitive Land Designation:
WEST SUBJECT AREA EAST
Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Story Count
Land Use: Commercial Land Use: Vacant Land Use: Agricultural
Existing Highway- Existing Gen. Ind. (GI) Existing Agricultural
Zoning: Oriented Comm. Zoning: Agricultural (A) Zoning:
(HOC) Flood Plain
Flood Plain
LUPP Environmentally LUPP Environmentally LUPP Agriculture/
Designation: I Sensitive Land Designation: I Sensitive Land Designation: Farmstead
SOUTHWEST SOUTH SOUTHEAST
Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames
Land Use: Commercial Land Use: Vacant Land Use: Institutional
Existing Highway- Existing Agricultural (A) Existing Gen. Ind. (GI)
Zoning: Oriented Comm. Zoning: Flood Plain Zoning: Floodplain
(HOC)
Flood Plain
LUPP Environmentally LUPP Environmentally LUPP Environmentally
Designation: Sensitive Land Designation: Sensitive Land Designation: I Sensitive Land
History. On January 11, 2000, the City Council approved the Preliminary Plat for
Dayton Park Subdivision, Third Addition (see attached). That Preliminary Plat divided
the land in the proposed Dayton Park 5th Addition into six (6) lots and two outlots. It
included a cul-de-sac east of South Bell Avenue as access to four of the six lots. The
proposed Preliminary Plat for Dayton Park 5th Addition eliminates the cul-de-sac,
combines the four (4) lots east of South Bell Avenue into two (2) lots, retains the two (2)
lots on the west side of South Bell Avenue and combines the two (2) outlots into one (1)
outlot (see attached).
ANALYSIS:
Zoning. The west portion of Lots 3 and 4 is zoned as "A" (Agricultural), with the
majority of Lots 3 and 4 zoned as "GI" (General Industrial). The Ames City Assessor's
Office will not assign property identification numbers for Lots 3 and 4, unless the zoning
boundaries are adjusted to follow the lot lines.
As a condition of approval of the Preliminary Plat, staff recommends that the portion of
Lots 3 and 4, zoned as "A" (Agricultural), be rezoned to "GI" (General Industrial). The
developer must submit a request for rezoning for consideration by the Planning and
Zoning Commission and the City Council. Such request for rezoning would then be
considered for approval by the City Council at the time of approval of the Final Plat for
Dayton Park 5th Addition.
Utilities. The planned utilities adjacent to this site will be adequate to serve the needs
of future development.
Water. An 8-inch water main will be extended with the extension of South Bell
Avenue.
Sanitary Sewer. A 10-inch sanitary sewer main will be extended with the
extension of South Bell Avenue.
Storm Sewer. A storm water management plan and pollution prevention plan
have been approved for the subdivision. Storm water detention is proposed for
Outlot Z. A 36-inch storm sewer will be installed along the south boundary of the
subdivision, and a 24-inch storm sewer will be constructed in the right-of-way that
extends South Bell Avenue.
Flood Plain. A portion of the subdivision is located within the boundaries of the
100-year flood plain. The "floodway-fringe" for the Skunk River passes through
this proposed subdivision. This requires that all development be constructed
such that the elevation of the lowest floor of each building is a minimum of 3 feet
above the 100-year base flood elevation
Electric. The property is within the service area of the City of Ames Electric
Utility and service is adequate for commercial development.
2
Vehicular and Pedestrian Access. The proposed subdivision includes an
extension of South Bell Avenue in a north/south direction through the subdivision
with Lots 1 and 2 bordering the street to the west and Lots 3 and 4 on the east
side of the street. The developer proposes to construct sidewalk along the east
side of South Bell Avenue. This is consistent with the subdivision regulations and
City Council adopted policies.
Emergency Services. The estimated fire response time to the subject area is within
five (5) minutes under normal conditions. The City's fire response time goal is to have
85% of the land area of the city within a response time of five (5) minutes or less. Fire
Station Number 3, located on South Duff Avenue, provides first response to the subject
area.
Mary Greeley Medical Center will supply ambulance service to the subject property.
The subject area falls within an existing police patrol area.
STIPULATIONS:
The Preliminary Plat for Dayton Park 5th Addition should be approved with the following
stipulations:
1. That the developer will construct and dedicate all public improvements within
the development to City of Ames Urban Standards, as required, including: street
paving, curb, gutter, sidewalks, bicycle/pedestrian pathways, street lights, street
trees, water main, sanitary sewer main, and storm sewer improvements, prior to
approval of the Final Plat, or execute an Improvement Agreement to guarantee
the completion of all public improvements and provide security in the form of an
Improvement Guarantee, as set forth in Section 23.409 of the Municipal Code.
2. No grading will be permitted on the site until construction plans are approved by
the Department of Public Works for all public infrastructure in each addition,
including storm water management facilities.
3. That the developer secures a Flood Development Permit prior to any
construction activities on the site.
4. That a Development Agreement be prepared and approved by the City Council,
prior to approval of the Final Plat.
5. As a condition of approval of the Preliminary Plat, the portion of Lots 3 and 4,
zoned as "A" (Agricultural), must be rezoned to "GI" (General Industrial). The
developer must submit a request for rezoning to change the zoning designation
of the west portion of Lots 3 and 4 from "A" (Agricultural) to "GI" (General
Industrial). Such rezoning must be approved at the time of approval of the Final
Plat for Dayton Park 5th Addition.
3
Recommendation of the Planning & Zoning Commission. With a vote of 5-0, the
Planning & Zoning Commission recommended approval at its meeting of May 17, 2006
with the stipulations listed above.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Dayton Park 5th Addition,
with the stipulations listed above.
2. The CityCouncil
ounc I can deny the Preliminary Plat for Dayton Park 5th Addition.
3. The City Council can approve the Preliminary Plat for Dayton Park 5th Addition,
with modifications.
4. Action on this request can be postponed and referred back to City staff and/or
the applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
The proposed Preliminary Plat is consistent with the surrounding land uses, existing
zoning, and LUPP designation.
Therefore, it is the recommendation of the City Manager that Alternative #1 be
adopted. This action will allow for the development of Dayton Park 5th Addition to
proceed with preparation of the Final Plat for consideration by the City Council.
4
W
- J
J
W
m
885
w
a
Subject
SHADY GROVELN w m
W z V
Z Q �
w m
a
1902540013D
7/16/2004 LO
M
a }
z
0
a c�
N
W
� Q
884 884 w c`to i m
SE 16T# ST
_ 883.1
-------.. --- 884
=" .
US HIGHWAY 30 US HIGHWAY 3
M
C
US HIGHWAY 30
O
0
Location Map
Dayton Park 5th Addition,
South Bell Avenue r`
-
0 450 900 1,800
Feet
,90'l91
------ 3 66,9£.£ON
s
,66 9lN
_ R
-- --- - - i- i----S6 6pF, 3 O
Sb
-
• I I �
I.I
' Nor I
I 1 I
I I '
I Iw
I I I I
I ILL I
I I I I
I yJn
1 I
I
J In
OHN
m —l� Jd.;
4-0
^ 3• I 1 —•_�_ I 1�p
4-0 o i / i LLi og
al
_ o
,00'Z6Z 3.6Z,60�00N I I {1
—�--- .6Z_60_OON I ————_ _ rt ———
r- a------�--- H•f'h •f1•V" 7.3-8•--Fff•fFBsr---
LO
----u -
i }`g add
-�: ,,1483035 'IS .Dz ;W
//� S3
U) zt—
O O !IM it �`a mo W J�n u Iff .I I Ny,
IP e
_ 0 a L
n y 1
re
^ I t,_NDIS(AIO —J ______� ________ �-- -�
t '
O � ', iL h�ry,, - 509't9'19"E 339.55' ids
b
C:f9�t9'E 335p9.19'19"E 673 60 2or'i
' U
j ' 3
I e
W
m x NXb Omo
Rig
ujas
p ao wr In
m n
of a 3sW m
Z o �LL
lw O� a
w m
2� W�
O O
LL
7
u.
,9L'L59 M"6Z,110.005 U u
O � j
J
Y
a
� 6
U
3r66,9£.£ON
SIF
• _ .6y•9�N
_ Z 8
£
W 11,
N
W ,^ I I
I 1
1 �
I I �
1 W1 I 1
, I 1
NIf 1 I
I 1 I I
I I I I
I I I.j I
I I 1 I
I I IN I
I 1 1 I
I I 1
1 ,
1 W
�L 4-0 f
ILI
1
I I
.Ol K ; ; � •� I 1 N
�IN4---
WW -� 1 I� � '•� 1 i 'LN
M.
00'Z6Z 3r 6Z'Poll
� r r oa�oo LO'l
�� ! -�---�--'- �_ ,00'SPE 3r6Z�i0.00N
� - -----p 1� -- ,91��6f£:-3r6Z,60.U0N _ -
0 Bo
OPUS is .oz
•� �� O �� �� h /I t. ��JN1MIi I�� pZ WU � y, i ram; -��1Y W�
O J xl r~ ,,, ; .O.�P •M` .W �.^, �mo Vmi ,n 1 � ii� c6 �
,/RY o Fs ,N i •fY�'� Jm vm1 LLLI-
'CI
d OHT OI ~ N m Imo.\ L X[!
509
VVV w
g•19'E 335 6T3.6
09 j9,19„E 0'
vyorrb
U
a i oy a
W NW 1 W W n
2Fp
Om1 H. NNJ CD1 <..
o as o to w In
N m c yg�
�o Inw B
�v wI
w of
1 LL Z g
n
LL
,SL'L59 M„6Z,60.005
� z J J
O J
r Y GS
U
O G o
rD O O
NN •tl3153HJOtl •] •3fgI9f14 ♦I •AlID NOSYII ♦[ 'S3NY �� ;IDBs s!y+RQ pe�9L CI s+aeys JO ss6II s.`,,, ,•"'"•'•.. ,�'i�
VI 'S 3Wd 900Z 'lL epusoe0 sl a,DD loAeueA aSyaD!I w .
stloA3Atlns"i Nv%aNid SH�3ICNf3 stuI uapunN asuaDi -`z
ldld l2idNIWI l3ad a+DO 3'd ' a !8 'fu ! B ONVlNIUs
�y�.'f' NVIl19
.o^ 1 `J^�TH T 91N3W00N O9ll3d7tl]11j0 Al IO 113d 90/9/1 {
'O N NOIl I4ad Hi Y8Gd NOl� G0 ..........�SOS30 31Y0 .,0ilp u u S SNO I S I A3i! q De.oae a sa wa reDD ou ea le a s!vV+ov �f! a Faa�v I In•
b0•T P09 oN q or SXHM
0
h
A �
E, CD
�r E" z
V h � A o 2
O E-4
O O O O
CO 'O
O
0 co
0
-�' °;
U z
Q � O co
M E-
Lo
CO
o
o
� e
z =
g u
C =
U W
O cU
SC 31V15831NI
a AV l 38 S ~ I •r►I
N 3AV 83 V)
" v
LL irN a��
&w
r w
a 3AV NOl),VO S I°
a w w
OR o
'^ 3AV J t�S ryL N
a z 3N11H
SAV
ZO r
N � U
J
w I NNV N N
80 133Nd
I
I
m �
m
0
z
u6P'Idd\2!1-ldald\PPeJ\40'I 6Z9\Z\1daP\:6 Wd II:LS'EO 900Z/BO/SO
1666-C99-S 15
OIOOS YXOI 'SW COL 311nS XI43"1130 HAGS LZYL YY//��II HAIOI 6S3Wd Z
stloA3nxnswri Stl3xxria stl33+r»a 11 NOIIVN80JNI 1VN3N3`0 o „o Q
NOI1100d H1S 'm m .•Z
1Vld AUVNINI�3ad _` wm m
.^^ ^�T • • S1N3VW00 539V i0 AlIJ!!3d 90/8/ t
21? 31tl0 ON /IOYO V�JV J N01A V
V✓ `J, Hi/A�1I/,\1 NO[1d1tl0530 ' Yo
SNOISIA32!
o Q
C W
O Q
Cl- a
0o a
L C W
wU0 NC +C O
m JLy.C.C+
LLIC O+ >D W
.O.9C - m t m yO) 5 U
} ;OOCOtC 04 O 0OW DO
C —0-cT0 +O COMOG LL^ 00 ~
> NTPVOO± EE Om700n+°Dm �+O m_ L D m�- CZ]
mOL K-C-DUD 000 OLm•-`` OCL
LED m- L L•-L O@Ot O-00+ L - 00 +C + m tW•- O
Q. 0 Z+ppOODQa n4CC mCE7E^}NC ++CCP Lm LO 0wC0 U; O W Z J p
'a0L nE }m E LCo w U•- Lm3C 3mm m0 mU >m0 O+ K Y O
CU7 m^JLL •O >oTm+U m O -tC} OC >L +pm D m•_+W Q ••• - •2.• W
C0 C4 %n O+wC Eoov
3nL U nO+COn DmLm Tm0 E °+ Cm LC 40L Z Z W O O ¢ LL
mE°no_ �OCCLC 7J DECO 0 n+0'r-m7+m+ }m ° Cw LUOCCO 00 < J W K N m a a N <
Op-n C0.0000 LO C m -m -NLTLC C- CCCO Y� L•- �F to = V LL J Q LPL O W ui
> >
LOOW OwP 4U-L 3+m0 0. -aC ^tl)+m --J Y+ VmO Cb +m W 2 W K G C W W O K W V ` p oZ
m LLOL --LE-00 L> +toa L0 .^10 O L 7P �0 mD LLO O+ ` uj a a S J y p LL Q ¢ S •U^ N w ir
b0 + V»O LOL,�>- @C@ n w b wmn 000 L•m• C - Ot•- O w z Z 1-• C OO Z W ¢ M 2 fJ d LL W
N4+C N000•70w� ECCm 10 C+Li+�L•a m[y[3 LID M m0 SO 40n U Om` U p N Z] W = lL Z LL D :D W r /- O F"
mmow O - b00 U LU OOLOm mmm F Q J O O 7 W OC p N
E-0 00Cp7C7 oc.Z m•--+m DOZ ++
C•CC-La ^mLmmL Y mOOLLU n 4-w0+ mCLm wpOm U n m> -L3 W /"� ,}L e �`
EOW4 +>WOn[I�m C>m3 L +OOYo-v JOb 37 wO c 0 boU +TW W , , 1 g � 0 ® W # o O
v 0
vm�� L°iv•vti-044L- °�$� a mm±OLo0C 0 oL° be w8 bo. LL DnE �� -I- \ /
CLmw °J013C_O }ULm C ->QQVLWODD+ LE+ —C L0 OOLNO mm+ I 0 ® A
LO m-OCD-+ -LL- D WEOTOn -0 mmm -O Jn Om
Lm C C[}-OC3 -O+O 7 C Lm -m0 }QQ o L mm >->- lal
[LLD OO�O+m°YO Owm+ C }UmOOOmCyO-.Wd [Nm WL )C go' vo ULa O}} i
0~� CwO+ � t>+� G L�+a + LOU OOCOTw C°+000 � I X
^O OQ-CDU-p7p 00EEL O OCP - Ovm Dam 03 +UO 0U EO -no
C Lin 7L T�LL+3 mp0+ U 70a w m•-OO 7ML 7 OmS CCC -_ O
PLL T 0.0 LW+ +T Z
+0_- VI+++m+EE L LE C nO OtOCCC tLL m CCLU m_Od.w LQTL
CO ° C1°-_°4 Yd40 C nLYOOmm OZ oo m+ OtL Wm CEO V°V EOOV J
}CCDC �Lt O°04> OILL LLL'F7 U JUN mm+b °L- Lm wOL TLOwL mom Q
000CC_+ +dCC7ympp�'Fm >•mOCO C PCCp C++ mmm Dm+ +L OL77+ LTmLL --O Z M
Q mPDn QOC OtyECO L+LO O c0o++m�C€CO WwV L+[7 TL� mC�rWO VVn C.� W N_ J
J SC+I LTDO ff.Me +L00 U tW- mC-+N -Tm ^O `Lid L mt--O mm- w y O U
d LOC +OOo WbC m 'f m+- PO<•-twm3 OLL ;.jm LO1,.+11 [m[ LU-+ •U- J y w U W
Z m000 NOLOO UOmP 01�n T CO m`O7m OCm LLD OmE Opp EN 3ImOOm _- 31
O +°LL77 LUmt^tUO +OEm O O .6MbW 000 +QCO nm+ ELw °L•-n Ocm WDP = 2 ¢ W U V W LL
m0_O ODE LO4y- 7Sl_Wn } mom74-CD Onc •m Eww mOL ++O O--nm^ CnwC
U IL-Cb nt-�nOpE L No 10 m m °D LC00 `O 7¢ m ^ t O �Omm 0OW r N F- «Z+ F- O U LL W J K
Z VCpC 00 OCC0E7 m0 + + Lmm•-LLppECppEU OV 01-07 }C+ -C> 0�0+-m OLm7 Ix Z C 2 W 1 K F CLAJ W M
Ut�w 0°-0m004 w0ww a 0LL-Ob L°W7 °OL t+ C 00 OL S C'F• N04- L=y Lx ¢ J J W W U J h
[ D CO i},O O r = o ^ V! LO J m W Q 2
W -w OL Ot-CLWCC °mOt O OW man OnCCO LN3 ^7m •Om0 >'tC-C �°FmC1~/1 li 6Q] U H lu W IL L7 U
307E-0 D U }p-n C mEZ +•-O ++4 +LL mU000m LOp
d LULX �ODC°OCn +LOa m >D-mfi mC C O- CD 0-4- C 7 DLm^LT 7LE
E O 7bm Lt +n+m0 m0
W mmm CmC^`44f.�+GG mm 00L+ w Om-Lw +@@O>O m- •• L pE00 m wm`O nLL
O WOOD °O°D4560
°[O+t CwSm W7 m000OCEmCI.L+CC DwpC yyj wo Opp tUC +LO ONOv
1... �2LE j�$C LD m'S 7 O4°}�^L m +CL°Nan�U N3@ J �w1CA +CC >10 0 DOS I1
OCOL +::OL80mOL3 J AV."0 +-mL CD°m�-_--mc 7 EEC d CO 0 L Lm J4 EL
COL �1 mm•- m- m~+-tCC- oO OO
J ++N+ bo+-NOaO d tCV >ON OMUw LaOC-O 7D> Q Li0 Lnm Dpp 4+OU C>I+m U' i
J CCO U 00bm Sm4 +--+L +L- 007LJ0+mnN O U + - 7m ELOCU 1 In •-+pp O w
0 UCoo °�D OatO O 7NLJ0 Qt- Pm4L-~pWmYdO t-Do. O .p 0L n+Dn.Cc L" 00t3
Q- n>+t m +O > -m w -+ LW O W -OL Om L•C 0 U
70 C LmwULL+O y OLtOm -7L PhCC L0Lp1 O m mL 0, Cd -E Ir NOEL
b m40 Z tLmmm00 yJ n Un-p OUm C ODOmC 30m W L ( L wCP m-0- L Q Lm>c0 X I '
w \W-On 0 `p`pF-0.0>04m +OmwE 7L+ C�Um+1L-t-'it y a+0 W 7L+pO ``Cn OPC WCC.± V L> w W r+ i --II ��••II
W ``EECCW h `�0°La C^O O 06L X COW
CL DCOL[OWtn J w}L ~ OO CCO Om- wo' rO; !y WL COmw
Q 000 O- )^ m040 y 0D1�W UE° mt Ow CC;O;. Oman y LmC U OVL 0 C�u0+Um O D~+O W L
WON-tpp [[n _O m Z Z LOW 0.1-�mm E •wm I'-^m OEnOC -1 Lt0> LLm n mco-DOO+
L w+•-
+tC3 n n•+L-m O .Q-. JLC 0_ P4O y O•-10 nL0 UU O +n+n G t O Q tC n- LO + I
CmC LLI a.@wom+wm^ 00--Cn Q JO tLmm O+C-7 U 0000 W m Z C-w tW +mEp OCCO 1
Q.
UEpQm 101�1 aEEOmCnC 2 mmLoa -44-�p ¢ L�GCn+O m04+ K }COU_- O Cam H ti]tmJ W m OOCO N GNLoo
F - ce
mE •h• LCmCC C-m O±L+OL 777 O DLL -W� L�nO H OOL aLL 7 t FC� 2 +�D+C Z oDDZ�m4 a I ^
y am-w y H F-H•-3D D. VI+00+ ¢X4 U d+ 3^ODWyU O UOUw < 03w ^
I 1
I j
1
w
C
4 C
T.
j• � O
+
-1 O U C,O
m L+ m 0
T p +LL L 0 y
m U L `6O D Cm I-
LD J _
oa Co Y -
N C L ^
} - O
p Lm + >
O U
Sj n n m U- C n
± 0 a L} g S� v - N ~7 4 m
V O L U O 7 CO +U I
L m + m w% - J O
00 D L p w W n
O L N ) m+
w L we
m� L3 m E0 1 6 CD 00 N O
° O D m Q 0 0 O 3 3 C
D > { L
+ L m L T L coo Ic w OC C
3 + ,u Z ~L O 0L Ln C O U
L Lm 0 O t Iw/�± U a O` U mOt Gm i-C 10 L
0 ` VO + O+C E 3 CC RRC LO CbC
7 n O O n04 Z U Nb L LO U
I; c 4 L b m -�
-a 1
L 3 m m O L
TEEEEO D S * L C 0 OO r
U
a m 4- O m wC0
w Ic D } L n O +L L
4m o + �L0a01. L
O O E+w b 4 0
On O E .-Om O -- to
7 C L N . C 8
P O) -
m
PJL L } mJ O + L _
U O- O m 47L M�Lj•'Tmf
0)0 C+7 m 7 O m O b L m
N07 O L
L 7 O W�w ] Q
+"'1-
11
p00a �}O } Z> p 0 cW o wO n O cm O m 10 v^O 0 0 L W v m
N C m m ZOO L Y L
+ O}0 W nO 0 O 1
a a'U
C a_Q0Ca 4-
O a m IV
WOO a CT + a mS °° C - m + ypO O m ,
w
0 a n
L O ±`° m0m3 L 1C D
0 DL ° go
' 0 m D � QmD D a C W��..//�••�O • m Q + C 'a L m G- mnm m L m C X tD
nU
�?<O h�U LLJDn OWUa ONWUQ yOHnN> L C n
PO ++
n ID O -O m m w C
o m + • ° +
7 m L UC 'aX
mm 0 Up -CC' O L O µµ Im m tm - YO L 0, m LLLLLLL M 1 0. O OOm O C m
m C n O 0000000 U 4- O m C O LYL 0000000 m
• 31 O C m O m O U OO OP Do b O L N•- NCI 1I Cm -m 0 D UU L O O
+
y
I OOv^)
O
a+ OL - W 4 N1-NN-OIN m - -+ Ot -+ CCL m O •d 4 O L I
7 U U P C m mp pp O O m +C- n 4 O O w D 17 10 U
}O m 0¢ ° CC@ O O E •• E 0 0•mF 00.3 O CL COO N m 2 0 O m m C M
}. } m T m E t@@ D N OU T TN D 7 pC +C O t 0 L 1. L 3 O p w D L
0 + nT 7 WO E m O n µ 3. �}O m+0 O L; L~O n + �F
O- 10 -O L W m - - o "C C C O U m m C O C 0 E O U C> C P O
LV m m 3µ; W T m O J - I I L _ _ _
.-+ O W O O + O n Q0 O •• L L E L} %}L,W 1- W L O 7 m 0 LW - C m -U L ppC nnE0 N - - --
W 0 m t t n U E .. W w P 7 P} n O UO�X LL 3. � LL 0 C 0 LL LL b NFU m W 7 W N O
Z Om n 7� O J C�C t �Ni+1vQ 00 Z +}� +D OLCLT m Dm O+O O O O L OON +C 0CC° TL-O
4+ - mt ; 7 N O 7 ++++++J Lm C>O CL 0�0 S UO ULW D O O ° OX� 7U
QO w - I.- Y a II U L 33 02 0 J U• a L.0 L O C L O C 0 4 L O L L Y h g I O O C+m O Z a
C; L OU O II O JJJJOv Z O t0 tm C^C + t0 tCp W t +Cp + L N Lp^OIiC O
O m m L O m W w O D 0 0 0 Q C w 4IP-- Lw E n 0. v n t}•C [LC$ Upq O U t O U U +±W C E m U±m L n
HO J ay Q d N Q QQQQQaO �• V.
ap aw fJ� U F} 00
��jn a ULL3 O 1-UWyNyK
Lou L+ O -7 L L LLLLJ
N H1 Q ul t0 f` m T N Ih P 1!1 t0 1: m OI
u6p'Zdd\Zleldajd\ppeo\40'[4Z9\Z\zdap\:6 Wd ZT:tS:C0 900Z/90/50
1666-09 sl5
0100S tlMI •S3Ntl S01 311nS 311N3AV 1130 HIMS IM Z In
t1M01 S3Wd
NOIl100d H1S Nd-Id `JNI0VU0 N m m m r< q o
ldld ),JJVNIWI-Md
,^.� SOH •• W0J 93Y1tl AIM tl3d
NOI1d1tlOS30 31tl0 'ON 90/9/S L
S1N3 J N
W ►`1J• H 1/A`1/,`i NMI Nol,�da
J5 i ol i
SNOISIA38 a
0
�
0
I I
I I J
I ( I I
I I I I
I I I I
I I I I
I I I I
I I I I
I I I I
I I I I
o ,,HVGNnoq JN I GVHO
' z I
O
I I
m n I I I I
Z I I I I
ti I I I I
x
Q W
LLJ
W X W
N > I >
am I I �Q I I
J N i U)
I I J U I I
h W U x w U I
I— m CO U I
.. O
W � V) �OU I
U) I
(D x 00 I
I I
k N M I
I I I
ti I I I
I I I I
I I I I
I I I x I
-k
I I + I I
I I
w % t
j
/ L
I ID O l S
k k + IX �`��s
-- a -------- --- - ----- �11 IV 3DI �7-L7--71 �7I �` `` t-----�--
of o - m -- -----a--------- - --- - -- o Ln ,
U ,. N` m , , $ m Nys m m N
am
----------- ------------ -I ----- ---- -- --- -- - --- -- --7 I - c
-----�-
v l J ( M I > .F%NP�G �/ w cW.> w w � t
Q o
z zNzw
Q �� .� Q w < � 0 a x
W I r --7 cn -- \i l I I
mI , Q z M -
o Q I l i w ,� CD cn w a .I
I J � � w � ��
ANNUAL Q \
w o �oc�l zLn
� wx
� mU cn 0 :2z
e UWO' I
� _�D In I-�•-" I I_
O I—m l— r
1 = z � w� I
O C\I r�
\ z =
U cn n-1
z Q L, f
Orr
J I- I /
u N \11 — k J:HVGNf109 ON I ad�JO
r - - --- - - - --- - - - -- - - - - -
�
f-m F-m
J ! ��- - - - -- - O� O�
V)i I 0Ir INI 1 l IWI � _ z� z�
a ! ' I z=) NlDliondiSN0O Ocn Ocn
O� o
o 0
c l I o
uSp-Sdd\Z;yjda-d\pp—\b0'[bZ9\Z\ldap\:6 Wd IZ'6Z'b0 9006/80/SO
[970 REIRI Al d30 I
OCR 9 o tgdr
I
Q�
cc 1 ON AVMF191H Uvuxiuu �
Co I ol __
a Q ugh r � ' 0 0
- -------
\ i Z.
�..
Q Jill
IR
0000,
®
X /yam ��nN]nd ; ; nos 7 �
V
Fit
S ON
0
i �
IR
s . J II II
A i � 4K1'aAT 0
lop
w
° ,
i 0
--- -,- � p
� a
13. r�
___2'LL 441i}_______________
RON= vVprY------0- -- tz
________________________ ________________ _1d3�J3SYJ d �nwdf7l!_____ .cowl w a a f
+� --- ----------------- -- 1 g
6 Yzei ------------- '
3,6Z,)�0 OON tot& ts a
%P Lin
,ta
T.
3nd NOi)\VU H1nOS
09#10 Nj
Al rL-,r0-OON A(,rl-,r0-OON 3 Ci
h�