HomeMy WebLinkAboutA008 - Council Action Form dated October 11, 2022 I
ITEM #: 26a
DATE: 10-11-22
COUNCIL ACTION FORM
REQUEST: PRELIMINARY PLAT FOR THE NORTH DAYTON INDUSTRIAL
PARK SUBDIVISION LOCATED AT 2105 & 2421 DAYTON AVENUE
BACKGROUND:
Dayton Avenue Development LLC is requesting approval of a Preliminary Plat on 72,99
acres for the North Dayton Industrial Park located at 2105 & 2421 Dayton Avenue. (See
Location Map Attachment A) The City annexed this land in February of this year. A
rezoning with Master Plan was approved on June 14th which rezoned the property from
Agricultural (A) to General Industrial (GI) with a Master Plan. (See Zoning Map
Attachment B)
The proposed Preliminary Plat includes 10 lots planned for industrial development. (See
Attachment D) The Preliminary Plat includes 2 outlots which include Outlot A (6.27 acres)
and Outlot B (11.78 acres) for the treatment and detention of stormwater and wetland
protection. Outlot B contains a small pioneer era cemetery with access provided to the
cemetery on Outlot B via an access easement on the west side of Lot 5. The plat also
contains two street lots (Lot A & B) for street right-of-way. Lots 10 and 11, are proposed
to be 'through lots' located between Dayton Avenue and Baley Avenue. These lots will
only have access from Baley Avenue.
Lot A contains Baley Avenue which is the sole street providing access to all the lots within
the proposed subdivision. The street will function as a loop style street through the
development intersecting with Dayton Avenue at two points. Lot B contains right-of-way
for Dayton Avenue. Additionally, a turn lane will be constructed on the west side of Dayton
Avenue for access onto Baley Avenue at both intersections. No access to the lots will be
allowed directly from Dayton Avenue.
Utilities will be extended into the subdivision including water, sanitary sewer and electrical
lines. Water and Sanitary Sewer will serve all lots from along Bailey Avenue, The layout
of the proposed subdivision does not include a final extension of sanitary sewer to the
north, approximately 300 feet of pipe length. The initial proposal considered.a waiver
request of the subdivision standards due to the use of TIF for financing the infrastructure
and limited utility of the extension based upon the existing use to the north and no further
planned expansion.
The Eagle's Loft daycare north of the site utilizes a private service line to connect south
to the existing public sewer line. If the sewer is extended north to the boundary of this
subdivision, the Eagle's Loft is obligated to disconnect their private service and connect
to the City sewer main at their costs. This obligation is established as part of water and
sewer service agreement from 1995. Staff now proposes that the sewer extension be
added to the design with the final plat approval to extend to the north boundary of
1
the subdivision.
The applicant's proposed stormwater plan includes retention of the pond and wetlands at
the northwest corner of the site. The majority of the site will have runoff diverted to a large
detention pond located at the southwest corner of the site before it is released to the west.
Water quality and quantity controls are included primarily within the ponds. See additional
discussion below.
Sidewalk is being provided along the east side of Baley Avenue along the interior lots.
Chapter 23.403(14) allows for sidewalks in General Industrial zoned subdivisions to be
provided only on one side of a street. Sidewalks could be approved on either side of
Baley. A more detailed sidewalk discussion is provided in the addendum.
TAX INCREMENT FINANCING AGREEMENT (TIF)
A TIF Development Agreement has been finalized and is being brought before City
Council for consideration and approval as a separate item on this agenda. At the
August 23rd City Council meeting the City Council accepted an amended development
proposal from the applicant requesting a 10-lot subdivision with 5 lots being small lots
and 5 lots being larger sized lots. The Preliminary Plat reflects the approved proposal.
A subsequent Urban Renewal Area and Plan, which includes TIF, will also need to be
established this fall in order to create the appropriate funding mechanism to finance the
+' subdivision infrastructure as described in the Development Agreement.
Planning & Zoning Commission Recommendation
i At the September 7th Planning &Zoning Commission meeting the Commission discussed
{ the Preliminary Plat for North Dayton Industrial Park Subdivision. Two members of the
public spoke concerning the grading and stormwater plan. One speaker represented
concerns of the Izaac Walton League private club located to the west of the site` in rural
Story County. He expressed concerns about planned diversion of stormwater' and its
release onto their property at the southwest corner of the subdivision site. The other
speaker was concerned about effects of grading and water flow to the pond located at the
northwest corner of the existing site.
Speaker's specific concerns included how the change in stormwater release located
along the property line will affect existing water levels on their site to the west. Concerns
were raised an existing wet marsh could become dry and areas that are currently dry
could become too wet due to stormwater discharge being routed to a new location.
Chuck Winkleblack, representing Dayton Avenue Development LLC, addressed the
concerns by describing the reasons why the stormwater discharge point was being
located where it is proposed to efficiently develop the site and why the drainage on the
site was being directed to the stormwater detention ponds as proposed. A substantial
amount of the area of the subdivision has water diverted to the treatment pond at the
southwest corner of the site.
2
Commission members discussed the concerns and considered, staff's responses
regarding the City's stormwater management plan requirements of Ames Municipal Code
Chapter 5b and the general subdivision standards of Ames Municipal.Code Chapter 23.
Ultimately, the Commission determined the plan addressed stormwater requirements of
Chapter 23 as they relate to approval of a subdivision.
The Planning & Zoning Commission voted 7-0 to recommend the City Council approve
the Preliminary Plat for the North Dayton Industrial Park Subdivision.
STORMWATER MANAGEMENT:
Subsequent to the Planning and Zoning Commission meeting, the City's Public Works
staff finalized their comments for the stormwater management plan regarding drainage
changes and asked the developer to refine the design since the P&Z meeting.
Additionally, representatives of the Izaac Walton League met with staff and the applicant
in September with concerns of how changes to the release location of stormwater to the
west would affect their property. Two significant concerns of the League were whether
water would continue to runoff in the middle of the site to an existing marsh on their
property and how much would flow from the pond to their pond.
Staff has worked with the developer's engineer to design a system that allows a release
of water towards the Izaac Walton site marsh for 1-year storm event rainfalls,
approximately 2.5 inches of rain. Larger storm events are controlled by the stormwater
system and routed to the treatment pond.
The stormwater plan included with the proposed preliminary plat for City Council
approval includes the diversion of water at the middle of the site to the League's
property as an enhancement to the design since the P&Z meeting. The stormwater
pond at the southwest corner of the site remains the same in its design and planned
release rates to meet City requirements. This information has been shared with
representatives of the League. Staff believes this release design should address
the League's concern.
The City's Public Works Department has accepted the proposed stormwater
management plan proposal, pending approval of wetlands fill permits by the Army Corp
of Engineers.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for the North Dayton
Industrial Park Subdivision located at 2105 & 2421 Dayton Avenue with the
conditions:
a. Include an extension of the Sanitary Sewer line to the north with public
improvement plans and the final plat.
b. Update the final stormwater management plan to reflect the approved
3
stormwater design and obtain Army Corps. of Engineers wetland fill
permit prior to approval by the City for grading and final plat..
2. The City Council can deny the Preliminary Plat for 2015 &2421 ,Dayton Avenue
if it finds the Preliminary Plat does not meet the requirements of Section
23.302(3)(b) of the Ames Municipal Code and by setting forth,it's reasons to
disapprove or modify the proposed preliminary plat as required by Section
23.302(4) of the Ames Municipal Code.
3. The City Council can defer action on this request and refer.it back to City staff
and/or the applicant for additional information.
f
CITY MANAGER'S RECOMMENDED ACTION:
i
E
Upon review of the Preliminary Plat staff has found that the proposal meets the
requirements of Chapter 23 and the Rezoning Masterplan approved on June 14th. Lot
layout and design as well as utilities connections and stormwater design have been
I reviewed by staff and found to meet City standards.
Therefore, it is the recommendation of the City Manager that the City Council approve
i
Alternative #1.
i
4
I
1
Addendum
Project Location.
The project site is located at 2105 & 2421 Dayton Avenue along the west side of Dayton
Avenue directly west and across from the USDA Laboratories and immediately south of
the Eagles Loft Daycare. (See Attachment A- Location Map)
I
Master Plan Compliance.
The Preliminary Plat for this development is in conformance with the approved Master
Plan, which illustrates the general arrangement of uses, layout of development and
' conservation/open space areas, planned transportation connections, and developable
acres.
i
j Traffic and Street Connections.
Dayton Avenue will provide access to the subdivision to the east. Baley Avenue will serve
as direct access to each lot throughout the site and is designed as a loop design through
the subdivision serving all 10 lots. Baley Avenue will intersect with Dayton Avenue at two
points to the north and south along the east side of the subdivision.
Turn lanes will be added to Dayton Avenue at both locations where Baley Avenue
intersects with Dayton Avenue. The developer and staff have determined that the
proposed turn lanes and internal street plans meet city standards for street construction.
No future street connections have been provided to the north or south of the North Dayton
Avenue Industrial Park. The property to the north is owned by Eagle's Loft Daycare along
with rural homes north of the city limits. No development is anticipated in the future in this
area. To the south is land owned by Colorbiotics. There are no immediate expansion or
development plans by Colorbiotics for the land to the south. Any development on the
Colorbiotics property can be served by Dayton Avenue.
' As a result the north-south connections beyond this property are not seen as being
needed to serve additional development or expansion of the City limits in the future.
Shared Use Paths, Sidewalks, and Trails.
The developer is responsible for constructing a shared use path along the west side of
Dayton Avenue for the length of the North Dayton Industrial Park subdivision in
accordance with the City's Ames Plan 2040 Comprehensive Plan. Standard sidewalks of
five feet are also required along one side of an industrial road as required in Section
23.403(14). The developer proposes the sidewalk along the interior side (east side) of
Baley Avenue.
Although not part of a preliminary plat standard, site development of each lot does require
a walkway connection from the building to the street. Crossings of streets to sidewalks
is evaluated with site plan review. A cross connection point can be provided for crossing
points to access the lots on the western side to the sidewalks on the east side of Baley
Avenue.
5
i
Alternatively, a sidewalk can be provided on the west side of Baley Avenue. Buildings on
the west side of Baley would then connect to the sidewalk and the interior lots would have
connections to the shared use path along Dayton.
Stormwater Management.
Stormwater management will occur in two outlots (A & B). One to the north and one to
the south. Outlot A to the south captures water from the large majority of the subdivision
which includes Lots 1-4 and 7-10 via storm sewer pipes traveling along Baley Avenue,
the western edge of lots 2 and 3 and along the far southern edge of the site from the
f eastern edge of the site near Dayton Avenue. Outlot B to the north captures water from
lots 5 and 6 near along the northern edge of the site via a swale along the north property
line of both lots.
The projected needed capacity has been met by the developer on the preliminary plat
and meets the standards in Chapter 5 of the City's Stormwater Management
I� requirements. Stormwater flowage easements have been provided along the north sides
of Lots 5 and 6 in the northern part of the subdivision leading to outlot B. Storm sewer
easement is provided along the south side of Lot 1 and leading from Baley Avenue across
{ the corners of Lot 1 and 2 both leading to Outlot A.
The plan also includes a water diversion at the middle of the site to allow for 1-year storm
events to allow runoff towards the Izaac Walton League property marsh. Large volume
f events are diverted to the stormwater pond where it is then treated and released.
Outlot B will utilize an existing pond for detention in the northwest part of the subdivision.
Outlot A will contain a newly constructed detention pond near the southwest corner of the
site.
Utilities and Easements.
Water service is provided from an existing main in Dayton Avenue via an 8-inch
watermain running along Baley Avenue to serve each lot. The water main in. Dayton was
installed by the owner of the daycare to the north as part of the 1995 agreement.
However, sewer to the north property is provided via a private service line in Dayton
Avenue extending to the south of this proposed subdivision.
Sanitary Sewer service is available from Dayton Avenue south of the site into the site via
an 8-inch main underneath Baley Avenue serving each lot in the subdivision. This project
proposes routing the sewer through the site along Baley, but the preliminary plat does not
include an extension north of 300 feet. Initially this was a waiver request due to current
service of Eagle's Loft and limited options to develop further north. As staff reviewed the
project and original 1995 agreement for the construction of the daycare, staff now
recommends extending the sanitary sewer the additional distance. Upon the.extension,
the Eagle's Loft would be obligated to connect to the City public sewer and disconnect
their private main, all at their cost.
Public Utility easements have been provided along the perimeter of most of the lots in the
6
i
f
i
t
subdivision. Electrical service will be provided within public utility easements throughout
the site.
i
i •
7
• • . •
RAF,E
-
i
yr
FORMS
Mu
,r` '�'i�•Y4 �` l��.r�'ff�'s��J�'. '�"r��i�l t �r*f— .: i
• �1'�r rr�r'rr r �
�Y:,_�fs�axx! •r, �:is z , .�� - 1 � u- t -�..:-- �'_ _
L =
—17
r � , • w 1 ` r � , �
i
Attachment B- Current Zoning & Masterplan
_— —
g�
zz
80
{ <
IS
Le
- MONjr, (` --
Attachment C: Applicable Subdivision Law
The laws applicable to this Preliminary Plat Subdivision include, but are not limited to, the
following: (verbatim language is shown in italics, other references are paraphrased):
Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine
E whether the subdivision conforms to its Land Use Policy Plan.
f
Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general
provisions for subdivisions within the City limits and within two miles of the City limits of
Ames.
E
E Ames Municipal Code Section 23.302(5 & 6):
I
(5) City Council Review of Preliminary Plat:
All proposed subdivision plats shall be submitted to the City Council for
review and approval in accordance with these Regulations. The City Council
shall examine the Preliminary Plat, any comments, recommendations or
reports examined or made by the Planning and Zoning Commission, and
such other information as it deems necessary and reasonable to consider.
(6) City Council Action on Preliminary Plat:
(a) Based upon such examination, the City Council shall determine whether
the Preliminary Plat conforms to relevant and applicable design and
improvement standards in these Regulations, to other City ordinances
and standards, to the City's Land Use Policy Plan and to the City's other
duly adopted plans. In particular, the City Council shall determine whether
the subdivision conforms to minimum levels of service standards set forth
in the Land Use Policy Plan for public infrastructure and shall give due
consideration to the possible burden of the proposed subdivision on
public improvements in determining whether to require the installation of
additional public improvements as a condition for approval.
(b) Following such examination and within 30 days of the referral of the
Preliminary Plat and report of recommendations to the City Council by
the Planning and Zoning Commission, the City Council shall approve,
approve subject to conditions, or disapprove the Preliminary Plat. The
City Council shall set forth its reasons for disapproving any Preliminary
Plat or for conditioning its approval of any Preliminary Plat in its official
records and shall provide a written copy of such reasons to the
developer.
10
i
Attachment D: Preliminary Plat
11
� o
a
v
Hit
Q w w VFW
A W� Rfo __
g g g $ $ ^rJ z uq�,, x�awUll
$ Q Z O Z VI Om1 W 3 '1
7N3
= I� ONI
- -
w �. - -
la-
CL
U..
w :5 � R All
a N ,
f TAlS
_
LU
NO
W S LL
Qt �
_—
ELLI
. F
w i7
xr f1I ` Z
hd
�w
m�
rsY'� Z
O
9 ;oa G
a
Mo
j.
jig"!
�-g -fir, M gmh
f u ozw� SZ oe< g. �j,m�
=
U c� o IpZ qn s��G� u.z
o���g
HIM
`M 4g=
B ` gym E8Mill
AD
� i �
� �
N
� r O
Di
� S p-
❑ d
it
R
N
z
O_
h
a y
i
Wj _ 63
w
L9
f — z z
� z
(
I m19
5 LI
�
f z a z o z
� 9
3 �
d a o21
LU
LO
LLJ
a
Z�d
�z
W
j A A aIrs
d R%
F
G9NLl
ga
� a
LQ
s
moodid
s N.
Q C S J f O a fl d i f�p 1
gg
§ "3j 1.
ai o
4
I zW
g a
sf .J N N ♦ U
wa ss eeneee a>^�a»Ie[.ry rc'[w[�N�h�.nvuosoem
............
J
-----------
--.4
JH
.5
II
Ogg
— --------------
H I
4%
7-1-7
M.
MA
ta- 1
V —Ur
--FL
KYL
M PE
Yr
VA
..........
H�-7
Nff
HP
Ul
i I 61-M Or
MAN
H�
2�7
-N,
a, ------------
.
g—
-Ei L
—Ta
L
z. r
� o
_ -- -
CL
.� _ _ _..�. _sir__;_:':,..�.� •-__- -- � _ -_--
__._._.�.; �A1R AVF__ tD
j t i ��; 1 IIIIII
IBM
ms-
I!
4 1
� ` i1
_ lai-
J, tt
15
yn
-} L 7 i gag
-
-
i
zm
, mow
iA
A.
— \
Mmr—
IN
. ... -. - w•�_ �n � _gam_..i �.may_ ;1 3• t�--4 �_.....P-'•�.
L
Lt
' 1•wY'+Wau1'=we Hisrvm�wwe0
0.
- -`
f 1
_ / V r r x?r�rw-.�-..-irk .t t-s' x•rh� .
rd
Vl 'E.T_ 1 j t r i -•�-[ i'"`--Y-..�3. �. � [: [ t,G-=-- �i t•„ r-•-�F r 5;-- 1-
f 1 \ S-IR
\ —
3
f e
EMI
qg
IR
VA
gall
y � �
'� ; f f/ /
r
a 1 1 IEl
1 j r f �6 \ �__\
RZ
NN
mix
VV
I�IIly A,
� !l j -_ } ` •, , '1:'. ,� ` \ .. ` .\ ( � \ \ l y 1, � I r \\ \ \\
I,I.U.
7 ` \ \ \•. + � ` j �.r-, fit t \ 1 1 . �1} 1,4 t 4 t �l\'`\ �_
1 -
tr � ?; I �171� � 1 �r `•,\\V \ \±'• ` l }t4ti1 `y5\ \
,\l
VV
\ l t if /i. 1 \\ \ \ \°ss�\s\yam.
\.,`lilt litlsr I 4
\ re
' ILI
MEMO"
LLB_- -
r .
-�� ,.. r?>,•�-.rz�i�s-rArry,rrr�v�'�rf�r�r��-r���-�,,,�, ,� �
at '°c-- �Ta —r -��✓_'r'._y.T. �`.._-. .� � "N y, x � -�-�'"e �t,T-•�.,---.s.xa,,.�� R
-''� � � r� - r �',�»g.� --`Y.- ..Yip �-- � � x-�� ..j-•.=-
} �yT
3- -
. r.•. r..a+r:o�N`�`,,„.•=,tea
--=---
"_ _.
-- -----
-----
___
_.T_�- 3 a
1.
- ,-
—= _— -3 '—
s� '�.. r
n
_ - h: -
.- --- -- i.-- --.r -K
-- y _..1 -�.-.- �..�..��__.._ _- __ -- ---- -- --
i - - -- ---`-z r� •� . _ -
- DAVrONAVE
— _C— L -��1 ,{� )....,�•T L F^^ '._a' iK��) 1 l ) � lr-
` f 1 b �t I.5 ! a
\\ \`, t\\` i a Its ` \ \\��—1 A.) I t I / if , \` T ry
1 ; � !� t ` \ 5 t r h i 1 l i f -fr �\
./,N-'�.+-"_--/�."-.7-'..i.--,7----�.-.�..).:.-��,-.,,--v+,---,,I'1-,_-,\-r.i'�+�./.-"-:..-%\A=""I--,",.�-,I�-.--.--,,-"-\++---,,�7,./�"!..�'--,��-,-+--:-.'.=..z..--.-\--'7�'-.-:--�.,..I.-�.--.-.."..-�'"--1-.-?I-.:,.*/�-�-��.--',\+\\..,"++++-I�-:.:-I.i�1;-.-,-++�\--T-.-+---.-..-t�.,---,-
\ \ i 1 1 `
I 1 -r r ^_,-_\N I 5 µl I -, r@` r11 k:\\ h ti f�1
7@6
- I 14 i /
#t
/f; ryf / V /. - _ ,_k �_ i!-r r l r 11 lj . .!�\� \,� ! j i Il
f i ; // ! f p \�N tit = r,f
/`r r 7 f /1' ti 1.1 i t k ' ���� _-, 1 j i
d - ,
44r*@�t"�II;z.OM�:
! / } r 4 5�1 \5 � 1 � \ \ter r 1
C J
-x / N`� \ S 1 1 1 h- � K.
t
// - l ! drI 1 _ _ \ —� of
: _
l� t _ ,
j - c -
/ ` $
J (
/._ 7 / t!' /- — \ f /L .I j 11 1- f / V^ ,-i --
i ! /
✓( \
1 \ ! Cry
j/ /f 1 l r /Ll /f` =/f/f / / /'/ lam f , ,_St \ \`! �� r r O6�
-..— r j 1 f h: % \ ,. i l
' \\
C \�, \\tip\, r ;d �° if / // / / t 5 I r
{ 1
s ! - _ I ; i
\ .an -.
t !
ff / 1
j I 55 .I 1 I1 . \ 11>.\! `,. - I I // ;f - h l 'i 15 i l k I /
-�,.—--..-.....�-1.=l�,�---
---X------7:,-�.-,---m.-��,,------,,--..-,�,�--.-�--.,-�-"I�
l�l1ri.f l 1`,�h�\ti _ ,/ / / /' , _ . t `.. ) NU-: 1 . a
} �, 1 i .} ti\\ \ /1, / \ /- 1 `_- _\.=T . fi
i r ` ✓ 1 r r _1 4
.a +yf?Q�NY' ^YT 'i'^Y'�`y'r!'4n+-' '-+'++w.*++.L_.. -- "ir'�`�'P +�^.c•.�`.. a 9i
'7 € ' �_`.. :" - —.T�„ Zit-r-,r-t v_-T�
-..._ _
. — . Y- _ - —
= -_ � - - Y
__�
�.
-- -- ----- rw.aria:nv:v�wia•;`rv.oiwo
d
,
t ✓
Lu
LE
S
s.
-� ---Y---
__-.. ��:.-tea:•:- y
-- —_=—�Y•- .:tee � -
-r`
1-� -- _— — — --�— s
i � 5
nl-
f _
/ -� - - OE
—
_
' t `
-- OEM
_xr,3•_1
C*
a
_ a
.. a. _
-----
------ -------------
-------------------
---
:Za_"tom �� -�_--• LWi Z
E_ E
. .39
.9E9 AN
Z4
E
.cost :\^,`�`,.,\,•.�,1�\ 1 SI 1`` �\ bass �"'`- \
S.
:___.--..
1. !%f/l`/' •/•;-, ,7�`�a�;
w G a i BBi9Y,IN
tf
� 4
j1 }
0M � � 0
rn
g d
--------------
---_ onvrow avE
' yy � pcp rc ppa
ae
mi. cl
r� (
t
/ 11
/I
z t'6Y[ '•S[ sx6 J1 � /.0—S d�Nw E `.,/9�\`./ tl L
ti 1 r
o
Cd
V ,
-------�
\ � - sac '-�N �r � ✓ ,.,/..
61
' M„CV.94.oN ~ Y"t^PT"Y7^9'7^P1rP'E'^P'[^1'T�'YT"•p•4�"'CE^Y'!'^P7"[h•1^I�� y�-..yMY
a
a
I
I
ygy � a
i I
Y o "vE 3 � � ac _r�...�...—..r-•—�-i� y"s"� ` �f�tr=.:._.L:F'_---'-�_..••..�.n_.r, --- •':r=.
J
DAttON AVE
441dL.L _ - -- _�' 6A6
i •'�` J.:.Il' �J6f6 ,_�• .�f `.,• �� '�I'I ��I� I I � I � / Z� awe
,-••� / _-_ S6b'� \ 1 _�a` \ �_,9y1 'SIG _�/ I aR6
.! f `C� •,' -� � .a-- '\ \ 1 I�,+✓� �l SSG
I �J lI i"r r/ \of' \ ti� ,� j�'•`�-_' - --1- � l�45
Al
r/ p�
> a' > .ems r.-�'��> >�:�>—�>s� ^"_ ,> •. -'`e / �6�.f �' �,/�_SL
i �d dDN F� •� •�. -` 4wf aJv !V _ �' -.`` �,.1 �.��y��r. r•�vlb�
!. /�J�/r JI I � tea- —•� �� �, ^hvtis y>•//r-.��� .,r"' rd tp
.°�+ / � '``i Jays// �' s // !I flf// Ow� r`: ///'/ \�\s•� �\\ ,� ����E
� 1 � f..� I �•`�••�/ ''�af!I! 111��// //�yi ����111} a� z�
N116r � `iiiu'Iililly/ oz
'��I / � � /� ! I .,,.- / .•' //! � I I II N , �I . , . .\ .,, �_�•;q,� ' Illllil'II f�I I I f J E
1 0
� i / ! � I• (i � �I I R i,lllf� � II I�1 n1a�
l IIII�: I ICI
�.��'�•\ �"� � � �x��I I �I � ) / � I" w h�l I I I IIII \ � pan�_q,� IIIII=III I I
11 �_;' � � � �� / � I • I III I�I��, �:�� s$� IIIIII!�I I!I�I I
_ •ti� \ / } ,l} 1 1 ,.1 ( ► !I IIII III , ; \ ,Illli�� I i��I
\'\, � �/ 1 r I �v�e--t•" I 1 � rl�l `I III .fllllll E � .'ti � :.•--���b!Igill �I I-f'a b
�'•;''�.Q�—— � :---------�-•--' Y 1 ' � 1 �� � �I I I III IIIIIII ti`' ''.._.6954111II-fIIII i 1 I
LG
— \ �
ti . =�IIIjr If11�11!
�Y---- --
' � � t,•�d... _ ` ...\ \.y - J,` \ �� 1�...-OGb' I r'r qG�\ 1p� A•76�Y� _ ��///��q�
' •�\I � �\ � �.�� �\ �� � � / �� 1 � f f f�' .�tl\\\\b'ss�•rm `\�tiPule/��-/I!r',1
JI I / •� r �� —�Wa��. I �C,;�`' •— ~-�..err� ��.
i.er, r � '7„9a•[Z.a�1 ~`.---~ ~- 9A .0N 7',
rr^ryv '^�
i
__...�� _ -L86^_""__•__�_ ___�___l .�'"��_K6--- � as
_
YB6 296 y y
I 6
/ La o
�r� I
i ;✓ t
._
III
fie-
r R ��
K4
zu
' IIIkk�I I 'ifrt �w
E
y1
Meg
-
ill� l��Ii
�III�11ll�lllh
iji.11•��{�tfj�
W pp pp pp u
❑ Ed 0 4
d.
0.
------ ------
LLI
9,01 0010—
SOOTI,
b7u
obi'
INT
6,66
rm.
161:
ML
in
go
Zu
g52 Osl
Oz
moo
'g- 99t
K i
k
Qg'
Z'
n
wo
0 1'0�la,,
M:x IF
m
r �
a
y
---------- -----------------------------------
------------------------
----------------
�a
-------------
�;\_ t \ ♦ ♦ )' J / a ..1_,�XI 1 \,
06
1 ��,��� 1 `/[�/1 �/1 / � J /}j1(/�j) 1 J .1.____ ✓ \ 1 1 i,/ 1 \ 1 ♦i1 ,` 1� f
/1 ' I�'11 1✓ •1 } 1 t �+ .� r 'I J 1 ,l`/l �li,4 �\ 1 ' �\ "� '~``\ YV +` \'f N 11`
i/F '' h; ' \/1 \ \�'� ' KI
.. _-`- �r; -/.�'.!�'/ Y/` /1 j�Y �\s,•,�,rJ l\�1 1� I l y��� 1 \ s ,'! \ , �,1 x {I�
. '``�'---1-�2E ---J-- --' ,:Y'�_• .% 1 /1 /; �f 1 ', //1 f \ 1 llll�.a�i-'\ 1 �1 +y/ J 1 ,�
--"9 ---- -- Gas...-G
1., y/ __-y�-•uu' ._. . II � 1�',,f� 1 Jif ,(If,', �,j\ ` ' �'1\ln 1 � 1 1)� J/f/1
1 `� ✓ + I � i / '/1 '1 ,�. f�l ,ay
:x- -- =_ — -- ---�
. 666 � >r-- .... --- -- - , -•_.�YT\�r �per---T_ /
. _
fyr',11 �11 ~�����'►'�"�I ' gANI
r 1 !
' /1 '/I 1�J/)5 11�j f S.y1 �,� \, li\` � \ \\4�, 1 1' 1V . i 1 I .I 1 1y l��\` \` x •1`/r /1/ff S
1/�. I i l�•' 1 Il' '�}` I\� P\\\�\��\ \ •,`' ` 1+1lfF E I' 5��/1I+ ,V ��\�`\�:\;;:• / f� f` , 'pryh z hd
9
�' ow
`�� y\`\•1'\'1�,y �'``.\,I'�.., 4� 1\ �1`�` �\ ` ,' �1 J �I 11 1� (4n�` :';~, 1\ tlJ.r / / ' OE
INX
1 � + �• ` �r" � � I I � l 11 \\\���111111�� � ��\ I J/
e .Y p
,�, ' \--- I� I 1 1/ I . +�_ ,_`�,}`'•,,.\ ._,t66 \ •\\.1
1 ���l4� f1 yX'I � �\i��.,•���``am
`
\fS;11�I ,l 1 �� j't ,! �t�,\\ r;\,�\�� �,�}! , ,,,}\t; ,`�y,•I a r~,;:,5 .1� i +I ,�' '' �!
�
fit;,);' ` '• �_ -' _ �I `r � �t) �`�'`r\� (•�T x`��.�f�,\��� ti •, \`—_`+''•�'�'`'r�� ti'�� t,l; `� '�•'l 1 1 ��'�'`��?-��__
flj'r'\\�. _ _ f 1�r � '�I 1 '���r\��'•"'�\ \\1\\r' --h---,.,a9 �� ���'}'���11 �•1 j i y���\1;•:?,-�
J 1 7 --•� "•.'� !I 'II�r�fh ) ! i \ 0 1 `i�1 ! __-r'- �`.,a �1 \4\��ti� \ �\ }\\I I� w��.-...:
-- -- -•� `�, I { �r if fl�J �11 . 1'\\1.�,. 1 1 � +r' \r'`'ti\`.(\•i�:��'•, \`,1�\i x •-r--.:
'`1\ t ` r/ ._ J4,, / �`�,�8 a �o .. ♦ \
1� ' ! r/, \ \ \ _r-_"_-.7-_•,-,J' ! '(. �s°k`�•cP s of`r 9rs a �\��l \ ,�,�,•.
y, 1 ,,1`';'—� � ��Z�`\\;\ tti tik• 'ys"�,:��,
X.
_ie'_'� ='�'-�
l7 � 5,\\`L41,1�{\l�� \`x\t . . 1 4� �1,✓��',, .11��- . /. � J _ •' C
o
.MC[[[ro ow,mi�N'[rol'W'w.wa�o�w6
v
0.
a
---- - ,- -
__ —,
- -- ----------- - -
--- - --------=-----
- oanoxavc
•)\ j/!� � r,:T-- �`��I"/! �,,�_A �.,-`'� .'- � ;�t� �'�.i'� 'k��, /'��/:`�\ �y`��� Zia
! � \ \1� \, \�, � �i 1 /� , , i\i• '\ ���' i{1y1� I'i f Ij� � I '�a �' N o�
1 _y/,&P� J 1�'r , ��\��yt_eg'� � , �/�� �,111 I' •e✓{ei' _ _.�\ X �r! '! \,`�Lob i I '.--
Ills
IN
qb
so
rr/;��, �1 ✓�.�,�i�,~-t''��1/'��1/ I f j tJ:q.,. \�� �-ti I �i.rs'�" '� I ,�',�
� l �, , f /I� /. -Y" 1 �..1' %+i "/ '�' I ra t \ \ '-"..___.'-''�✓ /! '� 1 j s
FN
_ I
9B6 \
/�I _1Z
rl/ \\1\\\:\`\`
~' 'ir 4 ,�'r ' I ' 1r tom' . a•�,
�I� IV,/y-- ---- , /1��lf/,I 5! J +
'�V,I,/�'b it ,�' I�. / �6[-V._---• ..1 y ...
- �i•__'''.,1�� I�;�A'''/I �\9^ If • //�/��\\\\\ f
_�/, _ fai"� s/ IFrvf�jb r��M //%%/�` \\\\\\\ \\ Zhd
�•1 I' � �-' , • I, 1 �' a% 1 '; r-�t --�';, ';'�� �/,,/
'' I 'r/</t �1. mf
\ al��• 1 `,t'I ' � I�', I , \`'� ' �� �� I ih l l yf'�r� �5 ,� IIIIIIL•I
,`.7•.\\4,1,
I j I.� ��--t . ,� r9 �Illlliq�w�W-
\ 196
4 t- / w �- _` III.
J
TAX
a 48T
O � z W W "'> rr•'Y'1i'�YY:K•'t^ml^YCiY�.�v�����''V'o`f��TYT% ��-^"^�.,Y+'�'.T11�. �
i
___ _ a
J-
--- -. =_- __ -_ --_= =rq=________ =
-_"_Y_
J YY I
i
I ze¢
, 1
J � I
< ,
9,Y[B
1 1
t,(t t(B\Ct`
+l �6
zY`'
�w
JE
A
dA
65`q
' �s6
w
i
I
Q.
�r
C
V1
-----------
^t
tiW
MA
- ... - - -
s.
ems. --i"''�rfi�•-----.�`-c
P _ rSM70d:9N - _ i_IOVOill)Rtl���
-
VV
Y — t : mood
;ram fry'..`xL�j
NOW
— _
SEEM
F �
_ -
r
Y
� s
.._- -
r� ..
. ..
n.mrnxxror��. «�.n v :`r��wu.'rsoi;iw�xKii•oo
I