CR 92-54 Redevelopment Project N Hopkins Community
February 24, 1992
\ "\ y 0
:ca:
OPK\~
Cauncil Repart: 92-54
REDEVELOPMENT PROJECT
NORTH HOPKINS COMMUNITY OF CONCERNED CITIZENS
Proposed Action.
Staff recammends the follawing matian: Mave to approve Resolutian No..
92-19 outlining pro.posed actians to. address concerns of the North Hapkins
Cammunitv of Concerned citizens regarding the future redevelopment af
property between 6th and 8th Avenue. narth af Mainstreet.
Overview.
Last August, the City Council held a series af meetings with North Hapkins
Cammunity of Concerned Citizens. The result of these meetings was the
farmation of a committee made up af the neighbarhaad, city staff, the
Business Council and develaper to study the feasibility and implicatians of
various design alternatives far the praject site. In November of 1991 the
City Council received the repart fram the cammittee, a position statement
fram NHCCC, and approved a revised praject area.
During the last few manths, staff spent time warking with NHCCC an
resalving their cancerns. To. address these cancerns, staff has praposed
the city Cauncil adopt a resolutian which autlines thase activities which
the City is willing to undertake to address the concerns of the
neighbarhood. The City Council reviewed this resolution during its meeting
afFebruary 4th and directed that a public hearing be held at such time the
city Cuncil is requested to. apprave the reso.lution.
staff has met with the NHCCC to. review the resalutio.n. During this
meeting, representativesaf NHCCC indicated they felt circumstances had
changed due to the recent prapasal made to. build a grocery store on the
pines site. The NHCCG felt they cauld nat necessarily support a gracery
stare project between 6th and 8th Avenue, even if the HCRRA released the
right af way. However, the NHCCC representatives did seem to feel that it
was impartant to. have same type af redevelapment accur between 6th and 8th
Avenue. As a result, it was prapased that the resalution be drafted in
somewhat ofa generic fashian such that the City wauld agree to undertake
the steps o.utlined in the resolutian no. matter what kind o.f redevelapment
praject occurred an the site. The NHCCC appears generally camfartable with
the language in the resolution.
City staff is also camfortable with the language in the resalution and
feels the actians which would be taken are fair and reasanable.
SUDDortinqlnformation.
a pasition statement af NHCCC
a Resolutian No.. 92-19
Alternatives
a Approve the staff recammendatian
o Apprave the staff recommendation with changes to the resolution
J a continue matter far further infarmatian
a ecide to. not adapt Resalutian No.. 92-19
~
ommunity Develapment Directar
CITIZEN CONCERNS
October 30, 1991
INTRODUCTION
The citizens took on a very important task when they watched the City
of Hopkins try to take out nine homes and create a large retail
development in a residential area. It was difficult, but proved that
the people do have some power and can let their voices be heard. It's
been hard to come to an agreement that will please everyone. The fact
that the project has been scaled down,to just a grocery store, taking
only three hames, is a big improvement.
The opposition states that tax dollars should NOT be spent to take out
any homes for the benefit of a business (especially one that was built
only 12 years ago by the same means). Some residents do not want to
live next to a large grocery store. Others feel we need to help the
downtown.Hopkins area from experiencing more vacancies. At the same
time so.me feel we should be filling our vacant lots and store fronts.
The ideal solution for all citizens and businesses wauld be to rebuild
the gracery store in its current location and incorporate surraunding
retail into this improvement. We are told because of parking
restraints and having to level the current grocery store this is
impossible. Hopefully all options have truly been explored in regards
to the welfare of all of Hopkins.
We are in agreement with the fact that some type of improvements are
needed on Mainstreet between 6th and 8th Aves. N. in Hopkins. Until
this happens, nothing will be resolved. We also accept the fact that
Super Valuwants a new and bigger grocery store in Hopkins. The
citizens are being told if the downtown Hopkins area loses its grocery
store it will cause even more demise and this in turn could result in
less tax dollars being generated by business and placing a greater
burden on the residents. We are also being told that the only site
that Super Valu will build on in the downtown area is this site.
Thus, it's time to work for a compromise.
We, the citizen representatives for the North Hopkins Community af
Concerned Citizens, will approve the grocery store only concept
located on Mainstreet between 6th and 8th Avenues North if the
following concerns and assurances are met to the satisfaction of all
parties involved. We have to assume that those who have not made
their desires known to this point, having been given ample opportunity
to do sa, are in agreement with this document.
The attached information is broken down into two categories.
The Concerns and Assurances section states our minimum requirements to
achieve an acceptable compromise. The Additional Suggestions s.ection
simply highlights some impartant issues at the onset that policy
makers should keep in mind as they make their decisions.
CONCERNS AND ASSURANCES
Page 2 of 7
CONCERN #1 - TRAFFIC AND NOISE
Assurance 1) We reque$t that an independent traffic study be done at
the expense of the city to be reimbursed by the developer. This way
the study can be the property of the City and can be used in case this
development idea fails and a different idea is pursued. When
completed the citizens group and others should be allowed to review it
and give input on its results before the concept is approved.
Assurance 2) To obtain a direct route from County Road 3, the grocery
store should be positioned so that the loading dock and additional
deliverydaars will be located on 8th Ave. N. If the traffic study
results show overwhelming evidence that the loading do.ck on 6th Ave N.
will better serve the impacted residents, we will reconsider this
request at that time.
Assurance 3) All necessary road improvements done in this area
because of the increased vehicle and truck traffic caused by this
develapment will be assessed only to. the grocery store. This wauld
include rebuilding of corners so trucks can turn easily, additional
reinforcement to roadways, any width changes, and/or resurfacing work.
No residential assessments may be used to improve roadways that will
strictly benefit this development.
Assurance 4) The City council will direct the police department to
examine ways to. eliminate loitering problems an 6th Ave near
Mainstreet immediately. This policy must be continued throughout
construction and operation of whatever business is in this location
and wherever the loiterers may regroup nearby.
Assurance 5) Unless the traffic study shows otherwise, we request at
least one additional stop sign on 5th Ave. N. to slow increased
traffic, discourage illegal truck use and protect school bus stops and
pedestrian crossings to Burnes Park.
Assurance 6) Because of the size of the proposed grocery store and
being that it will abut a residential area, we request ordinances and
necessary signing (as determined by the traffic study) that will
prevent any delivery truck traffic to the north of the store. If in
the future mare drastic action needs to be taken to protect the
neighborhood, it shall be done at the expense of the store, NOT
residents.
Assurance 7) An extensive landscaping berm must be built by the
developer and maintained by the property owner or manager for the
protection of the abutting neighbors. The City staff must oversee
that the develaper canducts a survey of the directly impacted
neighbars to determine if they want walkways and/or fences included in
this berm to further protect their homes. If neighbors desire these
extras, they will be done at the expense of the developer. Every
existing, healthy, and mature tree that is in this landscape berm must
remain.
Page 3 of 7
Assurance 8) During demolition and construction, every effort must be
made to control the noise, pollution and increased vehicle and truck
traffic so the residents' homes are affected as little as possible.
"Additianal input on the building of the cul-de-sac on 7th Ave. N. and
other problems that can accur during construction must be handled at
the request of the impacted homes directly affected by this
development. Residents may NOT be assessed for any costs incurred
during this process.
CONCERN '2 - REZONING
Assurance 1) After the part of this area this is now zoned
residential is rezoned commercial to allow for this development, no
further changes in rezoning to the north of this line can occur for a
period of 20 years. This includes NO changing of zoning to
accommodate additional parking. The result of this will assure
residents of no further encroachment of commercial into residential.
Assurance 2) This rezoning shall be for the use of a grocery store
only. No addtional retail may be built on this site.
Assurance 3) Any residential property owner in this area must be
notified in writing as to what his property is now zoned. The City
must offer assistance to homeowners who are unable to sell their
property in a reasonable amount of time due to this zoning problem.
CONCERN '3 - PROPOSED LRT LINE
Assurance 1) Since Hennepin County owns old railroad property which
bisects a portion of the land needed to be used for the development of
this grocery store, it will be necessary for a resolution to pass
eXChanging land for an alternate route for light rail in the future.
This must be done in the form of a NEW resolution since resolution
#83R-HCRRA-90 is rescinded (if not, it should have been). This
resolutian must be presented at a public hearing in the Hopkins area
and should address the total LRT line that runs northwest and
southwest through Hopkins.
Assurance 2) The citizens feel the LRT lines should be reserved fo.r
public use but since this concept contradicts this, we want a promise
that the remaining portion of the NW corridor for LRT be made into a
walking and bike trail, regardless of whether a grocery store is ever
built. This trail should start at the corner of 9th Ave. N. and 1st
st. N. and extend on the current diagonal until it reaches the
Minnetonka Lapp Corridor trail on the north side of Highway 7. This
trail must be constructed of the same material used by Minnetonka in
its trail systeW and must be completed 6 months after the passing of a
resolution with Hennepin County tranSferring this land. If the City
of Hopkins fails to complete this in the stated time frame, the mayor
must write monthly updates in the Sailor explaining why this hasn't
been done and what he is doing to assure its completion. The mo.ney
for this is already identified in the Park and Recreation budget.
Assurance 3) A copy of this document, or amended document be provided
to Hennepin County officials prior to the adoption of a resolution to
acquire the LRT right of way through this site.
Page 4 of 7
CONCERN #4 - Use of Tax Increment Financing
Assurance 1) To keep an effective tax base in Hopkins and to help
prev@nt further demise of the downtown retail area, we feel TIF can be
used to acquire this property, level buildings, and clear the land.
Assurance 2) The citizens feel TIF districts should be made publicly
known and use o.f this method of financing should be reserved for a
last resort method of development and only to assure residents af
stable taxes in the future.
CONCERN #5 - SITE PREPARATION, USAGE, AND MANAGEMENT
Assurance 1) The success or failure of this business is NOT the
responsibility of the citizens. If the business should fail, or need
for transfer of ownership is necessary, the building may only be used
for a grocery store ar approved retail store.
Assurance 2) The city may NOT provide additional financial assistance
or make other arrangements to benefit the proposed project.
Assurance 3) A Phase One / Phase Two Environmental study
completed by the proper authorities. Payment of the cost
cleanups required shall be negotiated with the developer.
pertaining to environmental clean up should be enforced -
ADDED EXPENSE TO TAXPAYERS.
must be
of any
Laws
NOT AS AN
CONCERN #6 - TAKING OF HOMES
Assurance 1) The city must be sure that the three homes acquired for
this development are paid a fair market value for this acquisition
since it is being done at the expense of tax dollars.
Assurance 2) No more than three homes may be taken unless it is to
enlarge the landscaped berm and further insure the seclusion of this
development fram a residential area.
ADDITIONAL SUGGESTIONS
Page 5 of 7
Related to:
"
CONCERN '1 - TRAFFIC AND NOISE
A. A delivery window of 8 AM to 4 PM be set so neighbors are not
disturbed during odd hours by trucks.
B. Truck engines may not idle needlessly. This will prevent the
build up of diesel fumes.
C. A delivery schedule should be established so there will not be a
build up of trucks waiting to unload.
D. Off street parking for employees is provided.
E. If project ST-l2 in the capital improvements plan is still
pursued, it should be done at the approval of the residents in the
blocks that abut this street and at NO assessment costs to homeowners.
CONCERN '3 - PROPOSED LRT LINE
Tax payers do NOT want to see the destruction, waste of natural
resources and tax dollars being used to level this development in 20
years to. allow for light rail. If a resolution cannot be written to
secure this building for retail use then the City should pursue
development in this area without using the property owned by Hennepin
county. We suggest Rudy Luther's bady shop and used car lot be made
more aesthetically pleasing to the downtown area or help be given to a
smaller successful business to develop this area, such as Koss Paint.
CONCERN '6 - TAKING OF HOMES
This property is currently being used by other businesses. NO o.ther
homes or further encroachments into residential areas will be allowed
to accommodate the relocation of any of these businesses.
GENERAL ADDITIONAL SUGGESTIONS
Since the citizens are willing to work out a compromise for the
grocery store issue in downtown Hopkins, we feel it only fair that the
City (Mayor, city Council, and City Staff) publicly address what
actions are being taken to address the many other vacant lots and
buildings throughout all of Hapkins. Improving only the downtown
business district is not in the best interest of all the tax payers.
We're sure that these items will be addressed by the strategic
planning commission, , but we feel the citizens input into this
commission will not be a fair representation of all the tax payers as
previously planned. In the near future we want to hear answers to the
following:
1) What actions will take place and what can we expect to locate in
Tait's current building?
Page 6 of 7
2) When will Suburban Chev be vacating its building in downtown? What
is being planned for this area? Who owns this building and property?
will the City again be forced into using TIF or other tax money to
fill. this vacancy?
3) How many inquiries have been submitted regarding development on
the vacant lots on County Road 3? We feel it is not beneficial to all
the tax payers to allow this property to sit vacant waiting for the
warehouse and office space developers to come forward. The fact is,
the market for office and warehouse space in the Metro Area is
currently saturated. Some proof of this fact is already visible in
the Hapkins area. A few examples are the new warehouse building by
Super Valu's refrigeration warehouse and the vacant Country Club
Market building.
4) What. benefits is Rudy Luther being given so that the City can
acquire his bo.dy shop and used car lot? Where will he be relocating
these areas of his business?
5) The negotiated document generated from this original offering
shall be tendered to all these persons directly affected (dislocated,
abutting, and neighborhood) and to the local newspaper for notice of
publication.
Page 7 of 7
CONCLUSION
To restate what was mentioned above, the concerns and Assurances
"section states our minimum requirements to achieve an acceptable
compromise. The Additional Suggestions section simply highlights some
important issues at the onset that policy makers should keep in mind
as they make their decisions.
In co.nclusion, the strong voices of your constituents will not be
silenced until these assurances are addressed in a legally binding
form.
Daily, we see 15 vacant store fronts in the downtown area and projects
being done more than once. The city wonders why we question the
additian of a new major retail store. We question whether our elected
officials are truly looking out for the best interests of all the tax
payers- .
Thank You.
We, the undersigned have read the concerns compiled by the
representatives of the North Hopkins Community of Concerned Citizens
and will address these items to the best of our ability to reach a
satisfactory conclusion for all parties involved.
CITY OF HOPKINS
H~nnepin County, Minnesata
RESOLUTION: 92-19
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOPKINS
OUTLINING PROPOSED ACTIONS TO ADDRESS CONCERNS OF THE
NORTH HOPKINS COMMUNITY OF CONCERNED CITIZENS REGARDING
THE FUTURE REDEVELOPMENT OF PROPERTY BETWEEN 6TH AND 8TH
AVENUE, NORTH OF MAINSTREET.
WHEREAS, the City o.f Hopkins and the Hapkins HRA desire to
facilitate the redevelo.pment af certain praperty located
between 6th and 8th Avenue, narth af Mainstreet, the current
boundaries of which are illustrated an'attached Exhibit A
(subject property); and
WHEREAS, the City of Hapkins has been warking with the Hennepin
County Regianal Railraad Authority (HCRRA) an the release of
HCRRA right of way which dissects the subject property; and
WHEREAS, the North Hapkins Cammunity of Concerned citizens
(NHCCC) has arganized and develaped a positian statement
which o.utlines co.ncerns and assurances which they desire to
see met, or cansidered, in arder to. allow them to express
suppart for the release af the HCRRAright of way and the
future redevelopment of the subject property; and
WHEREAS, the City of Ho.pkins and Hapkins HRAdesire to address
the 'concerns and assurances outlined by the NHCCC.
NOW, THEREFORE, BE IT RESOLVED by the City Cauncil of the City af
Hapkins that the City of Hopkins and/or Hapkins HRA have
undertaken or prapase to. undertake the fallawing activities
to address the cancerns af the NHCCC as a part af the future
redevelapment af the subject praperty: .
A. Traffic Cancerns
A traffic study will be undertaken to. address traffic issues
relating to. redevelapment prapasals which may be submitted
for the subject praperty. If a grocery store praject is
proposed to. be undertaken an the subject property, the
traffic study will include the fallawing analysis:
o Impact af praject fram a vehicular and truck
movement perspective, assuming the propased
grocery stare is lacated on the west side of the
site as well as an the east side of the site.
o Steps which shauld be taken to alleviate the
identified impacts including specific street
impravements, signage, pasitioning o.f the stare,
constructian af cul-de-sacs, alley realignments,
etc.
Resolutian 92-19
Page 2
Upon completion of the traffic study the NHCCC, adjacent
property owners, and other interested parties will be given
the oppartunity to. review and camment o.n the study.
The City Council will nat assess casts to. residential
property awners far raadway impravements which strictly
. benefit a redevelopment praject.
B. Loitering Concerns
The City of , Hopkins Police Department currently is and will
continue to investigate ways to eliminate loitering problems
being experienced at 6th Avenue and Mainstreet.
C. Berming
Through the Conditianal Use Permit pracess the develaper af
the subject praperty will be required to. develap a plan to.
provide a buffer between the prapased commercial project and
the residential area to. the narth. This plan may include
fencing and/ar an earthen berm with landscaping. The
developer will be required to. meet with the adjaining
residential praperty awners to. determine the type and extent
of the buffering desired. It is the intent af the City
Council that this buffering be effective, attractive, and
consistent in design. Furthermare, the developer and ar
subsequent land awner will be required to. maintain the
buffering which is installed.
D. Canstructian Impacts
Thraugh the Canditianal Use Permit pracess the develaper af
the sUbject,property will be required to. submit a plan fo.r
Council approval to. address canstructian naise, traffic, and
pallution.
E. Rezaninq
upon campletian af the redevelapment of the subject project,
the adjacent properties to. the narth af the project between
6th and 8th Avenue and 1st street N. will continue to be
zaned R-4 Medium Density Residential and guided for future
land use in the Camprehensive Plan as medium density
residential. Prior to. this praperty ever being rezoned ar
reguided in the Camprehensive Plan, the fallawing will
accur:
o A public hearing will be canducted by the Planning
and Zaning Cammissian regarding any proposed
rezoning of the praperty. Notice of the public
hearing will be published in the newspaper and
sent to. all affected property awners as well as
all praperty awners located within at least 350
Resalutian 92-19
Page 3
feet af the affected praperties. The Planning
Commissian will pravide a recommendatian to. the
City Cauncil an the prapased rezaning. In order
for the rezaning to. accur, the City cauncil will
be required to. approve the rezaning at two
separate meetings with bath appravals requiring 4
of 5 Co.uncil members agreeing to the rezaning.
o A pUblic hearing will be canducted by the Planning
and Zoning Commissian an any praposed amendment to
the Comprehensive Plan which changes the future
land use designatian af the property. A notice af
this public hearing will be published in the
newspaper and sent to. all affected property owners
and all property awners within at least 350 feet
of the affected pro.perties. The Planning
Cammissian will pro.vide a recammendation to the
City cauncil an the prapased amendment. In order
for the propased amendment to occur, the City
Council will be required to appro.ve the
Comprehensive Plan amendment only if 4 of 5
Council members agree.
The future use af the subject praperty may anly be
undertaken pursuant to. the City Cade, the Zoning and
Subdivision ardinance, along with all related rules and
regulations co.ntained therein, and the Camprehensive Plan.
The City Council will direct staff to. natify all praperty
awners lacated in Blocks 65 and 66 af West Minneapolis
Second Divisian, af the zaning af their praperty.
F. LRT Line
a HCRRA Agreement -- Prior to final approval by the City
Council af the prapased agreements between the HCRRA
and the City to. allaw fo.r the release af HCRRA right of
way between 6th and 8th Avenue, the City Council o.r HRA
will conduct a public hearing o.n the agreements.
a Trail Installation -- The City has adopted a Capital
Impravements Plan far the periad af 1992-1996 which
praposes the installatian in 1992 af a trail an the
HCRRA right o.f way between 8th Avenue North and the
western Hapkins city limits. Installation of this
trail in 1992 is subject to. the fallawing:
- Obtaining funds thraugh grants ar other available
saurces to. pay for the trail improvements.
- Approval by the HCRRA af the installatian of the
trail.
. .
Resolutio.n 92-19
Page 4
G. Tax Increment Financinq (T!F)
TIF dollars will anly be used far purposes allawed by state
statute to facilitate the redevelopment of the subject
property. These uses cauld include land acquisition,
demolition, land write down, so.ils carrectians, and utility
and ro.ad impravements. The use af TIF funds and the
specific kinds of assistance pravided by the City will be
negotiated with the develaper.
Public hearings have been held in the past when TIF funds
have been proposed to be used, and will be held for future
projects as required by state statute.
H. site Preparation. Usaqe. Manaqement
The future use af the subject property may anly be
undertaken pursuant to the uses permitted by the Zoning
Ordinance.
A Phase Ienviranmental analysis will be undertaken on all
properties to. be acquired for a redevelapment project. A
Phase II environmental analysis will be undertaken on thase
properties identified as necessary ar appropriate in the
Phase I analysis. The payment far the expense of any clean-
up identified in the enviranmental analysis shall be
negotiated with the develaper.
I. Acquisitian of Praperty
The City will acquire all praperties necessary for the
redevelapment af the subject praperty pursuant to state
statute and compensate the property owners based upo.n the
fair market value determined far the praperties.
The City Council daes nat expect to. acquire mare than 3
homes to. accommadate the redevelapment af the subject
praperty unless it is to. enlarge the buffer area to insure
adequate separatian af the praject fram the residential
area.
J. Additional Suqqestians
The City Council acknawledges receipt af the "Additional
Suggestions" pravided by the NHCCC and will take these
suggestians into cansideratian as a part of its review of
redevelapment prapasals which may be made.
, .
Resalutian 92-19
Page 5
BE IT FURTHER RESOLVED that a capy af this dacument will be
pravided to the HCRRA.
Adapted by the Hopkins City Cauncil this
, 1992.
day of
Nelson Berg, Mayor
ATTEST:
James A. Genellie, City Clerk
.<O "I ~ \ >- \ ~ \; f:= ~ ~ j,,; 1 ~ ~\
A-.~ .' ~ I ~ I "-" _ ~ Q) I<) "-" .
'iO v ~ ~ g~ ~.. . - r
i i 11 *~\ ~ \\ i ;~ ~ EXHIBIT A
co t: - \ /-._.____ ~ iO
i~,?1 IZI LN3 ~/il~1J .. ; : : ~ ~
331 8// p// Off 0 ()'\ ~ - - - -~
~ .~ ~
g en~
(J) -... ~
e 7~
~ ~ g [~..1--/ 1/
;:::. all
o 1":-
-- -: --- -- -.,.:. J "'=- ...,_~..y ;j)
~ ...... '0 I
~c:(~" ~ ~
I """'r-.ll ~ '" i:!.""
~ t;C" - -1- - I - If)
~I ~ ~ i / / 51 63 5~
- - - ~ ~-/ ~ - - -
~;/f l":~ : N: If)c.~..: ~I~ :"1= p ~ t
~ / I'm' o-:::@'iQ
:J'! J ......, If.;::. -=- -=- -=-
Q) v t:: A 7-tr, t.-,.
~ ~ ~~o &
co-::::.ro-r...:-) . iOl~!i~
~ : - : ~ 't; , G 1 GI
-4 / I.
pp t>~ OE 93 33 81 pI 01 ~ i/V _ _U)_ _r, T
- (\j If) v It) ~ r-- <Xl (J) 'Ol J.l lCl I' I'- I :0
.-,. @ In ~ 'iO i it ro 'Ol U) fir - _ _ _ I I
I ~ ~ ~ ~ ~I (. ~ ~ N ~f~ v @"'I I
'l" 0::- I f-. - - lfrl -
~ ~ ~, r:: ~ V:/: -;::, )2t( I ", ..... "
!2. _ ~ ~e"" 1-___,
<Xl!::: ~ ~ _II. I/C= I (\J I.
J j,'t. - ~ -II
II It) N ..... ' Ii
~E 53 G3 13 L ~I 'I e - ~II -
I I
1.- .
8E 'bE OE ,93 ~i? 81. ~ . r-- -€Q'IO~
.::; --~..:J
- (\jl If'~ It) U) co......,
N -In I ~ I 'iO '(Q .-,. I
~ ::tl ::tl, ::t ~ en ~il
-:7' f/ ::::
[2 ~ ..~ It:. ~ lCl ~,' ~l}5'l] '-E ~ I~, 2,g GIL
......, ......, ......, I""'" ......, "-" en t::' ~ ~ '~L _ . _ k'J. L72
t: ~ I ~ ~ r<) -~~ ~ - ~ ~ I ~F \.(\1 ~ ~~ J9
..: 611:;;111601 ;;01 EOI '" 6 I Z 61 1&1. _ ~ I!>-
, r7- --.-..-- -.--
?31 811 pll 011901 301 ~~ y~ OEl93 3e Tbll' 8aJ ~/Q.e
r-- <Xl en Q - N .-,. -=- (\J I r<) V 10 I CD I r-- (J) ~08 Q)
'(Q t::oo m '0:"- <D @' \ In ~ I lit)' .C'~ J$
~I <Xl ~ ~ !?'. e '$1 $ $ 1$' 110..
<0 I ~ -;;1 In N Vi..) ~~ . r-- u)'-" I I"'" r .", = .gGIO ~
~ ' ,el e !!!. ~ t:. t:. ~ tt t:: _
'~";l t: U; I() I v It) :::: 0 C\ (X) I r-- I <0 I", V !~ ~ LlO. '
'li,tl ~~ 5: ~O~ 10~ Lf: N. G: 5:g~ I: -::: - :' L!2 ~~~{""
7 /
~- 7 7
?1;fPIf{ ~07: A
r-- ,~ ~IQ V / ~
== ~ "'1' '"
!~!(~f,y
t:. t; t:. /e ~
I~I L:/:I (:= i
~ ~ - - -HJ..9---
10
U)
r--
<:0
iO
$
~
......,
v
Ii!I
J-.I
rr-
r:
in
~
,~
O/~
I
co,en
~
gl
/7 '7TT
Pen I Q)
I ~ It) I
I 1)1.'~1
I 1-,-
?( 6'~/1 '{{'Ell
t1
Oil
eOI
6
.;::.(
.-,.
;:::.
.-..Ol
(\j!.~
.-,.
N
t::
- -rl:e-I-
)p7
501
'/:rZI 811 tell PO 901 rIOI
"ci <:0 en I Q (\j
. ~ ~1<D t:: <Xl
,r~ ~ ~Ii ~ 10 ~
Vln N Om .-,.
~~!~vr<) ~
00 ~ U) 10 ~ ~ ~
I/~ IL~ IE~ ~; g~ 1-; I Lf'
7' ' ~-
e31 811 fil Oil eOI 307 ~
= ~ <:
t1) ~
I'- <Xl en Q
0; 6 .- N
o
.:::;. ....- ........ ........'.::;:; -
if)
......,
~
~
pp
9~
Cf:
p3
";/ l_ ~_~
@
~
~(
~
'iO
-,
......,
\
(\j ..... I
!8.(
--Tl.---
-:N ",lv11O
I : EE: :
$
10
-
r: -
.::; ~
U) -;:"
I
GI I I
--- .-.-
I I T9 I .: 11 9/f T I ~ Q ~/~
I I I 0) I I .1 r--I I ,n ^"'_ .
I -, o(\j !Q. v, If') U) ........
I
- - -1---
~ I
---I
~ ~ I 2i
I<)
___..J
v
~
~
~
",;::-
-.....
I
lPOL U) ~
......
\902 IQ i
~~~
v/~ If) f8
~
~i!L N ~
vZL':'" ~
. ........
~OB U) g
en
pUdlO .!!J
zr----al
'V18 v ,e
~.:...-
91' f:"
'vIE? tQ ~
'~B'N~
lbZB - ~
I
C\,/ _I
v, VI
161
~
~
::t
o
Q)'r--oq-
lO
......,
:::
:grt:
......,
$ It) j J<~
~1~11D *
(\J/",/CIl (\j
51 I 43 IE Gf: 5~ ~p
H.l.9
6l?
-I ~
~I
!g,
o ~' '<:0: ~: U) ~
v If) r<) I r<) I'" r<)
I lEI
I
0) '0'
I-
I
.
.
i!1 I 01 03
I
$ ~I~ ~
e ~,~ ~
~ - 1 iQT
~ '~~ '~I ~ ~
., V I v,;'; I
I gl, I
T 1
r--I <:0' en 0
I =1 ~
o 0
101 .;::.
'@ T t: -co. It)
~d R CD. ~
C. N (\j '"
I
III.~ I GI EZ
13
N ~ ~
~ 16 '(\i
N (\j (\j
Sf"
'r<)lv .10
~I~
,el
Ot- 91.
<t;
~ ~
~ U)
s: ~
v ",
lO t<'>
Lf" It- Gte
H.l. L.
f qG ,. t
I ' ,
I, ~
= I ~ I ~ , :!: . ~~ _U:
I I I ~
f.... .,.
T--- ~ fDQ';gj ..
It ,........ 1
'" '- . 0 en <:0
vi'v ,. V ',.., ",
I' I I
I I I!?-E
l"-
t<'>
,.HJ8
Qf:
~ ~ . V 10
;j) ~ I~ ~
o 0 I~ 0
~ C f';:c
.~ .
05
I <<
I !il
I~
'N
. \...
1i~ "
-' -
- -TO
I~
~I ~
I
,Lp
:[1
,~ 1r<)1
N I '" i
"t'. 561
- H:i6-- -
fl' 'I · "/:
~CDgll :' .: