HomeMy WebLinkAboutCC October 17, 2006
o
o
o
1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US
Regular City Council Meeting - Tuesday, October 17, 2006
Call to Order-7:00 p.m.
Pledge of Allegiance
Resident Forum
Agenda Approval
1. Approval of Minutes (9/21/06 Joint Mtg wIPark Cornm.; 9/26/06 Workshop; 10/3/06 Regular)
Consent Items
2. Approve Payment of Claims - Finance
3. Award Quote/06-40/Round Lake Boulevard NW & Bunker Lake Boulevard NW/Traffic Signal
Improvements - Engineering
Discussion Items
4. Receive Anoka County Sheriffs Department Monthly Report - Sheriff
5. Consider Amendment to POO/ Woodland Crossing - Planning
6. Consider Lot Split/l 3423 Crooked Lake Boulevard - Planning
7. Consider Lot Split/13533 Jay Street NW - Planning
8. Consider Conditional Use PennitNalley Pools and Spas/3426 Bunker Lake Blvd. -Planning
9. Consider Conditional Use PennitN eterinary Clinic/l 57 4 1 54th Avenue NW - Planning
Staff Items
10. Schedule EDA Meeting - Administration
11. Administrator's Report - Administration
Mayor/Council Input
Adjournment
o
1685 CROSSTOWN BOULEVARD NW, . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER,MN.US
./
TO: Mayor and City Council
CC: Jim Dickinson, City Administrator
FROM: Vicki V olk, City Clerk
SUBJECT: Approval of Minutes
DATE: October 17, 2006
INTRODUCTION
The following minutes were provided by TimeSaver Secretarial Service for approval by
the City Council:
o
September 21,2006
Joint CouncillPark Meeting (Orttel absent)
September 26, 2006
Workshop (Orttel absent)
October 3,2006
Regular Meeting (Orttel absent)
DISCUSSION
Copies of the minutes are attached for your review.
ACTION REOUIRED
The City Council is requested to approve the above minutes.
Respectfully submitted,
f.LL. ()~
Vicki V olk
City Clerk
o
Q)
o
JOINT CITY COUNCIL AND PARK AND RECREATION COMMISSION
MEETING - SEPTEMBER 21, 2006
MINUTES
The Special Joint City Council and Park and Recreation Commission Meeting was called
to order by Mayor Mike Gamache on September 21,2006, 7:07 p.m., at Andover City
Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Councilmembers Present:
Mayor Mike Gamache, Julie Trude, Don Jacobson, and
Mike Knight
Commissioners Present:
Chair Dan Masloski, Wendy Albee, Jeremy Boyer, Dave
Blackstad, Jim Lindahl, Bill Hupp, and Ernest Bedor
Commissioners Absent:
Ken Orttel
Also Present:
Parks Coordinator, Todd Haas and Jim Dickinson City
Administrator
PARK SYSTEM CONDITION ASSESSMENT/COMMUNITY SURVEY RESULTS
o
City Administrator Dickinson stated the survey results are generally favorable. There
was the cross-tab information available at City Hall. He summarized the Open Space
Referendum philosophy. Overall, the City is meeting the needs of the families and sport
associations.
Mayor Gamache inquired about the characteristics of Andover as described on page 3,
#12. Councilmember Trude noted that when there is a 30% negative rating it should be
considered significant.
Mayor Gamache noted that there is a need for new ball fields and the rural reserve would
need more parks. Councilmember Knight responded that they are typical for a growing
city, however as the City matures, they need to ensure there are not too many for a more
mature population.
Councilmember Trude indicated that parks with playgrounds address the needs of
children until second grade, and then they need ball fields. She and Mr. Haas addressed
the population in 5 years and found that there would be about 1,500 kids added. Parks
often do not have a field to kick a ball around. The City has several tot-lot parks, but she
believes that it should move to multi-use parks.
o
Councilmember Jacobson inquired about how the Park Commission viewed the needs.
Chair Masloski answered that there is a considerable amount of money allocated to ball
fields. Small parks create a neighborhood feel. He expressed concern that if those parks
were multi-use it would bring more traffic into the neighborhoods.
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 2
Councilmember Trude stated that in many parks the kids could not play ball or Frisbee.
Commissioner Hupp responded that there are bigger multi-use parks in the community.
Chair Masloski noted that the Commission is low on funds, and is limited in its ability to
purchase property. Commissioner Lindahl added that the Commission often hears
complaints of needing neighborhood parks.
Councilmember Trude stated she does not disagree.
Commissioner Blackstad indicated it is a maintenance nightmare ifthere is a park in each
neighborhood.
Councilmember Knight stated there are two points to keep in mind. First, there is an
increasing demand for fall baseball. Second, there is a need to convert outfields for
soccer and Lacrosse. He agreed there is difficulty maintaining the quality of fields.
Commissioner Hupp mentioned there are thousands of kids participating in soccer.
Council member Jacobson inquired if Andover Station North could be used for soccer.
Mayor Gamache noted it is a large field.
o
Commissioner Blackstad indicated that they are still attempting to address various needs
such as 4 fields for baseball,' a soccer complex, and small baseball fields. There is a
concern over the size of the fields available in the City.
Councilmember Trude inquired about the amount to purchase the houses. Blackstad
responded that two complexes were requested and they received only one.
Mayor Gamache noted that the growth in the school system has leveled off.
A baseball representative stated that they are turning down kids.
Councilmember Jacobson indicated that with the issues of the high cost ofland, and
financial issues with the park he advocated changing uses in the parks. Commissioner
Blackstad answered that they are trying to put in \12 basketball courts in the parks.
Chair Masloski questioned the validity of an aging population in Andover, because 57%
of the households hav~ children. He mentioned it would be interesting to see how other
cities did in satisfaction.
Councilmember Trude stated in the community she has heard scheduling issues, and
expressed a need for a plan.
o
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 3
Parks Coordinator Haas mentioned the cost for an acre ofland in the urban area is about
$140,000.00. Commissioner Blackstad stated they would receive a credit.
Councilmember Trude wanted to look for a location for a complex possibly in a 200 unit
development. She admitted there are maintenance issues involved.
ChairMasloski indicated it would have to be in the Capital Improvement Plan, unless it
was in the Rural Reserve. Councilmember Trude suggested putting it in the Capital
Improvement Plan.
Mayor Gamache inquired about the scheduling issue. Parks Coordinator Haas answered
that all of the parks are booked up.
Mayor Gamache asked if irrigation could be added. Parks Coordinator Haas responded
that they could add irrigation.
Commissioner Albee noted that North Metro Soccer indicated they are abandoning Fox
Meadows, because it would cost $125,000.00 to irrigate a rural park. Commissioner
Lindahl added that access to water is also necessary for fire safety.
o
Commissioner Blackstad questioned in addition to installation of an irrigation system,
how much it would cost the City for the water use to irrigate. Chair Masloski mentioned
that irrigating fields would not help the situation for baseball.
Parks Coordinator Haas noted that there is land at Timber Rivers, Timber Trails, and
Hawk Ridge that could be irrigated, but soccer families want one location.
Commissioner Lindahl added that there would be a parking issue.
Mayor Gamache inquired which ofthe outlying parks would be irrigated. He gave the
example of the Hopkins Complex, and then it would not be necessary to have many
systems. .
Councilmember Knight questioned if an irrigation system similar to one used in
agriculture could be used, because only a regular well is necessary.
Commissioner Blackstad noted that Timber Trails Park has a well. In addition, the city
staff has been notified recently that Fox Meadows Park is not going to be used by North
Metro Soccer Association anymore due to the poor condition of the field.
Council member Trude inquired if it would improve capacity or merely playability.
o
Councilmember Jacobson recommended that the Park Commission direct staff to develop
an existing parks plan. He stated that Andover Station North ball field facility is bonded
for.
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 4
Commissioner Lindahl commented that a fire system would not be able to work off of the
farm irrigation. He expressed interest in the specifications for water usage.
Councilmember Trude inquired about the Commission's position on user's fees.
Commissioner Blackstad answered that it is triple taxation for residents.
A representative of the baseball association mentioned that Strootrnan Park is need of
maintenance. Commissioner Blackstad responded that the park needs to be rearranged
and reconstructed.
Mayor Gamache indicated he realizes that on the weekends the fields are empty.
Commissioner Blackstad stated that softball uses fields on the weekends, and baseball is
going to Friday and Sunday night games.
Commissioner Bedor mentioned the' fields are empty in the afternoons, and also noted
that the tennis courts are unused.
Mayor Gamache recommended focusing on redesigning and irrigating existing facilities,
and possible buying additional land to build new facilities.
UPDATE OF REVISED PARK DEDICATION STUDY/CaMP PLAN FOR PARKS
o
City Administrator Dickinson addressed Open Space Preservation. There have been
favorable to very favorable responses from residents. There will be up to $2 million in
bonds sold for Open Space. Chair Masloski indicated that the land accumulated could be
adjacent to unbuildable land.
Councilmember Knight inquired if there would be any trails or fields in the Open Space
areas. Commissioner Lindahl noted that ball fields and picnic shelters could be clustered.
Councilmember Knight stated that trails could be installed without pavement.
Councilmember Julie Trude indicated there is no money for trails in the bond.
DISCUSS SKATE PARK FACILITY
Mayor Gamache stated the equipment is weakening. Chair Masloski responded he had
not heard any complaints.
Parks Coordinator Haas indicated that Constance Free Church inquired of him ifthey
could close it down if problems arose. He had stated they could close it down. City
Administrator Dickinson noted that last year there had been problems with vandalism and
litter.
o
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 5
Parks Coordinator Haas stated they took it down after Labor Day. The church has been
cooperative for three years. Mayor Gamache mentioned that Grace Lutheran has
removed their skate park.
Parks Coordinator Haas noted that staff suggested the area adjacent to the outfield fence
in the very northwest comer of Sunshine Park near the intersection of Crosstown
Boulevard and Nightingale Street could be a permanent site ifit was paved.
Council member Kni&ht added that he would hate to have kids on the highway. Parks
Coordinator Haas responded there is a trail between where the location of the equipment
would be and Nightingale Street. In terms of the equipment, the moving of the
equipment over the past few years has caused the equipment to be weakened and that is
why a permanent location is being recommended. '
A suggestion is to consider the YMCA to supervise and run the facility similar to what is
going on in suburbs in the south metro area. Commissioner Bedor noted it was built in a
joint effort ofthree cities. Parks Co~rdinator Haas added the skate park was a separate
area from the YMCA, the cities built it but the YMCA ran it.
Commissioner Blackstad suggested Field 3 as another possible site.
o
The Council and Commission briefly discussed parking issues.
Commissioner Blackstad indicated that a Tier 1 level skate park did not affect insurance
rates, but the other higher tier skate parks (such as a Tier 2) will require fencing around
the facility and supervision.
Council member Knight recommended the Commission look at the two locations.
Chair Masloski noted his impression is new equipment is really needed.
Council member Trude suggested the Sunshine Park site, and inquired if it was close to
any backyards. Parks Coordinator Haas answered there is already good separation in the
south due to the existing parking lot on the west side of Sunshine Park.
Commissioner Boyer stated that the existing crosswalk at 149th Avenue is still a concern.
PROVIDE UPDATE REGARDING GUIDELINES FOR FIELD USAGE BY
ATHLETIC ASSOCIATIONS
o
Chair Masloski reviewed the background ofthe issue. There had been several meetings
with the associations concerning allocating fields. The Commission was comfortable
with the document. At present, associations that use the fields also have non-residents.
He was attempting to strengthen the associations so residents would know where to go
for signing up in each sport. There are some sports where the sanctioning body stated
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minufes - September 21, 2006
Page 6
that the boundaries are the schools attended. Mayor Gamache responded that hockey is
the only one.
Commissioner Blackstad also indicated that is also true for fast pitch softball. He stated
that it had been reworded to state that unless the governing body noted otherwise.
Councilmember Trude expressed concern that 501C3 was a complex tax issue, and
indicated that it could be incorporated, but not have the classification. She mentioned
there could be an alternative. She inquired about Lacrosse. The representative of
Lacrosse responded that they had a temporary classification for two years, before
receiving the 501C3.
Commissioner Blackstad stated that they are trying to prevent teams that have separated
from their associations to start new associations.
Councilmember Trude inquired if they are open to all residents. She expressed concern
that there might be discrimination issues if they do not serve handicapped children, boys
and girls in each sport.
o
Chair Masloski stated the grievance proceeding should be within the association.
Commissioner Hupp clarified that he wants to go by numbers, because he does not want
to do a percentage.
Chair Masloski noted that the associations had worked well together for field allocation,
but that could change in the future, so the Commission wanted to have a means of
prioritizing such as an association recognized by the Park and Recreation Commission,
the numbers of residents participating, and the percentages ofresidents in the association.
He reiterated that he wants to inhibit break-off groups.
Commissioner Blackstad stated that Andover is in a unique situation because there are
four high schools serving the residents of Andover. Commissioner Hupp added the more
neutral the Park and Recreation Commission could be on the issue the better. He also
mentioned the church group's situation.
Councilmember Knight expressed concern that they do not want to prioritize because of
legal concerns.
Councilmember Jacobson indicated there are two items to discuss, the fields and the
shifting oftime to the weekends.
o
Chair Masloski indicated he is on the other side as a staff member in Champlin. There is
a process whereby each city is moving toward creating a policy that addresses these
issues. For instance, what method would be used to decide which association would have
the weekend hours. Commissioner Hupp. responded that he believes it should be based
on the number ofresidents. More residents would sign up and staff would verify the
numbers.
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 7
Chair Masloski asked for a response from the baseball representatives about weekends.
The representative responded that a lot of parents would not sign their kids up to play.
Chair Masloski stated that the associations should be protected now.
Councilmember Trude indicated that it appears to be controlling, and did not think all the
regulation is necessary. Adjacent cities would have different peak times. She also had
concerns about staff time needed to verify numbers.
Councilmember Jacobson suggested iftime shifting is ineffective, staff could pull names
out of a hat, or have a moratorium.
Commissioner Boyer stated he is in favor of supporting the larger organizations to help
the City maintain residential access. Commissioner Lindahl agreed with Boyer stating
that a structure is needed to protect residential use.
Commissioner Blackstad indicated that associations tend to slide into differing
philosophies.
o
Mayor Gamache expressed concerns about questioning the legitimacy of a group. He
agreed with Trude that it is too much regulation.
Commissioner Albee stated that the 501C3 designation would prevent new groups from
starting. Commissioner Blackstad added there is a temporary status concern as well.
Commissioner Hupp inquired about access for church groups.
Councilmember Knight inquired about the reason for the split in baseball. Mr. Dietz of
baseball responded it is a personality issue.
Mayor Gamache noted that in some cities the association owns the fields.
Mr. Dietz stated that requiring the nonprofit status would filter out the break off groups.
A representative of Lacrosse expressed concern about 2.1.1, because they do not have a
high percentage, but they have 99% ofthe residents of Andover playing with their
organization. Commissioner Lindahl assured him that it had been adjusted since the last
meeting.
The representative of Lacrosse asked for clarification if the percentage of residents were
within the association, or the percentage of residents playing the sport. Chair Masloski
indicated that the associations would have to agree to it.
o
Parks Coordinator Haas stated that the associations could again comment on the
guidelines on October 5, 2006.
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 8
Councilmember Jacobson expressed concern about the legal issues such as churches.
Councilmember Knight answered that legal counsel could address the final document
submission.
Mayor Gamache stated that many cities have similar documents. Councilmember
Jacobson mentioned that simpler is better.
Councilmember Knight recommended excluding 2.1.6 and/or 2.1.7.
Commissioner Hupp inquired if they could review 2.1.8. Mayor Gamache noted that if
an association is a 501 C3 and the numbers are legitimate, it is a good starting point.
Commissioner Lindahl indicated that those not meeting the criteria would not be
excluded if fields were available; it would be used for prioritization.
Section 2.1.7 is an opportunity to be present to observe. , He often does it as a staff
person.
Mayor Gamache requested the originals from the cities, and inquired if they have city
programs.
o
Councilmember Trude recommended sending the document to the City Attorney.
Mayor Gamache excused himself at 8:47 p.m.
Mr. Dietz inquired about the reason hockey was excluded. Commissioner Blackstad
answered that residents playing hockey are covered by other schools.
Councilmember Jacobson began to officiate the meeting.
DISCUSS PROPOSED 2007-2011 PARK CIP
Councilmember Jacobson expressed concern about lighting in 2007. Chair Masloski
thought it was a long term plan.
Councilmember Jacobson noted that the $300,000.00 for lights at the Andover Station
North ball field facility could be used for irrigation at other parks within the city.
Council member Trude asked if$385,000.00 is available. City Administrator Dickinson
answered that legally the money has to be spent on Andover Station North.
o
Chair Masloski stated that the lighting at Andover Station North ball field facility was
scheduled at one time for 2006, but was taken out. Commissioner Blackstad added he
did not believe they could spend it elsewhere.
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 9
Commissioner Albee indicated that if there were lights installed, two games could be
scheduled on the same evening.
City Administrator Dickinson noted it would be possible if Council wants to change a
past action.
Councilmember Trude asked for input from baseball, and how it fit their needs. Mr.
Dietz responded that they donated the money for the building, and needed the building
for bathrooms and concessions for tournaments. It was not possible to have tournaments
where 300-400 people would congregate without bathrooms or snacks.
Councilmember Trude stated the Council has not yet approved the CIP.
Commissioner Blackstad indicated that lighting would have a benefit for soccer and
lacrosse, and suggested the possibility that they could help with funding.
Mr. Dietz noted hockey now has charitable gambling, but now City code requires fire
suppression on the building, which will be an additional cost that they were not
anticipating.
o
Council member Jacobson recommended obtaining an estimate of the costs. He noted the
Council could be open to change the position not to move money around.
A baseball representative questioned the need for $60,000.00 for playground equipment,
and mentioned the fields were for kids 14 and up. Mr. Dickinson responded that
$170,000.00 for the project is coming from the housing development as park dedication.
Mr. Dietz inquired about naming rights for the complex. City Administrator Dickinson
answered that it is possible if they did not call it a park.
Councilmember Jacobson stated that if funding could come from naming rights, Council
would address it.
Mr. Dietz indicated that he had been speaking with contractors. Councilmember
Jacobson noted that the City would own the building so they should keep in touch with
the City Administrator.
Mr. Dietz inquired about how the concessions would be run. Councilmember Jacobson
responded that the City would take bids.
Mr. Dietz stated that they would like to control the concessions. Councilmember
Jacobson answered that they would have to treat them equally.
City Administrator Dickinson added that the process needs to be fair and open. Chair
o Masloski indicated that Council could choose to lease it.
,-
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 10
Council member Jacobson stated that is his opinion, but the discussion would be required
at an open City Council meeting.
Mr. Dietzinquired about beginning the process toward a change in the charitable
gambling. Councilmember Jacobson responded that a petition would show public
support. He recommended City Administrator Dickinson speak with legal counsel to
address limiting to one site for gambling. He inquired if there were any changes to the
boat landing.
Parks Coordinator Haas responded that he was assured by the DNR that money would be
available in 2007 or 2008, so the money has to be available in the CIP.
Council member Jacobson inquired about Strootrnan Park. Parks Coordinator Haas
answered that he was hoping for help to regrade the park from Public Works. The park
would be redesigned for the younger aged kids for baseball or softball.
, Council member Jacobson inquired about the use of the miscellaneous category in the
CIP. Parks Coordinator Haas responded that it is their account. He directed Chair
Masloski to address underused areas for 2008 and 2009.
o
Commissioner Blackstad indicated that irrigation would improve usage. Council member
Trude noted she would like to see additional multi-use parks within the City.
Discussion took place between the Council and Commission regarding the proposed
Hickory Meadows development and the proposed location of the park. Parks
Coordinator Haas stated that the Commission had recommended a lot on the west side of
the development and the remainder would come from the property to the west when that
parcel develops. There would only be a need for a couple lots from the other developer
to the west to meet the needs of the park.
Council member Jacobson stated the developer would not receive credit for the southeast
portion along Coon Creekifland were to be dedicated as some of the property is in the
flood zone. Parks Coordinator Haas indicated they are obtaining a combination of park
and cash for the park dedication.
Commissioner Lindahl noted that this is an example where a park is necessary.
Councilmember Jacobson admitted that he understood the need for land and cash in this
instance, and inquired if a decision was needed by Tuesday night.
City Administrator Dickinson confirmed that a decision is needed by Tuesday night.
o
Councilmember Knight expressed concern about kids crossing dangerous roads. An
interested property owner who lives in the area indicated that the area was heavily
wooded. He suggested they could take the land and leave it wooded until the
demographics ofthe neighborhood are known, then decide how to develop it.
o
Special Joint Andover City Council and Park and Recreation Commission Meeting
Minutes - September 21, 2006
Page 11
Commissioner Blackstad stated that the area is going to be clear-cut during development,
however he likes the location of the lot. Commissioner Albee added that they should take
the two lots to ensure there is enough.
Councilmember Trude indicated the developer suggested taking the lot to the south.
Commissioner Blackstad responded that there is no access to the lot in the south.
After some discussion, the Park Commission did not want to change their previous
motion in regard to the location of the park in the Hickory Meadows development.
Commissioner Hupp questioned if it is going to be open space.
Councilmember Knight inquired about White Pines Park. Parks Coordinator Haas
answered that in the future, a trail would go along Crane Street in the North to Hanson
Boulevard. He wants a trail installed before the development.
OTHER BUSINESS
o
City Administrator Dickinson stated he wants to address one item. Wireless internet and
cell towers could be a potential revenue source. Parks are acceptable sites for monopoles
about 130 feet, and two could yield about $42,000.00 per year. He admitted that they are
not attractive, but cell service is important. He receives calls daily about this topic.
Chair Masloski noted that landscaping could be done.
City Administrator Dickinson indicated that if one could get beyond aesthetics, the City
could get a lease and sell rights.
Councilmember Knight inquired if the WDE site (the old landfill site) is appropriate.
City Administrator Dickinson stated ther~ could be problems with interference. Cell
companies have a difficult time locating sites.
ADJOURNMENT
Motion by Commissioner Lindahl, seconded by Commissioner Boyer, to adjourn the
meeting at 9:38 p.m. Motion carried on a 7-ayes, O-nays, O-absent vote.
Respectfully submitted,
Brigette Blesi, Recording Secretary
TimeSaver Off Site Secretarial, Inc.
o
o
o
o
ANDOVER CITY COUNCIL WORKSHOP - SEPTEMBER 26, 2006
MINUTES
The Special Council Workshop of the Andover City Council was called to order by Mayor Mike
Gamache, September 26,2006,6:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard
NW, Andover, Minnesota.
Councilmembers present:
Councilmember absent:
Also present:
Don Jacobson, Mike Knight, Julie Trude, and Mayor Gamache
Ken Orttel
City Administrator, Jim Dickinson; Community Development
Director, Will Neumeister; Others
RAILROAD QUIET ZONES / ANDOVER BLVD.
The Council toured off-site for a demonstration and discussion of the Automated Horn System.
City Administrator Dickinson explained the Automated Horn System. It is an innovative railroad
signaling device that significantly improves safety for motorists and pedestrians at railroad-highway
grade crossings. It is a stationary horn system activated by the railroad-highway grade crossing
warning system. Upon receipt of the signal from the railroad's track circuit warning system, AHS
mimics the train horn warning by cycling through the standard railroad whistle pattern until the train
reaches the crossing. Once the train has entered the crossing, AHS stops sounding its horn. A
confirmation signal notifies the locomotive engineer that the AHS is working properly. When the
locomotive engineer sees the confirmation signal is flashing, he will not be required to sound his
horn unless he detects an unsafe condition at the grade crossing. Coordination with the railroad
operating company is essential since the Automated Horn System is directly connected to the
railroad's crossing signal-warning system.
The Councilmembers returned to the City Hall and the meeting resumed at 6:55 p.m.
Dave McKenzie was present for any questions.
Councilmember Jacobson asked if the two channelizations are cheaper than horns. Mr. McKenzie
noted the intersection at 161 st is less expensive due to not having curbs. Bunker Lake Boulevard has
to have outside curbs. He discussed the advantages of having medians in place. He also noted that
Bunker Lake Boulevard is planned to be a divided roadway at some point, which means the medians
would be in place.
Councilmember Knight commented he would like to be assured that this system hasn't been put in
somewhere, and then had to be removed.
o
o
o
Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 2
Mr. McKenzie explained the first ones were installed in 1988 as a test in Iowa. He said about 18
months ago, they became approved by the FRA for installation.
Councilmember Jacobson asked if it is computer driven, and whether that is the most expensive part.
Mr. McKenzie replied there are two computers. One of the issues is that there is a strobe light,
much like pre-emption, that it will give to the engineer so he knows it is working properly. If it is
not working, the engineer is required to blow the horn.
Councilmember Knight asked in terms ofliability, if something goes wrong and there is an accident,
who would be liable. Mr. McKenzie answered the lights and arms will be working.
Mayor Gamache asked if it is true that there has not been an accident at any of those intersections.
Jason Law, Civil Engineer, answered there has been no car/train accidents.
Councilmember Trude commented a group rate may be a possibility. Installation of all lights at once
would be functional.
Mr. Law noted that if the intersection at Crosstown was done first, it could provide a starting point to
either work south or north from there.
Mr. Dickinson indicated he is aware of another engineer representing three cities and is working on
this project. It could be possible that a few cities could go in on a multiple purchase.
Councilmember Trude asked ifthere were any drawbacks noticed. Mr. Law said there were not.
Mayor Gamache suggested the cost of four systems should be researched. He also advised staff to
research the cost with the medians.
Mr. Law stated he researched four intersections, and the cost should be $155,000 to $300,000. He
added that all 6 intersections would be $500,000 to do the whole city with some kind of warning
system.
Mr. Dickinson noted the cost could go through equipment bonds. He noted the tax levy must be
provided for based on service debt going forward.
Councilmember Dickenson questioned whether there could be an issue when Coon Rapids
implements their No-Whistle program in another month. Councilmember Trude said if Coon Rapids
had created this expectation for a quality of life we wouldn't be looking at it.
Mayor Gamache asked that funding sources be identified and that bids be requested from contractors.
o Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 3
Councilmember Trude noted that design drawings should be done in order to ask for bids. She
questioned how we can work with the developer. Mr. Dickinson indicated he will talk with the
developer the following day.
Mr. Law stated that it could cost $50 to $800 a year to maintain the inspections, which the city would
assume. He said it would be similar to maintaining the monthly warning system. The designer
would train the staff.
Councilmember Trude pointed out that discussion must continue with Burlington Northern in regard
to the switching station.
Mayor Gamache directed staff to continue, researching the system and the costs.
CONSIDER REZONING / R-l TO R-4/ PROPERTY LOCATED EAST OF PRAIRIE ROAD ON
ANDOVER BOULEVARD
o
Community Development Director Neumeister noted the Council is asked to review the proposed
rezoning to allow the Hickory Meadows plat to move forward. As with all rezonings, one of the two
following findings provided by state statute must be made:
1) The original zoning was in error.
2) The character of the area or times and conditions have changed to such an extent to
warrant the rezoning.
Times and conditions have changed due to the fact that agreement has been reached with property
owners to allow nearly 30 acres of urban development to be proposed. The subject properties lie
within the Municipal Urban Service Boundary and within the current stage of sewer expansion in the
Comprehensive Plan. He noted the Planning Commission unanimously recommended approval of
the proposed rezoning.
Motion by Councilmember Jacobson, Seconded by Mayor Gamache, to approve the proposed
rezoning and summary ordinance based on the fact that times and conditions have changed. Motion
carried unanimously. (Ordinance No. 336)
CONSIDER PRELIMINARY PLAT/HICKORY MEADOWS LOCATED EAST OF PRAIRIE
ROAD ON ANDOVER BOULEVARD
o
Community Development Director Neumeister indicated this item continues the discussion from the
September 19th meeting. Staffhas made the suggested changes to the resolution which is included in
the packet.
Mr. Neumeister indicated the developer did receive the proposed changes. He emphasized that he
wants Condition No.4 in the Resolution to be made clear. The discussion is about a sidewalk and
o Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 4
the developer offered a trail instead of a sidewalk. He is doing this as part ofthe grading. This is in
lieu of sidewalk and no credits will be issued for additional trail fees or park dedication fees.
Councilmember Jacobson clarified that if the area is not appropriate for a trail, then it reverts to
constructing a sidewalk. The developer agreed.
Councilmember Trude suggested changing the language of Condition No.4 to add: "If a trail is not
feasible, a sidewalk will be built as part of the project along 144th Avenue."
Councilmember Jacobson suggested the language be crafted to reflect this clarification. He also
noted the numbering on Page 6 ofthe Resolution should be changed; numbers 1 and 2 should read
22 and 23. He suggested the words "and wells" be added to Number 23 to read "All existing drain
fields and wells shall be abandoned as regulated by the State of Minnesota".
City Administrator Jim Dickinson explained that if the well is in the appropriate location, it could be
used as an irrigation well.
o
Councilmember Jacobson said he wants to guard against having abandoned wells. The developer
said there will only be one well remaining. They will abandon and cap all designated wells properly
and legally. He advised that the wording in the conditions does not need to be changed, as it is state
law.
Mr. Dickinson stated Staff feels all outstanding issues have been addressed.
Councilmember Trude said she has received emails regarding trees and the size of an outlot.
Councilmember Knight asked about the sewer system. The temporary lift station depicted on a
drawing should be constructed to be permanent according to the resolution.
Mr. Neumeister responded the Resolution takes precedence over the drawing. The developer noted
if the road is extended through, the lift station would no longer be needed.
Councilmember Jacobson asked if the sewer is put through, and all lots are on the main line, whether
it would cause problems. The developer answered that there is gravity feed to the lift station. There
could be a 6-inch force main that would be abandoned.
o
Councilmember Trude asked if they are looking at the outlot area for the higher lot homes. The
developer explained they are. The price of lots has gone up 'so much that the higher end homes are
not any bigger.
Councilmember Trude suggested when the next phase in Outlot A is planned, they leave room for
some larger ramblers. The developer said there is space for 10 ramblers. He added that ramblers are
a higher maintenance house to build, because they are spread out. They cost more, are harder to sell,
but people like them more.
o
o
o
Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 5
The developer said they are doing all they can to save every tree possible. There are probably 50
trees that can be moved. The developer said he would be able to donate a large play system for the
park.
Councilmember Trude advised him to work with staff and determine whether it meets the ADA
requirements.
Mr. Neumeister clarified the lot known as the park lot would be given credit for the slope area. It is
covered in the ordinance. It is about a third of the lot. It will not count as part ofthe park dedication.
Jerry Highland, Andover, asked where the trees will be stored that will be saved while the land is
being developed.
The developer said the lots have to be platted, the roads have to be put in, and then they can see
where they can move trees around.
Mr. Highland asked if it would be possible to put more trees along the creek since the area down
there has no trees.
Councilmember Knight explained it is likely not feasible as there is no way to get large equipment in
there.
Councilmember Trude commented the trail should be built by the next developer. With the flood
plain as it is now, and the existing homes that do not want to sell, it is not feasible now.
The developer stated some slight modifications were made to the lots where the retaining wall will
go. The other four lots in that section were already made as small as possible. However, there is
more space between where the wall will go. There will be 66 feet of buildable space.
Carmen Mohlencamp, resident, asked to go over three items that are important to her. One is proper
drainage; another is tree preservation, and third is the retaining wall. She asked who would be
responsible for the retaining wall if something should happen. Also, she questioned who would be
responsible for repairing the chain link fence. She is also concerned about the retaining wall fence
because it looks like something that would attract children to play on. She is concerned with the
potential for accidents.
Mayor Gamache explained the responsibility for the retaining wall will go with whoever purchases
the property with the retaining wall on it. They will be responsible for any injuries from the wall.
The City would make repairs if they are due to issues caused by city property. Those issues are part
of the development agreement, Mr. Dickinson explained. A bond would be carried for a year. After
that one year it will be the responsibility of whoever purchases that lot.
o
o
o
Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 6
Ms. Mohlencamp questioned who would be responsible for the last few feet at the end of the wall.
Mayor Gamache answered the City would.
A resident passed out a packet containing information on natural resources. He reviewed the
information in the packet. The information states that 95% ofthe root system is in the first three feet
of soil, and that it is difficult to predict the root systems. He pointed out the sensitivity of roots and
certain species oftrees. He noted some tree locations that could be more susceptible. He requested a
tree preservation plan be shown before acceptance of the preliminary plat.
Mr. Dickinson explained that in the particular areas where there is higher elevation, the chance of
getting into a root line is several feet. It is a more technical area than he felt prepared to answer.
Some ofthe issue is mitigated by dealing with the retaining wall.
Councilmember Jacobson pointed out the developer can grade up to the property line. The wall will
be 10 feet from the property line to help save the trees. Residents cannot stop them from doing this.
Mr. Highland said this is a good question to ask because of how the trail runs across the creek. Once
the trail goes down by the creek, it is a trail that is a few hundred feet long. Until another developer
comes in the other side, there won't be anything there. If Ms. Mohlencamp decides to never sell the
property but it eventually is given to the city for a park, there is no way to connect the trail to where
the parkgoes without going through her property.
Mayor Gamache said this trail will tie into the property going to the west, which ties into Prairie
Road. It could end for a period of time. He noted the City is just developing the trail system. He
added that restricting the developer is difficult. They are already pulling 10 feet back. The retaining
wall would be built up higher than the roots ofthe trees.
CounCilmember Jacobson commented it would be best that the developer makes sure they are on the
line, and they are mindful of what the line is. The surveyors will survey the property so there will be
no guesswork.
Motion by Councilmember Trude, Seconded by Mayor Gamache, to approve Resolution Rll6-06
Approving the Preliminary Plat of "Hickory Meadows" for Property Located in the Southeast
Quarter of Section 25, Township 32, Range 24 as amended and adding the following language to
Condition No.4: "If a trail is not feasible, a sidewalk will be built as part of the project along 144th
Avenue."
Councilmember Jacobson said he will vote for it, but is not pleased that some of the trees will have
to be lost. He does not like having 23 different conditions.
Councilmember Trude said it was a hard plat to see come in. It is single family and that improves
the landscape over time.
o
o
o
Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 7
Councilmember Knight urged the developer to be as cognizant as possible of the effect the
development is having on residents.
Mr. Highland said there are so many issues with this property, he thinks Council has to understand
that sending something through with that many conditions sets a precedent.
Ms. Mohlencamp asked if the County had been notified. Mr. Law said he had spent a lot oftime
talking and negotiating with the county.
Mr. Dickinson acknowledged there are a lot of conditions on this property. The floodplains add a
tremendous amount of situations to the plat. Based on the number of factors, it is not uncommon.
Motion carried unanimously.
COMPREHENSIVE PLAN UPDATE
Community Development Director Neumeister indicated that as discussed in the past, the
Metropolitan Council has mandated that municipalities in the Metropolitan area must update their
Comprehensive Plans by 2008. The City staffwould like to have the Council to authorize the staffto
begin the process of preparing the "draft" of the update to the Comprehensive Plan and hire
consultants for the technical assistance that is needed.
He noted that in 2006, the City was successful in receiving approval of a CDBG application for the
technical work that is needed. That grant awarded to the City was in the amount of$29,203.50. In
his estimation, that amount will be sufficient for the work that the consultants will need to perform.
He explained that when a working copy of the plan is prepared, staff will present it to the Park
Commission and Planning Commission for discussion and any modifications. After it is reviewed by
both bodies, it will be brought forward to the Council for further refinement and discussions. The
goal is to have the "draft update" done by June 2007. After that date, the Public Hearings and
distribution to the various surrounding cities and jurisdictions would occur. The public input and
comment process is potentially 6 to 8 months long.
Motion by Jacobson, Seconded by Knight, to authorize staffto begin preparing the Comprehensive
Plan Update and authorize staff to contract with consultants to perform the needed technical work for
updating the Comprehensive Plan (up to the $29,203.50 CDBG grant amount). Motion carried
unanimously.
2007 BUDGET UPDATES
City Administrator Jim Dickinson explained the Council has had a number of reviews of the 2007
Proposed Budget that will be supported by the 2007 Tax Levy. At the last meeting only a few
questions remained. The Council did adopt a Preliminary 2007 Tax Levy and General Fund Budget
o
Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 8
j
at the September 5th Council meeting. The Preliminary 2007 Budget proposed a total property tax
levyof$9,316,427:$6,115,179 (65.6%) operational levy, $1,833,494 (19.7%) debt service levy, and
$1,367,754) 14/7%) capital levy. The Council has the right to reduce or keep constant this levy until
the final certification date of December 28, 2006.
To date, the following are issues facing personnel related expenses:
1. A total salary compensation adjustment package is proposed to provide wages that
are competitive with other government entities.
Councilmember Jacobson questioned the Community Education issue.
Mr. Dickinson said the question proposed to Community Education was "what would you do if we
eliminated the funding". They acknowledged the summer program would be heavily affected. We
could choose to fund only the summer program. They have indicated they would be willing to work
with us.
Councilmember Knight said he hesitates to remove some of that funding since there is no Park and
o Recreation program.
Mayor Gamache said he sees the benefit ofthe program.
Councilmember Trude said it expressly serves the elementary kids. Community center programming
is aimed at middle school and high school.
Mr. Dickinson said the Council had asked if there were funds for Youth First. He explained that the
money saved in the Medical Options Plan as outlined could be moved to use for Youth First.
Mr. Dickinson stated the Gambling Fund could be increased. He said $16,000 can go to the
programming at the community center. He noted very little ofthe Contingency Fund has been used.
There are reserve budgets. All the goals are met from the finance goals for money set aside for
emergencies. Weare in an excellent position.
Councilmember Trude asked for further clarification on the health insurance money. She asked if it
would be possible to figure out a contract for the programs offered just in Andover and not include
those offered in neighboring cities. She questioned whether there is any money left for the
community center. Mr. Dickinson answered there seems to be $16,000 left over at this point.
o
Councilmember McKnight suggested we consider spending some money on materials kids would
use here if we are going to use the main area and supervise it. If the use continues to increase, we
have an increase in liability in terms of supervision. Mr. Dickinson suggested Eric Sutherland
should judge this issue.
City Administrator Jim Dickinson noted that with the dollars identified it could be handled. He
added that he will be before the Council at the meeting on October 3rd to discuss the possibility of
o
o
c
Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 9
refinancing. Those savings can come back in and the priority is to reduce the levy deal with the
capital campaign.
Mayor Gamache asked ifthere are any plans to increase fees for ice time. Mr. Dickinson answered
there will be some inflationary increases.
2007 - 2011 CIP UPDATES
City Administrator Jim Dickinson explained the City Departments prepared a proposed 2007-2011
CIP that was reviewed by the Council at the August 29th Council workshop. At that workshop, the
Council had some questions that required some additional staff research and analysis to which
updates are provided.
He said City Engineer Dave Berkowitz has provided a staff report that provides updates to the
"Crosstown Boulevard NW & Nightingale Street NW Intersection Improvements" and "Water
System Improvements". This will be covered more in depth in October.
Mr. Dickinson noted there will be some changes to the construction of bikeways and trail corridors.
He asked if the intersection improvement construction at Crosstown could be moved to 2007 and
the trail construction completed at the same time. Council agreed to move this one project. This
item will be brought up at the next workshop.
Mayor Gamache asked about Hidden Creek trail between Crooked Lake Blvd. and the park. The
sidewalk comes all the way up from Meadow Creek. It stops at the park and goes behind the park.
Across the street there is a retaining wall. It starts and stops. People try to take trails to Andover
Station. He asked if this could be researched to be safer.
OTHER BUSINESS ITEMS
A. Gambling Ordinance Modification
City Administrator Dickinson stated a letter was received regarding modifications in the gambling
ordinance. He asked when this should be discussed and put on the Agenda.
Councilmember Jacobson said he would like to see more support from the community before any
changes are made.
Mayor Gamache stated the ordinance should be changed to two and this should be done as soon as
possible.
Councilmember Trude commented it is good the community has one group that has no specific
focus.
o Special Andover City Council Workshop Meeting
Minutes - September 26, 2006
Page 10
Mr. Dickinson suggested the Council discuss possible changes at the second November meeting, and
then a public hearing would be held. There is a lot of animosity amongst the Associations and they
are looking to the Council to make some level of oversight and action.
Councilmember Knight said he did not want the Council to be put in the position of being referee in
these situations.
Motion by Councilmember Jacobson, Seconded by Councilmember Knight, to adjourn. Motion
carried unanimously. The meeting adjourned at 9:16 p.m.
Respectfully submitted,
Chris Moksnes, Recording Secretary
o
o
o
o
o
Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 11
REGULAR ANDOVER CITY COUNCIL MEETING MINUTES - OCTOBER 3, 2006
TABLE OF CONTENTS
PLEDGE OF ALLEGIENCE..................................................................................................... 1
PROCLAMATION - COLUMBIA PARK MEDICAL GROUP DAy.................................... 1
BADGE PRESENTATIONS FIRE DEPARTMENT ............................................................... 1
RESIDENT FORUM ............................................................,.................................................... 1
AGENDA APPROV AL............................................................................................................. 1
APPROVAL OF MINUTES ......................................................................................................2
CONSENT ITEMS
Approve Payment of Claims ........................................................... ......... ............................ 2
Resolution R117-06 accepting Contribution/John & Rita Bergeson/Fox Meadows
Fencing ................ ...................... ........................ ....................... ....... ............................... 2
Appoint General Election Judges (R118-06)....................................................................... 2
Resolution Rl19-06 declaring Costs, Order Assessment Roll & Schedule Public
Hearing for 2006 Delinquent Utility Service Charged, False Alarms & Mowing
Fees .............. ......................... ....................... .................................................................. 2
CONSIDER SKETCH PLAN/TOWNHOMES/LOCATED BETWEEN CROOKED
LAKE BOULEVARD NW & GLADIOLA STREET NW .................................................. 2
APPROVE FINAL PLAT/WHITE PINE WILDERNESS/161 ST AVENUE &
CRANE STREET
Motion to adopt (R120-06). .................................................. .... ................................... ......... 6
REVIEW CHARITABLE GAMBLING ORDINANCE........................................................... 8
UPDATE COMMUNITY CENTER REFINANCING .............................................................9
SCHDULE DATE FOR CITY ADMINISTRATOR'S REVIEW............................................. 10
SCHEDULE OCTOBER COUNCIL WORKSHOP ................................................................. 10
SCHEDULE EDA MEETING................................................................................................... 10
ADMINISTRATOR REPORT .................................................................................................. 10
MAYOR/COUNCIL INPUT
Projects with RJM............................................................................................................. .... 10
New Assistant City Attorney ................................................................................................. 10
ADJOURNMENT...................................................................................................................... 10
o
o
o
REGULAR ANDOVER CITY COUNCIL MEETING - OCTOBER 3, 2006
MINUTES
The Regular Bi-Monthly Meeting ofthe Andover City Council was called to order by Mayor Mike
Gamache, October 3, 2006, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW,
Andover, Minnesota.
Councilmembers present:
Councilmember absent:
Also present:
Don Jacobson, Mike Knight, Julie Trude
Ken Orttel
City Attorney, William Hawkins
Fire Chief, Dan Winkel
City Administrator, Jim Dickinson
Community Development Director, Will Neumeister
Others
PLEDGE OF ALLEGIANCE
PROCLAMATION - COLUMBIA PARK MEDICAL GROUP DAY
Mayor Gamache read the proclamation for Columbia Park Medical Group Day.
BADGE PRESENTATIONS FIRE DEPARTMENT
Fire Chief Dan Winkel acknowledged Mark Winczewski as Deputy Fire Chief. He also
presented badges to 2 new Fire Fighters.
RESIDENT FORUM
No one wished to address the Council.
AGENDA APPROVAL
There were no changes.
Motion by Jacobson, Seconded by Knight, to approve the Agenda as presented. Motion carried
unanimously.
o Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 2
APPROVAL OF MINUTES
September 19, 2006, Regular Meeting: Correct as amended.
Councilmember Jacobson stated on page five they motion should read "...approve the policy as
written amended". He also stated on page ten there is a spelling error in the fourth paragraph. The
word should read "exiting", not "existing".
Motion by Trude, Seconded by Jacobson, approval of Minutes as indicated above. Motion carried
unanimously.
CONSENT ITEMS
o
Item 4
Item 5
Approval of Claims
Accept Contribution/John & Rita Bergeson/Fox Meadows Fencing (See Resolution
R117-06)
Appoint General Election Judges (See Resolution Rl18-06)
Declare Costs, Order Assessment Roll & Schedule Public Hearing for 2006
Delinquent Utility Service Charges, False Alarms & Mowing Fees (See Resolution
RI19-06)
Item 2
Item 3
Motion by Trude, Seconded by Jacobson, approval ofthe Consent Agenda as read. Motion carried
unanimously.
CONSIDER SKETCH PLAN/TOWNHOMES/LOCATED BETWEEN CROOKED LAKE BLVD.
NW & GLADIOLA ST. NW
Community Development Director Neumeister explained the new proposal will require PUD review
and contains 19 detached townhomes, two standard R-4lots and four existing homes.
Mr. Neumeister reviewed the staff report with the Council.
Councilmember Trude asked for an explanation of the driveways. She asked ifthe homes will now
be at angles. Mr. Neumeister stated the units are placed so they do not extend as far south as they
could. The lots are still pie shaped.
o
Councilmember Trude asked what the density would be on the plat ifthey removed the four lots that
are going to remain single-family lots. Mr. Neumeister stated they have 3.8 units density per acre.
Councilmember Trude asked if Dean Hanson gave permission to show the photos. The developer
nodded yes.
o
o
o
Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 3
Councilmember Jacobson stated he looked at all of the plans and he did not see anything that is a
whole lot different than what they saw before. He stated if it were up to him, he would vote to keep
this the standard R-4 zoning and not allow a PUD in the area. Based upon this, he understood the
developer has rights to develop this land and the homeowners in the area also have some rights too.
He thought they need to try to maintain the character of the neighborhood and he did not think a
PUD in this particular area would maintain that character. His sense is that no matter which way they
go, a vast majority of the trees will be lost and he would not be in favor of a PUD.
Councilmember Knight concurred and felt these were too small and too dense for this neighborhood
and he felt it did not fit.
Mayor Gamache stated one of the questions is the density issue. If they eliminate the homes
currently there, the density will be 3.8 units per acre. Mr. Neumeister stated that is correct. He
explained how the density was calculated.
Councilmember Trude thought this looked a lot like the July 18th plan and she did not think her
comments changed regarding this.
Mayor Gamache stated one of the issues that came up was the fifty-foot buffer from the single-family
homes. He assumed this talked about the homes off ofEidelweiss only. They are now at about 45 to
50 feet for a buffer between the homes on Eidelweiss to the development. He stated the other issue
is the trees on the south side ofthe development. With the homes turned as they are, there are two
rows of trees buffering Eidelweiss Street and those trees would not be affected based on what the
developer has indicated except between the trees where the developer needs to bring in the 'sewer.
Mr. Neumeister indicated that is correct.
Mayor Gamache stated another issue is the price range. He did not think these homes would devalue
the homes around them because they would be marketed at a higher price. He thought the
development would be a very nice one for this comer because they will have some more areas in the
City that will be running into similar situations and this is a good fit for this area. He did not think
this area would develop single family homes similar to what they have currently because people are
not developing lots that big where there is sewer and water. There will be smaller city lots and they
will develop up to the neighbor's property. There will not be a buffer between this and Eidelweiss
and they will have a road that runs through Eidelweiss because that would be the way the developer
would have to lay it out. He did not think another development would have the same price range of
homes. He stated there is still a possibility of this becoming a commercial development.
Councilmember Trude agreed the homes shown were very attractive but the issue is the lot size.
They are trying to put too much into too small of a space. This area is zoned single family. One
small piece of it could go commercial but that would require a Council majority vote. The lots with
5,000 square feet on them have not always been very marketable in the City. She was very reluctant
to offer up more areas in the city for that type of r~development when it does not look good to have
areas in the city remain unsold for a number of years. She thought the real small lots in the city have
been unsuccessful because they are so far away from urban areas.
o Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 4
Mayor Gamache stated these lots, similar to what Hanson Builders has done, do not face the
boulevard and he knew the developer was planning to keep as many trees as possible along the
boulevard and the existing homes as a buffer. He stated Hanson Builders has had great luck on
selling their homes and he thought these would be good townhomes also.
Councilmember Knight stated there is no way they could put houses this close together and save
trees. They are too close to save trees and he thought it was wrong to imply that having the
development this way will save trees.
The Council discussed the development and trying to save trees.
Mr. Todd Ganz, Merit Development, addressed the Council regarding their concerns.
Mr. Ganz showed the aerial photos of the development showing the buffers and deciduous trees that
would remain.
o
Mr. Ganz explained they would be saving fifty-one percent ofthe trees by doing the PUD plan, still
giving the buffer between the existing neighborhoods.
Mr. Ganz also showed a sketch plan of an R-4 development.
Councilmember Trude stated on the north side they would save more trees along Bunker Lake
Boulevard with this plat and most of the trees in the west will go with the single family homes that
will keep a normal lot. Lots 10 and 19 have a large portion of the trees on both of the plans. She
stated the interior trees will all be gone no matter which plan is done. Mr. Ganz stated that is correct
but the buffers disappear on the R-4. There is no separation and it becomes a standard single-family
subdivision with no trees separating or very little trees separating.
Mr. Ganz stated the reality is this area needs a transition area between the existing homes and the
boulevard unless they leave the area as it is in order to stop the noise.
Councilmember Trude asked if Mr. Ganz would like comment on the single-family R-4 sketch plan
shown. Mr. Ganz stated he did not plan to bring forward a single-family subdivision because it is
not economical.
o
Mr. Ernesto Rodriguez stated the issue of trees has been brought up a lot. He showed an aerial photo
indicating where there would be tree loss in the development. He stated the trees would be a definite
asset to the development. He would like to see a forestry study done on this so a well-formed
decision is made. Another issue is storm drainage of this area. He stated on one side there is
Crooked Lake and the other side is a creek that tends to drain onto the lake so he was not sure how
the drainage would work. He hoped the hydrology was all worked out and that it did not further
contribute to the damage that storm drainage is causing on the lake on the northeast quadrant. The
third element is with a PUD there is additional leverage they can have for desirable public amenities.
o
Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 5
He would like to see them replace the five foot sidewalk along the north end with trails to match
what one sees in many other areas of Bunker Lake Boulevard. Given that there is a park on one end
and a ball field on the other, it would make sense to have a good connection of trails.
Mr. Robert Iverson, 13551 Eidelweiss Street, discussed the loss of trees with the Council.
Mr. Wayne Lehmann, 13732 Eidelweiss Street, stated the back side ofthe townhouses on Bunker is
not what he would like in his neighborhood. He does not like the small lot sizes. He thought they
could turn them around and put an alley in the back which would alleviate some ofthe problems of
the visual site ofthe houses with the backyard to the road. He thought these might be hard to sell at
a high price with the way the economy is.
Ms. Dianne Dickson indicated she was speaking on behalf of her father, Richard Dorsey who lives at
13565 Gladiola Street. She stated the comments that Councilmember Trude has made have reflected
a lot ofthe things that has the neighborhood concerned. She thought Mr. Ganz has done a good job
and she thought the homes looked nice but this was not the issue. She stated the Council is at odds
and she wondered ifthey were addressing the right problem. She wondered ifthey have the correct
o rules in place or should they be looked at and possibly changed.
Mr. Winslow Holasek wanted to set the record straight. He believed Mr. Ganz has met the R-4
requirement which is eighty foot wide, one hundred thirty feet deep lots. The lots in Winslow Hills
are ninety to ninety-five feet wide and up to four hundred feet deep.
Ms. Gloria Benjamin, 13625 Gladiola,stated they are hearing so much about the neighborhood and
the problem with the density. She wondered who the neighborhood is. Most on the north end are
property owners and are very much in favor ofthis. They have a few people on the south end talking
about density and trees. She is not as interested in trees as she is in people and she thought they need
to provide places for them to live that are nice and affordable. She loves her neighborhood but it did
not compare to the houses being developed. She stated even in her neighborhood some of the houses
are not kept up. She thought they should do what they can for the people.
Ms. Gem Hamlet, 13563 Eidelweiss Street, stated she lives the closest to this development and she
thought Mr. GanZ has done a goodjob in developing it but she did not like the density. She would
like a few more houses taken out and provide more open space. She noted a petition was sent with
over 100 signatures not in favor ofthe entire proj ect but she is willing to go along with it if it is not
so dense.
o
Mr. Benji Lauren, Coon Rapids, stated he was at the meeting representing the potential homeowners,
for the development. If this does go through, he would be living there. He thought the lot size was
nice for the development. He thought this neighborhood needs a little bit of a change.
Mr. Jerry McKay stated he appreciated the time taken in discussing this. The only concern he has is
the traffic in the neighborhood. There is no traffic signal for allowing traffic out ofthe neighborhood
onto Bunker Lake Boulevard.
o Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 6
Mr. James Junker, 13503 Crooked Lake Boulevard, asked if fifty foot lots set a precedent for the
area. Mayor Gamache stated if a PUD was done and the same process was brought forward to the
Council, it would be looked at for approval. He thought the density was too high.
APPROVE FINAL PLATIWHITE PINE WILDERNESS/161sT A VENUE & CRANE STREET
Community Development Director Neumeister explained this item is an addendum to the agenda
item that has been prepared in regard to the final plat. A request has been made by Larry Emmerich
ofL & K Emmerich Development, Inc. (developer of White Pine Wilderness) to allow Lot 7, Block
3, as indicated on the final plat, to become a buildable lot.
Councilmember Trude asked ifthe driveways will be affected when the neighboring development
decides to develop. Mr. Neumeister indicated they would and the houses will be pushed back
roughly fifty feet from the edge ofthe right-of-way instead of the normal thirty. He stated the houses
on the next two lots to the east will be set back further than a further lot would have required because
o of the temporary situation.
Councilmember Trude wondered if the lot line on the west lot was moved east about fifteen feet,
then a driveway could be run directly off the cul-de-sac or give them a temporary easement across
the property to the east. Mr. Neumeister would rather angle the driveway so it comes in at a forty-
five degree angle but he would not recommend moving the lot line because the lots meet the
minimum lot area and width requirements and to move a lot line, except for a temporary driveway
would require more variances.
Councilmember Trude thought three lots would be affected by the temporary cul-de-sac. Mr.
Neumeister stated that is correct. Staff discussed this and decided there was really not any finding
for granting a variance to this type of situation and it would be creating a large precedent.
Councilmember Jacobson stated staff pointed out to him that ifthey allowed this to occur and they
put in the temporary water and sewer lines to lot 7, when that road, 162nd Avenue is extended to the
west the financial responsibility to redo the road and the water and sewer will fall to the people to the
west of this plat, not the people who own that lot.
o
Councilmember Trude wondered why an easement would not be granted now because it will be
saving them a lot of money. She stated what bothers her is when this was brought before them
before; a totally different plan was presented. She thought they burden the developer with a loss of
valuable property because he has had to plan for the future if and when the neighbor develops their
property.
Mr. Larry Emerich, 1341 161 st, stated this is a request. The final plat is what he is asking for. This
is a request on this lot because to him it makes sense. He stated these are big lots and they meet the
density required. He thought this met everything that was needed to make a lot but if it does not
o
o
o
Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 7
meet the Council's criteria and the Council does not see it, he will accept the final plat as done.
Mr. Neumeister explained where the MUSA line is in regard to the development and what areas can
get sewer and water.
Councilmember Trude asked if this is a condition of the land because she has never seen a
preliminary plat come up that has had such a strange connection to a ghost plat. She stated the entire
road could have been put within the plat except for the area where there will never be sewer and
water. She stated the land immediately west of County 7, will not have water and sewer and does the
landowner own the land to the south that will have the sewer and water. Mr. Neumeister stated they
do not; there are about three property owners that own the land.
Councilmember Jacobson stated he did not have a problem with the rest ofthe plat but he thought
they addressed this issue before and the conclusion they came to was they would allow the lot to be
there but it would be deemed unbuildable until the street was put through. He saw in the new
resolution, it does not mention lot 7 at all. Mr. Emmerich stated it is recorded on the plat.
Mr. Dickinson stated number seven that was submitted should replace the number seven in the
packet.
Councilmember Knight asked what would happen if they ran the street straight instead of curving it.
Mr. Neumeister reviewed the plan with the Council and showed on the map the reason the road
needs to curve.
Councilmember Trude thought there was precedent for doing this already. She reviewed the area in
the City where she thought this happened before.
Councilmember Trude wondered who would be responsible for future changes to the area. Mr.
Neumeister indicated it would be the responsibility of the developer next to Mr. Emmerich.
Councilmember Trude asked if there was the impression that the individual to the west may never
develop. Mr. Neumeister indicated the cul-de-sac could be there for twenty years. Councilmember
Trude stated the way they have made the street conform, fits the fact that the sewer line is going to
end at a certain place and not for any other reason which is not a condition of Mr. Emmerich's
making.
The staff discussed with Council possible changes to the development. Mr. Emmerich indicated 2
lots have temporary easements that will disappear when the road is extended.
Councilmember Jacobson asked the City Attorney if a temporary easement as drawn on lot seven
still qualifies as meeting their standards for a setback for frontage on a publicly dedicated road ifit is
only an easement. City Attorney Hawkins stated if the City is putting a road in there and they are
maintaining it then it would meet the city standards.
o Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 8
Mr. Emmerich showed the Council the original proposal. Mr. Dickinson stated if there is support for
the variance, it could be added to the resolution otherwise they can approve the resolution without a
variance. This does not preclude him from applying for a variance on this in the future.
City Attorney Hawkins stated if Mr. Erinnerich gives a temporary easement for the area
crosshatched, then he has frontage on a publicly dedicated road and he would have to build a road
there and then he would not need a variance because he would have access. He stated they could
change the provision in the proposed resolution indicating that lot seven will be buildable if Mr.
Emmerich conveys to the City a temporary road easement over the crosshatched area.
Mr. Neumeister stated they would need to justify that lot seven has adequate frontage. They would
need to say at the front setback they have at least sixty feet of lot width. Somewhere they would
have to show the eighty foot width requirement. He thought they would also need to have a
minimum cm:b distance on the public street that they would have to meet.
The Council discussed with staff and the City Attorney language needed in the motion for approval.
o
Councilmember Trude suggested that they approve the final plat and then have staff work with him
on evaluating whether they can do the temporary easements because they are legal agreements and
not part of the plat. If those could be worked out they would be able to lift the restrictions on lot
seven at a later date. Mr. Emmerich thought that would be fine.
Mr. Dickinson thought they need to address the financial issues related to the placement of how the
water and sewer services will go to the lot. Mr. Emmerich stated he did not have a problem with
paying for the water and sewer and the change of the driveway. The cul-de-sac would need to be
removed by a future developer.
Motion by Jacobson, Seconded by Knight, to adopt the resolution sent to the City Council in the
packet with a change to Item 7 in the old resolution to be replaced with the new item 7 in the new
resolution received at the meeting and it is their understanding that the question oflot 7, block 3 will
be discussed by City staff and the City Attorney to be brought back to the next Council meeting if
additional changes to the resolution need to be made. Motion carried unanimously. (See Resolution
RI20-06)
REVIEW CHARITABLE GAMBLING ORDINANCE
o
City Administrator Dickinson explained the City has a Gambling Ordinance that guides charitable
gambling within the City of Andover. At a recent meeting the Council was asked to review the
ordinance by a local sports association.
Mr. Dickinson reviewed the information with the Council.
Councilmember Jacobson thought the only change being requested was the number of establishments
Q
o
o
Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 9
being reduced from three to either two or one.
Mr. Joe Dietz, President ofthe Baseball Association, explained with the rules currently withstanding,
the issue they have as an organization is that the way. the ordinance currently stands, it allows for a
monopoly of one organization in the City. He explained the reasons they would like the ordinance
changed. He suggested putting in a ratio instead of a number of sites allowed per organization.
The Council discussed possible changes to the ordinance and what the law would allow.
Mr. Dietz stated they would like this issue to go before an open forum and let the (;ommunity tell the
City what they want.
Mr. Tony Howard, 2119 156th Avenue, president of Andover Husky Hockey Association, stated it is
an issue changing it from three to a percentage to two to one. He took offense to the idea that they,
will not be good stewards to the community. He stated this is not all about hockey. He discussed
with the Council the issues with changing the ordinance. He thought it was how they facilitate the
gambling funds. He hated to see this changed because it locks them out from doing different things.
Councilmember Knight asked ifthere was any format they have for sharing the funds. Mr. Howard
stated they are in the process of having a group set up to facilitate taking requests for gambling
proceeds.
Councilmember Jacobson suggested they allow staff to research this further and bring back
information to the Council at their next workshop.
UPDATE COMMUNITY CENTER REFINANCING
City Administrator Dickinson stated activity in the current bond market is indicating that there may
be an opportunity for the Andover EDA to potentially save some significant long term debt service
expense by refinancing the EDA's $19,640,000 Public Facility Lease Revenue Bonds, Series 2004.
Councilmember Trude stated the payments would go down about $50,000 a year for many years and
she thinks this is very important.
SCHEDULE DATE FOR CITY ADMINISTRATOR'S REVIEW
City Administrator Dickinson stated at the February 7, 2006 City Council meeting, the City Council
requested that the review for the City Administrator be done at a time similar to that of other City
employees. All City employee reviews are due to be completed around December 1, 2006.
Councilmember Trude suggested they bring this back when all the Council is present but she
suggested they look at November 28, 2006 depending on all the Council approval.
o
o
o
Regular Andover City Council Meeting
Minutes - October 3, 2006
Page 10
SCHEDULE OCTOBER COUNCIL WORKSHOP
Motion by Jacobson, Seconded by Knight, to schedule a Council Workshop for October 24, 2006 at
6:00 p.m. Motion carried unanimously.
SCHEDULE EDA MEETING
Motion by Jacobson, Seconded by Knight, to schedule an EDA meeting for October 17,2006 at 6:00
p.m. Motion carried unanimously.
ADMINISTRATOR REPORT
City Administrator Dickinson updated the Council on Administration, city department activities,
meeting reminders and miscellaneous projects.
MAYOR/COUNCIL INPUT
(Projects with RJM) - Councilmember Jacobson wondered when they are going to finish up
miscellaneous projects with RJM. Mr. Dickinson stated they will finish up at the end of the warranty
periods.
(New Assistant City Attorney) - City Attorney Hawkins indicated Attorney Barry Sullivan was
appointed as a judge so he hired a new attorney to help him out. He indicated the new attorney is
Scott Baumgartner and he will be at the next Council meeting to meet everyone and sit in with him
during that meeting. He stated he would introduce him then. Councilmember Trude congratulated
Attorney Sullivan and noted the date and time of his swearing in.
Motion by Trude, Seconded by Knight, to adjourn. Motion carried unanimously. The meeting
adjourned at 9:45 p.m.
Respectfully submitted,
Susan Osbeck, Recording Secretary
-
o
o
&J
1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923. WWW.CI.ANDOVER.MN.US
TO:
Mayor and Councilmembers
CC:
Jim Dickinson, City Administrator / Finance Director
FROM:
Lee Brezinka, Assistant Finance Director
SUBJECT:
Payment of Claims
DATE:
October 17,2006
INTRODUCTION
Attached are disbursement edit lists for claims related to the on going business of the City of Andover.
DISCUSSION
Claims totaling $180,141.70 on disbursement edit lists #1 - #4 from 10/05/06 to 10/11/06 have been issued
and released.
Claims totaling $1,513,334.91 on disbursement edit list #5 dated 10/17/06 will be issued and released upon
approval.
BUDGET IMPACT
The edit lists consist of routine payments with expenses being charged to various department budgets and
proj ects.
ACTION REOUlRED
The Andover City Council is requested to approve total claims in the amount of $1,693,476.61. Please note
that Council Meeting minutes will be used as documented approval.
;;:;J
Lee Brezinka
Attachments:
Edit Lists
o
o
~
~
<ll
;J
0)4-<
...... 0
..08
~~
~~
p..]
rJ:lU
d
;::i2
o ;:::$
8 a
<8
~
'"
'"
c;
o
,
-0
o
o
~
on
~~
-00
2-
~-t:;
i-: B
" =
'" .-
;:lei::
..
'"
II
..
~
~
o
Z
-i:i
..!l
~
=
u.l
::c
~
"
~
"'"
_0
.. ..0
"","
.. oon
.Q =-0
e " ,
,,0
= 0-0
Z "'"
"''''
- ..."'"
'" o"b
-< "0
O~
~
101
Q
- -0
II 0
0
e ~
>. on
101 ~
=-
-
-:: "'""'"
:; I-I- ","-
Q $0\ I-
e ",-0 '"
< .'" -0
_..: '"
-
-
.lii
-
Cl.
.;:
'"
~
Q
..
.!:l
5
U 1;i
1lE-<
= '"
8~
:J~":";
o ell .s
u,,~
~ V,l..:.::
0=0
c: 8 Q.)
<: ::nJ
Q
Z
..
'"
.0
~
=
-
=
o
~
~
;.;
.g
5
;>
~
~
.. ~
So
0::...
... Q
g ..
.c15
U E
.. "
<Ez
3d
0-
E-<~
'"
'"
c;
-0
o
o
N
or;
o
25
-
~
-
'"
:J
...
o
J:
...
o
15
U
..
.!:l
"
~
o
U
~
Wf
Il..
0
0 0
;z; ;z;
-0 -0
.. " "
OJ :g :g
= 0 0
.. w w
...
~ :t :t
.. ~ ~
ell:
o
cl
~
......
<I)
......
.....:i
(1)'-<-<
..-0
~~ ~
-<
~~ 0-.
....,
0;
0 ~o
..c: \0
rJ':J U 0
g 0
l-< ~
0
= '" e
"
0 -0 ;;
a i:2
Q ~ -0
Q ;.: .!l
< 0 " .5
U '" ~
;:> Il..
---
--
... oNN
,,--
.. ONN
J:i. " , ,
S ::>00
0-00
= ,,00
z <1)00
-",00
.... . .
,,--
OJ "00
OJ -=--
<( Uoo
..
....
III
i:l \0 \0
.... 0 0
= 0 0
.. N t:!
S \i5 \0
~ 00
III --
Q.o 00
--
-::: 00 '"
:; -0- ooN
0 -n...o
0 <- -0--
S ...., N\O
<(
-
.s
....
=-
.;:
OJ
'"
..
i:l
t)"s
s:~~
'" x x
" " "
~ti:ti:
~ ~ ~
~UU
~~f;'
.",00':":
~~~~
'2~~:;;
's '5 '5 "
"'0 tU Q) Q)
-<~~O
NOlnOOtr)V)OOOlnCV)V)O
_0__0 NNOO'o:::l"OON
8:l~~~~~~=~===~;;=
::\0\0\0\0\0\0\0\0\0\0\0--\0
v I I I I I I I. I I I I I I I
=00000000000000
c<O('f')('f')NOOOOOooooo
cu_NN"d"NN_N('f')__OOOO
1Zl____NN('f')oo:tO'\oooooooo
~,.'1"1"1"1"1'1'1"'1"1"1cr'?"1
t.:l_______O"d"OOOOO
]=======:::~=====
uOOOOOOON'o:::I"lr'lv)\O\O\O
\0\0\0\0\0\0\0\0\0\0\0\0\0\0
000000000000000
00000000000000
NNNNNNNNNNNNNN
--------------
\0\0\0\0\0\0\0\0\0\0\0\0\0\0
00000000000000
--------------
00000000000000
--------------
\0 0.... 00 ...., ~ 0 Nt-O\- 00 '" '" ...., N N
0 00-.\0 0) 0 _t'--'o:::I"\C <-'" ...., '" N
0 O\OOOOC'f"'l -.i 0 ....:..c~~ 00 ~ 0 ,..:
...., O\\Coo Of) - -N-o- <-0 0 .... Of)
- NNV)- ...., c:. - -0- - -0- 0
N" - ori' ~
~
"
;>
.g
~
.-
~ Co
g :: .5
~ .~ ~
.~ ~ en
~ _ Q.Oi '€ ~
<85~~;r; 0 lr):E
~ oo5e..-.....lI);Z NQ)
abJ)=tsc..fr~5 =: It"l>
CQ..s~~'3 e~~ ~.9 ~ ~~ d V,l
iU ~ 0 C" d C 0..'- 1ii .- .- rn .~
5b.g u u W;Z; O:E Q.'" Co Co:3 ~ Q. Oi
a~..:at '"" ~"O.~ ~ go a... g.go"" '"" goo
~~~~~~E~OO~~OO~~OO~
rn c: ~ - c.. ttI!.;:..QS . 0 .. ...:ad
=::s~BEbh'€ ~"'O~~~:a~as
'~8~~8~8~~~~~~~~O
a
'"
..:!l
0;
~
;.:
o
-0
=
"
>
]
"
.. "
=-=
~~
-'" 0
" ...
" "
-=.0
US
~ ::>
<S;z;
]is
o 0
f-f-
~
-<
'"
....,
0;
o
Z
..
OJ
.is
;>
=
-
c:::
Il..
~
;.:
o
-0
=
"
>
\0
o
o
~
o
<:;
-
~
-
'"
::3
'-
o
8
Il..
~
"
-=
U
~
"
:;
Co
S
o
U
~
o
o
~
~
.....
<Il
......
~
Cl)4-<
.--< 0
~~
~~
p..]
tZlU
~ E)
;:i~
8 a
<8
~
o
o
!:::'
-
"'-
-80
a-
..o~
i-: B
" t::
rn .C
::lo..
~
I-
....
o
-
o
..
..
0::
..
..
~
..
=:
o
Z
-i:i
"
~
t::
~
:r:
~
~
0..
o
o
o
o
o
.,.;
1n
""
o
t:: "
".c
::.:U
....
"" 0
0...
" "
.c.c
U a
... "
..sz
0;0;
'0'0
f-<f-<
~
I-
....
o
-
..
..
.c
e
=
z
_ V)
di~
0-
t::~
" ,
,,0
0'0
"N
"'-
",,1'
0-
"0
.c_
Uo
V)I/')V)lrl
OODe
~:!:!:!
\O\OI..C\O
I I 1 I
0000
('f')OON
N("Ii"d""l:t
;;:;:;:;;;
I I I I
----
0000
----
0000
V)tr'! V) V) V) V) V) V) V) V)lf":I
00000000000
~:!:!:!:!:!:!:!:!:!~
'9'i>'9'9'9'9'9~"9'f'f
00000000000
00000000000
~~~~;;;~~~;;~~
"d"'o::t'-.::t"'ld"-.:t'o::t'''d"''d''''o::t'''d"''d"
I I I I I I I I I I I
_______0000
0000000-000
_________Nr'l"'l
OOOOOOONtnV)V)
~
o
o
S
-
2;
-
~
-
'"
:.:l
....
o
e
0..
~
"
.c
U
...
"
:;
Q.
"
5
u
~
....
..
..
-<
.i!l
0::
Q
~~~
000
000
C:!~~
--
--
---
000
- --
\.O\CI\C\O\O\O\O\O\C\C\C\C\C
0000000000000
0000000000000
NNNNNNNNNNNNN
;:::;:::;::::.::::::;:::;;:::;:::.::::.::::.::::.;:::;:::::::;
-------------
-------------
0000000000000
------------
-:::
;;
e
;>-.
0::,
~
....
0::
=
o
e
-<
000000000000000
010000000000000
oooooooddddddd
OI/')V)V)V)OI/"lOOlnOOlrlO
v "d"''o::t'_\o_NNNO\'''d-NO
.,.;
000
000
000
V) V) V)
....
~
.s
....
=-
'i:
..
.,
..
Q
"
o
.;:
...
"
'"
~
'"
o
0..
'"
~ d
_ '0
~ 0 D 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~
]JJJJJJJJJJJJJJJJ~
'2~~!~!~!~!!!!!!!!~
::lo.. 0..0.. 0..0..0..0.. 0..0..0..0..0..0..0..0.. o..U
o
Z
..
..
'S
..
=
...
'"
0..
'"
:::>-
..v)
...""
01-
"0 V)
t::_
"-
>'"
("Ij t'f"J ("Ij("lj
----
V) V) lr) tr)
0\0\0-.0'1
r"r-t-t-
tr'llr) lr) lr)
----
--
'" V)
"" ""
I- I-
'" V)
--
--
"''''
-:.--
V) V) V)
"" "" ""
1-1-1-
V) V) V)
- -
--
"'''''''
--
'" V)
"" ""
1-1-
'" V)
--
--
"''''
--
'" V)
""""
1-1-
V) V)
--
--
"''''
--
'" V)
"" ""
1-1-
V) V)
-
-
"''''
~
0..
0
0 0 0 0 0 0 0
z z z z z z Z
-t:i -t:i -t:i -t:i -t:i -t:i -t:i
" .!l " " " " "
.. ~ ~ ~ ~ ~ ~
.. ..g
= " " " " " Jj "
f Ul Ul Ul Ul Ul Ul
os: :I: :I: :I: :I: :I: :I: :I:
~ ~ ~ ~ ~ U ~ ~
<
o
r
~
-oJ
rn
~
Q)t+-<
_ 0
~~
~~
Poi]
r'-lU
'E l-;
::sE
o ;::l
u S'
3 0
.......u
::;
<
....
<;]
-
o
'll
o
o
N
;;;
'" -
,,-
-00
2
.o--i::i
t.: (1)
lD .5
'" -
::lo..
..
..
.,
=
;;
:z:
....
..
..
<
000
'oo~~
Qr-r')NN
=\0\.0\0
~ I I I
=000
C"ooo
(1)0-0
rI'.:l \C> "I:t,"d"
~"l:t"d""d"
Q~6o
~::~:l
UONN
NOO
..00
,,_N
0....,'"
"'ll'll
" , ,
::>00
erO 0
,,--
t:f.looo-.
"_.... ....
- , ,
000
"0-
..c_....,
U"'N
'll'll
00
00
NN
:::;;:;
--
co
--
000
000
000
0"''''
"''ll-
"d"~ .n
~
"
"
o
,...
-
"
o Oil
.~ ~
_ 0
0-
e-.!l
8 So
.~ ~ rf
.t= ~ a ..
gc::o]
iil Q.= ~
"s~""
0< "
eo.o u
<~uO
"
o
,,--
- , ,
.- \0 \0
<00
i..:~~
.go~
5-\0
>N....,
00 00
....,0
Q~
o
C'll
" ,
::>0
erO
,,00
t:f.l00
""....
~o
..cO
u:O
.'ll
o
o
~
-
o
-
NN
........
~~
........
--
];
C
"
U
..c
~ "5
z ~
ag~
.: e!J~
<<U
[(l
.g? ('f")
<....
,"00
-0
.g-
,,0-.
,,'"
>~
....0
,"N
"....,
,,-
"'ll
" ,
",0
erO
,,00
t:f.l00
",,'i
"0
"0
..c_
U'll
'll
o
o
~
-
c;
-
00
00
00
00
~~"
--
"
.9
Q.
'1:
o
'"
..c
'"
t:f.l
"
Oil
o
"
.5
C
0_
2~
0..,...
~~""
:E:Eg
<<0
"
Oil
:a
<0
'"....
-0-.
0_
-0....
CN
~~
",0
~o
"....,
C'll
" ,
",0
0'0
,,0
t:f.l'll
",,'i
,,-
"0
..c_
Uo
'll
o
o
~
c;
00
...., ....,
00
NN
........
0-.
0-.
00
..
'"
"
"
'E
"
t:f.l
.s -a
[(l 0Il-
~.s ~
"00"::':::
" >'''
=g~
<c::U
"....
~....,
-00-.
,,00
:'=111
-....,
<0
;.;g
..g~
Co-.
"00
>0
'll'"
,"0
,,0
,,-
C'll
" ,
;;0
, g-g
t:f.l'll
""....
",.!.
"0
..c_
Uo
'll
o
o
N
;:;
-
-
o
-
00
~d
NN
NN
...
~
o<l
OIl
.5
-
Q.
t:f.l
..c C
'" .-
UOIl
CI:l .5
",-
" 0
C >.
o CJ ..
::3~]
~S~
>""""
0-0 "
-0 0 "
co..c
<~U
"
C
o
:::i
-0
C
<
;.:
o
-0
C
"
>
....:3
00
"N
C'll
"6
"'0
g-....
t:f.l....,
",,'i
0-
~~
Uo
'll
o
o
~
c;
-
0-.
'"
o
'll
-
-
o<l
....
-0
"
~
c
C
'"
8
Oil
"...
"" C
o OIl
~i:i3
..., "
OlE
Coo
U,::
~
<
....
<;]
-
-
'll
o
o
~
N
c;
-
~
-
'"
:::i
....
o
i:
0..
""
"
"
..c
U
-
"
:;
Q.
5
o
u
~
..
Q
'll'll'll
000
000
NNN
---
---
---
---
000
---
c
~
~
;.:
00-.
-0....,
!'iN
>;;1
0..
<
....
=
..
e
>.
..
Q.c
....
=
=
o
=
-<
OOQOQO
O\t'--O\O
~o\a\-n
O'\ON('f")
__ro"'l'..:>
.s
....
Q.
.;:
..
'"
..
Q
OIl OIl
.5.5
ou,
SS
~~
_g o<lo<l
" "
E" Ol) i i
[(l:E ~ ~ '"
~,,---
"0 s.~.~ ~
:.=~tlu~
~ lu ~ ~1
~ ~ 00"=
...o..uuu
o
:z:
..
..
'is
>
=
..
:E
C
t:f.l
"
-<
t.:r-a-.O\
..g\Or-r----
=0\0\0
o\C"'d""d'
>-0-.0-.
000
""
"
~
~
0
0 0 0 0 0 0 0 0 0
z z z z z z z z Z
-i:i -i:i -i:i -i:i -i:i -i:i -i:i -i:i -i:i
" " " " " " " " "
.. ~ ~ ~ ~ ~ ~ ~ ~ ~
..
= = = = = 0 0 0 = 0 ""
.. ~ ~ ~ ~ ~ ~ ~ ~ ~ '"
.. 0-
.! 0:: 0:: 0:: 0:: 0:: 0:: 0:: ::r: 0:: '"
~ U ~ U U U ~ ~ U ~ ""
eo
-< -< -< -< -< '"
'" 0 0 - ~"d'O .... ::!:O '" '" '" \0
eo '" 0- -'" -'" - - '"
0; 0 0; 0 0; .."" o eo .."" "" ;; 00 ;;
.. 0 0 0 ,,- ,,""- "M ,,0 -- 0
..- .. M " M ..- .......... ..- ..- " ........ .. ""
.. 0\0 0\0 =\0 0\0 0""'" 0\0 0\0 = -- 0\0
.=> "0 " , " , " , " , , " , " , " , , " ,
5 00 00 00 00 000 00 00 000 00
g'\O <::r0 <::r0 <::r0 <::r0 0 <::r0 <::r0 <::r0 0 <::r'"
= ,,0- "0 ,,- ,,0\0 ,,- ,,- ,,00 ,,0-
Z m- meo m\O mM mO- meo m.... mOO rn-
~.., ~.., ~.., ~.., ~O.... ~.... ~.., ~OO ~..,
, , ' ,
... "0 "0 ,,- ..- "0- go ..- "00 ,,-
.. ,,- "0 "0 "0 -CD 00 "0 ]00 "0
.. -="" -="" -=- -=- -=",,- -=0 -=- -=-
-< U"" U\O Uo Uo U.-o U~ Uo U~~ Uo
..
...
0:
0 = \0 \0 \0 \0 \0 \0 \0 \0 \0\0 '"
... 0 0 0 0 00 0 0 00 0
= 0 0 0 0 00 0 0 00 0
.. C:! S "" S """" C:! C:! """" ""
5 ;::; ::::.::::. ::::~ ;::;
;>-, - :::: :::: -- - -- -
0: c; - -- c; c; -- c;
c:.. 0 := := 00 00
- - -- - - -- -
-::: 0- 0 0 00 eo eo '" '" 00 0 0 0 '" '" onO on ....
:; '" '" on 00 -- "": "": 00 0 '" 0 """" 0-0 0- ....
0 00 00 0000 r...:o r-: 00 ~~ 00"": '" 0
0 M .... 00 0-0- ........ -on '" on on 0-0- 0'" on -
= -- -- '" '" -- 0- , eo ........ -- """" ....
..;;: C'i N" t..:' t..:'
]
o
I-<
~
..
"
-=
U
'"
1
~~
o .-
~co
~o
1-<=-
o g !l
UU~
~~ti
00"
0=-=
-<-<u
~
.~
...
Q.,
.;:
..
'"
..
Q
o
o
o
U
~
~
;.;
Oeo
""eo
=.-
"-
;>0-
o
Z
..
..
.0
;-
=
....
=
o
.~
-
.,
'2
'" 's
"""
~-<
~ a
~c:
=-<
.2 re.:..:
'S.....s
=~o
.~ E I-<
.5 0 ~
E ~ ..
:3 e-~
....mU
~
;.;
0",
""'"
=""
"....
;>'"
'"
"
= ..
.g 'E
!!~
o bJ)
~,g
U ..
~8
~~-"
8 .~ .s
~gl-<
t)l::-tS
~~~
-<~U
-ij
.- '0
-I-<
-=D
as -5 -tS
~d,.g
-<~U
~~
zz
o~l)
= 2: ~
-,,00 rJ'.:l
~ CD 4.)
egg~
0.'-'- _
0::000
=0'0'1-<
..9~~~
~ 0\ 0'\ CD
<~~O
..
o
'"
..0:
~
~ g
ii :!a
d i)
~~-a
[a.{j ~
.~ tiI ~
... "" ..
e~ll
-<rnU
-<
~
~~
-<~
s~
""-
50
;>~
..
..5
2f
..
o
""
8
~ '"
~.!2 ..
Q)Q..""a
.. Q.o
-<01-<
_m~
~ 0 t.)
" '" "
~~e
~ '" '"
~~~..:..:
~ c.. c.. ~
2 g.g.~
I-<mrnr
too ~
>.,tI'.ltr./aJ
~~~e
~
....
<:1
=
,.,bJ)
ao:g
,,-
= .-
~ 0
~CO
=-
.- =
o "
~ E
l:l c.
c'S
" <::r
U~
\0
o
o
C:!
""
c;
-
~
-
'"
:::l
'"'
o
o
...
~
~
"
-=
U
-
B
o
c.
E
o
U
"
~
"
f:l~
-<,
i.:N
oeo
""....
=eo
,,0
;>~
o
=@ ~
~ 8
;> ~
-<~
;.;
o
""
=
"
;>
"
"
t'-<
c.
'"
..5
,
...
"1:
"
~
"
"
CO....
i..:1.O
0""
""~
5.0
;>8
-
...
"
,.,
o
co
i..:r-
~s~
=eoeo
"--
;>0-0-
e.
B
=
"
~""
0'"
",,0-
=on
,,""
;>~
~
-<
-=
..
B
..0:
;.;
0.-
""",
5~
;>\0
0- 0-
eo eo
0- 0-
'" on
'"
~
""
0
0 0 0 0 0 0
z z z z z z "'''''''
-0 -0 -0 -0 -0 "'CIr-r-r---
" jl " " " l1.>NNN
C> ~ ~ ~ ~ _0\0\0\
... .g ~~~~
= N N NNN N N NNNN N N 0 &i 0 0 0 C I I I
C> '" '" "''''''' '" '" lr.Ilr)lr.IV) '" '" I.:i I.:i I.:i I.:i I.:i"'''''''
.. 0-.0-. 0\0\0\0\0\ 0\0\0-.0\ 0-. 0-. :I: 8l ~n:l
~ '" '" lrllr.lt()lr'lV) V)V)tr:llr'l '" '" :I: :I: :I: :I: :I:
.. NN NNNNN NNNN N N ~ ~ ~ ~ ~ U\O\"O\O
cz:: CO CO 0000000000 0000000000 CO < 00 CO 00
'" '" Vl tr) V)" V'l V) lr.Ilf)lr)V)lI"'l '" '" '" '"
..
..-
=
OQ
o
..
..
..Q
e
=
;Z;
l.(')tr)V)V)t()I()t()v)V"lV)t()lr.Ilr.I
------------
0000000000000
NNNNNNNNNNNNN
\.0\0\0\0\0\0\0\0\0\0\0\0\0
0000000000066
=g~~~g::~:=s::s::=~
00 lr.I---oo::r 00-00 000000-
oo::roe:l"oo::r~'"d""'d"oo::too::too::toe::too::t'<d""'d"
I I I I I , I I I I I I I
0____00_0000_
S::=S::=5:~::==::==::;
V'lOOO'ONlI"'lOl()V)lf"llr.iO
t-
_0
N
,,0
0-
5~
00
0"0
,,-
00'"
.......
o~
"0
.c_
Uo
'"
o
o
!::!
-
o
-
t-
t-
oO
0-.
CO
'"
==:
~~
NN
--
CO
_0
~~
oN
0'"
" ,
00
g-g
00'"
..."l'
0-
]8
Uo
'"
o
o
S
o
-
'" '"
'" '"
00
0-. 0-.
,,;
U
"
&
o
ooca
olJij..:..:
00:: .s
ran.b~
u=~
~ 6 ll.)
u::EO
ran
~
0-
i..:t'f"'l
o;:b
-e",
00
>2
~oo
ON
,,_0
0'"
=\O~
llJOO
000
asN N
OONN
~"'T
0--
~==
UOO
"''''
00
00
SS
--
--
00
--
CONO
00....'"
~V'id
"'0-.'"
--'"
...
o
'"
'"
" ,.,
lS.U
" S ~
,,8"
g,jl g
"; ~.~
0"1.:i ...
W..:S
,e.'a -a
~ frU":":
J3~e~
_V) .s ~ ~
~'""l1.>"'::'::
a.5Ohg
_ ~ cd..c.
U..lI.:iU
'"
~
"'
U
t..:Nr-
0....0
-eo-._
0"'....
"00
>--
00
NN
,,0
0-
0'"
" ,
00
0-0
"0
00....
..."l'
00
"'"
.c_
UN
'"
o
o
N
;::;
-
o
-
~~
dd
--
NN
Q
.s
J!J
o
"
o
o
~.!IJ ..
0"]
U ~ 0
U~t-
rfj-~
~ g, "
utfo
U
~
U
i.:
.go-.
00-.
,,0
>~
NO
Q5~
ON
0'"
" ,
00
0"0
,,'"
00-
..."l'
0-
]:::
Uo
'"
o
o
!::!
-
-
o
-
00
00
do
'" '"
0.
0-
~.~
...""
o 0
:.a 00
u(i5
::E ...
...<8
ale:..:..:
"" " "'
cd E "0
:s ~f-l
~ E-~
-" "
o;>.c
UOU
-e
"
::E
...
""
-0
Y.",
...'"
0",
-e",
00
"0
>0
N
N"''''
nigg~
uNNt""'l
=\0\0-
CD I I I
=000
C"ooo
Cl,)N-O
r.t:l 0000 0
~'t"1q
uc>o_
]~==
Ulrllt")O
"'''''''
000
000
NNN
:::::::.:::.
---
---
===
0"'0-.
;d~~
-No-.
_ t-
o
o
.co-.
0.....
o=:St-
.- ::I 0
..l""N
, '-
"'0-....
00"
0-........
_",0
"'.... 0
NN~
:;~~
""""...
o"..l
,9 ~ '"0
,., to 0 0::
00_":_
"" rn c.. c:d
~ 0=: S &,
~::S~i:i5
::l I I I
~V)O\O\
l1.>OO"d-
CO'\~l-
C_-n_
Ol/')~O
UNNN
-
l3
=
=
o
U
i.:
o
-e
ii
:>
~
....
<:1
-
'"
o
o
N
;:;;
-
o
~
-
'"
::l
""
o
o
...
""
...
o
"
.c
U
...
"
'S
0.
S
o
U
""
<
..-
...
.(
..-
=
..
e
,.,
=
Q.,
\O\O\O\O\O~\O\O\O\O~\O\O
0000000000000
0000000000000
SSSSSSSSSSSSS
-------------
-------------
0000000000000
-------------
<;::
:;
:>
e
-<
~V"l~rr'll"f'")-rr'l
~~2dci:d~
__ ---V')
0-. '"
t-o-.
cO~
....'"
CO '" 00
~ci~
0-.-'"
....
'"
=
:>
<=
Cl.
.;:
...
'"
..
Q
~
E:~ t
-= a =
4)p,.._Nrr'l4)~..::.::: \Of"--
E "" "" "" U "" Ii! "" ""
d0656.€~~ ~~
e ~.- .-.- = ~ 4) ~ =
~~tdE~=o=-OOrr'l
"" .~ a:; rI':J 00 E -a~ :: -a-a::
~'a e e e 8 8 c-o 8 8'Q)
~cl:iZiZiZ86:c75~6:6:~
'"
...-
... "'
o~
~~
~~
.c "
o.c
,,"U
:>
;z;
..
...
'6
:::
.::;
0-'"
t-....'"
N'"
00
............
00 co co
'" '" '"
__N
"'0'"
...."'00
NN
...."''''
CO co 00
'" '" '"
O_f"--\O
t"")O\ON
\O-t"")N
"l::!"'l"f'")rr'lr-
\0000\0
QOooooO'\
If)lf)\()lr)
0-."'....
"''''t-
0-.....'"
t-"'O
N....'"
0-.0-.0-.
on '" '"
~
B
00
...
a
...
d~
~r.S
uf en ..
gos
~~~
'" ,.,...
t>! g
0J30
o
.c
00
'"
Ol
.c
U
i.:
0",
~~
" "',
>-
c
...
..
~
:;
z
oW
..
..
-<
..
oW
OIl
0 Q
oW
=
..
=
;;:.
OIl
Q.,
-=
:;
=
=
-<
o
..
:=
..
...
~
~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
------------------- -------------------------
1 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 I I I I I I I I I I I
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN
000000000000000000000000000000000000000000000
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~==~~~~==~~~~==============~======
~~~~~~~~~~~~~~~~~~~~~~MM~MMMMMMMMMMMMM~~~~~~~
....
~
~
~
-<
....
<:1
\0
o
o
'"
N
-
-
o
-
~
-
'"
::3
'-
'"
e
~
~
1:l
u
...
"
:;
Co
E
'"
U
~
-<
~~~~~~~~~~o~~~~~~~~~~~~~~~o~~~~~~~~o~~~~~~~
000000000000 000000000000000_00000000-0000000
NNOOOOOOOOOO~OOOOOOOOOOOOOOO~OOOOOOOO~OOOOOOO
M~NNNNNNNNNN NNNNNNNNNNNNNNN-NNNNNNNN NNNNNNN
--~~~~~~~~~~-~~~~~~~~~~~~~~~-~~~~~~~~-~~~~~~~
000000000000000000000000000000000000000000000
OONOOOONNOOOOO_OOOO~OOOOOOOOOOOOOOOOOOOOOOOOO
OO~M---~~O- O-~- NN~NNNNNOO~OOOOOOOOOOOO-OOOO
OO-~~~~--~~~O~-=~~~-~~~~~~~NO~~~~~~~~O~~~~~~~
OO~~~~~~~~~~O~~~~~~~~~~~~~~~O~~~~~~~~O~~~~~~~
I I I I I I I I I I I I I I I I I I J I I J I I I I I I I I I I J I J I I I I I I I I I I
____000__00000-0000-00000------------0--0----
OOOOOOOOO~OO-OOOOOOOOOOOOO-OOOOOOOOOOO-OOMOOOO
___~-------------NN-NNNNN--------------------
OOO~~~~OON~~N~O~~~~O~~~~~OOOOOOOOOOOONOONOOOO
~~~~~~~~~~~~~~~~~~~~~~~~~
0000000000000000000000000
0000000000000000000000000
NNNNNNNNNNNNNNNNNNN,NNNNNN
~~~~~~~~~~~~~~~~~~~~~~~~~
-- - -----------------
-------------------------
0000000000000000000000000
-------------------------
\C~\C\O\C~\O~
00000000
00000000
NNNNNNNN
--------
--------
----------
----------
0000000000
----------
~~\C\C\C~~
0000000
0000000
~~t:!~~t:!t:!
-------
-------
-------
0000000
-------
\0\0\0
000
000
~t:!t::!
---
---
000
---
\0\0
00
00
"''''
~~
,..,-
"''''
:!:!
~~~
C"iC"ir-..:
,.., -
,..,
~MNOOoo::tO\
r_~~\ONf';
o\o\...coONM
\Ooo::t-~~~
~ ~ 0\...
,..,
~N~-N-MN
_~f';t_O'\MOOO
~...c ~oO"')~O
Nt_\Ct_oo::tr_-~
-... r_... _... \0...
---~
on r--
....'"
~O
"''''
00 V')OOOOO 0""" t'<"'l......
;J:d~~~~~::
~t'<"'lr_ NN-
on \0 0
onooo
r---:Or-..:
,..,-
,..,
00 \0
....00
NO
"'-
00
\0\0\0
00 00 00
000
--
r---
00\0
.,.)N
r--",
3~
00 ,..,
",r--
-.i-N
....on
,.., on
,..,'"
",)00
-
.S
oW
Cl.
.;:
..
..,
..
Q
"E~ 66 e slg is 00 oE
~t'<"'l ~-a 8 -a~-a -a~ ~ 8::: NI 011 :z8 c..1
~~ ~ g~ g goo ~ I ~ g~ 8_ E~Q;a::Ua::ct:a::d:::~ I V"l ~~-:;:=o,\S::;:g.!!.E I l:g~ I fO
~8~U~~~.~~~~~~~~~~~~~~~~~~~~ ~~~g~~oo~~~~~~~~~~~
~~~r_~V"l~~~......~~ ~b~.;~~~~NO~~~~~~~~~~r--NN~~O~~N~~
~~~~~~~~~~~=S~U~=~~~~~~oo~-5~--~-N$--~~~~~~~-
.:;:; ~ 00 ~ ~, -0 -0 ",00 ~ - I r--.. ,..J ~ 1 ~ ~ ~ 0 N ~ to ~ M ~ - S .= .S ~ J!3 .:E $ -; fo ~ ~ ~ ~ -:: -... ~ ,..J -:: ~
~;~~~NNOON~~~O~~N~~~-~~~~~~,..J~~~~~~.:E~~~-~~~~~~~
:~-~~__~_~N_e_~_~ _~-----~~~~,..J,..J~,..J.~-W:zS~~~~~~~
~~N>ooN--MU"-onEt- ~> ~~r_~~~O'\~ ~w~~w,,~,..J~~~~~W~c..~~~
~~~S_~~~=~~~~ ~~~~~*a*****~~~~~w" -~-oo ~ ~-~~
....l....l" __-_~ ""'_"'_~""~""""",,...-" ~~~~="::3~~~~~",,
~~.E~-~~~o~~~U~-~~oo~oooooO~r-gc..c..c~P.5~Uk_~O._~~OU...
~~-.~-6S.E~,,5~~~= SC.-.--.-.-.-.-'- ~--~~~ -~~ ~_oC~_-
~~*~~_ ~ ] ]~~<~i~i~~~~~k-~C.C=~~~~c~._~=~ ==
~~~~t~~S~S~~.5~X~ -oo~oo~~~~i]~~i;gj~~~~~=~EEO~~~
ii~E.EE~"E.EiEbE~:=bC===C"E~i"="'''C~,,~ ,,~ ~-"~
___E",,,,,,,~"'=,,~,,-,, ::3::3.U-::3~::3::3::38~~~~:::~>,,~~-~B="'''''~-
rJ'JrJ'J~8~~~~~U~c.. c..Uc..- I 1- J I lr I rJ'JW~UrJ'J=~~ZU~~~X
~~~IN~~I~NN~M~~OOO~- ~NOO'\NOV"l~-t'<"'l-NOO'\OOV"lN~~NV"l~~r_
~~~r_V"lN~O'\~-OO ~~~O~~N~~~~-O~~M-~ __O~~~~OOOO-OO\O~
~~~~~:::~~~~N~~~:::~~~~~~~~~~~~~~~~~~~~~~~fO~~~~~~
oo~oor__..OO~r__..~~M~~~~OOr__..V"l~t_r_~r_oooor_t_~r_t_r_t_r_~~\C~~~~~oo::tM~
NN-~-NN~NNNNNNNNN-NNNNNNNNN-NNNNNNNNNNNNNNNNN
=
Z
..
..
'S
~
-
o
..
...
i
..
~
..
c:::
..
..
..Q
==
=
z
...
...
...
<(
..
...
'"
0 ~
...
=
..
=
~
'"
1:10,
-:::
;;
Q
e
<(
o
~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~~~~~
-------------------------
I I I I.' I I I. I I I I I I I I I I I I I I I I ,
~~~~~~~~~~~~~~~~~~~~~~~~~~
NNNNNNNNNNNNNNNNNNNNNNNNNN
000000000000000-00000000000
~~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~=~~=~~=====~=~=
~~~~~~MM~M~M~MMMMMMMMMMMMM
~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~
NNNNNNNNNNNNNNNNNNN
~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~
I~~~ I~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~
NNNNNNNNNNNNNNNNNN
000000000000000000
~~~~~~~~~~~~~~~~~~
====~~==~==~======
MMMMMMMMMMMMMMMMMM
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~o~~~~~~
0000000000000000000000000000000000000-000000
00000000000000000000000000000000000000000000
NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN~NNNNNN
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
00000000000000000000000000000000000060606060
oooooooooooooooooooooooooooooooooooooooooo~o
oooooOOOOOON~~~~~~~~~~~~~~~~~~~~~~~ooo---~~-
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~-~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
1 I 1 I 1 1 1 I 1 I I I 1 I I 1 I I 1 I I I I I I. I 1 I 1 I 1 I I I I I I I I I 1 I 1 1
__________0__________________________0000-0
00000000000000000000000000000000000000000000
__________N-----------------------------~--
ooooooooooo~oooooooooooooooooooooooooo~~~~o~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
00000000000000000000000000000000000000000000
00000000000000000000000000000000000000000000
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
--- ----------------------------------------
00000000000000000000000000000000000000000000
--- ----------------------------------------
'<' ~ 0 \,C~oo '<' ..., O~-("""l 00 '" '" 0 '<' 00 '<' ..., 00 !:; '" '" 0'> r-- r-- r-- '" 0 '<' ..., 00,<,0 '" 0'> '" ...,
00 00'" QQOOoo 00 <-: OOO\N '" 0'> 00 "': oor--r-- 0'> 0 .,., 0'>'<' '" '" '" .,., 00 .,., '" 0'> 00 ...,"''<' 0 0'> 0'>-
..= ori 00 ddr--:r--: ::; r--:oO~-.i r-: '" N r-: ~v)r--: 00 00 ..= -a -=r--: ~r--:("""l ori ~r--: "d"o\N ~~oO 00 r-: r--:o'
'" 00 "'..., -- '" "'-- 00 '" ..., r-- '" ..., "'..., '" r-- '" '" "'..., "''''''' 00 ..., ..., "''''- "''''00 :! .,.,-
"'. '" .,., '<'. - 00.0'> '<' 00 0'>.-
~ ~ ~ vi'
-
-
.5!
...
c.
';:
...
'"
..
Q
= = =
~ .Et_ Q)~ 10011~IOI ~ IUU ] 0]
:E ~ ~ E'~ ~.g ~ I ~ ~ ~ ~ _ r_ \,c ~ ~ - ;;!; ~ ~ ~ 1 d\ \,c ~ 0\ I 1'- I ~ ~:E c..N ~ ~ c..
~~==~~I~~~U~~~~~~~~~~~~~~~~~~t-~~~~o ~~g~~I~~
~~ ~~r-~Z~~I~--O--oo~-~~~~~~~~~~~- N~.J~~-oo~~~
~ I~ __ N ~ oONOON~N~_NNNr_~~~~~~~~~e--\,C~ t_ ~~I
al~~~-~~~~~~NN-NN-N-N~---N~- -_t_~~~~~ O~ONI~
u~S~~~~~~~~~~~]~~~~~~~~~~~~~~~~~ ;;!;-~~~~~~~~~
,0~~_8~-~~~-0~~cooo~o~o~euo~~~o~ ~aNa_~0-_~~~8
~~-~N.~~~~~~~~~~~~x~X~~U~i~:5~~~~~~-~~~~~~~E~N
__"'_-.=-c..Zil-~~~~~~~~~~~~8~E~ ~~~~i~il---~>=~-
~aoNe~~~.~~N _ _~~~~u_~5X~ ~~c~~~~~~v~ ~
~tac.."'~u=ta~~~~-"'-"'-"'-"'-"'~-"'~~~-~ ~"'~000~~~~~=tail~5>~~~
_~~-~' o~o~~c~~~~~c~=cc~~gg-~~~=~~~vo~~~d~~~M
igllgl~~lu~I~~~~~~~~~~~~~~~~~~g~~gl~~gg~~~~g
~'.c-~~~>vQ)~5 ~___________________ba~>~~"-~_o~O~
_ ~...::.: Q) Q.-~"i::: "0 .G "0 a tI:l ~ ~ ~ r:tI ~ ~ ~ t':l ~ cd cd cd cd t':l cd cd cd cd cd C C - :;"i::: ~~ c.. ~ .:: t:::':: c..
~g~~E~"a~x~~~~i~~ii~i~iiiiiiiiii=~~~.a~g~~~Bi~
u~~~~u~z&:t8~oooooooooooooooooooooooooooooooooooooo88~~~.J~c..~u~c..c..
I I I I I I I I 1 I I
~~~~~r_~~~o~~~~~-r_~~o-~~~O~~~~N
M~~~N~-O~~~~~~~~r_~~~~~~("""l-ON~~-
~N= ~~t_NNNONNt_r_r_ON~~~~NO-~=O\r_
00 ~~~~~~O __~O----~~~N~~O
~~.~oot_r_~r_t_r_~oooooo~~~~~~~r_oooooo~
NNNNN------NNNNNNNNNNNNNNNNNNN
.,.,
~
c..
~
'"
':'1
~
'<'
o
o
~
'"
-
o
~
~
-
.
~
.....
o
o
~
c..
~
"
.c
U
B
=
Q.
E
o
U
c..
-<
0'>0'>
_~~~o
NOONN
O\~\C~~
r---t_r_~t_
N--N-
~~~ON~
~~~oot_
~N~N~~
~~o---
~~~Mr---O
N-NNNN
00 '<' 0'>
r--r--,<,
'<''''0
"'0'>""
0.,.,0
"'~'"
Q
z;
..
...
'is
i:
-
'C
"
~
~
0
0 0 0 0 0 0 0 0
z z z z z z z z
~ ~ ~ ~ ~ ~ ~ ~
" " " " " " " "
.. ~ ~ ~ ~ ~ ~ ~ ~
!:!
.. 0 0 0 <= <= 0 0 0
.. tll tll tll tll tll tll ,tll tll
~ :I:: :I:: :I:: :I:: :I:: :I:: :I:: :I::
~ ~ ~ ~ ~ ~ ~ ~ ~
.., ..,. '" 'C .- 00 ""00 ~oo
N 00 :; 0 N '" NO N:; NO N'C NNN
-- - 0 .., ..0 ..0 n;OC:
.. cuOOO 0 i.i .., ,,- ,,0 "N ,,- ,,00
OM t'f") ("l"l .., "N "0 ".., "N "..,. ,,-- ".., ..,
.. =\0\0\0 '? O'C O'C 5~ iS~ 0- O'C'C O'C'C
..Cl d) I I I " , " . " , " , , " 0 .
e ::::sOOOO =0 =0 =0 =0 =0 =00 =00
C"OOOO O'N 0'- 0'0 0'''' 0'0 0'00 0'00
= CDNM-1o.C "..,. ".., ,,- ,,"" ,,0 ,,-- ,,'C'C
:z: iZlOCOOOO("l') "'- "'- "'.., "'- ",0 "'..,.., "'--
~~~~'"d" ..."i .....,. .....,. .....,. ...9 .....,...,. .....,...,.
I I I I . , . ,
.. 0000- ,,- o~ o~ ,,~ "0 ,,-- "00
... ~oooo "0 "0 "0 "0 "0 "00 ""''''
... N("l"l-- .e_ .e _ .e_ .e_ .e_ .e__ .eNN
-< Utrllrll/')O Uo Uo Uo Uo U'C Uoo UNN
..
..
..
0 Cl \0\0\.0\0 'C 'C 'C 'C 'C 'C'C 'C'C
..
= 0000 0 0 0 0 0 00 00
0000 0 0 0 0 0 00 00
.. NNNN N N C:! C:! C:! ~t:! SS
e :::::::::::::::::. ;::; ;::; --
~ ---- - - :::: - :::: -- --
.. ---- - - - --
Q., 0000 0 0 0 0 :; 00 00
---- - - - - -- --
-= - N"""" "'0 'C 'C '" '" '" '" '" '" 00 00 00 'C 0 0
'" "" 00 .., ON ""'" .-.- '" '" "" "" NN 'C "" 'C '" 0
= 0 \O~N 0.:-= 00 r...:r...: r...:r...: - - 0000 N ~\O N vi
0 00 ..,..,."" ..,- .- .- NN 00 00 r-- .- .., .., ..,. .., r-- .., .-
e .., -N'" -'" "" "" NN ..,...,. N 'C 00 N ..,
-< ..,." ~~ lr)" V)"'
'"
s
~
...
o
"
.e
U
U) tf.l rI) rn
.. .... I..c .....
t2'~~t2
rI'J r/) en en
~ ~ ~ ~
,...,...,...,...
ollollolloll
rn tI:l rI) tr.l
U lU (I) lU
C) 0 c,) U
'E 'E'E 'E
lU QJ CL> lI)
iZliZliZliZl
e.o~ 13"'g ~
u====
c----
tll.o.o.o.o-;
~\O\O\O\Oo
xgggg~
~NNNN~
c----g
OQ.Q.Q.,Q...=
uJ5~~J5u
-
S
:;
Cl.
';::
...
'"
..
Cl
o
N
~
o
o
o
U
;.;
o
"'C----
=lrllOl/')tr)
d:l____
>.0.0.0.0
o
:z:
..
...
'S
~
...
"
a
~
0::
.0
,,'"
.5.,g
en "
" .-
.- ""
;j i;
Q.gj
5...l-
u~!!
,,-2
" "r
=~~
~ C Il)
_".e
U~U
"
e
~
U
w
0.-
-000
<=N
"..,
>00
[0-
~
~
-0
=
~
o
.g
~ ()..
0,,-;
~iijo
U ~~
~ 5 il
~~o
'"
=
<{J
-
.e
U
;.;
o
-0
o
"
>
~
Q.
e
~
'"
-
"
G 0
.56
" "
.:! 5 ..
,g;ES
U oo~
'" 0
2 .~~
- 0 "
8:2:0
.e
Cd
~
=
U
;.;
O'
-000
O'C
"'C
>-
~
Q.
5
0_
U ..
-=
" "
'iii~
~i;".,
"1lo~
00,...
~'2...
Q."o
CD ';j d)
c3~o
...
"
c2
Q.
"
"
00
..0
-'C
Oon
-00
<=-
"0
>-
II
=
""
>>-
o "
.. '"
0..2
50
o ..
uolls
:=-o~
o.g...
~]~
"o.e
O::lU
0'"
0""
iS~
0'-
;.;oll
0..,.
-0",
ON
"..,.
>.-
"
'OJ
~
o
=8
.- cQ.5
~~~
--.,,~
~"Q c..>
0-8".,
:>~e.s
-0 .- ,... 0
g 0': ~ ~
;:: b{) 0 0
a = = lU
aj~e
"
00
o
>
.~ 'C .-
8~~
~;b~
]~~
>~~
= =
"''''
- -
~~
~~
00
--
'C 'C
.., ..,
. ,
'" '"
00
<= 0
o 0
"m ";;
'" '"
" "
- -
..::: g; g;
.~ :: =
.."''''
0.:::: .:::
.&:J._ ._
::~~
'2......
o " "
<00
<=
o
<
..
o
.c
::
o
;.;
ON 'C
-0.-""
0",,,,,
"......
>--
~
...
'"
-
'C
o
o
C:!
N
-
C;
-
~
-
'"
::s
...
o
o
-
~
...
"
"
.e
U
-
.!l
=
Q.
E
o
U
~
<
r-
"
~
c..
0
0 0 0 0 0
z z z z z
.;,; .;,; .;,; .;,; .;,;
.. " " " " "
" :g :g :g :g :g
= .. .. .. .. ..
.. w w w w w
..
~ ::c ::c ::c ::c ::c
.. ~ ~ U ~ ~
=: -<
..
..
..Q
5
"
Z
...,00
a;S:~
"...,on
=\0\0
" , ,
:::00
g-g ~
",on'"
~'7"1
"_0
"oon
-=--
Uo....
.-
"
"
--<
..
.-
0:
OQ
\0 \0
00
00
NN
;::;::::.
--
00
--
.-
=
..
=
~
0:
~
.-
=
"
E
<
o
on
r-:
o
\0
000
000
~o~
oor-on
2N~",
-.;
'0
!-
""
"
"
-=
U
o
.s
~r~JJ
.S:! t<l a
E::c..c..
JS~1;J
~~53
"0.0..00
02.5..:3!-
~ cj c.i-t3
rf.~'~ ~
w~~u
=
.51
.-
=-
.;:
"
'"
..
Q
o
"0
02
"
'i
w
;.;
.g
=
"
>
..., ...,
"''''
on on
........
NN
o
Z
..
...
'S
5
-
~V')l,()anlr)lr:llr)
~Sg~~S~
CJ('f')rf'I('f")~r'f"lf"'j
=\0\0\0\01.0\0
~ I I I I , I
::seocaee
C"oooooo
Q.)t'f"ltr'llOlI"'ltr)lr)
tf.J0'\-- --
~'1,'1"t"1'"t"1
00-- --
.,g:!~s::=::=:
~"d"OOOOO
\C\C\CI.O
0000
0000
NNNN
:::.::::.:::.:::;
----
----
0000
----
\0 \0
00
00
SS
--
00
--
;:::0
D~
"N
=\0
" ,
=0
0'0
,,0
",on
",,1'
,,-
];=:
Uo
\0
o
o
!::!
-
-
-
o
-
00 00
..., ...,
NN
"''''
\0\0
-.;
'E
~
=
.:2~
ca '0 td
.~E-- '0
a~!-
"'.0""
" t! "
:=01$
wc..U
a
'"
.~
w
;.;
0",
"0\0
=...,
"\0
>-
;;s::
,,0
"...,
=\0
" ,
:::0
0'0
,,0
"'\0
",,1'
,,-
"0
-=-
Uo
\0
o
o
!::!
-
-
c;
00
00
~M
00 00
--
Oll
.5
c:;
S
"
0:
" Oll
.:: = ..
!-:=-.;
,," -
_ ~ 0
.aQ.)~
"'0:""
t;; ~ as
.:.- ..:::
~!-U
E;:
'Q
'"
~
ti:
;.;
000
"0....
=N
"...,
>on
~ooan\f)tr)I,()OOOOlr)lt)O
o~~~~~~~SSS=:::S
o___"d"______"'ld"~-
t::\O\O\C \C\C\C\C\C\O--\O
G) I 1 I I I I I I I I I I I
=0000000000000000
C"oooooooooooooooo
Q.)~N_O__"d"Of"'jOOOOf"'jNN
tf.J~N~OM~~~M"d"OO"d"O'\"d"=
~"1"1'1q"1'1"1'1"1"19q"1"1"1"1
CJO_OO__OO_OOOO~OO
]OOOOOOf"'j~e~=:::~~~~
U~O~~OONNON\C\CN~Ntr)
000
ONN
...,00
on--
"9~~
\C\C\C\C\C\C\C\C\C\C\C\C\C
0000000000000
0000000000000
N N N N-N N N N N N N N N
-------------
-------------
-------------
-------------
0000000000000
- - -"- - - - - - - - --
\0\0\0
000
000
~~~
-
---
000
-- -
~
....
':!
-
\0
o
o
~
C;
~
-
'"
::l
....
o
o
~
c..
""
"
"
-=
U
,~
.Bl
:::
Q.
E
o
U
~
0000
OO~~
trid
"l:l"O\('I"')rr)
000
ov-..~
...0"": v-..
...,...,\0
N
'"
...; Q.
",,,,
~oCl
-- '"
asOo
._"~ o':"c
c.. Q.. >-.::
~ rl".Jt:r.l~U
.- --c;-
o~~33>~
..5=~....,""....,""
iOlU~tEcScS
11):'= CJ bOb.ObOb.O
~.g a .5.5.5.5
"- Q....5 a a a a]
:Et...,"O II) II) Q)II) 0
:::0C5:I:::t:I::I:!-
~ 11.> CJ 0 t.> t.)...:a=:
~ "-.;'-'-'-'- "
u'~ ~:g:g:g:g~
wZ...lc..c..c..c..U
~onr-O-N""
u-oo 0'\0\ 0\0\
~~~~~~~
i,.;oooooo
or-r-r-r-r-r---
]0000;;;;
>.Q'Q'Q'Q'Q'Q'
N""
",\0""
...oviN
...,r-r-
-0-....,
~~~;:
l:'f")--"'I:t'
\01:-V1"'d"
..., on...,
oZ~NN
..., N
r- 00
\O~
",on
-N
00 -...,
~r:-.:~
- ...,
~
"
>
o
"0
~
-
Q.
.5
c ""
B "a a
'" %: c..
?: ~CE -€
; :s 0
"0 u~ Z"
a~~ ~e ~s ~
xG)"~ ~~ ~~ ~
~~i ~~g ~~ ~
co.:! ~ "'32- ~VJ=.... u
,g Jl "''' co co ".- " ~<Zl " '" >
s~CJVJ5~~~-~~5~d~~~
! ] .~ =3 i g g ~.~ S =a ~ ~.~ -g.5 ~
~",~co~!-!-~c..",o~co~-<::CU
o
]
1d
~
~
;.;
o
]~~~~~~~~~~~~~~~~
>~~~~~~~~~~~~~~~~
00
"
~
c..
0
0 0 0 0 0 0
z z z z z Z
-i:i -i:i -i:i -i:i -i:i -i:i
" " " " ", "
.. {i {i {i {i {i {i
'"
= 0 0 0 0 0 0
.. ~ ~ ~ ~ ~ ~
..
~ X X X X X X
.. ~ ~ ~ ~ ~ ~
cz::
..
..
..Q
5
=
Z
~ooooooooooooooo
..ONNNNNNNNNNNNOO
~NOOOOOOOOOOOONN
c.lN____________NN
C\O\O\O\O \0\0\0\0\0\0\0\0\0 \0\0
8000000000000000.
C"ooooooooooooo~-
~_N__Or"l"')OQQO("f")O__NO'\O'I
r;n.ooooOOr")l(')f'I"')OOOO("f")I(')MOOOO--
~~~~~~~~~~~~~~~~
0000___00___00__
.,g~~~;:::::e8~;:::;2::~:::=
U~I(')I(')Ooo\O\OOOOI(')~OO
-
'"
'"
-<
..
-
=
OQ
\0\0\0\0\0\0\0\0\0\0\0\0\0\0\0
000000000000000
00000000000,0000
~t:!~t:!t:!t:!t:!t:!t:!t:!t:!t:!t:!t:!t:!
---------------
---------------
---------------
0000000000000010
---------------
-
=
..
=
;:,
=
Q,.
<;::
:;
o
=
-<
"'d"'rf"lQO('f')NOOlnNtrl
C"!-lr'!c:r---~I(')\O\O
('fjM__~_"":NN
_"'d"'NI(')\ONNNN
-
Nt"'--lnt"--\OOOV)
~:~~~::
\Clr)N"l:l"O\~N
- '"
'"
'"
'li
t-
....
-
.S
-
=-
.;:
'"
'"
..
Q
~
~
...
"
"
-=
U
CJ}CJ}CJ}b.DCJ}b.OblJbObIlCOb.Db.O__
].S.5.5.5.5 .5.5.5.5.5.5.5 S S
~ 0 a a a a a a a a a a a a 0 0
.~~~~~~~~~~~~~E~~~
~~UUUUUUUUUUUU~~~
~2~~!~~~~~~~~~22~
~~~~~~~~~~~~~~~-c.l
~ g 'S '2 os 'c '2 'c'c'c'c'c '2'S g 8]
o~~~~~~~~~~~~~~~u
o
~ooo
~-.o'"
~~;;
~ --
0__
-g~~
"--
> -
~~~a;a;:;~:l~~~:!~
_____V)V)V)V)'r)l/"lV)'r)
O'\O'\O'\O'\O'\trll,(')V)tr'lV'llt')V)l,(')
==::==~~~~~~~~
NNNNNNNNNNNNN
00 00 00 00 00 co 00. 00 00 QO 00 00 00
--- --.....------
-------------
::>
Z
..
'"
.;
~
-
t-
",0
tU~
"'"
0-.0
go
0-0
"'"
"''''
..."1
alO
-=~
u....
-.0
o
o
~
~
o
-
NN
~~
'" '"
0-. '"
0"0,,
--
...
c..
~
~
::>
'i
~
><
o
~
~
1::
o
c
U
~
..0 ..
~ta
"...-
.5 ~ ~
l)CQ~
;:; ~ al
OJ,,-=
ozu
"
.g
"
~
o
i..:N
0",
-0....
0",
"",
>t-
00
",,,,
tU~
,,-
0-.0
" ,
,,0
0-0
,,-
"'....
..."1
"0
s'"
UN
'"
o
o
~
Cs
-
00
00
0000
0000
~
o
o
.<;;
~
"
"
gpa
:a';:
5c.S
>~.:.:
~ E S
~~~
"O.,ga..:t:
a g! al
~,,-=
or>::u
.;::
c..
-0
a
o
;.;
c
-0",
Ot-
"t-
>N
'"
",,,,
..0
,,-
"....
0-
" ,
,,0
0-0
,,0
",0
...<f
"0
"0
-=-
U-.o
-.0
o
o
~
-
Cs
-
'" '"
00 00
~~
'" '"
.,., '"
0;
.s
of
"'"
.--
~-
"""
"'-
e's +d
.- ~-
~-~
sc.S ~
~ ., "
a.~ ~
Xf-<U
12
o
~
X
i..:o
.goo
0'"
,,0
>'dl
~o
......
,,0
,,-
0-.0
" ,
00
0'0
,,-
'" 00
..."1
"0
"0
-= -
u'"
-.0
o
o
N
~
-
~
o
-
NN
~~
'" '"
-
"'d''''''d''''
~
E:
"::
"
=
ii
"
<=:
~
~
~
...
ocE1oi
.5tr.l-
~ B ~
.-.- ...
~ ~ al
"'-=-=
xuu
N
~
o
~
~
X
i..:"d"'
0",
-0",
0",
"....
>00
-
....0
..0
"",
"'"
0-.0
" .
,,0
0''''
"N
t/l-
..."1
,,-
"0
-=-
Uo
-.0
o
o
~
~
o
-
o
~
'"
-
"
"
~
bJ)
o
.<;;
~
"
"
e
c..
~
:U
~ ~
~ i!;
~i
" "
xx
~
....
'C!
-
,
-.0
o
o
~
N
~
o
~
-
.,
:.:1
....
o
~
...
"
]
U
...
E
"
e-
o
U
"
o
t/l
~
"
X
;.;
.g
0",
"-.0
>-.0
c..
-<
a-
"
?f
~
0
0 0 0 0 0 0 0 0
;z; ;z; ;z; ;z; ;z; ;z; ;z; ;z;
-i:i -i:i -i:i -i:i -i:i -i:i -i:i -i:i
" " " " " " " "
.. ~ ~ ~ ~ ::E ~ ~ ~
~ "
;; = &J = &J = = = =
... t.:i t.:i t.:i t.:i t.:i t.:i
~ :I: :I: :I: :I: ::c ::c :I: :I:
~ ~ U ~ U ~ ~ ~ U
00( 00( 00(
...
..
..Q
is
=
Z
~~~
,,00
"'" '"
='=''='
" 0 ,
:::00
0"00
",=,,=,
"'--
~........
_ 0 0
"00
""''''
-=NN
UNN
...
"
"
-<
..
...
<=
OQ
'=' '='
00
00
NN
--
--
--
--
00
--
...
=
..
is
;...
<=
Q.,
<;::
:;
~
..(
000
0-
00\0\
"'....a-
N-'"
o
o
or)
-
::: :::
"''''
'3
o
...
....
"
"
-=
U
=:.::::
~~
~~
00
--
'=' '='
'" '"
, ,
'" '"
00
o =
o 0
'00'00
'" '"
..c ~ 12
"0.0.
.;; c.. c..
o =' ::I -a
.5 f:I) CIJ '0
u~=~
:l!::::::~
:;~~,.g
.!;oou
=
:::
::::
.9-
...
"
'"
..
Q
o
-0
o
S
'0
"
:I:
;.;
o
-0
o
"
>
:::
Z
..
"
'S
~
-
'"
....'"
a;g
,,-
='='
go
0"0
,,-
"'''''
...."i
,,-
,.go
Uc
'='
o
o
t:!
-
C3
-
'" '"
~~
'" '"
'" Oi
::0 '0
;; ...
<=
~c~
.::'(; ~
::c~u
"
<=
-=
"'
:i~
t.:~
.g'='
5~
>81
~lrlO
.,00
,,--
".... '"
=-'='
" 0 0
:::00
0"00
"000
"'000
~o....
_ , 0
"00
,.g~:=;
u'=''='
'=''='
00
00
S~
--
--
00
--
.....0.....
0"''''
\O~o
....0'"
--
;z;
:2;
'-
o
-,,0 el
';j
[ ~..:.;
.- u.l cG ~
:::Sil-<O
$~<s...
~o5~
c.23~.,g
::C:2;..JU
$
g
::E
;.;
.gr----t-
c ~.~
"..... .....
>NN
::i!o
Q)~
,,-
='='
" ,
:::0
0"0
"N
",00
...."i
"0
"0
-=N
U'"
'='
o
o
t:!
-
o
-
'" '"
'" '"
0000
'" '"
NN
'"
"
'Oil
o
-0
o
-=
"
~
e
:::
1)
2
gj
<l::
..s
"
~
<l::
.50
~~
-0 _
5g
>0
'='
....'"
08
"'"
='='
" 0
:::0
0"0
,,-
",00
...."i
"0
"0
-=-
u'"
'='
o
o
t:!
C3
-
00
00
~~
'" '"
NN
'"
.!l
-ad
0.-
&5~
.....
o "
'" "
.- -=
:2;u
"
.5
1~ l
" "
~...
c<: S
]~~
5:S '0
su'"
2 - ~
-SQ
.5~O
!;;:'='
O)~
0-
ON
" ,
:::0
0"0
,,0
",0
....9
,,-
"0
-= -
Uo
'='
o
o
S
C3
-
~~
NN
'=' '='
'=''='
S
:::
" 's
'u ~
a~
00
ii:S
~\O_
~gs
oN 0
0"''''
~]~
@Bu
.!;oO
'E
~
"'"
:!~
Oa-
-0 '"
0",
" ,
>:0
00
....0
00
"'"
O'='
" 0
:::0
0"0
",=,
"'-
...."i
"0
~~
UN
'='
o
o
S
-
C3
-
'" '"
........
0000
"''''
--
:::
'"
.:::::
~
~
o
-
'='
";'
'"
o
o
o
'00
'"
"
...
o 0.
o go..:..:
~rnS
-E=~
]~~
00.... g
0"'-=
c<:OU
"
00
o
c<:
o
-=
o
...,
;.;
o
-0
5
>
a-
....00
--
Qioo
""" '"
='=''='
goo
g-g g
"''=''='
~'"1"
,,--
]S:::
UOO
'=' '='
00
00
NN
:::::::.
--
--
00
--
0"''''
C:OOOO
lrlov-i
'=''''
_000
r""l" ~
-0
"
" C
'" t;-
o 00 "
~.5 cG
OU~
u >,.-
(.) g c
acGg~
~ ~ g '0
S:alil'"
00(.- .....
rno.~g
Q:: 0.'--=
...,oo(:2;u
~
....
<:'1
-
'"
~
'"
'"
.5
;.;
o
-0 _
Occ
".....
>-
0..
~
"'
c<:
...,
;.;
OCC....
-o_a-
50-
>&:::&:::
'='
o
o
t:!
N
-
-
o
-
'-'
-
'"
:::3
'-
o
e
~
~
"
-=
U
...
"
;;
0.
S
o
U
~
00(
0
-
~
I>..
0
0 0 0 0 0 0 0 0 0
z z z z z z z z Z
-0 -0 -0 -0 -0 -0 -0 -0 -0
0.> 0.> 0.> 0.> 0.> 0.> 0.> 0.> 0.>
.. :g :g :g :g :g :g :g :g :g
~
~ = '" J3 = = = = = =
tl< tl< tl< tl< tl< tl< tl< tl<
~ :r: :r: :r: :r: :r: :r: :r: :r: :r:
~ U ~ ~ ~ ~ U ~ ~ ~
00( '00(
~o - N 0 :rio ~OOO '" ~::8 ~~ 00
'" '" '" '" '" '"
- -' 0 ..0 --- 0 0
... iDo <i "" <i N 0.>- d)'ooo <i - 0.>00 0.>0 <i N
""" " " N """ U f1"l ('f"l ('f') " .... """"" """ " ....
.. "''-C = '-C ='-C ='-C C\O\O\O =- ='-C'-C ='-C =N
.Q 0.> . 0.> . 0.> . 0.> . lU I I I 0.> . 0.> . . 0.> . 0.> .
e ::>0 ::>0 ::>0 ::>0 ;::.1000 ::>0 ::>00 '::>0 ::>0
0"0 0""" 0"0 0""" C"('f")-N 0"0 0"00 0"0 0"0
= o.>'-C o.>N ,,- 0.>0'> 11.)0'\0\0\ 0.>0 0.>00 o.>'-C 0.>0
Z CI.l- CI.l- CI.l.... CI.l- tZl--- CI.lO CI.l'-C'-C CI.l- CI.lO
...1' ",1' ",1' ",1' ,,::.:::"d""'d""d'" ",9 "'........ ",1' ",9
... . . . . .
"0 ,,- "0 ,,- 0___ "0 ,,-- "0 ,,-
... 0.>", 0.>0 0.>"" 0.>0 11.)000 0.>0 0.>00 0.>"" 0.>0
... -"'N -"- -"'- -"- ..c:___ -"'- -"'-- -"'N -"'-
-< UN Uo UN Uo UOOO U'-C UOO UN Uo
~
<II
0 Q '-C '-C '-C '-C '-C'-C'-C '-C '-C'-C '-C '-C
... 0 0 0 0 000 0 00 0 0
= 0 0 0 0 000 0 00 0 0
.. S S C::' C::' NNN S SS C::' N
e --- ;:;
~ - - - --- - --
<II C; C; - --- C; -- C; C;
:.. 0 0 000 00
- - - --- - -- - -
<::: 0 0 0 0 0 0 0 0 _",,0 .... '-C '-C 000 0 0 0
:; 0 0 00 "" "" '" on ........00 '-C C'!~ 000 0 c:: 0
on on 00 ~ ~ 1J:5....o oO~"": ,.; -- o..,;~ 00 0
0 N N on '" "" "" 00 ""on'-C on '-C'-C ....N'-C ........ '"
e N N -- \Of"'ll.t") on on on N N,
-< - N'
::>
CI.l
-
~
~
o
-
'-C
'"
on
o
=
o
'in
'"
~
""
""
E~]
'" _ 0
~~~
~~ J!
OOU
=
.S
...
co.
'i:
...
'"
..
Q
c
c
..
o
~
...:i
i.:
o
-0
'"
0.>
:>
o
Z
..
...
'0
>
=
-
OJ)
=
VJ '2
~ 'e
DE;;
.. "
coo!
~ft'
= ...
= 0
~~~
~~o
11.)t)~
00.>'"
gpg-g
.5~O
~
ON
gp-
0.>....
...:i'"
"N
5g
-00
59
:>-
0;
-=
8~fJ
'E ~"O
0.>::EE-<
CI.l...'"
f.l-<og
3.9.:
...:i~U
'"
~
o
~
.:l
:<5
o
I>..
;:;
o~
... "
= ~ ..
8.5]
... 0
~~E-
~ ~~
(I,)....~
~~U
0.> 0.> 0.>
II) U' () (,)
.~ 'E 'E 'E
'-' CI,) 0 Q;l
Q.)t/JtZlOCl
en bD 0.0 bJ)
ODCQ::
C .- .- .-
:E \H~-,-,
'= C:3CJ 0 ~
~..Q..Q..Q~
-g = -5 -5 ~
~~~~e
'"
0.>
=
o
0.>
...:i
i.:
0000
"0 \O\Cl \0
=0\0\0\
Q.)ooo
>---
o
CI.l
<>
.5
0.>'
=
:c
1;l
::E
,$2$
o;a~
~I>..",
~gg
:3~o
-
~
~
o
-
'-C
'"
.
'"
o
=
o
'in
'"
~
-""
.~ g.~
g.CI.l ~
]~~
o~'"
il~g
b500
0;
c
c:l
0.> "
]11
~ .~
1;l a
~~
- =
~tZ
= "
OO(~
OJ)
'"
~
1;l
::E...
i-:tr)
0....
-0",
"'0
0.>0
:>0
~
00(
....
'Cl
-
-
'-C
o
o
C::'
N
-
-
o
-
---
-
'"
:3
"-<
o
I:
I>..
...
"
0.>
-'"
U
...
B
o
""
e
o
U
I>..
00(
e:
0.>
r!l
"
"
~'-C
"'-
0""
-000
"'-
"N
:>-
-
'"
0.>
I>..
0.>
0.>
...:i
i.:
o
-0
5
:>
>.~e::
a~~
0..'- .-
g;;-,-,
UOO~
==131S~
oe:;e:;",
-~ssg
j~~e
"
~
..2
::::
:3'"
i..:!::
O'-C
-e",
"0
"0
:>0
o
=
CI.l
-0
=
::>
...:i
i.:
Q
-0
=
"
:>
'"
"
o
...:i
i.:
ON""
-0"'00
=000'>
0.>__
:>........
:::
"
[?f
""
0
0 0
;Z ;Z
.:.:; .:.:;
.. " "
... 1 :g
= =
t til w
~ :I: :I:
~ ~ ~
'"
on on
0; 0
... -
" ....
.. = -
..Q " ,
e 00
0-0
= "0
Z rJ:l0
...."
.... "0
... "0
... ..c-
oo( U\O
..
....
=
0 Q
.... \0
= 0
0
.. S
e
... :::::
=
Q., 0
-
.... 0 "''''
= 0 NN
= 0 0-\0\
0 on ....,....,
=
..(
~
.s
....
Q..
.;:
...
'"
..
Q
o
o
Z
..
...
'S
;.
=
-
..
~
....
"
"
..c
U
u
..s
;:;
"
E",
.~~
r?,"'~ ..
-=ca
=::l-
a.>...~
gcE~
0-",,,
~~1:j
::;E""u
~o~o~oooooo~.oo~ooooo~oooooooooooo~ooo-o
..OOOOOOON"OOOOOOOOOOOOONNNOOOOOOooooooo
a.>~_~N~~~OM~N~~OMMMMM_M___MMMMMMMMNMMMM
Q~-~-~~~-~~-~~-~~~~~-~---~~~~~~~~-~~~~
C~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
a.> I I 1 , 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 I
&ggggggggggggggggggggg~~~ggggggggggggg
a.>MOM_MMMOMM_MM_MMMMMOM~~~MMMMMMMM-MMMM
~~~~M~~~~~~M~~M~~~~~~~---~~~~~~~~M~~~~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
O~_~_~~~_~~_~~_~~~~~_~___~~~~~~~~-~~~~
~ooooooooooooooooooooooooooooooooooooo
u~o~o~~~o~~o~~o~~~~~o~ooo~~~~~~~~o~~~~
\0 \0\0 \0\0 \0 \0 \0\0 \0\0 \0 \0 \0\0 \0\0 \O\O\O~~\O\O\O\O\O\O ~ \,0.\,0 \0\,0\0\0 \0 \0
0 00 00 00 00 00 00 00 00 0000000000000 0 0000 00
0 00 0000 00 00 00 00 00 0000000,000000 0 0000 00
!::! NN NNNN NN NN NN ~~ NN NNNNNNNNNNNNN S NNNN NN
:::::: :::;::::.::::.::::. ::::.::: :::::::. :::::::::. -- ------------- ::::.:::::::.::: :::::::.
-- -------------
--- ---- -- -- -- -- -- ------------- ------ -
----- ------ -- -- --------------- ------ -
00000 00000 0 00 00 ;: 000000000,0,0,00,0, 00,0,0,00 0
----- ----- - -- -- -------------- ------ -
00 r-.... .... N ....- on .... .... on o 'C .... 00 N 00 0-. 'C 'C .... .... on on 00 .... ...., r- :::; N 00 '" 00 .... r-
~ r-o on 0 ON NO 00 - on 0 0.... \0 0 \0 ",on "1 '<l: N 0 0 - on '" "d:t': 00\0 N r- '" ....
on ..;:;~ 00 ...: ~.,.; .,..;r-...: Or--: oOooi ~o 00 00 o'N~N 0 00 0; ...: ori 00 ...c1rl0\ ...; ~o .,; ~.,.; ~
:::; N ",on <;'\0 - -- N - __O"'d" 0 .., on 0 - :! N.... ...., ...., ...., - ....
...., N <;' --- - ...., N - -
,
t ~ t ~ t ~ t t ~ t ~ ~ ~ ~ t t b ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~~~~~~~ ~~~~~~~~ ~~~~
=~===..c~ ==~===== ~55~
-<~-<<-<,,~ -<-<~~-<-<<-< ~--~
-----5- -------- ----
~~~~~~~ ~~~~~~~~ ~~~~
~~~~~~~ ~~~~~~~~ ~~~~
~ ~ ~~~ ~~ ~~ ~~~~~~~ ~~~~~~~~ ~~~~
a a a a a a a a a a a a a a ~ a a a a a a a a a a a a a
"" "" """""" """" """" """"""""""-"" """"""""""~"""" """"""""
~ ~ ~~~ ~5 ~~ ~~~~~~~ ~~~~~~~~ ;~~~
1:: 1:: 1::1::1:: 1::~ 1::1:: t::t::t::t::1::~t:: t::1::1::1::t::1::1::1:: ~~_t::
o 0 000 0 0 0 0 0 0 0 00] 0 0 0 0 0 0 000 000 0
;Z ;Z ;Z;Z;Z ;Z;Z ;Z;Z Z;Z;ZZ;ZrJ:l;Z ;Z;Z;Z;Z;Z;Z;ZZ ;Z;Z;Z;Z
= B = = = = = = = = = = = = = ~ = = = = = = = = = = = = =
o ~ 0 0 0 0 0 0 ._0 ._0 0 0 0 0 0 ~ 0 ~ ~ 0 0 0 0 0 0 0 0 0 0 0 0
ib~ III ii ~~~ijJJJ~j~ ~.JIJJllij iiij
~6~~~~~ oo~ ~oo~~~~~~a~~ ~~~~~~oo~oo oo~oo~
~tUt~tttBtt tt::ltttt~::tt::l :stttttttt bttt
~ >.~ > S > > > ~ > >' > > 00 > > > > > ~ > 00 00 > > > > > > > > > > > >
~oSo oooCJoo.!!3oo_oooooODod8doooooooo.!!3oooo
~1~1~11]61]gl]'~]111]]]~~~il~liliigiil1
~~""-<rJ:l-<~-<u-<-<~~-<""-<-<-<~-<rJ:l-<~u~-<~~~~~~-<~-<~-<~
il
;.
o
-0
~
-
"
;.
o
-0
=
-<
~ ~ -
" '-' "
;. ;. ;.
000
-0-0-0
~~~
- ~
" '-'
;. ,..
o 0
-0 -0
~~
~ -
'-' '-'
;. ;.
o 0
-0 -0
~~
2
-<
....
'71
-
\0
o
o
!::!
N
23
~
-
'"
:::l
...
o
e
""
....
"
1:j
u
-
2
o
Q.
E
o
u
~
=
'-'
"
o
cg
~o
~o
0_
-0\0
=\0
'-'0
>N
Q.
~
-
Q.
~
---
Q. Q. Q.
.5.5.5
Q.Q.
~~
--
Q.Q.
~~
'"
-0
a
=
'-'
::;E
;.;
00
-0_
=\0
'-'0
>-
....
_onoo
ON....,
\0 \0 \0
---
N"'N
r-o
0-
...., ....,
--
o 0
\0 on....
r-ooo
NN....,
o
00....-
t-O\-~
::::NN
~N~O\~N~~~O\OIrlO\O~N O\~O\
"'d"~t-t-N__V"l\Ot-~"'d"V"lO\N\CV"lV"l\C~O\
~~~~~~~~~~~~~~G~~~~~~
\0....
0..,
~"'d""'d"
'"
-
"
~
~
0
0 0 0 0 0 0
:z: :z: :z: ;z :z: :z:
.;; .;; .;; .;; .;; .;;
.. " " " " " .!l
~ ~ ~ ~ ~ or>
... '"
= tii = tii = = tii
.. ~ t.tl t.tl
..
~ :z:: :I: :z:: :z:: :z:: :z::
~ ~ ~ ~ U ~ ~
<
..
-
=
oQ
o
..
..
.Q
e
=
z
-
...
...
-<
OOOlr)lt)l/')OOOOI.t')lt)0
NNNOOOOOOCOOO
_ 0> 0> _ N - r'f') t""l t""l t""l N'- t""l
______l/")V)lt)"l__lt)
'"?'9'9'-?'9'-?'9'T'T'T'9'-?'T
0> 0> 0 0 0> 0',0 0> 0 0 0> 0 0
t"""lOOOOOOOOOOOO
O\O-t""lO-Mt""lt"""lt""l--t""l
--nt""lO'\V)rf")O'\C1\o\O\f'I')r"")0'\
"'d""'d""d""d""'d""d""d""d""'d'''d"-.::r''=:t'''d''
I I I I I I I I I I I I I
___"'d"__"d""d""'d''''d''__oe:t
00010000000000
___\0__\0\0\0\0__\0
OOO"d"OO<o::t"d""'d""'d"'OOoo::t
-
-.o~
uO
0...,
=-.0
" .
,,0
0-0
"0
"'-.0
",'1
0_
]::;
Uo
-.0
o
o
~
-
o
00
~~
,....,....
"
'"
~
" 0.
~~
~~..:..:
'" bll.s
Sj.S ~
d.'lU~
E s g
:2~e
~
~
c
c
:20
t..:::;
00
-0-.0
=0
~2
(Olo
..'"
"...,
0-
=-.0
" ,
,,0
<:>,0
,,-
"'''''
",'"
go
.c~
U",
-.0
o
o
S
-
o
-
00
00
~~
"''''
-5
..
"
:z::
'- -
o '"
~ ~
= "
" 5
fee:
'" ...
0.0
"..
O:U..:..:
S c..!!
000
"'sf-<
~Q.)-5
.5 t;j~
2.Bu
:z::
o
Ci
:z:
2
;.;
o
-0
=
"
>
...,
-.0'"
a;g
0...,
=-.0
" ,
,,0
<:>,0
"...,
"'''''
-,,'1
0...,
~~
u...
-.0
o
o
'"
;::;
-
o
-
00
00
00
00
..., ...,
c
o
.!
'"
il
>
o
_ -0
g~
=~
Q.c
ut::
= 0
.:2 :z:
:; c
=.9:
0_..
~.s]i
s lZl 0
~~f-l
">-,,
= 0 0
= -0 "
.- c...c
2<u
~
U
~
;z
20
t.:N
0-
-00
='"
,,~
>>
...
-.0"'-
a;~~
0......,
c"''''
" , ,
,,00
<:>,00
"...,0
","'0
~1"cr
0__
]:=:8
Uoo
-.0-.0
00
00
SS
--
--
00
--
~~8
v)~a\
"'''''''
I N"N...
--
~ ~
... ...
Q 0
0.0.
" "
ee:ee:
" "
e ~ ~
".c.c
gj r: e
~ ::I =
f-<"''''
,,-.0-.0
'ijOO
Ci5~~.:..:
Cl:S '- .... S
_ ~ Q.) 0
o.c..c~
~ S S-"
= B B 0-
.50.. c..]
2J$J$u
'"
e
t::
'"
~
;.;
o
-0
C
"
>
'" 00
~aaa
c\o\c\o
Q.) I I I
::1000
0"'000
o:u---
tZ)t""lt""lOO
~'1'11"
0__0
~8;2;:
U 0 0 tn-
-.0-.0 -.0
000
000
"'''''''
---
---
---
000
---
00
00
00",)
-...,
...,...,,....
00
00
0\00
""
c = =
.9.9.9
=~td
.::.::.=
'" '" '"
.~.~.~
ee:ee:ee:
Il,) d.'l Q.)"';
ggg:o
<OCl.)d.'lt-
~~~c2~
>:>c==g
c.. 0 0 o..t:::
2uuuu
~
~
2
;.;
o
-0
=
"
>
-.0
-.0'"
u=
0,...
c-
" ,
,,0
gg
"'0
-,,9
00
]8
U-.o
o
""
'"
""
~
'c
~~
- ...
~Ja
.- ...
=]
=9: 0'
-!il~
oiJ
--"
~c3
~
'"
is
f=o
29
i.:V)
~::
5~
>'"
-.0
o
o
~
-
-
-
o
'"
,....
o
-.0
~
<
...
<;1
-
-
-.0
o
o
~
'"
-
o
-
~
~
'"
:::s
'-
o
o
...
~
-"
o
"
.c
U
...
.l:l
"
0.
S
o
U
~
-
=
..
e
;.,
=
Q.
\0\0\0\0\0\0\0\0\0\0\0\0\0
0000000000000
0000000000000
SSSSSSSSSSSSS
---- --------
000000000000"0
-------------
-
5
g
.(
\O~O\~O\-
ON\O~~OO
vi=ovi~l""'ivi
00 0\0\1:""--
...,
_'"
""...
o\N
"'-
...,
'"
t""'lt""'lO("'")1:""--
t""'llr'ltn~~
..o~~Or'l"'lf'f"l
\Ol()OO~'..c~
...
"
>
Q
-0
~
s.. s.. s.. s..
U U U U
;> ;> ;> ;>.
o 0 0 0
""0""0 "0 "'0
~~~~
...
"
>
o
-0
~
~
0.
.5
----
0.0.0.0.
.5.5.5.5
~
0.
.5
-
c
:::
Cl.
.;:
...
'"
..
Q
i iii~ i
~ ~~~~ ~
g ~~ ~~~~ -E
.;; :z: f-< :z::z::z:;z ~
as- ~ [I) 6 ~ 8. 6 5 S 5 ,~
~ .!2''::: E ~".::: ''::: -.= ..::: ~--
~~-s=c..ss.sss.."os-a
a '" 2:'" gj c '" '" '" '" .g a '" ~
f-;.r!d ~ t) ;g'~ ~ ~ ~ i) ~::= t ~
__ [I):> .G ~ :> :> :> :> .....:l "0 ;> ~
~ E u 0 0 0 0 0 0 000
==._ rI) "0 0.. "'0 "0 "0 "0 "0 as- 0 "'0 QJ
,::t5:2~~~~~~~"'~~e
Q
Z
..
...
'c
~
=
-
\OOOI:""--~l()N~r___r___O\O\OO\
OOO~lr'l~l()('r')~NO-\OOO
ooO-N lr'lr___--f'f"llr'l co 00 0
lI"'l \0 \0\0 \0 r___oooo 00 co ClOCO 0\
0\0\0\0\0\0\0\0\0\0\0\0'\0\
'"
-
~
0-
0
0 0 0 0 0 0 0
:z :z :z :z :z :z :z
.;; .;; .;; .;; .;; .;; .;;
.. " " " " " " "
~ :c ~ ~ :c ~ ~
:! .. ..
iil c: c: c: c: c: c: c:
.. ~ ~ ~ ~ ~ ~ ~
.! :I: :I: :I: :I: :I: :I: :I:
~ U ~ ~ U ~ ~ ~
-< -<
..
-
o:l
OQ
o
..
..
.c
E
=
Z
-
...
...
-<
on on
00
-
..,...,.
--
, ,
00
00
00
00
00
, ,
00
00
"''''
~8
,,0
"'"
c:'"
" .
00
c-O
,,0
"''''
...1'
,,-
"0
..c:_
Uo
'"
o
o
'"
:::;
~
-
00
0,0
00
00
"''''
~
"
.::
O~
<.i
..sol!..
",-\13
.!:! 2 0
~f-<:;;
..c:-<"
~?-1!
:Z?-U
:I:
"':z
-<-
:z'
..'"
~..,.
0",
'>0",
"0
"0
?-o
00
",on
o
;;
"'"
,,~
go
c-O
,,-
"'00
...'1
"0
~::
Uon
'"
o
o
~
~
o
-
on on
00 00
lrivi
'" '"
'" '"
~
~
"
<=
'>0
's
o
..c:
-.; "
,,0
.~ Q.
..c: "
,,0
" ~
::?;,,-
"OtdS
a ~ ~
:2.:: ~
t= ~ g
011)"::;::
:ZO:::U
"
"
~
1::
"
:z
i.:
0",
'>0",
50::
?-'"
$0
..0
"",
"'"
,,'"
" ,
00
c-O
"'"
",0-.
...'1
"""
"0
..c:",
U..,.
'"
o
o
~
C;
-
..,...,.
"''''
O'\~
on on
~
"
>
o
'>0
c:
-<
0.
~.s
-...
5 a
Uo-
S..=
5"g
o::::z
a .~
-E1a.:..:
0-"
.0"'-
~~~
..c:>'"
~.g ~
" "..c:
:Z-<U
-e
o
.0
o
'"
"
:z
i.:
0..,.
'>0",
"00
"0-.
?-r-
~Otr)l()V)tr)lt"'lt()
aJ~gggggg
u-------
5'f"7''f'9'f'f'f
:::sooooooo
C"o 0 0 <:> 0 0 0
I1)\OOO-NN-
tn-\OIOt'f"'ll'f100ClO
~"t'"1'"1"1"1'"1"1
tJ_____OO
.,g=:::=::=:=:~:=:
UO~OOOV"ltr)
\0\0\0\0\0\0\0
0000000
0000000
NNNNNNN
:::;;::;:::;::::;:::;::::;::::;
-------
-------
0000000
--..........---
;;~~~
~-.OO~
.......... 00 t'f"'l
000
0-.0-.
No..;
"'0
-
00 on
"'-
r--:~
on '"
'"
-
r-onon
..~"d'
"",,,,
,,--
c:"''''
" , ,
000
c-o 0
,,--
"'..,...,.
~..,...,.
- , ,
"00
""''''
..c:__
U",,,,
"''''
00
00
SS
--
-~
00
--
oon
NO
r:---:lf"i
""on
Nr-
'" '"
" "
o 0
Om 'en
i'l i'l
" "
c: c:
o 0
UU
~ ~
tEr.E:
..ee-a
8~!~
, Q) 1IJ~
'r;; "a ta u
0.. rn rn ll.)
~~~O
'"
0.
rtOtn
..trlN
S~~
'>00-.0-.
;3~~
?-"''''
N
r-on
a.; 8
"'"
,,'"
" ,
00
c-O
"'"
",N
~!
~:=:
Uo
'"
o
o
S
-
-
o
-
on
N
N
o
q
00
~~
00 00
0-.0-.
NN"
;::0
~~
"'"
,,'"
" ,
00
c-O
,,-
"''''
...'1
,,-
~:2
Uo
'"
o
o
~
-
-
o
-
00
~~
"''''
r-r-
ro-)l'f1"'
~
<.i
..s
'"
"
.~
E~
oed
UOo
~V)::
.~ ~ g
d..:s!..c:
E:uu
..,.
~
-
-
=
..
"
>.
o:l
Q.,
'" '"
00
00
SS
--
00
--
en {t:l rn IZl en a:l
.2 .2 .2 .2 .~ .~
-s..Q.."E..c..c..c..
0..0..0..0..0..0..
=' ::'I = ::'I ::'I ::s
tnOOtr.ltr.lOOr/)
....0'0'0'0'0'0
0)0..0..0..0..0..0..
._ Q) Q) 11) 1IJ Q) Q)
'O-aOOOOOO':":
~g.888888~
O"'EEEEEEf-<
88000000-\1
EE~~~~~~1!
OOo-o-o-o-o-o-U
'0
0.-
"0
@~
00-.
..'"
~o
Or-
'>000
"N
"on
?-'"
--
00
00
, .
"''''
r-r-
--
'" '"
<-r-
oo 00
'" '"
on on
'" '"
-'--
0000
0000
I I I t
\0\0\0\0
r-t-["'--.t-
c::i~NN
r-t-r-t---
OOQGl 00 00
l'1"'l t'f"'l r'f'l f'f"l
lrl tr'l V) lr)
l'1"'l r'f') t'f"'l C""'l
"
'"
'C tr.l
e-8
B ';>
c: U
~'"
.:El-.;-a
b.()CC:
'v'~ ~
::c~~
aJ~ t)
.S e ~
o-o-U
OJ)
'il
:I:
"
c:
E;
i.:
o
'>0
c:
"
?-
'"
o
o
~
N
-
C;
-
~
-
'"
:J
....
"
o
~
0-
...
"
~
o
u
:;
0.
S
o
U
f-<
'"
3
0-
i.:
ON
'>0",
"00
"on
?--
c..
-<
";::
;;
=>
"
<
..,."''''
r-o-...,.
a\~..c
"'0-.0-.
"'-..,.
-
.~
-
Cl.
.;::
...
'"
..
Q
o
00",
on 00
""on
.-:::4=1::
;'5'2-
~::> ~
~"r-o
-tS~
~i~
:>o-U
=>
Z
..
...
'S
t
.::;
00
00
, ,
'" 0-.
0-
-on
0-.0-.
..,...,.
on on
....
-
"
fJ'
'"
0
0 0 0 0 0 0 0 0 0
;z: ;z: ;z: ;z: ;z: ;z: ;z: ;z: ;z:
-i:i -i:i -i:i -i:i -i:i -i:i -i:i -i:i -i:i
" " " " " " " " "
.. ~ :g :g :g :g :g :g :g :g
..
= = 0:: 0:: 0:: 0:: ;:: tii tii
.. til III III III III III III
..
~ :I: :I: :I: :I: :I: :I: :I: :I: :I:
~ ~ ~ ~ U ~ ~ ~ ~ ~
<
.B
'"
oQ
o
..
..
..Q
e
=
z
;'!o
~o
"""
;::""
" ,
=0
0-0
,,0
<:11'"
..,.....
,,~
"0
.c_
Uo
'"
<-?:l
4)0
"
;::""
" ,
=0
ffg
<:1100
..,."'1
"0
~~
u""
""
o
o
N
:::
-
o
-
"" ""
--
r---:~
""""
,;
..5
;::
.S:
:;
:9 .~
~ c.. -a
i5 goo
..<:I1E--
'S rJ~
" '" "
J:~c5
..
.;;
~
~~
Ei~
-ON
5Sd!
;>N
""0
<-N
~O
"
"""
~O
0-0
"""
<:11....
..,."l'
"0
"...,
.c_
UN
""
o
o
S
-
2;
-
00
00
r---:r...:
--
,;
..5 ;::
,,"
.~ !a
6 ~-a
<:11 '0
lZl~r-<
s::2~
0:: "
~~O
...
"
<:11
C
'J::
'"
i..:.1..O
0",
-0""
O::N
"N
>N
<-
<-'"
Q:;~
,,-
;::""
" ,
=0
0-0
"N
<:11....
..,.....
~O
.c""
UN
""
o
o
~
2;
"''''
'00
vivo)
00
o...~
--
0.
o
.c
,;<:11
.5 e
.'"
'" ..
stS
0."'_
rnss
]~~
c3~~
e~]
"'o::u
]
=
o
o
...
'"
i..:\Cl
0",
-ON
;::""
"""
;>N
[:::0
asS
,,-
;::""
" ,
=0
0-0
,,""
<:11-
..."l'
,,-
"0
.c_
Uo
""
o
o
N
:::
-
-
o
-
00
'" '"
":;\0
NN
"" ""
Q.
"
o
OIl
0::
'J::
"
"
0::
g 'Oh
- 0::
rA'~]
.Bc.eO
~lZlr-<
O]~
d?3~~
o::...U
o
~
i.:
00
-0_
i)0
;>~
~:=:=
4)00
"""""
0::""""
" , ,
=00
0-00
,,""""
<:11--
~"1"'1
"00
"""""
O~~
"" ""
00
00
NN
::::.:::.
--
--
00
--
<-0<-
00"'''''
NNvi
"'-0
N....<-
= =
<:11<:11
- -
~~
~~
00
.-.-
"" ""
"" ""
, ,
'" '"
00
" ;::
,8.S
'" '"
'" '"
~ e
=g;~
~J5J5-;;
0:::--"0
~~~~
" "
..g~~]
o::OOU
.c
~
0::
~
0::
i.:
o
-0
0::
"
>
o
oo~
DO
"""
"""
go
0-0
"""
<:11'"
..,."l'
"0
.,g~
U....
""
o
o
~
-
o
NN
-ov-i
00
'" '"
.z;
.9-
:;
E--
0::
...l
'"
""
-
o<l
"
-0..(
.l:l
e~
o ..
fr~"';
0.00
"-E--
..5tr.:l~
~.9- ~
...l-.c
o::':U
::.a
...l""
0::0
i..:...!..
.g~
5..b
>0
-
00'"
a;=
"""
5~
=0
o-N
,,'"
<:11-
~!
.,g;=:
Uo
""
o
o
N
:::
-
2;
-
C> 0
00
CICcO
00 00
""""
N
,; ."
..5""
S;
'-E 5
.5'~
[g<:l1
8,g
~]
.~ d 0
i5-e;E--
C.- ~
" '" "
l'r./. C. OJ
o".c
O::O::U
.:;
C'
=
"
~
i.:
o
-0""
=-
"",
;>00
N
00"''''
a;rt");::
,,""....
=""
goo
C'o 0
,,000
<:11000
~"'19
,,00
.c==
U""""
"" ""
00
00
NN
:::.::::.
--
00
--
C> '" '"
"'lOOM
r-triM
NO""
-....'"
~
....
<;l
-
-
"" ""
--
""" ""
=....... ..
-;; '2 '2]
.=::>::> ~
E-----------
-ac.e~~
>. ~ e OJ
~1=1=c5
""
o
o
N
r;;
-
o
-
'-'
-
'"
:3
....
o
e
'"
...
"
l!
U
...
"
:;
0.
E
o
U
-
..
..
<:
-
ij
=
;;,
'"
Q.,
""
o
o
S
-
-
o
1=
-aMM
>, <- <-
ONN
0::0000
., r""'l ("f")
"00
000
]88
>~~
c..
<
"::
;;
~
-<
00
00
00
"" ""
N""N'"
~
.51
-
.S-
..
..
'"
..
Q
'"
...l
-0
=
=
o
0::
S
'"
4l
::.a
.-
';""
..5 a
.'"
'" "
g~
''S ~
...-0
~3]
~~~
.~ ~~
'a~~
cl:::.au
o
Z
..
..
'0
.5
'"
~
'e
c..
i.:
0",
-goo
"0
>-
~
"
l'J'
I'...
0
0 0 0 0 0 0 0 0 0
:z: :z: :z: :z: :z: :z: :z: :z: :z:
-i:i -i:i -i:i -i:i -i:i -i:i -i:i -i:i -i:i
.. " " " " " " " " "
'" ~ ~ ~ ~ ~ ~ ~ ~ ~
= .. .. 6'i .. .. .. .. .. ..
.. ~ ~ ~ ~ ~ ~ ~ ~
..
~ :: :: :: :: :: :: :: :: ::
~ u u u ~ ~ ~ ~ u ~
< < < <
..
-
=
oQ
o
..
..
..Q
5
=
Z
""
00'"
0::
"""
..'"
" ,
",0
0-0
,,00
tf.l00
,.,."1
"0
]:=
u",
~l/'")lr)
iD58
""" ""
.."''''
" , ,
",00
0-00
"""""
tf.l"''''
~-r-r
"00
~::::::
u......
"''''
00
00
~S
--
--
00
--
r-....o
rt"l~rt"l
trioooo:t
...",r-
lI"lO","1..
--
..J
.=]
'" '"
.. 0
8~
,,-
~-e
- ;>
-eai
.::,.,.
Cl..J
c'" E U
~~~
~ ~ :s
.;: :: Cl
-g'C~
~E~
:g'BaiOl
:::2:5~
wl;l""O
1!E =~
o u ::s Q)
~~~B
t::
o
.c
~oo
0"'0
"'01:-:::;
..",,,,
"--
:>00
'"
0000
o~=:
" "'....
.."''''
" , ,
",00
0-00
"....0
tf.l"''''
~"r'1
"0-
]~:::
u...o
"''''
00
00
SS
--
--
00
--
000
0"''''
o-..ci\O
or-r-
"''''00
"':N"'('f')"'
'" oo
,.,.,.,.
'" to to.:.:
01'...1'....\S
'..g s... I-c 0
r:;.;cacSf:-
c~~-t3
.~ .eF .EP ~
tf.ltf.ltf.lU
:s
tf.l
'"
OIl
tii
;.;
o
-0
..
"
:>
00 00
00 00
'" '"
00 00
'"
00'"
~o
,,-
"''''
" ,
,,0
0-0
,,0
tf.l'"
,.,."1
,,-
JS8
Uo
'"
o
o
S
-
;:;
-
00
00
..c..c
"" ""
r-r-
...
"
.c
51
'" ..
..JtoOl
E~o
oouE-<
E"d"~
.5:><: ,.g
tf.l"'U
51
"
..J
'"
o
51r-
.- ""
tf.l...
,-=g
.gt';"
"0
"-
:>0
r-
oo~
00
"""
..'"
" ,
",0
0-'"
,,'"
tf.l-
,.,."1
,,-
~:=:
Uo
'"
o
o
S
-
;:;
00
00
.ntrl
'" '"
"" ....
I'...
..J
-
~ ~
'" ...
.2 ~]
~u~
~B~
Q..'- u
51 ;> "
.- ~..=
tf.ltf.lU
"
"
0.
E
000
t...:0\
o~
5~
:>\0
00
oo~
a.io
"....
..'"
" ,
,,0
0-0
,,0
tf.l'"
,.,."1
,,-
~:::
Uo
'"
o
o
C:'
-
;:;
00
00
00
'" '"
r-r-
..
..J
-e
'"
'"
~
r;-
oo
~
-
~
I'...
" "
'2~
:=..J
U-o
1-0 c o.
B "'0]
0-, 0
::;E"'E-<
U,) ~~
-5 ~ ~
~~6
B
o
:2
.5
fii
;.;
0",
-0",
=",
"""
:>'"
'"
oo~~
a.i--
,,--
"'''''''
" , ,
,,00
g~~
tf.l--
~1""1
,,--
~~8
Uoo
'" '"
00
00
"''''
::::.::::.
--
--
00
--
0........
...or"'1'"
";...or....:
r-or-
OIl
..
'.g
...
o
"
"
o
'"
...
"
-5
E:
Cl
-5-
'8 .~
tf.ll'...
]
~
,.,.
.5 g
...c
I'...U
5;0
""
,,0
"'"
..'"
" ,
,,0
0-0
,,-
tf.l00
,.,."1
alo
.c~
u'"
'"
o
o
S
-
;:;
-
'" '"
~C""!
"''''
~
o
~
"
:z:
oo
~]
eo
-~~
.5 t:r.l ~
~u .c
tf.lI'...U
-""
.. ,
'i:~
~oo
..'"
"'''''
0",
-Or-
=r-
"",
:>0
"'~
Q.)t"l')
"
..'"
" ,
,,0
0-0
,,-
tf.l 00
,.,."1
"0
~::;
u'"
'"
o
o
'"
:::;
;:;
-
o
o
vi
o
"
"
'"
"
...
<!l
'"
oo 0
~u
'.;:l
;::l
l\i
-E:
"
.c
"
tf.l
...
.e
'"
o
'..g
Jo
oo
.~
~
:5
.c
...
"
.c
"
tf.l
;.;
o
-e
'"
"
:>
~
...
<:'1
-
-
'"
o
o
C:'
'"
-
o
~
oo
::l
'-
o
E:
I'...
,.,.
"
"
.c
U
...
"
:;
Q.
51
o
u
,~
-
'"
'"
-<
-:::
;:
=
;:.
=
=-
'"
o
o
S
-
;:;
-
=
=
o
e
-<
'" ....
-
0\0\
"''''
=
.S!
-
Cl.
.;:
'"
'"
..
Q
:::
'"
""
-
'2
;::l
'"
o
~]
o~
tf.l_
~S]
uci:~
~'a~
-5 fr.,g
tf.l~U
o
z;
..
'"
'S
~
.::
~
<
::
u
tf.l
;.;
00
-e""
"''''
"'"
:>'"
...
Cl
-5
's
tf.l
;.;
0", ....
-0",,,,
5:!tr'I
:>--
<.0
-
~
0..
0
0 0 0 0 0 0 0 0
;z; ;z; ;z; ;z; ;z; ;z; ;z; ;z;
-i:i -i:i -i:i -i:i -i:i -i:i -i:i -i:i
" " " " " " " "
.. ~ ~ ~ ~ ~ ~ ~ :E
S:! "
~ = = = = = = = =
t.<l t.<l t.<l t.<l t.<l t.<l t.<l t.<l
~ ::I:: ::I:: ::I:: ::I:: ::I:: ::I:: ::I:: ::I::
.. ~ ~ ~ ~ U ~ ~ ~
a: -<
~o ,., .... on <.0 f;"=too 000 '" 0
",on '" tnOtf)O '" 0 ",on "'0 '"
..0 a;8 0; "d"N"d"N 0; 0 ..0 ~~~~ 0; -
... ,,- NONO N ,,0 "N ....
",., ,,- " ---- " on ",., o~"d""'d" "N "
.. =<.0 =<.0 =\0\0\0\0 = <.0 =<.0 i:NI/')lr'l =<.0 =<.0
.c " , " , (1) I I I I " , " , Q) I I I " , " ,
e =0 =0 ::s0000 =0 =0 ::l000 =0 =0
C"o C"O 0"'0000 ,,"0 ,,"0 0"'000 ,,"0 0-0
= ,,- ,,- Q) ---- ,,- ,,0 llJO\Cl\C ",., ,,-
Z "'.... "'- tn'ld""d""d"oo:::t "'''' '" on rl)O-- "'''' "'-
",'i ",'i ~"'l:t'o:::l"oo:::t"'o:::I" ",'i ",'i ..::.=:Ooo:::t"'"'d" ",'i ","1
.. I I I I ' , ,
"0 ,,- goooo "0 ,,- 00__ ".... ,,-
... "'" "0 ,.c('f"J('f"Jtf')t"l") ]- "0 ]000 "0 "0
... -=- -=- -=- N-- -=<.0 -=-
00( UN Uo UNNNN U;::j Uo Uf'OO U.... Uo
..
..
..
0 ~ <.0 <.0 \0\,0\0\0 <.0 <.0 <.0<.0<.0 <.0 <.0
.. 0 0 0000 0 0 000 0 0
= 0 0 0000 0 0 000 0 0
.. S !:::' NNNN !:::' N NNN S !:::'
= ::;:;:::;;:::;::::. ;::; ::::::::.::::
;:, - ---- - ::::: -- - :::::
.. - Cs ---- - -- Cs -
~ 0 0000 0 0 00 0 :::
- - ---- - - -- - -
<::: 0 00 00 0 0 "'0 or- <.0 00 00 0 00 0 0 0 ....
;; 0 - - 0 0 00'" 00 ,., '" 00 on on 0 00 0 0 0 ,.,
or; or; or; ",; ",; 000 r'vi N =00 ~o\ 0. Ov1 or; r..: r..: ",;
c 0 .... .... - -N NN '" NN NN ,., onN on r- r- '"
= N N .... ....- '" <.0<.0 NN 0 , - 00 - -
-< ..... , ...; -..en ....:;;
"
"
'E
"
'"
C
" '"
E..!l
.:-'0
=::0:
C"bJ)
t.<l 0
-gO_
&'0-6
_::I::E-<
'-~.!:: '"
" "
Co"
J5~D
'"
.~ ~
~~]
'" Co 0
rl)83~
.Ecj~
e-.~ ]
.;s::Eu
'" '"
= =
~.!2 ~.9
.~ ~.~ ~
rn U rI) 0
d) ::= CO =
. () 0 (J 0
~gU5U
~~tSC:~
~ a:; cE a1
(1) rI)'- l'r.l'- ..
2E"Q.Ec..]
._ G,) c. Q) C. 0
~':::=':::::l~
I G,) tT.i Q) ct.:l
O"'ao-ac.i~
~ tr.I l'n r/) U} Q)
~~~~~o
.i
..
Q.
.;:
...
'"
..
Q
0;
~
'"
"
"
-=
U
o
-0
c
i8
=0
",0
i..:~
001')
]~
>8
'"
=
e-
.;son
......
-on
0<.0
-00
=0
"0
:>0
~
o
"
tr.Itr)v)lrltr)
~'"'d"oo::t--
t.:;!::!~~
.,So\Q\\o\o
cNNOO
~~~=::=
......-\0\0\0\0
c
Z
..
...
'is
~
-
=
.g
0:0
~~
o "
o "
O;z;
" '"
~<E:
a ~ ..
000;
.00-
._ 0 ~
u"",
= l1P"
.~ a]
E-<OU
~
a
o
U
E-<
t.:N
ON
-000
=,.,
"<.0
:>N
bJ)
.5
"
"
::E
=
o
.~
" ..
--
" "
b~o
lO." E-<
"''''''''
e ~ g
._ a-=
E-<o..U
"
lO
'"
"
E
E",
'"r-
0",
-0....
=-
~::E
.~~~
g;z;;z;;z;
:...~~--g
eCSa5crl
ottt.:..:
::t ;> ;> ;> .;g
5.g.g.g?:
.- = = =
.-::-<-<-<-t'l
~ooo.,g
~g;~~u
s
o
:a "
e e
E-< "
~~
-0
0000
Q)O\O\O\
>coOOOQ
" "
" "
........
CoCo
'" '"
S.5
,
'"
"
,.
o
-0
=
-<
~
Co
.5
~
0..
~
gz
:" E
::l '''::
C:S";
rl)tZl '0
t t~'
-5~,,~
~] .,g
E-<-<U
'"
"
-=
"
=
"
-
E-<,.,
i.:
or-
-000
c-
~'!;;
\C
o
o
N
-
"
o
a
-.
-
<E:
C
"
E
"
'"
-
=
.0
E
.;)
..go::
~~
.~ .E
]!~
-=
...
"
-0
=
-
E-<
i.:
o
'9
;)
:>
~
....
':'1
=
<.0
o
o
N
N
Cs
~
-
'"
:.::l
'-
o
8
0..
'"
"
"
-=
U
'"
1l
=
Co
E
o
U
0..
-<
r-
-
"
~
c..
0
0 0 0 0 0
;z; ;z; ;z; ;z; ;z;
-i:i -i:i -i:i -i:i -i:i
.. " " " " "
.. ~ ~ ~ ~ ~
= = = = = =
.. ~ ~ ~ ~ ~
..
~ :I: :I: :I: :I: :I:
.. u ~ ~ ~ ~
c=: -<
..
..
.,
5
=
Z
o
;::000000000000
------------
lDOOOOOOOOOOOO
()('f"'lC'f')l""")C'f')MC'f')('f"'lt'f")C'f')C'f')(")t'I'j
C\C\C\O\C\O\C\O\Cl\C\C'..o\O
gooooooo06000
C"O("f")_ooooooooo
lDOO\O\--ON-N-O
t/:l1.t")__OOOOI.t")OOClOOOOOlrl
..:.d "1"t'1 "'1 "'1 "'1'"1 "'1"'1"t"'1
0___00_0000_
~;::;:::=:::::=~::~::=
UooOtr'}I,f)OV)I.t")lr)tr'}O
...
..
..
-(
o
-
o
M
'-0
o
o
o
00....
........
, ,
00
OM
--
"'<'I
..
...
'"
O~
\0\0\0\0\0\0\0\0\0\0\0\0\0
0000000000000
0000000000000
SSSSSSSSSSSSS
-------------
----------.---
0000000000000
-------------
...
=
..
5.
;.,
'"
Q.
...
=
=
o
5
-(
N"':::I"V"lOlrl":::l"Vl
r:-- \0 l""")OO
M"":.nNLrioOoO
0\C'f')('f"'l"d"Mt"""l0
<'I. M
-
MO
00
r...:o\
"'M
-'-0
....
M
o
'"
"d"NMr-
----
O('f"'l("l")M
_r""'lMt'f"l
lrl__N
=
o
:::
c.
.;:
..
:i
~
]
o
f-<
""
o
"
-"
u
=
~
El
.,g'Ooooooooooooo
u~---l:l=J:l:lJ:..bl:l.=..l:-
=======00=====-5
!l8888888888888f-<
o~"E13131313"'g13~131313]-tS
= CD CD CD CD CD CD CD CD CD CD CD CD 0]
.::~~~~~~~~~~~~~U
~o
5
~
o
=
...
f-<
i..:o__OOO\\Cr'f"l"'d"
.g0'\$$":::l" "'d" 0'\0\0'1
fi~oo~~;;;~~
>g8gggg~;
o
Z
..
..
'0
~
.:;
"''-0<'1
'" '" 00
'-0'-0'"
--'"
............
000
M
'-0'-0
'-0'"
M<'I
'" '-0
00
-
eo
<'I
,,0
0-
='-0
" ,
=0
",0
,,-
",00
",,"t
00
"0
-"-
u'"
'-0
o
o
~
-
c;
-
....
'"
0;
<'I
'-0
,.;
MM
"'''1
........
........
<'I
o
'"
u~
o
='-0
g6
",0
,,-
"'M
",,"t
0_
,.g~
Uo
'-0
o
o
~
-
-
-
o
--
0000
~M
MM
o
.E
.;-
...
"
-=
e
~
"
o
a
:>
o
...
~
"
o
a
:>
<.:
0",
"0",
=0
~o
M
eo
va.
0<'1
='-0
" ,
=0
",0
,,<'I
",<'I
",,"t
0_
"0
-"-
Uo
'-0
o
o
S
-
o
-
r-r-
..::for:i-
'"
" ..
"']
] 0
Of-<
>,""
- "
<.!:i "
",-"
"'u
'"
"
o
.;;:
...
"
'"
'"
"
=
~]
~:::
.!::u"a
~uc;
=.bf-<
~.s ~
"C 5 ~
~~e
....
;:000000000
NNN_NNN_N
uooooooooo
(',,)NNNC'f')NNNr'l")N
=\O\O\O\C\C\C\C\C\C
gooooooooo
g"gg~g~~~g~
rJ')1I)\C-\C---\C-
~"'1'"1'"1"i"'1'"1"'1"'1'"1
u_________
.,g ~.:: :: :: ~ :: s:; :: ~
Uooooooooo
\C\C\C\C\C\C\C\C\C
000000000
000000000
NNNNNNNNN
---------
---------
---------
---------
000000000
---------
r- -
r-r-
...0...0
0<'1
M-
<'10
~o
Mor;
MM
<'1<'1
=~~
~...oo'
M"'M
~
....
~
-
'-0
o
o
~
<'I
-
o
-
~
-
"'
:J
....
o
e
c..
""
o
"
-"
u
...
"
:;
0-
S
o
u
c..
-<
""
o
o
~",Oi
CD ='0
.a"f-<
~c..""
-< i g
"'-"-"
~uu
"
=
ai,
-<
'"
~
.t.::N
00
"'=''''
=M
"....
><'1
=
.~
...r-
"'"
::-:~
5~
"000
=",
~~
MOO
OM
l"""ir---:
....'"
CD ~ ~ ~
.~ .E .E .~ ~
ai "8ttt.~
Id-adU~~~ ~
....tf.lr.nr.n>.CDCDO 0
=OOOOQllOllOll '"
CD Q.Co CooS ~ cf c~f '-< 0
E .23 .~ .23 ~ ~ ~ ..c E 0lJ
~QQQgJtototo=ll
",,,,,,, "'0008 to
a ~ ~ ~u ~ ~ ~ OlIO
"".o.o.oo<l.o.o.o=
""'tototooEEE:'=~
Bt-'OO'.:lBBB~~
~~~~] frfrfr~ot>
~c..c..c..c.."'''''''''''
<'I
i~~tl"')~QO\c
~oooooo
~::;:;::;:;::;:;::;:;::;:;::;:;
~999999
.. rf"l ~ r'l") ~ II) 0
"'0 r'l") ~ rf"ll"f") N Ir)
_'"d""'d"'"d"t"--t"--t"--
Cir'l")r'l")r'l")f'l'jt"--t"--
d)~::::~::::~~
>rf"lf'l'jr'l")~l:""'lf'l'j
....<'10
, , ,
000
000
'" '" '"
9Cf9
-<'1M
'" '" '"
r-r-r-
r-r-r-
'" '" '"
-
MMM
~
"
~
""
0
0 0 0 0
z z z Z
-i::i -i::i -i::i -i::i
.. " " " "
:g :g :g :E
~ .,
;; = = = =
.. t,;J t,;J t,;J t,;J
~ :I: :I: :I: :I:
~ ~ ~ ~ u
<
on
::::;
d)lrl
"on
=on
~o
",0
"....,
"'..,.
...."i
"0
.~~
U'"
..
..
.g
:;
Z
-
..
..
-<
..
-
..
Q
-0
o
o
'"
;::;
-
o
-
o
-
=
..
=
~
..
=-
-:::
:;
~
<
..,.
'"
,..:
....,
"t
00
00
0000
r-r-
"
1;j
....
'"
.s
=
.:J
-
CI.
.;:
..
'"
..
Q
]i
~
....
"
"
.c
U
~
"
....l
.....
o
~S-a
1:._ -
.t::: d ~
.c-~
:;;:;;....
E " "
.- ~]
::<:UU
o
E
:2
.s
:E
:;;:
l.:
o
-0
=
"
>
o
Z
..
..
.0
l>-
e
....
-0
00
c;~
"
=-0
" ,
=0
",0
"0
"''''
...."i
,,-
~~
Uo
-0
o
o
~
C
-
::::=:
on on
r- r-
on on
"
"
2
Q.
~'"
~~-a
::Ir;~
~~~
-t:: g g
~i:i:O
t::
~
i..:V)
00
-0",
=-
"0
>-0
r-
0",
e;8
"....,
=-0
80
",0
,,00
'" 00
...."i
alo
.c8
U-o
-0
o
o
~
-
c
00
c:c:
'" '"
r- r-
...., ....,
N"N"'
Q.) '5.
" '"
~ t
= >
EO
=
'a ll.)
~ 1;1
Efr
iil~.:.:
]~.s
,,"E-
o..E;~
...!.. E 0
-a,,]
N~U
~
"
""
~~
N'
t.:.c-,
0",
-0..,.
=....,
"-
>0
00
000
c;~~
""''''
=-0-0
" , ,
= 0 0
",00
,,- '"
",0000
..,...,.
goo
.coo
u;;:;~
-0 -0
00
00
SS
-
--
00
000
-00-0
r--:cir'
-0 '" on
....,-on
..,.
""
=
o
.~
ii'i
c::
:::l
~
.e
~ ~
e e
ogg]
~uuc
.:'\UIUf-i
DO 0"'::':::
00';;: 's; g
.~ as t..c
N",,,,U
t
]>
~~-
~on-o
0..,. 00
-Or-o
= on -0
""'" ..,.
>t,;Jt,;J
..,. 00
r-o
..;-
-
r-:
-0
-
0;
-ti
3~
~2
.... 0
g as
.c.o
U E
~ =
.eZ
-a "a
0'0
E-E-
~
..,.
';)
-
-
-0
o
o
~
'"
c
'-'
~
'"
:::l
.....
o
e
""
....
"
"
.c
U
~
"
:;
Q.
E
o
U
""
<
0)
~
~
0
0 0 0 0
z z z Z
-i::i -i::i -i::i -i::i
... 0) 0) 0) 0)
'" ~ ~ ~ ~
= 0 0 0 0
... ~ ~ ~ ~
..
~ ::c ::c ::c ::c
~ u ~ u u
..:: ..:: ..::
o
~
~"
'~
...
rIl
;.:3
(l)'-+-<
........ 0
~~
~~
~]
(/)u
-s ~
;:ls
o 0..
U S
u 0
~u
~
o
<">
o
-
,
\0
o
o
(::l
<">
"'
.gO
2-
.D--i::i
i..: B
d) .S
"' ~
::>~
o
..
...
.Q
Ei
=
Z
...
'"
~
o
Q~
"0
0\0
0) ,
00
<:>,0
O)N
Cl)N
..."i
,,-
~~
Uo
~
os
~
\0
o
o
N
t:::
-
o
-
...
=
...
Ei
....
~
...
=
"
I:>
Ei
-<
00
00
vi vi
--
~~
tri'lrl"
\0\0
--
=
.51
...
Q.
.;::
'"
'"
...
~
"'\0
~o
Bo
.oN
~I
e:-9..:..:
.-..:: "
~(l.)O
i;~f-I
;;rn~
." 0) 0)
~ii:e
I:>
Z
...
'"
'0
~
=
...
0)
~
~
."
=
..::
;.;
o
."
C
0)
>
MNNNl()NNNl.(')V)V)N
..000"'" 0 0 0 ..... ..... ..... 0
ONNNNNNNNNNN
<'>~"o::T"'d"t'l")"d'''d''''d''(''f')('f''')f<''')''d''
QNNN\ONNN\O\O\ON
o I , I I I I I I I I I
;::::SOOOOOOOOOOO
0"'00000000000
OOOOl()OOO('f')M('f')O
Cl)OOO-OOOO'lO'\O'\O
...OOO"d'OOO"d""",""","O
- I I I I I I I I I I I
(.)000_000_000
200000000""'"""'"0
_NNN_NNN\o__N
Ur---t""--t-ot'-t'--t-v"=:too:::rl:"
\0\0\0\0\0\0\0\0\0\0\0
00000000000
00000000000
c:!~~~t:!r:::!~t:!t:!r:::!t:!
t-r-t-t-t-r---r---r-r---r-r---
.....----------
-----------
00000000000
-----------
000000000000
000000000000
\C"'...o\C5-.o...o...o...od...ooO~
"d'''d'''d'v-.:t''d"''d''''d'''\ol()V)''d"
"'=t _0...
-
- -
~ ~ .Sf 00 rn -e
S ~ ~.9- .9< "ti)
~ gf 8B~~~
.~ .~ a ""g ~ -;; ~ -
o 0 :-E ~u.:l.....:l.....:lt::l
:.<: :.<: >>::: .,,"'~~o
= c:g--a]g~~~.g
::g ",::g ~ .5 0 ~ ~ 0'6 0'6 ~
~ ..:: ~ ..:: gp'E _"' - ..... 0) 0) ~
0) -:S 0 .0 .- " ;l: 00..... > > 0)
"'0 t- '"" ~ "E u ~ .5 - <( <( E;
E...~...R~tI)~~;':;':"'O
uc;n,....,c;n- 0---=
.3t-L1~t-L1~..gp"""'u;g--<.:....:
~ = - c .- ~ W '0 '0 - <<I
oo~ot)~;:;::"'O .o.oa:l'O
Ubb-cabh..oS""a"'"' a~;;:;;:.gf-t
<<I c 0 c:: c:: _VJ - iU "'J .,J._ ...
~ 'Vi 'Vi iU'- ~ "'0 ~ p.. p.. VJ U
o=~ca"'O<<IOt:.=:.=~iU
<=;O)O)O)O)ta.og"oota.o
<l::'<:O:'<:CI)UCl)....::Cf-<f-<~U
.".
o
U
...
o
..::
;.;
o
."
~ooooooooooo
>-NNNNNNNNNNN
lOlOlOl()tr)l()l()l()'OlO'O
<,,>0
..0
0)<">
"".,
=\0
0) ,
;:l0
<:>,0
0)<">
CI)~
..."i
<>0
0)".,
.0_
U.".
\0
o
o
(::l
t-
-
-
o
-
00
00
~M
\0\0
"., ".,
t"--"' r-"
--
~
>,~
ij ;l:
0.1:>
S'g
o 0)
u:;E
iU ><: ..
(,)o"ii
5~o
~~~
;l:0)1l
o <> 0)
t::5..c
..::~U
o
0)
~
;l:
o
~
;.;
o
."".,
C".,
0)\0
>-
"'::I"l()'Ol()N
u88g~
(,)~~~"'::I"
=\O\O\ON
ou I I I I
::sOOOO
0"'0000
OU~~~O
Cl)0\0\0\0
..."'::1""'::1""'::1"0
...... I I I I
~"'::I""'::I""'::I"O
;:::;0000
U-\o\c\cN
-.::t-.::t-.::tr-
\0\0\0\0
0000
0000
NNNN
----
r---r-r-r-
----
----
0000
----
0\0'\0\00l()
\0\0\0'0\0
~~~v-)o\
r-r-r---ooo
___rf')0'\
0\"' 0'\"' 0-."' N"' 0\"'
N.".
00.0
C "
.- .-
"' ~
"' 0)
e s
US
O)"'~
ooij
... :9 _ 1::;>
:.ac:~-ga
d) d) -a o..J
-g 6 .5 ~ -;;;
<_Yl"E-~
0)" ;l: '" gp E
c a:I U._ ou
u"=_VJ"'O
~~ ~e5:
>>::: "'u""';':
c:._ a:I
crB ~ "'0 ~ '0
oO-ij'-f-<
.bVJ~_e...
~->._"'Olu~
= ~ "'0 o:t:: g
0.0 ta 0.0.0
i:llCl)U~~U
~
o
<">
o
\0
o
o
(::l
<">
c
-
~
-
'"
:.:3
""
o
e
~
...
"
0)
.0
U
~
B
o
0.
S
o
U
g
"'
0)
o
o
i:ll
~o" ("P') ('f"'j M "'::I"
_\0\0\0\0
::::NNNN
t)'Ol()l()l()
>rf')('f"'jf"'jf'i")
----
~
'"
"
~
~
0
0 0 0 0 0 0
:z: :z: :z: :z: :z: :z:
-i::i -i::i -i::i -i::i -i::i -i::i
" " " " " "
'" :g :g :g :g :g :g
<.>
C " " " " " "
'" ~ ~ ~ ~ ~ ~
..
~ ::c ::c ::c ::c ::c ::c
~ u u u u u u
~ ~ ~ ~ ~ ~
o
o
..
'"
..Q
5
=
Z
lrllr'lOO
,,000
iU-("lj~
()_lr'llr'l
=\0\01,,0
iU I I I
::sooo
0"000
OOM("f')
CJ:)l/')0\0\
...'<::t"'<::t""d"
- I I I
U_oo
OOtr'l1O
..c___
Uo........
1,0000
..000
OMrf1M
Ulr')V)lf)
C\O\O\O
Q) I I I
:;:1;000
g"~ 8 8
r/.)O'\O\O\
~"1"'t"1
(JaDe
0___
..c("t")('1')M
U"'''''''
'" ""0
000
000
"'''''''
---
r-r-r-
---
---
000
---
00 "'d" '-0 00
-NMt;
oOodr-..:rt)
""' '"
M\OO\O\
\0"" "'d""....."'
-"'....
~ ~
~ 0
ual
",,="
ta~:::E
~-o "
.- 0
~::c~
o"s~
-g............
" = "
:::E 8 8
~ .9-.9-
~ 6- S-
d W w..
ll)"O"O"a
1l.)"'O = C '0
'E:'= 5 g f-c
oC:;Shbh~
~~EE~
Clf-<~~U
"
S
.~
S
"'
Cl
i..:_NN
O!;f")("f')M
"0000000
C("l')C"')('fi
lUM("f')t"l')
>-r-r-r-
r-OOOOlr'lO
..__1-_00_
Cl)OONONO
UMr"i"d"("fi"d"('I')
c\O\OV)\C)tn\O
4.) I I I I I I
::saocaee
C"oooooo
llJC"')M\O\O"'d"M
cnO\O\---O\
~"1'"t'"t"1"'''1
Uoooo-o
Cl)_lrl_'o::t"ON
o:;;:;;~~o:;;
\0\0'\0\0\0\0
000000
000000
t::!t::!~~t::!t:!
r---r---r-t-f-r---
------
------
000000
------
00 '" r-
....r--
~-.::t...o
0\, 0 00
27"'T>
r-oo'<::t"
~OI,()O\
MNoO..o
r-lr'l"o::::l'"OO
MNOO"'d"
M"'''d'''''''<!:T''~'''
00 \f) In N N,N V) lr'l
iLioo~~~oo
UM("i")"'d""d"-V("f'i("l')
5'9~~~~~\lf
::10000000
0"0 "d" 0 0 0 0 0
OMNOOOM('fj
000\-0000\0\
~"1"1'?9cr"1"1
u__ooo__
.,gooooooo
u~o~~~~~
\0\0.\0\0\0\0\0
0000000
0000000
t::!~t::!t::!t::!t:!~
r-r---r-r---r---r-r---
-------
-------
0000000
-------
0'" 0
~0C!1rI
1rI("'jr--:
_ '" 0
r--- 1I1 ("I'")
""'
-
000('1"')0\
Olr'i~~~
a\""":("fjlt)"'d"
\O\OV"'l~O
("'j 0...-...<"'1"
_ _ r-
0-.0'"
~~;::
,,"'....
="'-
" . ,
::100
0-00
",,",0
"'0-.0
~"1q>
""'0
~~;:
u....'"
'" '"
00
00
~~
r- r-
--
--
00
--
0-.00-.
0-. 0-. 00
OM("'j
r-"',,",
0-.0-.0-.
N"'~r--:
'" '"
'"
0-.
-
'It
o ><.-;::"is
c 0 j:l "0
-,J:Q ~ f-<
~ ~.=~
... C) d <.)
u 2 Q."
~~~O
~
~
U
--
;.;
0",,,",
-0",,,,
C""'''"'
"00
>-........
:'2
~~
"""'
='"
" ,
;::l0
0-0
"0
"'0
",,9
,,-
~:=:
Uo
'"
,0
o
t:'
r-
-
-
o
-
00
00
t(")v)
........
,,",',,",
1rI"'v)'
--
~
1::
o
~
'g g
;::l'"
8~
;j~':":
::=:t-5
O~f-<
Q.S""
g B g
o g....=
:::E",u
o
""'
o
-
.....
<.>
<.>
-<
'"
.....
os
Cl
'" '" '"
000
000
~t:!t:!
r-r-r-
---
---
000
---
..=..c..=..s::::"=-5
:; :; :; :; '$ ::s
o 000 0 0
r./'JOOr./'Jr./'lr./'Jr./'l
IZI IZI IZI IZI IZI IZI
~o -0 ~o -0 -Go) -0
:.a:a:a:a:a:a
o..c..o..c..o..c..
o 0 0 0 0 0
e,jOOOOCf.)r./'lCl)CI)
= - -
-:-5oS..s::::.s..=..s::::
~::::I::::I'$:::1:;=":":
fficJj~J5rJj~~~
IZI CI) ~CI) _IZI _IZI _VJ ~
~ ~2 ~2 .~ .2 .~ .~ ~
ti.J::.J::..s::::.J::..J::::..s::::u
::a c.. c.. 0.. c.. 0.. c...,g
::cas~r:i5ar53~u
::c
al
~
::c
;.;
o
]-addddd
u.Q = = c c =
>-t;:t;:t;:t;:t;:t;:
t:;-
o
..=~co
u.- 0 ~
E :9 .C ::c.~ ;>
ll) ~o"""'Sta
S '" ta ~ '<ii'''' '"
B*g~~E~~
.~ ..0 N _ 0 ._8
U-CC: ~- S:I:..g
~Go).og~~c;.fii
Vl IZI S.- _ -~ <:C; .3
<6Bs~]~g"
<<l ::c fr~ ~ ::<: 1:: ~
~-r./'l 0 =--0"'0
~Ea~~~Za
i!:,,<<=<-o:!2oC...l
"' S '" C;:;: -0.8 ,
:r::O~<t:?d~"'O..:..:
d].t<<! g~Vl~.s
,,~~~li: t:;-I:l,,~
C'ao .-uo>oo~
:= ~1n~.t;~.g ~ ~
.- 0 " ta -=.~ C; -a -=
::;:::C...l~::;:::C<l;"'U
-
'"
C
:;;;
~
::c
;.;
o
-0
C
"
>-
=
;::l
o
S:l
"
:::E
;.;
o
-0
Ii
>-
'"
o
o
t:'
""'
-
-
o
~
~
:J
""'
o
o
~
~
""
"
"
-=
U
~
"
"
Q.
S
o
U
~
~
.....
C
'"
5
>>
os
Q.,
.....
C
=
o
5
-<
00 r- '"
addrf1
"'l:t \0 0000
"'l:t("l'")OOO
-:' -:'N'
C
.5:
.....
Q.
.;::
...
'"
'"
Cl
-0
] ~
-0'-
g~
::;:0
, ,
-0-0-0
= " =
;::l ;::l ;::l
000
~ ~ ~
ODODOD
~EgE
;::l~~~
""0"'0""0"'0
e Q.) (l) Q.)
~u::u::u::
-g ."5 ."5 ."5 ..:..:
guuu;g
::frfl"g.~
e.Ci5 cr.; rn ~
_ I I I U
= U U <.) iU
OJ OJ ll) u..c
u~~~u
o
Z
'"
...
'0
;>-
C
....
-0
o
o
::;:
0;
"
U
;.;
o
"'0'1") V) V)
=\0\0\0
>~~~
'"
"
~
Q...
0
0 0 0 0 0 0
z z z z z Z
-i:i -i:i -i:i -i:i -i:i -i:i
" " " " " "
... :0 ~ ~ ~ ~ ~
'"
= '"
0 " " " 0 "
... ~ ~ ~ ~ ~ ~
...
.s= ::c ::c ::c ::c ::c ::c
... ~ u u u u ~
I:.l:: <t: <t: <t: <t:
- N '" .... V) ~O
- 0 _0 - 0 - ~;2 - 0
'" - - - -
... 0; N ,,0 ,,0 0; 00 ,,0 ,,0
"'" "'" "'" " '" '" "'" "'"
... "\0 ,,\0 "\0 0\0\0 "\0 0\0
,!:l " , " , " , " , . " . " ,
8 ;:l0 ;:l0 ;:l0 ;:l00 00 00
0"0 0"0 0"0 0"00 0"0 0"0
= "N "'" "'" ,,\0'" "'" "'"
Z "'00 ",0'> tI.l 0'> ",-0'> tI.lO'> tI.lO'>
...:"1 ...:"1 ...:"1 ...:........ ...:"1 ...:"1
... ' ,
"0 ".... "0 "00 ".... "0
'" "0 "0 ".... "....V) "0 ,,-
'" J::N J::\O J::_ J::N_ J::\O J::_
-< UV) u.... U.... UN.... U.... U....
...
...
OJ
~ \0 \0 \0 \0\0 \0 \0
0 ... 0 0 0 00 0 0
= 0 0 0 00 0 0
... !:::! N !:::! NN !:::! ~
8 t::: --
t- t- t-t- t-
~ - -- - -
OJ - - 23 -- 23 -
Q.o := := 00 0
- -- - -
... \C \0 NN 00 00 \0 00 V) V) - \0
= - - .... .;; NN ~ ~ '" ........ \0 \0 0'> -
= ....; '" 00 0\0\ -- '" 0000 ~~ ..;
0 00 00 0'> 0'> -- ........00 NN '" '" '"
8 0'> 0'> 00 -- NN.... 00 ........ '"
-< ~M tfj"M' ~~oO If''l'' '1)"'0'" ('I"M"' N"("...f' '"
\0 \0 00 '" '" - '" '" -- -
-- ........ 0() V) "l
-
=
.S
...
Cl.
.;:
'"
'"
...
~
'"
"
"
.;;:
...
" "
Oitl.l
~ ...
~ ~
~ "
~~
o
'u 0..
a~]
o " 0
u'<:>f->
oEi...:
... " "
- ;> "
"OJ::
::Ezu
c
~
o
o
,0
U
--
"0
::E'"
.. '"
...'"
000
'00
"0
"0
>0
o
Z
...
'"
'c
;>
=
.....
...
"
;>
o
'0
~
-
c.
.s
...:
a
Q...
..0
1::
o
Z
o
u 0
~ '.g
." U5 "a
- 0;
~~f-t
::@~~
~~e
~
~
,g
::@;;k
j..; c
o "
'0 Ei
5 ~
>Q...
-
tI.l
.9-
:;
f->
"
..:i
0'>
U\O
,,-
:...0(3
Oi "
:<
...
~::o
<-..
lUG:)]
".<:> 0
~rnf-l
..Q c."':
1:;:g
~~o
bJl
"5
"
~
o
Z
;.;
o
'0
o
"
>
""
-
"
"
Ei
~
Q...
'0
;>
CS~
"Q...
~ '"
".8~
~~o
~u~
'2 _ f-t
So ~ ~
g ii'l a.:.;
u=~.g
"~~f->
~~O~
B2~~
~Uf->U
o
u__
~ c:: =
B (l) (l)
" Ei Ei
~ ~ ~
~f:&.t~
]ca-a
>~~
"
bJl
'0
"i:i2
~ ~
5:.0
';:: a
gu
...-
1;; "
o bJl
0'0_
U ,- '"
o~o
sta~
1;;~~
ilal!
~uu
5
f->
'"
0",
l:J""
...
i..: =
o "
'0 Ei
5 ~
>Q...
'0.
Ei
o
Q...
0'>
""
~
o
'"
o
OJ
~
-
o .~
" 0
-::>
.!ion
- 0
" .-
~c.
=> Ei ..
e~]
f->.o
.0'> f->
--"""':
...:_ u
a- "
::E~O
;,;
...:
"
.. "
"..0
~u
""
...: 0
u ...
" "
J::.<:>
U Ei
... 0
.sz
-aca
'0'0
f->f->
\0
o
o
!:::!
'"
-
23
-
~
-
'"
::l
""
o
o
...
Q...
...:
u
"
..0
U
iil
=>
c.
Ei
o
u
a
::E
~ 0
Q) E
~ ;>,
:s~
"'.,
Ii 0
>~
~
o
o
o
@
1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304. (763) 755-5100
FAX (763) 755-8923. WWW.CI.ANDOVER.MN.US
TO: Mayor and Council Members
CC: Jim Dickinson, City Administrator
FROM: David D. Berkowitz, City Engineer
SUBJECT: Award Quote/06-40/Round Lake Boulevard NW & Bunker Lake Boulevard
NW/Traffic Signal Improvements - Engineering
DATE: · October 17, 2006
INTRODUCTION
The City Council is requested to award the quote for traffic signal improvements at Round Lake
BOI.~levard NW & Bunker Lake Boulevard NW, Project 06-40.
DISCUSSION
Quotes were received on October 11, 2006. Quotes received are as follows:
Contractor
Egan McKay Electrical Contractors Inc.
Collins Electrical Construction Company
Granite Ledge Electrical Contractors Inc.
Collins Electrical Systems Inc. (Collisys)
Quote Amount
$12,500.00
$13,440.00
$13,908.00
$14,900.00
$20,100.00
Engineers Estimate
BUDGET IMPACT
The funding will come from the City's Municipal State Aid and a cost share with the City of Anoka.
ACTION REOUlRED
The City Council is requested to approve quotes and award the work to Egan McKay Electrical
Contractors Inc. in the amount of$12,500.00 for Project 06-40 for traffic signal improvements at
Round Lake Boulevard NW & Bunker Lake Boulevard NW.
cc: Craig Gray, Public Works Director, City of Anoka, 2015 1st Avenue N., Anoka, MN 55303
John Gray, SEH
o
o
o
October 11, 2006
RE: Andover, Minnesota
LED Retrofit Project
CSAH 9 (Round Lake Boulevard)
At CSAH 116 (Bunker Lake Boulevard)
City Project No. 06-40
State Aid Project No. 198-020-028
SEH No. A-ANDOV0702.00
Mr. David D. Berkowitz, PE
City Engineer
City of Andover
1685 Crosstown Boulevard NW
Andover, Minnesota 55304
Dear Mr. Berkowitz:
On Wednesday, October 11, 2006, Short Elliott Hendrickson Inc. (SEH) received price quotes for furnishing
and installing LED indications on the inplace traffic signal system at CSAH 9 (Round Lake Boulevard) and
CSAH 116 (Bunker Lake Boulevard). Four (4) contractors were solicited for bids, and four (4) bids were
received. Three (3) of the bids were submitted directly via fax to SEH, with the fourth (Collisys) being
dropped off at the City. Egan McKay Electrical Contractors Inc. was the apparent low bidder. The total bids
and Engineer's estimate are shown below:
1. Egan McKay Electrical Contractors Inc.
2. Collins Electrical Construction Company
3. Granite Ledge Electrical Contractors Inc.
4. Collins Electrical Systems Inc. (Collisys)
Total Bid
$12,500.00
$13,440.00
$13,908.00
$14,900.00
$20,100.00
Engineers Estimate
For your information, the Engineers estimate for this project was compiled by tabulating the amount of
materials and labor needed to complete this work. These quantities were then multiplied by estimated unit
costs for each item, based on recent bid costs and Mn/DOT cost summaries for these items to obtain an
estimate for the project work. The total Engineers estimate of$20,100.00 is the summary of the bid items for
the project work.
Egan McKay Electrical Contractors has a great deal of experience in the construction of traffic signal
systems. Our recent experiences with Egan McKay have been positive, and their work has proven to be
acceptable.
We therefore recommend that the City of Andover award the contract for the LED retrofitting work at CSAH
9/CSAH 116 to Egan McKay Electrical Contractors Inc. in the amount of $12,500.00 for the complete
project work.
o
o
o
Mr. David D. Berkowitz, PE
October 11, 2006
Page 2
Attached is a copy of the three contractor's price quotation submittals that we received, for your information.
Please feel free to contact me at 651.490.2073 if you have any comments or questions on the above
information, or on the project in general.
Please keep me informed as to how the City of Andover wishes to have contract documents prepared for this
work with Egan McKay, should the City elect to proceed with this work. We can assist the City as needed in
submitting documents to Egan McKay for their signature.
Sincerely,
SHORT ELLIOTT HENDRICKSON lNe.
John M. Gray, PE
Project Engineer
jmg
enclosures
c: Craig Gray, City of Anoka
Jane Rose, Anoka County
AI Bradford, Anoka County
s:\ae\a\andover\common\bunker _LED ...,project\recsubl.doc
o
o
o
(j)
1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.CI.ANDOVER.MN.US
TO: Mayor and Councilmembers
CC: Jim Dickinson, City Administrator
FROM: Captain Dave Jenkins - Anoka County Sheriffs Office
SUBJECT: Receive Anoka County Sheriffs Department Monthly Report - Sheriff
DATE: October 17, 2006
INTRODUCTION
Captain Dave Jenkins from the Anoka County Sheriffs Office will be present to provide the
Council and the citizens of Andover with an update on law enforcement activities within the '
City. Attached is a copy of the September 2006 monthly report.
DISCUSSION
To be verbally presented.
ACTION REOUIRED
For Council information.
Respectfully submitted,
Captain Dave Jenkins
Anoka County Sheriff s Office
Attachment: September 2006 Monthly Report
o B. CITY OF ANDOVER -SEPTEMBER, 2006
o
Current Mo. Last Month YTD LAST YTD
Radio Calls 885 1,068 8,766 7,828
Incident 886 1,118 8,096 7,045
Report
Burglaries 7 20 119 88
Thefts 58 579 412
68
Crim.Sex 1 2 16 24
Condo
Assault 12 16 113 136
Dam to Prop. 37 62 386 329
Harr. Comm. 19 13 140 106
Felony Arrests 3 6 73 , 81
Gross Mis. 8 6 53 47
,
Misd. Arrests 47 66 479 499
DUI Arrests 10 11 82 75
Domestic Arr. 7 6 48 57
Warrant Arr. 14 8 119 137
,
Traffic Arr. 135 138 1,241 1,187
DUI OFFENSES:
o
DAY OF Sunday Monday Tuesday Wednesday Thursday Friday Saturday
WEEK:
TIME: 00:56 03:01 20:08 00:37 02:45 01:38
. 22:36 02:15
19:18
21:22
o
o
o
c. CITY OF ANDOVER - SEPTEMBER, 2006
Community Service Officer Report
Current Month Last Month YTD Last YTD
Radio CalIs 143 180 1,466 1,690
Incident Report 83 121 944 1,166
,
Accident Assists 11 20 115 167
Vehicle Lock 28 30 296 308
Out
Extra Patrol 199 156 2,201 1,501
House Checks 2 1 108 73
,
Bus. Checks 29 16 287 427
Animal Compl. 43 59 454 494
Traffic Assist 3 9 80 164
Aids: Agency 178 189 1,641 1,681
Aids: Public 46 38 784 594
Paper Service 0 0 1 12
Inspections 0 0 0 0
Ordinance Viol. 0 1 6 15
ae-
o
o
o
-'=-$.-:
o
o
o
@
1685 CROSSTOWN BOULEVARD N,W, . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . W~", OVER~S.-:>
TO: Mayor and Councilmembers ' -_"'\
CC: Jim Dickinson, City Administrato
Will Neumeister, Community Development Director
FROM: Courtney Bednarz, City Planne~
SUBJECT: Consider Amendment to PUDI Woodland Crossing - Planning
DATE: October 17, 2006
INTRODUCTION
Woodland Development is requesting an amendment to the approved pun to allow more options
for future homeowners.
DISCUSSION
Potential homeowners have expressed interest in options that increase the size of the homes
beyond what was contemplated through the PUD approval process. As a result the typical lot
that was approved with the PUD needs to be modified to reflect the appropriate building size and
applicable setbacks for all of the options that are available. Attachments compare the footprint
of the previous and current typical lot.
Th.e separation between the buildings will be reduced, but each townhome will still be contained
within the approved lot boxes. For townhouse lots that were platted side by side, a fire rating
will need to be added to walls between side by side units as shown in the attached fire rating
graphic. This will be reviewed through the building permit process and applied accordingly.
An optional deck from main floor dinette is also proposed. These decks will cross the lot box
property line and be partially located on the common area of the association. The approved
association documents allow this encroachment onto common areas. This situation is similar to
those encountered with the Townhomes of Woodland Creek and Shadowbrook townhomes.
ACTION REQUESTED
The Council is asked to approve the attached resolution modifying the PUD approval. The
resolution adds the new footprint and options to those previously approved to increase options
for future homeowners.
Attachments
Resolution
Previous Lot Typical
Current Lot Typical
Letter and Attachments from Woodland Development
Cc: Woodland Development 13632 VanBuren Street NE Ham Lake, MN 55304
o
o
o
CITY OF ANDOVER
COUNTYOFANOKA
STATE OF MINNESOTA
RES. NO R
A RESOLUTION AMENDING PLANNED UNIT DEVELOPMENT OF "WOODLAND
CROSSINGS" FOR PROPERTY LOCATED IN SECTION 15, TOWNSHIP 32, RANGE 24,
ANOKA COUNTY, MINNESOTA, DESCRIBED AS;
Lots 1-15, Block 3 Woodland Crossings, Anoka County, Minnesota
WHEREAS, Woodland Development has received approval of aPlanned Unit Development for
Woodland Crossings; and
WHEREAS, Woodland Development has requested an amendment to the approved planned unit
development to allow additional options for the detached townhouses; and
WHEREAS, the proposed amendment will increase the size of the detached townhomes and
increase the previously approved building footprint; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the planned unit development amendment, with the following conditions:
1. The current typical lot, dated October 12, 2006 and stamped received by the City of
Andover on October 12,2006 shall be added to the approved Woodland Crossings
Planned Unit Development as the maximum structure allowed within the Woodland
Crossings PUD.
2. The previously approved lot typical shall serve as the minimum required structure for the
Woodland Crossings PUD.
3. All other aspects of Woodland Crossings shall conform to Preliminary Plat and Planned
Unit Development Resolution R017-06 and Final Plat Resolution R037-06.
Adopted by the City Council of the City of Andover this _ day of
,2006.
CITY OF ANDOVER
ATTEST:
Victoria V olk, City Clerk
Michael R. Gamache, Mayor
-2-
PIfe!v'/6U~ L~-r -r"PIC-Ai.
o TYPICAL TOWNHOME LOT
59.00
r--I--'
I Optiutlai I
, I Porc~/Deckl
44.00
o
o
.'
It)
,,-
o
.
N
l{)
o
l{)
.
LO
N
o
o
.
It)
"
Proposed
Residence 7.
4.0
04.0
l{)
12 CRS. BSMT. N
N
5.83 5 3
o 0 0 .
1 .17 cO cO 24.67 .
59.00
1.0
o
.
o
N
CONC.
CURB
'il
STREET
::::
-
-3~
o
Site Sketch
~
Iff(
~
WOODLAND DEVELOPMENT
f\ECE1VEO
OCT 1 2 2006
CITY OF ANDOVER'
o
lYPICAL HOUSE PLAN
!
N
I
1 INCH = 30 FEET
WOODLAND CROSSINGS
I II Manson
__ , A:s:~f~c.
eMl EngIneers Clnd l.CU'ld Surveyors
3601 lIMrston Ave, I\no1<o., Hlnnesoto. 55303
763"'427-5860 FAX 763-427-0520
Job No.: 844.251EX
o
on II. 2005 - 1*M 1IchIl'-
~__\8<a$1\4ov_
.---"-.- ........_--_..~_.....__._------_._.._--_.j
""., " < t."
. ~ . ",,' '.' ,.
..
o
o
Oi
,
----,-c-
o
o
o
RECEIVED
OCT 1 1 2006
October 9, 2006
CITY OF ANDOVER
Honorable Mayor Mike Gamache
City of Andover
1685 Crosstown Blvd. NW
Andover, MN 55304
Members of the Andover City Council
City of Andover
1685 Crosstown Blvd. NW
Andover, MN 55304
RE: WOODLAND CROSSINGS TOWNHOMES
Dear Mr. Mayor and Council Members,
We have received approval from the City of Andover for the plat of Woodland Crossings. A
portion of the Woodland Crossings plat was approved as a Planned Unit Development which
allowed for the construction of detached town homes. During this approval process, a home
plan was approved by the City Council which is our plan called 'The Masters' with an
attached 2112 car garage (see attached Exhibit A).
We have now begun the process of selling of our town home units. We have found a niche
market with a group of clients that are interested in increasing the size of the garage. We
have worked on a plan that we have found to be acceptable to the prospective clients. This
includes changing the garage from a 2:1j2 to a 3 car garage and adding approximately 7' to
the width of the home. We have attached a survey showing what this would look like on the
lot (see attached Exhibit B). I have also attached a plan (see attached Exhibit C) which is the
current plan proposed to go on Lot 9, Block 1, Townhomes of Woodland Crossings. The
purchase agreement is contingent upon approval by the City of Andover for this change.
We understand if this is permitted a modification would need to be made to our agreement.
In the modification we are asking that the original approved plan be our minimum standard
town home and that the request before you tonight be the maximum size town home we
would build. We are requesting that this amendment be made to the Planned Unit
Development portion of Woodland Crossings.
13632 Van Buren St. NE
-s--
Ham Lake, Minnesota 55304 (763) 427-7500
vVww. \voocllancldevelopmentcorp, con1
FAX: (763) 427-0192
o
o
o
October 9, 2006
Page 2
I have also attached a detail, subject to the approval of the Building Inspector, for creating
the necessary one hour wall rating between the units (see attached Exhibit D). We believe
this would be required by code and the City of Andover and would be included as part of the
construction of the town homes if so approved. We would permit the maximum building
allowed on house pads 7 and 8, 13 and 14, or 11 and 12 (see attached Exhibit E). One pad
would be our standard and the other pad would be allowed the proposed 3 car garage
option.
We believe this request is not detrimental to the City of Andover nor to the Townhomes of
Woodland Crossings. This request will assist in the sale of these town homes as we have two
other sales pending the outcome of this meeting. Our request is to increase the size and the
price of the townhome and not downsize. We believe the City of Andover would find this very
beneficial. Most of our clients are empty-nesters and generally not a part of the normal
morning and evening commuter traffic. We hope you find this acceptable and vote in favor
of this change. '
We look forward to working with the City of Andover on this project and thank you in advance
for your consideration.
D. Westlund
dent
sll
Attachments
cc: Courtney Bednarz, City Planner, City of Andover
Don Olson, Building Official, City of Andover
-c-
.-l
b
b
co
>-<
:c
X
w
z
o
i=o
.,
~'i
... .
w~
~Iii
.~
~ll
z
o
i=.
~1
WT
... .
W~
1-.
J:~
~ll
z
o
i=
<(
>.
w )>>
..J -
ill .
...
I- :>
z ..
o !:I
II! <(
IL M
z
o
i=b
<Co
>';
~~
w -
I-ii
..:i
W u
",OJ
! \
i
,
~
I
-7-
EXHIBIT A
Page 2
;~:'-:,J"
G
--~-----
---'----~~.-- -- ~---- -
OPT DECK
OPTIONAL
PORCH
WIC
'LAUN
DINING
'"
','
" '
-:-'
",-':"==,'-."'-==
.n._'...--...--_"._.....
.___'__'_ __ r = = = = = _ 1.__
,
,
,
,
~~-----_--___---J.
MASTER
BEDROOM
,i
.~
DEN/BEDROOM
, LIVING AREA
~.,
-,
------
.-- -----. ~- - ---
, ,
,
MSTR
BATH
",--
o
-_:'-"-_1--'-'. '
--.,'---
--. .
----
[',"',",'/,
. .~
! .
ui
/
KITCHEN
GARAGE
/
DiNETTE
-'::-==::::::-===-::::-"':=','::'.-==--:-:=-':'--:- _::=--:-~.-=---=-==~-::
o
--_...:.:_:.::..-~
---------- -----..--------_:~~.::::....-_-
----------
------------
::ip~ ;=LO,OR ?L;~?',{
..-0'_
... -..-D.'...--_._._.,-_.--~_.__._ -,_,___.__
EXHIBIT A
Page 3
o
;ill
'::,
.:~
;ill
"'-...;
........;
~,
(OPTIONAL
DECK ABOVE)
(OPTIONAL
PORCH ABOVE)
~!
~:
-,
,
I
I
..., .-"
-.J
..'.-:' ........,
'1-~ -'J
J.
"
"";';1
)
..:,;...
,-~--_..,
,
.~~! ".;'
..----.
FAMIL Y ROOM
~
I
I
I
"-.,
~'
"
: ~
I;
GUEST
BEDROOM
..-
OPT HOBBY
ROOM
!:
. ~
" ~
u
u
u
u
: == = = == =: == ==:~-"
/-----'~
:,!i
'.:...--;-.......:....-.'.
o
W.I.C.
STORAGE BATH'--::"
'" ~>.
;'7.-::-,c"..c~=.-~~..:.:...... 7';:.> ./~.
. "'''_ . :'-~--~'--iC-S:-
..---. ;:-- \.~~) :.....
I
, I
i!
UNEXCAVATED
-'i
--------.-
----------
MECHANICAL
,...-.....
o
.)~ n ! ! ; F r,,'~ ! ~ '\ f;-- r
_,-," __ . -.... .==C ~- Cb
::::::> i -^- 1',,!
I oO:=..~I''!.
-q"-
_..___l_.'._ _.....__._.____.
o
EXHIBIT C
Page 1
III
.-
t:
m
,,~
~<<
>~ W~.
. 114
, ^ .
------------
.
. rr==Il ;~
~ "
. .. :1 ~ . ~ 1
~ ~ ~ "
, ~
~ T~ = '
N '\ . r::
L'=== ,.~
..----------- L:
. rn !I c!:> ,\1 r ~
-
,~ (j ; ~
. ltOOaOLS...._ ~ ~ .' .
. n ~;: .\~ i ~
i "==0 . . c-
o ~ :0 ~ .',
i ~ 100 'a'A ,- Ii
. ,
, .
. r-, . ~ .I !
~~ . ,-~ , m ~
I " !
. ~! ~ ;;) .~
~ "
~ .~ .~ l ~r I "
,
. ,~ ~ "t1t-..11I- -El Vir "
:Y'; ;=r IhS 'I
o[ , . .
; , ~ I 4
.'~ ~l liJT~ ~ I "
..~ .'~ I; , ~ 11 OOL-
~ I J!C]
- ---------- .. N S! <'II
, ;1 G" -. , ~ I
~~- .-. I 'I
~~,4 TIIID lrii 0-':
I b H .~' 2}
1 00 ~ ~V ~
.. , . 111\11 1\ ~ ~
, \
l .~ ", )'w:T ~
Ro k:L1-' -, ..-
nil II r-,1 0~
= If--- ---"",.~ -
, ,:>-()
1 =~ ~ "!:
, :.~~ ~~
~,:,iI<" "',,\'1 ~ \ .,
~: ,v I ~.
.. I' ,~ ~
, ~r-':F 1=\ : ..g~ ,
I' ~;~
.J..! i /,.. \
-I-j;g-- \ i~~ ~-
'I' II \ '0' -~~ ,
~,~ ::. '-.,; II ~-<T' ~ 0_ _TAY ~ , ~.~
., -
. N~=~- "f+~5O~:~ ~
..n ,I \ -- '7;:+-- - roo, 'I
1-' '- ::.--
671" ,j"" ',", ~~~/:
RQ. ~-Q ,
~. "C-<JIIT I I I I
. ~~ ..
,~
~ ..
.
2"-11'"
"~ 'H
K3
~~
0% ~"'-C- 1('-<7
<"
"'
15
%
..-
~8
0"
.~
~
%
-10-
!!I~IIII ~
ElIO F'LAN FOR. ,
Tot'l t: PAT BREMIC
!'TREEn
AIIDOVEIl. IfIl SOOi
LOT t eLK
WOODLANQ CR05SlNCi
WOODLAND DEVELOPIlENT CORP
121'3:2 VAN BURel 5TREET. "IE
HAM I.AKe. MN 5530.
....-....-........,.,.,."...........-...,.".
fP~~Ye\.~r~~
::o:=.~="""r--
o
o
o
L
EXHIBIT C
Page 2
o
~~.
r~ ~~
0 I, IU
m "
<P
(i ~
z
4
,
~.l U-' ,
II
,-l---
"
"
"
"
"
~ :
run_ -- ,--;
, .
~
,
~
;:
.
.
I
f! 1- - - - -::1
'w :; I
!I ::1
1118 ~ i: I
IL. It I
I,,}. ~ ~,:~
Ii ' ~
if-i- /,'
ii .:
I' '.
1,1,- Fii
li<D V
0~
i~D
~;
!
1
.
<\
~'~
1 ~ "-0' ,q'-o'
II I
~ I
.'
q
~'- I -I
I
I
, I
~ . I
.. I ~
q I
I
I
I
I
I
c-._
: ("'" -
..?iT"}h.\'\ IIIII IT ,
<-i~,':--!A~II 1<\
1
~
rr1
--_.......__.._.....~
'-I'
I
I
I
I
I
(tj) 4
I
I
I
I
I
I
~ s ~ sss s s s ~ s iiI\,
-,'
I
.
I
.
~:.i :
o (~) ~
.
I
.
.
.
I
.-.-\
,
4
"-
.
.."
vv
()~
~fill ~~i
~< 1:1 OJ ')
(I I 'L I
_~_ < : L-JI~ :1
4 ~
I~
~-~
1]'''''''' 7~
3~~ m
~;zm IJI
~gffl t
,-IZ rn
-:i5~ :I
q;z:_ ~
.. ..
.-
l>
;z:
$O'-~'
''''-0'
-//-
!11~11111 ~
BID PLAN. FOR ,
DETACHED TOIiMHOI'm
'STREET>
ANDOVER. I1N SS!04
LOT I BLK
lllOOOlAMO GROSSING
WOODLAND DEVELOPllIENT CORP
fZ,,!o:z VAN Bl,JREN STREET. NE
HAM LAKE:. I"lN 5SW4
~~~_......"",-q....
,,",,_~~TC:"""""'TlC<I
MO~"""IISCD"__
00'...._
o
~
o
iii:
ftj
::I
dl
W
o
0%;;;
lll<oo
::J-I%~
-10..<<
~ ~ ~'~ ~
Wo<1-
OW~-I~
g!b~~\:J
:1:% "'%
,l-cI)lLw~
"< 0 cI) 0
~ W -I ::J ..,
O~-IOO
%<<:1:<
o
"
%
~ IU
% 0
IU ;;;
> cI)
C>.:f
%1-1-
"iL"
~IL%
000
zcl)-I
*z<
*-
J:
:z: W:J
- 1Ii::Z:
j!:~O oii~
L_U
:i~~lll:;i~
iil:!O"L
iii: -< :z::z: ~
!!IWI- w31-
~I-~~ 1Ii:-<ii:
:J:SWI-L
8l5~ ~~g
o
~J2--
d)
r-
-
%
::J
..Jffi
..JW
<(3
3r-
OW
%10
<(...1
W<(
>r-
<(W
WO
o
o
o
I
,j
,I
I
,
.~
.1
~
i
EXHIBIT E
LOT EXHIBIT
..
:~~
'" ~
WOODLAND DEVELOPMENT
0) '"
r>
WOODLAND CROSSINGS (TOWNHOMES)
;--r--1
- ,
I
I
I
.._____J
--- --,
I
,
,
,
I
I
___ __J
--- --,
I :
I
I
I
I
.. - --,
,
I
I :
I
,
,__ __J
- ,
,
,
I
I
I :
______J
-or -)
.__ __J
:5
!
N
I
1 INCH = 100 FEET
15
U'GENII
ra..nJU.aASDItNr
F;!l.C"FUI.l.~'lc,:;,:':::ur
.=..~ClItC1fJ<<
~~.. SP\.ITI'.!U:OOT
.....Iol...y~,cCffl)>r.:.ll'oa:
/ I
~1-r~WJ'~..:!oll
1~~r
I U_J "Lj I
-----
---
.:2
--.=--=....=...=.,.=_...u.
....... __'.~~cc- _ __"'__~"'='_.' ~'~''''_'.=><- .=-<_ _. .........~._
----'---- ~--;;=.--=.,- ---..- -=-~-= "'-~.."..,.--..."..~.. ? -"'".<<-
'-', /
.... .~
~
j
j
- --"'c==:=-:!~ - ''''==-_-c====-==-':==o;=,2,:1",C!O",=~~~~J
..._..........._...__....__...._.,.._...,-,_...__._.....m._. . _.._.n__........
-- --.-__ _._ .... ._~ c_ __'__ _. _._______.__.__ __ _.__~_._
o
o
@
1685 CROSSTOWN BOULEVARD N.W. . ANDOVER, MINNESOTA 55304. (763) 755-5100
FAX (763) 755-8923 . WWW.C1.ANDOVER.MN.US
TO:
Mayor and Councilmembers
~
CC: Jim Dickinson, City Administrator
Will Neumeister, Community Develop
FROM: Andy Cross, Associate Planner AD€.
SUBJECT: Consider Lot Split/l 3423 Crooked Lake Boulevard - Planning
DATE: October 17,2006
INTRODUCTION
Dennis Steinlicht has applied to split his property along Crooked Lake Boulevard into two urban
residential lots. The existing house, built in 1946, would be removed and two new houses built
on the lots.
DISCUSSION
As proposed, this lot split will require two separate variances to the City Code. The attached
survey illustrates the proposed lot split. Lot details are shown in the table below:
R-4 I
Requirements Parcel A (corner lot) Parcel B
Lot Width 80 feet! 100 feet 84.92 feet 80 feet
( comerlot)
Lot Depth 130 feet 134.90 feet 134.87 feet.
Lot Area 11,400 sq. ft. 11,392 sq. ft. 10,800sq. ft.
Lot Dimensions
The variances will be required for Parcel A, which has two deficiencies. It is located on the
comer of 134th Avenue and Crooked Lake Boulevard, so it requires a width of 100 feet. The
applicant is proposing a width of 84.92 feet, so a 15.08-foot variance would be required. Parcel
A is 11,392 square feet, eight square feet short of the minimum lot size requirement of 11,400
square feet, so an eight-foot variance would be required for that. A letter from the applicant is
attached supplying his proposed findings for the variances.
o
Parcel B complies with the City Code and would not require any variances. Chapter 12-3-5-A
states if two lot minimum requirements are met, then the third must have at least 90% of the
requirement to
o
o
o
o
o
o
comply. Parcel A's width and depth meet Code and its lot area exceeds 90% of 11,400 square
feet.
Easements
Ten-foot drainage and utility easements already exist around the perimeter of the existing
property. Separate easement documents will be necessary to establish the standard five-foot
drainage and utility easements along both sides of the new property line.
Utilities
The existing house is connected to the City sewer and water system. The existing sewer
connection can serve Parcel B, but a new sewer connection will be required to serve Parcel A.
All costs associated with the new sewer connection will be charged to the property owner.
Both properties will be required to connect to City water at the applicant's expense. A water
stub was built in 1995 on Crooked Lake Boulevard to serve this property. It can serve Parcel A,
but Parcel B will require a new water connection.
Trail Fee
A Trail fee in the amount of$590 will be required for the new property.
Park Dedication
A Park Dedication fee will be required for the new property in the amount of $2,425.
Access
The access for both proposed lots would be off 134th Avenue NW. The existing driveway to
Crooked Lake Boulevard would be eliminated.
Planning Commission Recommendation
The Planning Commission voted 4-3 not to recommend approval of this lot split. Several of the
planning commissioners felt the hardships presented by the applicant were not sufficient to
warrant a variance from the Code, especially given that one lot only complied with 90% of the
required lot size.
ACTION REOUIRED
The City Council is asked to approve or deny this lot split based on the variance requests.
Resolutions for either decision have been included with this report. In the event the Council
wants to grant approval, space has been included on that resolution to list the hardship.
Respectfully submitted,
Attachments
Resolution of Approval
Resolution of Denial
Location Map
Certificate of Survey
Letter from Applicant
Planning Commission Minutes
~~
Andy Cross
Associate Planner
Cc: Dennis Steinlicht, 2766 133rd Lane NW, Andover, MN 55304
-2--
o
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO.
A RESOLUTION APPROVING THE LOT SPLIT REQUEST FOR DENNIS STEINLICHT TO
SUBDIVIDE INTO TWO PARCELS PROPERTY LOCATED AT 13423 CROOKED LAKE
BOULEVARD NW (33-32-24-43-0047) LEGALLY AND DESCRIBED AS:
That part of Lot 1, Block 2 EAST BROOK TERRACE, according to the recorded plat thereof,
Anoka County, Minnesota, lying west of the east 95 feet thereof.
To be divided into properties to be described as;
PARCEL A: That part of Lot 1, Block 2 EAST BROOK TERRACE, according to the recorded
plat thereof, Anoka County, Minnesota, lying west ofthe east 175.00 feet thereof.
PARCEL B: The west 80.00 feet of the east 175.00 feet of Lot 1, Block 2 EAST BROOK
TERRACE, according to the recorded plat thereof, Anoka County, Minnesota.
WHEREAS, Dennis Steinlicht has requested approval of a lot split to subdivide property
pursuant to City Code Title 13 Chapter 1, located at 13423 Crooked Lake Blvd NW, and;
o WHEREAS, the lot split will require two variances to the City Code:
1) An 8-foot variance to Lot Size Requirement in City Code Section 12-3-4 for Parcel A
from 11,400 square feet to 11,392 square feet.
2) A IS.08-foot variance to Lot Width Requirement in City Code Section 12-3-4 for
parcel A from 100 feet to 84.92 feet.
o
WHEREAS, the City Council finds that the hardships for the subject property are as follows:
1)
2)
WHEREAS, a public hearing was held pursuant to state statutes, and;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
approves the lot split on said property with the following conditions:
1. Approval of variances:
a. An 8-foot variance to Lot Size Requirement in City Code Section 12-3-4 for
Parcel A fromll,400 square feet to 11,392 square feet.
b. A IS.08-foot variance to Lot Width Requirement in City Code Section 12-3-
4 for parcel A from 100 feet to 84.92 feet..
-3-
o
2. Both lots shall be connected to municipal sewer and water. Assessments shall be
paid as calculated by the City Clerk
3. The applicant shall be required to pay a Trail fee in the amount of$S90.
4. The applicant shall be required to pay a Park Dedication fee in the amount of
$2,425.
S. The applicant shall record the lot split with Anoka County.
6. The new deeds for the property shall contain the legal descriptions included in this
resolution.
7. That the lot split be subject to a sunset clause as defined in City Code Title 13
Chapter 1.
8. The existing house and garage must be razed prior to the issuance of a building
permit for construction on Parcel A or Parcel B.
9. The new driveway for Parcel A must meet the 6O-foot distance requirement from
the intersection of 134th Avenue and Crooked Lake Boulevard.
o
Adopted by the City Council of the City of Andover on this ---'-- day of _ 2006.
CITY OF ANDOVER
ATTEST:
Michael R. Gamache, Mayor
Victoria V olk, City Clerk
o
-r-
o
o
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO.
A RESOLUTION DENYING THE LOT SPLIT REQUEST FOR DENNIS STEINLICHT TO
SUBDIVIDE INTO TWO PARCELS PROPERTY LOCATED AT 13423 CROOKED LAKE
BOULEVARD NW (33-32-24-43-0047) LEGALLY AND DESCRIBED AS:
That part of Lot 1, Block 2 EAST BROOK TERRACE, according to the recorded plat thereof,
Anoka County, Minnesota, lying west of the east 95 feet thereof.
To be divided into properties to be described as;
PARCEL A: That part of Lot 1, Block 2EAST BROOK TERRACE, according to the recorded
plat thereof, Anoka County, Minnesota, lying west ofthe east 175.00 feet thereof.
PARCEL B: The west 80.00 feet of the east 175.00 feet of Lot 1, Block 2 EAST BROOK
TERRACE, according to the recorded plat thereof, Anoka County, Minnesota.
WHEREAS, the Planning and Zoning Commission recommends to the City Council denial ofthe
lot split as requested, and;
WHEREAS, a public hearing was held pursuant to state statutes, and;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the lot split on said property based on the fact that findings could not be made to justify
the granting of the variance and no hardship exists.
Adopted by the City Council of the City of Andover on this _ day of _ 2006.
CITY OF ANDOVER
ATTEST:
Michael R. Gamache, Mayor
Victoria V olk, City Clerk
~s--
~
~
~ ci.
I!! '"
~ <t ~
t:l 3: Q..
01110
W'
~ E1
~ ~ 5
~ c. 9
~i= ~o
tJ 9 tl:\l1
~ rnrn::'
G
-i9SW
'Li9~
~69'ffi
i;09~
"6C9M
"'ii9P
........- .........-'.
, .99<: :
!ilLSl':
~:
l.r:ll
~,
00.0)
~.j ~; ~
;:1;, ~,
~,
....{
.S9g~
i99m
GE9\:..-
t() w /
't69<: n~ ~'>J
[909<:'] '" ~4J;: ',~/"\ ~
!~==t~< f<, '.,,~'\,\\
!~. /", ~, " ~,
'r- l^~'~./'''';\' "\ ~\',_ $'~
",~1""" .~ /"'"', \,\ ;1;;,,_, ','P>"!
ID\, C"); "-\' A' ,..(lcfl' "~,
~! <0;. "4,.,', ~\, 'f, __,
~i ~.1: ",/I., ~ ~ i5},_ " i i
...=..L/ "/,\, ~.9. ~', ^., "',\",~1 \ i
~ ''''.\ ~,_ Ck, , .> .'
~\ t\::> '"
'"
N
'"
, E I ~\ ~: ~ ! j
.L$~aV3HMErtl~V
~~ \, ~J- ~ '. ','i.i ~
~;';>,~ "'+...NZ
.. 3i';> i2 ::;....J
~. ~ N .....D
::II ~
Nl-+ eeLZ,
~'<:t:
i':\:a ..........('11) .\:I.i:
! 0,
;~
/ ~! ~j ~i
(") ~j ~: ~.
, ~! ;,; '>i"
BI1:TE~EEf )L...
,
.4
~~L;:a
:r:
!-+
'<:t
......;.._._~
, L.L'Iti
"\35"/1
-\,
ota
.s>a
~%}
9\:a
r-~
",'
~
N
\:99\:L
'"
o
~
'"
~:
;:I;
i--___;
: o.a '
i7i7a
.~
'"
~ :\:17t\:~\
\3601
J
"--~1D,8~>I\7'l'{]~)/eO~~"
~;:~ i ~:I ~~.!;;:~! ~ !
L{) i ~,' ~~" _~... <,J J'~-;3 'aiai'
~; ~ N, ~ . CJ3 (Q :7c.!;S~ ...... '9~8t...
'..,....",.. <V> ","-'f", =
. LO . ." rV> j ..~\~.._;;~
~ t"617S~ i :..'............. !.......,..I.O ...me:
~ ;'-esgz ~ (l() l'6S~
~ .. :._: ~ ~ ;'''-~'l-~~''~,
~ \:9m ~;
..,...u.............. L.._.~.L
~
~,
~
'"
'"
'"
'"
~
~
,......
~',
01.....,_""-+'"
CO!
~\
o
i
9.9!:L
~
'"
~
(");
<D '
~]
i7i7at
99a<:
'"
N
co I ~ i ~
~ .....L.....~.J.......
":L$ V10tCI'vl~-'--
tt9!:1 ro
~ ~ ~
~ ~ ~
- ~
<D
'"
1 098t; t'")
IS98i\ ~
~ g!:'''~
t.-Oi--n'
,0
lli}
,_L.~..""
,"
..;
"'-J.,
~;
It'li
~;
o
'J' ""N
"'N
",.,
~
~ ~~
"T M'
~\.
1ii
.!1
"'
..,.
..,.
"
.<:
"
,5
"'
o
o
N
1;;
::J
Cl
::J
<(
10 (/) g
~ g a ~
~ C\I '- (I)
it> e ~~
~ ~ .g~
'f""" <C 5
u;()
~J2
::J 0
0<:
Ul<(
~ *
Cl Cl
g.~
:aCl
'"
o
'"
'"
o
'"
'"
N
'"
,-
N
~
'"
'"
~
N
o
'"
~
N
9tJ.i:
'"
'"
~
N
~
'"
(5
.
~
01
~
'"
v
o
o
N
@
~
~
o
'0 0 vI. ..L z..:z.
...
.-
-
Q.
en
9 ~
I/J :c
'0 ()
c: -
-l
::J Z
0
-
m ill
~ , ~
"9-
, Cf)
I/J
Q) rn
... -
Q) z
~ Z
'0 ill
Q) 0
I/J
0
Q.
0
'-
0.
o
- 0 ~~~~ lU ;:!;
w w "" '"
" 0 0- " '"
" " .2 c .soJ'ol>-! ~~~ '"
",-" 5o~ ,<( ';3,9 ~
OW "'a 'is ........
8%~ 0- '" ;;.. oU"': ;;.. ~~~
'" 0. C C ,<( 0 c Q~::c u 0-0-
[fi-g~ lD-c~ 0 "'",,, 0 :I: ~ !
u ..
;,j, I- ~ ~ - <ii ~ffi~ :!: ]~
~-eo en~O .J
~ ...J <0.0->"": i ...J _t-_ -0 , ... ~
<8-0 W l.J.J 0 0 0 W '" '" l')
U 0",- 5
w,,'" '0 " '" " 0 U 0>0..2 ".. :I:
~" u '" ~ I... ~ ~ U '" " . . ql')
N c""': ~ <( N 11) c.c ~ <( ,,00. " '0 .E u !~
" c 0 0.. .<::"''0 ~ c.
-=G:5:it -D~~: 0.. Ql...J;: ...
- (; _<D" - ;~8] ~
0 z z o~'~ 0 ~
:Z ffi .s t-:5 2 0 ~.Bt-~ 2 0 2 ~ c ii w IN II
0 ....: ~3 Q) F ....:~5o c F _<(u 0... f I.l. " 'S
C 0.. "w" C 01- CJI C 6 U)
F " '" " Il. " ~ " :5] :5".e
Il. _=c8.! E .....:o8~ E '" -NlI).8 E Q:jz
'" " U o~ '" " U " ~~~6 1
o ~ en g~:5g
U -IOOlO '" ....J 0 of'-. '" en '" ~1i
u-",O> 0 w 'Og"5: 0 w 0
en (; go...... " '" " '" d.2o:g " lI:l ID Ol III o>QI
w c'" coco- .s. 22.$2 -i0' (~D!
'" c'" .8 '" .oJ ~<( 0 .8 '" 0 o 0 0 0
..... _<C 0 w ::;}j...: l1) w - ,,,,::a - 000 0 . ..
'" ..w " en "'~ C !II CD tl II 1s11.
z o ()...: () 0 0..<( 0 Q) () en Q) .- >. () 0000
0.<( 0 Q) 0 ~-"E-
F o~~:5 ,!!>, 0.. o~~:5 ,!!>, Il. 0)383 " ~. 11
en .c 0 .c 0 :0
x J::W..c- ~ '" ;SW.<::- ~ a:: ;s_uo ~
w 1-1-......0 en 0.. t-_O en Il. ooU en I ~
I ~
I '30V~~31 >lOOMS lSV3 "Z ::018 't lOl JO aUI1 lSD3 -~,
+--- ~ 4lnCS=IOld L-e
i T 3..Lt'.m.OOs-'soaw I
I
I
I
I
I
I
I
I
I
I
I~
"'
0>
~
09
oJ
u
-<
"'
"'
I!!
'"
= 0
0
"'
'"
~
~ "' t-N
-<
'" en"!
" <t....
~ "':!!
u
.
e <Ii
.:
CD :3
... ~
u
0
::J
oS
~
Z
\
\
\
, --
09
0
r:
$5
~;I:
I
~I
oJ
u
-<
"'
"'
I!!
'0
~
" "
.c-
'"
-0'(51
""
5'"
0.>.. .
,,_ 0
~~-
0.'00
'"
"'0"
o C
3: E.!:
t::o~
0--
0.-0
"0 "
~.<::-
~- 0
0-0 Vi
c6Q)
.2 .<::
o.c-
:;';'*'0
~.~ (l)
~" "
~g-.2
~(I)<p
.<::-.<::
-u-
_~l...
0'- Q)
.<::""
_ "c
z-.E ::I
,- ~
_~o
~ " >,
~-g ~
>,=> =>
~1...U1
ij'jo"C
.<::"c
_E.3
'"
c
o
'"
o
'" "
o OJ .3
'0
N 0 ~
~
'S
<D
....
"
c
o
>,
~
o
'0
C
~
o
<D
'0
"
"
'0
<(
t-
W
'"
U.
0
0>
t-
'"
'"
u.
0 0
'" ...,
II
J:
u
~
0
...,
W
...J
<(
U
en
0
o
o
o
'"
'"
o
o
"'
'"
3= ...
~ ~
!,>_IJJ
Gm(Jc-i
~o~g
fD~oiii
-- I~ 0:...-
..
" .
.. -'
::E ~
.
e
::J
:;
~
o
"'
I
I
I
I
---_/
/
~
W
...J
<(
U
en
-=7-
6ap;;LL -tLt-90\t10L\5Mp\ 1-1:: ~_900Z\8fUUllQ_llPllll!OlS\ :9
WOSi':Q19OOl: '1rZ 6ny
,"
, .
,"Wo:lIO \
,;"1 eoua;l-l
I
I
~S&M
0'
\ I
1\ :
1\ :
I \f
I U
1:0
I~
I I
1 .
I ~
l,:j
I~
15
<<
'"
..
'"
<1:~
...
-'d'
W'"
0<<
a:::ll
<1:;:'
o..~
~
_'SIlO"
00' l-JDld - \
M..~S. DON I
1"')'3::>V~~ )lOO~B lSV3 'z 'POlS .~ ~Ol }O aun l8eM-.... '" I!I
r:'.Aa'Illos: on 0000113) - +-
7z
1-
o
o
o
-=-
--
o
o
o
2766 133rd Lane NW
Andover, MN 55304
September 7, 2006
To Whom It May Concern:
Attached please find an application for a lot split of my property at 13423 Crooked Lake Blvd.,
Andover, MN. As a current resident/property owner in Andover, born and raised in the area, I
have strong ties to the community. I have subrnittedthis proposal only after much research and a
desire to combine my personal goals with the betterment of the community as well.
Proposal Overview
I would like to tear down an existing older home that currently rests on an oversized lot on the
comer of 134th Lane NW and Crooked Lake Blvd., with driveway access on Crooked Lake
Blvd., and replace it with two single family homes which would have lots sized more similar to
the neighborhood and driveway access on 134th Lane NW.
Following, I shall highlight a few of the areas that I hope you will consider as you review my
request.
1. Building Safety
My proposal would result in the removal of an' older structure built with dated materials
and less stringent code requirements than its replacement, which would provide a higher
level of safety and better protection from fire and the elements for its occupants and
neighbors as well.
2. Traffic Safety
The current property houses a single family rental property with ingress and egress
directly to Crooked Lake Blvd., a busy arterial road. This would be replaced by driveway
access to the quieter, residential 134th Lane NW, thereby improving the environment for
vehicular and pedestrian traffic.
3. Aesthetics
The immediate area consists of mixed housing stock with some spotty retail/business
locations grandfathered in. It is in transition to a full residential area. The current
building's site lines, layout and design reflect the older zoning and architectural era and
would be replaced by structures more reflective of the areas current direction and the
city's long term goals.
4. Property Values
Since the proposal would result in the removal of an older rental-type housing structure
suffering some structural obsolescence, and replacement by modem single family,
aesthetically appealing structures that would likely be owner occupied, this should help to
increase neighborhood property values.
-~-
o
s. Tax Base
The proposal would replace one older, smaller home with two larger homes consistent
with the city's long term comprehensive plan as well as the issues mentioned in
Paragraph 4 above. This proposal would well over double the city's current tax base for
the subject property.
I would like to thank all of those involved for their time and efforts and invite you to call me at
612-850-4642 with any questions or suggestions.
Sin=>p~~
Dennis Steinlicht
o
o
-7-
o
PLANNING AND ZONING COMMISSION MEETING -OCTOBER 10, 2006
The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Chairperson Daninger on October 10, 2006, 7:00 p.m., at the Andover
City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners prese1,1t:
Chairperson Daninger, Commissioners Tim Kirchoff, Rex
Greenwald, Michael Casey, Valerie Holthus, Devon
Walton and Michael King.
Commissioners absent:
There were none.
Also present:
City Planner, Courtney Bednarz
Associate Planner, Andy Cross
Associate Planner, Chris Vrchota
Others
o
APPROVAL OF MINUTES.
September 12,2006
Motion by Kirchoff, seconded by Walton, to approve the minutes as presented. Motion
carried on a 7-ayes, O-nays, O-absent vote.
PUBLIC HEARING: LOT SPLIT (06-05) TO CREATE TWO URBAN
RESIDENTIAL LOTS FROM PROPERTY LOCATED AT 13423 CROOKED LAKE
BOULEVARD NW.
Mr. Cross noted Dennis Steinlicht has applied to split his property along Crooked Lake
Boulevard into two urban residential lots. The existing house, built in 1946, would be
removed and two new houses built on the lots.
Mr. Cross reviewed the staff report with the Commission.
Commissioner Greenwald asked when the hundred foot lot width requirement came into
effect. Mr. Bednarz thought it was with the original zoning code. '
o
Commissioner Walton asked ifthere will be a sideyard setback to this lot. Mr. Cross
indicated all lots will need to conform to sideyard setbacks.
-
Regular Andover Planning and Zoning Commission Meeting
Minutes - October 10, 2006
Page 2
Chairperson Daninger thought the driveways would work accessing 134th but he was
concerned about the driveway by the intersection. Mr. Cross indicated the driveway
would have to meet the required distance from the intersection and it could do that with
the existing lot width.
Commissioner King asked if they knew what the distance was from the corner to
driveway. He wondered what the distance would need to be. Mr. Cross indicated it
would need to be 60 feet. .
Commissioner Walton stated there were two other lots a block south of this proposed
parcel split, 2764 and 2754 124th Avenue and wondered if staff knew what the parameters
are of those lots to see ifit would be a comparison. He asked if they were ever split or
were they built originally like that. Mr. Cross indicated he did not have any information
, regarding those two parcels.
Motion by Walton, seconded by Casey, to open the public hearing at 7:08 p.m. Motion
carried on a 7-ayes, O-nays, O-absent vote.
o
Ms. Kim Jabloski, 2743 134th Lane, stated she had some concerns regarding this split.
She wondered who would be building the homes and what the intent of the properties
would be, if they would be rentals. She stated there was an adjacent lot split at 13493 and
13473 and there were variances done for those lots to build two homes because the lot
, sizes were too small. She stated that one of the homes has sat vacant since that lot split
and the yard has not been maintained. She stated making the lots smaller in that area has
not been well received. She also wondered what the estimated value of the homes will
be.
Motion by Walton, seconded by Casey, to close the public hearing at 7:15 p.m. Motion
carried on a 7-ayes, O-nays, O-absent vote.
Mr. Dennis Steinlicht, 2766 133rd Lane, stated he has lived in Andover his entire life. He
stated he would have a general contractor build the homes. The value of the homes will
be in the $250,000 range, comparable to what is already there. He noted he had pictures
and diagrams of what he wanted to put on the lots.
Chairperson Daninger asked ifthe applicant's intent was to rent or sell the homes. Mr.
Steinlicht indicated they would be sold.
Commissioner Kirchoff asked the applicant if he planned on building the homes as spec
homes or plan to build as he finds someone who wants to purchase them. Mr. Steinlicht
indicated they would both be built at the same time because it was easier to coordinate.
o
Chairperson Daninger asked if the lot was not split, would Mr. Steinlicht clean up the
property. Mr. Steinlicht indicated he would.
o
Regular Andover Planning and Zoning Commission Meeting
Minutes - October 10, 2006
Page 3
Commissioner King asked what size houses was the applicant looking at. Mr. Steinlicht
showed the layout of the homes to the Commission.
Commissioner King asked ifthere were existing trees on the property now. Mr.
Steinlicht indicated there were but they were not significant.
Commissioner Kirchoff thought this looked like an improvement from what was there
now. He indicated he would support this lot split because they will get a driveway off
Crooked Lake and improve some properties. He thought the variances seemed very
mmor.
Commissioner Holthus thought it would be an improvement for the neighborhood and
she liked the thought of having the driveways on 134th rather than Crooked Lake
Boulevard. She indicated she would support this as well and it would hopefully be a
good change for the neighborhood, '
o
Chairperson Daninger stated he did not agree with them. He thought the property needed
to be cleaned up and one house could clean it up, He based his decision on the fact that
they already bent the variance once when it comes to area and distance and then they
changed the variance to allow one ninety percent rule and now they are going to do it
again. That was his concern when they discussed this. In allowing one, they would see
more coming. He stated he cannot approve this because every time they approve these, it
pushes the variance more. He reason for denial was that it did not warrant the variances
on those two issues,
Commissioner Greenwald concurred. He stated if they want to be strict about this, they
would tell the applicant to clean up the property and allow only one house on the lot.
Commissioner King stated he would not be in favor of this split. He thought one lot
would be beneficial in this situation.
Commissioner Casey stated he tended to lean against it. The main thing is the variance
which has to demonstrate hardship and he did not see a hardship with this.
Commissioner Walton explained he would be for the split. The problem he saw is it they
put one house, which would be larger on the lot, would not conform to the rest ofthe
neighborhood price wise and wouldbe more difficult to sell in a shorter time period.
Motion by Greenwald, seconded by Casey, to recommend to the City Council denial of
the lot split based on there is no hardship. Motion carried on a 4-ayes, 3-nays (Kirchoff,
Holthus, Walton), O-absent vote.
o
Mr. Cross stated that this item would be before the Council at the October 17,2006 City
Council meeting.
o
o
o
Q
1685 CROSSTOWN BOULEVARD N,W, . ANDOVER, MINNESOTA 55304. (763) 755-5100
FAX (763) 755-8923 . WWW,CI.ANDOVER,MN,US
Mal"" ",d Coundlmembem ~
Jim Dickinson, City Administrat6~.
Will Neumeister, Community Development Director wL.
Chris Vrchota, Associate Planner;
TO:
CC:
FROM:
SUBJECT:
Consider Lot Splitl13S33 Jay Street NW - Planning
DATE:
October 17, 2006
INTRODUCTION
The parcel is owned by Kottke's Bus Service. They intend to split the lot and sell the
west half, while retaining the east half for their continued business use.
DISCUSSION
The property is currently zoned Industrial (I), and no rezoning is being requested at this
time. After the lot split, both lots would exceed the minimum lot 'width, depth, and area
requirements for the Industrial district, as demonstrated in the table below:
I Parcel A Parcel B
Requirements
Lot Width 100 feet 226.47 feet 297 feet
Lot Depth 150 feet 272.86 feet 306.85 feet
Lot Area 24,000 s.f. 70,428 s.f 109,811 s.f
Existing Structures
There are existing structures on both parcels that will remain. The eventual buyer of
Parcel A will decide whether to leave the structure on that parcel or raze it and construct
a new building.
Access
Parcel A will use an existing access onto Jay Street. Parcel B has an access onto Grouse
Street. No new accesses are being requested as part ofthe lot split. '
Park Dedication
The City Code requires park dedication in the amount of 10% of the market value of the
land for new commercial lots. The applicant has submitted a dollar amount that the Park
Commission will review on November 9th. Agreement on a park dedication amount and
payment ofthe park dedication fee are conditions for approval in the attached resolution.
o
Trail Fees
The City Code does not require trail fees to be paid for new commercial lots. The code
does require that owners of commercial and industrial properties pay for the construction
of any portion of trail that runs adjacent to their property. There is an existing trail on the
south side of Station Parkway, and as such, there is no need for a trail on the north side.
Staff Recommendation
Staff recommends approval of the lot' split subject to the conditions of the attached
resolution. '
Planning Commission Recommendation
The Planning Commission unanimously recommended approval of the proposed lot split.
Attachments
R.esolution
Location Map
Property Survey
Planning Commission Meeting Minutes
ACTION REQUESTED
The City Council is asked to approve or deny the proposed lot split.
o
7~mitted,
Z~rchota
Cc: Kottke's Bus Service, Attn: Jeff Hanson, 13625 Jay Street NW, Andover, MN 55304
o
~z-
o
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO.
A RESOLUTION APPROVING THE LOT SPLIT REQUEST OF KOTTKE'S BUS
SERVICE TO SUBDIVIDE AN INDUSTRIAL LOT INTO TWO LOTS FOR
PROPERTY LOCATED AT 13533 JAY STREETNW AND LEGALLY DESCRIBED
AS:
The West Half of Lot 13, WATTS GARDEN ACRES, as determined by proportionate
measure of the length of the North and South lines of said lot, according to the plat
thereof on file in the office of the Registrar of Titles of Anoka County, Minnesota.
Subject to the right-of-way of Commercial Boulevard over that part thereof lying within
Parcel 4, City of Andover Highway Right-of-Way plat No.1.
Subject to the right-of-way of Grouse Street N.W. over that part thereof lying within
Parcell, City of Andover Highway Right-of-Way plat No.3
To be divided into properties to be described as;
o
PARCEL A: The west 272.84 feet of Lot 13, WATTS GARDEN ACRES, according to
the plat thereof on file in the office of the Registrar of Titles of Anoka County,
Minnesota, as measured at right angles to the west line thereof.
Subject to the right-of-way of Commercial Boulevard over that part thereof lying within
Parcel 4, City of Andover Highway Right-of-Way plat No. 1.
PARCBL B: That part of the West Half of Lot 13, WATTS GARDEN ACRES, as
determined by proportionate measure ofthe length of the North and South lines of said
lot, according to the plat thereof on file in the office of the Registrar of Titles of Anoka
County, Minnesota, lying east of the west 272.84 feet thereof, as measured at right angles
to the west line thereof.
Subject to the right-of-way of Commercial Boulevard over that part thereof lying within
Parcel 4, City of Andover Highway Right-of-Way plat No. 1.
Subject to the right-of-way of Grouse Street N.W. over that part thereof lying within
Parcell, City of Andover Highway Right-of-Way plat No.3
WHEREAS, Kottke's Bus Service, the applicant, has requested approval of a lot split to
subdivide a commercial property pursuant to City Code 13-1; and
o
WHEREAS, The Planning and Zoning Commission has reviewed the request and has
determined that said request meets all requirements of City Code 13-1 Splitting Lots,
Parcels or Tracts of Land; and
...,
::>-
o
WHEREAS, a public hearing was held pursuant to state statutes; and
WHEREAS, the Planning and Zoning Commission recommends to the City Council
approval of the lot split as requested.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover
hereby agrees with the recommendation of the Planning and Zoning Commission and
approves the lot split on said property subject to the following conditions:
1. Park dedication fees equal to 10% of the market value shall be paid for Parcel A.
The applicant shall provide an estimated land value and proposed park dedication
amount to the Park Commission. The Park Commission will review the amount
and make a recommendation to the City Council. The City Council shall have
final judgment on the amount of park dedication fees.
2. The lot split shall conform to the drawing submitted to the City stamped as
received on September 27, 2006.
3. The lot split shall be subject to a sunset clause as defined in City Code Chapter
13-1-6-F.
Adopted by the City Council of the City of Andover on this _ day of
,2006.
o
CITY OF ANDOVER
ATTEST:
Michael R. Gamache, Mayor
Victoria V olk, City Clerk
o
-''1-
o
o
o
z ~
w ~
G ~ ~
~ ~ ~ ~
a.. U ~ ~
~lJIiIO
<0
CO
I"-
~
'.--.....
w
~ irl
~ :i
!b-lf
~S
u ~
~
D. t_.
~
o
~~
<<u
"""
~oo
,.,.,
~
10
ltl
,.,.,
~
I~
98S~
10 ,.,.,
lB 16
,.,., ,.,.,
~ ~
."..-....
-""
G
'"
o
<0 0
o '"
CD ~ ~
" <0 '"
::~:2
~ Qi .s
II a; <<l
.<: C C
() 0.. J!!
.5 as m
:; c
'"
o
o
'"
'"
=>
Cl
=>
<(
~
",g
a~
~ '"
~;{
.g~
<(is
ihu
~~
=>0
0<=
",<(
"",-,.O^JHTNOSI')lV~,
I "
i!
/1
9LS~
J T"';'
'0)
CO
~
....-"0); "'O'l
CO, N
,CO CO
:......':C::: i_...r:
._u_~. .~.
~ .~
,_...,,~ ~._..~
~
~ " "
" ,
, ,
, ,
, ,
, ,
L ,~_'__L__.,,,,_ '
r~?l'
Z , '
,0",1
~
'~~
"",..,~"""l
: _.-....~,
:9SSl' j8SSr
'n.__m_'
-s--
ji
V
/
Z8V8 ~
...:../
; ,
/'....-......-
,_, ,c,eSjrerT'"
. "'C"""";
N
V,
,.,.,
\.--,.f" ~
'"
10'
'<1"
""
!
I"'-i "'C""""i
~l !:f:
,.,." ,.,."
-r-! T""":
/y)
/J?
-,"
"
~\~i
"'=t' ";;ti
,.,." ,.,."
"'C"""": "'C"""",
........
M C')j
@ ffl ~
ro C')' <:')
Tf'"~! ~/
; 0;"
r...
'C')
"'"
'''.w.._-.,
,,;.~, ....,
,.._m
~ / I 0:
~ /' ~i
~ 'nS1re~' <:')j
, /0 ,-=-;
r'~'~o~e~"'TL~r"~( ~, ~:
: "'C"""" ,"_ ._.."....__......H...._.._....._.".
17SL~
"~T
,.,."
.>",.
,.IS:Av't
N': 0 0; 0;
..q N: 0 CO
o;;t! <o::t' ..q- C"?,
~; ~; ~j ('<')i
>-
~
IlL
Z
o
--
~
~
(I)
'60\W
S~S]:':
: 601'1t'\
t6eS]:"')
;6tillr/
, ,
r6gS]:',
j69S);'"
: Zflwr;;;;--"",
t;:i
",-.. ,.,.,
<0' '<1"
CD, ~I
~: ~...
-r-[ T"'"! T""":
'"
U
J
J
ui
....--._.... ..m"Ci
17SS~ ~
w
..._................ VI
g6e~ ~
'~i'66r ~
o
OZSJ; '~
, ~
-u
I_~'~'_H''''"~'~_~''''I'''''''''''''"'''' -..='''' ".. ~
;;rlV7"'lI,I ~ ~(lJlJW.JH~ ."
?t9~KH9~:>uol\d Ym'",:; 2? .-.
~~ _~~~';J.....,.=
lm~~H '-..../. =~":"'~';'l~~= ....
" ] 20'
!;~ . " '. ~ rli ,
h ].; . ,
'i ~ . IH . .
,. i . ~~ J i "
" i IE ':~%':s i
.is '1 ~
liD 5~ '~~ii ,
.a ~ . i
" 2'0 i 30H . .
.:; . . i s' ;~~~ i ,
id .S .
.>
~I~ I" . ~f !~ ~l~~ !4 .
,~ I ~8 t
~;! ii '" 6. It ~i~~ it
~o <> ~ii-~ ~~ 2"E
U .. ~i ~i ~ E
\'I,. ~~ e2;<II: u ..
,!:<i. ~, ." ,a '"
~;~ ~':; ~ . an ~l. <ii~ ]~
~l. .'
'. ~~~ Ii i '.
~ ;~: !~ &.!. , ,~ a.!. ~]
,.
~ ",,s.!? u. ,)1 ~ :i~~ ~f 8. ~{
~~F ,~ 'OJ. '01 ~.!l
~ .. .. i! ~!i "B~ ~ iH~ ... ",02 ,.
1I1l; ~i ~! < n ii ..
~ :i~ ~ r. ; it
" ";; ~~";;
", i~ 1.]
~ .3:z~ i.~ ~! .e;;:!: :Sag; ,~, h
i;; " . !~; "'Q . Ha's gu
I ~~ 5] ~ ~i! 5~ ~ 0';11'0 ;~ ,51 .l!,5
ij~ 2;; I 2~ ~ i~i5g ." .so .
!5 . , :;,. ~ o.
. ~~ ". ~g ~a ~i
~ ~H ~~~ ., Hln
,. " f ,. ,.
Ltn-~8Z-Z'l9
torss Nrt 'JMOpUV
'M"N ~99JlS AOr SZ9!i:l
UllSUDH uer
301A~3S sn8 3)1ll0~
'-6~~-90
llldS lOl 03S0dO~d
y.l.OS3NNft"O::lV>lON'f'ON:1t'z:t"l'K'':m VL
S3~OV N30~VO s.u VM 'r ~ L01 . ~
=
=
=
~
0:
UJ
>
o
o
z
<(
u..
o
i:
~
o
w
>
w
()
w
a:
.....
'"
CL
LW
en
Q)
,$:2
C
~
~
CO
~
:t:::
~
l:
G:
:t-
..:::::::
~
-
C
....,J
'"C)
Q)
~
g-
o ct
.
~
~
.
J- =._,",.<<,...~~..,7 -T
JL ~.
\r .-_...............-_.....""'~--,
f~-----~-T0T '
___.. i~.~~'~ ihlIis";~~~~5~b:~~,~t:~:':];.;';' ,i()j ':,l<:' /
j T:~:Hr,;:,::M~s6~v~~ ~'" _elL~f,*,~'
, ~ ~.-. 0'0
j' 4' t{' ,\~ ,
! ,..J ~ I
I ; /
\ l' I
~ I /
8 II
d ~! 21 II
Hi I:;; ,I
,,', ,I
!';U:
I :~-
'+' :~': ~-,I
::- :; e
.., ~], I ~
!jj i ii~ r.J
, I
i' I
v~
ml"
~~ '""'.. I
~ ~I <,
rl
, I
~, ~
06'LZZ + '
o .:IM~L.60.00N:2l 1
~--- 'Al:N J.:!I:!IH.LS Avr----i
I
J
en:"
...l ;1
~ i~
< ~c
..c
!
Ip'
~~ ~ ~-.....--
:!;:!i ;i;
!1o"lO
j~~
C":I
~
.r_.~
E-<
o
....:l
!
I
<""' '
~Hi
I!
U,\\
-b~
Q~t;;
. .
~ ;;:;
Q ~
l
i
,
! ~
~ li i=
,"
zilli
ldiii
, "
iii
of... 0
o
Regular Andover Planning and Zoning Commission Meeting
Minutes - October 10, 2006
Page 4
PUBLIC HEARING: LOT SPLIT (06-06) TO CREATE TWO INDUSTRIAL LOTS
FROM PROPERTY LOCATED AT 13533 JAY STREET NW.
Mr. Vrchota explained the parcel is owned by Kottke's Bus Service. They intend to split
the lot and sell the west half, while retaining the east half for their continued business use.
Mr. Vrchota discussed the staff report with the Commission.
Chairperson Daninger stepped down because of conflict of interest.
Motion by Holthus, seconded by Casey, to open the public hearing at 7:30 p.m. Motion
carried on a 7-ayes, O-nays, O-absent vote.
There was no public input.
Motion by Casey, seconded by Holthus, to close the public hearing at 7:31 p.m. Motion
carried on a 7-ayes, O-nays, O-absent vote.
o
Commissioner Holthus wondered what the future intent of this property will be.
Mr. Jeff Hanson, Kottke's Bus Service, stated their intent was to split the lot and sell the
parcel off and he did not know what the future buyer planned on doing with it.
Motion by Greenwald, seconded by Casey, to recommend approval of the proposed lot
split. Motion carried on a 7-ayes, O-nays, O-absent vote.
Mr. Vrchota stated that this item would be before the Council at the October 17,2006
City Council meeting.
PUBLIC HEARING: CONDITIONAL USE PERMIT (06-06) TO ALLOW
OUTDOOR DISPLAY AND SALES FOR VALLEY POOLS AND SPAS LOCATED
AT 3426 BUNKER LAKE BOULVARD NW.
Mr. Cross stated John Roettger, manager at Valley Pools & Spas, has applied for a
Conditional Use Permit to set up an outdoor display on the west side of their building.
Mr. Cross discussed the staff report with the Commission.
o
Commissioner King asked by removal of the parking area on the west side, will that leave
sufficient number of parking stalls in that area. Mr. Cross stated it would.
T Y 0 F
OVE
d)
o
1685 CROSSTOWN BOULEVARD N,W, . ANDOVER, MINNESOTA 55304
MAIN (763) 755-5100 FAX (763) 755-8923 . WWW,CI.ANDOVER,MN,US
TO: Mayor and Councilmembers
CC: Jim Dickinson, City Administrat
Will Neumeister, Community Deve
FROM: Andy Cross, Associate Planner Ai)(.
SUBJECT: Consider Conditional Use PermitNalley Pools and Spas/3426 Bunker Lake Blvd.-
Planning
DATE: October 17,2006
o
INTRODUCTION
John Roettger, manager at Valley Pools & Spas, has applied for a Conditional Use Permit to set
up an outdoor display on the west side of their building.
DISCUSSION
Valley Pools & Spas is located in the strip center on Bunker Lake Boulevard with Checker Auto
Parts and World of Dance. The west side oftheir building is currently empty and used for
parking. The applicants are proposing a landscaped outdoor display of pool and spa products
along this west wall. See attachments for details on their proposal.
Chapter 12-12-1 of the city code lists Permitted, Conditional, and Prohibited Uses. In the NB
Zoning District, "Outdoor Display, Storage, and Sales" is a prohibited use. Section 12-14-6-A-S
ofthe Code, however, gives the Council the discretion to permit Conditional Uses in districts
where they are prohibited. The applicant is requesting that the City Council grant this
Conditional Use Permit request under this section of Code. Section 12-14-6-A-S reads as
follows:
"Certain uses, while generally not suitable in a particular zoning district, may, under some
circumstances, be suitable. When such circumstances exist, a Conditional Use Permit
may be granted. Conditions may be applied to issuance of the permit, and a periodic
review of the permit may be required. The permit shall be granted for that particular use
and not for a particular person or firm."
If the Council chooses, it may grant a Conditional Use Permit to Valley Pools & Spas to allow
their outdoor display. Council can review the application and place reasonable conditions on the
o proposal as part of the Resolution. As an alternative to using the above provision allowing
e
o
o
outdoor storage and sales, the Council could recommend a permanent building expansion that '
would house the proposed outdoor merchandise.
Landscaping
The attached display plan shows the proposed landscaping. The applicants are proposing a
wrought-iron fence, mulching, and two varieties of bushes in front of the display. A six-foot
wooden fence is proposed along the rear property line to add additional screening in the back of
the property.
The applicants are proposing two new security lights along the west wall. See the attached detail
sheet for more information. Staff is recommending the lights be shrouded to reduce glare to
adjacent residential areas and focus the light on the display area.
Planning Commission Recommendation
The Planning Commission voted unanimously to recoJ;,lllIlend approval of this Conditional Use
Permit Request. '
ACTION REOUESTED
The City Council is asked discuss the Conditional Use Permit request under section 12-14-6- A - 5
of the City Code and grant or deny the C.U.P. request.
Respectfully submitted,
Andy Cross
Cc: John Roettger, Valley Pools & Spas, 3426 Bunker Lake Blvd NW, Andover, MN 55304
Attachments
Resolution
Location Map
Letter from Applicant
Outdoor Display Plan
Lighting Detail Sheet
Fence Detail Sheet
Planning Commission Minutes
-2... -
o
o
o
CITY OF ANDOVER
COUNTYOFANOKA
STATE OF MINNESOTA
RES. NO.
A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT REQUEST OF V ALLEY
POOLS & SPAS TO PERMIT OUTDOOR DISPLAY AND SALES PURSUANT TO TITLE
12-14-6-A-S AT THEIR BUSINESS LOCATED AT 3426 BUNKER LAKE BOULV ARD NW.
WHEREAS, Valley Pools & Spas is located at 3426 Bunker Lake Boulevard NW in the NB
Neighborhood Business zoning district; and
WHEREAS, Chapter 12-12 of the Andover City Code "Permitted, Conditional, and Prohibited
Uses" prohibits Outdoor Display, Storage, and Sales in the NB Neighborhood Business zoning
district; and
WHEREAS, Chapter 12-14-6-A-5 of the Andover City Code allows the City Council to grant
Conditional Use Permits under certain circumstances where they are otherwise prohibited; and
WHEREAS, the applicants have requested that the City Council approve their Outdoor Display
and Sales proposal with the authority described in Chapter l2-14-6-A-S; and
WHEREAS, the Planning and Zoning Commission finds the request would not have a
detrimental effect upon the health, safety, morals, and general welfare ofthe City of Andover;
and
WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of
the Conditional Use Permit as requested.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
agrees with the recommendation ofthe Planning and Zoning Commission and approves the
Conditional Use Permit on said property, subject to the following conditions:
1) Chapter 12-14-6-A-S gives the Council the discretion to permit Conditional Uses in
districts where they are prohibited if they feel the use is suitable, and
2) Council feels Outdoor Display, Storage and Sales at 3426 Bunker Lake Boulevard
NW is suitable in the NB - Neighborhood Business zoning district.
3) Fencing and lighting shall be constructed as described in the planning staff report.
4) Outdoor display must conform to site plan dated September 18,2006.
5) Gate shall be locked at all times unless an employee of Valley Pools & Spas is
present.
Adopted by the City Council of the City of Andover on this 17th day of October, 2006,
CITY OF ANDOVER
ATTEST:
Michael R. Gamache, Mayor
Victoria V olk, City Clerk
o
o
o
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO.
A RESOLUTION DENYING THE CONDITIONAL USE PERMIT REQUEST OF VALLEY
POOLS & SPAS TO PERMIT OUTDOOR DISPLAY AND SALES PURSUANT TO TITLE
12-14-6-A-5 AT THEIR BUSINESS LOCATED AT 3426 BUNKER LAKE BOUL V ARD NW,
WHEREAS, Valley Pools & Spas is located at 3426 Bunker Lake Boulevard NW in the NB
Neighborhood Business zoning district; and
WHEREAS, the applicants have requested that the City Council approve their Outdoor Display
and Sales proposal with the authority described in Chapter 12-14-6-A-S; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
denies the Conditional Use Permit on said property based on the following findings:
1) City Council does not feel Outdoor Storage and Sales is suitable in the NB -
Neighborhood Business zoning district, and
2) Section 12-14-6-A-5 of the City Code shall not be used to permit Outdoor Storage
and Sales at 3426 Bunker Lake Boulevard NW.
Adopted by the City Council of the City of Andover on this 1 ih day of October, 2006.
CITY OF ANDOVER
ATTEST:
Michael R. Gamache, Mayor
Victoria V olk, City Clerk
-<1-
....
Q)
>
0
"C '"
c: 0
<( 0
N
- 1h
0 :>
>" '"
;!::. :>
<.) 0<:
'" C/)g
0
'" 0 -'"
W- 0 N ClQl
'" 0 .c ~~
Ci ::J oj G 1;) ~ ~
~ u J!! '" '" .g~
z ::'i '" cJ ~ :;;
"' )!,. 11: '" 0'>
W ~ ~~ jg 0<::>
t!l ~ "' ;= "' .ei 0
w ffi ~ 9 " '" '" Ui<.)
...J >- ~ ~ .c C C ~~
~ '" " '" " c. .l1! :>0
a. 0 " C. 0. ," '" '" 0<=
<l:'"'I!IIIO :;; c en 0<:
:2 ,..J
!g99€+" 'Y' M~~ ." ~U"'_,.'"
[g ,:'~ ,>, ~\
~ ~ ! ~ ~\
i....~.< ~V'_.
anOQ~~, \;A's~) ..
r;,l.S, 1iJ.-..;': ~\, ~/
/\ ....\ ~', ~,t%<,{
~' ~\ <"}, /\ Be' :
~\ ~ \. / '/~'" :/,]
',/' "-":.5'L ""LV~S!
~;..~~.~~ \~~trE:Lr~~:i
f 9S~" i 88lE 1 ~6'i8'~!
r"D-~iE"'riri~
",-rLii~
, ::~'i~:i
,...." i:')
l~;H~~
lZ:E:u:: !
! 817~8
_.i
j PSlf: !
t-.-..,. -!
! BLlS
i"8:~;,L=T,:;-..;::t';';T'
i;~J~~,ji~1~ ~:
99~ . ggl;d ,~
lu""rii.~
"0
>
l..I
to
".."....,"",-_w
~, ~
6~; fZ t5
V ~ ffi
....n- fI"'1 ~
'vj, 'vP' Z
'?i t:l
,to
17l:lE:
9E:~8
8vl8
09~E
~: ~
..'~'EL",.c"."...,,_.~L,!" "~
#'
/:5
Or
~
OJlE
:m
'~
:~
....r....
..,-
08""
r
08""
~
~
Z
...J
::If
~
CO
C')
.....
~
Q
~~g9
~ ~6r; .
...,.... g
~
'"
<;
.
~
~
w
.
"
~
o
o
N
g
~
l
"
~-
o
t1/~:~:~i!l=~
MEMBER
~
t:::i.
To Whom It May Concern:
9-19-06
Valley Pools & Spas requesting to move our above pools displays nside our store
to an outdoor display area. This change will help eliminate m~istu ' es and damage
to our floor caused by our indoor displays, These pools will 15eJ1'l'ng displays for the
purpose of showing our product line, but not for public use::<>tttgQai is to improve the
appearance of that area of the building, thus making it m()re:~ppealing to the surrounding
neighborhood, '
o
9~
Thank you for your consideration.
Sincerely,
John Roettger
Sales Manager
Valley Pools & Spas
o
BURNsvnLE
ANDOVER
BRAINERD
-b~
301 E. Cliff Road. Burnsville, MN 55337. (952) 894-1480. Fax (952) 894-4934
3426 Bunker Lake Boulevard. Andover, MN 55304 . (763) 576-0762. Fax (763) 576-0789
18158 State Highway 371 . Brainerd, MN 56401 . (218) 829-9004 . Fax (218) 829-3739
www.valleypools.com
0
Ql
g
:.
'}
0 WJ!8 sse.JE)
..,
a: ."
'"
LU fi.
0 > .
CD 0
W c:::> t
~ 0
> Z LS
- 00
W <(
0 D- l.L.
W UJ 0
CJ:)
a: ~
f!
() .c .l!!
$ l'l.
0 E
:s
C
o
0>
c:
:2
'5
ED
~
.s
CJJ
~
CD
~
c:
<(
:c
~
...J
CD
<11
-
'0 .~
,0
c: .c
0 CD ~ ~
CD <(
-l CD ~
.c
.Q ....
Cl &l
. "
-1---
>-
III
~
>
"C
o
LZ
~
o
o
CATALOG NO. .
TYPE NO. . '
JOB NAME.
SIIII/CII
2-9'
WPM Series
Wallprism
PRODUCT
S'-.~CJfICAnONS
,. Stanco's patented Wallprism is
ideal for security, accent, and
perimeter lighting, Applications
include entrance ways, garages,
tunnels, overpasses, and alleys.
. Patented catadioptlc refractor
redirects light to minimize glare,
aligns optical center of lens and
lamp for symmetrical light
distribution.
. Heat and shock resistant boro-
silicate glass refractor, bonded to
iens frame,
. Stainless steel aircraft cable
safety retains lens frame to back
plate freeing both hands for
servicing.
. Integral cast-in aluminum hinges
permit complete removal of lens
frame assembly without tools.
. Precision dle-cast aluminum,
Duraplex " bronze finish, back
plate with cast-in knockouts for
alignment with all standard
recessed boxes,
. One-tapped holes (1/2" NPS) on
each side and top for condutt or
photocontroi, complete wtth
closure plugs,
. Deluxe glazed porcelain socket
pulse rated for 4Kv.
CI'II8CIJIIWIIJIICO
.--
2345 Vauxhall Rd. . Union, NJ 07083 . 908-964-7000
WNPM1 01 MAL-6
WNPM151NLXL-1
WNPM175MA-8
.oRDERING INFORMATION
Catalog Number: Example: WPM101MALFS-1
~ ~ ~
I FIXTURE LAMP I
WPM- SOURCE I F&-Single
Wallprism WATTAGE MIrMeIaL, .. LAMP fusing
.. flalii!e--.' 120V
(WNPM is 1&-18W' LX-High Pressure L -All HID 277V 1-120v",***n
for Quick To-7OW mogul Sodium (HX-HPF) medium base FFS-Double 2-208V
ship items units furnished
listed above 71-70W medium NlX-tflQh wtth lamp, fusing 3-240V
208V
only~ 100-100W mogul Pressure Sodium Mogul base 240V 4-277V
1D1-100W medium (NPf)."'*,*,* fixtures 480V 5-480~
150-150W mogul SX-Low Pressure Incandescent HS-Horizontal &-120
Sodium (HPF) and Low socket 208
151-150W medium Incandescent- Pressure Sodium 240V
... 175-175W" order without not furnished TP- Tamper-proo1 277V
300-<300'" suffix wtth lamp construction
'18W Available in Low Pressure Sodium only, "175W Available in Metal Halide mogul only. For medium
base lamp order 176. "'<300 Available in Incandescent only. ....70W and 100W are HX-HPF, 150W
and 175W are CWA. ..... High Power factor available with 120V only, 101 and 151 High Pressure
Sodium, ......101-100W HPS and 151-150W HPS available in 120V only,
~
P110A-Pencil photocontrol for 120V.
P15OM-Ught leveler photocontrol for
208V-277V.
33OS-Stainless steel wire guard, ,
335S-Clear polycarbonate shield for
added protection.
32352-Replacement glass, gasket,
hardware, door lens kit,
IECI:IIUCALJNFOBMAIJDN.
WPM fixtures require a clear, medium or mogul base horizontal burning lamp. Metal
Halide untts use ED17, except 175W mogul base is BT28. High Pressure Sodium
medium base use B17 (10OW HPS uses E17), Mogul base High Pressure Sodium use
E23-1/2. Low Pressure Sodium use pre-focus T17, not supplied, incandescent fixtures
use medium AlPS, not supplied. Fixture is not suttable for use in carwashes or other
areas that may entrap heat. Fixtures to be wall mounted only.
WPM with
330S Guard
and 335S
Shield
~ 121/4"_ ~ 7W-l
:EbJI
.@
UL Wet Location Listed.
UL File Number. E86021
7/04
-'{-
~
o
RECEIVED
SEP 1 8 2006
CITY OF ANDOVER
With so many styles from which to choose, the easy part is selecting Delgard; the hard part is
choosing from all of the beautiful options. To customize your fence, add decorative accessories
such as finials, ball caps, scrolls or circles, Use the images below as well as the photos through-
out the brochure to determine which combination works best for you. Mix and match.. ,who
knew choosing fencing could be so much fun?
-4
I,
.. ..
I
, ..
. ..', "".". -- -c., ...
o
AVALON: Residential, Aero
MADRID: Commercial
I
I. ". " .. - ...,' . .t.; ....I~ ..
BARCELONA: Residential
TAHOE: Commercial
,
o
JDJJJI.IIIIII uII,I1I1Il,l1l11l1111
IIIALEAII:
Residential
'?
'[...
, i<'"'"
;.: :-:\ -~' ~':
',': 'f
ELBA: Residential, Aero
STRATFORD: Commercial
,"';'- ;,5; '~, ','..., ' .. -
.. ..
I, " "
'..
, '..' ,
- ..-.... ,',.~~.."" ,,::,...e::,,,, "":'::';::-- ,::,
GUARDIAN EJ,.,BA:
Residential, Aero
~....,.. ..._.,...._._,...,.,~.".......,
. -,-- ,""
INNSBRUCK:
Residential
'-1-
DORIA: Residential, Aero
Laurel: Commercial
GUARDIAN DORIA:
Residential, Aero
,..:;;;:.,.~~j;,:$i".......~~.....;.,.;'"...--..........
SENTRY:
Aero
':~
o
Regular Andover Planning and Zoning Commission Meeting
Minutes - October 10, 2006
Page 4
PUBLIC HEARING: LOT SPLIT (06-06) TO CREATE TWO INDUSTRIAL LOTS
FROM PROPERTY LOCATED AT 13533 JAY STREET NW.
Mr. Vrchota explained the parcel is owned by Kottke's Bus Service. They intend to split
the lot and sell the west half, while retaining the east half for their continued business use.
Mr. Vrchota discussed the staff report with the Con'lmission.
Chairperson Daninger stepped down because of conflict of interest.
Motion by Holthus, seconded by Casey, to open the public hearing at 7:30 p,m. Motion
carried on a 7-ayes, O-nays, O-absent vote.
There was no public input. .
Motion by Casey, seconded by Holthus, to close the public hearing at 7 :31, p.m. Motion
carried on a 7 -ayes, O-nays, O-absent vote.
e
Commissioner Holthus wondered what the future intent of this property will be.
Mr. Jeff Hanson, Kottke's Bus Service, stated their intent was to split the lot and sell the
parcel off and he did not know what the future buyer planned on doing with it.
Motion by Greenwald, seconded by Casey, to recommend approval of the proposed lot
split. Motion carried on a 7 -ayes, O-nays, O-absent vote.
Mr. Vrchota stated that this item would be before the Council at the October 17,2006
City Council meeting.
PUBLICHEARING: CONDITIONAL USE PERMIT (06-06) TOALLOW
OUTDOOR DISPLAY AND SALES FOR VALLEY POOLS AND SPAS LOCATED
AT 3426 BUNKER LAKE BOULVARD NW.
Mr. Cross stated John Roettger, manager at Valley Pools & Spas, has applied for a
Conditional Use Permit to set up an outdoor display on the west side of their building.
Mr. Cross discussed the staff report with the Commission.
o
Commissioner King asked by removal of the parking area on the west side, will that leave
sufficient number of parking stalls in that area. Mr. Cross stated it would.
o
o
01
o
Regular Andover Planning and Zoning Commission Meeting
Minutes - October 10, 2006
Page 5
Commissioner Kirchoff stated on the north side, there is a fence with an L type of a berm,
is this some type of landscaping. Mr. Cross indicated it was the existing curb.
Commissioner Walton wondered what the height of the fence will be. The applicant
indicated it would be six feet high.
Commissioner King stated at present time the dumpsters were along the building and he
noticed they were going to build a new place on the southwest comer of the parking lot
for them. Mr. Cross stated as part of the project, the applicant will be constructing' a
dedicated place for the dumpsters to clear them out of the parking area.
Motion by Greenwald, seconded by King, to open the public hearing at 7:40 p.m.
'Motion carried 01\ a 7 -ayes,O-nays, O-absent vote.
There was no public input.
Motion by Kirchoff, seconded by Casey, to close the public hearing at 7:40 p.m. Motion
carried on a 7-ayes, O-nays, O-absent vote.
o
Mr. John Roettger, ValleyPool & Spas, 3426 Bunker Lake Boulevard, indicated he was
the meeting to answer questions.
Commissioner Walton asked if they got the idea from a similar store with an outdoor
display. Mr. Roettger stated they do have other stores with displays outdoors. He stated
they have two displays in their store and have had water damage. He stated it is hard to
maintain a pool indoors. He stated they are looking to move the pools outside for health
and insurance reasons. The other issue they have is with a new store coming in next to
them; the store is pretty old and has been poorly maintained. Their hope is to stay there
and improve the area. The problem is that the building has had vandalism and people
drinking behind it and starting stuff on fire. It is not lit or maintained and has some
issues. He noted by doing the display, they are looking to add some security and safety
issues and to improve that side of the building. He noted they could fix a lot of problems
by moving the display outside.
Commissioner Holthus knew it was important to keep the pools and hot tubs secure. She
wondered how they were planning on accomplishing this. Mr. Roettger showed a
drawing of what security measures they are planning on doing to the display area.
Commissioner King asked if there was a certain height the security fence needed to be to
keep people out. Mr. Cross stated there is no minimum height requirement for a security
fence. Around pools there is a four foot safety fence requirement.
o
Commissioner Walton asked if there were any insurance issues anyone needed to be
concerned about regarding this display. Mr. Bednarz stated the City did not have any
insurance concerns because it is private property.
o
Regular Andover Planning and Zoning Commission Meeting
Minutes - October 10, 2006
Page 6
Chairperson Daninger compliments Mr. Roettger on the information given. He wondered
if the display will be year round. Mr. Roettger indicated the pools will be maintained
year round but mostly shown in the summer months.
Chairperson Daninger asked if this will become a storage area. Mr. Roettger indicated it
would be for display only.
Chairperson Daninger asked what kind of noise the displays will generate. Mr. Roettger.
indicated there will be'two pump systems on the sidewalk. The only noise generated will
be off the pumps and wjll not generate a lot of noise. Chairperson Daninger asked if the
punips could be enclosed if needed to shield the noise. Mr. Roettger stated they could put
up a two sided wall to shield the noise from the residents.
Chairperson Daninger stated safety was a concern to him and he wondered if the pools
were locked. Mr. Roettger stated they do not have a way to lock the pools but there will
be a safety fence with a locked gate. The gate will be self latching and locked from the
outside. Chairperson Daninger thought this could be a potential problem with trespassers
and the applicant may want to look further into securing the pools and hot tubs.
-
Motion by Walton, seconded by Greenwald, to recommend to the City Council approval
of the Conditional Use Permit for ValleyPools & Spas. Motion carried on a 7-ayes, 0-
nays, O-absent vote. '
Mr. Cross stated that this item would be before the Council at the October 17,2006 City
Council meeting.
PUBLIC HEARING: CONDITIONAL USE PERMIT (06-07) TO ALLOW A
VETERINARY CLINIC AT HANSON COMMONS LOCATED AT 157415,4TH
AVENUE NW.
Mr. Bednarz explained the applicant is seeking approval of a conditional use permit for
veterinary clinics as required in the Shopping Center Zoning District.
Mr. Bednarz discussed the staff report with the Commission.
Commissioner Holthus wondered what the unit south of the proposed clinic was. Mr.
Bednarz stated it was a clothing store for children.
o
Commissioner King stated in the diagram, it shows a radiology lab and he wondered if
there will be x-ray equipment in there and if so, will they be requiring some kind of
shield in the rooms because of the clients on both sides. Mr. Bednarz stated they will
meet all of the fIre and building codes which do protect other buildings from emitting x-
rays.
I
I
o
o
o
- --- _-==----00.
I
e
o
o
(9)
1685 CROSSTOWN BOULEVARD N,W, . ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW,CI.ANDOVER,MN,US
TO:
Mayor and Councilmembers
CC:
Jim Dickinson, City Administrator
Will Neumeister, Community Development Director uldv-
FROM:
Courtney Bednarz, City Plann4
SUBJECT:
Consider Conditional Use PermitIV eterinary Clinic/I 57 4 154 th Avenue NW - Planning
DATE:
October 17,2006
INTRODUCTION
The applicant is seeking approval of a conditional use permit for veterinary clinics as required in
the Shopping Center Zoning District.
DISCUSSION
The attached graphic show~ the proposed location of the clinic within the existing shopping
center. A letter from the applicant describes how the clinic will be operated. The purpose of the
conditional use permit is to allow review ofthe proposal to ensure that it will not create adverse
impacts to surrounding properties. Reasonable conditions may be attached to mitigate adverse
impacts that can be identified, if any.
Conformance to City Code
The existing shopping center satisfies the requirements of the City Code. The proposed use will
be contained within the building. The Building and Fire Departments will be working with the
applicant to ensure the space complies with International Building and Fire Codes.
State Regulations
The State of Minnesota provides regulations for veterinary clinics, including education and
licensing requirements.
Parking
The site provides adequate parking for the clinic as well as existing and future tenants. The table
below illustrates the parking requirements for the site. It should be noted that the parking ratio
for small shopping centers is based on gross floor area, including storage and space occupied by
equipment and materials. As a result, additional stalls are available for tenants with higher
parking needs, such as restaurants.
Shopping Centers (400,000 s.f. or less) require 4 stalls per 1,000 s.f. of gross floor area
Hanson Building s.f. Parking Requirement Existing Parking
Commons II 23,984 96 stalls 140 stalls
e
e
o
Planning Commission Recommendation
The Planning Commission unanimously recommended approval of the proposed conditional use
permit. Questions were raised about animal bathroom facilities and the extent of radiology that
would be conducted. The minutes from the meeting are attached.
Staff discussed these items with the applicant after the meeting. The veterinarian clinic will not
have an outdoor area for dogs or other animals. The grounds will be patrolled on a daily basis to
ensure clients activities do not adversely affect the site. The applicant also indicated that
radiology would be limited to x-rays and would not include more intensive activity or treatment
with chemotherapy. The applicant will be present at the meeting.
Staff Recommendation
There are no concerns with the proposed use of the building, Staff recommends approval of the
conditional use permit.
ACTION REOUESTED
The Council is asked to approve the proposed conditional use permit.
Attachments
Resolution
Location Map
Shopping Center Location Map
Letter From Applicant
Proposed Floor Plan
Planning Commission Minutes
Respectfully submitted,
~
Cc: Kari Wittmer, DVM 1806 Mississippi Blvd Coon Rapids, MN 55433
-2--
e
-
o
CITY OF ANDOVER
COUNTYOFANOKA
STATE OF MINNESOTA
RES. NO.
A RESOLUTION APPROVING CONDITIONAL USE PERMIT FOR A VETERINARY
CLINIC WITHIN THE HANSON COMMONS SHOPPING CENTER LOCATED AT 1574
1 54TH AVENUE NW LEGALLY DESCRIBED AS LOT 1, BLOCK 1 CHESTERTON'
COMMONS FOURTH ADDITION, ANOKA COUNTY, MINNESOTA
WHEREAS, Kari Wittmer, DVM has requested approval of a conditional use permit for a
veterinary clinic within the existing building on the subject property, and;
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined
that said request meets the criteria of City Code and would not have a detrimental effect upon the
health, safety, and general welfare of the City of Andover, and;
WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of
the conditional use permit request;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby
agrees with the recommendation of the Planning and Zoning Commission and approves a
conditional use permit for a veterinary clinic located within the existing building on the subject
property subject to the following conditions:
1. All animals shall be treated and housed indoors.
Adopted by the City Council of the City of Andover on this _th day of
,2006.
CITY OF ANDOVER
ATTEST:
Michael R. Gamache, Mayor
Victoria V olk, City Clerk
- ]---.
/\ ~~\ -4'.\
<', ,~\ ~\
I, ~, ;r", ~\/ c
/~~\~\r'/
// ~\ ~l-A~/'
,- ~4-~'';) /(
/'~~-~, (' ~\
,/,l~ ,~ /'~,,~ \, ~
/<{JL.~ /., \P...., ,-
/5~~- ,/~9i//~\
.(~".,>N' f<""i>l)'\ ,'(\'
, , ;%j-; t!, ,<'" '.}\"',,,
,,': \. \ " /,1&. i<":f:' ,>" c/\J".k.,.' ~\/"\ ':. ...
. , ,., ,--~v '....4 ''''! '" \~, 0'
", \. ~'/.w_._..( ~"J')"".), '?J,....<( ~1!?y^\ ~\ ~\
".. 7,6..' ,.-R:iby'''\>{l'' : ~./ ........ ...~ \ \../',
f -, / _~'~ \,":7 ~.!b;, ~ r ~\ ,,:?l-, "',.? )../' _,
~ ... '/ '~'/'~, ^"',Q";:/ , ......u.... /'"
"\ \./ i" . B '-~/~'l-)",::.i';! . /~';,j ;') "'t'-'J--""'(~\ \J
'\ \,)/ ~~ '\"...~~.-><::/ J/ IS' ! ~! \\ ~>./'....
" "(l()::."~/~/,,,~{,tl\~Li%\J>
" .,,,rfj~, ,,\I.. /\ .. , ,a" '10_ ~ " ,!!-'y..~./,' ".dO,
<> \.. ~ "" '~"f , , '\~' ~;q., ",~,/ '@"i
~ \. '\ ~ \ // \ \, ~ >1). ~\ :;'\.....-"~~,\<:>...0;9.! S
. ':<:.~\~\ ~~i'~5;! .
, " "", ii\,es,'
,
w-
'" ~
::l W
"' U
~ ~ a
~ j::" ~g
Ij 9: D:U1
~rnm",
"'
...
~ ~
>- ~ :It.!
~ .. '"
t:l :t ~
Cllll 0
~.: j~..tL
f~
'w"
'~:""'~i"~"""j f ~ ~ ,
'k"""j / ,',', , ,y;.. i
6Of.i"j /, \''''';1 ~ i
"~'" ! -,"/~ :l\ '~"'"J'
"~:7 ?~(~ " ~:, ~-,...~ '
;:::/,;i~:'~ , "
, i : ""~" ""'/ \ ,,,,9 'Bt
~{:;?;i:~~~-- \~~:::
..,~>~ l. ~ 1
,/ .< i~ ,:,\.~
"j/ 0(9"';; ~/ ,/
~"" "'
.~
, ,,,.-
9lr? ~ '
"8~~'i
;ClH;
\~:f
h;i~~
, ...l
""ij6~i""'f0:Bf6' rw ~
frosT+"'(itll! i 'wHo
J't'i~i"+~i!;'"i~ ! 905 ~ :
, ~ '~rij ~:i~~~i
'''':t~3.'
X ",
/\
, '" ",_,_~L!J ~_~_Ji_, ,,~
I ' nl!~
\i\ <c- 8L9~ ~ rtB9~
"...\ ,.^' : 969l
\)/)j;;;:q?:l(g~,t'<tt~f1iiijjj-:
f~~, / ,,' (/ ,.:.\ \ )..)-ltt> iUiin":
; /,/ \/,/ \ \ // ; ~--,.."_~" rUoclT~
'"",,,/ ! ~I'l.m
,,'\ r~t::t " (jgL"j:"i
~ \:"6_~~.~ WH
~ h,,~
{l)Yi l'c~:~<:\
t""
~
/ :f./
"'-I
I,' "
".:/ /
, /
j j
~
00
L~'"
'I:J 0
itlll :><
1.1f;;N~ ,,' ;~\ "ii,;
,:"1!~\~: ~~:
-~-
G
'"
"
"
'"
"'
=>
'"
=>
<(
:g (J) g
g ~ ~ ~
Q)~-5~.g:
~ ~ ro .g~
LO (j) :E s:: s::
~ ~ ~ ~8
~ c c ~~
o 0.. (tl ::I 0
,5 <tl ro 0 s::
:E Cl w<{
'"
$
~
~
~^U, \t
6~z:!a
j DES ~ i
"
"
"
!i~~!
; t6; ~ '
'..,..,!
,;
GAlS NOSt\j\fH'
....
~
~
~
~
(.)
1C
Il.I
!
:t
~~
~
~
'"
a
.
~
~
w
~
~~
llC,
'm!
~
,~
~
u
""
"'"
L06 ~
r
,
r
,
----4---
,
I
,
I
,
~o-pplNCo
G~
LOCflTlorJ
MA-"p
o
r
I
I
I FUN TAN ASTIC
L BAY 7A
1.440 S,F~
r
I
o
--<I>
,
I
,
I
,
I
,
I
,
" I
,
,---.'-----~----1j)
-s-- \
,
,..,
Cw
... ........
. ....... ..
,.,...:..:."
w
o
--..---
o
o
o
September 20, 2006
Kari Wittmer, DVM
1806 Mississippi Blvd.
Coon Rapids, MN 55433
kwittmer6001@yahoo.com
(763) 234-6001
The purpose of this letter is to summarize the request for proposed use of the property
1574-154th Ave NW, Suite 108 in the Hanson Commons II mall in Andover, Minnesota. I am
requesting permission for a conditional use permit to own and operate a small animal
veterinary clinic. I would like to take a moment to introduce myself. I am a practicing
veterinarian who graduated from the University of Minnesota College of Veterinary Medicine
in 2001. I have been practicing veterinary medicine in the northern suburbs since May, 2001.
I am very grounded in this community. I have lived in Coon Rapids since I was born and went
to elementary, junior high, and high school here. Being so close to Coon Rapids, I consider
Andover a part of this area. This community is very important to me and everything I have
learned here has helped to shape who I am today.
The aforementioned property is owned by Fairbanks Properties, LLC. This leased
space will be 2880 sq ft. The veterinary clinic will be open 7:00 AM to 6:00 PM Monday
through Friday and 8:00AM t012:00 PM on Saturday. Services will include: vaccination,
surgery, dentistry, internal medicine, and radiology, This practice will be entirely indoors with
no outdoor kennels. Overnight monitoring will be minimal and only for sick patients that need
continued care. No boarding will be offered at this facility. The hospital has been designed
with the animal holding areas in the central portion of the location to eliminate disruptions to
neighboring businesses.
Please do not hesitate to call or email with any questions or concerns.
I sincerely appreciate your consideration,
df~ Wi:tfr~ }JJJfl1
Kari Wittmer
-6-
o
o
o
J_' . -'
tt:1-' ;.,
1'J'flv'f- q
If tT -:P
/' '-f 0-4- f '\
'I \
''?
o
I I
, (/ \
7.";' ~o..MO~)
1- tr;:;.~-'
i '\
l " 'l-S'
L i ~~\~\0Cj'f
-~l",..-----,~,..,2.~-'-da
, _........,~
~ j'
11
I #' ~r~~v\j
i I -
! '
, I
.,-10-
, 1ltMt,\
1
I
, - 'i - , r---1.~/~
~o<' ~ \ eMP\O,\~
"':1~f1-'.J).J_i I....~......-
\ --r< I~" . '
.l: L
- {OS'
b\'Co.X.
o
-\v(~r
~lA.
!
it
I
: ': i'f-?
, '
-..-J
o
-"7-
-&.- ------:-------
o
o
o
o
Regular Andover Planning and Zoning Commission Meeting
Minutes - October 10, 2006
Page 6
Chairperson Daninger compliments Mr. Roettger on the information given. He wondered
ifthe display will be year round. Mr. Roettger indicated the pools will be maintained
year round but mostly shown in the summer months.
Chairperson Daninger asked if this will become a storage area. Mr. Roettger indicated it
would be for display only.
Chairperson Daninger asked what kind of noise the displays will generate. Mr. Roettger
indicated there will be two pump systems on the sidewalk. The only noise generated will
be off the pumps and will not generate a lot of noise. Chairperson Daninger asked if the
pumps could be enclosed if needed to shield the noise. Mr. Roettger stated they could put
up a two sided wall to shield the noise from the residents.
Chairperson Daninger stated safety was a concern to him and he wondered if the pools
were locked. Mr. Roettger stated they do not have a way to lock the pools but there will
be a safety fence with a locked gate. The gate will be self latching and locked from the
outside. Chairperson Daninger thought this could be a potential problem with trespassers
and the applicant may want to look further into securing the pools and hot tubs,
o
Motion by Walton, seconded by Greenwald, to recommend to the City Council approval
of the Conditional Use Permit for Valley Pools & Spas. Motion carried on a 7-ayes, 0-
nays, O-absent vote,
Mr. Cross stated that this item would be before the Council at the October 17,2006 City
Council meeting.
PUBLIC HEARING: CONDITIONAL USE PERMIT (06-07) TO ALLOW A
VETERINARY CLINIC AT HANSON COMMONS LOCATED AT 1574 154TH
A VENUE NW.
Mr. Bednarz explained the applicant is seeking approval of a conditional use permit for
veterinary clinics as required in the Shopping Center Zoning District.
Mr. Bednarz discussed the staff report with the Commission.
Commissioner Holthus wondered what the unit south of the proposed clinic was. Mr.
Bednarz stated it was a clothing store for children.
o
Commissioner King stated in the diagram, it shows a radiology lab and he wondered if
there will be x-ray equipment in there and if so, will they be requiring some kind of
shield in the rooms because of the clients on both sides. Mr. Bednarz stated they will
meet all of the fire and building codes which do protect other buildings from emitting x-
rays.
o
Regular Andover Planning and Zoning Commission Meeting
Minutes - October 10, 2006
Page 7
Commissioner King asked if there will be some requirement for disposing of deceased
animals. Commissioner Greenwald thought there were MN State regulations regarding
this. Mr. Bednarz stated the State does license and provide regulations for veterinarians
of all specialties.
Motion by Holthus, seconded by Casey, to open the public hearing at 7:57 p.m. Motion
carried on a 7-ayes, O-nays, O-absent vote.
Mr. Winslow Holasek asked if radiology means this is going to be x-ray only or radiation
treatment. Mr. Bednarz stated the applicant is out of town and could not make the
meeting but he would make sure the applicant would answer this question to the Council.
Motion by Walton, seconded by Casey, to close the public hearing at 7:59 p.m. Motion
carried on a 7-ayes, O-nays, O-absent vote.
Chairperson Daninger wondered where the animals will relieve themselves.
Motion by Greenwald, seconded by Kirchoff, to recommend to the City Council approval
of the conditional use permit. Motion carried on a 7-ayes, O-nays, O-absent vote.
o
Mr. Bednarz stated that this item would be before the Council at the October 17,2006
City Council meeting.
OTHER BUSINESS.
Mr. Bednarz updated the Planning Commission on related items.
ADJOURNMENT.
Motion by Casey, seconded by Walton, to adjourn the meeting at 8:05 p.m. Motion
carried on a 7-ayes, O-nays"O-absent vote.
Respectfully Submitted,
Sue Osbeck, Recording Secretary
TimeSaver Off Site Secretarial, lnc,
o
o
o
o
~
1685 CROSSTOWN BOULEVARD N,W, . ANDOVER, MINNESOTA 55304. (763) 755-5100
FAX (763) 755-8923 . WWW,C1.ANDOVER,MN,US
TO: Mayor and Council Members
FROM: Jim Dickinson, City Administrator
SUBJECT: Schedule EDA meeting
DATE: October 17, 2006
INTRODUCTION
The Council is requested to schedule an Economic Development Authority (EDA) meeting at
6:00 pm before the November 8, 2006 City Council meeting.
DISCUSSION
Tentative agenda items for an EDA meeting have been identified as follows:
1. Update on Economic Development Activities
2. Community Center Refinancing Update
3. TIF Assistance Request Review
4. Due Diligence Progress Review
S. Letter of Intent Review and Purchase Agreement Updates
6. Other Business
Other items may be added upon request, or the meeting will be cancelled if no new
information comes forward on the identified agenda items
ACTION REQUIRED
Schedule an EDA meeting at 6:00 pm before the November 8, 2006 City Council meeting.
o
o
(])
CITY OF
NDOVE
1685 CROSSTOWN BOULEVARD N,W, . ANDOVER, MINNESOTA 55304 . (763) 755.5100
FAX (763) 755.8923 . WWW,CI.ANDOVER,MN,US
TO: Mayor and Councilmembers
FROM: Jim Dickinson, City Administrator
SUBJECT: Administrator's Report
DATE: October 17,2006
The City Administrator will give a brief verbal update on various items of interest to the City
Council and to the residents at the meeting. Listed below are a few areas of interest:
1. Administration & City Department Activities
2. Update on Development Activity
3. Update on Public Improvement Projects
4. Meeting Reminders
S.Miscellaneous Projects
Upon receipt of the meeting packet, if a member of the Council would like an update on a
particular item, please notify me so an adequate update can be made.
o
PLEASE ADt>RESS THESE ITEMS AT THISMEETI,NG OR PUT THEM ON
THE NEXT AGENDA..
THANK YOU.
o
DATE
October 17. 2006
ntEMSGIVEN TO THE CIT'YCOUNCIL
~ September 2006 Monthly Building Report
o
o
G:\STAFF\RHONDAAIAGENDA\CC L1ST,doc
Or1&~~
Ifr S-bfp
t$).K r-",
V.CoP
o
CITY UIi AI~uuvER
2006 Monthly Bnilding ReDort
, I
I
TO: Mayor and City Council
FROM: Don Olson
SEPTEMBER
BUILDING PERMITS , PermitIPlaD Tax Total Valuation
12 Residential $ 21,053.00 $ 864,90 $ 21,917,90 $ 1,729,800,00
Single Family 2 4,360.46 158.50 4,518,96 317,000,00
Septic 2 5,69\.02 230.40 5,92 \.42 460,800,00
Townhome 8 11 ,001.52 476,00 11,477.52 952,000,00
4 Additions 1,572,77 28,15 1,600,92 56,300,00
3 Garages 1,564,28 3\.00 1,595,28 62,000,00
3 Basement Finishes 300,00 \.50 301.50 -
- Commercial Building - - - -
1 Pole BldgslBams 33\.40 5,70 337,10 11,400,00
3 Sheds I 534,51 7,15 54\.66 14,300,00
2 Swimming Pools 156,70 2,65 159,35 5,300,00
- Chimney/StovelFireplace - - - -
2 Structural Changes 117,95 2,37 120,32 4,225,00
8 Porches 2,270,05 37,34 2,307,39 74,67\.00
10 Decks 1,102,80 18,10 1,120,90 36,200,00
- Gazebos - - - -
I Repair Fire Damage 573,05 2\.28 594,33 '42,560,00
181 Re-Roof 9,369.25 9\.00 9,460,25 , 2,000,00
50 Siding 2,700,00 25,00 2,725,00 -
3 Other 517,11 10,00 527,11 19,500,00
- Commercial Plumbing - - - -
2 Commercial Heating 2,116.34 70,62 2,186,96 141,250,00
- Commercial Fire Sprinkler - - - -
I Commercial Utilities 225,14 3.40 228.54 6,800,00
- Commercial Grading - - - -
I
286 Total Building Permits $ 44,504,35 $ 1,220,16 $ 45,724.51 $ 2,206,306,00
PERMITS PcrmitIPlan Tax Total Fees Collected
,
286 Building Permits , $ 44,504,35 $ 1,220,16 $ 45,724.51
- Ag Building - - -
- Curb Cut - - -
- Demolition - - -
- Fire Permits - - -
1 Footing 15,00 - 15,00
- Renewal - - -
- Moving - - -
28 Heating 1,630,00 14,00 1,644,00
6 Gas Fireplaces 350,00 3,00 353,00
32 Plumbing 2,180,00 16,00 2,196,00
86 Pumping 1,290,00 - 1,290,00
2 Septic New 200,00 \.00 20 \.00
i Septic Repair 100,00 0,50 100,50
10 Sewer Hook-Up 250,00 - 250,00
10 Water Meter 500,00 I - 500,00
- Sewer Change Over/Repair - - -
- Water Change Over - - -
10 Sac Retainage Fee 155,00 - 155,00
10 Sewer Admin, Fee 150,00 - 150,00
12 Certificate of Occupancy 120,00 - 120,00
12 License Verification Fee 60,00 - 60,00
- Reinspection Fee I - - -
4 Contractor License 200,00 - 200,00
- - R~-;~f Li~e~~el; - - - I
!
- Health Authority - - -
5iO TOTALS $ 51,704.35 $ 1,254,66 $ 52,959,01 $ 2,206,306,00
Total Number of Homes YTD , 2006 123
Total Number of Homes YTD 2005 171
Total Valuation YTD I 2006 $ 24,622,823.48
Total Valuation YTD I 2005 $ 37,231,675.42
Total Building Department Revenue YTD 2006 $ 567,788.44
Total Building Department Revenue YTD 2005 $ 659,382.44
o
o
o
--.'
.e.
e
e
~
1685 CROSSTOWN, BOUUoVARD N,W, . ANDOVER. MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW,CI.ANDOVER,MN,US
TO:
Mayor & Council Members
FROM:
Jim Dickinson, City Administrator
'SUBJECT:' Supplemental Agenda Item for October 17, 2006 City Council Meeting
DATE:
October 17, 2006
The City Council is requested to receive the following supplemental information.
Consent Items
Add~On Item. ApproveResolution/Municipal State Aid Street Funds Advance (Supplemental) -
'Engineering , '
.....J
, -
cO'
o
o
,0 .
o
o
1685 CROSSTOWN BOULEVARD N,W, . ANDOVER, MINNESOTA 55304. (763) 755-5100
FAX (763) 755-8923 . WWW,CI.ANDOVER,MN,US
TO: Mayor and Council Members
CC: Jim Dickinson, City Administrator
FROM: David D. Berkowitz, City Engineer
SUBJECT: Approve ResolutionlMunicipal State Aid Street Funds Advance (Supplemental) -
Engineering
DATE: October 17, 2006
INTRODUCTION
The City Council is requested to approve the Municipal State Aid (MSA) Street Funds Advance
Resolution.
DISCUSSION
The City is eligible to receive up to $1,129,000 in advanced funding due to other cities not
expending their State Aid allocations. There is no penalty to advance these dollars. The benefit that
the City receives is collecting these funds several months in advance to put towards the Tulip Street
project. The State Aid office has been in touch with City staff to discuss the opportunity to receive
MSA Construction allotment early.
BUDGET IMP ACT
The MSA funds will be collected and utilized toward expenses and construction costs associated
with the Tulip Street project that began construction this year.
ACTION REQUIRED
The City Council is requested to approve the Municipal State Aid Street Funds Advance Resolution.
Respectfully submitted,
0~0.
David D. Berkowitz
Attachments: Resolution/"
.
'0 .
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO.
MUNICIPAL STATE AID STREET FUNDS ADVANCE RESOLUTION
WHEREAS, the Municipality of Andover has implement Municipal State Aid Street Project( s) in 2006 which require State Aid funds
in excess of those available in its State Aid Construction Account, and
WHEREAS, said municipality has proceeded with the construction of said project(s) and is requesting an advance from the Municipal
State Aid Street Fund to supplement the available funds in their State Aid Construction Account, and
WHEREAS, the advance is based on the following determination of estimated expenditures:
Account Balance as of date 10/11106
$ 0.00
Less estimated disbursements:
o
Project# 198-05-11 (05-11)
Project #
Proj ect #
Project #
Bond Principle (ifany)
Project Finals (overruns-if any)
Other
Total Estimated Disbursements
$979.000.00
$
$
$
$150.000.00
$
$
Advance Amount (amount in excess of acct balance)
$1.129.000.00
$1.129.000,00
WHEREAS, repayment of the funds so advanced will be made in accordance with the provisions of Minnesota Statutes 162.14,
Subd. 6 and Minnesota Rules, Chapter 8820,1500, Subp. lOb, and
WHEREAS, the Municipality acknowledges advance funds are released on a first-come-frrst-serve basis and this resolution does
not guarantee the availability of funds.
NOW, THEREFORE, Be It Resolved: That the Commissioner of Transportation be and is hereby requested to approve this
advance for fmancing approved Municipal State Aid Street Project(s) of the Municipality of Andover in an amount up to
$1.129.000,00, I hereby authorize repayments from subsequent accruals to the Municipal State Aid Street Construction Account of
said Municipality in accordance with the schedule herein indicated: (initial one)
.1L Repayment from entire future year allocations until fully repaid.
_ Repayment in _ equal annual installments
_ Repayment from future year allocations in amounts listed below until fully repaid (maximum 5 year repayment).
$
CY
$
CY
$
CY
$
CY
$
CY
I HEREBY CERTIFY that the above is a true and correct copy of a resolution presented to and adopted by the Municipality of
Andover, County of Anoka, State of Minnesota, at a duly authorized Municipal Council Meeting held in the Municipality of Andover,
Minnesota on the 17th day of October, 2006, as disclosed by the records of said Municipality on file and of record in the office.
o
Municipality of Andover
Municipal Clerk
Michael R. Gamache - Mayor
/(J- 17-cJ6
~~
-..
To whom it may concern:
Regarding 13423 Crooked Lake Lot Split
I would like to take this opportunity to explain the circumstances that led up to my
application for a lot split of my property, and answer some of the questions and concerns
that where brought up at the planning commission meeting October 10 2006.
I am a contractor by trade NOT A LANDLORD and lifelong resident of the
neighborhood. The subject property began to stand out to me about 5 or so years as it was
an older home surrounded my newer style homes and continues to show more and more
signs of disrepair.
When the property went up for sale I decided I would purchase the property, fix it up and
rent it. After investing time and money in repairs and going thru numerous renters
without success. I then considered a total remodel or rebuild and found that due to the
structural layout of the home that this would not be economically feasible.
This neighborhood needs affordable or modestly priced homes to attract owner
occupancies. This is evidenced by the over building that was done down Crooked Lake
Blvd. In the final analysis I determined that the best approach would be to tear down the
house and replace it with 2 new, modestly priced homes that would likely be purchased
by owner occupants. These homes would also be of an age, style, size and type that
would conform to the neighborhood improving site lines, safety and all around aesthetic
appeal.
4)