The URL can be used to link to this page

Home My WebLink About04-09-07 Item 7E, 2007 PMP Assessment ~ ~HILLS Request for Council Action Prepared By: Dept.: Council Mtg. Date: Final Action Needed By: ,~ Kristine Giga ~ - Engineering 4/9/07 -4i9/07 Agenda Item: 7E ------------,---------------- " Bucfgete"cfAmount:-------.-- -- Actual Amount: Funding Source: N/A N/A N/A Council Action ,Request _~-'._.,...____,____,__________,___________._________,_."....._._.__.."M.'_.^'~.._..,"_...______,___.._.._".._.____....._._.____._______..____ Motion to Adopt Resolution 07-43: Resolution Declaring Cost to be Assessed and Ordering the Preparation of the Assessment Roll Motion to Adopt Resolution 07-44: Resolution Receiving the Proposed Special Assessment and Providing for Public Hearings Staff Recommendatiori:--_>::i::::'::>:! Adoption of Resolution 07-43: ResofutJori--OeClaring--Cosfto-"be-Assessecfand Ordering the Preparation of the Assessment Roll Adoption of Resolution 07-44: Resolution Receiving the Proposed Special Assessment and Providing for Public Hearings , DA'A , ' ,', " " PTRC: iStp~rirtLr:!g...Qg2.11m~ts:>_@~~hedL f-- IMe"2.~/_~etter: ; x !Resolution No.: iOrdinance No.: x !Engineering Recommendation: iAttorney Recommendation: x lOther: 07-43, 07-44 Memo dated April 4, 2007, from Civil Engineer Kristine Giga '-----'------.-.......-..---------..-.-....-. Proposed Assessment Roll i Financial ImplicatiOns: fAdillinistratorIStaff.Cornlllents: , _._-~------ ~ ~ EN HILLS MEMORANDUM DATE: April 4, 2007 AGENDA ITEM 7E TO: Mayor and City Council Michelle Wolfe, City Administrator Kristine Giga, Civil Engineer ,~ FROM: SUBJECT: 2007 PMP Improvements- Assessments a, Declaration of costs for projects to be assessed in 2007 and ordering preparation of assessment rolls b. Resolution receiving assessment rolls and setting assessment hearing date for the 2007 street improvement project BACKGROUND A portion ofthe costs for the 2007 PMP project are assessed to the benefiting properties. In order to assess these costs, the City must follow the Public Hearing steps outlined in State Statute 429. The first step in the assessment process is to adopt a resolution declaring costs to be assessed and ordering the preparation of assessment rolls. The second step is for the City Council to adopt a resolution setting a hearing date for the assessments. Public hearings are required in order to assess the cost of public improvements. The proposed assessments have been prepared in accordance with Arden Hills' assessment policy and as described in the feasibility report for this project. It is recommended that the assessment hearing be held at the regularly scheduled City Council meeting on May 14, 2007 for the 2007 PMP Improvements: Brighton Way Lametti Lane, Snelling A venue to cul-de-sac Lametti Circle, Lametti Lane to cul-de-sac Connelly Avenue, County Road E to County Road E Briarknoll Circle, Briarknoll Drive to cul-de-sac Briarknoll Drive, Snelling Avenue to Norma Avenue Dawn Circle East, Norma Avenue to cul-de-sac \\RVNAS 1 \AHdata$\PR&PW\Engineering\2007\Council~ Actions\4-09-07 _Memo _ 2007PMP _ Assessments.doc 2007 PMP 4/4/2007 Page 2 Royal Lane, Norma Avenue to Floral Drive Karth Lake Circle, Hamline Avenue to cul-de-sac If questions come up regarding specific assessments or if amendments to the assessment rolls are necessary, hearings can be continued before final adoption. FINANCIAL IMPLICATIONS The project is proposed to be assessed consistent with the City's assessment policy, which states that 50% of the costs for roadway improvements will be assessed to residential properties, 70% of the costs for roadway improvements will be assessed to commercial properties, and the remaining portion financed using various City funds. A detailed assessment roll will be presented at the assessment hearing. The assessment policy states that the assessment shall be based on the total estimated construction cost, plus associated overhead costs. The policy also states that the City Council shall retain the right to review each project on its own merit and to deviate from any portion of the Assessment Policy Manual as it deems proper. As part of the feasibility report, staff recommended that the contractor's bid prices are used to calculate assessment rates, as opposed to the engineer's estimate, as stated in the assessment policy. Staff also recommended the overhead costs be based on 32% of the construction costs instead of37% as listed in the assessment policy. As part of the feasibility report, staff recommended that the residential assessments be based on the project cost of the level of improvement on the street. This is reflected in the proposed assessment roll. The proposed assessment roll under consideration includes 35 assessable units for streets receiving a 2" mill, 69 assessable units for streets with a full depth mill, and 8 assessable units for improvements on a commercial street. Residential Assessments The proposed residential assessment rates are as follows: . 2" mill (Lametti Lane, Lametti Circle, Karth Lake Circle): . Full depth mill (Brighton Way, Briarknoll Circle, Briarknoll Drive, Dawn Circle East, Royal Lane): $2,061.52/unit $3,068.30/unit There are properties the project that are currently identified with one parcel ID, however, according to City Code, could be further subdivided. These parcels are 1471 Lametti Lane and 1465 Floral Drive. Each of these properties is proposed to be assessed as two residential equivalent units. The City owned parcels on Royal Lane have been included in the assessment roll as 5 residential equivalent units, as discussed in the feasibility report. 2007 PMP 4/4/2007 Page 3 Commercial Assessments (Connellv Avenue) At the public hearing, staff indicated a change in the scope of the project with the necessary addition of watermain replacement. Staff provided an estimated assessment rate based on mill and overlay costs only; the additional street improvement costs were added to the watermain costs. Council requested information on what the assessment rate would be if all street costs were included in calculating the assessments. The two rates are as follows: Rate based on mill and overlay costs only: Rate based on all street costs: $ 7,680.52/unit $1O,804.97/unit* The table below provides a summary of assessment rates as presented in the feasibility report. Assessment rate per Total received in Total funded by the unit assessments City 2"Mill $ 2,061.52 $ 72,153.20 $ 72,153,20 Full Depth Mill $ 3,068.30 $ 196,370.97 $ 227,053.93 Commercial $ 7,680,52 $ 61,444.15 $ 26,333.21 Watermain N/A $ 154,965.50 Storm Sewer N/A $ 10,991.01 Sanitary Sewer N/A $ 6,328.45 Total $ 329,968.32 $ 497,825.30 The table below shows the rate based on all street costs being included in the assessment rate for the commercial area. The total project amount varies slightly from the table above based on different overhead costs factored into street costs and utility costs. Assessment rate per Total received in Total funded by the unit assessments City 2"Mill $ 2,061.52 $ 72,153.20 $ 72,153.20 Full Depth Mill $ 3,068.30 $ 196,370.97 $ 227,053.93 Commercial* $ 10,804.97 $ 86,439.74 $ 37,045.60 Watermain N/A $ 123,856.28 Storm Sewer N/A $ 10,991.01 Sanitary Sewer N/A $ 6,328.45 Total $ 354,963.91 $ 477,428.47 2007 PMP 4/4/2007 Page 4 SCHEDULE Assessment rolls must be adopted no later than September 24, 2007, to allow for a 30-day pre-payment period. Following the pre-payment period, assessment rolls are certified to Ramsey County for collection. The County requires that this certification be done by November 15 in order to allow them enough time to add the assessments to property taxes. The City plans to complete the certification by the end of October. As a result, we recommend the following schedule for the 2007 assessment process: April 9 Resolution declaring costs to be assessed, ordering preparation of assessment rolls April 9 Resolution receiving assessment rolls, setting hearing dates April 17 Notice of hearing published in the Shoreview-Arden Hills Bulletin April 17 Mail notices to affected property owners May 14 Assessment hearing May 14 Hearing date for final adoption of assessment roll May 15 to June 13 Prepayment of assessments (30 days) CONCLUSION Staff recommends the following motions: a. Approval of resolution declaring costs for the 2007 PMP Improvements to be assessed in 2007 and ordering preparation of assessment roll. b. Approval of resolution receiving assessment rolls and setting assessment hearing date for May 14,2007. ~ ~HlLLS CITY OF ARDEN illLLS COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION NO. 07-43 RESOLUTION DECLARING COST TO BE ASSESSED, AND ORDERING PREPARATION OF PROPOSED ASSESSMENT ROLL WHEREAS, a contract has been let and costs have been determined for the City of Arden Hills 2007 Pavement Management Program improvement of the following streets: Brighton Way, Lametti Lane, Lametti Circle, Connelly Avenue, Briarknoll Circle, Briarknoll Drive, Dawn Circle East, Royal Lane, and Karth Lake Circle, for the maintenance of the street by the milling, paving, concrete curb and gutter repair, utility repair, and necessary appurtenances; and WHEREAS, the contract price for such improvement is $646,410.48, and the expenses incurred or to be incurred in the making of such improvement amount to $181,383.14, so that the total cost ofthe improvement will be $827,793.62. NOW, THEREFORE, BE IT RESOLVED by the Mayor and the City Council as follows: I. The portion of the cost of such improvement to be paid by the city is hereby declared to be $497,825.30 and the portion of the cost to be assessed against benefited property owners is declared to be $329,968.32. 2. The City Administrator, with the assistance ofthe City Engineer, shall forthwith calculate the proper amount to be specially assessed for such improvement against every assessable lot, piece or parcel of land within the district affected, without regard to cash valuation, as provided by law, and she shall file a copy of such proposed assessment in his office for public inspection. 3. The City Administrator shall, upon the completion of such proposed assessment, notify the council thereof. ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN illLLS TillS 9th DAY OF APRIL, 2007. Stanley D. Harpstead, MAYOR ATTEST: Michelle Wolfe, CITY ADMINISTRATOR \\Metro-inet.us\ardenhills\Admin\Council\Resolutions\2007\07-43, Declaring Cost to be Assessed for 2007 PMP.doc ~ ~HILLS CITY OF ARDEN HILLS COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION NO. 07-44 RESOLUTION RECEIVING PROPOSED SPECIAL ASSESSMENT ROLL AND PROVIDING FOR HEARINGS WHEREAS, by a resolution passed by the council on April 9, 2007, the City Administrator was directed to prepare a proposed assessment of the cost for the City of Arden Hills 2007 Pavement Management Program improvement of the following streets: Brighton Way, Lametti Lane, Lametti Circle, Connelly Avenue, Briarknoll Circle, Briarknoll Drive, Dawn Circle East, Royal Lane, and Karth Lake Circle, for the maintenance of the street by the milling, paving, concrete curb and gutter repair, utility repair, and necessary appurtenances; and WHEREAS, the City Administrator has notified the council that such proposed assessment has been completed and filed in her office for public inspection, NOW, THEREFORE, BE IT RESOLVED by the Mayor and the City Council that: 1. A hearing shall be held on the 14th day of May, 2007 in the city hall at 7:00 p.m. to pass upon such proposed assessment and at such time and place all persons owning property affected by such improvement will be given an opportunity to be heard with reference to such assessment. 2. The City Administrator is hereby directed to cause a notice of the hearing on the proposed assessment to be published once in the official newspaper at least two weeks prior to the hearing, and she shall state in the notice the total cost of the improvement. She shall also cause mailed notice to be given to the owner of each parcel described in the assessment roll not less than two weeks prior to the hearings. 3. The owner of any property so assessed may, at any time prior to certification of the assessment to the county auditor, pay the whole of the assessment on such property, to the City Administrator, no interest shall be charged if the entire assessment is paid within 30 days from the adoption of the assessment. He may at any time thereafter, pay to the County Auditor the entire amount ofthe assessment remaining unpaid, with interest accrued to December 31 of the year in which such payment is made. Such payment must be made before November 15 or interest will be charged through December 31 of the succeeding year. \\Metro-inel.us\ardenhills\Admin\Council\Resolutions\2007\O7 -44, ReceIvIng Proposed Special Assessment Roll and Ordering Public Hearing 2007 PMP.doc ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS THIS 9th DAY OF APRIL, 2007. Stanley D. Harpstead, MAYOR ATTEST: Michelle Wolfe, CITY ADMINISTRATOR \\Metro-inetus\ardenhills\Admin\Council\Resolutions\2007\07-44, Receiving Proposed Special Assessment Roll and Ordering Public Hearing 2007 PMP.doc ~ g ~ ~NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN~ ~~~~WWWWWWWWWWWWWWWWWWWWWWWWWWWWWO ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~rrM ~~~~~~~~~~88~~~~~~g~~8g88888ggggg~ NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN~ 'Ii E 6 3 1 o ~"'''''''EI><I> ....,..,..,.....,.w.,..,.OO'....<fi-.,. .....,..,..,......,...,.,......,..... ~~ NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~~~g~gg~g2g~~~8ggggg~~gg8~gg8g88~ NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN B ~ 'Ii E 6 . ~.,..,..,. .,..,..,..,..,......,..,..,..,..,. .,..,..,..,..,..,..,..,..,..,..,..,..,..,..,..,..,..,. .. ~ .. . " t---------------------------------N~ w " 'E ~ '. ~ N " ~~mmmmmmNNNN----OOooo~~~~mmmmmmm~~ ,wwwwwww~www____~WWWID~~~IDWWWW~~~N~ ~~~~~~~~~~~~~~~~~~~~~~~~~2~~~~~~~~ _w~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~zwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww~~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ s~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww I~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ o~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ !m~~~~~~~~~~~~~~ffiffiffiffi~~~~~~~~ffi~m~~~~~ ~~ooooooooooooooooooooooooooooooooo~ o~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~g . . e wwwwwwwwwwwwwwwwwwww ~ ~~~~~~~~~~~~~~~~~~~~ ~w~~~~~~~~~~~~~~~~~~~~ wwww ~ 1~~~~~~~~~~~~~~~~~~~~~~~~~gggg~~~8~ 0~~~33~~~55~5~~~~~~~33~~~~~~~~~~~o~ ~WIIIIIIIIIIIIIIIIIIIIrrr~~~~~~~~~"" cw~~~~~~~~~~~~~~~~~~~~wwwwwwwwwww w ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~ o~~~~~,~~~~~~~~~~~~~"ssssssssss,., ~ ~~~~-~~~~~~~~ow~w~ww~W~~~OON~~WW."_ ~M~~_~OO~wwwww~~OO~~~N~~~N~~~W~ w~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ I . w~~~~~~~~~~~~~~~~~~~~~ ~ ~~~~~~~~~~~~~~~~~~~~~~ wwww ~ ~uuuuuuuuuuuuuuuuuuuuuwwww5555wwwww ~wwwwwww~~~~~~~wwwwwww~zzz~~~~zzzzz <~~5~5~5~3~33~~5~5~5~5~~~~~~~~~~~~~ ~FFFFFFFFFFFFFFFFFFFFF~EEEEEEEEEE~E O~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~~~~~~~~"",,~~~~~~~3"'sssssssss ~~~~~~~ggre~rerere~re~g~~~2~~~~~~~~;~~ ~ ~~~~~~~_~_~~~~~~~~~~~___~~MMMM~~~O~ 0 z . I 0 0 " ~~ is ~ ~ . 0 "" w ffic ~~oww ~ w , 2oziS~ j~ W~~~~Z0~ffi t;m 0 N ~ S ~6<W~~ bW~z~xg~~g~wo . w ~[35 0 ~~~~83 ~~~w~~~~~~F~~~ E ~ ~~i! I 0 ~ Z 0 lliW5ffio~lliW~~~~'~O<~~~'C w . ol!!~ w I;; ~~~~~~~~,~~~~o~~a~~~ ~ 5 0 ~ z &lffi~ " ~~~~~~~~~i~~;~~~~g~~~ ~ ~ I W ~ ffiI' ~ Z < ".0 ~ cmc~~~~ ~,~m,z~w ~ ~ " Z W ~ ~ ~- w= ~~ O_ w. ~. 0. ~~ 0- ~ ; ~~ " " w " z z ~c ~~~ g~ 0 z~ g o o~ z~z'~~ <~ ~ gw ~ z ffi ~5ffi~g5~cl~~~~iSili~ ~ffi~z~~ ~~z ~ ~~ 0 ~w~g~~~c~0~~~ffio ~~IwlliI~~wgz~~ ~g~~lli~Fw~~~~g~~wjg~~ ~m~~~~~5~~~~~~ ~g~~~~~~~~~fu~6~~mffi~m ~~<,,~~~~~~g~~ ~~Wffi0~~~~~9~~~~~~<<~w~~~mm8<cIoc0<~~ ~~~oz~o~~o~~z~z~~~m~~<8~~~o[3~[3z~~~wo ~W06~I~OQ~O~~O~I~~ffiI~iSoIQQ~~W~~o ~~ Ooo>m~w~~,OCw~o~omo<~~'~~~~~,0,~I w0 ~ o 00 -, ~~ ~~ O~N~~~W~<C~O~NM~ ~~~~~~~~~~NNNNN ggggggggggggggg ~~~~~~~~~~~~~~~ <'l"''''~'''~~~<'l'''<'l<'l<'l<'l<'l N~NNN~NNN~NNNNN 000000000000000 <'l"'''''''~~'''<'l'''~'''<'l<'l<'l<'l ~gl [:l~:U::l(::l[::j[::j[::j[::j [::j~[::j [::j [::j i ~ 0_< "" " 000 000 """ """ ~~~ w....<C~_N<'l "'~~~--~ 0000000 0000000 ~~~~~NN <'l<'l<'l<'l..,,,,,,, ~"'~~<'l<'l<'l ::l::l::l::l::l~Hj ,;~,;,;,;** ~ o ~ ~ 0000000000000000000000000000000000000000000000000000000000000000 M~MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM~MMMMMM~MMMMMMMMMMMMMMMMMM ~~~m~mmmmmmmmmmmmmmmmmrorooooororororoWWW~NNNN~NNNNNN~NNNNNNNNNNNNNNNNNN ~~~~~~8~88888888888888~8888888888~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMWMMMMMM~MMMMMMMMMMMMMMMMMM i E . I ~ 11 3 ~~~~~***~*~~~*~~*www~w~wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww 0000000000000000000000000000000000000000000000000000000000000000 MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM rowwwwwwwrororowwwwwwwmwwwwwwwwwwwroWW~NNNNNNNNNNNNNNNNNNNNNNNNNNNNNN 888888888888~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM ~ i E i ~~~~m~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ .. ~ . o .. ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~N~~~~~~~~~~~~~~~~~~~~~~~~~~ W .. " ~ ~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~~~~2222~g~~~~~~~ ~~~~~~~~~~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~~~~~~~~~~~~~~~~~ ~~~~~~~~~~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ !~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~~~~w~wwwwwwwwwwwwwwwwwwwwwwwwwwww~wwwwwwwwwwwwwwwwww~wwwwwwwwwww ._~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ UI~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~I~~~I~~~~~~~~~~ iZzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz~zzzzzzzzzzzzzzzzzz~zzzzzzzzzz~ ~wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww~wwwwwwwwwwwwwwwwww~wwwwwwwwww~ cccccocooooocooooooccoccccccooccoo~ocococcccoocococoo~ccoococooo~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ = ~~_~_~_ddddddd~_~_~_~_~_~_~_~_w~_~_~_~~~_~_~~w2w2 Z ~~~~~~~~~~~~~~~~~~~~~~~~~~rr~~~~ ~ ~~~~~~~~~~~~~~~~~~ ~~jjjjjjjjjjj~~~~~~~~~~~~~j~j~~~~~~~~~~~wwwwww ~~~~~~~~~~~~~~~~~~ w~~~~ooo~ooooo~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~a~~~~~~~~~~~~~~~~~ i~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~oouo~ooo~~~~~~~~~~~~~~~~~~~~~~~~~~ i~~~~~~~~~~~~~~~~$$$$$$$$~$~~~~~~~~~~~~o~~~~~~~~~~~QQ~~~~~~~~QQ~~ offiffiffiffiffiffiffiffiffiffiffiffiffiffiffiffiffi~~~~ffiffiffiffiffiffiffiffi~~~~~m~~~~~~~~~~I~~~~ffiffiffi~~~ffiffi~~~ffiffiffi . . e~~~~~~~~~~~~~~~~~~8~~~~~~~~~~~~~~rnffi~~~~o~2~~~~@~~~~RffiD~~g~~~~~re~ w~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ wwwwwww ~~~~6~BBBBB~~~~~~~~~~~~~~~~~~~~ zz wwoowwoooo ~oc~oc~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~~~~~~~~~~~~~~~~~ ~cocuuouuuuoococooooooocccoccccwwwwwwww~ ~~~~~~~~~~~~~~~~~~~ ~3~~~~~~~~~~~~~~~~~~~~~~~~~~~~~BBBBBBBB-wwwwww-~~~~33~$$$~$$$$$~~ oooooooooooooooooooooooooooooo~rrrr~rrrrrr~~~~~~~~~ZZZZZZzzzzzzzzzzzz ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~uuuuuuuu~ ~ ~~~~~~~~~~~~~~~~~~~~~ e~~$$$~$~~$$$$~~~~~~~~~~~~~$$$~~~~~~~~~~~~~~~~~QQQQQQQQQ~QQQQQQQQ ~ffiffiffiffiffiffiffiffiffiffiffiffiffiffiffiffiffi~ffiffiffiffiffi~ffi~ffiffiffiffi~~~~~~~~~~~~~~~~ffiffiffi~~ffiffiffiffi~ffiffiffi~ffiffiffiffi ~~~~~~~~~~~~~~~~~~~8~~~~~~~~~~~~~~rn~~~~~o~2~~~ g~~~~Rffi~~~g~~~~~re~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~D~~~~~~~~~~~~~~~~~~ h ~5~ 0,< ~::;;g 2<" ~~~ ~eO <Z .0 e~ 0" "0 o. ., .w <u 0< U > ~ o ~ ~ ~~ ~~ :3 ~~Z~m ~~~~ga ;: ~~1ll~o@oo~555~gJ wz~~m(9~-,!!!!~~OW~O ~~~iilg~~;:;~j$iil~..:~ ~j~::::'::~u:l~u@~~~~w ~-Z~;;;~5~~m~z":5;;:; jfgg::;~~~~~5~Q~ffi Z "O~ w~o g~~[Q ~~;~ "",Wzd -OOI w~~w ~~~~ Q~::SQ " w < ~ffl~ !!!~S ~~~ z~!!! Zz" ~<~ "05 ~ ffiffloo >Zw OZ< ~l!!I >w< w<w m~~ ii!iii~ <"e 5iii~ ~ o " Z " ' < e W g~~~ Z ~ i~~~~~~~~ il':~z~giii~fg <~~ug~~~5 ~rr~::S~~~~~ ~g~~~~:1i~~ g~~il':~~~~~ o e o~ ~Q ;;:;0 I rr::;; o:::Orr ~~~G~~Q r5<f.lWoo><~ rr<f.lI~~W"" w~t;;ffiwl=~ ~~m~~~iii ~lb~t'ii~~~ ...,...,WI~D-al Z W o o " . , ~ u Z W W e g'!::l ~~" zoffi ~og: ,~Z ~w::;; O>W e"Z ~:1i~ L >0 "< ~8 uw <" ew w" < W Z W > lli~ ~ m 3 ~ ~~ m o ~ ~~~ ~ ~ 5 ~~z grr ~~ ~ z ffi <f.l ~~z ~ ~ ~ zS iii~ ~g~ _oox~~~g~ ~~~<f.l ::S~~5w~oooo~g mz~~~w ~ ~~b~"~~~ ffi (9~ ~_i~j~~~~ s~~i~ ~~~~~~~~ ~~~~~!!~~g~~~~~E~~~~~~~~~~!~~~~~~~~~~~~~ ~ z~~~g~m~<5z~::;;~g~B",,!!!~""<f.lI~w::;;~ooI~w~~~~~~~~W~"~W$~..:!!!!~~m""w,,:~~z<ffi~~il':z~~~w ~€~~o~30~~~~~~gg~::;;5..:g~~~~zrr::srr6~~0~~w..:wzz~~~Z~D-Z~~~~~~~~~~~rrow~~rr~~ffi ~~~i~~~~5~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~i~~~~~~~~i~~~~~~~~i~~~~~~ ~~ Q W '" Q ~ Ii! ~ -;i ~ i!g~ ~~~ &!~~ .0_ '" " 000 000 " , "" " "" " " , 000 " , " , "'''~'''~'''O>D 0'>"'0'>",0'>"''' DODODDDD DODODDDD "'''''''''I'''''''''''' "'0'>'" o'>"'<'l <'l<'l "'o'>M 0'>"'0'> "'0'> ggg\:lgggg ~~~~~fJ~~ N"'''~<O~''''''D_N<'l ................~~~~ ODDDDDDDDDDD ODDDDDDDDDDD "'''''''''''''''''''''''''''''''''' o'>"'''''''<'l<'l<'l'''''''''<'l<'l o'>M"'~"''''o'>'''''''''<'l<'l "I"''''''''''''''''''''''''''''''' ODDDDDDDDDDD o'>M"'~"''''o'>'''M'''o'>''' ~~~~~gj~f,:::lgj~~~ :g:g~ 000 " , "" " " , "" " " , . o , " , " , " o , o , o , o o o o , o , "" '" '" N ~ DD~~~ DDDDD DDDDD <'l ~ <'l.... ~ <'l<'l<'l<'l<'l "'<'l<'l<'l<'l '" '" N N N DDDDD M<'l<'l<'l<'l '" '" '" N., '" '" N N N -" 000 MOM '" 000 0"" ... '" o " , o . , '" 00 00 "0 00 . . , , , 8 ~ &J&Jfrlf{! GHn.1 &J ciooo 0000 <(0)<00) a:> <0<0 <0 lDCOIOCO <0'0<0<0 r--r--r--r-- ............... Ii E Ii . ~ ~ m 0 ~~ ~~ w.......... N'" '" N NNN<'l llllllltlU') U')U')Lt)U') gggg gggg <D<D<C<D <0<0<0<0 ....r--r--r-- f'-f'-f'-t--. ~ ~ Ii E ii . ~"'Ul-0Il-"" ~w~ .. ~ .. . .. > ................'" '3................ w .. ;; . E E 0 0 . 0 R~~~ -00 000 ",<,>",<0 ~~~.... ~~"'~ ~~;;;~;;; ~;;;;';g "''''w''' "''''''',0 ",zz:.::z ZZZo> ~~~~~ :!':::;;::;;:g ~(Ill/)<OtIl og~~g ~gg~~ !!!ZZWZ ~~ffi5;i ~~~~~ ~~~~g << < ~ ~;::;:iY~ .. ::llww::>z ww lCClO~ ~~~.... titj~< woo~ UiO::O::Ci~ Z!l::c.:o:> ..~~~id :'5?:I:~ l!P':z I-Z J:zzO ~::;!::la::z 1-::>::>1Il 00<(0 ::88~ uoa.o ~ 10-"0 "'" ...."'....'" <'IN....." ONN ........<0.... tIl$:S:~~ ~;:$:S: e!WWZZ zwww ~~~~~ !!;!OOO <tjtjC3 O::D::::;~ ~o::a::a:: 1Di'::I:u:juj irl~n zzzz ZZZZ 0::>::>22 Z::J:J:J .....0000 0000 0.0000 0000 ~O_OO "'''''''''' 1-"''''''' ...."''''<'> a.NN"'''' N W . ~ Ii Ii z c ! , < ~ Q 0 u . 0 , W , ~ . ~~ . . ~W~ .. ~~~~ S:~~~ ";$i~~~ 0000 00::0::0 W"'::<CI) ~<I)J:frl~ ~~~~ zi:OW""> "ffia::a::<I) !!!ffiffi5 ~3~~~ grIo ~U-~~~ o:5:'5u Clu...u.::;; ...."''''.... 00........ 0000 ~Qgg8g gggg "'''''''''' ..=**~~ I~I~ ~ggggg oo.f;;;t;;[;;[:;; ~ ~ o ~ ~ w ~ . . w . . < o w . ~ ~ .