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10-20-08 AgendaCITY. OF RICHFIELD, MINNESOTA MONDAY, OCTOBER 20, 2008 REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING RICHFIELD CITY HALL COUNCIL CHAMBERS 6700 PORTLAND AVENUE 7:00 P.M. AGENDA Call to order Roll call 1. Approval of minutes of (1) Regular HRA Meeting of September 15, 2008; (2) Special HRA Meeting of September 29, 2008; and (3) Special HRA Meeting of September 30, 2008 2. HRA approval of agenda Notes: __ 3. Consideration of resolution authorizing use of Affordable Housing Initiative Fund dollars for 6744 Blaisdell Avenue redevelopment Staff Report No. 45 Notes: 4. Consideration of subordination request for HRA Transformation Homes Incentive Loan at 7009 Newton Avenue Staff Report No. 46 Notes: 5. Consideration of revised Subordination Policy for HRA loans • _ Staff Report No. 47 Notes: 6. Consideration of Penn Corridor Design Guidelines Staff Report No. 48 Notes: 7. Executive Director report 8. Claims and payroll Adjournment Auxiliary aids for individuals with disabilities are available upon request. Requests must be made at least 96 hours in advance to the City Clerk at 612-861-9738. .] n U • AGENDA ITEM # 3 REPORT # ~F5 ~- STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING OCTOBER 20, 2008 ~i REPORT PREPARED BY: REPORT PRESENTER: DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTIVE DIRECTOR: KIRSTEN PARTENHEIMER, HOUSING SPECIALIST NanaE, TrTLE JOHN STARK, COMMUNITY DEVELOPMENT DIRECTOR ITEM FOR HRA CONSIDERATION: Consideration of a resolution authorizing Affordable Housing Initiative Fund dollars for 6744. Blaisdell Avenue redevelopment. I. RECOMMENDED ACTION: By Motion: Approve attached resolution authorizing the use of Affordable Housing Initiative Fund dollars for 6744 Blaisdell- Avenue redevelopment. II. BACKGROUND In 2005 Hennepin County awarded $80,000 in Affordable Housing Incentive Fund (AHIF) dollars to the Richfield Housing and Redevelopment Authority (HRA) for the development of permanently affordable housing in Richfield. The development partners and recipients of the funding were identified as West Hennepin Affordable Housing Land Trust (WHAHLT) and Habitat for Humanity at the time of the funding application and award. The AHIF award requires sale to a household earning less than 80% Area Median Income (AMI) and requires the home to be permanently affordable. (Maximum income for afour-member family is approximately $59,600:) Habitat for Humanity purchased the site from the HRA and recently completed a new home. The 102008 6744 Blaisdell AHIF authorization organization will. sell the home to a qualified buyer, and will hold a 99-year renewable ground lease to ensure permanent affordability. Half of the award, $40,000, will be applied to the home built at 6744 Blaisdell Avenue. The .other $40,000 was applied towards'the redevelopment of 7201 and 7205 Nicollet Avenue As a requirement to utilize these funds, the HRA must pass a resolution accepting and approving use of the funds.- The HRA had previously approved a similar action related to the $40,000 funding for 7201/05 Nicollet Avenue (on September 17, 2007). III. BASIS OF RECOMMENDATION A. POLICY • The HRA has partnered with non-profit developers to construct 46 affordable homes since 1978. • The HRA has partnered with Habitat for Humanity in the past to ensure sale to qualified households and to ensure permanent. affordability. B. CRITICAL ISSUES ' • Partnering with Habitat for Humanity ensures the new homes. will be .permanently affordable, a requirement of the AHIF Award. • Hennepin County HRA will distribute the AHIF dollars to Habitat for .Humanity as conditions of the funding are met. C. FINANCIAL • $40,000 in AHIF funds will be applied towards the sale price of the home. D. LEGAL • N/A IV. ALTERNATIVE. RECOMMENDATION{S~ • Do not approve the resolution. V. ATTACHMENTS • Resolution VI. :PRINCIPAL PARTIES EXPECTED AT MEETING • N/A ~~ ~~ ~ HRA RESOLUTION NO. RESOLUTION AUTHORIZING THE USE OF A $40,000 AFFORDABLE HOUSING INCENTIVE FUND LOAN FOR THE REDEVELOPMENT OF 6744 BLAISDELL AVENUE. WHEREAS, the Hennepin County Housing and Redevelopment Authority (HCHRA) in Resolution No. 05-HCHRA-8 has approved the use of a $40,000 Affordable Housing Incentive Fund loan for the 6744 Blaisdell Avenue project, contingent upon the Richfield Housing and Redevelopment Authority's consent to the HCHRA's participation in the project; and WHEREAS, the 6744 Blaisdell Avenue project will increase/preserve. the supply of affordable housing in the City of Richfield by providing two affordable single-family homes; and WHEREAS, the loan from the HCHRA will complete the financing required for the project to go forward. NOW THEREFORE BE IT RESOLVED, that the participation of the HCHRA in the project is hereby approved. • Adopted by the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota this 20th day of October, 2008. Martin J. Kirsch, Vice Chair ATTEST: Joan Helmberger, Secretary • • AGENDA ITEM # (~ REPORT # [46 ~~ STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING OCTOBER 20, 2008 REPORT PREPARED BY: REPORT PRESENTER: KIRSTEN PARTENHEIMER, HOUSING SPECIALIST NAME, TITLE JOHN STARK, COMMUNITY DEVELOPMENT NAME, TITLE DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTNE DIRECTOR: ,~ ITEM FOR HRA CONSIDERATION: Consideration of a subordination request for the Housing and Redevelopment Authority's Transformation Homes Incentive Loan at 7009 Newton Avenue. I. RECOMMENDED ACTION: By Motion: Deny a subordination request for the Housing and Redevelopment Authority's Transformation Homes Incentive Loan at 7009 Newton Avenue. • II. BACKGROUND In September 1994 Gary A. Bolmgren and Lynn M. Bolmgren received a Transformation Homes Incentive Loan in the amount of $11,853 to renovate their home at 7009 Newton Avenue. The Bolmgrens are requesting the Housing and Redevelopment Authority (HRA) subordinate their lien at this time to allow them to obtain a $25,000 line of credit through M&I Bank. Under the HRA's current Subordination and Satisfaction Policy, any equity being removed beyond the cost of the loan transaction must be used to improve the property. Since this is a revolving line of credit and is not specifically for home improvements, it does not meet the HRA's policy guidelines and therefore staff is required to deny the request. 102008 Bolmgren sub request appeal The Bolmgren's are appealing staff's decision and are requesting the HRA approve the subordination. III. BASIS OF RECOMMENDATION A: POLICY • The current HRA's Subordination Policy requires any equity being removed beyond the cost of the loan transaction to be used to exclusively to improve the property. The Bolmgren's subordination application does not meet this criterion because they plan to remove some equity to finance a home equity line of credit. • All other criteria for approval of the subordination are met. • If the subordination is granted; the HRA's lien will move from first to second position. B. CRITICAL ISStTES • Administratively, the Bolmgren's subordination request was denied. They are appealing the decision and requesting the HRA make a special consideration. C. FINANCIAL . Payment has been received for the subordination request. D. LEGAL • N/A IV. ' ALTERNATIVE RECOMMENDATION~S~ • Approve the request and direct staff to prepare a subordination. V. ATTACHMENTS • N/A VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Gary and Lynn Bolmgren, homeowners • • AGENDA ITEM # 5 REPORT # b7 J STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING OCTOBER 20, 2008 REPORT PREPARED BY: KIRSTEN PARTENHEIMER, HOUSING SPECIALIST NAME, TITLE REPORT PRESENTER: KAREN BARYON, COMMUNITY DEVELOPMENT MANAGER NAME, T!T I E • lJ DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTIVE DIRECTOR: ITEM FOR HRA CONSIDERATION: Consideration of revised Subordination Policy for Housing and Redevelopment Authority loans. I. RECOMMENDED ACTION: By Motion: Approve revised Subordination Policy for Housing and Redevelopment Authority loans. II. BACKGROUND The Housing and Redevelopment Authority (HRA) provides Richfield residents with financing for remodeling, repairs, and second mortgages for purchasing homes. The HRA places a lien on the property to secure this financing. The HRA's lien is, in most cases, a junior lien on the property after a first mortgage. The payment is deferred to a future time, such as the sale of the home. When homeowners attempt to refinance their first mortgage or obtain an equity line of credit, the new. lender typically requests a subordination of the HRA's lien to allow the new lender's lien to be in first position. Although the HRA Subordination Policy requires applications to be submitted at least 30 days in advance of closing, we often receive requests with less than 30 days until closing. 102008 Subordination Policy Update If a subordination request application does not meet the HRA's Subordination & Satisfaction Policy, staff is required to deny the request. The applicant(s) may request an appeal, which goes before the HRA for review. In an effort to facilitate requests in an efficient and timely manner, staff is proposing several updates to the HRA's Subordination & Satisfaction Policy. Staff is recommending an administrative appeal process be adopted to allow staff to grant subordination requests that are outside of current HRA policies in any of the following circumstances: • When the Loan-to-Value (LTV) ratio is greater than the 80% allowed under current policies, but no greater than 85%; and all other HRA Policies are met; • When equity being removed for anything other than property improvements does not exceed $5,000; or • When one subordination has already been granted within the past five years. • When the debt positioned ahead of the HRA lien does not increase. If an administrative appeal is not granted, or when a request is outside of any other HRA policy guideline, the applicant may appeal to the HRA. Staff is also recommending that residents receiving approval through an HRA appeal be required to enroll in an approved financial counseling course before • receiving the executed Subordination Agreement. The current Policy allows no more than one HRA lien subordination during the life of the loan. Staff is proposing the Policy be changed to allow no more than one subordination within a five-year period. Lastly, the current HRA Policy does not specify an appeal process. Staff is recommending adding language to the Policy to delineate this process. III. BASIS OF RECOMMENDATION A. POLICY • All subordination requests not meeting the current HRA policy guidelines are automatically denied by staff. • The Policy does not provide for an HRA appeal. • In August of 2006, the HRA approved subordination guidelines and reduced the permissible LTV to 85% from 100%. In August 2007, the HRA reduced the LTV to 80%. • The guidelines allow one past subordination. • The updated guidelines will allow approval of no more than one subordination within afive-year period. • B. CRITICAL ISSUES • An HRA approved subordination policy will provide staff with guidance to process most subordination requests. • If necessary, a subordination request may come before the HRA for final decision. • The current HRA Policy does not include direction on an appeal process. • An administrative appeal process will reduce the number of appeals that must go to the HRA for action, often at special meetings. C. FINANCIAL • A subordination policy protects the HRA's financial interests. D. LEGAL • HRA legal counsel has reviewed the measure requiring homeowners to .enroll in financial counseling in order to receive a Subordination Agreement. IV. ALTERNATIVE RECOMMENDATION(S~ • Do not approve policy. • Approve proposed policy with changes. V. ATTACHMENTS • • Draft Richfield HRA Subordination and Satisfaction Policy VI. PRINCIPAL PARTIES EXPECTED AT MEETING • N/A C ~-i RICHFIELD HOUSING AND REDEVELOPMENT AUTHORITY (HRA) SUBORDINATION & SATISFACTION POLICY EFFECTIVE OCTOBER 2008 Subordinations Richfield Housing and Redevelopment Authority (HRA) loan recipients requesting subordination of the interest of the HRA in real property must submit a Subordination Request Form, required supporting documentation, and a processing fee. Forms are available on the City of Richfield website (httg://www.ci.richfield.mn.us~ or by calling the Community Development Department at 612-861-9760. Requests will not be considered until all, documents and the processing fee have been received. Required Documents The following information must be submitted with the Subordination Request Form: A typed letter, dated and signed by the mortgagor, stating the reason for the requested subordination and the use of any equity being removed as part of the loan transaction. A copy of the current appraisal (dated within six months of application) or other evidence of market value of the property that is acceptable to the HRA. 3. A copy of current title work (must indicate all debt against the property). •~ 4. Explanation of remaining debts or liens with supporting documentation (i.e. most recent mortgage bill)., 5. Estimated closing costs/settlement statement, where applicable. 6. Additional documentation may be required. Evaluation Criteria The Richfield HRA will subordinate its mortgage interest if all of the following conditions are met, to the extent that they are applicable: Closing costs are reasonable. Generally this shall mean that the sum of all discount points, origination fees, and lender ancillary fees generally shall not exceed 3% of the new first mortgage amount. 2. If the HRA believes that the payment terms of the refinance are within the financial means of the borrower. 3. The total debt secured by the property, including the HRA lien and all superior mortgages, does not exceed 80% of the documented market value of the property. 4. Any equity being removed beyond the cost of the loan transaction will be . used to improve the property. A typed letter, dated and signed by the applicant, must be submitted stating the use of any equity being removed. Richfield HRA Subordination &Satisfaction Policy Page 2 5. The overall value of superior debt must not be increased by more than 50%. Exceptions may be granted by the HRA in cases where superior debts are found to be unusually low with sufficient equity protection. 6. If no more than one subordination request has been approved by the HRA in the past five years. 7. Property taxes, if not escrowed by the superior mortgage holder, must be current. The HRA will not subordinate to reverse mortgages. In most cases, interest-only loans or loans with interest-only options, revolving lines of credits or debt consolidation will not be allowed unless the HRA determines that an acceptable reason warrants this type of loan. The HRA may approve other subordination requests not meeting the conditions above on a case- by-case basis that are clearly in the best interests of the HRA, where the security of the HRA loan remains acceptable, and denial of the request will cause or contribute to a documented hardship on the part of the borrower. As a condition of approval, the HRA may require the borrower to receive financial counseling. While many courses are available at no charge, the borrower is responsible for any costs associated with the counseling. The course must be approved by the HRA. • Fees The non-refundable fee for a subordination request is established by the HRA. If the subordination request is denied, the fee will be returned with the letter explaining the reason(s) for denial. If an appeal is subsequently requested, the fee will be retained and is non-refundable. Processing Subordination requests will be processed by HRA staff, who will submit the request with a recommendation for action to the Housing & Redevelopment Manager. The Manager may request review and final decision by the HRA. Requests for subordination should be submitted 30 days prior to the date the agreement to subordinate is needed. Exceptions may be made on a case-by-case basis. Appeal Process In cases where a subordination request does not meet the Policy, staff may grant an administrative appeal under the following circumstances: • Loan-to-value (LTV) ratio is greater than 80%, but no greater than 85%, and all other HRA policies are met; • Equity being removed for anything other than property improvements does not exceed $5,000; • The amount of financing ahead of the HRA lien does not increase; or • One subordination has already been granted within the past five years. If an application is denied, the applicant may request an appeal in writing. Appeals will be submitted by staff to the HRA at the next regularly scheduled meeting, provided the request is made at least 10 days prior to that meeting. The HRA meets on the third Monday of each month. ~'~ . Richfield HRA Subordination &Satisfaction Policy Page 3 If the HRA grants an appeal outside the policy guidelines, the homeowners will be required to attend a financial counseling course. The course must be approved by the HRA and any costs associated with the counseling are the responsibility of the homeowners. The homeowners must provide proof of enrollment in an approved course or counseling before a Subordination Agreement is executed. Satisfactions When a loan made by the HRA is paid in full, a document satisfying the lien will be prepared by the HRA and delivered to the borrower for recording. The borrower is responsible for the cost of recording the satisfaction. • ~~ STAFF REPORT AGENDA ITEM # REPORT # HOUSING AND REDEVELOPMENT AUTHORITY MEETING OCTOBER 20, 2008 6 48 REPORT PREPARED BY: KAREN BARYON, COMMUNITY DEVELOPMENT MANAGER NAME, T/T/.E • • REPORT PRESENTER: DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTIVE DIRECTOR: ITEM FOR HRA CONSIDERATION: Consideration of the Penn Corridor Design Guideline. I. RECOMMENDED ACTION: By Motion: Accept the Penn Corridor Design Guidelines and recommend the City Council adopt the Design Guidelines. IL BACKGROUND The City of Richfield has long recognized the need to ensure the future vitality of Penn Avenue. between the Crosstown Highway and 68th Streets. This area was established in the 1950s and 1960s and is characterized by traffic congestion, a lack of parking, an unfriendly pedestrian environment, and aging buildings. It is also home to a number of iconic businesses frequented by residents of Richfield and the surrounding communities. In 2006 the City contracted with the planning firm Hoisington Koegler Group Inc. (HKGi), and formed a task force, the Penn Crossings Advisory Group, to build upon information collected and strategies emerging from past efforts to ultimately create a master plan and design guidelines to guide the future redevelopment of the area. The Penn Crossings group has been meeting actively since January to review existing plans, studies, and reports relevant to the project area, and to formulate criteria for the development of a master plan and design guidelines. Penn Corridor Design Guidelines. KAREN BARYON, COMMUNITY DEVELOPMENT MANAGER • Three public workshops/open houses were held in March, May; and August to gather feedback and input from residents and stakeholders to assist in formulating a concept plan and design guidelines for the area. Staff and HKGi have also held numerous meetings with the City Council, Planning. Commission, Housing and Redevelopment Authority (HRA), City department directors, local. businesses, Hennepin County, the City of Minneapolis planning staff, and Metro Transit in an effort to incorporate ideas, comments, and concerns from all potentially impacted parties. Based upon all of the information, input, and feedback gathered, HKGi created a Master Revitalization Plan (Plan) and Design Guidelines for the Penn Avenue Corridor. The HRA reviewed and accepted the Plan with a 5-0 vote at their September 11, 2008 meeting. Staff and HKGi will be presenting an overview of the Design Guidelines to the HRA. The purpose of the Design Guidelines are to provide guidance for design elements relating to the streetscapes, public spaces, building facades, parking, landscaping, and signage. The Design Guidelines are to be used in conjunction with the Master Revitalization Plan to further ensure goals are met in the future revitalization and redevelopment of the area. Staff is requesting the HRA accept the Penn Corridor Design Guidelines at their October 20th meeting and recommend the City Council adopt the Design Guidelines. III. BASIS OF RECOMMENDATION A. POLICY • The City strives to encourage- reinvestment and revitalization. in commercial areas • Section 4.1 of the 2008 Comprehensive Plan identifies as guiding goals and policies the need to develop identifiable nodes, corridors and gateways throughout the community by encouraging a mix of uses that serve a market in and around Richfield in community commercial nodes, encouraging a mix of uses that serve surrounding local neighborhoods in .neighborhood commercial nodes, establishing a land use pattern and supporting infrastructure that creates a "walkable" environment, and develop residential standards (scale, density, etc.) for redevelopment areas that creates neighborhood character. • The Comprehensive Plan states that the Penn Corridor is a target area for redevelopment and recognizes the Penn Avenue Revitalization as an influencing planning effort • The City has not adopted any plans or land use studies specific to the Penn Avenue Corridor area within the last five years. B. CRITICAL ISSUES • • Without a Master Plan and Design Guidelines to guide the revitalization and redevelopment of the Penn Avenue Corridor, the area is likely to remain a disjointed and disconnected commercial area that will continue to decline. • A development moratorium, is in place along the Penn Avenue Corridor pending adoption of the Master Revitalization Plan and Design Guidelines by the City Council and Metropolitan Council. C. FINANCIAL • As the area declines, property tax revenue will also decline. D. LEGAL • N/A E. ENVIRONMENTAL CONSIDERATIONS • Sustainable and green building practices and components have been incorporated into the Design Guidelines. IV. ALTERNATIVE RECOMMENDATION~S~ • Do not adopt the Penn Corridor Design Guidelines. • Adopt the Design Guidelines with changes. V. ATTACHMENTS • Final Draft Penn Corridor Design Guidelines. • VI. 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O ?~ ~ ~ ~' vyi n A~ ~ 'Y Fn•~ i3 O Z~'' ~ !' vai ,'h3 p~ ~r"i. rn ~ ~ `~ CrtD ~ ~' •~,~ ~ rR,' N ~ N ~' ~ ~ ~ V frtD ~ ~ rt rt ~. ~. v' ~• rt fD ~ rt fD ~ rt ~ ~ ~ O ~ ~ rt (D rt' ~ r A~ ~ h ~ tt' CD ~ ~' O ~, G~ .1 a ° - ~ - C~ ~ - Introduction • ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ w ~ ,~ ~ o v a; ~ y ~ ~ ~ ~ ~ ~ U N cd~'~ ~ ~ ~ v i..' ~ .. ~ bA ,~ ~ ~ }.~ ~ .~ ~0 ~\ .cad '~ ,O N ~ ~ v N r ~ ~ V p '~ O ~ 4J ~ vi ~ 3-I ~ v ~ bq N ~ v ~ ~ ~ ~ y,i .~ O~ y w ~ pr w ".~ ~ cd r y .~ ~, ti ~ ~ ~n N 'D . ~ W .~ ,s.," ~ v~ bA {5 fA /~~ ~~,.~' ~~~II ~ p., ~~ c~ m~~+~~, ~cyd w~I "v • 3''~,~ O ~ ¢, r.,a~i L{/ W ~ i1 Q~ •~y CC '~ ~ ~ ~ V T-I VJ ~ (,yam ~ Q~ Q~ w ... i-1 A. a~ i-1 r ,y .~ ~ ~ww ~ ~ ~ ~ ~ i p ~ v '~ ~ ~ ~ ~ v ~ w '~ '~ ~ ~~ ,~ ~ '3 ~ N y "" ~ U ~~„ ~ U ~" cad ~'. vii y ~ '~ 6J ~+ ~ U is td '-' ~ ~ 4.1 ~-' v. 4-a ya ~ ~ ~ ~ -~" ~ ~ ~ .s: ~ ~ ~ O stn ~-' ~ y ~ ~ a ~ paeA~ui~aed ~a~u3 a~~aa~ V~ CZ. ~caiid I- Q~ a~eae~ ~•+ pae~ uoaod O L.. ~'~' paeAaood ~uoa~aao~s .~ ,o C N C 'N O ti •N ti ;y m Q y y of O o a ~.: ~ ~' G a ~ L1 ~ o •y ~ ~ti V O~ M ~ y ti ~ m ~ ~ ~ o "~ C . aj N ,~ ti y 'N • • • ~ ~ w~ L •O U ~ ~ ~ ~ GC ,',d ~ .a ~ M Iii ~ ~ V ~ i V1 ~ Q sa~1~C1 ~aa~;S 'i N N .~ N ~ N ~ ~0 ~ Ll. O uo~~npoa~u~ - ° ~~ - ° - ° ° ~ • • • o '~ ~ _ - n - ~ o - Introduction • r i ,~ r n LS' O ~. K N CAD v~i N fD n ~~ 0 h v ,~ rn • • ~ o o ~ ~, ~ o ~. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ o ~ ¢ ~ ~ N ~ ~ ~ ~ ~ H ~ C ~ ~ ~ a n ~ rt fD ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .-r ~ ~ n0 ~.~'' ~ F'U '~ ~ rat ~, ~, C~D ~' ~ ~ (.]+ ~ ~ ~ O `~ ~. ~ ~ rn rr CAD ~"~ `-' ~ ~ ~ ~ ~ ~ - r~r ~ N ~ n ~ ~ ° ~ ~ r ~' ~ ° ~ ~ w ~ ~' 'J'AR ~ ~ Q.. rt O ~ ~ ~ w ro r O ~ rr ~ ~* n ~.. ~ ~ ~ N ~ `~ ~ ~ fT p ~ ~ ~ a~ c ~ ° ~ ~ ~~ w ~. ~ ~ -~ ~ ;~ ~ ~ a. ~ ~ ° ~ <~ o ~ a. ~ ~ ~ v ~ p' °' ~ o ~ ~ ~ o p' ~ ~ ~ ~ ~ . - ~ - street Types D ~ ~ ~0~1 • ^ ~` ~ '~ ~~'~ ~ ~' ~ ~ k,;`, ~ ~ ,~. ~~ t ~.~ < „P,..,: t+ a, ~C ~~~ ~d 3~ ~ ~~, wt-.. w i°, ~ . r ~ ;._ ,~ ~ ='i +~ }~' t .~ ~'~~$ ~ '• ~.t tit ~-~ ! 7 ~ ;~ } t ~ 1 ~ k j ~ ~ .. ~Z~ <_, i ,. ~; r. `. ~ ~ 5 4 ~ F' i ~ 441 ~` t'* ~' ~` ~ oo ~Y x Y ~~h, kr}}k~ ~r r'wr ^~ ~ i :yF~ . ~ ~` rl: ~©o o ~ saa~, ~aaa~s ~ °' ~ ~ ~ o ~ ~ ~ ~ ~ ~ ~ ~ o .~ ~ ~~ , ~ G~ ~ ~ ~~ •ti v ~ ~ .ti v W 'CS ,Q W ~ ~ ~ ~ ~ ~ ~ , ~" ~ ~ ~ ~ ~ v O ~ ~ N ~ ~ O ~ ~ / a~ ~' ~ v v ~ ~ ~ ~ ~, '~ ~ O t+A ;~ ~. °~ ~ ~ ~ .~ ~ ~ ~ v ~ A ~ .a ~ ~ ~ ~ ~, • ~ p ~ + ~ ~ ~, ~ ~ ., y, '~ *~~' a~i :~ G A, ~' ~ a~ y ~, v -a ("' ~ ~ N 7-I ~" ~ y „ ~ bA ~ G' ~ ~ ~ v, ~ w U 47 ~ v ~ ~+ ~y v' y~ "~ bA ~ ~ G U N / ~ ~ ~ ~ ~ a~ o .~ ~ 0 a ~ 0 n `G O a • • ~~ ~ ~ ~ ~ . ~ n ~ a ~ ~ ~ ~^ .. ~-n ~ , G ~ ~• .^ ` '" ~ v n Q. rn ~ n O Ce s rs `~ "~ ~ ~ ~ J ~ ~ ~ ~ p n ~ C O ~. ~ ~ ~ .-- ~ n ~ ~• ,-r n ~ ~ ~ ~ ~. O r-t rs ~ ~ ~ ~ x`+-' p t~ O ~ " CD rt n ~ ~ ~ ~ '~ ~ ~ ~ rt ~ ~ ~' ~ ,,, `~,° p., rn ~ ~ ~ ~, ~• lD (~ ~ .~ (D f7 K ~ ~• '~ r. ~ ~ ~ v ~ ~ ~ ~ ~ C ~' +, F ~ ~ i~ ~ ~ FIB ~ I-r ~ i.. ~ ~ ~ ? Fes--. ~ ~ ~ ~ t'h ('D ~ N ~, ~ ~ u ~ N ~ u n ~ ~ ~ r. w ~ ~ ~ ~ ~ ~ . ~-, O.. ~ ~ ~ O ~ ~ p ~ ~ ~ ~ ~ ~ ~ ~ ~' O ~ ~ ~ h ~' F... r r • . A~ t+, ,.., , ,~ rJq ~ `~ n ~~ ~ - Street Types ~ ~ o ~~o~ -`. ~~ - ~~~~ D v ,~ ~ v a~ ~ ~ ~~'~ ~. .~ ~ ~ ~ ~ o N v ~ ~ ~ ~ ~ ~ ~ v o v aA ' ~~ ~~ ~ o ~ ~ O v +~ ~ v ~ ~ ~ V ~ ~ .~ ~ ~ U .~ ~ ~ ~ ~ u u ~ ~ ~ ~ '~ ~~ v ~ "CJ ~ ~ v ~ ~ ~ ° ~ ~ ~.~ ~ ~ ~r r ~ _-~ ~ ~~ ~~ °' ~ v ~ ~ :~ ~ v ~ v ~ ~ v ~ O ;~ a-1 H cd ~ ~ r' ~' ~ ~ v CV (V QJ U ~' V ~ ,~ / v u ~ ~ v ~ ~ Q /' ~ O ~ ~ ~, r ~ • ~w ~.. o- C7 m$,~ vy S2v~~ Q O ms,$ Qy ~.cgN~R ~ m ~ m ~~^ $ y ~..w ~ iCd~~n 3 I ~3 ~ ~~~~m g ~ w ~ .. . m m ~ -~ ~~~ a w m n m m I w 3: m ~~ ! ~ o d m o m ~` ~ m ~. 30 ~ • o.n~~m ~ ~'g O W . a y o D o~ ~<"`w y ° ~~ ~ y N H j ~ . N m C ~ ~ ~ ~ ~ ~m4 ei4 w c >. R ~ y ~ ~ A 0 7 0 ~ ~~~ ~; 8 y < > Z > ds ~'O 8 > ~ m m m 4.~~ m 4. ~ ~s`a ~~'a p,.y.~ 3Q3 m O~ 8t~ m ~ 8.2m - o. .°. $w~'3~~~ 3fD . N O, 8~v M ~ yy.~K Na}° h m'~~.?3g~3m m 3yy ~ m53mm dm$,mm g~ mm yi5~oc~on m~ _• O ~^. ~ 7 y N N ~ ~.~ . m• ~m ~ d ~~ a ._ ~ C a v a - m ~ ~ x , -_. _~_.~ ma o' y y _~- V ~vxj ~v m . Q~ 10i ~ , F 7 y y m "' ~ 3 LS ~o~ ° ~m ~a,~~ ~ dm _ mmm~~.~m Of a 7 ~. - ' ~~ '0 ~m q 0. ttu~~ m~ ~ d~ ~ ~m Q3m ~c~~.3m~ ~ N. ... ~- ~' o. ~, W. ' gg vv mwmwc ~q ~n~ci co-ni ".Q °~ o~q ZI ~ i nT '~ O 7nm~.m ~~ ~' ~~ Z ~ m - ~ cm~~m_ ~ C y S N ID o y ~ ~ n' m . fO o c d m n < '.~ m m°~~ m m ~-m a-~ y' a°-', y ~ m ~ y N (7 N qq ~ i m l ~ (p 0. ~ ~ N 6 ~ 6 ~ Spq g ~ ~ ~ ~ ~.~ y d ~ 3 ~ . A • ~wm ~ aya~~-~-y~~ ~m°Owm ~ a~~a~gaa~o~ 3 ? a _ ~ SN O fn p~ ~yQ3rtDn~m~p~ Nj Gf Ei ~'~~ e m j j y ~ ~ ~ Si D~~ 3 mN~ '(~ O C a7 o y C~ 8~2Q~ga882a a 5'u ti~~,~„3'~ Z ~ S ~ ~ 4' o ~'O S ~ • w y ~. . .. ~ `~ D ' _ dm m ~~ '_ mm m ~~ ------- mm m ~~ m~ o ~ m3~m < m ~ 3~'v~ ro m ~ ' . . %°- Q s~3~ o ~~ ~~w-m~ ~'~S~t3F' z 3S 2~ v o , w t~~ ~ ~ NN°~~ m ~$.O ~ O ff m .Zm~~~- ^ (o ~m ~ ' <~ y~ 0,~~~pp3~ G~ 7~ G v <~ 3 y~~ ym~ W33.v n~ 3~~ ~ D m~~ y. ~m~ w~~ w(a ~~~ v .S m fa 3a m m ~ ~ m~°' # m fa 3a ~. ~ ~ ~ j °- N ~ ~m~ ~~~o~ p ~~~c v ~w ~ i ~O v ~c = N~w n a ii G~ ~ ~8g8~ y y ''=y G fp y ~~~~ ~ ~ a.~ 9. ~ ~ ~ er.~ $. ~ a°~' m~$o ~~ d~,~o of c v$g~ c m5~ 3 .J _-. __- ~ __.. _-_ _ _ ~ I ~ < N °Omm a'~ < 3 Cl- ~m3~ ;_~~~ ~ ~ m 3~~~ ~~~~~ ~ ~ m 3~~~ ~~~~~ < O G ~ 3man~i ~~md~ ~. d y. ~. ,'y m~ m~ a~ m m v~ r~i m m° ~'~m ~ m°~ 3 4 - ~ ~ m c _~ ~ Aga ~: ~ ; mmga 3 ~ ; dm~a. ~: ~ ~ ~;;• ~ s,2 8- I ~ _..- fO __. y m y m y m m y ~ ~W ~N C ro C m ~c~-m< m I C m T} o~m ~ m ' m'O~ ° m m° ~~ a'g~ $d~'m m°, Co o ro^ $9m ~N m a ?gy i mm 3.a~~° $ wa ~. ro~ ~ 3.~-~° g s~v ~. ~ aca ~~ m ~ c:va gv m~+~ I 8v m~~' L gv m°~~ gv m°~~' ~o m~~ r Cte x ~~ i ~ ~~: vm ' `~ v W Cm ~ d ,~. V ~~: Cro' yr, N ~'~ ~ MN Cto ~ N ~~ ~ y ~ n .~,. ro y~~ (aQ ~ ~ N= ~- y~' y~ d yK O y C d K "¢~ + y O. y Nom. GSt,~ ~ . - ~ - Street Types 0 o a boa ~ L ~ ~ Q ~ ~ ~ C ~ O a °~ ~ ~ o ~~ ~O~ ~C a ~- L`~ ~~ o0 ~~ ~ ~c ~~~~~~~ ~Q . ~' ~~ 1 0~~//1~ U -~_~ ~ w ~~~~ ~~ ~- ~ ~..~ ~/ ~~~ :~ ~,~~ ~uoa~ aao~s _ ~ E ~~ t'T - ~~ Z ~ ~ .~c~/ ~/~ ~~~ Q~ ,~O Q ~©~~ 0 , ~ ~ U ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ s-i ~ ~ ° ~ o ~., ~ ~ - =i ~ ~ ~ O v U ~ 4J ~ ~ ~ ~ ~ ~ O ~ ~ ~ ~ ~ ~~ ~ ~~ i. ~ ~.~~~ vv ~• .~ ~N~~ ~~ ~ ~ •~ H v ~ 'r .~ ~ ~ ' yt', A.+ a~ p v +~~ i-1 3.1 ~ ~ ~ ~ o r-+ i-i UJ Li ~ ~ .-. ~ ~ ~ ,~, ~ r. • o ~~ sad/ a~a~uoa~ ~~ ~ ~ ~` v ~ ~~ ;, •~~-,.. a': "" 'F i 4 E., ,, i ,~,:. , ~~ `~,,~. jai/ ~~ ~ % I } r~ ;~ '/ %'~ =s; ~ ~~ ~ . ~~ ~, '~ ,> ,~~v ~ / ~ ~' { ~ ~ ,~ -~ ~ ~~ ~~ :: . ,_ ~~ ~ '' ~ :b °' a ~ ~° a ~ ~f ,~~ ~ ~ ° w ~ °~ ~ ,- r a ~ is i-I ~ ~ ~ O '~ O y .si . ~ ~ ~ ~ ~ b y ~, w ~ ~ m ~ O ~ °~ "O o o ~ .~ ~ l_ 3~~ Q"• _. ~ f~ .~r '~ ~ 4 ~~ o ~ ~ ~ ~ ~ ~ ~ ~o ~ ~ ~. ~.o 0 F~ F+ K ~. ~ ~ ~, ~ n ~ O (p ~ ~ ~ ~ ~ ~ F ~ - e r ~ ~" r~ (p ri K ~ F`'t N C (~ h Q+ ''f ~,. ~ ~. ~ N ~ ~ ~ ~ ~ ' r 1 ,~ fD ~. ~ ~ a 6. o ~ ~ ~, ,-~ n m ~ ~ ~ • ~ ~ rn ~. r ~ 4 `~ N ~ FY ~ a ~ ~ c ~; ~ ~ rn ° ;~ o. cra ~ n ~ O p- N N '"s `~ c ~ r, .~ r -~ ~. o >. ~, ~~' -~, ~- Gb •. ~O ~~~`~ \O ~ i ~ ~ ~ ~ ' ~- ___.. ~~_~~~ :_ ,,.~ ,a t ~; ,, :x ~ ~~ ~~ Ybi ~~h ~ Frontage Types ~ ° ° ~ ~ ~ ~C~1 ~~ , , 'r ~~ 5 ,_1\ ~.• • • ~. s_`- _LL...,,._,..~ ). ~ ~ D '~ ~ ~ '~ O ~ ~' ~ ~ ~ ~ ~ ~ ~ ~ '~ ~ ~ ~ ~ ~ ~+ O N O ~ ~ p., cd C ~~'+ i ~ ~ O ~ ~ "~ ~ ~ ~ v -r' v ~ ~ C ~ ~ 'G ~., ~ ~ C ~ ~, .~ ., v ~ ~ v ~ ~ O ~ ~ b .s7 ¢+ O s~.i ~ ++ ~ H cd 'U bA r C ~ ~ ~`~ ': ~. ~ ~ ~,,,....- ~ y i Y~. .~ -~ 7 J '~ T, ,~~ r111~ ,~„ dJ ~ ~ ~ ri~ i r \ .:.;R ~ '~ ~a o o ~ ~ sad, a~a~uoa~ • • \. ~, r '~ ~ ~ ~ ~. ~ ~ z w ~ ~ ~. G ~' ~q ~ ~. C ~ ~ v' a~ N O ~ a ~' ~ a C ~ `% (~ n ~ , O • A-. vii . '~-~ UDR 0~R ~ ~-' ~ O ~ ~ ',.~ r, rt rp ~ Uq Gq ~ . O ~, rn rt C ''v fD CD ~+ ~=+ Q N r. ~• rn h ~ w ~ AJ "t3 ~ fD ~ ?~ ~.. CD (U rn ~ a ~ r, ~ co ~ ~: ~ ~q rte- O ~ '~ ~n ~„' ~ ~ N ~ CJq `Q ~- a~ !-~ ~ n CJq ~ ~ n O R. `n n rms ~ ~ w O p, r-; ~ rp ~ ~ ~' ~ ~ ~ S* ~ n ~ '-h ~+ `~ ran ~ ~ c O fD ~ •C r-r N ~ ~'. :n ry ~ m F-~7 ,'"-r ,~ n p O ., O~ ~. G ~ '~• rt ~ fD ~t '~ '~ r-r __----~: ~ ~_. ;.~ ~~ -~. Fron#age Types ~ ° ° ~c~ ~ a o a~o~ ~_ ~" ' • • ~ ~° too ~ ~ ~,o . ~ «i U ~ 'b . ~ 'b ~" L~ O ~ a; • ~ t~. v ~ ~ ~ ~ ~ U s~..~ b ~i ~ ~ ~ N ~ bA ~~~ o ° '~~ c~ v ~ w ~~ ~ ~ v ~ v ~ ca O 'G •~ v v Q ~ °~ ~ ~ U ~ ~ ~ ~ ~'' ~ vUi .~ ~ v c~ ~ v ~ ~ ..~" r.. ~~ v cd ~ ~ ~ ~ ~ ~ ~ O :~ ~ ~ ~~ ~ ~ ~ ~ i.i Q ~ ~ ~ O ~ U ~ F'+ w m r~i~ ~ ~ bA . /~l. ~\ N r~ /\ ~,,` ~~ ~~_ ,l\ :~ ~~,, __ ~~° ~ ~ °'~ ~G ~6 J ~~~ K.~ rw t.:~ ~~ ~~, i ~~~ ~~ ~'~- \,. ~~~ sad ,she;uo~~ • ~ ~. -~ ~~ + f t': %'p ~, \ ~~ ~- ~. ~ ~ ~ o ~• a ,~ ~ y ~ ~ ~' ~ ~ ao ~ ~ R. ~ ~ ° ~ n ~ ~ ~ r+ r7 ~ '~ n ~ n O ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ O r -- ~ ~-t ~ r--~ ~ ~ ~ N ~: r~-~ ~ ~ '~ p'q a ~ ~ ~ ~ n ~. C Frontage Types ~ ° ° ~pc~ ~ ~ ~ ~~ l ~ o~ o~ c d 'Poo' ~^ ~~ ~~ "/ \` ~~~ " _ \, ~~ ~ ~ ~~ 5 t ~ ~ _ ~~4:u \ / ~ `s v'~ ~~6 ~~ -p ~~ ~o ~o~ o,~ or ~- • F ~ri '"~f \ \ \ (. • ~~ !~'`• `~' \ ~ 2~ ~ ~ ~ ~~ . a0 `~ ~~°'~ a ~ i Qa ~~a ~~ ~. ,. '. ~~ o o ~ . o ~~ sad~il a~a~uoa~ c v ~ ~ ~ ~ ~ v v o ~ ~ ~~~~ ~ ~ ~ v :, ~ ~ ~ 'b ~ ¢" o s~ ;-~ 'b tvo ~~ o ~ :~ ~ ~ ,~ ° ~ °' w M b :, ~ ~ ~ rf N ~ K ~ / CV' ~ ~ O i ~ ~~~ ~ ~ ~~~ ~~ ~ ~~~ ~ ~ U `~ ~~ c~ v ~ ~ ~ ~ bq .ti ~ ~ a .Za ~ ~ ~ O GJ 4; " v ~ ~ O v" O ~ v Q .~ '~ w ~ ~ O ~, N ~ ~ 0 i ~~ ,~ ~' ~y sa m ~ m .~ bA ~ v '~ IS ~ ~ ~: -- ~ , K ,a ~^~ _~_ n O (D Q N (D C n O Q O :U CD G flf N N N CD -t '~ ~ ,3 ~'' ~~ F.~ 4. z • D O~ 3 i ~ ' I- p Ol ~ ~Z)pj G7 C.7N 707 ~ QN,~m T x.30. fDC ~^^ fp c3c77 ~ ~O$?j. O ~ N fD (7(~~ 7 ~ ~ ~. N O N n .7.. p N. ~ ~ ~ N (D d 0 I 7 ~. dl ~ N f0 O N 7 m~ 7 ,V+ f0 N 7 N N N ~ N ~ O ~ w~n+ ~OV7 n- m o N ~ ~ ~ ~ Z~ O $' ~ a y ~- m '; ~ m N ~ I D ~_ c m m S~~ ~o ~ o. ~ m~ I ~'m a~~8~Q mo°~~~qqo 91 (/~7OD (DDg I w'~ 7 n N N _' 1 N O7 Q ~ $~ C O 7C' ~ ~ ___J qy pO^ m C N~ 8"~~ O N 8 p Q r O.`7G ~ Q A 7 ~ <'a '6 N ~ ~ ~ 7 N ' N ~a Dr j C8~ CB~~~ d f7/_! fl'D d f7/_1 ~ 7' O f0 ~" c t0 fD • O W ~ "~ O ~..~0 ~....~p ~ ~ ~ ~ ~1 I j S i ~ ~. i OJ s~ ° I s~ ° ~-o as m r o f/> ~~~ r c~pp o ((N ~ N I cqqqry~p o (~ N ~ FQ ~~ N ~ I y p 7 ~~ I ,~ ~' ~ 17. N ~ ~ i O T ~ v.o - 'p ~ N I .~ N O- S ~. ~S ~. I S ~ ~ ~ ~ w' rtS N N d N I o ~ ~ ~° I ~~ ~ ~1_nmcgr 3 ~v $"°1 c~ v2 ~ f~mco~ g ~~'m m ~ ~~' N j ~~' fD ~ ~':m ov ~ w 'D 7 0 N'O O' N no ° a 7 m O 8 fD p "' I n 7 o sa lDU 7 3,3 ~ m s ~ I m ~ ~ c n ° C7 I ~~c ~ g ~ c ~ C ~ ~n no ~ ~7 ~ m 8~=~ N ~ c`~u~ N c/ `fD'~ N fi3m a~ym (0 ~ 7 N~ ) n~o .n~ 3 7~ 7 'O f0 y. N N ~ N ~ `~_ N _ ~_ N W CRj N O 7 7 N.a .N.,fO (Q d ___ 7' N S ~ I S N Frontage Types ~ ° ° o ° ~ o o ~ • • L_ C N 3~a -O '~c~3 y8y~~>. ~~SW`~jS'ic ~~~~~~8 .; v 8 a N i aci m c m ._~ O C L U ~ •~ L rn c c 3 3 a ~ ~~ro 3 c g~ o c N ~ ~ d ~ O $v o.$ 'O 7 d $'~T~ m O~ S 3 O~ °6L N me m m~ rn c c- ~o ~ rn 3'~'y m E m 'cq mm3Ec m~ Ec ~ ,oo81w a$m bi'ma m ~ m w~.m m o ~ ~' z~ p $~U 3'Q O c cU.Lti- Q Z ~ miaa~ m 8m 3n vEu1 ~~3m -- I--= of v _. m m jai I acim= ~o~°'~~ mw £0-''ppQQ 3~ I ~a?~ N.~BEm E~io' m ul~ 0 u1 _GCj N C e p ~ mN~ 8 m N'O t/1 ~ N~ c ~ v C ,Q~ O C ~ C-~ lTd O"' N c'7 E o `o E 8a ~.mc v E ~ m I m o ~- ~? c mEN °1E~n~ u- m ~ m o >g ~ ~ o ~ N °. ""' a 4i ~ T v vi ~ ~ ~~in~ ~ ~v~;o 8_ ~ ~ ~ E ott ~ ° c ~` ~~ m m .o ~~~cw~ (E' cg C C~ 'Q C c od o m p N CC u' ~jj C m y= n O Z' INO .~ ~ 0 ~ U ~ O'~O 00 E 7 cy O~j N'+~QxO m N cN6 ~ (lJ ~. LG (6 Vl m U > O. ~ EUO. _ , E~ m ~~ ~ o o ~ I~CO O~(p~ ~ p sN2 01 ILN~C~'~°~C N ~~pp ~ C O'p C ~to~~$o I ILL O ~~ ` ~S N ~ _~ m ~ Q ~~ C -- --- o ~ ~ ~ m•O ~~ m~ I ~ ~~ m m c v mrn ~~°m~°~wS m~y Y>~ O ~ U y U N C C UtD.m 00 > c U U O ~ N'Olm- ~~p~~ N ~a0. Ey.•N~O~,7 E O Q$,K .aN.W~-1 o 41 41 1~ m~ N~ O I 41 N~ m~ _ ~- - i w ~, c ~ ° `° ~ ~~m ~ 8a~ L°o~ai ~~ >o c o.~ c rn ,R ~ ~ ~ ~ '~ L ao `v '~ ON~R O.0-. 0100) O V C l6N 1- i o ~ .@ 1Q ~ ° ~ ~ m 'v •o v m ~~NW I S~a~~$ ~~3 °~m i LLuT~cll O O H O $ a,~ rn Y i, ~ c ~ ~ c ~p rn ~ O a'S .Q ~ tme ~ Cm C .~~ ~ dN L'~ t} I tyC ~~ d C p V ~~ C C O p ,a I ~0~3~0 a' ~ ~ ~ r1 3 `o -m E ~ rnc~- Lt~ Q ~m ~. °z ~ m`~ c pro 8~ m~~P i~~ -o SL `o~, m`o T ~~ C C '~0 ~ C z° az°~~ azW c i ~o 3 3 3 ~ 9 " ~ ~ ~ 1 ~©~~ ~ } _I m O m O~0 I 8-pN '007N v~ v~ ~ o ~ o .. 01 E m ~ m~ ~ m y C C.C C i C_-~ 5- U (OU~p ~ I ~ .~ !0 7 'bj ~6 v E a ~ -- v E --- _v E -- N W W ~ ~ m m m •C •c :O 'C 'O y ..mr N d 'N NC ~"' O N _~ ~ C ~ C ~ ~ Ol m ~.C ~ m'O ~ 41$ O O~ ~ O~ ~ oa ~ N ~ ~ fN6 O __. -_ ~ ~__-_-__ O ~ ~I ~ ~ 3~-=~ ~ c~o~g °~0 8 ~ C y~ E O N LL~ C~ p W 1n C~ °tS y~ 2pz O ~~ O ~ ~'m~ m'df O ~ ~ ~ g~ c m b `m :c m 5 m o o. C C QC ~ln c•~~ ZmNCC~ ZmN m~~ j X30 ~~'Na ~~~a•3o _~~~_30 Nm u.m a N N N v .. m o> p~C E~iS ..~ (~ N.p y 41.0 ma oa J N ami ~ m .: m~ m~° ~~ m~~ ~m8O1mN~ mT TY TY N T1~ O) TY .Q >`Y O) NO V O ~mN~..gqR 'O_ ma O1~Q'O N M W a _ 8C~ ~ I m m,a~'i Em ~~~ v ~ mw ~Q$o NCOa '0~ y~cgCgC~ ~ ~C41~ ~ mUU~~ m m m ~° ~° ULU~ m LUU a ~ m~ 1O m O N , E Na ~ N NU N ~ W~ ~ Nam-_. 'o ~e I ~ ~ v ~ ~ •° (~~ -;~ O ~~ O.C O ~~~ ~ m ~c~(pp~~ ~°, s Q ~ ~n.6 `HOC SQ~~~~ CC p C t~~ M O.Y~•UC ~ ~~j O S U~J~oO 8- U.cC!] U m - ~ ~ ~ I .° a ` ~ c I ~~m ~g ~3m ~~;~~ :c m :cZu`~v`m r W'om >aa >N~a~ ~°a~----- ~ : ~ sad, a~a~1u~