03-12-1996 STUDYCITY OF RIOHFIELD
PLnnninG OOfY1miss1On
AGFJIDFI
March 12, 1996
7:00 pm. -- Study Session
1'c ll ('gill
N lcl :u WA
ITEM #1 Comprehensive Plan - communications plan update
ITEM #2 Townhomes and cluster developments (review of multiple
residence districts)
Auxiliary aids for individuals with disabilities are available upon request. Requests must be made
at least 96 hours in advance to the Administrative Services Director at 861- 9702."
March 11, 1996
Dear Richfield Community Member:
The Richfield Planning Commission wants your feedback. The Commission has just completed a draft of an
important plan that will help guide the future of Richfield over the next 10 to 20 years. We would like your
input into the draft plan.
It is called a Comprehensive Plan. The City uses it to guide decisions about land use -- the location of
different types of commercial development, residential development, parks, streets and public buildings. This
marks the first time the City has updated its Comprehensive Plan since 1982.
Committee Develop Guiding Principles
A 16- member committee made up of Richfield community members worked two and one -half years on the
draft plan. They identified a list of commonly held community values, goals and principles. These principles
have different impacts as they are applied to different areas of Richfield.
Lyndale- Hub - Nicollet;
East 66th Street Corridor;
Penn -66th;
Interstate - Lyndale- Nicollet;
Cedar Avenue Corridor;
Portland Avenue Corridor;
Penn Avenue Corridor;
Nicollet Avenue Corridor; and,
I-494 Nicollet to Cedar.
We Want to Hear From You
Six open houses will be held in six different locations on six nights in March and April to explain the draft
plan, answer questions and get feedback from the community. A formal presentation will begin at 7:00 P.M.,
but community members are welcome to come earlier to look at materials and ask questions.
The Open House will be held:
March 21 Sheridan Elementary School, 6400 Sheridan Ave. So. 6:30 P.M. to 8:00 P.M.
March 27 Centennial Elementary School, 7315 Boomington Ave. So. 6:30 P.M. to 8 :00 P.M.
March 28 Junior High School, 7461 Oliver Ave. So. 6:30 P.M. to 8:00 P.M.
April 1 Community Center, 7000 Nicollet Ave. So. 6:30 P.M. to 8:00 P.M.
April 2 Veteran's Park Building, 6400 Portland Ave. So. 6:30 P.M. to 8:00 P.M.
April 3 Wood Lake Nature Center, 735 Lake Shore Drive 6:30 P.M. to 8:00 P.M.
If you are concerned about the future of Richfield's development and want to help shape the community of
Richfield, we hope you will attend.
For more information about the draft plan or for a copy of the summary, call Julie Urban of the Richfield
Community Development Department at 861 -9766.
The entire draft plan is on file at City Hall in the Community Development Department and can be viewed during
regular business hours.
We are looking forward to seeing you.
Sincerely,
Daniel Linnihan, Planning Commission Chair
Richfield Townhome Requirements
Don't recognize cluster developments
Townhomes allowed only in multi - family districts and required to meet multi - family setback and lot size
requirements
521.69. Minimum lot area, floor area, and parking requirements for townhouses. Subdivision 1.
Standards. The standards set out in this subsection apply to townhouses and other attached dwelling units
of a similar nature in the MR -2 District.
Subd. 2. Minimum lot area:
a) Three unit structure: 4,000 square feet per unit.
b) Four unit structure: 3,500 square feet per unit.
c) Five or six unit structure: 3,000 square feet per unit.
Subd. 3. Minimum floor areas:
a) One - bedroom - 650 square feet per unit.
b) Two - bedroom - 850 square feet per unit.
c) Three or more bedrooms - 1,000 square feet per unit.
Subd. 4. Minimum parking: Two off - street parking spaces, at least one of which shall be in a
garage, shall be provided for each dwelling unit.
521.71. Requirements for all multi - family structures in the MR -2 District. Subdivision 1. Standards.
The standards set out in this subsection apply to all multi - family structures (including townhouses).
Subd. 2. Maximum building height: 35 feet.
Subd. 3. Minimum lot width: 75 feet.
Subd. 4. Maximum lot coverage (principal structure): 30 percent.
Subd. 5. Outdoor open space requirements:
a) Two or fewer bedrooms: 325 square feet minimum per dwelling unit.
b) Three or more bedrooms: 425 square feet minimum per dwelling unit.
c) Balconies and porches with at least 70 square feet and seven feet in width which are
directly accessible by individual dwelling units may be counted as contributing 175
square feet to the outdoor open space requirements listed above.
Subd. 6. Minimum setback requirements:
a) Front: 30 feet.
b) Side:
i) interior - height of building or 20 feet, whichever is greater.
ii) streetside - 30 feet.
c) Rear: height of building or 25 feet, whichever is greater.
Subd, 7. Buffering shall be accomplished in accordance with the Richfield Landscape
Requirements, on file with the Office of Community Development.
Subd. 8. Parking areas shall meet the standards set in the Richfield Parking Requirements, on file
with the Office of Community Development.
0
0 0:
0
chi 0
5:
0: 0 yi
CO3: >
0
0 0
0
0 2
Oi
cl
W,
w ;
ca
Lo i
So
0 40. —,00:
co) 4)
41 §
ol"
10- +i Zj0. 0i00 0 +
Eck. —I!
pt
00 -,
4:
w o90 + + ii: t.) i
O: ct
C,
4) -j5134
cq: =0 0 '0
Ni 11 8: pq 10
pq
cn
Cd
g Lo
0
Cd i
ACA
d): 0
on
cn:
0
0:
cn
Z:1 T
A• ° oA .5
eo a •ti
o
q a
O
U
cn
3 t
i.
a •
p b .g ~ N i. f7ii
Vi O U 3
p O i CA
g C: a°
ono >, 4. ioAO
d aai °: OE
o oA p Fe q wi
i ° a
8 CD
w O 5 b ` 'to 'C O: ; 0 9w
p ti
04
m
w -Sy; , i . o
5 a a a •5
p 9 OU
c°i
O id i q
f a p, 9p, E p 4
y 2:
O q O ;1
a) q b t3. ' b bQ O N t to Paf f3 a a..O O q E
cu
di to 0 Lv
ai q'.5
od
A aai 'v b€ Z A A o ¢ : w cn: ¢ Nt cn N -. O A
Lv 4Cd €-o
y
W
5 Cd w
5
cn
y
a
v
w
f
I
0
A
k
7
2:
f
t!
3 f
CIS c! >
a•l,o
k• @ |2 0
k Ȥ) 7\ k
2:
t4M'"yl °}
7;;' 'S J° '
s{ '
s'2 r < . x
w '
u ,'• "€n; Nit Ti x "'+. T' •" }
v P
k{¢e'L Ptr, -!f ( rr{#v +'' -'f ?
a n .
al fu• r t { A S b
tF' i vF i
iaFt. +•,F" r'. ,n41 1 y{ , ` rk ft+^ ?v,.'rP.' n.m
PAS
a s,c
f . r ati+:
s
v ,+•A 4zrP
6 l.!
in }
P ..y • 4
3,',. 1 1•,` I + a
r
EE ii }L
1f a, 1 .
af' za l it ,. pF i ... {' ti^1 t •. G ` H'•_
m'j qd
The.' scarcity' of = close =ln, , bulltlablo land is: driving the
ALP hottest: new.: density trend: single- family clusters at 10-
plus per acre. Follow theseguidelme&.49-ma ke clusters
L.
P - 4•i-
iz 3
k a A i rx , i
t x }r ! , ,
t ililork m your market. By Susan Braalord
1 j!.'3Y. • r Z41Fa'(' 3'.t-+i4A
aea`
r
d
3
t eyBuildesaeatrtmwanttoincreaseYieldperh{,{
y
want to
f <- improve the quaUty'of their product Boostingldensity is a surefire way to
hausm6o neld 1t
7• - .t x - -3. tw Frc.r,• ,.F. , t
The new 'detached clusters coming;out `of California! (and .(Asewhere) ate
among the most exciting highdensity "o w
t'
crop up in years
Mey yield 10 or more I OU§es to an acre around shared, motor courts de
rIF"R*''"'", signed to faster neighborliness (see:February 1993, page,148).. , ; .,.( N, ,,
z R }±
y'. The`formula i$ csm lex however, Tlie clusters don't work,in ''
a, i •, 4 :r
every location, ana theydertamly dn t appehl to every :buyer Before , „,( (
il r Y
yoti rush headlong into this halienging "new niche; you'll want:to'T „t+
analyze the opportunities in your own, market .And-you'll want
to,stu,dy::th6 eikh uccess strategies from... ie leaders inf + >f •? } 1 '
detached density innovation
ly111i
II1 ', ' V, ti1
rrkF kL'
1 1 tY '.' •1 4
4
137'
AAliN,
4
n j
tW
U "new" high density .detached. clusters' Pv e` been dqing
he'says. He's the !,-years;'HisJitst-:clustert'(In'.tthejiifinbd,th el process over
planned community , -of :Valleyey Ranch i n, Irving ,i.Tex) weres'ati; Jleldiifldto the acre.. But.hes'fqund,that the clusters attract some
ndauersaarc hl
tidihii' o6ul6ito.i66'rit mioidate'single*%.'4,%. te a 6 plireys have reconfigure
t6o';In fiii"market, -'an.:')P'ti M'A';FM`lX'is' 70_p6rcent twb;story,..30'Z- story ses,
percent one -story; k6ks-
Some other cidsterprogratn'srely oh tiny hou8estoachieVetheir ' d qnsipy.,ButDallas)s 4,;.,_
1notatiny-house market. At Grand Addison 11, houses range in 511*7 tt625441 square feet,
in clusters of live or seven; prices range from $144,900 to $187,900,
Seven good-size houses in a cluster? How is this possible? "Flag lots," says.
Humphreys, and the mix of one- and two-story plans. The flag lots tuck two houses behind
the others in the court. While it's a less than ideal arrangement, both Humphreys and Brooks
insist that some buyers--especially older ones—actually prefer the seclusion.
ik
f
SEP 94
188
Nom:
ti.
TARGET SINGLES AND COUPLES
If you're building in a distant suburb that's
100 percent families with kids, detached
clusters probably won't go over too well.
Singles and couples are a much more like-
ly target market.
After all, families that can afford con-
ventional -lot houses don't want to live at
multifamily densities. On the other hand,
young singles and couples who thought
they could only afford a flat or townhouse
will be thrilled at the prospect of a house
and yard all their own.
Says Howard Englander, a product
development consultant in Lake Forest,
Calif., "The detached cluster has great po-
tential, especially with more urban, so-
phisticated buyers. It's displacing the
conventional townhouse."
Grand Homes' Stephen Brooks is
one builder who clearly knows his target
market. He has two current cluster jobs in
the Dallas metroplex. One sold out its first
phase of 78 houses in five months; the
other has 18 sales from a trailer.
Most of our customers are young
two-income couples —they are very afflu-
ent," Brooks says. "They want a BMW
product without a lot of yard to maintain."
Grand Homes' clusters at Grand Addison
II in Addison, Tex., yield up to 2,544
square feet of living space on lots as small
as 3,500 square feet (see photo and clus-
ter plan, pages 136 and 137).
Jeffrey Slavin, whose company,
California Pacific Homes, pioneered the
California cluster, finds that childless buy-
ers account for 65 to 80 percent of sales
depending on the project) in his dense
detached neighborhoods. Close -in loca-
tions with high employment and a
jobs – housing imbalance offer the greatest
concentrations of these buyers, he says.
ANTICIPATE LOCAL
OFFICIALS' CONCERNS
Dense clusters of detached houses
around auto courts may be scary and un-
familiar to the local planning department.
That's why it took close to eight months
for the city of Addison to approve Grand
Homes' clusters there. To Californians,
that may sound like no time at all. But by
Dallas standards, it was an eternity.
Conventionally platted single- family
houses surround the 8.6-acre site Brooks
selected for Grand Addison II. "The clus-
ters were a new concept for Addison,"
Brooks says. "'[fie way I saw it, they filled
a huge void between single- family de-
tached houses and condos, and they dove-
tailed with the rise in luxury rentals in
Dallas. But we had to convince the plan-
ning department that people wanted this
lifestyle."
Show- and -tell is the most effective
form of persuasion, Brooks believes. He
was lucky —he'd had success with similar
clusters in another community several
years earlier and could show them off to
planning officials. "The resale value of
those cluster homes was $2 a foot higher
than the traditional single - family competi-
tion, and they were selling an average of
15 days faster," he says. That impressed
the folks at the planning department. To
seal the deal, he hired an artist to render
the new designs he planned for Grand Ad-
dison II. "They had to be able to visualize
it," he says.
Don't have an already -built example
to show- and - tell? Thefi make sure you've
got persuasive consumer acceptance re-
search and dynamite visuals (here's
where the new visualization technology
can come in handy; see "Selling in Cyber-
space, "July, page 82). You'll want to bring
cluster success stories from other mar-
kets to the table, too.
LOOK FOR MULTIFAMILY -ZONED
LAND- ESPECIALLY INFILL
Another way to avoid local opposition to
high - density clusters is to put them on
land zoned for multifamily. Neighbors and
planning officials are much more open to
dowazoning than to a request for in-
creased density. So they're likely to love
your proposal to build detached houses
on land that could have held apartments
or townhouses.
That's what Classic Communities did
at Classics on the Square in Sunnyvale,
Calif., a collection of 28 cottages on 2.1
acres (see box, left). Developed as a sin-
gle- family neighborhood in the early
1900s, the site had been bought up over
the years by a local business owner hop-
ing to develop it for commercial use. The
neighbors fought his rezoning attempts,
however, and the parcel ended up zoned
for multifamily with a cap of 14 units per
acre.
Classic's proposal was to build af-
fordable single - family houses on the site.
Sunnyvale already had a rather forward -
thinking zoning category in place that al-
lowed very small houses on very small
lots, basically to encourage affordable
housing," explains Classic vice president
Henry Fischer.
When Fischer and partner Scott
Ward requested a rezoning to that catego-
ry, "we got no opposition whatsoever —
only support," Fischer says. "The neigh-
bors realized what could have been built
on the site. And they recognized that our
project was designed to look and feel like
part of the old neighborhood." Net densi-
ty at Classics nn lhr 5rn1;ur i,: 1''"
Iaunm
o
ll
I
to the acre — roughly twice that of the ex-
isting neighborhood. But its clusters re-
tain the 50- foot -wide street frontages of
the original lots.
Michael Burns has a similar tale to
tell about Madison Avenue Cottages, a 14-
per -acre infill project on Seattle's pricey
Bainbridge Island. He bought two adja-
cent lots totalling just over an acre in the
waterfront town of Winslow. Though the
lots were zoned for multifamily, each had
a dilapidated old house on it. Burns de-
molished one of the houses and gave the
other to a nonprofit group that moved it to
another site.
We kept the existing zoning, but
with detached houses," Burns says. "We
had planned to cut the parcel into 16 indi-
vidual fee - simple lots. But because it was
zoned for multifamily, the project had to
be condominium."
The houses range from 950 to 1,600
square feet with one -car garages and
prices in the $150,000 -to- $175,000 range
see below). The city was very receptive
to the project for two reasons, Burns says.
One, his prices were relatively affordable
in a notoriously expensive area. And two,
the project blends well with the surround-
ing neighborhood, despite its density.
chat's very important when you're doing
infill, "says the project's planner and archi-
tect, Gregory Hackworth.
When California Pacific decided to
downsize a project in Tustin, Calif., from
234 attached units to 139 detached,-the
move actually saved money. Says Slavin,
We found that the cost of building the
bigger project would have been so high
that we wound up with the same bottom fine.
And the detached units took a year
and a half less to absorb than attached
would have." And unlike large multifamily
buildings, the clusters can be financed
and managed in small production phases
that correspond to market demand.
Land zoned for multifamily has other
advantages, too. It's usually located near
shopping and transportation, a big plus
with young professionals and empty -
nesters. And in many cities, there's a lot of
it, thanks to the slump in the rental market.
DESIGN FOR PRIVACY
Perceived lack of privacy is one of the
biggest negatives buyers associate with
dense detached housing. You can over-
come buyers' privacy concerns by offset-
ting windows to eliminate views between
houses, and by locating and screening
outdoor living areas for maximum privacy.
At Madison Avenue Cottages, archi-
tect Hackworth used short zero - lot -line
rows to give each house its own private
side courtyard.' Front porches are raised,
and are deep enough to give residents pri-
vacy (see below). Bassenian Lagoni
Architects used garages, fences, and
t: .
i`
landscaping to creates privacy at Classics
on the Square. Garage walls form private
yards for two out of the four houses in any
given cluster (see plan on page 138).
Fencing separates the other two yards.
Some cluster programs use corner
lots with little court frontage to achieve
their density (see photo and cluster plan,
pages 136 and 137).
While these lots may be considered
private, "they tend to be the least popular
plans," says Slavin. His advice: Make sure
to give the corner houses front doors that
are visible from the court.
LANDSCAPE AND HARDSCAPE
HEAVILY TO "DISGUISE" DENSITY
Not only does lush landscaping add priva-
cy, it also creates visual separation between
close- together houses. As Slavin puts it,
Without strong landscaping, this product
gets to be really brutal. Plant materials soft-
en the proximity of one house to another,
enabling us to disguise the density."
He and his California compatriots
are blessed in this regard, because it's far
easier to be lush and green year-round in
a mild climate than in a seasonal northern
zone. But evergreen plant materials work
well in more climate- sensitive locales, as
Mark Humphreys of Humphreys & Part-
ners Architects in Dallas points out.
Humphreys advises his cluster clients to
budget the same amount for landscaping ,
as they would for conventional -lot homes.
It gets you twice as much landscaping on
half the lot," he says.
Plan to spend more on paving mate-
rials, curbs and gutters, Slavin advises
cluster - minded builders. "You need en-
riched paving because the impact of those
courtyard spaces is so heavy," he says.
Colored, textured, and patterned concrete
is a favorite —and it won't break the bud-
get, either (see photos, page 138.).
PLAN FOR DRAINAGE
Drainage can be a problem in these
dense, heavily paved clusters, warn Slavin
and Grand Homes' Brooks. "We take all
the rainwater from roof gutters into the
underground storm drainage system, and
we provide lots of area drains and catch
basins," Slavin says. He notes that clusters
require deeper storm drains than conven-
tional subdivisions do, because it's a
longer run to get the water out of the clus-
ter. "It's pretty deep by the time it gets to
the main storm line," he says.
SWEAT THE
ARCHITECTURAL DETAILS
There's a temptation to reduce detailing
and spec levels in this type of product,"
says Slavin. "Resist the temptation." High
ceilings, upgraded finishes, rounded cor-
ners, designer cabinets, and lots of high
glass help to offset density's impact, he
says. At Classics on the Square, buyers
get stylish maple cabinetry, built -in enter-
tainment centers, walk -in closets, transom
windows, and bedroom /loft options —all
in as little as 1,292 square feet.
For Humphreys, the detailing starts
on the home's exterior. "Here in Dallas,
we build on cornfields," he says. "The
land is flat. There are no trees. The hous-
es are standing out there naked and -real
close together." His solution: four -sided
architecture. "The backs and sides of our
houses look every bit as good as the
fronts," he says.
Greg Hackworth and Michael Burns
detailed the Madison Avenue Cottages
with a mix of roof colors and siding mate-
rials to soften the density and give each
house its own look. "People want that indi-
viduality, especially if they're living close
together," says Burns.
PRICE IT RIGHT
Slavin finds that he's been able to do clus-
ters for about the same direct cost as con-
ventional single - family housing. He
spends a bit more on land planning, archi-
tectural fees, and site improvements, he
says, "but it's marginal." Cluster home
prices should compete favorably with at-
tached product, because that's who you'll
be selling against. If you're building on an
infill site, you will want to look at resale
pricing, too.
Pricing is something of a sore sub-
ject for Madison Avenue Development's
Burns, an architect doing his first devel-
opment. "Frankly, we're a bit underpriced
for our market," he says. "The land was
expensive, and we've spent a lot on de-
tails, finishes, and such. Next time, I'll
wait a bit to set my prices."
SUMN
tot
L I Ah a c
After years of sluggish
sales, townhouses are
hot properties again
49ing baby boomers seeking low - maintenance
lifestyle are fastest growing segment of market
By Neal Geer
Star Tribune Staff Writer
A few years ago some folks hardly
could give their townhouses away, but
these days many are being snapped up
faster than traditional free - standing
houses.
And for much of the last year or so,
permits for townhouse construction in
the Twin Cities area have exceeded
monthly numbers from a year earlier.
That helped builders a bit when interest
rates dampened demand for single -fam-
ily houses in early 1995.
And it's been good news, too, for
Realtors who specialize in townhouses.
I'd want one of those listings before
I'd want a house," said Win Naughton,
owner of RE /MAX Real Estate Guide in
Edina. "It takes less time to sell a town
home or condominium than a free -
standirig house, and they sell for a higher
ratio ofl sale price to list price," she
said.
If they could get more of them
priced between $90,000 and $120,000,
they'd go like popcorn at the circus,"
said Ted Esau of Townhouse Condo Re-
alty in Edina. That's the range many
empty- nesters are getting for the free-
standing homes they're selling, he said.
Naughton said supply and demand
are driving an appreciation in town-
house values. Townhouses are in short
supply because of the aging of the popu-
lation and because the number of non-
traditional families is growing faster than
traditional families. Nontraditionals in-
clude singles, career couples without
children, divorced heads of household
and retirees.
The increase in townhouse construc-
tion isn't exactly a boom, but despite a
sudden slowing last month, the number
of such homes has been a growing blip
on monthly activity reports from the
Builders Association of the Twin Cities.
Metropolitan Council statistics show
that for cities reporting permits for
townhouse construction, 1978 through
1983 were very strong years; in every
year except 1981 there were more than
2,100 units built, with a peak of 2,523 in
1981 Then the numbers decreased al-
most steadily to a low of 897 in 1991
before the turnaround began in 1992,
when there were 1,353 permits issued.
There were 1,828 townhouses built in
1993, 1,876 in 1994, and 2,225 in 1995.
Builders describe three markets,
based on buyer motivation: entry into
home ownership on the low end; main-
tenance -free luxury on the high end, and
a category described as a recent phe-
nomenon, midpriced townhouses for the
800 -pound gorilla of U.S. demographics,
the baby boomers.
The graying vanguard of the boomers
are discovering that . they're tired of
shoveling, mowing, painting and haulirig
their.snapping joints up and down stairs-
Ted Esau
A townhouse is kind of an 'en-
try/exit' type of propeity," Esau said. It
appeals to the first -time buyer and the
last -time buyer, with a few single profes-
sionals in between. "First -time buyers
live there four or five years and then
move up to a house."
Deflnitions vary
Owner- occupied townhouses are a
form of condominium, a term describing
the kind of ownership, not the style of
dwelling. Condominiums can be town-
houses, twin homes, manor homes, pa-
tio homes, court homes, club homes or
units in former apartment buildings.
Naughton's "Condominium / Townhome
Guide" describes a townhouse as having
one or two stories, usually with neigh-
bors on adjoining walls, and including
ownership of the land beneath. But
some people use the term loosely for
several styles.
Esau said different buyers seek differ-
ent condominium styles.
The single female usually wants the
condo apartment with the security sys-
tems, and the people with pets, particu-
larly dogs, have to have a townhouse
where they have a private entrance," he
said. "The older couple that doesn't
want steps wants an elevator building or
a one -level townhouse."
Among fast -time buyers, single men
and women often choose one - bedroom
condominitm- apartments, while cou-
ples seek a townhouse. "It's more like a
house, but it's in a price range they can
handle," Esau said. "And they'll take the
two -story townhouse right away."
Builders are designing dwellings and
sales approaches for each market.
When the townhouse began to appear
in significant numbers in the Twin Cities
about 20 years ago, "it was primarily
being marketed as a cost - effective alter -
nativp to detached housing; the driving
force behind it was cost," said Lowell
Pratt of Pratt Homes in White Bear Lake.
Pratt, a builder for 24 years, said this
became something of a limitation be-
cause. the low -.cost units had an image
Star Trbtm Photos by David Brews*'f
Len Pratt, left, one of the owners of Pratt Homes, talks with Barb and Jeff Joynson, who are
planning to have a townhouse built In Woodbury by Prett's company. They're standing In-
side a model townhouse that Pratt Homes Is building now the JoynsorW new home site.
Lowell Pratt of Pratt Homes said he thinks
that the townhouse market will grow as the
baby-boom generation age&
problem, suggesting that townhouse
buyers "hadn't quite made it." And ex-
perience showed "that attached housing
and starter housing are not necessarily
compatible," he said. "New households
that soon will have children, with ex-
panding garage and yard needs; are not
necessarily the best" fit in such housing
nor the best fit with empty- nester
neighbors.
A new image
There's been a fundamental change
in how people view townhouses," said
John Dierbeck, vice president of Rott-
lurid Homes. "Back in the '60s and '70s,
townhouses or condominiums were pe-
jorative words." But nowadays, a new
generation of young people wants to
leave renting for ownership and doesn't
have those negative associations.
For them, land and construction costs
may put traditional ownership out of
reach, Dierbeck said, and townhouses
are an affordable answer. These people
are likely customers for two -story town-
houses; they may not mind stairs, and
they like the prices, which Dierbeck said
can be in the $70,00040480,000 range,
where you're very lucky if you can get
under $100,000 if you put everything on
one level."
He expects the market for these first-
timer townhouses to stay steady as rising
rents make ownership attractive.
The second category of townhouse
buyer is the empty nester, some with
budgets big enough to handle $200,000 -
plus price tags on luxury units.
Where Dierbeck and Pratt see the
biggest growth potential is in the third
type of buyer — the older baby boomer.
Pratt said this is the "fastest - growing,
emerging, 'surprise' market." He calls it.
lifestyle housing," featuring styles that
allow owners to star on the main level
but with space on a lower floor for be-
drooms for offspring who aren't yet out
the door — or are returning — or for
guests.
These buyers may be less comfortable
sharing walls with neighbors, and so
may be drawn to a style sometimes
called cluster homes. "For lack of a bet -:
ter definition, it's detached town -.
houses," Pratt said. "Everything is the
same as a town home except you have
four outside walls. The grounds and ex-
terior are maintained by the associ-
ation."
One"floor living
That's the kind of home being bought
by Jeff and Barb Joynson in a Pratt devel-
opment in Woodbury. They'll be paying
more per month than for the two -story
colonial they've owned for the past 16
years, and they'll have about the same
amount of floor space — but arranged so
that everything they need is on one level
while there's space for their daughters
below.
Turn to TOWNHOUSES on H9 for.
Lifestyle" market.
Also on H5:
Boomer'buyers. '
Tips and questions.
Boomer townhouse buyers .
have room for boomerang kids
ndlerByNealGe
Star Tribune Staff Writer
Jeff and Barb Joynson exemplify. the
new type of townhouse buyer. They've
owned homes before, both have careers
and they still have children at home.
The Joynsons are selling a four -bed-
room home in Woodbury to move about
10 minutes west to a detached town-
house — one where they can stay on the
first floor while young -adult daughters
live downstairs.
We're almost empty nesters, and in
the next few years or so, we will be," Jeff
Joynson said. "We have a two -story colo-
nial now, and we're a little tired of the
steps. We like the maintenance -free sort
of advantages, although I'm not opposed
to shoveling a little snow or cutting a
little grass." He said he and his wife
really liked Pratt Homes' construction,
which they saw elsewhere in Woodbury.
The one level is attractive," he said.
I can see that 15 or 20 years from now
we may find that even more attracti-
ve. "The Joynsons also liked the
Wedgewood development and the "clus-
ter- style" townhouse that doesn't share
walls with neighbors, a concept that's
relatively uncommon in this part of the
country.
I have three children sort of at
home," Barb Joynson said. A 25 -year -old
daughter lives with them, and 20 -year-
old twins live on a St. Paul campus.
This potentially could be our final
move, because we wouldn't have to
move any more," she said.
That's a main feature for a number of
buyers in the emerging market of aging
baby boomers, said Ted Esau of Town-
house Condo Realty in Edina. Those
folks tend to want one -level homes and
find lower -level expansion space attrac-
tive. Detached cluster homes "could be a
wave of the future," as people become
more interested in living in houses with-
out the work of exterior maintenance.
Esau said detached townhouses are a
growing part 0-the market, even though
they tend to cost more than attached
units because they require more land
and materials.
The Joynsons said they're still chods-
ing a floor plan and expect to have more
than 3,000 square feet — about the same
as they have now, but arranged differ-
ently.
The basic style is "main -floor living,
with the lower level finished into a fam-
ily room, two bedrooms and a bath,"
Barb Joynson said. The main floor is,
likely to have a kitchen, dining room,
living room, master bedroom, master
bath, "maybe a second bedroom, a
screened porch and a deck. The laundry
room is on the main floor, too, so there's
no reason to go downstairs."
She and her husband chose this style
of home rather than an attached town-
house because "we're not ready for that
yet," she said. "We still want a private
dwelling and the privacy of individual
housing ... We have friends who live in
Texas, where they call these 'garden
homes.' It's pretty appealing."
Association is part of package
By Neal Gendler
Star Tribune Staff Writer
Buying a townhouse requires extra
care, even when the home is new, be-
cause in addition to buying a structure,
you're buying into an association.
Some tips and questions to ask from
industry sources:
Know what you're buying. Will you
own just the interior space or the walls?
Will more units be built? Ask to see
landscaping plans. Ask who owns the
streets — the city or the association;
maintenance of streets and street light-
ing can be costly.
Has the developer done other pro-
jects? How have they worked out? How
were problems resolved? Check the
builder's reputation; ask for references
and call them. Is the builder being sued?
If you want to use a real estate
agent, find one experienced in town-
houses and condominiums, which have
financial and legal peculiarities for
which expertise is desirable.
Read and understand the associa-
tion rules. Think about things that both-
er you and find out if they're allowed.
For example, if you hate smoking and
share walls or even ventilation with oth-
er units, you may be unhappy if smokers
move next door or upstairs and you can
smell their smoke.
Make sure the community suits
your goal and lifestyle. Lowell Pratt of
Pratt Homes said some empty- nesters
discover to their dismay that "because of
the price, they're getting entry-level peo-
ple." Those people are buying for a
short-term place to live, so their goals for.
association budgeting are to get by.'! .
they don't necessarily care that part of
their [association] fees are for roof re-
placement after 15 years or painting af-
ter 10."
Recent guidelines for FHA financing,
however, require greater reserves for
maintenance, said Deborah Ho -Beck-
strom of C & A Resource Group, which
does education, management and con-
sulting for the condominium and town-
house industry.
More than money is involved: "I've
seen people buying for lifestyle, and sud-
denly, they've got someone next door
with a pickup sticking out of the garage
and snowmobiles," Pratt said.
What will monthly dues cover, and
is there a limit on increases?
If you don't understand the docu-
ments, seek the advice of an attorney
experienced in condominium work
Be flexible for the overall benefit
of the community," Ho- Beckstrom said.
You'll have to forfeit some of your per-
sonal preferences" — such as the num-
ber of pets you'd like to have or the ,i
number of cars you'll need parking
spaces for.
SATURDAY, FEBRUARY 249 1996
TOWNHOUSES from H4
I don't think there'll be too much
room," Barb Joynson said.. "We're rais-
ing these 'boomerangs' " — young
adults who leave and return — and
when her daughters have families she
expects to have grandchildren visit.
Dierbeck said such people usually can
afford $150,000 or more and can be
considered "move -up" buyers. They
typically buy double or quad unity of
2,000 to 3,000 square feet, he said, and
they are "real oriented to the site, like
maybe it'll be on a golf course or wildlife
area, not just on a bare piece of land.
They're going to indulge typically in very
nice master bedroom suites. It'll have an
office /den, lots of area to entertain."
Growth of townhouse sales to boom-
ers also is attributable to the number of
divorces in that population, said Debo-
rah Ho- Beckstrom of C & A Resource
Group, which does education, manage-
ment and consulting for the condomini-
um and townhouse industry. For those
people, "it's a very attractive and afford-
able lifestyle."
Dierbeck'said Rottlund built more
than 900 homes last year in the Twin
Cities area, the majority townhouses.
Ho- Beckstrom said builders have de-
veloped a product to reach both ends of
the market: an entry- level, two -story
townhouse next to a higher - priced one -
story townhouse for empty nesters.
STAR TRIBUNE • PAGE H9
Pratt expects the "lifestyle" market to
grow as the baby boomers, the first of
whom have turned 50, seek change — at
the expense of traditional single -family
construction. Not only will aging boom-
ers choose townhouses, he said, but the
traditional single - family houses they sell
will diminish demand for similar new
construction.
There are enough two -story, four -
bedroom houses built," he said. "What,
we're -lacking is the -lifestyle house
where someone feels it's a place to grow
older." He thinks much of the new town-
house development will occur closer in
rather than in outer suburbia.
I'm findingOnyself and others of my
generation becoming more urban and
less suburban," said Pratt, who's 45.
People buying houses for lifestyle rea-
sons and efficiency will want to cut the
drive time and be closer to restaurants
and shops."
Dierbeck said he sees a. difference
between empty nesters and first -time
buyers' location desires.
The empty nester wants to buy new,
on a single level, as close to where they
currently, live as possible so they can.
maintain their current services and rela-
tionships," he said. "For first -time buy-
ers, you can basically provide a product
anywhere that it's convenient for them
to get to work."
a U
z C r
H
W
H
O
ct
O v C) a O bu A
tE Y O O
a "
N
u O>
y Y u y
Y ci • it O N
V u
O
U
4r
a a 0 m W v 3 fC
cc
y y Q%
V L v •• L yy
s' y V
t,0 a LL >O T
O ca C
O -0
a,o L-ate 0 3 'v 0
O pq
gH _ 3 do
d
y m y .0 0
O
O
O
a
own
U
O
Cv s 3° c o
ir L O y r.. 'O OQfQ
1
cr
ct
d
n'
y v W y L v y '
y
p Din C v
y v
O
o c u y O t
r E c 3
v L
soft
Rai
3 bz
61 l.L.. C
L
y
CD
y "
O 0 Z yN
cz o
166 NwA O
qj
IWO 66
N u o a, s
u
c o 0 0
b— CL
O
O
L
H
ce
cz
v
ct
L •
u ,a QJ r a
C,3
OWu
y =
ED
u
cV on GJbny! L. -
a v
U
M
H
O• v O
u C 00
s p C ca
F" N a 0
O
aU
OCt
U
0O
O OU
O
CL.
U
iL
a U
z C r
H
y
v
ct
O v C) a O bu A
tE Y O O
a "
N
u O>
y Y u y
Y ci • it O N
V u
O
U
4r
a a 0 m W v 3 fC
cc
y y Q%
V L v •• L yy
s' y V
t,0 a LL >O T
O ca C
O -0
a,o L-ate 0 3 'v 0
0 o
a i.
gH _ 3 do
d
y m y .0 0
a it — L = L O
vas
Cv s 3° c o
ir L O y r.. 'O OQfQ
cr
ct
d
n'
y v W y L v y '
y
p Din C v
y v
O
o c u y O t
r E c 3
Q
61 l.L.. C
L
y
CD
y "
O 0 Z yNy
v 10
p p O y v s y 0 O O y
C6
qj
N u o a, s c 3° `0° c o 0 0
b— CL
b+
L •
u ,a QJ r a
C,3
a y =
ED
u
cV on GJbny! L. -
a vac•y
O• v O
u C 00
s p C ca
F" N a 0
v v O GO
O C C O
Pvla -
r----- - - - - -- - -- - --- - *--- - - - - --I
y• e C
r
r _
14
L
v
CIO
v
0 a p > O. ° T O 7 y v O
Y c
s OA
3 ca n v
F- O Y v N =
O C= ^G C a O v fl. C O v H v? ti
O O" 'O > pCAvO '
O y
Q) 41 y fy ec u d N a
y
S3 u y O
w a
U `° U
Y
a = p p N
d
v
Y
U
eo H
ct
H
H • ' °
v e l • v fE %
Y .y 0 ' • r
N it '•3 V i3. a M i-
p
Q% Q `3 = •.i• B.
4.., O
ce G ce '
r u
O' v _ > T u u c9 -a
O •
r s EY' _ = W s n_ __ •.p
h N y A.
i A y "
U^
O v y E 7 Y
ro a y u_ it s o p tY G H eCct
v
U =
n v Y r ? u u
C)
211
a, ° — an- h
L c Cl aH, v o.^
v S" 61
bY.
O W eC C? y 6J ' tC .D •LY' C ''
j
O' O = Y
u -_ 61 eC S OU
Y 3
QO 3 o.n
to v 3 c a -y 3 ° .° -°vv o=n ano
CL
y L
vU
a
v p° p C u et T r . p L3 CLOpA"
O Y' A. , U>° "O v U u O v C j O •Y O ` ,, _? y v
to= O X G V
cu a° -, C O N •81 eo y N
T° °
cz
u
a v 3 Y y o o °' ° °fly: ' s o c
tO c3 "C 6 J Q • 'J
O C •t7 ` • _ • , L N v b„ ^ °
O • Q.
h
cE % O T Li
ct L
O y = v ep v O 0
rz
OA e4 V , !
4 cyo C LL 4A Ll _ S 4l O E c6 C9 u }6J
E
H iL 7 Ox y . ^.y.
u bA _ '
O cd O ^'
O y
DA " •--' t• U
v - O O
O ° _ cz
M N 6J U .H.• n = y
N H U ' y C: ° W. 4UJ O - v i+ v = 4J '
fl' ca
t} U C "
H
O
O ,y O o v
cm _
v •Q
O a. p v ayi
v
C
v ca . C7 v
CII
U O • v O 7 O
LL 'O 6J U y U V] U 4. U v ra a.
Z
W
IL
ftw
O
9
r
LL
Z
LU
4
L&
e.
z
Q
m
w
ga
z=
z
w
aw -2va
oso
O ,pr
e
L
Z
lil
ti
00
r
ww
lit
OM
V
mw
Nift
Z
IIIIIIN
Z
r
lil
put,
N
z
r-
Iv
I
1
1 +
I
i&
10
o
1
C
I
Iv
i~
LU
N
G- L3. a.i
fl. 2 0
p
o U u
ct
L i.J y ' • .-
r
O - O > ° O u Zn
is O
O rn 0 U
pUi
is, -
Ell
y
2 ..•r iii
C `Z 7--
a. D., °
L
O ti
r CC CO
V
a
u 0 L • •'+
U . H - 0
y' L
E
goy ' > 4r O V p pU
as c o
o rq'
O
Z d
Ux
Z
W
Q
0
r
W
W
r
W
Z
W
V
OC
W
L
z
C, .-
N 0 r •S
ti
r a-Ocp c.c°
O O
U C E' N o C) -&,Q; V)
o
vC . - C> cuyy C
Q' L>U0
3 ^ Q1
v
U
80-
2
W61 o 3 r 0 :E E
C V
Oo 4. .° '
E
y H
h Qi
i. v C & J V
o
SO
10
E 3oGL.
cQ-cv
a
CL u
y V
C
0 C v
E
n'
d C U
C2
N L GJ
ts . ° a 0 °
v
o c Q
D v > o -„
mad v "
Clo 3
12.
a. o
Z
W
Q
0
r
W
W
r
W
Z
W
V
OC
W
L
z
Y
y
tZ.
v0 °J
V°
vvs
Y
v "
c
c v w v _° U Z
U.
O . .0 O ° iy v u O
v
CcO[
R ° '
y
r n
vO` > j
O .c O ° O O ca O
u ° O e u
y
V
w y O O mO y u. fap >
u
f=
wo
W
a
y
dl v v
c v = Y fn
M
O v
O ° u
a
L
o
O `
Ev
Z C °
x
t av ;;
c
3 Q
O "C ui V O
C
v
C
qj C .
v t d v m ca v v `° C .. O` Y N II a v ea O ._ t o
C
O • j Q
iv
U 0. C i
Y , —
y u
v o ohs > u
o
o N .. c. -a Y a 3 c o =^ o cz o y.
U Jr 61 N cO 4i f9 c ` ° c ° VI r- O
QJ
y• O N ea O « `O i di p, i 0 v u , - n. o' a v e c N o v o c. ? o U. C0 - 'o o •0°
O4i LS 'C O_ = H V C O m `!-
v v C v C
y W r v . Q p d A_-. - v .- 'v .- c ca v . >
Ofd C d , y '^
H
y v = O 'O O u VI
Sjs 6J Cc v c 00 N v 6 V L. >> ^ O O a I
uVv - T c .a y 0 > °j a ." O. v C y cC . ' >
y 4. N N
N e0 ° p +• c v, Z N W c9 6J m ° y ``vJ
V
OA O ca 4.
v UL r
fO M u '
v "' a v v Y1. O X >
O w s ` 0 a y O W`° " O `>
u v ti v°
n p v y y
y u u ^. % p 3 Qm ` ca " LL a
v -
d y ca u
v
0 '
o - -.
0 ° o s n v a,°
a c
u 0 3 s c o v -v°
c a; o ,: c cn a a. o Y °` c O U v
N 1C , C3 a Y a
E -u
u N "• 'a u v= s = CL. c? ? H e 3 '°^' E 1' C4 vd1Cv -v v •' _ O o v -oQ
r..' u c o
O
N .„ .u- v _ ' n• .
a. -
p !-
v ca O. y .. co y m
U O W
Of9 N mss°
Q) ° M c Q
u ..
17 " i "^ c • Cr '
n
C-i y. r
H v
a QJ
O c6 =
c. yy lf') N
u _O O L. U O . U ` ' V Ll. tE CO U O G CO ,
I- _>•
00 4t
v • > ¢, • _ ^
c,..,
vVi S
H p O H ti
a- v
y
y °' °'
o v v ^a c° a. 3 r- >. c u o 3 v
b d U ELL <a 0 Z c 6J
t` y >+ `+ c`^s ^
v+ v
C i N 4" v° " °
v
a'
E v D a O
O -y .
u o a L c v a> ?- ^c °' u a Y N rn
O M N w O v
a
p Of O ti u 0 0° i°y y is
O C3"
W p O
O
O .
ca U "L7 V ti' W
tu 0 CLHu
3
v s = -
apv C^l °
n
o Q' ^
en°
G
U N
v G 'Cj
LU
Z
w
CA
y
V
2
C
m
CL
C9,
LL
Qu
0
0
r- u
0 7,
ILI
72
45 C)
0
cz
ILI m
u ct
ILI
4d
cv
0
p 0 112 2 0
s- a
ez
co C13 Q
o 1 6
C-
o C) V y>
rLV) C-
0
0
0
C,3 -2 -a
cz
C- C, n 0 In
m C-i
to0
u '_ C,
0 =
rz
u
vI
0 -C - p - a.
u cz co
0
ld
Id -0
x r- t.- oft 0 0
0 0 c -10 a o
00
ct >
C-
LLL a 0 LL
co
co
C's
o
0
0 ok.;- 0 u r- o ap C= In
0,
Z 01.
20
tu0
X rz Z; P In C13
C,3 I-
G) u
u C93 >
V
C) C. C.
u - V
000luN 0 CD0 Gj
V) V
o >
a u
1,1 -0 czC:
0 iZ x
t00 -r,
U
ti u -0
u M Z: C,32m t ct
u > >
0
LL.
14
ci: 0 s LL
In
bj)
v - Cl. cp z
o u
0
0
0 Uri 0
0 0
cz
1:1. CZ 0 u w
Ct
0 0 0 r- 0 z u is
0 U u
t -
cU .=: E = on
Z) 2
C- 8 -- ?:- 2
6 —
a u 0 E cv
X
vI
0 CL, Z- _g C
0 IN
U U v v 7-- a u
m a I ,
U
I
0 a 14U
r- C)
2 0
Lr)
7=
c- 0 o cri 00ctC. V, 0
L-,
r- V, r- - - - u
0
m
It OC IMPb.
6
14 -
C-
o
0 -a
oe 0
ow 0
10 >
a
U a
W
u
0
0 CL a
0
CL a
C
u - !!
a) ct 4 =' 0 L..
0 0
o Z-: 93
tj 0 -0E
C- 0
ta. CL
V) r3
3- 0
u IV- Z = =
a 0
I= . -
0
0
0 bwIch- 0 U
u IL4
CL = - -0 0
CC: 16
6. m M
a
0,
0 Z; LL. 2
0 v
kpQt,I " 40 CZ , u V) Cl. U o
CL
C9,
LL
r-
0
CIS
1.°
r_
V
O
ow
ti
N7
COV
C
u
C
v
CA.
O
v
00
G
v O
CA
s
U
aGV
C
v
L
J
C3
0 L
L
v
v
v o
6! 1J
C13
c7 1J
f3GJ r
P3 °
1 0
ti
0 ODOOCczcc
aC
30 -
y W a
W O O> >
N y O v d Q W? 0
ctl .±.
a
cU9 40 =• N C
0 v L C .
a O
ca `° p 0 4+ v 0 C r» -
40
0 v v N vs v_ ova v Z aLi . °
v u p o w p v= °+ ^
on
0 0. E W O Y O N v [ 7 q `- 45 `
v' H
ea
N N fC
U' cz 0 ` N v U °> ti N o C C m0- V N > v v v v cl u a 1 3
u s 0 C
to 0 +
O
0 O1 v
y d X c.^ cv C Vr
ci > ° a E as r°o -a °' _ ° Z -a 3 ; cn
O
C W > O e c°
v s Coq D r o 0- 0 OA b 0
CL.
ca
U O
e o O O C\0 S hl Q N ,G t«.
0 0 v o
o
ca 0 v
dD
ca C v O° J
72 OBE eo-
C.N O u v m
a 0
OAW N y S W
C
v O v 0.GQ v U
j0gQ'
p N N ' SOS N " 0 OA
0LG" ° v ^' v c3 v 00 +
H v O 0 C O L]. O u. O O.
D\ C 0 l Cv
C's 03
OA L7 = e~v 3 "O y y3 v tr. > u
N _ `° =
v
v °
a V
O C ' N ° v ep utoOAeaNO
w 0 'O y p O L ca >
t L = N E
v
v . ^ •'v C C co 'O - $. u
M as . " c c.v UF-
r • d u i.
4.
O 0
N
4. U
v v ° ° cn •V
o . eo
v0r !S
0 Uri _ CCd4. 'O L C U
O 0 ' r d A. C -` '
v Ln
v is v • ^., V s O
u
u cu
b O ev ca v N C _ N
Ln
N • CO •O v
0
y Z 'O u
M
0 eu3 c.0r c° p Qf y v.G Ntpo m
3 a~i Ws W L
O y L1 v ,
v„
cn o C cn v
v OAy v u
0 LI" 3t0O
O u = ip 0 u Ci 'd p • r y . d 0
0M -
t
0
bn
3 0.° c o ° c° c°n
r.
p O 60 v v V C ... C v
N u p. v O^ O
o o v ° ^Q s cn o a, cut E
o
o o - o --
0 'a U mu cn ^ L ea
BOG C
OO ^
v
G
W
Z
Q
L
W
a
V
2
v
N
C
y
Q
v
v
Q
Cd
E
Nw
E
O
V
0
O
O.
I
r----- ----------------- i
1
1
I
1
i
1
1
I
I
1
I
I
L-------------------- J
C '
p a b y y _
ev C
pLi. V • s aJ
C O
n
Q
L
m
1
1
1
1
1
I
1
i
1
1
I
I
1
I
I
L-------------------- J
r d
OV
COw
O
G) N
20
G)
cc
Fit
t4,
v: y
O
eVaQ"
ti
v II > C
a % :
se
o v
O U L
L1. y v sOc,
W N NopU
a O C
61 O H
O
E =
M
Op v
C On }v„ •
c vo'y.?
N y U C4JV6JN
O
CU
C
n C cyC
E Qj>
yOaO
u c a v
Cd a
ono s
f0 y
L o 2-Sa
fl y
cu
OM 4
O C 0.-0 -a
f6 CA
fC ` L
o
v L V O
61 U y U
U
0O
0
L
U >
v
u
a LL
a
i'-• 61 %
a.
F' a,
y 1 ct N
U= o w
o cz
uy L 1
a Ou C
ee
6J i. in L
a i CfI v
O
C
O
Q ca ea
y bL . C
6J
O Qj ^C
a
V
41 eL0 cLd
3y m
Qi y
N
v 4j vL
O a -C
CU
v
a
eo
Cp,> t
CJ 4yi C 6rC
0 Z00.
0
0 y yOv
a>i > O O
y y N a
10 ' y
b C
v 'a' E C
COON
Z
W
Q
Q
ri
W
W
r
Q
W
W
Q
V
C '
p a b y y _
ev C
pLi. V • s aJ
C O
L
r-
cz 41
E
Ck.
N
y
CA L - "'f
O
0
fl v 'C7
p N -0
C `° O CT
v C 0 67
O a0
Nm
Of/i n• V y
dCC,
y Vf
et > o
G1 a f7
CU4 >
u
V
s
y C C Q' ° av y
a > C
Kayi Cp C
Cl V
kz
T O C CJ
tw
rU
Q7 ai C4 C L:
a
5Ui L ..L L QJ y •0
V
O= o° 3
v y v ° >=
Y,
vY, y
ramp
C •-
dpNdOa
v L W -dyC _ u WM v
soft
UP
v.a 5
o o c C n a N v
p° s xCp v
C • L
u6J0-
L61
6J V N s 7>Jv
u p O y
N L1. Z
y
M> w CL v CL
t C
a
if0.
v ,••
0 soft
4i a+ ,
x C L fdm OL L• L_
Cps
Ni L O
H O .
moft
cc
aj
0
r d
OV
COw
O
G) N
20
G)
cc
Fit
t4,
v: y
O
eVaQ"
ti
v II > C
a % :
se
o v
O U L
L1. y v sOc,
W N NopU
a O C
61 O H
O
E =
M
Op v
C On }v„ •
c vo'y.?
N y U C4JV6JN
O
CU
C
n C cyC
E Qj>
yOaO
u c a v
Cd a
ono s
f0 y
L o 2-Sa
fl y
cu
OM 4
O C 0.-0 -a
f6 CA
fC ` L
o
v L V O
61 U y U
U
0O
0
L
U >
v
u
a LL
a
i'-• 61 %
a.
F' a,
y 1 ct N
U= o w
o cz
uy L 1
a Ou C
ee
6J i. in L
a i CfI v
O
C
O
Q ca ea
y bL . C
6J
O Qj ^C
a
V
41 eL0 cLd
3y m
Qi y
N
v 4j vL
O a -C
CU
v
a
eo
Cp,> t
CJ 4yi C 6rC
0 Z00.
0
0 y yOv
a>i > O O
y y N a
10 ' y
b C
v 'a' E C
COON
Z
W
Q
Q
ri
W
W
r
Q
W
W
Q
V
N
PsiOl,
lAI
tai dN
S O
of C
C
C
cqbbn — •
N aQ, a N 41ct
O
a a.
v C-3 o
a C N
a to
cz
C
j E M
y O
O ! aa
UU N
C: t
0 A-0cv
C y N
O 0 R:!
a
o .= o 0
d
ti C N
o
V Q N y
a
O v
d Q
J
C
I ,
3v y n '
b
a cO O N k G
afi,
n _U n> C C W
Q .V .
y •
y Y >^ C V tC 'O
bb w O
ct
O p kfJO.
tNv
A —
U
III.
L
O
y '
000030 °
o\ o
c`
o'
o
V _ y -y •OU y ,_,s o
r ,O y
ct a U 3 0
u O w v X y bb O
bn io or
L -... II, •. • C L a
O e bb c) y- 3 -°
o ,
s Lo y L v
O 3 ?
0 3 b0
s . _ = y v+ L Lf
bn s • O N y Lam' C. y "O C O. v iA
V U I
3 N c °-' Q- N
y y o bn• o a :: C'3 00
Ct
II '
y
L y t
Q N
H QL c L O % O
Win. x v¢ U.° -oho`.
czbn -v
C - O y Off,, O '_b=n s YH
bOn0
O Q h O Z y b bA 0 v
ct
t o E c c bA E o as
m OyyO
U
C S U t
N
Yy = s u O v
7 •_' y y y
7 L
Z
E > o
ao',
c =
o
u 0000 -L n °'
y b0 Q O C9 I v c''7 O v
s10. Y Y
d y ?<
ems,,,^
y co O cn
C O Q U L y
v
N c7 a s O 'n O , a
mac°
O
C y O
i
y L r > c
v r Ia. y
L y Y
I I
I '
1 '
I
01ii
sr,
w
Z
10
L
W61
MA
ft
r
V
Z
y
y s L O O S
v o O
N
C y Cp
tj
O 'O O
y
O
L
ct
vyi
Y
I", U O,
V L1. GD • u
p e
Y 00
N yL O O y y 0p 'a
y cl c•7
N t LQWF" C 7 Qa
o 3 Q O o
N y y u x-
y L
y °_= E
O
y C
d C' ..y Q
ct a
O eC eQ eo V]
t y ct > UV rQ
rr+ Nom•'„ F. "• fa '.O i.
cz y O a.
C
L
F" Q
C
C O .V V O
a
ct
C.s Y E Y y L
L y „U
C W
Nbn N L C'7 O
y O C 3 p
Q y a bn x U
wo
N o
c r> y r O o Q Y
o L• s y .•c O u
L
y ; -o - a
N
Y
r t. O
N O
rn N Pr • L
r
L t H
sr,
w
Z
10
L
W61
MA
ft
r
V
Z
O ti s 4. p
X °zv za
p ^a o O
v
y ,"
y "0
H¢ y y c CT 3 0
v v >
0
O v Y v LL
v H o .4 O. C3 00
a 0?
c > v
a>, a ao
u t/1 tO v
o v•-° 3
N O O v to
cl
L. \ w ' = O V w ct
cz
cc
O 0 0
pp
c W 0 .p` Cy t/1
v ca v c v p c
O y c 'y
r
H h 17 yC) 0—
1.41
1
Z
W
C
W
W
1
6l
Z
v
Q
Y
lk
C
r
41
C
c
v >
Y _ i C
c
1
Z
W
C
W
W
1
6l
Z
v
Q
Y
lk
C
r
41c
v > r
c
r `i'
u CA•u v L
3xiv0 ti ct t •• u O r
p ot«. .a cO pr N O'T7 3• v
0
O
C)
etO
U; L= OUet
v
u i p' s
N y O O c u O u C,3
O O a
4' ^
47 u
O. N
O_
Ll. +' t.. u
c p 0 et0
L ct
Qi c v k c_ = y
c p„ u i t y' v oA 0
3 p r
C-
p
CV
u O u d r a u c x
3 czd
E ou vc_ v
m
o
5 ter° v
y o
a
c cyv-0 0 oo
c
cut o m ^ Q" W fn 7
d v o N' U ^ T d 4J
y
C U t` CO v — 0 i' O
6th et N 6
0 cn W o Uv u v 0 CA
0 to O
v O
W v
v > v v cs w O cuv;
r
to
1/(/
cu
T/S c
7
1
Z
W
C
W
W
1
6l
Z
v
Q
Y
lk
C
r
O I = t0 0
v u A v -0 c uyC -p O E
fu
g oc o= o ° o v o o H' v -- o> c°
o
to 0
V '
G
o v 6
v
Ln
p ea N0
w O O d
o, oU
3 ' E U
v o_ M c O = v 0.m ° oven
QyJ U v y a+ • [^]n O p C , ' coo n b eVa -z U
tz o%
3 Ir u 3 of
s t o h O C , V ..=i L
ft . m C v N .' c., C II. U u cc 4- • ;: C '` s M • O^ m 0 '
V'
duvvopv7ZXV -a C 7 Q 61 O.
O y ;; •C N a>i T'a c; p v cr C o a 0 0 - v E aO . O O f1 I C[. C m V T C 7 u In
3
O Q
vv -° ' u p s o >
u 00 ' E
p = O
C C
o >
o o
N
vcn' vucUo ° -
b p y E ' a
I-
m v— C C O -p
eo
On
u
C
Os C ++ C vs y
G h co = u Qi) tu0
6i Q u li :-p
U 7 -a s M° C.
C cc
v s c c nUH n E o °c-° ° mss °. >
c y
b L H O. a: ;; Q' °ID
S v c v v= v O v m' v 3 -
0 to o
p > cE 41 O v' H v y O G. U fl' Cp o u 3 C
v Z > h x p N eVO
C
v ca ° C `' v C
CNI
fd v , v G. v y 1-. E M v ` O. W H I
a- c'v = co ° v c ay -s ° cr v E = Qp a, 3 ° o=v
ri..
N ° L O -0 U 00 — O7LULL
y
v
Q U00
m U v s.
C] v "
t]. -
C O U
A
N Q eya
emu^ v^ C v
o-
u aye y _'Q
o s °.' _,Oss'y eq'
O m p v
y O d U 7 U ^O C
ca
C o
u to •' ivn N „' O sy C
L.1 ^ . `/ y fO ..O v v Q 5 y ° ' w
s L p= d >
u .a ° 0
51
V
v - t]. s 3' _ _ , u c s F o
t7 >
C O O y cE d S]. v': v S]. , h
b Q U" /o
cE v cd ° U v O v -' a.. . v• ^' v
v
G ./ O = H > (n _ 0 v
4. l v N
v - u
Oit v v
v ^O N
A v v s v CCCuppO C's4
y
y y a° ,
LK
C
h >
C
p a p V Ia. f1 O O
O
41 V
O
V p
s Us0
O L
U
Q= Q > > Voo - ° en
Q
cl s -
O Q $° "
n
M ¢ o u -a -o o v v
i
U.
0
IA
w
Z
O
L
w
00
9
N
V
Z
D
m