HomeMy WebLinkAboutcoa.lu.su.General Info.1975
,A
~" ."
\/
~,
1"""\
~
. MEMO
TO: MAYOR AND COUNCIL MEMBERS
FROM: DAVE ELLIS ~ '
DATE: April 10, 1975
RE: Revisions and comments on Proposed Subdivision
Regulations (Ordinance 22 - 1975)
A separate list of revisions, additions and corrections
is attached. The major changes included are:
1) the provision for exceptions by the City Engineer
from design standards in Section 20-17;
2) the addition of paragraph 20-18 (a) (4) to determine
open space dedication for mixed development and
3) the deletion of the Planning and Zoning Commission's
perogative to modify design standards under Section 20-19.
Also included are revisions to the landscaping and surveying
requirements. The balance of the changes are to improve
the clarity of ~~aning or to correct typographical errors.
Paragraph 20-17 (a) (5) requiring the conveyance of a
one foot strip alon~ streets on the perimeter of the
subdivision has been retained. The provision would
guarantee that a subsequent development could not utilize
any improvements or utilities installed by the City or an
earlier development without paying its proportionate share
of the cost. The provision is also a guarantee against
any new development occurring along a new street without
review. Although the definition of subdivision is
expanded considerably, non-condominiumized commercial
development and multiple single family or duplex construction
does not fall within the definition.
One last item is the open space dedication requirement. As
written it incorporates the ratio of 0.005 acre/resident
which was adopted by Council as a part of the "Comprehensive
Development Plan/ParkS and Recreation Department" (January 1974)
I would like to alert Council to the fact that the dedication,
as a percentage of the total acreage used for density, is
24.3%(ave.) for R/MF and 19.4% for R-6. The percentage
decreases substantially in the less dense residential districts
although the absolute dedication is the same on a, per resident
basis. Dedication for any dwelling units included in
commercial development would be the same as in R/MF. There
is a serious question as to how this degree of land dedication
would affect availability and price of permanent resident
housing and accessory dwelling units for employees. A table
of comparative figures is attached using the acreage of
recently subdivided tracts at the new zoning density and the
new ratio for land dedication.
cc: Sandy Stuller
Mick Mahoney
John Stanford
Ted Armstrong
.
..
.:
/'
I""",
,-.
aspen.c
PEN
hox v
MEMORANDUM
DATE: March 26, 1975
TO: Kathryn Hauter
F~9~ndra M. Stuller
RE: Subdivision Regulations
My hesitation in concluding that the'adoption of the
subdivision regulations may have to comply with state public-
ation procedures rested on a vague memory that the state
statutes required three publications for adoption of city
subdivision regulations. On rereading the statutes (Article 23
of Chapter 31) it becomes clear that:
1. Section 31-23-112 gives cities authority to re-
view subdivisions within the city limits and for three
miles 'outside the city limits with reference to control
to implement a major street plan adopted by the city.
2. It is only in order to effectuate an adopted
street plan outside its corporate limits that a city
must (a) prepare and make available its subdivision
regulations in pamphlet form, or (b) in the alternative,
publish the regulations in three editions.
We do not have an adopted street plan and do not assert
jurisdiction over county SUbdivisions within three (3) miles
of the City limits. In addition, we do make the regulations
available through the Building Inspector's Office.
Consequently, I think we can go ahead and pUblish pur-
suant to our Charter provisions and ignore these statutory
requirements.
SS/pk
~\
~
RECOMMENDATIONS TO ASPEN CITY COUNCIL
1. Adoption of Subdivision Regulations
2. Adoption of interim land dedication requirements for a period
of 60 days.
3. Interim Land Dedication Requirements
- Retain the concept of requirements based on population.
Retain 6% dedication in Office and Commercial Uses.
Change .005 acre per person to .0025 acre per person.
All new and existing proposals which are condominiumized
are subject to the .0025 acre per person rule.
All new and existing duplex thru four-plex proposals not
condominiumized (ie. rentals) are exempt from the .0025 acre
per person dedication.
4. Interim status to be for 60 days during which the Planning Office
and the Planning and Zoning Commission will review in depth and
make recommendation. If no recommendation is forthcoming within
60 days, original subdivision regulation land dedication requirements
goes into effect automatically.
1"""\
^
REVISIONS, ADDITIONS, AND
CORRECTIONS FOR SUBDIVISION REGULATIONS
ORDINANCE 22 ~ 1975
Page
3 Insert new paragraph after paragraph (d): "Drive,yay.
That portion of the sidewalk area 'which is improved,
designed, or ordinarily used for vehicular access to
property abutting the street."
3 Insert new paragraph after paragraph (h): "Paved or Paving.
The term shall include any asphalt concrete, seal and
chip, concrete or similar impervious wearing surface."
3 Delete paragraph (k).
3 Paragraph (1): delete "public"
4 Insert new paragraph after paragraph (m): "Sidewalk.
That portion of the sidewalk area which is paved with an
all-weather surfacing for use by pedestrians.
4 Paragraph (n) should read: "Sidewalk Area. That portion
of a street between the curb line, or the lateral line of
a roadway, and the adjacent property line intended for the
use of pedestrians and inCluding the terms border area,
parkway, park strip, planting strip, or like designations."
4 Paragraph (0), second line should read: "including
roadway and sidewalk area, being"
5 Paragraphs (4) through (10) should be numbered (3) through (9).
5 Paragraph (r): delete "public".
'6 Paragraph (c) second line: "no" should be "nor"
16 Paragraph (f) fourth line: should be (10%).
17 Paragraph (i) should read: "Location, size, and type of
existing vegetation and other natural landscaping features
and the proposed limits of any excavation or regrading. Also
the accurate location of trees with a trunk diameter of six
(6) inches or more measured four and a half (4%) feet
above the ground and an indication of which trees are
proposed to be removed. Where large groves are to remain
undisturbed, single trees need not be located."
1
Paragraph (m) should read: "Site data tabulation listing
acreage of land to be subdivided; number, type and typical
size of lots, structures and/or units; number of bedrooms
per dwelling unit; ground cove~age of proposed structures
and improvements including parking areas, streets, "
sidewalks and open space acreage and the amount of this
applicable to Section 20-18 (a)."
Paragraph (a) fourth line: after "Section 20-15" add
"along with the fee required by Section 20-20."
Paragraph (g): add "The Colorado Coordinate System may
be used."
23. Paragraph (5) should read: "Any subdivision agreements
,as required.by Section 20-16."
26 Paragraph (3) should read: "The subdivider shall guarantee
by a maintenance bond or other suitable means the repair
of any existing improvements damaged during the construction
of new improvements."
26 Paragraph (f) should read: "Agreement for Delayed
Construction of Required Improvements. When the City
Council deems the construction of a required improvement
untimely due to existing conditions or future plans,
the subdivider shall. . ."
27 Section 20-17 should read: "Design Standards.
The following design standards are adopted as minimum
standards for all subdivisions; provided, that where it
can be shown that strict compliance with these standards
would result in adverse site conditions because of unusual
topography, size or shape of the property, existing vegetation,
or other exceptional situation or condition, the City
Engineer may vary, modify, or waive certain standards. Any
such variance, modification, 'or waiver shall not weaken the
intent or purpose of these standards, be detrimental to the
public welfare or injurious to other property in the area
in which the SUbject property is situated."
Page
17
19
22
~
.-..,
2
1"""\.
"""
Page
31. Paragraph (2) should be paragraph (20).
31 Paragraph (24) first sentence should read: "One street
tree of three (3) inch caliper for deCiduous trees,
measured at the top of the baIlor root system, or
minimum of six (6) foot height for conifers, shall
be provided. .
"
31 Paragraph (24) last sentence should read: "For all
other districts within the City, trees, foliage, and
landscaping shall be provided in accordance with the
adopted street landscaping plan for the City of Aspen."
33 Paragraph (5): "drive" should be "driveway".
33
& Paragraph (d) should read:
34
Survey Monuments
(1) The external boundaries of all subdivisions, blocks,
and lots shall be monumented on the ground by reasonably
permanent monuments solidly embedded in the ground. These
monuments shall be set not more than fourteen hundred reet
apart along any straight boundary line, at all angle points,
and.at the beginning, end, and points of change of
direction or change of radius of any curved boundaries.
(2) All monuments shall be set in accordance with the
provisions of C. R. S. 1973 38~5l-10l unless otherwise
provided for in this chapter.
(3) Range points and boxes meeting City specifications
shall be set on the centerline of the street right-of-way
unless designated otherwise.
34 Paragraph "(3) Utilities" should be "(e) Utilities"
34 Paragraph (2) under utilities: add phrase "unless the
length of the line is less than 200 feet, in which case the
minimum size shall be six (6) inch.
35 Section 20-18 should read:
35A
358
"
3
I""">
,'-'
Section 20-18 Public Dedications and Easements
(a) All land submitted for subdivisiori approval
shall be subject to the following land dedication or
cash payment in lieu thereof for the purpose of pro-
viding parks, school playgrounds,
active recreation
facilities and similar public use open spaces.
(1) The subdivider shall dedicate to the
City for public use,purposes land in the ration of
five (5) acres for everyone thousand (1,000) residents
of the proposed subdivision, i.e., the number of res-
idents multiplied by five thousandths (0.005) of an
acre per resident. The number of residents shall be
calculated on the following basis;
Type of
Dwelling Unit
Number of
Residents/Dwelling unit
Studio
1 Bedroom
1.0
1.3
2 Bedroom
2.7
3 Bedroom
4.0
Single Family or Duplex
4.0
(2) At the option of the City, the subdivider
shall in lieu of such conveyance make a cash payment in
an amount equal to the current market value of the
undeveloped land required for dedication by sub-
paragraph (1). Undeveloped shall mean without
buildings or structures, but shall include other
improvements or utilities if installed prior to subdivision.
(3) In the case of commercial development, the
subdivider shall make a cash payment in an amount equal
to six percent (6%) of the current market value of the
undeveloped land.
(4) In the case of mixed residential and commercial
development the open space dedication for the residential
uses shall be determined as in subparagraph (1) and the
open space dedication for the commercial uses shall be
determined as in subparagraph (3) using as the undeveloped
4
1"""\
.,-.."
land area the total land area less the minimum land
area Fequired for the proposed dwelling units.
(5) In the event a.cash payment is to be made
and the City and the subdivider fail to agree on the
current market value of the land, such value shall be
fix~d and established by a qualified appraiser
acceptable to both ~arties.
(6) The proceeds of such payments shall be
. deposited in a separate City account and shall be used
only for the acquisition of land for park and active
recreation purposes and for improvement of such public
use open space.
(7) ,If the area required for such public uses
exceeds the amount hereinabove required for the subdivider's
contribution, the lands needed in addition to such re-
quired contributions. shall be reserved, for purchase by
the City of Aspen for not more than five (5) years from
the date of approval of the subdivision.
(b) .Whenever a proposed subdivision embraces any part
of an existing or planned street or transit alignment
designated on an adopted plan, it shall be the responsibility
of the subdivider to cause the right-of-way required by
such plan to be platted and dedicated to the public.
(c) Whenever a tract to be subdivided includes any
part of a bikeway, bridle path, cross country ski trail
or hiking trail designated on the Aspen Trail System Plan,
the' subdivider shall plat and grant public easements in
compliance with the plan. These easements shall be in
addition to, and shall not be included in, the computation
of.the public open space dedication required by, sub-section (a)
above.
(d) Whenever a tract to be subdivided includes any
part of an existing or planned public utility ,or drainage
system designated on an adopted plan, the subdivider shall
plat and grant public easements in compliance with the plan.
.
5
Page
36
38
,"""',
,~\
Paragraph (a) fourth line: after "chapter" insert "
other than the design standards in Section 20-17,"
Paragraph (c): delete "Section 20-19 (a) and"
6
~
..
,-"
,-,
fe.......,~4.:,,../. ~;~'-~;>~~.. C~.<~
??<'7~ d' 0 - /'7 ( L'-j
I. Section 20-2 - states purposes of subdivision revie~
1. First series of purposes are technical and represent the
historical and traditionally accepted rationales for subdivision
review - PURPOSES
a. To encourage well planned subdivision by setting
standards for subdivision design and improvements.
b. To improve land records and survey monuments by
establishing standards for surveys, plans and plats.
c.
To in sure that adequate utilities and access
.:b.s- /t; h.
.' "r....__
supplied.
d. To safeguard the interests of the public and the sub-
divider and provide consumer protection for the purchaser.
2. LATER, in the law of subdivision development, a new area of
concern evidenced itself, and THE IMPACT of a development became
the subject of review - these objectives are recited also in
Section 20-2 where the intents and purposes of the regulation
include
a. To assist the orderly, efficient and integrated development
of the City of Aspen.
b. To insure the proper distribution of population
and coordinate the need for public services with
governmental improvement programs.
c. To acquire desirable public areas.
II. The definition of subdivision has expanded over the years to show
lots for purposes of development.
b. Later, condominiumization was included, the implication
being that ownership (rather than rental) of units results
in different demands on the community.
c. Finally, apartments and other multi-family structures
(and, in Pitkin County, hotels and lodges) were included
in the definition of subdivision, because of the obvious
impacts of multi-family structures.
,
,
1"""\
I""";
What happened here is that, if 700 Hopkins Apartments had not condominium-
ized, they would have enjoyed a type of nonconforming status and been requir-
ed to pay no fees, but by condominiumizing
a. There was presumed a change from rental to ownership
status, and an assumption that residents require more
governmental services, including parks.
h. 700 Hopkins lost the non-conforming status of the
apartment house, and they, to enjoy the benefits of sub-
division approval, are asked to contribute to the park
fund.
III. The theory of loosing the immunity of a non-conforming status on the
owner's election
to improve his property or enjoy a privilege afforded
hy the law is not new .""e>,c -<=o0'.<>7/-".c..
f)l' /, <'"s/-
a. Those who wish to alter or repair an old building ex-
1\
ceeding 50% of the value of the building, in order to
/,;;>WI-
have a building permit issue for the renovation, bring
/\
the entire structure into conformance with the building
code as if new.
b. Those structures which are non-conforming or house
non-conforming uses according to the zoning code, must be
brought into conformance with the zoning if
(1) They are abandoned for a year or more.
(2) They are substantially damaged or totally
destroyed and not rebuilt within two years.
IV. There is no caselaw directly addressing itself to the question of
whether subdivision dedication requirements are properly imposed on
the condominiumization of existing buildings.
a. However, none of the state or local regulations specifically
exclude conversions.
b. .1\nd, it has been historically the practice to impose
them.
V. Bruce argues that the Courts will not support the imposition of this
fee because cases have said either (1) that a subdivider can be assessed
-2-
"
"
.
,-,
r",
only those costs specifically at~ibutable to his subdivision
//;."'-7 X//,1'/V'h) 0.1/"" Y
activity, or (2) at a ~Hrimum, he must be asked to assume the costs
/I
to a community created by the introduction of ~ residents into the
area. Let me summarize what specific action has been taken by the
Courts on the question of the validity of specification dedication
requirements:
a. Two states, Oregon and Connecticut, have taken the
"I),,(!.'
position that a cash dedication requirement was invalid
c.o~)S
because the land purchased with dedication fees were not
earmarked for the direct and exclusive benefit of
the subdivision residents.
b. The states of California, Kansas, Montana, New York,
Rhode Island and Wisconsin have generally approved the
Do
cash-in-lieu-of-land requirements and dTd not require
that the park areas purchased with dedication fees be
used exclusively by the subdivision residents.
c. There are no Colorado cases on the subject, and no
cases at all on the question as to whether dedication
fees are illegal because applied to a conversion of an
existing occupied building.
T/i;S
d. The closest we have come to a discussion of tbe issue
is in a 1971 California Supreme Court case of Associated
Home Builder v. Walnut Creek, in which the Court discussed
the validity of a subdivision dedication requirement
exactly like ours and said that it is not necessary, in order
to impose the requirement, to show that the particular
~ /It)I)/'r/(},vdL /~,el<:.. />'$-....)'S"
subdivision creates the need for 'bl,e ded-ication. The
Court said that the dedication requirements can be justified
on the basis of a general public need for recreational
facilities: "Manifestly, governmental entities have
the responsibility to provide park and recreation land
to accommodate human expansion despite the inexorable
. decrease in open space available to fulfill such need."
-3-
1"""\
r,
VI. 700 Hopkins Apartments seems to argue that the assessment of the
fee, without corresponding direct cost to the City by reason of
e, /.r",-:.~
the conversion, is potentially unfair 'or illegal. They have no
authority for this; and I do not think that it patently unfair.
It is a cost of their development business.
VII. Bruce cites the Stroud case for the proposition that any fees
imposed must directly benefit those assessed. I disagree with Bruce's
prediction on how the Supreme Court would view our requirement because:
in 1961 in Western Heights v. City of Fort Collins, the Supreme Court
upheld a PIF fee (used for general maintenance, upgrading and
enlargement of the City's water plant) even though the fee was not
assessed to cover costs directly attributable to new service
supplied. The Court approved the approach used by the City of
imposing a connection fee constituting a contribution to the
overall maintenance and development of the City's water system.
There is a parallel here to the park dedication requirement.
VIII. ',Ie must look, also, at the specific type of review this appeal is
brought under. Section 20-19 (b) permits you to review and determine
(when there is a question) whether the proposed activity is within
the definition of subdivision.
/A:0?''''; /O?A..,
a. This was designed to deal with those land related
11
0/$ .t.~ 1..,/,,~t->.fUt'h.
activities that are so minor as to not be within the
^
scope of the defin,ition of a subdivision of land
rj ,z 'T'-''-
,J')i--',AlPt..'J<:i.S C)/'"
S?/JihVlJON
KEL:"t-'~Arlo:v
e.g. minor boundaryadjustments.
b. Condominiumization is specifically defined as a sub-
division in Section 20-3; it would be difficult to ex-
t>;/s /i!Tlv/r v /.?,y //H<"-1:/'-<-< 't-1r '0tV'
clude 4e by interpretation.
c. 700 Hopkins has gone through full subdivision review; recorde
a plat and executed an agreement - if they wanted to
challenge the application of the definition of subdivision
to their proposed condominiumization, they should have
applied under this Section 20-19(b) two years ago - I
think that they have waived any argument that their
-4-
"
.,.--...
1"""\
r\
condominiumization was not a subdivision.
/9L ,5' ""
d. (F'inallv if you look at their subdivision agreement you
will see that it addressed itself to other areas of concern
IX.
Finally,
(e.g. sidewalk and street improvements) other than merely
the payment of a dedication fee. so O?7&eK.- Of]J""~{'-'''-J ()," CON1/',
.70 "'''/t< ".JI}Olb'J"J."';,1 /'!' -;"c" ,<.t'v,/~ u'
. . ,Dr ~-t71 d ,p",.. '?/E.::.r:
I th1nk an element of contract law should be d~scussed at this .
point
a. As part of., its subdivision agreement and in consideration
for subdivision approval, 700 Hopkins agreed to pay the City
the fee it has been paid.
b. Since that time (1) the plat has been recorded, (2) one-half
the units sold, and (3) the landowner and subdivider have
enjoyed the financial benefits of subdivision approval and
condominium sales - it is very unlikely that we can reverse
these effects.
c. Prior to final approval the subdivider knew the exact
amount of the fee and at all times knew that payment of the
fee would be required.
d. Basic contract law principles tells us that a landowner
d......).~or
may- Challenge the subdivision fee requirements after he
has received the benefit of his bargain; and the Colorado
Supreme Court so held in Colorado Springs v. Kitty Hawk.
;;
-1.
I
"-:<<:j1)--?'~~.&;':,_. A, ~;;' )
'. /' \.~'u.-v~-~. .~ ~~c,c ,{.'_/~(.
'~/o1"C~~-v'~~"?-?-, /~..;ZJ-:?-iP?'2e.e.
Sandra M. Stuller
Pebruary 23, 1976
,k ,4/",.e. '7/"/",,,.
./I. .dz-~-/'c;~ ~" ":?''?'~/-:v ,,:',u
v," -:r'''''--~''''--''?--
.5'c/P7<t- Or ~
A/9/;.t.-O '.i;J,-,.,-?.f
./il /J...... /:9" ..:;"7-~-'P
~e::> .t?~e.'~''::'~ "':?
~-~-..'- ?J
;{;;;:) ~A"";-~;"':":;)..?~!''>-
/-'UZ<"''"'''"'
. .
lfl
r-
'"
.....
-
.....
.....
.<::
U
l-l
III
:8
CIl
Z
~ 0
H
H ~
E-I
6 ...:i
~
H CJ
0 ...:i
[iI ~
0 CJ
[iI ~
;iJ H
P. ~
CIl
Z ~
[iI ~
p.
0 0
CJ
.--.
.
..
..
C
0
'';
.jJ
III
..-l
::l
0..
0
0..
'0
C r- lfl M "" M r- ,,:1"" lfl
III . . . . . . ~I~ .
\D '<I' .... co M \D '" co '" co co co co co co
- ~ N \D N co N ..-l ..-l N co "" N.-l
III Cl
S .-l ,
0 0..
0 ::l \D co N \D '<I',N N \D N \D N \D N \D
l-l 0 .-l "" N \D .-l N \D .-l M
'0
Cl co \D "" lfl M r- N "" lfl
l!l . . . . .' . . . .
M N M "" .-l co '" co "" "" co co co co M '" co
- .-l M .-l "" .-l .-l .-l co "" .-l .-l
Cl
U
III ,
0.. "" co "" .-l M N \D N \D .-l M N \D N \D
(I) CIl N .-l M N \D ..-l M
C M co M '"
Cl . . . .
0.. . M \D ,'" \D M \D I '" co ""
0 S N lfl N r- N ..-l N N
l-l
'0 '0
Cl .0
l-l "" N '" r- "" N N \D "
''; M .-l "" ..-l lfl .-l
::l
tl' co '" .-l "" '" "" .-l '"
Cl . . . . . . I .
p:; . r- "" r- '" r- co '" co r-
S N \D N co N .-l N N
- l-l
III '0
.jJ .0
''; ""CO M \D r- "" M \D
C N Nio:::t' M \D .-l
~
';1'"' "" lfl r- \D \D lfl r-
0"> . . . . . .
C . NM N .-l N lfl M \D N
''; S N'lfl N r- N .-l N N
.-l l-l
.-l '0
Cl .0
~ .-l .-l lfl lfl N N lfl lfl
0 .-l "" "" lfl lfl .-l ..-l I
Cl r- \D co 'I co r-
.-l . . . I . " , .
.0 .-l N .-l '" .-l lfl ..-l \D , .-l
III 0 N lfl N \D N .-l N N
~ '';
0 '0
..-l ::l
.-l .jJ N N '" '" lfl lfl \D \D
~ CIl lfl lfl \D \D ..-l .-l
I ,
Cl
0"> ~
III 4-l ~ ~
.. Cl, <Il 4-l 4-l
l-l III III
ClU 0
..-l~ 0 0 0
.0 co ""0 r-o co 0 0 N
III Cl 0 '" "" - 00 MO r- \D "" lfl
Cl.jJ N lfl Mlfl N - .-l - N r- :8\D.-l
lIl',; . . ..-l .", . \D . . I I I
::>CIl .-l .-l o~ o~ o~ lfl N p:;p:;p:;
. I I I
~ C
"'; 0 Cl Cl Cl
'0 "'; U U U
.0 . . . III III rrJ III
s:: ::l III III lIl",; 0..0..0..
OCll 0 0 o ~ CIlCllCll
III '0 '0 '00
llll-l 0, 0 s:: C C l-l 0 0 C s:: C
Cl 0 ::> ::> 0 0 o 0.. ::> ~ Cl Cl Cl
P:;4-l P. P. CJ CJ CJ.jJ p. P. 0..0..0..
000
"- "- "- "- "- "-0 "- "-
.jJ. .-l 4-l4-l4-l
cO"> 000
Cl s:: .-l
l-l,,; "" "" "" "".-l lfl lfl ()J ()J ()J
l-l C , ~ ~ "" \D ~ res .-l ..-l tr>tr>tr>
.~
::l 0 I I I ~ I E I I III III III
CJN p,; P:; p,; p';C/l P,; P,; .jJ.w.jJ
C C C
()J ()J ()J
U U U
.jJ " III l-l l-ll-l
C ()J .w ()J ()J ()J
()J H ,,; 0 P<P<P<
S ()J H H l-l > >'l ()J
o...w ::l ..-l ()J ()J ()J
O'N (fJ (fJ 0.. " >< '"0 tr>tr>tr>
..-lCll rrJ III <Il i!> .w C rrJ III oJ
()J ..-l ..-l ~ '"0 ''; ,10 l-l ~ ~ H
~ .-l .-l >< Co CJ C QJ 0J ()J ()J
()J ,,; 'N m .c: m 0 >- >>
Q > > >'l C/l N t3 :~ ~~n:
.jJ
~ m'';
. I""""! c.
S ssso..::l
o 000::l0">
o oOO'OC
.... $4 $.-I H ~ 'r-!
0''0 '0 '0'0 l-l.-l
"'; ()J ()J ()J ()J O.-l
'0.00.0.0.0 ()J
::l",; "" "
4JM'O.-lNMCIl'O
tIl"-::l"-"-"-"- C
"-4-l.jJ(fJ(fJ<Il<ll 0
.....lIllllCCCC <Il
III "-0000 l-l
OCtIl(fJ<Il<ll ()J
OM 0 l-ll-ll-ll-l 0..
O\OtIl()J()J()J()J "-
o -l-l 0.. 0.. 0..0.. U
"'M Q) CO
r-t A.Mr---OO
b"lS..-l..-lN""""
CO
"'; 0
lIll-l
::l'O
()JC
'0.00
llJ
l-lN'O
::l"-()J
b"l4-l tIl
''; III rrJ
4-l ". .0
o
lIlO <Il
.jJ..-l',;
..-t -
CN C
::l 0
.....r-!
O">S.jJ
COrrJ
'.-\ 0 l-l
..-ll-lllJ
..-l'O C
llJ ()J Cl
~.o t!l
'0
..-lC
llJ"-O
..-l4-l..-\
.o<Il4J
rrJ rrJ
~O..-l '
o lfl ::l
..-IN 0..
r1. ...0
~..-lP<
.-!
N
CIl
[iI
E-I
o
Z
><
.w
'.-\
<Il
C
llJ
'0
k
o
4-l
'0
0)
<Il
::l
0)
b"l
rrJ
llJ
k
U
~
.-!
rrJ
.jJ
o
8
<Il ,
rrJ
'0
()J ()J
U .jJ
rrJ 0) rrJ
0...jJ l-l
CIl'.-\ 0)
CIl C
C ()J
()JCl t!l
o....-l
0.0 C
rrJ 0
'O()J '.-\
()J <Il .jJ
l-l~ rrJ
'.-\ ..-l
::l4-l ::l
tl'0 0..
0) 0
P:; d-,o P<
<Il
.jJ
'.-\
C
~
g'
'.-\
..-l <Il
..-l0) S
0)'0 0
:3 0 0
QCJ l-l
'0
0) ~ ()J
..-l ()J l!l
.oZ
III 4-1
~ H 0
o ()J
.....-Irci
..-l C 0
-<::> Z
..
.. ..
lfl
o
o
o
x
s::
o
'.-\
.jJ
rrJ
..-l
::l
0..
o
p.
"
Cl
b"l
rrJ
Cl
k
U
~
llJ
U
rrJ
0..
CIl
C
()J
0..
o
M