Loading...
10/12/98 LCEC AgP Page 1 of 1 CITY OF SHOREWOOD 5755 COUNTRY CLUB ROAD • LAND CONSERVATION MEETING CONFERENCE ROOM MONDAY, OCTOBER 12, 1998 7:00 A.M. AGENDA 1. A. Roll Call Riesen V Svoboda ✓ Bruno V B . Review Agenda 2. APPROVAL OF MINUTES Land Conservation Committee Meeting Minutes for September 28, 1998 (Att.-#2 draft) 3 . REVIEW DRAFT 4. ADJOURNMENT • by staff or an organization set up by the City. Mr. Nielsen • wondered if it were necessary, if a nonprofit organization would be able to bring suit against a landowner. He added that it would be easy for staff to monitor easements if it only requires a site inspection once a year. Ms Callies said that if someone is clearing brush on their land it is not ro going to be easy to notice it. Mr. Nielsen responded by saying that landowners would be responsible to repair any damage they cause. Administrator Hurm brought up that a post ad hoc committee group may tackle these issues. Mr. Svoboda offered that perhaps the current Committee could follow up on implementation in 12-18 months, and that the Committee would not meet every other week. Mr. Bruno asked Ms Hahn to look into public funding of easement monitoring. Mr. Svoboda suggested that the LCMR might have funding for monitoring. Mr. Bruno said that soliciting donations of money from private people to raise funds for monitoring. 4. COMMITTEE REPORT Ms Hahn will send the Committee all of the sections of the Committee Report that have been drafted. Administrator Hurm suggested that the Committee go through the report outline item by item at the next meeting. He said that it is important to discuss everything before the report is written. Mr. Nielsen asked if Committee has discussed all options. For example, loaning money to neighborhood groups and outright purchase. Administrator Hurm suggested that those options be put on the next Committee meeting agenda. Mr. Nielsen asked if we have the City Attorney's legal opinion on the City loaning neighborhood groups money. 5. LANDOWNER REGISTRY PROGRAM The Committee discussed the benefits of a landowner registry to get people interested in land conservation. Mr. Bruno suggested that it would be a good intermediate step in the conservation process. Examples of people who have protected their land might generate more support and interest. 6. TAX WORKSHOP Mr. Bruno mentioned the workshop on tax strategies for land conservation, November 20 in Roseville. William Huton is the speaker at the workshop and the author of a book on conservation law. Mr. Bruno suggested that if Mr. Huton • lives in the Twin Cities perhaps he could speak to the Committee. page 3 Land Conservation Committee Report Pa'e iii DRAFT 10/698 EXECUTIVE SUMMARY • LIST OF TABLES 1 INTRODUCTION 1.1 COMMITTEE PURPOSE 1.2 SCOPE AND METHODOLOGY 1.2.1 Summary of Committee meetings LZ2 Parameters used in analysis 1.3 REPORT LIMITATIONS 2 INVENTORY OF LAND WITH DEVELOPMENT POTENTIAL 3 EVALUATION OF LAND PROTECTION OPTIONS AND RECOMMENDATIONS- 3.1 PRIVA'TELAND CONSERVATION 3.1.1 Donations of conservation easements, restricted titles, and unrestricted titles 3.1.2 Registry program 3 2 ASSIST RESIDENTS' PURCHASE OF LAND FOR SET ASIDE THROUGH SPECIAL ASSESSME rr PROCEDURES ~ .3.3 SPECIAL PROGRAMS AND DESIGNATIONS 3.3.1 Transfer of development rights program 3.3.2 Purchase of development rights program:~ . 3.4 ASSIST A NON-PROFIT LAND CONSERVATION GROUP TO BECOME ESTABLISHED OR USE AN EXISTING NON-PROFIT ORGANIZATION TO BE RESPONSIBLE FOR ACQUISITION, CONTROL AND MAINTENANCE OF ~J LAND SET-ASIDE : S OUTRIGHT PURCHASE ✓ A3. REGULATORY CONTROLS •k 3.6.1 Zoning.' • 3.6.2 Cluster Design . s, 4 DEVELOPING A LAND CONSERVATION PROGRAM .1 GOVERNANCL/ADMIMSTRATION................... J . 4.1.2 Park and Planning Commissions' role S P ~ 4.1.2 Citizen input 4.2 PROGRAM VISION, GOAL, AND OBJECTIVES 4.3 PROMOTIONAL AND EDUCATIONAL AC'IIVIT IES 4.4 SITE SELECTION 4.5 ACTION PLAN AND TIMELINE (4.6 BUDGET!FINANCING) 5 CONCLUSION 6 APPENDICES APPENDIX. INFORMATION SOURCES APPENDIX . MAP OF UNDERDEVELOPED PARCELS IN SHOREWOOD APPENDIX . SUN64ARY DATA TABLES APPENDIX APPENDIX . CRrTERIA FOR PRIORITIZING VACANT UNDERDEVELOPED PARCELS APPENDIX . CRITERIA USED TO PRIORTnZE OCCUPIED UNDERDEVELOPED PARCELS APPENDIX. A SIMPLE EXAMPLE OF THE INCOME TAX BENEFITS OF A LAND OR CONSERVATION EASEMENT DONATION* APPENDIX . RESOURCES/PUBLICATIONS • Land Conservation Committee Report Page 23 DRAFT 10/7198 proposed easement agreement must meet a list of locally defined criteria. PDI programs frequently focus on one resource, i.e., protecting water resources or agricultural land. The administering government contacts landowners who have a resource that is important to the community. In 1997, the Minnesota Legislature modified municipalitys' permitted land use control to allow PDR programs (Altmann 1997, Green Corridor Project 1998). PDR Programs have been funded by bond referenda or special tax assessments (Altmann 1997). Financing of a PDR program could also come from general funds, real-estate transfer taxes, or grants from state and federal programs (Green Corridor Project 1998). The Green Corridor Project (1998) listed five ways that local governments can pay landowners: one lump sum, installment payments with interest, bargain • sale (landowner donates what the government cannot afford and takes an income tax deduction), and like kind exchanges for other property. The fifth payment option is "securitized installment purchase agreements" and is described as follows: ...[T]he easement contract operates like a municipal bond. The landowner receives tax-exempt interest payments each year -over the life of the contract with principal paid at the end of the contract. The landowner defers capital gains until the principal is paid and he or she sells the contract like a bond. Some principal may be paid at settlement with the remainder paid at the end of the contract. (Green Corridor Project 1998, page 70) The administration of a PDR program involves an advisory board that reviews applications and finds parcels that are of interest. Elected: officials and landowners usually sit on advisory boards. "Protecting Your Community's Natural Resources: A Land Protection Toolbox • for Local Government" outlines nine staff responsibilities associated with PDR Land Conservation Committee Repoli Page 30 DRAFT 1017M • 3.5 Outright purchase Committee Findings This section describes the administration and funding of open space acquisition by local governments. A "fee simple acquisition", or outright purchase, gives local government control of property. As a landowner local governments can control propertys' future use. Minnesota Statute 415.01 establishes the authority of Minnesota cities to acquire land for public purposes. Nonprofit land conservation organizations can help local governments with acquisition. For instance, the City of Maplewood used the Land Conservation Bank to handle its acquisition transactions. If a landowner does not want to deal with a government agency a private organization can negotiate and acquire property. The private organization would subsequently sell the property to the local government. In situations where there is immediate threat of development a nonprofit organization can raise money to acquire the land quickly and later sell it to a local government once the local government has the funds. If a seller is willing, a local government can arrange a payment schedule that is fitting to its resources. Payment can be in the form of a lump sum or installment payments. Transactions other than a straight forward cash exchange include bargain sales, in which the landowner donates part of the land, and exchanges for other property tax-free. The expense of outright purchase can be out of the reach of city resources. The Scenic and Natural Areas Grant Program, administered by the Minnesota Department of Natural Resources, provides local governments with matching • Land Conservation Committee Report Page 34 DRAFT 10/7/98 Eagan Eagan's Open Space Taskforce recommended that a special election be held for a referendum before regular elections. Its reason was that if there was only one issue on the ballot the referendum would attract more public interest. The City Council discarded the recommendation because it would have cost approximately $30,000. Sixty-eight percent of Eagan voters rejected an open space bond referendum. In a St. Paul Pioneer Press article, Tom Egan, Eagan Mayor, thought that the rmeasure failed because the acquisition program objectives were not clearly communicated. In the article the Mayor was quoted as saying: , It appears the voters want us to be more precise rather than to make a selection out of 20 [parcels]. We have to decide if the price was too high. And it may have been that people were concerned whether there would be a future referendum to develop these sites once we acquire them. Maybe it will be better to put the whole package on the table in one bond referendum. For taxpayers, the referendum would have meant additional property taxes of $17 per year for 15 years on a $120,000 home. Eden Prairie Eden Prairie's open space referendum was initiated by the Eden Prairie Land Trust and the city's Parks Department when a proposed development was approved by the council on a parcel with high quality Big Woods. Citizens petitioned the city council to stop the 40-acre maple-basswood forest from being developed. In response, a 13 member Natural Resource Study Committee, appointed by the City Council, inventoried and mapped the remaining parcels with development potential in the city. Eden Prairie hired a consulting firm to evaluate and rank the rarity of the natural communities on the most important sites. • Land Conservation Committee Report Page 38 DRAFT 10/7198 • As land is tax forfeited the City should, as a matter of policy, consider it for • purchase. • The City should develop a positive working relationship with landowners who are considering selling their land to be certain that the best payment method, for both parties, is chosen. • Land acquisition would be a good alternative if the reason residents do not want the City to spend public funds for open space protection, i.e., conservation easement purchase, is because there is no public access to the land. • The City should form partnerships with non-profit private land conservation organizations, e.g., The Minnesota Land Trust and the Nature Conservancy, to accommodate landowners who would prefer to negotiate with a non-profit private organization. • Land acquisition should be a part of a well thought out, long term land protection program. If land is acquired in an unplanned manner there may be future political and fiscal difficulty. The vision and objectives of the program should be clearly defined. • The land protection program should identify funding sources, staffing responsibilities, and long-term land management. • If a referendum is required, an educational campaign is necessary so that voters are well aware of the issues involved. Voters should have a • clear understanding that their taxes might go up and that not every open space parcel in every neighborhood will be purchased. • A combination of funding mechanisms may be the best solution to financing issues. • 00 • 0 \0 0) S40Z o W L~ 2 t-, to O O N ~M Oj ° en N ;o zaguunN lepua;od o in m N o 0 o °o o °o o °o a) CD C) o °o °o ° U o , i anleA la3I Lei Pa;euupsg N tri m 0 Lo o Lo oo CCo 00 00 ~ ~ a:)eds uado;sazeau o; nu L ands uado;sa.ueau o; iw c,•p < X xaed so ease lexu'4eu o;;uamlpe dla;elpauuuuj X X X X C~ 4- C uo1 .pas O ZA W aards uado X X X X X X ;uaueuuad ':)zlgnd ON r-~ C N o w U ° O O ° U Q) p O O ~1 d T W C? (n ~-r SumoZ < r r r r7 r Q r. th Q " ra P4 04 r' , rti U r 04 Cco cV J s;fin lepuapisag;uaz)elpd d+ ;0 o ~r \e d cn a~ N Cz Alampaucuq jo .uaquunN U cz m 0 co (s)adA4JaAOD Q) Ts ~ ~ zs •ci 3 T3 z~ o ~ •d ~3 ~ b ° ~ -d 3 ~ v y d a D v v d t~ a v d° a~ 0 0J Q; "C ee 'S? C "C ^O 'C 'C ce b b tv t3 3 eo 'C 'C 'C to O S3,~ O O e0 o o O O O i O O co O O It a v D O d O O O W O O v O O v O cis 3~3 3 33~ 3 333 333 3~3 3 ~3on a> 00 d+ r- to N r- en N N N m SadJ~1 O N - di ~ N e C~ h N O O Lo N oll C, r„i C~ ~D ~C ~D t1) i.f') t.f) eta d'+ Cn ('n (~I fJ C • O U z d'+ r-i 00 L~ ~ O r-+ l.C) N Co Lr) ~10 N r~ 00 c-1 > ccz r- ON M co N d+ N d+ ri a0 Lc) c*~ co d1 > O a 00 m s4oZ ~ r ~M r 0) • \ ;O zagu[nN jeT}Ua;Od m Q N N N N N $ N ° \O e" O N O f anjeA }a)jzeW pa;eunls3 ands uado;saieau o} nu I aaeds uado;samau o; tui S•© < X X X X X X X X X xaed zo eam jezn;eu 04 4uaae[pe Aja;etpaunul X X X X X C uoj.Was 0 Z/I ur ands uado X X X X X X X X ;uaumuzad 13jjgnd oN 4-4 C N "a, c Q a ti 3 a O 0 y R y d 0 W Of w O aa) w c co Cn to C1) U) Cn U) U) Cn Cn Cn m a- 2UIIIOZ TUy < ra u cz J s3yut1 C jepuapisalj;uaaejpd 00 r er ch Lo -,t N cr cn Lrn LO 00 m N Ln cn U ~ija;etpainuil jo zagumN cz d C oe1i m cn O m v~ O O G. O. ~ O, ~ ao (s)adA;zaeoJ ° v o v v v v O 0! O O O O y O O O p O O p ttf O 3 3 ~ 3w~ 3 3 3 3 3~ 33~ c!+ d~ O m co t+n L~ ~f+ N C7, 00 00 sa.Dv V' ef+ eM r+ e- - O GO CD n n cn en c n N fV [V fV fV (V (V fV CV '--i ~-i r-i r-i r-i r-i r-i r-+ O O Z OC) tf) cfJ M LO da O~ Lf') ON Cl~ cn N 2 LP) r.( r-a Lo O\ cn N I'D 00 %1D aN LO 0', N r 0 L co rn r, rn s40-I O 3o IaqucnN Tepua;od o anleti;aIJeW pa}eucpsg aJeds uado }saleau o; iuc I < aJeds X X X uado;saleau o; cut X X X X X X X S'0 < xled Io eale Ieln;eu X o;;uaJe[pe'iia;eipaucuci cz uo pas X p Z/L ui aJeds uado X X X X X X X X X X X X Q juaueuclad 'JITgnd oN C n n n N• v a .G .C ar v O Ia y> m m S1. h u40 0 w p LY v0 6 "p ' LS w u O w 0 ^l tp h ~ W U cn Cn U] Cn Cn < cn d d U suiuo d Q d Q Q r r-+ C cz J WWI Iei;uapisau;uamf V Ln cr, .p t N ,r N N N LO -~M cn 00 00 M cr> Lf) U-) Lf) LO (15 Ala;eipaucuci 3o IaqucnN U (z 0 r. r. 0 'C V ~C(s)adA4Iano, 3 3 c Q) b -cs -c ~ 3 3 -c 3 ~ Ts ~ 3 ~ 3 'o -o ~ a, d 0 v "o Ts 'o ^C 'Y "0 ;a 7~ 75 ^C 'C 'C "0 'C -C "0 "C o 0 0 o 0 0 0 ct m 0tt 0 0 o m m (z - 0 0 3~ 3 3 3 3 aw 3~ 3 3 3~~~ 3 30 ACS eri M N N N N N N N N N r-( SaIJ~7 ON O, O\ O\ O\ O~ 0, o, a\ D, d, o, a, a, C` d\ O~ a` O\ O1 O C O O C C O C O G O O O O o C G O O O C C U O co z r-+ C', m n Oo -d+ ~ "o n N n 00 UN 00 ON o rl~ di to > r-+ r-+ M ~o eV d+ c-1 r+ N 00 00 00 e-+ N di 00 •i •y0 Q co 0) • , rn sa07 0 0 r r r 0 e- N r r- T- * N - O H o xa n a o 3 qutN leuu 0 0 0 anleA 4a)l'rW PaWMRsq ands uado;saxeau o} nu j < aaeds uado;saxeau o; nu S•p X X X X X X X X X X X X axed xo eaxe Iexn;eu X o;;uaae[pe AIa;ecpaunul X X X C~ uoCD ~as O Z{L ui ands uado X X X X X n- ;uaueuuad'atlgnd ON O nv 3 ~ vnC. a; r.+ O O R Ri G1 xai140 o v ° v cO fy. w O o O v . •v N 0 0 y p O O O v w 0 Lo N O O N 0 c co U) m to U) Cf1 Cn Cn Cn Cn M U) Q U o ¢ U d Sulu U U C J s~~fl feuuapTSag }ua:)efp r d+ M m Lo U-) co er co v r+ d+ eM d+ .o N rr cz Ala;etpaunul;o xaquinN U „'O y SS, 'C n. bo G R d eC w (s)ad~S.jxano, ~ v o y v a ~ o ,0 v o d v y (Z 0 0 O. S~ 0 3 0~ 0 0 0 N N o 0 m 0 0 0 0 O 0 O E 3 3 3 3 3 3 3 n er m er m o rn~ Ln oo ~ saxa~ OR o Oo 0o OR Oo 07 n t~ .c ~c .o Ln If) 0 Cl 0 0 0 0 0 0 0 0 0 o c o c o 6 c U • O > Z m~.o t" tt+ t~ N oo o o00 N m m > Lr) o Q co o rn a S40 w ;o iagtunN ispua;od r r r r ° °o o • T K x ~ anlrA 4a3l'PW PaVulT493 ands uado;samau o; Itu T. aJeds uado;saxeau o; Itu g•p < X X X xvd so eaze iem;ru o;;uaJeipe Siapipaututl X X C[$ C U01 O Z/j ui aauds uado X ;uauruuad 'Jtignd oN C E _O zaii40 co v o c0 0 CL) 0) M < U U U U U duiuoZ d Q U a~ 0) cz _ C>c cz S3 !un C Irpuapisag;uaJPipV Ln ~r .o N .D dy ~ Ln -o O cz Xia;elpauiuil p iaquinN U (1 b ~ o v ro v (s)adf4zanoJ v o v o v v v o d w -1Z V 0 0 0 0(v o o> ° Q)t Ln " O O t~ W .D .D .o N O D, n d\ O O O ch SaSJ~I d+ c? di d cM d cq cn r rn r- cn O C C C C O G G O 00 e-i C • O 0 Q cn m "tt N CC) cl~ > cz a .i O CL • a ca v aci d E E o 0 ¢ o Z E = m w (D o - a d m a C C M C m _ m a N .p a7 ,C U m a m m~ C m cm N co l6 Q O p N W V p V m U CU > C E0La ` m m `p C= ca c w in _ > > 3 3 a ) co q > c C ~Y LY a) Ez m E E m m m co cc W am C) 0 O y m aai m a) :3 E> :3 E> s ca m m o E y E L 'w > c a) c c c c .G 2 c r C c a-' w n a-' c n c as x ° m o 3 co co a~ Co x 'a x 3 co fA U E a w E2 U U U ~ m U~ m o a 3 a o £ ro ~ o Cl) O C N m C x > O' > n C m 0 O ° a d a s s c m a3 m E CU m Co c EDw am U'a c rn a) I ~ a N ai ap m m m a' d o aci v ° co CJ a CL c cc O U C m a a O m w N h m m C .D W o a~ c0 co c o a ~a m _m Y R = m cm 3 o ca m cca i6 m Co C > ° ° E c E 3 c m m° x0 m U p o a m ca a m m c`o > c a a o m 0 0 a q m y N m y• E o g E L H ¢ °v c > J c c q o a 5 > C ,a o 3 m co 0 3 m c qm CD o~° J m m M U 0 N U 0 J O Q m m CO m = ca O E CD = co 0 la O CL ID 0. 0. co 0 (D M a) m E X' L L y m 0 to y m x N C C O m .a C15 0 uj ` ` q _ C C C_ d U m (a G q= m L a N m m m O m c m m m L Q a E N m L a) = m ca p L m q C C U C O1 q i E x 2 a ns C x 2 a c6 C _O =x CL C U cp6 O o x r° . E CL z 2 o v F 'o m cm co =o co v o, a c 3 H a v ~ m ~ m ~ c c c c CO .0 Wo T C a co E w L ca C m C m m m co L co E m co r c m m m U 7 .L.., N N m C L d O N (aa ca Oa) a) . O _m C cu a) (D ca > a) 0 .0 c a o m N 0 o, a' m m a m m z- ca c N - r m c.U c 0mc y o c o a y co U 2 o o CO aci - io, v CO r E o U co t y L N c £ m an d Y m c° o° d O Q m a7 C U m a W rn r m C O co ai O c> c m a c a g m W v a? ° (ti N p c a m N m C C co m N to a) O m a m fa t6 L a m p 7 m > m 8 q C D O L UO m h t-C6 N .m a' rn a Y o a E m o c a > m a c a m N m ca M U) U co ¢ M o.4 m y U° L) U E Mn U > Q C O C m _G aa) m E m C .C E C m g C W O > 4) ° m U o to CD 4) = co M 3 a>' aqi ° m > m (D o • N O c p > O co n to m p A? o c o U m O a co e = s m° `c a U c a c m O E Z m 'C a7 m U m c C m L 0 rn •v) mEm r!2 E co mE LMm m o~ c m c yL °L m N N > m. Uwc ° Q .21 Q IL d CG W u CO CO W O D co m • o a a aci aci E E E U O 2 O T m D m c m a ai ns c 0 c m C a d N CO CO co c~ m E m O m m cCp m e C O C a m d 'V N m m C 3 0 E U r E cmi co U C c E a= t C m ° ° o ° U U ccl c n Co c m 3 c m 3 c CCD 0 O ° c_ m C mp 3 3 N N y 00 0 C 4 d C o 7 a 3 y is O N C m C Q i CO o f O E E d, E a c o d m ° E C m a ° U c O E E m -6 a: o f 6 o °(D c `o °c = o r E `m ° to a c o a) N C D1 t ° 01 d W om m CO N m N m m a E CD C m c_ o C c E£ ~a o N a' w¢> O a 3 D a° a 3 D a` co 0 U U 3 m cco n. ai 0 m Y C') R a~ a m m °c c o m m co 7 m a N i t c a~ m o N m m N m 3 U o N O y m 9 0 w v m ° a rn ' m c' `o E aci c io U m d O m C m O C N N C m O L.. N N d m m m m F' O m U m U T w m C p > m m a O m N N CL C m d x c> = co E 3 a `o U m 3 c co 0 c c m S O m m m a a t m a° m o T J 4 0 C Y m 0 m 0 :03 - a, y N Q l4 m C6 Q a O m T = a cc cc -V 0 C ID CJ m co cc cO 'a 0 d a E n o E o ° c c m c o a o m m c` a w N Q m U w to C a C= m m N U c C N W ca m ° m N 7 m C dm~ E 3 m'Ea Y O m rn a m o o cn 7 x N> '°O 0 0 X' Q. m U = 0 0 o N o a E m E a c m c d x 7i m p ca o f 3 N 0 m m rn m N 3 U O N a C a L C T p E :o ca - m O U N N m m a of N C m co NO_ o f x y CO c= c c a`> ;ro c a 3 c c m° m c Y a U o co M m o m E m O d N m e o cc 'm o E 0:3 0. m e > o Q 3 I- m o 2 p a w -i m -i C m U a.0 o Q E Co c Q o E E U E E C c c 0 (D cc CD a) "E -0 ca E -0 U L co _ O = T C O• N N O O a`Nj N .3 N c-C6 N m 2 a O "T c p .p c N E L co cz x w 0 cu c r- (D IL > d m N ° U Q N O T Q m E d C N m C m m£ N m 'p ca N E m m E m a Z c o x O U C d C n. C y 0 m ca w a o 0 U o o m N 2 0 $ ° p a o m a= w e N a= c m C > C V C C m m m m m m m O C 30 c- C p c Y c c 3 - 3 3 a E o 3= o f t o rn 3 c°o E co co o m c (Na C13 ami Co cm 0 aa) m c -E c z, > CL c m 0 n c Q m J a J m a J a 7 ca U a a L Q N N E a 7+ O T m m U C C E N cc y m g c m 7 N 7 C ca ' O O' m d O N m m ca a> m d p r a C a • r` C C C m C O N 00 O p •3 m p U A o U E O E M CO C U c LL N t m r Z o c W " E > T c m m m CL) ' E W E w ti > c c m 2 N Oa m c c c c C C x C m m c d cep co ca U¢ ii C3Qa < Ow am 0 o 0 ~ co m m • o a c a E E E U O Z (D fJ cc a U m L E N N M 0. 7 m U N m co U a C C) CL L m (D UO . l`4 N E O C y d ! m n a O m m a o p G c a~ aci m o w E m° a cc 0 c ado m Cp N~°c> a ctl > C) U > 0 L fco„1 m cm E V > > O L .2 0 2 N C N m 0 ~ Rf O (A O a n o c° x U N T~ d d co x a E c c co c o a ~ N °D Y 2 d m U C C p a co CU w c`na a N 2 vyi w° 7 7 m N a co 0 a m N m cca m t 0 U E ami d or m o cco ° CCU m co c z m m N a J G. V C Op Cl) a 0 m go V, c cl) N 0 :3 Z F V U m m m L N c W L 0_ = N a 3 ° CL 01 to a o a p rn 3 ° cu 'e c w E 0 m ai 0 i > a y O Cr o O a y c CO d a ED :N m cQ~a Z. N Q C Ci cr c m tpII6 v a a V N O Q C U a o c 2 C? o CL m c m o m 7 C> N N v, o i m 1 - 3= v N C c a o r- W d C C L > 0 0) C7 m cu CL ~Q 2 ¢o° U V)E LL 3: 23gaai J p , Im co co C C 7 ma) U O Q ~'a Uc 0) ° Comm G C m S3 - U m ° a° E O v~ (D E c m > co a o o c= 7 N O m d C 'C a o p C co m C O D to O Q N d m r N E L p d •y p C L O ap m p c > a m e °.a as m y E NQ=~ C c a 47 m 0 ° M o a) C O C N x cc w E o o d cN-p v o N m m m o L y L o N a o m m a a C c 3 a 3 a ° a U x a y x c in c m o O` Q p O C lz C w O c TJ O o U N (O N N Q O -0 N p U A O y O) y C CD a .O 0) O U d> Q C L a m ca m_ N O L C C o- m 2 U m°> ED m (U .0 F- m U) s a f0 a m - 3 a m m m 05 m ca C c 5u E co Q O N > d U C> j C p O° m f6 d E m O d y N n z o _ x N Q O U co 2 Q F- O N d F- Q m a m o 0 o d Q y m C U l`4 d p p C O m 0 L Z 0 (j) O U) CL 0 U a