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HomeMy WebLinkAbout1981-02-09 // TO 'ra`N uil` ii -L iliG " LAi� IviNG - i-SOAkD Date Time : 7 * 30 P . M . Present : Chairman D . Hardie , Be Briggs , S . Cleveland , L . Hirvonen , : T . Kick , H. . Ley , L . Monta6ue Absent : V . Miller Guest : T . Niederkorn , Planning Consultant .:: I � Develo went PolicyReview,, To Niederkorn started tiie meetinE; by ha.v :inb the members present ge .over the revised draft of the Development Policy acid the permitted uses in tiie Zoning; Ordinance . The • policy and then the proposals will follow as in the original plan , lie noted that basic . land development controls are :solid justifications for going ahead with N the proposed plan . He had received a ' letter from the . State saying that they do not know of any case law raying that this is . 'either . positive or negative in terins of isolated zoning . The State ' feels that it is acceptable with a document to justify it . D . Hardie an On # 2 , Development Intensity - I thought that . we : should include the Lakeview area , north of Peruville Road , the Myers area . T '. Niederkorn - That will be alri(,ht . ` H. • Ley . Once you ' re past Lakeview , it ' s a rural area . L . Montmue - would that include Fiddler ' s Green `? Do Hardie - Yes . ° . ' L . Mon ague - There ' s always a possibility of future development . f . D . Hardie - You mean to continue it right; up 34 -B? H . Ley Beckwith ' s place . . . D . Hardie - Talked with . John Thompson about his place . lie worked on the original plan . . He felt it was " the only thin to do with g P y g that beautiful section . We could go up to , at least the Flynns ' . They- certainly would be interested . : T . Niederkorn - The next road up would be Ross ? _ We talked about going . all the way out .to Cayuga County . Do Hardie - Politically speaking , you ' re taking; in two . of" the Howells properties , Bud and Charlie Howell . -Le Hirvonen - One of the things that we talked about was- ;making .the . la e.. shore a .. separate area to study . When we went over ... the Planned Use Regulations we didn ' t consider tiie lake shore ' as -low or medium because it has different needs , but as a different study . To - Niederkora : Opportunities are .. becoming more limited . We ''' could revise the 'Zoning Ordinance and extend it - further north if' you: felt farms were suitable . R . Brigge Even if you go to Ross Road , you ' ll hit Howells . S . Cleveland - What ' s the . significance of the iiowells in this ? R . Briggs - Anti - zoning . . li rvonen - I ' m not (3ure if Lhiu is the way it was done , but some - one said to me that wheii `l' riphaiumer was zoned tiie comriitt.ee. that worked on it here haz, . only taken the zoning to Asbury Road and some of the neighbors further north on Triphammer who thought that they would like to be included were questioned . Would : that be an idea for us to use ? If the hoard set a line , could we avoid hassles by polling the people and finding out what they want , how far we could take it without cau " ing a furor ? R . Briggs - Take what ' s there and try to add to it later on . L . D . Hardie - Have you ever done aiiything like this , Tom? T Niederkorn - No problem . The biLLer the area the more you can justify it . You will need a public hearing . H . " Ley - Do you mean to canvas them? L . Hirvonen - No . A Public hearint once a plan has been proposed . - 111 - . Development Policy Review - continued . T . Niederkorn - Pick out the Lakeview area , no longer rural , people want zoning . � ; . L . Hirvonen - I ' m concerned about the area that we outlined in the Myers area . D . Hardie - Too much ? L . Hirvonen - I ' m worried about the people on Wildcrness Road , they might not want it . D . Hardie - Mcifillans and Gardiners , I know , they may not be opposed to it . L . Montague - Page 2 , are we making statements about utilities . So Cleveland - I ' m concerned .about agriculture . Agricultural areas in northern part . of the Town are riot affected , is there one ag district ? D . Hardie - Yes , it ' s part of a larger ag district . . Takes in a tre - menduous part of tale Town . When you compare the ag district to total Tows - it ' s a large portion of the Town . T . Kick - I have a comment on utilities , the realistic way of look P . ing at it with regard to water and sewers . We stipulate the size of the lots . ( 2001x2001 ) and in affect you are saying that you are keeping the . population to a minimum so the land can absorb P . the wastes . But you create a monster with the cost . What comae first ? Swollow the cost - reduce the size of the lotscan ' t . break the circle , put the house on the side somehow so you can sell a lot to build on , don ' t know the solution . We ' ll never . have water or sewers unless we have a larger tax baseto spread it out . Every year the cost will go higher . L . Monta�,ue - That ' s what I question about " ultimately provided . " D Hardie - Continue . to read it , " . . . where major growth activity is �\ expect ed or desired . " That does limit it . T . Kick - The cost is unbelievable . In affect it ' s adding another school tax bill plus the cost of water plus the cost from the road to your house . You can ' t sell that . S Cleveland - That was the projection six x months ago ? To - Kick - Now it ' s even higher . T . Niederkorn - I suppose one thing you could do is make . • larger lot sizee , possibly three acres ; ! iiiiimum , big enough to subdivide . . You . could divide it into t ' iree lots . Build your house in the middle so as ' not to straddle future lot lines . When. .sewers come , subdivide and ' Nell off two lots . Would that be feasible ? T . Kick - My example with the . school tax is based .on the assessed valuation . If you go . by frontage , the farmers will get zapped . 'D . 'Hardie Horky would have to sell off lots , no choice . T . Niederkorn The only place where you are going to get . sewers ~ in he next wenty years is probably going to be an extension of the Village system . T . Kick - The biggest problem that we have in the whole Town is Lud - . �owville . It ' s the furthest point i' rom the plant . T . Niederkorn - Do you think that will be a problem ? T . Kick I ear that raw sewage is being; dumped into the creek right now . T . Niederkorn - We must look to Ludlowville and the surrounding area . It has the largest base to su ,,, port it . That ' s within . striking distance of the plant . `.' L . Hirvonen - That ' s one area we . left out . . , T . Kick - - Getting into the water thing , the Lakeview area has the worse problem with water in the Town and once again it is the furthest point from Bolton . H . Le - Ludlowville has both problems . T . Kick - Our area is way down in water , we ' re getting sulpheru. D . Hardie - The first sentence is fine . Development Policy Review - continued . T . . h iederkorn - Wording; is okay . I added " . . . or where sewage disposal is already a problem . ® S . Cleveland ' - Change one word , " . . . . . these vital services may ultimately . . . . . " We have to face the reality of inflation , the energy crisis , the expanding; tax burden way alter the growth patterns . H . Lev - I don ' t think budiowviiie is the point for sewers . L . Monta ue - I agree . T . Nie erkorn - I quarrel witii tie word , " may " . You ' ll get no growth without utilities . It seems to iue that you will have to say that these vital services will Have to be provided - ix order to have inajor growth in the area . S . Cleveland - Okay . But there is a reverse Migration 'trend right now due to the energy crisis , cost of commuting . . . . .. T . Niederkorn What . we ' re really tr,y ink; to do here is to develop some justification for iaiid use or development . . Cannot support it without sewers . h o sewers - no density . ;:simple . , By adding that other tiring , " . . . . . wiiere sewage problems already exist . " If there is a, health problem they will have to do something about it . When we bet to land use for hudlowville , what about a disposal plant there ? It ' s not zoned . 1. T . Kick - My personal opinion is to ; %ut a plant there , sewer and water . It ' s the lowest part of the Town from a Gravity point . . Let it flow down . T . Niederkorn - I ' ll make a Dote of it . T . Kick - Economics say to do it . Don ' t know what they ' ll say . L . Hirvonen - If Myers doesn ' t bet a fishing wharf , maybe we ' ll ® yet it there . Cheaper . T . Niederkorn - The last part of tle utilities paragraph reads , " . . . . the actual construction or water and sewage lines , will be related to long-range land use plans rather then engineering possibilities . " How realistic is that ? Those who need them , will want them . It ' s economics versus plaraiing . T . Kick . - What about holding tanks ? hire the Town to pump them . R . Briggs - A collection spot '? Removed on a time basis ? T . Kick Yes . S . Cleveland - How can we afford to do it ? D . Hardie - Not septic tanks , holdint-; tanks . 1 think Sid is saying we can ' t afford to do it . Raw sewage is riot good . But so far no problems . Can we afford to do something about it ? T . Kick - Look what happened to Lake Erie . Do you want that here ? D . Hardie . . I don ! t see .that same development in Ludlowville . T . Niederkorn -What about taking the first sentence out of A ? What is a realistic approach to Town land on edge of the Village ? rp Would it developif utilities were available ? Not much 'develop- n.: went down . there right now . D . Hardie - Is it partially due to the individual who owned the land ' S . Cleveland - This could chu.116e with chanLe of ownersiiip . �iardie - Across from Burdick Hill ? T . Kick - The Village doesn ' t want development there . L . Hirvonen - The Village doesn ' t want us to erlcourabe development there in the southern end of the 'Town . They refused our Zoning Ordinance after we tried to accommodate ours to theirs . , �. H_Ley - If Lymand Fish wanted to develop his square mile , ' they wouldn ' t let him do it ? ' T . Niederkorn - If tie followed their requirements they would have to let him . They don ' t want it . What about the Cayuga Heights pi Development Policy Review - continued . L . - Hirvonen - I heard they were refused . T . kick - They were refused on cost . They wanted it equitable . ®. That ' s my understatidin6 . T . Niederkorn - Do you think the Village will extend up Triphammer' T . Kick - Yes , up to a few hundred feet of the Town line . D . Hardie - Up . to CYierry Road ? T . kick - Yes . L . Hirvonen - They couldn ' t Get their funding if they didn ' t . T . kick - we are part of that district . o Niederkorn - They Have to allow it . Tiiey have low density , what about commercial - residential ? T . Kick - They are concerned that 'Triphammer will become another Elmira Road . T . Niederkorn - What does this group think ? L . hiontaa *ue - There ' s a lot for :gale on the c: oi: ner of Oakcrest . T . Nie ed rkorn - 'That ' s a very small parcel . L . Hirvonen - I don ' t think commercial will go any further . The Village won ' t allow it . A good start is the renovation of that house . H . Ley . - What are we looking at ? A few hundred families from the Morse Chain expansion coming in? T . Niederkorn Page 3 , Commercial Development of Town should be limi ed . We won ' t show strict commercial development out Triphammer' . L . Hirvonen - I . a6ree , w1iole strip should be one gone . Personally , 1. kinking about the Horvath Drive people , maybe medium density , can it be medium density next to Village low density ? D . Hardie - We could do it with low density , iUIaybe this one first . T . Niederkorn You all agree with ff 79 IVo problems ? T . Kick - You are aware that the Village is trying to deemphasize Triphammer and make Warren Road the main route for traffic ? They want to widen - Warren Road . T . Niederkorn - Is that what you want ? Hillcrest will bet heavier with traffic .. L . Montague - It is now . S . Cleveland When Morse Chain comer in the traffic will really increase . D . Hardie - You can conclude that some new people from Norse Chaim will move into . Lansing . . S . Cleveland - When that plant is completed it will be a . ood time to sell . Realtors are tryinb to list pro erty now . h . Hirvonen - I ' d like to ask a question on #16 . You use the words . . . . by use of an official map showing present and future road $ , " The Town hoard has to go over this . Will they . accept it ? Also , . . . . a continuinb , five year program for maintenance -arid improve - ment will be established . " Is that a proposal ? T . Niederkorn ° - Makes en : ie to me . 14y inclitiaL .i. on i : i to suggest it to them , that they bring it up , argue it , present it to the people , budget it . We will suggest that this will be the policy . D . Hardie - 5nould the word , " should " instead of " wile " be used ? T . Niederkorn - Maybe we could make it all in the present . Do Hardie - We want leadersiiip in planning . That ' s what this is all about . L . : Hirvonen - Look at rtq - Natural Resources . You combined some of the thirds from tree old plan . Look into section C ( # 10 ) . We hashed this over before . Tile 'Town does not want any new financial responsibilities with parks . We took it out . T . Niederkorn - No cash value ? - 4 - Development Policy Review - continued . L . Vionta ;ue - 'That ' ; right . T . Niederkorn - That ' s too bad . li the Town took the cash value they could maintain the parks . L . Hirvonen The Town felt it was a hardship , prevented developme: T . Niederkorn Well , then let ' s eliminate it . L . Hirvonen 10 -A , " The Town has assumed initiative in developing parks and open spaces and intends to continue with this effort as new opportunities . arise . " As need arises might be better . T . Niederkorn - Okay . R . Briggs - The Town has the first right of refusal on the railroa4 lands . It was turned down flat . They weren ' t interested . S . Cleveland - It would be better on the tax rolls . D . Hardie - Let ' s look at the pre6ent Town Park , lots of different situations . Park idea would be More acceptable and necessary , I see your point 'Tom . Take the cash . If population increases the Town might think parks were a necessity . T . Niederkorn - The developers pass the cost onto the buyers any - way . Would establish a precedent . Could be put back in . Anythin;' else ? Kick - , Do you like #12 Lorne ? ( Energy Conservation ) ' L . Montague - Certainly . We ( NYSE&- G ) have been doing it for the past few years . T . Kick - Speak for Lansing , is it true ? 1 don ' t believe it . The Town has not been doing it , that nuclear plant , ' the - Town didn ' t fight for it . . R . Briggs - Basically , their strongest position was that they didn ' t oppose it . T . Kick - The Town did not fight for it . • D . Hardie - They encouraged it , but they didn ' t fight for it . L . Hirvonen - " . . . . . development of potential energy resources which might. exist and will modify land use controls . . . . " I don ' t understand your use of " will modify land use controls. " T . Niederkorn Only thing, to make sense now is simply , requiring his in rear and side yards modify - ' soften restrictions oa . height requirements . Solar , windmills . Do it soft . The Board of Appeals could pass a variance for solar heat . S . Cleveland - A question are we seeing an increase in tne . number of towns _paa3ing regulations on tree • cuttine, ? This "is not heavily forested land . As inc . eases in wood demand come , there is a 30A projected increase in woodcutting . D_. Hardie - Do you mean the use of wood as a fuel ? L .L . Montague - It ' ll be higher then ti. at . S . Cleveland We need wood lot mana6ement . There have been three cases in the state right now where absentee land owners return tc their land after a year or so and rind it clear cut . Are there any reeulation ,n) for enforcing,.; tiiio ? We niu ::jt be realistic to provide Luidazice with har-. voutin�, of wood . T . Niederkorn - Could be included . Very interesting tiiought . Under Natural Resources , S . Cleveland - The Town recognizes the value of its natural resource T . Niederkorn - We can add a new paragraph . S . Clevela.nd - This is important for the future . Upwards of 1 , 000 acres 'in Allegany County have been clear cut . In terms of visual effect , erosion , the DEC is concerned . Chippers go in , blow the trees right out , draw it away in trucks for Particle board . How do we deal with that ? o Niederkorn - It might be dil icult to control in this Town , for he land owner not to clear cut . Development Policy Review - continued . S . Cleveland . - It could happen right here , Very important . L . Hirvonen - You took out the section on drainage ways . ; Would that ® be relevant ? Is there a definite hazard , an erosion problem in gorges ? T . Niederkorn - I put it in under Parks a.iid Development , D . Hardie - I thought you were going; to say something in #12 , Sid I bout gas drilling . S . Cleveland - There is a known reservoir in the Town . In 1943 they rilled here . D . Hardie - With the decontrol of gas , it would make it . more . valuable . A well might be drilled in such a position we might consider it to be commercial development in a residential area . So Cleveland - In terms of noise , air pollution , a rotary drill , it . could be . trenenduous . D . Hardie - But , still , we should ei. courage T . Niederkorn - A limit should be set , unless some residizal ,' to owner . S . Cleve land - Big question in Chautauqua CoW.nty right now . Big problem there . L . _ T•7onta -=ue - Whole area has the problem , Erie , Wyoming , Counties . . : :Tom Todd ( Davis Road ) has been approached . De Hardie - There is i . o doubt that there is gas here. Another mange we might see due to the energy crunch . S . Cleveland - What about the building of future transmission lines through the area? L'". Montague - Not since the plant won ' t be built here . Have full capacity now . T . Neederkorn We could add #15 , Environmental Assessment . We should add that the Town is concerned with environmental assessmen- • impact . Areas all over not zoned . S . Cleveland - Do we have any designated wet lands in the Town? T . Niederkorn - A few . Did you get into zoning? II . Review of Low Density Chan es Ly Hirvonen - es . Not many changes . D . Hardie - You should have a set of our minutes , give you an idea of what we are doing . ( C . E . Montague will send last two minutes of the meetings to T . Niederkorn . ) T2 Niederkorn - When you change things from rural to low density , all he things .wouid apply . Do you reel uses were . appropriate ? D . Hardie - We said , let ' s go to low density residential "and 'see how i fi s this area we were, looking at . We have four things to ask yc L Hirvonen A neighbor of mine has a greenhouse and a small gardening business , Is that - under crop farming? It ' s a small thing , she ' s - . not licensed , but she sells . Do Hardie - I question crop farming . I said crop farming is large machinery . R . Briggs - I object to crop farwink; in low den,_iity . L . Hirvonen - I look at this from my small area and that is , one reason why I want to change that main area on Triphammer . It should go residential .. There are areas like Myers and Ludlowville , : people will object because they have a little of this and a little of that , can ' t be rural . D . Hardie - You are saying that medium density would allow . them to v more res rictio T . edericorn - ow WKIT be more restrictive . R . Briggs - I agree , L . Hirvonen - I don ' t know how to differentiate between them . R . Briggs - Figure it . this way , the wore dense the populatiola , the more services they will need , snore tliint s are permitted . Review of Low Density Changes - continued . S . Cleveland - Is John Hicks in an ag district ? D . Hardie - Yes . No problems there . Now allowed in low but allowed in age T . Niederkorn - We could put in a definition on crop farming . L . Montague - Commercial farming ? L . Hirvonen - Not unless licensed . L . Montague - To me , it means tons of vegetables all at one time . L . Hirvonen - Might . 1 see commercial gardeiiln?._j; being sometl , img big , li e McGuire ' s , _ licensed . ' D . Hardie - Let ' s restrict crop farming from low density .. Next one - accessory buildings and road side stands - residential area - can ' t see it . T . Niederkorn - In a Medium or low density . You nave road side stands right now . L . Hirvonen - Ivoi ►u ; tal ; ton t �.i .rri i a blind eye towards thew , a seasonal thing . R . Briggs - Maybe there . - should be a time period to it , have to take down the signs . . . . ' so Cleveland - Temporary or seasonal thing - change . T . Niederkorg - Will make a note of it , it ' s seasonal . ` L . Hirvonen - We wanted to add a new one for mobile and one for modular homes . . ` Re Briggs Two new categories , two different ones . D . Hardie - My thought was to change it to rural , slash out the L . T . Niederkorn - Wiiy not call them dwellings ? Will change them ix definition sectiom . L . Hirvonen - We want you to make up the definition . R . Briggs - four people came up with four different ideas on what ® the definition said . D . Hardie - What ' s cluster housing? T . . Niederkorg - Cluster housing is a technique. whereby you can reduce the minimum lot size , for instance one hundred units on one hundred acres , as long as the residual . land is set up for community use by the landowners . It ' s pertly an answer to make lot sizes smaller , cluster homes together , use rest of it for sewers , recreation . D . Hardie - Home occupations ? L . M ague - . Our . question was , when does it become not a home occupation ? When a. barber adds a chair or two to his basement operation , does that make it no longer a hove occupation? T . Niederkorn - This definition doesn ' t seem to say that you can '. t limit the number of people working; there . Could be hard to enfo : L . Hirvonen - We added asteriks on C special permits . . Briggs - So you could have control of it . D . Hardie - Keep it commercial , not cluttered with home businesses . Brigi s - Homes should not be allowed in commercial . T . Niederkorn - But you do already have them there . S . Cleveland - You ' ll . see those increasing . D . Hardie - Cabin or cottaee ? L . Hirvonen - No problem , we decided to treat then, differently . D . Hardie - We are concerned with seasonal storage , the abuse of it T . Niederkorn - That is a prouleffi to control . Perhaps a special . condition applied to. one or two only . I ' ll redesign it. . Special permits needed . T . Kick - I think it ' s perfectly okay , if enclosed like Cima ' s . D . Hardie - Maybe if some people complained about this being put im , we should leave it out ? T . Niederkorn - L M H C only ? D . Hardie - Rural okay . L . Hirvonen - Take a drive down 34 -B , it can look pretty shoddy Review of Low Density Changes - coatinued . D . Hardie 601 . 34 -- define the definition of studio . T . Niederkorn - Any thoughts ? You want to rinow what it is - sounds like an artist . or a Musician to me . D . Hardie - TV and radio transmission towers . There is a problem with ham operators , private transmitters . T . Niederkorn - We could possible control the height of the towers R . Briggs - They come through your home appliances . T . Niederkorn - Not a zoning matter . Can control the height of tr towers only . Retail sales , will that be allowed 601 . 36 ? L . Hirvonen Med iun density areas need services . To Nie er orn - Shouldn ' t be in . If Triphammer is medium , retail would go along with it . R . Bri6ks - Tiie southern area of Lansing - corifine them there . T . . Niederkorn - Make it a commercial district . None there at all . D . Hardie - What doe, want riot in there witn regard to low densit T . Niederkorn - Why just low density `? D . Hardie - I thought we should take one category at a : time . T . Niederkorn - Applicable elsewhere , all of the uses in all of, th districts. . Should establish a commercial district They all require special permits almost . Some might not be appropriate anymore - L . lvi ontague_ - Gas utilities not needed an asterisk . D . Hardie - We should go a step further Tom . Give us , an' assignmen for our next meeting . T . Niederkorn - Take it use by use , number by number , . make notes with your questions, mobile home versus modular home . L . Hirvonen - Would you like me to read the definitions that you sent to us ? T . Niederkorn - Yes . Please see enclosure of letter from T . Niederkorn to DIo Hardie giving the definitions . lII . Re ©rganiza.tion for 1981 MOTION : S . Cleveland made the :notion that the reorganization be postponed until the March 16 , 1y)dl meeting . Seconded by. T . Kick , carried unanimously . IV . . . Minutes from previous meetings November 24 , 1980 - 0 lieveiand moved to accept the minutes . L . Montague seconded , carried unanimously . December 8 , 1980 - page 1 . D . iardie - We do have guide lines . There . ( sp . correc ion - They . ) Page 4 . L . ivlontaEue - Ten years ago ' there. were. It no modular homes . As tar as Norm Stanton is concerned ` a mobile home. and a single family . dwelling are two different things . ( Delete . ) S . Cleveland moved to accept the cainutes ` as, correete R . briggs seconded , curried unanimously . January 12 , 19Fs1 - unaPl� roved - no quorum pre (, ent . January 26 , 1981 - unapproved - no quorum prec3ent . V . Franklin Drive The people from Franklin Drive spoke to T . 1iederkorn about tonih ® meeting . D . Hardie told b . Bush that we were working on their pro �- sect and felt we were doinL a good job . B . 13ush said they might turn it over to the Town Board if we weren ' t 6oin6 to do , something . about it . D . Hardie felt that the Town Board looked tows for suggestions . L . Hirvonen asked if we had been Liven su�gestione about changes they wanted . D . Hardie felt that all they wanted to Franklin Drive - continued . do was strike out mobile homes . D . Hardie suggested to them to form a citizen ' s committee not just for their road but for getting other people involved . No motion was made . T . Niederkorn - They asked for a copy of the letter that I sent o you with the definitions . I didn ' t see any reason for D . � $� eth ,tdu ' re being employed by the Planning Board and if they want your rielp they should hire you . T . Niederkorn - I felt we were working on schedule and told them that . There were many changes we were discussing . Why don ' t you send it to them? L . Hirvonen - I ' ll make a copy . H . Ley - Are the people still so upset there '? No one would dare to put a mobile home in . T . Niederkorm . - Yes . T . Kick - I saw Pete Welles and asked him how come he didn ' t come along with iris neibhbors . lie said he has been awfully ; busy . I told him I couldn ' t possibly speak for the Board , but .that they should have gone after Horvath . Get someone who did something wrong . They waited too long . Next . Ne.eting March 110 1981 - please note change of day to Wednesday . _ T . Niederkorn will be present . Other Meetings - Public hearing on rishinL pier proposal at Ayers Park , February 10 , 1981 Adjourned : 10 : 00 P . M . ceAl - y _ IIIIIIII.1 IIIIIIIIIfIIIfIfIIIIIII IF II IFitINF%it % MI 0 I I I IIfIIIli Y7 IIIf. III I 4 IIIIIIIIIIfII II .......... IIIIIIIF IItIIIIIIIL tIItIId IIIIIINI IIfIII4 IfIIII16 IIIIIIIIitIIIIItO'N PW IitiIyf�11 IIIIfIIIIIIf IIIII IIIIV.- I I IIId- IItII IJLR F M VJr. 4 I NA ;p ly II I I I - I I I P. 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