Ice Harbor Urban Renewal PlanRESOLUTION 241-00
A RESOLUTION APPROVING THE AMENDED AND RESTATED URBAN RENEWAL
PLAN FOR THE ICE HARBOR URBAN RENEWAL DISTRICT.
Whereas, on May 8, 2000, the City Council of the City of Dubuque, Iowa authorized the
preparation of an Amended and Restated Urban Renewal Plan (the "Plan") for the Ice Harbor
Urban Renewal District (the "District"); and
Whereas, the City of Dubuque's primary objective in amending this Plan is to provide
opportunities for further redevelopment and reinvestment in the 4th Street Peninsula area; and
Whereas, the Long Range Planning Advisory Commission has reviewed the proposed
Plan and has found that said document is consistent with the Comprehensive Plan for the
development of the City of Dubuque as a whole and has transmitted its findings to the City
Council; and
Whereas, a consultation process has been undertaken with affected taxing entities in
accordance with Chapter 403 of the Code ofIowa with no written objections or recommended
changes to the Plan received; and
Whereas, the City Council, in accordance with Chapter 403 of the Code of Iowa, has held
a public hearing on the proposed amended and restated Plan after public notice thereof.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, lOW A:
Section 1. That the Amended and Restated Urban Renewal Plan for the Ice Harbor Urban
Renewal District, attached hereto and made reference to herein, be approved.
Section 2. That the City Clerk ofthe City of Dubuque, Iowa is hereby authorized and
directed to file a certified copy of this Resolution along with the Plan in the office of the
Dubuque County Recorder.
Passed, approved and adopted this -----5i1L day of June, 2000.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
. F:\USERS\Pmyhre\WPDOCS\UR\lce Harbor\planmemo.res.wpd
.
/
.
,
. ,
~ty-~
6708~OO
~! ~ T:.I\' ':-, ".,' ',- ':,' 'r" " -~ '" '.
", ',-'i.. , 1,,1 i..,' ''.,'','I,':i",,,,!..,u;y 0
CDJ'HY k'f'C" 'C., 0
1'-., ". ,,_ . ''''''''. 1:',<(",1\ ..,. J
D.!:.~,t CO.. IUi,;, FEES f11.
2000 JUN 15 PM 2= 53
, .... ',',..-"
_ _:.......:...-....:.::......;~:.-'iJ;.,::e:.,.'
. '.. . - .
~;.:~':.;:.~;:.>.tJ:.~X;,:-':".-__'~L. . ~"~.- ~:~'_\..,.'I.:,,~'::.<'.'.:o;:,:,,~ ,',:,,!"J.':.?" .-' '_.~':'~o;;.,';:-.-.~U:~.}",.: ,~,.:....._.,......"",...;....;'_.~...o::>',-,~l^:..J_',
,:",~',",~""';M:"""'~'~'''l'~..;.... _"01
, Prepared by: Jim Burke, Comm Dev Director
. ~ .
Address: City Hall
Telephone: 589-4393
RESOLUTION 241-00
A RESOLUTION APPROVING THE AMENDED AND RESTATED URBAN RENEWAL
PLAN FOR THE ICE HARBOR URBAN RENEWAL DISTRICT.
Whereas, on May 8, 2000, the City Council of the City of Dubuque, Iowa authorized the
preparation of an Amended and Restated Urban Renewal Plan (the "Plan") for the Ice Harbor
Urban Renewal District (the "District"); and
Whereas, the City of Dubuque's primary objective in amending this Plan is to provide
opportunities for further redevelopment and reinvestment in the 4lh Street Peninsula area; and
Whereas, the Long Range Planning Advisory Commission has reviewed the proposed
Plan and has found that said document is consistent with the Comprehensive Plan for the
development of the City of Dubuque as a whole and has transmitted its findings to the City
Council; and
Whereas, a consultation process has been undertaken with affected taxing entities in
accordance with Chapter 403 of the Code of Iowa with no written objections or recommended
changes to the Plan received; and
Whereas, the City Council, in accordance with Chapter 403 of the Code of Iowa, has held
a public hearing on the proposed amended and restated Plan after public notice thereof.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. 'That the Amended and Restated Urban Renewal Plan for the Ice Harbor Urban
Renewal District, attached hereto and made reference to herein, be approved.
Section 2. 'That the City Clerk of the City of Dubuque, Iowa is h~by authorized and
directed to file a certified copy of this Resolution along with the Plan in the office of the
Dubuque County Recorder.
Passed, approved and adopted this ....sih... day of June, 2000.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
.
, .,.
'.
.
CERTIFICATE OF CITY CLERK
STATE OF IOWA
COUNTY OF DUBUQUE
I, Jeanne F. Schneider, do hereby certify that I am the duly appointed,
qualified, and acting Clerk of the City of Dubuque, Iowa in the County
aforesaid, and as such Clerk I have in my possession or have access to the
records of the proceedings of the City Council. I do further state that the
hereto attached Resolution No. 241-00 is a correct copy of the original
Resolution No. 241-00 approved and adopted by the City Council of the City
of Dubuque, Iowa, at a session held by said Council on the 5th day of June,
2000.
In Testimony Whereof, I hereunto set my hand and official seal of the City of
Dubuque, Iowa.
. Dated at Dubuque, Iowa this 14th day of June, 2000.
/" --- --- /))
~/?.;l"'--2:--C/-7 oAe~V/</
Jeanne F. Schneider
City Clerk
City of Dubuque, Iowa
.
.
AMENDED AND RESTATED
URBAN RENEWAL PLAN
Ice Harbor
Urban Renewal District
City of Dubuque, Iowa
.
This Urban Renewal Plan provides for the development of the Ice Harbor
Urban Renewal District. It was adopted by Resolution 403-89 of the City
Council of the City of Dubuque, Iowa on December 18, 1989 and further
amended and restated by Resolution 241-00 on June 5, 2000.
Prepared by the Community and Economic Development Department.
.
June 2000
.
TABLE OF CONTENTS
I. INTRODUCTION Page 1
II. JUSTIFICATION FOR THE DESIGNATION Page 1
III. OBJECTIVES OF THE PLAN Page I
IV. DISTRICT BOUNDARIES Page 2
V. PUBLIC PURPOSE ACTIVITIES Page 3
VI. DEVELOPMENT AREA Page 3
VII. FINANCING ACTIVITIES Page 5
VIII. STATE AND LOCAL REQUIREMENTS Page 7
. IX. DURATION OF APPROVED URBAN RENEWAL PLAN Page 7
X. SEVERABILITY Page 7
XI. AMENDMENT OF APPROVED URBAN RENEWAL PLAN Page 7
XII. ATTACHMENTS Page 8
.
.
.
.
Amended and Restated
URBAN RENEWAL PLAN
Ice Harbor Urban Renewal District
City of Dubuque, Iowa
I. INTRODUCTION
This URBAN RENEWAL PLAN ("the Plan") has been prepared to provide for the redevelopment
of the Ice Harbor Urban Renewal District ("the District") and to stimulate, through public actions,
financing and commitments, private investment within the District. In order to achieve this
objective, the City of Dubuque shall undertake the urban renewal actions specified in this Plan,
pursuant to the powers granted to it under Chapter 403 of the Iowa Code, Urban Renewal Law, and
Chapter 15A of the Iowa Code.
II. JUSTIFICATION FOR THE DESIGNATION
The City Council of the City of Dubuque, Iowa has determined that the following blighting
conditions, as defmed by Chapter 403 of the Iowa Code, Urban Renewal Law, exist within the Ice
Harbor Area:
. Undeveloped and underdeveloped land;
. A preponderance of deteriorated, dilapidated and obsolete public and private improvements;
. A faulty lot layout in relation to the size, adequacy and usefulness of the lots;
. Fragmented property ownership patterns;
. A lack of public utilities;
. An inadequate street layout.
The Council declared by Resolution of Necessity No. 381-89, on November 21, 1989, and No. 195-
00 on May 8, 2000, that combined, these factors have substantially impaired and arrested the sound
growth of the City of Dubuque and of the Ice Harbor Area.
III. OBJECTIVES OF THE PLAN
The City of Dubuque believes that the designation of the Ice Harbor Area as an URBAN RENEWAL
DISTRICT will assist in the removal or improvement of these blighting elements and will enhance
the attractiveness of the area as a potential site for new and expanding residential, commercial,
recreational and educational activity.
1
.
.
.
The OBJECTIVES of the Plan are to be accomplished through the:
. Provision of attractive, property for residential, commercial, recreational and educational
development;
. Development of an adequate support system for new and expanding river-related tourism
activities;
. Creation of fmancial incentives necessary to encourage appropriate redevelopment
opportunities;
. Creation of financial incentives necessary to attract new residential, commercial, recreational
and educational concerns to the community;
. Expansion of the existing property tax base of the community;
. Enhancement of existing and construction of new infrastructure and public improvements
and facilities;
. Maximization of transportation opportunities provided by the 151161 Freeway;
. Creation and retention of permanent employment opportunities for local residents.
IV. DISTRICT BOUNDARIES
The District is located within the City of Dubuque, County of Dubuque, State of Iowa.
The District shall include two subareas:
Subarea A shall include that area generally bounded on the north by the public alley located between
the vacated Fourth Street and Third Street, on the west by the Chicago, Central and Pacific Railroad
right-of-way, on the south by East First Street and on the east by the municipal limits of the city of
Dubuque, Iowa and including any adjoining public right-of-way.
Subarea B shall include that area generally bounded on the north and west by the Chicago, Central
and Pacific Railroad right-of-way, on the south by the northerly boundary of Subarea A and on the
east by the municipal limits of the city of Dubuque (excluding Lot I Adams Co.' s 2nd Addition) and
including any adjoining public right-of-way.
The boundaries of the District are delineated on the URBAN RENEWAL DISTRICT map, attached
hereto as Attachment A.
The City of Dubuque reserves the right to modify the boundaries of the District at some future date
in accordance with Chapter 403 of the Iowa Code, Urban Renewal Law.
2
.
.
.
V. PUBLIC PURPOSE ACTIVITIES
To meet the OBJECTIVES of the Plan, the City of Dubuque is prepared to initiate and support
redevelopment through the following public purpose activities:
. Pre-development planning, including feasibility analysis and engineering;
. Installation, construction and reconstruction of streets, utilities, parking facilities, boat docks
and other public improvements, including but not limited to the Riverwalk and Harborwalk
improvements and amenities and convention facilities;
. Relocation or elimination of existing railroad spur lines;
. Closing or vacation of existing streets and public right-of-ways;
. Acquisition of property through negotiation or eminent domain;
. Demolition of existing improvements;
. Site preparation, including planning, design and engineering;
. Environmental assessment and remediation;
. Sale or lease of land for development purposes;
. Financial assistance for eligible public and private redevelopment and development efforts.
Public purposes activities shall be limited to those areas delineated on the PUBLIC ACTIVITY
AREA map, attached hereto as Attachment B.
All public purpose activities shall meet the development restrictions and limitations placed upon the
District by the Plan.
VI. DEVELOPMENT AREA
Land Use Development and Redevelopment Requirements
The intent of the ICE HARBOR DEVELOPMENT AREA is to promote the development and
redevelopment of quality residential, commercial, recreational, educational and tourism activities
in the District.
The DEVELOPMENT AREA shall include all of Subarea A and Subarea B.
Land Use
The EXISTING LAND USE map, attached hereto as Attachment C-I, identifies the existing land
uses within the Ice Harbor Development Area.
The PROPOSED LAND USE map, attached hereto as Attachment C-2, defines the proposed land
use of the Ice Harbor Development Area.
3
.
.
.
Future rezoning to allow a mix of residential, commercial, recreational and educational uses will be
proposed for the entire District.
Planning: and Desig:n Criteria
The Bulk Standards, Parking Requirements and Signage Restrictions established within the City of
Dubuque's Zoning Ordinance for applicable zoning districts shall apply to all development and
redevelopment activities. Specific design standards applicable to the Ice Harbor Development Area
may also be developed to ensure the comprehensive and compatible development of the District.
The planning criteria to be used to guide the physical development of the Ice Harbor Development
Area are those standards and guidelines contained within the City of Dubuque's Zoning Ordinance
and other applicable local, state and federal codes and ordinances. A master site plan of the Ice
Harbor Development Area may also be developed to guide public and private development
opportunities in the District.
Public Develooment Activities
The City of Dubuque is prepared to meet the OBJECTIVES of the plan and to further the
redevelopment of the Ice Harbor Development Area through the implementation of one or more of
the following:
.
Pre-development planning, including feasibility analysis and engineering;
Rezoning of the Ice Harbor Development Area;
Acquisition of property through negotiation or eminent domain;
Development and implementation of an overall plan to provide for the enhancement of
existing and proposed residential, commercial, recreational, educational and tourist facilities
and activities;
Installation, construction and reconstruction of streets, utilities, parking facilities, boat docks
and other public improvements, including but not limited to the Riverwalk and Harborwalk
improvements and amenities and convention facilities;
Relocation or elimination of existing railroad spur lines;
Closing or vacation of existing streets and right-of-ways;
Demolition and or relocation of existing private improvements and dredging;
Site preparation, including planning, design and engineering;
Environmental assessment and remediation;
Sale or lease of land for development and redevelopment purposes;
Use of tax increment financing, loans, grants and other appropriate financial tools for eligible
public and private redevelopment and development efforts.
.
.
.
.
.
.
.
.
.
.
.
Publicly held land is to be developed for viable residential, commercial, recreational and educational
uses and not sold for speculation. Developers will be selected on the basis of the quality of their
proposals, their ability to carry out such proposal, their ability to conform to this Plan and the level
of community benefit.
4
.
.
.
Eminent Domain and Relocation Reauirements
The City of Dubuque anticipates a potential need to acquire and relocate one or more existing
commercial and industrial enterprises. (See LAND ACQUISITION AREA map, attached hereto as
Attachment D.) Businesses displaced by development activities will be provided relocation
assistance in accordance with applicable provisions of Chapter 316 of the Iowa Code, Highway
Relocation Assistance Law.
There are, to the knowledge of the City of Dubuque, no residential properties currently located
within the Development Area.
VII. FINANCING ACTIVITIES
To meet the OBJECTIVES of this Plan and to encourage the development of the District and private
investment therein, the City of Dubuque is prepared to provide financial assistance to qualified
businesses through the making ofloans or grants under Chapter 15A of the Iowa Code and through
the use of tax increment financing under Chapter 403 of the Iowa Code.
Chanter l5A Loan or Grant
The City of Dubuque has determined that the making ofloans or grants of public funds to qualified
businesses is necessary to aid in the planning, undertaking and completion of urban renewal projects
authorized under this Plan within the meaning of Section 384.24(3)(q) of the Iowa Code.
Accordingly, in furtherance of the OBJECTIVES of this Plan, the City of Dubuque may determine
to issue bonds or make loans or grants, in reliance upon the authority of Section 384.24A, Section
384.24 (3)(q), Section 403.12 (general obligation bonds) or Section 403.9 (tax increment bonds), for
the purpose of making loans or grants of public funds to qualified businesses. Alternatively, the City
may determine to use available funds for the making of such loans or grants. In determining
qualifications of recipients and whether to make any such individual loans or grants, the City of
Dubuque shall consider all of the factors set forth in Section l5A.1 of the Iowa Code on a case-by-
case basis.
Tax Increment Financing
The City of Dubuque is prepared to utilize tax increment financing as a means of financing eligible
costs incurred in furtherance of this Plan. Bonds or loans or grants may be issued by the City under
the authority of Section 403.9 of the Iowa Code (tax increment bonds) or Section 384.24A, Section
384.24(3)(q) and Section 403.12 (general obligation bonds).
The City acknowledges that the use of tax increment revenues delays the ability of other local taxing
bodies to realize inunediately the direct tax benefits of new development in the District and the City,
County and School District may receive less tax revenue during the duration of this Plan than they
would have received if this Plan were not implemented. The City believes, however, that the use
5
.
.
.
of tax increment revenues to finance the public improvements and to promote private investment in
the District is necessary in the public interest to achieve the OBJECTIVES of this Plan. Without the
use of this special financing tool, new investment may not otherwise occur. [fnew development
does not take place in Dubuque, property values could stagnate.
Tax increment fmancing will provide a long-term payback in overall increased tax base for the City,
County and School District. The initial public investment required to generate new private
investment will ultimately increase the taxable value of the District well beyond its current value.
Tax increment reimbursement may be sought for, among other things, the following costs to the
extent they are incurred by the City:
.
Planning and administration of the Plan;
Pre-development planning, site planning, design and engineering;
Construction or reconstruction of public improvements, amenities and facilities within the
District;
Acquisition ofland and preparation of same for sale or lease to private developers, including
any "write down" of the sale price of the land;
Construction of buildings or facilities to be sold or leased to businesses;
Environmental assessment and remediation;
Loans or grants to qualified businesses under Chapter 15A of the Iowa Code, including debt
service payments on any bonds issued to finance such loans or grants;
Providing the local matching share for CEBA, RISE and or other local, state and federal
grants and loans.
.
.
.
.
.
.
.
Prooosed Amount ofIndebtedness
At this time, the extent of improvements and new development within the District is only generally
known. As such, the amount and duration of use of the tax increment revenues for public
improvements and/or private development can only be estimated. The actual use and amount of tax
increment revenues to be used by the City for District activities will be determined at the time
specific development is proposed.
It is anticipated that the maximum amount of indebtedness, including principal, interest and City
advances, which will qualify for tax increment revenue reimbursement during the duration of this
Plan, including acquisition, public improvements and private development assistance, will not
exceed $35,000,000.
At the time of adoption of the Plan, the City of Dubuque's current general obligation debt is
$8,095,000 (a list of obligations is found as Attachment E) and the applicable constitutional debt
limit is $103,883,600.
6
.
.
.
VIII. STATE AND LOCAL REQUIREMENTS
All provisions necessary to conform with state and local law have been complied with by the City
of Dubuque in the adoption of this Plan and its supporting documents.
IX. DURATION OF APPROVED URBAN RENEWAL PLAN
lbis Plan shall be in effect for a period of thirty (30) years from adoption or amendment of this
Amended and Restated Urban Renewal Plan or until such time that the City of Dubuque has received
full reimbursement from all incremental taxes of its advances and principal and interest payable on
all Tax Increment Financing or general obligations issued to carry out the OBJECTIVES of the
District.
X. SEVERABILITY
In the event one or more provisions contained in this Plan shall be held for any reason to be invalid,
illegal, unauthorized or unenforceable in any respect, such invalidity, illegality, unauthorization or
unenforceability shall not affect any other provision of this Plan and this Plan shall be construed and
implemented as if such provision had never been contained herein.
XI. AMENDMENT OF APPROVED URBAN RENEWAL PLAN
lbis Plan may be amended from time to time to respond to development opportunities. Any such
amendment shall be completed in accordance with Chapter 403 of the Iowa Code, Urban Renewal
Law. Any change effecting any property or contractual right can be effectuated only in accordance
with applicable state and local law.
7
.
.
.
A
B
C-l
C-2
D
E
XII. ATTACHMENTS
Urban Renewal District Map, with Subareas
Public Activity Area Map
Existing Land Use Map
Proposed Land Use Map
Land Acquisition Area Map
List of Obligations
May 22, 2000
F:\USERS\Pmyhre\WPDOCS\UR\1ce Ihrbor\iceharbor.plan.wpd
8
<(
-
l::
(J)
a. E
ca a; ..... .c:
::E u 0
" o~
u.. <- III
. - ..... ~
'-' g on
0;:: o~
- .... c
III
i5 c
o~
ca "C
IV
~ "C
:::>
(J) ~
l:: u
CJ) c
o~
II: 0
.....
c: 0
:z:
ca 8.
.c
...
=>
In
-
c
Q)
E
.r:.
0
a. a; ca
.1 '" :::
ca u.. <(
::2 0
ca 0
U'l
Q)
~
<(
>.
+--
.S:
..;=
0 0
<(
.~ 8
.0
::::l
a.
,...
,
()
-
c:
Q)
E
.t=
C- o; u
.' " n:l
t'tl LL :::
~ 0 <(
0
(]) "'
en
:J
"tJ
s:::
t'tl
...J
C> 0
s:::
:...
en 8
x
UJ
.~
I~~i'. t'tl
., .,/J.. ~:
j ",,'/ ' c C c : :::::::: ::::::.
s. '>'/.' . .
.>~/, . ' , ~ :::::: ::::::::
.\ I ,/ !:/ .. , . . e ::::::::::::.
'~i .! / ,:",':: ~ ::::::::::
=- ~~i>;~ " ., ., . : : . II: :::::::.
,'\ : . : :: CIS :::::1:'
{I\!' " . - ,~. "':::l:'~ '<> / '
1\3.,/' :'::".::. ..U:'::&:: (1)0. /
:: :!j;/:' 1:.. ':.: 1/',(: :::::: EE . .
. . . . , , . .. ~ I' I:; J: CC r-
" ....... ... II .. .. .. . . . " L-
i:'....'" ":::.;/:1::0, :j'i::'::: .::<3. ~.' ,I
[ . ')' ....... .... c: I
~...... /T, .' .' '::.::. :. f. :. _
,Ii\ . .~1'//0':/.:-1:.' 1
,\/ ~ \ 'u ::')// /~l:/:-:'" U '
'",",,-, \\'\..." .' '11 :6~! // ,:::. ,~..;::.::
.... . ~ \ I ~, . 4 ..~ I . . . ~~ 'f53'~~--
~ ~~:--., ': '0'. i/ 1~::It::. '....~~",..""/
\ \. ~ : ~ . ,'. ./l U' ~,.,
\~ !....: . ><':"_.: '.. . ->/~
~\\\~(\\) S;, (\ 0~ ~ ~ 'J~ f-JlllI/llfJ
\\\ ~\ \ . ..- /~~ /\ (" --\ \S\\~ ~ ~ 'dJl1J!1lj S /I MiD
\ . ,\ ,);'.-/ \ \.......\ ~,,\\\\ \~ .~\\\\" -
.
;;;
'0 Q)
a. m Q)
_ E In 11.
.."" Em
:2 0::> 0
u- 5l
Q) _.~
en .!!! 0
::::> E'"
",lU
"'C "C e
c: ou; g
C1l ~cr:
...J "0"0
"'C G.1:a 0
Q) .!S
en ::;:
o
II S
C\l
,
()
-
c:
Q)
E
.<::
o
CIl
:::
<(
.~
.. Q;
a. CD CD
t1l u u.
:2 ~ g
c: "'
C g
o "(ii
:;::; '5
.c;; g-
'5 c(
C" ]I
U E
<( CD 0
"tJ &
j EJ 8
o
....
c
Q)
E
.c
o
al
:t::
<(
.
.~
c
.
.
)>
c-T
c-T
Ql
t
I'D
:::s
c-T
I'T1
. . .
. . .
. .
.
:~~'tii Z;ii
;;.~~e:c>>3-
s' ~ ~ III tn i
CQ;;~~g.
(; < <.... m
< CD CD CD 2. fh
Q1::J::Jl:;I CII
~ii~g.
Rlo-o-3Clt
CrGll:llmcu
m n n :) :l
n7'r'~_::;J
~~3.al~
D.G')G')C'a.
G) . I>> CD
. 0,,;- D'"
9:.... 3;:
0" 1: iii' g m
o c ~ ... :<
5. ell Ql ; o'
" ..
--
oS!
~ g.
~ ~
"CO
0,"
5.~
iii' CD
~ '"
Ii ...
en 0"
~
c
..
~.
~
"
!':
..
0.
~. ..
g.~
>:.
::;'.p.
" CO
s=
-
a; -
<
..
"
c
!'
..
N
....'"
"'-
.. '"
~J"
"co
!':N
.. '"
3
..
3
~ ..
n N
",'
.. ...
0. co
C '"
(iu,
'"
'"
~
~
~
0.
..
<
....
0:-
" ...
.. '"
0.",
",
<-
'"
...
:T
..
~
"
0"
;,-
oJ"
0'"
3 '"
3!"
-. '"
~. ~
o
"
<;
"
o
<
c:
..
N
o
.....
o
~
!!.
"'''''''':;:ClO
g g g: QI ; ;-
g.g.g;ica ..
"'T1"T1=r~
00>5'0
;';'~CD...
(I)(I)::Igl
m CD n 7'("
::E::E< ~cn~
~ g: 0' S CD ell
cntD::E~
"'tI "tI (ll ~ CD
~ ~::E ta
III III ~ g
.... ~
= ~ m
"
0.
-
~~w~~
cDcDU,cDcD
co.....rcc............
z
o
5"5'5"aa
(; (;;- CD m
:; :; CD :; :;
e!!.~2te
rrrr-r-
o 0 0 0 0
GI m GI I>> GI
:J :J :J :J :J
cnWCOOlO
....UlCOU)Ut
01\)0)......0
ou,':....rtc.
O-O'1~O
OtrJo~.$lo
U1NCDU'1C)
o......cc.,t:1.0
OOCOWO'1
ow':...,,:"'u,
W-U10c>>
0"" OtD 0
-N
0-
u,~
...
co'"
'"
NO
co_
':....rb
0,"
0,"
N-
....... ?'
'" '"
ON
N'"
N'"
CO'"
Cow
...0
-'"
.,t::.1\)<DUlW
CXI.&lom....o
COCDCXlW.,t::.
U,(Xl:"" ~ ("
Wtn....O
......,t::. 00 "-J
... ... ... ... ... ,. .
aE;ffr-~~~
~nca~~.ga
~1~;1g'~s
d'! o'i~
::E ii' Q. ~ 'i:
~ en 0
3~
"
~
"
<
o
o
3
"
~
"
<
~~
--
'"co
cD cD
co'"
-
~ -
...f"~f"
~cr ";'"
(Owchcoo
co......m....o
z
o
:;-
..
a;
~
~
......
~:p.
~~
'"
IXIcoo) o,J...........'i:n
o OUlO.....U1 0
OOcn0U100
bbu,bbbb
0000000
0000000
..
'"
cowen...... ....0,
OOUlO-..JI\.JO
00U10C)OO
bbb,o'Cnbb
00000)00
00000>00
N
en
0>
Cn
0>
0>
-'"
coo
'0
0>0
...0
O>N'"
,","0
t.Jad>>
,""'0
ONO
..
'"
O'lCDo)o",J en
WOU'lOU'ltOO
WOU'lO o",JO 0
c.,b'C.nb)"bb
WOOOCDOO
~OOOCDOO
I\JI\JI\JI\JI\JI\JI\J
0000000
OOOOOOI\J
WCDWI\JWWU1
"
~I~
" c
""
,
,,0
~a.
'"
~
..
~
:0
~
3
"
...
'"
'"
0>
o
..
..
N
.,
o
"
o
o
..
"
"
'"
'"
"
o
o
..
0>
'"
"
o
o
..
'"
0>
!D
'"
co
o
..
co
N
'"
'"
o
..
-
Co
co
o
o
o
o
"
o
o
If
-
'"
u,
o
0'
i.
Cl
..
"
~
i
o
!!:
.c
~
~
0-
"
Ol
o
"
0.
..
"
mmmmmmmm Z
~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~
aaaaaaaa -0
~e:~e:e:e:e:~ ;!m
=n
:0
'ii
....
6
z
nnnnnono
o 0 0 0 0 0 0 0
-a-a-a-a-a-a-a-a
Q Q Q Q Q Q Q Q
tII tII tII tII tII tII tII tII
--------
~ ~ QI to to ~ (II (II
\J"tJ"""tJ\J"'V"tJ
c: c: c: c: c: c: c: c:
-a-a-a-a-a-a-a-a
o 0 0 0 0 0 0 0
CI'I CI'I CI'I CI'I CI'I CI'I CI'I en
CD to ~ CD CD CD CD CD
. ..
. ..
. .
.
If
CD~
6u,
0,"
~Cf'Cf'
u,u,u,
.........
CPCf'Cf
- --
u,u,cD
"'-...
U'l,J:.?l?l~~?'
o,eooo O,J:.
O~OOo",JCDo",J
O~OO+::-,J:.CD
O,J:.0 O-..lWO)
..
-
'"
iD
'"
'"
o
o
o
!"" ~I\J +::- I\J .::-
o",Jo01wwen'C.nb
U10000.....00
00000U'l00
bbbbbbbb
00000000
00000000
..
'"
o
co
'"
o
o
o
N-
':..J~l\Jo)U1"'o",J:"
U1.....U'l01\J1\J0)U1
000001U100
bbbbbbbo
00000000
00000000
..
-
iD
'"
o
o
o
o
I\J .....I\JWWU'l
WU'l,J:.01U'lU1o",J
0U10000U'l
bbbbbbb
0000000
0000000
..
N
'"
'"
.,
co
'"
o).....WI\JU'l,J:.(,.)
O),J:.,J:.OWO)I\J
~ en~CnCcc.,,,,
OOU'l(Oo",JO)O
00)0)(OU100
..
!"
-
...
'"
o
o
o
N- ..
':..J:........J:ioI\JCO~
U'lCOtDO)o",Jo",J.....
00c.n0U'lU'l0
bbbbbbb
0000000
00000000
I\JI\JI\JI\JI\J"'I\JI\J
00000000
NOOOOOOO
0U1,J:.,J:.~,J:.1\J"'"
.
~
o
0,.
"....
m
~
z
....z
mm
:0....
m
'"
....
..
i~
..
~
0"
c:;!!
....z
mn
....-
>~
~....
z
Cl
..
~~I
..
~~i
,-",
0....
o
~8c:~~
~S2
,.~
i!i""
z
Cl
i
-<
:!!~
$;:0
""0
"
l/l
c:
s:
s:
,.
:IJ
-<
o
'T1
'"
o
z
o
m
o
Z
o
m
'"
-l
m
o
Z
m
l/l
l/l
'T1
Iii
C'l
,.
....
-<
m
,.
:IJ
'"
o
o
~
;1225
. I
00
-0
Jr.;
...... "
r
~
M
In
N
:c
"-
I.f')
en
~ w
,~, ........ '...U
~~~
~~:;
.~~>-~
C:l-tu
~.::>
:--:::)C1
::C~;;;:)
I--UW
< ~
:..;::: a
z
:::>
-,
<=>
C~~
=
<"'-.>
~
~.~
\
)
~
~
\S)
.
<:i:i
""
-
\
-
>-
...
;z:
~;;>
00
_u
...r-l
0;;>
r-lg
;;;;=
E-i;;>
""Q
If
.S
-
..
"
'c
=
~
...u
'"
~
..
...
6
c
6
u
"
=
... .
~~
Q=
.. ...
oS
'1::l
C
..
.5
"
:=
""
If
t'
.!l
..
z
..
,;
5
~ OS
oS ....
,8,g
]~
'C
1i
"" .,
= .-
~;
..
~
o
-
,;;
-
=
=
..
u
.
UJ
III
Wo:-
-0
a.ll.lil
c1;l .
D.z::
'00:
~(ijLIJ
",lIllll
w-,.
z~CJ
c"o
-:.8g;
>-
"
~~
;.~~~
"ON'
~\ ~\
~~~
'\ ~
~. ~
~~
..~~
~'
:t~,
1~
~.