05-90Resolution #
Green sheet # 3025038
Presented By
�
1
2
3
4
5
6
7
8
9
10
il
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
Referred To
CounCil File # [/J�%�
RESOLUTION
SAINT PAUL, MfNNESOTA
Committee: Date
RESOLUTION ADOPTING THE
Fort Road Development Ptan Snmmary
AS AN ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN
WHEREAS, the City of Saint Paul is authorized under Minnesota Statutes Section 462353 to carry on
comprehensive municipal planning activities for guiding the future development and improvement of the city;
and
WHEREAS, the City of Saint Paul, as a local government unit within the metropolitan area, is required under
Minnesota Statutes, Section 473.858, to prepaze a comprehensive plan; and
WHEREAS, the Saint Paul City Council adopted, by Council File 98-I 133 on March 3, 1999, the Land Use
Plan as a chapter of the Saint Paul Comprehensive Plan; and
WHEREAS, the Land Use Plan provided for the adoption of area pla� summaries and amendments to those
summaries as addenda to the comprehensive plan; and
WHEREAS, the Fort Road Development Plan Sumniary was prepared by a community-based task force
convened by the Planning Commission on October 19, 2001; and
WHEREAS, the Fort Road Development Plan Summary was presented to the Planning Commission for its
review; and
WHEREAS, the Planning Commission, after a public hearing on January 14, 2005, and consideration of
public testimony, recommended, in its Resolution OS-02 approved January 28, 2005, adoption of the Fort
Road Devetopment Plan .Aunmary by the City Council.
NOW, THEREFORE, BE IT RESOLVED, that the Fort Road Development Plan Summary is adopted as an
addendum to the Saint Paul Comprehensive Plan contingent upon review by the Metropolitan Council.
41
Yeas Na s Absent Requested by Department of: �5���
Benanav ✓
Bostrom ✓ Planninc7 & ECOnomi DeVelopment
Harris � C -'_� 2 ���]�i�,/ G � /� /
Hel en ✓ ����L �df
Lantr � BY �
Mont omer � Approved by Financial Services
Thune ✓
Adopted by Council: Date �b_ Rcl�; a3, ���
Adoption Certified by Covncil Secretary
By:
Approved by
By:
'�'.,,
�,5, 3oasoss
�
ace(���ri✓.f a�+�0}tis.� �f �F�.c �`ari� 2�� �er.lepirs..}��1�� ��jl.of �,
By:
Form Approved by City Attomey
� � Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet �
w�,,.._ ✓�� ,P�s�
.v �. o _
Oepartmentlotflcelcouncik Date Initiated:
PE ����og&EconomicDevefopmen[ Z�AN-05 Green Sheet NO: 3025038
Contact Person & Phone: Deoartrnent Sent To Person InitiaVDate
PennySimison � 0 la nin E omi evel ,�l�������
6-&554 q��y 1 Iaaoin Eco mic Develo De artment Direct r Z
Must Be on Council Agenda by (Date): Number 2 � r e 1-'t 7-a S
�G�� )b ze0 $ Routing 3 or's Oftice Ma or/ASSistant �� �
O�der 4 oun il
5 i CI rk i Cierk
Total # of Signature Pages, (Clip Ail Locations for Signature) �
Action Requested: .
Approval of Fort Road Development Plan Sununary
Recommendations: Approve (A) or Reject (R): , Personal Service Contrects Must Answer the Following Questions:
� Planning Commission t. Has this person/firm ever worked under a contrad for this department?
CIB Committee Yes No
Civil Service Commission 2. Has this person/firm ever been a city employee?
Yes No
3. Does this person/firm possess a skill not normally possessed by any
wrrent city employee? '
Yes No
Explain all yes answers on separate sheet and attach to green sheet
Initiating Problem, Issues, Opportunity (Who, What, When, Where, Why):
Planning Commission initiated study of Fort Road area and its major nodes, including appointment of taskforce, to address
revitalization issues.
AdvanWAes IE Approved: �
Plan swvmary can be implemented for ttus area of the City.
DisadvantaAes If Approved:
None.
Disadvantages If Not Approved: -
Implementation cannot go forwazd.
Total Amount of CosURevenue Budgeted: �
Transaction:
Funding Source: Activity Number:
Financial Information:
(Explain) -
�
05-9D
file number os-oZb
date .Tan„ar 2�. ��05
city of saint paul
planning commission resolution
RESOLUTION ADOPTING THE
PORT ROAD DEVELOPMENT PLAN SUMMARY
WHEREAS, the Planning Commission is authorized under Minnesota Statutes Section 462.355(2)
and Chapter 107 of the Saint Paul Legislative Corie to recommend to the Mayor and the City Council
amendments to the Comprehensive Plan; and
WHEI2EAS, the Planning Commission on October 19, 2001, initiated the preparatian of a plan for
nodes in the Fort Road (West Seventh Street) area of the City, including a public participation process that
included a community- based task force; and �
WHEREAS, the task force met beginning in January 2002, and met throughout the remainder of
2.v�2.� &Ilv
WHEREAS, the Planning Commission held a public hearing on the Fort Road Development Plan
Summary on January 14, 2005, notice of which was duly given in the Saint Paul Pioneer Press on December
27, 2004; January 3, 2005; and January 10, 2005; and
WHEREAS, the Planning Commission recommended changes to the plan, after considering public
testimony and reviewing the plan's conformance with the Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission hereby recommends
adoption by the City Council of the Fort Road Development Plan Summary as an amendment to the City's
Land Use P(an, which is an element of the Comprehensive Plan.
moved by Kramer
seconded by
in favor
against
Unanimous
D5-9D
CI'fI' OF SAINT PAtJI., s90 a xau
Ramdy C. Kelly, Mayor ISWestKelloggBoulevard
Telephone: 65/-266-8510
Facsimile: 651-228-8573
Samt Paul, MN 55l02
January 28, 2005
Council President Kathy Lanhy and Members of the CiTy Council
320C City Hall
Saint Paul, MN 55102
Deaz Council President Lantry and Council members:
It is my pleasure to transmit to you the plan summary of the Fort Road Development Plan and recommend
its adoption as an addendum to the Saint Paul Comprehensive Plan. Prepared by a community-based task
force convened by the Planning Commission, the plan includes recommendations designed to guide the
redevelopment of major nodes along West Seventh Street, including those at Gateway (Shepard-Davern),
Rankin, Albion, Otto, Randolph and St. Clair.
In summary, the framework for the plan summary includes three principles that provide a foundation for
the recommendations, inc(uding:
Strategic locafion of development, found in the Land Use Plan of the Ciry's Comprehensive Plan
and its small area plans.
Excedlence in urban design, found in the Saint Paul on the Mississippi Develapment Framework.
Traditional neighborhood development, found in the Zoning Code.
The Planning Commission has considered the plan summary and held a public hearing.
its ad ption. I concur with their recommendation.
S �Y, c�
�
,�%'%�
d C. Kelly
Mayor
They recommend
Enclosure
05 -90
Fort Road Development Plan Summary
Addendum to the Comprehensive Plan for Saint Paul
Recommended by the Planning Commission on January 28, 2005
Adopted by the City Council on
Location
The area addressed in the Fort Road Development Plan includes land at key nodes along West Seventh
Street, beriveen the City boundary on the southwest and Smith Avenue.
Fort Road Viclnity Map
_ � �-
� ; � � ;� +
��� � � , '
r � � i
� f �� ; r � -_- —i ., �' � m_' � �
� � � ,:
F�r .�--<. ; ;- � :
s `' , _j�� ,� �=� `� ;
�. �� h
�'""- �,,� : 7 -� � �- .: � ' � � -�,:
-i .4. r� . �, .r?% ; .a
� � �
. c � � .-� _--:�,.,__.;^,'. ' 3 �€ � �,
. �-n.a ---.-."a-°z_ ,. ,. `�
� i .N -=�. � � r��,'`' t� .
$ �.
��
e
t-
t
- , �'�
z
t °'�?� + .-°
..:.;,...:� s��rvx
� ��:.
� � �'2._ r
y
Y" i
y ".. d
i h _ ]te�ww
.��r�w.«�,s,�n
�,—�" -?� ,�
`�� b
h
t
u ,.
��
�E .„m
..-F `,r> . _ a J-1
��s..� ._ r
�
��
x y E
-�,� -
u
�, �
3.,
t
Fort Road Development Plan Summary 1
� •
Framework
The foundation of the Fort Road Development Plan is contained in the Saint Paui Comprehensive Plan
and Zoning Code. Relevant policies and principles include:
• strategic location of redevelopment in the city (Land Use Element, smali area plans);
• excellence in urban design (Saint Paul on the Mississippi Development Framework) ; and
• traditional neighborhood development (Zoning Code)
The Fort Road Development Plan used the corridor focus of the Land Use Element in combination with
development concepts, some of which are contained in previously adopted smali area pians
(Brewery/Ran-View Small Area Plan, 2000; Shepard Davern Small Area Plan and Saint Paul Gateway
Project, 1999; and Seven Corners Gateway Plan, 2000), and others are new development concepts. The
sfreetscape and pedestrian path principles come initially from the Saint Paul on the Mississippi
Development Framework (adjusted for the particulars of West Seventh Street) and from planning work
done for the individual traditional neighborhood nodes. Moreover, all of the policies have been developed
through the Iens of the Principles of Traditional Neighborhood Develppment in the Zoning Code, lncluding:
• com�act (within 1/4 to'/z mile of major intersections)
• �edestrian-oriented (including safe and direct pedestrian access to the center of the node)
• mix of commercial and residential uses (vertical andlor horizontal)
• on maior transit streets and corridors (including West Seventh Street)
• expanded housinq choices within the region
Strategically, the approach to land use planning in this corridor is:
• To continue working with communiry and business organizations
• To work with each neighborhood to take best advantage of the views and amenities of the river valley
• To pursue redevelopment of major opportunity sites inciuding: Shepard-Davern; Crosby Lake
industrial site; Koch-Mobile site, ADM site; and the Citgo site.
• To strengthen the urban village characteristics along West Seventh Street
Fort Road Development Plan Summary
• '�
Recommendations
The Fort Road Development Pian includes recommendations for six nodes aiong West Seventh Street
between the City's southwestem boundary and the Smith Avenue intersection. The nodes are: Gateway
(Shepard/Davern), Rankin, Albion, Otto, Randolph and St. Clair. "City Actions" (below) describes the
strategies and approaches the City of Saint Paul will use to impiement the recommendations.
The recommendations are proposed for areas depicted on the attached Concept Plans. "Concept Plans"
show broad classes of recommended land uses and connections among them. The concept plans use ihe
fWlaJeing vocabulary to d"� improvemenls or d�anges:
• Exisfing Land Uses (solid line) include major projects recently completed or under construction.
• Planned Land Uses (long dashed line) indicate projects already proposed in prior Small Area Plans or
studies.
• Proposed Land Uses (short dashed line) indicates changes proposed as paR of this Corridor Plan. Since
neighborhood planning often involves successive iterations of an idea, there is sometimes an overlap
between "Planned" and "Proposed" categories. Some projects or concepts first suggested in previous
plans are refined or slightly aitered in the current plan.
More dehailed sugges6ons for specific sut}areas wiihin each naJe area are presented in ihe atiached illustrative plans. The
i�ushative p�r�.s are intended m depict ten' "redevefopment scenarios" — ihat is, tt�ey ir�'� one manner in which a
given site coukl be devebped in accord wnh ihe broad prinaples in the concept plan. � does deveboment occur in
e�caci ihe manner ested in an llustrative � These plans are intended to provide examples to help guide
devebpment, but are rwt mearit to foreclose oiher poss�ble scenarios involving similar land tues and development ir�tensfies.
Additionai recommendations include design guidelines for buildings and sites, guidelines for building
typologies at various densities and the prototypical plan for a path system connecting the node with the
surrounding neighborhood.
Design Guidelines
Building and site design is a key factor in creating compatible infill development, especially at h�gher levels
of density. The design guidelines, attached, address some of the key elements of infill design: sensitivity
to context and the relationship of building facades, windows and entrances to street and sidewalk. These
guidelines should be considered as part of the site plan review process for proposed nonresidential or
multifamily developments in all nodes. The new Traditional Neighborhood zoning districts, proposed as
rezonings in specific nodes in the corridor, include additional design guidelines that address the placement
of parking and screening of service areas.
The following guidelines are recommended for consideration as part of the site plan review process for
new nonresidential or multifamily buildings in station areas. They address the relationship of new
buildings to tfie street and to neighboring traditional buildings. Additional guidelines may be applied in
connection with existing zoning districts (i.e., the Shepard-Davern Overlay Districts) or proposed zoning
changes to the TN Traditional Neighborhood Districts.
Fort Road Development Plan Summary
05 -9 d
• New development should reiate to the design of adjacent traditional buiidings, where these are
present, in scaie and character. This can be achieved by maintaining similar setbacks, fa�ade
divisions, roof lines, rhythm and proportions of openings, building materials and colors. Historic
architectural details and styles are encouraged, as are designs that complements those styles.
• Primary building entrances on all buildings should face the primary abutting public street or
walkway, or linked to that street by a ciearly defined and visibie walkway or courryard. Additional
secondary entrances may be oriented to a secondary street or parking area. Entries should be
clearly visible and identifiable from the street.
• In pedestrian-oriented commercial districts (generally characterized by storefront commercial
buildings built up to the sidewalk) the foliowing guideiines should be foilowed:
1. Buildings should be as close to the sidewalk as practical. Where practical, green space and/or
landscaping should be installed between the building front and the public sidewalk.
2. At intersections, buildings should "hold the corner;' that is, have street facades at or near the
sidewalks of both streets.
3. Buildings should have direct pedestrian connections to the street.
4. No blank walis should be permitted to face the public street, sidewalks, or other public spaces
such as plazas.
5. Signage should be appropriate for pedestrians.
6. The width of sidewalks should be maintained.
7. Parking shall be located at the rear or side of all buildings, if practical.
• Buildings should have window and door openings facing the street; windows facing parking lots are also
encouraged.
• All rooftop equipment shall be screened from view from adjacent streets, public rights-of-way and
adjacent properties. Preferably, rooftop equipment should be screened by the building parapet, or
should be located out of view from the ground. If this is infeasible, the equipment should be grouped
within a single enclosure. Exterior mechanical equipment such as ductwork shall not be located on
primary building facades.
• The number of curb cuts should be minimized where possible, and shared curb cuts for adjacent parking
areas are encouraged.
Building Typologies
This section and the accompanying graphic indicate the variety of building types and mixtures of uses that
are possible in a node. Categories are as follows:
Fort Road Development Plan Summary
05 - �i0
• Residerr�l: In alrrast all cases, nEw �eside�al deteY�pment is at medium io hgh densities, and qn encompass
twmtbuse orother atlad�ed dwelfmgs, c�rriage house secondary uniLs, and b�v-rise or mid-rise mulbPam� buld�mgs— bit
type a}x�trnents, aflaLs, both condaniniums or r�tal uniLs. In a fEw ira�r�, one- a N�o-famly d�6rx�,s on small bfs
are proposed as infll projecis or componenfs of larger projecLs. llie "resider�tiaY'rategory may also iridude hybrids such �
�ive-waic unils, and ihe occ�ional small "corner store or cafe. Thus, sane r�,w urtan v�ll�ge sRes sudi � the Upper
Landing are characier¢ed as primanly residenlral, alihagh tt�ey indude smail comrnerz�l componenLs.
• Mixed Use: indicates both vertically-integrated mixed use, such as housing above ground-floor
commerciai or office use, as well as a range of uses along a bfock frontage
• Commercial: Includes retail and service uses, sometimes in combination with offices.
• O�ce: Includes buildings used solely or primarily for o�ce purposes, including medical offices and
government offices such as state agencies.
• Industrial: Inciudes manufacturing, wholesaling and warehousing/shipping activities, as well as other
large-scale o�ce tenants of business parks.
• Institutional: Includes private institutions such as places of worship, semi-public institutions (i.e. a
hospital or YMCA) and public institutions such as schools and police bus stops.
Within the node, there are a number of ways to achieve residential densities of approximately 20 units per
acre and a floor-to area ratio of 1.0 without detracting from neighborhood character. Building design is the
key factor in creating compatible infill development. The graphic, Building Typology, is provided as a
broad overview of the general building types that are proposed in the nodes of the Fort Road Corridor.
These types have been identified as appropriate for various redevelopment sites, with consideration of
neighborhood scale, market conditions, circulation patterns, the "background density" of the surrounding
neighborhood and the density level needed to create a vibrant node.
Fort Road Development Plan Summary
05 -90
,�f rn-e;�.�� ���3/vS
�
�
The Development Nodes of Fort Road
Gateway and itankin Nodes
The Gateway and Rankin nodes, both covered by fhe Shepard Davem Smal/ Area P/an (1999), share
many common features. The small area plan describes the area's character as "infiluenced more by
transportation routes through it than by settfement within it." 8oth West Seventh Street/Nighway 5 and
Shepard Road are high-traffic corridors, influenced by their proximity to the freeway system and the
Minneapolis-St. Pauf Airport; they are characterized by generally auto-oriented development Fetterns.
Housing densities vary greatly, from large lots above the high bluff (2.4 units per acre} to mid-rise
apartment complexes along Shepard (as high as 59 units per acre). Within a quarter-mile radius of the
Gateway node are 854 units; another 1,o12 are located between a quarter-mile and a half-mile. The
Rankin node has 727 units within a quarter-mile and 1,330 between a quarter-mile and a half-mile (some
of these are within the Gateway node radius as well).
This summary reiterates elements of the Shepard Davern Small Area Plan that are particularly pertinent to
the concepts of compact, walkable communities built at a human scale:
The Shepard Davern Overlay District covers most land between the Highway 5/She�rd Road
interchange and Rankin Street. The commercial overlay permits e aci i ie
� multifamily housing in addition to the base (B-2) uses. It prohibits auto-related uses,
fireestanding restaurants, pawnshops, currency exchanges and similar uses. Off-premises signs
(bifiboards) are prohibited. Building height is limited to 6 stories/65 feet. Design standards,
provided for both pubfic and private development, cover the following: building setbacks
(maximum and minimum); building design and materials; signage; improvement s to public
s(dewalks; and, landscaping and design of parking areas. The residential overiay has the same
height limits and simifar design standards; uses are primarily those of the base (multifamify)
districts, with some 19mits on density and minimum site area.
Edgcumbe Parkway District (both sides of Davern Street west of Sibley Manor) and north of
Norfolk is being developed as housing. Some community commercial may also be included in the
future. ,
�Reeiel
The Gateway Vllage proposal encompasses a portion of the Edgecumbe Parkway area (north of
Norfolk Avenue and west of Davern), with a horizontally-integrated mix of housing, including
senior housing, I
��
Fort Road Development Plan Summary
New muitifamily housing is proposed both east and west of Sibley Manor, including: West Sibley
Crescent — 24 two-story duplex or rowhouse units with tuck-under parking, overiooking open
space; Snelling Place — 50-70 new multifamily units with ground level parking, oriented around a
circuiar plaza; Stewart Crescent— 150-250 townhouse and rowhouse units oriented around an
oval "village green;" and Shepard Road River Bluff Apartments — additional development sites for
market-rate mid-rise condominium or apartment buildings when the future redesign of Shepard
Road as a parkway eliminates Youngman Avenue as a frontage road.
Springfield Terrace —120 — 200 multifamily units combined with ground floor retail or offce uses
(mainly at corner locations) on the residentiai biocks east and west of Springfield Street; buifdings
would step dawn the slope from West Seventh to Benson Avenue.
Commercial and mixed use infiii development is proposed along the frontage of Sibley Manor; on
the Wordsworth Avenue block, in combinatian with rowhouses fronting Wordsworth; and, at the
intersection of West Seventh and St. Paut Avenue. The Sibley Plaza shopping center is proposed
to be expanded and reoriented to the street.
Streetscape lmprovements are proposed. The small area plan and the overlay district include
fairiy detailed standards for streetscape improvements on West Seventh Street. Davern should
have a sidewalk on at least one side of the street. In addition, Rankin Street should be improved
with a continuous sidewaik, street trees and lantern streetlights. Madison and Alton streets should
be improved with a continuous sidewalk. Springfield Street should be improved with a pedestrian
crossing of the rail line and with continuous sidewalks on the discontinuous street segments. If
and when the bridge over West 7`" at Gannon is rebuiit, ensure that there is adequate pedestrian
accommodations on the east side of the bridge.
Albion Node
The Albion, as well as the Otto, nodes are located about one-half mile apart on opposite sides of the I-35E
interchange. The Otto node is characterized by large developable or recently developed sites (River Bluff
and the Crosby Lake Business Park), while the Albion node is iargely developed or protected as open
space. The size of the Albion node is timited by the I-35E freeway corridor and the steep blufr west of
Lexington Parkway. Other physical barriers inciude Shepard Road and West Seventh Street itself, which
is characterized by high speeds and high traffic volumes approaching the (-35E interchange.
Recommendations include the following:
Extension of the existing bike path to Shepard Road. The preferred route follows Albion across
West Seventh to the right-of-way of Adrian Street (currently a storage area, for Highland Nursery)
and follows that as far as the Elway Street right-of-way; the route would continue south on Elway
.
�
�
Fort Road Development Pfan Summary
05-9D
The Development Nodes of Fort Road
Gateway and Rankin Nodes
The Gateway and Rankin nodes, both covered by the Shepard Davem Small Area Plan (1999), share
many common features. The small area plan describes the area's character as "influenced more by
transportation routes through it than by settlement within it." Both West Seventh Street/Highway 5 and
Shepard Road are high-traffic corridors, influenced by their proximiiy to the freeway system and the
Minneapolis-St. Paui Airport; they are characterized by generalfy auto-oriented development Fstterns.
Housing densities vary greatly, from large lots above the high bluff (2.4 units per acre) to mid-rise
apartment complexes along Shepard (as high as 59 units per acre). Within a quarter-mile radius of the
Gateway node are 854 units; another 1,012 are located behveen a quarter-mile and a half-mile. The
Rankin node has 727 units within a quarter-mile and 1,330 between a quarter-mile and a half-mile (some
of these are within the Gateway node radius as well).
This summary reiterates elements of the Shepard Davern Sma11 Area Plan that are particularly pertinent to
the concepts of compact, walkable communities built at a human scale:
The Shepard Davern Overlay District covers most land between the Highway 5/She�rd Road
interchange and Rankin Street. The commercial overlay permits hotel and conference facilities
and multifamily housing in addition to the base (B-2) uses. It prohibits auto-related uses,
freestanding restaurants, pawnshops, currency exchanges and similar uses. Off-premises signs
(billboards) are prohibited. Building height is limited to 6 stories/65 feet. Design standards,
provided for both public and private development, cover the following: building setbacks
(maximum and minimum); building design and materiafs; signage; improvement s to public
sidewalks; and, landscaping and design of parking areas. The residentia! overlay has the same
height limits and similar design standards; uses are primarily those of the base (multifamily)
districts, with some limits on density and minimum site area.
Edgcumbe Parkway District (both sides of Davern Street west of Sibley Manor) and north of
Nortolk is being developed as housing. Some community commercial may also be included in the
future. Hospitality uses may still be appropriate for the sites south of Norfolk, fronting on Shepard
Road.
The Gateway Vllage proposal encompasses a portion of the Edgecumbe Parkway area (north of
Norfolk Avenue and west of Davern), with a horizonhally-i�tegrated mix of housing, including
senior housing, lodging, o�ce and retail uses.
Fort Road Deve%pment Plan Summary
05-90
New multifamily housing is proposed both east and west of Sibley Manor, including: West Sibley
Crescent — 24 iwo-story dupiex or rowhouse unils with tuck-under parking, overlooking open
space; Snelling Place — 50-70 new muitifamily units with ground level parking, oriented around a
circular piaza; Stewart Crescent-150-250 townhouse and rowhouse units oriented around an
oval "village green;° and Shepard Road River Bluff Apartments — additional development sites for
market-rate mid-rise condominium or apartmeni buildings when the fiuture redesign of Shepard
Road as a parkway efiminates Youngman Avenue as a frontage road.
Springfield Terrace —120 — 200 muftifamify units combined with ground floor retail or office uses
(mainly at corner focations) on the residential blocks east and west of Springfield Street; buifdings
would step down the slope from West Seventh to Benson Avenue.
Commercial and mixed use infill development is proposed along the frontage of Sibley Manor; o�
the Wordsworth Avenue block, in combination with rowhouses fronting Wordsworth; and, at the
intersection of West Seventh and St. Paul Avenue. The Sibley Plaza shopping center is proposed
to be expanded and reoriented to the street.
Streetscape Improvements are proposed. The small area plan and the overlay district include
fairly detailed standards for streetscape improvements on West Seventh Street. Davern shouid
have a sidewalk on at least one side of the street. In addition, Rankin Street should be improved
with a continuous sidewalk, street trees and lantern streetlights. Madison and Alton streets should
be improved with a continuous sidewalk. Springfield Street should be improved with a pedestrian
crossing of the rail line and with continuous sidewalks on the discontinuous street segments. If
and when the bridge over West 7'" at Gannon is rebuilt, ensure that there is adequate pedestrian
accommodations on the east side of the bridge.
Albion Node
The Aibion, as well as the Otto, nodes are located about one-half mile apart on opposite sides of the I-35E
interchange. The Otto node is characterized by iarge developabie or recently developed sites (River Bluff
and the Crosby Lake Business Park), whife the Albion node is IargeYy developed or protected as open
space. The size of the Albion node is limited by the I-35E freeway corridor and the steep bfuff west of
Lexington Parkway. Other physical barriers include Shepard Road and West Seventh Street itseif, which
is characterized by high speeds and high traffic volumes approaching the I-35E interchange.
Recommendations inciude the following:
Extension of the existing bike path to Shepard Road. The preferred route follows Albion across
West Seventh to the right-of-way of Adrian Street (currently a storage area for Highland Nursery)
and fiollows that as far as the Elway Street right-of-way; the route would continue south on Elway
Fort Road Development P/an Summary
os-�o
Street to Shepard Road, where it would connect with the existing bike path. This alternative is tied
to the creation of a new storage and parking area for Highiand Nursery on the block between
Albio� Street and I-35E (see below); and altemative route could follow the sidewalk on the south
side of West Seventh from Albion one biock west to the Elway Street right-of-way. The City will
work with the nursery to define options in relocating parking and storage off of the Elway Street
right-of-way.
Development accessing Albion Avenue southeast of West Seventh Street should establish curb
cuts as far southeast as is practicai so as to accommodate queues for the signal at West Seventh
Street.
Redevelopment of the block between Albion Street and I-35E on the south side of West Seventh
Street, currently occupied by a gas station/convenience store, abandoned gs station/auto repair,
and several single-family houses. Proposed uses include a new storage and parking area for
Highland Nursery (a business with expansion needs that cannot be met at its current site). The
convenience store would remain. With 27 spaces, this site could also accommodate some
customer parking for the U.S. Post O�ce directly across West Seventh.
Streetscape improvements on Montreal that match those in the Crosby Lake Business Park.
These would include continuous sidewalks, street trees and lighting, thus enhancing this street as
a bike/pedestrian connection across 35E to the business park.
Redevelopment of selected sites, including; medium density townhouses and multifamify housing
at the intersection of Montreal Avenue, Lexington Parkway and West Seventh Street that are
oriented away from the road; the current post office site (a leased facility) for neighborhood-
serving retail or mixed use; and, the Crosby-Lake Inn, a motel and small restaurant, with
multifamily residential or o�ce use, possibly with some limited retail.
Pedestrian and tra�c safety improvements at the Montreal Avenue, Lexington Parkway and West
Seventh Street intersection that include crosswalks, curb bump-outs or other physical methods of
slowing traffic.
Otto Node
The Otto node includes the new Crosby-Lake Business Park and the large cleared River Bluff
(Koch-Mobil) development site, both of them on the south side of West Seventh. Much of the West
Seventh Street frontage is occupied by small apartment buildings or single-family houses, as well as smal!
free-standing one-story commercial puildings. It is shaped liked an elongated triangfe. Because of its
Fort Road Development Plan Summary
o5-9v
direct connection to Shepard Road, Otto is one of the major entry points into the neighborhood from the
south.
Recommendations include the following:
• New commercial and office development concentrated on the river side of West 7th Street. Pockets
of isolated single family homes and small, singie story buildings with large surface parking lots are the
greatest potential for redevelopment. New development should not result in a net loss of off-street
parking.
• On the triangular block bounded by Otto, Mercer and West Seventh Street, new retail and o�ce may
be appropriate along the West Seventh Street frontage, with residential above and behind.
• Selective infili housing development on residential blocks on the river side of West Seventh Street on
properties that are currently vacant or deemed too dilapidated for renovation. Examples of properties
include those on the blocks east of Otto between Stewart Avenue and Shepard Road, which were
downzoned from RM-1 (multifamily residential) to RT-1 (one- and two-family residential) to implement
the Brewery-Ran-Vew Small Area Plan.
• Improved pedestrian connection and streetscape improvements on Otto Avenue, including a
continuous sidewalk, street trees and pedestrian-scale Iighting. As part of the River Bluff
development, there should be enhanced pedestrian connections to West Seventh Street, Shepard
Road and the river valley.
Randolph Node
The Randolph node has the character of a traditional commercial district, dominated by clusters of brick
and stone storefronts and the visually prominent towers of the Landmark/Schmidt Brewery. The diagonal
intersections created by two somewhat divergent street grids on the bluff and river sides of West Seventh
have created many small triangular blocks giving the commercial district a somewhat discontinuous
appearance, but providing good visibility to those businesses. The diagonal intersections have created
wide pedestrian crossings which in some cases are confusing and challenging for pedestrians.
The node is bounded on the bluff side by I-35E, and eMends southwest to the Mississippi River; on the
east by the at-grade Canadian Pacific rail line that parallels Grace Street; and on the west by a gradual
transition to the Otto node. There are no major physical barriers or breaks between the two nodes. The
commercial district extends roughly to Tuscarora Avenue.
Recommendations for the three sub-areas on the riverside of W est Seventh in the Randolph node
include the following:
• Fountain Cave (Randolph tndustrial) Site.
Consistent with the Brewery Ran-View Small Area P/an, housing with significant open space and
related uses is the most desirable use of the site. The Fountain Cave site also includes a number of
Fo�t Road Development Plan Summary
OS-90
adjacent blocks west of Drake Street. The foliowing principles, consistent with the Rive� Corridor
Ptan, should guide any master plan fior the site:
1. Restore the street grid, e�ending existing streets into and through the site;
2. Organize street and biock development around a centrai green "spine" — a major street designed
as a linear park — connecting West Seventh Street to the river valley;
3. Cluster the tallest buildings at the foot of the slope, toward the river valley, continuing the existing
massing of the grain elevators and using the slope to minimize visuai intrusion into surrounding
neighborhoods;
4. Provide multiple views of both the river valley and the city skyline from streels and buildings;
5. Include a fuli range of moderate- to high-density housing types, including townhouses, multifamily
apartments, senior apartments and live-work units;
6. Provide usable open space and connections to regional trail corridors and open space amenities.
One potential development scenario for the site includes approximately 1,500 housing units with ali
housing types listed above. This development scenario reflects current anticipated land assembly
costs; the community would support a lower density if land assembly cosis were lowec The tallest
buildings and highest densities are clustered toward Shepard Road and the river; senior housing is
clustered at the "apex" of the site. The grain elevators could be reused as the support and foundation
for 8, 12, or 16-story apartment buildings, thereby avoiding costs of demolition while retaining these
historic structures. Live-work units border Randolph Avenue, providing a transition between the
industrial uses around the Landmark Brewery and the purely residential interior blocks. West of
Drake Street, small-lot single-family dwellings and townhouses would be developed on several biocks
with vacant or underutilized properties. adaptive reuse of the historic warehouseiindustrial buildings in
this area should be pursued.
• Randolph Avenue Corridor
Randolph Avenue is the only major arterial connection beiween the Randolph node and the
Mississippi Rivec The avenue provides a major opportunity for enhancing pedestrian connections to
the river, not only for the Fountain Cave area but also for the residential neighborhoods on the bluff
side of West Seventh Street. Recommended actions to enhance this connection include:
1. Make Randolph a major view corridor between West Seventh and the River. Restore the sight
line of Randolph from West Seventh to the river to allow an unimpeded view. Future development
along this stretch of Randolph must be set back to achieve the sight line.
2. Add sidewalks and bike lanes.
3. Add signage directing people to the regional bike trail along Shepard Road.
4. Make Randolph a"greenway" through tree plantings and boulevard improvements.
5. Preserve the residentiai character ofi Randolph on the bluff side of West Seventh Street.
Fort Road Development P/an Summary 10
as 90
• West Seventh Street Corridor
Consistent with the Brewery/Ran-View Small Area Plan, it is proposed to fiIl the breaks i� the existing
retail nodes and continue to improve the aesthetic character of the streetscape and strengthen the
market for existing businesses. ln addition, the West SeventhlRandolph commercial node is a major
neighborhood center and future development should respo�d to neighborhood needs. Development
principles for this corridor include:
1. Focus redevelopment around the key intersection of the node, West Seventh and Randolph.
2. Maximize connections to the river and the Fountain Cave site.
3. Create new off-street parking for existing businesses, where feasible.
4. Work with business owners as potential devefopers and retain established businesses that
strengthen the neighborhood;
5. Develop or refine design guidelines for the corridor;
6. Look for infill opportunities on other "targeY' blocks.
7. New development shall result in no net loss of off-street parking.
The primary focus for redevelopment is between Toronto Street and Osceola Avenue, Randolph and
West Seventh; specifica{ly, the proposals are:
1. Complementary uses. A number of traditional storefront buildings on the block would remain.
Other complementary uses might include a community centedmeeting room, a daycare, and
convenience retail uses such as a dry cleaner, coffee shop or small gift store.
2. Mixed use. The adjacent block to the west, currently occupied by a bingo halllrestaurant and
severa{ residences, has good potential for a mixed-use building of 60 to 70 multifamily housing
units, most like{y rental apartments, with ground floor retail space of approximately 10,000 square
feet. This block is also being considered as a potential site for the new fire station and additional
City offices. The site currently has a viable operating business with expansion plans, and ihe
owner plans to continue operating.
3. Shared parking. The northern corner of the block between James and Osceola, opposite the
bingo site, is identified for a potential shared parking lot that could serve existing West Seventh
Street businesses. Currently occupied by a single-family house (the only residence on an
otherwise commercial block), the site could yield about 25 spaces, with two access points, from
West Seventh and Osceola Streets.
4. Target areas. Either upgrading or partial redevelopment is proposed for the blocks between .luno
and Armstrong Avenues and between Watson and Tuscarora Avenues, troth on the river side.
Fort Road Development Plan Summary 11
05 -�a
Some existing buildings on these biocks should be retained and upgraded where possible; others
could be replaced by sma11-scale infiil development.
5. Housing should be a constant presence in this node, including residential units above ali
commercial space in both existing a�d future buildings.
6. Design guidelines wou{d guide future building rehabilitation, additions and new construction within
the commercial corridor. The guideiines in Appendix 1 should be used in site plan review of aif
nonresidentiai and multi-family buildings within the nodes of the Fort Road corridor. The foilowing
additional guidelines should be considered for the West Seventh Street corridor: (a) New
construction fronting West Seventh Street should be a minimum of two and a maximum of four
stories, where permitted by zoning; and (b) Biliboards, where present, shouid be removed.
Removal is most feasible when billboards are deteriorating or damaged.
• Island Station Site
Proximity to the river and the old power plant building have made potential housing on the site a
long-term desire.
The Island Station site is to be redeveloped as housing. The following amenities and elements should
be considered for such development:
1. Preserve the existing Island Station power plant structure.
2. Develop walking paths through the site a�d connecting to ad}'acent sites and the river.
3. Develop a marina with permanent slips extending into the river.
• Brewery Site
The former Schmidt Brewery has long been a major neighborhood landmark and is now a site in
transition. Once a regional brewery and employment center for the neighborhood, the brewery
complex was transformed into an ethanol operation that is a generator of noise and odor problems for
the surrounding neighborhood. The future of the ethanol operation is in question. In light of these
issues, the community recommends that further planning be initiated on the Brewery site. This
should consist of a reuse study to determine its land use and development potential. Key issues in
the reuse study should include the following: pedestrian and neighborhood oriented uses should be a
priority; activities to achieve historic designation should be initiated and any historic buildings should
be preserved for adaptive reuse; and the community should co�tinue to be involved in advising the
City and the Housing and Redevelopment Authority in the reuse study
FoK Road Developmenf Plan Summary 12
05 -�`o
St. Ciair Node
The St. Glair node is fairly densefy developed, with ma�y historic or potentially historic buildings on V�,�st
Seventh Street and the adjacent b(ocks. The typical West Seventh block pattem, with its frequent
intersections, small triangular blocks and wide pedestrian crossings, continues through the area. There is
littfe, if any, vacant land in tfiis area. The influence of downtown land uses and the hospital district,
incfuding the related traffic, are feit throughout this area. A number of historic buildings, including the
National Register-listed CSPS Haii and the Kessier & Maguire Funerai Home, are located ciose to the
node. The "Uppertown" residential district, potentiaily eligible for National Register designation, is located
west of Smith Avenue.
Recommendations include the following:
• Streetscape improvements on Grace StreetlWestern Avenue to connect the School District
Administration offices with the node. These improvements should complement ongoing streetscape
improvements on Ciiff Street. Improvements should include a continuous sidewalk, street trees and
pedestrian-scale lighting.
• Potential infill redevelopment sites on selective infill development sites fronting on West Seventh
Street. The larger sites identified for potential redevelopment inciude:
1. The triangular block bounded by Western Avenue, Superior Street and Goodhue Street with a
2 or 3 story mixed use building; the building could accommodate approximately eight
residential units and 6,800 square feet of ground-floor retail. The site would provide shared
parking for the church, the proposed building, and the existing o�ce buildings on the adjacent
parcel.
2. The eastern corner of the block between Banfil Street and Goodrich Avenue with a two-story
mixed retail/o�ce building; the West Seventh Street frontage west of the St. Clair intersection
could be redeveloped on the river side with a two-story retail-o�ce building close to the
corner, and with a multifamily building (maximum of 18 units) closer to the West Seventh
railroad bridge. Parking would be shared between the two buildings; and the bluff side of the
intersection with a small (5,800 square foot) two-story o�ce building and adjacent parking.
• Creation of a small open space on the liquor store property at the northeast corner of St. Clair and
West Seventh. This area could also be used for grocery store expansion. One possibility is
consolidating the parking lots of the liquor store and grocery store, sharing parking, to allow for the
elimination of the problematic driveway access into the parking lot on the south side of the liquor store.
It would also provide an opportunity to convert the paved driveway area in front of the liquor store into
a landscaped area, which would improve the aesthetics of the St. Clair intersection.
• New development shall result in no net foss of off-street parking.
Fort Road Development Plan Summary 13
D5-90
Action
To encourage deveiopment according to the concepts and recommendations, the priori6es of the City
should be:
• Adopt this summary as an amendment to the Saint Paul Comprehensive Plan.
• Adopt zone changes that will encourage deveiopment reflecting the concepts in the plan summary.
• Collaborate with other agencies and community organizations to implement the recommendations
in this summary.
• Encourage redevelopment of land in the nodes.
• Provide for the development of streetscape amenities along West Seventh Street and within the
nodes.
• Implement design recommendations as redevelopment occurs.
Planning Commission Findings
The Planning Commission finds that the Fort Road Development Plan summary is consistent with the
Saint Paul Comprehensive Plan and other adopted City policies.
Planninq Process
The Fort Road Development Plan was prepared by a task force and a Randolph Work Group estaGlished
by the Planning Commission. Membership included representatives of the community planning
counciis for Districts 9 and 15, as well as representatives of businesses and community organizations,
the Planning Commission and residents. The task force was assisted throughout the planning
process by staff from the City of Saint Paul and a consultant team from URS inc., which was retained
by the Metropolitan Council. The task force began its work in February 2002 and concluded in
November 2002.
Fort Road Development Plan Summary 14
Date:
d.� 9�
sa�xr
PAUL
�
AAAA
•
i
To:
From:
CTTY OF SAINT PAUL
Randy C. Ke1[y, Mayor
February 8, 2005
City Council members
DEPARTMENT OF PLANNING
& ECONOMIC DEVELOPMENT
Susan Kimber[y, D�rector
2� West Fourth Street
Sam! Paul, MN Si 102
Penelope Simison (266-6554) and Allen Lovejoy (266-6576), PED
Subject: Concept maps for the Fort Road Development Plan Summary
Attached are concept maps for the Fort Road Development PZan Summary.
I=1
Telephone. 6�l-266-66�5
F¢caimde� 651-228-33JA
The concept maps reflect the recommendations in the text of the plan summary. The colors on the maps
depict the proposed land uses for the various nodes along West Seventh Street — Gateway (Shepazd-
Davern), Rankin, Albion, Otto, Randolph and St. Clair.
K\cortidors and downtown\SPLIT PLAi�council phase\concep[ maplk�0 Empbyer
1
, a,
�� ,
i
t
p �r �.
' �/ T
�+ k �
� ��'�
� i t
�r . �.:-
4 I♦ t� 4 !
,��
�Y
�H .
�i
,:� 6's "' � ; f
C �� F °C� F �
f7�u'l�.�It.E._-__ 'x��..
� .i. _ .� '- I�i
y u.. � \.�/,1`� ' • 6 . � r,C ..
7 �' F '� i
/�� E � , �� i �
�� . � 1� �� i F . , r �
c /� ,�c . 'kt'�c z•` :�' r ���
l � , �� ��• �Y � � /f '�.5. '/ ��
.�� ?��°�'. � � �. �;2: =_ . %` I
r� ,.���"� ,�r _�
� � �. �,o�-'%
>: � �,.. / , `�- '
� k , ( � �� � r�� y _
�
:� , a% . � �f' �s,.e � � � -
�•. .�, -" .L�1� ¢ F � � f ��� �'���I
'*�� y ... � y � '� ��� � � W � �',
"" � r �
b � v ' i,�•�,;J� 1 � � ,.���'�' �",
.�. .dl'� . ' : '�
.
8 1vr t : .
� n �
• �4 . v
♦
�, ':;; �
;.-,
05 - 9 �
�
Io� �
..�=�- rci C 0
e O �
� �� y �
< z� m m
z
-�t`i�i N � a C
��oj ' � m
1
fL?I i p
1 1
, -.
,�
� '�'
fi �
.
..,�� .
� �� � �`
� ��1
� �' � \
�
� � `
i �� _ �
� � ,� � ,
�" , ., � ,
1� � m �
; � Q o
� ,
� �' y, £ \
�� `
I �
�1
I
I: �
/�
Y 4
/ I
' .,
/ ��'u - ._. . � � .."�.:.
4� �
� � �, '�'.�.�., ;s
� .., ii�- �
� �< l` ��
�,�
��' `�'
�� f�
y �,��
r a ,
.. �`
� l '
L f ,
�.t � � � - � 1 ,. ...
,.
( n '\ �
/ 'a/ y �
�
n 1 A j' �;� ,
4 r �__
`<��� �!�
o /-`� � _ " i
=�
. • , � e< i
� 3' � `��
,�. -,4r.c � ,� / `� :� -� :. £ ' �:
�,�� w'>� �� � �l ��� �^ F '� a s =
�
�� ,� 'u� �%/, s'�� ,_' F. i e
\ ` , � b V,
� ;� ' \ �� k . §R� .{ p
� si� , q � a i : � - � 7 r 4�.,
.. ��..0 � �r !� r�' � ft .
�,Ss ! i "./ }* ` } y yq�. , `' y' S
��% -� ." \ ; �Fl�i:�. � <. ll . .
r�h � �� � �� � � ���� � �1� �
d � � ' � � �
' ., . - l/�° L . � � 1 r �"
1 E �
:6 �i; f'� � � 4 ��
e ' ��� ' e � �� � � x�' _�`�
,�'l��' � s ��� �`/ ="�i .� '� ;
' � , ` l i �; � , � ,
y. „ /., � %' � t ; � ;s3t ;,�"" ; �� ': �
�
3 �'`
r \ � f �e,?,F ��,� , , , � �.
�.
.� /� *� .£ y � . . y � .
. 1�� � `° �^2' � li 3 E .° r
� f �
,. ,„., n � , �
y ✓ �'�. t � / � �� � � ��-�` e ��:` V .. .
.�s''„ �. , ` ..� , / �.r,�r� , . � �. '
ti > �a
ti P '
l'�'� � „A � ,�� y � # � pYF �»,�� �' ' �,�� y �'
�V , . , ��`u�.'�., � : �'�.-��,'y7`� ��: ,% �� � f °
�J � '
." � , 0 � � , ���
+�" � , � 2i-r � l
2
` .. � 1 � � Z � f � i . p t"` s �� q .
•� y r � �� � �.� 'F �. � �` ��C��` n
.f, � _.�► ,�` •,� � � /
�� / f w �
t � a I 1 � a �'�� � `� °�trv:+� �.. J � t'
�.s y�1 , l � `i._ � � ,� �� �� �' d
.s."� �a� �� � � � dF- �� 3 i < � +': ±t �a'r�� �,'� ��
� y��" � eh'� �� � � •� � .e:z. � ' .�, 1) i � y s li � . � `/J/: �
y a.� �;s ; �;�' ?r� � "� ,� / �,���' " T,•. � '1"h
� ,� > �� > � -, � f� � �i C K_.,, '
K rr� � ��- � J ��
�; �a''cc ` � i '�`� ��1 �� � i= I
. > r*� ..f� � � � A�*'.r °�. ""' ?' � - .ao?' , � '� ��.
�:.
� \. ��� '� Y � / � ,J _����:.���wn '-s ; �v �F,. �..x� a� _`'"' t.. /�
� � ' � �` ,gi. - c . �� . C 3.� 3i � � � � /�'�
,�� �.�. �� e, � �.?`. 'gX(J Y�' � �§0 -�FP .,. ,/ �
� „�t �'�' � y �� . ' �gF`g� $ n 1 '�. � � �_
� � � �� � �� �� ������
`�t�� �a�, �_ �,��`�` � �.-
� F"' � t P• . �.S ' �
` y� � > �iM� e E fi < �' j{ � �
' l� �iF�� . A � �S'a/ . �N fi , 1 �� � 'r# Y {'.'1 /
, ;�� � � j � I I k � . b � ��� � _ r �,$n..
< � ? � .o� � �1��.. �i�` f 3' � r` �� t � �
.o- '�+
' q � '�'' v : � A'A �A'°`.$ ��Tr�,-
6 i + t
't` � �`�� \ � Ys`�� � � �'�'�j `�'� :,; f ' "M���-� .n. .
� � � % /. �, j �., �k h f`� � '` ;.
� �d� ' .., / / ' �.Y j,` f ! .� ' �� a' �N. � ��' ° . � .
� � �.'`�,+' .. � �,.� � � ,,� «. � - �� "`� '- fi �� �
o't'R`1�"'f� . lli , i s r �' t � ,� .a
, _ ir � � , 3' v`l �' ..
S �: � �:' F k
yry �� �. � „w `v{��u .� v � � � ; ��n �
�'`.„' y M� � � �t � T3�`\ ! � ... � 7 �4 ^tt����,� .
a � p � ,�' � � '� ' � _� . F W��I •� ' r � � 5 a�
F �'� �.����5� �� . �� ���`�S fY����� 4 "`K ��� � T.
S= 1 f + � 4., ) /� ' "�"
� Y �'�"' A �� '.� � � y � ,{ `� j s � � -�. �- �-� � � ` � �
f ♦ � �� � 4 � ���� i � g � 1 ...o u�""�" ati,�,�'� .
f Q�l f� , . ^Y 4¢F� y T �.
� r� �fi�i /� .� �� � l \ � S i
f Y 1 ^L.
s Q F Y� � �' i' T f ,. } .
.x Pm`�',� .[ .�r /,J Y .C` s ,. `�' J \ �i� i �.,-;-:'� ,`! f i ,F �
eri+�,�• ".. r ,/ � .,/i ` ` �,'�'^ ° � � � y �s� � ;� ' �z ' � � p! 9aL'� � ..�
t�ft y��
`��r F&� ��� ��� ,'�. ,����� _ 5'�\ � � -,"R�1.a., xty':c
� •
�� �'� �i, w� .% � �fiy- v r' � �., . y '��, �I / , . � r .. _ . � `\ '
e�� i •�l y♦ f �
• �� � �� �
... \� �� e .y(��t j ��S`�i�� r ° ��.w r i
� \�. ' ��a d 3 f' ' c � ! � 't � �. e� , � : \ `�fr
\ a��i: i �� �� � � .'� � l i � ' c' h �
�:, ��.-� rF�� sv t t �� ^ � g �, y � t � .. f ,3 :J 'r�`-.:
V° 5
� � � f _ .
.�s���'. ��'tli�:Y� ��.�� .a��. V _ �
�
� O �
� � \ � t 9 ' ♦ ♦ �♦ y �t � '..
.. � . �l � '�f E �� F " __ � �{ � . . �
1 �R�
. ..� �/:' �� >� ��' \.�� O ��� ,� , n• j�.":.`;. ��
. /�� � � � 4 Yf, fy '. ! �'. , � � ' . k �. . .
/ � '� ' �� /a 0 u r r e�_� l .. � t x f
�b�y._ ' i ; S ,� ,�i{�� m 'y, "S' i� �' �'� ,N�:" �
�� � � � '�\:' � i�' ,:` a�..ri�`'`'' A ��{ ` � +a� j �
- -'_ � A x F -. . . s � ��' .
:' . �4 � \, '� '1��_�.r � ( d_ S e - f ,�] � .
^,� R O � � +� `.., -+_ � J ,� 1s`- � 7
} � ",, . x .. � !(,._'� i,,. =l .
>
g.:. � � f _ � '. 1. .��' F�:' � s � - o r � � �! t � �� � .
\ -.' c
� '�s � � � �r `' + f �'�k � � � '�' r � ' � \, h
�?,,�4 :.,•. '' ', � . ��� a�i:u � � li��,� ' p � ...� a .� . . . .
.. �,� .:, � � C� � '�� '•1 � �LL .
m �' ■ �
`�.� � r,'! ���:.'. 1'�� . _ itr �-�.. :�. `� �`-�� , r '� .
r > p '�* �
.�; rt �t�, � 9.._ L`. � : �t k• �4 � s� � :, �
i :t ��`� i �at ��' . �� � ��` R '� �., . � � .. °� .
r. ^ � �' I
�� ">� �' � - `: '• � �) � =�, � b��. �� - ;; �
V���� �' � �� �� w �f � � � ` I
y � '�;•°- o a . � ' � I
, ` � �� � � � . � :. A v�� } . ���i .� � (�
�`" .' \ �r .v rt'1. r .� - f )
�� ��.� '��'' �'Y� , � `��„•b�����.._o�o� � .. , � f ' � �{ `I�� � ..
.
° � ? � �'• • B � � �, '��� , .
� < \ �.b� . ; �
� �� � � �'' ' .'�- +a eL`� cS e, 7� � o
,� � �. A �r � � �j � {'�t' v-1 1 `�. '( � 3 ,' ��»
�
a3
�•:�y �� + a,,. 'µ� , � �� � � �x T.� � � v '' .
9 � . . .��` f y J ' � �
'� 3 t�+,��t� a - � r :� .� �] �...^ ; ♦`�j� .., ) , .,
.a��� . � r'Sr � .O�•A ��., , qy � * �T . . .
:./�+ v � �� AR ' /.... � � _ ��,� � ��+�->�; '�� �+
' �r � i � t � •, �a���- m � 3 � �
� � ��
.>-a q.; � � � , .1 ,� � � �� ��. �°� �
� ry, :a+L`yC' v� ! , r ��� �" •� ' �� � �: `', � 9 ' " ��`�� ..
, ��� , ( g �:���. "` �r� ee' .ar� �5;:�'a �`1��. ' .',ii /�.^d+�' �o Ry 1 ,.. �� �.� ..
.,, ` �lS� . `� F �5 qt, �:. s . , � � '� . .
� � r . , / � , � � � � �� �' � 1 �`C.
. ...� i W� � �'.� \ � 1 � \
h ��� �� ' � ,, � ;� � � � 1 >� �
s�� ' � / f � `; `' a'd+„ � � �^°,��� l
._
l . , 4 � �. L t � �-r '?���, 1 �'� 1
i�� �,� ao_�� z. ,� �.e �� � 1 1
� � .� � ' €� ° �p ��� �: � � "
� . �; �� � €� � � � �
� .�,'-° �� � � � ; ' ° ,
° �,. �'� �' � ' „� - e � �
� l �
.
a �� . f � �; �� � ���
�� �*�` "� \ s- � } °� � � ,. �
� , . ; � �� ' � J
� * - ` � ��� ,� s ,;,: �
� �� � � ' �
` a s � r� .� "� . ` �`- ' +ra ";'�` +� � ri
� � �� � � ,� �' � 'n 1 �4 ,
�'i � ��„ � � f , z^ ' ] r.�a �
r _ �� �� , e . -u�. I . '� . � �"f.. . � .
. . i ,�/<* ��, ?.'� .
v`. i � �I ��,�
J1/ L � � �. .
� �
� f /� . � r�/�„ :,� .�4�' �t / V' ? �•��,4 ' O'{�,�'- �A �� ` ' � � .
. . � ;;,c '� � d ; i "^'•< � +� , w 1f� -{�3' . � � � � i q .
1
� ♦�Y \ 1����f �° �1' 9 y r • s�A"' � 1 . /
ry is �
. � ��1�. ♦`� �: � y ,_. � �� d . �'�hktM1,ar�... � '� r � .
' C `� d
t , y Y y � � a `'.: ♦ � , . .r. � i
\ ♦ ♦ �}�
��.`��: �, et ���� i �� a � -.�. ' /��e `v�Y '� .. a '+ re�
w✓ !,` +�, J,,l �I �•,! � ,tl/ '•v 2 ,�.� St_,' � �� .
- -° ">" �`` • .,, ;: . a' • a: ' • • -� • �'+ � � c - .
„�`''°• q �.� . •�!�` �a` p:rr ,w .�•�� " t� i ` � s= 3 ���:
,. `' '•� t , , 8� `- �< �� �c` '`�e'�'��>� c�.s:� � .� � } ' _-=
� ♦ . ! � ��s 4 � ' �� - �`�b � E�
� �. 3 s T .♦ -
� � w �� a . alir Y , `'� F � ����� � �' ��1�,' a . , s � � S l y -' ,y � 1
C �5 J , / �r.• • • : � 1 O ` a / . 4
; �r �\4��l�*"`�'R,��,. ! e eiN� 7 t.� 1 t`. _ � �
� � � � �,. Q � �.. <�^�;y � � ����h. �`" `� �� si ,� �� : � . '
�� i � � I ��' i � > e,�•0 ��!, n 4 ^ , •0`, i v � fY.1 ( ' r . �-
� r � ai . w. ♦ ``yl,� �� i�i �a a ! ! ��� 1 " 1 a' '-V (��, �\
V.'..'' l � t` c.� J ��`k. Q�i� C ♦, e�'♦� .♦ . Y R -�.
� 'GL R� �� � "({�+..,�i. ♦ �Y��j..�. . .1�✓ .. � � ,I ♦ �
♦ . X � ' . � �.� � '�
' �e� i � . ��� � w t♦ °o �� /rr • F,S � � t . .. 9 �i
rr. � r � G� �r* f.♦ ?"� � �' '�K•H � a
����iw f t:^ � S'.� ��'rj��.'.�° � {� ��r ♦» � � °*. t • .�� '"" �� .
i, t a .0 � R �� 6 � �4*� �:'T � ��� '/�� ii ��. 9'i ��� � c ; �. ^l .. �
.if,' �a 5, �y� 3,.? `� r 1r st :...,� � � �1'� �♦ � � .
i , , � � ���� �! ♦ � w". `��o s i i � � �ii A 'b r �� 1 -� ��
t�'� s .'� �i, .�rr � -'e�i��° �� �r �'- l'��� ✓ '` 6�r� . � � G
� ��� � � �� �� '� � .
. "\ �' � .� Q� ` .7�� x a i �� � ��y�� � ; 1� f: I a CV j « *,� � k t� �.. �
^�
� J � r�K �l�� I� � � Q . t! . 9 � ��� ' a • � .a� F � � x �'� ��� J
^ � •',� b�� .r ��>��+T �!. � ��' � _�'. �� ._. � 3 °x as � � '�'
l P . V \N '� .Y Z �(i�.RI. �' � �.W�.�I J W �. � � �^.
w.
�: t5, ! F` � P ( �
�� • �'� y�k� o' a�� ���� �' ��/ � � J ���� �� $ . -
, \' � y a �^ ' j i . d'_ s t .�' � � '��' t ` � . "l` �( . t . \
� �'. . J p ✓_ °� 11 ' P� , s� y�'a � ` 4 �� � 1�,�" m,� � �' s 1 .
41 C �rV Id a �'" f��p .� �,`
� , �'� � � �< 2. l . � ♦ O i _ ,�. , , e � � �,• �
�:�� .� , ' \� ' � o �c� .: •' / o ..•` + ` �o .+�P�_ � � � . .
S �
`��,. \��'�Q o��°,�,��.��?�7K���{ . j��'� y: ::.. '� 4 : ..
. b � � � y r :g ��',F . � � ��•5 0 r � 1� a ..
. � i�' Ql, r +i ? b ✓� cin : � at � _ � � � � .
�`
. �• a . • a� . 9PYC ._ �' S % s .
�'S � :� d� °/�'` . q '" �. g , Z g . '.
J� _ �"��G : �`1 �.. 1�. �o' ���s�:a � �� �� � �--'� i . .
' `° • � ° c� Sw _
�� < �� S �
J�' .. �.�. � � �'� !�l �2 " 1..� � y„ ', .
a
, y g 7�, \ p4
b, „ � � �. .0 L � �. � � � n Q i' yy ti� �i . „ �. . . .
.�.i :� / J`,�F.�'.� .f � �r ��y �.� � i� r .
'-' � � -...��� ' - � l .
� ����� �Y Y •�L.v �� _ r .
/�.. � �<Y � e f ��: � �{, k i " � .
x .� � � ,r �'��'.: J � .��\;.` � 'm �/A IJk:� `T.^:$ '_�� � .
� ;IRN
� � �% i � . � �'� 1W{se.�� � ��� .� _'. � .
�'1}�� �i �°° ��' � , 3 '��� 3. �\ \ y�r ~ �i . .
< � * ;�, y- 4 u i ��•� .� ,l �
J 4,
r � \ � . N �� S < 4�..`�I �� y . !
..� w�� � �,� i � V �y�Ry3 $e �� [ '✓ �
ya�� � � � \ y'�N �.�.7 J� ` A�..(�il-1y. @\` ' . t. . ..
��Yd• �' � p " ' � .,!, .s � ,; ; � �� "�' �`'� A .
e� J � � • p ' �,.
p�� ��� � � ��:.�� � . ��G' �� �� ` i �� �� � �� .
q�.�{ p � C r . �d �� eJ y��i�'la� � ,�-� � ,� '.
�►a0 t'�' �t; « .,xl� a 1% �'� � .
,p4' !/ ,.:. � - ���a Ls ...� n � „, � � . �x. f ( .
S r5 � �: � M1 . �' �� — . Y � � %�
9 �bf���a.� �n '» � . � y ,,a\s'� � - " �.
�/ � �`. �l' 4 ' �� w �� � _�\
,.� dC V^! e��� �� ! �� �. . �. y � . � . � ' �i� �v .a.,. �� x�� . cK� ' 1� _ - .
6 �! !!��
r i � ,� . , F .., o �
. . ,
r . ", y" ` � �, - � +s,
� �5�i, y y .� �� .� �.
•� 4
� � � � • ��
� J i f �1�.�, �� '!� � � :�� � . '
. �/� `•.� I rt �7 >` ~r yi,��' �� � ' t �jP
d : Y ,, / � �� y,. � b ..
.,,
, �; a .� � �y�,
. . ^ i . `i � ti t :� ..� _ i.� �<
' � /'" " r S °r .�. �I .
�• �� � �
,.. y- �
� �'—'�._ rr`� �; �
,,'� 1 ' � � :: � � �,
* �"' ';' ;:� <
,., b / . { f ♦ `�i� .q
' � Y.,
`�s. ,� - "'k,i ° o � .��a, � :
�. e�, ' . s h ±� •, �+ �
�q �r � �; �f� e ♦ � .�
. �i 6 � I � �. � Y
, �. . �� . . � � ,. 4 �.
� � !
� ' .� s�i ��.;
��c• ii ���� �� -.� •�i,
'� s '
"l 1 „� �' � ."> .�• ' :
�i ; � I •,•� r G e+� R � � �
`TY�7 �Yf� !fT/ ��F•
�' � t�" �fI �Y`�� .� I .
i� r. x p '� ��
' �
r .�e� �� e�. � '
� i�� I�� t� � �.
�°� � I` .sy , �, /i
�£ �° �� s��� •` e�� '. ` ,�'' `�
6 � t ' �,' �• � �< �� ' `
� §�- ,� , �w � � \„ . i . � w��
�vT / �/� ...��� � \ j � � ,�*� " �
f /// lJi Q � ,->�� ; " {. �. \,�
L �l � r/y
�' ' i `' �'.� °
' � s ��
, ..
�;;,. a`�Pt: -. i.�
.�..: � i ..,.. r <r..
''� l �
O �'.
� � � i,�.
! : ' v,`�
• . L/ MSFV
,�'.,�y.:� �
�� '.
�. �r��.. ,��'..
f
`� . W
'G�.A s ;:i
\•
.Y ..,. T :Tr ��
•"� ` `•
� � �\
z . r� . a,
� x :. a�
� 4 .. ..
• � ,�'� .. � .
� •� �� y 4
; � '� -R ,�'
.�;. � ` •� "�
f Y �� ,
1
� � � �� � �✓� ��
� ,: �.. ��,.,� � .
✓ �:�� ��'.� �� �
.
..-.-� • '����/l�yo- !e�!'�. Y <�e�p ��� c ���"p
•�...: ♦ , � _, a � @<<.a�w h'�.,�'a\ . .: �� ♦ !SG f �� �'
�� � � i
4 � l t��� �����. �
r
F ���'<�
� Y
� i
� x_ �
1 A�
� � .
� � (
.
�
�
�
�
�� �
k `
� �� \
�� �
B�'v'�. . � �
j �? t
� �: 1
��
� < �
z'.
' �:. }
y a I
�W � f� I
��:� 4 � ;
, : _ ,� ,
� m ,
�� x f) � Q
�: A O i
)/ / y
N-u � ,m �
2K �
i
/
� i
/
} /
/
r �
z �
w j i
_
i
� i
i
�'�`��
,1
. .a ,
'.. � t ay, e�� � -. s YF� ��� � � r.�^ .i..,wi� �t,.' .
a
.� „ � ��..����� �.. q (*� �� �� s� � +�. "��.
��a ` ♦ � � � � � ` �� �� �.:
" �^ � 1
-�' ' • _ �;£ � '!�� y ` � f � � s3
�
.� , y]
r�;-*d4 ; � �. � � (� �
f �� j �q�., �r '�r � :.i' �' g`
\ '!' :j •� '�Y � , c�"''. .'9tV�.t�'" ������ , ;',., , �»�.�i � „F ° � 1 N�
� j � , � � �� � .
' H;;�. � . • • :��,� )� `�F 1
� , '
� . � l: ^ Y �� 'ty�� `�' e /�'' i '`
�` k � C
N�� ( % _ � 'r� J � �a 1:�v�,.' � � �
9 zs� � �F�� �3 �e� �� - ti, , , K..
�� - 9? � � � , i �� i. �r t y..t �Jx. � . : 4„t .: �'� ,.M
a
� �� i �� J 1�sy� `� 'S Y .. � � .
- � _ ��� : � '°• + � -
•, �T � ` } '•
'. v � .. ..+.� /� <�f'��s f � , ���.nti + �" � ��'i y i � 1' ��
�y�i 1�, . - �..� .r: ������i '. ♦ e"� �' ± :� �_
jY �"Y �r" y _� .. . �� „ y � �� � � ' .. �� � ��
T �� � �. _: � � �, � � ' - �� �
� i ♦ f
v. � � , ,� {
4, � " �r .+ � �e � . . - � `"�'�t. � ' r � � I ��i
� � � � � ' � i 0 ' /�\. ...i' � ' , 1. �, . �. �� y lY � L� ', � � �
i �iG� y ��� . ; y�, • ' °♦ � � ��J } � �
�, � 1 i..,,'� f ,� •� ,r � \ � � � , �� . � � �
f i +E,e_. "• ♦ �� e . /JS �` � �., � +f
< 8 � � � � "'� � [ � K I 1
� ' .; + ,; t •�� ,�� ,
`�� �:_ x �� � � � �..:,.
� _
, +�; . � ' • a a '+ e� < f �
. f t r � �[ � J c m�' '.�� � ! i � .
� � i� p �' � � g�+ '� `� � '�1" . e i' �
�+. � e � ^k' f � °�' � t� q , M
' �� °� �`�' . � �. y ou • :sR � � .'�J ♦ ,� 9 ! , i
. t ,�-1 � �� �`.' ; � ` d �°' ° . y,
"t .v � •� � �. ���.
.f y �.d � t.. Y
� °, Y �� ° +`' � ° ' `' ���� . y �` .> �� �l ; • i�`,
O� Y � � �, ♦ t
°� � . � r l � o� ��. � �/ �J �{ ' i�. !1�
b � � f
—� � � . . .' 1', s '�, ` ` z .; �� � ., .-` r '' 1 '
' �` ¢ a ( r i ; m • � .. ,"a : �t � �r ��y': �`�
;; � ' �'-� � � ` �� � � � up \ . . �i ,
. AF1F �.i ; '*� f �- � e U. ��� ��� ���
y 6a .�ii 1t+'•��1�`i�,f��'�5'" �`...: Y �s �Y � � ~•L�..' '�.,�
� !�' s� y ,/ J , : r
f � �
,� � �� �� �V'� � � �` �I" �.�'" � � � �� .
� �.. k t� <'. t JIh:E^ � s s ' �� � � ���
� t� 4 �� • ��� �`'��� •� '�� � �� � � � � � � .
� � � �� i
_—�� � y�i i� �s S. C�'f ,� .�7����y��'`'��` �. .
' -� ee. I t `^: ( �" _ y ¢. r : a. � w t, " ` � k '
. .a'� t Y t'�t s �� i � � �4, � '�
;� .: � i��� �.� � r �. . ` .'�� V n � ., - . �� E i .
4 1 r' ' ♦ "j i`
� �� � qi �� 9 � t 0.� n � �I �d �� � � s a. � . .
"� ' � � � �� � ,�
�,� V 't, .� : Gi � � i � ,�° y -� �'! o ' � "��^ ,'�
F
�y, j- � � r -
3\ .�!!� .cl ' �� r�.`,�. ��� ,', 'y� / f�,,.� \ * �' I ��� s�a�:.._
� t f � •
,r �^�.. � 2Q��'�`� � °5���.\� t Z��3,� �,'� $'�l' � � . .+y��..✓�. ..
��'t[ e � - i � yi �t. a� � 1� � ' I
! � � ��'�Gl �J ��' �. u y L J� ;/� � , a. �
, f i+ p� � " `y � . . r✓ •s,! � 1 f ��
'� � �� / y y� o ��'i�C'�y �C` �A \ I4 � �9 _
� � �' .i / 41 k. \ �!� . � f�
. �!\ a �
� � /���.'\ f-t[fgl.. �/` . �
� B� i ���• � �� � ��rE� ti' �"� .
.4 - � **i ♦ � ♦ � .
t
� E�
E
$L ' y
.� ` ry/ 'r • • R
- r� �,�� ' �� 9 ' se��ti� �"R/� ����b YII1 �.�i.%6� �, �" f
�ar
y �� � � �r . .y �.,. . � � �Y : �. �, � �
- 6� .. �� � e ����� ��� �� �'�� � � . . ..
� y�
� r . - i . �l � ° �a�� �:�a: I� �.. �..i ���, _� $ � . ��\
<
I
C�5 -9a
�, �
� ,�
a_:. ` . � ; a
.. e �aa<aaa � �
a eiecn �
� 4 ° aw ° m / �A sse y B� \ � �
�� ° e�w d s o � � ,„ �
P � /BYJ s a Q �
�o � a p / �e�o%
% i \ (\
/
N U
�N UN y
a
� "cm � d o�' �
� ��.m U U � � C � � p Y � Y
�. � m m N � �(6 f0 �(6 � i0
m "�n > a.o d �N n m '� �- 3 3
a� �' �
� �O o m T r� a m � °� o a 'u rn'o
°- :� - o E � oro m � y . c �y
�� LL �CC� � �W� � 9Y�
OI O O-T p),� � T E U C O E L�J 0-�
C.d @ «'O "' = C 3 N r.. O N�.=
—3�i GC 3-�O. V Oay � w Y
N� �(6 � O r N "O � y R O m(J U in. � U
- p�"O ��? y a��3 y C 'O�� y � O �
O N�O ?d C�'� S`=0p�
c � c°v�`m v�o �om � �n��
d._ p..
�pd'Or .' �' r x y fq0 3 NO"Op
P�LLdI�(n ' ch(O�!/) �� UNZ J ��CnZ
i�� i i� � i i� i i i i i i
�r ,�► . / � �� ! �; tt �'� �
1 �! �^� � G r��P� !' � �- Y
� ; ` C�
� -� C;h �'%� �� ca � "� �s & ;� [ l i
�._::. �- ✓/ ���� a q ("�^i i �` �� � L �i� �i�
° ��� �� I� � d � . \`� �� � dt, .�``. �.u"'c" C. �`� � � � (i �f \� i f - \/ �
� ( E `
��s��t��) ! � �b �2,� ' �� ��a�� 1 � 1.
.
� � t�ti��nE� � � ��� � ��
���� �� � r �i � �� t5 ,s; �����r�`�� �� � �I/!!1!/��`a ���� ♦ 4� �,I i�
.,� ��'�¢'�4' V� `��� os���1'"� � .� i�'--��-y=:`=— � • � I ��G� C�T-L.
�!l��.�� '�I�I `���\ ��/I % Si a� �r:, —. � s-
�x x'� � ' � - � � a � t:
E: '� ;� r
� ��. , _ � � �v—_—. �� � ^ ! ��
,
� -� '� � � — -- - f - � r�{��
�.} ' � � - -- � -- . - 1 a�
iF - ,i�'� � +++ jjj �' S`•
a f � 4
'�`� 1 �u.+ - � �' � 9 v i
� � � ��� — a ��; B ��i;+
� �, �\ �.a . _ 1 �'k.�, ��. ��� a �S- : 1
x ��\� � _ ,' '�, ..""' "�,�
_�� :' ' ��;.
k ��� - � �- � ..; - i = �;
� _, `� �, — _ � ,; � � �
� y-� �� �' � . .
;� . :a •
. _
. �,-.f�� . 4 :. I , . .. � i
G _�..� '. -SW � t :j - yY[;
U e
I �. 3 .
� '� �:.} � � � � � _ R _ �
�V ': � I
� . . , .�
`' tr C � ` � .�. I F ?u t ., � � . _
r���.c"n�+s' �
` ' � k ; a`c- � � f =' � [ ,^ , � .. ' � $
�' _ .
— . _' ., k �":_ .------ � . ..__ � � �.._i�� ' i _'�. _ ..
os-��
� ' '` ' � ��,�
3 , �
� � � I � � �.e� � I . �' '� � �
�� � � � � �, f
r—
.—•— .: v . ' � .. .:
..�t ��-- � �� � i � ..� .r. ,�= j �`j �
� h
t� � . 1 �
� �� � � . �_'t � 1 .., q � `^�' , �
i �
� " �
�r Ys
. \
'E�� '—nT "^ .. \.^�
--.-' � 1 :. _._± . � .'�� �--
I I 4 -,"� � �, j i� 4 _
I �.,�„ . �i �`� � , '�Y _ �� -
� i � �: _ ; �'. .
� �� w � i, � � ,�_ � . � � u � � � :. -' i i i
.-- a.. , � �� e `� . .. i
� �� --f i
� I� � . �
� ���� �
:�,� . a�� s � .�,
� , i�i f t �t�+� '� �• �'-� 'r'� �r�`� Y�� C
(`��^�'� �r4i �j� j�-r, `��. � s�`' � f �`� , I
<s�� _ f� I ri���4 t ,�-� r � s`ra.
' � �aif f f � � � l,,, � f -� C �t4 �
� �r� � � _— 4it � 'I�I ■ y'1 P i / � � � � � ,> �� ��
(� ���� II� 1�: ��., � C�. t
�
t_y.�. �. � I��` f BI!
'- —' -•� � �
� .�. 1 ` ,. r c � i�.,
< =1 �—. r-iEi i('F�Crl ��_` C. !s,'i �li�� �
� �< <�� �� � 'Zr.� . i i� � � ■ ��
};y!��. �_t2� . L �= � �I
� G �i I� �'E �� � , � '� �� �
td� � � � �=p ` - � r� � j � �fR��it�4 � •����� i� �
�' �— ,�� �c�ra�[t `�? :.-:,r�-��,_� ,;���,�._ e.'
� � �
� � � �
o � �
`� ���,�' �� d�3 0
p>Va � m� i Ur N (J�� V
@N @ N(6 U p�
� tQ N f� L O„ C7 � � n'� C
� LN O_� �N � f1N O_N 'O
3 « ,.��0@ L .,.N.� O w C N��
7 N..'O ` U C'O"� C 7 CAw 'C ? N
� "a'c'�n�m �d`ov�i p �YCY Y �s3�m�
A O �� N O � m�X �jY V 01V N� >
� � � � �.- (6 4 C C.�-. � V� N>.
£ ���aa S NOQ� y �. y ��
�c ��� � 3��� � 3'3� � 33�-�°a�
l � °� aa� a m3 o a rc��
Q> �� Q 7 't6 � R O s>:Y L � O � �21 O > Q " �
Q • N C._ C N.r cp N... C N
� � i 7p_� ti �c6�� 3 tt)NNL d �N pLNQ)
;� QI�-� �LL U 1 U�F- � .-N OCn .J � NU N��
o �
o a e �
� \ �
�` ��. �` ��� o `6 �
m e � 9
• aa / ap � � mm
o .a o � `� � � �
� � � o
� � �
e � � � a
Q % Q . B �
° H
' o � � / au
� a e � ti
W
Council File # [�J��v
Resolution #
�reen sheet # 3025038
RESOLUTIOPI
SAINT PAUL, MINNESOTA
�
1
2
3
4
5
6
7
S
9
10
11
12
13
14
15
16
17
18
19
2�
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
Presented By
Referred To
Committee: Date
RESOLUTION ADOPTING THE
Fort Road Development Plan Summary
AS Al�i ADDENDUM TO THE SAINT PAUL COMPREHENSIVE PLAN
WHEREAS, the City of Saint Paul is authorized under Minnesota Statutes Section 462353 to carry on
comprehensive municipal planning activitaes for guiding the future development and improvement of the city;
and
WHEREAS, the City of Saint Paul, as a local government unit within the metropolitan area, is required under
Minnesota Statutes, Section 473.858, to prepare a comprehensive plan; and
WHEREAS, the Saint Paul City Council adopted, by Councii File 98-1133 on March 3, 1499, the Land (Jse
Plan as a chapter of the Saint Paul Comprehensive Plan; and
WHEREAS, the Land Use Plan provided for the adoption of area plan summaries and amendments to those
suminaries as addenda to the comprehensive plan; and
WFIEREAS, the Fort Road Development Plan Summary was prepazed by a community-based task force
convened by the Planning Commission on October 19, 2001; and
WHEREAS, the Fort Road Development Plan Summary was presented to the Planning Commission for its
review; and
WHEREAS, the Planning Commission, after a public hearing on January 14, 2005, and consideration of
public testimony, recommended, in its Resolution 05-02 approved January 28, 2005, adoption of the Fort
Road Development Plan S'ummary by the City Council.
NOW, THEREFORE, BE IT RESOLVED, that the Fort Road Development Plan Summary is adopted as an
addendum to the Saint Paul Comprehensive Plan contingent upon review by the Metropolitan Councii.
41
Adopted by Council: Date �brtcrsry a3, �c7C�S�
�
Adoption Certified by Cotincil Secretary
By:
Approved by
By:
'F'..
Reguested by Department o£: �s���
PlanniR4 & EconOmic Development
By <-- �' 2 �����L
Approved by Financial Services
By:
Form Approved by City Attorney
by
�a.s, �o'LSo 3� c.ep���i J 4�.r�o{t's.. �f �F F b 2��� Der.leP... �_Z'I.od �,
;
� Green Sheet Green Sheet Green Sheet Green Sh,eet Green Sheet Green Sheet
�� .._ . . ... �
�..,,.
� Departrnentloffice/council:
' PE �{�+ng & Ewnomic Development
� Contact Person 8 Phone:
�� PennySimison
' 6&554
Must Be on Council Agenda by (Datej:
� �eb. 16 2ae 5
�S �m
Date Initiated:
Z�AN-05 Green Sheet NO: 3025038
�
AsSign
Number
For
RouGng
Order
�
Deoartrnent SentToPerson initial/Date
0 1 nin n mi D vel
3 Ian i Ec no ic Devel De artmeot Disect r � Z �
2 rn (-1l-aS
3 or's �ce Ma or/A istant �� �
4 n il
5 i 1 rk i Ci rk
TuYal # of Signature Pages _(Clip Al! Locations for Signature)
Aclion Requested:
Approval of Fort Road Development Plan Snmmary
Recommendations: Approve (A) or R
_� Planning Commission
CIB Committee
__ _ Civil Service Commission
Must
Questions:
1. Has this persoNfirm ever worked under a cAntract for this department?
Yes No
2. Has this person/firm ever been a city employee?
Yes No
3. Qoes this personlfirtn possess a skill not normally possessed by any
current city employee�
Yes No
Explain all yes answers on separate sheet and attach to green sheet
Initiating Problem, Issues, Opportunity (Who, What, Wben, Where, Why):
Planning Commission initiated study of Fort Road azea and iu major nodes, including appointment of taskforce, to address
revitalization issues.
AdvantaStes If Approved:
Plan summary can be implemented for this azea of the Ciry.
Disadvantapes If Approved:
None.
m
Disadvantages If Not Approved:
Implementation cannot go forwazd.
�otal Amount of
Trensaction:
Fundinq Source:
CosURevenue Budgeffid:
Activily Number.
Financial Information:
(Explain�
�
05-90
city of saint paui
planning commission resolution
file number OS-02b
date ��n,�ar� ��. 20�
RESOLUTION ADOPTING THE
FORT ROAD DEVELOPMENT PLAN SUMMARY
WHEREAS, the Planning Commission is authorized under Minnesota Statutes Section 462355(2)
and Chapter 107 of the 5aint Paul Legislative Code to recommend to the Mayor and the City Council
amendments to the Comprehensive Plan; and
WHEI2EAS, the Planning Commission on October 19, 2001, initiated the preparation of a plan for
nodes in the Fort Road (West Seventh Street) azea of the City, including a public participation process that
included a community- based task force; and �
WHEREAS, the task force met beginning in January 2002, and met throughout the remainder of
Z�iv2; w"lu
WHEREAS, the Planning Commission held a public heazing on the Fort Road Development Plan
Summary on January 14, 2005, notice of which was duly given in the Saint Pau1 Pioneer Press on December
27, 2004; January 3, 2005; and January 10, 2005; and
WIIEREAS, the Planning Commission recommended changes to the plan, after considering public
testimony and reviewing the plan's conformance with the Comprehensive Ptan.
NOW, THEREFORE, SE IT RESOLVED, that the Planning Commission hereby recommends
adoption by the City Council of the Fort Road Development PZan Summary as an amendment to the City's
Land Use Plan, which is an element of the Comprehensive Plan.
moved by Kramer
seconded by
�n �aVO�" Unanimous
against
D5-9D
�.I� �r` n J�1 , pA�. 390 Crry Ha1t
RandyC. Ketly, Mayor TSWes1Ke11oggBoutevard
Tetephone: 651-266-8510
Facs:mit e: 651-228-8513
Sa+n! Paut, MN 55)02
January 28, 2005
Council President Kathy Lantry and Members of the City Council
320C City Hall
Saint Paul, MN 55102
Dear Councii President Lantry and Council members:
It is my pleasure to uansmit to you the plan summary of the Fort Road Development Plan and recommend
its adoption as an addendum to the Saint Paul Comprehensive Plan. Prepared by a commun'rTy-based task
force convened by the Planning Commissioq the plan includes recommendations designed to guide the
redevelopment of major nodes along West Seventh Street, including those at Gateway (Shepazd-Davern),
Rankin, Albion, Otto, Randolph and St. Clair.
In summary, the framework for the plan summary includes three principles that provide a foundation for
the recommendations, including:
Strategic Zocation of development, found in the Land Use Plan ofthe City's Comprehensive Plan
and ats smal! area plans.
Excedlence in urban design, found in the Saint Paul on the Mississippi Development Framework.
Traditional neighborhood development, found in the Zoning Code.
The Planning Commission has considered the plan summary and held a public heazing. They recommend
its adQntion. I concur with their recommendation.
Mayor
C. Kelly
Enclosure
05 -90
Fort Road Development Plan Summary
Addendum to the Comprehensive Plan for Saint Paul
Recommended by the Planning Commission on January 28, 2005
Adopted by the City Cou�cil on
Location
The area addressed in the Fort Road Development Plan includes tand at key nodes afong West Seventh
Street, between the City boundary on the southwest and Smith Avenue.
Fort Road VScinity Map
r ,._�� .._� �_ . �
� �
% i
5 1 L 5�
_ r�
S �
� t��
�
c
�
_ �
,� �y.� _ _ _ , . ,-
°� :_�._ , ,
V ', t
;: ��s«�.. : , ,.,.
,,<
� �' � � '-�
t :.�. M Sbaw
h I m '�
� 'p,
d �
f
2 Wi _, � � �' . .
t
1
.,'�, ,`. F .+
-1 Y 2 r
r9n) l
`�'. arctlf �
� ; �.,�_
�
�
S% .
Fort Road Development P(an Summary 1
05 -�10
Framework
The foundation of the Fort Road Development Plan is contained in the Saint Paui Comprehensive Plan
and Zoning Code. Relevant policies and principles include:
• strategic location of redevelopment in the cdy (Land Use Element, smail area plans);
• excellence in urban design (Saint Paui on the Mississippi Development Framework) ; and
• traditional neighborhood development (Zoning Code)
The Fort Road Development Plan used the corridor focus of the Land Use Element in combination with
development concepts, some of which are contained in previously adopted small area plans
(Brewery/Ran-View Small Area Pfan, 2000; Shepard Davern Small Area Plan and Saint Paut Gateway
Project, 1999; and Seven Corners Gateway Pian, 200D), and others are new development concepts. The
streetscape and pedestrian path principles come initially from the Saint Paul on the Mississippi
Development F�amework (adjusted for the particulars of West Seventh Street) and from planning work
done for the individual traditional neighborhood nodes. Moreover, all of the policies have been developed
through the lens of the Principles of Traditional Neighborhood Development in the Zoning Code, including:
• compaet (within 174 to'/: mile of major interseetions)
� pedestrian-oriented (including safe and direct pedestrian access to the center of the node)
• mix of commercial and residential uses (vertical and/or horizontal)
• on maior transit streets and corridors (including West Seventh Street)
� exoanded housinq choices within the region
Strategically, the approach to land use planning in this corridor is:
• To continue working with community and business organizations
• To work with each neighborhood to take best advantage of the views and amenities of the river valley
• To pursue redevelopment of major opportunity sites including: Shepard-Davern; Crosby Lake
industrial site; Koch-Mobile site, ADM site; and the Citgo site.
• To strengthen the urban village characteristics along West Seventh Street
Fort Road Development Plan Summary
d5 �]o
Recommendations
The Fort Road Deve%pment Plan includes recommendations for six nodes along West Seventh Street
between the City's southwestern boundary and the Smith Avenue intersection. The nodes are: Gateway
(Shepard/Davem), Rankin, Aibion, Otto, Randolph and St. Clair. "City Actions° (below) describes the
strategies and approaches the City of Saint Paul will use to impiement the recommendations.
The recommenda6ons are proposed for areas depicted on the attached Concept Plans. "Concept Pians"
show broad classes of recommended land uses and connections among them. The mrxeptpians usethe
fdl�rring vocabuYary � disaiss improverr�enis a' dianges:
• Existinq Land Uses (solid line) include major projects recently completed or under construction.
• Planned Land Uses (long dashed line} indicate projects already proposed in prior Small Area Plans or
studies.
• Proposed Land Uses (short dashed line) indicates changes proposed as part of this Corridor Pian. Since
neighborhood planning often involves successive iterations of an idea, there is sometimes an overlap
beiween "Planned" and "Proposed" categories. Some projects or concepts first suggested in previous
plans are refined or slightly altered in the current plan.
Mor� detailed suggestions fw speafic sub-areas within �ch naie area are p�eser�d in the atkached illustra6ve plans. The
llusha6ve plans are iritended to depict op tential "redevebpment scenarios" — ihat is, ihey indicate one manrier in which a
given sile coukl be devebped in accwd wBh ihe broad prirxapies in the concept pk�n. RareN does deveboment ocaar in
ex the manner su in an tllusiratide �i These plans are intended to provide e�arnples to help guide
devebPment, but are not meant � fo�close atlie� possible scertarios invoNing similar land t�ses and devebpment intensities.
Additional recommendations include design guidelines for buiidings and sites, guidelines for building
typologies at various densities and the prototypicai plan for a path system connecting the node with the
surrounding neighborhood.
Design Guidelines
Building and site design is a key factor in creating compatible infill deveiopment, especialiy at higher levels
of density. The design guidelines, attached, address some of the key elements of infill design: sensitivity
to context and the relationship of building facades, windows and entrances to street and sidewalk. These
guidelines should be considered as part of the site plan review process for proposed nonresidential or
multifamily developments in all nodes. The new Traditional Neighborhood zoning districts, proposed as
rezonings in specific nodes in the corridor, include additional design guidelines that address the placement
of parking and screening of service areas.
The following guidelines are recommended for consideration as part of the site plan review process for
new nonresidential or multifamily buildings in station areas. They address the relationship of new
buildings to the street and to neighboring traditional buildings. Additional guidelines may be applied in
connection with existing zoning districts (i.e., the Shepard-Davern Overlay Districts) or proposed zoning
changes to the TN Traditional Neighborhood Districts.
Fort Road Deve%pmenf Pla� Summary
05 -9 Z�
New development should relate to the design of adjacent traditional buildings, where these are
present, in scale and character. This can be achieved by maintaining simiiar setbacks, fa�ade
divisions, roof iines, rhythm and proportions of openings, buildi�g materials and coiors. Historic
architectural details and styles are encouraged, as are designs that complements those styles.
• Primary building entrances on all buildings should face the primary abutting public street or
walkway, or iinked to that street by a ciearly defined and visible walkway or courtyard. Additional
secondary entrances may be oriented to a secondary street or parking area. Entries should be
clearly visible and identifiable from the street.
• In pedestrian-oriented commercial districts (generally characteri2ed by storefront commercial
buildings built up to the sidewalk) the following guidefines shouid be followed:
1. Buildings should be as close to the sidewalk as practical. Where practical, green space and/or
landscaping should be installed between the building front and the public sidewalk.
2. At intersections, Duildings should "hold the corner;' that is, have street facades at or near the
sidewalks of both streets.
3. Buildings should have direct pedestrian connections to the street.
4. No blank walls should be permitted to face the public street, sidewalks, or other public spaces
such as piazas.
5. Signage should be appropriate for pedestrians.
6. The width of sidewa{ks shoufd be maintained.
7. Parking shaii be located at the rear or side of all buildings, if practicai.
• Buildings should have window and door openings facing the street; windows facing parking lots are also
encouraged.
• Ali rooftop equipment shall be screened from view from adjacent streets, public rights-of-way and
adjacent properties. Preferably, rooftop equipment should be screened by the building parapet, or
should be located out of view from the ground. If this is infeasibie, the equipment should be grouped
within a single enclosure. Exterior mechanicai equipment such as duciwork shall not be located on
primary building facades.
• The number of curb cuts should be minimized where possible, and shared curb cuts 4or adjacent parking
areas are encouraged.
Building Typofogies
This section and the accompanying graphic indicate the variety of building fijpes and mixtures of uses that
are possible in a node. Categories are as foliows:
Fort Road Development P/an Summary
05 -Go
• Rcsider�tial: In alrn�t a9 cases, r�.w residentiai deaebprnent is at medium to Frigh densities, and can encomp;�s
townhouse oroiher athadied d�nrell'ugs, carTiage haise secorxiary unils, and br✓-rise or mid-rise multifam� buildirgs-bit
tYPe ape�r�, orflais, both condornmiums or r�lal unils. In a fEw in�, one- or two-fam� d�velfmgs on srr�all Id�s
are propos�.d as infill projects or compor�erris of targer proje�ds. The "reside�aP' ratec�ory rnay also fncltade hybrids such �
froevYork units, arxi the occasior�ai sirratl "caner stae or caf�. "f'hus, sane ne,�v urban ml}age srtes such as ttte Upper
Landmg ate diarac�[¢ed ��xurian7y reside�tial, alihough tt�ey indude s�nall oxnmetaal canpo�enis.
• Mixed Use: Indicates both verticaliy-integrated mixed use, such as housing above ground-floor
commerciai or office use, as well as a range of uses along a biock frontage
• Commerciai: includes retail and service uses, sometimes in combination with offices.
• Office: Includes buildings used solely or primarily for office purposes, including medical offices and
government offces such as state agencies.
• Industrial: Includes manufacturing, wholesaling and warehousing/shipping activities, as well as other
large-scale office tenants of business parks.
• Institutional: Inciudes private institutions such as places of worship, semi-public institutions (i.e. a
hosp+tal or YMCA) and public institutions such as schools and police bus stops.
Within the node, there are a number of ways to achieve residential densities of approximately 20 units per
acre and a floor-to area ratio of 1.0 without detracUng from neighborhood character. 6uilding design is the
key factor in creating compatible infill development. The graphic, Building Typology, is provided as a
broad overview of the general building types that are proposed in the nodes of the Fort Road Corridor.
These types have been identified as appropriate for various redevelopment sites, with consideration of
neighborhood scale, market conditions, circulation patterns, the "background density" of the surrounding
neighborhood and the density level needed to create a vibrant node.
Forf Road Development Plan Summary
05 �io
,� rY�.�:�c�c� `��a 3 �v�
CJ
�
The Development Nodes of Fort Road
Gateway and Rankin t3odes
The Gateway and Rankin nodes, both covered by the Shepard Davem Small Area P/an (1999), share
many common features. The small area pian describes the area's character as "influenced more by
transportation routes through it than by settlement within it." Both West Seventh StreeUHighway 5 and
Shepard Road are high-traffic corridors, influenced by their proxlmity to the freeway system and the
Minneapolis-St. Paul Airport; they are characterized by generally auto-oriented deveiopment �tterns.
Housing densities vary greatly, ftom large lots above the high bluff (2.4 units per acre) to mid-rise
apartment complexes along Shepard (as high as 59 units per acre). Within a quarter-mile radius of the
Gateway node are 854 units; another 1,012 are located between a quarter-mife and a half-mile. The
Rankin node has 727 units within a quarter-mile and 1,330 between a quarter-mile and a half-mile (some
of these are within the Gateway node radius as well).
This summary reiterates elements of the Shepard Davern Smal/ Area P/an that are particularly pertinent to
the concepts of compact, walkable communities built at a human scale:
The Shepard Davern Overlay District covers most Iand beiween the Highway 5/She�rd Road
interchange and Rankin Street. The commercial overlay permits e ci i ie
�end multifamily housing in addition to the base (B-2) uses. It prohibits auto-reiated uses,
freestanding restaurants, pawnshops, currency exchanges and similar uses. Off-premises signs
(billboards) are prohibited. Building height is limited to 6 stories/65 feet. Design standards,
provided for both pubiic and private development, cover the foilowing: building setbacks
(maximum and minimum); building design and materials; signage; improvement s to public
sidewalks; and, landscaping and design of parking areas. The residential overlay has the same
height Iimits and similar design standards; uses are primarily those of the base (multifamily)
districts, with some limits on density and minimum site area.
Edgcumbe Parkway District (both sides of Davern SYreet west of Sibley Manor) and north of
Norfolk is being deveioped as housing. Some community commercial may aiso be included in the
future. ,
fleeel�
The Gateway Village praposal encompasses a poRion of the Edgecumbe Parkway area (north of
Norfolk Avenue and west of Davern), with a horizontally-integrated mix of housing, including
senior housing, I .
�
Fort Road Development Plan Summary
New multifamily housing is proposed both east and west of Sibley Manor, inciuding: West Sibley •
Crescent — 24 two-story duplex or rowhouse unils with tuck-under parking, overlooking open
space; Snelling Place — 50-70 new multitamily units with ground level parking, oriented around a
circular plaza; Stewart Crescent — 150-250 townhouse and rowhouse units oriented around an
oval "village green;" and Shepard Road River Bluff Apartments — additional development sites for
market-rate mid-rise condominium or apartment buildings when the future redesig� of Shepard
Road as a parkway eliminates Youngman Avenue as a frontage road.
Springfield Terrace — 120 —200 multifamily units combined with ground floor reYail or office uses
(mainly at corner locations) on the residential blocks east and west of Springfieid Street; buildings
would step down the slope from West Seventh to Benson Avenue.
Commercia! and mixed use infill development is proposed along the frontage of Sibley Manor; on
the Wordsworth Avenue block, in combination with rowhouses fronting Wordsworth; and, at the
intersection of West Seventh and St. Paul Avenue. The Sibley Plaza shopping center is proposed
to be expanded and reorienYed Yo the street.
Streetscape Improvements are proposed. The small area plan and the overlay district inciude
fairly detailed standards for streetscape improvements on West Seventh Street. Davern should
have a sidewalk on at least one side of the street. In addition, Rankin Street should be improved �
with a continuous sidewalk, slreet trees and lantern streetlighYs. Madison and Alton streets should
be improved with a continuous sidewalk. Springfield Street shoald be improved with a pedestrian
crossing of the rail line and with continuous sidewalks on the disconYinuous street segments. If
and when the bridge over West 7`" at Gannon is rebuilt, ensure that there is adequate pedestrian
accommodations on the east side ot the bridge.
Albion Naie
The Albion, as well as the Otto, nodes are located about one-half mile apart on opposite sides of the I-35E
interchange. The Otto node is characterized by large developable or recently developed sites (River Bluff
and the Crosby Lake Business Park), while the Atbion node is largely developed or protected as open
space. The size of the Albion node is Iimited by the I-35E freeway corridor and the steep bluff wesi of
Lexington Parkway. Other physical barr+ers include Shepard Road a�d West Seventh Street itself, which
is characterized by high speeds and high iraffic volumes approaching the I-35E interchange.
Recommendations include the following:
6ctension of the existing bike path to Shepard Road. The preferred route follows Aibion across
West Seventh to the right-of-way of Adrian Street (currently a storage area for Highland Nursery)
and follows that as far as the Elway Street right-of-way; the route would continue south on Elway �
FoR Road Development Plan Summary
05-90
The Development Nodes of Fort Road
Gateway and Rankin Nodes
The Gateway and Rankin nodes, both covered by the Shepard Davern Small Area Plan (1999), share
many common features. The small area pian describes the area's character as "influenced more by
transportation routes through it than by settlement within it." Both West Seventh StreeUHighway 5 and
Shepard Road are high-traffic corridors, influenced by their proximity to the freeway system and the
Minneapolis-St. Paul Airport; they are characterized by generally auto-oriented development Fatterns.
Housing densities vary greatly, from large lots above the high bluff (2.4 units per acre) to mid-rise
apartment complexes along Shepard (as high as 59 units per acrej. Within a quarter-mile radius of the
Gateway node are 854 units; another 1,012 are located between a quarter-mile and a half-mile. The
Rankin node has 727 units within a quarter-mile and 1,330 between a quarter-mile and a half-mile (some
of these are within the Gateway node radius as well).
This summary reiterates elements of the Shepard Davern Small Area P/an that are particularly pertinent to
the concepts of compact, walkable communities built at a human scale:
The Shepard Davern Overlay District covers most land between the Highway 5/She�rd Road
interchange and Rankin Street. The commercial overlay permits hotel and conference facilities
and multifamily housing in addition to the base (B-2) uses. It prohibits auto-related uses,
freestanding restaurants, pawnshops, currency exchanges and similar uses. Off-premises signs
(billboards) are prohibited. Suiiding height is limited to 6 stories/65 feet. Design standards,
provided for both public and private development, cover the foliowing: building setbacks
(maximum and minimum); building design and materials; signage; improvement s to public
sidewalks; and, landscaping and design of parking areas. The residential overlay has the same
height Iimits and simifar design standards; uses are primarily those of the base (muitifamily)
districts, with some limits on density and minimum site area.
Edgcumbe Parkway District (both sides of Davern Street west of Sibley Manor) and north of
Norfolk is being developed as housing. Some community commercial may also be included in the
future. Hospitality uses may still be appropriate for the sites south of Norfolk, fronting on Shepard
Road.
The Gateway Vllage proposal encompasses a portion of the Edgecumbe Parkway area (north of
Nortolk Avenue and west of Davern), with a horizontally-integrated mix of housing, including
senior housing, lodging, offce and retail uses.
Fort Road Development Plan Summary
05-90
New muitifamily housing is proposed both east and west of Sibley Manor, including: West Sibley
Crescent — 24 two-story duplex or rowhouse uniis with tuck-under parking, overlooking open
space; Snelling Place — 50-70 new muitifamily units with ground ievel parking, oriented around a
circuiar plaza; Stewart Crescent —150-250 townhouse and rowhouse units oriented around an
oval "village green;" and Shepard Road River Bluff Apartments — additional development sites for
market-rate mid-rise condominium or apartment buildings when the future redesign of Shepard
Road as a parkway eliminates Youngman Avenue as a frontage road.
Springfield Terrace — 120 — 200 multifamily units combined with ground floor retail or office uses
(mainly at corner locations) on the residential blocks east and west of Springfield Street; buildings
would step down the slope from West Seventh to Benson Avenue.
Commercial and mixed use infill development is proposed along the frontage of Sibley Manor; on
the Wordsworth Avenue block, in combination with rowhouses fronting Wordsworth; and, at the
intersection of West Seventh and St. Paul Avenue. The Sibley Plaza shopping center is proposed
to be expanded and reoriented to the street.
Streetscape Improvements are proposed. The small area plan and the overlay district include
fairly detailed standards for streetscape improvements on West Seventh Street. Davern should
have a sidewalk on at least one side of the street. In addition, Rankin Street should be improved
with a continuous sidewalk, street trees and lantern streetlights. Madison and Alton streets should
be improved with a continuous sidewalk. Springfield Street should be improved with a pedestrian
crossing of the rail line and with continuous sidewalks on the dlscontinuous street segments. If
and when the bridge over West 7`" at Gannon is rebuilt, ensure that there is adequate pedestrian
accommodations on the east side of the bridge.
Albion Node
The Albion, as welf as the Otto, nodes are located about one-half mile apart on opposite sides of the I-35E
interchange. The Otto node is characterized by large developable or recently developed sites (River Bluff
and the Crosby Lake Business Park), while the Albion node is iargefy developed or protected as open
space. The size of the Albion node is limited by ihe I-35E freeway corridor and the steep bluff west of
Lexington Parkway. Other physical barriers include Shepard Road and West Seventh Street itself, which
is characterized by high speeds and high traffic volumes approaching the I-35E interchange.
Recommendations include the following:
Extension of the existing bike path to Shepard Road. The preferred route follows Albion across
West Seventh to the right-of-way ofAdrian Street (currently a storage area for Highland Nursery)
and follows that as far as the Elway Street right-of-way; the route would continue south on Elway
Forf Road Development Plan Summary
05 -90
Street to Shepard Road, whese it would conneet with the existing bike path. Th+s altemative is tied
to the creation of a new storage and parking area for Highland Nursery on the block between
Albion Street and I-35E (see below); and alternative route could follow the sidewalk on the south
side of West Seventh from Albion one biock west to the Elway SYreet right-of-way. The City will
work with the nursery to define options in relocating parking and storage off of the Elway Street
right-of-way.
Development accessing Albion Avenue southeast of West Seventh Street should establish curb
cuts as far southeast as is practical so as to accommodate queues for the signal at West Seventh
Streei.
Redevelopment of the biock between Albion Street and I-35E on the south side of West Seventh
Street, currently occupied by a gas station/convenience store, abandoned gs station/auto repair,
and several single-family houses. Proposed uses include a new storage and parking area for
Highland Nursery (a business with expansion needs that cannot be met at its current site). The
convenience store would remain. With 27 spaces, this site could also accommodate some
customer parking for the U.S. Post Offce directly across West Seventh.
Streetscape improvements on Montreal that match those in the Crosby Lake Business Park.
These would include continuous sidewalks, street trees and lighting, thus enhancing this street as
a bike/pedestrian connection across 35E to the business park.
Redevelopment of selected sites, including: medium density townhouses and multifamily housing
at the intersection of Montreal Avenue, Lexington Parkway and West Seventh Street that are
oriented away from the road; the current post office site (a leased facility) for neighborhood-
serving retaii or mixed use; and, the Crosby-Lake Inn, a motei and small restaurant, with
muitifamily residentiai or office use, possibly with some limited retail.
Pedestrian and traffic safety improvements at the Montreal Avenue, Lexington Parkway and West
Seventh Street intersection that include crosswalks, curb bump-outs or other physica! methods of
slowing traffic.
Otto Node
The Otto node includes the new Crosby-Lake Business Park and the large cleared River Bluff
(Koch-Mobil) development site, both of them on the south side of West Seventh. Much of the West
Seventh Street frontage is occupied by small apartment buildings or single-family houses, as well as small
free-standing one-story commercial buildings. It is shaped liked an elo�gated triangle. Because of its
Fort Road Development Plan Summary
OS-9O
direct connection to Shepard Road, Otto is one of the major entry points into the neighborhood from the
south.
Recommendations include the following:
• tJew commerciai and office development concentrated on the river side of West 7th Street. Pockets
of isolated single family homes and small, single story buildings with large surFace parking lots are the
greatest potentiai for redevelopment New development should not result in a net foss of off-street
parking.
• On the triangular b{ock bounded by Otto, Mercer and West Seventh Street, new retail and o�ce may
be appropriate along the West Seventh Street frontage, with residential above and behind.
• Seiective infill housing development on residential biocks on the river side of West Seventh Street on
properties that are currently vacant or deemed too dilapidated for renovation. Examples of properties
include those on the blocks east of Otto between Stewart Avenue and Shepard Road, which were
downzoned from RM-1 (multifamily residential) to RT-1 (one- and two-family residential) to implement
the Brewery-Ran-Vew Small Area Plan.
• Improved pedestrian connection and streetscape improvements on Otto Avenue, including a
continuous sidewalk, street trees a�d pedestrian-scale lighting. As part of the River Bluff
development, there should be enhanced pedestrian connections to West Seventh Street, Shepard
Road and the river valley.
Randolph Node
The Randolph node has the characCer of a traditional commercial district, dominated by clusters of brick
and stone storefronts and the visually prominent towers of the LandmarklSchmidt Brewery. The diagonal
intersections created by two somewhat divergent street grids on the bluff and river sides of West Seventh
have created many smali triangular bfocks giving the commercial district a somewhat discontinuous
appearance, but providing good visibility to those businesses. The diagonal intersections have created
wide pedestrian crossings which in some cases are confusing and challenging for pedestrians.
The node is bounded on the bluff side by I-35E, and extends southwest to the Mississippi River; on the
east by the at-grade Canadian Pacific rail fine that parallels Grace Street; and on the west by a gradual
transition to the Otto node. There are no major physical barriers or breaks between the two nodes. The
commercial district extends roughly to Tuscarora Avenue.
Recommendations for the three sub-areas on the riverside of West Seventh in the Randolph node
incfude the following:
• Fountain Cave (Randolph Industrial) Site.
Consfstent with the Brewery Ran-View Smafl Area Plan, housing with significant open space and
refated uses is the most desirable use of the site. The Fountain Cave site also includes a number of
Fort Road Oevelopment Plan Summary
.r • a
adjacent blocks west of Drake Street. The following principles, consistent with the River Corridor
Pfan, should guide any master pian for the site:
1. Restore the street grid, extending existing streets into and through the site;
2. Organize street and block development around a central green "spine" — a major street designed
as a linear park — connecting West Seventh Street to the river valley;
3. Cluster the tallest buiidings at the foot of the siope, toward the river valley, continuing the existing
massing of the grain elevators and using the slope to minimize visual intrusion into surrounding
neighborhoods;
4. Provide multiple views of both the river valfey and the city skyline ftom streeLs and buildings;
5. Include a fuli range of moderate- to high-density housing types, inciuding townhouses, multifamily
apartments, senior apartments and live-work units;
6. Provide usable open space and connections to regional trail corridors and open space amenities.
One potential development scenario for the site includes approximately 1,500 housing units with all
housing types listed above. This development scenario reflects current anticipated land assembly
costs; the community would support a lower density if land assembly costs were lowec The tallest
buildings and highest densities are clustered toward Shepard Road and the river; senior housing is
clustered at the "apex" of the site. The grain elevators could be reused as the support and foundation
for 8, 12, or 16-story apartment buildings, thereby avoiding costs of demolition while retaining these
historic structures. Live-work units border Randolph Avenue, providing a transition between the
industrial uses around the Landmark Brewery and the purely residential interior blocks. West of
Drake Street, small-lot single-family dwellings and townhouses would be developed on several blocks
with vacant or underutilized properties. adaptive reuse of the historic warehouse/industrial buildings in
this area should be pursued.
• Randolph Avenue Corridor
Randolph Avenue is the only major arteriai connection between the Randolph node and the
Mississippi River. The avenue provides a major opportunity for enhancing pedestrian connections to
the river, not only for the Fountain Cave area but also for the residential neighborhoods on the bluff
side of West Seventh Street. Recommended actions to enhance this connection include:
1, Make Randolph a major view corridor between West Seventh and the River. Restore the sight
line of Randolph from West Seventh to the river to allow an unimpeded view. Future development
along this stretch of Randoiph must be set back to achieve the sight line.
2. Add sidewalks and bike lanes.
3. Add signage directing people to the regional bike trail along Shepard Road.
4. Make Randolph a"greenway" through tree plantings and boulevard improvements.
5. Preserve the residential character of Randolph on the bluff side of West Seventh Street.
Fort Road Development P/an Summary 10
05 -9 D
• West Seventh Street Corridor
Consistent with the Brewery/Ran-View Small Area Plan, it is proposed to fill tfie breaks in the existing
retail nodes and continue to improve the aesthetic character of the streetscape and strengthen the
market for existing businesses. tn addition, the West SeventhlRandoiph commercial node is a major
neighborhood center and future development should respond to neighborhood needs. Development
principles for this coRidor include:
7. Focus redevelopment around the key intersection of the node, West Seventh and Randolph.
2. Maximize connections to the river and the Fountain Cave site.
3. Create new off-street parking for existing businesses, where feasible.
4. Work with business owners as potential developers and retain established businesses that
strengthen the neighborhood;
5. Develop or refine design guidelines for the corridor;
6. Look for infili opportunities on other "targeY' blocks.
7. New development shall result in no net loss of off-street parking.
The primary focus for redevelopment is between Toronto Street and Osceola Avenue, Randolph and
West Seventh; specifically, the proposals are:
1. Complementary uses. A number of traditional storefront buildings on the block would remain.
Other complementary uses might include a community centerlmeeting room, a daycare, and
convenience retail uses such as a dry cleaner, coffee shop or small gift store.
2. Mixed use. The adjacent block to the west, currently occupied by a bingo hallirestaurant and
several residences, has good potential for a mixed-use building of 60 to 70 multifamily housing
units, most likely rentaf apartments, with ground floor retaii space of approximately 10,000 square
feet. This block is also being considered as a potential site for the new fire station and additional
City offices. The site currently has a viable operating business with expansion plans, and the
owner plans to continue operating.
3. Shared parking. The northern corner ot the block between James and Osceola, opposite the
bingo site, is identified for a potential shared parking lot that could serve existing West Seventh
Street businesses. Currentiy occupied by a single-family house (the only residence on an
otherwise commercial block), the site could yield about 25 spaces, with two access points, from
West Seventh and Osceola Streets.
4. Target areas. Either upgrading or partial redevelopment is proposed for the blocks between .luno
and Armstrong Avenues and beiween Watson and Tuscarora Avenues, both on the river side.
Fort Road Development Plan Summary 1'f
05 -ga
Some existing buildings on these blocks should be retained a�d upgraded where possible; others
couid be replaced by small-scale infiil development.
5. Housing shouid be a constant presence in this node, including residentiai units above ali
commercial space in both existing and future buildings.
6. Design guidelines would guide future building rehabilitation, additions and new construction within
the commercial corridor. The guidelines in Appendix 1 should be used in site plan review of all
nonresidential and multi-family buiidings within the nodes of the Fort Road corridor. The following
additional guidelines shouid be considered for the West Seventh Street corridor: (a) New
construction fronti�g West Seventh Street should be a minimum of two and a maximum of four
stories, where permitted by zoning; and (b) Biliboards, where present, should be removed.
Removal is most feasible when billboards are deteriorating or damaged.
• Island Station Site
Proximity to the river and the old power piant building have made potential housing on the site a
long-term desire.
The island Station site is to be redeveloped as housing. The following amenities and elements should
be considered for such development:
1. Preserve the existing Island Station power plant structure.
2. Develop walking paths through the site and connecting to adjacent sites and the river.
3. Develop a marina with permanent slips extending into the river.
• Brewery Site
The former Schmidt Brewery has long been a major neighborhood landmark and is now a site in
transition. Once a regional brewery and employment center for the neighborhood, the brewery
complex was transformed into an ethanol operation that is a generator of noise and odor problems for
the surrounding neighborhood. The future of the ethanol operation is in question. In Iight of these
issues, the community recommends that further planning be initiated on Yne Brewery site. This
should consist of a reuse study to determine its land use and development potential. Key issues in
the reuse study should include the following: pedestrian and neighborhood oriented uses should be a
priority; activities to achieve historic designation should be initiated and any historic buildings should
be preserved for adaptive reuse; and the community should continue to be involved in advising the
City and the Housing and Redeveiopment Authority in the reuse study
Fort Road Deveiopment Plan Summary 12
05 -�'o
St. Clair Node
The St. Clair node is fairly densely developed, with many historic or potentially historic buiidings on Wzst
Seventh Street and the adjacent blocks. The typical West Seventh block pattern, with its frequent
intersections, smaii trianguiar blocks and wide pedestrian crossings, continues through the area. There is
little, if any, vacant fand in this area. The influence of downtown land uses and the hospital district,
including the related traffic, are felt throughout this area. A number of historic buildings, including the
National Register-Iisted CSPS Hall and the Kessler & Maguire Funeral Home, are located close to the
node. The `Uppertown" residential district, potentiaiiy eligible for National Register designation, is located
west of Smith Avenue.
Recommendations inciude the following:
• Streetscape improvements on Grace StreetlWestern Avenue to connect the School Oistrict
Administration offices with the node. These improvements should complement ongoing streetscape
improvements on Cliff Street. Improvements should include a continuous sidewaik, street trees and
pedestrian-scale lighting.
Potentiai infill redevelopment sites on selective infili development sites fronting on West Seventh
Street. The larger sites identified for potential redevelopment include:
1. The triangular block bounded by Western Avenue, Superior Street and Goodhue Street with a
2 or 3 story mixed use building; the building could accommodate approximately eight
residential units and 6,800 square feet of ground-floor retaii. The site would provide shared
parking for the church, the proposed building, and the existing office buildings on the adjacent
parcel.
2. The eastern corner of the block between Banfil Street and Goodrich Avenue with a two-story
mixed retail/o�ce building; the West Seventh Street frontage west of the St. Clair intersection
could be redeveloped on the river side with a hvo-story retail-office building cfose to the
corner, and with a multifamily building (maximum of 18 units) closer to the West Seventh
railroad bridge. Parking would be shared between the two buildings; and the bluff side of the
intersection with a sma11 (5,800 square foot) twastory offce building and adjacent parking.
• Creation of a small open space on the liquor store property at the northeast corner of St. Clair and
West Seventh. This area could also be used for grocery store expansion. One possibility is
consolidating the parking lots of the liquor store and grocery store, sharing parking, to allow for the
elimination of the problematic driveway access into the parking lot on the south side of the liquor store.
it would also provide an opportunity to convert the paved driveway area in front of the liquor store into
a landscaped area, which would improve the aesthetics of the St. Clair intersection.
• New development shall result in no net loss of off-street parking.
Foit Road Development Plan Summary 13
o5-go
City Action
To encourage development according to the concepts and recommendations, the priorities of the City
should be:
• Adopt this summary as an amendment to the Saint Paui Comprehensive Plan.
� Adopt zone changes that will encourage development reflecting the concepts in the plan summary.
• Collaborate with other agencies and community organizations to implement the recommendations
in this summary.
• Encourage redevelopment of land in the nodes.
• Provide for the development of streetscape amenities along West Seventh Street and within the
nodes.
• Implement design recommendations as redevelopment occurs.
Planning Commission Findings
The Planning Commission finds that the Fort Road Development Plan summary is consistent with the
Saint Paul Comprehensive Plan and other adopted City policies.
Planning Process
The Fort Road Development Pian was prepared by a task force and a Randolph Work Group established
by the Pfanning Commission. Membership included representatives of the community planning
councils for Districts 9 and 15, as well as representatives of businesses and community organizations,
the Planning Commission and residents. The task force was assisted throughout the planning
process by staff from the Ciry of Saint Paul and a consultant team from URS inc., which was retained
by the Metropolitan Council. The task force began its work in February 2002 and concluded in
November 20�2.
Fo�t Road Development Plan Summary 14
Date:
�.T 7 �
SAINT
PAVL
�
AAAA
i
•
To:
From:
CTTY OF SAII�T PAUL
Randy C Ke!!y, M¢yor
February 8, 2005
City Council members
DEPARTN[ENT OF PLANNING
& ECONOMIC DEVEl.OPMENT
Suson Kimbe�ly, Dmector
25 West Fourth Street
Sa1n[Pau(, MNS�IO2
Penelope Simison (266-6554) and Al1en Lovejoy (266-6576), PED
Subject: Concept maps for the Fort Road Development Plan Summary
Attached are concept maps for the Fort Road Development Plan Summary.
�
Telephone: 6� I-266-66� 5
Focslmile_ 6J7-2Z8-3374
The concept maps reflect the recommendations in the text of the plan summary. The colors on the maps
depict the proposed land uses for the various nodes along West Seventh Street — Gateway (Shepard-
Davem), Rankin, Albion, Otto, Rando(ph and St. Clair.
K'\cortidors and dovmtown\SPLIT PLAN�councd phase\concept mapS2o1�¢o�IjPO Employer
��
P'%: �� a
a
�
"_i
�.� . �.
*� �
��i
:�
.,4'
e
,�
�� <. �
: $� �
-'y
��� " �
c
c
� .r
��� _ ;€
�.w � - �
� � � ��
s * r< �� r
t ; � ,7r� �� ..'� n �L
y' `~ �,,: >:
� � ij �/!^ " 1 ; , �,�}
� �:�-. `✓° .l b'�$
°�' . � = . ��� /
�" �' _ ' <
R ��� � ��� n ,� �:
_� ,r�` /� �.��
� `i
� , � �
�� , � y,
�������.: _
< � ��,,, � `
; �,� �
�
�, y _� 4� � �, a � � �A� `�,.'� - (
,-�� ��` ���� �°� i � `� �'`�� �� � �
.�?�� c j
: �r�:,,�;t�a . . �`Yfirj,wr• �°.n.R = � i�
� �
� �y
��
�
r
�,�` � �, Ir✓YrQC,;
a ry � � .
. �� ' �� .:r v �✓
> ♦ 3'i°a
� ♦ '. x �'ry .
♦
�'i.� 9�1I . .
Q5 —q O
�,-� �� ,�
i �
r rcl m
, W.pl y�
¢ wl m Oi
E � � �
� �Ytc�l N � a �
� �` � ctm
�>°` � mi°
4 � � a �n
��
��� �
� i , I �
� .
,��1, .
i `
.
� �� .
1 1 ♦
� �i
i
� �
��, a � . �
� m �
� jr m � ��
�� �) a
, r a : �
/� ", �
1' �
r��
�
� �
�r i
i; i
t 1 �
F
�_
( , � ^ ��u. ��� .
� �:, ,; f � ��,r"
� �/
��
,
:,; � w
;���
�� ( a
f ,
; �` s /h- 'L -� '
;.
x � , ! �
f'�� `*.,r��f��`,�._..� ....
j
� ° � i� �/,�
- � , t l � :� � 1��� � ' � � `°m"' ' 1 � �. ~ g \c I�
�.. ���-� � �� # J.?�' .- , ���f t '..
� \ x Y�' j
'3
i4� . - �t� � � �tif��� � d � ; �
�'�� � � �� � � � . �� �.
�� �� 1 F '�. � �. } .
� /..i� . �(m ". � _ i { .
¢ g
Y lp' � " � '' f+ f � �.
4 f � f
° � 1`� : .r� \��^ `^ �W t � � � �i�
� 4
- �fa � z�_. ` � , � :. .
� � � �.„� r; � 1 � s _
.. � � Q p � . x F ��' �
� n �, I �� � ��
� � " j / £�' ��, ?� il , .r _ I j : � r ,- -$ s �.
b' . / �� j.:l s � ' 7 `v+'S ` '
� �G'� �° f �` � �`� l �� �1 ;
,
�` / F � � j �, �1 s�.��; �. . �
��" � .� 3' � . i �, �' ` � J'. I a -
..' E � "'*\ V f �i . p rt ' �
.. / °� / �.n ,� <V
\ ; � � a / �� ,�� «5 ,
"� �, f ' � � �y: a � :., k.
� E � � � ry � � � � / �� i� � / r� ; i �. ' � ��
�`^:' -. '� . ,
� � � �� � � � � � ��# , �¢ � t .'
���°$ � /
� � ,� a r � � � � � a.n � ,
��`xi. � � � I� � f � � '" � I � f .1. y .J Ql� 1 A
�.� . � �. � � . � � � �� �
♦ � . �`. /'.�,;; � . p� �� e �� � s �C�� w .
i ��:.. N° . = . � �
a .�sr j ,,�`:.. ; � '�° � <��"`�'v� '� +�; � �, ,
"'�r+t ,. �`�„� �'� � �`' � � �� �`' 4' �y r�`��j �� L
� .. � ' �� � '�h �� �.' �� �' �;' � � �r �, � / G = �� i
� S �
p ` . � .�' `� t.. x�. : ..!'_ ,`5 �`.- i
�� ` 4��:, s , 'Lefa_ '�¢ .a. ! q �� � � � � � /�
-.t„ ,.
v.. "� �� �f � . � � 3t��a �a� ww��f' � �� ,
• /�� �� .c �(' by4..�.u^� � j; // ��.
� � ' '�`Y k` T� �� �`ae�Taro '�}` A� y.+,��'�� y � y �� '. % .
� P G � �� 9 'fT . C U * �.� nb'� � � �;�r,1
ye . � � � T� � �� � .B,'#� J .f�' Y' .�'� � 4[ � ..i'- �� . � {l�
1. % � > f � �:
�+�i h �. . e � �� C . � � `�.�. .��'�- �, } ..�`{�� , � �
°� ��\� �� � ,&� � � ��• ��xl `�� .F� �� � 3� "y, ��� J I
'� � � �� F" c s> w �� � � � ;�., V+'�,^� �+�a *� , �
- r , �1�` �yf.�� ' �� !f [ � / � i�R . �y� � � '^} � � ..
� � "'
,„°�� ��,'., �'� •'"%J �/ =`_ ��<�( �C:�� . � "
�� ,` '�\ \ ♦ � � � �� it� �����3
`k, 5 '�f -' i± , � �a�_ j � r � t _a
_ �� � � � ��� �� � �� .
O / y� � Y l � � '� �ijb� '.4Y .
^ . �` . � �'� s�/ fl ��\ � � . �
:� s �.� � f �
�Sd � Znj' /� F � .� i :� �.�� �e.,�.P ..� .
�'� ��� . '�.� . i ,J�� ' :� i ��- ���`�:�.,.#. ' � � '
�
� �, � v' , .; �� s: '� ; t F
� > ,x,s? � st �� ����; ,� �
�-�.� � ��� E , �
.. �, ,� � � { �,��,� � r �+.�n
� �' ..��' �""�`� � � �` `�'� � �P k'�I��� �'� �Y'J"r'' ' ..
"�,"' .� ���l.�as`�K,-'�> �l � � �,r'�' "_.S�a4�-.w �.a �7
. y �:� s ,��5� �� r �a. � ��� �x� �'-����'I �r. �
P v '� � f �„�� �/l . �;� � *�'-`�'--'� -x- ��
LL �
4�� (� �. �`t�^�� �� 8 /
+�' ��. .��. � ��� �, E � ,z a ��s , „�•ty -. ��1 F :
=""+ � � / � C� ;'��� 1f-d . ��.
a.,�.a.. .` *��<'' 1."�.���::'` r�J� � �'^a ..�' i�� ,�. , :;�. . , h
:. .: -. . . .,
�' �.'Y j, � � \:. ; � . . ' , . ' 3 F ��v� 1 , ��.� '�
�F� x>. : �. A� �. ' ,
� ,, ., � ,, . � � � .
a 1
:@` /'� `� ��` '�'4' " e ,�,� y ±� .� y � + .; v � . a • � i�^`- 't
��r � a ✓ ��t?. <. �> e . �•�;: a < ♦ $+ �� . . rl �;
"������ � �t�n t�f �.. . . . �, �
� � �' � f ��, • � : � � 1• � : � � t A �h
f� . � � ;�� 2 � �� ^ t � �� ♦ o k ` .. � .d � � ` �'i ,-
'� �. �Cr � a� r t t s J � ` �
�.`\�Y. �� �gi�' - ; '. � ..�p .S��.S .,+t � . -' � �
� � v �• `� . � Y w. t�� I �.aa r � . � ".. ..�, .
. \ �aF�°�s � ,� ��Y � ,,:�s. ;•i, i ��f, . - ) -. .
. fa. ' � ' , l.' �+ i''„S \°3 �.. � `Yp - , � y . K � .
r � ' �
Y
V "��
� O � •� ~ .. ��� . � .
G� ♦ . *`�+, p �v � I tr�� t �-� 'b, � } y� '.� � �` �.
.�► �� � �'' y1 �f���,� y � p�yl�` _ '�:;- �
.�f ' a 1.;._ a 1.� �_.'�a �. t s �+C� f t
, -,: � �tj'. �f . � , t . .a� �
i G i. ° 2 c��
� `. �e ,, -� .a � s 6,_ •.� , � - , r �t
/�s��0 = ,, `�i' � t e y � , , �t r ��.,.� °�
� �" �v�=.�� }��
:, ,�
• 4 .- � ' � , r -�. � , .
f �, �'u�� `1 .� � t�a� �...': � . � .. ,
R -� •° �w y ... � #'r..' � _ , � -
>. �� -� � : �f s� � � i, � � ``
1
. � � �_ 4 ;� ;� � t�tr � � � � � �,��L : �1�� � . .
F ''� � �+,r 1 E � a � � y ( � �� ���� r �'1 �
.� �' 'R �. .. 'C` r p a��. ` [ � � �
��• � f � a �" ��'� 'F>� ��� $"' . ��.
J ,.� ti „� �� �.x L� �. ��.► �d� :� �;."�`1'. � ' �� . , ' � � . '�
���'� �• �t'
`� � i N d� ! �1 ^t,, �� � . r a 4f :A � .
��� � � •Q ,� � ` 1 .
t
. � � t � �, �� i .� ' .
'� � � � ` i` �F J. � o � '�
►�y ?�� 1� � : � � Io . � � 7 `' � ` } � '�
+�..�. � +� ,/° �. �? . \ +�,/ r� ���► °� r � , � \\ ! .
�,'�� �i,y�` � ve . � .� _ �° ��� �� ?,�'��NL'� � '�,.
�R • Y� N .. a � � � �
t
' �s �t p� �� g�r . '�. A � � . Yr � „� �; ❑ ,
� � rj �� �, � �� � ' �,�" 3 �j` ,
i.!If' �,?7�'i;�, '�i �� ` y\ ' �A \ ....e,l `� �✓0 � I ��. � \,
�'�^ S t >` ,g�. .:. � ' . � ` � . � . n .. , 6 F� .; . ..
C7 4 � t � 2 i� ' 9y 0
� ' �.�^`. �' �` ° �s w °'� % � �� � �. ;: .`� �m e; ���� �� � .
;J`V ��� '� ` ��. ay �' ��� ; l� �,�,�,� ,
� s . �, t • , K �`.i � �. �6 J _ `�►
>�a .` �r .O �' '1
�'_`,J . � y ��� � _ � � �`' � � O � �' � _.
� � � � � � � �� � .
M \ ��
\�6 �� '5 �� + � �� \ � ��� �.:� � ��. l �� ' � �]_ � ~ �
. ' � �� � � � / � ay . 1 1 � � � I -�� rl ��� .
i S �. • � O � � / �#i� \ I� � " � �
p s �, z� � �_ �
�, 'v �» � . . / /� � ,�' ' `�� €� � ♦ `� $i ° : �� 1 �+'�
� � � � � ; <��� o� i
. L� , / Y^ u . �'
� +�� . , , i . l � a � � �,,,� .u@ � � � �' � . 1 � . .
, ' a , 4r � � iy(� ., r �. 1 e . ! J� Gi�� � .1 , ,};
< �, K' 1 v �� � 1 l\
� � * � �, , r �/l - �� �� Y1 � o ` �� v� . � � ` ...
� � � \ . . . e ,i� �I J y� � �.
� j � � � � � � � � i7
��° ,� � ��u� `� ���_ • ' � � �'` 1 �'
> r i� '�., � ��„ /� . �� � ; ��
r� �� . ) r ; r - ' � :7
M ,� � � � ` ` ? i '�" .� y � , r � � � � ,
</�,, �� � �� ,' � ,� ��a . �". :� � .e��
� . %d:^�Lr "i�'�, � ' ,� _ +_ e � ... -
i�
<<
• �
�; � y ' .•, , % r, � { ' " .� r' � ; � t r `.` . .� ;b. t � �.i
� r� �,`� �' :�"'Ff�. ��\�t `� q �� �'�`; �� �,� � � s
'� � 6 `�~ a� � 3 1 v ,� ; � . ' � i ,f�� Z , '. j + ;� �
. � � ! n ,��` ��n � � �.�v ,d�, � + .�p� .
� � �� ♦ �.' !� �� V�� • � .•:�, . �'� . � ' �'y�� _ .
=-',C�'..t . � �,t i ���ip�ti�. � w' �> +-�� r ., � � +��, � a
♦o, .
�y, •v` -� . � � ��. � � � � ��.!> ✓ ��,�., I� ' ; `�
�+' • . " � � " : e .� � �' � {� "-._.., � i°�
�✓ i �� \! �i _ ¢ ��{ � �li� � . ,,� �' i 4 /., .� #tif,e � "� �' 4 l r
6✓ � ,� � f � � . r
t ' t' �`',�� y,�,��� :.'�`�� ,��' �-� ��� 7 . C�.i� • . .
a. «.x , r �' a e.. � •��wYV`/�i�e�'t/O � �v y "'� . � .�._ n� � u 't:;�
�"'�� /��-..;�':��+„�. : 4 �` `• '. ..�c . ��o-��1.e� ° �`'" ''�s� ' ``� � ,�` $ '' "�_ �
..
• a s : �� � '. c 4bf ¢ ! �� / ��
�� /�. �,�� m � � �Y } P V � ♦ � S1 t� f _ . ; ��':
`a'+� �� � � �� �•� . �A�1' e t" �l, . �� '� y i �.
� • � �t4�."c t . �t.�. *- o ♦ ��� t �ti ♦,y . 'r .- �� l
fi say�
�.� /� . }5.�� i�'.� �` :1, � i � �. r � • � . ♦ � �7 � � � : .'e . _ ' .
� .� +�� �t . �- a�9. ��a e �` •� � ."` F � ' _.. � �� 6
i .._ ; a :°' . h \�t�` C O�'� �L ,� i y�,R � , f 'p.' � M ( � c �1
♦�.'.. � t � \. '�. �. �, i C ..t' �.ln.i+'• . r � °.� L� ..
'C/ a'' a ' � ♦ / O � �� y y'r,J �, a ♦
v A � ♦ SY
; � �� � . O °� ! �'�' « a �-'Y�i a` �,S � i. � � � � � �
�.�, � f �.;�a, � G` e m ♦ va��v.� ^ ♦ � � .�'. ..
o..�s� r. ,� ��• � • o ei � �« " s ��. . ''� �
i ,� ♦�., ,��, � � � y� ��al�� w �t�4 fi� �I�r��.�,�y/ .,'�,�J� tV� �'� ' ..
y' Q s a�� :�'r. @ � O lr �L �.a. 4 gi.•-♦ .� , y ,, .� y .
"' o �l.. . �, y �`���6 0 0 �l� + :r'n , c '����'���4' y � s� a� r m_ 7. • 4 � � •., x. �
e. + y, t>.. ��"'o' ,'r af.:�o. w� �q`, �,�Z �y� �` r 1��� �. � A� '�A �.� ���, , � ,,.,..
�1' ' ` �'�� v ��� �t. � �i��, 8 � � ���v�`�`L�i,r �� Ja � � � ,y � ' rf � ' ,��*�'�' n
:n � � tl' < • t C !� i O `S. � " � i `�� . � Y��' r S „'x't �, "�.
r ' � m�`4 w� � �. ♦ ., a�� i . �Pi �.
a s ,� 4K R/��� . �" �� � _�� �1 1�' .'. ,, 77�i . �_
� �. > a �l ' e a o et ! ' • � d . ''�
V ' � �, Q � "` �� < !� � �t - : ' � �"� �� � � � s `�. y � � �
v. • ��j
` � ^°� � � _t� 4 '� . .:a: `„ �.<- f �'� -ir £ � j',�i
\.°jq �.l ;?4: a •< ,� .� . \
� `�� � � ✓. ` /�( «�� - r� � r,te •` 0 � �5�', v.�'s � "iw�.J , l . �
- ��' v� T J / f1 ?� �r r 0 y v �^ , ':' �. r� � i 4
' A g� Q o g f �� '� � •� � Y 8�J' E x ° � r ' , �...�
� ' V \ � G A '�. k l �a. ♦ ����•"'��'y��,�� .�� _ � ,. �
v a � � a
�� ` �\_ l H �� h .. ,i N��� ;��" y �� I _ '�' ��, i� `� � � �L. � .
p
. � H � \� \� 9 `�-'f. s�wr ,�i J �¢' �'✓ C t 1 , F
.. A�O .-0 I� y,1'. y � a� ��.��0. �� y V� � : �
�,, �F
�,�. \� /'4 1 �O� \ wp u � .�,'`$ �. �.�+'i"i �� �. .- > > .
• i t
r
c�
���'.W � • . �`, o •� � �� _ � '?. , � ,, c � _.�. ! ..
� 4�s��i ?,\ `' y� �a %�LS�" r .�.; 3' ,�,. � .''� . ' .
.. \ � ' ' `f .
� � -t � �; `'��, ;g, a ��-vi . ., , t _ .
ti { � w� � , • v. . < _• �, .�+ir 7 �e m � .. " . . �
. � 'i
..,, � � �,� � .. . : ,; , .
� +g ;.-. s. - �".,i y � a r .' y . ��� .
/�.. R. . ,P. \� :'. �: ` " � � . i .� t � �r"_" . , � . .
a�. �' �.'�'� Ov'. . A 3U .a � • . u �t} .� �: �" . .
. � k / :� �- ir .�'.'-� r 4 { ',.�.,,`,,,>„ � � �5. { z- :"' ..�:�, � .
� ' �Jpi i,�; ��. ��` �.� �\ f,� ...
4� ��✓/ �, . � . . Y �! � �� t' } � �� \�` ��`' . � � � .
! � {� � ��
�
� �� * � '/' s� f � • � � �� J : .
. . 7 �' * �� e � c�� �� '� s '�i���3 �s ` ;-� l 4 - [{ .
,
'° V � ! ��,\ `,` `�d �� O �}� � ��s i.`�i� \�� ` � � . .. /'{}(' . .
��`� � . / j .. �* F � . I-� '\ � �t
, ',0 d�f )z � }� ' � %� 1 - . y� .
�@e` ��� �.�� '�! -".' sG :� �� p . f � � .-� _ ..
Y ������� 9 r�� •� � yyy JJJ . R• ¢4tt; ,�����. [y .
l� ��i � � e1 `�e� b ..� 1 y , ` .$ `� l � � �� /
it,� f r � 1' ,s�� � � �
4 "' �,�� .. ♦.� w _ y � ���t ( j� .. �. .
�! ;;� b ��� Y. � �� � � � � ���vy ,� i l�r IR \ y
� ,
�, � � � -��
j y �.� � x > '!' .4�" 4f . i` ` i r �' � .' �
-,�i.:�e"��: a �� � iR 1 � ' • ! s � �, � , x :►� ' ... � i�. . :.iStT Y � _
<
..x � � *� ♦ '. R,�� v� I. r s j ��
� � F: t
. -�� i F�j; � � a r,al�i��Yy�� ( fi �,�,t �
{ �� �
♦ s � � � +. �' � �f � � _ �' � �
� �
w��� . 4J ��,'�.: ��,�t .,�'.,,.� ��`y ;
�
� .� � `� .•; � - e = � . � �
s� ' � ti � � �� !` � s A 9' � .. r �� St -.�z;
r
� � _ _ t 1 ` �' � o�� �4 �J-�� `�a � � �;
! �
� � f ' �'� rs� +� r� .i � i'f .
�' .y� °� � 1 \ � �'< . "�� ` i i i.,�'
,.. . . � .
���._, rf „ f F� '/ �� ��J � � I .�,�m
� ., <� � +' -ti. ' � i A y� ! ir . 1'�
/ �� p, � f `� .!� '�
,Q � _ ' �l ^� y '' JI � e �'
, � . � -. . � �. r . ? �4 , � " \
� �•� cs d..v '�
f � 1 f I. ' i e��1� � .r �� �.
��� i t r � � �� ,�� � f I I�
�� � i I ♦ ♦ , .G/ e �II �:1
� � � � � �i���i ��i - �� ♦ �i �� `-: j%
, p .'�q' ye� �',�-ti � I I la ,�k.Y''�
�� �� k+�`. J � `�6F°� 6 � � � 1� �' �-.
� ��� �er�sw.y� �..��4' � I
r. ,r � � ° +b��j � a't�� � � / .f `� l�� �9 �`��'
//� �.- A t 4;, r e �,� �. (+� „`.�
� �� y ���� Y✓.i °'£ p. a'f� �r .
/,' � / F ,, ♦ �i •�t ;✓�� r < v � ' .
v
, � i � . �� °�' � ti /� �tzit �;:`
� � � .rr� � y' i +}, n ,' r.�J7�
� �' ��� l ;> �.� �" �.1/.� , �����.�,
� � �� �'v�� ,• ; � � � s
� �' �, � � �"!� � < E �r �, � �` 2 _ /",: .,
. d " J .,j� � �� ♦�s� � �`i� �E�=� � r Y-� - ,
. ' P F
/ ��-; �. Q i ��; ' `/ • +y i�. � ' `i � �.� ,
/ / j� '+- � � .. L� � ��a � s.�`t �F' � A'�.',�c
% t �.. � o ' 6 <I 1i � ,�' " ^
�. � 6
� j s � s �`+ ±� �� �-. ± �>� ;:! a."�.'���f��; . , J�� �,.
J� % f 4R J� �^; � �c 1� �^} 'Q � �� � Q� l�
' � ..� •vB :S•"•F o. .Y fa ��'��..i5'fN� �-,,�{•.� f � WS',•
� � \� � � c.�a�. . � � b�0 ���, jf, 4 � +� � '� � � � 3�
,` c� � - i� i s v�. . � {� • .�r!o �f �t .a
1 �y y� . � / � 6 . �1 r °�� � � �/ •y� ',: �� . � .
i � �'� ��� �• e ' ♦ �� + v' ,- �� Q , '�i� '� , e . .
� ~ ��� � � � < S•+t � '`,� y, `'' � o � , � + � `
.. `�� f � _"`*" ' '� � • � ia., r 'S?:
, s�. �s >o �� �� , � .�� a � ' � 'f a 7 ` �� .t�i
` �u . � � �� �i , � V .r/ se � /'w� �:i ..� + t�
b ♦
��� <a' � �' E����� � ��9k.i �� ��� ��.Tr <� � -. � � � �' ����� �
� �°�,' r � �� F f � �'.• a � � �' a r �
v . . , � a� w � a - �. > �
. '�.�+y �� �� .t t �`'. �+l '�.� t� �a Cl�i. U �y i
a �� , ,� ti. j�� ♦ 4l;.. �<� ; i �� '�'.�
� � � � �.t � � D '�l! �O .{ ♦ ,.�34, � C �
♦ ��s° b \ ♦ d ��•.,�t��.� 4?,�r ��ZF •* � ' � � „, w Ga�
� t ni e� � v � ♦ Y � ♦ f Ai 6 ��t'°' : �
` : 3� ���� ♦ � � 4 '�� �� '�` •'�."� � :� �i� ` � a 1• j� � . ,��
` t ! � ,�✓i,,�x a� �' � a �i .. � �'`� Y „' � e� � " ♦ � Y y' � ... �� .
' ? l �. �w� s `l4� • ��,. � � r M. 4 � �� � ��, � . .. i. ,y± ♦
�/ `'� W �4 W � � t t'1'� ; � a @ � 4` b.Y�ry.� : a� � l ' � � w " .
.( ♦ 4^ Y !, ��«t t� `� �/'� p
•�a M ! ; ♦ �.. � w:^ ! � f �< t�"
��� I /} X's� bEe.� .%�,.�� L�� ..6�_ rS�,. 1�.
i
z� i
`� i
�' � ' ;
y . 1
. � �� �
i �� � �
a �,�� �.� �
�
4 li � � �`�
� c`�_r
� i �
:�
t
�� � ,� `�'
�f - { .
1 l � �
4y , �
\ -
��
� �
/,
3 ' � � .
4 ,�
,'` ��
t :�
�
i
' '
1 i
� ' ��
a,.� �6
i $ � .
"rr >t: : � '�°J'��`
^ :
}�.s�
t � ��
� � �4`
t'�' �..+: `�� 5, �
� � -��
� � � ��� �
� 1.
� ��
� p M
�:; i r
al z �? � "
� � ��
s� ' �
�� l�
c..� •,.� '� ..:
* } �i : l p N
� .� � �. � � 1 � . � .
� a ♦ "^�•(��:- + - ` � t` ��1~`w.�.c��. ♦' 'll e � ,.,�. `,
.L." Y �' � :� �� - '�r � '� • i
� n �,� ., , � �
''� � � ♦ t � \ 4 y Y � � I , >� y � �. � � � � ;.
t ir i
, c + '*u�.' a�b' ; r � ! � . y � ' j � .' ..,•
l o - t ° �
: ,,,� . -.� • i u�"; +� . ,,� � r ,. ��, � ;. `�� , � � `� � � ,:
� . , � r, � � . „
, , , • . >�� "� �� � ' ��
� � - a� +•�, �- ..+ •I ' ' . �F� y �q j �
�'' ,,�{ i i l! . H � �.�.� - a ♦ f�p\ ' y� f � 1 � ^ e �
y ' `�fi` � :�§i � f � ,� . ���// � '��' ' �.,�/
� �� � 1. ar ,/ -. "`�t ��P! � � Y � iz_
�� � �. t 5 r � y...� f ��f � s✓
�'�x J./' / �.'�4a� +...;'II .f � � ♦ ♦ y } �
�1���; � r. ' ��
�, f � a � � ��• .� j i
�� �� ���� � i � �s�=s/���� s��t,'+.�� '� � 7 . ij'{ �
0
v �
M �' � � /� ` °�� � + 0 , �'�j �� y ♦ C.. { y � �� '. — '�, �C"C"
j �.:� �', �' ( ��, �,. t � x � : � a i . � _ �
� _ � � , ,. � � �
. � } r
.- �' � `� � �����/ `Z� . � i� '�L � � + � � � }i �
� � � � �" �� . ��.. � �+t
4 �� _I � / . /'4 1 ✓�! ��Y �� � "�
t i y " • ' '`° . `,. ,+� :;� � � �'' � r (
�„ v' �. ] i. � f p v� - . � � S � �
.. " E_ �, ";� � '�' s � S �� 1. �, � ;; �.
� i
� ��� �f r � �f t .r "� t �,.� Y � 1 � i ' • ;�� . ..
:6 � �y ` � 7Y �.; ��S i , a� r ''� ; J 4�' i `� � ` � ,� �'�
a � 1 1
( � t i� q �; ,� :q � � \� j ;a�nsr f .,.. � r� i , r i;
� ., €� '� � �� ,� ��
� �' � �� k ^c t � l .. � %' � � 4�h � r �T ,l
. � .. � � ,� � ..
� `Y �� � P ` C � r . � �v. ♦ . ` ' � .
d � .t , . ; °� y 'S` " "e..
.� � � „ � ��� � � .��
•� a> �y ' i' � � f��� � V' �� � � ..� �� � � I.
"�mp �..s �' � �, �2'���✓� / .w7 � � }'! �T.
'� � �� �� -' �b ♦ .. ��i� �., A ��'��/ �1�."�� 9 '` � F #� .
t � j' > � .: / � � � ���¢ � y 1� }
_ � E7 i �a rvF �1 ���..;N 1� `� � f �� } �{� . � i�� .
I � A
� 'ea L 7} S . C ,� Fi , .�i �" p,� � •.� . - �r� �
6I
'y � e„ ' w l �11
� � �� �� � �� ��. � � �� � .� � ��.. ���: ��� �� �y.� ��.�
� �' � ' �
� i
' �` � �� ��,. `=`,�.0. ' \y. ��� r r � < �'� � u i . F �' � � � �
. p �. 1 r, � c � ��, e � ,6 ��i ,�,� �>� � c � �� F.4 , �
. . i f� �� � ' ���.'��aS�I • �� ,! / � y �� �� �� f°' I
\ y ' t ' �� � � � . � � �` �� � �fr +
_'_�� l`ti ,4v a U �� !,,' �, , f� � { ^ ,..� .
_ ' F•�
�,+ . I i k�i ��i. `6 r I � � r + � d�,
� �ti, k 'i a . •. L '�,�..., � i
.+.�f � ; - � . Rr� ��. � r �, z �,� � �., .
:r.v -y �t(ii •� 1 ��A '� v � a �e. ,
� . y w l� Gc� `� - ,.g y ,i
? 1: , 1 v .�* ° � `'�\/ ,� . � e .
� � 4 v.� ` / ?' . ' 1 :�"a ,�,' -, y� ,. �, � � ' ��
� „� " ��l � - �
�: � � � .., ``�,,- � � ` i � j! � - • . ' l'r . � �' ; � "�- .. -
�'� .[I' (. Nr�' / I {f f � � y �. t� . f �� �'f... �
✓�'.!` � � � I D� �' `C "��C . \ i � i% .� ��4Y.' ..
Y ��}' � ��� �� �
..t i '� � �" � (� � f � ��� K ,� �' �� �`S�s� � ��� �� .. y � $ �
k �� ✓ „ �, . � � s 'i'�,y � �' � t
� � N =+�v��4 �qy' � t !� b� . . I .
+`' � i 4 � �
� j- ' ��F�Y, v" , �l`�t''i e�^ ' �
.� :. �� � . / �p� • +c w�4{+�. °+ 5� f ' '4
B IA � 1 A� Q j
.�� �� � ' � ��t �� ♦ �' + � � �"� � - .
i p O� � ♦ �� �� � . � . _
i �
. +� � .�'� r � + �`�sOtaf,!�`.,`ail.}'aR �{ �}�:��,`„ , � 'b . .
� J 1
` .l ��' ` l `_:t'4�. �:�'4 .f.r(`S?�i� -'�, �. i�r�,
�
<
I
C�5-9a
� "
, �
� `.r 2
�`. � : .; �
>a- ��
e� �aaeaaa �� �
ve ��acc �
aa� ; a�aaa • @
� 4 aaa / A esuesnv a B� \ 0 �
� ` � .v �� oio o � B � �
e m °B vi6YV � 8 � �
� � ��sie� i � 1�
/ �
m
y N U N d
0- U
i� �C t` i� m O N �
U C 3. Y V QY � OY Y
� �m N N � � N � N� �9 O N
O_ N N�� T R 'NS R i N 3 R 3
N N N
y a Q C N �N, � N Y � Q�O �U LA�O
'� �' 2 Y' ro "� C�' d � fq � C 4J
��Y` �' �`°Yi. E °�E E �°YE
rna�o .s a�= �co mmo
�._ a-- � c�`m.• o a�,� E o a�
—�3�co 3 —,no_o (� p�,Y O y w�y ,
�p�m�� d ao�3 j� - o�� H oo
°� o w o m L Z` a� '�= � m
MNCU-�p�p d' (flNj�p 'C'p � QN R� UJ N� N
d.� O«
(O� O � 16 �t •C O •- `'t y� y m O 3 N O'O p
t�LL.��(7 c7co(nfA m U` NZ O ��fnZ
� � � i �L � J i
,��� ,�ii�^� �iC ,/ B P � �• ! rs fe �. � .:. �
i - Y ' 5 —� n
4�\�l/'� G � � � 'I � // ��j� ` � �> fi V �„ f
G' l i -�� 4 U✓ C %��/L�, � 3 Gv� �..
° =°<l � � b � z ,���f � � n "� �� 'L �t� rt �
�' �R��i ) �� � `� � �� ,c C � f � � U�' �� � �' � �
I ��t � ..
�C � � r � f �� , � �c � : � �E ���9 1 � �j �� <
I��E6 ,csl ! � ,�v �e� ' l� 1��� t�
� F � ■i �t �..� �` ��t��tw�risr�' e � t, � <
'�� �_� �!— �� �<�l �, ��r��s��a�� ¢1� � �, ,�
( ��E�� «� �� ����:Y '��' ' �.'��s� <<�
.� �� b_`-�- �� . 4} 0t'`0 �� f, �`�` � , �
_�_ �� `II� � ��'��. ! e« �Fa — i �
�� �� �fc ��� �� �� �ti
s, f" 3 = ��� � -- s• %�.� � 3 1
�s ',�. � .� � — .�� ` �"` �i.
� � _ — _ _ � — . .,
.�� i _ �
, .����. �
� r � �:
-
� �
' ���'. � .. Y'
i �
i . �
� ` V
�� 9 � . . � �
r f �., . � }
*,�� "
.r
�. �� 9 �" �.
� y� -� _ � � � 7�. <r�
� ��� -: � � . � �� `.t
l� _u-
i,3�-� _ ��. i ,- I —
� ct+ � �- .�.:--•-- ��g-.�+ � —
sy" � �
�,re�.a� �. ;{ I 3.
�.r.i ? � i - I .
zt � -5 i _ I _ �,.�
�' �1�, ,� . . .
f-Y'a+] � i "a t „ � I � � 3 ��
" � 'i ... t : � . � � — ��
.i
_ �6.
� � *� � #'v'. .. ., :� +. .
L
.>Y �~ � 9 s°� � /V� I � fl�� ' .
. � � .
i
� , 1 � / '
�. y .� C � I � i._._� I
_ _ , 'r ,. i. -'- ct � "7 � �— .. ..— � ` . .
05-�0
� �r — . . . :�-
�� I � I I � � ���
� i . � � �a
�� � �
� � "� 1 4 �
f � , ���
. � � - ! ` �� I \ � � A? a- - `; ; ;�i �'
� t c .' - ,,' ,�
� .�,..,.:. � r ' .� �,
� � � � � ��� I ��' ` � �
�� �'� .��. � .����_.
t �' _ �
� � �w �
� � 1 ± � i ( P�
; �� � �,� �
r - -, :
. � �vj " � ' I a '-� �.�,e , _ � .`
� .. a` �S Fi . r �� I _ u � � .. i ' i�
Y 'w "� �. ¢ i � ��� '.. , � ��
� A °� r
- :1_ i�//:' . � .�a cc. � a�a �
.. r �- � r r � � ir� <y•>� 1
< ,�. �� i C lC , c '� ��.� �,GG ��i
(�[��� �(�� '��li��� i s�� ��. � ,.E6
� t= �- _ if� �� _ r r r�'r �,� � c �� � �i ��
r��� � � �—� Iii .I� � �� � ��� ��� � �� ��e C ������
�` c - ya�;i„ . t � ■ I�GI
cL� � � �, c i
-� e� �q C� C-
... 1 , � �■ ■M� c � i� ■�
�`! � ' (4j � i�e�:.0 ���. ', �" `Z� � + I �, � r. '� ��
I,��E�. � it� �� r��- . C�, �; ��I
- �= ■ C �� �,�C �-� •� ��91
-� � � _ � 1
j t c � ��
�� � •� �i - i�!���I ����1� eiN��i�� � a c t�� �a},l
� � Y (/I
01 N p� N
��� �d�� �� �Y3 0
° �cia mc�� ma� d mmc�i o�
a o- -
� � N tn � N� Q N � i N N �� C
� �6 N N N Y y� O N L � C Q N a�� Q
❑ a� .. a � � 'c - o "" � c � rnw •� � u� �
� a'c'v,�°m �a�`o� O �yCY y ��3�m�
0 0���� y m c a , ��`m .. rn�m
A �� N C_O X`p ` c w t6 _O C C«. �'fn � T
N�C O — ��i — �-'� 7 — LN�� @
E a� - m� a = a� O a a� N a� w a� m Y a� .. � ��y E
m c�a�o @ 3��a � 33� � 3 3� --O �.x
LL � � �
- o - o N �i
� � @ 09�i.� s �nZ`to � �n2'��
N N,�„ �p � N y 0 O- .fl
Tln Qr... C �._Y � O� C N
� ���Q� r �(6�� 3 �N d �N�L�N
� Qh0 �L.L U ' UwF— � N OCn J NU tq�(n
��� � ( 1� k P�
��� \��I �z\\�� . ��
�, . ���� n � � �i
�;� , �_� d
� � � � a �
.� �� �'�` \F � i'j+' �
,�
��, �- - ��
'�',��',: • �`�✓� .;.--' �o� -
" .,: