ITEM 4.2 Digincare Concept Plan0
0tCITe F o
MINNESOTA CDP
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT
REQUESTOR: MEETING DATE:
Planning
City Planner Licht 24 September 2018
PRESENTER(s)
REVIEWED BY: ITEM #:
City Planner Licht
City Administrator/Finance Director Flaherty 4.2 — Dignicare Concept Plan
STRATEGIC VISION
MEETS:
I THE CITY OF OTSEGO:
assisted living / memory care facility within Great River Centre.
Is a strong organization that is committed to leading the community through innovative
communication.
IS A PUBLIC HEARING REQUIRED?
Has proactively expanded infrastructure to responsibly provide core services.
Held by Planning Commission 17 September 2018
Is committed to delivery of quality emergency service responsive to community needs and
expectations in a cost-effective manner.
X
Is a social community with diverse housing, service options, and employment opportunities.
site is zoned PUD, Planned Unit Development District. Uses within the PUD District are the same as
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff and the Planning Commission recommend support a concept plan for development of a 32 unit
assisted living / memory care facility within Great River Centre.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No
Held by Planning Commission 17 September 2018
BACKGROUND/JUSTIFICATION:
Dignicare Properties of Otsego LLC has submitted plans for development of a 32 unit residential assisted
living/memory care facility to be developed on Lot 2, Block 3, Great River Centre of Otsego. The subject
site is zoned PUD, Planned Unit Development District. Uses within the PUD District are the same as
allowed in the B-3, General Business District, which would not include the proposed use of the subject site.
The developer is requesting a PUD Concept Plan review of their proposal in accordance with Section 11-36-
4.0 of the Zoning Ordinance to obtain feedback on the acceptability of the residential assisted
living/memory care facility at this location. A public hearing to consider the concept plan was held by the
Planning Commission at their meeting on 17 September 2018. The applicant was present and discussed
their proposed use with the Planning Commission. There were no public comments. The Planning
Commission discussed the demand for off street parking within the site. The Planning Commission was
very supportive of the proposed concept plan and voted 4-0 to recommend after closing the public
hearing.
SUPPORTING DOCUMENTS ATTACHED:
0 Planning Report dated 13 September 2018
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE ITTO APPEAR IN THE MINUTES:
Motion to provide the developer favorable comment regarding the proposed concept plan, subject to the
stipulations listed in the Planning Report dated 13 September 2018.
BUDGET INFORMATION
FUNDING: BUDGETED:
TPC
The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
DATE: 13 September 2018
RE: Otsego — Great River Centre; Dignicare Concept Plan
TPC FILE: 101.02
BACKGROUND
Dignicare Properties of Otsego LLC has submitted plans for development of a 32 unit residential
assisted living/memory care facility to be developed on Lot 2, Block 3, Great River Centre of
Otsego. The subject site is zoned PUD, Planned Unit Development District. Uses within the
PUD District are the same as allowed in the B-3, General Business District, which would not
include the proposed use of the subject site. The developer is requesting a PUD Concept Plan
review of their proposal in accordance with Section 11-36-4.0 of the Zoning Ordinance to
obtain feedback on the acceptability of the residential assisted livng/memory care facility at
this location. A public hearing to consider the concept plan has been noticed for the Planning
Commission meeting on 17 September 2018.
Exhibits:
■ Site location map
■ Developer's Narrative (5 pages)
■ Concept Site Plan
■ GRC Design Guidelines Land Use (2 pages)
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the area adjacent to the TH 101 and
CSAH 39 interchange as the City's primary area for retail, service, and office commercial uses.
The Great River Centre PUD District was approved on 13 March 2006 to allow for development
of a 90 acre mixed use development anchored by a SuperTarget that would be a destination
commercial location for the City. The PUD District Design Guidelines establishes a goal of
developing a diverse critical mass of activity that may include residential uses to complement
the primary commercial nature of the development. Allowance of limited residential uses
within commercial areas such as Great River Centre provides for market support for area
businesses. Senior oriented facilities, such as the proposed use, are considered to be the most
appropriate type of residential uses within commercial areas. The proximity to businesses and
services increases accessibility for residents, they have the ability to observe ongoing day-to-
day activity from their homes, and in the case of housing with services, employees present at
the facility (as well as visitors) increase daytime market opportunity for area businesses.
Use. The developer's narrative describes the proposed use as being 32 for rent units that
provide assisted living and memory care services. The proposed units are to be divided as 18
assisted living suites that include a bath and kitchenette and 14 memory care bedroom units.
Adult daycare services are also indicated to be offered in the developer's narrative. The
developer's narrative indicates that there would be an 8:1 ratio persons to care providers
within the facility. The developer should indicate if this ratio is maintained 24 hours per day or
if different ratios apply at different times.
Surrounding Land Uses. The existing SuperTarget and in-line retail stores are located to the
north of the subject site. There is opportunity within that block for additional satellite uses to
be developed. There is an undeveloped lot abutting the west line of the subject site and across
Quaday Avenue to the northeast of the subject site. Abutting the south and east sides of the
subject site is an outlot owned by the City that encompasses a regional stormwater pond.
The location of the subject site provides opportunities for the proposed use to have views of
area activity as well as more natural areas occurring around the regional stormwater basin. A
fenced outdoor recreation area is located south of the proposed building shown on the concept
plan oriented to take advantage of the natural setting related to the City outlot. Installation of
landscaping along the west line of the subject would be necessary to provide screening and a
buffer from future commercial uses that may develop on the abutting lot.
Building Design. The proposed building is a one-story structure with a pitched roof in several
sections. The rendering of the building included in the developer's narrative indicates a
residential character of the architecture. Being within the Great River Centre PUD District
would require that the exterior finish materials comply with the requirements of Section 11-17-
4.D.1 of the Zoning Ordinance requiring at least 65 percent brick, stone or glass materials.
Landscaping. The concept site plan does not indicate proposed landscaping. The PUD
Development Stage Plan required for approval of the proposed development would include
submission of a landscape plan that provides for installation of boulevard trees along Quaday
Avenue, landscaping within the front, side, and rear yards, and screening of future commercial
uses to the west. The proposed landscape plan is subject to compliance with Section 11-19-2 of
the Zoning Ordinance.
2
Floor Area. Section 11-17-6.0 of the Zoning Ordinance requires senior living uses to provide for
a minimum floor area of 440 square feet for studio dwelling units. The City exempted the
memory care suites at Guardian Angels Riverview Landing from this requirement and City staff
recommends the same allowance be made for the proposed 14 memory care suites within the
proposed facility. The developer must verify that the 18 assisted living suites comply with the
minimum floor area requirement of the Zoning Ordinance.
Lot Area. Section 11-17-9.D of the Zoning Ordinance requires a minimum of 1,000 square feet
of lot area per senior housing dwelling unit. Again, the City exempted the memory care suites
at Guardian Angels Riverview Landing from this requirement. The subject site is 2.72 acres or
118,573 square feet in area. The area of the subject site divided by the proposed 32 dwelling
units equals 3,705 square feet of lot area per dwelling unit (including the memory care suites).
The density of the dwelling units within the subject site is less that that allowed by the Zoning
Ordinance.
Setbacks. The Great River Centre PUD District is established with a 30 foot setback required
from public rights-of-way and 10 foot setback from interior lot lines unless approved as part of
a PUD Development Stage Plan. The proposed building is shown to be setback 60 feet from
Quaday Avenue and 40 feet from the west property line, where the primary need for
separation exists. The proposed building is also more than 10 feet from the south and east lot
lines abutting the City owned outlot. The location of the building within the lot as shown on
the concept site plan complies with the required minimum setbacks and is also appropriate for
the proposed use.
Off -Street Parking. Section 11-21-9.E of the Zoning Ordinance requires senior housing uses to
provide one off-street parking stall per two dwelling units with proof -of -parking for one parking
stall per dwelling unit. The Institute of Transportation Engineer's 3rd Edition Parking
Generation Manual outlines the following off-street parking recommendations for senior
assisted living and memory care housing uses:
Type
ZO/ITE
Land Use
Category
Recommended
Parking Ratio
Stalls/Unit
Riverview Landing
DU
Parking
Stalls
Zoning Ordinance
Senior
Housing
1.00
32
32
ITE Recommendations
Assisted Living
254
0.36
18
7
Memory Care
254
0.36
14
6
TOTAL
13
The concept site plan provides 24 parking stalls, which exceeds the number of parking stalls
required for the proposed use based on ITE estimates. The dimensions and construction of the
off-street parking area and stalls must comply with the requirements of Section 11-21-4.1-1 of
the Zoning Ordinance.
3
Sidewalk. The plans for development of Great River Centre include a sidewalk on the south
side of 87th Street and west side of Quaday Avenue. The concept site plan illustrates
construction of a sidewalk along the front line of the subject site consistent with these
development plans. A sidewalk between the principal building and public side walk will provide
for pedestrian access to the proposed development.
Signs. No information regarding signs has been included with the concept plan. All proposed
signs are subject to the provisions of the Great River Centre PUD District Design Guidelines and
Chapter 37 of the Zoning Ordinance.
Waste Storage. The concept site plan illustrates an exterior waste container storage area at
the west side of the building. The area must be enclosed with a structure constructed of
materials consistent with the principal building and that which complies with Section 11-18-4.0
of the Zoning Ordinance.
Exterior Lighting. No information regarding proposed exterior lighting is provided with the
concept plan. A PUD Development Stage Plan application must include an exterior lighting plan
including photometrics showing the illumination pattern and intensity of all fixtures. All
exterior lighting must comply with Section 11-16-6 of the Zoning Ordinance.
Utilities. City sewer and water utilities are available at the subject site and have capacity to
serve the proposed use. The developer is be required to provide a utility plan with a PUD
Development Stage Plan application for connection to City sewer and water services. The
developer would be required to pay utility availability and connection charges for the subject
site and proposed use in accordance with Title 8, Chapters 5 and 6 of the City Code as a
condition of PUD Development Stage Plan approval. All utility issues are subject to review and
approval of the City Engineer.
Grading. No information has been provided regarding grading, drainage, or erosion control
based on the concept plan. The developer would be required to provide necessary plans for
stormwater management as part of a subsequent application for PUD Development Stage Plan
approval for the proposed development. All grading, drainage, and erosion control issues are
subject to review and approval of the City Engineer.
Park Dedication. The subject site is a platted lot of record. No subdivision of the lot is
required for the proposed development. Park dedication requirements for the subject site
were satisfied with the final plat of the Great River Centre.
RECOMMENDATION
The proposed concept plan provides for development of a senior housing facility that is
consistent with the objectives stated in the Great River Centre PUD District Design Guidelines.
City staff recommends approval of the concept plan as outlined below.
4
POSSIBLE ACTIONS
A. Motion to provide the developer favorable comment regarding the proposed concept
plan, subject to the following stipulations:
The proposed development requires application for PUD Development Stage
Plan.
2. The exterior materials for the proposed principal building shall comply with the
requirements of Section 11-17-4.D.1 of the Zoning Ordinance.
A landscape plan shall be submitted with the PUD Development Stage Plan
application that complies with Section 20-19-2.13 of the Zoning Ordinance.
4. The minimum floor area of the assisted living suites shall comply with Section 11-
17-6.0 of the Zoning Ordinance.
5. All off street parking areas shall comply with Section 11-21-4.H of the Zoning
Ordinance.
6. Exterior storage of waste containers shall comply with Section 11-18-4.0 of the
Zoning Ordinance.
7. All signs shall comply with Chapter 37 of the Zoning Ordinance.
8. All exterior lighting shall comply with Section 11-16-6 of the Zoning Ordinance.
9. The developer shall pay utility availability connection charges in accordance with
Title 6, Chapters 5 and 6 of the City Code; all utility issues are subject to review
and approval of the City Engineer.
10. All grading, drainage and erosion control issues are subject to review and
approval of the City Engineer.
B. Motion to provide comment that the proposed concept plan is not consistent with the
2012 Comprehensive Plan and Great River Centre PUD District.
C. Motion to table.
Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Overview
Legend
Roads
—CSAHCL
— CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
❑ c
❑ t
�❑ Parcels
'
A To—BE—BUILT 32 UNIT/ 32 BED AssISTED LivING / MEMORY CARE FACILITY
® ::: ra I 0
FLOOR PLA
TRANSACTION OVERVIEW
The Sponsor, a single asset entity controlled by Dignicare Properties, & Suite Living (the "Sponsor"),
Is looking for 1.5 -2 acre sites to build there 32 bed senior facility. The property must have good visibility
with high traffic and be located in the 7 county Twin city metro area, The property need the zoning or the
city willingness to rezone, city sewer and water.
The Sponsor is seeking to start construction in the fall of 2018.
PROJECT OVERVIEW
The Sponsor intends to develop a state-of-the-art, for -rent Enhanced Assisted Living and Memory Care facility
which will be designed to accommodate a wide range of needs for seniors to "age in place" while receiving
high -touch and personalized service. The building will be single -story, wood frame construction with high
quality finishes that resembles a single-family residential design. The facility will focus on providing a more
intimate setting where residents are encouraged to interact with one another in a homelike environment
while enjoying serene outdoor views. The Project will also feature amenities and services for the
convenience of the residents including dining facilities, adult day care, sitting rooms, beauty shop, outdoor
living areas, visiting physicians, and home cooked meals.
The Project will consist of 32 units / beds in a residential neighborhood setting. The building is designed to
cater to residents in need of either Enhanced Assisted Living care or more specialized Memory Care. The
facility will contain 18 Enhanced Assisted Living 1 bed / 1 bath units with kitchenettes and 14 Memory Care
studio units.
Suite Living strives to create a product that, when residents see it, they immediately realize that this is what
they were looking for. Most large senior housing providers are busy cutting expenses and running the day-to-
day operations in a way that shows that they have gradually lost touch with the real needs, desires, and choices
of their residents. Suite Living focuses on the resident by building a care model specifically focused on offering
the highest levels of care to residents and building systems that will promote dignity;
Safety and Security: Best -in -the industry caregiver ratios as well as their small, intimate home designs offer
greater safety and security for residents;
Compassionate Care: Each individual caregiver supports a maximum of 8 residents at a time. A low -stressed
caregiver offers better, more focused and more compassionate care;
MARKET SUMMARY
According to the U.S. Census Bureau, the number of seniors is projected to increase from 39 million
to 53 million by 2020 and substantially increase to 82 million by 2050 due to the baby boomers and
increasing life expectancy.
For Assisted Living care, demand is generated not only from the local population of those 65 and older, but
also from the younger families in the sub -market who move their aging relatives to a facility in closer
proximity (i.e. Adult Child Demand). Given the steadily growing demographic trends, strong employment
sector, and the high occupancy of comparable facilities, the Subject Property's location appears to be a
prime market for a new Assisted LivingFacility.
The Subject 5 -mile PMA has a population exceeding 155,000 and 59,929 households with a median
household value of over $224,800.. There is currently little competitive supply in the PMA to serve the
demand. With the Project delivering just 18 units of assisted living and 14 units of Memory Care, the
Sponsors do not anticipate any problems leasing at the projected rental rates and achieving stabilized
occupancy within the first 7 months of operations.
COMPANY BACKGROUND
Hampton Companies is in the business of purchasing parcels of quality property in urban and suburban markets where growth
potential can be achieved through the highest and wisest use of the land. The foundation of our company is a reputation for
careful planning, attention to detail, and cost control that benefits the landowner, the community, and buyers. We typically
seek out land with natural character and amenities. Based in Minnesota, we are expanded steadily with projects in
Vadnais Heights, Roseville, Little Canada, North St. Paul, Inver grove heights. To attract the best development
opportunities Hampton has focused on the core values that build success in the real estate development and
construction business.
DEVELOPER'S EXPERIENCE
Joel Larson, Principal, has over 30 years' experience in the real estate industry including the management,
development and construction of quality housing in various communities in both Minnesota, Wisconsin, Iowa,
Michigan and Illinois. During the past 30 years Joel has specialized in developing senior housing rental projects,
creating hundreds of senior housing rental units. Today Joel is a partner in a 90 unit assisted living/memory care
facility in Coon Rapids, Minnesota. The highly successful operation of that facility provides the basis for the
business model as proposed for the planned facilities. Joel served as Vice President at SeWSenior Living; Mr Larson
is also the Chief Manager of Suite Living a memory care and assisted living organization that cares for the elderly in
high acquit care situations. Joel has also served on various association and management boards throughout his real
estate career.
Jeremy Larson, (Vice President) serves as one of the lead land acquisition and development members. Jeremy is
responsible for analyzed market and demographic studies which led the company to target specific geographic
areas of development. Acquiring and developing land sites for the Companies.
SUITE LIVINGS KEY PERSONAL
Audrey McElwain (CEO / Operations Manager) serves as the CEO and Manager of Operations for Suite Senior
Living. Audrey is a graduate from St. Cloud State University with a degree in Advertising/Marketing and
Business Management. Audrey previously served as Operations Manager for Suite Living Care in Minnesota
where she was responsible for hiring and managing several Assisted Living facilities in the Twin Cities. Audrey
has over 12 years of experience in the senior housing Industry with extensive experience in operations, staff
training, nursing, dietary, marketing, assisted living and memory care facilities. Audrey is active with industry
associations including Assisted Living Federation of America (ALFA), Alzheimer's Association, Care Options and
Aging with Services.
Michele Nyarecha (Clinical Specialist, RN) serves as the Clinical Specialist for Suite Senior Living. Michele has a, Wks CLr1 S
B.A.S from the University of Minnesota -Duluth and currently holds licenses in both Minnesota and Minnesota as
a Registered Nurse. Michele has over 20 years' experience working with seniors. She served ast e�urse for
Suite Living -Blaine campus from 2005-2013. She has extensive knowledge and hands-on experience with the
challenging issues that face our seniors. She is well versed in the state rules and regulations that govern
Assisted Living in the states of Minnesota and Minnesota. Michele is active In industry associates including
Assisted Living Federation of America (ALFA), Alzheimer's Association, Care Options, and Aging with Services.
DISCLAIMER: THIS CONTENTS ARE OF A CONFIDENTIAL NATURE. THE MATERIALS HEREIN WILL BE HELD IN STRICTEST
CONFIDENCE, WILL NOT BE DISCLOSED TO ANY OTHER ENTITY AND WILL BE USED FOR THE SOLE PURPOSE OF EVALUATING
THE OPPORTUNITY.
THE FOREGOING INFORMATION WAS FURNISHED BY Dignicare Properties & Hampton Companies FOR SUITE LIVING
SENIOR ASSISTED LIVING AND MEMORY CARE. SUBJECTTO CORRECTION OF ERRORS, OMISSIONS, CHANGE OR
WITHDRAWAL FROM THE MARKET WITHOUT ANY NOTICE.
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