The URL can be used to link to this page

Home My Public Portal About05-14-2019 POSTED IN CITY HALL: May 14, 2019 PLANNING COMMISSION AGENDA TUESDAY, MAY 14 , 2019 7:00 P.M. CITY HALL (2052 County Road 24) 1. Call to Order 2. Public Comments on items not on the agenda 3. Update from City Council proceedings 4. Planning Department Report 5. Uptown Hamel Presentation 6. Approval of April 9, 2019 Planning Commission Minutes 7. Council Meeting Schedule 8. Adjourn Planning Department Update Page 1 of 2 May 7, 2019 City Council Meeting MEMORANDUM TO: Mayor Martin and Members of the City Council FROM: Dusty Finke, Planning Director; through City Administrator Scott Johnson DATE: May 2, 2019 SUBJ: Planning Department Updates – May 7, 2019 City Council Meeting Land Use Application Review A) Maxxon Variance/Site Plan Review – 920 Hamel Road – The City Council approved a site plan review for an addition at Maxxon back in 2018. The applicant has now requested a variance from the 25% hardcover limitation in the Elm Creek shoreland district to invest in the alternative site improvements rather than pervious bituminous. The Planning Commission reviewed at the March 12 meeting and recommended approval. The City Council held a public hearing on the variance at the April 16 Council meeting and directed staff to prepare approval documents, which will be presented on May 7. B) Raskob Elm Creek Addition – 500 Hamel Road – The John W Raskob Trust has requested to subdivide the 8 acres (approximately 4 net acres) of property into two separate parcels so that the family could market the two separately. The Planning Commission held a public hearing at the April 9 meeting and recommended approval. Staff intends to present to the Council on May 7. C) Medina Mini-Storage Site Plan Review – 4790 Rolling Hills Road – Highway 55 Rental Portable Storable LLC (Jeff Pederson) has requested a Site Plan Review for construction of a 5,140 square foot mini-storage building within the existing paved area. The Planning Commission held a public hearing at the April 9 meeting and recommended approval. Staff intends to present to the Council on May 7. D) Marshall-Schleeter Lot Line Rearrangement and Easement Vacation – 1495/1585 Medina Road – Adam and Susan Marshall have requested a lot line rearrangement between their property at 1495 Medina Road and the parcel to the west at 1585 Medina Road. The Marshalls want to convey approximately 4.2 acres to the Schleeters. The applicant has also requested the vacation of the easements along the rearranged lot line, which will be replaced along the new line. Staff is conducting a preliminary review and will present to Council when complete, potentially at the June 4 meeting. E) Maiser Septic Variance – south of Medina Road, west of Hunter Drive – Norton Homes, on behalf of Pete Maiser, has requested a variance from the minimum 75’ setback for a septic system from a wetland. The septic designer stated that the only location for a septic is located approximately 55 feet from a small wetland on the lot. Staff is reviewing and will present to Council when complete, potentially at the June 4 meeting. F) Cavanaughs Meadowwoods Park Third Addition/OSI Expansion – Arrowhead Drive, north of Highway 55 – Arrowhead Holdings (real estate company for OSI) has requested approval of a site plan review, preliminary plat and rezoning to construct a 2nd building north of their existing facility. The applicant proposes to construct the building on a separate lot and to rezone the property to Business, in line with the updated Comprehensive Plan. The Council adopted approval documents on November 7. The applicant has now requested final plat approval. The applicant has also proposed some slight adjustments to the site plan, which were presented at the Planning Commission on March 12. The Planning Commission recommended approval of the amended site plan. Staff will present to the City Council when the final plat is prepared. Planning Department Update Page 2 of 2 May 7, 2019 City Council Meeting G) Richardson Lot Combination – PIDs 18-118-23-24-0116 and 18-118-23-24-0117 – Big Island Land LLC (Dale Richardson) has requested a lot combination of two vacant parcels along Ardmore Avenue, just west of County Road 19. The parcels do not meet relevant lot standards and the applicant desires to combine them to construct a single home. The application is currently incomplete, and staff has requested additional information. Staff will schedule when complete for review. H) Charlie’s Restaurant PUD Concept – 172 Hamel Road – Steve Andres has requested review of a Planned Unit Development (PUD) Concept Plan for construction of a restaurant at the corner of Hamel Road and Sioux Drive. The applicant seeks a PUD to provide flexibility to use cargo shipping containers for the building structure. The Planning Commission held a public hearing on April 9, 2019 and provided comments. The City Council reviewed on April 16. The applicant is considering presenting an updated concept prior to proceeding with a formal application. Staff intends to leave the application open and await direction from the applicant. I) School Lake Nature Preserve 2nd Addn Final Plat and CD-PUD Amendment – Wally and Bridget Marx have requested an amendment to the CD-PUD to shift the location of one of the lots in the development. The Council reviewed and adopted a resolution of approval at the April 16 meeting. Staff will work with the applicant on conditions prior to recording the plat. J) School Lake Nature Preserve Easement Vacation – Wally and Bridget Marx have requested that the City vacate the drainage and utility easements within the lot being re-platted in the 2nd Addition plat. New easements will be granted on the new plat. The City Council held a public hearing at the April 16 City Council meeting and adopted a resolution approving the vacation. The vacation will be finalized with the recording of the 2nd addition plat. K) Ditter Concept Plan – Jim Ditter, Tom Ditter, and Ditter Properties have requested review of a concept plan related to the potential subdivision of four existing parcels totaling approximately 25 acres into five lots. The application will be left open in case the Ditters have additional information to provide in the coming months. L) Johnson ADU CUP, Maxxon, Dykhoff Septic Variance, Hamel Brewery, St. Peter and Paul Cemetery – The City Council has adopted resolutions approving these projects, and staff is assisting the applicants with the conditions of approval in order to complete the projects. M) Woods of Medina, Hamel Haven subdivisions – These subdivisions have received final approval. Staff is working with the applicants on the conditions of approval before the plats are recorded Other Projects A) RR-UR Rezoning – The Planning Commission held a public hearing on the proposed rezoning of 5 parcels in the Northwest corner of the City to the Rural Residential-Urban Reserve (RR-UR) zoning district. These properties were designated Future Development Area in the updated Comp Plan and are currently zoned Rural Business Holding. An owner requested that one of the parcels not be rezoned to allow for limited business development in the next decades until development is permitted. The Planning Commission recommended 3 of the parcels be rezoned to RR-UR, and leaving two commercial. Staff intends to present the ordinance to the City Council on May 7. B) Uptown Hamel – the group of students from the Humphrey School of Public Affairs will present its findings to the City Council at the May 7 meeting. C) County Road 47 Master Plan – I attended a meeting with Hennepin County, Plymouth, Maple Grove, and Corcoran related to planning for future improvements along County Road 47 in Plymouth. Plymouth and Hennepin County intend to prepare a conceptual layout and “action plan” over the summer for future improvements (timing unknown). D) Intern interviews – staff interviewed applicants for the Planning/GIS Intern position. The pool was strong, and staff is finalizing its selection. TO: City Council FROM: Edgar J. Belland, Director of Public Safety, Through City Administrator Scott Johnson DATE: May 2, 2019 RE: Police Department Updates Medina Clean Up Day We had another successful Medina Clean Up Day. Everyone pitched in to help with the event. We held our prescription drug takeback day at the same time. 64 pounds of prescription drugs were taken in and destroyed. Weapon Cameras On April 24th at our department shoot at the Delano Gun Range, we fitted all our service weapons with the weapon cams. A short training was held on the operation and maintenance of the new cameras. We then shot the weapons to see if they had any negative effects on the weapons. None were noted. We also had everyone qualify on the rifles at the shoot. Bike Rodeo On May 18th we will be holding our 2019 Bike Rodeo for all the local kids and their parents. We are expanding the event this year to include a tour of the Medina Police Department. We will also be adding jump houses for the kids and have hotdogs for everyone, with a vender for ice-cream. If you are available, stop by and join in the fun. Patrol Updates For the dates of April 9 to May 2, 2019, our officers issued 108 citations and 161 warnings for various traffic infractions. There was a total of 4 traffic accidents, 31 medicals, 27 alarms and 1 DWI. Training Officer Scharf was in Florida from 04-09 to 04-14 to complete his drug recognition training and certifications. He is now an expert when it comes to drug impaired drivers. This was an extremely difficult class and he did an outstanding job finishing near the top of his class. There have been numerous overweight trucks that have been stopped in the past month by our officers. They have been doing a great job trying to protect our roadways from all the overweight trucks. On 04-14 Officer Boecker was dispatched to Target for an employee theft. It was learned that a juvenile male had been stealing while working for Target. Total loss admitted to was over $1,600. Case will be forwarded to the county attorney’s office for review and charging. On 04-18, Officer Gregory took a theft of mail report. Homeowners learned that someone had stolen their mail after being notified from their bank that thousands of dollars in bad checks had MEMORANDUM been drawn on their accounts. Multiple suspects have been identified and arrested by Orono and Wayzata Police Departments. On 04-19, Officer Scharf stopped a vehicle for following too close on Hwy 55. The 23-year-old female driver was found to be intoxicated and subsequently arrested. Her breath test showed a .19. She was booked and released from the police department. On 04-19, Officer Scharf stopped a dirt bike that was traveling on Hwy 55 near County Road 101. The driver was found to not have a license and when the dirt bike was being impounded it was found to have been stolen from a burglary over this past winter in Medina. Investigator McKinley was called in and a search warrant was drafted for the driver’s residence. A second stolen dirt bike was recovered from the Medina burglary. Driver charged with multiple crimes and booked into the Hennepin County Jail. On 04-20, Officer Hall stopped a vehicle for speeding. The driver did not have a driver’s license or insurance on the vehicle. The driver was arrested and found to be in possession of methamphetamines. She was subsequently booked into the Hennepin County Jail. Case turned over to the drug task force. On 04-23 and 04-24, Officers took theft of snowmobile trailer reports at two separate businesses in the Hamel area. One of the trailers was recovered the following day in St. Louis Park and a suspect was identified. Case forwarded to investigations. Investigation Update Signed the criminal complaint for the stolen tow truck. A witness identified the suspect through a photo lineup. The suspects whereabouts are unknown. A warrant was issued for their arrest. Investigating a theft of mail from a residence in Medina. Checks were taken, washed and used to purchase a vehicle in Burnsville. The term “washed” is when they take an isopropyl alcohol to remove the ink from a check. Another check was cashed in Forest Lake. I have identified a possible suspect. Investigation is ongoing. Officer Scharf stopped a Medina resident for riding an unlicensed dirt bike on the Highway. The dirt bike turned out to be one that was stolen from a Medina residence in January. The suspect admitted that there was another dirt bike in his garage. I responded to the police department and drafted a search warrant for the residence. After the search warrant was signed by a judge, we responded to the residence and located the second stolen dirt bike. The suspect was arrested for receiving stolen property and booked at the Hennepin County Jail. Investigating the theft of two trailers in the Hamel business area. The suspect is known and has been very active in the metro area. I am currently working with investigators from Plymouth PD and Wright County Sheriff’s Office. Investigation is ongoing. Volunteered at Clean Up Day. MEMORANDUM TO: City Council, through City Administrator Scott Johnson FROM: Steve Scherer, Public Works Director DATE: May 2, 2019 MEETING: May 7, 2019 SUBJECT: Public Works Update STREETS • Public Works has noticed that many streets were impacted by winter. We are putting together a list of projects that were not planned for this year and will try to fit them into the budget. They are not complete road projects, just specific sections that need attention. It’s important to do this work or we will lose the integrity of the street. • We have been coordinating the railroad crossing rehab project at Sioux Dr. The milling will begin May 6th. When the tracks are removed, we plan to overlay Sioux Dr. south of the tracks and the portion on the north west lane to Westfalen Trail. Sioux Dr will remain open from Highway 55 to Westfalen Trail during the construction. There will be a crossing closure the week of May 19th for Sioux Drive to do the track work. We are waiting to confirm the timing of the project and will update the information on the City website and Facebook. • Seasonal weight restrictions are still posted and being enforced by police. We are getting close to taking the postings off, but some of the vulnerable streets will most likely be posted for an extra week. WATER/SEWER/STORMWATER • Public Works is working closely with Toll Bros to get the inflow and infiltration (I/I) under control in the sanitary manholes throughout their development. We are negotiating with Toll to complete their portion of the project with a warranty guarantee as Pulte takes over. • The Brockton Lane project is scheduled to begin or at least move onto the site the week of May 6th. It seems the first week will be mostly prep work. The power poles are in the process of being relocated already to make room for the trail. Xcel Power from Hamel Legion Park north to Hamel Rd will now be located underground. • The transfer switch at the treatment plant had some kind of power surge and caused major damage. I will be looking to our insurance or Xcel Energy to cover it. PARKS/TRAILS • The Eagle Scout has completed the installation of the dug outs at Hamel Legion Park the weekend of April 27th. Page 2 of 2 MISCELLANEOUS • We have scored and set up interviews for the full-time maintenance position. We have several qualified candidates and are confident we will fill the position. • Katrina did a great job on organizing cleanup day. The day went very smooth and it was a great community event. Uptown Hamel Page 1 of 6 May 14, 2019 Presentation Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Dusty Finke, Planning Director DATE: May 10, 2019 MEETING: May 14, 2019 Planning Commission SUBJ: Uptown Hamel Presentation Background Over the past three months, the City has been partnering with a group of students from the Humphrey School of Public Affairs at the University of Minnesota to engage the public to identify ways to support improvement and development within Uptown Hamel. The students held three Open Houses, met with the Uptown Hamel Business Group, and conducted an online survey and visual preference survey. The group also conducted a literature review. The report was scheduled to be provided next week. Because the Commission has no other action items, staff requested a draft of the report a little bit early so that it could be included in the packet for review. The draft report is still under final review, but is attached in the meantime. Staff did not include the appendices, which are an additional 60 pages. Staff will email the report to Commissioners to review the appendices, and it is available upon request (email me at dusty.finke@medinamn.gov) A complete draft, including appendices will also be available in the public copy of the packet. The students presented their findings at the May 7 City Council meeting. This presentation will be played during the May 14 Planning Commission meeting to begin the discussion. Comprehensive Plan Information The Uptown Hamel land use applies to property along Hamel Road east of Hunter Drive to the eastern City border at Brockton Lane. The land use also applies to the property at 500 Hamel Road, which is located north of Hamel Road and west of Hunter Drive. A map of the area guided Uptown Hamel can be found at the top of the following page, shown in dark purple. The Comprehensive Plan describes the Uptown Hamel land use as: “Uptown Hamel (UH) the Uptown Hamel land use allows residential and commercial uses to be mixed on adjacent sites and to be mixed within the same building or property. Residential development in this designation may be between 4.0 and 15.0 units per acre. The Uptown Hamel area is served by urban services.” (page 5-7) Uptown Hamel Page 2 of 6 May 14, 2019 Presentation Planning Commission Meeting The Plan establishes the following objectives for the Uptown Hamel land use: “The Uptown Hamel land use allows for a mix of residential and commercial uses to create a vibrant, walkable, and attractive place; a place to shop, work and live. Objectives: 1. Allow a mix of residential and commercial uses to co-exist on adjacent parcels as well as within the same structure or on the same parcel. Uptown Hamel is intended to provide flexibility in terms of residential and commercial uses. As a result, it is difficult to project future uses in the area, but it is estimated that approximately 40% of the land will be utilized for residential purposes, 40% for commercial uses, and 20% for office uses. 2. Consider alternatives for meeting parking requirements including parking in the rear of buildings, shared parking, on-street, underground, or ramp parking. 3. Use building standards that enhance and maintain the small town heritage and traditional small-town look including brick facades, traditional street lighting, and overhangs over the sidewalk, boardwalks, and the like. Establishment of design guidelines to support this objective. 4. Involve residents, businesses, community groups and other stakeholders in the planning of these areas. 5. Create master plans for mixed-use areas to ensure integration of uses and responsiveness to adjacent land uses. Uptown Hamel Page 3 of 6 May 14, 2019 Presentation Planning Commission Meeting 6. Establish design criteria for platting and developing site plans which will be compatible with surrounding physical features, existing land uses and the preservation of ecologically significant natural resources. 7. Encourage underground or structured parking through flexibility to standards, including increased residential density up to 20 units per acre. 8. Emphasize resident and pedestrian safety. 9. Require utilities to be placed underground wherever possible for reasons of aesthetic enhancement and safety. 10. Regulate noise, illumination, and odors as needed to maintain public health and safety.” Current Zoning Most of Uptown Hamel is currently zoned either Uptown Hamel-1 (UH-1) or Uptown Hamel-2 (UH-2). The regulations for these districts are included in Section 834 of City Code. The property at 500 Hamel Road was previously included in a different land use, so is zoned Mixed Use (MU). Residential Density/Use Under the previous Comprehensive Plan, a minimum amount of residential development was required in Uptown Hamel and the allowed density range was higher (7-40 units/acre). As a result, portions of Uptown Hamel were zoned UH-1, which required residential development in excess of 10 units/acre. The updated Comprehensive Plan intends to “provide flexibility in terms of residential and commercial uses” and the lowers the allowed residential density to 4-15 units/acre (up to 20 with underground parking). Staff believes this provides the opportunity to have a single set of regulations for the Uptown Hamel area and would recommend updating the zoning to match the density requirements. Staff’s intent would be to allow commercial or residential uses (including the full density range) to be located on any of the parcels which are guided Uptown Hamel. This would include the possibility of mixing residential and commercial uses within a single parcel or building. Architectural Design The UH districts include the following Architectural Standards. The student group collected a lot of data about preferences for architectural design, which will guide any changes: a. General. All new buildings, structures, expansions, remodeling, and development plans shall conform to these design standards and be compatible and complementary to the buildings proposed to be retained downtown. Elements of compatibility include, but are not limited to: building height, form, mass and bulk, fenestration, exterior material appearance, color, exterior material durability, detailing, setbacks, landscaping, exterior lighting and site improvements. b. Building - Street. Building design shall make the street visually more interesting, functionally more enjoyable and useful and economically more viable. Buildings, porches, and plaza spaces shall be designed to bring the building and its activity more in contact with the street. Uptown Hamel Page 4 of 6 May 14, 2019 Presentation Planning Commission Meeting c. New Building and Major Expansions. New buildings and major expansions of existing buildings should be compatible with adjacent and nearby buildings. Buildings shall be designed and oriented consistent with this ordinance, proposed use of the property, uses on adjacent properties and nearby amenities. Buildings shall be designed and oriented so as not to detract from one another or vistas. Views from the residential areas should be protected. Where these views exist, partial loss of the view may be an unintended but justified result when development takes place consistent with other provisions of this ordinance. Entrances shall be placed for easy access from the street. Utilities shall be placed underground and meters and transformers shall be hidden from view. d. Integrate – Coordinate. New buildings, structures, remodeling and expansion shall be integrated and coordinated with development on abutting property. Elements for integration and coordination include, but are not limited to, sidewalk and pedestrian ways and their continuity; site lighting; site access; building orientation; building entrances; and utilitarian functions which are to be totally screened from view or which are contained within the building and which include loading, trash, and mechanical and electrical equipment. e. Porches (Overhangs – Canopies – Arcades). Porches, which overhang into walks, are one of Uptown Hamel’s trademarks. These features should be preserved, enhanced, and improved. New commercial structures on Hamel Road and Sioux Drive are expected to be designed and constructed with these features. New porches, arcades or similar structures which overhang or extend into the right-of- way may be allowed by the city through approval of the plan, but must be supported in a way which does not obstruct the traveled portion of the right-of- way. The property owner may be required to obtain a license from the city or to execute an agreement with the city governing its use, maintenance and other factors. Porch/Overhang/Canopy/Arcade Design criteria/guidelines are as follows: a. Height: If projecting into the public right-of-way, a pedestrian clearance of at least eight feet and a height consistent with the architecture of the building shall be provided. b. Width: At least six feet. c. Columns: Shall be traditional in design and made from durable materials such as finished anodized metal, wrought iron or wood in a color compatible with the building. Wood columns must be cedar or redwood lumber, at least six inches by six inches, which may be stained or painted. Columns are not allowed to be affixed to the ground within the right-of- way. d. Roof: Shall be durable and meet the wind and snow loads required by code. Slopes should be to the street and away from pedestrians. f. Height. New building heights shall not exceed three stories, except as described herein. Along all street frontages and park property lines, building heights exceeding two stories shall have the third story set back at least six feet from the front line of the building, and the fourth story shall be set back 12 feet from the front line of the building. Basement levels shall not be considered a story, so long as more than 50 percent of the basement structure is Uptown Hamel Page 5 of 6 May 14, 2019 Presentation Planning Commission Meeting below grade at the average of all areas around the building. Total building height shall not exceed 50 feet, except structures such as belfries, chimneys, flues, monuments, cupolas and domes which do not contain living space, are permitted, provided they are not higher than 10 feet above the height of the building. In the case that the distance from grade to the eave (or top corner of a flat roof) of a structure exceeds 30 feet, additional fire suppression apparatuses may be required by the city. A fourth story may be allowed if ten percent of residential units are dedicated affordable housing units. g. Materials. Exterior materials shall consist of one or more of the following: natural brick, stucco, stone, wood, glass, or commercial grade fiber cement lap siding with a wood appearance which is installed per manufacturer’s specifications. Treated or anodized metal may be used for trim. h. Roofs. Roofs may be pitched, mansard, flat, or planted “green roofs.” Flat roofs shall have an architectural treatment (a “cap”) of an acceptable design. On pitched roofs, materials and colors must be compatible with the district. All roof run-off must drain onto the property that creates the run-off. Rain gardens are encouraged. i. Equipment. Equipment shall not be mounted on the roof unless it can be demonstrated that there is no other reasonable alternative. If allowed, rooftop equipment shall be screened using the architectural elements and material from the building, provided they are consistent with these design standards. j. Fenestration – Modulation. Windows and openings shall be generous, especially on the street side, and their placement and design shall express the pedestrian- friendly, livability of the town center. To this end, third stories or higher must be tiered back from the street a minimum of six feet per story. Buildings shall be modulated a minimum of once per 40 feet in frontage to avoid long, monotonous building walls. This modulation may include varying building height, building setback, or building materials/design. At the street level, at least 30 percent of the façade should be glass in windows and doors. k. Landscaping and Setbacks. At least 5 percent of the site shall be plaza or landscaped. Landscaping shall consist of a combination of: decorative deciduous and coniferous trees, shrubs, flowers, ground covers and rain gardens. Landscaped areas and pockets shall be delineated and separated by any of the following: curbing, decorative fencing, decorative walls, planter boxes, containers, “cut outs” in a plaza, or by similar means. An approved plaza in which at least 20 percent of the plaza is open to the ground allowing full penetration of water into the ground can be counted to meet this requirement. All that part of the site not taken up by buildings, walks, or plazas or approved parking and loading shall be landscaped. Grades and drainage must meet city requirements. l. Fences and Walls. Fences and walls shall be decorative using a traditional design and may be used to delineate and separate spaces and to protect topographic change. Fence material shall be wrought iron, anodized steel or aluminum, or wood. Walls shall be made of brick, concrete brick, decorative block, cedar or redwood or stucco on concrete. Fences and walls shall not be located to prevent desirable access through areas. Uptown Hamel Page 6 of 6 May 14, 2019 Presentation Planning Commission Meeting m. Utilities. All utilities serving the buildings and facilities shall be underground. n. Recycling and Trash Facilities. All materials and facilities for recycling and trash shall be kept inside the principal buildings or within a completely screened area. If a completely screened area is used it must 1) be architecturally compatible with and made of the same or better material used on the principal building, and 2) meet the architectural and development standards of the district. o. Hazardous Materials. Provisions for storage of hazardous materials must be included in the building and be identified on the plans. p. Other Materials. All storage of other materials shall be stored inside the building in a suitable area in accordance with the approved plan. Next Steps At the May 14 Planning Commission meeting, the Commission will discuss the report and the recommendations. The Commission can request any additional information to guide its review of the Uptown Hamel regulations. Attachment 1. Uptown Hamel Report (w/o appendices) Methods and Strategies for the Revitalization of Uptown Hamel MURP Capstone Paper In Partial Fulfillment of the Master of Urban and Regional Planning Degree Requirements The Hubert H. Humphrey School of Public Affairs The University of Minnesota Ally de Alcuaz Mary Cutrufello Nick Kieser Katriona Molasky Katie Page May 10, 2019 Tuesday, May 7, 2019 Date of oral presentation Approval date of final paper _________________________________ Dr. Dan Milz, Visiting Assistant Professor Signature of Capstone Instructor REVITALIZATION OF UPTOWN HAMEL 2 REVITALIZATION OF UPTOWN HAMEL 3 Acknowledgments We would like to thank the community in the City of Medina for being so welcoming and coming to our engagement events ready to learn and share. Without their participation this project wouldn’t have been possible. We would also like to acknowledge the staff at the City of Medina for their help and the professors at the Humphrey School of Public Affairs for their support. Individually, we would all like to thank our family and friends for their support throughout our time at the Humphrey School. REVITALIZATION OF UPTOWN HAMEL 4 Table of Contents Executive Summary……………………………………………………………………………………5 Introduction…………………………………………………………………………………………….6 Background…………………………………………………………………………………………….7 Medina……………………………………………………………………………………...….7 Uptown Hamel………………………………………………………………………………...7 Engagement Design…………………………………………………………………………………..10 Stakeholder Analysis ………………………………………………………………………...10 Process Design……………………………………………………………………………….11 Activities……………………………………………………………………………………..13 Dream Street…………………………………………………………………………13 Vision Mapping……………………………………………………………………...14 Preference Scales……………………………………………………………….........15 Comment Cards……………………………………………………………………...16 Online Survey & Mapping…………………………………………………………..16 Public Comments via Email…………………………………………………………17 Visual Preference Survey……………………………………………………..……..17 Analysis………………………………………………………………………………………………18 Methods……………………………………………………………………………………....18 Outcomes and Findings……………………………………………………………................19 Dream Street…………………………………………………………………………20 Vision Mapping……………………………………………………………………...22 Preference Scales……………………………………………………………….........23 Comment Cards……………………………………………………………………...23 Online Survey & Mapping…………………………………………………………..24 Public Comments via Email…………………………………………………………25 Trends………………………………………………………………………………………………...25 Restaurants …………………………………………………………………………………..26 Historic Feel………………………………………………………………………………….27 Parking……………………………………………………………………………………….28 Height Restrictions………………………………………………………………………..….29 Discussion…………………………………………………………………………………………….30 Restaurants …………………………………………………………………………………..31 Historic Feel…………………………………………………………………………….……33 Parking……………………………………………………………………..………………...35 Height Restrictions………………………………………………….…………….………….36 Recommendations………………………………………………………………..……….…………..38 Engagement…………………………………………………………………………………..38 Trend Recommendations …………………………………………………………………….39 Restaurants …………………………………………………………………………..39 Parking………………………………………………………..……………………...40 Height & Historic Feel……………………………………………………………….40 Implementation Tools…………………………………………………………………….…………..42 Pedestrian Connectivity Plan……………………………………………………..………….42 Parking Study & Local Examples …………………………………………………………...43 Certified Local Governments…………………………………………………………..…….43 Minnesota Main Street ……………………………………………………………..………..44 Conclusion ………………………………………………………………………………….………..46 REVITALIZATION OF UPTOWN HAMEL 5 Executive Summary Medina’s 2040 Comprehensive Plan identifies Uptown Hamel as an area for redevelopment. The City developed key objectives for this redevelopment and was interested in determining how the community vision aligns with these objectives. The main areas of focus were Uptown Hamel’s building design, land use, and pedestrian accessibility. The recommendations for Uptown Hamel’s revitalization suggest Medina work on creating a pedestrian connectivity plan; write design guidelines that create a cohesive feel in the area through limiting scale and suggested material use; and continue community engagement as they move forward with the process. We think it is important that the City invest in infrastructure including pedestrian connectivity, branding, and street accessories in order to create a gathering space that attracts future businesses and restaurants. To reach these recommendations, in-person and online community engagement activities were designed to understand the community vision and inform recommendations for future community engagement, design guidelines, and zoning code. Most of the participants were vocal in their desires for a more active and pedestrian- friendly Uptown Hamel. The participants also had a strong desire to maintain the historic feel of the area by ensuring the both building façades and color palettes are appropriate. There are many resources available to the City of Medina as they work towards attaining these goals and continuing to work with the community is their most valuable asset. REVITALIZATION OF UPTOWN HAMEL 6 Methods and Strategies for the Revitalization of Uptown Hamel Introduction The City of Medina’s 2040 Comprehensive Plan identifies Uptown Hamel as an area for redevelopment. The City hopes to create a space of civic pride through reinvestment in the area. The goal of our project was to help the City identify areas of focus for redesigning code and guidelines for the Uptown Hamel area in alignment with the community vision. The City is interested in community input on what the community stakeholders—residents, business owners, and property owners—would like to see for the area. Our team designed and executed a community engagement process to gain insight into the stakeholder vision for Uptown Hamel. We completed three open house engagement events, each consisting of three charrette activities. We supplemented those with an online engagement forum. We then compiled the preferences and feedback from participants and used it to identify major themes and trends. Analysis of these trends led to final recommendations for how Medina can move forward with Uptown Hamel’s revitalization. The open house engagement data was also the foundation for a visual preference survey from which the City has received the raw results for analysis and interpretation. Over 50 people engaged with the in-person and online engagement activities. We identified four main trends in participants’ responses: restaurants, historic feel, parking, and height restrictions. At the center of these four areas is a desire for a pedestrian friendly Uptown Hamel. Data from each of the engagement activities showed that many participants feel as though Uptown Hamel is currently less active and less pedestrian friendly, specifically as a gathering space, than they would like. In addition to being a gathering space, the participants were vocal about maintaining and utilizing Uptown Hamel’s historic roots. REVITALIZATION OF UPTOWN HAMEL 7 The visual preference survey had over 250 responses. While the data has not been fully analyzed, the raw data shed light on specific design elements for Uptown Hamel. For nearly all the 11 design topics there were clear preferences from participants. We recommend that the City of Medina continue to engage the community as the redevelopment moves forward. Specifically, they should engage the community iteratively to ensure the design guidelines represent the community’s desires. Additionally, the City should engage with the four main trends—restaurants, parking, historic feel, and building height. Possible methods and tools available to the city include creating a pedestrian connectivity plan, looking into becoming a Certified Local Government and/or a Minnesota Main Street Community, executing a parking study, and creating a local brand for Uptown Hamel. Project Background Medina Residential growth in Uptown Hamel was addressed somewhat unsuccessfully in the Medina 2010-2030 Comprehensive Plan. In the 2040 Comprehensive Plan, there is more focus on how the City can encourage both business and residential development. As more growth occurs in Medina, the City Council and staff want Uptown Hamel to become a unique place the community can take pride in. Discussions on this topic led to the creation of the new objectives in Medina’s 2040 Comprehensive Plan. There is a historic element in Uptown Hamel that the City wants to emphasize for everyone to enjoy. Uptown Hamel Uptown Hamel was a thriving area in the late 1800s and early 1900s because of its proximity to the railroad and train depot. The area had a school, hotels, and a post office, which encouraged people to come and stay in Uptown Hamel. Hamel has always been a part of the City REVITALIZATION OF UPTOWN HAMEL 8 of Medina, but the area has historically been known as Hamel after the Lange Hamel family, who donated the land for the train depot (Medina 2040 Comprehensive Plan, 2018). Now, as its population rises past 6,000, Medina’s residents are eager to preserve its rural heritage. Figure 1 outlines the boundary of Uptown Hamel based on the zoning ordinances that the City has in place at the time of this project. Our project area is focused on the area that is zoned Uptown Hamel. Over the past fifteen years, many new businesses and single-family homes have been built near Uptown Hamel. The City’s development strategies—including a 2004 TIF (Tax Increment Financing) District—have helped the area surrounding Uptown Hamel (2018). Along Highway 55, commercial development at Clydesdale Marketplace and Hamel Station has brought economic vitality to the immediate area. The Enclave subdivision is a large development of single-family homes to the south. Uptown Hamel itself, however, has not experienced similar growth. Despite the 2010- 2030 Comprehensive Plan’s assumption that high-density residential development would occur in Uptown Hamel, this type of development has not materialized. The 2040 Comprehensive Plan revises that assumption by providing “more flexibility for the density of commercial and residential development in the area” (2018, p. 7-2). REVITALIZATION OF UPTOWN HAMEL 9 Figure 1. Land Use Map of Uptown Hamel. REVITALIZATION OF UPTOWN HAMEL 10 The 2040 Plan calls for a mixed-use approach, encouraging both residential and commercial development. The hope, according to the Plan, “is that this flexibility will encourage increased redevelopment in the area” (2018, p. 7-2). There has been no formal community engagement on this matter up to this point, but working with the community is vital to envisioning and creating an Uptown Hamel that speaks to the community’s wants and desires. Engagement Design Community engagement is a cyclical and iterative process (Bryson, Quick, Slotterback, and Crosby, 2013). To successfully address the City of Medina’s concepts for the redevelopment of Uptown Hamel, as well as the constituents’, we utilized multiple community engagement techniques, strategies, and processes. Our goal for the revitalization project for Uptown Hamel was to offer engagement activities that were both high in inclusion as well as in participation (Quick and Feldman, 2011). Community inclusion creates both buy-in from stakeholders and opportunities to tap into a locally-rooted creativity source. Stakeholder Analysis A stakeholder analysis is needed in a project of this scale to determine who should be involved in the planning, development and implementation of Uptown Hamel project designs. Listed below are the potential stakeholders involved in this project. These stakeholders should all have a voice in the planning of Uptown Hamel. During our project, it was our goal to engage as many stakeholders as possible even if they were not on the list below. 1. Business Owners 2. Land Owners 3. Youth 4. Renters 5. Workers 6. Professional Organizations 7. Elected Officials 8. Non-Profits REVITALIZATION OF UPTOWN HAMEL 11 9. School Representatives 10. Business Organizations 11. Environmentalists 12. Disabled Community 13. Neighborhood Groups 14. Pedestrians/Bicyclists 15. Emergency Services 16. Seniors 17. Heritage Organizations 18. City Officials Before engaging any of the community, it is important to understand the relationships among stakeholders so that the engagement process runs efficiently. To this end, we conducted a stakeholder analysis using a framework created by Susskind and Thomas-Larmer (1999), analyzing core issues of safety, aesthetics, historic character, community vibrancy, and activity level. Some topics in this project are important to all of the stakeholders, while others only concerned a minority. However, these five issues were treated equally throughout the engagement and implementation process. Our community engagement activities were developed with these key stakeholder relationships in mind. After a complete analysis (Appendix B), the issues that concerned the highest number of stakeholder groups were safety and activity level, while aesthetics, historic character and community vibrancy concerned a majority of the population. It is important for us to find common ground during the engagement process with the issues that concern all groups. Having the ability to talk with stakeholders about their main concerns is useful to get the best feedback. Since our community engagement events are open to everyone, it is important to understand the dynamics of these issues so the activities and discussions at our events are the most effective. Process Design Our community engagement open houses utilized an adult learning approach, with activities geared towards how adults think about their world. Within that approach, accelerated REVITALIZATION OF UPTOWN HAMEL 12 learning provides an active learning engagement, an orchestrated multi-sensory learning environment, and a relaxed emotional state. Coaching involves having someone with specialized skills transfer them to someone without those skills through information sharing, modeling, practicing, and reflection. Guided design involves decision making and problem solving in small group settings guided by a facilitator. It promotes critical thinking and self-directed learning by addressing real-world problems. (Trivette, Dunst, Hamby, and O’Herin 2009, p. 2). We hoped to engage participants in as many different learning methods as possible. They learned from one another by working on activities together, from us by asking us questions or being guided through activities, and from themselves through written reflection on their ideas. Our goal was to allow all participants to engage in ways that best suited their learning style but also pushed them to engage in new, unfamiliar ways to learn new things. To achieve this, we designed four engagement activities for the open houses—Dream Street, Vision Mapping, Preference Scales, and Comment Cards. There were an additional four online engagement activities—an Online Survey, Online Mapping, Public Comments via email, and a Visual Preference Survey. These provided a way to participate for those who could not attend the open houses. Meetings were held on Saturday, March 2nd from 10am to noon, Wednesday, March 6th from 5pm to 7pm, and Monday, March 11th from 8am to 10am. Our intention was to set up meetings on different days of the week with each meeting taking place at a different time in order to best accommodate non-traditional working schedules and other possible conflicts. Promotion for these events was done though the City of Medina’s website and the bi- monthly City newsletter. An additional mailer was sent to addresses immediately north of REVITALIZATION OF UPTOWN HAMEL 13 Medina Road as far east as Hunter Drive, on each side of Hamel Road as far as the industrial park, and on Sioux Drive between Hamel Road and Highway 55. Specific mailings were sent to the business owners in the area if they were not the property owners. Our first meeting on February 20th had to be cancelled due to a snowstorm and was rescheduled for Wednesday March 6th. We notified possible participants by posting it on the City website and posting a sign at the location of the meeting. It is possible that this cancellation affected overall attendance. Activities Dream Street. This activity was the most hypothetical. It was designed to be thought- provoking and problem-solving rather than specifically tied to the existing streetscape in Uptown Hamel. The Dream Street was a basic street and cross-street with streetscape icons on paper tiles that participants placed along the streets. There were approximately thirty different tiles depicting things like big box retail, mixed- use structures, restaurants, green space, parking, cross walks, bike racks, and so on. There were several copies of each icon, and the street fit about 20 tiles in total. The exact placement of tiles on the street was less important than how participants engaged with the activity and how their thoughts about the street developed. Participants were able to think about what their ideal streetscape looked like, and then find the best way to arrange their idea in a few blocks. Photos of some of the completed streets are available in Appendix E. Participants were continually encouraged to view Dream Street as separate from Uptown Hamel, although many found it easier to think of the activity as a ‘blank slate’ of Uptown Hamel. Some participants were hesitant because they understood the activity to be ‘pro-redevelopment’ rather than a REVITALIZATION OF UPTOWN HAMEL 14 hypothetical thinking exercise. These participants were encouraged to participate honestly, with this activity as well as the others. Vision Mapping. The idea behind the vision mapping was to allow people to think very specifically about what is in Uptown Hamel now, and what they would like to see there in the future. This activity provided an opportunity for people to think spatially about what they would like to see in Uptown Hamel. For each of the three events, a large aerial map of Uptown Hamel was presented with color-coded dots participants could place on the map indicating what they would like to see in the area. The dots represented housing, parking, restaurants, businesses, green space, and mixed- use development. Each meeting had its own map. Photos of the vision maps are available in Appendix E. Figure 2. Dream Street Example with Parking Behind Buildings. REVITALIZATION OF UPTOWN HAMEL 15 Preference Scales. The preference scales activity was the only engagement tool designed to collect data in a way that could be displayed graphically. Each event had its own set of posters. By asking participants to indicate how they currently perceive Uptown Hamel and how they would like to see it in the future, our group received quantitative insight into participant trends. This activity was not focused on the specifics of what activities would take place or what types of businesses is desired in the area. The quantitative insights proved useful as we designed the visual preference survey at the conclusion of the open house events. A series of six posters were presented allowing participants to indicate their current perception of and future hopes for Uptown Hamel. The posters had pairs of images designed to be in contrast: busy or sleepy, historic or modern, and so on. Participants had color-coded dots to place on a line between the images to show where they felt Hamel was currently (yellow dots) and where they would like to see it in the future (green dots). See Figure 3 for an example. Underneath each set of images was a space for participants to place post-it notes elaborating on their dot placement or giving specific ideas or thoughts. This activity addressed how participants wanted the area to look and feel, rather than what activities would take place there or what types of businesses would be drawn to the area. The topics, listed below, were derived from the 2040 Comprehensive Plan objectives (2040 Comprehensive Plan, 2018). • Parking • Activity Level • Design: Historic versus Modern • Street Accessory Level • Design: Visually Cohesive versus Uniform • Design: Single versus Multi Story REVITALIZATION OF UPTOWN HAMEL 16 The preference scales provided an overview of participants’ general sentiments regarding each of the six categories. The results were compiled and graphed based on where the colored dots were placed along the scale. Comment Cards. The comment card questions were meant both to work alongside the engagement activities and to act as a substitute if a participant did not feel comfortable with the participatory nature of the open house. These cards also allowed attendees to comment on the event itself. In two locations in the open house space, we laid out sheets with a single page of questions for participants to answer. We asked them for an overview of their current relationship with Uptown Hamel and their hopes for its redevelopment. Respondents offered both detailed and general suggestions for changes that they felt could improve the look and feel of Uptown Hamel. Comment card responses were compiled into a spreadsheet (Appendix F). Online Survey and Mapping. The online survey was designed to gather information analogous to what we collected at the in-person engagement activities. This enabled people who couldn’t attend the events to respond to similar queries. The survey asked participants to indicate their current perceptions, desires, and opinions about Uptown Hamel by ranking them on a scale of one (low/negative/not enough) to seven (high/positive/too much). It also provided space for written answers to supplemental questions. We also created a Google Maps spatial comment Figure 3. Sample Preference Scale. REVITALIZATION OF UPTOWN HAMEL 17 forum allowing participants to provide comments based on a specific location in Uptown Hamel (Appendix F). This was meant to mimic the vision mapping activity that was done in person as closely as we could online. The data and comments from the online survey and mapping were compiled into an Excel document (Appendix F). The information was treated as companion data to the in-person activities. Public Comments via Email. Public comments that we received via email were all from stakeholders unable to attend the open houses. These emails were free form so stakeholders could provide any input that they desired in their own format. Nick Kieser’s email was listed as the main contact throughout the Uptown Hamel project. The email was listed in the City newsletter when the Uptown Hamel project was explained, and the open houses were listed. The email was also on the City’s website and was used in the specific mailings to property owners and businesses in Uptown Hamel. During the open houses and meetings with the Uptown Hamel business group, the email was given out to anyone who wanted to provide any other feedback. We received six emails in all—one from a business owner in Uptown Hamel, and five from nearby residents. They are reprinted in Appendix F. Visual Preference Survey. The visual preference survey was designed to ascertain the community’s specific design preferences. Whereas the open houses were designed to gain an understanding of the broad visions of Uptown Hamel, this survey was a more in-depth exploration of attitudes about visual aspects of the area. We also wanted to have a different type of community engagement that allowed for feedback that could easily be interpreted into design guidelines. The survey was built using Qualtrics. The questions were informed by the results of our community engagement open house events. It was distributed to an email list gathered during the REVITALIZATION OF UPTOWN HAMEL 18 open house events and linked to on Medina’s official Facebook account. Participants were encouraged to share the survey link with other community members to increase participation. The survey was designed to take approximately ten minutes to complete. The Qualtrics link only allowed a device to access the survey one time, but the link was easy to distribute so stakeholders could share the link between each other. We kept the survey open for two weeks after all of our open houses. Because of our time restraints, there was no analysis conducted of the data. The raw data is included in Appendix G. The topics covered are listed below: • Building Height • Parking • Wayfinding Signage • Set Backs • Mixed Use Design • Wall Material • Façade • Greenery • Color Palette • Awnings • Lighting Analysis Methods The community engagement analysis was predominantly qualitative, due to the nature of the activities. In order to understand the vision for Uptown Hamel, emphasis was placed on understanding participants’ preferences through spoken and written narrative responses. Quantitative results were analyzed in Excel to produce graphs as a visual representation to accompany the narrative analysis. Dream Street. A narrative analysis was written by the student who facilitated the activity for all three open house meetings. She documented how participants engaged with the activity and their primary ideas, rather than the exact placement of tiles on the street. REVITALIZATION OF UPTOWN HAMEL 19 Vision Mapping. Trends from each map were visually assessed. The final written assessment considered conversations with participants during the events and how the dots were used by different participants. Preference Scales. The location of dots on the scales was assigned a numerical value from one to six. This data was entered in an Excel spreadsheet and graphed. Trends were identified for participants’ current perceptions and future desires. Comment Cards. All the text from the comment cards was entered in an Excel spreadsheet and grouped based on questions. Key takeaways and themes were identified. Online Survey. All the text from the comments was entered in an Excel spreadsheet and grouped based on questions. Key takeaways and themes were identified. The survey also generated quantitative results from the preference scale questions, which were entered in an Excel spreadsheet and graphed. Online Mapping. The map was visually assessed. Email Comments. All emails were read and summarized. Visual Preference Survey. A formal analysis was not performed on the raw data. The survey program, Qualtrics, provides summary graphs for each question. These were used to gain a basic understanding of the data. Outcomes and Findings The majority of stakeholder who participated in the open houses lived or owned a business near or in Uptown Hamel (Figure 4). There were a few residents that came from the Enclave development and the Ridge View Circle/Elm Creek Drive neighborhood. There was also a small group of residents that were from the Holy Name Drive area and another from Fields of REVITALIZATION OF UPTOWN HAMEL 20 Medina. Once resident came from the Medina Highlands neighborhoods, and one from the Villas of Medina. Thirty-five community members attended in all. Dream Street. Over the three engagement events, there were dozens of dream streets created. Although the activity was intended to be hypothetical, rather than a representation of Uptown Hamel, many of the comments and discussions were rooted in some aspects of Uptown Hamel as it stands today. The dream streets ranged from keeping everything the same in Uptown Hamel to a complete imaginary downtown street. Many participants placed a large number of street accessories—benches, bike racks, and so on—on the street, and paid particular attention to the crosswalks. People either placed crosswalks around the intersection or down the major street. The idea was either to make the intersection more pedestrian-friendly or to make the rest of the street more pedestrian-friendly. Figure 4. Map of where participants live or work. REVITALIZATION OF UPTOWN HAMEL 21 Another common idea was to group gathering-place icons together. For example, some participants placed the park, bike rack, coffee shop/café, and casual restaurant all together. In some cases these areas were on the same side of the street, and in others they were across the street from each other. The rationales for these placements were specific. Most participants wanted to make sure that children didn’t play too close to the street or have to cross the street at any time while in the area. Consistently, participants used their icons to address parking, pedestrian accessibility, housing, and mixed-use development. Concern over the impact of development on traffic was constant throughout the activity. Participants generally seemed to want to maintain or decrease the level of traffic while making parking more convenient and having housing and mixed-use developments in sections of the dream street. Accessibility for pedestrians and bikers was also a consistent concern. Some participants placed crosswalks at the intersection in order to make them more visible to drivers, while others thought they would be best situated away from the intersection to make the area more walkable. Some even felt that crosswalks should be at both the intersection and the center of the street, in order to further increase pedestrian accessibility. An example can be seen in Figure 2. There are additional examples in Appendix F. Participants were also very interested in placing mixed-use buildings along their dream street. Most wanted housing on top of restaurants or cafés, with a little office space mixed in. There were two major placements of the mixed-use icons. One group placed them randomly throughout the entire dream street. The other group placed the mixed-use icons in one section of the dream street to create an area to walk through and have other parts of the street serve another function, like a park. REVITALIZATION OF UPTOWN HAMEL 22 Vision Mapping Meeting 1: The dots on the map for this meeting show a focus on housing and restaurants in Uptown Hamel. Housing dots are mainly concentrated on the western part of Hamel Road, and restaurant dots are concentrated on the eastern part. Store dots are intermingled between the restaurant dots and are concentrated on the eastern part of Hamel Road. There were minimal mixed-use dots on this map, and they were mainly located further off the street on the eastern end of Hamel Road. Restaurants, housing, and store dots were all near the road. Some housing dots were located off Hamel Road, closer to Hamel Legion Park. There was one comment that desired an additional pond and more walking trails near Hamel Legion Park. Meeting 2: The dots from the second event showed more of a mix of all the land uses. Open-space dots were placed on both ends of Hamel Road, but mainly on the eastern end. There was a robust mix of housing, store, and restaurant dots near Hamel Road. This suggests a desire for mixed-use development, even though the specific mixed-use dot was not used as much. This map suggests a desire to have more activity or development on the eastern end of Hamel Road. Parking dots were placed on the periphery of the Uptown Hamel district: near Brockton Lane, in the existing St. Anne Church parking lot, and near the railroad tracks on Sioux Drive. One comment wanted a unified roundabout at the intersection of Hamel Road and Sioux Drive. Another comment wanted to eliminate or restrict truck traffic along Hamel Road. Meeting 3: The map from the third event had the most dots. Again, most of the dots were located on the eastern end of Hamel Road. Interestingly, many of the open-space dots were placed far off Hamel Road in places that already have existing trees or open space. The open space was located near the railroad tracks, and in and to the west of Hamel Legion Park. Housing dots were spread evenly along Hamel Road, but housing was the only type of dot placed on the REVITALIZATION OF UPTOWN HAMEL 23 western part of Hamel Road. On the east end of Hamel Road, there was a mix of restaurants, housing, and store dots, with more restaurants than housing and stores. Parking dots were placed in two locations: near existing parking between Hamel Road and Hamel Legion Park, and at the intersection of Hamel Road and Sioux Drive. Preference Scales. Participants in the activity felt that the current level of activity along Uptown Hamel is low, and they would like to see an increase in the future. Participants indicated that they would like to see more street accessories, such as streetscaping and greenery along the sidewalks, along with inviting, festive lighting. Participant consensus on façades was that they contribute to Uptown Hamel’s historic character, which participants wanted to preserve. Sentiments regarding the availability of parking in the area were more ambiguous. Both the perceived current and preferred future amount of parking were evenly spread across the board. There was a concern that with more development, the demand for parking would exceed the current availability. Participants also reported that they see parking garages as one possible solution to this concern. Participants recognized that Uptown Hamel is, at present, predominantly single-story, and most said they would like to see it become more multi-story in the future. Multi-story, as explained in the post-it comments, was generally defined as being either two or three stories. Most participants felt that the current design of Uptown Hamel is not cohesive. About half of the participants wanted to keep some aspect of the uniqueness and individuality of the buildings in Uptown Hamel, while the other half wanted a design plan that creates a more visually cohesive streetscape. Comment Cards. Comment cards were only filled out by those who attended the in- person engagement events and were designed to mirror the activities. Unsurprisingly, responses REVITALIZATION OF UPTOWN HAMEL 24 tracked closely with the results of our analysis of the activity data. However, the comment cards allowed participants to offer detailed explanations of their opinions in a way that the hands-on activities did not. It was one of the only chances, outside of the post-it notes, for participants to say exactly what they would like to see where. Participants mentioned things like bakeries, cafés, casual restaurants, ice cream parlors, and so on. Many respondents discussed their attachment to the small town feel of Uptown Hamel and the history it holds, while still advocating for updated amenities and accessible space. The responses in the comment cards were used to create a word cloud (Figure 5) that showed these as the most common words used: coffee, shops, restaurants, historic, and walk. Online Survey and Mapping. The results of the online findings show that participants perceive Uptown Hamel to have low activity levels and enough parking. They desire a slight increase in activity and a more cohesive look that emphasizes the district’s historic aspects. While survey responses indicated that participants are largely satisfied with Uptown Hamel, the written comments do suggest they would like to see a more family-friendly environment with gathering spaces. Suggestions included casual restaurants, ice cream stores, and places to sit. Written comments also voiced concern about new housing creating increased traffic. Diverging Figure 5. Word cloud created from comment card responses. REVITALIZATION OF UPTOWN HAMEL 25 from in-person feedback, the online responses showed less emphasis on the historic nature of Uptown Hamel, and more on increased activity levels, gathering, and family-friendly activities. Public Comments via Email. The emails focused on how Uptown Hamel could increase its economic viability and provide more amenities to the neighborhoods around the area. Stakeholders emphasized accessibility and connecting the area to the surrounding neighborhoods in all seasons and for all individuals. They also suggested specific restaurants or stores they felt would increase the number of visitors to the area. These stakeholders wanted a more vibrant community feel, which they felt would be accomplished with new development bringing more people to the area or more activities that people could attend. Safety was also a recurring theme in the email comments. The stakeholders wanted safer means of pedestrian travel, efforts towards safer through traffic along Hamel Road, and more effective parking. Trends After a comprehensive review of the community engagement data gathered both in person and online, we identified four consistent desires in participant responses: restaurants, maintaining the perceived historic feel, ensuring that parking is adequately suited to new development, and keeping building height at or below three stories. Building height was partly a proxy for enthusiasm for mixed-use development, and partly an indicator of appropriate land use. Overall, participants wanted Uptown Hamel to be a family-friendly gathering place which is visibly proud of its historic roots. It is important to state that these trends were identified based on what appeared to be the most important to the participants, but there is variation in the participants’ desires regarding them. The following discussion identifies the desires of the majority while recognizing differing opinions. REVITALIZATION OF UPTOWN HAMEL 26 Restaurants There was a strong desire for a café in the downtown area. At the first event, one participant wrote on an icon for casual restaurant to specify it would be a coffee shop or bakery (Figure 6). This adjusted icon was consistently chosen by following participants. Participants also wanted to see one or two sit-down restaurants, but the desire seemed to be focused more on informal dining—having somewhere to grab a quick bite to eat or a drink and go to a baseball game or Hamel Legion Park. Many participants in the open house events left written comments or mentioned during in-person activities that they would like to see more restaurants and cafés along Hamel Road. One participant suggested “[c]offee shop; Restaurant that is family-oriented; Flower shops; Occasional shops” when asked what they would like to see in Uptown Hamel on the comment cards. Another participant wanted “[b]reakfast lunch Restaurants, nail salon, ice cream stand, coffee, brewery/bar that is kid friendly … order at counter burger/pizza place … could come over after baseball games…” Many other comments reflect a similar sentiment, a desire for places to dine informally and engage with the community. There is a strong desire for these restaurants to help create an atmosphere for gathering in Uptown Hamel. Participants placed at least five restaurant dots on every vision map. There is also a concentration of restaurant dots on every map on the eastern side of the main intersection. Figure 6. Dream street icon with “Coffee Shop/Bakery” added. REVITALIZATION OF UPTOWN HAMEL 27 Historic Feel Participants in our community engagement consistently identified the historic feeling of Uptown Hamel as an important asset. For example, one commented that they “think part of Uptown Hamel's charm is that it looks like a very quaint country Main Street.” Other participants thought an update was in order. “I love the historic feel to it but without anything modern added, it seems to lack that ‘pop’ that many small towns have. We have to move a bit with the times to stay relevant,” suggested one. By exploring historic preservation through the lens of economic development and downtown revitalization, we can better assess how this could be capitalized on in the redevelopment of Uptown Hamel. This sentiment was also evident in the preference scale activity (Figure 8). Interestingly, online survey responses leaned more towards changing the current design (Figure 7). The online survey was taken by fewer participants; the difference in response may be due to a small sample size. Taken together, however, in-person and online responses suggest a preference for bolstering the historic feel with modern elements. Figure 7. Looks: Maintain or Change. Online survey results about maintaining or changing the current look. REVITALIZATION OF UPTOWN HAMEL 28 Figure 8. Design: Historic vs. Modern. Open house preference scale results for historic versus modern. Parking Many comments suggested putting parking behind buildings in order to create a more cohesive and walkable downtown area. When participants preferred parking ramps to surface parking, they were very vocal, but they were not the majority. Most participants feel as though there is currently enough parking but are concerned that with their desire for more activity, parking may become an issue. One participant explained, “I think for the current businesses, etc. there is enough parking in Uptown Hamel. The church has their own lot to help them with their parking. I think Uptown Hamel should look to increase pedestrian traffic from the surrounding neighborhoods. The park also has enough parking (I have been there at very busy times and never struggled to park.)” This quote emphasizes that there is enough parking now, but that the area should be more pedestrian-friendly. Another participant describes the need for proactive planning this way: “Parking should be planned for each business, or block of businesses. Preferred to be behind the store fronts.” This participant expands on the idea: “Emphasize REVITALIZATION OF UPTOWN HAMEL 29 gathering spaces, stores. Hide parking but need some street parking to create buzz on main street.” Some participants want a parking ramp, but that is not supported by how much parking participants seem to anticipate needing due to redevelopment. However, it is aligned with participants’ desire to have parking situated away from the main road. This desire was also seen in the vision mapping activity. The yellow dots, representing parking, were primarily placed on the edges of the Uptown Hamel area or behind the main street. The preference scale activity had conflicting results, largely due to confusing wording on the poster itself regarding the future desires. As a result, it is hard to interpret the future desires. However, there seems to be a general perception that there is currently enough parking in Uptown Hamel (Figure 9). Figure 9. Parking: Enough vs. Not enough. Open house preference scale results for parking. Height Restrictions Building height came up throughout the in-person activities. In the dream street activity, most participants avoided icons that were large or appeared to be over three stories. REVITALIZATION OF UPTOWN HAMEL 30 Conversations around the dream street and vision mapping activity frequently came back to building height, especially regarding mixed-use development. Many participants wanted clarification about whether “mixed use” could be done in a two-story building, or if it inherently meant a larger building. After clarification, most participants liked the idea of having two- or three-story buildings throughout the area. Preference scales also showed that building heights are currently perceived to be low throughout the area, but that participants are open to higher building heights in the future. Comments that were left with the preference scales also showed a desire for a mixed profile of building heights, which reflects a desire for mixed-use development in the area. Figure 10. Design: Single vs. Multi Story. Open house preference scale results for single-story versus multi-story. Discussion The overarching theme tying our four data trends together is a desire for a pedestrian- friendly Uptown Hamel. All of them—restaurants, historic feel, parking, and building height— are evidence of the desire to have a pedestrian-friendly gathering space throughout the area. Other interests that emerged during the community engagement, like the desire for more street REVITALIZATION OF UPTOWN HAMEL 31 accessories (Figures 11), are further supporting evidence of this vision. The following discussion expands on the importance of each trend and explains how it contributes to the overarching theme of a pedestrian-friendly area. We also address the idea of creating a cohesive feel in an area. By this we mean creating an area with a distinct identity that is sustained throughout the area, as opposed to an area that is repetitive, identical, and uniform. Figure 11. Street Accessories: Few vs. Many. Open house preference scale results for street accessories. Restaurants The presence of restaurants and cafés has been shown to bring people to an area and to increase the amount of time spent by individuals in that area. Additionally, more frequently, restaurants are functioning as the initial draw for consumers to visit a shopping center or business district (Edelson, 2006). This is important for Uptown Hamel because as shopping experiences continue to shift to online platforms and home deliveries, local restaurants provide a unique service that continues to bring customers into the physical dining room. Lin, Pearson, and Cai (2011) view restaurants as a branding opportunity for the surrounding community, REVITALIZATION OF UPTOWN HAMEL 32 identifying opportunities for the online world to interact with the physical one. As “destination restaurants” become increasingly popular with the rise of social media, these restaurants also double as brand ambassadors for the community. Having a strong brand identity can help distinguish the area from competitors and build customer loyalty in the long run. Two or three locally-run and locally-supported restaurants or cafés in Uptown Hamel would help create a cohesive feel, bolster local pride, and allow for the creation of gathering spaces along the corridor. It is important to understand the necessary components for creating a “convivial” place, like that which is desired by the participants. Rodriguez and Simon (2015) use the term “convivial” to describe places that are lively, friendly, and allow for human interaction among diverse groups. Some of the works that Rodriguez and Simon draw from blame a lack of conviviality for urban spaces that lack human interaction, activity in the streets, and a loss of social capital. Conviviality aims to draw individuals to the physical space while providing a place to do so. These spaces are often be public or semi-public places, such as restaurants, coffee shops, or plazas, where people can gather and stay for as little or as long as they want. Being able to connect with others helps create a sense of place, safety, and enjoyment for everyday life (Blackson, 2012). Currently, Uptown Hamel has few areas that can be described as convivial. The addition of restaurants and cafés, with public space such as benches or tables, will help create these spaces in Uptown Hamel. A study conducted in 2014 reiterates the importance of restaurants and cafés in drawing community members to an area. In this study, conducted by Grunwell and Ha (2014) for a small town in North Carolina, survey respondents (town visitors and nearby university students and faculty) consistently responded that their top reason for visiting the town was for restaurants and REVITALIZATION OF UPTOWN HAMEL 33 specialty food stores. When asked what they would like to see more of in this small town, the responses included more ethnic restaurant and food options. These findings suggest that the opening of the desired restaurants will bring more community members to Uptown Hamel and bolster its conviviality. Historic Feel Historic preservation has been identified as a supporting strategy to downtown revitalization and economic development (Ryberg-Webster & Kinahan, 2014). For Ryberg- Webster and Kinahan, place matters in economic and community development in relation to historic preservation. “Recent literature on building local competitive advantage through unique built environments, attracting the ‘creative class’ through urban amenities, livable neighborhoods and a strong sense of place, and capitalizing on neighborhood assets to drive community development has reinvigorated the idea that place matters” (p. 127). They quote an article saying “the authenticity historic buildings represent is marketable in an environment that all too often features routinized and formulaic development” (p. 127). Capitalizing on a community’s historic resources puts that community at an advantage due to the uniqueness of those offerings. “Historic resources are important to resilient communities because they are places of memory and stability even in the face of… change” (Appler & Rumbach, 2016, p. 92). By protecting historic resources, communities preserve a shared identity and reinforce social capital (2016). Historic preservation can encompass several things be yond direct preservation. It can include adaptive reuse—where a property is redeveloped for a new economically viable need— or design guidelines to help an area retain historic character (Ryberg-Webster & Kinahan, 2014). Adaptive use can spawn economic development by finding economically viable new uses for old properties and creating additional revitalization activities in surrounding properties REVITALIZATION OF UPTOWN HAMEL 34 (Wojno, 1991). Wojno advocates for planners to capitalize on the connection between economic development and revitalization. Planners can reduce the burden of redevelopment on investors by reducing regulations for adaptive reuse projects, allowing them to not be held to the same standards as new developments. Uptown Hamel has many options for maintaining its historic feel. There are planning, social, and design methods for achieving this goal. Additionally, these goals can be directly aligned to the revitalization and even help bolster it. Preservationists have worked with cities to ensure that zoning ordinances, comprehensive plans, design review, and other planning efforts help retain historic character, showing that the field is moving toward more flexibility (Ryberg- Webster & Kinahan, 2014). Ryberg-Webster & Kinahan source many studies done showing that historic preservation increases property values and has the potential for “catalytic spillover effects” contributing to the revitalization of adjacent properties. Main street revival in a smaller urban area can hinge on small scale, targeted responses like creating an unusual attraction (for example, a carousel), introducing a farmer’s market, or adopting a theme for the street (Filion, Hoernig, Bunting, & Sands, 2004). In Filion, Hoernig, Bunting, and Sands’ study of successful small-metro Central Business Districts (CBD), they were able to identify these key areas of highest importance: active, street-oriented retail space; cultural activities (such as art galleries or live entertainment); concentrations of jobs; and a pedestrian-friendly environment with busy sidewalks. Additional areas of importance were green space, civic events, and a wide variety of land uses to encourage activity throughout the day. Beyond the types of retail or individual activities, the study stressed the importance of using design to maximize “pedestrian-based synergy between downtown activities” (2004, p. 332). REVITALIZATION OF UPTOWN HAMEL 35 Filion, Hoernig, Bunting, and Sands identify six categories of measures used by successful small-metro CBDs that may be appropriate for Uptown Hamel. The first is using incentives to provide public-sector financial support to private investments such as tax increment financing, loan guarantees, and other incentive funding. The second addresses creating identifiable streetscapes through urban furniture, façade improvement programs, and public art. The third involves placement of public buildings and convention centers in the area. The fourth is addressing pedestrian issues through parking management—using traffic calming measures, creating pedestrian malls, creating municipally run parking, or possibly banning parking altogether. The fifth is preserving natural amenities and creating pedestrian corridors to these areas. The sixth includes marketing and event programming to increase the visibility of the area. Parking A growing body of work that began with the publication of Donald Shoup’s The High Cost of Free Parking in 2005 points to cities having a chronic excess of parking, much of it underpriced. Shoup argues that this is generally the result of municipal planning and zoning decisions made in order to maximize convenience and efficiency for cars (Shoup, 2005). Due to the car-centric nature of these decisions, cities and towns looking to revitalize and re-imagine themselves have faced problems developing infill, redeveloping existing urban spaces, and creating pedestrian- and bike-friendly places. While many cities have come to understand the seemingly counterintuitive logic of Shoup’s (2005) arguments about parking, there are still many others who have not. As such, implementation has come in fits and starts. In addition, downtown business owners often fear negative economic impacts without ample free parking. However, research shows that exactly the opposite is likely to happen. REVITALIZATION OF UPTOWN HAMEL 36 Another common concern is that an influx of new people, whether residents or customers attracted to new business development, will cause parking issues in an urban area. In response, municipalities have historically imposed parking minimums on development. LeRoy (2017) notes the negative effects on this assumption has on urban areas—increased real estate prices, more cars, and a “degraded built environment” (p.3). He argues for the elimination of parking minimums, and cites case studies in Champaign, Illinois, Fayetteville, Arkansas, and Buffalo, New York, where the problems he describes have been ameliorated. This research implies that the Uptown Hamel community participants are wise in thinking that parking should be moved away from the main street in order to create a pedestrian- focused area. It also emphasizes that while historically, planning has been very auto-friendly with respect to parking, it also has the power to be the opposite. Uptown Hamel can embed the desires of the communities into zoning code and parking requirements in order to achieve the desired balance of car- and pedestrian-friendliness. Many older downtowns, like Uptown Hamel, have become surrounded by suburban areas. Even if the immediate downtown zone is bike- and pedestrian-friendly, most people will arrive there by car. Providing an appropriate level of parking is critical to these downtowns’ success, while too much will be detrimental to their vitality. Vehicle accommodation is important, as it is still an auto-oriented world, but that need not be the downtown death sentence it has been in the past. Height Restrictions In the context of a downtown, subdivision, or other distinct district, building heights combine with massing, proportion, and scale to create visual coherence (Gorski, 2009). Height is perhaps the simplest to understand. New development shouldn’t be out of proportion to existing REVITALIZATION OF UPTOWN HAMEL 37 structures. When older or historic properties exist next to new development, these visual concepts help create a sense of place that encompasses both. Participants agree that new developments should reflect the general look and feel of current buildings. One participant explained that they “[l]ove single or 2 stories. Avoid 3+ stories. Keep small town feel.” This quote accurately depicts the sentiment of many participants that the new developments should ‘keep the small-town feel.’ A majority of the comments, however, stated that three stories was an acceptable height for development. The desire for three-story buildings is aligned with a desire for mixed-use development. As another participant noted, “[t]he mixed-use profile allows for street level access to businesses while providing housing on 1 or 2 levels above. No more than 3 floors in total.” Participants felt as though three stories provides enough new development to increase the activity level of the area while maintaining the small-town feel. The three-story limit is also aligned with desires to limit, or at least control, the amount of new traffic that increased development might bring. Building height limitations also impact public safety, health, and planning. From a public safety standpoint, height restrictions have been used to ensure that buildings can be adequately protected by a municipality’s firefighting equipment. From a public health standpoint, they ensure that light and air are not blocked. Planners can use height restrictions to encourage cohesiveness and “small-town feel.” Setting maximums on building height, however, is only one part of that equation. In order to create a feeling of cohesion and community, planning best practices call for a variety of building heights, with only some at the maximum. The flexibility that the new Comprehensive Plan affords the Planning Commission and City Council should allow for a well-curated mix of building heights beneath the three-story restriction. REVITALIZATION OF UPTOWN HAMEL 38 Recommendations Most of the recommendations that follow align with the 2040 Comprehensive Plan objectives for Uptown Hamel. They are also mindful of the overarching context of pedestrian accessibility, which is common to all four of the participant response trends. Engagement We recommend is continuing to engage stakeholders on the possible changes in Uptown Hamel. This can be accomplished by utilizing the City’s existing social media outlets, but we also recommend they begin reaching out on additional social media outlets. Medina could create a Twitter, or Instagram, or utilize local Nextdoor community pages. The City could also consider creating a separate Uptown Hamel social media presence, now or as activity levels begin to increase. Using direct email to contact stakeholders was very successful for this project and produced the highest amount of participation. We suggest the City begin a direct email list to keep in touch with constituents concerned about specific projects and generate participation in this way as well. Along with these digital forms of engagement, Medina should find ways to engage with the community directly through events and activities. The City can begin by having a presence at existing events in or near Uptown Hamel like the Hamel Rodeo or Freeze Your Buns Run, or at baseball tournaments in Hamel Legion Park. By providing impromptu situations for engagement, the City gains access to stakeholders they might otherwise miss. It also shows the City is willing and able to come to people where they already are. The City can also create new events in Uptown Hamel, like a farmer’s market or other family-focused events, that will help bring REVITALIZATION OF UPTOWN HAMEL 39 pedestrian activity to the area, engage different stakeholders, and expand the stakeholder group the City can reach as Uptown Hamel continues to change. We recommend that the City develop an Uptown Hamel brand. This brand will act as a physical manifestation of the pride the community has for the area. It will also help bring together the continued engagement around Uptown Hamel by making the events easily identifiable. Additionally, creating the brand is a great engagement opportunity for the community. The brand can also be utilized for wayfinding and signage throughout the area to create an “Uptown Hamel feel” and highlight the historic features. Trend Recommendations Each of the trend-specific recommendations below achieves a specific goal within the process of revisioning Uptown Hamel. The recommendations act together to promote the pedestrian-friendly gathering place so enthusiastically outlined at our community engagement events and online. Restaurants. One way to encourage restaurants to open a brick and mortar store in Uptown Hamel is to encourage and provide a space for food trucks. If the city code allows for food trucks in Uptown Hamel, and the trucks have a space to set up near local activities, they may see the hole in the market that has been described by so many participants. The first barrier to entry is city code. We recommend that it be reviewed to ensure that food trucks are expressly allowed within certain areas of Uptown Hamel. Second, identifying a location for the food trucks to set up will be key to attracting the trucks. Since Uptown Hamel is not currently a destination area, perhaps the best way to begin the truck program would be in conjunction with the youth baseball program at Hamel Legion Park or at a public event on Hamel Road. REVITALIZATION OF UPTOWN HAMEL 40 Parking. Parking should be studied in more detail in the Uptown Hamel area. It will be important to understand the parking needs in Uptown Hamel when new developments come into the area. Uptown Hamel is unique from other areas in Medina, so it is difficult to determine parking needs without direct analysis. Thoughtfully conceived parking areas that do not inhibit pedestrian connectivity or traffic flows will be important here. Ideally, stakeholders would like to see parking away from Hamel Road. When new developments go through the approval process, Medina should encourage pedestrian connections that will help improve the existing infrastructure. In the new ordinances for Uptown Hamel, flexibility will be key to balancing the amount of parking required for new development with the area’s pedestrian needs. New developments should be encouraged to propose innovative and creative ways to manage parking and pedestrian needs in the area. Height and Historic Feel. Creating design guidelines for the area will help manage both the height and massing of developments and the overall historic feel. The best opportunity for Medina to apply new design guidelines to developments is when those developments go through the approval process with the Planning Commission and the City Council. The Council and Planning Commission can review new developments to ensure that the height stays at or below three stories. Since the historic feel was an important aspect for many stakeholders in Uptown Hamel, new developments should go through a flexible and comprehensive design plan review. This will allow for more community input at public hearings and help ensure the design and characteristics of new developments complement the community vision of Uptown Hamel. Open Council and Commission meetings let the public speak directly with the developer and describe their goals for Uptown Hamel. This will lead to development that better represents the community’s vision of Uptown Hamel. REVITALIZATION OF UPTOWN HAMEL 41 The results and preliminary analysis from the Visual Preference Survey (Appendix G) can be used to create the design guidelines for Uptown Hamel. Both the State Historic Preservation Office (SHPO) and the Minnesota Main Street program provide resources and support for establishing design guidelines in different ways. The SHPO provides grant funding for Certified Local Governments for the creation of design guidelines, while Minnesota Main Street provides access to materials and networks that will support a community in creating design guidelines. Medina should consider starting a Heritage Preservation Commission to begin the process of becoming a Certified Local Government. It opens doors to additional funding sources, tax credits for developers, and resources that could assist in historic area revitalization. It will also provide required oversight to developments that take place under the HPC’s jurisdiction. While Uptown Hamel might not be the right fit for a historic district designation, the community’s connection to its history is a sign that preserving that history when and where possible would be of value. Medina should also consider becoming a Network Community with the Minnesota Main Street program. Becoming a Network Community has a small annual fee ($250) and provides the City with access to quarterly conferences that cover topics that may be of interest to the Uptown Hamel revitalization initiative. The program has been very successful in many communities and may be a good fit for Medina. Becoming a Main Street Community requires community support, of which it is evident that Medina has a lot. Exploring the possibilities as a Network Community would allow Medina to see if this is the right program for their community. REVITALIZATION OF UPTOWN HAMEL 42 Implementation Tools Pedestrian Connectivity Plan Establishing a connectivity plan will allow Medina to create a more cohesive environment for pedestrian activity in the Uptown Hamel area. The plan can consist of any areas the City feels would improve this overall goal, such as designing a complete sidewalk system, installing street amenities, implementing traffic calming measures, and utilizing wayfinding signage. By investing in a long-term plan to create a pleasing pedestrian environment, Medina can leverage that plan to encourage local businesses and property owners to support the plan. In 2014, Mankato established a “Front Street Connectivity Plan” (2014) that could serve as a useful guide to Medina. It is focused on a distinct area of their town, has overarching implementation goals, and provides specific actions, timeline, and cost outlines. It discusses the idea of encouraging local businesses to engage in co-op parking to decrease the space used for lots. It lists ideas for creating a more aesthetically-pleasing environment, including a table of tree species that can thrive when planted along streets. Wayfinding signage is a large part of the implementation plan, acknowledging that is complex to implement signage for all entrances into an area. This would likely be less of a concern for Medina as Uptown Hamel is smaller in size and wayfinding implementation would likely not have as many phases. The plan also includes what they call the “Great Streets Best Practices Guide Book” that identifies twelve places around the world that have created lively, pedestrian-focused environments. The Guide Book lays out street and sidewalk configuration, overall layout, land use and development, and amenities for each of the study areas. They each approach the topic of pedestrian connectivity in different ways that work for their individual communities—as Medina would be doing as well. REVITALIZATION OF UPTOWN HAMEL 43 Parking Study and Local Examples A parking study would allow the City of Medina to fully understand the current use of the available parking. This will help inform how parking should be shifted during redevelopment and speak to the quantity that should be required of developers. Performing the parking studies at peak and low levels of activity within Uptown Hamel will also help determine the quantity of parking needed as activity increases. Throughout Minnesota, dozens of cities have addressed parking dilemmas as their downtowns have grown—or grown back. Many solutions involve providing parking in blocks just off or behind the main business or historic district, much as our community engagement participants suggested for Uptown Hamel. This approach has been used effectively in the 50th and France area of Edina, where large garages hide parking and enable the density that powers this bustling shopping village (“50th and France,” 2019). The City of Red Wing has invested in three ramps away from its historic district (“City of Red Wing,” 2019). Of course, this kind of parking is expensive—on average, $24,000 per space (Litman, 2009) compared to the cheaper alternative of surface lots. Smaller cities like Excelsior have used surface lots to create parking opportunities off the main street, enhancing the experience of pedestrians on the main street (“Excelsior Minnesota,” n.d.). Certified Local Governments Certified Local Governments (CLGs) are a nationwide tool for historic preservation. To become a CLG, a city, county, or township must apply to their State Historic Preservation Office (SHPO). To be considered eligible, they must first have a qualifying heritage preservation ordinance and a commission (also known as an HPC) (“Minnesota State Historic Preservation Office,” n.d.). Part of the HPC’s job in overseeing the work of the preservation ordinance is REVITALIZATION OF UPTOWN HAMEL 44 designation of properties and building permit reviews. Minnesota’s SHPO provides a sample ordinance that local governments can use to meet the requirements for application. CLGs are required to maintain a qualified HPC, maintain a system for identifying historic properties, enforce appropriate legislation for the designation and protection of historic properties, provide for public participation in the local preservation program, play an expanded role in nominating properties to the National Register, and perform other agreed-upon functions delegated by the SHPO. CLGs are eligible for additional grant funding for projects including historic resource surveys, building reuse studies, design guidelines for property owners, and public education. In 2019, around $95,000 was available in grant funding for CLGs (“Minnesota State Historic Preservation Office,” n.d.). Of the 56 municipalities with HPCs in Minnesota, only 14 are not also CLGs (“Minnesota State Historic Preservation Office,” n.d.). CLGs that may be of interest include Excelsior, Lanesboro, Hastings, Red Wing, and Litchfield. Minnesota Main Street Minnesota Main Street is a Main Street America Coordinating program run by the Preservation Alliance of Minnesota (“Minnesota Main Street,” n.d.). The goal is to provide partner communities with training, tools, information, and networking to reinvigorate their commercial districts (Minnesota Main Street, 2018). The program is most effective in communities where residents have a strong “emotional, social, and civic connection” and are motivated to make a difference. Minnesota Main Street provides quarterly workshops, held in one of the Designated Main Street Communities, that cover different topics related to main street revitalization. The workshops require a small registration fee but are open to all and can be a good way to determine if the program is a good fit for a community (“Minnesota Main Street,” n.d.). REVITALIZATION OF UPTOWN HAMEL 45 Minnesota Main Street has a proven track record of helping communities revitalize their downtowns. In 2017, for every $1 spent to run a local Main Street program, $23.77 was reinvested into the community. They boast a yearly contribution of $13 million in financial investment, 123 property improvements, 32 new businesses, 229 new jobs, and over 5,000 hours of volunteer time (Minnesota Main Street, 2018). They offer multiple levels of partnership, Network Communities and Designated Main Street Communities. The Network level is focused on providing access to resources and networking opportunities for communities that have an interest in revitalization but may not have the capacity to meet Designated status yet. Designated Main Street Communities have multiple levels: Affiliate Communities and Accredited Communities. Affiliate Communities include Small City Affiliates and Big City Affiliates, a distinction based entirely on population size (Big Cities are over 5,000 in population, Small Cities are under). Affiliate Communities have demonstrated their commitment to the comprehensive revitalization of their downtowns and are continuing major efforts towards revitalization. Accredited Communities have achieved distinction in their efforts and outcomes. They are held to a series of accreditation standards in order to achieve this level (Minnesota Main Street, 2018). Since program success is highly determined by community involvement, Minnesota Main Street stresses the importance of the community understanding the program. Communities often take one to two years learning about Minnesota Main Street and working with the program. There is no application deadline, applications are accepted on a rolling basis, and annual fees vary depending on level. Initial entry into the Network Communities is $250 yearly while Big City Affiliates have an annual fee of $2,500. Affiliates have larger commitments to make as a community (establishing a Main Street Steering Committee, for one), but in return they gain REVITALIZATION OF UPTOWN HAMEL 46 access to more services. For instance, they gain the ability to apply for funding, design services and training, and strategic planning assistance (Minnesota Main Street, 2018). Through Minnesota Main Street, communities also gain access to a new pilot program called Artists on Main Street. Artists on Main Street is working in partnership with Springboard for the Arts to explore how creative placemaking can influence main street development and address challenges faced by main street communities today. They hold workshops on creative placemaking, and their pilot year projects can be seen in Faribault, Mankato, and Winona (“Minnesota Main Street,” n.d.). Conclusion Medina’s community has shown great interest in the revitalization of Uptown Hamel. The trends that emerged from our engagement activities and online platforms outlined a vision of a more pedestrian-friendly and inviting corridor. By creating design guidelines and codes for the area that reflect these visions, Medina can confidently move forward with the process of redevelopment. Medina should also continue engaging with the community by using diverse methods of outreach as it moves forward with this process. Creating new opportunities for community involvement in and interaction with Uptown Hamel will build a sense of ownership and long-term sustainability. REVITALIZATION OF UPTOWN HAMEL 47 References 50th and France. (2019). Retrieved from 50th and France website: https://www.50thandfrance.com/ 2040 Comprehensive Plan. (2018). Retrieved from City of Medina website: https://medinamn.us/regulations-fees/comprehensive-plan/ Appler, D., & Rumbach, A. (2016). Building Community Resilience Through Historic Preservation. Journal of the American Planning Association, 82(2), 92–103. https://doi.org/10.1080/01944363.2015.1123640 Blackson, H. (2012). The Five Cs of Neighborhood Planning. Retrieved from Place Makers website: http://www.placemakers.com/2012/08/30/the-five-cs-of-neighborhood-planning/ Bryson, J. M., Quick, K. S., Slotterback, C. S., & Crosby, B. C. (2013). Designing Public Participation Processes. Public Administration Review, 73(1), 23–34. https://doi.org/10.1111/j.1540-6210.2012.02678.x City of Red Wing. (2019). Retrieved from City of Red Wing website: https://www.red-wing.org/ Edelson, S. (2006). Redefining Top Mall Attractions. WWD, New York, 192(110), 1. Excelsior Minnesota. (n.d.). Retrieved from City of Excelsior website: http://www.ci.excelsior.mn.us/ Filion, P., Hoernig, H., Bunting, T., & Sands, G. (2004). The Successful Few: Healthy Downtowns of Small Metropolitan Regions. Journal of the American Planning Association, 70(3), 328–343. https://doi.org/10.1080/01944360408976382 Gorski, E. E. (2009). Regulating New Construction in Historic Districts. National Trust for Historic Preservation. Grunwell, S. S., & Ha, I. “Steve.” (2014). How to Revitalize a Small Rural Town? An Empirical Study of Factors for Success.University-Community Collaboration with a Small Historic Rural Tourism Town. Journal of Rural and Community Development, 9(2). Innes, J. E. (1999). Evaluating Consensus Building. In The Consensus Building Handbook: A Comprehensive Guide to Reaching Agreement (pp. 631–676). https://doi.org/10.4135/9781452231389 LeRoy, B. (2017). Eliminating Parking Minimums. Zoning Practice, 34(6), 2–7. Lin, Y.-C., Pearson, T. E., & Cai, L. A. (2011). Food as a form of destination identity: A tourism destination brand perspective. Tourism and Hospitality Research, 11(1), 30 –48. https://doi.org/10.1057/thr.2010.22 Litman, T. A. (2009). Victoria Transport Institute - Transportation Cost and Benefit Analysis. Retrieved April 13, 2019, from http://www.vtpi.org/tca/ REVITALIZATION OF UPTOWN HAMEL 48 Minnesota Main Street. (2018, June). Minnesota Main Street. Retrieved February 5, 2019, from MInnesota Preservation website: http://www.mnpreservation.org/wp- content/uploads/2015/08/MN-Main-Street-Brochure_2018.pdf Minnesota Main Street. (n.d.). Retrieved April 11, 2019, from Preservation Alliance of Minnesota website: http://www.mnpreservation.org/services/minnesota-main-street/ Minnesota State Historic Preservation Office. (n.d.). Retrieved April 11, 2019, from Minnesota State Historic Preservation Office website: https://mn.gov/admin/shpo/preservation/clg/ Quick, K. S., & Feldman, M. S. (2011). Distinguishing Participation and Inclusion. Journal of Planning Education and Research, 31(3), 272–290. https://doi.org/10.1177/0739456X11410979 Rodriguez, M., & Simon, M. (2015). Conceptualizing Conviviality in Urban Landscapes. ATHENS JOURNAL OF ARCHITECTURE, 1(4), 311–326. https://doi.org/10.30958/aja.1-4-4\ Ryberg-Webster, S., & Kinahan, K. L. (2014). Historic Preservation and Urban Revitalization in the Twenty-first Century. Journal of Planning Literature, 29(2), 119–139. https://doi.org/10.1177/0885412213510524 Shoup, D. (2005). The High Cost of Free Parking (Vol. 17). https://doi.org/10.1177/0739456X9701700102 Susskind, L., & Thomas-Larmer, J. (Eds.). (1999). Conducting a Conflict Assessment. In The consensus building handbook: a comprehensive guide to reaching agreement (pp. 99– 136). Thousand Oaks, Calif: Sage Publications. Trivette, C. M., Dunst, C. J., Hamby, D. W., & O’Herin, C. E. (2009). Practical Evaluation Reports Characteristics and Consequences of Adult Learning Methods and Strategies. Semantic Scholar. Wojno, C. T. (1991). Historic Preservation and Economic Development. Journal of Planning Literature, 5(3), 296–306. https://doi.org/10.1177/088541229100500305 Appendices Appendix A Comprehensive Plan 2040 Objectives for Uptown Hamel The Uptown Hamel land use allows for a mix of residential and commercial uses to create a vibrant, walkable, and attractive place; a place to shop, work and live. Objectives: 1. Allow a mix of residential and commercial uses to co-exist on adjacent parcels as well as within the same structure or on the same parcel. Uptown Hamel is intended to provide flexibility in terms of residential and commercial uses. As a result, it is difficult to project future uses in the area, but it is estimated that approx- imately 40% of the land will be utilized for residential purposes, 40% for commercial uses, and 20% for office uses. 2. Consider alternatives for meeting parking requirements including parking in the rear of buildings, shared parking, on-street, underground, or ramp parking. 3. Use building standards that enhance and maintain the small town heritage and traditional small-town look including brick facades, traditional street lighting, and overhangs over the sidewalk, boardwalks, and the like. Establishment of design guidelines to support this objective. 4. Involve residents, businesses, community groups and other stakeholders in the planning of these areas. 5. Create master plans for mixed-use areas to ensure integration of uses and responsiveness to adjacent land uses. 6. Establish design criteria for platting and developing site plans which will be compatible with surrounding physical features, existing land uses and the preservation of ecologically significant natural resources. 7. Encourage underground or structured parking through flexibility to standards, including increased residential density up to 20 units per acre. 8. Emphasize resident and pedestrian safety. 9. Require utilities to be placed underground wherever possible for reasons of aesthetic enhancement and safety. 10. Regulate noise, illumination, and odors as needed to maintain public health and safety. Appendix B Stakeholder Analysis Table 1: Issues of Significant Concern to Stakeholders Safety Aesthetic Historic Character Community Vibrance Activity Level Business Owners X X X Youth X X X Elected Officials X X X X X School Representatives X X Environmental- ists X X Neighborhood Groups X X X X Emergency Services X X Heritage Organizations X X Land Owners X X X X X Renters X X X X Professional Organizations X X X Non-Profits X X X X X Business Organizations X X X X X Disabled Community X X Pedestrians/ Bicyclists X X Seniors X X X X X Workers X X City Officials X X X X X Appendix C Templates Comment Cards Uptown Hamel Comments 1. How often do you come to Uptown Hamel? What might bring you to the area more? 2. What would you like to see happen with Uptown Hamel in the future? 3. What characteristics of Uptown Hamel are important to you? Do you want to be cohesive or diverse? Modern or historic? 4. Do you want to see more activity in the area? If so, what type of activity? 5. What kinds of businesses/restaurants would you like to see in Uptown Hamel? 6. Is parking an area of concern when coming to Uptown Hamel? Would it be an area of concern if the area was more active? 7. Is there anything else you want to share? How can we improve this engagement event in the future? Online Survey via Google Forms 4/3/2019 Uptown Hamel Redevelopment https://docs.google.com/forms/d/1aFcB6l_GPK3nPQ1hpv8VsEtRdS6Wd6kLzG6WPoOWXng/edit 1/3 Uptown Hamel Redevelopment The Uptown Hamel area has been identified for redevelopment in Medina's 2040 Comprehensive plan. As part of our Master of Urban and Regional Planning Capstone Project, we are conducting community engagement to better understand what Medina residents would like to see in Uptown Hamel. If you would like to give feedback in person, there will be three open house events held at the Hamel Community Center. (3200 Mill Drive, Medina MN 55340) February 20th, 2019: 5 pm to 7:30 pm (Rescheduled due to weather) March 2nd, 2019: 10 am to Noon March 6th, 2019: 5 pm to 7:30 pm March 11th, 2019: 8 am to 10 am Additionally, feedback can be given to Nick Kieser at Kiese057@umn.edu * Required 1. Currently, how satisfied are you with Uptown Hamel? * Mark only one oval. 1 2 3 4 5 6 7 Not Satisfied Very Satisfied 2. Why are you dis/satisfied with Uptown Hamel? What draws you to Uptown Hamel or what keeps you from coming? * 3. How active is Uptown Hamel? * Mark only one oval. 1 2 3 4 5 6 7 Not very Very active 4. How active would you like Uptown Hamel to be? * Mark only one oval. 1 2 3 4 5 6 7 Less Active More active 5. Please comment on the current level of activity and desired level of activity in Uptown Hamel. 6. How would you like Uptown Hamel to look? Mark only one oval. 1 2 3 4 5 6 7 7. Describe how you would like Uptown Hamel to look. 8. Is there enough parking in Uptown Hamel? Mark only one oval. 1 2 3 4 5 6 7 9. Where is there too much/little parking? x 10. What would you like to see more of in Uptown Hamel? (ie. more restaurants, sidewalks, etc) 11. Any overall feedback for the event? How can we improve these events to best capture your input? 12. What are your preferred methods of contact to provide input in the future? (ie. survey, events, email, etc) 13. What neighborhood in Medina or surrounding city do you live in? 14. If you would like to receive updates and notices for future engagement opportunities, please leave your email address. Powered by Google Forest -1 Appendix D Complete Email List stangfam2014@gmail.com robinson.kelsey@gmail.com bob@rundigital.net ericabob@gmail.com katieshoemt@gmail.com jcasey@weg.net davidshubbe@aol.com tmcskipper@gmail.com tboser@yahoo.com ddesclawziers@gmail.com peter.galzki@medinamn.gov tsharp2972@aol.com jendav028@yahoo.com andybell2022@gmail.com krathke1@aol.com Jenniferumphrey@gmail.com mhbartkowski@gmail.com andybell2022@gmail.com peter.galzki@medinamn.gov filestea@yahoo.com Landrotv@hotmail.com Dhelmey@gmail.com alexandra.theon@gmail.com jmschwar@mtu.edu drbrendafortin@fortinchiropractic.com jcasey@weg.net connie@fortinconsulting.com Indigohomeandinteriors@gmail.com tdykhoff@a-p.com rmfortin4@gmail.com gavinsalsbery@yahoo.com nikerina@me.com buzzellamassage.sarah@gmail.com larry.hoglund@biworldwide.com kdragisich@fsboh.com scott.johnson@medinamn.gov MOmann@fsboh.com RTraut@fsboh.com Appendix E Images by Activity Type Dream Street Land Use Map Scale Activity Appendix F Results In-Person Event Figures Online Graphs Google Maps Comment Online Activity Email Comments “Hello Scott -- I’ll be out of town during March, so won’t be able to attend the Revitalization meetings. I work at Art 2 Heart and have a suggestion: can the city please plow the sidewalks in the Uptown area? The retail businesses -- as well as the customers -- would really appreciate this! Currently, we shovel snow off our own area, of course. But the Post Office and other non-retail businesses don’t shovel off their walks. This inhibits foot traffic all winter. Thanks!” “I hope your Uptown meeting was successful! I had a comment about the public parking and didn’t want to do it while Terri and Brad Lein were there. I think a parking ramp would be perfect, eventually, located at the municipal lot behind the giant apartment building and Cloe’s attic. Not only does the City already own the property, but it would be a wonderful addition to the Community Build- ing. Our lot is constantly being encroached upon with the baseball, t-ball, sliding, skating...you name it! There really isn’t enough spots for our own clients when it’s a big event. The bank allows overflow parking when they are not open for business, but eventually, this will get to be a bigger and bigger problem. Who knows...maybe the HCB will put on an addition someday! Thank you,” “I think there was an open to the public planning meeting that was canceled because of a snow storm and I am not sure if there was one rescheduled. One of the ideas I wanted to bring to the open house session was a suggestion regarding distracted driving due to cell usage. I mostly hear about proposed new regulations and laws, but I don’t ever hear about cities taking actions to provide ways to facilitate better cell phone usage. My suggestion would be that the city of Medina work towards creating designated and signed communications areas specifically designed as pull off areas for drivers to use their phones. These Com-spots could be widened approaches on rural roads and possibly multi-use areas like parking lots in our cities. In our current society we now live with cameras and heightened awareness of things that look suspicious, so anyone who pulls over in a driveway to is scrutinized. This can make drivers hesitant pull over to use phones or social communications. There are also some areas where roads are narrow with no shoulders so it isn’t safe. My hope would be that by providing Com-spots we could encourage better phone usage, and have a safer city. I think a driver going down a road seeing a sign for a designated Com-spot in short distance would likely wait to view a text or make a call. I don’t think this concept would be to costly and could be phased in or out based on public reactions.” “I live in the Enclave neighborhood in Medina. I am unable to attend the open houses for the revitalization of uptown Hamel, but am looking forward to see what becomes of the area! One thing that I have noticed are that the sidewalks are not stroller friendly. The pavers make for a very bumpy ride for my little ones and when I have tried to walk in the area I have ended up walking on the street. There are so many sidewalks/paths leading to uptown Hamel and it would be great if it were more walk-able for families.” Hello, I recently received the mailing and visited the city web site about the Uptown Hamel Project. I don’t think I will be able to make any of the upcoming open houses but I wanted to share some thoughts. First, I think it’s a good idea to get some input and make some changes to Uptown Hamel. We were one of the first homes built in the Enclave development and we love the neighborhood and park and the location overall. However, after being here for almost 7 years, there are some opportunities for improvement. There are hundreds of new homes within walking distance of the downtown area and it doesn’t have much of value for any of us. There are too many antique shops and too little else and most of those buildings are very old and look out of date. Inn Kahoots is a funny old bar but not really a welcoming gathering place. We could use a coffee shop/wine bar - there is one in Excelsior that would fit very well with the demographic here now. That Hamel Brewery would have been great by the way so use that space for something new. We love the little restaurant down the hill called Oak Eatery, it would have been great to have that on Main Street as it’s not really walkable to get down that hill from our neighborhoods. A similar little development to that building that Oak Eatery is in would be great up on Main Street. The other thing that would be great to have are some festivals like the Edina Art Fair or James J Hill days in Wayzata - close the street and get some food trucks and artisans in there. The Rodeo event could be leveraged more to bring in some people to the downtown area rather than just some bands at Inn Kahoots. Finally, there are a lot of young kids in the new neighborhoods and there will be many more when the development on Brockton gets done so focus on that demographic, maybe an ice cream or yogurt shop or something like that. Anyway, I’m just brainstorming but wanted to share my thoughts. I’m writing in response to the Uptown Hamel Open House notice we received in the mail today. Life is busy so rather than attending one of the open houses I’m emailing with my thoughts. My wife and I and our four young children moved into the Enclave neighborhood just south of Hamel a year and a half ago. We’ve enjoyed 10 or 15 minute walks to the Oak Eatery, Mass at St. Anne’s, InnKahoots with neighbors, the sledding hill and playground in the park, and a massage or two at Buzzellas. We think enhancing uptown Hamel is a great idea! Here are some ideas: 1) Give BIG incentives to persuade Honey & Mackie’s Ice Cream shop from Plymouth (between the new Hyvee and a Holiday gas station) to relocate. There’s nothing special about their current location and a great ice cream shop like theirs is the PERFECT thing for a place like uptown Hamel – almost everyone likes great ice cream and people will drive out of their way to get it. 2) Give incentives for InnKahoots to add a large nice outdoor patio seating area. 3) Persuade a pizza joint to move. Latuff’s would be the best but it’s probably too far away currently so maybe 3121, although their pizza isn’t that good. 4) Whatever happened to the craft brewery? 5) No more antique knick knack shops please. 6) My 10 year old son would like a baseball card shop. 7) Rock Elm? 8) A large movie screen for outdoor movies in the park in the summer? One of our neighbors in the Enclave has equipment and puts on family movie nights in the community pool in the summer. They are well attended. Thanks for your consideration. Again, we love the idea of enhancing uptown Hamel. Comment Card Results Individual How often do you come to Uptown Hamel? What might bring you to the area more? What would you like to see happen in Uptown Hamel in the future? What characteristics of Uptown Hamel are important to you? Do you want to see more activity in the area? What type? What kinds of businesses/restaurants would you like to see in Uptown Hamel? Is parking and area of concern? Would it be an area of concern if the area was more active? Is there anything else you want to share? How can we improve this event in the future? 1 Drive thru; Go to Post Office; Used to have business there; Possibly have on there again Be more like downtown Excelsior; How they rejuvinated Excelsior Accessible; Better known; Cleaned up Yes; stores (small business), boutiques, restaurants, coffee shops; preferrably not all chains Things that attract locals to stay here for food, drink, shopping, beauty, hanging out It's fine now, but will need to improve with more businesses.More communication on it 2 Every day, I work here.Multi-story; residential/commercial Both cohesive and diverse; historic facades; modern interiors Yes, more businesses and community events Coffee shops; Craft/quilt shop Not right now, but during events like Hamel Holiday and the Rodeo Parade it is definitely busier Make a way to connect all the parking lots on the south side of Hamel with connections to Hamel Road both more east and west 3 Every day! I own a small business here. I would like to see the historic buildings remaining and in working order with the addition of attractions to bring people into our hub. I love the historic feel to it but without anything modern added, it seems to lack that "pop" that many small towns have. We have to move a bit with the times to stay relevant. Non-noisy daytime activities - art fairs, crafts, FARMER'S MARKETS, kids activities, fitness events, small food businesses such as ice cream, coffee, and pastries! People like food and beverages! Coffee shop; Soups and salads; Donut shop/bakery; Ice cream; Burger specialty; Brewery/microbrewery; Wine bar/bistro; Pizza I don't see it as a current issue, but could be. There is vacant space that could easily be parking lots. Because our business relies on a quiet neighborhood, too much commotion directly near our business could hurt us. While I do not see that as an issue due to location, it is something I think about for our clients. 4 Five days per week, if I lived here.Sustainable development. Designed low impact to Elm Creek. Preserve small town heritage, but in a way that allows more modern use of the space (Hamel, not Medina). Shops; Restaurants; Housing above or mixed in; Businesses; No more antiques - something that appeals to more people Small business; Restaurants; Shops; Locally owned and operated. No target, McDonalds, Menards, etc. Parking ok today. Should have more in future. Think multi-level parking, not sprawl. Green space integrated into development; Storm water management to protect Elm Creek. Keep "Hamel" identification, not "Medina" identification. 5 Daily Hub of suburban/rural activity Diverse; Historic Yes - food, services, businesses No fast food; No big box Currently no; Yes when businesses grow, expand N/A 6 Restaurants; Art fairs; Baseball tourneys; gathering spaces; store fronts/clothes; Gifts Restaurants; Art fairs; Baseball tourneys; gathering spaces; store fronts/clothes; Gifts Need to be a good mix of cohesive and diverse, modern and historic Yes - Restaurants; Art fairs; Baseball tourneys; gathering spaces; store fronts/clothes; Gifts Restaurants; Stores; Salons; Clothing; Gifts Not now - could be if we get more traffic Need more communication via social media on these types of meetings 7 I walk to Uptown for exercise; Bank; Post office; Church; Ball games Develop the church property!!Keep and preserve old buildings More ball tournaments; Park socials No chain restaurants No - Parking ramps bottom of Sioux; Ball park parking Improve street lighting; Too low 8 One per month. Events; Street fairs; Concert venue To become a destination spot for shopping, entertainment, dining and gathering Cohesive and historic Concert venues and street fairs Barbershop; Dining; Boutique; Mens and womens diversity in business Parking garage Bring the owners of the properties together and collaborate with a vision plan, goals, initiatives 9 Every day Restaurants; Keep the park; Better lights; Keep small town Historic, small town Community events on Hamel Road; Involve business and history Coffee; Lunch; Sandwich shop Yes - more parking in the back Better street lights; Banner on light polls; Sidewalk improve in walking; Get rid of box in front of the historic library 10 Often Senior housing; Multi-family housing linked to park/trail system Historic with unique shops/restaurants Should be draws to the city/Hamel with restaurants, shops, unique shops Coffee shop; Restaurant that is family-oriented; Flower shops; Occasional stops No The city needs to work with existing property owners; Businesses to plan/discuss future. Work with - not tell or dictate 11 Once per week; Restaurants Family-friendly establishments Small town, historic feel N/A Unique bars/restaurants; Activity center - indoor playground, curling center Yes and yes N/A 12 Visit Hamel Park on weekends with kids (age 8 and 6); Live very close by so drive through daily Revitalize with more gathering spots for families; Walk to breakfast; Coffee shop; Lunch/drinks with friends; Similar to Wayzata and Excelsior N/A More activity - few commercially- zoned areas; Should be a destination for neighborhood first Breakfast; Coffee shops; Ice cream/treat; Lunch/Diner; Brewery - ok for kids No concern for me - we would ride bikes or walk N/A 13 3-4 times per week; Restaurants Small shops; Restaurants Diverse; Historic Slightly more Restaurants N/A N/A 14 Few times a year; seeking family- friendly activities/events/shops Become a destination for daytime and evening entertainment Very little other than convenience of the post office and enjoyment of Inn Kahoots Yes - Casual; family-friendly places (i.e. parks, shops) Coffee and donut shop; Ice cream shop; Wine bar; Casual dining; Fitness studio Yes - I wouldn't be able to walk from my home, I'd need to find parking I had only heard about it third-hand. Try to get the word out better. Could have posted an article in Local Ties? I'll post on our neighborhood's Facebook page for the next one. 15 Frequently. I drive through the area every day, shop at the antique stores, and go to Inn Kahoots every once in a while. We need more dining options. Developed into an office/retail/restaurant area with a rustic feel. Farmers State Bank is a great example of theme. Cohesive and historic. Lots of residents pride themselves living in an area with a small-town feel so close to the big city. I would like to keep that feel as the area develops. Retail/restaurant/office space would maximize activity. Keep parking away from the heart to allow for pedestrian access and to keep traffic lower. Brew pubs; Family-owned restaurants; Small business and retail; Similar to existing but expanding on what's already here. Absolutely. The mix of traffic and pedestrians will play a key role in the functionality of the area. Parking shouold be kept out of the heart of the development. Possibly located on the Saint Anne's auxilliary church parking site. N/A 16 Been resident of Argent Parc (?) for 12 years Limited growth; Retain small town historic feel Historic; Mixed use; Quiet; More diverse than cohesive; preserve green space; Limit housing Casual restaurant; Coffee shop Casual restaurants; Small capacity; Oak eatery size max Limit development so additional parking is not required; No parking ramp Event well thought out/laid out; Many opportunities to express opinions; Limit/restrict truck traffic on Hamel Road/Main Street 17 Always; Live immediately adjacent Nothing - keep small, accessible, not over-crowded Historic, quaint No No more Yes - already not sufficient parking when ballfields in use N/A 18 Twice per week Keep small town feel Small town; Nature; Walking; Community; Park land No N/A Of course N/A 19 Not very often as I do not live very close but have family in the area, so occasionally pass by the area. The microbrewery idea would have been nice to bring people here. Some old buildings need refurbishing; Mixed use (shop/office lower with apartment on top) buildings would bring more people into the area; Keep character of small town Historic is where Hamel's roots are, so need to keep that feel. Unless there is a plan to tear it all down and start over, which is unlikely, it makes sense that a diverse building scheme is the future. More interesting too! Some more activity is desireable, especially as more people move into the area (and if there are mixed use buildings located right in Hamel) these people will have need and desire to do business and recreate in their local neighborhood. Would love to see a microbrewery! At minimum sidewalk cafes/coffee shops Parking isn't an issue now, but it could become an issue if the area had more people living here and visitng shops, etc... obviously. Would like to see more special signage or cool lighting to attract attention to Uptown from Highway 55. Since there is this interest in developing Uptown Hamel into something special - I hope that the city supports the individual landowners and business to continue this growth. 20 N/A More store fronts with housing above; Coffee shop; Restaurants Historic; Small town N/A Small restaurants; Unique restaurants; Not big chain restaurant Yes - parking concern; More of a concern Town hall meetings; Involve community; This was a great event to get everyone thinking Individual How often do you come to Uptown Hamel? What might bring you to the area more? What would you like to see happen in Uptown Hamel in the future? What characteristics of Uptown Hamel are important to you? Do you want to see more activity in the area? What type? What kinds of businesses/restaurants would you like to see in Uptown Hamel? Is parking and area of concern? Would it be an area of concern if the area was more active? Is there anything else you want to share? How can we improve this event in the future? 1 Drive thru; Go to Post Office; Used to have business there; Possibly have on there again Be more like downtown Excelsior; How they rejuvinated ExcelsiorAccessible; Better known; Cleaned up Yes; stores (small business), boutiques, restaurants, coffee shops; preferrably not all chains Things that attract locals to stay here for food, drink, shopping, beauty, hanging out It's fine now, but will need to improve with more businesses.More communication on it 2Every day, I work here.Multi-story; residential/commercialBoth cohesive and diverse; historic facades; modern interiors Yes, more businesses and community events Coffee shops; Craft/quilt shop Not right now, but during events like Hamel Holiday and the Rodeo Parade it is definitely busier Make a way to connect all the parking lots on the south side of Hamel with connections to Hamel Road both more east and west 3Every day! I own a small business here. I would like to see the historic buildings remaining and in working order with the addition of attractions to bring people into our hub. I love the historic feel to it but without anything modern added, it seems to lack that "pop" that many small towns have. We have to move a bit with the times to stay relevant. Non-noisy daytime activities - art fairs, crafts, FARMER'S MARKETS, kids activities, fitness events, small food businesses such as ice cream, coffee, and pastries! People like food and beverages! Coffee shop; Soups and salads; Donut shop/bakery; Ice cream; Burger specialty; Brewery/microbrewery; Wine bar/bistro; Pizza I don't see it as a current issue, but could be. There is vacant space that could easily be parking lots. Because our business relies on a quiet neighborhood, too much commotion directly near our business could hurt us. While I do not see that as an issue due to location, it is something I think about for our clients. 4Five days per week, if I lived here.Sustainable development. Designed low impact to Elm Creek. Preserve small town heritage, but in a way that allows more modern use of the space (Hamel, not Medina). Shops; Restaurants; Housing above or mixed in; Businesses; No more antiques - something that appeals to more people Small business; Restaurants; Shops; Locally owned and operated. No target, McDonalds, Menards, etc. Parking ok today. Should have more in future. Think multi-level parking, not sprawl. Green space integrated into development; Storm water management to protect Elm Creek. Keep "Hamel" identification, not "Medina" identification. 5DailyHub of suburban/rural activityDiverse; Historic Yes - food, services, businesses No fast food; No big box Currently no; Yes when businesses grow, expand N/A 6 Restaurants; Art fairs; Baseball tourneys; gathering spaces; store fronts/clothes; Gifts Restaurants; Art fairs; Baseball tourneys; gathering spaces; store fronts/clothes; Gifts Need to be a good mix of cohesive and diverse, modern and historic Yes - Restaurants; Art fairs; Baseball tourneys; gathering spaces; store fronts/clothes; Gifts Restaurants; Stores; Salons; Clothing; Gifts Not now - could be if we get more traffic Need more communication via social media on these types of meetings 7I walk to Uptown for exercise; Bank; Post office; Church; Ball gamesDevelop the church property!!Keep and preserve old buildings More ball tournaments; Park socials No chain restaurants No - Parking ramps bottom of Sioux; Ball park parking Improve street lighting; Too low 8One per month. Events; Street fairs; Concert venue To become a destination spot for shopping, entertainment, dining and gathering Cohesive and historic Concert venues and street fairs Barbershop; Dining; Boutique; Mens and womens diversity in business Parking garage Bring the owners of the properties together and collaborate with a vision plan, goals, initiatives 9Every dayRestaurants; Keep the park; Better lights; Keep small townHistoric, small town Community events on Hamel Road; Involve business and history Coffee; Lunch; Sandwich shop Yes - more parking in the back Better street lights; Banner on light polls; Sidewalk improve in walking; Get rid of box in front of the historic library 10OftenSenior housing; Multi-family housing linked to park/trail system Historic with unique shops/restaurants Should be draws to the city/Hamel with restaurants, shops, unique shops Coffee shop; Restaurant that is family-oriented; Flower shops; Occasional stops No The city needs to work with existing property owners; Businesses to plan/discuss future. Work with - not tell or dictate 11Once per week; RestaurantsFamily-friendly establishmentsSmall town, historic feel N/A Unique bars/restaurants; Activity center - indoor playground, curling center Yes and yes N/A 12 Visit Hamel Park on weekends with kids (age 8 and 6); Live very close by so drive through daily Revitalize with more gathering spots for families; Walk to breakfast; Coffee shop; Lunch/drinks with friends; Similar to Wayzata and Excelsior N/A More activity - few commercially- zoned areas; Should be a destination for neighborhood first Breakfast; Coffee shops; Ice cream/treat; Lunch/Diner; Brewery - ok for kids No concern for me - we would ride bikes or walk N/A 133-4 times per week; RestaurantsSmall shops; RestaurantsDiverse; Historic Slightly more Restaurants N/A N/A 14Few times a year; seeking family- friendly activities/events/shops Become a destination for daytime and evening entertainment Very little other than convenience of the post office and enjoyment of Inn Kahoots Yes - Casual; family-friendly places (i.e. parks, shops) Coffee and donut shop; Ice cream shop; Wine bar; Casual dining; Fitness studio Yes - I wouldn't be able to walk from my home, I'd need to find parking I had only heard about it third-hand. Try to get the word out better. Could have posted an article in Local Ties? I'll post on our neighborhood's Facebook page for the next one. 15 Frequently. I drive through the area every day, shop at the antique stores, and go to Inn Kahoots every once in a while. We need more dining options. Developed into an office/retail/restaurant area with a rustic feel. Farmers State Bank is a great example of theme. Cohesive and historic. Lots of residents pride themselves living in an area with a small-town feel so close to the big city. I would like to keep that feel as the area develops. Retail/restaurant/office space would maximize activity. Keep parking away from the heart to allow for pedestrian access and to keep traffic lower. Brew pubs; Family-owned restaurants; Small business and retail; Similar to existing but expanding on what's already here. Absolutely. The mix of traffic and pedestrians will play a key role in the functionality of the area. Parking shouold be kept out of the heart of the development. Possibly located on the Saint Anne's auxilliary church parking site. N/A 16Been resident of Argent Parc (?) for 12 years Limited growth; Retain small town historic feel Historic; Mixed use; Quiet; More diverse than cohesive; preserve green space; Limit housing Casual restaurant; Coffee shop Casual restaurants; Small capacity; Oak eatery size max Limit development so additional parking is not required; No parking ramp Event well thought out/laid out; Many opportunities to express opinions; Limit/restrict truck traffic on Hamel Road/Main Street 17Always; Live immediately adjacent Nothing - keep small, accessible, not over-crowdedHistoric, quaint No No more Yes - already not sufficient parking when ballfields in use N/A 18Twice per weekKeep small town feelSmall town; Nature; Walking; Community; Park land No N/A Of course N/A 19 Not very often as I do not live very close but have family in the area, so occasionally pass by the area. The microbrewery idea would have been nice to bring people here. Some old buildings need refurbishing; Mixed use (shop/office lower with apartment on top) buildings would bring more people into the area; Keep character of small town Historic is where Hamel's roots are, so need to keep that feel. Unless there is a plan to tear it all down and start over, which is unlikely, it makes sense that a diverse building scheme is the future. More interesting too! Some more activity is desireable, especially as more people move into the area (and if there are mixed use buildings located right in Hamel) these people will have need and desire to do business and recreate in their local neighborhood. Would love to see a microbrewery! At minimum sidewalk cafes/coffee shops Parking isn't an issue now, but it could become an issue if the area had more people living here and visitng shops, etc... obviously. Would like to see more special signage or cool lighting to attract attention to Uptown from Highway 55. Since there is this interest in developing Uptown Hamel into something special - I hope that the city supports the individual landowners and business to continue this growth. 20N/AMore store fronts with housing above; Coffee shop; RestaurantsHistoric; Small town N/A Small restaurants; Unique restaurants; Not big chain restaurant Yes - parking concern; More of a concern Town hall meetings; Involve community; This was a great event to get everyone thinking Online Survey Response Results Individual Currently, how satisfied are you with Uptown Hamel? Why are you dis/satisfied with Uptown Hamel? What draws you to Uptown Hamel or what keeps you from coming? How active is Uptown Hamel? How active would you like Uptown Hamel to be? Please comment on the current level of activity and desired level of activity in Uptown Hamel. How would you like Uptown Hamel to look? Describe how you would like Uptown Hamel to look. Is there enough parking in Uptown Hamel? Where is there too much/little parking? What are your preferred methods of contact to provide input in the future? (ie. survey, events, email, etc) What neighborhood in Medina or surrounding city do you live in? Any overall feedback for the event? How can we improve these events to best capture your input? What would you like to see more of in Uptown Hamel? (ie. more restaurants, sidewalks, etc) 1 5 I rarely go to the retail businesses in Uptown Hamel, primarily because I am retired and don't need to purchase any antiques or household decorations. I am a customer of Buzzella Massage and the State Farm office. 2 5 I would like it if there was a gathering place like a coffee shop or meeting place. There are no community education programs in Medina. I currently participate in Plymouth. 2 I like the vintage atmosphere. It is cute and quaint.6 If the proposed use for 500 Hamel Road is multi family housing there is no room for parking. Survey is fine, or email Lutz second edition I am not attending an event but am submitting feedback as noted in the previous question re the proposed use of 500 Hamel Road. What I would NOT like to see is multi family residential at 500 Hamel Road. Given the proximity to the rail road tracks the only type of residential to succeed would be low income (people will not pay high rents to live along the tracks and occupancy will only be maintained at low rents for people who can't afford any better). Any rental property there would affect the property values of the surrounding houses on Elm Creek and Ridgeview. 500 Hamel Road is best suited for commercial use. What I would NOT like to see is multi family residential at 500 Hamel Road. Given the proximity to the rail road tracks the only type of residential to succeed would be low income (people will not pay high rents to live along the tracks and occupancy will only be maintained at low rents for people who can't afford any better). Any rental property there would affect the property values of the surrounding houses on Elm Creek and Ridgeview. 500 Hamel Road is best suited for commercial use. 2 3 Are you talking about the post office that is poorly run? The shops selling old items freshly painted? I would like a coffee shop. 3 6 Not a lot going on.6 Like Excelsior.7 There’s parking on the street, by bank and community center.Email.Elm Creek Drive Tell people about them.Coffee shop. Something to walk to. A destination. 3 7 I like the cute local little shops 5 5 I like the quiet little small town feel 2 Like a cute quaint country town 5 A little bit not enough but it’s ok. Most of us have the choice to walk to summer events Email and surveys Elm creek drive. We don’t have a fancy name What event?Restaurants a bakery would be awesome 4 5 Uptown Hamel is quaint and cute. I think it could have a café/restaurant that would provide an alternative to Inn Kahoots (a total dive bar) as well as shops that are not reclaimed antiques. Uptown Hamel is very walkable for my family and we enjoy it's current size and density. 4 4 Uptown Hamel gets a lot of vehicle traffic because of the many new neighborhoods surrounding Uptown Hamel. I think the park also draws a lot of traffic. (The main intersection in front of the bank is always busy!) It would be nice if there was more pedestrian traffic but I think there would need to be grater variety of shops or a café/coffee shop or something to bring more pedestrian traffic. If multi-unit housing was built at 500 Hamel Road this would DRAMATICALLY increase the vehicle traffic on Hamel Road and would be detrimental to the overall vibe of Uptown Hamel. 4 I think some of the building facades could be updated and freshened up. I think part of Uptown Hamel's charm is that it looks like a very quaint country Main Street. 4 I think for the current businesses, etc. there is enough parking in Uptown Hamel. The catholic church has their own lot to help them with their parking. I think Uptown Hamel should look to increase pedestrian traffic from the surrounding neighborhoods. The park also has enough parking (I have been there at very busy times and never struggled to park.) Survey or email Elm Creek I am very concerned about the proposed development at 500 Hamel Road. It is pretty removed from Uptown Hamel proper (despite being zoned as part of Uptown Hamel) and the proposed land use of multi unit residential housing up to potentially 4 stories high would be visually jarring and out of alignment with the surrounding development (industrial, single family homes, and lower density town homes.) Part of the appeal of Medina/Uptown Hamel is that it still retains that rural/country feel and adding higher density housing would be damaging to that appeal. I am also concerned about the proximity of this proposed housing to a very active railroad (safety for residents, especially children, comes to mind.) The increase in traffic on an already busy road and the increase of traffic through my own neighborhood of people trying to "cut through" would not be ideal. Since this property is pretty removed from Uptown Hamel proper, access to public green space for residents of this property would be pretty limited. Finally, as I mentioned above, this property is on top of an active railroad - - what type of residences would be built here? Who would want to live that close to a railroad track? Would this ultimately lower values of surrounding properties if a property is developed that fails to attract residents or falls into disrepair? I think commercial like the UrbanEve/Oak Eatery center would be better suited to this property or a couple single family homes. More restaurants! A coffee shop that also serves ice cream would benefit from the park traffic and surrounding neighborhoods. A brewpub would do well also. 5 2 The proposed multi unit property on 500 Hamel road. It was my belief the the Uptown Hamel redevelopment was going to focus on small business, restaurants, coffee shops, etc. More high density residential property is NOT what is needed 3 5 It would be nice to have another restaurant in uptown Hamel, or a brewy. 6 It would be nice to have another restaurant in uptown Hamel, or a brewy. 5 n/a email Elm Creek/Hamel n/a Restaurant and/or brewy 6 3 Extending sidewalks to cover uptown hamel as per your diagram 5 5 More businesses catered to retail/dining 5 Don't care 5 Don't Care Don't care Elm Creek …..Restaurants/Sidewalks 7 4 Not any reason to go to uptown Hamel. How often do you need to shop a 2nd hand store? That is probably a twice-a-year visit. Food/bar would be a draw - but probably not realistic given no visibility from hwy 55. 4 5 It is sleepy, but that is fine. It is very walkable, which is good.2 Inn Kahoots could step it up a bit. But the other store/building fronts look good. 5 Plenty of parking for what everyday needs; but very limited when the sport fields are in use. Need to re-think the parking lot by the ball fields; would have been smart to make that a drive-thru that connects between Brockton & Hamel Road. The parking behind the post office for the large baseball field is totally underutilized. Need to better connect that via a drive or walk-way. email; survey; Not - you should have asked how long people have lived in Medina. My guess is that responses will be very different based on length of time in the community. Elm Creek na - don't participate dining would be good; but we have been saying that for 20+ years, so how realistic is that. 8 5 Not a lot of dining options, and a lot of antique stores 4 5 Again, with more dining options, there would be a slight increase in activity 2 Very historical, but with more commercial development 5 With more commercial development, there will start to be less parking everywhere Survey Elm Creek Lutz Addition Multiple ways for residents to submit feedback (i.e. electronic, mailers, etc.) Restaurants, concrete sidewalks instead of pavers, City banners and/or plants on light poles, more seating near green space, historical monument sign with town information 9 5 I love the feel of up Town would like to see more commercial little shops like at Excelsior maybe little restaurant or coffee shop or arts and craft 4 6 I like the feel of uptown just hoping it will expand with more little shops or coffee house or little restaurant 3 I like the artsy look that it has 6 I think it is fine for know Email, survey Eden Prairie Not shire what you mean Restaurant boutique shops 10 2 There is not a sidewalk connecting my neighborhood to Uptown Hamel.3 5 The traffic level is high due to all the new housing. 7 More retail and more food and beverage options. Coffee shop or foodie restaurant. 7 Keep it pedestrian friendly to service all the new housing developments Survey Elm Creek Na Restaurant, boutique 11 1 No retail, restaurants, art etc 1 6 Medium 7 More downtown Main Street USA feel 5 Na Email Enclave Medina Na Restaurants. Art gallery. Resi condos and townhouses 12 2 No compelling reason to visit - want to tie the park to the city with options to eat, reasons to walk, etc 2 6 Wish was a gathering place for the community - place to walk to and connect with neighbors and eat/drink 6 More connected and reason to walk the area 5 Parking fine but would require more if activity increased?Event and email Enclave Love this project - let’s make this happen!!! Breakfast lunch Restaurants, nail salon, ice cream stand, coffee, brewery/bar that is kid friendly ..- order at counter burger/pizza place .. could come over after baseball games Library for kids Green space with benches to sit Beautiful flowers up and down the street! 13 2 I would like to see a comprehensive approach to building a main street that is the heart of old world heritage meets modern day life. Its a destination for families to come and enjoy old community favorites (Ice cream, coffee dining options and multi family homes that can walk down the streets to meet the neighbors. 3 7 Create a destination that is inviting and family oriented. Ice cream, coffee, hardware, food 6 Old world mainstreet meets modern attractions 6 Just right with the community center behind Email, events Plymouth NA Restaurants and shops 14 2 There isn’t anything that draws me to the area for entertainment. I’ve only occasionally gone to Inn Kahoos. 1 6 I’d like it to feel like a cute, bustling Main Street. 6 I’m envisioning people strolling the wide sidewalks with their families along side people sitting on patios sipping coffee and eating pastries. 3 I’ve not had a problem with parking, however if the area becomes more active the parking will need to substantially increase. Although email is most convinent, I prefer phone calls to discuss opinions. Fields of Medina Make it convinient for the community. As a working parent my only option to attend the open house was a weekday evening so I had to leave my husband at home with our kids. An ideal scenario is to schedule time to be at a neighborhood park. That way families can have their kids inning around while talking with you. Overall, I’m envisioning a reimagined Hamel Main Street. Specifically, wide sidewalks, parks, restaurants, BREWERY!, coffee shop. Also consider ‘going green’. It would be great to see solar panels, and other energy sustainability features. Lastly, consider how to change people’s perception of Hamel. Maybe change the name of the street to ‘Main Street’? Individual Currently, how satisfied are you with Uptown Hamel? Why are you dis/satisfied with Uptown Hamel? What draws you to Uptown Hamel or what keeps you from coming? How active is Uptown Hamel? How active would you like Uptown Hamel to be? Please comment on the current level of activity and desired level of activity in Uptown Hamel. How would you like Uptown Hamel to look? Describe how you would like Uptown Hamel to look. Is there enough parking in Uptown Hamel? Where is there too much/little parking? What are your preferred methods of contact to provide input in the future? (ie. survey, events, email, etc) What neighborhood in Medina or surrounding city do you live in? Any overall feedback for the event? How can we improve these events to best capture your input? What would you like to see more of in Uptown Hamel? (ie. more restaurants, sidewalks, etc) 15 I rarely go to the retail businesses in Uptown Hamel, primarily because I am retired and don't need to purchase any antiques or household decorations. I am a customer of Buzzella Massage and the State Farm office. 25 I would like it if there was a gathering place like a coffee shop or meeting place. There are no community education programs in Medina. I currently participate in Plymouth. 2I like the vintage atmosphere. It is cute and quaint.6If the proposed use for 500 Hamel Road is multi family housing there is no room for parking. Survey is fine, or email Lutz second edition I am not attending an event but am submitting feedback as noted in the previous question re the proposed use of 500 Hamel Road. What I would NOT like to see is multi family residential at 500 Hamel Road. Given the proximity to the rail road tracks the only type of residential to succeed would be low income (people will not pay high rents to live along the tracks and occupancy will only be maintained at low rents for people who can't afford any better). Any rental property there would affect the property values of the surrounding houses on Elm Creek and Ridgeview. 500 Hamel Road is best suited for commercial use. What I would NOT like to see is multi family residential at 500 Hamel Road. Given the proximity to the rail road tracks the only type of residential to succeed would be low income (people will not pay high rents to live along the tracks and occupancy will only be maintained at low rents for people who can't afford any better). Any rental property there would affect the property values of the surrounding houses on Elm Creek and Ridgeview. 500 Hamel Road is best suited for commercial use. 23 Are you talking about the post office that is poorly run? The shops selling old items freshly painted? I would like a coffee shop. 36Not a lot going on.6Like Excelsior.7There’s parking on the street, by bank and community center.Email.Elm Creek Drive Tell people about them.Coffee shop. Something to walk to. A destination. 37I like the cute local little shops55I like the quiet little small town feel2Like a cute quaint country town5A little bit not enough but it’s ok. Most of us have the choice to walk to summer events Email and surveys Elm creek drive. We don’t have a fancy name What event?Restaurants a bakery would be awesome 45 Uptown Hamel is quaint and cute. I think it could have a café/restaurant that would provide an alternative to Inn Kahoots (a total dive bar) as well as shops that are not reclaimed antiques. Uptown Hamel is very walkable for my family and we enjoy it's current size and density. 44 Uptown Hamel gets a lot of vehicle traffic because of the many new neighborhoods surrounding Uptown Hamel. I think the park also draws a lot of traffic. (The main intersection in front of the bank is always busy!) It would be nice if there was more pedestrian traffic but I think there would need to be grater variety of shops or a café/coffee shop or something to bring more pedestrian traffic. If multi-unit housing was built at 500 Hamel Road this would DRAMATICALLY increase the vehicle traffic on Hamel Road and would be detrimental to the overall vibe of Uptown Hamel. 4 I think some of the building facades could be updated and freshened up. I think part of Uptown Hamel's charm is that it looks like a very quaint country Main Street. 4 I think for the current businesses, etc. there is enough parking in Uptown Hamel. The catholic church has their own lot to help them with their parking. I think Uptown Hamel should look to increase pedestrian traffic from the surrounding neighborhoods. The park also has enough parking (I have been there at very busy times and never struggled to park.) Survey or email Elm Creek I am very concerned about the proposed development at 500 Hamel Road. It is pretty removed from Uptown Hamel proper (despite being zoned as part of Uptown Hamel) and the proposed land use of multi unit residential housing up to potentially 4 stories high would be visually jarring and out of alignment with the surrounding development (industrial, single family homes, and lower density town homes.) Part of the appeal of Medina/Uptown Hamel is that it still retains that rural/country feel and adding higher density housing would be damaging to that appeal. I am also concerned about the proximity of this proposed housing to a very active railroad (safety for residents, especially children, comes to mind.) The increase in traffic on an already busy road and the increase of traffic through my own neighborhood of people trying to "cut through" would not be ideal. Since this property is pretty removed from Uptown Hamel proper, access to public green space for residents of this property would be pretty limited. Finally, as I mentioned above, this property is on top of an active railroad - - what type of residences would be built here? Who would want to live that close to a railroad track? Would this ultimately lower values of surrounding properties if a property is developed that fails to attract residents or falls into disrepair? I think commercial like the UrbanEve/Oak Eatery center would be better suited to this property or a couple single family homes. More restaurants! A coffee shop that also serves ice cream would benefit from the park traffic and surrounding neighborhoods. A brewpub would do well also. 52 The proposed multi unit property on 500 Hamel road. It was my belief the the Uptown Hamel redevelopment was going to focus on small business, restaurants, coffee shops, etc. More high density residential property is NOT what is needed 35It would be nice to have another restaurant in uptown Hamel, or a brewy. 6 It would be nice to have another restaurant in uptown Hamel, or a brewy. 5n/a email Elm Creek/Hamel n/a Restaurant and/or brewy 63Extending sidewalks to cover uptown hamel as per your diagram55More businesses catered to retail/dining5Don't care5Don't Care Don't care Elm Creek …..Restaurants/Sidewalks 74 Not any reason to go to uptown Hamel. How often do you need to shop a 2nd hand store? That is probably a twice-a-year visit. Food/bar would be a draw - but probably not realistic given no visibility from hwy 55. 45It is sleepy, but that is fine. It is very walkable, which is good.2 Inn Kahoots could step it up a bit. But the other store/building fronts look good. 5 Plenty of parking for what everyday needs; but very limited when the sport fields are in use. Need to re-think the parking lot by the ball fields; would have been smart to make that a drive-thru that connects between Brockton & Hamel Road. The parking behind the post office for the large baseball field is totally underutilized. Need to better connect that via a drive or walk-way. email; survey; Not - you should have asked how long people have lived in Medina. My guess is that responses will be very different based on length of time in the community. Elm Creek na - don't participate dining would be good; but we have been saying that for 20+ years, so how realistic is that. 85Not a lot of dining options, and a lot of antique stores45Again, with more dining options, there would be a slight increase in activity2Very historical, but with more commercial development5With more commercial development, there will start to be less parking everywhere Survey Elm Creek Lutz Addition Multiple ways for residents to submit feedback (i.e. electronic, mailers, etc.) Restaurants, concrete sidewalks instead of pavers, City banners and/or plants on light poles, more seating near green space, historical monument sign with town information 95 I love the feel of up Town would like to see more commercial little shops like at Excelsior maybe little restaurant or coffee shop or arts and craft 46 I like the feel of uptown just hoping it will expand with more little shops or coffee house or little restaurant 3I like the artsy look that it has 6I think it is fine for know Email, survey Eden Prairie Not shire what you mean Restaurant boutique shops 102There is not a sidewalk connecting my neighborhood to Uptown Hamel.35The traffic level is high due to all the new housing. 7 More retail and more food and beverage options. Coffee shop or foodie restaurant. 7Keep it pedestrian friendly to service all the new housing developments Survey Elm Creek Na Restaurant, boutique 111No retail, restaurants, art etc 16Medium 7More downtown Main Street USA feel5Na Email Enclave Medina Na Restaurants. Art gallery. Resi condos and townhouses 122 No compelling reason to visit - want to tie the park to the city with options to eat, reasons to walk, etc 26 Wish was a gathering place for the community - place to walk to and connect with neighbors and eat/drink 6More connected and reason to walk the area5Parking fine but would require more if activity increased?Event and email Enclave Love this project - let’s make this happen!!! Breakfast lunch Restaurants, nail salon, ice cream stand, coffee, brewery/bar that is kid friendly ..- order at counter burger/pizza place .. could come over after baseball games Library for kids Green space with benches to sit Beautiful flowers up and down the street! 132 I would like to see a comprehensive approach to building a main street that is the heart of old world heritage meets modern day life. Its a destination for families to come and enjoy old community favorites (Ice cream, coffee dining options and multi family homes that can walk down the streets to meet the neighbors. 37 Create a destination that is inviting and family oriented. Ice cream, coffee, hardware, food 6Old world mainstreet meets modern attractions6Just right with the community center behind Email, events Plymouth NA Restaurants and shops 142 There isn’t anything that draws me to the area for entertainment. I’ve only occasionally gone to Inn Kahoos. 16I’d like it to feel like a cute, bustling Main Street. 6 I’m envisioning people strolling the wide sidewalks with their families along side people sitting on patios sipping coffee and eating pastries. 3 I’ve not had a problem with parking, however if the area becomes more active the parking will need to substantially increase. Although email is most convinent, I prefer phone calls to discuss opinions. Fields of Medina Make it convinient for the community. As a working parent my only option to attend the open house was a weekday evening so I had to leave my husband at home with our kids. An ideal scenario is to schedule time to be at a neighborhood park. That way families can have their kids inning around while talking with you. Overall, I’m envisioning a reimagined Hamel Main Street. Specifically, wide sidewalks, parks, restaurants, BREWERY!, coffee shop. Also consider ‘going green’. It would be great to see solar panels, and other energy sustainability features. Lastly, consider how to change people’s perception of Hamel. Maybe change the name of the street to ‘Main Street’? Individual Currently, how satisfied are you with Uptown Hamel? Why are you dis/satisfied with Uptown Hamel? What draws you to Uptown Hamel or what keeps you from coming? How active is Uptown Hamel? How active would you like Uptown Hamel to be? Please comment on the current level of activity and desired level of activity in Uptown Hamel. How would you like Uptown Hamel to look? Describe how you would like Uptown Hamel to look. Is there enough parking in Uptown Hamel? Where is there too much/little parking? What are your preferred methods of contact to provide input in the future? (ie. survey, events, email, etc) What neighborhood in Medina or surrounding city do you live in? Any overall feedback for the event? How can we improve these events to best capture your input? What would you like to see more of in Uptown Hamel? (ie. more restaurants, sidewalks, etc) 15 I rarely go to the retail businesses in Uptown Hamel, primarily because I am retired and don't need to purchase any antiques or household decorations. I am a customer of Buzzella Massage and the State Farm office. 25 I would like it if there was a gathering place like a coffee shop or meeting place. There are no community education programs in Medina. I currently participate in Plymouth. 2I like the vintage atmosphere. It is cute and quaint.6If the proposed use for 500 Hamel Road is multi family housing there is no room for parking. Survey is fine, or email Lutz second edition I am not attending an event but am submitting feedback as noted in the previous question re the proposed use of 500 Hamel Road. What I would NOT like to see is multi family residential at 500 Hamel Road. Given the proximity to the rail road tracks the only type of residential to succeed would be low income (people will not pay high rents to live along the tracks and occupancy will only be maintained at low rents for people who can't afford any better). Any rental property there would affect the property values of the surrounding houses on Elm Creek and Ridgeview. 500 Hamel Road is best suited for commercial use. What I would NOT like to see is multi family residential at 500 Hamel Road. Given the proximity to the rail road tracks the only type of residential to succeed would be low income (people will not pay high rents to live along the tracks and occupancy will only be maintained at low rents for people who can't afford any better). Any rental property there would affect the property values of the surrounding houses on Elm Creek and Ridgeview. 500 Hamel Road is best suited for commercial use. 23 Are you talking about the post office that is poorly run? The shops selling old items freshly painted? I would like a coffee shop. 36Not a lot going on.6Like Excelsior.7There’s parking on the street, by bank and community center.Email.Elm Creek Drive Tell people about them.Coffee shop. Something to walk to. A destination. 37I like the cute local little shops55I like the quiet little small town feel2Like a cute quaint country town5A little bit not enough but it’s ok. Most of us have the choice to walk to summer events Email and surveys Elm creek drive. We don’t have a fancy name What event?Restaurants a bakery would be awesome 45 Uptown Hamel is quaint and cute. I think it could have a café/restaurant that would provide an alternative to Inn Kahoots (a total dive bar) as well as shops that are not reclaimed antiques. Uptown Hamel is very walkable for my family and we enjoy it's current size and density. 44 Uptown Hamel gets a lot of vehicle traffic because of the many new neighborhoods surrounding Uptown Hamel. I think the park also draws a lot of traffic. (The main intersection in front of the bank is always busy!) It would be nice if there was more pedestrian traffic but I think there would need to be grater variety of shops or a café/coffee shop or something to bring more pedestrian traffic. If multi-unit housing was built at 500 Hamel Road this would DRAMATICALLY increase the vehicle traffic on Hamel Road and would be detrimental to the overall vibe of Uptown Hamel. 4 I think some of the building facades could be updated and freshened up. I think part of Uptown Hamel's charm is that it looks like a very quaint country Main Street. 4 I think for the current businesses, etc. there is enough parking in Uptown Hamel. The catholic church has their own lot to help them with their parking. I think Uptown Hamel should look to increase pedestrian traffic from the surrounding neighborhoods. The park also has enough parking (I have been there at very busy times and never struggled to park.) Survey or email Elm Creek I am very concerned about the proposed development at 500 Hamel Road. It is pretty removed from Uptown Hamel proper (despite being zoned as part of Uptown Hamel) and the proposed land use of multi unit residential housing up to potentially 4 stories high would be visually jarring and out of alignment with the surrounding development (industrial, single family homes, and lower density town homes.) Part of the appeal of Medina/Uptown Hamel is that it still retains that rural/country feel and adding higher density housing would be damaging to that appeal. I am also concerned about the proximity of this proposed housing to a very active railroad (safety for residents, especially children, comes to mind.) The increase in traffic on an already busy road and the increase of traffic through my own neighborhood of people trying to "cut through" would not be ideal. Since this property is pretty removed from Uptown Hamel proper, access to public green space for residents of this property would be pretty limited. Finally, as I mentioned above, this property is on top of an active railroad - - what type of residences would be built here? Who would want to live that close to a railroad track? Would this ultimately lower values of surrounding properties if a property is developed that fails to attract residents or falls into disrepair? I think commercial like the UrbanEve/Oak Eatery center would be better suited to this property or a couple single family homes. More restaurants! A coffee shop that also serves ice cream would benefit from the park traffic and surrounding neighborhoods. A brewpub would do well also. 52 The proposed multi unit property on 500 Hamel road. It was my belief the the Uptown Hamel redevelopment was going to focus on small business, restaurants, coffee shops, etc. More high density residential property is NOT what is needed 35It would be nice to have another restaurant in uptown Hamel, or a brewy. 6 It would be nice to have another restaurant in uptown Hamel, or a brewy. 5n/a email Elm Creek/Hamel n/a Restaurant and/or brewy 63Extending sidewalks to cover uptown hamel as per your diagram55More businesses catered to retail/dining5Don't care5Don't Care Don't care Elm Creek …..Restaurants/Sidewalks 74 Not any reason to go to uptown Hamel. How often do you need to shop a 2nd hand store? That is probably a twice-a-year visit. Food/bar would be a draw - but probably not realistic given no visibility from hwy 55. 45It is sleepy, but that is fine. It is very walkable, which is good.2 Inn Kahoots could step it up a bit. But the other store/building fronts look good. 5 Plenty of parking for what everyday needs; but very limited when the sport fields are in use. Need to re-think the parking lot by the ball fields; would have been smart to make that a drive-thru that connects between Brockton & Hamel Road. The parking behind the post office for the large baseball field is totally underutilized. Need to better connect that via a drive or walk-way. email; survey; Not - you should have asked how long people have lived in Medina. My guess is that responses will be very different based on length of time in the community. Elm Creek na - don't participate dining would be good; but we have been saying that for 20+ years, so how realistic is that. 85Not a lot of dining options, and a lot of antique stores45Again, with more dining options, there would be a slight increase in activity2Very historical, but with more commercial development5With more commercial development, there will start to be less parking everywhere Survey Elm Creek Lutz Addition Multiple ways for residents to submit feedback (i.e. electronic, mailers, etc.) Restaurants, concrete sidewalks instead of pavers, City banners and/or plants on light poles, more seating near green space, historical monument sign with town information 95 I love the feel of up Town would like to see more commercial little shops like at Excelsior maybe little restaurant or coffee shop or arts and craft 46 I like the feel of uptown just hoping it will expand with more little shops or coffee house or little restaurant 3I like the artsy look that it has 6I think it is fine for know Email, survey Eden Prairie Not shire what you mean Restaurant boutique shops 102There is not a sidewalk connecting my neighborhood to Uptown Hamel.35The traffic level is high due to all the new housing. 7 More retail and more food and beverage options. Coffee shop or foodie restaurant. 7Keep it pedestrian friendly to service all the new housing developments Survey Elm Creek Na Restaurant, boutique 111No retail, restaurants, art etc 16Medium 7More downtown Main Street USA feel5Na Email Enclave Medina Na Restaurants. Art gallery. Resi condos and townhouses 122 No compelling reason to visit - want to tie the park to the city with options to eat, reasons to walk, etc 26 Wish was a gathering place for the community - place to walk to and connect with neighbors and eat/drink 6More connected and reason to walk the area5Parking fine but would require more if activity increased?Event and email Enclave Love this project - let’s make this happen!!! Breakfast lunch Restaurants, nail salon, ice cream stand, coffee, brewery/bar that is kid friendly ..- order at counter burger/pizza place .. could come over after baseball games Library for kids Green space with benches to sit Beautiful flowers up and down the street! 132 I would like to see a comprehensive approach to building a main street that is the heart of old world heritage meets modern day life. Its a destination for families to come and enjoy old community favorites (Ice cream, coffee dining options and multi family homes that can walk down the streets to meet the neighbors. 37 Create a destination that is inviting and family oriented. Ice cream, coffee, hardware, food 6Old world mainstreet meets modern attractions6Just right with the community center behind Email, events Plymouth NA Restaurants and shops 142 There isn’t anything that draws me to the area for entertainment. I’ve only occasionally gone to Inn Kahoos. 16I’d like it to feel like a cute, bustling Main Street. 6 I’m envisioning people strolling the wide sidewalks with their families along side people sitting on patios sipping coffee and eating pastries. 3 I’ve not had a problem with parking, however if the area becomes more active the parking will need to substantially increase. Although email is most convinent, I prefer phone calls to discuss opinions. Fields of Medina Make it convinient for the community. As a working parent my only option to attend the open house was a weekday evening so I had to leave my husband at home with our kids. An ideal scenario is to schedule time to be at a neighborhood park. That way families can have their kids inning around while talking with you. Overall, I’m envisioning a reimagined Hamel Main Street. Specifically, wide sidewalks, parks, restaurants, BREWERY!, coffee shop. Also consider ‘going green’. It would be great to see solar panels, and other energy sustainability features. Lastly, consider how to change people’s perception of Hamel. Maybe change the name of the street to ‘Main Street’? Which building height do you prefer? 1. 2. 3. Which of these influenced your preference? (Choose all that apply) Which look do you prefer? 1. 2. 3. 4. Which of these influenced your preference? (Choose all that apply) Which facade do you prefer? 1. 2. 3. 4. Which of these influenced your preference? (Choose all that apply) Which parking option do you prefer? 1. 2. 3. 4. Which of these influenced your preference? (Choose all that apply) What setback from the street do you prefer? 1. 2. 3. 4. Which of these influenced your preference? (Choose all that apply) Which landscaping do you prefer? 1. 2. 3. 4. Which of these influenced your preference? (Choose all that apply) Which awning do you prefer? 1. 2. 3. Which of these influenced your preference? (Choose all that apply) Which lighting do you prefer? 1. 2. 3. 4. Which of these influenced your preference? (Choose all that apply) Which wayfinding signage do you prefer? 1. 2. 3. 4. Which of these influenced your preference? (Choose all that apply) Which material do you prefer? 1. 2. 3. 4. 5. Which color palette do you prefer? 1. 2. 3. 4. Which of these influenced your preference? (Choose all that apply) ÐÏà¡±á>þÿ +Fþÿÿÿ()*ÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿì¥Áe ð¿æ<bjbjšÅšÅ ?Xø¯-fø¯-fÀ4%ÿÿÿÿÿÿ·^^£££££ÿÿÿÿ···8ï4#<·[Î&__"µn# ,O ÚÍÜÍÜÍÜÍÜÍÜÍÜÍ$Ð¶7Ó˜Î£g µµg g Î££4ÎÛ"Û"Û"g ^££ÚÍÛ"g ÚÍÛ"Û"*xX2ÿÿÿÿÀ/þ´®ðÔÿÿÿÿÅ ^Z{RÆÍ+Î0[Î¬{†ÏÓ#!ÐÏÓ¤228ÏÓ£j\Lg g Û"g g g g g ÎÎó!èg g g [Îg g g g ÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÏÓg g g g g g g g g ^ i: CITY OF MEDINA PLANNING COMMISSION DRAFT Meeting Minutes Tuesday April 9, 2019 1. Call to Order: Chairperson Reid called the meeting to order at 7:00 p.m. Present: Planning Commissioners Aaron Amic, Peter Galzki, Beth Nielsen, Kerby Nester, and Robin Reid. Absent: Planning Commissioner Cindy Piper and Rashmi Williams. Also Present: City Planning Director Dusty Finke. Public Comments on Items not on the Agenda No comments made. Update from City Council Proceedings Finke reported that the Council met the previous week and approved the Thiesen CUP and the Preliminary Plat and amended PUD for the School Lake Preserve, as recommended by the Planning Commission. He stated that the Council also approved two road projects for this year, the reconstruction of Brockton Lane and Hickory Drive. He stated that the City is currently looking for help in the public works department, hiring seasonal and permanent employees. Planning Department Report Finke provided an update. Public Hearing – 172 Hamel Road – Steve Andres – Planned Unit Development Concept Plan Review for Restaurant Constructed with Shipping Containers Finke presented a request for a PUD concept plan review for Charlie’s Restaurant at 172 Hamel Road, which is proposed to be constructed with shipping containers. He explained that a PUD is meant to achieve a set of objectives in return for flexibility from the traditional zoning codes. He provided an aerial photograph of the subject site along with the rendering of the concept constructed out of shipping containers. He stated that the Uptown Hamel district calls for a mix of uses on the site and allows for commercial or residential development. He stated that the City is currently reviewing the Uptown Hamel standards with help from a University of Minnesota student group and the final report is expected in May. He reviewed some of the design feedback that has been received thus far in the process, noting that there is a strong desire for additional restaurants and food service in the Uptown Hamel area. Finke reviewed the proposed site layout including design, outdoor/rooftop dining, parking, and access. Amic referenced a comment that was referenced in an email comment regarding snow and asked if that would be related to stormwater management. Finke stated that there is a staff comment related to a snow storage plan in attempt to avoid future issues. Grant Bender, applicant, stated that they would like to create a restaurant in Uptown Hamel and would like to bring something nice to the community. He stated that they have partnered with the Andres and together they are committed to adding to the community through investment and action. He provided background information on himself and his family. He stated that he has owned several very good restaurants that were successful. He stated that he would be the developer along with the designer of the menu and concept. He stated that he is working with Studio M Architects to develop this concept and provided examples of other projects the group has worked on. He stated that the focus for this restaurant would be to serve families and have a family style menu and carryout options. He provided additional information on the fast-casual dining concept, which has evolved from food trucks. He stated that this concept would provide Uptown Hamel with diversity that could spur additional development. He thanked Finke and his team for presenting the thorough staff report and believed that the staff suggestions can be accommodated. Galzki asked what drew the applicant to this location. Bender replied that the traffic flow and proximity to Highway 55 drew him to the proposed location. He noted that there are additional locations that could house potential restaurants but noted that he likes the corner location. He stated that he also likes the idea of having a patio adjacent from the library and adjacent to the park. He explained that location is important in the restaurant business and this location just drew him in. Reid opened the public hearing at 7:31 p.m. David Schubbe stated that this item was on the agenda for the Board meeting the previous night for his residential community. He stated that he has been a resident since January of 2007, after living in Plymouth for 30 years. He stated that he likes the idea of a restaurant in Uptown Hamel but has concern with traffic congestion and safety. He also expressed concern with noise pollution during construction and from traffic to and from the site. He also had concern with scent pollution. He stated that he would also be concerned with planning standards and did not think this proposal fits with the requirements. He referenced parking and expressed his concerns related to parking. He was concerned with available parking as the primary customer would be expected to be a takeout customer. He stated that the results of the student study have not yet been presented and would like to see the results from that study. He stated that while he would like to see a restaurant in Uptown Hamel, he was unsure that this intersection was the right location. Larry Hoglund stated that he and a few partners have been investing in Uptown Hamel for the past 10 to 15 years and own about seven or eight properties. He stated that he and his partners have always envisioned Uptown Hamel to be a unique opportunity to create an old-world small-town community. He stated that they are pro-restaurant as an Uptown Hamel business owner, noting that they are often asked for a food service business in that area. He believed that the concept of high-quality food is a great concept. He stated that this would be a great addition and he fully supports this concept. Reid closed the public hearing at 7:41 p.m. Amic stated that he thinks this is a great concept. He stated that this will have a modern look but seems tasteful and retro as well. He stated that he likes the idea of a small place that would allow people in this area to get some food. Nester stated that she agrees that this is a great idea and as a mom of small children it would be highly desirable to have high quality takeout food. Galzki agreed that Uptown Hamel needs a restaurant. He stated that his family is often looking for a sit-down restaurant. He was unsure that this would be the right type and location compared to what has been envisioned for the area. He stated that it is a great idea and a great start, but was unsure that the location and architecture would be fitting. Nielsen stated that she loves the idea. She believed that Medina needs to look at change and it would be nice to try something different. She stated that she likes the idea of the shipping containers. Reid stated that she would love to have a restaurant in Uptown Hamel and understands the intent with the shipping containers. She noted that Uptown Hamel is supposed to have a traditional feel with traditional materials. She did not believe that the proposed architecture would fit with the existing character. She stated that perhaps the restaurant could have a different look or different location. She was also unsure that the PUD criteria would be met through this request. Bender stated that he thinks Uptown Hamel is in poor quality, noting that there are many buildings that are not being maintained. He stated that there is an eclectic mix of people that frequent establishments in this area and he would be scared that the City would be afraid to make this area better. Nester stated that this would touch on a creative environment of a PUD. Nielsen stated that she would like to see the community take some risks. She stated that if the business were to not be successful, the shipping containers could be removed. She hoped that the community could support new ideas. Finke stated that this will be presented to the City Council for future input the following week. Public Hearing – 500 Hamel Road – Patricia Raskob Trust – Subdivision of 8.6 Acres into Two Lots Finke provided details on the subject property and the adjacent property uses. He stated that the property owner provided an easement to the City for the construction of a stormwater pond, which handles stormwater from the Tower Drive area and was designed to accommodate the drainage from the western lot in exchange for the easement. He displayed the Preliminary Plat which identifies the two lots. He noted that the subject site is guided Uptown Hamel and the mixed-use designation would allow both commercial and residential development. He stated that the likely turnout of the ongoing Uptown Hamel discussions will be that this property would eventually be rezoned. He reviewed the shoreland overlay district and stated that lot two would fall within that category. He noted that a condition was included that recognizes that the property owner is aware of the stipulations and setbacks required. He identified the floodplains on the site and within the wetland areas. He stated that the applicant has provided a mitigation plan that would provide access to lot two without impacting the broader floodplain. He stated that the owner would need to obtain approval from FEMA for the construction of any buildings on lot two. Scott Schmidt, Coldwell Burnett, spoke in representation of the estate. He stated that they have been attempting to sell the property for many years and do have an interested buyer for the eastern portion of the lot. He stated that part of the agreement for the ponding is that the City would assist in the lot split if that were to be desired. He referenced the park dedication fee and stated that his belief is that cost should come in during a development stage rather than a lot split stage. Finke stated that the Park Commission would discuss park dedication at their next meeting. He noted that park dedication fees are deferred to the construction phase rather than the lot split phase. Galzki asked the type of development the interested party is interested in. Schmidt replied that the interested party is interested in townhomes. He noted that they have been working with staff for over six months. Reid opened the public hearing at 8:04 p.m. Joe Cavanaugh stated that he owns the property in the middle and supports the lot split. He asked if the lot corners could be reviewed as his surveyor determined different placement for the corner locations. He stated that he would be great to see development on these sites and support the request. Reid closed the public hearing at 8:05 p.m. Amic stated that he is partial to this area as he lives in the neighborhood across the street. He stated that he does not see an issue with the proposed lot split. Reid stated that this meets the criteria for subdivision. Motion by Nielsen, seconded by Nester, to recommend approval of the subdivision, subject to the conditions noted in the staff report. Motion carries unanimously. (Absent: Piper and Williams) Finke noted that staff intends to present this to the City Council at their meeting on Mary 7, 2019. 4790 Rolling Hills Road – Jeff Pederson – Site Plan Review Request to Construct a Mini-Storage Building Finke presented a Site Plan review for the mini-storage located at 4790 Rolling Hills Road. He provided background information on the existing facility and expansion that has occurred since that time. He stated that the proposed building would be on the paved surface and would not increase the footprint of the site. He reviewed the zoning of the site and adjacent parcels. He stated that the subject property is 18 acres in site, but much of that is encompassed by the wetland to the east. He reviewed the proposed building dimensions and square footage for the building and total square footage of all the buildings on the site. He reviewed the current screening and additional screening that may be needed on the south. He recommended approval subject to the conditions noted in the staff report. Dave Nash, 4610 Bluebell Trail, stated that he completed the original site plan and constructed the three buildings. He stated that this would be the construction of the fourth building. He noted that the intent on the building material was to match the existing buildings. Nielsen asked if there are assurances that the building would match the plans, as she recalled that there were some issues in the past with the last expansion matching the plans. Nash stated that he left the company prior to the construction of the last expansion and assured the Commission that the plans and locations would be followed. Reid invited members of the public to speak but there were no comments. Motion by Galzki, seconded by Nielsen, to recommend approval of the Site Plan Review, subject to the conditions noted in the staff report. Motion carries unanimously. (Absent: Piper and Williams) Approval of the March 12, 2019 Draft Planning Commission Meeting Minutes. Motion by Nester, seconded by Amic, to approve the March 12, 2019, Planning Commission minutes with changes. Motion carries unanimously. (Absent: Piper and Williams) Council Meeting Schedule Finke advised that the Council will be meeting the following Tuesday and Galzki volunteered to attend in representation of the Commission. Adjourn Motion by Nielsen, seconded by Galzki, to adjourn the meeting at 8:19 p.m. Motion carried unanimously. PAGE PAGE 2 #$%+;CDEFGHIJKOPQRSTUVcdepqóêóêóâÚÒÊÊÊÊÊÊÊÊÂº¯«§œ„vnc[Ph¥Jdh¾mÓCJaJhï8 CJaJh¥Jdh€jËCJaJhÙqrCJaJh¥Jdh€jË5>*CJaJh¥Jdh#jV5CJaJh¥Jdh_5:5CJaJh¥Jdh_5:CJaJh„s†hè%°h–:h€jËCJaJh~CJaJh:ÿCJaJh\_ÅCJaJh_vþCJaJh€jËCJaJhbg%CJaJh‹Ô5CJ aJ h–:h€jË5CJ aJ %;QSŸ G H { | § ¨ º » óóëëæÙÔËÂÂÂÂ½µ¬Ÿ– ÆhgdÚQ Æh„h^„hgd}Ü„h^„hgdï8 &FgdÚQgdl4e„h^„hgdÚQ„h^„hgdíg«gdíg« „h„˜þ^„h`„˜þgdÚQgdÚQ$a$gdÚQ$ Æ/a$gdÚQqrstuv˜™Ÿ §ÀÁÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèé÷øùúû øøøøíâ×âÌÀµµøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøµŸ“hÁ.Úh€jË>*CJaJ *hÝ8 hˆ5¢>*CJaJh20CJaJhÖJ¨híg«CJaJhÖJ¨híg«>*CJaJh¥Jdhíg«CJaJh¥JdhÐmŸCJaJh¥Jdh€jËCJaJh¥Jdh'z:CJaJhíg«CJaJ5 & ' ( ) * + , - . / 0 1 2 3 4 5 6 7 8 9 : ; < = > ? @ A B C D E F G H T V W a p s y z õíåÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÝÒÆº¯¤™‘™†~hA×CJaJhjaþhãïCJaJh¦ hCJaJhjaþh„s†CJaJhjaþhÃ$ÒCJaJhjaþh_8CJaJh¥Jdh€jË>*CJaJh¥Jdhït8>*CJaJh¥JdhZICJaJh20CJaJhÛ2 CJaJhÓNOCJaJhÁ.Úh´IæCJaJ-z { | ¡ ¦ § ¨ ¹ º » Õ ß à á â ã ä å æ ç þ ÿ ðèÚÏÚÄ¶®£—Ï‰~¶vvvvvnffff^^VVVVVVVhY•CJaJhº"8CJaJh6+ºCJaJh&3ÉCJaJh^VÍCJaJhÐmŸ5>*CJaJh¥JdhÐmŸ5>*CJaJhÐmŸB*CJaJphÿh¥Jdh€jËCJaJh,×CJaJh¥Jdhï8 5>*CJaJh€jË5>*CJaJhÙqr5>*CJaJh¥Jdh€jË5>*CJaJhM-‡CJaJh¥Jdh€jËB*CJaJphÿ!» à á ª«ÆÇãäv w z{ {÷îáÔÈ¿¿¶ª¡˜˜˜˜˜˜˜„h^„hgdÛ2 „h^„hgdE7Ø &F„8]„8gdL+ Æpgdõ‰„h^„hgd|° &F ÆgdÚQ Æh„h^„hgdÚQ Æh„h^„hgdðI„h^„hgdï8 &FgdÚQ ! " # $ % & ' ( ) * + , - . / 0 1 2 3 4 5 6 7 8 9 : ; < = > ? @ A B C D E F G H I J K L M N O P Q R S T U V W X Y Z [ \ ] ^ _ ` a b c d e f g h i j k l m n o p q r s t u v w x y z { | } ~ € øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJb€ ‚ ƒ „ … † ‡ ˆ ‰ Š ‹ Œ Ž ‘ ’ “ ” • – — ˜ ™ š › œ ž Ÿ ¡ ¢ £ ¤ ¥ ¦ § ¨ © ª « ¬ ® ¯ ° ± ² ³ ´ µ ¶ · ¸ ¹ º » ¼ ½ ¾ ¿ À Á Â Ã Ä Å Æ Ç È É Ê Ë Ì Í Î Ï Ð Ñ Ò Ó Ô Õ Ö × Ø Ù Ú Û Ü Ý Þ ß à á â øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJbâ ã ä å æ ç è é ê ë ì í î ï ð ñ ò ó ô õ ö ÷ ø ù ú û ü ý þ ÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJbDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJb¦§¨©ª«ÆÇàâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ ! øøøðèÚÒÒðÊÂ·····························································h7Ú5>*CJaJh§w2CJaJh|°CJaJhï8 CJaJh¥JdhÐmŸ5>*CJaJh_mCJaJhüåCJaJhY•CJaJH! " # $ % & ' ( ) * + , - . / 0 1 2 3 4 5 6 7 8 9 : ; < = > ? @ A B C D E F G H I J K L M N O P Q R S T U V W X Y Z [ \ ] ^ _ ` a b c d e f g h i j k l m n o p q r s t u v w õõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõçßhua=CJaJhƒuøhL+5>*CJaJh7Ú5>*CJaJVw x y z { | } ~ € ‚ ƒ „ … † ‡ ˆ ‰ Š ‹ Œ Ž ‘ ’ “ ” • – — ˜ ™ š › œ ž Ÿ ¡ ¢ £ ¤ ¥ ¦ § ¨ © ª « ¬ ® ¯ ° ± ² ³ ´ µ ¶ · ¸ ¹ º » ¼ ½ ¾ ¿ À Á Â Ã Ä Å Æ Ç È É Ê Ë Ì Í Î Ï Ð Ñ Ò Ó Ô Õ Ö × Ø Ù øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJbÙ Ú Û Ü Ý Þ ß à á â ã ä å æ ç è é ê ë ì í î ï ð ñ ò ó ô õ ö ÷ ø ù ú û ü ý þ ÿ ! " # $ % & ' ( ) * + , - . / 0 1 2 3 4 5 6 7 8 9 : ; øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJb; < = > ? @ A B C D E F G H I J K L M N O P Q R S T U V W X Y Z [ \ ] ^ _ ` a b c d e f g h i j k l m n o p q r s t u v w x y z { | } ~ € ‚ ƒ „ … † ‡ ˆ ‰ Š ‹ Œ Ž ‘ ’ “ ” • – — ˜ ™ š › œ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJb ž Ÿ ¡ ¢ £ ¤ ¥ ¦ § ¨ © ª « ¬ ® ¯ ° ± ² ³ ´ µ ¶ · ¸ ¹ º » ¼ ½ ¾ ¿ À Á Â Ã Ä Å Æ Ç È É Ê Ë Ì Í Î Ï Ð Ñ Ò Ó Ô Õ Ö × Ø Ù Ú Û Ü Ý Þ ß à á â ã ä å æ ç è é ê ë ì í î ï ð ñ ò ó ô õ ö ÷ ø ù ú û ü ý þ ÿ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJbÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`aøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJbabcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJbÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ !"#$%&'()*+,-./øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhY•CJaJb/0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððh/?CJaJhY•CJaJ_Ž‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh/?CJaJbðñòóôõö÷øùúûüýþÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhÛ2 CJaJh/?CJaJ_OPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh/?CJaJb±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh/?CJaJa !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh\/sCJaJbtuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌøøøøøøðøççççççßßßßßßßøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhÚUCJaJ *hgSÿCJaJh/?CJaJh\/sCJaJX{|÷ø/0íîDEžŸËÌ¿ÀW X ¾!¿!Š"‹"o$p$ %¡%é%öööööööööööööööööööööööööööö„h^„hgdÛ2 ÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ !"#$%&'()*+,-.øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh\/sCJaJb./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuv€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh\/sCJaJb˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh\/sCJaJbúûüýþÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh\/sCJaJb\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh\/sCJaJb¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh\/sCJaJb !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh\/sCJaJb‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJh\/sCJaJ_ëìíîïðñòóôõö÷øùúûüýþÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJøøøøøøøøøøøøøøøøøøøøøøøððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððh,njCJaJh\/sCJaJ_JKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh,njCJaJb¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçóôõö÷øùúûüýþÿ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðèèèèèèèèèèèèèèèèèèèèèèèèèèèèhgSÿCJaJh\/sCJaJh,njCJaJ\ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrøøøøøøøøøøøøøøøøøøøøøøøøøøøøøððððððøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhÚUCJaJhgSÿCJaJ_rstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJbÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ !"#$%&'()*+,-./0123456øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJb6789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJb˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJbúûüýþÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðððððððøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhÚUCJaJhgSÿCJaJ_YZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJb»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJb !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJb€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJbéêëìíîïðñòóôõö÷øùúûüýþÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJbKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhgSÿCJaJb®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððhéj CJaJhgSÿCJaJ_ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ !"#$%&'()*+,-./012øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJb23456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽøøøøøøøøøøøøøøøøøðøøøøøøøèèèèèèèøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhÚUCJaJhgSÿCJaJhéj CJaJ\Ž‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbðñòóôõö÷øùúûüýþÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNbøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðhT?CJaJhéj CJaJ_bcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåìíîïðñòóôõö÷øùúûüýþÿ !"#$%1234øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðøøøhT?CJaJhéj CJaJ_456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJb–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbøùúûüýþÿ !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬®¯°±²³´µ¶·¸¹º»¼øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJb¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJb ! " # $ % & ' ( ) * + , - . / 0 1 2 3 4 5 6 7 8 9 : ; < = > ? @ A B C D E F G H I J K L M N O P Q R S T U V W X Y Z [ \ ] ^ _ ` a b c d e f g h i j k l m n o p q r s t u v w x y z { | } ~ € øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJb€ ‚ ƒ „ … † ‡ ˆ ‰ Š ‹ Œ Ž ‘ ’ “ ” • – — ˜ ™ š › œ ž Ÿ ¡ ¢ £ ¤ ¥ ¦ § ¨ © ª « ¬ ® ¯ ° ± ² ³ ´ µ ¶ · ¸ ¹ º » ¼ ½ ¾ Æ Ç È É Ê Ë Ì Í Î Ï Ð Ñ Ò Ó Ô Õ Ö × Ø Ù Ú Û Ü Ý Þ ß à á â ã ä å æ øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJhéj CJaJ_æ ç è é ê ë ì í î ï ð ñ ò ó ô õ ö ÷ ø ù ú û ü ý þ ÿ !!!!!!!!! ! !! ! !!!!!!!!!!!!!!!!!!! !!!"!#!$!%!&!'!(!)!*!+!,!-!.!/!0!1!2!3!4!5!6!7!8!9!:!;!<!=!>!?!@!A!B!C!D!E!F!G!H!øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbH!I!J!K!L!M!N!O!P!Q!R!S!T!U!V!W!X!Y!Z![!\!]!^!_!`!a!b!c!d!e!f!g!h!i!j!k!l!m!n!o!p!q!r!s!t!u!v!w!x!y!z!{!|!}!~!!€!!‚!ƒ!„!…!†!‡!ˆ!‰!Š!‹!Œ!!Ž!!!‘!’!“!”!•!–!—!˜!™!š!›!œ!!ž!Ÿ! !¡!¢!£!¤!¥!¦!§!¨!©!ª!øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbª!«!¬!!®!¯!°!±!²!³!´!µ!¶!·!¸!¹!º!»!¼!½!¾!¿!À!Á!Â!Ã!Ä!Å!Æ!Ç!È!É!Ê!Ë!Ì!Í!Î!Ï!Ð!Ñ!Ò!Ó!Ô!Õ!Ö!×!Ø!Ù!Ú!Û!Ü!Ý!Þ!ß!à!á!â!ã!ä!å!æ!ç!è!é!ê!ë!ì!í!î!ï!ð!ñ!ò!ó!ô!õ!ö!÷!ø!ù!ú!û!ü!ý!þ!ÿ!""""""""" " "" "øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJb " """"""""""""""""""" "!"""#"$"%"&"'"(")"*"+","-"."/"0"1"2"3"4"5"6"7"8"9":";"<"=">"?"@"A"B"C"D"E"F"G"H"I"J"K"L"M"N"O"P"Q"R"S"T"U"V"W"X"Y"Z"["\"]"^"_"`"a"b"c"d"e"f"g"h"i"j"k"l"m"n"øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbn"o"p"q"r"s"t"u"v"w"x"y"z"{"|"}"~""€""‚"ƒ"„"…"†"‡"ˆ"‰"Š"‹"Œ""Ž"""‘"’"“"”"•"–"—"˜"™"š"›"œ""ž"Ÿ" "¡"¢"£"¤"¥"¦"§"¨"©"ª"«"¬""®"¯"°"±"²"³"´"µ"¶"·"¸"¹"º"»"¼"½"¾"¿"À"Á"Â"Ã"Ä"Å"Æ"Ç"È"É"Ê"Ë"Ì"Í"Î"Ï"Ð"øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJbÐ"Ñ"Ò"Ó"Ô"Õ"Ö"×"Ø"Ù"Ú"Û"Ü"Ý"Þ"ß"à"á"â"ã"ä"å"æ"ç"è"é"ê"ë"ì"í"î"ï"ð"ñ"ò"ó"ô"õ"ö"÷"ø"ù"ú"û"ü"ý"þ"ÿ"######### # ## # ################### #!#"###$#%#&#'#(#)#*#+#,#-#.#/#0#1#2#øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhéj CJaJb2#3#4#5#6#7#8#9#:#;#<#=#>#?#@#A#B#C#D#E#F#G#H#I#J#K#L#M#N#O#P#Q#R#S#T#U#V#W#X#Y#Z#[#\#]#^#_#`#a#b#c#d#e#f#g#h#i#j#k#l#m#n#o#p#q#r#s#t#u#v#w#x#y#z#{#|#}#~##€##‚#ƒ#„#…#†#‡#ˆ#‰#Š#‹#Œ##Ž###‘#øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðððððððððððððððððððððððððððððððððððððððhðT(CJaJhéj CJaJ_‘#’#“#”#•#–#—#˜#™#š#›#œ##ž#Ÿ# #¡#¢#£#¤#¥#¦#§#¨#©#ª#«#¬##®#¯#°#±#²#³#´#µ#¶#·#¸#¹#º#»#¼#½#¾#¿#À#Á#Â#Ã#Ä#Å#Æ#Ç#È#É#Ê#Ë#Ì#Í#Î#Ï#Ð#Ñ#Ò#Ó#Ô#Õ#Ö#×#Ø#Ù#Ú#Û#Ü#Ý#Þ#ß#à#á#â#ã#ä#å#æ#ç#è#é#ê#ë#ì#í#î#ï#ð#ñ#ò#ó#øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhðT(CJaJbó#ô#õ#ö#÷#ø#ù#$$$$$$$ $ $$ $ $$$$$$$$$$$$$$$$$$$ $!$"$#$$$%$&$'$($)$*$+$,$-$.$/$0$1$2$3$4$5$6$7$8$9$:$;$<$=$>$?$@$A$B$C$D$E$F$G$H$I$J$K$L$M$N$O$P$Q$R$S$T$U$V$W$X$Y$Z$[$\$]$øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhðT(CJaJb]$^$_$`$a$b$c$d$e$f$g$h$i$j$k$l$m$n$o$p$q$r$s$t$u$v$w$x$y$z${$|$}$~$$€$$‚$ƒ$„$…$†$‡$ˆ$‰$Š$‹$Œ$$Ž$$$‘$’$“$”$•$–$—$˜$™$š$›$œ$$ž$Ÿ$ $¡$¢$£$¤$¥$¦$§$¨$©$ª$«$¬$$®$¯$°$±$²$³$´$µ$¶$·$¸$¹$øøøøøøøøøøøøøøøøøðøèèèèèèøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhÚUCJaJhéj CJaJhðT(CJaJ\¹$º$»$¼$½$¾$¿$À$Á$Â$Ã$Ä$Å$Æ$Ç$È$É$Ê$Ë$Ì$Í$Î$Ï$Ð$Ñ$Ò$Ó$Ô$Õ$Ö$×$Ø$Ù$Ú$Û$Ü$Ý$Þ$ß$à$á$â$ã$ä$å$æ$ç$è$é$ê$ë$ì$í$î$ï$ð$ñ$ò$ó$ô$õ$ö$÷$ø$ù$ú$û$ü$ý$þ$ÿ$%%%%%%%%% % %% % %%%%%%%%%%%%%%%øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhðT(CJaJb%%%%% %!%"%#%$%%%&%'%(%)%*%+%,%-%.%/%0%1%2%3%4%5%6%7%8%9%:%;%<%=%>%?%@%A%B%C%D%E%F%G%H%I%J%K%L%M%N%O%P%Q%R%S%T%U%V%W%X%Y%Z%[%\%]%^%_%`%a%b%c%d%e%f%g%h%i%j%k%l%m%n%o%p%q%r%s%t%u%v%w%x%y%z%{%|%}%øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhðT(CJaJb}%~%%€%%‚%ƒ%„%…%†%‡%ˆ%‰%Š%‹%Œ%%Ž%%%‘%’%“%”%•%–%—%˜%™%š%›%œ%%ž%Ÿ% %¡%¢%£%¤%¥%¦%§%¨%©%ª%«%¬%%®%¯%°%±%²%³%´%µ%¶%·%¸%¹%º%»%¼%½%¾%¿%À%Á%Â%Ã%Ä%Å%Æ%Ç%È%É%Ê%Ë%Ì%Í%Î%Ï%Ð%Ñ%Ò%Ó%Ô%Õ%Ö%×%Ø%Ù%Ú%Û%Ü%Ý%Þ%ß%øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhðT(CJaJbß%à%á%â%ã%ä%å%æ%ç%è%é%ê%ë%ì%í%î%ï%ð%ñ%ò%ó%ô%õ%ö%÷%ø%ù%ú%û%ü%ý%þ%ÿ%&&&&&&&&& & && & &&&&&&&&&&&&&&&&&&& &!&"&#&$&%&&&'&(&)&*&+&,&-&.&/&0&1&2&3&4&5&6&7&8&9&:&;&<&=&>&?&@&A&øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhðT(CJaJbé%ê%Ò&Ó&7'8'™'š'r,s,h.i.2/3//€/ 0 090:0h1i1•1–1=2>2ööööñçÞöööööööööööööööööö„h^„hgdw3‰ &FgdL+m$gd~)¨„h^„hgdÛ2 A&B&C&D&E&F&G&H&I&J&K&L&M&N&O&P&Q&R&S&T&U&V&W&X&Y&Z&[&\&]&^&_&`&a&b&c&d&e&f&g&h&i&j&k&l&m&n&o&p&q&r&s&t&u&v&w&x&y&z&{&|&}&~&&€&&‚&ƒ&„&…&†&‡&ˆ&‰&Š&‹&Œ&&Ž&&&‘&’&“&”&•&–&—&˜&™&š&›&œ&&ž&Ÿ& &¡&¢&£&øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhðT(CJaJb£&¤&¥&¦&§&¨&©&ª&«&¬&&¶&·&¸&¹&º&»&¼&½&¾&¿&À&Á&Â&Ã&Ä&Å&Æ&Ç&È&É&Ê&Ë&Ì&Í&Î&Ï&Ð&Ñ&Ò&Ó&Ô&Õ&Ö&×&Ø&Ù&Ú&Û&Ü&Ý&Þ&ß&à&á&â&ã&ä&å&æ&ç&è&é&ê&ë&ì&í&î&ï&ð&ñ&ò&ó&ô&õ&ö&÷&ø&ù&ú&û&ü&ý&þ&ÿ&''''''''' ' '' ' 'øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhðT(CJaJb ''''''''''''''''''' '!'"'#'$'%'&'''(')'*'+','-'.'/'0'1'2'3'4'5'6'7'8'9':';'<'='>'?'@'A'B'C'D'E'F'G'H'I'J'K'L'M'N'O'P'Q'R'S'T'U'V'W'X'Y'Z'['\']'^'_'`'a'b'c'd'e'f'øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøíââââââââââââââââââââââââââââââââââââââââââââââh7Ú5>*CJaJhì4¾hµh™CJaJhðT(CJaJYf'g'h'i'j'k'l'm'n'o'p'q'r's't'u'v'w'x'y'z'{'|'}'~''€''‚'ƒ'„'…'†'‡'ˆ'‰'Š'‹'Œ''Ž'''‘'’'“'”'•'–'—'˜'™'š'›'œ''ž'Ÿ' '¡'¢'£'¤'¥'¦'§'¨'©'ª'«'¬''®'¯'°'±'²'³'´'µ'¶'·'¸'¹'º'»'¼'õõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõéáÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙÙh20CJaJh0l;CJaJhL+hL+5CJaJh7Ú5>*CJaJV¼'½'¾'¿'À'Á'Â'Ã'Ä'Å'Æ'Ç'È'É'Ê'Ë'Ì'Í'Î'Ï'Ð'Ñ'Ò'Ó'Ô'Õ'Ö'×'Ø'Ù'Ú'Û'Ü'Ý'Þ'ß'à'á'â'ã'ä'å'æ'ç'è'é'ê'ë'ì'í'î'ï'ð'ñ'ò'ó'ô'õ'ö'÷'ø'ù'ú'û'ü'ý'þ'ÿ'((((((((( ( (( ( ((((((((((((((((((øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh20CJaJb(( (!("(#($(%(&('((()(*(+(,(-(.(/(0(1(2(3(4(5(6(7(8(9(:(;(<(=(>(?(@(A(B(C(D(E(F(G(H(I(J(K(L(M(N(O(P(Q(R(S(T(U(V(W(X(Y(Z([(\(](^(_(`(a(b(c(d(e(f(g(h(i(j(k(l(m(n(o(p(q(r(s(t(u(v(w(x(y(z({(|(}(~((€(øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh20CJaJb€((‚(ƒ(„(…(†(‡(ˆ(‰(Š(‹(Œ((Ž(((‘(’(“(”(•(–(—(˜(™(š(›(œ((ž(Ÿ(ª(«(¬((®(¯(°(±(²(³(´(µ(¶(·(¸(¹(º(»(¼(½(¾(¿(À(Á(Â(Ã(Ä(Å(Æ(Ç(È(É(Ê(Ë(Ì(Í(Î(Ï(Ð(Ñ(Ò(Ó(Ô(Õ(Ö(×(Ø(Ù(Ú(Û(Ü(Ý(Þ(ß(à(á(â(ã(ä(å(æ(ç(è(é(ê(ë(ì(øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh20CJaJbì(í(î(ï(ð(ñ(ò(ó(ô(õ(ö(÷(ø(ù(ú(û(ü(ý(þ(ÿ())))))))) ) )) ) ))))))))))))))))))) )!)")#)$)%)&)')()))*)+),)-).)/)0)1)2)3)4)5)6)7)8)9):);)<)=)>)?)@)A)B)C)D)E)F)G)H)I)J)K)L)M)N)øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh20CJaJbN)O)P)Q)R)S)T)U)V)W)X)Y)Z)[)\)])^)_)`)a)b)c)d)e)f)g)h)i)j)k)l)u)v)w)x)y)z){)|)})~))€))‚)ƒ)„)…)†)‡)ˆ)‰)Š)‹)Œ))Ž)))‘)’)“)”)•)–)—)˜)™)š)›)œ))ž)Ÿ) )¡)¢)£)¤)¥)¦)§)¨)©)ª)«)¬))®)¯)°)±)²)³)´)µ)øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJh20CJaJ_µ)¶)·)¸)¹)º)»)¼)½)¾)¿)À)Á)Â)Ã)Ä)Å)Æ)Ç)È)É)Ê)Ë)Ì)Í)Î)Ï)Ð)Ñ)Ò)Ó)Ô)Õ)Ö)×)Ø)Ù)Ú)Û)Ü)Ý)Þ)ß)à)á)â)ã)ä)å)æ)ç)è)é)ê)ë)ì)í)î)ï)ð)ñ)ò)ó)ô)õ)ö)÷)ø)ù)ú)û)ü)ý)þ)ÿ)********* * ** * ***********øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh20CJaJb********* *!*"*#*$*%*&*'*(*)***+*,*-*.*/*0*1*2*3*4*5*6*7*8*9*:*;*<*=*>*?*@*A*B*C*D*E*F*G*H*I*J*K*L*M*N*O*P*Q*R*S*T*U*V*W*X*Y*Z*[*\*]*^*_*`*a*b*c*d*e*f*g*h*i*j*k*l*m*n*o*p*q*r*s*t*u*v*w*x*y*øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh20CJaJby*z*{*|*}*~**€**‚*ƒ*„*…*†*‡*ˆ*‰*Š*‹*Œ**Ž***‘*’*“*”*•*–*—*˜*™*š*›*œ**ž*Ÿ* *¡*¢*£*¤*¥*¦*§*¨*©*ª*«*¬**®*¯*°*±*²*³*´*µ*¶*·*¸*¹*º*»*¼*½*¾*¿*À*Á*Â*Ã*Ä*Å*Æ*Ç*È*É*Ê*Ë*Ì*Í*Î*Ï*Ð*Ñ*Ò*Ó*Ô*Õ*Ö*×*Ø*Ù*Ú*Û*øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh20CJaJbÛ*Ü*Ý*Þ*ß*à*á*â*ã*ä*å*æ*ç*è*é*ê*ë*ì*í*î*ï*ð*ñ*ò*ó*ô*õ*ö*÷*ø*ù*ú*û*ü*ý*þ*ÿ*+++++++++ + ++ + +++++++++++++++++++ +!+"+#+$+%+&+'+(+)+*+++,+-+.+/+0+1+2+3+4+5+6+7+8+9+:+;+<+=+øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh20CJaJb=+>+?+@+A+B+C+D+E+F+G+H+I+J+K+L+M+N+O+P+Q+R+S+T+U+V+W+X+Y+Z+[+\+]+^+_+`+a+b+c+d+e+f+g+h+i+j+k+l+m+n+o+p+q+r+s+t+u+v+w+x+y+z+{+|+}+~++€++‚+ƒ+„+…+†+‡+ˆ+‰+Š+‹+Œ++Ž+++‘+’+“+”+•+–+—+˜+™+š+›+œ+øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðððððððððððððððððððððððððððððððððððððððððððh:B*CJaJh20CJaJ_œ++ž+Ÿ+ +¡+¢+£+¤+¥+¦+§+¨+©+ª+«+¬++®+¯+°+±+²+³+´+µ+¶+·+¸+¹+º+»+¼+½+¾+¿+À+Á+Â+Ã+Ä+Å+Æ+Ç+È+É+Ê+Ë+Ì+Í+Î+Ï+Ð+Ñ+Ò+Ó+Ô+Õ+Ö+×+Ø+Ù+Ú+Û+Ü+Ý+Þ+ß+à+á+â+ã+ä+å+æ+ç+è+é+ê+ë+ì+í+î+ï+ð+ñ+ò+ó+ô+õ+ö+÷+ø+ù+ú+û+ü+ý+þ+øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJbþ+ÿ+,,,,,,,,, , ,, , ,,,,,,,,,,,,,,,,,,, ,!,",#,$,%,&,',(,),*,+,,,-,.,/,0,1,2,3,4,5,6,7,8,9,:,;,<,=,>,?,@,A,B,C,D,E,F,G,H,I,J,K,L,M,N,O,P,Q,R,S,T,U,V,W,X,Y,Z,[,\,],^,_,`,øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb`,a,b,c,d,e,f,g,h,i,j,k,l,m,n,o,p,q,r,s,t,u,v,w,x,y,z,{,|,},~,,€,,‚,ƒ,„,…,†,‡,ˆ,‰,Š,‹,Œ,,Ž,,,‘,’,“,”,•,–,—,˜,™,š,›,œ,,«,¬,,®,¯,°,±,²,³,´,µ,¶,·,¸,¹,º,»,¼,½,¾,¿,À,Á,Â,Ã,Ä,Å,Æ,Ç,È,É,Ê,Ë,Ì,øøøøøøøøøøøøøøøøøðøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhÛ2 CJaJh:B*CJaJ_Ì,Í,Î,Ï,Ð,Ñ,Ò,Ó,Ô,Õ,Ö,×,Ø,Ù,Ú,Û,Ü,Ý,Þ,ß,à,á,â,ã,ä,å,æ,ç,è,é,ê,ë,ì,í,î,ï,ð,ñ,ò,ó,ô,õ,ö,÷,ø,ù,ú,û,ü,ý,þ,ÿ,--------- - -- - ------------------- -!-"-#-$-%-&-'-(-)-*-+-,---.-øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb.-/-0-1-2-3-4-5-6-7-8-9-:-;-<-=->-?-@-A-B-C-D-E-F-G-H-I-J-K-L-M-N-O-P-Q-R-S-T-U-V-W-X-Y-Z-[-\-]-^-_-`-a-b-c-d-e-f-g-h-i-j-k-l-m-n-o-p-q-r-s-t-u-v-w-x-y-z-{-|-}-~--€--‚-ƒ-„-…-†-‡-ˆ-‰-Š-‹-Œ--Ž---øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb-‘-’-“-”-•-–-—-˜-™-š-›-œ--ž-Ÿ- -¡-¢-£-¤-¥-¦-§-¨-©-ª-«-¬--®-¯-°-±-²-³-´-µ-¶-·-¸-¹-º-»-¼-½-¾-¿-À-Á-Â-Ã-Ä-Å-Æ-Ç-È-É-Ê-Ë-Ì-Í-Î-Ï-Ð-Ñ-Ò-Ó-Ô-Õ-Ö-×-Ø-Ù-Ú-Û-Ü-Ý-Þ-ß-à-á-â-ã-ä-å-æ-ç-è-é-ê-ë-ì-í-î-ï-ð-ñ-ò-øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJbò-ó-ô-õ-ö-÷-ø-ù-ú-û-ü-ý-þ-ÿ-......... . .. . ................... .!.".#.$.%.&.'.(.).*.+.,.-.../.0.1.2.3.4.5.6.7.8.9.:.;.<.=.>.?.@.A.B.C.D.E.F.G.H.I.J.K.L.M.N.O.P.Q.R.S.T.øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJbT.U.V.W.X.Y.Z.[.\.].^._.`.a.b.c.d.e.f.g.h.i.j.k.l.m.n.o.p.q.r.s.t.u.v.w.x.y.z.{.|.}.~..€..‚.ƒ.„.….†.‡.ˆ.‰.Š.‹.Œ..Ž...‘.’.“.”.•.–.—.˜.™.š.›.œ..ž.Ÿ. .¡.¢.£.¤.¥.¦.§.¨.©.ª.«.¬..®.¯.°.±.².³.´.µ.¶.øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb¶.·.¸.¹.º.».¼.½.¾.¿.À.Á.Â.Ã.Ä.Å.Æ.Ç.È.É.Ê.Ë.Ì.Í.Î.Ï.Ð.Ñ.Ò.Ó.Ô.Õ.Ö.×.Ø.Ù.Ú.Û.Ü.Ý.Þ.ß.à.á.â.ã.ä.å.æ.ç.è.é.ê.ë.ì.ô.õ.ö.÷.ø.ù.ú.û.ü.ý.þ.ÿ.///////// / // / ///////////////////øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb/ /!/"/#/$/%/&/'/(/)/*/+/,/-/.///0/1/2/3/4/5/6/7/8/9/:/;/</=/>/?/@/A/B/C/D/E/F/G/H/I/J/K/L/M/N/O/P/Q/R/S/T/U/V/W/X/Y/Z/[/\/]/^/_/`/a/b/c/d/e/f/g/h/i/j/k/l/m/n/o/p/q/r/s/t/u/v/w/x/y/z/{/|/}/~//€//øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb/‚/ƒ/„/…/†/‡/ˆ/‰/Š/‹/Œ//Ž///‘/’/“/”/•/–/—/˜/™/š/›/œ//ž/Ÿ/ /¡/¢/£/¤/¥/¦/§/¨/©/ª/«/¬//®/¯/°/±/²/³/´/µ/¶/·/¸/¹/º/»/¼/½/¾/¿/À/Á/Â/Ã/Ä/Å/Æ/Ç/È/É/Ê/Ë/Ì/Í/Î/Ï/Ð/Ñ/Ò/Ó/Ô/Õ/Ö/×/Ø/Ù/Ú/Û/Ü/Ý/Þ/ß/à/á/â/ã/øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJbã/ä/å/æ/ç/è/é/ê/ë/ì/í/î/ï/ð/ñ/ò/ó/ô/õ/ö/÷/ø/ù/ú/û/ü/ý/þ/ÿ/000000000 0 00 0 0000000000000000000 0!0"0#0$0%0&0'0(0)0*0+0,0-0.0/000102030405060708090:0;0<0=0>0?0@0A0B0C0D0E0øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJbE0F0G0H0I0J0K0L0M0N0O0P0Q0R0S0T0U0V0W0X0Y0Z0[0\0]0^0_0`0a0b0c0d0e0f0g0h0i0j0k0l0m0n0o0p0q0r0s0t0u0v0w0x0y0z0{0|0}0~00€00‚0ƒ0„0…0†0‡0ˆ0‰0Š0‹0Œ00Ž000‘0’0“0”0•0–0—0˜0™0š0›0œ00ž0Ÿ0 0¡0¢0£0¤0¥0¦0§0øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb§0¨0©0ª0«0¬00®0¯0°0±0²0³0´0µ0¶0·0¸0¹0º0»0¼0½0¾0¿0À0Á0Â0Ã0Ä0Å0Æ0Ç0È0É0Ê0Ë0Ì0Í0Î0Ï0Ð0Ñ0Ò0Ó0Ô0Õ0Ö0×0Ø0Ù0Ú0Û0Ü0Ý0Þ0ß0à0á0â0ã0ä0å0æ0ç0è0é0ê0ë0ì0í0î0ï0ð0ñ0ò0ó0ô0õ0ö0÷0ø0ù0ú0û0ü0ý0þ0ÿ0111111111 1øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb 1 11 1 1111111111111111111 1!1"1#1$1%1&1'1(1)1*1+1,1-1.1/101112131415161718191:1;1<1=1>1?1@1A1B1C1D1E1F1G1H1I1J1K1L1M1N1O1P1Q1R1S1T1U1V1W1X1Y1Z1[1\1]1^1_1`1a1b1c1d1e1f1g1h1i1j1k1øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJbk1l1m1n1o1p1q1r1s1t1u1v1w1x1y1z1{1|1}1~11€11‚1ƒ1„1…1†1‡1ˆ1‰1Š1‹1Œ11Ž111‘1’1“1”1•1–1—1˜1™1š1›1œ11ž1Ÿ1 1¡1¢1£1¤1¥1¦1§1¨1©1ª1«1¬11®1¯1°1±1²1³1´1µ1¶1·1¸1¹1º1»1¼1½1¾1¿1À1Á1Â1Ã1Ä1Å1Æ1Ç1È1É1Ê1Ë1Ì1Í1øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJbÍ1Î1Ï1Ð1Ñ1Ò1Ó1Ô1Õ1Ö1×1Ø1Ù1Ú1Û1Ü1Ý1Þ1ß1à1á1â1ã1ä1å1æ1ç1è1é1ê1ë1ì1í1î1ï1ð1ñ1ò1ó1ô1õ1ö1÷1ø1ù1ú1û1ü1ý1þ1ÿ1222222222 2 22 2 2222222222222222222 2!2"2#2$2%2&2'2(2)2*2+2,2-2.2/2øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh:B*CJaJb/202122232425262728292:2;2<2=2>2?2@2A2B2C2D2E2F2G2H2I2J2K2L2M2N2O2P2Q2R2S2T2U2V2W2X2Y2Z2[2\2]2^2_2`2a2b2c2d2e2f2g2h2i2j2k2l2m2n2o2p2q2r2s2t2u2v2w2x2y2‚2ƒ2„2…2†2‡2ˆ2‰2Š2øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðäÛÒÒÒÒÒÒÒh205CJaJhÛ2 5CJaJh%hÛ2 5CJaJhÛ2 CJaJh:B*CJaJS>2x2y2:3;3 3¡3 4 44757K8L8ÿ89¢9£9í9î9´:µ:ÿ:öñöööèàÛÒÒÒÒÒÒÒÒÒÒÉÛÁ &Fgdõ‰„h^„hgd^,Ô„h^„hgd6BÊgdõ‰ &FgdG“„h^„hgdL+gdÛ2 „h^„hgdÛ2 Š2‹2—2˜2™2š2›2œ22ž2Ÿ2 2£22®2¯2°2±2²2³2´2µ2¶2·2¸2¹2º2»2¼2½2¾2¿2À2Á2Â2Ã2Ä2Å2Æ2Ç2È2É2Ê2Ë2Ì2Í2Î2Ï2Ð2Ñ2Ò2Ó2Ô2Õ2Ö2×2Ø2Ù2Ú2Û2Ü2Ý2Þ2ß2à2á2â2ã2ä2å2æ2ç2è2é2ê2ë2ì2í2î2öêáöööööööêÖÎÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆÆh7ÚCJaJhÛ2 CJaJh%hÛ2 CJaJhÛ2 5CJaJh%hÛ2 5CJaJh205CJaJNî2ï2ð2ñ2ò2ó2ô2õ2ö2÷2ø2ù2ú2û2ü2ý2þ2 333&3'3(3)3*3+3,3-3.3/303132333435363738393:3;3<3=3>3?3@3A3B3C3D3E3F3G3H3I3J3K3L3M3N3O3P3Q3R3S3T3U3V3W3X3Y3Z3[3\3]3^3_3`3a3b3c3d3e3f3g3h3i3j3øøøøøøøøøøøøøøøøððððèèèèèèèèèèèèèèèèèèððààààààààààààààààààààààààààààààààààààààààààààààààh:B*CJaJh20CJaJhÛ2 CJaJh7ÚCJaJXj3k3l3m3n3o3p3q3r3s3t3u3v3w3x3y3z3{3|3}3~33€33‚3ƒ3„3…3†3‡3ˆ3‰3Š3‹3Œ33Ž333‘3’3“3”3•3–3—3˜3™3š3›3œ33ž3Ÿ3 3¡3¢3£3¤3¥3¦3§3¨3©3ª3«3¬33®3¯3°3±3²3³3´3µ3¶3·3¸3¹3º3»3¼3½3¾3¿3À3Á3Â3Ã3Ä3øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøðåååååååååååååååååååååååååååååååååååh7Ú5>*CJaJh6BÊCJaJh:B*CJaJZÄ3Å3Æ3Ç3È3É3Ê3Ë3Ì3Í3Î3Ï3Ð3Ñ3Ò3Ó3Ô3Õ3Ö3×3Ø3Ù3Ú3Û3Ü3Ý3Þ3ß3à3á3â3ã3ä3å3æ3ç3è3é3ê3ë3ì3í3î3ï3ð3ñ3ò3ó3ô3õ3ö3÷3ø3ù3ú3û3ü3ý3þ3ÿ3444444444 4 44 4 44444444444õõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõõêâÚÚÚÚÚÚÒÒÒÒÒÒÒhT?CJaJh:B*CJaJhõ‰CJaJhï8 hG“CJaJh7Ú5>*CJaJS444444444 4!4"4#4$4%4&4'4(4)4*4+4,4-4.4/404142434445464748494:4;4<4=4>4?4@4A4B4C4D4E4F4G4H4I4J4K4L4M4N4O4P4Q4R4S4T4U4V4W4X4Y4Z4[4\4]4^4_4`4a4b4c4d4e4f4g4h4i4j4k4l4m4n4o4p4q4r4s4t4u4v4w4x4y4øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJby4z4{4|4}4~44€44‚4ƒ4„4…4†4‡4ˆ4‰4Š4‹4Œ44Ž444‘4’4“4”4•4–4—4˜4™4š4›4œ44ž4Ÿ4 4¡4¢4£4¤4¥4¦4§4¨4©4ª4«4¬44®4¯4°4±4²4³4´4µ4¶4·4¸4¹4º4Â4Ã4Ä4Å4Æ4Ç4È4É4Ê4Ë4Ì4Í4Î4Ï4Ð4Ñ4Ò4Ó4Ô4Õ4Ö4×4Ø4Ù4Ú4Û4Ü4Ý4Þ4ß4à4á4â4øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJbâ4ã4ä4å4æ4ç4è4é4ê4ë4ì4í4î4ï4ð4ñ4ò4ó4ô4õ4ö4÷4ø4ù4ú4û4ü4ý4þ4ÿ4555555555 5 55 5 5555555555555555555 5!5"5#5$5%5&5'5(5)5*5+5,5-5.5/505152535455565758595:5;5<5=5>5?5@5A5B5C5D5øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJbD5E5F5G5H5I5J5K5L5M5N5O5P5Q5R5S5T5U5V5W5X5Y5Z5[5\5]5^5_5`5a5b5c5d5e5f5g5h5i5j5k5l5m5n5o5p5q5r5s5t5u5v5w5x5y5z5{5|5}5~55€55‚5ƒ5„5…5†5‡5ˆ5‰5Š5‹5Œ55Ž555‘5’5“5”5•5–5—5˜5™5š5›5œ55ž5Ÿ5 5¡5¢5£5¤5¥5¦5øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJb¦5§5¨5©5ª5«5¬55®5¯5°5±5²5³5´5µ5¶5·5¸5¹5º5»5¼5½5¾5¿5À5Á5Â5Ã5Ä5Å5Æ5Ç5È5É5Ê5Ë5Ì5Í5Î5Ï5Ð5Ñ5Ò5Ó5Ô5Õ5Ö5×5Ø5Ù5Ú5Û5Ü5Ý5Þ5ß5à5á5â5ã5ä5å5æ5ç5è5é5ê5ë5ì5í5î5ï5ð5ñ5ò5ó5ô5õ5ö5÷5ø5ù5ú5û5ü5ý5þ5ÿ5666666666øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJb6 6 66 6 6666666666666666666 6!6"6#6$6%6&6'6(6)6*6+6,6-6.6/606162636465666768696:6;6<6=6>6?6@6A6B6C6D6E6F6G6H6I6J6K6L6M6N6O6P6Q6R6S6T6U6V6W6X6Y6Z6[6\6]6^6_6`6a6b6c6d6e6f6g6h6i6j6øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJbj6k6l6m6n6o6p6q6r6s6t6u6v6w6x6y6z6{6|6}6~66€66‚6ƒ6„6…6†6‡6ˆ6‰6Š6‹6Œ66Ž666‘6’6“6”6•6–6—6˜6™6š6›6œ66ž6Ÿ6 6¡6¢6£6¤6¥6¦6§6¨6©6ª6«6¬66®6¯6°6±6²6³6´6µ6¶6·6¸6¹6º6»6¼6½6¾6¿6À6Á6Â6Ã6Ä6Å6Æ6Ç6È6É6Ê6Ë6Ì6øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJbÌ6Í6Î6Ï6Ð6Ñ6Ò6Ó6Ô6Õ6Ö6×6Ø6Ù6Ú6Û6Ü6Ý6Þ6ß6à6á6â6ã6ä6å6æ6ç6è6é6ê6ë6ì6í6î6ï6ð6ñ6ò6ó6ô6õ6ö6÷6ø6ù6ú6û6ü6ý677777 7 77 7 7777777777777777777 7!7"7#7$7%7&7'7(7)7*7+7,7-7.7/707172737øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJa37475767778797:7;7<7=7>7?7@7A7B7C7D7E7F7G7H7I7J7K7L7M7N7O7P7Q7R7S7T7U7V7W7X7Y7Z7[7\7]7^7_7`7a7b7c7d7e7f7g7h7i7j7k7l7m7n7o7p7q7r7s7t7u7v7w7x7y7z7{7|7}7~77€77‚7ƒ7„7…7†7‡7ˆ7‰7Š7‹7Œ77Ž777‘7’7øððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððððhT?CJaJh6BÊCJaJ_’7“7”7•7–7—7˜7™7š7›7œ77ž7Ÿ7 7¡7¢7£7¤7¥7¦7§7¨7©7ª7«7¬77®7¯7°7±7²7³7´7µ7¶7·7¸7¹7º7»7¼7½7¾7¿7Ç7È7É7Ê7Ë7Ì7Í7Î7Ï7Ð7Ñ7Ò7Ó7Ô7Õ7Ö7×7Ø7Ù7Ú7Û7Ü7Ý7Þ7ß7à7á7â7ã7ä7å7æ7ç7è7é7ê7ë7ì7í7î7ï7ð7ñ7ò7ó7ô7õ7ö7÷7ø7ù7ú7û7øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJbû7ü7ý7þ7ÿ78888888 8 88 8 8888888888888888888 8!8"8#8$8%8&8'8(8)8*8+8,8-8.8/808182838485868788898:8;8<8=8>8?8@8A8B8C8D8E8F8G8H8I8J8K8L8M8N8O8P8Q8R8S8T8U8V8W8X8Y8Z8[8\8]8^8_8øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJb_8`8a8b8c8d8e8f8g8h8i8j8k8l8m8n8o8p8q8r8s8t8u8v8w8x8y8z8{8|8}8~88€88‚8ƒ8„8…8†8‡8ˆ8‰8Š8‹8Œ88Ž888‘8’8“8”8•8–8—8˜8™8š8›8œ88ž8Ÿ8 8¡8¢8£8¤8¥8¦8§8¨8©8ª8«8¬88®8¯8°8±8²8³8´8µ8¶8·8¸8¹8º8»8¼8½8¾8¿8À8Á8øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJbÁ8Â8Ã8Ä8Å8Æ8Ç8È8É8Ê8Ë8Ì8Í8Î8Ï8Ð8Ñ8Ò8Ó8Ô8Õ8Ö8×8Ø8Ù8Ú8Û8Ü8Ý8Þ8ß8à8á8â8ã8ä8å8æ8ç8è8é8ê8ë8ì8í8î8ï8ð8ñ8ò8ó8ô8õ8ö8÷8ø8ù8ú8û8ü8ý8þ8ÿ8999999999 9 99 9 99999999999999999$9%9&9'9(9)9øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJb)9*9+9,9-9.9/909192939495969798999:9;9<9=9>9?9@9A9B9C9D9E9F9G9H9I9J9K9L9M9N9O9P9Q9R9S9T9U9V9W9X9Y9Z9[9\9]9^9_9`9a9b9c9d9e9f9g9h9i9j9k9l9m9n9o9p9q9r9s9t9u9v9w9x9y9z9{9|9}9~99€99‚9ƒ9„9…9†9‡9ˆ9‰9Š9‹9øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJb‹9Œ99Ž999‘9’9“9”9•9–9—9˜9™9š9›9œ99ž9Ÿ9 9¡9¢9£9¤9¥9¦9§9¨9©9ª9«9¬99®9¯9°9±9²9³9´9µ9¶9·9¸9¹9º9»9¼9½9¾9¿9À9Á9Â9Ã9Ä9Å9Æ9Ç9È9É9Ê9Ë9Ì9Í9Î9Ï9Ð9Ñ9Ò9Ó9Ô9Õ9Ö9×9Ø9Ù9Ú9Û9Ü9Ý9Þ9ß9à9á9â9ã9ä9å9æ9ç9è9é9ê9ë9ì9í9øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøhT?CJaJbí9î9÷9ø9ù9ú9û9ü9ý9þ9ÿ9 :: : :::::::::::":#:$:%:&:':(:):*:+:,:-:.:/:0:1:2:3:4:5:6:7:8:9:::;:<:=:>:?:@:A:B:C:D:E:F:G:H:I:J:K:L:M:N:O:P:Q:R:S:T:U:V:W:X:Y:Z:[:øìãÚÚÚÚÚÚÚììãÚÚÚÚÚÚÚÚìÏøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøh%h^,ÔCJaJh205CJaJh^,Ô5CJaJh%h^,Ô5CJaJh^,ÔCJaJR[:\:]:^:_:`:a:b:c:d:e:f:g:h:i:j:k:l:m:n:o:p:q:r:s:t:u:v:w:x:‘: :¡:¢:£:¤:¥:¦:§:¨:©:ª:«:¬::®:¯:°:±:²:´:µ:Ã:Å:Æ:Ç:È:É:Ê:Ë:Ì:Í:Î:Ò:Ó:Ù:æ:÷:þ:ÿ:øøøøøøøøøøøøøøøøøøøøøøøøøøøøøøøððððððððððððððððððøèÚÚÏÏÏÏÏÏÏÏÏÄ¹ÄÄÄÚÄh~5>*CJaJhõ‰5>*CJaJh7Ú5>*CJaJh¥Jdhõ‰5>*CJaJhõ‰CJaJh20CJaJh^,ÔCJaJEÿ:; ; ;; ; ;;;;;;;; ;!;";#;$;3;4;5;6;7;8;9;:;;;<;@;A;V;^;_;`;a;b;c;d;e;f;g;h;i;j;k;l;ˆ;“;”;•;–;—;˜;™;š;›;œ;;ž;Ÿ; ;¡;¢;£;õéà×××××××éà××××ÎéÃ»»»»»»»»»³«ÃÃ³££££££££££££³Ã³££££££££££££££££h20CJaJh~CJaJhõ‰CJaJh7ÚCJaJh%hõ‰CJaJh# ç5CJaJh205CJaJhõ‰5CJaJh%hõ‰5CJaJh|°hõ‰CJaJ@ÿ:;§;¨;Á;Â;M<N<W<X<À<Â<Ã<Å<Æ<È<É<Ë<Ì<öéäÜÓÊÅ½¸¯„h^„hgdÚQgdï8 &FgdÚQgd:ÿ„h^„hgdðI„h^„hgdï8 &Fgd§w2gdõ‰ Æp„h^„hgdõ‰ Æpgdõ‰£;¤;¥;§;¨;À;Á;Â;Ç;Ê;Ë;Þ;ä;æ;ï;ð; << < <<<<<H<L<M<N<U<V<W<X<_<a<b<øøððåÚÌÄÄÄÄÄÄÄÄ¼¼øøøøøø¼¼´¬ž“‹€th_h7635CJaJh¥JdhnA®5CJaJh¥JdhhT5CJaJh¥Jdhï8 CJaJhÒtFCJaJh¥JdhÒtFCJaJh¥JdhÒtF5>*CJaJhl4eCJaJh–JŒCJaJh{¶CJaJh`bíCJaJh`|Çhï8 5>*CJaJh§w25>*CJaJh:ÿ5>*CJaJhõ‰CJaJh20CJaJ"b<c<d<e<f<g<h<i<j<k<s<t<v<w<x<y<z<{<|<}<~<<‚<‰<Š<–<˜<™<š<›<œ<<ž<¢<£<¤<ööööööööíáÕÌÃööööööö¸¢š¢’ŠŠŠŠ‚wlah¥JdhJ¾CJaJh¥JdhÒFkCJaJh¥Jdh-GCJaJhuYªCJaJh20CJaJh ¡CJaJh'aFCJaJh¥JdhrwšCJaJh¥JdhÏÆCJaJh¥Jdh³MvCJaJhEk=5CJaJhNwŽ5CJaJh¥JdhÒFk5CJaJhPi9hhT5CJaJh4$5CJaJh205CJaJ#¤<¨<¾<¿<À<Á<Â<Ã<Ä<Å<Æ<Ç<È<É<Ê<Ë<Ì<Í<Ó<Ô<Õ<Ö<×<Ø<Ù<Ú<Þ<ß<à<á<â<ã<ä<å<æ<õêâ×ÏËËÏËËÏËËÏËËÁ»Á»··Á»»»Á¬Á»··Ë×h:B*0JmHnHuh:B* h:B*0Jjh:B*0JUh<Qjh<QUh¥Jdhê.“CJaJhHrCJaJh¥Jdh]ŸCJaJh¥JdhhTCJaJ"Ì<Õ<Ö<×<â<ã<ä<å<æ<óêèóêèèß„h^„hgdÚQ„h]„hgdÍÑ„øÿ„&`#$gd’r®=0P&P1h:p?:È°Ð/ °à=!°"°#€$€%°°Ð°Ð Ð x2ÀÐàð 0@P`p€ÀÐàð2(Øè 0@P`p€ÀÐàð 0@P`p€ÀÐàð 0@P`p€ÀÐàð 0@P`p€ÀÐàð 0@P`p€ÀÐàð 0@P`p€8XøV~ °ÀÐ€àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@àð 0@66666_HmH nH sH tH @`ñÿ@ €jËNormalCJ_HaJmH sH tH DA`òÿ¡D Default Paragraph FontRióÿ³R Table Normalö4Ö l4Öaö(k ôÿÁ(No List Vþ/ñÿòV Z$ADefault7$8$H$!B*CJ_HaJmH phsH tH 4 @4 ÍÑFooter ÆàÀ!.)@¢. ÍÑPage Number.(¢!. ÍÑLine Number6U òÿ16 "%Å Hyperlink >*B*phÿD³@BD ßOs List Paragraph „Ð^„Ðm$H™RH ±{œ Balloon TextCJOJQJ^JaJNþ/òÿaN ±{œBalloon Text CharCJOJQJ^JaJB' òÿqB Comment ReferenceCJaJ<‚< Comment TextCJaJ:þ¢‘: Comment Text Char@j‚@ Comment Subject5\Fþ/òÿ±F Comment Subject Char5\4Â4 ]£Header ÆH$6þ/òÿÑ6 ]£Header CharCJaJ*W òÿá* îÊStrong5\D² ñÿòDÎd[0RevisionCJ_HaJmH sH tH PK!éÞ¿ÿ[Content_Types].xml¬‘ËNÃ0E÷Hüƒå-Jœ²@%é‚ÇŽÇ¢|ÀÈ™$ÉØ²§Uû÷LÒTB¨ l,Ù3÷ž;ãr½µÃ˜œ§J¯òB+$ëG]¥ß7OÙV‰<a¥˜ôº¾¼(7‡€I‰šR¥{æpgL²=Žr¤Òú8Ë5v&€ý€ÍuQÜë‰‘8ãÉC×å¶°X=îåù˜$â´º?6N¬JCƒ³À’Ôì¨ùFÉB.Ê¹'õ.¤+‰¡ÍYÂTù°è^e5Ñ5¨Þ òŒÃ° 0 _�g -��;~0 ��Yl��}�}|6^�N��`�?��[��PK!��6_rels/.rels ��j�0 ! �& ��}Q��%v/��C/�}�(h"��O� � ��=��9 �� a��C?�h�v=� �& ��%[xp �{��_�P��<�1�H�0" ��O�R�Bd��JE�4b$� q_��~�6L��R�7`��0�~O��,�En7 Li�b��/�S��e��PK!ky �`theme/theme/themeManager.xml ÌM Ã @á}¡wÙ7c»(Eb²Ë®»öCœAÇ ÒŸÛ×åãƒ7ÎßÕ›K Y,œ ŠeÍ.ˆ·ð|,§¨ÚHÅ,láÇæéxÉ´ßIÈsQ}#Õ…µÝ Öµ+Õ!ï,Ý^¹$j=‹GWèÓ÷)âEë+& 8ýÿÿPK!¶ôg˜“É theme/theme/theme1.xmlìYÍ‹É¿ò?4}—õÕÁò¢OÏÚ3¶±d‡=ÖH¥îòTw‰ªÒŒÅbÞS.À&ä…½í!„,ìÂ.¹ä1Ø$›?"¯ª[ÝURÉž0aF0t—~ïÕ¯Þ{õÞSÕÝÏ^&Ô»À\–öüúšïátÎ$zþ³Ù¤Òñ=!Qº@”¥¸ço°ð?»÷ë_ÝEG2Æ ö@>G¨çÇR®ŽªU1‡a$î°Ná»%ã ’ðÊ£ê‚£KÐ›Ðj£VkUDRßKQj/—dŽ½™RéßÛ*SxM¥PsÊ§J5¶$4vq^W±CÊ½D{>Ì³`—3üRúEBÂ=¿¦ÿüê½»Ut”Qy@Ö›è¿\.Xœ7ôœ<:+& ‚0hõý@å>nÜ·ÆBŸ ùVšq±u¶Ã Ç ìÑ¡{Ô5ëÞÐßÜãÜÕÇÂkP¦?ØÃO&C°¢…× îáÃAw0²õkP†oíáÛµþ(h[ú5(¦$=ßC×ÂVs¸]mY2zì„wÃ`ÒnäÊKDC]jŠ%Kå¡XKÐÆ'P@Š$I=¹Yá%šC%gœx'$Š!ðV(e†kÚ¤Ö„ÿêè'íQt„‘!x±7¤øxbÎÉJöü Õ7 oþùÍëß¼þéÍW_½yý÷|nÊ’;FidÊýòÝþóÍo½ÿðí/_ÿ1›z/Lü»¿ýîÝ?þù>õ°âÒoÿôý»¿ûçßÿë¯_;´÷9:3á3’`á=Â—ÞS–Àüñ¿žÄ,FÄ”è§‘@)R³8ôel¡mEÜÛv|Î!Õ¸€÷×/,ÂÓ˜¯%qh|'ð”1:`Üi…‡j.ÃÌ³u¹'çk÷¡×ÜC”Z^¯Wc‰Kå0ÆÍ'¥E8ÅÒSß±sŒ«û‚Ë®§dÎ™`Ké}A¼"N“ÌÈ™M¥Ð1IÀ/Að·e›ÓçÞ€Q×ªGøÂFÂÞ@ÔA~†©eÆûh-QâR9C 5 ~‚dì"9Ýð¹‰ žŽ0eÞx…pÉ<æ°^Ãé!Í¸Ý~J7‰ä’œ»tž ÆLäˆc”¬\Ø)Icû¹8‡EÞ&]ðSfïõ~@éAw?'Ør÷‡³Á3È°&¥2@Ô7kîðå}Ì¬ønèaWªéóÄJ±}NœÑ1XGVhŸ`LÑ%Z`ì=ûÜÁ`ÀV–ÍKÒbÈ*ÇØX«ê=Åz%ÕÜìçÉ"¬âˆàsºÙI<”&ˆÒü¼nÚ| ¥.qÀc:?7ô€/N£< ÃîƒZŸÄÈ*`ê]¸ãuÃ-ÿ]eÁ¾|aÑ¸Â¾|mHì¦Ì{m3CÔš � .�" nA�r)�`�[;� ��-�� $$�`�� :R��>N��Vl%�kv:! ��Ns�� _O¿©¡uúCÙÏX·=ÍmOãÿß÷4‡öóm's¨ß¸íd|è0n;™üpåãt2eó}:ðÈzô±OrðÔgI(Ê Å'Büø=³˜À ’Ó'ž¸8\Åð¨ÊL`á"Ž´ŒÇ™ü ‘ñ4F+8ªûJI$rÕ‘ðVLÀ¡‘vêVxºNNÙ";ì¬×ÕÁfVY’åx-,Æá JfèV»<À+Ôk¶‘>hÝP²×!aLf“h:H´·ƒÊHúXŒæ ¡WöQXt,:JýÖU{,€ZáøÁíÁÏôž BpÍùBù)sõÖ»Ú™ÓÓ‡ŒiE4ØÛ(=ÝU\.O.µ+xÚ"a„›MB[F7x"†ŸÁytªÑ«Ð¸®¯»¥K-zÊz>’F»ó>7õ5Èíæšš™‚¦ÞeÏo5C™9Zõü%Ãc²‚Øê7¢Ü¼Ì%Ï6üM2ËŠ9B"Î ®“N– "1÷(Iz¾Z~ášê¢¹Õ>Yr]H+Ÿ9pºíd¼\â¹4ÝnŒ(Kg¯á³\áüV‹ß¬$ÙÜ=—Þ]ó§B,l×•DÀÝA=³æ‚ÀeX‘ÈÊøÛ)LyÚ5o£t eãˆ®b”W3™gpÊ:ú°ñ–¯ j˜$/„g‘*°¦QjZTŒÃÁªûa!e9#i–5ÓÊ*ªjº³˜5Ã¶ ìØòfEÞ`µ51ä4³Âg©{7åv·¹n§O(ª¼°Ÿ£ê^¡ ÔÊÉ,jŠñ~V9;µkÇv v•"adýÖVíŽÝŠáœoTùAn7jah¹í+µ¥õ¹y±ÍÎ^@òA—»¦RhWÂÉ.GÐMuO’¥ Ø"/e¾5àÉ[sÒó¿¬…ý`Ø‡•Z'W‚fP«tÂ~³ÒÃf}Ök£Aã'õ0»±ŸÀÝä÷öz|ïî>ÙÞÑÜ™³¤ÊôÝ|U×w÷õÆá»{@Òù²Õ˜t›ÝA«Òmö'•`4èTºÃÖ 2j Û£Éhvº“W¾w¡ÁA¿9 ZãN¥U+A«¦èwº•vÐhôƒv¿3ú¯ò6Vž¥Ü`^ÍëÞÿÿPK! ÑŸ¶'theme/theme/_rels/themeManager.xml.rels„M Â0„÷‚wooÓº‘&ÝˆÐÔ„ä5 6?$Qìí ®,.‡a¾™i»—Éc2Þ1hª:é•qšÁm¸ìŽ@RN‰Ù;d°`‚Žo7íg‘K(M&$R(.1˜r'J“œÐŠTù€®8£Vä"£¦AÈ»ÐH÷u} ñ›|Å$½b{Õ–Pšÿ³ý8‰g/]þQAsÙ…(¢ÆÌà#›ªLÊ[ººÄßÿÿPK-!éÞ¿ÿ[Content_Types].xmlPK-!¥Ö§çÀ60_rels/.relsPK-!ky–ƒŠtheme/theme/themeManager.xmlPK-!¶ôg˜“É Ötheme/theme/theme1.xmlPK-! ÑŸ¶' theme/theme/_rels/themeManager.xml.relsPK]˜<?xml version="1.0" encoding="UTF-8" standalone="yes"?> <a:clrMap xmlns:a="http://schemas.openxmlformats.org/drawingml/2006/main" bg1="lt1" tx1="dk1" bg2="lt2" tx2="dk2" accent1="accent1" accent2="accent2" accent3="accent3" accent4="accent4" accent5="accent5" accent6="accent6" hlink="hlink" folHlink="folHlink"/>æ4Xÿÿÿÿ $$$'q z € â D¦! w Ù ; ÿ aÍ/ŽðO±tÌ.˜ú\¾ ‚ëJ¬rÔ6˜úY»éK nÐ2ŽðbÄ4–øZ¼ € æ H!ª! "n"Ð"2#‘#ó#]$¹$%}%ß%A&£& 'f'¼'(€(ì(N)µ)*y*Û*=+œ+þ+`,Ì,.--ò-T.¶.//ã/E0§0 1k1Í1/2Š2î2j3Ä34y4â4D5¦56j6Ì637’7û7_8Á8)9‹9í9[:ÿ:£;b<¤<æ<!"#%&'()*+,-./012345678:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnpqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦¨©ª» {é%>2ÿ:Ì<æ< $9o§« '!•!ÿ•€ð@ð @ñÿÿÿ€€€÷ðH ðð0ð( ð ðð’ðð0ð( ð ððB ðSð¿Ëÿ ?ðÿÿ OLE_LINK1 OLE_LINK2_Hlk5892909 OLE_LINK3 OLE_LINK4äÿ2ÿ2ç4||7^3^3ç4!(KRÀ4Â4Ã4Å4Æ4È4É4Ë4Ì4ä4ç4HLs}À4Â4Ã4Å4Æ4È4É4Ë4Ì4ä4ç433‚ ‰ Á Ì 06!(KRNb%1¾Æpvl!u!¨1ì1¿4À4À4Ã4Ã4Ì4Ô4×4á4â4â4ç4‚ ‰ Á Ì 06!(KRNb%1¾Æpvl!u!¨1ì1¿4À4À4Â4Ã4Ã4Å4Æ4È4É4Ë4Ì4â4â4ä4ç4&3f‘@îÿÿÿÿÿÿÿÿÿ`õhWÿÿÿÿÿÿÿÿÿ`7d&“ÿÿÿÿÿÿÿÿÿ;mÒ>ÉÔˆÿÿÿÿÿÿÿÿÿBKSà Æìÿÿÿÿÿÿÿÿÿ}hHŽ(ÿÿÿÿÿÿÿÿÿ‰koR†ÿÿÿÿÿÿÿÿÿkzçú»:jÿÿÿÿÿÿÿÿÿ~;!ò lÿÿÿÿÿÿÿÿÿ‡¦%JLŒËÿÿÿÿÿÿÿÿÿÀxq*$NŽrÿÿÿÿÿÿÿÿÿ»9¹.0ö„îÿÿÿÿÿÿÿÿÿ])Ô.ððÿÿÿÿÿÿÿÿÿÄ1Ô2*šÂÙÿÿÿÿÿÿÿÿÿ»`3~ìGÿÿÿÿÿÿÿÿÿJª3RÚ\ÿÿÿÿÿÿÿÿÿd~æ9Ž›d"ÿÿÿÿÿÿÿÿÿûN;°«.ˆÿÿÿÿÿÿÿÿÿð>@ÇJåÿÿÿÿÿÿÿÿÿ“Tõ?˜p‘ÿÿÿÿÿÿÿÿÿj@V¾ÿÿÿÿÿÿÿÿÿõ]·@6.²‡ÿÿÿÿÿÿÿÿÿ¡ =Dº« ÿÿÿÿÿÿÿÿÿ[JF<•vÿÿÿÿÿÿÿÿÿÆ ýFhîíÿÿÿÿÿÿÿÿÿ%1GG„{vÿÿÿÿÿÿÿÿÿ–wAI Ššÿÿÿÿÿÿÿÿÿ±>J¸>"‹ÿÿÿÿÿÿÿÿÿ‹Q@j”ÿÿÿÿÿÿÿÿÿTÄUøxÜúÿÿÿÿÿÿÿÿÿY=‘eÖ nÿÿÿÿÿÿÿÿÿOÁj¤¢´«ÿÿÿÿÿÿÿÿÿz +kÈ&ž^ÿÿÿÿÿÿÿÿÿ Áoºêöÿÿÿÿÿÿÿÿÿ¿xðpÒå˜uÿÿÿÿÿÿÿÿÿÆiy´”sÿÿÿÿÿÿÿÿÿ™]¸yb`h˜ÿÿÿÿÿÿÿÿÿ,0C~&ß¤hÿÿÿÿÿÿÿÿÿh „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.h „Ð„˜þ^„Ð`„˜þ‡hˆH.h „ „˜þ^„ `„˜þ‡hˆH.’h „p„Lÿ^„p`„Lÿ‡hˆH.h „@„˜þ^„@`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „à„Lÿ^„à`„Lÿ‡hˆH.h „°„˜þ^„°`„˜þ‡hˆH.h „€„˜þ^„€`„˜þ‡hˆH.’h „P„Lÿ^„P`„Lÿ‡hˆH.h „Ð„˜þ^„Ð`„˜þ‡hˆH.h „ „˜þ^„ `„˜þ‡hˆH.’h „p„Lÿ^„p`„Lÿ‡hˆH.h „@„˜þ^„@`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „à„Lÿ^„à`„Lÿ‡hˆH.h „°„˜þ^„°`„˜þ‡hˆH.h „€„˜þ^„€`„˜þ‡hˆH.’h „P„Lÿ^„P`„Lÿ‡hˆH.h „Ð„˜þ^„Ð`„˜þ‡hˆH.h „ „˜þ^„ `„˜þ‡hˆH.’h „p„Lÿ^„p`„Lÿ‡hˆH.h „@„˜þ^„@`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „à„Lÿ^„à`„Lÿ‡hˆH.h „°„˜þ^„°`„˜þ‡hˆH.h „€„˜þ^„€`„˜þ‡hˆH.’h „P„Lÿ^„P`„Lÿ‡hˆH.„Ð„˜þ^„Ð`„˜þo(.€ „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.„Ð„˜þ^„Ð`„˜þo(.€ „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.h „Ý„˜þ^„Ý`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „} „Lÿ^„} `„Lÿ‡hˆH.h „M „˜þ^„M `„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „í„Lÿ^„í`„Lÿ‡hˆH.h „½„˜þ^„½`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „]„Lÿ^„]`„Lÿ‡hˆH.h„8„˜þ^„8`„˜þOJQJo(‡hˆH·ðh„„˜þ^„`„˜þOJQJ^Jo(‡hˆHoh„Ø „˜þ^„Ø `„˜þOJQJo(‡hˆH§ðh„¨ „˜þ^„¨ `„˜þOJQJo(‡hˆH·ðh„x„˜þ^„x`„˜þOJQJ^Jo(‡hˆHoh„H„˜þ^„H`„˜þOJQJo(‡hˆH§ðh„„˜þ^„`„˜þOJQJo(‡hˆH·ðh„è„˜þ^„è`„˜þOJQJ^Jo(‡hˆHoh„¸„˜þ^„¸`„˜þOJQJo(‡hˆH§ðh „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.„Ð„˜þ^„Ð`„˜þo()€ „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.h „Ð„˜þ^„Ð`„˜þ‡hˆH.€ „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.h „Ð„˜þ^„Ð`„˜þ‡hˆH.h „ „˜þ^„ `„˜þ‡hˆH.’h „p„Lÿ^„p`„Lÿ‡hˆH.h „@„˜þ^„@`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „à„Lÿ^„à`„Lÿ‡hˆH.h „°„˜þ^„°`„˜þ‡hˆH.h „€„˜þ^„€`„˜þ‡hˆH.’h „P„Lÿ^„P`„Lÿ‡hˆH.„h„˜þÆh^„h`„˜þ5o(‡hˆH.€„ „˜þÆ ^„ `„˜þ^J.‚„p„LÿÆp^„p`„Lÿ^J.€„@„˜þÆ@^„@`„˜þ^J.€„„˜þÆ^„`„˜þ^J.‚„à„LÿÆà^„à`„Lÿ^J.€„°„˜þÆ°^„°`„˜þ^J.€„€„˜þÆ€^„€`„˜þ^J.‚„P„LÿÆP^„P`„Lÿ^J.„Ð„˜þ^„Ð`„˜þo(.€ „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.h „Ð„˜þ^„Ð`„˜þ‡hˆH.h „ „˜þ^„ `„˜þ‡hˆH.’h „p„Lÿ^„p`„Lÿ‡hˆH.h „@„˜þ^„@`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „à„Lÿ^„à`„Lÿ‡hˆH.h „°„˜þ^„°`„˜þ‡hˆH.h „€„˜þ^„€`„˜þ‡hˆH.’h „P„Lÿ^„P`„Lÿ‡hˆH.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.h„Ð„˜þÆÐ^„Ð`„˜þ5o(‡hˆH.„ „˜þÆ ^„ `„˜þ^J.„p„LÿÆp^„p`„Lÿ^J.„@„˜þÆ@^„@`„˜þ^J.„„˜þÆ^„`„˜þ^J.„à„LÿÆà^„à`„Lÿ^J.„°„˜þÆ°^„°`„˜þ^J.„€„˜þÆ€^„€`„˜þ^J.„P„LÿÆP^„P`„Lÿ^J.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.„Ð„˜þ^„Ð`„˜þo(.€ „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.h „Ý„˜þ^„Ý`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „} „Lÿ^„} `„Lÿ‡hˆH.h „M „˜þ^„M `„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „í„Lÿ^„í`„Lÿ‡hˆH.h „½„˜þ^„½`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „]„Lÿ^„]`„Lÿ‡hˆH.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.h„Ý„˜þ^„Ý`„˜þOJQJo(‡hˆH·ðh„„˜þ^„`„˜þOJQJ^Jo(‡hˆHoh„} „˜þ^„} `„˜þOJQJo(‡hˆH§ðh„M „˜þ^„M `„˜þOJQJo(‡hˆH·ðh„„˜þ^„`„˜þOJQJ^Jo(‡hˆHoh„í„˜þ^„í`„˜þOJQJo(‡hˆH§ðh„½„˜þ^„½`„˜þOJQJo(‡hˆH·ðh„„˜þ^„`„˜þOJQJ^Jo(‡hˆHoh„]„˜þ^„]`„˜þOJQJo(‡hˆH§ðh „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.„Ð„˜þ^„Ð`„˜þ6o(€ „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.h „Ý„˜þ^„Ý`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „} „Lÿ^„} `„Lÿ‡hˆH.h „M „˜þ^„M `„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „í„Lÿ^„í`„Lÿ‡hˆH.h „½„˜þ^„½`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „]„Lÿ^„]`„Lÿ‡hˆH.h „Ý„˜þ^„Ý`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „} „Lÿ^„} `„Lÿ‡hˆH.h „M „˜þ^„M `„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „í„Lÿ^„í`„Lÿ‡hˆH.h „½„˜þ^„½`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „]„Lÿ^„]`„Lÿ‡hˆH.„Ð„˜þ^„Ð`„˜þ5o()€ „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.h „Ð„˜þ^„Ð`„˜þ‡hˆH.h „ „˜þ^„ `„˜þ‡hˆH.’h „p„Lÿ^„p`„Lÿ‡hˆH.h „@„˜þ^„@`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „à„Lÿ^„à`„Lÿ‡hˆH.h „°„˜þ^„°`„˜þ‡hˆH.h „€„˜þ^„€`„˜þ‡hˆH.’h „P„Lÿ^„P`„Lÿ‡hˆH.h „8„˜þ^„8`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „Ø „Lÿ^„Ø `„Lÿ‡hˆH.h „¨ „˜þ^„¨ `„˜þ‡hˆH.h „x„˜þ^„x`„˜þ‡hˆH.’h „H„Lÿ^„H`„Lÿ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.h „è„˜þ^„è`„˜þ‡hˆH.’h „¸„Lÿ^„¸`„Lÿ‡hˆH.„8„˜þ^„8`„˜þo()€ „„˜þ^„`„˜þ‡hˆH.‚ „Ø „Lÿ^„Ø `„Lÿ‡hˆH.€ „¨ „˜þ^„¨ `„˜þ‡hˆH.€ „x„˜þ^„x`„˜þ‡hˆH.‚ „H„Lÿ^„H`„Lÿ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.€ „è„˜þ^„è`„˜þ‡hˆH.‚ „¸„Lÿ^„¸`„Lÿ‡hˆH.„h„˜þ^„h`„˜þCJaJo(.€ „8„˜þ^„8`„˜þ‡hˆH.‚ „„Lÿ^„`„Lÿ‡hˆH.€ „Ø „˜þ^„Ø `„˜þ‡hˆH.€ „¨ „˜þ^„¨ `„˜þ‡hˆH.‚ „x„Lÿ^„x`„Lÿ‡hˆH.€ „H„˜þ^„H`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „è„Lÿ^„è`„Lÿ‡hˆH.h„Ð„˜þ^„Ð`„˜þ5OJQJ^Jo(‡hˆH. „ „˜þ^„ `„˜þ‡hˆH.‚ „p„Lÿ^„p`„Lÿ‡hˆH.€ „@„˜þ^„@`„˜þ‡hˆH.€ „„˜þ^„`„˜þ‡hˆH.‚ „à„Lÿ^„à`„Lÿ‡hˆH.€ „°„˜þ^„°`„˜þ‡hˆH.€ „€„˜þ^„€`„˜þ‡hˆH.‚ „P„Lÿ^„P`„Lÿ‡hˆH.h „Ð„˜þ^„Ð`„˜þ‡hˆH.h „ „˜þ^„ `„˜þ‡hˆH.’h „p„Lÿ^„p`„Lÿ‡hˆH.h „@„˜þ^„@`„˜þ‡hˆH.h „„˜þ^„`„˜þ‡hˆH.’h „à„Lÿ^„à`„Lÿ‡hˆH.h „°„˜þ^„°`„˜þ‡hˆH.h „€„˜þ^„€`„˜þ‡hˆH.’h „P„Lÿ^„P`„Lÿ‡hˆH.'»`3}ûN;‰k`7d`õ“Tõ?&i`7d þ,0C~[JFÆiy™]¸y ÁoY=‘eÄ1Ô2Jª3BKS–wAIð>j@»9¹.3f‘õ]·@±>J¡ =D~;!Æ ýF‹QÀxq*kzç;mÒd~æ9z +k])Ô.OÁj‡¦%%1GGTÄU¿xðpÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿw`$Å¡’U `Ó¤±&CÕ%CÖÿÿÿ×%Cxÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ&ÿÿ& 3Ê æƒö® $0~U ¤þ,ú Ê@Î] ‚bP ó27ŒwLY¶fúmå¶ã #¹$y(†(*h,0\BðI^¦f~îË}"M#‘(…+Ö0*3v:<=¯A×B FUN‘PVSëVàWÄiloU|P q~é%('%+R27ÒMšY kN"I"ñ#ü):ä:D L:Z/i×jy« G!Q#.(5œLƒ[fl-n¡pHrWxuy8yHb c¥:'ú5N@YER [Ë^#_!dœo u€"á \¬!#,&.a8û8.;=D¼DßF©MvN9TYUÚUòVŸ]9^Ý^‰v1Â¥& · ýìò/Ç!l$G*Š0S<ü?@ŒDãO±[ô\¢fÍl|ûoñ>Ÿ@mGªLáL/R]a‹aÈcYepvtÐ|,Û F p * \ @ E Ö ! ' §6 Â; U@ ÅA ãI ¶J ¨P S 6T 2^ !l p Î — ( Ö# ¹$ Ð& , ¥6 ï8 ç@ 'A ‹A B ª[ µ[ ^ ^ *e $l ºq Vr \y « Ý5 I!¦%j&*³@qBKøQN_àd.p%wxxð³ … © À 8 å Œ< î< zN ©W Ø[ ˆ\ f] þ^ F_ Šd Ue žq hr …v ¡v | a ò" Ü0 ™5 8 Ý8 æ8 ê9 >: —: ¿> =I 3O /P —T wW ] ÿc éj l mt î| ýDy úú6|7/?A{BýH–N QÑUˆX'Z¶[/\tfÖkQl©lÏlÜlœw'yf6«$ª(~)‡-ü/å7Ï>%@ïJ~Zb>m”sþvx—í ÅÉ"%9'è>ÎAeEðFIIjLÚSv[y]FkâkpÖ /dP-ê/p6 81BˆDîM%Ph`îgjŒo=qˆ{r}Þó%½$=Ï=¼E¹UrVò[še¦k‡l*tWxù~AMt 3%4&Ì*U3L:¬;¹BCK¢OOURuH}„^ •¦>"Ž&°8#;:@A¦EÿIÙX~`”dukF~— ZjÀÿý+%=,>4MèPQT[t\AbºgoljwÌ5 ÆQ¤(Ñ(„-u21CåH®X„\~`da,pì¢¥Îæ(†+,,I.—/Ò3æ7 >´Q±T¶UV(WçWõW\eÇj™rcx\zò|„¦–#í6"?¹E—RÉ{µ U#½!Í!a"#%&„'20úINvNñZubõgÄhrÜtßx?y~l±y]/“%È*L+A:Î:È=ÓB_G)WÃX8ftfmr%3ÜÈs ðÈP•†%'ê*“0ä9C<|HÆOU`bÖi£s’œS¦æÉ*dû$Á+‰8Ü8 9x>É?9DHoQOSYTôV$c1hÃnCrÒs±{¥ X 9”$í'Á/g6I; D×N[VXÌYC[´bsiÞjyk¬r{w}+~”~’àFÊ0,3ê:GÕL§P S–SÆ\Áhq={#zÜúÔ #I&M&)û)ù+œ2V4ì7Ÿ:®[ºaRil5 ¯ 6 M> L ƒL žL 0R ER Že zh r <z ¶!D!Û-!û1!5!Ñ@!·E!QX!šZ!¼b!âc!îs!dx!š}!¢}!ø"· "à "– "Ã("ç."í9"ÔM"$R"ÓU"¬^"~"`#" ###g#Ë$#*#8,#†0#n2#7#I7#2:#Æ<#b=#`J#VM#èM#RX#_#Ïj#ž$· $t$Ò$4$ä$¼$%$)$6-$ª4$ñ6$E:$_;$[B$}F$¡I$„P$U$z$ %Ü%o%%"%É&%)%;6%»:%ˆ@%ÂA%hP%pR%´S%\%_%c%%f%bg%n%†r%Ñs%ãy%ëy%¹&¬ &z&\&u&11&êA&{B&=L&õM&ªO&Ÿm&zv&’z&ù''³ '(-'×2'é8'‹K'kT'c']l'ât'¹v'Ž( (¿( $(Ö,(7/(:(ÏE(”Q(ðT(GX(ÿY(œZ(/](Vb(Tc(Ås(Ét()7)#)”)ž )ó )Ï )P)\)Ý)± )s()Ý()o/)d4)úB)hD)G)‚G)×L)MO)-a)¥a)9y)ô})=**P%*Í'*}(*¬-*H>*:B*¾B*LE*d_*c*Óo*Áz* }*++Õ+ +«+{+«+Š'+}/+¤6+ß:+:A+eA+6W+›Z+æ_+¬b+ c+ue+=k+f~+,† ,â ,e$,y$,7&,È(,'+,w@,úS,W,èa,Îe,¤j,1t,Yv,„-à -¥-º-Ð#-Ô(-‹)-r/-b;-Ï;-ÛM-–R-^X-+]-íe-ýe-o-—z-² ...Û.Û!.'.Ø4.C.1H.àQ.ˆ[.þu.²v.\x.ey.Ö}.b/Â/f*/\W/3_/Ûo/gv/Œv/ºy/Ëy/²{/;0L 0Ò 0ë0$0-(0Õ40:0”=0š@0½F0X0³[0pa0»a0^g0’1“ 1Þ1¯1ñ$1É%1ƒ(1411Ã:1BG1¡K1íL1hQ1›m1@1Ö2m2Ë2Ê2í2¥)2Ï62%;2E=2@2YH2±I2{]2Éc2ƒp2›p2¡s2Iw2§w2y2[3š3"3Ü$3,3}334376383ÿD3öE3¸G3äR3õ`3b3õh3ºq3~r3s3ð{3W4+4ë4w42 4c)4Ö34×34†94×94y:4Ì=4èB4C4•E4J4L4&P4¶T4ÜX4éX4é]4Sb4Ýq4Pu4Úy4<5v5- 5Ú+5‹35ÍA5C5-D5_E5L5P\5‘g5i5Jl5Ÿz55566Ä6<)6þ<6å>6C@6¶E6mM6XN6rn6£n6´n6Áp6ˆr6R}6Ø7@7‹ 7¸67:7Ý>7G7O7|[7gi7»i7l7Sn7½o7‹s7Òt7r7_8b8Ÿ8…8"8º"8’$8(8å.8·@8âD8H8ÇR8Z_8†j8no8\r8ït8N9¢9š,9U:9ŸP9[9C_9f9—h9Pi9}v9: : :}:Â:»:(:8,:_5:€@:J:N:p:)q:3q:«q:~t:…t:'z:;Z;ä;Ú;e;„;´;;;c;P ;ñ$;q);•); *;µ-;ö<;[H;QL;ÂM;¯Q;]U;c\;Ìf;0l;[r;¶{;ƒ<Ñ <2<ç<À!<3"<g%<K'<v'<Ù9<$<<e><ù@<ÛC<·D<¨]<^<Nc<Fk<‹k<X<¶ =Á=[ =Ì=t#=$=L%=Ö3=ˆ4=ò7=j@=BF=6N=ZV=Y]=ua=mi=Ek=}o=š}=>(>i>K>W>; >„)>a/>3>É3>g4>;@>ÕF>1L>ÂT>&Y>F[>)^>Ã_>gr>Ë?‡ ?T??¨!?"?y(?3?±3?¤6?B?(L?•L?ŸR?ÝV?ñX?jb?¥e?l?n?æp?pq?Ys?@þ @ú*@wF@ìY@þ\@¹m@¥p@üp@–q@þy@|@RAŸAAZ$A#4AE@A3BAaDAOAøRA´TAÏgADhA’kAlAOtA‰zAZBTBÂBBÉB .BÑ3B8BYCB FB#OBÇQBGaBEjBµmBüpB,qBõ{B&C/C5 C— CãC Cî,Cã.C‡0C¬2C9C7>CZWCáXCïZCSfC3hC©hC‰lC¤mC"yC‘}CÅ DDDãDr DW"D$(Dƒ4D@ADaNDÒoDŽ E¥EºEUEƒE[E¶'Eu)E#+E•-E¥2EÈCEGE‚KE‡KEDTEloETF× Fd!FÄ"FÚ'F.F1F‚8F©?FéRFÛ\F¯`F'aFnlFÒtFavF±yFÒzFAGfGí G…GŠ G8GrG$G5*GÑ,G-Gæ0G*;GAGsLG‹SG?[Gl[GÎ[GÞeGýnGðHHúH†HáH”H%&HÞ'H“*HZ2Hx4HS9H?HLHhSHI\Hä`Hõ`HhHhHýnHrwHxHpyHJzHIZIÊIÙIA-IAIÇBIGIÏKINI^I7`I±bI1fIfI—pIQrIwI½J»JõJê Jî JŸJÆJ "J€"J]'Jê)J½*J‡9Jx<JfBJJJ‰LJ{PJvVJÀ]JU_JÌdJPfJTgJúzJ%K9KsKý KÊKÛK¶1KjIKMKqRK(YKdK½mKòtKEL@ L;L×LÖ,L 3LŒ7L‰=Lç>LAL!ALÞHL„OLRLLXLÑqL^vL0~LzM´M`MêMM¢%MP&MÇ7Mn:M'=MIMXM(ZMÄ^M_M+`MxaMtjMtsMòNµNßN®%NÏ%Nõ%N)N¢3NÓ6N>N´>N•EN ONNZNlnNŽrNc{Nç{N¡"OV%OÖ%Oª*O¹+O‘,O}.OÓNOfTO0WO¤dOpjOøqOtO|zOç&Pÿ'P¤)P)APCP^GPçGP TPŸ]PåjP[kPólPmP«qPtP*tPZyPÈ|Pí Q¯QÚQœ)Qç+Q<Q3EQ-HQêIQ0JQqKQ—OQ PQÈQQ-WQ\YQ]QXcQ!oQHwQlzQ+}QÅ~QëQœ$RÊ'RP(Rê:RAR®DR×GR‘JR?KRÂMRàPRVR~WRH^RA`R3sRevRyRªyR„zR”zR=SSSS<Sm%Se)SƒMS—US#[SëbSqlSàqShuSñuSØTgT|ThT½ Tœ%TÕ(T«/T§6TP<TH@TÀAT•VTíWTH]TÜ^T[_T°fT²iTYkT'lT0qTÊuT”}TUUUUtUîUô Uz#Uÿ+U .UŒ>Uê>U›BU¥FU,GUqJUçZU¢^UÒ^UF`UfU^lUsU¥tUÝzU…}UùVSV0V%0V+8V®<VÓHV|VVcV$fV#jVârVB}VÃ WHWŠW%#WÑ)W!*Wd3W”5W„=WMWÛYWÚfWKgWøhWlW¸nWÚvW {W’X=XïX²Xç6X°:XHX¹\XÎcX\tXEyX¥zXÅ}XšYY&YøY;YæYw Y -Y3YË=Yå=Y¶BYëLYlSY«^Yù`Y\cY¨iY¾lYürYYwY¬~Yø Z^ ZÜ)ZÃ.ZÆ.ZCIZlMZ’XZã]ZB_Z\`ZeZÛfZéiZ‚tZ¬wZAyZj}ZÈ[B[» [,[ #[Ï-[„7[;?[E[L[×N[kc[Îd[²m[ûv[\Ú\%#\q'\.0\;\éD\kK\BQ\R\m]\6a\"k\òy\|z\|\]]6)] /]Z6]ÓG]dL]NU]RV]¾f] g]ou] x]ùz]ã^à^Ñ^u^ ^<%^ˆ0^Ú6^9^Š9^rD^F^ªG^ÇT^c^ˆk^l^B}^__ò_W_+_D_ÿ)_x*_Õ2_e@_üH_ûW_Y\_€n_`s_Ñs_‹u_øy_``Ó`Ø`þ`=``n%`ö'`z)`p+`C=`nL`-S`X`Ë]`qe`Rr`ðs`-t`’v`ª{`maca/a a!a 'aV+a/aÔ3ax?aŠAazFaGaýLa°Ya¼da½ga°uaSyai~a‡bk b©b$b¬!bJ#bù%b")b³)b…+b/b74b5b¯6bÙ6bã6b:?bÑ?bSEbÖKbåLbü]b%_b+pbŒtb›wbcTcÌ cfcˆcÓcŽcWcY'cÛ7cv8cÓ@c[Ec)HcLcS]cÕ_c(`c mc§mcÏd{d2dìd,!d’)d=dvEd¥Jd Qdp\dv`dwcdahdµsd udD{dæ{d/d e÷eY e@eHe%e€&e30eI0el4e#DeõDe^Ieñae¾de(fe>ieýoeÔpe€{ey}eæf7fžfˆf<f ff)f6f8fê8fï9f•Af'Bf'LfvLf±Pf¾ZfæffÕkfËlf¤pfbggbggÄg0gJ<gã>g¤?g‰BgþFgVVgŸWgpXg<fgwfg´kg5lg‚ygLh¦ hÍhxhÓhƒhS%hq4hç8h—9h‰=h½@hOBh@EhWThZWhdYhú[hX^hæehÔgh+ohbyhiZi„i·iÿi[.iñ@icGifiiiŒiiÍiiÓsi5ui±wi±j¢j<j«jÛjijsjj–%jÑ<j–GjtUjíUj3Vj¡[j-^jÏdjHej gjijmj,njðtjZ{jYk¸k/k¹"k’)k/k2kŒ7k®EkÒFkHk.Hk:Ik«LkRTka_k˜wk·lµlºlBl_lo)lÅ0l2lÐ2lâ9lM<l•<l×@læAlrUlAWlXl„Yl¹`lædlÉjl©tldzl·|l×}lHm_mm¶m mÖmümÚm#mž(m<mè>m«LmVm]]mamÆkmvwmÐxmTnknÏ'n»5nLn[Ln=lnŒo—o»oŸ o¹ooŠojo¡!o™"oU2o4oZ7où:oCEo6GobHoPoQo UoûYo`oio_toutoôwo4yo7pæp,pfp§-p6p‘?pÃ?p2DpgKpåPpêRpvupAypF{pqq q#qqêqS#q÷#q¡'qÊ,qc2qF>qâUqPVq+\q3fqjqUjqrœrãrårGr rã#r£+rª.r¥3r×3r4rE5rBrÛHr?IrÑNr.Or×arìnrÙqrxrszs,s²sÐsÍ"sˆ.s\/sb?s0AsñDsöEsGs‹Hs—HsÀMsßOsNSs[TsŠ^sŒgsˆtÆtQt; t-tÒtù$t,tø/tK2tT6tÐBt.HtüPtËWtx[t—^tkt‰rt§u‚uu´4ut5uf>uäNuaZu®auOdu¦jumuøzu¦|uÐvv1vv¦vÏvõv¦vävâ!vE1vÑ2vó?v³MvàTv=Wv3Yvábv?ev wvzv¾wüwÄwÜw•w´wxwßww<$w1w5w(8w¹Jw¸MwFhwóuw5vwRxwxWxAxö&xÜ)x™,x…-xt@xÞAx,Hx4OxtPx—Xx™[x‚bx½dx—ix«nxòrx{xÜ|x<x¬yÔy‚yyGyy€"y'y )y1-y`4y$ByàEy'NyÓ\yÍnysy~yñz¢zïzDzÈzz`zŒCz¡FzôZzµcz<dzÅezúfzÿfzhzújz‚mz1ozszXyzuzz`{ˆ{‹ {6 {$ {{Æ{‘{Ã{T{è{""{Ÿ"{Ã*{;,{O,{¶/{·:{¶;{×I{öQ{óR{']{£h{×s{|f|Ñ|+ |Ÿ|å|å||*|ˆ#|%|ë*|2|®2|Ù3|Ø6|Œ8|—8|Ø;|ÃA|—D|U|¦\|ç_|hg|bp|Žq|¿t|Èw|}|¦}Š}4}Î}°!}B1}7} ;}u>}ŽC}D}ÍQ}U}ob}d}Id}e}˜q}þr}s}~Ü,~ú-~ø1~ÍB~ÆK~T~ W~Po~÷v~Ûy~<G&!ý!‚$\)ý,&1|68É:f=ú=5JžJ=UèVÎXù[ÞpðuwÞ€Ç€€Ý€¡ €!€ÿ4€^G€*J€N€X€Z€e€ i€l€Os€x€Ãz€&ñx ¿ Êä´+g0Y6±;˜RX[;]Ç_b]fTlñl€q^ x � |G &S W^ g �g |h Sk vo ! �! �Z�V#�O%�</�#3��S��\��d�9z�{��|�(% O0 k5 E9 �: %< .D iD iM eO �O ] �b ,r .u �{ �| | � & w& �& �!& S"& �%& �%& �+& S1& C?& nM& �M& NO& xQ& }X& or& V ! � � W � �" �" �& �1 4 17 B �H �Y �Z �^ L_ sc �d �f �l �n Po s �t �! �! i! ! ="! �$! P&! M-! �-! 0 6! �9! $:! OH! sK! gM! �R! �V! ua! l! Hm! : �X� &��.��3��6�& A�`Q��T��\�O]�jo�2r��w��0 0 ! 0 0 0 0 D0 �0 0 �0 �"0 )0 �,0 w30 aB0 �F0 c0 Li0 cj0 Qm0 `p0 �p0 `z0 {0 �`<`9 `�`�`p`65`�;`g<`rD`tG`%K`X`AY`�[`Rb`S9 � 9 �9 � 9 "9 9 9 �9 �9 �89 A9 �A9 �C9 ]K9 |U9 �^9 R_9 Yc9 �f9 �g9 �m9 �w9 a{9 � R,R 0Rk:RFR JR~VR3aRpgRAjR�lR|zR�{R��2�� %�['�5��F��I��K�AQ��f�Bg��i��m��m��w��|��~��}�}�}=!}�'}�'}T*}l+}�+}�/}5}eF}�J}�O}SQ} r}�u}Nw}6��. �� c�?��'�z)�|/�Z0��0� 7��D�KJ��R�|X�Z�$^�x^��g��h�k�'m��o�Sw�H{�u|�y��U�S��j�}��%�1/��1� 6��8��9��;��D��D� F�>H�XJ�@U��W�MZ��a��c�8d�og�Zo�o�3 � . S" �$ J- �6 7 �U �Z )a fw �x ! z � � x � & �' #. -B _D �U Z �[ ^] �b =d l Jm i{ x G � ; �% �( �* �. N2 �5 �7 �8 ; )> eA �M N hS *U sW �g Wp s >u � � j �- d1 �4 �> /? �D �k +n Su cv �x �" �" Y!" " 7" +9" �=" &A" �B" FD" �F" �G" �L" �R" �S" |U" �Y" _" ^j" *z" �|" Z~" � � `O yP �W g �q u z �{ �| $ N 0 T �! �# && �2 R5 W5 }6 �; oB �F L O (Q |V W` �` xq ]��L�� (��1�=5�G6��;�xK� O��W��\�e�wu�hy� }�"!="!["!�"!�,"!�<"!@H"! L"!�X"!["!a"!jc"!�h"!@i"!j"!�w"!�a�a� au&aP)ah-a3a~7aANamQaYa�naRvarwa�: �: �: �: �: �!: �%: �,: i0: >H: V: \: �]: �e: �g: Ni: �s: �u: �S�S�S`SlS (Si)S�,S 1S�9Sz;SdKS.RS.cS�mS:nSpS�{S�{SQ'�J)��.��<��D�iK��[� \��a��a��n�q��q�ys��z�� ~7~~�&~�&~.~�.~�6~�@~CI~�I~R~�]~�a~�l~pm~&p~�r~u~ixD0x�=xj?x�@xFxnVx]x�^xihxkix�mx�rx�tx�ux@~x�� } ��Z�;��#��%�K.��.��.�0��2��4��5��5�7�p;�XA�pG��o��w��~��! ��G$��<�hI��Y��h��x�y� � �t�+��.�;/�0��5�%7��8�:�`=��E�\J�V��]�ag��g� w�O ��]�� &��)��,�;/��3�"!5��6��8�B��M��N��N�4P�1b�zc��m��u��$��V��W�� /��4�x<�4?�kF��M��T��Z��[��d��l��t�cx�z|�� %1�4��4��;�O>�hI��R�LS��U��W�%_�f��h�m�Jw�%��}� � ��L/�{8��C�rO��R��U��\� c�Bd�g�"!g�sr�z��$�A�(H�>T�f�_~�R�u ¨t ¨-¨¨â%¨~)¨Ì+¨À,¨&9¨ñB¨ D¨ID¨ÖJ¨~L¨NN¨KX¨eX¨ö\¨9]¨Bk¨êk¨@p¨Ôu¨³{¨Ž|¨¦~¨Œ©Ø©¹©j©Ú©þ%©2©j8©@A©ÅB©Q©þS©%^©™h©ín©rªBª€)ª‡)ª$>ªX>ª†Iª¤MªMOª_QªuYªÓ]ªx_ª_kªXnª,oª¿rª~sª²sªðuª.ªX«Q«l(«›+«l2«þ2«Ê<«T@«‘A«ÆH«ÚI«7T«JU«ë`«íg«ðj«k«Du«bw«‚¬Ê¬ã¬H¬ù¬Ë¬M¬ó¬3¬šH¬}I¬øc¬¦m¬Qn¬²s¬t¬Mu¬ƒ{¬Qf^´)c,0-Œ/:¬CÐC¿^p_÷bhÂtt~ã®å®A®®s®»$®%® &®(®¬.®ü.® 5®nA®F® Y®a®"a®Ko®’r®^u®av®$w®ìx®/{®—¯ò¯M¯Š¯é ¯R%¯™%¯2¯4¯;¯¶<¯ø?¯DH¯*l¯$x¯ëx¯Òy¯Åz¯Ò}¯o¯>°%°°|°g °î °¶°Å°è%°L'°)°.°Ô;°Ä=°°T°"X°a\°Ge°’j°çk°ïk°w°ß±Ö±Ç± !±ˆ-±ú4±{A±çE±ÍG±)S±ÈS±]U±DW±\W±:Y±ga±)f±t± x±O²z²²å²¬%²)²t*²ú=²%A²±J²N²¶S²tc²#³ß³_ ³ ³e³ˆ³Ñ³Á³%³;³¡'³%=³ÈC³ÌE³ÙJ³žN³8R³1X³¾b³ºh³9j³l³¥p³Ðv³z{³Á{³P}³Ô}³X~³s~³~´ß ´à ´ ´´´I´ ´`#´%´?-´H1´’1´ô2´45´o?´'C´‘D´vT´V´ž`´›b´¿l´1n´æx´´z´~´_µªµ}µ‡µÇµ µ°,µ”9µ?µ¤@µRµZµ„\µaµ°uµ yµû¶{¶~ ¶¼¶Ï¶·¶Ï¶¶8¶)¶ø5¶˜>¶ºD¶J¶gL¶o[¶Æ^¶è_¶øv¶w¶Gx¶ª·Ó·©·î·p ·È ·¾ ·j··þ·#·U.·N3·ã7·¶<·k=·)>·n>·¶?·^K·bY·àY·¨Z·Ùa·ãg·›n·ju· w·Ü¸V¸#¸c5¸ù7¸:¸<¸:C¸H¸ K¸°^¸Õ_¸ýr¸¯¹t ¹ð ¹²¹¹‚¹ï¹^1¹z1¹7¹¥7¹9>¹ßD¹F¹ûW¹dl¹C¹^ºîºÒ º¥ º{ººº/!º¯&º+*º6+ºÂ3ºs4º9ºý>º?Eº<gº{gº®hº»{»ß»Ù»»M&»Ù&»O(»Î-»˜4»Q<»ôA»HI»¼Q»Y[»&\» ]»ýc»Äg»zp»`}»C¼}¼ ¼í¼´¼a5¼Á:¼ùP¼rU¼ee¼ÿf¼Õi¼ƒ ½3 ½½n½‡½7#½®1½B;½2>½W>½B½R½}T½a½è¾Ü ¾×¾¾Ð¾â$¾*¾.0¾3¾ì4¾\7¾B¾5B¾J¾¹K¾0P¾ k¾°n¾¿!¿B ¿_$¿y$¿‚)¿g.¿>/¿Ü0¿é1¿Û9¿1H¿ÕJ¿~W¿ÛW¿Äk¿}¿žÀbÀðÀ¯ÀûÀÀÀ÷À?,Àï2Àf9À]CÀ„VÀ’YÀºmÀyÀ§}ÀñÁ ÁèÁÁÁÁ‹7Ág<Áì<ÁAÁKÁNUÁ5XÁ¼\Áñ`ÁCbÁÊxÁŒÂ7ÂÒÂR ÂZ#ÂU(Âl.Â0Â<4Â¾9Â$<Â2<ÂæHÂ¥PÂ×PÂËQÂËRÂ§VÂ,WÂš`ÂïmÂ¬wÂwÃŒÃ7Ãk Ãx!Ão*Ã+Ã¶EÃ©FÃ°JÃŽNÃ†WÃöWÃbÃ>jÃÈqÃ±rÃÚwÃj~Ãp~ÃnÄÄÚÄšÄGÄ Ä ÄÁ#Ä~(Ä~+ÄÜ2ÄC5ÄR7Ä™>Ä+@ÄEÄ¹FÄ]kÄ˜sÄÎvÄ·xÄwÅ¾ ÅeÅýÅ"%Å´0ÅëTÅWÅ-[Å,_Å\_ÅeÅÕnÅoÅfoÅQÆ}ÆÏÆŽÆÆ@ÆwÆ9Æ˜Æ/'Æ1Æ4ÆB4Æ;Æ AÆ²FÆHUÆ¶UÆ;XÆ¿aÆrÆÍÇ~ ÇyÇÔÇsÇ˜(Çl-ÇÞ0Ç1Ç]4ÇÁGÇóSÇèeÇ/gÇoÇ”pÇ`|Ç§ÇÍÈÄÈ›ÈxÈ§ ÈüÈÈ¢È8ÈÈŽÈŠ È‡5È?:ÈýEÈ*FÈìNÈÐ`È»cÈËeÈ lÈÝoÈLqÈpqÈ*|È–É~ÉaÉ¬ÉûÉÔÉ&3ÉEÉ{NÉígÉŸlÉSsÉózÉ+Ê‰Ê| ÊZÊ´ÊîÊéÊéÊ¯'ÊB)Ê¯)Ê¿3Ê§@Ê6BÊTBÊFÊ‰FÊëGÊAMÊ2NÊfNÊ‘UÊÇWÊgÊØqÊtÊ yÊù{ÊË¶ËàËÊË®'Ë÷3ËI5Ë=ËK>Ë‘TËöaËbË/dË€iËjË€jËØrË{uË{ËSÌ· Ì£ ÌÏÌÈÌòÌÌ•Ì‘ÌøÌ¶Ì/Ì&ÌÑ+ÌÔ,Ìw;Ì˜>Ì?ÌEBÌôEÌ)MÌYfÌÜkÌä{ÌÀ|Ì°ÍÉÍêÍZ)Íg-Í3Íí4ÍÞ5Í?Í?ÍÐOÍUVÍ^VÍ.YÍŸYÍåYÍÖ[ÍfÍãsÍ2wÍwÍòÎýÎ!Î° Î— Îå Î-1ÎA1Î>Î@Î>VÎ@eÎ‹lÎBnÎF|Îw}Î¯ÏxÏ,ÏÏºÏ, Ï×+ÏŽ1Ï«1ÏÈ3ÏÆAÏQIÏjTÏð_Ï3mÏ(wÏ;zÏÏðÐàÐ§ÐÂÐ-Ð7 Ð!1Ð²>ÐòEÐ8GÐ·PÐZUÐVÐYÐ™`Ð¤lÐšoÐž~ÐÍÑìÑî ÑÔÑÛÑYÑÎ"Ñ$-Ñ½MÑVÑ,`Ñ×aÑÒbÑ‘dÑ#kÑpÑ¸sÑZwÑœÒuÒû Ò'Ò¤Ò´Òù#ÒÃ$Òq)Ò-ÒË-Ò-0Ò…IÒMÒ^ÒÙuÒœvÒ²Ó"ÓÛÓ:ÓÓ{Ó›Ó£'Ó¹)Ó°.ÓT?Óá@Ó½DÓJIÓµLÓWYÓô[ÓhaÓPbÓgÓœhÓ¾mÓ–rÓßyÓ!ÔóÔ‹ÔêÔËÔ3Ô: Ô”!Ôþ!Ô&Ôi'Ô^,Ôó8Ô GÔkRÔ;VÔŽ]ÔšdÔ9hÔôkÔClÔðlÔxÔ%yÔ5Õ¬ ÕõÕèÕU;Õ<ÕF=ÕT>Õ¹QÕ(RÕëTÕVÕšVÕÁXÕXiÕ¿iÕŠkÕ¾wÕv|ÕèÖ ÖCÖŒÖžÖ*Ö,+Öñ+Ö|0Ö$5Ö“9ÖXEÖ\ÖLbÖ$eÖ”hÖÈ×ò×!×‚×º×h×œ×ž×A×,×› ×@"×Ó"×¦%×¢*×6×ƒ6×9×é@×(E×îN×œV×øX×pk×äl×2y×h~×0ØÌØY ØØØØ›Ø),Ø´,ØE7Ø´AØEØ¤RØ¶YØ iØÑmØLrØjrØ‚vØê}Ø^Ù’ ÙÛÙÙÙÏ Ù$Ùz(Ù(Ù,Ùç,ÙD/Ù·1Ù5ÙJAÙƒJÙ‘KÙÁMÙîRÙWÙfYÙ0\ÙàgÙ:hÙjoÙýrÙî|Ùl~ÙÚüÚÇÚ¼ÚÚóÚi!ÚÁ.Úê0Ú7Úð>ÚGÚ"MÚÅMÚvNÚpÚVpÚLqÚ%sÚTÛßÛ€Ûê-Ûú4Û¥IÛÎLÛ›YÛMeÛ5nÛOrÛûtÛ<vÛxÛ2{ÛjÜ)Ü‹ÜF Ül Üw Ü}Üó#Ü$Ü×(ÜQ)Üˆ.ÜÝ3Ü„<ÜbKÜ8aÜGbÜšeÜ†jÜ[oÜiqÜhzÜ²Ý° ÝdÝv ÝŒÝ·Ý&$Ý‡$ÝŒ0Ýf5ÝÉ6Ý 7ÝÖ9ÝÔAÝëFÝ|]Ý”]ÝrÝâtÝåyÝû{Ý'Þ/$Þ-'Þ9.Þ¿2Þ>3Þ8ÞwCÞ:DÞ¢KÞûQÞ WÞÃ]Þq^ÞonÞŒ{Þ9~ÞŠßÚß7ßñßß"!ß}&ß‘*ßF4ß”AßgDßDßŒNß5Rße^ßEaß°cß–hß„rßërß¦vßÎxß½{ßº}ßO~ß.àHà àÇà—àà$àA4àB?àUBàLGàz`àÖgàÎnà™oà>qà±qà>á9á1áõáábá!á#á¾9áM<á|Zá\á!báqá5{áà}á~áâ5â&âàâ_â²âÛ#â6â;â =âÝ?âÐNâˆaâïgâ³oâsâ5ã ã×ã¨ããÍãY!ãš%ãÏ,ã%-ã,1ãˆ:ã³HãwNãÎWãþXã]Zã‰\ã]ãÏbãµhã¶pã—ãûäñä3ä¨ä¬äÚäëäR!ä_#ä?-ä]/äû6äAäEOäiSä$]äDaä¤cäþcädäxeä£gävuä÷}äXåå%å,ååÿåüåûåà åí0åG1å‚7å09å<åd=å®=å˜?å”LåŠOåé\å&_åà_åcå…gå‡}åæÅæw æp æ†æ÷æX"æU)æŽ3æ`4æÇ8æW>æ´Iæ3MæeUæ<Væ¦]æöaæ|kæj~ærçàçkçýçç# ç_0çC3çÒCçÛJç„cç*nçìwç×yçÁègètèèèlè›è®èÝ#è,-èÙ-èq/è*6èÐ6èô8èÒ;èÍJèKLèlRè^SèI\è7wèçzèÙ}è@èâèMéRé®é—éJ#é²'éª*éÐ-é%5é›7éÆ7éÞBé°CéåMéÍ\évréÏzéé%é†êúêS#êU.ê$9ê›AêµHêœXêKjê¼mêqpên|ê1ëëçëBë?ëíë¬ëkëY$ëv%ë1(ëž6ëÑ9ëJ<ëÂ@ëBëDëøJë£MëuOë°kërmëýzë>ìüì‰ììÏì¤ìáì-ìþì›ìf$ìë(ìX)ìx)ì#+ì‚4ìê6ìÔ;ìAìßCì}IìÝKìbWì±\ìøbìènì‚rì/uìB}ìW~ìpí?íÙíÖí íeí"íì;ímIíKí¿Ní-Tí¢_í`bíhíÍkí˜ríJsíWî¬îîÂîéî‚$îN8îý<î;HîÀLî*SîÙ]îÎ^îbîjîÆnîTtîSzî±ïåï»ïSï{ ïãïXïP#ïY,ï’.ï\;ïd=ïÓDïJï=PïØSï¥Zïadï5tï&wïkxï„xï:ðÑðsðEðÆ'ðQ(ðº(ð¥.ð„bðdðÖqðØðñ!ñ?2ñ«2ñ«5ñÈ<ñBñªOñ@UñDZñañ)eñT|ñò4 òÂ ò]ò$òH!ò7$òK/ò1ò2ò¾5ò7ò”AòyCòÄPòÐaòÀpòÐxò0ó·ó¸ ó—ó-ó°0óœ7óÖ>óEAó¾DóxIóÍLóQóÒTóÙ\ógóÐióýtóô\ôôÃô^ô.ô"#ôP*ôŸ-ôÞ8ôéGôKô&^ôå^ô¬_ôaôEgôóiôõ¹ õ÷õ¢õèõõ¼õõ~%õP*õ(6õý6õy;õ">õ*Iõ Oõ²Sõcõ?kõûkõÝnõ¡yõÈ}õa~õÔõýöö@!öž#ö)ö—6öà:ö!Aö3Lö´Nö”Wö}]öˆrön÷) ÷Ü÷:÷C-÷];÷}F÷]÷¿_÷Ð_÷´f÷"n÷Èw÷øCøTøó!ø =øüFøÉJø¾OøRXø9]øÁ^øÑnøƒuø÷~øüùiù©ùßùi)ù¤5ùì5ùJùtRùœbùbhùøjùokùSvù‚úU úp ú½úq$úl&ú”+úR5úö8úš9útAú»Cú…FúÜFúyRúvUúà\ú{gú`púSqúùqúMû³û û û¶ û¢û½$û+<û¡=û7@û±FûˆIûéOûžVûøbû]gû+kûAnûÕxû5ü»ü4üqü³ üÎ üg"üú"üÆ'ü+üœ4üi9ü<üãMüZüÒ\ü’aü•güeiüþkü+nü=ý ý ý&ý<ýAýåýý;ý¦ýê$ýj.ýv1ýP2ýõCýíUý¦]ýKbý<mý§rý[þaþäþzþÆ*þ3+þO7þm7þ9þaKþÈOþp]þZ`þKaþjaþuþ_vþ·wþÃÿþÿUÿÌÿÓ ÿ±(ÿ¬*ÿI1ÿ¿3ÿ:ÿ²:ÿOLÿ^OÿgSÿAeÿkÿ•kÿ§pÿ‰sÿÓsÿÚzÿÀ4Â4ÿ@€ÇÇÇÇæ4@ÿÿUnknownÿÿÿÿÿÿÿÿÿÿÿÿ Gÿ.à[xÀ ÿTimes New Roman5€Symbol3.ÿ.à[xÀ ÿArial5.ÿ.á[`À)ÿTahomaC.,ÿ*à{$À ÿCalibri Light7.ÿ*à{$À ÿCalibri?= ÿ.àCxÀ ÿCourier New;€WingdingsAÿàÿ$BŸCambria Math"qˆðÐh%\t‡%\t‡¤K%§ßá,_ßá,_!ð€´´24¦4¦4 2ƒqðüýHP ðÿ?äÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ€jË2!xx G†° Üÿÿ"CITY OF MEDINA PLANNING COMMISSION Linda LaneDusty Finke¤& ! " # $ % þÿ à…ŸòùOh«‘+'³Ù0”˜ÄÐäð $ DP \ ht|„Œä$CITY OF MEDINA PLANNING COMMISSION Linda Lane Normal.dotm Dusty Finke2Microsoft Office Word@FÃ#@PÜç½kÏ@æâ±®ðÔ@æâ±®ðÔßá,þÿ ÕÍÕœ.“—+,ù®DÕÍÕœ.“—+,ù®x4 px¤¬´¼ÄÌÔÜ ä äCity of Medina Document_¦4#CITY OF MEDINA PLANNING COMMISSION Titlex :BContentTypeIdä,0x010100975965242BF03E4AAAF2EB9C97235673 !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\]^_`abcdefghijklmnopqrstuvwxyz{|}~€‚ƒ„…†‡ˆ‰Š‹ŒŽ‘’“”•–—˜™š›œžŸ ¡¢£¤¥¦§¨©ª«¬þÿÿÿ®¯°±²³´µ¶·¸¹º»¼½¾¿ÀÁÂÃÄÅÆÇÈÉÊËÌÍÎÏÐÑÒÓÔÕÖ×ØÙÚÛÜÝÞßàáâãäåæçèéêëìíîïðñòóôõö÷øùúûüýþÿ þÿÿÿþÿÿÿ!"#$%&'þÿÿÿýÿÿÿýÿÿÿýÿÿÿ,-.þÿÿÿ0123456789:;<=>?@ABCDEMþÿÿÿHIJKLþÿÿÿNþÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿRoot Entryÿÿÿÿÿÿÿÿ ÀF RsíN\ÕG@ 1TableÿÿÿÿÿÿÿÿÿÿÿÿsÔWordDocumentÿÿÿÿÿÿÿÿ?XSummaryInformation(ÿÿÿÿDocumentSummaryInformation8ÿÿÿÿÿÿÿÿÿÿÿÿ MsoDataStoreÿÿÿÿÿÿÿÿ RsíN\Õ RsíN\ÕÇUÎT0XÑAÀEÖÃÞÅEÜP5ÃÊ1Q==2ÿÿÿÿÿÿÿÿ RsíN\Õ RsíN\ÕItem ÿÿÿÿÿÿÿÿPropertiesÿÿÿÿÿÿÿÿÿÿÿÿÉÜFD2ÖÞVÂÆEÚÏÉK1WÈÄEÉJQ==2ÿÿÿÿÿÿÿÿ RsíN\Õ RsíN\ÕItem ÿÿÿÿÿÿÿÿ ÛPropertiesÿÿÿÿÿÿÿÿÿÿÿÿ ÉÈBEAKÊYÑÝÔÒ50ZÈ×ÉÏAQSÐ==2 RsíN\Õ RsíN\ÕItem ÿÿÿÿÿÿÿÿ/G0PropertiesÿÿÿÿÿÿÿÿÿÿÿÿÉCompObjÿÿÿÿ'r<?xml version="1.0" encoding="utf-8"?><ct:contentTypeSchema ct:_="" ma:_="" ma:contentTypeName="Document" ma:contentTypeID="0x010100975965242BF03E4AAAF2EB9C97235673" ma:contentTypeVersion="12" ma:contentTypeDescription="Create a new document." ma:contentTypeScope="" ma:versionID="59df10175fbc74a51c4716b2bec65930" xmlns:ct="http://schemas.microsoft.com/office/2006/metadata/contentType" xmlns:ma="http://schemas.microsoft.com/office/2006/metadata/properties/metaAttributes"> <xsd:schema targetNamespace="http://schemas.microsoft.com/office/2006/metadata/properties" ma:root="true" ma:fieldsID="2bbbc2774c853323077ac7dec1c1037f" ns2:_="" ns3:_="" xmlns:xsd="http://www.w3.org/2001/XMLSchema" xmlns:xs="http://www.w3.org/2001/XMLSchema" xmlns:p="http://schemas.microsoft.com/office/2006/metadata/properties" xmlns:ns2="184493ac-d79d-4960-abe2-749546c0fe59" xmlns:ns3="f2f2c132-51cf-4f32-964f-d0f9c1d08f82"> <xsd:import namespace="184493ac-d79d-4960-abe2-749546c0fe59"/> <xsd:import namespace="f2f2c132-51cf-4f32-964f-d0f9c1d08f82"/> <xsd:element name="properties"> <xsd:complexType> <xsd:sequence> <xsd:element name="documentManagement"> <xsd:complexType> <xsd:all> <xsd:element ref="ns2:MediaServiceMetadata" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceFastMetadata" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceDateTaken" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceAutoTags" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceLocation" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceOCR" minOccurs="0"/> <xsd:element ref="ns3:SharedWithUsers" minOccurs="0"/> <xsd:element ref="ns3:SharedWithDetails" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceEventHashCode" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceGenerationTime" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceAutoKeyPoints" minOccurs="0"/> <xsd:element ref="ns2:MediaServiceKeyPoints" minOccurs="0"/> </xsd:all> </xsd:complexType> </xsd:element> </xsd:sequence> </xsd:complexType> </xsd:element> </xsd:schema> <xsd:schema targetNamespace="184493ac-d79d-4960-abe2-749546c0fe59" elementFormDefault="qualified" xmlns:xsd="http://www.w3.org/2001/XMLSchema" xmlns:xs="http://www.w3.org/2001/XMLSchema" xmlns:dms="http://schemas.microsoft.com/office/2006/documentManagement/types" xmlns:pc="http://schemas.microsoft.com/office/infopath/2007/PartnerControls"> <xsd:import namespace="http://schemas.microsoft.com/office/2006/documentManagement/types"/> <xsd:import namespace="http://schemas.microsoft.com/office/infopath/2007/PartnerControls"/> <xsd:element name="MediaServiceMetadata" ma:index="8" nillable="true" ma:displayName="MediaServiceMetadata" ma:hidden="true" ma:internalName="MediaServiceMetadata" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Note"/> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceFastMetadata" ma:index="9" nillable="true" ma:displayName="MediaServiceFastMetadata" ma:hidden="true" ma:internalName="MediaServiceFastMetadata" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Note"/> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceDateTaken" ma:index="10" nillable="true" ma:displayName="MediaServiceDateTaken" ma:hidden="true" ma:internalName="MediaServiceDateTaken" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Text"/> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceAutoTags" ma:index="11" nillable="true" ma:displayName="MediaServiceAutoTags" ma:internalName="MediaServiceAutoTags" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Text"/> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceLocation" ma:index="12" nillable="true" ma:displayName="MediaServiceLocation" ma:internalName="MediaServiceLocation" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Text"/> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceOCR" ma:index="13" nillable="true" ma:displayName="MediaServiceOCR" ma:internalName="MediaServiceOCR" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Note"> <xsd:maxLength value="255"/> </xsd:restriction> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceEventHashCode" ma:index="16" nillable="true" ma:displayName="MediaServiceEventHashCode" ma:hidden="true" ma:internalName="MediaServiceEventHashCode" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Text"/> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceGenerationTime" ma:index="17" nillable="true" ma:displayName="MediaServiceGenerationTime" ma:hidden="true" ma:internalName="MediaServiceGenerationTime" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Text"/> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceAutoKeyPoints" ma:index="18" nillable="true" ma:displayName="MediaServiceAutoKeyPoints" ma:hidden="true" ma:internalName="MediaServiceAutoKeyPoints" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Note"/> </xsd:simpleType> </xsd:element> <xsd:element name="MediaServiceKeyPoints" ma:index="19" nillable="true" ma:displayName="KeyPoints" ma:internalName="MediaServiceKeyPoints" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Note"> <xsd:maxLength value="255"/> </xsd:restriction> </xsd:simpleType> </xsd:element> </xsd:schema> <xsd:schema targetNamespace="f2f2c132-51cf-4f32-964f-d0f9c1d08f82" elementFormDefault="qualified" xmlns:xsd="http://www.w3.org/2001/XMLSchema" xmlns:xs="http://www.w3.org/2001/XMLSchema" xmlns:dms="http://schemas.microsoft.com/office/2006/documentManagement/types" xmlns:pc="http://schemas.microsoft.com/office/infopath/2007/PartnerControls"> <xsd:import namespace="http://schemas.microsoft.com/office/2006/documentManagement/types"/> <xsd:import namespace="http://schemas.microsoft.com/office/infopath/2007/PartnerControls"/> <xsd:element name="SharedWithUsers" ma:index="14" nillable="true" ma:displayName="Shared With" ma:internalName="SharedWithUsers" ma:readOnly="true"> <xsd:complexType> <xsd:complexContent> <xsd:extension base="dms:UserMulti"> <xsd:sequence> <xsd:element name="UserInfo" minOccurs="0" maxOccurs="unbounded"> <xsd:complexType> <xsd:sequence> <xsd:element name="DisplayName" type="xsd:string" minOccurs="0"/> <xsd:element name="AccountId" type="dms:UserId" minOccurs="0" nillable="true"/> <xsd:element name="AccountType" type="xsd:string" minOccurs="0"/> </xsd:sequence> </xsd:complexType> </xsd:element> </xsd:sequence> </xsd:extension> </xsd:complexContent> </xsd:complexType> </xsd:element> <xsd:element name="SharedWithDetails" ma:index="15" nillable="true" ma:displayName="Shared With Details" ma:internalName="SharedWithDetails" ma:readOnly="true"> <xsd:simpleType> <xsd:restriction base="dms:Note"> <xsd:maxLength value="255"/> </xsd:restriction> </xsd:simpleType> </xsd:element> </xsd:schema> <xsd:schema targetNamespace="http://schemas.openxmlformats.org/package/2006/metadata/core-properties" elementFormDefault="qualified" attributeFormDefault="unqualified" blockDefault="#all" xmlns="http://schemas.openxmlformats.org/package/2006/metadata/core-properties" xmlns:xsd="http://www.w3.org/2001/XMLSchema" xmlns:xsi="http://www.w3.org/2001/XMLSchema-instance" xmlns:dc="http://purl.org/dc/elements/1.1/" xmlns:dcterms="http://purl.org/dc/terms/" xmlns:odoc="http://schemas.microsoft.com/internal/obd"> <xsd:import namespace="http://purl.org/dc/elements/1.1/" schemaLocation="http://dublincore.org/schemas/xmls/qdc/2003/04/02/dc.xsd"/> <xsd:import namespace="http://purl.org/dc/terms/" schemaLocation="http://dublincore.org/schemas/xmls/qdc/2003/04/02/dcterms.xsd"/> <xsd:element name="coreProperties" type="CT_coreProperties"/> <xsd:complexType name="CT_coreProperties"> <xsd:all> <xsd:element ref="dc:creator" minOccurs="0" maxOccurs="1"/> <xsd:element ref="dcterms:created" minOccurs="0" maxOccurs="1"/> <xsd:element ref="dc:identifier" minOccurs="0" maxOccurs="1"/> <xsd:element name="contentType" minOccurs="0" maxOccurs="1" type="xsd:string" ma:index="0" ma:displayName="Content Type"/> <xsd:element ref="dc:title" minOccurs="0" maxOccurs="1" ma:index="4" ma:displayName="Title"/> <xsd:element ref="dc:subject" minOccurs="0" maxOccurs="1"/> <xsd:element ref="dc:description" minOccurs="0" maxOccurs="1"/> <xsd:element name="keywords" minOccurs="0" maxOccurs="1" type="xsd:string"/> <xsd:element ref="dc:language" minOccurs="0" maxOccurs="1"/> <xsd:element name="category" minOccurs="0" maxOccurs="1" type="xsd:string"/> <xsd:element name="version" minOccurs="0" maxOccurs="1" type="xsd:string"/> <xsd:element name="revision" minOccurs="0" maxOccurs="1" type="xsd:string"> <xsd:annotation> <xsd:documentation> This value indicates the number of saves or revisions. The application is responsible for updating this value after each revision. </xsd:documentation> </xsd:annotation> </xsd:element> <xsd:element name="lastModifiedBy" minOccurs="0" maxOccurs="1" type="xsd:string"/> <xsd:element ref="dcterms:modified" minOccurs="0" maxOccurs="1"/> <xsd:element name="contentStatus" minOccurs="0" maxOccurs="1" type="xsd:string"/> </xsd:all> </xsd:complexType> </xsd:schema> <xs:schema targetNamespace="http://schemas.microsoft.com/office/infopath/2007/PartnerControls" elementFormDefault="qualified" attributeFormDefault="unqualified" xmlns:pc="http://schemas.microsoft.com/office/infopath/2007/PartnerControls" xmlns:xs="http://www.w3.org/2001/XMLSchema"> <xs:element name="Person"> <xs:complexType> <xs:sequence> <xs:element ref="pc:DisplayName" minOccurs="0"></xs:element> <xs:element ref="pc:AccountId" minOccurs="0"></xs:element> <xs:element ref="pc:AccountType" minOccurs="0"></xs:element> </xs:sequence> </xs:complexType> </xs:element> <xs:element name="DisplayName" type="xs:string"></xs:element> <xs:element name="AccountId" type="xs:string"></xs:element> <xs:element name="AccountType" type="xs:string"></xs:element> <xs:element name="BDCAssociatedEntity"> <xs:complexType> <xs:sequence> <xs:element ref="pc:BDCEntity" minOccurs="0" maxOccurs="unbounded"></xs:element> </xs:sequence> <xs:attribute ref="pc:EntityNamespace"></xs:attribute> <xs:attribute ref="pc:EntityName"></xs:attribute> <xs:attribute ref="pc:SystemInstanceName"></xs:attribute> <xs:attribute ref="pc:AssociationName"></xs:attribute> </xs:complexType> </xs:element> <xs:attribute name="EntityNamespace" type="xs:string"></xs:attribute> <xs:attribute name="EntityName" type="xs:string"></xs:attribute> <xs:attribute name="SystemInstanceName" type="xs:string"></xs:attribute> <xs:attribute name="AssociationName" type="xs:string"></xs:attribute> <xs:element name="BDCEntity"> <xs:complexType> <xs:sequence> <xs:element ref="pc:EntityDisplayName" minOccurs="0"></xs:element> <xs:element ref="pc:EntityInstanceReference" minOccurs="0"></xs:element> <xs:element ref="pc:EntityId1" minOccurs="0"></xs:element> <xs:element ref="pc:EntityId2" minOccurs="0"></xs:element> <xs:element ref="pc:EntityId3" minOccurs="0"></xs:element> <xs:element ref="pc:EntityId4" minOccurs="0"></xs:element> <xs:element ref="pc:EntityId5" minOccurs="0"></xs:element> </xs:sequence> </xs:complexType> </xs:element> <xs:element name="EntityDisplayName" type="xs:string"></xs:element> <xs:element name="EntityInstanceReference" type="xs:string"></xs:element> <xs:element name="EntityId1" type="xs:string"></xs:element> <xs:element name="EntityId2" type="xs:string"></xs:element> <xs:element name="EntityId3" type="xs:string"></xs:element> <xs:element name="EntityId4" type="xs:string"></xs:element> <xs:element name="EntityId5" type="xs:string"></xs:elþÿÿÿþÿÿÿ þÿÿÿþÿÿÿþÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ(þÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ<?xml version="1.0" encoding="UTF-8" standalone="no"?><b:Sources SelectedStyle="\APA.XSL" StyleName="APA" xmlns:b="http://schemas.openxmlformats.org/officeDocument/2006/bibliography" xmlns="http://schemas.openxmlformats.org/officeDocument/2006/bibliography"></b:Sources>"1.0" encoding="UTF-8" standalone="no"?> <ds:data<?xml version="1.0" encoding="UTF-8" standalone="no"?> <ds:datastoreItem ds:itemID="{69934B9D-407C-4D80-A3FA-513C3DF8EA6D}" xmlns:ds="http://schemas.openxmlformats.org/officeDocument/2006/customXml"/>sion="1.0" encoding="UTF-8" standalone="no"?><b:Sources<?mso-contentType?><FormTemplates xmlns="http://schemas.microsoft.com/sharepoint/v3/contenttype/forms"><Display>DocumentLibraryForm</Display><Edit>DocumentLibraryForm</Edit><New>DocumentLibraryForm</New></FormTemplates>Document/2006/bibliography" xmlns="ht<?xml version="1.0" encoding="UTF-8" standalone="no"?> <ds:datastoreItem ds:itemID="{DBDC50F0-62E5-4E98-AFA4-A6D6A2412925}" xmlns:ds="http://schemas.openxmlformats.org/officeDocument/2006/customXml"/> ds:itemID="{672EBA83-C21C-40DF-AD43-057332D37604}" xml<?xml version="1.0" encoding="UTF-8" standalone="no"?> <ds:datastoreItem ds:itemID="{2A0011A0-31A6-4CF7-9F69-9A37A6F0104B}" xmlns:ds="http://schemas.openxmlformats.org/officeDocument/2006/customXml"/>emaRefs></ds:datastoreItem>rm</Edit><New>DocumentLibrar<?xml version="1.0" encoding="UTF-8" standalone="no"?> <ds:datastoreItem ds:itemID="{16A0BAFD-FD8E-4CA6-9922-C23061491027}" xmlns:ds="http://schemas.openxmlformats.org/officeDocument/2006/customXml"/>tp://schemas.openxmlformats.org/officeDocument/2006/customXml"><ds:schemaRefs><ds:schemaRef ds:uri="http://schemas.microsoft.com/sharepoint/v3/contenttype/forms"/></ds:schemaRefs></ds:datastoreItem><?xml version="1.0" encoding="UTF-8" standalone="no"?><b:Sources SelectedStyle="\APA.XSL" StyleName="APA" xmlns:b="http://schemas.openxmlformats.org/officeDocument/2006/bibliography" xmlns="http://schemas.openxmlformats.org/officeDocument/2006/bibliography"></b:Sources><?xml version="1.0" encoding="UTF-8" standalone="no"?> <ds:datastoreItem ds:itemID="{672EBA83-C21C-40DF-AD43-057332D37604}" xmlns:ds="http://schemas.openxmlformats.org/officeDocument/2006/customXml"><ds:schemaRefs><ds:schemaRef ds:uri="http://schemas.openxmlformats.org/officeDocument/2006/bibliography"/></ds:schemaRefs></ds:datastoreItem>þÿ ÿÿÿÿ ÀF Microsoft Word 97-2003 Document MSWordDocWord.Document.8ô9²qement> <xs:element name="Terms"> <xs:complexType> <xs:sequence> <xs:element ref="pc:TermInfo" minOccurs="0" maxOccurs="unbounded"></xs:element> </xs:sequence> </xs:complexType> </xs:element> <xs:element name="TermInfo"> <xs:complexType> <xs:sequence> <xs:element ref="pc:TermName" minOccurs="0"></xs:element> <xs:element ref="pc:TermId" minOccurs="0"></xs:element> </xs:sequence> </xs:complexType> </xs:element> <xs:element name="TermName" type="xs:string"></xs:element> <xs:element name="TermId" type="xs:string"></xs:element> </xs:schema> </ct:contentTypeSchema>