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2006 Evaluation and Appraisal ReportVillage of North Palm Beach Evaluation and Appraisal Report 2006 Table of Contents Chapter Page Introduction 1 1 Major Issues Description and Analysis 3 Issue 1 -Redevelopment along U.S. Highway 1 and Northlake Boulevard 3 A. Description and Analysis 3 B. Potential Social, Economic and Environmental Impacts 6 C. Comprehensive Plan elements Impacted and Assessment Of Specific Effects 6 D. Recommendations 9 Issue 2 --Annexation 11 A. Description and Analysis 11 B. Potential Social, Economic and Environmental Impacts 14 C. Comprehensive Plan Elements Impacted and Assessment Of Specific Effects 15 D. Recommendations 17 Issue 3 -Residential Density 18 A. Description and Analysis 18 B. Potential Social, Economic and Environmental Impacts 19 C. Comprehensive Plan Elements Impacted and Assessment Of Specific Effects 20 D. Recommendations 23 2. Communitywide Assessment 24 A. Introduction 24 B. Communitywide Goals 24 C. Changes in Population 28 D. Changes in Land Area 30 E, Location of Development in Relation to Location of Development as Anticipated in the Comprehensive Plan 30 F. Extent of Vacant and Developable Land 35 G. Affordable Housing Assessment 36 Table of Contents (continued) Chapter Page H. Public Education and Health System 36 I. Financial Feasibility of the Comprehensive Plan 36 1. Existing Revenue Sources and Funding Mechanisms 36 2. Current Expenditures 38 3. Assets and Liabilities 39 4. Capital Improvements Funding Potential 40 5. Capital Improvements Program 41 6. Capital Improvements, LOS and Budget 42 7. Level of Service Analysis 44 8. Concurrency Management 53 9. Public School Concurrency 53 J. Additional Issues of Local Concern 54 1. Potable Water PIanlRegional Water Plan Update 54 2. Coastal High Hazard Area Assessment 54 3. Consistency with Growth Management Laws 58 A. Review of the State Comprehensive Plan 58 B. Review of Changes to Chapter 163, Florida Statutes 58 C. Review of Changes to Chapter 9J-5, Florida Administrative Code 58 D. Review of the Treasure Coast Strategic Policy Plan 58 4. Review of Comprehensive Plan Elements 59 A. Summary of Comprehensive Plan elements 59 1. Future Land Use Element 59 2. Traffic Circulation Element 60 3. Housing Element 62 4. Infrastructure Element 63 5. Coastal Management Element 65 Table of Contents (continued Chapter Page 6. Intergovernmental Coordination Element 68 7. Recreation and Open Space Element 70 8. Intergovernmental Coordination Element 71 9. Capital Improvements Element 72 10. Public School Concurrency Element 76 5. Summary of Recommendations 77 A. General Recommendations 78 B. Specific Recommendations 78 List of Appendices Appendix 1 ~ Scoping Agreement Appendix 2 -Adequate Housing Assessment Appendix 3 -Assessment of Changes to Chapter 163, Florida Statutes Appendix 4 -Assessment of Changes to 9J-5, Florida Administrative Code Appendix 5 -Evaluation and Appraisal Report Administration List of Tables Table Page 1 North Palm Beach Historical Population Growth 28 2 2000 North Palm Beach Housing Units by Structure Type 29 3 North Palm Building Permit Activity 29 4 Inventory of Comprehensive Plan Amendments 2001 - 2005 31 5 Existing hand Use Inventory 35 6 Vacant Land Inventory 36 7 North Palm Beach General government Revenue History 38 8 North Palm Beach General Government Revenue Projections 3$ List of Tables (continued) Table Page 9 North Palm Beach General government Expense History 39 10 North Palm Beach General Government Expenses Projections 39 11 North Palm Beach Unreserved General Fund Balance 40 12 North Palm Beach General Fund Capital Projects Potential 41 13 Comprehensive Plan Related Capital Improvements Plan 42 14 Roadway Level-of-Service Analysis 51 15 Recreation and Open space Facilities 52 List of Maps Table Page 1 North Palm Beach Annexation Area 12 2 North Palm Beach Target Annexation Areas 13 3 Village Planning Areas 32 4 Existing Land Use 33 5 Composite Future Land Use 34 6 Village Roadways 50 7 Coastal High Hazard Area 55 INTRODUCTION The North Palm Beach Evaluation and Appraisal Report (EAR) is submitted in response to the provisions of Section 163.3161, Florida Statutes, which requires that the Village`s planning program be a continuous and ongoing process. In order to institute the ongoing process, Section 163.3161 requires that a formal EAR be prepared and submitted to the state each seven years. Requirements of the EAR process include a detailed evaluation and assessment of the comprehensive plan, including statements to direct the updating process, and the following specifics: • A brief description of the process used to prepare and adopt the EAR. • A discussion of changes in population since the plan was adopted, or last amended. • Identification of the amount and location of vacant [and and its suitability for development. • A discussion of the extent to which the community has been able to meet the demands of growth on its infrastructure, maintenance of level~of- service standards, concurrency management, and fiinancial feasibility of the plan. • A discussion of whether development has located where it was anticipated in the plan. • An assessment of the success of coordinating land uses and school facilities planning. • An evaluation of the plan with respect to the Water Management District's plan. • An assessment of the successes or shortcomings of each element. The Village of North Palm Beach Comprehensive Plan (Comprehensive Plan) was initially adopted in 1989, An initial EAR review was completed, and related Comprehensive Plan amendments were adopted in 2001. With the exception of an initial scoping meeting with affected government agencies and procurement of a scoping agreement with the Florida Department of Community Affairs (Ref: Appendix 1), the EAR process has followed a public participation program similar to that used in the adoption of the current Comprehensive Plan. The EAR process consisted primarily of the following components: Village of North Palm Beach 1 Evaluation and Appraisal Report • [dentification and clarification of major issues by Village staff and the Local Planning Agency {LPS). • Convening of a scoping meeting with affected governments. • Procurement of a scoping agreement for submittal to FDCA. • Convening public hearings on the EAR with the LPA and Village Council. • Formal action adopting the EAR, following discussion of it at a public meeting. The Village will use the findings and recommendations contained in this document as the basis to prepare the EAR-based Comprehensive Plan amendments, including necessary support documentation. Village of North Palm Beach 2 Evaluation and Appraisal Report Chapter 1: Major Issues Description and Analysis Issue 1 -Redevelopment along U.S. Highway '[ and Northlake Boulevard A. Description and Analysis The U.S. Highway 1 and Northlake Boulevard corridors, within the corporate limits of the Village of North Palm Beach, exhibit mixed-use andlor residential redevelopment potential due to age and condition of structures, mix of existing land uses and perceived changes in market circumstances. Most of the U.S. Highway 1 and Northlake Boulevard corridors in the Village have a Commercial future land use designation and related commercial zoning designations. However, due to the age of structures and changed office and retail markets, there are a number of vacancies in commercial buildings, high turnover rates for certain uses such as restaurants, and additional properties that may be under utilized. Changed commercial markets, coupled with demand for mixed-use and residential development in the more eastern locations of Palm Beach County ~ have created the impetus for renewed interest in the U.S. Highway 1 and Northlake Boulevard corridors. In response to changed market conditions and renewed development opportunities, the Village has received several formal and informal requests for consideration of residential and mixed-use development, particularly along the U.S. Highway 1 corridor. It is anticipated that redevelopment will be facilitated by the Village through enabling legislation such as corridor overlay land use designations and related land development regulations. It is expected that redevelopment efforts will generally be initiated by affected property owners as these planning tools become available. The only policy in the Village's Comprehensive Plan that directly addresses this issue is Special Policy 5.6 of the Future Land Use Element, which states: "As a means of enhancing the commercial character of the area along Northlake Boulevard through renovation andlor redevelopment, maintain the Commercial Planned Unit Development (CPUD) ordinance which allows proposed projects to depart from the strict interpretation of the Zoning Code if, after review by the Village, it is found that said projects are in compliance with the North Palm Beach Comprehensive Plan." Village of North Palm Beach 3 B,valuation and Appraisal Report Although Special Policy 5.6 is interpreted to encourage mixed-use redevelopment, no related density and intensity standards are included in the Comprehensive Plan or the Village's Planned Unit Development regulations (Section 45-35.1 of the Village Code). Under the provisions of these regulations, mixed-use development may be permitted on parcels of 2.5 acres or larger which contain bath commercial future land use and zoning designations. There have been no mixed-use development applications or approvals along either corridor under the provisions of Section 45-35.1, although there has been considerable interest from property owners and developers. A potential reason for the lack of interest in this vehicle is the restrictive minimum parcel size of 2.5 acres. Most properties along both corridors fall below the minimum 2.5 acre threshold. In an attempt to address the changed conditions discussed above, the Village has taken several additional related actions, as follows: 1. The Village completed a cooperative effort with the Town of Lake Park to jointly enact land development regulations to guide redevelopment activities on the old Twin Cities Mall site. Portions of this site are located in each jurisdiction. The cooperative effort resulted in the enactment of the C-3 Regional Business zoning district by the Village. The G3 district permits a mix of commercial, service and residential uses to be approved under a single development approval. A portion of the property has been redeveloped as a Publix-anchored neighborhood shopping center, and the Village and take Park are currently reviewing a proposal for mixed-use redevelopment of a 13.3 acre portion ("The Village Shoppes") of the property, including residential, retail, office and restaurant uses. 2. The Village adopted a Future Land Use Map Series amendment and Special Policy 5.18 of the Future Land Use element (Amendment 05-1: Mariner Court) to change the future land use designation of a 1.93 acre parcel on U.S. Highway 1 from Commercial to Medium Density Residential, and limit its development potential to a total of 16 two-story residentia! townhouse units (i.e. 8.29 units per acre). The approved floor-area-ratio is 0.59. 3. The Village adopted Ordinance 2006-05 (i.e. amendment to Section 45-31.1 of the Village Code) reducing the minimum size of a commercial planned unit development from 2.5 acres to 1.0 acres, provided that the underlying zoning district is C-1A Limited Commercial District. C1-A zoning designations are currently located only along the U.S. Highway 1 corridor. Village of Borth Palm Beach 4 Evaluation and Appraisal Report 4. The Village adopted Ordinance 2006-06 (i.e. amendment to Section 45-32 of the Village Code) permitting multiple-family dwellings as a component of a commercial planned unit development in the C-1A Limited Commercial District. 5. The Village approved amixed-use development (Villa Porte) on U.S. Highway 1 under the recently adopted amendments to Sections 45-31.1 and 45-32 of the Village Code. The four-story development consists of 21 townhouses, 1,560 sq. ft. of office and 1,950 sq. ft. of retail space on 1.42 acres. The residential density approved is 14.79 units per acre and the commercial floor-area-ratio (F.A.R.) is 0.057. The aggregate F.A.R. (residential and commercial space) is 1.09. 6. The Village (Section 45-35.3 of the Village Code), in cooperation with Palm Beach County, Town of Lake Park and City of Palm Beach Gardens, enacted the Narthlake Boulevard Overlay Zoning District (NBOZ). The purpose of the NBOZ is to establish a consistent set of land development regulations along the full extent of Northlake Boulevard, from U.S. Highway 1 to Military Trail, regardless of the political jurisdiction. The NBOZ includes lists of permitted and conditional uses, and standards governing architectural style, landscaping, signage, building orientation, parking and pedestrian amenities. The overlay district consists of properties in the Village which front or are adjacent to Northlake Boulevard, as indicated an the Official Zoning Map. Redevelopment is not specifically addressed in the NBOZ; however, all such activities must comply with its provisions. In order to address and plan #or expected increasing interest in redevelopment along the two corridors, the Comprehensive Plan should be amended. Considerations to be addressed include: 1. Amendment of the Future Land Use Map Series to incorporate a redevelopment or mixed-use overlay series, including the NBOZ, identifying areas along U.S. Highway 1 and Northlake Boulevard where mixed-use andlor residential development will be considered. 2. Amendment of the Future Land Use element to address mixed -- use andlor residential redevelopment along the corridors, including permitted uses, density and intensity standards, compatibility with neighboring properties, and direction for the adoption of site development regulations. Village of North Palm Beach g Evaluation and Appraisal Report B. Potentia[ Social, Economic and Environmental Impacts By permitting mixed-use andlor residential development at appropriate locations along the corridors, the following positive results are anticipated: (1) Increase in the Village's tax base; {2) creation of additional mixed-use and/or residential development opportunities; (3) increased resident support for commercial businesses; and (4) workforce and market-rate housing opportunities proximate to employers along the corridors. Redevelopment activity along these corridors has the potential to greatly enhance the Village`s tax base, as many of the targeted properties are underdeveloped or underutilized sites. Potential environmental impacts are minimal due to the developed nature of the corridor and the lack of existing resources. Density and intensity standards are of critical concern, as many properties along both corridors abut single-family residential areas where land use compatibility is a potential concern. C. Comprehensive Plan Elements Impacted and Assessment of Specific Effects future Land Use. The Future Land Use element contains 5 objective statements. Objectives 1 - 4 do not directly relate to redevelopment of the two corridors, although some objectives, including related policies, provide direction for addressing the issue of redevelopment. Objective 1, Policies 1.3 (density) and 1.4 {maximum floor-area-ratios for non- residential uses), include density and intensity standards for the Village's various land use categories; however, mixed-use standards are not included. Objective 3 requires all development and redevelopment proposals to meet Village level-of- service (LOS) standards and Policy 4.2 directs all future high density residential development to areas west of U.S. Highway 1. Objective 5 allows the Village to adopt special policies, when necessary, to address site specific issues related to implementing the Village Goal statement. This vehicle can be used to incorporate overlay maps within the Future Land Use Map Series, as well issues related to the redevelopment of specific corridor segments that need to be addressed separately from the remainder. The Future Land Use element does not specifically address redevelopment along the U.S. Highway 1 and Northlake Boulevard corridors; therefore an objective and related policies should be added to encourage such practices, and density and intensity standards should be incorporated within Policy 1.4. Further, the Future Land Use Map Series should be amended to include overlay maps, as appropriate, that identify areas where such development will be considered by Village of North Palm Beach { Evaluation and Appraisal Report the Village. Special Policies may also be added to Objective 5 to address more localized issues such as use and compatibility with adjacent land uses. 2. Transportation. The Transportation element contains 14 objective statements. The Transportation element goal and objectives are not directly affected by mixed- use redevelopment in North Palm Beach. However, mixed-use andlor residential redevelopment of the U.S. Highway 1 and Northlake Boulevard corridors is determined to be consistent with Objective 10 (encouraging the use of mass transit facilities} and Objective 13 (promote the increased use of bicycles and walking as alternative means of transportation}. U.S. Highway 1 and Northlake Boulevard both contain Palm Tran bus routes, and redevelopment along the corridor, with a mixture of residential, commercial and employment opportunities, will promote walking and the use of bicycles. A policy should be added to Objective 13 directing redevelopment proposals to provide for public transit access, connectivity among developments along the corridors, and additional opportunities for pedestrian and bicycle access from adjacent residential neighborhoods. 3. Housing. The Housing element contains 5 objective statements. The Housing element does not specifically address redevelopment activity; however, Objective 3 directs the Village to provide adequate and affordable housing, consistent with the current character of the Village, for existing and projected populations. Mixed- use redevelopment sites will provide opportunities for non-conventional affordable multiple-family units such as lofts and second-story apartments not currently in evidence in North Paim Beach. A policy should be added to Objective 3 encouraging mixed-use developments to contain alternative living accommodations such as lofts, second story apartments and live-work arrangements to facilitate the supply of workforce housing. Density and intensity increases above the standard (to be determined) should be considered as an incentive to provide workforce housing alternatives within residential or mixed-use developments along the corridors. 4. Sanitary Sewer, Solid Waste, Stormwater Management, Potable Water and Natural Groundwater Aquifer Recharge (infrastructure). The Infrastructure element contains 7 objective statements. The Infrastructure element does not specifically address redevelopment activities; however, Objective 1 directs that adequate public services and facilities be available to Village of North Palm Beach '1 evaluation and Appraisal Report serve all development. Table 6-1 establishes infrastructure level-of-service standards. All redevelopment projects will be subject to these standards. No additional Infrastructure objectives or policies are required to address this issue. 5. Coastal Management. The Coastal Management element contains 7 objective statements. The Coastal Management element does not specifically address redevelopment activities; however, Objective 3 directs the Village to retain water-dependent recreational land uses which are accessible to the public. The Village should consider adding a policy to Objective 3, or a Special Policy to Objective 5 of the 1suture Land Use element requiring redevelopment proposals that include an existing water-dependent recreational land use to retain such use. The Village should further consider density and intensity increases above the standard (to be determined) as an incentive to implement this policy. 6. Conservation. The Conservation element contains 7 objective statements. The Conservation element does not specifically address redevelopment activities; however, objectives establish the Village's environmental policy as it relates to a!I development, including air quality, groundwater and surface water pollution, water resources, habitat protection, hazardous waste control and flood control. Redevelopment activities are subject to the provisions of these policies. No additional Conservation objectives or policies are required to address this issue. 7. Recreation and Open Space. The Recreation and Open Space element contains 7 objective statements. Objective 5 establishes the Vi[lage's recreation level-of-service (LOS) standards (Table 9-1) as they relate to all development. Residential redevelopment and the residential component of mixed-use redevelopment projects are subject to the LOS standard. No additional Recreation and Open Space objectives or policies are required to address this issue. 8. Intergovernmental Coordination. The Intergovernmental Coordination element contains 5 objectives. Objective 1 requires the Village to maintain coordination with governments and agencies Village of North Palm Beach g Evaluation and Appraisal f~eport providing services to North Palm Beach. The Village's iand development approval processes, including acknowledgement by service providers of available capacity, relate to ail redevelopment activities. No additional Intergovernmental Coordination objectives or policies are required to address this issue. 9. Capitallmpro~ements. The Capital Improvements element contains 8 objectives. Objective 5 (Policy 5.1) enacts the Village's LOS standards. Redevelopment projects are subject to the provisions of this policy. The 5-Year Schedule of Improvements is presented in Table 11-2. No additional Capital Improvements objectives or policies or capital improvements are required to address this issue at this time. Developers are required to finance project-related infrastructure improvements. Should capital improvements be identified in the future, the 5-Year Schedule of Improvements should be appropriately updated. 10. Public School Concurrency. The Public School Concurrency element contains 6 objectives. Objective 1 (Policy 1.1) enacts the Village's LOS standards. Residential redevelopment and the residential component of mixed-use redevelopment projects are subject to the LOS standard. Such developments must procure a certificate of cancurrency determination from the Palm Beach County School District prior to receiving a development order. No additional Public School Concurrency objectives or policies are required to address this issue at this time. D, Recommendations Four elements, Future Land Use, Transportation, Housing and Coastal Management should be revised to address the issue redevelopment along the U.S. Highway 1 and Northlake Boulevard corridors. 1. Future Land Use Element Recommendations. • Add an objective and related policies encouraging redevelopment along the U.S. Highway 1 and Northlake Boulevard corridors. Village of North Palm Beach g Evaluation and Appraisal Report • Add density and intensity standards far mixed-use redevelopment within Policy 1.~, such as: 1. Minimum lot size. 2. Permitted uses. 3. Residential density. 4. Floor-Area-Ratio. 5. Height limitations. • Amend the Future Land Use Map Series to include overlay maps, including the NBOZ, that identify areas where redevelopment proposals will be considered by the Village. • Consider the need to add Special Policies to Objective 5 to address more localized redevelopment issues such as use and compatibility with adjacent land uses. 2. Transportation Element Recommendations. • Add a policy to Objective 13 directing redevelopment proposals to provide for public transit access, connectivity among developments along the corridors, and additional opportunities for pedestrian and bicycle access from adjacent residential neighborhoods. 3. Housing Element Recommendations. • Add a policy to Objective 3 encouraging mixed-use developments to contain alternative living accommodations such as [offs, second story apartments and live-work arrangements to facilitate the supply of workforce housing. • Consider density and intensity increases above the standard (to be determined) as an incentive to provide workforce housing alternatives within residential ar mixed-use developments along the corridors. Village of North Palm Beach IQ Evaluation and Appraisal Report 4. Coastal Management Element Recommendations. • Consider adding a policy to Objective 3, or a Special Policy to Objective 5 of the Future Land Use element requiring redevelopment proposals that include an existing water-dependent recreational land use to retain such use. • Consider density and intensity increases above the standard (ta be determined) for redevelopment proposals which contain an existing water-dependent recreational land use. Issue 2 -Annexation. A. Description and Analysis. Annexation has been an issue of action and discussion in the Village for the past several years. Several annexation-related amendments have been adopted since the date of the last EAR-based Comprehensive Plan amendments. The Annexation Area Map {Ref.: Figure 3-1$ of the Future Land Use element) was revised in 2002 (Amendment 02-1.1) in an attempt to resolve annexation area conflicts with adjacent local governments. The Village's Annexation Area is illustrated on Map 1. Although certain conflicts were resolved, a few remain with the City of Palm Beach Gardens. Six Comprehensive Plan amendments were adapted during the 2001 to 2005 period, assigning Village future land use designations to annexed properties. Amendment details are summarized in Table 4. Two additional annexation and related future land use amendment applications are currently an file with the Village. The Village, including its consultant, has been working cooperatively with Palm Beach County to outline the framework for a comprehensive annexation program. The County has provided a series of annexation area maps and associated data base which are being used by the Village to define geographic target areas for its annexation program. The Village's annexation target areas are illustrated on Map 2. It is the Village's objective to prepare an annexation program for each of the target areas defined an Map 2. The current Comprehensive Plan provides little direction for the Village's annexation efforts. A Future Annexation Area map is included in the Future Land Use Element, as is a single policy (Policy 1.9) which states: "Should annexation of residential properties occur in the areas west of Ellison Wilson Road, in Planning Area 2, an RM-Medium Density Residential Future Land Use Map designation shall be assigned". 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North Palm Beach Boundaries mFeel 500 D 500 1,066 ,^\ Town of North Palm Beach 66~ vs E North PaEm 6cach, FL 33408 1561) 641-1755 12 ----°~ s I ~ ~,- ~~ ., uvrv ` ~--~ ; I -----_~. s _ _ ` `i~1 i]~ ti , ~ ~ ~~ r r < ~ ~~y--p=er - y r~,oc'~.a~ J ~ ~S,S ~ 1 ~t 1.~1 1 11 V~ li __ j _1T'I P J.l' 1-- r `'~+i 11 _l ' - ~ l 1 1 ,, i _ -, _.. RCA p6 _ 1 ~ `= ' ,,) ~ 1 ),\ !, 4 ,~ ' -~ r - ~ Jl -A LIP rJS~ --~- i~ 1. 1 \ I .~ r' 1 i I ~ ~~' -Q~ , ! - ~ -f --V -ti '~ . ' T~ ~. ~ I ~ -.~ NOF?7"H PALM BEACH 4 iJ rl ~.~ -J ~ ' ~ ~ __ - - s ~ ,' J ' ~~ :_~ \ ., ;'' ;, ~rir~irrxf~`r'FEUq ~ J '~. ~~ `,,~ _, _J1 ~1 Iii -- ~ ~ _-- „ ', II ^K ~~ ~ ~ V. : _~ X11 ~ 1 ` 1 ' 1 ~~ ~_. ~' ~ - ~ 1 '1 ~,~j 1~ ' ~-.. _-~ L 1, 4 ~~ ?,~~% ~ ~ _ ~_r .- - ~ ,.y:~"'Y~°'^~c.~~'~"e~-"ry,1"s.,d`~' ~~4 ~I ~~ 1 1~J ~ ,. ~ ~~ Cs~ -.j .ate. ~~'~ i ,'I ~ I~ ~-J_ S-~;1 TER10LiER !'U - .` -_~..~... ._ ~~~- --. - i ` -~; - ~_. fl ~ ! North Palm i3each Boundaries ~Feec N Town of North Palm Beach so4 us 4 500 6 500 1.000 ~ North Pelm Bench, FL 39408 (561) 641-3355 13 In order to best address the issue of annexation, the Village should add an optional Annexation element (Chapter 13.0} to the Comprehensive Plan expressing a goal, as well as supportive objectives and policies. Considerations to be addressed in the new element include: Summary of activities completed to date; coordination with Palm Beach Gardens in disputed areas; transfer of Figure 318 of the Future Land Use element to the Annexation element; transfer of Policy 1.9 of the Future Land Use element to the Annexation element; addition of maps defining annexation target areas; and incorporation of objectiveslpolicies within the Annexation element to address annexation issues and incorporate the framework for a program. Future annexations will likely be either by petition of affected property owners, or by referendum election. The following specific activities should form the basis of the Village's annexation program, and be incorporated within the proposed Annexation element: • Preliminary meeting or meetings with homeowners and property owners to determine the level of interest in annexing to North Palm Beach. • Preparation of an annexation report, including an analysis of revenues and expenses, pursuant to the requirements of Florida Statutes, Chapter 171. • Meeting with the Palm Beach County Planning Division and Attorney to determine whether or not there any objections to the annexation. • Site inspection by the Village to determine the following: {1) Compliance with the Village's land development regulations; (2) evidence of any existing code violations and {3) evidence of needed infrastructure insufficiencies or repairs. • Preparation and adoption of an annexation ordinance, including related public hearings. • Referendum election of registered voters (if necessary). • Adoption of a comprehensive plan amendment and rezoning to incorporate the annexed area. B. Potential Social, Economic and Environmental Impacts. Annexation has the potential to enhance the Village's revenue, as additional properties will be added to the tax base. Revenues related to population and the use of utilities will increase, as well as those generated by the increase in the property tax base. Village of North Palm Beach 14 Evaluation and Appraisal Report There are no known infrastructure or environmental issues in the Village's annexation area; however, such issues will be identified early in the process if the above recommended procedure is followed. The Village currently provides a substantial number of services including general government administration, public safety (police and fire protection) and public services (solid waste collection, street and drainage system maintenance, and code enforcement), recreation (parks, marina, community center, library) Costs associated with the provision of some of these services may increase as properties are annexed. Analysis of costs versus revenues should be performed by the Village prior to considering a proposed annexation As annexation studies associated with specific proposals are completed, it will be determined whether any issues, such as drainage, road maintenance, code enforcement, or nonconforming land uses exist. Analysis of these and other issues will assist in determining the feasibility of specific annexation praposals. C. Comprehensive Plan Elements Impacted and Assessment of Speci#ic Effects 1. Future Land Use. The Future Land Use element contains 5 objective statements. Objectives 1 _ 4 do not directly relate to the issue of annexation, although several objectives and policies provide direction for future development in annexed areas. Objective 1, Policies 1.3 and 1.4, include density and intensity standards for the Village's various [and use categories. Each annexed property will be assigned a Village future land use designation. Objective 3 requires all development proposals to meet Village level~of~service (LOS) standards and Policy 4.2 directs all future high density residential development to areas west of U.S. Highway 1. Objective 5 allows the Village to adopt special policies, when necessary, to address site specific issues related to implementing the Village Goal statement. Special Policy 1.9 directs the Village to assign RM-Medium Density Residential Future Land Use Map designations to annexed properties in the area west of Ellison Wilson Road, in Planning Area 2. This policy should be deleted from the Future Land Use element and incorporated within the proposed Annexation element. Figure 3-18 should be deleted from the Future Land Use element and incorporated within the proposed Annexation element. Special policies may be incorporated within the Comprehensive Plan in the future to address localized annexation issues such as non-conforming uses, compatibility and density and intensity limitations. Village of North Palm Beach 15 Evaluation and Appraisal Report 2. Transportation, The Transportation element contains 14 objective statements. The Transportation element goal and objectives are not directly affected the issue of annexation. As a result, no additional Transportation objectives or policies are required to address this issue. 3. Housing. The Housing element contains $ objective statements. The Housing element goal and objectives are not directly affected the issue of annexation. As a result, no additional Housing Eiement objectives or policies are required to address this issue. 4. Sanitary Sewer, Solid Waste, Stormwater Management, PotaiJle Water and Natural Groundwater Aquifer Recharge (Infrastructure). The Infrastructure element contains 7 objective statements. The Infrastructure element does not specifically address annexation activities, however, Objective 1 directs that adequate public services and facilities be available to serve all development. Table 6-1 establishes infrastructure level-of-service standards. All development projects in annexed areas will be subject to these standards. No additional Infrastructure objectives ar policies are required to address this issue. 5. Coastal Management. The Coastal Management element contains 7 objective statements. The Coastal Management element does not specifically address annexation activities. No additional Infrastructure objectives or policies are required to address this issue. 6, Conservation. The Conservation element contains 7 objective statements. The Conservation element does not specifically address the issue of annexation; however, objectives establish the Village's environmental policy as it relates to all development, including air quality, groundwater and surface water pollution, water resources, habitat protection, hazardous waste control and flood control. Annexed areas are subject to the provisions of these policies. No additional Conservation objectives or policies are required to address this issue. Village of North Palm Beach 16 Evaluation and Appraisal Report 7. Recreation and Open Space. The Recreation and Open Space element contains 7 objective statements. Objective 5 establishes the Village's recreation level~of-service (LOS} standards (Table 9~1 } as they relate to the Village. Annexed areas are subject to the LOS standards. No additional Recreation and Open Space objectives or policies are required to address this issue. 8. Intergovernmental Coordination. The Intergovernmental Coordination element contains 5 objectives. Objective 1 requires the Village to maintain coordination with local governments regarding pending planning and development activities on lands adjacent to their borders. The Village, through the iPARC review process, will allow adjacent local governments the opportunity to comment on any proposed future land use designations in annexed areas. The Village's land development approval processes, including acknowledgement by service providers of available capacity, relates to all annexed lands. No additional Intergovernmental Coordination objectives or policies are required to address this issue. 9. Capitallmprovements. The Capital Improvements element contains 8 objectives. Objective 5 (Policy 5.1 }enacts the Village's LOS standards. Projects in annexed areas are subject to the provisions of this policy. The 5~Year Schedule of Improvements is presented in Table 112. No additional Capital Improvements objectives or policies or capital improvements are required to address this issue at this time. Should capital improvements be identified in annexed areas, the 5-Year Schedule of Improvements should be appropriately updated '10. Public School Concurrency. The Public School Concurrency element contains 5 objectives. Objective 1 (Policy 1.1) enacts the Village`s LOS standards. Development projects in annexed areas are subject to the LOS standards. Such developments must procure a certificate of concurrency determination from the Palm Beach County School District prior to receiving a development order. Village of North ~'alm Beach I7 Evaluation and Appraisal Report D. Recommendations Only the Future Land Use element needs to be revised to address the issue of annexation. In addition, the Village should incorporate an optional Annexation element within the Comprehensive Plan. 1. Future Land Use Element Recommendations. • Policy 1.9 should be deleted and incorporated within the proposed Annexation element. • Figure 3~1$ should be deleted and incorporated within the proposed Annexation element. 2. Proposed Annexation Element Recommendations. • Data and analysis to support the proposed element. • Objectives and policies to address annexation issues and incorporate a framework for the annexation program. • Coordination with Palm Beach Gardens and Palm Beach County in disputed areas. • A methodology for the preliminary review and evaluation of annexation proposals, as outlined above. • Incorporate Figure 318 of the Future Land Use Element into the Annexation element. • Incorporate Policy 1.9 of the Future Land Use element into the Annexation element. • Maps defining annexation target areas. issue 3 -Residential Density. A. Description and Analysis. The Village has three residential Future Land Use categories, each with an associated density range: Low Density -- Less than 5.80 unitslacre; Medium Density - 5.81 to 11.0 units per acre; and High - 11.1 to 24 units per acre. The High Density category has a wide range of permitted densities, up to a maximum of 24 units per acre. Village of North Palm Beach 1 g Evaluation and Appraisal Report commercial properties potentially appropriate far either residential redevelopment or mixed-use redevelopment under the Village's commercial planned unit development (CPUD) or C-3 Regional Business District ordinances. Although the CPUD and C3 ordinances currently permit mixed-use, there are no standards regulating density and intensity of the residential and commercial components. Data and analysis have not been completed to address this issue. However, considerations to be addressed include: • Areas currently within the Village where increased density proposals will be considered. • Criteria for consideration of density increase proposals, by annexation area and sub-area, as illustrated on Map 2. • Anew Future Land Use category (e.g. MediumlHigh - 11.01 to 15 units per acre}, andlor continued use of Special Policies in the Future Land Use element to establish appropriate density thresholds. • Incorporation of density and intensity standards within the CPUD and C-3 District. • Consideration of revising PUD minimum parcel size {currently 2.5 acres for commercial PUD, with the exception of the C-1A district where it is 1.0 units per acre, and 5.0 acres for a residential PUD}. By addressing the issue of residential density increases at selected and appropriate locations in the Village, the following positive results are anticipated; (1) Clarification of the Village's land use policy in targeted annexation areas; (2} establishment of the Village's density policy for properties potentially appropriate for mixed-use development under the Village's CPUD and C-3 ordinances; and (3) defining areas potentially appropriate for a land use change from commercial to residential. B. Potential Social, Economic and Environmental Impacts. Density increases have the following potential positive impacts: (1) Increase in the Vil[age's tax base; (2) creation of additional residential development opportunities; (3) increased resident support for commercial businesses; and (4) workforce and market-rate housing opportunities proximate to Village employers. Village of North Palm Beach lg EWaluation and Appraisal Report Density increases should only be considered within the Urban Services Area (i.e. Planning Areas 2 -- 7). Potential environmental impacts are minimal due to the urbanized nature of the Urban Services Area and the lack of existing endangered environmental resources therein. Strengthened density standards are of critical concern as redevelopment activity has focused on the coastal areas of Palm Beach County and many communities that do not have a clear density policy and have made related decisions on a piecemeal basis. C. Comprehensive Plan Elements Impacted and Assessment of Specific Effects 1. Future Land Use. The Future Land Use element contains 5 objective statements. Objectives 1 - 4 Objective 1, Policy 1.3 includes density standards far the Village's various residential land use categories. Any property annexed for a residential purpose andlor is the subject of a residential future land use amendment will be assigned a Village future land use designation. Objective 3 requires all develapment proposals to meet Village level-of-service {LOS) standards and Policy 4.2 directs ali future high density residential development to areas west of U.S. Highway 1. Objective 5 allows the Village to adopt special policies, when necessary, to address site specific issues related to implementing the Village Goal statement. Special policies have been used as a vehicle to limit the residential density of a develapment proposal to less than the maximum permitted by the assigned future land use category. The continued use of special policies is a potential mechanism for refining Village policy regarding residential densities in potential annexation areas, as well as specific locations throughout the Village. The Village should also consider creating a new intermediate Future Land Use category (e.g. MediumlHigh - 11.Q1 to 15 units per acre) in order to offer more options for residential density decisions. 2. Transportation. The Transportation element contains 14 objective statements. The Transportation element goal and objectives are not directly affected the issue of residential density. As a result, no additional Transportation objectives or policies are required to address this issue. 3. Housing. The Housing element contains 5 objective statements. The Housing element does not specifically address the issue of residential density; however, Objective 3 directs the Village to provide adequate and affordable housing, consistent with the current character of the Village, for existing and projected populations. Village of North Palm Beach 20 Evaluation and Appraisal Report Increased residential density use may provide opportunities far non-conventional affordable multiple-family unifs such as lofts and second-story apartments not currently in evidence in North Palm Beach. A policy should be added to Objective 3 encouraging projects that have been granted a residential density increase to include a compliment of workforce housing. Further, the Village should consider permitting density increases above the maximum allowed as an incentive to provide workforce housing alternatives within residential developments. No additional Housing Element objectives or policies are required to address this issue. 4. Sanitary Sewer, Solid Waste, Stormwater Management, Potable Water and Natural Groundwater Aquifer Recharge (Infrastructure). The Infrastructure element contains 7 objective statements. The Infrastructure element does not specifically address the issue of residential density; however, Objective 1 directs that adequate public services and facilities be available to serve all development. Table 6-1 establishes infrastructure level-of-service standards. All development projects in annexed areas or those granted a density increase will be subject to these standards. No additional Infrastructure objectives or policies are required to address this issue. 5. Coastal Management. The Coastal Management element contains 7 objective statements. The Coastal Management element does not specifically address the issue of residential density. No additional Infrastructure objectives or policies are required to address this issue. 6. Conservation. The Conservation element contains 7 objective statements. The Conservation element does not specifically address the issue of residential density; however, objectives establish the Village's environmental policy as it relates to all development, including air quality, groundwater and surface water pollution, wafer resources, habitat protection, hazardous waste control and flood control. Annexed areas are subject to the provisions of these policies. Village of North Palm Beach 21 Evaluation and Appraise[ Report No additional Conservation objectives or policies are required to address this issue. 7. Recreation and Open Space. The Recreation and Open Space element contains 7 objective statements. Objective 5 establishes the Village's recreation level-of-service (LOS) standards (Table 9-1) as they relate to the Village. Projects granted an increase in density are subject to the LOS standards. No additional Recreation and Open Space objectives or policies are required to address this issue. 8. Intergovernmental Coordination. The Intergovernmental Coordination element contains 5 objectives. Objective 1 requires the Village to maintain coordination with local governments regarding pending planning and development activities on lands adjacent to their borders. The Village, through the IPARC review process, will allow adjacent local governments the opportunity to comment on any proposed future land use designations in annexed areas, or Future Land Use Map Series amendments within the Village. The Village's land development approval processes, including acknowledgement by service providers of available capacity, relates to all development proposals. No additional Intergovernmental Coordination objectives or policies 'are required to address this issue. 9. Capitallmpro~ements. The Capital Improvements element contains 8 objectives. Objective 5 (Policy 5.1) enacts the Village's LOS standards. All proposed development projects are subject to the provisions of this policy. The 5-Year Schedule of Improvements is presented in Table 11-2. No additional Capital Improvements objectives or policies or capital improvements are required to address this issue at this time. Should capital improvements be identified as a result of development approvals, the 5-Year Schedule of Improvements should be appropriately updated. 10. Public School Concurrency. The Public School Concurrency element contains 6 objectives. Objective 1 {Policy 1.1) enacts the Village's LOS standards. All development projects containing a residential component are subject to the LOS standard. Such Village of North Palm Beach 22 Evaluation and Appraisal Report developments must procure a certificate of concurrency determination from the Paim Beach County School District prior to receiving a development order. D. Recommendations The Future Land Use element may need to be revised to address the issue of residential density. Prior to initiating any amendments, data and analysis should be completed to address the following issues: 1. Definition of areas within the Village where increased density proposals will be considered. 2. Definition of criteria for consideration of density increase proposals, by annexation area and sub-area, as illustrated on Map 2. 3. Determination of whether or not a new intermediate density residential Future Land Use category needs to be created. 4. Definition of residential density standards for the CPUD and C-3 Districts. 5. Determination of whether or not to revise the PUD minimum parcel size. 6. Density incentive to provide workforce housing alternatives within residential developments. The need for Future Land Use element amendments to address the above issues will be determined upon completion of the above data and analysis tasks. Housing element recommendations are as follows: • A policy should be added to Objective 3 encouraging projects that have been granted a residential density increase to include a compliment of workforce housing. Village of North Palm Beach 23 Evaluation and Appraisal Report Chapter 2. Communitywide Assessment A. Introduction. The Village of North Palm Beach Comprehensive Plan was adopted in 1989 (1989 Plan). An initial Evaluation and Appraisal Report (EAR) was prepared, and the 1989 Plan updated in 2001, including the following requirements: School siting, Intergovernmental Coordination element, and Transportation element. In addition, a Public School Concurrency element and related amendments to the Capital Improvements element were incorporated via Comprehensive Plan amendment 09-2. B. Community Goals {i.e. Vision Statement). Chapter 2.0 Village Character Statement of the Comprehensive Plan is devoted to describing the Village's character and vision far the future. The following paragraphs, describing the vision, are taken from Chapter 2.0: The Village of North Paim Beach, located in Northeastern Palm Beach County, is awater-oriented residential community providing a full range of social, cultural and recreational opportunities to its residents, many of whom live along lake Worth and the series of inland waterways that provide direct access to the Intracoastal Waterway and the Atlantic Ocean. The North Palm Beach Country Club and associated facilities, located in the heart of the Village, provides a variety of recreational activities to Village and area residents, including golf, tennis and swimming. This 150-acre facility also serves as a Village focal point by providing social and dining facilities to area businesses, organizations and residents necessary to promote a spirit of community involvement and interaction. Similarly, the North Palm Beach Community Center, a 12.5 acre campus located in the northern portion of the Village, provides added cultural and athletic opportunities to area residents. The 1.5-mile stretch of Atlantic beach that forms the eastern boundary of the Village is located entirely within John D. MacArthur Beach State Park and represents one of the most spectacular unspoiled coastal areas in all of South Florida. This 385~acre park site is presently being developed in a cooperative effort among the Village, Paim Beach County and the State of Florida to insure the protection of its sensitive coastal habitats while permitting public access and enjoyment of this magnificent coastal and estuarine area. The Village of North Palm Beach is one of only a few coastal communities that does not permit development along the barrier island within its corporate limits. Village of North Palm Beach 24 Evaluation and Appraisal Report The Village's several marinas and waterfront parks provide boating and fishing opportunities for small crafts as well as luxury and sport fishing boats. Hundreds of docks line the waterways within the Village, providing a haven for a variety of boats and providing direct access to productive fishing areas, with local catches that include snook, snapper and other game fish. Youngsters, families and avid fishermen are often seen along the bulkheads and banks of inland waterways that traverse the Village. Besides the myriad of recreational, cultural and social commitments the Village has made to its residents, the business and financial interests in the area have found the Village to be an ideal area to locate. By restricting commercial development to Northlake Boulevard and U.S. Highway One, and by prohibiting industrial development, the Village has achieved a balance of land uses so often absent in developing coastal areas. The Village provides a full range of municipal services, including public safety (police, fire and emergency medical services), sanitation and public improvements as well as the recreationallcultural and general political and administrative services previously described. As stated in the introduction to its first adopted Comprehensive Plan, "North Palm Beach is, and desires to remain, a residential community offering a diversity of housing choices, afull-range of municipal services, commercial development sufficient to satisfy the needs of the resident population, and a choice of recreational opportunities. Industrial development is not desired. The environment of North Palm Beach has been enhanced through planning and responsible municipal management. These principles will continue to guide Village growth." The goals, objectives and policies presented in the Village of North Palm Beach Comprehensive Plan are designed to: (1) assure that future development within the Village occurs in such a manner as to be consistent with the current character of the community, as described above, including, but not limited to its services, lifestyle and environment; (2) ensure that State goals and policies, as per Chapter 187.201, Florida Statutes are accurately reflected and implemented within the context of the Village capabilities; and (3) address problems, issues and concerns that are of particular regional concern, as per the Treasure Coast Regional Comprehensive Policy Plan, as they affect andlor relate to the Village. Implementing the Village Character Statement, the following goal statements comprise those included in the 2001 Comprehensive Plan: 1. Future Land Use: Ensure that the current character of North Palm Beach is maintained, while allowing remaining vacant parcels to be developed in a manner consistent with present residential neighborhoods and commercial areas. Village of North Palm Beach 25 Evaluation and Appraisal Report Further, ensure that the Village remains primarily a residential community offering: (1) a full range of municipal services; (2) diversity of housing alternatives consistent with existing residential neighborhoods; (3) commercial development opportunities compatible with established location and intensity factors; and (~4} a variety of recreational activities and community facilities oriented to serving the needs and desires of the Village. Various land use activities, consistent with these Village character guidelines, will be located to maximize the potential for economic benefit and the enjoyment of natural and man-made resources by residents and property owners, while minimizing potential threats to health, safety and welfare posed by hazards, nuisances, incompatible land uses and environmental degradation. 2. Trans ortation: A safe, convenient and efficient motorized and non-motorized transportation system shall be available to all residents and visitors to the Village. 3. Housing: Ensure the provision of safe, decent and sanitary housing and living conditions in designated residential neighborhoods consistent with: (1) density levels indicated on the Future Land Use Maps Series; and {2) the current residential character of the Village and individual Planning Areas. Further, ensure that the character of new housing stock remains consistent with that currently in evidence while accommodating the needs of projected population levels. 4. Sanitary Sewer, Solid Waste, Stormwater Management Potable Water and Natural Groundwater Aguiter Recharge: Existing and needed future public facilities shall be provided and maintained in a manner to: (1) provide consistent service levels throughout the Village; (2} protect public and private investments; {3) promote orderly, compact urban growth; and (4) assure the health, safety and welfare of Village residents. • Sanitary Sewer: Adequate sanitary sewer facilities shall be available to all residential and non-residential land uses in the Village. • Solid Waste: Adequate solid waste collection and disposal services and facilities shall be available to all residential and non-residential land uses in the Village. • Stormwater Management: Adequate Village-wide drainage and stormwater management facilities shall be available to all residential and non-residential land uses. • Potable Water: Adequate potable water supply facilities shall be available to all Village residential and non-residential land uses. Village of North Palm Beach 26 Evaluation and Appraisal Report • Natural Groundwater Aquifer Recharge: A safe and dependable supply of potable water shall be available to all residential and non- residential land uses in the Village. 5. Coastal Management: Protect, conserve and enhance coastal resources while providing far water-dependent land uses in a manner consistent with the general health, safety and welfare of Village residents and visitors. 6. Conservation: Protect, conserve and enhance natural resources, including vegetative communities, fish and wildlife habitats and species of special concern. 7. Recreation and Open Space: Ensure that the existing and future recreation and open space facilities and programs are maintained and improved in order to meet current and projected needs of Village residents, 8. Intergovernmental Coordination: Maintain and initiate, where necessary, an efficient and effective network of intergovernmental coordination mechanisms oriented to addressing issues and needs necessary to implement the goals and objectives of the North Palm Beach Comprehensive Plan. Further, intergovernmental coordination shall be oriented to maintaining the current character of the Village, while addressing issues and needs necessary to maintain adopted Level-of-Service (LOS) Standards. 9. Capital Improvements: The Village shall undertake actions necessary to efficiently provide needed pubic facilities to all residents within North Palm Beach in a timely manner which protects investments in and maximizes the use of existing facilities, and promotes orderly compact municipal growth. Further, decisions to finance public facilities improvements shall be based upon the use of sound fiscal policy oriented to minimizing Village debt service liabilities. 10. Public School Concurrence; It is the goal of the Village of North Palm Beach to: (1) Provide for future availability of public school facilities consistent with the adopted level of service standard. This goal shall be accomplished recognizing the constitutional obligation of the school district to provide a uniform system of free public schools on a countywide basis; and (2) maintain and enhance joint planning processes and procedures for coordination of public education facilities for planning and decision-making regarding population projections, public school siting, and the development of public education facilities concurrent with residential development and other services. Village of North Palm Beach 27 Evaluation and Appraisal Report C. Changes in Population. Using Census data and current estimates provided by the Bureau of Business and Economic Research, University of Florida, Table 1 presents historical population growth in the Village. From Table 1, population increased by 1,210 residents (10.7% growth rate) during the 1990 - 2005 period, and by 471 residents (3.9% .growth rate) during the 2000 -- 2005 period. lack of available land is cited as the primary reason for recent low growth rates. Table 1 --North Palm Beach Historical Population Growth (Resider'Its) Year Resident Po ulation 1990* 11,343 2000* 12,064 2D01 ** 12,198 2002** 12,299 2003** 12,339 2004** 12,535 2005** 12,553 * - U.S. Bureau of the Census **- Bureau of Business and Economic Research, University of Florida Source: t"and Research Managemen#, Inc.; 6106. The Village's population consists primarily of permanent residents; however, there are a number of seasonal residents. According to the U.S. Bureau of the Census, there were 834 residential units (11.4% of the housing stock) used for seasonal, recreational or occasional use purposes in 2000. Assuming an average household size of 1.8 persons, the peak-day seasonal population potential of the Village is estimated at 1,501 persons. Total peak season population (resident + peak-day seasonal populations) for 2000 is therefore estimated at 13,565 persons. The U.S. Census reported a total of 7,346 housing units and 6,195 resident households in North Palm Beach in 2000. Of the total households, 4,822 (77%) were owners, while 1,373 (22%} were renters. The distribution of households among renters and owners is likely unchanged, due to the low rate of new construction or conversion of rental units to condominium ownership. The distribution of residential units in North Palm Beach, by type of structure, reported by the U.S. Bureau of the Census in 2000 is presented in Table 2. Recent historical building permit activity for North Palm Beach, provided by the U.S. Bureau of the Census, is presented in Table 3. Village of North Palm Beach 2g Evaluation and Appraisal Report Table 2 -- 2000 North Palm Beach Housing Units by Structure Type Units Per Structure Units One -Detached 2,471 One -Attached 190 Two 58 Three -Four 228 Five to Nine 458 Ten and More 3,917 Mobile Homes 10 Boat, RV, Van, Etc. 14 Total Units 7,346 Source: U.S. Bureau of the Census; Land Research Management. Inc.; 2106. Table 3 -North Palm Beach Building Permit Activity Year Sin ie-Famil Units Multi le-Famil Units 2000 121 0 2001 59 0 2002 28 39 2003 51 10 2004 26 0 2005 19 0 2000-2005 304 49 Source: U.S. Bureau of the Census Land Research Management, Inc.; 6108. The Village updates its population projections each time a residential Comprehensive Plan amendment is approved. The most recent population projection, prepared in conjunction with Amendment 05-1 (Mariner Court), was based upon the assumption that buildout of the Village would occur by the year 2010. Residential buildout at the time was projected at 13,091 permanent residents. A seasonal resident projection was not prepared in conjunction with Amendment 05-1. Based upon the discussion of vacant land presented in Section E, below, it is estimated that remaining residential development potential in North Palm Beach consists of 139 units. A resident occupancy rate of 100°/fl is assumed in order to project maximum impacts. Further, by applying the average household size (1.95 persons per the 2000 Census) to the remaining residential development potential, buildout population growth potential is estimated at 271 residents. Additional growth resulting from mixed-use (e.g. Villa Porte - 21 units) or residential redevelopment, as well as a slight increase in the average household size due to residential re-sales activity, is expected to supplement projected Village of North Palm Beach 29 Evaluation and Appraisal Report development of vacant residential land. As a result, the current buildout projection of 13,091 residents is deemed appropriate for planning purposes. it is reasonable to assume that buildout of the Village will occur during the 2005 - 2010 period, consistent with recent building permit activity. It is therefore projected that North Palm Beach will reach its current projected population potential of 13,091 permanent residents and 1,501 peak seasons[ residents during this period. Buildout projections account for some potential of redevelopment activity along the U.S. Highway 1 and Northlake Boulevard corridors in areas currently planned exclusively for commercial use such as the Twin City Mall site. However, current projections may understate actual redevelopment activity. As a result, the village should maintain and expand (i.e. to include mixed-use projects with residential components) its current practice of updating projections at the of Comprehensive Plan amendment approval. D, Changes in Land Area. The Village has annexed several properties since the adoption of the 2001 Plan. Each was also the subject of a Future Land Use Map Series amendment. Annexed properties are described in Table 4. From Table 4, there were 7,40 acres annexed to the Village during the 2001 -- 2005 period, resulting from 6 separate applications. Annexations resulted in an increase in Village land area of 5.29 acres of commercial, and 2.11 acres of Medium Density Residential land use. E. Location of Development in Relation to Location of Development as Anticipated in Comprehensive Plan. With the exceptions of Future Land Use Map amendments to accommodate annexations (discussed above), development has generally occurred in a manner consistent with the 2001 Plan. Only one additional Future Land Use Map Series amendment occurred during the 2001 - 2005 period, where a change in land use was required. The Village amended Figure 3~5 of the Future Land Use Map Series to change the future land use designation of a 1.93 acre parcel {Mariner's Court) in Planning Area 3B from Commercial to Medium Density Residential. To limit. development potential, the Village also added Special Policy 5.18 to the Future Land Use element limiting development of the parcel to a maximum of 11 residential units. Two other recent developments (Village Public Safety Department and North Sub-Station) in Planning Areas 2 and 3B were permitted and developed by the Village. Future Land Use Map Series designations were not changed to reflect their current use; Public Buildings and Grounds. Village of North Palm Beach 3p Evaluation and Appraisal Report Table 4-Inventory of Comprehensive Plan Amendments 2001 - 2005 Year AdoptedlNPB #~ Amendment Summa Amended Plan to incorporate a 0.65 acre annexation in Planning Area 2001101-1.1 5. Assigned a Commercial Future Land Use designation and CC Transitional Commercial Zonin District. Amended Plan to incorporate a 0.66 acre annexation in Planning Area 2001101-1.2 5. Assigned a Commercial Future Land Use designation and CC Transitional Commercial Zonin District. Amended Plan to incorporate a Public School Concurrency element 2001101-2 within the Com rehensive Plan Amended Figure 3-18 of the Future Land Use element (Future 2002102-1.1 Annexation Areas) to reflect recent annexation actions by the Village and neighboring jurisdictions and reflect coordination of annexation areas with those of nei hborin 'urisdictions, Amended Special Policies 5.8 and 5.11 of the Future Land Use element 2002102-1.2 to revise the maximum residential development potential of two parcels in Plannin Area 6-A Pros erit Harbor and Harbor Isles . Amended Plan to incorporate a 1,05 acre annexation in Planning Area 2002102-2.1 6A. Assigned a Medium Density Residential Future Land Use desi nation and R-2 Zonin District. Amended Plan to incorporate a 1.06 acre annexation in Planning Area 2002102-2.2 6A. Assigned a Medium Density Residential Future Land Use desi nation and R-2 Zonin District. Transportation element map and text amendments to assign a Constrained Road A# Lower Level Of Service (GRACES) designation to 2002102-2.3 the segment of Prosperity Farms Road, located between Northlake Boulevard and Burns Road, in support of a similar designation enacted b Palm Beach Count . Amended Plan to incorporate a 3.06 acre annexation in Planning Area 2004104-1 5. Assigned a Commercial Future Land Use designation and an Automotive Commercial Zonin District, Amended Plan to incorporate a 0.92 acre annexation in Planning Area 2004104-2 5. Assigned a Commercial Future Land Use designation and an Automotive Commercial Zonin District. Amended Figure 3-5 of the Future Land Use Map Series to change the future land use designation of a 1.93 acre parcel in Planning Area 3B 2005105-1 from Commercial to Medium Density Residential. Added Special Policy 5.18 to the Future Land Use element limiting residential development of the arcel to a maximum of 11 units. Source; Land Research Mana ement Inc.' 8106 The Future Land Use Map Series should be amended during the preparation of the EAR-based Comprehensive Plan amendments to the current use of these properties. Village Planning Areas are illustrated on Map 3. Existing land uses are illustrated on Map 4, and a current inventory of existing [and uses is presented in Table 5. A composite of the current North Palm Beach Future Land Use Map Series is presented on Map 5. Village of North Palm Beach 31 Evaluation and Appraisal Report Town of North Palm Beach North Palm Beach Boundaries rr~oFeN 540 0 596 1.088 541 U51 Narth Palm Beach, FL 33A08 (561J 841-3355 32 Town of North Pahn Beach North Palm Beach Boundarias mFeal 504 us I w,rw: v~meo.~ncwnrrwnaoas 500 0 500 7,000 Nalh Palm BOach, FL 33A06 (561 } 84 b3355 33 PA L !E~ ~I ~ ~A~r~. ;i - .;1iI? ,~ I `\~ v ~ , i ~ 11`~ 1 -t14~''" , ~ ~ -_ _I f r, ~~ l,a I '. ~ ' ,~ Ls~'I~IJ~ r~ ' k k] ;n !I H sTS~~~' ~r A ~ ~ ~;> r~~i i ~ „~ i ~.~~-- u n '~ i ~ prr ~ f ~~!~/y~ii ,_ >1„a t ~'- I ri~, -'r~, . ..~~}~~ ~ ~i it >~y,~-~ ~ ~ ~ i ' 6~ ~ 4111 ~~{~ ~~ f Ji11J ~ ~ -~.-~ ~y ''c. 16~ , ~ t i ~~I~. LIGHTHO[!$E~n~~ t ~ .1 ~ ~ `~ `~t1 ~ _ ' C7 ~ISfI1Tl~f.LC1- ~~1 J ~ `rr - L -1 ~ ~ - `'~ ti'_LJ1JJ11717j ii~~ ~ 1''> ~ ,'t yet k ~ ~ Tl?ILrrCiIS~~ ~L?Tl?l I ~ .' -r~ j - ~ , ; ~' '~ 7i~( _'1°' [ rrrrtTSCI~~'J S ~ '~ ~~~ j'1'. `~ I f i~)`~C- i CtYI]S 1~1~` - ~~i; .... ~'4 _ i j~ ~ f - 4. k s 4` ~rli~ L ,t ,~_ ! ~~ ~' ~~`- Y ~ (711 ~ 1 ~ "~ ~'' rte, :. („r'-1 ~ I I r ~ "; . ~+~ NO~RTNL~~K~,ct;= UD k i '~ '; i~ 7 ~.-!_ - I ~ 'I a I ~- - . ~ -~,. 1- -_ ' ~ _ ~~ _ _ _ _ -~-~~~ I- _~~ y .,~I ~r anti ~ ~,~ -~ - k't I 1 ; ~I ~ Tom' r.,~' ? I ~~ ~ I I I I y'_ ~ l I f -- I ~~ F `~ , , •` '~ ', ~~ ,, I' ,, I,II~ ~,` ~ 's ~~ ~ ~ - r . ~ ~ i l t ~ '~ ~ a~ '1 ~~ 4 ~ ~ _ , :I ' `Y ~~ ~ ~ ,~ ~i t ~ ~ alp 1_ ~I t ~ ~ I: ~ 'a a ~~ .>~~ t` , ` 14~r t ~r k '~ ~ ~ , k~ ~~~~~:- ~, ~-~ ~ 4 ;, ' '~ ~ ~l~i~ ~~ ;'. IV C~~TN F~ALN1 ~,'~~~1 t a ~~~ ~ ~ ' ~ 4x ,, I`~ ' III :. f 1 i I JJ ~~', ~ ~ . ' ~; ii~~ , areR~-aweRRf1~ _ ~ =~~~" ~~;~I Future Land Use 1' i,.l- -~- ~~~: I r~~.i = ~ :~~~ ~~~Lr ~ . 1 Low bensity Residential [ ~ Conservation Commercial ~ '~--~ ~ ~ ~ I~r~ ~l I ni -ui~~•_ '~`7. ~_ t~ ~~ t { 1 ~~ ~ ` ~ Medium Density Residential Public Buildings/Grounds i Mixed Use .~ ~ ~--~ ~ ~ ~, ` High Density Residential 'Other Public Facilities Water ~ _ ~ - ~f " ~ ~ Educational I ' RecreatianlOpen Space ~ T T ~T ~T ~ `i/~LCIIll ~s a ~La1u1. iul€I 14 I ~ I, ,;.I -i , i i 1_tii:~- + !- _! Town of North Palm Beach North Palm Beach Boundaries mFee1 500 o soo 7,000 561 U3 k Nwlh Palm Beach. FL 33A06 (565} 8A1,3355 3.4 Tabfe 5 -Existing Land Use Inventory Existin Land Use Acres Sin le-Famil Residential 679.55 Multi le-Famil Residential 249.71 Commercial 160.02 Institutional 84.14 Utilit (Trans ortation 10.25 Recreation and O ens ace 190.09 Conservation 225.94 Water 1,225.10 Vacant 30,43 Total Acres 2,855.23 Source: Palm Beach County Property Appraiser; Land Research Management, Inc.; 6106, The following two additional major Comprehensive Plan amendments were adopted by the Village during the 2001 - 2005 period: {1) In 2001, the Village amended Plan to incorporate a Public School Concurrency element; and (2) Transportation element map and text amendments were adapted by the Village in 2002 to assign a Constrained Road At Lower Level Of Service (GRACES) designation to the segment of Prosperity Farms Road, located between Northlake Boulevard and Burns Road, in support of a similar designation enacted by Palm Beach County. F. Extent of Vacant and Developable Land. There is minimal vacant land in North Palm Beach (30.43 acres), all of which can be termed infill. Vacant residential land consists of 13.6 acres. In addition, there are 7.0 acres of mixed-use with an approved residential component (Domani parcel}. A vacant lands inventory is presented in Table 6. The locations of vacant parcels are illustrated on Map 3. All remaining vacant land is capable of being developed in a manner consistent with the Village's land development regulations, and there are no outstanding public facilities and services, or environmental issues. Village of North Palm Beach 35 Evaluation and Appraisal Report Table fi -Vacant Land Inventory Future Land Use Cate or Acres Development Potential Low Densit 10.91 34 units Medium Densit 1.93 16 units High Densit 0.76 12 units Commercial 9.57 145,904 s . ft.* Other Public Facilities 0.26 4,269 s . ft.* Mixed-Use 7.00 77 units Total Acres 30.43 139 unitsl150,173 s .ft. * -Assumes average FAR of 0.35. Source: Palm Beach Count Pro . A raiser; Land Research Mana ement, Inc.; 8106. G. Affordable Housing Assessment. Florida Administrative Code, Section 9J-5.0'l0(2)(b) requires that the Village perForm an adequate hauling assessment using data assembled by the Shimberg Affordable Housing Institute, University of Florida. The required affordable housing assessment is presented in Appendix 2. H. Public Education and Health System. Public education facilities are provided by the Palm Beach County School District. North Palm Beach Elementary school is located in the Village. Detail on public school concurrency is presented in Chapter 4, Section A.10. There are no hospitals in North Palm Beach. Nearby Hospitals include: Palm Beach Gardens Medical Center, Jupiter Medical Center and St. Mary's Hospital. I, Financial Feasibility of the Comprehensive Plan. Part of the EAR scope of work includes an analysis of the Village's ability to finance capital improvements. This section reviews state requirements for the Capital Improvements element and considers the Village's ability to maintain level-of-service standards. 1. Existing Revenue Sources and Funding Mechanisms. General Fund Revenues: Taxes - For accounting purposes, North Palm Beach combines taxes from several sources, including property taxes, utility services taxes and franchise fees. Ad valorem taxes account for approximately 76% of all taxes collected, and 55% of all revenues received by the Village. The FY Village of North Palm Beach 36 evaluation and Appraisal Report 2005 tax rate for the Village for municipal services was 7.27 mills applied to an assessed property value of approximately $1.388 billion. Total tax revenues in FY 2005 were $13,236,952. Licenses, Permits and Fees - The Village received $1,131,903 in licenses, permits and fees in FY 2005. Intergovernmental (Revenue Sharing): These funds are provided to the Village by the State based upon a defined allocation methodology. Revenues include State revenue sharing, half-cent sales tax, County gas tax, and municipal share of County occupational licenses. In FY 05, the total intergovernmental revenue collected was $2,804,985. Charges for Services - [n FY 2005 the total revenue collected was $647,915. Fines and Forfeitures -Fines include court fines, violations of local ordinances, etc. In FY 2005 the total revenue collected was $234,513. Miscellaneous - In FY 2005, the total revenue collected was $83,025. Miscellaneous revenue sources include interest earnings, rental fees, and donations, etc. Genera! Fund revenues (rounded} are summarized in Table 7 for the years FY 2002 - FY 2005. Annual revenues increased by $7.3 million during this period, with a majority (55%) resulting from taxes. Licenses and Permits and Intergovernmental revenues substantially increased during this period, as well, accounting for 28% of the increase. Other revenue sources have generally sustained steady, yet more moderate increases. Over the course of the FY 2002 - FY 2005 period, revenues increased from $895 per capita in 2002 to $1,460 per capita in 2005, an increase of $188 per capita per year. The increase is due primarily to the dramatic increase in the Village's property tax base during the 2002 - 2005 period. The recent rate of increase in revenues is not expected to be maintained during the 2005 - 2010 period, as tax base growth is projected to moderate far the following reasons: (1 }The rate of construction activity is expected to decline to due to buildaut of the Village; and {2} a leveling off of residential sales activity and prices is expected due to cooling of the housing market. A moderate growth rate in the tax base of 4% to 6% is expected (Source: Comprehensive Annual Financial Report; September Village of North Palm Beach 37 Evaluation and Appraisal Report The Village does not prepare revenue projections for future years. However, revenues can be projected by applying the following assumptions: (1) "taxes" revenue will increase at an annual rate of 5%, consistent with the above projection, and (2) "taxes" revenue will continue to represent 75% of total revenue, as evidenced in the 2002 - 2005 period. Table 8 presents annual revenue projections using these assumptions. 2. Current Expenditures. Table 9 shows General Fund expenditures (less Country Club, capita[ outlay and debt service} for FY 2002 - 2005. Table 10 shows expenditures projections, for the year 2005 - 2011, assuming maintenance of the expenditure to revenue ratio exhibited in FY 2005 Table 7 -North Palm Beach General Government Revenue History Fiscal Year $ Revenue Source 2002 2003 2004 2005 Taxes 8,198,000 9,293,000 11,440,000 13,237,000 Licenses and Permits 649,000 687,000 712,000 1,132,000 Inter overnmental 1,267,000 1,280,000 1,350,000 2,804,000 Charges for Services 522,000 665,000 720,000 648,000 Fines and Forfeitures 169,000 113,000 122,000 235,000 Investment Income 85,000 55,000 45,000 187,000 Miscellaneous 123,000 139,000 175,000 83,000 Total Revenues 11,013,000 12,232,000 14,564,000 18,326,000 Sources: North Palm Beach, Florida Comprehensive Financial Report September 30, 2005; Land Research Management, Inc. Table 8 -North Palm Beach General Government Revenue Projections Fiscai Year Taxes {$) Other Revenue* [$) Total Revenue {$] 2005 13,237,000 4,999,000 18,326,000 2006 13,899,000 4,633,000 18,532,000 2007 14,594,000 4,865,000 19,459,000 2008 15,323,000 5,108,000 20,431,000 2009 16,090,000 5,363,000 21,453,000 2010 16,894,000 5,631,000 22,525,000 2011 17,739,000 5,913,000 23,652,000 * -Total revenues less "Miscellaneous", and "Transfers" sources Source: Land Research Mana ement Inca 6106. Village of iVorth Palm Beach 3$ evaluation and Appraisal Report During the FY 2002 - FY 2005 period, annual capital outlay expenditures funded by General Fund revenues (i.e. excluding those financed by loans, notes and bonds) ranged from $434,199 (FY 2002) to $1,298,492 (FY 2003). Capital outlay expenditures ranged from 3.9% to 10.6% of total General Fund revenues during the 2002 - 2005 period, ar an average of 6.0% per year. Table 9 -North Palm Beach General Government Expense History Fiscal Year $} Expenditure 2002 2003 2004 2005 General Government 1,344,000 1,360,000 1,533,000 1,572,000 Public Safet 4,264,000 4,759,000 5,019,000 5,713,000 Public Services 3,265,000 3,286,000 3,284,000 5,020,000 Leisure Services 1,082,000 1,216,000 1,256,000 1,377,000 Other 434,000 1,298,000 845,000 817,000 Total Expenditures (less Country Club, capital outlay and debt service 10,389,000 11,919,000 11,933,000 14,499,000 Sources: Town of Lake Clarke Shores, Florida Financial Report for the Fiscal Years ended Se tember 30 2002 - 2005• Land Research Mana ement lnc. 5106. Table 90 --North Palm Beach General Government Expense Projections Fiscal Year Revenues{$}* ExpenselRevenue Ratio** Ex enses {$}**** 2005 18,326,000 0.791 14,499,000 2006 18,532,000 0.791 14,659,000 2007 19,459, 000 0.791 15, 392, 000 2008 20,431,DDD 0.791 16,161,000 2009 21,453,000 0.791 16,969,000 2410 22,525,000 0.791 17,$17,000 2011 23,652,000 0.791 18,709,000 * -Total revenue from Table 7. ** - FY 2005 Ratio '~'~* - Average of 2002 -- 2005 ~`*~`~`- Total expenditures, less "Country Club", "Capital Outlay" and "Debt Service". Source: Land Research Management, lnc.; 7106_._ 3. Assets and Liabilities. Capital improvements will generally be financed from General Fund revenues, grants or loans, including bonds. The exception is Country Club capital improvements, which are financed from the Country Club enterprise fund, Village of North Palm Beach 3g Evaluation and Appraisal Repork although notes are generally secured by General Fund revenues, such as franchise fees and utility taxes. North Palm Beach has historically maintained a sound financial position, with a substantial and increasing undesignated General Fund balance (i.e. funds available for spending), as indicated in Table 11, The exception was FY 2002 when $2,031,067 was designated far the subsequent year to avoid a tax rate increase. Table 11 -North Palm Beach Unreserved General Fund Balance ~$) Fiscal Year Assets * Liabilities ~`* Reserved*** Unreserved *~`~~` 2002 6,250,000 746,000 4,655,000 849,000 2003 3,710,000 1,088,000 968,000 1,655,000 2004 4,487,000 572,000 689,000 3,226,000 2005 6,932,000 943,000 217,000 5,772,000 * - Cash & cash equivalents, investments, net accounts receivable, inventories And other assets. ** - Accounts payable, other current liabilities and deferred revenues. ***- Inventories, prepaid items and deposits, restricted assets, reserved for capital outlay, and designated for subsequent year (FY 2002 only). **** - Undesignated funds. Sources: Villa e of North Palm Beach Florida Financial Re ort for the Fiscal Years ended September 30, 2002 - 2005; Land Research Man__aaement. Inc. 7106. 4. Capital Improvements Funding Potential. Several sources of revenue are available to the Village for use in financing capital improvements, including: General Fund revenues and reserves; loans and bands {general obligation and revenue}; grants; special assessments; and developer contributions. North Palm Beach has used many of these sources in the past, and each alternative remains available to the Village, although loans, grants, special assessments and developer contributions are not determined to be reliable sources until they are actually procured. Debt financing is used on an "as-needed" basis. At the end of FY 2005, total debt was $6,5 million, none of which was backed by the full faith and credit of the Village. With a minor unsecured exception, loans payable were secured by franchise fees and public services taxes. Village of North Palm Beach 4p Evaluation and Appraisal Report Projections of General Fund revenues available to the Village for capital improvements projects during the 2005 - 2011 are presented in Table 12. Table 12 -North Palm Beach General Fund Capital Projects Potential Fiscal Year Revenues($)* Capitaf Projects Potential $ ** 2005 13,237,000 794,DOD 2006 13,$99,000 833,400 2447 14, 594, 000 876, 000 2008 15,323,000 919,D00 2049 16,090,000 965,DOD 2010 16, 894, 000 1, 014, 040 2011 17,739, OOO 1,064,000 * -Total revenue from Table 8. ** - 6% of Revenues. Source: land Research Management, lnc.; 8106 Capita! improvements expenditures in excess of the available amounts projected in Table 12 likely will require the use of other sources listed above. Policy 4.2 of the Capita! Improvements element limits general obligation debt to an amount equal to 5% or less of the Village's property tax base. In FY 2005, this would amount to $71.9 million in genera{ obligation debt. Policy 4.2 was last reviewed as part of the 2001 EAR-based amendments to the Comprehensive Plan, using 1999 data. Since 1999, the Village`s property tax base has increased from $764 million to a current (i.e. FY 2006) level of $1.66 billion. As a result of the dramatic increase in tax base, this policy should be reviewed to determine whether or not it remains reasonable. 5. Capital Improvement Program. The 2001 Comprehensive Plan contained a 5-year Schedule of Improvements, and Policy 4.3 of the Capital Improvements element directs that it be updated on an annual basis. The Village has not updated the 5-year Schedule of Improvements on an annual basis, as directed; however, the Village includes a 2 -Year capital spending plan within the annual budget which can be used as a basis to initiate preparation of the 5-year Schedule of Improvements as part of the EAR-based Comprehensive Plan amendments. Comprehensive Plan related capital projects included within the FY 2005/2006 Budget and proposed FY 2006/2007 Budget are listed in Table 13. Village of North Palm Beach 4t Evaluation and Appraisal Report Table 13 Comprehensive Plan Related Capital Improvements Plan ($000) General Fund Plan ElementlProject FY 2006 2007 2008 __ 2009 2010 -- A. Stormwater 11~lanagement - - - _ __ -- Drair~ag~ Impro~em~nts 35.0 40.0 NA N~ NA B. solid W;~ste Bucket Truck 0 46.0 NA NA NA Garba e Trucks 133.0 135.0 133.0 NA NA Small Dum Truck 0 0 26.4 NA NA 3/a Ton Utilit Vehicle 26,0 26.0 NA NA NA Sanitation Utility Vehicle 19.0 NA --- NA NA _ NA _ - B. Tr n _____ s o tion _._ . _ Road Overla Pro ram 205.0 375.0 374.0 NA NA Li hthouse Bridge Repairs 150.0 NA NA NA NA D. _ Recreation & Op~r~ Spice Resurface G m Floor 0 20.0 0 0 _ 0 Resurface Pool Deck 120.0 200,0 0 0 0 Osborne Park Rec. Bldg. 200.0 0 0 0 0 Anchora e Park Renovations 200.0 200.0 400.0 NA NA q p ent 31.0 30.0 -- NA NA NA _ Total Amnt _ - ~ 651.0 450.0 40.0 NA NA rn NA - To be determined. Source: Villa a of North Palm Beach Pro osed FY 06107 Bud et' LRM Inc.' 7106 6. Capital Improvements, LOS and Budget. Based upon the assessment of capital improvements funding potential, per Sections 4 and 5, above, it appears that the Village has the financial capability to finance all proposed projects. During the preparation of the EAR-based amendments, additional short-term and long-term improvements may be identified. The above improvements, as well as any additional improvements identified, should be included within the updated 5- year Schedule of Improvements. The Village should continue to prepare a 5 year (short-term), as well as a 10 year (long-range} budget plan considering the maintenance of level-of-service (LOS) standards, detailed revenue projections and changes in funding in order to adequately determine financial feasibility. The 2005 Growth Management Legislation (Senate Bill 360) added additional financia! feasibility requirements for the Capital Improvements element. Financial Village of North Palrrt Beach 42 Evaluation and Appraisal Report feasibility means that sufficient revenues are currently available, or will be available from committed funding sources (e.g. ad valorem taxes, impact fees, developer contributions, bands, state and federal funds, etc.) which are adequate to fund the projected costs of capital improvements necessary to ensure that adopted level-of-service standards are achieved and maintained. Revenue sources must be included in the 5-year Schedule of Improvements and be available during the planning period of the comprehensive plan. Additional key requirements include the following: • The Capital Improvements element must include a schedule of capital improvements which are necessary to ensure that adopted level-of service standards are achieved and maintained. • For capital improvements that will be funded by a developer, financial feasibility must be demonstrated by an enforceable development agreement, and be reflected in the 5-year Schedule of Improvements. • If the local government uses a planned revenue source that requires a referendum or other actions to secure the source, the plan must identify other existing revenue sources in the event that the required actions da not occur. • The schedule of improvements mast include transportation improvements included in the Metropolitan Planning Organization's transportation improvement program if those improvements are required to maintain adopted level-of- service standards. The schedule of improvements must be reviewed on an annual basis to the maximum extent feasible, and modified as necessary, in order to maintain adopted level-of-service standards. An amendment to the comprehensive plan is required to update the schedule of improvements on an annual basis, or to eliminate, defer, or delay the construction of any facility in the schedule of improvements. • Amendments implementing these requirements must be filed no later than December 1, 2007, as well as each successive year thereafter. Village of North Palm Beach 43 Evaluation and Appraisal Report • The Village's Capital Improvement element and 5-year i schedule of improvements will need to be amended to comply with the new requirements. 7. Level of Service Analysis. The Vil{age has adopted LOS standards in its Comprehensive Plan. These standards are used to review the impacts of any development on public facilities. Per the Village's land development regulations, developers are required, by contractual agreement with the provider, to finance necessary capital improvements. It is anticipated that any demands resulting from growth or redevelopment will continue to be addressed in this manner. Sanitary Sewer -Sanitary sewer service within the corporate limits Is not directly provided by the Village. With the exception of a few remaining septic tanks, sanitary sewer service, including collection, transmission and disposal is provided by Seacoast Utility Authority (Seacoast). Seacoast directly bills residents within the Village using its services. Seacoast is a publicly owned water and sewer utility serving approximately 57,302 homes and businesses in northeast Palm Beach County, with an approximate population of 97,000 residents. The 1988 interlocal agreement establishing Seacoast vests governing authority in its five member board, consisting of Palm Beach County and four participating municipalities. Board members are appointed by the political jurisdictions, with voting shares based upon general capacity use as follows: Palm Beach Gardens - 49%; Palm Beach County - 26%; North Palm Bach - 16%; Lake Park - 7%; and Juno Beach - 2%. The PGA Regional wastewater treatment plant, which provides service to the participating governments, has a current design capacity of 12.0 mgd. Average annual daily flow (AADF) is 8.15 mgd and maximum daily flow (MDF) is 9.9 mgd. Related to the approval of development orders, Seacoast requires developers to upgrade the capacity of existing systems or build new systems to meet their needs in order to ensure that capacity is available. Current wastewater use by the Village is estimated at 1,323,171 gallons per day (i.e. population of 12,553 residents x 107 gallons per capita per day). It is projected that the Village's wastewater needs, using population projections (13,091 residents) prepared in this EAR, and the Seacoast LOS, will attain a level of 1,400,737 gallons per day by 2010, by which time buildout is projected to occur. The Village's adopted LOS standard for wastewater treatment and disposal is as follows: Village of North Palm Beach 44 B.valuation and Appraisal Report Maximum Day Generation: Residential - 104 gallonslcapitalday; Nonresidential - 1,721 gallonslacrelday. Per the Capital Improvements element, the above generation rates are to be used for planning purposed for the Village. Actual determination of flow rates used as the basis for plant capacity, main ex#ension and tax charges shall be negotiated by individual property owners and Seacoast. The Village has continued to implement its policy of prohibiting central wastewater service in Planning Area 1 (i.e. "Non-Service Area"}. The Village is meeting its LOS standard for sanitary sewer service, and no additional improvements to the PGA Regional wastewater treatment plant are required to serve the projected buildout situation during the 2005 - 2010 period. Since the wastewater collection, transmission, treatment and disposal facilities are owned, operated and maintained by Seacoast, the Village has no responsibility or authority to provide for system improvements. Potable Water - Potable water service within the corporate limits, including treatment and distribution is also provided by Seacoast Utility Authority (Seacoast). Seacoast directly bills residents within the Village using its services. Seacoast owns and operates two treatment plants; the Richard Road facility, with a peak-day capacity of 7.5 mgd and the Hood Road facility, with speak-day capacity of 23.0 mgd. Combined, the two facilities currently produce an average of approximately 18.3 mgd, According to the report entitled Preliminary_ Design Evaluation for Modifications to the Hood Road and Richard Road _ Water Treatment Plants (December 2005), the current treatment facilities have the capacity to serve projected buildout of that portion of the Seacoast service area located east of the C-18 Canal, including North Palm Beach. Future expansion may be necessary depending upon development approvals to the west of the C-18 Canal. Related to the approval of development orders, Seacoast requires developers to upgrade the capacity of existing systems or build new systems to meet their needs in order to ensure that capacity is available. Current potable water use by the Village is estimated at 2,397,762 gallons per day (i.e. population of 12,553 residents x 191 gallons per capita per day). It is projected that the Village's potable water needs, using population projections (13,091 residents} prepared in this EAR, and the Seacoast LOS, will attain a level of 2,5D0,3$1 gallons per day by 2010, by which time buildout is projected to occur. Village of North Palm Beach 45 Evaluation and Appraisal Report level of 2,500,381 gallons per day by 201 D, by which time buiidout is projected to occur. The Village's adopted LOS standard for wastewater treatment and disposal is as follows: Average Day Generation: Residential - 99 gallonslcapitalday; Non- residential ~ 1,874 gallonslacre/day. Maximum Day Generation: Residential - 147 gallonslcapitalday; Nonresidential - 2,782 gallonslacrelday. Per the Capital Improvements element, the above generation rates are to be used far planning purposed for the Village. Actual determination of flow rates used as the basis for plant capacity, main extension and tax charges shall be negotiated by individual property owners and Seacoast. The Village has continued to implement its policy of prohibiting central potable water service in Planning Area 1 (i.e. "Non-Service Area"), The Village is meeting its LOS standard for sanitary sewer service, and no additional improvements to the Seacoast regional potable water treatment plants are required to serve the projected buildout situation during the 2005 - 2010 period. Since the potable water withdrawal, treatment and distribution facilities are owned, operated and maintained by Seacoast, the Village has no responsibility or authority to provide for system improvements. Solid Waste -The Sanitation Division of the Public Services Department offers collection service 3-times per week to all single family and multi-family residences within the Village. The Village also collects commercial solid wastes with the exception of certain large restaurants, which contract directly with a private hauler. Costs for these services are recovered through ad valorem taxes and no additional fees are charged to residents to finance this service. Waste is transported to the Palm Beach County Solid Waste Authority facility on Dyer Boulevard. The Village also provides additional service for the separate collection of newspapers on a once per week basis, The Village sells the newspapers to a local purchaser. The Village does not provide collection service for construction sites; individual developers are responsible for collecting and disposing of wastes generated on their properties. Village of North Palm Beach 4b Evaluation and Appraisal Report The Village owns, operates and maintains its own equipment for solid waste collection. The Village Sanitation Division has packer trucks each with a twenty cubic yard capacity, satellite collection Qitney) trucks with one and one-half ton capacity, and one sedan. The Village's adopted LOS standard far solid waste collection and disposal is as follows: Average Generation Rate: Residential: Single-Family - 0.926 tonslcapitalyear; Multiple-Family - 0.5$8 tonslcapita/year; Non-Residential - 6.0 tonslacrelyear According to recent correspondence, Solid Waste Authority disposal facilities can accommodate the Village's needs through the year 2020. The Village is therefore meeting its level LOS service standard for solid waste. The Sanitation Division is responsible for providing solid waste collection and transfer services for the Village. Routine maintenance for all Village vehicles is performed by the Fleet Maintenance Division, Capital costs associated with maintaining the Village`s LOS standard include the purchase ar lease of collection fleet vehicles and major purchases related to maintenance facilities. Capital expenditures have historically been considered on an annual "as-needed" basis. Storm Water Drainage -- The entire Village discharges its storm water into tidal waters. There are four main tidal bodies into which storm water is discharge by the Village: (1) the Farman River; {2) the North Palm Beach Waterway; (3) the Intracoastal Waterway; and (4) the northern portion of Lake Worth. A complete and integrated ground surface percolation and positive underground piping storm water drainage system is installed throughout the platted and developed areas of North Palm Beach. The storm water drainage system is Village-owned and maintained. The system, in residential areas, consists of roadside swales without curbs and gutters. Surplus water from the swales is diverted to catch basins within a closed conduit piping system then discharged via outfall to the manmade waterways, the Farman River, the Intracoastal Waterway, or Lake Worth. The commercial areas of the Village are confined to frontages along U.S. #1 and Northlake Boulevard. These roads are urbanized and have curbs and gutters and positive pipe outfalls to either the Farman River or Lake Worth. This system is maintained by the Florida State Department of Transportation (DOT) and the Village. Village of North Palm Beach 47 Evaluation and Appraisal Report The Village does not have a master drainage plan. The existing drainage system was built in a piece-meal fashion over time with the majority of the existing system having been constructed between 1956 and 1970. Therefore, the major portion of the Village's storm water drainage system was constructed prior to any discharge regulations. The Village's adopted LOS standard for drainage is as follows: Design Storm: 3-Year #requency, 24 hour duration (one-day); Rainfall intensity curve, as established by the South Florida Water Management District. According to a prior Village engineering consultant, the drainage system was, more than likely, designed similar to a Florida Department of Transportation system with a minimum three year storm recurrence interval. The South Florida Water Management District (SFWMD) minimum drainage design criterion for local governments is a three-year, one day duration storm event. It is therefore determined that the design capacity and the level of service is estimated to be at least satisfactory to meet the SFWMD minimum local government criteria, As a result, the capacity of the system appears to be adequate for Village. The Village maintains scheduled inspections and maintenance to assure long- l term effectiveness. Currently, the Village inspects each catch basin within the Village at least once per year and identifies needed maintenance and improvements. The Village is currently meeting its LOS standard for stormwater drainage. The Streets Maintenance Division is responsible for maintaining the Village's drainage system, including administration of the NPDES permit program. Capital costs associated with maintaining the Village`s LOS standard include catch-basin and storm drain system repairs and replacement of damaged or inefficient or inadequate storm drainage system components. Capital expenditures have historically been considered on an annual "as-needed" basis. Roadways -The Village's principal roadway system is illustrated on Map 6. State classified roads within the Village are: Urban Minor Arterial - U.S. Highway 1, Northlake Boulevard and Alternate A-1-A; and Urban Collector - Prosperity Farms Road, Lighthouse Drive and A-1-A. The Comprehensive Plan currently classifies Village roadways based upon the number of traffic signals per mile and related driving times, an alternative methodology previously permitted by the Florida Department of Community Affairs. LOS standards consistent with the alternative methodology were also adopted, as follows: Village of North Palm Beach 48 Evaluation and Appraisal Report "Average Annual DailylPeak Hour LOS Standards at DID, consistent with the Florida Department of Transportation minimum acceptable operating levels of service standards, for listed Village roadways, and Level-of- Service Dtraffic volumes (i.e. Tables A~-1 and 4-2 of the Transportation element)". By Comprehensive Plan amendment, the Village designated Prosperity Farms Road, between Northlake Boulevard and Burns Road a constrained facility and not subject to the Village-wide LOS standards, and designated the roadway a Constrained Roadway at a Lower Level of Service (GRACES) facility. Development orders impacting the GRACES segment are evaluated using the following specific level of service standards: AADT - 20,950 trips; and Peak Hour - 1,948 trips. It was further determined that before Prosperity Farms Road, between Northlake Boulevard and Burns Road may be constructed as a 4 or 5 lane facility the following must occur: (1). The GRACES volumes on this roadway segment must be reached; and (2) the parallel segment of Alternate A1A must be a 6-lane facility and operate below its adopted level-of-service; or (3) the parallel segment of U.S. Highway No. 1 must operate below its adopted level-of-service. The Village's current COS standards, with the exception of those adopted for Prosperity Farms Road under the GRACES designation, are inconsistent with those used by Palm Beach County to implement the countywide Traffic Performance Standards of the Unified Land Development Code (ULDC). The countywide system uses the State functional classification system and peak-hour traffic volumes to determine levels-of-service. As a result, for the purposes of this analysis, the countywide system is used to determine the Village's current level- of-service. Using traffic count data supplied by the Palm Beac D traffic volumes provided in the Palm Beach Standards section of the ULDC (Table 13B), it Village's primary roads are currently operating ai Available traffic count data and alevel-of service primary road system are presented in Table 14. ~ County and peak-hour LOS County Traffic Performance is concluded that all of the ~ acceptable level-of-service. comparison for the Village's Village of North Palm Beach 49 Evaluation and Appraisal Report ~~~ ~ ~ ~~~~~ ~~~di~~~ IPALNJ'B~AC~f-la `~il i 3 ~- ~~~ I irx' i "1 p~~ . 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PARK AVE fI~LL LLI f~ ~ r t I ~r m T.,~ (zir~-r irrrr~_>-i~ X73 - f,~ -~" r arm rxlrrr_ ~~ ~ ~~ - ~- 1.c1r ~ c . rr~ crrm ~ ~ ~ i ,~1. ~ ~~- -~ ^ ~7~ I_ Town of Norlh Palm Beach North Palm Beach Boundaries ~1FeM ~ 0 5W 1 ~~ Sol US 1 Nortr1 Palm Beach, FL 33408 (561j 841-3355 G Go Table 14 -Roadway Level-of-Service Analysis A, Average Daily Traffic (vehicles per day) Roadwa Lanes Count Station From - To 2005 AADT Volume LOS "D" Volume A-1-A 2L 2816 Lost Tree Villa a to Island Dr, 10,920 14,900 U.S. 1 4LD 2838 PGA to McLaren 27,583 32,500 U.S. 1 6LD 2832 McLaren to Northlake 33,144 48,900 U.S. 1 4LD* 2800 Northlake to Park Ave. 30,966 32,500 Northlake 6LD 2819 US 1 to Southwind 27,179 48,900 Northlake 6LD 2817 Southwind to Pros erit Farms 36,214 48,900 Northlake 6LD 2821 Pros erit Farms to Alt A-1 A 31,068 48,900 Alt. A-1-A 4Lb 2814 Northlake to Li hthouse 23,192 32,500 Prosperity Farms 3L 2806 Northlake to Lighthouse 19,199 15,600 Prosperity Farms 3L 2836 Lighthouse to Burns 20,604 15,600 Prosperity Farms 5L 2839 Burns to PGA 27,931 32,500 B, Peak-Hour Traffic (vehicles per hour) Roadwa Lanes Count Station From - To 2006 Peak- Hour Volume LOS "D" Volume A-1-A 2L 2816 Lost Tree Village to Island Dr. NIA 1,390 U.S. 1 4LD 2838 PGA to McLaren 2,120 3,020 U.S. 1 6LD 2832 McLaren to Northlake 2,815 4,550 U.S. 1 4LD* 2800 Northlake to Park Ave. 2,733 3,020 Northlake 6LD 2819 US 1 to Sou#hwind 2,309 4,550 Northlake 6LD 2817 Southwind to Prosperity Farms 3,281 4,550 Northlake 6LD 2821 Prosperity Farms to Alt A- 1A NIA 4,550 Alt. A-1-A 4LD 2814 Northlake to Li hthouse 2,123 3,020 Prosperity Farms 3L 2806 Northlake to Lighthouse 1,441 1,460 Prosperity Farms 3L 2836 Lighthouse to Burns 1,908 1,948** Prosperity Farms 5L 2839 Burns to PGA 2,504 3,020 * -North of Palmetto Road. *'~ -Adopted GRACES LOS standard Source: Section 15. (I).D., Table 1A; Palm Beach County Unified Land Development Code (Traffic Performance Standards); Palm Beach County Traffic Division Historic Traffic Growth Table, 2006; Land Research Management, Inc., 6106. Village of North Palm Beach 51 Evaluation and Appraisal Report The Streets Maintenance Division is responsible for maintaining local sidewalks, roads and bridges within the Village, Capital costs associated with maintaining the Village's LOS standard include repair and replacement of sidewalks, streets, traffic signs and bridges, and administration of the annual asphalt overlay (street re-surfacing) program. Capital expenditures have generally been considered on an annual "as-needed" basis. However, major improvements, such as the Lighthouse Bridge repairs, are planned in advance. Recreation and Open Space - The Village's recreation and open space areas are illustrated on Map 3, and inventoried in Table 15. The minimum accep#able LOS standard for Village recreation and open space is three acres per 1,000 population. A comparison of data from Table 15 (excluding the North Palm Beach Country Club acreage), with the Village's current population (47.88 acres112,553 residents) indicates that North Palm Beach is currently providing 3.8 acres per 1,000 population and meeting its LOS standard. The projected level-of-service at buildout (13,091 residents13.0 acrea11,000 population) is 3.66 acres per 1,000 population. The projected level-of-service will exceed the adopted Village's LOS standard. Table 15 -- Recreation and Open Space Facilities Facilit Name Classification Acres North Palm Beach Count Club Communit 150.42 Communit Center Communit 12.64 Anchora a Park Nei hborhood 11,66 Anchorage Marina Neighborhood 9.11 Lake Side Park Nei hborhood 6.97 Osborne Park Nei hborhood 7.50 Total Acres 198.3 Source: Land Research Management, Inc.; 8106. Village of North Palm Beach 52 ~vaiuation and Appraisal Report The Leisure Services Department is responsible for maintaining parks and library facilities within the Village and the Anchorage Marina and Storage Facility. Capital costs associated with maintaining the Village's LOS standard include renovation, upgrading and expansion of facilities and purchase of additional equipment and facilities. Operations and improvements at the North Palm Beach Country Club, although owned and operated by the Village, are accounted for in a separate enterprise fund. Included operations are golf, tennis, pool and food and beverage. Capital expenditures have generally been considered on an annual "as-needed" basis. However, major improvements, including those funded by grants or loans, are planned in advance. 8. Concurrency Management. The term Concurrency was added to Chapter 163 of the Florida Statutes in 19$6 and 1993. Florida Administrative Code Ruie 9J~5 regarding comprehensive plans addressed Concurrency in 1989. The Capital Improvements element requires that level-of-service standards keep pace with development and land use changes. The Village's Concurrency management system is established in Sections 21-41 to 21-60 of the North Paim Beach Code of Ordinances. The system is designed to ensure that the issuance of a development order will not result in a degradation of the adopted level-of-service standards for specified public facilities and services. The Future Land Use element, Sanitary Sewer and Capital Improvements elements will need to be amended to meet requirements for Concurrency as noted in Appendices C and D regarding consistency with Chapter 163, Florida Statutes and Rule 9J-5, Florida Administrative Code. 9. Public School Concurrency. Palm Beach County has addressed the public school Concurrency issue by adopting the "Palm Beach County Interlocal Agreement with Municipalities of Palm Beach County and the School District of Palm Beach County to Establish Public School Concurrency". In support of the Interlocal agreement, the Village amended the Comprehensive Plan (i.e. Amendment 2001 - 01.2) to include Chapter 12.0 Public School Concurrency implementing the Interlocal Agreement with the Palm Beach County School District. Under the agreement, all proposed residential developments in North Paim Beach are required to procure a Concurrency determination from the School District, indicating that adequate school Capacity is available to serve the anticipated increase in residents. Village of North Palm Beach ~3 Evaluation and Appraisal Report J, Additional Issues of Local Concern 1. Potable Water PIanlRegional Water Plan Update. The South Florida Water Management District (SFWMD) is in the process of preparing its regional water supply plan {Lower East Coast Regional Water Supply Plan. It is expected that the SFWMD will adopt the Plan in the fall of 2006. Local water suppliers are required to coordinate with SFWMD in the preparation of their Long-Range Water Supply Facilities Work Plans in order to identify needed facilities for at least a 10-year planning period. Upon completion, local suppliers will provide documentation to governments within their service areas confirming that adequate water supply is available, considering the regional water supply plan, and has prepared infrastructure plans necessary to serve projected need. 2. Coastal High Hazard Area Assessment. The Village's coastal high hazard area consists of portions of John D. MacArthur Beach State Park and single-family and multiple-family residential uses proximate to Lake Worth. The extent of the Coastal High Hazard Area {CCHA) in North Palm Beach, based upon the current definition as the area within the Category 1 Storm Evacuation Zone, is illustrated on Map 7. From Map 7, the CCHA includes Village land designated "Conservation" in Planning Area 1 (John D. MacArthur Beach State Park) and a majority of mainland properties in the Village. Mainland properties within the CCHA are located east of Prosperity Farms Road. No non-conforming uses have been identified within the CCHA, and all current development within the area would be permitted to redevelop at existing land use densities and intensities. As a result, the current Comprehensive Plan provides the proper balance between property rights and public safety considerations. By Resolution 04-308, North Palm Beach approved and adopted the Revised Unified Palm Beach___County Local Mitigation Strategy Plan (LMS Plan). By adopting this plan, the Village is eligible to receive pre-disaster and post-disaster federal funding for mitigation purposes, and has committed to continue participating in the multi-jurisdictional local mitigation strategy planning process. Among the many hazards addressed in the LMS Plan are hurricane and tropical storms and flooding. Generally, hurricane and tropical storm damage is caused by high winds andlor storm surge (coastal flooding). Wind produces most of the property damage associated with hurricanes, particularly from flying debris. Village of North Palm Beach 54 Evaluation and Appraisal Report ~ ' - ~~ - - - i - 1 ~ r~ ~ i ~ i ~ E~AL~~EAC~f-0at,3 ~, ~ x 1y I ``~ € '€ ~ ~~' ~r ~ {,- € i - i `~ F t, t :i .. _ [-~ ~ ~ ~~ '~' _ _ 1 J;~ k i , ~ ~ ~ ~3 ~ i , r) 1 ,~, > > ~--a f/.17 E?~ _~i i ~ ~_3 _ 1 ~ , - ~ ~ ~J~TT L`S,< isj7'~J1 s !lI-Z 1r r~I~ _.. - 1, ... i r _ .~~ ~ ~.i `1 ~ ~.•rrss t ~ € ~ _ ~ r~ f~ tt',s t,ts;~ssi ~u~ll~~ 'f- ~ - ~ - , ~ . I ~1 ' 'i~,, ~ `,.`4 !''~ ~ x 1 `s~ t1 i ~ 6~. ~~vplL '' ~ ~ ~ ~ ` ~ I _ ~ ht '1 ~l. A ~ _ a I€ ,y t'r - _ I i - ~ - - ~~ - a , T - T i ='_'.C~~, "fit _ ~ ~ ` ~ ~. ~ ~ ~ ;', I t k L ~ ; ~~`~~x ~ t ~ i ~ -~ t. . ~ ~,1,~r ~~' - ~~~ ~, 444 `:~ ~ f11C~~~~~ ~~~..,n~ ~.,~.x3 ~~ - \ ~ ~'- 11.1 -1L{.; _.-. 1 t ~jr /~ `.. ~~'.~ ~', r $~ ~ '~ y:TiT1TR~AI:Ci~~ 1 Kj ~ i Ilr ~ ~. L3 L H L... ~ 1 5{ `. ~ i i ', ~ 1 i ~ € s i- r 'r. i ~~ ~~ x,~ ~i 7~ ~~ #-i4`i ~~f f ~ I s,~ i jiyi~ y ,,.-ray s ~ ^r>, ~ r ~ ~ ~ .°` ~,p ~; i ~~~ ~ : I 4~ ~1~ `F ~ 4 1 4 ~ ! ^i C ~' ~~3i~~ ~.~f~l ~ _ ~Ii~N711~t (1 ;(ifs' 1 '~~ s ~`1~~`~'t ~\ ~ F ~~I ' = ,~ ~ ~ ~ ~' . .. ~^- f ; I r. ~I `t \- y t _ ~- . [ f . i~' Z. 1 ,.y~_ ~~l I- ~4 F '~. It r ~- ~~..~ t .i 'D .1€~~trT tc~ (-r ~ ~ s ~ ~ ~ ' ~ ~ €, 1~ ~-1=! 1~1~.~7 ~' iX ~~ ~C t 7~' 1L+ ~11~(`~~, 1~ ~F1-~ `~~~1"11i~~€y_ ~ ~ ' ti~ l ~~1r r'.~~ ~ ~ .-.., 1',L ti Lam;?~ls''„~ k1i1,. a ~4~.~A't i~l''_~.~.. - f1~'~7~ 'i" ~~. - - ii ~~ ..r^- -:3 " ~ ~ `l .f ` ~111 :~~~R fT~`~f .~~1 ~1~ l I _3 ~ ~~ f~j ~~l~llfi L7 L.. l~{l..•!'"1 ,€ ! ~ ~-^ ~ kT, ~ - _ L L_ E~~ ILL €! j ' ~L AVE ~ ~~ ~ ~l~ 1~ 1?! L h~ ~ ~ _ ~>>~'~3~'~~F~'ji~~~ -~; 11 ~7Trr FI~~ ~~ 1 -1~_~ -~~I ~ f rl~Ifk t 'Tfi~' ~t,r r~ ~._ -- TT i1 ,11 t€ 1,i s1 ~7 .~tiZ~E~II~ ` L 1 ~ ~ ~ ~ ~1JS~ ~~_1~1'_ I~ (r'~{i[`G ,~ - ~~ ~~ -~h;~` ~ ~ , r ist Hln,h H~~arri l E : 1 , !1 r! 1 ~ r ~' 7 1 . ~ _ ~ i1 --- E~~ r117t~]]~€ L '1 a II~~~~ [~~(~r r ~ l~r~ ,~~ Lit~~. L~TLl~7~.. ~I ~€~. [ ~ rifiLi. F ~_~,~5~-~ ,y f ~ r F t _-~ ' 1 N Town of North Palm Beach North Palm Beach Boundaries Fo-et ` 501 us 1 souxo~. PO~.m liaechcounycl9.zD]6 5W 0 3W 1,W9 ^ NoNh POlm Bo-ach, FL 31498 y y 1561) 841-3355 JJ The LMS Plan identifies the fallowing specific impacts from these hazards: Excessive wind and water; soil and beach erosion; electrical power and telecommunications systems outage; surFace and air transportation systems disruption; navigable waterway impairment; potable water, sewer and drainage systems loss or disruption; disruption of community services; and loss of, or damage to environmental resources. An assessment in the LMS Plan determined that the Village has a "High" probability rating, and a "High" vulnerability rating for flooding and a "High" probability rating, and a "High" vulnerability rating for hurricanes and tropical storms and flooding. Vulnerability ratings are defined in the LMS Plan as follows: • "Low" means that a hazard is not likely to generate measurable or lasting detrimental impacts, and its consequences will likely be rectified promptly with locally available resources. • "Moderate" means that there will likely be measurable detrimental impacts which may require some time to rectify and may require outside resources andlor assistance. • "High" means that the impact will likely be severe and of longer duration, and require substantial time, resources andlor outside assistance to rectify. Generally, the Village has funded its own mitigation initiatives, including participation in the Community Rating System (CRS), where a class rating of "8" has been achieved. The rating enables residents to receive a 10% reduction in National Flood Insurance Program (NFIP) rates. All public buildings are fitted with hurricane shutters, and related emergency services are provided by the Village. For added service capabilities during time of emergency, the Village has entered into mutual aid agreements for fire and police assistance through the Northern Area Mutual Aid Consortium (NAMAC) of Palm Beach County. . The Village 2006/2007 Hurricane Plan outlines activities that it will undertake in the event of an approaching hurricane, including pre-storm and post-storm actions and responsibilities of the Village Council, Village Manager, and operating departments. The Village publishes a monthly newsletter that is distributed to residents and businesses. The newsletter has provided pertinent information regarding hurricane preparedness and maintenance of drainage swales among other items. In addition, the Public Safety Department delivers a welcome package to new residents which contains a brochure outlining hurricane preparedness information. Village of North Palm Beach 5b E~alaation and Appraisal Report Pre-disaster educational programs are offered to any Village group, upon request, and an annual Village-wide pre-hurricane season educational program is offered by the Public Safety Department. Portions of the Village are affected in the event that pre-storm evacuation is required. The County has determined that "Plan A" (Category 1 or Category 2 storm) and "Plan B" (Category 3 -- 5 storm) evacuations may be necessary in certain areas of the Village. "Plan A" evacuations are necessary far all properties within one block of a coastalltidal body of water and areas prone to flooding. "Plan B" evacuations are necessary in areas located within the designated Coastal High Hazard Area, and all areas east of U.S. Highway 1. Proximately located shelters include: Independence Middle School (Jupiter}; William Dwyer High School (Palm Beach Gardens); and McLeod Bethune Elementary School (Riviera Beach). Village of North Palm Beach g'7 Evaluation and Appraisal Report Chapter 3: Consistency with Growth Management Laws Section 13.3191(2) {f), Florida Statutes requires that the EAR to evaluate the North Palm Beach Comprehensive Plan in terms of relevant changes in growth management laws and policies since the date of the previous EAR for consistency. The following analysis summarizes this effort. A. Review of State Comprehensive Plan. There have been no changes to the State Comprehensive Plan since the date of the Comprehensive Plan that requires North Palm Beach to amend the Comprehensive Plan. B. Review of Changes to Chapter 163, Florida Statutes. A table indicating the manner in which the Town will address the requirements of Chapter 163, Florida Statutes is attached as Appendix B. This table indicates Comprehensive Plan elements that need updating to meet state requirements. The Comprehensive Plan can be amended based upon these recommendations. C, Review of Changes to Chapter 9J-5, Florida Administrative Code. A table indicating the manner in which the Village will address the requirements of Chapter 9J-5, Florida Administrative Code is attached as Appendix C. This table indicates Comprehensive Plan elements that need updating to meet state requirements. The Comprehensive Plan can be amended based upon these recommendations. D. Review of Treasure Coast Strategic Policy Plan. There have been no pertinent changes to the Strategic Policy Plan since the date of the last EAR-based Comprehensive Plan amendment. Village of North Palm Beach Sg l=valuation and Appraisal Report Chapter 4: Review of Comprehensive Plan Elements Objective statements in the Comprehensive Plan are generally crafted as ongoing Village directives, as opposed to measurable program statements. Measurable objectives were generally achieved by the time of the initial EAR (1999}, at which time they were amended to become on-going directives. A. Summary of Comprehensive Plan Elements Future Land Use Element (Section 3.0). The Future Land Use element contains 5 objectives, Objectives are summarized, as follows. A discussion at the policy level is included, as necessary, to provide additional detail. Objective 3.1 directs that future growth and development be managed through the preparation and adoption of land development regulations. Policy 1.3 establishes residential densities for the Village's various land use categories, and Policy 1.4 establishes intensity standards for commercial corridors within the Vilalge. Poiicy 1.7 allows future development only when central water and wastewater systems area available, or will be provided concurrent with the impacts of development. The objective and related policies have been generally effective in guiding development activity in the Village. However, consistent with state enabling legislation, density and intensity standards for all of the future land use categories should be incorporated into the Comprehensive Plan during the EAR-based amendment process. Objective 3.2 directs the Village to permit development and redevelopment activities in a manner to ensure the protection of natural and historic resources and in a manner consistent with the Village Character Statement. Policies 2.1 ~ 2.4 require property owners and land developers to conform with state, county and local environmental programs oriented to preserving natural resources. Policy 2.5 requires the Village, at the time of each EAR review, to consider the need for identifying additional historically significant properties in the Village. No additional properties are identified at this time. The objective and related policies have been generally effective in guiding development activity in the Village, and no amendments are required at this time. • Objective 3,3 directs that all development orders and permits for future development and redevelopment activities shall be Issued only if public facilities necessary to meet Level of Service (LOS} standards are available concurrent with the impacts of the development. All developments Village of North Palm Beach $g Evaluation and Appraisal Report approved during the planning period have been reviewed for LOS compliance. The objective and related policies have been generally effective in guiding development activity in the Village, and no amendments are required at this time. • Objective 3.4 Directs he Village to coordinate with appropriate governments and agencies to minimize and mitigate potential mutual adverse impacts of future development and redevelopment activities. Coordination of planning and development activities with service providers, facility planning entities, and participation on the IPARC have been effective in coordinating planning and services provision activities. The objective and related policies have been generally effective in guiding development activity in the Village, and no amendments are required at this time. • Objective 3.5 allows the Village to enact special land use policies, when necessary, to address site-specific issues related to implementing the Village Goal Statement. To date, the Village has adopted 18 special policies to address specific issues. Issues addressed include preservation of native vegetation, incorporation of a future annexation map as part of the Future Land Use Map Series, general and specific use of the commercial planned unit development ordinance, and residential density limitations on several development parcels. Special policies have been particularly effective in addressing specific Village issues. Special policies will continue to be used by the Village, on an as-needed basis; however, no additional special policies are recommended at this time. 2. Transportation Element [Section 4.0). The Traffic Circulation element was updated, revised and renamed as part of the 2001 EAR-based amendments. Updates and revisions were prepared in response to revised statutory and code requirements fora Transportation element. The Transportation element contains 10 objectives, a majority of which are required to meet the statutory requirements. Objectives are summarized, as follows. A discussion at the policy level is included, as necessary, to provide additional detail. • Objective 1 identifies needed capital improvements at the time of the EAR- based amendments. The list should be updated to include those in the County's 5-Year roadway improvement program, as well as those defined locally. In addition, several key transportation planning issues are addressed at the policy level, as follows: Policy 1.1 functionally groups Village roadways based upon the number of traffic signals per mile. Village of North Palm Beach 6Q Evaluation and Appraisal Report Policy 1.2 adopts Average Annual DailylPeak Hour LOS Standards at DID, consistent with the Florida Department of Transportation minimum acceptable operating levels of service standards, for listed Village roadways, and adopts Level-of-Service D traffic volumes (Tables 4-1 and 4-2). Policy 1.3: finds Prosperity Farms Road, between Northlake Boulevard and Burns Road a constrained facility and not subject to the Village-wide LOS standards (Tables 4-1 and 4-2) and designates the roadway a Constrained Roadway at a Lower Level of Service (GRACES) facility. Related development orders are to be evaluated using the fallowing specific level of service standards: 20,950 trips on a daily basis, and 1,948 trips on a peak hour basis. Further, in order to maintain the residential character of the Village, all roadways not identified in Policy 1.1 shall be maintained as two-lane local roadways. Policy 1.A~ determines that before Prosperity Farms Road, between Northlake Boulevard and Burns Road may be constructed as a 4 or 5 lane facility the following must occur: (1). The GRACES volumes on this segment shall be reached; and (2) the parallel segment of Alternate A1A shall be a 6-lane facility and shall operate below its adopted level-of-service; or (3) the parallel segment of U.S. Highway No. 1 ~}~ shall operate below its adopted level-of-service. Policy 1.~ directs the Village, on an annual basis, to evaluate the need for roadway improvements to: (1) maintain LOS standards; and (2) implement measures to reduce accident frequency. • Objective 2 is reserved for future use. The objective should be updated to reflect any projected long-term transportation capital improvements needs identified in the EAR. If none are identified, the objective will not be revised. Objectives 3 -- 10 are oriented to meeting the general statutory requirements for the Transportation element, and address the following issues: (1) Regulation of motorized and non-motorized vehicles within the Village; (2} an efficiently managed multi-modal transportation system; (3} the coordination of land use planning in the Village with state and county transportation planning programs; (4) preservation of designated road rights-of-way; {5) continuation of roadway maintenance programs; and (6) requiring new developments to conform to Florida Department of Transportation (FDOT) design and access specifications. Village of North Palm Beach 61 Evaluation and Appraisal Report Objectives in the Transportation element have served to maintain the desired character of the Village, while meeting the requirements for a transportation element. Policies in the Transportation element have effectively served to maintain the desired level-of-service, provide adequate access, and guide development, and maintenance activities to maintain the desired character of the Village. The following amendments are proposed: 1. Objective 1: {1) Revise and update the list of needed roadway improvements in the Village; (2) Revise Policy 1 to classify Village roadways according to the Florida Functional Highway Classification System; and (3) revise Policy 1.2 to amend delete daily traffic LOS standards and revise peak hour LOS volumes, including Tables 4-1 and 4-2, to conform with those used in implementing the countywide Traffic Performance Standards ordinance. 2. Objective 2. The objective should be updated to reflect any projected longterm transportation capital improvements needs identified in the EAR. If none are identified, the objective will not be revised. No additional amendments are anticipated. 3. Housing Element (Section SAy, The Housing element contains 5 objectives. Objectives are summarized, as follows. A discussion at the policy level is included, as necessary, to provide additional detail. • Objective 1 directs the Village to conserve standard condition housing stock and residential neighborhoods by assuring that substandard housing conditions are prevented. The Public Services Department, through implementation of the Village land development regulations, including code enforcement, has implemented this objective. • Objective 2 directs the Village to implement an annual inspection program and code enforcement activities as a means of maintaining "standard condition" housing. The inspection and code enforcement program has successfully maintained the condition of the Village`s housing stock. • Objective 3 directs the Village to provide adequate and affordable housing, consistent with the character of North Palm Beach, for current and projected future populations. The Adequate Housing Assessment Village of North Paim Beach 62 Evaluation and Appraisal Report (Appendix 2} has determined that the Village has a substantial supply of affordable housing, and projected a relatively small need for additional affordable housing. • Objective 4 directs the Village to provide for the location of daycare and group home facilities licensed by the Florida Department of Health and Rehabilitative Services. The Village`s land development regulations include such provisions. • Objective 5 directs the Village to rely upon the private sector for the delivery of housing stack to accommodate Village needs. The objective has been successfully implemented, as all housing has been delivered by the private sector. This directive will be maintained in the future; however, the Village will work with the private sector to provide additional affordable housing, as directed by the proposed amendment to Objective 3, above. Policies in the Housing element have effectively provided direction for recent residential development activity, while maintaining the desired character of the Village. Additional residential development will be encouraged in mixed-use redevelopment areas, as discussed in Major Issue 1. The following amendments are proposed: A policy should be added to Objective 3 directing innovative housing concepts within the mixed-use redevelopment projects, including live- work, upper story apartments, and lofts as a means of addressing projected affordable housing needs. 2. Policy 4.1 should be amended to indicate that code amendments providing for such facilities have been accomplished. 4. Infrastructure Element (Section 6,0). The Sanitary Sewer -Solid Waste - Stormwater Management -Potable Water - Natural Groundwater Recharge element contains 7 objectives. Objectives are summarized, as follows. A discussion at the policy level is included, as necessary, to provide additional detail. • Objective 1 directs the Village to assure that adequate public facility capacity is available prior to issuing a development order or permit which contains a specific plan for development. In addition, several key infrastructure planning issues are addressed at the policy level, as follows: Village of North Palm Beach 63 evaluation and Appraisal Report Policy 1.1 enacts Village public facility level-of-service standards (displayed in Table 6-1 } to be used as the basis for estimating the availability of capacity and demand generated by a proposed development project Policy 1.4 prohibits the installation of additional septic tank systems within the Village and requires that all new developments within the Urban Service Area (Planning Areas 2 -- 7} be served by the central wastewater and potable water systems. The provision of water and wastewater services within Planning Area 1 {i.e. designated "Non-Service Area") shall be governed by Policy 6.2 of the Capital Improvements element. The Village has successfully implemented this policy, as no new developments have been approved within the Urban Service Area utilizing septic tank and individual potable water systems. Policy 1.5: prohibits the installation of individual potable water or irrigation wells in Planning Area 5, west of Northlake, and Planning Area 7, south of Lighthouse Drive, due to proximity to the Zone 4 contour. No additional wells have been installed in this area. Objective 2 directs the Village to maintain a 5-Year Schedule of Improvements needs, to be updated annually, in conformance with the Capital Improvements element. Capital_improvements needs are defined as: {1) Those improvements necessary to correct existing deficiencies in order to maximize the use of existing facilities; or (2) those improvements necessary to meet projected future needs without encouraging urban sprawl. Policies 2.1 - 2.3: establishes the program for identifying needed capital improvements, including establishing a Capital Improvements Coordinating Committee and a procedure for prioritizing proposed projects. The Committee has been active in identifying needed improvements; however, the 5-Year Schedule of Improvements (Capital Improvements element} has not been regularly updated. The recently enacted Senate Bill 360 requires that the 5-Year Schedule Improvements be updated on an annual basis (Ref; discussion in EAR Chapter 2.1.6). • Objectives 3 - 7 establish the Village's basic policies far the provision of infrastructure services, including solid waste collection and disposal, stormwater drainage, sanitary sewer, potable water, solid waste collection and potable water conservation. Infrastructure directives have been effective in meeting the needs of the Village. Objectives and policies in the Infrastructure element have been implemented through the Village's land development regulations and coordination with service providers and regulatory agencies. The 5-Year Schedule of Improvements Village of North Palm Beach 64 Evaluation and Appraisal Report {Capital Improvements element) must be updated on an annual basis to include any identified infrastructure improvements. No further amendments are required. 5. Coastal Management Element (Section 7.0) The Caastal Management Element contains 8 objectives. Objectives are summarized, as follows. A discussion at the policy level is included, as necessary, to provide additional detail. Objective 1 directs the Village to maintain or improve the environmental integrity of existing wetlands, marine habitats and coastal resources, including historical sites. In this regard, several key coastal planning issues are addressed at the policy level, as follows: Policy 1.1 prohibits development in the coastal area that will adversely impact existing marine habitats and resources by implementing Special Policy 5.4 of the Future Land Use element. {Note: Special Policy 5.4 requires an environmental assessment of all proposed developments in Planning Areas 1 and 6, oriented to protecting the vegetative species and habitats listed in Table 3-13B and C of the Future Land Use element). Policy 1.2 requires that all planned improvements to John D. MacArthur Beach State Park (i.e. Planning Area 1) be reviewed by the Village for consistency with the Village Goal Statement and Objectives 4, 6 and 7 of this element. Policy 1.5 enacts the Village's marina siting, and regulatory policy, addressing such issues as location, prohibition of major repair facilities, provision of sewage pump out facilities, and preparation of an environmental assessment and hurricane contingency plan. • Objective 2 directs the Village to maintain or improve estuarine environmental quality. The following policies provide mare specific direction for the objective: Policy 2.2 requires the use of urban Best Management Practices (BMP's) to reduce non-point source pollutant loadings to estuarine waters via the Village's stormwater drainage system. Policy 2.3 prohibits the discharge to the stormwater system containing any sewage, industrial waste, or other materials containing any materials in violation of federal, state, county, or municipal rules, regulations, orders or permits. • Objective 3 directs the Village to retain water-dependent recreational land uses that are accessible to the public. Village of North Palm Beach 65 Evaluation and Appraisal Report • Objective 4 directs the Village to protect its beaches and dunes and minimize impacts of man-made structures while providing public access to the entirety of the beaches and shoreline areas in Planning Area 1 (i.e. John D. MacArthur Beach State Park). Related policies reference implementa#ion of the Park Master Plan as the vehicle to implement this objective. Objective 5 directs the Village to maintain or reduce hurricane evacuation times by implementing the Future Land Use and Capital Improvements elements and increasing the data base regarding special needs populations and continuing to participate in the County Peacetime Emergency Plan. The objective should be amended to refer to the Village's participation in the Revised Unified Local Mitigation Strategy Plan (LMS Plan}, as well as any direction provided by local hurricane preparedness plans. • Objective 6 directs the Village to regulate development and limit public expenditures that subsidize development in coastal high hazard areas, as illustrated on Figure 3-17 of the Future Land Use Map Series, and assist in preparing post-disaster redevelopment plans in accordance with local and federal guidelines. Figure 317 should be updated to reflect the current definition of the Coastal High Hazard area for the Village. In addition, several key Coastal High Hazard Area (CHHA} planning issues are addressed at the policy level, as follows: Policy 6.1 establishes the Village's priorities regarding the repair, relocation, or replacement of infrastructure within the CHHA when State funding is needed, as follows: (1) When the general health, safety and welfare of the community is directly impacted, the use of State funding shall be used for repair, or replacement of infrastructure; (2} when the general health, safety and welfare is not directly impacted, repair of infrastructure can be considered; and {3) relocation of infrastructure shall be given the lowest of priority. Policy 6.2 establishes Planning Area 1 as a "Non-Service Area" (i.e. for the purposes of post-disaster redevelopment expenditures}. Policy 6.3 directs that a development not be approved unless land intended for building sites can be safely used, without danger from flooding or other inundation. In order to determine potential hazards, the Village Public Services Department may require the submittal of a flood hazard report prior to issuing a developmen# order. Village of North Palm Beach 66 Evaluation and Appraisal Report Policy 6.4 discourages the expenditure of public funds in the CHHA, unless funds are to be used to upgrade existing facilities or infrastructure, or to replace damaged infrastructure. • Objective 7 establishes Level-of Service Standards (LOS) in the CHHA, including special potable water and wastewater requirements for Planning Area 1 ("Non-Service" Area). • Objective S directs the Village to provide for post-disaster redevelopment plans which reduce or eliminate the exposure of human life and public and private property to natural hazards. The following policies implement this directive: Policy 8.1 directs the Village to provide for repair, relocation, or structural modification of damaged infrastructure and services, according to the priorities established in Policy 6.1, and consistent with federal funding requirements. Priority shall be given to immediate clean-up actions, and the maintenance of critical municipal services in the CHHA, including but not limited to local roadways, drainage systems, and solid waste collection service that are the operational responsibility of the Village. Policy 8.2 directs the Village to limit development in Planning Area 1 to ConservationlOpen Space uses, and require redevelopment in the Coastal High Hazard area to conform to current building pad elevation standards. Policy 8.3 directs the Village, where possible and economically feasible, to discourage the expenditure of public funds for new facilities and infrastructure within the Coastal High Hazard Area and locate public infrastructure and facilities outside thereof. Objectives and policies in the Coastal Management element have effectively served to maintain or the environmental integrity of existing wetlands, marine habitats and coastal resources, retain water-dependent recreational land uses, regulate development and limit public expenditures that subsidize development in the CHHA, and provide direction for post-disaster redevelopment plans. The following amendments are proposed: Objective 5 should be amended to reflect the Village's participation in the Revised Unified Local Mitigation Strategy Plan (LMS Plan), as well as any direction provided by local hurricane preparedness plans. 2. Figure 3-17 of the Future Land Use element should be updated to reflect the current CHHA for the Village. Village of North Palm Beach 6'7 Evaluation and Appraisal Report 6. Conservation Element (Section 8.0), The Conservation element contains 7 objectives oriented to the conservation and protection of the Village's natural resources. Objectives are summarized, as follows. A discussion at the policy level is included, as necessary, to provide additional detail. • Objective 8.1 directs the Village to protect air quality by undertaking several actions, stated in five supportive policies, to assist in compliance with state air quality regulations. Actions include: Requiring landscaping of new developments and public areas; supporfi of state and county roadway programs to facilitate traffic flow, promotion of alternate modes of transportation, and discouraging air pollution. In addition to requiring landscaping through implementation of its fond development regulations, the Village continues to support pollution control and abatement programs of county and state agencies. Objective 8.2 directs the Village to protect, conserve and enhance water quality of waters that flow into estuarine or oceanic waters within the Village through the implementation of Best Management Practices (BMP's). A key policy is as follows: Policy 2.3: Except as in accordance a valid NPDES permit and specific noted exceptions, any discharge to the Village stormwater system that is not composed entirely of stormwater is prohibited. Objective 3 directs the Village to conserve potable water supplies during periods of water shortage, as defined by the South 1=lorida Water Management District. A key policy is as follows: Policy 3.1: Continue to institute emergency water conservation techniques and programs under the direction of South Florida Water Management District, as per Chapter 40E-21, Florida Administrative Code. • Objective 4 directs the Village to conserve soil and native plant communities and remove and prevent the spread of invasive exotic plant species. Key policies are as follows: Policy 4,2: Land development regulations shall contain: (1) The requirement that all applications for new development captain an inventory of native plant communities and endangered species and a program for the preservation thereof; (2) a statement regarding the suitability of soils for development; and (3) the prohibition of planting exotic, invasive plant species and a program for the removal thereof. Village of North Palm Beach 6g Evaluation and Appraisal Report Policy 4.3; The Village shall continue its annual program of exotic plant species removal andlor trimming on public lands within the Village limits. • Objective 5 directs the Village to conserve and protect fish and wildlife and their habitats. A key policy is as follows: Policy 5.1 No person shall operate a boat, or any other vessel, including water sport apparatus or other physical object capable of transporting human beings or other cargo on water, at a speed in excess of five miles per hour, in any of the waterways within the Village, with the exception of the waters of Lake Worth and the Intracoastal Waterway, except in cases of fire or extreme emergency. Objective 6 directs the Village to maintain measures regulating the management and mitigation of hazardous wastes and materials. Key policies are as follows: Policy 6.'l: The Village shall maintain an ordinance regulating the storage and disposal of hazardous wastes and materials. Policy 6.2. The Village shall provide for the management of hazardous wastes to protect natural resources through its local Haz-Mat team. Policy 6.3. The Public Safety Department shall take any necessary actions, including clean-up, removal andlor abatement of hazardous substances discharged upon or into public or private property, or facilities within the Village. Further, any person or persons responsible for causing or a{lowing an unauthorized discharge of hazardous substances requiring the action of the Public Safety Department, or its authorized agents, shall reimburse the Village for the full amount of all costs associated with investigating, mitigating, minimizing, removing and abating any such discharge, according to a payment schedule established by the Village. • Objective 7 directs the Village to protect and conserve mangroves, wetlands and sea grasses to ensure that there will be no net loss of the existing natural resources within the Village. Key policies include: Policy 7.1: Mangrove, wetland and sea grass areas within the Village shall be deemed environmentally sensitive in recognition of their many natural functions and values, and, to further the public interest, shall be protected from incompatible land uses. The Village shall afford protection to all these resources regardless of size. Policy 7.3: The location of mangrove, wetland, and sea grass areas shall be identified by survey at the time of a development application review. The Village shall not issue a development order or permit for a Village of North Palm Beach 6g Evaluation and Appraisal Report parcel until all such areas an and adjacent to the subject parcel have been identified and located. Policy 7.4: No development including residential development shall be permitted within mangrove or other wetland areas unless project alternatives that would avoid mangrove and wetland impacts are unavailable and mitigation is provided by the applicant to offset adverse impacts. For purposes of this policy, sufficient mitigation is defined as that which is required by Florida Administrative Code Rules 17-312.300 through 17-312.390. Policy 7.7: No pier, dock or walkway shall be located on submerged [and which is vegetated with sea grasses except as is necessary to reach waters at a depth as prescribed by the State Department of Environmental Protection. The docking terminus shall not be located aver a sea grass bed. Objectives of the Conservation element, particularly as supported by implementing policies have been successful in conserving and preserving the environmental resources of the Village. No amendments are recommended. 7. Recreation and Open Space Element {Section 9.0). The Recreation and Open Space element contains 8 objectives. Objectives are summarized, as follows: • Objective 1 directs the Village to maintain, annually review, and update as necessary, a master recreation development program. The Village Leisure Services Department is responsible for administering the recreation development program and has implemented this objective. Objective 2 directs the Village to maintain existing recreation facilities at a level equivalent to that which is currently in evidence. The Village Leisure Services and Public Services Departments are responsible for maintaining recreation facilities. A maintenance program is funded through the annual budgeting process, including an annual review of facility conditions. • Objective 3 directs the Village to plan for facilities in advance of their actual need. The Village has adopted along-range master plan for meeting the resident recreational needs. • Objective 4 directs the Village to review leisure programs, on an annual basis, in conjunction with the Village budget procedure as a means of meeting resident needs. Leisure programs are annually reviewed and funded through the Village's budget process. Village of North Paim Beach 70 Evaluation and Appraisal Report • Objective 5 directs the Village to establish level-of-service (LOS) standards for recreation facilities and open spaces within the Village. LOS standards are established in Table 9~1 of the Comprehensive Plan. Objectives of the Recreation and Open Space element, particularly as supported related policies, have been successful in providing and maintaining recreational resources and programs for Village residents. No amendments are recommended 8. Intergovernmental Coordination Element (Section '10.0). The Intergovernmental Coordination element contains 5 objectives. Objectives are summarized, as follows: Objective 1 directs the Village to maintain planning coordination with adjacent municipalities, Palm Beach County, the Palm Beach County School Board and current service providers. The 14 included policies all relate to specific intergovernmental coordination efforts or programs undertaken by the Village. Most of the policies need to be updated to reflect the current conditions. • Objective 2 directs the Village to coordinate with appropriate jurisdictions regarding: {1) the elimination of enclaves in Planning Areas 2, 5, and 7, and {2) the elimination or mitigation of potential land use conflicts with adjacent development activities in Planning Areas 1, 5, and 7. The 3 included policies ail relate to specific intergovernmental coordination actions to be undertaken by the Village. Objective 3 directs the Village to establish Level-of-Service {LOS) Standards consistent with those of adjacent local governments and current service providers, while recognizing potential differences in local circumstances. An additional policy should be added regarding the use of coordinated roadway, potable water and wastewater LOS standards. The 4 included policies all relate to specific intergovernmental coordination actions to be undertaken by the Village. Policies need to be updated to reflect current conditions. • Objective 4 directs the Village to coordinate with agencies and governments charged with planning andlor review responsibilities at all levels of government for the purpose of maintaining consistency among planning and development activities. Village of Forth Palm Beach '~1 Evaluation and Appraisal Report The Village, by completing its required Evaluation and Appraisal Report (EAR) and participating in the Intergovernmental Plan Amendment Review (IPARC) and Multi-Jurisdictional Issues Coordination Forum, has implemented this objective. Policies need to be updated to reflect current conditions, and recommendations generated in the discussion of Major Issues 2 and 3. • Objective 5 directs the Village to coordinate with appropriate state and federal agencies having siting, maintenance, and operations responsibilities in the designation of future dredge spoil disposal sites within the Village, as required. No appropriate sites have been identified in the Village. However, coordination and cooperation with state and federal agencies addressing this issue should be maintained. Objectives of the Intergovernmental Coordination element have been successful in defining issues where coordination is necessary, and directing related Village efforts. Several amendments are recommended, most of which are oriented to assuring that policy statements remain current and reflective of Village efforts, as follows: 1. Policies in Objectives 2 - 4 should be updated to reflect current conditions. 9. Capi#al Improvements Element (Section 11 A}. The Capital Improvements element contains 8 objectives. Objectives are summarized, as follows. A discussion at the policy level is included, as necessary, to provide additional detail. Objective 1 outlines the criteria far defining and prioritizing capital improvements. Such improvements will be provided to: (1) correct existing deficiencies; (2) accommodate desired future growth; andlor (3) replace worn-out or obsolete facilities. The 4 included policies relate to establishing specific capital improvements planning procedures, as follows. Policy 1.1: The Village shall include all projects identified in the various elements of this Comprehensive Plan and determined to be of relatively large scale and high cast ($10,000 or greater) Normal maintenance activities, with the exception of the annual street resurfacing program, are not included. A capital improvements project is defined to include land andlor improvements, plus any planning, engineering, feasibility or appraisal studies related thereto. Village of North Paim Beach '72 f^valuation and Appraisal Report Policy 1.3: A Capita( Improvements Coordinating Committee is created, composed of the Village Manager, Finance Director and operating department heads, for the purpose of evaluating and ranking in order of priority, projects to be included in the 5-Year Schedule of Improvements. The Committee meets on an annual basis to define and prioritize needed capital improvements for the upcoming budget year. However, the 5-Year Schedule of Improvements has nat been updated on an annual basis. Policy 1.4 establishes the system for priority ranking of improvements according to the following guidelines: a) Whether the proposed project is financially feasible, in terms of its impact upon Village budge potential. b} Whether the project is needed to protect public health and safety, to fulfill the Village's legal commitment to provide facilities and services, or to preserve, achieve full use of, or increase the efficiency of existing facilities. c} Whether the project prevents or reduces future improvement costs, provides service to developed areas lacking full service, or promotes in-fill development. d) Whether the project represents a logical extension of facilities and services within a designated Village Planning Area. e) Whether or not the proposed project is consistent with plans of State agencies and the South Florida Water Management District. The method for identifying, categorizing and ranking proposed improvements has adequately served Village needs, and no changes are recommended. Objective 2 directs the Village to limit expenditures in the Coastal High Hazard Area to 100% of those post disaster improvements costs for facilities over which North Palm Beach has operational responsibility. No change is necessary. Objective 3 directs that future development bear a proportionate cast of facility improvements in order to maintain adopted North Palm Beach Level-of-Service Standards. The Village's concurrency management ordinance implements this objective. Village of North Palm Beach '73 ~valua#ion and Appraisal Report • Objective 4 directs the Village to manage its fiscal resources to ensure the provision of needed capital improvements at a level equal to, or exceeding, the adopted Level-of-Service Standards. The 4 included policies establish concurrency provisions and financing direction to assure that needed improvements are provided in a timely manner and are financially feasible, as follows. Policy 4.1 directs that, prior to the issuance of certificate of occupancy, all public facilities are available to serve development for which development orders were previously issued. Development orders for future development shall not be issued unless either of the following has been demonstrated: (1) Compliance with the Village Level-of-Service Standards; and (2) One or a combination of the following conditions exists: (a) Necessary facilities and services are in place at the time that a development order or permit, consistent with Section 9J-5.055(2) (e), Florida Administrative Code is issued (b) A development order or permit is issued subject to the condition that a certificate of occupancy shall not be issued unless necessary facilities and services are in place. (c} Necessary facilities are under construction at the time a development order or permit is issued. (d) For recreation or transportation facilities only, necessary facilities are the subject of a binding executed contract for the construction of the facilities at the time a development order or permit is issued which provides for the commencement of construction within one year of the issuance of the development order or permit andlor; (e) Necessary facilities and services are guaranteed in an enforceable development agreement, including but not limited to development agreements pursuant to Section 163.3220 or Chapter 380, Florida Statutes, which guarantee that necessary facilities and services will be in place when the impacts of the development OCCUC. Village of North Palm Beach 74 Evaluation and Appraisal Report Policy 4.2 limits general obligation debt for capital improvements expenditures to an amount equal to or less than 5% of the property tax base. This policy should be reviewed to determine whether or not it is still appropriate, in terms of the Village's current financial situation. Policy 4.3 directs the Village to annually update the 5~Year Schedule of Improvements. Policy 4.4 directs the Village to secure grants or private funds, whenever available, to finance the provision of capital improvements. Objective 4, and related policies, establish the Village's concurrency management system, and provide capital improvements planning direction. The Village has not updated the 5-Year Schedule of Improvements on an annual basis, as directed. However, 2005 Growth Management Legislation (i.e. Senate Bill 360) has strengthened capital improvements planning requirements (Ref: Section 2.1.6) including a mandate for annual up date of the 5-Year Schedule of Improvements. The management system, as outlined above, should enable the Village to meet these requirements. • Objective 5 directs the Village to base development order decisions upon Comprehensive Plan requirements, the application of land development regulations, and the availability of necessary public facilities. The 3 included policies establish LOS standards (Table 11-1), require the maintenance of an adequate facilities ordinance, and provide direction for the review of proposed Comprehensive Plan amendments. The Village has adapted a concurrency management ordinance (Chapter 21, Article 1V of the Village Code}. LOS standards are further discussed in Section 2.1.7 of this EAR. Objective 6 establishes an Urban Service Area as a means of: (1 } Implementing future land use designations, as per the 1suture Land Use Map Series; (2) limiting potential Village post disaster redevelopment expenditures, and (3) promoting compact urban development and limiting urban sprawl. Policy 6.1 designates Village Planning Areas 2-7 as the North Palm Beach Urban Service Area, while Policy 6.2 designates Village Planning Area 1 as aNon-Service Area where the level of facilities and services provided by North Palm Beach shall be limited to those currently provided. • Objective 7 directs the Village to maintain a concurrency management system ensuring that public facilities and services to support development are available concurrent with the impact of development. Village of North Palm i3each 'fig Evaluation and Appraisal Report The 4 included policies establish specific criteria for determining concurrency for each of the Village's infrastructure services addressed in the Comprehensive Plan. Criteria for concurrency determination should be reviewed, and amended where necessary, to meet state statutory and code requirements enacted since the date of the last EAR-based Comprehensive Plan amendment. Objectives and Policies in the Capital Improvements element have been implemented by adopting level of service standards, a concurrency management system and ordinance, and a methodology for defining and prioritizing capital improvements expenditures. The Village has not, however, maintained an annually updated 5-year schedule of capital improvements. The element should be thoroughly evaluated in terms of conformance with 2005 Growth Management Act requirements, including the preparation of needed EAR-based amendments. 91. Public School concurrency Element. The Public School concurrency Element is required via the execution of an interiocal agreement by local government jurisdictions in Palm Beach County. By Comprehensive Plan Amendment, North Palm Beach enacted a Public School concurrency element, which contains six objectives oriented to implementing the following: (1) Public school concurrency standards; {2) mitigation programs to attain public school concurrency standards; (3) creation of a coordinated process to site and plan for public schools; and (4) promotion of co-location of public schools with other civic uses. In addition to adopting the Public School concurrency element, the Village amended the Capital Improvements element by adding an objective requiring that development orders be issued only if it is determined that the School District can maintain adopted LOS standards, The Village has participated in the effort to maintain public school LOS standards by requiring that applicants for development approval obtain a concurrency determination by the School District prior to issuing a development order. The interlocal agreement is currently being reviewed by the School District for compliance with Senate Bill 360. The Village should monitor this effort in order to determine if related North Palm Beach Comprehensive Plan amendments are required. Village of Borth Palm Beach '7~ Evaluation and Appraisal Report Chapter 5, Summary of Recommendations The North Palm Beach Comprehensive Plan, originally adopted in 1989, has had several modifications, and has been generally successful in guiding related planning and development activities. The mast significant changes occurred in 2001 when the Village adopted the EAR based amendments, including the following requirements: School siting, Intergovernmental Coordination element, and Transportation element. In addition, a Public School Concurrency element and related amendments to the Capital Improvements element were incorporated via Plan Amendment 01-2, and Transportation element map and text amendments were incorporated by Plan Amendment 02-2.3, assigning a Constrained Road At Lower Level Of Service {GRACES) designation to the segment of Prosperity Farms Road, located between Northlake Boulevard and Burns Road. However, requirements resulting from 2001 _ 2005 revisions to Chapter 163 of the Florida State Statutes and Rule 9J~5 of the Florida Administrative Code have generally not been incorporated within the Village's Comprehensive Plan. These additional requirements must be addressed by the Village. In addition, the recently enacted Senate Bill 360, which enacted additional comprehensive plan requirements, must be addressed in the EAR-based amendments. Fallowing state requirements for Evaluation and Appraisal Reports, this report has compiled a number of recommendations for amending the North Palm Beach Comprehensive Plan. Recommendations are generated by the following: 1) Major Issues identified in meetings with Local governing bodies and with the public (Chapter 1). 2) Communitywide Assessment which analyzes the performance of the Comprehensive Plan and discusses additional issues (Chapter 2). 3) Consistency with changes to Chapter 163, Florida Statutes that affect Comprehensive plan requirements. (Chapter 3 and Appendix C). 4) Consistency with changes to Rule 9J-5, Florida Administrative Code that affect Comprehensive Plan requirements. (Chapter 3 and Appendix __ __ D). 5) General review of Comprehensive Plan elements (Chapter 4). Village of Narth Palm Beach 77 Bval~tation and Appraisal Report Due to the fact that the Treasure Coast Regional Planning Council Regional i Policy Plan has not been updated since the Village's last EAR-based amendment, there are no related EAR-based amendment recommendations. A, General Recommendations The original Comprehensive Plan was written in 1989 and an EAR based amendment was completed in 2001. Therefore, the format and content is generally in good condition. However, the following general items should be incorporated within the EAR-based amendments to insure consistency with current comprehensive planning requirements: 1. Update the Comprehensive Pian to incorporate new 5-year and 10- year planning periods. 2. The newly enacted comprehensive planning requirements of Senate Bill 300, as discussed in Section 2.1.6. of this EAR report should be incorporated within the Comprehensive Plan. 3. Density and intensity standards far all of the future land use categories should be incorporated into the Comprehensive Plan during the EAR- based amendment process. The Village intends to amend the Comprehensive Plan during FY 2008 based upon the recommendations in this report. B. Specific Recommendations Specific recommendations for each Comprehensive Plan element are summarized below. Elements are discussed in the order in which they appear in the Town of Hypoluxo Comprehensive Plan. 1. Future Land Use Element The Future Land Use element should be amended based upon the following: A, Recommendations based upon the description and analyss_ of major issues. 1. Add an objective and related policies encouraging redevelopment along the U.S. Highway 1 and Northlake Boulevard corridors. 2. Add density and intensity standards for mixed-use redevelopment within Policy 1.4, such as: Village of Forth Palm Beach '7$ frvaluation and Appraisal Report • Minimum lot size. { Permitted uses. • Residential density. • Floor-Area-Ratio. • Height limitations. 3. Amend the Future Land Use Map Series to include overlay maps, including the NBOZ, that identify areas where redevelopment proposals will be considered by the Village. 4. Consider the need to add Special Policies to Objective 5 to address mare localized redevelopment issues such as use and compatibility with adjacent land uses. 5, Special Policy 1.9 should be deleted and incorporated within the proposed Annexation element. 6. Figure 3-18 should be deleted and incorporated within the proposed Annexation element. 7. Complete data and analysis to address the following issues and draft objectives and policies related to residential density, as appropriate. The need for Future Land Use element amendments to address the above issues will be determined upon completion of the above data and analysis tasks. • Areas within the Village where increased density proposals will be considered. • Criteria for consideration of density increase proposals, by annexation area and sub-area, as illustrated on Map 2 of this EAR report. • Determination of whether or not a new intermediate density residential Future Land Use category needs to be created. • Residential density standards for the CPUD and C-3 Districts. • Determination of whether or not to revise the PUD minimum parcel size. • Density incentives to provide workforce housing alternatives within residential developments. Village of North Palrn Beach ~9 Evaluation and Appraisal Report B. Recommendations based u on the cammunit ide assessment. 1. Add a policy to Objective 3 stating that the Village should maintain and expand (i.e. to include al! development orders permitting an increase in residential density) its current practice of updating population projections at the of Comprehensive Plan amendment approval. 2. Amend the Future Land Use Map Series in Planning Areas 2 and 3B to indicate Public Buildings and Grounds land use for the Village Public Safety Department and North Sub-Station parcels. 3. Amend Figure 3-17 of the Future Land Use Map Series to reflect the current definition of the Coastal High Hazard Area, as illustrated on Map 7 of this EAR report. C. Recommendations based u on chan es to State statutor re uirements. These recommendations are listed in Appendix C. D. Recommendations based u on chan es to State Administrative Cade. These recommendations are listed in Appendix D. 2. Transportation Element. The Village has updated the Comprehensive Plan to incorporate statutory requirements fora Transportation element. Additional proposed changes include: A. Recommendations based u on the descri tion and anal sis of ma'ar issues. Add a paficy to Objective 13 directing redevelopment proposals to provide for public transit access, connectivity among developments along the corridors, and additional opportunities for pedestrian and bicycle access from adjacent residential neighborhoods. B. Recommendations based upon the communitywde assessment. 1. Objective 1: (1) Revise and update the list of needed roadway improvements in the Village; (2) Revise Policy 1 to classify Village roadways according to the Florida Functions! Highway Classification System; and (3) revise Policy 1.2 to amend delete daily traffic LOS standards and revise peak hour LOS volumes, including Tables 4-1 and 4-2, to conform with those used in implementing the countywide Traffic Performance Standards ordinance. Village of North Palm Beach $Q Evaluation and Appraisal Report 2. Amend Objective 1, Policy 1.2 to conform with the County's LOS standard {i.e. Peak-Hour "D"). 3. Objective 1, as well as the 5-Year Scheduie of Improvements, should be updated to include those improvements in the County's 5-Year roadway improvement program, as well as those defined locally. 4. Objective 2, as well as the 5-Year Schedule of Improvements, should be updated to reflect any projected longterm transportation capital improvements needs identified during the preparation of the EAR-based amendments. If none are identified, the objective will nat be revised. C. Recommendations based u an than es to State statutor re uirements. These recommendations are listed in Appendix C. D. Recommendations based u on than es to State Administrative Cade requirements far comprehensive plans. These recommendations are listed in Appendix D. 3. Housing Element. The Housing element should be amended based upon the following. A. Recommendations based u on the descri tian and anal sis of ma'ar issues. 1. Add a policy to Objective 3 encouraging mixed-use developments to contain alternative living accommodations such as lofts, second story apartments and live-work arrangements to facilitate the supply of workforce housing. 2. Consider density and intensity increases above the standard (to be determined) as an incentive to provide workforce housing alternatives within residential or mixed-use developments along the corridors. 3. A policy should be added to Objective 2 encouraging mixed-use developments to contain alternative living accommodations such as lofts, second story apartments and live-work arrangements to facilitate the supply of affordable housing, 4. A policy should be added to Objective 3 encouraging projects that have been granted a residential density increase to include a compliment of workforce housing. Village of North Palm Beach $~. Evaluation and Appraisal Report B. Recommendations based upon the communitywide assessment. 1. Policy 4.1 should be amended to indicate that code amendments providing for such facilities have been accomplished. C. Recommendations based u on chan es to State statuto re uirements. These recommendations are listed in Appendix C. D. Recommendations based u on chan es to State Administrative Code re uirements for com rehensive Ions. These recommendations are listed in Appendix D, 4. Sanitary Sewer. Solid Waste. Drainage, Potable Water. Natural Groundwater Aquifer Recharge Element. The Sanitary Sewer, Solid Waste, Drainage, Potable Water, Natural Groundwater Aquifer Recharge Element should be amended based upon the following. A. Recommendations based u on the descri tion and anal sis of ma'or issues. None proposed. B. Recommendations based a on the communit ide assessment. None proposed. C. Recommendations based u on chan es to State statuto re uirements. None proposed. D. Recommendations based u on chan es to State Administrative Code. None proposed. 5. Coastal Management Element. The Coastal Management element should be amended based upon the following. A. Recommendations based u on the descri tion and anal sis of ma'or issues. 1. Consider adding a policy to Objective 3, or a Special Policy to Objective 5 of the Future Land Use element requiring redevelopment proposals that Village of North Palm Beach 82 Evaluation and Appraisal Report include an existing water-dependent recreational land use to retain such use. 2. Consider density and intensity increases above the standard (to be determined) for redevelopment proposals which contain an existing water- dependent recreational land use. B, Recommendations based upan the communitywide_assessment. 9. Objective 5 should be amended to reflect the Village's participation in the Revised Unified Local Mitigation Strategy Plan (LMS Plan), as well as any direction provided by focal hurricane preparedness plans. C. Recommendations based u on chap es to State statuto re uirements. None proposed. D. Recammendations based u on chan es to State Administrative Code. Nane proposed. 6. Conservation Element A. Recommendations based upon the description and analysis of major_ issues. None proposed B, Recommendations based upon the communitywide assessment. None proposed C. Recommendations based upan changes to State statutory requirements. None proposed D. Recammendations based u on chan es to State Administrative Code None proposed 7. Recreation and Open Space Element A. Recommendations based upon the description and analysis of major issues. None proposed Village of North Palm Beach $3 Evaluation and Appraisal Report B. Recommendations based upon the communitywide assessment. None proposed C. Recommendations based upon changes to State statutory requirements.- None proposed D. Recommendations based u on chan es to State Administrative Code None proposed 8. Intergovernmental Coordination Element. The Intergovernmental Coordination Element should be amended based upon the following. A. Recommendations based u on the descri tion and anal sis of major issues. None proposed. B. Recommendations based upon the communitywide assessment. 1. Policies in Objectives 2 - 4 should be updated to reflect current conditions. r C. Recommendations based u on chan es to State statutor re uirements These recommendations are listed in Appendix C. D. Recommendations based u on chan es to State Administrative Code These recommendations are listed in Appendix D. E. Recommendations based upon the Treasure Coast Regiona_I_Planning Council's Strategic Plan. None proposed. 9. Capital Improvements Element The Capital Improvements Element should be amended based upon the following. A. Recommendations based upon the description and analysis of major issues. None proposed. Village of North PaEm Beach $4 Evaluation and Appraisal Report B. Recommendations based upon the commun_it__y_wide__assessment._ 1. Policy 4.2 of the Capital Improvements element limits general obligation debt to an amount equal to 5% or less of the Village's property tax base. As a result of the dramatic increase in tax base, this policy should be reviewed to determine whether or not i# remains reasonable. 2. The Village should prepare an updated 5 year Schedule of Improvements (short-term), as well as a 10 year (long-range) improvements plan considering the maintenance of level-of-service (LOS) standards, detailed revenue projections and changes in funding in order to adequately determine financial feasibility. 2. The Village's Capital Improvement element and 5-year schedule of improvements should be amended to comply with the additional requirements of the 2005 Growth Management Legislation {Senate Bill 360). 3. Delete Table '[ 1.-2.B -School District of Palm Beach County Six-Year Capital Improvements Schedule. Incorporate Add policy 1.15 directing the Village to retain the School District schedule of improvements on file. 10. Public School Concurrency Element A. Recommendations based upon the description and analysis of major issues. None proposed B. Recommendatians based upon the cammunitywide assessment., None proposed C. Recommendations based upon changes to State statutory requirements. None proposed; however, School District modifications to the interlocal agreement should be monitored to determine if Village Comprehensive Plan amendments are necessary to meet the requirements of Senate Bill 360. D. Recommendations based upon changes to State Administrative Code None proposed Viiiage of North Palm Beach g5 Evaluation and Appraisal Report 'I'i . Annexation Element (Proposed) A. Recommendations based upon the description and analysis of major issues. 1. Prepare data and analysis to support the proposed element. 2. Prepare objectives and policies to address annexation issues and incorporate a framework for the annexation program. 3. Prepare objectives and policies to direct coordination efforts with Palm Beach Gardens and Palm Beach County in disputed areas. 4. Prepare a methodology for the preliminary review and evaluation of annexation proposals, as outlined above. 5. Incorporate Figure 3-18 of the Future Land Use Element to the Annexation element. 6. Incorporate Policy 1.9 of the Future Land Use element to the Annexation element. 7. Prepare maps de#ining annexation target areas. Village of North Palm Seach 86 Evaluation and Appraisal Report APPENDIX 1 SLOPING AGREEMENT July xx, 2006 Re: North Palm Beach EAR Scoping Meeting North Palm Beach is initiating the Evaluation and Appraisal Report {EAR) pz•ocess in order to update the Village's Comprehensive Plan. As you are aware, the Department of Con~znunity Affairs reconan~ends that a Scoping meeting beheld with nearby goverzunents and agencies in order to assist the Village in identifying locally significant major planning issues. Identified major issues will become the focus of the Village's EAR process. North Pah~~z Beach has scheduled its Scoping meeting for x:xx A,M. XXXday July xx, 2006 at the Village Hall, 560 U.S. Highway 1, North Palm Beach. It is our sincere hope that either you or a representative familiar with your planning concerns will be able to attend. The purpose of the meeting will be to discuss the Village's rnajoz• issues, as well as any that may be of concern to affected local goverrunents, as they relate to the North Palm Beach Comprehensive Plan, Major issues that the Village has identified to date are redevelopment of the U.S. Highway 1 and Northlake Boulevard corridors, annexation, and the potential for increasing residential densities. So that we n~ray plan accordingly, please RSVP, either by return E-Mail, or telephone {561-$41-3380) by July x, 2006. We are looking forward to meeting with you and discussing any issues of comn7on concern. Very truly yours, Mark Bates Village Manager Send to. Juno Beach, Palm Beach Gardens, Lake Park, Riviez•a Beach, Palm Beach County PZB, Treasure Coast Regional Planning Council, Florida Department of Cornrnunity Affairs, South Florida Water Management District, Pairn Beach County MPO, Florida Department of Transportation, Seacoast Utility Authority. SCOPING MEETING EMAIL LIST Entity Tel. No. Name E-Mail 3uno Beach 626-1122 .lef~Naftal jnatal juno-beach.fl.us Palm Beach Gardens 799-4100 Ron 1 erns rferris@pbgfl.con~ Lalce Park 881-3300 Cindy Senlentelli csementelli alalceparkflorida.gov Riviera Beach 845-4010 William Wilkins wewilkin rivierabch.gov PZB 233-5300 Lorenzo Aghemo lagheino co.palm-beach.fl.us TCRPC (772) 221-4060 Terry Hess thess@trpc.org FDCA (S50) 48$- 2356 Roger Wilburn roger.wilburn@dca.state.fl.us Sk'WMD Heruy Bittaker hbittak sfwrnd.gov MPO 6$4-4170 Paul Larsen plarsen@pbcgov..com I~DOT (954} 77'1- 4663 Larry Hymnowitz larry.hy~nowitz@dot.state.fl.us Seacoast 627-2900 Rim Bishop rbishop sua.com SLOPING MEETING AGENDA -August 16, 2006 North Pafm Beach A. Purpose of the MeetinglThose Invited B. IntroductionslSign-In Sheet C. Major Issues • U.S. Highway 1 and Northlal<e Boulevard Redevelopment • Annexation • Residential Densities D. Closing Comments E. Adjournment <O O ~C 00 F- W W V} Z C7 N i~ Z I- W W {.~ Z a O U .~ W O Z d H C fD N d a~ z ~~•~. ~~, :r ` ~~ ~ ~. :1liL'll)l '~, ,'ti4)fT ~c~H~~>E~ ~~.~~.~~ ~J;r 1 ILl ~1(iF H;11 I , 'ul t ~c •i~ ~ ilii,~ll1 X11' ! `~t)It'll i':11.Gt f3f~:1t:'i{. f~l..+;•i~i`t Ro~tc.r IG'ilhurn, Rzgi,~lus1 I'Inrncr:ldmitti~trait~t' 1~1~)rida Lhpu'tnlcnt Oi ClltlllllUnltl ;11i.tlCi l)ivisintlc~t~C•,mTmtulity I'lalu)ulg.~ I~LI['taU Jt L.i)cal i'Isultlil)g ~~~.; Stuutiard Oak L3uulurard Tallahasscc. Fi.. 323c~9-2100 Rf~,: I.i:ucr of l.'nderstanding lt?r the Villagc nl•Narth Palm 134ach and rlppruisal Rept)rt C}c~u• \~fr, GL~i[htu•]l: On :lttgust [ti, ~0()C), the 1/'illat;e ot'Vorth 1'alll) Beach conducted a E'reliminary SciTpitlb ~lceting to identii'y~ tttajar municipal issues, "]~hc Pollowinf; entities ~~i;re invite~J to the ]tleetinb: 1~']oridrt f)rparttnent uI• C'crnu~stlnity :1t'I:tirs. ~I~rcasure Cc)ast Rc~;icmal f'Illnning Council; ['~llrll ficacll ('ounty 1'lallning L7ivi5ic)]l; t~DC) I`, Rct;ion 1V; South I~lcn•ida GVater Ylanagcrltent District; I.sskc W'{)rth Drainage f)istrict. alld the tollo«•ing surrounding mtnlicipttlities; Juno I3cacll, Riviera l;cuch, Lake Park and I'alnl 13cach Gardens. Based upon ~lirs:eticnt t'rom the t.ocal }Tlanning rlgetlc;y, with input ]rom thusr in attt'nclttnet Ott the f'reliminaty~ SacTpitlg M1feeting, including Diclt i'ost via telephone, a list ot'tllujor issues has been prepared ~~•Ilich will firm the h<tsis nF the Village's c;CPort Ibr the ?006 F.valuatiun and ;lppraisal Rcpi)rt IL,112). '['hc major issrtcs List is included in tlfTprndi~ f1, 'The Vi}]ag,c «ill rtiso addrt:ss the trt~plicuhie rcnlt:fining lt,pics rc~uirc~] in ~ecticTn l(a3.319[(?). FlcTrida Stlttuttis. as lister] in fIt)p~ndix f3. 1•]le 4'illage 1)nTpcssc:s iilut the m.s.jclt• issues ~Irld c:ul~e ut'«iT1•l: pr~aentcd herein iilrrn the l~usis for tltu [.cttcr ui' ['ndcrst:u)~lilli; hct~~s:~;n I~f)C:1 and ~!erih ['altlt 13ctsrh, Sllc,uld cue have ~snv ~iuc5ticsn,, t~lc;i;c ~unl:l~t nll' at the lisllll~\ 1138 llunlh~r; {:(~ l ? 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O .Q ~ U ~ N C CCU +-~ 'd' N 'a V N O ~N, V O N ~ N ~ -~ ~ ~ V} ~ O N ~ O ~ ,~ O ~, ;N .w q fn E ~ ~ X 'O ~' ~ ` ~'' U ~ ~ ~ ; IB ' O N O ~ ~ '~'" C C ~ N O ~ r V ~ ~ ~ ~ ~ -~ ~ ~~ ~ . _ a~ cn t.. `1 ~ ~ . ~ .Q i v >, c6 c ro ~ ° ao ~ o o ~ o ~ ~,~ ~ o ~,~ ~~ ~ u~ ~~ o ° = ~ m ~ ° o .~ :~ o °~ o ~ ,~ ~ c o ' r ~ ai ~ ~ ~ ~ a~ .- ~ o 0 o m ~ c Cu.. ~ a~ - c rs H ca a.~ ~ c U c~~ ~^~ v ° ~ ~~ m N 0 . ~ ~ a a a >- ~ ~ ui d ~ ~ ~ Q U C7 U U U U ~ (F, I4 (6 ~ f[S i'' CA ~] LL Cd ~ ~ ~ ~ ~ ~ Z 0.. tl .. .I d ~ ~ ~ ~ o ~ 0 zo ~ ~ ~ cn E ~ ~ U ~ ~ ~ o c ~° 'o ~ 7 0 ~ ~ ~ m ~ ~ O ~ ~ U 0 ~ C ~ C N ~ .~ ~ ~~ ~ o ~ 'T ~ ~ ~ ~ C iD = ~ ~ ca ~ ~ (6 X C i.. (6 N cn , ~ c~ N J fl? ~ Ul ~ ~~ ~ N C ~ ~ ~ J 7 O O v O V ,.w., 0) u Qm t~~U Q li ~ Q~~ ~-- N S'7 APPENDIX B -SCOPE OF WORK NORTH PALM BEACH EVALUATION AND APPRAISAL REPORT The following Scope of Work will be conducted by the Village of North Paim Beach to complete and adopt the Evaluation and Appraisal Report (EAR), and address the requirements of Section 163.3191(2), Florida Statutes. Evaluation of Major Issues 1. For the purposes of Village's EAR submittal, major issues to be addresses are identified in the Major Issues matrix, attached as Appendix A. The Village will analyze these identified issues, as necessary, for their potential social, economic, and environmental impacts. 2, The Village will evaluate the plan objectives within each element, as they relate to the Major Issues identified in Appendix A. The Village will identify, where appropriate, unforeseen or unanticipated changes in circumstances which have resulted in problems or opportunities with respect to the Major Issues identified in that element. 3. The Vilalge will identify and summarize actions or corrective measures, including Plan amendments, necessary to address the Major Issues contained in Appendix A. Such identification shall include, as appropriate, new population projections, revised planning time-frames, revised future plan map ar map series, an updated Capital Improvements Element, and any new and revised goofs, objectives, and policies for Major Issues identified within each element. Communit -Wide Assessment 1. The Village will provide a summary of data and analysis comparing current conditions of the Land Use Element with conditions at the time of the Plan adoption. Ta the extent possible, tables, maps and illustrations will be used. The data and analysis will include, at a minimum: a. Population growth and projections and changes in land area. b. Extent of vacant and undevelopable land. c. Location of existing development in relation to the location of development as anticipated in the Comprehensive Plan. 2. The Village will identify the extent to which those services with level-of-service standards outlined in the Comprehensive Plan currently meet the standards. The Village will analyze and evaluate its ability to fund new or expanded infrastructure necessary to correct any deficiencies, and to provide for future growth at acceptable leve[s~of- service. This work will be done in conjunction with updating the Capital improvements Element. 3. The Village will evaluate relevant changes in growth management laws (State Comprehensive Plan, requirements of Chapter 163, Part II, Florida Statutes, the minimum criteria contained in Chapter 9J-5, Florida Administrative Code, and the Regional Policy Plan) since the adoption of the last EAR for consistency with the Comprehensive Plan. Based upon the assessment, Comprehensive Plan revisions will be recommended, if necessary. 4. The Village will assess the successes and shortcomings of each element of the Comprehensive Plan Successes and shortcomings will be briefly summarized on an element-by-element basis. 5. The Vi{lags will summarize the public participation program and activities undertaken during the preparation of the EAR. Special Topics 1. The Village will prepare recommendations for any necessary revisions to the Infrastructure Element to include a work plan covering at least a 10-year period, for the building of any water supply facilities that are identified in the Element as necessary to serve existing and new development, and for which the Village is responsible. 2. The Village will evaluate the success or failure of coordinating future land uses and residential development with the capacity of existing and planned public schools, and coordinating the planning and siting of new schools. 3. The Village will prepare a revised Coasts[ High Hazard Area map, including an assessment thereof r y~-?~. ~ l`~ --'~14~ ~ ~~ ;~ ~:, i l'~\EF. OI` FLUKIf~~S DEPARTMENT OF COMMUNITY AFFAIRS "f-7edicated to making Florida a better place ro call home" IER susH September ?9, ?006 E-lonorahle Da~'id B- Dorris 1•Ia~or, ~''illaQe ofNotth Palm Beach ~''illage Hall y SOl U.S. I-]iglT~~~ay l NaL-th Palm Beach, Florida 33108 Dear Mayor iVorris: TH.,oDEUS L. coHE\..u The Department of Comnnutiity Affairs has reviewed the City's letter of August 26, 2006, outlining the proposed Scope of Work and the major issues to be addressed in the Village's Evaluation and Appraisal Report (CAR). TlTe Department agrees with the ai#ached major issues and tasks contained iri the Scope of Work. This letter serr•es as confirmation of our understanding. Irt addition to these issues, tvF; suggest you consider the following for it}clusian into the scope of work: • Uudcr Community-Wide Assessment l.b., assess the extent of vacant and de+~elnpcrble laud; • Add as Special Topic 4,, in addition to an assessment of the extent of the revised Coastal High Hazard Area (CHHA), an evaluation of whether any past density reductions have impaired private property rights w'I~eri redevelopment occurs, including redevelopment following a natural disaster; and • Ensure that all Future Land Use categories are established in tl3e plan through policy or policies with appropriate density and intensity standards. V4'e greatly appreciate ti3e effort you have shown in developing the EAR scopiug issues for the Village. We look forward to continued success as the Village prepares its EAR. If you or your staff have any questions or need additional assistance, please contact Richard W= Post, AICP, Senior Planner, at (850)922-1813. Sincerely,~~,, // ~ ~V~ Roger A. Wilburn, Regional Planning Administrator R A 4'4','rps Attachment: Scope of Work and M~4jor Issues cc: vlr. iV1ru'k I3atcs, Y'illaee ~lana,er tilt. 'virchael 13usha, :1lCP, Executive Director, Treasure Coast Regional Planning Ca+uTCil ~~ ~q J G.l~CJ 2.i35 SHUHARD OAK ROULEV.IRD ~ TALLAHASSEE, FLORli7 .1 323nq-21 fl (1 1'hnn•'_ ~.-=u.-11.,.. n•1 ~i h.`nn= ;m 11,HJrl I VS: Hip.•I'I.n'fll +unr=,m .4 k.rl~ l Ial='r 11 .'S a~l.lrn..: 1r1111 ~,_~>~)y ±v_. ~~y_,r._\6:11_r.. I_i_ ~-.. CRITICAL 57ATE CONCERN FIELD Of FILE CO\1111,\ITy plA~\NIYf. L15ERGENCI'.1L\ti.1C.E.IILVT HgU51hG & C05LS5UYHY DF4ELPP.l1F\T .;~:r,.:.. ~•r~„Ir,.:n~•: a=:.'•uil~•;'~.' ?hwnala n,rk Luulr•.drJ `.Slvnnarl l`dk L:mlr, ,u=I -, tih~~manS liak li•ullrz~u.l .:,rralhnn, I L .., ,~I]- ;_, laifad,r •r,•, I I .,_3•PI-_. ~ 1 I~alfaha,•='r, 11 .'.: t57-: 1d+1 L1llaha••i•== hl %1?v4-!Igrl Iaiil 7lS'I-.~S~L .~:;5?d"Y.-?i~G 'R.i01 ~I t-4967 =n31n .11.N.;'r i6 APPENDIX 2 ADEQUATE HOUSING ASSESSMENT AFFORDABLE HOUSING ASSESSMENT Florida Statutes, Chapter 9J-5.010 (2){b} requires that an affordable housing assessment be performed using a methodology established by the Florida Department of Community Affairs. Basic data for the Affordable Housing Assessment for North Palm Beach was either extracted from the 2000 Census, or provided by the Shimberg Affordable Housing Institute {i.e., °Shimberg") at the University of Florida. A. 2000 Household Characteristics Comparative Census data for North Palm Beach and Palm Beach County are presented in Table 1. From these data, there were 4,822 owner-occupied and 1,373 renter-occupied units in North Palm Beach in 2000. Further, 11.4 percent of the Village's housing stock was held for seasonal or occasional use. Table 1 2000 Housing Tenure Characteristics North Palm Beach Palm Beach County Units Percent Units Percent Year-round housin units 7,346 100.0 556,428 100.0 Occupied housin units 6,195 84.3 474,175 85.2 Owner-occu ied units 4,822 65.6 354,024 63,6 Renter-occupied units 1,373 18.7 120,151 21,6 Vacant housing units 1,151 15.7 82,253 14.8 Vacant for sale Homeowner vacancy rate 59 0.8 1.2 7,644 1.4 2.1 Vacant for rent Renter vacanc rate 172 2.3 11.1 11,412 2.1 8.7 Held for seasonal or occasional use 834 11,4 55,212 9.9 Other vacant 49 0.7 3,491 0,6 Source: 11.S. Bureau of the Census, 2000; SF 1, 3; Land Research Management, Inc.; 8106 B. Population Projections The U.S. Census established the population of North Palm Beach at 12,064 residents in 2000, while the Bureau of Business and Economic Research {BEBR} at the University of Florida estimated that the population had increased to 12,553 residents by 2005. Recent building permit activity, indicative of growth in North Palm Beach since the 2004 Census, is presented in Table 2. Projections prepared in the Chapter 2.B. of the Evaluation and Appraisal Report indicate that the population will increase to approximately 13,491 residents in 2410, at which time buildout is expected to occur. Current buildout projections do not account for the potential of redevelopment activity along the U.S. Highway 1 and Northlake Boulevard corridor. Current projections, therefore, may understate actual growth activity; however, the impact of redevelopment cannot be determined at this time. A comparison of Shimberg projections with those prepared by the Village is presented in Table 3. Table 2 Building Permit Activity 2000 - 2005 Year Single-Family Multiple-Family 2000 121 0 2001 59 0 2002 28 39 2003 51 10 2004 26 0 2005 19 0 2000-2005 304 49 Source; U.S. Bureau of the Census Land Research Mana ement Inca 8106. Table 3 Comparative Projections (2000-2020} Village of North Palm Beach And "Shimberg" 2000 2005 2010 2015 2020 "Shimberg" 12,064 12,517 12,948 13,383 13,836 North Palm Beach 12,064 12,572 13,091* 13,091* 13,091* * -Population projection prepared in NPB Comprehensive Plan Amendment 05-1. Source: U.S. Census; BEBR; Shimberg Affordable Housing Institute; Land Research Management, Inc,; 8106. As a result of the similarity in the above projections and the expectation that same redevelopment activity will occur during the 2005 - 2020 period, the Shimberg data base is used for the purposes of this assessment. Population projections, by age-group, using Shimberg data are presented in Table 4. C. Housing And Household Projections. Permanent housing needs projections during the 2000-2010 period (ie. current expected buildout date) accounting far resident household growth, as well as a reasonable vacancy rate, are summarized in Table 5. From Table 5, it is projected that 91 units will be required during the 2005-2010 period to accommodate the Village's buildout housing demand. Residential 2 acreage required to accommodate projected housing needs is discussed in the Evaluation and Appraisal Report. Table 4 2005-2025 Population Projections by Age Group Distribution Age 1990 2000 2002 2005 2010 2015 2020 2025 0-4 403 426 448 459 477 467 452 462 5-9 368 523 517 483 473 457 448 465 1014 392 501 514 512 507 521 541 530 15-19 474 419 456 518 569 524 508 491 20-24 448 328 347 389 411 425 419 427 25-29 597 472 453 404 395 459 508 463 30-34 633 680 640 524 458 494 504 524 35-39 679 864 854 753 670 565 531 611 40-44 602 905 968 1, 046 1, 013 803 703 745 45-49 697 853 919 1,081 1,175 1,037 946 801 50-54 636 801 869 1,014 1,294 1,475 1,443 1,166 55-59 753 $09 848 973 1,053 1,302 1,408 1,259 60-64 936 769 793 876 995 1,235 1,537 1,743 65-69 1,066 879 862 827 924 1,092 1,168 1,418 70-74 1,002 947 91$ 783 777 859 973 1,209 75 or mare 1,657 1,888 1,892 1,875 1,757 1,668 1,747 1,957 Total 11,343 12,064 12,298 12,517 12,948 13,383 13,836 14,271 Source: Shimber Inskitute far Affordable Housin ~ Land Research Mana ement 1nc.~ 8106. Table 5 Housing And Household Projections 2002 - 2020 Year Tenure Households Dwelling Units 2002 owner 4,890 2002 renter 1,387 2002 Total 6,277 7,446 2005 owner 4,966 2005 renter 1,409 2005 Total 6,375 7,562 2010 owner 5,145 2010 renter 1,462 2010 Total 6,607 7,837 Source Shimberg Affordable Housing lnstikute; Land Research Management Inc.; 8106. Affordable Housing Demand Tables 6 to 9 present very-low, low and moderate income housing needs estimates and projections using Shimberg data.. An affordable home, by definition, is one where a household pays less than 30% of its annual income for gross housing costs. A household which pays 30% or more of its annual income for gross housing costs is therefore experiencing "cost burden" (i.e. paying too high a percentage of its income for gross housing costs). From Table 6, there were an estimated 1,200 owner households and 589 renter households in a position of cost-burden in 2002. Cost burden becomes more of an issue as the percentage of household income paid for grass housing costs increases, particu{arty in the lower income groups when the percentage is in excess of 50% (i.e. "severe" cost burden). For comparative purposes, the numbers of owner and renter households in North Palm Beach paying 50% or more for gross housing costs are also presented in Table 6. Data in Table 6 indicates that the current incidence of cost-burden is an issue for the Village, particularly among very-low income owners. Elderly owners living on fixed incomes likely comprise the greatest percentage of cost burdened households in the Village. Tables 7 -- 9 present projections of growth in very-low, low, moderate, and moderate+ income households, by tenure, and reflect "Shimberg" population projections presented in Table 3. Due primarily to the Village's limited remaining development potential, the need for additional very-law, low and moderate income housing is projected to be minimal during the projection period. From Tables 7 - 9, household growth during the 2002 - 2010 period (330 households) is projected to be distributed as follows: • Very-Low Income Renters • Low Income Renters • Moderate Income Renters • Moderate + Income Renters • Very-Low Income Owners • Low Income Owners • Moderate Income Owners • Moderate Income + Owners 23 households - 19 households - 18 households 15 households - 7 households - 28 households - 50 households - 170 households 4 Table 6 2002 Cost Burdened Housing (occupied units) A. Owner-Occupied Hous ing Income Group At 30% or More Cost Burden* At 50% or More Cost Burden** Ve -Low 543 332 Low 254 81 Moderate 203 41 Moderate+ 200 26 Subtotal Owner 1,200 480 B. Renter-Occupied Housin Income Group At 30% or More Cost Burden* At 50% or More Cost Burden** Ve -Low 323 230 Low 189 35 Moderate 65 9 Moderate+ 12 0 Subtotal Renter 589 274 * Deficit =Households paying 30% ar more of gross income for gross housing costs * * Deficit = Houscholds paying 50% or more of gross income far grass housing costs Source: Sftimberg Affordable I[ousing htstiude, University of Florida; Land Research Management, Inc., SIOG Table 7 Household Projections, By Income Group 2002---2010 (Households} A. Owner-Occupied Hous eholds Year Very-Low Low Moderate Moderates Total 2002 943 779 986 2,182 4,890 2005 939 783 1,000 2,244 4,966 2010 950 807 1,036 2,352 5,'145 B. Renter-Occu ied Households Year Very-Low Low Moderate Moderate* Total 2002 409 303 312 363 1,387 2005 415 310 316 368 1,409 2010 432 322 330 378 1,462 Source: Shimberg Affordable H°using lnstifute, University of Florida; Land Research Management, Inc.;, 8106. Table 8 Growth Driven Need For Affordable Owner-Occupied Units Income Growth Period Group 2002-2005 2005--20'10 2002-20'14 Ve -Low (4) 11 7 Low ~ 24 28 Moderate 14 36 50 Source: Slumber Affordable Ilousin Institute Universit of I'loridn 'Land Researcia Matta enient Ittc. 8106 Table 9 Growth Driven Need For Affordable Renter-Occupied Units Income Growth Period Group 2002-2085 2005-20'10 2002-20'10 Ve -Low 6 1 ~ 23 Low 7 12 19 Moderate 4 1 ~ 1 S Source: Shimber Affordable Housin Institute Universit of Florida• Land Research Mana emenl Inc 8106 Housing Supply Characteristics Data regarding the Village's housing and household characteristics are discussed using a variety of sources in previous sections of this assessment. Furkher data will be provided in the data and analysis component of the updated Comprehensive Plan. Suppiementing previous data are the fallowing sections using information prepared by the Shimberg Affordable Housing Institute. Public Housing Developments There are no public housing developments within the Village. Assisted Housing Developments There are no assisted housing developments within the Village. Mobile Home Communities There are no mobile home communities within the Village. Market Characteristics Per Table 12, it is estimated that there was a total of 7,346 housing units in North Palm Beach in 2000, consisting of 2,661 single-family {i.e. attached and detached), 4,661 multiple-family units, and 24 "mobile homebther" units. Multiple-family units constituted approximately 64% of the total. Table 12 Units in Structure -- Year 2000 Units in Structure Total Units Percent One Detached 2,471 33.7 One Attached 190 2.6 Two 58 0.8 Three or Four 228 3.1 Five to Nine 458 6.2 Ten to Nineteen 692 9.4 Twenty or more 3,225 43.9 Mobile Home + Other 24 0.3 Totals 7,346 100.0 5ource~ U S Bureau of the Census. 2000: SF 3' Land Resoarch N3anagement. Inc.; 8106 A. Owner-Occupied Housing From Table 1, approximately 78% of the households in North Palm Beach are owner-occupied. The cost of owner-occupied housing continually increased during the 1996 - 2002 period, as indicated in Tables 13 and 14: Table 13 Yearly Single-Family Housing Sales Activity Safes Year Sales Average Sales Price $ Real Price (2003 Dollars 2003 NA NA NA 2002 160 503,857 514,780 2001 153 2$7,896 298,788 2000 134 240,530 256,732 1999 145 202,442 223,342 1998 125 162,300 183,011 1997 105 130,200 149,101 1996 85 152,633 178,801 Source: Shimber Affordable hlousin lnstitute~ Land Research Mana ement 1178 801 nc. 8IO6 Table '14 Yearly Condominium Housing Sales Activiity Year Sales Average Sales Price $) Real Price (2003 Dollars) 2002 309 195,394 199,630 2001 372 204,327 212,057 2000 413 190,319 203,139 1999 323 124,604 137,468 1998 270 125,507 141,522 1997 258 126,541 144,911 1996 258 129,615 151,837 Source: 5himber Affordable Housin Institute Land Research Mana ement Inc. 810& In comparison to those for the Village of North Pafm Beach, the following countywide residential sales statistics are provided by the 5himberg Affordable Housing Institute for the year 2002: • Single-Family sales: Average price - $297,466; Median price - $197,000. • Condominium sales: Average price - $174,622; Median price - $142,995. The average value (i.e. "Just Value", as determined by the Palm Beach County Property Appraiser) of asingle-family home in the Village in 2004 was $353,376, while the countywide value was $291,708. Further, the average value of a condominium in the Village was $185,146 in 2004, while the countywide value was $157,677. Based upon the above, owner-occupied housing in North Palm Beach is generally more expensive than on a countywide basis. B. Renter-Occupied Housing From Table 1, approximately 22% of the househoids in North Palm Beach are renter- occupied. Using data published by the U.S. Bureau of the Census, the median rent paid by North Palm Beach households in 2000 was $805 per month, while that of Palm Beach County households was $739 per month. Housing Affordability Data regarding the Village's supply of affordable housing in 20D0 is presented in Table 15. The data was compiled by the U.S. Bureau of the Census for the U.S. S Department of Housing and Urban Development (HUD) for use in the Community Development Block Grant Program. The data, based upon an analysis of gross housing costs far rental and awned housing, indicates the number of units in North Palm Beach that are affordable to various income groups. Table 15 -- 2000 Housing Units by Affordability (units) Rental Units* Owned Units* Income Group** Occupied Vacant For Rent Occupied Vacant For Sale Extremel Low 100 4 0 0 Ver -Low 160 19 629 4 Low 775 29 1,688 29 Moderate ~- 335 120 2,81 24 Tots! 1,370 172 4,798 57 Does not include seasonal units or units held for occasions! use ** Extremely- Low income = 0 - 30% of median income Very-Low income = 30% - 50% of median income Low income = 50% - 80% of median income Moderate + income = 80% and greater of median income Source: State of the Cities Data System (SOCDS}, U.S. Department of Housing and Urban Development; Land Research Manapement~lnc., 6106 From Table 15, the Village has a substantial supply of units affordable to the "Extremely-Law" to "Low" income groups, including 81 units that were determined to be available far sale or rent. Summary artd Conclusions The following conclusions are derived from the data and analysis presented in the above sections: According the U.S. Bureau of the Census, the City's housing stock consisted of 7,346 units in 2000. Of this total, 6,195 units (84.3%) were occupied by permanent resident households. 2. Of the 6,195 resident households in 2000, 4,822 (77.8%) were owner-occupied and 1,373 (22.2%) were renter-occupied. 3. The current incidence of cost-burden is an issue for the Village, particularly among very-law income owners. Elderly owners living on fixed incomes likely comprise the greatest percentage of cost burdened households in the Village. Maintenance of the housing stock through code enforcement and effective, low~cost public facilities and services are programs the Village can implement to address this issue. 4. Locally prepared population projections, completed as part of the Town's Evaluation and Appraisal Report (EAR), were compared to those prepared by the Shimberg Affordable Housing Institute (°Shimberg). The comparison leads to the conclusion that Shimberg projections are similar to those prepared by the Village. As a result, the Shimberg data base is used to prepare the assessment. 5. The Village has a substantial supply of units determined to be affordable to the "Extremely-Low" to "Low" income groups, estimated at 3,437 units. The total includes 81 units that were determined to be available for sale or rent. Strong code enforcement by the Village will assist in maintaining the supply of affordable units. S. Total growth in North Palm Beach during the 2002 - 2010 period is projected at 330 households, assuming buildout of remaining developable land and some redevelopment activity. Allowing for the maintenance of the current vacancy rate and seasonal use, demand far housing during the 2002 - 2010 period is projected at 391 units. 7. Projections of the growth in Very-low, Low, Moderate, and Moderate+ income households are reflective of remaining development potential in the Village, plus an allowance for some redevelopment activity. Projected growth in the lower income groups during the 2002 - 2010 period is as follows: Very-low income: 30 households; Low income - 47 households; and Moderate income - 68 households.. Projected growth can be met by requiring redevelopment proposals to include an affordable housing component. 8. Due to the lack of available developable (and, primary Village objectives should be tailored to maintaining and enhancing the condition of the housing stock, providing affordable services and facilities, and requiring affordable housing components in redevelopment proposals. io APPENDIX 3 ASSESSMENT OF CHANGES TO F.S. 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Q O z ~~ Q as ~ w, a~ z w ~~ d d ~ ~ d d d d Q ~~,z z z z z z 'z z z ~m a ~~ 0 ai m~ Q d ~ ~ Q ,~ ~ Q Q ~~z z z z z z •oz z z 'O L Ss, k-. Q .~ O 3 cv v~ Vj a¢ d d ~ d Q N d ¢ d Zz z z z z z ~z ~ z U ~; M c ~ m -a v~ ~ ~ ~° o v r= ~ ~n u, ~ rn _ P r ` ~ r• ~ ~ ti 6~ Y r lSl ~1 ~ r ~' I` d ~_ ~ oo ao 00 tb rn a~ m M co m c9 a. V s--. r r r r e-• r N N .C M M M c~ M 3 cri c~ M M 3 ~', M c~ ,.., ~ ~ cMa z m LMO ~ ~ Z cMn cMO cMO `~ m ~ cMo V r ~ r-e ~ r r- r s- 'r' r ~ r e°- r 1, ~ N a ro +' O ~ ~ ~ ~ GUf N ~. _N N tl? N ~' C1 'o ~ O w ~~ O N~¢ ~ 7 V ?* N~ O ~ O v- ~ ~ O C ~ fA m ~- ui '"- c~U ~ ~ ~ G ~ Q. a3 (II p) O ~ N ~' ?, Q. c~ b G+ v- Q. ~.. U ~ C a ~ N (4 U w+ N +-. +~ p ~ ~ c - ~ (U a~ a U -a n~ o Q.,~ ~ ~ -o ~ ~ ~ ~ c L ~ c ~ c ~ N C i. _ ~ = U ~ r ~ ~ C C L L1 ~ (b C ~ (~ ~ ~ C N C C} ~ t--. ~ `C ++ ~ ~ 0 O N~ p N~ t4 O '~ N +~-. U p O ~ [~' ~, 7~ C cn N ~~ .N Q3 Q N ~ o U a ~ ~ Ls ~, o . ~ ~ ~ ~ ~ a~ ~ m .n a, c c .o x _c 00 Gi o ~ ~ o ~ y m N ~ ~ -p ~ 'G cD ~' v v 4) U ~ U ~ ~ p ~ ~ a .~ °~ U u~~-oo~ ~~ ~ ~o~ ~'~ ass mo a ~~' ~a~~ ~a~-a;~~ ~~.-;~ N ~ ~-' m ca ~ m a c c~ ~ c c c a~ D v U _ a as L* ~"~ N N O U O O N t~l1 4) +_'~~, CL ~ 4- '~ ~ L ~ (~ ~ ~ ~ •q ~ _O N O N O cG C w N N L O (0 O ~ N~~ cn N Q -O ~ ~ ~ ~ ~ a ~ ~ ~ ~ "J O U ~ ~ U ~ ~ ~ C , N R a3 ~ ~ a ~ (''-4 ~ C! ~ f0 Q C ~ C (~ ~ ~ ~ d ~ ~ •~ (0 Q. '~ Q N ~ D ~ C •a +-~ U ~ Q ~ <n ~ OL ~ C 41 ~ ~ ~ O '~ N V 41 ~ ~ ,~ N rtl d ~ C (n (b ~ (d O ~ ~ i^ '.O N i- N Q Q (U a.: ~ tll ~ ~ M U ~ ~ L i~ (U aS U ~ O ~ -a ~ ~ ~ ~ U ~ cC ~ ~ ~ O 'v:+ 7 cn N D. ~ O ~ N `~ +~ can? 's:. yL~. ~ U D UO ' Q1 N fCf C C O ~ ~ - L O W C L N ~ LAC ~-+ ~ ._ ~ +r ~ °7~ ~ ~ LA~v9 ~~~ ~~ c~ LA~~ = caw.. o ~ ~ `° coo ai `~°~ q~i~ _~~ O~ rs N s ~ ~~ ~ N p a ro cp p, ~ ~ ~ ~. 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(b •.~ • d v 4 a7 ~ C ~ - N ~ • •N ~ ~ ~ U O (~ • ; p.. p G `O Q SC1 ~ •+r ~ ~ ~ ~ ~ ~ al ~ ~ (D ,~ O ~ O.. ~ L ~ ~ CL .L N ~ ~ •` .L C N O N • . US N •+.-' ~ ~ .r ~ ~."'" -~ f~ L ~ N L C U m ~p~~v y ~ ~~ ~'~o~ n c a-a ~-- .a o~~o~~ li~~ u..~ I.L~ ~ ~ o ~ ~ O ~ Q ~ p .'~• •~;~ ~ ~ ~ ~ ~ Q ~ ~ ~ W N0.' 'O ~ ~ fn [l. u U i ~ - • s O ~ OQ M Q? O M ef' r ~t ~ w cn U .Q C2. Q 0 z ss~ m *, a~ Z a0i y d Q ~ d d Q ¢ ¢' ' Q Q d Q z z z z z z z z z z z z EW ~ m a ~~ mo N ~ N'~ Q ~ Q d d Q' ~ Q ~ d Q ~ ' 'z 'z z 'z z 'z 'z 'z z z z z ~~ a~ a ¢ ¢ Q ¢ ¢ ~ Q ~ Q ¢ ¢ Q Z z z z z z z z z z z z z ~i MN ~ ~ o _ r, ~••~ T a U `~ m `- m ca ~ U c`'o ~ ~ .~- L a~ o .~ ~ O ° E u U ~ " ' ° ` IC L O .N ! C ~ ~ U ~' O - "'' (D R ~ V L- C L '~ O~ N ~~ E +., N b~ d R7 N C ~' 'O ~~ N UI O b ~ O.. N ~ ~ v-- 'a ~ } ° ~ O O'1 +d+ (d ~ N U `~ N' .~+ ~ Q N ~ N ~ ~ Y ~ ~ ~ is ui N ~ N O N ..~. ~ L ~ ~-. 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V C U ° ~ ° ~ ~ ~ ~ ~ ° ~, . •X ~ ~ . ~ ~ ~ Q~Q~~Q ~ ~ ~s¢.,..~¢~~. ro ~ o ~ ° m~~.~.¢- U~ ~ o ~ ~ o. ~ ~ c ~ ~ ~ rn ~ ~ ~ aXi o a i ~ E • • • • • • • Ll. co Q ca • • r • c~ ~ ~ ~ ti a~ cn U .~ Q 0 z Q 'a ~ +, ~ c Z m ~~ d Q d d d d Q Q d d Q ' ' ' ~-' 'z z 'z 'z 'z z z z z z 'z ~ W ~m a ~~ a~ a N~ '~ d Q ¢ ~ d d d d d d Q ~ L z r~ f-~ 'z z z y ~j ~j z z H F-. H ~~ a3 a ¢ ~ ¢ ¢ ¢ ~ Q ¢ ~ ¢ Q `z z z z z z z z z z z z ~~ ~, ~~~,N N C'1 (G (0 ~ (~ ` ~ r 'T7 '~'" ~ O ~ ~ O 'w v (D ~ N ~ ~ ' m M C ~ M C~ !~G ~ rw 'O N ,+~_+ 0~6 00 0~0 ap 0~0 00 _ 6~ r ~ N f~11 ~ Q7 ~ ` ~' ~U T T ~,'~~'M 'C"' C~ T c~ r m T c~ T ~ .Y. c~a;~OV~~ ~z~ o ~ m ~ 0 ~Z ~ mr U c a o ~ `O ~ _ O m ,r, O C O ,~ ca p '~ c o N ~ a~ a C ` O ~ 4- c ~ N N ~, ~ Q tq d L ~~ V ~- O H O O y.. -. +~ p N + U c c C c N Q s.. ~ +-. N (6 cU O N O ~ ,~ ~ _ c ~ O _ _ N c ~ O cll +7 j 7, ~ O O N~ ~ ~ ~ O ~ ~ c a a ~-' O ~ tl> 4-- ~ ~ ~ ~ ~ ~ c N c o -C~ L ~ ~ ~ ..R ~' ~' m ~ ~ -a C~ 3 t] O O N N y- -p ~~ ~ m ~ c6 V O c ~ `- Q ~~ O m ~ of . O N O d O c N b H ~~ ~ ~~~ ff O W "- O c L i - p ti) Q! ~ N ~ ~ ~ ~ O ~ w- '~ ~ o ~ O .w~ N ~ ,~, ~ c c . ~ ~ N ~ t~ . U ~l tll G ~ ~ Q p O a~ ~ ~ s ~ ~ 4f ~ N i-' ~ N ~ O , Q a O O . N 'a ~ '~ c -D vi p .~-~ '~ f¢¢Y •~ ~ m ~ ~ ,~ LL N ~ .c ~ ~ N ~ ~ ~ ~ ~ ~ ~ ++ .N O U C .n U ''L'' O ~~ O (~6 p N ~ ~ C ~.~-~ ~ m W O ~ w fly O ~ ~ N ~ b ~ ~ N ~ (/ ti O ~~ o O ~ ~ O []. G N N c c0 O ..~ ~ O N Qy N ,U~ +-' ~ v O ~ ~ C ~ ~ ~ ~ ~ ~ .uNi .N ~ ~ ~ o O ~ i ~~ ~ ~ ~ a ~ o.. ~ o ca ~ ~ p u i ~ ca ~ `d C N d O IA v 6f O fp ~ ++ c ~ cn 'CS rn "_' ~ c .-. N ~ "_ N ~ c c ~ m ;~ W ~ N ~ N 'O i. O ,F, '+~ N O. O (n O c ~ ' ~ ~- ~ O "'' t c (h ~ Q3 S O ~ C E m O O ~ N N Q) (B ~ ~ (~ O ~ cn zJ +' N C +~ O .c U O O ~ ~' N (a c s~ ,~ ~ ~ a~ ~ QJ .~ ~ .~ _ .O ~ •~ c +, Q7 ~ yy C. ._ ~ ~ N t. O d U ~ "a N c '.~ c U G 41 ~. N ~ ~ ~ }O ~ ~, N 't7 .Q C CQ •- v- ~ ~ O U ~ .~ c ,- ~ ~ ~. c ~ O N •> L c i3..,~ O -- t0 aJ E „~ ~ Gl .~ c O ~ O 3 ~ j 7 .~ N ~ ~ ~ [~ a. ~ ~ N ~ N ~ ~ ~ 00 ~ ~ ~ ~ ~ L ~ N Ul .~ 7 7 7 tl1 CL. S 1:+ U ill C1 O O N ~ c p .~ ,Q. (1? O c O~ N O S~ U~ ~, O c c (4 U ~J O ~+ U ~ O U a-+ ~; =. c c c U L m ~ N~ ~. .,-~ d Ol O N '''' f0 O ~ ~ ~ ~ N i W ~ u N Ri ~ N m ~ N .~ ~ O ~ C ~ (~ ~ ~ [0 ~ ~ Q (~ , c V ~ ~ O cn ~ ~ U~ ~ yL ~,c~ ~ ~~ O X' ~ O,~ ~.~N ^^ G O•`-'.~O O Q ~~ U ~ ~ C Q O a~ L +~ ~ (d p ~ O c ai N b O ~ U ~ ca-U ~ O Sri ~ W , .- ~. ~ O +-, n5 c ¢ c p- a `~ , U ,;..+ N N "-' , (4 ¢ ~ c ~ .-. O , ., ,,..: N '~ ~ N N •C (4 N ^ ~ (0 N fn ~ O: fC .C V ~ ~ U ( .c ~ N +-. 01 ~ ' ~ N c L--. ~ ~ ,c S C L O (~ .LV ~ ~ c t C , L .+-' `,.~ N N US N O ~ '] N ~ ~ N L ~ C .~ ~ •e .~ (d .~ ,c ,~ Qy Q- `~? O O N O ~ '~ L O ~ 0.O ~ Q ~ c Q1 c v O -p ~,, c O ~ c ~ (~ v "" 't7 O ~.. •~ ~ ,N ~ ~ O .~ ++ ~ N ~ v- Q? N ~ 0 ~ ~ ~ U UNi ~ ~ ~ o "O C U O N ~ ~ -~ ~ ~ Gx? Sa ~ N '~ m 'D O ~ :O ~ Q} O O ~ O , , c I--' r f- (Cf ~ Q W ~ Q fl.. La.' d ~ ~ Q U ~ Q ~ © ~ Q ~ C o c~ ~ O d .~ p ~ x c ,;~ 'a p O p / L.L Q. L U OU n^ f..L ^ ~ h LL U ~ C d ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ • • t[) CO I~ 00 ~ D C1' 'CI' CF' 'GF' CF LCl cll .D U .~ Q d O Z Z a a~ m a~ c z a~ ~ d ¢ ¢ ¢ Q ~ ¢ ¢ ¢ ¢ z z z z z z z z z z E~ ~m m a .~ 0 0 N O ~ ~ N ' Q Q d ~ Q Q Q Q Q ~ z d ~ z z z z 'z z z z z .~ ;, 3 ° ~ ~ ~, Q d v Q ¢ ¢ ¢ ~ Z ~ z ~z z z z z z z z z , . ~ o 4-~ O N N ~ ~ ~~ U ~ ~ ~^" N ~ ra ~ (`~j 07 ~ rti SO r - (9 (0 ~ ~ U M C ~ d ^ ,~ ~ ~ (6 i o " ~ ,~ ~ ~ .~ ~. r r U ~ s9 p ~ .-. ~ t o - M wU N r tl0 ~ CO r' T' v , r ~.. ~ ~ i~ ti ~ r1' ~ v. ...~ ~ d' r ~' Y ~ M ti d' d' 'd' lti U ~ ~ r.+ r~i 03 00 ~ OD I~ CD ti h -p 00 GO {rj CD a0 00 00 00 f~ Q V ~ r ["" N cn 3 r~ [~ r r~ r cn e- r r~ r r~ c~ c+7 c~ ~ r~ c~ ~ r M r c~ r- r~ T cn T i r~ ~ r c~ ,~ ~ c*i O M c9 tp "' c~7 o Co th cfl m ri ri ~ cri ch - to cD co .~. cfl cfl ~y cYi cQ cYi c4 ri m c~i csa ri -~ co v ri co U Z ~ ~ M r-i V ~ ~ C1 (.j C ~ ~ ~ ~- O ~ p (~ ~ ... ~ O ~ Q, ;w ~ ~ ~^ ~ 43 y _' G1 w... C ~ Q N (~ 'rr ~ ~ ~ O ~ ~ U fa O O (ti ~ O G V ~ N 4j U (n ~ •G ~ ~ ~ O ~ U G (~ i~ O Q N~~ C O LO ~ U N 'O wO 't7 ~ ~ ~ Obi ` ~ O (~ N ~ N •U f4 (6 O (0 00 .~ ~ (> a~ ~ c4 O O N ~ Qs O N E N o r m ~ ui c a o o a,~va~o° ~- °cmo LL. _ O p. m O s.. ~ ~ .~ ~ .~ .~ U U .v ~ ~ Q `' N 00 ~ o a~oc~o~a-~o .. ~.~~~ c o 0 ~ .4+ U '6 O ~ ~ ~ T ~ ~ C ~ O + -' ~ ~ ~ .~ 'a ~ N ' ~ ~ N r y- ~ d' ~ ~ co ~ ~j ~ ~. +- O U O ~ N O •~ ~ O .~ ~ V7 O O ~ •~ '~ (O U ~ ~ N O ~ ~ ~ O `M' L .~ U O ~ ~' CO -- Ul O N ~ ~ ~ ~ ~- ' ~ 1--• Q~ ~ S- ~ ~ ~ -° O M L ~ ~ a~ ~n ~ v [A ~ cU .~ ~ C O ~ '~ ~ O T ~ C ~. Q ~ ~ ~ ~ ~ ~ D. O LS") t ~ ~ ~ p C b ~ C ~ ~ ~ ~ 4} ~ ~ ~ ~ V (b ~ ~ ~ ~ O M ~ !~ 'U ~ ~ ~ ~ ~ ~ N ~ ~= ~~'- O ~M ~ d voi ~Q-c~ O ~ c ~ ~ ~ ~ v N o O ~°i c v~ r S- ~cnc~~ L~ m +r~ v i Q~° ¢ ~ .~ Q .' r ~~ T ~-~- r r r Y r Y '~" r T Y T T Y"' c n rn ~ O ~ N O ~ cD ~0 0 ¢ C N N fl3 C~ qty U N ~~ ~'~ ~ ~ ~ `~ a'~~ o m~ o,c ~ o. ~ ~ ~ ~ U ~ ~ ~o fl. C ,~,,,,, O L ~r ~ ~ Q7 ~ ~~ O ~ N C ~ V ~ Q. ~ r~ C •~ ~ ~ ~ ` Cr} ~ Q N {~' ~ C ~ N C ~ N ~ L ~ ~ D. ~ c<i l (~ ~ ~ (~ 1"' V L, ~ ~ O u... ~ Q 0- R .-. ~ G1 N r C1 N~ ~ ~ 3 a~ ~o ~ -~ o© ~ ~, ~ ~ ~ ~ ~ ~ N ~ y .O ~ p i' R O ~ ~' Q7 ~ ~ ~ O dj ~ O ~ ~ O_ (d N ~ ~„~ ~ .w N ~ (4 U 'C ~ ~ U C) O O ~ ~ ~ O ~ Q- ,~ G1 O ~ ~ Q" ~ ~ 'a .~ j z (U ~ N ~ ~ ~ ~ O ~ O ` V ~ ~ U O ~ O ~ ~ ~ ~ .~: ,~ +j Q C ~ ~ ~ U ~ N~ ~ IC v- N 1 w N O ~ N . ~ ~ ~ O ~ ~ O Q C O p N U~ , A ~ M ~ ~ ~ ~ / ~ .y..I V ~ U ~ 43 '~ 0 0 0 ~ ti.. C ~ ~ O O "'' '~ in Q f11 v ~ Q N O U~ . ~~ p o~ v 3 ~a m O c 0 (U .L a a~ = O~ ~ ~ a N O O ,L~o O z ~ ~~~~~ ~Q~ ~as~ ¢~~~ ~~~ z I~ I~ I~ I~ I~ I~ I~ I~ I° '~ 0 w *, ~ c Z ~ ~~ d Q d d d d d d d d d Q d d d °3 -p Z Z Z Z Z ~ Z Z Z Z Z Z Z Z Z ~ j ~ CO Q '0 3 0 0 ~~¢ d d ¢ d d d ¢ ¢ d d d d ~C d z `~ z z z z z z z z z z z z 2 z a ~ ~~ a ~ =~ .~ 0 0 Q d v Q Q ~ d U U .~ .~ U v Q Q (a d d a Z z 2 .a ° Z Z Z z •~ '~ a ~ Z ~ o Z Z d ~ d d d d ~., w ~ o `r ro in ~ ~ ~ ai m 'O ..a ~! 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O ~ • O .,, o •~ ~ C O ~ Qr O ,,.., V • a 00 N C N E (4 ~ - E CTi C O O ..~ O O .C N O .C ' 7~ U (~ ~ 7 C O ~ ~ • O d Q ~ ~ ~ N N ~ 'Q O v N S 0 f 4 ~ U ~ ~ C C i O ~ d N ~ . !b C N Gl Q7 O' O ~ ~ y iV N C C 0 ro O ~ O C Q. 'a i] M ~ C ~ V1 N o a . r o - m ~ U o ~ ca a ' o Q O U ~ co ~ ~ U c ~ ° ~ c _ O c C~ N o ~ C 'a ~ N o C C • sd p C ~- O . L U O C 7 L C) ~ +~ p U U . ~ O O (~ ~, Q. U , - . - ,~ O ,w. ?y L U ~ ~ ~ N :: d C ~ O ~ ~ U ~ v- ~ C ~ ~ p •~- 'a ~ U .C ~ O ~ C ~ ~ 7 N V ~ ~ 0 ~ 3 ~ ~ ~_ N ~ N lCG Q, O ~ C ~ ~= N C r ~ ""' C ~ p ~ O ~ N +~ +.. U ' O ~ . Q ~ + C N a 'O ,7 ~ C C U O C ~ ~ •? ~ U •C ~ O ~ ~D C O ~ ~ ~ C j ~ 7, fA O ~ E +~ '~ N , C ~ 4 O ~ C uj f~ U Q. T uj ~ O N ,Ot, ` 3 tD ~ ~ •,_, a-+ 4S C ~ ~ ~ .~. ~ ~-~ `- ~ U V -C ~ O O O .,.. ~ ~ d iU ~ j r ~ D.. ~ ¢ C - C ~ O ~ ,N O ` C ~ d p ~ ~ ~ C Cfl X ~ O ~ ~ Q ~ ~ ` ~ w ~ cn O N cA (6 ~ U -p sue ~ ~ ~ ~ . V T3 ~ 'p a d O I~ .C (6 ~-' N -~ 1 (U ~ -~-~ 'q .~ .~ ~ C . .r. -O w- .C N w 'O ~ (d ~~ r N N N a O O C L O N U d • N N ' U r c_q ~ ~ C O O cti u tll ~~ N ° ~ N •~ ~ • ` ~ .._, U ~' r~ N [4 'i C ``' ~ "O L ~N U °' ~- ~ o ~ a o-'a crn ro ~ ~ca _o , , ~ ~ . N 3 p o ~L.C• ~ ~ ca .,~ ~ ui ~+- .~ ~ ~cn ~ ~ ~ ~ LLI ~' •+--. ri ~.. -p q .~ ~ mU C .a~ ro+ ~ -~ ~ 0 ~ ~U ( ~ ~ ~ d ~ d a ~_~ c ~ V ro odd Lr fC4 ~U ~ u~i~d d OU W N O ~. c l ~ W n . - - Y rn N rn M rn ~ rn ~n cn cfl r~ rn m oo cs~ rn rn o ~-- N m ti ti ~ ti ~ ~ ~ ~ 0 ~- .L] U .~ Q. Q O z Q Z m •~ p.d ~ ~ ~ ~ d d ~ = == C L ~ yy t H = ~--~ ~ j H r=~ ~ y=y ~=yj=j H H H =j H ~ j F-• j y ry ~ j H ~ H ~ H ~ ~y •~y rw W Q . ~ _b LL. O O O N e d d 3 ¢' d ¢' d d d d d d d d d d a~ a~ . ~ G z ~~ J ~+ Z Z Z ~-+ Z ~ z 2 Z Z Z Z I 3 ` ~' 00 N 00 rn ad d ~ d Q d d d d d d d ~ d d d ~- zz z ~; ~- z z z z z z z z z z z z z N T N ~ ~ ~ ~ 1 r C (d O r O _ .-. - `~ o r T cv w ~=• m ~n M M ~_ r v ~ ~ N N ~_ {D I~ ~ r.+ pp ~ pp ~ ti 00 ~ f~ ti I~ 'cl' M ~' lC) CQ d' ti f~ O U 0p ~ O d 00 ~ r r~ ~!' O G'f W 00 ti r Op W Q. ~.} e- M r M ~ '~ r M Y M r M r M r N M M T M r M~ r M 3 r a~ r e-- ~ M~ M M M r r- M M O L M (fl M (p M O M (D M (O M C4 M CO M M CQ Cfl M CD M O M CO z r M Q LD Z M O M ('') M •a (9 ~ CG CO CO C ('~ M C4 (D () r _ r ~ 'Y" r T r Y' w'- r r 1...{ Y V r T T r (~ r r U ~ ~ ~ cLp ~ ,a ~ c ,n N ~ T3 ~: Q- v- b N N j N . ~ fU m ~ ~ :~• C ~ • O N fC ~ QS N M O N O O .U ~ b~ O ~ b~ ~ ~ V' CS ~ ~ ~ CO C w+ .C c Q ~ O Q3 ` 'O 3 ~ O Q O ./.+ ~ U U N a.+ •G O :.:.. " ' c ~ C (0 O U ~ ~ ~ c ~ c ~ .O N 3 ~ ~ O b '~ ON N}, V {~ T ~ ~ ~ r~ V f ~ U ~ ~ ~ O ~ y ~ ~..~ ~ ~ ~ ~ ~ ~ ~/ J Q~ (4 O r .,... O U E{j .w N C .O (~ ~ V D ~O d ~ ~ C r ~ ~ ~ (~ ;r+ O •r' fn 'a. N Q} C .tip ~ G1 U tp ~ +~+ •w ~ N .N ~ C .~-~ (0 O O ~ r ~ U ` M O C ''~ b ~ ~ O ~ ~ ,~ Ib ~ ~ O C ~ O S~ ~ -' E O ~ •~ 4=, u i + + O ' c Q. °r a~ ~ ~ ~ ~ ~ ~ ~ ; ro ~ o• ~ c ~ ~ V m r ~ ~ ~ O ~ W U ~ ~ ~ C r ~ i , ~ N ~ ~ ~ N ~ ~ ~ ~ N ~ _ l •~_ •U O ~ ~ a Q. ~ O Q ~ O c •~ ~ Q "b N a i ~ .~ 4S N N V O O C 00 ~ ~ ~ ~ O •~ C QS ~ ~ ~ ~ ~ L ~ O (6 ~ ~ C Q O ~ ,~ ..O ~ ,~ ++ O •~ ~''~ ~ " = ~ ~ :c ~ S ~ °~ ~ ~ ° ~ , ~ as ' U ~ ~ ~ ~ a~ ~ o ~ ~ ~ is °~ "'.~ ©. ~ ° ~ a i ° ~ ' d ` O ~ U ~ ~ L O ~ p, Q1 O o7 N U b ~ G} ~ rn ~ .~' ~ ~ -o ~ ~ C ~ ~ m N t C N~ L ~ d U ~ r~ O t6 ~ a~.+ ¢ .`~+ ~ U ~ U ~ o v r ~ V ~ N N .d (U ~ (U LL' ]-, fC ~ f~ ' o ~ .~. Ul ~ to O N ~ , O ~ ~ ~ -o L -ta O ~ ~ :a . C ~ O ~ a ~ ^ w Q ~ ~ C..} ~ ~ C . s0 • -a ' ~ Q ~ ~ N N ~ ;~, O O ~ ~ ~ c -~ ~ p ~ -a - ~ 'b ~ ~ N ~ ~ N w-: p L N ~ ~ • U ~ .. c ~ ~ C ~ C ~ 'a N ~ ~ ~ ~ ~ N S4 ~ ~ • ~ c m -Q ~ Q. ~ a;a (6 ~ '~ -o ~~ ~ ~ Q1 ~ ~~ ~ ~ _ ' . ~ W . ~ ~ v ~ '~ ~ o '~ ~ o ads •ur ~ ~ ~ ~ ~ o ~ ~ ~ ~ N ~ N ~ o ° q~ •*= a- c ~ ~ o m 4. o c ro ~ ~ O ~ ~ ,~ 6' o .~ c ~ B1.- ~ ~ O o 0 0 -o ~ ~ Q N am tau ~~in ~ °?Q °O ~:~ w m w c°~ ~~ m [~ ° cUnQ °~ o•~ ° ° `• + Q ° ~cn a CO ~ I~ ti OQ ti ~ ~ O m r cx'~ N m M m ~ m ~ m CO I~ M m m m 61 O m rn r a~ fD U ,~ o. Q O Z Q z w Gf N C Z ~ ~~~ ~ Q ~ ~ ~Wz z z z z ~m a z z ~z ~z z Iz Iz Iz ~ 3 ai O ~ ¢ ¢ ~ ¢ Q Q ~ ¢ ¢ ¢ ~ Q ~ ` `w z Z Z z z z Z Z Z z Z Z Z v a 3 b `~ •G 0 w 0 3 a a¢ o~ ~ Q Q ¢' ¢ ~ Q Q Q ¢ Q Q Q Z Z ~ z z z z Z z z z z z z z ~~ fn w ~{j N 'O .~ N ~ ~ ~ (~ ~ ~rj (Q (0 ~ ( 6 ~ ~ v .~ 'O M _ Cfl fl CEO s O~ f~ v CD T ti N (D r ~- d' •- T 07 t6 . `-' 0 ~ G ~ `-' ~ ~ ~ r r '~ c9 I~ Y ~ N N ~ o 00 a 00 o 00 0 oP o oo I~ -- o aD - N _+ f ,.r r' U C ,~ (,~ T 0 0 t" Y ~ N M >~ T N ri co N M 'r M Y M T M T M r M Y T~ N crs •~. ~ M ~,.~ . M M M ri i - ~ o ~ cri ri cri cYi CO `- c*a ri r ri CD ri CO cri (O cYi CO ri CO o O r cr CO C Z (D V (fl T (.O ~. Cfl Y CQ C^' O CO CD C{} '!" ~ N T Y T T T [- T T (6 L~..1 T ~ ~ ~(~] ~ ~ ~ C - _ _ U (U C C G ~ C O ~ C Q~ ~ •~ ~' ~ ~ ~ ~ C O ~ N ~' N ~ d Q '" rn O U ' In .O '~ ; N ~ L O N O ~--. O tll ' ~` .O ~j O ~ ' C ~ m U r ~ ~ (n O U O ~ 'C C O ~ ~ N - ~ ~ '~ a.; y ti (U Uj 4! .V ~ ~ N . U iV 7 ~ CU ~ ' Z ~ 06 ~ L G O m p1 ,~ ~ ~_ O N y W . w d M r ~ ~ ,.. fn 0 o ~ w,. ~ a~ t ~ '~ O O ~ ~ ~ O O ~ ' c4 C ~ O' U Q1 a--. a~ c i ~°;a C (tl C U ° m rn rn rn N r ~ ~ '~ ~ C Q U ~ ~ ~ ~ ~ ~ M C 'C7 1: d ~ L O ~ ' d C ~ ~ ~ ~ ~ L ++ ~ ~ N ~ ~ ~ V L7 'O p C CO N C G>' ~ +~ ^_ •- ' ~ ~ ~ O co ca M ~ ~ ~-' p .a N 0 O O V C .N N ~ ' +L.+ (~ ~ ~ ~ -gyp c c + V C + ~•' ~ f~ +~ C r ~ }' ~ p + Y r ~ ~ - W ~V~el ..., L ~ O (~ O O ~ ~ ~ Q- O ~ , S.. W ~ ~ o N ~ m U ~, Q ~ i U "-' ~ W L ~ ~ 'v C ~ 4~ ,_ ~, ~ q ~ ; a~ N '~ O U3 ~ ~ cn ~ ~ aj ~ v N +~ ~ O C U C O O 7 C ~ ~ ~ _ O N C N ~ w ''j ~ ~ ~ ~ (0 Gy7 .~' N 6? i+ O eC .'- ~ y N O ~ O • c~ ~ CS O L i - ~ O ~ ~ ~. c s c~ . ~ ~ o U ~ ° O. N W O m ~ U O t~ ~ b ~, O' ~ ~ aa~ v o ~ ,,,. ~ ° ~ O ~ ~ ,~- +-. ° C m fp G c ro p C .~ O 67.. •~ ~Q - ~ ~ C1 i ,y +~ lD m ~ N y Q p ~ N . to N ~ ` ~.~ ~ V u1 ~ ~ O U w-+ >, ~ ~ :F+ ~ O ~ 0. ~ ~ ~ C w0. N >_ ~ N ~ ~ aNi N O ~ N O G N N N O ~ ~ O ~ ~ d~ .O ~Gf O O O ' ~ ~ i Q ~~ N ~ ~ E O C ~ O ~ N ,L., ~ 'a '`'' Q. ~ O ~ Q ~ +~ ~ t' ~.. S U i' - Q. O '~'' Gl ~ .-. u~ p ~ . r L ~ C C ~' ' O ~. ~ .O O ~ tU c ~ ~ w- ,c_1 N ~ U i ~ ~ p, w tv O ~ O a~ ~. O ~ C7 RS ' cU ~ a N N ~ Ui O ~ ~ O N ~ ~. c~ '"" O ~ 'a " N ~' ur N u.- a- ~ C L -v a~ ~ ~ .r.. ~ L c p p N d1 ~ ~ ~ ~ ..C a--. Q) C ~ ~ O T C c~ ~ c C Q N cn C ~ d O C G~ .O ~ "3 C tv a A L '~ ~ ~ ~ IO N G (6 o . SU 4--. +-+ ~ ~ . -a ~ s_ W L. N D O O.' ~ rs L O d W . ~ 'C L L +-. Q~ ~ ~, t 'O i ~ ~ ~ ~ sZ O ~--~ Q. ++ 'Ly Q iF. 4" N O C . 7 ~ O ~ C f ] ~ ~ .G ~7 N 7 N tv ~ .~ ~ V ~ 'C. ~ ~ *+ N ~ . . C ~ (~ ~ tU C IC ~ ~ O O 0 0 ~ ~ 'p X~~ i O d~ 0 ~.. N~ N ~ ~ -p X E ~~ W CO O W O O N N U~ IY ~ C 'O O Q ~ N ~ c0• ~ N ~ ~ x W ~ 0 ¢ U U Q W ~ . ^ ~ .~ 9 N M ~' uJ (p t• 00 ~ Q O -- Y C3 N O ~-- M C? rn rn rn rn rn rn t Q? (D U .Q O_ Q' 0 I I Q Z ~_ °' ~ ~~`~~ ~?a,b a~ ~.+ ~ ~f"". fn Q-r ~ Q Q ~ Q Q ' z z z z z z ~ 41 dl '~ ~ ~ z ~ ~w z z z z z ~; ~~~ m fl n o ~ o ' a i , ~ E ~Q a ~ ~. ~. ~b w °r ~' ~ O N~ Q ¢ ¢', Q ~ ~ o ~a o ~ ~ ~ 3 N z a` z z z z z Z ~~ ~ o o z ° ~ a s t ~s b Q ¢ ~ ~ ~ Gr, a~ an Q 3 ... 0 0 ~ ,~ ~ '~ ~ ~• o o ~ an ~ ~ ~ ~ ~ a ~ °' 3 ~ ~ ~ w H a ~, ~ ~ ~ '~" M z z z z Z •O H ~ ~ z z z ~ ~ p ~ ~ Q R . Q Q (], Q 0 o ~ N '~i .~ 3 ~ '~ V ~, ~ ri N c ~ ~ ~ i~ ~ ~ ~ ~ ~ ~ 1 ro ro ~ ~ v s... ~ ~~ N d' ~ ~ 00 ~ ti ~ r 00 ~ d7 ~ h ~ GO ~ r Qi [~ ~ ~ ~ ~ 'Cf' ~ ti ~ ~ i` ti ~ ~ ti ti ~ r T I` r ~4-+ ~]. V b T o m 3 c- r cri ~ c~ r 3 cn ~ N N .~ r c~ ~ ~y T cYs r m r T c~ c~ ro r7 M ~ ~ V N c~ O ~ ~ ~ M O ('7 ~ ~ {O r O co z (fl c*~ CO o ~ cri (D ' p cY7 CO c~ CO c~ c*~ CO CO cc7 M CO CO M CD T . Y, C"" u r 1.~I t"" » r T r Q r' l"" r r T r V . y y (V r _ L ~ ] ~~ .Li ~!1 O C yL... O ~ O ~ N ~ ~ C U Qf ~ 4} ~ L i' N N ~ ~ ~ ~ N vi N ~ ~ - Qf 7, O N C ~ ~ ~ N 7 ~ ~ ~ ~ j C ~ ~ N C O b i ~ Q N Q. O~~~ a m ~+ ~ O C U o ~ ~ c o o ~ O v :N ~ ^.. L +~ ~ ~ ~ a sa ~ .,~ ~ cn ~, ~ y .... ~ a- N Q ~ a C N ~~ 'O p Ql L ~ X to ~ ~ (B C ~ y Q7 ~ ~ C]. O y +, .~ ,U , 1 ~ ~ l I"t ~ ~ ~ U... ~ Q N V (~ O ~ ~1 V N C Q L ~ ~ y ~ (~ N L L ~ 07 Q 7 ~ y..l ~ N iG 'a Q 0 p ~ ~ . .-; C3 y ~p ~' d c d~ .1,. C Q O 9 ~ ~ O ~ t~ O) L G Q N ~ . (/~ N ~ O ~ c9 .Q ~ ~ Q. p ~ i f~ O O- a1 ~ ~ C 'a O ~ U ~ Q ~- ~ (n ~ ~ to O ~~ U_ CCf to ~ Q. ~ (B ~ ~ U ~ ~ O - ~ 1 ~~ O ,W ~ (n ~ D C O M ~_ ~- ~ C7 ~ ~ O ~ ~ N N .Q U ~ ~_ y N 'O i . FO„ O a (4 ~ r fd ~ O Ctl r '~ ~ ~ C O (V 1«. f0 (9 ~ ~ U O d} w-. ~3 ~ C r ~ ~ Q ~ N ar d'~- h ~°' + '° - E 1-. X,= N 3 ~' ~ ° .Da"-oc~Lca „-°n'°'~ E ,~ ~ .N Mc ~ Cl7 ~ M Mica C ~ ~ N a~oom~'ca ~ ~ N ~ t~ m.co `F C a~ V ~ ~ ~ O C. y0o~,~ D c co~.g.~ C L 'i" U ~ Q C~(Q ~ ~.F,~ ~ (d ~~ ~ U ~~ O Y C s.. C ~.O U7 L 0 O U 1..~ ~ ro O o p ~ r ~ cac~ c- ~ N y ~af d ~ ,n y ~ '""' U7 c ~ iO ~n ~ O fl D~ *'' yo.•~oro~ (B 'a O ~ 3 ~aa;G G O U- ~ ~ ~ *^' ~ D ~ L ~ C ~ fif O cU O LL ~ O L .C ' ~ ~ yy.. ~ f0 O. ~, ~ ~ , N ,/... '+~ ice. H y ~ O ~ ;~+ G ~ D O ;~=, .C ~ yw U X~ N N O C ~ O ~ . ~ „_, n v ~ ro y ~ '~ c11 C~ 7. c W :.-. 9 ~ O ~ :O O O ~. N ~L ~ O U O ~ ~ y + ~ N L ~ ~ cn N E O ~ E~i ~ a~ ~ c ~ v ~ cr ~• ~~' U ~ ~~,~ V 'p •~ ~ 'C ~ ~ 'a y ''~ ~ ~ N ~ N y ~ Gf ~ ~ titl O (0 ~ ~ c fC O ~~ U~ y ~- Id .~ ftl ~ N O 4S `" y ~ 'a C O Z7 N @~ 'a L 'O Q? +„~ c E~ N~ W ~ r L ~.a N O N G q~ ,>-. ~ .L ._ ~ O ~.. a a o v ~ s ._ . ~ ° .~ ~ ~ .~ ~ ~ h~ o ~~ o c ~ Q ~~ ~ Qcii~ v U s ~~ ~ ~ v ~ ~v i ~ ~ ~ ~~ a a o ~ w acx ~Gl.rd' 3 ~'.~ ~~~~~.~ m ~ ~# ~ csa r- op rn a r N c~ d' ~n ~ 0 0 0 y- 0 Y 0 r o r r r r r r r r- ~ T a- Y O to CJ .~ Q O z ,a Q z as Z ~ .N z z z z z z z z z z ~w ~ m a i U ~, . 3 ~ ~ ~' ~ ~ ' > 4f tl> b~A A ~~ Z z ~~ z z Z z ~ z L L ~ ~ ~ Sd ~ ~ N ~ ~ Q 3 ~ o ~•~ ~Q c U '' ~ ~ b ~ C a i ~ ~ bA ~ ~ ~ ~ ~ O •~ N ~ ~ ~ ~ N Q ~ Q ,,a ~ U Q ~ ~ ~ ~ U Q z z z '~. z z z z '~ z ~: ~ ~ ~ ~ ~ V M N ~ .~ ` J U (4 `~ ~y 1 ~ 0 ~ ~ f. (ti ~ ti ' ~!!~ ~ ~.t/J !~ . Y ~ ~ v 4+ ti ~ a ~ r ~' r ~ ~ ~~ '~Y (U d' r I~ W ~ ~ /~ Q V ~~ c~ Y c~ r r r T c~ c~ r, c+~ r c~ r r co ~ c~ Y m ~ ,~ ri °~ co ~ ai m ri c~i ri ri co ca ca cD ri m ri - cri co ~ co ri co U r I~ r r ~- r Y r r Y r r O O L ~ ~ N T .~-, C 7+ U C C N O '~ G N U1 '~ C ~ '~ O ''-' Q C (U~~' d L (~ ~ d C .y..i ~ ~ ~ ~ N ~, ~ ' N Jr .~ y--' ~ p C ~ a " ' ~ ~ ~ ~ ~ ,~ Q~ L ~ ~ (~ ~ p ~, ~ G ~ C3 c a d Ul C~ '~ O N O •] ~ ~ ~ ~ cU ~, ~ ~_ ~ O U ) U~ O d O ~ v_ ~ c O ~ to f~ Ql ~ Q d ~ O7 O ~ U ate-. ~ N . ~ ~ (6 ~ ~ O O ~ O ~ U ~ d U O G N ~ 4- Q O O.. (0 O ~ '~ ~ ~ ~ ~ O ~ O ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N N ~ ~ Q. ~ ,C U -d ~ U U U L ~ N C N (6 ~-~ ~ (4 = ~ O ° 'D " ° 0 R3 Sj O] . ~ O ~ ` ~ i N _ a. ~ ~ LEJ u N ` ~ ~ :~ N O• ~ ~ ,L ~ c 1 g- ~ .L ~ c O r i17 ~ ~ ~ -p O U (d ~I' "O N O ~ ~1~~ O ~ ~ ~ ~ (U ~ iG ~ ? d d ~ . ~ O [ ~ O U ~ W Q L ~ U ~ ~ ~ ~ ~ N L ~ p U ~ ~ 4 ~ ~ ~ ~"~ ~ .Q L~. ~ ~ p O G .~ ~ N ~ O U ~ ~ ~ N ~ 'w ~O . R UJ (~ ( --. Q1 7 O CL i ~ L Q1 U Ul • ~ ~ y-- U •(B Q7 OS ~ V ~ Q. O N `~ ~ M CO ( d C (~ v O ~ ~ ``~ ~ ~ ~' ~ U h h (4 ~ h O O U) C ~i (0 ~ d C r Q. ~ `U N • ~- (0 ~'" C .M ~ O ~ O (0 (U •~ O O p h `~ ~- h O ~ N 47 O N ~ ~ 't7 :' ('~ ~ O (~ d ,~ N L ._ c c L T .U ~ ~.+'~-' ~ ~ O ~ O r (~ p r' C O ~ :F, U ~ ~ ~ O Q • ° ~ ~ ~ O O N ,~ ~ ~' (~ ~ ~ ~ fC c n° d ~.,°3m ~~~ >= a ~, O c+° N N ~ r ri°-` "~mai~ ~~~E c C CD 'a-+ O CO .w ~,- ~ O C o ~c o ~ (6 . ~ ~ O .c 3~ {p .nom ~ ~ ~ L }, ~ ~ or ~ ~;~~. ~ E o o ~ o o ~ O » ~ . c c o o E ~ o r.~ ~ X '~ Nv. C ~ O Q ~ = 'a 7 N ~ ~ aN ~ c~ :~ ;w d d ++ N N N .` C _ ~ 4.. ~ • ~ ~ 'rr N ~ Qi N Ec 'a Qf w ~ o ~~ d o ~ ~ ~ L '~-+ L ° o_ ~ °~ ~ ~ asp N ,ov^i•~.n avid o~ ca •N L 4 ° U .~~ y"". m U ~ ~ O ~ (D ~ o ~ '1-+ ~ .Q ~ i Q ~ U N `nU a o ~ ~ ~ . - ,,,~ ~ N {B N .~ I c ~ 0 Q'~ ° ~ ~ ~ ~ m L ~ tv o u N ' ~ N. d ^ O Q ~'~ .~ ~ o o-0 3~ ~ ~ y N ~ ~ i . ca ~ r ~, -a tl> ~, ~ tU O O O ~ ~ O ~ N N N ~ ~, .- d N Q. m .--• ~ O .~ C d C C1 d ~ ~ .. f4 ~ O N ~ ~ N L ~ O .~ ~ ~ C 'p U N +-, L ~ QL" -a +-~ (U ~ ~ C N C ~ 1 d 43 ~ •L ~ -6 Q N ~ , ~, .U .~? •~ .~ '.Y .° L m as L ^ •~ E w ~ . ° Q ~ ~ N ~ N ~ co ~ G ~ m E to •- Q ~ ~ w .- E o :._. L. ~ U U1 ~ 6 O •N ~ ~ f0 d~~ 0 0~ F a' V N O ~ O-~ ~ ~ 'z3 ~ iU ~ C `p O` p C 'a N L X L 'a ~ •- ~ C 'o ~ d N ~ C K 0 ~ i •.... +r '> ~ O p p~ N~ L ' ~ S; ~ 'C3 ~ , ~-' ~ •~ N rn .r.+ N O d' L J . Q (6 ~ Q S~ (U ~- rn Q +-~ O l].1 d O W U d !I7 ~ LL .F., U,l ._. ~ :~, ul n ~ a ~ Iti ~ CO r ~ ~ r N N NN C''~ N 'tl' N ~ ~ (D N n n ~ - n -~ ~ -• r ~r Y N U .Q Q 0 z I l Q Z m 'a m w, a~ ~ z~ W z z z z z° z• ~m a ~; 0 'a 2r v ~' ~ ~` z z z z ~ z L L ~ ~ ~ ~ ~ ~ ~ Q 3 .`c o U a 3 w ~' r~ w a~ ~ ~ ~ Q Q ? Z ~ ~ ~ z •;~ 'z z z o z U L7. _ ~ M C ~ N ~ ~ !D p N v ts3 0 4. L ~ r ~ C[1 f~ 07 ~ CD '~' r N N t... r ~ c7 c~ M Cr7 ~ ~ ~ U (O CO CO i0 r r r r r ~.j r o n.wcn~ +~~~ ~o~ dOmO~ ~,a~ uiLta ~r n7 -~ ~ ca ~ L m ~ c cv ~-' ~ ~ a~ O ~ ,.; -~ ~ N ~ O O ~ ~ U v O .N 7 r0+ O .~- .~ N ~ :~ O Q. ~ o ~ N ~ ~ ~ •N ~ ~ ~_ c0 ~ ~ ~ ICJ a..~ ~ O N (~ N 7 ~ ~ ~ N ~ ~ ~ 'C C N ~ ~ ~ ~ d Q ~ m +~ ~ !_. r d3 ~ ~U7 ;O ~ ~~..-' !]. ~ O ~ ~ O 'U ,(n (017 ~ ~ C 7 U N N ~ a -p ~ ~ ~ O N N O r ,6 ~ I~ N ,N ~ •2r ~ cn - V ~ ~ ro 0 ~ 4- +~ ~ L ~ cA o ~ ~ '_' ~ ~ O N ~ p ~ C ~ ~ ~ .s? ~ v O N~ o ~ 0 m U 'a o ~ cfl ~ O ~. N ~ ~ 7 ~ •}e-, ~ ~ ~ ~ M U N ~ ~ N 0 0 '~' ~ ~ OQO 0 ~ ~ ~ ~ ~ 0 [N ~ ~ a N ~? (ti F U O ~ U ~ ~ r ~~ ~ 0 0 0 ~ N d1 ~' [p M ~ L Oar. 0 p ''"' ~ ~' '~ ,C C -~ .U ~ tU I~ Q .t17 Q-~N~ cc~ .Yroo ~~0 0~~~00~N°~ ~p•C J ;~-O ~,~' ~°.~ RS ~ .~ S tCf N O C U Ca ~ O p_ U ~ ~... -p N ~- 0 v- C ~ ~ !C 0 ~ .. O ~ ~' -~ .~'"" -O "t3 fA N O ~.. 0 ~.. O Q7 O ~ Q ~ 0 C ~ ~- 7 ~ N N 4- U ~ V ~ 0 ~ ~ N c ~ 0 ~ O ~ ~ ~ 0 '~ n. • ~ ~ ~ ~ ~ ~ O O ~ 'w ~ ~ N .~ o ca O p~ ~~+ a 7 ~ 0~ 47 U~ 0 ~~ Q. 0~~~ x N~ v t0A U N~ ~I0+ Q O p D N =N C ~ "O a 7 tl7 -O V O> O~ 0 U 0 Q. Q7 .,... ~ a 's:. ~a1 ' 7 `"' U G1 Iq ~ 'C p L O ~ to C d ~ CO ~' ~ ~ ~ C(1 0 m N O O a. U7 U7 ,F (4 (4 ~ d7 0 .~ 0 ~ Q "O ~ ~ U ~ R IO ~ f~6 ~ ~ a ~ ~ O If} (6 C ~ ~ 0 ~~ O .~ ~' .r, ~ C fn U ~ (b ~ 0 0 ~ ~ N b •+N~ i ~ .C ~ ~ 13J ~ •- ~ U O 0 0 a+ ~ ~ ~ ~ ~ N U ~ ~ Q ~ 'O ~ •a ,L_, 'O ~ C ~ ~ (~ ~ ~ ~ -~ ~ N ~~ f4 L U ~ E (Tl CL C 0 L d 0 ~ ~ U7 N ~ +~-. y- ~ O 'Q ~ i I4 .~ 0 ~ N ~ I1- ~ ._ 0 U L ~ ~ O CCf ~ .~ Ill N N Q ~ df '3 ~-- N O ~ 77 ~ L ~ Q7 4) O 47 _ C ~ X L 0 ~, ~ D tl 0 0 ~ •~ ~ Q U O O ~ 0 ~ ~ 'C ~ ~ (a^. 7 ~ ~ ~ c 1v O ~ 6 Q 0 , . ~• r,~ p . , ~ 0~~~ L 0 L N `~--' 0~~ C Q~ 0 Q C~ IU L 0 i. t:77 L (C} IU ~ L L O Q ~. ~ U U O U Q .v O} ..~ ~ (~ s3. R' Ll.. ~ ~ ~ U ~ ICl ~ fZ ~ ~ w~. r N N N N ~ M M r r r r r a- ro 0 O >_ N O U (U U] I~4 to N '~ .] O (~ 0 .d U ,¢ 0 z I I Q z m ~~ ~~ ~~ ~m a as N a Q `z N LA. M c ~ ~ r ~ Qf •FJ Q.V U G O N m T u.. ~; ~-' [~ ~ N +~+ C4 .~ . V U ~ .~ ~ U ~ ~ N ~ t O U ~ 0 c~ z ~z ~z §z z° ~z ~z ~z z z z z N ~ U Y ~~ U Cfl t9 ~.~ ~ r. CO f~ ~ r ~ ~ t"" ~ ~ 1 C~ ('~ C+7 th N ('') M (~ C'~ ~ M (Q .- CO ~ CD CO N ~ , ~ ~. o c C ~ b O ~ U V d '~j Q) ~ 1r. ~ ~ ~ N ~ ~ +~ C ~ ~ ~ ~ ~ a ~ ~ N ~ ~ d 3 O ~ ~ (4 ~ ~ ~ o~D (CS ~ a ~ U o ~ u~ ~ d U _ ~ M C~V S ~ ~ Q1 M n O y.,. v- O ~ O O ~ ~ O C ++ IO ~ O G ~+ L .~.-r .Q ~ Q1 C O 0 0 i ~ ~~ L . ~ Q~ '~ U y;d i N ~ N~ r ~ fC U t' .C 'i .~ Q ~ ~ ~ ~~ ~. ~ ~ ~ °i °' °- ~ • s ~ ~ u~ s ~ ~ E ~ co U ~ ~ O O O O' • ~ ~ .~ ~ ~ U ~ ~ c E c '~' N ~ ~ m N cn O d U 'w ~ ~ U . O' O `' C1 ~ U ~ , ~ ~ ~ N O '~ ~ `~- '~ c 'a ~.. Uo • 0.a a- ~ rn ~' F ~ ddmca ~ , ~ ~ ..~ U= .. ~ ' ~ U 7 ~ ~ ~ Q1 U (U ~ D ~ '~;o ~ cs ~'~U O~ ¢ a~Q o c~ ~ ~ csa c~ r c~ Y c+~ m r f z z z z z z z .~ 0 w o .Q 3 ~ c~ ~ ~ ~ N z ~ z z z z Q U > N i 0o Q ¢ Q Q ¢ ~ ~ z z z z z z 0 U Vl i N ~j ui Ul ~ T ~i m M (D 'd' I~ `~ U ~ ~ Q1 r, ~ r U O ~ rn ~ ~ ro N ~ ~ . o 4 ~ ~ ~ N O ~ ;.~ ~ -o p ~ d co ~ ~ ~ ~ ~ ~ O +~- p ~ ~ ~ (~ c4 O l~ LL O ~ ~ ~ +~ N ~ U d' ~ O ~ "a [6 (L37 aN.. O- ~ ~ N .C O ~ Q ~ w=+ O T U ~ C Q _ Vj U td Q f~ U ~ ~ N to W m m 'a O '~ ~.~ ~ ~ O m C s~,~ '~- Em ~ ~a cp ° y-a~~n ~~ o ~, ~ o ~ ~ ,c ~ ' (9 d a-' ~ ~ O Q p .fl (B ~ ~ ¢ V ~ ~ ~ ~ ~ ~ C ~ C ~ d . U ~ ~ U `~ N o w= d ~ cd 'y • ~ ~ , i O ~ O '.'-. •~ ~ ~ N (d N d ~a ~ •U Z' ~ ~ N c~ c v- ~ O v rA .c ~ 0 7 ,~~, x ns cU Cpl Q ~ Q Q i O O ~ ~ ~ N ~ ~ ~ ~ y ~ mo W ' N O V~~ =J ~, ~ ' ~ T7 ~ . d Q O ~ 3 a O C (B O~ v- _ ~ ~~ N N ~ Q ~ ~ ~ ~ ~ ~ E ~ ~ N ~ ~ (~ Q n Q) Q ~ ~ ~ 7 ~m o 0 ~ ~ ~ o ~ O ~ ~c U~ U a f ~ ~ ~ 3 ~~ ~~~ N ~ a ~` o cn , rn ? ti ~ ~ Y- m 0 z Q z Y 0 c U cu O Q U O O T `~ U O N ~ Q. 'bo Q ~ o d z a~ ~ i a~ *, m ~ z m ~~ ~ O z O z O z O z O z O z O z O z O z O z ~ ~m a . ~ ~~ N D L ~ LL z z z ~ ~ O z O z O z O z O z O z ~~ ~ L p 3 'z 'z z z z z z z z z z ~i ~: ~~ ~ o L y O.U ~ tQ ~ ~ U ~ r c ~ `o ~ caU o N ~ v Q- Q. n. ~,- ~ O ~ ~ N ~ ~ ~ ~ ~ O ~ L m .N O N ~ b e X O C O '~ ~ fn 'p a ~ N ~.. = ~ C3) L ~ U ~ ''-' O ~ N N ~ -p ~ n. ~ ~ t4 ~ ~ 4s ~ ~ N • T N O m U ro~~ 3 A N O ~ ~ O W -O 'D ~~ RS v 'p ~ RO ~..~ - Q. ~ .n0 ~ f~ ~ N ~ > 7 N (~ .c N C ~ ~ ~ "~Lw, ~ c ~ ~c a .-. ~ m , o~ +~ ~ N' ~-' ~'~ y., O N ~ O ~°'4=-a' U N arc C om ~~ `° c3 DS mom ~ .ry ~"' ,~ U g N L O Cfl ~~ u- O Q N 4- - ~-- N > _ c~~ i ~_ N L .~ ~ c C71 ~ C . ~ N ~j U G1 a~ ~ 0 ~' m p _ c . d3 O O :w . .O C b m .. ~, U~ i U -a ~ . O~ w. m ~- ~ O ,~~, w '~ O C ~ N ~'' ~ ~ . ~ ~ ~ O O ~ ~ O O .~' ~ ~ O N ~ t 4 ~ ~ N p M ~~ ~ ~ "O c ~ ( 6 ~ ^ ~l p ~ O t4 ~ f0 N 'C7 ;a N L :w, i~ O _ c N w N b ~ ~ O ~ p ~ ~ ~ U c ~ t) ~ ` C O ~. d7 . t 1J ~ C . , ~ ' ~ C ~ ~ ' '' m ~ L u a ~ L7" rn ~ m m ~ U U c ~ O ,C v ~ ` i+_- m N ~ .;C ~ ~ i C ( .) c ~ 4 ` L .w C N +, ~ (G ~ ~ Q p_ ~ .~ ~ :~, w O O O to -6 '] U} ~ Q) ~ ;~ N ~ O C ~ O ~ ~ O N O ~ d7 ~ `1 ~ 43 N 43 - ~ O C]. ~> ill •~ O '"' (~ •~ f4 d ~ ~ C ~ m .C N N ~ N N "6 O ~- 'a +~.+ 'j~ N ~ O Gln O ~ ~ ~ ~ ~ O ~ ~' c ~ ~ Q,~' ~ m~ 0 3 b c c O~ a ~.~ -- a ~ .. m ~, O U iJ ~ Q} 11~ ~ U ~ G ~ ~ .~ ~ ~ U L W Qf O ~ ~ ~ ~ m ~ ~ a ~ ~ U r N O U ~ N ~ M_ O CO .~ ~ :-~. ~ ~ O m O ~ ~ ~ ro U m U t6 ~ ~ y _ > ~ m `~ ~ ~' ~ uJ ca r, c IA .--. N ~ ~ .--. m ~ ~- C~ N ~ i ? ~ d ~ ~ ~ ~ _ C~ O ~ ~ ~ ~ C7 ~ . r ~ a i a. r ~ ~ ~ ~ t 0 r ~ v m r ~ ~ ~ r N _c Y ~ O r . .. Q • • Q d~ m . .. m . v ( . .r rn r b A m ,U 4 o_ Q O Z Q Z ~ ~ ~ ~ ~ ~ ~ 'a ~ Y Y W ice' Y +-+ ; ~ ? ~ ~ Z m U ~ ~ ~ N~ Z Z Z ~ n O. A R. A Z Z z Z sb C m ~ ~ ~ o +-+ ~ ~, ~ o ~ ~ o U x ax a x -~ ~ ~ ~ ~ a ,~ M T V N ~ Q Q • ^ W ~ ~ ~ l~ 14 H !~-~ 1~-'~ 1G ~ ~ ~ A W d ' rr' 1~'~ Q 3 0 3 a ~i 0 ~ a~ m r' °~ a ~ ¢ Q ~ ~ ~ ¢ Q ~ ¢ ~ ~ ~ ~ z z z z ~~ ~~. '~, z z z z ~; , a a ¢ ¢ ~ ~ 0 Q N N ti U 11, r~.. .-. G N ~ ~ v ~ ~ O ~ r N rn ui ~ ~ ~ ~ r ~ N N Q U ~ m ~ c~ © ~ ca .C ~ c0 cfl ~ N ~ U U ~ ~ r U U Q O O w "" O} C ~ O ~, U , vi ~' C O ~ ~ ~ ~ ~ O C2 O ~ O C N . L N N ~. ~ w -~ ~a~ ~~o~ ~.~~ ~ ~, c ~~a~ o~'~ O N Q1 p to O N (~ ,R. ~ CO ~ C C C] ~7 XO ~ ~ O U7 ~ ~ .N v'l ~ ~ C O ~ (~ O N ~ U ~ ~ ~ ~ c ~ O 'o Q ~ Q. ~ ~ ~ U ~ ~ ~' N U ~ ~ C ? (~ C ~ 41 ~ ~. ~ ~ Q ~'-' O '~ O '~ t~ O C LO ~ _ CO ' O L (0 a] { U O . O C '~'' .O O . . ~ (~ +. V /f O c .'_' O ~ ~ .. { ' ~ O L C f4 N CQ ~ O ~ ~ ~ ~ J_, U I N C O ~ O ~ C O O 'N ~ s0+ ,~ U •ti C ~ ~ ~ ~. o .... ,r,' _ o~ ~ n. ~ a • O O .~ ~ ~ U O ~ O - U . ~ O O O ~ ~ ~ ~ ~ Q ~ ~ ~ N ~ w ~ ~ f ~"' ~ N ~ , ~ ~ Q O ~- ca ~ ' C ~ u~ C ~ J ~ a ' ~ ,_ co - O O " ? a~ .a N ~n N n LE. 41 fl'S ~ U > ~ ~ `- ~ O G ~, O '".~ "+- '^ ( O N ~-- ~ `~ U7 ~ C Q1 .~ -a .~, Q. ~ D . G O .M. fn .~ ~ p,,C C ~ ~ C 'a ~ . Q N 41 w.. j Q' ~ ~ ' ~ . . N ~ ~, m .a cri ~ ~+ ~ ~ O ~ tG ~ c ~ C O 43 ~ N ~ ~ cD Sv ~ ~ ~ i d ,,.., Q (~ , ~ ~ ~ Q ~ N @ N ~ ~ ~ ~ ~ (d O O ~ ~ ~ ~ O Q (4 ~ ~ ~ -C 9 t4 +qy+ ~ C +~- ~ ' ' ~ m 'CS c4 ~ ~ v ~ m O ~ . ~ ~ O ~ ~ 3 O ~ '" ~ ~ ~ ~ N Q ~ i ] 4- (U fA ~ j O ' p ~ ~ U O ~ a "C3 N O OU W ~ ~ "0 U G ~ ' ~--. U] N C . `~-• .C 7 O s... ~ "- . a - aj (U .~ - ~ ~ - ,, f Q O ~ O N C C O 0 ~ O ~ ~ u-- ~ O ~ C N ~. U ~ p ` ~ ~~ w: O O C fn C . i U 01 ~ ~ ~ O i~ +~ N O t9 `+- '~ '^ ~ O ~ '~ , N ~' N ~ C C cll ld ~ ~+ N C . OJ N ~ O C ~ ~ O 4.. ~ C ~ ~' ~ ~ ~ .~ "C7 O "O u-- SC ~ ~+-' ~ C •] ~ C 'a i O O ~ N C ~_ ~ ~ C U 'p O O . ~ d N L ~ N (n rn N cU C O ~ .~ - U ~-. ++ fA cA . ~ N -C '" p O O ~ ~ +' ,w .~. ~ + ~ C QS """ a (6 Qf 'C (C ~ O ' "O ~ C N ~ ~ a~ N . C ' ~ N O ' .C f4 O {} m O O ca c ~., ~ cn ~ ~ ' U cu ~ ~ ~ .c d ' ~ O U ~ 43 ~ D C Q ~ ~ ~ ^ ~ co ~ .. O d , , Q ,~ t~ .. ~ Q - N . ; ~ O 3 ~ (B ~ .. ~ ~ O ~- • • ~ m - r_+ ~ ~ .~ ~ ~ ~ c . co U ~ Q. O ~ N c0 ~ ~ ~ ~ ~ ~ r U .Q Q Q Q Z Q z ~ . d N • ~ N • ~ " ~ 'vl.'' ~ 0 U ~ C 1.. N ~ ~ ~ ' ~~ ~ ~ ~ ~ ! bA N ~ ~ 0 G N d ~ ~ ~ ~~ ~'~ ~ ~ O d d O G Y ~ G'a ~ -d ~°~ ~ Qf ~ U v v U z z z z ~. ~ v~ Z z 'C O ~ O ~ O ~ ~ ~ ~ ~ b i N m U +., U~ O U ,~ ,. ~, ~ o a~ ~ o ~ ~ Q ~ ~ ~ ~ ~ ~ ~ o c~ ~ ~ `/~ ~ ¢ a~ Q a~ d a~ P~ ,~ 0 U ~ H--~ ~ ~ O O ~ O N O N O i/] ~ N L ~~ .y ~ •}, ~ ~ z z z z ,~ .~ ~:= z z z ~~ ~ ~ ~ ~~ ~ w w w ~ O a ~ ~ :~ U ,~ U ¢ ~ Q ¢ ~ ~ Q Q z z z z z Q ¢ z z ¢ Q ~ ~i ~; ~ ~ N Q m T U ~ ,~ cri cri U ~ r ~ r ro ~ _ E E O ,. .~"' ~ O N O , + O ~ ~ ~ O ~ O O ~ ~ ~ O ~ U ~ y "~ ~ •~-' LCZ.. ,,,• ~ N ~ O O ~, q~j `~' 'a (0 ~ ~ C1 C ~ G .mow ro ro ~ V U . ~ ~ ~ m ro ~ ai~o u7 _ w ~ Q. ~ c c ~ a~ v1a~ .~. ~ ~, ti ~ -aca a~ ~ a~ cn ro E ~, ro~a ~,....~~ o m.N ~ E om ~ ~ a~U o a o rn ~.c ~ °~ ~ •~ N ~ ~ a' ` Sfj f6 N ~ ~ ~ 'a ~ a O ~ ~ `-' OL O U . p x 0 4- (~4 7, ~ N <O ~ tit , ~ ~ 65 ~ O ~ O O ~ QS U u1 0 ~ Q ~ ~ 'P ro i Q N O ~ ~~- ro ~ q~s ~ -O G fN N O ~ U N ~ A 7+ ca O ~O C Q ~ (=!`1 L O3 ~ ,N '~ p .Nw Q' ~ ~ L ~ 47 O ~O R ~ ~ ~ 7+ ~ ~ ~ k- ~ .N p ~ R p' ~ N ~ O n. ~ m N ~ 3 Q ~ ~ ~ .~ N O ~ O ~ N ro~ C~7 ~ 0 N ~ .w ~ ~ O -~! ~ ~- ~ 3 ~ u. o a ~.Qo ~~~ ~ a iNO ~~v ~~ y° aro cn-a rn ~ ~Z ~ a~roa~ a3~d a~ Nay 3 *; N ~r ri w c ~ c ~ ~ .~.. ~ -o a~ a Q a_ ~ ~ ~ .- ~ ~ ~ ~ ~ 'o a ~-' E r/1 '~ ~ Q C ~ ~ •~ C O N N ~ • ~ O r ~ ~ C7.. SSS O Q' N v d ~ L]. N N . . ~» ~ 7 C C O (~ ~ '~ ;i6 ~ +0~+ c9 q) ~ u.- L ~ ~ ~+ ~ ~ O ro N +' •N p' O O cll C C ~ O U + + L ~ ~ N p O a -+ ~ N ~ ro p ~ C ~ fC ct3 d ca ~ p O.~ E ~ ^ ro E~ c ~v • Os O ~-n ~ ALL . , ~o~ ~ ~ cn d ~- N t V N N C (~ E N ~ °i Q.. ro ~~ N N ` ~, Q ro C (0 O~ N~ ~ N ~ «.. ~;~ ooa a i ~~• mom ro~ ~~ a~~o a_.od:~ ~d ~~ ro N ~ ~ '~ = ~ ~ ~ ~ ~ ~ O ~ O ~ U Q1 E ~ ~. ~ Uy N N ~ ~ N ~.. d' ~ ~ ~ 4~ .,~ ~ Q O ~ ~ ' ~ ' ~ L ~ ~, +, i--' d ~ O O ~ LL' 'O cn N O +-• N w O ~ "C7 ~ L N U ~ U ~^ ~ ~ m O ~ a c N b ~ . ~ ¢ a i ~ c4 E - t17 ~ 'Cti N ~ N ~ ~ N E 'r3 O ~ .t3 ~E as cn Q. c s' ° U a~ ^ E Q m c ~ ~ ~ Q:,r ~• ro ~ mo ~ ~ uiaoN~ (U ~ y co~~E c~ ~ O c~om ~o~ ~ c ;-;°~ cB ~ ~ ..~~ c~ ~ - ;.`,o.E U ~ ~o ~ '•~ ~ >. ~'a O -a N N ~ ~ ~ U ~ ~ ~ .-. C7 O c0 ~ ~ lU (~ ~ ~ t 1 ~ ~ t-- v o r- U N 'a O f0 ~~ ~ ( O ~ ~ v `M- E ~ N ~ c o V' N U .~ 0. Q O z Q w w c z a~ ~~ ~ o z 0 z 0 z 0 z 0 z 0 z 0 z 0 z 0 z 0 z ~ ,= m a ,~ '~ o ~ ~~ ~, ~o o~ ~ ~,~ N~ 0 4 ro~ O o 0 4 o O~ ~~ z z ,,~ z z z z z ~~ ~ ~ ~ ~~ ~ ~ ~_ R Q ~ O ~ N . ~' ~ N V] O ~ ~ ~U U ~ ~ a~ ' • `z z z '~ z z z z z ~ Q Q ui ti ~ ~ 0 ~, as QU s~ s V ~ ° o a> ~ ~ w ~ ro ro o p~ ~ p c'.~ o o o - ~ ~ ~ c n ~~ a ~ ~ o o ~ O c ~ ~ G m ~ C2. N O ~ L ~ ~ - O (4 N Q5 ~ ~ ~ O "C3 cn U fA ~ +~+ tl) ~ ~ ~ ~ ~ O . V 4 07 ~ O U7 • Et7 ~l U ~ p v N i N C1 O y N ~ p ~ .~ ~ ~ '~ ~ (p ''N'' N N c •~ o ~ :c G] .4. a0i ~ ~ ~ ~ a ~ c4 0 ~ ~ ~ ~ N Q ~ ~ ~ ~ ~ ~ cn ~ ~ ro ~ ~ ~ ro 0 ,~ R ;.r, C~ {~ N N t4 'a 7 C ~ , 7 ~ ~. 'p ~ ~. N F U ~ .v-. Q p N ~ 0 7 y f4 O (6 0 O O ~ .~;0 n.U .C O ~p o rn~'c~.~ + .+ ~ cG 7 p1 ~ N p N N C Ci C •~ p U Q O ~~ ro ro ? O T C p p .v c1' c "'"' - f . 9 ~ ro ~ O. ~ O +, ~ p ~ ,,.,; ~ a~ o ~ a~ ~ Q m m c La= s o ~ ~ ~ ~ m ~. ~~ cD ro °~ o a o a~ N LL ~oN °u' ayo oL n oZ'~ ai ~ ro ~ U ° ~ o p ca ~ vi V ~ ro m ~ ~ N V ro 'a N ~ ~~~ , ~ ~ to .~ O. ~j ~ C (U ~ U C H c n V O ~ sZ L J ~ ° U l1I ~ ~ of C ro O v N ~~ c~ ro ° ~ . N ~ -° o~ off' ~ = o°v (/} o~~ , 3 m ~ ' i Qa ~o " _ o a i v; ~ N U ~ N ~ ~ ~ O ~ •" O V ~ ~ O p ~ ~ •N C L? ~ v-- V V N C .~- . ~ ~ ~ . ~ G 7 , ~ V ~ ~ ~ o ~ N ~ x . Q ~n N O ~ ' a~i ~ N N ~ •~ ~ vi y Z o ~ C .. ~ .~ t9 ~ ~ ~ ~ ro ~ LLJ C ~ ~ - O LY_ N Ill N Z 7 N U z N N ~C c. m T C ~-- N N N° N U L N c ~ N -O N •U ch O U w ~ L = N .7 L L Q L F ., T p v y.. ro r~ N `i ..Q ~ r v T- ~~ ro Y ~ U 4/ ~ ~ . C" ~ ~ v (~ µ... T ~ ~1 Q. T (d v 4- T V U) ~ v . f--. L _ Y'" .~ .~ v , ~ }~ m U .~ Q Q O Q . ?~ ~ _ ~ ~ ~ ~ ~, Z ~ ~ ~ U ~ G i ~ o u-1 E Z Z Z ?~ Z Z Z Z Z ~~ U c ~+ ~ N m ~ o ro 41 a~ p~ ~y ~ d ~ Q ` 0 ~ Q G~ ~ ~ ~ ~ b ~ O Q v a" p ~ ~ ~ Q, ~ O p N ~ .. ~ ~ Co ~„ ~ °~ ~ ~ •~ *y r 77 y G1 ~ ~ ~ O ~ ~ p Q 3 ~ ~ ~ ~ "~ " K a~ z z U as °~ °~ as a ¢ ~ ¢ ¢ ~ ~ ~ ~ ¢ ¢ Q ~ z ~~ z z ~ '~ '~ z z z 4 Q ~ ~ u~ ~~ ~~ p ~ ~ ~~ ~ ~ ~ o ~~ ~~ ~ ~V m'~~' m ci m ~ mZ r ~~ ~ 'r' ~ r ~ r L ~ ~ O ] (~I) U) ~ ~ ~ ff O . ~ A .-~• Q ~ A N 4) p ~ ~ ~ ~ ..Q ~ O L ~_ c ~ ~ o ~,c O~.cd s~ti ~ ~ ° ° o Q~ O~ ~ ~, U aQV Q-o ~ O V Q) ~ ~ f~lS ~ V Q. ~ o C ~ N ~ O Ip U ' .~ SSS ~ N c O (~ V1 G) N O I- G U ~ U ~ 0 ~ ~ ~ ~ fl. V7 Q) O ~ N ' w U , N V' Q (~) 7+ U C G1 c Q.. S~ O ~ T U N (B i Q ~+ ~ ~ .N Ll..l G? + O V .~ (~ N .V ~ C ~ ~ ~ Q7 + C _ -'-' LL N ~ 8]- .-. O N ~ G7 u) C G) .La C C ~ ~~ ~ N i7 ~ Q c - ~ N p ~ G ~ (B v .? ~ N ~ ~ ~ N C ui ~ ._ ~ +-..C ~ ~ O `r `~' c "J'' p O .~ G ~:+ G} cd C 43 E ~. C . a N u- Ul cU Q. L ~ O C C N ~ i O ~% ~, ~ ~ ,.O C O V O C N U ~ ~ 7~ ~ O U 0 G) U 0 ~, O N 4+ 4) G1 .C ~ ~ O y i) ~ GIN ._ C 'Q C~~ ro C i h y U '~ ~ "~ O N X ~ O L 4= U . ~- Rt ("'~ _ O ~ C Q C Q ~ G) O d d (0 u ~ Onr ~ N ~ o O Gl O ~~m 'i7 ~ ~ma~ ~ ~ ~ ~ 7 ,~;3-0 (~ N ~~ y.. ~ na ~ G) ~ C ~ ~~~"~~ U C ~ c U ~' ~ r O N (~ ` ~ G7 ~ tC +~ ~ G) ~ U Ri G1 (0 Q- t"' d N~ M ~ . O Q O O N _ ~ O ~ O O t!1 'U ~ ~ O O Q C ~ ~ Gas -O ~ ~ ~ ~ d~ c `" Q. "~" ~ `~ O +~_' ~ "~ ~ V C V U ~ Q ~ ~ O ~ G O ~ ' `~ ~ N O f~4 .A O ~ .' ~ " = T ~ N 'C G? ' ~ ~ G) G) .Q rn N ~ Q) . .C ~ N C D 4) ~, f5j Q ~ . U ~ a .~- C V 'C ~ p Q) C~ p ~ O ro N 7 '3 ~ U N'~ O L C Gs ~ 7 N (ly ~ N~ ~ t6 _ N p +ll ~ N m ~ N O N U , a. ~ ~ p G C ~ ~ _ ~ ~ U e ~ c m ~ a.C,, C. ~ ¢ N ~ .D ~ ~' ~ Q7 _ U C ~ ~ O O ~ , ~ U ,~ ~ O O G) ~ ~ ~ ~ ~ ~ C ~ G) +-. .X N 2i ~ l.S G? O ~ ~ 43 U "O ~U Z7 . U ~ S ~ ~ ~ D N O ~ w+ +, N O ~~ ' ~ ~ "O ~ ~ Q) ~ SO ,fA O ~ G) ,L ~ ~ Gf 4) ~ Q v-- i~-+ ~ + +-• G) O a V ~ ~ ~ O ~ ~ -O ~' ~ ~ ~ ~ ~ LL! .~ QS Q ~ ~ ~ ~ ~ U j Q ~ ~ ~ i=~ ~ O C O c~ ~. o ~~o• a--N ~°W~ c4 c ~'_ v`m~ U -nm ~~~ v uQi ~ Cb .. ~ ,~ d y n ~ .. ~ ~ j C O N ~ -a O ti -- c~ ~ N ,* O .-. 6~ ~ '~ N~ G) G) ~- -a n. N C ~. ~ --- d' ~ v iC ~ ca - 'a c i j )C G) p~ ~- . ~ `- (4 O ~ . ~.. U U ~. ( G O ~. y- a-- ~ N U r `. .~ A C U C c4 ~ ._. d ~..r Gi ~ {0 ~ +-. ~ r d~' r dam' r ~ T- G) (D U .Q Q Q O Z Q Z as m }, a~ z~ ~ z z z z z z° z z z ~ ~m a ~ ~ o ~ ~ b f- ~ ~A ¢ ~, +~-. G N ~ ~ o~i a~i yam. N ,~ ~+ C } o td ~ U • O 1 0'A bA ~ L ~ U ~ z ~ ~~ N z d ~ z 'a ~ 't3 ~ O ~ ~ w ~ CA N ~ ~ v O ~ ~ a3 a~ ~ ~o ~ -~ Q ~ w Y a o ~ ,~ ~ ¢ U U U Q ~ U a U Q Q Z U z 'a '~. '~, 'z '~. '~. ~ z ~ ¢' d Q 4 ui ~N ~ O O r +, Q~ w a. U t U a~ o ~ .~ o ~. m ~ o C N L ~ O H O d ~ C 'a N 7~ ~ O ~ ~ ~ "O O N ~ .~ ~ f~ ~ (0 ~ N N y ~ w d Q N N ~--~ ' ~ C O ~ ~ j •~ 61 GI ,E- . ~ ~ ~ ro ~ 7 D ~ N d Q1 (!A N p f ~ ~ ~ O p ~ C C O N U ~~ o L V O U p O Sff N X' W n w- V O~ yN-' O C "O U ~~ d -- ~ t6 ~ C ~ ~ Q v C ~~ ~. (p C - U3 aj `C7 C N ~ C N . v Q. 0 ~ ~ m ca ~ ~ c~ W O o ~ o LD ~ ~ d ~ ~ ~ c . ~ .~~. U axi c c w ~ 7 ~ ~ ~ N ~' C O ~ ~ C.1 'W . C N d ~ o N Q ° ~- U ~ ~ c ~ ~ ~ C ~ ~ ~ ~~ L c d ~ 77 L ~ U d ~ ((j y . ~ N ~ d 'i7 ~ '~ .NU ~ '~ d O ~ ~ ~ D ~ m C U c O v- t4 C p'a ~ C 41 - o M ~~~N ~. ~oo~. O. ~ o.~,o~ m ;f.~ c L ~ ~; ~ roo :~-. O ca ~ ~ ~ O ~ C a> ts i. ~ +.+ ~~ lf7 Q iJJ N ~' N +~ ~ ~ N c ~ N p 0 0 ~ O 4- O c '~'' C ~= C C ~ O N O. ~ (~6 'C °o c ~~ .~ a~ N ` c C ~ ~- ~ O `O o ~ Ql ~ c? . r !3 ~ O ' O o 'C ~ ~ ~ C O N~ . 1 ~ ~ ~ ,~~, ~ d ~ O~ O C a~-+ "a '- c y.. 4J C Q U O . ~~ ++ C (J] v N ~ V O D U ~ ...~- s . N r C 7 C 0 0 O .~ ~ O ~ +. N .M.. ~ .^ d~ O '+~ ~ ^+ C O q j y~ U) =a O V N L }+ O O O +, N ~ ~ ?. ,~ ~ rn E ~ ° uN, ~ o~ c ~ ° o "r O ~ d O '~ ~ w N •,N- '~ N N - ~ d O I^ '~ ~ N U O ~ O' "O ~ ~ C .~ .~ ,a Y ~ ~ ~+ ' ] E ,~,.,, V N „ 'C ~ 'O J N U l ~ N 4J ' C `~ O 0 U O 3 . ~ V C O~~ j, ,~ yN-' N O N VS N N s N~ -q ~ G1 C .~ ~ C •~ Q] ~ U ~ O N ~ .~ 'D m E 'B {/) O O p ~ 3 ~ ++ N ~ ~ N ~ N •- . V ~- o ~- ~ r, Q Q o U 0.~~ (4 0~ d N N O~ U D ~' tC a- c U ~ '~ ~~ ~ N N U "-' ~ ~ N .~ O ~ ¢ ~ Z 7 N ~ ~ ' ~ ~ C3 '8 O e- ~ ~ (V Q 7 _ p f"" ~ ( ~ 7 _ '~ N O N 7, .U . , N U C O ~ ~ .. p ' ~ ~ Q (a N C ~ V Q -C w ~ i2 ~ pU d Ql 7 ~i- ~ ?3 N C r- ~. (U ~-- L L, (U C ~ O.. fC N ~ ~ .~ E ~ - C ' (0 . N ~ .~ } 2i 3 ter.. f6 (0 m U .Q L7. Q O Z Q z 'a m m ~, c~ ~ Z a i ~W z z z z z z z z z ~m a O U m a--~ ~ ~ ~ ~ ~ ~ N ~ O N `~ w~ n a ~"4 ¢ 0 z 0 z 0 z ~~ Q~ 0 z 0 z 0 z "O ~ a~ v U U ~, ~b +U+ ~ v , ~ r~ ~ O U, U i' ~ ~ a~ ,n `z ~~ ~¢ z z z •~ z z z ~ ~ vi ., y C M t 0 O r r Gf +~-~ aU ca t U o `w ~~, ~ - = v ~ c o c N o~ oe ° o E ~ `c.F, ~ ~ ~ ~ E ~ ~ Q ~ O ~ ~ ~ ~ ~ ~ p v ~ ~ ~ ~ ~ . v .fl rA 47 ~ O ~ ~ _ N ~ ~ ~ N d qCj ~ (6 C L Q.. w {~ fl7 U ~ ~ m }' ~O ~ C py N j .. ,N Gi ~ .,_, (~ V +~ N 0 ~C _ E O O' c0 ~ ;f- O - C 7 N .,_, ~ ~ ~' U O N O G~ O ` U - ~ ~~ V ~ M (U U -C o c 7 O a~ O C ! G (!J O Q 7 am a ~ ; ~ c4 "O o - c ~ O ~ O C te O 'a U CV } C U C ~+-- O ~ -C O ~ ~ ~ ~ ~ ~ O7 O T ~ E C_ ~ a] G ~ V ~ ~ N ~ O ~ ~ ono ~ ~ Q k-. ~ O ~O Q ~ U N o O ~ C o ~ E ~- ~ N ~ C ~ ~ ~~ v ~ .C O o O c ~cU ~ o O , { ~ ~ O ~ ~ "= ~ O b ~ ~ UcJ ~ ~ (r~^ ~ ro U ~ y ~ @ U U ~ ~4 1 , Q L 7. = Q c F, c T c O D C 0 ._"! ~ ' ~~ U If ~ , » N t~ ~ ~ O O ~ ~ ~ ~ N r ~ ~ Q U i ~ O ~ ~ ~ O U_ ~ ~ N ~ O u i ~ _ ~ U_ C Cf7 ~ •U C ~ ~ ~ O N ~ .n '~ M ~ fl. i~ ~ N ~ ~ ~ ~ N ~ O ~ ~ U . y--. N r.+ .~ i2 s `. ~ _ ~ .7 ~ C (~ ~ N .a ~ O C ,~ -p ~ ~ c O ~ Q 61 p ~ c/l O ~ A p, CS W ~ ~ ~ ~ ~ 61 . N c ~ 7~ a N- N y U~~ O C V U~ ,~ ~ ~ O i 4~ C .C] ~ c N ~ . ro ~ .N ~ ~ ~ O ~ d CO a O ~ V C 'p ~ C L O ~ ~C ~ O O ~ ~ O ~ (6 ~ v 0 ''_ O~ (4 ~ ~ O ~ L C ~ N~ N O . C O Z fC ( U W~ ~~ N~ ~~.. N c 0 ~ O C U L ' U c .. ~` O Q to O N y,. U5 O D U ~ ~+ 7 A i~ O V O ~ ~ ~ O ~ ~ N (~ U ~ •v ~ ~ ~ ~ ~ . m ~ ~ C ~ ~ . . (6 ~ O ~ ~ X ~ Q, ~ (6 ~ m N ~ ~ O N a r .-. .N ~ ( v ~ gy - O ~ ~ ~ . v p '~ ~ L ~ Q U .Q Q. Q O Q Z v O .Z ~~ z z z z z z z ~w cm m a ~ 3 ma ~~ z z z z z z° z ~~ a3 zl z Iz z ~z z z lz v~ ., y M ~ ~ D T ~ ~ ~ ~ ~ ~ r a V ~ ~ cYr r`? ~ U r ~ ~, u~ ~ 'O U ,~,. N D sue.. ~ .+-% ~ U (6 ~- ~ O O ~ ~ ~ ~ • ~ ~ vL-. ~ fi5 O ~ O to O "O O ~ >, ~ ,~ ~, c .,~ V ~ -p O N N~ O ~ w c (~ a U O N E O ~ N~ ~ ~ O i~ ~~ c N ~ O N y 'p ~ ~ (n U ~ O i.. 'i"' ~ ~ c R V t4 ~ O '+-' p ~ ~ ~ ~ ~ O +-~ O C a 3 Iti T .~ s-. N '~ O x Q C? ~~~, Q1 ~ ~ u1 .fl N ~ Q. +~ p ~ ~ 'O U ~ Cl. ~ ~ O O . ~ ,F, ~ N O a ~ ~ ~ ~U1 ~ O E cn ~+a}~~ -°o ~0~m N °~.U to a~ o ~~~~ ~ ~ N O G Q ~ N L ~ (b ~ Ri ~ C O ~ ~ Q. tl? -~ ~ O N ~ V ~ ~ ~ ,~, '!"' C ~ U D} ~ +~'C O ~- Q +~ 'O (0 ~ O N O O ~ c ~ O. ~ C ~ ~ ~ ~ O O O ~ N pip ~ b ' ~ p O ~ O ~ ~ ~ ~ c -~ ~ Q. ~ N O Q7 'a O N f~ N ~ ~ ~ L ~ ~ r ~ ~ N ~ N Ql ~ ~ ~ O R ~ .~ ~ ~ O7 ~ 'a ~ .'~ (6 ~ ~ r=. -O S1. C ~ N ~ ti o ~~ a a~- 7.~ m E cn m~° ~ cL ~ o m~ ~ ~ ~~.n o~ u. ~ ~ ~N.~.~ -o ~~~ ° ~ ~ ~~ U arm. w ~~ ~ ~~ ~ o c~~? ~ ~a~~ cMO N ~ ; °~ `~ ~ ~ ~ ~ ~ ~ N ~ cco ~ ~ ~ ~ ~ cc6 N ~ o~ ~ ~_^ a~i c ~ c ~ c~ ~ T" N ..~ T L N ~ O O (~ ~ .~ ~ '~'~ ~ N C .c N-- ~ µ:. ~ i~ (d ~ ~ C L L Q +O ~O i ~O O U ~ ~ N ~ O ~ ~ .-. `~ 'D Cn (~ C N O N '~' ~ ~ j ~ N ' C .C ~~ ~_ O N ~ p O O O ff. c a ~ c N ~' N~ .~ ~ ~~ v~ O O~ (~ ±' (d ~ L .. O *+ ~ +, ~Ci +=' c N ~ ~ '''' O ~ (6 O Q N "-. ~ Q N ~ .~ O ~ ~ N LL' U ~~~~-rte v~so.o~c~, x cs~ca-a .mac ~t~c ac 1!) O~~ O O U N O O ON N O~ ~+ Q) .~ N p c~~~ N~ C O~¢ ~t'r .v ~ Q~ W ar U a. ~ N -~ ~ Eno ~ -Err ' N ~, •C ~ c sn ~ Q ~ m O ~ n ~uro, c°v ° ~ °c ~ ~ -o is ~ ~ O ~ ~+ CJ N ~ C . U O (CS 41 4 ~ .c ~ Q O c .~ N O ~ ~ U .,., cII }, '!- .,_, ~ +-+ a-= N r' p' ~ N .~' 03 ~ ~ -o N ~ "- , ~? O ¢ d L U O ~ c ~ O p' m O ~ ~ui~~aciaci 3ar~~3cc~~-Eve ~L-o~ ~o.L~ ~~a~ ~m°~~~ar ~~ ar are' ~ v varc„~m ~;«~ ..~~ ~~. l--~k- U,~ c .. d ~ ~,1~ a v c .. ~ rov ~ cn= vmo o cnx O ~ ar ^ sa^ ur a'~ ~ of Y o ~~ ~ ~ v~•- L ~ z.=-. !i CS'ar~ v~ t- ~^.cN U m lL in LL 'a ~ (~ ^ N .n ~ C1 ~ «i (~ ~- tlr ~ = •~ N 4r U +~ ca (~ 4. V +, ~. cn "O ~ ~ r ~ f ~ r N m .~ R Q a z I[ Q m Z d z° z z z ~m a . ~ ~ 3 ~ N ~ ~ O ~ N o ~ 0 ~ 3 ~~ 0 z ~ ~ a. ~ o z G `~ d a 3 ~ w ~ ~ Q Q ,.e ~ U Q -zz z .a z z ~ ~ o .. ~ O = co N + .' cv .C U ~ O m td ;N ~ ~ ~ *~ ~ o f° ~ ~ ~ o ~ ~ ~ ~ N .~ .~ Q ~ ~ N ~ ~ .Y.. . ~ '~ ~, 3 vi d ' o - a~ ~ a~ as 3~~ N ~ m o ~ a~ ~v ~ a7 ~ ~ ~ d a '6 N N .U N }' .~ N 0 c i~ ,C ~ ' C (4 N ~ v 'p j ~ ~ Rf ~ ~ ~ .O~ ~ ' ~ ~ ~ .--~ ~ ~ ~ .C ~ ro ~ ~ f~1 Q. N ~ ~ ~ ~ to ~+ c> . 'r' L ~ Q ~ ~ ~ ~ O U ~ ~ O ~ tli~ a~ ~ C~~ ~ a ~ ~ m~ ~ -~~ a'i "~m~ w.~ w~ .~.~° a ~°~~ ~•~ ~ ~ ~ ~ ~ ~ ~~' a a~ ~ ~3 ~~ ~~ , ~C - co ~--a n 0 ~~ _ ~~ T 43 .~ C C C O 7s c ~ C LJ_. 3 a, °- C Q] ~ Q ,7 ~ fd ~ Q 0 0 'y ' ~ O~ ~iq V QS ~~ ~ ~ U Q ~~, C (n ~ .Q ~ . U `C3 ~ . ~ ~ Q , ~ ~ ~ ~ ~ d} '~' L L]' Q. 43 ~ Q..~ ~ ~ V fA C U1 [ll ~ O O X p 3 w C C U ~ ~ .fa ~ #+ ~ ~ G~ C C~ N~ N~ ~ N A ~ 'C ~ Q o o N s W.o m 3is ~ 3 O ~ ~ p.~ ~ u, -o ~ ca~~~ ~c~ U z~ ~~ m~.~~ ~ ~ ~~>> O F-~ o ~~~ .. o h- a~~-° fl} O zz 3 0 " 4 N ~ ~ 7 ~.. G) C tq S ~ O Y ~ U M ~ ~~ ~~ ~ ~E ~ N ~~ ~~ O ` N U .~ a. 0 z Q z APPENDIX 4 ASSESSMENT OF CHANGES TO F.A.C Chapter 9J-5 U d ti ~, x 0 U a~ ..fl cd m z~ Q Q ~ ¢ ¢ ~ ¢ ~w z z z z z z z z v~ ~~ 0 ~,~ z z z z z z z z ~~ d d' d d d d d C d z z z z z z z z 'z v ~ ~ ~ ~ C ~ o ~. ,-, :~ ~ ~ R ~ ~ v ~ ~/'j ~'.. M V') v1 ~D ~O ~'~ o O ~ ,~ P '~ i", O O O O O P O ~ a' ~n v-i ~ in vi ~~,' in w' ti ti ~ ti ~ ''' ~' rn rn rn o, rn a, rn rn a~ ~ `~ O cy .C] ~` N d' ~ C ~ y , ~ p ,~ , ate,, ~ p~ ~ d ~, '" N c"Od ~ ~ `> ~ b C ~ y ~~ ~ Ct c~ curd ~ ~ ~ .V. ~' d cd U 7a ~ ~` N Nl C ~ vUi~4 ~ ~ cd T1 7 U p Oi ~ a+" ~ tl ti ~-` w C ~ G y W ~ tl p ~ Y a°~i cd .p C ~vr vi '~ ~ U p cC ~ ~ ~ ~ or .~ C ~' N C ~ tCtl ~ .'"~. ~ N ~ .C. U u ~ ~ ~ U v cd CL ~ tCd ~ ~ ~ "~" ~ ~ vUi 0~0 ~ C yr ~ ~ ~ ~ O ., vim, ~ ~ ~ N ~ •d O ~ ~ R ~ ;{ b9 m ~ bUA Chi C r~r U ~ ~ ~ ~ ~ N d Lx-i p O ~` <n y ,U-+ ~ ~ ~ G Cd ~ w+ ~ ~ ~ C U w. ° ~ m .~ o ~ ~, ~ ~ ~ a ~ C w ~ ~ ~ u ~, o ° ou'~ ° ~ ~ ~ A, '~ a~i ~ ~ ~ ~ ~ a~i a~i ~ e o ~ a o ~ o ~ ~ ~ ~ ~ ~ ~ ~' _ ~ d ~ +s d °^ ~ 4-, ~ bA ~ C ccS p vi ,~ N Far ~ C C .~ ~ raj C .~ •~' `n O +0+ ~ ~ yv, (,S ~ ~ ~ ~ p f~ td ~+ p U '~ ~w ~ ~ '~ O O O ~ p O O ~ C N ~ p ~ tl ~ ~ ~ U C 4. N a~+ C O" ,.~ C C4 +~ w ~ ~ ~ f+ tJ" 4> -~. ~ pp c>n api ~ 't5 ~ ~ O ~ ~ cpi ~ ~, ~ '~ ~ ~ '" ~ ~ ~« ~ ~ i o ~ ~ ~ ~ s "W .9 ~ N '~ ~ ^c1 ro °` ~ L ~ ~ ~ .~ ~ v a~i ~ °~' bA .~ ~ ~ a ~ a`ni G a~i y °o. a. ~ ° ~'"` G, 'd m . ~ ~ 1'" N C '~ C Ci ~ ~ , ~"~ CQ E. CC 4=' V ~ ~y C vi ~ ~ ~` ~' ~ yr ~'~ ~ C ~ U N N R ~ O ~ ~ Q~J N 6' N V] ~ ftt ~ ~ 6` cC ~ '~ 4a i ~ N ~ CC cd '" CS Q\ '~ Rt p ~ y L Q v s01, ~ ~ ° P4 ~ ~ ~ Gw s1 E u ~ ~ ~ V v°, is ~'" A ro ~ w `ti ~; ~ d .N a. ~ ~ ca ~ ~ v '~., o ~ Z cv m d' `~ d `° n °° w ti x p L-~ U. v zv C O Q Q ~ Q ~ ~ Q ~~z z 'z z z z z ~~ E d ~ ~ 0 ~ ~ ~ d d ~ Q biz z z z z z z ~~ ~ Q ~ Q ~ z z z z z z z z U f// C O r, U ~+ ~"' cv ~ r m ~ ~ `~ ~ U o m ° o o o +r ° ~ o 0 ° v~ ~ a, ,ry c~ ~ ~; o ~ o ~ v~ ~ ~-' ~l F Ql O~ T ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ %~ ~ V Q~ O U U ~ ~ C C ~ ^C7 ' ~ ~' '~ O ~ C ~ ~ n7 bA C C P. Q+ ~ "~ ~ N ~ y, c~ ~ ~ ~ ~> ~` "Ci ' .C L V G y O p id O ~ ~ M ~ L ~ C a~ O ~ O c~ ~ ~ ~ ~ ~ ~ ~ .~ •crf ~ 7 ~ DJ Ctl to 't-+ C ~ ? ~ ~ GA ~, c ~ O +' sN. ~ w. "CS ~ 00 ~ ~ ~ Q lam. ~ ~ p .C ~ ^ C3 b A ~ ., p ~ a' ~ .~ C ~ "CS ^=1 ~ N ~ r -i OJ '~' V O, ~ d ~ ~ . . ~ C ~ ~ ~ 4. T3 O ~ ro ~ d V L ~ V C O ~ M 'C1 ~ S^ ~ ~ ~ t~. C3 CS+ ~ b0 d G j N N O ~ j d N N E ~ ~ > ' ~ ~ q~! ¢r +N. O ti ~ j ~-' ~ ~ ~ ~ > ~ y V ca-d ~ 'CS r CC CC L G C 'Z3 ~ U V ~ '~ ~~ r L` Rr . ~ ~ bA 4 „ V V ~ ~ ~ ~ O Vl ~ O C . ~ ~ ,Cn O.'U ~ 4 4, p ~ ~ . 'w Ct O C v ~ C~ O Lam, 47 C ~ p O 'Lf '~ ~ N ~ ~ ~ N ~ ~~ ~ 'ri R O a7 ~ ~ ... ~ V L ,.O •~ ~ ~ ~ L L, .~ pj ~ CO .~ ~' y C V gy ., ~ O i] R. v < is ~ ~ bA f. ~ ~ ~ ~ v N °-' ~ ~ a-. ~ a O yr o ~ •~ ~ ~ ~ o c o E ~ a~ ~ ~ •0 4. a, E ~ , ~ ~ y Y K E N 6C7 CC ~ V V 4-~ C .~ L E y V~ O O -~ ~ G~tl ,~ ,~ ~ O ~ O 7 O •ti p C `b ~, E td ,~ R. ~ ~, O ~. ~ ~ ~ . ~ E ~ ~ ~ v, ~' • ~ ~ ~ ~ ~ ~ ` ~ ~ ~ ~ ~ ~ , ti ~ ~ ~ a~ a\ of .~ • - Q E 'C ~ N Qi ~ ~ ~ ~ ~ +L+ y~'.+ (~ i OU bpA V 11~t ~~.J' ~ ~ Q N CC 'r ~ ~ ~ . i J cC G C .C u ~. ~ ~ p ,~ N M d' .--. vl H O~ '-' ~ "~" N c~ x 0 CJ N A cel b u b ~ ~ Q d ~ d d ~ ~ W 'z 'z z z z z ~~ ~o ~~ ~ ~ ~ Q ~ ~~ z z z z z ~, ~ z ~~ Q ¢ ~ ~ z z 'z 'z 'z z z ~7 in U O ~ ~ b^~n ~ !v-. ~ ~ ~ ~~ ~ ~ w~.+ ~ ~n ~O ~D ~D ~ wy U p d O o O O ~ ~ ~ ~ i ~ G v ~ bA ~ a~i ~ .d ~ p ~ a ~ p `" " ~, ~ ee ° a, L a~i c~ '~ ° a '~ ~ cis ~ ~ ~ ~' ~ ~ ~ ~ o N U ~ ~ y ~ ~ ~ v ~ 4p d '~ ~ ~ Y ~ ~ y, ~ ~ .0 ~ ~ v c'~13 U N t~ ~ aVA aoi any o ~ ~ u ~ .f ~ ~ ~ y' ~ a~i ~ ~ ~ ' n y ~ y o y ~~ ~ ~ y ,.a ~ .•-i U ~ V cd ~ i..~ L C ~ v, ~ ~ L ~ ~ ~ ~ ~ ~ ~ ~ Q ~ O 6, V ~ ~ v. y V V o nn '~ o °J ~ ~ ~ o o ~' on ~• ~ w ~ ' ~ ~ o W ~ ~ W ~ ~ °' ~ -o w Ts '^ a7 'G O A '~ L, P, i. ' N ~ v, ~, c~3 ~ ~, o G y V ~ •~ ~ i. N ~' G O eJ o b ~ ' F, p ~ ~ cn U ~ ~ ~ . ~ ~ • ~ ^ ~ N N rL ~ o 'o ~ N o E' u u `""' y oaA ,~ ~ ~ '~ .}? ° .~ •o b > m -a ~ `~ ~ ~ ~ :a •~ o '~ 'O O O ~ 'L7 py V ~, C a` ~ o . ~ .~ aA c~ o ~ u a ~, ~ ~ ~ ~ a ~.~ ~ ~ ~ b ~ o c + u ~ =d ° c ;~ ~ ;~ ~ ~ ~ o ~ ° y ~ r ~ w ~ on ' ~ U m a; 3 0 ~ ~ a~ ~" ~ ~ ° C s°, ~ -o °u. ~ iv awi ~ ~ ai o o L ~ . ' • o ~ b ~ ~ ~ ~ ,~ y ~" ~ ~ ~; u .~ ~ ~ y 0 ~ '~ '~ O ~ •p 7, ~ '~ avi ~ aA ~ ,C '~ bA~~ °u .~ ~ ~ spa u a °u ~ ~ o ca P4 v b ~ G° s~ y .s~ s~4 0 ~ ~ ~, ~ ~4 v ° u '~ ~ [~ oo O~ O ~ ,-w M w ~, x ° .~: U, .~-~ ,S] Cd ^a a~ ~~ z~ ~~~ ~ ~ ~ d ~~z z z z z ~~ a d' ~ o ,~ ~ z z 2 z z ~~ Q ~ ~ ~ ~ z z z z z z N U ~, _ "° ,-. ~ O v `Vi ~ ,--~ ~--, L ^ ^ M N ~ y ~ `'' p 4 N ~ O~ U G o © ~ ~ O Q\ ~ ~ ~ ~ ~ i i i i i ^' d\ ~ ~ 61 O1 i ~ o •W o ~ a~i ~ ~ :~ ~ o N ~ bn ^~t ~ ~ a is ~ -d ~ ° ° ~ .~ o .o .~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ y O O ~ ~ ~i N ,~ ~ ¢J ~ ~ bn ~ ~ cOd bA ro ~ ° a~ ~ o ec h ~a o. 3 ~ ~ ~ . ~ ai bn ,s .~ a 3 . ~ o '~' ' ~ ~ a~ cv ~, N N ~ N N U ~, v x O +~ O .~ U. a~ H ^a a m „ z~ ~~ ~ ¢ ° ~~z z z z z ~ ~ ~ ~ ~ ~ <C ' o ~L z z 'z z z b „ d~ ~ ~ ~ z z z z z z U ~ d° O [Te +~ Cn dam' M V1 ~ N N `n O' ~Ua o o ~? o, o, rn a` ~' ~ ~ ~ ~ o 3 0 ~' ° ' ° c~ "' ~ ~ ~ o ~ ~ i ~ b a ~ ~ ~ '~ , ~ ~ , o ~ °~ ~ ~ °~ ~ , o ~ ~ ~ b ~ o cn ~~ °~, o G o , ~ ~ ~' °~' ~ '~ ~ ~ ~ ~~ ~' ~ :a ~ cad °' ;~ ~ .r ~ ,o C ~ ~ ~ ~ ~ '~ ~v o E ~ U ~ ~ ~ ° G~ W ~ ~ R ~ ~ ~ ~ A ~ ~" N ~" O ~ ~ ~ G N N ~ ~ A .. ~ ~ id p G O 4-r " . ~ ~ ~ O ~'' i g , +'' O *'' a~ .C ~ ~ O ~' vi y , P. O v {n ~ v1 v} ~ O ° ' :n id a~ ~ ~ O a o ~ ~ +~ n ~ ~ '~ ~ ~ ~ ~ -d .~ ~, u. ~ ° ~ cn ~ ~ -~ ~ ~ a an ~ ca c~ 4. N ~ ~ ~ ~ ~ ~ ~ U ~ O ~ ~ ,~ ,w ~ ,~ 'd ~ sy., ~ ,~ ~ ~ ~ ~ ~ .~1 O ~ ~ ~ N ~ ~ ~ 'a ~ ~ ? 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O O O O to ,--i ti V o c? o a o ° °. ~ cr, ~n vi vi v~ `n v' ~; ~; ti o~ v, a, a. rn a, a~ ~ ~ ~ ~ ~ ~ c bA ~ ~ bA ~ '~ ai O nA s~ ~ .~ a~ ~ ~ ~ ~ .Q H ~ F cptl W O~ ~, ~ w m ~ ,~ U ~ b V a.. •~ p ~ s.. ~ ~ VJ ~ U ,7 v' C/] ~ bA L. ° ,~•• ~ ,~, ~ ~ ~ ,~ on ~ ~ ~., blr ~ U v ~ eta ~ .~ ~ ~ ~ `"~ c~v api ~ ~ ~'" ~ Jv api C U ° c~ ~ q ~ ~ '~ c~ bA ~ o .~ .b ' ~ ~ °? ,d o bA ~ ~ w ~ ~ G ~ ~ ~ o ,,, N ~ a., ~ ~ ~ ,~` ~ a~ G ^Ci ~. cpCd ~ ~ bq e~ tC ~ a~ a~ Lt. p ai y •v, ~ ~ ° .d ~ A '~ ~ V ~A'~ a-+ ~ ' n cd C C CSC td ~ ~ ~ ~ C (~ ,~' i~, ~ ° `~' ° ~ ~ ~ so-~ ~ s. p .a~ cv ~ Q 'ca U ~ s- ,~ bq •~ *, ~ icy ~ U ~ ..L' N ~ xi ~ 4d ~, ~ V p' U ~ ~ ~ S-s ~ ~ W Y cC 6s V1 ° p ~ .~ v ~ ~ W ~ w 'a' w t~ ~" ~ '~ coa o o '~ ~ ~ ~ ~ b ~ ~ ~ o ~ Q ,N ~ RR~11 +.. o ~ ~ o V ~ ~ ~ ~ 'O ~.~ ~ N ~ N O ~ N L N b y ~ ~ ~ N ~ ~ L. ~ ~ ~ ~ ~ U ti x Q] U a~ .~ F-~ b u b z ~ E~,z z z z z z 'z z ~~ ~o .~ ~ z 'z 'z 'z z z z z ~~ ~ ~ Q @ d Q d z z z z z z z z z r-, cn o0 v p U m 'C d O ~ v' 6~ ~ a'.' N ~ d '"' t+Vl l~ ~1 'c1' `-" Vl O O P '~ U o o "'~ c? 0 0 0 o a ~ o' v~ vi ~n ~n 4' ~ 'b v' '~' ~ ti ~ ti Q, ~ ~ ~ ~, rn rn rn rn vi vi ,mil i ~ ~ ° ~ ~ ~ ~ ~ ~ m ~ o ~ ~ y ~ ~ ~~ ~ ~ v ~ E c ~ ~ o ~ o ° 3 ° ° E ~ ~, m o .c ~ w ~ ~ u ~ u ~-+ ~ U ''a ~ L Gtl ~ ~ ~ ~ ~ N 4-~ ~ ply p~ G O ~ ~ '~ L o E ° ~- o :n o u ~ ~ ~ ~' w '"~ ,~ ~ E s ~° a " ~° v E ~ v E bA'~ cv ~ a" ~ ~ ~.~a ~ ~.a ~ a~ ~ M; ~ a U °w'' ~ ~ ~ r%a `~ y, ~ ~ o ° ,~.° c°n .°.~` O ~ ~ ~ ~ ~ F W U ~ "; CM o b 'v' 3 ~ ~ ^A~' obi et a u '°' ~ ~ ~ `" °' ~ ~~ a~ zy ,~ ~ ° ~ ~ ~; ~ '~ °1 ': , m o ~, rte" o Zt ~ ~ P~ ~ o E c~ ~ ~ E ~ 1!1 U U v sO. ~ O ~ ~ y ~ ~/] C' O ~ G 'in ~ O ~ '~ ~ y o ~ ~ O .U w ~ Gl ~ a~ v ~ -a •~ a~ a~ ~ m a~ 2 0 • o y ~, c~ :. ,~ ~ o ~ a y `+-~ `V O ~!1 ~ ~O+ ~ cod ~ O n . ~ ~ ~ N ,~ ~ ro ~ " RO, ~ ~ ~ 'G ~ O~., p C ,~ ~, ~ p y ~ a? s E~ ~ ~ M a• ~ o a~ ~, P" ~ .~, [i, ~ ry, •E .o ~ ~ ~ 'E •~ ~ o ~~ o a °' tti ,~ ~ ~ '.~~.~ ~ b '" W b. '_' O .~ ~ oQi -~ .~ ~ ~ ~ ~ ,~ ai cti ~: ``~'" E a~ n. ac o ~ ~ C ~o ~ ~ ~ ~ o ~ ~ o ~ ~ Q. m ~ ~. ~ obi ~ ~° ~ ° °' ~ u as 1~. ~ ~` OA 4ci ~ O ^ ~ O ~ N Oa o O ~O +„ O ~+ ~ 'O L ~' xr~C4 0o Q;~ ~~ nAaU ~~~V ~. ww a N Q~ ~-a4 ar w ~ ~ ~ .~ O a~i ,--~ N rn `~ d. ~ ~ ~ ~ ~ G7"y V'1 ~!1 ~fl 0 ~ ~ V'1 Vl V1 ~, U Q ti a, x 0 n H v z ~ ~°' z z z z z z z ~~ cm d ~o ~ ~ ¢ ¢ ~ ~ ~ z z z z z z z ~~ ~ Q d ~ ~ d d z z z z 'z 'z 'z z b C ~ U ~, ~ r, c Sd ~ M ~ v ,Nv-~ `~-' ~_ ~ ~ ~ .~. T w ~ U °o ^ o °o °o a o a a ~ ~ ~, •_ ~n v-i vi ~n , ti ~ ti ti ~ rn °~° a ~ a, a~ o, rn a\ «~ ~ ~ ~ c ~ y, p °~ ~ °~ ; o a; v, °~ ~ ~ ^ ~ o sy, ~ ~ ~„ w v ~ ~ ~ m ~..; ~ p, ~ ~ ~ ~ f~ o ~ • ~ ~ A , ~ ,o `mod, Q ~v ~' '~ .Q o ~ ,n U ~ °°. ~r m '~ c. c~ o c `~ 3 ~ ~ a'`i '~ ° °~ ~a !~_ o d c~i p ~ o ~ aci V y .d c ~' L %~ ~ td 4+ ~ ,~ '~ Gi. it "_' +~ 'C ~ ~ N U ~i E :n ~d U ° di > Gtl ~ ai ~ ~ bA vroi p., O tl ~ ,~ y ~' C7 f, G i--. ~ bA ~ c p ~ 4-' +' iU. ° ~ ~ L ~ O _ ~ ~ ,_, ~ ~ ~ cC .b ~' ~ C y 'O 'LY „O ~,,, '~ ° Y G, N C~ ~ 'CS V 'emu" '~ ~ N O a""' '~ O. FY+ ~ . V '+~ ~ Cf` •~~ y N cd r.. ~ CS 1-• C i, ~ U ~+ .C ~ *~ ~ a] > ~ y O~ ~ U N N .N '~ ~ .~ O O N 4-r ,, ~ U ~ O ~ Q. ~,,,, O b sK ill '~ 4"' L O. N q ~ n) 'Ci tl V '~+•-' ~ ,~ V y O O ~ ~'" O p cC ° p ~ +-' y ?~ t-. U O "d a1 .0 Y x. cn ~ ,~] U [n N ~ L bD a7 ~, ~ F"" ~ bA ~ ~ O 'O w ~ K' ~ ~ flr ~ O p c~tl ~ ~ ~ ~ O .Q sU.~ O GJ .~ ~ ~ ~ .c N '~ ~ ~ ~~ U ~ U .N ~ ~"' y .G2 ° ~ LO ~-. 4. ~ +~ Cs ~ ' ~ Ya V ~ ~ ,Y O, b ~ ~ a~ ~ •p N O ~ G, ~ ~ a O a o~ •a o~~~~~ '~ c U~ Q c° c ro o p ~ o~ rs Gni ~ O ~ ~ ~ ''' .,~,, ai 4-i ti ~ ~ i O U ~ ~ « 3 p s. .4; O ,~ 'p ~,,, ' ~ ~^ ~ ,~ 'sr3 cC O bA ~ ~ s, U ~ c ~ , ~ '~ U .d ~.+ N ~` O O ~ ~ O N O ''' a.. '~ Q ° „~ o a~ '~ o ° cs .~, o °` .,~ a~ -~s ~ ~ c 'n ~ 3 a -o ~ ~ ,~ ~ ~ o •n °J ~ c c .c ,~ ~ '~ ~ ~ .~ ~ °+-' '~ y ti ~ "' ~ °~' ,~ a chi ~ •~ 3 ~ ~ is ~ ~ O p ~ ~ 4: s. O ~ 'w o. ~ ~ ~ as °N' °~' ~ ~ ~ ~ ~r U ~ ~ ~ .~ ' o ~ ~ ~ C7 ~ ~ R..~ ~ ~ •~ o U ~ v '~ °' ~ 00 ~ ~` N M ~ v1 Vl ~ ~ ~ ~ 0 U ~. x 0 Y [n U v *-' zv z z z z z z z z z z z z z ~~ ~a ~~ O `~ ~ ~ ~ ~ ~ ~ d ~ Q ~ Q ~ ~ d ~~ z ~s z _ ~-. 2 z 2 z z ~-i Z z z Q Q Q ~ Q Q z z z z z z z z z z z z z z V Vj ~~ /\ ~i•+ ~~ tiVo a ~ ,r, ui v,' ti ~ F , rn rn ~ ~ ~ , O ,~ ~ -d ~ ~ G U vz ~ c O ~+ ai 'u `d cUi ~ 'b R. 0 b : ~ ~ a~', w ~ b ~ cam, ~~ ~ ~ ~ ~ 'ti Q u 1 N d ~ ai O ~ ~ ~ trA a~i O ~ ~ ~ O ~ G ~ O O .~} ~ ~ ~ ti - , W G O~ O J ~ cad ro .~ ~ U ~ +'~- O O .~ ~ Q G d„ c, L '"C1 ~ G ~ 0., ."" b A ~ ~ ~ U b N y e C ~ O C~ ti < d N L U ~ ~ ~ ,n^ ~ ~ O O •~ ~ td ~ p G O vi i id ~ ~ ~ f.. }, Cd • ~ U N U O ~ O a-+ a ~ ~ ~ ~ ,O C 4~ ~ ~ ~ O ~~ +..' y ~ ~ o ~ ~ o ? p t.1 ~ ~ ~ Gd ~ ~~ d ~ ~ ~ ~ ,~ ~ O ,~ ~ ~ G -O reS 4-~ G O ~ ~ ~ O N G trA ,'7 O ~ O ~,~o ~ +' c. O p O O ~ ~ ~ cc3 U . ~ G ~ ~ O ~ • ' ~ ~ o ~ cn N ~ ~ C 'd . ~ : ~ p ~ U U w ~ ~' td t?. S=. ~ ~. a~ a <n ~ '~ ~ . ~, :~ ~ L ~ O k~ ~ N ~ n ~ ~ in a o . ~ U O C ' a G '~ ~ ' G 3 ~ ro , ,~ , ~ ~ ~ ~ w c ~ a~ ~ o .. ~ ~ ~ O , ~ o ~ .0 a ~ ~ ' ~ ,~ d ~ ~C O Q„ O Cd ` k- O ~ ~+"' R ~ b G ~i ~ .~ Q. ( ~ ~ a~ G G v G U a~ ~ ~ vi O "-' 4 , "' ~ ~ «`~'• .°~ ~ , v cd cC N ~ cd ~ - . ,~, v N '~ w N O ~ ~ 'd • '~ ~ O O ' ~ N .9 ~ O ' ~ ~ C U ~ 3 ~ O O tt1 U Q. ~s O ~ ~ U w G ~ '~ W ~. o 4. O F, ~ vi u. O W r~. ~ 1-. U a. b ~ ~ . ~ ~ t, O w ~, U c~ ~ + G G ~ a °~ ~ ,? v ,~ a ~ ~ ¢ ~ ~ ~o ~ ~ ~ ~ ~ ~ U Q ti rn 0 GJ V "~ ~ a~ ~ ~ ~' ~ y ~ '' z v bn ~, v O Z O O O Z Z ~ O Z O Z O ~ O O Z Z O Z O Z o Z •~ ~ o ~~ . ro x ~ ~~ ~ ~~ Q ~~ v~ U ~ o u ~ `n ~ b O O ~' O o ~ U U O O O O O O O ~ ~ Z 2 z ~ Z O ~ 2 ,~ 2 Z Z Z 2 , U Q ~ 'Cy t~ ~ V< a-~ . ~ ~ ~ N ~ ~ N a~ a~ v ~ ~ ~ ro ~ ~ ~ ~ Q Q ~ ~ Q ~ ~ Z z ~p Z ~c ~a ~c 'Z Z Z ~ Z Z a ., ,, d . ~, ~ Q d ~ r-, 'd v ~ CJ ~ ``~ ~ s ~ ` ,~ ` U .. l-, v ~o N o ' o .-, u ,-, ~ , . -- ~ ~ M u M c*1 ~1 M V'y v ~1 V1 Vl t ul V V'1 V'1 Vl Vl ~O ~O v O ~ ~,,,~ V O O O O O O O 4 O O O O O O ~ O 6 O O O C] O O O O ~--~ O ~ V7 ~!] Vl V'Y Yl Vl Vl ~ ~!} i(1 iI'1 V'1 ~ ~ ~ T i i i Q1 T O1 ~ ~ i ~ i ~ 01 v ~ 6l Ol Q~ 61 6~ 7.~ U ""_' p ' p C 0 ~ ~ 'd ad' > ~ •~ ~ U a~i ~' ~ L ~ ~ ~ ~ ~ ,O U o ca ro ~ a~ ~ ~ ~ O E 'ti i , ~ ~ •~ ~° P, ccs °~-' .~ ~ c ~ ~ G v' Cd t+C '~' '~ W ,~ "~ tV, d ~ ~ O ~ Sx.' G? ~ O ~ ++ ~ fl ~ cad ~ ~ N U ~ ~ y 4-+ ~ ~' ~ ' O N ~ ~ C c ~ ~ ' O ~ O ~ ~ ~ cd ~ O 'd ~ ' ~ ~ ~ ~ O ~. ~ , . . , ya ,. ~ ~, Y . , a . ~ ,-a . U ~' C V ~ ~ id d ~ v' ,., ~ a~ C ~ a~ qb ~ C 'y i]. ~ ~ G p a~'i a i n 'v~ y ;~ G ;~ ~ W 'i;, 0 ~ ~ ~ ~ O ~ ~ O ~ ~ N ~ N ~ '~ ++ cd ~ ~ 4,.., 'CY W ~ CA 4-. 'n ~ °' ~ o o ~ ~ a~ ~ i. o d ~ ~ ~ a~ v, ~ O ~ O ~ ~ ' b ~ .sa ' ~, ~ `3 ~ ~ .~ O .., 4-. cd cd sr ~ ~ -• Q C p LA + ~ A ~ O d a.+ w ~ 'p 4J ~ V V ~ O w ~-+ ~ .O n > O ~ ~ O Cf ~ y ~ ` ~ 4w~~' d y .~ 't;. j 'y p ~ a~ Cd N ~ ~ ~ ~V ~ p ~ N ~ V ~ N ++ ~ ~ U ^ ~ O p _ bA 67 ~ +'' ~"' y ~ O _ bA `n ~ O O v U vi ~ C a3 ~ :fl ii i-+ O r bA :p +~'-~ ~ ~ ~ vi "~~ '~ G s-, ~ ~i O O ~ y V ~ ~ v ~ ~ y O ~ ~ ~ N ~ ~ . ~ ~ O vi ~ cG ~ ., ~ O ~ ~ ~ .O O ~ ~ O ~ ~ 0 ~ ~~ ~ ~ v a O CO ~ O ~ ~1n ~ ~ ~ i O ~ O ~ L" ' ' O ~ ~ ~ - St3 ~ O ~ V ~ ^'~ ~ ~ ~ G) N v 4' b ~ F-< ~" O ~ 'Cy ~+-' G 'd ~ ~ ~ R U ~ C7 ~ .G ~ i~+ d p ~ N ~ o an ' ,~ a. ~ ' ' ' .cs ~ N " .~ s°, ~ .~ C ~ .~ ~ }? U ~ U N w ~ +~ ' a~i o .~ o o ~ ~ '~ '~ ro o Cd N CS .~ ~ ~ b ~ O ~ ~ ~ •~ v, ~ ~ ~ 7. rOn U V ~ O N O R.,4-. ~ i. m cd p O ~ c'~n O ~ ~ • ~ > O y O :~y ~+ O ~ '~ rn ~"' A, bfl "' ~ rn ,~ .U ~ fl' C7"` ~, ~ '~ ~1=, ~ • V N R y ~ ~ ' ~ 7 O ~ ~ O U N Q RS i N N a OC. S~ G~ cd ~ y ~i L p N• P~ ~ V ~ v ~ ~ w y ~ 0~ 0 Q rn r-c ~ ~ U r n ~ ~ ~ ~ ~ sue.. Chi ~ ~ Imo. O Q +~ .--~ "b O N ~ G~ '~ ~ .-~ .S= ~ i . N ~ O ~ N M ~ Ul b l 00 ~ O N c~ ti x p aA ,n ~a E-< ro o ~ ~ ~ ~ a ~ ~~ ~ O U O Z Z A O~ ~ O O Z z. Z Z O N N U "' ~ ~ ~ " r" L. ~ ~ . ~ .. 'L7 '~ p V ~ ` ~ ~ G ~. . U ~ ~ ~ ~ ~ ~ ~ ~ Q i N _~ O +-' ], y p U p U G ~ O N U ~ N v O U `~ ~ OA ~ n , ~ .a '~ G' ~ O U C ~ ` O ~ O ~~ ~ o o a< ~ o 0 o Q o ~' "r] .C U W ,~ ~ f-*ti Q v 0 V] O V) y Q ~r O P -~ ~ R.R.N H U Y~ Y O ro ~ ~ a,~. w v Q U U 4i d .~ ¢3 v LC ~ ~ U ,,+ Q z i z z ., z ~ z Q ~ ~ ~ u ~ ., . ~ o r ~ r., ~ ~p ^ _ ~ ~Pl ~ v M ~ M Vl ~ i ~ V ° ° ° °' +n ~-, rn ~ rn rn ~-. rn O .ty v Q~ O O a-+ .b O C <n +-+ Y ~"" O O U ~ .~ ~ raj _ ~ ~ N ~ v ~ rOi1 ' ~ '~ ~ O b4 G .C". ~ ~ id `+'' y 4? ~ + O W C r1. ~ O" q L O "C ~ aA ~" 4r O ~' O ~ 4 O ~ Q N C O y ' '~ Cy c~ ~ Q O ' O q ' c~ ~ ' ,~ ~ ~ .+ O O -+ ~ y f~. ~ D C ~ ~ ,O <U ..~ ~ ,~ 4-,~~' C3. O •~; O 4-. .~ ~ N ~ ~ .C td ,'~.-, m ~+ 'ui ~ O N ~ y ~ .~ ~ c, a~ ~ ~ ~ R C ~p rUn ~ G G G }, ,~ '~ p 'Q ~ v s.. vV, ~ ~ a~ ~ o ~ ~ ~i. ca y~ ~ C].i O a~ o aA ~ ~ o O ~ ~ '~ b '~ •vy ~ a~ ;~ ~ W U ,u , . ,..i ~. m ,~ ~ 0 •,=, P. N ~ ~° ~ p ~ O ~ ~ w '~ w :x .°_; t° ~ cCA ~ '~ w °~' ~ ~ 0 . bA ° ~ , ~ a i , p i p Q ° d a ~ ~ ~ p G o C. ro R. ~ ~ ~ ~ ~ ~ v~~i ~ v~~r ~' R+ ~ ~ ~ d ~ R. O G w +~-~ ~ ~ ~ G N O '~ •~ ~ 4. p O ~ O~ U ~ '~ ~ v '~ '~"' " " U ,O 0 ' ~ ~ ~ ~ U > ~ ' • ~. CC ..~ Q] y N ~ O ~ s'd O a3 p w W ~ , 'd Qr.~ ~ O O U ~ . O 'U U .. w 0 ~ O 'N v U ~ 0 0 ~ p .~. ~ y 'G O +, N 'fl '~ ~ ~ ~ ~ G >,'C ~ O i~+ O F'' N C C` ~ ~ ~. N ~ ~ ~+ N .~ e~ R. O V G ^ ¢. ~ '_ 'O ~ 0 C C ~ t; ~ ~ ~ ~ O U O ~ U O N vi O. . ~ s., O ~ +~ Y Tt ~ ~ c d ~ ~ .O i ., acd-+ ~-' ~ p ~ U ~ "O ~ N O ~ ~ +-' ~ > •~ ~ O ~~ ~ {? C •-Oi ~ O C 'd cd ~ y bA CA ~ 'C3 O + , A + ~ v, *+ ~ a t f,,, ~G +~1 ~ O c> N ' N ~ N f.., U ' ,~ bA a . . .~ bA G U .~ ~ A ~ u cd ~' ~ Q •~ l tl C ~ '~ G aJ F' v' ~ ~ O d ~ ~ r y U ~ ~ '~ ~ y ' O O . ~ a> p ~ ~ O O U . ~ ~ N ~ ~ ~ N ~{ ~ =p ~ ,fl ^p • .~ ~ R. U - G C + c c`ni 'C `~ +~~ ~ '3 bA u °1 N ~' a~ t]-. ,~', W O sd ~ ~ ~ ,i'i, ~ W C3 O ~ cd ~ W u fl ~ U W w zl ~ ~ td ~ 'Tf ~ N A '.d °' b o ~ ~ ~ °~ a+ ~ ~. ~ -° ¢, . .,~ c ., . .. ~ ~ ~ ° : W ~ O >~, O ~ . V ° ' ~"` ~ 7 b ' ~ V L y~ 7 Yf ~ b N U ~ ~ ~ U . ~ OJ L"s N N C] ~ 4=. 'O ~ CC bA A . cd ~ ~ .. W e ., .. . t . (~ W Crl ~ d' ~ ~] ~ ~; ~, x 0 Y .~ U. a~ .n at H w, w z~ ~~ z° z z ~W ~ ~ v Q o ~ ~ z° z z ~; Qa z z z z CU ~, ~i p _ U u m vi ~"' rn a rn '~ U o ~ a a. ~i Sri ~i ~ ti a, ti a, ro ``" ~ O ~ .~ ~ r^ a~ o ~ ~ ~ ~ ~ o ~ o a '~ ~ ~ ~ , tV +~+ ,' "O O O ~ ~ ~ ~ .~ ~ ~ N 00 G ~ v ~ O ~ ~ w id (-" ^y cd . b ~ O . .A ~ O ~ ~ ~ V ~ ~L ~ ~ y ~CC ~ ~ •-- id ~ y ~ O O ~ Q ~ ~ ~ ,^ ,.~ N ~ ~ ~ O ~ '~ ~ k ceS ' CSa '~ ~ ~ ~ ~ ,~ }, ~ ^~ ' + O O ~ ~ cd^^ O D y WJ rrN''' p ~ a~J W o aCi ~ ~~ ~ o ~ Q ~ ~ o~ ,a? ° ..~ E ~ ~ ~ . a s ~ ~ ~' Q ~ ~~ o c, a R >, ~ O vz Y `f' ~ ~ ~ a] ~ ~ an ~ ~ . O o ~ ~ ,~ "n ^o ~ o O O ~ ¢+ ~ L y G N O ~~ .O t, 4+ K, , O p n ~ G ~ ~ '~ C G ~ ~ ~' ~ ~ ~ ~ ' O , N ~ 4J ~ U p i~ ~ ~ ~ c~ O ~~. ~ ' ~ 00 O ~ p ~ y O ~ ° ~ ~ ~ ~ ~ ~ ~ o ~ ~ ~ ~ ~ ~ aUi a i ~ ~ ~ ~ ~ ~ b 0 0 rn .~ a~