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2009-1216-Ordinance No. 2009-006 Recorded 5/15/2009REVIEWED LEGAL COUNSEL DESCHUTES NANCY COUNTY CLERKDS CJ 7009-l2~6 COMMISSIONERS' JOURNAL 11111111111111111111111111111111 2009-1216 0511512009 08 M AI AM BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON An Ordinance Amending Deschutes County Code Title 23, the Deschutes County Comprehensive Plan, * ORDINANCE NO. 2009-006 Adopting a Coordinated Population Forecast for the City of La Pine. WHEREAS, pursuant to ORS 195.036, Deschutes County, acting as the coordinating body under ORS 195.025, is required to establish and to maintain a population forecast for the County, including the cities of Bend, La Pine, Redmond, and Sisters; and WHEREAS, the City of La Pine incorporated on November 7, 2006, after the County adoption of the last coordinated population forecast; and WHEREAS, the County coordinated with the City of La Pine and the Oregon Department of Land Conservation and Development, to develop a new population forecast for the City for the years 2009 to 2029; and WHEREAS, the Deschutes County Planning Commission held a public hearing on March 12, 2009 on the proposed City of La Pine population forecast and forwarded a recommendation to the Board of County Commissioners ("Board") to adopt the proposed population forecast; and WHEREAS, the Board held a public hearing on April 22, 2009 on the proposed City of La Pine population forecast; and WHEREAS, the Board finds it in the public interest to adopt the coordinated City of La Pine 2009 to 2029 population forecast ; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS as follows: Section 1. AMENDMENT. DCC 23.16.020, Population, is amended to read as described in Exhibit "A," attached hereto and by this reference incorporated herein, with new language underlined and language to be deleted in str-ikethfou . Section 2. AMENDMENT. DCC 23.24.010, Rural Development, is amended to read as described in Exhibit "B," attached hereto and by this reference incorporated herein, with new language underlined and language to be deleted in str-iket4ett . Section 3. AMENDMENT. DCC 23.48.010, Urbanization, is amended to read as described in Exhibit "C," attached hereto and by this reference incorporated herein, with new language underlined and language to be deleted in stfikethfettg . PAGE 1 OF 2 - ORDINANCE NO. 2009-006 (04/13/09) Section 4. FINDINGS. The Board adopts as its findings Exhibit "D," attached and incorporated by reference herein. Dated this 1 of , 2009 ATTEST: / ( G Recording Secretary BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON 6wD TAMMY BANEY, Chair DENNIS R. LUKE, Vice Chair W-d~ 6&el- ALAN UNGER, Commissioner Date of 1St Reading: ';Q day of 4r , 2009. Date of 2nd Reading: l ~ day of '2009. Record of Adoption Vote Commissioner Yes No Abstained Excused Tammy Baney t/ Dennis R. Luke ci Alan Unger ] f~ Effective date: I eday of LCD I, 2009. ATTEST: ~n Recording Secretary PAGE 2 OF 2 - ORDINANCE NO. 2009-006 (05/13/09) EXHIBIT "A" 23.16.020. Population. The population of the County has increased significantly since the adoption of the comprehensive plan in 1979. Population Growth in Deschutes County: 1980. to 2000 Sources 1980 1990 2000 Population Research Center - July 1 estimates 62,500 75,600 116,600 Census Bureau - April 1 census counts 62,142 74,958 115,367 ORS 195.025(1) requires the counties to coordinate local plans and population forecasts. In 1996, Bend, Redmond, Sisters and the County reviewed the most recent population forecasts from the Portland State University Center for Population Research and Census, the Department of Transportation, Woods and Poole, the Bonneville Power Administration and the State Department of Administrative Services Office of Economic Analysis. After review of these projections, the cities and Deschutes County agreed on the coordinated population forecast adopted by the County in 1998 by Ordinance 98-084 The results of the 2000 decennial census and subsequent population estimates prepared by the Population Research Center (PRC) at Portland State University revealed the respective populations of the County and the incorporated cities were growing faster that contemplated under the 1998 coordinated forecast. The cites and the County engaged in a coordination process between 2002 and 2004 that culminated with the County adopting a revised population forecast that projected population for the cities and the County to the year 2025. The following table displays the 2004 coordinated population forecast for Deschutes County and the urban growth boundaries of the cities of Bend, Redmond, and Sisters from 2000 to 2025: 2000-2025 Coordinated Population Forecast a. m Year Bend UGB Redmond UGB Sisters UGB Unincorporated County Total Count 2000 52,800 15,505 975 47,320 116,600 2005 69,004 19,249 1,768 53,032 143,053 2010 81,242-5-5 23,897 2,306 59,127 166,572 2015 91,158 29,667 2,694 65,924 189,443 2020 100,646 36,831 3,166 73,502 214,145 2025 109,389 45,724 3,747 81,951 240,811 The process through which the County and the cities coordinated to develop the 2000-2025 coordinated forecast is outlined in the report titled "Deschutes County Coordinated Population Forecast 2000-2025.- Findings in Support of Forecast" dated July 2004. This report provides the findings in support of the adopted forecast. The Deschutes County Year 2000 Comprehensive Plan (1979) included a population forecast from 1980 to 2000 that was incorporated in several chapters. In 1998, the County adopted a coordinated population forecast under ORS 195.036. The following table displays all three forecasts for comparison: PAGE 1 OF 3 - EXHIBIT "A" TO ORDINANCE 2009-006 (05/13/09) EXHIBIT "A" Deschutes Count yPopulation Forecasts from 1979, 1998, and 2004 Year 1979 forecast 1998 forecast 2004 forecast 1980 53,400 - - 1985 66,600 - - 1990 82,900 74,958 - 1995 103,400 94,100 - 2000 128,200 113,231 116,600 2005 - 132,239 143,053 2010 - 151,431 166,572 2015 - 167,911 189,443 2020 - 182,353 214,145 2025 - - 240,811 The fourth city in Deschutes County is the City of La Pine Incorporated on November 7 2006, the City of La Pine's 2006 population estimate of 1,590 was certified by Portland State University Population and Research Center on December 15, 2007 As of January 1 2009, La Pine is coordinating with the Oregon Department of Land Conservation and Development to develop its first comprehensive plan As a result of La Pine incorporation, Deschutes County updated its Coordinated Population Forecast with Ordinance 2009-006. The purpose of this modification was to adopt a conservative twenty-year population forecast for the City of La Pine that can be used by city officials and the Oregon Department of Land Conservation and Development to estimate future land need and an urban growth boundary. The following table displays the coordinated population forecast for Deschutes County, the urban growth boundaries of the cities of Bend Redmond, and Sisters, and the city of La Pine from 2000 to 2025 2000-2025 Coordinated Population Forecast Y B d UGB Redmond Sisters La Pine Unincorporated Total ear en UGB UGB UGB County County 2000 52,800 15,505 975 - 47,320 116,600 2005 69,004 19,249 1,768 ] 53,032 143,053 2010 81,242 23,897 2,306 E-IE697 57,430 166,572 2015 91,158 29,667 2,694 1,892 64,032 189,443 2020 100,646 36,831 3,166 2,110 71,392 214,145 2025 109,389 45,724 3,747 2,352 79,599 240,811 In the fall of 1998, the Oregon Water Resources Department acknowledged that virtually all groundwater in the Deschutes River basin discharges to the rivers of the basin. The Water Resources Department may place restrictions on the consumptive use of groundwater to protect the free flowing nature of the Deschutes River, instream water rights and existing water rights. These restrictions may affect the use of groundwater resources for future development and consequently affect the future growth and allocation of population in the County and the four urban jurisdictions. PAGE 2 OF 3 - EXHIBIT "A" TO ORDINANCE 2009-006 (05/13/09) (Ord. 2009-006 §1 2009, Ord. 2003-078 §1, 2003; Ord. 2003-001 §1, 2003; Ord. 2000-017 §1, 2000; Ord. 98-084 §1, 1998; PL-20, 1979) Chapter 23.16 3 (09/2004) EXHIBIT "B" 23.24.010. Rural development. The primary duty of this comprehensive plan is to guide growth and development in the rural areas of Deschutes County. The Urbanization chapter discusses urban area growth, but the primary plans for the County's major communities are the three urban area plans. The Deschutes County Comprehensive Plan is focused upon the changes that will be taking place outside the urban growth boundaries. This chapter is meant to tie together the various more specific chapters that deal with resource and growth management so that an integrated plan for the development of the County may be obtained. Being the fastest growing County in Oregon has meant many changes for Deschutes County. Some of the changes, such as improved social, cultural and economic opportunities, are seen as beneficial. Others, such as traffic congestion, loss of scenic views, and rising taxes to pay for public services, are changes most people would like to do without. The public process for developing the Deschutes County Year 2000 Comprehensive Plan (1979) occurred during a time of rapid population growth in the County. The County's population was growing at around 6.3 percent a year. The population of unincorporated Deschutes County was estimated at 49,700. Population growth was expected to occur at a rate of 4.5 percent per year through the year 2000. In 1979, the County population forecast for the year 2000 was 128,200. The 2000 Census count for the County's population was 115,367, with 48,898 people residing in unincorporated areas of the County. By 2003, the County's estimated population was 130,500. If population growth occurs as forecasted, 32,279 34,6-new residents will reside in rural areas by 2025. Much of the development that has occurred locally has been the standard parcelization of land into small (less than 10 acres) lots. This dispersed pattern is often the most costly to serve; the most wasteful of energy, land and resources; the least esthetic; and the most destructive to rural character. Planned Developments, such as Indian Ford Planned Development, often provide a more efficient and beneficial manner in which to serve the public demand for rural recreational or residential experience. Destination resorts, such as Black Butte Ranch and dude ranches, have been found locally to be economically and socially desirable land uses, when located and developed consistent with the capabilities of the land and the abilities of various public and private agencies to serve that area. Recreational subdivision was originally seen as a benefit to the County as the non-resident landowners would be contributing to the County tax base. This probably resulted in areas like La Pine subsidizing other portions of the County. Now the recreation subdivisions are filling up with retirees and younger people seeking less expensive building lots. The result is a call for more services in areas far from existing service facilities and in subdivisions where roads and other improvements were meant only for seasonal and limited use. As demand continues to grow, to provide adequate service levels it will be necessary for other areas to subsidize the recreational areas for many years. Studies by Oregon State University indicate that Deschutes County is likely faced with such a situation presently. The County has witnessed losses of agricultural, forest and other resource lands, as well as seen the expense and esthetic losses created by urban sprawl. Studies such as "The Costs of Sprawl" have emphasized the greater efficiencies that can be obtained by a more condensed and planned development pattern. When these factors were combined with State requirements to contain development in urban areas, there was no question to the Overall CAC that the updated comprehensive plan would have to address the issue of containing urban sprawl and protecting the rural character of the County. The predominant rural land uses in the County are open spaces, pasture and limited crop production, livestock production, natural resource utilization and wildlife cover. There is also residential use and some commercial and industrial activity in the rural service centers. Unfortunately, the unrestrictive zoning permitted in the rural service centers has allowed incompatible adjacent land uses and not resulted in PAGE 1 OF 2 - EXHIBIT "B" TO ORDINANCE 2009-006 (05/13/09) EXHIBIT "B" providing the needed services for the surrounding rural areas. In the case of Deschutes Junction this result is combined with another factor in that Bend's urban sprawl is augmented by development at the junction. Interestingly, the residents of the rural service centers, except for La Pine, have expressed concern that higher levels of development in their locales would be incompatible with the existing rural nature of the area. They agree that there is a need for limited and controlled growth, but that the rural character of the community must be maintained. To guide development into appropriate patterns the following goals have been prepared. (Ord. 2009-006 §2 2009; Ord. 2004-012 § 3, 2004; Ord. 2002-005 § 1, 2002; Ord. 2000-017 § 1, 2000; Ord. 92-051, 1992; PL-20, 1979) PAGE 2 OF 2 - EXHIBIT "B" TO ORDINANCE 2009-006 (05/13/09) EXHIBIT "C" 23.48.010. Urbanization. A major emphasis in Oregon's land use planning is locating the majority of new development in urban areas. The rural areas are primarily to be protected for natural resource utilization. Between the urban areas (incorporated cities) and the rural areas lies what is referred to as the urbanizing area. Usually under the jurisdiction of the County, this is the area where the future population will be located and where the city's services must be extended. In Deschutes County the twee incorporated cities of Bend, Redmond and Sisters have been given the authority, by the County, to prepare plans for their respective urban areas. These plans are coordinated with the County's planning effort and will eventually be adopted as part of the County's comprehensive plan. In addition to a plan each city also prepares an urban area zoning ordinance and a cooperative agreement for mutually administering the urbanizing area. All three incorporated cities were growing at rapid rates by the time the Deschutes County Year 2000 Comprehensive Plan was adopted in 1979. At that time, the County estimated Bend's urban area contained a population of 33,000 people, Redmond's was approximately 7,500, and Sisters' approximately 900. All of the cities were expected to continue their growth to the year 2000. The 2000 Census results for Bend, Redmond, and Sisters were 52,029, 13,481, and 959, respectively. In 2000, 58 percent of the County's population lived in urban areas. The fourth city in Deschutes County is the City of La Pine. Incorporated on November 7, 2006, the City of La Pine's 2006 population estimate of 1,590 was certified by Portland State University, Population and Research Center on December 15, 2007. As of January 1, 2009, La Pine is coordinating with the Oregon Department of Land Conservation and Development to develop its first comprehensive plan, which when acknowledged, will officially recognize an urban growth boundary. The Deschutes County Coordinated Population Forecast, adopted in August 2004 estimated thatBby the year 2025, the County's population f r eastea towill reach 240,811 people. Theis 2004 forecast includes estimated 109,389 people in Bend, 45,724 people in Redmond, and 3,747 people in Sisters, and 81,951 in non-urban, unincorporated areas. If population growth occurs as forecasted in 2004, 66 percent of the County's population will reside in urban areas by 2025. As a result of the La Pine incorporation, Deschutes County updated its Coordinated Population Forecast with Ordinance 2009-006. The purpose of this modification was to adopt a conservative twenty-year population forecast for the City of La Pine that can be used by city officials and the Oregon Department of PAGE 1 OF 2 - EXHIBIT "C" TO ORDINANCE 2009-006 (05/13/09) EXHIBIT "C" Land Conservation and Development to estimate future land need and an urban growth boundary. Deschutes County's 2004 Coordinated Population Forecast applied a conservative 2.2% annual average growth rate to estimate the county's unincorporated population from 2000 to 2025. This method applied the growth rate as a compounding rate throughout the entire forecast. Recognizing that incorporation occurred on November 7, 2006, it is reasonable to apply a 2.2% annual average growth rate to La Pine's estimated population, starting in July 1, 2007, the first time Portland State University's Population Research Center officially certified the City of La Pine in an Annual Population Report. By extending the growth rate to the Year 2025, La Pine's population will be 2,352. The non-urban unincorporated population decreases by 2,352 from its original projection of 81,951 to 79,599. Extending the growth rate to the Year 2029 results in a twenty year population estimate of 2,566 for La Pine. Such growth will undoubtedly create severe problems for the provision of public services and adequate amounts of residential, commercial and industrial lands. Other problems are the protection of important aesthetic values, needed improvements in appearance and function of existing developments, safety and aesthetic problems, as well as energy and service costs, created by strip development; and problems with coordination and cooperation between the various agencies serving the public in urban areas, a problem which already exists. Some opportunities also exist. Cities in Deschutes County are located in one of the most beautiful and livable environments in the State. All of the communities have within their authority the power to guide their community's growth for the public's benefit. Cooperation and mutual effort between the cities, special districts and the County could mean urban environments that not only function efficiently but are attractive and desirable places to live. The purposes of DCC 23.48 are to provide the link between the urban and rural areas, and to provide some basic parameters within which the urban areas of Deschutes County shall develop, although the specific urban area plan for each community shall be the prevailing document for guiding growth in its respective area. These policies will permit the County to review each urban area plan against common criteria and assure consistency County-wide. (Ord. 2009-006 §3, 2009; Ord. 2004-012 §4, 2004; Ord. 2002-005 § 1, 2002; Ord. 2000-017 § 1, 2000; Ord. 92-051, 1992; PL-20, 1979) PAGE 2 OF 2 - EXHIBIT "C" TO ORDINANCE 2009-006 (05/13/09) Z /V~ r I EXHIBIT "D" Community Development Department Planning Division Building Safety Division Environmental Health Division 117 NW Lafayette Avenue Bend Oregon 97701-1925 (541)388-6575 FAX(541)385-1764 http://www.co.deschutes.or.us/cdd/ STAFF REPORT TO: Deschutes County Board of Commissioners FROM: Peter Gutowsky, Principal Planner CC: Nick Lelack, Planning Director DATE: April 15, 2009 SUBJECT: Comprehensive Plan Amendment / La Pine Population Forecast / Public Hearing MEETING: April 22, 2009 The Deschutes County Board of Commissioners held a public hearing on April 22, 2009 starting at 10:00 a.m. at the Deschutes Service Center to consider legislative plan amendments to Deschutes County Code (DCC) Chapters 23.16.020, 23.24.010, and 23.48.010.' ISSUE: Initiated by County staff, Plan Amendment 09-1 (PA 09-1) encompassed in Ordinance 2009-006 amends urbanization related chapters of the Deschutes County Comprehensive Plan. It recognizes a twenty-year population forecast for the City of La Pine (2009-2029) and adjusts Deschutes County's rural population forecast. RECOMMENDATION: Adopt Ordinance No. 2009-006, Exhibits A, B, C, and D. BACKGROUND: The City of La Pine, which incorporated in 2006 continues to use the Deschutes County Comprehensive Plan and implementing zoning ordinances. City leaders are currently administering an Oregon Department of Land Conservation and Development (DLCD) grant to establish their first comprehensive plan. When it is finally adopted, La Pine's Comprehensive Plan will establish an Urban Growth Boundary (UGB) and designate land within it for urbanized uses. The plan will also provide policy language to guide urban development of those lands, including at a later date, subsequent zoning maps and development codes consistent its policy directives. Beyond land use, La Pine's Comprehensive Plan will attempt to determine the City's future needs for roads, parks, water, sewer services, and other critical public facilities. ' A public notice, announcing the April 22, 2009 Planning Commission hearing was published in the Bulletin on Sunday, April 5. PAGE 1 OF 4 - EXHIBIT "D" TO ORDINANCE 2009-006 (05/13/09) Quality Services Performed zuith Pride Estimating population growth is one of the lynchpins of Statewide Planning Goal 14, Urbanization. It is a tool that city planners use to determine buildable lands inventories, housing and employment opportunities, future land need, and ultimately a UGB.2 Oregon counties are required to adopt coordinated population projections for each city within their jurisdiction.3 Deschutes County's Coordinated Population Forecast was adopted into its comprehensive plan in Fall 2004. FINDINGS: 1. Deschutes County Coordinated Population Forecast - Deschutes County adopted its Coordinated Population Forecast (Forecast) in August.2004.4 As documented in the Forecast, Tables 12, 13, and 14, it forecasted 81,951 residents in 2025 within the unincorporated area of Deschutes County.5 The average annual growth rates for the unincorporated county were calculated for the periods of 1980 to 1998 and 2000 to 2002. From 1980 to 1998, the population of the unincorporated county grew at an average annual rate of 2.5%. From 2000 to 2002, the population of the unincorporated county grew at an average annual rate of 2.2%. Deschutes County found using a 2.2% average annual growth rate forecast was more conservative than other forecasts, like those produced by Oregon Economic Analysis (OEA). The OEA's average annual growth rate for the entire county from 2000 (116,600) to 2025 (209,919) was 2.4%. The reason why it is slightly higher than the County's 2.2% average annual growth rate is because it took into account projected growth rates of Bend, Redmond, and Sisters, as well as the unincorporated area of Deschutes County. 2. La Pine Incorporation - Incorporated on November 7, 2006, the City of La Pine's 2006 population estimate of 1,590 was certified by Portland State University, Population and Research Centers 3. Interagency Coordination - The City of La Pine is coordinating with the DLCD to develop its first comprehensive plan, which when acknowledged, will officially recognize a UGB. As a result of La Pine's comprehensive planning process, Deschutes County is updating its Coordinated Population Forecast. The purpose of this modification is to adopt a conservative twenty-year population forecast for the City of La Pine that can be used by local officials and the DLCD to estimate future land need and a UGB. 4. Rural Population Forecast - Deschutes County's 2004 Coordinated Population Forecast applied a conservative 2.2% annual average growth rate to estimate the county's unincorporated population from 2000 to 2025. This method applied the growth rate as a compounding rate throughout the entire forecast. 5. Applicability to City of La Pine - Deschutes County finds using a 2.2% average annual growth rate forecast for La Pine, similar to its unincorporated area is the most z http'//egov Oregon gov/LCD/docs/goals/goal14 pdf 3 http://arcweb.sos.state.or.us/rules/OARS 600/OAR 660/660 024 html See OAR 660-024-0030. 4 Ordinance No. 2004-012. http://www.deschutes.org/index.cfm?ob4ectld=516E27CD-15C5-B8F6- 0843E318D5104FAF 5 Ibid. Page 14. 6 htti)://www.pdx.edu/prc/ PAGE 2 OF 4 - EXHIBIT "D" TO ORDINANCE 2009-006 (04/22/09) conservative methodology to use for the City's twenty year population projection. It is reasonable to assume that the City of La Pine, as a relatively young municipality, will grow at rates below those of the established cities of Bend, Redmond, and Sisters. 6. La Pine 2009-2029 Methodology - The following table documents a 2.2% average annual growth rate for the City of La Pine. YEAR POPULATION AVG. ANNUAL GROWTF1 RATE Incorporation Nov. 7, 2006 7 1,585 2007 1,590 2008 1,625 2009 1,661 2010 1,697 2011 1,735 2012 1,773 2.20 2013 1,812 2014 1,852 2015 1,892 2016 1,934 2017 1,977 2.20 2018 2,020 2019 2,064 2020 2,110 2021 2,156 2022 2,204 2.20 2023 2,252 2024 2,302 2025 2,352 2026 2,404 2027 2,457 2.20 2028 2,511 2029 2;566 7. City of La Pine 2025 Population Forecast - By extending the 2.2% growth rate to Year 2025, La Pine's population will be 2,352. 8. City of La Pine 2029 Population Forecast - Extending the 2.2% growth rate to Year 2029 results in a twenty year population estimate of 2,566 for the City of La Pine. 9. Deschutes County 2025 Population Forecast Adjustment - Deschutes County's 2025 unincorporated population forecast decreases by 2,352 from its original projection of 81,951 to 79,598. 10. County Planning Commission Recommendation - The County Planning Commission held a public hearing on March 12, deliberated, and unanimously recommended that the Board adopt PA 09-1. See note 6 above. Table 4 PAGE 3 OF 4 - EXHIBIT "D" TO ORDINANCE 2009-006 (04/22/09) 11. DLCD Coordination - Mark Radabaugh, DLCD Central Oregon Regional Representative supports Deschutes County findings. He submitted an email on March 2, 2009, stating the following: Thanks for the opportunity to review the County's supplemental findings for its new La Pine population forecast. The added language provides an explanation of the County's reasoning and fact-finding which produced the new city forecast, and this would appear to meet the intent of the regulatory requirements under OAR 660-024-0030(2) which we cited in our February 25, 2009 comment letter. 11. Plan amendment summary - The following table summarizes Ordinance 2009- 006, Exhibits A, B, and C. EXHIBIT DESCHUTES COUNTY CODE SUMMARY Amends DCC 23.16.020 by correcting a typo, A DCC 23.16.020 describing La Pine incorporation and updating the Coordinated Population Forecast to include La Pine's 2025 population estimate. B DCC 23.24.010 Amends DCC 23.24.010 by updating a 2025 rural population statistic. Amends DCC 23.48.010 by describing La Pine C DCC 23.48.010 incorporation and updating the Coordinated Population Forecast to include La Pine's 2029 population estimate. PAGE 4 OF 4 - EXHIBIT "D" TO ORDINANCE 2009-006 (04/22/09) +n ft3Lk - _ - Y 3 ~y k ) . L L rW s}4~ y 5: F 3 r t ~v X 4 _ a yr x I AT a Y+. B Tilt ~ ~ 4 t r 55 ' ot~ f { ON- :fy 1~3 `fir j ONE KA, M SfY] ~ t}.. ~ + t p= L ' 9~ nay F +Lp ~ . ti j, 07V Mj ""s MAY 4 Sons:~ z ~ - ~ c <x ~'Y+'F6• Alf to { A, 1 y ~ t iSh r 1 CO ry i`•) M to c~~ O~ O\ C*1 Co c> cry to G7 b7 f`: V1 All ~o r- f-- ~ c 00 t- o p o m N ~a 0 ~o Ob t- - -4 as ' 0 0 ~ 00 . X 00 as Rn El n co LLJ 7-n s I ° l~ 0