08-27-84 PC Agenda GOLDEN VALLEY PLANNING COMMISSION
� (Civic Center, 7800 Golden Va11ey Road)
August 27, 1984
7:00 P.M.
AGENDA
I. APPROVAL OF MINUTES - AUGUST 13, 1984
II. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT �MENDMENT
APPLICANT: Tires Plus, Ltd.
LOCATiON: 5760 Wayzata Boulevard
REQUEST: Amendment of Conditional Use Permit N� 84-15 for a
Tire Store in a Commercial Zoning District to
allow addition of a Van Conversion Operation in
the same building
III. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
APPLICANT: Tactronics, Inc.
� � LOCATION: 2525 Nevada Avenue North
REQUEST: Approval of an Automotive Electronics Sales,
Installation and Service Operation in an
Industrial Zoning District
IV. REPORT ON HRA MEETING - AUGUST 14, 1984
Y. REPORT ON BZA MEETING - AUGUST 14, 1984
VI. REPORT ON CITY COUNCIL MEETING - AUGUST 21 , 1984
.
MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
AUGUST 13, 1984
� A regular meeting of t�e Planning Conmission was held in the Yalle Room of the
Y
Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota. Ehairman
Forster called the meeting to order at 7:00 P.M.
Those present were Co►�nissioners Forster, McAleese, McCracken-Hunt, Prazak and
Singer. Cononissioners Leppik and Russell were absent.
Also present were Alda Peikert, Planner, and Towhid Kazi, Planning Intern.
I. APPROYAL OF MINUTES _ JULY 23, 1984
It was moved by Conenissioner Singer, seconded by Commissioner Pratak and carried
unanimously to approve the minutes of the July 23, 1984 Planning Commission
Meeting as recorded.
II. INTRODUCTION OF PLANNING INTERN
At the request of Chairman Forster, Alda Peikert introduced Towhid Kazi, the new
Planning Intern.
III. SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT AMENDMENT
� APPLICANT: Tires Plus, Ltd.
LOCATION: 5760 Wayzata Boulevard
REQUEST: Amendment of Conditional Use Permit No. 84-15 for a
Tire Store in a Commercial Zoning District to allow
addition of a Van Conversion Operation in the same
building
Chairman Forster introduced this agenda item and informed the Planning
Commission that this Conditional Use Permit for the tire store operation was
originally issued on March 8, 1984.
It was moved by Commissioner Prazak, seconded by Cor�nissioner McAleese and
carried unanimously to set an informal public hearing date of August 27, 1984
for consideration of the proposed amendment to Conditional Use Permit
No. 84-15 for a tire store in a Comnercial Zoning District to allow addition of
a van conversion operation.
�
Planning Conmission Minutes - August 13� 1984 -2-
IV. SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT
� —
APPLICANT: Tactronics, Inc.
LOCATION: 2525 Nevada Avenue North
" REQUEST: Approval of an Automotive Electronics Sales,
: Installation and Service Operation in an Industrial
� Zoni ng Di stri ct
Chairman Forster introduced this agenda item.
It was moved by Cort�nissioner Prazak, seconded by Conanissioner Singer and carried
unanimously to set an informal public hearing date of August 27, 1984 for con-
sideration of the Conditional Use Permit requested by Tactronics Inc. for an
automotive electronics sales, installation and service operation at 2525 Nevada
Avenue North in an Industrial Zoning District.
V. INFORMAL PUBLIC HEARING - PUD PRELIMINARY DESIGN PLAN
APPLICANT: Calvary Lutheran Church of Golden Yalley
LOCATION: 7520 Golden Yalley Road and 831 and 855
Pennsylvania Avenue North
� REQUEST: Approval of Preliminary Design Plan for PUD #46, �
Calvary Lutheran Church
Chairman Forster introduced this agenda item and asked Planner Alda Peikert to
add any further comments. Ms. Peikert reviewed the staff report.
Chairman Forster asked the proponent, Calvary Lutheran Church, to explain the
proposed plan.
Mr. Bob Thompson, President, Mr. Maynard Nelson, Senior Pastor, and Mr. A1
Mjorud, Architect, all representatives of Calvary Lutheran Church, explained the
different aspects of the proposed plans (i.e. landscaping, parking, signage,
lighting and the programs of the Church).
Commissioner Prazak asked about grading of the proposed new northwest parking
lot. Mr. Mjorud stated that the northwest parking lot would be graded to match
the slope of the existing drive on the northerly portion of the senior citizen
apartment property.
�
Pl anni ng Canani ssi on Mi nutes - Augu st 13, 1984 -3-
� Chairman Forster asked about landscaping plans. Mr. M3orud stated that a
landscaping plan was submitted to the City on August 13, 1984 for r�view by the
Building Board of Review. Mr. M�orud added that an attempt was made to preserve
as many trees as possible and confirmed that trees forming a scree� along the
railroad wauld be maintained.
Commissioner Prazak asked whether a ramp could be added to the stairway con-
necting the northwest parking 1ot to the senior citizen residential complex.
Mr.: Mjorud explained that adequate handicapped parking is provided ad�acent to
the senior citizen buildings.
Conmissioner Prazak asked about a timetable for reconenended addition of
landscaped setback to parking along Golden Ya11ey Road. Mr. M3orud replied that
the Church has not funded modification of the front parking lot at this time and
requests that it not be included in the current PUD. Mr. Mjorud stated that
four alternative preliminary plans for improvement of the front parking lot have
been prepared and that the Church anticipates making the �mprovement in 1984 to
1986.
Chairman Forster asked about preparation of a plan for handling of Sunday
morning traffic congestion as suggested by staff. Mr. A1 Anderson introduced
himself as the congregation member in charge of Sunday parking and described the
current program for handling of traffic and parking. Mr. Anderson stated that a
City of Golden Valley police officer is present at the site on Sunday mornings.
Mr. Mjorud stated that the proponent is in the process of developing a written
plan which should be ready in one week.
� Chairman Forster then opened the informal public hearing for public input.
There was no one present who wished to speak on this item, and Chairman Forster
closed the informal public hearing.
Commissioner Prazak asked what would be a reasonable deadline for completion of
improvements to the parking lot fronting on Golden Valley Road. Ms. Peikert
reconanended inclusion of the parking lot modification in the PUD with a comple- '
tion deadline of the 1985 construction season and inclusion of the work in the
landscaping and bituminous surfacing bonds routinely required prior to ini-
tiation of PUD construction. Mr. Thompson, President of the Church congrega-
tion, explained current Church budget constraints and stated that a 1986
completion date would be more reasonable.
Chairman Forster reviewed the approval conditions suggested by staff with addi-
tion of a 1986 completion date, and bonding requirement in Condition #1 and
asked the proponents if they had questions regarding any one of these twelve
conditions.
Conmissioner Prazak inquired if there are any plans fow modification to the
ex�erior of the two buildings on Lot 3 and Lot 4. Mr. Mjorud stated that there
are no plans for exterior modification other than building a play yard in the
back yard of one of the newly acquired buildings. �
Chairman Forster asked if there were any evening traffic problems especially due
� to the counseling center. Pastor Nelson stated that the counseling center will
be opened mostly during the day except that some larger group meetings will be
held in the evening at the main building of the Church.
Planning Canmission Minutes - August 13, 1984 -4-
� With no further discussion, it was moved by Comnissioner Prazak, and seconded by
Con�nissioner McAleese to recommend City Council approval of the Preliminary
Design Plan for PUD �46, Galvary Lutheran Church sub3ect to the follow�ng
conditions: -
1. : A revised main parking lot design providing for 20 feet setback, landscaped
- yard separation of parking fram Golden Valley Road and minimizing curb cuts
: on Golden Road shall be submitted with the PUD General Plan of Development.
` Construction of the revised main parking lot shall be completed by the end
of the 1986 construction season and shall be covered by a bond.
2. The existing sanitary sewer main on vacated Rhode Island Avenue North sha11
be properly abandoned, and the manhole on the south side of the railroad
line shall be properly sealed.
3. The existing watermain on vacated Rhode Island Avenue North shall be pro-
perly disconnected and sealed.
4. The sanitary sewer main on Pennsylvania Avenue North sha11 be extended, a
new manhole installed and sanitary sewer service cannection completed to the
residence located at 831 Pennsylvania Avenue North as shown on the Utilities
and Grading Plan, Sheet No. 4 of the PUD Preliminary Design Plan.
5. The existing sanitary sewer drainfield on the property located at 831
Pennsylvania Avenue North shall be properly abandoned.
. 6. Water service connection shall be completed to the residence located at 855
Pennsylvania Avenue North as shown on the Utilities and Grading Plan, Sheet
No. 4 of the PUD Preliminary Design Plan.
7. Calculation of storm water runoff in support of proper sizing of the storm
sewer line shall be submitted with the PUD General Plan of Development.
8. The storm sewer shall be connected with the existing City storm sewer line
located on City property across Rhode Island Avenue from the PUD site. The
storm sewer connection sha11 be constructed at the expense of the PUD owner
or owners, and provisions for crossing Rhode Island Avenue North shall be
approved by the City Engineering Department. The storm sewer on the PUD
site sha11 be awned and �intained by the PUD owner or owners, but the storm
sewer in Rhode Island Avenue North right-of-way and on City property shall
be owned and maintained by the City.
9. The existing well on Lot 2 shall be properly capped in accordance with
requirements of the State Board of Health.
�
Planning Commission Minutes - August 13, 1984 -5-
� 10. A stop sign shall be installed at the parking lot exit onto Rhode Island
Avenue North.
11. P1ans for direction of Sunday morning service traffic and parktng shall be
submitted with the PUD General Plan of Development.
12.' The PUD shall meet all requirements and recommendations of the City Building
: I nspector, Ci ty Fi re Marshal and Ci ty Sani tari an.
Conmissioners Forster, McAleese, Prazak, and Singer voted in favor of the
motion, none voted against, and Commissioner McCracken-Hunt abstained due to
potential conflict of interest.
YI. REPORT ON CITY COUNCIL MEETING _ AUGUST 7, 1984
Chairman Forster reported that he did not attend the City Council meeting on
August 7, 1984 since there were no Planning Cort�nission item on the agenda.
The meeting was adjourned at 8:00 P.M.
Respectfully submitted,
• . am orster, a rman argaret epp , ecretary
l
�
�
T0: GOLDEN VALLEY PLANNING COMMISSION DATE: AUGUST 22, 1984
� FROM: ALDA PEIKERT, PLANNER
SUBJECT: INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT AMENDMENT FOR
ADDITION OF VAN CONVERSION OPERATION TO TIRE STORE AT 5760 WAYZATA
BOULEVARD
The Golden Valley City Council in March 1984 approved Conditional Use Permit No.
84-15 for a tire service store located at 5760 Wayzata Boulevard in a Comm�r cial
Zoning District. The Golden Valley Planning Commission recor�ended City Cd�ncil
approval of the Conditional Use Permit for Tires Plus, Ltd. , following an infor-
mal public hearing held on January 23, 1984. Tires Plus, Ltd., completed all
building, parking area and landscaping improvements required in conjunction with
issuance of the Conditional Use Permit, thus considerably enhancing both the
appearance and safety of the building and property.
Tires Plus, Ltd. , requests an amendment to Conditional Use Permit No. 84-15 to
a11ow the addition of a van conversion operation in the same building with the
tire ser�ice store. It came to the attention of City staff in June 1984 that
Metropolitan Van Conversion was operating out of the Tires Plus location at 5760
Wayzata Boulevard. At that time staff notified both the building owner, Mr.
Rudy Luther, and the operator of Tires Plus, Mr. Thomas Gegax, that the addition
of another business in the building requires amendment of the Conditional Use
Permit. Mr. Gegax of Tires Plus, Ltd. , subsequently made application for a
� Conditional Use Permit amendment.
As explained in the application cover letter, Tires Plus desires to sublease to
Metropolitan Van Conversion space not required at present for the tire service
operation. The space to be occupied by Metropolitan Van Conversion includes
both office space and warehouse/storage space shown on the originally approved
floor plan. The van conversion work is derived primarily from dealerships, and
the dealers reportedly deliver the vans to the site. The operator of the van
conversion business informed Planning staff at the time of a site visit that the
operation will be contained within the building with no storage of vans outside
and that there are ten employees in the van conversion operation.
�
Planning Commission -2- August 22, 1984
� It is the opinion of staff that the van conversion operation is compatible with
the approved tire store use at the sub3ect location and that parking is adequate
to accommodate the additional van conversion use provided the van conversion
operation is wholly contained within the building. Parking space provided on
site exactly meets the minimum Zoning Ordinance requirements for uses approved
in the original Conditional Use Permit. Office space used by Metropolitan Van
Conversion is designated for office use on the previously approved plan and,
therefore, does not affect calculation of parking requirements. The service
area for the van conversion operation is designated storage/warehouse space on
the previously approved plan, and storage or warehouse use requires a parking
ratio of one space for every 500 square feet of floor area. As long as the van
conversion operation is contained within the building, it may be considered an
assembly operation with the same one space per 500 square foot parking require-
ment. The 8200 square feet of storage or assembly space require 16 parking
spaces, which are more than adequate to accommodate the ten employees
contemplated.
A concern of staff is storage of used tires outside the building noted at the
time of a field inspection of the property. One of the conditions of the origi-
nally approved Conditional Use Permit is inside storage of used and unusable
tires. The proponent, Mr. Thomas Gegax of Tires Plus, Ltd. , stated at the time
of application for the original Conditional Use Permit that used tires would be
stored inside the building and picked up from the site twice a week. The propo-
nent should be reminded that it is imperative that adequate storage space for
both new and used tires for the Tires Plus operation be maintained within the
• building.
Section 20.03 of the City Zoning Ordinance provides that in considering a
Conditional Use Permit application, the Planning Commission shall make findings
and recommendations to the City Council on ten items, which need not be given
equal weight in the consideration. Examination of the proposed addition of a
van conversion operation to the previously approved tire store use at the sub-
3ect location in view of each of the ten items follows:
1 . Demonstrated need for the proposed use.
The van conversion operation apparently fu1fi11s a need for the service at
the sub�ect location. As in the case of consideration of the original tire
store proposal , staff suggests that determination of need is satisfied by
the apparent determination of market demand by the proponent.
2. Consistency with the Comprehensive Plan of the City.
The subject site is within the Golden Hills Study Area, designated on the
City Comprehensive Land Use Map as a Study Area for possible creation of a
Redevelopment District. Long term land use for the sub3ect location is not
specified in the City Comprehensive Plan.
� �
Planning Commission -3- August 22, 1984
� 3. Effect upon property values in the neighboring area.
The ad3acent property to the west of the sub�ect site is the location of the
Breck School Ice Arena zoned Commercial . Properties ad3acent to the east
and north are zoned Light Industrial . The property to the east is the site
of Contemporary Designs also zoned Light Industrial .
The proposed use is compatible with surrounding land uses as we11 as with
the existing tire store use and would not adversely affect surrounding pro-
perty values.
4. Effect of any anticipated traffic generation upon the current traffic flow
and congestion in the area.
Addition of the van conversion operation would generate relatively little
traffic and would not affect current traffic flow or congestion in the area.
5. Effect of any increases in population and density upon surrounding land
uses.
There would be no increases in population or density.
6. Increase in noise levels to be caused by the proposed use.
• The proposed use would result in no increase in noise levels. .
7. Any odors, dust, smoke, gas or vibration to be caused by the proposed use.
The proposed use would not cause any odors, dust, smoke, gas or vibration.
8. Any increase in flies, rats, or other animals or vermin in the area to be
caused by the proposed use.
The proposed use would not result in any �increase in flies, rats or other
animals or vermin in the area.
9. Visual appearance of any proposed structure or use.
Addition of the van conversion operation would not alter the appearance of
the building or the property. As noted previously, improvements to the
building and property made in conjunction with the tire store use enhanced
the visual appearance of the property, and the addition of the van conver-
sion operation will not detract from that improved visual appearance.
�
Planning Cortenission -4- August 22, 1984
�
10. Any other effect upon the general public health, safety, and welfare of the
City and its residents.
Staff foresees no other effects on the general public health, safety and
wel fare.
Review of the proposed addition of a van conversion operation to the tire store
use in view of the ten factors for examination of a Conditional Use Permit
request indicates a favorable recommendation. Staff suggests that the Planning
Commission recommend City Council approval of the amendment to Conditional Use .
Permit No. 84-15 requested by Tires Plus, Ltd. , for addition of a van conversion
operation to the tire service store located at 5760 Wayzata Boulevard in a
Commercial Zoning District sub3ect to the fourteen conditions included in the
originally approved Conditional Use Permit for the tire store and subject to the
following additional condition: _
15. No outside storage of vans serviced by the van conversion operation.
� '
Attachments:
1 . Site Location Map
2. Conditional Use Permit No. 84-15
3. Application Cover Letter from T.L. Gegax
4. Site Plan
5. Floor Plan
�
�es.c._ �' i t'-''°
� _ _ , isa�f so / ` `
�� _ � // � •� • b7*O � � ? B
--- -T------ - --�- � '' 3�24 57P0 0 56�_3425 DoC NC 5
�-,�.-- - - AUREL-- -------- � �13.) �" a _ _�_
i,�� . . •,• �'� � ��°• °AVE. �oos. s Q9•vB•£—
� ' �' 39AI0 . 60�, 6j0.4
�
' v � � M •
. o n`G ` �/
.e . , � �.s �
i, .::� �. �o; • • g °
MB'4644E • •�?,; �. �, ,` �
: (565) ,• •, �• b
8 � Bury� Ca�/son q�y �� ,���' ; o � a
; � sooe � _ , .
S� . � y� •
I J . . • a ( 1 � b
�� ��v , � I A
` ;; , � .
� �• ` • � �
� " o
' � o
q6,�f�� � J'
g o '
:e � / '� � c�
•Iia k,: ' I ;� ; ::;•cY' h B9'2!W. s�wrs <<"": '6 J ,' °A`' —� :4 d 9'Z-�
t? ; l y�pA: � '.- 0�8 40 _ 25�3 ... h!9 OB'W 630 4:
fOS �p --- - � i �J � � ' --- — -- -- - - -
� °o ' (570J � , 5 c93 4
�, ; � a �' : � lerot)
� I �v � � . 'f ti� 1 � �qe.�
Oo � 60�0 ' A � b�a O P �.
` I v I / � �
....
/ ' �
�
I �/; � j
� � � � b � � ;;06)
ios to �/ 1 � ., m
`- 23iB9 ,
` � t31 ,t � �,`
• ,' 4�S 5 vi Q
� ,t�s�.' !30
,� '� s�� � �„�o
7. � . i � �'° � N �, i� ! �'� ID�Z7� e
/ O lJ'� � O �► i I �� _
� ^ � p �w �� �y J004
o `t' �,i �5. _ i!o �� ,3os
• • . � � �oI � �,i ' 2518) —(�600) � �°�.
SO/P � � y "`! � � �� ' • •
95 6000 � •�'' ...., � �
S 920'•..� �7D7�-Re s. ..... sseo �� ZS �'� S6/P 5530
CiTr pF GOLDEN�AI.LEY�aa,+•_:` se.�o '•.� �SO seoo ; r,sos�BO : roa ���:5 "'i1�6 lt � �fo �� ,90� ...•;. -
CITY OF ST. L UIS :;PA;R 947' T w . ���
� �d i � �
_ a?��° '1 - � �'`
� .� `Q�t��o) , I � Sp ��� �
f z � e / . - : nlj3 � M� Co�thys
,� �
% (ua) �� .
1lIt6 °'
''��y t�s � ' � .,�.• W'
i .�"_"� � / ; �� � ; L•s' . 8 .
� �t' " � f p.�e �
+��,%—ssao :"• . -'}�---���� s,i s, _ __`— ,;_ �(,��soo ----- --- 4i,
"'. �_ Iti 6f --- -- - -- ;
r / ; � � " •
£`
r �' � $LOCUAA-BERGREN•ADQ� �
� �` �a Eosr 183 j,,,,.-.- lJ!._.:c:. 1I3.Jf �c�rjs•3s�� ,
� J = / •',S Jl�il jp '••.' R=5849.3f
� i � � � �,b A y flf.t .
� `. ,�l, ' �0 h d.
/ � . �
` ySJ�� •. ..Nest 3 3 �� : Z,W � �
� � + r�� � � � J
• � ° s � -� Z 1
0�9' � 1C C7 --•-- �i
a.t ,•F x 14ot'z!•� � . � v � M I� �
ttf z0l.N '•.. ,�;ja
� � � � • •r"' "f�,
v �� D
. v � s� D
.y- � O.o� v sJ
i .
.
� 6 �" �, 4 r',-r °• o+
._ __ ._ ._._._ .._..�,,....,. o. - . ---- -- . . .. _ . > � i /n
CITY OF C,OLPEU YALLEY
CO?JDITIONAL USE PEFJIIT
• NQ. 84-15
DATE OF A�'PRJVAL: March 8, 1984 BY THE CITY COUNCIL
IN ACCORDANCE WITH SECTIOi�i Z� OF THE CITY �ONINC CODE.
ISSUED T�J: Earl Weikle and Sons
APPROVED L�JC.4TION: 5760 Wayzata Boulevard
. DDRESS
APPf;�VED CO��P I T I JN�L L�E S T i re Se rv i ce S to re
IN A Commercial ZONINC nISTRICT�
CONDITIONS OF A!'PROV/�L:
1 . Construction of site improvements in conformance with the Site/Plot Plan dated
January 3, 1984 prepared bv Bruce Knutson Architects. Inc. , includin� striping
of parking lots.
2. Conformance of building space use with the floor plan dated January 3, 1984
• prepared by Bruce Knutson Architects, Inc.
3. Separation of bituminous surfaced parking area and drive �rom landscaped area
with concrete curb.
4. Conformance of signage with the City Sign Regulations and approval of the City
Bui ing Inspector.
5. Sprinklering of the entire building.
6. Con ormance with all recommendations of the City Fire Marshal .
7. No semi-trailer trucks or detached semi-traiters on the site either temporarily
or permanently either for purposes of delivery or for purposes of storage of tires.
� 8. Inside storage of used and unusable tires.
9• No outside storage o products, materials or refuse.
10. Conformance with the Minnesota State Building Code, including handicapped
accessi i ty requ�rements.
11 . Failure to comply with one or more of the above conditions of approval shall be
groun s or revocation o the Conditional Use Permit.
FAILURE TO COMPLY WITSi OP�E OR MORE OF THE CONDITIONS OF APPROVAL
SHALL BE GROUNDS FOR REVOC4TION OF THE CONDITIONAL USE PERMIT.
VARNING: This permtt does not exempt you f�om all otfur Crty� Code p�ovtsicns,
regulations �nd ordinances.
•
I S S UED BY: t,I���-•�
LANNING AND :EDEVELOPMENT OQRDINATOR
576q WAYZATA HtlULEVARI�
� 61�LOE11 VALLEY. 11111. 55416
� � 612 -546- d410
.�. Fastest Growing Tire and Equipment
�A'�TcZ�h`Cs Distributor in the Uppe� Midwest
��������
Ms . Alda Peikert - Asst . Planner
City of Golden Valley
7800 Golden Valley Road
Golden Valley, Mn 55427
Dear Alda,
This is to request an ammendment to Conditional Use permit #$4-15
to allow a van conversion company to occupy the rear portion of
our building at 5760 Wayzata Boulevard . Please find enclosed
application for ammendment and $150 .00 fee .
It became necessary to sublease this space due to the large ex-
penditures required to conform to city desires when we remodeled
the build,ing - i .e . sprinklering, landscaping, brick half way down
the side of the building , etc .
� We request your approval due to the fact that parking has nat been
and is not projected to be a problem:
1) Our operation (the Tires Plus portion) does not do time
consuming repairs that most service centers do - i.e , no
tuneups , mufflers , transmissions , engine repair , etc .
2) Most of the van work is from dealerships who drop vans
off . There is very little customer parking required .
The majority of the vans are kept inside until finished
and are then delivered to the dealerships .
Typically only 10-15% of the parking lot is utilized . In all
honesty, the maximum forseeable is 25-30% usage considering our
types of businesses . '
We appreciate your consideration in this matter, as economically
this subleasing of the rear portion is a necessity .
Yours�y truly,
.�-
Y
� T.L. Gegax
. Enclosures
TG/dt
' S '
• ���"i � 1 O.GD ;��•ry
4 - -�---�[-----�F---yt;� -i i-�--4—•--r -1l---�-1►--�--t--/
� �
�...s�� ° '�-•_�;,� +
••�_ - - � � �r � . . � �� � � �t � --
t;: ::�:�::�:::•`: -� �' « i h � ; 1� .. K
� � '�''' . . , � � $ � F ' � � • � �
.:•: � _ � �.. , . 6 • �
�.. ' i _ .. . � _ `�'
�:; ' j i � MEW t�Ta��tNtn� - . , . �i
�;'•'' � � � ' � " 'i . ,
�{ ' � � -. �.WV.�!M •:r•rY: •:i•.V:'K+PMMWM!�� ..
J�f�1}A} Jt '.�': �'l:• �.�.•:.'.�•.•:•.•.J•:!•'• •'� �
_ •.\•. •1
�•.
•.\•. •!
�
t•
. :\
i+.vs. :\•.
.:�} .
}f`
':�:•:•�•::•�•:��•
I
�
. . �'x� .:r:
�::
:�:c�: :��:�
:;;r:;
�
I
�
:�,;: .�1�
��:ti}
�'%:•f:
vY � i • �
.�
�:•:
�
1 v:
. ,
i, .
�:�I�: 'titi:
- •• -- �'r?} ::�:. .
::SS:�:
. �.}•.• %i:•
.tii?
' :�:
tr- . -
:�ti{ �(�
�
} •.I•::•.•::•� ::'i':�•:::1:;;::•::.•::•:::l.':•:•.•:}'
. 1i•. '.1 ' 1
♦•;•:..�.:�{_{:.:tiv. �•.{ti•.•}.}:•.•.:•.ti{titi�•:-•:•}.•:•.•}:.::}.:r•:}:.•.•:'l.•r:.•.v.•::}:{ti'l:
. �,�.�•. ;2 e�—,-—�� }: �
:> •
� ;;:; :::�. ::;
�: '�}'� :Y:
�'. •.Y'
�'.'
•.�
'.Sl��
f •.\
:It . "'
r :Y•
l�
�•.
'".' �
:.��.�.�.!.:'.�:i,::•.���.':::•'.•.�•:����•�'�'.�.�.'.
I
:4'..
;•}
�
�'ti•':•.
�;{ �
•:1r'.
y �
i} _—
� f •:T:•
:t
Q
�- • � •�`.•:
^ �
�t �
�:ti �
�
{�.
V
V''.i'�'�.'i i�'.`�'r:'�'
I
I
�
..���.�����r�����..���.......��...�����. •• •�.
. {}:�}:ti�:�:?:ti�:�::{:�:�:�:�::�:;{�:i:::�:�:::�:�:��:�:�
�:ti�:: O _ .:�. ��i:
�_.a:-.�.�.
'w �.
\
V`
� �
1
1
:�:i:
'
�
)'.::ti•:•.�:•:':::•::::::':::ti•l�•�•�•:.�}}:•:�•:•:•::•.�•::'::•:•::ti••:•.:'}.•::::':
ty _.�� Zo �s .: .�;�: ��1
� _ _ '.6. V
�� S
.�
�•. 1 �^
S'.
C�
%.• }r.•
w\
�V.�:•
�ti�:
�
�
f•:
I
N
�::�:
9,
2
O
t__.- � - {�
�
»
:�r�
:::�
i:�:
,r�,c.eb
I
#::
I
_ -:;�
�— — -
:;:�: _-�
.y;:
I
i•. --�
:•i:
�
•.v: }i
)i
I
1 �
.{\'.: �
9
R
Z
Q
!J .�
a.�--
i
�;:
:�'c';
::�:
i��:�:
�
::;::-
:,:
�'�;::•�"::;::.:,..'�'
�
.�:
��i�::
:�::�
�
t
-�—�. _
a-
1
�
}�;
, 1
�:�:� .
�:�'����,•�'�'';::;::����'��.��•..:�..
;:}}
''v:�:
'�'t:•
. _ }'i'�'.
� �..-
�i'�'�
�
� •
•:ti �
;i�::�{:;:�:•: ;:;y:
��:
. ��.
I �
A t
G�
-r--=--
�a:
�i4}
st• �:c�: 'f
c��'
I
{
x�: �::�:
. �:'.•'�:
:{<�
;
:�'
� � �L���:r:�'}:
�'�.'��•..•:.•. :ti\Y�•.•��..•.•.S
�. � 3• �
. — - . :��: :�;:
. �•.V�M�%.YAM\VM.V.MY%tMAVhMIM'•
�' ' � � •:, ' • �P 4$� .+
::•�:,::::: � 1 .. • . �—�
��::::::::::::::::��:: . , - . �...�, -.f --- = -- ---- - --.�. .
::;�:�:::;:;w:::: --- .� -� i •=�_ --- - °� _ _ � _ _ ! _ —
- -a►i � -- - E- 35" ::� ; �.x
�f�i1"IL� SE'�bAG � � I---�-•N F.W D i'T�.IM�NU �
�. •,�
, Fa'D��
� w
• � � . �C,�1".A`1>� . ' i.
�-- Z°' ---------,y t!�' -..� E V'T��, U'r:.�'�
i# � - - oi---� J'
_� �fOfti + ����o� 15i0�00�- - , � � � . �WI►«. �� ' \\
'�... � 1 •
. �— g'— C'LD � � � � �. - .8� .• ''�:�:,� �
� k-�"���A �- ULE,/,4�D --� � �;� , /
� .
��., _ , � - � • _ � _- ._`:� ��_ _ ---_
_ _. . � , `1 �, - �
. , . _ . _ _, _ ,:,:... _ ��. . ..
- . = ���+ ��N� c� y��+'7r ��. �c:. •�. T :�;,
;:. . >� - . . -
- - • .� .�
_ � . . .
/�� L�1TF �'Pl �'T"" P, .�!�( w .. . .
r _ __ � . .-
- r � _ �
I� T �— �
� • i � � �
—i� . � -, ..� ����t 1� � 1 � 1
=� =� y = 3
' t � � i� '�-_-rt�' �
� s - = 11 = i•
� � , _ o� �
. �• . - � �, ! _ • �� .'IR—�-- �
�� j` • - ' � � . � ' 11 �i d , �
o , � ! . � y E�a.
. r:� � � �•
� , ! � � ''! - �,
T0: GOLDEN YALLEY PLANNING COMMISSION DATE: AUGUST 22, 1984
• FROM: ALDA PEIKERT, PLANNER
SUBJECT: INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT FOR AUTOMOTIVE
ELECTRONICS OPERATION AT 2525 NEVADA AVENUE NORTH
The proponent, Tactronics, Inc. , requests a Conditional Use Permit for operation
of an automotive electronics sales, instal1ation and service operation at 2525
Nevada Avenue North, #104, in an Industrial Zoning District. Automobile service
in the Industrial Zoning District requires a Conditional Use Permit.
As described by the proponent in a cover letter submitted with the Conditional
Use Permit application, the proposed operation would include installation and
servicing of mobile telephones in cars, car stereos, cruise control and other
miscellaneous car electronic and electrical system components. In addition,
Tactronics would service home entertainment systems, televisions, television
video computers, video recorders, stereos, cordless telephones and answering
machines. The proponents inform Planning staff that the servicing of home
entertainment systems would be warranty work arranged on a contract basis with
dealers or manufactures and would not involve service to the general public.
The proposed Tactronics location is an industrial condominium complex developed
by M and K Properties and located southwest of the intersection of Nevada Avenue
North with Medicine Lake Road. Tactronics proposes to lease space from the con-
• dominium property owners rather than purchase an industrial condominium. Staff
requested condominium owner association approval of the proposed use as part of
the Conditional Use Permit application. Documentation of condominium owner
association concurrence with the Conditional Use Permit application is not
available as of the date of this report and should be made a condition of any
approval recommendation.
The proposed floor plan for the Tactronics space within the Valley Business
Center shows inclusion of reception area, display area for mobile telephone
equipment, office space, laboratory space for home entertainment equipment ser-
vicing, three automobile service bays and an office in the shop area. According
to the proponent, the operation would involve only two employees initially.
�
Planning Cortanission -2- August 22, 1984
�
A letter concerning parking space available on site is prov�ded by the con-
dominium property managers, M and K Properties. According to the square footage
figures for the total complex provided by the property managers, total parking
required under the City Zoning Code would be 166 spaces compared to 235 parking
spaces available on site. Therefore, parking provided is more than adequate to
meet the Golden Valley Zoning Code requirements based on office, service area
and number of service bays proposed by Tactronics, Inc.
City Zoning and Inspection Department staff and the City Fire Marshal reviewed
proposed plans far Tactronics, Inc. and inspected the propased space within the
industrial condominium complex. The building is entirely sprinklered as
required by the Fire Marshal for the proposed use. The Building Inspector and
Fire Marshal would routinely conduct follow-up inspections of alterations and
improvements planned for the Tactronics space.
Section 20.03 of the City Zoning Ordinance provides that in considering a
Conditional Use Permit application, the Planning Commission shall make findings
and recommendations to the City Council on tem items, which neQd not be given
equal weight in the consideration. Examination of the proposed automotive
electronics sales, installation and service use in view of each of the ten items
follows:
1. Demonstrated need for the proposed use.
� The proponent notes in the application cover letter that Tactronics would be
"the only authorized MCI Cellcom Dealer in the Golden Valley area" and that
Tactronics feels its "service will be a benefit to the people of Golden
Valley and surrounding areas". Staff suggests that determination of need is
satisfied by the apparent determination of market demand by the proponent.
2. Consistency with the Comprehensive Plan of the City.
The Comprehensive Land Use Plan Map in the Land Use element of the adopted
City of Golden Yalley Comprehensive Plan designates long term Industrial use
of the subject property. The proposed use is appropriate to the existing
Industrial zoning, which conforms to the Comprehensive Plan designation.
3. Effect upon property values in the neighboring area.
Adjacent properties to the south and properties to the east across Nevada
Avenue North are Industrial in use and zoning. The subject property is
bounded on the west by the railroad line, which separates the subject pro-
perty from the Dover Hill apartment complex. On the north the property
fronts on Medicine Lake Road, which constitutes the boundary with the City
of New Hope and separates the subject property from New Hope properties to
the north.
The proposed automotive electronics service operatfion would not alter the
� character or appearance of the Yalley Business Center industrial con-
dominiums and would not have an adverse impact on surrounding property
values.
Planning Cortmiission -4- August 22, 1984
� 4. Effect of any anticipated traffic generation upon the current traffic flow
and congestion in the area.
Access and parking are sufficient to accommodate the proposed automotive
servicing operation, and the proposed use would not affect current traffic
flow or congestion in the area.
5. Effect of any increases in population and density upon surrounding land
uses.
There would be no increases in population or density.
6. Increase in noise levels to be caused by the proposed use.
Automotive electronics installation and servicing does not entail the heavy
repair work and equipment associated with general automobile repair and
would not generate noise levels obtrusive to surrounding uses.
7. Any odors, dust, smoke, gas or vibration to be caused by the proposed use.
Again, the automotive electronics service proposed would not involve the
heavier equipment and materials associated with general automobile repair
and would not cause odors, dust, smoke, gas or vibration.
� 8. Any increase in flies, rats, or other animals or vermin in the area to be
caused by the proposed use.
The proposed use would not result in any increase in flies, rats or other
anima]s or vermin in the area.
9. Yisual appearance of any proposed structure or use.
Tactronics occupancy of the proposed industrial condominium space would not
alter the visual appearance of the Yalley Business Center.
10. Any other effect upon the general public health, safety, and welfare of the
City and its residents.
Staff foresees no other effects on the general public health, safety and
wel fare.
�
Planning Commission -5- August 22, 1984
• Review of the proposed automotive electronics service in view of the ten factors
for examination of a Conditional Use Permit request indicates a favorable recom-
mendation. Staff suggests that the Planning Commission recor�nend City Council
approval of the Conditional Use Permit requested by Tactronics, Inc. for opera-
tion of an automotive electronics sales, installation and service operation at
2525 Nevada Avenue North in the Industrial Zoning District sub�ect to the
following conditions:
1 . Documentation of Yalley Business Center condominium owners association
approval of the proposed use.
2. Availability of home entertainment and telephone equipment servicing to
dealers and manufacturers only and not to the general public.
3. No outside storage of materials or refuse.
4. Conformance with all requirements and recommendations of the City Building
Inspector and Fire Marshal .
5. Conformance of signage with the City Sign Regulations and approval of the
City Building Inspector.
6. Failure to comply with one or more of the above conditions of approval shall
be grounds for revocation of the Conditional Use Permit.
� Attachments:
1 . Site Location Map
2. Application Cover Letter from Tactronics, Inc.
3. August 6, 1984 Letter from M and K Properties
4. Site Plan
5. Floor Plan
� .
,�
• � ,�- - - - --- -------- - scale
,, .. ...._ .. : �:.';� -. � ;`':� ,
'S89.$"-Pes .. ���i l ,
'`°��t`�,' NEW HOPE
.
�F �+°.� o�'•a ..... '
1,`°�� SOOb Eor: .� .. � �•jy:•�,
� 11'1�_4_QR. oso ,.,�, . r. �: ,r.
iSTo �r__�_� ,M ��� ` , '_ -
�a�'. a e `�" ' ,�s= . °�2� l05.�.
v � .;i �a� ° �', ,. � .. ... :
r+ �e .+b.:o:e5.- , v, �; ��: 2f4.'l. 4o ao �oo , �oo �� � �CITY�f j- F '� iy �P .
JB2oQBs ( .-1 • ,;B :5- 5'r /%�, � ' l' . tV �O• �0� • �'O C�
3s:37E�y' So 40 �" ��/ / f', .J�(,� `^ 19 �2� `' �-'' 9.1�.. bo,o1. + �
! i r .s .. I 2
I�� �oro - ,! / � . , ' � �lo ,
c
-� `ryP,t• � �� %' � �
� �� % _ _'/_/ i` _ '00 I0�__ -- --f o� 3.° c<
- � ` r �� i� r , Z�o � �o�. ioo •�o_ ,oc �o•-�
q ''��'�� � ,,I�Z f^ F / ��'. H m o 18 0°! � 3�q�
o t-ar' � � �% M1 NC � ^_DO � � (;_,�i
= I —�! '' N ti !CO ' ;OP �� � t
' � D� - —��' ^I�� �'- ^- ---�� O tl
A o ' _ ^ p / � ; ,�; I 5 �I 4 • I 3 • I I � M �0 d
;-,,, � • �•, , �j o0
� .�c o' .,• a�-�a" �I ' W N I 7 d I 6 a L■ � '
��l�J s' ♦h � .D t � N tv N �
V•
oy0 ?. e; � @ e�8°L52c � �
� _ , 4��°° �o�� • � • 6960
� • ^- 7150 �
� s�''o e=o800j t00 _ _ i->;:
' �w�_ �-
� � �o � � MA{?+SON `.- AYE. `8� . W �
� � - - - - Nt- ., , '"'
� _ Y1''e'j � ^�' Q,•'° i/?°9' :J..j' , . J,°
Sa 45B 2 0 ,�'.:: �`�„ .
:.o_� ^ 4 0.�:o:o�qp7 Q.� �'� Y` �
e .n-o o- � � Y • _\ Q �
J`�.� 9 r89�55�.JE �1 �
.�_ ��s�a :. .Ou Y• ; • �� v°
. ,,. �
4 S.' ..: r Ybe�' _—� o o. 6 � � � z �.
� 4��;- - a o , � ,� z.
i . , a �� — -. � .
q ` .�,�. � p , `` 3
..r;�;' o"° ; ` ) 8
m `� /�
, : .�w g N 5 o (/J� 6_ � �
�°Gi _� �- � • V Q O � .a�
ie .n '? �- �� C �O , • ` `\/ d .dj �
O �y W y �V � —.__
(` �_ � __._.____ _ l�e:� _ _' _ � ry —"� �� z` m
P `_r.C+ �CQ I+ � � 4 ��GGt `� -'E-�_1.
O `s�y�u+ 'l � ��� 1 _'_^ �l.♦
9 -� P
p I ` `A.9-a o � Z ��� : a� G. �. ti �� �I
� ,' � -. • � .
° ,\ wer• � 3 ' --
L E Y - - - �'
o ` � 3/4 49 " ,.
R� ��� � ��.. 6 V� o � _ _ " ,, � � e.
''�,�1 " � '�
u �° � ° y • 2 o PAFcT � •
� � `;�_m i. � .r. o o' �
�• � � N89°53'ZO'f pF LOT �•� ` �- -
�; ��'"� � Yr'e c• ��d l � a: � jo0 � . �,�
,� .i O. .f K, o
� �fO � � e9•�,•s9 rr ,�-o • „ �B � 8 g 'ag a»... 7
� � o �,V `
:' s \ ° �7__ � 9�'s' ��� �� � �Iu Q'
. - �. ,ri,uo'o °�' .
y rc �J .r 7�3: o, • j,»
� c: �E°'c 5 '`_ .'3 23 �`''..a.�,ro °y'r-' s°��'c v° 44 Q�
� �'--I" e � � ;,p.,� .
�-+ • � . '.ti`� �. .r ' "o. F-A � °�' S�NDB��G 5�8 w .
' �;�; � � �; o Rfl. � �o
' v o ?e ��f5 i \� -.s, e o NB, f84q o i
,� q. IZ o 3 �:. O _r y '-°'- , .� v vrq�. 'i?c v
s
' � ,63 �v�.`^```�'.a'`. �'�o" � \ ..�k� ��.��f' ;� i45.3 �10 _' , �5�
NB°e:E �'`- �=° o' •\'�� '�S . �',, - ,�o h'` q1• `9 .:� ; �.,
� �4e3 � �
> 2 ti „� �. .�b . a \ �b �°� 4g � i c,
�•E,,iri� c..�- `��• 5; '� So- a�:59'1B" i �
o� n o e;.� � .,� �, �•, ,, �
- 4•c�_ s- v+ _ s: .._ . �s
_�s6,. ,E'_ ` � ` �
_ - 4 7+ _—^ �ho '�1..r. ' ` � QO
� f
V �
� o o� a; �� _„� M ti v�,;.,?. �wi � 4 v
O ° I� � ' ' ti o etii . ri�o i '���+ c• �u
, �n :� • � o �
_ ry •�i �n�•��'�_ op .� �' E� i' ;..r' \ nq.�o o =_ � n .
� I ,. -� �� _ 'a'�� �� 'C� A°� ,�.r. '� w-p c, p �? �0
; ; e !t> ��-��, ,�, �'' �•�' �• �'' °' .� � 3 W � �
� N ''• N<<'',,e� o � ��-; �;'r. �'.,, o�� __ m
' � �e.�t�'.."� ;6? e i�\yv �',.a � '�' �+ b�' %v,, . p i \ �t q � � Q,
�.� $ \ sp �� N�b �` O r.
'9 • `� �; . .. � '/' �\iJo -��`T ` �O�L � M
- � , ,� 6 ,M ��, t �� 5 � � �. F� q3� y; Q� \ �
=J � �wbO.'�lL�` ���t� 1,� '1 \ ` NGa4�•Ci \ � w Q�
- � n S 9 5 9�e E t 6 r� � v Q � �"1.� o's�a ` o �
- _T I':. _ -�- , -s! � ,��Q � � y .s�. u �\ w � �
^ � 95 A��r' � e, s /L s'v 4N�s. ~�,. � .,} o.
2 I;` ,� .r 7'�,'���'�. \�y `�� i'�;'��S yu (N � e�D 10•• .�e ` �'�O� a. � � �
� � . . 1I► j . j�a�,•:c, '.F r '�c_ � c,
•
TACTAONICS INC.
2525 NE'VADA AVENIIE NORTH
SIIITE T04
GOLDEN VALLEY, MINNESOTA
55427
PROPOSAL TO
CITY OF GOLDEN VALLEY
PLANNING AND REDEVELOP�3ENT DEPARTrdENT
TACTRONICS INCORPORATED is a licensed Minnesota Corporation
to perform the following;
Electronic sales, service and installation of car stereos,
mobile telephones .
• In the near future we Will be servicing home entertainment
systems;"televisions, VCR's , stereos, cordless telephones ,
answering machines, television �ideo computers.
As the only authorized MCI Celleom Dea.ler in the Golden Valley
area, �ve feel that our service will be a benefit to the people
of Golden Valley and surrounding areas.
Sincerely,
TACTRONICS, INC.
..� -. _ .�------
� / ,, lG -
�._----- '
Scott Storms,
President
SS/sh
•
�
� M & K : DEVELOPERS • DESIGNERS • BUILDERS
PROPERTIES
August 6, 1984
City Engineer
City of Golden Valley
As per the enclosed site plan, it is evident that there are
215 parking stalls as per Golden 'Galley City Code on October
24, 1979 at 2525 Nevada Avenue North, Golden Valley, B�innesota.
Since that time Golden Valley has changed their ordinance,requiring
less parking stalls.
I believe with the new ordinance, our parking capacity is now 235
cars.
In recalculating the building, we estimate approximately 20,000
squa.re feet office use area, 31,000 square feet warehouse area,
6,000 square feet common area (hallways, bathrooms, lunchrooms,
etc. , ) .
The proposed space Unit #104, with the enclosed drawing, it is
evident there a.re 800 square feet of office, 1600 square feet
of shop area, {3) work bays, and there will be three employees.
In the recalculation of our entire project , there is a.mple parking
for Tactronics, Inc. , and their employees.
If you have any questions regarding our building at 2525 Nevada
Avenue North, Golden Valley, please feel free to call me.
Sincerely,
M & K PROPERTIES
:`�'_. ��
�
James M. O'Brien,
Partner
JMO/sh
Enclosure
2525 NEVADA AVENUE NORTH, SUITE 203 • GOLDEN VALLEY, MN 55427 • (612)545-5212
4�_ � '� ''-� +1 � �s
�� T 1 '
; :��;£ Yi' �`,r� � a',�s=L`S } y>-F�`ti� 2 �.� -'� f �_���y�c �r i�! _��lJ���='��''���'��;
4 Y ��� �.�-.".�-< �' ; f�7 �i� t �!` �' ,G�, ' =�:�,9������i!; r'
1,� ��\�N�,�`l� �%Y��~`�"f�'' � Y F,' y�a�����.�� �J ��%i��'3'��; '������W ,�A�y�3���: �'��'
� \ i� ` �- Sxr V (� .�/i � 7��,
rr�U� � � i � �; �'..
� �'� /i� "_ T i V �� ./. .L/ \ ��%i'� ,'�.. �i 1
r //,+\� `� �,`_ \�� - - - - - - �\1'�J i �`i i '��'���%� ►L.>� � �
��`�. b J�`►.. ����= r � �//j � ' � ���i
�I \� +c_ � s/,
w. .� � . .`i. /1 .',�� :%�%\( �/- 'y�'�� �ili�l`.��:
��'.f��,�� ���\{i� � � � �J^ r,�.,ry1l
c-: .l�i: L7 �A' ����� /:.,�":�` 's� :,�; Yi �
�' , �:�yf�: ��;; �,�'.�'"�/'.��"_.�i�3,���'I%' 'f; '
� , ��;
�!. r�' " �f,�%�j►y�i�/�. -�-�_•::�`\:�=��„�c .4,
�f !, 2 :;;,�f h �,;�,. .� •�: f�-
'�.:•X� '''i G�y'r-} . -° � •��e, s �
�; s �:; �� : ���.� � — - --- ���t���\,�E�,T%,�/i, ��a ��
�-��r r - =�� �- -��. - :
. .. �� y: ��i.�" ,�i
�� Y� -�� �rf`� ��i )�1�\� ,�a �-
� � �� ��'f f{ .7i! '7
�= ,;,I ��; ; ��;�: � � s, �'i��
; � � �
�-X f��%' :�:
�y'•��Y�:./�<� a�,�;� s,:
�:� � Sr��.L��� iC\�i� ��nx�
�] s�'yi�'Li';!,� � !��y��_ :7!
� /'—,ti'��'r.�'� -�-' I;i���L �'1
� /� ' ==�Jj% �'�� ' �i
f �,��: i �,`�!� � � ' Z�
',-���1 `�r - .�.!" i.x�t; :�'1
� �i",� ,`'�• '��" '�( ~, ;
r �"�±��_z ��
��►�; : ; '�iF. 1���.- \ � �
`� r Y;;.,j = i �y � - %
.��t • �"s:>.-. .�; i �:�1��1�: ,� •�.
Y
�i ;I A,;,��;��� i1' �Ol''
G�� � � <�
j . ,�.Y�r;-�.: i�1...� _, .s�
f=�?f �'s : �'��i � '���jli `�i /-
� �;:; -�';',•:'s _:�-_ ; t:
..-�. �. �s t; -- - -'- Y'�j�� ;; \�
i =s<'S� �; .; � ���W Hia��i ",-:_--�.-���t<
���^ 7!1 � '•1�. \
a����� • � l/._ �1� 7:_::t\C. ,!�,�1�� `*�
I 7 �� •l��r!1ti' :i
� y., �i 6���i: _�._�.:1a / �
� �z�S�: c;�i'��:�. .. ,�♦f��1�r\Hl.y�/ •f'
.���.� ..a�]'� ;//�, -_ _' '__ :.�I'/� :�'
,.;.r�,. 'r.c �l��\- 5�
i�r �y.'%1,L.��. ,' : :/�'� ��:
�i�=� �' i�,; :s;
: - == s
t t E�Y,`� y�S; , '�%'
�I�i�.i:��y 4� _ 1� .�r i
�kY`�.�`3 ` t� - �1�� �� ���/i
± �:.�. '� ����� iic�_
.,:� ��,�:_�� .+j� �.j�, ` �.,�!,,►`
��£��: �_"�` ''�?� :�•�l��=
'.r. � . 3'�� -�i/V��e
.Z Y�i��• •: ,��� � �,� ���1,`
� '.t f:� "`i .�'�✓ �� � �1=� i � �
s '.� 1 -.} ' _ ���� ,y��C�/i" yl;,
: -�� �?� �� - �1��.$).� � t,��,��i,-yi� !J���,
iis .���- �� ; . , ,. �� � ''v �� % ��'�� '�" ''�''�` `J��
..��� r�l''-.'f � �s � l � ' /r,,
{'�;� �,. � �� � (�i/r,�i/�i�'r�'•'z ":������:�� �y�/'k�.����i�� r�..Z� .t .Z A�'�. i �
s � i ���� fi/!''',Y �- � � .I � S. �'��,.���.
! ���� i / �,.n ✓��"�i�/����,,�s�.' �"� t��il���sf{ � � �.
f , 'i� � ��—ilji " ����� '��' �r/'�✓f3�ii�� ���������1�.Y;� �'��^
4_`��.�i Y�f ���Vi��a�� �t��i3� �iz�,�` '�.L�'�'_��� ' �.�� c,._ sh' _
. i:��'�ir�,i���f� r{.��i� s�:�;.c���";,� . :s�r�%" f 1
�f!' ;.�� � X%���1lt� (�'Y ����i{t �rY =,�_..��_ ,_ .
�£y„^� t..�i�+ ��£ xL4,�. j�
i/�:,i t r i�, ���i.
� ' i
' I �
� �� f
� • : ;� - ' : �
� . ; i il 1 .s;i� I ; ; .
o -_ . --_ ; � �
. � � W � �
� a� � �� �
_� ,
�o _ ��
!� . � a�
'� . " -. . / �1 ��� 11
> - - = z \
� m �
� � � � . � � �
�� � � • �C ��a �.
/1 7 aN ° ��� *
� �� N� i ; , . ' : '
� �p i
� � `� : • ; •
� 1 �� •
� y fr'�•f"
� 7� I � ' ,% � '.
� �� _�
�� � . ..
t
�Y� � , ? �
���.. � �p � , �
� o �g 4
m -
�� ,� �� -' �, � N�
- �S1t=
,
_�� � } "' �' � f���
- -- _�.---� 1_J � .�� ��
�hs� ' .�— '�, ; ti
,r-_� �
�--- � � � I' i .
h--I = 4
� • � � o r r T -�1d .,.H�q�,r \ oi _.
4 � �o� �-- + '�' —
� . �a.,a� '�J�F1'9'H�X C i w
. �•— -�- I L
� ' � ° j...�� 'p
+� ' �
� ; -i-� -1. - � LL . Z
~ �--+
�, , . . . � � � .
. w
Q �
� � _.
; � �o;Q � . .
' i