08-27-12 PC Agenda AGENDA
Planning Commission
Regular Meeting
Golden Valley City Hall, 7800 Golden Valley Road
Gouncil Chambers
Monday, August 27, 2012
7 pm
1. Approval of Minutes
August 13, 2Q12 Regular Planning Commission Meeting
2. Informal Public Hearing — Planned Unit Development (PUD) —600 Boone
Avenue North — Boone Avenue Convenience Center— PU-110
Applicant: Linn Investment Properties, LLC
Address: 600 Boone Avenue North
Purpose: To allow for the construction of a retail/service facility on the east side
of the site.
3. Informal Public Hearing — Minor Subdivision — 1540 and 1550 St. Croix Circle
— Golden View Addition — SU06-04
Applicants: Dave & Cindy Fellman and Jeff & Heidi Haines
Addresses: 1540 and 1550 St. Croix Circle
Purpose: To allow the applicants to reconfigure three existing single family
residential lots into three new single family residential lots.
4. Informal Public Hearing -- Planned Unit Development Amendment— Final
Plan —4900 Triton Drive (Eldridge 3�d Addition) — PU-109
Applicant: A.K.A.R.E. Companies, LLC — Rob Eldridge
Lakewest Development Co, LLC — Curt Fretham
Address: 4900 Triton Drive
Purpose: To allow the applicant to divide one single family residential lot into
five single family residential lots.
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zoning Appeals and other Meetings
6. Other Business
7. Adjournment
� 'This document is available in aiternate formats upan a 72-hour requ�st, Please call'
76�-5��-$tlOb(TC'Y: 763-593-3968}to rnake a request. Examples of alternate form�ts- '
rnay irtctud�l�rge print,electra�nic,B�aiNe,audiocassette,etc.
Regular Mee#ing of the
Golden Valley Planning Commission
August 13, 2012
A regular meeting of the Planning Commission was held at the Golden Valley Gity Hall,
Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday,
August 13, 2012. Chair Waldhauser called the meeting to order at 7 pm.
Those present were Planning Commissioners, Cera, Kisch, McCarty, Schmidgall,
Segelbaum and Waldhauser. Also present were Director of Planning and Development
Mark Grimes, City Planner Joe Hogeboom and Administrative Assistar��(��i���V�ttman.
Commissioner Kluchka was absent. ���
<
P �
� ���§,
_ � s.
1. Approval of Minutes� �.���� o������
��¢�� >.
,� �� � ..
July 9, 2012 Regular Planning Commission Meeting ���, ���� ������ �`
� x.
McCarfiy stated that he was confused by the motion he u�ted on regart���g the General
Land Use Plan Map amendment for the property at 73�5 Go�ntry �lub Drive. He said he
was in favor of not approving the land use change, which�awas�t���inal motion, but he
thought he was voting no on the amended motion.
MOVED by Segelbaum, seconded by C�ra and motion carried unanimously to approve
the July 9, 2012 minutes as submitted.
2. Informal Public Hearing -��Cont��tion�l Use Permit— 8806 7t� Ave N — �
Minnesota School of Bask�tba`�I'— Recreational Use in the Light Industrial
Zoning District— CU'-'�32
Applicant: Brian /�mm�r�r� — Minnesota School of Basketball
Address: 8806 7t" Aver��e North
���
Purpose: ����ToS�al��w a recreation facility in the Light Industrial zoning district.
Hogebopm d�s�i�sse�,tf�e applicant's request for a Conditional Use Permit to allow a
recreation�l us€�.�n a Light Industrial zoning district. He explained that the applicant is
pro��sing to-��er�@ �1�Jinnesota School of Basketball which will provide basketball lessons
to pec�ple between the ages of 7 and 21. Most of the lessons would occur in the evenings
and on t�t�_w�ekends and there would typically only be 2-6 students in the facility at a
time. He r�rr'i`inded the Commissioners that they reviewed a Conditional Use Permit
request from "Disturbia in Suburbia" for this same location and stated that they have since
withdrawn their application. He referred to his staff report dated August 6, 2012 and
discussed the ten factors that the Planning Commission must consider when reviewing a
Conditional Use Permit.
Waldhauser referred to camment number five in the Deputy Fire Marshal's memo
regarding the installation of fire extinguishers. She asked if that is a requirement of this
use or if the building was built prior to fire extinguishers being required. Hogeboom
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 2
explained that the Deputy Fire Marshal's comments are related to the specific use and
stated that the applicant will have to submit a building code analysis.
Segelbaum asked if recreational uses are permitted without a Conditional Use Permit in
other zoning districts. Hogeboom stated that that the proposed use would be permitted
without a Conditional Use Permit in the Commercial zoning district.
Kisch asked if the applicant has gone through a feasibility study to address any issues
with the building. Hogeboom stated that the applicant is in the process o#;h�ving a
building code analysis done. � `�<��:
,=1�=
`= z
'.:3, `?f
Brian Ammann, Applicant, stated that he opened this business after�coa��i��g for�0
years. He said he currently shares space at a facility in Plymou��`so h�F,is loc�#c4i��rto get
his own space and relocate to Golden Valley. He reiterated ��a� f�� ���Id be working with
clients ranging in age from 7 to 21. He explained that he works=with��mall,�ri�ups of
clients or individually and that they will not be playing games, fhey wi������be working on
technique. ���°� �
�� ��G ,,�:d
Kisch asked the applicant if his facilities located in�other cit� s are in industrially zoned
areas. Ammann said yss and added that he is currently wor�ing on bringing the Golden
Valley building issues up to code.
Waldhauser asked about the numb�r,qf ��rs being p�rked on the site. Ammann stated
that there would be 3 to 4 cars parked �n the-site for his business. He added that most of
his clients are dropped off and pic��ed b�ck up'after an hour. Waldhauser asked if there
would be banks of basketb���/��cerci�.e machines. Ammann said no, his business would
be strictly instructors and��'��deri�k�. �
� �,
Waldhauser opened the pub'lac hearing. Seeing and hearing no one wishing to comment,
Waldhauser closed �e�public hearing.
��, ; ° , ��
Schmidgall stat����hat�h�was�in favor of the Disturbia in Suburbia recreational use so he
would alsc������or���iHs �e�reational use.
Segelbai�� said:he is�also in favor of supporting this proposal. He questioned if a
con;dition of��pr�ival should be added that would prevent the applicant from having
bask�tball gai'��;s on site because of potential traffic and parking concerns. McCarty said
he also �uppo�s the request. Kisch agreed and said he doesn't see how this proposed
use woulc���r��lict with any other light industrial uses in the building
MOVED by Cera, seconded by McCarty and motion carried unanimously to recommend
approval allowing a recreational/entertainment (MN School of Basketball) use in the Light
Industrial zoning district at 8806 7th Avenue North subject to the following conditions and
findings:
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 3
Conditions
1. The site plan shall become a part of this approval.
2. The nature of the business shall be small group lessons or individual lessons.
3. The conditions found in Deputy Fire Marshal Ed Anderson's memo dated July 17, 2012,
shall become a part of this approval.
4. All signage shall meet the requirements of Section 4.20 of City Code.
5. All future improvements to the building shall meet the City's Building Code
requirements.
6. All other applicable lacal, state and federal requirements shall be met ��;����times.
�s�° ,��� � �
Findin s �
1. The applicant has demonstrated need for the use. � �� ���������� � ���
2. The proposal is consistent with the City s Comprehensive P�I�n ��
3. There will not be a negative effect on property values in the are� � � ' �
a ����P �,g.
4. The traffic generated from the proposed use will not conflict�annt�`�i�rrer����r��ffic in the
area.
; ,,,
5. The density or population in the area will not increase d�t� to �f�e proposed use.
6. There will not be an increase in noise by the p�opose�( use
7. The proposed use will not create dust, odor or excessiv��vibration.
8. The proposed use will nat attract animal pests. .
9. The proposed use will not significantly �Jt�r�the �r��ual app�arance of the existing
building. '���'°`��
10.No other negative effects of the proposed ��e �r�,a.nticipated.
Kisch amended the motion to state that �he Planning Cammission recommends approval
of this proposal as long as the natur�,,�f the business is small group lessons or individual
lessons. McCarty seconded'the �mer'ti�ed motion. The Commissioners unanimously
agreed to the amended mc���on �;� �
3. Informal Publ�c Mearing -�-General Land Use Plan Map Amendment—
9130 & 9220 Olson Mer�o�ial Highway — CPAM-52
.a,
Appl�cant:� ���3�Gity��bf Golden Valley
#.
_��. .__ ;� � � �: ��:
Ad��-e���s &�����3'� & 9220 Olson Memorial Highway
: Purpo��� �� �����To change the designation on the General Land Use Plan Map from
' ���k� ea, Commercial-Retail to Residential-High Density
e����'������c�.
4. Informal Public Hearing — Property Rezoning — 9130 & 9220 Olson Memorial
Highway—Z022-01
Applicant: Tiburon 55, LLC
Addresses: 9130 & 9220 Olson Memorial Highway
Purpose: To rezone the properties from Commercial to High Density Residential
(R-4)
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 4
Items 3 and 4 are re/ated and were discussed together.
Hogeboom stated that Dunbar Development is proposing to build a six-story, 142-unit,
market rate apartment building. He explained that in order to construct the proposed
building the properties need to be re-guided on the General Land Use Plan Map from
Commercial to Residential-High Density and rezoned from Commercial to Residential
(R-4).
Waldhauser asked why the General Land Use Plan Map amendment anc���y���jning
request are being considered simultaneously when in the past they ha�� been���nsidered
separately. Hogeboom stated that at a Council/Manager meeting it was;�he unar�rcnaus
consensus of the Gity Council to allow both of these amendment,ss,�t this ��me. In t�e past,
there hasn't been unanimous agreement by the Council. Grimes adde�c��tha��he General
Land Use Plan Map amendment will also need to be reviewe� ��,�h�;:IVletropoli�a�n
Council as a part of this process. ?
�'
Hogeboom referred to an illustration of the proposal and sfat�d t�at the same applicant
has built similar projects in the cities of St. Louis Park;°1�11aple G��� e and Minneapolis. He
added that the applicant will be coming back in tM`e future in�ith a P�D request but the
General Land Use Plan Map amendment and rezt�ning reqi��sts need to occur first.
, �
Grimes explained that a traffic consultant for the devel�pment has done a brief traffic
study and the results showed that a �ommereial use would generate a lot more traffic
than an apartment building. He ad�ied`"th�t th� City will also be working with the developer
on better pedestrian connections and circulation.
Waldhauser asked if there is a reason the City is not considering a Land Use Plan Map
amendment for a larger ar��. Hogeboorn stated that this is the first application the City
has received althou�h there��h��e been inquiries regarding some of the properties to the
north. He explained`th�at°arv�en`th� Comprehensive Plan was updated in 2008 staff and
the Planning CQt�nmiss;ion sug�ested the area be redesignated to Commercial or Office.
However, the C���cil $�p��ifical`Cy wanted to keep the area to the south designated
residentiala�� ause they thought residential properties would be viable in this area.
�� ,��
� � ��� � �:
sEs � ss � ���� . ;.
Segelba�ct� asked if the project has to be made up of market rate apartments or if it could
include som�;_seriiQr or affordable units. Hogeboom said there is a demand right now for
mark rate ap" ;rtm�ents. He explained that the developer is not asking for financial help
from t����ity�� ��they were, there could be a requirement that senior or affordable units be
included. �eg�lbaum asked if the General Land Use Plan Map amendment and rezoning
request are approved if market rate apartments are the only use that could be on this
property. Grimes stated that if the requests are approved any type of high density
residential project could go on these properties.
Waldhauser asked why the project will be required to be a Planned Unit Development
(PUD). Hogeboom said that that the properties will need variances so a PUD will be
required. Grimes added that these are difficult properties to develop because there are
Minutes of the Golden Valley Planning Commission
August 13, 2012
Page 5
streets on two sides. Waldhauser asked if the applicant will also need to seek a variance
for the height of the proposed building. Hogeboom said yes.
Frank Dunbar, on behalf of Tiburon 55 LLC, Applicant, stated that he has worked with
multi-family housing in the Twin Cities' market for a very long time. He showed some
preliminary concept drawings and explained that they liked this location because the job
base and demographics are strong in the area. He stated that their market for this project
consists of single, working professionals who are 24 to 28 years old who are looking for a
studio or one bedroom apartment. He discussed some of the amenities i��l��ing
hospitality-style management, a roof deck, underground parking, sec�ar[ty and`�t� outdoor
swimming poal. He stated that they are very excited about this project and they f��l this
product is critically important because this demographic will be a�ound fo�a�a very �ng
time and will also tend to stay in the community. �=i'� ����"
t�.
�:s� �„�
;,: �
Waldhauser asked about the size of the proposed apartments'and�� �e cos��bf rent.
Dunbar said there will be a number of efficiency units ar�d som� larg�i���i�s. The rent will
be approximately $1,200 to $1,400 per month. � `�° �� � �
� r��E, �
'. ��,
McCarty said he is concerned about these prope�ties being "an island" and asked Dunbar
if that is a concern for him. Dunbar said no. He e�plained that they are still working on the
pedestrian connections issues but the customers for#�is type of product will own cars.
Waldhauser asked about public transpor�ation. Grimes sa`rd there is a stop for an express
bus to downtown two blocks away. ,
Waldhauser opened the public h��ring. _Seeing and hearing no one wishing to comment,
Waldhauser closed the publi�c,�ea`ri�ng, , �� ���
Kisch said he also has cot�cerns about these properties being "an island." He said he
thinks the proposed use is c�m,patible for this area he would just like to see it be more
"walkable."
E��
��� ���� � "
Schmidgall said �� is in favor of the proposed use and suggested that the developer
consider bsi�yEcle parl�ing �s they move forward with the PUD process.
Cera sai�c�.he �t�p�ports��he proposed use as well and that it could be a catalyst for other
de�elopmen���n t�i��area. Commissioners McCarty and Segelbaum agreed.
= �}
Waldhataser s�i�i she thinks keeping this demographic in Golden Valley is advantageous
because studies show when people buy property they tend to do so close to where they
have rented an apartment.
MOVED by Kisch, seconded by Schmidgall and motion carried unanimously to
recommend approval of amending the General Land Use Plan Map for the properties
located at 9130 & 9220 Olson Memorial Highway from Commercial-Retail to Residential-
High Density
Minutes of the Goiden Valley Planning Commission
August 13, 2012
Page 6
MOVED by Schmidgall, seconded by Kisch and motion carried unanimously to
recommend approval of rezoning the properties located at 9130 & 9220 Olson Memorial
Highway from Commercial to High Density Residential (R-4)
--Short Recess--
5. Reports on Meetings of the Housing and Redevelopment Authority, City
Council, Board of Zaning Appeals and other Meetings �����r�� x
s ��xk
Schmidgall updated the Commission on the Board of Zoning appe��s�r'ra�eting h��
attended on July 24, 2012. � ����
����: ��� �� � ;
Waldhauser updated the Commission on the City Council m�etir������� atten��� on
August 8, 2012. ��v��°
, z���
�<
Waldhauser reported on a seminar she attended regarding�the West End development in
St. Louis Park.
6. Other Business ��J'
,:s��
,�,.
Hogeboom stated that he is working on setting up �a:joint meeting/workshop with the HRA.
Grimes told the Commissioners tb.start fhinking about attending the MnAPA state
conference. The conferenc�vu�l,�.b�'hefd�September 26-28, 2012. �
�,
7. Adjournment. `
The meeting wa�s ad�ournec� at,$:��4 pm.
„9y,, �i ,.i ,
�y�� �'
_€
���������� �11 ,
��� ��������! ���kc: ';
� 1 ;
���
F�T
`.d{g
' `���l��.
Davi�A. Cer ;�Secretary
�;
�F, d� �
�:��
�;._;.E.�.:...�:�.
�:���� ��
PI n in ar
a n g T)cp tmcnt
���-s�s-sogs I��s-s�s-s�a�(fax)
Date: August 15, 2012
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing- Preliminary PUD Plan —Boone Avenue Convenience Center
PUD No. 110- Linn Investment Properties, Applicant
Background and Description of Proposal
Linn Investment Properties, owner of the property at 600 Boone Ave. No. is seeking to abtain a
Planned Unit Development (PUD) Permit for the construction of a retail/service facility on the east
side of the site. As part af the proposal, the existing gas station would remain (although it may be
rebranded in the future). The new retail/service facility would have four possible suite locations.
Both buildings would function as a cohesive development, featuring similar architectural styles and
landscaping. Internal traffic circulation and shared parking would also be a component of the site.
The existing gas station site would be remodeled.
The property is guided for long-term retail and service uses in the Comprehensive Plan, and is
zoned "Commercial." No changes to zoning or to the Comprehensive Plan wauld be required for
this proposal. The site is 1.87 acres in size and is bounded by Boone Avenue to the west, Golden
Valley Road to the north, Highway 55 to the south and Bassett Creek to the east. The proposed
PUD would re-plat the property into two separate lots; one lot for each building.
The site's proximity to Bassett Creek presents a set of issues which are identified in the Public
Works Department's memorandum.
Justification for Consideration as a PUD
Section 11.55 of City Code states that the PUD process is an optional method of regulating land use in
order to permit flexibility in uses allowed, setbacks, height, parking requirements and number of
buildings on a lot. Staff has determined that this application qualifies as a PUD because it achieves the
following standards established in City Code:
• Achieves a high quality of site planning, design, landscaping, and building materials which
are compatible with the existing and planned land uses,
• Encourages preservation and protection of desirable site characteristics and open space and
protection of sensitive environmental features including steep slopes, trees, scenic views,
water ways, wetlands and lakes.
• Encourages creativity and flexibility in land development.
• Encourage efficient and effective use of land, open space, streets, utilities and other public
facilities.
• Allow mixing land uses and assembly and development of land to form larger parcels.
• Encourage development in transitional areas which achieve compatibility with all adjacent
and nearby land uses.
• Achieve development consistent with the Comprehensive Plan.
• Achieve development cansistent with the City's redevelopment plans and goals.
In order to be approved as a PUD, the City must be able to make the following findings:
1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and
achieves a higher quality of site planning and design than generally expected under
conventional provisions of the ordinance.
2. Preservation. The PUD plan preserves and protects substantial desirable portions of the
site's characteristics, open space and sensitive environmental features including steep
slopes, trees, scenic views, creeks, wetlands and open waters.
3. Efficient—Effective. The PUD plan includes efficient and effective use (which includes
preservation) of the land.
4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is
consistent with the Comprehensive Plan and redevelopment plans and goals.
5. General Health. The PUD plan is consistent with preserving and improving the general
health, safety and general welfare of the people of the City.
6. Meets Requirements.The PUD plan meets the PUD Intent and Purpose provision and all
other PUD ordinance provisions.
Recommendation
Staff recommends approval of the Preliminary Plan for Boone Avenue Convenience Center PUD No.
110, subject to the following conditions of approval:
1. The plans submitted with the application shall become a part of this approval.
2. The recommendatians and requirements outlined in the mema from Deputy Fire Marshal Ed
Anderson to Mark Grimes, Director of Planning and Development dated July 30, 2012, shall
become part of this appraval.
3. The recommendations and requirements outlined in the memo from Public Works Specialist
Eric Eckman to Mark Grimes, Director of Planning and Development, dated August 22, 2012,
shall become a part of this approval.
4. All signs on the property must meet the requirements of the City's Sign Code.
5. This approval is subject to all other state, federal, and local ordinances, regulations, or laws
with authority over this development.
Attachments
Location Map (1 page)
Memo from City Engineer Jeff Oliver and Public Works Specialist Eric Eckman dated August 22,
2012 (5 pages)
Mema from Deputy Fire Marshal Ed Anderson dated July 20, 2012 (1 page)
Applicant's Narrative (1 page)
Site Plans (13 pages)
�--------'—' f sap � " � s�s
s s�s � $iP �� � � s a � a'a'��$q�s���s�������� �
�� d $� , 3D � $3�s�ig��3s�ri 8��8�s ' $�5 . '
, $�
:
y� � $� �� ---------
s9p '
¢ $� 8�1 � 8� 3
m �� f ,7 ,,�
$2'���
� i t �.,768�
8+��' a �� �� _ � � . 4���� { 75��,,
, � a��` � � s,. ,
� �� i 2t� �� 8300� 24�'2�38i� � ��` " +
2 �i�� _..---�---' 3 $2b"2. ,
� '� � 7�p s��z�a��`. � — — �t��,v������ - :
S � ��.
k� i
___.�.. f f 1EiA /' �° �~_
�
2 ,' �,�;Q��„�' ' $��������° ; Subject Properties a
2 ,� fb2 z
v
i S8q0 , ws f _ r' � � d � 820�
� q _� c 8
}. _ - _ _ �tn a�ve r� _. _ __ g _ _ _ 2� ��9i111� 2� a
� __ . � i,lri,�, ��, 3 u f,.�
; r��i��i�i. �%iir�f/if 3tit1 � s °.
� ,/�i i' �//�j/if i �Y
t �iii p�� �/!�� _. �.,,�,.---
8 fl � 8 1 W �i�fii�., �iiiii�i%rj�.
� � � ��� z j,;%�j'%;%fii;,�%%;f;..
9{�D i $�6 ` f,'�ii;�ii.,/�' � �.,�-`,��.� t 8�a
,
_. c _� _. __ �.,,,r
i � "_ "` � ` �-° -•u.. � "*^�
`�� �-----�."" _ ., ' - -«�,.
i ,_,_ .. - _ _ «� . w_
_.� .�� � � _� � w. _
.� _.�
' {3olCte u � � � � " -:
° v .�. `
-�---���t'�Y�2d'°, _r „._..., � ,� � _.
��� �,}. _, .._ �_._,-.-.• �_._.-.._
�,.r--�-�"�.-� y�;µy N�a•`'6 ° � s ,---"`"-r. -""`-�.
�.��te r-�" � ��`-�--._.. �.
� -" � ,�*ata�N'��o.��_ � �'--.._
" � � _ �
_ .m���� � 8$15 � �� �
� rtaS�
� -�� Ut���' �39 �� �
m ���
4�0 :„
895189d '� �,
433 �m :� d32 g�� �
d21 `o d2d �� A2d �
� � a�� ' 8rookvi�w Gommunityr�ent�r 8e t�otf Caurse Y
347 !� 41U 92$ 912 'i5 d
345 89 0 ` d08 �
`— __ _�lA+atl �4 .. a..». - ^..
- - � �-� `� �
339 89 5B 17 g13 901�40fl .
3 89 9 �'�
�
Mcrvaa:ra�cl�x;riA�€�tl.1S�Cwr'Mle;`�ltC'C�.iCaS2llti �? .... f3 46S#i- � .
. � �
���� �� ' �� ,�
��''''
Public Works Department
763-593-8030(763-593-3988(fax)
Date: August 22, 2012
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works S a ist
Subject: Preliminary PUD Plan Review—Boone Avenue Convenience Center &
Retail Building (600 Boone Avenue North)
Public Works staff has reviewed the Preliminary PUD Plans for the Boone Avenue Convenience
Center and Retail Building. The proposed subdivision is located at 600 Boone Avenue North and is
bounded by Trunk Highway 55 on the south, Boone Avenue on the west, Golden Valley Road on
the north, and Bassett Creek on the east. The development consists of dividing the existing
property into two lots which will have shared parking and access. The existing gas station will
remain on the west lot and a new retail building will be constructed on the east lot. This
memorandum discusses issues identified during the Public Works review that must be addressed
prior to approval of the Final PUD Plans. The comments contained in this review are based on the
plans submitted to the City on July 26, 2012, and revised August 14, 2012.
A Subdivision Agreement will be drafted by the City which will outline additional conditions and
casts associated with the development.
Site Plan and Access
The development consists of dividing the existing property into two new lots. There is an existing
BP gas station on the west lot (Lot 1) and the plan calls for expansion and upgrade of the existing
convenience center and car wash facilities. A new 4,920 square foot multi-tenant retail building
will be constructed on the east lot (Lot 2). The existing street system in the vicinity of this
development is adequate to accommodate the new vehicle trips generated by the development.
The two buildings will share parking facilities and street access from Boone Avenue and Golden
Valley Road. The three existing entrances to the site will remain in place and a new private
concrete sidewalk will be constructed near the east entrance to connect the parking lot to the
City's sidewalk on Golden Valley Road. While the commercial driveway aprons will remain,
portions of the two driveways on Golden Valley Road will be removed and replaced. A Right-of-
G:\Developments-Private\Boone Ave Canvenience(600 Boone)PUD 110 Linn First Addn\600 Boone Ave Prelim PUD Plan review REV 1.docx
Way Management permit is required for this work and for all excavations and obstructions in
public right-of-way. The developer or builder will be required to obtain the appropriate permits
for all activities associated with demolition, remodeling, and removals prior to commencing work.
The new retail building on Lot 2 will be set back a minimum of 50 feet from the top of bank of
Bassett Creek in order to comply with the City's Shoreland Management Ordinance.
Preliminarv Plat
The property proposed for development is adjacent to Trunk Highway 55. Therefore, the plans
must be submitted to MnDOT for review and comment. The developer will be required to
dedicate any additional right-of-way deemed necessary by MnDOT.
The property was previously unplatted and a number of public easements have been dedicated
across the site. There are several existing easements that were granted for streets, roads,
roadways or walkways, drainage and utility purposes. These existing easements must be vacated
and rededicated appropriately on the final plat. In addition, a Maintenance Agreement for a
water quality pond that was not constructed will also need to be discontinued. Upon receipt of
the Easement Vacation application, the City will coordinate the vacation process and the public
hearing will occur on the same date as the final plat consideration by City Cauncil. As part of the
application, the developer must provide an exhibit showing the existing easements to be vacated,
along with the proposed final plat.
There is an existing sanitary sewer easement along the south side of the property to
accommodate the Metropolitan Council Environmental Services (MCESj 36-inch force main. A
copy of this easement must be provided to the City, and the new drainage and utility easement
dedicated on the south boundary must match the MCES easement.
UtilitY,Plan
The City's sanitary sewer and water systems that provide service to these properties have
adequate capacity to accommodate the proposed development. The developer has
demonstrated that extension of services is possible as shown on the Utility Plan.
There is an existing six-inch diameter sanitary sewer lateral serving the gas station. This service
lateral will be extended east to serve the new retail building. Like the existing service,the new
pipe will be insulated and installed on piling. The proposed plan shows a cleanout at one of the
bends in the service. The developer must install manhole structures rather than cleanouts at all
bends and access points. The sewer service will be privately owned and maintained.
The new water main serving the retail building will be a six-inch diameter ductile iron pipe. The
service will connect the building from the City's 12-inch water main located within the Trunk
Highway 55 right-of-way. The water service will be privately owned and maintained. The water
service will cross the MCES 36-inch force main just south of the building; therefore, MCES must
be notified prior to commencing work.
G:\Developments-Private\Boone Ave Convenience(600 Boone)PUD 110 Linn First Addn\600 Boone Ave Prelim PUD Plan review REV 1.docx 2
The developer or contractor will be required to obtain the appropriate sewer and water permits
and right-of-way permits from the City for installation of the sanitary sewer and water services to
the new building. In addition, permits may be required from MCES and MnDOT for work within
their respective easements and rights-of-way.
The City has an Inflow and Infiltration Ordinance that requires the sanitary sewer service to be
brought into compliance when developing or subdividing a property. City records show that an
application was made on August 20, 2012, for the initial inspection of the sewer lateral at the gas
station building at 600 Boone Avenue North. The sewer laterals serving the gas station and the
new retail building must achieve compliance with the Inflow and Infiltration Ordinance, prior to
occupancy of each building.
Stormwater Mana�ement and Gradin�
The property being redeveloped is located within the Main Stem sub-district of the Bassett Creek
Watershed; therefore, it is subject to the review of the Bassett Creek Watershed Management
Commission (BCWMC). The BCWMC will review the plans for floodplain impacts and for
compliance with its water quality standards. Based upon the increase in impervious surface area,
best management practices which reduce phosphorus will be required in order to meet the non-
degradation policies of the BCWMC.
This redevelopment is also subject to the City's Stormwater Management Ordinance. A City
Stormwater Management Permit will be required before the start of construction. Upon review
and approval of the stormwater management plans by the City, the developer must submit the
plans ta the BCWMC for its review and comment.
This redevelopment is subject to the City's Floodplain Management Ordinance, due to its
proximity to Bassett Creek. The lowest floor elevation of new principal structures must be a
minimum of two feet above the base flood elevation to ensure adequate flood protection,
According to the grading plan submitted, the finished floor elevation of the retail building will
meet this requirement.
Portions of the property being redeveloped are within the Federal Emergency Management
Agency (FEMA) designated floodplain for Bassett Creek; however, the property is protected by a
flood control levee constructed by the City in 2005, as part of the City's reconstruction of Boone
Avenue. The reconstruction project also included the construction of a storm water pond, lift
station, and levee in the northeast quadrant of Boone Avenue and Golden Valley Road.
In order to prevent increased flooding in other portions of the Bassett Creek Watershed, the City
was required to provide mitigating flood storage as part of the Boone Avenue praject. This flood
storage volume was provided within the General Mills Nature Preserve, located east of Trunk
Highway 169 and south of Trunk Highway 55. The total floodplain mitigation provided by the
project was 37.03 acre-feet (one acre covered with one foot of water). The construction of the
Boone Avenue project did not address the water quality requirements of this or any other
property protected by the flood control levee.
G:\Developments-Private\Boone Ave Convenience(600 Boone)PUD 110 Linn First Addn\600 Boone Ave Prelim PUD Plan review REV 1.docx 3
In order to prevent flooding elsewhere alang the creek and to ensure that adequate flood storage
cantinues to remain available in the General Mills Nature Preserve, the developer is required to
quantify the volume of fill placed below the Base Flood Elevation (BFE) of Bassett Creek. The
developer has calculated a total of 255 cubic yards or 0.16 acre-feet of fill proposed to be placed
below the BFE of 888.0 feet. Therefore, adequate compensating flood storage remains available
in the General Mills Nature Preserve. A diagram showing the areas and volumes of fill on the site
will be required with the Final PUD Plan submittal.
Because the developer will be placing fill below the BFE and constructing the new building at or
above the Regulatory Flood Protection Elevation (RFPE) of 890.0 feet, it is likely that the building
and a portion of the property can be removed from the FEMA designated flood hazard area. In
order to accomplish this, the developer has applied for a Conditional Letter of Map Revision
(CLOMR) from FEMA. Following construction, the developer will need to submit construction
record plans and camptete a Letter of Map Revision (LOMR) application to officially remove the
flood hazard designation.
According to the grading plan submitted, the proposed retail building will encroach into the west
side of the flood control levee constructed by the City. As shown on the plans, the developer will
construct a retaining wall to maintain the integrity of the levee for flood protection. The retaining
wall has been adequately shown on the plans.
While the developer will construct the retaining wall, the City will own and maintain the wall as
an integral part of the levee. The City's consultant will design the wall and observe the
construction of the wall. The developer will be required to post a deposit with the City to pay for
the cost of plan review, design, and construction observation of the retaining wall. These costs
will be included in the subdivision development agreement drafted by the City.
There are existing storm sewer facilities currently serving the site, including an environmental
manhole located in the northwest carner of the site. New storm sewer facilities will be extended
to serve the proposed retail building. The utility plan shows a pipe crossing the MCES force main.
Similar to the water service discussed earlier in this review, MCES must be notified of this work
before starting. The developer is proposing the construction of a Hydro International Up-Flow
Filter Manhole to pravide additional water quality treatment required by the City and the
BCWMC. The developer must provide the manufacturer's specifications and details for the
structure with the final plan submittal. All storm sewer facilities on site will be privately owned
and maintained. As such, a maintenance agreement between the City and the owner will need to
be recorded that will cover both environmental manholes. In addition, as a condition of approval
of the development, documentation will need to be provided to the City that the existing
environmental manhole has been inspected and cleaned, consistent with City standards.
G:\Developments-Private\Boone Ave Convenience(600 Boone)PUD 110 Linn First Addn\600 Boone Ave Prelim PUD Plan review REV 1.docx 4
Tree Preservation and Landscape Plans
This development is subject to the City's Tree Preservation Ordinance; however, the City Forester
has reviewed the plans and inspected the site and has determined that there are no significant
trees on the site. Therefore, no Tree Preservation Permit is required for this development.
The Landscape Plan submitted identifies the placement of sod on the disturbed areas of the City's
flood control levee. Prairie Restorations, Inc. currently assists the City in managing the vegetation
on the levee. The City will consult with Prairie Restorations to determine the acceptable ground
cover for the levee and will notify the developer if changes to the plans are required. In addition,
the plan shows trees planted on the levee. The trees must be removed from the plan, consistent
with guidelines set forth by FEMA for construction and maintenance of the levee.
Summarv and Recommendations
Public Works staff recommends approval of the Preliminary PUD Plans for the Boone Avenue
Convenience Center and Retail Building, subject to the comments contained in this review. These
comments are summarized as follows:
1. All existing easements in favor of the City must be vacated and rededicated on the final
plat.
2. The existing building on this site must become compliant with the City's Inflow and
Infiltration Ordinance, prior to approval of the PUD. The proposed building must become
compliant prior to issuance of a Certificate of Compliance.
3. Approval is subject to the review and comments of the Bassett Creek Watershed
Management Commission, the Minnesota Department of Transportation, and the
Metropolitan Council Environmental Services.
4. The developer must enter into a development agreement, pay all fees and post all
securities and/or deposits as determined necessary in this or subsequent reviews.
Approval is also subject to the comments of other City staff and other agencies. Please feel free
to call me if you have any questions regarding this matter.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire and Inspections
Mitch Hoeft, Engineer
AI Lundstrom, Parks Maintenance Supervisor and City Forester
Dave Lemke, Utility Maintenance Supervisor
Joe Hogeboom, City Planner
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshall
G:\Developments-Private\Boone Ave Convenience(600 Boone)PUD 110 Linn First Addn\600 Boone Ave Prelim PUD Plan review REV 1.docx 5
���� d.�� �
Fire Department
763-593-$079/763-593-80�8(fax)
Date: July 30, 2012
To: Mark Grimes, Director of Planning and Zoning
From: Ed Anderson, Deputy Fire Marsha)
Subject: PUD 110— Preliminary Plan for 600 Boone Avenue North Convenience Center
I have reviewed the application packet for the preliminary PUD plan for the property located at
60Q Boone Avenue North. The application packet indicated new multi-tenant separate building
and the remodeling of the existing building. Listed below are the fire department camments for
both existing and new buildings.
1. The entire site shall meet the requirements for the fire department apparatus access
including, but not limited to, access roads, proper turning radius and the installation af
"No Parking Fire Lane" signs in accordance with MN Fire Code and Golden Valley City
prdinance.
2. The fire apparatus access road in excess 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
3. A Post Indicator Valve (PIV) will be required for the building site.
4. The fire protection system for the new building shall be installed and maintained in
accordance with MN State Fire Code.
5. The existing buildin�fire suppression system shall be required to be extended, altered or
augmented as necessary to maintain and continue protection whenever the building is
altered, remodeled or added to. Alterations to the fire protection systems shall be done
in accordance with MN State Fire Cade.
If you have any questions, please contact me at 763-593-8065, or e-mail
eanderson oldenvall� rv�n. c�v
EA/jl
�
Linn Investment Properties, LLC
Boone Ave Convenience Center& Retail Building
Project Narrative
July 26, 2012
The proposed Boone Avenue Convenience Center will make a significant upgrade in
both function and image to this prominent location. The two facilities work in
conjunction with improved traffic flow and shared access and parking. The buildings are
situated to take advantage of the visibility from the intersection, and the new retail
building is placed adjacent to Hwy 55 and features an outdoor patio. The parking is
broken into smaller fields and does not dominate the Hwy 55 view. Four sided
architecture is proposed due to the visibility of the site. Pedestrian connections are
made to each building as well as linking to the public sidewalks. The sidewalks will be
upgraded to allow the proper handicap and elderly access. A hedge row of landscaping
has been added to the north side of the site to screen headlights.
The existing convenience store will be enhanced with new EIFS signage areas and
features an upper cornice to enhance the skyline. Stone pilasters with brick base and
decorative light fixtures are added on all facades. The car wash entry repeats the front
architectural details. Black awnings and metal entry canopy add to the interest. Both
buildings are designed to be compatible with the use of the same brick, stone, CMU and
EIFS. The gas canopy will be enhanced with brick columns to match the architecture.
The retail building has maximized the glass storefronts by wrapping the glass around the
sides. The car wash has added windows to allow for natural light to avoid the effects of
claustrophobia while using the car wash. The car wash also features a sustainable
element by reclaiming the used water for re-use. Energy efficient LED lights are utilized
on sifie.
� � �� =m o � � �
a�� w w ° ° �
� _ �}9&1.° E I_ \ A a>i �Vl O1
_ ��om � 'w � � /11 L� ` •; �i
` ' � � � � w� W z v � o �� r � z
T � ��a< �� � W � � � ��- �E W � �
_� ZZw� Q � Z �Z a6° = � �_ �
��'°�c Z Q g� W W � m C W �' > c�C s- � > �� =N � o
J cn- o� v Z � W O W w u � � p H Z o Z
.,' � � W G °m � O Z ~ Q '++ � J o '� � a� � •�m �J � � u
'�� � = O °'° •� O O W W V O Q m i � �v •�Q �� � (� a l
[ ] O
U � V �3 G. m V V � J � � � U Noa� OCz° �L/f� N `/ a
z
Z a n
O Z
z
a o
� o
u z � z Z z 3 �
o � � z z � � a s W 'w"
X v=, z 3 � z o z c� a
w w F s � F o
x
� F - N � � "'
Z � � � 5 `� 5 �
�
� � W W
x �„
v� x
I) N q No, ., .i ..
O O p
V u u u u t� t� `cg �i '�'
�
� � -
�
� -
� - . - � N
� � H
� � O v' , � V ..!_��—.....�� Ll`�;_�liiS` `J' •�•U vlva- �pYtO. .�..... +'L Z
� � � �I� � �vo -}:ionoo°`�4"I �� �C�evuoo.nv� �oao i°oa J�� ,.'�RJ .
� �■ � l..J� �i'10]i�� I'�,'���'� J.�PNiJU7- T.a 5.3� )�'jj 1 �i
�/ � r.�LJL..�� K�;.X.aa\ �"���� ti��Ar�� � d11.� �r7�7 �
.— �, �4I'1U� N'3Atl �,' �
� y. _� If0�7 u e eCN u_ � }� Yt�. nisawn�l u MI� I 'T AY"
\/ � "� �" '--�NYYl1W�M g
3I �. .311 p OHYC m��4`51({�"G/' t 3�i�dx i� r `J
' � � � � �J u Y- � � `t{� "�'� Y tR'S'3�Y 3 H3 � , � Q
� � � � :�AY���a� ' y n�14 �,� �l--�J C .. � e�
� • • IAA���� � �}1'� e � � `� �
�w �� I Y 1 '�Atl Yµtl35��0'I �!' W � �•C'� �3�4 YYYaSifpt, S . � VNV�ISI NII� �
Q � � � � ��I�i� vt 1. i� 1
ypfl f [N AhtlM1� � � ��� YAM Y
A � OVM1 �
l ) M7l �l)3 �t 3M �
� j( ii .�L�J} i� . 'tl'J �AYl3Y ¢ �3NV a
� ��•`a� Wi3'U. . : ' � �ir. �`���� 1s\
� LN .in INYA�:�43di v"I '•'+^iAn �5'3I,p Y INI�},�cHl�.�
� O � .���,-.s�a c��a�'�-- ��)�x; �s ��_ � � �
� ° ��(;C''`��z'° C_ + ,����i�:- �� ��
�OwvtL���� ( AU= onai�lua,iF���„�r S7 & '����� �W
Q— � �, '` � O —`�JO��C7�i r'� .,.. 5-} r ryN;.� �
� -1--� aw.�uv:.C�---�, -J_ r,- . �Q � ���"' �� � U
—� � x r N 3Atl '""�rr�axxi
�. o U / �U K��v ����r o,n o �.« �-- , �,,,� ? � �
� � �� ` �(�-� I �ry�' AuYd ulls7+�¢ r Nrt�n . 9r,
J�,�l.�.1 .K.y-��i 5�����{.iv�ff` � ��� =�j�� ``4�.�.raM��.��h Z �
/1� � ^1 Ntfs�l, y �H'� i� � Hu' P3f��',N75rwJ5tx � � �.N/ �^py'�� �
`� � � � //� � �����aj�3� .` �. � `�1���"_"_._.-.�� R�'( �!4'°' /
V/ � µ y �� f
� � <11'�DY S� S a _... �` I� � I�.����
� \ YtNbe 3I�n w-3Y081�' W�t 9f.Y3ta08 , 'J�tO Sl'16Y 1rn.'....3'J ��i� rf� .
�� I ��� f ��1�1 g %�:
• � y JI e �1��� , _i I
� N �8 h�3�. r]3� �� i1 p1 i
/ � ■ c S'f�j ll'_�v eF1 -'�3'�g't'�{aa F�15n1 .,a' �`il i
�/ ti11'
J % µ� � Y�, .
.� > � a�;�,._� .�- ' _� `���� � e t�.
, ,
� y�����fQ5ll3�1 �, 1 {� ��i
� � �
� 1 yl('�t"w8S �PI 0 ' '�_ __ ,. '_ --__
L�x_�����_._� � i���j; 1
� 1413.����`.�� Fa!o55�3cx3n •
+g5 .x.. _ .._ � s- .
� � '� — —p ��.�—� _���� j, �
� � � �.tno�ux��t � � � 3 ��1 � j �ls� ��� sirt��•as
� � � �
�
-I� C.�
�
0
�
O a ���.'I.',�.. ti �
U w w �
m ~ ~ � w
�
�^ �� a �^ v
a v � `"a a
juai C �vat 2 �t�11 N
Z�O N� ''. Z�O N � Z�O�`1 F
W W zON� �'. W ZO V1 � ZO i+1-
a��om v ,, ag�no� � � ¢g�000 v
�o�o� .. �o io� z �o io Y
C�c_i�HVV ,.�'���. pti�N a a ac.i�lz-�aF
Z Z N�M M� '� W Z N�M M� U Z N�M n'1 V
J¢�O I�h H ���, 1 a�O I��a �Q 0�^I��"'
>LL��,�Xp �.... ?���„xp Z`c��-'xz
c�� F-LLC� �n�.�o.�¢u g�°r-ia�LLU�
1--
N
�F '
U �
W J N
H
F- Zw �F
Z U H p ''�. �� w�
� w °°
� Zv�m '' swo w z�w °
pu'� c ,. O v c Fwv v �
Zw z� � ..'��, Z�uini m z>'^ n
�_in �n . �n � ¢�n ¢
. H Z¢�i�Zti� v ',' O�ZOO-�' z W Z C �
. J �i�pz V1tD Q , arc�mOO�1}, ¢=�°00�>
�O W g�O V� v �'.. �F_7 01 6l U m�Vl N f�1 O
Z a Z z 0�n n N ��.,�', w��a a�F- =Z¢a m m F �
O ozo3o��a ��ow�tia waxWNNV �
p��tOtD 1- .. 22ZZt0�0 F- f-�'�ZO�O��- "-'
I �W O 00 O J X Z '�,'.. U U�-I Z J X Z O��Z�X Z s
wQF3� QO ��o-wQ0 O.ti-wQ0
�i=LLU ¢¢rn�rLLU t�u.��r�u $
' �
e
�e .
� � e� �m o c C �r1
� °�� � W , � � ,-�-i
� c z�� E � �v �N Ol
<=�m � N � W 2 � Z O� N •�„l Z
�r � �fp fp � �N � C �\_ �a�+ Z W �I
��« �� > w � � � y~ � �
� � �� Z Z °� a z °� m .Z °- "m _ _� °'C7 E= o �
e�,c c �G Q g� W yd � J C W � > f'�'C i� y C`., '�=Z O o
J °� Z W O W a c� p H Z Z
� d � w � 3o .� ozz � � ° � g + � �� � :�� av_~iz � N �
UF=— �U ^� e m �V V OWC � UO' > � � � m° " �o sX0 ,c 'o
U Vf o a d OC z cn W V V1 V a
0
a �
w Y � �
°o N
� "' au ? � h
r ? aw � c� � - _
� YG � zz � w � � - m
z � w � �
w F - u S o � z �o � � K z
W �z °u 'm m m °u = � - � O _
I I I \ ; _ a Q _ 2
. i i I I� i�� m ° �
� ` �
� E
o � �
O � w ; >
G � �' Z 3 _
Z w Y
zw � "' � ° 3LL �' - - z°° r
a � W °z � z p a z � _ � z . .
w � � W � i � w � LL _ F � �
a � � �o a � �
3n� � g u � � 'o u 3 = ° a'
� I I ��I �� I I I 3~ �� - .
I I 1I1I1I I- ?° z
86��VUUI I I 0 -
z Z " a
0 � z n "se � � >' E v �� r� y » o
w a � o � = N w � � � a o a° a° e' �
� W � p p m E - s'_ i e 3
(� � Zp �^ - ag z � _ �� ud � :
0 0�, z �
� z �� u � � a o � Q g z y �rz N �m ; .
° �� � � � ' `_ � ' m N "o
II � o ��#.��b�o o � II � �� m a
'� �� I I � I I
� � I � � I I
' ,�I � � I I
� � — — (�U1L1»l I'SY3X)KVII V. ; � I I
� J:� 8 ,{-lam-- �
. � ., //a-�/ // �\�\ � � .
,,,;, •. �``� „�s�`���-`''.��i��% I I
� '' • ,s�,,,,,��.�. ����� a
� =-' �`„"w��+�° ,��' i�i
� 'i",�'"���«�^°'� %//� � I I
�� � �/y� //.
. , ,,
/� �� � % � i i
�� �� . ��" i�
y_%%! ' �`, ;-�' �,%� ;� a � I I
�_� �,i�' `, ' ����i'��
� i�� /_ �� � �
°������/ ����%�„��l" / i i
� i�'� i ,�'�`��/ ,;�-i � i i
���'� ' "` ._ �\
-o-�i�"� � �%i t , �
i���// +���NS i i�/��I / � � I' I
� � ��� ���' � � � .
i�� i �� �a�i i%�i� �,���i �/� I' 1
` /� ��� �����/i,/' � ..���/s � �" 1 �'f I I
���� � \ i i /'0�m i �l,.�/ � �� op ��,
/ m
110 ` ���1��`/��e9y°,�` ���'��/� ;� I' I
� , .- •
.. `1 �� �/' �i�C�--azy�����/i'�"'� �c o , �
� �f / /��i ,�i ��,�/� �j i.�,�i'�'l ° c1�- � i
�� / i i�� .'�\�9r / i�•� �.� � 8� �: � I
�\ �i, ���,/�y%����� l� ����i�' P\ o I 1
�t'��m .�{-� ��,I-'�---�-- � •\
I � ° �, I
tm � ��j����� J��'J�"/ �^—���� �� � I
. � � i� ����..�' � i In \°�°'� d l
' v�- i �� ���� iti � _ � ° 1 IU 1 �� �� 1 �i �i
� ��'��'� ii —`��� � �� �,� 41I � �.
� � ���� �� �'� � � � � Q I �
� - � � � � , ' �� I �� , I I
LL :� �' � ° ` `�- �tl ' � I �
I `� e�� g + ._. � I 1 1
�. � � �g� .._ i c�� �m �o , ,
� � � i'-S' :�m �° a o�l
\�,_ � �+ .,a�
�.- a 1 I
�, � �� � � � --.=' --��� � 1� � I
�i I+ ! �,i� +� �3� �� o' I I
,I 1 I � I
� / �,� `•- � a I
. , � � �'� �—— /n��'4 � � I � �
W'g •� �. �� �:• --�-=_:-- � � I I ;
r 1 . o.os. h- 1 g� � � 1I o
� - •� � : '� � I� I I
��J Za ol
�� � �. \ ^�A�� �I � LL�� I � �
?� I I��'� � 'Z m �p .. � I
� g' �' O.: . �9 OZC ;1 ��^�.; \�,� - ` O 1 �
+yT E ."' /� � �LL I Z'����. I
� � A �/�� � .,, g � � � � �� �d. � �
�` �' �� �, ,f p a.oe I I �1 � bI W a� {
e"�
I N1 1
�g '� +� '��\ � ,'�// O 7 '�� �g �� ��'
_ .� � \ \ A;r/r�'/ � � �� � 11� I '
�� � t.� / l� � � 1 1
�� I�, � � ��� �_+�a�._uz: ,%�'� �d � /,4 ��� ��,. 1 1
� � �� ` 1 a�a �
�\
I ��� g I ;�` � aT . av \\ � �° 1� s ��1� ' '�
�o/, �; � �-- -- -- - -- . , � � � � ' '
� ' /I' a � :. • .� : ' � LL „1 1
,� �J: � � .�4' ,°� �� •�{ �, °�' \ 1 1
_�� � � , .
-� � r, , }s I i �� : i o * ' ' � 1
' . �-I " I ��1 ` 1 1
r
g ' :� I co 0 0; � ' �'. • � �,�- a
a ,� � ,`r- I o �. � �;< ; a
m b ��o n .�. �� �.:."3 � '� � � �
t <<.% � =.--a�_,
I � ,:I � (V 1 ' ��a- o. - � -- - ��y I� 1� 'a 1 i
��-- �— � °� 1 "�1
_ g � �_ ---ta�__-_ � a� o
I I �W t �' aa ia �' 1 � �
. � �' d d .• \,
da I �' �`o-_ °`_Q---�` ��, ---- � " �1
l -; - '� --- -�"
I o �o ' \ � , .•, *� �• �' t - �'�1 . 'a _ 1 1
..� .�.r �- �" � ' 1 1
��o� � � ��w���,��A�,� ' �, �--� ;
i �------- �. :.,-.; �
e � I � - ------`-�� umauauiauxuymmvax.rimnrunw�:•u�u.c � ��. � " '�� �'
. ., �
n � _�
� - --=_t!` - ----- - -r-��------ -1 � � 1^ , �
I�� =-- - �-==-- -> - -- ..... •• ;
� N� 3ma�"�.�3N008----'o ---�--;--6- 'W, �1 �1
���a ��8� �_ -� ���-- ������
� � �� •, � � � ` �
—i i �` i � i � i ���., �,-� i �'� um�u3a�v�n sc.��_.;.���� !� �� !' �xd P
__+�A .. . . . g � __ _,_ G
DD oo aa aa aa aa 86'L9Z 3,L4,£Oo00S � Z.. � ?
'�� �eno,m�noc�sn,e.--' 1 ; .
aa a4 aa aa aa�w.�..^ir
¢�,� 1 i
� � Q� c� �
� °� a w ° o �
� � w �
� _ Z� P3'f= E � r , \ �'a�i 'Vl �
a m h � v � �
c a=g� � N N Z � Z O� •� Z
�r, ° ��� W >� � o '�"'� OvC
� ,�e o N � W J � _ � N� .�
� Z p �a � �Z
�.,
� °�'°� Z Q g� W W � m � W �' > c'�'C ��m > _� ''_'� C � C
- a.+ � G. o� v z > W p Q W ¢ c� � m s z O ,, H a Z O Z
� o� �"' Q ++ �I z ;�= � LL� � m +' *' � c�'i
� � = Q o�,°o O O O W W V � Q m i � v9 p j� �� � M a�
O � ^a ° � � � ] �O
U � V �� G. m V V � J � � � V VI oar �z° NV� N r/ pL,
aaa¢ �°�oa aa ��� � z Z �
0 0� z z N N N � o z 4 °- N a r=
�m o o� ¢
.. � �� uu �� ry � � m s w ��� - �
�'�..... �..a aa �� `"°' S o � ��z � z S
�� � Mo 00 � ? oG o »-� w� � a ti
�z; WZ m� m � o w aw ¢ o ��d>°LLo m ¢ � � �' z
z> > a a�ti w � u, � �E Gz'r''�ad p � Z _
�a Za Z z OQ � ¢QQ¢Uw� �
m s rt p t�l p o ¢w <Z a��uoin wU � W
U �- ¢ ?a p w��p � � �
� CZ �
'" G�z„ ¢ � a.^'.z��� ¢
o � z �� F- o x:;o �x d
� Naw~ > z
t i a o � oz o w a�Go°�� w aw
I I z °a ° w ° � g ��C°Gow> � o�
? I � � } Cw, u° � � gm a � � Quzz�yo a °u
� ` � p� a � �� Z ° � °¢a"'o��Fi z ma
� I � vf Z LLx w a Ga N w aowopr- p �
I W a o �u �az? Q aJ
� � F- � � i,a, '' i=a o i ° z�.'S�w°a¢w �°.� ��
o I � � � oz Z 3 �� a � a ��o'���=�o g z>
i I OO � rv� Z � w3 = ? ¢ . � � �..���o� v o
o � � �� � � � r�c� 1- o 0 0 - owZ o o � x�goZG� � ��
a ' I Z o z~ z � a� � m W�p o a�°r�iiro��i '� o
I W NI�z W � Zin � � LL a~ d d � w�~w¢1-2 i u'O
� �d� ��z � w o� °z '_ JFO r o �m�o"' N �a
d o�w ??�e p. N> > � a¢"-'�`� z
� Z O =�� ��a p a " � Q NLL� � � g a°�Nwi� N �m
Z � z �gw � aa°- � z zo � oZ �w�~m - o-
� iy o u �z o iy o oY c � G G� a �a�� z3
u.t �z <r= a� > .-� ~w ��� ?z oo� u a Z oz� _ F° � �z°�Z��'' z a�n
y�j �� ?i� o d� W �S¢ > � zo aa O W u' 'Lm � Y G ow x xF p o�u_v�zz¢ x �z
,� �� �o S°w Q ""o,,, °�'^ °o o � � �d z a �z � �x � �t°��„-d a Qw
��w �?zz �d � wmmo,-,�, °� c�w c���� o o� � � z�„� a a� w ��"'¢°?u ° zw
I WmW �Zg� mW� o II � LL�o zzo z~N� IIJ fo o�� N w � Jo���r-�, °z �¢
p� W�"'z�„�aW a.;N$a w> Na ¢ a az a a uo� �.,o ¢��o�mS ow
auwmz3r�s'z� Y ��-,00°o �ga °wa a°°°
C!— N f— Q N U � w u_ l7 2 _ � Y
v;.:�`' g _so.00-- ( .
� � _ � �
, �L
� ..r.0 � ����,�ssaID E�,"�".`� I
�"' ., �s ,���,�w.
� . � � I
'���� � �
/ ' / i �� 1
, �
� � �
'I I
-RN S�� ��I i
_ �� ..-r'��1 ; �I
�� � ' � � �
z� ° �� � a� �
g,� o� �— ��
��— oa � wi I
mu� �� � zl
o�
����'�/ 1820 ;.:.�<. u� 1
J ��� � ' I
/ • •' ' � I t
�,./ � ;�.a � W ri�1 �
i t. , � °°a� � - 4 � �
". � '� _� �maw �I
af u � Q �-24.0��_ g'0�' 6.O=Z o e"' �t5,�� �,j �
`\��Y , °3� � " . ��'�, a_ m � 4� � '
�wx �i� � r �� 1
I ,` �� � '
I s��' F� Q , O `� �j,. t, t, �j �
J
i �.o Q";� ' � 9.0 9.0 9• ,. �1�, d � i
.�� '
� e',L � -1"'"_- � 'j Zrd, � 1i, � I
�s.i ' ��n a�� N a v�-, v�1 � � I
��� � � � , �� � � � �� �
�� � ��0 1�•�, � z�
. ...... . : '
<..: � - '� �� •- s � -- �1-` � o� i
_.,. N. ��\`\ '.r ""' � - .- - �� , . � i. �z d
� � Q �� _ mu� 1
, ;� y ---------
� I -----
� �u ` � , '
� zG �.� . . �i.: �� ���b � ��
z o� •,, � ` 1 �
� J� � �
u � '-' x�- [ 1 �� {
z wa �� � �„z, ° 1 N
� u3 z� �� ou ,� LL� g � ' � � t
� o� ,:.i�l 09 , xZ zpw�°m a¢ sm . ,,� �i' I ` Z
z 0'8t� Z'gZ �; e_ �¢�p�wi 3= Zz Q 1 y �
,��„ I .I xwz LL °~ =N . 11A� • �� � �� �
w I W � '� �1 � �1 w 1
� , � � � � � � ,� �
�t I ° � � 1 � � N
� � ;. � 1 i t
� . � I
� . : o . �; , s �. �.
" _ " � "� o R�. � ; ' � l 1 �
o � s� �C^ `'' ' 1 i � x 1
o I d � � � o 0 0 0 ?� o �, . � oQ 1
w � "'o�> � =m I � a� `� � ! j �3W°-
I ��o u �� � w `� � N `, ,
J m
� I ��w o g �� "' u'� � z 1 0� �
� �,�z �* g'—s - -- , — � ; � 1
o `\�' .:F� �'�; .�.a� °w�- �W � �r• . -i 11 0 � l
� . ` - � z i, -.0 , -�o o_�� :,.� 1 � u
� I _1-�`LL - ' �,�° �zpu�:^•�..:i , 1 \
I ; m;o � �,�°'�g'o¢ : I '
� �, i i o. � �zbg�. Z i
pz i � � 1
I --- -- ---'-- a ----
� �
I i "'~ w °o> 1� 1
' � I �g �?� � � 1
I NZ J�z >z �
� w° m °�� �
I �•• I � � i�w� ,
� •\ � , �
• �♦ �\` ` � ,.
�--------- =� ---- / ,.
---------- . .-f
�--`�.•.> ,
1/
a� � 1 --'""�
�S �z ,1
z� N� , �
x o N 3AV 3N009 �w 1 �
w3 V
- �
1 -
- - �
e IZf 9
�
$
"s
s
� o �r cm U
� o E � c u,
� �,�� a w ° � �
� _ ��o m � N N �,J � ; �� � ;; rn
� v � �� w�, ; Z 0 Z � \- O� Q z
a�A� W ?N W °� a'� � J
� g Z Z w� Q � � .. _ y� Z y
���� zQZ� wz � m Z 'w � �°m � =' �— c N
� ao� UZj W —� oi'''iww ° � mg = o > i=� z � z°
°' � W C 3 0 � 0 Z Z � � � .��I o '�`�-,, � ,9 g 'tn v �J F- � � 'v
°—' = O �g � OOWW � OQo � � mn '�o �W � � M �
c� I— V ;� a 0o V U OC ° C7 � � °J 3 � a�o � 'o
v �n o a= oc Z �n a a �, V a
� �
r _
- -°���� _ _
_�- ���� � � r
�r� - z Z
o°Y�°v - "_ ° v w
-_- °�p � �
3° �=v- rz - - s
__ - _��Y Z G _ - _
zv r�- vZ«c r � -
�`:°`3`w - 5 � q
Z z°Le«�36 o;i°� d � a �„
a - a `�v�L�a - � < � ° '^ �
t v�= " " � ° " � � _
� �� N"= �c'rav � - . w " GWZZ � �
U - �E E v � z w m p u o o � u .
N �6 �z°.�oa_ o� _ �
W - - w � ¢ Hmmm �u
p omL.;sms9;�r � Q e � i i
� G��c _ N � E E � I I 1
W �
a' oE o °uo F ��' u° - � Q � 1
! W ;: vo� ' �m o - � � � I , �oo
I - - - - - - � I a ` �-v�--N al�3;� Z � _ i i � l
� � `�;�"`�3°��v� Z 9
a o oz°> az �=v O a �
� I � I V. �3` .�".�« @ in •£° - _ oa �
� I � I Z N oamv Q1�°°� � c " � _ v 3 �Gz ° � ww
H � ��'t� c rv o'� 0 °°E E r C r w w � 2 � � z w
I I I � "3 E- �- o''"u m _ u° W u o � � � �-
X . o�a�= � a � ° a � � zo
w _ v ` v� _ - z "' Gw a
�� � '6 � ��° � o aN � g � a > � o
� � , � � , o ��P°=��av���= �I �a �m m � � � ����Q�� I I I
- - .�,�m<<�,,.�n>, - - — ��� ' � � i II i - e � �
� � �� � � � �b�bbbill
� ;,:: � _m�__ - �z = _� : J
� ' �o i a Z � � " � Nw
g ;,�;, ' `� - � aZ 1 I � � oo � � ° � o 0 0
, . ;.% , � � zW � z Fr � C � aS � g
., , i.a �,,. � ° �� � W � z � � m
� ��:i�:' �5 ��� J J = r J t9
`�� ��15�,M C�!�� '�+.'Al�� W
� .� �✓��� � �` �9 �b%ex 0� � � I I � O 0 ��.�.^�,o O� Ca �
� �� �r+'�� � s¢ � �
y"'� �WAtB. >o ' �
i � .y6P' � � I
i � i �
O � �
\
Z �
H �l ,�U(#ftT�Nl�r II � �
z ��& \``. i Om'. �"" �� ,,� I � �
jN � I I
zw t `� g o° ���, yl o II
� \ W�
� �� \\ a Z � 1 I a 1 1
°w
� � ; � I
o� �� \ a Q ��,�� s I rn 1 I
� n \ �"` . .: . � � I I
a� ° �� i .: - �� r°�
h � -'C`':: I �
� � �y ; `` ,����� 1_:. � � 1 1
N �.� � I o 1 1
oI � 1Y' �I � Fv`a'i� �' N
� � ��� J�` W O d`�•� t' J I �
9� � � ,�5�x � � O Q Z ti 4.'•�'��•� ,�tb
I � � ge�.''-'`� J �a�° � l I
� �1 � ��\ � y �'� I 1 1
� ' (r l � 4 �4 '
I � �p '
��- ��j,, t ;�L i
�•�� M i+ y 1` a �
� 9ti �i :o"�. ,° t ,,i
I i t
�� ,��--'' 1 ,' i
� m � , � ' ' �
��-,. . .:i... •m... .• t �
� � � I t I
',R r 4'. � �'^ - - -b-�
'' � i`.-, � : � � 1 4
. ' g - N�'� __--______.�_-- �
,.:,. LL � 1 ' �
� `': � � • � �
� ' � _-I. I i �
I E 1
000 � � II 1`` N 4I `1
� . � I � . �� � 1
,.�: "a � � � I � Z'
� � I — y ` y t
� ' ' � � � I� i' _
� � . I � � _� � F t 1
� � � 1 0 �� N 1 {
� t� ,y z 4 �i t �� � �
� � z I �. i1 � � ' '
o E � ° �. , � � �' � ,�� 4 1
I �
a J � o i
o �- I � �i � M ,� 1 I
o z n Q
1O �' v� 9� � � `6 �g�a � � �
�
�m > �' I J ` �� ��� �
�z z I � -- - - � ---- 1 N��
�� o �� . . ; a w 1i 1 J�� 1 l
�° ° � � ------ ; �z�� $ �: �D :� �w ,� �� �� ; , .
aw � s oa �' � �� � ,
�w � �w � "' � �°�z �I �� �,. - I
w I
� ��— n� � "g� �
�w �•. � �a`r i .I I�Q" �-�� ..� i �� `� � i
a I ; -.r„u, � I,J3� 6� � , 1
t-a
�Z I I . �a '-¢o ---°- --- -- �' 1 � / 1
S- zo , �� N�
�� � :� � t ., s�u"� �z �az 9 � /
I \ »° �o soo , 1
l \ >° >°�°- i '�I
,1 \� \'` �'c— ------��� ':
�---- — ------ „ -- ----
� �s
��� ..:��
� �;�
•`� � ;., . : � ---_ , t..., � ��o ' 1
' ..... . "-:'. � � � � i-��-', ���' ..' �n d.o \
o� ( `-- iw ca�aoa a a�wrw:xvun' - ' � � \I 11 �`___•�
., J�p .,� ,m
F----- -----��- --- ------- -�'--- -----i--- _�so-.
� � � semc a,noc ummra maweo.eumn 7.aw -� � ,--
+ �_ ` . _- ..
� � _ .Q�L a�1�/�1 1�L-------`- °
�� - _m.� _v=�.�t_ -
.... t
�--- - - ----_------------ --�-__ � �
�� � N�� 3A 3N009 �r 1 N
�� m°` °'`"'�aou � ` °. �
- - I i sam.�rernv,a�:x�oti.a-�' t � ''� � - - - �
� � 86'L9Z ' �� 1 ;�'� -
e�n � �
�rnm,aswm ee an ur--' -
Q
�
�
_ V � �r� m m E .
g L E � � � Lfl
�n�y��` ��� w {.V O � � ri
� Z C o cv � � U � L� Q •� O�l
` ' � o� �'
T ' ��" . W w > w � � c *�'\ a .°' Z
�N �
� ��� Z Z w" Q °?S —' °;_ `^.� � � �
°m
'^ m Z 0 m O '« _.o G� �
��'°° Z Q Z� W z � � Z �:w ++ L om _ _ ++Z O
JCc- o� � 2 � W J OW W w c�i � < � O� I— Z � Z
= W c o m � Q Z ~ Q :i+ � J o ;+= � `� � •�v ++� ++ �} �
�`: °' ,� .
3 0 •-'+ Z F— � o +' d �Q � N
°—' 2 O �o � O O W W o O Q o a`� � ma ai° ,�� .c � o
U I— V �� o. 00 V V OC � C7 � e U cn o a� �Z v�C7 cn V a
� �
p �w �o o � _ �a �„G ° � ��wa= _° LLo� �a �o° �
a � � oa w iNOQ i w o ao�ww o a'^�°rc aFa � K „� z
°z a ' � � W o° �ii _p� 3� �o� omwQ�� Q -
� �a��w ��i��a � mG �o� �� � - � za �� �x>aowmw
az �q�_asi : _ __ _ ' � "- ao� a�wozG�`"e Z
o °w= � gmQ�a a o io op3 �wN � x� wO - rc ta�p°�°a?
" � °o°o�F N�a�?°a x a'^ aidw wG� ° zQ°�a°"' _ �6 ouw�o��w�° � �,+
° 3 aF�°'w �c���N6 " Y� z�a9� � �wG _ �NZp� z`o oa w��'adwww�
1 I W ogzow ooW'�� o � °wo G��o�� t-� ���F3 'a azo wr�a�oo� ° S
_, � � p � �w = w�6 �===�o �po _ ��� o=o��=�
:� i � zg°�,� o?Qa �¢ �o¢ iG agwi oo j�o
I� e ° .- oF V�' Nopoo'p' o��o°� oa� i �o�o � a�waW o�a
� � _� A � �_m�w oW?�`aWO Zm� o°pwwG oo: � °�mO° a� g� wo���
z . � Y - Fa=uu �s'�"LL _ "' �o��i° zFO � _ �za �N aO�m���ro�
~ I � a � �o�o� pzzoWO� °o� °'^Fi�x, _mo o 'a`'z"G� �6 aaN zQZ�F��'"'�w
� G� aNZ '" i"w,�`p-'so w �p° '°ux�OZw °-�� ° m'�ax� o� _ oo��a'"°a
° _ a°m°-w �°o aa o oz� p000'^� �Jd � ° J�w�� Go �°Q C�wz��iozw
I � I � � �p � F_ �ozz�o= =Q =Ni��o NV� � p � �oz3o _ -Qp oo�o2zoz�m
0 oj =°i " a �LL p W ¢o � c ° p�wzw a a , ww°6W?m�F;
x '^ opopa o W�z °ma z h � a �m m
��� w � o w Goh�� i o�o ��pY�m�zow
° I � I m�o� � �� �f�°a° �pQOso G� iop �aza6� o � � � � `a°�o� �� 'ozLL �w°�doFN�'a
g � Px� � aG <��r� w '� . �s o � a��=�a ?o .. ° � -o�W __ °�`" ���ro�>���
p � V)N F� i'���ffi HGh=°ma °s r° °���G� -'"O o z o °`g&g °o_oW'^pagWW
I � r i �° �a�a� ��oGzaow x° sOp io�o�� �o° � g o` o �Gz� mowG �aw`Cw�ozz°
�z�pw
�z m �Q� ����GoB'o �`3 a°o �o?�o„ �e- ° a � - - °`-'zo >�OZ°����'"c
Z Vr ° 3i x.;rwL� °aom°�ma � �oW G��o`a o'"o - o V �:o� o? w� �OiQ°��°mo
a�� zd°a���ioG
W �w J�= Z w Z N �a 3Nazz_ 'a��m'o�j z ��� ��doW? iW � � � o�aFZ w'o ��
� � � a� � � �Foz sr?opw °� °w i'�o "'° $ iwm z za� i s '- m °- � i�Ea z°F6��
W �w w 3 ¢ ? �'o a� � `zwaw -" oo��� pp �.a o�`cwww '^�Q w -i8 � H �o�pt= �� ��a� °dr �o�cz
� t7 in� l7� w � z a z �.wx om � oo�zQ3e�w oz�' grcF oox � o rc WwNZ�z � GWOO ow °� o
II �� F z?z z�� O p �o a�'=" aw� - G°j�' ��'a�oLL G�'" s �8� G G o� ?� ��zo-'�`O�
m�z a Q g w F��w m Ve o� o'o W�zw�„ ���0?�3� mo �F° zoomG° F�o V r � F d�iw�w ' Fozz aopz��zmaz
o�o w 6 Z � � =G� aQZ,«�'" '" wGW z�m�I o���"'� w��' � �� ozoa�°a
z�N� �p o°�> o ow �a �d �> o�o u� oz� ��zp` 03� aww�� o o ��o'o � o°�� W�o�-ah
a u ❑ m 3i-� u�o Ila= mm V o' o oa '�d�� N°g Wa� ��a �a �°VW � °°aao . = d�.��� g�� y a lUW ��w�=w
o� Woc �d�oo°�.°o� d o su°aaQOa a �°�o x°°Sa�`ou3�
�s;✓�"' � �-'no°-' I
. .. • `,i//'//��/� �\\\ �•�I I
'''��"� �¢ �- ,j///ii I
� "r'rMf.w� �1515/ �'ii��%/ 'I.
�f .ti ''" "•,."m `s� ii' �i%� .
w��v„`r% i��ii � �
I ;tx,�"`"��.,""w i s�� �i' - I
""�"�%� ��'� �-�i'�� 1
��i��/� / ������� ����ii ` I
\-� i�� `i i i % /�/ ,+I / I �
`� i��� � � i/ /���� l / I
_ i i i/// � �I 1 �
��`�i�' /�/i�/ �
/ / / l � /J _ i,.i �
/ .�'��� // ��� � \� ' '
��'=� z NSj '�== , � ' 1
. ,� � , , . ,, , �
�i� � � � � �--_ �� �� �
�����e ���-�/��—'t � ���) �
�i% �/ ^� ���� %%�92� i 1
/i '' i � �� i� 8 i
�.l'"/ �� i���r-/��.i ,890 { .
�\`�� i� i�i /�n� i 89� �
`��� � �i�i'��� �'x�'� �,. , . /' �.P.x I � � I .
i�i /��i 0 � 891.. . : � .:� , ' I
\ �v /i � = i /� l �
� J� ,/�i� -e i� ��i� �../,� s� \
` �' i � � � / i� � � � �
�� �V/ �/� �2 � � �� w 1-i� ��/�, �.��o`+ . � � 1
�\ �i �� � __ � �y ; .•�o � +`� ''\
� � s/� J °� � r�l I
.^"'`�� ��' , a m��- � ��� \
� ` j• -^Y � e� 6���---`�� V o °' I_ , II
�'\• \ r °'� m `�\ ' '� '� t
\:, v` o ��' \ ,�, : � ` �'i ` '�i � r 1 I � i
; �,f � • � / — ;a ,..,. :`�p 1 � \\ \ � '
�,f,i ���,'m3 `�� � �` ,e � a�.� ets� ' � 1 j
'� -�� � � �.+� �1S` �g�' � � �' � � � ! �
� � ; I, I
, , � ,�. Q° � , �, �� ' i �I , �
� �� �F; �m �P .
1�`�`�o�� y�� �� ���'Po.78 89� g `4� ',,, '' �4 ,� i I �
\1 � 1 �,
I�,�\la m� `��' ,'���'� •���- ^`� �� - °►� �(' �I.� � �� � '`
/�? ,�'��c > �—— � , ]'i� 1 ``� ' '
.''�,� '' � � t ' ��, � � `i
v�'i ' ' �rl� `�� � � 4g � 1 �' �i �',I 1
v'
\ ~ +��'� ,m '1 8�-.--�°"--�_'''"�-G" `u i ��1 '� ��1 I
'� � �Y �� 11 ' � �
m !.� ; � '
� �, � � 1 � `�as` �� "; � '�i � �1 0 '� �
� rAt°'' �; g� ° `�\ �� 1° i�'� :� '� j �1, t
� 1 0� �r� _ �� �r: } p \ �'i\�,
� a � . �� �i�, '�¢ , i �, �
� � �^ �°z : � °� i�`` '��� 1 LL � ` o
� m zo_�m ,,i � - � '; z'
I ojl� NzWo� \
�
°' 4 1!� � �
\ ,���_x. xd>�w n �I i 'i
; -, � ���' — W W° LL �� ��� n� ��' � ! �. 1' _
I�i �� u '� � 1 d � ����,�1 'i ,1 r 4
I4$ � '�'- '. � y � '�'� '1 � 4 � I
I1�:. ,�z �^`9\ +r-�os._�`'-�.-- !%'�J/f �, � I& �t',, �� `� ,�
� i"� .j' ,,. A �i �, �;�` ; ��1 �
, � o� � � �' ��� ��1� � : ,
pgt ��s p� / t� � �11 �', � ,�1 4
� � t.�., , ��m KI —:�BB� OBH op + �1 ���' c�,,�.+` ;�G .�' ` 1
� �w � �o�c� ���� � see �� ���\ /� �� �, ';�,�'; '� ��'', '; �'�
� � ��;�„ �mC ' i;� --- ��-7- -q-� -i'� --- ! _``,'�l1\ `� ,�W , ,
� �. G� ���� / � ��-•'�a "p0�' .�ll ;� , � `� `�j � }
�i�� � , + ey' � �, � �� i� `� � �
�I � � j � i � � u�s�° `-�t`� „ ��,`:
� z �4 ' 1
i �. .0 . �. �n a z�,. � ��\, \`,\, �4
� i I �� i r e �a R o z�'n�...: .i �'' ,�l '�'\�!
1� i Di � 7:��'�)' p�/ �j , Gt�.. �� .J ' / O�> ' ,� t,�', , .
I . , ��' � _'_'_�-�&-� y '_ �Z� ^{ � � � ,
I ;�� � ( .�„-,� �y �E w '\ `�1;�l `
I � �I .I \/ � �p' � r-� y'� \ ��� _ �W
\'�`—�—� � m I I �� �'� ` �d�ws aY
�°n .I r ——tee——__--�—�. �.� { .�� � 4 0�,ao 5 C
� � � &§ � , , � t 3�"0�� 4,
� �'w � ,�-- "'�^ aa I 1 m c� ,� ��
- I ,.:: � �`s �' � f>r a�,' �1 zo'sos= 3f
� .� - =s.=o =
� J � 1 \ *�r' -.�� �� � \ `�o� �
1 , �j � 1 ������ a
� �wz. � ` . � , r...--- W�sd2° �o
� � � I � i , ..�A� �.-•� �oop'aj �; W
� f I ` ��_ �„`�a �y
I u��!' � 1� I ; ¢�so�y a� $
� N ' 3AV 3N009 / 11 1 „`g�s�< a
� S� , i s:ot��'a �
l � F�w�
-i ,�--� � i i i i—�i i i ^i � i ��-�� =�o�LL� _� o
--ac� aa a aa aa r e�n ''4 \> =�a�o` �� �
g �aa aa aa a� aa—�., \�� i` �s<g�� �� �
� �y � � z�<f � �w ;
SzKVgW '
�o-o�a
��„�� Q` s
:�as�- €�
� � �� dmo .
� c �n
�n���� w W � � Z � �
�— o ���m � W wN W z � z � o; g '� z
y� � `°" ?N W 0 C o\_ ++ -'
�s, � �� �N � J G C y� �
g ���'� Z Z w� Q Z � m .? � "� _ _� �z 0 �
_ �.°c Z Q g� W W � J C W �' > � i�m ,. �" :F'O C O O
a W w I— � Z Z
++ � o� � Z � I— Q ;� 0 J z " � m s � � '' .�.+t�f �"' ++ �
4 d � = o �a � °oo W W ooam � � LL � '�� s° o � �( ) o
U � V .�3 O. m V V � � � � � U H o a d OC z° cn W V N r/ G.
e �
o t,°G�z°
.-i �uzc�3`-°
1 � Q a�zzzoN 2
a '+'zotgo"' i-
� Y�~0�1�-o K �°.� z
� I tt ,~„aQ¢�?�z 2
�Z�zao
z I . � CO tn � 6�uw��-,��'�" w
� I `1 �- cn H tn a zo��� 4
X � 1 ^ ?�H Q✓f=�� p N
� � � Q wml-
SoU.W ZmZ
T I I � � N ���0 O H�
� � ' I W °�ZLL`=Z
I °j�1 � i i a W � ao���
,�„ _ °��4vSv°i � t� a z���r�p�
I 1 � �� � ,Z-� aw i3z����„�
Q I ( 1 1 I �--oz°LLZo
� I 11 ti ry z a �z �LLoz�o� Z
� � 1 1 o z3 uou%+ �
u u � m z °°'a OC 3�Z�''wi -'
" o w w � z ¢ Fo� ZzooZZ�
z o o c� ��, 0 o�powJ� y
Z z w � 3 > z o 0 ow W a Q�T a azw¢�Z� �
C7 K w J o z o� p � � G G �o � � y Jz � �z�u?az �
w � w 3 zo z G N� �-wa a
J 17'n-'� p�2 x O� �Z � o O�^ J z ¢ �� � ¢ z=� Z ZuZ�r<w� Q
�Ica�g z p a� N O� Gg� ps " �¢ p a 0. Oti n � °�Z � g��z�'^�w
a z� ��=� �u w ~ � w w �z g � ��� U uuw¢z�> �
u G o°u a'o� �° o'o �o u �� m ? ? F° � i= i-`.o Q °o?wd3z� ¢
r Fzo:cc�„a-q� �
z�„a-�"��
Wox d�OLLa
H "�v�i�w�za . m
Z- OZpa li
� pZ2Q�06
z ���Q W Z Y� Z
IIw F¢�m O w 2 Q
Z Z a o�¢O~
I-O�Qo.w�-?
w
�
>
O
Z
,f:• � _',�p�_` I V W
. , , ., ,'_�f��� _\\\ i = a vvi
, �/ %ii� � .:� � �^ G
'�`%�`' ' � ����i�/ii� W
a .;z:.�.`• � �s,sa��� ���/i� �. _ � �
• �s" i/�i i�i� � I.. U = a
� `. �`' �..3 %i%ji�ii N a �
� ""pe"��°a'�f��i i�i�� , . W
' ` � �� ��„ r/� i g j N
vi!' �'' �,� i ( H �
%i
4���i� � / `�'�� �i�i ii�/ � 1 � � Z x
�� ,���� ����. „ I � I F � �
� — i�� i�-�i�� � I. Q �
�,��i� �i / �i
a�_ � i j��� � /J/ � � a � �
y'i� � � �� ` ! � O m
� � /�' / � / � \. I J K Q
�'�i%�`r/ �NS,�o, ���--��sN — � O a w
����� � �%�r,ss� �� � � d � I � �
j��i Y i���/ `'� �� s � Z Q
�j� �/ /�j�,��Nj51���892 i� I ��� � 0 � �
� .890 � i
\�\�\ �i �i� ��i 891 =". Z w O
` � /�i���rt��� � . . ._i' �;.:r: �o �''}� O s
891 . -� � 'n; W'� � I Q Z �i
� ��i i /�j�sN�� a ���j��r'�'`� '� � 4`�°,°,� i W a Z
����_� �� �2 � , ,-�'a�+� i ��;.� -�\�`���^� � z
��� s% io��� � � �,(�Z�-��{��,, / ....�� •� !` r' I � Z o O
.��2� -/`" 'j�� --'---' p Qyn"�i� °o l_ � �•� � W u G ^�- �
.. � � � .� ml��,,LL o �; i Z W & Q � w -' w
-��4 ` i� "r / ` r'o"`r.a o ♦ o"� �; I � � � � o ° Z G a �
s
`\ . �� �' rn� i o. ..rn� i\'-u:<� (� r z N W � F o o � a �
\ .�v� < �`' ` "�' � I�I`` r� u � O Z g � w � � � LL O
� \ _ ( Y� \ O O � � z �
`����1f � � / ;�,c:��' ■ 1 � \' G � � w � � z ° ° N �i
Fi �a° � ` LL I- � J K
'_�. �� F\�\ � '� � : 'I II ' W r 0 u Q 0 Z � 0 Q z �
J� t� \ "j' Z rc o � rc � � z q� LL O
O F
a' � , �� 89� � � � t ��s �; � 1 1 v� � o � � o Z o Q i � � c?
n. � V, r: -` �-• / � / I 1 I( � `- _ � _ - � Z °z o z
� �✓ \ ' � � ° � ° - g G °
\ ��� t. � ) � i
/` ,�" > .t.,--- � (` I
czpi< ,`� .. �/�-�� N�` �� wi � � \ � �
_� ,�i���. • „ . 890� � � � ' �
�w ` �A i �
o \ �� W � g � � ' ' 1 '
Y �.; 1 �i �� ' � � � 1
� / �� ��.f __ __ � �@�� \ � \ \\ `
� .__ .__y� '" � , 1.,, � 1
� � ��• .. g ` 1 �1 I i N�,
�.. �:, Zow�a ::�Iv
�"� \ �� '%�i;.�.. _ xaZ°� • :a 1 11 � 1� ' 1't �i'
� i ' �� .. w a � .��' � �, � � �� w {
� L �-
. � ;�. �a_ t � � '�, � N V
I �„ � "�_ / �f,/� i '-1 � 1 � '
� 9�
o � �� � � � � ����� �� � �� ��� l
¢ i \ \ � —-s� ose �1 / � � �i, 1
o r �-
�o
� � �� 1
�I � °� I � ------ssa------_ \ ---- , '
� �♦ 1 �,� '
o��/ ' I � . � - _ -� ( � ,� \
p �f� � �� ���I 'i, �'\:� ��.'. �.�.`i , � I j 1
I � 1J I �
i : I � i i ,
' � �
a I � `rI_ ' � .." ...,, ..,i �p0' \ � m
� i � ,: ' � � �� ' / �
� ' ) � t
� � .,`��7 ' -=--��-9--- -----J � � �
�' I � ,�.... . (^� 1 �'I
� � 1 '� _= w- -
�I I\ _--_—<a�____ � � \, ' , o;�=s oz
i � a �t—� � � „iazW �G
. I •, � � i o�4
¢-� q__ V�4 / � �WSiFQ Fi
�J� ��`� � ,. r \ /e: �ase;w w�
I � " _ '�— �°�°�� �a
, , �sw��° F�
/ ' _ -�'�'" � � cso��o g=
_ Z� _ - _� �a; ��
o� F� � ¢°���' �
V�i �a
� 'I-" N 3At/ 3N008 ^=�s�a m �
a � sG$Ww� .� �
- - I � � }g��m� z¢ ,
—DD dd QC dd 44 `^�<m`=w oz° C
�40 AC A4 4C 44—awir � ��€�8 0 �� 3
( 5�t8a� z�
do���_ �� Q
ad5E' __
� � �� =m o
L E � � �n
�rs��E � W � � � �
Z V �.v 'v� o,
� ° <��� � N � W Z � Z ` O� Q •y Z
� � wN C ��-
s. ���a W �N � W � G � .. N� J � J
� � Z Z °� Q � 0 � - � Gl C. �
° ��'D� Z Q g� W yZ,� � m C W �- > � L om s =� *' 0 0
_ ,F, �I 0' a� v Z � W � Q W a v � m g � p a 1—� Z O Z
� W � °m � OZ ~ Q �. � Jo := � LL� � •�,� v� � � �
; °� a� '� Z � ° � E v o a '�a a�1— °� o
�o I--
20 �0 � OOW W oOQo ai � m � a� t t
U I— U �� o. 00 V V � � C7 � � U cn o<°a GC z v>> v� V a
0
o � o = o
b w
� o w a �z o � �Z Z z Z ��� �
ao Z p o � �
� �� o��iwo'^ � z�°'�oz m w o �a3oz z �
u -' . _ i a � i-„_, a oi-� F Qo>w_ �
z a a_ � � _ � > � z ��oGzx � w ° oww° = oa � � � x
� z o� � u� � >�„�m 3
o '_^ w 'zo o � o z o p � �o ���r- a w�Z'o�z �Frc Sw�Jw z� �
o�o � a�� ¢ " a � o? az�c�pr-�.,m °�.,a °zwZ� 3 �SzQ wdoz� o � �°, ?
u�., � ��o� 3 'o z � i z° �>Z�'-000 ��o o�oa>r"' �° � .��o= ma � O
uwG ao- � � o � � <- w �zu��., a � °� �z �� z �o�a� o � Z
zt7� � a�» �N ¢ u w � w �� ��~�a��� �GFO dr.,° xZ"� i-o z�""� wux��^ u�.si a
z z z op u o-'.zp Fww m� ZN aLL zm vi � �� o
�uz o xz a jo x ° Q � � oa ooi�s�°m °��� �ooz��� �m ao�? ��Gi3 <¢ Z � s
Nx� � 3�zJ aN � z � G'^z ���z'zm°ao o~ao �}wgzo� �N �G�� o�FZZ „'� �
1��� ZmLL � ��a �} o w N � a w�� q =�wzw�o ��a wJa��w� � =-wa ��_��� =z = w
� � °ow a wuoa Q � � 3 zY8 box=oa�wc aw°¢ c�wa°waa °w a°zw w�oGGo a� �
I . "' ° ��.,i� '^t_ � � N o�o oa~LL�xFa Nizx �o�,.°aiz�i az zZ"'° za��&z �° z �
H m�° o F-f-zx xz ,� � g �n �� =,,,f-w�++���i- ao. o��o� a t��� �=-'zz � o
° � - j � F,ua., Nm°g u �O�o zia^ w � � � � z''z amzd�i�» zzoo 3m��o�z =o �c�3� o'=^u°-o �3 � m
z I I = O °< z oz°.0 �a � � �c g a g�� '�'�„�,o°xmG<`g zGm� a3�w��� wo �z,"-,.z zjmi°�'"„ z° Q °
� I I I " z Gaw �9 �z�> o ~ w Z 3 aq�w oz�u��zNZ o�-� ��c��oax - d ��LL� ao�~OZ� a � �
" =00 � � o�,u�; �o°w z� � F wz _ c a c'^� ozw � q�w 3
z �zx G ���,�,�., oo ° a '�� oa�oN=°ua° 5�oz oGSciw�- o°z° °3�-r- m��'�"�o �a N �
z � „�� ? 3 G� w � G'"- w,a„ x,,,� zao u »�xo z-i � • a om�=�r o� o
� � O ao F- LL z m x� � G„a,'^u a � u ��d r �" m a J� m
�,F^o � wZwo � o J Qw _�F �'^� �_z� ���„ a�u,,,'^ �i mz� -o°� wGi�r=°o z w w
1 fi' � � ��w� z oQOZ N= G =o� ��w���=o� = zZZ��oQ o= = zo z�wJ� o
� ' � ow�W ° o�,a.° "'° 6 � °z W � aXO �omz'z�wsi a�WZ oo����ow �oz °��a �Zw�O? �G ��
� C' a m ��Q� m '^ Wu m a °"'� �zomaF'=°°o Y?°a G�mYZ,�„a� W�m �m>a °us?O„�,� �� �z N
o =�a- I I � F- ��°,rN � a c c�_. a o � 3a,� � � a o� p�- ow oo � zm Nz � w
� Vfww°w a a3�� �z a x 3r � w� w�m Wo a�LL��� J»o �'n °"z�z 6�° ma�r- mWWx�° J° i`^ F
1 �� ' . w N o w o Z a LL� �w oo Z ow
a Z �JZw � a�o >� m � '^c� a ��„� z`-°a & ��„zuZt��� a,�nw? zU�33�p� =m5 au�� a��LLd= N� °z3 ?
o I � p �_zF z�u,wz a �> � �� �Gx �axo�ozz� N oG x�G G r�d �Nr-O NLL-°�
II V} �o�o � Go>oG �� N F �o F �° NLLO owoWFF�S°U �wm� oaoLL��wF ��o �o c���z�z z� c'" z
�� - ��Oa � ��`°i� a zw a o0 oa �z��owi °0 3� ~zz°oz�z �Z� °"zJ NoF��o op o� o
Z � wz F- _oo� � z�°�z ?o � � �� 3 ta o'^'^ G��w�oa~o �'ao° Foozzo�o o°-� awoa� �>w�G G Go �
�y z W� � �z�a 000zo �z � Goo �"-'`°-J z �� oGoao o G xo ��mgQ� �w �� ,�
4a ¢ �"'u o�
� �3�Z ��w u o > >`"� � � o�� m¢ a ., �� m va zZZ �?�o�GoZz �<z� �~���=zz aN= ��o�°z °���°�°u �G� o� �
U r a W� oa � hww u F-�'O rc �h u �-a uo �
'I �p F w �w z� o�. II xx I�i.m m O�� 2 XOZO°.xw� W o0¢ LL OOw�OOw �OZ 20c'Jw� JO�502 ^F�++ YO J
!' � Gw ��ao ¢ uoo �wu�aw���i �¢ud �uLLd�u�z au_ ru�o� aLLZ�u� ��z �LL
a
u��° 3wo�wi- d u o t� _
s � __ �
I-.m.m I
--' .I IG j�' 1
� �
� n��ssna° � � j',,
�.. e
i I
� g��+� e d 1
� � � iI I
, �
o�� ,
� a �o_� i
— � � °a= '' � ° � i
� G � �
o a �
�N a ��
'(CF��o, 5 0 6 z � I I
t�„' � ' � I
I
'°1 4 � � I t
1 d I �
. ; ,— �. � o�Ji
� �� �' _ �� W I
, � ., �
�_�> �
i•.;o� x�w
�, � �_. o�� �
` ' o ° 3N w �f -:' �I Ga;� i
` � o;a� r� f. 6 �j z� I
;:� ��
za , \ - d�a'�'' a�---'"'1'. -;,1' °o ,\I i ��
=o z 6��"� - F:.:
W'x " �@� �1- j q �� I
, �'t`, � �� ' j j ��, Ii I
�;�; �o � } � �i
.�'S r ` � , � I � !I �
_ , �� ��,. ��1 1 p, = j 1
�,ti� ;' � 1 � z "_ , � ��`�� V� � �;,� �
��� < � � �� '° N�� - � m'm t ' � �� !,� I� � t
j1���; -.�.� � ` �o xo°�� �� m'�'� �� I � `I I
i'•it1,�' ' Q/�� ..� mmm o= uc_ ' ► 'rt i ' `'� j i '
�'\ u rc� ' ''i `�I �
��''`���, ' mx u I W - A � � I .'1
- .,,\\'�`` 1 � $ ,! I i, . 1
� .��, N ` , —�_°> `i ,'j 1
'„\��W:�`; � --.�.— •.�,�-.. o ' 1
� `�\ . . � 'o� � ; "' �� '
. �'8+, o N a J� ; �� �i Q '� ;
m��m _ °oo mN� _ , ` i
��.� �
� � ,n ,�'s,r�� ue �Uz° � � waa� �1
, . �p_-�--'-.- � '"a _ . �o� j � 4
I �- °°° - :
�.- 3 �°Q 3 zoo \ �3z �� �'� - � ,��,�
f � � ?"� "°z '° �m" ' �i a"� ' ° ' �� °
1 °� < o�� �� wm o�� � ��° ! '� z
a N � �zw°°° p'" ' ' ' '
' �z z �� u�= xa>�LL' i ' i 1 �mz'. `i � ,I 1
e' - z wwz F '-� a
Q� F o� o °$ z,i„ i' ', � �
('I (I � a� �5 �o LL� '�LL ��,;, 1 , ,'; r 1�
1 I i. w� e�� ° � ` , �� 1 �n
� � � .E �I , i^ �� �, � � ,�� ,
� I u z� ' `~ ` ,1\1,� `� ^�l, n�-'",,� �
w N� ' 1
�o v �� .��n �_° , �,' � u�'� ; � ,
� I I 3 xm�WO z°�N �l� � ,
s z ���>G W�� 1` �
° � ` ! i
,, i
, ��� y `; `
I, � p==� ;�w J?.�,�'; � j �� 1
� � ? ; a � . o o -.� �°o � '` ,,`, � � �
- , � �:: w� � � , � 1 ,
�� � : LLo �� ; � � ;
_ ., �� � � ��� 1
co. •o o • ; �� ; � , , ;, `� �a
�' �• �o �} � � � l
�I a -' o � o o � t�' : a� ' � .i a��, n � ''� 4
. \
- • z
I : -� . �. � --= - -- ---- ------- °3 a .
�. cm,Q. .�o.. zYQ ` � �1��� (�' � _�
i i ' �.� � X� ��� �� `'� ,` 1 , =��a� �G
� � I �E\ �� Ye � " o�� =W
I �W � , � °a� �Go
�a -p. Q� ��o==$ �f
'\ �� �iG=iw w°
' .d S�' . ; :��w�'o :'a
�•.ar o:C�`o
I I �v s�- ` _dd ` _'- i..-� �J:�g7� `o°
I / � � i ' - I, '\' �sa_�t y5 9
za� � ` _�- ����a= a,
_ � op / i i,� � � 5"om� 03 a
�,� N 3AV 3N008 1� `\ ,� ���s�< t� �
i � i i i i�i � i "� i � �`-f—� ` �ea:�` � �
--a a ' � ����X< 30 �
-�n o� na aa aa aa� a�' n y o u
� '\ , �°oSC� a>
1 ` , , on�jo� �a 9
� �E--aa ae aa aa AA�,,,W �1 �o a£�� _ �
f QE--
$z�oo w� �
a„5°�� ��
.<ass� --
� � �� � E
nE � c � Lfl
� �� �� E w V � �v �Q �O �l
o� v� L� c-I
" o � �, � N N �yj z � Z 0� _i �> z
T .� ��mm W �ti � �u � � c � _ Nz a � �
_ ��" Z Z °� Q = /��
� N � m Z O m O _ _� W� �
��,c.c Z QZ� W W � � z � > ar i°m _ _ ++
a o> +'' z LL J Q O Q W a u � z �N 1-� Z O Z
- a.+ J o� c7 � � � � z s � � > � � �
d C W � �m ,� Q z Z � ta J -� $ '+�-+ LL a 'v�v G1= C� ^ �
°� = o �o 000WW ooao L � ma ��o �,� �, v
c� H V �� a 0� V V OC � C7 > � °' � ,� � (.� °
U Vf o a°d OC z 6n J cn a
� �
�
r
z o z
� � m _
i�(.�7 cN7c.°� mrir�cnm Z
'�'� N � � N N N N N N W
z �
� �° �� o s
� � �� �
� � � �
� E E � a�C�Cmww
m
� � ,", �
�� ^ �
� � N r o
� O�� G k� � .�-I ti r-i ��.-I N M v� N
E)
H 0.� U
��� � � C �
� W � � �
��� �
�
�
� oW °o Q �
� N
� �o O C 2 co N�
w a�� �� � r"n �
� z `�� �N
(p � Q[.a E ~ O O O ��r6�i lr0 C7 �1 N�
� �. [�,.� Z m r� � �n�n,� z 2 0, a � �� m
!-� a
v� � � � �r.�. � ��� a o 0 o E �
0
� �NM �� � ��,� � � � oo� �'
� N >�i � H H � N U (�
� ��� �zu, � �°��8 �
� � +� zz� �
� N H H H
,a V] fn � � C O(h
' ` V� - R -w.o�-- ' C �O O
, . ` Y z �
.,r',�. • �✓ �s+a&� � I ro oF � x o rn
�� ti '•'�F�am" A�m�' . ti � �r' E � M N
, � ���� � o � � �
� ���.��'`����' ' �� �
N n
`'��VP'� I �r z � �l�0 l�0
U' y z � �i O.-i
I I I Q �4y ❑Q �
�y W
II � � � W(.� U �
�
� i � &�, � � a
�H� �o �
�
�
NS�N i �"o � z aww
'�",�`� .� < f w � � w .� p w I � �� � H�
< .� .� < .� .� .� .� w w w .� .� < .� � � �� � � . � �
� a < � ,� w .� < .� < w �,� � � � �
� ° ��w � �o �� �
> � p a .� w .� w �.� .� � .� � ��(� � [� �� �
< .� > .� m :•5. � w .� I I O �rl W 2 U' .U-I ri rl .
p � � � � -uwa �' z � m �.-� [x7 .
�qq a LL� F G � � ' � �H � H U H H (�
.o a m .c Q �g � f+ , yd E m H j5 .
P F < .. rv .. �e ood° ?�` F < m H mH �-+
K" omNLL $ �c�� �zo /�y-
w w .., �� a a � I I C7 W N� E
�� � w � I z � H � z
\�� w .� .- .. �� w w «. � �� z �� °
_ I � ��Cww �
.� .- r w ��r�•� .� w F
w .- r � ��0'' , .- . . '° � `l � � � � � � .
w w � w � � � .. w .� w , � � y � i t � ���� o � �
- .- .- .- .. .- .- v Y r r �'1 ' � 7�-Q�I�a 2 k,['
�V - i � � ?i U.] 0. � x
�` � r I G-i �N.-i N
i " . r- . " w .� '
'r r ' " " ` �
°r'' � ' �
Oo0 (��C 1�t N'
2�w w p �Z ,' Z
�Zw�� [� '
�� _ Ki>yl-jIw `�-�"+ ', �
w w Z �
O =
�� W �
' � "�5 �, r
a
�� � � �i
� �. � � ! ' � �
o � �� �� ti � �a ro �
� � . �� � � r�a ro " �'� �'
r � �, � � . �b �
S� �
o � o N
W � � �.� �' � a � �' c�4 "�� �
z � - -- — -, = ��o , u �` o.�t rt.0 o+ u u
' � .:i l� E' 1 \ w� r� c a� a�i r'�-��' a� b� a°�i
o `'` � � .,�� ��. .� 'i �� ' � ��� �� �� �',� "�vW ��� �
C ., o �
� t6 N N N � +�rl � O rA N N b`
i ����� '; •. , 5 �w �� � o��w ro o at����'-�i �
. � � � ' � ro"u .��i � .��i ac� ,�oati N� �� C
�.; I ,� .. I �.. ��� �� � _� !, aq ti � .i i„ �.�� � rn w �° n'
� . � , � . � . . ��i � � p"� � C y�5 tn ?.^ � y� C �
� .. �_.._v_�_'_._..___.._____w____ __� � ' ` a r0 T Q,ro N N b ��y � .�C q�j �tl �
I. :� `�.'..,:� � A�i� �p, ��i'�o c��tr� G �N i-4'i�'_� w°
r t ` .��{ C C u� p,
G O'� a�
,\� .. / .1�t� t0 N� � U)�� t�6 G�C�� N� �
�� �r�a ° ° �' �'� �_� o o� �'� :u
� N J! U J�-� f/1�.N1 O ri C ul
� b a1 N C�-I�.�
l �i' �+�� �.u�i �'�_� � p?�N� y � O �
a
� '--��/� .��s�j� w° G � aci � � u c�� a�L� �� o
�`� O '[3 2a5 N H UC •'O N+� 1i � �py��
_, �}' .-1 m� ��p � E W O �tl���.{ v m W � ttl
�� m � >JJ O�J� N ,O E ul'�.i rt N a
U1�.i m H iC W C O tl.�{ m N-O '
w �� p w �' ��Hp� p�N�p~ � o o v 5
�" � N 2 �� O CL N >O ��w N � �
N 3AV 3N009 � ro.r�
��� � m o �� �'� S°Lw+,�'��'� � aCi
C�p O O tC�U �q� �� � ✓�� >� o �
rl N�ppF,,H O � > O �U ��r�(S p� .rt tiU.�I1 � � G
� _. . �� N O N P. �� O U 7 rt��W N Ny C�� N
a izs �C 7� �N o�N v C O N� rt� C �.i�O 9
UC k {.�
�-.i rl i� 01 U N N N 7.�.r1 f� W C A� rl H
u m m w:� � a ������j-.�� a�i ���� � rt ;
q��o m � �i �b H a O �'o o� C� �R s
� � �� c� �
a� a a � �
�� � w . o
Z �� E '_ (Wj ' v 'v� rn
`�' - <���� W ",� � Z � Z o- �> z
T �° N��< �N > u' � 0 � � °\- �y a °' �,
_ ,� Z Z wZ Q Z m z �Z °_ �Y � _� c�Q � �
- m��� z G. oi ++ W W W J = W �' a � Lom ' �N �tV Z o Z
J � v Z � O W w v � Q � O
� � W � °m ; OZZa � � Jo � � �� � 'Nv �� Z � • �
�o
� = p �,o OOO W W � OQo � � mo '�a a�Z � a� l�l o
UI— U �3 amUUOC � U' � � V cno<a �Z N� G. csn J a
� �
� � m � � � „ � � mz
m� z z z i � z
m o 0 0 0 0
_ _ # Gz s
a �3
a
- Zw
z "� � �2
w o
O
f o z 3 � � 0 00
z °' o o g o g � °z
� p � s ° a aW g
o - p a a � a ,,,F x
t7
�Z Q �
Q
� _ ua w
� _ ? '-E° "o Z LL W �; w � � � ¢ p�
Z � .c° v 'i' "' �' � H � a � Y
° z> � z � moez a� °� G _ ow"" oo� �a �6z
W E � i� _ sp = o � g o "' W- Nw o_ w o °i��=� oa� rz Q w �LL_w
y�,� _ a a a J �� d i �z�o Ym °° ' " ^ w��.;�w�mw w 30=� o� azw�
J � E E E _ - rGa �C w °� owo paSm�mW �� o i o ��¢a�goo �w ��"� Go °oda
a e � _ �J o o ZF G � N� °-�� F'NaQ�W z'w^ goa �n°oWWOaarcm 'wFO °cWW ?o ��v,�
y o � p _ ' E E =p Q Q d� zoFO�d� �z ¢ :r°z:r�o�xwozzd apa 3�z aN iF�d
U � ° a�� 5go ��ad�o�ao ow °o
ou �3 zamo����io� ��'N-J � �,��°
� � O o¢ ° ��=w>d��QO� w�dw�"� zo�'d�` ��°� ==J¢W6° «��
Z ����/j��, ww N oz � a sxp„mo �wo���� � ?�aod�g� o�� u~3�3a_ �a�~ w
Q� N:'"2, � Fw ._s. �W��p°z3w�oi ��a�osox� �<rca �zd�O�3�W 33x�ozpo�o��
-�x 7'c' z� � op��ar � ooa�o.zps = z� •w��do��- w��zN- �
•ZN aZ � ;;'1.'r � ��JLL�-`�� °Wmda" WNZaaa�'-w�Y �°"'zia°a�°�'�d'� d
�OV 'n ��"'30�o���xo�Ws��zu ?F��G�r�a"d��z .° '"'W 'p.'^�Qo
a �u � ' z � Nod wl
o=_„ �'°�¢ _
o��z�zo3� 'woao5w�o�pagi�iF wza000a=SF
paLL�i��N�. W- omw=6_3pod� �Oai�a�wao�>Ni - i
�p�°zoi� ��'p�`,oWw?i�oa'GaGa�mo��zW�wox�c�F�oa?o��=��gF
. d>>G�a��'"�a�aow�°aFZ°m°m?$�'w`Fgoo��YOwa'�'oar�wLLo
por� w w��zzw d Goxpa�3wz°a�°'ow'-zdo�
t5 I � � 3°NOF�o=NLL � wWZx' oowwmagw�ow� ;3paa?o���'O°zoi5oo�
g r` -•• � _ ��o 000 �Oaa000��awF��Fwi�awwW¢w-�z��art >-
8 ;a'.:�' /' sap�om�oxozzy�d''&?owwwwWxa�.a-zz°sw���`ziiwwNai�oa�°�a
� •, ,`, " I _ p~°z zOmz��p�Jp � o�w��°w�5:w�ao�wa Ho�'a��
��� ij % ��� I �t3�usw�z �°°w'eo� zg°N3��°,a�zQO3��m�yom�'"��:ao
;:�.. t• �> / � .�\ oLL�zzomga����oG°�HZ g`�o�aw� o°�aGcwza�osG
`�) ' � i / //� �/ � w�8i� '" Nz_gw�FZ,°�z- z�azw p�d6W �zFp���N �wp�u�
, " ��//�i >z oww��o>'o� - �' �35� �'zi`-�z
. . i/ �d� G��'^w�'^ �N� o
� � aa° dpa�LL°a�"d Sz3"wr '��°$o��"_W o0
� ..'x�" ', , i�� ���/ � I ��F,� >��a N, n �>_d3�aipaaaa3d�fH�a�pp3a,��
; ,�".. /// � �
�"�' �/�j/� ' N ^' N N � N N N N
� . �4• i il i,- � '/� l = Q � � woai om � ��P F o �� m n wwv m
,"Yli��/ ��' W'R` �io/i/ ( I _ � p z i - .g a�w� � °zN � g '^z oQ oa�FQ3 oz�io
/���� �rs�'� i� �/ %/ - � 3 a o w oaW 3>0'" �=o>°� o �'u a���?zF d �F�oG
\��/%� `i �i% i / / i aw � .a p w� °xo.� i ew�'�"Gw F� ° ° ��oa�
i/ oo- i � Fw
� �\ ����/ ' �/i�// I I w� � do� oo� o3w '^�°° =w°�F�w� �� Q� - ww�o a �om�o
i�ii� !i� �i� � � / � °°z as� aC o�m ��o`a o�ao�'o�m �OZ a> °zp��m�a e�
\ i � 1 0- �o o"�zs'"� = weo°<
��i� %i/,�i / � � � wd a Gi� F�� Ga� °UOJO-'"�Ca�°aia - �g iO�¢i°m 3pz� ao
/,/ / i� - OO �I ' u° _ ��w 5a� e�d oow�goor°za��oh �� �w aaoti�z Y��SaGw
_,// � i� � � � ?� � ��a 8� ° �m'"w�x������� Wd �� o�Ng�sa
// �°`r� i � � F> j �am aaz m�r wzo�z�����=zw 3i J °e'aN o"a°�°�
/ //e 5'C ,i� i � \ m u �oa ia- m a�-� �'^� F a° 63uaa�w �i�wzdQ
//�,� �'(N ., i i �� 1 � ,I i �a a � �Ww ��°,Q aga600FOZ_`�ow� � o; � W�'�`o- �wz`��d
���/� � �i /� i ���._� .: �I Y 'oo ��aG�"� ��� 6pzw�aW3a'�°wz� 3o wi ���QOZ� ,y>S�c��
�od �Q- o iw „�Viwo�
� y� i / i _ "4i.' � � Ho �LL� a m3oa�a�wm�~� .F� _Y ow4xa�LL _
�j � � i ,i � / � ...`G� . ..R_=�.� � (A o� o� wGQ ow" ''�w>w°z�
�LLa
`�� i �� �e� i,/� / Xb`��. . ,�,�- �;t � W �� �o~ ��° oEz �3p'o=��o<mmw °�zp�atioa� apW��mS
/i � i � �; �...t _� F wLLE=�- -� Fwa� w w'o� �oz� �w
�... ipe / .i c ..•:%';J. ,J-'':'��0;�'�';y"': ." � z° �w°oa ��z - �w a ww ���dzi�ow - �6�i
\� '� i� s� /..:x:" :.;:'' �_iB ..�. - � x zoOFadmoozo��m�� F zd�a o
\� � /�i �e �:,� . �9i^.. '�•_..r-t'r`' \..^�_ o°°'� � �3 Gmg°aW= w . < .F"'��9a�?a ," z° w�waQg�° '^L�
\ /-\ / r_}i.%:. �-... �o Z s��o sox aLL" �„
� � y..: �-Y �" w� �W�a �o a m��od�oaSwN�a'���o
� � i �:.Gii:�.ei.�.r'���-.= :r�-. i �4" ;� . I W -�QO°��Q QG�z'o�Qa�5f�9�iGr��wF o�aQia�d��mzo
v � / �;.� �/ .�r,s+ '�" � �q,i:• 3 aaa� S° 3° ��°��°-OG
`� i� � •i?.•. :�� , � �iz�Na��3oo� ooiaW wo�i �w�za�g�w�
�/ �%� �' ... ... � � � a �z��o.w �p°FC o os�sawzzQa�a>o
i,i ��%r . /i' �°aa Q -owGN?a��`-'N""m�J`°��w°`x,Fa° o� 00�4"-o'�p-�`Y�'l��
� J� �/� i � � , , •'�j. _oU�s_;� U �zW��°«��_zawo��aFZ°a�am�op�gyw Go��Gao°;.��Gg>�°'�^'a^5
i::5�:i:'•.•:; i .}' \ � W�w.a,z°>z�wwzu3��a_�o�=oo�W?o g �W`z��o'F�z� �-oad
\\ � —� �i '.`��.Y,�• g '��iQ N / w'�';. e�-1,' � � Q �oswW°W�zz?���Q��zxz4owz°N�gog"Q�¢ _o wjz�oGFWa6pG�w
���-��� � � i' �':, � r a! �':i^. �� � 5mo��g�m_d�'"z� �5°6�Fza�Io¢oc��dhw°z��Oercg°wao"•w°o���
w �"i� � � i Z o w�� � s �w� w 3 pGpuwadz�<
// � :1�'� / yT c9 �'ow �o� Go� �a °5" o w <ozw�zi�w� �-'
� � �/i� ---'o��� ',;� .n�6 g a¢5ap�o°z3a�,'zaLSLLooa`aa°paaF3m3oG°��°z�d�°��°ua3�°u�°oa�°o¢
,� ...: ���_�� �moLL a'.� I I .. N M e � e � �a.. .. �
� :.� / .�� o � —.�_o p:; � . \; � .. .,.. .. ..
. � � E e�Dn � '�'.�' I\"iSu' � 1
��`\\ � .;.�.\�...: .. = •pp � ' w J Y _? z �
i°•�^;ij.;. J�;_.'�,. ..d}';"` Q � W�
� :1:^0�•'.�^� 1 � r 1I ' o°o jp $ - mQ �Q o
, :'' �• �'-�� \\ /� — , yyi� X 1 `" �io 6- °oa °. a� wu
(''' �'��� \ � ` � 1 '.}�' i � I � ai� wa o0 ow ow�o�
\ \ ..9?.y . .` �. �; Q ~�~ p o
� ' � � t''"� � ' -o �� i� "' 'oa z�m°g J �
, �.. ::.� 6�� � , p= c �
�_ �o
`�l `; ' , .���i. I' � _ �<= �� - �o d=1�p�° o
s 1 \� �„q 0.0., .�;cl I I �� � ioza wo� �o° w'o �N oaw�N p� z
�\ o �\.�--`�., t ':i:� �m (0 1 ozao ��W a�^ -- - w� �k I—
c� :':.� �I o5�� x� _ �d so fog 'od�'-` so z
\ .F � I 3 � - d .,Ea� Q
� `.�,i. 1 LL I n
��._���� � > �—_—— � _ � �.,,:� 1� � � W ; .. � m e � e �
_ ,,,:� _ zo �;�. �� � �
�\~ `�a :o�:.., 0 4�,. I � } �' + '�' Z W
�
u'���. ..\`. � n?' ,1 ��.,'.,:.�;' j;+�.'.. r� . � � � I �' � + -I-+ � �
[� I
�a.` ,� / � � w � '. I� 1 l ' 0
/ ,�"' i 't: o I , '�" a z
�_ ,pJ' 3n � ` ` �� I n �
: 1\ � ( O
4a, OOO � i � 41 .�N� I\� I j 1 N � �
� ':
:.: .` V tU .'r• � �? W Q �
. \ �� (7�Z . .: �1 l
.� A
..F \ zpww�m u ' ; Z �LLm Q
� `E �, x a Z O� v}� �` t1 ��`'t �o '1 y. ` � N
\ m
IjN � �oz �
m� ��1 — wwo �- �,� � ��. I � 2� oog g� N a � o
� ��'� u � ,� ::1� I �I � ,� G t �� � ^ �z N z
� .�\ � / _� �. f �;a• I �� � � '�^Op po �
I I � _ d t �T:, I m�LL �
i . �--
� !\ ^•:'fl>.�'.:' _ , .. �
_'- ':.�'• �\ \� V /�� �• �� �1'` ' � N J
,� � \,p� (�, � � I� I 'dAi
� \� \ $' \ \\ \_�--esa�—G6B—J /� `� ��:, I � ���—* 1 ,.b
,,� � � �� d � I �i 1
_ �se� \ I �� I �____ � � ` ��a•.i' g�� �
\ � � fi88'---_-- � / '_' -, TE
� �\� �,,.. t�"s� y � � '' �
� � � �
/ ,, I ;--------------- ---; ---- � . ��
� � \ : -- , � y' � I \� � `� �z w d>�dw �
� � J�, -�' ; �'�� � 0 � ; � ' � G�W=� ;�w� �soY = g N $ �
� � r / � � ; � Jpa:O� °�owm op4° £ ° a � m
j \ WO�nZU'w io ..� p�i¢ � � "' o
I I ��� � 10 � � I � � I ~�1 �\� , aOZ JZ��°� $O� � �o � � w � o �`
' I � 0 � � � � � � �=~=ao w���m� . ° � � > °
: � o
wa m
bi I �� 0� �---_-_ ----' � wo;F��S a63go� e _ sm a � " f p
I l c�D�� � --�Ba—.�_ � I\ 11 1 l zoa°a o°a�,'�� �� 6 s f �
I 1 oa =_ . _ '°
_ I j � �--�----��—_---- (y 1 � / , S �
�_ —— �� °
ba \� �_ , l '..,
1
, -�-( f Qi
� 'J i� � J \ v — '/ _ a
, xiw.o.e e (�
Ngg }1 1 ` � ao6� w �o>'o�cw ` ... � x"
Bd �I ' � ��FQ aa �x�°wi=�'=' � rc��g z �
��� N 3AH 3N009 / i� ..` ° ��Fz° �a�5? `"�LL������s � g �z�z = � . ¢ �„ p
, gi 3 6i °zoyoi a3��g'��`�oo� .�aoa �� a s
-i � -i i i i t i i i ^i i i �, i ' k� °<�� a&� �aG�wm���a � _3�m r�wK W � s
czoo �izw f.
m6 ooQ� FooF'o� nsi�,'ooe"J� a ��zp fLL�� � o
"'d LLo 'o°c � 6°QO„ w xmm=�a j �gw� woz� � Z �
� ° �°°a� ���z° ax ao� �o� � �o �N,-".�w g�w� �
. xudvrotmwwmm��--� , 1 ..d Na�� mz°a� e3LL°a°°��am �o .o _��r e�s3� � . s
� J $
�
� � �� °00
� E � C �n
�'„}g S f?.� w W ° Z p �n
� - z'4�h°- E ~ � \ �,w . O �In Ol
; �ai�m� N W � � i� •� �
" m �� � W > yZ,� � Z = Q\ +O+° � y Z
T '� c a
�' °��� z Z, °,,, Q 0� m c p �" =a Q� Q OG
'^ z
e�€'°° Z Q g� W W � J � L,1.� � > c++0 L�m � _'^ *'' � C O e
� - ++ � aC o� u Z � W p � W w t� c6 m s � O ,, I-- {y� Z Z
;,. � W G °m d Q Z ~ Q �+ � � o ;i= � LL� � •y m .F.+W N Z �+ o ++
.�.� " °' = O �o �oOOWW � OQm L � _ > �> � �,'.uu.' �, N "
UI— uti� amV VCC � C7 > ° � � �°a6 �° sOCGC � ,� o
� c� v� o Q= cc Z �n E— a a v� J a
0
� �
aw
� � o � � s � LL � Z
� y � � � � = � � � m
� m - - o � � Z
�
�wwa>>mo H
� � mm �
� � ; � wWwww WWWwWWwww �
� ww > > > > > WwwwW > > > > > > > > >
� � I� � > > o 0 0 0 0 > > > > > o 0 0 0 0 0 0 0 0
� [ I
I � ��� > vai vai � � � � � v¢i vai cQi� v¢i vai � � � � � � � � �
� � I � O W W W W W W W W W W W W W W
� K � � K � a' C � K K d' CC K K
N
o � � �
�_ � a w u
3 � o � W 3 w � v
a � w z � z F °Q z „�, Cn fl'
a a a a
� � � w u a g � �o � � N ¢ ¢ Q z � � °� � rc ac a a a a a a a n. ¢ `n
a a a a a a z z z Z z z z `"
3 � ° S� � � 'o u 3 Z � m � � � v l �l V 1 � t n N v l � _ � m
������� I � � � N � � � � � m � � � � � � � � � � � � � � �
� � � � � m
a
v
� �b�bbbill � �
z W N
� � w n % p J � � .
F O. E O �--I N M CF t!1 l0 01 O e--I N 1� t0 I� 00 O1 O �-1 N M d'
Z Z �p � ~ s � w �' = 8 S 8 8 8 8 g �-I N N N M lf1 Vl lfl ll1 l0 l0 l0 l0 lD
W o 6 a W O O O O O O O O O O O O O O
(J � z o � u � o W Z ry� M m m M M M M M M M M (�'1 M n'1 M (h M M M M
W Z o w - a � z C� � .-t .-i .-1 a-t a� r-1 c-1 r-I rl rl r-1 .-I ei .-I .H rl '-I c-1 a-1 a-1 .-i
� ° �� � G `� �� 5 � ° � ~ i`
I I � 0 0 m#.��A�r�o � I I
v:%'`' � - -- `
' ����� �-�,s��� _�\� II
;�:; ;:;`:•� _�;����� � :I
.��'w• ``�' ,s? —�i��� I
� �•'' " ,s��'��%���=�� - �.
�� ..; �.�����r%j%i�� �
� . `"�",�'% i%i" �
.. � /
��i� /�%��, �A� / � (
��/�� ' � '��� � �/ ii �� /' 1
4�ei ` 1 / � I
�� ,���� � ��%-i'��� 1 �I
�\��i���% � /���z't��%� / II.
�� / ,
� %' '� // —'=i- � ' �
/ �e%�� / i �---� \,, I I
j�//e� 5(�y �i /_ �' Jj� �
/////� ?�N 9 /j�// �".-j��_" l 1 I
/�i�i� ��� � � �
✓j j �� /�asr� � � /,��i��,�'� N
/ � �'��/�" � i
i
_ /� '
�� �/ �i�i�i�-�ii�/ i����i� ,n 1
/ i i y,.
� � � i � i ��"�/ �- �,p � I
` ; � �i�i/�������i���i��� � ;�
\ 1��/ ��-� !r� G-a9��//��/ �_ � 4,_'��
' �' �� ���,r'YY"Y� a��
\� _ 1 � ���' �i��,r�-��'i i!r^' /� ��\ � '�.�1: 1
���. �/ �p�i ��i/�yi �l� // 1� /`�'� � '�i � �
F
� g� �i� �,�i ���- � �� �;�'";�� �` v
� ,( / i%.��i r - - --_` ��� 0 1
�'. � ` //// �/ � _—r _ J ��r�i� )I I�
4
�\'. `\ `'�� � �-.'`-�-- J �'�5,:•N}d �� 1
r� �
:`v�, � <� \\ ti ��� .l' ti �'�� ���\ r)�� U 1
�� I .� �� � , --�a��� r � -1 � � ` I !
,�.. �� � � � � � �� 1 R; � � i
� �` ° � _ � � ��--� ��°� .� � -� �:`� I j ; � I �
;� �., � � �� � � � f� `,�� � � �w �i
;� �\ '� g <` �.c � ' �'V i; °'i �' '
�\�\i i ( �� � r�' �J.;` � ,�ii '\;, "I � i �
�,', >>_ _;�� / - , ��,��—————��;� 1;k � `,, �' ; I
.'�.. ��h �'� ,3' �.� �� ly, �R.`�'� �- '�I 1 '� 1� �
�����\'.\� �/ � �t :t,°d_ti ��'! `� � )� �\; �' \�I c � � }
�\�, ,'1�\ B �`-��_���;� �aa��on --�'_v I��1�' '' l� �
��\� � �f �.. _�__ \$ � ',' � � �' � !
� f., `1-•�` /I '/`�� -. • '_— � `` I� �1I �` ;� '
� \�'����'��' � � � ��,1 ��' '�� ,` {
;�Q'. ----I— I ��•' � . , `\ ^� � 1 �i\(' 11 � �
Iy W 'I .`�, \ 1�;�;' ,� i' "� 1� �,
'. � \ /, � '`i �` � � ,� ` �° l �, z
I �°`a-' ' � ��� ''' ,� 1 � y'
i ��� � ��� — ��� � � �� '' �� '' �' W 4
�� i� / .�� �� � ' $ ������ �i Q 1
� ' 1 ' �-
�,;. � i \ ' ...'I 'r--L-•I �/// .�i i'/� / ' '1�0� 'i j 1` i1 �n
_ � � � I \�� � I � �a'/ /' ,'" � � � / � �11"i '�'�``� � ��' �
°� � � / � i',,f�, �: .�-' �
�� , I � Z � _`�—` � ' � d!,�`\�°; '� ` �
�I �� � "� � ---— -----.- - --\-\�- �/ '� � ,1'�I '� �. ,���`,� � '
� ' '
� ;.. i , ,�- ,. =� „_.; - - ,� i�i � �� ;j � �
�I/ � � /� �;' ° � ��, �� � �, �� i'��; l� �
- � � I I , '''� '; ;�, _,�, q�--
, � �; '\\ `;\� � �
� � ��;o o.� ! � n .. �� i ,\ `, r,l
' ,-� / `
I b; � ��o o� ° �, �4�<V' �'� :; � 1\
� I 1 �� --=--�a&-- — -- - �-� �� � � ti
, I � :ca ci- �o. � ,1\ �
� � ,� V � ,��� �� a ��
� 'I • �----- ___ ` h `�, � , p�G=s o=
.
. _
- e . ; —--�— �
_ .w
� i :.� ;� ---_ - j � 3-=�4 =_
.. �_�`� .._ ^^ 8 $ 44 �G
.: ��-- � , sf=3 �f
� �'l� ��gy�\ �`\ /d/'' , �g�s3� �a
� I p '• — ' ' \ ���o�� ?a
.sa�
�=s=�s :o
� , __•.�o--'-•��- �oc��W yi
i I -t` ' _:��:'- ��
I � up�e � N ' 3AV 3N009 �,� "��g�y �m
-I �-1--f . I I I—�I 1 1 1 I I i�I ' g°�10Sa :`
I o4�oF6 �; i
—DD aa 4C Cd 4C� e� \, . �aa'¢a oz �
g es 4Q �C CA 4Q �� uw�, �` ��d;�� �z '
I .. �°°f =�
����oo -
F��
.a��°= --
O
J U m � � N �
� �j m N G o .o
�I NN LLj U � ,. � w ° s � � �
� �LL z Z �' Z
�_ � Q W W � � z W �-► �
�' W z � Q aOz � � �
�� �,o � z W z Z OQj O
"� � � W w > cn
_� N= � � z v o � � Z �
�'' �� O
V z �y � o �- W c� � � ,_ '
�
�o Z� m � � pmo
ac� �� � " � � � �
<
�� � �� �
V N g
�� �� �� ��
LL
�L____
�f____
2 �
�� � �� � � � � ��
�- � � �
� � � � ��
4 4 4�� �s �� � �� q �� a� �� �Q °
�o � � � �� �� �o
- - - - �-
z
O
f-
Q
>
w
�
w
O O O O ��►/J
"__ .8"�9 j
�
�s____ ? j � w WI O
J � J J � 2
LLI
W W W
��O-�9 �
O� O� O� O ��
Uu� Vu� V � V � �
�
— cv m tr ,n
.o-, .q-�bi ,o-, ,a-,t�i
ao-� .v,vi .o-, .e,4i
� �
$
���� :-------------------------------------�
� � --;,�-;� �� �-_-�,----
_ -- �
��� _ , � �
��� :�-. � i i
��� � 8
o. �°�
Ss _ O�
- i �
i i p
� � — i i ❑ c
� , , „ ,
, . , ,
, , , • ��
� -- - --
m y � _
m m �
� ~� I �
S
�O � O I �
�
u�$ * � _ I I I\ \I Q
� � --- _ � 0-
� � ,. -
� O
'��---�---�----��----�---� -�----�
° ��� � o
�
,� . � r o � ��� �����
' � a� � o ��� �����
� $ ^
a�°� m � �� � � ��� .� "�`�'�'�'�
�---------��------• n � Z o _ z � -----
� � = m O 0 g" O � ��
QO,� 1= i- F 8OgV. f= �� < �_� � ���00
��� — " �^ � N111�S N N N 9� t� I- � F
�$���� WQ am=z� � � � � °�x� � � � �
s����S�^��w�� �� N " ��� g�
- U � o � �
�� ��U�lH�N�W� �N � ���V O� O
E
9� ���'a A �o �,� o ��'��� N �
o �s s� z_ � z
- �� �J����J�aop�� ��� � � ���W �� ,W �, ���
N� Q�n� ��V'{YU �qa � Y�� N d.Rr �� F �� �j� � U
�l'� F�F�u�O?� -`�1� �- a�� � a � a���`� g� �O� ����`�
Yi J W W J
�� ���������� �� ���� a � � ���o� � �o ��� ���g�
m���� � m ��� �
R� g�ry���ry��N 4�fa fZ10�3I y � O 09UU0 � O9 09�i � 0.9UVil
_ry� �N� r O.O 09 JV U 6
Q l� �
/r'
� k
J v �� � �' �=�' ' �
� —� �s o W z � � � �
[ , q': �!J ,� .7
�I c�VN W v � � U �-'.:.C;mly �
�o�o
�� " QwWJ � ZwW ' � N �
W1— o °' W Z �— ¢ � Oz � , I � z
� � � z W Z � �-W., Q w �'— ;
I— �° " � W XW > c� ' ;
—� N� � � W z "' i
�� � z U � w � p �n
VZ ~ � � m O O W V �;I�i; .IN
� ��N O
�$ C7 y;
�Q z d � U '` °isl�5
QU �� � ;Y'u�i�I;�.
< � W
�* a��� ....ti�
u!a� �r �y,� '
U! I..U,� s.J u.i
t�i„ <;`�,a �Sd�
Ju_, '�s�il'i .uim
i
i
� �
L.< I � e ' • ��,, `'i r t,,,
%� :i ;j n i��v " ° _
�� a %tu �rii°� �' � .f'�"'
�< �
��p ! I j IV I�Y /� � � �`����- �
Y IY .i ��� I i�T� �.I n �C ��} i � �- J
� J )
` < � y{Y
. . . � J i u� �U O .4 �'' II � �4{-�� � J� '�Cl IY.
� l U'�( / � F (1--� i}
4r� � �� 51° }y � i � � �? � �o cr J'.
� �'�' � " z� 'u ii� . ;T u<,�� .Ja �'in
' :::�� J � . .
. __.. �-r Pi.�� i u-� p �� .-, ��;n iY
� �+Y `! �', � )n � �� � t)(1��i ii .J
j I � . V t�\ � r � i. i.{l U ._�.. _ _
��� ' L n I ... ...... �._
�' ��!;
� ' �{' �", �. I � B l � }in'�JM{�JC� �� I, r `f /� \ 8 i 1�4!I. �� • t1 i �:
o ; j i ' �1 ° I 's i�', !t� - ;i � � � `� '
s �r �� . � z� �; � '� �� k-� — ' �
.- �, , , ���
U
r u� I . '. 5 I �'� .L1(.
�i� �
� I 4 _ '
. ! I � � j O L'�
� ��I i 8� lali'�ai � �ij�i�i�i i- �� 4 ��°' � 2 - � � •—
�
_ � o �`+_) o i o
� � - r.- _
,. , -�-�
I � " I� i ' V -- " � va� �,
� �
I ' ,- � � � i�� �
�,�.
`� �;,: — – � �� ' ;�,�-��b�;.� h,� � ' -
; � _. , , � I : �
I.�� +' 1�_ ,5 i i 8 n�il��rii'�,i � .G' .. � �
Z \Iµ -- o� � '- i :. ..
p
!� I � �
? � Q . . t �� UI�T $1f"�� �i . i� n'� i; � m--e�_} n I (
i.u I I Z f �' �,v w � f I ,.i- �� � I r� .ii I
�
= � � `
�� _-. ,'. '. � n E .�. � ' �r< ! i i u, -..
i w r > ,�. - �: „N�� � � �o > y
, i.�_ �___ �,� i
\.I.. � e_..; � ':: � L � '... � I 9 {� bn ; C � ; '!. 1 i� �
_
z n
J� * I * �
�?� ,... '' b °I.:,.� � ° �' � :... r j, , � z � A
i FI , � �i� i �:, i ''J � i. . � ��( >
ii
\' � �'� 'iL[ .s I � ��' i I �����.. , i 1
j , � � ! f iv i � �! 1 �y� � G.1
8� i C:i rl i� j�l���i�{{j ;I? 4 . f€ #'t 1 ttc '' t i 1: ;i! u I 1�� ��'I 1!��rE! I y p
I ' ' � � a I t� �i 3 i �s� � .�.�, .�
�' - tf� u ; P I t+." �i }� � � � �P+ o � � ti
� ' �7 r.,
- o w - -- - - -- C, r
�t" a I a.
I . .�v� � [I ^ .ni ,� () L + i.: /n d .L�. �; �V
� � n. ri,i` I ?� vn a � ) iL9 � I \. !' �
. ..
. �1 �m � 1 t.� t�' - i �- /, ` I � �� --,.
, ' �� � � ;
Y
� '
I ._ (-�: ��t ' �I .�. �,.. � " r .,t p �^� l .0 � - �� �t�
: ; �. � . '��. - ��,�- � �� i
.,. � '�. � . ...
i ,., . ; i } ._ � ,��rf ,.� � ._�
n ' i + -
, �8 �r f!f�'i I 4t i n� .� � �. � � ����I�J�I L!�f+�t�h� w�i
i I B I� i �i�Li��f 1 Ij 1 �I . - 4_ U ; ,
� � �. � .r. ._:.:.
� I � i a": 1 �, I �I
i l" f , t� �I �,, IB .1i+?I[�h�, ii rI". (� � � L�� �--1 i I—
I d ' j! -- �. �� r l'.'r �. �' r;
�
- l
o <
Q �
�
v n _ i �
I .i ' d 1
(li' . . t -- .._ ,�p � �; I�� Vi i -'-'�-'_
�T ' i � � i��� •�
� � �' n n �f ' . �h�� ��_�.I. B 1 4. 4^f
i �
I .. - d� ,.� . F»" / ,., I , j.
1 f � n
� . . „� a ! 8 r� r+Ai� � .. � l, j'�� ro
c� l'o I
a ���6� ���t;��� �� � � � _�i`��'1°`�I` � � .�
i o LL� ., �11,.�ichi;k � :i "� :/o; .��2 i�
�, i, �� � ` �i � ;. s ' I'Kp u��
I � } J� �n �� S � p �u � IN I .� �u1 j � O
/ �� U
(R ) -C! � Il I.ip C J . M1I 'Z l �j�l) ,L ��'IO
�Q ,Y iO �iU 1 IY ��L] J 4 I 4.: LL(� W Ifi i Jl .JI 0 n LL O
1� � I� `iu "�' W � "'�' �
� -�-
_._'"'_"
�� I'
�I
�I ! i ;
� �
' � ' � ---- ,
i i :
�' _...,.,. I ' .� > � : �
� � �
I
� i � Z ,
( � .,.a
�
.
d l _...----� :I w E : _;
,
r�-_�� -__ ..
_ .
� � ,�
-� . �� . �
_. . ,
_. ...__ _ , I (���
I " ? � � ' ' � J��..- p
� _. � I. U � ! J .
J I � , �, I.._.. �,
Q� � . ;� � � �
�° .
w� �'. �
�
oN � `
i
c9 � ;i I
---�-- ---- , ' :
, _ _ ; i_.
' : : L�"� --_..- �
. . Q I . �:I� � O ' �I � 1 I ' i'.. �
.„-...,,'., , : . ,.. , -_ -� .:� .
,.� �_ �� � . I . . i. . . �
. � . � ; � � i_i. � �. }... , l
i _"" " .Y i j _ I-.. \ '',, fy I I'�, I�. \
�. � . .._ E1 i .� L� � �I 3t1
� _ •
_ �.I ' � ', .� � � �� €1?
. . .: ,
..__._ .. : . I ''
I . {'-' � . I.�. I . .E� l� ' C� �� 1- 1�
� . i �.. j._ t '�, � � {- z �� � 6- z
: ... I:':. ' " , ... , .
. . lt� N �:i. . i. � N , � . . . ln � �i i
m
._.. � w i�, � �.i�. �..'. iS`. w � . . J w % w
I ;. __� : /_, ��
\ �
— � � � : � m ' r tn � i �.._.
'L� � �� , , r � i ,�
� �. - - �-� -r---
I I � '
I i i I : 3
� I I ' Q
I .:: .i _..._. .
� � . €i j 3�. ..i ��.
� � �u �, . ... ',,, � �. _ �� _
. �i � "
;� j - — I ; ��
i __.__. .._...
.
, —� - , ,
; I :: _.� ,
; � _ '
�
,
y �(� �t)
IIM1l i() '�'�:()
.V�. .j�-� !4`-
�i U °� — -- ------ - — — — — , g
� � o!n. V
Q J Mm 6 Z w,���;�'�! ' �
O!
A) 4� c \ i - ': ���f
I��i J N N W L /�1 =:��.C);:Il i:!
' `°� � (� r Z � CAD , �
V
L 7 w i M g
r� �LL Q L _I —� � Q J i �
N
V� � W (� � � � � � m ! i Q �
N y z J � Q Q
H� �� 0 0 W � W � Xw � yi ; I
ez _ � p W J W �
J �,:
�z �� � � m p � W � ':,!�i I>�
�°� m r^ %;'� ����,�
O �� v il�f\',,� RI
°' '',� ° (��
QU �� � �;i;,",c� �;
�:�°',�i:;�
� —
,y� ,� ��
� " u r� � u� e
'� � a� t � a� s��' �1 I t� u w o °
i� i r u (1 c� � i O�1 x '� ' i ..d
> a � .i z�. 1" �d . �5 �i, � > > � � . u`
� ,, .z .� , y �
, . �
c� ,n � � � �� � J�� � i-°,� m.1 ao n r� d � < .� ^� �
u�..�i u � u o ni ,i� a,n�i m o�ii � �� z n�� " � � �`i a
T 1 o T
� ' i l � r� � u �� u u � m n o o.S m
I j
� �..� I � . �� . .
�
.� ' i j -+,--t- — � �.
c-
� � � �'1, E'�3 ��'�',�' ��`�'� i � . ` ��f=i � ���i E�,i ii�+� i��
.....
I 1...._ ..k� �
� \ / Y _ -e J I , \y J ` � ��
� � „���' � z i �v \; +�
��
Z' �
�a- � � �---- _�.... � �. �� }:��G i � ��;.��. I}i t� I C� �� �� � . _.... ��� ,,ii!l�i'��t(�� �� ��� ,�
Q' r i 9
�� �
J j �' 3
I H, i ?;�k��f' � � ( II _ ''.
� � � I � � '�� ��� � � -�,
i �
;;� � � ,� � � ' i� z�e.
_�_._. .. . I ��ri i,.,I 4`� ,.� ��. : I rC'A ` ��} � �,,� . ..._...__. :. �` v .. • , ' ,; .
e
i e � 1� f;�la I � i a l � ; I I
,� _ ,s ° , � ° I �; I'
o q'� o � i o: �) �
� N I �,;
�'��
,z ��
i]� �� iQ. �� ol 'r'� � � �I �- � yj��_ ,.
Z �
o�, . , '; o! ' ..i ` -
.� i . � ��, *�� � ��� 8 I �rr}�i �i rii � �r,
I LjJ � a � 3 ' 1;
I � I� ' i � , - ���.���
� \ , ! �, � i I
� � � 7 �, .. � �, � z
�� �_ ��1 � `' � �, ' � ;;'. � �I ,.. _.. . i
�
� v
� _��_. _._ �i B r::�i i i{� nl° � ��' ; � � -- .; , �--��-- ;_. <?;
�� - ��i i ; � � . "a,.��,� ��F��, ` y1 S
. ���i d i� , ����'``� 'i � , ��, ��� il;
S I
; ;Z I: ii! I ',.i{i II I f.., 1 �f. ,' �' , .�.
4� iQ u� i� � ir �',1��,I' I� � o: �• �;: � �� l� '-
� i I I 1' tY
I ° IZ' � I�- . ° - � °I O
� W �' � o_ �t> � 'is �I ���i,:i z
� I °,
, i '�' � �� I 1- � �'• ' ( ! �'�,
�� - � i � Z ` � s �. �,� � �,�� �
I ; _ �
„ J
,,
, _ Q e......._ �"� _ _
� �
� � ��.rr��ini i,,��: z� ' � � � I
,
� ._�_...- �1 e, � � i-----
�
I - �'. �' �,.��.�.' I W, A I
c �.
I ' I'
, ;
e
�
i � � �,� �, ,� ��� �, ��t�:�t � � '�
I Z:
a: I i� �Q� e...__. . -�- --. 8 i: : iiP �I�Kt`���; : o �� i i,ii��i ii �r � ��-�-�--- � � - _�
I Z, �y�.� j� � E� ��LL .I�-1 I i�j' ��
� I. ' �: '. � � ��� ,� 6 ...i i i.
i � � � ,
I --- � : ��� ' �� ��n � al `. �i)
,,: .r,,a �� . �..
� I �. _'_ e�g( � �1 �rv_� IO �;O . _-___ '9 2� IO U.. V �'�()
e
�'y__,r_.__ �I 8 I Jr�,.i�:N�d{��r`�i��; `'!'--P^G�- �'?'- ?. �� , . �.,� ;I r B {i I i;;�,I,� h,.{i� � .e� ;I- u°�� i i 1,.
��, I ,
� I I
V T a� U � �� ��,M1� 'Cl �Q
(uj (j':�0 In i:._U ;-i U.,`9 II� Li0
�' �-�L- -t� ?- Q' �-iE- �+ ?
i
I�� _ -------.., --- ---
_, o <
r �, 4—-—...--. - �--�; ---�- i'-- ....... ------- -.... . ��
-.. � � , i , �� I �� ���i�,&k ��:
� �- � r �G , �,� �.
f ,�ti ,��� r ���
� 1 1� �t n,
,n.
� i �
� �
i , j� Ii�tl�lll I � � ��
i µ. �_l ��: �j Y"� x
O y�N / �
n� �I ,�i� �� ~. � �� � -
k _ � b - r°a� �i`
. �o° a nJ _J J I�Ai
I � I _' �ufii ii� ;� �Om �rci °�I
y';\�" �o � �,
� I � „ f,,,�< � �� J� .���I
, ,
� -- � , � ��� ��a � . �, s-��� �.�. ,.�s;
� � 1 � � �� �� ' n.i�) %rtm i�oi> o�>. �..._._..
'� .� /�T"" _ _._.___ ". _.... ..-_'....__..._...'_, .'__"'"' ""_"_"'_"' "". ...... . ......._.___ /
�/ � � � L
i
� ' � , i I . �;
I / I ' Z ���{ -�' J � r
, �II .? .: i �.,�°M1 � I\-.....I 1 �I ' Z �Z :, w I���; 5��..��1�, ��' � h'� �
I �i
s �� " `"`�' � . Z �Z F' IV OSi � � �.
�4 s � i;
_. ( I ~ �.,� � �,
,
\� I; , p I ;W W ' ¢ a ` , v' is.
n ^ �;� -�r{
4' � Y��+-}---- '—}P _ ._ -------o------------ —�--- �,, _ i I_li N �Y'r'I;tl'�a�j ,
_s � � :
si_ �� �
a,l � �voi-� ) �� rc' ue \ `
� � \�, ' � "'�G� j o� � I
� c �
�, � �,'-,:'- �_.. . �{ �,.#O�.S ..O-.2 ' .O'.B
. O� I . -_ __ _ ,�.���� .�\ .O-,8�.
', n _ "__ �.�IU i \:
�,' - � �f_..A_.
i '
I
i � i�., ', ^.
I� ry �y_"' _� �__�_'""_- .. . . .. . �_.___._ . . . �'. „ � l,) lJ 9�'U�'1 U '.
_ � "'__""-"-__"_"_."'_'"" "_-_�_"__�.._._
� / 0 . >�I.
I __'_ __'_ _ _"__"__'__ . U � J1 �. . .
��.i i - p; U _ 1�2'�Cb. N4'd7.fY.
, .. , . O U O �� Un� 'T �Y�� i i• i i
�. �. .. '.. U '-t Iff �D n �O 4� O �'�'�ry R'IY n�;� �.
i � I'..I U� � % ! J � / L� L� 1�. (� L 1_�1� �
� 5 � I:�` � -� iu' 6 U �) iy" V w u4 �yN� .n iYiYiY(�N .
�I �-\-- 3:0� � . z _ " ;'u v v :-i �,"° o i°;� � <3�Y � tio;io�S
_ ��. �� � }i p �,j u� w m �i O t i U�� a rv_O i.�.r.c.r
_ 4 ytJ ) J� 11 n Il �yl)�� N LLII. � 00000
— ! ri r � r , � o o� �� n � U Q �; � � �,
.. I..! I i a u `ri o.o °� _� �n m m '°� � in �'�: �' �- �.. .
qt . O��m �i?� o. nJ d . �r �� � i
..,. . O S �\J Jp ) _J iu.Uli. ��T. � n� ��� �ni l
�� �� — '_.'_'_ � ' i1 C`', o�V ��� �� -' _ ��.
�_�: '�.._"_'__'__'___ ..--:_._.......... .. ....�... .. ...._.. _:.�..� �... ....�... ""_ �..__ ... ' �� i� � )�S O � {�J1 �
'� i 4 ) µ n
� ��� ��� n �j n ti
- :.. � d ow . n
_—._ 1
. .. : : O 0.J��J 1i . V f �[1 r- f1 J'�f�'i 1\ i Q � .
7j �i �'i�i�i ��z z> w ii '�Ottw - V u Ci �s. ,
� . 1� LL O ���.� �II.[\l�. .Y !%> � � W IY Q'11 .T � F 1�l �t � �f�U C)
I �' I i �( ;�n r�f�n .f (\ � � •� Q n�Ir O � � i1' IY. ) �� �
� I It� J)/ Iii! �il 1 >r lil F' 6 2 '
z � �� � y > F.'�� �''� % ° n �'��i�� ; nd o ,� ° � d �� �(y'
�: ,��o o;���� i�ii d �h� �r �dY`��u� )I � a x �� S��-� u� �� �✓ a �I n
� � ? 1 Y � J ' u1 IY �� b d �� C) i ..,f �J iy I� Il� � O i' ��f 11 L�n �,.
i - 'Cl~❑ rt' i � �! �- L�1� n V � R' i C/
,.o-,c_ !' .o-.c� r ' �R F r� a����� ('� j ��. �m4�n ti i o � Ti �,ri¢� � 05 �i,� 'l re��d`i6 ;
u. ��� � n �i :r -i � ci c�
!� �.:.,� ,/;.� �i �� y�i�U r>�7%f[, 'Ny �a c) � • � . " "o��v.�r� �1 QC� e. � e 1�,��l�`� .
'� F, '. m i . J � �11 /S o?jseSy 7 i O�� � h��NY.�n � � � � �' ��.)�)� 4. F..Ij d �i.ny iY t<p� ��
,�,' J � ° `� 'ii o �� o.' n R� t� ��I� rF �� o ir o o: dl ;� n ai ni�'�rt'
..\ , '' U r °tl� ti� z¢ ��i > . u � �
�y �,y��o��,��. - -
.._._ ._.._.. _.._.. .._.. .0-09.._. ._.._.._...._.._._ .... ___... .._ .. ✓� , [I _:ri.�n .:m ai t�i S'a i3� . ,L., ii x(.,u o �,: �i ii o o e �:, u si.i zi ci �.
y Jj rl
ii.si d.o e o �. . , .
�nl a m �i fV „�, ��, �n' �. �
s
C;1�� �� `i
Planning Departrnent
763-593-8095/763-593-8i49(fax)
Date: August 15, 2012
To: Planning Commission
From: Joe Hogeboom, City Planner
Subject: Informal Public Hearing- Minor Subdivision of Property at 1540 and 1550 St. Croix
Circle (Golden View Addition) -Jeff and Heidi Haines & Dave and Cindy Fellman -
Applicants
Summary of Request
leff and Heidi Haines & Dave and Cindy Fellman are proposing to subdivide the properties located at
1540 and 1550 St. Croix Circle, as well as the parcel to the immediate east, into three separate lots.
The existing home at 1540 St. Croix Circle would be demolished. City Code requires that each new lot
meet the required 10,000 square foot minimum lot size standard set forth by the Zoning Code. The
developer has submitted a site plan that demonstrates that each of the three newly configured lots
would exceed minimum lot size requirements. For this proposal, tMe lot area measurements are:
• Lot 1- 135,938 sq. ft. (52,180 sq. ft. above OHW)
• Lot 2- 124,453 sq. ft. (43,620 sq. ft. above OHW)
• Lot 3- 199,635 sq. ft. (99,790 sq. ft. above OHW)
City code also requires that at least 80 feet of width exists at the front setback line of any newty
established interior lot. Lot 3 would meet this requirement; however, Lots 1 and 2 would not. Lot 1 is
calculated to be 60 feet in width and Lot 2 is calculated to be 62 feet in width. The developer is
requesting a variance from the Subdivision Code to allow for this configuration. The applicant has
submitted a plan that demonstrates that lot widths can be made wider if a half cul-de-sac is
constructed. However, staff does see a need for a cul-de-sac in this location and supports the
applicants' plan that requires a variance from the Subdivlsion Code. Setback boundaries (building
envelopes) of the proposed lots would allow standard-sized homes to be constructed without
variances to the Zoning Code. In addition, all lots meet the minimum frontage requirements along the
lakeshore.
Qualification as a Minor Subdivision
The proposed three lot subdivision qualifies as a minor subdivision because the subject praperties are
part of a recorded plat. In addition, this proposed subdivision will produce three lots and will not
create need for public improvements, such as street construction. The applicant has submitted the
required information to the City that allows for the subdivision to be evaluated as a minor
subdivision.
Staff Review of Minor Subdivision
As previously indicated, this request reconfigures three existing lots into three new lots. There will be
a net gain of one home. Each of the new lots exceed the minimum lot requirements in the R-1 Single
Family Residential Zoning District.
The applicant has submitted a survey for the affected property prior to subdivision, as well as
renderings of proposed setback boundaries and lot layout following lot division. These documents
provide the City with information necessary to evaluate the minor subdivision. All documents indicate
the preservation of the existing home at 1550 St. Croix Circle.
City Engineer leff Oliver, PE, and Public Works Specialist Eric Eckman have submitted a memorandum
dated August 22, 2012 regarding recommendations from the Public Works Department concerning
this request. A copy of the Public Works Department memorandum is attached to this report.
Qualification Governing Approval as a Minor Subdivision
According to Section 12.50 of the City's Subdivision Regulations, the following are the regulations
governing approval of minor subdivisions with staff comment related to this request:
1. Minor subdivisions shall be denied if the proposed lots do not meet the requirements of the
appropriate zoning district.The three proposed lots will meet the requirements set forth by the
R1 Single Family Residential Zoning District.
2. A minor subdivision may be denied if the City Engineer determines that the lots are not
buildable.The City Engineer has determined that the proposed lots are buildable.
3. A minor subdivision may be denied if there are no sewer and water connections available or if it
is determined by the City Engineer that an undue strain will be placed on City utility systems by
the addition of the new lots. A developer would be required to submit detailed plans regarding
the proposed sewer and water locations at the time building permits are applied for. Utility
connections are available in this area.
4. Approval of the minor subdivision may require the granting of certain easements to the City.
The final plat must show all necessary easements as required by the City Engineer and City
ordinances.
5. If public agencies other than the City have jurisdiction of the streets adjacent to the minor
subdivision,the agencies will be given the opportunities to comment. The Department of
Natural Resources, which has jurisdictional authority over Sweeney lake, has been given the
opportunity to comment on this proposal. The DNR has no comment at this time.
6. The City may ask for review of title if required by the City Attorney regarding the dedication of
certain easements. The City Attorney will determine if such a title review is necessary prior to
approval of the final plat.
7. The minor subdivision may be subject to park dedication requirements. In this case, a park
dedication fee of$14,370 will need to be paid prior to final plat approval.
Recommended Action
Staff recommends that the Planning Commission declare the following:
The Planning Commission finds that the Minor Subdivision proposal at 1540 & 1550 St. Croix Circle
meets criteria established in City Code Section 12.50, and therefore recommends approval of the
petition subject to the following conditions:
1. The City Attorney will determine if a title review is necessary prior to approval of the final plat.
2. A park dedication fee of$14,37Q shall be paid before final plat approval.
3. The City Engineer's memorandum, dated August 22, 2012 shall become part of this approval.
4. A Subdivision Agreement will be drafted for review and approval by the City Council that will
include issues found in the City Engineer's memorandum.
5. All applicable City permits shall be obtained priar to the development of the new lots.
Further, the Planning Commission finds that;
• The proposed Lot 1 measures 60 feet in width along the northeast front setback line.
• The proposed Lot 2 measures 62 feet in width along the northeast front setback line.
• Section 12.20, Subdivision 5(A) of City Code requires that interior lots measure at least 80 feet in
width along the front setback lines.
• Reducing the lot width requirement eliminates the need for additional road construction.
Therefore, the Planning Commission recommends approval of a waiver to Sectian 12.20, Subdivision
5(A) of City Code allowing Lot 1 to have a 60 foot width along the northeast front setback line and
allowing Lot 2 to have a 62 foot width along the northeast front setback line.
Attachments:
Location Map (1 page)
Memorandum from City Engineer Jeff Oliver and Public Works Specialist Eric Eckman dated August 22,
2012 (6 pages)
Tree Inventory (1 page)
Letter Regarding Possible Cul-De-Sac (1 page)
Preliminary Plat and Possible Cul-De-Sac Plan (3 pages)
',.r^"` s'�,`e �y�j �-�`/ �' � �� � ``•'1 .l-'' _„+ . �,,,,� /,��y�fl.� is��r�
�,.��� t1��..,_��.��" �,-�'�� dF} i$21 �� 1823 � 82d '� fi� 1855"Yrf�186ti � �'�'�4��
"�"�h�� .m "" `"" ".�W"` ♦ � '183D 81��° 18'19 a '18�p 1845�a 85t1 g���fl5t1 � --� � �i � , � �,"�
...
W..
�. .a ,.� �r ' ��
" � �' 1$�� � 1 d3.�`r�'�r�8A{� 1� ' � ��s����`"��'� �,���' ; �
� � I 54lQtY �. �� 9813 � 1�18�� 1fl4$ "-�.' /� 1�;i5 � i
,.� �9�� ' 1$1�3 �- _ ��`i�n�� ��
t �'`' �5�t0 �� ,c �e 1$��1,a 1�3 ".- � B�i ���p �h�� f
SrC�"is�i9�E�°c1�'�C �� r�""",-��4. 93U g¢� � 18ti{I 18�7�p 1811 �? 1'812 —_-_._ ,� 1t3�5`J �,� �(��'�G� �yrp N� ��
�� r - --.._s� �.��
a '�,�.._ 1615�� ��h� i ��P��,
,,.�"r�/'S�11'h "° 1$01 a� ,,. � � �18�2U 48�S�r r Fl�p � �Ic��r'��y���,�;�
,, . '«���5Q$ t"'i "� � °° � �,,� 1��ti � 8�11� �1��8 9$11 .a��181� �, �'�,������,H�V ��� �
t�E ,3'S741T� r 951 921 9n1,r 1781 { 7 Dd � � 18€15:1,�181""!1 ��' ��
, /'�� '-1 � 1ti17�'+ .`"-�__-� .
.) ��. � >�`�r5111!�� � .�_. .,.......����r-�"_'.�� `1 18�i7 �� """"'-�i8dt� � � .
.�n .,. aY�,.„t 5t�;tU f 1E3U1!,�'O' 16�t1� �t '� ,; a�s'� ���iu � �� � ��'``�
21 S�CI�,�,� ,,��� � 5Cit1 30 '920� ,� i � T/ ,,-= i i� �� �`���i�',°`"���
� •--. r- �6�a �
, � „� 4� 0 � �,
i_� _tf31 '"` ,� ». «� Sfi�FptX PdV�N! � ^- '�"m � d'18rgd �����"ii���I�W�i�;�4��, �� .�
, '', �`�25 O�S� �y(� q,.( (��y � y� /y ���ri4�i� _ � �'��"���+'�, a�n ��;�'�� �%C��.
�� Xii!�.34 �wli .�R!� �V d 1 � I ti;i����N 1��Q� i k��h I�e
°�" f 5,8 5�t 5 ,� ,5�t► ,�29�� 7�r�4 4 ; � ��u���iu�u'
` a' � t6'14 � -..` .a j�',n, 'I�i��a"
� -- 1��17 � 1540 180� `t) �ii'��i' -�~-� �"I�(�N� �` k�; .� ys
. .
152i1 � ` 'I GCl4 �i i� iy i� �tiU���'�,, 15�5 � ii "" �
.__. = '
� 51C7 5�i 0 fl�1 92f9 15Cl1 1525 �/ r !r '
4�24 4J � 153s� � . � a�n '� ,�^� ��P��`"' '~---_.._
4 50 � 4 3U l ;,,i r��r��f 1$D1 ��:���� ___ ��`,.,- ��uti.'�
k�., �,. wa.� ,e � � .YVk�s�a�Si ,. _� �w � � �. e� �. ° � �
� ,�515:-- 1449 # 5Q25 ,��93`49,1 +�9fl1 � A$0 5�U �, � �fj';� �
1�$i � '�$+�� 1+��t � <i � �i� ��i �ubject Properties _
� g ;, , ii�'''„ �.
.� ii .�i.
> 1��i 1433 �143{I i$49 � "� ����i� �i���� jr ;I i�r` _
14�2 14�T� '%3�i �' � � I����;� �
1+�'� � i� IF�' r �'� '���iJ� 7q���i r -
S r�� �'1415 143'k �~''`�-ti 1$s#6 ��j% ``''��if'' dvi�I r��jx;�;�r �``. �'�� ` � ��I�j� 4��,'<!��Ftir
t
� .
t 1�{�g � id1�t �,�'�•ti ''� r .� �� '' � �`, y 14�45%" ���91n�i��ir�i�!'1M , >
7crtedcs/'Ang�la�a�red� 141Q °. � y����,� � � ���9N������u`
! �,,��.�,�
� �iiG�°� 14�11 � 14ifU 1+�t71 f�/��� 74•1fi! �`r, 1 �w. � i /..�@' : -�,�� '���I�u��' � � ��'y �r� � �`---___
k ._[.._.. _.... r� �-� \� :. �J��L�n 1.4YS� y;ry ?R p� �� ((�i� G'�kY
� ��. IN�V ���I��� �at�� �� q� �yr� .. i ii � 14f�� �r $�i:=e. ��I ��� '�,S ��
i� � j`{�
1' �4A/ X � . + �91� �
I ` � � � � � . .�� ��� � /j � �
'^� .-t.......,j/� �y gy dV w� +� tJ � i�ry \ � � i
Q I�MV yC.�i',. IJS�����J�� J�� � �/ � �JV� � . . � ' �. � �P�y,�ih�) V h� ;
I wY
I
� °i � � � � i` �� � , � ��, x � � � r�p ��u�
—ea � 1315 � .t__��' ���� tr�' ?�� � i � �r�.�
�, � � _.. _ ... -` `+, 'f326�. ,. r`� ,. ���'�("
�"� 31fl 1�iD5 �1329.. f�`"��r,r'','"" '���'"' 1�0
13i$ �' � �� �✓r � � ' � ��� � � ,
�� 13{�D � � �� V � `' '` `' � 'f 4A3 �
� � � ... �t�^` .'r''`f �� . Tw�Id t+�k-@�.
,.^�
'�'a�d{� '�J'�'�� '��� '��'�...�_ r�� f�r.�` �� � ��"
� �" -. , r��' j li I �at
�
„%
a �y� .�Affrt�dReS°� �. � MJ 1�4Z �u fl„o`'� ' ' ''' ���A � ai i'Ii�iiiN�ui
1�31 2�b fl��12?1 � � �, � i �, � , _
1�3 � 123{1 �� �i� �,i ��I���� t
y� +y/��1 ,yry}��y � ��� �� ��i�ai,w ��i������������'� ,
��V�� �LV 1 , ILifV ���� � '�Li1i! . : ik
ry{ QQ'r � h�� � I I i
� � c���f�"���+0 1 1. 9,
h��� ����'� �1� '���� V i a
� � � ���� .11� -' , :; e`� , ', � _- a i i���; ,�'
113� 1i31_� 11�ti 11�1 � 1�4 id'�i � ;: ."Eh+�C,�dt�l°�'V?�it!'th��g�A�1���t'��
� � N
112 1't21 'I'120 1121 � 120 �� `��;�p ��' '
t
11Odp 51OA i 't{!tl Y�
. t
Thattac�ct fid"+°' ��
�T�l� i I 1� � r� � � �a�ta�
tiaa.x�aicxixro�h-cfti3�Gac,*r"w}F!RdC➢�.C,"�L�S2.p:M� � �� � {y �
����' �)�' ��"'
Public Works Department
763-593-8030/T63-593-3988(fax)
Date: August 22, 2012
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Eric Eckman, Public Works Specialist
Subject: Subdivision Review for Golden View (1540 & 1550 St. Croix Circle)
Public Works staff has reviewed plans for the proposed minor subdivision of property called
Golden View. The proposed subdivision is located at 1540 and 1550 St. Croix Circle and is
adjacent to Sweeney Lake. The development consists of combining four properties from three
different plats and dividing them into three new lots, each with lake frontage. This memorandum
discusses issues identified during the Public Works review that must be addressed prior to
approval of the final plat. The comments contained in this review are based on the plans
submitted to the City on July 24, 2012.
A Subdivisian Agreement will be drafted by the City which will outline additional conditions and
costs associated with the development.
Site Plan and Access
There are two existing homes in the development. The home at 1550 St. Croix Circle will remain
on Lot 3 of the new plat. The home at 1540 St. Croix Circle will be demolished and a new home
built on Lot 1. The developer or builder will be required to obtain the appropriate permits for all
activities associated with demolition prior to commencing work.
The two new homes will be set back a minimum of 75 feet from the ordinary high water level for
Sweeney Lake in order to comply with the City's Shoreland Management Ordinance.
All three lots will have access onto St. Croix Circle. The existing driveway for 1540 St. Croix Circle
will serve Lot 2, while a new curb cut and driveway will be constructed to serve Lot 1. A Right-of-
Way Management permit is required for curb alterations and driveway construction.
G:\Developments-Private\Golden View\Golden View-minor subdivision review.docx
Preliminarv Plat
The developer has requested a variance from the required 80-foot lot width at the front setback
line for Lots 1 and 2. The lots are more than 300 feet deep and the houses will be set back to a
point where the widths are greater than 80 feet. Staff supports the variance request as it
eliminates the need for a platted cul-de-sac.
The four properties being combined and subdivided are within three plats: Samuelson's Lakeview
Addition, Auditor's Subdivision No. 330, and Registered Land Survey No. 1012. Because the
properties have been previously platted, there are existing public easements that need to be
vacated. The developer has submitted an application requesting the easement vacation. The
private utility companies will review the request and provide comment to the City. It is likely that
some removal, relocation, or undergrounding of existing facilities will be necessary to serve the
development. The public hearing required for the vacation will be held on the same date that City
Council cansiders final plat approvaL
There is an existing 20-foot drainage and utility easement across Lot 4 of Auditor's Subdivision
No. 330 for a storm sewer pipe constructed by the City, during its 2006 street reconstruction
project. This easement must be vacated and rededicated on the final plat.
The City's Subdivision Ordinance requires 10-foot drainage and utility easements on the plat
boundaries and 12-foot easements centered on all interior lot lines. These easements are not
shown in an acceptable manner on the preliminary plat. The final plat for this development must
include easements on all property lines, consistent with the City's Subdivision Ordinance.
The development is adjacent to Sweeney Lake and, therefore, will require drainage and utility
easements which incorporate floodplain and wetland areas, and accommodate high water levels.
The drainage and utility easement must include all of the lake and the portion of Lot 3 located
across the lake. Sweeney Lake has a base flood elevation of 831.5 feet above mean sea level and
the regulatory floodplain elevation is two (2) feet above the base flood elevation (833.5 feet). In
addition, there is a wetland adjacent to Sweeney Lake that lies across Lots 1, 2, and 3. The
drainage and utility easement must follow the regulatory floodplain elevation and be a minimum
of 10 feet from the delineated wetland edge in order to accommodate high water levels and a
10-foot native or natural vegetative buffer. The buffer requirement is discussed in more detail in
the stormwater management section of this memorandum.
Special Assessments
The streets on the west side of Sweeney Lake, including St. Croix Circle, were reconstructed as
part of the 2006 Pavement Management Project. Because one of the parcels (Lot 4, Auditor's
Subdivision No. 330) ineluded in this subdivision had the potential to be subdivided, the special
assessment roll for the City's praject included $28,000 in deferred special assessments on that
parcel. Deferred special assessments are typically paid at the time of subdivision. Because only a
portion of Lot 4, Auditor's Subdivision No. 330 was utilized to create the new lots, development
potential still exists for the remaining portion of the lot. Therefore, the deferred special
G:\Developments-Private\Golden View\Golden View-minor subdivision review.docx 2
assessments against this parcel will be prorated based u�on the developed area and the
remaining development potential, as follows:
Total Existing peferred Assessments $28,000.00
Less Area Developin� Now (45.5%), Assessment Due = $12,740.00
Remaining Dev. Potential (54.5%), Defer= T $15,260.00
The proration of the deferred special assessment will be further defined and outlined in the
Subdivision Development Agreement.
Preliminarv Utilitv Plan
The City's sanitary sewer and water systems that provide service to these properties have
adequate capacity for the proposed development. The developer has demonstrated that
extension of these services to each lot is possible as shown on the preliminary plat. The plans
indicate that Lot 1 will utilize the existing water service to 1540 St. Croix Circle and will
require construction of a new sewer service. Lot 2 will utilize the existing sewer service to
1540 St. Croix Circle and will require construction of a new water service. The new services
will be installed at the time of home construction. The developer or contractor will be required
to obtain the appropriate sewer and water permits from the City for the removal and installation
of utility services.
The installation of these services will require open-cutting St. Croix Circle; therefore,the
developer or contractor will be required to obtain a Right-of-Way Management permit from the
City for excavation and restoration of the street.
The existing home at 1550 St. Croix Circle received a Certificate of Inflow and Infiltration
Compliance on luly 27, 2012; therefore, it is in compliance with the City's Inflow and Infiltration
Ordinance. The developer or contractor working on the two new homes will need to obtain Point
of Sale permits, complete the required inspections, and achieve compliance with the City's Inflow
and Infiltration Ordinance, prior to occupancy of the homes.
The utility plan shows an abandoned concrete storm sewer pipe running south along the west
line of Lot 4, Auditor's Subdivision No. 330, terminating at the wetland adjacent to Sweeney Lake.
During the design of the 2006 PMP, it was found that the subject storm sewer was in existence
prior to the 1954 development of the Samuelson's Lakeview Addition and the pipe was not within
a public easement. In addition, the pipe was undersized to provide sufficient drainage to its
tributary drainage area. Based upon this information, it was determined that the existing storm
sewer was a privately owned and maintained storm sewer facility, and based upon the condition
of the pipe and manholes, it had never been maintained. Therefore, staff worked with the
property owner to obtain a drainage and utility easement to extend new storm sewer to
Sweeney Lake. The portions of the existing storm sewer that were impacted by the installation af
the new storm sewer were removed and the remaining pipe was abandoned in place;therefore,
future property owners may remave any portions of the remaining storm sewer, if they so
chaose.
G:\Developments-Private\Golden View\Golden View-minor subdivision review.docx 3
Stormwater Mana�ement and Gradin�
This development is within the Sweeney Lake sub-district of the Bassett Creek Watershed. Based
upon the size of the development, review by the Bassett Creek Watershed Management
Commission (BCWMC) is not required. However, if the individual grading plans for each lot
include any grading or land-disturbing activity within the floodplain, those plans will be subject to
the review of the BCWMC.
This staff review assumes that each lot will be custom-graded at the time of home construction. A
City Stormwater Management permit will be required for each lot, before the start of
construction. A stormwater management plan meeting City standards is required as part of each
permit submittaL
This development is subject to the City's Floodplain Management Ordinance, due to its proximity
to Sweeney Lake. The lowest floor and lowest openings of new principal and accessory structures
must be a minimum of two (2) feet above the base flood elevation to ensure adequate flood
protection. In addition, City and BCWMC requirements prohibit the placement of fill within a
designated floodplain. According to the preliminary plat submitted, there are no proposed
impacts to the floodplain of Sweeney Lake. The individual stormwater management plans
submitted for each lot must also ensure that these provisions are met.
The existing wetland on site is subject to the Wetland Conservation Act. The City received a
wetland delineation report prepared by Svoboda Ecological Resources, identifying the wetland
adjacent to Sweeney Lake. In reviewing the wetland report, it was determined that the
delineation is limited to the property at 154Q St. Croix Circle. The delineation is critical in
determining the location of the drainage and utility easement and vegetative buffer, as discussed
in this review. The developer must submit additional wetland delineation information to
complete the wetland report, prior to final plat approval. The City will review and process a
Wetland Conservation Act Notice of Decision, upon receiving the updated information. The fees
for such processing will be included in the Subdivision Development Agreement. According to the
preliminary plat submitted, there are no proposed impacts to the wetland. However, the
stormwater management plan for each lot must show adequate protection of the wetland, and
care should be taken during construction ta ensure that the wetland is clearly marked and
protected at all times.
Sweeney Lake is listed as impaired for nutrients on the Federal List of Impaired Waters and a
Total Maximum Daily Load (TMDL) study was completed by the Minnesota Pollution Control
Agency and BCWMC. The TMDL study identified several best management practiees that would
help to improve the water quality of Sweeney Lake. One of those best management practices is a
vegetative buffer along the shore. As part of the approval of this development, a 10-faot native
or natural vegetative buffer is required to be established along the lake and wetland to improve
the water quality of Sweeney Lake. The buffer should be designed in a manner consistent with
the City's Stormwater Management Ordinance, which allows a corridor for property owner
G:\Developments-Private\Golden View\Golden View-minor subdivision review.docx 4
access to the lake. The buffer must be a minimum of 10 feet in width and should be shown and
described on plans submitted with the final plat.
As an additional requirement, each property owner must grant and convey to the City a
permanent conservation easement, to ensure that the buffer is preserved and maintained into
the future. The property owner will be responsible for ongoing maintenance of the buffer. The
maintenance requirements will be included in the text of the conservation easements. Because
each homeowner will determine the location of their access corridor, the conservation
easements must be based upon customized legal descriptions, The legal descriptions and surveys
illustrating the easements must be submitted by the developer to the City for review and
approval. Signs or posts designed to City standard must be placed in the field to clearly mark the
boundary of the conservation easement areas. No permanent structures will be allowed in the
conservation easements or the access corridors, and no outside storage will be allowed within
the conservation easement areas. Stairways, docks, and sand beaches may be allowed within the
access corridors, provided they are consistent with the Minnesota Department of Natural
Resources (MnDNR) guidelines and permit requirements, and the provisions of the Wetland
Conservation Act. Work below the OHWL may not occur without a permit from the MnDNR.
The conservation easements must be drafted by the City, signed by all parties, and recorded at
Hennepin County, before Stormwater Management permits are issued for new construction. The
Subdivision Development Agreement will specify that an escrow must be posted by the
developer in an amount sufficient to cover the establishment of the buffer per plan and the
maintenance required for two additional growing seasons.
Tree Preservation Plan
This development is subject to the City's Tree Preservation Ordinance. Because each lot will be
custom-graded at the time of home construction, the project will be considered a single-lot
development, in which a separate Tree Preservation permit will be required for each lot. The
developer has submitted a tree inventory and preliminary tree preservation plan which will assist
in the review of each permit application.
Summarv and Recommendations
Public Works staff recommends approval of the proposed minor subdivision of property on
St. Croix Circle, called Golden View, subject to the comments contained in this review.
These comments are summarized as follows:
1. Existing public easements must be vacated and new easements dedicated as
recommended in this memorandum, prior to final plat appraval.
2. A portion of the deferred special assessments must be paid prior to final plat approval, as
discussed in this review.
3. The properties must achieve compliance with the City's Inflow and Infiltration Ordinance,
prior to occupancy of the new homes.
4. The developer must submit wetland delineation information for Lot 3, in order to
complete the wetland report prior to final plat approval.
G:\Developments-Private\Golden View\Golden View-minor subdivision review.docx 5
5. The developer must show on the plans and describe the native or natural vegetative
buffer along the lake and wetland areas and post a security for the establishment and
maintenance of the buffer.
6. The City and each of the owners must establish and record with Hennepin County
permanent conservation easements over the vegetative buffer areas on each lot,
7. The developer and/or contractor must obtain the appropriate permits prior to
development, as discussed above.
Approval is also subject to the comments of other City staff. Please feel free to call me if you have
any questions regarding this matter.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire and Inspections
Sue Virnig, Finance Director
Mitch Hoeft, Engineer
AI Lundstrom, Parks Maintenance Supervisor and City Forester
Dave Lemke, Utility Maintenance Supervisor
Joe Hogeboom, City Planner
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshall
G:\Developments-Private\Golden View\Golden View-minor subdivision review.docx 6
GOLDEN VIEW
TREEINVENTORY
7-26-12
NUMBER TYPE SIZE (DBH)
1 BIRCH 16X16"
2 SPRUCE 16"
3 SPRUCE 26"
4 SPRUCE 24"
5 SPRUCE 16"
6 SPRUCE 16"
7 BIRCH 8X8X10"
X 8 SPRUCE 18"
X 9 AUST. PINE 22"
X 10 BOX ELDER 12"
11 MULBERRY 10"
X 12 BOX ELDER 20"
13 ASH 8X8"
14 ASH $"
15 WHITE PINE 14"
16 WHITE PINE 14"
17 ASH �2„
18 BOX ELDER 22"
19 BOX ELDER 14"
20 ASH $"
21 ASH 16"
22 WHITE PINE 26"
X INDICATES TREES BEING REMOVED UNDER POSSIBLE HOUSE
LOCATIONS SHOWN. THIS MAY CHANGE BASED ON NEW OWNERS
PROPOSED HOUSE POSITION.
GRONBERG &ASSOCIATES,INC.
SURVEYING�ENGINEERING AND LAND PLANNING
� . 445 N.WILLOW DR1VE
� LONG LAKE,MINNESOTA 55356 .
952-473-4141
FAX: 952-473-4435
7-26-12
City of Golden Valley
7800 Golden Valley Road
Golden Vailey, MN 55427
Attn:Joseph Hogeboom,City Planner
RE: GOLDEN VIEW
1540& 1550 St.Croix Circle
As we discussed in an earlier meeting with you and other city staff people,we are requesting a variance
for the lot width requirements for the proposed lots 1 and 2.As shown on the attached sketch we could
create a cul-de-sac to achieve the 80 foot width at the 35 foot front setback line but that would just be a
waste of dedicated right-of-way.These lots are very deep and where the houses are proposed the lot
widths are much greater than 80 feet.
Sincerely,
GRONBERG &ASSOCIATES, INC.
,,�G�.��i:���1-�'--��
Mark S. Gronberg, PE& LS
N ,
� ` GOLDEN VIEW '�
,
PRELIMINARY PLAT FOR ,�� �i ,' � i
DAVID FELLMAN & JEFFREY HAINES �� ���'' i ,'� ,--�---_�\ __
. ��a , � �,
D ETAI L ��� ; i �,' ���o'N � �,,,�, i G°o���oR�N ���
�
� � I i � ��' _� i I
/ ------� ,���=q�`�»�„n ,���, I I
0 30 60 120 i I� �i�� I \
�� I �` sas•aa w�ss.ao �
---------
SCALE IN FEET � ^ � N °
k ��--_ ---�_---�
_. ��,�� ' I 7o I I��BINtDiN('a � AND p�MENTS—>I125 �
m
�so ' � �� ' un�) \ i i io 3
� I �I ^
� I �I I / l I� o
/ Z
--\—\�___—`/ I I ��
� � \ �` �// / / I
---------�------a---�
�_u
N j �U/
V�
w ` I
,�& �� � I �
� W��� � /� /—I� �
GOLDEN VIEW � „� �"�_
- �- � � � �ER � -► ,
C£QFG£3�N£55/N CEQ7GE S w£SS/N 1
/ I I � sea¢���(E OR�^w i 180f NCBLE OR I
PRELIMINARY PLAT FOR � -__—�����W„� �'_��' � �
DAVID FELLMAN & JEFFREY HAINES h � S�°'""� '���° -----
�_� � �-/-_ _ � b
IN SAMUELSONS LAKEVIEW ADDITION, AUD. SUB. NO. 330, ,_ W��r�� �L����� � ��ZS� .
AND R.L.S. NO. 1012 . ��°"�I ��"�"/ � �
� � � � )� �
HENNEPIN COUNTY, MINNESOTA —— �_=_ �_\�__=�� ��� —�——� �°s �``'
_� .� —W_ _v-�--
�.,� j '�� �� .��` �3 � �� � I� /�
� �/
� I .,� : : N� ��� I� ' - � i--��—
1 � � � ���� Iw ". � � �R
S .�� '�. :� • � I �OCIXnw��s�aro� �J � O Wf�[AR(%BAMC N A
e3o I° I � I � / A
"{•� �:��� ����: � \ m^ Z I I � —
� --- ' '•i�:'.. .... .... .. . "OxraEa '"'. � \Arg� � I •d "" / (�� .
,✓A M/NTZ£R d' I� / ws�C b�4j� , I 12 "¢ It J /� )'�VQ/
l 7535SS�LWOIX C/R/� \ � /\ \ �7 \ � I .r���
�------- ��� \,�G o v�,q� ���\� � � -% 1 � I I --.��°� ,
�, I ;�.
-----�— � ,y`�� � / �� � ••..
SS• � ,� yPo� -. . »�,� � �•--, \ 1 '°�—� � ii
2��. � .�,� � � .� \ '� ---1..i
� � � °ru°\ �r y�l y ? / / f I \ I *r� ``••-� �
��Q � \� fi/
w� � sne � � k/�S '� / I I . . \ — '
�'— —�-------- � ��, �� �sF./ I I � ` e�p4�/i'�
I —__' I �'��OH � I 1 I /—� /
�� r� � , ,
I I �R z �o'�� � �\��� \ �rJ � 1 A ' i �,� I � -� �
AI A CL1E � � `/� � o wE � / � � -
I I 530P'ST�GROIX C/R i ` ��\ ��\ \/� I I � � �� /��//� �
i . .. i .. �`\� �"r�. �� �za..o�� 3,� � I /`�� , z J�-�
, . � �1�� -�—�.,5 , / � /
� ,f-5 : •F'I" : I 1 ��: �: ��r. ' ::�\ '' // /�/ �
i�, t.S� �w `x'•� � � � /
I "" . .� .__� i' • ._._ • • J� � 52180+- F.�\�'�: I• Y '•�� \ �,,� �/ / / //
� � ��_ nso w 1 I , � � ����i� ����j � / •
L-------1-----�-- �uram MErir�� — o ��' ;\�— ��i��= /� .
�\ � I—� — � �;�� �\ �`���'� /
. I o � �i ����� �` �G%� c
. . . .--- • �-• � W �' / � (�� � � � ��i � � _ �
'A ' / � I / �,�- �\ � �,� — /! �� ..
. `;` ._ . �B :`<-�•.��� � 1 �� r� � \_�� ;;,,�� � � �!� ,� r ._..�
J R STEUCK£T AL TRUSTEES Z � \ � : � � � ' e / �• � aD � l"��
1448 SPR/AG UACLEY RR � � \� � / � N / �.
'____�� � \\ . . . l�. \ � � I� j9�� �// �/
\` \\ BPSIN� // ���,(��'G\ /� NC ^� W /� .
_._` `�. �\ �1G�jr" / �/ `v � .
� Sir. \ � �5�05� � � �I N b, /�
=���\���\ �1 � 1 /�J J ;/
�=—��\\\\\�� �// / /, a' •
\����\ \ \ \ / i`�/ I �
0 50 100 200 —_, ���� � , //� �/�, �
�� � P
��\�� �. G -! �:-.,/ I �:.
��j1 ���1'•:�'1'� T� ;� ��� �,� ..:
\ , �,��� �,� I KAREN A OURANT 7RUSTEE`:;�:
SCALE IN FEET �^1�� �������� � ���i�/,�` � u°r„R"'"",m.���,�. 1445/SLANO OR m
T !� //// I / � b / I
�/ ////��/// /�� � I I . �
/ //// �///// / �/�/ EDGEOF I I �� :_
��I � /� UEI.INEATm I I I � '
/ WEfINID � �
I � J _
O�M�£R � � I . �
M Cr C AlGY A WY/(/(V \ O . �
�
IQ4Q SPR/NG VALL`E1'R� I �
OWNERS � \\��e
\ �
DAVID&CYNTHIA FELLMAN C � I \
1540 ST.CROIX CIRCLE • . �
GOLDEN VALLEY, MN. 55422 .. � I "
JEFFREY&HEIDI HAINES \� • �'t� $ I •. •
� , N II I O�iN£R ,
1550 ST.CROIX CIRCLE � ��' w J M REUOY& •ti_. '
GOLDEN VALLEY, MN 55422 ` � Q I 475REDDY�D� � _,.
OWNER •��'-.: \ p I I I \
ROGER A PEfERS 8 WIFE .
1420 SPRING VALLEY RD 2 . � '
\ • r • I �
\ _ � I I I
� � ='�'D
EXISTING LEGAL DESCRIPTIONS �� ' � �
FELLMAN �� I I �I
Lot 8, Block 1, SAMUELSONS LAKEVIEW ADDITION � .
Also t ,:; \�
Tract B, Registered Land Survey No. 1012 _ � � �
OWNER ' I I I �--��� - •_.
LotINEBock 1, SAMUELSONS LAKEVIEW ADDITION 1410SPRINGVALLEYRD I
Also I � I .. ..
Lot 4,Auditor's Subdivision No.330 �
EXISTING ZONING R-1 I I I
ACREAGE ABOVE O H W=4.49+-ACRES �
7 �
OWNER I I
� SCO7T EASTMAN I i I
1100 SPRING VALLEY RD
0
oi
\\ � 'v �
\ � I � I
8
\ N
\ \ � i a�R
ti L_. \ T M BARNARD
\ I 1405 lSCAND OR
.. \ I I I
�\ I
�WNER � I I �
CAROL M BEMIS�ET AL iRUSTEE EDGE OP WATER �
1334 SPR�NG VALLTr�Y RD I PER AERIAL PHOTO
.. 8 t '\\� I I � .
._, \ �
\ 154.28 C 183.80
100+- 1 W+<� 138+- �
———— . . S 88°54'11"W 338.06 OWNER ——-
CITY OP MINNEAPOLIS PARK BOARD
R E V I S 10 N S DESIGNED �haroyy ceryy met thia plan,specificadon,a roport o^"
waspreparedDymeorundermydxxtsupervision &Za�2 GRONBERG & ASSOCIATES INC.
DATE BY REMARKS aMl tl�a�I art1 a duly IJ�nsed Land Survayw undx sc.�e �
7-ze-,z aoomowv,ununES,iti�s,sE7sacK eic. DRAWN �„�au�e s�a Minrresou. �"=50' CIVIL ENGINEERS,LAND SURVEYORS,LAPID PLANNERS
CHECKED 12-�43 445 N.WILLOW DRIVE LO�lG LA1C�,�19N 55355
�� -z y� MNN.UCENSE NUf.1BER ",�E,� PHONE:952-d73-�t141 FAX:952-473-4435
GOLDEN VIEW
POSSIBLE CUL-DE-SAC DETAIL
��
G ,
/�/ /�_�� , / WA R
/ V/� BO�
0
// � �j� /G�4i
�� QO� � S7Ug�Q-SJ`'
��'�/ \' � � �Cy�'�
/`� �� �
�._��_—_� V� Q� ��.��
�,j nna .5� � �o �O
/�i- �G / � �
� / ��� / �
/ /
/
H �_ _��' ,�5� � \� �R���i
MH �i STU j\ � �� \\ y
--_� ��9g. � � �� s?x� / �
\ 5�x'i� `�`/ � �
i
WATER �B / \\� \ \� x\
�X ` � �� � � i'h �\ 36'
----- 500 ,,—�, ��P � 2� ��\ � •3
��� �a � 6"SP C� y\ �� \
I \�" \ � / \ I � �
` wtT � `\� \\ ��/ \ \\�� \\ \\
1 � �\ G � ��\ �
1 `�� s�\
1\ � `� � �\ � � \
, �` � ` cH 3S �'s \ \ \�
� 1 _— 6� �\ �6 \ � ''tic� ��\ �� '\h
�
� � \ X �� \� �i.` � \\
Z 1� �1,1 R°50 2� � ��\� � � ��w `��.po �� �
\ / A �
� 1�1` �� \\ \� ��y`�i ``9°s�oti \�
.P , \ � � �}y �
� � , , '� 2 �9 �
- 1 � ,Ag� ��� 43620+-S. . '�� ��
�z �1� _ '__: ������ �ABOVE20 H s�� \ �
ir' i ��'�' ,�}, �� �� � SP CE L \
� � \ �\ \ � \� 4 C� �
� 11�,` ��2�\\\\ \ �
, , 1 � �� � �
� . ���
. , , , �� ,
, � � '� \\ '�
`, 52180+-S. F,P � �
ABOVE O H c��
��
�'F
0 30 60 120
SCALE IN FEET
� SCALE
I hereby certity that this plan,specification,or report was prepared by me ��_ �
GRONBERG 8�ASSOCIATES, INC. or under me direct supervision and that I am a duly Licensed Land Surveyor 1 -30
under the laws of the State of Minnesota.
CONSULTING ENGINEERS,LAND SURVEYORS, DATE
SITE PLANNERS 7-2�-�Z
445 N.WILLOW DRIVE
LONG LAKE,MN.55356
s52-a73-a�a� � �,,�� JOB NO.
- 12-143
Maric S.Gronberg Minnesota License mber 12755
12-143
���� ��.
Planning Department
7b3-593-$095/763-593-8i09{fax)
� y ��� .�
Date: August 22, 2012
To: Planning Commission
From; Mark Grimes, City Planner
Subject: Informal Public Hearing- Final Planned Unit Development (PUD) Plan —
PUD No. 109—Lakewest Development Co. LLC, Applicant
Agenda Item
Informal Public Hearing—Final Plan Approval—Planned Unit Development (PUD) No. 109—Eldridge
3�d Addition-4900 Triton Drive-Lakewest Development Co. LLC (formally A.K.A.R.E. Companies
LLC), Applicant
Summary
At the March 6, 2012 City Council meeting, the City Council unanimously approved the
Preliminary PUD Plan for Eldridge 3�d Addition PUD No. 109 subject to ten conditians. Since the
approval of the Preliminary Plan in March, Lakewest Development has prepared and submitted
the Final PUD plans for the development. City Code requires that the Final PUD plans be
submitted within 180 days of Preliminary PUD approval. (The final plans were submitted within
the 180 day periad which ends on Sep#ember 8, 2012.)
Attached is a copy of the City Council minutes covering the preliminary plan approval for PUD No.
109. The ten conditions of approval for the PUD are listed in the minutes. The City staff has met
with the developer regarding the Final PUD plan submittals to ensure that they will be consistent
wi#h the Preliminary PUD plan that was unanimously approved by the City Council. The final plans
submitted by the developer are consistent with the ten conditions. The Planning staff has these
comments on the ten conditions:
1. The recommendations and requirements from the Deputy Fire Marshal Ed Anderson remain
as stated in his memo to Planning Director Mark Grimes dated December 28, 2011.
2. City Engineer Jeff Oliver, PE, has a revised memo related to the Final PUD Plan. This memo is
written to Planning Director Mark Grimes and dated August 22, 2012. This memo outlines the
City requirements related to engineering and public works. The requirements outlined in his
memo will become a part of the PUD permit for the development. I would like to highlight
one item in Mr. Oliver's memo. He states that the City will require that the power poles along
the north property line must be moved so that power lines do not cross the storm water pond
and are of a certain height. The City has maintenance respansibility far the storm water pond.
The City does not want to maintain a pond with electric power lines running overhead. The
City believes this is a hazard to those maintaining the pond. The cost of the relocation of the
poles is to be paid by the developer. The City Engineer originally suggested that the power
lines be buried. However, this was a more costly alternative for the developer and there
would have been some costs to the neighbors that get power from those lines. The City
Engineer is satisfied that relocating the poles is safe but a less expensive alternative to
burying.
3. As required in all developments, the developer must follow the City's Sign Code. There are no
variances from the requirements of the Sign Code.
4. The Preliminary Plan packet for PUD No. 109 dated 2/$/12 has been replaced by the Final
PUD Plan packet dated 3/13/12. It has been prepared by Terra Engineering. These plans are
consistent with the Preliminary Plan with one exception. Prior to submittal to the City Cauncil
for final plan approval, the final plans must be amended ta indicate the power poles have
been relocated in a manner acceptable to the City Engineer. In other words, the poles must
be out of the storm water pond.
5. The plans indicate that the front yard setback for the houses is 25 ft. along the cul-de-sac and
35 ft. from Triton Dr. The side yard setback is 10 ft. and the side setback will not be increased
with the height of the house. The maximum height of a house is 28 ft. These conditions were
part of the preliminary plan approval.
6. The Planning Commission found that the preliminary plan for PUD No. 109 was consistent
with the Intent and Purpose provision found in Section 11.55, Subd.1 of City Code; and that
the PUD is consistent with other PUD requirements, principles and development standards
adhered to by the City. The Final Plans are also consistent with the Purpose and Intent
provision of the PUD section of the zoning code and the final plans also adhere to other PUD
requirements, principles and development standards adhered to by the City.
7. If the developer would like to build a model home prior to completion of the street, it must
get permission from the Building Official and the Director of Inspections.
8. This development is also subject to all other state, federal, and Iocal ordinances, regulations
or laws with authority over this development. For example, this development will be subject
to a park dedication fee as required by the City's Subdivision Code. This will be paid prior to
final plat approval.
9. The developer has reduced the building envelope by increasing the rear setback for Lots 3, 4,
and 5, Block 1. These lots will have significantly larger setbacks than normally required by the
zoning code for single family homes. These setback limits are defined on the Final PUD plans
and will be made a part of the PUD permit. By increasing the rear setback, the new homes will
be well over 100 ft. from the existing homes on lowry and Quail.
10. The developer did have a neighborhood meeting on April 2, 2012. The meeting was held at
City Hall and was attended by neighbors, staff and the developer. The meeting was facilitated
by a mediator from Community Mediations Services. About 20 neighbors attended. The
purpose of the meeting was to allow the neighbors to meet with the developer and outline
their concerns about the development. Areas of concern raised by the neighbors included the
safety of the pond,tree preservation and the price of the proposed homes. The developer
said he would take the comments into consideration when developing the site.
As part of the approval of this PUD, the City Council will also have to approve a new final plat for
the property which has PUD No. 109 in the title and outlines the new property lines and
easements. Also,the City staff will be draft a PUD Permit that is signed by the Mayor, City
Manager and developer that outlines all obligations on the development of the PUD. Each of the
lats within the PUD will be subject to the PUD permit.
Recommended Action
Motion to approve the final PUD Plan for Eldridge 3rd Additian PUD No. 109 with the fallowing
conditions:
1. The recommendations and requirements outlined in the memo from Deputy Fire Marshal Ed
Anderson to Mark Grimes, Director of Planning and Development dated December 28, 2011,
shall become a part of this approval.
2. The recommendation and requirements outlined in the memo from City Engineer Jeff Oliver,
PE, and Engineer Eric Seaburg, to Mark Grimes, Director of Planning and Development dated
August 22, 2012, shall become a part of this approval. If the applicant does not agree with all
conditions of the City Engineer's memo, the staff recommends denial of the Final PUD plan.)
3. All signs on the property must meet the requirements of the City's Sign Code.
4. The Final PUD packet for PUD No. 109 prepared by Terra Engineering and dated March 13,
2012 shall become a part of this approval.
5. All homes within the PUD shall not exceed 28 ft. in height.
6. The building setback lines are drawn on the Final PUD Packet. The front yard setback along
Triton Dr. shall be 35 ft. All other front yard setbacks shall be 25 ft. The side yard setback shall
be 10 ft. and that setback is not required to increase with the height of the structure (up to a
maximum of 28 ft.). The rear yard setback is noted on the final PUD plan.
7. The final plan for PUD No. 109 is consistent with the Intent and Purpose pravision found in
Section 11.55: Planned Unit Development, Subd. 1; and other PUD requirements, principle
and development standards adhered to by the City.
8. A model home may be constructed prior to completion of the street if it is approved by the
Building Official and Director of Inspections.
9, The approvaf of the PUD is also subject to other state, federal, and local ordinances,
regulations, or laws with authority over the PUD.
10. A park dedication fee, as determined by the City Council, shall be paid prior to final plat
approval,
11. Prior to issuance of any building permits for construction within PUD No. 109,the applicant
shall submit a final plat to the City for approval and the staff will prepare a PUD permit for
City Council approvaL
Attachments
Location Map (1 page)
City Council Minutes dated March 6, 2012 (6 pages)
Project Narrative from dated March 13, 2012 from Peter Knaeble, Terra Engineering (5 pages)
Memo from City Engineer Jeff Qliver, PE, and Engineer Eric Seaburg dated August 22, 2012 (5 pages)
Memo from Deputy Fire Marshal Ed Anderson dated December 28, 2011 (1 page)
Final PUD Plans prepared for PUD No. 109 by Terra Engineering dated March 13, 2012 (9 pages)
3311 E 3300 3301 � � 3300 I49ZD I 4910 I 4850 I ,`g1� I,{gpg � d750 I 4T� �7�� ; 3318 3317
1
_, _ ._._ ..�.-.- ---_ _ _._L__ .T _ �_ _._._._33�d�lueN - _ _ _ _ _ � _ _ _ _ , _ _ _ .... _ _ ..� 3312 3313
3249 i 3248 5007 � 4911 � 327E1 4721 t701 �
1 <92i
( + 4845 +E831 4gp� � � 3308 3309
� g�qq 3381 � �
3245 3 �
d
3
f ,'q 3270 � 3260 ��9 � �g10 3301
3259 d 32A0 � � I �
e[' 327'1 � 3250
� i 8260 �, 32 �° - -AdcEkAva` _"
3231 �r 323D ! tE40 462D d810 4 32tA �
� 32B1 ' ,�,� 4910 .t � 4620 3Z35
3221 � 1 g25i1 � 3,'�fl 3241 1
{ 3220 � -. .'-- '"Lowly Ter � !
1 3351 ,. -^' 3228 3225
1 r � t A235 �
J
3211 i g2flg 3 y l 4��� � SubJect Property 32t6 3215
�r ' 49�5 '
51ZD ! 5042 50?2 3201 ��
� � ��� � t � ti J ! 3200 3201
_... _ _ _ ;._._Lox�y Ter�... _ _. _.. _ -� � �- ---Ltwwy Ter " "� -1
€
� �`�� 3145 � 3i4S ����; '! �r %' � 3139 i 3140 3129 � � 8126 3135
�
��, �
� f� 31d2 � r%f �� 31Z5 � Si2t 3125 r A 3120 3t75
� 373$ 3139 'i � / , � i Z
G�arty Park f 5138 5115 I 3114 91i5 t � 3114 3115
� 5125 � , ��• i � 1
.
i 3120 d 312d ;•� r/ ��� 3101 � 31Da 3i41 � � 3100 3101
tj j�t <92a �� i���r 1 ; 1
/
� 3101 / 3140 �� � _ _ .__ .._ _ _ Trftan Dr- _ �( -I 3fl28 3D25
'`•,,.,: ; p 3100 i _. -� _ _ _
. °` .� � E "' �� � � 3028 3025 ; 3026 3Q25 � I
�`� ,.1� � �, ,,,(� -- ^- ' � � � � � 3016 3017
`t � � - � �� ^ � 4931 �21 ���1 4 3018 3013 � 3016 SQ17 � �
� 3034
f 49i1 t i � 3000 $6D0
� 3t135 1 �030 i 1 � z �
✓ f a 300D 3D01 30D0 3001 � C
�'/� 30ifi 3015 /f 4920 4900 � °y' y F -LLEimda�e Rd "
/ 493fl 4 K
% 3Q�� �f ,�q,� '��0 '� 29+t4 2945 E 2948 2945 ,`°� � ��
� 3tifl1 t 948 _, �.. m "� � !
/ �
79�� � �r- '" `� ~� � 2942 2943 � 2942 2943 1 2942
andY 1 I � i
2943 �'�-- _._ .-. -^`NQrtn � 2948 2945 � i °, i
� n { 3840 29d1 ► 29;g 2f141 I � 294Q
t 2940 29M �T
! I 1 I
t � 2938 2937 i ! 1 1 Y936
2933 � 2936 2937 � � 2936 2937 � 2937 1 I
� ' Z925 � � 2938 � I
:u�«�,.�z,n-�s c�..,ccE�c�:an3 S 2924 � 0 1 � 7924 2925
t
Regular Meeting of the City Council
March 6, 2012
Page 4
* ' t Consideration - Ordinance 81 -Amendin Section 10,84 Providin for
A e rocess for Dis ualified A licants
The fallowing or ce was MOVE by Sca . ; seconded by Clausen:
IN E NO. 481, 2ND SERIES
AN ORDI E AMENDING THE CITY CODE
Amendi ection . Providing for Appeal Process
for isquali pplicants
MOVED by S lon, seconded by ausen and motion ied to adopt on First
Consider ' n Ordinance #481, 2nd eries. The vote was as ws:
USEN - YES FREIBERG - YE HARRIS - YES PENTEL - YES SCANLON - YES
Public Hearin�, - Prelimina�+ Desi�n Plan Auproval - PUD No. 109 - Eldrids�e 3rd
Addition 4900 Triton Drive A.K.A.R.E. Com,panies LLC, Applicants
Allen Barnard reviewed the law regarding quasi-judicial hearings and recommended that
Council Members should disclose for the record who they had contact with regarding the
proposal before the hearing and indicate generally tMe substance of the contact and
whether the Council Member had an open mind about the proposal and answered
questions from the GQUnciM.
Mayor Harris stated his contact list is not readily available and asked if it could be filed at a
later date and since the law is still evolving suggested the Council discuss the item at a
future Cauncil/Manager meeting. He did state that he did attend a meeting with some of
the neighborhood residents near the Triton Drive neighborhaod and had conversations with
other residents and spake with people on both sides of the issue. He also stated he did
have calls where people r�quested their names be kept confidential, and stated he has yet
to make up his mind on the proposal,
Council Member Pentel disclosed for the record that she responded to three emails with a
generic response, had one conversation with former Council Member Bob Shaffer and that
she has not made a decision on the project.
Council Member Freiberg stated he felt confident that the Council had not made up their
mind on the issue, stated he is a little uncomfortable with disclosing who he has had
contact with as he feels residents assume that any email and/or conversation will remain
private, agreed it should be discussed at a Gouncil/Manager meeting and requested staff
contact the League of Minnesota Cities to get a legal opinion.
Cauncil Member Clausen felt residents may feel intimated in letting the Council know how
they feel about proposals and it is important to communicate with residents and stated that
Council decisions cannot be made prior to the public hearings on proposals.
Regular Meeting of the City Council
March 6, 2012
Page 5
Public Hearinq - Preliminarv Desian Plan Approval - PUD No. 109 - Eldrids�e 3rd
Addition - 4900 Triton Drive -A.K.A.R.E. Companies LLC, Applicants - Continued
Council Member Scanlon stated she spoke with Ray Anderson, Lynn Mattson, Bob Shaffer
and Linda Loomis, responded to three emails, two of which were generic and have not
responded to any ather emails.
Mark Grimes, Director af Planning and Development, reviewed the PUD process,
presented the staff report and answered questions from the Council.
Curt Fretham, Lakewest Development, applicant, reviewed the plan and answered
questions from th� Council. Peter Knaeble, Terra Engineering, and Rob Eldride,
A.K.A.R.E. Companies, answered questions from the Council.
Chuck Segelbaum, Planning Commissioner presented the Commission report and
answered questions from the Council.
Jeff Oliver, City Engineer, Allen Barnard, Jeannine Clancy, AI Lundstrom, Park Supenrisor;
and Chantell Knauss answered questions from the CounciL
The Mayor opened the meeting for public input and persons present to do so were
afforded the opportunity to express their views thereon.
Matt Stockhaus, 4825 Lowry Terrace, distributed a pstition and material and spoke on
behalf of the residents who signed the petition; stated they are nat just against the project
because they dan't like change, they plan on living in the neighborhood long-term; feels the
development is in contrast to the comprehensive plan and PUD purpose; wants to protect
and respect the traditional neighborhaod; feels the new homes will loom over the current
homes; would lilce to see environmentally sustainabls gresn building practices; follow tree
preservation and grading ordinance, restore native vegetation, reduce light in the night sky,
preserve and protect desirable site characteristics, open space including steep slopes,
tress, scenic view, water ways, wetlands, and wildlife.
Ray Anderson, 3142 Quail Avenue North, distributed material and showed pictures of
developments in St. Louis Park, pointed out the differences in size and contrast to the older
homes in the block, feels there is not much cangruity between the new houses being built,
there was no consistency between the newer homes being built and the older homes in the
area; stated he didn't want what happened in St. Louis park to happen in his neighborhood,
and stated he talked to a resident wha lived there and the new homes replaced the waods
filed with wildlife which he does not see anymore.
Regular Meeting of the City Council
March 6, 2012
Page 6
Public Hearin� - Preliminarv Desiqn Plan Approval - PUD No. 109 - Eldridqe 3rd
Addition 4900 Triton Drive A.K.A.R.E. Companies LLC, Applicants Continued
Barbara Gaasedelen, 3026 Perry Avenue Narth, submitted a petition; stated people moved
into a well-established neighborhood because of the short streets, children can play in the
street, minimal traffic; feels the addition of the cul-de-sac wilf change the character of the
neighborhood; add additional car trips; wants to see the current street architecture
maintained; suggested only two homes be allowed to be built on Triton Drive; would like to
see the side and front setbacks maintained; feels additional setbacks in the rear of the
praperty should protect the trees; feels they should build fewer homes with less
infrastructure.
Dana Zuraff, 4840 Lowry Terrace, expressed concern about safety of children; feels the
retention pond will be a breeding ground for mosquitos' and West Nile virus; concern for
heavy machinery using the utility easement and causing damage to established trees and
landscaping; suggested trenched or French drains be used at the end of the driveways for
water run-off or detention barrels underground; wanted to know about the sentiment,
cantaminants and pollution in the ponds, asked if the debris from the pond will be removed
prior to residents moving into the homes; concerned about how much water is in the pond
and about children drowning in the pond,
Timothy Shallbetter, 9141 Xylite, Blaine, stated he is the former owner of 4900 Triton Drive,
suggested the Council walk the property; stated that when he lived their he never saw
neighbors as there are very high hedges; stated he had to chase the kids from fhe woods
because they would build attractive nuisances; suggested the parents keep watch on their
children; stated he is not for or against the project; stated it is one of the original farm
houses in the City; thinks the PUD is a good plan; stated a !ot of the trees will be remaining
on the Iot; stated he has no stake in th� property.
Mary Fantana, 4845 33rd Avenue North, had questions regarding the tree preservation
plan, what happens after the project is complete; asked how the trees will be taken care of
during the constructian process; what happens to the remaining trees and what the best
management process is; feels the root zone around the trees should be bigger, stated
some of the best trees on the property will be remaved; stated some of the trees on the
survey were mismarked; asked abaut tree after care and who monitors the trees after the
project is completed.
Jack Terrio, 3139 Orchard Avenue North, expressed concern tha# people have not looked
at the property and not aware of the steep layout of the land; had questions about sewer
lines to the home; how will they work and where they will be located; grading of the site and
location of power lines, had questions regarding wells and septic tanks on the site.
Regular Meeting of the City Council
March 6, 2012
Page 7
Public Hearinq - Preliminarv Desi�. n Plan Aqproval - PUD No., 109 - Eldridae 3rd
Addition 4900 Triton Drive A.K.A.R.E. Companies L�C�Applicants Continued
Bob Hagen, 4815 Culver Road, feels aesthetics are part of the price of a home and the
fabric of the neighborhood; doesn't want to see fifteen garage doors stacked up against
each other; doesn't want to see nothing but paving, feels there should be a conservatian
easement for the wooded area of the lots, suggested that only faur of fewer homes be built
on the site.
Mike Ernst, 4845 Lowry Terrace, expressed concern over the safety of the kids in the
neighborhood, stated his five year old doesn't understand property lines; feels there should
be a bio filtration system for the water issues, opposed to a fence around the pond as it
would be a trapping hazard, wanted to know if a neighborhoad meeting was held who
would conduct the meeting, doesn't feel it would be productive as all the concerns have
been expressed at the public hearing,
Fred Reiter, 3146 Quail Avenue North, wanted to know how long the developer has been
meeting with the city, feels the decision should be postponed for eight week in order to give
the neighborhood more time to review the proposal; feels the neighborhood doesn't have
all the fact about the site, wanted to know if it is in a wetland, asked if a rain garden is
feasible; stated the site has had water issues; stated he realizes the developer has rights
but want the neighborhood and the developer to come to an agreement; expressed
concern for the trees on the perimeter, amount of pervious surface; asked if other water
plans were considered; suggested a conservation easement, asked if a non-profit could
take over the easement.
Bob GuUick, 3000 Perry Avenue North, asked if there was a compromise, could 2, 3 or 4
homes be built, would like a discussion with the neighborhood on the number af homes,
Bob Shaffer, 3125 Quai{ Avenue North, stated he feels this is a fairly decent development;
feels the developer has tried to do what is best for the site; does think the woods are an
amenity but it is someone else's land and they should have to right to do what they want on
their own property just as he has the right to do what he wants on his property; suggested
taking a loak at the area long-term like 25-50 years; stated some of the area was built in
the 1950's and at one time the area was farm land, stated that in the past some of the
homes built then were also considered an imposition to the someone in the past; stated if
the lots get bigger the homes on the Iot's will be bigger and they may seem out af character
in the neighborhood, the small the Iot the smaller the home being built.
The Mayor closed the public hearing.
Regular Meeting of the City Council
March 6, 2012
Page 8
Public Hearinq - Preliminarv Desia�n Plan Approval - PUD No. 109 - Eldrid�e 3rd
Addition - 4900 Triton Drive A.K.A.R.E. Companies LLC, Aaplicants Continued
MOVED by Scanlon, seconded by Clausen and motion carried unanimously to approve the
preliminary PUD plan for Eldridge 3rd Addition PUD No. 109, subject to the following
conditions:
1. The recommendations and requirernents outlined in the memo from Deputy Fire Marshal
Ed Andersan to Mark Grimes, Director of Planning and Development dated DeGember
28, 2011, shall become part of this approval.
2. The recommendations and requirements outlined in the memo from City Engineer J�ff
Oliver, PE, to Mark Grimes, Director of Planning and Development, dated February 8,
2012, shall become a part of this approval.
3. All signs on the property must meet the requirements of the City's Sign Code.
4. The Preliminary PUD Design Plan packet for Eldridge 3rd Addition PUD No. 109
prepared for A.K.A.R.E. Companies LLC by Terra Engineering, Inc., Sheets 1-1 Q shall
become a part of this approval subject to amendments required by the City Enginser as
noted in his memo to Mark �rimes dated February 8, 2012.
5. The five lots within the development shall be subject to the setbacks shown on Sheet No.
4, No house shall be higher than 28 feet as stipulated in the zoning code. However, the
side setback noted on the plan shall not increase with the increase of house height.
6. The Planning Commission finds that Eldridge 3rd Addition PUD No. 1 Q9 is consistent
with the Intent and Purpose provision found in Section 11.55: Planned Unit
Development, Subd. 1; and other PUD requirement and principles and development
standards adhered to by the City.
7. 1f the developer would like to construct a model home and have public access to it prior ta
completion of the street, it must be done in a manner approved by the Building Official
and Directar of Inspections.
8. This approval is subject to all other state, federal, and local ordinances, regulations, or
laws with authority over this development.
9. pirect staff to work with the developer to reduce the size of the rear housing envelope.
10.A n�ighborhoad meeting with the residents, developer and staff will be held prior to
Planning Commission consideration of final plan approval.
In addition the Council makes the following findings pursuant to City Code Section 11:55,
Subd. 5(E)(1):
1. Quality Site Planning. The PUD plan is tailored ta the specific characteristics of the site
and achieves a higher quality of site planning and design than generally expected under
con�entional provisions of the ordinance.
2. Preservation. The PUD plan preserves and protects substantial desirable portions ofi
the site's characteristics, open space and sensitive environmental features including
steep slopes, trees, scenic views, creeks, wetlands and open waters.
3. Efficient - Effective. Th� PUD plan includes efficient and effective Use (which includes
preservation) of the land.
. `
Regular Meeting of the City Council
March 6, 2012
Page 9
Public Hearinct - Preliminarv Desiqn Plan Approval - PUD No. 109 - Eldrid�e 3rd
Addition 4900 Triton Drive A.K.A.R.E. Companies LLC, Applicants Continued
4. Compatibility. The PUQ Plan results in development compatible with adjacent uses and
is consistent with the Comprehensive Plan and redevelopment plans and goals.
5, General Health. The PUD plan is consistent with preserving and improving the generai
health, safety and general welfare of the people of the City.
6, Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and
all other PUD ordinance provisions.
etter to Minnea olis Park Board R ardin Natural Area and Stormwater
na ement in Theodore Wi�#h Par
May Harris introduced the agenda it m.
;
Rich Bak Chair, Environmental Co ission, presented the Co ission report and
answered q stions fram the Council. '
MOVED by Scanl , secanded by Frei ,erg and motion c ied unanimausly to authorize
the Mayor to sign th etter regarding ,irth Park storm eanup to the Minneapolis Park
and Recreation Board.
Reinstatement of the De Re istr r �J�-�—
w�- ,�
Mayor Harris introduced the agen it ' d answ x��uestions from the Council.
KYU��
Chantell Knauss and Allen Barna ered questions from the Council.
MOVED b ' rg, seconded Sc nion d motion carried unanimously to receive and
fii raft bill, as amended, d "pr iminary efore recommendations in (2), pertaining
o the reinstatement of the ' 's depu registrar ffice.
Announcements of M tin s
Some C�uncil Mem ers may attend t e Golden Valley His ical Society Meeting an March
8, 2012 �t 7 pm a he Golden Valley istprical Society.
The City Cou il will conduct board/c mmission interviews on Ma h 13, 2012 beginning at
6 pm.
A Spec' Housing and Redevelopme t Authority Meeting will be held on arch 13, 2012
at 6:3 pm.
T next Council/Manager meeting wil be held on March 13, 2012 at after the Special
ousing and Redevelopment Authority eeting.
�'erra
Engineering,lnc.
Civil Engineering
Land Planning•Consulting
March 13, 2012
Mark Grimes
Director of Planning
City of Golden Valley
7800 Golden Valley Rd.
Golden Valley, MN 55427
Re: PUD FINAL PUD PLAN PROJECT NARRATIVE
Eldridge 3rd Addition PUD
4900 Triton Drive, Golden Valley, MN �
TE #11-11Q
Dear Mark:
On Feb. 7, 2012 the Planning Commission reviewed and approved our Preliminary PUD Dasign
Plan. On March 6, 2012, the City Council atso reviewed and approved our Preliminary PUD
Design Plan.
Based on input from City staff, neighbors, the Planning Commission, and the City Council, we
have prepared our Final PUD Plan of Development (Sheets 1-9, dated 3/13/12) and this Proiect
Narrative for your review and approvaL
EXISTING CONDITIONS:
The site is located at 4900 Triton Drive in the northeast area of Golden Valley. The site
currently has one older home (built in 1947) on the property that is proposed to be removed. The
existing home has numerous structural and mechanical deficiencies, and was deemed not worth
saving. The site is 2.204 acres and has the existing home and lawn area on the front side (south);
and is sloped and wooded on the rear side (north).
The property is currently zoned R-1 Sii�gle Family Residential and is surrounded by existing
homes and property that are also zoned R-1 Single Family Residential. The existing home is
currently connected to City sewer and water, and fronts on Triton Drive that has existing public
sanitary sewer and watermains.
� Per City requirements, we have had a tree survey prepared and located all"significant" and � � �
"specimen"�trees on the property. As noted, the majority of the existing trees are on the north�
portion of the property.
6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325
Terra
Engineering,lnc.
Civil Engineering
Land Planning•Consulting
The site is relatively level on the south part of the property. The north portion of the site slopes
northward to a small depression along the north property line. We have hired a wetland
consultant to review the site and he has determined that there are no wetlands on the property.
This was confirmed by the City's wetland consultant.
PROPOSED PROJECT:
As shown in the plans, this site could accommodate a traditional six lot conforming plat. This
conforming plat would meet all City zoning and subdivision requirements, including lot size,
setbacks and lot widths. But this six lot conforming plat would also require grading over 93%
of the site and removing over 90% of the existing trees. The conforming plat would also have a
relatively high imperious coverage of over 31%. Given the intense grading requirements, we are
proposing a less dense, compact development for only five single family lots.
Our development proposal is to subdivide the property into five single family lots that would be
served by a new public cu]-de-sac. All five lots would exceed the R-1 Residential Zoning
standards for lot size (minimum 10,00Q s fl. All lots would be large enough to accommodate
moderately sized one level and two story detached single family homes. This project would be
less dense, yet more compact, than the traditional conforming plat.
As shown in the plans, this PUD would require a smaller front setback (25' vs. 35' standard);
and smaller internal side setbacks (10' vs. 12.5' standard). The PUD would also require a
smaller lot width as measured at the front setback line (40' vs. 80'). These are the only changes
for our PUD from a traditional conforming residential plat. But these few changes allow a
significantly more compact and less dense development.
There are major grading and tree removal advantages for our PUD plan vs. the six lot
conforming plat. The proposed PUD plan would require approximately 1.16 acres of site
grading and the conforming plat would reqtiire 2.07 acres of site grading (a 44% reduction of
graded area). Our proposed PUD project would also require 28 of the site's trees to be removed
and the conforming plat would require approximately 55 trees to be removed (a 49% reduction in
tree removal).
We are proposing five custom designed and built homes for this project. Each home will have
three to five bedrooms, and will have either a two or three car attached garage. The final home
price will depend on the home's size, amenities and design.
6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325
Ter
ra
Engineering,Inc.
Civil Engineering
Land Planning�Consulting
PUD PURPOSE AND INTENT:
The City of Golden Valley's PUD Ordinance lists eleven typical project standards to halp
identify the intent and purpose of a proposed planned unit development. The following section
will address each of these eleven design standards as they relate to this proposed single family
residential development.
1. Encourage, preserve and improve the health, safety and general welfare of the
people of the City by�encouraging�tbe use of contemporary land planning
principles.
Today's land planning design standards encourage the use of more compact
developments that decrease the project footprint on a site and save more natural areas
of the property. This proposed development is designed to accommodate five new
� single family homes on typical City sized lots but does so on a smaller portion of the �
total property.
2. Achieve a high quality of site planning, design, landscaping, and building
materials which are compatible with the existing and planned land uses.
This project will be a high quality development. The�public amenities (streets and
� utilities)will all be designed to City standards and will be�publicly owned and
maintained. The houses will all be custom designed and built with quality materials to �
exceed today's new energy efficient standards.
3. Encourage preservation and protection of desirable site characteristics and open
space, and protection of sensitive environmental features including steep slopes,
trees, scenic views, water ways, wetlands and lakes.
Our proposed development is designed to preserve as many of the existing significant
and specimen trees on the site as possible. Compared to a standard residential
development, this project will save approximately 27 more significant and specimen
trees.
4. Encourage canstruction of affordable housing and a variety of hoasing types.
Since the homes in this project will be custom designed, they wi11 be able to �
accommodate a variety of potential single family housing types. From one level homes
for empty nesters, to two story houses for growing families, there is the ability to meet
the needs of a variety of new home customers.
6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325
Terra
Engineering,Inc.
Civil Engineering
Land Planning•Consulting
� 5. Encourage creativity and flexibility in land development. �
Again, due to the compact nature of this proposed development, we can achieve the
flexibility to save important site amenities such as the significant and specimen trees on
this property.
6. Encourage efficien�t and effective use of land, open space, streets, utilities and
other publie facilities.
Compared to the alternate conventional six lot development that could be
accommodated on this site, our project is a much more effective and efficient use of the
land. We wil} save many more of the existing trees, and have shorter public streets and�
utility lines. This more campact development will be less expensive for the City to �
� maintain during the life of the public improvements.
7. Allow mixing land ases and assembly and development of land to form larger
parcels.
� This project did not require t11e assembly of land to form into a larger development
parcel. The 2.20 acre site is large enoligh to accommodate�our proposed five lot
development.
8. Encourage development in transitional areas which achieve compatibility with all
adjacent and nearby land uses.
� The project site is surrounded by existing single family homes with R-1 Single Family
Residential Zoning. Since this proposed development is also a single family project, it
� is compatible with all of the adjacent and nearby land uses. � �
9. Achieve development consistent with the Comprehensive Plan.
The City of Golden Valley's Comprehensive Plan calls for this neighborhood to remain
single family zoned with detached sing]e family homes. Our proposed deve�opment is
consistent with the Comprehensive Plan's requirement for single family homes on this
property.
10. Achieve development consistent with the City's redevelopment plans and goals.
The City's current redevelopment plans and goals einphasize the need for compatibility
with existing neighborhoods, and also the need for a variety of residential housing types
and styles. This project will be consistent with the existing surrounding single family �
residential neighborhood but will offer the opportunity for five families to build new
homes that suits their particular requirements.
6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325
Terra
Engineering,Inc.
Civil Engineering
Land Planning•Consutting
11. Encourage development that is sustainable and has a high degree of energy
efficiency.
All of the five new homes in this development will be designed to meet or exceed the
current State home building energy standards. The homes will be energy efficient, and
depending on the homeowners needs, may be built with a wide variety of energy and
cost saving systems. The compact nature of the development will also mean more
efficient private yard, and public street and utility maintenance.
Based on the above information, we believe that this project will be an asset to not only the
immediate neighborhood, but also to the entire City of Golden Valley. It will provide the
opportunity for five new families to call Golden Valley their home.
We respectfully request review and approval of this single family residential PUD development
by the City staff, Planning Commission and City Council.
If you have any questions, please call �ne at 763-593-9325, or email me at
PeterKnaeble@gmail.com.
Sincerely,
�e��JL �• /�tiG�Q�I?��
Peter J. Knaeble, PE
Terra Engineering, Inc.
CC: Curt Fretham, Lakewest Development Co. LLC
Rob Eldridge, Ridge Creek Custom Homes
6001 Glenwood Avenue, Minneapolis, Minnesota 55422 763-593-9325
�t�� ���' �� �,
Public Warks Dep►artment
763-593-8030/763-593-�988(fax)
Date: August 22, 2012
To: Mark Grimes, Director of Planning and Development
From: Jeff Oliver, PE, City Engineer
Eric Seaburg, Engineer
Subject: Final PUD Plan Review for Eldridge 3rd Addition
PUD #109
Preliminary ptans for a Planned Unit Development (PUD), to be named Eldridge 3`d Addition, have
been submitted for review by A. KARE Companies. The proposed PUD is located north of Triton
Drive, west of Orchard Avenue, south of Lowry Terrace, and east of Quail Avenue.
The developer will be required to enter into a PUD permit and Development Agreement with the
City for this PUD, This Development Agreement will outline the developer's responsibilities for
improvements, securities, escrows, and costs associated with the development, and will be part
of final PUD approvaL
Site Plan and Final Plat:
The property included within the proposed PUD was originally platted as Woodlawn Park in 1947.
The original plat included 30-foot wide street right-of-way for Lowry Terrace across the northern
boundary. This right-of-way was subsequently vacated by the City and incorporated into the lots
within Woodlawn. The vacation of the right-of-way did not include the dedication of drainage
and utility easements over the vacated right-of-way.
The Woodlawn Park plat included a platted drainage and utility easement centered on the north
line of Lots 6 and 7. The developer must vacate this easement and all other previously platted
easements in favor of the City as part of the development. These vacations are to occur at the
time of final plat approvaL
The proposed final plat includes drainage and utility easements that are consistent with the
Subdivision Ordinance requirements.
G:\Developments-Private\Eldridge 3rd Add PUD 109\FinaIPUDReview 082212.docx
The site plan and preliminary plat submitted are consistent with the preliminary PUD approved
by City Council.
Due to cost implications for property owners to the north of the development associated with
burial of the overhead power lines on the north end of the property, the City will require that the
existing overhead power be relocated overhead-to-overhead, such that they are not directly
above the proposed pond. Therefore, the property owners to the north of the development will
not be forced to pay for the burial of their power services.
In addition, decorative street lighting will be required for the development at the intersection of
Perry Avenue and Triton Drive, as well as on the north end of the Perry Avenue cul-de-sac. The
City will coordinate with Xcel Energy to have the street lights installed. All associated costs will be
the developer's responsibility and will be included in the Development Agreement. Each of the
lots within the PUD will be placed within a street lighting district and will have a quarterly street
lighting fee on its utility bill to cover the long-term costs of the lighting.
The proposed street within the PUD will be a City roadway following development. The street and
the sanitary sewer,watermain and storm sewer improvements will be constructed by the
developer, including responsibility for all construction and indirect costs for the improvements.
The improvement plans must be prepared according to City standards and must be approved by
the City Engineer, prior to the start of construction. The details relating ta the public
improvements will be determined as part of the final PUD and included in the Development
Agreement.
The preliminary plat includes an outlot on the east side of the street right-of-way, immediately
adjacent to the existing home at 4824 Triton Drive. This outlot will be owned by the developer
with the intent of incorporating the outlot into a potential redevelopment of 4824 Triton in the
future. The developer has proposed that the future property owner of Lot 5 will be responsible
for maintenance of the outlot, including the proposed retaining wall, via a Maintenance
Agreement that will be executed as part of the purchase of Lot 5. A copy of the executed
Maintenance Agreement must be provided to the Public Works Department prior to approval of
the final plat by the City Council.
Triton Drive, adjacent to this development, was reconstructed as part of the 1998 Pavement
Management Program (PMP). A preferred special assessment of$2,000.00 was levied against the
property. This deferred assessment must be paid at the time of final platting.
Gradin� Plan:
The proposed PUD is within the Main Stem sub-watershed of the Bassett Creek Watershed;
therefore, it is subject to review and comment by the Bassett Creek Watershed Management
Commission (BCWMC). The BCWMC's Requirements for Improvements and Development
Proposals outlines that this development must provide nutrient and sediment removal for the
stormwater runoff from this site. The required water quality treatment will be provided with
G:\Developments-Private\Eldridge 3rd Add PUD 109\FinaIPUDReview_082212.docx 2
ponding which is located in the lowest portion of the property, in the northwest corner of the
site. Based upon the information provided by the developer's engineer, the pon�ling is
appropriately sized to meet the BCWMC requirements for water quality and rate control.
It has been the City's experience that stormwater ponds constructed within residential
developments experience significant sediment deposition during home construction. Because the
City will be responsible for maintenance of the pond, including future dredging to maintain the
water quality volume, the developer will be required to dredge the pond to its designed wet
volume following home construction and prior to the pond being accepted by the City. Details
regarding this requirement will be finalized as part of the final PUD and Development Agreement.
The proposed stormwater pond must include a 10-foot wide vegetated buffer strip above the
normal water level. This buffer strip should extend to the northern property line.
Also as discussed within the February 9, 2012 Public Works review, the final grading plan must
include an emergency overflow swale between Lots 4 and 5. The emergency overflow elevation
must be no more than one-half(0.5 feet)foot above the top of curb at the catch basin, and must
be labeled on the grading plan. No obstructions, including landscaping, will be permitted within
this emergency overflow.
In the preliminary PUD review by Public Works, the site's environmental characteristics and
potential for homeowner flexibility in home design were discussed. Staff had recommended
grading only the areas needed for installation of public improvements. Individual lots could then
be custom-graded at the time of building construction. Following the Public Works review, the
developer agreed to these terms; however, the Grading Plan submitted for final PUD review does
not clearly indicate this. The grading plan included in the final PUD must be modified to show the
extent of the public improvement grading limits, in addition to the overall site grading limits.
The development of this site is subject to the City's Stormwater Management Ordinance. A
permit will be required for the initial site grading related to the public improvements, while
individual permits will be required for the grading of each lot.
The grading plan for the final PUD submittal must be prepared in accordance with City standards
and include the location of all temporary and permanent erosion and sediment control measures.
The City-approved final grading plan must be submitted to the BCWMC for review and approval.
Utility Plan:
Sanitary sewer and water service to the proposed PUD wilt be provided via extension of existing
facilities in Triton Drive. There is adequate capacity in the existing system to accommodate the
anticipated demand from the PUD.
G:\Developments-Private\Eldridge 3rd Add PUD 109\FinaIPUDReview_082212.docx 3
The proposed sanitary sewer and water system will be owned and maintained by the City
following construction. As discussed earlier in this review, the installation of utilities to serve this
site will be constructed by the developer to City standards and specifications.
The existing sanitary sewer and water services to the home currently on site will be removed as
part of the public improvements for the PUD. The developer will also be required to install a
sanitary sewer and water service to accommodate potential future development of the property
at 4824 Triton Drive. The location of these services on the Preliminary Utility Plan are acceptable
as shown.
As discussed within the February 9, 2012 Public Works review of the proposed PUD, staff had
determined that the proposed storm sewer must be extended southward to collect runoff from
Triton Drive at the new intersection. This storm sewer extension is not shown on the final PUD
plans and must be included before approval of the final plat. Also, a subgrade drainage system
conforming to City standards must be included in the final PUD Utility Plan. A stub must be
extended from the subgrade drainage system to each of the proposed properties, including
4824 Triton. The final PUD plans submitted for review must be revised before approval of this
final plat.
Tree Preservation:
This PUD will be subject to the City of Golden Valley Tree Preservation Ordinance. As part of the
permitting requirements, the developer has inventoried all of the trees on site. The inventory and
plan, which has been reviewed by City Forestry staff, includes a total of 65 significant and
specimen trees. Based upon the final plans submitted for review, and the grading of the site as
previously discussed, a total af 28 (43.1%) of the significant and specimen trees on site will be
remaved and 37 (57.9%) of the trees will be preserved. However, of the 28 trees to be removed,
the developer has identified 8 trees that have the potential to be saved due to custom grading.
The two-phase grading approach will include a requirement for a Tree Preservation permit at the
time of site grading for utility and street construction. Separate Tree Preservation permits will be
required for each lot at the time of home construction.
Summarv and Recommendations:
Based upon a review of the materials submitted by the developer and appropriate City
ordinances and standards, Public Works staff recommends approval of the final design plan for
Eldridge 3`d Addition, PUD #109, subject to the following comments and conditions:
1. All existing platted easements from the Woodlawn Park plat within the boundaries of the
PUD be vacated prior to approval of the final plat.
2. A PUD Permit and Development Agreement be included as part of the final PUD approval.
This agreement will outline the utility and street construction and associated cost
G:\Developments-Private\Eldridge 3rd Add PUD 109\FinaIPUDReview_082212.docx 4
responsibilities, as well as other requirements placed upon the developer as part of the
PUD permit.
3. The $2,000.00 deferred special assessment for the 1998 PMP must be paid prior to
approval of the final plat,
4. A Maintenance Agreement must be recorded against lot 5 that outlines the future
homeowner's responsibility to maintain the turf and retaining wall within the outlot on
the eastern subdivision boundary. A copy of this executed agreement must be provided to
the Public Works Department prior to approval of the final plat.
5. The developer will be required to dredge the stormwater pond to its designed contours
following home construction and prior to final acceptance of the pond by the City.
6. The final grading plan must be prepared in accordance with City standards and
specifications and must include an emergency overflow swale on the lot line between
Lots 4 and 5, as discussed within this review.
7. The site grading for the public improvements must be clearly defined within the grading
plan.
8. The developer must place the existing overhead utilities relocated overhead-to-overhead
near the north subdivision boundary, as discussed within this review.
9. Subject to the review and comments of the Bassett Creek Watershed Management
Commission.
10. Subject to the review and comments of the City Attorney, City Planner, Chief of Fire and
Inspections and other City staff.
Please call me if you have any questians regarding this matter.
C: Jeannine Clancy, Director of Public Works
Mark Kuhnly, Chief of Fire and Inspections
Eric Eckman, Public Works Specialist
AI Lundstrom, Parks Maintenance Supervisor and City Forester
Joe Hogeboom, City Planner
Gary Johnson, Building Official
Ed Anderson, Deputy Fire Marshall
G:\Developments-Private\Eldridge 3rd Add PUD 109\FinaIPUDReview_082212.docx 5
. �.1��� �$ ��� � 4�.�„`�, �„,M� � � .
� � f �
` ``� �G't11+D�'�11 d U 1i1
� � , � ��.� ��� �;:
� �. �.�.�-y� � � ����
� �- �-� ;.: Fire Department
��� ���-������ �� 763-593-8065/763-593-8098 (fax)
� �f
To: Mark Grimes, Director of Planning and Zoning
From: Ed Anderson, Deputy Fire Marshal
Subject: PUD Amendment Application •
Date: December 28, 2011
I have reviewed the PUD Amendment Application packet for PUD 109 Fretham 13th addition
located at 4900 Triton Avenue North. Listed below are the fire department comments for this
proposed development.
1. The fire department access road to the proposed developmen# shall be designed,
constructed and maintained to support the imposed weight of the fire apparatus and
shall be of an approved hard surface so as to provide atl weather capabilities for the
access road.
2. The approved surtace for the fire department access road shall be installed prior to the
issuing of the building permit for the construction of the proposed single family
dwellings.
3. The fire department access road shall be wide enough to accommodate the fire
apparatus and equipment.
4. The proposed fire hydrant indicated on the preliminary design plan shall be installed in
accordance with city regulation and standards. The fire hydrant shall not be obstructed
by any posts, fences, vehicles, trash storage, landscaping materials or objects,
including electrical or cable transfer boxes or cabinets that woufd deter or hinder the
fire department from gaining immediate access to the fire hydrant.
5. The address numbers for the proposed single family dwelling shall be installed in
accordance with city of Golden Valley ordinance.
If you have any questions, please contact me at 763-593-8065, or e-mail
eandersonCCiygoldenvallevmn.q,ov.
LtiLO Z�5 E9L:xed 9ZE6 E65 E91 ��� �� 'ON '6°a z� s� c '•� i
ZZb99 g3osauu�W`si�odeauu��y � '3'd oM�+M'P,o�d NW Jl3'I'idn N34'10� �
j � afid 'dab a21£ 3�4121a13 .� � °
anuany pooMUal9'G009 � � 3 � �� �
•o�owuuay �oy� ('7
�5�1�1�3 a4i W�1 o4i�apun�wul�3 � � ' ��
�„��,, ,,�,� X3aNl 133HS �
puo•uanniadne�aA�(w�apun r
��, �.�,�m,„�a� g� � ,o �.W�w �,�.a.�,�� 133HS 213N0� �M � � �
� s�stnsa �5 �o uold e143 3�W�i!i+ao.tqwa4 I E .
U
Z
�
� Z
�
. �� n�� : ��:' W
% _ ,�arM � ' ��* E Z
�� � �� � � ���� ,,�"`�� '�'. n "� � �'
#� � w <o
i� �� r r m � a
s���.�. �` , : �u�, E a �n
' i. 7. n *� x ' �a L c> u�
.. y M iAt(-iT3M '�' � � �, J N Z
M ihY-SiYYQi{,� . r � . d W�� � U N� W E
. . , da Z f"M fp � {y/ d O
. , i� Is�� 2 aN��W U ON> O
'ix !l5Y71f� ' f.� Y ��+'� :: t: . �� . N^ ���I�U' � CW'J O�w
g�F' �� �,,. � .� . ,. I � 01� �OC� Ial��ij?�
:�. � .MY#O�� i.4"� �ihY YMt/49R�d: � y�� U I�Z 1 �y 1-O � _�
} yA �Ntp p� ��W�Yd
.. ]UMl,1\Yi � LE6E� ..R .� ���.� w� YDZ�m� � �nQ�UW
x H N_N p ��p�N�p
. . �RYE•.p � �.:� Z V Q�WiOK� ?aOUtOdC9
� ;.. 'N ;: ",Y R[i Mi L�AYE�N �� �: ZQ Z m .
lii 8 E M ? '��' �.. ..��
N = a °a c�
� r3wrsr�'��7� �i� .. y , �Z
�'p LLLLLL�1'��� ����R � :. soau�-ne y ix p �7�
'er�JL��Y.E N K ..; � W-'-� �t�:.., �Z �� N d'
.� �,: � .r' s : � � : � �� Za � a JW
� � wr�x w U a �� z
: & ' � '#'#� '' � �' ,� raavwy v�y =Z ONO �� �
�,.: ���� .� Y ,. i : fn� J Q � N
4e��' k �3� � � ?�� �� �� � Z\�Z �ZaJO W U
,.��?'a-.3� , _ ,..� � 0 Q �'Z�i �N O
� � i S � �Nil! N�� OwOaQ WJW WO F N Ub{s E a
° ���` ����� � � � av=iUwa�aWaU� ci � ?w _• w
rei�ru�s� ��.:.�.. � Z�=}ZZdUpa z � o ZZ rno � E
� s n�M' V��NHOO �—� �Z �iu ��rn �� oW� c��
r in�t�i � g c/) N J °N a z a s d= a� �z� p
w
� ���5 WQX��=��wQ�Z � � ° � � �� S�'� 3d .
N'i�d1CA1IM �:,. ! ",.�.� �U W d�U' U' �J W L i yWj OrN J� ��N��� W3�OiZN
� " �' .,.. �i I— zZ>mz� zF��jiv ¢«j��p
.. � �.$'� � Liklt:AM(4,��1Y , .. W � W J M Y O Q Q �U p W W 1�d'g�
� .•- .�AYffF�lMi � .�. ���.�_� V w�NM d1A(OI�0001 � a���W� WmZNN� �ZN V O
��� ... ...... ...
, I, �.. . . t. � x, : y = KOJMf�.�+ K� MN O OO�NZ �
� . Mi+t A�: aM .. . .:. � ,.:. � �.:_� z N ��°o�na a Qrnmn�10, 6N�coma
Z
�
� r
W
J
J
� Q
� >
Z
W
� �
� J
�
C.�
W �
. �
Q �
� � U Z
0
O � � w
Q � J o �
� U
W � Q
� �
� Z (n � °
O N
Q z W NN
M� �
� � ° Q Q Q
� �
� � �
� � � � ~ ~
� �/ � W � in v�
0 J � O
�--� � M � � �
W Q W
� W > � w
Q . �
� � z Q
�--� � w Y
� °
� .
Q �--� o Q
� �
�
Q
�
�
�
W
�
LSLO ZT5£91�xBd 5ZE6£65£9L �,„�,� "8" '°" '6°a��'°'°° NW `Jl3�ldA N3o10� N
ZLb55 giosauu�yy'si�odeauui '3'd 19oo�N 'f��d
w �� � � � �� ond •oad aa� 3�aiaa�3 ��, � °
anuany pooMUa��5009 d
'D308YUU� Y�Oj$ �� �
'alll'�f��4i aVl W eMM W}�Wn�wulBu3 r � �
�� ����a� �}� � � °"°'"�"�"°'°°'°�°"'" N`d�d SNOLLIUNO� �NLLSIX3 �M � = �
�o row�Cq pandad sur yodal
SM1S�n7ar C � �o uoM$!47 7041�l!Nao Aqa�a4 I $
N
aZ� � � ��m>W
< �OmF
� � }J 1f1 X �
��.,I �0 =w i rcaNBF
QJ� w� } a�N W aa w ,
�/ N o f-c�3 � <'a° �, `�"�o
� w z > o a-k' <�a��
� d- WWw U �x0 v am� a��
� � � Y=¢axw� Ja� or� Z y Z ?W`~' �
W oa��°m?uai�3m<°,� ci >�c� - �W<�
� u u u u u a u'� u n u a c�Z °��~�
avixt/�w II a II zU3 d� � o�� o v=iw �
� oa��marn�3mc� o N ��� ����Q
� N z °m�v�i 3 k+�`rs-=
� � < y�j W �.G
3 �
N��� O r°� vvi ���gWz
d�Vl N N F F63C9<
00� H � =NZ��
O�O Z�� 2� o
� . O�i��!� j O 4 W ��-z �
=N K j�O �aiaa
Q N 0 C'� W� WD��Cp
'❑N ' /�b' Q dH��l �o <o� � �o� ��W�Q
`5 z�����ZN�> Zz°'"�
. w�w � �O��a��� FFm�U
�QNg m�N��i����7 Wca.�WLLo
a N�j X �v�w a v~i v<i 3 w a w owF��
I +{.��>W VI V{�I VWl NW VWI V{�I fy/1�VyI�NW NW VZI W]a X
. r�a'J �FFFFFFFFF p�U'OW
I N �� °z°z°zz°i°zi°zi°z arF�°r
W W W W W W W W W W JNW
. I W W W O O O O O O O O C C C �Z��W
J�W�j
� � � I O W<�J7<
i ' I ^� p� �3ati�
,0 1 �,� .,��
i � oo eo
I �; � %x�
\
� � II � � I W
I� ��\��
� � � z b' � 1 � 9 �
0 �'��a \ �� � � (Y� v�i� ��fl I �"'� � °m°
� \ �� � < St I `�6bN c� �
m�:
�s � \\ e e� �� m W� �w �� F� �-1 � to a
W \ v0 \ � \ 1 I � �°�d c—I �i s m
� I � bo�o�i b��,� � a„� ,s0000s 9� �__ d�' W� � �
� �
_.�._._.
��� a sf�'�•— �,p� \ �s I L�
�� oF = � �b°� ��b6\� f,�e � � �w , �
\ � \ �o�,�� q�� �� � � m ��, � / � �
—.—._ �—._._.—.—.J 1 a \ I� � \ \ cv � o n I
� 3Stl3 f19Q .02 'X3 � � ��� � �
� \ . X � \� � Aypsdd� a 1� ^�/ � In �u c+
_�\\ �N W � ��\ \� 1 �� /� 0���6,�� j� �\ � � ��
- - -- - - - - - - - �,� ��• � � O� 0,��,0 � I I � �,� z � " � _ � �
ie� y� � 609�J � b � � � � '� .
i \ q'�
\F�t1 I J? NNN N �yy� J
� la\ au � \f � aOs �OE\�I i b4,�„O �'s� � �< � � t
/___.__\99g� Z Q. \� _�p\��\ -�'\ �\\—\ _�N � � � 168-� �P_197.4� �2 I �/ �� I
�'�� � I ° � 1 \V
�o\ W� � ���� � �� �� \� � �d � � � �` af t9 �N�J 197.19 & ��
� • ��� � � \ �¢p � � � \ \ �^� � � �,?� �m
��y� �' z`o � �\ �`F�\ °ad�Q � \ �\ � O,,F, '�v /fb� b,,�p F a �& �
W � 3i \ \ !\�y c� 6S `�''9 . c m
� / _ � �l, �\ � \ \ � � �,�,I as+�'O ( e0 e �� i , m£�
_S6a- � ���` a�b�� � � � � � � � � � r �O W� ' P�
� j ����q0,`�"'m � � �� � � � � I �n �� � � � � • ;o "� '❑N '3/�d
� ` m � �, � � � � � � � � � � .
��� �<� � � � oo � � s� �j �� , �D m < X J.�1�13d
` � � tid>�\� �\\�� �eda�� ��s �� ' � .b�� �'l�. I� �� j � � W �
1 6d —�—� -�'°-?��\ � �-a— � � Si 4,� � WM .9 'X3 �
�� - � o ��� � J
/1 i M /r� �r \\ � � \ � \ \ \ � \� y\ Q � (� —1\� ���� �� � 'NtlS 'X3 �
/ i�W i � � � ����. � � � �,.p�1�� � �� � ��// �z ��,� � �' s "� �
/ ,�O / � � Q \ �y� � "V�� m. I m � !/ se\ ���r O �'u � 1 �i
�� ��v / �� �\��.,� 1��'��\ � I �I� �I �� \�j� \\ q����_�---" ti 3 ✓
� / �m � o� o � �� 1 1 � 1 � � � j m I Il� \ � i —�� �oo .0
/ j m 1 � � -�-�____��___. �3 — �
�-
/ �I � � � � O 1 � � 1 � � 1� 1� I� � �� � OO ca��� � gV x �
� i i Jm �i i i � � �� �, �� i i i u �^ol„�� �bo ,� �titi3 � � , 7,� O
2101 .EE.,X3—._._.—./� 1 � � �-9 I � 1�_ ,��,�-�� lC1 �I\Dy�\� ��e�'�% � �ds� 6� � A �
-E-�"` W � i CQ
•3 n9a .oz •x3 / ��> y5� j O��`` �� 1 �� �� �� 1� �� � ��j �� \\ ��\ �ao�, i
— —' — —�—'—'—'�—'�` XI� .. I � �-� /� �\ �bO1 �I ���� �I I=!O� � ����/f�t �
�1` � i °� i �i ��'Q i i � ��°`�� � o�`� ,---- ° ,-� rn
O \ ^yy� 1/ � � O�C�OI I I I \ ` �I.\ �\ \ J �O r (� 9// 01' � V '
C y 'm I � i I I I 1 \ �� � �/" �Q� . / � �
�a1 � `° u4$ / 'o / ' !� , � I �Z'1 \ � \ \i
�! xd oe I /��° /J �`° m�b,,._ �o � 1 � � � � w
� � � � /�
�w� �/ e � � � i F� I II r i / \ i /
�m \ lO �/ /�UYd �816 599��ra� a ` � n `� I� �� IS �� I � $OS�33�58��E i �
` l \ �vi ��-�`�__ �-0��i % � ^ ° � �s \ Z�� (P=224.6 / ��
� 1 � . - �
` �—'� — �ea��<,— � � . �� � �n� ,� ��
� \�—� �3s 3 n�ad ,—s •x3�se�ss�39�E �o�\� ���I � �m„6�� �� W" �,�s-— _ �
�
�_ X � � � 1� �� �p�Sf b�g �-� F m
�� �} / � �0�6�` \ \ \� yII�
i I W ' v � / � I I r°�aS. ZBB\ \ \\ W
_Y
v'�, l �I � / � � � �.� � � �
M � Qi I� ,J J�� ��i i � i__ -� �fi
. �
i � � � � �
,� � 'i W"� i
� �m
�� wj � 1 � �
F� � � � � _ -
�� I r � �
� j � ri I j �I
Ql � � o�o I �
� � � X � � �� �
L'3Stl3 f19Q AI 'X3 _ �
EX. TORM ri J — �0��1 Q �
, X, ' SAN. 00 \ � r-1 O
EX. 9 SA '� X � O
�� �
�� a - �'
N
•
� � X W N ,
� �i� b �Ib
0
� ��
X
W
LtiLO ZS5 E91�Xed 5ZE6£65£91 ���� "8" �°"��a z' £' £ `°'°0 NW 'Jl3lld� N3a'10� c�
LZb55 Blosauu�yy's��odeauuiW � '3�d a�qaouH •p�awd
anuantl PooMUal9 ti009 � � � �"°���,pw���l� ofld 'o0V a21£ 3�URl0�3 .� M o M
'�n'iu1+�0�3 w►w�a w►mw��w��b� � � � •'J
� o u/o � �
W�a�ll�MV 1 lati
� , � � P��.�aw°°�.�p��°°�� NHId 311S afld �M � � �
�o'aw Rq puodad sor yada,
Semsln3dr � �o uo�d a143 3041 R1Rrao,(qaa4 1 �
N
� � <�m N
� XZ�mF
O
W rca(�NWSZF
N
apW00
U � ZV�V�
�� �Q���
6� � �� � o °� 2 N ?W° z
o z w� � z J F-o Z ���m?
a s r•) x
N � F- . �\ z��
Q v O � O
y� � OW a ~W W3 � W���a
a'=�' N p J� v�`i w �N=� 3 �k'�`-x'°z
� O=� O O �w O `� .M.�W?� . Z o a F°Y3>
NM �8�8�°_ 8�� Ob�b�. � o rn �' ���wz
. MM� OOOOInOQ p'OOJOInQpiA F Fa �<
. M�OD M N> M M�N 9'-M ` �= a�
Z� ONC�
�
� p F W ZO��t�
� � Z '^ a�� Pla���
V) N� �W ��Z�pp
� d' � Q�J!- ¢ �� 20 <Z
g � �^ � m c��'6��' o ro°h o �'.'w�r`
y (9\�U
6 a O�� . O�� � Z Z C9 9 t�i r<C� Z FFm�<C�
� � W��Q Q V Y W C7 O Q U Y Y� �m Wi F���¢�'�F�� X>v�p�0
Q� NZS�-p�o¢p U NZ gvQm a V U �Jvi$ Z�v_�$� WUF r
� �2 O N�a�W F-a Vl�W I-�a N N rn W a��3 w a .�i �wFmc�i
cnoa pm�3�v�� �m���N��yJ fAVIV1NVIVINNNN =W�ZW
���������� p�c90
J �F- N� 0000000000 F zap
XX paW � XX Z�w � LZiwwwwwwwww <�FN~
I ?Q Q?�w 0 Z Q a Z�w p j o on c c c c o o c ��X�w
����la.�fn �f g�li�N U O � w>j
� � 1 � '''a��<
� � I I R m� �3a��
n
� � 1 �o� %��
� 1 0 o e O
Q1 �i I I � � lox�
�
� � Z t� � O
CL1 (� �� �; � �
�� � O
� � �� � �
W� �y-� �y-�
00'09i 3��8b�S0o00S � / l"J
i.
L�
W N rw
o� �0 � 3�
fiS21 ,S£ °N� l° (� �d
Vl � �W �� . O� � �� aa
N
(y � .N z v r} �� wo
o I I v
n o
ri �
r
N I I~ 3w /�
� �` N:-i `1 1
� flc3 ,°., (P=197.4) "�
� pq� � � �0� 19719 �
l� � aN l J
��-{- °�°�I '� '`�9j 0�co
�1 I — s O N M
L- — . — '� 133211S �IIS(ld �pN ��^y
�S 9£96
, Jl�l�l3d
u
� �� o
. m pp < y fj8�y �� °
w
� � °e � �
" '�'E:,s�'
� � I / • .� 'sor
� °' I i � "S� 6% 1
i .
00 � I � � �� � S� � W
� i " /� / � � 6p, Rp 7�
I // 1 � �
°°�/ `Z/ / � 1 d' y� 2 �
a
� �. � �
� r
�
o � \ / / N � �S,S�'s � �' � 0�
� ��--� � � 8sa�\ss � �' ,sz r �
� �, � ��`s� 92-
� °'�� ~ 131'
� � �
; �y'� �� SOS°224.b 0°
/-� Z�� (P= ��
V ' 102.23 �� ���i4
� S03°58'39"E (0�86< <11,�6bb � "
�
�} d �l1„£ �SF b��SS N m
V �6£FZ T 8�
S `J ' �
�
a
l J n I
�� l V
x�
1n �� � �
W �
V ' �
�
�� o�� �o �
I1 IQQ � N
nN�� b �' o
� I bn� �
�
�
N ��� b �
I bn�
LSLO LZ5£9L�XB� 5Z£6 E65£91 ���� �°� �ON �6°a z� £i £ �°� uu �
ZZqgg elosauuiW's��odeauu�yy 3'd w�+H'��oud NI� Jl3llb� N3410� �
anuany pooMUa��tippg � � � � —�"°") dfld 'QOV 42��' 3`J4121413 1�� \ �
•03����r� o�ms M � � �.
�an�'fulwwA�3 oa w�w �o.aa�lo� � �
� y i �!1 D WD
puo'uo�,�s,�wadne yw� �tw iapun r �
� ,��� �, �8 � .o.oW,������.,�a N�d unun �� � � �
� snatsln7r C O ,o uoM sl4i 7041�llY��4�+04 I S
�
r
� � ��mrw
X��mF
W rcav�BF
,g, ���i7<'°z
a�a'.'�b
2 N Z ?wo��
O OW��=
W���a
<�W��
�W 3 ��-z
��mw < WW �a
F�Y y
3 U O Q � n �' ?=�Qa
aOZO � Td� °z����
��W� ? �Q W �oZOrc
w
wWw� _`"� a�� �i���a
�mQU Q¢Z ��� o
°joK rc � °z c'aa
WOwO �r� � ��p ��w
U
��n��>- rc�� ><�nq� FF�+«
ZWZ o=`�������v"S� w<0°��
N M~a Q m I�F ��¢F O R Q N O�
aO aO W Wy�}J
��XO� NV/Wa�la/1'ZWa� OW�JF
W Fmv
I ~w�� N Vl VI N VI VI N(/1 N N f/1 W��X
�� WU ���������� �o�c7�w
tn p o00000000o F z�o
aZ� � wwwwwwwwww <�NWr
. L11—W W G G O�O O G O O G G �Z x�W
_��� JOWN�
� Z�m�d � � I � � > J
_ � I tD� W<��_
� � a � � ° �3a��
I u�WOU�
n
� XZZQ- 'n � ��i �'�
� � W�Q>3 °° � i� °x�
� Q1 $ill � � � �
1¢ �
� I� � _� �(") � p
� �q � "< � � � �
� jx �� (� �� "/��� MO ��
W E
� a°� � � ` J ` l
� a . _ . . .. — L�
W W 3SV3 f19Q�,Ui �
x -
� W rn , � f- >w
-�- -�-�-�-�-. J oi.aiW ' � � W�
'3Stl3 f19Q .02 'X3 °� X�� I � � �
W rE �I�i � >�
o v 'a� p� � F� W "a
.--� Vl
_'_ '_'_ —'_'_'_'_'_'1 IM I iW mm�in � �} W= O WO
J >)vi'm v �.i r�
I < �.z°m N JN
'y . WW 3`v`,m � W 3W
�a I aNQ �:� F< a
W I � °avu � = N� `p
I(� I� ^ �� , yN � Q 7 \V
u ' �o a ��O�D � I \ . �NOJ � ��
� �W � $�p � 3�� a � mmp ° � o >� 3 �� c�
� m � N �w . U N J 06 a�
� \ waNm "i N � J S7j 0
W ,p PI
i m � _ .o S �WN W O� a�
�m\�sd3 n9a,oz— ' � o�'' 1 Hn = -- �"� '❑N '3/�b'
� waais a�a ,a� �°J �
� W �0
, .
� = mPV -� � W
� , j o�-� — . . —. � .. m�; � ,f^ o �m �
. „ J.21�13d
I � ' � „
, w�
A 5 ° o o ------ '_^;
>> � i �° ac • o�o�oa --- a�W$ ��';4 W x � � WM .9 'X3 �
a o p
�a � j � vai 3�O�D� >.>m ~ � � a,� � - ,_ -i,� 'NtlS 'X3 �
� I y �vao T m , � '! M
W� I I Z� �RI{.7F �� /� m n m �\p s ;y) �
�(1 �NZ � � �� I W � . r �m 1 , \ � m� �W� `Y
LJ J a�a � j / / , � �u , . ~ � � � 3
� 34a � � `� . � ^� , ro �P;, � � m^ mm&
i.z 1 / a ' m mWW 1 1 m =�NO �G
m�
� °wz � ; � �� . I_ �' /' °q o a� "' I W'<�m m o ''_<'_ 1 x �
o i ��f
W aa / v . a^o ¢;` . oo�>:� 1 1 � ���m .« � r�
-.- _.J rcm �Z I vWi � � 3 � y �� NO��^� . O�(ll 1 6o,y A
WbOlS .££ 'X3 �� Z a i W. ao � f^=Ny� �w°D ro s.• . � o aODO a°�o a
- - _ �3Stl3�f19Q ,oz_x3_ _ � X� �` _ � � " � �w u � � °m��' � �
'� Z
� � � O
41 � W \\�� �J_�// / / � 1 1 ' 1!� V '
a � � n $ PO \� 1 ¢ / � J � �
.�. m I� L7 � W W � . � � r
� a�� a � :U �� . � L. . � �
J
� ��'� � I� '�' ~ _ — —
a �
� � �� ~ � ��
3 �-y-� � N
`T�J I N �,��� �a iG� �=ii�
V ' I�O _.-.-. ��$� / y��S =°alg
('�1 L
d'" i _ r3S 3 f1RQ ,-s 'X3 � � '0f �
w Iy � � �� �.\ \d F �
NI �W I � �', � 8�
W I� ' — , �
�� jQ � �
A� N I I � N
!V ol IW�'a � ' (1 � n
� �� X. I i � l lJ m
xF W� � � p
�� I � � � I
8� � �
� i � I � �
� � � 1 � �
� � j �� � \ �
� � '3Stl3 f19Q .OI 'X3 � ���1 /�/ ��
�._._._.—._._._._.J L._ ����r
EX, TORM — � , 1IQQ
/� �
EX• 9�
SAN. EX, 9' SAN, \ � �' /Iv�� � � O
�. Ibn� �
�P z �
�� ¢�—
m� N
� �
� �
� � W w /� ,
�
o � d �Ibn�
�
�
X
W
LtiLO Zti5 E91:xej 5ZE6 E65 E9L ���� tiiet� 'oN '�a�(j¢zj�:o3o0 �
3'd iq�o�� ����d NW Jl3"I'1V� N3a10� cv
ZZqgge;osauuiyy'si�odeauuiyy � � � � ��v
ond •oov aa� 3�aiaa�3 ��„ � °
anuany pooMUaIJ ti009 '^
'�IyYPYN�13 Wl W sMq a mpun�aau6u3 � � � _J
p � caw,ao�q�P o wo I 3�43 � � � �
,,,� � � � ,�o��a,s,���e�,P,�,oP�� NVId �NIdd21� �M � � �
S1NiM9 A179 tt3d'A3d1 2UE2/B ,o•aw.Cq pwoda�d aaw yoda
S�ntsln3r � �o uoW al4i�N�lli+o��Qa+W I $
� �
� � ��Zmrw
XO�m?
� W rca(nw°F
p o nd����
� v M z�Q<�
a� �o
X�
L.L.� � (� N � Z N ZW��g
� � Q ° �Z ����_
� Z
� � NWp—
� � �O W��,7W=`
LL . � =C7 � y� �F�VZ
U'2 J W� �a
Zp < F y r
. � . � <a � "o> V�i F<�j�<y�
� O �G � 'NG<>
� > �� � _�W ZO�O�
J � ?v<io Z N� ��o �5a�<a
{_..J �J �J ���oo
1❑N 1 /\V Q VH�a Z �00� S��p;� wr� ���=z
°a � W�� ���� �' ��° ��Wa<
� O z�c� �c�^zN � ii°�«
c9 � � m°�FO���F�'y�cy�j �`m�o
aO � �
$ R w<F y
f/1 N W a�1</1'T.W a� �WFmU
I Wf/1 yf/�1�(q/�NJ WVI f{/�1 VyI�V{�I�NJ N VlW7�ZX
' F F F F F F F F F� p�(yOW
000000000o F zn�o
I W W W W W W W W W W <J�W~
I . O C O G O O G O O� �ZXd'W
-J�W}j
I � � I
� W} �J
i . � � O �3a��
n
� � �I ���
m 1 00 ���
� �
iy \ � � $i I I � �`I %x�
IW �I` �� � _� � 94
� ———I�e � �\���\� �° �� � l�,� " (�(� �
�� \ � � ���� ge� � m � F� � O
�W � � � � �� � 1 i �v-� � � �
� � � � � � ` \�a � W" ('� C'�
� i ` —
\� � �e� � � \ I �
�d�B� � ���`b��o�s���ea�.o���e� � � � � , v�
I � I� \d'��� \b6�n �� s \ � / �}. �p ¢�
—�—� � J � � :w s`Cr � �'L � \ \ b °' / �0 v � Z�
— �—�-�—�—�—� �\ � � ) / ) o � w
�\3sva n�a .oa x3 � _ �IQ \ \ � ,�ad� a 1 e � / �r? � c� ° �a
—� �N �o \� }� \�,, ���Q �� mm��b 00a� /e � 0� � N� W a a
— — — — — — —'— — — \�P,$ ��• WI�' � y� a`Y'A�O �aw>�la � � ��dL / �'� \ `-' � w� � o wo ��
a)
. I � W�W �E 6O � b, �W � I I ' I ��nQ"�.��J \ ^ C�y� � N 7N q!1
H\ KH U ~'R'\ee�� b� Id ~ � n=i�11laZ m M K7 � W 3W
�a a���� \ \ yex� �• ` • a��p� \ a �t lase_,� � H:_, tc � /�
J----_\99I= Z� J �I3y 85 \ � F \ � \ �N P� � W � . A N2' �J
9d �� 9� o\ � � '�d � y� '� I � � l l J
I.\ �W
O� _
o WM�W^eo� � vb� �� � �� c� I� �q\ �s��� � af��9 �N�J & c .
t LJ IW \ � J V.1 \\ ���;�d�m �� \\ � I � � 0 F� q,�� t )
/Y\ I Z'm Q � � m �«� y� � ` ��
V.J �`�ii�C � \\oo� � ls c� �m J` � � aa
� �_sed- � \b0 tu`a� � � � � p G W w
i � �s�\ � � w ❑�s � `� � � l 3 � snd _ � � '❑N '3nd
� � �� �
' � ..� � � m � J.�I�13 d
. ' � � �`� S °� . � o � i -� \ c,
� � i � � � c� Y � W, � ; ���o I o
>� � / i `' m � . � � '\ \ a�8 �y-� .t. �� f I �o o a
�� I � i � � �51•�s 3 � \ � �� 1 �� „"S�` .�D
�a .I � A S� \ i�I o \'� � . � )
� �� / i \z � � �.�� \ � ' . sE` / �. /
// w`~"o II � � o \ \ °S'���q \ �. � m m�, \ , 1 1 ,P6.` /�. �
� // QWa \ \ � \ � _ l
oj? � i �� �` ' e � � 1 m `�°- °' � .y � /� � � �
qo �
� ...RI Z � PO
/I jJ 1 I / 1 � 1 y,lG �
' > � . ' y �� � r � 1 y o � gq 7
, a`� 1 °' � R° � �
—.— _./� i Q � Q � t% 1�aF� ��1� ro r�,e� nio�+"�y Q� . ov�0� -- ae 6��
aols ;se ,z3_ _ _ ; 1 9 s W d �• ��o m� s A
� , � �� f .�� y � ,J � � �� � � �ao°ao°�� ��W oo. w C�
— —. a 3 nea ,az_x3_.��� � i ti� � � �.�b1I � ���9 I � � � �m� � �� � �m� � �� Z
� ` \ W ' \ � I �� � ` 1 v'd R._� W 1-Vl �I'C \ O
( m '�3 \\� o� �'�'QI �/i�' � `` \ \ \ / ' . s .~z,� �---���� O� ', � � V '
a ` Z � .I � a � �� %��c10i � �°i.��\, � � \ .��'��P e9°� T �..��i� t�I � m�
a �
� � � - � �, � U � � � � ��,� � i , � �,- .� � _ — , -
1 ac°�p � /b �C �P 11 ` �. � rn .
� �4''�� � : �*c I � e/�`e�D A o� ���� �' 1 — � � �- u�'n /
� �' �, � / l � T�I I �. l�{. i— � �,
��
�('y� � �o a �� � s9 `� \ ^ ^ �p I � ��,o I �W W � �
l J � �h �'�"� � �� t I m � m ml� \ � � J�� / ri
_E •
V ' I -t, � �' -L _. ' �'�7 n 8l�� \ � 9sa � Z`�6 ¢ � / �m
`\�� �—��" iY � / �' \ � N�2 �yO/ x �
d- � � r3Stl3 ti4Q.S 'X3�� �. dt'�/ � � \ �� ,aBe-� �
��_ �X I �� W � 1/ R � � �� \\ � ��� �m
/ � � � \ \ �� �
N� IW '/ � W� � /� �� � � 1 \ � 2ee\ \\ \\ ��I- 8�
N wI �� jaa J �� �/. .I � � .�\ V
s
,.,� e � I`.' W 3~ J � �� � 1 --
� ,� Q� � "�� � � n I
p^p �'' I �W uc°q.r°a ' l lJ
��
�
�'$� w� i I �
F� � � I
g� I � � � �
`D i ! � i � �
0� ! o i �
i � x �� �� C'�
L'3Stl3 f19Q ,0[ 'X3 _ _ _ — J A/O�� �
�\/ I
EX. TORM r�i � � Q �
X, ' SAN, 00 ` \ � r--� O
EX. 9' SA ' X O
i
° ri, r"'�
�� y - �
N �
�
l3
� X
� N �� b �
y Ib b
X
W
�
� � J 6`8
� J
I ��� � p �S� � \
•� � p• �p 6
J��'• J� J�6� S i 5��6 %�8'ti> � � � �
6 �� in� ean� � Z 7 I
� � ti � �
i �'1'dM , 3 i —Z68��o ���C� ( \ � •
3NI� 'd❑�fd .�❑ 1S'd3 ,T � � �•
,ldM3/�I�IQ 'X3 1fl�M'dS I p S� O � . � — ' ��S�' ��1�� I
l0�1f1❑ �3/�0 '3Sd3 fl'8Q � c//'�s � l • —
� �9� � �
I
❑ Zti�O/ \ � � 1I • I \ 6'L88
Z G . � '066i � � � 3sn
io , 6 �x�/ � �, 6 � �
a � � � � \
a-� 8g
$ ~� /6a Sa�2 � 9S l�l❑ ❑0� � . �. \
. �
� � `� � Sa �o,v' O � i' I I � � �
� � a.o• zz,o•r> � � � . � I
3Sf10H � �-��� --- _ ��$ xti � � '1SN 3W �I
JNIlSIX3 - O y2 0�' � _
J = o g� �--- -- 1��3 1-S ���� Sl WI �N3� �
n S 6 � � � 1 � � d�l� �d
Z � I S1 ikJ-I� 3�N3� l�IS I
��ti�� ( ; . . �1�- '8 NIQV�I� WI�131NI ' ��� .
� � � � zrr .z� + a,o� > __ ---- - � � I �
_a ` I
26 �1 '� �i�'� o:��
��$2 �� a � e $� � � NN\� a'���c ��2' ` � .
�'° � � r y �tia • ��,/ �
''� , 6 � `\�'�., � / � `��0'6 8 8 � �aj�
S 9�Sr61) ,��26$ 6 � s � -°. � 0'�88 S I 3N�
� ���� � �
as'- _ ,o_e> � Nm ` � ��n�
� �� \� �
`J3NIlSIX3 x����c ° � � � ' I
o �' ,Z � ����0
�'. �, ,d i /
��y^ 7yn t' �.—�,sN� �4� � i �6 4� i 888= /
C,0'�)z'888/Z'16� '�'. o �,GiR' � � � , . 1 i � / �
�- _—�-,�22 � ��\�'s���'j �� .y,��'bbb / �� • .
V i
� �
\ 6 � dwns �
\ iZ6g/ 3�� \ '' T S� �� .-� � o6g /� �� • �b� v � ��
-, � , � �o���,��og ,� ;, �. � ,, . � � / � � / �� —
�' ��'� -�j �I
�a�� �� . �
� -; � � 4,w � _�v
1�dd`�It�3 33S) �b � � "Lti2 ,�� \� �
—osg� �3�I/��I���9��S _ � C,0 '�)00�� 9� 88. ,� � 0� '�'�ti � �
\ �b '8 3�I1NId�IQ � i ,LO � _��� � — 88 -ti Z -8 9 -- � � �.
\ /'06 . `�.� �j � �'�. /
� � � 88 . �� r g 0' L 8 , o� .
a ti
J � �:�I � � ��bg�g �— � � � —�?088'
. . ��8� � • • �Sg � � i �� � " gg — _ e- � � i � � - - ,8L8
8
-� a��.� � ,� Z � � � �� � � Z — � q ��1� Q�0) "9L8—
' 6 � —�'L8�
, 98�_ p �' °� � . � � � � �e�g- . . �-��N3� ISNp �d s
� � ' ap 09 � '� ' �� 9L ,��'_ - -c�- _ ��'
� �ZLB� .
i �88, ._ _� �L � i c-� � a� �8� � �-� �— �— — � a
' �' OL8�,/'��
,� \ � ❑� , �i �.� a w`� �M , � �S ,z ' ��� �— a� O � a��— ' .
2,�Q ^� — � � � � � �� (�/� � c��'� 4,Q ' �g � — �� \ 8
� 'dW31 � � Q' I� � I � � O� � � 02' �9 � ���
'��.- — — -� � il,� � � o s' � o� � � 9 � �2 ha"
,,,, O a�� .� _ o,��� ��. 3 .�- �,,� / ' / , � , �
��O � � 7 � � ^�y��,
AAN?� � � � /�S 6 • /P1"'��.1 � � / �� / ��9 ���~ \ �
-m�<� � — n�p . . — � !
Xz�mN ' O � � ���y�+ /r�� � r� � � / / � 3Sd3 I I OQ i�8 � � � ?�r�_l \
nm�m � �O,a� /.aV�`� /,a '`'(1 / � � \o�/�'` I l
� y.�� r_ /�, V
�o��X ; / �0� V���V 70���� / � / ///��- J~\r,` i \\��l�O�Q,� \
���y� �, / /� ZS� %9 6 � \ /� / � �O���, /,\ � _.�.�O
'ZO�� 2
� � � / � `� �� � 2 "�?.f � �� �� 2
=Z�go ' 4� / �'Z �.�� / i� \ �°� � � / \ \
�;��� .�ori�� ��� , • /ap�c,,� / �`_ / ' \ �`_-- \ �
mF��g `V � � /'' ^ � � �
�io_ z � / � �� \`VV�,�U� � g— \ — � . \ ; �r-'t,l
���_� � �<�d,�� QN�d � � ��- � �,��
=N��� � �, 1�1� .VdMd '8 g'J� � �g � �
� �
n QN❑ �
� 0 0
a��mtmn � �3ydMS �3Q J_��� , \_ / ^' � �\ ; `
,;��� S �� l�IS/�IWI� Q2�9� �� � -------- �g� /
c�igm= � / ____ — — k
z���� _ ---- — '\ \
m�nm Z 7 �I d�31IS-N � / ___� _f�_—_— �
� �;= 3 M ��Nd�13M� � � _ i �
����z J� � ; �3�0 _
C�AB� N ______________ __ _ �'1�,8 'X3 ,(.OS_L�7d��1 �t /OZ �
m � J
Ca��O \I �j /�� �-
�=m�� m � N �� 0j'X�— . � . — . — . — -—.—��g_` ��O.S'E)Oi'LS8/09'0.96 W��LS a
� H� 'X
� �
�
p i nxeby emttry tnot w�m p�a�o. � � kcvvrsroa
kE
-� �+� GRADING PLAN ro�was proparod Dy me,or ��,����,.�
ueder my direet aupervision,an0 y� 9 �
� � � \ (INSET) Engineer underulNe h b Me a �...,,,�,,,�,
� � (r,� stae Minnewta. � � g001 Glenwood Avenue
o � "�°'"' ELDRIDGE 3RD ADD. PUD �� � � � Minneapolis,Minnesota 55422
N GOLDEN VALLEY MN P�er J. Knaeb P.E. �y�q
� p�e: 3H3/12�. Rsg.No. 148�4 �p�+�a•�a 763 593 9325 Fex:763 512 0717
QUAI� A V
E N, r�
�
�
W � �
o av'�I q
o � V E/VUE
�
DDI rloN
W 2� 4) �
'�' W `D
� �,� 01
-p ky
� ��
�_
fU °°�
N
W
� �
�8 � �
mz
�� -P
= o�� ��
� � A�� �� r9� �(��
m m z D �g�S ly 6�S Q �' W �
9 �J F c�� L/� �
(� Qy t
�3P � b� "�O�A9e �s�O �
v�, � •� r v���s /� .0°i
9 � 3n t J �
� � F—� .��•-- —�._ cl9��,_,�• � �,� o��� � m
�Iw•• �►• �9 ��hy O
O � ��Q � y�A �� ��q �� Ov�,�1,9 �n
`�9
. �� � ' �m3 r5� �16 �
Ll �p �
Z
3
d m m A ,�f 9 � O r! rs�
A � �09 �f�O• M Z �� "O 1 ���6� M �� 6
~'� 0 N � � �lO .�'.' � �
ra'nl �
rq V I
s �
�is, S,c�pO O'q ��
c� H
O � � � Of4
V" O oN Q g�j.� � �
�
o PERRY o�� �Ol�s' ��� �°��'�
A V E, N❑, PUBLIC STREET o Oc'�r ��so
�,5 P�� ('`�\
9 � �
W � � 9 �9 �ta�� �p! C �.LJ
f 9� 3 n 1
D � 9 'S, O !OI .i� i ' v
6 ! �1
P
n 1 C��C. � A �y y�0 I 9 O � V I
I V 9 � ��C4 �
V ' �'a I 0�40' m
y� ������ 9 �60 m
�X -#-� �c'!� �m� �!0 r ('�9
�� /-��� � � 6�q Q O�q U �
�° W
�
�< � n l � J pA �c°�9
m
I V O �O �
c
m< � � ! `�9�9 0��9
-r1 ���Oq „�I�'9u6
v $9aij
� � �y W W
0 � ki� � �� �
�' � � �� W O
p (f� �� � �
� " �� � I �I �� m C��t tn G) f�W D N� m� N�N .Z�1
�x � m DDZ <DrmNn zz �� ZmZ ITl
o� �°° � � (�r fTlp (�.�C �� I*1� �(? � fTl C�� ?1N�W��DO�
�.�� �",m 1 �' . 2(7D �— C I T I �D � — �n� �I � I I m N SND m
yv I �� Z � AA OW c�m� � II II II � �� -p II II II II II m
+���g� �° � 1 � I 1 Z�� �� DOm zz r�* m Z?z � r���ZO (n
C�W N—m��DO
�F �m � �D:I7 m� ��y s a v z s ITI O D DD DT.
�<m r �m �— pmr �� (n �nr �mXU�=T.
mmv��i�r� °m°mm°mO°mm�mm pZm Z� N�r �� �� R°�m� � OT�� c� �mm •
o�ozj� o00000000o C(n� �(n �� - - =m ym � Z�� m �
XZ"y��i �������r��� D � Zr,DAm vv �c� voc�'ii D �= mv�x
cm�n t/1 Vl V{l(q(p(q f/1 IA N N r-1 G� W ITI m Rt � m Z �ITl �r<D
�Fiy�� �°aZcjD�zX�� 2�D O� �G�N �� �� �NZ p v� r*��
�o�<x �oZpa�$=�m �mp z� mm� ZZ �� Z�N Z �o
a�n m s °� o m� : : �m : —I �
�ymZZ �oNZ{�"noc�mz m�� Z� ITI�= �N m �
�jo�c�c� ot$o mr�' c��\c'� . (7Z.Z7 DxX�Z �� O � �
DDm�= o� r� �o�' �mm �� �— mm Z� m D
z g A�m n �co (n r � ��.-[�7 fn Vf D N
�0��� ��^� �a'z �DD =� Z�y �� �
m�"�cDi� �<� N � � %��C� �mG�pO . 00 A Z
A�ZAg �•,F,�Z -�-� n�� ���Z� mm z tn
o g �=m mv �
z��D� �+ w � O�� p D � 3 D m m
g Z_
c�ixr�N m o =' O Z m -1 N v�
ma� Z
�ggmN o � Z �
x
z-���� J OND O (�T? (�
��^-n+m— Z N 2
�'g,°vs� �m�m p �m m m
�jD-ni�z � fm/1 N � N N�
�g���
�SNDA � �W �
C ��O !+7
�GpOg� � �� v
N=RWIOy � O
N ���
� g I nsrsby esrt that thta pWn or 4 Rtvismvs
� � "� TREE PRESERVATION PLAN '°°°""'°' °'�°�° °�me,or � g � �,�,..��,,,-�s ��
� \ under my direet supeniaion,and �y
� that I am a duly Lieensed .
� � � Eiqinser under Ms bws W ths EnQeealn��c,
V � W 5� Mi""°'O�O' a � 6001 Glenwood Avenue
o � "�'"T ELDRIDGE 3RD ADD. PUD )C�� � � � Minneapolis,Minnesota 55422
N GOLDEN VALLEY MN P���� K e P.E ,�,�
� Dats: 3��3��2 Reg. No. t�8a� � �Pie�e•�s 763 593 9325 Fax:763 512 0717
QUqI� A
V E� N, r�
�
�
w �
o av'�I q
° � �EN�E
DDI rION
W C�� 4� �
'� `0
-� �g �
-P g�
�''�l �g
I V N
W
-P
�g � �
�
�
-P
�� A�� �
m �
�� � �
�� g
r .�� �//��\ �
�1. � o
^ � .I � ��.���/�/ 1 � � �
l f 7 � =!� � �Z
O � ��'� � �-� m
� Z �'�� � S��
�
�i � ��
� �a ,09 � 1 '�.� ��
� -p �� 00
� �
��� ���� � U1
� � �� ' �s�� �
0 oA � ,�F ���
� �
�' � �` N
o �"� � ❑ �� � Pe
PERRY
A V E� N❑� PUBLIC STREET V � �
� ��� � �
� d �
W � �� � � fU
� ��� � j �'� � C.11
fU ` �
� �` � ��� _ _ .���''� �
s —� �
�� S � �`
..
� "
�� � � o �
�< � °' � �
� ��
� � � W W
o � � � �
�' � � �� � O
O �
�x� � � � � � ��
�Ow ���° im
� N
�i0/ (yy � '
�F�>� O� I I I I 1 =W�� �
c-tm r � �
� mAN�� 000000vvov �r�� N� ~� � Z
�'"�<> zizziizz�z m�Dr z� zt'
ouz' � o00000000o m� �o om � �
Xpra'�i°z r�r������r��r� (��0� y� 1 N�
DSQCAIVI f/1 N N N Vl Ul N N N N O Z� D�l � ,I �I, q n d ��5 Z
��Fi�X� "��Xas����o ���m mA '� �1. AN �,e�f��J'l���f� mo � • G)
s �'$� z�$�n-�� o � �• � c
ro'm^<'m-` �Omi�a;oZ�m �-Ipfn vci ✓V'�v�, v� .-- �
aA�ii nOy=A����i nmaom � �� � �'l� �'1V���/��^�'�� m � � -�-1
<
����� o�o ��g��c� ��m�n � . a� � ��'�/�� ��� ��� m �a \ y
�io�o z�^i � cd Z��Z � t � �� � � �� ,... � � �
�°��"� ��� ��-z m�c � � � � a � \ �
�>ss o a m � m 3 a � � \
mFiyg f�� C �a7� � � � ." � � � �
�o4�z m�z � �rr7 � V �� \ � . � V A
��c�i<n° �� � �Z� G�1 � � � � ��� �. � � �
�
����� u o n�� d � � � � ' I � m � � �� � � � � � �
o��mN cD�i o z Z�� � � . � �� �� �� �+ �A�� ��� �� r �� �� � �� �• �� ��'��K, ��� ��
Dxm�� � °—2 r, � �$ �� �� �� ���� ��� ��� � �� �� �� � � �� ��� ���.
c�gm= ° ��N g �� R �� �� �� ���,� ��Ri ��� �� �g� � g� �� �� � ��i ��IR ��a
zW��� y m Z � �p �F � � ���` � � � I�P s� � � ����� � ��
� � � �� �� � �� �� �� �� � g � �� �N�
��pX= Z (// 2 � � »� �j q � � � �� � q �.§ �i ��L � � �
CDD�Z B Sd ����° � � id �q�� �� �
�vNZra � 4 �
c$mtQiv
��n�ns� RI
C �pX
m
Z �
Njm D rn
. Nm�� � o
� g I heroby certiry Uot Nte plan or � RcvinOVt �
J f_�� rsporl was roparod by me, or @/P3/!P ldEV.PER Cl1Y CplEN/S
� � LANOSCAPE PLAN �����.�,yw�erviean,anE � � '�i �
� v thot I om o du e�roed � �
� � � �+ Enginaar und�the bws M tha EIb11N1111�1116.
� w �O�g'° M�""°BO�O' � � 6001 Glenwood Avenue
p � "'°"' ELDRIDGE 3RD ADD. PUD JC^�_ � � � Minneapolis,Minnesota 55422
N GOLDEN VALLEY MN P�er J. Knaebb P.E. qw�g
� Dats: 3��3��Z Reg.No. 148N �p••+�s•�a 763 593 9325 Fax:763 512 0717
UJ.WN� /�
� mN Q DpNC��V1 // �� g
e g
� � ��n��� py�L� / y � T� u N � ��
g�F>�x nm�i;o t�b Z� gm��n'°�r-� zn� \
s �
���N��` ��;�� ,��� �� ������g� � ��:; g�
�Z � m "� �' ,` u�� � a fn x� �� J�p rn s
yiz =m <^sc� � m -�O�n'� > a; nSA£ �i g \
� DyZ Z ''00�'� '�oQU C oD9 (D/� W�L A
y1'' p mZ
��.CT�Z� f9NjiF 9 �f��/1 � �j�m��^N a; N� g ZC P
�o(�j Z�VIN �<ymjOm Im�l � �Ym��iv9i�C�F Z4; �� 'O
A ��� Ar�i�'s � c4D (�^!Q'"� �i� �� \
� o KA � � L���o���v � v
� Z�AS �� �
�p �a=� �
s �s °ov+° n'm
� gj � ��m��NOZ I�C
� � ,� � ���4��m �
� � ��Op
� O�O p p p
fsl?fsl �� m�j ,;izZA���
x
5�� � ��� �4�� � �'�
:' �� j�a s�� �.
� y ��� �n�{ �F� �OV���$ +�c�
.t�'::?��J.� ~ =�r�l Nq� •�' mm� � �
-i a Dz z z�n � C N
;��::' a ;o� �y� u�o; ,���s i '�,n
�
. y =_ y
;.��:i�. � �> s�o �^�� .Plrmny�j 'LG
� � � �` ae� ,�ii T+i 3 � '�� \rmi � +L
'� �'` •� � a � �� �� g $
� gx � g . � T � � ��
N +
q� ��++ o sAi� � � � QAg �$ i��$y 3�� Qs�zQ 3pz y $
� _ � � � �m g�"��t�m� omm Pn �� u-�t�Ft�� �!'�Sm �m ig��m ���^~s �� ��� �v rni�n
� Q �z u�y� � s � �4�c igm
�� 4 � � ��� � '1 ¢���'mtT� ����� � 'y' ��'�I�ai�z � y� '`�� gm'y� � #� `zB � ��� ; "`�'
s< 4��� 4 m� °� � � -� o �i '�� � m `�sj� � �'4 s� �r
� > � �'m -i t>i i-t Q � "Q� � F' � �y ,`� %�n n�A t�i � Q � ' a� smo �;r'a
� 7R� ��� '�m����'" s� � � � g`�� �!� N � � g� �'1 �^� m � CrnZ
� �$� � � �� �^�� ������� � ��� �g� ���� F� ��� � �mpm� ��� o� �g �;� _�s�
m Y� $L ;�+ � "y '^' sn���� g� s^ 4. � ���Qi��' ��� �� � S � 4� �y � <tn ��"Ogv
Q °g ~° Ri r�� $��� ��4m��4 ���q� `�'�r�i '"qi���,,� � fQO ���� vl�� �� �Q ' f� �2�0�
"�� � � Fy � fn �"� s$ $ m�R°'= �Q� �'�� < s�� �� �� � '"� o� �Q . ,c=� =�
� g� � � ;� ���� $��g��� �g�� o�� � ���� ��� �q� ��g�� ��� �_ � : ; . � . �
s � � Q � ��� � � ��y � � s �L�g� � �
� �y � � i• �'l�g� ��^Qi��� [��� Fi '�'yiL ���'o c�i ��� � �FCZi�To r�i � � • � ' � . . .
� m� � y �fC �^F � c �g ��� � � 3d
� �g � £ �I���51 ���4 'E'4�g���y, g� ^y ��`{�, �g��F§ �'�� c�iy ��yg9 gge �' � . . ' >t
. � � m 4O $$$�!���(�j{ 5 3� �>Q`��� U1 � a � � y� Fi � �� ` �O� ��> by " i':i'<
y yN m2�11 °�� S Cl� � �07 �m +1� y�j� O � �• •w'.'a.
` Z� � �, �,� ��� ��Q�9> ���"' �$Q �.�'�$��Q ��� �� ��g�� �Q�t�, . , .
� � � � o"`> ��� ����§� �c��i�� �� "m���Y � � g� �'" y�� >�� � � , ' '
o � � �� �_ � ��� �� � �� ���L �� � �'� ..@ ��y g �i
� K� �g^� �g� � � � o � !L� ��� F �. > g� �� .
�� #g u� � ��� 9�v� � s>cii��> _� �� ���� _�� � � • ��npzari Qi��a ;+�s
� � � � � F � � L" x� �'m� c�i��Q o � �.o� ' S�Lv -< zz� s�g
,��'z c �cf+�j'� ��c� p�j
� � � �t� ��� ������ ��°�� �� ������ ��� �� c^�~ �7p � � [�l^i�F� A"r�';� ?v5
� �£ � a�' ��� S�"��g � �� Fs�����Q °�� �� y°m� 9➢i F� H~D�.A °9�m �;
g �� '� S� ��� ���m>8 � o� g� �Ygm�'1 �'�� �� m �� ��� � �[� ����Z o�a �p;o
m y Q Q Z "
� t � 9 n Z
gi � dZ� �'"� �����g c �'� �L$ ����IR� v�i�� !�li� '1 g� Q��i � f�) �i �y x"�Zm -�iv�"i� v$o
� y � Cf C NZ V1� F Z-Q� � ti9�s L po ,y 2.�.V 1�
�' �� � ��� sA' ��m 4� � �z oi�� ��R� = yo7N o6� �j mz v�i =�� �x'� �'�
9 �s,a $�F z� �I� �^� �� °� = 8 �� � k� z �°y, � n � 8� �fn i`n
� �� �n� ��� �m���� �� � g ��zg�� �g(p� m "Q�� c � \ ` __ � 4g ���
�� N� p*� ��N�N �N�$ �Sd e�� � �'�� m2�K ��m � N � , �
m � � � �. � � ��� � � '� ��
CO S� �' m NO�pS m �VI O� VlZ m9¢�9Rj S�oDL -11 �;�1DAOL�yDD� Zyp s Tr N � �� ��y� �yU1�1/��m�2m1�02��1�q Zyy�mm $N»Ny� Z�NiA�[J�OOQIJOitn�WN�� A�
�.�d�2mm m�� � V� .�L �� �n �� y2 � �Z2�L m DC>�-1mNV1QnLym � � ��C �F Z�N D��m 1�1 Av m Dm O pZyNNN� -1 m AD
D � y0 PI Z_1"� OIA = �VIC � f�lA� o N /' yV f' mQ `�IE AA �> C I�I�n �O�C �A�J�ZZ2N'��,��� VI�= N2
Zf] Z C -1C1 8 py yy V12 D C9 � VI O O 'O [� 2 Zg
Q�y�g ��� ��y}�Q mK�s �� �p�Q JZp �NCyZ$Z 011�mm��-AiC� n;9 -I Nm �W � �� Z�1/� I�ID����' � �y� y $� Z;� � L CH�HD� V V1�"�
m .� Q.y D['�rH y.� A2 �A-1� my s � -ZiY',y p y� zTn� �� �$ �y c m� �n a m� �z��$�p s� gg� zz �$� �zo<�is DFC�IDPA�'" �� c�i�
���i A (^r'�1=�ID CAN Z�s� I!ID y �DN= �C�pyZO� g s �$aSQ�C4� -il�l< C y ��S � Bm �p y-IA12 Qr�> D nAT �y D1�1y�zpF�F � Z>C> �j �p
=D22 D (��D �O�' -�1 ym ��ZpG � Zy��� yf�m Efl1 N� Zi > Z p g �1 Zy��n Cl�� n .T1QA �yn FDAyCnVI y1 �O l� y O m
�FI � m_ ym �p Tss m Z Z ZO S2tim 1�19 �� -1 mg��Ty y LADgQQ O�iC D
o � A 52 G � O f/1 C r 2 y
�-�Oa z�� � a � yz a�Q, r� o r� g Z � 4� �i � � a�5� �s � � "��� o p p �o � by g 8
�$ p av >tn�o,_ '�p ri C�r L o� � F o�Ap�Lp o X m a �—S9 m
n I�IA SQ = 4ABC� ��� � A f� �Z o^' C'�j yRl� �m m Q � A �j � �1 Z s �1y Lys SQ8�p2�A O� pm� sCZpQ� C�
�v�; �,. � �. �5� � �� g� � ��OQy;y >�Ag 2Qg5� yy� N I�1 � '+1 Fy1� � �Z �A � S y+�y g 2�r� VylC y ti �OG�^����mg �Vl
`� c • �� � z `�NO `�; 5°>sg y a(r� sm"o y 3 `�'N = s '� �� � '�' x��g� $� D>O� �� �m�g � r 4'�
y= N YIC y �N Z � O Z pp o f�l N � Y! f� n > �1 pO ,yr B�� �)O= V1
my��1 Z r�¢� -1� � W � -1 Z Vy�m �� � � yD � OT�_ m C CA y Dr O� A r V
CV/ � L C AO � ~y�2 �S��D � O V1me�As�.9��� �IAy G �y ' I�IVI �� � tiVl� ��NPL�� ` � -Z�-4 (/�n�Gtm�1 Cf���AL/Im���-Ip= ZO
�yy�=z4 0�� $��4 ��y(� v �-i � "�1� ��=cNo�-1g B�Pzr�mmypv��> � G z �� z �d poym�"� �io�z o�> �� ON� �� g �yCg_ m yp my �� o�
yVltwy� C� 5y��� Ky$�C � Am �xr D�DN-ip�mQ fQ��OO��mV1�{�Z �p��' � � � �O ��r>�m Aa�S���m����� NS�Q L'JI .�U��� N ��V�� Z" N�1V�1OmL�p(�� Q� (,jA
�Z�.�I��I �Ul N��� �.°; ; yF ��m� �yS�C�P ' C�m� m0�� .T�C 4{ L N+J D �Q �� mmAl�l CCI�1mp��P141-y� pmr StN�� �� AALZ �>� 4AZ1��11�1�; �ti
8G pH> >y +� m y r p A 1�1 O >p �C D� E N ; �2 O x o C ymQpp In y Z n1 �
>~= Z y �DQ Q A� y �S < C�m'�1 }�� L ['�D 1�1 >ti C >y OOD 2 ZyfLl �� O39`�AvQDQ ,Im Q>C � B$�~> ��O r�\p~� � AF
.( y 2mp p0�, ZH yy -i 5=�1�1 �.�p mD> �(��R A g Z DKDKf�{ nm � CYo2J0 S Ap+o1 ��m C �
nN�r 1QmnpO C�Q,�y,Um ;O� Z � � Ap ZYnN;oy�Q~ �VA �js� $y� <p�D< ~ �I= NN" C yO �m� y �$���2 >s; Z1.E �poy; Z� m��r� � y��yp{{ 1-Q1Zmy=� �pm
g �� �Z� N^K� ��� m �� j�D2 rO�1�Cy� 85�y�jV1���K� .T m � N+�� C � � ��5 mm�f>�C� ���� pF 2Z��~n KN� �ZZ l�I�ZOy� 2l)
�p�d> �� E> Z yp> +� r�w� < � � zuip zEm� c �m v {;� Z -^� �n� p�nc>����_m� cmm <p v�� �� �` o'nv 1Q�y �g
om D s Z OCr Q OFI Dp-pi> (�I�O�D�y y2���D �'O .T y�' y p =A � p � �A p �.��nA �V Z�9Q A yD Zy \ y
rZZN o� ���-1 syH O Dm 2AA f� = [!���I;n �ng1y~ F�yB ��� � ' ~ m 2 NO � m�8+i=L� � '� � �r �F= �52 ,y�y � A �v�
C�s' y mv� smyLg �Q�Z 3 �< �ZiS� ;�c��°'m��p s�o8 gA� s4 �TZ� � O � � c=is +Ai�y�s25ZLntv�oog� gy ��CC ��z=° � ��� r-I
y�� p� yVl�m� C�IV � �� y(��sD In�9�G�'T j�np2,1� Lny�K([I ;(�� o � � � C on V11qy=8�N9���'�j0 . �D � �HZ� <1�\C =� = In$ �y
��y p LZ y.T_ QQ Q<� K C C2 SD UI(m/1 � n � 2m "v! Z ��Z- fQ 'ZJ' (p�ti pv
gmA+l Dy lnVCl�= oUyl�n {{C-- �� `�i���p ��Z���m ��AnKyOZ> D O. Z O � y(� m Co ->��D�-y�mF�� ac.�C � A9ZAp� �OZ� �Ay �L n 2
� 1FC�� N� 2~~p> ZZA = r+l.� •��CO �mD� n; yp�� m-���� � L � � � N rZ C� DOOpC �~ � �Q� ZO�Y�' 0 NZ }- y
sy p +� n y�+ )aQyc >�� i o [�s m C z 3cz� > =mt�� r� o y �
Ngs� �� �mm0 �O� g 21 Zy�.�K AOF�O^'2 RIOm�� �`A Ir/1• '� � L Sm �! �AIA�17y� O �1 N� �v�pD y y
QQ.. R ¢ � V oQ Y'�' Nm2y� SpQ��ynn �o�����(n�11g�(m/1m yy � � � cZyis `,3�y�'z"'°y,Sl�yg(�ic�� �p�n Din�� � � � m
yy�� AN COC�N �Q�= m +1^' S 1�1 ysp^2j� �;�m���OpSl2 1�1�� � A � 2� y ~yD��ZZLC N �m�Pl� 1/� 5n Dy m
m Clf �T. ZS ��� � �� .� V n�Zti G �Dm{���;�- SA Uf �.. { � �[�19m-1r Zr>��� m� DTI�p�ImC m m m Ip1�l
tQ�C�$ � ��'$Fm s- yQ y ��i �'�zoosSi �o$`�'z 4 a r'h R �n � �F �z�s� ou� �� Q��O � A� i � mA
�� Z rm �'�Vj> K�O ° �Z O�� 0=���DO T�CmQ���C� ,-�iy0 C,J � � �� Q�SA=l�I�VIZ � �Z =�COy C(y �L Z
y1 c� jm � � ;u'y c o� m z p ;;v � v�i�i���Q " � � f+J �Fn�n v� xo� c� ta �� � i-
p� oC ��`ynm 'oCZ Pz �Sy� �p F�gZZV Q �->ic�myy-� 5�� �,�, � � s� ~iZ�11��i���� �y �"��'QD d K o
Dsz�p �Q� yZyC vmG � ~r I�y�IZ� ���~588j;� �AptI1D�aZ��1 �O � � � _� �yNO�yl�q8��m� ��j '�-Dy�OS � ' �
1�10�n= p'O m<�y �m� � y ;H~O ;m��p�p$ ��Vm>�AZ20(/�� �Im�l � Y� � . r/�1 �S�A$���p��n� m� �'�IZK !�1 . p N
O.Tmp �ID 50�m ��D m � Nm� 1�C�rn> F1QN� DD�f)= '�1� N 'I3 � FN sm��oAmmt�7m1�1� �N ����� � � �
�Z °� g�� ��� � � Q';� �ry- �� �doZ ��ma� �5 � $ !�}^ R°i �qcAmig��`�'"j'�`�'zo yo � `� $ .
z� y'' � � "' mg-' � $�� y��- �' `�' y��o� � o - ; �
� � � �l�I� rspoA wos�prcparsd by$me�or r � � � eie3il8 aev.vER ctir cwv+is ��
EROSION CONTROL DETAILS� under��.�a�en�,a�a �
� thot I om a duly ���'�
� � � � GRADING NOTES & SWPPP Enginaar und�u.b�,�,�
� � W st t M�nnssoto. � � 6001 Glenwood Avenue
o � "�" ELDRIDGE 3RD ADD. PUD �C��— � � � Minneapolis,Minnesota 55422
^' GOLDEN VALLEY. MINNESOTA �er J 3/�3/12PE Rsg. No. 14844 �� 763 593 9325 Fax:763 512 0717