Loading...
06-10-13 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, June 10, 2013 7 pm 1. Approval of Minutes May 13, 2013 Regular Planning Commission Meeting 2. Informal Public Hearing — Conditional Use Permit (CUP) — 8851 7t" Avenue North — Drive-Thru Window in the Commercial Zoning District—CU-133 Applicant: Sweet Cream Properties Golden Valley, LLC (Culver's) Address: 8851 7th Avenue North Purpose: To allow for a drive-thru window in the Commercial Zoning District. --Short Recess-- 3, Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 4. Other Business 5. Adjournment This document is available in alternate formats upon a 72-hour request:Please eal!' k 763-593-800b{TTV: 763-593-3968)#o make a request. Examples of alternate formats may inelude large �rint,e(ectronic,Braille,audiocassetke,etc. Regular Meeting of the Goiden Valley Planning Commission May 13, 2013 A regular meeting of the Planning Commission was held at the Golden Vall�y City Hall, Couneil Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, an Monday, May 13, 2013. Chair Waldhauser called the meeting to order at 7 pm. Those present were Planning Gommissioners Baker, Cera, Kluchka, McCarty, Segelbaum and Waldhauser. Also present were Community Developm���ifi�?ir:eGtor Mark Grimes, City Planner Joe Hogeboom, Planning Intern Brett Angell and:�dminist��tive Assistant Lisa Wittman. Commissioner Boudreau-Landis was abs�rt. „ , 1. Approval of Minutes ����'' �'�� March 11, 2013 Regular Planning Commission Meeting MOVED by McCarty, seconded by Cera and motiQn��;c�,rried ut��ni►�ously to approve the March 11, 2013 minutes as submitted. �� 'R°'° ��� ��� 2, Informal Public Hearing —Zoning C+�de '��xt Amer�dment— Adding Section 11.75 "Solar Energy Systems" -ZOOD:Y91 Applicant: City of Golden Va�l�y Purpose: To consider fh� addition of Section 11.75 "Solar Energy Systems" to the Zoning Chap'��;�of the City Code Angell gave a presentation:tQ,the Commission regarding the addition of solar energy systems requiremer�ts„to the4'��?ning chapter of the City Code. He discussed types of solar energy systems inclu�ling b��lding_;integrated systems, ground mounted systems and roof mounted systems. He alsv discWssed Minnesota's solar potential and noted that the City's goal is to encourage th� use of solar energy in order to reach Minnesota's goal of using 25% renewab�e energy by the year of 2025. Angell ref�rrecf to the proposed ordinance and discussed some of the requirements for roof mounted syst�ms including height restrictions, reducing visual impact by means of location, and s�reening or integrating in with the roof's design. He added that ground mounted syst�rhs would be treated as an accessory structure in regard to height, lot area coverage and permitted locations and that building integrated systems would be treated as part of a building. Baker asked about the number of solar energy systems currently located in Golden Valley. Angell said he knows of a few businesses and residential properties that have systems. He added that staff did hear some concerns from residents and that he will review them with the consultant from the "Minnesota Solar Challenge.° McCarty asked about the technology to store wind and solar energy. Angell said his understanding is that energy collected can be stored or sold back ta energy companies. Minutes of the Golden Valley Planning Commission May 13, 2013 Page 2 Cera added that work is being done to use stored energy for electric vehicles. Waldhauser suggested having discussions with other communities regarding communal energy generation that homeowners could buy into. Kluchka questioned if there shoul� be language added to the proposed ordinance to ensure that it protects trees on neighboring properties from being cut down in order to gain more solar access. Angell explained that in the ordinances he researched language about trees was added when cities wanted to allow trees to be cut down in order to allow for solar access. Grimes noted that trees also have value in keeping energy �osts down. Waldhauser asked about the effect of new plantings. Hogeboom stat��,1 that so�ar access easements could be put in place between property owners however tFie:City does not get involved in enforcing private easement agreements. Cera sugge�;fi�d addi�g Iang,�;l�ge regarding the preservation of existing trees. Segelbaum asked if`other �ities have provisions regarding the preservation of trees. Angell stated that St.,P�ul has a model ordinance and it does not mention trees. Waldhauser stated t��t sh�ythink��fhere could be education dane about existing trees and that the orcl��ance doesn't.necessarily need to address it. , � � � Waldhauser asked if there will be a permitting pr�cess. GFimes sta`ted that building and ,.r electrical permits will be required. Cera asked if the City has considered afifering subsidies to homeowners who install solar energy systems. Grimes stated that there are tax credits available and that solar panels are becoming more affordable. Ba�Cer added that energy companies also give credits. Segelbaum referred to the de�i,r��tion of`Building Integrated Solar System and stated that the words "solar energy system"'Shoul�,capitalized. He also noted that Subdivision 3(A)(1) should be changed frorr��`�Buildin�g;Mounted Solar Energy Systems to "Flush Mounted Solar Systems." Segelbaum referred to:Sut�di�ision 3(A)(2) and asked what the "exterior perimeter" of the roof ineans. Ang�;ll expl�ined th�t the language was modeled after St. Paul's ordinance and that h� w�uld t�lk to t�e consultant he's been working with to better define that . ; E paragraph.' � �� ��,. ���� � � ;;; ��,r M��arty silg�es��,that "Ground Mounted Solar System" be added to the list of defir�iti�ns. H���eferred to the definition of Solar Energy System and suggested the word "signifi��ntly" k� removed. , , Baker referred to Subdivision 3(A)(3) regarding the visual impact of rooftop equipment and questioned the use of the word "shall" in the first sentence. The Commission cansensus was to keep the word "shall" in that sentence however they agreed that the word "reduced" should be changed to "minimized." Kluchka suggested that Subdivision 4(A) regarding compatibility be removed because follawing all of the requirements of the accessory structures language is too restrictive. Minutes of the Golden Valley Planning Commission May 13, 2013 Page 3 The Commission agreed and suggested language regarding height and setbacks would be clearer. Segelbaum referred to the second sentence in Subdivision 3(C) and said the words "building integrated systems" should be changed to "Building Integrated Solar Systems." Waldhauser referred to the language regarding interFerence and asked if solar energy systems really cause interFerence. Cera stated that these systems won't generate interFerence. Baker referred to Subdivision 4(E) regarding maximum capacity and ��ked how 'I�00 fiye kilowatts was decided. Angell stated that he would have further dF�cussion with the consultant he's been working with about that language. � �`� � ' kl;' {� Waldhauser opened the public hearing. �'�`� Andy Snope, 1320 Unity, said he's worked in the electrical industry for 20 years. He handed out some suggested changes to the language in the ord�nance which included requiring that an electrical permit be obtained, requiring a'kicensed contractor to install solar systems and not limiting the output on commercial pr��erties to 100 Kilowatts. He also handed out several articles regarding sdl`�� en�rg�� fior,>��ie Planning Commission to review. Hogeboom stated that Mr. Snope's co,rr��nents°h�ve been forwarded to the consultant for the Minnesota Solar C���Ilen��;`��:� � ���r d . , : ��.�: Seeing and hearing no one else wishin�;�o comment, Waldhauser closed the public hearing. MOVED by Cera, second��:by McCarty and motion carried unanimously to table this item in order to give staff t�me to 'reuise the proposed ordinance. �'' --Short Recess-- .,, . . 3. Re.�Zn�#,s orrl��et�ngs of the Housing and Redevelopment A�thority, City Council, Bt�����aqfiZoning Appeals and other Meetings ,. Th�,Commi��ion discussed the recent Metropolitan Council resolution supporting the Bottineau Trartsitway. Hogeboom stated that staff is going to suggest to the City Council that a steering committee be formed to work on station area planning beginning this summer. 4. Other Business • Discussion - Proposed new "Performance Zoning District" Angell gave a presentation to the Commission regarding performance zoning. He explained that the purpose for having a Performance zoning district is to allow development flexibility, regulate design, rather than land use type and to attract a diversity Minutes of the Golden Valley Planning Commission May 13, 2013 Page 4 of businesses and building types. Hogeboom added that this zoning district is being considered for the former moratorium area at the northeast corner of Olson Memorial Highway and Douglas Drive. Angell reviewed some of the proposed conditional uses, the prohibited uses and conditions for uses in this zoning district. He also discussed proposed setbacks, height, impervious surface and landscaping requirements. Hogeboom added that a Performance zoning district is similar to a Mixed Use zoning district but would allow more flexibility and control. ,s;s�:;,_ �{ Cera referred to the maximum impervious surface allowance of 80% �n.c�..sugges'��d that ,t:: could be lower with "green bonuses." Segelbaum stated that they should also be thinking about other''��e�s of the City where this zoning district might be used. Grimes noted that this is a difficult area an�! it will be hard to fit a use in that location within one PUD, so he would lil�e to co�s�der expanding the City's options by reviewing performance zoning �istri'c��_. `���; � kllr��� � � � r ��� z�a � a� McCarty said he would rather see the area zoned Mixed �'J�e. Gnmes suggested considering Mixed Use zoning with no manufact��i:ng, or on:a limited scale. Kluchka asked staff to work on answers to what "performance" means, what the City is asking for and what can be measured. He added that he is looking for opportunities to go above and beyond and this proposed new Performance zoning district sounds defeatist to him. He said he thinks they can �ome up with atvision and not just and easier way to get rid of an eyesore property. f� : � Eg Cera suggested that a cor� aris�n be d�r�e between the proposed Performance zoning district language and the M�}�d Use zoning district language. Grimes stated that staff will study the Performance`!�Qning di�trict language in more detail and bring the Planning Commission a �ide-by-sid�`��r�p�rison of the two at a future meeting. •-��ection of,O�ficers McCarty nomin��ed Klu'chka for Chair. Cera nominated Waldhauser for Chair. Baker M�Garty and�,,�Se�e4�aum voted to appoint Kluchka as Chair. l�s� ` tiL�. McCarty;nomin�ted Cera as Vice Chair. Cera accepted and the vote was unanimous to appoint Cera`as Vice Chair. Segelbaum nominated Waldhauser as secretary. Waldhauser declined. Cera nominated Segelbaum as Secretary. Segelbaum accepted and the vote was unanimous to appoint Segelbaum as Secretary. Minutes of the Golden Valley Planning Commission May 13, 2013 Page 5 5. Adjournment The meeting adjourned at 8:53 pm. ,K David A. Cera, Secretary '" �� �; , �;� � °� 2= ,c: &.,�i� y L/� 'ps.. � v.l �„ ��,� Planning Department 763-593-8095/763-593-8109(fax) Date: May 13, 2013 To: Golden Valley Planning Commission From: Brett Angell, Planning Intern Subject: Informal Public Hearing on Conditional Use Permit (CUP-133)to allow for the Operation of a Drive-Thru Window at 8857 7th Avenue North —Julia Peterson (Sweet Cream Properties Golden Valley, LLC/ Culver's) Applicant Background and Proposed Use Sweet Cream Properties Golden Valley, LLC is proposing to construct a new Culver's restaurant at 8851 7th Avenue North. Julie Peterson, representing Culver's, is requesting a Conditional Use Permit (CUP)to allow a drive-thru window to operate at the restaurant. City staff has been working with Culver's developers for the past months concerning this project. Upon approval, the Piazza's Restaurant building would be demolished and Culver's would be constructed in its place. All other buildings in the area would remain in place, as they are not affitiated with this project. The current site is approximately 1.47 acres and a net site area of approximately .97 acres after allowing for setbacks. The lot is properly zoned for a restaurant. The proposed building is approximately 4,300 square feet with a proposed patio of 807 square feet. This would give the ability to seat approximately 126 guests both indoor and outdoor combined. The proposed building includes a total of 64 parking spaces. The site is located within the highway 55 West Renewal and Renovation area. This proposal is consistent with the redevelopment goals for the area. As a commercial business, Culver's would be allowed to operate at this site without a Conditional Use Permit. The request for a drive-thru facility requires that a CUP be obtained. Analysis of Ten Factors The Planning Commission must make findings on ten factors when reviewing a CUP application. They are as follows with staff comment: 1. Demonstrated Need of the Use: The City requires that an applicant identify a market for the proposed good or service necessitating a CUP. With the recent closure of Piazza's Restaurant, western Golden Valley is lacking restaurant options. 2. Consistency with the Comprehensive Plan:The General Land Use Plan Map guides this site as long-term commercial use. Culver's is compatible with that designation. 3. Effect on Property Values in the Area:The property has operated as a restaurant for several years. Culver's would have similar impacts to surrounding properties. 4. Effect of Use on Traffic in the Area:Traffic would not be greatly affected by the addition of a Culver's restaurant in the area. 5. Effect of Increases in Density or Population on the Area:The proposed use will have no effect on population. 6. Increase in Noise Created by Use:The proposed use will have only minimal impact on noise during normal business hours. 7. Any Dust, Odor or Vibration caused by Use:The proposed use will not create dust, odor, or excessive vibrations. 8. Any Increase in Animal Pests Caused by the Use: The proposed use will not attract animal pests of any kind. 9. Visual Appearance of the Use:The proposed Culver's store will be subject to landscaping requirements established by the City's Environmental Coordinator. 10. Other Effects of the Use: Staff does not anticipate any negative effects of the proposed use. Recommended Action Staff recommends approval of Conditional Use Permit 133 allowing Culver's to operate a drive-thru facility, The approval of a Conditional Use Permit is subject to the following conditions: 1. The site plan shall become a part of this approval 2. All signage shall meet the requirements of Section 4.20 of City Code. 3. All future improvements to the building shall meet the City's Building Code requirements. 4. All other applicable local, state and federal requirements shall be met at all times. Failure to comply with any of the terms of this permit shall be grounds for revocation Attachments Location Map (1 page) Memo from Deputy Fire John Crelly dated June 3, 2013 (1 page) Applicant's Narrative (1 page) Photo of a Similar Culver's Property (1 page) Site Plans (4 Pages) s� ss ; s� sa�" 3 s�, e�� ; $ � � � � � �� s �� s �q� � g�P �� a , s�s � �pp , � �� '�J � $� �,� .. � s�iD ����'f � $� � � � � � s� � �� ��' } ., �� ; �� '�' $7�,� � '� � �► ,� � �z ,�� � rip � r�p z� �� # � � � f,,, ss�' � � r�+� � � � � �� f�.� �' ,/' � � � 7 �� � �M'� � � �����' � ,� s �� '�' ��,' � ���'e'��► s a ��� � �s����,e .� � ��9�1�V'i s ,�►�i, ��I1 1j � "� 1 8 [ ! ���.�`��'� " �' �� ,/ di ���� ' ,� 65�P � ���� � � fl���iu ,�^�� .r t' M w @ $$S�E1 i _,,.,.-=-'"� ,r �� • �. -� � 13 � �° '°� 7th�iv�:N . � °,Gtrld�n Vaik�sy Rd • � Subject Property � ,,�r>,,,;,,,, ....._.___ _ _ z iiii ri�ii�i < �� �� ' 30�1 vii'vrl,!�i!�� � 'vif�' irii,:;'i 8 11 � '' ���/�/�r`%i�f � $� � t,t � ; i�%';�i%"� fi��'�f '�7 � �_�,—.-�) 1_ /�'%!1���./!//��:�l � � � gg�jp $ /,/�/!�'���i�ii��.�1/��: 8�6 � ���� � � /ir ifr; �/�i/i € � ...�.. :,w�. ���� � �� �� � � � .� �. ~` 1 ..- n----------- - � � �-° � m ___ � °�� r�+��v������t�� � �.� � �7 .� � � � '��� � �` � m� � � � -$ � � ... � �" �° � � � �" ....._. ._ �. � � �. ---`-"-- "`°� � � °" � " �,. -��.__.—�„--- �a �° �� �._.---�--�-``� �� �� _ � ��` ��3� —�"~ � -s����'��Q��� �..� � T� �.- .��� � .,�,����� - �- .�--,_. _-�-� � ..... -�� - �--. � ` y. .., � �-- �����'����������r��-- _ :�,s�+��"'��`��-�—" ; s��� .� � �w_ _ � �� a �asr '� � �_��'4 ! ��s� s�as � � � � ��, ,� osh ��a � �� � a�x $�� � � °=_".�--- i� � � �t� �. a2� a�� � a2a � � -`� �o� �zi =. � s 7 ���� � � a�s � , , ..� q�� �� aa� z �to s�zs�sz�► eg�a a�s � a r � �o �at sas �x aos ,) _m m_ -iN�kEy 5[��. �. �. e � 303��5�� 339 i 933 92S 9'17 513 90�8901���~• _.. 325 , � �, r��.:�K�,�;c�n-�:au:; cw�,N�raeIIrta��+��n ac�abt' Cxt� �. o,�'� Q � �, e Fire De artment ._�r p �i r e D e p a r t m e n t 763-593-8065/763-593-80981fax1 To: Mark Grimes, Director of Planning and Zoning From; John Crelly, Deputy Fire Chief Subject: Conditional Use Permit - Culvers Date: June 3, 2013 I have reviewed the conditional use permit information packet for the proposed Culver's restaurant located at 8851 7th Avenue North. Listed below are my plan review comments. 1. The demolition and construction phase to this proposed site shall be in accordance with the MN State Fire and Building Codes. 2. The fire department access road along the south and east sides of the building (only) shall be maintained at 20 feet wide and the turning radius shall be maintained 20 feet inside radius and 40 feet outside radius for the fire apparatus. 3. The description of intended use of the proposed site shall meet the requirements set forth in the Minnesota State Fire Code. 4. A fire hydrant will be required to be installed on this proposed site. The installation of the fire hydrants will be required to be installed in accordance with the City of Golden Valley Public Works Department and the Minnesota Health Department. The fire hydrant located on the site will be considered a private hydrant. The private hydrants will be painted red in color. The fire hydrants shall be installed within 150 feet of the fire department connection. 5. A Post Indicator Valve (PIV) will be required to be installed for the building site. The PIV is an indicating valve to determine the operation of the water supply for the proposed business. 6. A knoxbox rapid entry box will be required to be installed on the building. If you have any questions, please contact me at 763-593-8065, or my e-mail address, jcrelly�a`goldenvallevmn.qov : � : � • �• � , J� . . . . , . , saukCi� � . , ' : , s��k�r:y � , � . , � : , saNkC=y i� .� .. .� _. * / i� m .� . _ * I � � � . . _ * � WELCOME TO DELICIOUS° May 7, 2013 City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427 Re: Culver's of Golden Valley To All Concerned: Enclosed please find the Use Permit application and supporting documents for a proposed Culver's restaurant where the existing Piazza's Restaurant is located, at the southeast corners of Decatur Avenue North and 7`h Avenue North. Culver's is a quick serve franchise serving fresh, made to order dinners, sandwiches, salads, and a premium ice cream known as frozen custard. We pride ourselves on being a very active community member and a good neighbor. The proposed size of the restaurant is approximately 4,300 square feet (due to Minnesota bathroom requirements), with an indoor seating capacity of approximately 102 guests. The outdoor patio area would be approximately 807 square feet and would seat another 24 guests. The restaurant will also have a drive-thru. We have traditionally seen 45 to 50 parking spaces needed and/or required for all of our other locations and other Culver's Restaurants around the country. The site, which is also referred to Piazza's Restaurant, is currently developed. It has a gross area of approximately 1.47 acres and a net site area of approximately .97 acres after allowing for setbacks. The lot is properly zoned for a restaurant. The Use Permit is requested for the drive-through element of the site. The drive-through potential impact on the surrounding properties will be mitigated by the use of speaker posts by the car, landscaping, and orientation of the building. The store hours are planned from 10 am to midnight daily (Normally 10 pm with the exception of summer hours or local events). There are typically twelve persons working at any given shift. Please contact me at any time if you need additional information. I look forward to working with the City of Golden Valley on this project. Best regards, Sweet Cream Properties Golden Valley,LLC ` � �� _ 4004 Silver Lake Road � St.Anthony� MN � 55421 phone:612-781-3450 fax:612-781-3459 2065 Old Hudson Road I St. Paul � MN � 55119 phone:651-735-0444 fax:651-735-0888 _. _ _ 4485 Centerville Road I Vadnais Heights � MN � 55127 phone:651-762-9600 fax:651-762-9602 2880 Rice Street� Little Canada I MN � 55113 phone:651-483-1046 fax:651-483-1237 �, � � � � � � *� ��) � � , �� �` a� ��. � z . illi �a� �,,� � �, � ; _ � s , y: t II. � l �. �I(I I . �;�_ � A R 1 5'if... �.. _ �tt \ - S 4 .�._ 1�� i�� i r } "���.y,�,,.:,, i.!( I ��: �r ��� €�! � �Y ;F��"��� �����, � � � � �= '�' '�' � � .� � � ���£. � d Ir ���� � ' ' . �` � ,,y,.d.* ' h ,1`�, '_� �, � 6 ��� ' S .���� `.'M�'l R===� � . ,_ € —�.`�= ,4� �d.�'� . '�II��eE= � _..___ -__.,....,,,. �'����� i`y�: r� r,:^.,...�b_. L �� � I���f^"�9� �syk. 3. e � 3 t a� �... � � � �,��,_ Y�.K> ! :� �; •���lAt1A� ,�y �#,.� � ,�; ,.�,�� ..� �: .—.�` ' . � ��y '�. � 1 �f �, 5. .�' .J��. �y� �j4 �� �� �:�`� � � � . � ' ' ��� �� �,,� �' �: .� �, . �r � t �! ��i., � � ������ �� ���� �� u � � , . �'��r , ; � ,N , V��' • • ` a� _ � , ;� ; ��_ --.��1 , h ,,; � r <-.-�� . . �!� � ; _ � ,� _ � � '�� ������ ,. � ��� '� �:, � � �:-�� \ � ' `°� � w°„` n.�"' O86!-Eb?809 e�ses�n���WS�6uisKpueij e°�� NId3NN3H�o�(�uno� �sw� :a,�, �uav�r w,�o,3x�.r,o,�,en�wt ��zscc-res-s�e uo�suea e�oz-s-e:etea :� :d�m�s a�4d OBLL-465-918 � NW'�alle��aPloJ 90019s!W!Illaiapu�ag � E lOZ� leenS el�{S 41�oS 605 Q ° ' ' a^d ua1'8 any an�e�aa � viosarmiwdo�visau�osmvi�iman��avu3sraai 51�3llH�WNLLLtlW1S3N213NM/YVllO Nb'ld 2i001� ��no r rvv i ivFU wv nqsina3dns i��m u�e�wn ao aw Ae aawaaaa � 1NtRlfl`d1S32i S,2�3�1f1�M3N a3SOd02�d a3NMO StlM1LOd3tlW'NOI1VJIj1�3d5'NWS1Hi1VHL.VLLN3JA93tl3H1 � n6-iQ� Z� 3� ��_� _ _ -- � ; � : "�,��'�,��°�� ___ � i �— _ � � - i - � � � _ � � � — - � O o ' � - - - J f / - W � ; �U / / �'� � l H -- - ___ - _ i — . i .� �i�i i ', ! .i . L �v W __ . i � l � lL i i ^ -- "— ri i�`` w �i i i � __� i i i_� � -� `___'____' �{___ ��^ ' ��� � �i � O�i a � � $ _ - � � �� �� � __ _ ,_ ---- -------- � , -- � --- ------ -- � � -- -1 � , � 0 � � - - _ - � - � � - ;; - -- _____________J � 6¢ - 6 I ��. � ` �� � I �ai _—_ °° I i —_ __ _. . _. 0�� �� -- — --- ° �. _��I -- � -- w `_ _� � — -- �� � �I � �� �� ott l �W 3�IAtl3S!l31701Sf1� � i ' a_�_.I � ___ > � � � - � i � � F_r•i in c� O � 1 ____________________________________ _ , ---- �io �, � �--------_--- -_=_=___-_ � � SNb��d 3dA101O�id ~ =E��q _ o w cn � M ;���� . ` , E�oz � Oa13W � � > y N = � � � _ '�NI `W31SAS JNISIH�Nda� a3A�f1� N � w � � N Q ` J � r ,ta o��Naa .�.o a �/ Z W � � � �ou�'we�s6g Buisiy�ue�j�en�n� }o uoissiw�ed lnay�im pe�npada��o paleoi�dnp aq 6ew yuesa�da�,(ey�uBisep ayUO sue�d eseyl�o ued oq�6ryo siep�oy es�youe�}pezuoy�ne pu¢��u�'swe�s6g Bwsiysue�j�en�n��o esn anisnpxe ey��q e�e sue�d eseyl�I'JNINBtlM _ � ` �� ti� 1; � �� '1 _ �. .w�` . . . ., e _ � ,I � �� , . , � , � � � �� I , � � . , , . , _ _ . ., , , , .. . r:, ,., _ � � � � _ ,'! _ . i . _ . � � � _ . F � � ...�'...r. . . . �'� .k�., �'r _ . Q T � N � _ � N � � � �� ¢ 7 � ��s � ' ��� �� � � ��33 �� `�:- �g � ' � a��v �a � ��� �� �����.0 � � -- � ��� �� �_� �ej 9 _ � m o � . .� , , ���, _ �t - ;i:l _ �I ..� � ��3 y l � �d . c '-� � � ��� � - �. y� �s r<� �� � � � ,�,� � �� _ � �s gE ��� �s � , r'_ ' � �a� II I��'' j ;i ' ��� �g II' � I il i _ �� � i1i'� L , - - 1 . . � x� i �l� �°� �� � � Z - ,I; _-��� �� , � � , . � � � � w� � i , Z � �� I � � _ � � i . . . . � , ;� I— } - _ O � � � �� Z - , — ,� . ; Q h��l ' '�� � � � W I � ;Q Z '�6 � � � �W , � ' ; Q , W ', � ;�g � g � , � i , i _�� g� � ' � I � � Wo � i Wo � W. 1�� �. ��� � I �� �a J- W° ° , c r , � ., W. �Y_. . I - T � ' S r � �� � �� � , W �� p „ �� � .._I - • }�.. • 4� _ _ �� j .I.. � �� �� J� �� �, R 1 �' �' ' A " - iW �W S �� i'% I�T �- . . . aW � �� � C'3� -I , �Q WQ _ I W� ��� �� � � �� !�N ii I �y Juvi �N �� � I � I '�1I� I ��1J�1 � �� i l�� I �,I � �� ° � 1 �� i; . rg � ,. a , �� � �, . . �� � ��w: r�n - � s ,� � x� � �, _ � �� � � �� ��� �� � _ - � _t j_1 _� -- _ �, �� � . - -- � �y : �, q �—i o � � „ � .��' ._ T •11 r �-. i;- _ -.-..- O 7 � R = � ��� � ��� � � �� fn - „� •- W . � � i� �z �� � zru3iYiu � _ ��� W W ��g � o �3 ^.�� �'�,� �iai � a � a �� � �,� ���j� ��< �� ; � -- m ��� � N � � � "� ,t o ��� �I �� W �_� ��� �� O � � 1 � J Z � � �'c��; .:'. � I�I = ; � � � '�\ � Z fn � � � G � •�:. �� � '� � � � . � �. �I� � . � � I I � �?;. �` T � � g �,'' Q z fl y ,: i W � � ,�� �, § � _ �s � � os � , : ' ui �L u - �� G 6 � � � o � , , � :l� � w �� � �� � � ., . . �� n � , �g . � d' C, ° � � �� ��� � , (� � � z o , , < ' J .- � " �"' � . ���° s ��� � � W � ¢ O �� s �-' ° � � 0 W lyj �i- r— n ' , � �' c ul ., ...� .,, ..�. I"" Q - � I � R � � �� � �� „�� � J �� � C �� Z f J � r 4 � � Z V � � �� � i ra�a��aiu � 1 W J f�� W : ��� � s�� ?, M � � �; F"_ O m � u N _.1, Q , � � � w�s- -4- T � I "j (� � � � ' �A� a ��, � ��i_�5 -_ � � ���� � II � � �c� �� � Y i` � � �� J � � g�J� �& �� �j, .., � �y �.�...__ L4_G r . ..� ,� � W � - , . J � p �� � �6 � _- � U N � s .- � ; i � � �O l r - , �. _ _ � �� ;�� z �� - ' �- � m� ,� � p �. � �� �_ . , r _ � - � g �gg�� w �j ° - �� � j �� �n O � � �� Z Z �� �� W 2_ '; � `� s� ' ��� i, ti =�gn �g9 � � � ,� , U w z�� � ��a O �n�o ���p � ,, o 0 �il � W V � ��g Z � � � � �_y N y �s-,z � o � ��O N 'a �` �N � ,,: .—��, .> ' .0 � ��� W w k'' ! � - 53 a J �1� �� _ j - '' V N � �5c 3�� ~ Q � I � -., � .' ,:, � � J � _ ���� U �-` Z _ - , Ww � � Z �n , E ; � Z � F- J g � t: � '' _ � _ � - � � � �� � � I �I I � . 0 I I _ Y Y � (n �, � � � ��� \ � ��� F,� � W � '' � C'}; O � � � �� a 3�$ i ; � a �a� t �� � � ¢ o , , !- " _ � , Z U .� r � - — � ' � � �,;� O � N x��` �� iw � _ - Z � U �� 4�l�(kJ ?�. , z ��� O ��������� � � � �- - W �i W o , �� �ro..s? s � z � - � -. W - �� Q Z � (� ° � . i � �� � � � o � . - G � � � � �' Z � � � -� �� � � � n ii il. '� ? � 1 -�_ W -J - J J , - .' i _ 4, ...� � � � a ,�, � � - W J H � �, W � Z y ����� �o� � }z Z N Z ' � ���� ,s�; � v � F� < �� O ��;��� �,�� � x � � � � �' Z N $ � � y�-� ' r � cesrerrecs ,__ — BLSESIM'�S^P�R�d�1S�e1eM06ZL �soer m.'�a wia�M1V'WnQlaM��N�i�4d�P��i s�jo�iLc'bt"J'�lll :UOisinab ELOZ'8'S:ale4 ��,We�s�se��u����,e,�� NId3NN3Hlo�(�uno� ;� ;,,�.,,qs euoud c6[tet5-Sl8 � c�oza � NW'�a��e�uap�o� 80019s�oulllle�eo�n�eg � c� Ieei1S BIe1S 41noS G05 � Q �° � and ylL'8 any an�e�aQ ��os3���3�.�3�,o5Mn3H���„���3_��,a3��, 5���������la�1S�a�N�M� SNOIlb'�313 � 1NtRif1`d1S3�1 S,2i3�1f1�M3N 43SOd0ad a,��Wr�l������s.��a�Wn���o3WAa��.d3a� �L�3NM0 SVM1LOd3tltl0'NOIL<71iIJ3d5'kV'dSMLL1VHIAlW3�AB3M3H1 •aoueizedde uil�en Rew sRualew 6uipl!�q lery�e ay� 'seiUlenb ogs�ewo�oyd eney saBewi esa41 U6noy1:qoN 59NI2l34N321 N011b'�313 A2ldNIWll32ld 5,�',�,',�'r:"��''�§..°s'�,`�+�."�'��.,..,�a�., I ���'� I 1� I rY�. � y ��.;. I 1i �,;:�p�� ��� , ��� ;,y � „ .. �'1 '�� � I � e; , � �� ); � �� � I ��� c"' ��.i �i��,� � � I ' � � `�`<� � ' �� l� ,�; � , ,^ .�; ,-� — . � n +�1 - � ' �«�� � i �' \ �,�,,, � � I I �i 1' �� '''r lr { �it`,'�''!y W � .� I ' �, ,�� ,' ' �,`�.`�`,`t,�.[,+,`,��i��j' � �fi � '�� �. ��� 'I i� �_ i h I.y�r i��1;��;4 �� �'��''! i'I �N� q,1 a �i �'i ' t�mr � '���– ' 11 `'�q� . H ��_;,i-r7n�dN. i_`r '1� '� '"1 �'I .,., �r�t � �11 l�ti;�`���"'��r�,_',4^ � ��j• � j`'� r � i r(�� II Atl1N3NIVN �� �� � t' I��'. �.��� I ` ���] I �� � ��'lu tkii���(� +�:ft�', j : y 7�`ln I, r ' 1� y � � � ^ �i`k; � Z � : q', 1 I� .- '- . d t. ��"� Q a O _ _ 'i�`{;y w } � I��. ,': �+ L'ff} � W � . " 'E p Y 4� 1 �. � l � F ,It�t�a ,` ' �' 4 � ��` +y �x r }'��t�.�1.,�� � �� .�� � �, ;�I---� �II 1 ( .���� I f1NHl'�InIN[I j� - 1 r�,'�,�. ��� ��I px' ��� ! �' �I ��� I � y^` Q ��I ..F� I. 4 ' '�'� �l� * � i � � ��'ll � � �I '�'r ,„ � � �f��i I �. � �+- I� I� C ���+�_4 i���pk1.�ru w '� � i - �� n i,,� � ��� '� � I� ���. ti1 SS��I1i �i li. ���77f ` ' .r.r �i ir('i ' �'�. 1 rtr �� �� ..��� '' I �� '�ti�� � rj t� tSJ I a r�.I�. _ U� `I , , n .i .'��+.- . '� _� , ti A� v �`� A��`"`��1� ''�I AI�, � I�� � � �' _ � I ' �� `, . _, . ,�,:,, +' �� ;-, ` -`- ' �� z i, � � 1� ! �-:; o r�-�-� � ;�� � � . ; IG!�, "�� �'- - ' ' _F � ;�:' �n i; i ,i,; ' , �• I ___ _ , --- — ' ; �!�. �I � � � � . , ' t , , , ! ��,; � . I --- r;�r , ; �> �� `p i, � �u _ -- ` - __-_ _ �� � �� � �} , � � � � �� t. I �4.�, i� ',I k � + ''�_� ����� '� �� �'a � �� �:�,� � I � . ��� � � � � 1 �. �; I' ���I'1�'�. �`" �;l ` ll ' 1� ,:, ;';R��an^A ! i :, � �. 1� � - � , ��� i #�I.,� ,,m.,�-.�.,- y 1 � � , i w�:.� . .,�� 1� �� e +. Y �r'� .. ��j': � . ° r ' ; , � ' ( � -_ � i i �. J �` II li � � - � '� � �� . � '�i���l� �� 7' �ti, �1�'1i i� . � . _ . , � � � r � ���� I � �`��. � � r I.� � � 1�� ��t i�� , ,� � �,'���,�,� i -SlT i�.� , �. � � � � �(F -�.� �'�'�,�, �t f� .`�� i,���� _ ri����` L.�L �� ti i ' � ... _ �� :.�� i . I,I ' � �._...._ �- I�;:.kl �-i .l . �.. ,�l1 f � �t. t . , ���,ti� W _ �-�- t l ��� ��' �I l'� J i C — !r '� .q . '� �I — �,1� � l F �! 1� !�l� �, .� �',1�i Z I ���'� 4 I �� 1��`"�, ���I��� ��i1� Q I ' �� ��,! ' = ��!` ��'� � �r' _n � � " �1��`� � ! ; =- : � +' ,. ��=�1, ,�� ,� t'���'���`�,., i k� � � . � -- – I f_ ,�1t�, i .+ t t t� � � � ` � �- �, ' �� ,U� �.,'� : � - �r�� , � q � ��� �� �� ,�� � � �.� � i .-��� �t� I� �� �,�� � ,,; F,�' I �- � I _._.. ' ( �I! 4 t� � � II `� J�� I� fl �� rT-j'ir� ,4T'', � ',4 � � � ''I � �� fl Y3` Fi'! ,l.,'. , t� 4 � _��� � — — �i ���a'.."��,.1` � .' E��� �� �� I t �i i + ' F?�'- ��� . ���'i �n ' 1 j.� . l�� " `'� � ��� 1'� �y � } �I '�TIT".....��?�. -��,��ff '".� .�i r. II, ; �`N`-1^.__._. fi[.1'.::w�l ^�+�l:d �'i q l t 1� �� �� , � 11 kf., .� � � ����� , '+�`a � l�{ , �� , � � . � - �, + �... _ �1�- ���i h 7� � . ; � 2 � � � i ?��?R u'- ��� - '` • ,,� � - � 11 ' • j ;_ ' I � u ��I ' i�`'' ' ,� � ``� ' ' � � �� • �� � , � _ �, � �� � k . - � � , - -- ! w ____�� J i �i • Il�� t � � ` �-=—r�� Q 41 • ti H. , .. , �,'.�R�: z w � s{F�1:.-._ I � �i i , 0 Nyy`R;uno�uidauuaH - -- ,�„� �� �..�� A .o�, , �e�o���A �(alleA�aPIoJ)o H!� w � 0 M � 7eu'6uueeui6ua�e�aua6'mmm saap�in8 uo��w � � N � �_ (vejIZB9Z'ZbL'809•(eoIH01891Z'ZbL'809 �6�,o s,aan�n� Z ti � ,� q a LOB£S IM d•'�4 eHe��en�iS e�6•Ob6*o9'O'd N N ;ueane;sab s,aan�n�ao�s;uawanoadw� a;ig � � w = N �(uedwo� 6ui�aauifiu3 �eaaua� Nb�1d 311S l�df11d3�N0� -- - 3 � ` � W � 3iva nn ��oH sHOisinaa o � o � � . .. _,m�, r �, .��X,���� �A��4'�.i",- ,. >:;�°�" y,F � � '��g 9�,�* .' ,�, s- .� � � �"�`�� , �f ... . .. � ..M,.. t. -�.a,...r... . ' > " �. � � � :.<z �e �,., � .,r �. ���� � � w. -� ; ` .., � �''; « _ < �, - , ,. :,� , '�.. A � ,� � � - ,� . �°^�'�r ' '*.��.: . ... „ ,,. � . �r � .... . � �: z�; $ � � `a r ¢ �"� �, 4��s ��� � ����3�� � ( � ��' ������' � :�'�°� e� �4' �� � � � �- � t � 3 s x � � .� ,� , � u . .�.s i�'r �����.��-_ ,. . .` ' � � �'� w , � � H � � � Z Z � � . � 6 ;�� ,�K� � t'" ;, , ..�� ������ � i� W Fa— ��. � � � a � � � � �.. � � � �:� � �.;. ������� ;: x �, r _ ° a�a...�. .;� �����t�?.��iu�:�►,, ' � � � �__ � � ID ' � � ' � � � � � : ,��e 3 � � 3� � � . z .. 1 s... � . , .� a- � � ' ` . ..�� , '� > yaY g°= �� � .. 1�.�'£.- � , � . ��e p . �',� �; . �� '� 3� g M�,. ��' ', „��; '� �� . #.. . ': . , . . . _ _ — _ — — — — — � � � �r� � ��� � � . . � �� GL 6Ai BA[ Ii .. �,_. � � �� '�� ti� � I � � � CONCRETE � I � � � _. ' ..... i I ..',',p. j , re l . � t � M � i i � . LAN�SCAPE .:, w. / i � , . .. / � E 'l l . . r CONCRET i \��� ���'�J N — � Ca P � � Z �y iREVIEWBOAXD � I J � w =a a x Q =m ti � _ _ N � '�' � � � ����� ' ���� -- t; . \� ��\\:� \�l � + Z �, � 1 Y \ \ ���\� � ��F— ;� � a � � i ( — \ W .\ � . Q � � � : � � _ ���� � � � o v� a � ^ � � �� � ��� � � � Cp � — � �,, � � � " � �� CC � ---, i�: �--__, \;\Q � .`�\\ �— ----� ���#�� �q�' i � \� \ \ � 'Pi4� q``,'. . ,�� � � �a ; �\ �, o � - � � � ��� \� W Q � . ,��, i i c� �--- ��\�2� N � ��� � � � � ���Z� .� �� � i � \a\o ; �... � I = - � Q \J��y �' \ � � . 3 � a � W � � �, �\ �� �r�� � � �\\ i � � � � a ��� a � ° � 1t �� � g a I I � LANDSCAPE I I � � C�� ~ � _ — -- � � � � lt � � N011tl�Ol o I _ — — — — — —d31N3�3�'JVSS3W�Ilil�3"13— — � — _ — „b•.El X.8 N`JIS NO�Ad 3`Jdtl1 •N �3ne anlv�3a ��.°w '� , y y s :�k �.,�,. �� . . g ..' �. .�:� �g" s�.�=� k ..- ,,� ,..�x � ; �r �.�^p ��� �a} `�' �°'. . �,���.,;V n� a�„�„.„, . £� �:�, �:�,�"x�'.=� S ;�'�'��"�� �� w.S"E'�,�a�i�,��+�w � 4,; i,'.:�+ ,,,..�, . � M 8 ,� �. ,. _ ' : :, �� r� � _, ��� �� •, . �. � ,kdyz��,�. �rrkn�4���`��" � �" . . . � . . , � n ��*�", . . .. .. :��. '',I� o .r, :. � `�w- �,r�. �, . . +� .T p }s,� y?!- P i q�* . . r , . . . . . � MR _ . � ,u. _ . ....,} k`l�'�:�`"' _s w o `1.�JN'w1�i^t"�i�"14'��"'e x �.�yVd�,^`�g�� �