The URL can be used to link to this page

10-23-17 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, October 23, 2017 7 pm 1. Approval of Minutes September 11, 2017, Special Planning Commission Meeting September 11, 2017, Regular Planning Commission Meeting 2. Informal Public Hearing — Major PUD Amendment— PU-114, Tennant Company, Amendment#2 Applicant: Oppidan, Inc. Address: 701 Lilac Drive North Purpose: To allow for an expansion of the PUD and the construction of a six story office building and a three story parking ramp. 3. Informal Public Hearing — Property Rezoning — PU-114 Tennant Company Applicant: Oppidan, Inc. Address: Various properties within amended PUD #114 Purpose: To rezone all the properties within the PUD to Industrial 4. Informal Public Hearing — General Land Use Plan Map Amendment— Damascus Way — 5808 Olson Memorial Highway — CPAM-67 Applicant: Oppidan, Inc. Address: 5508 Olson Memorial Highway Purpose: To change the designation on the General Land Use Plan Map from Industrial to Medium-High Density 5. Informal Public Hearing — Property Rezoning — 5808 Olson Memorial Highway — Damascus Way —Z012-23 Applicant: Oppidan, Inc. Address: 5808 Olson Memorial Highway Purpose: To rezone the property from R-1 Single Family Residential to R-3 Medium Density Residential 6. Informal Public Hearing — Conditional Use Permit— 5808 Olson Memorial Highway — Damascus Way — CU-159 Applicant: Oppidan, Inc. Address: 5808 Olson Memorial Highway Purpose: To allow for a Residential Facility serving up to 30 clients 7. Informal Public Hearing — General Land Use Plan Map Amendment— Corporate Woods — PUD #22 — 1111 Douglas Drive — CPAM-64 Applicant: Oppidan, Inc. , Address: 1111 Douglas Drive Purpose: To change the designation on the General Land Use Plan Map from Commercial-Office to Mixed Use 8. Consideration of Resolution 17-01 Finding that Modifications to the Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area and the Tax Increment Financing Plan for Tax Increment Financing District Tennant World Headquarters Conform to the General Plan for the Development and Redevelopment of the City, as Amended (Amended 2008 Comprehensive Plan Update) --Short Recess-- 9. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 10. Other Business • Council Liaison Report 11. Adjournment s This clocur��nt is available ir� alk�rnate formats upan a 72-h�ur r�quest. Plea��cai�l � � 7b3-593-8Q06 (TTV„ 763-5�3-3968)ta�7�ake a ret�uest, Exan7�les of alter��ate far��iats � , � rn�y ir7clut��I�rye p�rint,�lectronic, Braille,�udi�cassette,etc. � , � � Special Meeting of the Golden Valley Planning Commission September 11, 2017 A special meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, September 11, 2017. Chair Baker called the meeting to order at 6:30 pm. Those present were Planning Commissioners Baker, Black, Blenker, Blum, Johnson, and Waldhauser. Also present were Physical Development Director Mare Nevinski, Planning Manager Jason Zimmerman, Associate Planner/Grant 1Nriter Ernily GoelEner, and Administrative Assistant Lisa Wittman. Commissioner Segelbaum was ab�ent. 1. 6-6:30 pm: Open House (Economic Competitivenes�) ' 2. 6:30-7:30 pm: Presentation and Discussion (EconQmic Competitiveness) Zimmerman stated that this Comp Plan discussian will focus on the Economic Competitiveness chapter of the Comprehensive Plan. He referred to the Comprehensive Plan word cloud that staff created from residents' comments`and stated that staff has incorporated those comments into the Economic Competitiveness chapter. He reminded the Commission of some of the thern�s ir� fhe Comp Flan including: supporting a dynamic town center, showcasing Golden �falley as a "�reen" community, emphasizing all aspects of a multi-modal transportation system, �nsuring policies, procedures, and decisions are inclusive, and making importan# inve�tments in infrastructure. Zimmerman showed the Commissioners a chart which showed that the 2040 Met Council Forecast for employment wilf be approximately 39,000 jobs. He also showed charts illustrating the key city in�dustries, notable employers by sector, top employers in Golden Valley, and the centers of�mployment in the City. Zimmerman stated that th�re are five goals in the Economic Competitiveness chapter. Goal 1 i� to und�rstand the local business environment, goal 2 is to develop economic partnerships, gc�al 3 is to retain and expand the existing job base, goal 4 is to strengthen the link between lar�d use and economy, goal 5 is to promote amenities to attract workers. Blum said he is'surprised that goal 3 focuses on retaining and expanding existing jobs and not as facused on attracting new business. He noted that the title of the chapter is Economic Competitiveness and questioned what the City is competing for. He said he would suggest the main theme of the chapter should be to attract more of what we like and ways to be attractive to new businesses and amenities. He said he would like to use action words in this chapter like "incentivize" because oftentimes businesses don't know about incentives that might be available to them. He added that he would also like to offer that the City liaise with other entities to attract new businesses to come to Golden Valley. Zimmerman agreed and noted that the City may not have the ability to offer incentives, but staff can help assist with other programs and resources. Johnson suggested adding Special Meeting of the Golden Valley Planning Commission September 11, 2017 Page 2 "new business growth and expansion" to goal number three. He also suggested including DEED as a partner. Waldhauser stated that the outline of the goals and objectives are exciting and ambitious. She referred to the goal regarding economic partnerships and asked if the City would be proactively approaching property owners to enter into discussions with the City and potential developers. Zimmerman said property owners who are thinking of selling their property sometimes call him and ask what the City might like to see happen with their property. He added that the City can also keep a list of properties that are ripe for redevelopment and work with developers to match opportunities with r�sources. Baker stated that a couple of months ago the Planning Commissiort had a panel discussion with some development advisors and asked ifi that is'integr��ed ir�to this chapter. Zimmerman said yes and noted that a large part of that discu�sion was'in regard to having a downtown area that is authentic. Blenker said the chapter seems to speak to big business��. She stated that they have talked about having a vibrant downtown which means traffic and people, but also businesses and she questioned if there should be'something in this chapter about local or small businesses. Baker said he doesn't know if�mall businesses will ever be an economic driver of the City, but Golden Valley is pr�bably very attractive to start up and local businesses and that point could be streng#hened in th� chapter. Blum said the core focus is makin� Gal�en Valley a place where people want to live and then find a job. He said he feels itike the Planning Commission talks about making the City more attractive for people who want to live here, but don't always follow through on ways to make that happen and ways to create that authenticity they've discussed. Johnson asked about the d�finition of authentic. Baker said it means something fitting in organically with what is around it. Waldhauser said it grows out of what the community is and what it always has be�r�, She said it is a natural progression, not something fake that somebody comes in and builds and that Golden Valley is kind of a nice small town. Black state� th�at the;chapter doesn't talk about how businesses can help Golden Valley residents. He said he wc�uld like to see that implemented more in the language. He questioned if there,could be an economic partnership with the community and how to get people to the downtown area and connecting the west end with the rest of the City. Baker s�id he also found missing the influence of the light rail line and that it would be nice to have some language about that in this chapter. Zimmerman agreed and said it can be called out and that the City can do a small area plan in the future as it knows more about the line. Baker opened the meeting to public comments. Marti Micks, 90 Louisiana Avenue South, said she likes the idea of strengthening partnerships with businesses. She said there are some very large businesses in this City Special Meeting of the Golden Valley Planning Commission September 11, 2017 Page 3 and questioned what the City would do if they left. She said she also likes that the chapter includes looking at a variety of housing types and said bringing in more development just to bring it in�won't really help because the City has to give that money back in fiscal disparities so a balance in everything is important. Seeing and hearing no one else wishing to comment, Baker closed the public comment period. Baker asked about fiscal disparities. Nevinski explained the concept is that communities contribute to a pool from their commercial/industrial tax base and then it is redi�tributed to help create a strong and more fairly balanced region. He added that cities typically contribute one-third of their commercial/industrial tax base to fiscaf'disparities and �hat Golden Valley is a net contributor and pays in more than it gets back. Waldhauser referred to the map showing the centers of emplc�ymer�t and said she doesn't see where the City has space to expand larger new businesses so she wc�uld like the City to have the best relationships it can with current larger businesses, but also help small and medium sized businesses expand. Black stated that there isn't much land available so the City will have to consider increasing density if it wants small and mediur� sized businesses to grow. Blum asked Black if he meant solely increasing density in th� commercial and industrial districts. Black said yes. Baker asked if there is some berrefit to having a diverse economic base. Blenker said yes because then th�re rs resiliency when one industry has problems. Baker stated that when the City's staff was reorganized the word "development" was added into the staff titles. He asked h�evinski if his emphasis is on development and how his role fits into this chapter. Nevinski said the Physical Development Department is focused on the comprehensiu� development of the City and the goal is to build the community holistically. Zimmerman reviewed the next steps in the process as follows: October thru December 2017 — Drafts of th� chapter text to Commissions and Council for review and comment. January 20"I$ '-� Qr�aft pf the implementation steps available for review and comment. Spring ��18 —'Full plan draft released for public comment. Allow time for edits and revisions. Mid 2U1� — Planning Commission approval. Mid 2018 — City Council approval. Mid 2018 — Submit to Metropolitan Council. Baker suggested scheduling time at regular Planning Commission meetings to discuss each chapter of the Comp Plan. Zimmerman agreed. Johnson suggested using a tool or utility such as PDFs or Google Docs to help them make comments to each other. Blenker questioned how that would work with open meeting laws. Zimmerman said he would look into ways to have digital feedback and shared documents and he would also talk to the City Attorney about how that would work with the open meeting law. The meeting was adjourned at 7:24 pm. Special Meeting of the Golden Valley Planning Commission September 11, 2017 Page 4 Ron Blum, Secretary Lisa Wittman, Administrative Assistant Regular Meeting of the Golden Valley Planning Commission September 11, 2017 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, September 11, 2017. Chair Baker called the meeting to order at 7:30 pm. Those present were Planning Commissioners Baker, Black, Blenker, Blum,_Johnson, and Waldhauser. Also present were Planning Manager Jason Zimmerman, Associate Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa Wittman. Commissioner Segelbaum was absent. 1. Approval of Minutes August 28, 2017, Regular Planning Commission Meeting Johnson referred to the third paragraph on page t�ree �nd a�ked��hat it�be clarified to state that it would be his preference to have appk�cants vrrpr�C wi�h��aff regarding the hours of operation so that what the applicant is requesting and v►�hat is in the Conditional Use Permit match each other. MOVED by Johnson, seconded by Waldhauser and motion carried 4 to 1 to approve the August 28, 2017, minutes with the abaue nt�ted clarification. Blenker abstained. 2. Informal Public Hearing — Minor Subdivision — 7200 Harold — SU17-14 Applicant: Tollberg Homes Address: 7�Q0 Harold Avenue Purpose: To reconfiig�re the existing single family residential lot into two new single family residential lots. Zimmerman referred to a survey of the property and explained the applicant's proposal to subdivide the property at 7200 Harold Avenue into two new lots. The existing single family home would be dernolished and two new single family homes would be built. He noted that the existing lot'is 39,640 square feet in size, there is a wetland in the northeast corner of the property, and there is a drainage and utility easement along the east property line. He explained th`at the neighborhood notification process in this case was a mailing rather than a meeting and that the applicant mailed notices to the neighborhood, but they arrived later � than required by City policy. Zimmerman explained that each lot will be larger than the required 6,000 square feet in size and wider than the required 50 feet of width. He stated that the property is zoned Moderate Density (R-2) Residential and guided for Low Density Residential (up to 5 units/acre). The proposed development will be approximately 2.2 units per acre. Baker asked if the Ibuilding envelope on the proposed new eastern lot would be smaller because of the wetland to the north. Zimmerman said yes, the buildable area will be smaller Minutes of the Golden Valley Planning Commission September 11, 2017 Page 2 because of the wetland and the drainage and utility easement. He added that the applicant's survey and preliminary plat will need to be modified before final plat approval because of a planned MnDOT trail along Highway 55 and the Engineering Department is requesting that the existing drainage and utility easement be expanded from 15 feet in width to 25 feet in width to ensure clearance from the new home for maintenance. Zimmerman stated that staff is recommending approval of the proposed subdivision as it meets all of the requirements listed in the Zoning Code. Blum asked Zimmerman about the history of this property. Zimmerman stated fihat the property was rezoned from R-1 to R-2 in 2011 and that there were a c�uple of different proposals. One was a PUD proposal to build houses on flag lots pn this property �nd the property to the west which was ultimately denied. Baker asked if increasing the number of curb cuts is a concern. Zirnmermar� said they are allowed to have one curb cut per lot. Blum referred to the easement that MnDOT is requesting �lor�g the north end of this property and asked if the City has an interest in h�ving an easement in place that could be useful decades down the road for a light rail extension or other public amenity. Zimmerman said there is nothing in the City's plans in this area that would require an easement along the north side of this property and that any use would be able to be done within the existing rig ht-of-way. Johnson noted that on the surve� of the property it is clear that the building envelope didn't include the wetland area, but in #he PowerPoint presentation it did include part of the wetland. Zimmerman said there will be;a buffer around the wetland and that the materials in the agenda packet showed the required drainage and utility easements, not the setbacks. Johnson referred to the En�ineering staff report where it states that no pavement cuts are allowed befinreen November 1 and'the date that spring load restrictions are lifted by MnDOT and questioned if the applicant will be able to do curb cuts before November 1. Waldhauser asl�ed:if.the applicant would be able to build a twin home on this property. Zimmerrrtan said yes, the applicant could do a zero lot line twin home on the property, but it wou,ld be a tlifferen# proposal than what is being proposed currently. Blenker asked :about the neighborhood notification rules. Zimmerman stated that for many years the only'neighborhood notice was the City's notice of the public hearings. A few years ago the City changed the policy to require that a neighborhood meeting be held, and more recently the policy was changed to require just a neighborhood mailing. Baker asked how far in advance the mailings were received. Zimmerman said he thinks the neighbors received the applicant's notice about 6 or 7 days in advance of this meeting. Blenker asked who receives the notice. Zimmerman stated that state statute requires public hearing notices to be mailed to properties within 350 feet, however, the City mails notices to properties within 500 feet. Minutes of the Golden Valley Planning Commission September 11, 2017 Page 3 Nathan Jones, Chief Operating Officer for Tollberg Homes, Applicant, stated that enlarging the existing drainage and utility easement is a bit of a problem. He said they bought the property with the assumption that the easement would be 15 feet wide which seems reasonable. He said they want to work with the City on other solutions. One solution would be to reduce the easement size to 20 feet in width and another solution would be to have a 6 foot setback on the west side of the property which might require a variance. Blum asked Jones if he is suggesting a variance as part of this proposal. Jones said no it is just discussion at this point. Baker opened the public hearing. Mark Sejvar, 7327 Ridgeway Road, asked if this is the continuat�on of a trend to subdivide properties in this area. He said he likes the lots as they are. Jenikka Soyring, 7182 Harold Avenue, said she is excited for same n�w development but her concern is the wetlands in the back and how far back r�n;the lot the homes would be placed. Seeing and hearing no one else wishing to comrnent, Baker closed the public hearing. Waldhauser said she is sympathetic to the applicant's dilemma and she doesn't know what other options there are for maintainin� th� pi�� in'the easement area. She said it seems like an awfully large easement to handle an �ver�low pipe from a very small wetland. Baker agreed and said it might be worth,asking the Enc�,ineering Department if that easement can be narrower than 25 feet. Zimmerman noted that suggesting a smaller easement wouldn't preclude the applicant askir�g for a v�riance from the Board of Zoning Appeals. Blenker asked if the dimensions'of the lot could change if the easement area is 25 feet wide. Jones stated tf�at the plan� submitted for this proposal assume a 15 foot wide easement. Zimmerman stated that the Planning Commission could vote on this proposal and that the City Council could send it back to the Planning Commission with revisions if necessary. Black questioned if there'would be enough room to build a house if the easement area is 25 feet wide. Zimmerman said yes there would be 24.5 feet of buildable width. Blum a�i�ed if th'is would be a situation of a property owner creating their own problem. Zimmerm�n stated that it might not be the fault of the property owner if the City is increasing the size of the existing easement and that the Board of Zoning Appeals would need to make that determination. Baker referred to Mr. Sejvar's question about this being the continuation of a trend to subdivide properties. Zimmerman said he doesn't know of any other properties in the area that could be split other than the other properties zoned R-2 on the north side of Harold Ave. Blum stated that at one point there was the possibility of building duplexes in this R-2 area but members of th� public didn't want to see that type of development in this area which is Minutes of the Golden Valley Planning Commission September 11, 2017 Page 4 not the case with this proposal because it is for single family homes. Baker stated that this Commission has been sensitive to overcrowding in this area. He added that there are also many rules and laws about building near wetlands. Waldhauser noted that in the past proposal it wasn't the neighbors who didn't want twin homes it was the developer who didn't want to pursue them. Johnson asked if there is anything the City can do to prevent problems with flooding and grade changes that cause water problems. Baker said he doesn't know if there is that risk with this proposal because of the existing pipe draining the wetland. Waldhc�user added that adding a home and driveway will increase the amount of water going tv the wetland. Baker asked if there has been monitoring of the pipe to see if water is flowing Qut of the wetland. Zimmerman said he didn't know, but the Engineering staff does analyze the capacity of the wetland. Waldhauser asked if there is something gained by approving'this prQposal now if changes will have to be made to the width of the existing easernent. Baker stafed that waiting is an option, but the applicant wants to go ahead with this proposal. He asked the Commissioners � if they want to add a recommendation about the width of the e�sement. Johnson suggested the recommendation state that the easement will be modified to less than 25 feet in width or the applicant will need to return to the Planning Cammission. Blenker questioned if they would be requiring the applicant to come back if it can't be modified. Baker said if the easement isn't modified the Planning Gc�mmissit�n is recc�mmending approval of the subdivision as submitted. If the easement is modified the applicant would have to come back. Blenker said she thinks the Planning Cc�mmission could just recommend approval and if the applicant doesn't like what happens°they ��n ask for the proposal to be revised. Zimmerman agreed that the Cc�uncil cauld send it back to the Planning Commission for an adjustment to the lot widths. Bak�r said the condition they should consider is whether or not to support the idea of modifying the easement to allow the City Engineer to reconsider the width of the easement. MOVED by Johnson, secanded by Waldhauser and motion carried unanimously to recommend approyal of the proposed minor subdivision of 7200 Harold Avenue subject to the followir�g conditis�ns: � 1. The City Attc�rney wilf determine if a title review is necessary prior to approval of the Final :Plat. 2. A park dedication fee of$2,790 shall be paid before release of the Final Plat. 3. The City Engineer's memorandum, dated September 6, 2017, shall become part of this approval. The City Engineer shall have further discussion with the applicant regarding the width of the existing easement. 4. Modifications to the Preliminary Plat, as outlined by the Engineering Division in the memo dated September 6, 2017, shall be made and resubmitted to the City before approval of the Final Plat. --Short Recess-- Minutes of the Golden Valley Planning Commission September 11, 2017 Page 5 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Zimmerman stated that the Arts and Music Festival will be held on Saturday, September 16. 4. Other Business • Council Liaison Report No report was given. 5. Adjournment The meeting was adjourned at 8:26 pm. Ron Blum, Secretary L,isa Wittman, Administrative Assistant ��ty �� -�b��. o�der� E �► � . �Tt`�. �'� Phystcal Development Departrnent 763 593 8095/763 593 8109(fax) ! , Date: October 23, 2017 To: Golden Valley Planning Commission ' From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing–Tennant Companies PUD No. 114, Amendment#2–701 Lilac Drive North–Oppidan, Inc., Applicant '�'ti.,.,a'��',`^Fu�, ,��k r :�.��'',^�.irt�''"�� ^'.:,. .�'...... ef��:��nF��i��, � �` ,��''.:'�,:x..''.�c �.:�?�t��`@",`..,:�,'^',�,�Y"c'v'£a�k'x{'�5�`a�� -..�%w, i�A1��,.v.w"G�3��*d: ., ..- -`4y: Fh. : .. . . . _ . x n+..... � .. Summary Oppidan, Inc., representing Tennant Companies, is applying for a number of approvals in order to move forward with a revised version of the Phase 2 office building that was initially envisioned in 2013 when their current Planned Unit Development (PUD) was conceptualized.The new proposal incorporates more land and consolidates all of Tennant's existing office space into a new World Headquarters in the northwest quadrant of Highways 55 and 100. A number of existing buildings in the area would be razed and a significant amount of site work would be undertaken to bring this concept to reality. In addition,Tennant is proposing to relocate the existing Department of Corrections re-entry center, Damascus Way, into a new and expanded facility one quarter mile to the west on property the company current owns. One outcome of the construction of the new office facility would be the pending availability of a prime 6.9 acre site for future redevelopment at the intersection of Douglas Drive and Golden Valley Road—the current Corporate Woods location. The first step in the process is the review and approval of a Major PUD Amendment to the existing PUD No. 114. Background PUD No. 114 was created in 2014 and consolidated a number of Tennant-owned properties, including the main plant (Plant One) at 701 Lilac Drive North. This master plan allowed the City to work with Tennant to connect various parts of their campus with sidewalks and trails, design a stormwater management system to address water quality, make needed investments to the fire protection system, and improve fire access to all parts of the site. A planned Phase 2 of the campus • project envisioned a three story, 45,000 square foot office building to house employees currently located at 1111 Douglas Drive. 1 A number of nearby parcels not owned by Tennant remained outside of the PUD boundary, including two office buildings housing Clark Engineering, the Damascus Way facility, and two single family homes. Early in 2017,Tennant approached the City with the idea of increasing the size of the planned office building and incorporating additional properties into the PUD. The company had recently purchased the vacant Clark Engineering office buildings and was exploring the possibility of acquiring excess MnDOT right-of-way along Lilac Drive. In order to clear an area large enough to accommodate a larger office building and a parking ramp, they approached Damascus Way to present the idea of relocating the facility to the west onto land Tennant already owned. This expanded vision would eventually allow the Corporate Woods building at 1111 Douglas Drive to be vacated and sold for redevelopment. Throughout 2017,the City worked with Tennant to flesh out a site design and a Tax Increment Financing package that would allow the company to move forward. Existing Conditions Proiect Area The size of the entire area being reviewed for this portion of the proposal is just under 31 acres;the current Tennant PUD encompasses roughly 26 of those acres. This quadrant is bounded on the east by Lilac Drive North and Highway 100, on the south by the frontage road and Olson Memorial highway, to the west by Zane Avenue, and to the north by the Luce Line Regional Trail and tracks belonging to the Union Pacific Railroad. To the west of Zane is an additional building owned by Tennant (the Innovation Center) and another building housing a graphics design and printing company. To the north of the Luce Line and the railroad tracks are other industrial properties. Although the Tennant campus is contained on one parcel due to the PUD, it consists of four separate buildings: Plant One (which also contains some corporate offices) at 701 Lilac Drive North, the Service Center at 5612 Olson Memorial Highway, the Solutions Center at 5738 Olson Memorial highway, and a former single family home (now vacant) at 5808 Olson Memorial Highway. A large parking lot just south of Plant One provides most of the parking for the site and contains 455 parking spaces. There are currently 10 on-site bicycle stalls. There are three additional parcels being considered for inclusion in the modified PUD:the old Clark Engineering buildings at 621 Lilac Drive North, Damascus Way at 5730 Olson Memorial Highway, and a single family home at 5804 Olson Memorial Highway. The triangular right-of-way located just south of the Clark Engineering buildings, a strip of land along the frontage road located north of Highway 55, and a City street currently used to provide access to two single family homes would also be included in the PUD. Removed from the current PUD would be a three-quarters of an acre parcel that would house a new and relocated Damascus Way. One single family home would remain just north of Damascus Way and easements would ensure that access to this property would be maintained. 2 �� .. _.,,�4��-.,,:�--�.,..-:� .._a----_.r, �� . � �'� �� t '� ^ _. :-�,�,� �� I � �` , � u� �� , � � ` � �=,ti � � r �r v. ; 7�1 t . 114 s x�� y� � " ... , � r e, , ,� f��:��„�� _�,��;�e � �; �...�,ry..�,.�.��.� � a .. � ,, �d �� . � �� ; � _ '-=t-': �� 623 , � ,S * ��. , ; 621 a 4 ` +�. r� # 5804 � F s ` �� t � ;: ti � ;� +�« 5806 � 5900 ` � N = � � � � :� �� co u�j �� `" `, �� SSOS M � M � � � i i `n � ;§ ;, � . ,�; . ::�- <r� �d . �.�' � � #t #. �r r '� `�-�.a_ � � •�� _��. �� nrt� �rt . , , ... , . � - _ � '-�r.��. v��, r PUD 114 - Zoning Land Use and Zonin� While all of the parcels in this quadrant—both inside and outside of the PUD—are guided for Industrial use in the City's Comprehensive Plan, due to the wide range of current uses the zoning designations remain a mix of Industrial, Light Industrial, Business and Professional Offices, Institutional, and Single Family (R-1) Residential, in addition to the right-of-way owned by MnDOT along the frontage road. As part of this larger proposal, all of them would be rezoned to Industrial, save for the Damascus Way parcel and the remaining single family home. Structures The building housing Tennant's Plant One would remain under the new proposal, as would the single family home at 5808 Olson Memorial Highway. The following seven structures would be demolished: the two Clark Engineering buildings �t 621 Lilac Drive North, the Tennant Service Center, the current Damascus Way building at 5730 Olson Memorial Highway, the Tennant Solutions Center, a single family home at 5804 Olson Memorial Highway, and the Tennant-owned (former) single family home at 5808 Olson Memorial Highway. Access and Circulation 3 Access to the area is limited to Zane Avenue,the frontage road which connects to Douglas Drive to the west just north of Olson Memorial Highway, and Lilac Drive which extends north to Golden Valley Road. There are currently 13 curb cuts along these roads that provide access to the properties listed above (though some are no longer used). All but three are along the south and east frontage roads. Bicycle and pedestrian access to the Luce Line is available at the northwest corner of the site where the trail crosses Zane Avenue at grade. A striped crosswalk connects the main campus with the Innovation Center on the west side of Zane Avenue. Plans for future reconstruction of Zane Avenue call for on-street bike lanes and a sidewalk on the east side of the street. An existing sidewalk extends to the site from the west along the north side of the frontage road connecting to Douglas Drive. Parkin� Parking on the site is currently concentrated on the parking lot to the south of Plant One, with additional spaces around the Service Center and Solutions Center. The total number of parking spaces is listed by the applicant as 443 around Plant One, but staff counts 455 on the aerial photograph. Based on the City's minimum parking requirements for the three uses in the building (manufacturing, office, warehouse), the site would typically be expected to provide 686 parking spaces. This suggests there is a current shortage of 243 to 231 spaces, depending on the number of existing spaces used. As a part of the initial PUD approval,Tennant offered up its own parking analysis using an "employee count" method, which calculates the number of parking spaces it feels is needed based on the number of employees on-site, some flex spaces to be utilized during shift turnovers, and access to alternative transportation methods. Using the method of calculation,Tennant indicated it only needed 510 parking spaces. Under this scenario, the current shortage would only be 55 to 67 parking spaces. Trees and Ve�etation Much of the area without structures is heavily wooded with mature trees, especially south of the main parking area. A tree survey submitted as part of the application materials shows there are 711 trees throughout the site, with 463 of them being classified as significant trees. It is this count of 463 that would be used to calculate the number of trees allowed to be removed as well as to determine any tree replacement for mitigation. Stormwater As part of the conditions of approval for the original PUD, Tennant has constructed rain gardens to help provide water quality treatment on-site. In addition,they agreed to install an underground sand filtration and storage system below the main parking lot within three years of the PUD approval. The City has agreed to a temporary delay of this installation in order to allow for coordination with revised plans for a more comprehensive treatment system for the new office building proposal. The site is located within the Sweeney Lake sub-watershed of the Bassett Creek 4 watershed and therefore all plans must be reviewed and approved by the Bassett Creek Watershed Management Commission. West Loading Dock In addition to expanding the PUD boundaries to provide space for the new office building and a parking ramp,Tennant would also like to improve the loading dock area along Zane Avenue in the northwest corner of the site. This would improve vehicle circulation on Zane Avenue and provide new secure parking for trailers. The current layout forces trailers that are being parked to share an entrance with employees and has only one point of ingress/egress for the loading area. Proposal Proiect Area The proposed PUD amendment would expand the PUD boundaries and provide space for a six story office building, a three story parking ramp, and a future office building to be proposed in a later phase. In addition, it would make improvements to the existing West Loading Dock area. Although the current PUD consists of one parcel,the proposed amendment would split the PUD into three new parcels:the first would contain Plant One and most of the existing parking lot (Lot 1), the second would contain the new office building and parking ramp (Lot 2), and the third would be an outlot for future development along the south frontage road (Outlot A). The new campus would be organized around a central drive that would enter off of Zane Avenue on the west and wind its way past the new office building before connecting to Lilac Drive on the east. A new three story parking ramp would be constructed to the north of this road. The one remaining single family home would be to the south of the main drive, as would the relocated Damascus Way. Both of these structures would sit on separate parcels outside of the PUD. 5 i ,; . � I . ,�� • .. ... . .. ; r . _ - , . . _ _, � �--,-_. I .. � .,�ca� ��1---�._ s � . i o. 1 �• 1., ' � .� �:�� •• r -,r � !I4l,li'� . •��. �.�.€i..�EF9•e 5lne�RY ��r � 4..� . :� �kN ,', . 4' • ' . ' ' Y { .� . j, 0q6 )... ... � t t .• ' r , , � ` �� y i • .. 1` " .•h �' � � � • .y • . . � � 1. . .. . .� -. • . � � • , .i •�.. . . .. � f' ».Y.. �' a. �. . � . 4•� � . � • . +ti� +'. � � �- •� " .. ; . � • , .7 ' � �`""" a � ... . . �',-.1 A . t . � V � . .. . ! '� y� J :. � , F � ♦ ` �,i C.l / f • . .e � t.. ' `" • ' . r' i J .. . ,. q ; '� . S ti c� j �: ti a O 0.0., . �"""**�. 3 j' . 0 � • . >. ," +. .ti : i � ... • ';""---__e,.,�l' i�.,i -- .arswM!#�+ � .�' • . ,. _ .. _4_ �� .��j • • �� s s�.5�eL7:N \ ..._.. ._._. _...... � ��, a . . • , _ . � •____L_� . . : � �� ,y..... . , . s � , a � ' .., � ' • ., ' � , � • '.. o �,�r•.� .. � � � ` . . ° y � / r � .,_�� ... „'�` .�,.a � 1P✓Pl.h'T �� ' - �� —._^� , - - :a�,. I OUTLOT A � 'i '`'� . I I u . . � �``::� _ _ ��l�i _ �. __ . .�..� ._.,�.�..�,.�..�,....... --- . .__ _ I� :�, Proposed Site Plan with property lines Structures The 119,815 square foot office tower is proposed to be six stories with a 22,600 square foot footprint. A drop-off area adjacent to the front entrance would be located to the west along the main drive and a 21 stall surface parking lot would be located just to the south. To the east, a circular drive would provide service access as well as seven additional parking spaces. The first floor of the building would house reception, a showroom, a work cafe, and other mechanical and service areas. The second floor would contain a number of conference rooms, one large training room, and would be connected to the third level of the parking ramp via a skyway over the main drive. Floors three through six would provide work spaces for employees. 6 Access and Circulation The primary access to the site for visitors would be via the main drive which enters the site from the south end of Zane Avenue. This drive would continue past the front door of the office tower and eventually reach Lilac Drive to the east just south of the bridge over the railroad tracks. A secondary entrance further north on Zane Avenue would provide the primary entrance for employees and would also stretch from west to east while providing access to the parking ramp from the north. A number of existing curb cuts would be modified as part of the proposal, leaving fewer along the frontage road (four) and more along Zane Avenue and Lilac Drive (seven). The internal traffic flow and parking lot layout has been designed in an attempt to segregate visitors, employees, and truck traffic to the extent possible. Some pedestrian paths have been proposed through the parking lot, but in at least one area (the 60 stall east parking lot) better direct connections should be made to the office tower. As part of the creation of the current PUD in 2014, a traffic study was conducted that evaluated the traffic that would be generated by approximately 238,000 square feet of office development on the Tennant site. It was determined that at that scale, all intersections analyzed would have adequate capacity and could accommodate the development while maintaining adequate levels of service. As the size of the office uses being proposed in the current amendment fall below those levels, there is no reason to believe there should be any traffic issues related to this proposal. Additional traffic studies would be required prior to any future phases of development. A system of sidewalks has been proposed to enhance those that already exist. The primary loop would take employees from the parking lot south of Plant One and bring them along the main drive to plaza in front of the office tower. While access to the Luce Line Regional Trail is available northwest of the site as the trail crosses Zane Avenue at grade,the same is not true of the northeast corner of the site where the trail proceeds underneath the bridge to the east. Parkin� The design of the three story parking ramp is still being refined, but the applicant has confirmed it would provide 438 parking spaces. The site plan suggests entry to the ramp would be to the north off of the employee parking lot and to the east off of the main drive. Stair towers would be located in the northwest and northeast corners of the ramp. A skyway would connect the third level of the ramp to the second story off the office tower to the east. Amenities Site amenities associated with the proposed PUD amendment include: walking paths throughout the site and along the open space on Outlot A, a north plaza and green gathering place immediately outside the office tower, outdoor seating for employees to the north and south of the office tower, and bike facilities including indoor bike storage and shower rooms on the first floor of the office building. 7 Trees and Landscapin� Tennant has surveyed the trees on-site and has cataloged 711 trees, of which 463 are significant. 504 trees are proposed to be removed, of which 323 are significant. The number of significant trees allowed to be removed prior to mitigation is 30%or 138. This leaves 185 trees needed to mitigate. Based on the mitigation formula from the City Code, Tennant has designed a tree replacement plan that encompasses 502 trees. In addition, 1,018 shrubs and perennials and over 7.3 acres of ground cover would be planted on-site. The City's Forester will review and approve all tree and landscaping plans prior to any tree removal. Stormwater Water flow throughout the site would be controlled through a series of pipes, ponds, and an infiltration area under the parking lot of Plant One. This would replace the underground sand filtration and storage system approved as part of the original PUD. The stormwater system would be privately owned and maintained. West Loadin� Dock Proposed changes to the loading dock area in the northwest corner of the site would create an additional access point for egress to Zane Avenue just north of the pedestrian crossing and restrict the existing access point (south of the Luce Line Regional Trail)to ingress only. This would aid in circulation of trucks visiting the loading docks. In addition, an interior portion of the existing berm along Zane Avenue would be removed, along with seven existing trees, in order to create a parking area for trailers that currently utilize a separate lot to the south.That area would then be available for employee parking. New trees would be planted along the berm to create screening from Zane Avenue. Finally, improved pedestrian connections would be made from the employee parking lot to the pedestrian crossing of Zane Avenue. 8 � _ �,_.�,,,__ z,..y. sra, �— �'' `' �t�-a-7_� . ' �� ,,. , ��"�--..."�--_.._,_,_�_ LZ!1�1"!�!� -.,r � -�-"`----� ;--`"---_--- --- ---------_� �-t-.� d; =, � xr,;, � � --- ~''---------�-__ �,r, .� "—Y-== _ � �, ., � -°f � ,�t � �� , — �_ �. _ e 4 T�— .�_�--�� . � _ l� _ � �_ — � -- - _- - �-- � ' . --- _ __- � � , ♦ — — � � �,. F .( .:j _ i.r ` <i ._T�� dk� n� � . � . �r I , .:h. tYyIyW�J�.}I ' '� �+ �--� ^/�'�,� j . ,k �� . V.�� IP�/ .� i ` �� A 1�1 � 5 / , . � �,. . V� � �f �� Y '` � I A� � ' � j �°"�++W..�,,�„ "•X�. / �2''�� ..� ' �:c4 � i �/J � �� '� � %`'' i i ff � � �� r �.� xi ��. � i � %/� � � , // ,�,� w ' � t' d 1 //�/J/ '� R +/ �,"�,� �_ - e � � '+ �` � h, �� #` � -..a i ,. `.� �r,' �' ! � u1 - .i�• ' � /� /�i ��Y • - a �..�. e ♦ � ,'�// �.y'.a� �� ' . f�,,V ' �__—_ �/ / � . . �" .^!�'4.``sY A ?�c � �� p /. � q�� +� "'....�_ . . v — - _ . � F ;Ct r'a 91ti. ,�„ �r; f `, K U ,��.w�: � �� '... ' `" � � . �� r. {ti , y�' '�' ,� � , � � � �� .:�A' ''''ar� �.': . , \ /,t �1r i`,�••` �// � �f`Y , �w'r..,,. � a^- � �. � .�.�,�'��_, .��. / � � ��4 . �� . /// , / ��_T� � �k� � �:. K �:.W � 9fl� � .�1� �, /// �i �/j /f ��l '�j � _ "_ �t � R�t�' . �X \J �h •� / � � { �,+ f � � _��,� . � � :, ,: r, � ^{' � ,.. - .� . �,� � --. _. i . � 4 . +». L. /' i'' � .. . .`��.5 � '.i � i n (.. i r� _ � ' i w `�^ ^✓ :+�� -r- .f;. � � -"�.«,.. ' .::.� �� ' - �� A r � '�'��. �v..�,.{1—. �'T:' " $�_,�t:1�l+� f• � }� �'-.�: . . 5 - -�-: Existing and proposed conditions for the West Loading Dock area Li�htin� The outdoor lighting plan that was submitted provides illumination along the main drive, in the parking lot on Lot 1, in the West Loading Dock area, on the top of the parking ramp, and around the office tower., Si na e Three signs would be installed along Zane Avenue: a monument sign at the corner of Zane Avenue and the Highway 55 frontage road, a monument sign at the entrance to the main drive, and a campus entry sign posted at the employee entrance. Additional signage is anticipated on the office tower to be visible from Highways 55 and 100. Barring any requests for additional signage, the maximum square footage would be limited to 200 square feet on Lot 1 and 200 square feet on Lot 2. Design details of all signage will be reviewed in conjunction with the forthcoming building elevations and materials. 9 Preliminary Plat A number of existing drainage and utility easements will be vacated in conjunction with the approval of the Final Plat and new easements that align with the proposed site plan will be incorporated. Emplovment There are currently over 900 Tennant employees working in Golden Valley between the various buildings they own and operate. The new office proposal would allow the approximately 300 employees housed at Corporate Woods to remain in Golden Valley in the new office building and would provide space for an additional 76 jobs. An estimated 72,000 square foot future building has been contemplated on the outlot that would be created as part of the proposal. Evaluation Land Use and Zonin�Considerations As a PUD, the City can offer flexibility from the regular zoning requirements in order to achieve a better development. The following table summarizes how closely the requirements of the Industrial Zoning District are met under the current proposal (areas that depart from the typical requirements are highlighted in yellow): Industrial Zoning Tennant Companies PUD 114 —Amendment#1 Use Manufacturing, office, and Manufacturing, office, and parking ramp (among others) parking ramp Dimensional Standards Minimum lot area None 26.1 acres (existing); 29.7 acres (proposed) Minimum lot width None NA Building coverage 50% 30% (existing); 31% (proposed) Total impervious coverage None 62% (existing); 60% (proposed) Front setback 35' landscaped Approx. 70' (proposed)with seven parking spaces Building height 45' 107'-4" (six stories)—office; 34' (three stories) — ramp Screening along adjacent 6' high wall, fence, or Vegetated screening provided Residential zoned properties vegetation required 10 Vehicle Parking Parking spaces for: Based on proposed uses: Manufacturing (1/500 sq. ft.) 419 � Office (1/250 sq. ft.) 704 Warehouse (1/3,000 sq. ft.) 22 1,181 spaces 443-455 (existing); 820 (proposed) Bicycle Parking 5%of parking required for 59 10 (existing); vehicles 42 (proposed) The proposed PUD amendment would require zoning flexibility from the City Code in the following ways: 1) Allowing an office building to be constructed that is significantly taller than the 45' allowed by right. The height of the proposed office tower, at six stories or 107 feet, is meant to be the signature feature of the site and would be visible from both Highway 55 and Highway 100. Staff believes this structure will serve as a recognizable landmark to those driving through Golden Valley and would not negatively impact any surrounding properties. Staff is comfortable with this zoning flexibility, pending final review and approval of building elevations and materials. 2) Waiving the construction of a number of required parking spaces. The applicant has proposed an alternative method of calculating the number of parking spaces necessary to serve the site (see below for additional details). Staff is willing to entertain this zoning flexibility if done in conjunction with a condition that provides for additional levels to be added to the parking ramp if deemed necessary. 3) Waiving the construction of a number of required bicycle parking spaces. Based on the City's standard calculation for required vehicle parking, the applicant has proposed a number of bicycle parking spaces that is less that what would be required by code. Staff is willing to entertain this zoning flexibility if Proof of Bicycle Parking for the additional spaces is planned and indicated on the final plans. Access and Circulation No pedestrian access is currently proposed from Zane Avenue to the new Damascus Way facility located to the east. The City will require a sidewalk be installed to provide a connection to the sidewalk that exists along the frontage road on the west side of Zane Avenue. Direct access to the office tower and its bike facilities from the Luce Line Regional Trail is not possible under the current proposal due to the lack of an access point in the northeast corner of the property. The developer must further discuss with the City a connection to the trail either via the paved fire access drive that currently exists to the east of Plant One or in the wall maintenance easement that is in place along the east property line and adjacent to the bridge. 11 Additional comments on the pedestrian system are included in the memo from the Engineering Division. Parkin� Calculating the minimum parking requirements for this proposal using the standard square footage method, 1,145 parking spaces would be needed upon completion of this phase of construction. Manufacturing 209,809 @ 1/500 sq. ft. 419 Office 176,000 @ 1/250 sq. ft. 704 Warehouse 67,507 @ 1/3,000 sq. ft. 22 1,145 Future phases would need additional parking provided (for example, a 72,000 square foot office building would typically require an additional 288 spaces for a total of 1,433). Tennant has again offered its employee count method of calculation which results in an estimate of 806 parking spaces needed upon completion of this phase of construction. 820 parking spaces are being proposed.This is a shortage of 325 parking spaces when held up against the City's usual parking standards. While a PUD allows the City some flexibility in the application of zoning requirements, staff has some concerns that the proposal may underpark the site. A potential solution to this problem would be to construct the parking ramp in such a way as to allow for future construction of additional levels of parking, either to address parking congestion in this phase of development or to provide parking spaces for future development on Outlot A. Bicycle parking is required by City Code to be 5%of the required vehicle parking. If the City's parking calculations are used, the proposal would have a shortage of 17 bicycle stalls. If the applicant's parking calculations are used, the proposal would have the minimum required number of bicycle stalls. Staff is asking for Proof of Bicycle Parking for these 17 stalls to be included on the final plans. As mentioned earlier in this memo, small modifications to the pedestrian circulation through the parking lots should be considered and changes made in order to provide the safest and most direct connections between various site elements. Li htin A handful of locations in the improved parking lot on Lot 1 and on the top deck of the parking ramp on Lot 2 are lit to a level exceeding the maximum footcandles allowed under the City's Zoning Code. Staff has asked that adjustments be made prior to the issuance of a Building Permit. En�ineerin�and Fire Safetv Considerations As is standard practice for development proposals, plans were reviewed by the City's Engineering Division to ensure the site can be adequately served by public utilities. A memorandum from the Engineering Division that addresses the plat, the site plan and access,traffic management, sanitary 12 sewer and water services, inflow and infiltration, stormwater management, natural resource management,the tree and landscape plan, and resilience and sustainability is attached. The Fire Department reviewed this proposal to ensure that adequate emergency access is achieved on the site and that any public safety concerns are address. Two conditions regarding water supply and hydrants are included in this memo. Preliminary Plat As outlined in the memo from the Engineering Division, a handful of revisions will be necessary prior to the City's review and approval of the Final Plat. Staff will continue to work with the applicant to ensure the proposed property lines maximize the potential of the proposed Tax Increment Financing(TIF) package that is being considered separately. These will be resolved prior to the submission of the Final Plat for review and approval. A Park Dedication fee of 6%of the estimated land value will be required in conjunction with the recording of the Final Plat. Neighborhood Meeting Notices were sent to property owners within 500 feet of the site and a neighborhood meeting was held on September 7. One person attended (the property owner of 5806 Olson Memorial Highway) and all aspects of the proposal were discussed and questions by the resident were answered. Anticipated Development Timeline Based on a timeline submitted by the applicant,ground breaking for the project would occur early in 2018 and the following would be the target milestones: Early 2018—demolish Clark Engineering buildings Spring 2018—begin work on new Damascus Way site Summer 2018—demolish Service Center and Solutions Center; begin site work; begin construction of office tower and parking ramp Late Fall 2018—Damascus Way opens in new location Fall 2019—ribbon cutting for new World Headquarters Any future Phase 3 (to be located on Outlot A) would require the submittal of another Major PUD Amendment. Staff has worked with Tennant to ensure that any infrastructure being constructed now would be sufficient to handle the additional demands of a future 72,000 square foot office building. A traffic and/or parking study will be required prior to approval of future development. Findings In order approve an amendment to a PUD,the City must be able to make the following findings: 1. Quality Site Planning. The PUD amendment is tailored to the specific characteristics of the site in that it utilizes a prominent location for a high profile office tower, creates an internal 13 main drive that provides access to parking for employees and visitors, and reorganizes uses on the site to maximize both functionality and redevelopment opportunities. In addition,the appearance of the area would be enhanced through modern site design and with quality materials and architecture. 2. Preservation. Although the PUD amendment would result in the removal of a number of existing trees, it attempts to mitigate these removals through tree replacement, high quality landscaping, and the demolition of existing structures that would be replaced with open space. Stormwater treatment would be added to an area in which it is currently lacking, thereby improving water quality in the Sweeney Lake sub-watershed. 3. Efficient—Effective. The proposed amendment would utilize land efficiently by consolidating operations onto one campus and removing blighted or underutilized properties. Additional future redevelopment opportunities would be created as a result of these efforts, allowing for continued growth of the City's tax base. 4. Compatibility. The uses being proposed are consistent with the current uses on the site and others in the surrounding industrial area; consistent with the City's Comprehensive Plan which calls for the preservation and expansion of facilities housing major employers; consistent with other redevelopment goals of the City such as the revitalization of the Douglas Drive Corridor; and would help bring order to an area that is currently a mix of uses and zoning designations and that lacks cohesion. 5. General Health.The PUD amendment would improve general health by providing water quality improvements to the Sweeney Lake sub-watershed, would improve safety by reducing the number of access points and improving the flow of truck movements on Zane Avenue, and would improve the general welfare by removing blighted properties and providing opportunities for tax base growth, and is therefore consistent with preserving and improving the general health, safety, and general welfare of the people of the City. 6. Meets Requirements.The creativity and flexibility provided under the PUD section of the Zoning Code allows for the assembly and development of land to form larger parcels, quality site planning, greater compatibility between land uses, and better coordination between the various elements of the site. The PUD amendment meets the Intent and Purpose provision of the City Code. Recommendation Staff recommends approval of Amendment#2 to Tennant Companies PUD No. 114, subject to the following conditions: 1. The plans for the Tennant Headquarters Project submitted October 9, 2017, shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from the Engineering Division, dated October 17, 2017, shall become a part of this approval. 3. Prior to the issuance of a Building Permit, the applicant shall provide the Planning Commission and the City Council with final plans for review and approval showing revised floor plans, elevations, and materials for both the office building and the parking ramp, as well as any proposed signage. 14 4. As noted in the memo from the Engineering Division, a new sidewalk connection shall be required between Zane Avenue and the relocated Damascus Way facility along the north side of the Highway 55 frontage road. 5. Further discuss with staff the access to the Luce Line Regional Trail in the northeast corner of the site, as noted in the memo from the Engineering Division. 6. Modifications to the pedestrian routes throughout the parking lot shall be made in consultation with staff in order to improve pedestrian connections prior to the issuance of a Building Permit. 7. Clarification regarding the intended redesign of Plant One's sprinkler system and the water mains feeding it shall be provided to the Fire Department for review and approval prior to the issuance of a Building Permit. 8. An additional hydrant shall be added on the southwest side of the new office tower in order to serve the needs of both the office building and the parking structure. 9. Adjustments to the lighting plan in order to bring the parking lot and parking ramp into conformance with the standards of the Zoning Code shall be submitted for review and approval by staff prior to the issuance of a Building Permit. 10. The parking ramp shall be designed and built to accommodate the construction of future additional levels of parking if persistent parking shortages are found to be a concern by the City Manager or his/her designee and/or if needed to accommodate parking spaces required by future phases of development on Outlot A. 11. Public bicycle racks or similar facilities for the parking/storage of a minimum of 42 bicycles shall be provided with proof of parking for an additional 17 bicycles, based on a calculation of 5%of the 1,181 parking spaces required for the site. The applicant shall work with staff to appropriately locate the bicycle facilities. 12. A snow storage/removal plan shall be submitted to and approved by staff prior to issuance of a Building Permit. 13. Modifications to the Preliminary Plat, as noted in the memo from the Engineering Division and mentioned above, shall be made and resubmitted to the City before approval of the Final Plat. 14. An easement establishing access to 5806 Olson Memorial Highway shall be drafted and recorded with the Final Plat as noted in the memo from the Engineering Division. 15. A park dedication fee of 6%of the estimated land value shall be paid before release of the Final Plat. 16. An additional PUD Amendment shall be submitted to and approved by the City prior to any additional phase of development on Outlot A. 17. All signage must meet the requirements of the City's Sign Code. 18. 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) Narrative (3 pages) Memo from the Engineering Division dated October 17, 2017 (16 pages) Plans from BWBR submitted October 10, 2017 (33 pages) 15 5715 � � 55173533 �55255509 ....: ... �.�.. ...�. . �..� a4�.,',, '.- '3527 1030 �917�919 7030 1025 925 900 tw�.i�. �..W,'y . * 917��`� ' 1U20 � � "�c*--.,.�,..;_.-+-_,..: . '-,,�lo�� '�,.., � �: 6790 _��--�-�,. ��"� °� Subject Property ��6188 � """ J 6186F. b184 U 9� H � e16J;��t an �� Nwth Buildin e na �...�,-,.,`'," '�-+---�_ > 6136° 6176r.. ' . . ��52 158 61 S4}0 61.T2 � `�'y--.- 34 6148. 174„ � �y � � 6168 8170 815� "<. i 6130` g1�.6746�s�-60 . � 701 ��O 57d2 . tral0uflding3uildm ` R - �0 s ._9 �„.:��; — , '6140�i.:.. . . . `j , . itli`Buildinq6112 .. ��''�� . �. . . 61(2 6110I y , . �� . 6104 � F:�.� �v ^ �_... .,.�. . 7(N � . 6040 � � l00. 607Q � q�>�i62� �. . ' 8�2 �; . � , * a• 621,. 6Q20. 6080; 5800� ,:� 5804 '.. ' Q � . 60946092�6088 � � ` 5806 ( . ._. 5612 � �„ :Spa� � Z aoso � S S�4e � � �so s,00 sao � �°� s�3o _:ai4� � � a c��c � �_��.ti .�,,,�� _�� ; J N�roniage Rd.� � ��- � otson tetamar'rat Nwy Nwy 55 � e�zs Fton , .. . . .- ' � 525 3801 577`5T19��- 521 . .. , "'-`"--�. S�SSS � - 317 �� 510 I �� r�j�� Pre�a��: ��p��r�� 2, 2C�� Project Introduction Tennant Companies has been in Golden Valley at the corner of Highway 100 and Highway 55 since 1956. Today, Tennant Companies is approaching$1 Billion in annual revenue and has a global footprint and presence. In 2019, Tennant Companies will celebrate their 150-year anniversary. Based on their history of growth and innovation,Tennant Companies is seeking approvals to build a new corporate headquarters on the "Tennant Block"—the 30 acres of land on the NW quadrant of Highways 55 and 100.The office building will be six stories high and approximately 125,000 SF and include a parking ramp for approximately 440 cars. If approved,Tennant will break ground in the spring of 2018 and celebrate their 150 years of business with a ribbon cutting of their new world headquarters in the fall of 2019. To create the site area for the office building and parking ramp,the former Clark engineering buildings and the current Tennant repair garage will be razed,one house will be razed, and Damascus Way will be relocated to the SW corner of the Tennant block. Land currently controlled by Golden Valley and MNDOT wilf be dedicated to the project.An additional lot will be created on the south side ofthe site to allow for future expansion.To ensure the surrounding infrastructure can support the future phases, an 80,000 SF office building is shown on the plans. Job Creation and Additional Development The Tennant project will create over 175 construction jobs and 76 permanent jobs.The construction jobs will have a wage range of$22 to $62 per hour and the Tennant permanent jobs will have a salary range from $45,000 per year up to$150,000 per year. In addition to the expected job creation, over 900 jobs will be retained within Golden Valley.Two jobs will be created by the relocation and expansion of Damascus Way. Currently,Tennant does not have any useful expansion space within their building located at 1111 Douglas Drive nor within their Plant at 701 Lilac Drive.The new office building will provide room for growth, but also allow space within the plant to be converted to plant support functions, resulting in growth and investment within the manufacturing and office functions. The Tennant project will spur additional development because all the 300 employees currently ho.used at 1111 Douglas drive, also known as the "Corporate Wood" site,will move to the new headquarters building.Then,Tennant will sell the 7-acre parcel.The highest and best use for the site is mixed-use with high density housing that can take advantage of the Luce Line Regional Trail connections and recent reinvestment in Douglas Drive (County Road 102). Given the Corporate Woods site will already be in an approved TIF district, the likelihood of rapid redevelopment greatly increases.The estimated combined investment between the Tennant project and the future the Corporate Woods site is over$125 million. .� �� _ � . � F � � � � � � ��i �3�� x i 't � ix � +C3 P'P i C3AN � � "��' �`�r��a�� c�j�� r��r�r�c�: ��p�� , 2�� Site Challenges and Tax Increment Financing The Tennant project represents over$50 million of private investment and is estimated to generate over $18 million of additional property taxes over the next 26 years. Over$2.6 million of this tax increment will be applied towards the reconstruction of Zane Avenue,which will include a "complete streets" design with on-street bicycle lanes and sidewalks.The assortment of small buildings spread throughout the "Tennant Block" ail meet the definition of blight per state statue and will be razed.The individual land parcels will be combined to create a corporate campus setting.Tax Increment Financing is proposed to help defray the significant barriers that exist within the Tennant block to allow for a corporate campus; including land acquisition, significant elevation changes and site work, poor stormwater drainage to the plant building, poor soils, and underserved utilities including an outdated stormwater system. The change in elevation across the site will result the removal of over 150,000 cubic yards of soil from the site.Additionally, in order to accomplish the project,Tennant had to complete the acquisition of a single-family home and relocate Damascus Way, a residential facility licensed by the Minnesota Department of Corrections. Site Design and Sustainable Elements The completed Tennant campus will create a walkable, corporate setting that has sustainable design features. Using a parking ramp instead of surface lots wilt greatly reduce the impervious area and provide more compact development.The main campus entrance will be located on Zane Avenue and the tree-lined, curved approach drive will end at the main plaza that surrounds the main entrance at the new building. Stormwater ponds will function both as an amenity and water treatment vehicle.The plaza surrounding the new building will have linkages to the main plant, as well as to the Luce Line Regional Trail. Programmed exterior open space will allow for gathering spaces for small groups, large groups, and Tennant-hosted events. Other open space will be restored as native grasses and prairie. Walkable campus connections will be provided between existing and proposed facilities and all building entries. Architecture The new Tennant main building will be inc�ude office set on top of a larger entry,training, and assembly spaces.The building will encourage collaboration through open floor plates.The office levels will offer view sheds of the downtown Minneapolis skyline. It will be built to sustainability levels commensurate with LEED silver standards.The office building will have a mixture of materials, ranging from glass, metal panels, and stone/Cementous cladding. Its placement on the site will command a corporate precedence for not only Tennant, but also serve as a gateway for the commercial corridor along Highway 55 for Golden Valley. � � � � ' ;' j� ; �� Q ��r.. � � ;...� �..,..�.��m. � U �3�'PIDRN �"�� -. .�, � �� p�j��1� �r��c��c�: �e��r��r ��, �fl�� Project Consistency with PUD standards The proposed Tennant PUD plan is consistent with the Golden Valley Comprehensive Plan,which calls for industrial and office land uses.The campus setting is very appropriate on a larger parcel of land next to a freeway and highway.The site design is efficient and effective because a six story building is proposed with a parking ramp to preserves greenspace, minimize the amount of stormwater that needs to be treated, and serves as a gateway to Golden Valley.The plan removes smaller, blighted buiidings and reduces the number of curb cuts on Lilac Drive. Conclusion and Schedule Despite all the challenges imposed by the Tennant block,Tennant believes that a sustainable, walkable, corporate campus is the right investment in order to continue their company growth. With the approval of the land use applications and tax increment financing by Golden Valiey in fall 2017,the project wili be presented to the Tennant board of directors in December of 2017. Upon approval, ground breaking will occur in the spring of 2018 for a fall 2019 ribbon cutting on their new world headquarters and celebration of 150 years of business. .�. � ; � , � � ` �� ;�� t � � � � �� , � �� t �P P 1 D14N � ,„"�� ::� r . �.. . �� ; � Public Works Department 763-593-8030/763-593-3988{fax) Date: October 17, 2017 To: Jason Zimmerman, Planning Manager From: Jeff Oliver, PE, City Engineer Eric Eckman, Public Works Specialist Subject: PUD 114 Amendment-Tennant Campus Headquarters Engineering staff has reviewed the application and plans for a PUD Amendment for the proposed Tennant Campus Headquarters located at 701 Lilac Drive North. The PUD is near the intersection of Trunk Highway 55 and Trunk Highway 100, and is bounded by Zane Avenue North, Olson Memorial Highway North Frontage Road (Frontage Road), Lilac Drive North, and the Union Pacific Railroad corridor (which also includes the Luce Line Regional Trail). The PUD Amendment includes a six-story, 119,815 square feet office building; a three-level parking ramp structure; internal campus roadways; surface parking lots; stormwater ponds; and open spaces. This proposal modifies and builds upon Tennant's Campus PUD plans that were approved by the City in 2014. As part of this proposal, the existing Plant 1 industrial building located in the north portion of the site will remain and the rest of the site controlled by Tennant will be redeveloped. This includes relocating Damascus Way from the south central part of the site to the southwest part of the site. The submittal also includes improvements to the west loading dock area of the Plant 1 building, which was proposed in 2016 but did not move forward. The comments contained in this review are based on plans submitted to the City dated October 9, 2017. Engineering comments are as follows: 1. Preliminary Plat-This PUD Amendment proposes to consolidate all parcels within the PUD area except the single family home on Tract C of Registered land Survey No 11, which is not part of the plat and will remain as it is. The consolidated parcels will be subdivided into three lots and an outlot as follows: • Lot 1 will contain the existing Plant 1 industrial building and parking lot; • Lot 2 will contain the new office building and parking ramp structure; • Lot 3 will contain the relocated Damascus Way; and C:\Users\Iwittman\AppData\Local\Microsoft\Windows\Temporary Internet files\Content.0utlook\006177H3\Tennant Headquarters-Eng comments 101617.docx • Outlot A will be open space under the current plan with the option of developing this parcel in the future. a. There are several existing easements within the proposed PUD boundary. In general, the easements with City interest will be vacated, with the exception of the Permanent Wall Maintenance Easements located along the east boundary of the PUD. The easements are discussed in more detail below: i. Easements dedicated as part of the plat of Tennant Companies PUD No 114 will be vacated and rededicated as part of the new plat to better align with the proposed lot lines. In general, the new easements must be a minimum of 10 feet in width along rights-of-way and plat boundaries, and twelve feet in width centered on all interior lot lines. However, there are areas where larger easements will be required. A drainage and utility easement 20 feet in width is required along the entire boundary with Zane Avenue to accommodate public and private utilities within this corridor. A drainage and utility easement 30 feet in width is required along most of the boundary with the Frontage Road to accommodate the existing utilities that are present. Staff will work with the developer on the specific details of the easement requirements before final plat consideration. ii. Tract E of Registered Land Survey No 11—Tract E is a 60-foot wide parcel that is entirely covered by easements which run in favor of the City, including a sanitary sewer easement, a drainage and utility easement and a right-of-way/roadway easement. There is currently a public roadway and public utilities within Tract E. The single family home on Tract C located at 5806 Olson Memorial Highway is not part of the PUD and will remain in place. Therefore, new easements for roadway, drainage and utility purposes will need to be dedicated over portions of Lot 3 and Outlot A to ensure that access and utility service is maintained into the foreseeable future. The developer must provide legal descriptions and exhibits for these easements. The new easements over Lot 3 and Outlot A will remain in effect and the City will continue to maintain the roadway and public utilities until such time when the non-conforming single family use ends. Responsibility for future removal of the roadway and utilities is discussed later in the site plan section of this memorandum. iii. Trail and Walkway Easements— In addition to standard platted easements, trail and walkway easements a minimum 10 feet in width must be dedicated along Zane Avenue, the Frontage Road, and Lilac Drive for planned and future bike and pedestrian facilities. Larger trail and walkway easements will be required in certain areas including the northeast portion of the PUD where staff is recommending a connection to the Luce Line Regional Trail. The developer must provide legal descriptions and exhibits to the City for completion of the walkway easements. The City will draft the easements and record the documents with Hennepin County. The bike and 2 pedestrian facilities are discussed more in the site plan section of this memorandum. b. There are two locations along the PUD boundary where there is public right-of- way that will need to be vacated and consolidated into the plat. The two locations are as follows: i. Trianglular parcel —The triangular parcel located in the southeast portion of the PUD, labeled Parcel 3 on the survey, was acquired by the Minnesota Department of Transportation (MnDOT) as part of the Highway 100 reconstruction project. This right-of-way parcel was recently turned back to the City. The Citywill vacate this parcel and public easements will be retained over portions of this parcel consistent with the discussion above. ii. Rectangular parcel—The rectangular parcel located in the southwest portion of the PUD along Highway 55, labeled MnDOT right-of-way, is owned by MnDOT and is being deeded to the City. The City will vacate this parcel and public easements will be retained over portions of this parcel consistent with the discussion above. Tennant must dedicate the southwest corner of this parcel as platted right-of-way because of its proximity to the intersection of Zane Avenue and the Frontage Road. c. The proposed PUD borders Highways 55 and Highway 100 and therefore must be reviewed by the MnDOT. d. There are existing sanitary sewer easements that run across the southern portions of the PUD. These easements run in favor of Metropolitan Council Environmental Services (MCES), which owns and operates two sanitary sewer forcemains within the right-of-way for Olson Memorial Highway North Frontage road. Trees and shrubs must not be planted within easements or above MCES forcemains, and MCES does not allow gravity connections to its forcemains. The PUD must be reviewed in more detail by the MCES for potential impacts to its facilities and easements. 2. Reconstruction of Zane Avenue- Zane Avenue between Golden Valley Road and the Frontage Road is currently scheduled for reconstruction in 2020 as part of the City's Capital Improvement Program. In addition to street reconstruction the project will includ.e bicycle and pedestrian improvements, sanitary sewer and watermain reconstruction and storm water improvements. The proposed financing for the project is currently planned to be a combination of Municipal State Aid construction funds, Capital Improvement funds, special assessments, and Tax Increment Financing generated from the Tennant PUD. Tennant Companies must agree to waive its right to appeal the special assessments to its properties as part of this PUD approval. 3 There is an existing crosswalk on Zane Avenue that links Tennant's campuses near the west loading dock area of the Plant 1 building. Tennant completed the crosswalk connection project several years ago with City approval. The City will perform an evaluation of crosswalk usage as part of the Zane Avenue project. If the review finds that an upgraded crosswalk is warranted,the City will construct the improvements as part of its project with all costs for the crosswalk being specially assessed to Tennant's properties. 3. Site Plan and Access a. Site plan -The proposed PUD Amendment includes the construction of a six-story, 119,815 square feet office building; a three-level parking ramp; internal campus roadways; surface parking lots; stormwater ponds; and open spaces. The submittal also includes improvements to the west loading dock area of the Plant 1 building. This PUD will serve as Tennant's world headquarters and will retain the Plant 1 manufacturing building and a relocated Damascus Way. There is also space reserved for future development in Outlot A. The single family home located at 5806 Olson Memorial Highway is not part of the PUD. Although development of Outlot A is not part of this submittal, this review includes a long range planning approach that takes into account a full build scenario of Outlot A to ensure that adequate open space is preserved and that the City's infrastructure has adequate capacity to accommodate the future development. As part of this submittal, Outlot A will be planted with native prairie vegetation and serve as open space within the PUD. Long term, the developer has indicated that Outlot A may be developed with one or more buildings (totaling 72,000 square feet and 200 employees), parking/loading areas, and a stormwater pond adding approximately 1.5 acres of impervious surface area. The open space requirements for Outlot A will be further evaluated at the time of development of Outlot A. According to the plans submitted, the existing PUD has 38% open space and the proposed PUD has 40% open space. If Outlot A is removed from the equation, the proposed PUD has approximately 32% open space area. Later sections of this memorandum discuss stormwater, natural resources, trees and landscaping, and sustainability. Based on factors discussed here and in later sections, staff recommends that 32% open space be a goal that helps to guide future land use decisions with the PUD. Furthermore, staff strongly recommends that the wooded areas located in the southwest and west central portions of the site be preserved and enhanced. 4 In addition, at some point in the future when the non-conforming single family use at 5806 Olson Memorial Highway ends, and Tennant or Damascus Way or a developer working on their behalf controls the property, staff recommends the structure be demolished and the parcel be preserved as open space and planted densely with trees to add to the wooded area to the west. The infrastructure for Outlot A will be discussed in the traffic management, utilities, and stormwater management sections of this memorandum. b. Demolition —The demolition plan includes the removal of several structures and associated utilities and parking areas. All foundations, pavements, driveways, utilities, and other facilities must be completely removed and wells properly abandoned as part of the demolition. Permits from the City and other public entities must be obtained, and evidence of proper MPCA notifications must be submitted, prior to starting any demolition work. Demolition requires a number of permits, including but not limited to, building permit and demolition checklist, sewer and water cutoff permits, stormwater management permit, tree and landscape permit, and right-of-way management permits. Staff in the Physical Development Department can assist the contractor in determining all requirements prior to issuance of permits. c. Access -The proposed PUD Amendment includes the consolidation and relocation of driveway accesses to better serve the distinct functional areas of the PUD. i. The existing main entrance for the Plant 1 manufacturing building located on Zane Avenue will remain and will primarily serve truck traffic for the site. ii. The redeveloped west loading dock area of the Plant 1 building will retain the existing north driveway access and will add one additional driveway onto Zane Avenue. However, the driveways will be configured as one-way ingress and egress for more efficient circulation of truck traffic. iii. An interior campus roadway will be constructed to serve the existing and future office uses and will extend in a serpentine manner from Zane Avenue to Lilac Drive. This roadway will be owned and maintained by Tennant. This roadway adds a new driveway access onto Zane Avenue, and utilizes the existing driveway access onto Lilac Drive. Staff has a concern about the design of the campus roadway near Zane Avenue where it sits below proposed retaining walls on both sides. This may become a snow and ice control maintenance issue in the winter. Staff recommends that the developer explore ways to regrade or lower the height of the north wall to help alleviate the snow and ice control issue. 5 Staff recommends that the developer assess the need for left and right turn lanes on the internal campus roadway for vehicles exiting onto Zane Avenue and Lilac Drive. Staff also has a concern about drainage at the intersection of the new campus roadway and Zane Avenue. As staff works to develop its plans for the reconstruction of Zane Avenue it recommends that the developer work closely with the City on the final design of the intersection. iv. The new office building will have a horseshoe driveway onto Lilac Drive, utilizing one of the existing driveway locations of the former Clark Engineering building. v. If Outlot A is developed in the future, the driveways must access the interior campus roadway, unless a traffic analysis at that time determines that access onto the Frontage Road is more beneficial to the City's transportation system. The City reserves the right to further evaluate the driveway access for Outlot A at the time of development. vi. The north portion of the public roadway on Tract E of Registered Land Survey No 11 will be removed and the south portion will remain in place and will continue to serve as the public access for 5806 Olson Memorial Highway until such time when the non-conforming single family use ends. If and when this occurs, the owner of Outlot A must immediately remove the roadway and utilities to the extent specified by the City Engineer. vii. The relocated Damascus Way will continue to have its own driveway access onto the Frontage Road. viii. All driveways must be constructed with commercial aprons according to City standards and specifications. A right-of-way management permit is required for driveway construction and removals. As a reminder, in order to protect the City's investment in its infrastructure, no pavements cuts or excavations are allowed between November 1 and the date that spring load restrictions are lifted by MnDOT. d. Trails and sidewalks—The developer submitted a site plan showing an internal system of campus walkways that generally serve pedestrian movements between buildings, parking lots, and the parking ramp structure. There is also a significant plaza space provided around the new office building. The Luce Line Regional Trail, which runs along the north boundary of the PUD, is owned and operated by Three Rivers Park District. The Luce Line is an important multi-use trail facility used by commuters and recreational users and connects to many local and regional trails and destinations in the area. The City and Three Rivers Park share a goal in improving connections to the Luce Line Trail in Golden 6 Valley. The development of this PUD provides an opportunity to do so. Following are comments regarding the walkways shown on the site plan. i. The site plan must show a trail connection from Zane Avenue to the relocated Damascus Way and must be constructed as part of the PUD. ii. Staff recommends that the developer explore the extension of the proposed sidewalk along the new campus roadway to the west to Zane Avenue to connect to the future bike and pedestrian facilities on Zane. The City will be reconstructing Zane Avenue as part of the redevelopment of this area. The design of Zane Avenue will include on-street bike lanes and a sidewalk on the east side of the street, adjacent to the Tennant campus. These facilities will connect the west portion of Tennant's campus to the Luce Line Regional Trail. iii. Staff recommends that a connection be made to the Luce Line Regional Trail on the east side of Tennant's campus. This connection would extend north from the north driveway on Lilac Drive and run parallel to the base of the City's large concrete retaining wall. This connection would serve Tennant employees, the public, and City maintenance staff that need to access, inspect, and maintain the retaining wall and utilities in the area. It would also form a looped route for trail users. A trail/walkway easement will need to be dedicated over this facility. An alternative to a new trail in this location would be extending a trail from the existing decorative concrete fire lane/plaza to the luce Line Trail and granting an easement allowing public access and maintenance access over the entire segment. iv. In general, all walkways constructed as part of this PUD will be owned and maintained by Tennant. The exceptions are the sidewalk being constructed by the City along Zane Avenue and the sidewalk being constructed by Tennant along the Frontage Road from Zane Avenue to Damascus Way, which would be owned and maintained by the City following construction. v. All public use trails and walkways must be constructed to meet Americans with Disabilities Act (ADA) accessibility guidelines and City engineering standards. 4. Traffic Management - In 2010, Tennant prepared a traffic study based on a Campus Development Plan that included two additions with a total of approximately 237,200 square feet of office space on site. This study determined that, after build-out, a total of 250 trips in the morning and evening peak hours would be generated. Furthermore, the study examined three primary intersections that these trips would be routed through: Douglas Drive and the Olson Memorial frontage road; Lilac Drive and Duluth Street; and Golden Valley Road and Zane Avenue. Based upon this analysis, it was determined that adequate capacity existed in these intersections and that there would not be a decrease in the level of service at any of these locations. This study analyzed the existing intersections without consideration of the upgrades included in the Douglas Drive reconstruction project and without considering the net decrease in trips generated from 7 sites like the former Clark Engineering office which will be demolished as part of this proposal. The total office space proposed in this submittal is 119,815 square feet which is significantly less (approximately 117,385 square feet less) than the 237,200 discussed in the 2010 study. Based upon the 2010 traffic study, the review of the study by the City's consulting traffic engineer, and the traffic analysis performed as part of the preliminary design for pouglas Drive, it is staff's opinion that the traffic generated by this PUD proposal will not negatively impact the nearby intersections, or the intersection of Douglas Drive and Golden Valley Road. However, if and when a development proposal comes forward for Outlot A, which may be developed with up to 72,000 square feet of office space, staff recommends that a new traffic study be completed in order to evaluate conditions and traffic volumes at that time. 5. Utilities 8 a. Utility Plan -The developer has submitted a utility plan for the proposed PUD. Below are comments regarding the utility plan. i. Water Supply—The City's water supply system that provides service to this PUD has adequate capacity and pressure to accommodate the development as proposed. The plans show a realignment of the existing watermain that loops through the site immediately south of the existing Plant 1 building. This looped main will continue to support domestic and fire service for the existing Plant 1 building and for the new office building and parking ramp structure. The older cast iron portions of looped main must be removed and replaced with new ductile iron pipe. Additional flow and pressure information and analysis may be required to be submitted prior to building permit issuance. The watermains, valves, hydrants and other appurtenances within the PUD will continue to be owned and maintained by the property owner. An agreement outlining the owner's maintenance responsibilities will need to be executed before the issuance of permits. ii. Sanitary Sewer—The plans show construction of a new sanitary sewer main from the new office building and parking ramp that connects to the City's 12-inch main in the northeast corner of the site. The existing and proposed sanitary sewer system within the PUD will continue to be owned and maintained by the property owner. An agreement outlining the owner's maintenance responsibilities will need to be executed before the issuance of permits. iii. Outlot A—The utility plan does not show how future development within Outlot A will be served with water and sanitary sewer. Based on preliminary conversations with the developer, the services may be extended from the Frontage Road. If and when a development proposal comes forward for Outlot A, staff reserves the right to require developer- funded water and wastewater studies be performed at that time in order to ensure adequate capacity. iv. Damascus Way-The utility plan does not show how the relocated Damascus Way will be served with water and sanitary sewer services. The plans for development of Damascus Way must show services extending from the mains located under the public roadway within Tract E. v. Staff will perform a more detailed review of the utility plans at the time of permit application, which will include specific comments on hydrant and water valve placement, hydrant make and model, and the City requirements for tracer wire and sewer cleanouts. The City reserves the right to require modifications to the utility plan based upon a more detailed review. vi. The final utility plans must include the City's most updated standard details and specifications. 9 b. Utility Removal Plan i. As part of the demolition and preparation of the site, the plans show removal of a significant amount of overhead and underground utilities within the grading limits of the PUD. This work includes the removal of a portion of the City's water and sanitary sewer mains and relocation of a hydrant and sewer manhole within Tract E, and removal of a portion of storm sewer that serves the former Clark Engineering site located within the right-of-way of Lilac Drive. These removals will require permits from the City and construction observation by staff. Staff will perform a more detailed review of the utility plans at the time of permit application. ii. All utilities, including water and sanitary sewer services, planned for removal must be completely removed according to City standards and specifications. Permits from the City and other public entities must be obtained prior to starting the utility removals. iii. It appears that a number of existing water and sanitary sewer services were not identified and shown on the survey or utility removals plan. The Developer must work with staff to identify all services, active and inactive, that are not planned for rehabilitation or reuse within the PUD prior to permit issuance. The identified services must be removed to the mains according to City standards and specifications as part of this PUD proposal. c. Inflow and Infiltration (I/I) -The City has a Sanitary Sewer I/I Reduction Ordinance to reduce the amount of clear water entering the sewer system. All buildings and sewer services within the proposed PUD are subject to the City's I/I Ordinance. Some of the buildings within the PUD were inspected in 2014 as part of the previous Tennant Campus PUD submittal, and an I/I Deposit Agreement was executed at that time. The existing I/I Deposit Agreement will need to be amended to include the additional properties being added to the proposed PUD. As stated above, any unused services adjacent to the PUD must be removed prior to permit issuance. All new or rehabilitated sewer services in this PUD must be inspected by the City after construction, and must achieve compliance with the City's I/I Ordinance, prior to occupancy of the new buildings. d. Consistent with City code, all new public and private utilities must be placed underground. In order to promote safe, efficient use of public and private rights- of-way,joint trenching installation methods, and trenchless technologies where applicable, must be utilized. e. A City right-of-way management permit is required for all excavations and obstructions within public right-of-way. The details and extent of the street restoration will be determined by the City Engineer at the time of permitting. As a reminder, in order to protect the City's investment in its infrastructure, no 10 pavements cuts or excavations are allowed between November 1 and the date that spring load restrictions are lifted by MnDOT. 6. Stormwater Management (Grading, Drainage and Erosion Control Plan)-The proposed development is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed and is therefore subject to the review and comment of the Bassett Creek Watershed Management Commission (BCWMC). The plans indicate that most of the 30-acre site will be disturbed and graded, including approximately 12 acres of new or reconstructed impervious surface area. Due to the size and scope of this PUD, plans must be submitted to the BCWMC for review and approval. The plans must meet City and BCWMC standards for erosion and sediment control, rate control, and water quality treatment which includes performance goals based on minimal impact design standards and the inclusion of volume control techniques and practices. The developer has submitted stormwater plans and calculations as part of this PUD Amendment proposal using the most updated precipitation data available. The plans show several water quality treatment best management practices including two ponds, a subsurface infiltration device below the Plant 1 south parking lot, and a subsurface filtration and storage system below the Plant 1 west loading dock parking lot. Below are comments regarding the stormwater plan. a. This PUD is upstream of Sweeney Lake. Sweeney Lake is listed as an impaired water for excess nutrients (phosphorus) and chloride by the Minnesota Pollution Control Agency. A Total Maximum Daily Load (TMDL) Study was completed for the lake and approved in 2011. The study lists implementation strategies such as filtration/infiltration practices and street sweeping that can be incorporated into development projects. Due to the large amount of impervious surface area in this development, staff recommends that the maintenance agreement for this � development include regular sweeping of streets and parking lots to reduce the amount of nutrients and chlorides that accumulate within the watershed. b. Outlot A—The developer submitted proof of concept (calculations and plan) that stormwater can be managed within Outlot A if and when it develops, and that it will tie into the overall stormwater plan for the entire PUD. The stormwater requirements for Outlot A will be based on the requirements of the City and BCWMC at the time of development. c. Damascus Way—Contributing stormwater from the proposed Damascus Way site is accounted for in the calculations submitted by the developer, and treatment is provided by stormwater facilities located within the PUD. The storm sewer system within the Damascus Way site and connection to the stub provided within the PUD must be shown on plans for Damascus Way at the time of development. The storm sewer will travel under and across the public roadway easement on Tract E, but 11 the storm sewer will be owned and maintained by the individual property owners. The ownership and maintenance of the pipe must be outlined in an agreement between the property owners and executed at the time of development of Damascus Way, with a copy of the agreement provided to the City. The City will not own or maintain this storm sewer system. d. Consistent with City code and the City's Resilience and Sustainability Plan, staff recommends that the developer continue to explore the incorporation of volume control techniques and practices that provide enhanced stormwater treatment, including above ground infiltration/filtration basins, stormwater reuse for irrigation purposes, sand filtration below programmed turf areas, and porous/permeable pavements in parking areas. e. Storm structures that are immediately upstream of ponds and other treatment facilities must include sumps with a 4-foot depth. f. All stormwater ponds must include native vegetation buffers extending from normal water level to the top of the bank of the pond. g. Must provide more information and details for all outlet control structures. In addition, all emergency overflow areas must be identified on the plans. h. Two of the storm sewer pipes entering Pond 1 are very close to the pipe that exits to the northeast. This "short circuiting" of the treatment capacity of the pond must be addressed by separating the pipes as much as feasible. i. New structures such as the office building and parking ramp must be set back at least 25 feet from the top of bank of adjacent ponds, unless the feature is incorporated into the design of the building. If this is the case, a licensed structural engineer must prepare and sign the plans for structures adjacent to ponds. j. All permanent storm sewers and stormwater quality treatment facilities that are part of this PUD will be owned and maintained by the owner. A maintenance agreement between the owner and the City, outlining the ownership and maintenance responsibilities, must be executed before the issuance of permits. The agreement will include a provision for regular street sweeping. In order to complete this agreement, additional information regarding the proposed stormwater treatment practices is needed (detailed plans, specifications, maintenance schedule). k. The City has plans to reconstruct Zane Avenue and is working on preparing a design. The developer and owner must continue to work with the City during the 12 design and construction phases to ensure that grading, driveways, and other improvements will match and be coordinated to the extent feasible. I. Because storm sewer connectiQns are proposed that drain to MnDOT's stormwater system, plans will need to be forwarded to MnDOT for its review, comment, and permitting. A copy of the MnDOT permit must be provided to the City for its records. m. This proposed PUD is subject to the Minnesota Pollution Control Agency's NPDES Construction Stormwater Permit and its requirements. A stormwater pollution prevention plan (SWPPP) is required as part of this permit. A copy of the permit and SWPPP must be provided to the City, prior to issuance of any permits to begin work on site. n. Plans will need to be forwarded to the MN Department of Labor and Industry for review and approval. o. The contractor for this project must obtain a City Stormwater Management Permit which includes submitting an application, fee, financial security, and a plan meeting the City's standards. 7. Natural Resource Management Plan—Staff consulted the 2013 land cover inventory which identifies woodland cover present in the south central portion of this development. Woodland cover is defined as open stands of trees forming 25-60% cover. The woodland includes a variety of softwood and hardwood trees including boxelder, oak, ash, and cottonwood. Several legacy hardwood trees with a diameter over 30" are identified in this woodland. According to the natural resources plan, no "green corridors" are identified in this area as the existing woodland does not connect to other natural areas in the City. The woodland areas and open spaces within this proposed development are valuable ecological resources. Consideration must be given to enhance, preserve, or replace/re- establish woodland areas in this PUD if impacted by development. Based on the plan submitted there is an opportunity for enhanced forest management in the southwest and west central portions of the site. Consistent with the natural resources plan, staff also recommends diversifying tree species, using native species when feasible, and monitoring for invasive species like buckthorn. 8. Tree and Landscape Plan—The Developer has submitted a tree inventory map and tabulation, and a tree removal plan. The plan shows that most of the trees and woodlands will be removed from the site to accommodate this development. In order to mitigate for the removals and meet the City's tree and landscape ordinance, a comprehensive landscape plan was submitted. The landscape plan includes planting over 500 trees (at a calculated replacement ratio of approximately 2.7 to 1 for significant trees), planting over 13 1,000 shrubs and perennials, and establishing approximately 3.5 acres of native prairie grasses (mostly on Outlot A and around the ponds) and almost 0.5 acres of low-grow fescue grasses. Staff has the following additional comments regarding the landscape plan. a. The landscape plan does not show plantings near the north boundary of the PUD adjacent to the Luce Line Regional Trail. Staff recommends that the developer explore opportunities to replace some of the plantings near its fence, remove weeds and invasive species that may be present, and plant new shrubs and perennials in this corridor. b. The developer must increase the number and variety of oaks planted to more closely match the present species distribution on the site. c. Staff strongly recommends adding basswood, American and hybrid elm varieties that are disease resistant, Kentucky coffee tree, ironwood, and blue beech to the plant list. Also consider planting other maple varieties instead of autumn blaze. d. Staff strongly recommends that the developer preserve, enhance, and re-establish woodland areas that are planned to remain, including the southwest and west central portions of the site. Add new trees to these areas to promote forest regeneration. e. Cluster new trees to create woodland areas in other open spaces within the PUD. f. The trees proposed in Outlot A must be located in areas that are less likely to be impacted by future development. g. Care must be taken to avoid planting trees on top or near underground utilities. The developer or contractor must work with staff to resolve potential conflicts during the design and construction phases to ensure that the number of trees proposed is preserved and that trees can be relocated to other areas of the site. h. The owner or contractor will need to obtain a City tree and landscape permit before beginning any work onsite, including building demolition. The City Forester will review the inventory and plan in more detail at the time of permitting. 9. Resilience and Sustainability—The City recently developed a resilience and sustainability plan which is being added to the 2040 Comprehensive Plan. The plans and narrative submitted by the developer include a number of sustainable features incorporated into this site, including two electric car charging stations, native prairie plantings, and an office building constructed to levels commensurate with LEED silver standards. As a condition of approval of this PUD proposal, staff would like to further discuss the sustainability and energy goals for the buildings and site with the developer. Based on the community's goals and objectives identified in the resilience and sustainability plan, below are possible features to include in the design of the building and site: a. Add electric vehicle charging stations in the parking ramp and at all new or reconstructed surface parking lots. b. Ensure LED outdoor light bulbs have a maximum color temperature of 3000 Kelvin (K) and incorporate timers or photo sensors. 14 c. Incorporate lighter colored pavements and building materials where feasible and plant trees and landscaping in a manner that shades paved areas to mitigate urban heat island effect. d. Install capacity and/or infrastructure for renewable energy generation onsite (i.e. solar panels on parking ramp, solar canopies over parking spaces, wind turbines) e. Diversify tree species to ensure resilience to pests and disease using the 10-20-30 formula or similar. f. Explore ways to reduce the amount of surface parking area in order to preserve open space and provide more area for enhanced stormwater practices, trees and landscaping. 10. Permits -The Developer must obtain all appropriate permits from the City and other governmental entities, including but not limited to Stormwater Management, Right-of- Way Management, Tree and Landscape, Sewer and Water, and other permits that may be required for development of this site. Conditions of Approval • A portion of the public roadway and utilities on Tract E of Registered Land Survey No 11 will remain in place to serve the single family property at 5806 Olson Memorial Highway. If and when the non-conforming single family use ends, the owner of Outlot A must immediately remove the roadway and utilities to the extent specified by the City Engineer. • If and when the non-conforming single family use at 5806 Olson Memorial Highway ends, and Tennant or Damascus Way or a developer working on their behalf controls the property, staff recommends the structure be demolished and the parcel be preserved as open space and planted with trees to add to the wooded area to the west. • Traffic, Water, and Wastewater studies will be required at time of development of Outlot A, as discussed in this memorandum. • If Outlot A is developed in the future, the driveways must access the interior campus roadway, unless a traffic analysis at that time determines that access onto the Frontage Road is more beneficial to the City's transportation system. The City reserves the right to further evaluate the driveway access for Outlot A at the time of development. • Public easements must be dedicated and agreements executed as discussed in this memorandum. • The developer must construct a sidewalk/trail from Zane Avenue to the relocated Damascus Way. • The developer must meet with staff to further discuss a connection to the Luce Line Regional Trail for employee/public use and maintenance access on the east side of Tennant's campus from the intersection of Lilac Drive and the new campus roadway, as discussed in this memorandum. • The developer must meet with staff to further discuss the sustainability and energy goals for the buildings and site. 15 Recommendation Engineering staff recommends approval of the application for the Tennant Campus PUD Amendment subject to the conditions above and comments contained in this report. Approval is also subject to the comments of the City Attorney, other City staff, and other governmental entities. Please feel free to call me or Eric Eckman if you have any questions regarding this report. C: Tim Cruikshank, City Manager Marc Nevinski, Physical Development Director Sue Virnig, Finance Director Emily Goellner, Associate Planner John Crelly, Fire Chief 1oe Kauth, Building Official Tim Kieffer, Public Works Maintenance Manager AI Lundstrom, Park Maintenance Supervisor and City Forester Marshall Beugen, Street & Vehicle Maintenance Supervisor Joe Hansen, Utilities Supervisor RJ Kakach, Engineer Tom Hoffman, Water Resources Technician Brennan Johnson, Engineering Technician 16 � _ � �G � � � � - -_-� � o � _ �� °�-� a , m ,a = �'° o � O � - �°'°� a _ �.o�� W � � � _ i- O � � y,� �.r = O `� U � � -� v �ti tio ' W � � �, o �� .�-' rI m - _ _ J -� O � = a _ - � -F ,�� r � � � �` �� ' � � `�' ��ca '' � �� .�. .�.,.,�,�1°..xN�m." -�� .._.,... _. , � � . ___.._... o z � = z Q �a ` � �..,_.,_.... � � -� �'y�'^_.."""'_' .� . " a z o '�- ��,�. . �aQ��z a n � J r � : , z =a ��aaa a aa a�p - z�w J Ci ^. � a �� Q C�! � ,,t.^� f"� t �, Q a � =o�� aad��w =�� __ �a> .€.r �"s � z oQ� oyod",v, W } � � � �. '�- g ��a� "��J �, ow�LLLLw�_ �o� �� www ��, < - �w� �� U �_ W � �.. ' �'� X � � U O F-� '///� �_ � � �� .� � a �a� <�� owLLLLLLa�� LL�a =a 1a�, J � a .v �c'� � y� _ � R e � S r n z � '� �� .:�, j m � p a. s ' t�, w �_ � ' �"t.�: m O �+��< Q �a � � .t�Y °� �S µ ��.!r'�i..ayg� zt�.� ¢ z� _ . , j � � � � �u�>G�.• c7 uJ � Y �..��h y Z �r �. ' z� �N�r�:;.r� �c � y w ;�� a � - . k � w Z O � ��. �''*?x �� . y�' � S o 0 � o � J p � + • . .ni�aalL � 3d. VlelL � ��q �� ,� •� � 3P 11113" w tl3BWl1 3�'IZ� 2 ��R' t. �� $ 3... �. N a �3leo0i� � � ��wc�zz� (� �y,<„ . �Yr � � � � � �U�z� w :�I '"�' ..;"ac�'" � - �. .v j��r �'<�naadw z� �' � c�c»��a��w .- ��a �` �� ,�,.- � r �,.- ,a� � �� s _rma�m�mm m �� , z oz � � , a, z � ti � � _ �a�3+ur3,au� ��as3rvia_:an . .:F'z�'�-.. . . . �a�`�:$ 0��. . H � O � � m m ii � C7 _ Z � — p � � II � (7 m z Ll � � J O m Ll � W � 2' ~ A Q = 1 _ � L11 W � (n S m O H H N o 0 � � O � � O U . . i �, � l � � �J.J � - I i i � -' i J 0 Y II ' � � d' _' I O � � � �' oGk �. U . z w � � ,r � G; �p�. - � . � � � �`oo 3I �. U - d' - � ___ d � _ � C w W � ' w_ � J ¢ _ � , i. .. 'A C � � �� Q 'C � �_ N �...,. N � ~ W 9 � �� - �� , z � �' .n �..L � w W `�'S� s s � `-'k ' �� „ W � F � �ac ��e � o w saa_ O � � �� . . . _ . . . . . . . .�'. _ . . , � �.�.� . .- Q �J - _ m$��G II II 5.�, . . . . . . � a L c� ans � 1 1 1 anssoa ' anssma _.__ . _ _. I..I.J � •a � � � � W � C w 2 � W � > � Q � _ � � W U J Z � \ � � � O � �O - � � W � ~ W� Z r U N ~ w w ?¢w Q W = � J (.7�S� Z �O � o � �� et! W�z � � a Z j � JO> W � � �w ~ " a o �z a ��a � � � �Zo � �� o Qw �� z - �w��,�� ZZ a N S d'a p Q� m J��- - _ � �"�Y�` Z� Umy 2J�o��i �da UW> �U�`v o��o� a m��,� g��, W ao� �.,zo�_ ��,�,� Q��'� GO>�w �Oe�t Nw� � W V OS'.Z16 L�OZ/Ol/Ol . . . .... . .. . . ..__. ... .. ... .._... ... . . . ......... .. .. . _....... . � E - Ef - - E ,E E °� 0 0.� - ' I� ° E�E� - E� .E� E o€P_ v� i v " E Q ` ��ia 2 _ E 'Y E E ' c�= _Y� 4 G � �.J- O 4E. �Eo E� �� e o - ' h 3�ao�.�i '� ' i� 4 � � .. �'�. E - �v � � " - Z � I a a �N � W 6 E � oc� 6 . E E ° $ �E a' 1 � E � � �n U rc I � e U' E E oa E� .Eo � v '�° > � �I�¢ �� W2 EE EE uE o� o L cE N _II v 4 O ��B � V E 3 � g _.� f �� - - ~ �y m EE E �a EYn" E � E� o`aEE E E .�� . I l; Z �� b v �LL� a — � � - � �� _ -E fr_ �Em..t- _ '�r � � - a/ga�'� � f- �/� �I' � ` � - E � � �.n � _ � � � � � m� - �� 'I � - � ,s E u �P � �EE � E E � / � `�$ZSNI z \ � iw a v�"ov�,t az - eo'„� . E _ a � - _ m � - < . „v� _-� ., � � . = P _-_ - - . . a o �.0000a° "o�� E 8� ` ° . . ' � -r6 '-,----�-��..�_ " zEc �E � F� e - 3� E � Ev ,. 3E <v ,,.� ��a o� E ._� ,� w I m . . r � ov � � � � � < o« ; - r _ � _ v o , `_ ' a _ - - - _ � . o �� E � u E _oa� � e ¢� I w - � o,-_&g" B o g �� °� � fr` ' - �� ,� e _ �i ,� e � u � � - � �� ° � N o .. .: � �- a �E - �. � v a�a-6 ' <o . oa` � - d � - saso.. - - `\ � - o_ �� y ;� v v m N g v s � � � Ee - � - E" - \Oz � � `� a�, � � ��II� � � � .. .o„oe�� o'_., � � �o�. __-,�_�o..a _.m� �l` . �. ._ � <o_z��.as ti �v_ �m°� � � w a , � o � o �s e � d a �� v � � z P � z ___ o�V z= � o,'., � � �tp .. � �� m �!Y'o� � ..- I o�� ri 3Nn 1 ' -.- ho � � sa z,5�o_ . i � '�'�= cezie ra.o °uon ,_.__ � - y - f____.. , ..` \ � / z g _ ��§ i 3 i 7 � .,a � �a�N3w�,a3�,io 3 ..da � =�a w �a s� , ai o�.:a �.. �� '� ln3rv 0 3�1Z1 Y3 YI � I'„ � Zci ao- � I - s,� ��— � -- � _ �� ,,� __ _ �_ A � �,� —� — -,- s a � , . � s� ,� .o�, � � �'� " �. . ,:., � i�� _ �„ , � s�zz. � �� _ OAF ,(b'Mf�7/H .31 b'1S � �a i NO/1��.�X� o �sn3rv>�asi �i � � I � _ � ��_ �m iu�us3�.� ppl � �.^ � �- r h I ,� -�'n i�p o d�y, ::., o - , ,. n d.co , � � 005 _ . . OS� .,� .-._ .-_.--..�_ �..QJr -� '. .�V�o; W w i _ � . ,� I 99 sf' - , _ M,Zd,lf; - FS'69£ M„0/,600/ � 68' - � � � I t ��e - a :�SZZ 7„�� . �� !� . :� - I �� I � � � � .. ..13Jv 3nl .1n31�3 ' � oE. �,/ ��O ��..� �gh �ois __� .�� I } E c .. � �`��I � �� M � .y� � ' � I 1 � 'E ��\ x . ` . ��: � W // �_ _ I �• „ o mn ' � \ . rv - � _. . \\ - �� R � , .� � /3ee �m�m __ zo , . \ . o t J _ \ . , . daa�-� ba � nw m� I I am \ . ��\ , P� � ��' r .e I. a �� . � e " W _ o Q , N 3 ex i w � _� _3 . m � I I ' .. . - � =�.m v - 1 � o�n - �s�� , o i � �� :� � � I li :-,�, °�.� �a "�� i � � \ �� 0 3�;0�sao�o��a ; ' � ',�;- � �� U € � �, r, �� W � ; � _ �� i �. �, � 3. �o �� a , I � � �, _J/, � � � f� w -- a�� a � � � � � , _ � � ¢s � . �� v � `�� - � � i � � m ,., � s� /�. . _ z . � x . I _ �� . � � � �I � , -3. .e l'� � � � � �!� ��. �� Q � ..� � � Z � - a �-�� `�'�' m�`� I � � - m u , W� i � ,� x � d` I �\ � . � F � � . ��_. W � � ` � - r � ' � ��,� � � � � °;,,;�', �Q i . , , _ �� = _ . � �� _ o � ^�� > _ � � �I r. � �i ._ � �� l�� a a= � _ , - ; L "� � � �� 1 � �a 3 �a„„�,� , E v , � .Ir �1 �- — if1 � , o m � � , , � , - �. ; o� :_, � e�o.I � � - a, �� +��-- � -� �_i L _ �. � �1 i � � � - �m ��53a bt oz� i 3a � `�,�,' . ,� oH � F �, � -9 ta� � j, �.;�„ s,> � sd3w s -�, �� \V � �. � o .�� :, �� I Q � �� \� �� add 3�, �� o ✓ � "'\ � I� � � � , z `�°,n e � �i Q � �� ¢�' � �N� �u I�� , Q _ � rd� o'_ _ � I i� � I �\ G- � t � � � R n� I � � I \ \�, dr � • 1 � �' .9\ M rv I , yy � �� , � . - � � � � �� 11 O �\ rt � . r� I .� � 1 > � � � � � � � � � �� i � � �� v �� -- ��.� �� . � m � � � � ` ��z q� �. � {. ��y '`� �Q E. l a b� � _�\ t O. Parp'4 4� ,�. 4-� ��- �b.o -� d' � c � i w � .� �V - �>: . �i .. t �� ) . � t "�., v. � .��. Q 'I i � � �. � � �, � � Q� � a :�I ��, ��.�� J y W �� ,� I W � v o �� `r � � �� e n ��, y�c�-W �� 3 � j � . Q h �e�� . ` � t � . � � �V `�,� �� ,� � �i I ._, I o . :. . .. � --------- W -� � -�- , � � � ,�� " � � , � � ��' o � � � � ; a� t t , �, , �, �i � ,: . � � � ��., _ -4 r, , 5, Q ' i I i-�`_"J-. � . z . i �� - �i� ', i � �z .W _. �: a� � � � � � � W �. � n T� ` � I \ v� �� I \�'�� \f �`i � .«. �� t.._.....1 . ... � � 'q �i j No ./II � � 1 _ h � ( ' I I � 3 , �Nn �/ �,...,1 f �.; �- ` o .. .... � t �{� O ,: I_I O R I w w �� c � O� I � o ` � 4 � 1 Vi i ��Z j O o r.�'� � .5 �P . . �.'�.'�.�: � �� q� i i . � J ii i I = Y s ' J "« <�� r- � — -- - ��,e OI �.- , � ; z O - � -�I � � � , I � � � � �� c� -- �� N.: a�,es�� :z.�;.-.,- :: j� �:e�,� �W; �'�i :, � Q ; " C� . ^, _ ' �J� � frT zF m�. I' � � � ; ��.�r `'i '" �� .._ i e �,�M.� o ' ' r� � q ��,� � __ � � � � � � � ..� { ' + ...: . ar.sos � � , _. � � Q ,.; — - I "� -�I <� � � � � � 9: r� - � � � � \ � � . .^ t,._ �- - ,. `' , �y � � f � �,y r ...� � � . r __ _ . _ , � .. �� p --,. t f _ I � � �� r t_,�� . `� seP i � I t _..— m _ - ��5 � I � .. . L a . � . . �` b ♦ � � �. �\\�y� .. -_ r y . .._ .. .. I � � \ V � . .. . <\ �. � � - �I `� �^ , I I \ � i t . . '-� §�� " M1 � II �\ b . � P a � l� �, ... ; Q ; � y' � � f � � I o � ' f- ��j o`'� �V .. . c ,�°' .. .,. �a . I � 4� \ . �� .R _ . . . y r�f� � � •3 � . I 9� � k .. \ 1 a f� .. ..d. �� I r ��*'� � � r , .. . ��> ' 3 ._ ;� , �i � 'i 3 '�� k . � y� i d� �� 8 � 0 I� ..� . � ,t .� r —�s-� -- . .. al t � ',O i � . ' � � :.. asr. • .__ _ � . , i I � � r � a . � ; ��j � � � � . � t � g.�_ - �_s '"�.' }r...S 73 NVd� >„� �� ze � � r � o�-'� . ' � t: .� 0 3Nn 3 5 �' # 3„dl ON �� '� ° � � , y oo -,.� . q � ' ( . o . �� \ �.� " e. �. ._ . . . � 0000 -,p '� . J i I ��. .. '�" `, . � �� : . . ._� ,- � ' � --�_�e y ' o � � � � � �a_♦ � 1 : � � 8i � � � `: �� _,,. ' ' ? m..se�a i � ;,a� x � - I � °�-m I �� ' � ". ...� �� n W �=� �'h'�� `�� O _ �.„ � � "j � � � �\ � � z � I „� � ,� _�_ ,-- g� �m � "� �� "" �o r ��k,,, ��... = � �° e ��` ;V�o � J �ov <g g � � O�. ;� M � -I �� - g Z �.�V � � �� ti�. � � ^� r � �h �- � ' 4r � � � �� -�, t F' @�� . tn Z�� 2 �� R . I �, � �- h � _9 , , ��... � �,�� _ � `� � ��. z. i ' . b I b I . � ~' I � I ' m O � w � ' � �t ' . �.. h , .. c i • [' ..� _ _ _v i � _ c e � . � 'm �� ' � I I :� o. . . . . / ! f, tr� i,.i` t�y 3„Z/,9�0/ON zj� <crsi 3 . ��.. il . s = � _ _ . .. " , � ' � � � �� z r--.. _ I . � . e .. . . . .. $<, " � I `� o��l � ` � r �. � 3�� J . , _ � - � �` �� > � � _ ,__ _ -r�zroi ` , , �� - � � � z ��3 a , 3� � .� �s � 3.09 0�N J� i �d�/ — �—_—��/V�d _.-' u aau a.io-au o z��/Vdl S8'80/ � n e .__. �__._ _ ___-- _ -.- ,� � - � - +�o M„96�£1o00N _ z�c,.�,3�.Nd��.. .. i �� - - _-- � , , � — - — �_ --r - ,_ _ .M�.�, I-----�— -- -- � ,�—� � -,�,�,�z �� z �rv d3 0�,�3�, �, � ,�„�,a,,�r � ��. � � � ! � � � � � � � � � _ `_� I I �� _— � = � -�-- '� _ _— _— _- I _ �.3 I — , _ IN � ' _ JI F N 2 I �III E � 00< O/V .(b'MHJ/H 31 b'1S �� w�`� °� �`� �i E � _ iV 3ii/d0 �b'7/7` _ __ .+ �'I'� w: , �.E _� eo � � � � �� „ ' ��g _ i_ _._ ? x. y � I a � ` . . .... _.. . . ,` .. .�.. . � �3 .. � �r— -- -- �---� . ,� ; . ---- -----__ _-. _..- _ . _...� '� I [ ��# '� 3N/7 � � '�+�� :"' � �':� " "_' >.__ � .Ild}d02/d � . v l � � � . r � -r.�. . . \�. � � �. _ 7 �`� � . � � �Nn � _ ; a t � I . �� ,, �,. I .l� ,�lu3dobd �I � �, � , _.... _ , u , a .x� � i - 1_ � `�i! i � � . . � �„�. '' ,_, � , r � � .� , � � � �� r �J '� � �� J� b �'��`,�'�� ,�� i . � � � w�*� � _, � �� I � � ; } � . .,' ,: ' � �. �� _ , ,: . � , ; , , _�� :� i �. � � , i i � ,a,� `r �. � , � � I . 4. ro f , � .. - C�, `� � t i '�'�—� �� , � . � . 3 �:., �� ) = t` N ��t' � f �' � ,, � � � � ,�'_ � �� j x� `";� � Q � I!i i a ;` , I ,� J �, � �� ._ �r 1�. ,�,� `, � ' �_, �I i � i ��_ �� `�� ,�� i � �$ � c _ E �— �� - , _ r �' � � � "`�� .i - � � � �� ti i � �J� �tM G� }� ':�k�� - . . . .. I >> E a3�� ,� � r � ,. � . �) ��`� '-'e . w v J nn� , ,� �= �...°'::�: � � �; y � � o 0 0 ., . .: '.:`, � � , � O°c�c _ : � � � , �� , oo�oo 0000000000�00000000 & �322a R „ �� .t »333 ammmmc>c�uc>wx�Zaaa.�ntnnr++ O ... �..� {i:. �7 '� \ � � +Y`' f �'�� y `'I :; C� �lf�� .� yYp t ,.�� _ \ z ' . � ` � �'vr��s" � .. ! h .'I " _ a` ��:; � ` � } E�- � � � �� _ ��,r r,�1 �ti�_ � � . . � . t ` o �' U � 3 � �' + �'\� J' j � r S , � o��E�E� E I ' pn ¢ . � � . '! ri �� et E „ � � ��r _:..7 � ti "� �wl� ��Y eeee � � w � ^] _ w � �� i�� ` ' � � � 3 . . � . R. ,;. ' � , � O i . . L<_,y.` .� � .. ._33 .«2� n .i.0.it . iorvt ..i , .� — � � z 1 � ,� � ��.,`� �� . � � � � , - �� ,� 1 Q � �r. � � � � � � � O V `� 1 � �,� �� V � � � � ^ � ' � ~ '� � = � � �- � �� { E � o �� V �� a � E E m ' E aE � £ o �� E E � �. ��;�� a �� E � E ' i�. r; � - � . �� i . a I � - ' � �� F � � .�} Z oo�..00000000000000auoaoa00000000000��.., + . . : • ; ; � � , > c' � �c� � � � � ` , � � �> ; , - �: � � �- - - . . �_ i , . � , . , � u .amoz �. .� �.., . � , ,; � �� ' , i � 3 ar � � . � . _ ` � i 4� l I ..._. ,�'� ^ �l �,1 i.. . �`\ . � ��_ � . ' � � { r _� ._, �.� .. .� � G- t,. �' �� ; I i� ,�;� , I 4- �� ..,� �� i�� i t ,� ��- � �'), � i ��1 � �':�:� ,� ''I: i .f . ��; �.�' � . , '� ,�.A ° ? I y � � . . ��, �� .. ' � � > . �:� ` �' 7' � ... , s;� : , {� l,i % I i _ ; ., s r ''� t � , ! . I. �. ;T r r N h � o _ � , , /� �, _ ? � , � �' t � �I� - A' , � }'b I N3 � � y� �, � •�•`=£-t x � � .. " ' i , � i c ' i , - � � , " . _ . . � ,� � o - E - r-• � , � _ � , � � � � i� r' , J� �� °.. �' , .��y .��. .i �a :�/ �'��' ,,11i��hy:: 'P �� o - .. � :� :. a' � v� '. �.. \.. .. . °' z z vei .nd ` � { . I . � _ � � � � '. ; y . . k �w..'"^'�+..+5�-.. .. �`�j � Q = / I W S'C"..L-...i�- � "^-"'S' , , � �,. .�� 0 _ _ - ",,,.�.{ rn a ; , c: � `�r�. , o . ' . .., - \ . '� � � �' I rn - � - - �.. ; , � , � e Q ¢ X . ' .., � �n z � I , , - r � .. ,TM .�- .. .. . ` I � t t h� ¢ � 0 r I . - � , y:, n ' (� . � �.� - ? , i � . . . �. i� f .r h ' ��"} U' s c Y i ; , ,c r � �j Y _ r�Y �� ,� Z , , �r_�� i � ., ^� _ . ° .� , ^ . �� , __ _ t ' ' � "'"� r. � i - ` E� � _ �� t fi�_ z y r � ,. , � ;. - a ^ v ; - . �,�� :t t � _ _ _ _ . , o: , ; r , � i � _ � m �. _ f . . ,. �.� � ; , � . ,:� '�.�, ' " r �. � .. ,' .i. o � d A � I i P �k � z : � . , _ �...; i-; : � v�� i �i i� , ; ,� ,. ,'.,.�a �� '" ' , � •'�, _ „� � , &: ,:. .:.., ,�,� ��.� _....,�,..""-�-- .:.. k - � .�� ..�� Q 'x � � �� '7 ' _ . � __;.;---.:: � ._ :r� � ��, .. . . .. . . .. 1` � z ��w �ow �ow ��w �ow �.w ��w �ow � � : _ , , .� ;_ ; �t: : � � . �. 3ai7� .. . � . . .� � � I m _ ,, ., a �� ,., � v ,;. p�"- � � .. �� .(lU3dObd `� . : . � . . . . { •' . -__—.,, __ �.._._ _. . ._ ___ _- , . . ` �' —- ___ _ -- _. _._ ._ .__ _ — _ +-i _._. _ _Y ..� r r r — . � _,: . . . . . i r. y� . .. � . :�. . .,�.. - . . . . � .� . .. . �, . ,. �T— �-. ' __.__- .... . . . ......' . _- —_ _`_ 4_ • _- - - — w. "_.. � . _.. _. . .—— . . .� � ..—� . ... . .. .� , , __. . ... ._.. , . __ `_. �..—-_..� .- ..... -# � , ..� . ... .� __,.. .. .._ � .` Hca�v �na�n d �rvrz , . ,. �� .,. � . � � r��. , � . ... � , . , . � ; � : , . . �.:� � � � .__ _ __ _.. . _ _ _ - . , �. �� . _ _ .�_. . _ ._m. _ , � _ . . �.. _ , .; ,, ,, , �r , .., . . : .ti . . ,�. � , ;, , , i � , ,>, � z Ji � <i � i � � � _r�'�- �w - � - 5� �_ _ � - \ _��'li ,a a, ,J � �� ;� E �,� � � � \ ��= Q�s i �_ �y? � 4 ..-__ ..� \ �� I � - �\ , . , �„ `^ ; I , .} � � f I� � � � \ I r.�° y � �� ' �w. �.. ' +``�.;i``, . . � "`—`� . � ..� II- 2 � � )- ��'`;.' � � ="•,,,�. �� :� �: i ��_._ , � . , - u� �� `sj, ti. �, �. �� i �. � ,, �, ._...__. . . ;. � ti� i <.r . , . ,-._� � � � �� — - - -- =�.. -� I... � � - � .. � - � . , `c �a .. E o - -. � � , �� _ +_. . , . . . � � , ' . \ � \;:. >> � �3c�i o3� . � ' . . �. � ' _ � , . io`m vo`v . �y- , .. .. ��\ ''� o 000 0000 0000000r�0000000u.� � . . .. � ' �3m�� _ I - \�� »333 ammmmc�t>c>�wi�iaa2�nc��ti33 \:: � I z`. .. y,:� "�� ,. � � N ,�' _ .. , � � � - � . � � -= � � � � � �' = � ' � .� ` �. � ��T' V ° i ��, � � � � . � `�� ` � E� t ` � � ' �`' r aE� _ °�r_ - ';z °�v3 °E�EvE° oEo {� �� i>� �� ors �eeoEvo I �r; w� m��x °EEEEo �_�_��. �_... ��,� ' �g � � 00000o�000xo�o�000000000aooa0000000000000� ;Y; !I � ' ^ �� 33a � . . (-� . li �� --s i _�_... dittu_a�t_ua.is . ...r� r _� s q �, � ,� , �;�: I I i � ` � � � � � � �� ;, � ' , � " � : i � � � � ��I �� h E , o E a � � � �N,� �� Q I �� - p � E E�o t .A1N3dOUd I � .I - -. � -- ._ . �` _. __ r -_ _ '—. . J� I � E E E E m o o� _ � . � � �.t . � E �E E o � } �s � I � t E E E E i � _ �'� �� ___ � i Q � � ( (� �,3 � o00000000000000000000000�a000000�000�., , �I � � l� � � • zv ��y_ � , ,_ , ,."�ww 4� ,_, , rT-== ; � �� m � , ,� � 5 i � m � _ � ,. �, - � � � � Q ' . . . 4 . � O� v, I £ 7 5 t. � . � Q�. � -�� -= — - — - — —� � � , , 1 ; ' �`, - ,`� j f fi k ; , r r , � , i �� ' � '� � �� r i , ��.' y.,k �' � � � � , I �� { I 4' �. � 3N/7 ' � �� " T � .11213dOUd � z ��. 4 ' \ ,� I � � -� �'-� ——� — *�-c:-�-t .�-- �t; \_ J o . .. -._. .... ...� _ a '- x: . . , , . .� w i F fF� � � � ,..;.. .. :�.. .� .. J ... � „+ . Q v;. , w_ . . > w " � Q - � , i n . -, � �. w _ ,� { ' ' .E '� w ..: � _ � , � o i .. � r . , . . . O �� o E - �'—,� f^.f ' I- ' '� � � _ � N y a2JlI . )j� 7 � I"• � I ��, I �:_. i �i � a ° _ I .. � a `�'.�� ~ I. �� l rn ' �� O �� o � � " = " _ ` " ' I � Z U Z � � � I � 4 � r t - - �w � a�W �'� �, �. � , � �= Z o� � :� � � z � z _ - .0.J � d �� .. � { i w � m - � - - � �:�._ _ — — - -� � � � a„ i _f ; � _ - - i � { � � � � � � �w w �� ow LL, U �n . � Z �.' w I � �' � .S , . �' �.� . L i . �� m � .� . a � .. �_ w � . � - . 3N/7 Al2/3�ONd c��' � � � � -E �i 1 + � I` 3' � � � '� �.. .. .. �. ;� f ___ . ' _ � - �_� ".�..-.-�..�— __F- _.._.__ '__. __ —� — '� . t—'�....-�... -...�.-.T.—'�——��:_.�_—. �. � .. , .� �.� -> � H1dON 3�N3i1 t/ 3NG'Z ; , �� , � i , z ., . _i . ..,_._.: _ _:. ._. t � „_ ,� ....._ . ..__. , .. ,-� , _.._, r„ . � + . ... . . ... _ . i`� ....� �t�' ,�,. Iw I? � � u IQ � c�a� q � � W sS �� '• c 6 d 0 7 �_ 2 �o a� � ��u d � L �_ �!�J �`)� : �' �o o d < < d� i J '�d� ~ � � m O d� d � � � � ` m � '�`T y`��, � � o" � � � � pti O � `�° o � � �w� '1' oJ �O ' r m y V � � c � m v F�— S d .. a< . . - 'w N � w � I, A � z , i w�� w�ee x = N�zz- J��e� � U�ww " � k- v �- w�� a � �; � �� II � � �� i � _ �{p � ��a � " � W � � � � z�� Q �; �w;�7ff�� a�� ;� �� a �;� z� ��€ ` � r- , � y�LL, �: Q�z W ��e�k � ��< � ��sw. �� =ff �;� W ��38` �Si� � � W �€��e� �� W w�glY�<��LL� �� y�m�� g �� ° " s �`�� g��€�,��m m��F� ��- ��`a�'t�� j<s��'��F7�8 t- '� ��,�a� y�� '< >p�� 7 ��$�� S �Y ei4apwLL�y ��$3�� gs �� Cg$ ��33#��&`�8 � � � � � �� r �a�� LL � � � ��w��w�a��g 'a �� LL < �o�o-� ��9��.7�`�4od�� `o � � �LL�rcna�'s�'��k'Y'��L��33> -�Y. � � w . � � ' ea`��a�a��`�::e�szz�a»��g� � � � � � � I � � � � � o � � w � � � � � � j=�� g � �I ❑ � `�p� � ti G � y'k � � t I I� Q }� O 0 � Y � 6�. 1 � � �F � � m �� m� �Y�7J�� vw 1� z o a3 I g � = 7 ��2..� �8 N ga��<,��eS�7�€ ��" `y�y�� a o Y�F��f�YF��=��d�� a ��E�====___'�� m � � x w F � w � N m � �Qi � �Q � � � � U � m QI � � �a � � � � � ' � g� � �� 8� � a �� '�3� �� c��m W � � �� 0 = , W � � o `�3 d�� E�'�- �� ; � �li <��e��< <�� p � ' w�wawwww�°LLLL.w�LL��_��,� I ��1�W��'�ww�:LL�Y4:,.a'��g4t��u � Q 9 , � 2 � � �� w � � � � 3. � �•' � ��'€ � < � g 3 � � �` � �� p � � ��"� p � a � � � � � � �� p"� a a � � � � o � wc-z� � ��-�`� � �� 4 YL� �'�e i � <�. r � € � ? � � � � a��<��3��3;��3€�a��-w ! i '� �3� � � p � � «a<��<�<��'s��s€�ww � wl��T� `�e � I . � �T� J. N Z I I I i � Z �o .g Es� g � � � � ��N Q � � �_� � _ �� a� � �� gg � € � U ' C •• p6a� Q , /� g�� E �o �a��m �� ij. �'O �$ _ O ` $ . d�;� � : W _d�a � �gm ��s �� .'��ti � � � �� a �� z � g �v %g � � � � �° ° a � Z ��o o� s�� y �� ¢ b ��, �'a,, �, • � � � � �! y ^ � 6' +� E O - / am E gss�F �� CO s•L J'� 8' �€ � c -o N a � ��" a a� �`� o � �J �O ' ° � p w � � O C `a •p �� a � ► � �� k�a .r Lo = € /�� S d a � � - �, Qa a�'se� fa� i o � E � �'_ �g .. �w a & V� W heme we�� € _.�: w < ° � � 4 � � � � � � � � � �z � �w N� � � m � � � � � � � � � � �a� � � � � � � � € w v �y� �� S � � _ �� aa d,�. ��.x . . 5 .. . ',N � �� d� �Y' 'Y� �" Y +`Y� � � '�Y� '�Y p� p� � � - d`o ffi ' W � �,� �� x � � �� K� �� , ' x ' � �. ,o � � �� a� �s �� u� � �� m s s� �= �� w � z� w OC� O � � � � � � � � �-�p � ��. ��,; o - � , a �- '_ � �o = o :_ �o ��'�%�p � , ,o aa u " ,� : �O � a �.\, p 1.�,'� . Y e . . d ....,\� � �$ .. � � �� \ . . ?;A ,,, � / � . . . i � ,.: ;� .. -o � l '' ��` ' '' � �` � � Y - ��,�� t- ! ( —( ) - i � � � � _ ��_��-- _ g0' �� - — _ < e.� �� — — �e.a — � .� - - - � � r — — � �� — p � — � �� — � � : . — �B'Q g�_ _ ., . a � —._ -. _: r- <o.p � : � _._ --_. � ----- —, " �. iia � ; . - - — -_ � - . . `� �_. _ -_ - _-_.. .. y Q � � �ill��_- � � � � ' °�o-a, --� �.,,� �� _ ,,� � 0. s� r � I �� — —. �� a� z � i ' 1 � o �'�-a f- Q 'i :_� ' �„'�� j ' � � �I' � , i f `�ti`�"J ' � I � � ! � 6 � i � � I i = 4 � � , °� 'fl , — �E � i � .} . �p" . Q � � � � i J �`a . � ;� . _ . 1 . � i � 4 , s`�. i� _� � z `� Q � "--�J a m a ��!� � �_ � � �� .— � o � � w q ° � � � � _. , ��a � a�� Y �V �N�� e3�r� — �"' � ��_ __ � � O _ � � Qi a �� _.___ � �� Q � g � � � � Ii 14 ,� .-�.— 1, Q � � '� � � ' 4 � Q w � w � � � W � Qy+ � � .n - �fl O - b o _ � 2i a- a z . s a w � �m � � m �� n <� �-,�� e � w �I� �� LL �� T u I�saJ ' � j ��sQ° o _ � �s �� s �� # �a � ��x =� � �� a `� _ r P � d m �a�� ' �w� �l �� a �� i —. �o�� r g� � _� so �� ,v �° sm � �� p� �� m rym �� J �o ' ;; Z � - oo� Q �` � � W o� �� I � � o � •• � �� Q � ,�i o 'L �'O f0 m � a N ' �: � ��v d � � Z �r o I �{�J �J,y a, � � � �, �aSoo � � � ,�� ,� ,�� dd��, �nv . ._. ,�.., ' � < :m n ra � � � � � � �J�� 'L�� y�db ' `� � � � � � " x � `� J �°' a"i rn v ° ,= m — � � = a <a _ W � P A P P v . v r > r P � n n P s F P v ��v P P P P ._ '—'.. C �- � P Q P I � /�.�� .___ e o : P P A P P A P �.� . j � �� ,tl.� P P e v e . = p�I� ? � . . . ' ' ' a r . � +',�p�' " . _ � . ,' ' � . _ � i � o � _ � ;, . , � . : M s �----�� . � I ` � � � �e � �; � � � - � ''- I� : , �' � - � �� -��i�a � ; � � a � � „ (-_�- I _ P�' � p ° " � j� � � � � P� � r � � � r � � � � a � � � � o �' •. � � �1,�� ►� .� � � : a � I � . -� � � ° ; o � � � � � : n � a . � � . � . �_ �. � � " - . � , ; , � � , ,� � . 9 . : , � P ; �' � � � . -•� � � Y : - � . . � ; � � r �� . . � � i e P P�-�-a < � � _ � � � � � P P �� e�a _ �� --��, �� i� {I� r � . :" . . � � � � ,. . ��. r��: m�-.h_ M � • _ I� I � ��.� p — � e..� �� m.. , ' ry �� // � P 4 Y I �� Y \e._, _y� �i� � .�j L' ��'.-.--¢` � �.m ' `"� ' �. � ',. v . P�.'d . .r r : . f �e rP�l�r � � , o .� : � . �� ;, , PPW � .. r ,. rrr ,.�� .- � ��, . . .�, `�� \ �I � j • � � ^ � I P A ��-� � \��e . r � � � A � � ��fo��¢ �\ � \� ; e � � i � � r P ,. .� r � � ' �� - i ;� � p : , r � ;, _ e � � a _ P " P = - - ' � , �_� ` , . � ' � � - x - - �� • � � �P � - - - - � �� ':� �. � � =� � � -� e . _ � - - � .. 9 0 , , � � � � P s'. a , : - t � . p ? . � a = � . R P . . � �� , i � � i �� = r �.. _. �- .. _ � � � � � � � � G f r r ,�� -�. e .. � p �� . :�'! . . . P . . r : i� . .. �_ . - � , =� ' � ' *1— � � � - - � . .�� ,_ ,. _ ,„ . �; �� . . r. e . . „ -- . � . ,�� i � ,. r . ,- . P . A r � � �� I j� i � �. • � � �� '� � �, , � �d �3 P a � ' � � � n . � � a �r r� �" � n, ' �� . � 6 ' � i �i�� r r � P .- .- �L 1 : � �g.��p � i i ^ e . � I I I N . v P : p I rv y � ' � P r . v N ` d fh �.. � � � ,. ,. . P - �� 6 . ��f' � � P � r '� r . . P s _ '- I . �� , , e . . , , , . � � � : •� r � � . � � P � I � p r t� - rv � � P v n�. _. _._-_. __._ _.�_._ _ I ' . . .__� � rv . �„. e., . . � . = . . P � e. �i ___,__". - y� .��. �I . . . ry .__•_-_V_ . __..... J L /� . r� r .� t� . f� ♦ . . ♦ : n'... i" _ _' . � I. . - ^� �„....... e ^ �J 9 �..o. :�... p P � r... � � c .S P� . ^ I '� � � P P � � . ._ Z . �� P P �� v N 2 Y�� r," s �1.� .. i+ . v __ n ?� � k= *k � � r �� . O � V A .. � �I - p I �� 'A • �_6� ._ .w P . . j r�� . � P � � fi w P r r . ,. � . . . . . . . . . r . .. r . , ,Y � . . L_�. .�_ __�—� B �... P r ! f P : � . �,�, P P ' U a r P . �� : . . . . � i - < P ,: _ j z � e m � � . ,_ _ r - - �I� __ � . P��. . 4 �J� . .M. � P P P P P � . I. : P . . . (' . � . . � . . � � I PI . N � P a . r r r a r ! � s r -Y.� r r • � { " I I n ' � � r . r : r � r n" . r . r . . . r i� r � . z � . � 4 � . .� . . . r . . r . . . r r r . . . r . � . . I , �'+� Q _ _ � � � � � i � : . r . : .. r , rr ,. . . P . PPr :� � P � . PP . : . . . . P : � W ; � d � �� .� �� = P e� � � . 6� � � �� o � � � � � � � ._ . � _ * dl ' ` ° �"� � .�"s fi�: � � -�/. .7,� I _ = r r = � � '.�— � 3 � � � - � �a" � . - < m � � ��I = c c a P > p n P n < n n �t�'- n < . v n < f� . n n P s n a n . v vo F . .e P � . n v s �f P v v v P P P v ♦ ♦ ��P c n v � s P s }I��S = P F F P P F P . . P . . . . P . . . F P . P . . . F P . . . P P . P P P P P P P P . P P P P 1 . P P P F P F P F P P F F F P f P P P P F F P P P P F P . F P .cuwR.'WB1raP P P F P P P P P P P P P ,; vau Z �I$ �" �E� � s. � � I�'j,� .I , I g§�� a � in S' •• ��N � c - m a�i E frbr.� . � � o �� I . I . �� ry Z Z � U�� a. �I � «ary8 v ��.gg; �Q� z � I . '. �� _� �� V = � � � � �,�oo Q. ��,�n � �k� � i I � �� s � Z � ,.. � � �' �v�p ;k � � � I �7 O p 0 C � �', E � � eg ` a�� ' i � .. c gT� Z vf � J• C �6 N � '��. . �e � �$' �� i � i 'i 8.., d S $ � � O�WC Z �1 �6 & i w C � CI ' ( � � o � _� � , � E g v � v � �.'-"' :g� �k� g I� � I . � p� � t7 dS a V I � F- = a a _ ., a_ � :, � . . �, m � ,,, deMe�ueuRao� z N 3i1/ — _�t�7/�` .; . __ _:_._e_. _ .... ., :� i '`_-----�_,__.,. ._ _...._ iE R , � � • � E § _ ___ , _ � . . ,_ . � � _ � � � � ... � r.��.:� � � �� , � � � � �� $ � - - - - - _ - - - -- - �. �__. ,:�_. .._�. . ,.,. , �� _�_ — � — � w -- J _ � z - „ , : ,� � � �,. � � �� , � � , ' � �� , I i F ,� �,�" , s o " � - . . ' �, , , � � �., � � � � � � � _ ___,/� � �i i �r,:� . .+ � ��0_-� � � � � �, - �a �� •� � � �`'�``..�; I � 1 � � �- - � ; � _ , , � � � . �.< � �A -� , ao, — , � � s.. k o �� .q.� ...\�` \` �\\<...��'` �� ' �� . . E^ � k ��\�Y��l. _,��'�, \ \�p)� ` iQ � i ' ,�+ �: \ /�+'•,'l� '\ �� ' ', °� � �� i � � � . �m ; � , ; � 2 � � �� _ � � � _ , � 1 .d \ � / � F� � � \ i� "w" � a .G � h'�.� , B� l � 3@ �I \ ',\� \' �\\ �� 1 � I� ��i � � � �� 'e �' - � , Z � k �� i'� � �' � � � �� '\\e� ; .�� 'R� B� � J �.,� z � ^ C G \ �\\, �� a0 � � O `V Y " �� @ � 00 �ti, \ iti �� `�� I �� _� � � � .�� '� \� �\\�� ,u� yti,x a@ O �y � �� s � �k � 1 �� O � � � � ,. � �� I � � � .;"�a a � � � �', � -. \, �� — � �\� � {; \� � "` -� 4�;^ i' �I �,� 'r:' � a* ��a �a \.,� � �i�,�� . A , , ,�� , ' � � _ �� ' : � .> � �� ek �., .��. � ��* * n �' �� i ' � �` u . � � i'. � �%., ` i .. � � A �qs\�� @ � . � �r � I � . I a � � �^ � '" _' � . ' 1 .� �.-� - / � (� 't�� Y , � + � 3R \ � i l�1� � � � `� � _ ' f : i � � e� � �_ �� _. � � � � �� ' � ,.6 � � v � � � � � � �_ _, �., ... � k,• �,� ° =' - i �:;r . i I ' . e� / � .; ;� �.� ' � p� . ��nk� eE . � � � � i � : I ' b}', �� T �; t G � �� _ ��'�� ' aR �� '. . _. _ :: ,. ' � . �� s� � '� i � � � t � �' � 7 i .� � ��. � � -j� ;� - �� h 'k � � _�' �'�il I.I �..�� ' I � � � `L" .. eR F x� . I� �j j5 �� I , ,� \� ��_ k' ' . �� : ..� t� N� I-i � A��`- � o � ' .. � � —��°op'rn . ("� ' e : " � w � �� ..,-:.,� ; ., ... � ., � � � « ,._ . � lp�- i - . � � z � ._� �- � k ? � , � � o �. _ � ,�.� . � o N c'� ��ar , : _, � - �_� . � . �- , � i -- ' xz . _ � fY(Y fY�� : � � :. w x �� _ �� / 000 I �; � � � � O � �� / �z a,OOO � ' � �' J w s \\�� j��• 'f + ' �lL l'�L lJL � �' 'I � '3' r V (q y �� \ :,� ' �� 9 a � � ; sQ 1 � � � f �� ' ;' �; � � t. a � R_. ,_� � � V� i ` � � , � � � i � � � � ` � � - �. E 1� q� / -\ .-� _'_'__ � _'_�� . $ �� f > � , � . , _ � � �,, \\ �, � ' � �; � � :', � '( V� � , �V ' � � — - — � , ��:� '��, ! � -ek ;� � I __ \��' ., __ �, �._ , i ` 'Q+ ; I ; � �'�� '� �� , � . . .. �� _ . �_ dR_.'� � �; � � i � � � � �� .:_: T \\� � ' 9 a m i � � �� , � � � � � � f \`�.. S 4}� ,f'..' 8� � . •µ� ._. '. � F ; . �*- 1 a � .�"�n,........ 7 �� i �;G s� I � � � _ , � \ e I � �� 2� � I I r ar� � a � _ , , � �r ; -fi.�. \` _ r � .R � ,� � e� � � \ ' � , � ; :1� .. �_ k v . � .. � . ,� r � . . F u � 0�t � Y ;�. _.. " �� i I � F �e E � �� i � �� ` � �J .� � � � � �� - � � , � �' �� ;= — - -- — � � � i '� �� _. �_ -� _.._� _ � ,_ t �--�- _ � � � -- „ ,� _ � �, , �,;� ----- � � � �� a� �� . a j �_ , �. �3 � � . �� :, �� ; I� I= � � � - �-��:' , ' �� ! � \ �*� .-�` �✓� � 1 � r � �i _ 3 \ \) � �vF �� .�� m � . I�{��n�\\�� `�k � �+^ i � �� : 2 O, y I`� � \•. . � K � �� A;� , I .. ."._ __ " �� .��m ii��¢� �� _ . ' � . � �. 1�VAAA. � � � �� '.� . , E l .. �� ' - (�� p . � ' n � �� '� a Y� �U � �j ` �p \ �\,; � a =��pp��Q � y t BI I ��5 O I Nm Ii �� 4��, �� .._, . � � . . .. _ 4 � L Q�B��g�� - c � J � w� I � a � ,'I -� - ----_ ---- - ---- ---- � � om , � � � � � � � r� � � � � � , , , � _ �:. � , �' � ' �; . -� � I � � � � � � ; '1' � �� , f �� u ,�" , �,:, � � i' � as= � � ( , , - ppp �- t — .�� ; � _.:... � �� £t \ ._. , �s �''t_ ��3 "�,.. . . _. � �� .. . .--.� a� — '� ; . . . . �� , ,.� �- ; ,� I t � � .,.„ „ , , � . -�_ , �- � _, ,, ��, . �_ � ; � � ,.., , �� `, , , , � �� , �� : ` . = � ,. . s �i � i � t ��a - - - - - - - - - -�- - - - - - - - - - - - - _ � � ' ,. _ , �x--- - � .. f, - . �,..._ . . _._� .1 � ._ . _ :. � _______-=—�.. _� �.,�. a:>.s� _.�.� __.�______ ._e__.� ..� ..��.y �...t- �� _ � � � �ruv^�e � . 't'. _ v"" . : . � �. e. 3NG'Z � � r �' � � a. � A � � ,. �E� .�� I�ON 3nN3i1 h' 3NG'Z .�d _ � . ; .,.,. . _ _ : . ° �� , :. . s �_—_... _ - ..�....--.,._...� � �.,� �., .�,,._.r__-�=.�---�-_. � _ - - . � -- - w, ... �- - . _,�"a..,F,..,�� .' .. �a . ♦ w � � NO'V `l �I z �� 5��. s � �I�� &g� Q � N � •• i �NN � .3�3 :- o�� .�Q°� �'� � : E&;� ZOOC � � , z7a� a � m ..a e � ggg� �� I �� I �� Z � � o`o a �o �ae� d„ §�g � �� o 0 0 � J �' � � Q �i g�� ,,{_ �I l7 Z O �'1 c #, _��=� Z . m � � d�� - ak �`►' � Z c �a N � � � � �p_�� €�� I � �^ �� a � . -x � � € � z r"� o�� i � � � _ a c � � � z_ - I � � a� � �i =��' a� $ � E O I ' v ' • `rt � � ' ' � I �- =8 F � a � �= e�� I � � � � � � = d o ---- , = , . . '� �, ��. . I V.l9 w a V x � o eeMe wa�nd�� ; � R ^* ? � � � =� - . �.�.-,....r .. _..._ / � _._ I � iV 3iU- �b'7/ _ �.___... . �� 'x �' r il .� ,,,,z � # ; � � � O �3 �� l � � g � i � / .. .-t" ,.— . __ _. �� $ � �{ �;�� ' :�: _ .� � - - — — = — � �� —z—� _ . ; T . . �. .. ,s � � . . � `; ..I � ,y, �. � s , � � �� ,� „ � . .+ � 0. �� - � � � • �� 1 �. ,r � � i i :� � � ... � R � � i ��r� �Q ' c A. /T 4 � �; yI I/ r Y / \` \V � +�'tlif'�I 'ri 3 .- J, 1�7 ��\ �� -'. o J `� � \ v ' k�' j'h � �� ,� ;�,�\.�\ � � � , . , � �� ' P'' �i � ��i �`��\�� ''� � r� ��\\\ . � � ��. �G�sk�'E�-`�� \ �\\ l�` � � a� ' I� r, � ! � ``:�"� �� E a��E � � f,*5,% i( t" � t j \\\ � €F 3 �a�� 4 e � .r� ' �� ;\\�\& .. �� g F� g €�€� � � �� i��li ��\ �$ � � �� , � I ��' � � a.� � g�a� � �� o�� 1 ;� � �� ° �� a � � � � � �� ' 'f� 1 4�� :�� 8�'�� g ��. ;�� ! �I''��3 � E �� a�€8� � �b�-�cE � � � � i�,,�� : �� w �� , � � ;�� g�� "-{q�� i �� .., � 5�� gg��0 � 2O>' ��4�� '�- ��s � �� g ��-�� t� 1 � '` � a € ��s ap�� e��s E �„� ��I �y�� GE�4a$� oE� �s� �� &�� $, �� ^ � � �° ��$ _n�.�n�me � # � : \\\\ \ � �`?:a�� o�� (1 � � � ��B�a o�5�� , � , M " '' i: � � , 0 � �� r� �� 0 � ' �� Q �� ' �� ,� � \� sE � � v �� ,� '`�� $� �� g �� - � � � �,.�� \�� 8� � �� i�� _ � $ .Z �{ , ' �{ �9 I \�. \ I. �`y 8$ gF iE��n� c� �E�$ a � � � :2 �'I' p�S ,� �YE E'` � �g a€@E� �e . €� � Q �o �y.�, �r� i'��;�J�a �" �r� �s �$ 8e a8 9�a�a $ �� ,��s � � �?l�.(� 7. � W�",�`o' �� \ gga €8 E� 3� F�� s !asy ��a W 3 '-* �� \ � l � �' �x �s �a 8�' _ S ��• � � ��'� �e;-t � E:B •� � W � �' ��f,'$�, '�, � �� .E°�� ➢ �g��g� � ��^�e �5 � +�� ; assS �� a �� '�_ 5 �� ,rl�+^�� \\ .� �� $�_£� �:��s€�g� �gaa�s$s�� 3 i� S S€ $ g � '� ��l'. � : \\\' \ �.� �.�' s §e;E° ��F��c �g€ 9��g�q, '� � 1 n(^�'v�'� �� ` a�€ � ��st� �& � y �g4�€ � sa�'£ � � � � �t � 1„V ��\-'. ,` \� ES�£�8�+'�Sg �E�'�B��E�{aeoEk�O�y�E�C�� • A� € g pe"s¢ e � � H=9� i �� '� ti\` �. c w€ �yyg�e a� ��s. ��8��§�g�i� ��€�2 Y ,'r.t f '~ � .�\ ` - i%�-�'$8e$q� ��5�6��€'eEc��{g��rE��B O 1� ' (.� �� $�� g =o g � ' � ��, I\ \ � \ O �' vTi ��$�•��oag� o§€a ��g$s�t'�$a5g ��'s�� Q' ' �� s i�; :s` �&��E`<s w535�E€��v�@€€i€��d�a�a � � 1 � \ J �� o0 0 0 0 00 00 0 0 0 0 0�6 8� � � �� k e \, '-' � k \�\ � \ \ a +� � � � �\ �� .�\ � � , � � ; � �1 � � �-�� , � -� m ,� , � :� �� . � , � . , E �� . � � �, � � � � � ;� , �; ,��' \ � �" \ ��.� � � � �;_ � � , � ��; � � \ ,\ .� � 'a � : � ' �� 1f t , \ \\ ^' ly �4f� � I `�,, �lyl \� � \� \\\ � \ \ � � }lyt ��` �` �� .y t �h�' � y t �� \ �\ 11 �t/J��i � .� �t{ � .' , \ \a. r /S d § F �� , � �� J ��, \ \ � �� .� .,. �E3°,.... � � � "' � � � � t. �� i' tf € � SE I �� \. I . �' e 5E .�'1. . . . . . �.. � ) n'� i �a / � � o� ' � �� I � �I ~� ��1� �g� � �i I ., � � � ,� . .., a�� r i � � I C �. '. :, .: �y _ � �' 8� �J(' I � ' „ ' � I � . �.. � _.,,�.�:� � � I 'R� 7 � �4�3 m "�"' � e _ �F'�; , , � �� * .. �� y�a _ . � � ' I . � . � � �s �� y� �� " � - _ � e�� ! - { .' ^'='�'�—9-i-_.� ^,, � , _ .�a.. �..a._... - .� .. e_ ��3 � .»-.. _. . ._... .�M � , _ _ @ ' ' � r ; i�»� .��) � 3�i-udo�v �� 3nrv�n d �� Nrrz � ��-. �� ., ,-t �.,, , _ � , , � „_, �� , �, ,, , _� �...__��• t� � � h , � ��. _� ____ ..__.._ _ . . __...m __ � , � �..— �___ _ _ _ _. _ _.w _ � �, Z # � � x ��I i i, � " � B � � u i s.gp ' � I �I � � � � •• ��N Q 8�3�' �£^E fi Fv� � �a§ ^ I I ii �, I ��.._� Q ��U�L I m � p3 � -»g g� �`c i I I ,' : ��J , I �,� �� N� c a �i s4;� sq�,� ��% � I I � �9 �T O a ` ` i � � a Q �fi - � �� y�� .}�� I q � Q �0 6 t'i y e� E s�g �� I� � �'�.I�' � �' �� g • � , � - �r � c�a � �� I � a$��9 €n� a ', � i il � � � �� z4 g N � = d o _.___ � g=� �a� z � $ = , . I� ., �., i.' � '. �'p � p� � R �� a � u aav�e wS�Roo� .. rr r--`�-�_,. ....... . ..____ � � ,... .-..�_......._� _,. H �/��d� ��7�..�.,�. . '._ . .»�_.w .. . . ''' __.. ... •,n� H � ;� ..., . _�� ..__._ .__ . _ � +�� a r — - - = -r - - - -�— — � �.�: ��.,� ; r' .,.,ar��,. - -'- ,.,�, i .:�� J �� _ � ��Z� u � w�, .. „,__ r _ _ : - � y . �� _ � , � � „ � � � � 4 _ � _ .v.. , .�y v _ � �z, �i� � � � �- � ,�,,- � . � � � Q°�i o�� °��; �.. � _ �..� �`� s �� i � � � �, , �� e�t o � � � ��r��i �.�� o � � � �� °�� . �- 7 � �� '�'� . . e� � � �`�, . „ „ � � < --- ' / �`. �� r ! \ �� a � �� , ,. � �`a � J�� \� � `�_ � � 'c'�� .� :; � �...,_,*` �( ;��\\� �� .g � � 0 0 _ \ r-r p� � " �a�� ';�' \�;,\ � `�J�� r ' � �� , \ f "�§ a �� ,�� _ e� � � i �� , �� l, � % ��'�\` �� \\ � � �� j \� Z �p��"� �� s [nr P� ��%�� y� �a��\\� �\,�i � """,� � �I� . �� .� '��°� g�` : \\ � � "�' � l e � -�A � ' �i �� _ - \ 3s5� .s � � �gil'` '� �$� /' I^ \- \\.� �\�Y i�'"�`�0� � � m� 3 ; �' 1 �� ; � ,r � ,��''� ` �„,�� ` , / /`� \\�4` � o� � o �'' a l' `�'z�. ��g.� �� , � �� T' � ��,-�� `� � �� b � � � � � ��, a9�� . �� ; �� I� �' � �� agg � �� f, �,,��, � > � �� ; ; , 1, N y�\ � �� a� � �� ,� �� \�\� � a� � � am o� <. , .�� ;��E.� �� 1��, .� �,��,��;,'�, �.. �� 9 o � o.� � _� ea�� [ �f� � � �� ') � \\\\ �.l � I � I Y � �d �F$$��E4g��y I iit��'' g � I�' 'zy\\\ \v.. sx O O �I''... � ��\. �� C�Ci� ��E@� ll � � ;`� � ' �1 !� � � \`� ' �� ,'� �: �� i �d°o � a I �� ;fl s : � + i :e o o � � � o 0 0000aoo 0 0 � ��\ \ � � � �� :�� ` o � o °��a o \ ��. '� � �, �\\ `� � � �r � � �'' `,� � � � �� "` �� , � �� i��, �° � �� ;�;a- � ��, ; \ . �� , � �r ; � ;� ��, �� ; , ; ,,,� ; � �� , '� � � ! � \\�. AV`� � �:i I � ��.� �� i �� i �� ` � i ; \ � �� . . . , � � � � � � f+ „ 't.� i t.� .�C � 1 �Q_. w 1 .f I�� e: \�� . . � � �� ! a� � �, ..�: �l�� ' � '� � o � � � � '.�\ \� I �0 � 0 � � � � , �\\ �'i \ a� ' � � \ ` ` � �� , � � � �� I� �� e `V � `, � � � . \ 1 i� i ~� � � ��a",� 04� � � 1 I a t ''�`� c ��\ �f' l� 0� � �, � � � D . � � an' � � .. � _R g . � ' " � �- � �� . � ;�� _ . ... � � � Q �� \� . \�� ..i. �� I I `� � i \\ `> � \\ � ��\\� �� e�# � � I� _ I �� l ' � y , � � - ir 1\ v � � � � � � , I � m : � . . r . � I � � � � � w 0 � �I 1 � � � a � \� � i � � I � i O � �p o, ; ,� _ � � � � �J � � G� I ! � O �I � \ \\ �� I �� . I� t' � ' � � ��x.i i' �� ; � � ' m � , � ; , �� ' � �°i. i �� % � 1 1 0 '�: i.. \�� \� �� i. � oi _ �� ! � o � \ \� i . � 4(1 t -� � — \ \\� . y0 ' e��l ---- —•--- — < '� !/o I � \� � � � _ ! J � --�— �_ � � • _ .-_.� E �\ ;' I �� ,_ � �, \ ,:: \��` '�� \, ,// D � � ' O� � I � �'� � � ! � I � , -, �� , . �� T � _ � , � o , _ f � � �,;`° � o___� _ _ � - � , o �� ,� , �� , , v . � , , �� _;�o i , , ; � � � � � � ; � � � � i ��; � � � � � �_ � � _ o � i�'' �� '\ �a � , i � i�`` � \� ��o i � E° � o ; a ; �� i , '� � �o l o a �\ � �� , � , , . .,,, � , ` � « �, \\ i i `, � _ �- � � �� ,,..�.� °� � �� _ � � "- �.�� i i � o ,��5- �-- o � y� � . ;� i � �� =n �v__ --� � m � --- --�- - - -- --- , , � - , � --� u - �_ � i o j �� ,�� ° i o ---;T- : i �� oa o � f �. � � � � �� `- � m � � � ,�__ _-�-� � V �� t � � �� d ,� �-- - -- 1 1 i��, <�c�� „ "�k�a-�°:ar ��\'� �\' \'�`� � � �k�� I 3 � �� ,. � , �., � � ,, _ s�� \,� . . � � � ��°� __.�, o„ � � , � �'�t�� e„ . � � � ,�� _ 0�. �� . �� p� � i a < , � �M i ( .�� ' \ � , I � �.,f `� T` �. ��a� ��ui � I � �� n � � � . „ �� ex� � �� , � � � � ��; �� w ,,A �� ` - ' � � , , �� I, � I ��y,�� o w � a _ ,,, .� `�. �, i li� �� r„ �� s i a � � o �� - f � ��`� \ � i � � �� , a �� ° z w 5'� , z.;� 0 �� m � �` � � ' �� ' „� �:�,, x o � �� i '� t � � � � , x. �� , � . i � � i �, � � � . � , H = ° i , --�€ o -�--� -- : . - � � o ._ , � �. � � � � --. —_--- - - - - � � � � � ,; � � _ _i r�,: : � � � � � '� ��,` � � ;g, ��, � � _ �, �'' � �a � Y :. . � �..—..�_ � ;� _ � ' . � �� e . � .' � ,.s^' d- .,,e�� 1� . � h��. , N . ` .. ._. .. , 4 . ;. �.� ., i,�.- . ,,. i � i ._ ,,., ��, ' � i � ! �� . p,Q , ' I k � �� . .. �l. � . � 6� � � ' ..F- � .— '_'_ _'_ _,'_ _ — _ . . . . _ V� + — �- � ,. ' ' . ' k�-'�,,, _ _ _'— — _'_'—'_'—'_.—'_'_'—'_ _ _..�._._._._'_ _'_'_ _'— _. �,'��,t. g _ ��.�.�.....,..__..::.�..,.._ ..�.�� .� _,,. ._.___:�___.�..._..._� ._ . �.. r.;.. ',, °=."� ; 'S � .u� , ». -__,., _�__....�..�... ......_�_.�_..--. z�. .. . , .,... :_ __ .._,......:_ . ....._.. .` ._.e...w._�_._.. � � � 4 �nr �nN�nd �� ivrrz ; �, � ::�...;,,.. .r> . .. � ' _ _ _ ___� . _ . _� j �a� '` . �udo�v �nrv�n d �rvdz �€ - � � � � � s � _.:._.L_ . ._ ,. , . _ _._ .�_ .�. .._:_ ______...._ _ _ __._ _,..__._ , _ �� . a � � �� ..___e___.__._..., �,�_.� � .�.� �._ _ _ _ �� ,,._�_�_____ , � � __ _� .��. .� __.__ ,_ . ; � , � � � � `�ti N N � �� E3�, F � I � g � a�n� Q � �� agu= � � v, � i i• c�u� � sl = {��E �aFo�p �:� o � A� � ' �$ � i 3 �.�� S- S agam ��% ° "Y o _ � � s ' ' I o� a � �6 a -€4 �6g � I - - z �' d � �� - , i - Q ..-.__ vfro �'� i. , _ �6 6 �j F .. J O � \ � §E g k� i�.(, � ,, I �� $ � = O 5 € I M C � N � I� ......, � F g i, ' a p ~ . � � .� � KE tl 6P�y `o I i i � S �J � a � Z d d . �� ., �� a�" z o � I � � I � �� . . I �i � ' � �� m �� neme�46uAtlo� ._,.. ,_. ,_._ ,_�_�_�.... . ...._.__ . . . _....,_ ; o iV 3r1/d �b'7%7R - __ .. . _ . _. ._...___ ^ �n , _, � .C6 fE .; , , . .,_ _.._...,.._.�._t ':� � ..�. . 3Et E3 ., . � - . ... .... � _.. ._:.y__ . .. _'.,._. . �. .___.` ..._..... �— — �— �' — -� -- - - - - � . __ . � � � . � n `�: ' - _ � � � � � � � � � �.o.,�,x �. _ > m F , _._ _. , _. . �° � I v � �'_ ` �.4,� o � � 3 � � � � � � -�—�� _ � � � :., z � £ Y ( ., � ��_ _ r� } ��``� ��! �. � � „,,, \ ..� W � � � � � � � � � � � s _ . � � � -- �� „� a� , � � ,i� �� • R �� . � � � � � � �., _ , �_ � � - � �� \ . �� :..._�r�/ � � + �;;:`:i� \� • • •{ ` • # f � \ ' � y �,. I � I I \ � J � I� . � '' � l �' �� r = -� �- is �� _ � � � l �� . �,� �� t � , s�t a , � 3 � �, '� i � �� A` \ � � y �� A f � 7 ti. e � (z e \��:,`'\� �� ' § �� i � � \ .- � �� Z � �«� �..�«;,, t, � � @ � �� ,� � �a �S _F� � �� e@3t - B � \ \�� ' k � � 3E� � � �.\t� t.; � � , �� a "�� .� � �- aE � � �� M _� � i; �Ei � \� � � �� R�� aE � z � �� ; �; , � \� � a�E p � � o 'r \� � yt € � \ @t �' 1� , m °� ,a� Q c � . �? � � ; � � � � . o �� ' � � `�� , �, _�� , �, w �� B ��a �. .,� �� s�� o � �� _ �� s � ��' - ,, � � � � J �� , \ $8m =E%$� � ��R � �� k � � ? � � �� ` � _ ��o � � \ � '� � a��6 � �� o$ ��\�� • i�� L e�t� g � � \ � a�� . � -�� . � ,� I �\ ` �; \� � � lJs��€ '`;, � i 9 � �, � ;E�xffisa � �. � -, � � �� _ E o€Eo �� d � � '� � � �C;� 1,, �� °� � \ �` ��t o��°°��Jo : '� � s d . .. .i�� ' W �E E \ �� ,.; � e � Zt . � rl � Z �F a m_ . � T > � �" ` / R�Y eRi I� � E E �� e . � � � �. a€i��° ,j � � A ,�' �a' � �aG� � \ - g a.n @ Q x a � . \� �� .,1� _q�� / � .. �' ki� I a\ �z m�z u�.E a r 3�� \_ aQt a M1 � � 000000 O � � r j �, � � �' ;� � ,. �� ' �'� � � � ; �; �� /.;_ . �� '�`�� \ *� :n�� ,;..� ' q�� i .` �._ � � '�� g 1 ;� � � .�.:.�� ' eE3 I .�� \ - A � I \� ��£ . � �8.;= ..�' � �t � �� i , ..� �\� � � ' BA3 ° ' � � , .; • � ''� 8 �Rt ��"z��r�rr�mmm H � , +a ;,, ¢' � 3;� _i � i� � ��Fr�� _aa_a�a z�"a a .' � ��.^ � o � __ _______ . , '�` \ � . ��`�� ,. A - 1 j A I � j W rc rcz rcarcrc rcrcrc rcrcrc rc \ � ., � 8 U � . kwy a d �� 1 v�� h . � _ f' 7 �I , �: � .�;,, z,,: . ` ; _ , �� -� a� I \' �.. ,�_�_ � U � � �, _ ' ... � �w � � . � .�,, e�@- (Y �9 � a � � x� F- 1� a0 0) I'�e { �. � Z a b F \~ h IeRi ;� O �� .. � �� _�- . .- � � / � � � ��- �a°po amo rn � ��§�� w �1 r-�� M . z�i u u � ; � Z�� r _a �K - � " z � . �, �� L._J �� _ � � � � J '�� m�o � � ��i �� ,- � Y � � �_ ° a � s � � O t c� \ 1�I 5 - , a 1 ' Q000 � e � � \ � f m� �� , � � .�. 1 a o 0 0 • �� _,z�� .� � ,' g o� � ��i i � r, i V } U�� .�� a ao�e � ��, \ � ]° k O i O # �m m�� p�� 1 a� a � � j o� � .�� aa; ,� �� ' � � I �'' a 1 � ,:' I � � I e � �� r ,i�`;x � � F� � s,� � � w� 7 e�tt --�€t � b � � / . Ao.. U i I � X I A�� < � � nnT. T.�.T.T. nnT.�.n � _ $ � � � F - l . .-____..._ , � 1 �� ` "r.-' � � - � /' f .� ,:. - ._..' rc¢¢a¢¢rc ¢¢rc¢ rc¢rctt¢ � I � � � '�J � O _ p f } VI� ��«R�RR�rrRR�' �, :. e�i ��' �.-.:�:, - � � , � � � - � � � . ..� � �"�� w= � w ' ("�—�, � .� �� „-.� �' �� - x_'° I � P ; ow �. J I , �} Q Qj ^ � m y �, � � p _ I \�� fi �' �ak� � �5 s�� x r 1 A I Q �'��;°�� m \ '... e � 1�� !ei �q�om� � I ald �� N r N • �\;'.' $ ,.e� bwri- a S a££' � �� ; I t m � , � �, � xx � , a�� f z- � j�� ;�� d �� r��r ao_r ... ..� ��: ......-�� rnr«r.^.��HM.,.,R�RA� � � � -.._.,,,,r. .� ._�� : � �..::.�: ° � � p Uc�immmmm ocm,�cm,cmio�uocmio� e&t I � �_ I R N�� \ 1- \ j t � ��;' ` �•� : �� I I r I � . � . � �� + � � : � a � t � � � a �. � � iR� � 1 � e6$ f � �� z�z�.,��zzzz V � � � $ � � � �` ` � � � " �� ## , r 3� , � � � � � � � � � ' a�� ( � y �� - � _ � � �w � � ! ' - a��- � ' �� r� �: �� ., . � � �� G I [ 7 ��"e '�a`� -_- I : :, �. � W ___�__ � ii �€! r ,Y. � �.:. � i �66 l _-= � .E. � � i _____ ____'.' . __� � � � ___ _ ,; ---- J � _: � Z� � \ _ �� , a_ , , , ' , , �' � �� i�� "� ��m��x „ � �\` ��• � ' � �� w�� `� I 3 z� � � �� . � � _ i �'.� � I � � ` �� y�� z� �' .� �� m ! ��C'�..�� Uw o n.,.ne� � ' � � �„��, �; -___�_ �A , oo h �� : s�; � Q�_ __ � � V� . o � — I � ` e�km6m4'��m � ` �� oe � c��§��3��o� ; '^n'.. `� . � �`� �Cei� � W� y� �� , � _._ ��ekY¢� [ x� > 1 ' � �t W � :. �-.. \ �.g� � \, .x�.. R� I' ,;'' w�k��o^zg � Nm �. . _ U N h, O I la � \ q , 1 ; U nn \ ' I 4�ryp� �' �e. y� � i I� ¢�, �m�^�'^� . __ ., . xo � � � � � � J c� _ . , i i ! �, � G -T,- -- ' . ti I '` J � � � , ; � k — ---- -- ---- - � '`' � �, �. ; ; ,� , � , , ;� _ � � � ; . ;-. , , � n � y �� - :. , . ._� ... � �. I R �� i � — ::� � �� ; , � _ . ,_ .,� ,. 9 ,. .. — a. , -.� ,. . , — ,:� ° �; �� i.� _ __ F �� I I # �� . ,. t �, � iI .. �2� n: � � � ., t � ;i �s . . � t _. ' _ _'_ — _ .. ..� ., re . , . . . — .. . ' z _ _ _ _ _ ._ — 'gg au..............w...•� ..�_......_. ..,.��.� . . <�,� ., . � Nw..�.,:.>.�.w- � 's J � � � � P �� ¢ .._.,� .__..._..._ , _ . _. .. .._� .._..._, .._..._ . ` ,_, �._...... ._ _. �.�.. .. ...,. . .._. . . ..__ , . . ..� ` �.e �Nb'Z or�iw vie, t �. „ � a ,,�, , ; . .�_ ». HIdO , � � _ N 3/IN3i16' 3NG'Z , �..,.. ___��_-=----__ _._.__ . _..._ -.. - -. - . ��p - _ .� .._.�� . " ___. . .,�W � ..�._.__....�_._m..� � r.�_...______ : �,.; �� , , �:.,� ; 3 Z � � � � :• v�°m p �5 � ��u �a�� €� p , I I�� I �$�� L � �gFg E.� � I I I I '� s' Z � � � � w�� n. �I - s�;4 �g � �ex � j � �r � _o a ,x '�� , � �� ', -_ � � ca O � 6 � � �1/-'"� � � ��E �� ,{�4 $ �z g y r • � � a� �' I k � M r6 �� s "E` x €4� i I � � �J p g � � � ' � - �' "�ea �Y� - s . '� ' . �� j Z & u :xs 1� . � � I— S a _ � i � m eaMuwa�mo> / !"� � �:�' .; H �. �- - ,- ��-- - ..,_ N � 3i1/EJ ,�,: � , p� �b'7/ � � � a � ` .�--»=- _ _. . . _ _ s � � � _ __ v_- g o > � a � � � � �, _: _._._ _,_ - � , - -: o � � � ` : N r.� � � 5 � 3 � � � : � � � �—Z� - � , � � �- � z � „ , � �� _ ,�� n.�,� w o • . - ' �� -� � a�� ,� $� '�� -W-� � � � � a � � � N �'� , �� - �u � �� x��'�3�� ( � �� i f �� I � V � � � I i ' � r �. , � �� • . : . Q' ,�t�-'t �'� � " �4 .\3T ,�\ � �\�� \J �\ \1 � � \ v ,� ` � �� '` Y � �� /�,'�,�_�.� � �� '� � � �� h \ �y��. �,s� *��(; ��' ��e, ��,�� , i J �Ii I' f'�`��/ '� � �j � I� �Ir ' '� . �\ i �� g �" � r I I � �\ �'\� '° '�"`r � r�� `'� \ , ��`' � Be� ;�\ I �� ' i� �i ;�\ � 'I I � � � ��. i' ,ti�''� � � '' ' �� '� i ��t� 1 il � ,�;� fti� � � ? i �� r��r j�1 �`� � *f�� u I�� \ � � i� � '�� ; ' �� `' ` � � JI i :� �� : ` � O � �U ��, ' \ i�� Q � � l� � � � � �l _ , �.,.� � -, � � t � �� ' �� \ � s ' i�l '� \\ Q > r� ' 1 j�;,:� ��\ r'� Z �, � � � #� � ;� ,�a �,,\ o � � , � �� W +�� ' �I �r� �� , � � � � �� \� .� r i � �. �� W � �� i ;�� ''� �\,\ ` �, � � � �i `` � � �� ::� ' � �� -.�:�, \ . � ¢ � � ��'� ti � �\ \� o � � �� \ � � � z � '�ti`� ., '� �\ `- ;r; � � � 4 ' 1;; � � ��\\' : � ? � � � � �` ^.� :r w �c � " � " r ��, Q � � �` J �,, ' \ v; Z � , F__ �� C� " � �\ r�-{+ .0 \ }�-yt � f , ,. 7't $ . I -\ �� \ � F ` \ \ ,., ��r \� . . \ � . f �\,' \ aaa...iyyy"I �� \ ... . � � � .. � \ � � � ' \\ \ � � �= � �;a� Q �� z �� $� � ,�� I �� g � � i• �°a�i Q s �, �Es� ��€�.�� a� � �I �� "� � � _�r � � � m �0 8 v��gPi �� _ , � I � �, �� o � E � :�06 d �p - gae3 g�� £'° �bs e , , ` �° � � -� 4 I g Q � �; O � � a p � � q � . (O 6 U E I I � 3 ��s�E �"�Y � �I ' �� e� $ J LL � � d�' c � .v � � �� x$a;�o €d> I , � ; E $ �� W i � °' o ,� � � �E� o ' � i'� I I ' ' ' � , �� 6� ° &o � � V � = a � - �= � � �dMd,.b��do, � � ;�� $ � � f� � � � � � � 1 � € � � � � � � � ° t�� ' � � � § � � ��F � � ; � � . �� 6 �� $� � � $ � � � � z � � t� # � } g �, g i � � � s �g� � � �1�� e � � � � �� p� � � � a �� e �� g t � ��c F . �P3 �� i �8� � � � � a , g� : � i �� i �� E i �� $�� #� � � �� l � � � �� # � � � � Z a g 5 ggg �� ' ,� € ��¢ � � B@pa�� ` � r S � �@�� ; �$ p� � � � ig� j! � �} y � �C* ! S� � ��jo � � � � � 4 4 iep l� � E 3° p� @ � � F # E�& � � � ��i� g {�� $�� j�1� � t i �� a '� � � �E�� E �� L �la� � �£Sz �Z � �j€8 �t�� S a � � �� *�� 3 �§ � ¢ ��f�� 'y} 9� t ;i�� 6 �;� � g��. � k $ �g� g f a w t a 1 9 �t � I° #, I a ,a �- e ,�� g=� � , 8�� t �,�� 4 ' g § � ��t .§ � � � � � �� t� ��a� � � � t e g� � tt � 1g �{ � �-i g � a��t i '9 � fi� � H� g �§ �BF � '� �� ,�g � ��I �� ° �{�� a e�� $3 � ° " � ��a°� � � � ,�$ � I�� t� � �t i�� _ � ,��3 e� �i� � ��_ $� # � � � �—��— — e - � � ��•€ � � �,� �� -�� o� ;�� w �� , �_ � � H�i:�E � _€� ��a€; � � � � $� w = a .�.li:��,� n _�� ° � � ��_�� ` �� a �� t�c � $ �� fl ; � �� — � . 3��t t � g$ ��-��` � � ' ( � � ' A �� I �@ n �� 9�8�d � �[��g �9al� '� �' ',�g�t� �� 61 �13E� � a : �y p��€� � �� 't�� t ��'.4 �' ��; � � �' k " �< � sa� Fp� � ��l�� #st�� a�$�'�� s =g�� $$�� $�s ��g�1 G p �'� ��1 � � °� �g �� a'$]' �� [ a �at�� $�i� B¢=€�a � � i� j3!i� � 3� I °� ,�e a �1 ��!B 8�psEE� � j�� € � �� % 3[ �s�e- �e�na� S�s �en, e °�� a*k�p ; � a & �$8sg o ia � �� 1$�j�$� � �Zi��{i �yE g�g� ��E a� b�P°j8$� o ��i pj� y8��{ i� s3 i ��B p�p��a �� fi�� ; �� t �k yg�`$e _..s �p ,�. .;9 �� Z �� e � a gg 4 �� '�6 � �E��F � �t��1g � �� ie �. �� {�' 8{ �'FI g8 �a �� faH�,}R �a � �a�, gd e�� E�{�g� c ��f(� �� 3�i � � a� aa F� 6 F i � a s g E 5 � �- F � ae � 8F{lt�g � kl��! i � u �s� ��zt t � � � #� Fti �tp � 4 �A 3 Z 8�� °� 6a � 1'� ; � �� 1a 4�1 �� 3.` �'�p �3 s��' ��"is g.id � rR� �A � ��`�� {p�E�� 944��"�� i��t�$��'� o��`��i,��$�� Q��§�� i�#�ll�ii��i��t�� ai�� ! �4��sl�� '`��a$��'�S �$I !� ��1 �� '' , � w ��lma��e€a ��1�� a:�::��....�$��41�.a�ct�p�ta �� fe��f�` �_� �� a��1 �i& 6�_��.�� a{�� .�o �� .� � �m�o� I�Ia��s��a8 ,'s Q�' b � � � vai �-� � - „ � < .0 _ m m�. m�< „�<a � �< ��s< u o� �.m �is< c� �is. ;� �. ea< � i� o i.��,i E9i !'Ij� � � � �� I � � � � � _ � , � < �. _ _ � i I �i, �, �i� '3,{ � � � �; F ��; �� __ � � , � � �?� �. ,� � s; � � 3 � �d s� ��s? Z ��3 ` �tg° � ��`.x w � a,Eg�' ��t6 !�'� 9 I¢3 �' � ' 9 9 j� � , pt,. s m �.��I � �� i� E�� €�i iE R � �Q�r>, �" z� gi �f� � S e p�p �g �_ ;y �!� 4� 3� €a w < e0 y p � � � . ! (9 � � i; N � � � Y a W a z � S�i� l�i�1 11}�� p'8� �� I j!F ��S 8 8 � � �g�� PCi! I��e ��3� � �_�:� � � „� ��/ �� o ��#E�eli E;ji �!�� 9� �3 �i q� ; �� `;1{ �. �•��E 3l�� I�e� ,a � B 6 i ii�}! � � � � � � �� F 9F@�i� ' � 6�� fi�gE - - - { _ � � � .� ��?; .. � ti ' � � � ,i ,t° _ - '�',` ,,.... � i - Il 1 � S ! � � I �4 y g �I 3!�St�E �B1 , s^`o"` � t�'� � �� ,' �, � �� ( �� s �� ig 'j j � � , , � � . , t , � � � � � !�� ` ' �E�g��i,'i p�� <�`:. ; � y`F+..,�`a � / % � ' x ��•' � `� g � F��' � �� s€� /c , ,�.-1 " ; � �, i i �>,'j � �a �a �1�� (��p i�E� � r�"'� � �� o . i � !q!f °k c _ l �� e __ _ , ,,,�ti� � �� ,, ��`�,�' ,�p,.��, �!!�� g � o "� � �� ;-+.L� �- �g� ��,��i � z �� ;,. �• I1l�li�� f�i� � � € ��' ' � �- $�� B �- . � . � �na � � ;�� e A, RU�� :�� ' SE,{i4�d� {m1ss� °! R � R � ��,�,, n N �g�zi� �� z ,,� o� w w � B ��, t. t � a / �� F�%f.- � �� -_ ��3p�f�� (��ig8}g �� ., �� a� � �� h � � . � � � A3�r �9�� g�g �ii��Q ��EIQ3i��C�f��E�4 �� S � �S� $W �� _� p�€3 =a� c� 6 � . - ti $ .. 5; �� " w w � _ a � i � ;., �g$s � -� � �i'� �� '� . �� rii ;� !•__.i. ,..a. - 3 � �� w� oa v �� • � __ �''� .e I-_• �,� a h�,' e �� i�� 3 - �'g �� o . b <ee . i � � e ao �� i.., �4 ��I��-T 4�s t. � �a r . ' b L � � a �r� �� " xo�� ' �, �� T—" �T � ��, g� � �}_�',,�� h�, E � t � �� a� � �o� � �@� �� '/ 1-, ° § rv� � m7;d�r- , i �V"�r � ' �,� � Na .:� � �=a� g �. � � �� •�� a� ��i� �� ;.�.�, ! ��° y��; , � �� b�mg4 � �� o �� -�.'^ ��z a �� P Sq ��n �� !�'rl s� �� ... � sc � ao \ r� n�� a, �` " . +�\ �: ��"� � �� ;��'"`� � � �� e� y� �',t� 1*�'� ��' ��q �o � � � A s�r--I '€' W -� ,�,S ti L �� ,� �8 ��Q� k �� .-wk+-��— �`�r°�-- $ � �.T @ �� ..� � m �I i' �� c' ��" x �t; � �' � � p�k6 6�J� � `*'"-i�1�I� � "� ��i� f !�� r�lLl I�I .,I�� _� df •o �--- Q �� € �'' ap4G��d pf$r:.� :; �...i t.� � !�a .'� t � -.-�I"��"�"'��III �� m �� i � o ,� .._ (�� .._.. -- � � .,,��y�, w �� `� � ��a� �+--� o _ � _ y r�� r �a j �� ,i =��.,w�� ° � - e � � �� _ �_ � , - — T 6 I\ b� �.� I l � W m � \_ 1�_ _ ' _ �z , � a '■ 1 � - � �� ♦ b� I b b � � �� s�� Z 1 o F � 8 � � a , � . � � � �� _ � �� ; m �_ � � ' T� � � � �� '�� t? � � � � L � �� g � � �� ¢� ..;._ ..:...' '�" �an � I' ` � � � �N� ��:�� y� L ..�j c�, � � � ��-' ��8�� .. ` � ''� � � � `a "c ,b0 �• �j N o A � ' ga� �� s � r- g< `�� e �x�� m ' � � � � I � � � � �� . y J „ ,} � � w- ` _ � W � � �s� � ~, �y �� c. ....^� g� z �• / � � �� °i :ve2`�r� �e � c , �•�- �R"� � i, , �; a� r s�� E� 9��' �� - a �� ge �' n l ,:• ./.. �3� �� h, Y@6 �� f� : ., y-' '_ � c � �,�. � �' �� pe �sad�Y� a n }� � ,�.; 5� sG g pS �3$d � �'� � . ��.! �� i k � �� ' E€ia T� ��g�a'� � sa€� �=�E � a � ''� �'� � " b =�� 4� 'p�i��@ ��u@ e9�� fi . / aG g " � �� e �� g 9. ��" g $a�� - �,�+ +; � ��q s � ppy @ @ as � �� 3�86 �C��4�4�dg1 � � � qy � � 6 � � �k y ��6 r y�'' �- � �� G �� k a ��'�� e � �paEi��ja� ��g8.�� s ag �� q � $� � w;� � � �� y �� 4 � E63 S;� XT��4�q°p$ ��S! �' �� s t �~ N z "' R6PG j�b �\ ,. ' �'�J ��i g Yi 9 F g C g c � / ��e � i�y, � � �a��t �a9�e@je i� i ��6�� a � �� o� p ��o� tiC � e 1 s��9 i -� � � � �� A9� � � a� 'Q�� og�� s s6��9 � �� r: � � � �� S ��. ��a�:g�i�@s°s�� s�Q$ �� ,�. � � � �� . < i "e '� � �w ; � � � � �\�,\\,, , ,��, ��g�� a � �� ;:�i9e �� - - ,'<^ � ��"a �`� �� ;��.�sg a .� � ,a :��si � �y�:�� _s� 1� ,�---e � � i � N � ��m � Y�� =��e;� � �ga tl 8�9 �o� Y� �� a �i�.,,.�y �y . � �" \ '-`( a:; j�_. . 3 . �'-� ... $"'oy € 3� � dl ��eY�� '��'C W �?� 8 %g R§'Z � @ � � �,J 'J'�`iy g � $ � ��,�8� � @ / �" �� p �s€�9s � �� F.—a--1 �+-_`� �1.� ��g _ ... �a� $ g g S a� �P�a��,n!+g�4 , � @ � �� a� �F8 � g�� qS�F�F�;3!e . ��'s ei� � �� w G � �� . � �^_ 9. o� m u,a� � � V � N ' � • �'' �g� $ �� ; � �S - �� u J � . Jg� y� � �_ d��4.. � 5�8� k � b ".� z sy4 a � �} �� g 3 � � �� F{��'` ��h� 3[ �i� 1_ \_\'� o $ y �5. I� �� £� C� E�� k � �`v �YIY �so�8 �^ � � ,hl„ �� b 'ti .�� \ �n� F: ` � �ab a. �� ..�, - - � � � � \ � ` � a� �� j��g� 3� z �� - '-°�, f� � _ , . / -� _ , . T y: � aa� , � ~ � ~ � � � � � � - ,a�.�.� ,. ,.1,,,.. .., ,. , .,,..,� �., �A y i .s�� - __ � �p� . a w 3�� ! �z � ., ... _. . . �t ' ,, ' '�y� � � �' '. � � 8 ,�Q � a m � � �-.��n«�,.a�� i � �3s� k _ �� .,�nm '^� � � � � ` � �r 1�r � � y m � a__�� I �� . � �� , � �3 , � �: ° � � �� „�..: ; - - ' ��.�xe�� x � � � .'�..:` i• ��= Q 7 � �m �� . v � �; � �a u 0. ��. W � z :a�oo d °' O � � � � �'� _ � � ._ � � c� � v � � ` I I�¢ o Z � c�o � . M 1� S � �� ` W � '1 �a �� '-�°s . - " , ��' �;r;, �<� a� � z� w . � r v� . '�m, � `� zffh � m rc m � �o� .o: , a �° , ;"oo �. O �F �� 'arc sycaio�<`°g �a„woQod. 6� ou4 >�waQ°4:,: �� Q� %o�` �° �° m � uu a3 �a�3�� o ¢� �" �3 aF�g '�`-'') �w� 8� o� � �� " `�`��°° � ° � 3 ° � c�� "`�� ❑o a W� �� E¢ ou "ou gO �-� � o 0 � 'G>� F� ¢H i rg'u �� -� : �� V kx ; O �FJ � :� �WW �'i �� $ pow �� I ,`.�< . o �� o p ° "o � O t�� w �'< �w � - � w � - �b �� a �/p) �$ $ ��g b'� �$�Go�aa �m�a��am�g ,�, � . �o.�� ,.,,s�;, � r �w a �$ a o�� i e = r-- r - `wp ww -f, ' � �. ��s d �' e� Qo € K� ,w> � � ' = �i� �� , �p � �� 5 � � �� i � �� ana � ; � �� - iF � � �� „� < � LL � � g�_s � r � . � �€ d g=� � V�� $ g � �� Q � ----- - -,�,� — - - ' " � � m� � $'� � O Fw� w � �� - w , w . - � � _� wH w� �� g �� r .�� — ' —= � _ r� � � _ �. o W ' i 'o � � a � � � awg N �� o p o o °�$ rcWF I �,�+I - �.,. e �z� �o� wa �� z� ��4 6 I— �_. E � �– __ �., �3<a� , ; , G � _�� > � w�a �� as �'� � �.,– n � � yw< �'" S o� � �� LL� �� ' & �a� �,. ' �'' �_� �w � O �& < �;� �� II��[� �� __ � �� o�= � �� r � �Z��¢ ¢� 6� b aFi 'I-' � �k�' §�, s� 'pe I 8z r . ` � a dtr V m Q V��w � e� ril�� Fz� � � —__ � Cp ?'ey �\{�\ 4-'-s �U¢�V Fn�$ �a � � a�Qm �Va�l nl ��"�II . 6 / .. �•, � ��I �I u�t f/�\ � � -�� 1 m � _ �� P I� �. �� ,� � r'� g � � ' � w k � # 'Id ` ::�ll� g wsO � _ ai . ��Q � � ��,y . 4 � P# & � � � a ! � i A � ,x ,� � � ; � �� 1�� a � _ _ � "° o � � � � � '. � � i��'f 1�� -� -- -- • I �" �3 � �� e I '��, � �� (� — - _ � �i � `� �:� �: o � o a F �� ,` � �= � . �� '� �_ `'��° � ,�; � U� � �� F l I ie x � ; � � � � ' � ° � � $� �"s �8�a� � �#� 81 � � i `�`� � � ', � O _ � �� ga�� Ik ,�� 9Y� . .W ��+I °s F� � I � K 9��.K ' � ��^€. g� f$ �� I '� �� F �7e„ �� n � � � 8 w "> �� i i.. -_.__� � . . k . � � � '�It i � '¢� � ;�� o g �� a �sOS I II+ �II�� ' � �, F- - ��I�S . �� K � w o � �� "��w � ,,, �� I B ¢ ," n' � �. �--- � ��.. � � ..� � �� w � � � � g � �� . �. � 'i.- � I ° �� _ - _ � � � o e � U w LL � < ° o a � °� ' �� {� ' � � 9. �� - -- � _�J �p ` � '" � ��N y �� tl� p, -_. _._. � _ . - o < � o w � . '°. _ " �� -� -� - . � � � � �$ �a �� aQ< q � .� l�� e mi �(- --- -� � _ , � � „ 4 : � a .. ' . ,.,�.... 6 ,. , . w a �. � � � � � � �$ �$�' 3��w � �� - . � _ �1 _ -� _ � "^.� � "' � � �' � �' � I oa � y� � @ �" �� 4 o a " a z sd F� am�� . ;�n — u �. a;' ` Q s„ � g �� g g �, `�O o i � o s-❑ � � '� � _ i� t `• ° � . ` ��a ��o � �� i �. � . re . 4� , F � _ � 6 � � � a �� w �g� �°�� °li�� ''¢_. x x I I > ;�� 1 0�e �C —� � : � �o � � „ � d �F � �< . � • s � � � � � �� 4 °ffi@ � � ,� S � P �uw og n,l I. '� : �r .e- -- Q - � � . � � �� '� �'�� R�i �� , �a < � =:� � � r�` � � � , I �� M r� ` � �r w N � a °� � W ' „ a w w �� `sa� �� og � �� a� �� i � , ., ww � � � a � , � �. � e � e � m � �]li� � � � m h � �j . ��---------% a ,��;,I � glill � � � .�� . � _ � � "� � ��I�r � I -i � � � o ro q �� l ,�. � 3 � �� Z2 °�2 �� , . � � � � . : � 1e � o � � $1 I��, W2 OO sd ��\ I � p ; ° � ��I i�I�,�J i� �d �\ t"\\l g . �� __ � Oe G�7°� (-S� k� �� -� ....... ... � ��7� K � o - _ � �� l��. . �2 � � A y -- ,� .�� -� .. .... .�-�__ � . N a s a k go J � �� m ti C�� y" #�--= � � � „ � w � w � � � LL � � � � � �� h �� O _ � I' _ a� _ie ° _ �� 'x' !' °m^ � � eb 1 �,��' . , I °o ' ` � � c d'I �8� ' ;� m � • ^<.a � .� , .ad' I .� - � � a � � o ' z� o w � ' A4g�I ' - . ,� p2 , � I � � - � ,. I I il ,Eg� B8 . ��1 W f__ .�" � � � "� F� � o ��, i 4i �� G a" E . N � � - . I i � �o eP�: o I I . I � I . �- .,, z w 3 � i � �.,, i _ O n �1 d a � � �0 I I l fl d Y= � I _ I . � - I I i xl $, 5,�v.., ^ " ° � � �� ; .[ � � ` ��s� N - . p � ' � a � � ; � _ � o � w � o � �I ��,�� - _- .�- - ----.- . _ _ _ �- .,.. ¢� � . I�i�� I � § �'� elk 4 z 4 c � � �l � �� 4 . 'S � $ � g j '. � ' a� a v w � I I I I � � e�� - � � � �€, �� f �--� „ -. a��, i a lk � �ti 0�0�� , , � � � � � o �. � � �� _. � @_' I a �Y �-_ �' a �� r � � ,�� ,. � ,�,� f � ,� f . ,_ � �a �� . i `° o h 1 1 yr� r .� �G� . --__'_ S�� 5 ��I .. � , 9 u � � _I e i � � �� t f _ ' -_-�_. / �� . � � �. �� .� . . .�� - � �� ,� < � � 4 � � o u i� � �I �I.i ��-__ ', t � 1.S d/ � . �. �e - -_ o p z LL Q � i _ . "� w g I _ - •tl -� - . a ::� , '___ " �� „ LL � .' -- -_ - . _"- __'__t _ _ - _ F -- ._.--- '_'_- _ I > I 3 �( a I C � Y : 1�_ '. +rvw �.. I . "' F m � . � - ' � 1 aa�� . � • . c k . . LL � m w I . �s.. � . � ' � . I� , � E > � � I � � Q � p i �' � �e � 1, �'..t: � .�,� , � � I ��'4�P,4 $ e..j � :.�8 . ' u m t%k1 Q � �b� �M I IF � I, �e i I �s n�'4, ----- ' ��C I� � Q5 �• �� . g _.JL. 1 y � � t /�T �;};� �e z a O rc I I � � ��I `l� �, -� � I _`� �a I". � � � O � � ��. '�i � , � Il m � � I� � I� � � �.n�� , 5 �� I . u� � oo a V O I,. !� 3�� j �� . '�.:�.ti� .1 i.. - . -�� S ng.e � ..__.._ - � _I �� Ilk i � e � � m � U � � e _ - - ___——_ — _ _ J � z a¢ � j V } � � � � � � z yi 1� �f.�_ .. r; �I �e � ` �` ' a ° �� l �_ � — — �" —� � I a . z � �' _ � �� ; o�€ I �� i � v� ' I , = � _ � w w v _ � w,. - � � z> � e . a � .� m ��I� � 3 Y, °s o 8 -__ � � � . : -� _ - � I � �� .,� � . � � o m o „ �f_� � ��. � ' --_--.�., � � . q �� y � � � - � - u /I� � � n. z. `�-_ �,a i� h �� y� � � `� � g i � . , . a., � � R� o < � �E � � ,. _ � ..,�. ¢� � �e.. e s 8 n� �a � r7 I� lY � �&_..- � � ._ -��_t'. II. � �o � �, i � � ` �� r �� j �� n � ' _� I� �> � � _ � �� ^ �/'�"�� S � I I 5 � ��?_�i� p � �: � '� I � ; � e��'� p a��''' g ' [ f° �y �'. 2 �� "k �. -$ ' � n q l �� ' �, . � �-. . t � ��d� �-. � , c�° � ; �€��+-� � '� ��_ ` _ - ��_4$ ;�` � �� ' 9 i i � � ; e ,. , p , � , �� 6�7� � a � . � � � , :, � . . s 0 , , � y . o� .� i r� ' ; � . ° � 3 e .�, j � �� I � � B g � s . . . _ __ -_ - - I _ � , g � a � , , „ 1' r „ I o � �. , � "�� , I �e e , r L_-- _-__-_ _- -�� :e � 4' � � ' � I � ��"� �, ^ ,l� �; � � . - $�� y � � � � � p d2S� �� .� , b� r � _. . 3�./ I: ;. . ��, i ` ' a�- " „, - y� - ' I" I t ' _-_._... __-_' - - - . _.. ._. --^ . - _ ._ - - ___ . --___ -__ --__--_. . ._ -�r- -- I . Ik � P ' ; �yl,' ��/ jw, _ ,.: � I � � _ . � _ .; 3, L.. _ � aed� ` � I ,�,a`�� 9 F� '?�..... � ��,-T-�- �� r ..: iQ -- - -` _ -�-. _ '_-_ . G ..�' �i J � ,�_u -�_.. -+� : F��I _s., . _; . - - �� I �2�g N"�� y a � o,.a�, . a_;� s�aH�rv�i�e�, , k r . .ee._r, ,. , >,_ _ . „ �, ,:Za�„� _ „ � . . M � _ , t� � � , , �.o e y. �_ _ _ _ ;�� .�, �,.._ m. �� _ _ � � -- -- .n. - — � �� ^ .• � T-- wf — � .� _ e _ __ � __ _ � —�-�;._ �� -- ��- , � � � � . _ �� -� k t�' � �-� _> �� r e e � ,�- — — — - —a ��, .... . . �. -- ' _ ;x �;� , � �y .,.-�. &ry i i __ . ..z � ,. �3� . ... �Q . , q�' � � �� `o'�'� � � °�� g , �owQ �tq F a� r - + '� k°�{ �&'�� ' . ; -` ��"��0 � + . _ �; ua ��` .. �o „wo �3 .'� � �3o;o . ._...:.��.,..... _..,..... � � �_y,.. . ,... � , t � ., _• . . . . : . . . k�x.�a�i, � �a° �o� � Q�� e r ; m � � � � e I o.;a ..-. . , � � cinl _ �L'�1 3��.,� � z'V"LL03w -O�l� ,.. 0..: � 'O� . z'. A - . a . . z��..m � � �. �� a +- !� � . � -w..r�* _ ��o°��`'� ��°a �o° �`�O�' or � u' . ... . � �� ° � � � H„ � - .,N p _.. m �'� o a ` ., _ a w z w ., � � o � '� . . w ' _ , � _. . � _._.�, > > -----r --h� � ' �_� � . `°� �S o�g o o�o R a.�" �3 gs , a , , < < _.�+ ,. i -: � . \ �� \\\ ,,. q~ � �� o \g ��. . . �� .. :� g a� a w�.s��c��a ` -uo` --.� t w a a w � ' > ,, ��-' w � \ 'o_a 4ga�- s 4�`QOg �gg��c g - 1 ik�� R� .. � � ° � °- a�o�� g� w� � a�SoN'" u'"� " ., " �'�� a \ '�` � .. r 3� mi,c Now �\`. � .. � .. . z�o� �. a � _ d '± ;i . o " �oa � � �'r . � � � - -' w� „� 0 .. „ aww� «. G R , .. � i. ,��. �� - � � � \V �: • � VA �� _�. �-�V A � ��. .. ..,. � �._�� { . : . '. ,. . ,,, , �. . . . � a�� Z �i � �� Q.. v } �� ''�= a � ; m '� .� � ;�� v� � � 0 � � , ao- � � v o ' ' � ,,` al ; � � � N� � � = a .` m � � ��(� t T eB� �➢ry e�u ^� tt � �o � o � � _ gY3 ' gd; 8 N .o z P Is <e. 1 :�a s � � �o �C: F Ga M 0 � wp �r Q �i� �p Is 20 0� :� J z � o �rry � Q �=t. ' I € �� o0 00 0 " . � �--: ; � �m ,�. -- — M � �W - � _ , § a� f -- =— - -------------------- _ � �; /�� o ° : �a µh � � (��f�J/)� a }�{ �— �-- -- � � - '--�'—' ____ � — _— _ t 3 E fy � �a��-:�-�� _._.—' : ` i n . ` � Ow � � � < g �� U O V V � � � � � c o� g I � = o �_� � I � � #• � � �, �`` �� o J �o ° Q � �� '_ � ' " . _ =5 w ; � . W ., � � �. I e�� - v � ��i :?? � �F ti / �� h -,�' � �. �;4 � ; s �` �:.,� _ ' w I o � 01� I 0 ,� a� I � ' • � I C � I , * � ,_ � s , ° � �' '� �� I� '�' �' ,� � ,� H I t � ff � ------ � � . I `�"�� ,� � C� �, c� � � � o ,, � ,� I �M �,� �, , ' � � � —_ '� � ;� t � t�� I r { .x A'� � ' � # *4`' �� o� \ � �. I�e,. ^ 6Yr CP 93'r` i'} I � I I:i�. - * �� P ' . `�'i C�,6 3G5 'o � 5G5 � .� I M!'�,.'�:i¢ �� b .f� \ l � `a a ��2 wv ��'a " � � � � � �`.._1 � e e` � � � Yty� � \ e� � .� � +''�' Q 3 2° P II� � �� i .:y$ �� e� f ... * fl .. \S - �� ' �.� � _ � �' �\� . . � � „ � I �� k �1�I.i � � )y� _.). � . � �; , �: � ��'° ��0 ,�� , ` T : , { � � X 4 , , �;�� 0:, °- , .. � I _� � "� �� ,��.. `- ,j� I e �v � x I� � �� I � � � _ � � `> �'.' ��` % , I � , � _ � � 1 �7`a , a ,'� I ` ` . CS � � o �.° �i �� / _ ��'� �,,..�,., ——J r � � = W �� , . - `` � '`xzk�,..�`� ��G-jj wa ��_� F _m ��' `,� i � � ��{ ' ' - _ �' �t � ��' �� \ C� 1 i �� 1 ,: �t , ' 7 / .*; � � i . � � .- � � .�' ..23 � .,� '�� ♦i t �.� �.. �, . � �'" � � � �I � 6 � � �.x � „�c�' ��"' y� � ' , c� �� ,� ' � � � � � ,- --- �� i �r -.� � � �� ,.;,,�,:, y,�;�,�4 � '� ' � �. � �" � dr� , . 1 � , � � ,_ , m i a� � � �' I �� r ��c. �'i � � ' �' ...__ ---+r--+— — y -- •$ � I U�? ��'�� m�� i I "�•r�.;� ` p 'I � �5 • ,_... 0 o I . i .�,.< sn _ � t � H ' � ��.,.. . ��-.1 ` ,,. :-�"�-:� � y�. � . y R �s � I . � tl � al��"� a��€��5 � �� '� � ._ � � . � �. _ � . � G ` � �T I � . �- � 1 --- .` �. � � Q o o I ' " �\ Y � _,,,,__'-'- z,,,y� rai6 i u3 � + � � � e _� � I � ' � x.A> x ab � ti:.� � o�a o� � F�a^ $ 5e ng� �.��.� � � .. ._. � �1 o �. . . e. � � tt ��,h�`'� � � t � � � _ � �J �' � �4.t � � * ��- i � . • � � -�� 7 '�'��' � I .� �� ' � • �. �� - � � k, �y Y�' - � ., ,, ! � � '-��,� , °�4 � ��, � i � � � � ) k�� - � `�''+ - � � �;.;� 1 a �� ! .�' � r ,� � � �� 1 `t �� ° ",,' �� N �1 E'�i i � . � �'� � I . � .r o � ,� _ ' � � ��°�� t � ; �� r�s'� � � � � �� ' ' ' _ � - � � ' o ` � . � � a � � ._ ,� .�me r 1 I M � � � � . � � I �1 - `- r � �� B � � , � � 1 ; �_�.^ � � � I �� . � ; : � � � r. � � �� i = _ � �� __� � �d �vCt�a _ �_ -`a r �� - - ;.. _ � _ < � +� _ r � .�`, '�:�=� � � 'r - � .' _ � - �a.. � � I� ti:a- �l �.�- --- —— . Oo w at� ,� � _ �f � � � v _ � 9 _ _ � �� r _ �. � , , ,, _ _ , >> �- � , ,, . .�,.„t�4,..,�,� � . '�' #.t � � - �._ � , � � ,,� �� , , �, � �� ; ��,; � .�� _��, � � i �� , �� ,f � � ; � �° �� ` i , , � f1 � � � + �,3 � � r �� o � _._� . I ,. s --.� •' , . _ , � , =� � � i G � � � - -- e f e � I � , � k � t, , � �� I� ..<,., i I , ' i }' ,,,'� ��1f�',��' � � ` � . - (r, ;z�� :�� -- / -�`.. _ _ � . � �l= �� , („ � � � � a � , � � # � � � �l� � �" �cr" ,_ � � � aa �� r � �, d�F�, �, ` � F� � I �'� / / f . � ❑ y� ,.:. r y .. d� '� I[� w° h� Y -- — " _ �i��- - Y+-ry=- � - � _- = _ _- _ _ — _ _ _ _ _ - _ -- _ � ^ _ _... � __ . :.. _ — .. . '+,-z ` �._i � 4 'o u j q d �. -. ,_ .. .^ ._ � .»,«.- -•-_ .._. .. ,._.e_. __ ._'__' � w „ a y O y 4 � �_ _� _. _ �w u _ _ . - _ .. 'g � \ m__e ` > -� .. ) :. °' .� .. . � � "�w i . �0 �uaQ ... . 1� ' � .1 � 1. '� . u 1. . p - y� O� p O . -• �t �. r' � ..., . . .,..,..: �• . . r'.., . . J..�>... ,E r � � h# � � � O � � ~ u0 �� "� i Q -�^- �� w ..¢w .: ,: , "n'-+-+�T�--'-- ..� w-+ : w � � � 4 �I a' u m W H c� p � � � a '`L', ''-� �d. . . . a a-� a � .33 _ O U3 �. o---�----•-�.,._, Q 0 _ � $ U �3 ,* ,... O� 'a3t� o � � "� , �- 5N �3 � . . �. az O O� 9 _. � rc � � g �p0 .. O O 6�U V . .. G, . > V o gi �� ,¢ m a ��o + . F o �o� --rr a a 3 .--.-��`��F�o .-�-o o w�-,.��-,.. �',.-.-. .1�-�,. � . w � w o� � � ; ° g°� .". ' - -�-., a > w �C _� -}- h ^ ... p �p o�� .......�e �-?C�\� �\ ��>�� `6.\..��\\��z\.. \\ ..�� .. ._ �� ° z�m r �,. �- � _ \ \LL � g � � LL ' f h � � . � Q ` -� 1tia � � � � 1 � � at �� \.�. � . A �� . �;��\ �� ; �` :� � �� 1 7" �� ' i� 1 � , . � ' .. •• _�fl� ° � � � �� -� ° � m � �d � i�� GG a � � u ❑ _ � � � . t �•. 0 � > � � � �� ` � � � . � I � ' = a � � � '0 ' F� _ � � "�i. ..` m � . ..� .", . 'N� .. � ;� � O �i 7 n � fi � "'� , � n� —� �—�-- — �� o�. , - — � � G---� � -- — __ � 0 — --- — __ � � , . ._�—�...�—��_ � ; �: , o a��___� �;a � � � r-�._ ' P,� ed �„ '_'.g,y..,„ .......... � ., � � �� ' - � , t. p'F I I .TfO '\�? P9z� �, r� ��b i I O Q��e , �l� � \ I � """ __ _...y._ ' `` 1._. � � '° � �-_/ � . �� a � as,2��-�zoi , .. I I �� .. ea . . .. ` .. . � � p� ♦ .� . r�ra�as,�:e..eu �� g �� p � *\ 1 � e� � '` h .� i� ...1 ° � �i � � i eg � I ` i , � � � � � �� -� ' . � , - p r. . �� o 0 0 � �,- ; � , , � � � o o a �d � � � , , : , v � � � o � � . � ° �,, �� , �`�„"' '� � �� a' ' � I ' �' � � _' � . � �; � C� , ; � , ° �, , �� , � � � �� I �� - ' �� l � � ; � H \' � �." ��`��;u, i , � �� 4,I a fi �� f T � � `� , ��, �� Q � 1 , �,�. � , _ �q� �' �� , o �y� 8j �rl O 1 _ �(` � � � M � � / i 1,�� I � �� . _' a� � =-�� ,�r; . � � + e.o"o r I ' . r' � • �' � f �� h �� , . ' ;. � '' i �a ..�� i ... �-"i, i a�g '�.__,—• �. 1 .a._� � � � � r� � � ��3 � - - � �� " � � � ��. � � � � — � � � � �� ' i� �e�a � � � � � I ' � , i P� � � � � ' �: � a� � � � � a , � � � � - � r N��" •' J I � _ � � ��, � o-.o, , � � , � " � _ � (; `� ',s� ,`t� '� i �` Q `�_' ' �ti � I ' � PZ' ,� `�: � I i � � I � � � fi� ,r° � � � �� ' � , a��; � ;t °� �9 �. � , � �� _ � �� -��-.1 , � � � � I� �� a � � . � � , �� c� ,� � , , �� . . ..�e� .,d a` ... �' 1 I i �� . � o�� 1 �� :C` 1 � � �� . . .� � � � . � �, _. ` . r ' . . I � � + ;_ .. �� ..-I � �. .. �. � � � � .. M ,'� � -� s �{-' J a`�„ I � � __.J , � � �� M r f� i � � , �� , � � ' � i � � � � , , , � ` _ __ �-- " ,� � � � . ; ��_ i � r � _-- - � , __ � __-" --— - - __ __ � 1 �E ; � `� .,_. �- �� .�; g ' �� '� � � � � � _ -, � -� �lo h ...� t / (�`� , � �i'�� . �i � � �_ ,. � �: �'' I .�" � _n � �� , W � � � il � �`��` �� .�� q � � a� \ �� k� "� � �Si � . I i \ j . . . , � � .. .. . � " ' . � I �_ I _ s ` I � ... } �9 ��.- �':� `� ; .'a, _. P�5 1� I � f Y}� :� ��a '.�. � . _ . .. . � . ! �{ � �v` �3 �l o � � # � �°d `�°� �� (� �� , _ r . � _� — �— — � � � �—— Z — � ��- �"� � � �� o � �� -� �`' �� — . �_ , a� o �, � � �� << — , __ - � o->z I�,�� , �: � �,�, ��° �. �a � � , _ � �� Y _� .�._. b � t f o�e t'Y � 4 �� d ' .o zc. ��o-.Bz . `�� I � . . . , . . � � S � � � . � ,� �� .sz � g ��T � � �� . - - � ��. �' I _ 1 o-.zc _l1J-F oe � � i .. a., � I I � � `, . � v Y�i^�:5 a.. i . � �-�____ +';r—--��.�1 w�--�.�.."'��e+ �+,-`�__ _Q.__ �..:fi,w P`�ry - +,� �-.:.�._ ��-r�. . '_ .0 ..6�.0 . � - _ -a �° -_._..___-_......�__._ � e�: _�..... _ _...� ��-�--- � ��d�4 . � p � — . — ._ . . . -, , f t.. .. rd..: .. _ -.-... . �d ._e — � ._ ,y — " � ._ . . _. .. . . . . w 7 �r , a � � n . _. , __ _ � ---... .�. ...__ _-•---_-�--.�... �a_ ,-�`._ ,�---_i— �� . ��` � , ��'J � - �-�— • - � — —� - � - — - --� - ; �� , � �� ,-.,--�«,.*_;r�.+.�.-.--.�.-�At�,�c��k � �.� �4 � � . � ^' � ,,... ' �o' � .. \ �� - e. \' � . � . � Q i _ � � � � • _ , � � ,� � _ . --� �,� � � � _ .,� � � ~ f .. , _ o - � — _ � � �` � , , � � A �� ` �`\�.� _ � .,. . � ; , � . � , � � . �� } ,�� , �� ..� �Q+ Z `� 1 � =. yf� . � •• ,.J��'L Q �I�� ._L . I a� � �� a � �op a �. � � � � � � - � � � y J � � -� � �, � O ,y � . � � �� Q Z V V � � � . ��' � .. . I �-� jp� �d � � _ � � O � �0o U U - o -_ 3 , �� a H w — � _<) rwi z w rc � - _.. . .. . _ _ .. �'� � •�O `� �go �= O � r� � o � a _ �_ � '°o� �� LL� �;� ��a� a� , - _-- --- —�-= . �y �-- ❑ ❑ � � � ; � o o � � � � , — --- --- - -- � -_=-----_—.— - ..._ z � , � f� • ___ , o � � � � � � � � � � ° � ,�� I � .� 1 S 7• �f t� � � � �- '� '-� �" G' J b � § a �y• i � g� M� � 5 �u�, � � � 5 q . , .� , _ � },,� � � /� \ � o o ❑O � l � +'` tliwri� ip W R2 .� . -r -•_ / - - � � �' �J � ' V �� 'wM�ulr� � •�� g n� � / •-�'� �W�� w�� ' ��.� , �'S � vU " `. � : � ! ; . a o a � i� • � � �=� • . �,�� {�E'' �- _ r . � � � � � � � % . ,; � ' ,w��w �„w �,€e�� _ � � z . � � o 3 _ � � � u _ � pp �w;,��„ � ` �ir,� a . � �� — t''�� _1 �_ °�� 0�� ' � V � ��a�� o eea, a ' � � � �� I � � � � , �,. ": o a� ' �.l< ° � • I '1�� o � �.. �,.pni�A.� � Q � `J � � d� � 5 � S `J � � � • . j�� - � v� : I u 3 �W �i�E �� ' Q �� .,f ��.. -� �' A ' .�� _ � C ryt.�4 A�, - � � . ` �e � _ I � '1,uS � a o ��.y' � . n 3� µ � � n� A _ �: � '. �� ✓n� a • �\ prc � '..�,� \� '� �G'�� .O �]N�` l� � � �yj I U ` II ly� �._�-- yl0 )� hy� � 0 v o . _ _ � z 1 , ". ' � ° !w • '� �`i ( w �/A/l��'9/P� � � . ) • ,.,l� � � o v s � � � � o . W ` �::..: 6d J ae / l y•� !�r �'.�_ , �i �,�- oa ; • - �� -� � 3m� C�' J \� � I � O �e� . � „ � - . • > � 1 I � • ) -� A�aii�ulnG;` � ;\ „,� � �� ,�, �o �� r�,p a, '' +. �. � - � ^ �" ' �� ., ,.�- � %eiisiouW�� , l� � �� . l�� _ � � � �� - ---- Ct � � �� = � • �-_�. .. -�fa-�.. � ( ------ _ � ��aAA � �� ` 3 �'', " ; • ;'� � . . ""� . , 'Zr.. � • � � - � • _ • • t� _ . , �i � , �� _ t o V �. � �Jl�ini4h rt - � �. � �°, � ' � � �� ..., .c-so� � ��..,_ -� �� I�� • , , il�� . —V�„_ i _ y . ' � � , � -,y-� � _ S ♦ � t tt \ v — _ � rR�� r • � � T , ' � � , :�� n� 1 � � � � • - t,r � � t y � � ,-�� '� 7e ` c�l '� w„ � �-� �� , �-- � �� 1 � �' ��' � ��) �� rt � ,� `' �„ , I� IL � ' Y `� I •. �� . �� o � ,- � , � , � � k b - . }.+" � f e ' ,k�, • � � �t � � � .� / o � , F> - _ o . � �• � �I � ] I O� �}� T � � Im� .{•.. _ 1.: . T �-.�. � I � I � �� ".�' �� "b' � I..�vj ` s �� o ,�. I � mi --� v � _ � � ��1 � � � � Oa 4 . - � /� ' � � / �� .o� � (� . � L4 �� • � :',� � - o _ �,� . / i � �� _� (ly� � ' "1 � �� .i� • � �� i � �` � � � i � 7� �x`` �� `� � yt�. �� ' � � - �o , � ,•_ �, �, + � • ( � ��uiMuu�, � • � � � � ' �° � �� '�l � �� _ , � ` , � � a . '� � �� ` � � _ � ❑ - � . . -_ _ � k � � • . • � . �� .r � �� a � � � C�ij e � � lt�u�, � �� ,. � _� V , � • � a � � , , : � � � � � � � � � � ,� 1 -1�ri��m�� , ,� n 'k - � . , � �.'� _ �� " � � - � � � . �,,�� i. � it� �i� ,� o:z� '' i� �� ' �`� �� .�'� �� I 1�.1 �� k"�� ,� �� . ��.i I � �. �y � !� 7'�. , � -. E _ i � �� ..y. 1 f. � � .�! ' � � I�.. t�' , � . , ' � U� � 1�`F'wd"` r � � � � � �. . . . " � � ' �� o � � I � ,__� � . t' ..... . � r I . � :� � �� t� � � i �� _ � � q � � . �i 1 i�` �V �.--- � �. , .. . ,� j' I 00 0 ti �. 0 .,. . � . � � � � . � . . � •.I,� • � � ' 1 • � �" �- ��'� � ' �� ,� ��7 ; �� a`�� . . , . � i:,�i N � �`�� f �y`�^� :�k �... i/ � a� f� ��_ � � I ;�. i , i i � ' �� . � �� , � � � • > _ �, � �- � ` . � . r . �� . �� 0 � 1 � � i p� ��— r -_ - '� � ,-y``_ - �_,�� j _ _ , X' i � � � ` � ,�� .� � � , _ � . > - . = ._ . , � . _ 1� - � �� ,� - .,�: `�—� �� Tr �. — �� ; � ... , � & ," �,., ,. ��i='- .,�� <, > �-i � I � �� . _ �i°�j . .. ' �. o�� ' , -. 1 4 � � �� i �� '� � x o � � \� � � . � a , � � y � . . � i �" - in. �� i � : j r a „ . ` � i /i �4_ _ , .,b y ?_ j: � u \\ R � .� � \ f II � l .. . ��. ��. .. �� r. T t �� 1� j 1t ' T . _- , �� `\ i �- - , ' _ r � � i : '� � t\ `` �" �`"�' � , ( s/ ��' �'`°� t .. V� _ � � ., — , - �� i , �- '� j A � � - - - _ .� , � ��-. � , i � ' t � � � � _ � � " '� � � � �� , , , I I ' � � �; .. i - t� �" , -- � , � , -_ , , i ' ,� � � \ _ _. � �- - ��? ; �� ,1I- � '------� � _� � �'� ��+ , � � t , , �. � , �� ,, _ -- � ,, i � �� ,�';� _ �� _ � � �\ � � 'S` - � � �, �� , '� _ � � { ��, < , -- . =�: ' �; �,� ,o<`J �� ' "� ��, : % � � �� - �� ' � � , � �s�3�� S - A .- � r� � � � �� >., \ � �� I��A � „ � � . � ;�� _ �� t �� i� � �� ' � I , �X � � � . \� � �. � �� . � �� _ � � . � _ .. �,� , . � ` ,� ` ' , � _ � :�� '� , ` ..� ` ' �� `�.-.-,�. .. � ..�, . ... ' .. .,'. . i .� �.. �i� ��---- � • � � � t � r � �� A; � �_ _ h' , , -- , �,, -; � � i� . �.� . - . . .i �'� � � � i--- � . � � � � , � �.; . � � � �� } � ,�°� � .� � e � ' -' :',. � ' I G_ \_ --' � �� __. -� ii-' , �� I � . "/��Utl4�\ � ,�� . �� j ; . , � � ! /�� - �- ' �\ �`- � 1 �SC� \ �� ,� uu� > � o - � - � ��r` � � - ,�� I� � �� i � � � � � ��ii�gu��y��i� � �\ , � � � � ' � � �--- .: � �� „`4 J.. �., .A / � . �oo _ _ A � I t � . . ., �. -->' • � � �- - �, �� _ � : � � ��pll-Vhi �A _.\ < � -. � � � r � � � � ;-f � - , � , ` . oo°� _ � � � � � • � ' � �--��'—�� ` , . � � -'-''---_ � , � � ��,� �� m�uwd, , � ` '1;'��-- e-��' � �� ' � �I �� v- , �a , � � _ .� ,�� , ; �� ,.-_� � � � � � _�� ` �� _ - �' �� • , , � � �� -_ „� � � �� -� s _ �� , ,, . i � -�_ �� s . , ,. � . . n � � --t�� r i � , , . .� * �� ti� ` 0 ' � - ,, � •. . -� , , , � - .. . �� ,��=---�� : �., - l � ; �� 6.°' O � E � �� -�� d� � m - � � � � cu o o d �e� , �� Q � � � M c -a v � 0; � �1sp o l�"rJ � S d � ��":.: ;, ��! � j.,G •" � ��..�'¢=' �� . Q a��. � I . I I � J � �� _ I I ao�6'da _ ° - _ i i � °°� �p 3 P� aC� ao��oa o � � �� -wo< � �'� O� �� S . -�i:�?.0��3 O � n�a ��I�= � ^� O _ og � oa� _ "" � � r (��j' o� �� $o� �E � � . o P w � 'b�w a a C�(� tc. � " i s _ . " . o S�l° w -a"si (( ]k� �/� o ° z � `:J ,�\ v� y .�oon � ¢ � � � I � l\�I /1 � � � . . . ' �� . � �o op� � � y; � O� �� r I(��1\�—� W � � � � zOa�.�� o �� ' O � i E2aFA � lO � � � �v+' �J �I - # � � � � �� O o � O� � ' � o�� r ;3 � o � � o � an g� � o^ ,� � � g�g �x _ �! �_ � O O �s � �� = m° � � ---------------------------- � _ u =oo o , �a «� _� - � wa�w — _�-- _ _� _ �r f � ��°W �o �<a o�; - _�--.� ` a i ; ,�. ,� '', -�:�,�„ j " o� �o v � ;i � '� � I o�= �,o� �� < I ��` �; i'• ' I " �w=� s�� t_; ii. , �' . , I o �� Q � �� ,��, �� " � i� t � 00 0o a a=o . w I , r�� `� ��.I, ..; ' m�o< Q � 0 3qW � �yu__ i; ��i ,� � r� � � 1 p g 3 3 � __ � � -,'F �O Q 1 �Qo o U3 g / 6 �� I I . . ' "" '_ ' �Y� J� �. 'i � � 00 Uw3n^J,z?U� "�, ' � I I 1 � V!' �+a6�., P. °{� �.�h o �o o zg�td36wio ` � t � c' ``�l . mo� onz� �� p�Np `i�W�3za� .I f ..�,��I I� � By� � ,�,f. �. 0 0 � � E � I�I �' s �, �e oon ' � ; � M o°uo��<so�°��o �I I ° /� �1. �;'ll�oi �.. � � ♦� '� ,� ' _ _ _ � � s ✓', 5{ � ��I ' � 5 C4 A},s r - � w w � < � a r t ii � � � � o m � � - - � s w I � � g� oo �a � `` , � , � ; � f �,�- , o �.� � � ow=m ow �a� _ w x x h omw�ww _ a aw� w m � =w , _ ,, w a_ 4a�3noy � . _a� a , ;�LL a ==�= �=wo . � � ,� � _ =�=w �=�c . � o�0 4 a p ,;; _ � r � ?:; ! � az g z , p l �, o �', � i � e �� ;o 000 �° �� : �' j ;f � a —'��- � ` ` _�� a a< " � ;„ � �, \ i �' ; � T3 g Q ,_ e � � a,z : � ti �� oa o ¢ood ug�w3 �' � � ,\I � �� . ,II �... # � �� - � ., \ V�7t�,� m o d S o'Y ' ' � '. . A i � . l.� _ LLpQnr mO . I I� • � I �\\� I � f..... I.''.�� T y �� `i � .. � . . tl ozLL wa= '� I; ' rQ wW Q _ ' / '. � ¢ � � z i pl �Q v�wU>� w O � � 1 v `�-' zcJ��n�i �a,W� (jI� LUJ ' � � ..• ... I � � Q �.� � O/� �� oO�t L ��) I� - � I � � . . L� O a . I-r �� t. . � o Q no-F'oQQ�QIoW Gt) _ * � �� ' . \�s � � � i � - a�o _�� z a.w oa o x� Lz�- 1"' � � .° � o<o<od � o �I d� __ — - / � _ 00 =�=w �n7 __ � - . �. 4� o "o.ag=ow° �o � �I• � ' , w � w m ; 0 � = s� � ' � ' � . u � � � � o o � i�=s=a= . �.�.� ��.��__T_�_____ ___ \ �`� .�'v �, 1 � k , I �- � „a3 3 ��` oV ��.. ,,, oa�zm�N I ? , t, � ,�;• . J�$ k'f- f � ' . I ' �E { l . _ —r.� ' I V'� '� ( ��-...� -,^� . h ' 1 . G I ! , a + II a .. ` f� � � �I � li i F`�. �,I .. �� .. � � �� t�f' � � � . � .. . �� . . � � � m � I� � J - ., / 5'� � � �� . � ^ I � I �. i � � �. � � - �� .. 3 i ik a � 1 � I� �� *.. . . � • � .. I I _ � � � �i � �� . Y . li � I >.�� .. ' . , . . . �� . . 'I ��0� i i 1 � .Y 9 � I;�y' - . . . .`� � � . . . � � ' • i� li I' � �I' � 9 . . I f �� ..� ��.�� ,�� . . . . �� x � � 3 �,i t' . � '�� . . � � r, s �-- : �b,r _I . , � _ . . ,r � �� ---— � ��:�r � �� E� (� U�J UU 'i I — - — ,. "{ � _ . �i �,� � I` . < . . . . �. t�.'l . " " " _ � � - ,. 'i � ,:. ; �_. �e�l� Li 1 //, W � � � � I .f � ' I '� C'7 �� +.Z L ` , * ( I' .. . � , �� _� �.� � � � U � , �< , � � �. � � � , , „ , , � . < _�� ,� ,� , �� _ � �; , _ a � �,� u � �, � ,�� . .��, � � � U v � -� -�� ;�� _, � x U � � I t � � • !" ��Y... _ �.�`- �I:' � �� . ( � � � i � J I , . - ,— -- � � ' �-` �:� v ��/ v � cv �' � �'(�y>'�.� �� f � Y � " � I_ J � ` .�y � (�p��`-' �� {� '/�1 c � � • 'z*x�.,,� ' J(� U(� "'U �� (� i 1 , � v ; ' � � ' 1 +` � ��,� v �. �: ,.,c� a� � U �:_ �. , . , , . . , ,� . � ; ��.}��, ut3 . - — — — — > �.� � __. _� �_ _ �.,...,��: �_��.��.�'" � . ,..�, `, ��""'',s� , . � � �:: ��.,c� Y ' ...�. , ..... , ... e.... ... ._:.. _ ._'� —_ I _ ., .\ .. .. � `vc� . . . ,-- � � _. � .. c — +i� . !�`�{ _. ..:: .. �..,_,__ . _ , .. . . . . . . . . . . ..— � 1-:�{<d � �� .� }7 �}� 1 f . �_ t �._...�� f£1 �q� �Y� � I !« � . . hiJ� .. �� M1;� . . � � .�� 9�' � . � '`� ��` t 2� r� . i ` ,:,.. •• _��L Q � - � . . �� , , •�OG Q. CIIs 1 � "� . . C� �+ Q L C � ... � �I � . � � d C �6 � � � N � � p � � M ' � G � Q � F- S � t ' '` W �` � ' o� � i � i i I I ��_-'= o � i . . . . . 1 . I 6g„°o<�� ° aw°°� = p � ��g°°gm � --t ^ � . , �pOZOa O p) r . . .. O O - p ? O � ` � ��; O a � �J.. � . i ag 00 h ph � „ - . . n�0 � 9 L� � I . .M1 � 3 :� �w .. � U k rc O � . _ � , . , °��`o� o R � �•�, � � � . � : � � '� Qo ° �i a i ❑O � � . . � � . lJ ��VO�O3p � lJ ' L� � iQ Q � p ��DI � � � �f , ��7❑ � o<� 4� � � � moa � jw = � � - - =g� - o � O�_�d_— �� oO � � Q � � o ❑o — — — — __— "� � -- �----- -I � --- ----------- -�_ ��'��.�,��`�� ' ��- 4� � �, �� o , .� � � � �- , f -��-� ��°�,�,�, Y� =�-�� `� � ° . �I VMYM ��d'ib W '4 . � �1'. � �\ \ .� - � o . �. � � I . ��YuiX�iM �+bi� � �� `i�s � � '., ........ ' LO \ � � � �� %.' w,�� '',��"��,� ,M�,� � � ` , � �. � �. � . ��'�:� Lea� �.�`3 � � �� . �� ,� � � . , • � '4ixY11+`� � 5 . � �� '� � .�. ,.. .1� . �� aea� „y,�a ,'� Csary • � � a�� i I ` ' m� � M, \ — � • ry � �c yyy 0 i � �r�.. ._ ' rpxxtu'Nt' 1��} O o I� � I,� / � � b (r'r —t \ � I� r .. ..- _. . ��8� . � ry � o � u � � � � � `�° �v� � � t �, • ' 3e y `F. . \ � ' , � •e( 6 O � � t� I N p - \\\ \\- \ II�..... �,� ��/ 00 9B�' �1 I � .• N � `_ I� I ` �eB � • . � I�:�. � � �� ,,, .\\ I� � - � _ \ � . � \ , \ r�� I� �g� I I � • ��u�"w/% � E � � �. � �� n� �� • � ,yi ,��s� ' oi\1YIII��pe -"' � � � � �� ..` s ,�� . � � -$-�-1 � 3 _ �� mfl --- � �t � •`_� �1 � � ,� �c��r„�"��r \ ------- �� i �I • • - � � y` r Y � �. �� -„� i --��, � � � ,�•�5�� , i�� - � � . . . , . � � y 'v� �.i � �� ': _ =� . � .� �,�` �' a i � � � q�e� � � � �� -�_ ,• � _ . • a t � � I • � . f + ___\L�� ❑.. _ �\ / �+ � � �'�I �I,N� � �.. . I`- � ❑ 'I �~..1'1 w� �.-L� rryr�y . . ' I � ��. . '�� • �' ; � 3 � \\� � S ° � J �." < �,��' � �� . � �� ,,�,.o ,. � � • � ° ��/ �' �,;� � j�� I yI� �� I�I O((])`.�� 4 � �� \°� ' 3 \�� I "R. � � `� �� 'I.`. �' . . ._ 0 �J , 0 0 L�.' lul � \. I �- c m .' � � _ ' � O ' ,, ... � . I '. . � . • �- I L a � �� \ ., � _+ � y- - . O a� � - � � � � , , � � � I / �� ❑ �3 •r = \ �� ,, � �� .� ., � , �I `� � ° �; �_�� _ � , , (p�S , - �� i . �� 1'�\ �°� � � ' _ �I �, ,, '• • • �\\ � � � ❑❑ - r € \ I l ,�_y O�J b � � • � � •: ��. , �; :� � � ♦' � � Z�i. � �lpJ .•.� '-� ��. . ' lr � �%a�� ' �'�\�\� �� ;�iP� ' � l _ _ .� � . ' 9/ %��- ..� _ '} "y'. �� . . . I�� .�F .,�� __, _ \, � ' � � � �_ �' � �� ' �" Y � ' - �-� � ,� ....e. �� r , :, �'1� o, � � �' � e �� :� � i q • � � � � . , 0 � � � �o Q � � � � � � �� ; � r , o , � ., : � , �" � � � �� V� ;� , �,, �. , �; Q �� t � � . , . \� , . � , � a� ; � � , � � � �� . , . ,-, . , _ , ��Q � � � � ��l �� ; . ; , , , � , , . , � �. �� ` � ' , , _ , _ -� � � � �� ` ' �� — � _ � � � , � �;� . — � � ��- �', -- - � , � , _ , , �' � �, i ,� � t I � , ; � � �' �,, i � � ,, , * � � � _ `� � _ � � � � t 9yov o � � , ,� v , .� , � , � a �; � �. . � �� , �` a� �+� o � �_ ,� � � i` � — � 't a Y�� _ , �, � ; � . �� ,�;� ` , — ', /� �� . '� � � �� , � . � �� 'i „ , � , � ,� � � ��. � i _- �r i� �� ' � � ,, � � , ��'� � � � � � , �� I � �� _ �fl� � 0 � , , ��: ,, �� , ; ,� �` � _ �., � , � , < _ � � F ��m � � � �� f �' ,�"` � � �� 0 � � _ I� - � �� < �� m , , ,� � ,� � . ,. �, �- � T � - , _ ��1 ' _ �� .. � ,_ �' �� i __ , � , � _ � � � � � �� '.� „ � r _ �� , � �: � �. � � I , � . . � _ . �� .: � � � 1 -��- �1 ��• � � �i �� , � � � i s � r i �'� � � � �� — ,� � � � �� r �� , � • � `---� • � � _ , '. i � �s �t �. � � � � � ; � .� � \ . �VA�A�� `:-_ � � �� il i � , I� � � \� ��' _ I ua� �� ' ; � � � � � , I � � _ � i„, i j I . � l�IIII�IWIUUIvOj � �\ � '� • � i �� ! � , I1 ; � �i , � � � , � �, , � �,- II I � ��/�I��I�6/�, ` O6� a : � ' -�� - .• 'iao � � ; m ° o � �, Z � � � 3 , w Mo c -o � � 0; ��. �-I_ = � lS"lJn F�- S a '` �-�=� �' � m I �` � w �I � �- � � � � , px �'e o �� "� � �� VV � � y��Esba 8��$ (� � _ ' J �6 £�gT ��' y � 4g$ � L� .�� {� � �s p� � O � � � �� L m- .z & nc�� : 1�� i CIS 6 � LL Z _ �E� o � � � � �� ° i �� I'� � �� q'�� N W _� E � - � �� o�o�oo � ' w � �� I�8 O �5 O F � E� E, Z E E I g IIII '� � �S� �� H `�\ Q � Z cY �.� E �. � msmm�c,��wzai�aa.nNv+:3 ��agll:a �~ �I�`�` W _I L � °�� _ � W Z Q � _ - � �._. ,�� a_ �� W � a W W C� � W � 0 � � W � t� _ �= _ �r- , � � � � � � � � � � _. r �—_ , .� ;. � � OOl ON .l b'MFIcJ/H 31 d1S _____._ < <. _---.�_` ----- : = � H 3�tQ.b 0677.__ ...._------._._ ._._..------------.__�-�.__.___..-......._ , _ � �� , �, ... .. ....... . ._..�. . "'_--.�_ .�-'m- __ _.. � ,�� __. ., . .... .. -. � . __.. _. /�-�� - �� 3en eia3aoaa �� ' l'.�_ �'� �p � � �� d ,��,t t�� ' � �� e� \\� r k Z � \ y� \ � 1, . �� \ � � � � � J ' — `�, r v''�� . L , ' � � � � � � � � ��. � � , : �-- �� m � Y /J� h � I \�\� �\ �r + , \ �� \ �� \al� r � �;� j I� �� I I � � � ._ ......__.' ,� t (� 4 k �� I 4.\V�i � �__ � � �� u� '�'� � c • R , � �I � � �� ! ' � it ` ' ' 0"\\`.l^ � � � \ ti, I � . \ h .� � _ .. �II� � � ( � ' 3vil Ala3d0ed i � - t •__� � . (� ��ti� � ..� , . � - � � � -� � � s �,�,� a . � � . : � � +, _ � �� .� �g 1 _ � _ ��,_- �, e ��° �� ' ; > � .. a��_ . \\� ��..� . LJf.. ... ( � p9� � ;� ��.�L��...--J 1�,, ,, � � I . � �� _.. w...,.. �� o ��`� � � �.�� ,� � �� i 9 � .��. ' � � " .. ! . a � � \�� ` .. . `7 ; �� r' `- � 1 � � fi a� �-. �� .��`_--y��`�;.-� �� \ a � � � � �� •� _ � � � �� . , �> 3�� t s"a � � \ �_�� ' �� ' �� x ` I z `� ' � �}� � „ �� ' � � - ti�r 1 � €�� ; �' � � � )r �� s� �� Q �8�g�� 1., � \�--�, i� . a �'�'� t r � `i-f ��, � � �� _� a� � �.o I � - � � � �� 4� �� I ;� �a . r� . _ � � �;:. �� .` ' ,, �; r �. ' 0 3x,�,a doae � . � � �, . . ,; � �:, ; �:� �a � � � � � � : � : � �� Q I \\ � � X ^ �V � � ,: � �. �� 1 t L� .= � 9 '� z � � � . � o � � ` � � � k �` a ��. � �� ; �.. ..: $ § �� _ VA-�. � � _�.. � � �� a - : f � g� E6 � o�a � � 4� M �� zx� � �� ,.,, j � e � � �� „ s,,. � � "_ \� : � B Y.� � '�S I � I �� \,��': . . � i � �e � 4 °E �` _... en o-^-._� . ( � ,s _ . � � � � �i.. � � ��p8� , •.. 3Wl A1b3d0ild �. R .... --...... _ x� q �.,}t �� k�a. . . � l, , � -.� �= � �. �� L. �� , �, � � , �, I n . � ' -, � `7 � r�, i ,� �� ji �I � � . ',,tti� �j, i Q � � ��r� � `s_�:, � 4-` ( a� 3, �' . � �` J � � � � s� � � �-- �; „ i � ,,,, , V � � , , ". . ` ; � ��;��? �� p �;3 � pe��•� .s��p� ,.;�� " � � � ,,� : � "��1 p�-` � \� � , , g � C � � \\��.��t \� . � 8 3N1'1.LLtl3 b< � . . �. � \\ R \ . \\�:. �R .� � v��. .�i C �� t i i° � � \ .' � � �l � � �� , � �.:. .�� „_, , . , F � �ti r?�--=--�,.._ ; _ � �; ,� , � ��- � � ---� � ,�-�.�.�.��-.� i : . ��- w . � �.� � � ; � � � �..�_ �_ � .��pad � � � � � _r��, ,� ;a� . " `,�� - - �� I � � � � �� , a F �,,�� » ,� _ � 1�,; �� _ 3�,:�d3�ad . � � .. R � 3. ,, ..� � �� A �� r � o �,...� I� � .� � ... s � { ° e - � F � �a� � �'i �� ,� � __-_ __ �a �a �� a = P � F �� .F 8Y 4 ., , � � _ ' -_ � '° � � a� � �! � t � � �� s; � �'e^.3 � I ] w�H9a a3soaoea a q ( � .J�,. ,.:3 ., =, � � � - �.�� e,��a,r,�cty '�a ,, ; eA � v � -3NlAVM]O1H�tl�NlSv3 e, A �: PY PBkp.. Ey � � R ; ? � . a � i��a� R F.�ty �� A�A �. B .��ayf^� . ( .- & .. . .. �N�.'� . ..[., � '� .......... ...._... —�...—. ._—__.. _..--_w ... ...........—»..__..__ ._ __ . ' • "��--E-F�` • � - e �:� � ' - ...... . ._.._._... .____.��.—i-—<,_— _ .__ ..— �� e: �'{�� {� ...�dT. ....__._. ..... ��d � ._.... ._ ._ .. _• ,�_—_..— .—..._ ...__—_...--._.._..—�--_.__....� . � ..__.—__—__..—_..._.i___ .......____.....�.._,� ........ ._.._.__. .. . _ J�� _.__ __ � _"`�' 1 — _— —� � . 1 � ��o� � �' � LL �� O � ��°� a � m � � ��o� n. � : — w � 3 � � p �� I ,� � = w w (S`r � � � � ,= � � m 1 � � � �— _ � � �� ,m� o � �:� § � � n '�� °� � WP g Y � q�� k 0 �q� k �- �� .��4 ❑o ;� � � � � � _ � y� �� r _ �� 3� ,� _ - � t � ; � � �� m ' a m ' � _ „ � s� a aa � ao � - . : .� . �. . ., . � ::� �a � � S� �� n��. Y . � �A.,��„.,:- . . _ .. ... . .��...� .� $.� � � . . . .,�., „Pamm�,aa.,mmm�.,.me . m ._ - �,. ,..�mmmmmmmmmmmmmmeemam„d6rmmmmmmmmmmmmmammmmmmmmmmmmaaamaaaaaaaammwaAaamamama__.. ._ � � ,� � . o� ' Yi� �,� . ,i m�f �.,o �,oe' ,m <2� n,omAfns -��m, . 6�� ` .,�. ��„ . . . �b �� o-. �_ _�m., .�-n tiae � ., � , ��..; �� .,.r.,,��-m-�_. r-, am .ym, ._.,,m -__. oe_�vm .� ._. . a �.. .m. m am-Aa ra.�., , o.�m,.d ,.ma� o _.,��.� �� 4� �, � Y �� 5 � a� z 3 �'� momanermmv��'o.00mnaveo��.ammPma��mPo�o�o�maomo ��c' ,n"a , ,.c,o.� ,�� ,��c :�,'. ,��<<, .,i.c' � ,�.� .. �" „ � a �„� � , � � � - � " { a � � � &�� m� - o' - 8_ w �- s _ �' � � � S � . . - � �,�_ , . . e - -°m.- �..o.,d��,,. .__. .m... .rar.nn .m: _ _ .. � n - de m-,_�_m �a�n.�_ _. �. .,-rmm r_«m--n r._ _ .�., r.. r �.-._ _ . m .m '�^�a- „<x.�Nn�rn- ..-�nn n-„en'o�omn°a P� e w mm � r �� ,s�'„e°'��,�;mmm�e��:.°�°�mo'ammdm^�maam>Po^. r�„��; �80 0� �� R� :YS: 8� wom�mm�mmmmmmmmm��,mmaamo�mm�mma�ao'.mamPaTamo.mmamamao.Pmmmo.msPwo.ao.m�aao,mm�mmmamPammmm��.ammm�,amPmmo,wmmmmmamamavmrmamo�.mo.aamammm�.mmaa�maams�mammaP�P��P $,.A., � �8x�8�88 8x.,��'��,�=gm�a��oxxxo��„� " o � S -� � � 3�'�Kw?u„��d::d:� a�a �6od� �.3gbxmbodab- _'3� dx3d`d�hbbx� x �� wr -�.e.. am-. a e . n r .,n. r.,mPr �n �� ..a „mm� �m em-e m�rmeem�n„dm�em nmdmea,-. mmve � mn��-r -a-_ mmn mu ��a -P m �m� v v„mr- ��.�mm.nm �v -n � .�.e�.dP.a��,m..rr,.v. _r.,.,.v.,.��.,_�,e .,. ..n-,..,.��aP �.e�mm�..n.,_.,e��,m .r.,.�d.m��.,�., .ss�aa�-�.,..,a�d �.��e�..mm. m � �. ,,, z� PawadPmaam��"��mP��.mm&mPm��,. 3 bR i � :.rhn ��r��,� � �� mmm�mmaPaPmmmsamA , «.,�,� � �_ . .. nn��e va �_�.�.��..��..��.�_��..��mss��m��mm.,m�m��o��x��m��#��$��mmammmmmommmmmmm�m�mmmvmmmmAm��x��s��m��v� � _ x„ � � � _ � a�s�� a� � �a� � �,� s ��rn d�� em„_rn . �, a n-� e�, m�rT�P��mmmv��a..�e e�� n �a�� n <$ �,.d.... � -r,, d�_.,� T mw.._��.��.r � _, �� m ,. .. '� �, a�.a��W � amam�d�m . _ ,�� ..,��._....�� _�_.��__.�, ��_�_�. __�, � axodog8" �� 8 �� P-y� � �.� ► � H�� Z � � s � g a�a� Q �� 'j,� sa�� , � •• �uN 0 _ �F�o -�SrFr . g�@ o �� ;„ _ °' � . �°� d m �A V � � 3 °B� � �> > ,. � n �c; � z. ��% � �m �s� � � �� - O °' � s�� o � ❑ � a a � � � �� E �� _ � � '�� z o � c �o " a n"�a€� �d¢g � aw a � � � ,..'.�.'. .- m "a�,o �� I �'rn alr.;�� E� E (� � = a. o . _ W .. B....s _a_ � �.. . = u ,_ °. r� � � �J V W LL tlBMB W�✓doJ � . ... ; ._----"�'— ..�._.._ - +.�.r ' - _ _.�..._..__ .�...� ._..� .. '_� __ ._.._...� - , r. N . , ��, �., � � � r �'T ' � ,t�"' a�0 �� ° �'� � _ �tiod � � � ,. — ' —�—�- � , r � � �; r �, o � �-� _ � �,,� ,.� , � , .. : _� �> � � �. , � �� — �� ,�-. z, :t � � � — '—� ;:� - - � �� ."`"`,-_-.�.. . � ...� . � _. i;� �� .� - , �� ;,� , ,�F, z ,f�.�i�{�. �� `� , , } � N � �� _ . � � '�� ,. . � �� ;, �`., ��_ "::., �-� � : � ,t�� ti � 1 �s� '. ,� �;�. � �� ...,� � �' :.. � �� j � ¢r �� .� R � � � s . , � ' � �.. h 5 �''� i ; .� ,�.«, ' r,' �� .6 y �`�,1 . . �' d� �s � !� � � I . - z r � � �(�( ��eY.'� �� ' n'�". �� ' r 3 � Yx � , ` �,,, � : � 4+,,k�� \` �� / � 'i� �r `\ s � , \\�\ ` \� ��.�� " � �� 3 �v� � -_ K �� /"a'y �(' `��`\� . `�� /� , . _ :I ��i r _ �.«� e \.. r i � yr ,�� ,, �'�J a �q� \ I } X .� '��. � . .� L A o /_111 � ' W.\ .. _ { � a ICIIJI � o ,: . �' ,'.�,\ ; �r� 1 .. � �l/ . r.� 5 ' .r , �":� i�\\\��.,' ��\\ � Y`7 �� ` ' \\ `\ � n�o d k yF � � � r* �7 1 r'�F}� �" �` \ k � t � � � �� (� � . �'r . r � '`� S, 'c\ O . � �� i r � ,��\�� , � � z 9� � ,��} � �� c� rt� �t� v,. � '\ � � # ,� �A � �t , 1 lo�cY t� �'+,�4k \��k` � � � � t �e � a�� Y � P „ ,y � - _ �� ' / 1 r°r �. � ,�� ,G� Ef� � � . �- . \ i { �� G.V' � � � � � l� . � _ � ��\,,��utt MI . }` \$1 � ��irf� �(y��J'�`� ` � „i il ��.� � � � `�'- ��r '` i�� ,�a' V.�� ,�� g . at �; `�- � _.�_v.,.__,� � "�',`� �9�'�, "� ' � �- i � � �,�� _ . � � ` � � ;, �.,�--. " , �. �a � � � �.,1 i �.�� - , �`� � ti i ,�i ` s >` h ,� �� LS' _ a i b �� , ``�,,� h� �i q �i ,�' � � . � �� t . �`.:; . �' : �� ,� Y \�� I�� . 1��t' �� . � � ,�.i �.� �� a`a � �� r � �� g �.� � � C � A ✓ � � ,�a, � � � �' � �� „ +a;�, �1�� ti ;y ��T a �� ,g^ _.,.� ;y� �> >�t�� f �. �� r � � r� � �f� /,�g��r� �' I �. . . ��/�'�� ' � " � _�--�n � � ,\ iClaCr` : �x � rt. . ' � , � ,. � -1�t� `..,'� ` �� (}'� � .r` ... � j .. �� ., � .� �1 � * "�, ,� f i� � ' � t ' � \+� 4� ... � . " /�1 �, ---_......+�e,� 6' `+ rt.7t��r �1 : � �: � *��` \��` . 1 = �e �.:\ \ . y �� ' �� , '�-"�- > � �, t �� d f� a� �� ti , r � ; �� -\ + _ �� -v--�-��.,e.y:.,�- � � ' ' '� �\ � .� �\ � 1�\\�` I' � - .. f:_� , d 4 \ � , m j � �� j� �r � a /��k � .� �1�\ \� f t` �.`. . � , r{ ' � m m m � nr�x i+ ��,\ �,�` ��i�' m _ 1 c.� 1� .- �.p " 1 n' . � .d � � *',`� � � M z. .,h �. . - ' ,,1� � _ ,r '� a.� �r ,; F^a_ * � � � .�l"�`; I I . ,..� �A , :.�� -��\ a� .� i� n ` ' �r \ , � , a„�. �� -ti � � �,t . � F� ��d ;h�. >`� �� ; � � � � � l-� � ' s� . � `� , r'�� . _ x� �� 2 � �"� � � � � � m ti� _ ��v ,_ � ' �� ` _L ` \��' �y' �. ; r.� I ",, . � ` �f� �\� t + �{��' \ f.� � �\ , ��,: �� - � s � f , {�xc �x� � � � � �'�' �'`�Y '^`� ', � tyr � ;; � a � � ,�� »��\'��- "�� 1;' �.. _, . t � �� - t�`.� � � � � r�� J�;� � .� ° �n � I � � '��X? �� ,� � � � � � � � ``\ y p� �} � Cz� ; �W ,, �` � ;� '�. � � f �� \\\\ l � ~� { ,s f, � � n 'k IL )Jt`l3 Ule'Jnn�ta \��. �.- , , � y n �4� .. �f. , . J � � �i, �� l� �y � 1 � c _f� p; � 1 �. k!'b \ �iK- „ r �GY r ' �` � �� 1 fl�A `. ,� i � 1 . � � ( � {�� i � " `�' � � �a . . \� t , Jr�. ��\� , t 4 s I r .. I t P ry�y{� �n �� . ��,\��\\��\� �\\' �� t.�,,�; l � � ; °l ; � i t , � s � � � ; � ` ;' � i � � � � � � �k � . � � ' \ � / s� !'. A � � . i } \, (S� � .t � � j. . �. ..- y �.¢ `_'_` � '_' � "'�t'�F \ � j�� r� �. \ 7 Q . . • � � F, � -� +( �: �\,� 4 -' ` ' �:. i ��+ _ � 1 _` ' i�,. � ! -) � �R • w j � � ��_ O ;�F,,1 - , � � � � /� �� ___ �� t � I 1�_(�� '� g fm�,, � l �P r A �i /) � � �� \\�. .� 'y� \ .� I �t`}�,Z � �.� L��;�� .',� ' � t i {� �,t 1� . �d . . '{��+ � � . .��"-' �b{� r . .. ; �. �, �� l � � � , Ot �r t� i LSd : ( �� iCJ �. "� � . � � , s�� _ � _ 1 �I�� A"� �O � ;� �� ; � � � -� �� . � �� 3 y e J r �J�f i � r �g i , . 1_ / '$ , ... � . `fi (y� � :'r < ; r I -.--_ a �� r�- - � `.m, ' � § . �.` 3� 3 ��''llJ�yr � ba�;. �� \�,. ' � 1 {"� � 1� k � `�$' �� {� ' � `�,�✓'� � � �PP. � ... � �Cl {�C R � (� � �3: � -`�a.: -�f��;"v �l�'} r" \� ��' ,� ,� `� �;�; Y� � Y`J� _ `l.�l�� $ ry .,. � - {�} �" � �. r� � ti ��\ �'' _ $P � � �� $ � � ��;�,� ti �.�� t� � � i�. �} ,. s � t�� {� � �� k �z , _ � � �� t, �{ �� _ � �' � � � �' � 1 i - t 1 � rd . �� . �� i \ r: � A1 r �i(4 �� {� ��} � � )'N' � � � � l�st�; � {�" a (>9 ; ' '` 1 (a�}\ �� v� ' �� ; i ; �: - _ �"� �� " F ; � . � � � .- -r tt � i :, � '�5' - - � � ` � ` �C} �� ;;, � �� '� ' �. , n�m �� - �� ,:�� :: , . � �`?o � � �` �a t� '��\�� , � ' ; "`' � �, � �� , . �rC�� - �� ,� � �� . � _ „ � �� << �� ,� � ` �� ;�� _ _ �� - � _ � � , , � , , ,R �f� � � .m �r�` � �:� ' �v� � ..v�a 1 ,; S + I � I �C! jy$., . . � IC r�l{�P �.� a 1�U.. . '.M"�� . m � � ' `t t .x>: . �� . r� 'r \ �4'«�S. ya '� � �- .,� o�� o fa1 � � � . . ( ... +! , . ��,� �• � �v�' -i i � ° �4 � �,� ��{�} ` lCJ .� r, � � j�� i r � ¢ � 'ir � g '� i � � � � . .o�� r �� ' \ � `.\� ' I f F; 1 _.. '� � ` ; � � � � # s .� • r � � ' 1 1 . � i ..... �` f � � �� . {� �^ �'�y�' A+ a. , � =� 1 _ ." � �! , ��. l� o I F { f A ' l ��r S �:.�� 4- •+, "�'_ � (� �e �' _ \ ,�.�_ C r f � � a,,l -! � I; � �' - ��;�� s�` �� $� � ;��,�,��..+ I� �� . _.. `;' m�� \ _ � i 7 � �A !�� v p�� i � � �,� r � � s� sm �� , ;, � �� _ �-�}� t � r , y . , , . � �, ti " ,. _ . � „ � • . .�..,� �� . � , m;�§, T � �y _ ' . � TW`'t `S� a� $ _.�� + � + P ry �„ . ` ° `�� - . ; , �n _,� _,_ . � �_ f� � � K.._ .._=-,:_ �_.. � ` C� .. �� = k� ,p�+ �„�� - ,'.� � � � , � � � , � j � ,;� r m �, , � i � �.,�� .. � � rr� ,.r j �:'Yi ' �j � i i� i � � u,r �t .''^r� � `7 � i m .. � � � , i i � � �� ,� � �� v til, ,�' ,� � � ,� s � .; _ �� . �� r. �7 I �, - o,r , ,. r ,� ��l � �� t� >>l� � �� (� � �, , , y � � � � � � � O ..I i \� �� ti\ � ..f,� � i�'�,f 1' { r '..� '' i,.;%/ � �h � t� � F,i�,�, �q tr., � � '. �\ ��\ .. �� 4 ' , ; 1 � �i e,��,g8 � . � i � t i l �r � � ,'_; ,�;t i t � . r ._.Y .�S��.SC�t`�.:Rr N ' a..:: @9 ti \ r _ ' � A i . '� �� r � ; `�U . ri \• f., t � � r ;'�- � e � � � � � � , � � � � r � ��, '� � � �' ; . I : � .'.`-_ `j�tX , � � �� ,� f�� \ '�� j i,' , _ �� :� , � �\ ��; �*\V , '\'.� ti� .#.,�y�� O � • � 7 'y(�yy$� �1 � F '. '. . � � �Fi....� � I , / +.� . � .�`� a CJr- ... f�,S.,n'8`^ � G >^` F "o- � ` '� V � �� t ��- x � , '° &$ �1.�.e � � �� , � t�{ � � 1 � j , �� 1 �yb .�.�,�} V" {� c� � � � � � � � � i Y ' � � 1 i-� �� _ mq�°' � i S-� � h j �.� � . I �� 1 � t �� , .. ' �. _.,,.�,� o , . �� ' i . ., t n h � . � ��i� t � i i t , �,� _ � � ..�� , . , i � , t t � �c7 ,- `. A �� ...�' � a . ' � ... . _ t : ��, � � � �f� �M � � .� .� , � p � t � �� . .\� ..,,�__ = _ .. . ' j � ! � �� j . . � ' o r � �� ., i �� . . . � _ a 43 � ` - ' ' _ , � �, , ry' _ � . � � T ^ � � t Tv �� -r + r � � t .!� �{}- 1 ,,��3'�,i � , r a � s � ` s� � � t ",�1 � a� 1 _ �� °�' ' �� _ {� ' C.�� ,,,��•� � �� ` �' t� e � . �r�, �' . � ,� , �•� , � � , � "3 �.� }; ��yyq� ��y F, �� '-�"_ �" , � ( � t 'a�� » ��- � ' " �a� A'�'� ; p f G� 4�..� OO ,� y �.�r 7N . ;. ^ ; p ,.. �� . � . i =�,\\,� y � [ {��() � �... ..... . ��, r � L ..{{��`t . �(,� � ? l\{�� `-' '�k� ° ,� �� '� '�� s � � tip `'� �#-I� a �� , r � � � `� � ��'�� ' -� , f �� ,�� • . '� �� `; � � �� .�� `��-�.� "' xr< � e � �:� �.� �` �1 � � < , t �, "-� � ,�.... �� .,��` . �."`'---•---r�� ,� ,� � 9, �' � �y ` � � , � W., � � � °� ' - o � , , � . . < ,. ��,�� . ,,,, � .,a . . �� :t � � "� „ _� � � � �,�, . , ; , li.,» �,C� - ' �,,r �s � � a�� e� -_. �,,�� ,� , : � �-� - _ �, - � , _ ._ � , � � � - �� ` ,�xA� � I 1, �� ` _ �(� � - � a � , _ � � � . .,= r�. , .... i.... t.' r . . O = a 4 . '� �.,., .�'. �� .. i ��, )�,.. ,. ,i l, . ` � � i.# .- ��C h . �- > ,.� '' � e'�'�/,""..,y �, ' '.r �.' i 1 '.� ; . � ^ � _ . � ' � i- ' � � _ - $.� � � r� n � � �,�{'� ,�- - ;,� 'x[� � a�y `�� r �' . :} � r �� _: - __ }!�5 � � - � ,� � � r . ; �} � � � � � ; t , � P. � ; t `1 /��y''�� -� � � � (�j �r� , �,.r j � : _ A � m � �'��, +{ , ,yf � � ,�1-.'1 ^ f� �Y,}f�,J� �..) � T � '^'�, r x ,l M . � � � . 7°' �"� �" ; � � ' � (� �� `'j�( ;� ' �� `Y„� ,p'�� s A} '� c. 1 �}� « �..� .._ ., ' �� y {� � � ��.� � � . � .. `� � � � � � .. �. . .<. .e ' ��, . , �� , i� . • g. . .� I '. . �� z_ �..,e ; :�.y�3� �i,;�:�,e ��t� p"�x � , .--... .. _�. ,: m $ �� Yu �7 � n � � _� i � _�,_ ,..� ��"�M1 x ; �m , / (�} "(�`1 "� ' s � � �' � �� + �' '� l � l� ��,�?� 3 k,.� - { y« :�g�^,r � . /J1 . #��. % 5 _. �yr. ""'^.+..��i,.r � k'y` �� ,. f'l-. �� f-k. ,�' ��53 ,,� +,_�� 1�.. . .. Y=✓ x � � a.� � � �,.x "��{}'?, ,�,r� . �.'�.. .. . ' ' i. , � ,� ' . � . . `,� _ :.'�.�� ,,��,„,�..d 'ti., . . � „g �y � �� , . " � �. �1f �, '�-�. . ��Cl �'i. � � k � ti, � t3 c � '� � �,i i, m� � - ��" � k ` - � � � �� .�. ��. `.� � ', ' , t. � :t _ ` .�,�, + + �� & � .; r� �� ,�� '��_��L: � � � � � �� + �� M l , ,t �' _.:: " ._.}n ' .. ,i�t.Y.�.� - �>.ii� . .:_�''—...`.M.: ' `�_�" �-,�` _..,. ,�,:�:9 .. x � _ _ _ _ L_1'" � � , f`tx'�, } � _ _ � .. � �� + ,w � � � ' �. .�^ - . M,. . . . , ,. "`_ _. .. . _ _. ._ . ..� : y� ., � . � . � . :�. , - ,�� ,�� , . . r . ", , . .: ' .5 M . . � � � c� ..._:„ . ,• s:..... '"'... . (�. � . ._ .. ..f.,-... >� ..! I�IIbJJOOM �P�M�JCu@ 2�C�@" 9 .. �� . 7 . . . . � �� ,�� . .. , � . ; .�,, , _ � � ,. , �a�� . . ,�_ . s i �',. � �. „ ._� � __ >_ � � . s� i� � � <> , � :.---... � ...__- __.:�. �''� ... e . . ... . , . ., , „ , , .... . . . ._.._... ,��._.. _ , ..:.___ w � ..... ,.._,_...._ ....:_ � .�, .. .. . ��. . . 4 .._ _..._.__ . , , ._..__._.., _......_. _,.w_._ _ � �. ._. _� _._. _ _....._...r. .. .. -. � , ""_. ._. , __.. .. ....�.._...� ..._...,� ' �. . . . . - ' ' � .. . � � . . . i . �. . . ,. � . , _ � . .,� , T t � z � �N E$� v � �.� �� N a;aY Q g v � � z � �� o o� � .� t f € �F �� B � v � O ` � � ti o � ��s �; „ Q � � � - , -�� a m $ � 8g_q o�� _aoo oQ o � � � ��o �. � � �� a� � � � � � '� � � � � �, E`��fr `�� 3 w" �°� C6 � lJ F .�t `��." E ��g, Sx ��d� z °' w Q o V C/ C �O N a x� C`�� y�§ s ' B g(�-}-� E �: W CJ N � � Y& ,,� �_s� W Y�,4_ ys.� � k �� g�.(_�i�� °� � � � = d o � _ � � ,. aems w�✓do� k � g� o� g$ - � w �g wa � "oo� � Ew aw � = sgw �� oa� � ` w a<w Q� � �g � iw" �f �g wW � �a � �w� gE � �� £ a�� a° o �E� �8 � �o � Qffi =�i � �o � w� hQo < m� °$i � �� g :§€ ��o � «m < � � � a � � O � � z � � � � ��a� � � C� � I � � — � �=-r..�a�m;ria_aaP��..��o�,�-m � e�� _ S�l° i � _ __.. .---- �a�''g� s Q ��fE� i � > �� '� n� x- 55 g a�„ =-a �za�� I�oS� � n� �,< -m�".. w45�o "3m �g3� L $ _ .� � '�m$� - __ � :�� I�' � R e �_.. 5`s� 05'5�`s?o o��3d'so -- .. ?35 �3J o�uoSd -sk�-c --s'%s3 � ��,:atl]�=:: SAAsdFRX'p��SF_SmRm�p�aa.rp ' 8 z�;m,"-.m's�x��?��e�:a��saa��=a�."�s=waa'oa��€��na�r�a�e�ei�PE��:Pa ,�<s-_- �.�___ _ ;;,;_w�u„ _ - ¢ �,»>, .@44P4��443445Y�9Yf4F433§&� 5434494�iF��S3444S44Y�443Y454�?�#S93�Y�i xae:asx�aseces ��"""" - 559966599::3: '3 3 RA9RA355A@8"s993'2O"cOB9 9939! 798 3.�0 ;air39 � ea�va �oova a� a'aaa ..5.:�% _. a �.. �.%�% - __ _— -__ � 3� � tla — 'i' - - - - �R<< _ - -- 3�"s 2a3�xa4°s'sm-- - aaa :as- a�3 - -F4P�aa8�a��xa��f9a3e - ____- ma� 'm9m .- __ 's�� 'saxea„33°s`��iz - - _^P€Pad"�3°s` - -��#�'sA`a"aeaa`"se,. �"--'-'-a---"-'-'- --__.,��y"_--'-'--�_��....- - -"-'-_-"-'-'--��--------'----------��_'..--..'--�.._�_._aah__''-__..aa'�--'a..�a__---_�..__7-n-'-"-'_'__�'---'___....--.-.- . s�a---�5ss�---�s-"ss�ae .,. .... � .. ..�=o�� a . _ :F}��a�P as�aFaaP��e.�;��as�p��o�aPaP ,�=. 3��__.��a�F�Px.m:w -"��F� .�.��r��m:� a�,.Pv�._�.aa r�� .�� x_ � _v?g��a.�� 9��a �., � . �, ��g � _ _ - __ _ ' "44435§4Y3S9s34 >,3�44Sf4sY44Y �>544434YFs443 4 '�434Y4i3S344454S4s33444? >>44594?ii4PFf�43Y?45?S�54YY44Y4iF343444Fr4 � s�S4443�Ys�533F45454Y3YS44344'Y:4�54�4449Y�s55449Y595�544 ' ' •,;;;>;>>;s'>;;;>;>;>>s;`>>s>;;,�,>>„>;,>>, M $53444£?5343YYY?444�3YS?§443Y9k344544Y43Yi§ Y _ ' " - �.I.__.,.._.,,...._..W..,...........,�..,._�...._.._..�_ .,..,,..,.___ _,.,.....�W.., w,...,,� .,.,_w,...__`_"__,........._..__,.__..,..,__..._w�,,,._W..,__.._....,.__...,.,�................�..� _..,..,.....__w..,.,,,._.._ .,xa:aa:s;:a:saiaes:a:a:a::_e::::mae:a¢a..:a:¢aa:;:as 00 .zasaasa.sasasa..sa.,.aases..aaaasas:..a�.saa.__s..a.a.asasas.sas=as......=as_.a.asaass_.,...s.aaaasa_as..a.saas._a.oa.aa_e.sa�.aaaaa_s..aa..aa.a�.a... . � &R�-R�q�RRadd"vd�"cadaRddBA� BAA2ad9d8�Rd�ABt£R£�kkAd�O A dk@d�'dRRA8E5�bb'�66SRaRddN�F SdAAIBkBG6 RRAA�q5CR3dd3d'�3ad3@99k�6�0�8W998dd9A�"99"sAA7�'RAAA�fip"aAqAOARAA �ip YA�°�SSSm�:E. AAd�iWMi1 A0WAR3GF6AB � �. _-_ _� _.__- ___._ - -_.__ __.._- __.__ ___- — _.... ._ _.__ -.__- . _- - __ __. ___ --_ � �<:.<.a.a.a.<..a.Rs.a.�...�aa.�.<... .... ._ — � ,_ �� _�", , .:::::: : :zz:: ::::z::�.�•..�..Y.� �9�°�.........<........<<�...........�........39I � 'L�iz'ezzzzz�zzzaizzzzxzzz:zzz zzzzziz . . .��zzzzzzzze � zzzzz . .. zz .. zzzzzzzzzzzz z .. ....._ zz==zzzz::::: . . � = 99 9 9 3 3 �9399 9 9 9999 9 99 y ::zz zzz �. .�i ... zzzzzz zzzz . .. zzz • • � - a�e�a�xaxesesss'axxxsex _€�s'ss=F a�EEeai� `s.saesxex _ -;ss'e's a5€s�o�.�5��9s 4�0_- .g9g€o�$=$&nS�o2ae�559aaa33ooa: sxsva��raseaxxxxxa = xEaea�axsaxxza ,.�e,., s � �, _'_ _ "-'_ _ -_ " _ " ' _ ' ' "_ _ _ _' ' ' _ ' ' "_ '- _ ""' ' zx� — . - '_' _ _ _ 00 .:,.eee,:n.,��,.,.....��.m.mmmm..m�..,.mmo.a�ams.,.P„aa,.� � - _" - -.... � .. -.._.. .. h ��-- ^ ��' ' o ai _M K-: � �.. 3 _.�z_ �z&� m .� �-�"_ � �� ..�� a � k� fi x _�a � x� � _ � � .e., e � � � � _,"=#��.�z��me��g��3m��R��a'�saz��ea��-��Bx�R��a�� *��;��e��i'��'�6��v��*?eP��:�;P�afi_;ae&m*a ��8�:�� r a. � 3 _, a .. .,,,....,.,., ,,,...�..-. 44s'�t44444?P YY�4�44:�?9 � ��::.s.:,e:.eca_:.=� -___�:,,.:,a;.r:,. . . _. ,. . .,, ,. . ,� . .:.-ce:.=�_,w:..:. ,....cee:.:.:�- - :a,•.::.oew_......,.....�__ . ... . . ___.,..,..._ xBBY4P444s44Y3B4 4x3s44YB�4s s4444 . � ::::e�::::::::rea.::::.eexe:�v:e:ee�r:eYr�:..::::csxe::5c::::eee=::::::eev,::::::.,...<<�...::::xoc:r_.�.�...,._..v::.e;e:::�ree,::...,......::::::e�c=,...aN..a s__as_.. .aa_asaa.,...aa.a=as.=.a..:a..seesas::aaa::ass o� ri--�- ---•• �aa_a a�� :s: y :� ��a� � e��na n acx . g45A4 5�'-"-_"oo`"v'-_�-a��3:9� " 3393a a3 5��9"s 3'3 9$-�'-E�..5_��73$�3��5�6�-� -............ . ., � . - 5 � LJ____ .._. _ ._._ . .. --_...._- . _.__ -___ __._.. .. � _.� � d`�<<"s3as�.:as.m:e`a.�m��o�e�o>aaasa;s`os,.$.`:ia.9:ama:s�§esoa$s`es`a��"s�'s=�.. _ ��oo�`a99�so�i°z.sae_�_°:f'a$�°z $�_=�-_�,.s:.s..m..,,.�.._..a...:� _�_m�_�aanm,...asr„�..o,<.:em..s...=Ns _=.-....,...,_. .�..aa-.s.._dara.e„ a "'�a�__ _..a"'h'' a saa��_�o�g�s� - �==so��a�=ga93gza� a�s_��3,-------��e=?€a��_e a � � � � � � � ��§Y4f444Y�§544��3f?�5�fY44�44F?�344�44i4��454i?�Ff4F3��44Y44�§�Y3£4�4i'S444�5�447Y�4Yf4�3�545Y��4�44��? S'.�..¢ea�as.es-'�:s '"s��re."' 's��'"ss�::.aesass"a.::"'.�.p s : es : s �..,.�....��.,w�w,.�.,.,�ssa�u�....�::s._.,�a.,..��.,.....,.��wSz....�� . �..,._ww..��_.._....,...�.,...,�..�_w �'::F"'es�` s._s: . as.ase�esasas:a..:::ana �sa: as 9"s"a95�599a:333aa53a�z835Ba535m s3�3"s859939399i45�aa"s3:S"x3�8i"x�"s3�iaID$6c::c5�:55e853"s35'35l8Sff"sibCfal6&��fiA ; � , . . � . . .. . FF � ?a3o - a" � "s�;.36 �a� .,a - ..... €'�' � a zS.. s as .. �� s �.asasma�e ,,.,,.:,a:as a a`.sas. sma g� '� k oos'saa"a_s3 s� s�s� so -�ass �a aa '��s s��ss�as"s �� ..a;a_�x.F� _aaP_e. ;Psuz_,.=r,y,.. g.._� _�..�^..5...,..�ua .. �a�....P.. ,._.._�xmmma. e�_u3....w..P,.o_m„�e�__ az�_,._ ..--„s_ma_�.._��v_�a.. _..7_5�,._ 5 ��_-.a_a�sa� �Pn_�.�__e...5_.._....as _ aa�� ,._�xea�- .. ....�__,._.m .,,. & °:_:, a .: �. _ ��g�Ma�,� _��a��u�:.��_�; ..��x��a��x�aa ;�a� ;;�.x3��o�� a �a# _ ��: _ �_- - - 4� - -- F3� � �<,,-.-Ns�se�_� ,e. ,,�P�,_ �wa�P, ,P,vaa_P»s�o,PmPP.s,e,., P�-r aa a.��'b _ _ - -- - — -- -- - - �� ..r.a,o ,.>�„>.>>,��>>�::;>>>;r� ,>z� -...>>>�„ �.;..,>.> ..>>,�.>z, -:,>s; ..�,>.>.s>:.,.>>> ->;>:.- ;s - - � � "��ss�;€�F'F��sss�s�s ��s�issf€ss� ��asr.��i��4sr � ��sggg� i��sss��sgggggg�'s_%g €fFE§.s�ssf�;Fu�a?a��€s�av��s�s� �s�� t�s�s�€�F€��s��a,gs��F�ssss�g��ss��ssa£��Fs�€�s�ss�s,€ss�E�s�gs�s:s __��aasass::::��as::::..eess.s:a:::aa:.sa.s:a:a.=ass:::....��: � ,,..as.a.:.=..a:ass.a,asaass.s.�.�gsa;s.a:s..aasass::asa..a,ass=as:..a:as�s _ _ � -- a . � - - axo?g?�;e�resca�aax„ass�?�a.?x„ase'c°c5�z�iegascinroABdFR@EE9fik8�95E5S��GAS�d?�?;."a9aae'a"aA�'?5.�egmaasapa.e8's9'�3'A5AlS8�5aaxa�am8"x3'�§i�"x1�@c:5:,a"xcec5399&9!"aA.88ER?l�1BA59 o .s§?RP4�0@s2'?�"a"acaaz�eg��ececs.„aaa�M� . . .. o ___ _- _..__. __..__-_ _.._.__- --_.__...__. _____ -.___..___ ______ ___._ . ._.__ _.___ � - _ - � .__._. ____ _.._ -"__-- - _._ ^ O y _ _. .. saSaaa�2-s.',�.`.s`sa�'s.,ES3ena.-F.3�f3`=3a3`s3<<`<-`aR5.3zz`xzae§aazaasW:�w83`sas��3asgazrf8355�oo��3s-s"sass�d'2oa�s�"asa'aaaaa�oo32asaa'ss2na$oa�saB�@o��2isss�"s"s3555"s§s`"ss�8s8a85s3sses"sE�ba�'s3"szi�'+€��§43siis::af:,'`saa`z<ii: � $_a-��_ae�:��:..,��..eW��_ae.om_s�>>>e��F -�-.�==�.,-��:.��_��_�ee:e.o :_�,_��.-e�P„�h=�,, e�__m_�Pe__3._._xi... �.��PPP--,r�m.,��_ ..�_,.... _d�__� __�_. -._o,m.,_�r, _...__a_ a.._.�e�,.�_,___��__..- _--�-^a=-- � a . .�.., � . � vs � ��3�v�.�..M:a�ss��;�:a�sa$��'��4:m��a��A��8g"F�eA.m.mmm�sa��._::e:.:.:svee��R��sm.n�o�a��:�$��e��a€€�d��§94�� g��ff��g:a��a��g��1� � " °C� � ° �,.,' , - - - _ „ _, 4 . . 3 _ „ s = , � „ �„ , _, FS .r_::,-+�-��-•saa �z�Gana �� i�sy n�aaa�s i�'�a��::'s€�c .:a�ce-€� �-�ca-�a a�e_eegs s �_��u� g55 95�33��9 =�_s_r?a��9...0_'� �]3_s�� xi.��_�?. 99�r±§��-H5A5� � g. � _... .. __. ... . � ' _ . _.. . .. _ . _ . . _ �� Z = � ... 4 O•- � . .. . QJ �.. . � ;� �� a 4"' f M s u .. .. . . WN Q � � }' � — ° � �, - � ` � � � � � � c �6 6' v � �, - �a � Q �.I C �6 N �� \ i m n C � '� �� / � � - � � = d :.� ;' a 1----. '. W � ' ~_ � f; ~w � CJ �� n�, , �'�?§��z' 0 � �- � �� p , a�3 , . -- � , � , ,,� ° � o � -- �a � ,� w a a� ��, ao �, a� , . � �� . �_ , ; , , � ,� ; _- , � � . r _ _. � , . , � � � , � � � ;'� �,y- �%� � - � �_ , � __� � � � �� ' C� � � �-� � � � 1 l ,J-�� ,-..�% � t ,� � �, . � � �� '\ �� f �'� � �')�� s� ` � , � � q � �� ; i- ��'� �� , 'a. � \�'__r � �� v�.N�- � , , � -------� r: �` ��_l _, � �,_--�� t � � 0 � � � o � a w r � � a � � �w o a � � � r � �� s= �w =� ` �� ,, a, �j g< � a�< � _ o � aw= <°s f..'=...,.. . .. ...., .... .^a. ,y%Aa��,�.r,.z'�»��t� � C � Lt � �" ��y 3 J.p C� � ��3° g �� x�� Qo � � � � � C� � s: � � � Q � �i r -t;+ \. 1 �� \�.,' \ .' __ _`�� \\ �. � % ,�t t� �� £ r :i� � Y� e \ � � I � � .. t �:� _ __ ._.. _.�: k f ..._... . i r"", I j O � p � O j �.��)�� Z o� m I �� 3 y.� i i` I7 � �U �, � p W� Q� 4 � � I i � r1 i n t b4 U U� � �,.� ' �� - � 1 , ��; , � OO ,! � ��;�. � , `\ � ��, � � � �,. ��- � � � , � o � \ °� , _ �; � `� ' a � `, � � � � �� , � � `, � ,` \ � -- \ e , a i \ � � a..X., ` � o � �, , °� � > ` a_ � � k �S - C� �`,.� o ? C� ` � � ' � � ,,— � � � �� °� �, ,_ � � � � � � � � � �, �, Z � 7"i G't' Q I � _- '�� - Z � � S- U� � � �Lo Y � � �� a m m ��, - � � i �°� ''�ti a � � - ' m o c a : = d�'�`)� ,�d. a � C � _ � � O � - � ' � �Y ��( �Y = � � � = `f`�d, w �� `6 O - � � �'� ��- m _ � _ �O��OJ �Oy ' - - =v~i � O � W � � 1- S a m LL � ♦ - S � � P � m � �y J) 7 O� °'d O � �o �s � O � J Q H ^ � � Z � Y � � d rn � � W > � � � � O • � � ;y O � N, O \ Y O \ O \ O ` � 44v � .0;09 � i �iJJ 0 09 � / .P.VBI � _ � 0 � 0 �h � � = wdao,=H�,o�,o„o, a� � Z m �oo Q �� - !j - - � � � �� 0 �� o � tip = � �Q� �E�� d � m � ea — �� °' �J — W � � � u��°c d - � = d'�JiI �'o'd, > aq a � � � ' � Q � � Oy d�s �y�' -- � � c -a n� � � � � s" �O,L'Lp d'd, Z Z N � � o ' �'�, a� .' " J py ' .O � Q m a �} I— S d . W -- � ' : m -:-vwi a V �--- _ r � � a ... �� i �II li , II !I, II, �I! � � 7 ti J > 7 O� O �''d � �o 2�, O � O � J Q � � Z � d O � � J � J � � U e w ^ cn a � o,o� M O O � O d� �I , li , I � � 0 � s ' �,�, - .. �� wd s�9�a�,o�,o�,a� � ti�,� Z `� � �� q � - � z L � �u�% � � ��'p - _ � a /�� a�a.�� m '�O � Q � �yd ��au a m� �, - ' �J J'L = - � � � - � o.. _ � �, a :: = d'O '�d- �d".� > �/� � 6 U = � O �I� c � - �� y�lO�`Tiy y`�d. � l� / � `� O - � �== e� m - _ �' �`� �Dy ' � � 0�} � W � _ � _ -� o� V o� � � - _ " � ' Ili j� II '�" 6 � I �II iI I�;I I II . .� , � . ��.. �. �. . � � �y J� b �O �� _- �� d' � �Mo ��s 0 ,� � � � J _. Q O ~ � � � Z Y � Q d N I M I J W > W � � S H O � m ow O T � O j ,I.__...._-_.. . O ,�''I.-:_—__-_'_. . I`_--. . .-_—_, . ... _—:.. I I � � � II I I I !� II ' i � ' II � II{ II II __ i I II � I I� i I � I� i III � Ii I� u � � i � i u I�I i j il , ill � �� 'I I i Ij � � i I� � � �i � � J I' II ' I` I' _ — , _- _ „ , g — � I �, ' P>a� � �� O O O O � � = wdEPoza<<a=,o�,o� cv c u Q LL 7)'L � � � �U�'' 0 ^� : M _ _ � Q - - Q � � _ ��y �a�� a k� W � e� - � O� �J'L - a w v� � � - °�°e 4' € ; ' , d��J�d� �d'.� � z Ln C � +� _ �,+ � � - � � y ,�.J' y.� w p • c -a v - �„/ � � ��L��j �`�O I -� j � � v o - � �= r- y = � J � _ � m - m W �A � I' i �lll � � '' � I � ; � �� li : il , II i ; ' il , � � � � . O . �� II �� ! II, '. �� I�! � i ��. „ �. ,, I ,i I, �.. � � I I i IIi I �-�� ', II �I, I�� . i 'ilij ' �- O I � O �� i 0 i � �� i,l ', ,, '�I � _ , � ', ' ; ' I I il '� r� �il l O i ' � � �, Q ,I �a . , , , , O � , , I o —'-'--iT--- i w i � � �� ; �'', � �� s s � w; � �I � � � � � O � ' � ;; � � ; � � �. � I i i � � �� '�, � I � � � o � o � o � � � � � 0 , i � � � ' I � �� - I 'i � J- m O � � � - ' i ', I, � i � ! �, O ',, '� : � ' li � � , , ! ! ' � , , ; , � i � , , , O { �, ' O r� IF �' I , �I ,I O �, ^ I IIIII ' I O , ; � ' �,� , �, ,, , , 'I, ' , li �i� ' , 0 I � , O -+ � o _�--�._ � � � s ' o 0 � � � � 9 9 � � - - o a � � o z �c � N� �� W � � � w� W a a m V o W y � WV 60H5��8 CtOZ/OU01 �y 3 ,,, � a�� Q �'� = LL s F= E o- $�� $ ,�, � O � I� �'°�°� a � m �ea _ � _ a °' `� � J � o n'o� a. I � �g P 6�'�`�i� ` W �.L � � Q a � � fi �y d�t.t� W • c � v � � � a 1� •yJ �� F Z � -a � � � �� a y o O � � � /� _ �r � � - �� a� g � S a a W ., �f- <- � o _ - v��= � � rLL a � � � aemeio�.�no� Z� �m _- _�� :� oo: � k £ - d aJ w : _H N� �w� �ww �o� Y � �� w � 0 8z w =� � r , � � J � , r I � � � � � s D w o � �„ o �� (�� " �_� , � � > � Z '� � w � W � 03 �� - �_ - o � � 0 3 x�� g �� , o� a �. ,.w � ; � � o � � K=Iw =u� �, � Y � w LL � �, a m � - � =a _ � � a� o _+ o �,^ a� W 1—N � N � O II Z I O O m � O O � O B � a . �� _-,�__ _ . �� a � , � �� . $� � �g 8 0 �� . � � � � . �� ;J'!, �'_, `i_t� '_,'i_�' . _� � � ,lllfl,r:,_< < I ��l:�i ,, . e �, � . . . .,�,I ,.; 1'� . ,. . . ��y �+� $ ��a � � „ �, „ , ., , `�_ _ ., .Y- � , .-.. � .`_ _ �� O .. �, „ , a �� r r � � � � r�� n � � �L--.--J ;'. O ' a � � � � , � � � a � o _.:------------------- � _ � - � 4 �� 0 m � o § � LL � wacs�sazuovzvc i $ � � � �'o o� � �4 � _ �S 4 � $ ,yp O J � �� °� a m 3 ' '� . "' L.L �v�n �� T d � W �a ° a �s " O �d, -� . � � 0 a � x y �.r o N � � � v � � � _ � , � �°y ti°� �`= g 4 o z O v � � (�; C_ M � ¢ � � � I . �o � aWg �} � S a o W ,. � > � �� ., m ,��n a � V m V W y eame we�,�e�o � w= � �� w�� _wa ww� ao� Y � �� w � 5 a o ; r � � a � r-� LL D w o � � " �� ( � " �_J � � > � � � f LL � � Z . . . . . . � �' w �� o s, o �� - _ - O y � � � _�p _a� ko� g � � O � s w3 0� w<�� :� —o: a a< ,�w : = Y Q LL _ 4 � LL_ $ O¢ ��7 � -i � o� w Q� � ~� o � Z � �� O O m � O O � � . . . . � - _ -- -_ _ _� _ _ _ _ -- --_ ___- � � � ��' r�`1 � L�� _ __ �� _ _ . . . . � a � � � � — a � ■ � � 7 � �> � � � � �� , ' � � � � . � � � � �� I �� 6_ � � � � � � � � � � � � O e � ?� 11 :� �� a �� e � � � � � � � � � � � � � � �� a � � _ . . . . . . ��. 0 B � ' a �. - I . 0 � �� . , -.. 0 n � a � __ _:� . � � I i I , m� ; I � � � a 0 a a I s _ I � � ---- _ __ ____ __ _ ..___ o � � V � 4 �p 0 y < m � � W y � Wd 00�90:2[LOLZTI6 �� F rF �4> � $ ti � J �^ � c�o a� �, m � �i ' L.L � '� ��cv a m�,�a � H p '�J ' J W � N �� :' � ��3 � �p,y��.� W � 6 V � O � � qf � ��iL�O �a= s � Z � � � .o � rI - € � � J I �� =r � = a � �� m � b, = o _ � � = g � '� � � � aemewa�Rao> s ¢�� w: � �w� '� _w osW ao� x � �� w � � �n a O a la. .��. a.�Wr—�. . x � � � Q tai� J = r � � , , LL a D � o m � " �� ( � " �_J , o � �, w � Z . . . . �. . . � Q J J W (n 1 � d' w o �� z3 4 �� 0 � � - ��_ _ - _ - Y g O �LL � 3 w3� o W<a _m- a= o a� �.w a � W � O O ch m Y LL y o � � � � . w Q� } � � � m � -� � O¢ ¢r z _ g �LL Q Z o -+ � dd �� N 2 � 3 ui �m ui �p r oo �" �x ZH N Z LL fn O O m� � O O � LIPt lIl('AE Llll-.M O __ -__.__.____e.__.__'_'.—_ ._ ....... _..__ -_. .___"..___ _..__..._._._...—_.._"_ > B B 8 ♦ .. ' ' . , . . „ .. � � , _'— ' � .. .. r ° . . . . . . - . .. .. ._� ' . ._ _.. _ .. . � _ .. ... .... ._,� .... .... O ♦ 0 � � B � ,. ,_. ... ... ... � , . . _ _ _ . ' ... . . . . �� . . ... . . ... . . ._. �� V ... ,.. . . , R - I�I . i � I . ,_, . . .:. . . ... ... � � � �� J O 0 ' B • � O� � _ B . � i �g�� C w � �� _ " ". ��y8,� rreea nu� a � �oz� .� . � � � O �O 0 a ., � , � O O O� �g �� ' _ � �, O O � � � �O� ��O �� , � T 0 � ■ m �� B , . . . : N 4 -: - �..,:. �, � O y. . ,-a' ..,� � �' . . . �.; , . I _ . . __'_ , �. . y� . . . . I R ( . . _..._. ', . . , . . . .., � � . . .. . .. . . _, . �.--'__.. .. _ _ � � I . . . � _. . zno�-s� . O � .. . ._..... Y., ❑ a B . 9 . N H _ ,_:. . � ❑ O --- � � , � � �� . . O � � � . O O � � . � � O a � � �� ... ff> .�� , 4 A ,. , , �.�� d� I , O- � � 1 �' I � � �� 0 o O i �� - -- - -- - � .� ❑ e ,�eJ , � � ° - k�k:�! _ — ---- ----_ _____LJ __ �� 'I � ,_. � x ! �� _______ --___ a � _ _ � _ � � � � �� . 0 ___- --a - .. � -- __. _ � �� V � W LL � W!L09LLZ LlOE/ZZ/fi � H �jj Z - � $o � C 8' O N � � �� p � �F _- � E � � ti " _J '� tJ O-� /� m mNno 3 $�8 a O/�J � W � � i� c ' "� � a #�; d�y�d'� x � � � � (� � � � �°ti tioj �d= � v� z 0 � � .o _ � r - Y � ' Y��= m �o g � � = � s �� — m �, x ro _ _ � � � � eeme»e�,en�» Q� - �o -- �'<p - �'<� � - W U � o w o �� 3 _�� w�a =s� ww��o�—, ' s' � � N � � � r I � � � � ` a D `� � � w w �� <�� " �—J , � � > � � � � LL � � � Z w � � � � W �o � �2 - - - p Y O O p � W�a o �� o$� o� g :< ,.w : = W � O O o � o� .��w �� a o� � . . . Y LL }v � ` �� _ } � � Y_ § O �d Q Z o + � O�n �O �N Z Q t�! �� H ~N � �O 0 = Z �--� 11 Z LL(/J � O m � O O Ll�l / Ll('.00 � L444'.M O ___. ---------- ------ ----- --__- ------------ > �- • a � � , � - . - , . 4 � O . . o o e , _ _ _ � � :� �_, � �� ' .., ... .... ..:. ,_.. .., R � �� _ � o� . d , O � • T ��Y� � � � � w � i _ . _ . _ k # .�MPB � A9l O � �� 621 ., . . , . . . `g a � O O ~ � � � �� O O O . O O � • _ � � o � � O :0�� O � a m �� . . , . . T � o h ; m � . � � , o �� , .;_N ._.� ., � - - , � - - _ , . _ � . -. .- - z�m�a� . O , a � � � � e , _ � o �� 0 0 � n� � � � �� : �� ee O I �� _ � A ��+ ... �8 � --- O�� g �� LL� i R 0 o LL LL o I . . _ _ --_ , __ f �� { �❑'� ' � B� 0 � B �:�� B ____ ----------- ------� � �� ' � ,} � LL ��. I __ --- ------ � ;' � _ _ ', � O � o o ' ° ' � � _�: %. � �p _$ ` � V � W u � wa ro�soz aovzve P i�� 4 � � �" _ ` , a I Q � � � i� � �i 9� � � Q. � > � �W 'c�� a � � a s �a, 6 pj,�J w � �� 0� n, b m�tl ��s ` a0y�d� � � 0 x ,r o 0 � � v � � �M � � a �O2�OJ ' a �S W r � � a � ��' I . W , L� ¢a� = o _ _ � W � � ^ `� � LA � eeme we�,Fao> � B � B � � � �B � �y� �y� �y �� B � � � � � � �` � . X � -G' � �y �� y �� 4 �y n . F � F m "' � �m � � :v � � ' � � _ - — . il � � — — _ �� - - --- _ � , —., — —� f� - — � _ _ I - � �� - -�—� ' � , -- r � - _ - � �� _� �� _ � � _.. ,� � � � --- �� r - � �� - � �� . --- m� �r� .�. ,�a � - —' � :r-� »- : __� — �4 � �u��,,�. r ;, _ -�� - �, _�_, { __ _ �,, _ , � ._ � ' ' —� � - - - - ' - __.—_. u ,� _�_r�...d _—�� : ; � - � � , �^`. -�r-- , —_--� . , ____ . �—, � - —. ;'�— _ --- -- �---�------- , � �. _. _.__ � ��--- -- -_. __ .---- --- -+ � ,'.------- - .... � !: �.-_.�_,_._------------- i---_�-------.�_ .. _, ;;.` �.,�- r -.�I,__ ' __ _-�� _ `__�-----_ -- F --.t----'`_- � _ -- __ _ _ - - --� , �-- �l (—��..�1_ ____ L_ � �_ i f—,� ' —� _�, __ . a�� -� ��_. . , . ��--�r r—,� ,� .,.- r— f,. --__•�___ � ,— �— r-� �„�.. „�.• ., � ��,,,_.._� _ i � �� [ T-.. � '� �r ..., .�. ` � - — — � � � �-_..�.�.� � ,_-. �_-.�. � ' � � .�.. ..,...� ._-. -�.� - - `___ ,>.�.. ;__-- � _4� �_. ; —� _��,-��__� _€.� .�,_�L� � I _� �� ,._ � :..._ .�.-. -�- _ � �,. � � _ � t-- ��-� --� � � ,,.._,.:. __.,.�..a .t____._ I � � � . a � � � � �4 �� ti ' � � � � � � � � � � � � � � �a �y a �k �� : �� m � �o �m �� g �e �p �j�� y � � 6 � € � � � � � � € � � � � � ��, �+...w,�, � r.��.wr�...�.. � �. I � ' ..: �_ , . , `. __... I f--�., � m- �'�'.-�_� ... � r� � '-__" �_ __'' _. -^�-^ . �� ' . . ` � • � ..i��...�..-+-. � L _ - .- I�K - _ „,��=�, i �-+ --,--r�� 1 � �I� �� -- � �,..-��-��`� , r --- r � . , ,�t�v r� � �� ', R� � i__ �—� ' ,�.' '--�-�-�� , - � �t : m �� _ � i' ; i I.�` '_ �- L�,m.1 i ,��.-��,--��. ,� � r,. � �.�,.� Y , � , - � �,,.�.__.. �--~ ---�—��--�-� , —� - *- �., �� ' � � �� t � �� , , _- -. .— i� ' -�� I � , -- r �l-- � ��.�.�,.�.;�.�--._f �� , - Y , _ _. . , . r r -k.— —J � -�-._ �_ �^-- � --� �— —', � '� , � ,�-,'.�.�'a; _- J-1-�—+ , .�� .m..�-�� i --�, , . il r��-�-�-�--,--��-`�=-r L--��. .. � — �� i _ � �. � �.— _ ' ��- �- — '—� � i� 1 � - „ �� I K .r � _��=-J i �--�,+.,:L1�._ � �� ; — , , ry ��J� —�� .._� . - �— _ „ r L_._,_ _ .�__� _.__. ----�* __ _-, � _ � _ _: _� --�.��a= - — - , _ � � �� F -- --- . � -- -—;_�� M �: ,— � ,� ,I --�'�- I m,_, i _ _- _ 1 _ _ r..�.-. ____ __ _ - �-�— '� � i , I � � € � `a � � � � �_ �m � ` m V � W LL � wa ro�saz uonzvs � �;�� :M � � . �'hy�i��1 �►��vel+�prne�t �►�epa�firn�n� ��i3-593-8Cr�5 r 763-s'�3-s1U9�f�x� Date: October 23, 2017 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing–Amendment to Official Zoning Map –Tennant Company PUD No, 114, Amendment#2, to lndustrial Background The area in and around PUD No. 114, consisting of all land south of the Luce Line Regional Trail, north of Highway 55, east of Zane Avenue, and west of Lilac Drive—as well as right-of-way being considered for inclusion in the PUD as a part of the proposed amendment—is guided for Industrial use and has been since the adoption of the 2030 Comprehensive Plan. Prior to that, in the 2020 Comprehensive Plan,the guided land uses for the area were split between Industrial and Light Industrial. The zoning that is in place today, however, is a mix of Industrial, Light Industrial, Business and Professional Offices, Single Family (R-1) Residential, Institutional, and right-of-way. In order to be compliant with State statute, these properties should be rezoned to a designation consistent with the guided land use. If this area were to be rezoned, all of the properties included in the amended PUD would contain uses permitted by right under Industrial zoning (manufacturing, office, and warehouse). Even if the Tennant PUD Amendment was ultimately not approved by the City Council, the rezoning of these properties should be enacted so that the Zoning Map is consistent with the City's General Land Use Plan Map. A parcel being removed from PUD 114, currently zoned Single Family (R-1) Residential, will be recommended for a different zoning designation as covered in the accompanying staff inemo. A second parcel outside the PUD (5806 Olson Memorial Highway) that contains an existing single family home is also zoned Single Family (R-1) Residential but is guided for Industrial. This inconsistency will be resolved as part of the Comprehensive Plan update in 2018. Recommendation Staff recommends approval of the amendment to the Official Zoning Map to designate all property within the boundaries of Tennant Company PUD No. 114, Amendment #2, as Industrial. Attachments Location Map (1 page) Industrial Zoning District Section of City Code (8 pages) Official Zoning Map (1 page) 2 4 5735 l • - 55175515 55255509 _..S 5527 1030 J. �,ilc `� .;, 917�919 1030 1025 '� � ' �k 917 ' 1020 � 925 900 f. plv _. v4.�i -�_'..,,_,-.,,, . i � yjv� ,'. •; � . �-r-�-v-_.__� . �.�_ .. O __,.�_ Wc .,.:'ol::'�, O � �.�_�+ 'VIK`.,...�: pQ 6190 t --.__ O �6188 } � ��-.-�---�=,�--- � � Subject Property 9� 6186�' ""'+-- �6184 �"��- V • FiBI� 51^� } �# �- .__ �ji . NatliBuildin9178 � ' '...�;�.�� :.::... i � ..._._.,.._ 6156`� 6176-' y ' - 4 + } *. - 758G15i�02174 61T2 i d �- , .- sa s�as� sno � €( : Z --- - ---- * 6168s 815 ( 701 �6135142.,6146�6164 i � # . ,O IIy BuilcXngt�r. : � ; t7 R20 3uilding i� ( . ,.. . .. e�ao'�;•- �� M r��;fi�..�� =� �,.. i�ra. �J itlY Bu ildm'y 6�112 . . . 6��6110. � ... , 6104 L1 � 701 . ], . �#800.,.. fi030 gp70 t . '�7 � ; S q'�643 ;.4�i. : 8(2 1 , soeo 2 ' � sz�, eozo ssoo °� saoa 1 ,�, t • M1 s q ! r 6093 �88 } � .. 5806 � 5612 C — . 6092 a 4 � r._ -� 5768 �' �� '! � Z 6090 � N � ��:;; . . i'��'j��. 60 Z �5748 '.� � � ' Q I U 6100 580.. '� ��BST3� 5730 ._-�y�. . � � Q , � �r_..--^ .. ,r.�. _. �r .. u�o' . s u . , .... ' : .. , t m � N Frontage Rd L-^—� Ot�or-RAPmati�at Y1wy � Hwy 55 ,.�*"-,�:'�� <..�..�_�,.� ._.. .,�: Fran -�--^�.-�.; _ . . 6125 5807 ��..� i525 � 5T3`5729�� 521 565 . . . �. ^--~^--� 1 555 577 �� 510 § 11.36 Section 11.36: Industrial Zoning District Subdivision 1. Purpose The purpose of the Industrial Zoning District is to provide for the establishment of industrial and manufacturing development and uses along with directly related and complementary uses which, because of the nature of the product or character of activity, requires isolation from residential and commercial areas. Subdivision 2. District Established Properties shall be established within the Industrial Zoning District in the manner provided for in Section 11.90, Subdivision 3 of this Chapter, and when thus established shall be incorporated in this Section 11.36, Subdivision 2 by an ordinance which makes cross-reference to this Section 11.36 and which shall become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set forth herein. In addition the Industrial Zoning Districts thus established, and/or any subsequent changes to the same which shall be made and established in a similar manner, shall be reflected in the official zoning map of the City as provided in Section 11.11 of this Chapter. Subdivision 3. Permitted Uses The following uses are permitted in the Industrial Zoning District: A. All uses permitted in the Light Industrial Zoning District B. Lumber yard, including outside storage C. Building materials yard, including outside storage D. Battery and tire service E. Blacksmith, repair, machine shop, or tin shop F. Animal kennels where animals are customarily kept, boarded, cared for, trained, or fed, or bought and sold, as a business G. General manufacturing uses, including the compounding, assembly or treatment of articles or materials H. Hotels and motor hotels I. Class I restaurants J. Metal fabrication and assembly Source: Ordinance No. 551 Effective Date: 9-11-81 Golden Valley City Code Page 1 of 8 § 11.36 K. Temporary Retail Sales in accordance with Subdivision 11 of this section. Source: Ordinance No. 79, 2nd Series Effective Date: 10-10-91 L. Sexually Oriented Businesses. Source: Ordinance No. 326, 2nd Series Effective Date: 4-15-OS M. Recycling Drop-Off Facilities. Source: Ordinance No. 536, 2nd Series Effective Date: 1-i6-15 N. Distilleries Source: Ordinance No. 563, 2nd Series Effective Date: 7-30-15 Subdivision 4. Conditional Uses The following conditional uses may be allowed after review by the Planning Commission and approval by the Council following the standards and procedures set forth in this Chapter: A. All conditional uses as provided for in the Light Industrial Zoning District B. Car wash C. Structures and premises for automobile, or other motor vehicle sales and showrooms, with incidental accessory service and repair facilities D. Gasoline service stations E. Bulk storage of gas, fuel oil, chemicals, and other liquid or solid materials which may be considered hazardous or toxic F. Mortuaries G. Off-street parking lots for adjacent Commercial or Industrial uses H. Outdoor sales including motor vehicle and equipment rental I. Drive-in retail establishments, such as banks, cleaners, photo shops, restaurants (Class II), and similar uses ). Unattended business operations, such as vending machines and equipment K. Temporary structures such as tents or air-supported structures L. Railroad yards, railroad tracks and rights-of-way in such yards, railroad shops, round houses, and any other use which shall be for railroads Golden Valley City Code Page 2 of 8 § 11.36 M. Automobile repair shops, auto body repair and/or painting, and auto cleaning and reconditioning Source: Ordinance No. 641 Effective Date: 11-16-84 N. Heliports, as herein defined Source: Ordinance No. 643 Effective Date: 11-16-84 O. Child Care Facilities, as defined in this Chapter Source: Ordinance No. 712 Effective Date: 6-23-88 P. Trade Schools or Training Centers Source: Ordinance No. 53, 2nd Series Effective Date: 1-23-91 Q. Adult Day Care Center Source: Ordinance No. 264, 2nd Series Effective Date: 12-13-02 � Subdivision 5. Building Height No building or structure, other than water tanks, water towers, essential service communication structures as provided for in Section 11.71 of this Code shall be erected to exceed a height of forty-five (45) feet in the Industrial Zoning District. All necessary mechanical equipment and elevator penthouses will not be included in computation of building height. Source: Ordinance No. 365, 2nd Series Effective Date: 3-23-07 Subdivision 6. Yard Requirements Front, side and rear yard setbacks shall be required within the Industrial Zoning District as follows: A. In the case of premises abutting a public street front yard setbacks shall be at least thirty-five (35) feet from the right-of-way line of said street. All front yard setbacks shall be maintained as landscaped green areas. In the case of corner lots all portions of said lot abutting a public street shall be deemed to be a front yard. B. In the case of premises facing a Residential Zoning District or an R-2 Zoning District across a street, the yard abutting that street shall not be less than seventy-five (75) feet in depth. C. Other side and rear yard setbacks shall be as follows: 1. In the case of premises adjoining a Residential Zoning District or an R-2 District, required side and rear yard setbacks shall be not less than one hundred (100) feet in depth. Golden Valley City Code Page 3 of 8 § 11.36 2. In the case of premises adjoining a Multiple Dwelling, Business and Professional Office, or Inst�tutional Zoning District, required side and rear yard setbacks shall be not less than fifty (50) feet in depth. Source: Ordinance No. 551 Effective Date: 9-11-81 3. In the case of premises adjoining a Commercial, Light Industrial, or Industrial Zoning District, required side and rear yard setbacks shall be not less than twenty (20) feet in depth. Source: Ordinance No. 536, 2nd Series Effective Date: 1-16-15 4. All required �ront yard setbacks shall be landscaped, and one-half (1/2) of the required side and rear yard setbacks shall be landscaped. Source: Ordinance No. 551 Effective Date: 9-11-81 *Subdivision 7. Landscaping and Screening A. All required yards shall be landscaped according to a landscape plan that conforms to City standards and is approved by the City Manager or his or her designee. Source: Ordinance No. 427, 2nd Series Effective Date: 12-25-09 B. A solid screen, consisting of either a solid fence or wall not less than six (6) feet in height, or a planted landscape screen providing at least ninety percent (90%) opacity and at least six (6) feet in height at the time of planting, shall be installed and maintained along all property lines separating an Industrial Zoning District from any Residential, Multiple Dwelling, or Institutional Zoning District. C. All waste material, debris, refuse, junk or damaged vehicles shall be either kept entirely within an enclosed building, or completely screened from public streets and adjacent property. D. In the Industrial Zoning District, no materials or equipment shall be stored outside, unless screened in such a manner as not to be visible from adjacent properties or streets. No storage shall be permitted within the required landscaped area. Source: Ordinance No. 551 Effective Date: 9-11-81 *Subdivision 8. Lot Coverage No building or structure, or group thereof, shall occupy more than fifty percent (50%) of the total land area of any lot or parcel in an Industrial Zoning District. Source: Ordinance No. 609 Effective Date: 11-11-83 Golden Valley City Code Page 4 of 8 § 11.36 *Subdivision 9. Temporary Retail Sales A. Temporary retail sales shall include only the retail sales contemplated by the permitted uses in the Commercial Zoning District. Retail sales contemplated by the conditional uses in the Commercial Zoning District are excluded. B. Any person seeking to operate a temporary retail sale in an industrial district shall apply for a permit therefore from the City Manager or his/her designee. A completed application must be submitted at Ieast two (2) weeks prior to the commencement of the temporary retail sale. The City Manager or his/her designee will issue a permit only after it is determined that the application meets all requirements of this subdivision. The permit application shall include the following: 1. The person(s) operating the retail sale and his or its address and telephone number. If a corporation, the state of incorporation shall be provided along with a list of the names and addresses of the officers and principal shareholders thereof. 2. The names and addresses of the owner(s) of the lot or site on which the sale is to take place (sales premises) and proof that the owner(s) has authorized the temporary retail sale. 3. The exact dates and hours of operation of the proposed sale. 4. The name of the person who will manage the temporary sale on the site and the names of employees who will work at it. 5. A parking plan which indicates adequate available parking on the sale premises during its proposed hours of operation. The plan must also indicate adequate parking for any other businesses located on the same sale premises. If adequate parking is not indicated on the parking plan in the opinion of the City Manager or his/her designee, a permit will not be issued for the temporary retail sale. 6. A vehicle circulation and street access plan which shall be submitted for review by the City Manager or his/her designee. It shall include acceptable methods of access to the sale premises and acceptable traffic control measures to ensure safety of those entering and exiting the sale premises. The operator of the sale must provide at his or her cost all traffic control measures recommended by the City Manager or his/her designee which may include the hiring of qualified persons to control traffic. If an acceptable vehicle circulation and street access plan is not provided in the opinion of the City Manager or his/her designee, a permit will not be issued for the temporary retail sale. 7. A non-refundable permit fee, established by City Council Resolution. Golden Valley City Code Page 5 of 8 § 11.36 8. A written authorization for the sale from the property owner(s), together with the property owner's certification that he has given notification of the sale to all other tenants of the building or site in which the sale is to take place. 9. Proof that all applicable licenses and approvals from the City, Hennepin County or other governmental units have been obtained. C. No site may be used for a temporary retail sale for more than five (5) consecutive days and a total of fifteen (15) days in any one (1) calendar year. D. The plans for the temporary retail sale shall be approved by the City Manager or his/her designee in order to insure that all fire and safety codes are met. If they are not so approved, a permit for such sale will not be issued. E. The temporary retail sale shall not interrupt vehicular circulation on the site or obstruct parking spaces needed by permanent businesses established on the site. F. The temporary retait sale shall take place only inside a building. Source: Ordinance No. 79, 2nd Series Effective Date: 10-10-91 G. Sale hours shall be between 9 am and 9 pm. H. The permit for a temporary retail sale shall be immediately revoked by the City Manager or his/her designee if any of the following occur: 1. Failure to meet any conditions of the permit. 2. Failure to provide adequate off-street parking for the sale, which off- street parking does not impede the operation of other businesses on the premises. 3. Failure to provide safe ingress and egress to the site. 4. Failure to provide fire and safety provisions required by the City Code. 5. Failure to obtain al► applicable licenses and approvals from governmental units. 6. Failure to comply with any provisions of this subdivision. Source: Ordinance No. 272, 2nd Series Effective Date: 10-25-02 Golden Valley City Code Page 6 of 8 § 11.36 *Subdivision 10. Accessory Uses. The following are permitted accessory uses in this District: A. Essential Services - Class II B. Accessory Structures. The following regulations and setbacks shall be required for accessory structures in this Zoning District: 1. Location. A detached accessory structure shall be located completely to the rear of the principal structure, unless it is built with frost footings. In that case, an accessory structure may be built no closer to the front setback as the principal structure. If an addition is built on to an existing principal structure that would create a situation where an existing garage or accessory structure would not be completely to the rear of the addition to the principal structure, the addition to the principal structure may be built and the existing garage or accessory structure may remain and be considered conforming as long as there is at least ten (10) feet of separation between the existing principal structure with the addition and the existing garage or accessory structure. Additions may be made to the existing garage or accessory strueture as long as the ten (10) feet of separation can be met. 2. Front setback. Accessory structures shall be located no less than the required setback for this Zoning District from the front property line along a street right-of-way line. 3. Side and rear setbacks. Accessory structures shall be located no less than the required setback for principal structures in this Zoning District from a side or rear yard property line. 4. Separation between structures. Accessory structures shall be located no less than ten (10) feet from any principal structure and from any other accessory structure. 5. Alley setback. Accessory structures shall be located no less than ten (10) feet from an alley. 6. Height limitations. No accessory structure shall be erected in this Zoning District to exceed a height of one (1) story. One (1) story may not exceed ten (10) feet from the floor to the top plate. Attic space in accessory structures shall be used only for storage and/or utility space. .� 7. Cornices and eaves. Cornices and eaves may not project more than thirty (30) inches into a required setback. 8. Number and Size of accessory structures. Only one (1) accessory structure shall be allowed on each property and no accessory structure shall be larger in size than the principal structure. In no case shall an Golden Valley City Code Page 7 of 8 § 11.36 accessory structure be greater than one thousand (1,000) square feet or less than one hundred-twenty (120) square feet in area. Accessory structures include storage buildings, detached sheds, greenhouses, gazebos and other shelters. Accessory structures not used solely for storage and related activities shall have open sides from floor to ceiling, except that they may have railings and temporary screening (used only on two (2) sides at a time), all constructed in accordance with the building code. 9. Design. All accessory structures constructed after the construction of the principal structure must be designed and constructed of similar materials as determined by the City Manager or his/her designee. 10. Building Permits. All accessory structures located in this Zoning District require a building permit. 11. Parking structures and garages. In this Zoning District, parking structures and garages shall not be considered accessory structures if they are used to meet the required number of parking spaces. Source: Ordinance No. 344, 2nd Series Effective Date: 05-25-06 *Renumbering Source (Subd.7-10): Ordinance 346, 2nd Series Effective Date: 7-1-06 Golden Valley City Code Page 8 of 8 VJ y $E � ia �' � � � .~..83�� 'r�'�-�� -1-� a � � �' V � '� �� ° �1 �° Q ��gx � o � Y � m �: � F o S � aa �yEca= a $ �J 2 �( � � � '� " ` � � E m �s (� � F� 8�� `�$ J� �3t,.:� ^�� r1 '� 'CS �'�"' � � o �L: �� E_ .e $ .w+ G ��W E �f c o j yi�� 'yr �� '.�'� � v °' � E O ��8 � � `� �E S v � ��^��a „ N E� '�,'� '' � �, R; � � a ; � �3 � � �$ �o S �+ � •C �"�w� � � _ e o �''"Mni.�,�```� � (� M R�i ; � fi O �� .`�.� .`�. � .v.�p .v. 0 � N ��g'� v � $ � �, s v � � �}1 _ .., 8s ^—� '� Q�� F O Q �1 `a� i Q �1 U � gi .� .� .� .Ni. .� � OA �� o � ! 4j V = W �g� t�i �. � �� .�' � !A �.V1 � � � � �; � � � � � ~ � OD��g '�'�� d 'R' _ y �O � ��} V � � `� y�, � .0 .b � 21 f� " � � � � � � �° � s��grv v �� '�c o �� E �� r Q v ... � � � � '� m '� cn cn cn cn cn � �, R €s$" p Q �� o' z o v ^ � � � a� Q � v � .�c ,.�o v � `�3 G ,� c� in �n � .`� � ��o'�� O € �.� E i,a m "'_ �o Z �:'� � 0 0 � � � � 7 � a�i G '� y :� G C. G C�. G 'TS v ',�LL � - �C �� Q u g N �o T o i .� r, Q � cn tn cn � .-. .�+ � � G! ? ��E�'" �d s¢ a �� i - s- � Q � ,� � .�-� .w+ � O � �s S'Yt y � �3 � � Z m a � � ~ bA 'C '� bA '� � � � E- O � �"�a � W �� .`� � o 0 � � � x m 111 � a � � � 1 � 0 D I � � g�� $ � � z s� � _ � o � OI e � � r N � � N 0001 1010 � :� � o �oa a � c� $ s � �� SI IOdF':INNIlV:[O.l.L[J �=� SI70dVH[1N[Ni d0 AJ I:) f__'_"_"�::,____��____.F„m�r _"_ � �+t� .+�,-.....� 'y,c�s�___..__.._ ,--<- .. . ---�m�x.*s.�„ea-�--I I ��`b, 5 .. .: w y 8 .. Q ."Jp ip ,—.�.. .., J i $�[ y v�ex 3 (�� & a 1 n :��_�� F�.. u� i � d � �' � ,� , � � '�� , _ : ....�.� o. ' + r:- t I z i � ,' o : ',\ � •°° � I ;f° ��"/>< �� i F 9/ .% $ �� e u r i ^ \ , �� • � m , �' �� " -,.- � � � 1 . ,C Y �I 0] I ��GRak �t Y .. _ . �J �.•, . � N � i y�.e.� � - 8es r � � '� .. ��I �Y o� -. _ . m � . I a,., , ; �a m s �a 3 � I a,�°. o t� _ \ s �i �_ ° � i � ti.Q� � � _ � ��i m F � �a y� 3 �j �q y o. � ._� � � .w sf . �� S t '* v: , . ,�.. '°� �f So Q '"v�„ � v I y'� "�<i' LG� ,�'q,e R � .m �-�-�M- 1 � j , - . I 41 I(7I\'�:INNIIV �I() .I.I.I) i �� .�.o ..d,,,o, � #.._._._..--� �-- .r.«»,o....�__._, � � yt�� 0 , � u, �0 ... �e= ii � ' a � $�$ � �' ' . �F�� . 1 x e � � •o,� � ��, � � � ` „ e � E � : ' " I _ , , : 9,. ' �° °��F' _ . �.,,�� ,.., o. � , M � � £ � �, o.,, n , a ' � � . _.� t � �.�.� x�+ � i m ,� � .,- d_� , a., ., �,„.� � � ....�eo� �- �� ,�$� ; ..,.. x ' �0°..sm,w no n F � . ¢ u F. i Ilf(ISNIHN021 � � g'�� pt� �o��]��,o ,00we., w � ....no 6 � �� ; _ F 'k aai� ,n � ..dl),iiY�7� ��re Pa� ' .ao�.e., ' 'r �i a m � � �"�; � i r.� : < a '_'_'_'_ _"_'_'_'_'_'_'_'_'_'_'_-------_ . . j ' �.�..�� '� � � ss .+s��:._. �+. ��H a P�. � ��; �� j� ,v�.� i s • ;9 _ � _ � �� _ � , �. , o.,,�ory , _ , i ....,.. ..,..�,. ,... _ .. . � o � .r. ' (I `.� i '. `. � � m . 3 � � = x....., a , �s "•, � Ji� oQ a�P, �..�e,o "'°Po.n.M �,eoe�,,, : r f: x...n, � e ,.,...., • �� . �� .,..., °' .�4, s` ��; h c � , . k q . � � . . _ n � ! p�f _ � � n _ . . e • ' � � . 2 : ' • e H �d�� ' �� . w � �o.. , °,e.�` . _ �a "'�,, . '� _ � P.�wa � .,a � �' � �� e� � �\a i i r . e. _� � ._ - �. . - I rA�� M ., i i ¢ �e 0, u ,� ��a 1�, 7.a , - '• _ � I „ o .an . • � .,� . w....ao� � �-••a�� : o..s.,�,,...„ao. , � ' ,.....�.. o ». � s.,.,w,., , , a .� � � � N ae � �a� .o�o eH�.a,��' .� �,a �S = �` � a8 � ��J� �� ...�.� � S xx...��b • � �� ,�$„.... , *•'e� .. { , �a� � w ...�,eb �. _mr,.�„ ��' . .9.�.,i � � � - : o f �. . *�,,, �� :��f��j y``„'i . � i o t � a `°g tl b `� < � a ; � :�l' � �...n�o . . � o o ..M,e .M � 9 �� - a� �� _.. � ,.. o � � � , � i�� '_ � � ,,., E , �. . .. , ` � x..r„a. ..o tl .. � rn e N F qi r � � � N l� /� � � —._L�_.� , .,ax A� .. 5 � � � ,��a�' s �� a e.�, �,.�wo. _ ��.x: s ; ( $� ` �e,t - Ra�a`"°eh.� o ..,.eP . � ..<o.o. � � ° bg � � ,. � � � i n b ` � s �tl �t> �� .o `� . . n ».,..a�� a o �$,..e� ... � n,� \��: x � e� � '�� is�; 's x... n . . � . S . '� �� =�� ,l �\\ {?_ � n c � �„ a xi.��,�— . d�� „ __ _ � �� , ==-- . �. o- \� �� ----------------_——_--�_---- � °°~" - i�._:� .. . , '1F.LS,i2I�)30,l.LIJ �• .".�„`� — � .. 'II"16 . , �,•a ^°'�. rs�s.o i � .vn .m �s �� rt � _ t � � _ ' f �dl p i .n . � I nr"�» ' � _ . n ` 4 - � • - 1 a �� . i xub.we,�eN . � . � e� ` ...a..., $ a " � � , • � � � �� > _ _ y e �� x...r.w.soA �W ; J 1 ��, �F� XOy �g � w ..q a�� a5��§� 4 ...� � � ,. e � � � � .e..m,> �a „....�.: -., � � �,. _ : i n ..,.,�o. .. � � �d, �� „o am�..s • �' � .. °v �� ";�4 i $ � � � \ "� ' � = $ 3 "„ tl '" _ £ ea x .v , �,,.w.�..., 3 , , e L ,- . . _ __ . es .i a o _ � w `s ....,�...��,e �J – � s X �` „„�a � � ��" � � .«� �� M,a, ...� . , Q , �a� �� $ r ., ,a *��]. �z�oe „�. � � � � ,e�s�oa a � �f ��,� r .,aa � \� \�' � � � .f � c noa..n U "N•, a¢4 x rcovn o-� s vv^ n � . l��,`1 ./ � x C c �� .,�. . �'°� �,� �� .. ��. p� . 1 . ,.n.. Q� � � .€� �� 7 .� . �,� rmw x a .�� - ��,,,, � i. . M �' � � ... x � _. � .� \\. \ ..i � � i S / xmvurvsawp � iuzawe i�$ op ��,�a M .�..: G g x V uzaureu u �' \�`� LL � ` . - vourm a# Y^Vml ., y .i � C I— �� '� ��ge 3 : � � ge � # � � � � � -- + � � 5� � ...� � �. .o�.w � � . . ,« . � � � c� �-. i§ g � � �a ��. .. .� : ..�w �z�_ \ � � 0. � � �. � �� ,... , � ..wk.aw � . "S � «...� . , ��.. � � .r�� '�. , � I .x,f�:.. �� x.M ` Q pen.r ", v �� ` d �\ � � �... �� j � a+/ � , �� e a x� x � � i z , ,� . :,. � � , : � �. � � �,� � .u.�es.,o � o w,� \ w „ � � ` - � F �rr,,. .—_ � � '� x..vo�P.e. .e s ., , o H � a /�� {p � �`$ \ � � ( , r I �m �� ; x...�en xr.v�w.�o ��6 A v�.. � pdAV9 � � 1 � '"'. O � p � j � Y � = n\ \\\ x � - x ,ho � , �` € 4 N 9L � �� o..�"" ,..�\ i �+.. i � � „e.. \� : ^o ` a .� ..� � .. .,..o,.�.m�d ` N.,ao�.n�.o� �,�..... -_. �� €aT� s,.aa�„avaa \� \� �. N � � s p I N � } byf .,w�,�X. i N h x..r.wre ; e �x.�rrews ��.� "E 5 ^ �Y � W � 4' � � fl ,x i�D e y � E �., .��w'. � � 3 � s��on.�o� � � .....�,��, .�o� �� _ �� ..k y w"'"'w',,,,.. �.1.,�m��'9- .��' � � � ` ...<. oR { ....,.ow, 3 w.,. ��' � � �8 V .,. U '�a n., Z � � e�Mb 3 3� • � £ � � � �\ ..? ce x 3 vVeyi � ■� I " iQ a f ,a�o � •`a ;� �o y /; a M x �€` .` �\� ,. � a f'o � ,�o�:w �...H �°+}o __ ■� Y , tl,.�. "a *sa � . ��M ��' $�1 -' � 8 � �� {--� � � ~ � � P.a _ „�, � � „ ^ �� , m a �m �a � . .>�._ ...>�_ �'� � � �i � 2 �' .. °o a� r • .. .. . . i ` i , • . - a Y � .,..,,>, ..so, e , ; ' w ,s , . cC � � . > , - ° . .,. . j i.K o,e ¢ ¢ .....�. x...�me< � a `v,ro,=�^ � � �s Sr • � 1 � ' J � � n ��i.. �� .[, " . � �,re..re�., � � Q � � pF p� a P� . R( � � ,,.v .,a +�' ��g � � � Y`8 k �� _ � � �� C �c 'n3 �.r W p �" tr� T .e:n �i `� i �� a .... �� ' � a " . ; , , .. � b , , ... �`� � e z I ...am�. � �'• ,..b��a.� �� l � �' ''..�.� :X�...00a=a�'" , s ; #;'; •� .�3 � � � N y€': �. \ Vf � � �� o ' ...''�x�� o� � ...e� � � � �°�� ., � �,� � �� - " a _ v •, � ....., ./1� � � > � � ; ' �� _ � _ -- -—'------'— � ' ✓" a I � �� € P e n °° i �. , c � �;, •;' , e > _ �. .b.-c• . — � -su-.ai� '_' -. -.. y ,: .._.. � _...e>r_'- '�..� - - /;�.�� xino�,c'ta; . ` � � xa.no�v,�ia �o xc�_�� -----�_�.=� �r Iz�'\ � �,` ';, �''°"�� t� e g�i�� lvxva sinoz is �i !� �a��q 30,l,LIJ ' .�O,[,LIJ � °i Us�$n� c �� `�� ,�� T�"h�rsi��.l I�+�v�elo�rn+�Y�t T�ep�.r�rne�►t 763-s93-�495 f 7fi3-r'�3W8109 tf�x) Date: October 23, 2017 To: Golden Valley Planning Commission From: Emily Goellner, Associate Planner/Grant Writer Subject: Informal Public Hearing—Amendment to the General Land Use Map— Proposed Lot 3 of Tennant Companies PUD 114 Plat Background An application to amend the Comprehensive Plan was filed by Oppidan, Inc. on behalf of Tennant Companies, Inc. and Damascus Way/Transform Minnesota to guide the property proposed as Lot 3 of the Tennant Companies PUD 114 Plat (see attached preliminary plat) from Industrial use to Medium-High Density Residential Use. This is in the approximate location of 5808 Olson Memoria) Highway. The property was guided and zoned for Single-Family Residential use for several years. A single-family home is located on this property. In 2006, Tennant Companies acquired the property with the intention to eventually demolish the home in preparation for expansion of the Tennant World Headquarters campus. The property was guided for Industrial use in the 2008 update to the Comprehensive Plan in preparation for a future expansion of industrial and office uses in the area. As part of the proposal to expand Tennant World Headquarters (see application for an amendment to PUD 114), Tennant is proposing to relocate Damascus Way to this property so that the existing site of Damascus Way (located at 5730 Olson Memorial Highway) can be used for the Tennant World Headquarters expansion instead. City staff has determined that the proposed Lot 3 of the Tennant Companies PUD 114 Plat is suitable for Residential use again, and particularly for a Residential Facility like Damascus Way. A Conditional Use Permit (CUP) application has been filed for the proposed Damascus Way facility at this site since Residential Facilities serving more than 25 persons must obtain a CUP in the R-3 Medium Density Residential Zoning District (the Zoning District that is most compatible with the Medium-High Density Residential Land Use category in the Comprehensive Plan). A Zoning Map Amendment has also been filed for this property to rezone the property for R-3 Medium Density Residential use. The property proposed as Lot 3 of the Tennant Companies PUD 114 Plat (see attached plat for location and property boundaries) is 32,240 square feet in size with access off of the Olson Memorial Highway frontage road. Adjacent properties are guided for Industrial use, which is unique for a Medium-High Density Residential parcel. However, staff finds that relocating Damascus Way is also a unique challenge. Damascus Way has been located 200 feet east of this proposed location since 1977. Residential Facilities of this kind, which are licensed by the Department of Corrections, are often difficult to locate near other Residential parcels. Even though there is an existing single-family home still in existence north of this property, it is guided for Industrial use in the Comprehensive Plan. As part of the update in 2018, this property will be rezoned from R-1 Single-Family Residential to Industrial use in order to coincide with the Comprehensive Plan. Staff finds that the proposed land use guidance of Medium-High Density Residential is appropriate for this property. Recommendation Staff recommends approval of amending the General Land Use Map to guide the property located at the proposed Lot 3 of Tennant Companies PUD 114 Plat from Industrial use to Medium-High Density Residential use. Attachments Location Map (1 page) Preliminary Plat—Tennant Companies PUD 114 Plat (1 page) Comprehensive Plan Table of Land Use Definitions (1 page) General Land Use Plan Map (1 page) c�oo. _._--,... ___+–.:��_;,_ _ -- _ ---- -r — 6186� ' �, : _ ..._ ..... } -�-i- -*�-..__� x 6186�.�� . .., y ' �_�_ . -6184 j r^--+--. , �., O fi167�...5�an 3 . �`„�....�,e . �-+,..,-.,--�---..y_�� / NatNBuild�n{�fi178 { ��„��$ • ..'� � ... 6156 6175�k,J,.� y � ..•m. `-+---v�. ... ;.; ..e �.`.: .m�'�. - .r" ` `�S��6152��iTt 1 � . . . . � ..,,b„�.,.., � _> �Ofi174•., � Z -`*'-~-�- 6148:- 6170 �168 S syas aa 815 �o� � ;O - u166 Gi�i4 al Bi��din9'F� ,,a. k tUQ Buddinc� . ., �� 6140' .... '..�: . - k '_ :,.y: J u�- tli Biiildiiig�.6772 � �;�, � 6;#�6110�.� . ' ��. 104 � , � 707 � 2 �1� 6040 6070 � � '. 1 A�6'23 • Z: . � � .'62t 6020 G080 . 5900`�� 5804 .. + , � � 6094 5088 £,;;t�„ C 58�06 { I . 5672 �. 6092 �' R: �D 3768 soao N . �� ,� �r { 5748 �"�, .. J 5808�= 738Y� f 6100 . �� `> 5738: 5730 .. / . .,w��vlo • . ! ti ,�� `` N Frontage Rd � ' �� rnsor,n� Subject Property: �Wy ss �� s,�s 5808 Olson Mem Hwy �807 �� , �� . , STS`5729 520 521 565555 .... � 517 320 . S11 543 61�15 � s,s s,o °oQ, saa sos� a� �a�i 501 sos �..u,.. sos 440 535 y r 5 . � .R t � �n e�� e��=s S �,°�$��BV b �iFgR�. � �E€ � S � � �$$ � �� ,s'bs ' � � � `� � p � �e�fs� 4�E� � .s�� a��`��€'�� (s s. � � � $�� s �� Q � ��$ � � Z �d d�=sa �' s - g � � s�jl�q��"�g � s�$��ss��s�� qs4��'� ! 5 � �� fi ge � i � �� e�g N J � , ;�� S e� R#�T €� � �T�� #e`$e�a6� �� € �o��e� � � � � s� �� g �.e ��o � � � { d � �tQ�g��¢�,v � �kas��`#�a��s��s S SB� bs�a fi a S�R- ± � ti � �o � � p �b� S = � �o a e ' p `� �8� 5LTt8ee 5e 5 4_ 3u � �€ a�fi- 64 � S s � �' 6" �I = � ESi�� $g��fr�_�� $� ��i �� gg g � �� ' �� 8 � � �as � � � � ?`$� � J ' � � a w ��F 5 ��"^'��5'�� %�SS�R'��s�� b�a�e�gs �Y �� 3 �� ' p , = sh�s $ � � � W O Q � � � s 6� S a$€ � s :� N �.a� � 35 � �a � �� ! _ � U y� H�•e_ T,p�r,��p s � g�B� � , a9 � � T �i� y � 3 � :� � n, � sE�" � � �1� � �� 2IyV��.c��ss � Y�i^Sa€80«�s�p�eFF6 £='�S��X€ a �� 6 � �$ � � L� g ,� oSS S �ao� � � Z �1 � <k� � EEs ifr4'i 6 r. _§� fid r=SS�� ggaK §g �� c � �E �g �' '� b� � .. s w � � Z �� ' g -5'c��i�#�Li a7� � ��ig�^°S��i ��6� s s�b8r� �� g �� g¢¢�xg€ � Eg � s � F" �',�F �hF ` _�ss 8 0� m' 8 � �LL1 �,r� � E s6 �� .� s = a i � g.d ��Q�� S{ �6 � �'��§Fyg§F� �¢ � � �EW p� a�p � � �� g � �s r �� e� � \ ~ �^ � `_�Ya��a�§�e 6 � .cA1��g�iAEog'�gr9pSs8g ' ,�-,S6s��5i �� . .� �,� �a 6 ��k §i �y� 5 a $ �� 1��I \ 4',�5��bfRn �` � sj� ��sF�a g�� `��`�� ce �W T€ � g�s� a �� ;y� V �� i ' 6�� es zF�� s�� =�s��a� � .. �E�- � �g s�- � � �E i. $' � 3 '� � ¢ �.{, et � � �� =_ ��- a s � Ia � s � ra_8 � � a,_ � ' � �B g a �g.E6�=§�bs4 � = �� $��s�i��-a��E� � � � � Kr��S�E� �� g �r 's �R ��5 �� 6 � y^ / ��'��'I I \ ry E � ; � �e '�»#�o�� e��<�6aisge$e F �� = ^ �� $s�� ;s % � �� 5§�� a �ds s % g �� ,`k,. S E � �5 � � ��%s�� £�s�_Y��FY�;��$� >� � 3 � ' �a��g�� s�� E �'° '� �% c � �� w, _ -,. > �-o--�--� _ ��e € �� E 5 L Bo be �YW5�8.. E S 5 �� ' � � �� I Y .E � � °¢E§��'��'� � � ��'��`��gia��g"� �� g �3 � � ��s�sq�a�E �� :� �� #�� W � m ''hr�, e6 �, �- � � �EES$t ��6� � g L �{ F{- jjjg.�« 3��' Itl� y € y Q � ��56^¢�d� � N H . _ N N ? - � � `W#�1`�, �s a �� S [fr£g�sfi � �F ��X�Be�a=�� °Ej gi E E e��i�i•t€ �� _ . Q �� `3. �i�`i' o �9 E gE .� 5g 7� -}� � 1h gTo.<<' � g � �2"��^�L��a�s i �e�E6�g�94�..5�£6 y� a � e� �Sb��Ee � _ ; \lU � �.��%� / $ � o • S � s &aeSg O q s' I E i � 4 6;6 � � et W � ° � '1,� t4 � � � a ��{��S�sgk�� ` ��°r��s��.��$� � � e � ��'€� � � �' � �� r� t"� � ��{ �1 3Ml \ �� iF(� � H p�C �--�ctil[I 11.M.II.00N.... �---- �-�{1S , ."""'.---,. ~■i �____- _ _--_�__�_1_________�\`� \ / R Y 911'IG11L1N00�3�f1�1t�V3 �, �� G RZB 9� ; eI� ,. i Cb! W ia'd9��'et�i�ro��Ditivi 1� �D M� - W'E[6 3ro.ilAo6 --" ''� ~ Y�� i � ...M9TL.. _" - S _ -...".' SYZLL 3.Mi11.006 7 :'��N��_/� 'n�i �y I " -� � _ _ ^� \` LSl —�� ., �c�irc� ,.. ... ..�I— vi. 1:Ic ., v,�O � �f!';c�1 N �� ONim�np� .. .. ,. _.xu. -- i-�._��_��,_ • �,_°..5f�7 -t _ _��o,��l'� p - , .- ! ,...i i •• y1 �„� � r.ir ., '� � c ,�.. � I �, � � � i vi�c�/ c:>iv`r'c�.�liP �8.�'fr' �.s�.2/d �v I ' v.� ��o O,��o `\\ � �€ * > n' \�� I `--'��--� `� M.Zt,IF,OOS"."'—_--.__ ..._£S'69f' M„0/,YO/OS� . �:_._ I_ t°41wa. • o�O ;u �.��. 9� �� — r � � 1 :�.68'99 : ' . . ,..,� ��. . �.-.♦-�-•nr •" 6f SZ�7�� M�v � .\+1� �� G a� R 5« £b,f. , � 1 II�X h � ` . b-� � � .� �� ^� ' c; �' �:_ i� :w r �9i p b2� �,,� `\ I �### �° s S �a � ` �, : � „ R 3 �_ � �E - , .� � wi a ox.n. ( ' b •q �� I 5 �~ J��i�` I � � � r so lior uwn aece � , b %:y`. mo �g� � n��tra I � � I � �..��.,.,o,�. ��; � ., a� ',� n�e �� - A4b ' ��, � x� Aw i :�a _ i ; � ��\:��` `� p� s �x.3, � - � �I '��§ah ``��\ I ��a� 3� I � . � , 4h I b $ ' '� � �i .� � &� . � �r�,�0e'��ep�,i . �`sA �bi�l. �� '�t � � o � �•. � g � • ' �3a� � �-_., "�� .`z " "�+... '�••,�'0�,r�oq, �O� A� �aa i e ' � � � �� Mr[Lwlra � I I �-_. � �\ ra . � � eo�ir'i°avw oii°°�ar � � � ,'� � ., �� 1� r. � - �� C� t ��A� 1 W Z.> ''f � - u � , \ \ , � � ; � �.° ° �� I ��a �� ---� i � t j ��.�-!/� � � R � ��"�.� �� I `� �� m� !a��p , ,\ ' i � � � "'�cy S°�''� m �T. , �D� �� .. � + J g ` � � � � � „ � 3 �:'� � +�; b �� `�� ' 'c� � �� '��ij � �*� �€ �� .-_�� b _.. ��: � .. .'� �� _ ' � s• � � .. .-r M ,'�,� ``�� I i, �> � + I • ' _ �� \ .\� q t . � A4d1'a�.�' �.�� :'3M1 JY3�lll WM �\. �� L ,.. - »vrr :� . � ( mrwe arn r T� o� A� A 8, . . , L.. �� 8 - Nr \� c ��},._` .. -. �sv3n ra�aoc �! -t 7;a'Ai .��r � �� r�.i ci�wr�� °�� ''_. .. . I ^ t �\ c .:, \., � ",.y % � � �'� � �osrioc] ��[�tlaua] ; �N�N . 1:•��•,�� .� .`,`�' ` �e�y��yy_.. c.m,noo ��me��v. -+;� `g = _ � � $� Ii " t I \ \ ._ �......��,... � �ry � 311f141STM3�)I!1 � A Z �^� . r'�r � ( ��,� x�v � O�� 1 \ � .� _. r_3 `"""'.s �� a X/ � �$� ��€ f�� i \; _ _ 4.�, !� �3) � �� j I ��\ L�.; ,/ Q _ �� '�'`„� �: ,,s ( �o � �Q-' �, �J � _ ��, , t�� ,i �1 �p - C� �= �� `�� s"� � � ,�� / I � � �� I ��4.a.4i )(��' 1' \ 2 t C� «�� •� i_ ; ��'g �� a Q - i 4� �o � vY ' r� �o q 6> j �, i 1 � {��( 4 � Q.0�:H !pI I �4. � iyN'C-1 ' � C� " 1 'TTt'�_'." .�. .� � .'\ 9g . �! � W �• 3 I �� 6 j I ^ "� Y '��\��`� � .. ' L � '!M�l� ' i r i r F � � S� �€ C � ' � `_�� {�I \\\\; > ' , ��\,� L�� `(.', f _ _ �� eJ . ;„ W � . I f _ i ` �� y � ^V�' � , ,� ._� � "�§ r�_ _ . . Q � �- --------- 8., �'�a� ��. � ( �\ _ � ,�..._.t. �l. 1 -� _ � . � _ 1� �•,W � I � y' I �~�l7,''�� \�\�� c - �\� \.,R<\1 )` 4�� .,'�$ +t L_` _`_ __ � �_ � �� Nr "il �S C'�'' �I �\ C, «;^� �\\\: ��`� �� y� f _ _� :$ 0 �� '-� e� ; - __ s- �' j� � �� `: �� .�- � == �a �,l � -�"P- 8 Q W ��g �s , -- �� 1 �� I� � �a� (� �,: {., r � '�. ,�' s ��„ -_� I = �'� �� . aI a a ` I �= 1 ..i O6r �� .��a� l� : �y �:-� • �.�I.�:�� --I- -- � b 1�/ � ��,.... J� ...f��_ � �� . ; - -- - � � . �. - � .. . �.� � . i- � � �— _ �: � l �,`� I 'I R �N'� � �'�'n",��,. �> 11 ...::_ . �r.�sFr�tav :� .' '..-4a� ' �€��j� �I � � rVA, �� " �\ C`� �v � � � ` � � _� , r i � 1 � r �y � � �` � j� � ) �. . . A7 _ 1 71 � . �n s< , i� . _� ` ��(I A I I�\ \ '-i� , . .� '- I-'�,°r �� i.�°`'Q°�Wa.�oa. ��o-.:r s: �{5 S b� .� Rt � �` � t R � �� r�,l�j _ .--- �� I ._ ' �S � �� . Q �k� � �� ..... � -_ � �w� � � � �g� 1 IIj 1 r � � �_ � �.,�,i �� \I irmr tessums - ��.. ��i.ms � ft� �r i� � E� � � �_ __ �= r'� _ ....�r ', o , ; � �� \� �-- -_,_ _c �e - � �� - � � I � �� _ � ��\� n.� _= t'_ ��A '��e5 � � . �, <� � ' � � Q ' r�I i � E�-- --__ —� g t*" - �b � v , 1 _',_ L_ � �� v _� � � � �� ' I � �� j .�� _ 7 \ Cl_ _`("- \ 1 •��.$�. 8 p I� �1 1 � �� A'- �-J-= ��.�, e � � ��: � 3 i (`� � �� V� �- --�=_ � E-±- � � : e�E �� , �.. �- -_'-' , , . ,o r, r; ' � r��\ a-_ __,_� r; .�,� `"---,y �,,.o,,!" ____ i � � 1 C� � I � � � ��S 1 � ';�V AVA . tL �- . =B �i roe s�rs _..<z.�_..., � b. 1.:'.�4litm� nai,giri= N � :.. .. ' . 'd .. - 9, . .__ .._... . ' � ti�� ' �� V�� .. r� ��_ ,' � �� so am rsv3 3,Z/, oaxz r.rc .aa �:Z C� � � � � � ,...a.,,- ,__ --� ; . - �- o0 00 .. , - I <� �i6�; ��1�� . \�\\\ . . y"- . � _=�^� �� , ao;,, ; ��E h - . . $ �.< � � � � <��J'p� � �.., � kL'�� _� 1.,� ^�I ��.. M.sui.ms m �U v� � ` 3 �` f �� -� � J' I/ p6 V' �u�� $ .�I� �6� �" � �� iii�;ir� . �• T� F � .�' � k W� LLy � "� + ^� ..�� t�7�"1 �r i r . , E @p, U�U� „�� (�� ;.. N� ��X I g Q .t- X t �i�� I ��S . � , '-� t=�7��?rrP'ITrrn7Tr� � � � ��s Q�� N Y+Cr{ � . _� ',9�N $sl � ��A I 7 � `� �� , � � O � �-f-^-- �� iiii��'�1 � r a� �i� � 2 �� i. � f� l . ; W __ ` � , , l� , ' �. �! 6,� I�� I �o � { ( ,.Sb�I§�' � � d j'iilij'�-'�+1ti /� � , ao r ` ��ia e r� � i" s _ . \ �_ `'�� I L7 � : ._ 4 �I'�'jp / I �� v00A0/''�i� �sni a ,�i.uav, I ` �� y J � p'�} j ��, I }, � � Z s _ Y` �,_,,,,. ,� � ' �3 �lY 1�� #:' � .��R 3 L/,9/.00N F��1 � � � � / b. � �w � :��'��44�� i i �� t " �r r r i i i � � � , , � � ti �P- i �11.t,LiW.. � � ' � � g � � � � � � ' . . - � � > � �5 , = g �q � e .. .. t. Y! .+..J t tl6 ` � K" � J � � ` � , �� I � ; ._�,. ___ �. � : ; � . _:_ _ _ __.,._� � , �� 4�� - ._._�� - ___ . . � ��, __.� _� ... �mn oo:a� �.».a.w��_ _.. � ... . :.. „r...: :, ... ....:� . .: •...58790/ �..lizytii� 'eiascam i 3 l9 ZZ OON Lz'" , —�wcc •, .�—'�u n,.��.., �u"o�' ' .9f,fl AON M,— � �wrtm u�KL� �l'lAf3�l d 3WZ -- -------- _ _�— — —� —� �=__----- �pr,� IL'tl 911'1 bL J3�L LOl �f(B'bl/� � \ I L 101 1fL�101L100 1Ni1�01i1�00 L XI lSl1� + !D W6N31N3 A16 I I I I \��.� � � � I � � I I I � _� I � _- � � � _� __ �� _- .�j I �--_ bq_$ I _.�� I I -�-' sq�� _„"�� m...�e..nw wmrnw�ww+w.n. : . .• �- • • . � . -•• Residential,Low-Density Single-family detached homes are the predominant low-density residential use, with small clusters of (O.t to 5 homes per gross two-family attached homes mixed in at scattered locations as appropriate. Other types of residential acre of land area) structures in planned unit developments(PUDs)may also be appropriate as long as the overall density of development falls within the acceptable range. Metro Council equivalent is single family. Residential,Medium- Medium-density residential uses include two-family attached homes in clusters of more than 10 units, or Density (from 5 to 11.99 townhomes,or other types of housing in PUDs where the average density of development falls within the homes per gross acre of land acceptable range. Metro Council equivalent is part of"multi-family." area) Residential, Medium- Townhomes, apartment buildings, and condominiums are the permitted medium-high-density residential High-Density(12 to t9.9 uses. Other types of housing in PUDs are also appropriate in these areas if they are developed to meet homes per gross acre of land the minimum density threshold.Metro Council equivalent is part of"multi-family." area) Residential, High- Apartment buildings and condominiums are the predominant high-density residential uses. Other types of Density (20 to 30 homes housing in PUDs are also appropriate in these areas if they are developed to meet the minimum density per gross acre of land area) threshold.Metro Council equivalent is part of"multi-family." This limited use category features general office buildings.Medical or laboratory facilities where work is Commercial Office performed in a predominantly office setting are also acceptable uses. Office areas may include mixed-use office/residential PUDs.Metro Council equivalent is part of"commercial." Commercial uses include retail sales/services, restaurants, hotels/motels, and for-profit entertainment/ Commercial Retail/ recreation facilities, as well as anything allowed in an office area.Mixed-use commercial/residential Service PUDs are also a possibility.Metro Council equivalent is"commercial,"except that does NOT dassify any residential care facilities as commercial uses. This category indudes warehousing and storage, assembly and light manufacturing, truck/van terminals, Light Industrial utility installations,offices, and large-scale specialty retail operations such as lumber yards, greenhous- es, and vehicle sales/rental lots. Metro Council equivalent is part of"industrial." Industrial This category includes anything that could go into a light industrial area, as well as railroad uses, animal care facilities, and heary manufacturing.Metro Council equivalent is part of"industrial." This category includes a mix of residential, commercial, institutional, and business-oriented land uses. Mixed Use This area was established to encourage a compact urban area that will serve as a gateway to the city. Transit-oriented development is expected to spur high-density development that is encouraged to include a mix of uses.Approximatley 25 percent of this area is expected to indude residential development. Open Space(public and These uses include golf courses, ball fields, playgrounds, parks, nature areas, and storm water ponding private) areas.Metro Council equivalent is"parks and recreation,"except the Metro Council does not specify ponding areas or nature areas. Schools and Religious These include education facilities at all levels, the cemetery, places of worship for all denominations, Facilities and miscellaneous religious installations.Metro Council equivalent is part of"public,semi-public." Public Facilities, Administrative or service installations(except those otherwise classified)at all levels of government fall Miscellaneous into this category. Metro Council equivalent is part of"public, semi-public." Semi-Public Facilities, Residential treatment or care facilities, hospitals and surgical centers, private dubs, and other not-for- Miscellaneous profit facilities(except those otherwise dassifled)fall into this category. Metro Council equivalent is part of public,semi-public, except for residential treatment or care. Wetland Properties in this category are generally those listed in the National Wetland Inventory. By definition,all wet- land areas are considered to be"in use."Metro Council equivalent is"wetland development constraint." This category includes all areas with a land elevation below the 100-year flood level. By definition,all flood- Floodplain Way areas are considered to be"in use."Metro Council equivalent is"floodplain development constraint." Sweeney/Twin Lake, Wirth Lake, DNR unnamed basin#27-36(in Wirth Park, along the creek north of Open Water Highway 55), and Bassett Creek are classifled as open water areas. By definition, all open water is consid- ered to be"in use."Metro Council equivalent is"open water." This category indudes all land reserved for street or highway uses and for certain transit facilities, Right-of-Way, Road whether by easement or by fee title. By definition, all such right-of-way is considered to be"in use." Metro Council equivalent is"roadways, option 2." Right-of-Way, Railroad This category indudes all land reserved for railroad uses, whether by easement or by fee title. By deflni- tion, all such right-of-way is considered to be"in use. There is no Metro Council equivalent. � • �- • � ' 1/: 1 : �9 � g W � � T �� " g � �, "s � g a w`,g �"� .. � ' '� � " y t r � o N 'o o m � W N � a � � 3 3 � = _" a z'a 's 8 y q _ $LL . �� s s o `� '� ° � o " �o `>� >' ' OM � J � N O O Y > I.L O � Q �O� � m o ��.. ,'/ �- .� II � 3S a y M N �m r= F �v� T� 0 � �• y � a � • � � y o $ � O � C ? � �`i . � � N Z c � � 3 � a .� , — „ �c� « a� � �� . � a Q 0 a' N y .fUC m �= Of N f6 n�g �� ^ fQ � � � LL i �w� fl. .�.�X a '� y"�. � � ?� � �.• U � N � _ V � Z `a � � U g = '9i ..*.>..�' N J �y J S y � 3 N N N U .G •r � f�6 j C S€� $ m � � � � � � '6 f6 y n. � � >� y � O � � c�$ J � � N E E � � � C '� � V) y � d > C t0 � d � P,�'� $ ;M � > > � t c�i �co � •' y y c o � � � cu o 8 ��s � W � 3 y y rn G� t� d 'a rn v x a c�i � a�i o- � •co � �> e °� �. � J � � 2 � O a' y J 5 � O !� a f� O � � � E �g�$ � � V� � ��' � � I ��4€i� $ ��, � �U p ■ ....I_'�SllOd\��INNI1V IO AJ.7J � � 30,C.LIJ . ...._ .._.. ._..._.__. ._._'�+e»nes_--__"_—___.«...-._..-.._'_"___'_'_'.�' ,�.....,_cs,__ swnt sax°- ' --__r —_. ... A_ y17( IF 3 . a > 5 Y . �%., / ta • � S I i�� ..,2 4�+<; 's � .n,e.a �� Q � / - / ! . . . � � � � �� t�a ,) z i .. ,. �� .>�a�� . 0 +° �..a� . a� �.yass�'°re�� .o � : � { a� � z e �� . lC °a I ..� �=3,� §� acre. o � . . � (�6 � �E 1g � a I+^;,p �� _° 3 a m ~S J �f �&i /'� s.'x o f ° � o�� ;� ,/��; o� ' °6 ��• 00 v f �Yy �� 6, �� . ��a' o. � i 1 �v� . �� f v�.M � ��°°� � � �� "1„°y� � SI"IOdN.INNII9 d0,l1.IJ i �• ,- �o y g� .P.<q�� a _— '_..L•^�x_n_ ,:,.r... n ---T i �� 0 ",'.3e: ,.� � Mo. ... e� , � ..a � I t a�4� �o,x,..w �� _ ew � ' . �,� e � � ' =�b ' ` ,... � » � , . �"h . � y � �[} .<_ ,a.,a�n S 6' ' ... .. � - �M, ' �� r�� P /�% py 5 � �,1y, . ,�9 �a. . T� �� "<_; � � . s. m•w' ' .,.,� ; �,,.o � � ;k .a.o^ � � �w ?f ' • . j} , ��. � x,.ro.o .FC. �r,�,b"rw. ' � ' s x �n, � _ ` > t �' ; � �c�M.w � � �o 0 _ � �I-I\'CltiNlflfl(72I �� t s"�'ls� .Q o ,ap,.s.�� . Fi � '�.. �. � a 5 � m � � . :IC) 11.I.) �«�cf p :.� 'g ;- - . ..... ._ �o� ¢ � . . '�. `� ' . , � � T--"' "_"__ _'_'_""'_"'_'_'+..v+�,r_'—______'I ' z � �, � `,v a ��tl r.�r , � . , � � �N � � � � �: � � , x . . .. m o .� � : ! .,,.,,. ....,,. �, � � � � � � ,�„ ; d = . `� , a d,.. t - a.P,,, o., o ,wo, e , = � m ......, �� , m�,�� ,�� , =a� .. � o a� �. y � . , .. 8 tii,y� � � \\ w..,.00<e� ,�.m +� '$ E oe��? { � � �,�:e .. . yo- _ . `o' cea� "' �, . ,a�.w . . .. � _ . "` � �,.. a w., a � u ,..a .= €J •.t �e •� . M < ; � , > a a � ' ¢ - „ i ,,...��.w ' " . ., o a = o ��.., w �`°� . . i . . . F � a . `""" a.�a w T0G '-v � �';� - p � e _ : � 0 ; i .�.d..� . � ' �xa,..,�. . ..... . -� �a . � H .w.. . . . . x � . �..�.,o,,....aox ,.�. .� �� '�� ..o�,b �� ' ��?7s ' '�"�, f = �� l�e� .�'�, � � . � ;.a � ..� � � . . o g #� o-� .y o T�. M ,�. „_ `'3 4�� ' . . .,b =..... � � �....„ ; ..t,,., f ` � .. �, � , - : a � � �o� . ; � ° � � ° � � `� ; '��"' � r �a 8 -�� ,, . �,. ; � .�� , � . , < � Q s , . „�,M , ` ....P� �<...�,.� . , a ,.^,�,,, � - _ ,,..�.�o m � � ; , � , , s < i .,.>.,o H e � �� .° N � .�� p t� �� a': � kt§l �"�� d " 3�,...e� w,�.� _ � «<.�o , w,.d a � �.o. - --�--�--�-- � .�,e 3 . � ol� . � ... � 5�'j.,,....-�,. . ;� r � � a , _ � . -� � a.�, "'°,r i �¢.-f ��€p b , g \\ i .� � n > s �� M.� x v� k �° § A'� p �� . # = x ° � � i ,� " � �_ ` �, ...,�� ...�o.� ! �;..e� "�� y ,.. ., .,� ;��p e •,_ � ,,. f 1 i��°; �,: U � 9 'tr��G� ..,. 3 �� A �� 1! �`b�„ ,„„ b� ��g• ,L \\\ Ii `s � " - s = s w ;: _ ��e �a � o 0 5 . � y �.,a�., d �� ww,m, .. .. ,�a,., f� _ \\ � �_.._.._"'___`...___"__ -____" 8 __._._ '_"_.._'� ou�r...x w � xo a .�i s . ,, h � �'s4 II.t.S.ITI.)�I()AJ.IJ �p " •� �a �.� =M � \ \\ ` '" -! .<� .a � . �� 4��\ �\� � °� � �� . : � ,.e y�.. � a :\\ ,� a� � .... � : B � s {� �� : ,ro,_ � �� \� ,aa � � .. a � - ,a�a �� - � M - � �> �; , , � e � _ : � . > . ... ..o , . � � �.w..�.�„� �� ,,. ' a � � �� a � r m,...� s _ m , � ...,m, ° _ Pa , I ' �` z otl w y � � ,� _ . . :, „....�. � ; „.>.� ; � �� o�m �rt � �� --- ' \ � `�s� � u 4 \ �, .. �'3a � ; -X� _. �a � oe�� `�,� \ �\\ .,�, _ d . ` g� ` � . . � � 'o,• �.w��M .�M s , o e,a y Y , _ — . � � .,.q . x..rv�r+..ie � � ._ ., _ L ' �s�r � e e �.�No� � � ;'+ `'' : .... �� •-.� ;� M,o, --:. i �a� , a \ "`� I,, ��.a,� .E� u � �g O " s a 3 \ �\\�� „�o ��_ ,- � � �\\\\�\�, � �=o�Pe� � .a�� n� ,�� a�� =o�Pr., _ ��, � � % n � .��.fi�3 ` � 4 \� '' �z i � � f a � I � � _ � � �' � ..��,o�. �� . 1� U .��p, _ 1� \�� I 7 �.. g„ � F�e�a.�.. �a2,�,� �� .,,� o � � � �� _ , G1 z , � . � � � j .�� „....,,�a�.� � '� � � �� ., a• �� i � . : £ , � e � � , � .�a � � �� i �� . „.eo�,o � a �..�o � � � o i; i �� J,ir e � .,. . � ; J '1�+�� \\' � ., H � _ ., ,., �� „ �,..�..,.� � �� ,m.,�,� x...�..� �� _ . � , , � ' �� a �� . . ��\ i �, _ ____...__ _.- --� , �....m.�o, � � g „ � �a �s *� � ... p€ � � I w !�' � w - � � � _ ��\ \ � i c" i " ,a. a .M` � t ,.e w b �� : ��h \\ I '" I i . 1�$._.; �.. , .. � �-� �� i �' � ' a"'et€� a�� a.�.w ..�.e � �\\ �� i W �555----�---_ ,��/ " �Fi'�' "�: �� 'S� . A•� . . � . .. 3L aew y \�\ \ I � = o � f � � ��, i - r�..r �t \� � r ! .6� S� ..._� _ � a - �' Q .. e„o £ '. i u��5 � � `S6�y E . d�ss o\ \`\� � .� � -� d �'� ; } � F� t .' a \\\�5 i 4 j ��- '' �� .� . < �� .,.o�.� ...� .� e �� ,P�e � , �� I do r> _ � �� = we�n \\\" :i , � . � a � _ � _ �,. _ - ; . �—., �....�._ � � �w . 5 i " �� E� • a � � :�� . _ � ` �I �. � � � � � : - ,n, r ��a s�9 m ,.e .�o� .,..., w. •� �a.. . , � � �� , M a= ai • ' • ,",.�� .,P, �. � �� . .. ° a.� o . o . : £ . � . � x,.,> .. s � . �' a - p �3� e ; �p ... . . .. . �'` �"^. _ '� .,, tl . . � Pe a r ' A B ro . . d. o . °' l . � R `� u'N.r 1 ��.#. :� U�' N ¢ � �"'a x.nr�s�oeVA waeono• y�AW�. . / � „� �'o � \' � 3 s xdx e � 3 � x v, x r M �� r` � �� ..,e,a�� l � a �� ,� o o.�,.�e„ „••` � � � � �€ � �F �' • ' �.,,. � p+ � � 1 �� i�g �.m o � . � , < < _ _ � � .� . . .� .. _ I ....o�.... : r ` � ,` ,� - .. s yl � � � � � a ' z a � . s a... Y � .....�.y � �..»�<nn . - s �.. _ '. _. '<.o/� . �:66� �� ,.v� � o .a.�M�. r _�'. ...a ' �� re.�.�.,.� � � �� .�e. - d < , , , • � • , � . H x „a I „ � �� ,��• o�� a < � � . j 5 . "� � � x.,...,.a < � � �� . _ .,, w • �� _�� p� _... _ : �� ..m�P,.a.� �� , > » y, � �, f a ..d�a �� j� � 4 : j � �.� � _ ��i r ` i �k Z m` i � � �_ �, .fi�,� d —-- " I i ,� + D q� � t � Y ' � x.�v•e� xa�r�e �k ■ j■w.e. � a e � i ' �{d ��akePi. � ,EF :il�� ' ,/'� s ..:,. � : 1 � � I � �J �� ^�. � � � "✓ � ,: Z �� a ,��r.M^' a«� r � y'/; ''.. � '� � W � 3 m tl o � . B� �`C> " � - � � �y (� .R c I s� �, � s ,x � � �.....,. � • X .�. �,A� ; �$: � , o� . , � �� , � . .,,, �ii � � # '� �..:'L�i� s o � _ � 5�,.�41�-7� � � N-' ` , E . z ,. � s= , r � � } � ; E �-------- -_ �.__,._.---------- - - — -- 1 at A.w.,.00a.o x�.<.,.o.e.P 'i + � % � ' ^ s � '�� ",m � �... �� '�` `1- {� � �" ">„ € � � __ °�`---�-- ----�-�-•-�-------- ' --�,.�..... _ ._...._. __..._._-----=.s=x='� ' 6_.µ.. .._ . ss,w.. s.,..� I —T —l�j- 77s u .,�.,w �"----- i � � n w t�.i.aorvc,a ao A�.i� ' $�;°'3 ri.�.noN:z�a sara s��o��is ao,�it� ' .toA.�.n ��g � ugc�� G ��r�� ,� �:� ` �� Physic�l ��veloprn��t �}��r�rtrn.en�k 763-55►3-8Q951?fs3-►93�8"1(�9{fa�c) Date: October 23, 2017 To: Golden Valley Planning Commission From: Jason Zimmerman, Planning Manager Subject: Informal Public Hearing—Amendment to Official Zoning Map—Lot 3 of Tennant Companies PUD 114 Plat Background An application to amend the Official Zoning Map was filed by Oppidan, Inc. on behalf ofTennant Companies, Inc. and Damascus Way/Transform Minnesota to rezone the property proposed as Lot 3 of the Tennant Companies PUD 114 Plat (see attached preliminary plat) from R-1 Single-Family Residential use to R-3 Medium Density Residential Use. This is in the approximate location of 5808 Olson Memorial Highway. The property was guided and zoned for Single-Family Residential use for several years. A single-family home is located on this property. In 2006, Tennant Companies acquired the property with the intention to eventually demolish the home in preparation for expansion of the Tennant World Headquarters campus. The property was guided for Industrial use in the 2008 update to the Comprehensive Plan in preparation for a future expansion of industrial and office uses in the area. As part of the proposal to expand Tennant World Headquarters (see application for an amendment to PUD 114), Tennant is proposing to relocate Damascus Way to this property so that the existing site of Damascus Way (located at 5730 Olson Memorial Highway) can be used for the Tennant World Headquarters expansion instead. City staff has determined that the proposed Lot 3 of the Tennant Companies PUD 114 Plat is suitable for Residential use, and particularly for a Residential Facility like Damascus Way. A Conditional Use Permit (CUP) application has been filed for the proposed Damascus Way facility at this site since Residential Facilities serving more than 25 persons must obtain a CUP in the R-3 Medium Density Residential Zoning District. A Comprehensive Plan Map Amendment has also been filed for this property to guide the property for Medium Density Residential use. The property proposed as Lot 3 of the Tennant Companies PUD 114 Plat (see attached plat for Iocation and property boundaries) is 32,240 square feet in size with access off of Olson Memorial Highway frontage road. Adjacent properties are guided for Industrial use, which is unique for a Medium Density Residential parcel. However, staff finds that relocating Damascus Way is also a unique challenge. Damascus Way has been located 200 feet east of this proposed location since 1977. Residential Facilities of this kind, which are licensed by the Department of Corrections, are often difficult to locate near other Residential parcels. Even though there is an existing single-family home still in existence north of this property, it is guided for Industrial use in the Comprehensive Plan. As part of the update in 2018, this property will be rezoned from R-1 Single-Family Residential to Industrial use in order to coincide with the Comprehensive Plan. Staff finds that the proposed zoning designation of R-3 Medium Density Residential is appropriate for this property. Recommendation Staff recommends approval of the amendment to the Official Zoning Map to designate the property located at the proposed Lot 3 of Tennant Companies PUD 114 Plat from the R-1 Single Family Residential Zoning District to the R-3 Medium Density Residential Zoning District. Attachments Location Map (1 page) R-3 Medium Density Residential Zoning District Section of City Code (4 pages) Preliminary Plat—Tennant Companies PUD 114 Plat (1 page) Official Zoning Map (1 page) 2 -.--��- —____._ __ .�.��_._.__._ _____------ s,as: �__. ____.�__._..__.�___ _._.� ------�.�.,.�-------___ � 6,86�� - S . �6184 V F�N�F�Rn unn�.�wM+.naww A . r Natl�Bwl�6nq677E � "'�"'�!�u�,.�,� �. • /�� 6'156� 6176�,�'z. . „� � � .-_ 3�8��-�.61$A'...-1 , � . � `...�, .. . 8154. - 6148 i��6174t�61 T1 ... . 6'168,6170 814 f.. Z 6146 49 �.� 701 :� 6142 e166,.B160 aiBUilWng^SJ. ... �. , � U �- � Buildmg ��' '�,� ; �. fQ 61A0� „� � . . `' . . - . _.I ..�., thBuilding•6112 �*'�y�3=.�'�*�:a: �`« �3e+* '^ - 610Y;61101�. ��.3. �.' . �r, " �,t�� 104�?'' � 707 6040; 6070` � �. . . � A��6'F9 E � 60�0 6060 `.�.. � g...,5800 � f ( . � .. � . 621 � 3900;• � �;_l�...: � .. �. ., i � = I fi094� b088 - �� t 5808 � 5612 .6092� t � � � soso N ��-` � r�sa , � z ``'siee � 6100 ,V 3808�� 8� 5730 �,a p -.� � . � r T o r ' .,�'�M" _.. . ... , �:� N Frontage Rd �� °�s�"� Subject Property: �Wy s5 `"�'�� .��x s,zs 5808 Olson Mem Hwy ,�-,; 3801 �. 573`5728 520 521 .... 5�355 : 517 320 � SN �� 545 8113 ,�.�SiS : . .` � S10" �6qr . ,,< ' S00 509� CI ��' 303 �•-,=_ .. -505 � 450 �� ._ _ . 44p � � � 535 � § 11.23 Section 11.23: Medium Density Residential Zoning District (R-3) Subdivision 1. Purpose The purpose of the Medium Density Residential Zoning District (R-3) is to provide for medium density housing (up to ten (10) units per acre with potential for twelve (12) units per acre with density bonuses) along with directly related and complementary uses. Senior and physical disability housing is permitted to a density in excess of twelve (12) units per acre or up to five (5) stories or sixty (60) feet in height with a Conditional Use Permit. Source: Ordinance No. 459, 2nd Series Effective Date: 08-12-11 Subdivision 2. District Established Properties shall be established within the R-3 Zoning District in the manner provided for in Sec�ion 11.90, Subdivision 3 of this Chapter, and when thus established shall be incorporated in this Section 11.23, Subdivision 2 by an ordinance which makes cross-reference to this Section 11.23 and which shall become a part hereof and of Section 11.10, Subdivision 2 thereof, as fully as if set forth herein. In addition the R-3 Zoning Districts thus established, and/or any subsequent changes to the same which shall be made and established in a similar manner, shall be reflected in the official zoning map of the City as provided in Section 11.11 of this Chapter. Subdivision 3. Permitted Uses The following uses and no other shall be permitted in the R-3 Zoning District: A. Townhouses B. Two-family dwellings Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 C. Multiple-family dwellings of up to ten (10) units or less per acre with potential of (12) units per acre with density bonuses Source: Ordinance No. 459, 2nd Series Effective Date: 08-12-11 D. Foster Family Homes E. Essential Services, Class I F. No more than one (1) kitchen area and one (1) kitchenette shall be permitted in each dwelling unit. Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 Golden Valley City Code Page 1 of 4 § 11.23 Subdivision 4. Accessory Structures and Uses The following accessory structures and no others shall be permitted in R-3 Zoning Districts: A. Enclosed parking structures similar in construction and materials to the principal structure B. Storage structures similar in construction and materials to the principal structure not exceeding five hundred (500) square feet in area. No accessory structure shall be erected in the R-3 Zoning District to exceed a height of one (1) story, which is ten (10) feet from the floor to the top horizontal member of a frame building to which the rafters are fastened, known as the top plate. C. Private indoor and outdoor recreational facilities, including but not limited to swimming pools and tennis courts D. Underground parking structures E. Other Accessory Structures, as defined in Section 11.03. F. Setback requirements. The following structure setbacks shall be required for all enclosed parking structures and other accessory uses in the R-3 Zoning District. 1. Front Setback. The required minimum front setback shall be twenty-five (25) feet from any front property line along a street right-of-way line. 2. Side and Rear Yard Setback. The required minimum side and rear setback for enclosed parking structures and garbage enclosures shall be thirty (30) feet when abutting any R-1 Zoning District and twenty (20) feet in all other instances. The required minimum side and rear setback for other accessory uses shall be fifteen (15) feet. G. Separation Between Structures. Accessory structures shall be located completely to the rear of the principal structure and no less than ten (10) feet from any principal structure and from any other accessory structure. Source: Ordinance No. 459, 2nd Series Effective Date: OS-12-11 Subdivision 5. Conditional Uses The following conditional uses may be allowed after review by the Planning Commission and approval by the Council following the standards and proeedures set forth in this Chapter: A. Residential facilities serving twenty-five (25) or more persons. Golden Valley City Code Page 2 of 4 § 11.23 B. Group Foster Homes Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 C. Senior and physical disability housing to a density in excess of twelve (12) units per acre or up to five (5) stories or sixty (60) feet in height Source: Ordinance No. 459, 2nd Series Effective Date: OS-i2-11 D. Retail sales, Class I and II restaurant establishments, and professional offices within principal structures containing twenty (20) or more dwelling units when located upon any minor or major arterial street. Any such sales establishment or office shall be located only on the ground floor and have direct access to the street. Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 *Re-lettering Source (E): Ordinance No. 459, 2nd Series Effective Date: 08-12-11 Subdivision 6. Buildable Lots In the R-3 Zoning District a lot of a minimum area of fifteen thousand (15,000) square feet shall be required for any principal structure. A minimum lot width of one hundred (100) feet at the front setback line shall be required. Subdivision 7. Corner Visibility All structures in the R-3 Zoning District shall meet the requirements of the corner visibility requirements in Chapter 7 of the City Code. Subdivision 8. Easements No structures in the R-3 Zoning District shall be located in dedicated public easements. Subdivision 9. Maximum Coverage by Building and Impervious Surfaces Structures, including accessory structures, shall not occupy more than forty percent (40%) of the lot area. Total impervious surface on any lot shall not exceed sixty percent (60%) of the lot area. Subdivision 10. Principal Structures Principal structures in the R-3 Zoning District shall be governed by the following requirements: A. Setback Requirements. The following structure setbacks shall be required for principal structures in the R-3 Zoning District. ; Golden Valley City Code Page 3 of 4 § 11.23 1. Front Setback. The required minimum front setback shall be twenty-five (25) feet from any front property line along a street right-of-way line. An open front porch for each building, with no screens, may be built on the ground level to within seventeen (17) feet of a front property line along a street right-of-way line. 2. Side and Rear Yard Setback. When directly abutting any R-1 Zoning District, the required side and rear yard setback shall be thirty (30) feet. In all other instances, the required side and rear yard setback shall be twenty (20) feet. B. Maximum Density. Dwelling units shall not be built at a rate greater than ten (10) units per acre, unless they meet the provisions of Subdivision 12. Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 C. Height. No building shall exceed four (4) stories or forty-eight (48) feet in height, whichever is less. Senior and physical disability housing with a Conditional Use Permit shall not exceed five (5) stories or sixty (60) feet in height. Source: Ordinance No. 459, 2nd Series Effective Date: OS-12-11 Subdivision 11. Density Bonus Multiple Family dwellings providing sidewalks as required by the City shall be granted one (1) of the following density bonuses. A. Underground Parking. The provision of one (1) or more underground parking space per dwelling unit shall increase the maximum allowable density by two (2) units per acre. B. Public Transit. Scheduled public transit route within one thousand (1000) feet of the primary entrance accessed by public sidewalk shall result in an increase in the maximum allowable density by one (1) unit per acre and reduce required parking to one and one half (1.5) spaces per dwelling. C. Recreation. Indoor or outdoor recreation facilities such as swimming pools, porches, tennis eourts, or other facilities requiring a substantial investment equaling at minimum five percent (5%) of the construction cost of the principal structure shall increase the maximum allowable density by two (2) units per acre. Source: Ordinance No. 372, 2nd Series Effective Date: 07-13-07 *Renumbering Source (11): Ordinance No. 459, 2nd Series Effective Date: 08-12-11 Golden Valley City Code Page 4 of 4 �� 6��5 E n �og��a �� 5 �4.gR5 � l p S5� y S � ��$ � �� 6£ � - I E@� � o � sss��ER�� s��$�g�s��€$�� 8 � € � �� € ��s R Q �� Z ��e�"8a � � � �� r�g�� 5��86�� e�� $ � � � �� 6� � $ � �f� � � � �� " � � � �� g e� R€ "� � " sg �I` � S g S � a . -- s � � • 6 i' ��'� � � � � 3� � 3 RR y�fr s a �L�s E #g1 y8 E p � s � '�y a ' y � �8� Ti �v�"9� ,€d � 8 ` - � � �� > � 55�Ot '9 T 6 E �_ ;"� E 4 �€ 6 $- !4 � � B ¢ s S �� d' � i k' EB € p 41 gi� se�s��if �- a ��#�Tis��s� �b�� .� � � � �� e �� 8 g � o�s $ U $ t� �k�� a � Q � �� €�n��§gb�� Rs�, � s�� r � 6$�s �$ � g¢ g �$ � .^ - e "s sr�, �� ' J � � �g @ � � � a w � �€ F�F E �' aEf�s � £a J 3 � �' ' � ' h� S � § W A � g s tt� � � � ¢8�- a y s � � �` � $ = 6 O a g��s � ��f��'E�S'$ �•�S� 18��€@�� 13 � �� € ��€� � �� 3 � �� J ' 9 rea� � � N � � '`a"� V e� � Ee�'"��_ g�_�,eb��s�$�e��6 ��s�£5 � 5 6 6 f � € � s 93 �'€o � � � � Z � �; T L�n�s fi .. 'L3 ,�5"$ 'F'°5s�� K 8 � 6 �iE .5 �6� b' £ rv ��f�� a � �g�e .��iSi„ � p��g� �� 5 E ��8� � 6ffi � � B �� iS,e F �sE b�..� 8 ' � � Z V1� . s � E � �� r`s �8 ��6� S�en �€ # Eg g s _ss 8 �d m � W V� S ��=��Ei�'� � � �i�-�S€�';d�� , � � �Ss9 ��,s,� � � �gg $ _ � � a i . <a ''�q��G�� ` �/` g,� � �a t�$�figgs� g > '��fg��,�:s8�b�� ss��1�� i� �' a$ �€ � �� % 6� � ' � as ��'� � ly'-I \ f s,g��€��saa � � iti��g��-��'$; � � �6°g��si� ��a �� T 6 � �g s �� 6� ��'�� R �� seaeas� �3 � e= � sa�6 � � 8�- �� ss- � p �� $ � ,.� � � «�' ��`2• I € � � ;. � R��B -�5�� o ��§�-ia�$��f�e � � � � �si �;r�� g g �a a �� g$ �g fr a �� '��'�.�' �� E �o � � a9��E$a= � � �6C€�a��i�gW�� A � � � � ��sy�� 88 $ � �§ �� 55�+ � i E � p 99 / �'r�,`§c ',I \ � � �g - ��_�� =��-��Rgi€e��;� m� $a�� E a g� �� fr s � �.� �—o--�—Qm _ �� 8 � �Rg € ��" � te�sg�6E€�� E �� - '`� � �� ^�� §, gr g � � �'�`s �'fr�- I � � s� � � E��t�� - � �g��` ��`��F�iQo�� 6 � $ Q � �3��?=� �� + 3e § ,�� s- W € \ �•z � �� ev 9 9�, � T �fr�i��b � �� N�°_��< �� os � 5 `��c�^.� �'� �u :� � :f s 1 Q:-T� �yrv�,�� '� o �� - � S � '�Y��€� �F �e��°��^gs�� -� � � �aa $��% �€ ^ , \iu � `q��.�� 2� a��L��..' � s �6 fi�gs �S R y� � �� i - _ ' s��, / $ � o • s se 5 � 6_' a..eY �F .. g w ' � � � x � > ��§31f��F�� s � ��i��.�d�$€�� d � �a � � ��f� �� ' e°a ° � ;��'�y � � �s�Kp� ��a�ni \ �� bAl� „ , � p � ... �~ =��@�[ �-�cLzin M.�0.iiJ��-�- r----�---- -L ---�uf�-�-1---------'� ` iL ro 1�i�i•a�3�[101 ' �~ � 'u'R�Y � ,.n I-�MI[Mm.p 3xn 16v3 !I � W I� —�� \ � 9c'M.1.W/ 1NYlYaMo.a 3il115Y3 "�. d ,',:� 4 CeY W IL M 911n•'6L�36 fD L 101' B` �N ...p'y�-- ^� OYLSL ...........'• tw�� - p6 1(�� . ._� ", .(."�.'.'�'a�a�0 � ��ff. � �� ann��M Y , v�. . c ` . atce . ��'.: 9[T1Z 3.W�11.005 �- �� .�. :'i 1•�[f� � �` \\ K II[ . •,. � -._ . i{ �O a � I .._._ - (cv�n ) -.aa. ._ � ._..� � „_ Z: , __ °61�'�ax� ^-- � � :; I i � v��c.4 Cai':b'c�.��N P o B�iZ 73:N:d � I .'� .._v ��o O�b'• I �1� t€ ' , ,n °�-� � � 'n i ry ....._.._...-1--"v-••. .m.y M.Zt,/F,OOS�-- __.. —FS69F M„0/,f0/OS� V- -.. i �w..e�..�r N�o� : ``�'��. �` � .m. Sa � � ��•-68'99 .; �°' : . ,..� �m� .. . ' � i-+rm ��6f SZZ=71 0 d' � �II�N �`�"�'. g:� ��C� � s� � � J� � �� . . . 9 ' r.a' 'ttif9/� �V2� �r�� gg��t a � �� ' I � � .. � J : ;'-� ' � _ .p � „ .�� H9� �Sy� I �� e tl '� � � ' ro �x nH�aru q a�+� I �� n 3 fi y� I n�,Jy j 4 � � \`,"r��u°ana�� i�.� � ' '� 9 ; b�� •l,�r,\� I Mb -� �$b � g�� Ss I 4 E �i „ i ya ; �� '� �.� � �W � .�� , y ��„y� ��,, ,�� $ ; ` J ; Sa� � I �� 4'ts � e p ;`�� ` .^ �' � ,..,`0,�a�;, . IIF�. ��'�I. � ' C �� ' '" � �g � __ '�"` A. �� ?g u,�dy. .. . '°y,��rw�1Qv+r �ls� I .i �� d 3s� � I � ��` I - ror�x nn ina � � � � - . � � � ,B , �� i� � � � o � AVM JO 1MW 1001�1 I ' -...� ..\ � N �� '+ {� � 1� - �,S doanar�siwr � i p � �� A � �i� � - C , t ; �� 1�� Z� R� / I , �� - � I .y 1 �.. J '}4� QFt / I � �_ � � `�� I . � \\; �f � � . .� . � ��.� �F- � �f[I ``� a �� / �� m� _— � � f ' � f '�" ` ' \� / . � ' Q � � �_ � ,Jtl r� �\ � \�\` ; � q4 � T a �' ��L <'O"`^ a 3 />.� I ��§ t�;e � <� � �Y � O- W. ` 5 Y �' � �� a �� _�� W �� `•, � ��' �� -� � � � a;'� _, �� ,' �' �I � �j � � .� . � %''t,o,,.,�� r 1 �� \ il � . - t1� � . � � � ��d 3M�Y �� g � , _ " �� \ zZ 4 :�� C � `8�`+ � . �� .LOY91 ::� .. � � YL2LZ� ��vf i ., � � ti, � � �svan iaaos --- ��7 � ' M.�r.ci.aow � � 4 C- ��., � , . `"..: �' [ysaa ariocl �Cx�a ua] _. � •��r •• g � •- : � � � `�� ,��`jjy�,.� . •,,! ��c y.IN�__'_ z im inoo .:mif u•iw - "�N� ,, � �� ••�•� ��' t�� .- '.- , S � � � \ _\�+ __. ^'-^w .. . � �i `� �n�su�uw, "`n� .. Y� � O 4 � � \�� .� � 'ww" �a�Y � 9TIYWd)1f1 v' . � �O /�- � I �;6 6 'I Q� � � \ \ C .'� .... ,_.7 . . ��~�,t �� . � � oZ oi •� .*..�+ � ��5 ��€ r3) I � L� (�'�/ ' �\\ -� �_. ; , .4ti,q, . _ t��`:�7 , y I f ') .� G �� x y r ¢,/ 5 � � ` y�R� � �F� '''� ,�;�� ' t . c- �'LL� .. ��1` � I 4� �� I (� � � � '\i � K ��'+ I 3 � C� ; � � �� 1� _ \ � • � �Y � � ...-- @�� ..� , � I �� C !r �, �� ;� �, Q � p� � �> 4a i Sg� '�\��.. _ i Mi` -� ' n.N� � - �o � s I 36fi �� I �` � �" Y i�\ �� \'.� a�,_,,..� ,�; �"s�� 1�^ W � 3 � �nb �� [ ��' > p1-0 �� \ .� �n�- ��, � , �g g�� a �s8 �� r^ .< ry �I \\\ ...r \„�\\ .r;�,'�-� � . �,i, � � �� J G � • � 3�v � � �'e' � ��,ti .. F� � ( �{ �� W J � �� ;`•' � " r�,,,�., � ' ' � A . � _�_ '_____-__ �€ ,�• �i �� '�� V� �- W .:� . ,"'-,-...� � � :w — � _ il ��.,W �� 4 �1� I Q��1��, ��\ � : �� \;`>, �� __ =_ ol�� :� �� ,1 �,', � � � ' itid :�� Oh �i �� I �� 7�, �� ,�� ` ��XY � �,,�, �� _ - __- � �� -�� g � � � �� ; , ,. � �� . V� rr ,-. '� � �" � W ;�g �� ~ - _ � � W � . ' <_ ._. . �_ - ', �I Y{ n �Hi � �� .�� -' ��\ �� 5a�3 � 7 -- - ��'� � �� i`" � � i� 6` N I � ,, �� ,"_ -r= j� � ; � � *- I .. ; a � _ , r __ . � ; \ J« i�I �- � , i � � �1 I , - -- -----+ � \ . > .. � :. � N r �,� i I ��-I� , � � �� _ �.� � _ x�� ._�� ` � �� .... � � � _/� .� ',��i ;� �(,J` y � � r i �7�,�J -�� /J 7 I �Y � �('/ � � � : � ..t ! � � '— ._. �ci � �� bGT' W �V � V w. I:'!+)d I -tf�� .� , � � ...y��K4tax:q3' �,o-�' . �M I � � . � ('�� « , " � ��,' � � .. � � i � <. _ s-� � � (� � I �_ � � � :m irmr M.scsamt µw,ri.wa � �� L 4 k �^}� � aT[ i � �� n � �- _ �� y�f = �� ;� '� j � � �I� +� :� � _-� �rP�� u � � . _ ., . I s . � � I Q i !I � '� � t-� _ 'G- �"b7 i R �1 � � �� ry - . L�;� . .8 �. � . : ' ,A , --,__ f,o�W �� "� �`) � _;�_- �_ , � �, � '�� \ a�-- -_�`=- `�'� � � � �� .3 ' L� . � � � - � �:�� c� __�- -_ � . ,3 ' . __ y c� I .. �- F ;\ : q-- _�_ `__�� , f �crfF"— iscaqaa� � - N � _ = '+ • \ , _ --� ��- � � p �'- I..._ .. .. � ��3s \� � ` y_'_ -_�__ -_ � �8 __ __uaxs�v 5-73��Vd .`„C�fm�. ns�,Hd'L� .. p� . -� . � � " I_. -t p� n�n uva 3 Z/� ,onvr r.n. .aa :2 � � � � � • � > � e � � . �_ g C � \ \ r _ �, o0 oa � � � �$� � � �,. i� r-- _'1 : ; w , �' � , � b si�rj:� ,� H'- � 1 r+l.. -� t � ,� �� I ��'o� � I .. �"- \ �*tn . � �� rr , �.' �wm�... �<h ;u�.� F!�� ,�,3 �L �b ��I a r r i,; \ "�`.j" i i�i r i�r� ., �� J, � � �� y ..� N� �� .� ��I� �� ... �W � � � ,� �� ; , .') � ' � ; � �i��rr�nTT�n�rr i � �� R�� Nk� p�; � �H �no � �A i � � � � � -cct ` .i ,� n'r� � �� Q a,�,t <�, ��*s, � � � !�� "�� 4 I i �' `J t 4i � �g _ .�� , i �� 4 �a° ��, � ,2 J� F� �.��< . � '� ` � o l j\ a '� .�..,"`�� g . .. �i i I�i i �' ' � i o: ��.s�Y i�� . .' ✓ � � � I' �.7 � " -_ � .e �3 ii7i��1�ii�`�j " s � � � o / �Y �c � I � g� �,, fy � � �{}`77 .1 i ��I I I�I�7 Y`�i ' � �� 0000/�'�� axai 3 ,ai.aw _ . � �� I �` � ,� - ' °' oa � ' ^� 1 +t . � �� 3 L/,9/,OON�� s � � I � �� a: � �� _��ah��4ga�� ' �-- :.W,�,��,r, r � - � e g � � � � � � . � ' , .� �. . 4 , . L,.1.. �. ry.�, . Y�� I ` I � i' r i � � � , �• q � � � . 1 i J � � , �� .--z __ _ _ ¢ . ` � , � _ __ � : .. � , . — _ _ (owa aua) .'_:__� ' . _..._ . . �r'•, :a v vi i• •a oa.o c am .. ..S9�(!/ -' a eo an ur r -- (mnooxazl a tc.ror+'{;,' ,, _..,. . � � , . .. � �L n� �.� o3o5;ZZ.DON � .9t,f/OON % ��____ �llli�tEV3A��J -�YAN� . . �I/�/IY � ��'L _._ : _� �—�� r ��_� � .� L 101 11AKMOD 71d18'IOV�IKIZ ---- ia ro vii�a tt�as eo s io'i T�l1/8'IOiI@RY � \ � eo xm ss�w 11AIMp�00!D 3f1 IS]\ � jp 1q61lLfp A1C ' � I I ' I I T I I I I � _� I i _— � � � _— — _— �� I �-- �r� I __ �� __— :�� __— ' r..�...�.�.��. ' � �e;$ ',��'�k(��,� VJ �� g � g U y 8��w ' 3��`��f 'W V '� ,� �� •n-• aj A&�'Sx � ; �f�' ��``� 'S+" Ed o 'c s a; ^ >,v�F�'a a � +l •.��{I,t .-1 �s '�"i �' � v� ` E � d '^j$rc w R � tn� 4�; { { �.y� �� •p"'+ GJ G " y �� a � v � � �n s. 8�, - � �� J r, �c ( , "Cf y ,�„i € _ � � g � " +o o � ��:�� C . 'Q> zj y �� e'i�1 "';Y� ^ y "� Vr e� `L3 � o� c o ++ Q � ds� �LL • � � � .�r o 0 4r g� �; c a C E � ,�,� L�e E�+$ c _ v o �5 J ti� � °' a�i v � " � O � € � �E - v N e4 �,� e N €o �;� r^ � 'C , � � n �.� o � .r� �g�ra � w sc� ''��:29�� V J �" v� "e a S � � € � �a a' � � C c m � a o �MAn �� ,�„ M Q�.. � g ��- O '6� .�r .�. .�, .�.�p .�. � `� N S'3�� $ U O � � � � ` �u � `-' � .-. � 3e � ,b �' x3 b Gl Ll � 'n�F�� F O � gy Y `� � Q� W U � E .`3 .`�i .`9. .`9- .�'i D Dp °J��i' ^ � ! � '!y,' U W o� r y� c� :�' � � vr � � .� �� cAooA v � � �� ,,�� ; _ � aNm � �o � J� /� `-' � v� � � � ,�. � � g � � ..b � � Q � eo ��-g ea a- d . w _ w a o rl� 1 �' G1 G �'+ '� x+' '�'"' L" b +� �` � � � � � � n] � �c�g W y �� $ � � ��6 - � O E� E �j� � \/`h/ � Q a1 ..w ^� .'ni .yi .�.i � 4� �y � C/) (n Cn (l� (l'] �i � �3$F� p 3 ��. �j o. . Z o U > fn V /� Q1 �C '� b '^w � �CJ �i <C � N i�S. E S U _ n! �Q o � Q � � t� p � N M � �n ►�7 f� C� �o f� E q z �'� � n w � � x � � .�^J N �.f', '" v�i :G .�'.�.. .�.�.. �C.." C. t� '� a� .� s$�3 '� �� i,,��' Q v d N L a T � p ° �� ,t,,,i � Q � Cn Cn U) � r-+ �"+ y � G! � � �"i w � €� 3 �a` $ �1 8 p Ea a^ ¢ Q F � � t Y .� "C� '� �i 'S3 d� ,��=_`s>'o M siS a� o E Z 5't g � a C4 O v �r��.� m ," � �A '� � , ' ��' � M g �tg�� $ �g�a a Z W ,rU N Z o Cn � � �4 � U � �-�i FG � � r: W �+�715F Cn �3a` �v°,�� $ Q � _ ` o o a � O � O F a N o � � N �� 1 �01� � ;� : � � ; o �o $ a y g , . � �;, SIIOI��INNIIV 10 Cd.I.) ' ` . ,� � � ____ . ...�-�+�� . ' �_ ____'_"_'_ _ r--�-- - ..�., 'c-S— �n.w.*�,r._.._.._._._.._.._ . . �/-._ �'— '-•-- . � o �� ipp � � ..� . ; � _.k M.n+.«�... � � � .vv.aN�� n. oa � �—'---�\�� ' I ��•y N � �„� i 1 - l 1�` � I I .� �'.�'_" .\�_1 ��.. �,-... CQ � :n i ,.> : . � ti= -ao „ .�. _.i—�� .�� ,�, _ .� � Z i � �°�� -� e � � C = j�`w c� ' � i m i .,r' �,�� / .� ' ._ m g �� - �� j� a� � p i wsM" ' ... B sssn� C m� � �J ,�� i 3 s C � �m tY ..� ,'. ' dtY I ,,, p (0 � � PM Vm o�� "J "�-, . d�� J . .< < ..,a"° i , � _ ., a � , �, ` ��y n „ �, e . : � � �w a� ��a�`q ' , Q , 4s "w� � �,M w� » I � ,. �, , e . .�000. a = , ."� I � � � ¢R . ,e� .� �"� ' SI�I(1�1\'��IhNll� :i(1 A.I I.1 � � d w..u.... � � .�o .� �S � u"A�.• h: % —.._'_'_'_"' '_'_'_ _'_'_"'_".I i_ ��'+�� ` .. .�,. � a . .�� . .,�, I �,a..� . � � ,�_ ^�. •o.�,.. _ _ , _'' - _, � , � �✓ � ,��M - ��L m� � � ... ^ e � o.+� � �� `" .��i . �^� .��- n ' " V M n �«^• � 8 w '� .�, .w � �] � F 3 4 ' i = .i ,i , ..- �p� . � i �ag� ....o� .. �o � "s . . . � a .�� e �, z ° P.., ., _ I ItCISMfIfIOTI z � � o f ,,. q ¢ , .... d()�,1�t.7'S � 2� , ^ ,ao�.�.,'J .., � m �yf , �lf � �� .a � � _.�—.—.— ' . - m.o�o< <vM '_"_"_' _'_'_._.�_"_'__._._____""� .. � . i - ��',-.- �t .� 5 �. I ' � , , _ d. .:,, $ a.,ewon �� , � � .�� -.. a �� m �� . �d � ' �'r�ps o � k �„ .r ' ... � � �.„ .., $ �� ,.��> , ; .,.e>d a ,�.M �oPe��,. $ e �'` a I� ! . I �' "�� ' _ .. o ey,N � d w `ooV• ' �•� , n O� u =' �,. �a 6� /�f( i � 5 y^ w � � � I 1� C� a e.�woa y.d - V ,� M ix v n t x r n 8 R� � u.�n�es � .{��. ''• ��}� .�. ��,. • ¢ �i1 `�Q' .3 � � ` , a � �, ;i�� j x=..•r,„ : x,u.,,,�...r.iwx x.nrom�„o r 4 � x r=w,.x s . �,wx �;II s r..,.x pa wa�v.max a � y � ; �e � "-`� x..nn��s �Z/s � � ..... 38 � I�� w. � i = x .o ' `� $ � ' i� � ,,,o„�s ..,.� �I { : „,.. .�.,o � � o...�� s . . � �� o- y"b .. � ^ � .eb ...�..�w � - �� . r ° _ $ , _ .... , .. �, . r e . . „...A. _ a . : g € . � o � s : o .. .. � .$ '� �a ..;�i , 'i , - . � . t g � . • < . vn �r e,�,.,, �� • '�„—� � �.. � � � n a `48 tl a ��°J .. �n _ '3 td`/ ' - %a,.,e,.v � m � � a� r' �°� � x....�o " � � . � � , , x...��o . 3 u -p —.. a , c ; i „-...o = ° ,- t F°� - ' _ : e e = aa �r . p � _ �_. . „ .� .. c< � �.� � � � �� .�r aran a � [ �?. b lV Q � �'dn.no xuru�o.H � xmv � �—_�•�� .r.,wfi.d a �. aoi.fi�. ` m" -_ 5 s e �A�� \ � � . „,. a �� s .ffi � • «°^.,,� , d� � � o z e s- _-. �o,o. ��- ,.. ; �3 � �o a > s � �� 3 e,��„, � � - . �� .,,,,<.n • � {,e ° �a . .a m� ° ' � E , �. . e . >� e � o , x..r�..s 2- ' a4 0 ..��. t � " ..,r��e�s _ __ - 1 � ..r �.�,. e`C 8 l �u.e �� . 'y� �, ru�s r v n " x...r n 4�3 � zo 6T� x r n rv...rn in � ♦ � �ir 3 ' .i i r� �:"\\�ir x l■� M � °� � .. L�� Y . � .. . � v .:-�� I�� piu�a�e, p� !�\ '.-' � a a g a o �d�s =� .,- u ° a-�9'm j�� 1t nn�elit� `. yHa„ — _ '" �.� e°� \\\\ ��.c t ._..��.._ �... �..�..�.��___ L4wN ._.�� . .. x ... ' . . .•„fi,i �fT� � ¢o c. �� \.\� _��..�_ _..___••� �e�s� ll 1511D d0 A.LIJ ` • �°: —.— � _ - _ . i : ...o=��..x ..a� ' ��. � ' � ' �g � ,�....� - 6 � z q n • - i >ti�..,>.,.,, �r - = s v �' � a � . ; � v....�.a,�+ o a � +� � ., a_ a - .' . : � � aPc; s g� r . r . � a ' f pa � ��._ � . � i � '" -ce S� 3 - x�.. ..�. .. f�,�;., � � � I.. x,.v.eP . ��.a�#f� , : � �a � me,a -��.� 4 , ,� - m g� .m �..� , �'_. . � _. ' ...�. ..'. --"-• - " � ran u..r.,.z .:, g . a � — \ ^' 's a � f �. j 3 rv�.r �r .rv ` . . ,: ,�. � `� e '. � � . 3 ' . [ v.w^' _ _. �j w _ .4S . �' „ n �mo emer - _ �• ee ien�e I ° � � � � ' 3 v� '�' rn. ] i g 'l d e,o•w�e n�.x . b x 1 :` „ � b . � �°�s'� n:w�e r • .J � xi ` a x vr.�. e � + � � tl \ '7.� e Ma„ � s ,, , o , '�--.h � � : � ° ' � �� ; ��zo�e ,� � �' ��, �� ` �� ° �p = � o, � �� , � a .� .so3 �� ! a �.,., �'� ��; � .e,,...� a �a..o� � +' .�,o �' ��\�\ '�� ; 5 ; �LL � .� ' U � '� �� aI � � � i s � �� . ,.�_� ��r ..,� ��F �A � � . ..F.��d �,� � � � �\\�� C '�, �5 . ; Y x,.e i,i � v/ � � N tl v ,� ..� i Y � 0 � 8' . d...�....p. ..,i £ 'E z }x r �.r � a p x � x,.r �� i \ i V rN �� °' °� � � I � Pe �` I .. � ..�--.� �� ' ..,, �.f�� ..... .m, . � �. s «..� , oM� m�, . j , � � a� / p°�� < x .o.�w � �� _ .�� o�,m �� . �� ..: S � ��. x.m• 5 a.��.„ . � a° „ . a n v v p n i � � � o� ; . wai . �_, z . »�:: � .. u..v�oe.�o �. � _ we., � � i. ... _ � C� � -.. � , � �� , ..,np ti : o .•o . ,ow.� a� �'... . �� ._. ��i .. , �� .... - z e \ I _ , , � � A �� r ; o �" �'# � �,.> eF, �z � y = ,.n �.�o +$�$ n w �� bi` � ! . . � � O ' k � yG � v.,.. � � , _ _ � . . . . � � ,�a �. � . o � �_., � s � �. . � � �.��.: . ; � , � ; ��.4� . � I �a .D�n xnnvoes�aoWa N ' �'� nVtl \�\� � N ; n � ��:.:w� _ � 6 ��.. , � .6y� � � � a � .. ��. I. N M o n ak,�i�� .A (k � tl �' "� � _ � �L$ �:��..,�� .....,. �« 9��oe� o ' � ^ p r"`�r"......�F,,,,�,mW� �'°� ��r'� ... � ��,� e� x,. �e •€ �.�.,.on� ; .w., r a o � 3 m� �'�''` �� ,,. � U�,�� .�'1,�:� 8 �i = < �g � „ �b.� � '�� ... �� $ a Y� ' � �� ,a vo� ,a�.n�o,. � � °iwo �..� (o ��g � . � � .ti = oa..w.�;: � � «.v. w x...a w „.v ,.�M w.�o,,,,. ��3 01 �' �- � ��.� . �.,,e,. , _ : .^ � r. ..a.e„: �°' �" � eo� , ., __ �� ' �� a � - #� �' � "� i �m � o a e , � > ,. - � Q e....w.., x; :P � 5 # � a> �t��T'� � � ' ,� � o a� �+' ,o. ,rc •z "� � ° ry£ ,.wt�a N - O 1 e � � N "'. a ; . „ w. °� ; � ' ..x a,�e ..N� �� .,. Mre..w� _ _. . .. � _ I " � � . '6 ,� .,�,.. ; � �� ...v.�Mo+ a :^ J ��. 1 Lxwva � i Y� ,.. .��d ' ..�� o,e . ..� E ' x.,r�.,.� E 'rs� i ' nr .t.. ,. ,�.�.r„ � F , a€�'f t'� `�, ...d. . g �i� ,�.<r�R f�. C �� % �� '��^�' � �' . �,� & �� .. � 3�� .� � �, P � Q` � . � � � �� € : $ �'� `�, a I �' I b ..e � /''----� z � � �< a, x `P,.,.,e .,wb� �€i N Y � C ` ;. G j � �n •,� : .n.00a.a� .,�A,,{R7 � - !� � .,..o x� ; .��:� . � �� ;3, r �� ; o p m r ' }g� - � ' � &: � � y � � 0 4' dy ° g `.. � A a' '� � F n .,>� x . , a ` > �' F �.—" __�...��..,— -_ .�._._._._.�_ • _�� _ � I'� v m $� & ' _ '_' f �'"Y.`�S1G°11�. L � i�" "_'""'_._.... _. ` ___,Mmy'— _""'_ . — — /r�� _ ..-- �E o'Z � U 1 ..._, � • � �. � '� _�� _ ��- _ '�» � i�_i�o�cxia ��vac<i�5inoi�is°`�._d �� > �� a o�'�� 1�I,I.ClO1V,Cld �O A,LIJ � —'' ;, � � �� . .. - � 30.l.i.i:) � :1 O,C.i.I7 �� c�1�m w � �'��$m� C USn(7n �� I/ i��M £ � �a a� P"hy�ic�1 I�euelopment �1� �rtr��.e��k � 7�3-593-80"�517+�3-5�3�8'1 U�3{f�x) Date: October 23, 2017 To: Golden Valley Planning Commission From: Emily Goellner, Associate Planner/Grant Writer Subject: Informal Public Hearing—Conditional Use Permit (CUP-159) to Allow for Damascus Way Residential Facility at Lot 3 of Tennant Companies PUD 114 Plat—Oppidan, Inc., Applicant Background An application for a Conditional Use Permit has been submitted by Oppidan, Inc., on behalf of Tennant Companies and Damascus Way/Transform Minnesota for the relocation of a 24-hour Residential Facility for up to 30 individuals recently released from the correctional system or treatment centers. The existing facility at 5730 Olson Memorial Highway, as well as the proposed facility, is licensed by the Minnesota Department of Corrections and meets the Zoning Code's definition of a Residential Facility. The facility is proposed to be located on the newly created Lot 3 within the proposed Tennant Companies PUD 114 Plat. This is in the approximate location of 5808 Olson Memorial Highway. This property is currently zoned for R-1 Single-Family Residential use and guided for Industrial use in the Comprehensive Plan. Tennant Companies purchased the single-family home on this property in 2006 in anticipation of their world headquarters expansion. This property was guided for Industrial use by the City of Golden Valley in the 2008 update to the Comprehensive Plan in an preparation for a future expansion of industrial and office uses in the area. A Zoning Map Amendment has been submitted to zone the property for R-3 Medium Density Residential use and a General Land Use Map Amendment has been submitted to guide the property for Medium-High Residential use in the Comprehensive Plan. The proposed Lot 3 of the Tennant PUD 114 Plat is 32,240 square feet in size. The property is currently bounded by office buildings to the east and west, by a single-family home to the north, and by Olson Memorial Highway to the south. Residential Facilities that provide 24-hour care are permitted in the R-3 Zoning District when serving 25 or fewer persons. If the Facility serves over 25 persons, the facility requires a Conditional Use Permit (CUP). Damascus Way has operated at 5730 Olson Memorial Highway since 1977, which is 200 feet to the east of the proposed facility. The existing facility is proposed to be demolished with the expansion of Tennant's World Headquarters within PUD 114. Summary of Proposal Transform Minnesota is a non-profit organization that currently operates the existing facility and would operate the newly located facility. Their existing facility is licensed to specialize in 24-hour care for those recently released from a correctional facilities or treatment centers. Another facility is also operating in Rochester, Minnesota (see www.darraascusway.cc�rr� for more details). The applicant is proposing to build a 2-story facility for up to 30 individuals. The facility would include shared kitchen and dining spaces, a group activity room, and office space for staff members. As a 24-hour care facility, one person is on staff at the building at all times. During regular business hours (8 am -4:30 pm, Monday through Friday), there would typically be 3-5 staff inembers on site (program director, case manager, and on-duty support and reception staff). On a sporadic basis, an individual such as a parole officer or case manager may visit the facility to meet with a resident. The minimum parking requirement for this property is 6 parking spaces. There is 1 parking space required for every 5 beds in the facility (with 30 total beds proposed). The site plan includes 15 parking spaces. Almost all residents at the existing facility utilize public transit, biking, and walking for their transportation needs. This site is easily accessible to bus routes (on Olson Memorial Highway, Douglas Drive, and Golden Valley Road), the Luce Line Regional Trail, and proposed new sidewalks and bicycle lanes on Zane Avenue. A building permit must be obtained prior to occupancy of the proposed building. All required licensures from the State of Minnesota and Hennepin County for the facility must be obtained prior to occupancy of the building and licensure must be properly secured at all times. Neighborhood Meeting Notices were sent to property owners within 500 feet of the site and a neighborhood meeting was held on September 7 to discuss the Tennant PUD project. One person attended (the property owner of 5806 Olson Memorial Highway) and all aspects of the proposal were discussed and questions by the resident were answered. Evaluation The findings and recommendations for a Conditional Use Permit are based upon any or all of the following factors: 1. Demonstrated Need for the Proposed Use:This facility is a unique housing type in the City and there is demonstrated need for this type of facility. The applicant has indicated that there is more demand than capacity at the existing facility, which serves up to 18 individuals. The proposed facility would serve up to 30 individuals. , 2. Consistency with the Comprehensive Plan:The proposed residential facility use is consistent with the General Land Use Plan Map and the Comprehensive Plan. The Housing Chapter of the Comprehensive Plan states that a variety of housing types and designs should be provided in order to allow for greater housing choices for Golden Valley residents. 3. Effect on Property Values: There is no evidence to support an argument that property values would be either positively or negatively affected by the presence of a residential facility in this location. Assessing staff anticipates that there will be no effect as long as the property is well maintained. 4. Effect on Traffic: The number of trips associated with the proposed use will not generate any negative traffic impacts to the surrounding areas. However, deliveries to the property should be made off-street whenever possible to mitigate short-term congestion. 5. Effect of Increases in Population and Density: The proposal will increase the population at the location as compared to the previous use. This is not expected to have a negative impact. 6. Increase in Noise Levels: This use is expected to generate the same level of noise as any medium density residential building occupied by residents. 7. Impact of Dust, Odor, or Vibration:The proposed use is not anticipated to cause an increase in dust, odor, or vibrations. 8. Impact of Pests:The proposed use is not anticipated to attract pests. 9. Visual Impact:The proposed building and parking area would have minimal visual impact and would be consistent with other properties in the area. 10. Other Impacts to the City and Residents: Staff does not anticipate any other negative effects of the proposed use. The use is expected to make a positive impact on new residents of the facility. These residents are re-entering the community after life-changing events and will receive 24-hour care. Recommended Action Staff recommends approval of Conditional Use Permit 159 allowing for a Residential Facility serving up to 30 persons at the proposed Lot 3 of the Tennant Companies PUD 114 Plat. The approval of a Conditional Use Permit is subject to the following conditions: 1. The facility may serve up to 30 persons and must maintain required licensure from the State of Minnesota and Hennepin County at all times. 2. Site plans and building plans must meet all requirements in the Golden Valley City Code, including but not limited to building height and setbacks, building coverage, impervious surface, outdoor lighting, fencing, signage, and screening. Requirements must be met at all times and all final site and building plans must be approved prior to the issuance of a Building Permit and a Certificate of Occupancy. 3. A Conditional Use Permit Amendment application must be filed by the applicant if any significant changes are made to this proposal, or if any of the conditions of this approval can no longer be met, or if the City Manager or his/her designee identifies changes to the plan or building that impact the findings and recommendations made in this memorandum. 4. A sidewalk design acceptable to the City Manager or his/her designee must be included in final approved site plans and the applicant or property owner must construct the sidewalk. 5. Trash and recycling receptacles as well as rooftop equipment must be screened from view. 6. 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) Applicant's Narrative (1 page) Preliminary Plat—Tennant Companies PUD 114 Plat (1 page) Site Plan prepared by Rehder & Associates, Inc. and Aune Fernandez Landscape Architects, received on September 22, 2017 (1 page) Architectural Plans prepared by Pope Architects and Oppidan, received on September 22, 2017 (3 pages) ._. —� � _- -----------� —___—__ �--- _.. _----____---�._____ - --._.___... �__ 618 B. J .�..—�-_'---� 6186h�.s.�. � � ;�6184. ' ,..,,,�,.,,.++�..� .4., P . fi18�j,•51A� /�� NaUiBa�ldm9817t. ,::, , ... „�,�� . 8136� 6176'f,.3�f' aa . . �,,:-,'. �,-w..,.,, . - « , �. �....:.�,,.s.. . At 61 SQ�;x `-__ i aaay�y4� �osna c,n 6749.- 6168,�6170 �. z 6146 44 .. 815: �� {Q 4142 e166.6164 . ( �nl Buildng'�+�-.�_� h'�. � V o- � Bmldtng . � fi7A0' ,.�. �,��, �y � •— �s �y J w.. Building.6112 '""��"u..'��i,��^"� ,g ��^ti £ F� k .�y. +"��`,�� .� F 6�Zy.:,�6110i�� ro, _"� ..i .. . �' 104' .. . . 7(17 80-0U,; :6070, � � A�Gt 3 � j � • ,':`G2 t,, 608a' �„�.�, 41. �>.�'S804 � 6010 5900'; 7� � . . �.+„� Q f 6094. �6088 ' S806 J �5612 b082j Ca � I�t � � � �37�68,., � e 6b90 �� ,�.`. z �3748 � :: � 6100 � SBO ��a� 5730 � ~.. -,� 7 � � �' �,�».� �......� �,�,a....�.. �e; . N �rontage Rd , � O1S°"� Subject Property: Hwy�5 "'�"��`; 6,z, 5808 Olson Mem Hwy � 3801 -�� 573!3728 5t0, 327 363555 ` ��. �. 317 520 �� -.� SN � 543 6115 ' ' �. :515 - 510�'.. O�Q� �, S00 . . �. 509� � 450 .��% 301. 505 qp...�;.-: . .�305 �� .- -, . �� . qqp 535 � �� t� �� , �t� � �� 4Rn� fif"M��. ./f � ��k'��'. tJPPI C�AN ��::J�; '��7�=��E- rw:�r�� uitc;�� x��(��c��, �a��J ��3�1 T; ��.2��.�:�� : ��.��.��1 � www.oppidan.com TO: Jason Zimmerman- Head Planner-City of Golden Valley From: . Drew Johnson, Oppidan Date: September 27,2017 Re: Damascus Way Conditional Use Permit Narrative Damascus Way has been serving the community in its present location since 1977. They offer transitional housing far people who are recently released from the correctional system. Currently Damascus way can serve a maximum of 18 clients. Their building, built in 1945, is not in compliance with many current building and energy code. According to their directars and staff, demand for their services exceeds their capacity. In order to accommodate the Tennant Corporate Expansion, Damascus will need to be relocated. The Tennant project is blocked without it. Fortunately, within the"Tennant Block"there exists a location in the SW corner where a new building can be constructed that will allow Tennant to achieve their goals of creating a connected and walkable corporate campus with expansion ability, and accommodate Damascus. The new Damascus building, capable of serving up to 30 clients,will be a safer and more secure building designed with institutional safeguards that can best serve their clients. The use is consistent with the comprehensive plan of Golden Valley in as much that the use is compatible with the surrounding current and guided industrial zoning. The building is designed with a residential look of sloped, shingled roof and clapboard siding in order to better blend into the surrounding area. The proposed use will not cause increased negative factors such as noise, odors,vermin and traffic impacts will be negligible because most of the clients do not have cars and the lot will be parked to building code standards. All in all, we believe the CUP should be supported given Damascus Way is an existing use that is being relocated less than a'/4 of a mile. Taken into account the context of the surrounding uses, and the guiding land-use, Damascus Way is appropriate. 5 � ` � � �9�� g��fi S � 6=g$�� b ��asgR� _ � e �t� � s � ¢g� S .-r�� g6Y � _ I �� n 5 � ��f��4R�� s��€��'�� § �� a _ �g � � � ��o � � � � � � z ��fb�'»aa � � fii��-�o�� $- s$ se� � � �.�� ' � s � s b� _ � � � i f �� g e ; � o� R= ' �€N� @ �Fn��$g� a�a�m� € �o�=s�� a � � � �s� � 6� 8 6 �_� � >. �„e � � " F g� a �T � �s�%s�� 9v s a��fg�E€��€ ' Se��-y g� � S^ ± � s � �$ � � 5 ��$ } _ � '�fi� � ' a W '�� z �� €'_-��Ei �_` �.��j��,� '#� �� o � � �� " j� � g � o�s � c� � a �EB� � � � a � �a � �3��gg��^6� � E��Rss. �€s��o -if� �� 3 i 3 � � '� 8 � � aan� � � ?�� ; J a � � � w� �t � 6 �qif �� %�e R�,��6 5� � ��sd � � $ .� . ��i ;� � �� §h�. S � § � ¢ � Q � g � A�€§a�N�' a$d ��:gL� % �f�S; 38� �5r a� u fia d _ � s - rE3� ,� _ a U � j -�� 3=a_ � � e_a8 '� ��e�� a�S� � � � �� >� � � 8 � � �� 9 � �e^ � � N � Z � Yry� � �E'��S�iEa�, s � ��e�b�fi�jaisE�$� <�g�o�� ' � �E � s� � a �g F�§ "�b b� $go£ 3 � � Z a�� 6 �� ' 6 rva' �- �67� � a n• es�� a g�%€ ! a "b�% �ha r� � $ W � � 2 � � � � 4�Y�e�� n� ��fi 5��,,,6 $ 5�enfi � ��8 4e y � �� 1 �` � .`�A _k5'� S � m � h P y $ � `E j � �i5e�5L�� 5 ��S � Ti �SQO ��tl?, � � 3� H � S e S i � ~��i � C�.0 a�`� ,�gE; $- 6-.. :€ �xF �i € � € � fi �� i � s , r�/�� ~ � �� "s ai a ' .��ei i-;i°�-s8 g � s„-� ss �� a � � a� �'� � -I �9��€��q� � � st��€�L��yf-��'$�T, 8 .� ��9 i��fry �ta � �W y� � g�Eg � �� a � � � ' �� § \ R � -` � €.a s '�° c �� fR 6 b .. � s ! g a �y§ � a t - '� § S gss $ � Y3 � � a C' �'S ��8 'S� � �� 5� �. € �� kC � � •¢ '� �.� I �$ � � E o� � a �g�s6p��g£b� � ��; �a��E��E� ��, � � � s`��§:�8 ��g g �= '4 �a ��' '� '� �g fr ? - / �'�'��'' \ � �. a� a §"3��8��sEe'� n � � �fi ��s��F gW�e�.� �� = F = �� $5�� ;s5 s � �� ^ �� a � s � � �r`R. .� � � _ �I - �..�-- E �"` >� � � $ � s�s°� b E � � ,,�ro��s��s � � ,,��j�$E�`f��-$��Sis� � �a{�#��[� �$�j � �¢4 �' `�� B ` �,� �� J � w . ,.,� .�. `��Q �� "� � ��e�f��°�� d E��'��ie��^� �� $ � ��-rs3��a�¢� g� d� �$ a� �� 5�� 5�', €� '� � I m ''�s��, � ` I (� � �� i �� a W N � v �fr��€�eb�� ►�`E�5�g6"��gSa�� °S � S � ��i �.5; �i� - � H ? _ N R ? _ � � � - � �' 'b�y.� �S e �'� � $ �"s��$ � YL g @ # � �es �� s E �=T� ,, ��`„y#�'.f,, S's � �. �?�aS4� `� �5 �e 'g��3�$Egfi$fiSY.'F5�9� y� � � e g"�S � L _ : � � -a-q �7+:��;yyf. / c �I� o • s SyEi �_F � S 6_ �a..pC � z � �r evg y g +1`a. ] � � � � � ��fE��b �6 � ��3��:��$� �d � �t � � f��f� ��t � � kd , � � � �� ` � t �, � � �{ -' �1 3Ml '�}F�p yYRZt ""_[LEItI M.MII.GOM'""' ' ; --'I-Z----�n�[-O� �-'-------�\`L \ � / IL Y 411'IGI�M3100 A M1�15Y3 �� 3 � � ! �{ � ��" Iv r ______ y = � . � /�� Y. bi W J.nr_� i � � �� ^` � ttrox'a�xn .iiAoa ......_..:;., �bl S ,- « �� ` ._�L'Y 911'1!6�36 fD L�l C L i�iiii �p�Jv �i i f.i�i� \`� N��N, � �...--- sec�z �.w,iiaos —�t— ,, e _ r V umw�vm z�xn u+� i � °� f �-�--- --17 ��.�'� \ a�iie L� m�ee iw�. . . - . _ ... I � : � t ... ...a� ... I _.., �°dj-a_ �n- � �l .^ _ ..(avsi - 3S y. � � �. I� �n! vi�c�/ c.�"v'vc�.'n��p �8plf T3:.YC'd .n ... �-•ui, ,° �� ^�b,\ �� € _ .I"�._�..a.,.... 4 M.Lt,/tOOS'^"T .-_'-- £S'69£ Ma0/t0�/OS_ �� \,,�Ji +aa,�,� � d� `\`��,�,, ,� � ' �� 5a I � ��-68'99 : `" --^��rccc �_�-;.�n, :-- 6fSZ�710� ^ \ ��4 "�\ �.\"�y �_� b�� d� R� �� J� 4j � ... ;.,�� r:l �'9 . {:� �'9/�p h� ' ��.�n �� I gg'� ° i i �8 g� � � d� r � � , � 1 ' � ' � � , p � H� _, �g I � # �� .: � n� i � � ' ` A��d��i�� ,v� f9 : q g J^'•�\'�`i lNb�� I ��e �� i :�F � ��\ ��\�� sa a � �� - �� '�/��'a `\�� I ��u�� 5 4b � �3�� .. , I _.- '� \�\� :-� ��d' .. � � so`�",,,o��nr,� ' ?� e�a�, �` �� ,1 �� u � � « ,� y � � � �p-, '�� . � , �� k'� I � I � o � n��Ar�� j j - � � \ \ a� �1 C 1f � \ �A 1~ �"i 'f � � _�., C , � � i , . J . � �41 �.� R / I yj r� _ I � tl / _ - i .* �� \� / �• fi�1r � � --_� � � � �i�\\� � � if ��. .R . � �L`).. � s�`.'N �y�l �` ``a �4 i I �� ,� 1 � `,� _\�� ! ° I # , � '' �JCL� �N �u m \\?� +83 S�d � �� `,, ��-i_ �y� ' r�,o�" v�� 3 �;� � _g ��gp � '�� _ _ � _ r�z_i � ..,, .� � .�")�� ''�� / � aR� �€ a � � _ . .. .�_I M '�c im i.nao eo`� I �� L \ ��a H� �� :'3Mi 1i31�)11 1LLM \ (�� ' ,,i . t + l3lTIMA�l Y� \ � p5 g � \ _.. ��\\ � C- �cF�� 8� ..' .�LY'lYl a'� Y[2[L�t- � tT�� ^ i`� \ 'S. �. .1 �sva�iaoa •_' u�..y � �.l_-� �.a�ci,wM � Y .'' ` r � ' ' ' � � .""' '�t3a x'ioc] �uo] ' `N�� L30 �p+� \ � � O^ / \ �� l �� B Zloll�MD My,� !L'IY� � '�N� .sp` ` ..- �}�I' . ��; �� i � ~ i \ \\ -_ r••-•��.,4 � a�aM � 9,T�YWd)Il�IY1`r�. t � �N1! ,-�µ ) I ��A � � � � � � :� _ �1 � `�"+r,K r�� -rc."`' � �g'z �s' ;�� ' ��$� �� rr; � r � � � _� __ _ �4 �, � � `�� 3) I i�� '�I \\ � �, � . �v� �,, �s I � � \'��' �� I � � �- � C� �y~ � ��I ��\� } L ��-.:� �`y�I��'I c � .. F��-�S�Y � \ oc � I ^�3 �� i �� „ �� i �_�� s v_ ��3 � � �� .. , � _ �; I � �� p � e�: ..j:�'�4. \r �`�.� --i b � s 6� „ � � :� � �p � �:� �z ] %F . �7 � , � : b� �� fi�� • � ",f !p� ' �.:' �, � _ � yii � �7 r°� ' i� r"r__ _ ,t �'� � � o i �S� �� , � � �3/� ' PI �� \ �*\�`, .. ,� !h� ^;, a� , � � �� g� � � I ` • \ ��.. c �� . � � � � ,, `' J \ ` \� ) �+..,---./ �- Ir . � }\ �� ^• W�� y I \ �� \i r\ � 4� [ . . =_ . � � � .�S ;,_�________' � �'�� ' �H�� : �'� \ \ ik' a t�� =�` =�, , � _ � .':�: �i �V,� iI < i y �� \� C� �� Q\\ � . �. � � � +, _ �4 I � .'� - 4 k z __ � O ,�� i I. oti ii �� 'I � �'�� \ ,' _<' �� .� ,'� i �� '�` -� � Q W^I8 �7 I �_;j � \; ;� `. ^ � ", � s �� o � ' ;'� � O � � z � � 3 * � . �� ,� ; I �y N �� _ � � � * ___ __ � P � - R � l I b� , ' � � �. . � . ,r -�,� �� I �� I �.;f�t�f � � \� \\ `� .�i �-ersr- .srm.mJF q u�a '� l5 8) jl I ��; �� t � '� � �� :.a ti qt � � � �ry� �-amf,.aw ,,��r iI � Z'� � �� ia� � ` � �'`�,� .: aG � � --I �t= I r i G ' \ -+� " +.�_ F'� '...��K'��°°r � _�t� �� I j � �� y�� :. 17 � � � f E � � ;,s: ' � d!v � � � � � � b- � F� � N I � I l �; ' �. � � _ �m ir�r �.sA�&ovs bira.r�i.wa f� I` �� ,� �� —_,_ �— r. �-,� � , o � � �+— - - ` _ � �;: i ,� �-- �—' �� , � � , —� � I ,��, � -_r � q�� ` � , �` ' '� I �i� r' � �� rT _.r - _-�_ ' rP��1 r .o�y� �� .. . .. � <� � � � Q i tj- � - � � � —' .�� TM � � �"� i � �� - , c� � � �� ,� �_ ��. ' � � � � � �� =3 � �� . e- � ,'__ _ _ • ,� .; • '\ :� - '� I — o c� _ r--� I � .,, u- . 1_� � ; f -- � ae�i "-mm-w „ a.n,si,� 1� � _� I « , 8- � I__ � .�� /� � N �' S , � �., tf- __�__ . .Yg �.s�v .. ..�.+ S`73.�m.Vd ".""7ini. siai,�_ � � , -_.__ ,. , � 'n ..__ _._ . ..'. , '�� \ C\ � � �D= '--�-� �-- � t r�� o�nssva 3L�� N msa r.� .as _..Y. .2 � ' ' -1 _ ____ . ; � �� \ j � ��r� ��1�� . . a- °w j � �,j�t " mcw �� . . S .�� I `' � b _ � _ fw � I <��,�w I \ �hn q�. �p e.n.a.mr�7 W:! �� 3 `�7' �..)�� :b� ��I � ,� �.,{-� .Airirlt � oi 0 (� i � I � : J , !tl �� ti �I �o � Y �� N 4 �� . I '7^h,r • � "� � @ c>�u .�FV 1� . . h �`X � � � f ^4- �r� � '�7r�, � `�� 'a5�l fvE� CI�. ..F �H $s . ��S �'1 . �+ f T � , i ; � - -cU ��i�� rr-n� � ' A°+= _ �S a � _� a �� I , W . � _ �,, ,tr�i � i '7 �� R' �i�� e' ,2 O��I �� .4 i.' . a y� V � ■ prt !y �J� � !F I . ��'�S 7.� � �l I�7 l I i � f" � � '.,�`Y � - �//• 4•/y q 9 � .�. r�3 � I �� , „� n I 7�1 1.(�!1 1 1 ' g- I a .a.wav � I �1 � � 'g; �, , _ J}+.'7i ..�' ��{I�f I`t'f j 7 ' . . � ...�0000/�'�0i �am _ �� ^ A $2 § l :�� f �'�i. �� `� ,.� , ��R 3„Z/,9/.ODN e�i � � � �i '6� � I�i � �'8+��T449T�� , ��+...,__..,�,� r i�� . 7� �b � . �.�-� . . ' � � �� "-�,.d..t'�:'c1.G�.._._'`� � �� g i � � � ^ i i F �� ` I �� _J ' ---��.�� _ �� _ _,_ ___ �.:_ . ,,; <�na mux) ,��•_:� ....._.._ . __——__. —— � -�r ._ _ _ . � :••, . ia 1 rou� 'u os�c im I �� .:� -�58�� .. ..- i _. (sv�n oouz) �, cc.mu 4. _.. . .. ,. �� 3 0 5 ZL.00N � ......... . 9i�Fl OON � 9 3rn ua�, � ' . . ..� ��.n � --�:-- — ��7—H161Cd'V ��YW3iiV 3V►sZ ._ —_ � • �--s-------- �— r,o,.�� '1►N/9'IOV�M.Y �a yi1��x�innm s�i� 7MllH'IW'�RaT --- � •� � �o xxi ss�xi I I I ( !0 1A6M31If3 Al6 I � I I I � ( I I I � _� I I _- � � � _- ��— d� I I � I �� y g� I I �� :�i�� i � ,....�...�.w.._.,..,�..�.�,�..�.,..,..�. � I - - �€': � ��,om J � � --_ a;"' o � #o � � a � � � - ��- � T v"'i a`� � r C�7i � r 3 � _ -- ~�' � 3 � � � � a � C�J � �� a �� c� � g o d �a J �� 7 � � � V > � � in @ � ra �' r m �q; � � a� C c _ �ys" � d a � CH W �g "a — Ci= M c �OO E � � � � � a � d H ❑ ��€ � ,. -= o�J � 6 C �(� < � _ � � � - � d� o�ff� � E 'e s `�-` o O �� m..�..� ��s O � � ��, ��7 'vl � �� msa..e 6RA ��t�� u; � ��" o -._:, (!n ___ :t Y � G� `:J r � o� e„� � `e�� 4� �SV /m� , � � q"=a o�o/� � W �� czg ="oy "" Q^on za� a=_ IIV N E� a n c _ X� L L V V O. �ilO \ \� � . . rc ��' W� .\\\\\\� �� ' '�\\�\\\` -- -- � ��\\�� _ ACCESSE0.SFMGN� � � \ --�--��--�� \��\�' o \'�� \� ��\ � ,; ° \\\' � �� u �\\�\:�� .:::. �� s � �Q. °o �\\�\ _ � � �a � ��A�� ° �w �w �\�� \ : �..\��a: a\ \ ':. ,\\\�:?•:��. �s �___�� \ ��\\ ` w� --- -- ��\� a� --- -- --- - . �� -- � ,� ----------- ��\�� ---------� �_� �■-■�-�-�■- � �-�■�■ --■ �� ,�� 9 ■ \\� � PbZ �\\\� � ��\� \ �� r �� r--� � \ � � . 9 IL—_J IL--J � \�� \\� � - � . � ��y ■ ��■ ■■ 4 PyP 9 /\ /\ \�\��\ '_ N a b / ■ .G' �' y i �j • \\\\\ . . \ �g �o I .�\\\\. 9 3 ��\\ \\��A ■ ■ �� .a,m ..o-.ea ..g,e� � �� . \�\\\ ■ ■ ��.:�.��\ I .aze .\� ■ u°�� 9 ■ ��,� \ I Qdo� m� � .;�: ab . ■ ■`a \ \� .U,oe op' \\� e \� ?� ■ ■ \�\�\ �a I I \\\\\ c � ■ ■ I ga m w�, f- ■ �a 0 o° I .P,m -......_.. le'� I -' �' .._........ I . ■ � � V� �: • 4 � �\ $ �\\' I I \ \\\\\ ■ ■ \\\\� ■■ �\�\� ■�� ■ ■��■ ■�� ■ ■ ��■ ::�� . p ;\��\ ��,�� ws �°; \\ �� Eo� � _� o= �\�� < � ° N� °=I �� m � �`\ „ �w" m 3N - � �`\\��\� `o � m � � �\��\�\� � �'�\�� " \`�� . �� , � _ , �� , � � � � . , , -��.;�_� , . _ • �,� ��, � , � �� \ ��: � ,�.�> � _ _� � �zy� �' � ;/ �r, ` � �i �. � :� �` � , � , - ' � ■ � ��. � , , � �� . � � � ... � . - � ;" , ■ �� , � , , ;, ;� � ,:� L , �, , , , ;,� _ � z8^oE ��r2 Z p � w •;8�: �O� g � Qoi�g ... IZ �� J Q. � � "� � pm�� :IO N�dQ O = t:�. � ao:8 �,a �(�Z � � � om q �� Z � P $ Z� - - .. .. w •i�.: - ` : :�. m I',: _'_— —__ . _'-'__---__--_—_-_ � ea � g � W Z -=�p .. _--z— o�: o �l 11 q � as � � m � ��a' �i � � N�� f Fa� ow o� r n o p =i a � �g _ � o s - �` o Q� �3 �� _ N� �53� �� w � _ � w w6 m o�O W � � � x z = � :� �w � _ �� _ =s a� _ d � �zH � u J W - � = w p �� °p � -- ' w�' w w �y _ O F- w � y - � ° � � - _ _�° �p � a� �p - ap � = o Y - <4� a O �p o o Q=� � � � _ -Y d =� �o=so w � W F . �� - p�� s Z Z = v� � < -_, � xg ¢-�� .- _ yw�� _� �" �� ; ; 8 W � p€p w � _ - � `�€ w �=p �< �� < _ _ _ €Y �� o� _ �� _ �� _ � � 3 �y � �� m ; '3 ap � `= p� _� wa to� � � W oa �S� F e O� Q> W - -�; " „; "ow _� " 3 � �-- �< ��F � Y s �g � = aa p � �� LL _o ¢�_ x > Z � W o � w3 W 5 p� � _ pw $< i�"� �a � `�¢ m =� ow w� - �� 5 ��o w wa� � 3 Qy �� w� $ _ - _° ¢�" V� `�p - $ w� "a° Q� �� _ - ' _ ° W � g �N- � �� o �o_ _ - �§ _ s� �c � _ - _ �a o� i� - _� - V$x ep (r), Z '�� C $ �� -w - � � � �� - `<� - §� o� "" s �y8o m- - �� _ a § � o a � � �� -wx - �_ � _ m�� - � "s �� __ � �o�_ y��; _ =a oo �= a= �� a - �o �� a $w � �� _ N�a $ �� o�y d� �� y� _ pw�m �a �� -_ r� a �� g 11 � 2 ozo - - � g�y - - �o ° r� gw- �� - � _ �p�� g��wa - �� - - Z N � � - p� � �p �S < 3�= _- °' w� " ;< 5�- :� a�s� ��pF i�� o -W$ �w�� o _ �'_, �� S�"s� �o �„ �` s� �o w O < m ��. oa � n� a � wm �� c� . �� _�� _. .s� �<s� �� E� _-�� sgd�,�� v_ o�. au �� c� �� s� �� w3 >< ""� I �I ( �I I I I I z�s n,m .v,cc � — .a,ee � / O O c � v.vwa3Moev �s q R om . . § o�x�enwnoee �', �� e " z� �" v3xmo�eu y" � + �i p ; m r - I_ - � � � _ " �� y� p _ � `�`z �„�'Of LL a £� '.� �.... �o � o o a. ` w y , i � a � �� w n _ _ o ya=� . � s� �" � es� pR b LL� Qo wa�we� a�� ywoo =5 F� _ � Q e � � �� _ e�z -- m T ,, _ca � _ __ � s�a 1 '3 ------ � 1 _ � P� 1 ' � ^e� - x 1 � � '� v � ��o OA �� , �� f�w d Q �ry �ry � � � „ , _ A ' ---- ---- '; ��_� � o�o O �� --- — ---- ' - =�w �R� a $ W= �r � o0ao^ 0 �- _ � � � � � ��/`�� , . � # I - _ � �/ ',� o �§ an;l � g�0� �0 _ a — � F�� .aL� .vs . A .Pa .. , .o-t ?� � !+ ll-.B 'B .4.9 .4A1 � � ��z S� - 40 a � � � • __� �,s � �� LOL � � F �� rv �C.,,eo � �� O� m q y��C o O �� y � § O �� O� � � Z01 � Y31E0� § � O O 4 �� p 4 ¢ g ¢x� d� �O 9 O & '�g � 4 � 30 6 €'" g � co� � f�� 0 � zs V 0 - � 4 -s soc _ �� ' ¢ � � " � 0 '� n�� i � om�� O � _ T � � O � Fo$� � Pr � 9 PO O a � y f � �g § , O _ u� O 9DL � � � 'x�o�eu q Z (OL O b+ ,n � 4 �o q � g o ,o � � - � � Z o � 4e g � � O�L„ �y LL � n 6 o _ n O �+ m �� / — � — •- — ' f �� — I..L ` O O O i O .P�9 AS � __ _________J O _ Q .a-z a�,s s.si J' .o-ze Z o o-� z I.L'o � � �J w�° � � � f� u �� Q ^a d' J L1-� °�' a � Z 8 m 8; Q� � � Z a J � W' " �O ��w � 2� w H w o"g Z N J � Q� S � ¢��e8 ,...... ��O x >Qv N - f ,.,,IQ � pz��; ,:.�IO �Da W W� Cn M � ` � aga �.la �� j��2 `_ , � - Z � CI . wd a ;,9�,,,.� Q Z Z a m e �z� w li- ';� '.L -. - _ ` 'i` � �p �� > � 8I-�6 �I � „� ° �I � I I I I o- - �- - o- _ - � � '�� , � ��, � �, , � � � � � � � - , , � � � � � � � � � � � , '�� I � , � � � � , - � � � � � � - � � � � � � � �� _ '-�I 'I m � � �� , pN �� , � �� , �� , - � � �; �� , , �� , , �� , � , �� , __ �� `,,__. � �� _ , ; �� 3 � II � _ � II I — .., � I I � � i;':�11�; , �� ,,� � �� , �� I� I � � � �� e; ' z �� ; �� z i O e �� I � 'i '�' � � , Q N� � �� i w f � �i ;u�i W � J -�I J i W �i W � ' C� �i lii C� � Z Z � — i — � _ I � J J � a— — — � m m �E� < � _ 3 I s �o � � I � I 4 �-o LL °� i 5 � Z°° � it ��, m I N Q I Q� � p�l �c I � � I _ � _ =sll �w � s � � o� aLL =m _ _ , o = wk m ; ; _ � a s� =m _ _ = o �Q �Q � ��p � fi fi�� - �-�e � e�e � �� I� �I i -�, i I �� _� � I � , � , � � , _ � , � � ' , � � , � � � , � � �� , , � � , � � � , � ;� , ,, � ,, � ,, � � ,- �i, ;i, I' I I � , z ; � z � o � � o � ' > I � > � � w � � w i J - J I W i ii w ` � i 'i' U' I � � o I -�i Z J � E E' �� o " m o � � _ m o �p �b� �a � � � � H� � �� o� I � - - m� - � � (nu � o� m < � n < o u s�I �m � I 5 s I � �aD 6 I �G a �I � I o Q� "d S m s 5 �J,f a Q �Q ��'' �� e� x � ��;�� . �� „ � � � c. ��' ��,�� t 4 � � �t� � Q� �� s��,� � ��. ��, � � �� , � � �:� � � � � � ;��_ � � , d� ' , � �� ^ - 11 � I.i. � � � �� , 5 � oW �� _� f��.t t:� ��. °��,� �, ��:�. ��.. �,`�., � � � ,�`�;' i � � � _^I'` _ - �1 �, � ;� .�,� - �� :s �a � � � �� '-� � � � � { _ _._ _ _. x � ..,: _ , . .� .�: _,. �.. � �� — e; ii 'I � ��£ '� � i �� o,� � � x4 � a j � _....._ .- . �. r . >. _ � . :, � .:. �_ . . . ,.v, ,s.. , � . . ., . _.._.. ._._ ,,.x,�;«, � Y�' . .�':. � .. - ",u- , . ',y.�x s"c+ �� .A 3 i � � � � � �� :f��, E � I ,,, � , � ,. �,� .. z , �t;?�i�y ��'' � ��,. . `� � � "�r.�Y fHr� yl� ` . . .y�� 3 �. H�� '1 � � � � � � � ��„ � . _ � .__' '� .� O Y, � — �—_ ! .� �f � b , ' �� .. �� a�� tt � € - � � �� O , Q � _ ��.. _ r , .:�. a K� , L � � _ � � '�� } �'�� = �,�� ' ; i�� `� � � � �� i� � � � � _ ^s ,.," � � .'� .-r.� _ :.:s�x�`?A..�>. _ ._.. ; •., .*t't ____...,._ ��. . t . . N .. . .�, � f . � � � - � "�+ � ��F� � � . ��T �,� I `I, . � N - _.- I � ..__. . . � . � � � � � \ �Y . . . . � ri �y,� , � � i . . ..._.................._---- -------- N I � lD _�� — 4: � � � lD ��; �. � �tr� ;� � � . ,�� '# � � _.. �� *'� � � � •� � _._ � ' ��`;,�� V � � :,+ �$ _ .. �� ; t; j �\ 0 � "�� ~ O � �, �, _- V o Z ,.. W W �; o Q a � ,�r� � a m � 3 z � �,r�t ��.. z o � � � ,� � W = � o z z � o z = ' j W � Zo Q � ° ° Zm z � a n. X��air a � z W � �'. � _ � Q O�C � Z Y �w m � �w > �� . -: ,�Y 'a'�� " , W Q W W .J �?�'� � ��{; �: r � � � � � � mz � NZ ^ gz � #; H • a � � JQ � � Q � JQo� x o } ,— o ,. � o Z a " _' z � � z � � z � � �� ,.�'` � � W d Ca7 � > v � > U �v > u � , �;s��*�� ;. �� ,. ,,. �;; � � � y� . � _ T�'hysical I��v+elv�rn+��t �e�art�rnex�t 7'�r3-S�3w8495/763-5'�3-814�9�fax� Date: October 23, 2017 To: Golden Valley Planning Commission From: lason Zimmerman, Planning Manager Subject: Informal Public Hearing—Amendment to the General Land Use Plan Map — 1111 Douglas Drive ' Background As part of the plans for the proposed PUD Amendment of Tennant Company PUD No. 114, the existing office building at 1111 Douglas Drive (Corporate Woods) would be vacated and the employees relocated to the newly constructed office tower. Once this occurs, Tennant intends to sell the property for redevelopment. The current guided use for the site is for Commercial - Office. The Planning Commission and City Council have looked at the current uses along Douglas Drive and have considered potential changes in light of the recent road reconstruction and the recommendations of the Douglas Drive Corridor Study completed in 2009. Based on these conversations, the City appears to be interested in reguiding certain properties for higher density residential and mixed uses. A Tax Increment Financing (TIF) package is being considered in association with the proposed PUD Amendment. Approval of the TIF plan requires that the elements of that plan be consistent with the Comprehensive Plan and the land uses found within. In order to advance this project now, staff is recommending a land use change be made prior to the Comprehensive Plan update which will not be completed until late 2018. Staff believes that the recent development of the CenterPoint property to the east and the likely reuse or redevelopment of the Optum property to the south, as well as a handful of existing medium-high residential uses to the north and west, support the vision for a mix of uses on the Corporate Woods site. It is likely that a senior residential project could succeed in this location and be supported by additional non-residential uses. State statute requires that changes to the land uses in the Comprehensive Plan be followed by updates to the Zoning Map in order to maintain consistency between the two documents. The City will therefore need to return to this location and approve a rezoning to Mixed Use sometime in 2018. In addition, an existing PUD for Corporate Woods will need to be rescinded once the site has been vacated. Recommendation Staff recommends approval of amending the General Land Use Plan Map to guide the property at 1111 Douglas Drive from Commercial - Office to Mixed Use. Attachments Location Map (1 page) Comprehensive Plan Table of Land Use Definitions (1 page) 2030 General Land Use Plan Map (1 page) 2 - , --- - _ ,,,,.�.... _ ss� T.;_- -- ---- ____ _ ----� T6i�,i 6��9 SG2, ( � � � � �,- 1 6731 6601 65156509 1300 j 6741 6717 � I � � ."__.. I I �Z�� r�qO7 � 6316i�066300 1200 f %7�' 05 107 �231 6500 �q36 6424 6400�36 ` 1227 �6508� ! �"'1180; 201 102104106 t 6St2' � 101 } 1170' * � . ` � 6200 1T29 6620 6431 �y9 �OS 6319 �236272 1205 '1 _,_„g}1 1140 " I 6�00 N:0 i � - ^�,Pk,•- 1136 63� 616U! �i 1121 6320 ; ` Seernan Park �� ' ,,,, „25,' 126 �oa Subject Property - - �too s4ia '..- a B »o> »�s �� + sa2o � ��,�. 1105 � �� 1411 1040 1037 � 6432 '�"�� Building �5�65p4 ' Buildin9A � �6514 � ' 1037 1030 1031 6618 N � Building 6620 ` � w: 1005 65331 '"' ; 1Q21 6533 •1 , Buildi� •'•.01 'O 6772 104,,=;' 1117v� � i Q.' � 1010 204' 304 � 1001 �� 'l.,'�''� 6535f01h = 1S�4U1 -,•_-.01 i � r .3 6T31 3{.3U.,.6541 � � 6739 � 303 2ti��65 9 6537.J1 ," ;� �3ti. -.��' - 304 301 ��; • 304 303 3 • — _,_ �__} —+�--�—�---''s*--'--*—�--y---'---�—+----+--+-- �---+—_+--r---+ -`'—�--... � �.�.,. .uv� -,...._.._.I . . .. >J/ ..�.i:� . ...i -��.i ...:r�» !�- ��1�� al�, i_, ,�y.."-,� 6190 . . . _ .-.:a " �o�t '(- �_�� 618 � . viu�: ,i:�. �� .�: �� 61866184 y{v ,�!. . �,Jv i � ��:� a18� ��1 Q� �vkr �* '�,tr r ,�, j vJu � Nortli Buil � - �,� . . � 61 586156� 61 �.:. r � �, -'i stsr 007 ' 6134 614, � 613U� �`` 740 6126 614�,p� : . .• �- • • . � . -•• Residential, Low-Density Single-family detached homes are the predominant low-density residential use,with small clusters of (0.1 to 5 homes per gross two-family attached homes mixed in at scattered locations as appropriate. Other types of residential acre of land area) structures in planned unit developments(PUDs)may also be appropriate as long as the overall density of development falls within the acceptable range. Metro Council equivalent is"single family." Residential,Medium- Medium-density residential uses indude two-family attached homes in clusters of more than 10 units,or Density (from 5 to t 1.99 townhomes,or other types of housing in PUDs where the average density of development falls within the homes per gross acre of land acceptable range.Metro Council equivalent is part of"multi-family." area) Residential,Medium- Townhomes, apartment buildings, and condominiums are the permitted medium-high-density residential High-Density (12 to 19.9 uses. Other types of housing in PUDs are also appropriate in these areas if they are developed to meet homes per gross acre of land the minimum density threshold. Metro Council equivalent is part of"multi-family." area) Residential, High- Apartment buildings and condominiums are the predominant high-density residential uses. Other types of Density (20 to 30 homes housing in PUDs are also appropriate in these areas if they are developed to meet the minimum density per gross acre of land area) threshold.Metro Council equivalent is part of"multi-family." This limited use category features general office buildings. Medical or laboratory facilities where work is Commercial Office performed in a predominantly office setting are also acceptable uses. Office areas may indude mixed-use office/residential PUDs. Metro Council equivalent is part of"commercial." Commercial uses include retail sales/services, restaurants, hotels/motels, and for-profit entertainment/ Commercial Retail/ recreation facilities, as well as anything allowed in an office area.Mixed-use commercial/residential Service PUDs are also a possibility.Metro Council equivalent is"commercial,"except that does NOT classify any residential care facilities as commercial uses. This category includes warehousing and storage, assembly and light manufacturing, truck/van terminals, Light Industrial utility installations, offices, and large-scale specialty retail operations such as lumber yards, greenhous- es, and vehicle sales/rental lots. Metro Council equivalent is part of"industrial." Industrial This category includes anything that could go into a light industrial area, as well as railroad uses, animal care facilities, and heavy manufacturing. Metro Council equivalent is part of"industrial." This category indudes a mix of residential, commercial, institutional, and business-oriented land uses. Mixed Use This area was established to encourage a compact urban area that will serve as a gateway to the city. Transit-oriented development is expected to spur high-density development that is encouraged to indude a mix of uses.Approximatley 25 percent of this area is expected to include residential development. Open Space(public and These uses include golf courses, ball fields, playgrounds, parks, nature areas, and storm water ponding private) areas.Metro Council equivalent is"parks and recreation,"except the Metro Council does not specify ponding areas or nature areas. Schools and Religious These include education facilities at all levels, the cemetery, places of worship for all denominations, Facilities and miscellaneous religious installations.Metro Council equivalent is part of"public, semi-public." Public Facilities, Administrative or service installations(except those otherwise classifled)at all levels of government fall Miscellaneous into this category.Metro Council equivalent is part of"public, semi-public." Semi-Public Facilities, Residential treatment or care facilities, hospitals and surgical centers, private dubs, and other not-for- Miscellaneous profit facilities(except those otherwise dassifled)fall into this category. Metro Council equivalent is part of public, semi-public, except for residential treatment or care. Wetland Properties in this category are generally those listed in the National Wetland Inventory. By definition,all wet- land areas are considered to be"in use."Metro Council equivalent is"wetland development constraint." This category includes all areas with a land elevation below the 100-year flood level. By definition,all flood- Floodplain way areas are considered to be"in use."Metro Council equivalent is"floodplain development constraint." Sweeney/Twin Lake, Wirth Lake, DNR unnamed basin#27-36(in Wirth Park, along the creek north of Open Water Highway 55), and Bassett Creek are dassified as open water areas. By definition, all open water is consid- ered to be"in use."Metro Council equivalent is"open water." This category includes all land reserved for street or highway uses and for certain transit facilities, Right-of-Way, Road whether by easement or by fee title. By definition, all such right-of-way is considered to be"in use." Metro Council equivalent is"roadways, option 2." Right-of-Way, Railroad This category includes all land reserved for railroad uses, whether by easement or by fee title. By defini- tion, all such right-of-way is considered to be in use. 'There is no Metro Council equivalent. • • �� • � � � ' 11: 1 : ao Z � � � � �� a � W �' � �s ._ $ g g n W�°-� p�� O. � " � ' o N °o � m � � �' W s � � e Y � � � • " W '� �� k o 't� „ � y b ^ s s o � m o m >�n �' < d 'i �'�� O ' J .�. � � o v o c � c � °° �� Q H M a� H s y 8 e�' � `�-g i � � Q �+ �', � � � w 7C S d `o �m Di y � j � 'i � �,,�,,- N Z � c v W ± � '� � w „ �u w � � �g.� � . � a � � m a � y •N m o= � V� N S� e� ` � � J ; s � ��-° � � •.°_: � � Z 4 � a; .� .€P�. '� O � o rn �' • y v c : , m , v cu . €� � � �° N J � � ? c � aZi v' m u°�i a � m � m �n .o o .? � �� a� E E °' !� N c •c � cn y � a 3 c ca oc a � �W,� � ;� � > > � t1 d � y v c 0 V � c t6 0 8 ��> — W � 3 � y rn � � d � rn v' x n cLi � a�i o- >� '�a ` i ' �€' ' Z � J � � 'S � � �' y J C � � fn d fn � > �' I € u�e W �� V� _� 4 � ��I � � i �e�=° � � � O . i ��xoU tillOdA'�NNilN IO�I.LIJ � [GV d0.l�[J �..«•�.-.-..-._'_'_' _—'�,a .<,.. .�. ., .._.__. ___..___ __ ____._.. ��.—__'�._"___— "_"_"_ .. �.�.._'__ __ .. _,._.._.�..as 4 ' , ✓'-"_ .. ,._. -� o A y � � Ld � �Cb ��'�; >^�+P n�nre e �� //� � � ,� .,.e �` -.�I - I � � ..,� ,.� ,, . r � ; �e`o. ..A.. f r ,: \� ° ��. �e .�_� 1 i� �' �s�53�F . ° _ e��* ... J � � 3 > y�� , . e .. .�y��o � p � � � ;.,,,� r . � m C � ' 3�� .._.. �s>�°`°` . ,Le�m - � �`� �� 3 Y w I� m,�-�� ii( �g �J � � a.y f�., tf - �` ��a � � ��' � m � � � �a a� A��$ 'w g ��M ° ` �A�� I � �+'� .��'" E n �ma ,,�°°' ,�� P � SI70dd�NNIIN.�O,lZIJ i ��;�� o . . . . u.^ry.�«� �` --..luswsrx_:�.n, r i�—� 33z(� � � „"�A , ,> �- � t � Q � ,�s '^� ° �,. ��,.� ,.�.,,". � td ,,.,.. ;s��' ¢ .� � H4 ��$ _ .,.��... ��g .,,,o�e.w � ¢ � ��,.,oce�` '�e '^ �� " ( � _ �� :. . �. �w : � �. o "' :� , ;. �, .. .,o.. „ �:� ,ea �. - � i � �� xo.vr�n y� ;F � s . � �I-I�'(ISNIflfl0T1 � .` , '.'. p " .. � � �� ._.�G o au�.s.� � ; . . ..,.r� � . . ... � 'IO,I.I.I� � �p�'}�� i5 5 m � �: �i'Y a ' � : .. � ; a 0 s a�.�.� �x s . ` . .� ,• . : - ' s "e��. .... . - x w o. -{r-� ��a ��. .�..—_."'_"'_'_'_.__"_'_'n'_"_" 'xmm.mm-_"—_"_" . � . . r i w ,� „ m . m �8 � '�. . _ . . �w. � � � � � , „ �... � Y `� :" aj,P, a�,P�`/ - �� \\ � m �� " : � �a o � � s < �„ � . ,� , $, µ �,,� ,y�� x,,� � w.,ooao n� ;s ;, `�°`"`-: s � � �f W : � �: \ � . �. � a a.,� ..a ''` " M , � i ,. . w " ° ^ i �°" �.�.�o.� 7'mG � _, � i ` �; h ; • = m • pg .....�. � . y � rv r.wx a va.c.��a,e....�,o. .�. �� db� 4> .n��$ > >rs � m�s � . ' . x8. r.,r w.r. ,r wwx uo s v .>.�h.! e I ' ' „m e CD ..::� l<` f _ � � . . ... . �.ra..�w v..r..., � , ...<o,.�.a 5 ��, •NY�Y�tl o • � -� ;a �� ..m„o ��w .r�� . a � � ,.a � � � a ..,. a p a r : , , � , � ; ; o „ %:. : st �g. � ��,�..� ; , s , F i � ' � s � >.�o ..o = �,.,.�,.� , .o„M : , ...< � . �,...�o m � � � � ,,,,, � i ,....o � - ,�� a _ �� 3 4� � �� ;`� �'� r�"" � i "��>..�o ,..,.s.„ �a.,.�.e ao�,.d � �� _ 2 ------' � .,..,,�.d ` � n+" ,oe.�. �,.W,�. , ' I 3 � . . i ; �a ° � ..,>,,e r � a,�� _ �� - y. `'�� , � . �� e.n .,� � Y � � ° �� + � ' b p\ ' � . �\ � i d�' x v .s �� ru s x..rn�rv �'' t�L' � x.. n �� 1 I �`�.�_ x,.e �,.,an�u �1��., $ na n. N \\�T I ��o: � � �,. M1 x...,� '� a� p ��b � .�,� ��. �(` � a5� �`a"°=ry, �, .. a ,s ��` \ ;� . . � .. , � �• � �� 5 �„� �a , s�� .,�� ., a u ` k'F �,..� g .i c o ..�. x w�.n , � � _'".. oo�.w.0 x �� o:aa: .• . _ > >o � £� _.._.._____"�"� '�"�'..n ��_'_'�.._"'_"i x,a.�.i xo�Pin �, �L£, It�l.ti,l2I:�30,C.1.[J j � �M _ .. .-�� \ � �9 y� ^�� ; ... ,,,M - � � �� 3 a� � ;\ \�� e P, � L � � . , _ �� ,, � . a � ;� �� _��, � � o = -~ . - a � .,. . � � �,...�. i'Ye 3 ^�. . " G . j _ va11'; � \ \J �� e � . 'B ' .... � � � .. �, g e : = n..r. " < .. :.2 m..a Y ...... e .� .m r / �� \\ � . .. � �e h ' �aE . iar,+ _ .. '� � .. J m e � ', �w � \ u � a f � . rv.�r.�ox . fi - .� ` . --"� .oav� � � Y . "}$ � � ; ,_,.. ...>,�. s ��°�o- N �� x'� � oe> w � ��*s`' � � . �, s a,fr8 .., i_ �. :t$ �Yg� .a � °� \ ��t � t ,<,� � � Y3�; 0 g � . . � +_--'-' :��,� F de' ,• Pd.x .. � \ \1 '� � � � `. °��»a �o � . ..,_.,�� ''�, a�'" ¢ .... �` e,� M,a .,,� +, ��' ga� �gL s ., � \\\ I \ .,< r s�.Ap, ' ,� � � � / ' �Fe� s a�f �' . x�.°',� ..�,a a\\ �\ ��j i � �� z �.. U i ;t �=o on�. � � ..,�. �� ,! _�b a =o,an � ,a.,fi�oa �� .Pe � o> �\\ ��' � ; P�,�u,�Y x �,� � a �\\\ ��;i �_ � �'`,; � ��\\\\\\\\\\\ � \\� i i71 � .. �q.. .... nn�nu _ �s ""\`l\-.\ � `'] ��x....o„oia ` riona. ..v.� �, u o � a ,� � � � .. Z ��.� �� 2 0 .. . ._.. .a� „ rn ..v x ., U .\\\\� `' j� F . ..,.�, � L �� .,.......x ., �S :�� \\\ il v� ; � �� . ,.. . Q� � j »a.��.� k �.o� � � » ��,�a�� b \� � r .. I� � r � � �. - ..° ` g .«....,.. �� r „ �� '. � [- .. �� s ' r� �, .. . � ��i �n t L � <<'x � ... � �\,'\\ ! v y • l _ _ ��, g �. � a - s� . — .., , v �,_ .�..'� '�y g� j � �..� . , s , -� i ., i �, _ �+ ��;� 's�, � >�� ».e .. � �'�� i �-- -_. .... , ; � _ _ I '�: ,%� � ; U � �� _ j� � � �� t``'.'" �� u.,✓�R�� a � r,,,� s = �� • � �� — ,��: � r-I ! � � a�� ..� �� ,�, p > v �� 'g�€' Vf a--� 8 � \\ i z � ' ° " ,� w � _ � � `��.� �� S�S a w�w � �� v (� � ��_�.. ,... o.., d .. u..��- ,ca � . . \ I y �` \ ..A�`� � �� s +� . i �� ' ; � ; �� .�.o�.�o � � �� ...o�e�.00�� .�, ;� �„��ti �� ' = oo�d �� ; ..o�n = . o. .:. _ . � a � � . ; , .'.�� „ .w= ' , � :.ad.. , � � $g �� '�' � . � on. � . .,� _ �,o �� y 8 � � � W � s � i � . ; �...,,.W 9:, ° u �r , �� - ,� a��n :a x .,.oe� � r n.� . �.. . � 4 Q "'�� ,. . ,� �.,e�� e � M ry M�,` bq i y� � ,,.� l��3 a a " .�E , . a -w :i �F.; ��' ... � ?k I y rm � e i ..�� ,.�� f€ �� oe „ � Pa ,.3Ri � � ��,�.,wo� a �. �a ..r M #�.> �wm g� ..,,,o u�- �-' �� .��<:�� s a. .�,�� - .-� � � ' � � � /� � �� 9 �,� a _ � - � . � > e m < - , „ � „ � � # : . �� „� _ � `''+++�� .,. ` e �...> � � _ s , � a � a> s `�. ,, . \\\ � j � v�;ro�.�.rz ti . b . �B .q/ \ . � �. . x.nr.r.y Mane� 'w � . Ni i.io�e a ¢ xnv� e xnvn v # � xe.v.•oo � 6�` ��{ �� rv�9+nmR�nrv� \ ... i � I �"�a w e &I xurinmM �/ �u'w�8u• �' �� i _ �� , �� .� ��I �. � �a� � .a�, r� $ � _ � �-� ` � .._ �� 5 ; � � � �ke�a„� '��...eo, � ...>�e, � � �a"" 6�' — a ' � 1 , � � � `'�g,,""� �r�� °�a .. v . ��L.: �� J.� 4� `� , �S � (; +� c 1 �'�M. e ' �� $* � � \i o0 �, � # � #� , .00� �i $� _ i h ,�� G.� � �O � : . �,.� m � a, ' o > ,.. e r � � �'' ° � 3 �n �., y . . ..�. �' �v � � r�� .w..� �,aa.o, : .. r�N *� �, � F M.. � � T '� ; s,,�� °"".------- -------�— 5.�M-• —T----�• ------ .� ?;s 0 � a ^z.v:��.._�.'-=' .__,�+.,. .,.w�--'--.. ��-----'--_` -------`-'^-- ' .' � _.__. ...._.. ......_ _._..'--'---. . '1'RY--'--` �> �,�7 ••' " L 1 y H.L[lOTV�I�I 'In,lll� 69 x H.L[IOWA"Id 'YHtld51:101',LS �37��qa :IO.i.LI:J ,. 3n,i].IJ S�j�W a C £gam� U�U'n ��'� ��rt �.., � , .� �'hysi��l I)e�rel�a�n�e�nt I�►+�p�.rt�� a��-��-s��+a r��-��-��c��x) Date: October 23, 2017 To: Golden Valley Planning Commission From: Marc Nevinski, Physical Development Director Subject: Consider Resolution 17-01 Finding Redevelopment Plan (Douglas Drive) and TIF Plan (Tennant World Headquarters) Conform to the City's General Plan of Development. The Planning Commission is asked to review modifications to the Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area (the "Project Area") and a draft tax increment financing plan (the "TIF District")for the Tennant World Headquarters expansion, and determine conformance of both plans (collectively the "Plans") with the City's General Land Use Plan. Background Dou�las Driver Corridor Redevelopment Plan On July 11, 2017 the HRA,adopted Resolution 17-04 expanding the Project Area by incorporating an additional parcel along Douglas Drive as well as parcels including and surrounding the Tennant corporate campus. Those parcels are referred to in the proposed plan as Area A-4.The goal for this area is to create opportunities for housing and mixed use development along Douglas Drive, and a more consolidated and developed corporate campus at Tennant. At the October 10, 2017 Council/Manager meeting, the City Council, which sits as the HRA, reviewed the Project Area plan, and concluded that additional parcels along the Douglas Drive Corridor between the Union Pacific Railroad and Highway 55 should also be included in the Project Area. Staff has further updated the Project Area plan, reflecting the Council's discussion, and referred to these parcels as Area A-5. The primary goal for this area is to retain and create employment opportunities through the reuse and redevelopment of existing commercial and industrial properties. , Tax Increment Plan Tennant World Headquarters At is July 11, 2017 meeting, the HRA passed Resolution 17-03 stating its intent to consider the establishing a tax increment financing (TIF) district as part of Tennant's World Headquarters expansion plan. Subsequently, a draft TIF District plan has been prepared. The Tennant project will include the consolidation of parcels and buildings into the Tennant campus, the expansion of storm water treatment facilities, and the construction of a new entry road from Zane Avenue which will lead to a new multi-story office building along Lilac Drive and south of the existing plant. The project will also create opportunities for redevelopment of the Corporate Woods site on Douglas Drive and Golden Valley Road. State Statute requires the Planning Commission review the Plans and determine if they conform to the City's General Plan of Development (Comprehensive Plan) prior to the City Council holding a public hearing on the Plans and considering their adoption. A number of parcels impacted by the Plans are currently under consideration for certain land use modification and approvals. The resolution includes language that any redevelopment activities proposed under the Plans are subject to obtaining the necessary land use approvals. If the Planning Commission finds the Project Area plan and TIF District plan conform to the Comprehensive Plan as amended or proposed to be amended, it should adopt Resolution 17-01. Attachments • Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area • TIF District plan (Tennant World Headquarters) • Planning Commission Resolution 17-01 Recommendation Staff recommends the Planning Commission adopt Resolution 17-01 finding that the Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area and the Tax Increment Financing Plan for Tennant World Headquarters conform to the General Plan for the Development and Redevelopment of the City, as amended. Exhibit A Redevelopment Plan for pouglas Drive Corridor Redevelopment Project Area Redevelopment Plan for pouglas Drive Corridor Redevelopment Project Area Section 1. Introduction As part of a goal-setting session in 2006 the City Council identified Douglas Drive (CSAH 102) as a primary area of concern for the future of the City. As part of the 2008 update of the Comprehensive Plan, the City again identified the Douglas Drive Corridor from Medicine Lake Road (CSAH 70) to Minnesota Trunk Highway (TH) 55 as a priority for further study. There is significant through traffic from communities to the north and the mixture of land uses along the corridor in Golden Valley adds even more traffic. The volume of traffic combined with limited public right-of-way available for expansion will present challenges to improving this corridor and its public infrastructure. Traffic is heavy along the corridor due to its designation by Hennepin County as a minor arterial corridor. Its mixture of land uses including single-family, multi-family, offices, retail, schools, churches and industrial uses, some of which are blighted, could through redevelopment, become a more vibrant, integrated community. The initial focus of redevelopment has been on the east side of Douglas Drive between Duluth Street (CR 66) and the Union Pacific Railroad right-of-way. The City desires to look at this area in a comprehensive manner. The existing land use is a mixture of low- and-high density housing, some relatively new and some blighted, as well as office, commercial and industrial uses. Since the inception of the Douglas Drive Corridor Redevelopment Area, the City has partnered with Hennepin County to reconstruct Douglas Drive from Minnesota Trunk Highway 55 to Medicine Lake Road. This project includes construction of accessible sidewalks on both sides of the roadway for its entire length, dedicated on-street bike lanes, and lane realignments and traffic control improvements to encourage redevelopment opportunities. The new infrastructure is designed to last another 50 years with basic maintenance, and the project is anticipated to be completed in Novembec 2017. Private investments within the project area includes the construction of a new operation facility by Centerpoint Energy, which brings additional employment to the area and maximizes land use, as well as reinvestment in the Douglas Drive Apartments. South of Golden Valley Road to the Union Pacific Railroad and south of the Union Pacific Railroad to Minnesota Trunk Highway 55 will be an additional focus of redevelopment going forward. The existing land use is primarily industrial and office as well as some single family homes and a residential facility. As an area where redevelopment and change are anticipated, this area offers significant opportunities to improve the Douglas Drive Corridor. Section 2. Statement of Need and Public Purpose, Statutory Authorization The Authority finds that there is a need for development within the City and the Project Area in order to provide employment and housing opportunities, to improve the local tax base, and to improve the general economy of the City and the State. The economic security of the people in the City depends upon proper development of property that 1 , meets any one of a number of conditions, including properties whose values are too low to pay for the public services required or rendered and properties whose lack of use or improper use has resulted in stagnant or unproductive land that could otherwise contribute to the public health, safety, and welfare. The Authority finds that in many cases such property cannot be developed without public participation and assistance in various forms including property acquisition and/or write-down, proper planning, the financing of development costs associated with clearance, grading and soil correction, and the making of various other public and private improverr,aents necessary for development. In cases where the development of property cannot be done by private enterprise alone, the Authority believes it to be in the public interest to consider the exercise of its powers, to advance and spend public money, and to provide the means and impetus for such development. The Authority finds that in certain cases property within the Project Area would not or may not be available for development without the specific financial aid to be sought, that the Redevelopment Plan will afford maximum opportunity, consistent with the needs of the City as a whole, for the development of the Project Area by private enterprise, and that this Redevelopment Plan Conforms to the general plan for the development of the City as a whole. It is the intention of the Governing Body, notwithstanding the enumeration of specific goals and objectives in the Redevelopment Plan, that the Authority shall have and enjoy with respect to the Project Area the full range of powers and duties conferred upon the Authority pursuant to the HRA Act, the TIF Act, municipal housing and redevelopment authority laws, and such other legal authority as the Authority may have or enjoy from time to time. The HRA Act authorizes the Authority to exercise all the powers relating to a housing and redevelopment authority granted under Minnesota Statutes, Sections 469.001 to 469.047, or other law. Section 3. Background When Douglas Drive was initially constructed, the surrounding land uses were more rural in nature. Now a number of major employers including Honeywell and Tennant Company have a significant presence in the corridor and the average daily traffic on various sections of the corridor in Golden Valley range from 10,000 to 14,000 vehicle trips per day. The presence of numerous schools (Sandburg School, King of Grace Lutheran School and Perpich School of Performing Arts) and recreational facilities (Sandburg fields, Honeywell Little League field, Seeman and Hampshire Parks, and the Three Rivers Luce Line Trail) in the corridor increase the need for improved safety for non-motorized transportation. The Three Rivers Park District has constructed a portion of the Luce Line Trail through Golden Valley that provides a bicycle connection to regional amenities such as French Park in Plymouth and Wirth Park in Minneapolis. When the original Douglas Drive Redevelopment Area was established there were no safe north-south connections to this trail for bikers and pedestrians. In order to improve these connections Golden Valley received funding through the Non-Motorized Transportation Act to study this 2 corridor and plan for future improvements to pedestrian, bicycle and transit connections in this corridor. The Principles for this study are outlined below. Section 4. Principles 1. Improve connectivity and functionality for all transportation modes. Douglas Drive, which is classified as a county state-aid highway in the Hennepin County Transportation Plan and minor arterial road in the City's Comprehensive Plan, has historically focused on motorized vehicles. Traffic volume has increased significantly over the years as has the need for better, safer pedestrian and non-motorized transportation and transit options. Intersection improvements at Highway 55 / Douglas Drive and other key major and minor intersections within the corridor are critical to safer and improved movement for pedestrians, non-motorized and vehicular traffic in the corridor. 2. Enable the corridor to maintain a diverse mix of land uses, including residential, commercial and industrial. A mix of activities, uses and densities will help to sustain the corridor through changing economic cycles, consumer preferences and housing trends. Clustered and mixed uses can create synergies, increase transit use and enhance the level of pedestrian activity. 3. Maximize integration rather than separation of land uses, where appropriate. Many land uses can benefit from increased integration with one another, including neighborhood-serving retail, multi-family and senior housing, offices, and low-impact services. Non-residential corridor uses should be buffered from adjacent residential neighborhoods. 4. Maintain the corridor as an employment center. Jobs within the corridor help maintain Golden Valley's jobs-housing balance while sustaining commercial enterprises. Retaining `living wage'jobs should be a priority. 5. Improve the visual coherence and attractiveness of the corridor. Improvements in streetscapes, landscaped areas, open spaces, building aesthetics and parking/service areas all contribute to a more unified and visually appealing environment, with an increased sense of identity. Buildings and other private improvements should make positive contributions to the corridor and the broader public realm, while public improvements should set the standard for private investment. 6. Foster neighborhood-serving retail and services. Multimodal links to commercial development should be enhanced. 7. Foster sustainable development and work to establish a balance between urban and natural systems. Encourage the application of green building and infrastructure techniques. Examples include low-impact development that maintains the natural functions of the land, encourages reduced stormwater runoff and fosters resource conservation and the use of renewable systems in new construction. Section 5. Goals and Objectives 3 The current mix of incompatible land uses, minimal building setbacks from a high-traffic road, and the desirability of buffering residential uses from the high volume of traffic make the corridor an ideal candidate for broader redevelopment. A goal of the redevelopment addressed through the Douglas Drive reconstruction in partnership with Hennepin County has been to provide for additional right-of-way, including addressing impediments in the right-of-way(electrical poles, fire hydrants, utility boxes, etc.) that have complicated the infrastructure needs for the area and impeded pedestrian and bike access. Other goals, such as consolidating corridor land uses, require further redevelopment to address. To achieve its mission of structured redevelopment, this Plan has identified six goals with related objectives to encourage cohesive planning and structured redevelopment within the corridor. It then outlines policies that will help to achieve the goals and objectives. Goal 1 — Improve vehicle, bicycle and pedestrian transportation. Objectives ■ Improved roadway with added pedestrian and non-motorized transportation facilities ■ Complete streets that meet vehicle, bicycle and pedestrian needs ■ Reduced impediments in the sidewalks ■ Undergrounded utilities ■ Consolidated access points onto Douglas Drive Goal 2 — Redevelop obsolete properties. Objectives ■ Blighted, functionally obsolete, and/or economically unsustainable buildings removed ■ New uses compatible with existing uses Goal 3 — Create jobs and life-cycle housing. Objectives ■ Increased high-paying jobs ■ Housing stock that is maintained or improved ■ Higher density housing ■ Housing for seniors and young families ■ Affordable housing ■ Commercial uses that serve the community Goal 4— Require design that is sustainable and aesthetically pleasing. Objectives ■ Enhanced community identity through features which reflect Golden Valley ■ Visually attractive development that complements its surroundings • Buildings constructed with environmentally sustainable `green building' practices (Development that meets environmental criteria set forth by Leadership in Energy and Environmental Design (LEED) and the United States Department of Energy). ■ Active living criteria included in design Goal 5 — Protect the environment. Objectives 4 ■ Wetlands that are protected and enhanced ■ Land free of soil and wetland contamination ■ Arborous environments ■ Natural features retained and native vegetation (re)established ■ Co-located uses that reduce the amount of auto travel and corresponding air pollution ■ Best shoreline management practices implemented along Bassett Creek Goal 6— Maintain a regional framework. Objectives ■ Growth compatible with the Metropolitan Council development framework ■ Public infrastructure designed in cooperation with Hennepin County, Three Rivers Park District, and the Minnesota Department of Transportation ■ Participation in grant programs available through Hennepin County, the Metropolitan Council and other agencies ■ A positive relationship with surrounding communities and governmental agencies • Continued participation in cooperative traffic management strategies ■ Improved transit options Section 6. Policies Land Use The City will study planned land uses to determine the need or desirability of individual parcel or area-wide comprehensive plan or zoning amendments to accommodate desired land uses. The City and HRA will assure that its review processes, zoning, and building regulations will promote desired development projects. The City will assure that new uses in the redevelopment area are compatible with existing development and the City's land use plan. The City and HRA will review existing corridor properties to consider their long term viability and/or options for alternative uses. Land use plans will promote mixed use developments and increased density where appropriate, in keeping with the Metropolitan Council's regional growth strategy. Financing The City and HRA will identify criteria to target redevelopment funds such as tax increment financing, tax abatements, Livable Communities, Community Development Block Grants and other funding made available by the legislature or other agencies or governmental units. The City and HRA will consider providing public assistance to redevelopment projects that serve a substantial public purpose, remove blight, or mitigate contamination. The City and HRA will consider using land write-downs to subsidize redevelopment projects. 5 Redevelopment funding will be paired with other funding options such as assessments, based on the Golden Valley Special Assessment Policy. The City will consider franchise fees and utility surcharges to underwrite the cost of utility and infrastructure upgrades. Design and Environmental Standards The City will promote best practices to meet the highest environmental standards. The City and HRA will identify approaches and/or incentives to promote a corridor beautification program. This program will include both public and private components. The City will monitor ongoing research on sustainable development initiatives to guide redevelopment and future updates of this plan. Transportation The City will work with Metropolitan Transit to monitor transportation needs of area residents and workers and identify ways to improve transportation services including improving transit routes, and working with area businesses to develop transportation management plans. The City will work with Hennepin County, the State of Minnesota and other agencies to design and seek funding for an improved roadway with added pedestrian and non- motorized transportation facilities that meet city, county and state needs. Section 7. Redevelopment Area Defined In 2008-09 the City studied the full length of Douglas Drive from Medicine Lake Road on the north to Trunk Highway 55 on the south. The Douglas Drive Redevelopment Area includes the Douglas Drive street right-of-way and parcels on the east side of the street from Duluth St. to the Union Pacific railroad right-of-way to the south. This is an area that had no pedestrian infrastructure prior to the establishment of the Douglas Drive Redevelopment Area and is centered on a significant area of multifamily housing, making it a focal point for redevelopment. South of the Union Pacific railroad, Douglas Drive has a number of commercial and industrial uses with redevelopment and reuse opportunities, including parcels near the Tennant campus. , The full Douglas Drive Redevelopment Area is identified on Map A. The area is divided into four subsections, based on land use. Area A-1 Area A-1 extends from Duluth Street south to the Canadian Pacific Railroad and is guided Commercial and Office. It has three parcels, with the following land uses: two gas stations and a multi-tenant office. Area A-2 Area A-2 extends from the Canadian Pacific Railroad south to Golden Valley Road. It is guided for Medium and High Density Residential. Existing land uses range from single family, duplex, and triplex units to three- to five- story rental apartment and 6 condominium buildings and railroad facilities. The Metropolitan Council has identified this rail corridor for a regional, mixed-use trail on its 2030 Regional Parks System Map. Area A-3 Area A-3 extends from Golden Valley Road south to the Union Pacific Railroad/Luce Line Trail. It has only one parcel which is guided Industrial. A CenterPoint Energy peaking plant and maintenance center and a CenterPoint Energy operation facility built in 2015 currently occupy this site. Area A-4 Area A-4 includes eight total parcels: one parcel, which currently houses offices owned by Tennant Company, sits at the southwest corner of Golden Valley Road and Douglas Drive and extends south to the Union Pacific Railroad. Additionally seven contiguous parcels, three of which are owned by Tennant Company, are located east of the Douglas Drive corridor and are bounded by the Canadian Pacific railroad on the west, the Union Pacific Railroad on the north, Highway 100 on the east and Highway 55 on the south. The area is guided for industrial and office use. Current land uses are industrial and office buildings, with the exception of two single family homes and a residential facility. Area A-5 Area A-5 is located along Douglas Drive, south of the Union Pacific Railroad to Highway 55. The area includes six parcels developed with commercial and industrial buildings, all of which are zoned and guided Industrial. On the west side of Douglas Drive is a vacant 350,000 square foot office and industrial building siting on approximately 30 acres. On the east side of Douglas Drive are five parcels which include new storage facility, a bank, a small office building, and two industrial properties with multiple tenants. One property contains multiple buildings. Common features for all of the areas include inadequate or no sidewalk and electrical poles and overhead lines that would impede the development of sidewalks. There is pedestrian access on intersecting east-west roads including sidewalks on Duluth Street and Golden Valley Road and the Luce Line Trail along the Union Pacific right-of-way. Section 8. Redevelopment Opportunities Infrastructure A main objective of redevelopment is the provision of public infrastructure, including: road improvements that accommodate existing and future development along the corridor while limiting direct access to the road; sidewalk, trail and bicycle facilities in conjunction with the roadway or in the CP Rail corridor that bisects and runs adjacent to the Redevelopment Area; ponding and storm sewer facilities that meet current environmental standards; and water and sanitary sewer upgrades to meet current and future needs. Area A-1 Proposed land uses for Area A-1 include commercial and office development consistent with its location near the key intersection of Douglas Drive and Duluth Street. The goal 7 of redevelopment would be to provide high-quality uses and reduce the number of access points on both Douglas Drive and Duluth Street. Area A-2 The focus of Area A-2 would remain residential, but in keeping with the 2009 Comprehensive Plan, higher density housing could replace existing single-family, duplex and triplex housing. The goal of replacement housing would be to provide high- quality life-cycle housing that provides a greater range of housing options for Golden Valley residents and to reduce the number of access points on Douglas Drive. Area A-3 In Area A-3 the objective has been to maximize CenterPoint's use of the site while keeping access points on Douglas Drive to a minimum. Expanded CenterPoint facilities like the operation facility built in 2015 complement the existing peaking facilities at this site and increase the intensity of land usage, enhance the tax base and bring additional employees to the corridor. Area A-4 The objective in Area A-4 would focus on eliminating blight, maximizing land use, and minimizing incompatible land uses. Plans to relocate the Tennant offices from their current location at the southwest corner of Douglas Drive and Golden Valley Road to sit on the same block as the other Tennant-owned parcels will group related uses together for more efficient land use and open up the under-utilized office site for redevelopment, potentially as a mixed-use project which could bring housing or commercial development to the corridor. The redevelopment of the Tennant Headquarters will revitalize a blighted industrial area, maximize land use, enhance water quality in the Bassett Creek Watershed, and improve the wellbeing of the corridor and the community as a whole. Area A-5 Golden Valley has experienced a significant number of multi-family apartment buildings in recent years, many of which have been built on former commercial or industrial properties. Area A-5 is a commercial and industrial area and should remain as such. However, many of the buildings are dated and do not have modern features required by contemporary users. Therefore, goals for Area A-5 include retaining and adding jobs through building renovation and redevelopment. Commercial amenities, such as restaurant or retail uses, either incorporated into projects or as stand-alone developments, may also be also be appropriate uses in the area if supported by the marketplace. 8 � •• � ,' D�luth St `-� � _ � � ; � � � ��, � ��' Area A-1 � f Douglas Drive �� -J -�I Redevelopment Areas � -- ` � Q Area A-1 �� ` ' � �� r��-_ �v � Area A-2 _ f � Q Area A-3 � o '�� ; �� ,: � � Area A-a �� , '� i_._ � � / � � Area A-5 - ' � i !-1��rt � � �_�_.� � �� l� �i "� �� S�. L L� �w � �__,--�, � �Area A-2 � � , E `� � �� F_, � T � _ "!� ; - � , � , �_r�� i 1 �� =� � �,� � � � -� �� , �, � ,� - - ' "' wb�'N�SA'5C4+M4�A^ f , • \ . .+-—+��. br � . � � `, \� �,� v � .. f . . � � � � I �" � �,i � ` � ��'� � 1�j �-r �. � � .L�, �� .�.._ .�- ,�� -� � �_1-�,,:�,d , ��r �,.;� �� ' a'�� ' � -� ;� � �� ' "�� k�� `4 f_� -�� m � >�� . �� . ,� ,, ; ; , � Lindsay S ,� �Area A-4 Area A-3 � �` _. , � z ; , , z � � � � o � > _ ___� __, — a N l/nion Pacific/,�R ? c� _ � � N v O ta � J Area A-5 Area A-4 ' � N Frontage Rd Olson Memorial Hwy �� ._'_'_'__'__'_._'__�..__' .l_._..._'_..._ _____ - by the City of Golden Valley, 10/18/2017 o 30o soo ''20F°eet e 9 City of Golden Valley, Minnesota Golden Valley Housing and Redevelopment Authority Tax Increment Financing Plar� for Tax Increment Financing (Redevelopment) District Within Douglas Drive Redevelopment Project Area (Tennant Wor1d Headquarters) Draft: October 18, 2017 Public Hearing: November 21, 2417. Prepared by: SPRINGSTED INCORPORATED 380 Jackson Street,Suite 300 St. Paul, MN 55101-2887 (651)223-3000 WWW.SPRINGSTED.COM TABLE OF CONTENTS Section Pa e s A. Definitions..................................................................................................................................................................................1 B. Statutory Authorization.............................................................................................................................................1 C. Statement of Need and Public Purpose...................................................................................................................1 D. Statement of Objectives............................................................................................................................................1 E. Designation of Tax Increment Financing District as a Redevelopment District.........................................................1 ; F. Duration of the TIF District........................................................................................................................................3 � G. Property to be included in the TIF District................................................................................................................3 H. Property to be Acquired in the TIF District................................................................................................................5 I. Specific Development Expected to Occur Within the TIF District..............................................................................5 J. Findings and Neetl for Tax Increment Financing......................................................................................................5 K. Estimated Public Costs............................................................................................................................................6 L. Estimated Sources of Revenue................................................................................................................................7 M. Estimated Amount of Bonded Indebtedness............................................................................................................7 N. Original Net Tax Capacity.........................................................................................................................................7 0. Original Local Tax Rate............................................................................................................................................8 P. Projected Retained Captured Net Tax Capacity and Projected Tax increment.......................................................9 Q. Use of Tax Increment..............................................................................................................................................9 R. Excess Tax Increment...........................................................................................................................................10 S. Tax Increment Pooling and the Five Year Rule.....................................................................................................10 T. Limitation on Administrative Expenses..................................................................................................................11 U. Limitation on Property Not Subject to Improvements-Four Year Rule.................................................................11 V. Estimatetl Impact on Other Taxing Jurisdictions...................................................................................................12 W. Prior Planned Improvements.................................................................................................................................12 X. DevelopmentAgreements.....................................................................................................................................13 Y. Assessment Agreements.......................................................................................................................................13 Z. Modifications of the Tax Increment Financing Plan...............................................................................................13 AA. Administration of the Tax Increment Financing Plan...........................................................................................13 AB. Filing TIF Plan, Financial Reporting and Disclosure Requirements....................................................................14 Map of the Tax Increment Financing District within the Project Area......................................................EXHIBIT I AssumptionsReport........................................................................................................................... ...EXHIBIT II Projected Tax Increment Report............................................................................................................EXHIBIT III Projected Interfund Loan Note Report...................................................................................................EXHIBIT IV Projected Pay-As-You-Go Note Report..................................................................................................EXHIBIT V Estimated Impact on Other Taxing Jurisdictions Report..................................................................... EXHIBIT VI MarketValue Analysis Report..............................................................................................................EXHIBIT VII Executive Summary TIF District Qualification Report..........................................................................EXHIBIT VIII Housing and Redevelopment Authority of the City of Golden Valley, Minnesota Section A Definitions The terms defined in this section have the meanings given herein,uniess the context in which they are used indicates a different meaning: "Authoritv" means the HousinQ and Redevelopment Authoritv of the Citv of Golden Vallev "Citv"means the City of Golden Valley, Minnesota;also referred to as a"Municipalitv". "Citv Council"means the City Council of the City;also referred to as the`Governina BodV'. "Countv„means Hennepin County, Minnesota. "Redevelopment Proiect Area" means the Douglas Drive Redevelopment Project Area, which is described in the corresponding Redevelopment Plan. "Redevelopment Plan"means the Redevelopment Plan for the Douglas Drive Redevelopment Project Area. "Proiect Area"means the geographic area of the Redevelopment Project Area "School District"means Independent School District No.281, Minnesota. "State"means the State of Minnesota. "TIF AcY'means Minnesota Statutes,Sections 469.174 through 469.1794,as amended,both inclusive. "TIF District"means Tax Increment Financing (Redevelopment)District Tennant World Headquarters. "TIF Plan"means the tax increment financing plan for the TIF District(this document). Section B Statutory Authorization See "Section 2. Statement of Neetl and Public Purpose, Statutory Authorization"on page 1-2 of the Redevelopment Plan for the Project Area. Section C Statement of Need and Public Purpose See"Section 2. Statement of Need and Public Purpose, Statutory Authorization" on page 1-2 of the Redevefopment Plan for the Project Area. Section D Statement of Objectives See"Section 5.Goals and Objectives"on pages 3-5 of the Redevelopment Plan for the Project Area. Section E Designation of Tax Increment Financing District as a Redevelopment District Redevelopment districts are a type of tax increment financing district in which one or more of the following conditions exists and is reasonably distributed throughout the district: SPRINGSTED Page 1 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota (1) parcels comprising at least 70%of the area of the district are occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures antl more than 50% of the buildings, not including outbuildings, are structurally substandard requiring substantial renovation or clearance. A parcel is deemed "occupied"if at least 15%of the area of the parcel contains buildings,streets,utilities,paved or gravel parking �ots;or other similar structures. (2) the property consists of vacant, unused, underused, inappropriately used,or infrequentiy used railyards, rail storage facilities,or excessive or vacated railroad right-of-ways;or (3) tank facilities, or property whose immediately previous use was for tank facilities, as defined in section 115C.02,subdivision 15, if the tank facilities: (i) have or had a capacity of more than 1,000,000 gallons; (ii) are located adjacent to rail facilities;and (iii) have been removed or are unused, underused, inappropriately used,or infrequently used. (iv) A qualifying disaster area,as defined in subdivision 10b. For districts consisting of two more noncontiguous areas,each area must individually qualify under the provisions listed above,as well as the entire area must also qualify as a whole. The proposed Tennant World Headquarters TIF District will include two noncontiguous areas. The TIF District qualifies as a redevelopment district in that both of its noncontiguous areas meet all of the criteria listed in (1) above. An executive summary of a report prepared by Stantec details the qualifications is included in Exhibit Vill. A copy of the entire report with supporting facts and documentation for this determination is on file with the City and is available to the public upon request. The full report will be retained by the City for the life of the TIF District. "Structurally substandard" is defined as buildings containing defects in structural elements or a combination of deficiencies in essential utilities and facilities,light and ventilation,fire protection including adequate egress,layout antl condition of interior partitions,or similar factors which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance. Generally,a building is not structurally substandard if it is in compliance with the building code applicable to a new building,or could be modified to satisfy the existing code at a cost of less than 15% of the cost of constructing a new structure of the same size and type. A city may not find that a building is structurally substandard without an interior inspection,unless it can not gain access to the property and there exists evitlence which supports the structurally substandard finding. Such evidence includes recent fire or police inspections, on-site property tax appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence. Written documentation of the findings and reasons why an interior inspection was not conducted must be made and retained. A parcel is deemed to be occupied by a structurally substandard building if the following conditions are met: (1) the parcel was occupied by a substandartl building within three years of the filing of the request for certification of the parcel as part of the district; ' (2) the demolition or removal of the substandard building was performed or financed by the City, or was performed by a developer under a development agreement with the City, (3) the City found by resolution before such demolition or removal occurred that the building was structurally substandard and that the City intended to include the parcel in the TIF district,and (4) the City notifies the county auditor that the original tax capacity of the parcel must be adjusted upon filing the request for certification of the tax capacity of the parcel as part of a district. In the case of(4)above,the County Auditor shall certify the original net tax capacity of the parcel to be the greater of (a)the current tax capacity of the parcel,or(b)a computed tax capacity of the parcel using the estimated market value of the parcel for the year in which the demolition or removal occurred,and the appropriate classification rate(s)for the current year. SPRINGSTED Page 2 Housing and Redeve%pment Authority of the City of Golden Valley, Minnesota At least 90 percent of the tax increment from a retlevelopment district must be usetl to finance the cost of correcting conditions that allow designation as a redevelopment district. These costs include, but are not limited to, acquiring properties containing structurally substantlard bui�dings or improvements or hazardous substances, pollution, or contaminants, acquiring adjacent parcels necessary to provide a site of sufficient size to permit development, demolition and rehabilitation of structures,clearing of land,removal of hazardous substances or remediation necessary to develop the land, and installation of utilities, roads, sidewalks, and parking facilities for the site. The allocated administrative expenses of the City may be included in the qualifying costs. Section F Duration of the TIF District Redevelopment districts may remain in existence 25 years from the date of receipt of the first tax increment. The City anticipates that the TIF District wi�l remain in existence the maximum duration allowed by�aw(projected to be though the year 2045). Modification of this plan (see Section Z)shall not extend these limitations. All tax increments from taxes payable in the year the TIF District is tlecertified shall be paid to the City. Pursuant to MN Statutes, Section 469.175, Subdivision 1(b),the City elects to delay receipt of first increment until 2020. Section G Property to be Included in the TIF District The TIF District consists of two noncontiguous areas located within the Project Area. TIF District Area 1 is an approximately 19.6 acre area of land, and TIF District Area 2 is an approximately 6.74 acre area of land. A map showing the location of the two TIF District Areas within the Project Area is shown in Exhibit I. The boundaries and area encompassed by the TIF District Area 1 are described below: Parcei Number* Le al Descri tion* 3311821240025 Tennant Companies PUD N0. 114- Lot 1 Block 1 3311821240013 That part of Government Lot 2, Section 33,Township 118, Range 21 described as commencing at a point on the centerline of State Trunk Highway No.55 distant 1035.78 feet East along said centerline from the West line of Government Lot 3 in said Section 33;thence North parallel to the West line of said Government Lots 3 and 2 a distance of 456.4 feet to the actual point of beginning;thence North parallel to the West line of said Government Lot 2 a distance of 201.39 feet,which point is marked by a Judicial Landmark set pursuant to Torrens Case No. 13026;thence North parallel to the West line of said Government Lot 2 a distance of 24.21 feet to a point 682 feet North of said centerline along a line running from the point of commencement and parallel to the West line of said Government Lots 3 and 2,which point is marked by a Judicial Landmark set pursuant to Torrens Case No. 13026;thence East along a line which intersects the East line of said Government Lot 2 distance 682 feet North along said East line and its extension from the centerline of State Trunk Highway No. 55 to a point 33 feet West along said line from the said East line,which point is marked by a Judicial Landmark set pursuant to Torrens Case No. 13206;thence continuing East along said line 33 feet to the East line of said Govemment Lot 2;thence South along the East line of said SPRINGSTED Page 3 Housing and Redevelopment Authority of the City of Go/den Valley, Minnesota Government Lot 2 a stance of 225.6 feet;thence West to the actual point of beginning. Except that part of the above described tract shown as Parcel 9H on Minnesota Department of Transportation Right of Way Plat No.27- 104. Subject to an easement of erecting and maintaining a retaining wall over part of above land as contained in Deed Doc. No. 3311643; Subject to a temporary easement for highway purposes over part of above land to expire Dec. 1,2004 as contained in Deed Doc. Na 3311643; 3311821240009 All that part of Govemment Lots 2 and 3, in Section 33,Township 118 North, Range 21 West of the 5th principal Meritlian described as follows: Beginning at a point in the center line of the County Road commonly known as 6th Avenue North,478.53 feet East of the West line of said Government Lot 3;thence East along the center line of said Road 139.25 feet;thence North parallel with the West line of Government Lots 2 and 3, a distance of 658.61 feet, more or less to the North line of the South one- half in area,of that part of said Government Lots 2 and 3, lying North of center line of 6th Avenue North and South of the North 272.35 feet of said Lot 2,thence West along the North line of said South one-half a distance of 139.25 feet to a point 478.53 feet East of the West line of said Government Lot 2;thence South 658.61 feet more or less,to the point of beginning, For purposes hereof the center line of 6th Avenue North is the center line as it existed prior to the widening of the highway to establish the so-called Hi hwa Number 55. 3311821240015 Golden Valley Registered Land Survey No.0011 —Tract B 3311821240016 Golden Valley Registered Land Survey No.0011 —Tract C *The property to be included within the TIF District Area 1 encompasses a portion of parcel 3311821240025,and all of the remaining parcels. These parcels are in the process of being replatted, and the information above reflects the numbers and descriptions r�ior to the replatting. New Parcel Numbers and Legal Descriptions are not available at this time, but wi�l be included in the TIF Plan when available. The boundaries and area encompassed by the TIF District Area 2 are described below: Parcel Number Le al Descri tion 3211821110001 That part of the West 450 Feet of the East 500 feet of the Northeast Quarter of the Northeast Quarter of Section 32,Township 118 North, Range 21 West of the 5�Principal Meridian, lying Southerly of the Southerly Right of Way line of Golden Valley Road and Northerly of the Northerly Right of Way line of Minnesota Western Railroad;according to the United States Government Survey thereof,situtate in Hennepin Count , Minnesota. The area encompassed by the TIF District shall also include all street or utility right-of-ways located upon or adjacent to the property described above. SPRINGSTED Page 4 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota Section H Property to be Acquired in the TIF District The City may acquire and seli any or all of the property located within the TIF District; however, at this time the City does not anticipate acquiring any property within the TIF District. Section I Specific Development Expected to Occur Within the TIF District The proposed project includes the redevelopment of two noncontiguous parcels. TIF DistrictArea 1 will be redeveloped to include the development of a 6-story corporate headquarters office building of approximately 119,815 square feet; additionaily, an adjacent parking ramp will be constructed in conjunction with the development of the office building. The redevelopment of the site wiil also include corresponding site work improvements and other extraordinary costs associated with the redevelopment of the site. TIF District Area 2 will be redeveloped include the development of an anticipatetl multi-family apartment development. The redevelopment of TIF District Area 2 will inciude site work improvements and other extraordinary costs associatetl with the redevelopment of the site. Additionally, the City anticipates untlertaking street and utility improvements adjacent to the tlevelopment site,which are necessary to facilitate the redevelopment of the site. The City anticipates using tax increment to reimburse the Developer for a portion of the TIF eligible project costs incurred in the redevelopment of both District Areas. Inciuded in the projected eligible costs to be reimbursed are costs associated with demolition of existing builtlings, site work, public and private utility improvements, and other eligibie improvements associated with the project. Additionally,the City anticipates using tax increment to finance public utility and street improvements on right of way adjacent to the TIF District Area 2,along with related administrative expenses. Construction of the commercial tlevelopment in TIF District Area 1 is expected to begin in 2018,and be completed by 2019. The TIF District Area 1 development is projected to be 100% assessed and on the tax rolls as of January 2, 2020 for taxes payable in 2021. Construction of the multi-family development in TIF District Area 2 is expected to being in 2018,and be completed in 2020. The TIF District Area 2 is projected to be 100%assessed and on the tax rolls as of January 2, 2021,for taxes payable in 2022;which would also be the first full year of increment for the District as a whole. At the time this document was prepared there were no signed construction contacts with regards to the above described development. Section J Findings and Need for Tax Increment Financing In establishing the TIF District,the City makes the following findings: (1) The TIF District qualifies as a redevelopment district; See Section E of this document for the reasons and facts supporting this finding. (2) The proposed development, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the district permitted by the TIF Plan. SPRINGSTED Page 5 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota Factual basis: Proposed development not expected to occur.� The development inctudes the construction of a 6-story corporate headquarters office building and the development of a multi-family apartment building, along with public street and utility improvements. A key component to the redevelopment is the reimbursement of eligible expenses through tax increments. The Developer has indicated they would not undertake the proposetl development without the financial assistance. Without the assistance the City has no reason to expect that significant reinvestment in the site would occur without assistance similar to that provided in this plan. Therefore the City has no reason to believe the development would occur but-for the use of tax increment assistance. To summarize the basis for the City's findings regarding alternative market value, in accordance with Minnesota Statutes,Section 469.175,Subd.3(d),the City makes the following determinations: a. The City's estimate of the amount by which the market value of the site will increase without the use of tax increment financing is$0(except for a small amount for annual appreciation of land value) b. If the proposed development to be assisted with tax increment occurs in the District,the total increase in market value would be approximately$61,476,252,including the value of the building(See Exhibit VII). c. The present value of tax increments from the District for the maximum duration of the district permitted by the TIF Plan is estimated to be$10,210,912(See Exhibit Vll) d. Even if some development other than the proposed development were to occur,the City finds that no alternative would occur that would produce a market value increase greater than$51,265,340 (the amount in clause b less the amount in clause c)without tax increment assistance. (3) The TIF Plan will afford maximum opportunity, consistent with the sound needs of the City as a whole,for development of the TIF District by private enterprise. Factual basis: The proposed development is the construction of 6-story corporate headquarters office buiiding and a multi-family apartment building in the Development District that is expected to create substantial new tax base for the City and the state. The development clearly meets the City's housing and redevelopment goals of creating additional housing;additionally,the development meets the agency's goal of the removal of blight. (4) The TIF Plan conforms to general plans for development of the City as a whole. Factual basis: The City Planning Commission has determinetl that the development proposed in the TIF Plan conforms to the City comprehensive plan as proposed to be modified. (5) The City does not elect the method of tax increment computation set forth in Minnesota Statutes, Section 469.177, Subdivision 3(b);therefore subdivision 3(b)shall apply which indicates the original net tax capacity and the current net tax capacity shall be determined after the application of the fiscal disparity provisions(see method(b)in Section P). Section K Estimated Public Costs The estimatetl public costs of the TIF District are listed below. Such costs are eligible for reimbursement from tax increments of the TIF District. SPRINGSTED Page 6 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota Private: Land/Building Acquisition, Demolition, Site Improvements/Preparation Costs,and other $6,800,000 Eli ible Im rovement Costs Interest—PrivatePa -As-You-Go-Note 7,105,919 Cit Street Im rovements—Interfund Loan 1,600,000 Interest—Interfund Loan 720,000 Other Eli ible Im rovements/Poolin Ex enditures 3,191,166 Administrative Ex enses 2,157,454 Total $21,574,539 The City reserves the right to administratively adjust the amount of any of the items listed above or to incorporate additional eligible items,so long as the total estimated public cost is not increased. The City reserves the right to spend available tax increment outside of the TIF District boundaries but within the Project Area. Section L Estimated Sources of Revenue Tax Increment revenue Net of OSA Reduction $21,574,539 Interest on invested funds 0 Bond roceetls 0 Loan roceeds 0 Grants 0 Other 0 Total $21,574,539 The City anticipates using future tax increments for reimbursement of public costs incurred from Section K. As increments are collected from the TIF District in future years,a portion of these tax increments will be reserved by the City as reimbursement for public costs incurred (primarily for public infrastructure improvements), either through internal funding or general obligation or revenue debt. The City also reserves the ability to provide financial assistance to the proposed development through the use of pay-as-you-go financing. With pay-as-you-go financing, as tax increments are collected from the TIF District in future years, a portion of these tax increments, if utilized, will be distributed to the developer as reimbursement for eligible costs incurred related to the redevelopment of the site. The City reserves the right to finance any or all public costs of the TIF District using pay-as-you-go assistance,internal funding, general obligation or revenue debt, or any other financing mechanism authorized by law. The City also reserves the right to use other sources of revenue legally applicable to the TIF District to pay for such costs including, but not limited to,special assessments, utility revenues,federal or state funds,and investment income. Section M Estimated Amount of Bonded Indebtedness The City may consider issuing tax increment bonds to finance all or a portion of the estimated public costs,and reserves the right to issue such bonds in an amount not to exceed$21,574,539(total estimated public costs). Section N Original Net Tax Capacity The County Auditor shall certify the original net tax capacity of the TIF District. This value will be equal to the total net tax capacity of all property in the TIF District as certified by the State Commissioner of Revenue, For districts certified between January 1 and June 30,inclusive,this value is based on the previous assessment year. For districts certified between July 1 antl December 31, inclusive,this value is based on the current assessment year, The Authority intends to file the request for certification before to June 30,2018.Therefore,the original net tax capacity will be the net tax capacity as of January 2,2017. SPRINGSTED Page 7 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota The Estimated Market Value of all property within the TIF District, basetl on the best estimate of value attributable to the portion of parcels that will be included within the District, as of January 2, 2017, for taxes payable in 2018, is $10,878,276, and is currently a mix of commercial and tax-exempt property. Upon redevelopment TIF District Area 1 will be classified as commercial property, and TIF District Area 2 will be classified as rental property. For the purpose of estimating TIF revenues for each area, we have projected that TIF District Area 1 has a current market value of approximately$7,355,276 which equates to a tax capacity of$146,356. For TIF District Area 2 we have estimated a current market value of approximately$3,523,000 which equates to a tax capacity of$44,038. Therefore,the estimated tax capacity for the TIF District as a whole is$190,393,following the reclassification of the property,which is estimated to be the original net tax capacity of the TIF District. Each year the County Auditor shall certify the amount that the original net tax capacity has increased or decreased as a result of: (1) changes in the tax-exempt status of property; (2) reductions or enlargements of the geographic area of the TIF District; (3) changes due to stipulation agreements or abatements;or (4) changes in property classification rates, Section 0 Original Local Tax Rate The County Auditor shall also certify the original local tax rate of the T�F District. This rate shall be the sum of all local tax rates that apply to property in the TIF District. This rate shall be for the same taxes payable year as the original net tax capacity, In future years,the amount of tax increment generated by the TIF District will be calculated using the lesser of(a)the sum of the current local tax rates at that time or(b)the original local tax rate of the TIF District. At the time this document was prepared,the sum of all local tax rates that app�y to the property in the TIF District,for taxes levied in 2017 and payable in 2018,was not yet available.When this total becomes available,the County Auditor shall certify this amount as the original tax capacity rate of the TIF District. For purposes of estimating tax increment generated by the TIF District, the final local tax rates for taxes levied in 2016 and payable in 2017, is 142.022% as shown below. 2016/2017 Taxinp Jurisdiction Local Tax Rate City of Golden Valley 56.109% Hennepin County 44.087% ISD#281 31.612% Other 10.214% Total 142.022% SPRINGSTED Page 8 Housing and Redeve%pment Authority of the City of Golden Valley, Minnesota Section P Projected Retained Captured Net Tax Capacity and Projected Ta�c Increment The City that deveiopment will be initiated in 2018 and fully completed in 2020,creating a total tax capacity for the TIF District of$746,535 as of January 2,2021. The captured tax capacity as of that date is estimated to be$461,020 and the first year of full tax increment is estimated to be $654,749 payable in 2022. The first year of tax increment is projected to be $71,071 payable in 2020. A complete schedule of estimated tax increment from the TIF District is shown in Exhibit III. The estimates shown in this TIF Plan assume that renta�class rates will remain constant at 1.25%,and that commercial class rates will remain constant at 1.5%for the first$150,000 and 2%for all value above$150,000. The projections also assume a 2%annual increase in market values. Each year the County Auditor shall determine the current net tax capacity of all property in the TIF District. To the extent that this total exceeds the original net tax capacity,the difference shall be known as the captured net tax capacity of the TIF District. For communities affected by the fiscal disparity provisions of Minnesota Statutes, Chapter 473F and Chapter 276A, the original net tax capacity of the TIF District shall be determined before the application of fiscal disparity. In subsequent years, the current net tax capacity shall either(a)be determined before the application of fiscal disparity or(b)exclude the product of any fiscal disparity increase in the TIF District (since the original net tax capacity was certified)times the appropriate fiscal disparity ratio. The method the City e�ects shall remain the same for the life of the TIF District,except that a single change may be made at any time from method(a)to method(b)above. »The City elects method(b),or M.S.Section 469.177, Subdivision 3(a). The County Auditor shall certify to the City the amount of captured net tax capacity each year. The City may choose to retain any or all of this amount. It is the City's intention to retain 100%of the captured net tax capacity of the TIF District. Such amount shail be known as the retained captured net tax capacity of the TIF District. Exhibit I I gives a listing of the various information and assumptions used in preparing a number of the exhibits containetl in this TIF Plan, including Exhibit III which shows the projected tax increment generated over the anticipated life of the TIF District. Section Q Use of Tax Increment Each year the County Treasurer shall deduct 0.36%of the annual tax increment generated by the TIF District and pay such amount to the State's General Fund. Such amounts will be appropriated to the State Auditor for the cost of financial reporting and auditing of tax increment financing information throughout the state. Exhibit III shows the projected deduction for this purpose over the anticipated life of the TIF District. The City has determined that it will use 100%of the remaining tax increment generated by the TIF District for any of the foliowing purposes: (1) pay for the estimated public costs of the TIF District(see Section K)antl County administrative costs associated with the TIF District(see Section T); (2) pay principal and interest on tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (3) accumulate a reserve securing the payment of tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; SPRINGSTED Page 9 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota (4) pay all or a portion of the county road costs as may be required by the County Board under M.S. Section 469.175, Subdivision 1a;or (5) return excess tax increments to the County Auditor for redistribution to the City, County and School District. Tax increments from property located in one county must be expentled for the direct and primary benefit of a project located within that county, unless both county boards involved waive this requirement. Tax increments shall not be used to circumvent levy limitations applicable to the City. Tax increment shall not be used to finance the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily and regulariy for conducting the business of a municipality,county,school tlistrict,or any other local unit of government or the State or federal government, or for a commons area used as a public park, or a facility used for social, recreational, or conference purposes. This prohibition does not app�y to the construction or renovation of a parking structure or of a privately owned facility for conference purposes. If there exists any type of agreement or arrangement providing for the developer,or other beneficiary of assistance,to repay ail or a portion of the assistance that was paid or financed with tax increments,such payments shall be subject to all of the restrictions imposed on the use of tax increments. Assistance includes sale of property at less than the cost of acquisition or fair market value, grants, ground or other leases at less then fair market rent, interest rate subsidies, utility service connections, roads, or other similar assistance that would otherwise be paitl for by the developer or beneficiary, Section R Excess Tax Increment In any year in which the tax increments from the TIF District exceed the amount necessary to pay the estimated public costs authorized by the TIF Plan,the City shall use the excess tax increments to: (1) prepay any outstanding tax increment bonds; (2) discharge the pledge of tax increments thereof; (3) pay amounts into an escrow account dedicated to the payment of the tax increment bonds;or (4) return excess tax increments to the County Auditor for redistribution to the City, County and School District. The County Auditor must report to the Commissioner of Education the amount of any excess tax increment redistributed to the School District within 30 days of such redistribution. Section S Tax Increment Pooling and the Five-Year Rule At least 75%of the tax increments from the TIF District must be expended on activities within the district or to pay for bonds used to finance the estimated public costs of the TIF District(see Section E for additional restrictions). No more than 25%of the tax increments may be spent on costs outside of the TIF District but within the boundaries of the Project Area,except to pay debt service on credit enhanced bonds, All administrative expenses are considered to have been spent outside of the TIF District. Tax increments are considered to have been spent within the TIF District if such amounts are: (1) actually paid to a third party for activities performed within the TIF District within five years after certification of the district; SPRINGSTED Page 10 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota (2) used to pay bonds that were issued and sold to a third party,the proceeds of which are reasonably expected on the date of issuance to be spent within the later of the five-year period or a reasonable temporary period or are deposited in a reasonably required reserve or replacement fund. (3) used to make payments or reimbursements to a third party under binding contracts for activities performed within the TIF District, which were entered into within five years after certification of the district;or (4) used to reimburse a party for payment of eligible costs(including interest)incurred within five years from certification of the district. Beginning with the si�h year following certification of the TIF District,at least 75%of the tax increments must be used to pay outstanding bonds or make contractual payments obligated within the first five years. When outstantling bonds have been defeased and sufficient money has been set aside to pay for such contractual obligations,the TIF District must be decertified. The City anticipates that tax increments will be spent outside of the TIF District (including a portion for allowable administrative expenses)for eligible redevelopment pooling expenditures. Section T Limitation on Administrative Expenses Administrative expenses are defined as all costs of the City other than: (1) amounts paid for the purchase of land; (2) amounts paid for materials and services, including architectural and engineering services directly connected with the physical development of the real property in the project; (3) relocation benefits paid to, or services provided for, persons residing or businesses located in the project; (4) amounts used to pay principal or interest on,fund a reserve for, or sell at a discount bonds issued pursuant to section 469.178;or (5) amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clause(1)to(3). Administrative expenses include amounts paid for services provided by bond counsel,fiscal consultants, planning or economic tlevelopment consultants, and actual costs incurred by the County in administering the TIF District. Tax increments may be used to pay administrative expenses of the TIF District up to the lesser of(a) 10%of the total tax increment expenditures authorized by the TIF Plan or(b) 10%of the total tax increments received by the TIF District. Section U Limitation on Property Not Subject to Improvements-Four Year Rule If after four years from certification of the TIF District no demolition, rehabilitation,renovation,or qualified improvement of an adjacent street has commenced on a parcel located within the TIF District, then that parcel shall be excluded from the TIF District and the original net tax capacity shall be adjusted accordingly. Qualified improvements of a street are limited to construction or opening of a new street, relocation of a street,or substantial reconstruction or rebuilding of an existing street. The City must submit to the County Auditor, by February 1 of the fifth year, evidence that the required activity has taken place for each parcel in the TIF District. SPRINGSTED Page 11 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota If a parcel is excluded from the TIF District and the City or owner of the parcel subsequently commences any of the above activities,the City shall certify to the County Auditor that such activity has commenced antl the parcel shall once again be included in the TIF District. The County Auditor shall certify the net tax capacity of the parcel,as most recently certified by the Commissioner of Revenue, and add such amount to the original net tax capacity of the TIF District. Section V Estimated Impact on Other Ta�cing Jurisdictions Exhibit VI shows the estimated impact on other taxing jurisdictions if the maximum projected retained captured net tax capacity of the TIF District was hypothetically available to the other taxing jurisdictions. The City believes that there will be no adverse impact on other taxing jurisdictions during the life of the TIF District,since the proposed development would not have occurred without the establishment of the TIF District and the provision of public assistance. A positive impact on other taxing jurisdictions will occur when the TIF District is decertifietl and the development therein becomes part of the general tax base. The fiscal and economic implications of the proposed tax increment financing district, as pursuant to Minnesota Statutes, Section 469.175, Subdivision 2,are listed below. 1. The total amount of tax increment that will be generated over the life of the TIF District is estimated to be $21,652,488. 2. To the extent the project in the TIF District generates any public cost impacts on City-provided services such as police and fire protection, public infrastructure, and the impact of any general obligation tax increment bonds attributable to the TIF District upon the ability to issue other debt for general fund purposes,such costs will be levied upon the taxable net tax capacity of the City,excluding that portion captured by the TIF District. 3. The amount of tax increments over the life of the TIF District that would be attributable to School District levies, assuming the School District's share of the total local tax rate for all taxing jurisdictions remained the same, is estimated to be$4,819,524. 4. The amount of tax increments over the life of the TIF District that woultl be attributable to County levies, assuming the County's share of the total local tax rate for all taxing jurisdictions remained the same is estimated to be$6,721,446. 5. No additional information has been requested by the County or School District that would enable it to determine additional costs that will accrue to it due to the development proposed for the district. Section W Prior Planned Improvements The City shall accompany its request for certification to the County Auditor(or notice of district enlargement), with a listing of all properties within the TIF District for which building permits have been issued during the 18 months immediately preceding approval of the TIF Plan. The County Auditor shall increase the original net tax capacity of the TIF District by the net tax capacity of each improvement for which a building permit was issued. There have been no building permits issued in the last 18 months in conjunction with any of the properties within the TIF District. SPRINGSTED Page 12 Housing and Redevelopment Authority of the City of Go/den Valley, Minnesota Section X Development Agreements If within a project containing a redevelopment district, more than 25%of the acreage of the property to be acquired by the City is purchased with tax increment bonds proceeds(to which tax increment from the property is pledged), then prior to such acquisition,the City must enter into an agreement for the development of the property, Such agreement must provide recourse for the City should the development not be completed. The City anticipates entering into an agreement for development,but does not anticipated acquiring any property within the TIF District. Section Y Assessment Agreements The City may, upon entenng into a development agreement, also enter into an assessment agreement with the developer, which establishes a minimum market value of the land and improvements for each year during the life of the TIF District. The assessment agreement shall be presented to the County or City Assessor who shall review the plans and specifications for the improvements to be constructed,review the market value previously assigned to the land,and so long as the minimum market value contained in the assessment agreement appears to be an accurate estimate, shall certify the assessment agreement as reasonable. The assessment agreement shail be filed for record in the office of the County Recorder of each county where the property is located. Any modification or premature termination of this agreement must first be approved by the City, County and School District. The City does not anticipate entering into an assessment agreement. Section Z Modifications of the Tax Increment Financing Plan Any reduction or enlargement in the geographic area of the Development District or the TIF District;a determination to capitalize interest on the debt if that determination was not part of the original TIF Plan, increase in the portion of the captured net tax capacity to be retained by the City; increase in the total estimated pubiic costs; or designation of property to be acquired by the City shall be approved oniy after satisfying all the necessary requirements for approval of the original TIF Plan. This paragraph does not apply if: (1) the only modification is elimination of parcels from the TIF District;and (2) the current net tax capacity of the parcels eliminated equals or exceeds the net tax capacity of those parcels in the TIF DistricYs original net tax capacity,or the City agrees that the TIF District's original net tax capacity will be reduced by no more than the current net tax capacity of the parcels eliminatetl. The City must notify the County Auditor of any motlification that reduces or enlarges the geographic area of the TIF District. The geographic area of the TIF District may be reduced but not enlarged after five years following the date of certification. Section AA Administration of the Tax Increment Financing Plan Upon adoption of the TIF Plan,the City shall submit a copy of such plan to the Minnesota Department of Revenue and the Office of the State Auditor. The City shall also request that the County Auditor certify the original net tax capacity and net tax capacity rate of the TIF District. To assist the County Auditor in this process,the City shall submit copies of the TIF Plan,the resolution establishing the TIF District and adopting the TIF Plan,and a listing of any prior planned improvements. The City shall also sentl the County Assessor any assessment agreement establishing the minimum SPRINGSTED Page 13 Housing and Redevelopment Authority of the City of Golden Valley, Minnesota market value of land and improvements in the TIF District, and shall request that the County Assessor review and certify this assessment agreement as reasonabie. The County shall distribute to the City the amount of tax increment as it becomes available. The amount of tax increment in any year represents the applicable property taxes generated by the retained captured net tax capacity of the TIF District. The amount of tax increment may change due to development anticipated by the TIF Plan, other development,inflation of property values,or changes in property classification rates orformulas. In administering antl implementing the TIF Plan,the following actions should occur on an annual basis: (1) prior to July 1,the City shall notify the County Assessor of any new development that has occurred in the TIF District during the past year to insure that the new value will be recorded in a timely manner. (2) if the County Auditor receives the request for certification of a new TIF District,or for modification of an existing TIF District, before July 1,the request shall be recognized in determining local tax rates for the current and subsequent levy years. Requests received on or after July 1 shall be used to determine local tax rates in subsequent years, (3) each year the County Auditor shall certify the amount of the original net tax capacity of the TIF District. The amount certified shall reflect any changes that occur as a resuit of the following: (a) the value of property that changes from tax-exempt to taxable shall be added to the onginal net tax capacity of the TIF District. The reverse shall also apply; (b) the original net tax capacity may be modified by any approved enlargement or reduction of the TIF District; (c) if laws governing the classification of real property cause changes to the percentage of estimated market value to be applietl for property tax purposes,then the resulting increase or decrease in net tax capacity shall be applietl proportionately to the original net tax capacity and the retained captured net tax capacity of the TIF District. The County Auditor shall notify the City of all changes made to the original net tax capacity of the TIF District. Section AB Filing TIF Plan,Financial Reporting and Disclosure Requirements The City will file the TIF Plan,and any subsequent amendments thereto,with the Commissioner of Revenue and the Office of the State Auditor pursuant to Minnesota Statutes, Section 469.175,subdivision 4A. The City witl comply with all reporting requirements for the TIF District under Minnesota Statutes, Section 469.175,subdivisions 5 and 6. SPRINGSTED Page 14 — � -� W � a<�: (' � � a �� + ��,�-, R � t .,,,�. f_. z "r Va �B�t1 _.�_...,_....:._ _,. o' .,, � �.., # , O IL Q` ,U�_, ,.�,., ,,_. � � �. " _ a t' � N �, �N�tl�2�1'�._ ; � � � o � � +. � o � o� r,� � ! � � � a � � oo ��.; 1 � � � � C a�i � � X �, 7 a ; ► �' �;� � ,` � �� F� Q �� "'� , ; � [� �� (,~j �a b � {� �i �,��c,� . � � � ''/ Q' [l �: i � � b � H t/� �� ; � y . 0 � ; � � V W Q U,00taM .� � ; 1 0 � � � � � .� �� a ; : � a � O o � 1 > �'' ,'' 1 =V ` , _ . , a . , , ._ W � � I I ' � = H d � � � ' N� �..,` � � +r ��r��a��a�� _ �d t - � � d ' � ,� {L � « � C Q � re p"�6� � �rt--`-."��, ►i. d � c. z > � H � .-r--'`"�`��+,._,--"'-�"'" � � d � d ZN _-,.".- . . � V �o � � Y_�---,-,"�,--*.�._�_! � �O�G cW.� � `��__`_� t � o�C � z � � x ' F' �-; � '?,- � t. �� K�� o ,�. ' � i 4 a ; � a � ° 1 � � ,� � � , � � , � _ �t;un�� I .�,�:� .�❑ se�6ncaQ ( ��/��_ - -� _� � ) 4 ' � � � _ � N antt epi.►o�� L � =x' 4 fi1 ,,� � E� �' I a z o ,� � a � Exhibit ll Assumptions Report City of Golden Vailey,Minnesota Tax Increment Financing(Redevelopment)District Tennant World Headquarters TIF Projections-$20.96 M Commercial and$25M M/F 2% Inflation Type of Tax Increment Financing District Redevelopment Maximum Duration of TIF District 25 years from 1 st increment Projected Certification Request Date � 06/30/18 Decertification Date ' 12/31/45 (26 Years of Increment) 2016/2017 Base Estimated Market Value $10,878,276 Original Net Tax Capacity $190,393 AssessmenUCollection Year 2017/2018 2018/2019 2019/2020 2020/2021 Base Estimated Market Value $10,878,276 $10,878,276 $10,878,276 $10,878,276 Estimated Increase in Value-New Construction 0 0 1,282,947 18,665,907 Total Estimated Market Value 10,878,276 10,878,276 12,161,223 29,544,183 Total Net Tax Capacity $190,393 $190,393 $242,474 $527,634 City of Golden Valley 56.109% Hennepin County 44.pg7% ISD#281 31.612% Other � 10.214% Local Tax Capacity Rate 142.022% 2016/2017 Fiscal Disparities Contribution From TIF District 33.3066°/a P�ministrative Retainage Percent(maximum=10%) 10.00% Pooling Percent 13.00% Bonds Note(Pav-As-You-Go) Bonds Dated NA Note Dated 01/01/20 Bond Rate NA Note Rate 5.00% Bond Amount NA Note Amount $6,800,000 Notes Projections assume no future changes to classification rates and current tau rates remain constant. Projections are based on$20.96M Commercial Value and$25M Multi-Family Market Value provided by Ciiy Revenues include a 2%market value inflation assumption. Commercial development projected to be constructed 50%in 2018 and 50%in 2019. Multi-Family development projected to be constructed 33%in 2019 and 66%in 2020. Projections assume$0 Building Value for multi-family site for taxes payable 2020,based on a 2018 demoltion. Demolition of existing building on multi-family site will create a negative drag until new M.V.comes online. Land value on multi-family site remains in place for taxes payable 2020. Commercial Base Market Value=$7,355,275.74 Multi-Family Base AAarket Value=$3,523,000 based on assess17/pay18 value SPRINGSTED � � � C ry OOONONi GND OC�NM�N��t0 M NN�ON aD t�ON�tN0 N N�! NQ �Z �� rOD NoG�i�pa M��ppp�pap�ppp Of pN��pp Npp N��CG fC�pY `�' O-'� �� t�M�f")M t'�M M C��f0�lD t0 t�0 f�0 f�r�r r OD GND � V! � � N N d � q �� O f0 � N V N N OD 1�OI M O M 1A CO pp O 1n M y L S N �p V M�p 1�{+/N<")t0 N p � � � � d CO � OOO�n f�tD M� M NI�N O�n�pao oinr�o�CpDp 01 � pp J�.W.p� �f�P tV I�N 1�M�W�O V 1(1��1�r W Of Of��N {) = N�y M 1n ��.tq N N/R o y�Q' � N N N N N N N N N N N N M f")M �j W Q y G�. g � f4I4�S O� O 000000000 N O O O O O O O O O O O O O O O O O O M J�d� � N N N tV N N N N N N � N N N N N N N N N N N a . � �n ��M�ro��o�immio��i��ioo�i�i�v�ia� n � � in�� 000��Nv��i°pM�ao��r� qg�oa� in �o nr�nnr�raom ao �im� � y dl 7�� 0001q N P�')R Yt�tOf�0.1�OO GC�O��N�Ytn�tnOf�O�D Of�� J�Q 0 N�fV N N N N N N fV N N t0 C�M l0 M l+1 M M l'�M ch t7 V V � �F� nr V ONi 1nmM�p�p N��r a f")M��p NM G�OON OO�Y� � C � � O O O O�r N M�M 01 CO�1�00 M N N N Y O O f0 �p �p � �� 1a� pp��m I��(1 N N Ne�{+> �pp GD V I��a r p�� t0 y�� C7 t�0 t0 tD�r��n C�D CNC CD G�D a�D T W�Orf�O O O O� N � y y �N3e3eo 2e �0oo�34dee'��N�N�eNe�N�dz3Neoee`�3Q�iR�e`� Yf �(pp,d a N N N N N N N N N N N N N N N N N N N N N N N N N N N N N �� l0�� N fV fV N!V fV/V N N N N N N tV N fV N fV/V fV fV fV fV tV/V tV N N N � V �� OOOS"!00 M O�i.��r�t�OOM aD�I��n N{�N�N1U �ppp �p pp �OD Ct�9��p�O�pOppI �U�U ��V V Y Y 1A U N��1r��ff fD fN0 f0 t�D tD�r f�n�t�f�CD N �p•U N �aD Op��p��p N Np a0 10 O 1�fn0.r OD N 1r0_N O Or1.O 1'7 A N O T �� $,� O O O��O!Of O O�N N pa�ap 1��N pp��pp� V N O O!app�p U V ��N N N N N N N N��N N N N N�M M��M M qq�{pp �pp� Np1At�1NpNNp �p Of M�pr �p�mm(p�aap p�{1� O{+�!�pp�{ d� O�.O � O N�O��O�t")1�[OD N t0�r V�01 OO GD�D O�f.�Q OD N . LL �� 000 M 1�Ct"i fCOiP'i 1Gp 1� pp Nt001n Oi MaD p J Q f`Y M ONi O�!�S O O.-.-'^��M��Q�u'l t0 t0 i0�f� C `� �p �p�p�p�p �p �p�p�p�p�p �p {p � W�� O �M M M�M M N�N,��f")�M M f��7 f��1 M f`�')M M M M�� /+f �c9� �p~�j `�`��`�`� `��`��°`��va��`�`��°`�`�`�:'°r`�«� E� a��V� ��i+Sv�mp�na��ppa�N�°p°��eQi�p�Si �`�°i��Npp rn� t¢� �p�p 10 m O1��p �p M f�N OppOf.-� O��p� ��U ��7 V N V R��V Y O R�N 1n�N N�1r N�t�0 t0 t�0�t�0 f0 t0 N r�n N OD O 1��M V W�0�0.O�pi.W O C P N O C]C]N N N 1�t�l+rf_M � �� 1yD��[i�[i�C�li 1��p p�Oi a0 f�0p ap�ff M 8��ppp 1��p I�8 8 aG 1a�t0 �� lh��N f�0.O N�V OD��M W Pn')Of�O>�1��O1 1O�r r V� r r r� N N N CM(7�T Q In 1n tp tC I�f�Op pi O p N N N M a N N N N N N N N N N N N N N N N N l'7 M M t h O l t O f`�(") � � �n O O O�NCj�OpD�N C�D Y�p N N M��R�Of Of O M CG V NN N V f�P�9.O ��U .�...'✓N N N N N l")P9 l'��M��f7 l`A')�M�P Y Y Q�� 7 Q �� M�� +.�� a�o 000 00000000 000 0000000000 t a° �o~� ��5�� a T pp �p � 1C0 m� W� �j 0y00�1.�"ia0 NaM(yDN�N��pfpf 0�1.<ea-0pp1�tp0�a�0.V P�').N�aD�fp�(p � _' � �Z V �Y�N�M M CN�!�1��M f7 M f")th{�]Q V O Y��C C<R Q � N � Q Q 8 8 �p pp �yy� pp C C d �j O�$$'��O V��O��rYO�YraD0��01�N�N y m a i� a �p{� �oo n��o.�{-Gpp �oro�r�1�tpp m tcp� r��(np ` E W �� N�N Of M �fr0.��N�t"1 OI�O ir0��lf1 N GrD�N�f0��t0 N tn N lD M �: p p {� �p pppp /"� � � � M M M N�0 N N N N N N N N�M M M M{O M��M M c0{'�(`�9 jrj � �� 7� �M M�f�0�R r N�l'�OD�GO M��O!0/N Of�tND_N Of��N t0 CI� � N 01� �V p~ M tpp Nf�tp t0 N�p Oo 1�Y Np�OOD�ap N(pNpp N �(pp hCp n (h C C � �� R T�V N Q fD I�Of O N V IA 1�OD N Ol T Of�N�O O�t")�n `� C � N1n�nnrODODOD O�aO �W O m �� z ` � c ,� .� .� a pp �--� C ��N � � f0 tD f0 l")/`�' t')f0 f`�Y 1n M�� M O N M G�O OD O�N N OD a nrn�� <o arom in� r�rn��oNoao C mM N NNN I�I�1qH�p11�m M�pp t0 0001 O GD W�p I��p1�V N�OD U)i0 � C aLL.II tl! ��N a�D ar0 arD��a�p0 r f�D,t0 f�o_1r0.A 1��a�y�O�M�p r Of Np��p��p�OM1.�a�D. � .0 �, � O A W� O G O�N R<V"��Y�Y tA VNf 1M0 N N 1r��t0 t0 tND{O�fD f0 f�D r r r E � � � � �� dp p� �OD 010 Nt0 Y 1qiOhaD O1 O NM � 1� Wp NC�V N dI C W C ��C ��N N N�C��C�L�C��P Y V Q e g ° �a o LL �a w� e�� a or�t- Exhibit IV Projected Interfund Loan Report City of Golden Valley,Minnesota Tax Increment Financing(Redevelopment)District Tennant World Headquarters TIF Projections-520.96 M Commercial and$25M MIF 2%Inflation Note Date: O6/30/18 Note Rate: 5.00% Amount: $1,600,000 Cumulative Unpaid Semi-Annual Loan Irrterest Accrued Net Balance Date Principal Interest P&I Due Interest Revenue Outstanding � (11 � (2) ' (3) � (4) (5) (6) (7) (8) 1,600,000.00 02I01/19 0.00 0.00 0.00 46,888.89 46,888.89 0.00 1,600,000.00 08/01/19 0.00 0.00 0.00 86,888.89 86,888.89 0.00 1,600,�0.� 02I01/20 0.00 0.00 0.00 126,888.89 126,888.89 0.00 1,600,000.00 08/01/20 0.00 0.00 0.00 166,888.89 166,888.89 0.00 1,600,000.00 02I01/21 0.00 0.00 0.00 206,888.89 206,888.89 0.00 1,600,000.00 08/01/21 0.00 116,000.00 116,000.00 246,888.89 130,888.89 116,000.00 1,600,000.00 02I01/22 0.00 116,000.00 116,000.00 170,888.89 54,888.89 116,000.00 1,600,000.00 OS/01/22 21,111.11 94,888.89 116,000.00 94,888.89 0.00 116,000.00 1,578,888.89 02I01/23 76,527.78 39,472.22 116,000.00 39,472.22 0.00 116,000.00 1,502,361.11 OS/01/23 78,440.97 37,559.03 116,000.00 37,559.03 0.00 116,000.00 1,423,920.14 02I01/24 80,402.00 35,598.00 116,000.00 35,598.00 0.00 116,000.00 1,343,518.14 08/01/24 82,412.05 33,587.95 116,000.00 33,587.95 0.00 116,000.00 1,261,106.09 02/01/25 84,472.35 31,527.65 116,�0.00 31,527.65 0.00 116,000.00 1,176,633.74 08/01/25 86,584.16 29,415.84 116,000.00 29,415.84 0.00 116,000.00 1,090,049.58 02I01/26 88,748.76 27,251.24 116,000.00 27,251.24 0.00 116,000.00 1,001,300.82 08/01/26 90,967.48 25,032.52 116,000.00 25,032.52 0.00 116,000.00 910,333.34 02I01/27 93,241.67 22,758.33 116,000.00 22,758.33 0.00 116,000.00 817,091.67 08/01/27 95,572.71 20,427.29 116,000.00 20,427.29 0.00 116,000.00 721,518.96 02I01/28 97,962.03 18,037.97 116,000.00 18,037.97 0.00 116,000.00 623,556.93 08/01/28 100,411.08 15,588.92 116,000.00 15,588.92 0.00 116,000.00 523,145.85 02I01/29 102,921.35 13,078.65 116,000.00 13,078.65 0.00 116,000.00 420,224.50 08/01/29 105,494.39 10,505.61 116,000.00 10,505.61 0.00 116,000.00 314,730.11 02I01/30 108,131.75 7,868.25 116,000.00 7,868.25 0.00 116,000.00 206,598.36 08/01/30 110,835.04 5,164.96 116,000.00 5,164.96 0.00 116,000.00 95,763.32 02/01/31 95,763.32 2,394.08 98,157.40 2,394.08 0.00 98,157.40 0.00 OS/01/31 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/32 0.00 0.00 0.00 0.00 0.00 0.00 0.00 OS/01/32 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/33 0.00 0.00 0.00 0.00 0.00 0.00 0.� 08/01/33 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/34 0.00 0.00 0.00 0.00 0.00 0.00 0.00 OS/01/34 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 08/01/35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/36 0.00 0.00 0.00 0.00 0.00 0.00 0.00 08/01/36 0.00 0.00 0.� 0.00 0.00 0.00 0.00 02I01/37 0.00 0.00 0.00 0.00 0.00 0.00 0.00 08/01/37 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02/01/38 0.00 0.00 0.00 0.00 0.00 0.00 0.00 08/01/38 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/39 0.00 0.00 0.00 0.00 0.00 0.00 0.00 08/01/39 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02/01/40 0.00 0.00 0.00 0.00 0.00 0.� 0.00 OS/01/40 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/41 0.00 0.00 0.� 0.00 0.00 0.00 0.00 08/01/41 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02/01/42 0.00 0.00 0.00 0.00 0.00 0.00 0.00 OS/01/42 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/43 0.00 0.00 0.00 0.00 0.00 0.00 0.00 08/01/43 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02I01/44 0.00 0.00 0.00 0.00 0.00 0.00 0.00 08/01/44 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02/01/45 0.00 0.00 0.00 0.00 0.00 0.00 0.00 08/01/45 0.00 0.00 0.00 0.00 0.00 0.00 0.00 02/01/46 0.00 0.00 0.� 0.00 0.00 0.00 0.00 $1,600,000 $702,157.40 $2,302,157.40 $1,522,379.63 $820,222.23 $2,302,157.40 Surplus Tax Increment 17,842.60 Total Net Revenue $2,320,000.00 SPRINGSTED Exhibit V Projected Pay-As-You-Go Note Report City of Golden Valley,Minnesota Tax Increment Financing(Redevelopment)District Tennant World Headquarters TIF Projections-$20.96 M Commercial and$25M M/F 2%Inflation Note Date: 01/01/20 Note Rate: 5.00% Amount: $6,800,000 Cumulative Unpaid Semi-Annual Loan Interest Accrued Net Balance Date Principal Interest P&I Due Interest Revenue Outstanding � (1) � (2) � (3) � (4) (5) (6) (7) (8) 6,800,000.00 02/01/20 0.00 0.00 0.00 28,333.33 28,333.33 0.00 6,800,000.00 08/01/20 0.00 33,637.00 33,637.00 198,333.33 164,696.33 33,637.00 6,800,000.00 02/01/21 0.00 33,637.00 33,637.00 334,696.33 301,059.33 33,637.00 6,800,000.00 08/01/21 0.00 54,445.93 54,445.93 471,059.33 416,613.40 54,445.93 6,800,000.00 02/Ot/22 0.00 54,445.93 54,445.93 586,613.40 532,167.47 54,445.93 6,800,000.00 08/01/22 0.00 151,341.12 151,341.12 702,167.47 550,826.35 151,341.12 6,800,000.00 02/01/23 0.00 151,341.12 151,341.12 720,826.35 569,485.23 151,341.12 6,800,000.00 08/01/23 0.00 164,090.52 164,090.52 739,485.23 575,394.71 164,090.52 6,800,000.00 02/01/24 0.00 164,090.52 164,090.52 745,394.71 581,304.19 164,090.52 6,800,000.00 08/01/24 0.00 163,754.64 163,754.64 751,304.19 587,549.55 163,754.64 6,800,000.00 02/01/25 0.00 163,754.64 163,754.64 757,549.55 593,794.91 163,754.64 6,800,000.00 OS/01/25 0.00 170,148.96 170,148.96 763,794.91 593,645.95 170,148.96 6,800,000.00 02/Ot/26 0.00 170,148.96 170,148.96 763,645.95 593,496.99 170,148.96 6,800,000.00 OS/01/26 0.00 176,670.72 176,670.72 763,496.99 586,826.27 176,670.72 6,800,000.00 02/01/27 0.00 176,670.72 176,670.72 756,826.27 580,155.55 176,670.72 6,800,000.00 08/01/27 0.00 183,322.80 183,322.80 750,155.55 566,832.75 183,322.80 6,800,000.00 02/01/28 0.00 183,322.80 183,322.80 736,832.75 553,509.95 183,322.80 6,800,000.00 08I01/28 0.00 190,107.72 190,107.72 723,509.95 533,402.23 190,107.72 6,800,000.00 02/01/29 0.00 190,107.72 190,107.72 703,402.23 513,294.51 190,107.72 6,800,000.00 08/01/29 0.00 197,028.36 197,028.36 683,294.51 486,266.15 197,028.36 6,800,000.00 02/01/30 0.00 197,028.36 197,028.36 656,266.15 459,237.79 197,028.36 6,800,000.00 08/01/30 0.00 204,088.32 204,088.32 629,237.79 425,149.47 204,088.32 6,800,000.00 02/01/31 0.00 204,088.32 204,088.32 595,149.47 391,061.15 204,088.32 6,800,000.00 08/01/31 0.00 294,807.96 294,807.96 561,061.15 266,253.19 294,807.96 6,800,000.00 02/01/32 0.00 294,807.96 294,807.96 436,253.19 141,445.23 294,807.96 6,800,000.00 08/01/32 0.00 302,153.04 302,153.04 311,445.23 9,292.19 302,153.04 6,800,000.00 02I01/33 122,860.85 179,292.19 302,153.04 179,292.19 0.00 302,153.04 6,677,139.15 08/01133 142,715.44 166,928.48 309,643.92 166,928.48 0.00 309,643.92 6,534,423.71 02/01/34 146,283.33 163,360.59 309,643.92 163,360.59 0.00 309,643.92 6,388,140.38 08/01/34 157,581.77 159,703.51 317,28528 159,703.51 0.00 317,285.28 6,230,558.61 02/01/35 161,521.31 155,763.97 317,285.28 155,763.97 0.00 317,285.28 6,069,037.30 08/01/35 173,353.35 151,725.93 325,079.28 151,725.93 0.00 325,079.28 5,895,683.95 02/01/36 177,687.18 147,392.10 325,079.28 147,392.10 0.00 325,079.28 5,717,996.77 08/01/36 190,079.60 142,949.92 333,029.52 142,949.92 0.00 333,029.52 5,527,917.17 02/01/37 194,831.59 138,197.93 333,029.52 138,197.93 0.00 333,029.52 5,333,085.58 08/01/37 207,811.02 133,327.14 341,138.16 133,327.14 0.00 341,138.16 5,125,274.56 02I01/38 213,006.30 128,131.86 341,138.16 128,131.86 0.00 341,138.16 4,912,268.26 08/01/38 226,602.81 122,806.71 349,409.52 122,806.71 0.00 349,409.52 4,685,665.45 02/01/39 232,267.88 117,141.64 349,409.52 117,141.64 0.00 349,409.52 4,453,397.57 OS/01/39 246,511.18 111,334.94 357,846.12 111,334.94 0.00 357,846.12 4,206,886.39 02/01/40 252,673.96 105,172.16 357,846.12 105,172.16 0.00 357,846.12 3,954,212.43 08/01/40 267,595.89 98,855.31 366,451.20 98,855.31 0.00 366,451.20 3,686,616.54 02/01/41 274,285.79 92,165.41 366,451.20 92,165.41 0.00 366,451.20 3,412,330.75 08/01/41 289,920.09 85,30827 375,228.36 85,30827 0.00 375,228.36 3,122,410.66 02/01/42 297,168.09 78,060.27 375,228.36 78,060.27 0.00 375,228.36 2,825,242.57 08/01/42 313,550.14 70,631.06 384,181.20 70,631.06 0.00 384,181.20 2,511,692.43 02/01/43 321,388.89 62,792.31 384,18120 62,792.31 0.00 384,181.20 2,190,303.54 08/01/43 338,555.73 54,757.59 393,313.32 54,757.59 0.00 393,313.32 1,851,747.81 OZ/01/44 347,019.62 46,293.70 393,313.32 46,293.70 0.00 393,313.32 1,504,728.19 08/01/44 365,009.40 37,618.20 402,627.60 37,618.20 0.00 402,627.60 1,139,718.79 02/01/45 374,134.63 28,492.97 402,627.60 28,492.97 0.00 402,627.60 765,584.16 OS/01/45 392,989.12 19,139.60 412,128.72 19,139.60 0.00 412,128.72 372,595.04 02/01/46 372,595.04 9,314.88 381,909.92 9,314.88 0.00 381,909.92 0.00 $6,800,000 $7,075,699.78 $13,875,699.78 $18,676,793.95 $11,601,094.17 $13,875,699.78 Surplus Tax Increment 30,218.79 Total Net Revenue $13,905,918.57 SPRINGSTED — � � a�i -o � v ao :�'' U N C � r O ��p N � -O N N '�p j tn � ` W ac7 � U Z � M N 2�� 0 0 0 0 VC * � M � � � N N (6 Y N O M I � j y O L � J � � O O � � $ � � U n X � � �1 � X p � :.6 V) �� H V N <C�6 yL.., ^ 0 0 0 0 o N � �+ � � (0 -� s � � � � M � � C .� �� Y @ N � � M N � � � � ,U N N U � O O � Q a 7 J a' � � M � � ,6 tA � L .L..� � �,� � � $ � a � o 0 H �� V L � � C I� f� M (6 U N (0 (6 f6 I� � � U N � H C > .. �n r� M � a� s 3 3 m 'o � � � •� rr�i a� allo a � c o �' c a Z � Z m � rs � t � � y u� ai }; � � M � � N C � � V N � � v � 3V� � �' �y `-' � U �A p_ II y (6 � � N � �f6 0�0 0�0 0�0 0�0 N X .�� `� O � � � O) � � � 0 f0 N C Y O � a N (6 � 0�0 0�0 0�0 H � � J j O � O � � � C O � � d � UZU w � � �� 3 �' y crn + o o a�i c`�a •� m :: � � � U � � � f� .�--' (0 �` �U ia f0 X .�`�• 1� � � r � i N � N � V �I,6 (E C N x O p � � M�p O�p I� � � � N 0 LL � � �"C C � f4 � �U Ln O O V 7 � V ~ ~ 0 � N '.�� a � z � iD � o� � 3 0 �a� Y Z � m �o N m ,n I- .. t ,� `o v, a C U � Z � p Q-� � � ,' j� \ � � _'V = � � � --pp Q w � N op� 0 0 0 0 � y � �j a � � � � Q LL � � O Or0 � � N 0. Qj � �U 'O � � c G> r. � �, O �p f6 � O t0 N O (6 > N o � � '� � � � Y � O � � � M � � � � N p> � '� � c�6 N C f/1 1� tl� � .J � � � � �L-' �M � v � !V Q � H � y N � a' � � ,�Or 0 /A � N � c� v � Z'p �' �. �i C1 C � � � � U -a � N N � fU6 C 'a d R > � I� � O` d 7 Uj O O.' U) �� (a > U � � � ln I� � � N j '� N � p` N U y � Q' � �� f° � � � �i � � � � � � U a '� c��o 0 � � o cN �a � '� o •o � o a� a � � v► d d � c� m � � 3 v a� y a� � � � � > E a �` o � z � r�°i � � �- � t -a � m Y � � �k d N � � V � � U C � y °' � c V `- � .��. 3 3 � in .t�. o .� ` _ � dV ii �' d � � � � e�i � � � � � � � a � c c � � c � c 'ao � � � � � G> tR C � � U .�-� t> > LL = � �'� N r w � p ^ Q. C � � N c U ip �, tA fn i_i � � d � p � � � � � c � W � p £ � v ~ j N o � Q C�/� � L �+ d � p U c�0 •� U" !0 � V � O � p_ 00 v cx6 L z � � k c a � a� � � � �- H � � � a = o L a W U H F�- F- U 2 � O I-� �� Exhibit Vll Market Value Analysis Report City of Golden Valley, Minnesota Tax Increment Financing (Redevelopment) District Tennant World Headquarters TIF Projections-$20.96 M Commercial and $25M M/F 2% Inflation Assumptions Present Value Date 06/30/18 P.V. Rate-Gross T.I. 5.00% Increase in EMV With TIF District $61,476,252 Less: P.V of Gross Tax Increment 10,210,912 Subtotal $51,265,340 Less: Increase in EMV Without TIF 0 Difference $51,265,340 Annual Present Gross Tax Value @ Year Increment 5.00% 1 2020 � 71,071 63,673 2 2021 � 347,875 296,824 3 2022 � 654,749 532,061 4 2023 � 690,292 534,232 5 2024 � 689,356 508,103 6 2025 � 707,182 496,421 7 2026 � 725,363 484,936 8 2027 � 743,908 473,652 9 2028 � 762,823 462,567 10 2029 � 782,117 451,682 11 2030 � 801,798 440,999 12 2031 � 821,870 430,513 13 2032 � 842,346 420,227 14 2033 � 863,230 410,139 15 2034 � 884,532 400,247 16 2035 � 906,261 390,552 17 2036 � 928,424 381,051 18 2037 � 951,030 371,742 19 2038 � 974,089 362,624 20 2039 � 997,608 353,695 21 2040 � 1,021,598 344,952 22 2041 � 1,046,067 336,395 23 2042 � 1,071,026 328,020 24 2043 � 1,096,484 319,826 25 2044 ' 1,122,451 311,810 26 2045 ' 1,148,938 303,969 $21,652,488 $10,210,912 SPRINGSTED Exhibit Vlll PART 1 - EXECUTIVE SUMMARY PURPOSE OF EVALUATION Stantec, BWBR code analysis group, and NOVA Consulting were retained by Oppidan Investment Company, the development consultant for Tennant Companies, Inc., to evaluate the properties within a Tax Increment Financing Redevelopment District ("TIF District") proposed to be established by the City of Golden Valley. BWBR code analysis group performed the onsite interior and exterior inspections to verify existing conditions and determine code deficiencies. NOVA Consulting performed the replacement cost estimating based on correcting the code deficiencies found by the BWBR code analysis group. The proposed TIF District is located in the City of Golden Valley and includes two non- contiguous parcels.The first area includes parcels within the general area bounded by Zane Avenue North on the west, Highway 100 on the east, Luce Line Trail on the north and Olson Memorial Service Road on the south minus the area covered by the existing Tennant Building on the north portion of the parcel. The second area includes the parcel bounded by Golden Valley Road on the north, Douglas Drive North on the east, Luce Line Trail on the south, and an adjacent parcel on the west (see Figure 1). The purpose of Stantec's work was to review the information gathered by BWBR to determine whether the proposed district meets the statutory requirements for coverage, and whether buildings on six different parcels, located within the two proposed non-contiguous TIF District Areas, meet the qualifications required for a Redevelopment District. SPRINGSTED Exhibit Vlll � f �"�� t *�: � f � ,� � � }� - r�+� �.fi, � �'�ir -- .�� M ��III �z �-,, m �'�`�"`:..,...t.,,,,ti,�� ,� �� . ' �� . '^`-+� � ,.�,y . k� « 3 f,� �?� " ;;' ' �* 'r� �i ` '� ,t ` ��t`� `*��+: ��R :.; � � ��'1,.� ;„ y+ r �''�—�, •f . w�•,.�x� �.� r �'` � s.� ��,� : � �+ + �`ufr`j�ly 't� i �•�yii �w *k�'� ��..a" _ � iq�' ��I� �iR*"' i � �'; - �' f � 4 � �:� _ � �� # . �w � �`"�y � li .� �; � � f�,�.. . . �� :.�. . _.� ° _ -�='�=-� ��w�:�� ' , r , n r.►� � �,.��.�....�.-�.a�. -.�,_..... _ _� .� �� .� ..{,.�. � � "":� �-..�i4.�""�`��-�.� . _ � �.:. 3 i� Figure 1 - Proposed TIF District SCOPE OF WORK The proposed TIF District Area 1 is comprised of five (5) parcels and containing five (5) commercial buildings and three residential buildings and two easements currently owned by the City of Golden Valley. The proposed TIF District Area 2 is comprised of one (1) parcel containing one (1) commercial building. All the commercial buildings in the proposed district received an onsite interior and exterior inspection by staff from BWBR. Two of the three residential property owners would not allow an onsite interior and exterior inspection. These buildings were only observed from the adjacent street.The third residential building is currently part of the larger Tennant parcel and is unoccupied. It has been deemed unsafe for habitation. Building Code and Condition Deficiency Reports for each building are in Appendix B. CONCLUSION After evaluating the inspection reports prepared by BWBR and the estimated replacement costs prepared by NOVA Consulting for the properties within the two proposed non- contiguous TIF District Areas and applying current statutory criteria for a Redevelopment District under Minnesota Statutes, Section 469. 174, Subdivision 10, it is our professional opinion that the two proposed non-contiguous TIF District Areas do qualify as a Redevelopment District.The remainder of this report describes the process and findings in detail. SPRINGSTED Resolution 17-01 October 23, 2017 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GOLDEN VALLEY, HENNEPIN COUNTY, MINNESOTA APPROVING MODIFICATIONS TO THE REDEVELOPMENT PLAN FOR THE DOUGLAS DRIVE CORRIDOR REDEVELOPMENT PROJECT AREA AND THE TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT TENNANT WORLD HEADQUARTERS CONFORM TO THE GENERAL PLAN FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY, AS AMENDED (AMENDED 2008 COMPREHENSIVE PLAN UPDATE) WHEREAS, it has been proposed that the City of Golden Valley, Minnesota, and the City's Housing and Redevelopment Authority modify the Redevelopment Plan for the Douglas Drive Corridor Redevelopment Project Area (the "Project Area") and the Tax Increment Financing (Redevelopment) District Tennant World Headquarters (the "TIF District"), and adopt a Redevelopment Plan for the Project Area (collectively the "Plans"), all pursuant to and in accordance with Minnesota Statutes, Sections 469.001 through 469.047, inclusive, and Sections 469.174 through 469.1799; and WHEREAS, the City and the Authority has caused to be prepared and submitted the Plans to the City Planning Commission (the "Commission") for review prior to the holding of a public hearing upon published notice as requested by law; and WHEREAS, the Commission has reviewed the Plans to determine conformity with the general plan for the development and redevelopment of the City as described in the 2008 Comprehensive Plan Update for the City, as approved by the City Council on March 17, 2009 and amended thereafter. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission that the Plans conform or will conform to the general plan for the development or redevelopment of the City as a whole, as proposed to be modified, and furthermore, the redevelopment activities are compatible with the City's zoning ordinance and other related regulations and encourage efficient use of existing infrastructure as set forth in the City's Land Use Plan. The redevelopment activities will be subject to obtaining necessary land use approvals. Approved by the Planning Commission of the City of Golden Valley, this 23�d day of October, 2017. Chair Attest: Secretary