Loading...
HomeMy WebLinkAbout07-12-2007 Planning Commission Meeting Packet or IF CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, July 12, 2007 7:30 p.m. — City Hall Council Chambers I. Call to Order: II. Agenda Approval: III. Approve Minutes of June 14, 2007: (1) IV. Department / Commission Liaison / Other Reports: V. Visitors/Public Comment: This is an opportunity for the public to address the Commission with questions or concerns regarding items not on the agenda. Please limit comments to three minutes. VI. Public Hearings: A. Bremer Bank — Consider application for Planned Unit Development: General Plan, Site Plan/Design Guideline Review and Variance to Sign Ordinance requirements for proposed Bremer Bank operation located S. of 60 St. N. and W. of Nova Scotia Ave. N. (2) . B. Jerden, LLC - Denny Hecker's Cadillac- Pontiac -GMC — Consider application for Zoning District Amendment, Comprehensive Plan Amendment, Utility & Drainage Easements Vacation, Subdivision and Conditional Use Permit for Cadillac- Pontiac -GMC automotive dealership nd mixed retail /restaurant development located S. of 58 th St. p p N. and E. of Memorial Ave. N. (2) VII. New Business: None. VIII. Old Business: None. IX. Informational: A. Party -in -the -Park August 7, 2007 5:00 — 9:00 p.m.@ Brekke Park B. Upcoming Meetings August 9, 2007: 6:30 p.m. — Comprehensive Plan Update Committee (Large Conference Room) 7:30 p.m. - Regular Planning Commission Meeting (Council Chambers) C. Council Representative July — Commissioner Powell August — Commissioner Liljegren X. Adjournment. i :. CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, June 14, 2007 Call to Order: Chair Li1j e en called the meeting to order at 7:00 p.m. Present: Vice Chair Wasescha, � ' Commissioners LeRoux, Powell and Runk; City Administrator Johnson, City Planner Richards and Commission Liaison Abrahamson. Agenda Approval: Commissioner Powell, seconded by Commissioner LeRoux, moved to approve the agenda as presented. Carried 5 — 0. Approve Minutes of May 10, 2007: Commissioner Runk, seconded by Vice Chair Wasescha, moved to approve the Minutes as presented. Carried 5 — 0. Department /Commission Liaison & Other Reports: None. Visitors /Public Comment: None. Public Hearings: A. Lowe's Home Improvement Center - Consider application for Conditional Use Permit for outside storage at 5888 Nova Scotia Ave. N. City Planner Richards reviewed the June 6, 2007 planning report relative to the request and provided an issue analysis for the same and provided the Commission with a planning recommendation, with conditions for their consideration. Chair Lilj egren opened the public hearing and invited public comment. Scott McGee of Ozark Civil Engineering and Rob Fiebig of Lowe's Home Improvement Center addressed the Commission as to the conditions of the planning report,. responded to Commission inquiry and discussed matters related to outside storage of appliances, delivery trucks, screening, pallet stacking, berm and landscaping, R -O -W to. Oakgreen Village development and additional landscaping at R -O -W, outside storage ordinance requirements, site lines from various directions and view from the same as to outside items, and the retention pond. Commissioner Runk, seconded by Chair Powell, moved to close the public hearing. Carried 5 - 0. r Planning Commission Minutes June 14, 2007 Page 2 of 4 Commissioner LeRoux, seconded by Chair Lilj egren, moved to recommend City Council approval of the request for a conditional use permit, subject to the following conditions: 1. All outdoor storage of truck trailers, box trucks and flat bed trucks shall be within the areas indicated in the site plan dated June 4, 2007. No more than two truck trailers and a total of three delivery trucks shall be stored at one time. 2. The berming, landscape and fencing plans shall be subject to review and approval of the City Engineer, City Arborist and City Planner. 3. No merchandise or storage items shall be stored above the garden center fence on the west side of the building. 4. Merchandise within the fenced storage area on the southeast side of the building shall be screened so that it is not visible from Nova Scotia Avenue. The applicant shall provide a screening plan subject to review and approval of the City Planner. Carried 5 — 0. New Business: A. Menard, Inc. — Site Plan/Design Guideline Review for Garden Center Exterior Design Changes to entry and addition of bi -fold doors at 5 800 Krueger Lane, N. City Planner Richards reviewed the June 6, 2007 planning report relative to the request and provided an issue analysis and discussed the same, and provided the Commission with a planning recommendation, with conditions for their consideration. Commission discussion ensued as to the unscreened electrical box and low fence at 58" St. N. that does not adequately screen that portion of the site,- potential development to the west and north side of Menards and creation of a trail or trails for pedestrian travel among the developments, trail/sidewalk location possibilities and placement of a crosswalk at 5 8 St., and City comprehensive plan aspects for parks and trail planning to the area. Scott Nuttleman of Menard, Inc. addressed the conditions of the planning report and comments amending them by the Commission. He noted that he didn't think the condition regarding screening of the S. side would be a problem but that he couldn't see a way to make changes to the screenin g at the electrical box and that adding additional height to the existing fence at 58 St., sidewalk/trail requirement were a bit excessive requirements to attached to their request to alter the store exterior at the garden center and entry. 1 Planning Commission Minutes June 14, 2007 Page 3 of 4 • � hive to make the changes es as a result o f Mr. Nuttleman noted that if it becomes cost prohibitive g p additional requirements, it is likely to not occur. Scott addressed Commissioner Wasescha's sug gestion for lowering the green overhang panel to the roof line for the bi -fold and overhead gg doors on the garden center's west elevation. He stated that he would look into the possibility of having this done. Commission discussion continued as to screening of the storage area facing east and visible from 5 8 St. N., trails /sidewalks and the manner in which they would be facilitated for location, construction and cost. Mr. Nuttleman suggested that they weren't necessarily opposed to a sidewalk or trail, but felt it excessive based on the nature of their request and felt that such placement should be put on the incoming developer(s). Commissioner Runk, seconded by Commissioner Powell, moved to recommend City Council approval, subject to the following conditions: 1. All changes to the sidewalk, crosswalk and addition of the bollards are subject to review and approval of the City Engineer. 2. The green overhang panels shall be installed above the door hinges to the roof line for the bi -fold and overhead doors on the west elevation of the garden center. 3 overhang overhan panels shall be added on the south elevation to cover existing storage racks, resulting in a consistent overhang on the fagade. R 4. The Planning Commission recommends that eight foot bituminous trails should be added on the west side of Krueger Lane and on the north side of 58 Street, adjacent to Menards. Menards shall agree to pay for trail installation for the area adjacent to their frontages and at the discretion of the City Council. 5. The g arden center lights under the canopy shall be shielded to full cut off. Plans for shielding the lights shall be subject to review and approval of City staff. 6. Menards shall provide a plan for screening the materials storage area that faces east and is visible from 58 St. N., subject to review and approval of the City Council and City staff. Carried 5 -0. Commissioner Runk noted the need for a cross - connection at Hwy. 5 to connect the two existing trails. Discussion ensued as to this situation. Old Business: None. Planning Commission Minutes June 14, 2007 Page 4 of 4 Informational: A. Party -in- the -Park 5:00 — 9:00 p.m.@ Brekke Park (4) B. Upcomin Meetings July 12, 2007: 6:30 p.m. — Comprehensive Plan Update Committee - (Large Conference Room) 7:30 p.m. - Regular Planning Commission Meeting - (Council Chambers) C. Council Representative June — Commissioner LeRoux July.— Commissioner Powell Adjournment: Commissioner Powell, seconded by Chair Lilj egren, moved to adjourn the meeting. Carried 5 — 0. Respectfully submitted, Julie A. Hultman Planning & Code Enforcement Approved by the Planning Commission: NORTHWEST ASSOCIATED CONS LTANT r I NC* ...... . mom �. : .•: - _ :L: vyS . . . . . . . .. : . 4800 Olson Memorial Kig hway, Suite 202, Golden Valley, M 55422 Telephone: 763.231 F acsimile , 763..231 planners@nacplann*lng.com MEMORANDUM TO: Eric Johnson FROM: Carie Fuhrman /Scott Richards DATE: July 6, 2007 RE: Oak Park Heights — Bremer Bank — Planned Unit Development: General Plan Review; Site Plan Review, and Variances for Signage NAC FILE: 798.02 — 07.07 BACKGROUND Application. Frauenshuh Commercial Real Estate Group, on behalf of Bremer Bank, has applied for a PU D, general plan approval; site plan review; and a variance for si na e. Bremer Bank is proposing a single story bank with a drive - through to be g g constructed on Lot 6, Block 1 of Oak Park Commons. The site is approximately one acre in size and is located on the corner of 60th Street North and Nova Scotia Avenue North. The bank is proposed to be 4,400 square feet, contain a four -lane drive-through, full- service banking floor inside with a walk -up teller line, offices, meeting facilities, vault, and safe deposit boxes. Bremer Bank is also requesting to place a second freestanding, monument sign on the northwest corner of the site, which requires a variance due to the fact that the Ordinance only allows one freestanding development sign on a site. In addition, Bremer Bank is requesting three wall signs on the exterior surfaces of the building, while the q g g Ordinance only allows two wall signs total. Attached for Reference. Exhibit 1 — Title Sheet (AO) Exhibit 2 — Topographic Survey (CO) Exhibit 3 — Grading, Drainage, & Erosion Control Plan (Cl) Exhibit 4 — Utility Plan (C2) Exhibit 5 — Civil Details (C3) Exhibit 6 — Watershed Plan (C4) Exhibit 7 — Landscape Plan (L1) Exhibit 8 —. Site Plan dated 6- 28- 07(A1.0) 1 Exhibit 9 — Floor Plan (A2.0) ' Exhibit 10 — Roof Plan (A2.1) Exhibit 11 — Exterior Elevations (A3.0) Exhibit 12— Exterior Elevations (A3.1) Exhibit 13-- Photometric Plan (P1) Exhibit 14 — Colored East Elevation Exhibit 15 — Colored North Elevation Exhibit 16 — Colored West Elevation Exhibit 17 — Sign Detail Exhibit 18 — Photograph of existing bank Exhibit 19 — Photograph of existing bank Exhibit 20 — Photograph of existing bank Exhibit 21 — City Engineer Comments ISSUES ANALYSIS Zoning. Lot 6, Block 1 of Oak Park Commons is zoned B -4, Limited Business District. "Banks, savings institutions, credit unions, and other financial institutions, including drive - throughs" are permitted uses in the B -4 District. Concept Plan approval was already received for the proposed bank as part of the Oak Park Commons Planned Unit Development review. The following table illustrates the required and proposed general zoning regulations for this site: Regulation Lot Line Required Proposed Front Setback North 60th Street N. 40 feet 40' East (Nova Scotia Ave. N 40 feet 67 South Private Street 40 feet 96 Side /Rear Setback West Lot 5 20 feet 69 Lot Area N/A 15,000 s . ft. 41,817 s . ft. Lot Width 60th Street N. 100 feet 190 feet Nova Scotia Ave. N. 100 feet 215 feet Building Height N/A 35 feet 24.5 feet Parking Lot Design. The parking stalls are 9 feet wide and 20 feet in length, which meets the Ordinance requirements. The access aisle widths are 26 feet, ten inches wide and 22 feet wide, which both meet the minimum Ordinance requirement of 22 feet. Number of Spaces. The parking lot is proposed to have 26 parking spaces, including two handicapped accessible parking stalls. Ten parking stalls are proposed on the south side of the property, 12 of the parking spaces are proposed on the east side of the property, and four parking stalls are counted within the drive- through lanes. The Ordinance requires one space per 250 square feet of floor area. The proposed bank is 4,440 square feet in area. 4,440 x 0.9 = 3,996/250 = 15.98 4 16 parking spaces 2 The Ordinance also requires two spaces for each drive -in unit plus drive aisle stacking space of 180 feet for each drive -in unit. 4 drive -in units x 2 spaces = 8 parking spaces Therefore, the Ordinance requires a total of 24 parking spaces, which is met by the proposed parking plan. Entrance /Exit. The site will be accessed from the south, off of the primary east - west service drive rivate that traverses the north end of Oak Park (p street) Commons. The entrance to the site shall be from the southeast corner of the property, and the exit shall be from the southwest corner of the property. According to the applicants, a variety of site access studies were completed, which analyzed both single and double points of entry and egress. However, circulation clarity and safety were maximized with the configuration that is utilized in the proposed plans. The Ordinance requires all off- street parking facilities to be designed and constructed with appropriate means of vehicular access to a public street. Except in the case of a planned unit development, each lot shall have access directly onto an abutting, improved and City- accepted public street. The. proposed access off of the private street meets the Ordinance because this is a proposed planned unit development. The property owners shall finish the construction of the private road along the property line of the subject property. Intersection Separation. Initially, the applicants proposed that the east driveway be an entrance and an exit to the ropert . However, that curb cut access into the p Y parking lot is proposed'to be approximately 40 feet from the intersection of Nova Scotia Avenue North and the private street (measured from the intersection of lot lines), which does not meet the Ordinance requirement of a 60 foot setback. Therefore, staff suggested the applicants turn the entrance /exit at the east driveway gg pp into strictly an entrance in order to alleviate congestion with vehicles that would be exiting the parking lot at this point. The applicants revised the site plan, and this change is reflected in A1.0. Curbing. The Ordinance requires that a continuous concrete perimeter curb barrier be located around the entire parking lot and shall not be closer than 10 feet to any lot line. A portion of the concrete curb is located within 5.5 feet of the west property line. The concrete curb setback will be subject to approval of the City Engineer being this is a part of a PUD application. Sidewalk. The submitted site plan indicates an existing sidewalk that runs along Nova Scotia Avenue North and 60th Street North. There is no indication of a sidewalk entrance into the bank parking lot. The site plan shall be updated to indicate a sidewalk entrance into the parking lot for pedestrian access, preferably along the east side of the property near the handicap parking. 3 Impervious Surface. According to C4, the proposed site will contain 0.69 acres of impervious surface, which is 72% imperious surface. Due to the significant amount of impervious surface, staff is recommending that the parking area on the south side of the property be shifted to the north approximately four feet to ensure the drive aisle width of 22 feet is still met. This will add increased green space to the subject property. Lighting Plan. Fixtures. The submitted photometric plan indicates five single shoebox fixtures on 25 foot poles, to be located as follows: one on the north side of the property,, two on the east side of the property, one on the south side, and one on the west side. These shoebox fixtures are shielded fixtures, with fully recessed lamp sources. The lighting shall be arranged to deflect light away from adjoining property or public right - of -way, so the luminaire shall contain a cutoff, which directs and cuts off the light at an angle of 90 degrees or less. The maximum height above the ground grade permitted for light sources mounted on a pole is 25 feet. Lighting is also proposed on the exterior of the building in three locations. Recessed cans in the soffit, above the main entrance (fixture type `D1'); recessed square canopy fixtures installed inside the drive - through canopy structure (fixture type `D2'); and surface- mounted fixtures, above the emergency exit door (fixture type `L'). All exterior fixture types will utilize fully shielded lamp configurations. The fixtures located within soffits are also fully recessed in their locations and shielded from view. Intensity. The submitted photometric plan meets the Ordinance requirements for lighting intensity. Location. The single shoebox light fixture proposed on the west property line does not meet the required setback from the side property line. The Lighting Plan indicates that this light fixture is proposed to be located directly on the west property line adjacent to Lot 5. The Ordinance requires the light source of an outdoor light fixture to be setback a minimum of five feet from an interior side lot line. Therefore, the revised Lighting Plan shall indicate that this proposed light fixture meets the required setback from the side lot line. Hours. Outdoor lighting for parking lots shall be turned off one hour after closing, except for approved security lighting. Landscape Design. The Landscape Plan shall be subject to approval by the City Arborist. Signs. The site plan indicates two "exit only" signs proposed at the west driveway. The east driveway shall also be signed, indicating that it is an entrance only. The site plan also indicates an address sign on the east elevation of the building, facing Nova Scotia Avenue North. The elevation notes indicate that the numbers will not exceed three square feet, which meet the Ordinance requirement. In addition, the 4 numbers shall be metal, glass, plastic or durable material, and the numbers shall not be less than 3.5 inches in height, in a contrasting color to the base or made of some reflective material, and so placed to be easily seen from the street. he submitted site plan also includes a proposed monument sign on the northwest corner of the site. The sign is approximately eight feet tall and 52 square feet. However, the subject site already contains an existing monument sign advertising the entire development on the northeast corner of the property. The Ordinance only allows a maximum of one freestanding development sign; therefore, a variance is required. The site plan also indicates three walls signs proposed on the bank. Each sign is on a separate building fagade: one on the north, east, and west elevations of the building. Each sign appears to be approximately 31 square feet in area. The Ordinance only allows a maximum of two walls signs on any principal building; therefore, a variance is required. All illuminated on- premise, and off- premise signs for advertising purposes shall be turned off between 11:00 PM and sunrise, except that said signs may be illuminated while the business facility on the premise is open for service. Building Type and Construction. Quality. The proposed building meets the quality standards of the Ordinance, which states that buildings in all zoning - districts shall maintain a high standard of architectural and aesthetic compatibility with surrounding properties to ensure that they will not adversely impact the property values of the abutting properties or adversely impact the public health, safety, and general welfare. Photos of another recently completed Bremer Bank have been included with the report. The photos illustrate the bank's size, scale, composition, colors, and exterior materials. Exterior Finishes. The exterior of the bank is proposed to be finished with the following materials: ashlar gray rock face concrete block; jumbo modular face brick; vertical windows with insulated glazing; synthetic stucco with a sandpebble texture. The roof structure is proposed to be composed of bare galvanized sheet metal roofin g glazing with insulated lazin windows that are exposed between the walls and the roof structure. All of the proposed exterior building finishes are consistent with the Ordinance standards for -grade and quality. Trash Enclosure. The proposed trash enclosure meets the following Ordinance standards: is a. The exterior wall treatment is similar to the principal building. b. The trash receptacle area is located in the rear /side yard. 5 1 trash enclosure is in an accessible location for pick u hauling vehicles. c. The a p p g i It is located near the west entrance /exit to and from -the parking lot. d. The trash receptacle is screened from view of the public rights -of -way to the north and east and also the private road to the south of the property. However, the trash receptacle is not fully screened from view of the adjacent property to the west. Therefore, additional landscaping shall be added between the trash receptacle and the property line to the west. Mechanical Equipment. The roof plan indicates several items that are proposed to be located on the roof. If any of the mechanical equipment located on the roof is visible from the street level or from neighborhood properties, it shall be screened with a material designed to blend harmoniously with the building fagade materials. Grading /Drainage. The Grading, Drainage, . and Erosion Control Plan shall be subject to approval by the City Engineer. See additional engineering comments in Exhibit 21. Variance. Variance criteria is provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and City Council should review the following criteria and conditions to determine if the variance is justified. Review Criteria. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. C. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area, or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5, below. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that. a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 6 i 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. C. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structure or buildings in the same district under the same conditions. e. The request is not a result of non - conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. Comment regarding the second monument sign: In response to the criteria and conditions listed above, granting the variance request to allow a second monument sign would be awarding the applicant a special privilege that is denied by this Ordinance to other lands, structure, or buildings in the same district under the same conditions. The site and building are highly visible from Highway 36. A freestanding sign that exists on site could advertise the Bremer Bank. Allowing the bank to construct an additional freestanding, advertising sign without a justified hardship would set a precedent for future requests. For these reasons, City planning staff recommends that the second monument sign variance be denied. Comment regarding the third wall sign: In response to the criteria and conditions listed above, the proposed wall signs are fairly small in size and granting the variance request to allow the third wall sign will not create an inconvenience to neighboring properties and uses. The City has granted a third wall sign to allow better visibility from Highway 36 for other businesses in this area. For these reasons, City planning staff recommends that the third wall sign variance be approved. RECOMMENDATION AND CONCLUSION After reviewing the request and the criteria and conditions for variance approvals, staff recommends denial of the request for the additional freestanding, monument sign on the subject property. 7 After reviewing the request and the criteria and conditions for variance approvals, staff - recommends approval of the request for the third wall sign on the proposed building. After reviewing the request for the PUD, general plan review, and site plan review, staff recommends approval of the proposed Bremer Bank. The recommendation is made with the following conditions: 1. The property owners shall finish the construction of the private road with curb and gutter along the property line of the subject property. 2. The outdoor lighting for the parking lot shall be turned off one hour after closing, except for approved security lighting. 3. The lighting shall be arranged to deflect light away from adjoining property or public right -of -way, so the luminaire shall contain a cutoff, which directs and cuts off the light at an angle of 90 degrees or less. 4. The maximum height above the ground grade permitted for light sources mounted on a pole is 25 feet. 5. The trash receptacle shall be fully screened from view of the adjacent property to the west. Additional landscaping shall be added between the trash receptacle and the property line to the west. 6. The Landscape Plan shall be subject to approval by the City Arborist. 7. If any of the mechanical equipment located on the roof is visible from the street level or from neighborhood properties, it shall be screened with a material designed to blend harmoniously with the building fagade materials. 8. A revised parking plan shall be submitted that indicates the following: a) The east driveway shall be signed, indicating that it is an entrance only; b) The concrete curb setback shall be subject to approval of the City Engineer; c) The site plan shall be updated to indicate a sidewalk entrance into the parking lot for pedestrian access to the bank, preferably along the east side of the property near the handicap parking; and d) Due to the significant amount of impervious surface, staff is recommending that the parking area on the south side of the property be shifted to the north approximately four feet to ensure the drive aisle width requirement of 22 feet is still met. This will add increased green space to the subject property. 9. The address sign numbers shall be metal, glass, plastic or durable material. The numbers shall not be less than 3.5 inches in height, in a contrasting color to the base or made of some reflective material, and so placed* to be easily seen from the street. 10. The Grading, Drainage, and Erosion Control Plan shall be subject to approval by the City Engineer. 11. Any additional comments or conditions of the City Council, Planning Commission, or City Staff. 8 u i t 1 1 m till W aaaaaaaaaaa = u w i t(]xrY I • /ii q A w id ►-�su� U LU W zs in V lu kn O U J V N QQ ' 61 IR. .• I f t ILL ,_j `l 1 —U uj J . LU .• .. .,_ •. .. E ,4s �z J � an an 53 AL 3N Ni JO Z/ t N 3H1 .40 133.E n � ' �, _ , d w 00'J301. JSV3 3Hl ,�O 3Nn xivas:im --. oo z ui o 0 099 3, L,zg. LOS --r.. - ___,� 0 N o �� eon , 10 � �st �zZ 0 o- z z Co HIHON anN3AV VULOOS. VAON to f6s 0 "'01:0 a A I LLJ In W fi I m xs•qoy 3„*tzs.tos .r � -� �T W O; — -�- 8 U- TWO O M o I oz *a 1 6Z a 'S ! '03S -q0 tr/ t 3N co , 0 - ! 3HI Jo Z/1, N ! 3x1133A OOTBO V-49 V I ° U 0 0 ! 1Sd3 3141 30 3NI1 A1831SW ! �- If. 1 �,� �. '' ,•••'� f �♦ •— W i • Im Nolla3s I I �-r' ! o O a Q 0 H ",? 1Stif3 3141 -40 �: '.�' �" E F Z A d w w 3Nn iLs3m z z I iE 4 r` ss �cZ t.��1,oQ. w o of l I ° z ° °� N I I ©oM I� I 1 n., I a Q O N r) I ! I o f• f w � '' �Wo' 2 co 10 .. r � w t 0 Z 'I z _ I Iii h' i FS �"' f �' y �� I �� '�I' .;. I I � _ �, I . �� f IC I I f I O r, I �• `vr I p f �w V 17 P C �1 } _ _ tC� Z 1 �,� 1 �/ t > ! ! I � itt of Lij • , l..._ sV �Z 3,.8 0,o0.00s/ -- �' 11.�• -'�'� - — ..... _ ._.. , CO .�' 0 w l , , ; 91. LLZ 3„ BO,OCLOOS �� !o w o / f t w 'Lu va . Z t 11 ` ! to V) 0 1Z t� .•� 4 w % 0. tr1 a: Q o F cy I .¢ w CS I I ti _z ►- cn t Ip��d -�� zM �� ow4 w< M ° C L ;r I NOIlioav 3SVVH JO ld'ld z I (�� ! I t 113d 1NMOSY3 uunt I! Q ~ --•� , I oZ 6 1 3 �t N IY23 100 O t �1 I! I o I r%, m N, 9 VZZ _ 80 80 t _l M 0o °D• R . 0 �S � 11 .Zi.0 v ` c. 4 :: t . .' c i i t i r : i t i i� i i :i i Cn 11 z I l ;••: .... ;� . v I IR i gam° $,p.,t ;� .1 &' .►�$��� o a �.�\ ( '\ S I R Fri 9 `00 c RISC zi It FA Ls 1 . 0 4 0 p g al 9 o Cp I l —4 •°• �• g• N R To ` to L 0 ~ $ w . --• — ___— ___— -------- `--- _-- - - - - -J _- •--- __--- ._ —_ —_— � ar • � 0 81 — — — — — — — — — — — — — — — — — --------- ,---------- - - - - -� g � ° O - - - - - - - - - - -- R o 1 ___ T - - T - ------ •1 =-r- - - - --I• -- --------------- - - - - -- I 1 1 w yy y ' , x I; , ! / = p r I I '�•����� j' f I i � G w = i ^I�o '= I 'I. `• J p a�Pw 3 �� 0. ��p a 4 to F. '.$ a$2 ^°awn o f L d$ 1 b I t I R X. 3 0A . ,c fi. _•r; ' ' a it : I r r )• s J• t�Rt ISI is r r >r r Ir m m m r r - ti W---: r► {{ E A t 1 v D " 8 ce D {►« r► • i► 1� R •a ' i► I I f► a N ' 1 I Ito re� v ■ I . I - I • v x ./ r � x , Z F9.- a-D N t. ►, i ►• : fit Sol ...... ra Sat •m .. ttmr I ------------------ - - - - _- ------ - - - - -- - -- I �1 Sol t>• tt� r tt� tnu clot Sol 1;u I ,. 1 _ ►- i�'- �:a�..�. {► ,') 1 -._ •----------- _..- ---- a • is ( v CRA%ACE�AIIO UTILITY EASEMENT­ , x Imo- -_- <._ S �• x x pt WIK PAW COMMONS It X ' 'nom.. -_.i►� • ' k � ' "� � ,,` � ►� ( CD -- . CD {r,;...��, ► :�, it • I I V t I I -� I ............ o 001 m�m 0 0 00101 10011 " roo /m/,///, 1"�I�V'd'S+'N3o �: I I 1 0 1 L 919 19 a� P� flee. g 1 : I 1 x 140 1 T- tit IT ► I s +' - 1p 7r 0. • � -rj �I 1 c t� titer r m/ Sol It • j g .— . - ORAIMAQE AND UTILITY EASEME J a 1 a a a — —1 ► — PER OAK PApK COIAM— � 1 1 b �" • I >R y - -J �. --..- •------ • - - -•-- .- r P :. . . :.ice -.�- --- ._..._. -__ -_- _"- of n • set«+++t Y § �� a : ' : - • ; � 1 $214 E �1E�5.80. x C w per N • • i r -• --- ��-' _ a it • u a a -N $� d NOV =SCOTIA AVENUE N TH ' 4 J d _ " 1 •— —_ 1 x r C 00 –^-- a a o - o ��� y o o R ' � a x z Z w 1-3 r D I ao > O u wAm► ro � o U) rn o -1 :'r ;E -1 z D QAII rT/1E' A a rn --C 1 C) - r CA 0906W A%X of LW . 0 � r� d c < o b b H p� A • to a � *� � DDDDDDDDDDDDDDD � � � as �� D .,.... _ W tz y U p W ! U • fi. Z H- • �il H a Q o LL T L) I rr I k o� 1 s I dd ;z Z Q o n. a � � � � Q � J -• W O_ • g i g a R m $ N N Z °y 111{ �`�' is tC LS W t- 1 w e s s < ff a s b i I �a J Ell ` 6 s 31 �: a � �a U I8 Ion N N IT I g = Q s= $ 6 � u '+� o Z p �< y )st+ g ° a w V) I • ��; >d :j§ ; j j e z _ ty�j Y� t� � � + y ° � O W v Z � � gt+ N. � `O � W �.��j�� �� t _ s�► 2 ae -`ate - § S =G 4 4 o Cc i w. y C �il yt N r WIN mu uG�y lr. id W a% `C �Lt K SS < 8TH 000 < a VVV p t N a yar ,`Y' e «1 . W r - yt a �t O C IL O uWZS�SS �N y�¢�jrrS � rt �� �' ® io�i ((Z $ Z $� • ° ►. 'S Y y r Z yt p N ttl tjOi``�iS t pp 1� sy p y yl� ��.T ty �i ° sW INN . � 8 7 >ra vii 2 A 4 q S S � i Nj� � y PHI .�( � 2a I: s 0,� } JOm � N x S►�t W' YS l i•y 4: S F N� W W N W C' O W F e N r 3J p W W It) 2 < 1 O y e W y 1a�tt N t K ! O � 27NO 9 _ W o av� t'•t 1 t tL� P€p mN 9` yyt �m6 W effi g ° ZZ t� � a S .. � fL to ' y� Y a � z � t► o Q W 8 ` } ;b i ll O F 1J 6• Z WZI' O�• ` °q W 8� W W •� (��(j �° po ��qqtt Z i _ W W v ty� I �y • I 3 w % Ig < S ° K a F. O O� ® O S • I rj it•" y ty O N GS h• < O Yt u �, S e z i _ tub yy�j N Z 71 o� Z C y , V1� .0 ••�� yy,, � � Z � � Sy W � �pp� OO� � y� t��It�!.. � W �r S �U � � �� � < O ►'_ W a „ R 3 G pZ y J 8 (9 g � a 2 0 _ �j.� �.L.� 1•. W J W a.' � Yl � Y ( � � � R'' {� fi � o 112 F ` - ►* W �i r�) SD d p u W O K OC 8 frJ F w ill ° ♦ F 3 t�i N ° x { W , y = t� O� a W� S � Z s �7dQ+ ° a Y� s � N N� x / a y o tl W O W ,` O Z 7» O N�r C � 1� m .! �- h Q W N m at a 1► $ tl die V N A a 51 O 1,SJ YES �3 at �iI o �+s$1 Yyt! y ¢g p LL O W = F W < e � 2a��W O � O p pp 2 � . 1 q • � � o J.• pe" NXI a 4l � » �� 1 it iL mot" yt may( � t .d tf O 1..! ' � Z ` F a l� N < < .� = 0�, pOp,, �C't p �I = z o�p t0 W to o �tl }� y� y s r r 2.sT, ^ �/9 ZW L N h t 111 A y C: N �U . n ZY.W N N 'O , ii�iC R W n g F C J WO ` 7C S x VV LL V/ ist�..sdl:�dd7_ .t j •s d y� 1n. .. Q O _�___ dwdaid 4F �u '� lOde► :: Y O B 8 O O 8 O 8 O O O ' +b .. ».` . s . . .......................� = .......,............ .......» .... �. . ... »..... ................... .,......... . . . »... » ... «_«,.. «... �: ......_. «.......... ^ »............ ««.......». ».._... .... .,`._ ... ........................ �2y t �`.. ..........,»......... ..xt u j r R , +i f ,; _� =lZ taSrs: k`•t•:tzd• /y ��xnt' ssi: Mrnnsntttava: istrs r.:: txtsnzsstzt: t:: estLt3rttle: iustsitn: szs•••• sL. nn:+ nsnsn srmnz•::.urn:zsssiiissmttn• n = R .. .............. ......... ....................... ........ Sol +'_�• \ } r \ , 1 .. «� �_. :.. �.. •:F t..,....» L vy.« r.... {.: ... j.. . «.It'rr:. ,�. \.1•�t ::t. ~• - , ••, .,\ .' ,1, tW♦1pL lrrrtri.:iCl .titi.�. AL.ilt d•.StSitf.l i .S...Lr . \ S' _> m >"�'__ >y _____ y >>" t om•••- :t,,:x sit�=zs• � .. •zs:itl:st . ►„ �!z /rt: pji :...: razes: r.: �siT S : nnrsz••••y »;nsirtim"Wousuma. �wta:M-AIriT tG::ct — , ' ,N• ,.•••• 121 — .� kt .sr ♦+ ............... •' ./' , I M ............. «,w... « «... /.:. ». «........ «... .... »! n ............... ............... ............. ......_ »•h,<.....� / K.....a,l .... / x 1 i .ti' ... » .......... ....... «,' »..... « «..... vurMU tM ::• h / .�..et'1S: tti ° ., J ...., t i; q � � •� •\ /, . , t z tr.:.Mt a ws ) lJ' 8 ri. � LOS �,.Yu�r -•» t+ �3 r ....... to i� i « S::':: » / ...........:....... � ...�.• .. »..... ».. «............. ...« «..... ................. ...... .................... .. \ . ...p... , O . I �.. .I� . ^ �.., .•. . j N S 1 'y'.... « tt ' •' ........ • .....a ............. ............. • '\ Y / , k• R p " ( g ...».......«« .. ........... « «. «_.. «...... »..... .s ::........... • ..i..... «. ....... ..R... ' ; i � `�q'��'A h I ''� 9i � .�.. ` `,` �� �.. .�_ \ � ... -.• iii . H' ` i r7' � . � . ..s . ♦: \t ' 3i'E:Es' a �lJ.l t Y• 'F;•>i f Pi q � •" ••• �_ .- / ' \`'� ` . r Q ► I � » � i ; .• 4 . „� y t , >•� , s , ►. >, . ' J w q a. . r' ��,, ..«.. ... "' ^ x• �� }• .. p -a'� rf's / J•/t:.MR i•'Trrt4•rrr• ti E K �/ •� s Hi S � 'r' � ......« % ,N ,•, . + / ,J•� t r i • I � � i r l i i � � _ . <,i.a;!•<'' 'ti.i a 1: r � �... ;, �........ y , .. •,�` r •,' , :•• ^'�•.`. � 1 t t t i f 1 i ,,,... Y°` • A ♦ • t` \'•,• • 4 • r'ti ,� v''r'j ._ i! i J� / ll i a, .. S,>. • •• ��• � M7 a J 1f� i {",.a ' J' +' +' I• +• n � 44 J } t % ! �i, �f ! to t t• of ,► y . t ; � e t i i { I � • [ IL.:; i J ♦ t \ f Yt79M1 ^ f \ ......... fY •� E 7 E i t E9 ', � ♦ . M yQa • Ihltt! r) ~ ».�.... k t{ i 1 :i / . 'r . tsw•.r..•,( ttw< • ►r: a •..r• i•�r: \ r t t t i { ....« «. .. 3 Kf' I •r ; .o f x o �' �'-�� y •fit { i I 'l ' » .. ..... :..............i »...A. «. sI'......... ... «.« i , •- LL ..N ......... �t &A e a z E f It Id p 1 01 ...... ...... ............ r r• _ t *' •�` ................ « »� :fi : 1 12 �=E � i t t S a � •L ¢ M t 01 ► a� � / 1 j.� � �! ! S +i.. tv y l� i j a O ? AL 44 L i i ES 3{ I e\t : yr $ ..t► .» . l . r.: 1 t 'r f ' j p 7 .s' It ' X �•, iStitri7 ,Rdt 1�7!' sK •'t i I 1 ( , j < M i ; t : : ;Y.. }st>T:i ?:vt t.l: rt ► �.! ! t ! r 1 I ^ to « ............... « «.....» ^ ........................ rl ILA — 66'b tZ M« . «.......... . ..............._......... ' it i f i < ........ x _»_ , ». «stsn... ». «..• _..... »...; ,,.. a t EI. � w�'1 : � l ' t 1 r / i. ^ \.� Tli •� «, j � � 1 n � j % < i tt 3 ot ........... < • i t ;• .........;►;+� i �+ i wo i 1 / I n i ! i < at : 1 R 1 ! l ; � \ % f � P % 1 to ii ` Y % L' pt•' r /.N • 1 d / ....................»...... r.,........ , r -• !IS I E \ p er- R / 1' JQ r` ,,; ♦� • ti it • _ ~° - ♦. /� • Ij bill � E i, ., �'•:�'• E i \ \�'° � w 1 '•r'`� • N ",..•. ........ 1......» .............. .. »....... » »................... .... ” " :� I....i. ».. '''• s:.' 1 '� r , M • // / .d 1 ..y,. .... k.. «.............«.....». ..............••......«...«. «.. .t• ... •t/' \ ..... ...... . «_.. .. ............... .......«......«.. ..........••. »..........•...._w ... «__... ..._..._ « ».«� « . «.« « «...� s_. ». _ « � � g { .•......._L ............................................... ..._...� . ».« « I« «.._.... . « 1 «« _. «....._ —�— I «., »�_.._..._.... __......_... «. . { �� ' I ` SM• i ...........................................»..».....«.. ...............................................«.......... .. ........................«.............. ..... .......::..:..:: ..... t ....»..». .. ........................«... ... .»....... «..,........................... ......... ». It VV -w- ... . .. ..... ............ La %V, UL ii 4 i if co . .... . .... ..................... ............ « «......... o _ ........................ . :3 ........... .............. ... ...................... 44 .....:. i ........... i 141 I T-- T-Tj �� V.. � I fi I i i }� 1 • `'� I ' � � 3 I �o N I ». ».. »... »-� i •. r.i• '00 ow a* do ....... . ......... ... . ....... .... ..... ............... .low ... .. Ila { ' .......... a�•,�' siuusxm r�... xY�txxnl xs�uix txu�r�.'7 + :uiussin:ul'+a.7C� .a:::sr��t2sFs�i �� � ' < � � . T14 ... ........ ... ............ :� .......... VIE ............. ........... . .... ............................. ........ ........ Iti B tj :1 *40P SAO- l4N 0 i 1 1 X gig tog Ail 7C P si I I M • 19 x "411 I L 11 a; 9 a Ne C " x V � -' w ' � d y n . 10 qn TIME I - LN I 184A 4 -4 31, 6z L41 %a 1 g di F n y ir 9 0 • r z XI A po g P SRI I @ 1; 2 1 w 0 Fn z 0 a I 0 JA • fie I I >< till 1 --3 0 1P p I .a I. f DDDDDDDD f • • • • � ' ~ k � S� n ?f1 i� O• • • � � +! � ^ �{ � � � �I III. p 10 II La �p 1 P1 C to . • • W H� u 0 f 1 as co fill 1. W tt aaaaaaaaaaaaaaa Y u O C as is's U • \ S fail �T I -A 3: � WZ w W � � F = i � 1.. �� IN �r 2 - rit ex x lee � 9 __ w 555 Z so v 0 0{ '�� W C ¢� Q y U 8 a V Is ' g J VIP 9 V =ZgO W V,mO 1 p W j t FN w i f11 xz 2 GV � y1� W W W (!y Z'0 IL7 O J \� u a o b*• O L� (n 2 Y1 3(i OE 3. i � Il# otL � tr 2 2 " X V w i sr � p o 19 � Z 20 T i• 0 F W 0 CL 2 O W J N N `- x O a F 4 U � , p ch • !?� �' 0 Wi t, .. H 31 s 1v01�1J dS OIHY NV1 3s Z o �• N F — ^ it it : 's i i1 312iv1ilVA ♦� QQyZ y{ �. y < W 1vn1 •� W YNI tt •! ! • • • s , � • ►= ° 9i sa �` r • �"� � � � rl .� � it L ' 'O +s � al 16 m � • a 1 1 ? ; 1 ;• ta. Q ♦ u o S " •• Z b bb7t N Li.i►;►in{r ® W N a P •.! . g al Z ° 1 1 1 1 sw I ' u t Wi w 1 0 2 91 cc = om W C92 .r. r r^ r .:: �.• • ( Z la ` . I •inir' *0 �NYi � m wR jj wC N E u I d D U U � ga 4n 0 a ° k! 'A• • • M !� J e~ u W ' O N x< 1 r Ali bi tew ^ •�- -- -•--•{ a °� 61 • 61 IN Q 00 • _ _ • ' k1• �♦ $ ! G ca '. • .. • • • ° •o O. ''+ ♦ w gyp• ,D p LLJ u ¢ '•• n zo� a i o 2y a� • e• Iou 410 n .'• •'- O e 0 ,. (, N• •••• :,• titi,, •I• U r��' ; ••� -• c o ik N a ° r r• •oc ry '" a. •�•� Ztn �$ V) ' r 4 W ' V Q Vt ,, •i I O m w 1• . \ • . . f •• • ► • . O • q q q] • y Z j� 6p «I � q f` qO D ..00IZ ^. 3 •C • f�� e.� • •• • "tl• `/; � , , m > HIL 144 2 1A 10 g U 0 " ar•nn • � N c � Is1 a N , Z SQO 1 •� 1 Q •�' <OF Iasi r, 3 ► ;• OI iii i• n J 42 N O 2 ac ZW NO� "� •! 1N 1.. �" a 'R �1 EE �uu •-oz zs n e0000 t Z 9t4 U i�aix, V s 106 10 0000 0 t1 Its dd ,, c : �� oeo ;7� Q W - W U Z en 0. S n^ y^ o o eo W 00000 n 0. 0 Goo F L n •mod wn 0000 (� ONO:) .9 3 W :� •' \ V, i in W t s e O ~ gz Y •O 7 0 • •••• V ;+, c 4 w r O In u' ZZ 'x z0 1 t� ( W ,♦ � : _j ��u+ In •• t JJJ J r. ° g 2 1 _ 4s ; W 3d01S •1' z , G xvn x n n V .� G o c n v N w :•:i:i: yyII �i NIYt Yt o i I o (ean� ,. ►) :NMI: � � • :h Z � W} I _ U. u ^' H ► ::s; , a us ► - f s :ti; 'u a g O $� 1 0 _ 3 W to $ W ..0 -.► I (oana 9 ) . ° ° a ..o -.► s eana �•' b 0.' a rc 1 - i� a : z G N < . .. -.s , 'i 's 0 ♦ o < q ► -.4 = = =i} : O : a j N c o ^ p W 3r m W O b' •s C I " + dc Z . r y e 1 O ,� a s (• a (7� �'1 _j .S /� 4 U d6i fg�M U2 0 0�/ Iu Z Io { u � I !♦ i W Z W I u a. o � ~ � � � u 0 - ,L I " � j •.' +'; ,+ ® < "° - o Q � n v � I i � I ' z ►" a a 1i1 ar ►, t� q o •S 1 O .o • t N 1]� � O • 1 2 W ri i A •i CC Ila 2 I ' /. •�` ,~♦ ~�` .......... ICI i 1 f ! l IR jax A yNaak f , rr 1 Ei w i «........it.. +�/ Zj ± 410, 7JI • � ! � i °Www. d t } I !fY > 1 = � I I �• � i p p 1 j p O p p 10 N N A �j• � / 1 � tt} � } 1 - ^ m - t i v 1• : t \ iR•. to .• � : • �.• •' f ! ,4 •� E � i Y. 'F p p. O o VI i t , .,•��. .......» ..+ « '"" "», .. r I ♦ i / ' , t u ir JJJaaa'''"fffiii �� V 1 r � `,� '��' 7t ; r tl� � . ; l ._ �I� f� +i " d ` � I O� N �• 40 O 1�• �ti �' �� , . i Y n Ii4� \ ` i e J t { I ii N .• 4 d 1 '' S t .J iiiGGG ♦, ',' ••,rw. ....» .,.Y _ .�'i i x 4 i 1 j i i r ypq�f ! �.:;....»........ ..«;:��. •:: Nrcnw�• !' � r +�� i � �.... .......... � ......... ..» S��� y../ •� � � � . '• CI Y A ` r »......www�+•o! r ..•.,» » .... t «•...w»..••.,ww•.�. . ^•w� •�.�•' .'' , � r +oMw~ 4 � L+ Iy J i 1p M �.w.. » «..« JY�• ^. "' `y N C / �.. ••NIwNMMMMUVaoLwM' � • � MN� 4, � / J i 1 k t •apJ ! rd _ " ' • rVVNMM... Nt! Ww• M\. 1! YA4VA4 lyNNNOt4NMINttYYNVtlYt.MtiNYiy�, ,,��. ♦� / ,� D � Z • .l > 3 �+ « ". «.,•..... »ww.. .. »...w «.........w. .... «w.« i N•.. .... • w. .». «... « .. « ««« ..« "• ».w. ««.«..»«. ... «........ r.i..... ». ................... r. rIy ^yh.. I Y, j � � 0 ~ ; m tPu gas jig Op P. �� � 't� 7. � rtj � ,r Ir M '�� : t �� A / r s Psis !•} t i JJYY � 4 C�� • 1 � � }, L � t 1 ;j� 1 i '. GI � GN T' ��J f�a � � . / •♦ P � v., � Z J ! t�® i71. + j k bbb A•;� N00 'W 214.99 � l , in �t N 1q V J 7 • �i. x'44, .L, L , L, t� .A..t 4 COO A lt m1�1 C>1 e�i Ir1 � N � W N � '_ � .� SSS � r �; � A., i� x • f � t �t � • .. i a •) J Y Y ! tJt r (i t >r1 N � � ! ' � �• i is , i rn 0 e n o g g m ............ ;R' �g (A.0 M p p p p Y . • I i fw Ni : !.�_ , .. .... ! �tA �� \� v / 1 � k•��'f.•h ••� 14 t .: } �;.t• `� �.,..• • ... ....•» �• �� .Y• rn x 19 O 1A . ................ �"i ID o I O .» »w...... "»::._., „...... y... '-w:- :rl�""' _....w ... ,�•• -• 56i`��f'i'1 "[ a • « .. u ......... J------ ac• V .► ♦ Y� « .t rl..�t t • 1., ........ � � ar•• � _• ! \ ti � 7 O �,w« A�. • .i... .• 41e...,.,..... «.....yw., ».........."... ..i.....�r'"• �.. ! » csya4 4 w� ` l ., ,, . ' ��r 's• y �tw�«uw:wuwa(+N4 A Y'L j A ; / ! .A.4waN.ALtr" wtn� qrF• �.yy,.t.w'...it.•�w"'•..Ww+ywM• M i , �• !' p p 1 p p � A •.,.��... \ � y j l j e )3 t SCOTIA AVEINUE' y . om, _ f ♦ ii i v, w... uo.+ MVR+ a4u ••«u��Lt.r+swaua4wamaw,ww..wy , ,,fi r �• ! r� {�v�•�j�,� �i.,'. •t'` 7� •' . � •' `` '"' tf: , v i � j � � ;1 �"�r. N�n•A•.. Nr • ' � «........ « ` • .. »... »...« +. ».ww..» ........«. « ................... .. «... «.... �. w........... ...... «.................. 7i ». »......w „.«. » «... l.... «.... ....w «.....�...«.. ..:.l..y,. » •• ..� \ j • t� t ! r j ! i 1 1 1 i � rr � I I I DDDDDDDDDDRDDDD • m t o } 9d 1 '� n C '� IIIIeIII.11�lffll IIl� illlf�lllfl'f11p1�1�I�I�ffiiall j � s . • I - r r 1 n 1 - IIIIIIIIII�IIII��Il1�188�II 1 , r tr n n n ♦ � . r� _ � rt � \�\��` �,� �'�� `'�;� ��� Ii��'I � :i � p Y`�•e�►��,�:• i� a il�r�i l�.�ll• n ' e �/ ! ' \�� `. ��. � � _ y = � \� �f� r iiii.•_ �,. As t:� °� ��� i�r� ��r 1 r � • � li !, � ' 1��_� �� •. J � �: fit ., � 1 � \t irrY �,�- r 1 ��r: \ �r` "� `t. �' n n 1111 � • _�_ _ ` 'F 1 �:� � �• �'I��r, ' � e - • �l +, i l 1 � v. c / M .. .. = i> - .c- ry. +� r.c. - y- "�� ' f ,`� � L r f � _r \ \i/1 �� ♦1 ¢If +li r • ,� � .►._• N �� \A '� . • . 777 / • �t �\ � ` ��✓1k ,/ � yV� ''��` �.. r • • -� • n • _ rJ.l., 1 =- +"` �`���� �� u��?rl ✓;�'�rii' �14�. 1 + : <��:�' '� • • - • � • • ; • � ♦ ' �I � , x �V � '�� , � 1 rF �rf'���7c �1'( ?'` .��rYi:��rl ` 4 � . ' ♦ , r, \ • � � `� �� y'� � . ' "Y1�...�1 le �� 11 e • • e e ^ n ^ n n F, r, • I' e ■ 4D 4D �� � ►ice ■ { 9D l V all - MMEN MEN 0 mom 4� • �. 4D 4D 4D 4D . Vii•••••••• ��� - , � � �� � '" �� ■ r . i. .rr�. ;.t+suuwarcc�ce['nrv�r..vr ' 's"i r " ma y _. '" w .v - r. ..i.- 'Q.d r�. �'6 '.,, i t fs {Y 'x -'fir:. ,'7i - �ti ^ J.• 3 , { ` I . v .� - t4^ �?'' - ;,•; c4 ;4. r"µr c ? I °.1t .}' e t f t .✓?C+� +' �,,5• .,.f.,. -c >. -Fy i - � : I i ?3 S':.. S' ^' ` uti :sr >�tt# � '' ,- f" WY.:_ E� � i 2 .t.•*.�t rt'r ,f �i . T7 a"C,,at i,+,_ �• "n �.�li'�'' +q �i�`'t! .'� �ft,.w"�i K .,s,,� rx } ..r,1, .rir. r ? +..� , i S �., • i ya, rr+. �T r t. �•'. ;;Xl-. J .roc. ,t. .,++t � iv ,L•,i4 � ;it ' >YF .) r :: 1?• t, i . �� ., a .=>3, +� .,,�i'reY +�_�t,: -. >Y� J..�'. �+ �i..�a, `•�} �'iY�'1;. ,`7.. , ' , ,. , ,a+.1t'„ ut�_ .d -�%t `j k _ �!" t�.A.., .�?Ft .y.'�'.s.. -. � ��}tt L�. t<+''; r k4 ,tM'�` A '- odr#t� i7r - 7ht. 4:- -11f". t.3} �.�`d rdrE� , "73' �. -.. .° �.: s'" -. �s. «{� +k' -�.. ,k =� t�:.� ; .. =i.. ■ :: `,'}� r ..: z 1 � , �. , , 1 �„ . - r .,�, . ,. i« . , �',i,.K - h_,�.. rid +. � ?� •; � ?i" � - -•!}, i� - . T ��. - . . { , .F+,�r "II;z. - .1(5 -: .5, i -: - - ?C�f , ,� [ � «... � .r ,..r. ,.:.- ....�i._ ,�-r . al�+.'f :• ..a . � a , 2 't ... >rxrl�.Tf� ,ar "te 'i ` r"u' .�. tyr. <._ r. 73}..•' -ri., Y� - ...,'`•.,. fit O � Rtrt v� :h +� �J�'v_.�<:�i`w.? _. ..�.. „..'}_.. ..�'. - .".c. *. 7y ' F r ; �2 ` J .. =• 'A .s.'�..}r ..7n. �..�!� �:t - r' t'`.�h�b.,.i.�C,.', • fir r J �, � !='? : "� d.. ,r • r .,ice rµ •:t,r':: n';' j 3 ,�Ir -.,, . µ, `v1. F" k �i ° yt �I . S� *F.'�t - { � ( . � . r:•S”. . r - ,. ,,t .,2 •�;w.. ,SY. .,r! F:f• .ugh 1� i i�.i.: _f_ r . 'id ..'S �.�!R.k.•t l� .L�y ' '#., 'I� ,_„ c. ,. +.i '?tazt' . + . r . r � �r •vf' �•.. = >4�. ...c r'"� ,. s N e � ��t .. � }, },`:f � ... c. �,, :S*'. �. �yx...° ,.r� "r.�;„ , -.k, �' � . k5,� `7�x., -�?t; L. tea« ;t '. "5 } t� 5 t 4 s n . fr .;%y »�•cf+terf'�}rri.-� y� j w,�..,,� �,�.,� .,�:�t �5 i. �a ?'ti7�'t-•. #. -�+, 'yg�; �t' f S't;a > � f," �iS. �.��- .:'�: � `!'t: } "' r '1 -. d�.:'�a? » ;•gt`�:��t i�' ::`�, ,t! t 'YkT .l.i s. � - -�'ki ti , .�t� - :'"� �N,t" it � >�}��k. m $ *i�3kti',' v t{. {7.at.;rd`f'' 2 - .� , b, r? ,tz`.. .t�,,r##rt�R:..'h y # •, ✓° '.: }• - 4!' ..t .y? E� i+ S - �c4_�'u' �s �k"r,` �, ,....`3 ' N ,t "!3 `f a} . t' � i 4 , 4''"i'».- -.� ✓.�..� �,"� +, �' r,,�,� r �:'iNn �: 3 {:. �.`ypfa�t'H°`'i`2�+k..°�FY`. ri Ir �'}''' w'`�kv�•`rl'�SiK•a:• y*., %�•,. . +. ,vim. •y • :Jty::.v,'t•3aptr�' '4: 1��ti:, .w i.t: "'.�� ':t. .):0. 'I:tti S::•`^C:.C. .w•,s;. Y::. Y';•'$Nl;w•;• .:S"•.0 ° Y. - ' ^+i. •s+iS.... ,•ywN,;;. _ � ; ,.� r$ +1f i .•,. _ s - � ,. � �'' 'r � r t .a" +i�'r i r •rt ". }l. ' �!3 . .�. a y ?;<.rc•'` y •» 1 I � yl � •, • � � •.Y r'�� • - �• � y • yr ib7 ���,"'s Q3' 'aiS .f,'� s '.2. S �f ) YjgM � I � «; y:• 4 tins . w �'� � i•. y C" y / 3i sd. �i �� I i � Y � � •" • 1�. �.. � : ���,„,�� # ra'sir •at • • I e ' I 1. i ..v. t .� A .i '.,.. •.. .✓,.. .. ... '.. • -. r -•-- •Y. .. 2 7: ). • tr.... i' i, +/F. ., �.• bt ✓ r� It I .: rtio-• ' .y I r I I I I I tr I w D RAINAGE EA SEMENI M 1j I — f— I r•% 32 . 4 . + 36' 3' 11•..1' I I -- - - - - - - - - - - • - - - - - - - I I I I I ` w rug CPS i I I _ T 3Zf • I I 61a CIO I tti I Opt I I SUGAM L" . I I • I a � .r I I I ��'• (•� U 1 I r/ iy I I II �� ��' 8 SPACES a 5'.O" ` 3 StiaGES 3 1'•m' I ,: / ' (� �� Y :• >$ • .•M:: Viz-. i ;�. 1: \ e•D :' yi� �Y i y �pr I � - PR OPEkIV t.t�lE �--• -- _ -- — . — — — E /15TING SIDEWALK `• ~' ~ -� -- .' I �: 'I' . NOVA SCOTIA AVENUE NORTH .-----.� ---' - -- III ll en to •l r,r -� 1 t» ll w ty t) cl t� r- (I> 92 Is L� rn G u, I 4 i i I Q 7''1• l' � Z rn , 1 z G` 1 ' ur I'= lU 1 p, i 1 '1 4 7 Z l) P '� D ni l) is C 1 N b. low � .� , too u+ g a a, � � � ,n �" � � lS1 yf A ) z n ld to X 11 ! <i ,.► �� �. . Z L ,ri fig 1 L 1. 4) '!1 i!1 ., t z —{ 1 , In lu �� / t c - Il /� • • '. • I • is ur ,- �. ll ,e, / � l2 t r — i � 1• •��� � ail n { L•y' � ((�, � ,•• 4_ Ito its too ni J l t i ;A ( Cj «!1 i�R11 1 a (/ ,il ll it IN N� N `�' � t• r � � tyi � ili IN d z I • , i t o a 1p1 •� 40 j v I r od . -. 1> r - 3 f , ... z � 1115. �1•t� � � Il to Y tom, 11 .•• . • • 80 e CIO a �� 1 111 1 1 sl I ' a! oil • ° ��J _ �0 b o $ . s 41 V9 - o $ � o � M � � � IL A � � �� � •' ' •' .'sir.. t: ,.. !.• N �• � � ° 777"••• n i , s. �• . Z l I I 1 I I I I I I .r.1 .9•,tl ,v .9.001 .h001 Aht ti d T LL Ir rP-dl •I'd Ah•9 .a'. .t•,C •I'1 ri`al �C•.9 r r.! .�II•P rt•.6 •11 .t•9 I O a I I n .r001 .c -.� �. .t•.c I ------ - - - - -- - ^ o I o I -- -- -- tai I I 1 o I I . I r � 4 — - - -- Y i t I � I AI a a• all � I� � A I �� i I I O � t. � — •� = ( I I •9 Ahd •9 . h.! .9 001 A a si I I a+� I I I I I� I I I � I .01•,I .9•.1 .c .ref .9•.+c I .o-�I A•.1 J..[ I I I I I 0 ,0 1 0 L_J o I 1 1 1 I 1 i I 1 I I 1 •1 ° 1 1 I 1 . i I I I I• " I o � 1 I D o L..J o ' � O =•� I 1 I I i I 1 I I d 1 1 I � I �► I t, 60.009 I I I I I � s► I . L-------------------- - - - - -- ---- - -• - -- - - - - -- � •:y `. Q m u o w LL u3 � t 4 r I � � I I I � • r ate I I , va�rr I I I I I I r I I I I I I! I I I I I I I I I I I 11 - 1( i l l l l l l l l( l l l l I•I (! I I I I I I I •I I I I I! I( l l i I I I I I • I I I J i l I l i l l l l l l f l l l �-�• � , I( I I I I I I I I I I l I I I I I I I I I l I l s . Z V4' rNt V G1 il n = irg 9 F z gg�� ig m ... .. � � � � ,!� � � � � ; O a v X31 •� t"'� ,� • yO to o b A D � to t °r i I h V w W � � � � �� � aaaaaaaaaaaaaaa � a a 1 6 O f a � �W} n tYl m O ti �- �.l.j U 0. a lXit w W } As r lu IL lu o 0 0 0 00 ®0 0 ®a � 6 0 Ile I . � I d3 I I I I I F -- -}- _ milli 11111 I I I I •, - I I I w -- '• I ' i 11 t I I I I I I I •I t it .I t , I � I .I I • ^ I& L -1 I I I I � it o - ' - i l I I I I I I I I I , I I I I I I I I I I I I I I I I I - I I U — — I t I I I - , I � I I I I I I I I � I I I I I I I ' I I I I I I c I I I I I I r . J I � __J I • I I I � � I I I . 1 I � I I 1 I 1 I ° I r -1 � O _ Lu l 1 lu 3: N - - z "' r tl r rn m - u r-4' r-r lit JU • a I I r 111MI IN ' i i ' +• I - 71. pL l i i l LJ I I m I r I i � I — Q — L J — I I t+ �� I I s I I + I + I I I I —1 I I + � • I 1 I I n • I I I I I � I I I I I O i A l 000 I _ I I I I I I I I . ' + I ' 1 ' v mm b b ' H A • � • • • � O t 7f � ���, M � � C � H 111 y y � P� h4 m �--�► o � V aa r J W M aaaaaaaaaaaa g � o O g pq N � e e �� nn Q a �(L ry 0 U D. x Lri 0�� 0 LL Q 6 r 0 A q I • O b i �w lu Q m � O �6 u 0� 0 it O p0 p61 a61 a0 a61 D DD Do 00 0 O O D • OD e0 N N Al 0 d1 tf1 N N N N r+1 K1 N no OD no D D DD DD DD 00 DD e o0 e0 0 e0 DD e OD e0 DD e e eA e0 DD °0 °0 °0 °A °A • • p ' D0 0 O�" p eA °� p 0 0 0 0 0 ° O 0 DD 00 00 0 B 0 61' _ R1 in to 0 n In in to to tll 19 061 n1 N 0 n ° 00 0 0— p— o— o— °-- 0 oB o 0 0 00 0— 0— o— o— 00 00 D D 14- N �tl 0 0 O- N ON ON DN p O 0 D- ON O • ON O D^ O p0 p0 in DD O� D D a- N D ° D— o D N V• V v— v— p D- D 0 O0 O 0 n ~ ^ m t'1 N — �s1 111 0 0 N o- o o- o- o - o- o 0 04 N 00. bA dl �f In P Q1 0 0 Rl r1 m m �t v • o a � 0 p— °--- °- a0 ' c0 to to to 0 Q1 1� t11 �t OD OD OD OD °0 °A V+ no °0 °6 00 ° 00 ° 0 0 0 .. / � Ai Obi O"_ 0 0 00 eA N fV N N Ln in •� ��I � � III S � �A 0 W V � •� p0 D DD DD D DA ' p0 0 O 61 D0 {��� N to lI� �A to 1� OD °0 °0 °0 `Sir ® ®� 0 00 O 00 0 N 0 0 p0 � r I in %0 A D ®N �t �p o p0 p0 p D 61 p0 Q' W ® O 0 O 0 0 p 0 ® • O- D^ - O 061 11 N if 111 00 061 0 0 00 061 O� S 0 • ® 0 O e DD o e— o— o— e N • N in P a 0 0 1 2 0- o— 00 DD 0 0 N up 0 oN o— cal d) O to "d O® 'a 111 N N 0 p 0 61 0 O O^ D^ p • O O 00 p0 00 pN DD DD � � • N 'a' � 1n N in (� DD p0 D D oN o� �.A/ 00 DA o0 D � D N D N ° O ® 0 lfl t1J N 0 K1 N N N b P D o 0 0 0� o^ o— 0 0 o no DD DD D_ D_ N to N T n N N N N t*1 c�1 b er K1 0 61 0 0 0 0 0 0�► o- 00 D 61 p0 0 61 0 61 061 D 0 00 DD D 0 00 0- o— — n o �sl ' `d c 0 to Al R1 R1 (n �i' 1 1 - t m t11 0 0 D0 0 o e o� o-- 061 061 0 61 061 ae � o •�• o � 9 00 00 0 61 a 0 D e �1 �9 /n N In b 111 In M D .61 0-- o DD o 0 0 6 0 0 D 0 0 • • • 0 0 0 . 10 0 0• N -� v _ t- m 07 m ao It N 00 p0 0 06 a-= o^ 93 DD 0 61 °® 00 °A °0 e 0 0 0 6 0 DA o 00 0 D 110• o ® T ® ^ ^ 0 N R1 h Itl �9 1n K1 Kl (P 061 00 0 o 0 ° o— 00 00 ' 0— o— o- o— 0— o— 00 00 06 DD o Z to N b h r In �- DD DD v o DD a � 0 61 0 D o— p • D o 0 D0 e 0 e 0 U o ° ® o ° ® W IL T a �t�wQt��Ln�p¢u�'G] cQ1cZ 'rt!. m Q LT q 0 U� Qt tAl�l_Qt� CJ W W � 0 0 -1 EXHIBIT - L t7' � G =L 'v'i�. + W W�wUQ �wtA Q r.. sL ;r a uj in C n LI ' I31 T Lu - iJi J 0 -J r -N ►�-gosii LU Lo r y (�GWt1tTJF t��u,.ZoQ� Jc, m t--t - as 5E s €C * Z CL I_ ua rx c, t N ^ d t- �' to T W E cr e� tea ..s} � I�W ~e;Q C _; c Ul 15W.1 -v MOW x w U C� ct * u .�^ ~' wCxuQ >v.w LL LL' �3J ^UCtGGi�t°+W�'L7t+i`+�W..i�UWF� a r- 3 It 1 K 2! � f rpm :. Aj f LL t: is J z La. } L �'-� t Li rw i - 4 S1 i ,� - L y uyq-.t • =w0O2 =CLu=u1 J w - U;za ♦A n�wC; 1 R > >. O L z: U Ems- �S jj r _ J w . • ;- La w3zujaj ?wl ? C3�y M as d w � w OM :" -• to iz c; to i ? tI7 C7 Z uj=OLI I— �: o s- w D � x 13 LU ci ZW z40< a u) � M tn �.a Z T X L! 4 SG L+ '� . u.t . Y ,J ` f- CJ! < Ll W _ Q O 4 z r 4 wW =" �Z == W~ �va��`w c s V. 0 L ;5 3 >� LAS �L> C]f-}UL°9mewmU wz3 ow U1 ac �; p U rfi u: •, r Y' tuflLUC�w �- G��L�;z=� ,Lr UJ w L < . h 4 C 03 £ :c (X rau.gfl X74` �q =�y7 d Q wX H.tL — I u oIr - <I. wfl w .J =CJ LiM e i Z sL f - z E3 � s U r ' r ..t =s LL l r C 2a • Lij i Q. tun --I 'ccwmmz�mc:Luamc uj - wzozn r._,Z - 2=¢M -- ZZ c,.ajL > 7wULa 'a -< - �su O `�w .. • z uLU � w�J 5 t t:ou ut"mZ�' "i wMCI r w w � �W'p 2, �— c% Z C+ C1 t.. Z y is Z UjLL °cn�'�Q�U a 1U�7C�yEff all uj ! 7 rj t7 0 2 ft Z ' CL t- tu�,.�C) Q;C O� 9�S�Ll CL Q C.ti cr e" sf ii w 0 � r �- CJ 2 ._ to w w it —�{ XX= 2 J' z x„� �0 � >�( QLLx Li Ll s L h � 3 _ r _ mar 4 € 1 w 1 7� 1 1 7, ,� w7t LL t y _ x cc vi i i 1 C � .` A LU L i zE r� -t w < z s1 4.w 1 4 .J ;JOG Z '2Gw,SUSfJ W 'w2C1L Y �2QCA�O °f-C7'[��O?I- ;�'��kl.�ZZ U f � < O u } r co j(� 0 Lu ,'3 � ��Sj OC J�" ! r � u.:wo jS <w - W XN ZAP r, C3 Q WaC LL �- w z�,JC20w -jp X ti u.G Lu IL a Y` y 311 �t W 1; �If3 ~U.U. D �.�� _ r C 7 L!7 ' � (� �' -j a ny 0 6� UJ -d j 2 :r 1-- "� W •4 c3 0 � i � & LL z _p -j n T ��C Z OCr urn r i G r A upu - ' � < O , 2 � uJ ~��Q er - wcwo { 13 U : C m }- j k A cna. x� OCVJU)6 'SON G L]UGGQ1- t1.1cL3 W..lC IN- Jv LA tz L D LU f-- w cz LIJ zz oz LLI w � > —j 0 .,Lij� LIJ z < � IMP Cl LJ IL z f LJ N ` LIJ In � z � .. < In ILI �- LU SIP W _ LLJ = �" n L ,.� z �� W �LLJ LL3Q �' IL r rt� t at i = 1 P i 1 •� ti. ;ass. Y�� t � �rj T�3� _ s r 4'z c � - _ ,� _ - ' - IF e 5 V Sam NI i�Lr -e X i'� • . 'S7" r '' -� ` e? � it - II ~ ,' *; �} � _� _ ��:_ . # 7* -i 4 = E ' �. ,.a ' _ �€�� r � � f.� :;��. £ _ x.,�� 3 x, �s �'� z �'*�,' .. � +•_ s ' f 'T. ` A A Nw Ow 4t k- 1 �'� � 'a = ;�s�•.� ' .r ' • . ? ' . '^7 '� ` ' Y _. � � � y '.� ; fit .. ..° � _ _ � � . _ V. - _ - _ _ _- P '% . - ` - tb 4 Is mo � � .� �, { 1. � I, ! • t v � R t -� R S t } 1y We. tk g a l "Joloplo "A l r . 1 y - Y' I x f r _ _ d. ;d 1 -- = EXHIBIT 1 9 INS, °•� I j- t11311 4 -fR i AC _f IT - t Aol 't � x ti -c ww le + - . - __ - it �{{ _ -�S_ .� ..� f• .� r ' _ _ a - � -_ _ � -3 � -_ ' � s" t oy- A — +P� ` .•�.' �! � � ri c, 'L`.' � 1 - �.",� zl is � �.-_�: E �. `�. - •.� * : - � - - 'r � �s �r� _` "i'- _- "�•.,�� ms's'•- � +•p ,�. - {' E 1 y^ , z 7-^ -•�' - - a 1 • .. 9HIBIT 2 0 + g • i�; a i 2335 Highway 36W 5t. Paul, MN 55113 Tel 651- 636 -4600 Fax 651- 636 -1311 www.bonestroo.com FORT 2 t - A •� Bonestroo June 28, 2007 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd., P.Q. Box 2007 Oak Park Heights, MN 55082 -2007 Re: Bremer Bank City of Oak Park Heights Bonestroo file No. 55 -07 -000 Dear Eric: We have reviewed_the Site Development Plans for Bremer Bank as submitted by Welman Sperides Architects, LLC on June 20, 2007. Following are our comments and/or recommendations. Sheet C1 1. The development is constructing the drive thru lane and storm sewer within the City's utility easement and over the existing trunk sanitary sewer a.nd water main. If in the future the City ever needs to replace /repair /maintain the trunk utilities the development will be responsible to repair all of their items in the easement including, but not limit to, pavement, curb and gutter, landscaping and storm sewer /catch basin. 2. At critical areas, such as the driveway aprons and grade breaks, add the percent of slope at the drainage arrows. 3. Spot elevations should be added to the trash enclosure. 4. The elevation of the concrete drive thru is not clearly identified on the plans. Spot elevations should be placed at each corner to show the grade of the concrete pad. 5. Identify grades on the west side of the property in the landscaped area. Sheet C2 1. Verify the structure size of CB2. It appears the top of the 18 inch pipe to the south will be in conflict with the bottom of the 15" pipe to the southwest. St. Paul St. Cloud Rochester Milwaukee Chicago En Architects Planners r a City of Oak Park Heights Page 2 Bremer Bank June 28, 2007 2. It is assumed that the canopy for the drive thru will have footings five feet deep. If in the future the water main requires repair in this area the footings for the canopy may be undermined. Research the possibility of placing the water main more than 5 feet from the canopy. 3. Contact Alliant Engineering to verify the water main stub from the south that is identified by keynote number 2. The construction plans at our office for this development does not identify a water main stub at this location. 4. Contact Alliant Engineering to verify the sanitary stub from the north that is identified by keynote number 1. The construction plans at our office for this development does not identify the sanitary sewer stub at this location. 5 Insulation shall be placed at all storm sewer /water main crossings. Sheet C 3 1. The detail sheet appears to have details that will not be used. For example there was no call out for a wet tap on the utility sheet. In addition, there are details that are missing such as a 2 x 3 box structure that is called out on sheet C2 for structure C B 5. 2. A typical section for the concrete drive apron should be added to detail 13. 3. Detail 4 is a storm manhole with a 27" opening. This structure should be revised to accommodate the Neenah casting R3067 as called out on sheet C2. 4. Add a detail showing the section for the concrete pad at the drive thru. 5. A detail is required showing the drive thru islands. Sheet C4 1. Submit rational design calculations for the storm sewer. Sheet A1.0 1. To minimize turning movements on the thru street for the overall development it is recommended that the east driveway is narrowed and restricted to "in" movements only. This entrance should be signed appropriately. 2. There is a large radius on the northwest side of the drive thru lane that creates a bituminous bump out. Is this additional bituminous really required? 3. The radius in the northeast corner appears small.. Verify that all vehicles using the drive thru lane are able to make the radius. 4. There is only 3' between the northerly drive thru lane and the existing bike path. It is recommended that the site plan is revised to provide more distance between the bike path and the drive thru lane. City of Oak Park Heights Page 3 Bremer Bank June 28, 2007 5. The existing bike path on the east side of the property should be shown on the drawings. The pathway is on the plans on sheet C1. 6. Reference the detail locations on the keynotes. 7. Identify the size and color for the pavement markings. General Comments 1. Provide the City with a copy of the approval letter from the Browns Creek Watershed District. If you have any questions or require additional information, please contact me at (651) 604 -4788 or Dennis Postler at (651) 604 -4815. Sincerely, BONESTR00 r Karen S. Erickson, P. E. cc: Tom Ozzello, Public Works Director Jim Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Eric Reiners, Welman Sperides, Architects DMP, BMK, CWL2, File — Bonestroo a a ENUOSURE COSUS IC* NORTHWEST A.SSOCIATED N LTANT r N M 4800 Olson em orial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: Jul 5, 2007 RE: Oak Park Hei - Denn Hecker's Cadillac-Pontiac­GMC — 58th Street North and Mornin Dove Avenue South FILE NO: 798.02 — 07.06 BACKGROUND Jerden, LLC has applied for a Comprehensive Plan amendment, Zonin District amendment, conditional use permit, si variance, subdivision replatin vacation of existin platted utilit and draina easements, and site plan/Desi Guidelines review to allow for development of a. new automotive dealership at the corner of 58th Street North and Mornin Dove Avenue. The dealership would be moved from its current location at Hi 36 and Os Avenue in Oak Park Hei The submittal plans show a 31,076 s foot buildin proposed for a 4.95 acre site.. Jerden LLC owns the remainin area east of Memorial Avenue North and south of 58 th Street ( other than the existin S&C Bank on Mornin Dove Avenue). The site would be replatted to create the lot for the dealership and the remainin 7.66 acres would be,, platted as an outlot. The plans indicate the location of a future public street adjacent that would eventuall connect Memorial Avenue to 58th Street. The site is in the B-3, Hi Business District that,would re a conditional use permit for open and outdoor sales. A site plan review and si variance are also re for the auto dealership. The auto dealership lot would remain zoned B-3 District and the -underl Comprehensive Plan desi will remain as Hi Business Warehouse. For the remainin propert the applicant proposes a chan to a commercial land use desi and rezonin to B-2, General Business District. Y Attached for reference: Exhibit 1 Preliminary Plat, Jacob Third Addition (PP1) Exhibit 2 Preliminary Plat; Topography (PP2) Exhibit 3 Preliminary Site Plan (A1.1) Exhibit 4 Preliminary Landscape Plan (L1.1) Exhibit 5 Preliminary Site Lighting Plan (SL1.1) Exhibit 6 Photometric Plan Exhibit 7 Fixture Specifications Exhibit 8 Preliminary Signage Plan (S1.1) Exhibit 9 Freestanding Sign Details (S1.2) Exhibit 10 Preliminary Main Level Plan (A2.1) Exhibit 11 Preliminary Second Level Plan (A2.2) Exhibit 12 Preliminary Building Elevations (A3.1) Exhibit 13 Trash Enclosures (A1.2) Exhibit 14 Proposed Grading Plan and - Erosion Control Plan (Cl) Exhibit 15 Proposed Utility Plan (C2) Exhibit 16 Proposed Utility Plan (C3) Exhibit 17 Color Building Elevations Exhibit 18 Project Narrative by Applicant Exhibit 10 Rezoning, Replatting and Vacation Narrative by Applicant Exhibit 20 Preliminary Parcel Layout (A0.1) Exhibit 21 Memorandum from Kathy Widin, City Arborist Exhibit 22 Memorandum from Karen Erickson, City Engineer ISSUES ANALYSIS Comprehensive Plan. The Oak Park Heights Comprehensive Plan Land Use Map guides this site as Highway Business Warehouse. The proposed auto dealership is compatible with the Comprehensive Plan land use designation and is allowed within the B -3 District as a conditional use. The applicant does not propose a change in the land use designation or zoning for the auto dealership portion of the site. The remaining area, to be replatted as Outlot A, is proposed to be redesignated to commercial land use and zoned to B -2, General Business District. The land use designation change for the Outlot A area is a policy decision by the City Council. When the City annexed the Kern Center, it was decided at that time the area would be designated and zoned in such a way as to encourage the construction of business warehousing uses in this area west of State Highway 5. At the time,' the City had significant areas designated and zoned for general commercial use with frontage on Highway 36. The City encouraged retail, restaurant and service uses in the B -2 District areas along Highway 36 and now those areas are, almost completely developed. Staff recommends a land use designation change to commercial, for the areas within • Outlot A. The site is provided significant visibility from State Highway 5 and convenient 2 access from 58 Street. It would be an appropriate area for development of general commercial uses. Zoning. The property is zoned B -3, Highway Business and Warehouse District. As indicated, the B -3 District will remain for the auto dealership property and will require a CUP. A review of the CUP criteria will follow later in the report. The Outlot A property is proposed to be rezoned to B -2, General Business District if the Comprehensive Plan designation change is approved. The B -2 District allows for a p g wider range of retail and service uses as well as restaurants. Subdivision. The subject property is platted as Lot 2, Block 1, Oak Park Station. The S &C Bank site is Lot 1, Block 1, Oak Park Station. The auto dealership site will be replatted to Lot 1, Block 1, and the remaining property would be Outlot A, Jacob Third Addition. Morning Dove Avenue South right -of -way and roadway would remain in its current location at this time. The applicants prefer creating an outlot in that the future development has not been determined for this area. The property would be replatted into lots, blocks and possibly additional right -of -way when there is a development proposal. The plans indicate a possible right -of -way location that would connect Memorial Avenue North and 58 Street/Morning Dove Avenue. This is only shown to give the City a potential concept for access into the site. As part of this platting, the applicants have proposed that all existing utility and drainage easements on Lots 5, 6 and 7, Block 1, Kern Center 2n Addition, Lot 1, Block 2, Kern Center and on Lot 2, Block 1, Oak Park Station created by said plats be vacated. These easements are no longer needed in that the new plat has created new lot lines that do not follow the original plat. The utility and drainage easements created by Oak Park Station must remain for drainage on Lot 2, Block 1 will be rededicated on the new plat of Jacob Third Addition. Access/Roadways. The City ngineer has done a preliminary review of the plans and Y offers the following comments. The complete review memo is found as Exhibit 22. 1. It is recommended that the entrance on Morning Dove Avenue be moved further south to line up with the customer parking drive aisle. This will facilitate better traffic operations as the future street is completed. Moving the access point will hel p maintain the integrity of the intersection of 58 Street and Morning Dove Avenue. (This change was made in the most recent plan.) 2. The turning radius from the parking lot to Memorial Avenue will need to be increased for the delive ry trucks so that they will not drive over the curb and to minimize the need for the trucks to encroach into oncoming traffic lanes. 3. It is recommended that the south radius at 58 and Memorial Avenue be increased from 42 feet to 60 feet. Even with the larger radius, trucks turning right 3 V to need o drive into the west bound lane on 58 Street from Memorial to 58 will ne t , however they will be able to remain on the pavement. 4. Revisions will be required on the traffic signal and loop detectors at Highway 5 and 58t Street. Mn /DOT will need to review and approve these revisions. 5. It is recommended that 58 Street will be widened to four lanes from Highway 5 to Morning Dove Avenue and then taper back to the existing two lanes on the west side of Morning Dove. 6. For the circulation of traffic, future development of the entire Denny Hecker site will require additional roadway improvements. The City Engineer further recommends the applicant contact Mn /DOT on the following issues: 1. Setbacks from Mn /DOT's right -of -way for proposed improvements. 2. Modifications 58 Street at Highway 5 within Mn /DOT's right -of -way. 3. As stated above, any signal modifications at 58 Street and Highway 5. Lot Performance Standards. The following table compares the required and proposed dimensions and setbacks for the Denny Hecker site in the B -3 District. The dimensions of the proposed site are compliant with the dimensions required by the district. Setback Area Lot Front Side Side Rear Width ( North) West ) (South .Required 15,000 sf 100 feet 40 feet 20 feet 20 feet 40 feet Proposed 1215,000 sf 1 369 feet 95 feet 68 feet 55 feet 195 feet All of the parking areas, light fixtures and bases and monument signs are setback the required dimensions. Impervious Surface Coverage. Within the B -3 District, not less than 20 percent of the lot shall remain as impervious surface and landscaping. The site plan indicates that 13.8 percent of the site will be covered with buildings, 65.4 percent will be paving and sidewalk, and 20.8 percent will be landscaping in accordance with the Zoning Ordinance. Grading, Drainage and Utility. Grading, drainage and utility plans have been submitted and are subject to review by the City Engineer and the Brown's Creek Watershed District. Stormwater is directed into the pond within the Kern Center that was constructed to accommodate drainage from this area. The grading, drainage and utility plans shall be subject to approval of the City Engineer and Brown's Creek Watershed District. 4 Parking. The City's Zoning Ordinance does not have parking standards related to open and outdoor sales of cars, trucks or vans. In the past, calculation of required parking stalls has been based upon the requirements for outdoor boat sales. On the plans, the applicant has shown the parking requirements based upon requirements for retail sales, storage and automotive services. Both calculations are included here and both methods indicate that the site will meet all parking requirements. Boat Sales: Boat sales require one space for each 400 square feet of floor area for the first 25,000 square feet, plus one space for each 600 square feet thereafter. The total square feet of the new building is 31,076; after subtracting ten percent, the calculated area is 27,968. The resulting parking space requirement for this site is as follows: 31,076 square feet x 9 = 27, 968 sq .ft. 25,000 square feet 400 = 63 spaces 2,968 square feet _ 600 = 5 spaces 68 spaces Sales /Storage /Service : Retail sales require one space for each 200 square feet of floor area, storage uses range one space for each 800 square feet of floor area and service areas require eight parking spaces, plus one additional space for each 800 square feet of floor area . over 1,000 square feet. The resulting parking space requirement for this site is as follows: Sales: 10,831 x.9 = 9,748 square feet _ 200 = 49 spaces Storage: 5,093 x .9 = 4,583.7 square feet 500 = 9 spaces Service: 15,152 x .9 = 13,637- 1,000 = 12,637 800 = 16 +8 = 24 spaces Total Spaces Required ........... ............................... 82 spaces By using the boat sales method, 68 spaces are required. Utilizing the other method, 82 spaces are required. The plans have indicated a total of 88 parking spaces dedicated and signed for customers, service and employees. There are an additional 293 spaces for vehicle display resulting in an overall total of 381 spaces. The parking requirements are met with the plan as presented. Vehicle Display. The plans indicate five vehicle display pads that are separate from the parking areas. The display pads are proposed to be compliant with the 10 foot setback requirement. The applicant has indicated that the pads are placed at ground level. The plans also indicate vehicle display on the south side of the lot that is within a 5 +w ,r green space area. No vehicle parking will be allowed in this area or on non paved areas. Sidewalks /Trails. The submitted plans do not include any plans for sidewalk or trail extensions. The Park and Trail System Plan indicates the addition of trails on 58 Street and continuing on Memorial Avenue North, around the proposed dealership. There are sidewalks /trails that exist on a portion of 58 Street at Morning Dove Avenue. Staff has suggested that the sidewalk would continue from 58 Street on Morning Dove Avenue with the possible future connection to Memorial Avenue North. The Planning Commission and City Council should comment on the location of the trails /sidewalks. Parking Stall /Driveways /Loading Areas. All of the parking stalls that are indicated are dimensioned at 9 feet by 20 feet in compliance with the Zoning Ordinance standards. Most of the drive aisles are dimensioned at 22 feet although some aisles in the vehicle display areas are shown at 20 feet. The drive aisle dimensions should be subject to review and approval of the City Engineer. The site plan indicates two loading berths on the south side of the building. The landscape plan indicates a row of Techny Arborvitae to partially screen the loading area and a wall has been extended from the building to screen trucks parked in the berths. Landscaping. The City Arborist and City Planner agree that the landscape plan for the site is minimal. Additional trees should be planted on the site perimeter and the species diversity must be broadened. The interior plantings within the site appear to be acceptable. The pylon, monument and directional signs will need to be provided with plantings as required in Section 401.15.G Signs of the Zoning Ordinance. The City Arborist has provided .comments as found in Exhibit 21. A revised landscape plan reflecting the recommendations of the Planning Report and the City Arborist comments shall be provided to the City and subject to the review and approval of the City Arborist. Building Height and Design Guidelines. The building heights meets the maximum requirements of the Zoning Ordinance. The proposed building at the highest point to the top of the proposed wall is 30 feet; a,35 foot building is allowed within this district. The building elevations indicate front entrance areas on the east and south elevations with significant aluminum curtain walls with glass windows. The majority of the remaining walls is a rock face concrete masonry unit and EIFS, both in an off - white. The front entrances are also framed with an aluminum composite panel in a silver color. The amount of class and the quality of the primary building materials will meet the intent of the Design Standards. Building - materials and color samples will need to be provided for Planning Commission and City Council review. The applicant shall specify all building materials and colors including doors and trim. Colored elevations have been provided for Planning. Commission and City Council review. 6 r Lighting Plan. A site lighting plan specifies the location of the lighting fixtures within the parking lot and on the building. All of the fixtures would be a full cut off shoe -box style fixture. The fixtures will be 22 feet in height placed on a three foot concrete base in compliance with the Zoning Ordinance lighting provisions. Two of the poles and fixtures indicate 1,000 watt floodlights to feature the front of the building. Floodlights are not allowed, although architectural down lighting can be utilized to light the building front. The Zoning Ordinance requires the following regarding lighting intensity: "No light source or combination thereof which cast light on a public street shall exceed one (1) foot candle meter reading as measured from the centerline of said street nor shall any light source or combination thereof which cast light on adjacent property exceed four - tenths (0.4) foot candles as measured at the property line, per the method outlined in Section 401.15.8.7. e. " It appears as though the lighting plan will not meet the standards of the Zoning Ordinance in terms of intensity. The applicant shall provide a revised lighting plan with compliant foot candle readings at the property line and within adjacent rights -of -way. The final lighting plan shall be subject to approval of the City Staff. The Zoning Ordinance requires that outdoor lighting for parking lots serving commercial businesses shall be turned off one hour after closing, except for approved security lighting. The applicant shall provide a plan, subject to approval of City staff, indicating what lights will be shut off or remain lit to comply with this requirement. Signage. The signage plan indicates 10 wall signs and four freestanding signs. The wall signage range in size from a maximum of 40 square feet to 10 square feet for directional signage. Of the proposed freestanding signs, one is a 20 foot-tall pylon sign and the others are monument and directional signs. The size and location of each of the signs is described in the following table. Building Signa a Proposed Location Sign Area Denny Hecker's 40 square feet Cadillac Loo 20 square feet GMC Loo 20 square feet East Elevation Pontiac Loo 20 square feet Service 10 square feet Service 10 square feet North Elevation Denny Hecker's 40s uare feet Cadillac Loo 20 square feet South Elevation GMC Loo 20 square feet Pontiac Loo 20 square feet Total Building Wall Si na e 220 square feet 7 v Pylon, Monument, and Directional Signage Proposed Location Sign Area SE Lot Corner - Pylon Sign (20 feet ) 150 square feet NE Lot Corner Monument Sin 8 feet 120 square feet Memorial Ave No Entrance Directional Sin 4 feet 70 square feet Morning Dove Entrance Directional Sin 4 feet 70 square feet Total Freestanding Si na a 410 square feet TOTAL SITE SIGNAGE PROPOSED 630 square feet Allowable total sign site signage is 300 square feet total for properties in the B -3 District. The sign provisions of the Zoning Ordinance allows a total of two wall signs with each sign placed on a separate building fagade. One freestanding sign with 100 square feet and a height of 20 feet and two additional monument signs that do not extend eight feet in height are also allowed. All freestanding signs must be surrounded by a landscaped planter at least three feet in height or appropriate plantings around the sign must be provided. The proposed signs on the building and the freestanding signs are exceeding both the number and area allowed within the Zoning Ordinance. The applicant has applied for a sign variance to allow the proposed signs indicated in the included plans. Section 401.15.G.16 reviews the following conditions for sign variances: 1. The particular physical surrounding, shape, or topographical conditions of the specific parcel of land involved exist. The parcel is not visible from Highway 36 and future commercial development will block views into the site from Highway 5. 2. That the condition involved is unique to the particular parcel of land involved. The signs requiring the variance are specific only to an auto dealer to easily direct customer traffic to the building and within the dealership property. 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. The ur ose of the signs is to advertise the business, but many of the signs are p p directional to show where cars are for sale, where parts are for sale or where cars are serviced. 4. That the alleged difficulty or hardship is caused by this Ordinance and has not, been created by any persons presently having an interest in the parcel. The large car dealership will require more signage to identify merchandise and to ensure movement can happen on site without confusion or congestion. 8 A 5. That the granting of the variation will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood. The signs are for the sole use of the property, since they are attached to a building set back a large distance from residential use they should in no way be detrimental to the surrounding areas. 6. That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets or interfere with the function of the Police and Fire Departments of the City. The signs will be attached flush against the building, therefore, they should not interfere with any ground movement nor impair supply of light or air from other properties. The freestanding signs are adequately setback from rights -of -way. The Planning Commission and City Council shall review the conditions and determine if the number of signs and overall footage is appropriate. The request by the applicant does not differ greatly from allowances granted to other automotive dealerships in the City. The wall signage is conservative in size and much of the message is informational or directional. Other than the pylon sign, the freestanding signs are within size limits and provide more directional than advertising messages. Due to the restricted views that the dealership will have once the area is developed, a sign variance is warranted for what has been requested. Trash Enclosures. One trash enclosure is indicated in the parking lot, south of the dealership building. A plan indicating the structure and building materials has been provided to the City for review and approval. The trash enclosure could be better screened with additional landscaping. Flag Pole. A flag pole location is shown on the site plan. The applicant shall provide the proposed size of the flag and indicate how the flag will be lit and raised and lowered. Outdoor Paging Systems. Under the noise provisions of the Zoning Ordinance, use of outdoor paging systems will not be allowed on site. All noise created from operations on site shall be in conformance with Section 401.15.6.1.1 of the Zoning Ordinance. Automotive Repair Activities. Vehicle repair activities shall be limited to within the principal structure and the doors to the service bays shall be left closed except for vehicles moving in and out of the service areas. Additionally, there will be no exterior storage of automobile parts or related items on site. CUP Review Criteria. The Conditional Use Permit criteria for open and outdoor sale of vehicles are listed below with the review of each: 1. Outside sales areas are landscaped and fenced or screened from view of neighboring residential uses or abutting residential districts. 9 There are no neighboring residential uses or abutting residential districts to be considered in this area. The loading dock area will need to be more fully screened from view of adjacent right -of -way. 2. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences. A revised photometric plan shall be submitted to ensure that foot candles do not exceed the requirements set forth by the ordinance. Proposed light fixtures are hooded at 90 degrees. Flood lighting of the front fagade will not be allowed. 3. Areas are asphalt or concrete surfaced. Submitted .plans show area to be surfaced with concrete curb around the parking area. A ground area labeled for vehicle display will not be allowed for parking of vehicles. 4. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative or other services to the site: The use will not exceed the City's ability to provide services. 5. The provisions of Section 401.03.A.7 of the Ordinance are considered and satisfactorily met. The proposed use follows the current use of the site; therefore, is an appropriate use provided that conditions of approval are met. Development Agreement. A development agreement will be required for the subdivision and roadway impact Issues. The agreement shall be subject to review and approval of the City Attorney. CONCLUSION /RECOMMENDATION The new automobile dealership at the corner of 58 Street North and Morning. Dove Avenue is an appropriate use and is allowed as a .conditional use permit in the B -3 District. Staff recommends approval of the Comprehensive Plan amendment and zoning district amendment for the 7.66 acres that will be platted as an outlot and will not be part of the dealership. Staff further recommends the conditional use permit, sign variance, subdivision replatting, vacation of existing platted utility and drainage easements, and site plan /Design Guidelines review for the auto dealership with the following conditions: 10 w 1. The City shall require a redevelopment plan, demolition plan, or plan to bring the existing dealership p ro erties at 14738 60 Street North and 14702 60 Street p North compliant with all conditional use permit conditions previously approved by the City Council. The plans shall indicate a timeline for redevelopment, demolition or compliance, and shall be submitted no later than January. 30, 2008. Said plans shall be subject to review and approval of the City Council and City staff. 2. All existing utility and drainage easements on Lots 5, 6 and 7, Block 1, Kern nd Center 2 Addition; Lot 1, Biock2, Kern Center and on Lot 2, Block 1 Oak Park Station shall be vacated subject to review and approval of the City Engineer and City Attorney. 3. All required utility and drainage easements created by the Oak Park Station shall be rededicated on the new plat of Jacob Third Addition subject to review and approval of the City Engineer and City Attorney. 4. All City Engineer recommendations for roadway, traffic, and access improvements, as outlined in the July 3, 2007 letter, shall be implemented by the applicant. 5. The applicant shall receive approvals, as required from Mn /DOT, for setbacks, modifications to 58 Street, and signals at 58 Street and Highway 5, as outlined in the July 3, 2007 letter from the City Engineer. 6. The Planning Commission and City Council should comment on the preferred location of trails on 58 Street and Memorial Avenue. 7. The grading, drainage and erosion control plan are subject to review and approval by the City Engineer and Browns Creek Watershed District. 8. The submitted utility plan is subject to review and approval by the City Engineer. 9. Customer parking stalls shall be appropriately signed. 10. No vehicle parking shall be allowed outside of the paved parking areas or five designated and paved display pads on site. 11. All drive aisles shall be at least 22 feet in width or subject to review and approval of the City Engineer. 12. The landscape plan shall be subject to review and approval of the City Arborist. 13. Building materials and color samples shall be provided for Planning Commission and City Council review and approval. 11 R t A 14. All parking lot lighting shall be full cut off, shoe box style fixtures- that do not exceed 25 feet from ground level to the top of the fixture. 15. All build_ ing lighting shall be full cut off, shoe box fixtures. There shall be no flood lighting of building facades. 16. A revised light plan with photometrics shall be submitted meeting all Zoning Ordinance light intensity requirements subject to review and approval of City staff. 17. All outdoor lighting for parking lots shall be turned off one hour after store closing, except for security lighting. The applicant shall provide a plan, subject to approval of City staff for lighting shut off. 18. The trash enclosure shall be provided with additional screening landscaping, subject to review and approval of the City Arborist. 19. The applicant shall provide details on the size of the flag and how the flag will be lit, and raised and lowered. 20. All automobile repair activities shall be limited to within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved 'in or out of service areas. I I* 21. There shall be no exterior storage of automobile parts or related items on the site. All parts storage shall be internal to the building. 22. All noise created from operations on the site shall be in conformance with Section 401.15.6.11 of the Zoning Ordinance. 23. An outdoor paging system shall not be allowed. 24. The applicant shall receive and retain, if required, a Hazardous Waste Generators License from Washington County for the automobile dealer /service operation. 25. A condition of this approval is that the applicant enter into a development agreement, as prepared by the City Attorney* and - approved by the City Administrator, containing provisions including, but not limited to, the construction and placement of financial security for site improvements, payment of applicable City connection fees, placement of financial security and requirements for extension and /or construction of City roadways, utilities for the site and related water, sanitary and storm sewer improvements. 12 LL qr� To LD :3 0 E CD -j C/) z z 0 L LU z i g M C m S3 E N 0 z E -j ZI 9 1 -- (j) 15 CS C. �w LL 00 a - < Q Z 0 cu W (n 0 cc: cr It U W r= f 4 cc a 41 0 < cr. z N IOL M: 0 LLJ Z C[ m tg Co E z i- Zi o Z z r z Z w f; It �; Q) 'E W 0 cr < rp -C �p c E ro 2 cc a CL. Cl) cc LA a- 0 CL a. CL 0 V) cd P :2 LO 0 :E - -. ' -6 u E -o .0 0 z E •v 00 R - -C: c 0 0- 3 u > C 'o c u _0 0 . E 0 Co V) 0 0 c v 0 -u loll c V m >0 C 0 O - Ij 0) 4) 0 V 0 ,t �" � 0(1 c a) 3 U - 0. L Cf) V 0 z V) 0 E 0 v . 0 0 0 r 8 0 0 PO 40 P.: w C14 -6 11 Z 0 ) O F 3 00 0 0 R 0 m R -.0 u I U DI D C C14 u 0 E 10 0 -j 0 6 0 4) - 2 C, 0- .-. 0 0 CL 'D k� -1 0 0 4) X I -V -0 a z �u 4 3t c 0 u r- a. 0 u w c Ix U i t 0 0 0 - c E Jt- 'S 00 o CL c o 0 0 E E v 31; 0. 'a C4 .; 'u x b x OW 0 E.2 0 0 X 2 - :2 -0 4 L t: _ter L c , - - g N - 0 , Ll t6 0 c 0 P -v V rn c m cl, :;I- E a f 00 a:w 0 0, 0 w E . u o o 0 E ES V) M V CL vi 0 b v 0 " 2 3 0 z z P tc 0 0 'u Cc, :e - 'S z o b t 0 0 to V) V) cc U- 4) 0 0 uj > cc < -80 CD v 0 .9 i3 0 0 V) IN 0 ?'0 v CN z C� rz m 0 .0 V) 0 0 U 0 E >7 0 v w -0 cl o - >, 0 0 0 u 0 0 IV "j, go, V, V.2 0 0 0 0 0 wo -j '0 L) z - -Or_ a. 0 'j 0 6 0 - . --- - 0 N N z F-4 Go c uj 0 - � 0 C) X 0 •-5 --5- v X V) - "0 m U) w 0 0 C4 < j.= V) ..00 W; C , 07- 0 L) 2 Ln 0 - c v N 0 4 0 D D 0: '0 ol U:5 ' 0 1 , wi-c Z- (L -C 0- X0 Z- . - - - 0 >' v - N lrj v !t -, 0 : 0 0, .tr CL z go - .-. - 0 V 0 Uj LL V c 0 ® x .0 z N * 0 ': - w 0, >,E Q c C N cn C-4 L , 0 0 -V 0 .0 fn T L: -J.9 0 a 0 9 0 Ism >,— ID i . pr D E UJ v cx 0 0 0 E 00 V O� a . 0 0 ci 0 X - 0 0 E 0 u ?-- - X E w ix 0) _C vi cn 0 , c - E ? 5 U c 7 I r � ,'► c 0 0 0 04 E G- ' C14 z 6 'o 0 00- c -00 0 - 0 0 3 N S o 0 v . c N IX Z 0 K 0'-. v 30 0 u 0 c u w 'D . v -V 0 OZ o o z L 0 LO 0 v) 3: (D 0 t W - v , rj r cr 0 m a D 0 >, r 0 Y v rlz J; v 0 V V 0,0 n- u 0 0 0 L, .0 - z 0 < 0, - Kof ,No V) 0 c 0 2 .: " M 0 4) 0 0 E , E E E 'o -W 0 E 0 r u 0 0 w - u E 0 -0 0 0 0 -C E � L� _x -o- 0 . - - �o 00 V w 0 u N Z, it .2,0- 0 - 2 r, c V) -2 S-z --, c 0 r s c - 00 0)- - ro 0 U) 0 0 S; z a. -0 a v u V . 2 E u 0 0 V) -0 o c v 0 m V o o ✓ (N No 'a 0 E co t� 0 0 E�E 0 -a X C'4 v v' 'V w D v a U 0 0 0 G 4) 00 u 0 E o m E --6 :!.- W- V E 0 %n U) 0 0 - o -6 < '15 a! V, c O o-, z C.� 0 co 0 0 v ko C-4 " - r: < 1 .2 U V - CL N U P: 0 LJ V 'v 2 -V 0 q; U 1 4) c • Y r- D c m CL 0 < LO z U r V) F CL < >, F, E A t Z. D ko N K) 0 4) c Ir V 6 i L C 1M.-O ko ;� , (y - 1 -0 z t �2 0 O o a- o l t/ .2 1," c o V -- 0 , 0 0 CY, to .0 u v C4 2 < I . I r- 1 9 V vi = V) roz 0 o z 0.2 L) ) E E v ', v z _ E - = , N c: o l E �2 �� :1 x v ' 0 q-,v in 0 Q-* 1 6 0-1Z 0 z V 00 E .2 -o - z c 0 :2 V) -NN 0 Z F= oc 0 0- T L C 0'8 . E G) Z -3e N 0 - 0 0- r - < -0 - .2 0 v C 0 0 15 c 0 0 -2 �U-Ogr L) 0 39 E Q u c 0 E -2,-- c -0 '0 < C) N c 0.2 a z < C4 E 0 oz 0 V r-D C a. V 0 0 - 0> o- -0 r6 X 0 f -6 c Z 0 to V. 0 Z Z 0 -0 v c 0 -6 rF - G y . ,Q v C � w � P o z N ri < 0 0 7 �e a- 0 0-6 C 5 - ro 0 0 c , 0 u 0 -j CL 0 , 0 0 ' - 0 0 0 0 0 0 c 4) .!! - w w 0 Lj w s '" -- = ' 0 E= vi 0 s < 'o N Z V M - E . 0 0 v V) c a 0 vc o :�e -Y CL 0 .0 -j 0 'i a: 3; .5 v o .0 u zv) a 'o V C 0 C V) 0 W) 1 -5 N — 0 c 0 E :� - E 0 c E - 0 0 -0 E E c -j 0 a 39 C C ' ! C 4 D c E 0 X E :T, 0 0 0 - R u S 0. Go 0 0 0 4) 0 0. z L: u 3t Ln 'o ol! • N 0 -0 0 W a 0 . r r c 6 0 OL .00 u u 10 u u w o rl 0 x < 0 4 's z o < 0.2 T 0 u 0 C)r W -0 0 64 CL- E- x m CL < v 0 CL r x c- 6 V. 9 0 0 c v o u W 0 CL C w 0 F E V 0 5 4) a- A L 0 < t;: w 0 a Ma 0 0 0 Ir 0 po LJ a z 0 m z < (A 0 Y d 4 ui a6 of Lo 4 ui co � o6 0) 06 O5 o e o ff Or 0 'V A '7777 - - - =IT36TS r4 -0) L - - - - - - - - - - - - - - - - �_O_n - - - - - - - - - - - - - - - - - - - - r - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- 0 N 00 o( F o C LO z wi 7 1 01 0 U) o o v oolz < 0 E o z ti 0 0 y V) m.2 0 r I I l� I ( �F f• c M c �J m �S V 0 U) 0 0) UW c < • Ooli k�� LD �r 0 -C F- < u 0 C En 0 wtk " I I f-- Poll m 0 , 9S l c r 4 ) C,,4, U- go 0 0 S -j _j m I w Ln z N LO CL I 3g z 0 z C)) > . og LLJ Nk , z < > Awe < C) LLJ rn z \ f c; I < cr 0 t s �� iii P 0 LA- U) oc 0 < < m A NOLLIGGY ONZ H31N30 NON ONY r - - - - - - - - - - - - - - - - - - - - - �- - - - - - - - - 01 X �MN30 NH3A N33C38 3Nn-,l - - - - - - - - - - - - - - - - - - l - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — — — — — — — — — — — — — — — � � "_ ��'� f� Z I ) ! +r-*' #,t I \ o• 'Bi 0 ot — — — — — — — — — — — J.- Z3 M.S;O.*S.*9N ®r Y > 0 z r t,:P ' ." � y± l:�',A' \ I I I / I ♦i a I o ti �__J I �O \ Z '� sir I 3c x is r Ul) .0. C14 r 0 > lei Os- e IL, ol < < — — — — — — — — — — — — - lAt w - - -- r[/ +,r. .;;.. � — — — — — — — — — — — — — — — 41 (A -- -- -- -- -- -- - - - - - - - - - - - - i-- - - -.�. - - - - - - - - - - - - - - - - -- 1� 0 _ - - - - ot z 0 0 >\ ID z oe 41 ui 40) -C j r- vn In Ir V) 4 Il 40 z — — — — — — — — — — — — — — — — — — — — — — — - - - - -- — — — — — — — — — — — — — — — — — — — — — — — Jef - — — — — — — — — — — — — — — — — — — — — — — A L — — -- — — — — — — — — -- — — — — — — — — -- — — — — — — - — — -- — — -- — — — — — — — — — — — — — — — — — — — — — — — — — — — — cr 0 .�� I \ } \_ \ I� i �1 F i 1 00+ oc SN y r OOTL - - *9N 00 OD 1N3r43SY3 Ainan aNy 3oymvda -I ------- - - - - -- --C 3 ! � � � 1 i a � � S i j t 1 � � 3 � Z j 1 i i ( i ' � � � 1 eft ol y. (dYM dIN) - - - - - - - - - - - - - - - - -d- �!- H - �,,) I Tmrm 4L - - - - - -- " N, 4'� L,4 00 to rr CS;.r9N _ 3. i♦'I - Ii I�;i �Yr' i ii / �i� +. _ '� / r _i '' +,. owalina f f V .: .1 � - 1 1 1 1 j I 1 � 1 >r -� t I F �e,� 1 1 ' f 1 1 I � �� � t,� � 1 A f1M- •l --r-� J 1 + < �j 1 I 1 I , , N I 1 1 'I '�l y�y i` , - 1 , 1 Vt q t `2 1 _ 1 1 � , I , ,__ �♦` I , I I '�;:'' ;'s'•:: i i i;; n'41' � i :" '- ` ♦ ` L ) i s T t f r 1 1 ; i i �' ' ?R(�i,jG!'�F 5 ? -i ;'i,`i 1 r 1 t , �, 1 1 1 / y `, �& 1 ) r! ! f j i f t { , t t !, ) } .< - - - ` -_ 3 - _ 1 i ' I "�, a,n t.. +; i i 11 r ,�,',' _ - �`�` ��� ( iS ?� }7 >>,� f j�1 i ? !1t T ! (� t ?tfi?f <,� { - T'` _ - - - ; : -': t'•: n 1 1 1 I�T jw /� - -- ` `` � `� ) � - F' ,+,- t _ ���.� � � t ! � �. r r t r r - •� �� � �• � f�°(°�^t Y -C- ' Lf'-•1 -1 �) � - � - - - - - - 1 r - - - - I ' , i �� : . - r +i -�' '•T �' 1 ± ylQ -ti••� = ''i ♦ `� X / ! t / 1 ( 1 i ) I T �, ' , \ t j ♦ / f ( l ! ( f (�`( i` _ -- _`9„_,•_ -__ -- _ ,� ' • R I`:r 111 1 '� ?rC? t I f C t f (t1.': ( ? t C >, 1 1 / 1 . F, `• . t ) t < : f { > `\ f ) t t 1 t l �'9 ° _ -- - i 1 I 1 � I 1 _ >< 1 , t 1 r 1 i _ , , 1 t t � ) � t - _ \ � 1 S ) i _ .. 1 I 1 `9 i ti 1 � { ! - 1 1 t 1 - - -- I > , l J 1 T 1 71 `. 1 _ _.. f / 1 ! 1 1 - I 1 \ � t { 1 t f l f l _ f 1 1 f C . .• _ _ l i _ 1 ••r� f - - - - C t { 1 `, � f 1 1 1 1 t 1 r ! t ! ! r / 1 t 1 1 � s \ - I 1 > -- 1 � , t i 1 1 t l - 1 1 \ r ", t ', r� I `. ) •� f .• 1 �f I 1 i ) - I ( / 1 1 r I 1 , , I 1 1 • fi " '' 1 \ t I y y (/j i Y 1 t _ l 1 1 t I ( { t � r ( t __ I 1 1 / � { r 1 �, 1 i X - 1 •1 �C+ ) e N F � { S'i ' ,(4f)( f) r 1 , ) ! t 6 1 1 { I 1 , - _ V• y ♦ `) f � , i r i }¢! I 1 I £ LI 1 1 1 \ � I \ j 1•t' ' 1 S r 1 1 • �1 \ ( P S > I , 1 \ ` , 1 i N / II I 1 ♦ I O J 1y I 1 \ y .r.'• ' 1 , 1 I I p 1 t I , 1 r \ N ♦ , ♦ \ \ ,` `� •� , ••_ - -- ------ - - - - -- ------- - - - - -- -Y- - / -' _ ,' ' / -- i vl ty N`, 1 1 , 1 1 I :,i 1 1 r 1•• 1 1 1 1 �. ♦ , ♦ , , - - _ -,. »•. - __- w__- - »- - »_ __- »___ »..__ »- .._.._ J�yp� _ « »» / '/ a b -- • I II 1 17,. ,'••;.,•, •. • i:' I ( 1 ' ° 1 ' \\ , , \ `� , •• ».. •..- ,._ »_•.. - - '1h- . - i�l/ / /' f a 1 iN , t 1 �:7'i; i • � 1 , I I 1 I 1 1 , I) ` , , ♦ ` \- »_ »_ «- »....- » - _--- »---- - - - - -- ------------ - - - »__ i - � �- -- - r j' / / / S 1 , 1 t 1 , , 1 1 I 1 , 1 \♦ , `, , , _ ----- - __w_ » ---- --- ------ -� / ♦ I 1 1 1 •('f 1 1 1 1 1 I 1 1( 1 1 1 w , w `, ` , , i _ »�.___ ____ »---------- - -- - -- - _ `� /' ___ / -.. ../ \' / - V 1 at l 1 1 ' 1 1 1 1 1 / 1 1 ♦ ..- - 1 -/ N / I I 1 1 1 1 1 1 l _ \ I r _ _ 1 1 1 , t N -_ 1 ! , 1 _ _ , 1 1 1 1 _ _.. 1 1 ?v 1 _ t I 1 w _ _w_ 1 _ I 1 I S�' 1 1 1 + 1 1 1 , ` ,• `, , �, `\ , 1 / -- ,. »_ __--- »' - - - -» --- - -••_„� i - ^/^ -- / \ 1 x r .`� 1 1 t ,j,Y � .. �� / , 1 1 1 1 1 r. / ` ` �1 1 1 IN / f r -3'."� T.� �•- •r'V!'♦a^�..�.»^•w�t�a,e.w w..�J6•+Pe -•-' -' . �i' N N . \ r' ,' -_ a ' i I + 1 � i i � . + 1 1 ' 1 1 I I l 1 , + !' v ♦ r? 1 ' 1 I ' 1 1 1 - �,�T!• -�-- ''- - -- \ - _I• •• P , 1 i I 1 1 , ,I, . 1 1 1 _ -- 1 • �.�.• Ir 1 1 .7 1 1 1 - -- --- - -- --- - --- - at I I 1 1 -_ 1 S 1 _ I 1 � I 1 _ a I 1 I 1 i \ K _ • to 1 1 \ I N t 1 1 N - 1 \ \ 1 ' r 1 _ 1 A yw, , 1 1 - __ »_ - 1 I :;,yk 1 1 1 P 1 I 1 1 I \ ` t \ \ 1 � / / tl t �• __- ._ °___'• - ______ ____- _ »8E6 --- _ » -__" __- G 1t�� �/ t I 1 t , .a ';]; •• ?•! y 1 1 1 1 , , ,II ✓� , , 1 , , , , ` , , >ti r , / / / A -- -- 1�` 'N -, it 1 t 1 1 ( 1 n• .., ::>::.•.: `:} 1 , \ 1 1 r t ,�» Ilr _ - -- � j/1! �\ ' ; ; N , ; ;�,1N; '7 �.: 'i: �:.`:.`! - t: �i A. .; , 1 1 1 , 1 1 1 1 1 I I , , \ , \ , 1 , 1 / , �, , »...... »___ -- __ be 6, _ �` 1 1 1 ' , t A I ' ;; cy :i 5.'•F, ::':� :: t 1 1 1 N 1 . 1 I r l h -- °- - - - - -- ----- - - - - -- -- - - - - -- \_ -" 1 , •+' •n, _ Y, 1 1 I I t l, 1 1 I , 1 1 1 / -___ -_ »_ ' 1 ' I f 1 !, . :A'. ?' 1 I ! 1 _ \ 1 1 1 1 r 1 , +j - - - -- , 1 , M1 fi ;r, rM ••- �t :1 1 1 I i 1 i at N i I i 1 I 1 ,It 1• 1 • ` 1 sr , I 1 t 1 1 ; 1 1 1 I � I Wt ..-- - - - - -- -- -_ »..» -» _..,_ / �ir V \\ \ / 1 11 ; i Isi �:,.R.�::Y :• ;: y �f %; N, / r 1 1 I 1 1 1; I I 1 iw N ' 1' 1 1 1 ! 1 1 1 I - 1 1 .. »_,.....__--- »--- - - -'-- :'' PVie' \` N ` 1 I Ib 1 i i I - ':'•A y, ;1r 1 1 1 , , �Ii � � , 1 1 1 1 1 1 1 1 1 , 1¢! , »____ »__ al 1 i p .0 1 5 ,'$ :' 1 1 1 1 1 1 1 1 1 L - -__ •, ,e 9 'Ci I t 1 �t . 3 1 A i • I 1 1 t 1 I --- i 1 1 ' � >A:i: k : s'�'?'k ri 1 1 1 �_ ' ' 1 - -"- �,I l l l l tl 1 '." 1 1 1 �' / N ---- --- -- ---- a�• • __ -- \ `1��\ 1 1 ; Id 1 1 I i •�'. Y' .�i ,'A. ' ,:`�jA. i : ': 1 t1 ; 1 ; 1 ;' 1 ; I• tp/- / 1 1 1 , 1 1 �tl l 1 / ; i t 1 aR -' * 4 _-' Y `` `` �r N 1 C' 1 i I I • + 1 ' :Ai ::'':,•''��••�•'•, �;�' ,�'�' 1 1 1 i 1 ' i' 1 1 � I; l l II I J; ,1 I I 1 i - - - -_ 1• `• E ``♦ `` +•�♦ 1 II I ' I I 1 'C'tr -, - ?�j' - " `. 1 1 1' i 1 ' 1 I I I; ", ,' i 1 1 1 i II 1 X 1 7 1 'I 1/ I + / -i V � x � } i } t .`\ L , , 1\ 1 , I 1 'i;� � , , , I / 1 1 r 1 1 1 1 1 1 1 1 1 1 1 1 1 � / • • II ` ar 1 \ ``\ , 1 ♦� 1 \ 1 1 1 1 I is "S,'r 1 I t 1 1 1 1 1 f t /' 1 , 1 1 1 , 1 1 I , .= N , Y ``�\ N ♦ •r , , fY 1 \ tI 1 I f 1 _�'` {' ? i �::ty ��s� �' 1 1 , , t . 1 I 1 1 1 I I t v • 1 , i 1 1 - .A..$.• ip :: =:, }t is '1 1 t I 1 1 1 I 1 1 1 , 1 1 1 1 1 1 ' 1 1 1 ll, , ' 1 I .. •�i }; t 1 1 1. 1 + 1 t .' I I 1 I . / `♦ _ I 'ff;: ?.'ii�� ;tl: : :;:•:; ,:�;�'.� 1 1 1 ' 1 1 ` / + 1 1 1 1 1 1 1 1 I, 1 1 1 � r \ , y ,/X `, \ 1 , \, 1 , I l r .:1♦, ': 1 1 1 1 I l 1 ,/ 1; 1; i ; 1 1+ j A _ ': :3: r;i �:';:��;^ �I:' 1 1 1 ' ' � • 1 ' ' 1 ; ' � 1 1 1 1 , 1 I 1 � j , i i /'°'( + r� 1 , ♦. � `,J�.�` ' ,i ' � � ` 1 ac I 1 i 'V ; ; 1 1 1 .4,'��:`:? :s ° >{y ' " , 1 1 i i 1 j i r;' 1 i I t � 1 I ,I 1 1 � 1 1 l l I 1 N f r nr t ••.4 �, ` »- �_•'N/ ,r , i i , i � 1 , t 1; .r:. �': :. : } ? *i. � :v�i;'i ;:'';: / ' ' ' 1 1 1 "" 1 1 , ; 1 1 1 � 1 ' ; ll 1 1 " ; 1 Il ' + % i , j Lr � ' `\ " N ��`. 1 a " -' - i � 1 1 ;7 ` I ' it 1 i i i 1 . „�i;''•.': •'.: �i -. :;i;- ; 1 � 1 1 1 1 f, l l l i I l l t j l l 1 i i f 1 ' i i f , ', i N t ' �� P 1 ' . - -' f 1 1+ 1 I i ti ' 1 1 1 1 , �i - ::..:';:': ':: `: y. is ,!�:�+ , 1 1 1 1 1 1 ,I I I l, l l I 1 \ t• - % 1 •�(( :".:.' �:, •: I , 1 1 1 1 1 1 I 1 1 �, f N / / 1 � t 1 I t , I / t l l ':'T.:';:: ` �' I 1 1 n n .: :. ^• q• :: I 1 1 1 1 1 1 1 1 1 1 ,,, r , / 1 I 1 1 1 I l t ::r'; f. ::. :..i is R. , , 1 , 1 1 t r 1 ''; - Itl I ; ; 11; htNyl I , t , ' - - - - -` ----- - - - - -- ---- - - - - -- -----------= - 1 - - -- - �' - - - - -- -- - - -�.� - I ':A.f. / t •''?':.:•n r,, n.} -- ,�1J.T�- 1 1 � I 1 --------- • - -__ -- � - �I� i T� 1 � IY 101 - � �' -ij„� �- ' T - � i T i I i t 6 r. Y'd' 1 1 1 •..}. -r-1 IL''I I �..r•� --1- 1 �•'_ '� , 1 1 . fa• i ':'S' !,$ T1T' ' 1 ' , 1 1 1 1 1 1 1 1 1 1 - - -- Q1 - -- - - -- >� - N - ' �».». - - --'- - - - - -- '- -- +- 1 1 i ^• ' 1 ' - - - - - -1 �1-- `�-- _ +1-- Ij.»,�_L�------- i - - -.�- .-. _..-- __ - - -- �[- , 1 N I t i :. ,.�Sy:':;.i'�f.1'y rr .; , , 1 1 / 1 1 �--- _�•- __ -�-_ T � -t• 1 -, T T y :: .:::..< :•.� . k :'M1 :'' :{ •:• •y . �.^ � � T � ;- L - , , qt , 1 1 I 1 1 1 I 1 , � 1 A i , it >< I 1 � 1 I 1 1 1 1 1 1 +'� •'•� �` �� •' ••' ' f 3 ,'6•y'!,; i 1 1 1 � 1 1 1 1 1 1 i 1 1 1 I ^./rr. ^• :� .. � 1 1 1/ 1 1 1 , 11 1 ,` I , 1 1 i ' 1• • I 1 1 ' 1 ' 1 1 1 •].t , :,Stb' i;.: 1 1 1 1 1 (, / YI 1.� �i ;� f ': ;;; ;.;.i>: ` �a'� 1 1 � � ; l; j; l j� r t ; 1 1 � 1 I I I�` i / I 1 h ' 1 � 'N t N ♦ p !. `` , � ( 1 I ± � 1 1 ; �� - `• n L•' :�.5'•r t / +, 1 1 j, l, I t, 1 , 1 1 1 1 1 1 1 1 I 1 1 1 M i. ° �•t ::,"�''r, •::• ' +' +.:. :,y:�• 1 1 1 1 1 1 1 1 I i/ ,� 1, 1 I II `, 1 1 +, I I 1 ; 1 : 1 f 1 I 1 1 1 + 1 1 1 * 1 N N f j � `'` b • \` t li \ ,\ i I I I i � 1 1 � 1t R '.. �: ••� i:.�c� ��:v:r •' >N 1 , 1 1 1 , 1 r , 1 , 1 , , , at1 , t; , , 1 , t �, j. •�••••�••- •�,•♦•••• $ 1 1 I , I L 1 r :��� , NI 1 � I , i Ml 1 � 1 I^ , 1 _` i” �l r i[ , ,i'L t7l t 1 1 1 :f ':���' . �.. a't�. Fr 1 1 1 1 1 , I 1 I , , , , 1 1 t I � �• -- •• Y 5 ;�� 1� 1 1 1 I, I 1 1 1 M `r 1 1 1 , 1 : � i , , IT ' � t t ' 1 ' 1 r I �' +'. ^? ;;r; .:i1 11 1; � �� � 1 �+ � 1 ; 1 t 1 1 V I 1 1 I, , , , 10 � � 1 , I (, , •. I • r' • • ti::[4%•.:;;f +fi • 'r . '':I , I 1 1 1 1 1' 1' ' 1 1' 1 1 ', W 1 1 Ij , 1 ; • 1 / I , 1 : S'. , 1 1 1 • �l 1 1 1' � I � Ili 1�' , 1 If ' 1 1 t /'' 1 I �+ t 1 /� •r -''' i 1 1 11 I�i Y�}',';�A'� r'i :;. ^���'s 1( 1 1 1 1 ,1 I/ 1 , .` 1 1 1 t l 11 ;, 1 1 , 1 \ , 1( ' 1 1 1 Il t 1 1 1 ' 1 i ll ' 4' j l II 1 1 I 1 N ! " ; ' N 1 iN i t '' : o l 'u i i i ,• , 1 1 , , , ,, , 1 , 1 1 ` 9 1 , 1 1 1 , , 1 1 , , N , , 1 I 1 t / 1! W I O� I , , , y •• I ..... •, i: t:A . is 1 1 1 1 1, 1 1 `� 1 1 1 11 I, 1 ;'�t�: A,::;....M1 ^ ::, �:; : 1 1 I 1 I 1 11 I 1 1 , 1 1 1 1 I I' 1 1 f = + -__ / V N I , N 1 ''' I t N ° J I' 1 1 1 1 I J. ` . ?..:y. {' "t'. ••+ i;. M1: %;.':. is I I 1 1 I I '1v 1 I 1 ` 1 1 1 I 1 1+ I , 1 1 '� 1.1 � � ___ , 1 T /'- � i i ;<- 1 I 1 1, ^ + , ' tN t ` N N 1 ' 1 1 1 � ' ' t l' �' !� � � 1 � i i r / / 7 ' I I ' i ; ' I fr % '� '' ii .f : •:•s , I I 1 1 1 1 1 I N r 1 1 1 1 1 I I' 1 1 sj+�• \ / x LLL , 1 1 + / 1 i 1 , 1 � ,. ': ' +, •'�$ ?:, . }..�ik ran �g•�, ; 1; 1 1 1 'I 1 1 J! ' fy� 1 i I 1 1 1' 1 1 1 T - I • ,�I t I i ' 1 r I 1 I i 1J W iC - ;: I 1 1 I I , 1 [dpi 1 ,♦j ' +^�, 1' I� 1 1 1 1 1 1 I "`, / , 1 1 N 1 / 1 lT .,�.4� n :'�: '" 1 1 I, 1 1 1 1 1• i ° 1' 1 1 1 1 1 1' 1 1 % ` / � N .. I >K 1 1 � •� , � , a 'S T' 1 � .AT 1 1 1 y�i ; yr.':`;,''�` ;i i.'i;':,�i; " 1 1 ►'i i i �i i; i � - /'� - i 1 l i l i i i i 1 �' ' r ` » Tt6---- - r ,� x 1 1 I t ' 7 r i N+ ' 1 1 1 1 It ..�::::;,i:$;: NI 1 1 1 1 rN 1 1 1 1 ,� ,„ j 13 / f r � i 1 ,' i i j� : '1 �1 ; � i i i 1 T/ ,,... „ :� -$ • �':I 1 i=i i i i i i i � i J� � l i ' i�,r� i ; ` �' i ;+ __ _ - - -"lir`._.. � r o i N li i } 4 ` .' J ” � � � o I 1 I � 1 1 1 ; 1.: � . S :- ���':. 4, •r • ":1 "`� 1 '�l I 1 1] 1 I l l+ +' 1 1 ,1 +/ l l ' t _,- ---'� , a ' !Ti + 1 ' 1 I I 1 1 �Q•_ / N I e it i iJ �' i I i ° it 1 1 ' 1 1 1 1 5 � t4 .i , ; .`: I ''• �.:'. > ..'+...: .: •.}' :j:Y 1 1 1 1 1 , 1 , 1 \ a, N /,....» _- � _�.'t' , • 1 1 , I 7r ';.':.,. :, ':' ♦'' I I 111 1 1 11 1 1 1 ' ': "i:.: �:i,•�;': :�: i I�jl ( 1 1 ' ' i ' ' , ' � � r ♦ ' / 1 1 1 \/ ; I X 1 Y I l l i i ii ' ' i l I � �r � 1� I � 1 ` v N ' �� ' i i i 1 �� 1 r l l; tj ' 1 I 1 �c "939_ _ _ t s 3:' A i + N I 1 1 Y 1 I j l ; ; ;; .D y ; ♦ � __._ i 1 I f++ 1 11 1 I f I y� 5 ;:.y ^i. -: '� I + ; + 1 f t 1 1 1 ) 1 ' 1 1 1 �, ' 1 I V , , , b , 1 1 1 1 ; I i I 1 1 ;: t :-l:: ':: : :. ' I - 1 ,' 1 I 1 l, 1 , 1 , 1 �' 1 , t r � i `,` Ir \ 1 / 1 1 1 1 1 1 .. 1 1 1 1 I'! N 1 1 1 1 i I 1 I t `, , ' ' '\ ``, N `� ; I N N ' 1 1 1 t 1 1 ,,fl :: 1 , 1 , 1 ,, , 1 ,/ N , N , i 1 t i p 1 1 'y , 1 1 1 , I 1 1 1 I,c # N w 1 l 1 1 I , / , ! \ 1 ,p Ja I • .t 1 1 1 11 1 I , ° k � .7 W .� t M 1 3 1 1 I 1 1 1 f 1 1 I , W / 1 ,� ( 1.t at J 1 I 1 1 1 1 >r i I I k - e 1 1 � 1 1 f I 1 - , 1 , }� - w 1 1 1 1 1 al• 1 1 t 1 � 1 1 l �r 1 � � I 1 � , i 't `' 1 1 1 , I � 1 , 1 t 1 1 _ _ 1 aI 1 _ _ r 1 M 1 ',r 1 1 1 1 \ - t 1 1 . 1 1 1 1 I � 1 f i t �• I 1 1� 1 t N 1 1 1 1 1 \ 1 & 1 I I "r 1 I I 1 t 1 • 1 1 I 1 N + 1 1 1 1 1 1 I 1 1 x I 1 I / 1 I 1 S 1 t I 1 1 , / 1 g}. IN I I N 1 F / l + , , >., , r , N___, • 1, 1 s 1 I , - 1 1 1 1 v 1 1 I 1 1 1 / , I 1 t , x :: ar :: !i 1 . �: sass :Ir } } _ „t .:: .,..: ...; ., •. 'sue 1 1 1 .7-Ri ' --- __ -yy � _ T1� - 1 - _ r �_� . - - - � • - - I - - -- -�_- i t - - -- - -- � x f 1 I 1 I 1 ':•';•:: �::,.:: M V?, I »Y Ti ------------ - - - - -- r' � \M � , � � , 1 1 1 3f I :.: :.: .;,•..,;r S. : :'. 1 1 - 1 1 ----- •,,.--- --- - - -- --- 1 .r - -- r � t I 1 ::.I . ; � Vf , ; 1 � � � �• /•• -1.-- , - T T 1' - r �. '°; 1 1 t 1 ♦� / , 1 I N I N ' i I { 1 I - - ,1 1 1 1 , 1 1 1 1 , 1 , , , 1 1 1 1 ., N/ , , , N / � X ' , 1 ! . /; 1 1 1 1 r ,•�. I 1 1 , 1 1 I 1 1 3 1 r (S,.,tp�I I , ,I , y iy� / 1 1 1 1 11 1 I , `` l I P i i , t ':� ".: :•': ,i : 1 1 I t+ r 1 1 1 1 1 1 1 � ` ♦♦ ♦ N / . -_ N � L 1 L I 1 i 1 1 1 I/ 1 1, 1 ; � 1 1 II 1 �`� N �j `, I / � ,� `� , V � , I ; I 1 1 ;9:' . :; 11 1 � 1 1 1 1 1 1 1 1 1 , , 1 1 / 1 Q� I , �`` _ -' / i o - ° 1 1 1 1 1 1 �•.'y: '' ' 1 I 1 , l� l I, 1 , , 1 1 I I 1 N �- , ar . -• ; � y»���1/ 1 1 1 1 I 1 i 1 I 1 1 I ( 1 I I 1 N - �` I PI j I ; 1 1 �c .� I ; 1 1 1 � � 1; 1 I j l � ' 1 1 II 1 � .° 1 I 1 I I / I 1 1 I , , 1 1 1, 1 , I 1 t 1 b w � , � 1 x q 1 1 i I•t -. • r ti: •:,.:. g ,. , I 1 , , , , t, ,, 1 1 , 1 1 I I I � •, t t Z I I _.' 1 , 1 I >. I }. `. r 1/ 1 1 / l l I 1 + i 1 I 1 1 '- 1 .iT .:.: : i i,': �', i'i t t A, , I 1 1 t;; 1 1 1, 1 1 1 I I i , 1 1 II '♦ �, f 1 i I I 1 1 I w 11� ¢" A y $ t I I , , / I I , 1 , , , , 1 , , , ♦ / 1 k I , 1 �`m�,I11�0N i k 1 1,, 1 1 1 j 1, 1 ; I 1 { 1 II `\ j i l I i ' i•' � ` I •`` 5 �� �9 1 1 1 / 1 1 1 I X 1 ♦ p n r �i ; , 1 1 ; ; 1 1 Q 1 1 f ; 1 1� 1 1 I1 , N, I 1 ;�I11.�1, �. � � � I :,'� �r ::::: � :,'.. I l + ' 1 1 1 1 Iltll 1 , 1 y' , ,I 1 ° 1 I N ♦♦ -_.._ ^- t ° � ' ° I 4 1r/ 1 ''ll �tl,e :Y •' i '�,', +,.! ;. t ;' t; ••. : 1 1 1,, 1 , 1, 1 1 1 1 V r 1 % I II , - P , I l t t t t• a.e -: ';; t•, '.t `:; , I I ' I ,, , 1/ 1 1 1 1 1 1 I ♦ ,'Gi -- -'�- 1 N 1 ' 1 1 :... •'•- •••''''•••::,': .. .'i :: "y + , 1 f 1 , , I / 1 , 1 , 1 1 II 1 II A ♦ / N l >t , i � :.:1' .'., is "�.'';}+•::'"• $. t.Y .' , I 1 t 1 , , 1 1 , 1 , r 1 , I 1 , r V , •' � _ - -" / l I � � I '�, t � A; l i , �. :. ::..'�.. .., "'� `'% �;::;': 1 1 I , I I I, 1� � I, i i � /' ,• l l • I 1 1 1 t + �: , , I 1 , , 1 1 1 1 1 � ; I, , • \\ // + I I k 1 1 1 1 I 1 `' .;• =':': - :�:':i':: M1 r��`.Nt� ' I I 1 1 1 ' 1 ' 1 1 i -N` 1 i , < N /' ( p 1 1 1 1 1 1 ♦\ k 1 I i \ I ( 1 I 1 1 ' JN �ay�y� j� 1 I l • P' 1 1 1 1 1 t Z , N ' 1 1 ` ,' •r -- I ^ i , I ID � � ��� �': •': + 7� ":' I I I I 1 ; ; I l I j l, 1 / V , 1 I I 1 � `, / i I ` ; �p1 - 51 1 !" rt"� . , 1 1 1 / l 1 j 1 L �+ ' I I 1 II , � / �, I I 1 '1 •� I 1 a 1 I 1 1 L < I ..M1, :::: : ; ➢:, is n:'i N I' I r i iN ' yQ f 1 ' r 1 ' ' I '''v, �y ?'; ��; -0'.'�:f :: �. ::. : ::� / r h , 1 1 " 1 1 , 1 1 1 1 10 ' ' N t :•'r, f 5- � S.• +.i':: :$ F I' 1 r 1 / rri / 1 1 ; I ; ' I At }! /' / ;,.';;,•.5..';: yp ✓{ r;:,. I 1.1 , 1 1 1 1 I 1 � 6 ' N 1 1 1 i � I 1 1 , y �z I • I I r ip I �; ::: �'' :: ;.�. , ` 1.•11 , , 1 / 1 / , 1 1 I I N , r - - F , - � - I , , I I W , . i,,.:•e: :. '.'$i:•:. ..; 1 ' 1 ' , 1 1 1 1 ' 1 1 I I x I f / I , I , .- ;,- �' :,,. '�''�•`'. •', t 1 1 1 I 1 1 � _ J I } I1 , I I ih 1 1 1 5 1 + I I I l 1 1 N / ' 1 1 1 1 1 1 : N 1 , �'i: ' .c 1 ' ' 1 1 1' 1 1 N Y ar ' I 1 / 1 1 ♦ I I 1 •, l , � ' .Y - ' f'+.:,;`;:: �: ?yii''::'';: %. 1 � 1 I, , 1 1 1 t tr • ' 1 i I 1 I / V k Z i , x, , >,l , t '� ?:,i= ;rr,s., `•• ; i i ; i v o 1 i i r I . l -- ----- - - - - -- -- — - - - -- ------ --- - -- ^------- ---- J - -- ' i '�+ i m id i ..:..•. A x i .• ;•:'.. Y, , 1 I IJ ..d - �1�' �- - _ - _ _ - _ J - - - - - _ _ -- !�><- �I -1_ �•/_ + _ _ _ _,IL._ - _ - P --E _ ..j_ - �' li ip , I 1 ..• •rt t: �• may. :t'':r; %;. •. , i�1 - � 1 1 ,, � T /-, -- � � 1 , 1 1 1 s -___ ,- T" 1 st k 1 � - r � ' ? � n �'�,:�� nw: � b ✓ `n ,. : '�`; 1 lam 1 1 1 ,__--- __ -__- . - -- - �• 1, - _ -- --- �• - - -- - - - - - -__ ° -- . » ..-- _- • --- - - - -_ - _ I�_ - -_ - -__ ' �• ; %j 5''?, • y, �,.�.%`n''.t' 1 1 1 I i , 1 1 1 , � 1 1 ,1 {( 1 I / 7 I, 1 I I I 1 , i�� . ^.T. �'. � "+4 r Ar r - • 1 1 I ., ; 1 1 ; 1 1' .``# 1 `� f` \` � I N }( V v � I x !t l I 1/ P , I 1 1 , , F �O, *O!Ilr n ,. 1 1 1, 1 " a a , t 1 / 1 1 1 1 / `I I F/ X N } N i , 1 1 1 t0 i Yl � <r M1 �a }yi ${' r• �' �1�1 i�11[, W `� �1.W� •�!0�,;I�� 1 4j I ,� -- ••I ,+ / JI 1' f J � l/ 1 1 � I � , -- I x 1 ~ -M 1 I � � y N yr 3 t I 1 ; ; � t � . ��ff. t: e+,3; ::', �1�- .► J,� 1 � 1tQ1�pV 1 i 1 - ,/� i ac j � 1 aril 1 I t 1 N is I • i �1 fr • , l ; ; ; , !1'f: i:. �, i? •if.B,V+�•`i„" r Y'� 5:�:; / , , ; � � ; t / � N J< ' t 1 _- ; r 1 1 y `I'1 � �•; IN � '\ � I,� � ,`r � I t ' 1 � %,`' 1 I l 1 1 1 1 1 1 1 �r , f ` x , b t 1 9',F, I♦� ,; / , 1 • , I ; 1 1 , < y .: , � I; 1 1 1 1 1 �, ( 1 1 a � 1 \ LL ,w 1 rfi•• 1 � a I 1 I F 1 1 1 I I 1 444 ♦ ♦ " I 1 1 I 1 1 1 1 . D 1' ' / , 1 , I N ,- I 1 ' 1 1 � •,:,�•,`- �' "• ''•� �� k i � i � ; +; ; i � ICI fTl x; i '� � ., it ,�` (� w � I I ,� �� `_�•'� "'� .a�� � .°� ; I >~ ; 1 ><�. . i/� r V 1 7 �: � ��t � •it fit:: t'�: •�: t ( 1 1 I � 1 1 y p, 1 �• ,° ' , t 1 1 I V I I / I I 1 •t - n i ( 1 1 1 I � 1 1 1 ; b D i .` Il' V � , rJ� Ij, 1 / I N N N N i I � � 1�, { �. ::','::���•'- • ?•;�• 5 - '':':�� >;�'� J: r� ' �: :'': 1 1 I 1 t t , r ♦�7 1 1 1 1 N I N N , 'L ',, ,:• r' r':.: ":.:. / I 1 1 f / I 1 1 1 1 '� x / . : 1; , 1 1 I I ( � ♦I 11�� ',`' ' , 1 1 1 1 1 1 , ! If 1�+ - 111.-, t I 1! ?I �;',i!'•.:.':`:: %'i�'' i , .sl i 1 r 1 1 � / .7 i �° L , I 1 ; ; I x3i " -'� i. .A tt'; ";';'�; ; ' 1 1 1 1 ; 1 1 1 1 \ 1 �' 111 1 1 1 - I - __' -__ - -_ - ` I I ( i a / 11 1 1 f�k�': " .•. �:: W ,, I ' r I i .,' x i �; YYyyt• 1 , 1 I 1 1 I 1 , / 77 .�'':: iti ?y/hi,��:':. >: !. '':: t i �:� � 1 1 r 1 1 � ' ' 1 N '` �, •' % i 11 I ' , ��1!1� � � , 1 1 I 1 � ' 1 `., ' i I 1 1 r 1 ; ^; ' , , , ♦ yy11�++ 4 3 I N N / �+ , I , I X ) I a 1 ,�% - Ot?'�'"` 1 1 ' ' ; i >r '`, ' - - N J ; 1 b ; I x �•� ` l I • a + O i , ` i 1 ; ; s - 1 11 ' ' �` I 1 ` ', , N \1 at �` : � , I 1 1 1 I ( `, a ` , 1 ' �..; .. I ':.t: � III 1 1 � ` � j � ♦ O ,,, N a , / I � 1 ��__� »__Y.' p I „ ` ° I I 1 i I �� :�: �: `'.: '':�••' ":,. °' � -iyt �I 1 (i ( i i t� I ' 1• 1 N � C •+ >r � � �� � '� � � I��• �„I I " " r E l i I i ; � Q •• �'-� , 1 , ra1 � 1 N " � 1 1 1 1 1 • N a[ 1 1 1 1` • t•+ 1 ! 1 kf ':• ••���: :' 1 ' II I 1 t ' + ' ' + 1 ° N 1 NI 1 1 1 ' � I ,•D `. i � 1'w i I I 1 +P :, :�jl�, :;. 711 _ • •'..' f ; •' .. , 1 1 1 1 ` `� r i 'I' i ' ' I p� I /' sr ����� "'�. -�' :' - ~' :': �•::•:,�:::.:. '' II 1 1 1 � 1 1 1 1 i i � ,♦7 I ,� 1 1 1 " tAN ' / ,` O V N V tl I I I �'". �: -.,. :; .: I I ' I I 1 1 I ; 1 r � 1 1 � ,� �` i ° � N ° l >� ' t ` y I 7[ I � ( l `, a 11 I I 1 .y� I I Ip 1 1 / 1 '�l 1 • I H 1 1 , o , 1 1 1 1 }{Z, , , II'1 1 f 1 f ' 1 1 ' 1 '� y I P 1 + 1 ( � / m I !/'''' \ � \ I 1 I a '1 1 1 I i y 1 1 I I 1 I 1; ' I N t , `♦ t I 1 ` /,- ( I ` \` Ai II 1 !, i }' II 1 ll i i i ; "� " 1 N 1 I ♦� I O '' I l i 1 1 , �••, I I 1 wb. M 'i � I a v y1�� �•�t i I 1 ,X] II I IN N. ; 'x ; � + V ; V '`• x .::: � I ', x 1 1 LL N I ; � � � ) Y 1 1 II 1 1 R�1 1 1 ; J f ` ` .•- S 9 - I l two x it x 4J D V " J�• I t i i y 3 ' I Sj / 1 r i � ,Vl i 4 1 � 1 N � � � :: � 1' 1' 7 � lty • � l � /� -' N I I x i � o f� ♦ � � 11 i; j x4r(11� .1 1 1 tj 1 t I 1 1 r D I , T � _��Y� - : _ ( 1 i ' 1 1 1 i mi l. . : I I 1 1 / 1 1 I � :� � l I N 1 1 f V ♦ r • 1 1 1 1 f t r y a A M1 i i i`; i ; i i i � {Q��i l { l �' ' w I � ; 1 1 ` } '� }f F a. t � ::1 I' 1 � 1 1 1 � ;,f f 1 '' / N N 1 7 y t : 1 I .. �.y ,.$�,.. � N I I /� �./, I ' 1 1 ; ; 1 1 lr N I 1 , / � N r I y � I , ��/,•,, I ! I 1 -•st i I S 4 $ A L J• S, I 1 1 ; ; Z� ; 1 �. i • �', ,v r' ,♦l i N � } � /�' -`+ `93 " i (1J ( ' 1 1 i '� ' I ' SM1 r i i i 1 1 1 1 1 1 ; � • � 1 '{'} Y � t � �•/ I I.. »., , '' ,••�� l I �� I i Tic,• E r . {•1 cd V , y ..., , ; ; /1 1 1 I , ' � � �, N k r L x ; at N � � � 1� �l �� ? � / >< `x � I r / /� �� I 1 1 I =� j s M1tr y x '% 1 1 1 I 1 / N N I 1 ' / -_ -" }: •. i �: � T, _ '/ I N �' I / ar IC.J 1 1 1 1 1 1 ✓ `\ ,,7 - - - - ;V• _ _„ -''' �• N j {• }¢fit / _ /' / N 0 O I 1 I ' 'Y S •• 1 r I I ' '� � , + / 1 � ii V ~ `.Y V ¢ � `f t 'r .i �` � � -'- I / � 1 Lc -I-1 l J � ' � � I t }Y - , I 1 Y •• r 1 ; ; ° ♦ S oil + ; • ,t 1 T N I , , K M1. ( 1 1 I 1 1 1 � ' 1 I '� t ° ' - . v i1 � � �,�°�c , 1 1 ,trp ' $ 'r �: i.: ' t I I 1 1 ; 1 ' ; ' � t � ' �I.� ( i `- , \`, • _a .`+ � w I 1 1 1 f r I } t .; .i i., 1 1 + 1 1 1 ` 1 1 I , k ♦� ` I I I i• `,♦ O V w x I � 1 1 �+ l.•�t t R 1 1 1 1 � r - _.. -_ -» •�' I I i l � 1 1 �, `� t S ' 4 :} 3 , ; 1 I%�N+0 i 1 ( ' ; 1 - - _ ...- .••_____ »- •1♦`:._ � : • *� i + l ` ♦♦ ���� I � � 1 F� 1 s y !+!'iill IZ>� I � ,�, I .;. E - . - ,:, Y'` , •'ti }': 1 I � , I I 1 + {$ 11 1 / I 'n: �l ��/r',, 1 I I 1 1 W td I I r 1 I 1 P: ` 1 ' i t 1 t , Ld / 'I r 1 1 1 a f :V C 1 s 1 I > y Y • 1 . 1 v 1 t 1 1 1 1 ; ; II Ir t 1 , , ; y ; N 1 _ Y � - 1� :�.Iw � ; I l , V 1 _ _ - -_ �;; i a I I t i� 1 l) 1 ;I ' ' ; �' I I / j l / � t t r A y t' { -' - :'}�':' j I l ``, - ;, • 1 I 1 t p T 5 + 1 / -r � :� 1 1 1 I A + � � 11� I I 1 ; j I , i - - A _ - 1 . L, I I ` D � ' j I � � •O ' i i 1 11 1 , 1 /�11 i � /N ..y. ., .t � i I i t _- -' -' `938''-- r i � � T .��'. 1 i'. ;�''` ' 1 1 1 1 1 i i t' t ' I `' i ( �•/ 1 t I 1 •v �• 1 t / x e / t 1 1 I 1 I .�' I P 1 1 , 1 I y I , 1 1 y N l 1 / ::k' 1 1 I X 1 I f fT1 1 - I (T1 / I I N / , N 1 1 t , 1 1 I N , , O 1 I 1 1 '� 1 - 1 / 1 1 N t' I / I 1 N I i 9 �` / 1 1 1 r,l I I l 1 1 �. � ( l u I' 1" I R � I C`I , `\ �� l 1 1 , I f � , $�i. I l ' 1 ' ' ( i l 1 1 - I j ;� � � 5 I 1 , M1 �,: I l 1 { ` i J! I 1 f I � y � N N r . s'f - t y i � I I ; I ; l o � �'1 ,�,° � i i i i y I 1 ♦�, r I i 1 i 5 I A &x'*� `' I I I 1 I r I � x I / ` irl V = I � }' n I I I r 1° I ` � I 11 11 I `I � ' ' >9 � ,, �- I ; 1 I 1 I r I p y . l � , � 1 1 1 >y $ c $ � I I 11 l ` t1 `4K�" °' (11 - -- r I i 1 i F r, ' � I n, r. n - i; ( � I .4 � ',: j ' t � ' i l I , - _ -'_- , ad 1 1 I ♦0 ::f�, I , / 1 1 1 I • }• ' I I � ♦' , f I , 1 $ } " L 1 I M1A } 5$ ,:• }i"� ! r / 1 I ,1 ^ -,/ i,�c 1` t 1 1 ,r 1 M1 / t ' I I L - , z �} � 7 '` - -'"_ "- _6 ,[ N N k '_/ IZ� � �.. ' _ - -__ _ V l ( , I } f o- 3 I , , 1 N c__31 ____ -- 1 $ .y �M i I � I t tt r ' I .... At I � � � -- __ ---_ __ _,,♦ � ``• ��� � I S � I - y } 7 r l I y: n t. I '� 1 4 I ♦ ♦♦ t� 1 ! "1+V 1 � $ l I I 1 I N 1+ N N -_ N 1 l ,O to t Y • rl� / , }$ J I I '; ""a �y ^ : � , =938- - •-------------- - - - - -- - -- � I r ' � t x, A - - -- - � _�� - -_ _ �N r L - -- - ---- --- ------------ - -•�_- - �-' �'�, -; �- ! ,[ / T �, • .__ e .. � -._�+n °�.._ ....'•.a.•�••w��_ _ �.--- .._._�.--- �•- _---- s- ar�rat�i__ - x_-) � t 1 ' - L _ ..; •:..:.:.,.,:,.,. -- ..: ,."�,, • : - Jc r fal 1114 -- fall sw - � sw � . / /x .. 5 �yi �p ti A� NN�r� '•`h�'� -' xI2R.F -- -_ »_., all \ R f)M•+- _ --�>�' fiW - _ -_ -_- ...+rat X / N / r� I +/j �! � I I FM1 n n'�z d t •'-- Y__- __- _ °__ -• - ..��•' T y 6Mf p__ -_ - - Mi ..- -_ - - _8itsx_- - -____ �..- 6►t- -_ -- _ __i -.•- _ "- =_ -� ''I' ,!' '<t:, -t ✓ $ t. »___ »_ __ _�_ _' ♦ .:Y: :\R:Y •,�, - _ - » - _ ---- -- -- - - ---- + _-- »---- - --- -� . - 9'Y1 - _ .t • -ti.5 ':f.; - -__ -- • n 4. f• ":•: :,:t .k' _ -- -- -- - - -_ -- f t'• s y K `� A •x� - - -- s4 1; 4, .Y y Y Yf > '� .t / I "s•• r ••x �) r k. 'Ik .�� `,�• YtitCr n✓ +, t s'" iJtT r. f 4' t n ij �' • S •'A n'• �F ./ �+ 1 L .� } '' is sr' 'ii 'i: -� r:: { e- • n . t :.'r r - {- t . 1. , .: w ♦ [ .. :- • ✓ r :, .: .: i n ti;. r / : •.. t..: t t ..�% :.•. fF ;M�- T'�faTT'F :• ' 1� `• ?: µrd+.+ - �T. ' '• +i'r• t ' ��'��', ''� +'��'!!+4. :ice .:s v. .i . _ >�:: c:r �z � I . i�: • 1'' :''$' iii `t'n.:i. i i• 2 M1r. } ..Il 5 K :$:; fig• : }',.,i; �'�t' '•� . ^ :•� WA WA WA WA WA WA M111 MM M,A MM NM W i j } r • y y t /.... I � : i O L v > n e^ ° n � O�— � � m � o v __ a : o Cf N M >� r O ♦ = p -< o 0 Z N a O D v t S. -4 z m y r. � A 2 N < r" (N C4 IT d Nlyo *iS H102 T AMM E 2 0 C: R U) 0 >, 0 '1 C -9 _Q 1 6-0 a) — CL rV 0 r Ln z a Hl A �JON UIS Hl 99 0 4 Z ,-- I 4C) 3c 3) al YA 3415 AZ dSl03MlH'.-A 17. 13 C� j 0 ft la" N x ndjlG 10i RA�� ol ' p » j I - JD I � ��� 9 I .,` ..,`` �. � » �, to � }s N n4 d 4 CD ............ ..... ... 0 LLJ CL t "t a. ui 0 L . � -INC LO -4 cl� rl 1% II 04 vf all no » A .,O-,OZ ,0 .A - ,Z Z Z A - . aZ oz. AN IdS [a 3 101� 3A A 3ors : )m au OT 0 .01 I d),: "0. _ .6 'I'd X*'M J ((38Vk 30s) )QY813S Doe OZ w 0-4 00% 7 1 Td 00'92L 1 7 U: bc if I rr 114 (3 LU t o q air w > .A 2'-0"_ MIN, VARIES VARIES CIL � g IN 0 ,, c2 2. 40 4 x 185,00 P.L • o =,,_,; � � � J7 U P 184&Z. P,L C= ALL cn c N -- — — — — — -=- Ix -111� ---- C3 OT cn CID I Ln y Ln � 4 / � `♦ � m i i Zi z cn m q a ---L S > M X m g ep IP f Mu 34 z Ln m > 58 TH STREET NORTH CD F-1 1b (D (D 'D HIEW AUTOMOTW FACOLgIry FOR: < T cn. j2t p . Air w lb 1 - DENNY HECKE (D t 0 09. 1 Oh" wHip -� _� 0 _. ��OddVIi Q��� C /���I�QaC /C `- mr 0 ~ ~ 0 Q � � ° X 3 HWY a (a mTH ST. NORTH � � a �� q p 9D OAK PARK HEGHTS MM MESOTA V1 UR 4hb C7 0 a U) d CL HJLU.ON OJLS H.M T 2 AMH E is tL 0 b) C Cc cg c o L9 Q�D t-- OUOd AJLMDY� RALLOW01nY MEN a) ro,14 . _--n -C 11 u -C ��. M� � a M 0 0 ce- HDJON 133815 H1 7*d ►99' W AA 3 ) CM 301S At 4w w '1' 2 La Z 27 .?'' Q 1 r CL UJ Ln Ai v: 1 i t lBi (CV), 3015 l )m aLj 001 .01 (ObVA 301s) XDVaLM OMS , OZ xOVEU3S !)NDWYd Qi "I'd 00*9M Qu Lu:) LU !6 LL. 9 o b- q 0'. < A , 1 W6 7r M ?0 �O 10 M 0 L 6 0 ?0 lip P .0 NCO 60 do .4 .e L . Y i : b N H .0 vp Wil z :?*0 ► > .0 0 a 0 0 Cal 0 Ln P. 0 0) A w ✓ ✓ ✓ ✓ ✓ -0:j .0 60 w lam% .0 40 00 11 ft rt LN 4 � '1 . 0 w 0 (a 9 w 'a 1* *0 0 6 4 1 ? 11 CD 0) m � -0 rA (n W N e ?A > PO e 00 1. Qn C) ✓c) e C� I-q -0 Co 00 f f i 1. f V 0, m e > ✓ e r.A e e e e e le 0 e L e :f r w ✓ �� ✓ J (D Ln e eO e e CD e Ln CA CL ('A" i — ✓ 0 e -t - - e !e J go P -P 0 e e �o 00 op e e 76 rA CL w Z CL 11 0 14 0 CD n 0 @ Ln FF e CD e . e � � � � � r � � ✓O 1� ✓ ✓ C � O W C P t QD .4 4% e e 4 0 0 6 e ILA LM e e e 0 r e r7 - C . ) e M z e o QL > 0 do 0 M e 00 < 6 ZOM m e e e ? p • (-n L e Z e e e e w e e 'Sr e e e e e e e .10 10 e e e e 6 6 M e A .0 pp ✓ .0 v I e e • 1 ✓ 4 1 � I w ;. 6. • 00 e e %0 e e tt 4• ✓ .0 10 • ✓ t Y ` r �r Fr .�- Y Y I, J op 6 6 • t8�T H- �STREET '*NO PK-1 H 6 N ft Lu w w w w w w w w N N N W kn �1 • -X (D w Lq ♦ LAJ 0 ITI lob tQ 0 S al (t rt (D 0 � Ri Z 0 0 rt 0 m 0 ;u j� X:h (D m Z > Co 0 Cq tr� (A w tj 01 IM N w w 0% W 4 w N N (h a w W %A W a LA W Li w 0 V m a EM w w N N 'a C , 9 n � 14 9 J- as .4 Ch 2 %a 40 a 0 Ch w + L4 C, -4 -4 N -J ( I A N N w w N N M N N N N N N N N N N Ift u ki N N I N N N N N I-- N N N N N N N N I N p C ) N m N N N N N " N " 4 !R Lq w CA CA w 0 0 w LA EA L" W (A 0 L% N L� L" LA L" 0 0 N O a I t v� ft LA tr w 0 a 000"WWWOLA(A tp L" LP (A 4p LA W U" &A N . 0 ► w - - - I W" -- WW � � o a G O N CO. 'a � -j q �j J N V �1 I 11 I r« 'm � l a 1 *4 1 C3 f, a a 0 0 Q 0 a accoac coca Cocoa Oc Co C]oQac]oaa 0 a e r r:-r M � DESCRIPTION ' d versatile make it an excellent choice for roadway and � `'�•' •�•IN Galleri�a s be an ty Y '• {'. r. :... n; . tij }, .•5,►:: _..:,.,. :� _' mss. �; •�;SC�. ; }~ general area lighting applications. An aesthetic reveal in the formed aluminum* housing gives the Gal leria a distinctive look while a variety of mounting options and lamp wattages provide maximum flexibility. •" �'t�`"'''' superior* li ht distributions makes it the optimum choice for Galleria s sup g P = ... t:..:�_ EXHIB almost any small, medium or large area lighting application. :a }: :tir 1 .1• s SPECIFICATION FEATURES A ___ Housing C ___ Ballast E - -- .Door " Formed aluminum housing with Long-life core and coil ballast. Formed aluminum door has stamped reveal has interior:welded heavy -duty hinges, captive ........ I.V., ........ ..... ...... seams for structural integrity and retaining screws and is finished in •::: •''`••' �`� D ... Reflector .... .......... p remium TGIG polyester powder i rem p GIC P P Y hed in premium s'finis P .. ......... . aluminum stamped a u � Spun and d stain { m P steel P mount unit has ste coat. (Spider mo { owder coat. U.L. listed P polyester. P in vertical lam - units or reflector , certified' for wet ations. door. loc P and CSA - h Y droform ed anodized aluminum lam units. flector in horizontal B.. . Ballast Tr re P F ... Lens ................... all t bla 'o tics sta ndard. da rd Rota a ass lens or flat .... P Convex tempered l hard-mounted to P g Ballast tray is hard - Y lass. . 'or for cooler g house n i rrten 9 . ........ . operation. .............. .............. .. .................. . ��0 � r mv 13- 01 `i �� C 0 M P L I -A N T; f5 S n,--ff :•. ; cf �.�: ��� \ i xii flet 9 -ass oo gur ... ......... • L 1 1 S t 1 1 1 l 11 C. r • l t ll it , 1 t W Po e d b y r �..... .. - ...... ................................»........... ............................... ... , . 1 1 ' ` f :I.•ll :. P*4 ► 1 J ` t e c h n o l o g y GS-SIGS M/ GS L GALLERIA ,�.. �..�. SQUARE F _ = � VATTAGE TABLE ' 70 -10000 Ffxccere :NZe Metal Halide ASS . -- - -- ------------------- ;C -'f! 1:',1 - - - -- Purse Staff Metab Halide 10t1f�'�4 High Pressure Sodium DIMENSIONS ARCHITECTURAL AREA LUMINAIRE Anti Mount Spicier Mount ENERGY DATA �_ \t t,'i+�lA BcAxof t"A Watt «------------------ - - - - -- 15t A.1 PAH H� (2 ;r tNt• . s; 175W Apt: i 1 Ir F 0 \eats; 175 "MH HFF Q10 Watts) Pa:i NSF (295 Watts! -; FON NPS HP F (30a `�1r'att. i 1 4ro PAH HK ( V�� tfip„ ----------- 4o1 F:F•S H F (,c6- `11r'P.tt: i F i - IW;YJ HPS 'HPF t %' Ska Watt -i :EPA 8 - �� £ffcrtsys P' acted Area: ....... - - -- ;without Arm! C 1 , , With Arras) . FIXTURE A B C D £ F GSS : GS#* 02 d SL:4.:! ^v GSS ('in.) 914 11, 1 .2 7!'6 1 .5 5A 6 or 9 31/4 fSpirk�r 1'c+is�etttt; (mtn) 235 327 3997 152 or 229 J37 GSS: N GGM .7. 22 Gist: 3 7 GSM (in.) 11 31r 191/4 21 "she 6 or 14 15 or 1� - (mr•�) 279 89 480 - 552 - . 152 or -756 381 or 406 S� 9P Pi iti1� D A't GSL (. 14 N2 4,10 25 7M 27 6 or 14 16 314 air 19 314 App oxbmaio belt Weight: ijS�a ;mm} 368 143 657 636 152 or - 356 476 or 502 .:S i ^.5. ; :6 k. a % �y : .is. 0 kOs.'t r a NCRE Top cv toed on GSN vit►_ 1C/.tiCw tst gian vv #imW� lan:pse. cpts * o0i. f � \• Lighting Specifications and Dimensions subject to change without notice'. ADHM509. COOPER Consult you r mpresentative for additional options and finishes. 04/27/200? $:03:47 AM www.Coopertighting.com GSS 11 GSM 11 GSL GALLERIA SQUARE ORDERING INFORMATION Sample Number: GSM -AM- 400- MH4MT- 3V- SG -SK-L IL I 1 1[ 11" 1E I F I Product Family Lamp s Lamp Type Distribution Color AccesrAwies GSS= Galleria Square WOOS" MH= Metal Halide H orizorttnk Apr Grey GSM_EXTtW External House Side Shield - 224 EPA Small TO= 70 VW MP° Pulse Start Metal 1F= Type l Formed�g QZ= glt7naE CAL EXTFIS: External House Side S>zietd - 2.46 EPA GSM= Galleria Square 100 =100W Halide (CWA) 2F= Type II Farmed BK= Black MAtoo4xX rm = 14'AJw Square Pole. 1A EPA MS= 2S= T l l rllented 'a Medium 150= 15OW H High Pressure T ype Seg WW White MAtOOSXX= 6" Aim for Square Pole. 0.5 EPA2s GSL-- Galleria Square 1752.1 -75W Sodium 3F= Type III Formed pp= Dark Platinum MAtoo6XX= Direct Mount Kit for Pde25 I Lar 2 � 2 M Electronic a 39= Type III Segmented lie GM- Graphite Metallic MA1oo7XX=14' Ara+ for Round Pole. 1.0 EPAr.� Mounting Method 32A° 320WO Powered. Pulse 4S= Type IV Segmented" MAtoosxX= 6" Arm for Round Pd G. 5 EPA25 AW Arm Mount* 350= 35GY" Start Metal 5S= Type V Segmented" Options r MA1009XX= Direct M ount 10t for Round Poie2s Halide MA1021XX= r Arm for Square Pole. 0.5 EPA3 AM= Arm Included W2 4OW400W. MPU= ECON ' ,o FT Forward Throw F= Single Fuse (120, 277 or Round Pole 460= 450V0 Dimmable SL= Spill Light Eliminat01 � �� = B'" Arm for Rand Pole, o; � EPAa Asymetric AIS= Arm I ncluded fort 750= 750We Elec onic CA= Cutoff FF= Double Fuse (208.240 or ► = ^' Square Pole. 0.5 EPA3 Square Pole Powered with EHS 480V) MA18:kXX= 9" Arm for Rand Pde. 0.5 EPA3 1000= locovvs, SM1= Spider Mount Ver�tkat EhP Quartz Restrike wt Delay . MA1 wal Montt Bredcet with 10- Pulse start Arm (23/8-00 Metal (Hot Restrike Only) MA1G"XX ='wafl Mount BreduA3 Tenon) Halide AHt Area Round ASr Area Cr- Quartz Quartz Restrike (Hot restrike . MA 12m= =11112' A and Rotxid Pole Adapter o.a S SM2= Spider Mount (3' Only) EPA OD Tenon) Voltage " 3V= TYPO I It Ver6rat R= NEMA Twistloc k OA toGeXX= Mast Arm Adapter SNf3= Spider Mount 12W 120V MW Rectangular Wide" Pholbocontrol Receptacle Mmo mX= Single -arm Tenor, Adapter for 3 U2'0.1). (3 1112" OD 20g- 208V HS= House Side Shiek! T 1On Tenon} MA 2CBIW TenonAdepter for 31/2'. O.D. Lens T 240= 240V yP e EHS= External Adjustable Tenors 2T7= 277V FG= Flat Glass's House Side Shield MA 3@12(r Tenon Adapter for 3 Ur 0-0. 48D= 46%)V Sw Sag Glass VS= Vandal Shield3 Tenon Mr- Multi -Tap12 L= Lamp I nduded MA1013xx= 4 @9a' Terror Adapter for 31n" O.D. Tenon n= Triple - Tap 12 MA1014XX 2CD90' Tenon Adapter fi x.3112` O.D. S'T= 5 -Tap13 Tenon E 1= Eieetr�aniG74 MAIO13XX= 2tD120' Tenon Adapter 1br 3 1R" O.D. Term 12G-277V MA io 16XX= 3@W Tenon Adapter for 3 112' O.D. E2= Electronic Tenon 200-277V MA 10 17XX- Single-erm Tenon Adapter for 2 318" O.D. Tenon MA10ISXX= 2Q1W Terror Adapter for 2 318" O.D. Tenon MA 10 19XX= 3@12(r Tenon Adapter for 2 318" O.D. Tenon MAto4aXX= 4@W Tenon Adapter for 2 3W O.D. Tenon MA1o48XX= 2090'' Tenors Adapter for 2 W O.D. Tenon MA1o49XX= 3@90' Tenon Adapter for 2 318" O.D. Tenon MA1060= House Side Shield for GSS (Field h staaed)26 MA1061 r House Sde Shield for GSM (Fieldmi iratalted) MA1062= House Side Shield for GSL (Field Mstalled)as GAJRA iaie= NEMA Twstbdt Phokxu trot - Multt-Ta3p CULeA io27= Twistlodc Phaboontrd = 480V ry 1 Ann not includoci See Aecemories. 2 Arm length varies based on housing sire: 9" for GSS, 11 -1/2' for GSM end 14' for GSL 3 Available on GSS housing only.. 4 Available on GSL housing only. 5 Medium -bye lamp for GSS housing. Mouut -bas• lamp on GSM and GSL housings. 6 Only available in 400, 450, end 75 Pulse Start Metal "do for vertical mount only 7 Requires reduced envelope ED 28 temp when used with GSM housing and flat gloss vertically lamped optics. 8 Requires reduced envelope BT-37 lamp when used with GSM housing. 9 Only available in 250.40OW Pulse Start Motel Helkde for vertical mount only. 10 Provides O -10V DC low voltage. leads used in dimming control, 11 Product also available in non.-US voltages and 50Hi for irdematioraal marfarts. Consult factory for evailaki ty and ordering information. 12 Multi-Tap ballast is 120Y osn40/277V wired 277V. Triple -Top bailout is 120i277f347V wired 347V. 13 5-Top ballast is I2Gr2008r240127714WV wired 4WV. Only available in 400- 1000W: 14 25OW only. 15 Medium housing fixture only. 16 Maximum wattage on segmented optical distributions is 400W. 400W Metal Halide lamp must use reduced envelops ED-28 lamp. Not available in GSL housing. 17 Must use reduced envelops lamp, not available in GSL housing. 18 RW optic not.evallable with flat glass. 19 1000W GSLwkh flat glass requires BT-37 lamp and is not available In AS, RW, SL or 3V distributions. 20 Other finish colors available, including a full fine of RAL color matches- Consult your cooper Lighting Representative. 21 Add as suffix in this order shown. 22 House sidle shield available on 2F, 3F. Fr, 23, 3S, 4S distnbutions only, and all vertically lemped distributions when combined with sap gtasa 23 Arm mount only, 400W Maximum. 24 Order separntety, rspleos XX with color sirffoL 25 Available on GSM and GSL housings only. 26 Compatible with sag Ions vertical optics only. uummrwa Lighting Specifications and Dimensions sulblect to change without notice ADHO60509 www ca3vper ghting.com McGraw Edison • Customer Firat Center • 11121 Highway 74 South • PMOhtree City, GA $02$94 • TEL 770ASS ANN • FAX 77� 04/127/2007 8:03:47 AM PHOTOMETRICS 4 4 ; 4 - -� Footcandle Table ; c ; 3 Select mounting height and read 3 3 _ across for footcandle values of 2 - 2 each isofootcandle line. Distance 2 : � in units c f mounting hei ht. N i ; 1 1 Mounting Footcar:dle Values for : A � A B C D E A B C D .E Height Isofoatcan�e Lines B DE . _ 0 q B C D E f, II C 1 • 1 1 10' 11.25 4.50 . .2. i.16 0. 15' 5.00 2.00' 1.00 0.50 0.25 2 l 2 20' 2. 8a 1.12 0.56 0.28 .0.19 z 3 3 3 i 000w 30' 3.50 2.00 1.00 0.50 0.20 4 ` 4 4 35' . 2.60 6.73 0.37 0.18 0.07 0 1 2 3 4 5 0 1 . 2 3 4 5 0 1 2 3 4 5 401 2,00' - 1.00 *. 0.50 0.20 0.10 GSS- AM-17.5- MH- MT- -3F -FG GSWAM- 1000 -MH-MT 3V -FG GSM-AM- 1000-MH-MT AS-SG 175 -Watt MH, Type Ht 1000 Watt MH, Type ill: Verticat 1000 Watt MH, Area Square 14,000- lumen Cleat Lamp 110,000- 1-umerr Clear Camp 110,000 -Lumen Clear Camp STOCK SAMPLE NUMBER (Lamp Included): SAMPLE NUMBER: GSM- �•- •------- - - - -•- ; - -- - - - - -; ;•- •----- ---=- •--- --- -- -• -- -• -- ;-------- - - - - -� - - -- - - -- -- - -- - ---- • - - - -- in I i � . _ "'" OlstrflDtrtion ' f Mounting Lan 1 E. Type ` 1ss3t�Q�a L�+s Yid . FerttBy MetEtr�d S�acYtsc� M33 -� ?d ;his 5`f'= 5= :9F ; Ax�bres a ^.c!are e- �- Ftat':laQ� , S Z_ 3 . n:! e - ri _ v z .. o ...,. •a' yslids W--red : 3V -..Tv :. ; ;a. ica: u S .... � . � rt• Ci�•,,ag ::%a ? ..:u �± ;,gLesa rn 1gtxlr;�tr d3i�'v` PA ad; u:I's inC:ud---.: .*YfF-8 fVUi- [i:Mtwr fKA- Pvt 7f�i►1:+9:t;: JVi:I tv x �►3tMf:i•:tS. AMMOCK V htin Specification and Dimensions subject to change .without notice. ��� g 04/27/2007 8:03:47 AM r n com McGraw-Edson • Customer First Center • 1121 Highway 74 South • Peachtree City, GA 30269 � TEL •170.486.4800 • FAX 770.486.4801 www c�oope ; kghti g 'Olt CL ipa 0 5 c *JLS HITS T 2 AMH 9 a a P 0 -0 m amwom � 11, 111 in IR 6 C 0 j 0 Z u >< rm CD LLJ � I I I I I I I �_ �-�. ��. � o �� a Ln 7: 0 H180N A381S H1 99 a- 0 011*d 99 ?c %2eF FE' T I I T 0 0 LLI w X F- ow > . < a- 0 � � C.3 o Z 0 Z < 0 00 < w 4 LO Ln cr) 4 4 T. T. cp CA: 7d 00"M MZ l ip oil 1; H If isi o HIP sill m r� �D �m `111� �� 7 1 r � �z�zo �N vo� � �c r- C-) z� � C � m �O � �n z� c� e���m z�i� Q �Q v� �c�n `''�yz� �cn D Zrn ��_z•,a�o �'z ° � � nz �p o S z ru � m C=== o Z v � Q .w >M 2. z z ca son< 3: � cn � Q d. � CO �N � � X rn a) o v� D �x � o C_- n n 0 c � C z z �4 CO 0 0 m'�' ��z az ��''��ac�i v vn c�r�v S -� N � g \� �Em ���" �z z 's A M 0 tm s z a) 00 m Fri ° c d 15 0 U u U G X N 2 N $ � a z �M o /luTOlNio'Itv1i lACrJ'rr l�CIRs 0 HaftECKER"S st DENNY :)I --*- Z11 1 67 SMWATER IllilIDILA, C/Omc 11 f f t ll�. � HIIYY 0 i O�TN �T. NOR1H �' l i�� I I OM PAM a .• • • _ it t • • • .1 1 11 . • - • 14 • (•l fr II USE Misr • • •• �� • • • . �+ � 1.r w r 1 rI /, j • », r • � w i 1 � r �r r• w � w w � I wlr•r•�! .rA� 'w�� •tlr•■ • rrrw■r�rr� r� ;���r�� li i 1� i l ia ir r { ■ . 1 r r r•� 1 \ 1 , 'ter •/ '`r +. /' �r. �� r �. .��.. • s. • y � � a".'Iprr ! ��,�. two . • - o m nN PEE v:9 1 1 I I , 1 � I I 1 N 1 I I 1 I I i 1 . I I 1 I 1 I • .. I I ' I 1 • I 1 1 I 1• I I , I ° 1 � I---- -rrri rr-r------------- r- r- w - - - -- - -- -- ----- ►M------ v- - - - --- r- --- - - --- - 1r -r- -- -- --- •rYr-- -- rw.rr-- r- r --r-_► r rJ LM r �. 3; , . c) .0'. is row _n� ° ffi NEW AUTOMOTIVE FACILITY FOR. - - HECKER (n T �r .. STILLWATER CAULAUPONTIAC/0MC a NORTH IL OAK PARK HEIGHTS "NESOTA 11811-1X3 IiOOINgal 0000SVOLs1 g CL$13 1, 1 01 •uute4 **Nocisauus., o� 'Aimincug P.M OM "V *1 WPM, 1 .9. 1 • C i a g 6#0 rib p16, 0. Ilg1111111;.1 l' il * ..,t S gri R ei. 4 . 1te i t i VLQS3NNIW S.LHOISH , HIVON IBS Hi V 9 AMH , .. 0/011iNail/DV1110VD 13iVM1111e� 0 S81113N3301 A 1cI '-' ^ 2 :110A Airova 3A1i0W0,1i1V M3N . . . �' gt 1 ° e 2 try 0 °\ ^ n n C' \I-----1 • ft < I 1I , i zirilit U - O . O �,: 1-, ; V Z :. NOT FOR CONSTRUCTION t 1 g S c7 .: u a � v _ t s y ir Is Sit Kr s ! C En :„...„____, . . , s avo • ' i — 6,3,4 Stalarli lf3 ., , 'Ls *I • fen o) woos lau.n 1 . 11$ Nti - .. ? mmo "I minim - Crs or) 370406 , US Oa vacs i t LINIOV3 GIVIIWMI.; IV= 03LVWINOT1 4 . . ...�.... _ i t-• - I ».�_ ., .._.�.. � ... . i j i r i } i . , . 1 ... r .. i ! i 1• 1 tl.,s....,,l.. 1 -r .r ,1. • �• 1 •!;; :.' • 1. 1 1 ' i! 1i 1 ';' ;; !r. 1:.!I;j . : : ji.: , , , ':I: ! ' , i $ ' iC t i .i ' ! ;� ; I 1 I ' ! , ; • , ' ! ! .I - ....... .r,1s•"' { .__ _ ,. .�..._.w..... 1. _i._i .� �..... ... ' p M --;47-- .._...,,._ 1, v f i; I i 1 ' 1:, ' i q` i !at (Y3 "3"S 01) 301INDIS 11311.11 '-• 13PINYM OXVIRICITI j ,_...._......_..._.. -.... ! ! 1 :i ',: ;I lt!�!1 =i =" ii i IliI.,:!if ; �jl ; ' �:� -' ilk } i ' ! '' t ! r.1' } ' = 1 !! i , �s= I I iI !•j ':; ; ! i I, , ,1 ; ;Ili 1 } i l ;lli ':!r!i wil , Ii1!lP 1i1s`; 1 ! . i ! ' 1 1 _ I 1 1 ... : l 1 i l �i i l i l� ! ! 1 • ! (! ! ! !I; 1 i ,! 1i'ii l ilt j',j; 1 : 'i l 11 illi 'iii 'i iil!;; ; ;r I,rlill! !! 1 • i'' �, !l ,��► I i; ' it J'ti 1i ! ! i:; =; { i 1 t ; i 1 ! �i 1 ; , 1 1 = 1 1 J j 1 i 1 i 1; ; i ! , ! ! ! ((� 1 , 1 1 ii.1 i' i,`' 1 i� ° �;,: , ! ! ' !,i!i ( 1 ' 1 1 !�! } I 1 ti_ '!i ;•;liflij ; , : 'ii 'I1 ' 1S � 1� _ ' ,1 ; ' i =! 1, ��ii =+!' i;il!n;i i , ; , 1;, 1 I ! ! , : 1 11; ! 1 ;i= ,i!11Ii ! t ' ' =:;;i; I t! i' ,!j ='�• , :IJ�,! ' ; ';,11l;! ;Sir =1'j1 �';i !; !1; •• ;'1'I' =''!1': "! 'ii ' +I �P" ii1 =;+ j i F+ , I i:.S`. } ! i .,�, 1 ;, , i ! lt ` j • + , •' i fs ! i; } : t 1 I •' ! ' i= 1t11 1,ri'I Ij1i 11i'�+ ! i;t' !1i l ; t!!'t1 it ' i 1 1 , c ' r i :: ti ',ili1!lIII!'i`'Iiii Iit: i ! 1 !, = i' (31.114dVW3) d 3.114CkM03 1V17I- • . ' ._ «.. »... Q I ` = . i '�,�,.• , i �..� L _ J �. l 1 iil•I s 3 .... p + �' i• ..r , ./ Ot4H5Y11 ,t4,3 1 Us OZ) VMS 811131 ; : '-- (bItIS) MitliSYld dV3 11. 4-38d - .-. (US OZ) Xmas ; 13 ..Y. aiivi..T1 ; • d'S OZ) 3ffilesS : 13M, 3160.13 lirrit liR IOW. 031YPintrn. • a.. cardworm :, 131NYd ,� 1 ' i 1 ; 1 .1r. ! , !1 ,!; ii ,,! ' ! 'I _,,.... r , �• •.�. I � • !.! _„ 'r!}: h ,�,, to , •V , 1 ;i ✓; , 1i : : i 1 1 f " i 1! . _... -.1... _... . :.._ N 1 I y1.y. or t�l.... _,I l�� •.,,,,,raS; ' fig ; '. !: i &t� • !, 1 r•1 1 i r.1L• ' �NCP.,1.R.._.RL.2'1¢ \.' .� ! a .{ ) tl 1., Kr .•tt•>�r.Yr1,:,1:r1rR,.r/•Rf1� ; I! +t (= i' � 6 .,. ......,._... . . �,.. ,. ': • , i I y '• Y (31114105) 13.0vii 3I193.433 •IirrAr •- ; I : - ! : (31.11. ) , :.__, -id} ni3 ...., ., ::- 3 V 'a i in .--::::" i ------- i -------- 1 . ---",-----*•-- .--- , ...- . . t i - .yrs* A /A ; .-•• ' 1 , TTA/W1w0 IKTIV - - i "4 . . , i ='! t 1 t ; ! • ! ! } ! i i i i , t ; ; 1 ! ! I ! i ' 1 I ' ;i,i'il'i l��! i, !'iii ::; i'i !! i.!1 i' il!''� '! 'i i !',= i 1 ill' 1i 1i� ' 1 ' 1 1: PI i 1 = . ! : i ! ili• iii � 1; ; :� i � I :! l i i;{ i I t; l . j I it j i;Ii � - lid! ! ' ' , : ' ! ; i i ; I t s i ll: 1i i, Vi ; � ! ; I1i i t = I ' i ! i !! 1 11ji'11 = 1;I��ii i l, i; '__. !r' :! ,-I, !i =' _ : , ♦' 1 i 1 , 1 jt ; ! ii; i;ii ll� � !l ii • i :!! ;; i,,i,1 ' . • ; � ii ,! ilIl1!li !; ii t1 ' '�'_! 'll,i1! ; i ; i 1 r i , PI ,..!, IIII! , • 1 Ii i .• 1 ; • 1 11 1 , = 1t' i(l = ,� ; . . ; i 1r11 a lt, i:1!i '!!!� =il': it i:1 , 1'I.' ': .• i,: � ;; ! • 1 ' Siir.i I . , i " ; i iii i 1 ; , !! i1 f, ii i i i i. f , j ! 1 , i • ! 1!r ! j! i (} i i� , I ! ! _ ' I . ; I!' !II ! 1 i =:`1! li :i ::, i ! !�j' 'I'i = • i • ; 1 t! i t !Ii'! i' i'it' i f i,i ;s1 ;i =i lli l l i :!� ! t: , �; ! iii i I iS i !;'i!�jl " =i! ' 'Iilil i;; ,:,, It!i1lip '' ' : +,! ; I'� 1� isi, 1: i i;1i • (,1 '_ _:'_ lit i �; 1. iilil 'I�!i' 1!! !di t '.1 i!; �; ! i I jE , ' ' ' t i = ( ( , I 1 ' 1 ' ' ' 4 •.., * , 4, 1 j ; i i ' ; •,.: }. ~!. ! ( t 1 r ' I 1 1 • 1+ 6; I f'' } =�; ' 'i1 IIi1 ! i ;� •Il ! I , Ij i ! i I' !t',; 1 !� ! i ;( , : { 1 ! j ; r ! t ! _ ! I 1 :l1i!;!�i ;! it {1j f • ,: :, ! 1 1 , � ' ! ! i i t ''!: r il� , ;!: I ,, t = , I i 1 ! i 1 ; 1 ! i ;ii i !i l ! ' i =�;il; ; ,1`' ! !;'i =i11;!c i = t'_ Iij�1'!;';!'i ij111 ; ' I 1 1 ; 1 1 i I ltif =I1,!'p,! , i 1 '' 1; !: ; i �1 ' !il !1ii!i 1 t'l _ i ' l ' 1� • I • ; 1 : 1 i. = :11i 1 si' !� !P 1! ; ; i !i ! !i ; 1 ! I.. ` i i i ' ! ! ;,ii =i' ilill!''ii ; ! + 9 ' 1 } .I } ! ; ! : li1=�J ;1 if11 s 1 ,, i ! WI,' rl I + : ; ! t 1 I!1 ► li, _ } 1 1 1! 1 i !!• t ' i:�t•! �li i; i•J } i ,! ; '• • '� ' ! ' � ► - a ry a F; ww'+ aril,• ,.1.•.fR •vl...wf,rwr.•.w, t.,.. ..,,r •wrw +•.ww.ew., 1 5 ' + I ! , •.41 AMMO 11*11V Li! - � • 1 , � t ! 1 ! ; ! , _ ! : i ' , It� ..j.. ! I = ;' ••Y I ;; ;} : i ..)111 tliil ? i I , 1 . 1�,, I;i'i ; i :i,• / li: =i I!! f (i li !' It11 I! , •' 1:• :1 1:l 1=: is 11't I {1 ! ►i i!t l i _ ,i;,1,Il' ' i Ili i!i ii 1' _! 1 ;ii1 i ; . �•! i 1 . 1 i 1 1 ; 11i lii � • !�!!' : ; 1 1 1 1 1 ; ) i!i , ;111 :i; ;1.�i! !1 t! 't ,i1;11;'!;iillii! ;± i;q'i ;!1,1!! il • • :itiil ''i1 il l !',;' !i1i' 1 =:'•' ; 1:I, ; ; 1 ; 1 ' }' il; l }; ' 1 iiis, !,,. i s i �i '' »...__.._ „......L.. __.... «.... ! = i 1, 1 1 i } ' n !` G ': t tr ► < ' ; I I I ----. 3160. li flji;!i (_:, i ! 1 / { i; sl iil, ; ! i 1 S "t1 1' r" AY /. Sr7: :4!•: f•r L ! i;•,!; , ;!! } i !_!; 1 ' i '' 1' ! I. i ilj ; '!! i ' I j trll! t!f Is I.i 1' 1, ==t !! 11 r ' it' j' !i , ,1i, i 1i1;1! =iii! i; ' ' i' ; } ' _' :' { ! I'i' 1'!' rl', i iI„ , , ! (l j ! i ! ! ' 1 ' 1 ! ' s ' ;il i j l I 1111 ; ;: ;,• 1, i 11i ,, 1 i '` , y 1 i ,,, = ! ' i , ! ! 1 ' ! 1 :.- 1 , ' ! i , 1 ��! i�'�i' i�i� ! r 1 !�!I'= i1 ! - , } I'i , i 111 ; ii1 i i r! i�' !! ! its i'1ji�1i }! j , irl � ! . ; ,• " �!'''� =� =1� iii 11t'ia.�i1! •, i; ,, i.l.Ij�;w• i 1 i iii , ;' 1I r�' i , !�;iTi i ! ':''i�1 t I !1' }j,;•�ji1 ' ' ; , I • ' , ! / = 1 : 1 i i 1 1 , I.t., � (, ., } i I ' Ilrl., =1 1' II ' ; litt; . 1 • j! i Isi ! t�1i ! :., , i =;= 1 1 i 1 I i i i 1;1 !IlI/ = II' tl,, I=i s } ,iitl' 1 , . ii! ii:!! i! w«••. r.r_w (Q i ; 1 - + -.. ... i tl i i , , T ; ! ; I ; t p i ! ; �'} ! ! ! i ' ► , ' , ? i ( ; ..1 ....�1: t ! ' •. I i /1 :111, L'i ' ,, - ! ii r _ 1 i 1111 ;It i ; � ' 1 , , , rl i ii! '! 1 ( ' ! ii ( _ , i! 1'.1 : ':li' I !„. ! 1 ' ! !i i 1 ! (.V S :, i 1 1 ,(; i ! 1 ! ! 1 ' , I' l 1 . i , ! t. ' ,i IiI' I.I' 'i 1 t ; ' 1, ,i; 1 f! '''1t ! , i it i ii•'! :1 s'I i!i+ i ';i ; ,i i ,!r ;li i t V °,,i! ! 11 = t 1 ' 1 •'' Il i =1 ltIJ I : 'l '- is ! = r 1 t I = i .. i !. ! • i • , ! - • i + • ! • i • i ; � ! 1 ! ;xr.:'IR•1 i ; o i •+: ! ! ..i i �. 1 1' z ! , ; ! :. ! i • i ? .-, ; 8 g I i t ! • t • • SA:13:404H AtiN3CI td 31193.103 MTV • - .3) ( r.iT3 • -- ---) o) 3M1 LAW. clivwcrri - 1 i q :i , •� �... f : �' i' t " CaltdV*) C3illidft5) • -13wId 3153.03 WTV - 73111d ain3.3.7 14itiv • • ? :t S ;iI= i! S, i (! : ; = rlf!r,� ' 'i i , sfi ! ; . 1 I :1 1�i1 A i i + i!. i 11 ` 2 t ; I , ! 1 I ' f W : ' !1i= ; ,. I:' 1 �'ri ( i !1 •: I 1 'I ii ; �1 :! 1 ! ,. . !t • ' 1 .;' 1 !! i I 1 it i ! ! 1 r �� ;, � 1st, ii '� i. J , ;f it 11• ' 1 i 1' • 1' 'I It ! _ ! ::r ,. ; i; , , � :r... -. .; - : -. , ij 7' .....: z: r..,. I ! _l:L:li.',q:_:....::.,:•,• ' ;�' !; °! 4 tJ rA,t'.If�•.=' • IA1 !i•d'.R�.`11,LLPft.•7 I 1 ; ;: I. vr. �wr- ur• 1f... n '�.aust::.bv..lrn,t.lci•.x+s,r r !! i; ' . � . „ sa ,, t { •s -, -.. ! 1 g ' 1 �'t.1t t•A'.1�! , ► A { ! w 1 j # �! ._. ".._ . aNCISYli efV3 u 113 -` f � {'j�i!:i a � lx� t � ( ,il;;! ! 1 lj �!; 1' 1tl! P ►' } ,:il °i f' i•'' ,;i!i't,1!I,li;l,_ ,; �t �; 1 = !' 1: it 1 1: : I ,' ! � {; 1 ;.i ; 1 j (1 ,1•, ,1;= ( 1 t r 1;', 1 ' ' : 1 i ' ' .! i1 =�, i I. 7 1 1 ; l y t'i!;i;(1 ;!'f1`;Pi! ;' tl . t Pl.,, I , ,_ ,t;l::il = ( ;1' 'fiit� i =i dit ' ='! ;,= i '!!! ,ii1 l l i y' i !t ► P ' li� 1 1; ' ! S - l,r.;;, , =!t 1 tt;ll °;Ii1 Ii1 1 ,i!.;.1i: I! ' , ! 1 = 1r 1 1 i i :: 1 l' I i ; il 1ilii't1 (,sit ; 11 (1 j ,, t ! ! f =, } _ s l i ! i i• 1 ;. Irttj . I'= ,� !.: = '91f I iI ii! ! 1. 1l ; il ,! ? 1, ;;'�;!li;i =� i! , i i? '!' :, f ' • J! ►ill 1 l ; I= .i i ' 1,1 ; =1 !'1r i '= i i 1 „ ' 1 (sil) * MAW Ow* - gio) - '1101Yd 114/0410d [ .:::..."...."....17 1 .7iL_L - . _,- - 17 . ....7.7-17- ... .:.- ... ..1 . 1.:.:=7.17 ..... :_....7 . C:1. i. . .. l . _.d ....••rr -..! i r_: 1 ;. 4.1-,,rr._ 1:.__... «.� i I Y 1 • � 4 5 1 ' ( ! ' 1 I ! i t t i 1 1 i : 111. •,t: :�' 1 Il i 1! , ' ! 1 ' 11 't li i; iii'! ' j , i i I ' 1 j1 111 = j1 ! f !•..1 !' i 1 i;1i!l!1 ; ;ttl i i i 1 !' il l ! t I / 1 i s 1!I;;i t ; 1 il 11 1 1 11 1 '! j : ; !, it , ; 1 1(! ' j '!! i i 1 is ' 'Jiii;t':j'! ili il ii ls i ft'! + 1,I��siii i' ' } , , ii, p = ! 1 I• 1 . I . i i I j! 1 =1 + t= ! C! I :1 1 I = ' Ili! , r ' 1 : , , :11111'. - , 11 ( !1 ! '!! ' lip i. N I, l,t+i, Ij 1 i 'i ! 'j llili'1 iltl I 1 1 ; 1.•' �;,: 1 = i ! i 1 1 t11 i !It ,t i i I 1;!11 }; ''i } ;�il ; r 1 i p I } . 1 1 1 1 " . !11 ! !11 '1 !1 � = � 'i` i; i ! ;'1 i , 11( 1111 1l = (!! Ws: ! '1: 1 ' } 'i f i , I I!.1 t i 1 ' 111 'i '1 ; f , , 1 ; t;t� i f1 „ ! i 1 i f ':' i ' i'! 1111 i I ! . I 1,! i,�t=11i f,j 1 ;;! , ' ( i ( t 11 It : Ij f` ; ! `i i; li t i !I ! 11 , 1 1 p! i! it ► ! i' !! 1! i !1 1! i • , i i t i!; 1 ii �ill ti ' I i 't 111' f t.i; 1• ' ,r 1 •: 1 11 11 1 !+ 1 i 1 1 ; ; 1 i • II I ( , 1 ' == ' l l li 111111 f•:2• $ r ; : ..s. «n -. it , =j it 1 = 1j1;1 ; !11 + i' ! ! i, / ! i::li ; 1 1, ( ' } 1 i 1 !!1 ti !• riff s I its s I, 11if 1 1 • It r i fl ; i s } ti ,1 ! 1 i = 1 , !! i t i ' J it f!I t. + i iiIl: i 1 1 ' i • 1 } ( ' J i : s.,. �v. .l :i• ; ►• • �!=s ', .,... ' 1ihi i) i i t s 1! i j i I!i ; . i' s i ' 1 !,. 11 1 i, ! I 1 ! i 1. I ' i • i ! I,II�t• r. ! 1:! h j I _It•I 1.I. ' ' ' hrnr • 'f•1rw11 Y'f.•l ,t �' 't 1d t1' 1s � . . � �. . _._.........,..,. I 1 ' 'A de; 1 ! ; ; ; �► i ( ! '- lii_ ( , I I.� i Sara140-4 AMMO (imam) woo `• - 13itled 31.50.11403 ! (3114 en a) 39 . 131•417r3 .Y1IPW1T11- _.....,. 1 t 1 ! I = .► ! 1 } 1 t i ! i t gi `1 i i Y ; t ... _.... 1 j } 1 ! I i t i n 1 � i �' _ i 1 I 1 � �i i li s t 1 !li i f:1 1 = 11 ' • ! I i ;11111 i i , 1' ; I f d •• is 1 r _t::,.:s:.!.ta•' att t^:,:w t i " t' L 4 'i ' - �' �' I �` i .•^.„.„. :h :: :!at_'Yi�e..j.,„ „.' ...:,,,,i; ; ; 1 � . } ;; ux...h•'r,^ •_ Irti -�e:=e _ i ► ;' ii !:° S ;; !, i=ll 1 1 11 =1I f}, • ! 1>11 ii'P I I ,1 i ';' 11j , i f1i ; ! ; 'I ii1.,,,a, 1i f ll!! r =;I ; r. tti Ii s' ii iii 1 1 ii ,i !11 1 ' ' i �j , _ ll: (Ill i I ' J ! ! ! , ; 1 ! 1 l i', 1 + i i i �• _.. ( l ii l;;:: 1, ,1 I' I ' Ili; : ; i iili {1_1 , 1 = i : i i I. ! i 11 i j1 I;i ,. 11 = i = , • i ij • I •a , 1 f ' !1 ! '1i ;:' ;';11'';f,, =j if1 +!'!': t ' i', ! :',l1 ,t 1i!' 1 1( I li= �':. (.I :i. l , , r!i! 1 i I' 1 (i t. s • ! •' I I i' it! I' ,i;j:'if!!ti'; �_; I =1ij' I '11 1'i,ii�j ! ►p! i •` 1 11 i =! II 1 11!'1 , 1 ! S 1, I ! I ; i i ; 4 t : i 1 ! ii�i•i ; ,, i, ,,,f �i 1, 1. ij 'i 1,:! 1• ' 1 11 11 i�,; P1' i } jl'f t t ! ! 1 � i I 1 i .i }• =•1,11���i11i;;i iiij t i y! ii'i 1;. , i i ! :1 .i' i i!i =' ;!t ;ll S ;•'! I , ' ii 1 1 ; j i 11 ; 1 i ' 1 1 i = 1 1 r ; 'I 11=1 1!f . t; j 1 t S i i , 1 1 ii; ; liiii .,i t:ill�jii =1 I II! ii Iif: ; rlii'•• i;i i !, 1 1 =; i ij i ;1 1 11 i,i I 1 1 i i,, 1:HI 1 ,= ,I; s:11 j i l viii. !'.i ! ! j; j _!�' lii�il) 1' , .ii = 1 ; i ,;! llilli 11 1':t 111 • : i ' 1 ' i i ' i ?. ' j i ! ='I;':' ij � }i Ii ', i i s 9 , 11. ,I = = ; 1 ! r ! ,!{ ' k. i dt ,a, t.r rca.: �.t.•r ,, ;; t n tw ,rri..Y.ex.e 4 ; ; ! ;t i1 i • s i � i : i Si , .! ; i = 1 : ' i 1!! t' 1 ' l l =i!. j ; ! .i iIil'I 1 ti '_ ' s ili,ii'1 :i }i tai; (' I: 1 = 1 ; . '� : =!1 , i , . i � 1 i 1 1.: 1 i i !' ' 1 = 1 ' !:1•! 1 , ► I( :i ! ► !t cn.,..frr l�r..u.'.•n.. !'.le.�w./rr..r r..u•.t..4; '" 1 i .. �....- 4::ti:�- .• -'_: i s 1 q i ; i , r 2, t . r 1 '! i!;.'!! i 1 i!!� I i '} l i, tit i t ; j i i q � 11' II i i? i , ' i 9. ! = i i 1'' 1 ;1 ` i; 1iJ, i ,,1 ; ;�i� l,�;1i, ! i� rift =!�' ; :, ?.1 =; _ ;�i.i = • ;•► ii. t }, i I = 1! i• 11+ i ( L !� 1'•311 i •!Ii ;l, i ti: .!.il.l' ii I 1' •i l iq;!(Y 1; ; t J i;1 • ...1111: 's•,J , �I' �!1 11 I i 1 ;.i1iii iJ llj : = ,!i, J, ,i ,j ! : t ii,t i1, 1, 1'` 111:¢1:: :i i !; � f i ;'i '1 P1 �i i i 1 ; !i i 'i! ' :11 ! i I ; : ! ' ' 1, f 1 .1 1= ,1, t !ti i ;i;t t� i1 11 lij 11, ; 1! ; 1 I i i; ii , }' ' t I1;1 !i!i 1 !I 1 , 111(. i ii�i ; 1 =' !! III ;. i i ! II ,1 ! j , ' ii .- .- ..._...r..:i , , 'I I • t ► ;� '„,.fr.•: »..� f.t!• \A. , ;, 1 ' , it � '' •, v., ,..•,.u.,r. : ; ! it ' . 1 a NOLIVATB awning isv31 41/1. 31Y3S t�ls HOU.VATS °Hitting HiliON .0 „RA TivDS . .o-.t ! WI. 31vos I _;1 ='I;,' 't I, 1,s i i . r = }, 1:; t! ;I, ! ! ; ' .I !''j ' +1 ' ;i i I �; }: =! ' '1 1 l �1�1�I1w1��It ,i T._° S N ,^ 1 _ r! i ;. . r. ,� vu* ..tnnla•,; r _ $, d ' , � ur• r . }w�.uf.rtmr -•,.r: r 1 ; ; I• t . ,' � J _•! ..M !. R It. «.f. } ^I A t't . JY.r.1Y; ' •' IR M ••I ,• Y•/4 d..M: V Y w_ .w . _ ._,. . "" ., . . DOWNS) 1316 3LEDOCO 'WM • .. , i i': ,r 1 _�: 1 ,,.., 1: t l ii = I i I. i i i ! !' = 1 ; } J I 1 } / i 1 ! I i i i I ! 11, 1 i, ' 1 •; ; i. �•! =IP' l ' 1 (! ! .i ; i! • _ . _ • -, _ . . . _ ., . _ f . ..., «. , ! • ; ; , i : 1 ) ' I . ,' _ = 1 1 ; I ; 1 , _ ' y .. i ; k. 1 ! ( : 1 , ' 1 i + ' , 1 1 . } 1 ' 1 !_ , 't.: !' ; ' , l l` 1.11 67 ' . .. �... ! .... _ ' _ . . , .. ... .. ..... .' ^ .L .. .. ... ___ �.. .1 a. .1.. . -4 .• I, (tOMIS) 31E0.33 .1V ' • 1; v NOLLVA3' '1 ' ' 1 ' • ; i i 1 ! • _ ' i i • I = j f i 1X1 4,1, i L ,.6 !i'i b, , :!. 1 i ! . j 1 j I W ellk id i ; , , , -,- f ... « . . _.. I .. A i ,.....i._.!._. _....W »... ......i... _.. :T_ 1i n . !- I. 1 t )1■1011fIg HUM' Ei r rn co 11 0 6'—O 7.)- co 0 - o 0 Po rn 0 1 0 -11 c") >0 C) c rn 0 co r - m 0 —f 0 (1) m (f) P1 co 11 1 o • 0 0 7 z C.) NEW AUTO `i\ TIVE FACILITY FOR: DENNY HECKER'S SPILLWATER CADILLAC/PONTIAC/G HIGHWAY 5 & 513th STREET NORTH OAK PARK HEIGHTS, MINNESOTA f1.1 6'-0" tit • • 0 co 00 0 7-4 xi 00 0 m rn 0 • z F 0 ti -0g 161,i k, y " 8 —; ggig ::g135 1'10 6 li?SglIng •0 o gol H I 3 8 1 • 8 a :.?' '...... . -.:.' ' • ;.;' '". ,..........--- . --- --,. --------------- --- - -------- - ' . __ __ ...... _ .. ------------ ............--..,..........,_ rw _ 1411111/ Vt. WV.••■•■ WI. -------- VT. WIN ...050511MMACOL . a ------- --------- - - 3 -------- -------- ----- ---------- -------- 2 1 0, 0, b.1) 0, 7611 z o C Z g oz 0 w LLi w z 0 cn z 0 w 0 0 0 H z 0 z 5 0 0 z z 0 0 0 0 • _J L__ _1_ 1 .3 4 gEo >MEI A 46 0(Dp ••• =4111Mii 01 rri • v E g g g < 0 0 cc w w 0 2 0 0 co 5 a 0 e w 0 0 a_ z 0 0 z rxHIRIT 1 7 z 0 0 • Project Narrative: Denny Hecker Cadillac - Pontiac - GMC 58`" Street North & Morning Dove Avenue South Oak Park Heights, Minnesota • This proposal is for the development of 4.95. acres at the corner of Memorial Avenue North and 58 Street North, and will front onto Morning Dove Avenue South. • The proposed site is for the new Denny Hecker's Cadillac - Pontiac - GMC facility, which will be relocated from its present location on Highway 36. • The remaining property in the Kern Center sub - division will remain undeveloped at this time. However, a concept has been developed to eventually develop the remaining property into 6 individual lots, ranging in sites from 0.5 acres to 1.25 acres. .... .......... • Presently, the proposed site is undeveloped land. • The existing streets will remain in their existing alignments. However, the overall development concept has Morning Dove Avenue South being re- aligned. • The proposed building will be approximately 36,000 square feet with a building foot print of approximately 29,760 square feet. • The front of the building will face the corner of 58 Street North and Morning Dove Avenue South. • The perimeter of the site will be landscaped with boulevard trees, and sod, with feature vehicle display pads located at the entrance and the corners. EXHIBIT 1 8 1 • The building will cover 13.8% of the overall site, with parking/sidewalks covering 74.2%. • 12% of the site area will consist of impervious, or landscaping. • Based on the City Parking Ordinance, the total parking spaces required is 84. • A total of 88 parking spaces are provided and breaks down as follows: • Customer: 26 spaces • Service: 22 spaces • Employee: 40 spaces Truck circulation has been incorporated into the parking lot design as shown on the Site Plan. • MI parking spaces are 9' wide x.20' long with 22' wide aisles. • All parking surfaces will be paved with bituminous surfacing. A heavy duty paving section will be provided at the truck circulation as shown on the Site Plan. • The trash enclosure is located in the middle of the site, behind the building with the gates not facing the street right -of -way. • Three sides of the proposed site fronts onto a street. All street boulevards will be landscaped with trees. • Landscaped islands and borders along the perimeter of the building soften the building base and parking. • The building signage is proposed for the front and south building elevations. These signs will be consistent with GM signage specifications. • Two monument signs are proposed at each site entrance. One on Morning Dove Avenue South and another on Memorial Aveune North. • One GM pylon sign is proposed at the southeast corner of the site. The pylon sign to be a GM standard pylon sign. 2 ............... �: s•i:iia:r's i:�:•: lit • The utilities (water & sewer) are available in the Morning Dove Avenue South right -of -way. • The civil engineer will work with the City Staff to determine the best location for connection into existing utilities. ......................... • All site lighting will be "Shoe Box" type light fixtures mounted on the poles with a maximum height of 25' -0". Wall mounted light fixtures will also be "Shoe Box" type matching the pole mounted fixtures. • Lighting at the perimeter of the , site will be equipped with shields as required to meet the footcandle levels. • The proposed buidling design is based on the GM Buick- Pontiac -GMC building prototype design criteria. • Windows will not be painted with advertisements. • Roof mounted equipment will be screened utilizing the wall parapets or roof screen walls. • • DESCRIPTION OF REQUEST EXHIBIT 9 JERDEN LLC — OWNER DENNY HECKER'S CADILLAC-PONTIAC-GMC DEALERSHIP — PROJECT Rezoning from B -3 to B -2 for proposed Outlot A, Jacob Third Addition. The rezoning would allow for a more practical and improved mix of retail sizes and resulting uses. B -2 would also allow restaurants, which would compliment and increase the existing restaurant mix available to area residents. The property to the east of Hwy 5 is highly developed (under B -2 zoning) and this rezoning to B -2 would allow for continued and consistent retail /restaurant growth west of Hwy 5. Replatting into two lots. The existing property is one lot being Lot 2, Block 1, Oak Park Station. A portion of the property is to be developed as an automotive new and used sales and ancillary services along with car wash. The remainder property at this time has not been determined as to lot sizes and propose that it be an Outlot. We propose the property being replatted into two lots being Lot 1, Block 1 and Outlot A, Jacob Third Addition. Vacation of Existing utility and drainage easements in underlying plats. In conjunction with the replatting we request that all existing utility and drainage easements on Lots 5, 6, and 7, Block 1, KERN CENTER 2 ADDITION, Lot 1, Block 2, KERN CENTER and on Lot 2, Block 1, OAK PARK STATION created by said plats be vacated. The utility and drainage easements created by OAK PARK STATION on Lot 2, Block 1 will be rededicated on the new plat of JACOB THIRD ADDITION. Lot 2, Block 1, OAK PARK STATION was created out of Lots 5, 6 and7, Block 1, KERN CENTER 2 ADDITION and Lot 1, Block 2, KERN CENTER and are no longer required. 0 30v_ " ' 19 13nd9 ,9g 69c 2i71 ,9L't9l 1N3W3S 'Z9Z 4,414r b0, :5 trS 1.0'09 3 A11111.f1 ONV 30VNIV60 'SZZ gz M..170,C - 0 '6LL 0 0 N p .., O ' r'l pi, I i i " ' §irl il v 4' i , :." t eo i T O � e g o � �� ! : fa ail c3 o 0 oi � ;filli; Q m " V1lOSENN0W /MOON NNW) )1Y0 bRION °LS NOS EJNr71 LecoDyP MO/DVOIN0i/DrIllCIVD aaivmnis SaaRIN330;1 ANIKEIC :21 :Uod AiBlBDYA 31mbovvobnv 6��1�1 U 0 L o 1." 2 C 5 >t btit 47: us i � o Cp to (NI 0) c» C o d Julie Hultman OPH Staff - Kathy Widin OPH Arborist Staff - S 1:kdwidin@comcast.net Landscape Plan Review - 5/30/07 Page 1 of 1 EXHIBIT 2 11 as- �enrs- ��rer�srrr»a�rm. rc►a. - +!.szx'+`+'^rrc'c" -; Sent: Tuesday, June 26, 2007 12:33 PM To: Tom Ozzello; Julie Hultman; Dennis Postler; Eric Johnson; Jimmy Butler; Scott Richards; Mark Vierling Subject: Landscape Plan - Denny Hecker Cadillac /Pontiac /GMC I have reviewed the preliminary landscape plan for the Denny Hecker Cadillac facility and it is the same plan as I reviewed 5/30/07. My comments regarding the plan are the same as in that email report. I will attach a copy of the report to approved Planting Detail language and drop it off at City Hall for the meeting tomorrow. Please provide the developer with a copy of my report and the planting detail language. I will not be able to attend the site review meeting with applicants, since I will be out -of -town 6/27 -29. If you have any questions regarding review of this landscape plan, please contact me via email today or call my Yq re g rdin g m Y p cell phone tomorrow at 651-338-3651. I ave reviewed the proposed landscape plan for the Denny Hecker Cadillac/Pontiac /GMC facility and have the following comments: 1. The landscape plan is minimal but is acceptable for the type of site /facility. . 2. The lant species used are acceptable; table; however, more species of shade trees need to be added to the site p p p perimeter. • Having only one species (honeylocust), comprising over 76% of the trees on site, makes the landscape susceptible to failure due to insect. or disease problems. The plan will not be approved without more shade tree diversity. 3. All perimeter shade trees must be planted on private property (as indicated on the plan). 4. The Planting Detail is not acceptable. Any wire baskets on B &B stock must have the top rungs removed, twine. and burlap must be removed from the plant stem and top of root ba before filling in the planting hole. An acceptable form of Planting.Detail has been iuieluded with a copy .ofthis review for the developer. All planting stock will be inspected after planting and ..any not planted according.to the approved Planting Detail will have to be re =done. Please contact me if you have any questions regarding this review. 4 K y Widin rist i of Oak Park Heights 6/26/2007 l 1 i • July 3, 2007 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd., P.O. Box 2007 Oak Park Heights, MN 55082 -2007 Re: Denny Hecker City of Oak Park Heights Bonestroo file No. 55 -07 -000 Dear Eric: We have reviewed the Preliminary Development Plans for Denny Hecker Site as submitted by Darwin Lindahl Architects and Ulteig Engineers on June 27, 2007. Following are our comments and /or recommendations. Sheet C1 1. Show the percent grades with the drainage arrows. 2. The detail for erosion control protection at the catch basin is not allowed by the City. It has been found that sediment falls into the structure when cleaning the filter fabric. The City does allow Road Drain by Wimco, LLC (www.roaddrain.com). Sheet C2 1. Identify the class of RCP pipe. 4. Identify the type of PVC for the sanitary sewer. 5. Verify that the hydrant coverage is adequate for the site. 2. Identify the outlet for the storm sewer system and the method to transport the storm water to the Kern Center Pond. 3. Structure CBMH1 is called out as a 27" structure and is located in the center of the lot. The detail . shows this structure with a casting that has a curb back. This casting will not work at this location. 2335 Highway 36 W St. Paul, MN 55113 Tel 651- 636 -4600 Fax 651 - 636 -1311 www.bonestroo.corn •�� Bonestroo EXHIBIT 2 2 st. Paul • st. cloud Rochester Milwaukee Chicago Engineers Architects Planners City of Oak Pork Heights Denny Hecker Traffic Comments Page 2 July 3, 2007 Sheet C3 1. Verify that the hydrant detail/ specs call out the following information: Fire hydrants shall incorporate an AFC - Waterous Storz Nozzle. The hydrant pumper nozzle shall be of one -piece design, compatible with a 5" Storz hose coupling. The nozzle shall be an ,integral part of the fire hydrant and must be furnished by the manufacturer or authorized distributor designated by the manufacturer. Storz adapters will not be accepted. 2. There appears to be many details missing, including but not limited to, heavy duty pavement section, concrete sections for side walk and concrete car show pads. 1. It is recommended that the entrance on Morning Dove Avenue be moved further south to line up with the customer parking drive aisle. This will facilitate better traffic operations as the future street is completed. Moving the access point will help maintain the integrity of the intersection of 58t Street and Morning Dove Avenue. 2. The turning radius from the parking lot to Memorial Avenue will need to be increased for the delivery trucks so that they will not drive over the curb and to minimize the need for the trucks to encroach into oncoming traffic lanes. 3. It is recommended that the south radius at 58t and Memorial Avenue be increased from 42 feet to 60 feet. Even with the larger radius, trucks turning right from Memorial to 58t will need to drive into the west bound lane on 58t Street; however they will be able to remain on the pavement. 4. Revisions will be required on the traffic signal and loop detectors at Highway 5 and 58 Street. MNDOT will need to review and approve these revisions. 5. It is recommended that 58t Street will be widened to four lanes from Highway 5 to Morning Dove Avenue and then taper back to the existing two lanes on the west side of Morning Dove. 6. For the circulation of traffic future development of the entire Denny Hecker site will require additional roadway improvements. MNDOT Issues 1. The developer should contact MNDOT on the following issues: a. Setbacks from MNDOT's right -of -way for proposed improvements. b. Modifications 58t Street at Highwaty 5 within MNDOT's right -of -way. c. As stated above, any signal modifications at 58t Street and Highway 5. • City of Oak Park Heights Denny Hecker General Comments 2. Provide the City with a copy of the approval letter from the Browns Creek Watershed District. Sincerely, BONESTROO Karen S. Erickson, P.E. cc: Tom Ozzello, Public Works Director Jim Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Darwin Lindah, Darwin Lindah Architects,PA Troy Livgard, Ulteig Engineers DMP, BMK, CWL2, File — Bonestroo Page 3 July 3, 2007 1. The plans submitted were very preliminary and will require additional review when the design is more complete. If you have any questions or require additional information, please contact me at (651) 604 -4788 or Dennis Postler at (651) 604 -4815. July 5, 2007 Mr. Erick Johnson, City Administrator City of Oak Park Hts. 14168 Oak Park Blvd. Oak Park Hts., Mn. 55082 -2007 RE: Proposed Zoning District Amendment To rezone the following property Lot 2, Block 1, Oak Park Station Oak Park Hts., Mn. Dear Mr. Johnson: MOTORS.com • BUICK • CHEVROLET • Jeep • FAMILY OWNED SINCE 1922 • (651) 439 -4333 • FAX (651) 439 -4425 5900 Stillwater Boulevard North • P.O. Box 337 Stillwater, Minnesota 55082 I am in receipt of your notice, dated June 27, 2007, of a Public Hearing for the rezoning of the above referenced property. As you are aware, our family business has been an integral part of this community for the past 85 years and we are dedicated to the success of this valley. � o have the following concerns regarding this rezoning proposal and I await your written response to ach item. 1. The City has spent a great deal of time and energy in the creation of both a land use plan and a zoning map that was intended to guide our City into the future. This effort resulted in and assured an orderly and uniform development for our City. I question why the City would consider a zoning change which both negates this previous effort and is not in the "best interests" of our City? 2. It has been my understanding that "spot" zoning within a zoning district has never been a benefit to any community. How can you defend this action as a positive step for the community? 3. This potential change in zoning could lead to a significant increase in traffic and it seems appropriate that a Traffic Impact Study be undertaken to assure that the traffic situation does not become a detriment of our City. Again, thank you in advance for all of your efforts in keeping the City of Oak Park Heights a model Community. Sincerely: Stillwater Motors Company Daniel Raduenz, Owner