Loading...
HomeMy WebLinkAbout07-09-19 City of Farmington A Proud Past-A Promising 430 Third Street Future Farmington,MN 55024 Committed to Providing High Quality, Timely and Responsive Service to All of Our Customers AGENDA PLANNING COMMISSION July 9, 2019 7:00 PM City Hall Council Chambers 1. CALL TO ORDER 2. APPROVAL OF MINUTES (a) Approve Planning Commission Minutes 3. PUBLIC HEARINGS (a) ONG Auto, LLC -315 Pine Street Possible CUP Revocation 4. DISCUSSION (a) Just For Kix Site Plan-4640 Knutsen Drive 5. ADJOURN CITY OF 430 Third St, Farmington, MN 55024 FARM I M GTO M 0 65i_284_6800 FarmingtonMN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Approve Planning Commission Minutes DATE: July 9, 2019 INTRODUCTION Attached, are the minutes from the June 11, 2019 regular meeting. DISCUSSION NA ACTION REQUESTED Approve the minutes from the June 11, 2019 regular meeting. ATTACHMENTS: Type Description D Backup Material June 11, 2019 Planning Commission Minutes Planning Commission Minutes Regular Meeting June 11,2019 1. Call to Order Chair Rotty called the meeting to order at 7:00 p.m. Members Present: Rotty, Franceschelli, Windschitl Members Absent: Bjorge, Tesky Also Present: Tony Wippler, Planning Manager 2. Approval of Minutes a. MOTON by Windschitl, second by Franceschelli to approve the minutes of May 14, 2019. APIF, MOTION CARRIED. 3. Public Hearings—Chair Rotty opened the public hearings a. Conditional Use Permit Amendment—20522 Akin Road A conditional use permit was approved on December 12, 2017,to allow a recreational vehicle storage facility on this property. A CUP amendment was approved on November 13, 2018,that extended the timeframe for completion of the bituminous drive aisle through the site. Mr. Eric Ruud is requesting an additional amendment to the CUP to remove the timeframe for the drive aisle from the approved conditions. The drive aisle was to be paved by December 12, 2018, and that was extended to June 30, 2019. This amendment would not require the drive aisle to be paved. No off-site tracking has occurred. Staff agrees with this along with one condition that the city reserve the right to revisit and potentially require the need for the paved drive aisle through the site if determined necessary in the future. Members agreed with the amendment. MOTION by Franceschelli, second by Windschitl to close the public hearing. APIF, MOTION CARRIED. MOTION by Franceschelli, second by Winschitl to approve the amendment with the one condition. APIF,MOTION CARRIED. b. Conditional Use Permit Amendment—321 Elm Street Mr. Eric Zeimet, owner of EZ Auto is requesting a CUP amendment to expand his business. Mr. Zeimet has purchased the adjacent lot at 212 4th Street and will demolish the house on that property. He will add on to his building and have additional parking. The addition will be 2,520 square feet and parking will be on the north end of the lot with access from the adjacent alley. The curb opening off of 4th Street will be enlarged from 33 feet to 66 feet and will require a variance. The conditions for approval are: 1. The applicant obtaining all necessary building permits. 2. The applicant obtaining a demolition permit for the removal of the existing house located at 212 4th Street. 3. The execution of a lot combination through Dakota County to combine the two parcels into one parcel identification number. 4. The access drive off of 4th Street should be reduced at a minimum to 33 feet in the absence of a variance being approved by the Planning Commission. Planning Commission Minutes June 11,2019 Page 2 5. Any outside storage that should be contemplated on site will have to be 100% screened from view. All screening will need to be approved in advance by the city's community development department. Mr. Zeimet stated overnight storage of vehicles will be inside or in the back parking lot. MOTION by Windschitl, second by Franceschelli to close the public hearing. APIF, MOTION CARRIED. MOTION by Franceschelli, second by Windschitl to approve the CUP amendment with the above conditions. APIF, MOTION CARRIED. 4. Discussion a. Conditional Use Permit—315 Pine Street The existing CUP was granted on June 13, 2017,to allow auto major repair on this property. Staff has received numerous complaints regarding the use and condition of the property. There were three conditions placed on the CUP, one of those being the parking area must be surfaced with concrete or bituminous and shall be setback a minimum of ten feet from all property lines. Vehicles are being parked and stored off of the hard surface and also kept in the city's boulevard. Pine Street has continually been used for loading and off-loading of vehicles at the site. The required fencing has not been installed. A letter was sent to the applicant on February 14, 2019, indicating the property was in violation of the CUP and provided the applicant until April 15, 2019,to rectify the parking of the vehicles on site, installation of the fencing as well as general clean-up of the property. These conditions continue to exist and staff is continuing to receive complaints. Staff requested a public hearing at the Planning Commission meeting be set for July 9, 2019, for consideration of revocation of the conditional use permit for the property located at 315 Pine Street. Chair Rotty stated the commission asks if the applicant agrees to the conditions and the applicant did agree. The CUP was approved based on good faith that the applicant would comply with the conditions. The applicant has not done so. He agreed with setting the public hearing. Member Franceschelli stated he has parts of cars all over the property and asked if there is a flood plain on the property. Staff stated it is outside the flood plain, but a part of the parking area is in the shoreland, not the flood plain. He agreed with setting a public hearing. Member Windschitl asked if staff has had contact with the owner since the letter. Staff has spoken with him and was told he was working on it,but there has been no improvement. He agreed with setting the public hearing. MOTION by Windschitl, second by Franceschelli,to set a public hearing for July 9, 2019, for consideration of revocation of the Conditional Use Permit for the property located at 315 Pine Street. APIF,MOTION CARRIED. 5. Adjourn Planning Commission Minutes June 11,2019 Page 3 MOTION by Franceschelli, second by Windschitl to adjourn at 7:25 p.m. APIF,MOTION CARRIED. Respectfully submitted, C�wthf tx Muller Cynthia Muller Administrative Assistant _. CITY OF 430 Third St, Farmington, MN 55024 FARMINCTON 652_2$0-680o FarmingtonMN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: ONG Auto, LLC -315 Pine Street Possible CUP Revocation DATE: July 9, 2019 INTRODUCTION At the June 11, 2019 Planning Commission meeting staff was directed to set a public hearing for the possible revocation of a Conditional Use Permit for the property located at 315 Pine Street. The public hearing has been set for July 9, 2019 and notice was both published in the local paper and mailed to property owners within 350 feet of the subject property. DISCUSSION Review On June 13, 2017, the Commission approved a Conditional Use Permit [CUP] for the property located at 315 Pine Street to allow an Auto Repair, Major use on the subject property. The applicant was Oleg Vdovchenko of ONG Auto, LLC. Attached, for your review is the staff memorandum from the June 13, 2017 meeting. Three conditions were assigned to the Conditional Use Permit approval, those conditions are: 1. The applicant obtains all necessary building permits from the city's Building OfficiaL 2. A sign permit is applied for any external signage. 3. The proposed parking area must be surfaced with concrete or bituminous and shall be setback at least ten feet from all property lines. Over the last several months the city has received numerous complaints regarding the overall condition that the property is being kept, including vehicles being parked and stored off of the hard surface, vehicles being kept in the city's boulevard (area between the curb of the roadway and the front property line), and Pine Street being used as a staging area for loading and off loading of vehicles for the business. Additionally,the required fencing that was shown and approved as part of the site plan for the CUP has yet to be fully installed -it should be noted that Mr. Vdovchenko has within the last week started to construct a 6 foot high wooden privacy fence on the property. The city mailed Mr. Vdovchenko a compliance letter on February 14, 2019 indicating that the property was in violation of the terms and conditions of the approve d CUP and provided him until April 15, 2019 to rectify the parking of the vehicles on site, installation of fencing as well as general clean up of the property. Mr. Vdovchenko over the last week has made an effort to fix some of the issues on the property, with the main example being starting the fencing. ACTION REQUESTED The Planning Commission may take any one of the following two actions: 1. Make a motion to revoke the Conditional Use Permit for 315 Pine Street and direct staff to work with the City Attorney on drafting Findings of Fact that will be brought back to the Planning Commission on August 13, 2019 for review and approvaL 2. Make a motion to have staff continue to work with Mr. Vdovchenko on completion of the necessary improvements and to provide an extension not to exceed an additional 60 days from the date of the public hearing. ATTACHMENTS: Type Description D Backup Material June 13, 2017 Staff memorandum AlARi1j, , City of Farmington - �► py 430 Third Street Farmington, Minnesota 651.280.6800 -Fax 651.280.6899 7..A MOO www.cifarmington.mn.us TO: Planning Commission FROM: Tony Wippler,Planning Manager SUBJECT: Conditional Use Permit Application to allow an Auto Repair,Major Use within the B- 3 Zoning District DATE: June 13,2017 INTRODUCTION Oleg Vdovchenko, 17477 Gettysburg Way,Lakeville,MN,has made application for a Conditional Use Permit to allow an Auto Repair,Major Use within the B-3 (Heavy Business)zoning district. PLANNING DIVISION REVIEW Applicant/Contract Purchaser of Property: Oleg Vdovchenko - 17477 Gettysburg Way,Lakeville,MN 55044 Property Owner: Bill Sauber-20322 Akin Ct.,Farmington,MN 55024 Property Location: 315 Pine Street Existing Zoning: B-3 (Heavy Business) 2030 Comprehensive Plan: Commercial Existing/Previous Land Use: Performance Plumbing and Heating Existing Building and Lot Size: The property consists of two lots totaling 40,958 square feet(0.94 acres). There is an existing 5,800 square foot building that will be utilized on the property. Surrounding Land Uses:A mixture of commercial and industrial as well as a single-family residence is adjacent to the east. a vacant lot is adjacent to the west. A commercial business and a single-family residence to located to the south. The Vermillion River is to the north of the subject property. Proposed Land Use: Major Auto Repair and Automobile Sales DISCUSSION The applicant, Oleg Vdovchenko,has submitted a Conditional Use Permit application in order to allow major auto repair to take place on the property located at 315 Pine Street. Mr. Vdovchenko is proposing to open a business that would consist of repairing motor vehicles including the repair,rebuilding and reconditioning of engines,body work,framework,welding and major painting. Mr.Vdovchenko would also be selling vehicles from the premises. Automobile sales is a permitted use within the B-3 zoning district. The applicant will be utilizing the existing building on site and modifying it to meet his business needs,this will include the addition of two overhead doors on the west side of the building. If the Conditional Use Permit is approved,the applicant will need to contact the City's Building Official to determine what building upgrades, if any,would be necessary for the proposed use. The applicant is proposing to create a parking area for his vehicles on the west and northern sides of the property(see attached site plan). The applicant is showing the parking area as gravel. Section 10-6-4(B)of the City Code requires any off street parking lot and driveway be surfaced with concrete or bituminous material. Additionally,code requires a minimum nonpaved area of at least ten feet in width between the edge of the parking area/lot and the property line. The site plan shows a setback of five feet for the parking area to the property line. The site plan also shows at least four parking spaces in the right-of-way of Pine Street. All parking areas must be keep on the applicant's property and outside of the city's right-of-way. As shown on the attached site plan,the applicant is proposing the construction of two accessory shop buildings towards the northern portion of the site. The applicant is not proposing to construct these buildings immediately. Accessory structures on commercial property are approved through a Conditional Use Permit[CUP]process. Separate CUP's will be required if and when the applicant is ready to proceed with the construction of the accessory buildings. A Conditional Use Permit shall be approved if it is found to meet the following criteria: 1. The proposed use conforms to the district permitted and conditional use provisions and all general regulations of this title. The subject property is zoned B-3. The use of the property as an auto sales lot is a permitted use. Additionally, the applicant wishes to do major auto repair work out of the existing building. Auto repair, major is a conditional use in the B-3 zoning district. 2. The proposed use shall not involve any element or cause any conditions that may be dangerous, injurious or noxious to any other property or persons and shall comply with the performance standards listed below. Staff believes the use will not involve any element of cause any conditions that may be dangerous, injurious or noxious to any other person or property. The proposal is similar to other uses in and around the property. 3. The proposed use shall be constructed,designed, sited, oriented and landscaped to produce harmonious relationship of buildings and grounds to adjacent buildings and properties. The proposed use will utilize the existing building on site. The off-street parking will be located on the west and north side of the property. 4. The proposed use shall produce a total visual impression and environment which is consistent with the environment of the neighborhood. Staff believes the proposed use is consistent with the business uses that are in the near vicinity of this property. 5. The proposed use shall organize vehicular access and parking to minimize traffic congestion in the neighborhood. Access to the site will continue to be from the existing driveway that is located in front of the building. Additional parking areas will be added to the west and northern side of the property. 6. The proposed use shall preserve the objectives of this title and shall be consistent with the comprehensive plan. The subject property is comprehensively guided as commercial. The proposed use is consistent with the 2030 Comprehensive Plan. ACTION REQUESTED Approve the Conditional Use Permit allowing major automobile repair to take place on the property addressed as 315 Pine Street,subject to the following conditions: 1. The applicant obtains all necessary building permits from the City's Building Official. 2. A sign permit is applied for and approved for any external signage that may be placed on the premises. 3. The proposed parking area must be surfaced with concrete or bituminous and shall be setback a minimum of ten feet from all property lines. 4. Other conditions as may be recommended by the Planning Commission. ATTACHMENTS: Type Description o Backup Material Application o Backup Material Site plan o Backup Material Site aerial • • T r City of Farmington +m naa s. hmlopmWmm mmilammustur CONDITIONAL USE PERMIT APPLICATION J ►[.� " Telo hone: , w ax Applicant: ��t�'� i.�V�YL L�le-0 P (� Address: 11(01- e l j,✓r= �!J ��PL�11/� �l `� o) Street ity State Zip Code Owner: 4/./i 6a.cc CA, Telephone:(Cale •gam- 3 )QFax: (_) Address: ( O3Rr- AA/1vtSInY 7/'1//) .I'30? e/ Street State Zip Code Premises Involved: '3/6 AK) a S? • Address/Legal I estxia to block,plat name,section,township,range) Current Zoning District A 01-4- -LJ {{�'rB)Cunent Land Use Specific Nature of Request:6-r kte at Per ( re Ll Liie `G e rIGai.id I-f h 1'ky) '1, 1 e 5 tiviv(V, it,C/ T.14GIc /�< 1)471,00K/4- Gvrr/c�' 4'or/c Aft-/tt 1l(f `�'r" ,7- b'UBMI TAL REQUIREMENTS VNe.c oi( krau gyp. e r 1+6 Ck, s 'f5m/e 0 Proof of Ownership 0 6 Copies of Site Plan (,-i C44,4612., 0 Application Fee 0 Abstract/Residential List(required 350'from subject property) 0 Boundary/Lot/ ey 0 Torrens(Owner's Duplicate Ce Required) A90: ' i -/6.-17 Signature of 0 ner Date Signature of Applicant Date Request Submitted to Planning staff on For office use only Public Hearing Set for: Advertised in Local Newspaper: Planning Commission Action: Approved Denied Fee Paid City Council Action(if necessary): Approved Denied $200—City of Farmington $46—Dakota County Recorder Comments: Conditions Set: Planning division: Date: 9/06 DUMMY: carat*a.fe/on 430 Third Sum ramtntim.na0$3025 :ll .:iry'.'.�:ji,rn�Ny.:qr• :rtE.i_ ^'4- t.,•.r.j', !,•47.T;•••!:••11.-1,-4-1...-•••• _ ._,.:'!' •-r n•r '!r'_ -:7 1.`t; 'rt. •,•isi.;•;::..7. ..tijx•, r. : '_7::;y'_ _ • ;L :yy....:....'s.'..- •�°•'+''•'!r.s�i'ya."s!r• _ ii•-�!,'•t. �tC: 'd .;;' ,*, ,.y,., .'a•61rf' yt '-f.� /l ,.L,..r ete:, L'.' '5:�,:'1• ,`-,1-., ,!,;•- ,'r':r'",:'L••'•.1,1,..'. ,RT,,,,,'sli..S i,tt ,•:}�,..,1,...".' :",''`"yam i}y•. i•i:.•} .'S-•+!F•.�.•",.t :i'•:' x :i!: ..,�•. i4: •d: -it,•,}�'' _ _•-,:,::t''J •f J,, i „z:.. _,'.SQL.,jt ;•�'F.•�••+•'„ • •�i^''•' .:i •.j=::: ti.'d-•d::$, - •.54•.,+ /.. f1sd•:':"5'•":ri:�'•`• T,. 1-t. f • .,. i j: :;. :: .,`•:L, - riCt::. r! :nY:^'1/._"•.P..-F:: -,. . •,1 ..i.-. rc-, I :•I,d :'a3:;,,i i„� ,:.)•,. ;i:a.s.i't:!s .'!' ` '.i":• •. •'.l.;•.a. - ;'�, :f..: . -'F• :,t `• ] 'i.::_. tit •,:k '44-5,Y•i*:x•. •,:r.:.,::_ ;;A ,._ r i. •:-.y..i+,,:,V: ..*:,:1.41...... a•;,r•af43r.:,,.;.3.f ._. ii4 ".r, . . „ P;t'. ,;�si:"'f.!" • t•w'\,.}.',•.f1,,�• :g.:�,, :p:• .,:I.i••',rs `' ..7: .:- • '•.. -1•:rid` ` • "ti /: .•/.. & : : `�ci.': vv)r:.,:p,:• i�:.'.;::jxq j$' _ �ti .1...,'• M11,ri•- �- ,�''.'.:`;`'. ,.L...it l...;pi•I••'.y'.5,''TL': .�:, w,��� . l,... <p.•.`r•§..:, s„.: ..ri.::3::.;:.•'.•'.:rd.�t1a'w f�1.s.,�'' } (, },"•.1 .',:,. '+k S:a�, ..]'•7,I./-s:.?» � / 'r�: ''�`!Y.;: �y, ••},i,:��n ,'i:;lin •,� ,�..i:�xS \•::!:.X..!:•::• -•:••-• - ,t.iP d,y-y5. i:'• :a 51u.,.1:>,.eit'r-k' ? .r,a•!.i:• ."% '. ,k.•r:- ti•.t zs :v_R} i,.;1,.�::f.. {fi>l.� F' ;1> •. ,i ,'f7 t;� ....,•,4.i..'' SY. ,.r..� �:r5;....titL.r ,;14 ::t R:i..SA:'�+,-.�.j;z}>Cv:`` 'n:;:lt;1' i'qe �p�i� kr,i� -�'•'7:,:t.� ,:=5-`i���•:Lf�'�� \� t- }.'::xd.;``1. ;u,::5..}. f,;z:.;...tti.,r. a.•}.•`" '.{ .'1.1:: 'C '.L'_ :r•' .: _�fi,' ;4,1",...',1:-.::..:' .:,6:• :' : •9i• �,i_'•Z 'i '4•f :G'A ii :$,O.'!c't l:is� •',a ,,.;.i,. `. 1: r:',§F; f; 'r.:'f 5:' r• '^,L-:...1,,; a..1;r:.ia"t.`'; ,1:;::y 'L_r, ';•a. i.'•::'1.'': •':i'• .—% 7A:i.q» :i. �y?r'-','IitO;lii".•(::i;iu:',.',;•:,:o.*..iiSid.,¢i1:Si-i.i.- :rtr.. •(if ., iWit •r =':; :i?l:.n.%,yr,-:'6ti •• n?.tk ',.`''i-5i}4}6+r, :y I ,,..�'I •.:"i•;`.,i.. .nt:' ...4p.' _ 3 `i"'" _;Ir •.;4,::n:!-'::`.'»*• 10�:,,_' i 7y.: y:,i.:,,.,v! '�.i'• it- i' f t. �:M1'••<• ..,�s:?,.L�,g::,-4'!i�`•'v � - .;.d:+. : � ."��'isi.•i.;•r.,y:: .'r.: .. •!{':;�=.:•�'^..▪ .'•',..,:. i .. 'Sn:-';:S' S dap„`' i i L�•,� �� •▪ • 'P l..••� • • • ,�1; x ;;s. ,;,?• ,1' ^•�,1 "dile.._�i�y•• .. :. ;....,-.41.::-/•;.1...c.:'i,: i . " :•'f.••l':,G•;:'11..ti -;i:#i•:•:, 7r.i:, .-.4:•:•••,•.4-: •!••••••••..---e:'•!...1.-,:. ,: .3 , , ;; ,.., {Ciit.." ,t n,••:;..xa, ,it..:-•' FENCE• ., y �{ •;.•&,i.,F ter` • � k"5�4�t.t :mF`�:` :7i y�::, ..y_) .,.,�i �Sf•'�Rrl. :•. ii'i .•l::io-s; .i?;ry.y;.r'� 'F�: 1 ,.'k.. .•! �: t,:, '':i�•j.,�'e. a,Ta:`''' •:f f.. . .. '. nf`. "i�::...,. l :..'^"t'..''Y° s'ih i..]_}•:•'•'[.'i3: � �G ,,5'4J.� ';Y i,: .Y,..q,•:.. ..,{+",'L,.'.•'•S:r.- i, :.•L.:•. .,,,,:..,t<,•_i_•i,1 G....a '''''1,;,t1...'T lr -' :::i.•41.,•i�s,�.n,.fr,!, ••Y"�' •, '•• .1j"Ftpy" ' f�?j,�E';.' � •� 1•R� _ ,(•t.=. -'I.:':i•' n-• i ti: _ .,ilr 'LS,1.i2.Zt?' h h'•v''•'•_:..-4f': .. '`•�.�'}'.� S' .:i' `h: titibi$z:•.. .a?:.•,r 'G'•., '`-:aT�Zi'ii� ,.�i's•':';::'t.•L;,�,,g... .:t i�. :y. °r �»t, s'• I sM�:_"•. t.' i) '1.j.' ,.. sy,r;!,y-N'^i;is �'t-'�' .: ...:. ,:} ��•�" '.�L`�. � '`,, ,.mow ,,•-t •1 ,3,.t ?!• end '�1;' j x �s.;..'-- h';_.., n , - +:.(,,'i?s ,.l i.',.vn•'':,:..t ,.r,h-a:::! _�'• , 1 .Jiff.a:.y-` �,�.... ,::._ •,'^ •' ,ii-' ,w.t .•ai:i,. f , ,°' ,"• r 1 i '+s' ).ir`ii'=•.`•it(:+ ;y �� F t 100 Year Flood i.,.; • .;••y-..-„,..:_::)..,:•::..--.:-;.:-.4.. :$r,:.` - „.:i ;k"' ;tiv * • .,.i+r -.7...i..., :,i ,. i` .`�L ;- ,,1.. •.• _ �j,• • 1•',.„ : Elevation 8136.0 aR L 02 by ' ; !veett t i ;,k• ' i {i 'i;Y.i; ,'f::; S::k�... . �:x•_'' ••v.,:: • ••}'•''!-N.2.; ,•i''2.':' 4n...4 'i ` `;if?►' •Js!:,:!, ...., :•r.!::,+,i::3711,; y�i7s...:;sk.. �'t 'f i'is r.., ycY:..! ,:r ..a: `;1•( • }. .it '.,Lr' ;,'• .;:•,••• .0 ?sit::i. 5yf: F;,i,:'•: y-i F..f 'l. 1 ,.: F.� .:1�� :^ iL�'-, "'L..._ .��i`'.:.:.:::,.-.-",:'.•. ':t.. L: -'•• ••'r iJ`y�•L, • •'J,:' `t :!,:',••i�''• -6. •ft •, •...:•••5:•.•,',.. _..'j.:.,•.• ' 4. • • ki', ,,1 1i.•.,..C.';'.:'~ :., • 1,1;'y' ;' •d,'..y 1L�� • ':`* - > sem, :'i'-lV4 A,L' :i:•:ffr.••,..: : :'\.o.., ..i,`,..!%.-,,.) • , - '41; y SN$ :yii..i!y. ▪ 1., ,y", ,,`A ,, - t•��."'��-� - y i i •, -t:., -?Gl�j (• t• i•.• - ',•,,. '2.•' s}rfr " i - •• '•. 4,�" 1) ' ▪] 3.t ,• .:i-�:s, . - r y ��t..•:�� ,'"}•'''• _,'+,.'''-.'41+!'; i�-<,'-�S�:rr�'''.'{,1: :Fk'•i'':' ': :;: :'a'y t `g 8 �;'� .S. tk.:�5+9+�� ,,`-.9t'�,�c::'r:",.•• _ : • '• ..:•:a••:. . i' �Y11�,s1., v.F i • - . •t Y„uses k-:. !.;�_i,a:::. ”";;•:‘y• • -: ."• `..-• GATE.y` •':'. -0 _ ri S...,a .0 ",:;t!••(Ars?' �1�Jl �s . a:a ;:ms, •I• ]:i. • • - k,a5i. .ii;'•,,:, r•: „'f'.:: •'•r�`• "t f rY'"--g-:• _ f. •:h': \ :_, :tic▪-• '7._•.. ,.7 7,L ,, i :� t1-' ,l' : •'t ' F�y!.tis t: ` L i t i x900. w:i i. 'p, 1,7•2'..3- !•`.:i,`,Fi:.,Yt,:L \�:. .gin;...;•r��awt•',,,••.• '':`• .1; -:=?..!;.' 1 ''7••i•;?:i f::4:,' ,..('•:.:,i�:: .t. '? r- ', 'II!' r �� ;.,,v:11:15:;•,,.,.>:., i'-'`,..a;4,CsL\'�5:.. .4. ;[:;,;.V.:•,1,,.:':; .;_. �'j • ST<, :1',''. :r A]?Nii L.:, !µ t-*,,,i-yy+•ii�r ry, '7a�id.lr�S�'i',:::�•��'',, h... __..d::�., ••. ':;::' '-,. :'•Y "•t•.•:n.- i'S•,: i•i: N \':'i 1 '1. •'ID i rlk•njy ' '"' s:•...;::;,..4;.0 s'•1• 'h'Itt ".eta- COVBrhBS t .,s-,�r r7. yl f+`r.°;F.<<.,i.:.S ,`�, , ': -,i;':',:":'.7 ::,-tii•!,r•' `rte^ _ _i•._ .I' 1'�il' ':}:�•J?•'i.' '•1•: .l,�T.tiL .�T•.."4:• i • •,a;•:':M1,;•.•;;....:11::-.,.:•.;.;1/4 ),..:.,,:....: : =-.n ,::' .�'d=X74- '"�'�`{{QQpp,•-r-'..!44-. :4•,.4 L j :;1_" a C - '`:�-'cQ..::�.. _ _ 2.'-'_•": Proposed :y i is ;q'. : "!• ..t..,,�. • i��'- i 'u't.,%f.: :i•� "''•� f::'ta.t; A!t•• f. /'...,.'....•,;: :',1'''•••:.:).".. • , :.::.:.c.,,...‘...::::',..!': 'a.!,::•.: a .• aa i' ,�., 1 f 1st', : , 9vertlead ;::', •_i' --t,.' •::Ti, fa•• It... ��.:'i•::t='�ii'a••.�7:Yf1i,'t •W�.'c, '�7•. �•.� .'a3:?.,!f :�i•o}s.'.: - r�'{l.:_'�•' a:.:i-,`1:::"+ia ",i ,..f1: r ,:.,, r EXi90rlg r....-• ',),-�,",..:..4::' '•^.5!, ,' •-t,: l::.'Y1,1�._.. _`:,7 dl'df- ;I '1>i�,.I��', '��: i � i-f i:•".: �.:y.:y, ys• `p a ,-:k•'r-tt": ;-c}r •v.Ui : .r ra,,• . BuNdi i1:i •4':= _:n:,, v.a;.; i';•-•.4!• P•:`„..,rn T„'T ..,:i.1..14nL i ;•;'li.•: ;,1-, Y .: J:',.. :. - a 3.s \: i•`.,!) “'r.•'. .74.,v,`„'t, . '°*u•i•�"'��••fir t. •1 T 'r r„ FFE=903.7�.. ?;£i�'_ 'Si•:,t ."-4te.<:''x!.` 5:, :«i,,�"t,{G;1 k,, is �'.G ���ry�smwt X f d. 4.1;-.:'`may,., :i.s__" •.._.„'” ..k,, „ r..-'3' r~:'�,"} i- ?i. .411' ' _ _ '"P 'K'C +j' 4L •j: .:,...'i11.'1;•! 1 ,/ ',.= .,:-.,.,..:;.7 a ,;._:_ t i:-::•;,�.1., .::����.e.,,,p_;6.;n,'�,§.?•�;;�.,--ry:. i�,h._ t .s_;.�,.:•t.-�_14�:,V_ • ,�•'�<.�,.!.Yt;±, , :. ift 'r.:.d,•;=j:}:tl v, i\ t;• '!'°5'a▪'•yl!^ i'rwi;'I1 A «F' •Existing.. \ •,-Ji•::,i,4{,.,_',•.-;;• 1.�1 •(�'I ,'• i'.• ` " Y +l ;F .L,:i.�{ "':i�'•�+'-L.•9'' ',,.F ..,• v VYaead 0��r:•4'.I 6"' •-y, _ ':fes-'• . '• .:._•i a,•, 5 .M9 ; ' i_•,•i ; t,Y ✓:'i.f?s': ;,' •" ..1:•.. u,.;ut s'!'r:�`'r::: f _ • .VcShkil';:'kk1:,::,?';',4,,_,,q-`,� ias°•'"k;:yry,,i`� rUlse•f:r>:*-::h,"1 %. ,Y;' �. • F4fp+,..4'i`'i:'Ti'°.• rt, . „L'" j. '':t. y k3Y:,.1,•)}a` q ,La t F 3.: ! .ii ,-{,h.9:_:.z::-*.,.. ,- r;`_' i ,rl.,t�' .'.`fid;, ;:; , —1'_,. L � w . t-r / ; 4 a,-t.• i al.. ..:,:•,. u_.!3F: _ '•'°'i.:i.- .'..+ •{ , 'y*�,:yP�:14''•"":_`L, y-' `''`pit.:'.9 Fi! i.:.. ►•'.tea;': :, aJ • pL i ,. a• '{1��, 'Y•i;w W 3ss.. L `- .!' : ,vJ.y� ',1" '\ .i�r,»,,•til,\... iP"jY' -...,_V:••E...f'`,MYL - .N,,,''' _ :••1 ,7�./'. _ 1, .,.,. - j).-,•... \.� .V.t_.:s n:1,•,•t'-•u,hy,:!•:i i.,-.y::.�: _ 'i'f ,r is r S'`i:,�. - {,�� .Otllfi \.,> .. '•t` i-.�.iia••':1 _ .:s, .. _ .......?4,:....c1.•,. .: ' ▪ \.,nt",�`�i 4y9.5!'i.1 ': i'Ji:'�•:'.17f.1...-:: •.::% Dakota County, MN � -"1-'',!7'''' iyax "r Ara+P'''� . ,-,-e-- t .g ' sl .�. + b a x an „^vA v s S x- p 1 �� kit � +M r 4 er 1 'r � do-.. - m !, .r/a��,,, Q9. 11.111 4 1 r e y -l� � 1 0 x - sae � :.t � • � � moi. F;M. ✓ Ar Fx +' iis I 1�..: l `A it tk, r ;'''' tti .i r7,4';;:,,,,qY£ tld+- 0eYr y i i E $ C Y S t 1 .l j yr lib - '4, y, .; ., , 'r.F�iff F June 8, 2017 1:1,200 0 55 110 220 ft r r f t I , J o 15 30 60 m Property Information Dakota County Disclaimer Map and parcel data are behaved to be accurate,but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal,survey,or for zoning verification. CITY OF 430 Third St, Farmington, MN 55024 FARMINCTON 652_28fl_6800 FarmingtonMN.gov TO: Planning Commission FROM: Tony Wippler, Planning Manager SUBJECT: Just For Kix Site Plan-4640 Knutsen Drive DATE: July 9, 2019 INTRODUCTION The applicant, ISG, Inc, has submitted a site plan for a proposed 11,250 square foot commercial building located south of the Farmington Family Clinic and McDonald's in the Spruce Street Commercial area. The subject property is addressed as 4640 Knutsen Drive(Exhibit A). The owner of the property is Clough Properties, LLC. DISCUSSION The property is zoned SSC (Spruce Street Commercial)and allows for a variety of uses such as retail, personal and professional services, personal health and beauty services, and restaurants. The Comprehensive Plan guides the property for commercial development. Site Plan Review According to the City Code, site plan review and approval by the Planning Commission is required for all commercial development. The Commission reviews general site design, including setbacks, access,parking, landscaping, and other potential impacts to surrounding properties. The applicant is proposing to construct a 11,250 square-foot building and provide up to three retail spaces in the development. The building will be home to Just For Kix Dance Studio. The dance studio will take one of the three spaces within the proposed building. The building is proposed at approximately 80 feet in width and 149 feet in length. The lot coverage for the building is 18.81%. There is no maximum lot coverage requirement within the Spruce Street Commercial zoning district. The setbacks for the building meet city requirements. Parking requirements include 1 parking space per 250 square feet of retail space. The total number of parking spaces required is 45. The total number of parking spaces proposed by the applicant is 73 including 3 handicap spaces, meeting the city's parking requirements. As shown in the attached sheet A2.1 (Exterior Elevations), the building will be covered with a mixture of stone, wood, tuffblock and metal. Also attached, is a colored rendering of the proposed building elevation. The proposed building will utilize rooftop mechanical units. The applicant has indicated that these units will be screened from view in accordance with Section 10-6-21(B)9 of the city code. As shown on the site plan, the access to the site will be from Knutsen Drive and will be to the west of the proposed building. Parking is located to west and south of the proposed building. A 5 foot wide sidewalk will be installed in the boulevard of Knutsen Drive for the entire width of the lot. This sidewalk will connect into a 6 foot wide sidewalk that surrounds the proposed building. A 10 foot wide by 20 foot long concrete pad will be installed near the southeastern corner of the proposed building adjacent to the parking lot. This is where the trash enclosure will be located for the site. Screening of waste removal areas is required and must consists of walls, fencing, dense planting, or any combination of these elements. Chainlink and slatted fencing are prohibited. The applicant will have to provided a plan acceptable to city staff for the screening of the trash enclosure. This will need to be a condition of approval. Staff has reviewed the landscape plan for the project and find it acceptable. A total of 6 overstory trees will be provided (mainly around the perimeter of the parking lot), and a total of 66 shrubs planted(around the perimeter of the building). The site plan shows a monument sign located near the northwest corner of the lot. The monument sign cannot exceed 200 square feet in size and 20 feet in height. The monument sign must be setback a minimum of 10 feet from all property lines. The proposed location of the monument sign on the site plan meets this requirement. The applicant must submit a sign plan for any wall signs to be placed on the building. The sign plan will need to address height, location, size, number, type, decorative theme, design, color and materials used for any proposed wall signs. Separate sign permits will be required for all exterior signage on site. The Engineering Department has reviewed the grading and utilities proposed for the site and has recommended approval of the site plan. ACTION REQUESTED Approve the Just For Kix site plan contingent upon the following: 1. The submission of an overall sign plan for building wall signage. 2. The submission and approval of a sign permit for any exterior signage to be placed on site. 3. The submission of a plan acceptable to city staff for the screening of the trash enclosure. 4. Submittal and approval of a building permit. ATTACHMENTS: Type Description D Backup Material Site Plan submittal o Backup Material Building elevations D Backup Material Building rendering N0113fl2I1SNO3 2JOd ION A21VNIINI-1131:1d NOII3f1211SNO3 21O3 ION J121VNIW113?Id ,_ 3atl3 x �C w W , , p s ��o` ' nLL :f a w W Q 4 I" f.$ g '< 4 J 'V+ yil dig 4 m 6 G H a o UU a e— b gi '0 MI5 € � 6bJ 2 fa o $N c � hg l '1:g.w€ °3 4 ^ z O ooog8N � gII- , G - i' pi < � 3f p = w • j �" u y gnw 22 K i -- rsa24H P g 64p14 p zW f ` ff € � ` n • � r1PA 0 `33 § n � a N .3 uoH o�w $ 10 . N° w„6 "em co ,'iso a9 mggg 52P2 §- r56 =• 6 �g �i ig" ggE W111 cE. w . m CA - FiJ, f ! F I2 V-w _ Fo_ g" J g E V)s 1 e, NNIN P U000000 0 hW . MEMNON tbm id Q OQ Id nP s C� g Z J W8va !7'-`1 t 1: ;t _ 'Z ww 4 Z y C7,n b'Ea Ed W C;) O 1 F 0 LU j • AKIN ROAD r' '--._. I . moi w sS Ut r DUSHANE PKWY o N F FO Or Z ' 1 pt•s t: 2 N U N Z 2 Z F . ,- tutu Y 2 P H LLQ U. W CO) . .... J ...« :. t� R t 1 A k __I 1 .,j I h o 1 W d Z o 3 LL H gJ N •* ti C) o k W x V> o —J re t;... ., O O W � " F LL = i1- Iii ce Q /i -3O N W L o o a�k e P, o c E u z.;9 a -II w S 1 i W;z r °w Ci D z J lij IIIIIYIIIIIIIIIIIII1 w c� I < 1 1 1 1 1 1 1 1 1 1 1 1 1 1 z' I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2 II I z w �ssgg � 8®#�y o0-0a®ao o I 1 . 1 . g .14. Lt w' II < ii ! 1li1111 ! ii ! i10 a ! II " IIIIIIIIIII II NOI19f1211SNOO 2IO I ION ANVNIIA1113Nd NOIIOf1211SNOO 2103_ON A21VNIINI132Id r ��r• .g s 3 �$§ 0 1 I Q II N .oa'= w LL y `a Q iu all' w € u) a G 0 iE ' 4Q - ,' !IAD yE� [1,-,:.i• ..,�. .. _ y F € "s I� g< x (ate, d� g f $g g 6r116 83 al F3 — F Y m - •g3 1 rc 'I ON # i• ii s� � � x W �a a w Sg IJJ 8 8 ss 2 _ U € g7 „!aQ m •zq� s{ amu, •-. 3 ° tea' �° o aa£• _ € -z g - $ $ �8 8 a n fes£ H", oSoF? `" ` • � 2 i �g .OF ''e as Z N Sf €I ;i z s N11 E a ; 2 I.s1 s I�I S ' 1 1 11 Igt #1 f l a e —11 a ' . �■=Til-ij 2 9 N 1 ?;.;11-31 m i - 11=11 o No 3 11= 1I- • 0: TT= IIIA iII E a �j III= z - `3 Ie.{ll—III:le IIIE8g =fi i 0¢z HIE g I,,I 1 I.,I I = r II x 1! ,I1= W 1 € =Iii:ig Z W oL riZ 2111 g l 86 It r.E= ! iii 6 i z -4 18 [12'-' mmm v,E m n i 1 >a;_ o Ifl :, , IliE11 2/l E, .2/1 0, .2/l 6 J z g e`6° ® :%is 9 NOILOf1211SNOO 210A ION A21VNIW1732Id NO113f1211SNO3 NOA ION A2iVNIWI132id s g s �C z H r �o `s IL ¢o w oEl r a N P`s, "fig F i a'" e W 0 . • vl ciii8M M8,3g N i- H w33 CI w ' 2.11'M- 1 4 =t� 5 1 spa 1m . 3- JOE- j ;I !1i' Ld i��ii.v �arMIYArt4Uar� �� _ w a j ' M. o $e BS.i�P ffib0 F N 9f u g 6 25,zi&'2f.„ ,hi'el 1'Ii ?Y E I 111 5g.i 0 c 1 3 iii illl 00 sii!Iiiiio.1 lIIu1� en mi 1 o G e s •7 si1!4 . i IVw 1U -1 01411 GEoai $ 'll 0 \ rilMEMMIMEMBE19 .,iI ZOO O O Cg ` I' k imus masEs/ ii IN 11 5',®� : € .1 0 3 III \ 1 [� 8 '44 - m F 2 CC Q i0"' w Z i Y g 2 g HOd $ ¢ m 8 I— z s gP IA 11111 1 o 011z 0 Iii ° b g , "...mil l j w © a U. `- ��� WEic J l ensure �� g .(,3j" g ; pa ® �e 11 11 i 13 iii z ti) ., [ •YL ' '" ~ig 55 2' .o-'1 2 2 z ff O 1 g 11 ��\v�\\\, c Z o w 8 u � ' 1 OZmg oti)iiiii z w c'1 , see,< U 3 �z g •R A r Z < aW Z¢ F p o I - g2 m $` O� 'I 1 h ~ g¢ 6.1 U� p 1 3_ 1 c0 Z c0O \�\\��o��p��o�:n�,\���\�C\i��' O g 2,(7)g e il O MO k O §�� Z O O NOIl3f121ISNOO 210A ION AIVNIW17321d NOII3f1211SNOO 2104 ION A21VNIINI'l32Id a4 z • tlo k z d 0 og a 4 g oC ws R p.1 Zp W J r & o b1 dSai 2312 r g W €m� 3 °= o c 0 Fg kgs§ilgi N ,:;?,13 tj W 1.11a -- = 1 0 „ W k S'g55z t , g g s g a i R - g 1a w 1 g 1 Yg; <, i'Xgk u 1 o ii 1 1 $ t �� IR I IEligig o N ge g gllg 1 iI gff f?' . .. o ® '\ \ X11! I P III i qigP ,Ds $ I / 1m 1\�H Vi— — / 7-/// d •�— \ // / �� \ // / - S....,., ,,/ /,//-- — 11j � \ //?.[ / _ _ i�I � ....�. 9c -V's-V's/ / '! % / � • i / // / _I 1��0000/ / / _ 010101106•••••••••••••••••••••. •..•.•.•..•.•..• •/.••.• - // ( / •••..•.•.•••.....••.•••..•i /// // ), " ••❖❖❖4••❖44❖❖❖❖4•• / /// / i \ •• . . . ,• . . • • . •. 0000 0.00 / '/ i 'kr 000 00.0 0000 000 i0.0 /,/ ( 0000- 10101110 ••. 4101110 SOO , */ �/ F / 000:..0 z 00/, / /// / /// -1 011100 SIM 'z 0000••• H 00j0j0j / / / . // /9 // / i ''". t 000 0i . 0.❖• /�/// i I , n ❖❖.0000...0000 a 000 0000/ ... I /I/I I I.I / \ s ' iiia •�•�•�• /( / i _...__._ 000 00.0 { 11' a 0000 ••0 1 1 1 1 1 / t;: `I .•0.0•...•••.... ..•.....••0.0.0II • 1 l .....••. .•.•...••..••.... 1 I 1 I �NQ _ �eirip••00••••i••❖i'•'•••••❖.••••••••❖i•••. ii,..t• 1 l'.1 i 1 - " ' / -,' 5 e3� / v i.J V // / ( Y _---- / _ / 0000 0000. t 0000.. —_-----. � 0000. - — __- -_..__- — / \ / \ NOI13f12ILSNO3 2IOI _ON A2IVNIW11321d NOII3f1211SNO3 2IOi ION AAiVNIWI-13Nd ` •� ®32Y ao 2111 c SS F• 0 0'1 < 8 w: OE, d 9 1 s 4 1 a R mit §ri g g "i X 1111 1 1 I 1 Huh i " i a gal Rii- R b ii1_ 11„..1 1 I Q 1 E" 1 I.'jIiIi e 1 to rQ.? 115 6 a �i 1•1 yY. l 1 i !IY i 1 €I k1 Vii: 91€ a pp 4I' r is19 11 .l'1 4 11` 141/1/1 1$1 1€ Q 11° ' ` 1 !� a i1 i 1s� � y11 1 € 1in1 64!�� ip� 1 4 Iii y!! 1■l :!i 1eE ta1 1°11 6 "!8 r 14 i1i ;,III ,!s 11I rke 8� 1 `� @I ��� VI €�€`� 1111A1111ieeya 5;��ig��ippppyykB {a�1all yl E rjli ° ..! lila11111 1 1 ° y ' :i�jk lir li G4 I1I , !'� R €111"1 + € p`1T.gi Y 1- i Ra: 6 e C `Ya•pYill i.6ia i. 51 a ' i"`P1 1 P .Ii 1 a i1.11$I i igla 11'.bl i sl €Wipl `ii',1 icy @i ■: 1 II1151 1 IN:11 qQ eii1 9� ill h �� a 1' 1slF1 di @j alfa ;ill dlil1Fi1113111 rice a!i I1s1t1 1.:1 ..° ° 1111 IC. € 1 E 1r! 33" e■ s INV R ae !ill Q o a° '1!4 1 7 E! s ■ 1 ' € 1rlQ ' a a`Y 3 e 1 1 i € i 1• . gEi !��' ! i i E� i gig g l 911'°I l 7 I oe .e. i6 /1R I i & 111y i ill QI! 611 I a 1i iei[R 11 11 bNM!111 1'II A' O 1 lid l 110 a " 1111€lI1gi 1 R P a 'id 11 k • 41 111 „R a 9R 10 ka a ilia i! j '111 k 181.11 a11 1 I iirY 3- i . R R s ■ i ■a 1 e 4■! S . l 1-k i I. 4 1Ry- 1 I1 515 I111aae !E� i' P�lp5311 16��� a ai � ��1��� 1" l� p�y 1 �_�� $ �j ii 1 ���.i � � �� 1� k ■1E ' 4!41•!1 1 , ki I =1 i ! II 1111 ii.a iiiiii i 1 Ir !■lk fI`1 11!1! 1a1O1' 1 I11 H :Eir;. '16i p1 li IT ;111 i1 R 1 g [ 1l m1 ie I31 iti, 91 ii.ig i a 1 it illi .[ ii !11j r't IIII a{ r. i s 11 ki E i 141Eii iii! I ti )1' ! i1a 11 15 !r R 11 1I i1 1Ii 1Y1 I;1 1 ti ei i1 11 je ■ '��1y1d I d4 Rc 1 � g�i ' I Illit , 1i ! !i1 - r I l.: 9 i 1 111 .11 1 ill: el 141; • IEi Ili l' 11:4 I 1 -! 3■ Y4 g3i I 11 i 4i! IR �j R 1 e. G 5 r e Y . y G!■ge Y R i a s R a' I ii"it _, iy €1 Sp 3r 4y i i PI °. 4 . €,l I -sii1 is ,Il.;9@121 l illi! nob Nig t'¢til li 'i _ !i 1 11111 lo 1 . .,Q1516 E EeR1 t 1 .1 c a R1 q 1 I RIIfe ' lel �! .`1 - rn ! k IIiE1 *1 i 0 i a 1 b II 1 111 ■ e1. ilii' Ipi ill e1 i r.(( Q a1 Ri� 1iY1+le� €1`�E�e � � ti' 1 r 411 e.R. .!' .�ri R a 1 e■� i3 -. III g��, ill 3■ a 11�� r Ise 4�i�1 � Mil ( .R t Mil! 1 '� 11 1Y i 1111 l ®i R ■ !.iii+ l' er +41 3. 1 ■1 1110 -! � Q4 1 �8 €111 k � � t all �1 �� � a�ell �° €1 R °1 �' Ra �Ii 3. Qi iiia 1 MI : 1 �l 1 l I .RR 11 Q R 311 @ 431 I. I I R !1l l: 11 PI! 1 ;n 1Rs�1111 � 1,1h a!= r� 111 lli yi 1 iia 1' G , 1 5 [jev('1¢ Rl� a ��� �1`a 1 :�e�p��ii e I ' l R11p 1 $ E9a411 i-l1 i1 gal lie 1; .1 ! i1 ik l ii1/i 1 a e r511§il dada i s lC 1 ! �� - 1aQ1! i�i Ri .1°�a� ! l=���1�s� 3R1�1r i I1 i r � r° � �[� 11 � 1d 7 . 1I � � s 1El.eb11114.Ip Ia1Rl' ill ii,!eQ a"i 1 @1li � t� �Q 11Iia1AIl 1p1§115f11y` 1111il� 1ll 1 i 1 :tt!!€ 3 r�194 9• aiRi ill 111111414 III111111 cllei111i1 �Qi.rl■ i11��1..�1°i¢. �� ,1�1�F���11i a°��all; ar 1�1��: .,I ! _ , , a € ° 1 1 0. ' M I !1 'i y 3iR/ !11 1 1`0 I ani 1!' li 1 b1 ; II yi P i I C 1 lis Q MIT € 1 i 1 ! fill I laE1 ' NI iiiiii s ;1418 air ill 1 I€''eplIlli 3 i li k ,q 1i i 1 ilii FS'lr ii lihp 1 i1 .F R 9 bili1 3 e 11 i i ei i � Ri�9 !� ��l9 E` Q� ll 1 �ii! 'ill €I�1e 'I �ie 1i Rr1 �1 Q �i 'I 11� �� i1 1 11'.ih . � 1 .. 1 14 i =.;i1 ii � I�jI4 -0 # i k li. !illi ii a 11 a !2°' B iY �iii@ i1i i i ii g •Y i � I G a! ill H!i F� . ��} i 1 s1l lii a 1 h �; ill1111.1 i1 i! 1€ @@iiia 1/ i1 :k R1'il•11 e R ;eF€i ! 1111 11110 h _ i 3� i�1gR�GiE R7 .iI i1 I 3 1 1 1 .1 1 g" i 4i F.9 i. i!„ S1i6 it i , . Tum 1,1! 11 !1 rS § � � E ��l�gk �I !dill � i�kk���11 ill �� '�' �€mum ill E�i it,11p 1� Y _ rill E 'ilei' a er€ill` i 1111 r1'l f13!E' ii 1 of i a'. iii 1 1,ii 1. ii J, 1 141 rii 141 1 Q1: a11°zili E E la4a tai i i i a- 1la t 1 � ` i 14� 411 a�■ Ipirl' i1� l 11i1 4Ile�a � G Q111:1 ' I `Mali aI li ig 1 Eliifi a 1111 ;�;1i =1l151 1;I ]�:r '� a El S � 1 .rp3 p41I`'11 rei 11.1 ga i lel i 111111.11111 1 11 al 1l P111 1 D. ill 1 . . 1 ll.. ie l 11 ii 9 I . eal d 1l ge -r i1i11e�1i 1e i of Iii 1 ! r1 s ilii a RkRi ' giaei p ea IP j iQse 3 1 1I a 1 :f fp 1 1l=! i py4ll 134 5 . 1111 I 11 11111ik Pi 111 ` lei! l i1 i 1 e!l 31 ai ill 1 a bi!1H E!a4 I 11 II i 11 l■ g liilg 6 1 I 1 ill 1 gg E Alin I! _1 I 1, 41 1E I ip�Eie�i 911. 1C Iii. e 1li.R1 ! 1. 1I la � ' ' 1114 5Y7p�1 / 151 Its ilk 1 111§1 ea 1'i 0`1 E ' 1 I R1i°1 ° Q a g c s p l •1111111; i3 ' i a r a 1 1 644 f; a �r1O1 .11.. ph P'Illi i i 5 1 ;• 1 ! 191R I 11 Iy•i 111; ;11i 1I flip 11 a 1 l c r" E dale 115111110111141 Ya ,. r E '1111 y 1•k 41 e3 ii 1 II al!i M In lL 1 JJJi rli i! pi $11111, 111; , F•11 1 tt Y i1Yi: a1 1 i - a 1 1'11 z I 1 ` I . �s1 ( 1l � � ,�� F` � ;� its::11� !�� ��1 �at�Rh lig. �! 1Y1�i @ Y t a 1 11 i 111€1 %PrA 1'1111 s , R 11 1 ti 1ibilli 1101 16 lit I°k�jil 1 1l•.Gti 1411 ill D ; i hid!1 I ilei i 6 1 R/gs1 1 - 'C" r 401 yeti l ldi is !i i itplia 7 4' 1 I a r 41 IT l k i7Il 1l 1C ,eERii.iii 1 lila 1 l' /11 ,ii 1/4 H i% 111 Yl 1114`!pE.1i�`1 �il. 2 i I Q 10! 4181 rel 111!11 it i 1Y 11@1 1 11;1 ' '" L' i ': j 111111 by1�!; -1 oil Qi 111 I Iii! 15 " ° r '11 1;`1 ° R'i '1111§-'i1 1 . `ie .1;11111 Q Iq ig ' E 1 i ig E 1 �1 �• �1 11 9 � �91 e1�1 1a Yl�€ a ii € 9� i 1 k-f1 Q til-1 1 1i eL � a °11��' pi' i 11 -, 1411lII ig 1 1 1141 1 1Q 1 ' i1' ! 1�ti/E110 riBil i 11� 14111 i i€i/1E 3@k yid i al I t F, 11 si!p1 1111. 1 �i+11 . 4, i! rc 5 y G 7g i 412 {1 g a p1.6 1 iQ pk ill G-# !!bbp gib e ,� ill 1 1-3. to 1 ti i s £1141 lei 611114 111111111! 1 14 -1-v 1 I:r;'I , F ,s,: 7 ieON Ef 1l dill 111@ �1 1 Ii 1i !i1 1 NOI13f1211SNOO 210d ION A21VNIINI132Id NO11011211SNO0 21Od ION A2IVNIIN11321d �gi€ 2 2 C tr o a F 14: 11- • \ 3z<s aha a o x el _ a W p T F al If. en g m a a W E- tIliiiii 045 .. '2 , m =15 21 E 3 H Uli vi . ii.„ i, :_I I AI' #a , mit! t s TI t1.- 114'11.1 ,i:li # 1 $ o nth �4i it ,s i ;�,.# 411A ! Iii z ' Ili i O - z ik i##11!liii v. 11 `Iii =lr 31 t .' f R i-, i R ill i g s i oa a gr, 1 g i a 0�iSli��i•�iiE�i•I•• a "� E E 1 � :;,III I O 5 •T••••1•►o••r•21• . j•. o = LLg , N q ww ••f••j�f••l� F••Ateitdeilefitorii• d. El.. Z0 111 i fl:SI i H jL .:. IZ: ; •„ ;:"E : g , ry ^ ; gy=m p t i 1 //� ),(N) �� VY g $ g [CI g g :law $ P G fl a le ¢ e a I3 !J1t! II1 ; L! .. i¢ G e / ,� 1's I. g°1 ::IE: Z 2\`\ , II 11- Ii As DI 1 V r ! '41.101111"/ y a vi 11 p q v, hi2 N I" (g j e z pg IN z w o � gg z 1 ..---A.: \, o sryaz_ 110,, y, °i4i Ln 25 w f. 1.�� 5 fft �?°,! goo y e ,,, 2 ' g ¢ c NOI1OfRI1SNOO 210a ION A21VNIW17]2Id NOIl3f1211SNOO 2101 ION A21VNIW11321d T. Ria ° Y ~ a O Y . g,„ igea 4 €o„ cc 2 ... ..4 r o gw3 yO, `� d Vii s 1 Z a r. o 3 oeg5 a LL $� W eg tlA MA € 3 fr o tl . 1 2 g f v i a S tiJ a it ii M R 9 - w � L \g H gIN ,g$$ I / §§ 1\ rl ISI oy== - I \'I J / / _-'/// ______ 'I— -- ______ ___ ___, 10, /77,///z---------— '''" ill —1— ---_------ \ ////// //� /-i ///////// ,/ --- �— / /// / I / x� /// / // // C'1 g //�/// / / // / I a i 1°;// / ,/ I II/II ® 1 / 1 I I I i I I/// / \ 1 / I 111 1 1 I J I 1 11111\I\I `\(/ I I .......-1.-- ____ I I I \\ `I I � 1 I I 74r4Nrer P 1 \ ; I ) I 1i 11 / / / 88 \s- d J/ I 1 / ' / / g --Is,. I OE I ti' _—%-! s a / ata I - -''� ---/ 821E I i 1 —_=':..,--a.' <'}I i-« ' -OJ 22=2IL77lIlUIJId a y I s l -'t"-- -— y l 9 I —- HAIYCI ;Al-ssn\r3r 1 —�-- -- NO11Of1211SNO3 NOAI ION AWNIWf3?Jd NO11OfR1ISNO3 2IO I ION A21VNIIIJfl321d ri ag & x a z V 4P ..,, sit- ' _= H W 'i3 § gig , O P s z 1 m 1 Li = mLL gt a gii ff a a'ig S a € 0 a hilt t!s-, d3'1 R go $ VS s$$ woii ---- '1 — - - ........ z_. ® _ .•.•....•.,,�. pi ® + .....�.�.�.;.,. .......................... 11 / + p z , 5 ® 1 •%*.f.••j.❖.•.j•...........6•.•.•...•.•••••••.,. PI ... ..? g //. + 'fi ®-��\ "tea I •❖,•• •,•••,• q i I r I %I's° .❖.•. „,1 g •iiia s�i�•i i *SHOO <w %%%? nn ¢w ... p/ + / / ❖ ❖• / . ® I .❖ . . - 11•1111 SIPS* i 13i. V 7 — B I ••••• �•�,�•� Ha I ........N. ...•....a..•.••••. b 1 et I .. ..... .....•....••.' • I w 14 i -O I ,ii p,3-1. �1 ga 1 .31 ;2 m 11 L4L _ _ tt +� _ _� 1 l.11 kI I 111111171 I liiI I k11J •I I IE1 J 0 'A.y , anzxQ E. 1\rasznArx f =s 06 'a Fe . NOI13f1211SNO3 210A ION ANVNIWI1321d NOII3l211SN03 2104 ION A21VNIW11321d TE r•q 11 q, : <p gw IOL d d i i `aci. elf' !$$,V, 3Pf a 3 5 9 o 9 r v S 9 1 qqg RI ,6Y U 3 Empi� jw<I s�ggus gaogceo _ • 1 .22y O m E h a. €� �. g ••••• •••••••••• 000.0•••• E 100i0iii••0ii 0.00000 pi i •••ii NOI13f1211SNOO 210AI ION A21VNIW11321d NOI13f1211SNO3 2104 ION A21b�NIW1-1321d s? ' 1 xJ 1 g �W` € E mF- o Y G � gQ N 4 W il 131111g ' 45 G O 2 ,L' 1a CC _,gEy 3 pY ! a o=0 3 5 g :6 CalLuI ;! E = s \. \, 51 � CD I ‘,58 I I /_ , §a \1 H III ''''i= I 1 -®- fir./-— -- a LT,(:----_,-,.---, ---- --::,.. ..,--.)_,. --,,-E,` � ar/ / ( i'/,////i/ / a 0 I/ // / ''4 coo ////�/ - mc I I � z / /// / / I �Pow l i ///// I I I I il o� Y ' jIIir I/ I I ( C x 1 iI I j e l / \I x�- a . i �m� T aryl g; II F m �o p X3.1 fir ,, i II 113''8 � ' .m. 3 8 ) 1 � 2 1.4, ,,,... __. :,,,,,.. ---', , ,i PxII I I / -/ J1I/ / l i._. !! _ / I j — /I / c / 0 . i '/ \ -------—— anlxQ .�assnvzL x; ?,'ii EiyN g>:- f13 NOI13f1NISNOO 2:10A1 ION ANVNIINI1BIld NOI13f12i1SNO3 210.E ION A NINIIN17321d - z s :1 z kgp °w a s z o z O ` / <p a .fid IOL o1 d Nit 1 J F"1 o-m i - w C Y! In d =mom W=a U) m m 1 H gg mo a -) c2 LI aI€_l3g Nz EINP, S gki 1 i 3 LLogaS P R §co m m g$ °u o 0 o to g 3 w i [oN L.5g 536666 3l2 L - 0 R r N i 6 �g_ S m a oc2 i g, g " 1. 2ffi .S; 8 N a -. m 3 < S nm 'e < = S $ PM I ,tE ! i .., z n5 9 .9 m " EL U m Pig w� m "$ m 1! na i 45 i .- n y Z X Wi§5 gr,,, 5'$ �,nd M $ E= . e` b= gz se 2 $ g a ni q-s owe m wa 1l €i 1i s ii ii 9l N S W Eli; 6 7 w o e r o m _ _ m n o 1 w w m e ,t' /I y S , 0 � 0 0 0 0 0 0 ".� 1 z m O O: �gg€$5;,: • I g 4 • il i/11 I, i 1�M! 4 '4� S E m � 1i�i/ri�il iEliUiiib! , - ti 414 4 hay, 4 ,+�+a. ( v. ,0 ohs,. i;;,1 STI '., .€<f M o o ' , � 8 1,;4150o ce w € e LIJC' c 40'0 r t Y rc l oZ€�V4542, .1.--n ,h f;� .P o- `•` i fie. • ', ,�, i it q� 4S r,8;r Deb ..,.--..;;;z‘;-,,'. 9 - a i I�4 `S €•`;a3 ,- d 5 4: i2'�o -+b S 6.,Al, I _. % _ F t„41.1..0•4A41 /?'"L''''''44/4g ...G0000 �COOOo.1000000006 ::::* ?' .._ ,w, _. .__. —— --� --. :a �'� 3� 1�x`f'4 S.Fr.�#,r.�.���.F?''d�.„s��,�ii _.H w. �'''-,-Z.,,,_°� � - eMIMMIIIII �'ae:azsxa rx ,e .. a L anrxQ ;ter S1I1AIX NO113f1211SNOO 210J ION A IVNIWil3tld NOII3fl?IISNO3110A ION ANVNIIN1l321d -N;— R 'ffa'g g g Via„, ¢ z Q N < a3a a =p ? NWJWH Vi e¢ 03 a ps 'i ,g,OL'2A t _mph a . 4 E a E uooEs l g i i _ P .oa �_ y Wow U rco= ..21 hl ZW y OI =$F' ��W PS'il P Wg5T z0 � S ° ua o800 �LL Sm ow o ac1ow a t, Ro k VI" Sa v<?o io = og p of w 2. 21 2L1 '�`� on �o ow'i S a =pqp rig w < • 2 w� .-7 Ee412 n rig oa a a =';o, woo oF, maw° ii! oFawxo how w ay nni! m`rw "� P10 a' gg000a o = f� m'��a Sw aad.2so wa w= ` °ww° 6w�3 u¢w .o m ow pzta co yo < °aa� So o022a6ZN 0� Lw j�°ao a5 Wm, tW= a°251u' `gr tEaaZ~ " nEHsog ii .fi o EF "o wo 'Ag. - z B ii8P ! po 5wsPinl gi° ir Z Wswo mVa <ogbl§-pmgo = aaAmoa =B0MOa !PtN U waogin °ww'sae"fiown° m mli¢wagoPOzA; axw 5 oy5 <rD2T,ii 41i A_ ig.g o -, 'ode e ' 'Mg lPi ! 1!10 l �5a g Ew - o a `qg Lod o : s pis Vm€ 3agsa � ' 8 £ g y �IE1 awl kik!E!J. 3 it< g w g0 g9 kzw m' 9 ill 26tg gg S g i rot Ee 5 1 gE 8 ERE i an 1 . '' 8R8?' gg 5" g P. r al; g IMO g <dd5o irig'1 g ih yM g.4c4 g s gE 4 4 $ 0 8 w .1 ."ii s Q u n • in.nL � Z ,!;‘,.."1,11/ �� 8 C7 uin � i �u g ,M! ? yin W kw z /%' -lig!• z a = a d �nui Duni mi Q a0 cc/32 riff _ Pe W Ww nnnn un=n= Zw • n=n � t� . nunnu��ni iT it-. .8 ti4o 0h u d g w . . g g 0 ,h0 I og 0 O M NOI1OI1211SNOO 2IOd ION A2IVNIIN113Nd NOI1Of1NISNO3 21Od ION AWNIINl132id Egs 1 s �C m s P O oQa o s =ww °C w€ r F ' en 2 with:S p w $ NNE .7 4 w 2 ~ g a: l il 7ga g 4 i 1 r l tl i 1. J ,' " V i i t W i lit x 'z N4: N§ ggQ w �< �� o §ai NA: oto: 9 i ., , II2J p °'1 = ym c--4.i v it! 11 M � yq@ 6 $ $ Q 14 .1 , I 4 o - 4. s i 1.10211LL.o-,¢ A-a n g g 6 yg, 1' IQ �1i �yy p 3i 6cc 623 E = P i Sa s AI i f e S FI= 8 . C .. / 1 • /. / ....m._ __,,-. , .\'. ,Ores•••••••• a - • • • • • • • • "•�,�T 1 • ei'iiaiAtigiiitioieVe.iio%ii is . , >,, :J- I ••i��I .. WNW •0s. / 000 •••• V•110 004 WOO IMMO 041* / e ,®•i•, •iii• 000 / - \ / i •*•• *****WO •e• ire** IMO 1 :1C•••• ••e•••• . . , .I •••••••••••••••••••••••• . / m N b ,I. -0 '�4•••••••••••••••••••••••••e • > , I 4I••• ••••••••••••••••••••• lam . l V =LLQ { . . . . 1- . . .' ' ' ' ./ , s ;- HA INC, A1.7s.ZnAl eb azoan=�I NOISI�IO lb'NN19311H021V SNOI1VA313 21OI131X3 ^ r' mvOl>,ni>0uom.AU N O I l O fl tl 1 S N O O u m pSyrseuulWWSW15.41OSmq 6ZS8-6Z8-8LZ3NONO3E9-EC-El LZ d /�'� NOlONIVJ IYJ w M N ...pun .,rIP.d.dI le.nue 1.0b99NW9CL1 /D -- 10 j u...pun P. !,P.s.ioe I . elle.aer.� ICC 9NW083NIVL1 �J ¢o 0: 4e.a10'uo9vyae.Sugtl.411.4141.”.1...1 l —XIN �10� isnr d Z O` . ■ U 112 Ma 1 111111 AAdi ...._; LL a (III Cl) ' "1 0 ! ' 4'I 5€ m z .! _.._.1 IVEIMERRigien , O ss {L 01011 I J t I'i a iRr o f;,7� r t_. .. '!. IIS 1 } (""" 0 1Z { — 111 11111111 f I „ • MI I , I, I IV IIII II C I f I I , 14 ,, 4 0 I .' IJJ - �— 2 SC x.111 11,1(,1 wS I gE CID AC 4 .. _--. 111. } l ; 11111 ;; ,,,4`,, ! „; 7 --11 1_ lin 1;, 111'1'{ 11� ' I L_: ..:: { 11 ;,; ` : el I .11 III 111 11111111 my, } 1111 1111', — II I I I I I I I I II},1 IIIIII1111 14 I - I ) ',I iI I Tp_ ` 111 w p Ll I . FI. .471. r,, QFa }-� 11 No wm 1 III+I 1 = 0 ©® e 46 '.v.,..4...i' ,4.',...,,, .. %, Hi s 8< 1 41111. (ate 1 tifill.i r;>; I.:, .A. I ,'LY 3 d til k A.a. C _:.q; 1 , $ '1 >w. JIM U.„. : °x1_ 4Li U Cr II Z