The URL can be used to link to this page

Home My WebLink About2/12/08 City of Farmington 325 Oak Street Farmington, MN 55024 . 3. . . AGENDA PLANNING COMMISSION February 12, 2008 7:00 P.M. CITY COUNCIL CHAMBERS 1. CALL TO ORDER 2. ELECTION OF OFFICERS AND APPOINTMENTS TO COMMITTEES 3. APPROVAL OF MINUTES a) January 8, 2008 b) January 15, 2008 PUBLIC HEARINGS A Proud Past - A Promising Future Committed to Providing High Quality, Timely and Responsive Service to All Of Our Customers a) Fairhill Comprehensive Plan Amendment, PUD, and Preliminary Plat - Con't Applicant: Newland Communities 4. DISCUSSION a) Allina Medical Clinic Site Plan b) Anna's Bananas Daycare Sketch Plan c) Discuss 2030 Comprehensive Thoroughfare Plan \ 5. ADJOURN . . . City of Farmington 325 Oak Street Farmington, Minnesota 651.463.7111 . Fax 651.463.2591 www.ci.farmington.mn.us TO: Planning Commission FROM: Lee Smick, AICP ..PV City Planner ~ RE: Rescheduled Public Hearing Notices DATE: February l2, 2008 Six public hearings were scheduled for the February l2, 2008 Planning Commission meeting. On January 28, 2008, staff sent the required hearing notices to the Farmington Independent for publication in the January 3l, 2008 addition of the newspaper. However, the notices were not published. The notices will be published in the February l4, 2008 addition for the February 26, 2008 Special Planning Commission meeting. Audience members may provide testimony or submit written material at the February l2, 2008 Planning Commission meeting regarding the public hearings if they cannot attend the February 26, 2008 Special Planning Commission meeting. That testimony will be inserted into the public record on February 26,2008. Respectfully Submitted, ~~ Lee Smick, AICP City Planner . . . City of Farmington 325 Oak Street Farmington, Minnesota 651.463.7111 . Fax 651.463.2591 www.ci.farmington.mn.us TO: Planning Commission Tony Wippler, Assistant City Planner c%&:' Site Plan Review - Allina Medical Office FROM: SUBJECT: DATE: February 12,2007 INTRODUCTION The applicant, Allina Medical Clinic, has submitted a Site Plan for a proposed 13,468 square foot clinic to be located at the intersection of Trunk Highway 3 and 213th Street in Farmington. The proposed Site Plan is depicted on sheet A2 of the attachment. DISCUSSION The proposed clinic is to be located at the northeast intersection of Trunk Highway 3 and 213th Street. The property is legally described as Lot 1, Block 1, Glenview Commercial Addition and was platted in 2003 (Exhibit A). The subject property is zoned B-1 (Highway Business), and a clinic is a permitted use in that zone. 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 site plan allows the Commission the opportunity to review general site design, including setbacks, access, parking, landscaping, and other potential impacts to surrounding properties. The applicant proposes to construct a single-story 13,468 square foot medical clinic, with the possibility of a future expansion area on the north side of the proposed building consisting of 5,000 additional square feet. The building is proposed to be 125 feet length and 118 feet in width at its widest points. The clinic facility will consist of23 exam rooms (please see Building Construction Plan on sheet A3). As shown on the Site Plan (sheet A2), the applicant has future plans on splitting off the northern portion of the existing lot to create a second buildable commercial site. This would require a waiver of plat (lot split) for the property (at a later date) if or when the proposed second site is to be developed. The entire site encompasses 3.61 acres. The "future site" to the north of the proposed building is anticipated to be 58,171 square feet in size or 1.36 acres after a lot split. The lot coverage (building coverage only) upon completion of the initial phase will be approximately 8.56% and 11.74% with the completion of the future expansion area. These percentages take into account the entire property (3.61 acres) as the property is not currently being proposed to be split. The lot coverage for this development after the proposed split (2.25 acres) would be 13.73% and 18.83% with the future expansion area included. The B-1 zoning district allows for a building coverage of 25%. . . . The proposed location of the building meets all the setback requirements within the B-1 zoning district. The required setbacks are as follows: Required Setback Proposed Setback (Approx.) From 9th Street: 30 feet From 213th Street: 30 feet From Highway 3: 50 feet From North Property Line: 10 feet From 9th Street: 32 feet, 6 inches From 213th Street: 139 feet From Highway 3: 85 feet From Northern Property Line: *w/o waiver: 303 feet not including expansion area; and 262 feet with the expansion area *w/waiver of plat: 56 feet not including expansion area; and 15 feet with the expansion area Proposed Use A clinic is listed as a permitted use within the B-1 zoning district requirements. It is proposed that the clinic will staff 9 physicians and employ 20 support positions. Transportation/Parking One access/curb opening to the site is being proposed. Site access will come from 9th Street. The City's transportation engineer has reviewed this proposal and is comfortable with the design and location of the proposed access. The access is located 140 feet north of 213 th Street. The parking lot will be located on the western and southern sides of the parcel adjacent to the right-of-ways for TH 3 and 213th Street. A total of 85 parking stalls are shown on the site plan. Section 10-6-4 of the City Code requires 5 off-street parking stalls be provided for every doctor plus 1 per additional employee for a clinic use. The staffing counts provided by Allina Clinic at this time are 9 doctors and 20 support personnel, thereby requiring a total of 65 off-street parking stalls. The applicant has met the off-street parking requirements. Included in the 85 parking stalls provided are 4 handicapped stalls. The site plan shows a five (5') foot wide bituminous trail on the east side of the property adjacent to 9th Street as well as an eight (8') foot wide bituminous trail on the south side of the property adjacent to the ROW of213th Street. Randy Distad, Parks and Recreation Director, has reviewed the Site Plan regarding trails and sidewalks. The eight (8') foot wide bituminous trail along 213th Street is consistent with the City's Existing Parks, Trails and Sidewalks Plan. In reference to the trail shown along 9th Street, Mr. Distad has indicated that this would be acceptable; however, if it were to remain a bituminous trail he would require it to be eight (8') feet in width instead offive feet as shown. If the applicant wishes to keep the walkway along 9th Street at a five (5') foot width, it will be required to be constructed as a concrete sidewalk. Solid Waste The applicant has identified a location for a trash enclosure in the southeast comer of the parking lot along the ROW of 213th Street. Benno Klotz, Solid Waste Supervisor, has reviewed the trash enclosure location and has determined that the location is acceptable. The trash enclosure will be constructed of brick and stucco and will have 2 five (5') foot high double swing cedar doors. . . . Building Elevations Attached on sheet A4 are the proposed building elevations for the clinic to be constructed. In addition, I have attached a color rendering for your review (Exhibit B). The building materials will largely consist of brick veneer and stucco. It should be noted that all roof-top mounted equipment for this building will be screened with a parapet wall in accordance with Section 10-6-9(D) of the City Code. Engineering/Utilities The City's Engineering Department has reviewed the Grading, Drainage and Erosion Control Plan as well as the Utility and Paving Plan. These plans are depicted on sheets C 1 and C2, respectively. The Engineering Department has provided the developer with a review letter, dated February 7, 2008 and have recommended approval of the site plan contingent upon satisfaction of engineering comments. As noted on the attached Glenview Commercial Addition plat (Exhibit A), there is a twenty (20') foot wide drainage and utility easement that extends into a portion of the parking lot. This easement is for an existing water main and temporary hydrant that is located on the western side of the property. The applicant is proposing to relocate the hydrant approximately eighty (80') feet south onto a parking island. The applicant will have to relocate the proposed hydrant or add an additional hydrant in order to maintain a 150' radius coverage for external fire protection per the engineering review. Water service will be provided from the existing line located to the west of the proposed building. The Engineering Department is requiring that the existing water service on the west side of the property be extended to connect with the water main that is currently within 213th Street right-of-way to provide a loop for the water system. This would prevent the water in the line from becoming stagnant. The applicant is proposing extending the water main along the western and southern portion of the parcel within an existing 10' drainage and utility easement. It would be beneficial to move the proposed water main closer to the right-of-way line of TH 3. By doing this it would potentially accomplish two things. First, additional easement may not be required. The City typically requires a minimum twenty (20') foot easement for water mains (10' on either side of center of pipe) and by moving the line adjacent to or on the property line adequate space would be provided if work needed to be done on the water line. However, a permit would likely be required from MNDot in order to work within their right-of-way. Secondly, this would eliminate the landscaping conflict mentioned in the Landscape Plan section below by moving the water line from being directly underneath any trees to be planted as shown on the Landscape Plan. Sanitary sewer is provided from an existing stub in 213th Street. On site ponding will not be required for this development as an existing pond located to the east of this site was designed and built to handle the storm water run-off generated from this site. Storm sewer will be installed to transfer runoff from this site to the aforementioned pond. There is an existing overhead powerline that bi-sects the lot (approximately at the location of the proposed building) west to east to service the Glenview Townhomes. The applicant is proposing to remove and relocate these lines underground. The applicant's contractor will have to coordinate that effort with Xeel Energy. . . . Sign age The applicant has provided preliminary specifications on monument signage with the Site Plan (sheet AI). Two monument signs are being proposed for this site. The first monument sign is proposed to be located near the intersection of TH 3 and 213th Street. This sign is shown as 9' - 8" high and approximately 90 square feet in size. This site, being a comer lot, is allowed a second monument sign provided such sign does not exceed six (6') feet in height and 60 square feet in size. The applicant is proposing a second monument sign at the comer of213th Street and 9th Street. This sign is proposed to be eight (8') feet in height and approximately 53 square feet in size. The second monument sign can only be 6' in height, per Section 1 0-6-3 (B)3 (b) of the City Code. This change will have to be reflected in the sign permit application. Both signs meet the sign code requirements for size, height (with the exception mentioned above for the second sign) and setback. A sign permit application will have to be applied for and approved prior to the installation of any signage on site. Landscape Plan A Landscape Plan is attached as sheet Ll. The City Planner has reviewed the plan and is generally satisfied with the proposed landscaping. The applicant has provided adequate landscaping around the perimeter of the parking lot to satisfy the screening requirements in Section 10-6-10 of the City Code. Per section 10-6-10, one tree and three shrubs must be provided for every forty (40') feet of parking lot for screening purposes. As previously mentioned in the Engineering section above, the applicant is proposing to extend a water main for looping purposes within a 10' foot wide drainage on the western and southern sides of the property. The proposed location of the extended water main would require that trees (per the submitted Landscape Plan by the applicant) be planted over the water main to be extended. City practice is not to allow the planting of trees over City utilities as this becomes a potential maintenance issue. However, the City has allowed low growing shrubs to be planted over utilities in the past. By relocating the water line as previously mentioned in the Engineering section (closer to the right-of-way line of TH 3) this issue would be resolved and no modification to the Landscape Plan would be required. RECOMMENDED ACTION City staff recommends approval of the Allina Medical Clinic Site Plan and authorize the submittal of a building permit contingent upon satisfaction of planning and engineering comments. Respectfully submitted, ---r;:, Lv<;/)\ Tony Wippler, Assistant City Planner Cc: Patrick Giordana, BDH & Young . _-1 Hl '0 ,~ ~~ -0 ~~ z~ .~ ~g o~ ~z R~ ~~ I: l - z~ I ~~ 'r ~~ I ~: .~ I -~ ,0 ,~ OZ 'z I ~.) ~~ 0J ;...~ _oj ~~ I :L I z ~rt ~~ I g"8: J. I (J"j --j ^' r:: I Ji~ --j I . I I I I I I -:0 nZ'" (J) oQO ~ ZID :x: ...... ...... ~ "'", z_ <z -t . Q ..., z i! f"\ 0 .." ~I ..., . (J) I :x: ITI ITI ~ , ~.,., INIM"~a I 60 L---_________..-1 L --- g: S T t\ T €: T r~ U N t\ H !f3HVv' t\ Y NC', ~:; (CHIPPEND;\L~:: ;\VE~'JUE) \- -wEST liNE or THE SOOTH HALt Of T~E NW 1/4 \ OF T~[ NW 1/4 or SEC. 32 N00"27'3Z"E 604.20 r - -- - -- ---- -- - -- -- - - - - - - - -~.i.~~ ~~ TA-T~:~-~~UN~~~~l~'~ ~ ~;.; ~~!~~;~~r~)~\~ ~:~~r~t~; - ~~T;O-P;R- ~~ ~O~O~l~)ll~ i ifIrn ] ~_! -=-~~-.':'~~~orti.~JJ::t)( N~ i I ~~":;,,, I (~~)- Ii " : \ ~"\ : t \ \ \ , : -F" UJ I .. ~~ r-. I ! ;.-~ ~ i ):. c).> ':~'- :-:; I f ~.! f en I '\.......J c; I ~..." u:.' I ~j i _, 1._; _..... I D :;.: \ \ \ r :c~ ~ i ..> ~;. I ~~:. It :; , , i I Ii .~)l.:'-------~------------- ------,;;.';;---------------- ' "\ .- "- /""",/ ,\ ,'t~ I~ 9TH STREE~T ~/'ir'~n t:; h "" I ~$,;A---+---- ~~------ /,,/ VOl -:t zn t;: ~2501 'xq,{.... /_-.... 2&i & 2~ lit~ ~ ", /' I OUTLOT AND A UTILITY [AS(l,O[NT I ~ 2~ ",'" I J 1 01 2'02 &\:~~~// sog~~~;~2"1f ....."\ !l1~ l___--~0-o_/ ", ... ,....., t:) ~~ ,\ O\'~\'..:o~ ....1,.. t;:l ......;..:'~ -::.z-:..r ~1...~ ~S!;. ~ #:, "t?-. ~~~ -~ ~ \'"';\ ~... C1 ..... ':) g ~,,_l ..", ,-.. ..._~ \. J #:'\ " \ \ (...f) . I 8 t~ " 1\' " I ~~~ ~~~ ,I'"l~ ~:~ 'zr ~;~ :~:t "'i~ SOO"18042"1f 200,61 ..,-, )' - ~ ~f'~-l 5e I ~~ ~~ on I gM <~ :;:. ~ //~-l---' ~ ~ " / ~~ v..,r> , I ~ ~ ~.. /\ t::l , ~y,,\> ", 'i::/'~' t'1 l ~~O-\ ~ \ ' ~ , I t'" , /. ~/ -~ t 1l ii'i~:t i~~ g ~ ~,~ rn~~ ~ ~ ~ J>,.j < ~;~ i ~~- '5 '" i'i ~_c ~!lllr== I ~8";) 0 Z o~~ i<\'?i~ 5 g z~ . ~-----+-----T- ~~~ ~~~,; ~ - ~6 .. o .' ~ I !~I ::j i~~S L. - - i< ~i; ~ s' t ;:0 W ~ ~+-k5- I , -< ~,:t -i " -, s: ~;~ ~''- - - ~ ~ ; ~ ;: I I ,so",! I 1--", ~ I >- i~~8 I~'; ~e ~~ ~ l_____+_____l_____ _____J "'C ~~~ ~~' ,; ~ illY ~ L.L~-'-_ 2J <~ U I . :~ g ~ z~ ~i ~ m ~ ;; & g z ii ~ ~ ~iI"____"'_ y~OH)<~. ~lnn'9 1:f38WnN DNIMl1t:10 ~x 4 g~~ a~~ ~i' ~.~~ ~;i' ~~i ~:...~ Q~ ~ ~ ,~ ,~- \ I --118,2&--__ SO'n'32"w c;1 ~ t:rj z <: 1-4 t:rj ~ (1 0 a:: a:: 0 0 t:rj ~ ~ (1 1-4 ::&> ~ ::&> t:;j t:;j 1-4 1-3 1-4 0 Z r~:~9: c.J Z' =:J~ 0: $): .~ ..' U z ~ Uz ~~ -<z eJ8 c..? 035 ~~ ~22 -< Z ~ .~ < @ :z: <I: -, ~ ~ >, ro ~ ~ x ~ ~ w fi C\ ~ ~ :q~ (\ t 2 ~ ~ I- 12 i ~ ~ ~ ill ~ ~ n :r w t d ~ ~ ~ ~ ~ ill @ .. n , t ~ t ~ 5 ~ a 2 q . ~ ~ ~ H ; s ~ ~ q~ ~ ~ ~ ~ ~ $ $ L I;) u ~ . w , , 1 :i .. '" "1'1: ~ ~ ~ iii - . u u u u l.e~~ <llJ ~~~~~~ ~ ~ 1 <~::~i ~ ~ i ~~~e~~ B l Q i:i!~~~~~ IIIII g~~~~g · I ~ ~ ~ wm I J 1 J ~ I I I 11 ! ~ " t ~. . ~ ~l ~!: ~,~~.~: ~ i . ~ ~ ~x I!i !~ ~~~!I~~!~ ~ n' r ~~ 'Ii 13~ !~ ~'" ~~.~~ i to . S:O 2 <i:i j~ ii: ~~.. h w u, [I. ~ ~~ ~i ~~~. ~~ ~L~:;~ rt! U I- · ~" ... ... ~I ~ f8 .h~. '~l ,~ ~ ~ d 0, r ig ~i ~d~1 ~~ ~h2~~ ~hi ii --' "<" ti ~> ~ ~>:fX ~> ~~d~2r -!~ ~o ~ ~; t ~ r~ i! ~~~~ .~ ~~"w.~ h~ .~ . "~. ~. ... · .~" ~r $1 ~ II ~ ~ I; n~: ~h;i U( II~h; 2Hi ~I i i ! ! ! ~i ~I ~imih !!hmIHih II It: o oc ~i t U ltl. ~! ~ ~~ a ~ ~;~ z ~ ~~ ~ ~~~.~~ ~ t h <l: "w. <l: ," It: ~i~ ~"t F bi~ ~ ~gil o 0'" ~ :r ~:Of l\l ti~ > \.l'~. ~ ~!i~ ~ ;~~~ It: w ~ H $I ~~ tJ ~5 ~ ~~ ~ ~ !! ~ ~ H ~ h h ~o\.l ~~~h \.l ~~~ It: ~~$ ~ ~~.~ lL ~Il.> in f.~$~ ~ 1 ~~ 1: .2.lrl _ 2 ~~ 3 ~~il~ j !:o; lL othl <l: dL It: 8 H \.l <l: ~ 0 H z ~ 8 ~ ~~ --' . <l: ~w \.l E.. ~ ~~i~ \.l .;l~ ~ ~*l~ w i5.....~ It: ~ ~~ ~ i~ ~ 1~ ~ ~~ ~ : ~~ ~ ~~ :3 ." ~ ,..: : ~ It: g.,: z ..: lL d~. ", .~: I- t ~ ~l! ~ ~~ ffi ~ff~ ~ ~;~U ~ ~u~ ~ ~!M It: !~ ~ ~~ ~ ~ ~~ It: . !z q~ 8 ~!, . <t ~i: It: rl ~ ~n ~ ~! t. ., h !! ~~ I- \.l w I- :r ~ <l: ~ ~~ ~ ~8 ~ ~~I!I z i l" :3 iHe ffi ~~ ~ :l~'" \5 i~$ z "~l ~ ~!i~ ~ ~~u \.l d~H )\.!!'. .,ji ; ~ ,i, ,'It ..i r; . r'J ,I' .~ t " \) ".'i II ~. I " L-..!. . L i' .; ~~ ~!~l ~ ; .. .~.~ .! 1--11 _L-u , '11' ii' il:, j'l' ,iI! !' II II!, -j I 'liill'l l!l!t~ H: 1ij,II'l'I!I. l':II' I,lll "j !.g Il ;10 I LI -~--il II,,, llil! I \ \ u .' ll~l , I :i. .~ ":t ....'Ii ~~." .....~ ..... . . : ~: : II, !:~r:!l'!r'T ~-! >... ~L.":,iWi' ...18'._ ~- . '/' ~q-;-r-I M f -q r;.: {/? '-.:.J;;c:':. 'I L.j ~'- ~'r.Irll ~=;-, r~5(ir-,' , '" I,,', I. , I.: . ... I', I~" uE; . : \ Q~i I" '. .: 'fn ;\q . "Y-i I k, ... '., ~I"':- l.: t , l ' '., FJ n ,. . ,J D., II ," [dj tiJ ::'. ('\' . /: :- ,:,.~ fX~~3 ,k.)f~~?""-:-:F:~ . . D .I L..< 'E:1'''. J[,. !.. 7.-'~J$t~r~~e;. 'I &'~~~Iw ci5 .J ,,' F.i-l~r--l Ie] r-1 ;71' ~ . .. I,~,-._l!~&i _...J :c..___;,;\~j~ .. ;:(~~~~f ~~~~~~' z() lL <l: 1: z o i= <l: \.l o --' -, w. --'~ ill~ N - . ): ~ i >< c t, I :) : i=l 1 1: < h .r} ... ... ~ ~ z i;; ~ :r: Z ~ i2 :;; '" z ~ ~ :r: ;:: ~ !I 0 Ii I i I . . i ~ ii; ~ Iii i~ ~ ffi . 0 ; I II I ~ ;olli . n · I r'l i ~ ~~; ~ !'l I!! ~~I~! I~ g 8 ~ ~ !II h ;l IP O~ ~ ni 111~ 101 i ~ .!~ Blli II ~Ih . · rpr: ~ ihl.;h i! ! I e .i: 8 i !!!!!!! ~~~~~ iii!! ~~ ~ ~~~~8 i !g :I 11 ~ Q-J !.!o5 Itl "I a~:l~o.. t.= Pj'" '"I i~~l Jj Ii - ] .- 1 !. lq-. ~p"-. "P!i -. l~i a ~ i-s IU~!, ~r~ ..~~i~! -J'~i l~~~~,f ~u ~ ~;::!1l3j~ ~~Ei ~ I!'.".." 15._ illil. II lit"' tl i~!il~i fj~i~jj -.l'l H~h -.!~~-!]i ~'. ;J-8-1. ~ ~iil!ii i . .1:.. . e ~iHH: ~"uH.! ~~~~~~~~ ~..n:2IQ'!1~lD .! . J : i ~;:~i ~~~ I" ..c5~ ~ -3~ ~ .!! I... i:!:.. ~ >till N Ji -. i & 1 .- ' "':;; ~ ,.". ~~~.! I ~ il'll. t ~i~J; ..~. . " ... . ~: ~ ~Hh ~ ~ ~~~m I !I~~.2 ,- -- ---- - --- - - ----- ---- - - - ---- I I ~-- I ,I I I , ~ 1 : ~J'-"-=' I I I I I I I Ii ! I I ! I r I I I I 1\ II I I! I I I L, I I I I I I I I I Lo-m I I I ! I I I ! :-----:::~=-:::~~:=~=:~==:=~~--_~~__J~~~ LL__~__-=--_~-=--_~~__~_~~__' OJ . ~~ -I. . f !~ ~ 1 ~ ~ j~ I 11 . ;~ 1 II , ! i I ! fl 1 H . 10 1 . .. . . . , l' ,~ at! n . ~~l ' ; i I i f .1 t ~i H~ ifht! d ~i I j. ; , i .! - . i ,., 1 !!i i J ! ~ H 1~! U i I!; Ii .! Ii . . 1 q; ~H n ' ! ~ li ~ , . 'ii~! i .. 1 j - r ~ i -1= ~ f"1 f 'O~I d~~]i , ni i - . f, , ~ , i. f'! ;1 . hi ] Ii , 1: It: - j! .,.) . ~ . 1 i i ! I ~ . f !! i ! Il ! lh l . i 1, - l e II .!. I i i! J! ,! ~ I;' 1 i & ".it ! " -!Ji!'" 0 {=1{ ~ t ~ i i ~!" ll( 't i Ii! ! z Ih~ ~ - i i J ~ HI. ." I. . !'-j 1 \1 'I-f . 1. ,I '\ i 1 .~ .~ . l' r 1= . ] · !" 'J!i' Ell f ~ ]!il1 .!I . i ~ H nti 1 h !! l.d z() z <( ...J IL IU IL <( o III Q ~ ...J -:::; ...~~..J--.......T~-~-:..O;:::;:: (.9Z z~ ::::J~ OW >-0 cOw . ~ ~ ~~ ~I ~~~~ 1',[ .1 ] Hh j i ~ a 1'1 t:i~ \ ~Ij 'I! Ul Z ;t~ !!II i~.~ t~ ,I!,::!: ~ ~:;; ill! i3.~I~1 . ~~~ III 114 a:: 1 .~ 0... ~ !Iil i i! i ~ -INIII j w5 ClC< <0- zz ~8 Oz .0 Cl- ZCl1 _0 OC<Z <(w<( C< -" Cl~CL 0- W ~ Ul F .., N .., NOIDmUSNO:> CJO.:l ION l"v'lily'mnS All:> =~d! iil!~t d~i 1.1;, i N~ 'NOI:JNI~CJ"v'.:I 3JI.::I.::I0 lVJlml^l VNlllV w u E o ~ :I: " I ! ~ II~L~; ~ Ii Ell! ~~II i"@~lli"' i n-:i i ; i! il"" i! ~ :i!I~~ ~I ~I'~ 1;11 Ii ~ 'hl~ Ii ~ Ii. .~~~ J ! !ii ii ~" ~. hi ~~j~ i~j ! ~.I!il !11~;h !;~~ ih ~ i~i~;! :i. I; 'il i@~~ IU ~ !I!di i~1 II i:: 1:::; ill Ig ~~i~. III ~I ~h ~ild ~~~ I~ uin; Iii I, iU a'~" h" IlIil<i;~ II~;~ II~ !NI iil I~ ~ i~i~ Ii ~i iI ! ;I~I~ ~~f ~I ~Iniil ~d ~I ~i; ~I!I! ~h i~. I " ~ I I ~ lid I ~~ I. i ~ I . ~~ h ~ ~ !l ~ !:.I I Ii H! i ~ i id' " ,~~ ~ l ~ I~ ~ I I~d i ;: H Ii H .H : .~~I I ~ i ~ I Ii i ~ h i ~ . !'i I In: !H pH ! I ~!II I h, I ~~ h il i ~ ~i i I ! ~ ~ ~~ ~ i ~ II m! I 1111 !i P ;! q ~I:II :~ ~i ~ :~ !I ~ ~ ~; ! ~ ~ ~ ~" i ~ ~ ~ i i ~ n : ! y 5 5 o ~ H I PH II ~dpql ~ nsh;H I3E1BElElElEl -==<t- @~ ~~ 1 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 '.q~ I '~~ : I ----" I I I I I I .~ ~ ,;~~ -i,~ !~; :~~~ '" I ----1' I L . , I , I .~ ) .~: ~ ! <; .;:;" ~; ',; ~--- -, ::"-;-f (; 'ON .xVAtHDIH 3:.LV.LS ;t ...- u ~ ~ ~ ! i ~ ~ ~ I I :dl fPI ~I .1 A II ~~ I" II I .1 :1 II!: "PI IlIi Ii II Iii .1 " II L _.-_ U~ ="~ I ---.......-----......" -::::J (9% z': =>~ OW )-0 c:c5w . ~ . ~ ~ ~~~ J c -' h~l ~ ;3 ;h!e. ~ [3 "',J, - ~ !.=Sl : <w . .~ 3E ~ < 0 Ii! ~~ I =Ij i!1 i~~ t~j ,!II_!li c~'" '11":1 Vi 0 D..:;; Ill! ~ I~ j ~~~ III !Iil i i i i ~ -INI I II >- ~ f" V> ~ ~ ~ ~- ~ t> '" z ~ ~ :r: ;;: NOllJmJlSN08 ~O.:J lON l\fillV"l8nS All8 ~!i~ I! aali lj~~r I ~l;;t , u! NV"l 'N018NIV"l~\f.:J 3JI.:I.:I0 l\fJI03V'l \fNlll\f I i ~ i iq I II i ~ ~ld!~I'iii;il nd 2; ~ ~ g i : G u~ t t t I ~ ~ ~ I d ~ ~HBJ!lI.~ ~ l! : ~ ~ u - ~ ~ 0 I ~ ~ it. · i~; eil i I~ d ~I ;!ii i It i iii !!il !II h( II'!; r~l~ ! II! ~i~ ~ li9~ ~-I :11 ~ ~I "I I~~m ~ I~ I ~Il "~II~ ~il ~.~ · I~ ~~ ~;l~ ! 1" ~ ~i' ! I ~I ~= ~:; : h h I~~~ ~ il ~ Id ~ ~!I: h~ h "Ii~. _Iii !~ ~ il I .""f Iii ~i; i ..' ; !"II I~; i ;(. ! 1m S;i i!' ! lifE ~;~~ I n i il" · IU~ 1~II'i f f~ ~! ill! I II ~~ IU. ! Inl !;i IIi ! ! h ~I:II : ~I ~! :m ~ ~m ~I! ~In ~ :! ~u ~ ~ ~i ~I ~ql ;\i ii gi i~ ;1 I; .~ :1 d !~ .~ .~ h ig Ig I! ~~ .1 i' !I -=+i' . I I I I I I J 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-.--! E-< I ~ I C\l I -h I In I I .~ ;! ~!~ a; "<<.tJl Q:Z~~ Q:CJ."~'/ ~i I , ,<, I +-"'-n----<l' ;, I L. J.3:3:HJ.S HJ.6 ~ 3..;:::i.'.~;::'OON p~~-- C7.;~ (IlJo1::'I-:il".a ___~~~:~_~Oj- == --~~=1~f~J~ i~:,~~~f~iv~~t'~l~~Nn~' ~ 2 0< 2.-J <a. >-C> 1-2 :J5 F< :::>a. ~ N U i ! . . N "" Q....... ~ 0 - _.'"_ U~ _~ I ~----......-.." ....~ (?Z ! ~ z~ ~ i :J'" OW i~H >-0 ..~,l ~w ~fi ~~~l . i ~ '" . ~ <.> . . E 0 I. >- '" '" ~ '" ~ z " N Z ~ g " '" Z :;; ~ '" :c Lt ~\ .. . ~! ~ I. 'f '~l~ Ji 'Q5 :i if IW ~.s e.s 11 'I I, I 1 . ~ il 1, h ~ h ~ il III If ill J'll J; L .I! II " ~~! I,: i II, . ~I I III Ii! l;j~ZI =1: I 'it II) 0 ~- t. I ...E ~W.h I!II ~.~ f ~ alii I iiX"r ~I ~"Il'i In- ~ :>gl f III ~ _lii 0 a.:; ~I.f~!! :=l! a.21I~1 . ~ ~~ III C 'I" D:: 'l1 ~ 0 -::0 !,i~ i i I j ~ -INII I ,I NOI1Jm:l1SNOJ ~O.:l lON l\flilV'lSnS AlIJ NV'l 'NOWNIV'l~\f.:l 3:)1..:1.::10 lV:)I03V1l VNlllV 1 I · ~ .q . '" ~I ! III, <!: ~I + >-- w w I Ul -' ;;: >-- W o -' 5 U ~ n u ~ ~ Gl ~ i ~ -. ~ ~ ~ & ~ II' I !til iiflG. Illl!ll I , .1 i I 9 I ,g i I, 11 ~ Is ~ ~ ~ ~ I ~ I ~I ,-1 !.! UJ. I ~ """ ~ ;;~ .."! ,! mmm ~ ~~ {.!j II liijij ~ ~i 'i · ~ .>> ~ I .~~! 51 Iii 'I!l w ~ m b-I. E i E.~. ;~ ~ 'J-.:'J I I ; mill! ." ..' ~,~::: 'J ,.1 Ilc Cl i 15 I" t..'. ...~.;...... . i.. '.',.....H ~,:..~..............i I~ lhi ! ~ ;. ~ 'j.', '. < ': ~ ~ ~ I .., ' ..- . .&, "" ~ I ',;< ~ .:< ' .:"' - im]; ~ s p,,, .., s" f.. ~ I -1 'j. i j ~ 1 'I r ,! ,llll ! ~ i fi ~ 51 , if!U ji I . Iii.' i z . Ji ~ ~ It i ~ I t I ~ ! (i01 -1 ;1 i '~ ,I ! . ~ i ,,~ '1Mi-" IJ l~ ~ ITI. .1;!z! B!i!~ ~~= J.' a:1, ~ 6 S .-I I-!\ Ii I 11 ~ I Jl .. I~i [II fil "!'l!ni J'l ~ I !l ! III :N!lm II!I FA I lllhlltl li ~! -1 i ,. ~L~~;"ll ,. r~, ~~ ; : i : }y:;.. 11 ~ ~t l~j~.II;I!!,~! ~;.~II cJt ~ i!;14r.i!:lii!I!: ! l!h ~ -.L ..J . ! "' , " I. I '.. I ' , i: ),1 ~ · hI ltll~i !lll 11 ~! 'I I J 1111111' I 'I N II. IJj ;ffllt,.1 .j JI t/~IMlm ~ :, li Jd 1. " I 'l'j !~!! ,.}I i i J, b ~m ~Uli~~~ j i I ....__ ..Ui- J . II "~hilJ i f ~ . ~! iH...f . i ., ~h'~''" , , ii h !'.H~I ~ , i~tii.iI.:i! ~ . '!li'I..I, ] ij i~~'~'!li$t 'j -"'I!lf'i' 'efIJ~;t;I}~; + i ' ~ t I!C . ,. or ~ nJ1 Illl II ' fl 51" . !!i III III ill L , , . Iff II ~!i U~H p , I I' ll!' 1'1 iiI. I .. _.,_ u~ ="~ I ---...-.~~_......." ""::::.J <..') Z i . z': n ~ VI :",'l'" o w ~o~ ~ >- 0 " < h'l ~w ~Ul .1 !! ~ ~ ii f Ii { j P f . I ! it: I i ~ l~ L i d. fl I ! 'i ,11 t I i' tl 1 " II i tit i f II 'I I t i Pi it t I j ; 11 ~ i ~ ; ill: lilt ~ 1 f! h g ~i >- "' "' ~ Vl ..J '" Z < '" u .., Z 0 N w g '" ~ " <w .., z zu ~ :> ::IE '" < <0 I LL ! J . J ! h I ill 1 h "j llll I' i. 1 ' 'I .t -'It:i1il II ; f If llh if II I I ill 1!IH L II t t jH llPI Ii! i iU t: 11; I; I J f h(Hi!lii H h l i ! ihliHih if : . lP . .. fi . . ~ ~ ! fi fi R ~~~~~ 0; pili ~ d ~ d 8 ~~U~ ~ hi H! El13E1El NOIDn<JiSN08 <JO.:J iON l'v'illViSnS A1I8 NVi 'N018NIVi<J'v'.:J 3JI.:l.jO lVJI03~ VNlllV i i , ! i ~ i ' I I! ji : i I 1 If ~ J ~ n I; f Ii " a f! ~ n ! If ;1 i1 11 i it tll! t!t il l,lt l' h Hi it , .1 ~ .1. ~Ir il Ii HI if l1h Hi H II lil~' l' .Iii h It Ii f II :1 t I ji J i~l I lir ~ H~ f Jli 1 I' Ii U I II! ,"\ ~i j! 1{"1 ~ \ I. , :' N I j tI ~~h I :f!m II! jJ Inl If h, III t:;~ I '1"1 'Ii 1Il Z ~~ '.I:MJ !!II~~,'~ ;~ ~1;W' ,11':i ~ ~:; !~~-G is l!!:J Z CD 0 :It,,, 1:1; III I~ . ~~~ III ~ l"aD: 5 0_........ ,'! i' :~, I~IIII _Ii~ I I ~ ~.... N ;t "<;j- u ~z6 <OF ""Fz ::>=>W O:::--J>Z Q..JW<( ~OO::-.J Vla...a..a.. ~ ~ E ~ < 0 '" 1 ~ ~ ~ ; i" i; I t J" Ii !! i l i ,t t1 1 i -I; II Ii if II it I' I' 1 i {~f "i I I t H H I' II f , f Ii .: t . . ~l } P U 1 h f I ! I I~ ';if " I i H dLI !UH!i l' q ! tit · ,I ! I i"1 HI \' I' J' I-I ' I f II I f h PI ! i ! ~i !U~: in! t~nl: i.: II! 1 i Hi I I i f Jl M It Ii If !h I III , f I J I ,I IIi II !fi; H t:r:, I 1} I'ill!fl.} 1'1 J ii, ~I i ~ }i !ilH i! :if 11 i! ~l IlnHlj ; i~ ii, ~ i H I H 1:1 !HIlI Ii ilIhli H!J hUh:;1 i ,I : ! J j J Ii i Ii il ~UL fi, IJ!i'l ill !i1!W}ihi,J II! f t it tI i' 111 ur"'J~~ ""rl -1,1""""..'11 JIIJ :1 . !L II i dllllU I _ "L . .. . ., J I ~ ~ ~ q~r~ i I i I 8 8 n~~ ~ , !1!1I::I!! II II 01 $ 0 .~. t I I 13 ~ ~ Cl I, ~I in ~ Ii I ~ ! IIU eJ cj .:i-VCl~'J]ddiH~) 8 'ON AVJ.l.HDIH ~ )INml.L I .::;. :i!.LV.LS 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 ii I "q~ I I I I --I I I I I I I q~~ " I ,''"--~-+ I L I . :i ~I n ~I ~J it · IS d I" II I I~ :! iii: 'PI Ida I~ I- I~I'; . II L ~~ ~~ _.__.~ _~ I ~-----~" -~ CJ z: ;J- 0: ~~ . ~ J. d~ g;! ;h 1 .. tl! : l ~ ~- g Ii U <l ~2 ~2 ~ j~~~~l ~ ~mi~ ::1; ~ .l n~ 2b~~t ~i~il!~ igm~ ~ aoj)oj)liilii~"t &l,ot ~~m in ~~~...-:;;~ u. ... Ii f -- ~ ~ -~ J I-d IJ~ ~~ i~ - U >:;;~ ..~ .~ ~~ --~ ~. !~8 I~i ~~I- n~; ,; "2';/ ""~ -l H.~ 2 ~~f ~~. .~ ~~ii i! II! III tdl!!l n W t-- d) t-- ~ i;; '" ~ '" ~ '" ~.~~~ 'll~l g ~~~~~g ~ .."&. l!;;;i 1 · l IIII1 e~mp 1 I ~ t ~ Inm I ! ~ J ~ I1I1 j I ~ ~ ~ i if ~ ~. I ~ ~ ~ S ~ !~ i~ ~l i i ~ l~ ~ I ~ i ~ ~~ i _I ! ~ ~ ~ i~ ~~ ~~ I i Mi ; ~ i II ~ n ~I n I ~ I ~ i ! ;HHU ~ ~hq ; I qi U i !! II H I il ~ ~ j U ~i !~ ill ~;n ~ i i t;t i~ i ~I ~~ ! ~ :~ i~ ili t! ~U!UI in il!jg h i nhhdi!i n Pui !.. ~ ifl ~;i ~1I ~~ ~ ~~h~ i! ~ ~I ~ ~ u. ~ ~~ .:~Ii t s ~~ ~E u ~~ "h m u ~~ I n~H I II I d d i~ ~a ~u; ; I ~; U e ~ ~ ~ ~ U@ @@ ~ ~ ~ ~ uu @ ch ~ C"" i~ <! t ~ ~ ~ ~ 3 ... :(; < ~ f {J I ~ ~ w ;1; ill -' Z >- ::; it t1 D If ~ z ~ w :!! '" ~ II , I I I II ~ ~ ~ ! j &/: II &/~ ::J~ ~- Ii! i I d)- 3~ Q~ ~ ..J U !z! z [I ..J lU lU U .. ~ I I Z " . i i d) 1 i ~ lU ~ Ii I d) t-- t-- Ii t-- II t-- <l <l t-- e'5 G t-- <l ;:: ;:: G <l <l > --LJ > ;:: w w U ..J ..J lU W lU d) . N~ "'~ .,l;! 1- '1,--- --_: . , I 11, ~j=-' .-- I I : i I ~ ~IIIL I I d) II II \ ii i; ~ li1:1r : I ~__, (I 'ii ,I I ! II 1------- i I ____::~:::~~~~='~=~=-------=--:: ~ -~": ov<Ot.~ . 11 r -------------___ -\! ,,_ ,f : --------- 1& - -- H ~ i I~~ .- - - --- --- - - - -J=--"""""""'- t=- - ' 'q - lllU- ~ ------------ ~ ----- ------- ------- ------____1_- ~ " ~~ r ( ~ v 'iJ7V([M[JJIH:J) "-ft - I [ AVMJ{DIH ~ E-. ~ "'J ~ z() "'t ..... . C'<l i ~ a:' lU t-- <ii -l;! ",---==,-==..~'t."'= ~ z j :; ~ ~!!. :) :: !i[ 5 : iil ~ r:~ h I .r J M ~ l~~ ~.~~" < " "..~~~ ~ . f ~~~~~~ S! ~ ~:~~g~ ~ .o_~__ u I 111 ~ndP I ~ I ~ ~~~m I J l J ~ I IIII J ~ LIB I I wi;!! ~I~ J~ ~ dd ~ inn~ln~nHUnn~~~dnn~nnn w '5 ~ 31i J i!t.i sIt i! ~ Ii a; ~ I ~.. Z 2i I. i;~;1 ~); ~ Eel! ill r ~ o ! ~! ~ ~ ~ i it - z!!! ~I~n~! i- ~q II d Il~ld ih ~Hd!! H1 nn hlh hhn.d II !Ii iI.liil t!!! If- g l!:lI;t J:! ~ B ii;; a;l;l!; :JilJ r:: Jii;; 21 B~ II <> @ ~ I ~ .- " I .~ J~ i)~ i< M ~z -< ~H t ~ ~ ~ ~ 3 ... :r!;< ~ I iJ J ~ 2 z() ; ! zi <( it ~ " ~b I ~ -.-....-... ---...- '" i S ~ h o : ll! ~ D . ~!l .11' u ~ ~~ Li- t Q:1 . l.45 ::(", <~ '" 5~ l ~ (; 5 ~~ ~ ~ ~ ~ ~ ~I@~ 5 i~" s . 5 ~ ~ I~ ~. ~ 5 ~ ii I ID i is!i ig ~IW U! ! ~; It! :i I ! i ; () ~ ~q ~q.. suq "~~H Ii · ~t ~ . ~ ' ~ illllMl ill ill! Ui Iii I!li ! I III i!, III ~ Illl!ill! M !~ II !II! lihl !i l i hi! h Ii 11 Ii I; rhll n hi n Ii Ii n hi II n i ~ Ii II i ~ h n n ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ @@@ ~ ~@@ @ ~ ~ I" ,I n' f , 'I' [ I, I) , , '[ i ! I '-", ! i !,J I [' " ----t1 I :i ...~ ---H J .ll Ii II -f -~ ~ ii ~ ii > ii ill :: -1 r- ii ill ---~, ~ ---lJ ~ .... -<l M III ~ 6.- "'i~<j!: oo! ~~::flgb ':-[ _oO-Z. "l ...,.z!<::.!Z ~:~~~i .O.~_. I 5~~~~~ J ~ IIII ~ "-.... l' ~~m~ I J l J ~ 11111' ] t:I O'<t . """' 06'!j -< 1 ~ ~c 1 ~ ~ ~ ~ 3 :;( ;; < CIO I IJ J d fit n ~ , ---J, I " , :: JI J.r ---;1 "':1 --' ill --' ----) ~ ........ <l -.-- -"._..~= ;; ;; ;; ;; I ~ I ~ ~ ~ I 0 -" 0 0 ~ - "I' I;; I;; ;; ;; I;; ;;1)" I ;; 1;;1 ;; " I~II ~ ~ I.:; f .:; .:; I ~ }1 : : I;J 1;;1 ;; .;: I;J ;;L"l;' . I 0 " . I: : : L I: I: .;: : \. ;; I ~ I ; ;J \ ~ 1---- 1':< ;; . I 0 ~ : I: I: ~ ; ,;, :. .:; .:; .:; .:; ~ ~ !Ct..~ ~a 'fh>~'. ~~~~~d. tl:~~.de~.J. $<~::~~~~ ~~~~~g8~~ Ntj 'HlnOtjAld Hl~ON 3nN3A'\>' H18Z DOLt I NOIIJn~lSNOJ OJtjll IN3ID Ntj 'N01~Nltj~\f.J 133~lS Hl~IZ '11 ~ A\fMH~IH 3JI.J.JO l\fJlmtj \fNlll\f D3rO~d ~ .~ il. b Iii h h ~~~ I ~ =jl ;;:; (:<l z~u? ~ ~ ~ ~c ~~ ::;s \>1.. ~~ ~ " ;; ;; ".; ~ ~ ~ ~ ~ ".; ~ ~ ~ ~ ~ ; ;;; II 1.1 ;. ;;, ;; ~ h ;; ;; ;; ~~ ~ ~ ~ ~ ~ ; . p ;;, ;J ;!. H .;:;.~;;...\;; ;;, ,.; .;i :J ~.. JL I I ! hs ;; ;;. ;;; ,;l ;; : ~ ; ".; ".; ; ~ ... I;; ;J .;. ;; ;; ,;l ;; ;; ,;l ;; ;; ;;; ;; ;; "'" ;; ~ ;;, ~ ,;l :: ~ ;; :, ~ ;, ;, :; ;; .-; ;; ;; ;; ;; ;;. ;; " ;; ;J ~ .-; ;; ;; ;; ;; /;;; ;; ".; " r-: : ,4'; ~.d ;;, .p oc:i " .-; ;; ,;l~,;l .;;i .;J " :. y.o ~~ .oci ,;l ,;l ;; ;; ;; ;J " .,,; .;. '" ;;, ;J ".; ~ .;: :- ;;; :;~ ;; --- ;. ;. :- :- ;: :- ;: ;:, ;. ;:, ~ " ;. ;. ;: ;. ;: :: ;, :: ,;; .- .-; o ;: ;. .; :. ;; .-; " r. ;:, ;;; ;: ,;; J;: " .nj .nj " rU ~ ~ ..-: :- :. ;. " ;. lu ;:, ;. ::. ~ ;s ;, ;: ;;; . ~ :- ;:, :: ;, ;. ;; '" ;; " ;: :- '" .. " ;; ;; ;; :. : :. :; , :; ; ;. ; ; ; ; ; .p :. ~ :. := :. .: ,;; ~ ;, ".; ; ".; ::. ::. .;: ~ ,;; ;, .P ; ~ ;; ;. ;; ;; .;: ;; .;: ~ ~ ,;, ;, ;; ;; ;; ;; ;; .;: :. ;; ;; :. ;; ;; ;; ;; ;; ;; ;; ;; ;; ;; ;; ;, :. :. :. ;; :. ;; ;; ;; ;; ;; .:; ;;; :. :. ;J .:< :. ;J ;J :. :. ;J :. ;J ;;; .:; .:; ;; ;; :. ;;; ;; ;;; ;;; ;;; ;; ;;; ;; ;;; ;;; ;;; ;;; ;;; ;; ;;; ;;; ;;; ;;; ;;; ;;; ;;; ;;; ;;; ;: :. :- ;!. :. ;; ;; ;: ;. ;: ;. ;;; ;;; :- ;: ;: :- :- :. :- ;: :- ,"I ;. ;. :: ;. :: ;: :. :- ;, ,;; ;. ;, ;; ;J ;;; :. ;; .:. :- .-; ;: :- :- .:. :. ::. :. ::. " '" ;, ;: ;: ~ ;; ;; ;J ;; ;;; ;;; ;;; ".; ;;, ;t .;: I;; !:. ;; I~ ;, :td ;, :. ;; :l ;. ;. ;; ;. ;; :- ;; ;; :- ;; ;; ;;, ;. .- ;; .. '" :- ;: ;, '" ;; ;. ;; j ;; :l ;; ;; ;. ;; ;; ;; :. ;; :. ".; ,;, ;. ;. )1 ~ ""'U .p ;. ;. ;; ;. ;. ;. ;;; ;;; ;; ;;; ;;; . ~ ~~ ~ ~ ~d~d~ ~ '" "~~~q~ ~l:Iel II ClI ~ ~ ~ ~ ~ ~ ill:!!; "- i3~!UP~ "'~ -< .f;3Ussilh ~~a ::E ~~w --'u~~~~~ ~ ~ ~ i ~un~~ !l' 2; "+tV'I1 f,/ -1:1 > ~1Ot3 III I "QlI ~.. W T I, 5~~ x ~-~ . I 111 / I I ,,/ "I I' ./ r / /" I I , 8 'ON J.VMJ!DIH . ---- I I 1------------1 I I I- I Rl \~J t t r:~ ! ~ ~ JI 1 lit! ~ ~ II .II'~ 1"' t 2 ;~I :.~!~ I i . II! I" Iii! i l i >-< ! 3 ~ ~ f '~I ~ :> ::~ t fll it ii jih i !f- { 0:: ~~~ J ~ II i )1 r !I' if) n rn ;ill: )!: I J -I 8 I ~W~ . ill: .~ ~]! it !i f{:! t p >-< j~J h Jh i' !J I -I 0:: : :11 <J:: ~~j ;1 8~1 ii !: .J! . Q !~. IJ [Ii :f Hd~:j ! z ~o . '-i z I PI ;::J 0 } :. 8: h It dj 0 ii' i ~ f8 I'd f ; " it !li In HtH i u~ o:l ~ Ii ~)~f[idii uil I <J:: i It: ! U !d p j i E- ~ '" lINmn /l ~ ~ ~ ~ Clio ~ m~ 0 7:~ ~ ~i . ~~ g ~. . i Ii~ ~. ~-j Z"', ;;:i~ \I1CL.~ \11 \11 :::E W CDi: 0 ~ atJ :i!J.VLS ~. . r- z 0 ~ ~ f---i Q <r: ~ <r: f---; u 0::: ~ ~ . ~ 0 u ~ ~ r--; > z ~ Or,! ., \ -, , ~ ~ " ". ,jI i~~ ~~8 5ig I~~ I~~ eL --- ~i if) ~ '$ o ~ ",.. .J 7- o , ,ok ~ ~'J~ ~~ oJ .-r,l ~ .} ,..) & ~ <.) ~ ~ '$ "7- q ~ 18 is ~. i ~I ~ ~~I ~ ~~I ~ ~i~ ~ ~g~ i~IU~ ~~ . ~ i~~. ~I_ _ -.J '.~I 'l-- :l ~~!~ i~ -; '1'1 i I l~iJ - '!"-........, /' ;: "",..i'......:, ~ / ......1e; \ ~ I ~...Q~~ 1 '" \..-.:, ;y/ 41"'"" I o .. ~a / \"~~_L_~/i.-/ I!l '!I 7- ~ b '!I ~ :>:: 0 p '7 C) .-l '!I b 0 '1-- " 0 .-l >-1 l:Q '!I & . ~ 8 'ON -I oa'" 9 ,jI ....,..'OON ~ AVMHDIH ,jI (llilN3.A V 3.1VGN3.'dd [H:J) }j N f1 ~LL ,jI ~ ~ .8 : ! ~~: ~a ~ ~:::...: ~I~ !~~ ~~I ~h G; -T~TI j.---- -----}----+---{ I 1"'+ I i"'''' I f-- -f:!l-+---i I~' I~I I ~g._ _..1.___+___....1 , ~. I~' ~--~~~ g !i ~ d 1 ~~ I ~I ~" ~~ 'I III I!I '!I I!I a~v~s .- '!I 1------------1 I!I . ~ ~ ~ i I'i I n II ~ III . !~ wI: d~ ~~v a:.. .J l(I " :r: b ~ : ~ C\) ~ ~" ~n ~* ~~ ~:; ~I ~~ i~ u ..,..,...J',pw-./\$~\~~\........ " J t- W w I V1 N lJ.. o N t- W W :r: V1 b Ul Ul <>: b en I I I I I I I I I I I I I I I I L r- ~ .0 I .. . LX. f5 . . . City of Farmington 325 Oak Street Farmington, Minnesota 651.463.7111 . Fax 651.463.2591 www.ci.farmington.mn.us TO: Planning Commission FROM: Lee Smick, AICP rJ)l City Planner ,)~) SUBJECT: Sketch Plan - Anna's Bananas Daycare DATE: February l2, 2008 INTRODUCTION The applicant, Anna Achtenberg, has submitted a sketch plan for a proposed 13,646 square foot clinic to be located at the intersection of Trunk Highway 3 and 213th Street in Farmington (Exhibit A), north of the proposed Allina Clinic Site. DISCUSSION As discussed in the previous site plan for Allina Clinic, the applicant is in discussions with Allina representatives to purchase the north half of the 3.61 acre site. Allina would be required to apply for a waiver of plat for a split of the 3.61 acres into two lots, leaving approximately 1.36 acres to the daycare site. Sketch Plan Review The City Code provides for the submittal of a sketch plan prior to the formulation and submittal of a site plan. Attached as Exhibit A are the sketch plan requirements as specified in Section lO- 6-23 (C) of the City Code. The attached sketch plan has been provided to the Planning Commission for its comments concerning (among other things), the general site design, setbacks, access, parking, and other potential impacts to surrounding properties. It should be noted that these are intended to be advisory in nature and do not constitute a binding decision on the sketch plan. The applicant proposes to construct a single-story 13,646 square foot commercial daycare center. The applicant is currently running a daycare at 90l Elm Street (12,422 square feet), but will soon need to relocate due to the expiration of her lease. The site plan shows the proposed building on the west side of the site with a building footprint encompassing 23.03% of the future lot, meeting the 25% maximum lot coverage within the B-1 zoning district. The proposed location of the building meets all the setback requirements within the B-1 zoning district. The required setbacks are as follows: . . . Required Setback Proposed Setback (Approx.) From 9th Street: 30 feet From Highway 3: 50 feet From North Property Line: 10 feet From 9th Street: :1::60 feet From Highway 3: 80 feet From Northern Property Line: :1::60 feet Proposed Use A commercial daycare is listed as a conditional use within the B-l zoning district requirements; therefore a Conditional Use Permit and Site Plan will be reviewed by the Planning Commission in the future. It is proposed that the daycare facility will double its current employee count of 60 people. The proposed building shown on the sketch plan is sized for approximately 200 children. TransportationlP arking One access/curb opening to the site is being proposed. Site access will come from 9th Street. The applicant is also investigating the possibility of having two entrances, one on the south side of the building and one on the north to allow for a drop off flow. Parents would enter on the south side of the building, parking would be angled to require a one-way access, and parents would exit on the north side of the building. A total of 48 parking stalls are shown on the sketch plan. Section lO-6-4 of the City Code does not have a requirement for daycare centers. City staff and the applicant will continue discussions on the number of employees proposed for this site to determine the number of spaces required. A trail/sidewalk will need to be located on the west side of 9th Street. The Allina site currently shows a 5-foot wide bituminous, however that may change. The daycare site plan will need to show the same type of surface and width that the Allina site plan will propose. Solid Waste The applicant currently is proposing that the trash container be located at the south end of the north/south parking area adjacent to the potential shared lot line with Allina Clinic. Staff told the applicant that the trash needs to be relocated because the solid waste trucks will not back up that distance in or to turn around. Signage At this time no signage plan has been submitted for review. However, at the meeting on February 7, 2008, the applicant stated that they were interested in installing a lO-foot tall, 100 square foot monument sign along TH 3 and a 6-foot tall, 60 square foot monument sign along 9th Street. This proposal meets the code for signage. . . . Engineering/Utilities Utilities are readily available for this site. A water line exists within an easement on the west side of the property, and a sanitary sewer line is located on the north side of the property. The pond to the east of this site has been sized to take runoff from the proposed site. Park Dedication Park dedication is not required for this property since it was taken when the Giles Commercial Addition was platted. RECOMMENDED ACTION The Planning Commission should comment on the sketch plan. Respectfully submitted, I@""' /.-;/. .. i / Lee Smick, AICP City Planner Cc: Anna Achtenberg ~I IT II~~ i I"; ; ..~ ~~fia I I 0 '~ I! :0 p; I z ~ ~~~ .J: 0 Ii i Uill .~ <z< !; ., I ..z~:z .....; . ~ z 0 ~ zz>o :z i &l~!i: :z L. <<< 5ii ~ Q:lQ : I G:;;O < 'E a .. ~!m I .! . J I J I - .. .: 0 Q) <( a . ::> 0 0 0 ~z ~<(Vl 0 "'0- :8 :8 :8 I- 0 fi"'" ~O~~p-::J 0 UJ 1: <Xl 0 0 0 wo. 0.0.<( w a 0'" g;:::>~9:t!tii~ I- ... ... 0 u W -0 -c_ Ll) N. '" w x '" 6wU~~Ll);! w z ::> 0 N ...; I- ...., i.8 Z wt:::!w>- .q-~ III ~ W :::> w Q) .!!O 0:::V1.:cz9o" N a. :5 :5 :5 :::;; (fl 2 II W ~~I-~i5l-w Vi ;; 0 0 0 0:: w .D .D .D '5 ;zi:!:i:!:~~~~ III c.:> ~ "', 0 0 0 Z e: U 0 ~~~<(?;j,,-~ -' . 15 ~ :ov ~ ~ ~ w -'~ 0:: -' 0 ::> ':; ':; ':; 0. z~J:Oa ~':! 5 ::> U : 0- 0- CT c.:> u(flQ~1-1- > III CT e:-C Q) Q) Q) Z LZ:a::::V1~I-Z<( ZW ,_ U '" Q) ~- ~- ~- ;z 8~~Ul~5~ :50:: a ~ E ::=~ Q) -Q) Ll) ~~ ::Cl) 0:: o.z W ..., ,.- ,.- <( a..w~t1I-(JV'J w:5 I- o . 0. <( e: "'~ "'~ "'~ (/)UCi.-JOOI 1-0. :::;; ",Q) ;:: .S -t :2 -00 -00 -00 o W -~ ~..... Viw '" :xg. xa. :X:J z~~5L5~!;;( '" ~=-=~ 0- ",t:: UJ E =~ -'" _ '" - '" :c'" 0 ::> ~ 0 0 0 ~~~t;(;ja:i:!: .D . Q) :8g' -", 2g' 1--, e "'a. 2e: w~::!~o:: ,. <( '" -Q) If)~ o~ o~ a::: :J:::E>-~z ~~ '" ou_ 0 --'::Q) ~~~~~b~ U 0_ Q) Ll)::> <Xl::> 0::> 1-0_ _ .D _.D N.D ~t..a.I.L.I-I-" r - -- - - -- -- - - -- - --- -- - -- --- - --- -- - -- -- -- - - -- . ---- 9 TH STREET .0 .6! .-.-.,-.-'---~ _ ~ @ l() _ '~3il I .O~ ~~ 'O~ .~~.~ -f ~;~ . w~ ~~:J~ C._ T <.....CV-'-CT lIv- o6~Oooo ~Cl) ~ >'-::J >"10 0 ~ == c I ~ go%,,-~-5 0 I ',cvWs -;a,s' ,-, , I ~l I I I ~. ~ ill: ~I . r I r,! Z ~1lI ! ~g I ~o ~ it ! L- '- '0 , a. o ca. . ~~ u"- > R~ .~ .L , w r <> ( J^ 'v' Jl'v'ONJddIH:J ) ~ ^'v'MH~IH .~ z r "'" Z o e:: """ o I I'I'l t:: oob I <1::> z.... 3" <",.... a ~c; 10-5-13: B-1 HIGHWAY BUSINESS DISTRICT: .urpose: The B-1 highway business district is intended to provide pockets of convenience type uses long major thoroughfares that are both pedestrian accessible from adjoining neighborhoods and automobile accessible for short trips and through traffic. (B)Bulk And Density Standards: 1. Minimum Standards: Lot area 10,000 square feet Lot width 75 feet Front yard setback 30 feet Side yard setback 10 feet Rear yard setback 10 feet Minimum side and rear yard abutting any residential district . Off street parking and access drives 10 feet Public and semipublic buildings 35 feet Recreational, entertainment, commercial and industrial uses 50 feet Height (maximum) 35 feet Maximum lot coverage of all structures 25 percent All standards are minimum requirements unless noted. (C)Uses: 1. Permitted: Animal clinics. Clinics. Clubs. Coffee shops. Commercial recreational uses. Convenience store, without gas. . Health clubs. Hotels. Motels. Offices. . Personal and professional services. Personal health and beauty services. Recreation equipment sales/service/repair. Restaurants, class I, traditional. Retail facilities. Sexually oriented businesses - accessory. 2. Conditional: Auction houses. Auto repair, minor. Auto sales. Car washes. . Child daycare center, commercial. Convenience store, with gas. Dental laboratories. Grocery stores. Group daycare centers, commercial. Hospitals. Nursing homes. Outdoor sales. . Public buildings. Public utility buildings. Restaurants, class II, fast food, convenience. Restaurants, class III, with liquor service. Restaurants, class IV, nonintoxicating. Solar energy systems. Supply yards. . Theaters. Wholesale businesses. 3. Accessory: Parking lots. (Ord. 002-469, 2-19-2002) . . . . . City of Farmington 325 Oak Street Farmington, Minnesota 651.463.7111 . Fax 651.463.2591 www.ci.farmington.mn.us TO: Planning Commission FROM: Lee Smick, AICP JJ.V City Planner L LfJ SUBJECT: Discuss 2030 Thoroughfare Plan DATE: February l2, 2008 INTRODUCTIONIDISCUSSION Mr. Wade Wiebold, 20226 Akin Road, has requested that the Planning Commission review the 2030 Thoroughfare Plan (Exhibit A) and determine if the east/west corridor for 203rd Street is imminent or needed. Mr. Wiebold owns the property (Exhibit B-D) on the east side of Akin Road. The proposed 70-foot right-of-way for 203rd Street would be located on the south side of the Wiebold property. Staff has also included the 2004 Thoroughfare Plan for review (Exhibit E). ACTION REQUESTED Discuss the 2030 Thoroughfare Plan and determine if staff should begin researching other locations for an east/west corridor. Respectfully Submitted, ~w Lee Smick, AICP City Planner Cc: Wade Wiebold . . . Dakota County Real Estate Inquiry Dakota County Real Estate Inquiry Data Updated 7/19/2007. . Map navigation Select option and click on map: o Zoom In Zoom Out Pan Identify Show Full County Map Small Map Page 1 of 1 EX. 6 Legend Re at Estate Parcels o Parcels o Common. Ownership 13. Water Q R/lllI. Ease me lit o Dedicated RMI o Tax Parcels Market Value Recent Sales Year Built Air Photo Torrens Refresh Map Choose ONE search method, enter criteria, and click Go or hit enter key. House #: Go D~ PLEASE READ ["J;SCLLi'Jit"::R This application was developed by the Dakota County in cooperation with . . and ""'ope:", Departments ~~ Click on the Dakota County Logo above to return to the home page OR hrtp://gis.co.dakota.mn.us/scripts/esrimap.dll?Name=webq 1 &Left=5 3 97l 0 .505908264&Bot... 8/2/2007 . . ~ (j "- VJ , '::> - A l, Q '-\ D. ~ V'\ () (-1- Q pL A- ; .~ \ ~ ~ ex.~~ r - "- - - _._-----~" \ "-~~//O \' :\2',//~ -"', \ X . \.. ~ \ . \-- //--.--.- . I y \ \.----- / II ----J \ \ \ r ! ",-." " ~ \ 0 ",-, ~ \~\ j -~;: ~~ ~ \. I // - ~ \ \,! ::::'/ ~ '~~ /1 '- I'f\'/ '\- H"I. \ ,m\ ~ \(\ ~~\ t \, · C) \ "- \f\ 0. ~\\ ~ \. :r- \ \:f) ~ .~~ ~~i ./" -c-, ';) ,?-'" ~ ,- ~P> \ ~ \ -'" --~ ~~,:.~ \5 :;:r-- d:: ? -". P' <C <:) Ql: --. o o --. \1 ~ - .- p, ~. o t4) \ \\ ""'~i ? -i \ . \ tt 3 ~ ~ \,. ~ ::t~ " r-' \,...._~ '4' \.(\ .'::;--' r/ "A .- ." '-'..-- ..:;:::::; (+- ~ -- "'-- , ' . I ".~ ~l , -...3 1, U rl '"Z ~ k ~\-a ~ I" i Option "A" Recommended Thoroughfare Plan Amendments Area East of Akin Road ~ u.~ ill j-l IIII-~ -- 1 ~- - ill - lir- to] l_____ --- Municipal Boundary D City of Farmington D Empire Township _ City of Lakeville N W*E S I :;::: L~ 1000 1000 2000 Feet o 1--- .______~ i l~ Revised on October 25, 2004