7.2. SR 09-16-2013 �i
EOty lk Request for Action
River
To Item Number
Mayor and City Council 7.2
Agenda Section Meeting Date Prepared by
Public Hearin s ISeptember 10, 2013 Zack Carlton,Planning Intern
Item Description Reviewed by
Heritage Maples: Preliminary Plat, Case No. P 13- Jeremy Barnhart, CODD Deputy Director
03, Conditional Use Permit, Case No. CU 13-11 Reviewed by
Cal Portner, City Administrator
Action Requested
Open the public hearing,receive testimony, and continue it until a date yet to be determined.
PLANNING COMMISSION
The public hearing was opened and continued until staff receives updated documents. Because staff is
not certain when this project will be ready, the public hearing will be re-noticed.
ATTACHMENTS
■ Planning Commission Memo Dated September 10, 2013
p 0 W I R I I a
ATURE
i
City of Request for Action
ever
To Item Number
Mayor and City Council 5.1 and 5.2
Agenda Section Meeting Date Prepared by
Planning Items September 10, 2013 Jeremy Barnhart, CODD De u T Director
Items Description Reviewed by
Request by Marilyn VanPatten for Preliminary
Plat approval (Heritage Maples), Case No. P 13- Reviewed by
03 - Public Hearing
Request by Marilyn VanPatten for Conditional
Use Permit (Heritage Maples), Case No.
CU 13-11- Public Hearing
Action Requested
The applicant seeks approval for two items:
Preliminary Plat (to subdivide the property into one buildable lot, one oudot, and construct public
streets)
Conditional use Permit (to develop the property as a PUD
Staff recommends the Planning Commission hold the public hearing as advertised,but continue
action on the project pending resolution of the items outlined in the staff comment letter dated August
12,2013, and the following comments based on review of the revised plans:
Satisfaction of the 4 applicable criteria for a planned unit development, as outlined in section 30-
1564 (d):
1. A site plan for the PUD,including location, size and use of all lots,buildings, parking areas,
ponding,parks and open space
2. Building elevations illustrating uniform design elements, building materials and color
schemes.
3. A plan for the installation of on-site public improvements (including utilities, streets, etc.)
necessary to serve the PUD.
4. A unified Landscape Plan including berms, screening, and landscaping materials.
Applicant Marilyn Van Patten
Location/ Address Generally north of the West Oak subdivision, south of Highway 10,
west of Waco street
60 Day Rule The City must take action by November 29, 2013 for the plat,
Se tember 29, 2013 for the conditional use permit
OVERVIEW
The property owner is requesting Preliminary Plat and Conditional Use Permit approval to subdivide
10.14 acres into two lots, one housing a 20 unit senior housing/ care facility, and the other an oudot for
future development. Plat improvements will include the extension of Yankton Street to the north,
gad
connecting with an unnamed east/west road that will eventually connect to Waco to the east and a service
drive to the west,in Big Lake township. The project will be served by city water and sewer.
The senior housing facility will be located on the east side of Yankton,with access off of the service drive
to the north. There is no access off of Highway 10.
BACKGROUND/PRECEDENT
The property was the subject of a plat in 2005 (Heritage Maples P 05-16), and has since expired. That
property was developed as a PUD. Although the Plat and Conditional Use Permit have expired, the
rezoning of the property to PUD does not. To develop the property as a PUD, the owner would need to
resubmit plans to obtain a new Conditional Use Permit, following the requirements outlined in the City
Ordinances.
ANALYSIS
Plat. As noted above, the preliminary plat creates two lots, one buildable, and the second an oudot,
which includes a 1.7 acre wetland (approximate). To satisfy a PUD, the entire project should be planned,
at minimum incorporating the outlot in expected land uses and lot configuration.
The northern boundary of the plat should include access restrictions onto Highway 10.
The wetland delineation for the original plat has exceeded 5 years, and has expired. An updated
delineation is necessary for the plat to be approved. Further, since the original (expired) plat of Heritage
Maples, the City has enacted a wetland buffer requirement,which prohibits activity within 25 feet of a
wetland boundary. Yankton Street encroaches into this buffer.
Plat improvements. "Service" drive terminates in a temporary cul de sac at its eastern end. This cul de
sac will be removed when the road is extended to the east. At the western end, no cul de sac is proposed
or necessary, as it occurs near the Yankton intersection, sufficient to permit vehicular turning.
A sidewalk is also proposed along the south of service drive, consistent with City policy.
Staff is generally comfortable with the plat as described, however, notes that the plat is part of a larger
project that must be reviewed as part of the larger whole.
Comprehensive Plan
The property is guided for urban residential, having been amended since the 2004 Comprehensive Plan.
Lots/density—The 20 "units" of senior living/ care on the 1 acre parcel is generally consistent with
other, similar projects in the community.
Parks
Park Plan-The Comprehensive Park Plan does not indicate any park target area nor trail corridor in the
subject area.
Park and Recreation Commission Recommendation—Given the Comprehensive Park Plan, the Palk
Commission recommends park dedication be paid in the form of cash at the rate applicable at the time of
Final Plat release.
N:\Departments\Community Development\Plarming\Case Files\P\P 13-03 Heritage Maples\SR to PC Heritage Maples 9-10-13.doct
i
Grading/ Drainage
The grading plan requires a retaining walls near the parking lot on the east side, and adjacent to Yankton
on the west side of the project. The walls are approximately 3-3.5 feet high. At 36 inches, some sort of
drop-off delineation should be provided. Hedges or fencing is most typical. Regardless of solution,
more detail should be provided. Further, the headlights of these cars will be about 6 feet above grade at
the property line. To avoid headlight issues with adjacent parcels, headlight screening is recommended.
The grading will collect rain water from the parking lot and funnel it to a linear rain garden along the
street. The design details of this garden have not been submitted. All drainage will be collected in a
shall depression on the north side of the building, then funneled to a wet bottom detention basin on the
west side of Yankton. The pond will be approximately 9 feet deep at normal conditions. All storm water
will need to meet the requirements of the city permit. Staff is not ready to recommend approval of the
grading plan.
Landscaping
The landscaping plan has been prepared,but not by a landscape architect. The plan shows the minimum
number of plants as required by the City Code. Staff recommends that the landscaping plan be revised,
to further communicate the goals of the PUD zoning and prevent any detrimental effects on adjacent
properties.
APPLICABLE REGULATIONS
Subdivision
These findings are necessary for the city council approval of the preliminary plat and the final plat:
1. The proposed subdivision is consistent with the tinning regulations(article VL of this chaptef) and confoglrm in all
re peers with all requirements of this Code, including the tinning regulations and this article.
2. The proposed subdivision is consistent with all applicable general and specialised city, county, and regional plans,
including, but not limited to, the do's comprehensive developmentplan.
3. The plysical characteristics of the site, including but not limited to topograply, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and densi�i of development
and uses contemplated.
4. The proposed subdivision mares adequate provision for water szppy, stogm drainage, sewage transportation,
erosion control and all other services,facilities and improvements otherwise required in this article.
5. The proposed subdivision will not cause substantial environmental damage.
6. The proposed subdivision will not coq flict with easements of record or with easements established by judgment. of a
court..
7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring
land.
8. The proposed suhdivision is not premature.A subdivision is premature if any of the following exists.
a. Lack of adequate stogmwater drainage.
h. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or sgpport ystems.
In the review of the standards for Preliminary Plat as outlined, it appears that the request is consistent
with all of these standards.
N:\Departments\Community Development\Planting\Case riles\P\P 13-03 Heritage Maples\SR to PC Heritage Maples 9-10-13.docx
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, h jure or detrimentally affect the use and enjoyment of other property in the immediate vicinity
or the public health, safety, morals, comfort, convenience orgeneral welfare of the neigbborhood or the city.
2. mill be consistent with the comprehensive plan.
3. Alill not impede the normal and orderly development and improvement of surrounding vacant property.
4. Weill, be served adequatey by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, water and sewer gstems,parks and schools;and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public Moron fares
5. Will not involve uses, activities,processes, matefials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive trac, noise, smoke,fumes,glare, odors, dust or
vibrations.
6. Will not result in the destniction, loss or damage of a natural, scenic or historic feature of major importance.
7. Weill fully compy with all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license orpermit to establish and operate the proposed use in the cry.
In addition to these criteria, the following information must be included in a Planned Unit Developments
PUD development plan. If the council approves the conditional use permit for the planned unit development,
approval of the conditional use permit shall include approval of a specific PUD developmentplan. The PUD
development plan shall include:
1.A site plan for the PUD, including location, sitie and use of all lots, buildings,parking areas,ponding
areas,parks and open spaces.
2. Building elevations illustrating uniform design elements, building materials and color schemes.
3.A plan for the installation of on-site and off site public improvements(including utilities, streets, etc.)
necessary to serge the PUD.
4.A unified landscape plan including beans, screening and landscaping materials.
5.A uniform signage playa including location, ype and sitie of signage.
If denial of such a permit should occur,it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-654.
Staff does not have sufficient information necessary to recommend approval or denial. Specifically,
information regarding the adjacent oudot (#1), the building elevations (#2), grading (#3), and
landscaping (#4) need to be provided for staff to complete its review.
ATTACHMENTS
• Location Map
• Staff comment letter dated August 12, 2013
• Applicant's Narrative dated July 29, 2013
• Applicants response dated August 13,2013
• Plan drawings dated August 27, 2013
N:\Departments\Community Development\Planning\Case Piles\P\P 13-03 Heritage Maples\SR to PC Heritage Maples 9-10-13.docx
Ri
gm �.
a' a _
ERA
you
x
r
r
� k
a
a rya
µ K
As A
_ rr
`""-
" Jiv-
CL
V WnEw
a� +
Ls
LW-WIL71,
LOS
ANA kz-
r
w
";.
—O N
wall
Lzga
�-,Isjmk MIT
s � -n
Zvi
August 12, 2013
Ms. Marilyn VanPatten
10451175``'Ave NW
Elk River, MN 55330
Re: Heritage Maples:
Preliminary and Final flat
Conditional Use Permit
Dear Ms.VanPatten,
At the Site Plan Review Committee meeting on August 2, staff reviewed your application
and has a number of comments.
Engineering/ Water
• Drainage calculations provided do not follow the requirements of the 2013 MPCA
Construction Stormwater Permit. Major changes to the new permit include but are
not limited to the drainage volumes leaving the site not exceeding predevelopment
volumes and ATLAS 14 precipitation data is to be used for all events. Please review
the new requirements on the MPCA website at:
http://www.12ca.state.mn.us/index.pl2p/water/water-types-and-
proV,i�ams/stormwater/construction-stormwater/mpca-to-re-issue-construction-
stormwater-general-permit.html
• Please show adjacent property contour information to better identify how water is
projected to leave the site.The east side appears to go south across the property line.
• Desired minimum depth for all catch basins to be located in a public street is 4.0-
feet. Minimum allowable is 3.0-feet.
• Per drawings dated 08/06/2013, there appears to be a low point proposed to be
graded into the TH 10 ditch near proposed station 2+75. Adjust to assure positive
drainage is maintained along the TH 10 south ditch line.
• Contours of proposed detention pond cannot extend into the proposed sidewalk.
® Access should be provided off the east end of the parking area to the temporary cul-
de-sac to facilitate parking movements in and out of the last two provided
stalls. Alternatively, a parking bump out could facilitate necessary internal
maneuvering.
® No trash enclosure is shown. Trash enclosure should be constructed of stone or
rough faced block,with cedar sided gates.
• Provide gate valves an all three sides of watermain tee located at intersection of
service road and Yankton St.
• Extend watermain to station 5+00 and install a hydrant assembly on end of line.
• Water service appears undersized to accommodate a fire suppressant system within
the building. Verify required size with architect and mechanical engineer.
• Provide documentation showing the wetland boundary has a current certified
delineation.
• Please extend the sidewalk to the cul-de-sac.
Environmental
® Proposed stormwate systems will need to adhere to the new NPDES permit
requirements for stormwater
® Yankton street, the sidewalk, and the detention pond encroach into the wetland
buffer. The T.E.P panel will need to review the plan for compliance.
Security/ operations
• There is some concern for the residents leaving the property and trying to wall-,
along/ cross Highway 10. What security measures are in place for the residents?
• How many employees are envisioned per shift?
Bwldrng
• As this project will be developed as PUD, a PUD agreement will need to be
developed. A PUD allows flexibility from the strict requirements of the zoning
code,with the tradeoff being a higher quality development.
• Building plans should be developed by a licensed architect and include the building
type, specifically,is this a nursing home or senior citizen housing?
• The building design should echo the design elements of the adjacent West Oaks
development in colors and materials.
® The sunroom as proposed faces the side of a building south,perhaps the interior
could be adjusted to create more of a view.
Landscaping
• Landscaping is required at a rate of 1 tree per 40 feet on lot perimeter,plus 3. For
this lot, the perimeter is 1123 feet, requiring 31 trees.
• Headlight screening is required adjacent to the parking lot along the south property
line.
• The placement of any trees in the easement area will need to be evaluated with the
easement language.
• Landscaping plan must be prepared by a registered landscape architect.
• Sheet 10, dated 7/29/2013,reflects the intent to seed or sod certain areas around the
building. Please specify.
• The property will need to be irrigated.
It is helpful to provide a written response letter to these corntnents, along with revised
drawings. To maintain the intended schedule, including review by the Planning Commission
on September 10, please provide updated documents by August 23, 2013. If you have any
questions I can be reached at 763.635.1035.
Sincerely,
Zachary Carlton
Planning Intern
Marilyn Van Patten for Planning
August 13, 2013
Heritage Maples Senior Living Housing
I believe this narrative will take care of the Security/Operations, Building and
Landscaping concerns. It will also give you a little history of my preparation to build this type of
facility.
The history of my project to build Senior housing was conceived after a sale fell-thru on
large parcel of land that was owned by my husband Dennis Chuba, and a partner. The parcel's
final platting, engineering and layout design was approved by the City of Elk River which
was designed to support the construction of 52 units of Senior Town Houses. After the
company building the town houses backed out because of the economy, I had the land listed for
sale listed for several years. The city of Elk River came out with the Maxfield report that
stressed the city's need for senior housing.
I contacted an architect who had designed several projects for my husband and asked
him evaluate the site. He thought it was beautiful. My husband had been skeptical about the
property because it is right on Highway 10 In Elk River, but I found older people like watching
the traffic. The land is also only two blocks away from a large clinic in Elk River, so it is close
to medical facilities, which is a great convenience.
Spring of 2012, I visited with a friend who is a professor at St. Cloud University, and
told her about the idea of building senior housing. She mentioned that she knew the head of
1
the Gerontology Department at SCSU . She thought I should talk to her and take some classes in
this subject as it would help me understand housing for seniors. I talked to the head of the
department and came away registered for fall classes for a minor in Gerontology.
One of the classes I took this winter was "Aging and Housing
Options for Seniors helped me the most.
Continuing with our plan to build senior residences on the land, Victor Pacheco (a
Landscape Architect) and I made several appointments with the city. Our development was
approved about 10 years ago and we needed to see where the city stood with the plans we had
for the development. Our land was designated a Planned Unit Developmeht(PUD) and was the
last one in the city of Elk River. This gave us some freedom in doing what we wanted to do
regarding the building of senior housing. After further study of the layout of the property, we
discovered the property was broken up in two different plats, I could develop the three acre
parcel to the east first .
The city Building and Zoning Administrator was very enthusiastic about the project.
The next step was deciding what type of senior housing to build there. The property is
challenging, as it is a triangular parcel. I had my architect look into building a corporate group
home. He gave me several sketches, but I figured we needed more rooms to make it financially
feasible.
For my class in Social Gerontology, I did some service work at Lakeview in Dassel,
Minnesota. There I met Judy Berry, one of the owners of the property. She had two large
home facilities. The Lakeview facility in Dassel has sixteen residents; I don't know how
many were in the second home in Darwin. She had two kitchens that each served eight residents.
2
This eliminated the need for a commercial kitchen . Big Lake has a similar facility called
Cherrywood. It was filled in less than one year with a total capacity of 20. They have two
kitchens also.
The facility had large conunon areas that were shared with her residents. Most of the
people shared rooms. The facility in Big Lalce, Cherrywood has 20 residents. Touring Senior
Complexes with my class, I visited 4 more memory or advanced care cottages in the St. Cloud
area. Country Manor in Sartell has a 36 unit Memory care facility, Prairie Ridge in Sartell has
16 units, St. Benedicts in St. Cloud has 30+ units and Good Shepherd has 24 units.
My husband and I had talked to Marshall Weems, the Executive Director
of Cherrywood Assisted Living Homes. Marshall invited me to visit this facility in Big Lake to
find out what our impression was. The facility was beautiful. It has two wings with a large
center family room. Each wing was identical; each with its own kitchen, living rooms individual
bedrooms, laundry rooms and huge bedrooms to accommodate the residents. There is a beauty
shop, laundry space, office space and a spa room also (large walk-in tubs). The facility had
wide hallways and a porch that ran all along one side of the building.
Because there is a moratorium on nursing homes being built and the need is so great.
This building covers the need for people who fall between the cracks. They cannot take care of
themselves in regular assisted living homes and there is such a need for this type of living
arrangement that more homes like this are needed. It is found that people with Alzheimer's and
stroke related memory loss are happier in this type of home like setting. So this is what
influenced me to build this type of building.
3
My building will have the sunroom on the south side of the building. The residents will
have access to the outside from this room. People with dementia like different kinds of views.
They actually like traffic and will be occupied for hours watching traffic. The area in back of the
sunroom will be fenced as most of the facilities I visited were. There will be raised planters in
this area for resident gardening. The residents enjoy this.
The Architect is instructed to use Universal Design through-out for the ease and
comfort of the residents. The residents will be wearing pendants, a safety device, for the
wanderers. The building will be locked down with a call system and alarm. The building will
adhere to the fire codes incorporating a sprinkler system and it will have a monitoring system
for the needy residents. This is a different type project from West Oaks and as I do not think
West Oaks is particularly appealing; I do not wish to design it after their design and colors.
As I stated in my narrative the employees numbers are variable. There will be a
Professional director, a full time nurse who is on call full time and at the facility part time, a
cook and several personal care attendants. One PCA is needed for every 5 residents, so the
number of residents will determine the number of employees. There will be some full time
and some part time employees.
I believe from the from the drawings submitted by Oliver Surveying and Engineering, Inc
has allotted more than the minimum amount of trees. A Landscape Architect will design the
green space and resident requirements. A sprinkling system will be utilized. I don't know exactly
what you mean by Headlight screening is required adjacent to the parking lot along the south
property line, but I think the 6' fencing should be adequate for that.
4
IE TI"
'H"-.-.R--ITAGE MAPLES
E,u K IRR INER, IV- 5071
"rtt eet e l°iptions
erita:gc lviaples ;and eveaopnient is proposing the Heritage-Maples Senior:residentiai development on
the 1.0+ acre triangle parcel 'located adjacent to Highway 10 oil the 5outi7 Service--Road between Raven
?_ane an(' Waco Strcct NW. Heritage l' aides be on the UD already established. The three acres to
t€le east will be the first.to be utilized with a Senior Memory Unit or Advanced Care Building. The Plans
for tire.additional acreage wit:be used to built:an Assisted Living Residence with capacity of 60 or more
apartment units. Because o='the properties'location and current main-et demand it was envisioned that the
site shouxd be de;veioped as a senior living age 55 plus development with mix of housing types to take
advantage of the natural topography and ecologicai features within and.surrounding tine site. The site will
provide an.attractive resizientia;enclave surrounded by natural and recreational eriioyinent with spacious
anc sceinic views.
As a P 1)the development incorporates the following design"
1. 3 types o"resideiit al housing units utilizing a slag on grade:design.
I Clustering o. tmits to preserve existing wet<ands and wildlife areas
3. Clusteri.ng the residential units minimizes the amount of road that is needed and lessens
impacts to th.e surrounding area.
providing entranced n:titigation areas far storrowate:r managenient
5. A plaza area is provided.t•:or a central galhering area and passive recreation.
6. 1-,nuanced landscaping with a.mix of overstt)r'y,tinde story and conilerotis trees along with
building TOundation plantings.
7. Landscaped berme l areas along the South Service Road to provide sereening from tralfflic.
Iroposea.;gi'l.onuinent sign at the entrance of the development.
9. T lie;proposed residential building will be occupied 24 hr. per day
OJEEmployee count: will vary can occupancy from 6 to 20 Employees or 3 shifts.
1. The building wit! be wood frame with brick,stucco and.steel cladding,construction.
12. One small sign at entrance is planned for now. Not to exceed.4'x 8'.It will be lighted.
i -e will be no garages or outdoor storage.
Existing Condition's
n
The 10+Acre site consists of a rolling topography with medium tree coverage and wetlands. Tile South
Service Road and Waco Street.N.W.border the nortli and east side of the property while an existing
mu tillamily deveiopment is located directly to the south and-southeast along Yankton St.N. J. The
western edge is bordered by the E4,Date single-family addition. Although.the topography is rolling,
water generally drains from west to east and southeast into a large wetland basin located along Yankton
Street and south end of the site. The site consists of a medium canopy coverage primarily located on the
south portion of 1,11le property along the existing wetland.basin A overhead electric power line running
cast to west is located below the south line of the property. After checking with the power company and
count d though.
y records there is no casement on the subject property. Setbacks will be honored 11.
Conclusion
As mentioned,earlier, Heritage Maples Land?development is requesting the 3 acre site to be developed,
First. We feet the Heritage Maples Senior Development will provide needed Senior housing in tile City
of Elk River, We'oak forward to working with city staff oll this development in efforts to provide a high
quality developilient,
I
av
.._._L.4.AA
s
a
if
Pl
a� x
o ;
� tr
yy CLl
9
1'� I
I �
�'�� � � md�:3"j,'^?. ����,� s�`�,� '• �.�" 3,t�y�'`7'�ypt<r�'#'E�.`�i�s,�`2:� ����,F����tSfiG��� r� 9�°�,i,4 eY NJ"� ,-a:.r6 a.�raw� r f�i�rE f� ,r ;�iJ �,t `
FO—ZZ-oLIL :'ON 3ll.f ffL91'oN'a!l FIGZ/6Z/LO :plop
X34N 133HS
.xp-X30NIZZ-6LIL 1�Np V D' a'nlou6l� 5995-Irt(£9L)'a f-LGOL-I66(E9L) 317'5NIAII 2OIN3S S3ldtlW 39VIld3H
�/ > p[CSj nlonvv;yy•.�an�u X19-MVa8YVQ 08S :aOd 0?i1Vd?ad
VOa :A8 43NO3H0
aloes ayl;o s.xol 4 ��}+7 aul6u3 S:nuvo 8r�uaau�$u %ui,L-- °
n0 -Ae IJMHaO>uolssaloo spasua>n GI6P'c2ysa ioy� Id Pv^7' 97.'^0' SYv°7 NV("N3AI NT
M31n a Ails cI cz a ON roa :xa NDISC a„P�G pa.oeaaznso�=a oawv�ollo�ul BvuaatCl$ug BuprC2n.[n5 lantlo 'J/SIi177 L'OIA73S S77di Lit.'3tJYSIa'7H f
NOI1dl-- 31- A3a FIOZ 6Z L :31H0_l�aa_ uold s�yl layl Rii»aa�.GaJay N N\
0 �
to [O r o - N LO
a- / \
o z
o =j % --
L w \ ^\
X o a a c? 0 1 t
p >
W W c W z � o cL
ch
= OZ ¢ Q Q Q ¢
W — W Z W W D--
/r
i �gyp• /;% 1 ! I
// � f�� "7• � 1 a i i -
V � I
�a
/ j s
J
I
/ � m
- M91 'oN'�!� SIOZ/6Z/LO :a;o0
EO—ZZ'-L :'ON 3lld 36 laQtl 0 ssoa wm'as-�an7lo'nfmn•
- IX31 a,loabs SNOIlIoN00 ONIISIX3 \ �_
^`151%3ZZ-6GIL :— /n,'' t99S-ZbA(F9L)'a/-ZLOZ-IbA(£9!)
'V/ Off SS v;orawgylr'1-19113 'arty a%pop 08S X31"J NIAII?JOIN3S S3ldtlW 3`Jtlllll3N
VOa �A8 03>ID3HD W>>> ]osawlry,o :aod a3atld3aa �
a1u7s ayl,o s.xol 41 aw6u3 8v/uvv Bvl+aaGrAu gpva7
NN \
wC :Ae Nm,vaO Io�o�s:alo,d 9asua�i�,c��c�' .04 ld Pua7• 3IF^?J•8v!ti u+^ 'a3wIN Nl3
ma�naa AlI� fl Lz e v0a :A9 NDIS3o v�o�,e�s�,aa�s 1=a,�a,iw can,o auj'm aauzou�7 dT Suuca—ng ja qJ0
v
/VL!77 XOIAl3S S37deW.'3JVZRT7H
NDI1dIaJ530 31tl0 ON fIOZ 6Z L -31V0 a>etls votl stl som;oEai�o quoa;oa
A3a
J
fl, %\
MAI
t
Xr/�
1
psi/ h'
'<\AII
IIr-
�'r//
I ,
3 40,85"ION` ' /
£p—ZZ'6LIL :ON-I,- £EL91'eN'a!l £IOZ/6Z/LV 'atop!
-ix3t 3d ro°v a =°a ,°s Jonas-,anpo,nh,M 1Vld ,IbVNIWl3 \ tC�
Mp'l3adzz-6uL 9Mp A, S99i-Tv5(£9U'a I-ZGOZ IYi(f9" J-n'DNIAII MN3S S37dVW 301i1.H
Hpa :A9 831103Hn �V/� tosauui 0££SS uosauuryy�,a.�lu gt3.—1-2M709;ry!° :aoa p3avd3ad
a!°ts ay7 to sM°i y� y� a 5u3 saloon 3u�saaul8v YVp :A8 lJMtlaO louoi sza;wd pasuaa!l�A�I Y'7'.uU ld P1°7• 31^J• w lSP"°7
NW J3A? Nl3 �\
(.M131A3G A1!J £I LZ B I b8a 'AB N`)1538 Fuv uoisin,aens taa,ip.cw�✓pun�o-JLf �Z(IdaaV_t�u u7lca(un rang
uol!drdos3a 3LVpo" £loz ez L ?lvo aw Rq p�JDaa,a:°.� ,oaa,,ou°NOa Y• ° S fo! `Jlslil77 XD7,�135 Sg 7dVW.7tJVZIXgH w.�
n?a —�!aacs °Itl s�„toyt.f!r,�,aa.(ga�ay
I
UM N /
0,
X15
---_I L
r
%fi,��i/� �s s aozwav,L a .�^ --•i'-.
;. a
l �//rl-
/
if
��� ,� / r/ o R st°na T[em1�as3%�M x 3N1,o♦/I�S 3H1 i0 3n'n 153x.`�� � ( 1 / I
ao–ZZ'SLIL ON 3l1, C8L91'oN'=i� 81aZ/fiZ/LC :atop o s
3d'lagv a sscy so, NV7d 3115 \ to
ax3i — -- :am�ou6g s99s-Iri•7rsU I-zzo,,t,(wi \
omp'3115ZL–oLIL 9Ma �7(y ��l'SNIAII NOIN39 S3ldtl6 3�tl112r'H
N/ OEf55—"A''lan1u�1-7 anyaSpoQ pg;
tlpN :AH 03HJ3HJ /{//� lcsavw,ry;o �EIOd C321Hd3tld '•
lcla a4110 amot it fiu3 Su�uua,dpnn7.8vuaau�8ug,in_J•Sir.Aavrg p:rn7 °\
vlo :AB nunvaa w,ao�FSa;oid P' '� rTd p'�aau'oy NN 83Al8 N13
h131A3TJ Al!0 CI LZ.8 YOE' :Ap N0153p awptq Paioltla.tlnscmvai_p "J7dI$lltd22l(t�1L 2UPG[ A ng 13AR0 D1VILI77 Y011,7b'S77dVIN ZDV -7,
NOI1dIdJ530 31H0 Aid 8102 6Z L 31H0_,=ads'uoJ siyt toyt�/��dit=a=,(ga�xy=I
a
U!
a
n
I ;
/
k",
Q/
TTI
o
h
F-- I
L
/ �®�'• apt -
"
— _
ti
c<
—�T —L'
———————o-------- \\
\ r--
FG-ZZ6LIL "ON 3113 £fLSI °N'all fIDL/DL/LG :a:oG
3d IagV.G ssoa woaa:-Jan,-o'�a.«M NVId 3dVOSaNVI
oMP'ONVILZ-GLIL :DMG �/[Y/�, _aunlou f99v or yyf9[)''I ZLOZaIts C£9U
071'ONIA17 aa01 01N35 S7ldVP4 3OVildAH W
' 'V/�/ Off SS '.W'ian1Y X13 %aSPvO Gb'S
tlGdAB G3NJ3HJ lPSaw!VV+° : 03ayd3ad �-
Nto :;,B NMyaa �o�sa o41 jOasu°� 4� +�7 ^au!bu3 SurwulJ Puni.%u�.asln8u3 r�n�,�.BuMauns puv3 p o
' d P a n LI �D"wwyy t ul
NI'63Al6 Nl3 \
M31A3a A1IJ £I LZ B yGd Du 2uPO21 2u- SLIJLCOr n d3I �I7 YOI1�L7E S�7dVdV���.Ln(�IZ `w
.0N aw,cq p.,°aa,a a°M 1,°aa,,° °!o,o I 3 S 10J
I -NOI1dIaJ53C 3!y0 „?J FIDL 6Z L 71ya_I!aaas'u°IC s!yl 1°y�R ,(ga,ay I �
6-n E
LLJ '6
c a o
_,I- c - - - vfrt• _ __ of
�IL J `n can a t� _
Eoo
0
_�. vE-' �� - of
- c a
a
a
• � T_ �" � a-m� o as h a�,arw a m a erg°
m
I '
w P
,
5E
F
= im
1 U
e m Q1 z dap
cb
e
i
Ip
r<N
/� � AAARRR gg
F— ,T T
is
x =n
/ °
i
----L-------------- ---= L -_
r —��
tO–ZZ-6LI< :"ON 313 CIOZ%6Z/<0:a1oQ
:Ixa 3e la4v o saav urn,as-. .,uu NVId 5NIMJD MJVNIHMI Jd \\ Lo
o'"P'OVNJZZ-6LIL :'JN,O V 5995-!55(f9L)'a J-ZLpY-!YY(F9L)
pfFFS mosavvr ag 311•`JNlnil L'OIN35 S318YW 39V11N3Y,
//n. yf•,aa/X373 'anY PoQ pBS �a3abd�Hd
VaN :AB 03NO3NJ i V IosauulW 1° yn ,�
]cls a4.)o s.aal 4: 1�} aw6u' $uP<un 31rnp• Spur NW'a3AId N13 0\
"l0 :A8 N.MbdO uoissa,o.d pasu==, Fif�'uu�a ,0 7d puo7.$uteaaln8u BunGMn
/A31n3?J AlIJ FI LZ 4 tlGil :A8 N01530 puo uoisln.adns;aa,!P nwlSpun io-Oul'$u1d22tfi�ld v�,"�J$LLit�2AdT1s'..La:1110 DAL LM br07��s+5, �, .�•J�r�J�r o
NOI1dIWS30 31b0 ON CIOZ 6Z C =31b(1 ,ads Puo tla,e so,n soda,,o'uoll o.
n3d f Id cow n ,cga,ay I
° ° /i// /� �—`� mss_..-�.•:;�— �' '-----
x
! r
YA I P I a I � �• h°r �
-
// ,
zy
ci�'
m. ias m•u m 6 Is I°"`�/� m —`--,f__z.'f
I m 11jIl ®
NOl)I/JN.( �
if
lrirl`l
ri
EO—ZZ'6LIL �"ON 3113 ECL31 -oN'a!l EIOL/6L/LO :aao0
- 1x31 —^�1/L3'd laav�"eaaga a,nloyb�s "`�aas-.,an„gn„I,m. NV-Id AIlllin ,IaVNJM-136d \LC
^+P"1I10ZZ-6LIL '0MC V ^' P990 ob5(f9L)'v J'ZCOZ'ILv(£9L) 31j'ONIA.II 2101N3S S3ldVW DOVIN3H
:tl03 0Vd36d
_tl0L A903N0,H0 IV/�> �osauu!yy OFFSS ruL'!W'lanryry!_ 'anya800p p8S
Jq M
alols ay,}o s,nol 4V i6u� $uiuuo/ , �. SFvi7 '6
%VO �A6 NMb'a0 louoissa3wd pasZUasil Rli �''YYaau. �a pun7.Suuaaur8v3 nr 8u!�f,un NW a Ni=
A131A3a A110 CI LZ 8 VZa AB N0153C Puo uo!sinia ns a>a,ip Ru�.bpuno�c 3�la-elf
naab _a/�i Rq pu a.oaa.la y,so�uM y l I,o/a_�a�,a s,o g'�ao,a�ry a> I�Lf1d827AE�11 hZ ddtlt
10 DJUAI7 90EV7S SY711VR J1 da
11011&a S30 31tl
/ I
o�
w ,
Z
/
l
/
j V
<
42
N m4° --__----m J° - --
/ \ M
e
1Slo 1 \ NOINNVI,
Y— —�—>— 3 _
CIA
I ; T ---------- o L a,
/ — 'L—
— —— —————————----- rs
% _ fV -- --- ` `l--- I
fo-ZZ'6LIL 'ON Slid £fL91-oN-aid f10Z/oZ/LO:alo0
3a wsv o�aod woaas-.mnyo'nu+m NHId ddMS LO
1X31 a;n�ou6is
^^P'dd/ASLL-6LIL '`Jh1N
1991Ibl>(£9L)°+'('ZLOZ'fbb(£9C)
�, �� orfss arorauulyl4an.,�N(g 'anya800a 08S Nll`9NIAll d01135 53ldtlVN 3t)V1183H �
vaa as aaroava �>> lnsaw��y to :ao3 aaava3ad -
lots ayl to smol yl/ 6u3 $uluuv 8Ouvavu(8u BuNa'un °
No AS NMV£.4 louvlssalo;d vasauaal�,(I:°p uv au'oytl
Id a+m�. g7:nrG. Spun? M�2IAAIN Nl7 \
M1131A3a A110 ci LZ 8 f tloaAB NJ1534 puo ucisin;a ns l�a;ip,(u
- a au,zy pa,oaa;a aoM l,oaa,,o pauo: 2R DWAT7 XONPS S77dYTV'.7DV. 7H
NOUdI Sao 31an3a
=
4—6ga:ay li
LLJ
mo
A-i k.
>zan _ T' ` >
<
PH
At` \
O
a o
0 2E
EF 1:F
zi
rzi
m
y� >
°
'�'s a / _•a a= - w U m . vwi \ ,� \! rr o w
O i EE `\ •\\�\�
V
N
V.
o -
m�z
IC2.
<
N IQp,<
w - `a ,��� o' =��#RoN= - o _ ¢�¢'
w - __ z oazcwo > _ _ 6 `s�h - - �NZw_o w��R <ya
- < _ - _ 4 z - .-F°oy-°ao _
po a = o� rcF JFO"o°°
coo off¢ p v z °n
Z
IM-
r«>- mo i-��n° >z✓, uv> diw v,< OW wa3�wrcf i.za o3 Z --aoc r �': -ti�inN
0 o n u o o n w o c3
_z
Uo
wd° zo og �'-n wg§8�a
°QO'6 0 - ZO �Un
yz
yaoz`x< sg
z
N �Sr "'d'°w�yo - o a�J zcoo=owo w
:
°
rwa vv lcam s:ov;�':aa,as'�aarrssseln,3xas*:-ez-asl�::omwz wow
co-zrsuc :'on 3lI], crtsl ow an cmz/ez/cD:aloe NV]d ddMS
�/3e'la9v-0 ssoL _ranilo'ra+•.n: \ u
1X31 V .a�nlou6is �uo_as
w dMSGZ-6GiG 'Drr•a 1� S99d(W1'v f'Z!OZ-!dd(F94) -Il'NNIAIl WIN 3S 33ldVn 39Vild3H
Ni O££SS----x 14 4lg a V _CT 08S
vOLd �AB 03N�3HJ �/� 'u!ry lu :LOJ 03tltld3ad
a]ots a41 Yo sn,ol f41?�;,,icy au 6v3 au,vuv 8uvaauBu SYuv7 j 2J3Ai21>17:3 W4 :A8 NIA!rap
NW`IouoP
1---0 Sa)oOS Pasduaail!Iad Ul'wCG11o41 fd Puvr. 3ru,rJ.Suf•Grun
CI LZ B Vpa :A8 N91s3p am 6G n Intl a+d som�mdo w'o p o�o>our Buuaauioug BuirCan.InS amIZOl DYJ-417 LOIldHS 977dVPV_71VITXHH o O\
NoualaDS30 - 31vp A3� SIDZ 6Z C 31Np ypads•cola sry_I loyl 41—Fg—y
/
/ f I
i
N
AV CQ
4
20
Wv-
/ — I
�,uu..v sc.�„�arwnza�me�,aae.nareuo�ame,.,,,,.aeuv7.r7n,.o��
ro-aa'6u[ :'ON'3113 'FFLSI 'oN'=!i IIII/6Z/LO:aloa 'M'N 13361S NOINNVA
�d'lagq'J ssoH aa�7o'nux�n \_
- 1X31 `'
n�P'dadZZ-6L:C �h10 b'/�./ S99S-Ibb(£9G)'a,(-LLv Ibb(E9L) �l"1'9NIAn 80IN3S S3ldVV4 30V1RI3H
g0aAO 03N�3H.^. vv/�I�� IosauuVN l0 0££SS ntotauv}J['ranlu�Iq 'an;a a800Q 04SiIOJ 03aVd3Ld
a}ols ayl}o smol yl/ e i6u3
INOA8 NMV21N lougssalo�d Pasua>i3.Cl � l)ou; $uluunld pun7.8u}uaalrsEUg iu.)J•SU}T nar.S pun? NV7 ?33ARi Nl3 —\
1131iNa 111J £I/LAB q a A8 NJI530 Puo uo,sln�aGns}aa�lp:w pun�o
'ON au:Rq Pa�oda,d sPm„oca,,a .'a,� Suuaaut2ug 8u,nan.ms.�antlp Jl17d77 3'OIAr3S S.77dY'I^I JtJN.LRI�H -
NOI1dIaJ530 31V0 A3b. £IOZ 6Z L -3180_/,�etls•uold s.yl}o yl hli}�a>Fga�ay - =
u') o Lo O to O LC O �n
6) G1 O o a> rn ro co !�
CO CO 00 00 On c
..................................................................._._.._....._._........._....
.......
..aazwus¢nmsame.r_esaa � -
.@ -'
.� MN:1s NPiNNvI:.a3tf IoI F:
.. (OS S1S
- (VN"15'NO111NtlA'S3a-001'NK
\ .. .... ................I
.. .. NOadV
�
rn
.. .. n .. .. ..
O6ea�mN , .... .... ¢M .... .. 0..'H._ .... ... ..
�\ \\0068 VAN I ,... 2G� m .. 16. ...
_.. ..
O ... .. .., .... .. ... ...
/ oN
bMy�/H
N�, e
O
UQ:M ..3NIa0.4tl0Y 3JIAH3S�1J 001 O
(3NIa0.... a35 ]tl)S01 HW:
`a ...M ww{z1 e):Ind a£+
eye s
oU __. .. ...
wI I a
a
o u , 3a ,zhf° I •a �-
SEfi&._................ ... .... _. �.. L....m i.HN-(£S£45.).'d E+
HG Qm n
Y I
/°'l R. os IwW I•//I�\ Q, SS Z64 ... .. �V� .� I S w .... N
n «
:. .... .
. .uses O -.�
m ... ... . m r O ..
—` EcE_� r . E BS I68 .... _ ....
tt55 i.. e I esc ss LZ 164 .... ... . ... .... a f I.l ..116 h3 HJ1Vw.L9
zi
r .. .. ... .... .. ...
Ox 17
No o Lo o �' o L o In
m CO No co
o w ro cc co Do ro
f0—ZZ'6L1G oN 3lid £f<sl 'oN >!l FIOZ/6Z/LO:aloe OVO?301A?43S \
3d lagy�0 ssv6
— '1%.1 �nl vu6lS wowsian rto rv✓rv,1
mP'cYdZZ—5!1G DInO .. 5995-lY6(£9L)�1-ZLOZ-IY6(E9L) ill'ONIAII WIN3S=J"'39VIW3H
10i �18 03>103H0 {vsa uu!yV;v OEM vrosavurh�'aan{y 713 'anya8vop 08S 210j mYdd3tJd �-
a{v{s ayl Io sm vl yl1y1�17 auifiu3 0
Vy0 AB-"Uo 1vuorssaloo pa sva>I 'e �"yy/./I:n yl 8znuvv1d puv7.8uuaav:Bvg Lrnt,3.8�c((a�unS Pun? NN'H3AN Nl3
A31A3tl Ally £I LZ b'arf :A8 N01530 puo a �aa>s�>a�.p Awtz 1 .o
-ON aw.(q pa.vaa.d som V tla>ry uv!zv>'Du `�L(:,(22Y.Zd U.��.�USt�2hfl2,s'.L2LL31O �,�J
NO LLdIJJ530 3110 d £IOZ 6Z/L 31V0_Loads uolo s_y{Vv y1 Al:{s:a,(qn 1 _
<(7 O «7 O LO O L7 O tf0
O O O O Cl) 0) 00 h
6l Le Do c
_._...................._........................_..................._........_...._..._....
/
\\ _. ..
j
II .. .. .... .... �. ... .... ..
I I
I I > I
I
/ITT TI \ SI Z69 .. Ja1 0,11 090L+ Ln
.. .. .. ... .
I .sao dw31 do.on.osa.t
... .. .... ... .. ..
.. _ .,.
... ... ..._ ..
1 I I \
I
S6P ... .. ... ..� ..1N3VY d/Bdit?.i0 AN�
�y�g�\ ..... ... ...
LU yg \ \ IF SEP I.
Q ...
7
90 569 .... ..: r ... ....
� o� :.. ..:... - N
toI .. .. .... ..
...
she :: ....: . 1 -. .. ..
, w _
gT
I ...... -
ST.N W. ...
}}} ul YANI<TON .. .. 'OC eJ Z9.19+
° 1 � - ...... ..... .... ! ..... .... ..(MN:1S-NOLNNrA.'336).f01-Hw
....................... .............1N3w3A.VA AN3 40+
m
O L7 O !E7 O Lr) O In
1 07 0> W co 00 W
_0–ZZ'ILIL 'ON 3llj £fL91'oN'a1l £I OZ/dZ/LO:atop woazf
� 3d lagb''p ssob -cant;o'nun•tt S-llV134
�1xa1 am{ou6�s S99S-i 55(F9U'�l-ZGOZ-Idd(F9U
^'P'113CZZ-6111 :ONTO 011"JNIAI I a01N35 S3ldb'W 30V11iJ3H
Ni �` � OEESS clv uv{y•sanry grG -any a$yoGOBS
tlOyA9(]3>IJ3HJ / {osaaw,yy{ob0.1 03bV23bd
a10{s ay1;o snol 41 au16u3 $upruald P'°7•Su:.l.+?u78ug ll,!D Bvrd—vpua7
--no—As NMVi10{vuo�ssa;old pasuaci�!r y.�I ivy{ NW•}J3AIN Nl3
M31A36 A11J fi LZ 8 tl H :A9 n'OIS30 SIT'f IllRl llo Zl3 T D2,LL,117%OIN3S S.?'7dV 7DY MHFl �\
NOI1dlWS30 3-o 1ON £IOZ 6Z7 :-31tl0 aw tls Puotl sd sox.}:od,a?o uoi}o
i3H –1'aa 411041 11 9=lay al
C\)
-----------------
� xa x dA1 <
2
T
rs AW W
a aCQ
o<o o d o
- w r o o
o
r o — z o N
pl •z , /3 n��}� o w =Y 8 f(
a a i V a ' ?l9tllbtlA �fl,
�w w�
°c,2 —_°
°:s,,
xvw Q Q b IF I
zw>> ¢ n w
vjuns ie x3 ? � I �
l�
.. ✓ J O 91 w.
w /)
w
S
F-
E
Alm
cD
1
3
LL
$ O gw O
CQ
.z t1 N o ti CL
o
A
haw
.P I
Q 6
9
O �o I I o z5oz rn
fC—ZZ"6L'.L :"0N 3113 Ff191 'oN'a!l mz/WZ c :a�o01
3d"IBgV'0 ssangovu�,u SlIV13a \ L
— �1%31 :a�n�ou515
S99S-TM,(E9lJ�np-LLOZ'Y Cp9
n I �✓N/ uo a 011'ONIAII i}OIN3S 53'ld'dW 30tl11i13H �
OEESS n�nuuiyr'aanry;�y 'anY a8YnC 08S
1 tl4b :AE 03NE3HN �� sauw ;a 31 3 3AI6 1
lo)s aya;o smol � aul6u_ 8v:vvnlJ p:�n�.8ulaauBug r;nr�-%v"awns y:m3
WO :;.8 NMVa011oao;sa;o�d pasuaail%I J-N I joq� NW�TJ3nIL:N13
lA31n321 A!10 F�LZ B VCb :A8 rv01S3C Puo aoisi.va0ns;aa�ip 2w44pnn�o-juT N01V7S S77dVW 7DV—]YYH - \
N011dlb]530 31v0 ZN fl9l 6Z L 3! w os�ualtl sitl som Vo3at�o'uoio
n3tl � VC-;iaa .g11o41 R;ilsaa Fgaaa4 a'
Z!� j
�� s
yc
i Q
I
E �oo�
ox NL 9 — O� W rn
Cl)
a�l� RtuN oso
vvvvvv � o
-
eddoo
6B9d® `S
�o r
xo,.xasoo 0
Gw
Lo
Lj CO
t 5
040 w 1� z
^
y3n00 W111YINIV4
i — q� zee 2Hyao>d' y b3nO�WnWINIry,S"G I �:�
LO
ME 5
-j w
t
LU z
Ij
HE
L
Hot E.
34
-gg
- -----------
- Ili w _ � � ��� ==_F= _
.g w
z�,e< _ °v. / � "doh SY" _
DID
L;
3"= / / Wan F— o �� m--o