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item 5.1 • Item # 5.1. City of Elk River MEMORANDUM TO: Planning Commissi• FROM: Michele McPherso lit 1►D irector of Planning DATE: September 24, 2002 SUBJECT: Case No. CU 02-26 Request by Saxon Motors to Amend Conditional Use Permit for an Automotive Use Request Saxon Motors is requesting that their conditional use permit be amended to allow a 5,358 • square foot 2-story addition to their building. Attachments • Location Map • Memo from the City Engineer • Excerpt - Shoreland Ordinance • Site Plan • First Floor Plan • Second Floor Plan • Elevations • Utility Plan • Grading Plan Location 17038 Highway 10 Zoning/Land Use C3 Highway Commercial /HB Highway Business • Memo to Planning Commission/CU 02-26 September 24,2002 Page 2 III Analysis Overview The subject property is located on the riverside of Highway 10 south of the 101 bridge. Located on the property is an 18,616 square foot building that used for car sales,repair and maintenance. The applicant is proposing to add a two-story addition totaling 10,716 square feet for a car wash, detail shop, body shop, and a frame shop. Zoning Requirements The building meets the setbacks of the C3 Zoning District: Required Setback Provided Setback Front 25' 160' Side 20' 105' & 200' Rear 40' 243' The existing building has 352 parking stalls,most of which are for the purpose of displaying new and used vehicles on the site. The site meets the ordinance standards in terms of required parking. Wild and Scenic/Shoreland Regulations IIIThe subject property is adjacent to the Mississippi River;therefore,both the Shoreland and Wild and Scenic Regulations apply. The applicant is proposing grading in the northwest corner of the site adjacent to the bluff line. As noted in the City Engineer's memo, it is difficult to note the location of the Wild and Scenic and the bluff line, as it has not been indicated on the grading plan. No grading should occur within 20 feet of the bluff as prohibited by the Shoreland Ordinance. In addition,the DNR is required to comment on the request, as this is a Conditional Use Permit and does affect the shoreland area. Access and Circulation As proposed,there is currently only one access into the site near the southeast corner of the property. During staff review it was noted that a second access point should be provided into the large parking area,in order to have adequate emergency vehicle access. Staff would recommend a second access in the northeast corner of the site for general traffic,as well as emergency vehicles. The rear of the addition is approximately 20 feet from the proposed curb line and the existing building is only 25 feet from the curb line. The Fire Department, to ensure adequate emergency access,is recommending that the curb line along the rear of the building be signed"No Parking by the Order of the Fire Chief" in order to maintain the 20 foot clear space for emergency vehicles. III S:\PLANNING\Case Files\CU 02-26 Saxon\9-24 PC memo.doc Memo to Planning Commission/CU 02-26 September 24,2002 Page 3 • The City Engineer notes in his memo the large expanse of pavement along the east side of the site. Without additional striping,this area could be confusing for drivers. He suggests that more thought be utilized to determine an efficient layout for this area. Grading, Drainage and Utilities Grading, drainage and utilities are addressed in the City Engineer's memo. Landscaping The applicant has submitted a landscape plan,which provides for a continuous screen along the east property line adjacent to the sidewalk. It also provides for additional tree planting on the site. There is a fairly substantial tree cover along the south and west sides of the development area. Care should be given to provide adequate screening along the south property line, as there are residential properties to the south of the development parcel. Recommendation Due to the concerns with the Shoreland Ordinance, staff recommends that the Planning Commission table the request in order for the applicant to provide the following additional information on the drawings: 1) Location of the top of bluff; 4111/ 2) Additional topography to the riverbank; 3) Identification of the Wild and Scenic line; and 4) Identification of the floodway line. • S:\PLANNING\Cue Files\CU 02-26 Saxon\9-24 PC memo.doc . 411111 1111111WP,\ 111 11 Ii�-- w LIIII. 111 ,,,, ► W ,,,„ , ‘0° 11\c'7 c,' Enni L��� �' 4 (P'IVATE) 2 Air - - 'I ', 173RD AVENUE t__ c r im' iii filPR POSED ' 714111elVill !II RAI DEPOTEFEDVREnH L•\m\ SEGO ADDITION� ME 11. 114.a IL I ►0TH AVE. V Y MORRELL LARK • )1111 4 ADDITION Mili 4 ■- 0 F U :r.Z1f ➢ • Q 167TJ AVENUE, \NM• , I Location Map P N ......-. River Case Number: CU 02-06 SAXON MOTORS LvAll Howard R. Green Company p Y September 18, 2002 File: 819060)-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: SAXON MOTORS EXPANSION PLANS Dear Ms. McPherson: As requested, we have reviewed the information submitted for Saxon Motors expansion plans. Based on our review and comments received at the staff review meeting, we would offer the following comments: 1. The grading plan shows grading towards the riverbank in the area of the expansion of the • parking lot at the north end of the site. The line defining the Wild and Scenic Boundary of the Mississippi River comes through this site somewhere. The Wild and Scenic Boundary should be noted on the plans so that there is no grading inside this area. 2. As noted at the staff review meeting, there should be a second access provided for emergency vehicles. It is acceptable if Saxon Motors prefers to use only one access to maintain control of customer traffic, but an additional access should be provided for other uses. 3. With City sanitary sewer and water now available to the site due to the Zane Avenue improvements, a discussion should be held with the fire chief to determine where fire hydrants need to be located on the site. 4. Sanitary sewer services in excess of 100 feet in length need to have clean-outs provided every 100 feet. 5. It appears there may be a conflict between the existing storm sewer that flows through the site to the Mississippi River and the proposed sanitary sewer service proposed to be constructed on the site. This should be checked and corrected if necessary prior to any construction. 6. The last manhole shown on the proposed sanitary sewer service is approximately 5.4 feet in depth. Depending on the flow anticipated through this sanitary sewer service, it may be advisable to insulate a portion of the pipe until the depth is sufficient to provide frost • protection. Ltr-091802-Mcpherson 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Ms. McPherson September 18, 2002 Page Two 7. The site plan shows a fairly large open area between striped parking stalls just east of the building. We believe this area is intended for display of vehicles for sale. It is highly unlikely that a display lot will leave open space ranging up to in excess of 80 feet between parked vehicles. Perhaps more thought should be put into exactly how the site will be laid out for the display of vehicles for sale and this adjustment made to the site plan. 8. At the staff review meeting, the fire department made the point that no parking will be allowed behind the proposed 10,000 square foot addition, since the width there is only sufficient for emergency vehicle access. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company �aurer P.E. Teny • TJM:sgw • Ltr-091802-Mcpherson Howard R. Green Company N-2414)A-244 04),44,4,- • of its requirements (including violations of conditions and safeguards established in connection with grants of variances or conditional uses) shall constitute a misdemeanor and shall be punishable as outlined in Section 900 .46 and as defined by Minnesota Rules and Statutes . Violations of this Ordinance can occur regardless of whether or not a permit is required for a regulated activity pursuant to Section 904 . 04 (1) of this Ordinance. 4 . Interpretat:on - In their interpretation and application, the provisions of this Ordinance shall be held to be minimum requirements and shall be liberally construed in favor of the governing body and shall not be deemed a limitation or repeal of . any other powers granted by State statutes . 5 . Severability - If any section, clause, provision, or portion of this Ordinance is adjudged unconstitutional or invalid by a court of competent jurisdiction, the remainder of this Ordinance shall not be affected thereby. 6 . Abrogation and Greater Restrictions- It is not intended by this Ordinance to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions . However, where this • Ordinance imposes greater restrictions, the provisions of this Ordinance shall prevail . All other Ordinances inconsistent with this Ordinance are hereby repealed to the extent of the inconsistency only. 7. Definitions - For the purpose of this Ordinance, unless specifically defined below, words or phrases used in this Ordinance shall be interpreted so as to give them the same meaning as they have in common usage and so as to give this Ordinance its most reasonable application. For the purpose of this Ordinance, the words "must" and "shall" are mandatory and not permissive. All distances, unless otherwise specified, shall be measured horizontally. BLUFF: "Bluff" means a topographic feature such as a hill, cliff, or embankment having the following characteristics (an area with an average slope of less than 18 percent over a distance for 50 feet or more shall not be considered part of the bluff) : 1 . Part or all of the feature is located in a shoreland area; 2 . The slope rises at least 25 feet above the ordinary high water level of the waterbody. • 9.184 • 3 . The grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary high water level averages 30 percent or greater; and 4 . The slope shall drain toward the waterbody. BLUFF IMPACT ZONE: "Bluff impact zone" means a bluff and land located within 20 feet from the top of a bluff. COMMERCIAL PLANNED UNIT DEVELOPMENT: "Commercial planned unit developments" are typically uses that provide transient, short-term lodging spaces, rooms, or parcels and their operations are essentially service-oriented. For example, hotel/motel accommodations, resorts, recreational vehicle and camping parks, and other primarily service-oriented activities are commercial planned unit developments . COMMERCIAL USE: "Commercial use" means the principal use of land or buildings for the sale, lease, rental, or trade of products, goods, and services. COMMISSIONER: "Commissioner" means the commissioner of the Department of Natural Resources . • DECK: "Deck" means a horizontal, unenclosed platform with or without attached railings, seats, trellises, or other features, attached or functionally related to a principal use or site and at any point extending more than thirty inches above ground. DWELLING SITE: "Dwelling site" means a designated location for residential use by one or more persons using temporary or movable shelter, including camping and recreational vehicle sites . DWELLING UNIT: "Dwelling unit" means any structure or portion of a structure, or other shelter designed as short-or long-term living quarters for one or more persons, including rental or time-share accommodations such as motel, hotel, rooms and cabins . HARDSHIP : "Hardship" means the same as that term is defined in Minnesota Statutes, Chapter 462 . HEIGHT OF BUILDING: "Height of building" means the vertical distance between the highest adjoining ground level at the building or ten feet above the lowest ground level, whichever is lower, and the highest point of a flat roof or average height of the highest gable of a pitched or hipped roof. INDUSTRIAL USE: "Industrial use" means the use of land or buildings for the production, manufacture, warehousing, storage, 9.185 • '• • ��4� C./') PW � I T 1 nF� Do„ � z cn� oo` z ON � z— z O mo � 73moc" 13v k8Z R -.t X o —1 —i Re I- I- * mr� cmi D U)C)- I- I -Li (N/) WJC) � Z7NOOco � 73 OT Nz N O Z N 0) 1n m 0 --1 0 z W 1 I I I I I I I I I I I I I I I I I 1 I I I11 O &1 I _-r...- 0 0 0 Q Q i, — 1 `st `' ■OI — I — ' s p�p�'gtn 1 • 1071 .f IOT/�L W2 A O ,'_ I _ . _ _ I 2 I / iia �—� I 'r.— Z I NI Ai MIN �!M I :S m-- I i1 0 .. z iiiii 1 0111 =111 rn _ . . I RI O Elm zszioQ ,© R _ a A ----- C, Q MB .. .. .. gt mg _ J tis 'o..,_-,,,.. r, DZ` 'r r` rr ''''' ,.•••73 -/ 6 i, , 10 :::.::.:_" / :.:::sZ= s 8 / a a ,- _at _-4i:......j...---------1 _ _ rs•n \ , ..... ___ ___ _ _ \ , -..,---- __- ___ ,_ _ ___ ____. __ ___ _ _,- \\ L,-J---- ___- ____-- ___ ____ ___ � � _ Iv1MN�1. I I JOHN C. EICHT AND SOCIATES SAXON MOTORS 51TE PAUL MEYER we prepared�W; 'cr„�;'N'my a rect,.; , poem w` N`"" : ______D> PO BOX 368 ELK RIVER,MN 55330 PLAN ARCHITECTS, INC. as that I am.day licensed NcNt.ct WSW the ADDITION PM�. 15650 36TH AVE NO #170 "" the '°b A PHONE(763)-633-3600 Y' '�NOD 112"m PLYMOUTH, MN. 55446 PAUL MEYER DESIGN FAX n63}633 3601 BUILDINGS 1703811VVY 10 im .3/23/o2 (763)-557-9081 signed BUILD ELK RIVER, MN 55330 i FAX FAX 557-9233 Dot. L1o.n..No. 4161E DATE RECEIVED -aa � _ FILE COPY • • • 46' / / 4' 3'-4' 26-V / 6' / G. a i° + '--• --, I--- \ 1 1 1 1 Q 4) I y HU 1 ® o . 1 xp I 1 1 It "'o:^ cS•:2^7..!:^::rrr�;:- .-^:cn:.:ec;•; ^r::x:':,^m.+:^_:2:2:sr:: : I $ Q ® I It -4 v, 1 1) -ii \ ti f 1 1 1 1 4 G 1 1 I # a a 1 1 Zi 1 Q O � 1 I I _ __ _ _ N a o \— r q 2z 1— — — 2r_r— r s' 70 1 1 i 4 ® 1 1 1 N • Q C G' 10 4' W 19'-6' n= 23'-4' _ b _I '=s-aa-c-} -c- .::4ivisir,.:i•:{.}:^.:Sti:K•\?:•aYiXM.m'A O • Al "1 H(L Li.-1 T. g 1 EI 4: i f S 1 I ,4 io I,2' 3'4 2' Ig Q t /1 JOHN C.WEICHT ANDASSOCIATES SAXON MOTORS- FIRST PAUL MEYERroe pommel Plmr N'ociac.lion.or deport ,, 'hi'one „ poem" MOM a. >.i PO.BOX 368 EIB RIVER,MN.55330 ADDITION FLOOR PLAN ARCHITECTS, INC. one uwt I.m.ever utrw.e Wiled under the {� +.+ M.�. 15650 36TH AVE NO /170 b.s of the of 1enw.o� ti N g A PIIONB & "Norm :n/o> PAUL MEYER FAX 061-633-3601 I HWY. I 0 N.W. %. PLYMOUTH, MN. O #1 BUILDINGS ue ep/at (763)-557-9081 ;Ian.d Bu LD ELK RIVER, MN 55330 - „ � FAX 557-9233Dole U.....H.. 2111e DATE RECEIVED FILE- COPY �- -0 Z -- • 110 • ' 4e' 36' 6 6 ` 3d' 3r4' 6-0' /V . K 0�ii rn o ` —1 O 70 a8 19'-5' / 17'-3' / i1'iUIL 1 Ts' 1 11'-4' • F 19 JOHN C.[NEICHT AND SSOCIATES SAXON MOTORS SECOND PAUL MEYER 1 pre aced m•orat index m'drool supervision""°"`v. I""` tome P.O.BOX 368 EIA 5533D FLOOR PLAN ARCHITECTS, INC. and thot 1 am o duly Ucwwd Profiled md.r the N ADDITION s,, ,��, 15650 36TH AVE NO #170 �'d slats of�'""o°°. PHONE(7631633 36(10 ,S NOTED 4/02PAUL MEYER FAX 0631-633-3601 I703811WY I0 N.W. �.. PLYMOUTH. MN. 55446 DESIGN BUILDINGS sm 171Mt (763)-557-9081 Signed Bulla ELK RIVER, MN 55330brie - FAx 557-9233 D,,. Mons.No. 21616 • • • 111111111 111111 r pimp ' v - • • -' r ,d , ,T, . -. r ti ,t_ NL J.: �M1'1 Nrf likilib r \--c7 - v^int-- j i- ,_-, 1i. .1.14.1.1S! f- % is .. '•'• ' M r 11t! t 1 it I fJ • ,1 1,331 I I no. - r I n 1 A rI - ,,,,�, .. -In,o4,, . ,ti-.f J ir 111111 Mi MI 0 J 0r , [ 0 . rr ..., } ryA v11.1 771 ii CD I' L 0 0 Z Z ziA r 0 0 7.71 4 O 4 L VI I L - - -,-J_-,.,.:r,-may 7' Q .. ' E - ' ,'' =''). l td \r -r L _ L 771 111111111111111111111 11 JOHN C.WEICHT ANDSSOCIATM SAXON MOTORS ELEVATIONS PAUL MEYER I hereby codify that hi'woe prepense by ms or,,n&my direct°supervision `p""` moos PO BOX 368 ELK RIVER,MN.55330 ADDITION ARCHITECTS, INC. and may moue I am a da.d/abbotands m. ro a+ 1+r Deo 15650 36TH AVE NO 170 lam of the date d tthwu.ota N $ ( PHONE(763}633 3600 AS NOTED /n/nbrew PLYMOUTH. MN. 55446 PAUL MEYER t DESIGN FAX(7631-633-3601BUILDINGS 17038 HWY. 10 N.W. Mt 7/is702 (763)-557-9081 Vaned BUILD ELK RIVER, MN 55330 VSAM FAX 557-9233 Dot. Lb.n.. No. 41.1E DATEREC EVD FILE. COPY • • 0 1 1 I , I 1 I . '` 1 )' 1 1 -1 \ 1 1 1 / I\ \ ► 1 1 \ \ Ii 1 1 1 1 \ `-1 I I 1 �I I I I ► 1 V 1 1 1 1 1 1 1 1 1 1 . 1 1 11 1 1 •1 iFill 1 1 1 1 1 11 `� � 1 1 P$ E I I I Ili:* I 111,4 1 I � I I I 915% I 51 1 �p It 1 O 11 . I I 1 a 4 01 Q 0O I I I Ill I .... .—Tr 1 a -,. .— iii*OD M. * 1St ..A. I i. 4.* I I C7 I. MI 1 11111 Iv �I 1 NI �i ati N N OI • I . •,N 11I~— 1 I a� h I 1 11 sI `�s `" I I I • rn a~ I =� 1 I ���� �;. ii - O \ iM 1 IA 1I I 1 �,'I maw IS OI 1 ?' b ° Phil 1 0 1 .�.— --1 I \Q� ��\` _ '4 °I --- -- .4- I� j1 1 Wail I OI 1 se 1>44,0 1 cso ea' 6;9 \S 0,l A t,...1_ ol Aels,,,, ,,. 41474 - , 4 . 40 L .: • • se : m 4\i ,_ i ,41kik - , 471,0........btacary.H. coegoo,' AVILer,„' .. #1°- 11:if*1, "SI 1 i P' '/`N N ci I re s:s:�}__x. --+ v• -0....� ^� I •1 ,1 1 r P' I 8L� 1i1 1 '40 156 i'.1 /, / ,. y 0 .I+ ;? 7I O I ; I I, 1 .z �� std a \\\\\\\\ - -� 4 - i �' `8 � -r\ *\ . ____„\\\\\„. SIN � ' - N........- \ � mr, ...., , .........,......... N 1.,, ._____„.1_, / ► 0 / /' \\ \ 1• O / \ \ \ %(1 j 4 I I I I G O ,,fit r�. x x as4sy ._520 ii 4 M I f^ a SS G o :, i I IR G e y M .A 111111 1 - 1 1111 O = ___. :3 .__ z , � 2 c ,. . 3 i o' g I3' ig c a g 1 ifi3 %I$ 3 9 2 G I hereby certify that this plan, spec- DATE: 7/15/02 ND DATE DESCRIPTION \(VSAXON MOTORS John Oliver & Associates, Inc. incation, or report was prepared by cans Infamy-kw,Lend Surveying.Land Planning me or under my direct supervision DESIGN BY: RDA zz 580 Dodge Avenue and thot I am a duly Licensed Prof- DRAWN BY: DCP ELK RIVER, MN 21k Riven Minnesota 56330 essional En sneer under the lows of �i 783-441-2072 FAX 783-441-6866 the state of Minnesota. CHECKED BY: TM CONSTRUCTION PLANSDWG: 6799-UTL.DWG Offices to irk River. BurnevicLe and Brooklyn Center, Minnesota Signature: TEXT: NONE -P UTILITY PLAN Dote: 08/15/02 Reg. No. 16733 FILE NO.: 6799-1 DATE RECEIVED FILE COPY s - A-E--v 2, - - - - - - - - -- - - - \ \ ` ` /, LEGEND N - — — _ _ _ an \\% �\\ / / —�-- Existing Contours \ 11 C\ —898� Proposed contours O � } / x 100.0 Existing Spot Elewlions v \ D \_-' /, \ // x 75.5 Proposed Spot Elevation n,Ni • \ .' ✓ /� \ \ / / �..-.. Sit fence — — —eL — — • v i�%�-s \ // Grading Limits 0 50 MO 150 U . +� / • — r — es— to - •litkalla:1\: /' 4—E. Drainage Slope SCALE N FEET _ - - p \ —w—u— Proposed Storrs Saws • - - -----•- •, _ _T _l, , B \ �M Drainage Dteetbn �� wG \ •s �,�/ �t,\ b i .rr�f ....... Rock Construction Entrance c 0.N 1° Mk ///i a� y b. \ SEE NOTE S A.l• , RE RESTORATION o� t�di. �' -� �\ ♦, I � i j� ,/1` w R. '�, , 13® \ • 1 �;p� 0.�� \ NOTE Et — _ • l Q ‘,..%1, - A �� - — — — — — 17 e •Al a4.+. 0 p �, \ ALL SPOT ELEVATIONS ARE TO TOP OF CURB UNLESS NOTED OTHERWISE. 3 N c II! aI11 / F1'•t''- PRIG' ��, Nt L �� / RESTORATION of ALL NON PAVED DISTURBED AREAS SHALL BE w/MNDOT 3876wl Z I _SLES A l / TO�- r / TEMPORARY SEED MIXTURE 1308 AND 4' OF SALVAGED TOPSOIL SLOPES IN EXCESS 1�'� ` > // OF 5:1 SHALL RECEIVE WOOD FIBER BLANKET MNDOT 3885 CATEGORY 3 - ALL r.7 Jrs>. ,I� 1 ��` / OTHER AREAS SHALL RECEIVE TYPE I MULCH MNDOT 3882. ALL TEMPORARY 1 RESTORATION SHALL BE COMPLETED WITHIN 14 DAYS OF COMPLETION OF ROUGH ,. G P aTB� �� �� dGRADING AND SHALL BE COMPLETED IN ACCORDANCE w/THE PROVISIONS OF MNDOT -- �� \ 2575. PERMANENT RESTORATION SHALL BE BY OTHERS IN ACCORDANCE w/A Z Z !x' z -�� r T'% \ LANDSCAPE PLAN. �+ 3 w is w_ -- iiii N 1LiiiiiHNIII14. • 80 ''�O .I�.. ° a4-0..,411.:'\.) o O u o ' __ -1' M 0 \ \ NOTE 1 .1 \ / ALL NEW STORM SEWER STRUCTURES SHALL BE 4'DIA SLAB TOP EXCEPT AS NOTED o.o c P`oin ��= ��- r tt \ 1 w/NEENAH R 2503 CASTING. ALL INLETS SHALL RECEIVE INLET PROTECTION k o.°.eL 3 m NIFT PROTECTION '^. ' J 7 LOCATKNS ��_ �I I it t `/ o°a a {!�_ N�,�I' \\ \ \ naw u5 _ li • O 0. iiill 0: APPARENT HIGH PONTli — a ii $ \ .c Y v v • (MATCH) - - ill o ooo cot o -,,6c� u�i 1�co (EXISTING) FTE 864.76 WI � y • .# No \ • `o•IE 670.40 \REMOVE CASTING EXISTINGBUILDING - oc i ' w• cADJUST RNGS t TOP 1 16676 sf _ // a. c too _•F!1 NEW TOP • 352 PARKING ST^S Q" \ ••.Y`o" i o SLAB t CASTING. 1 -/� tik 4� -._E o•5 ibNEENAN R-2503EN IIIt ADJUST RINGS 1 i �d - - �% I if \ V4 i .- CB 104-zTdA. / ,� \ o �.iJ- - - - - - Ta _ / t RE 663.70 ,� — — H m •Mo r o s. $ E llOL00 �- ! - .�! f` Oi r• Jc00 01 O _ ..� Mitt iT yr+� „ t o . 1 Pi i 4 4' . e.. �� x,73 �Il f ,NAV a j' N I NI' of• i — �•/ ��f .." _ O c to to `q c^ ( +I L' Ir I • 1 \t H �V �fig, 1 Ir yL ; �: .. �y IT/4 _ i \, f , ._ ________, H �4 Y FF 604.26 'i •% \ • •'t ° �'( ayr Z f1 1 riiii.Jiirii iiiIII•� 'T • fil r1 \t aa7 . RE t184.26 ., 111111WIDI! P.r..."--- a l• AI j�� 1 ' �� - """.` % Q IAN 102 11\111111111111111111 sr. eWn od IE 679.6vasE orf C- `,III,- •------ ---w.__�-:-_E Ctalit SM"4"i ��G101 yt._ .. _ _• _ .. _ .._. . _ .. - .,t ./— . . — .. _ . . _ _ WA MC 1782-4. 2-26 NAIL ',. / I _� (////,,,/ W it \, it t > i\.\ 0..". Q W \ Fr 1� \ Alg.�' t 0 W 0 a W l �1 • i \ o,V > U Z ii t Vii- * i ''\ En w ID �� 1 as ••` 0 SHEET NO. / OF 4