Loading...
5.5. PCSR 05-13-2008~i City of Elk .~-_~ River City of Elk River Item Number REQUEST FOR PLANNING COMMISION 5.5 ACTIO N Agenda Section Meeting Date Prepared by Plannin Items Ma 13, 2008 exem Barnhart, Plannin Mana er Item Description Reviewed by Request by Kinghorn Construction to allow church in R1b zoning district (Alliance Community Church) Public hearing case# CU08-09 Action Requested Staff recommends that the Planning Commission recommend approval of the Conditional Use permit and improvements outlined in plans dated July 31, 2006 with the following conditions: 1. A letter of credit in the amount of $50,000 shall be provided as a guarantee for the .completion of the site improvements. 2. Fire department comments shall be addressed. 3. The applicant shall complete Soil correction as per Rebecca Haug, City Environmental Administrator's memo dated August 3, 2006. 4. Lighting Plan shall be provided ,including: a. Photometric plan be prepared to verify no light spilling at ground level onto adjacent properties b. Light level be no more than 1 foot candle c. Lights be of a shoebox design and no more than 30 feet above grade. Introduction The applicant desires to develop the property and construct an approximately 33,000 square foot church on the property. Attachments • Location Map • Staff. comment letter dated April 14, 2008 • Memo from Fire Chief dated April 9, 2008 • Applicant narrative dated March 31, 2008 • Site Plans dated May 2, 2008 • Elevation drawings May 2, 2008 S:\PLANNING MAIN\case Files\CUP\CU 08-09 Alliance Church\Staff Report to PC 5-13-U8.doc Case File: CU 08-09 Page 2 Alliance Church Zoning: R1b Adjacent N - R1b Zoning: E - R1b S -Business Park W -R1b Site Area: 7.90 acres Floor Area: Building = 32,800 sq ft Parking: Required: 238 stalls Proposed: 247 stalls Land Use: Urban Residential Adjacent N -Urban Residential Land Use: E -Urban Residential S -Light Industrial (across Highway 10) W -Urban Residential Landscape: Required: 42 overstory; 21 ornamental; 20 deciduous Proposed: 43 overstory; 21 ornamental; 21 deciduous Conforms: Land Use Plan -Yes Zoning Code -Yes Subdivision Code -Yes, with conditions 60 Day Rule: Action must be taken on this request by June 1, 2008 Overview In 2006, Alliance Church received Conditional Use Permit approval to construct a church at the above referenced property. The church will include a worship center, offices and classrooms. A detached garage and ball field will be located on the north side of the site. The worship space will seat approximately 714 people on the main floor. The Church is proposing some changes to the elevations. Alight brown brick will be the dominant element, with light colored E.I.F.S above the entrances on the North, South, and West elevations. The main portion of the roof will be about 22 feet high, with the decorative elements approximately 30 feet high. No changes to the garage are proposed from the original approval: The garage will feature hardi- plank siding, painted to match the principle structure. Proposal S:\PLANNING MAIN\Case Files\CUP\CU 08-09 Alliance Church\Staff Report to PC 5-13-08.doc Case File: CU U8-09 Page 3 Alliance Church A church is considered an institutional land use. An institutional use is a conditional use in the R1b zoning district. The CUP provides the City and adjacent property owners an opportunity to review a use for potential negative impacts. In the case of worship centers, potential impacts generally include traffic, noise, and light from parking lots. Parking and Circulation Access. Access to the church will be via a single new access off of 185`'' Pa_ rking, The parking requirements for the church are based on the number of seats: Assembly/ churches: 1 parking space per 3 seats. There are 714 seats in the main auditorium, requiring 238 parking spaces. The site plan shows 247 parking spaces, including 8 handicapped spaces, meeting the requirement. The parking is provided generally on the north and south sides of the building, with adrive-thru drop off area immediately on the west side of the building. There are two parking lot islands throughout the parking lots, which all include over story trees, consistent with the development regulations. The parking lot islands in the rear axe proposed to be exchanged with striped islands, which the Council approved in 2006. The striping may not be characteristic of the Councils recent goal of improving image throughout the City. No detail is provided for parking lot lighting. Staff would recommend a condition be imposed that a photometric plan be provided to verify that no light will spill into adjacent residential properties, that the lights do not exceed 30 feet and the lights be of a shoebox design to minimize impact on adjacent properties. Landscaping Sheet A1.2 includes the landscaping plan for the proposed church. The plan calls for the addition of 22 overstory trees, 11 ornamental trees, and 11 evergreen trees. The number of trees is consistent with the landscaping requirements. Staff supports the landscaping as proposed. Gradin4, Drainage and Utilities Storm water. Storm water will be distributed to the storm water pond on the north side of the north parking lot via two methods. Storm water falling on the east side of the church will be collected in a series of catch basins in the eastern drive and piped to the storm water pond. All other water will sheet flow to the pond. The northern edge of the parking lot does not show a concrete curb. Staff would recommend a concrete edge. This will define the edge of the pavement, while allowing water to continue to flow over the edge without concentration. The proposed ball field will serve as a secondary storm water pond, to be used during back to back 100 year precipitation events. S:\PLANNING MAIN\Case Files\CUP\CU 08-09 Alliance Church\Staff Report to PC 5-13-08.doc Case File: CU 08-09 Page 4 Alliance Church Water. Water supply will be extended from the east in two locations; from 186t" Avenue via the Riverplace development. This line will extend along the future road and connect to a line being extended from 185`'' Avenue. The domestic service will be provided from this line. Fire hydrants will be provided near the NW corner of the building, and at the SW corner of the site. Sanitary Sewer. Sanitary sewer will flow via gravity to the existing trunk in 186`" Avenue NW. This trunk will be extended to the west, for future connection and development. Soil Correction There has been some evidence that contaminated soil needs to be cleaned up prior to construction. Staff recommends that a condition be included that clearly denotes this requirement. Fire Department Through the review of the site plan, the Fire Department has generated several comments, including: The water main should be looped through the complex, and a hydrant added to the west end of the water main extended along 185`" Avenue. Maintenance and snow removal will need to be identified prior to construction, specifically the drive lane along the east side of the building. This drive is necessary for fire protection and access. Standards for Issuance of a Conditional Use Permit (Section 30-654) The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: lY/ill not endanger, injure 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 neighborhood or the city. The land use proposed does not appear to negatively impact adjacent properties. As noted above, impacts are generally found from the traffic, noise, or lighting standpoint. The majority of traffic will utilize 185`" avenue NW. The lighting can be controlled through the conditions recommended. 2. 1-Ylill be consistent with the comprehensive plan. The comprehensive plan outlines the property for residential. While a church is not a residential use, it is generally considered appropriate for a residential district, and often desirable as a neighborhood center, or meeting place. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The provision of an easement between the pond and the ball field will allow connection of 186`" Avenue NW to points west and south. No other evidence has been found that suggests that the project impedes surrounding property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, avater and sewer systems, parks and schools; and will not, in particular, create tra~c congestion or interference with traf~ic on adjacent and neighboring public thoroughfares. S:\PLANNING MAIN\Case Files\CUP\CU 08-09 Alliance Church\Staff Report to PC 5-13-08.doc Case File: CU 08-09 Page 5 Alliance Church The provision of the storm water facilities and extension of the water supply system to serve the property alleviate some concern from the provision of public utility standpoint. No other improvements are deemed necessary. 5. Dill not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or ~nbrations. Based on the review of the site plan, and the general knowledge about the proposed church, it does not appear that the neighboring properties will be subjected to activities that are of a negative nature, including noise, smoke, fumes, odors, etc. Traffic will be routed to 185th avenue, and is expected to peak on Sundays, Saturdays, and Wednesdays. To date, staff has not received any comments for or against the request. 6. lY>ill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The site is currently a large open field, with minimal trees. The site, once improvements are completed, will feature more trees than original. 7. Dill fully comply 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 city. It does not appear that the applicants are wishing a variance from any requirement of the city. 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. Planning Commission Action Motion by Second by Vote Follow Up S:\PLANNING MAIN\Case Files\CUP\CU 08-0) Alliance Church\Staff Report to PC 5-13-O8.doc '~ ~ o - ~ ~\ ~ `~, I v l l ~~ i I ~ ~ ~ ~, ~J G~ E~~ ~ I `~, , ,y , 1' S'y it LIB ~ ~ R°~ SITE ~ ~ ~ -~- ~ Po EN~ ~~ ~~86t1 AvE ~ ~ a i ' ~ ~y I R~~ > ~ I °6tr~ A t ~ ~ ~ ~~-1.. Ri z ~ ~ w ~ c, ~ ,~~- ~ 1 ~ Q ~ Rp~AN " i ; ~~ ~ GELS- ,~µ ~ ~ a v v~ u J ! J ~ ~ r ~ ~~ X p lAL~ o~ , k 1 ~ r- - Fo M RC \~ I ~ ~ ~ - - -~ - ~ - ~ ~ BUSINESS CErI iER GF ~ ~~ i I ~ ~ I, ~ ~ ~ ~ I c a n i, COUNTY ~ Y ~'.~; ~ j ~ ~ COURT j oOUNT~N,(Ij~v. i %% lip HOUSE 'i - ~ ~R~¢1~E g ~ J ; ~~~ ~ ~ ~~ ~r~.1 a g i" ATE ' ~ ~ ~, CE I ,a I ~i ~ ~ ~~ ' - ~_~~~~ AvE ~;I I '~ ~~ ~~ I ~' i ~ ~~ ~ ~ ~a ~, I ~ i~ _~ ~~ ~ ~~fi' c " PNr'` I ~ I til E I ~ ~ ~ r R ll~ _,, Y fS w ~ cy ~ $ ~eN'Ce ~ ~-~t-~1 R ~ Iw TRY ~ h~~~ _ ~ ' ~i `. N ~~ ~ I ~ E I°I°nd bvE ~ \~121s ~.IG~~ ~ ~~t,R I~ ~~ ~ ~ 121=t v I ~ i I I ~ ~- U i l ~, ~ G y~ -- ~ ~ I ~1 ~~ i ~ - I, ~Dt'n 14 /E~ I ~ I'10 ~-%~ ~ ~-~ !~,~~Ji ~ ~ ~ ~ '1 "~ ~ ~ I ~ I I ~ ~ ~ VIEW ~ i „ i - , ~ ~ ~ L0 N~Rl ~ ~'G i ~ I ~._ r. ~ '-1 ~ ' ~i ~ ~ , ~ ~ I ~~ ~ ~ ' ~ ' ~ ~ ~, W s vie . ~ z I . O ~ r ~ o i ~ ~~ ' ~~~ ~I ~ ~~~~ , `i ~' cL ~ U j PARK v ~ I Private Drives ~~ Location Map Ci ty of El -~.~. R1Ver Case Number: CU 08-09 ALLIANCE CHURCH H r 71 7 1 a Alliance Community Church Alliance Community Church of 829 School Street, Elk River, was founded in 1971.Our church is affiliated with the Christian & Missionary Alliance. The Christian & Missionary Alliance denomination has been in existence for over 100 years. The Nowthen Alliance Church was instrumental in starting Alliance Community Church. A church building was built on 829 School Street in the early 1970's. A private Christian school was added to the church in 1978. In 1981, Alliance Community began the process of adding to the building, "Phase I," which included; a small gymnasium, classrooms and restrooms locker rooms. As the church and school grew in numbers, there again was a need for expansion in the 1990's. "Phase II" was started and completed in the late 1990's. "Phase II" included new office spaces, afull-sized gymnasium, some classrooms and additional needed space. The completion of the "Phase II" building project is our present facility. Alliance Community has built these additions debt free, with a commitment to "pay as you go." Today, Alliance Community Church and Rivers Christian Academy continue to have space & growth issues. As the city experiences a growing population, we have seen an increase of visitors and those in attendance in our services. In 2001, Rivers Christian Academy became its own identity and received its own tax exemption status. Alliance Community Church, alone, will move to the new facility as Rivers Christian Academy has its own individual plans for expansion. Pastor Paul Salfrank has served as senior pastor for Alliance Community since 1990. We have 103 members and 200 families that attend weekly services with an average Sunday morning attendance of 335. Our Sunday morning service attendance has grown from 65 in 1971 to 335 in 2006. One of our core values in ministry is to serve God by serving our community and the world around us. We have a variety of outreaches that minister to all ages from nursery age to adults. Alliance Community supports two churches within our body: Signs of Grace Deaf Church and lglesia Luz De Cristo (Spanish Church). Each of these ministries are small, but are growing in outreach to our community. We also support many local, regional, and worldwide ministries. Gateway Church is the name we will be adopting as we move into our new facility located on Hwy. 10. The name is symbolic not only of our geographical location, but of what we believe God wants to do through our church and the rest of our community. RECEIVED MAR 311008 City of .. Elk River 13065 Orono Pazkway Elk River, MN 55330 April 14~, 2008 Kinghorn Construction VIA EMAIL Attn: Grady Kinghorn Johns@kinghornco.com 14198 Northdale Blvd Rogers, MN 55374 RE: Alliance Church NIr. Kinghorn, The City has received and completed its review of the proposed Alliance Church building at 13913 185th. While I understand the primary change from the original approved proposal regards the building architecture, I must revisit all issues identified during the oribinal review in 2006 to ensure there is no miscommunication. At this time, after careful review of the project, city staff, including its engineer, public works, planning and fire department have prepared comments for your consideration. These comments will also be forwarded to the Planning Commission and City Council as they review the projects. Staff has made every attempt to be thorough; however, as review continues, items or issues needing attention may be identified for clarification/ resolution. Architecture 1. It appears that the exterior building materials are predominately brick, with E.F.I.S accents near the entrances. Please confirm. Please be prepared to outline the provide samples of the proposed building materials during the Planning and City Council meetings. Landscaping 2. Please provide a landscaping plan. After review of the original landscaping plan, staff noted that based on the Landscaping Ordinance, an additional 20 over story, 10 ornamental, and 9 evergreen trees are required. The parking lot trees should be over story. I would suggest a row of shrubbery along the south side of the front parking lot as a headlight screen. 3. The site plan indicates striped parking lot islands on both the front and rear parking areas. The Council did, at their meeting on August 21, 2006 allow the rear islands be striped, they did not waive the requirement for the front islands. It should be noted that since the original approval, the Council has identified a need to enhance the image of the city, and I believe that landscaping enhancements improve the imagine. I will recommend the rear parking lots include curbed islands. You are welcome to request a waiver. Utilities 4. Where will the electrical transformer be located. Landscaping should be located to help screen the unit. Kinghom Construction, Alliance Church April 14, 2008 Fire Department 5. The water main will need to be looped through the site for fire protection. 6. Please verify the distance between each fire hydrant and the center of the building. It appears an additional fire hydrant will be necessary on the SW corner of the site. 7. An easement needs to be provided over the private drive area if that road is to be used as a fire access road. Additional maintenance responsibilities (snow removal) will need to be identified. Environmental 8. Due to the past use of the property, all contaminated soils will need to be remediated appropriately. Engineering 9. Since a plat is not proposed, it is appropriate to provide an easement for street, utility and drainage purposes across the property from east to west at the 186 Avenue aliglunent in Riverplace. At some point in the future, this area will all be developed and there should be continuity between neighborhoods so that snowplows, school buses, and other essential services do not have to go into each neighborhood and then back out onto the frontage road, but rather, can make a trip through the neighborhoods. When this road is extended across the church property, one of the access points onto 185 Avenue should be closed. It would seem that the easterly access would be the most likely to be closed, allowing the westerly one to be remain open which leads to the front door of the church. 10. We have received the preliminary drainage calculations although they have not been reviewed at this point. The grading plan shows a pond located at the northerly portion of the site. If the pond does not have an outlet, it will need to be designed for two 100-year back-to-back storms or a 10-day snowmelt, whichever is more severe. 11. An easement for street, utility and drainage purposes should be provided along 185, to preserve the necessary right-of--way. 12. As with the Riverplace development, we will require the developers of the church to construct 185 Avenue along their frontage including a detached bituminous trail. 13. The site is proposed to be served by sanitary sewer and water from the Riverplace development Sanitary sewer is shown extended from the 186 Avenue dead end up the private drive to service the church. An analysis will have to be made to determine whether or not sanitary sewer needs to be extended across the site for serving propertiy on the west side of the church site. 14. Watertnain is extended from 186 Avenue northerly along the private drive to 185 Avenue. Watermain will need to be extended westerly along 185 Avenue ending a hydrant prior to the street being reconstnicted. Watennain will also need to be extended on the 186 Avenue corridor westerly across the church property for service of property further to the west. There are two hydrants proposed on the site; one at the southeast corner of the building and one at the northwest comer of the building. These locations will need to be reviewed by the Fire Department 15. A public easement for utility and drainage purposes will need to be granted by the owner of the private drive to the City of Elk River for the construction and maintenance of public utilities. The owner of the private drive will also have to provide a private easement to the church for access and maintenance of the storm drainage system. Kinghom COIIStrIlCtlOn, Alliance Church April 14, 2008 16. The site will need a NPDES permit and a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP needs to be in an 8 '/2"x11" format signed by the owner, developer and contractor. Proof of application for the NPDES permit, together with the SWPPP will need to be submitted, reviewed and approved prior to issuance of a building permit. Plat 17. I note the property is not platted. The Zoning Ordinance, Section 30-604 (d) does NOT require the property to be platted. Lets use the comments above as an outline to a meeting, hopefully in the next week or so. We can go over them item by item, to make sure all issues are addressed before the Planning Commission meeting on May 13s'. Please do not hesitate to call if you have any questions. I can be reached at 763/ 635-1034. Sincerely, Jeremy Barnhart, AICP Planning Manager K1Ver MEMORANDUM TO: Sheila Cartney, Senior Planner FROM: Bruce A. West, Fire Chief DATE: April 9, 2008 SUBJECT: Site Plan Review Meeting of Wednesday, April 9, 2008 The site plan review committee met on Wednesday, April 9, 2008 and I would like to make the following comments: 1. Variance to Lot Size - V08-04 Ray Christensen The Fire Department has no concerns. 2. CUP Horses - CU 08-10 Pam Rorwick The Fire Department has no concerns. 3. CUP Mining - CU 08-08 Jason Bebeau The Fire Department has no concerns. 4. CUP "Amendment" - CU 08-09 Alliance Church The Fire Department has previously met with the applicant Alliance Church and discussions surrounded emergency vehicle access to the proposed site. The current site plan dated 3/6/08 shows one entrance 'and exit to the proposed site located on the west side of the property. This single access is a Fire Department concern for emergency vehicle access and shall be addressed. A single emergency vehicle access to the proposed site was expressed as a Fire Department concern in our previous conversations and meetings with Alliance Church representatives. 5. Variance Setback - V08-05 H, Development The Fire Department has no concerns at this time. Site Plan Review - SP 08-07 Sportech One additional fire hydrant shall be located on the southeast area of the proposed new Sportech building as designated to Terry Mauer, Public Works Director. The applicant Sportech is proposing a 40,000 square foot future addition and the applicant must plan for and maintain a Fire Department access road into their future expansion considerations. The addition must include a designated fire lane as approved by the Elk River Fire Department. The new 80,000 square foot Sportech building has acceptable designated fire lanes and any future expansion must also include designated fire lanes as approved by the Elk River Fire Department. If you have any other questions, please feel free to call me at the Elk River Fire Department at 763.635.1105. Alliance Community Church Alliance Community Church of 829 School Street, Elk River, was founded in 1971. Our church is affiliated with the Christian & Missionary Alliance. The Christian & Missionary Alliance denomination has been in existence for over 100 years. The Nowthen Alliance Church was instrumental in starting Alliance Community Church. A church building was built on 829 School Street in the early 1970's. A private Christian school was added to the church in 1978. In 1981, Alliance Community began the process of adding to the building, "Phase I," which included; a small gymnasium, classrooms and restrooms locker rooms. As the church and school grew in numbers, there again was a need for expansion in the 1990's. "Phase II" was started and completed in the late 1990's. "Phase II" included new office spaces, afull-sized gymnasium, some classrooms and additional needed space. The completion of the "Phase II" building project is our present facility. Alliance Community has built these additions debt free, with a commitment to "pay as you go." Today, Alliance Community Church and Rivers Christian Academy continue to have space & growth issues. As the city experiences a growing population, we have seen an increase of visitors and those in attendance in our services. In 2001, Rivers Christian Academy became its own identity and received its own tax exemption status. Alliance Community Church, alone, will move to the new facility as Rivers Christian Academy has its own individual plans for expansion. Pastor Paul Salfrank has served as senior pastor for Alliance Community since 1990. We have 103 members and 200 families that attend weekly services with an average Sunday morning attendance of 335. Our Sunday morning service attendance has grown from 65 in 1971 to 335 in 2006. One of our core values in ministry is to serve God by serving our community and the world around us. We have a variety of outreaches that minister to all ages from nursery age to adults. Alliance Community supports two churches within our body: Signs of Grace Deaf Church and lglesia Luz De Cristo (Spanish Church). Each of these ministries are small, but are growing in outreach to our community. We also support many local, regional, and worldwide ministries. Gateway Church is the name we will be adopting as we move into our new facility located on Hwy. 10. The name is symbolic not only of our geographical location, but of what we believe God wants to do through our church and the rest of our community. RECEIVED MAR 311008 z O ---i rn r rn D ~_ O z O --i O z O z rn rn D -~ rn r rn G D -~ O z O --i O z O z rn OO -i rn r rn D ~_ O z O ~_ O z O z rn rn rn r rn D ~_ O z O -~ O z O z rn i .spa I II fi ------------ -- I i ----r--. . 3~ ~~ I i ~ ~ I 1 ~. I ~~ ~ I ~ , ! I ~ ff a a 6 a ~-i ~ :1'~' ~~? ;-~ ;-~ ;-~ ;--~ ;-~ i ;-I ;-i ;-~ '-I ;-1 ;~ ;-~ ;-~ ;~ i--i _ ~J ~J ~J V ~J n'1 ~ u_~ ;-i ;-I '-i ;-i '-i I x r ;-i ;-I '-i ;-I ;-I °_~ ~ 3 ;~ ;--i ;-~ ;-I ;~ V`JV V V D i1 i1 i1 i1 i1 ~J ~J ~J ~J ~J z r ~ ~~ ~ ~ m ~~ r z ~ ~ ~ ,~ ~~ ~ ~ i ~ iii r.~i `}` v( v` v` y< yS r----T-T----T- „1` ~ ~ ~ ~ i I f -1 O° .. i~~i ' % I i i r- t~ Q ~ ~ F=~ ! I ~ _ F-ti ~ i - lCL ~ -~ f-~i i ~ i~,i r ~ ~~ I L ~ i ; i i ~$la~ I i~ i i ~ I I I 1 ' ~ ~ i i i , ~ ~ Z I= i F~ i 5 1~ i i i ~ ~~' ~ ~ i I I I ~ i i ~ ~~` ~ ~~ ~ . ~ ~ ~ ~ ~ ~~ '~y® ~ ; ~ ~ I i ~ --r--r--r--r--~ -- -- -- -- -- ~ I r r r r r r-r-r--r--r ~Ii =BFI F~FI FI aI Gl RI=1=lalald % ij ".zL7" \ 1 ~ ~, _•' ''I I~ ~ ~ ~ i i i i..~ ~` I I Sri i i i i ~ I ~ f ~ ~ ~ i7 Y' ~ ! _ ! -e ~ i. _ ~J ~ 1 ~ ~ ~ ~ i 1 I 1 1 ' L_J -J _ ~ ~ M1q, ViVMM 30:Iivi Ni .____scY-~w.Ima~_-_~-__ N ______ T- r--------a ~ --I I I ~ ~ I I ~ ~ I it ~ I I I it I I --_ I ~ ~ it ~ ~ I I ~ \ ~ ~i it l i ~ ~` I ~I~I~ ~ ~a~ I~ ~I I ~~ ~ I ~II\ ~ ~ II ~ ~ I ~8~ I I ~ `iil `------ --I~ jI o I ~~a4 I I r,I ~ I it ~ I ~il~ ~~~ I .I II ~I i ~~s ~~A ~~3~ I I I ~ I \ ~I I ~~ ~ ~ I °' Y _,__ ~ ~ ~i I z_ ~ ~ < I 1 I [ ~ m I ---~--j Z L j I ~ m -- I Cg I ~ ~ r I I ~- I ~ D I~ I I -----n--~ m I r I I m I IZ I w ~ I I~ I ~---...~-..q--- ~ I I- I 1as I ~ ~ N i LA --~- - - - - --I ~ gf I I I I ~ I I -J !~~ I - i~l 186TH .. ~. ..«..~in, ««. 7 .im»~mn > ...-- -AVE. N.W. LL,, it I I ~~ ~ ~ I I ------~ I N} ~~ [ I L s, ~~ I ------, o~ l m. I D '' ~ `, ;m I i r ; ------~ I I I ,,1 ~ i' a~ I ~, I ° I ~ i9~i I m I ~--- Z i ( ~ 11 ' ~ ii ~g °' ~ I ~ r ~ I A , I ~ r , _ `~; ~.------1 I < I ~' ~ ~' ~ ~ ~i m l z [ ~ I i ' ~ ~ I .i ~ I I i I i ~ 1 I ~g ~' ~i ,~; ~, i TH NE N.W~ - ASCAL RIVE N.W. e.Y,~' a:>~ ~~ 1 ~~--~ ~ ~' ~J ~ ~~ ® :;~. ~~ ...' ' ,`~ M1 ,~ ": `~ Q 2 rn r rn D --1 Z D r rn W '~~ W N lIv 1 ~v O ~' rn ~- ~ i ~' . rn => ~° m: D O Z i4:, i.. . l .Y. 't'~ ~ i~_: ^~'.., Y V . - n a r ~ _~. m ~'`~ %,. ~w i v r w ,. ~_ 'I 1 pie` ti.r fA~ Y' r.k R.....: .'_. ~~:-~: ~~~ w ;~~ ~,j d;, !:~ i:' k ~~ S ~l @•i! C ;a k 2 rn~ r m < ~. -pi Z ,.~y: t ,j ~~ Y I' D e r ,_:" rn , '~ ,. W + ~~: .,. W .:n: M N~~ ~r . V ~~ I' ~' ~..~ ~i :'. ,fit v~ r` oF~$a V 1 V f: ,y, ~;~y us; ,; ,. ~ ~- - rzi dos} ,,r ~, -. a i? y:;~i m ~: ~i~~~~ ;~ F•n m '. 1 r rn~ D ~ a -1 ~:.,~ r Z r-,F ~ i t n a r m 1' Z O z rn r rn D ~_ O z 'O z rn rn D -I rn r rn D ~_ O z O -a -~ O z O z rn ~ _ ,~ ii I I- ~' - - - ~ ~' -_,~ --_, ~~ 1~ I ....... ~~ _ _T~~_~ ~ ~ I_ _ _T II -__li __ T ii ~- ~t it i~ O C z rn r rn G D ~_ O z O O z O z rn rn N rn r rn D ~_ O z O =-i O z O z rn I II ~ i~ I II I I I '~ I I it i ! ~I _ _ _ _ _ _ _ _ _ _ _ _ _ I i I I I I _ _ _ _ _ I I r__~J t i I I ~~ -----------~--- I I ; I I -----~- I~ I. \ 1 I t ~~ I I i I I I i i i t ~ ff ff E ~- `"~ ~ ~ a . ,?, a I ., . -,,-,,-,,,,-, Y~Y ~ . V V ~J ~J ~J ]l n'9 rn U_ J - - - ,~ , , , , ,~ , , ~ ;-i ;-I ;-i ;-I ;-~ r 3 D ;~ ;-~ ;-~ ;~ ;~ V V V V V i1 i1 i1 i1 i1 i ~J ~J V V V r ~g rn o m ~ ~~ r Z ° - I ~ L r, I ~ S , ~ ~ ~A ' / ~ i ~ __ J ~ I ~1' Ji~r y `~` ~ r~-~ ~ ~~_d ~>. i ~ ~< ; `y< „t i f-T-T_T-I--T-~ yS ~,4/ g ~ ~~ f-~; ! ~ ~ ~ - r- ~ f-r; ~ I ~ I I- E=.5 ~ i i i ~~i I ~ ~ . I I I I I I I I i E s ~-'-{ I ;' ~~; ~ ~ ~ j ~ ~ l II~ItI I I I I I I I i Fi Gii Ulgi=l-ial6la a L__1__1__1_____1__1__1__1__1__1. 1__1__1__ x §~{[ ILy® ` T i IR 11 T T T T E =i S U = ~rT tT FT~i t?IT DT G I I i i i i ~ i~ ~ y I j I 1 i i I i I I I ~ j a ~~ .. II ~ !I I I 1~J I I I I I I I 'I ~ ~ I I._~ ._ ~ . ~ ~ ~ I l_J -J ri ~ <<; i~ ~gI ~V ~ ~i ~ I ~i ~ l / ~ '~ `i7 c~,, ~ z O 2 rn r rn D ~_ O z O ~_ O z O z rn rn D CP rn r rn D ~_ O z O ~_ O z O z rn t1~ O C rn r rn D ~_ O z O ~_ O z O z rn rn --1 rn r rn D -+ O z O ~_ O z O z rn .~.;~ ~ ~ ~ti 1 \) ~~"~ © °; ~~ ..~~.: ~; ~~ ~:' ~~ +; i ~' ;~• ;f, fi O rn r m D O Z n D r rn W `~., W N l iv ty O ~ ~`~:~: •tt ~. ~.. <. s. "'. i ~+~~~t't~'~ M1 x~ _ ~4 °' . ~ ~ !, t1' ,. I ~~;; - - -, ~ :,.. _ - `, ~,~ ,F - Y - ---.--f- .~, ~ [h. C {t .y'5G~ Y~~ ~~~~ ~' ~` rk k ~,. ~.~~; . ~' " ,~. , - ';, ::.,. ~,~: . xr vii ~5{ '~ :.~~ > > ~. :. t'i't ' , D ; ;'; v~ -_ 1'rl r . ~. rn <° D O ~ ~, Z ~... 45 A~,' r~~ rnf'- ,,, i; ~ ~^ W =., `~ s W ~k ~. 'IV ` 5 ~,::; ~; '. Y ,, .; :-~ ~:: ,' ~. 4: -Y~ !:, ~_, S r :: ~. t!1_ O ``= C ~, 2 ~; _, rn ~ `~ r m O z r. {:y- rFS; ~~ ' ^, V , . n D r rn ., W is N~ ~~ V,. 11~ .. ~;:..; Y , O{ ' ' v ~` ~~,` -~ ~},. ~" ~` t' ~~ _ ;, ~,,:. ri m ~ :%'- "~ r ,, < w., ~ --{ .~.: ;~'~ ~~ O f~-, i.' `.. lam.:` "~,'~.~ n rn ~~~ 11 ~ :- -~'. ;', u,. 1