HomeMy WebLinkAbout08-24-211685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.CI.ANDOVER.MN.US
Andover Planning and Zoning Commission
Meeting Agenda
August 24, 2021
Andover City Hall
Council Chambers
7:00 p.m.
1. Call to Order
2. Pledge of Allegiance
3. Approval of Minutes — August 10, 2021 Regular Meeting
4. Public Hearing: Consider Preliminary Plat —Meadows at Nightingale — PID# 22-32-24-
31-0019 — Tamarack Land Development LLC (Applicant)
5. Public Hearing: Consider Rezoning Request — Rezone property from R-1: Single Family
Rural to R-4: Single Family Urban - PID #'s: 23-32-24-41-0001, 23-32-24-42-0003, 23-
32-24-43-0005,23-32-24-44-0001,24-32-24-31-0001, 24-32-24-32-0001,24-32-24-33-
0001, 24-32-24-34-0001, and 24-32-24-43-0001 — U.S. Home Corporation dba Lennar
(Applicant)
6. Public Hearing: Consider Conditional Use Permit (CUP) / Planned Unit Development
(PUD) Request—PID 4's: 23-32-24-41-0001, 23-32-24-42-0003, 23-32-24-43-0005, 23-
32 -24 -44 -0001,24 -32 -24-31-0001,24-32-24-32-0001,24-32-24-33-0001,24-32-24-34-
0001, and 24-32-24-43-0001 — U.S. Home Corporation dba Lennar (Applicant)
7. Public Hearing: Consider Preliminary Plat — Fields of Winslow Cove - PID #'s: 23-32-
24-41-0001,23-32-24-42-0003,23-32-24-43-0005,23-32-24-44-0001,24-32-24-31-
0001,24-32-24-32-0001,24-32-24-33-0001,24-32-24-34-0001, and 24-32-24-43-0001 —
U.S. Home Corporation dba Lennar (Applicant)
8. Other Business
9. Adjournment
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Joe Janish, Community Development Director
SUBJECT: Approval of Minutes — August 10, 2021 Regular Meeting minutes
DATE: August 24, 2021
REQUEST
The Planning and Zoning Commission is requested to approve the August 10, 2021 Regular
meeting minutes.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
PLANNING AND ZONING COMMISSION REGULAR MEETING
AUGUST 10, 2021
The Regular Bi -Monthly Meeting of the Andover Planning and Zoning Commission was
called to order by Chairperson Bert Koehler IV on August 10, 2021, 7:00 p.m., at the
Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota.
Commissioners present: Karen Godfrey, Mary VanderLaan, Nick Loehlein, Scott
Hudson, and Wes Volkenant
Commissioners absent: Marni Elias
Also present: Community Development Director Joe Janish
Associate Planner Jake Griffiths
Others
PLEDGE OFALLEGIANCE
F. 22,10 F rplar lle(INIA1
July 27, 2021 Workshop Meeting
Motion: Chairperson Koehler assumed a motion to approve the July 27, 2021 Workshop
Meeting minutes as presented. Motion carries by unanimous consent.
July 27, 2021 Regular Meeting
Motion: Chairperson Koehler assumed a motion to approve the July 27, 2021 Regular
Meeting minutes as presented. Motion carries by unanimous consent.
PUBLIC HEARING: SKETCH PLAN/CONDITIONAL USE PERMIT
(CUP)/PLANNED UNIT DEVELOPMENT (PUD) —ANDOVER CROSSINGS - LGA,
ANDOVER LLC (APPLICANT)
The Planning Commission is asked to review a sketch plan for a commercial and
multifamily Planned Unit Development (PUD) known as Andover Crossings for the
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 10, 2021
Page 2
1 undeveloped site at the northeast corner of 7th Avenue NW and Bunker Lake Boulevard.
2 Community Development Director Janish identified the location of the property on a map
3 and stated it is guided residential at 12-20 units per acre and guided commercial. He stated
4 the size of the property is 19 acres and is within the MUSA boundary. The property is
5 mixed with commercial, wetlands, and residential. Mr. Janish presented the sketch plan
6 and identified the locations for assisted living, market rate apartments and potential
7 commercial uses including fast food, restaurant, retail building, and a commercial building.
9 Mr. Janish presented the proposed PUD standards. He stated the applicant is looking for
10 flexibility in lot area for the apartment building and the front yard setback for the assisted
11 living facility. The applicant is seeking deviations in the amount of underground parking
12 stalls and the number of parking spaces for both the apartment building and the assisted
13 living facility. The applicant is asking for shared driveway access and a deviation in the
14 parking setbacks.
15
16 Commissioner Volkenant asked Mr. Janish to clarify the access points. Mr. Janish stated
17 the Anoka County Highway Department reviewed the concept plan and returned with an
18 either/or scenario. Either the applicant can have a left in from Bunker Lake Boulevard or
19 they can have a right in from 7' Avenue, but they cannot have both.
20
21 Commissioner Volkenant asked Mr. Janish to explain the parking situation for the
22 apartment building. He asked if there was enough parking for staff and visitors at the
23 assisted living facility. Mr. Janish stated there are 140 units underground stalls that are 9
24 feet wide and 160 parking spaces on the surface lot. He explained the City Code requires
25 one parking stall per unit for assisted living with proof that half can be built in the future.
26 Mr. Janish stated the assisted living facility does not have the space to reach 32 parking
27 stalls.
28
29 Commissioner Volkenant asked how well the City is filling current commercial space and
30 if a new two-story commercial space is needed. Mr. Janish believes there are people
31 looking for space but the developer is the one taking a risk on building it, not the City.
32
33 Commissioner Volkenant asked Mr. Janish to explain the difference between affordable,
34 market -rate, and luxury apartments. Mr. Janish stated market -rate means the applicant has
35 not requested any financial incentives from the City or other agency that require them to
36 have a certain rent range.
37
38 Chairperson Koehler asked if there is a height limit for residential buildings in Andover.
39 Mr. Janish said the Council is not in favor of a building over three stories and they desire
40 underground parking.
41
42 Chairperson Koehler asked how the density is calculated for the apartment building and
43 does it include acreage on each floor. Mr. Janish stated the formula multiplies the number
44 of units by either 4,000 or 5,000 square feet and the number of floors does not matter.
45
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 10, 2021
Page 3
1 Commissioner Volkenant asked the distance between the homes and the apartment building
2 and the impact it will have on the neighborhood. Mr. Janish said the neighborhood to the
3 north is roughly 600-650 feet away from the northern property line. He said the
4 neighborhood to the northeast is around 550 feet away.
6 Commissioner VanderLaan asked if there is potential for anything other than the road
7 proposed for the Centerpoint property. Mr. Janish stated the Centerpoint Energy location
8 is guided for high density (20-25 units per acre). He indicated Centerpoint Energy wanted
9 the road at the proposed location.
10
11 Commissioner Volkenant asked if Public Safety has reviewed the plan and if the access
12 points were sufficient. Mr. Janish stated the responding station comes from the west and
13 can access the entrance off of Bunker. He said if other agencies are responding for mutual
14 aid, they would turn left on 7th and right into the development. Mr. Janish pointed out the
15 fire access on the north of the apartment complex and a 40 -foot collapse zone.
16
17 Commissioner Volkenant asked if there are traffic safety issues with the property to the
18 south of Bunker Lake Boulevard. Mr. Janish stated Andover Village has two emergency
19 access points. Mr. Janish stated the Anoka County Highway Department requested the
20 entrance to the north property be pushed further east on Bunker Lake Boulevard to increase
21 traffic safety. Mr. Janish indicated the left turn off of Bunker to this property would be
22 going away.
23
24 Motion: Chairperson Koehler assumed a motion to open the Public Hearing at 7:42 p.m.
25 Motion carries by unanimous consent.
26
27 Bob Lyngen, representing the developer, came forward for a presentation. He stated they
28 selected this site for a mixed-use development. Mr. Lyngen stated the commercial property
29 will be developed as the market drives it. He showed photos as examples of projects they
30 have completed.
31
32 Della Kolpin came forward to represent the multi -family unit. She stated the apartment
33 complex has 150 units and 140 underground parking stalls. She presented an analysis by
34 unit type explaining the proposed parking stalls are sufficient. They plan 1 stall for a studio
35 apartment, 1.75 stalls for a 1 -bedroom apartment, and 2 stalls for 2- and 3 -bedroom units.
36 She stated this formula provides 43 parking spaces for visitors. Ms. Kolpin identified the
37 tot lot and community spaces on the east side of the building and away from the busy road.
38 Ms. Kolpin noted the fire lanes connected by a 6 -foot walking trail. She described the
39 setbacks and stated the setbacks are within the City's Code. Amenities include a
40 community club room with access to the outside, a fitness center, a business center, coffee
41 shop, walking paths, storage units, dog wash, and dog park. She said that 44% of the
42 property is green space. Ms. Kolpin showed photos of similar projects in other cities. She
43 displayed interior photos of their projects. She said market rate is based on the income in
44 the primary market area and rent will be set so the area can afford it.
45
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 10, 2021
Page 4
1 Commissioner Volkenant asked if there are plug ins for the outdoor parking spaces and
2 how are they making it amenable for parking outside. Ms. Kolpin stated they will keep the
3 parking lot clean and cleared but will not provide electric outlets. She said there will be
4 electric charging stations in the underground parking area.
5
6 Commissioner VanderLaan asked what it would take to make some units affordable
7 housing and why they decided to keep it at market rate. Ms. Kolpin said their focus is on
8 providing housing for the missing middle. She stated affordable housing is subsidized by
9 tax credits or TIF. Affordable housing means there is a minimum amount you must make
to to live there. Ms. Kolpin stated their mission is to bring market rate apartments to those
I t who don't qualify for affordable and can't afford luxury.
12
13 Wade Tollefson, representing the assisted living facility, came forward to present
14 information on the assisted living facility. He stated it is a single level, 32 unit building
15 that is made up of fully staffed assisted living and memory care. They have two existing
16 buildings that have 22 parking stalls and are never full. He feels 16 spaces are adequate
17 and may find room to add a few more. Mr. Tollefson displayed images of the facility and
18 examples of their facilities.
19
20 Commissioner Volkenant asked Mr. Tollefson to clarify the number of staff. Mr. Tollefson
21 stated during the daytime there are two staff on each side, and one on each side during the
22 night. Other staff include the activities director, chef, nurse, and house manager.
23
24 Commissioner Godfrey asked how the apartment complex plans on using the greenspace
25 and where the dog park will be located. Ms. Kolpin stated each unit has a balcony or patio.
26 They haven't identified the location of the dog park but plan on placing it on the east side
27 by the walking trail.
28
29 Commissioner VanderLaan asked what security the development is providing, especially
30 in the assisted living and apartment facilities. Ms. Kolpin stated there is CCTV with around
31 30 cameras in the apartment building. Mr. Tollefson said the assisted living facility will
32 have interior and exterior cameras.
33
34 Chairperson Koehler asked how long Mr. Tollefson has been operating facilities. Mr.
35 Tollefson reported the Columbia Heights site is under construction and the Anoka site has
36 been open since March of 2021.
37
38 Commissioner Volkenant asked where school buses would pick up children. He asked if
39 they need to put sidewalks in to access the intersection at Bunker and 7th. Ms. Kolpin stated
40 they are open to discussing the location of the bus stop with the school district. She said
41 they are discussing how the apartment complex hooks up to Bunker Lake Boulevard and
42 7th Avenue.
43
44 Hope Luedtke, 16932 Jivaro Street, came forward and says she drives by this property
45 every day. She said she was looking for information on the website and didn't find
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 10, 2021
Page 5
anything until a few hours ago. She feels the error on the agenda that didn't specify a public
hearing is the reason there aren't many people present. She said it was not publicized right
and the transparency piece is disappointing. Ms. Luedtke said the traffic is stopped at 7'
Avenue and Bunker for around a quarter to half mile back when school is in session. She
is worried about the safety of people living in this area. She has had 4 major accidents with
her family in that general area. Ms. Luedtke requested the stoplight on 7' Avenue be
installed before the addition of this development. Ms. Luedtke stated if Andover is going
to do it, why don't they do it right. She is excited about the development, but asked if
Andover needs to do that much. She is concerned about the deviations and feels it should
be scaled down. She would like the number of parking stalls for the apartment to be
reevaluated. Ms. Luedtke stated Planned Unit Developments are popping up all the time
in Andover and Andover doesn't need to be the next Edina, Maple Grove, or Plymouth.
Bud Holst, 4276 165`" Avenue, came forward and stated he is concerned about the effect
the increased density has on the roadways. He said the City is handing out PUDs like water.
He said other cities would require an environmental impact study. Mr. Holst said the City
shouldn't accept cash in lieu of land for park dedication fees and should acquire land. He
said the City doesn't have a fund for dedicated education needs. Mr. Holst said the City
should have a dedication fund for roads and streets. He asked if there was any
communication between the City, County, and MNDOT and if there was, why wasn't it
part of the presentation. Mr. Holst said the water table changed in his area because of
development. He is concerned developers can come to Andover and bend codes. He feels
that is dangerous. He challenged the Commission to do some serious thinking before
handing out variances to City Code.
Merl Prochniak, 2941 1415 Avenue, came forward and said he is concerned the streets are
getting narrower and causes the City to place no parking signs. He would like to see wider
streets so a firetruck can get by when there are cars parked on the street. Mr. Prochniak
doesn't see anything in the plan for parks.
Commissioner Volkenant asked if the road through this development is one that people can
park on. Mr. Janish stated the road will be the standard width which could allow for
parking. He stated the Council can adopt a resolution that restricts parking in this area.
Commissioner Volkenant asked staff to identify the type of road 7`h Avenue is and if it is
more than one lane from Bunker going north. Mr. Janish stated 7th Avenue does convert
to one lane in each direction to the north. He said this applicant would have to widen V1,
Avenue to accommodate the right in and right out. He said the addition of the signal would
require modifications to 7`h Avenue. The City of Andover would take the lead on the new
signaled intersection on 7th, north of Bunker Lake Boulevard and work with the County
and City of Anoka on the project.
Commissioner Volkenant asked if the City has had discussions with the County and if this
will be a traffic barrier to the improvements on Highway 10 and Bunker Lake Boulevard.
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 10, 2021
Page 6
1 Mr. Janish stated that question is beyond his scope. He said there will be traffic impacts
2 during construction and it will coincide with projects on Highway 10.
4 Commissioner Godfrey asked the developer to summarize safety measures for vehicles and
5 pedestrians. Mr. Lyngen stated the County has dictated the access points off of Bunker
6 and 7t' Avenue. He stated they are meeting City Code for the interior road. Mr. Lyngen
7 stated they are working on connecting their property to the existing trails and sidewalks.
9 Chairperson Koehler encouraged the developer to address traffic and safety concerns when
10 they return for preliminary plat.
11
12 Hope Luedtke, 16932 Jivaro Street, came forward and asked if the speed limit is going to
13 change on Bunker. She said there will be accidents on Bunker if the speed limit does not
14 change. Ms. Luedtke asked what the average living square footage is for the apartments.
15
16 Ms. Kolpin stated the apartments range from 600 to 1400 square feet depending on number
17 of bedrooms.
18
19 Mr. Janish stated there is a statutory process for changing speed limits and is accomplished
20 through a speed study. He stated he will bring the issue to the City Engineer's attention.
21
22 Motion: Chairperson Koehler assumed a motion to close the Public Hearing at 8:39 p.m.
23 Motion carries by unanimous consent.
24
25 Chairperson Koehler summarized the feedback from residents and the Commission: safety,
26 traffic, walking paths, parking concerns and snow, greenspace, and location of dog park.
27
28 Commissioner Loehlein asked Mr. Janish to address the City's density and the formula
29 used for the apartment complex. Mr. Janish said the 4000/5000 square feet is in the City's
30 Code. Mr. Janish said the Met Council requires the City to have an overall density of 3
31 units per acre. The City had to increase density in certain areas of the City in order to
32 preserve lower density in other locations. The Met Council also requires the City to meet
33 affordability which is property that is guided 8 units or higher. Mr. Janish said the PUD
34 allows the developer flexibility. Mr. Janish said by using the City Code, the development
35 does not meet the density with 150 units. He said the City will use a PUD to get to the
36 desired density.
37
38 Commissioner Volkenant asked what part of the math problem is changeable that would
39 increase the units per acre. Mr. Janish stated the City would adjust the lot area per unit to
40 increase the density.
41
42 Commissioner Hudson asked if the root cause of the issue is that the City Code is not up
43 to date for a project like this. Mr. Janish stated that is correct. Commissioner Hudson stated
44 City Code does not allow for a project to get the desired density and therefore a PUD is
45 needed.
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 10, 2021
Page 7
2 Commissioner Hudson asked the developer to fine tune the fire lane when they return with
3 preliminary plat.
5 Commissioner Godfrey requested staff to take a look at City Code and return with proposed
6 language to address apartment buildings. Chairperson Koehler said that the Commission
7 can look at that part of City Code during the winter months when development has slowed
8 down. Mr. Janish said the City Council is aware the City needs to be updated to be
9 consistent with the Comprehensive Plan and the Comprehensive Plan states the City will
10 use a PUD for these types of developments.
11
12 Commissioner Volkenant stated he is concerned with street parking in a development like
13 this and asked staff to look at parking restrictions. He said Andover has a problem with 7t1i
14 Avenue and he doesn't believe it is on the County's radar. Commissioner Volkenant
15 encouraged the City to work with the County and residents to go to the County Board with
16 their concerns.
17
18 Chairperson Koehler stated the development will return as a preliminary plat at a future
19 date. Mr. Janish stated the concept plan will go in front of the Park Commission and the
20 City Council. The developer will then decide whether to move forward with the project
21 and will return with a preliminary plat when ready.
22
23 Mr. Janish stated there is a sign on the property with a phone number and when residents
24 call the number, it clearly states tonight's meeting is a public hearing. He stated the City
25 received 15-18 phone calls about the project. He said the agenda on the website was
26 incorrect, but there were other avenues where tonight's meeting was advertised as a public
27 hearing including being published in the newspaper and notice being mailed to property
28 owners who live nearby the project location including those within the City of Anoka.
29
30 Chairperson Koehler stated this is the first time he has seen this error in 9 years. He feels
31 it was a mistake and not a deliberate attempt to deceive anyone. He apologized for not
32 having it right the first time.
33
34 OTHER BUSINESS
35
36 Mr. Janish stated the Commission will have a workshop prior to their next meeting on
37 August 24. He said the regular meeting will include The Fields of Winslow Cove and the
38 Meadows at Nightingale.
39
40 Commissioner Godfrey asked if the Commission was meeting jointly with the City Council
41 on August 24. Mr. Janish stated it is a separate workshop.
42
43 ADJOURNMENT
44
Regular Andover Planning and Zoning Commission Meeting
Minutes —August 10, 2021
Page 8
i Motion: Chairperson Koehler assumed a motion to adjourn the meeting at 9:00 p.m.
2 Motion carries by unanimous consent.
5 Respectfully Submitted,
7 Shari Kunza, Recording Secretary
8 TimeSaver Off Site Secretarial, Inc.
C I T Y O F
ND OVE
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.AN DOVE RMN.GOV
TO:
FROM:
SUBJECT:
DATE:
Planning & Zoning Commissioners
Joe Janish, Community Development Director
Public Hearing: Consider Preliminary Plat — Meadows at Nightingale — PID#
22-32-24-31-0019 — Tamarack Land Development (Applicant)
August 24, 2021
Tamarack Land Development, LLC has submitted a preliminary plat application for the proposed
Meadows at Nightingale residential development located at the intersection of 151' Lane NW and
Nightingale Street NW. The proposal consists of 20 total single-family urban residential lots.
.1'. 1-4- 1
Y
Sunshane pa j
The Andover Review Committee (ARC) has reviewed the preliminary plat application and submitted
comments to the developer. The remaining comments that have yet to be addressed are attached for your
review. City staff would suggest the comments be reviewed as part of the preliminary plat review. The
comments are not expected to impact the layout of the development.
Conformance with Local Plans and Ordinances
1. The property is located within the Metropolitan Urban Services Area (MUSA) boundary.
2. The proposal has a net density of 3.23 units/acre which meets Comprehensive Plan requirements.
3. The property is currently zoned R-4: Single Family Urban.
4. A variance is needed to increase a permanent cul-de-sac beyond 500 feet. The eastern cul de sac
is 523.09 feet long.
Street Access
There is one proposed access point into the site from 1515` Lane NW. Additional access from surrounding
roadways is not possible due to existing homes. An additional access on Nightingale Street NW would
not meet spacing guidelines, and therefore is not possible.
J�i�=fir ,�'�,��`��-��,.°'.;��'''.�"�
n11
,,� 1„
rtr
1 6
Lots
The 20 proposed lots meet the minimum district requirements established by the City Code for the R-4
zoning district. The minimum lot size for the R-4 zoning district is 11,400 square feet. Lot sizes in the
proposed development range from 11,784 square feet to 34,553 square feet.
Utilities
Each of the 20 lots will be served by municipal sewer and water. During modeling of the City's sanitary
sewer system 20 sewer connections had been anticipated to be available for the site. The applicant is
proposing 20 new connections which is within the capacity of the system.
Coordination with other Agencies
The developer and/or property owner are responsible to obtain all necessary permits including but not
limited to Minnesota Department of Natural Resources, U.S. Army Corps of Engineers, Coon Creek
Watershed District, Minnesota Pollution Control Agency, LGU, and any other agency that may have an
interest in the site. Initial contact shall be made with the City Engineering Department regarding this
item.
Sketch Plan Review
As this development meets the minimum standards of the R-4: Single Family Urban Zoning District, the
applicant chose to not pursue a sketch plan for the property. So, a sketch plan review did not occur for
this particular development as all minimum requirements are met with the exception of the length of the
cul de sac.
Park & Recreation Commission Recommendation
At their August 12, 2021 meeting, the Park & Recreation Commission reviewed the proposed
development and unanimously recommended a cash contribution in lieu of land for park dedication
requirements.
ACTION REQUESTED
The Planning & Zoning Commission is asked to hold a public hearing regarding the preliminary plat
request and make a recommendation to the City Council.
7Je
ctfullysubmtted,
anis
Community Development Director
Attachments
Draft Resolution of Approval
Draft Resolution of Denial
Site Location Map
Staff Comments dated August 17, 2021
Preliminary Plat Plan Set dated August 16, 2021
CC: Brian Theis, Project Manager, Tamarack Land Development, LLC (Via Email)
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES NO. XXX
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "THE MEADOWS AT
NIGHTINGALE" FOR T14E PROPERTIES LOCATED (PID# 22-32-24-31-0019) LEGALLY
DESCRIBED AS;
Lot 1, Block 6, Woodland Estates Second Addition
WHEREAS, Tamarack Land Development, LLC has requested approval of a preliminary plat; and,
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and,
WHEREAS, the applicant has requested a variance to the 500 -foot maximum cul-de-sac length provided
in City Code 11-3-3 to allow the extension of an existing cul-de-sac beyond the 500 -foot maximum; and,
WHEREAS, the City Council finds that special circumstances for the proposed variance are the existence
of topographical constraints, location of existing roadways and surrounding development preclude a
roadway design or connection that would allow the development to conform with the maximum cul-de-
sac length provided by City Code 11-3-3.
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning Commission has
conducted a public hearing on said preliminary plat; and,
WHEREAS, as a result of such public hearing, the Planning & Zoning Commission recommends
approval of the preliminary plat to the City Council; and,
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees
with the recommendation of the Planning and Zoning Commission and approves the Preliminary Plat of
THE MEADOWS AT NIGHTINGALE with the following conditions:
1. City of Andover staff comments dated August 17, 2021.
2. The applicant shall be responsible for the cost of construction of all improvements
proposed as a part of the preliminary plat.
3. Prior to final plat recording with Anoka County, a development agreement acceptable to
the City Attorney must be executed by the developer.
4. Separate easement documents shall be required for each Vehicle Maintenance Access
Area.
5. Applicant shall obtain all necessary permits from appropriate jurisdictions and agencies
that may be required in order to develop the property.
6. A variance to allow a cul-de-sac as shown on the approved plan to extend beyond the
500 -foot maximum length requirement of City Code 11-3-3 is granted based on the
findings listed in this resolution.
Adopted by the City Council of the City of Andover this 7th day of September 2021.
CITY OF ANDOVER
ATTEST:
Michelle Hartner, City Clerk
Sheri Bukkila, Mayor
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES NO. XXX
A RESOLUTION DENYING THE PRELIMINARY PLAT OF "THE MEADOWS AT
NIGHTINGALE" FOR THE PROPERTIES LOCATED (PID# 22-32-24-31-0019) LEGALLY
DESCRIBED AS;
Lot 1, Block 6, Woodland Estates Second Addition
WHEREAS, Tamarack Land Development, LLC has requested approval of a preliminary plat; and,
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and,
WHEREAS, the applicant has requested a variance to the 500 -foot maximum cul-de-sac length provided
in City Code 11-3-3 to allow the extension of an existing cul-de-sac beyond the 500 -foot maximum; and,
WHEREAS, pursuant to published and mailed notice thereof, the Planning and Zoning Commission has
conducted a public hearing on said preliminary plat; and,
WHEREAS, as a result of such public hearing, the Planning & Zoning Commission recommends denial
of the preliminary plat to the City Council; based on the following findings:
1.
2.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees
with the recommendation of the Planning and Zoning Commission and denies the Preliminary Plat of
THE MEADOWS AT NIGHTINGALE based on the following findings:
1.
2.
Adopted by the City Council of the City of Andover this 7th day of September 2021.
CITY OF ANDOVER
ATTEST:
Michelle Hartner, City Clerk
Sheri Bukkila, Mayor
Cl
�'
k
7L'
'J y
3r
z`
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 . WWW.ANDOVERMN.GOV
MEMOBdND(/M
TO: Joe Janish, Community Development Director
FROM: David Berkowitz, Director of Public Works/City Engineer's
Jason Law, Assistant City Engineer
DATE: August 17, 2021
REFERENCE: The Meadows at Nightingale - Preliminary Plat Review #3
The following comments are regarding Review #3:
301. Need to obtain the necessary permits from the DNR, US Army Corps of Engineers, Coon
Creek Watershed District (CCWD), MPCA, MCES, MnDOH, and any other agency interested
in the site. Comment acknowledged and kept for tracking purposes.
302. When the final plat is approved and recorded at the County, a digital copy of the plat (.dwg
file) shall be submitted to the City. Comment acknowledged and kept for tracking
purposes.
303. When the as -built grading plan is approved, a digital copy of the plan shall be submitted to
the City. Comment acknowledged and kept for tracking purposes.
304. Need to provide separate recordable documents for Vehicle Maintenance Accesses.
Comment acknowledged and kept for tracking purposes.
305. On the Preliminary Plat, for the text relating to the 30' D&UE on the eastern edge of the plat
change "To Remain" to "Vacate and rededicate with final plat."
306. Sheet CO: Delete sheets C5 -C9 from this plan set and renumber remaining sheets are
redlined. Sheets C5 -C9 (street and utility plan and profiles) will be part of a separate final
street and utility plan set and separate City review to be coordinated with Engineering
Department. Comment addressed by engineer with submitted 91x17 plans. Review #3
comments included in full size plan set with "old" plan sheet numbers. Sheet numbers
identified in folliwng comments consistent with "new" sheet numbers.
307. Sheet Cl: For the water main connection locations on 151St Lane, remove both existing
valves and replace with new valves to pressure test against. Add "& valve" to note from
hydrant lead and change "protect" to "remove" for gave valve for 8" stub location.
308. Sheet C2 and all applicable sheets: The City standard street width for urban roadways is 33'
back to back with 93' diameter cul de sacs. Plans had labeled and drawn 31' b/b streets and
90' diameter cul de sacs. Revise all plan sheets, dimensions, grades, structure locations and
rim elevations, contours, etc. accordingly. Update proposed site data table on Sheet C2
accordingly.
309. Sheet C2: Delete infiltration basin signs on lots 6 and 7. Move sign between lots 2 and 4 to
the east edge of Basin 12P between lots 1 and 2.
310. Sheet C2: Turn on street centerline stationing / alignment layer. End the alignment layer at
the back of curb (carry through all plan sheets).
311. Sheet C3: Move subgrade correction detail to Sheet C12.
312. Sheet C3: Revise grades in rear of Lots 13 and 14 to keep the swale within the drainage and
utility easement. Revise contours to move swale further east and south to maximize area of
lot outside of D&UE. Adjust D&UE accordingly.
313. Sheet C3: Adjust D&UE up to HWL elevations adjacent to ponds to maximize area outside of
D&UE, specifically look at Lots 1, 5-7. For Lot 8 adjust D&UE so swale is contained within
D&UE in southwest corner.
314. Sheet C3: Label slopes on south edge of Pond 6P on Lot 7.
315. Sheet C3: In the rear of Lot 6, it appears grading in the grey shaded area (fill) can/should be
eliminated within Pond 6P. Similar comment in rear of lots 1 and 5 where it appears grading
could end at the existing 884 contour. Adjust contours / fill hatch area accordingly.
316. Sheet C3: On Lot 1, check how the 897 in the front yard ties into the existing 897 contour.
317. Sheet C3: Revise rear yard contours for Lot 2 so stormwater flows away from the house.
Specifically remove "high point" created with 895 contour, and adjust contours downstream
within Lot 2 as necessary.
318. Sheet C3 and all applicable sheets: Remove the word "Infiltration" from Pond 6P description.
Update the HWL elevations for Pond 6P based upon revised Hydrocad calculations.
319. Sheet C3: The HWL for Infiltration Basin 12P should be at or above the HWL of Pond 6P as
they are interconnected with the overflow swale below the HWL elevation, and backflow /
tailwater would result in a minimum of the same elevation. Adjust text labels accordingly.
320. Sheet C3: In the Lot Tabulation, revise top of curb and driveway grades per corrected street
width. Revise basin HWL's per updated Hydrocad calculations. See marked up plan for lots
to mark "NA" in HWL column and corrected EOF elevations.
321. Sheet C3: In the Lot Tabulation, where did the Highest Anticipated Water Level information
come from? Memo from PSS Soil Investigation and Design dated 6/28/21 identified an
elevation of 883.5? Please clarify or revise tabulation.
322. Sheet C3: Add additional spot elevations on berm between Basin 12P and 6P. Raise spot
elevations up to 888.9 and overflow elevation to 888.6 to provide additional infiltration volume
in Basin 12P.
323. Sheet C3: Revise the low floor elevations for Lots 2 and 8 so they are a minimum of 2' above
the adjacent basin HWL, OR provide Darcy's Law calculations showing that the adjacent
basin HWL elevations will not move laterally through the soil and impact the low floor
elevations. If Darcy's Law calculations provided, annotate those lots low floor elevation in the
lot tabulation with the following note: "Low floor elevations approved based upon Darcy's Law
calculations." Darcy's Law calculations would be required to be included in the stormwater
report if low floor elevations are not raised.
324. Sheet C4: Label all storm sewer pipe lengths, materials, size and grades.
325. Sheet C4: Move the hydrant in the southeast corner of 151s, Lane and Partridge Street so it
is 7.5' behind the back of curb at the end radius. Move gate valve to connection point in
Partridge Street.
326. Sheet C4: For the 8" water main connection, remove existing gate valve and install new valve
approximately 10' north of proposed sanitary sewer. New valve for pressure testing against
as well as old valve is right in line with sanitary sewer improvements. Revise notes
accordingly as marked up in redlines.
327. Sheet C4: Per Fire Chief comment, add a hydrant on the south side of 151St Lane NW
between Lots 9 and 10.
328. Sheet C4: Show all hydrant valves in pavement, not in boulevard.
329. Sheet C4: Delete Utility General Notes 14 and 16. In Note 8, change material to "schedule
40." In Note 9, change minimum storm sewer pipe class to W."
330. Sheet C5: Pull silt fence east on eastern edge of Pond 6P.
331. Sheet C5: Delete the words "Bale Check" from the Inlet Protection symbol in the legend.
332. Sheet C5: Update sheet number call outs in middle of SWPPP text (see redlines).
333. Sheet C10: Change out Detail 5081 (Typical Rural Residential Street Section) with Detail 5071
(Typical Urban Residential Street Section). Urban section detail is used in all areas with City
sewer and water.
334. Sheet C12: Update House LFE column based upon aforementioned comments. This table
can be removed from this plan set and is more applicable to the final street and utility plan
set.
335. Identify in comment letter any changes made to plans since previously submittal not
addressed in response comments.
336. See comments on all plan sheets. Additional comments pending further review.
301. Revise hydrology calculations based upon 33' wide street areas. Update basin HWL's,
discharge rates, infiltration volume calculations, etc. accordingly in plan set and stormwater
report.
302. Either revise low floor elevations for Lots 2 & 8 to be 2' above the adjacent basin HWL's, or
submit Darcy's Law calculations in stormwater report proving basin HWL does not impact
proposed low floor elevation.
303. In Section 3 of the stormwater report, quantify what the required infiltration volume is and
what is provided in Basin 12P. Discuss some infiltration provided in drainage swale behind
lots 7-10. Discuss infiltration requirement was met to maximum extents practicable,
particularly with site restrictions due to Wellhead Protection Emergency Response Area
covering easterly portion of the site.
304. In Section 3C, add the following to the text "From the original Basin 6P design using TP 40
rainfall data, the design HWL of Basin 6P was 890.0. A review of existing adjacent homes
was completed to verify low floor freeboard remains with the current Atas 14 rainfall
requirements." Add to the end of the paragraph "Also identified in the following table is the
resulting freeboard above the Atlas 14 HWL of Basin 6P" and them add a column in the table
in Section 3C that shows the freeboard between the three existing homes reviewed.
305. In the proposed Hydrecad models, revise the outlet elevation for Basin 12P to 888.6 to
provide an increase in the amount of infiltration volume provided. Due to backflow / tailwater
effects, the Basin 12P HWL should be at least equal to the HWL of Pond 12P as they are
hydraulically connected with the overflow swale at elevation 888.6. Add backflow/reverse
flow in the model to account for this and label Basin 12P HWL in plans accordingly.
306. Update the Infiltration calculations in Appendix C with updated impervious area and updated
Basin 12P infiltration volume with higher outlet. Add to note about additional infiltration
volume in Basin 6P "and rear yard drainage swale behind lots 7-10."
307.Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing (get digital
copy from City and type responses below original comment) when re -submitting the revised
plat to the City. If you have any questions, feel free to contact Jason Law, Assistant City Engineer
at (763) 767-5130 or David Berkowitz, Director of Public Works/City Engineer at (763) 767-5133.
CL
€€
MR
;oa€
MR
ill
F SSE_
d
ass�a
W �g
J
C7 z z
z ui
JLu�
� J -
_ �Z
V J J
Z
r
� J HZ Nu Z
Q
Z cc
Q06uw D Q
V J 9�'4• 8
O o J u
Q Z w
7 �
Q
Z LL
WQQO
~ NF-
r-I V
WLn
Q
co o
0LA
uj W
�S z
a z
LU
oc �>
a
N
z Z
Q o
O
a w x
(J U
N z € Q
w a2M Y
> t ,z>� O
t y z y p
N O Q j z>
LOQ1u5woa
J
U
EL � �
m
o
z m
~ > O C d O a y N y N N N
is ami i E m m = 0 3 m m d d d m
J � U K fA U' � W fn W ❑ ❑ ❑ ❑ ❑
m
CD
L
E
z
U
U
U
U
U
U
U
U
U
U
U
U
U
U
CL
€€
MR
;oa€
MR
ill
F SSE_
d
ass�a
W �g
J
C7 z z
z ui
JLu�
� J -
_ �Z
V J J
Z
r
� J HZ Nu Z
Q
Z cc
Q06uw D Q
V J 9�'4• 8
O o J u
Q Z w
7 �
Q
Z LL
WQQO
~ NF-
r-I V
WLn
Q
co o
0LA
uj W
�S z
a z
LU
oc �>
a
N
z Z
Q o
O
a w x
(J U
N z € Q
w a2M Y
> t ,z>� O
t y z y p
N O Q j z>
LOQ1u5woa
J
U
EL � �
m
o
z m
~ > O C d O a y N y N N N
is ami i E m m = 0 3 m m d d d m
J � U K fA U' � W fn W ❑ ❑ ❑ ❑ ❑
m
CD
s
�
ao'IeLo-LL
gry/.pry3y
OfJ
Nn'wfW
Nfa'Wfry
LLsztlueo
:ON 311
:311A ema
:A9 03N'J3H'J
:A9 NMW0
:A9 Nf]I530
aJVO
azass '-N'MIZYMM :ales
WeOr+suapWw°
rwo-zpZtu:ayd zzeazez<u -r31
zzsaeoess Nry a3No33133eus lsnld 9lDSI
S3'JIN13S N1N 3WNOnNN3
`JNM33NION3lIAp
SNIA3Atl(160NPI
•^NII'S31VIOOSSV ff
Jf'1 J YJ JJY6
NOSM30314 �INVEJOS
NVId SIVAONH
Z U
t
pau6!g
Wafauu!W pglmS
gN NNY'ml WllgpwiuwiBu3 Wug�'"yd
LBN+Kopunj A le dwdsu
pgyp Aw lgpun to wu Aq pwetlatl sem yMgl
l ugplw> . ugd.wa Na4v+rywW1
Nw '/qu noDejouy 'danopuy ;o ti3lD
y�`I^y`1y �/
DII'(INVI AJVOVWVl
31V9NI1HDIN 1V SMOOV3W 3Hl
Alp n0313S 03ZIWINWI ILW'BLRO SI
Z/M3N3tl OM'.13 Lad 03SIA3tl lZN2LW0 Y
M3N3tl OM'.O Lad 0351A3tl IZNAULI [
M31n3tl Alp n3d 03s1n3tl LLWLU111 z
M3N3n Alp H3d NOWIAiN LZOLBNW I
NOudWOSM gra ;�",
s
�
www _
e �rc�dzo¢w
L� h2<U mem OOFii 'o%FFW �Om W
im°@ 7m YujWWam� U
9iVOw>d� >2F
w—�m $ ww� w9 w
3 . am°c a�aG.00'�
rc 6'N
=s"
°°;y ro zw'�2op 'w zw
�uw w� 51-G>� >o
°°
d rcwLL $° ° m�rgirc nw m
?°owm� i4
z, ym<w pK �a°wppW gg w
Q a° m y
w NO 00w
•wTv2FNw yW u0 y'FpVy� 2
;�O timuw¢ O F ww WW -z, '3a(°O Z?
T LL�Om� UI t F3:.80pLL wTSU
MTA
I
I
e
=I;
§
c
I
I-
I
,
I
Ij
55
I.R
qq
bi�
I
i3
rl z
II �
13�b�1S 37NJN/1HJ N
I-
I
I ,
■I
I
0
U
O O
;o ¢
33m w y €
p i� p7 ui
° a00 i
2. '. o
z� �o
Ot pYK O O
✓a �7 .0 p a
a
_e w °_ z<
5" ;o p
vi
io wo o �O a5 WG
3i sga 'o 06 .a.0 mu
F "O c� zNE�Z
Z w �O t S 3a 0
Z °" "m
60P OFi �O �z "w
5 F
wm . �Q Im =�
:�
a'u Via° S u�.°>�i3
MN
z
0
a
K
0
Z
Z
5
w
F
a
-
��m�s
CO'IBIPLZ
;yS3115
NY.]
NM'W!W
NIJ'W!W
ON3 U53MAL12
311ADMO
:A9 03NO3H0
A0 NMW0
A9 N°IS30
SZBBS -N 'Ifl tzo mo �elep
uye0'r lsya%ew'J
..yPzpicu �%Nd zzaxeztet'13.
zzcP9Cf5S Nw tl3`p3e 133 ISMWUMI
N1N3WN°tlINl3 -
`JNItl33NpN3TAp
9NIA3Atl0S°NIl
•^NI Ip31yI^Opny sp
J J Y J JJY 6
Nosu303d ' 1-0509
NVId IAS
N
! 1
`J
2
�
n
'sloseuu .,.. d
-WA aMgeylmWnlIIN6 ryuo Ve m
Ge.uNallAlollewe leW WaIXrygAYGf9
Uw ,� .'ewesy° reeva`N" p"'
NW'A4uno� ENOUV'�anopuV;OA;q
'
ill ONVl N:V21VWVl
3lV9NI1HDIN iV SMOdtl3W Ni
Alpk°1136U3ZIWINW IZWA490 S
U M3N3tl tlM(13L3d °3SIA3tl RG'21ry0 t
M3N3tl OMD]tl3d tl351A3tl IZNALI[0 [
M31A3tl Alpn3a a351A3tl LZODLiIIa z
M3 N3tl AlI0 tl3d N051A3tl 4ZOU4:IW L
oN
NONdItlO53O
31tl0
,�„
LZWAlroO
�31tl0
YI IV WNIY.�Fqu.Yl
ou
�p39
I
0
U
O O
;o ¢
33m w y €
p i� p7 ui
° a00 i
2. '. o
z� �o
Ot pYK O O
✓a �7 .0 p a
a
_e w °_ z<
5" ;o p
vi
io wo o �O a5 WG
3i sga 'o 06 .a.0 mu
F "O c� zNE�Z
Z w �O t S 3a 0
Z °" "m
60P OFi �O �z "w
5 F
wm . �Q Im =�
:�
a'u Via° S u�.°>�i3
MN
z
0
a
K
0
Z
Z
5
w
F
a
-
��m�s
��B
s
OZ
w
ou
�p39
°
yaeR
a
t
gg
So
0
p
6
z
J
I
0
U
O O
;o ¢
33m w y €
p i� p7 ui
° a00 i
2. '. o
z� �o
Ot pYK O O
✓a �7 .0 p a
a
_e w °_ z<
5" ;o p
vi
io wo o �O a5 WG
3i sga 'o 06 .a.0 mu
F "O c� zNE�Z
Z w �O t S 3a 0
Z °" "m
60P OFi �O �z "w
5 F
wm . �Q Im =�
:�
a'u Via° S u�.°>�i3
MN
z
0
a
K
0
Z
Z
5
w
F
37VONLAIDIN
w
��B
s
�p39
yaeR
Sg�
gg
37VONLAIDIN
OE999 'oN"°!lLew ,M also ereazozre(IIV3 zzeamz-eee:,az NVld 9NICIVNE)
W -Le Lo-ly Y•0'f+•4d•,I•pY0 zz.m Nry
'ON3113 'N3N'J30'133tl1819tl4i aLUCL
PBU6!$ 53>Ntl3S NLN3W IAN3
ALOiYJ313603dNINIW lDJiflliEO S YHpYd`J :31i`MU `JNM33NION3lINJ M
LNN u WOO Yid O3sln3a Lm Imo • °NIA3Wnrs aVvt NA'Alun0� ejoUV'JaAopU�l fO Ajlj „/
DM :A9 O3NO3H0
N3N3Y a w, OO Yid U361n3Y Lmzremo c 'UIBU3.IWW•1•IS "JNI `S31V130SS`d'8 o U
M31A3tl AL0 Yid 0351A3Y RpLILLLO L NM'WIW :AB NMbtlO WIl•M,•I app xpun+•aui6u31•ualeayad
m3NaY waY3d Na6W3N LzowLreo L MI A6 NOI63a w 11 Amp•wtl I1ft pY•••I•Wwm Nosm3am `lmveio9 Jll '4NVl �JVUVWVl
W+p nw+0gm+o •w w C•+W.d e•x. YM•+
Noudlax3a 3Jw ;0"tl L2aigLM siva +•°•ynlvds'••Idslw.•wRIIHwRNWYI 31V9NIlH91N1VSM04V3W3Hl
eaaeea W STN
t •NWx a,oN 3•Lwx Yo, L33N•aLN(3v33c 9 N01173aa03 3aVa9Ens
Z O N3O IOH N]LL�3•TJkAL y
t
d ! �1 • Y `Z p 343011N Rtl1lOtltl'03tl 310H .y
p i • Y d i `� xe mm�—� • 3 M1N5A �yN�v`
MAN
lYIM3LW1 „LiM]Y•
1�3�15 97VDN/1HD N _ — ,
0
0
F
ZO
s0 zw s
a m a o o i o o n a R Y o w0 LL
w www w
uS < 2 p 000
U U
z, O w
w Now
w W Z w i = f
�gvs�w€m�� 4 m
° u
I
I
� o
w s -wWw 90 I
°6 U I off. z
w z� ZE.
°wrcw F I
w_I�Eim a°x
_ 0 0
° oo °'�wp zow W
om �- ww`a po
oo o: o:woi ° I
mi '2a r ww z air
w5
wW a^iUO m w OR
H I
wn
w =F ow w,Z-w �Z�N 1
� �N�pwo Awa W
wj r� °a °'C zr° rc
<� _ gym° °s,= -_ < I
2 S °9 Q>NLyZ22 >WO € Y
00 nN WR�O U u+ i°
WWW W00' ¢= WJZaz p=W° °N O 2pW
Z>¢ >Q3 �LLNZO P. s VO
KFZ Yj K
W_y pm �
W�w�uu O°O N U
=d �U [ypC 9 OUj °cOi 0 x
D�FNu� Wm a2wd a>FIO
=0 6 fumes w,
yy 2
w2 Ow °U° � U_' F>'°w wm q O
dpi �F¢zW°gwQ ggy<m o� y
a °off o6N�a` KO2 $� m
y
w
z
o
o o '� z q
w = d' a oW.
w o w w
m z w
a
OU o
00 Fw< ;
o o ,wx• ° w z w w
`o z
9� 9 ° W z a ° a w a
1
xxxxxxI 1_1k4
SMS ON °!l
W"G .e{Bo NVid lnan
uye0'Napd°syYreaevzo-
z333
O'LeLo-1'ON 3ld
peu&S .=.m Sxala MANS
"DWiIMMWINIW lOJL9l9p S um :311j`wa OHN33NI°N3lINV
UN 3a dll' O aid MSlA3a L] 1.. a (f//VV 0Nu3enreaNm NW'4uno� elOUV'JOAOPu\/}Slap
°M :A903NO3H0
N3A3a AUDb3d O3SIA3a tzm"'. E 'w'�e°Y!WW •L•LS
M31A311 AL3k3d 0351A3tl LZB[IILLO 2 NI"J'WIIV :A9 NMtltl0 •Vllp e/del •yL mpun /aaul6u31•°°!•••W�d •JNIV�S3IVIOOSStl'8 �/''I :)Vd /
MIA3C.LLI> HBn.01SV.3a L[B[9LrHp L p NM :AS NOIS30 p•eI�N3I°pe WelLeW p°e Ym%Wdn% N0SM303d'lNVD0E JII IQNV INJVOV Wtll
mw!p ew /apw.p ew k pweeme ••. e°dw
Nolldlao93a azva ABL LzmsLreo :3iva '°'°°!L �iaee•'••nwwmu.Nw•pR4WWI 3lV99
NIlHNldSMO4V3W3H1
pE 3FwFW WQ LyW qF
EJ �aJ< o Fid iW. 3 z/JF Zy g' W ggy KN j'xi� K°oz¢
i F ¢W Ux C OL =g gz Nja`�1a >¢ UO rO�n W
e S ru W- -Z 0,
oz =w a 6L �ozr Ana ov�i mE z
i 3rr L35Wm `¢ oN 'R wawLL zw w ae0O ow_•de og o
woOz ?z o zZmz -g 0w
o J Qy waw¢ yy_ "'° w ° 'a"- a I. lt��w Zm `ZF
~mm Op Z°¢W Q� b< m ;NJ< C6 W VJ-SW 62 02 a
w> N b O OO W¢N0 2 �_ SV 2 0 K m Ug ¢t-, ¢6 d i
V N 33 33O iw W6W 33¢ w0 W F ¢ZF w0 L�ii °
ro 3 w J_ F A F_ 3 ° w ou 6.g3 �pww� oo
Nud ='�<z S i �w I°a4 < mO m�z rc i i�n'a u5
E w i w w w w •Jm w °ww Hzm ¢ m¢
¢ c t t wSe € „mea _ m
N o K _ m a m naw �"
a i a 0oz E.
0w0w �' £� ° ¢u•'W t o LL m
o E 3 i< o a <wFi w mw o uN zw wm 5 q omnia yar i
° 0 ° Z g �u�4 ° w Sim° m wt o,°°� a w� °E; S a1. ulw"m 9� �w o
DO ° °u °n p p w 'SSS > ¢u $z, = w fiYn m wwz o wawmo �rqqz ¢0 i° w
8 S S S S Q °n °Wp f o oz zaiO rc o 50w2u0 Kz o� m
0 0 0 0 0 0 0 0 0 m z o 0 0
E n¢ R M1 Y R K L 6¢ N f ¢w Q U NN�A 2(j m�iY K w° ¢O ��p= Va Wp'
e. g g ff g F yo m4 >z — 'w' o ¢,k'E s ¢� K F
Zog 3 a°�� o w; w` w ;rczS orc z� m �y;°z ayu��
¢y ¢zN0 ¢zw 3
00 oaoz go< `d i '�O =< iaW3O ggG ws www V ioaws orc Om <w
Y a aao_i u�¢ Sam ° iww _Q yw;[p Z� a� a'�dg %ocmQ'o az 5� w
VCW N W°LL O 6C mJ 6W 2 O
° i gz�QQw d]d]oW��p. >u w
w ( j urc °:°u u3 r°u< N �d5 m �o 2. $;A aa�$ uu m� z3,€
---�--- MN 1��b�1S _ 37b'JN/1HJN _r
s
a?
i - ;i LO g d s
Z. w a
iz
�$szi •o O g i' LI
S It & r -
_
m.
> I
CV.I
a �
Om
co
g
0
w e
Om _
ga I n
(9 moo l H
--.
f -
�qq
w$
0
m m m i.. III
I
s �
ruw /6 /
0
B'ao6
ANI/ \ 1
- _
I _
NOIWINOS30
V
N
z
V
z
m
a]'1910 -u
Npp]tl3
ary
NfJ'rv!ry
NM NM
IZCTBwp
"ON 3lld
:illi °Mry
:AS U3 3N0
:AS NMMIO
:AS N`J1s30
:31V0
BZ99B ON '011 d=02.a] .ales
Nue°'r »udsw+u�
ertlo-zazsae xq3 zztlo-zezcs[-r=+
zzceepess xry vaNa3e [33s[s 1Stll3 s.al
S30NL3S IU33N NOYl/�N3
`JNItl33Nws a' Mo
°Nu3nsns aun
^ �,/ ^ V tD
'JNI 531YIJ�SSY 6
NOSM309d'INVJ09
-an
rc
z
pauBis
'AU31.ry 1- w
Blp{O wel eVl+apun+aeul8u3 Puol%+alwd
pe,..n Amp- w tll P4l putl uopluwlm
pwlp lau+epunncp-141IM 4E AY -w
+o'uoprulP�'uep elVllWIN14aV Apwe41
SLC L. S
zpvelrep r
c
MintoZ�lo
.ZWIU[0 2
.zNAlrop I
31tl0 ��
V
N
z
V
z
m
W
N
W
w
d
dUw
OW
K
o
pV
6
w
-an
rc
z
m
y r
n
Z
k
w
2
ow
c a a
w�
r`y
,
°
op
u �o z Su _ w �� '�� J §o
y.0 OS.
N fU jyW O
a' i� rc� m i zr Q w� g z TdW�
d2 m2 Fw-YGw f o
o- Do '� m wa:
U w. z 00 w 2
Wn �O WM:
o oB°uoaa
op
1.
OS2E' �2=�30z—�6Wnww wi w
Q
'~°.LL�IJj yQO °
Ow zNzWyOa wm
MW
UoLL�S(i
G4ap a [ a Z
8p ppFC WVW Pa UF�J mj 3w un, 'UO LLF oyC
2~ F - Nw- 1-IWW' O N WF ww W7� 2N1
F £w 00� ¢�- o Op Kw z gW K i
Sia y� M : O o" S.
t� o°$ '^w�/oWzF =°-w o°�'3 i3w '6F= o °i w`di
° wr5 w2O FQ�0 OW wwZ� FO Orv> UyaJa ff y_w'
F Fw N¢N °FON LLO ZO ya¢ (j 13W 4d Frz F6 yO OOI
ggg000
a n w u�i Fi y W'
C C°��II� ��F ��Z�0 q°d ii 9+°' w¢ ul��ui
Y# 00 OF F? P OY @@@ £ W4 cs:
O Oza �w0 O ZZ w Ow ZK
UwK ¢ J¢n �¢¢ zd¢ �U¢ �tt F1 J6>:
ry m e u,g�e m l --
I -.� rnil,
NVId 10KNOD NOISOH3.
NW'/quno:) ejouy'janopuv p Np U
�ll'ONV1 N�VaVNVl z
31VONIlHEJIN 1V SM00V3N 3Hl
°w No ww
LL' 0
Z iron ¢G O
% 20>2 -ZO z
O U
yin OU O
F n¢ O
8= mt o€ o
Z
ZW; UN Q
S
�o [� w z
¢� <¢y¢U tl+'1 r
U'W a �Fa' w i
�tl€ qq w
d o m—
K ya F Z
z W �� a�
y j U y
QN NN2KUF J
w� o icaa g
u1� MHO
40U
Y of
4 ° ?S Fj ��z O W 16V Wei
w
w
NJ
n
l"l
�Rlom
MRS '°N'°!l Izovslreo ales 1.¢9.zgr•cez:w1 zza .IIe1131 3AIIV'dHVN dddMS
CO'M9 1P-'ON3,13 yeO'r,egdcpp J ao..SSNW tl3N �39'J33tl1S 15tl13910L1
pau61g 53J NU 35 N1 nWl3
wJtloi 138°EIXINIW IDIL➢NBJ t yV,pt :39d 9MO `JNM33NIONNISN3lNIJ 1 ^
SlN 2U oNOJ n3d 03sIA9n 4LOZZ NEa V `JNIA3.VIOS RNI ,� I1 f10 E OIl LBnO Il O,, I W
OfJ :A6 O3N'J3H'J NV`i � ; 7 � V P V i i.7
M3N3n dAAUN3d 03SIA3V lmzll to E 'UIBU3 BlUOP"Wd ��11
1l31A3tl wan3d O3sln3tl IZEZIILtp L Nn'wnv :AS NMWO 9111 )a ,,A,,,e.,,,uiXu3leu°XS&9,d 0SM3a3dI00SS`d8 0
m31n3n uoa3d NOISIA3n Imsre ueo 1 Nn Wnv :ne N�Is3a �°'°°°n Am°e u,t ll¢tP eve ea,tweaWe NOS2i343d `l2it/�JOE Jll ,ONtlI �Jt1Nt/WVl �
mesPnw,evvn,o ew na pe,eaua .9. vaa9,
Nolldlaos3a 31va A3"U uo;rare9 alva,o'van.+wteaa'vepslWrew/JwwRNe,evl 31V9NIlH91N/1V SMOdb'3W 3Hl
yax�aua's g gF xx
s@ w° ""sLL�
w.g g Ez s w € S € eat `�s ss� 9 :� x s d
�� ai ila aggw ul s
AII
=o B &
a a g" cY s a g wm �- a HER Vi a€ sm
age„=s�gvy „`Se sw s irex€wra€a: a:� w a €�
awg?axaLML
=aHI e game= - -_ = as9� :g$a 3w F
rc
w
o rn x<
v
Uy
J pZQ
f Of
s � � ° �� � wo s hs
M
¢ oUTP
H $ ” - 9
r W .. `5= i x �� a` '?HIM
g=a�gsi�g a Y � � Mpm �NEW
°
R €sAa ojgwM611 H k�aagSig
WH ex!e x 'a
Wat. ag € a g ON R E a s ¢ in
g="S:aMUM1q.�. � 3 � � �.Xap�g a�x �•
�a 7 3
€ H��$ ag' _ ° ' ERX€e'€ � x soe°aa e� a � €
e �` € S£s' x, z8 m:g aa��as a° 3 5 a `x�x W
3 d a $ c g& sage ag ST a B 44=a�uE 4 .- i# a g e
¢ dg mea o om&�=.E ® n�£x'YE �� a€>s wEi s' "�, aQ zee w , a $ ; € �� °s Sp
g a i€_i5::ss€e=g'sm,aeg 9 oS
S;aaI� Sa.¢aa ewiaw`a`g S`„ -"€_g_ mo=:xm
W S. sg$ =�€' wg N3Y �k 8tl<a , p a . v� 'N
xaa a$ ea paB_kH oa_ " w €.4 �€_ Oa_
w;. w "=
go ' °° n. H 'u,
w e °
D m4 un
d a= w H.- ��wG= €mm "$ c � o ,�mw s �� e
�_ °= w� za a€w oW go r� 8E
f fig€ c E wm o s� a g 5gw
H, t
$ K
IS z w€ Fw ,�� �ws xx u
Q mai_°<e ;"s w4 $ _ew ?�ww
SFE 55 $ � � �
z a= a $ wF g'g oioyvmm $s" &g =o a a 1-P4 o 0
€ y $o g "gym m mg`s a w og �� m _o " q a R 9,
g a
H. o y_w �pm.:sffim os °� �_� w =$
c"s A _ �S m s Www sg m _ c 3 _ °_ o ¢w € ag " e� " 6j
4 ke as w€ $�w pw �a o =o3gmG :gw°°o=o ww gso _" c o� w pill°�
"= m¢ $�s M °fig 3 $ °=. _ m os== g° g
8 $ .p »° o � aw8 rte'. z%= -°19m 'za=ms.° € Ea$ wm $
o" o 00 i8 X, -g
$gym€¢a ohm s"a o8$ F �� 5�3 gig° �4� $'4 S dim
w � LL gg= � e fw a�mmm"sg7 �m -� a F3F° '_ HIM
° § S �� F. S&c°m,�, 'c°y,o v°� EE.$"" aaI'- H W.S1w�° �� �io4w» � ��i� � k'� °c a 4'9' �a ���t 3 880888
r a a i m HE � ok' °ani _ :$ 2„c €2gF €Lm ” E 26 amo C" g LLs 66 82 8 F�
w
aF
Z EEz
u o "Fdq Z op w w w
eo
n=c a egg gad
0 I.E. s w$6€ 4 opt$ t=W e
z Hp. oho �� � w a �wj�= ��oM ak€ `�� �Ho 9g� '� ��� � wad z
> "8w _ 3 y o -= U H y wa _ �t � F °" z33ow F$ N� °3 0'" p w
ww $M.n iI g08$ " wy a C " $ °i S o = m
F;fie m f -".t 3 sw �'^ _� o �$ s ° w I'" R ° so
;s= �„ 9 yam LL s -o m �a o= a
' § ;V. � m € see _ m mamm lam ER €� � w� �-° w�! s �Bq §a � �
ttn°4��Fmm—Sm< F �p [i 0oO$ a°'nt �q „ i
w € s°_4 _ "� Ili€� QF ffs{�gm W__ ��go `s
"a
F 8 P o ° =g 3 $ '�".=Y & " NaFLL,.""- v'{: w• `:'<a $ 'uy $J $
°c"a $ "oo oaf$:o" ° b $5 E? `8€° 9°
°'aH u oo '8,°a " 3 "k' g._< $wg f g m"$mmamwgm $m �'° s� �w'm $� 'Li$ d mx G
§� o = a �$ g o„m o aasQ Qe ° �<a° g PF�a ° s c� a
° ¢; T @” a� ws d =m �em dW
MR
Fwe�a _� wo.g @z'
MEN � � � m �w$g� � s xo�m � ;� �"�$e�� -�° ag$
0 �� 3 S a "° ,,gg o°rc 33 €��"�€:.. "-mtWG@ F R� 80°$W> �W
y o �4Hi3 a2 8 $ m$ w t & sof$ ow "<8�mm "a°=_S <Hd
9Z999 '-N 's11 IZDMLmo.eI-0 �ryB,,Pzeaz:aroa zzaseszsae NHId E)NldV:)SQNVI
W't94P4[ :'pry MULw0'E 3BVtloleW'J ZZfe'9[lSS NW Y3`p39'133tl SWd SLR4
ptlY6I3 s37tnY3s �v1x3wryoalnv3
AIM tl°d 13S 03ZIWINW IZIRAIRp 534gSpxvl :311d `JMO ONM33NI`JN31Np
ZY M3N3b OMM bad 03SIA3tl LZN1Z4RO 1 0YJ A9 p3NO3H0 ONIA3AbnG OW NIN'6;uno� eNouV'JBAopuV jo Gap
M3M3b OMJJ bad 0351A3b IZNAL[0 E 'Blosauulryp qqS ^ (� y ^ y 19
M3In3tl Alp Yid 0351A3tl IZI¢l4TI[O 2 Nf0'Wfw IAS NMWO Bylp wwlB4l.BDun ieeulBu3 pu0!.Bgwd •✓NIIJ3IVIJ0SSY 6 Z �/��I �J �/1,EIy Z
M31A3b ALIO tl3tl H°BIA3tl IZRL94Ipp 4 M.-.11 Amp WB 11BW WBIOIBWBUIb Jll aNVI ��ViIV WVl W
Nfo'Wfw :AS 4 ,A—punjo.wAypw.dwdBwaWOw N0s-d303d I'8VD08
NOI dIU s30 33vp ON LepwLwo a3vo Lo Mjl gPBdB VgE$1,J Ij u -® ..NI 31V9NIIH91N 1V SM04V3 W 3Hl
II
K w K K r K
aesaaas
y
I
iizzzz�
�
I
I
6EE6EEE
2
pQ
pm
r.
3VUaaVg_g$2
ggqS_�S0_
F F F C C F
a552M„9
bbbIDbbb
fF
ow
w
z
m
� 5 315'3
a
sw rywz
p
O
O
YU
O
d z
g0 y}pw
V 1WJV
qa o0¢tt
rsn>se5i�
€
^s
a�
II
I
y
I
ko
�
I
I
1��J1S 27VOM— HJ/N
F
W
W
2
pQ
pm
r.
ti
FS
yW
e
fF
ow
w
FW �W V
m
a
a
sw rywz
p
O
O
YU
O
1
g0 y}pw
V 1WJV
qa o0¢tt
z
F
Oi Opop
p
p a
°V
O
Wp
yWy
F°w =Oldpa
w
l�
w
pRKF°Z
M
u
O
z
=0
po
Z
Fd.n
3p w pFa
pw0w
U W
m,
j3 a
V
ow
mw
c u
H8M
° Z
a
LL
LL
w °
1��J1S 27VOM— HJ/N
9Z9H ON 011 Lzommo .mea rreazvz-cel x zzeazaz-Lel 131 SlIH130
Lo'te ,0 :'ON311d y0a fl0y"PB ZZL89JLSS NW'tl3N]39133tl1915W3 Bftft
��// peN&g 63'JIAtl3S N1N3YIlOMNrv3
Al13 ta31360331rvINIW IZOLBIIPo S ase1S� :3lld `JMO ✓ V `JN tl33N19N3lIAtl 00
Z/ M31A3tl=3 Yid Ca&MU 4Z Vm 0 Sl NIA3AtllIS ONl1 w
am :AG 03Y33N3 NW �rtlu no�ev,ouy 'lanopuy ;o 63p
M31A3Y aM9a Yid 038A3tl IZWAUm C 'aloscuW OssW-9 'ONI' S91VIO OSSV '8 z O
M31A3YAW Y3e a381A3Y LLIVJIUN Z NI"J'WfW A9 NMWO e4140 wal Ar .II 1 -BN Reolesyad
M31AaY.woY3e xmvn3Y tzozWtreo 1 NI'J'Wlw �e NOIS30 �.°°°R`w � „�'y"�"Wa`d'W„: NOSd303d'121V009 Jll 'O NVl AJV21V WVl w
N011d1a0S30 31b0 Izoavm -a1Va JO' W11S+"ds'N.q.3NWfNY A I 31VONI1H91N 1V SMOOV3W 3H1 N
z z_
V) ;lilyu
a �• z3m u yFyy4 5u�$$= 3_
cez� °u �'m�ad _ai9?ivbi
Coll II z N
a 3Nn -load Y
m 3 x� <
ig
N.
g
�m m0� m
xrt
soz
°
rc ?._
�?oK'
Wz
S'<7g O
Y W5
N
ggam-:
F
W J
os s C
wt O We o
Z.
9k W
cl
g Uct ZE
Bp$S �i3 b o o�Ld
0
ck
i ski
ME 9u
3
ao ° 3m N
y i wy
G Z Sci
J� zm a
$W� <
e Yob Z
\ < ras < £
l N
p J
< _ ow
ami
Q
•�<<s Gm �g'3o .y
�m <
ry€S� O nF3
z i
wrcw
how �
3�<O
V
Q a;
K `
a m N
PIP gy31
0 0
.zt Lj- Z Z
4€
m _ o g .n .n
- o ^ a 1<8 z
c O r o ° T o cn
z
z � >
uj
CL
x sa aaa ga V
a� W Tm �
2 oZ<�< e
O uNC3 U
u � e
=
Z
gg
io. °`3� Cc p` p9 JQe�
SE
"oEn
°'$ y.�a.Esc
•�vgioE
�
Eao"o
vs`F="m gdo
o.W
m
s $PMc Ho�'^
iE:°
°
_• °z cp9 oc°28 e��� 'rn�2
K'c°YE
4
epe�
� z o uta"<<-` � :��am '^
x•O�
Ea�vmgcEpE
ww
u .e�gLa55g
oy co
�
O g il�zq��e��r8�€.. e b�88c$be
A
FQ
�..dEEo
Ui �Sfr"E
o
E..
o i 300 g3in8g
,._,Q
'xeEs
�
iE
`°8's °o4
o��fni c°z �8� o5 b8
�.
��
s
0 o
u
z
3
m z
i�m�
�� O
W
�E-
00
z�
oz_
Q�
O
c � O Z <
O
00
ow
ao
'O
az
FQ
�
�
m
o�yg �
N
uy
uol
9Z999 ON 011 STVAU
xv, ..ZuL 13�
AS 1.10-1Z 'ON 3114 POU5!s UC6-iWCIIGNM WAMS ��iGISUIJWM�
I'D �(w ��s OMMIM. 1�110 9 .. � :211A emu oNom, 10
U W]IA313 GM30 IJAd �1�21 IM.Imo I, NVJ 'Aluno:) e�ouV 'JaAIDPUV JO Al!:) (7)
WIIAM OA30e3d OMIA311 —C c"D :Ag 03M03110 ewew� AP-WIS I C;
U 'ONI S3-LV1
WHA. .0 d W. —Z :AS NM"a ewp%nwawe;pwnjawwBu3,wU,w,aI,
Wswwl Ainp e we I IvW pue uosc�ns
A.,.�A . ow � �ecla,d se. NOSU3a3d 1-000- DIVONVI ADVHVVYVi
Itwye,&e. .�..wwme AIw- 31V!DN1iHE)1N iV SM0UV3VY zml -
C)
�o
�o -S.
9L- gt
AL
A
-V 1W
g�
41
7
0,
CAM 3c C)
0
H2%
j�. Ta
ZX
MON
3 �0�
6...
W
-j 1 0 fl. z -.U� 1
I, .�z
0 a 16 -1 C%1
Z 5 .80, � ? -
o< 7-
W
Z�.
HN
z z
0
W
al
0
w Z
0 M A
0
To
MM.
'o
9L ,
19
%
z 0
W
H�j a :c
L
Q,.
L
H a —
1 ��221 11 91 1 1 8 1 1
0
ee z - P
%Mu
r
LI
TISM
WA
0
z L1
iI,
,,
r
�3
-10 ! 0 L
C-4
,el 3 -3 11
<
z
0 uj=pp
V;
U) in z
W
c 0
L -j
z C)
E LLJ
LLI X
Ian W-
2�
If
z
Ld
's
w, LLJ
0,,, oq
z
d
-EE
w Fe LL
0
U
M
u
wo, w5�
z
Ln
Z
z
0
ao
0
L
0 A
dLd
0
LL-
ig
2 Z
1- Z
Z
0
U
L
0
0"
Iw D,
T'T
CZ5
z
IS .,now
US
Wfl.
z
z
q Mz.
W� -- p z o z Mz
tj o- 0-1,
Z S 2
E
z 11
d ZM — .4 W� 0.
L5 t3 Z�—
'o MUM --oo 0
6 'i . a: R
CL
z z
P De g� 00 INI
0
ar =�j
A�,e � fl I p
I U
M
It a tz
CL
W
0
R
ii aL
..A NX
2,
0 < PIP
1110 00 1–
z 0
�V,,e sz
to I -o
M�IQWIZ 014311A
311H 9MC
33AO�.o
W� AU NM"G
As NDIS30
31VO
-7
UZ999 ON Oil Z�—L= 01-G
u�a rmllo�0
P90is
OlOoll"A" x ONIs
P�su.o �lw. .. I Ml N. U�N.,��
A—,, �.— A,
.,d
.1 ,
M� 90AS NN �S�11 U.,
SMAWSWIN31114OUAN�
DNftJaBNWDN31VW
ooix�bmow
'3N1 S31VIDOSSVR
NOSN3(]3d '-LHVE)OU
sliviM
0
NVq 'AlunoD "ouV'jaAopuV jo AjiD
:M 'CINVI NDV�IVNVi
J]V9N1iHD1N iV SAA0(1V3VJ 3Hi
In � LRD 03MD.. zowom g
.1. .0 wu 03� �O
WIMM "D H� 33� wivio z
gzmm I
N01"lll�m 31�
6
C4
cnf)
0
ts
m
z
U)
E
z
z
L, 6
z
'q 0
X
NOME 133HIS
TYUNHISH WHMI MIcLU
H�inm INV JUIIU�3J 009�
all,
38MXIM 00 NIN �* 0335 N3Hi S08YA31WO 3� 30VIJo38
�w W�Ialw� 7w �sjonan UVAlbd � JO WUVMVLSNI
�v om= a. IOSdOl � S3HONI HWJ � NOUQUV
K,
WJ 01W �HS ONMY80 JWA31MG 3� SM11111) aVA18d 3HI 4
NDULWoViSNI WA M011V 01 MYS0 H91108 M � 08VA31MG 2
swn 431� UNY
SV3Wv MVd-NONl 038NoIS10 N1 MVIWd oW �OnVAIn i� G]Mn N Do
30 mvn �� �fflll NODOn&SWD A08J IM� ONUSIX3 �W V Q� �Wo SL 9
� OMS �m WIDY&NOO �nan 'NOUVAV3X3 01 W10d L :MON
:SUON
MO M 03MODDY G� tVZ 0� (Ssm� NDN` p Q
�3 HVM =B� ONZ D3ds (ssm"Ni -G I
XDVL �m CNV eano
xOt,Doa H,m oo,��a mz
,,,OZ
.DO c
z
99 -EX �r-A�
JJ0 d33N
83mnNNOIS A31AJO�00 aiVYOW�
AVRIV N011Vd111AN1
4�O d33)1
D
m
zm)
C)
V38V
C)
z
0
j4
N011MI 1JN1
I
_0
m
<
A p
0
z", 0, Of
I I solo"
Z, x a I
BU
C-4
Lf)
go
z
0
F-
0
U)
z
0
z
E;:
DO
0
m
>-O
(if
b C)
—T
MEM ON -1-1 �—mo WO STV130
-4-c -r m"P� ... .�. . I.,
:.ON 911A Il. �S.H .. I —
rW-- :311A DMO ...... r -i
u m3m3b am= bad a3&AOH I.,. I ONIAIA&96 G�
M�1�3b OMM �d 03�A3U �,.Va c am AQ 03N33H3 NIN 'Aluno:) E�OUV 'J@AOPUV p Al!:)
M31� kU3 �Eld a3SlA3M �Zunvla —Z NM AIN -AS NM"a -11 —1-11-1-1 ... 16�1 1�--�Nl-d '0Nl'S31Vl00SSV V
DIVICINVI N:WJVlNVl
Nm �All NUS4U A. A, �A =.8= NOSM303d '111V009
�,cl va;,� W.
3lV!DNllH9lN IV SM0(1V3A 3Hi
A31
j LU
x LL _j
44 LL
tell L.
z
T�� 6 k MIN 5-)
ri
z
IN
I 14AA
z g LL
0 z
LU
�S I OW AO
(L
z
0
D
0
5 tu
Loh
z
L-1
Ld
A.
Pv;7� F Q
z
0. "'. 0 0
L , 0*0 0
0
1
R Z
c
0
z E)
x
z
Z09 em al*UIIAO�
, ON 14 0 A 11 11) A ON 1w a 0 �k
ONIM"(1 08WNVIS w DNlmvbO ad.. I
S001 108AIDD iN3MMS OZ/6Z/ t -IIVi3(l DlqrIlq97.F= 11YE LCUd 3HI 30 HIM
�l 331AI ISV31 iV 31� gal
NOM 40 'ISOW400 'd]HD (100M :S3dkL SlIVA Ild DNIINVId AJISV3S
N, M, NAOUJ93�413NIVLNKIO 3MY SINVId 31 SIOOd
A 9 a
S-, ---D IDNI'll.13 0 ino UNV Sd3NIVIWO 3AaW34
SINVId G�IdVlbal
a I S�,s W�38 33y� QNV 0311VH 803 11VIE IOCIS 3Hi M
smis aNy �l 3HI WOdJ �-Ibaa aW
'S3calb bO 3NIAl 'WBIA 3HI 3AOWM
(13VINOD 133dja UIOAV)
Vnenoor. �..a
Wl �3 �]IS 3� W31S WbJ �VAV 2 d33M *H3jnK
�15 aNarIN w djH3aOOA 80 MVE a3aa3dHS V
Ir x N, z x N, I
ONMIJX�Vg HSINIJ '-HOS 31113S
HIM NO 'H3GlJ (100M IAV&S :SMU 01 a3IVA '111,1MVII AIIVIIdVd
S139VI aNV SOVI 3AOW3d
'3awn a3HSINIA 3AGEY
AIINDIIS 40 13A31 W1103 100a
3141 HIM (131W� 36 IIVHS
Wl �3 . . .
3m �n NO ..jw
(lVNOUdO)
Maildl G�V d0133IOdd W31S
311SWId a3i.vOniiaw iivisw
NdVR 3HI HIIA Hsmj ION
'dYIM3 HONV�g DHI 3aisino aNy 'maid
Advil HONV68 3HI iv a3NIaldd 39 lWHS
S3H3NVbg 'C3Nndd 39 01 36Y SINVId If
.10CM
�W M S3WVS
MWIS Wa M IZ X IN Z K I Nj�w Ino iON DO
IstURAO
LIM
0 act/ -
A 0 A
8
NI" .3 1
NOUJHS lival ivildki OT
v uz
.2 z =2
0.
z
z
Y O F
OVE.
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning & Zoning Commissioners
CC: Joe Janish, Community Development Director
Peter Hellegers, City Planner
FROM: Jake Griffiths, Associate Planner
SUBJECT: Public Hearing: Consider Rezoning Request — Rezone property from R-1: Single
Family Rural to R-4: Single Family Urban - PID #'s: 23-32-24-41-0001, 23 -32-
24 -42 -0003,23 -32 -24 -43 -0005,23 -32 -24 -44 -0001,24 -32 -24-31-0001,24-32-24-
32-0001,24-32-24-33-0001,24-32-24-34-0001, and 24-32-24-43-0001 — U.S.
Home Corporation dba Lennar (Applicant)
DATE: August 24, 2021
INTRODUCTION
U.S. Home Corporation dba Lennar has requested to rezone the unaddressed properties located at
PID# `s: 23-32-24-41-0001,23-32-24-42-0003,23-32-24-43-0005,23-32-24-44-0001,24-32-24-
31-0001,24-32-24-32-0001,24-32-24-33-0001,24-32-24-34-0001, and 24-32-24-43-0001 from
R-1: Single Family Rural to R-4: Single Family Urban. A map showing the location of the
subject properties is attached.
As is required by Minnesota State Statute, in order to approve the rezoning request the City must
find one or more of the following two findings to be true:
1. The original zoning was done in error.
2. The character of the area or times and conditions have changed to such an extent to
warrant the rezoning.
The property is entirely located within the Metropolitan Urban Service Area (MUSA). Times and
conditions have changed with the extension of municipal sewer and water into this area of the
City and the development of single-family residential neighborhoods immediately to the west of
the subject properties. The Comprehensive Plan guides the subject properties as Transitional
Residential; which contains properties within the MUSA boundary currently zoned rural but
guided for urban development. It has been requested by the applicant with property owner's
consent to rezone the properties so the land can be developed into urban residential lots for the
proposed development known as Fields of Winslow Cove.
ACTION REQUESTED
The Planning & Zoning Commission is asked to hold a public hearing to gather public input and
consider recommending approval of the rezoning request based on the fact that the property is
located within the MUSA, water and sewer are available to the property, and the request is in
harmony with the Comprehensive Plan.
Respectfully submitted,
Jake Griffiths
Associate Planner
Attachments
Ordinance Amendment
Site Location Map
Existing Zoning Map
Comprehensive Plan Future Land Use Map
CC: Josh Metzer, Land Entitlement Manager, U.S. Home Corporation dba Lennar (Via Email)
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
A11 1► . MOAK*01
AN ORDINANCE AMENDING CITY CODE TITLE 12-3-4, ZONING DISTRICT MAP OF
THE CITY OF ANDOVER.
THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY ORDAINS:
City Code 12-3-4, The Zoning District Map of the City of Andover is hereby amended as
follows:
Rezone land from R-1: Single Family Rural to R-4: Single Family Urban on nine
properties totaling approximately 244 acres, more specifically legally described as:
Property 1 — PID# 23-32-24-42-0003
THAT PART OF THE NW114 OF SE114 OF SEC 23 TWP 32 RGE 24 LYG ELY OF ELY
R/W LINE OF BN RIR, SUBJ TO EASE OF REC
Property 2 — PID# 23-32-24-43-0005
THAT PART OF THE SWI14 OF SE114 OF SEC 23 TWP 32 RGE 24 LYG ELY OF BN
RIR, EX RD SUBJ TO EASE OF REC
Property 3 — PID# 23-32-24-41-0001
UNPLATTED GROW TWP NE114 OF SE114 SEC 23-31-24
Property 4 — PID# 23-32-24-44-0001
UNPLATTED GROW TWP SE114 OF SE114 SEC 23-32-24
Property 5 — PID# 24-32-24-32-0001
UNPLATTED GROW TWP NW114 OF SWI14 SEC 24-32-24
Property 6 — PID# 24-32-24-33-0001
UNPLA7TED GROW TWP SWI14 OF SW114 SEC 24-32-24
Property 7 — PID# 24-32-24-31-0001
UNPLATTED GROW TWP NE114 OF SWI14 SEC 24-32-24
Property 8 — PID# 24-32-24-34-0001
UNPLATTED GROW TWP SE114 OF SW114 SEC 24-32-24
Property 9 — PID# 24-32-24-43-0001
UNPLATTED GROW TWP SE114 OF SW114 SEC 24-32-24 AND TH PT OF THE SWI14
OF THE SE114 DES AS FDL -TO -WIT BEG AT THE NW COR OF SAID SWI14 OF
SE114 OF SAID SEC 24-32-24 & R UNNING TH S 650 FT-TH R UNNING E 130 FT-TH
RUNNING N 650 FT-TH R UNNING W 130 FT TO PLACE OF BEG, CONT 1.94 ACRES
IN SWI/4 OF SE1/4-EX SE114 OF SW1/4
2. The findings for the rezoning are that the property is located within the Metropolitan
Urban Service Area and also has the ability to be served by City of Andover municipal
services. Times and conditions have changed with the extension of municipal sewer and
water into this area of the City. It is now appropriate to rezone the property to Single
Family Urban Residential (R-4) at the request of the applicant and with the consent of the
property owner to allow the properties to utilize the available municipal sewer and water.
3. All other sections of the Zoning Ordinance shall remain as written and adopted by the
City Council of the City of Andover.
Adopted by the City Council of the City of Andover on this day of September 2021.
CITY OF ANDOVER
ATTEST:
Michelle Harmer, City Clerk
Sheri Bukkila, Mayor
i
a
C
N
O
N
N
J
01
a
W
d
U
d
'm
C::;�
D
�\
I � ��� o■ » 2- \
�
I i .. � ■ lr k :\
i13 ■gm
: \,
min umm
.�:6±/
- — .<��:
•�;z.
his 1111
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner
SUBJECT: PUBLIC HEARING: Consider Conditional Use Permit (CUP) / Planned Unit
Development (PUD) Request - unaddressed properties located along Prairie
Road (PID #'x:23 -32 -24 -41 -0001,23 -32 -24 -42 -0003,23 -32 -24 -43 -0005,23-
32 -24-44-0001,24-32-24-31-0001,24-32-24-32-0001,24-32-24-33-0001, 24-
32-24-34-0001, and 24-32-24-43-0001) — (Applicant — U.S. Home Corporation,
dba Lennar)
DATE: August 24, 2021
The Planning and Zoning Commission is asked to review a Conditional Use Permit (CUP)/ Planned
Unit Development (PUD) for Fields of Winslow Cove. The 244.25 -acre residential development
proposal contains 383 villas and single-family homes and includes 117.71 acres of open space and
parks (48% of the site). The PUD is requested by U.S. Home Corporation, LLC dba Lennar. The
PUD narrative submitted by the developer is attached for your review.
Proposed Flelds of Winslow cove Development
nenC .J A.ry 11, Lni
Figure 1 - Proposed Development Location
DISCUSSION
According to City Code 13-3 Planned Unit Development, the purpose of a PUD is to encourage
more efficient allocation of density and intensity of land use where such arrangement is desirable
and feasible by providing the means of greater creativity and flexibility in environmental design
than provided under strict application of the standards set in code. Attached for your review is
City Code 13-3.
City Code 13-3-9 regulates the findings that are required for a PUD to be approved and 13-3-11
identifies desirable PUD design standards that are sought in any PUD proposal. As part of the
attached PUD Narrative, the applicant addresses the design qualities they believe the city seeks
when granting for a PUD proposal as identified in City Code 13-3A 1.
City Code 13-3-9 states the following required findings for the Council to consider when
approving a PUD (italicized responses are from the applicant's narrative, staff review will be
provided later in the staff report):
1. The proposed development is not in conflict with the goals of the Comprehensive Plan for
the City.
Goal. Allow residential growth while maintaining the quality of natural resources and
amenities.
Obiective: Clearly define areas for urban and rural residential development.
The Andover Comprehensive Plan guides the subject property Transitional Residential and
allows a mixture of Urban Residential Low Density (2.4 to 4 units/acre) and Urban
Residential Medium Density (4 to 8 units/acre). The Fields of Winslow Cove community
has a proposed overall net density of 2.98 units per acre.
Objective: Prevent extension of infrastructure that is inconsistent with the Comprehensive
Plan.
• Prairie Road bisects the subject property;
• The existing Palm Street stubs to the subject property's south property line and 1501
Street right-of-way is platted to the east property line;
• Public water and sanitary sewer services were extended to the west edge of the
property in 2019.
Objective: Work cooperatively with resource protection agencies and organizations to
minimize the impact of development on natural resources and amenities
An EAW process, Phase l Environmental Site Assessment, Wetland Delineation, and Rare
Plant Species Survey have been completed on the site for the proposed development. The
EAW processed determined no further analysis was required; the Phase ! found no
recognized environmental conditions on the site; wetland permitting is actively in process
with Coon Creek Watershed District, Army Corps of Engineers, and the Minnesota Board of
Soil and Water Resources, the rare plant species survey found a limited presence of Rubus
onsite which will require a DNR permit for removal.
Goal. Provide a variety of housing types to accommodate the life cycle needs of all residents
Lennar plans to offer 2 -car and 3 -car Villa homes targeted toward the aging population
including retirees and empty -nesters. We will also be offering 3 -car and 4 -car single family
homes which generally draw young families, grown families, and those looking for more
living and yard space. This community will offer housing options for buyers ranging from the
mid -20's to retirement age.
2
Goal: Enhance accessibility by providing an interconnected multi -use trail system
Objectives:
• Provide an accessible trail system that links residential neighborhoods, commercial
developments, and park areas.
• Coordinate trail construction with street improvement projects, new development,
expansion and redevelopment projects.
The community will include an extensive trail system that will link the segmented
neighborhoods within Fields of Winslow Cove together. These trails will be stubbed to the
exterior property lines to allow for future connections to adjacent neighborhoods and the
greater Andover area. The trail system will also create connections to the two proposed
neighborhood parks.
Goal: Provide parks and facilities that meet present park needs and plan for the future
needs of the city.
Goal: Promote, protect, preserve and enhance the City's natural resources and open space
for the enjoyment of residents, protection of water and air quality and the
preservation of wildlife habitat.
Objectives:
• Provide more passive recreation opportunities
• Provide for a balance among active and passive recreation areas and activities
• Consider development of passive, nature -related recreation or conservancy areas
on sites found to be suitable for these purposes.
• Plan for and provide connections with the park and trail systems in a manner
that both preserves and allows public enjoyment of natural areas.
• Seek to provide buffer areas adjacent to significant natural resources and parks.
• Work cooperatively with other organizations and government agencies to acquire
and enhance open space areas within the city
• Recognize preservation of nature preserves and open space as a benefit in PUDs
More than 118 acres of the site (over 48%) will remain preserved open space,
wetlands, and wooded areas. A network of trails will be carefully installed
throughout these areas. Lennar is proposing to place these preserved areas in
outlots which will be owned by the HOA with easements granted to the City for
public trail and stormwater maintenance purposes. It is envisioned the trails,
open space, wetlands, and wooded areas will serve as a valuable passive
recreation area for the public.
In addition to the passive recreation in the community Lennar is also proposing the
creation of two small neighborhood parks, one on each side of Prairie Road, which
will serve the immediate area and act as a compliment to the larger Prairie Knoll
Park located south of the subject property.
2. The proposed development is designed in such a manner as to form a desirable and unified
environment within its own boundaries.
The community will mainly be served by Prairie Road and will include open
spaces, preserved trees and wetlands, and landscape buffering
throughout. Lennar will be the sole builder of homes so the
architecture will be consistent.
3. The proposed development demonstrates how each modified or waived requirement
contributes to achieving the purpose of PUD.
Fields of Winslow Cove proposes the following deviations from City Code:
Min. lot size. 11,400 square feet, Proposed: 7,465 square feet (55 foot lots);
8,187 square feet (65 foot lots);
10,581 square feet (80 foot lots)
Minimum lot width: 80 feet;
Minimum lot depth: 130 feet;
Minimum Setbacks
Front: 35 feet;
Side interior (living): 10 feet;
Side interior (garage): 6 feet
Side Corner 35 feet,
Rear: 30 feet
Proposed: 55 feet 2 -car villa lots;
65 feet — 3 -car villa lots;
65 feet — 3 -car single family lots;
80 feet — 4 -car single family lots
Proposed: 125 feet
Proposed:
25 feet
Proposed:
7.5 feet
Proposed:
7.5 feet
Proposed:
25 feet
(some corner lots will have 20 foot for
wetland preservation)
Proposed: 25 feet
Allowing a variation in lot size below 11,400 square feet, and lot widths below 80
feet, permits diversity of products and the provision of life cycle housing. The
varying housing types, as mentioned above, will offer housing options for buyers
ranging from the mid -20's to retirement age. All the proposed deviations listed
above provide the flexibility to create larger areas intended for preservation of
open space, wetlands, and trees.
4. The PUD is of composition, and arrangement that its construction, marketing, and
operation are feasible as a complete unit without dependence upon any subsequent unit.
4
The Fields of Winslow Cove is an autonomous residential community that has
direct access City services and will be developed and marketed to function
without dependence on future development outside its boundaries.
❖ The City Council will need to determine if the developer's proposal satisfactorily
meets these required findings.
Street Access
Prairie Road Accesses: The primary access to the development would come from Prairie Road
which bisects the development into westerly and easterly halves. The most northerly access to
the proposed development would be a four -legged full access intersection with turn lanes at 152"d
Lane NW (A on the map below). The most southerly access would be at 150"' Avenue NW, which
would be a three-legged full access intersection with turn lanes (C on the map below). The central
access to the development, at 151"Lane NW, would be a four -legged access intersection with a
roundabout (B on the map below). This provides a traffic -calming element and promotes safe
pedestrian movement via the crossing location at the central point of the development.
Other Access Points: Additionally, there are two secondary access points from the development.
The southeasterly section of the development would have a secondary roadway connection to the
east via 150d' Lane NW which would connect to the platted road right of way from the Smith's
Rolling Oaks development (D on the map below). The southwesterly portion of the development
would have a secondary roadway connection to the south via Palm Street NW which would
connect to the platted road right of way from the Barnes Rolling Oaks 2"d Addition development
(E on the map below).
Figure 2 - Access Points
6
J_
r�
Roundabout__
.%�'
•
}'
�
`e\\\\
ISA`
�
vnnr
i
Figure 2 - Access Points
6
LOTSTANDARDS
Lot standards in the R4 — Single Family Urban district lot requirements and PUD proposal are side
by side below:
" Spec Jred 55 ft wide villa lots (3 lots) would be between 4U-49 Jt wide at the crtyBUW. 1Byo,t.15-101; 3pee),ea 0o Jr wrae ar mus Ir rorsl woura
be between 40-49 ft wide at the City ROW. [B20,L11-13; B22,L2; B26,L5-8 and L231; and Specified 80,ft wide SF lots (I lot) would be between 46-
49 ft wide at the City ROW. 1B4, L 1]. These lots are show as blue stars on the following map.
* "Common throughout. Examples include: B14,L17 on 55ft villas, B10,L8 on 65 ft villas; B9, L2 on 65ft SF; and B4,L2 on 80ft SF lots. These lots
are show as black stars on the following map.
=v w,� v �• v:y � I
f
*O °
oy Vo 1
o,
l
O �
0 0
I
° ,n
n ~
r
Figure 3 - Blue Stars: Lot Frontage < 50 ft: Black Stars: Examples far land Coverage; Red Circles: Reduced Corner Setbacks
LI
CITY CODE
PUD PROPOSAL
REQUIREMENTS
(R-4: Single
55' Villa
65' Villa
Family -Urban)
Lots
Lots
65' SF Lots
80' SF Lots
Lot Width (min)
80' min.
55'
65'
65'
80'
(43 lots)
(25 lots)
(2801ots)
(35 lots)
Lot Frontage @ ROW
50' min.
50' / 40'*
50'
50' / 40'*
50' / 46'*
(min.)
Lot Depth (min)
130' min
125'
125'
125'
125'
Land Coverage
(individual lots) (max)
30%
38%**
43%**
40%**
37%**
Lot Size
11,400 s.f. min.
7,465 sf
8,187 sf
8,187 sf
10,581 sf
(min)
Net Density (Lots allowed
2.4-4 units per acre
on 127.98 acres — net
(11 acres @ 4-8
(244.25 acres — gross))
units per acre):
383 proposed
324 — 555 lots
allowed
" Spec Jred 55 ft wide villa lots (3 lots) would be between 4U-49 Jt wide at the crtyBUW. 1Byo,t.15-101; 3pee),ea 0o Jr wrae ar mus Ir rorsl woura
be between 40-49 ft wide at the City ROW. [B20,L11-13; B22,L2; B26,L5-8 and L231; and Specified 80,ft wide SF lots (I lot) would be between 46-
49 ft wide at the City ROW. 1B4, L 1]. These lots are show as blue stars on the following map.
* "Common throughout. Examples include: B14,L17 on 55ft villas, B10,L8 on 65 ft villas; B9, L2 on 65ft SF; and B4,L2 on 80ft SF lots. These lots
are show as black stars on the following map.
=v w,� v �• v:y � I
f
*O °
oy Vo 1
o,
l
O �
0 0
I
° ,n
n ~
r
Figure 3 - Blue Stars: Lot Frontage < 50 ft: Black Stars: Examples far land Coverage; Red Circles: Reduced Corner Setbacks
LI
SETBACKS
* 10feetfor 80 foot -wide lots, 7.5 feet for lots less than 80 feet wide. Total of 151 toadproposed where standard would have total of 1617.
**Specified lots would be located 20feet from the City ROW (see table ofspecific lots on sheet 6/62 on Preliminary Plat plan set). See red
circles on the map above.
Misc.
CITY CODE REQUIREMENTS PUD PROPOSAL
Front Yard Trees 1 2 1
Tree Preservation / Trees
Much of the property was agricultural field and did not have large areas of trees. In the proposed
landscape plans for the Preliminary Plat the applicant shows areas where existing trees would
remain including significant areas of trees retained within the southeasterly side of the
development, and within the extensive wetland areas within the development (see Figure 4
below). Some of these areas where trees were preserved on the southerly portion of the
development lay within platted lots.
City code requires two trees to be placed in the front yard of the homes. However, the applicant
is proposing one tree as the narrower lots are not conducive to 2 trees being placed in the front
yard. The overall planted tree count for the site does exceed the 2 trees per lot standard. In
addition to the trees that were preserved within the development site, the proposal consists of a
total of 1,011 trees that would be planted as part of the development including: 519 overstory
deciduous street trees, 23 overstory deciduous trees, 403 coniferous trees, and 66 ornamental
deciduous trees.
Landscape Buffer
Landscape buffers are required where development would abut areas outside of the Metropolitan
Urban Service Area (MUSA) which are adjacent to the southeasterly area of the development
and to the south of the westerly side of the development (these areas are represented by the red
dashed lines on the map below). The applicant is providing for a 10 -20 -foot landscape buffer of
new tree plantings along the easterly/southeasterly side of the development, abutting the Smith's
Rolling Oaks single family rural development which is outside of the MUSA (see A on the map
below). Along the south/southwesterly edge of the development abutting the Barnes Rolling
Oaks single family rural development, the applicant is proposing a 20 -foot landscape buffer with
existing tree plantings and a planted buffer in the segment near Palm Street (see B on the map
below).
7
CITY CODE
REQUIREMENTS
PUD PROPOSAL
Front Yard
35 feet
25 feet from City ROW
Side Yard Interior - Garage
6 feet
7.5 feet / 10 feet*
Side Yard Interior - Home
10 feet
7.5 feet / 10 feet*
Side Yard Comer
35 feet
20-25 feet from City ROW**
Rear Yard Setback
30 feet
25 feet
Rear Yard Setback to Street
35 feet
35 feet
* 10feetfor 80 foot -wide lots, 7.5 feet for lots less than 80 feet wide. Total of 151 toadproposed where standard would have total of 1617.
**Specified lots would be located 20feet from the City ROW (see table ofspecific lots on sheet 6/62 on Preliminary Plat plan set). See red
circles on the map above.
Misc.
CITY CODE REQUIREMENTS PUD PROPOSAL
Front Yard Trees 1 2 1
Tree Preservation / Trees
Much of the property was agricultural field and did not have large areas of trees. In the proposed
landscape plans for the Preliminary Plat the applicant shows areas where existing trees would
remain including significant areas of trees retained within the southeasterly side of the
development, and within the extensive wetland areas within the development (see Figure 4
below). Some of these areas where trees were preserved on the southerly portion of the
development lay within platted lots.
City code requires two trees to be placed in the front yard of the homes. However, the applicant
is proposing one tree as the narrower lots are not conducive to 2 trees being placed in the front
yard. The overall planted tree count for the site does exceed the 2 trees per lot standard. In
addition to the trees that were preserved within the development site, the proposal consists of a
total of 1,011 trees that would be planted as part of the development including: 519 overstory
deciduous street trees, 23 overstory deciduous trees, 403 coniferous trees, and 66 ornamental
deciduous trees.
Landscape Buffer
Landscape buffers are required where development would abut areas outside of the Metropolitan
Urban Service Area (MUSA) which are adjacent to the southeasterly area of the development
and to the south of the westerly side of the development (these areas are represented by the red
dashed lines on the map below). The applicant is providing for a 10 -20 -foot landscape buffer of
new tree plantings along the easterly/southeasterly side of the development, abutting the Smith's
Rolling Oaks single family rural development which is outside of the MUSA (see A on the map
below). Along the south/southwesterly edge of the development abutting the Barnes Rolling
Oaks single family rural development, the applicant is proposing a 20 -foot landscape buffer with
existing tree plantings and a planted buffer in the segment near Palm Street (see B on the map
below).
7
The abutting properties along the northerly, westerly, and south/southeasterly sides of the
development are within the MUSA boundary and are not required to have buffer areas. These
areas within the MUSA boundary are either already developed or have been guided in the
Comprehensive Plan to accommodate future residential development at some point in the future.
The proposed development would retain a portion of the wooded and wetland area at the
southeasterly area of the development (See I on the map below) which would serve as a buffer
from the existing home that is within the MUSA. The westerly side of the development utilizes
existing wetland as a buffer from the railroad tracks and residential developments west of the
tracks (See 2 on the map below). The northeasterly area of the development is an extensive area
wetland and there is really nothing to buffer (See 3 on the map below). The remainder of the
northerly side of the development abuts areas within the MUSA boundary which could
accommodate future development (See 4 on the map below).
Figure 4 -Proposed Landscape Plan (Overall). Areas where buffers are required (red dashed limes); proposed planted
buffers (green lines) and existing wooded and wetland buffets (green blue bubbles for emplmsts).
Housing Types and Lot Styles
The development would include both villas and single-family lots. The lots will range in size from
55 feet to 80 feet wide. The PUD request would include 68 detached single-family villas, which
amounts to 18% of the total units in the development. These villas are single family units on
smaller lot sizes and there are options for a 1 -story or 2 -story plan and options for either a 55 -foot
or 65 -foot lot. The 65 -foot -wide lots would accommodate units with 3 -car garages. The traditional
single-family lots would include 65 -foot -wide lots (73% of the total units), and 80 -foot -wide lots
(9% of the total units).
65• SF Lots 4'
tf
It
'71 6, SF Lots
Figure 5 - Housing ' Lor Lope
In their narrative the applicant notes that they provide "varying materials and siding styles on most
facades including lap siding, shakes, board and batten, and stone accents on some homes." The
applicant also noted that architectural features available for the homes on some facades include
columns, gables, shutters, accentuated window trim and fascia, and decorative roof brackets
and cornices. Examples of the housing styles and architectural standards were provided at the
time of the Sketch Plan, the following is a sampling of those architectural designs:
W
65 -ft / 85 -ft
Utilities — Sewer and Water
Each of the lots will be served by City of Andover municipal water and sewer. City water and
sewer would be provided to the site from the west as depicted below. The applicant will also
provide a stub near the southeasterly comer of the development to allow for future development
of the properties to the southeast. The applicant will also provide stubs to the north on both the
westerly and easterly sides of the development, to allow for future development of adjacent
properties.
I igure 6
Other Standards
- Uti6q connections %stubs.for )utnre connection
With a PUD all standards apply as typical, unless otherwise specified in the PUD request. The
applicant is asking for deviations from the minimum standards as noted above. All other
regulations will still apply at time of development.
Homeowners Association (HOA)
The applicant has indicated that they plan to create both a Villa HOA and a Master HOA, which
will be responsible for the following:
• The Villa HOA will be responsible exterior maintenance, snow removal, and waste
removal from the villa neighborhood.
10
• The Master HOA will be responsible for the maintenance of the monument signs and
buffer fencing and will own Outlots A, B, D, E and F.
• The City would maintain the trails, storm water ponds and infiltration basins located on
outlots. Property maintenance will be completed by HOA (i.e. blowing garbage, etc.)
• The applicant also notes that the HOA would also establish an Architectural Control
Committee (ACC) which would monitor exterior alterations, accessory structure,
retaining walls, fencing, etc.
The HOA would be the entity that is responsible for the enforcement of items that might be
restricted, that is otherwise permitted by City Code. It should also be noted that as individuals
purchase property within the development, the buyer receives a copy of the HOA rules and
requirements, and title companies generally require acknowledgment of the document. That
means the buyer will be aware of what the HOA will expect as it relates to any restrictions. This
notice of HOA regulations carries forward to second and future buyers of the property as well.
PLANNING COMMISSION REQUESTED ACTION
After taking public testimony at the Planning and Zoning Commission Public Hearing, the
Planning Commission is asked to make a recommendation to the City Council for their
consideration on September 7, 2021.
Resp lly ubmitted,
YM—
Peter a legers
City Planner
Attachments
Draft Resolution of Approval. 12
Draft Resolution of Denial 18
Location Map . 21
Public Hearing Notification Area 22
City Code Chapter 3, Section 13 (PUD) 23
2018 Comprehensive Plan Goals 27
Applicants Narrative 41
Engineer/Review Letter w/Responses dated August 11, 2021 46
Preliminary Plat Plan Sheet (Page 6/62). 56
Landscaping Plan Sheet (Page 46/62). 57
*(Additional development plan pages are available with the Preliminary Plat)
Cc: Josh Metzer, Lennar, 16506 36' Ave. N., Suite 600, Plymouth, MN 55446
C &W Family Farm LP, 1159 Andover Blvd., Andover, MN 55304
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION APPROVING THE CONDITION USE PERMIT / PLANNED UNIT
DEVELOPMENT REQUESTED BY C & W FAMILY FARM LTD. PARNERSHIP (OWNER) / U.S.
HOME CORPORATION DBA LENNAR (APPLICANT), AS SHOWN AS FIELDS OF WINSLOW
COVE PRELIMINARY PLAT, LEGALLY DESCRIBED AS:
(See attached Exhibit A)
WHEREAS, Lennar has requested a Conditional Use Permit for a Planned Unit Development (PUD) for
Fields of Winslow Cove, and;
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said
request does meet the criteria of City Code and would not have a detrimental effect upon the health,
safety, general welfare, values of property and scenic views in the surrounding area, and;
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined that said
request does meet the criteria of City Code and 13-3-9; as the proposed PUD is not in conflict with the
goals of the Comprehensive Plan for the City; and;
WHEREAS, the Planning and Zoning Commission recommends to the City Council the approval of the
Conditional Use Permit / Planned Unit Development request, and;
WHEREAS, the City Council of Andover has reviewed the request and has determined that said request
does meet the criteria of City Code and 13-3-9 because:
1. The proposed development is not in conflict with the goals of the Comprehensive Plan for the
City.
The Andover Comprehensive Plan guides the subject property Transitional Residential
and allows a mixture of Urban Residential Low Density (2.4 to 4 units/acre) and
Urban Residential Medium Density (4 to 8 units/acre). The Fields of Winslow Cove
community has a proposed overall net density of2.98 units per acre.
2018 Comprehensive Plan Goals that may be relevant which are found in Chapter 1: Foundation
of the Comprehensive Plan (see attachment for additional goals).
Goal. Allow residential growth while maintaining the quality of natural resources and
amenities.
Obiective. Clearly define areas for urban and rural residential development.
It
The Andover Comprehensive Plan guides the subject property Transitional Residential and allows
a mixture of Urban Residential Low Density (2.4 to 4 units/acre) and Urban Residential Medium
Density (4 to 8 units/acre). The Fields of Winslow Cove community has a proposed overall net
density of 2.98 units per acre.
Obiective: Prevent extension of infrastructure that is inconsistent with the Comprehensive Plan.
• Prairie Road bisects the subject property;
• The existing Palm Street stubs to the subject property's south property line and 150`x' Street
right-of-way is platted to the east property line;
• Public water and sanitary sewer services were extended to the west edge of the property in
2019.
Objective: Work cooperatively with resource protection agencies and organizations to minimize
the impact of development on natural resources and amenities
An EAW process, Phase I Environmental Site Assessment, Wetland Delineation, and Rare Plant
Species Survey have been completed on the site for the proposed development. The EAW processed
determined no further analysis was required; the Phase I found no recognized environmental
conditions on the site; wetland permitting is actively in process with Coon Creek Watershed District,
Army Corps of Engineers, and the Minnesota Board of Soil and Water Resources; the rare plant
species surveyfound a limitedpresence ofRubus onsite which will require aDNRpermitfor removal.
Goal. Provide a variety of housing types to accommodate the life cycle needs of all residents
Lennar plans to offer 2 -car and 3 -car Villa homes targeted toward the aging population including
retirees and empty -nesters. We will also be offering 3 -car and 4 -car single family homes which
generally draw young families, grown families, and those looking far more living and yard space.
This community will offer housing options for buyers ranging from the mid -20's to retirement age.
Goal: Enhance accessibility by providing an interconnected multi -use trail system
Objectives:
• Provide an accessible trail system that links residential neighborhoods, commercial
developments, and park areas.
• Coordinate trail construction with street improvement projects, new development, expansion
and redevelopment proiects.
The community will include an extensive trail system that will link the segmented neighborhoods
within Fields of Winslow Cove together. These trails will be stubbed to the exterior property lines
to allow for future connections to adjacent neighborhoods and the greater Andover area. The trail
system will also create connections to the two proposed neighborhood parks.
Goal: Provide parks and facilities that meet present park needs and plan for the future needs of
the city.
Goal: Promote, protect, preserve and enhance the City's natural resources and open space for
the enjoyment of residents, protection of water and air quality and the preservation of wildlife
habitat.
Objectives:
M
• Provide more passive recreation opportunities
• Provide for a balance among active and passive recreation areas and activities
• Consider development of passive, nature -related recreation or conservancy areas on
sites found to be suitable for these purposes.
• Plan for and provide connections with the park and trail systems in a manner that
both preserves and allows public enioyment of natural areas.
• Seek to provide buffer areas adjacent to significant natural resources and parks.
• Work cooperatively with other organizations and government agencies to acquire and
enhance open space areas within the city
• Recognize preservation ofnature preserves and open space as a benefit in PUDs
More than 118 acres of the site (over 48116) will remain preserved open space, wetlands,
and wooded areas. A network of trails will be carefully installed throughout these areas.
Lennar is proposing to place these preserved areas in outlots which will be owned by the
HOA with easements granted to the City for public trail and stormwater maintenance
purposes. It is envisioned the trails, open space, wetlands, and wooded areas will serve
as a valuable passive recreation area for the public.
In addition to the passive recreation in the community Lennar is also proposing the
creation of two small neighborhood parks, one on each side of Prairie Road, which will
serve the immediate area and act as a compliment to the larger Prairie Knoll Park
located south of the subject property.
2. The proposed development is designed in such a manner as to form a desirable and unified
environment within its own boundaries.
The community will mainly be served by Prairie Road and will include open
spaces, preserved trees and wetlands, and landscape buffering throughout.
Lennar will be the sole builder of homes so the architecture will be
consistent.
3. The proposed development demonstrates how each modified or waived requirement contributes
to achieving the purpose of PUD.
Fields of Winslow Cove proposes the following deviations from City Code:
Min. lot size: H, 400 square feet; Proposed.- 7,465 square feet (55 foot lots);
8,187 square feet (65 foot lots);
10,581 square feet (80 foot lots)
Minimum lot width: 80 feet;
Minimum lot depth: 130 feet;
Minimum Setbacks
Front • 35 feet;
Proposed: 55 feet 2 -car villa lots;
65 feet — 3 -car villa lots;
65 feet — 3 -car single family lots;
80 feet — 4 -car single family lots;
Proposed: 125 feed
Proposed: 25 feet
Ily
Side Interior (living): 10 feet; Proposed: 7.5 feet
Side Interior (garage): 6 feet; Proposed: 7.5 feet
Side Corner 35 feet; Proposed: 25 feet
(some corner lots will have 20 foot for
wetland preservation)
Rear: 30 feet; Proposed: 25 feet
Allowing a variation in lot size below 11,400 square feet, and lot widths below 80 feet,
permits diversity ofproducts and the provision oflife cycle housing. The varying housing
types, as mentioned above, will offer housing options for buyers ranging from the mid -
20's to retirement age. All the proposed deviations listed above provide the flexibility
to create larger areas intended for preservation of open space, wetlands, and trees.
4. The PUD is of composition, and arrangement that its construction, marketing, and operation are
feasible as a complete unit without dependence upon any subsequent unit.
The Fields of Winslow Cove is an autonomous residential community that has direct
access City services and will be developed and marketed to function without dependence
on future development outside its boundaries.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does hereby
approve the Conditional Use Permit/ Planned Unit Development for Fields of Winslow Cove on the
above legally described property with the following conditions:
1. Applicant shall address staff comments in Engineers review letter dated August 11, 2021.
2. Upon approval action by Andover City Council of Preliminary Plat Fields of Winslow Cove, it
shall be incorporated into the PUD.
3. The following deviations shall be permitted from the R-4 zoning district with the PUD:
a. LOT STANDARDS:
'Specfied55Jwide udhalms(31ws)w.ldbe beween 4049 Jt widen the Ciry ROW. (1113L13-151, Sp ifid65jwde SFfon(91or)worldbe
between4049frwide at rhe Ciry ROW.(B20,L11-13:B22,L2. B2QL-Is dL231:a Sp ifiedMftwide SFIon(I lot) wouldbe between4649Jr
wide ar the Ciry ROW. I114,L I J.
'•Common throughout. 6smnolesh hde: Bl4,LI7oa53Jtwll.,,B10,L8on65Pr illar:89,L2on65Jt SFmdB4,L2.80Jt SFId.
CITY CODE
PUD PROPOSAL
REQUIREMENTS
(114: Single
55' tllla
65' "Ala
Family -Urban)
Lots
Lots
65' SF Lots
110' SF Lots
Lot Width fndn.)
80' min.
55'
65'
65'
8o'
(43 lots)
(251015)
(280 /on)
(35 lots)
Lot Frontage Ca. ROW
(mini)
50' min.
50'/40'-
50'
50' / 40"
50'/46"
Lot Depth Onin.)
130' min
125'
125'
125'
1 125'
Land Coverage
(individual lots) Onar.)
30%
38%"
43%""
40%""
37%""
Lot Site
11,400 s.f. min.
7,465 sf
8,187 sf
8,187 sf
10,581 of
Onin-)
Net Density (Lots allawed
2.44 units per acre
m, 12'.98 acres - net
(11 acres (a 4-8
(244.2-5 acres -gross))
units per acre):
383 proposed
324 - 555 lots
allowed
'Specfied55Jwide udhalms(31ws)w.ldbe beween 4049 Jt widen the Ciry ROW. (1113L13-151, Sp ifid65jwde SFfon(91or)worldbe
between4049frwide at rhe Ciry ROW.(B20,L11-13:B22,L2. B2QL-Is dL231:a Sp ifiedMftwide SFIon(I lot) wouldbe between4649Jr
wide ar the Ciry ROW. I114,L I J.
'•Common throughout. 6smnolesh hde: Bl4,LI7oa53Jtwll.,,B10,L8on65Pr illar:89,L2on65Jt SFmdB4,L2.80Jt SFId.
b. SETBACKS:
•raJerJr ba,m-ddbe ra�a,Md20ft lfalestROW(..Ie.Tafr lififf 10r..AM where nmdml would have rwal of/6fi
••SpecheJloa�wmrlJbelorareJTnJeerfrmn rhe Ciry ROW(see table ojeyechc fors on cheer 6r61 on Prefimirmry Pbrp! aer).
c. MISC:
MY CODE RE UIREIIENFS I PUD PROPOSAL
Front Yard Trees 2 1
4. The applicant shall construct the proposed villa homes and single-family homes as presented to
the City during their August 24, 2021, and September 7, 2021, public meetings; which are on file
at the City of Andover.
5. The applicant shall establish a Homeowners Association to handle exterior maintenance, snow
removal, and waste removal from properties that are not privately served and maintenance of
monument signs, buffer fencing, and property maintenance of the Outlets A, B, D, E, and F (i.e.
blowing garbage, etc.). The City would maintains the trails, storm water ponds and infiltration
basins on outlets.
Adopted by the City Council of the City of Andover on this 7' day of September 2021.
ATTEST:
CITY OF ANDOVER:
Michelle Harmer, Deputy City Clerk Sheri Bukkila, Mayor
A
CM CODE
RE UEUM ENTS
PUD PROPOSAL
Front Yard
35 feet
25 feet from City ROW
Side Yard Interior - Garage
b feet
7.5 feet / 10 feet'
Side Yard Interior - Home
10 feet
7.5 feet / 10 feet*
Side Yard Comer
35 feet
20.25 feet from City ROW"
Rear Yard Setback
30 feet
25 feel
Rear Yard Setback to Street
35 feet
35 feet
•raJerJr ba,m-ddbe ra�a,Md20ft lfalestROW(..Ie.Tafr lififf 10r..AM where nmdml would have rwal of/6fi
••SpecheJloa�wmrlJbelorareJTnJeerfrmn rhe Ciry ROW(see table ojeyechc fors on cheer 6r61 on Prefimirmry Pbrp! aer).
c. MISC:
MY CODE RE UIREIIENFS I PUD PROPOSAL
Front Yard Trees 2 1
4. The applicant shall construct the proposed villa homes and single-family homes as presented to
the City during their August 24, 2021, and September 7, 2021, public meetings; which are on file
at the City of Andover.
5. The applicant shall establish a Homeowners Association to handle exterior maintenance, snow
removal, and waste removal from properties that are not privately served and maintenance of
monument signs, buffer fencing, and property maintenance of the Outlets A, B, D, E, and F (i.e.
blowing garbage, etc.). The City would maintains the trails, storm water ponds and infiltration
basins on outlets.
Adopted by the City Council of the City of Andover on this 7' day of September 2021.
ATTEST:
CITY OF ANDOVER:
Michelle Harmer, Deputy City Clerk Sheri Bukkila, Mayor
A
EXHIBIT A
Legal Description of Property
Real property in Anoka County, Minnesota, described as follows:
Parcel I (Torrens) Certificate Number 116361:
The Southwest Quarter, Section 24, Township 32, Range 24, Anoka County, Minnesota.
AND
That part of the Southwest Quarter of the Southeast Quarter, Section 24, Township 32, Range 24,
lying northerly and westerly of the plat of Smith's Rolling Oaks.
AND
Parcel l (Abstract):
The Northeast Quarter of the Southeast Quarter, Section 23, Township 32, Range 24, Anoka County,
Minnesota.
AND
That part of the Northwest Quarter of the Southeast Quarter, Section 23, Township 32, Range 24,
Anoka County, Minnesota, lying easterly of the easterly right-of-way line of Burlington Northern,
Inc. railroad right-of-way.
AND
The Southeast Quarter of the Southeast Quarter, Section 23, Township 32, Range 24, Anoka County,
Minnesota.
AND
Parcel (Abstract):
That part of the Southwest Quarter of the Southeast Quarter, Section 23, Township 32, Range 24,
Anoka County, Minnesota, lying easterly of the easterly right-of-way line of Burlington Northern,
Inc. railroad right-of-way.
17
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO. R
A RESOLUTION DENYING THE CONDITION USE PERMIT / PLANNED UNIT
DEVELOPMENT REQUESTED BY C & W FAMILY FARM LTD. PARNERSHIP (OWNER) / U.S.
HOME CORPORATION DBA LENNAR (APPLICANT), AS SHOWN AS FIELDS OF WINSLOW
COVE PRELIMINARY PLAT, LEGALLY DESCRIBED AS:
(See attached Exhibit A)
WHEREAS, Lennar has requested a Conditional Use Permit for a Planned Unit Development
(PUD) for Fields of Winslow Cove, and;
WHEREAS, the Planning and Zoning Commission has reviewed the request and has determined
that said request does not meet the criteria of City Code and would have a detrimental effect
upon the health, safety, general welfare, values of property and scenic views in the surrounding
area, and;
WHEREAS, the Planning and Zoning Commission has reviewed the request and determined that
said request does not meet the criteria of City Code and 13-3-9; as the proposed PUD is in conflict
with the goals of the Comprehensive Plan for the City; the proposed development is not designed
in such a manner as to form a desirable and unified environment within its own boundaries; and
the proposed development does not demonstrate how each modified or waived requirement
contributes to achieving the purpose of a PUD; the PUD is not of composition, and arrangement
that its construction, marketing, and operation are feasible as a complete unit without dependence
upon any subsequent unit, and:
WHEREAS, the Planning and Zoning Commission recommends to the City Council the denial of
the Conditional Use Permit/Planned Unit Development request, and;
WHEREAS, the City Council of Andover has reviewed the request and has determined that said
request does not meet the criteria of City Code and 13-3-9 because:
1.
2.
3.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover does
hereby deny the Conditional Use Permit on the above legally described property for a Planned
Unit Development for Fields of Winslow Cove due to the following findings:
18
1.
2.
3.
Adopted by the City Council of the City of Andover on this 7h day of September 2021.
ATTEST:
CITY OF ANDOVER:
Michelle Hartner, Deputy City Clerk Sheri Bukkila, Mayor
19
EXHIBIT A
Legal Description of Property
Real property in Anoka County, Minnesota, described as follows:
Parcel 1 (Torrens) Certificate Number 116361:
The Southwest Quarter, Section 24, Township 32, Range 24, Anoka County, Minnesota.
AND
That part of the Southwest Quarter of the Southeast Quarter, Section 24, Township 32, Range 24,
lying northerly and westerly of the plat of Smith's Rolling Oaks.
AND
Parcel 2 (Abstract):
The Northeast Quarter of the Southeast Quarter, Section 23, Township 32, Range 24, Anoka County,
Minnesota.
AND
That part of the Northwest Quarter of the Southeast Quarter, Section 23, Township 32, Range 24,
Anoka County, Minnesota, lying easterly of the easterly right-of-way line of Burlington Northern,
Inc. railroad right-of-way.
AND
The Southeast Quarter of the Southeast Quarter, Section 23, Township 32, Range 24, Anoka County,
Minnesota.
AND
Parcel 3 (Abstract):
That part of the Southwest Quarter of the Southeast Quarter, Section 23, Township 32, Range 24,
Anoka County, Minnesota, lying easterly of the easterly right-of-way line of Burlington Northern,
Inc. railroad right-of-way.
Proposed Fields of Winslow Cove Development
'AW=nate loco of proposed nmdenod development
Date Created August 17, 2021
Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data.
zj
Parcels in the Notice Area
'Notice Area: 350 ft in MUSA, 700 ft outside MUSA(MUSA border in blue dashed line, municipol boundary is black dash/dot) t
CHAPTER
PLANNED UNIT DEVELOPMENT (PUD)
SECTION:
13-3-1:
Purpose
13-3-2:
Utilization of PUD
13-3-3:
PUD Concept Review
13-3-4:
Uses
13-3-5:
Density
13-3-6:
Zoning And Subdivision Standards And Requirements
13-3-7:
Approval Process
13-3-8:
Fees And Costs
13-3-9:
Findings Required
13-3-10:
Revisions And Amendments
13-3-11:
Desirable PUD Design Qualities
13-3-12:
Approval Of Planned Unit Development
13-3-1: PURPOSE: The purpose of a PUD is to encourage more efficient
allocation of density and intensity of land use where such arrangement is
desirable and feasible by providing the means for greater creativity and flexibility
in environmental design than provided under the strict application of this code. It
must be demonstrated to the satisfaction of the City Council that a higher quality
development will result than could be otherwise achieved through strict
application of this code. (Ord. 298, 8-4-2004)
13-3-2: UTILIZATION OF PUD: Planned Unit Development (PUD)
regulations may be allowed by the City Council to be applied and/or utilized for all
developments including the following: townhomes, single- and two-family homes
(both urban and rural), apartment projects, multiuse structures, commercial
developments, industrial developments, mixed residential and commercial
developments and similar projects. (Ord. 298, 8-4-2004)
13-3-3: PUD CONCEPT REVIEW: Any person or persons who may apply
for a PUD may request a concept review with respect to land which may be
subject to a PUD. The purpose of a PUD concept review is to afford such
persons an opportunity, without incurring substantial expense, to have the
general feasibility of a PUD proposal considered. PUD concept reviews shall
follow the sketch plan procedures provided in Section 11-2-1 of this code. (Ord.
298, 8-4-2004)
13-3-4: USES: Planned Unit Developments shall be required to conform to
the permitted and conditional uses set forth in Title 12 of this code pertaining to
the applicable zoning district. (Ord. 298, 84-2004)
23
13-3-5: DENSITY: The density of residential developments shall be
required to conform to the applicable land use district. (Ord. 298, 8-4-2004)
13-3-6: ZONING AND SUBDIVISION STANDARDS AND
REQUIREMENTS: All standards and provisions relating to an original zoning
district shall apply, unless otherwise approved as a part of the PUD. All
standards may be modified or waived provided the applicant demonstrates
harmony with the purpose of the PUD and the findings described in Section 13-3-
9 of this chapter. (Ord. 298, 8-4-2004)
13-3-7: APPROVAL PROCESS: An applicant for a PUD shall submit in
the application all of the material required by this chapter. Each PUD requested
must adhere to the following process:
A. Permitted and conditional uses shall follow the Conditional Use Permit
procedures provided in Section 12-14-6 of this code to establish the
development standards for the PUD. These uses shall also complete the
commercial site plan process once the Planned Unit Development has
been approved. (Amd. 2/20/07, Ord. 341)
B. Applications involving the subdivision of land shall complete a
preliminary and final plat under the procedures provided in Title 11,
"Subdivision Regulations", of this code. (Ord. 298, 8-4-2004)
13-3-8: FEES AND COSTS: Applications for a PUD shall be filed at the
office of the City Planner along with a nonrefundable application fee for the
approval process specified in Sections 13-3-3 and 13-3-7 of this chapter in the
amount established by the City Council to defray administrative costs. (Ord. 298,
8-4-2004)
13-3-9: FINDINGS REQUIRED: In order for a PUD to be approved, the City
shall find that the following are present:
A. The proposed development is not in conflict with the goals of the
Comprehensive Plan of the city.
B. The proposed development is designed in such a manner as to form a
desirable and unified environment within its own boundaries.
C. The proposed development demonstrates how each modified or
waived requirement contributes to achieving the purpose of a
PUD.
D. The PUD is of composition, and arrangement that its construction,
marketing, and operation are feasible as a complete unit without
dependence upon any subsequent unit. (Ord. 298, 8-4-2004)
2N
13-3-10: REVISIONS AND AMENDMENTS: Administrative approval of
incidental changes in the PUD may be authorized by the City Planner upon
review and approval by ARC. Such administrative approvals shall not
substantially alter the character of the approved PUD and shall be limited to
landscaping (not including quantity reduction), color schemes (not including
materials), association documents, fencing, entrance monuments and decks.
Changes in uses or development/design standards must be submitted for a full
public hearing review process. (Amended Ord. 314, 10-4-2005)
13-3-11: DESIRABLE PUD DESIGN QUALITIES: The following design
qualities will be sought in any PUD:
A. Achieves efficiency in the provision of streets and utilities and preserves
area to achieve the elements of design qualities described in this chapter.
B. Provides convenient and safe access for vehicles and pedestrians and
all types of activity that are anticipated to be a part of the proposed
development.
C. Provides a buffer between different uses, adjacent properties, roadways,
between backyards of back-to-back lots.
D. Preserves existing stands of trees and/or significant trees.
E. Provides considerable landscaping treatments that complement the
overall design and contribute toward an overall landscaping theme.
F. Preserves significant usable space on individual lots or through the
provision of open space within the development.
G. Provides an attractive streetscape through the use of undulating
topography, landscaping, decorative street lighting, decorative mailbox
groupings, retaining walls, boulders, fencing, area identification signs,
etc.
H. The proposed structures within the development demonstrate quality
architectural design and the use of high quality building materials for
unique design and detailing.
I. The lasting quality of the development will be ensured by design,
maintenance and use guidelines established through an owners'
association. (Ord. 298, 8-4-2004)
13-3-12: APPROVAL OF PLANNED UNIT DEVELOPMENT: The
developer must demonstrate that the amenities and qualities of the Planned Unit
EA
Development are beneficial and in the public interest to allow the development to
be approved. A substantial amount of the design qualities identified in Section
13-3-11 of this chapter shall be found to be present in order to approve a PUD.
The amount of amenities and type of qualities that constitute an acceptable PUD
are at the sole discretion of the City Council to determine. (Ord. 298, 8-4-2004)
13:3-13: REDEVELOPMENT PUDs: A property owner may apply for a
redevelopment PUD for their property, if the property meets the criteria outlined
in this section. Such redevelopment PUDs shall only be used for lot splits.
PUDs on all other subdivisions shall follow the normal PUD requirements laid out
in this chapter. All provisions of City Code chapter 13-3 shall apply to
redevelopment PUDs except for section 13-3-11. A redevelopment PUD may be
permitted if the subject property meets the following standards:
A. The existing principal structure on the property is at least 30 years old, or
does not meet current building codes, or has a blighting effect on the
surrounding neighborhood, and will be removed as part of the
redevelopment of the property.
B. The houses built on the new lots would be similar in size and architectural
design to those in the surrounding neighborhood. Architectural plans must
be included in the application for a redevelopment PUD and approved by
the Council. (Amd. 2/20/07, Ord. 341)
XDOVE
2018 Comprehensive Plan Update 1 - 1
Chapter One: Foundation of the
Comprehensive Plan
2?
Ak6q—A 2018 Comprehensive Plan Update 1 - 2
Chapter One: Foundation of the Comprehensive Plan
Identity
Andover is primarily a residential community with established urban and rural
neighborhoods. Greater than ninety percent of the city's housing stock is owner
occupied. Families with school age children comprise the largest portions of Andover's
population. Residents value the rural character of the community, the local schools, the
park and trail system and their safe neighborhoods. These values have influenced the
policies of the city. Areas planned for urban development are balanced with rural areas
to allow the rural character of the community to be preserved. This growth pattern is
reflected in the Metropolitan Council's 2040 Regional Development Framework which
provides Andover with Emerging Suburban Edge, Rural Residential and Diversified
Rural planning area designations. More information on these designations is provided
in Chapter Two: Land Use Plan.
As the city's population has grown, so has the demand for commercial development;
although commercial land is limited. The result, thus far, has been consistently strong
occupancy of previously existing commercial centers such as the Downtown Center,
successful redevelopment of former industrial properties into Andover Station and
Andover Station North as well as expansion of the commercial tax base to include
neighborhood centers like Andover Clocktower Commons and Hanson Commons.
Growth Forecast
The 2040 Regional Development Framework prepared by the Metropolitan
Council provides a population, household and employment forecast for each
community in the seven -county metropolitan area. The purpose of this
information is to determine how investments in regional systems will need to be
made to accommodate the growth forecasted for the region from 2018 to 2040.
Similarly, the city must plan and budget to ensure that local services, systems
and facilities can be provided to accommodate growth. The table below shows
Metropolitan Council growth forecasts that were submitted to the City as part of
the System Statement in September 2015 and revised by Metropolitan Council in
2018. The revised forecast shows lower population and household figures but
greater levels of employment. This is a revision based on discussions with the
Metropolitan Council staff as part of the Comprehensive Plan Update.
Fiaure 1.1 Metropolitan Council Growth Forecast
2016
2018
2020
2030
2040
Population 32,335
32,758
33,500
36,500
39,800
Households 10,391
10,550
10,800
12,150
13,500
Employment 5,100
6,259
6,300
6,700
7,100
('If1 )4
NDOVE 2018 Comprehensive Plan Update 1 - 3
Goals, Objectives and Policies
The following pages describe the goals of the community and the strategies that are
employed to achieve them. The goals, objectives and policies are structured according
to the topic that they address. However, it is important to remember that these
statements are interrelated. As a result, the cause and effect for each topic must be
considered when decisions concerning the Comprehensive Plan are made. For the
purposes of this plan these terms are defined as follows:
Goal: A statement that expresses a desired outcome or state of affairs.
Objective: A statement that provides direction on how the goal will be achieved
Policy: A specific action that will be taken or a general rule that will be applied to a
specific situation
Overarching Goals, Objectives and Policies
Goal 1: Maintain and enhance the quality of life in Andover
Objective: Efficiently provide basic services to improve all aspects of the city that
contribute to quality of life including land use, public safety,
transportation, recreation, health, education, and resource preservation
Policy: Prepare, implement, periodically evaluate and update local controls such
as:
• Comprehensive Plan
• City Code
• Capital Improvement Plan
• Water Resource Management Plan
• Stormwater Pollution Prevention Program
• Parks and Open Space Plan
Objective: Preserve the rural character of the community
Policies:
• Preserve the Rural Residential Planning Area Designation Identified by the
Metropolitan Council 2040 Regional Development Framework
• Plan the efficient expansion of municipal sewer and water through
implementation of the Land Use Plan
• Preserve natural areas through implementation of the Parks and Open Space
Plan
KO
AXDL61YRI
2018 Comprehensive Plan Update I N'-4
Goal 2: Maintain a high degree of community planning and involvement
Objective: Ensure an open and accessible local government that is responsive to the
needs of residents
Policies:
• Provide access to information in a variety of forms including the newsletter,
official newspaper, web site and televised meetings
• Maintain healthy relationships with residents, businesses, community groups,
school districts, and government agencies to ensure all points of view are
represented
• Promote participation in citizen advisory committees
• Consider all available information and the potential impacts on all aspects of the
community when making land use decisions
• Maintain a mix of land uses, including schools, professional and medical office,
retail, community and park facilities to provide a vital node of activity in the
vicinity of City Hall, as well as along major corridors
• Encourage resident involvement through the public hearing process and utilize a
variety of public hearing notification methods including direct mailing, publication
in the official newspaper and signs placed on subject properties
Goal 3: Maintain the Comprehensive Plan as a relevant official
document
Objective: Consider Comprehensive Plan amendments that better achieve the goals,
objectives and policies of the Comprehensive Plan
Policies:
• Adhere to the goals, objectives and policies of this Comprehensive Plan to
prevent incremental decision making that adversely affects the intent of the plan
Review Comprehensive Plan text amendments with the following criteria:
o A public need for the proposed amendment can be identified
o The proposed amendment is the best way to satisfy that need
o The amendment is consistent with the goals, objectives and policies of the
Comprehensive Plan
W
C I 1 1' () h
NDOVE - 5
1018 Comprehensive Plan Update 1
The amendment is in the best interest of the City of Andover as
determined by the City Council
Review Comprehensive Plan amendments concerning a proposed land use
change with the following criteria:
o Conditions have changed since the present land use designation was
established such to warrant the proposed amendment or the present land
use designation is in error
o The proposed land use is compatible with surrounding land uses and with
the goals, objectives and policies of the Comprehensive Plan
o There is capacity of public systems, facilities and services to serve the
proposed land use and capacity of these systems to serve other planned
land uses is not adversely affected
o Agreement can be reached for the applicant of the proposed land use to
pay for any increased capacity of public systems, facilities and services
required to serve the proposed land use
o Potential impacts by the proposed land use on natural resources including
vegetation, wetlands, floodplain and other natural features can be avoided
or sufficiently mitigated as determined by the City Council
o To ensure a transition or buffer between urban and rural residential zoning
districts
Land Use Goals, Objectives and Policies
Goal 4: Allow residential growth while maintaining the quality of natural
resources and amenities
Objective: Clearly define areas for urban and rural residential development
Objective: Promote orderly growth to ensure efficient utilization and delivery of
community services
Objective: Prevent extension of infrastructure that is inconsistent with the
Comprehensive Plan
Objective: Work cooperatively with resource protection agencies and
organizations to minimize the impact of development on natural
resources and amenities
Objective: Create opportunities for the city to preserve open space, nature preserves
and natural amenities through review of development proposals
and implementation of the Parks and Open Space Plan
31
Nb6_ 2018 Comprehensive Plan Update 1 - 6
Policies:
• Maintain a Municipal Urban Service Area (MUSA) Boundary to define the
boundary between the Developing Community and Rural Residential planning
area designations of the 2040 Regional Development Framework
• Stage urban development within the MUSA Boundary to ensure orderly growth
and cost-efficient expansion of infrastructure
• Review and update the staging plan periodically to address changes in times and
conditions
• Prohibit platting of property without municipal sewer and water within the MUSA
Boundary; except for properties that cannot be feasibly developed at an urban
capacity.
• Restrict lot splits without municipal sewer and water within the MUSA Boundary
• Encourage infill development within the MUSA Boundary with appropriate
transitions to existing neighborhoods
• Allow rural development outside of the MUSA Boundary consistent with the Rural
Residential Land Use Designation
• Require existing conditions information to be provided during the development
review process to allow evaluation of opportunities to preserve and protect
natural features and open space
• Engage local watershed management organizations and other appropriate
agencies and organizations in the review of development proposals
Goal 5: Encourage appropriate economic growth and redevelopment
Objective: Develop a diversified tax base through balanced development of
commercial, light industrial, and residential properties
Objective: Create cohesive vibrant retail hubs to serve the community by
aggregating commercial land uses along Bunker Lake
Boulevard
Objective: Select strategic locations for neighborhood and community
commercial sites and establish design performance standards for
such uses that promote quality site design and compatible land use
arrangements
Objective: Prevent the intensification of neighborhood commercial areas that
may negatively affect surrounding residential properties
•X
ANLbbq^ 2018 Comprehensive Plan Update 1 - 7
Policies:
• Maintain the existing commercial nodes along Hanson Boulevard, Bunker
Lake Boulevard, Round Lake Boulevard, Crosstown Drive and 71h Avenue as
cohesive, interrelated nodes of commercial activity
• Prevent fragmented, uncoordinated and linear commercial development
away from these locations
• Provide limited opportunities for commercial development in other areas of
the city only when demand is demonstrated with a professionally prepared
market study
• Ensure that new development and redevelopment has a positive impact on the
community by providing appropriate transitions and demonstrating compliance
with the City Code
• Promote redevelopment of existing industrial zones to accommodate industrial
development, enhance community appearance and tax base
• Allow limited industrial development within Andover Station North when the use,
site design, and building architecture are compatible with the existing and
planned uses within this commercial center
• Encourage continued investment in the Andover North regional shopping area
Goal: Protect and develop access for alternative energy systems
Objective: Preserve reasonable access to all parcels so that alternative forms of
energy can be used to supplement or replace conventional forms of
energy
Policies:
• Encourage and support educational programs and research that focuses on
alternative or renewable energy systems such as offered by Metro Cities,
University of Minnesota Extension Services, Minnesota Office of Environmental
Assistance, Anoka County and other organizations
• Encourage the possible use of solar energy in future housing developments
Encourage future site and building plans to design for efficient use of solar
energy including such elements as the location of windows, shade trees, and
driveways
Goal: Reduce maintenance and energy costs for public facilities and
infrastructure
U
NO -IT
2078 Comprehensive Plan Update 1 - 8
Objective: Where feasible, use low energy design elements for future public facilities
and infrastructure development
Policy:
• Explore alternative energy sources when replacing systems in public facilities
Housing Goals, Objectives and Policies
Goal: Provide a variety of housing types to accommodate the life
cycle needs of all residents
Goal: Remain responsive to housing market demands through
implementation of the Land Use Plan
Objective: Utilize th a existing housing stock to provide a portion of the
affordable housing demand projected by the Metropolitan Council
Objective: Utilize local controls to provide opportunities for a variety of housing
types, including affordable housing
Objective: Continue to work with agencies that provide affordable housing and
housing for residents with special needs
Policies:
• Work with property owners to identify sources of funding for home improvements
to prevent deterioration of the city's older homes
• Support Anoka County's efforts to implement the Five -Year Consolidated Plan
• Utilize the planned unit development review process for medium and high-density
residential projects to encourage more efficient allocation of density and intensity
of land use and get higher quality development while providing amenities not
otherwise achievable with existing zoning classes.
• Support public service agency applications for the Community Development
Block Grant Program
CW
AN
DOVEp p
2018 Comprehensive Plan Update 1 - 9
Transportation Goals, Objectives and Policies
Goal: Provide a safe and efficient transportation system that is cost
effective and serves the existing and future access and mobility
needs of the City
Objective: Ensure adequate internal and external transportation access and links
for efficient movement of people and goods
Objective: Provide a transportation system that enhances quality economic
development within the City
Objective: Provide a transportation system that meets the varied needs of
Andover residents
Objective: Consider the mobility needs of all persons in the planning and
development of the transportation system
Objective: Continue to support Anoka County Transportation Department
applications for safety improvements of roadways
Policies:
• Provide for early and continuing citizen involvement in transportation planning
and implementation of projects
• Provide a roadway system within a functional hierarchy that accommodates
existing and future travel demands by providing the necessary design features to
satisfy the roadway's intended use
• Provide sufficient roadway capacity through the construction of transportation
system improvements that accommodate existing and future demand
• Require construction of transportation system improvements in conjunction with
new developments when the need is created by the new development
• Require payment for future transportation improvements as a part of
development approval proportionate to the demand created by new
developments
• Ensure that all components of the transportation system are maintained and
developed to the highest standards to insure against detrimental impact upon
community growth
• Utilize the Capital Improvement Plan to schedule projects that increase public
safety by minimizing hazards and correcting poorly designed intersections and
access points
UP
AkbAWA 2018 Comprehensive Plan Update 1 - 10
Goal: Provide a coordinated transportation system that is compatible
with adjacent municipality, Anoka County, Metropolitan Council
and State of Minnesota transportation plans
Objective: Coordinate transportation planning and transportation system
improvements with other government agencies to increase
efficiencies
Objective: Increase opportunities for funding of local transportation system
improvements from federal, state and county funding sources
Policies:
• Coordinate grant applications and other funding requests, when appropriate, with
neighboring municipalities, as well as state, regional and county agencies
• Coordinate participation of Anoka County and adjacent cities, where appropriate,
in the provision of Transportation Plan elements
Goal: Provide multi -modal transportation options whenever and
wherever feasible and advantageous
Objective: Periodically evaluate potential ridership and feasibility of joining the
Metropolitan Transit Taxing District to provide additional transit options for
Andover residents
Policies:
Identify locations for park and ride facilities and preserve the ability to implement
these facilities in the future
Promote ridesharing and increased vehicle occupancies throughout the City
Goal: Minimize impacts of the transportation system on the natural
environment
Objective: Ensure environmentally sensitive implementation of the
transportation system through the planning, design and
construction of improvements
Objective: Consider the impacts of improvements to the existing transportation
system on land use, environmental, social, historic, and cultural resources
2018 Comprehensive Plan Update
Policies:
• Adhere to best management practices and all components of the Implementation
Plan during the planning, construction and maintenance of the transportation
system
• Separate non -motorized traffic from arterial and collector roadways
• Encourage joint parking facilities to conserve land
Goal: Enhance accessibility by providing an interconnected multi- use
trail system
Objective: Provide an accessible trail system that links residential
neighborhoods, commercial developments, and park areas
Objective: Utilize multiple funding sources to complete the regional and local trail
systems
Objective: Coordinate trail construction with street improvement projects, new
development, expansion and redevelopment projects
Policies:
• Maintain a map of existing and future local and regional trails and coordinate trail
planning, construction and maintenance in the Capital Improvement Plan
• Fund regional trail system improvements adjacent to residential properties with
trail fees collected from new residential developments
• Require regional trail construction adjacent to commercial and industrial
properties, where shown on the trails plan, in conjunction with development,
expansion and redevelopment projects
• Require local trail construction adjacent to residential, commercial and industrial
properties, where shown on the trails plan, in conjunction with development,
expansion and redevelopment projects
• Develop trails in accordance with the American Association of State Highway
Transportation Officials (AASHTO) standards
• Coordinate trail and sidewalk improvements, where appropriate, with Anoka
County and neighboring cities
37
Nbbqp p
2018 Comprehensive Plan Update 1 - 12
Water Resources Goals, Objectives and Policies
These goals, objectives and policies are included within the City of Andover Water
Resource Management Plan and Water Supply Plan. These are separate documents
that have been adopted as a component of the Comprehensive Plan.
Parks and Open Space Goals, Objectives and Policies
Goal 1: Provide parks and facilities that meet present park needs and
plan for the future needs of the city
Objectives:
a. Maintain and upgrade current park facilities
b. Evaluate existing conditions and future growth projections to determine
the types of parks and facilities needed to complete the park system
C. Provide more passive recreation opportunities
d. Provide for a balance among active and passive recreation areas and
activities
e. Provide recreation facilities for all age groups and abilities within the city
f. Design and maintain recreation areas with appropriate lighting,
landscaping, parking, and shelter design
g. Consider the Site Selection Criteria established in the Parks and Open
Space Plan and the standards of the National Recreation and Park
Association in the planning and design of the park system
Policies:
• Implement a maintenance schedule for the grounds and facilities within the current
park system
• Aggregate resources from local, state and federal sources to complete planned
improvements as scheduled in the Capital Improvement Plan
• Maintain and Update the Park Study as a guide for the number, size, type and
location of parks and facilities needed to complete the park system to serve the
needs of residents
NDOVER 2018 Comprehensive Plan Update 1 - 13
• Accept only lands suitable for park and recreation purposes as fulfillment of the
parkland dedication requirements.
• Utilize the Capital Improvement Plan to schedule replacement of existing park
facilities and installation of new facilities
• Utilize the Park and Recreation Commission to advise the Council on matters
relating to parks, recreation and park facilities
• Provide regulations and policies for park use and park dedication
• Consider the adopted Guidelines for Field Usage by Youth Athletic Associations
• Work cooperatively with other organizations and government agencies to
enhance local and regional park systems
Goal 2: Promote, protect, preserve and enhance the City's natural resources
and open space for the enjoyment of residents, protection of
water and air quality and the preservation of wildlife habitat
Objective: Consider development of passive, nature -related recreation or conservancy
areas on sites found to be suitable for these purposes
Objective: Identify appropriate areas for preservation through analysis of
natural features, the Site Selection Criteria established in the Parks
and Open Space Plan and the Land Use Plan
Objective: Plan for and provide connections with the park and trail systems in a
manner that both preserves and allows public enjoyment of natural areas
Objective: Seek to provide buffer areas adjacent to significant natural resources and
parks
Policies:
• Work collaboratively with property owners in the preservation of open space
• Permanently protect open space with conservation easements, even when fee
title acquisition and other methods are used
• Prepare, implement and monitor the effectiveness of conservation plans that
address the specific characteristics of the various types of natural areas
• Utilize the Open Space Advisory Commission to advise the Council on matters
concerning preservation of open space
T DOVEI _ 2018 Comprehensive Plan Update 1 - 14
• Prevent incompatible land uses from locating adjacent to parks and
open space areas through implementation of the Land Use Plan
and zoning regulations
• Work cooperatively with other organizations and government agencies to
acquire and enhance open space areas within the city
Recognize preservation of nature preserves and open space as a benefit in
Planned Unit Developments
2
LEN NAR®
NARRATIVE: Fields of Winslow Cove
U.S. Home Corp, dba Lennar, is pleased to submit this application for Rezoning and Preliminary Plat for City
review of the proposed single family and villa community located along Prairie Road north of Andover Blvd and
south of Crosstown Blvd.
Existing Conditions
The subject property consists of 244 acres located in eastern Andover bounded by BNSF railroad to the west,
single family (rural) to the south, single family (rural) and farmland to the east, and single family (rural) and
wetlands to the north. Prairie Road essentially bisects the site in half. The current use of the site is agricultural
with much of the upland being actively farmed. A significant portion of the site also consists of wetland and
floodplain. There are several clusters of trees mostly located at the edges of the property and within or
surrounding the wetlands. The site is relatively flat with very gradual grade changes.
Description of Request
Lennar is proposing the development of a residential community consisting of 383 single family homes. The
proposed plan contains varying lot widths including 80 -feet, 65 -feet, and 55 -feet. The property is currently zoned
R-1 Single Family Rural. Along with our request for preliminary plat we are seeking a rezoning from R-1 to R-4
and a conditional use permit to include a planned unit development overlay on the property to allow for the
proposed lot widths and areas. The zoning amendment will comply with the City's 2040 Comprehensive Plan.
Proposed Lot Types:
Villa Lots (55')
• Count:
43 homesites;
• Width:
55ft
• Depth:
125
• Setbacks:
Front — 25 ft
Side — 7.5 ft
Corner— 25 ft
Rear— 25 ft
• Homes:
1 -story & 2 -story Villas;
• Garages:
mostly 2 -car, some 3 -car;
• Sq Ft:
1,550-2,000
• Price:
$380,000 - $400,000+
Single Family Lots (65')
• Count:
280 homesites;
• Width:
65 ft
• Depth:
125
• Setbacks:
Front — 25 ft
Side — 7.5 ft
Corner -25 ft
Rear — 25 ft
• Homes:
1 -story & 2 -story Single Family;
• Garages:
mostly 3 -car, some 4 -car;
• Sq Ft:
1,900-3,300
• Price:
$435,000 - $460,000+
Villa Lots (65')
• Count:
25 homesites;
• Width:
65 ft
• Depth:
125
• Setbacks:
Front — 25 ft
Side — 7.5 ft
Corner — 25 ft
Rear — 25 ft
• Homes:
1 -story & 2 -story Villas;
• Garages:
mostly 2 -car, some 3 -car;
• Sq Ft:
1,550-2,000
• Price:
$390,000 - $415,000+
Single Family Lots (80')
• Count:
35 homesites;
• Width:
80 ft
• Depth:
125
• Setbacks:
Front — 25 ft
Side — 7.5 ft
Corner -25 ft
Rear — 25 ft
• Homes:
1 -story & 2 -story Single Family;
• Garages:
mostly 4 -car, some 3 -car;
• Sq Ft:
2,100-3,600
• Price:
$450,000+
W
PUD Findings
A. The proposed development is not in conflict with the goals of the Comprehensive Plan of the city.
Goal: Allow residential growth while maintaining the quality of natural resources and amenities.
Objective: Clearly define areas for urban and rural residential development
The Andover Comprehensive Plan guides the subject property Transitional Residential and allows a
mixture of Urban Residential Low Density (2.4 to 4 units/acre) and Urban Residential Medium
Density (4 to 8 units/acre). The Fields of Winslow Cove community has a proposed overall net
density of 2.98 units per acre.
Objective: Prevent extension of infrastructure that is inconsistent with the Comprehensive Plan.
• Prairie Road bisects the subject property;
• The existing Palm Street stubs to the subject property's south property line and 150w Street
right-of-way is platted to the east property line;
• Public water and sanitary sewer services were extended to the west edge of the property in
2019.
Objective: Work cooperatively with resource protection agencies and organizations to minimize
the impact of development on natural resources and amenities
An EAW process, Phase I Environmental Site Assessment, Wetland Delineation, and Rare Plant
Species Survey have been completed on the site forthe proposed development. The EAW processed
determined no further analysis was required; the Phase I found no recognized environmental
conditions on the site; wetland permitting is actively in process with Coon Creek Watershed District,
Army Corps of Engineers, and the Minnesota Board of Soil and Water Resources; the rare plant
species survey found a limited presence of Rubus onsite which will require a DNR permit for removal.
Goal: Provide a variety of housing types to accommodate the life cycle needs of all residents
Lennar plans to offer 2 -car and 3 -car Villa homes targeted toward the aging population including
retirees and empty -nesters. We will also be offering 3 -car and 4 -car single family homes which
generally draw young families, grown families, and those looking for more living and yard space.
This community will offer housing options for buyers ranging from the mid -20's to retirement age.
Goal: Enhance accessibility by providing an interconnected multi- use trail system
Objectives:
• Provide an accessible trail system that links residential neighborhoods, commercial
developments, and park areas.
• Coordinate trail construction with street improvement projects, new development, expansion
and redevelopment projects.
The community will include an extensive trail system that will link the segmented neighborhoods
within Fields of Winslow Cove together. These trails will be stubbed to the exterior property lines
to allow for future connections to adjacent neighborhoods and the greater Andover area. The trail
system will also create connections to the two proposed neighborhood parks.
Goal: Provide parks and facilities that meet present park needs and plan for the future needs of the
city.
Goal: Promote, protect, preserve and enhance the City's natural resources and open space for the
enjoyment of residents, protection of water and air quality and the preservation of wildlife habitat.
I�f
Objectives:
• Provide more passive recreation opportunities
• Provide for a balance among active and passive recreation areas and activities
• Consider development of passive, nature -related recreation or conservancy areas on sites
found to be suitable for these purposes.
• Plan for and provide connections with the park and trail systems in a manner that both
preserves and allows public enjoyment of natural areas.
• Seek to provide buffer areas adjacent to significant natural resources and parks.
• Work cooperatively with other organizations and government agencies to acquire and
enhance open space areas within the city
• Recognize preservation of nature preserves and open space as a benefit in PUDs
More than 118 acres of the site (over 48%) will remain preserved open space, wetlands, and wooded
areas. A network of trails will be carefully installed throughout these areas. Lennar is proposing to
place these preserved areas in outlots which will be owned by the HOA with easements granted to
the City for public trail and stormwater maintenance purposes. It is envisioned the trails, open
space, wetlands, and wooded areas will serve as a valuable passive recreation area for the public.
In addition to the passive recreation in the community Lennar is also proposing the creation of two
small neighborhood parks, one on each side of Prairie Road, which will serve the immediate area
and act as a compliment to the larger Prairie Knoll Park located south of the subject property.
B. The proposed development is designed in such a manner as to form a desirable and unified
environment within its own boundaries.
The community will mainly be served by Prairie Road and will include open spaces, preserved trees and
wetlands, and landscape buffering throughout. Lennar will be the sole builder of homes so the
architecture will be consistent.
C. The proposed development demonstrates how each modified or waived requirement contributes to
achieving the purpose of a PUD.
Fields of Winslow Cove proposes the following deviations from City Code:
Min. lot size: 11,400 square feet; Proposed: 7,465 square feet (55 -foot lots);
�
3
8,187 square feet (65 -foot lots);
10,581 square feet (80 -foot lots)
Minimum lot width: 80 feet;
Proposed:
55 feet -2 -car villa lots;
65 feet — 3 -car villa lots;
65 feet— 3 -car single family lots;
80 feet — 4 -car single family lots;
Minimum lot depth: 130 feet;
Proposed:
125 feet
Minimum Setbacks
Front: 35 feet;
Proposed:
25 feet
Side Interior (living): 10 feet;
Proposed:
7.5 feet
Side Interior (garage): 6 feet;
Proposed:
7.5 feet
Side Corner 35 feet;
Proposed:
25 feet
(some corner lots will have 20 -foot for wetland preservation)
Rear: 30 feet;
Proposed:
25 feet
�
3
Allowing a variation in lot size below 11,400 square feet, and lot widths below 80 feet, permits diversity
of products and the provision of life cycle housing. The varying housing types, as mentioned above, will
offer housing options for buyers ranging from the mid -20's to retirement age. All the proposed
deviations listed above provide the flexibility to create larger areas intended for preservation of open
space, wetlands, and trees.
D. The PUD is of composition, and arrangement that its construction, marketing, and operation are
feasible as a complete unit without dependence upon any subsequent unit. (Ord. 298, 8-4-2004)
The Fields of Winslow Cove is an autonomous residential community that has direct access City services
and will be developed and marketed to function without dependence on future development outside
its boundaries.
PUD Design Qualities
A. Achieves efficiency in the provision of streets and utilities and preserves area to achieve the elements
of design qualities described in this chapter.
Lennar and City staff have worked together on the design of streets and utilities to ensure efficiencies.
B. Provides convenient and safe access for vehicles and pedestrians and all types of activity that are
anticipated to be a part of the proposed development.
Vehicular and pedestrian traffic have been thoroughly and carefully considered throughout the planning
of this community. The plan includes a centrally located roundabout on Prairie Road which will act as a
traffic -calming element and will provide for safe pedestrian crossings. Turn lanes and bypass lanes will
be utilized at the northerly and southerly Prairie Road intersections. The community will include a trail
system that promotes safe pedestrian movement and will conned its neighborhoods. There will also be
a trail constructed along Prairie Road in the future.
C. Provides a buffer between different uses, adjacent properties, roadways, between backyards of back-
to-back lots.
The plan proposes significant planted buffers along Prairie Road where any homes will be located within
close proximity to the roadway. There will also be preserved (where possible) or planted buffers along
the south, east, and even north property lines where new homes will border properties that are more
rural in nature or are located outside the MUSA boundary.
D. Preserves existing stands of trees and/or significant trees.
Existing significant trees are proposed to be preserved throughout Outlots A, D, and F as well as along
the eastern and southern property lines to maintain an existing buffer.
E. Provides considerable landscaping treatments that complement the overall design and contribute
toward an overall landscaping theme.
In addition to individual lot tree plantings required by the City all Lennar homes include a landscaping
package which are comprised of mulch or rock beds planted with various shrubs and perennials. Lennar
also plans to plant buffer trees along both sides of Prairie Road.
F. Preserves significant usable space on individual lots or through the provision of open space within the
development.
Given the depth of Lennar homes and minimum 25 -foot front setbacks each lot would have at least a
40 -foot to 50 -foot deep rearyard. As mentioned above, more than 118 acres of the site (over48%) will
Im
remain preserved open space, wetlands, and wooded areas with a network of trails located throughout
these areas. Lennar is also proposing the creation of two small neighborhood parks, one on each side
of Prairie Road.
G. Provides an attractive streetscape through the use of undulating topography, landscaping, decorative
street lighting, decorative mailbox groupings, retaining walls, boulders, fencing, area identification
signs, etc.
The Fields of Winslow Cove will have many curvilinear streets, boulevard trees, grouped mailboxes, and
street lighting all of which will add visual interest to the streetscape. Lennar has an anti -monotony code
which ensures homes located next door or across the street from each other do not have the same
exterior architectural elevation and color package. Monument signs will be located at community
entrances along Prairie Road.
H. The proposed structures within the development demonstrate quality architectural design and the
use of high-quality building materials for unique design and detailing.
Lennar homes include varying materials and siding styles on most facades including lap siding, shakes,
board and batten, and stone accents on some homes. Other architectural features available on selected
facades include columns, gables, shutters, accentuated window trim and fascia, and decorative roof
brackets and cornices. Architectural renderings of these homes are included with this submittal.
Lennar's design team will closely monitor color packages and facades to avoid monotony and to ensure
a visually appealing streetscape.
I. The lasting quality of the development will be ensured by design, maintenance and use guidelines
established through an owners' association. (Ord. 298, 8-4-2004)
A villa homeowners association and a master homeowners association will be established for the Fields
of Winslow Cove. The villa HOA will be responsible for exterior maintenance, snow removal, and waste
removal in the villa neighborhood. The master HOA will be responsible for maintenance of monument
signs and buffer fencing. The master HOA will own Outlots A, B, D, E, and F. The City will maintain the
trails, storm water ponds and infiltration basin located in those outlots. The HOA will establish an
Architectural Control Committee (ACC) will also be established to monitor exterior alterations, accessory
structures, retaining walls, fencing, etc.
Schedule
Upon Preliminary Plat approval grading work will hopefully begin in Summer 2021 with construction of utilities
and streets beginning in Fall 2021. Ideally, we would have model homes built and ready for the Spring 2022
Parade of Homes. The overall project will likely be graded in two to three phases and final platted in three to
four additions.
Lennar has a long-standing history of building successful communities throughout the Twin Cities, including
similar communities at Winslow Cove (Andover), Woodridge, Lexington Cove, Wicklow Woods (Blaine),
Woodlands (Ramsey), Watermark (Lino Lakes), and Sundance Woods/Sundance Greens (Dayton). We invite you
to visit any of these communities and our website at https://www.lennar.com/new-
homes/minnesota/minneapolis-st-oaul. We look forward to the opportunity to work with the City of Andover
again and thank the City for its support.
Regards,
Josh Metzer
Land Entitlement Manager
Lennar Minnesota
W
jaiNDOVE
• ' ���.
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
August 13, 2021
Mr. Josh Metzer
U.S. Home Corporation dba Lennar
16305 36h Avenue, Suite 600
Plymouth, MN 55446
RE: Review #3 - Fields of Winslow Cove Preliminary Plat / PUD / Rezoning — Incomplete
Application Notice. (PID's: 23 -32 -24-43-0003,23-32-24-43-0005,23-32-24-41-0001,23-32-
24-44-0001, 24-32-24-32-0001, 24-32-24-33-0001,24-32-24-31-0001, 24-32-24-34-0001, 24-
32-24-43-0001).
Mr. Metzer:
City staff has completed a preliminary review of the July 201h submittals for the Preliminary Plat / PUD/
Rezoning proposed as the Fields of Winslow Cove. It was determined that several items did not meet
City Code.
City Code 11-2-2: PRELIMINARY PLAT:
B. 3. Required Data: Preliminary plat applications shall not be considered complete until the
requirements listed on the Preliminary Plat Checklist have been met. The Preliminary Plat
Checklist is on file with the City (Amended 9/18/07, Ord. 355).
Staff also provided an email on August 13, 2021 identifying other items which are again included in this
letter. You can use this letter to respond to the comments from Review #3. At this time staff will
continue to work with your consulting engineer to rectify the items and will continue to work to move
forward on future submittals.
Engineering Department
Engineering Department comments are attached and listed as Review 92B & 2C.
Planning Department
Planning Department comments from Review 43 have been incorporated here:
A. General
136) Several outlots are shown on the plan sets. How will these be managed so that the outlots
will not be turned back over to the City for maintenance? Development team responses
noted the narrative was submitted on 5/25/21 but it does not appear that the City
received that narrative. The narrative was also mentioned in staff comment numbers
138,142, 143, 144, 145, 147.
Review # 3: A narrative was provided with most recent set of submittals.
B. Preliminary Plat / Plan Set
152) A Lot Tabulation list is missing from this plan set. Development team response noted
details would be provided in future submittals. Review # 3: Development team
Page 1 of 2
provided a separate lot tabulation list. Please incorporate the lot tabulation into the
plan set.
154) Side yard comer setbacks are listed as 20 feet however the City Code requirement is 35
feet or 25 feet if the lots run back-to-back. Several locations have a 20 -foot side yard
corner setback abutting the 25 -foot front yard setback of another property. In many of
these locations it appears that a 25 -foot side yard corner setback could be accommodated.
Side yard corner setbacks should be at least 25 feet to match the proposed front setbacks
of the adjacent property. Staff noted the following locations:
q. Corner setback issues on B6, Ll (though this one appears to
have minimal impact due to the lot orientation and location of
the creek) — (p. 9162)
Reduced corner setbacks can be an issue for the height offences,
placement of sheds and similar issues. Adjust the side yard
corner to meet the required 25 foot standard where possible. On
those properties where the setbacks cannot be altered without
impacting minimum lot size or similar City requirement, consider
how you will prevent 6 foot -tall fences or structures on those
corner lots from being closer to the street than the front yard
setbacks of adjacent lots.
Review # 3: The plans/narrative note that restrictions would be
added to keep sheds/fences from being built closer to the side
yard corner lot line than the front of the adjacent home. Keep
the 25 foot side yard corner setbacks for all of the lots which
have already been corrected and use this method only on the
handful of lots the development team identified as not being able
to modify the setback.
C Additional Plan Review Comments:
178) On page 58162 behind Block 26, Lotsl-2, the buffer area of Oudot H drops from a
depth of 25 feet to just 10 feet and this also appears to have the least density of
planting. Consider mechanisms for additional buffer depth and possibly additional
landscaping for a more consistent level adjacent to the property outside of the MUSA
boundary.
Review # 3: Development team responded that this was needed for usable lot sizes.
Please note that it is a requirement that the Developer respond to each of these items in writing when
re -submitting the revised plat to the City. A digital copy will be emailed to you so that so that you
can type responses below original comment.
If you should have any questions, please contact meat p.hellegersnoe,andovermn.gov or 763-767-5147.
Sincerely,
Peter Hellegers
City Planner
47
Page 2 of 2
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
MEMORANDUM
TO: Joe Janish, Community Development Director
FROM: David Berkowitz, Director of Public Works/City Engineer
Jason Law, Assistant City Engineer
DATE: August 11, 2021
REFERENCE: Fields of Winslow Cove / Grading, Drainage & Erosion Control Plan/Review #3
Note: Items not yet completed from previous reviews have been incorporated into Review #3 comments for
clarity in maintaining numerical order of plan sheets / comments.
The following comments are regarding Review #3:
301. (Item 5, Review 1): Additional discussion needed with City Council regarding potential trail underpass
across railroad tracks. This would be a City owned and maintained bituminous trail. Noted by developer.
Does developer still have interest in pursuing this item? Comment kept for tracking purposes.
302. (Item 13, Review 1): Include a lot -by -lot tabulation in the plans, including: Lot #, Block #, House Type, Top of
Curb Elev at D/W, Garage Floor Elev, Driveway Grade (%), Low Floor Elev, Lookout Elev, Lowest Opening Elev,
100 -Year HWL, Emergency Overflow Elev, Seasonal HWL. If some do not apply put "N/A" in table. Not done.
Tabulation submitted on separate exhibit, but needs to be incorporated into plan set Add to Sheet Index on
Sheet I as welt Refer to marked up Lot Tabulation for numerous revisions /inconsistencies with plans. Update
HWL data if changed with Review #3 hydrology comments.
303. (Item 204, Review 213): Trail easements with separate recordable documents will be required in all areas
outside of ROW, specifically in areas identified as outlots. Acknowledged Keptfor tracking purposes.
304. Per discussions with the CCWD, the developer has submitted an NHIS inventory of endangered and
threatened plants and species that is under review. Approval of this document from the DNR is required
prior to issuance of a CCWD permit. This item could affect the project timelines until resolved, or could
alter phasing plans for the development to begin work in areas without impacts proposed. This item is
being reviewed and addressed by the CCWD.
305. On all plan sheets, review placement of labels as many locations underlying text is covered and not
visible. A few locations were circled in redlines.
306. Submit plans to Northern Natural Gas company for comment / review. Likely restriction at a minimum
for Block 3 lots along 149a` Avenue regarding utility crossings, driveways, landscaping, etc. Any
restrictions should be noted in the plans for future reference. Provide copy of correspondence and
response from gas company to City.
307. Sheets 2-5 and all applicable sheets (Item 22, Review 1): Identify
a separate line for the 100 -Year Atlas 14 flood plain per the CCWD. Call out clearly in the legend. The CCWD
Atlas 14 flood plain boundary shall be used for flood plain fill / mitigation calculations. A LOMA will be required
through FEMA to modify the FEMA flood plain boundary. The CCWD XPSWMM model was revised by
developer's engineer to incorporate the proposed changes with the plat Per that revised model, the HWL of
County Ditch 20 decreased from existing conditions. The CCWD has requested some modifications to this
modeling. Once the County Ditch 20 modeling has been approved by the CCWD, the City is OK with the
approach proposed by developers' engineer of not showing sped areas of floodplain fill and mitigation in the
project plans as long as the County Ditch 20 modeled HWL elevations are equal to or lower than under existing
Q
conditions. A LONA for modifying the FEMA, floodplain boundary will be required to be completed once
proposed floodplain boundaries are determined
308. Sheets 2-5 (Item 23, Review 1): Add line types in Legend for
and Atlas 14 Floodplain Boundary (CCWD). The EMSTING floodplain line per CCWD needs to be in the
existing conditions plans (proposed floodplain line was added, remove that one). The proposed flood plain
boundary should be shown in the grading plana Revise call out in legend on Sheets 2 and 4 to "Existing
Floodplain per CCWD (Atlas -14) "and remove "Proposed "from plan view notes.
309. Sheets 2-5 and all applicable sheets (Item 24, Review 1): Verify that all existing utilities within 100' of the
proposed plat are required to be shown including sanitary sewer manholes, water mains, hydrants, storm
sewer, gas, telephone, electric, cable TV, etc. Make sure they are properly labeled as underground and/or
overhead if applicable. Not done. Response comment stated "existing utilities within 100' typically not
shown unless crucial to design, all relevant utilities are shown."It is a City requirement to show all
existing utilities within 100' of the plat line. Verify that this has been completed and update plans
accordingly. Field located and surveyed utility lines are not required, drawing them from maps
provided through a Gopher State One Call is acceptable (that is Utility Quality Level D). Specifically
review along Prairie Road due to roadway improvements and grading for future trail and utility
construction, and at roadway connections with Palm Street and Evergreen Street.
310. Sheet 4 (Item 34, Review 1): Vacate existing drainage and utility easements around sewer and water stubs under
RR tracks. These will be within the D<E for this plat. Noted by engineer. Comment kept for tracking purposes.
311. Sheet 4 (Comment 216, Review 2C): What are the septic tanks for just northeast of connection with Palm Street?
Are they for the lot to the south? If not, add notes to remove septic tanks. City staff verified with homeowner the
septic tank in question was just old castings sitting in the yard and are being removed Delete survey shots and
all references to septic tanks in plans in this location.
312. Sheet 5: Extend viewport boundary on east side of plat to show Evergreen Street for roadway connection.
Add in all removals required, including existing bituminous on Evergreen Street for T intersection
construction.
313. Sheet 5: Review survey shots for 48" culvert under Prairie Road. Shots show culvert backflowing east,
which is inconsistent with direction of ditch flow and City as-builts records. For future reference,
surveying of invert elevations of culverts and flared ends should be done (top of pipe surveyed).
314. Sheet 6: Correct spelling of "Quince St."
315. Sheet 6, 7 and all applicable sheets (Item 33, Review 1): Add a temporary cul de sac (80' diameter) on stub in
northwest comer of plat (Sycamore Street). Call out 13.5' easements around cul de sac as "Temporary Road,
Drainage and Utility Easement." Not done. Add label for easement as described above Curb and gutter shall go
around outside edge of CDS, not straight thru as currently shown.
316. Sheets 6-26 (Comment 219, Review 2C): Curb radii into and out of cul de sacs shall be 30' to meet City standards.
Not done Revise all M30: This is a City standard and provides consistency for snowplow drivers.
317. Sheets 6-26: Revise drainage and utility easements in following areas to encompass VMA's, HWL's,
drainage swales, etc. (refer to marked up plans in prelim plat and grading plans): Lots 1, 2, 7,9, 10, 11 &
12, Block 3; Lots 1-10, Block 4; Lots 1-8, Block 7; Lots 3-4, Block 12; Lots 5-6, 10-12, 16-18 & 21-22,
Block 14; Lots 7-8, Block 15; Lots 1-2, Block 17; Lots 6-9 & 18-20, Block 18; Lots 5-6,14-15 & 18,
Block 19; Lots 7-9 & 15-17, Block 24; Lots 1-2, Block 25; Lots 4, 5, 13 & 14, Block 26.
318. Sheets 7-26 (Item 42, Review 1 & 213): Design information was to be included for trail design in
compliance with MnDOT Bicycle Design Manual. Information on grades and horizontal curves were
added, however, curve designs do not meet minimum per MnDOT Bicycle Design Manual (refer to
Shared Use Path chapter). Per the manual, minimum horizontal radius of curve shall be 74' and trail cross
slope shall be 1.5%. Revise and label all plans accordingly.
319. Sheets 7, 8, 17, 18, 21, 22, 33, 34: Remove the reverse curves from the trails along Prairie Road adjacent
to County Ditch 20, show trail as going straight 1' inside ROW like remainder of trail. Revise proposed
grading contours and existing 48" culvert extension accordingly. Remove 4 proposed culverts from
roadside ditches into County Ditch 20 and add a CBMH with high flow rate connected into existing 48"
N,
culvert under Prairie Road. Reverse curves in this location are undesirable as is bringing trails closer to
50 mph roadway. Revision also eliminates multiple culverts requiring construction and maintenance.
320. Sheet 10, 22: Add a radius to trail entrance location on east side of Prairie Road at Kumquat Street.
321. Sheet 11: For the Typical Lot Detail: There is an inconsistency between what is identified as "Lowest
Opening" and the elevations depicted in the plans. For a walkout lot, the lowest opening is the same
elevation as the low floor, yet in the plans and lot tabulation the lowest opening is labeled as being 0.5'
below the low floor. If the elevation called out in the lot tab & grading plans was the lowest adjacent
grade the 0.5' drop would be correct. Review all lots for correct labels / elevations and consistency
between types of lots (WO / LO / R, etc.).
322. Sheets 12 — 26 (Comment 226, Review 2C): All areas where there is cross yard drainage (yard drains across
adjacent lot) shall be protected within a D&UE. This is common in rear yard areas. Provide D&UE up to edge of
drainage swale and low area HWL's. Minimize D&UE as much as possible. Numerous areas where revisions
required, most marked up in plan set but review all areas. Not done. Areas marked up on preliminaryphrt and
gradingplan sheets.
323. Sheets 12 — 26 (Comment 230, Review 2C): Review proposed contours, especially at intersections. They appear
jumbled, likely where the dtm interpolated intersection connections. Smooth them out. Some were identified, see
Sheet 17 in particular. Response letter stated intersections not yet designed These need to be completed prior to
City stamping approved preliminaryplat and grading plans.
324. Sheets 12 — 26 (Item 40, Review 1): Show mailbox cluster locations, make sure they are not at street low points or
where there are VMA's. Add details to plans for mailbox cluster and concrete pads for cluster boxes. Engineer
submitted separate exhibit for review and stated cluster locations will be added to plans upon City and USPS
review. Details need to be added to plans for mailboxes and concrete pads. See marked up exhibit and plans for
City suggested locations and show on grading plans with number of mail slots in each cluster in note call outs.
Developer should submit to USPS for comment/review based upon City comments.
325. Sheets 12-26: Add additional EOF arrows for all low / ponding areas to define which direction the EOF for each
basin is. This also assists the City in the fixture when reviewing fence / shed permits. Refer to marked up plans for
suggested locations.
326. Sheet 12: Revise proposed low floor elevation for Lots 6 and 7, Block 9 as they are not at least 3' above the
Seasonal High Water Level.
327. Sheet 12: Change labels for "Low Area 1" and "Low Area 2" to "Low Area 4PA" and "Low Area 4PB" so they are
consistent with Hydrocad model. Check HWL's, Outlet Elevations and EOF's for these low areas as they are not
consistent with Hydrocad modeling.
328. Sheet 12: Revise grading contours for 80' temporary cul de sac on Sycamore Street so they are like a standard cul
de sac. Curb and gutter shall go around the outer edge of the CDS.
329. Sheet 12: Lower the EOF in rear of Lot 7, Block 11 to 898.5 so the EOF is at least 2' lower than the lowest adjacent
low floor elevation.
330. Sheets 13, 17, 21, 22, 26 (Comment 228, Review 2C): Show proposed grading for future trail on west side of
Prairie Road for limits of plat, and east side of Prairie Road from Kumquat Street to 15V Lane. Review and
account for how this would impact drainage adjacent to trail and Prairie Road. Trail shown in plan view but
grading contours not added to plans. Where roadway widening takes place for intersection improvements,
further design needs to be completed to determine if ditches can be maintained or if curb and gutter along
portions of Praide Road would be required (Prairie Road is a State Aid route and needs to meet all state aid
design guidelines). It may be an option to grade%nstruct trail outside of the current right of way within a
dedicated trail easement to minimize impacts to ditches and reduce potential need for curb on Prairie Road in
widening locations. Add note in plans "Grading for future 10' trail" so it is clear it is a future trail.
331. Sheets 13, 17, 26, 48, 52, 61 (Item 62, Review 1): Show the site triangle based upon the most restrictive of Cases
IIIA, 11113, and flIC in the MnDOT Road Design Manual at intersections with Prairie Road. Assume a vehicle
with stop conditions on the side streets. Also include these in the Landscaping Plans and verify no plantings are
within the site triangle. Response letter stated site triangle for 152"d Ave and 1501 contained within Prairie Road
right of way, so it wasn't shown. Still needs to be drawn and labeled on the plans (grading plans and landscape
plans) even if within ROW. Site triangles for one direction were shown for roundabout location in landscape
3
plans, need to show both directions.
332. Sheets 13, 17, 18, 22, 26 (Item 201, Review 213): Provide additional detail on Roundabout design
specifically regarding pedestrian crossing / trail locations.
rep9f4....epared by a T_a ffie Enginee_ Provide geometric design information in plans (lane lengths,
widths, radii, tapers, cross slopes, grading contours, etc.). Due to amount of information already on
grading plans, it would be preferred to create separate plan sheets specifically for the intersection
improvement geometric data (turn1hypass lanes and roundabout for all three intersections with Prairie
Road). If it can be clearly depicted on grading plans, that would be acceptable.
333. Sheet 13: For Block 12, it appears the EOF for FES 427 would be lower to the west at elevation 896.07? Review
and adjust labeling accordingly. Adjust rear yard D&LJE in this area to encompass HWL and add EOF arrows.
334. Sheet 13: Need to expand extents of plan view to show entirety of intersection improvements to the north along
Prairie Road. As previously mentioned, might make most sense to add separate plan sheets specific to tum lane
improvements along Prairie Road.
335. Sheet 13: Revise proposed low floor elevation for Lots 9 and 10, Block 13 to be a minimum of 2' above the EOF as
the EOF is not at the 100 -year HWL. Add EOF flow arrows in rear yards of Block 13. Grade EOF to 897.0 to east
and label accordingly.
336. Sheet 13: Lower the EOF in the rear of Block 16 to the HWL of 898.6 and add flow arrows to west. Add spot
elevations for EOF to east on lot lines, maintaining 1 % minimum grade.
337. Sheet 13: Add additional EOF flow arrows to west in rear of Block 18.
338. Sheet 13: Revise FES 241 Low Point to 897.2 so it's consistent with FES elevation.
339. Sheet 14: Eliminate Vehicle Maintenance Access in rear of Block 17. Rear yard D&UE for Lot 1 revise to 5'. Try
to slide drainage swale for Lot 2 north (maintain 4:1 max slope) and reduce Lot 2 D&UE while still covering ditch.
340. Sheet 14: Revise CB 232 low area HWL based upon hydrology comments. Add EOF flow arrows to west. Add
spot elevation of 899.4 to lot line just east of FES 224 (curb line still higher so ultimate EOF is west).
341. Sheet 14 & 19: In rear of Block 19, EOF is to west at 899.5. Add EOF flow arrows to west and revise D&UE in
rear of Block 19 to standard 5' for lots identified.
342. Sheet 14 & 19: For low point in Larch Street south of 152d Avenue, label the EOF as the top of curb elevation
(899.6?) and label the lot comer elevation to the west as 899.0. Proposed contours north of low point should be
dashed as they represent 900 contour.
343. Sheet 14: Identify Vehicle Maintenance Access between Lots 10 and 11, Block 20.
344. Sheet 14: Point "Inlet Sediment Control (Typ.)" note to a catch basin.
345. Sheet 15: Label slope to top of Pond 21 grading contours.
346. Sheet 16 & 17: Add Vehicle Maintenance Access between Lots 13 & 14, Block 10. Minor revisions to the
contours can achieve 10:1 slopes with no changes necessary to proposed structure elevations. Pipe already under
this alignment.
347. Sheet 16 & 17: Slide proposed contours north in the south end of Pond 10 so the proposed outlet pipe is not exposed
for a long distance.
348. Sheet 17: Revise rear of block 14 EOF to 897.5 to maintain 2' below adjacent low floor elevations as EOF is not set
at low area HWL. Revise spot elevations accordingly maintaining 1% minimum grade. Add EOF flow arrows to
north.
349. Sheet 17 & 18: Grade EOF for rear of Block 19 to elevation 899.0 in southeast comer of Lot 12, maintaining 2'
below lowest adjacent low floor as EOF is not at HWL. Adjust D&UE if necessary to cover the EOF. This is the
EOF for all of Block 19. Add EOF flow arrows.
350. Sheet 18 & 19 and all applicable sheets: Label the trail highlighted in yellow as "Homeowner's Association
maintained grass nature trail."
351. Sheet 19: Bring 900 contour south on Lot 1, Block 24 to keep EOF overflow swale firrther south and inside the
D&UE. Add EOF flow arrows.
352. Sheet 19 and all applicable sheets: The Existing Wetland 16 HWL is listed as 890.0. This appears to be directly
connected along the entire length of County Ditch 20 with a HWL of 890.7. Shouldn't the Wetland 16 HWL at
least be equal to County Ditch 20 HWL? Revise Wetland 16 HWL elevations in plans accordingly.
353. Sheet 19: There is proposed grading shown north of Lot 1, Block 23. Is there a reason to disturb this area? It appears
4 67
it could be left alone?
354. Sheet 20 (Item 80, Review 1): Remove culvert and grade out field crossing of County Ditch 20 behind Lot 5,
Block 6. Show proposed contours so it's clear this field entrance is being removed and graded out Not done
355. Sheet 20,22 (Comment 239, Review 2C): Show proposed grading associated with culvert removals east and west
of Sycamore Street along County Ditch 20. Not done 886 contour should go through locations of both existing
field entrances being removed
356. Sheet 20: Revise grading contours to 4:1 max either side of Sycamore Street at County Ditch 20. Label as 4:1.
357. Sheet 20 & 24: Label the HWL of County Ditch 20 west of Sycamore Street. Wetland 5 to the south and Wetland
4 to the north should be at least equal to the HWL of the ditch in this location.
358. Sheet 20: Revise contours and label 898.0 spot elevation for EOF on east side of Lot 4, Block 7. Delete the EOF
between Lots 3 & 4. This will make Lots 3 & 4 more useable / able to have fences. Adjust D&UE for Lots 1-3, 6-
8 to standard 5' and add EOF flow arrows to east.
359. Sheet 20: Call out at top of sheet should say "See Sheet 16", not sheet 17.
360. Sheet 21: Extend VMA behind Lot 7, Block 15 to encompass entire width of Lot 7. Revised D&UE for Lots 1 &
8, Block 15 to match the VMA.
361. Sheet 23: Add Vehicle Maintenance Access, 20' wide and maximum grades of 10:1 between Lots 13 and 14,
Block 10. Grading revisions are very minor to meet 10:1 grade.
362. Sheet 23 (Comment 246, Review 2C): Need to extend plan extents east to show grading and proposed street
connection to Evergreen Street. How will drainage be handled? Plan extents shown, additional design info
needed Make 1501 LaneJEvergreen Street a T intersection with 30' radii. Show removals and proposed
pavement necessary. Carry roadway design (33' width, surmountable curb and gutter, pavement section, etc.)
through from plat to Evergreen Street End curb at southwest end radius and at driveway on north side Pave
12' wide driveway apron on north side of T for existing driveway and show existing driveway to north.
Construction 30' radii on south quadrants of intersection. Label Evergreen Street NW. How will
stormwater and treatment be handled? Ideally, add CB's at Tintersection and drain west intoplat and treat in
proposed ponds (may require lowering of proposed storm sewer system in 150 Lane and west). Ifgrades do
not allow, other option would be to excavate boulevards outside of plat boundary and within right of way (6:1
maximum slope for 4' minimum, then 4.1 max) and use as infiltration basins with french drains at low points.
Need to identify an EOF in this situation so roadway would not flood Keep all grading within limits of existing
right of way unless agreements with property owners to north and/or south are obtained No additional
stormwater runoff can be directed east compared to existing conditions.
363. Sheet 23: Add Vehicle Maintenance Access between Lots 13 & 14, Block 23. Minor revisions to contours can
achieve 10:1 slopes with no changes necessary to proposed structure elevations. Pipe already under this alignment.
364. Sheet 23: In rear of Block 24, add EOF flow arrows to north. Adjust D&UE for Lots 7-9 & 15-17 to
standard 5'.
365. Sheet 23: Revise rear yard D&UE for Lot 1, Block 25 to standard 5' and Lot 2, Block 25 to 15'.
366. Sheet 23 & 39: Extend proposed storm sewer on east side of Lot 7, Block 25, revise grade to 0.35% and
lower FES to 894.16 (80' of pipe) plus or minus. This will provide a lower EOF for the existing parcel
closer to the HWL of the existing basin and the approximately low floor elevation of the structure based
upon Lidar contours.
367. Sheet 24: For Lots 11 and 12, Block 3, extend lot lines to edge of wetland likes Lots 13 & 14 to provide
more useable yard area for owner.
368. Sheet 24: Move the Wetland 5 EOF outlet on south end further west per Lidar contours.
369. Sheet 24: Revise contours between Lots 7, 9 and 10 so swale is center on lot line. Revise D&UE to 5'
standard for Lots 7, 9 and 10. Add EOF flow arrows along Swale.
370. Sheet 24: For Lot 11, Block 3, move 900 contour south to maintain drainage swale within D&UE.
371. Sheet 24: Correct west lot corner elevation for Lot 14, Block 3 from "??T' to an elevation.
372. Sheet 24: Add intermediate spot elevations to the 149a' Avenue low point EOF between Lots 5 & 6, Block
4. Maintain maximum 4:1 slopes between the lots.
373. Sheet 24 & 25: In rear of Block 4, revised D&UE to standard 5'. Add EOF flow arrows along rear lot line
to northwest. 32
5
374. Sheet 25: Adjust low floor elevation of Lot 3, Block 2 to 900.5 to maintain 2' above EOF elevation as
EOF is not provided at HWL. Revise 900 contour accordingly. Add intermediate spot elevation between
Lots 2 & 3 and add EOF flow arrows.
375. Sheet 25: Adjust D&UE for Lot 3, Block 3 in southwest corner of lot, and also in southeast corner of lot
as marked up.
376. Sheet 25: Revise D&UE in rear of lot 1, Block 3 to standard 5' except where the HWL encroaches in
southwest corner.
377. Sheet 25: The rim elevation for CB 314 does not match the Hydrocad model.
378. Sheet 25: For the construction of Palm Street south of the plat boundary label as 24' wide. Show how
drainage will be handled. It appears drainage from the west side will drain north onto Lot 1, Block 1. Add
notes to drain/construct ditch, provide contours, spot elevations and flow arrows. On east side it appears to
overflow east via overland flow. Add note "Reconstruct road with 3" bituminous over 5" class V base
with 3% crown. Extend gravel base 1' beyond bit. Restore all disturbed areas with 4" minimum topsoil,
erosion control blanket and seed."
379. Sheet 26: Label the Wetland 20 outlet as "EOF 890.5 to Southeast" and add an EOF flow arrow in
southeast comer.
380. Sheet 26: Provide D&UE up to HWL for Low Area 25 on Lots 4 & 5, Block 26. This area was not
modeled, verify correct HWL with modeling and label the EOF elevation in plans.
381. Sheet 26: Adjust contours between Lots 12 & 13, Block 26 to maintain swale on lot line. Adjust D&UE
on Lots 13 & 14, Block 26 as drawn up to cover the drainage swale. Add EOF flow arrows.
382. Sheet 27 (Item 89, Review 1): Need to talk with CCWD (LGU) about wetland impacts and credits for restoration.
Items to be determined are credit percentage for restored wetlands, monitoring requirements, impacts, etc. Being
coordinated with CCWD. Keptfortrackingpurposes.
383. Sheets 28 — 39 (Item 94, Review 1): Add 4' minimum sumps with internal skimmers (saflle baffle or similar) into
catch basin structures immediately upstream of discharge into ponds and infiltration basins for pretreatment and
floatable removal. No sumps to be installed in other structures. Run SHASM or similar calculations to determine
depth (4' minimum) and diameter of structures to meet TS S removal efficiency requirements. 4'sumps added in
locations required Provide SHASM calculations to verb if depth and diameter of sunps meet 80% TSS
requirement prior to discharge into basin. SAFL Baffle, Preserver, or similar allowed to meet 80%
requirement If used, provide details in plans.
384. Sheets 28-39 (Comment 260, Review 2C): Identify diameter of storm sewer structures if greater than standard 48".
Not done. Needs to be completed prior to preliminaryplat approval
385. Sheet 28-39: For all storm sewer structures with more than one invert, add IE elevation for all directions with with
direction note (ie N, S, SW, etc.).
386. Sheet 28 & 43: Move OCS table to sheet 43 with other details. Detail 418 is not used and can be deleted from
sheet 43 making room for the OCS table. Several discrepancies between OCS table and Hydrocad models. Check
all. See a few redlines on marked up plan table.
387. Sheets 29-39: There are several sanitary sewer manholes without labels (structure #, RE, lE). Verify all labeled.
388. Sheet 29 & 32: Revise sanitary sewer diameter from 152d Lane / Sycamore Street south to bend under railroad
tracks to 12" (yellow highlighted stretch on sheet 28) to maintain depth for fixture stub up Sycamore Street. Adjust
all manhole invert elevations and grades along this alignment accordingly, including grade of next sewer pipe to
northeast.
389. Sheet 29: Add sanitary manhole with 10' stub to north on north end of Sycamore Street.
390. Sheet 29: Tum on layer for pond labels and HWL elevations.
391. Sheet 29: Revise OCS RE to 889.5, consistent with model and basin HWL.
392. Sheet 29 & 30: Label Storm sewer pipe out of FES 423 (15" minimum). Text cut off on top of sheet 30.
393. Sheet 30: Add a sanitary sewer manhole at north end of Quince Street with 10' stub.
394. Sheet 30: Text is not legible between Lots 3 & 4, Block 12.
395. Sheet 30, 31, 32, 33, 39: Revise storm sewer pipe size in rear of Blocks 7, 13, 14, 18,19 & 24 to 15" minimum,
adjust model and storm sewer calculations accordingly (12" only allowable on catch basin leads). Make sure all
downstream pipes in system at least hydraulically equivalent to inlet pipe (or make sure size and slope equal or
6 0
greater).
396. Sheet 31 (Comment 266, Review 2C): Make STMH 216 a CBMH and put in curb line. Not done
397. Sheet 31: Add a sanitary sewer manhole at north end of Magnolia Street with 10' stub.
398. Sheet 31: Outlet from FES 241 and CBMH 212 doesn't match Hydrocad model.
399. Sheet 32: Outlet from CB 474 doesn't match Hydrocad model.
400. Sheet 32: Pipe label missing between CBMH 462 and 463.
401. Sheet 33: Pipe grade label from FES 6 to OCS 870 should be negative (-).
402. Sheet 33: Sanitary sewer manhole that force main ties into is missing label, RE and IE's.
403. Sheet 33, 34: For trail alignment, delete 4 culverts at County Ditch 20, add CBMH's for ditch flow onto existing
48" culvert, extend culvert as necessary to accommodate revised trail and grading contours.
404. Sheet 34: Rim elevation for OCS 243 should be set at basin HWL.
405. Sheet 34: Delete the culvert being removed in the private ditch south of County Ditch 20 east of Prairie Road.
406. Sheet 34: The Infiltration Basin 17 outlet does not match the model. Extend VMA as marked up up to the outlet.
407. Sheet 35: Model and add culvert under trail along County Ditch 20 alignment near east side of plat. This should be
incorporated into the CCWD XPSWMM Atlas 14 model.
408. Sheet 35 & 39: Lower sanitary sewer run along Holly Street as marked up in plans.
409. Sheet 35: Don't show sanitary sewer improvements east of plat line along Holly Street. Hold stub back 10' from
property line.
410. Sheet 36: Revise water main in Quince St and Sycamore St cul de sacs to 8" diameter.
411. Sheet 36: Outlet for CB 314 doesn't match Hydrocad.
412. Sheet 38: Text cut off top of sheet.
413. Sheet 38: Hydrant symbols missing from Kumquat Street.
414. Sheet 38: Make STMH 109 a CB and put in curb line. Delete STMH 110, adjust storm sewer lengths and inverts
accordingly.
415. Sheet 38: Add 10' stub and 8" plug south of Sanitary MN 808. Add south IE to MH 808 label.
416. Sheet 38: Add "See Sheet 39" in top right corner of plan sheet.
417. Sheet 39: Pond 18 outlet doesn't match Hydrocad model.
418. Sheet 40: Sanitary sewer in 150'h Lane can be shallowed up by 4.5'
419. Sheet 40 (Comment 284, Review 2C): Correct name for "Quince St NW" on profiles. Not done, one still says
"•Quincy. „
420. Sheet 45 (Comment 287, Review 2C): Add to note "Area beyond this may be unsuitable for supporting future
structures." Not done
421. Sheets 47-62: Freeze all proposed utility text for clarity. Keep utility lines on.
422. Sheets 55 & 59: Remove tree right on gas easement line.
423. Refer to redlined plans for other minor comments not specifically identified. Identify in response letter any
other changes completed not identified in City comments or engineer's response letter.
424. Additional comments pending further review.
The following comments are regarding the Hydrology Report Review #3:
301. (Item 202, Review 2C): The applicant has had discussions with the CCWD and is proposing water re -use for
irrigation to meet the infiltration design requirement. Re -use calculations show approximately 901/o of the annual
irrigation demand can be achieved by stormwater re -use and the rest by potable water supply. How is the
applicant proposing to construct an irrigation system utilizing both re -use and potable water? A cross connect with
the potable water supply system will not be allowed. There would need to be a design or system put in place to
ensure that there is no contamination of the potable water supply system. Irrigation plan beingprepared and wilt
be submitted when available This will need to be reviewed and approved by the City and CCWDprior to
preliminary plat approval as this is a key componentin &estormwater design.
302. For the proposed storm sewer design tributary area map, break it into multiple maps as the text for each area is not
legible. Stone sewer calculations will be reviewed in further detail in firtury review once map is legible and
revisions to storm sewer in other comments have been incorporated into plans and calculations. See redlines storm
7
sewer calculations for just a few noted comments.
303. (Item 211, Review 2C): For Pond IPP as discussed in a conference call, upsize the County Ditch 20 culvert to a
60" diameter to provide additional capacity in lieu of an emergency overflow across the roadway. Verify elevation
of culvert with CCWD to make sure it meets the approved County Ditch 20 profile grade. 60"shown in plans,
but 48"in Hydrocad model Perdeveloper's engineer, rate control can't be met if 60"modeled CC'WD is
reviewing)WSWMMmodel to see how this affects County Ditch 20.
304. (Item 222, Review 2C): For lots with Darcy's Law calculations verifying low floor elevation, add an asterisk or
note annotation in the Lot by Lot Tabulation neat to each lots low floor elevation with ante at the bottom of the
tabulation "Low floor elevation verified with Darcy's Law calculations." Not done Add note to lot tabulation
for lots impacted by Darcy's Law (see redlined lot tabulation).
305. (Item 223, Review 2C): Stormwater re -use calculations to be reviewed by CCWD for alternative method in
meeting infiltration requirement. Irrigation reuse plan is being prepared, notyet submitted
306. Add a proposed culvert under the trail crossing in County Ditch 20 north of Block 24 on east end ofprojectto the
CCWD XPSWMM model. Add culvert to plans.
307. In stonnwater report Table 2a, add labels to each descriptive area consistent with Hydrocad model (ie Reach 1 R,
Reach 2R, etc.) so it can easily be referenced to the Hydrocad calculations.
308. In the stormwater report Page 4, correct name of ditch to County Ditch 20 (not 10).
309. In the stormwater report Table 3, it appears the existing and proposed HWL's are switched for Pond 19PP.
310. In the Proposed Drainage Map (and in the model), Low Area 25 is not shown or modeled
311. In the Proposed Drainage Map, Area 3P and 10P doesn't match the model.
312. In the Existing Drainage Map, Area 9E doesn't match the model.
313. In the existing Hydrocad model, start routing for Ponds 3EP, 4EP, SEP, 6EP, 7EP, 8EP and 9EP at the culvert IE.
314. In the existing Hydrocad model, for Pond 9EP the culvert is at reverse grade. Verify that this is correct
315. For the proposed Hydrocad modelchange Reach 1R to a pond node (County Ditch 20 west of Sycamore Street)
and route Pond 5PP to this as well. Tailwater from this node should impact Wetlands 4 and 5 adjacent to it and
impact HWL's. HWL's of adjacent wetlands should be at least equal to the County Ditch 20 HWL.
316. In the proposed model, start routing for Ponds 3PP, 3PP (B) & 4P at the outlet invert elevation.
317. In the proposed model, set the EOF at the basin HWL.
318. In the proposed model, the Ponds 12PP & 18PP outlets don't match the plans.
319. In the proposed model, revise Pond 19PP outlet as redlined to lower the EOF. Won't affect HWL as it's still
below the HWL.
320. In the proposed model for Ponds 131P,142P, 209P, 230P, 232P, 241P, 314P, 428P, 435P, 439P & 474P, revise
minimum outlet diameter to 15" and make sure pipe lengths and grades match plans.
321. In the proposed model, route Pond 232P through Pond 230P and adjust HWL's in plans as necessary.
322. For the Darcy's Law calculations, Block 26 is missing. Revise any HWL's in Darcy's calculations as necessary
based upon Hydrology comments. Block 3, Lot 3 HWL doesn't match plans model.
323. Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing (pet digital copy from City
and type responses below original comment) when re -submitting the revised plat to the City. If you have any
questions, feel free to contact David Berkowitz, Director of Public Works/City Engineer at (763) 767-5133 or
Jason Law, Assistant City Engineer at (763) 767-5130.
$v <
n
- 111
m m
' 1 N
N
'A1191991�111191119�1
Il
1
■ J
1,1.\ q
d
m
Y
11
LA
O
°j
\\,1
�
_
a
z
V
m
r
z'—��c�Ea
G
se'
=aa
ry2
ydy
x�
h
I
2
S
€
G
i$ii
pg
�8�
��
�
_ _ _
— — — —I
Il
1
■ J
1
1,1.\ q
d
_ J
Q
11
LA
O
°j
\\,1
JJQ
_
\�
1`
V
m
�m
r
ydy
I
1
W
3ei
9YONM1 Ntl3Nlyy'IN 'R pIJN ryn9
w
��
�
_ _ _
— — — —I
_ _/ — UvQnnvn Nn3 nou oinN nm�_ _
_ _ _ — —
—
F
IA
—_
—
1
9
� M
V a
goo°'c
C
3AOJ MOISN IM dO S0131j
N y3
o
w
ap
�
m
O
u
g
I
8
�i
m
W
sSg
.^
w
OC1
p5.i
gg
G
a
aaSc
�
J
W
In
H��
INS
.y
a�
f0
`3
Z
I F----1
N
� M
V a
goo°'c
C
3AOJ MOISN IM dO S0131j
N y3
o
w
ap
�
P.0
z��
O
u
g
I
8
� M
V a
goo°'c
C
3AOJ MOISN IM dO S0131j
N y3
o
w
ap
�
P.0
z��
O
u
g
8
�i
m
W
g
w
U
Ln
m
gg
G
a
J EL
�
J
W
O
i!
r
O
V
O z
t
Z
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
TO: Planning and Zoning Commissioners
FROM: Peter Hellegers, City Planner
SUBJECT: PUBLIC HEARING: Consider Preliminary Plat - Fields of Winslow Cove -
unaddressed properties located along Prairie Road (PID #'s: 23-32-24-41-
0001,23-32-24-42-0003,23-32-24-43-0005,23-32-24-44-0001,24-32-24-31-
0001,24-32-24-32-0001,24-32-24-33-0001,24-32-24-34-0001, and 24-32-
24-43-0001) — (Applicant — U.S. Home Corporation, dba Lennar)
DATE: August 24, 2021
The Planning and Zoning Commission is asked to review a Preliminary Plat for Fields of Winslow Cove
Conformance with Local Plans and Ordinances
1. The property is located in the Metropolitan Urban Service Area (MUSA).
2. Pending tonight's action(s) the property was proposed to be rezoned from R-1 Single
Family Rural to R-4 Single Family Urban to be consistent with the 2018 Comprehensive
Plan Update (aka 2040 Comprehensive Plan). The Planning Commission also considered
a Planned Unit Development (PUD) for the subject property this evening.
Lots
Each of the 383 lots meet the minimum lot width, depth, and area requirements of the PUD. If
the CUP/PUD agenda items did not receive a positive recommendation to the City Council, then
the lots would be inconsistent with the standard R-4 Sinale Familv-Urban zoning district.
T
Figure I —Snippet of Fields of Winslow Cove -Proposed Preliminary Plat
Street Access
Prairie Road Accesses: The primary access to the development would come from Prairie Road
which bisects the development into westerly and easterly halves. The most northerly access to
the proposed development would be a four -legged full access intersection with turn lanes at
152nd Lane NW. The most southerly access would be at 150'' Avenue NW, which would be a
three-legged full access intersection with turn lanes. The central access to the development, at
1515 Lane NW, would be a four -legged access intersection with a roundabout. This provides a
traffic -calming element and promotes safe pedestrian movement via the crossing location at the
central point of the development.
Other Access Points: Additionally, there are two secondary access points from the development.
The southeasterly section of the development would have a secondary roadway connection to the
east via 150'h Lane NW which would connect to the platted road right of way from the Smith's
Rolling Oaks development. The southwesterly portion of the development would have a
secondary roadway connection to the south via Palm Street NW which would connect to the
platted road right of way from the Barnes Rolling Oaks 2nd Addition development.
1
a oA
44 1 I
1 I
Roundabout
7 !
1
t ti
Figure 2 -.Access Points
Sewer and Water Access
Each of the lots will be served by City of Andover municipal water and sewer. City water and sewer
would be provided to the site from the west as depicted below. The applicant will also provide a
stub near the southeasterly corner of the development to allow for future development of the
properties to the southeast. The applicant will also provide stubs to the north on both the
westerly and easterly sides of the development, to allow for future development of the properties
to the north.
2
1 U __ ._.- l 1 1 Ja==
I-rga, e 3 - UlIL(v Conmcdons
Coon Creek Watershed District (CC")
The City of Andover continues to have correspondence with the CCWD, and the applicant has
submitted their permit.
Coordination with other Agencies
The developer and/or owner are responsible to obtain all necessary permits (Minnesota
Department of Natural Resources, U.S. Army Corp of Engineers, CCWD, Minnesota Pollution
Control Agency, LGU and any other agency that may have an interest in the site). Initial contact
shall be made with the City Engineering Department regarding this item.
Tree Preservation / Trees / Landscaping
Much of the property was agricultural field and did not have large areas of trees. As part of the
sketch plan the applicant showed approximate areas where stands of trees may be preserved. In
the proposed plans for the Preliminary Plat the applicant shows areas where existing trees would
remain (including significant areas of trees retained within the southeasterly side of the
development, and within the extensive wetland areas within the development). Some of these
areas of tree preservation on the southerly portion of the development lay within platted lots.
City code requires two trees to be placed in the front yard of the homes. However, the applicant
is proposing one tree as the narrower lots are not conducive to 2 trees being placed in the front
yard. The overall planted tree count for the site does exceed the 2 trees per lot standard. In
addition to the trees that were preserved within the development site, the proposal consists of a
total of 1,011 trees that would be planted as part of the development including: 519 overstory
deciduous street trees, 23 overstoring deciduous trees, 403 coniferous trees, and 66 ornamental
deciduous trees.
Stormwater Requirements
Stormwater ponding would be accommodated within the development.
Park and Trail Dedication — (Park and Recreation Commission)
The proposed preliminary plat shows park space on both the easterly and westerly sides of the
development. The Park and Recreation Commission will review the request on September 2',
2021. The current Master Park Plan does identify 10 acres of parkland in this area. The
development site is also in reasonable proximity to Prairie Knoll Park. Therefore, it is possible
that the Park and Recreation Commission may require some form of park in the development, it
may request cash -in -lieu of land for this development, or some combination of the two. The
proposed plans do not show a pedestrian underpass under the railroad tracks as had been noted as
a possibility at the Sketch Plan stage. However, Outlot A does still leave some space for a
possible alignment of a future trail underpass.
ACTION REQUESTED
The Planning and Zoning Commission is asked to hold a public hearing related to the
preliminary plat and to make a recommendation to the City Council
Attachments
Resolution of Approval .
5
Resolution of Denial
7
Location Map
9
Andover Review Committee Comments.
10
Preliminary Plat Plan Set
20
Respectfully Submitted_
Peter Renegers
City Planner
Cc: Josh Metzer, Lennar, 16506 36' Ave. N., Suite 600, Plymouth, MN 55446
C &W Family Farm LP, 1159 Andover Blvd., Andover, MN 55304
C!
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "Fields of Winslow Cove" FOR
PROPERTY LEGALLY DESCRIBED AS;
(See attached Exhibit A)
WHEREAS, U.S. Home Corporation, dba Lennar, has requested approval of a preliminary plat for
Fields of Winslow Cove; and
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has conducted a
public hearing on said plat; and
WHEREAS, as a result of such public hearing, the Planning Commission recommends approval of the
preliminary plat to the City Council; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees
with the recommendation of the Planning and Zoning Commission and approves the Preliminary Plat of
Fields of Winslow Cove with the following conditions:
1. City of Andover staff comments dated August 11, 2021.
2. The applicant shall be responsible for the cost of construction of all improvements proposed as a
part of the preliminary plat.
3. One building permit may be issued for the proposed platted area, however no additional building
permits will be issued until the final plat has been recorded with Anoka County.
4. Prior to final plat recording at Anoka County, a development agreement acceptable to the City
Attorney must be executed by the Developer.
5. Separate documents shall be required for each Vehicle Maintenance Access Area.
6. Such plat approval is contingent upon the rezoning.
7. Such plat approval is contingent upon CUP/PUD Approval.
8. Applicant shall construct access improvements as reviewed and approved by Anoka County
Highway Department.
9. Applicant shall obtain all necessary permits from appropriate jurisdictions and agencies in order
to develop the property.
10. Applicant shall provide Homeowners Association documents at time of final plat addressing
items identified during CUP/PUD approval process.
Adopted by the City Council of the City of Andover this 71 day of September 2021.
ATTEST:
CITY OF ANDOVER
Michelle Harmer, City Clerk Sheri Bukkila, Mayor
EXHIBIT A
Legal Description of Property
Real property in Anoka County, Minnesota, described as follows:
Parcel 1 (Torrens) Certificate Number 116361:
The Southwest Quarter, Section 24, Township 32, Range 24, Anoka County, Minnesota.
AND
That part of the Southwest Quarter of the Southeast Quarter, Section 24, Township 32, Range 24,
lying northerly and westerly of the plat of Smith's Rolling Oaks.
AND
Parcel l (Abstract):
The Northeast Quarter of the Southeast Quarter, Section 23, Township 32, Range 24, Anoka County,
Minnesota.
AND
That part of the Northwest Quarter of the Southeast Quarter, Section 23, Township 32, Range 24,
Anoka County, Minnesota, lying easterly of the easterly right-of-way line of Burlington Northern,
Inc. railroad right-of-way.
AND
The Southeast Quarter of the Southeast Quarter, Section 23, Township 32, Range 24, Anoka County,
Minnesota.
AND
Parcel 3 (Abstract
That part of the Southwest Quarter of the Southeast Quarter, Section 23, Township 32, Range 24,
Anoka County, Minnesota, lying easterly of the easterly right-of-way line of Burlington Northern,
Inc. railroad right-of-way.
0
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
RES. NO XXX
A RESOLUTION DENYING THE PRELIMINARY PLAT OF "Fields of Winslow Cove" FOR
PROPERTY LEGALLY DESCRIBED AS;
(See attached Exhibit A)
WHEREAS, U.S. Home Corporation, dba Lennar, has requested approval of a preliminary plat for
Fields of Winslow Cove; and
WHEREAS, the Andover Review Committee has reviewed the preliminary plat; and
WHEREAS, pursuant to published and mailed notice thereof, the Planning Commission has conducted a
public hearing on said plat; and
WHEREAS, as a result of such public hearing, the Planning Commission recommends denial of the
preliminary plat to the City Council; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Andover hereby agrees
with the recommendation of the Planning and Zoning Commission and denies the Preliminary Plat of
Fields of Winslow Cove due to the following reasons:
1.
2.
3.
Adopted by the City Council of the City of Andover this 71 day of September 2021.
ATTEST:
Michelle Harmer, City Clerk
CITY OF ANDOVER
Sheri Bukkila, Mayor
EXHIBIT A
Legal Description of Property
Real property in Anoka County, Minnesota, described as follows:
Parcel 1 (Tor ens) Certificate Number 116361:
The Southwest Quarter, Section 24, Township 32, Range 24, Anoka County, Minnesota.
AND
That part of the Southwest Quarter of the Southeast Quarter, Section 24, Township 32, Range 24,
lying northerly and westerly of the plat of Smith's Rolling Oaks.
AND
Parcel 2 (Abstract):
The Northeast Quarter of the Southeast Quarter, Section 23, Township 32, Range 24, Anoka County,
Minnesota.
AND
That part of the Northwest Quarter of the Southeast Quarter, Section 23, Township 32, Range 24,
Anoka County, Minnesota, lying easterly of the easterly right-of-way line of Burlington Northern,
Inc. railroad right-of-way.
AND
The Southeast Quarter of the Southeast Quarter, Section 23, Township 32, Range 24, Anoka County,
Minnesota.
AND
Parcel 3 (Abstract):
That part of the Southwest Quarter of the Southeast Quarter, Section 23, Township 32, Range 24,
Anoka County, Minnesota, lying easterly of the easterly right-of-way line of Burlington Northern,
Inc. railroad right-of-way.
N"156
AA proposed Fields of Winslow Cove Development
Date Created August 17, 2021
Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data.
9
N
jjr
1
f f
..� .,
1• :d aril
_.. .+u rlh��,.. »....... .-r>�S
'Apprarimate location of Proposed residential derrfopment
Date Created August 17, 2021
Disclaimer. The provider makes no representation or warranties with respect to the reuse of this data.
9
N
ANLb6W^-
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 . (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
August 13, 2021
Mr. Josh Metzer
U.S. Home Corporation dba Lennar
1630536 1h Avenue, Suite 600
Plymouth, MN 55446
RE: Review #3 - Fields of Winslow Cove Preliminary Plat / PUD / Rezoning — Incomplete
Application Notice. (PID's: 23-32-24-43-0003,23-32-24-43-0005, 23 -32 -24 -41 -0001,23 -32-
24 -44 -0001,24 -32 -24 -32 -0001,24 -32 -24 -33-0001,24-32-24-31-0001,24-32-24-34-0001,24-
32-24-43-0001).
Mr. Metzer:
City staff has completed a preliminary review of the July 20`h submittals for the Preliminary Plat / PUD/
Rezoning proposed as the Fields of Winslow Cove. It was determined that several items did not meet
City Code.
City Code 11-2-2: PRELIMINARY PLAT:
B. 3. Required Data: Preliminary plat applications shall not be considered complete until the
requirements listed on the Preliminary Plat Checklist have been met. The Preliminary Plat
Checklist is on file with the City (Amended 9/18/07, Ord. 355).
Staff also provided an email on August 13, 2021 identifying other items which are again included in this
letter. You can use this letter to respond to the comments from Review #3. At this time staff will
continue to work with your consulting engineer to rectify the items and will continue to work to move
forward on future submittals.
Engineering Department
Engineering Department comments are attached and listed as Review 42B & 2C.
Planning Department
Planning Department comments from Review 43 have been incorporated here:
A. General
136) Several outlots are shown on the plan sets. How will these be managed so that the outlots
will not be turned back over to the City for maintenance? Development team responses
noted the narrative was submitted on 5125121 but it does not appear that the City
received that narrative. The narrative was also mentioned in staff comment numbers
138, 142, 143,144, 145, 147.
Review # 3: A narrative was provided with most recent set of submittals.
B. Preliminary Plat / Plan Set
152) A Lot Tabulation list is missing from this plan set. Development team response noted
details would be provided in future submittals. Review # 3: Development team
P f
IN
provided a separate lot tabulation list. Please incorporate the lot tabulation into the
plan set.
154) Side yard corner setbacks are listed as 20 feet however the City Code requirement is 35
feet or 25 feet if the lots run back-to-back. Several locations have a 20 -foot side yard
corner setback abutting the 25 -foot front yard setback of another property. In many of
these locations it appears that a 25 -foot side yard comer setback could be accommodated.
Side yard corner setbacks should be at least 25 feet to match the proposed front setbacks
of the adjacent property. Staff noted the following locations:
q. Corner setback issues on B6, LI (though this one appears to
have minimal impact due to the lot orientation and location of
the creek) — (p. 9/62)
Reduced corner setbacks can be an issue for the height offences,
placement of sheds and similar issues. Adjust the side yard
corner to meet the required 25 foot standard where possible. On
those properties where the setbacks cannot be altered without
impacting minimum lot size or similar City requirement, consider
how you will prevent 6 foot -tall fences or structures on those
corner lots from being closer to the street than the front yard
setbacks of adjacent lots.
Review # 3: The plans/narrative note that restrictions would be
added to keep sheds/fences from being built closer to the side
yard corner lot line than the front of the adjacent home. Keep
the 25 foot side yard corner setbacks for all of the lots which
have already been corrected and use this method only on the
handful of lots the development team identified as not being able
to modify the setback.
C. Additional Plan Review Comments:
178) On page 58/62 behind Block 26, Lots1-2, the buffer area of Outlot H drops from a
depth of 25 feet to just 10 feet and this also appears to have the least density of
planting. Consider mechanisms for additional buffer depth and possibly additional
landscaping for a more consistent level adjacent to the property outside of the MUSA
boundary.
Review # 3: Development team responded that this was needed for usable lot sizes.
Please note that it is a requirement that the Developer respond to each of these items in writing when
re -submitting the revised plat to the City. A digital copy will be emailed to you so that so that you
can type responses below original comment.
If you should have any questions, please contact me at p.helleaersna andovermn.gov or 763-767-5147.
Sincerely,
Peter Hellegers
City Planner
1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755-5100
FAX (763) 755-8923 • WWW.ANDOVERMN.GOV
MEMORANDUM
TO: Joe Janish, Community Development Director
FROM: David Berkowitz, Director of Public Works/City Engineer
Jason Law, Assistant City Engineer
DATE: August 11, 2021
REFERENCE: Fields of Winslow Cove / Grading, Drainage & Erosion Control Plan/Review #3
Note: Items not yet completed from previous reviews have been incorporated into Review #3 comments for
clarity in maintaining numerical order of plan sheets / comments.
The following comments are regarding Review #3:
301. (Item 5, Review 1): Additional discussion needed with City Council regarding potential trail underpass
across railroad tracks. This would be a City owned and maintained bituminous trail. Noted by developer.
Does developer still have interest in pursuing this item? Comment kept for tracking purposes.
302. (Item 13, Review 1): Include a lot -by -lot tabulation in the plans, including: Lot #, Block #, House Type, Top of
Curb Elev at D/W, Garage Floor Elev, Driveway Grade (%), Low Floor Elev, Lookout Elev, Lowest Opening Elev,
100 -Year HWL, Emergency Overflow Elev, Seasonal HWL. If some do not apply put "N/A" in table. Not done.
Tabulation submitted on separate exhibit, but needs to be incorporated into plan set Add to Sheet Index on
Sheet 1 as welt Refer to marked up Lot Tabulation far numerous revisions /inconsistencies with plana Update
HWL data if changed with Review #3 hydrology comments.
303. (Item 204, Review 213): Trail easements with separate recordable documents will be required in all areas
outside of ROW, specifically in areas identified as outlots. Acknowledged. Keptfor tracking purposes.
304. Per discussions with the CCWD, the developer has submitted an NHIS inventory of endangered and
threatened plants and species that is under review. Approval of this document from the DNR is required
prior to issuance of a CCWD permit. This item could affect the project timelines until resolved, or could
alter phasing plans for the development to begin work in areas without impacts proposed. This item is
being reviewed and addressed by the CC".
305. On all plan sheets, review placement of labels as many locations underlying text is covered and not
visible. A few locations were circled in redlines.
306. Submit plans to Northern Natural Gas company for comment / review. Likely restriction at a minimum
for Block 3 lots along 149`h Avenue regarding utility crossings, driveways, landscaping, etc. Any
restrictions should be noted in the plans for future reference. Provide copy of correspondence and
response from gas company to City.
307. Sheets 2-5 and all applicable sheets (Item 22, Review 1): Show and label the FENIA fleedplain be Identify
a separate line for the 100 -Year Atlas 14 flood plain per the CCWD. Call out clearly in the legend. The CCWD
Atlas 14 flood plain boundary shall be used for flood plain fill / mitigation calculations. A LOMA will be required
through FEMA to modify the FEMA flood plain boundary. The CCWD XPSWMM model was revised by
developer's engineer to incorporate the proposed changes with the plat Per that revised model, the HWL of
County Ditch 20 decreased from existing conditions. The CCWD has requested some modifications to this
modeling. Once the County Ditch 20 modeling has been approved by the CCWD, the City is OK with the
approach proposed by developers' engineer of not showing specific areas of floodplain fill and mitigation in the
project plans as long as the County Ditch 20 modeled HWL elevations are equal to or lower than under existing
conditions. A LONIA for modifying the FEMA floodplain boundary will be required to be completed once
proposed,/loodplain boundaries are determined
308. Sheets 2-5 (Item 23, Review 1): Add line types in Legend for ,
and Atlas 14 Floodplain Boundary (CCWD). The EMSTINGfloodplain line per CCWD needs to be in the
existing conditions plans (proposed floodplain line was added, remove that one). The proposed flood plain
boundary should be shown in the grading plans. Revise call out in legend on Sheets 2 and 4 to "F_zishng
Floodplain per CCWD (Atlas 14)"and remove `Proposed"from plan view notes.
309. Sheets 2-5 and all applicable sheets (Item 24, Review 1): Verify that all existing utilities within 100' of the
proposed plat are required to be shown including sanitary sewer manholes, water mains, hydrants, storm
sewer, gas, telephone, electric, cable TV, etc. Make sure they are properly labeled as underground and/or
overhead if applicable. Not done. Response comment stated "existing utilities within 100' typically not
shown unless crucial to design, all relevant utilities are shown. "It is a City requirement to show all
existing utilities within 100' of the plat line. Verify that this has been completed and update plans
accordingly. Field located and surveyed utility lines are not required, drawing them from maps
provided through a Gopher State One Call is acceptable (that is Utility Quality Level D). Specifically
review along Prairie Road due to roadway improvements and grading for future trail and utility
construction, and at roadway connections with Palm Street and Evergreen Street.
310. Sheet 4 (Item 34, Review 1): Vacate existing drainage and utility easements around sewer and water stubs under
RR tracks. These will be within the D&UE for this plat. Noted by engineer. Comment kept for tracking purposes.
311. Sheet 4 (Comment 216, Review 2C): What are the septic tanks for just northeast of connection with Palm Street?
Are they for the lot to the south? If not, add notes to remove septic tanks. City staff j`verified with homeowner the
septic tank in question was just old castings sitting in the yard and are being removed Delete survey shots and
all references to septic tanks in plans in this location.
312. Sheet 5: Extend viewport boundary on east side of plat to show Evergreen Street for roadway connection.
Add in all removals required, including existing bituminous on Evergreen Street for T intersection
construction.
313. Sheet 5: Review survey shots for 48" culvert under Prairie Road. Shots show culvert backflowing east,
which is inconsistent with direction of ditch flow and City as-builts records. For future reference,
surveying of invert elevations of culverts and flared ends should be done (top of pipe surveyed).
314. Sheet 6: Correct spelling of "Quince St"
315. Sheet 6,7 and all applicable sheets (Item 33, Review 1): Add a temporary cul de sac (80' diameter) on stub in
northwest comer of plat (Sycamore Street). Call out 13.5' easements around cul de sac as "Temporary Road,
Drainage and Utility Easement." Not done. Add label for easement as described above. Curb and gutter shall go
around outside edge of CDS, not straight thru as currently shown.
316. Sheets 6-26 (Comment 219, Review 2C): Curb radii into and out of cul de sacs shall be 30' to meet City standards.
Not done. Revise all to 30'. This is a City standard and provides consistencyfor snowplow drivers.
317. Sheets 6-26: Revise drainage and utility easements in following areas to encompass VMA's, HWL's,
drainage swales, etc. (refer to marked up plans in prelim plat and grading plans): Lots 1, 2, 7,9, 10, 11 &
12, Block 3; Lots 1-10, Block 4; Lots 1-8, Block 7; Lots 3-4, Block 12; Lots 5-6, 10-12, 16-18 & 21-22,
Block 14; Lots 7-8, Block 15; Lots 1-2, Block 17; Lots 6-9 & 18-20, Block 18; Lots 5-6, 14-15 & 18,
Block 19; Lots 7-9 & 15-17, Block 24; Lots 1-2, Block 25; Lots 4, 5, 13 & 14, Block 26.
318. Sheets 7-26 (Item 42, Review I & 213): Design information was to be included for trail design in
compliance with MnDOT Bicycle Design Manual. Information on grades and horizontal curves were
added, however, curve designs do not meet minimum per MnDOT Bicycle Design Manual (refer to
Shared Use Path chapter). Per the manual, minimum horizontal radius of curve shall be 74' and trail cross
slope shall be 1.5%. Revise and label all plans accordingly.
319. Sheets 7, 8, 17, 18, 21, 22, 33, 34: Remove the reverse curves from the trails along Prairie Road adjacent
to County Ditch 20, show trail as going straight 1' inside ROW like remainder of trail. Revise proposed
grading contours and existing 48" culvert extension accordingly. Remove 4 proposed culverts from
roadside ditches into County Ditch 20 and add a CBMH with high flow rate connected into existing 48"
--21-
13
13
culvert under Prairie Road. Reverse curves in this location are undesirable as is bringing trails closer to
50 mph roadway. Revision also eliminates multiple culverts requiring construction and maintenance.
320. Sheet 10, 22: Add a radius to trail entrance location on east side of Prairie Road at Kumquat Street.
321. Sheet 11: For the Typical Lot Detail: There is an inconsistency between what is identified as "Lowest
Opening" and the elevations depicted in the plans. For a walkout lot, the lowest opening is the same
elevation as the low floor, yet in the plans and lot tabulation the lowest opening is labeled as being 0.5'
below the low floor. If the elevation called out in the lot tab & grading plans was the lowest adjacent
grade the 0.5' drop would be correct. Review all lots for correct labels / elevations and consistency
between types of lots (WO / LO / R, etc.).
322. Sheets 12 — 26 (Comment 226, Review 2C): All areas where there is cross yard drainage (yard drains across
adjacent lot) shall be protected within a D&UE. This is common in rear yard areas. Provide D<E up to edge of
drainage swale and low area HWL's. Minimize D&UE as much as possible. Numerous areas where revisions
required, most marked up in plan set but review all areas. Not done. Areas marked up on preliminaryplat and
grading plan sheets.
323. Sheets 12 — 26 (Comment 230, Review 2C): Review proposed contours, especially at intersections. They appear
jumbled, likely where the dtm interpolated intersection connections. Smooth them out. Some were identified, see
Sheet 17 in particular. Response letter stated intersections not yet designed These need to be completed prior to
City stamping appraved preliminaryplat and grading plans.
324. Sheets 12 — 26 (Item 40, Review 1): Show mailbox cluster locations, make sure they are not at street low points or
where there are VMA's. Add details to plans for mailbox cluster and concrete pads for cluster boxes. Engineer
submitted separate exhibitfor review and stated cluster locations will be added to plans upon City and USPS
review. Details need to be added to phms for mailboxes and concrete pads. See marked up exhibit and plans for
City suggested locations and show on grading plans with number of mail slots in each cluster in note call outs.
Developer should submit to USPSfor comment/review, based upon City comments.
325. Sheets 12-26: Add additional EOF arrows for all low / ponding areas to define which direction the EOF for each
basin is. This also assists the City in the future when reviewing fence / shed permits. Refer to marked up plans for
suggested locations.
326. Sheet 12: Revise proposed low floor elevation for Lots 6 and 7, Block 9 as they are not at least 3' above the
Seasonal High Water Level.
327. Sheet 12: Change labels for "Low Area 1" and "Low Area 2" to "Low Area 4PA" and "Low Area 4PB" so they are
consistent with Hydrocad model. Check HWL's, Outlet Elevations and EOF's for these low areas as they are not
consistent with Hydrocad modeling.
328. Sheet 12: Revise grading contours for 80' temporary cul de sac on Sycamore Street so they are like a standard cul
de sac. Curb and gutter shall go around the outer edge of the CDS.
329. Sheet 12: Lower the EOF in rear of Lot 7, Block 11 to 898.5 so the EOF is at least 2' lower than the lowest adjacent
low floor elevation.
330. Sheets 13, 17, 21, 22, 26 (Comment 228, Review 2C): Show proposed grading for future trail on west side of
Prairie Road for limits of plat, and east side of Prairie Road from Kumquat Street to 151 ' Lane. Review and
account for how this would impact drainage adjacent to trail and Prairie Road. Trail shown in plan view but
grading contours not added to plans. Where roadway widening takes place for intersection improvements,
further design needs to be completed to determine if ditches can be maintained or if curb and gutter along
portions of Prairie Road would be required (Prairie Road is a State Aid route and needs to meet all state aid
design guidelines). It may be an option to grade%onstruct trail outside of the current right of way within a
dedicated trail easement to minimize impacts to ditches and reduce potential need for curb on Prairie Road in
widening locations. Add note in plans "Grading for future 10' trail" so it is clear it is a future trail.
331. Sheets 13, 17, 26, 48, 52,61 (Item 62, Review 1): Show the site triangle based upon the most restrictive of Cases
IIIA, IIIB, and HIC in the MnDOT Road Design Manual at intersections with Prairie Road. Assume a vehicle
with stop conditions on the side streets. Also include these in the Landscaping Plans and verify no plantings are
within the site triangle. Response letter stated site triangle for 1521Ave and 150' contained within Prairie Road
right of way, so it wasn't shown. Still needs to be drawn and labeled on the plans (grading plans and landscape
plans) even if within ROW. Site triangles for one direction were shown for roundabout location in landscape
X
14
plans, need to show both directions.
332. Sheets 13, 17, 18, 22, 26 (Item 201, Review 213): Provide additional detail on Roundabout design
specifically regarding pedestrian crossing / trail locations. Alse provide the Roundabout justifioatii;n
Provide geometric design information in plans (lane lengths,
widths, radii, tapers, cross slopes, grading contours, etc.). Due to amount of information already on
grading plans, it would be preferred to create separate plan sheets specifically for the intersection
improvement geometric data (turn bypass lanes and roundabout far all three intersections with Prairie
Road). If it can be clearly depicted on grading plans, that would be acceptable.
333. Sheet 13: For Block 12, it appears the EOF for FES 427 would be lower to the west at elevation 896.07? Review
and adjust labeling accordingly. Adjust rear yard D&UE in this area to encompass HWL and add EOF arrows.
334. Sheet 13: Need to expand extents of plan view to show entirety of intersection improvements to the north along
Prairie Road. As previously mentioned, might make most sense to add separate plan sheets specific to turn lane
improvements along Prairie Road.
335. Sheet 13: Revise proposed low floor elevation for Lots 9 and 10, Block 13 to be a minimum of 2' above the EOF as
the EOF is not at the 100-year HWL. Add EOF flow arrows in rear yards of Block 13. Grade EOF to 897.0 to east
and label accordingly.
336. Sheet 13: Lower the EOF in the rear of Block 16 to the HWL of 898.6 and add flow arrows to west. Add spot
elevations for EOF to east on lot lines, maintaining 1 % minimum grade.
337. Sheet 13: Add additional EOF flow arrows to west in rear of Block 18.
338. Sheet 13: Revise FES 241 Low Point to 897.2 so it's consistent with FES elevation.
339. Sheet 14: Eliminate Vehicle Maintenance Access in rear of Block 17. Rear yard D&UE for Lot 1 revise to 5'. Try
to slide drainage swale for Lot 2 north (maintain 4:1 max slope) and reduce Lot 2 D&UE while still covering ditch.
340. Sheet 14: Revise CB 232 low area HWL based upon hydrology comments. Add EOF flow arrows to west. Add
spot elevation of 899.4 to lot line just east of FES 224 (curb line still higher so ultimate EOF is west).
341. Sheet 14 & 19: In rear of Block 19, EOF is to west at 899.5. Add EOF flow arrows to west and revise D&UE in
rear of Block 19 to standard 5' for lots identified.
342. Sheet 14 & 19: For low point in Larch Street south of 152nd Avenue, label the EOF as the top of curb elevation
(899.6?) and label the lot comer elevation to the west as 899.0. Proposed contours north of low point should be
dashed as they represent 900 contour.
343. Sheet 14: Identify Vehicle Maintenance Access between Lots 10 and 11, Block 20.
344. Sheet 14: Point "Inlet Sediment Control (Typ.)" note to a catch basin.
345. Sheet 15: Label slope to top of Pond 21 grading contours.
346. Sheet 16 & 17: Add Vehicle Maintenance Access between Lots 13 & 14, Block 10. Minor revisions to the
contours can achieve 10:1 slopes with no changes necessary to proposed structure elevations. Pipe already under
this alignment.
347. Sheet 16 & 17: Slide proposed contours north in the south end of Pond 10 so the proposed outlet pipe is not exposed
for a long distance.
348. Sheet 17: Revise rear of block 14 EOF to 897.5 to maintain 2' below adj acent low floor elevations as EOF is not set
at low area HWL. Revise spot elevations accordingly maintaining 1 % minimum grade. Add EOF flow arrows to
north.
349. Sheet 17 & 18: Grade EOF for rear of Block 19 to elevation 899.0 in southeast comer of Lot 12, maintaining 2'
below lowest adjacent low floor as EOF is not at HWL. Adjust D&UE if necessary to cover the EOF. This is the
EOF for all of Block 19. Add EOF flow arrows.
350. Sheet 18 & 19 and all applicable sheets: Label the trail highlighted in yellow as "Homeowner's Association
maintained grass nature trail."
351. Sheet 19: Bring 900 contour south on Lot 1, Block 24 to keep EOF overflow swale further south and inside the
D&UE. Add EOF flow arrows.
352. Sheet 19 and all applicable sheets: The Existing Wetland 16 HWL is listed as 890.0. This appears to be directly
connected along the entire length of County Ditch 20 with a HWL of 890.7. Shouldn't the Wetland 16 HWL at
least be equal to County Ditch 20 HWL? Revise Wetland 16 HWL elevations in plans accordingly.
353. Sheet 19: There is proposed grading shown north of Lot 1, Block 23. Is there a reason to disturb this area? It appears
-4-
15-
it could be left alone?
354. Sheet 20 (Item 80, Review 1): Remove culvert and grade out field crossing of County Ditch 20 behind Lot 5,
Block 6. Show proposed contours so it's clear this field entrance is being removed and graded out Not done
355. Sheet 20,22 (Comment 239, Review 2C): Show proposed grading associated with culvert removals east and west
of Sycamore Street along County Ditch 20. Not done. 886 contour should go through locations of both existing
field entrances being removed
356. Sheet 20: Revise grading contours to 4:1 max either side of Sycamore Street at County Ditch 20. Label as 4:1.
357. Sheet 20 & 24: Label the HWL of County Ditch 20 west of Sycamore Street. Wetland 5 to the south and Wetland
4 to the north should be at least equal to the HWL of the ditch in this location.
358. Sheet 20: Revise contours and label 898.0 spot elevation for EOF on east side of Lot 4, Block 7. Delete the EOF
between Lots 3 & 4. This will make Lots 3 & 4 more useable / able to have fences. Adjust D&UE for Lots 1-3, 6-
8 to standard 5' and add EOF flow arrows to east.
359. Sheet 20: Call out at top of sheet should say "See Sheet 16", not sheet 17.
360. Sheet 21: Extend VMA behind Lot 7, Block 15 to encompass entire width of Lot 7. Revised D&UE for Lots 1 &
8, Block 15 to match the VMA.
361. Sheet 23: Add Vehicle Maintenance Access, 20' wide and maximum grades of 10:1 between Lots 13 and 14,
Block 10. Grading revisions are very minor to meet 10:1 grade.
362. Sheet 23 (Comment 246, Review 2C): Need to extend plan extents east to show grading and proposed street
connection to Evergreen Street. How will drainage be handled? Plan extents shown, additional design info
needed Make 1501 Lane/Evergreen Street a T intersection with 30' radii Show removals and proposed
pavement necessary. Carry roadway design (33' width, surmountable curb and gutter, pavement section, etc)
through from plat to Evergreen Street End curb at southwest end radius and at driveway on north side Pave
12' wide driveway apron on north side of Tfor existing driveway and show existing driveway to north.
Construction 30' radii on south quadrants of intersection. Label Evergreen Street NW. How will
stormwater and treatment be handled? Ideally, add CB's at T intersection and drain west into plat and treat in
proposed ponds (may require lowering of proposed storm sewer system in 150" Lane and west). If grades do
not allow, other option would be to excavate boulevards outside of plat boundary and within right of way (6:1
maximum slope for 4' minimum, then 4:1 max) and use as infiltration basins with french drains at lowpoints.
Need to identify an EOF in this situation so roadway would not flood Keep all grading within limits of existing
right of way unless agreements with property owners to north amUor south are obtained No additional
stormwater runoff can be directed east compared to existing conditions.
363. Sheet 23: Add Vehicle Maintenance Access between Lots 13 & 14, Block 23. Minor revisions to contours can
achieve 10:1 slopes with no changes necessary to proposed structure elevations. Pipe already under this alignment.
364. Sheet 23: In rear of Block 24, add EOF flow arrows to north. Adjust D&UE for Lots 7-9 & 15-17 to
standard 5'.
365. Sheet 23: Revise rear yard D&UE for Lot 1, Block 25 to standard 5' and Lot 2, Block 25 to 15'.
366. Sheet 23 & 39: Extend proposed storm sewer on east side of Lot 7, Block 25, revise grade to 0.35% and
lower FES to 894.16 (80' of pipe) plus or minus. This will provide a lower EOF for the existing parcel
closer to the HWL of the existing basin and the approximately low floor elevation of the structure based
upon Lidar contours.
367. Sheet 24: For Lots I 1 and 12, Block 3, extend lot lines to edge of wetland likes Lots 13 & 14 to provide
more useable yard area for owner.
368. Sheet 24: Move the Wetland 5 EOF outlet on south end further west per Lidar contours.
369. Sheet 24: Revise contours between Lots 7, 9 and 10 so swale is center on lot line. Revise D&UE to 5'
standard for Lots 7, 9 and 10. Add EOF flow arrows along swale.
370. Sheet 24: For Lot 11, Block 3, move 900 contour south to maintain drainage swale within D&UE.
371. Sheet 24: Correct west lot corner elevation for Lot 14, Block 3 from "??T' to an elevation.
372. Sheet 24: Add intermediate spot elevations to the 1491h Avenue low point EOF between Lots 5 & 6, Block
4. Maintain maximum 4:1 slopes between the lots.
373. Sheet 24 & 25: In rear of Block 4, revised D&UE to standard 5'. Add EOF flow arrows along rear lot line
to northwest.
--5-
Ira
374. Sheet 25: Adjust low floor elevation of Lot 3, Block 2 to 900.5 to maintain 2' above EOF elevation as
EOF is not provided at HWL. Revise 900 contour accordingly. Add intermediate spot elevation between
Lots 2 & 3 and add EOF flow arrows.
375. Sheet 25: Adjust D&UE for Lot 3, Block 3 in southwest corner of lot, and also in southeast corner of lot
as marked up.
376. Sheet 25: Revise D&UE in rear of lot 1, Block 3 to standard 5' except where the HWL encroaches in
southwest corner.
377. Sheet 25: The rim elevation for CB 314 does not match the Hydrocad model.
378. Sheet 25: For the construction of Palm Street south of the plat boundary label as 24' wide. Show how
drainage will be handled. It appears drainage from the west side will drain north onto Lot 1, Block 1. Add
notes to drain/construct ditch, provide contours, spot elevations and flow arrows. On east side it appears to
overflow east via overland flow. Add note "Reconstruct road with 3" bituminous over 5" class V base
with 3% crown. Extend gravel base 1' beyond bit. Restore all disturbed areas with 4" minimum topsoil,
erosion control blanket and seed."
379. Sheet 26: Label the Wetland 20 outlet as "EOF 890.5 to Southeast" and add an EOF flow arrow in
southeast comer.
380. Sheet 26: Provide D&UE up to HWL for Low Area 25 on Lots 4 & 5, Block 26. This area was not
modeled, verify correct HWL with modeling and label the EOF elevation in plans.
381. Sheet 26: Adjust contours between Lots 12 & 13, Block 26 to maintain swale on lot line. Adjust D&UE
on Lots 13 & 14, Block 26 as drawn up to cover the drainage swale. Add EOF flow arrows.
382. Sheet 27 (Item 89, Review 1): Need to talk with CCWD (LGU) about wetland impacts and credits for restoration.
Items to be detemmined are credit percentage for restored wetlands, monitoring requirements, impacts, etc. Being
coordinated with CCWD. Keptfor tracking purposes.
383. Sheets 28 — 39 (Item 94, Review 1): Add 4' minimum sumps with internal skimmers (saflle baffle or similar) into
catch basin structures immediately upstream of discharge into ponds and infiltration basins for pretreatment and
floatable removal. No sumps to be installed in other structures. Run SHASM or similar calculations to determine
depth (4' minimum) and diameter of structures to meet TSS removal efficiency requirements. 4'sumps added in
locations required Provide SMASM calculations to verify if depth and diameter of sumps meet 80% TSS
requirement prior to discharge into basins. SAFL Baffle, Preserver, or similar allowed to meet 80%
requirement If used, provide details in plans.
384. Sheets 28-39 (Comment 260, Review 2C): Identify diameter of storm sewer structures if greater than standard 48".
Not done Needs to be completed prior to preliminary plat approval
385. Sheet 28-39: For all storm sewer structures with more than one invert, add IE elevation for all directions with with
direction note (ie N, S, SW, etc.).
386. Sheet 28 & 43: Move OCS table to sheet 43 with other details. Detail 418 is not used and can be deleted from
sheet 43 making room for the OCS table. Several discrepancies between OCS table and Hydrocad models. Check
all. See a few redlines on marked up plan table.
387. Sheets 29-39: There are several sanitary sewer manholes without labels (structure #, RE, IE). Verify all labeled.
388. Sheet 29 & 32: Revise sanitary sewer diameter from 152d Lane / Sycamore Street south to bend under railroad
tracks to 12" (yellow highlighted stretch on sheet 28) to maintain depth for future stub up Sycamore Street. Adjust
all manhole invert elevations and grades along this alignment accordingly, including grade of next sewer pipe to
northeast.
389. Sheet 29: Add sanitary manhole with 10' stub to north on north end of Sycamore Street.
390. Sheet 29: Tum on layer for pond labels and HWL elevations.
391. Sheet 29: Revise OCS RE to 889.5, consistent with model and basin HWL.
392. Sheet 29 & 30: Label Storm sewer pipe out of FES 423 (15" minimum). Text cut off on top of sheet 30.
393. Sheet 30: Add a sanitary sewer manhole at north end of Quince Street with 10' stub.
394. Sheet 30: Text is not legible between Lots 3 & 4, Block 12.
395. Sheet 30, 31, 32, 33, 39: Revise storm sewer pipe size in rear of Blocks 7, 13, 14, 18,19 & 24 to 15" minimum,
adjust model and storm sewer calculations accordingly (12" only allowable on catch basin leads). Make sure all
downstream pipes in system at least hydraulically equivalent to inlet pipe (or make sure size and slope equal or
!7
greater).
396. Sheet 31 (Comment 266, Review 2C): Make STMH 216 a CBMH and put in curb line. Not done.
397. Sheet 31: Add a sanitary sewer manhole at north end of Magnolia Street with 10' stub.
398. Sheet 31: Outlet from FES 241 and CBMH 212 doesn't match Hydrocad model.
399. Sheet 32: Outlet from CB 474 doesn't match Hydrocad model.
400. Sheet 32: Pipe label missing between CBMH 462 and 463.
401. Sheet 33: Pipe grade label from FES 6 to OCS 870 should be negative (-).
402. Sheet 33: Sanitary sewer manhole that force main ties into is missing label, RE and IE's.
403. Sheet 33, 34: For trail alignment, delete 4 culverts at County Ditch 20, add CBMH's for ditch flow onto existing
48" culvert, extend culvert as necessary to accommodate revised trail and grading contours.
404. Sheet 34: Rim elevation for OCS 243 should be set at basin HWL.
405. Sheet 34: Delete the culvert being removed in the private ditch south of County Ditch 20 east of Prairie Road.
406. Sheet 34: The Infiltration Basin 17 outlet does not match the model. Extend VMA as marked up up to the outlet.
407. Sheet 35: Model and add culvert under trail along County Ditch 20 alignment near east side of plat. This should be
incorporated into the CCWD XPSWMM Atlas 14 model.
408. Sheet 35 & 39: Lower sanitary sewer run along Holly Street as marked up in plans.
409. Sheet 35: Don't show sanitary sewer improvements east of plat line along Holly Street. Hold stub back 10' from
property line.
410. Sheet 36: Revise water main in Quince St and Sycamore St cul de sacs to 8" diameter.
411. Sheet 36: Outlet for CB 314 doesn't match Hydrocad.
412. Sheet 38: Text cut off top of sheet.
413. Sheet 38: Hydrant symbols missing from Kumquat Street.
414. Sheet 38: Make STMH 109 a CB and put in curb line. Delete STMH 110, adjust storm sewer lengths and inverts
accordingly.
415. Sheet 38: Add 10' stub and 8" plug south of Sanitary MN 808. Add south IE to MH 808 label.
416. Sheet 38: Add "See Sheet 39" in top right comer of plan sheet.
417. Sheet 39: Pond 18 outlet doesn't match Hydrocad model.
418. Sheet 40: Sanitary sewer in 150th Lane can be shallowed up by 4.5'
419. Sheet 40 (Comment 284, Review 2C): Correct name for "Quince St NW" on profiles. Not done, one still says
"Quincy.,,
420. Sheet 45 (Comment 287, Review 2C): Add to note "Area beyond this may be unsuitable for supporting future
structures." Not done.
421. Sheets 47-62: Freeze all proposed utility text for clarity. Keep utility lines on.
422. Sheets 55 & 59: Remove tree right on gas easement line.
423. Refer to redlined plans for other minor comments not specifically identified. Identify in response letter any
other changes completed not identified in City comments or engineer's response letter.
424. Additional comments pending further review.
The following comments are regarding the Hydrology Report Review #3:
301. (Item 202, Review 2C): The applicant has had discussions with the CCWD and is proposing water re -use for
irrigation to meet the infiltration design requirement Re -use calculations show approximately 901/o ofthe annual
irrigation demand can be achieved by stormwater re -use and the rest by potable water supply. How is the
applicant proposing to construct an irrigation system utilizing both re -use and potable water? A cross connect with
the potable water supply system will not be allowed. There would need to be a design or system put in place to
ensure that there is no contamination of the potable water supply system. Irrigation plan being prepared and will
besubmitled when available. This will need to be reviewed and approved by the City and CCWD prior to
preliminary platapproval as this is a key component in thestormwater design.
302. For the proposed storm sewer design tributary area map, break it into multiple maps as the text for each area is not
legible. Storm sewer calculations will be reviewed in further detail in future review once map is legible and
revisions to storm sewer in other comments have been incorporated into plans and calculations. See redlines storm
sewer calculations for just a few noted comments.
303. (Item 211, Review 2C): For Pond 1 PP as discussed in a conference call, upsize the County Ditch 20 culvert to a
60" diameter to provide additional capacity in lieu of an emergency overflow across the roadway. Verify elevation
of culvert with CCWD to make sure it meets the approved County Ditch 20 profile grade. 60" shown in plans,
but 48" in Hydrocad model Per developer's engineer, rate control can't be met if60"modeled CCWD is
reviewing"SWHHmodel to see how this affects County Ditch 20.
304. (Item 222, Review 2C): For lots with Darcy's Law calculations verifying low floor elevation, add an asterisk or
note annotation in the Lot by Lot Tabulation next to each lots low floor elevation with a note at the bottom of the
tabulation "Low floor elevation verified with Darcy's Law calculations." Not done Add note to lot tabulation
forhrts impacted byDany'sLaw (see redlined lot tabulation).
305. (Item 223, Review 2C): Stormwater reuse calculations to be reviewed by CCWD for alternative method in
meeting infiltration requirement Irrigation re -use plan is being prepared, not yetsubnutted
306. Add a proposed culvert under the trail crossing in County Ditch 20 north of Block 24 on east end of project to the
CCWD XPSWMM model. Add culvert to plans.
307. In stormwater report Table 2a, add labels to each descriptive area consistent with Hydrocad model (ie Reach 1 R,
Reach 2R, etc.) so it can easily be referenced to the Hydrocad calculations.
308. In the stormwater report Page 4, correct name of ditch to County Ditch 20 (not 10).
309. In the stormwater report Table 3, it appears the existing and proposed HWL's are switched for Pond 19PP.
310. In the Proposed Drainage Map (and in the model), Low Area 25 is not shown or modeled.
311. In the Proposed Drainage Map, Area 3P and l OP doesn't match the model.
312. In the Existing Drainage Map, Area 9E doesn't match the model.
313. In the existing Hydrocad model, start routing for Ponds 3EP, 4EP, SEP, 6EP, 7EP, 8EP and 9EP at the culvert IE.
314. In the existing Hydrocad model, for Pond 9EP the culvert is at reverse grade. Verify that this is correct
315. For the proposed Hydrocad modelchange Reach 1Rto a pond node (County Ditch 20 west of Sycamore Street)
and route Pond 5PP to this as well. Tailwater from this node should impact Wetlands 4 and 5 adjacent to it and
impact HWL's. HWL's of adjacent wetlands should be at least equal to the County Ditch 20 HWL.
316. In the proposed model, start routing for Ponds 3PP, 3PP (B) & 413 at the outlet invert elevation.
317. In the proposed model, set the EOF at the basin HWL.
318. In the proposed model, the Ponds 12PP & 18PP outlets don't match the plans.
319. In the proposed model, revise Pond 19PP outlet as redlined to lower the EOF. Won't affect HWL as it's still
below the HWL.
320. In the proposed model for Ponds 131P,I42P, 209P, 230P, 232P, 241P, 314P, 428P, 435P, 439P & 474P, revise
minimum outlet diameter to 15" and make sure pipe lengths and grades match plans.
321. In the proposed model, route Pond 232P through Pond 230P and adjust HWL's in plans as necessary.
322. For the Darcy's Law calculations, Block 26 is missing. Revise any HWL's in Darcy's calculations as necessary
based upon Hydrology comments. Block 3, Lot 3 HWL doesn't match plans/model.
323. Additional comments pending further review.
Note: It is a requirement that the Developer respond to each of these items in writing (get digital copy from City
and type responses below original comment) when re -submitting the revised plat to the City. If you have any
questions, feel free to contact David Berkowitz, Director of Public Works/City Engineer at (763) 767-5133 or
Jason Law, Assistant City Engineer at (763) 767-5130.
ICY
3AOD MOISN IPA JO SO131d
0
r
O o
F- o
H C
Z � W
to
O m
Zoa o P G
Q
g
� v U W
a On o °
Ws �g o
n k
c H coo Q ZD Z f
N u� Z oQ
O C w Z a
u L O� z
w
J l7 N w _
W H J �>
oC 0 9H wg
d° a z o u a
a C61 CZ 41
Z W
Z
< 0 0
J — z V
of
W `-`' O
pC . � J
V J VA
Q - z
Z D W LU
o
U
N Q p
J Q LL =
' z oQw �zI � �J
N 0 'n
N z H O CL m O m
V 2 WwcnWpw oCD
LU V
=)LU2mN of �2
0 w Z= rn w v�d w Z
0= Q O c l = m 0 �£ �
W H z D > ��
a O cC = _ Z
Z LLI k.D ' o o m
O Q m O Q w— -w- U Q
ce W QZ� �Z� Q-mw<
Z
a a V - O:xz wZo-1 w �m oZ
L � Q 'o"--
W �O J U_� 0- 0- U
a J � a U o_ w o_ aLL8 a U
�' szah'c Fooe�lz=M L20Z G
Dul
9M0 LOdN0EL9200W.Il3NdAIINJ�9M0A00 OfLEL000V
C
C
C
C
C
C
C
C
C
C
C
G
C
C
C
N
C
C
m
g
q
q
q
m
m
q
S
q
q
q
m
m
q
.�
ro
R
m@@@
N
R@
R
R
R
m
m@
i
S
��
c
m
m
d
m
ro
v
v
m
m
w
v
Z
O
m
w
^'
g
q
q
0
0
0
o
a
a
d
Q
a
a
a
a
VI
a
a
f
a
a
a
o.
o
a
a
W
a
Z
V
>
0
0
0
m
ro
m
ro
Q
m@
C
m
ro
ro
ro@
ro
q
°ogW
a
a
u
u
`a
u
N
u
u
u
u
u
u
u
N
u
VI
u
N
�'Z'd
w
d
u
u
3
naaaaaaaaaaaaaaa
N
N
N
N
N
N
VI
VI
VI
VI
N
0
0
0
N
---
0
0
a
d
d
0
0
0
m
C
C
a
C
5
a
a
C
C
C
C
C
C
C
�
y
V
O
V
V
U
q
m
U
V
V
U
U
Z
U
U
o
8
ro
0
��
�
N
VI
N
a
J
J
J
J
J
C
C
C
C
C
C
C
C
C
C
C
G
C
C
C
N
C
C
m
g
q
q
q
m
m
q
q
q
q
q
m
m
q
.�
ro
R
m@@@
R@
R
R
R
m
m@
��
c
m
m
d
m
ro
v
v
m
m
w
v
m
m
m
w
^'
g
q
q
0
0
0
a
a
d
Q
a
a
a
a
a
a
a
a
a
a
a
o.
o
a
a
a
a
a`
a`
0
0
0
0
m
ro
m
ro
m
m@
g
m
ro
ro
ro@
ro
q
a
u
u
u
u
u
N
u
u
u
u
u
u
u
N
u
VI
u
N
�'Z'd
w
d
naaaaaaaaaaaaaaa
N
N
N
N
N
N
VI
VI
VI
VI
N
0
0
0
N
---
0
0
a
d
d
0
0
0
m
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
y
V
V
V
V
U
q
m
U
V
V
U
U
U
U
U
ro
0
��
�
N
VI
N
a
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
Z
C
C
C
C
C
C
C
C
w
m@@
m
rom@@
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
c
m
m
m
a
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C@
VI
0
C
C
C
u
E
�E
��
�
��
��
m
m
m
m
E
E
E
�
�
�
�
N
N
N
N
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
dS
dS
dS
df
dS
dS
dS
df
dS
dS
dS
df
dl
ai'
ro
0
0
>
>
>
>
@dS
c
0
0
0
0
a
ro
m
a,
ro
m
d
ro
w
v
v
a
v
ro
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
ro
ro
R
m@@@
R@
R
R
R
m
m@
d
a
a
d
a
a
a
a
a
n
a
a
a
a
a
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
C
Y
C
C
C
C
C
C
C
C
C
C
Y
C
C
C
C
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
V
V
V
V
U
V
U
U
V
V
U
U
U
U
U
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
'V1
0
N
0
N
0
N
0
VI
0
1/i
0
N
0
N
0
VI
0
VI
0
VI
0
N
0
V1
0
N
0
VI
0
N
N
N
N
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
dS
dS
dS
df
dS
dS
dS
df
dS
dS
dS
df
dl
ai'
ro
>
>
>
>
@dS
c
0
0
0
0
a
ro
m
a,
ro
m
d
ro
w
v
v
a
v
ro
w
w
a
E
E
E
E
rn@@@
o,rnrno,rno,rnrnrnrnrnrnrnrnrn-°
Ti
a
ro
m
m
m
m
m@
m@
m
q
m
0`
0
0
0
0
0
0
0
0`
o
o
E'a
c
c
c
c
c
c
c
c
@
@
@
q
g
R
m
m
m
m
m
m
mrnrnrnrnrnrnmrnrn��rnrnrna
a
aaaaaaa
v
O
O
O
O
C
C
C
C
C
C
C
C
C
C
C@
m
v=o�=o'vvv=o'v'v��o���-
ai
,t„
m
m
m
ro
@
ro
R
�
R
m
R
m
m
m
@
a
�
E
a
a
a
a
l7
l7
l7
l7
l7
l7
l7
l7
l7
l7
l7
l7
v
2�ZZ2�v
,E
Z2�Z2�ZZZzzZZZZ2�ZZv
c�c�Z'Z'Z2�Z'Z
uu°vv
y
R
m
R
m
a
m
m@@@
ro
ro
m
ro
m
m
m@@@@
a@@
m
m@@@@
'E
C
�E
C
�E
C
�E
C
C
C
C
C
C
C
C
C
C
C
�E
C
�E
C
�E
C
�E
C
�E
C—
�E
C
C
C
C
C
C
C
C
c
c
c
c
�
�
E
E
E
E
E
E
E
E
E
E
�
E
E
E
E
E
E
E
E
>
�
=
�_
�_
•v
.v
.v
.�
.�
.�
.�
.�
.�
.�
.�
.�
.�
>
v
w
w
a
v
w
w
w
w
O
a
a
a
a
0
a
a
d
d
a
a
d
a
d
a
d
a
d
a
a
a
O
a
a
n.
a
a
a
a
a
m
m
i
2
O
�
N
M�
4f1
1p
r
m
Q�
O
N
m�
V1
1p
r
Op
Ol
O
�
N
M
y
i(1
tD
�
N
M
V
IA
1p
r
Oi
O�
�
N
N
N
N
N
N
N
N
N
N
M
M
M
M
M
M
M
FoA
,
8
o-
� o
s
ma
iW
G
9
g
a
LL�
V
�o �
735 JC AS 3H1303N17 ff,
o
w�
=
E
��
o°
�/ 5
a
�£ZJ3S300/13S3H1
do P/1 3N 3H130 IN17 3
R
n
o{
` Je
o
VVVW
2
Lu
a
o0
�
w0U2
wm
°F
� a
t
P
i�
z0
i$
Ci
w
iz
N
.i
F
o
i
i
W�
30
3r
rcF
= oS
of
0
0-
Qi
2z
00
os�
i
.0z
-z
3'd
0
3G
to
d
�
�
N
a
59
o
a
a"
ae
o
op
o
0i z
so
y
oq
I.m
z
W
W
\
yS
9
W
ygy
fr
5
fr$
fr
J
°er;
gid
-o
0
lz o'
C.
o8o
o
o o
m
s
£.s
s"i
o
l
g
Ed
V
e8
a
a
a
-F aF
at
o
Z
W
zw
m
n U
3z
.,aa
oQw
o'
Z
h3
},o WWM
¢ ooFWN
wWn
z�
fg e
J
02
FZ 73S XC/L 3S 3H1
e
90V/I 3N 3H4 do 3N17 M-,
E? D35 40 W1 353H1g�
� A
/ 1 7:^`. SCJ
` 111
I I� _ / ✓1 "y'.
IJV
' %
d06/I MN Im do
�2N
,
o-
� o
WQ
iW
G
9
g
a
LL�
rz
�o �
735 JC AS 3H1303N17 ff,
o
w�
��
o°
�/ 5
�£ZJ3S300/13S3H1
do P/1 3N 3H130 IN17 3
R
n
o{
` Je
VVVW
2
Lu
a
o0
N
pC
w0U2
wm
°F
� a
i�
z0
i$
Ci
w
iz
N
.i
g
iW
o
oW
W�
30
3r
rcF
= oS
of
0
0-
Qi
2z
00
os�
i
.0z
-z
3'd
0
3G
to
59
o
a
a"
°�
o
op
o
0i z
so
y
oq
I.m
z
W
W
\
yS
° i7
W
ygy
ydy
Vii'/
z
�z
oom
J
°er;
gid
-o
0
lz o'
C.
o8o
o
o o
3AOD MOISNIM JO S41313
eN.. z uy
1-
7V1 _ . T...
.
T!) \ ` — — Nlltlll
i — m--
-- �_
- bON7N3 N09PIW8
3NllM Nd
30 7N33 JNI NN3H NON NOl3lse33H1403017M/d n7x—
AAI l^AI/AA F k, j IV l/11/,V ♦a1Y L�lV (!--_J,\�/i. ,6111 L.iI VI,t/ (7
SdV# NOIIJ3S dWH ONV MOOV ONO
i
`\\ / \ MP`;, —SMV0T70!53A*V6'NOOVONO 75NIM
VoN71dN S1 3♦1dQNMOHSA/NOV
/
I � .\ �,`'�\� I �.I,• _ �.. 1 '1 1 / �� N f��c/ it ./
N
0
w N
n
zz
W
g
Z 8
w
O Ln
J
Q
Oi G
U Lu
n
Z Q
Z Z
V7 Q
W
,
Po
735 JC AS 3H1303N17 ff,
o
w�
��
�/ 5
�£ZJ3S300/13S3H1
do P/1 3N 3H130 IN17 3
R
n
` Je
VVVW
2
d
w0U2
Ci
/ �
y
\
Vii'/
OJ�
ti
��'�I'
lz o'
o
l
g
zw
m
n U
3z
.,aa
oQw
o'
Z
h3
},o WWM
¢ ooFWN
wWn
z�
fg e
W a z=oo
02
FZ 73S XC/L 3S 3H1
e
90V/I 3N 3H4 do 3N17 M-,
E? D35 40 W1 353H1g�
� A
/ 1 7:^`. SCJ
` 111
I I� _ / ✓1 "y'.
IJV
' %
d06/I MN Im do
eN.. z uy
1-
7V1 _ . T...
.
T!) \ ` — — Nlltlll
i — m--
-- �_
- bON7N3 N09PIW8
3NllM Nd
30 7N33 JNI NN3H NON NOl3lse33H1403017M/d n7x—
AAI l^AI/AA F k, j IV l/11/,V ♦a1Y L�lV (!--_J,\�/i. ,6111 L.iI VI,t/ (7
SdV# NOIIJ3S dWH ONV MOOV ONO
i
`\\ / \ MP`;, —SMV0T70!53A*V6'NOOVONO 75NIM
VoN71dN S1 3♦1dQNMOHSA/NOV
/
I � .\ �,`'�\� I �.I,• _ �.. 1 '1 1 / �� N f��c/ it ./
N
0
w N
n
zz
W
g
Z 8
w
O Ln
J
Q
Oi G
U Lu
n
Z Q
Z Z
V7 Q
W
/
i
4060Y>-tL-ecn aid, s
dlH583Nl8Vd \IWVJ 83007OWN
3AOD MOISNIM d0 SM Id
\ AX
O�
u
„N
ll
�
U
�1
/
i
4060Y>-tL-ecn aid, s
dlH583Nl8Vd \IWVJ 83007OWN
3AOD MOISNIM d0 SM Id
\ AX
O�
OU
\ r
p Ifc
V
0
l V�/Jz
u
„N
ll
�
U
o \I
f
� i U
900
�
z
�
o
c
t
�
OU
\ r
p Ifc
V
0
l V�/Jz
E
F�
i
N��\
Qi/
0
� N
n
z
M o
t u
ul N
Z g
O N z
PZ J
Q
❑ � 2
Z O G
O 2
Lu
Z ❑
Zz
lV) Q
X
LU
u
ll
o \I
f
� i U
E
F�
i
N��\
Qi/
0
� N
n
z
M o
t u
ul N
Z g
O N z
PZ J
Q
❑ � 2
Z O G
O 2
Lu
Z ❑
Zz
lV) Q
X
LU
MOD MOISNIM 30 S01313
& a s a ap oow you 2 so
��I `
oau i�w .p ieg O g I } r� i7c F -,may;. �.
ti 6 5 W
09 0 O_ O�d- ar Sri z O } ,tis.
z5 oa og H
'
a
a
o°
E8a
o
s°¢
o;
2
II i t
O_
Om
€g
e
J
a$a
V
J
F- 7
�N
£ tj
;VIII
�rl
'o
y;
i
n
a
2G
Ow
o
oW
Go
22
—•
g
a
0
z
s
R
$a
"
gq
r
00
'
�2
r Vfr
E
F
5
0
o
a
00
�
o
4
�bS
��
g
s
a
€ a
da
ooh
�')Y`' i
fs
y3
m
y
E
a
$
EoF
f
06
t5
i — o
i
o W
F
8
& a s a ap oow you 2 so
��I `
oau i�w .p ieg O g I } r� i7c F -,may;. �.
ti 6 5 W
09 0 O_ O�d- ar Sri z O } ,tis.
z5 oa og H
'
a
a
o°
E8a
o
s°¢
2
II i t
a&
8
€g
e
J
a$a
IoW
J
F- 7
�N
;VIII
�rl
i
Vim=
a
us
"=G=
o
oW
Go
o=
G°m
a
0
z
s
R
$a
"
gq
"�9<Z
1.
00
'
�2
eE
�' i w ° S
o
5
0
g
OH
go -N
�
o
4
�bS
0
� � @ �
9 �
--z
f
�')Y`' i
• O �
y3
8'S
y
eg
S
<£O
&
EoF
OHO
06
t5
i — o
i
o W
F
8
z
Wii
0o
V I
y°u
o
oL��u�0
I U I'
8-o
o.`r0
�t
d
a s o b s°
& a s a ap oow you 2 so
��I `
oau i�w .p ieg O g I } r� i7c F -,may;. �.
ti 6 5 W
09 0 O_ O�d- ar Sri z O } ,tis.
z5 oa og H
\1 1
C trZ
O F
\ ti F
I1 Wg
�.
11 ene
£Z J35 906/13S3H1
Y i0 W1 3S 3H13p 3NI7 3 �.
,P NNW.
\ \\ a/ r/ a�g=
' \ rMo_
J —%/ i� \ .�=`� Sze zm 5 Awa
u ob
Z
LLOD \. z
00 o
ce
-+
Wal I k'
/ Wx
z ?N d
' oW
0
FWmy OU '
/y,
MN 3H13b'3N17'3 —� 9'
•F'
agp�m
II i t
a&
8
€g
e
J
a$a
IoW
J
F- 7
�N
;VIII
�rl
a
a
us
"=G=
o�E°
Goz�
oW
Go
o=
G°m
a
0
z
z
III
'
eE
ry
a-
a
f
OH
go -N
�
o
4
�bS
0
� � @ �
9 �
a t
-�1
�')Y`' i
• O �
y3
8'S
y
eg
S
<£O
&
EoF
OHO
06
o�p
V I
I
I U I'
\1 1
C trZ
O F
\ ti F
I1 Wg
�.
11 ene
£Z J35 906/13S3H1
Y i0 W1 3S 3H13p 3NI7 3 �.
,P NNW.
\ \\ a/ r/ a�g=
' \ rMo_
J —%/ i� \ .�=`� Sze zm 5 Awa
u ob
Z
LLOD \. z
00 o
ce
-+
Wal I k'
/ Wx
z ?N d
' oW
0
FWmy OU '
/y,
MN 3H13b'3N17'3 —� 9'
•F'
9141NON N019N17211.18 —
1� 3NI7 ALd3d0dd
f J / �-d0153M S13JN3d
JNI N83H180N NOIDNI7802 w
3H1 i0 3NI7W8 A7d31SV3 t
II i t
n�u�Glh
£\Z lT3Pli33
3HI 1353H1 303NlI itA
€I� L� \_ I
+
IAA �
J
F- 7
�N
9141NON N019N17211.18 —
1� 3NI7 ALd3d0dd
f J / �-d0153M S13JN3d
JNI N83H180N NOIDNI7802 w
3H1 i0 3NI7W8 A7d31SV3 t
W
O
ry
_ ✓,'r vv t yr-vr r
Z000 -£6 -6Z -Z£ -6Z Old ~O
73N13he�11151NN �
/
i
cn .�•a
0
V
� I
Hva
Q @
D
2
p
p ¢v
No
I/
/
m
p�
z�N
1
`
1
1
1 S3HI0 O3M7
306/l MS3H1 iO3N17 'M
652 �(
z�o�N
11\
W
}!
m
d
o do
1
WTI
CJ
J3590
z w
W
•- 6/I MS 3Hd 903N173a
n
� p
II II �.
U
LL
�:...
O0
0
ab
1
I
�
1
S,
�/
1
yu
/
i
cn .�•a
0
V
� I
w 1
Q @
D
2
p
p ¢v
No
I/
/
m
p�
z�N
Ns
�s•
1
1
>u
3¢pn
11\
W
}!
m
d
o do
1
WTI
CJ
'
o.
r
El
1
I
�
/
i
cn .�•a
0
V
� I
w 1
Q @
D
2
p
p ¢v
No
I/
/
m
p�
z�N
Ns
�s•
1
>u
•- r �
� I
I
f
.:.
o¢¢
p
D
I/
/
z�N
o
2¢p
>u
3¢pn
W
e
o do
O
WTI
CJ
'
El
1
I
�
1
�/
1
yu
L
N
0
lie
/w
u
do 0 1 &Sd
o17J r
`, ire l/ •a\£ y oo�°� / � °" , � pp
/
'cul Ya]luat Ieuo55d�vA ttMVSdM I M] M1
3AOD MOISNIM 30 SO131J
N
N
O
d' N
n
z' �w
O
Y I
0
S
L N
z
0 N K
r J
i 2
Z 0 u
O L
Z
Z QZ
LA Q
X
LU
Bm
U
p
o¢¢
p
D
I/
/
z�N
o
2¢p
>u
3¢pn
W
e
o do
WTI
lie
/w
u
do 0 1 &Sd
o17J r
`, ire l/ •a\£ y oo�°� / � °" , � pp
/
'cul Ya]luat Ieuo55d�vA ttMVSdM I M] M1
3AOD MOISNIM 30 SO131J
N
N
O
d' N
n
z' �w
O
Y I
0
S
L N
z
0 N K
r J
i 2
Z 0 u
O L
Z
Z QZ
LA Q
X
LU
tA§
oro
2 �W
a W=
z <5
z
J R�
0
d
a
=
I/
/
>u
WTI
CJ
'
El
c �
�/
1
yu
S
tA§
oro
2 �W
a W=
z <5
z
J R�
0
d
a
€ o&
\
1
\
5�
Q
a
_ V
1
u LL
rs
Q f
'
LsL-N—-RAJ--�
3
I �
1
a
G
o�=
=
s
�
a
a
�
L
e
Z
a
-
_---- -
i
i�Nn�Nllnne
—
�W"
z
a ¢
3RM,
°gg
Z
WWI
gay
2IMS1211MIlli
E
o�
a
0
a
x
6
i
3 �
F
aF
v
3AOD MOISNIM JO S0131d
1
\
1
\
5�
Q
_
1
u LL
rs
'
LsL-N—-RAJ--�
3
I �
1
a
1
\
1
\
5�
Q
_
1
u LL
rs
'
LsL-N—-RAJ--�
3
o
1
G
o�=
°c
Z
-
_---- -
i
i�Nn�Nllnne
—
�W"
3RM,
°gg
WWI
2IMS1211MIlli
1
\
1
\
5�
Q
_
1
u LL
rs
'
LsL-N—-RAJ--�
R
o
1
1p:iii
,.,�� `sem
a
m
— . jz
SE LL
I I
L- - —__j
�7 ' T _ _
IIL^J1 J1_I'
�---
_ Otl 1Qn IN1 Ntl3 µljLpN NN --
_
0
5�
Q
_
H
u LL
rs
J
LsL-N—-RAJ--�
m
F
,.,�� `sem
a
m
— . jz
SE LL
I I
L- - —__j
�7 ' T _ _
IIL^J1 J1_I'
�---
_ Otl 1Qn IN1 Ntl3 µljLpN NN --
_
/
°c
Z
-
_---- -
i�Nn�Nllnne
—
�W"
M
a
3AOD MOISNIM JO S01313
4
LL
4 ♦1
G=�x
� 6
)
I �'°
rJq
_�
�I
l\
�
� �
a•....
y�
ny
v
bra
s ��
a
3AOD MOISNIM JO S01313
4
LL
a
�1
—�`-
$
LwJ LmJ Ly� �4K/ `J�.r L_J LUJL JLgJLw-JLis-J LsaJ
_ O 09151BW bW Fm�lR9iw �W�6 �1 Wiow.l a6a1 `�` l/
ua...3 xmYor-• +° Nrv+n I t�'<rzzz w+ro
� l _
--------- j. —
n Ate^^aV Y01-.� 1 o3 NNM1
I TL "`
-9•Foue+uYM.
_ OV0811" NU3HAON N019N11819
-----------
— — — — — — — — — — — — — — — — — — — —_ --'
4 ♦1
G=�x
� 6
a
�1
—�`-
$
LwJ LmJ Ly� �4K/ `J�.r L_J LUJL JLgJLw-JLis-J LsaJ
_ O 09151BW bW Fm�lR9iw �W�6 �1 Wiow.l a6a1 `�` l/
ua...3 xmYor-• +° Nrv+n I t�'<rzzz w+ro
� l _
--------- j. —
n Ate^^aV Y01-.� 1 o3 NNM1
I TL "`
-9•Foue+uYM.
_ OV0811" NU3HAON N019N11819
-----------
— — — — — — — — — — — — — — — — — — — —_ --'
MOD MOISNIM= m31J
! §!
3AOJ MOISNIM dO SO131d
a 0B $
� and
= V
E
$ °o
W
Ell
71 j ELI
a
I
oa
It
� / t / �g� ��' •¢) r/yip \ `i" �^,\�\.�\ ^< o: *m J/ � e \\f��� I
I � I •'a oif V � -1 lt_'1 � 1 va vi � i� � ( // � l r *�
-� ^a ° fA laj —•. ` `=�� // � :; /� ' III � i^�' / � /
J
b� / F • J /
/ O i /
rroirs9zzz wvwl � -- � / v°�// J os swam d �
/
r---_
4 4
_
y_—___ — —
�_—_—__
OVONIItM NN3HiNON NOIDNmna
'>ul5a>wa5lauopsaldd poom3saM ¢020 9MCMdddKLBIDUw3bd\11ADU'M \WKLGMO N
MOD MOISNIM AO SO OIJ
g o
V 8
Vfr
O
e
a
I - � T � 11 •1 i
1 �
II
1 1
1 1
1 1
1 �
1 �
1 9 eso r ` rr as v ;,. I L � JI L � • --.1 rrl , ;' � I
4
1
J
4
IN
'1111.1
\ W
�vk.��1:1 � I�Y d .,� ✓ � \bC^'s � �-IPpP1R1�ROp0
J1I /
J
JI 111\\N. I
A
X\' \\
i\ 1
as I ,I
]01'SD>Wd51auOI55ildd p'.pMySdM 1202 d M111'iMAAK/NM'1\WIIiMA\ll/:I]41N(IVYIYi/MZICM:N
7§�y
ME _
-tj
r
\
zd°z wo °
Oo�ooc �G z, � �o
soaG�m Wi G� 3 io
wm �tt� ip Op 2 aF
i- o
somgJzOJ iQ '"i � o
Or�zN °K &W ° oa
s�z�z�ry g-� g<m= w z-
-0
PoO'z 9 U.boa 0 _0EV F&
N,fO
pzWiWdW zf-'e Few C -m Z
pG'u°gam Ew owNo=� �w �
°> o
�'ayw~S m�z wNOWWm za �uw
aomog�o aa& 6 Rzz
30 of°=
'aw�WOm .up z iw zw�
�SoF°`O2 �O [�t..iiwiA pr oz
<'3°2u'1wn¢O o3s
6
� 8 _
acme zsros G?, $ gz
S s a P
m s $ go $
MOD MOISNIM 30 SCIAIJ
ok
ua .I S s'
o
z
a?o
,ilC 6
a.
�1
z
K':tq
i
t]
s
50-
V
N
mop
z°�-
a�
o
w6
�
oO
F
i
i
oa
>W
a
z
m
ci
j
w
w
aar
p
(>pt
¢ W..
gV
o
W
a r
P4-4
z
s
8 0
ago
O
3E
O
r
K
E�
>y
y
F
r H
Z
3
OV
lQ
zz
oW
p=
030
2
{n
-
ry
m
v
r
u W
-tj
r
\
zd°z wo °
Oo�ooc �G z, � �o
soaG�m Wi G� 3 io
wm �tt� ip Op 2 aF
i- o
somgJzOJ iQ '"i � o
Or�zN °K &W ° oa
s�z�z�ry g-� g<m= w z-
-0
PoO'z 9 U.boa 0 _0EV F&
N,fO
pzWiWdW zf-'e Few C -m Z
pG'u°gam Ew owNo=� �w �
°> o
�'ayw~S m�z wNOWWm za �uw
aomog�o aa& 6 Rzz
30 of°=
'aw�WOm .up z iw zw�
�SoF°`O2 �O [�t..iiwiA pr oz
<'3°2u'1wn¢O o3s
6
� 8 _
acme zsros G?, $ gz
S s a P
m s $ go $
MOD MOISNIM 30 SCIAIJ
ok
ua .I S s'
N
LUW
I
W
v,
LQ
v,
ti�s� � Nluiif�s ;
Il�Ail4�C�
,ilC 6
a.
�1
s
jog
i
.t
TWO
N
LUW
I
W
v,
LQ
v,
I
r
,Zs
,ilC 6
�1
®N
I
r
,Zs
3AOD MOISNIM 30 SGIIJ
E E0
b
f
e
Z
o
o g
o 4
9
u E
h
z
$ o
O
6
? 6 o i o
��°<w
G
i i o a;
Vim0
o mi G N p
w Woc
oo G o 0 0:
o S i
_
o0
22 K¢
�N
WZ
c—O�L•n
o
.'Sa i
2�-
alY
£
gu y
O
W m w
d°? S r
d °o w 4 a
w� W S 3 3 3
3
N
° u $
Z
Z0t�
i
s�
°
gla�gj
mr:
I
b
��
;i
1 W �
!d�0I
90
� �
I
_
I
El 133HS
q.6
Ll J -931 -IS -9---
Yam �
7
s%� I I� '�•J' -• V � ��g 1 1
/I � _ �j � rxe�r _tom _ 1. 1 '' •�p5 1, 1, y66� j 1 �s , S
—\0
tEST
✓ w� ¢ _ — r) /II r< � ___ _°® � -� (. �''� 1, L� 11 111 � � 1
I Ill -I- I 0000 1 oM 1 6 1
C)
co
02
-
I
P I M1
m I
_ rc G 5fB _I 7 _�.. .TI Blka--"_ J /I I min I li �• I � � F' "\ W
F 1 l fi I Ia I I ml I I I \ ao�= W
f4
yz `� ayes � \ o rl rLi
® I� ®
\— —.
ift /rte
'Los l0 'l a / / N f / wJy 11 M '�-•
�'-6ir-3t -%
a I m
Wf
ID
(IVO'dllV'd MOHi'dON NOiDNlldne
'>N 5a>wa5lauorssalmd OoomisaM ¢02 ® 9M4'ZJd09VELBZ06Wif13UdVIA9V` MObO'VELBZW�N
N
Q\
o �
w N
n
N o
g
zo s
N : m
t7w aZ
—,b
Z O
J U
LU
K �
a
d
d�
�i
soo
g!a s
u
V
O z
LM d
Z o
0
LL z
O a
0
LL
ae
a
gxs
ME9
�saa a
3A07 MOISNIM JO 501313
Y o4
E f Z w q p a
m� L Z O p Zp D Q s
C U fr O
i N z 4
�o O
°iW
m wZ �zopxzz m � zg� 5 5 E g
m H V p
z LL
10 w �:5� dd 8
z
<
Z
s 1S dl , N -
-- Nf.
I
co
lm
00,
rn
fLL I a�\ II -zle -
am) �e
pp
Pi 1,\ .I � I I'r__--�I, mil" t---- - I il I'
j y.. Ch1A1A I 4 Id�
go
- IA 11 1 1 I C
_
n� h
I1 _ N
I o
m
03..'1
N--
Idn
o. I• N I /- ®' I, lI i® 1 II � 1 N \. 1
fT________'f6° I� N 1\ ` / �. \ II 11 .t 6 ,.1 / 1 1 ^ ✓�1 I11y,/
Wl
r _• ' eae — — -- � I I I I > / � — 1 Lam= ��.. _
Al
--- -
_ K L
-it ------------
bK
---------------
' __--' � � a% s •w4� �%�ti �.�1 ,___---� ; 111 11 - .1 (l
"� II
.@-
SEB
n $ Ie6e
� I .L
06
P
R m
_� -
z ♦ s o `I., 1 1 �p5 1 10006 1 �,f
g66B 11 ,.. J?��"1`• W
W
pw
00 cri
LCRi m
I._
Ir 6
Zl 133HS 33S
I Y+tl I.,•M I1V1V
3AOJ MOISNIM JO SOI31A
og a
_ V
N Z
ozi zoo3p 3 ¢arc p w o33 8
i E Vf o' z a ?° o D o
zz a3 °mi b $o
z °<,.. pm ° ao °a 3 ioG zV p3�3 z i 3 z ? 22
y WZ -O d "' 3 0 aE'o'�"4u u3 gg 9 s goV
O W '"��' f' G s°w=Bi dF�Bad &3 & 33 3 3 d 8
Z
Z yi ° 1898 8 R
g';II$,g
0O
opog
ry .. •off '��'
oiH>iia niuna�
Ilk- /
/
i £ / r
/
�'r v ._.._. --- _v_._._.-._._._.—.—.—._._._._._.�
OvO
a e�
I m --- r---- r �s
w r v
' ,•.__" VIII
o ,.
1 oM I
I m
M m
_ LLri �m
�
n °I oeT
a
CD
A TIT
C
L---- -- r I
Ji
I _
o�o
1" o •� � � � 1 I _ 1 I I safe-
-��
4F—
LQ
155 d1 s"
00
Ooze '�' ee` I � z�— __ --'j°6 M •�__ — I � � a u+ M
M&Y'
1 ry V
�..
m oo
sws I I I _
i°
— -- .L93HS33S'. g., ®
El
3AOJ MOISNIM JO S(11313
ee �
o mfr O o rc 4 o r i w Fa W 3 rc� G °z LL o 0
o O rc o
oa O oa o oz F oo o
o m o o
wz_
W SmzS aS oS W owOo¢
ig
w m i °o f G
Z
Q Z
I
-- — — --- — — — — — — — — — — — — — — — — — — —
-�\
N
Q0
0
W �
Ln
8
0
Z 8
BOEO �
C7
cc: l z
�G
LU
<
2z06
M Q U
LU d
cc p
rl
J
6 L
tom\
_J
� J
r
1
C
\ f
Z
268=
'j / ?`/ -------IL
/ X06- \. f
------------------ ' 'pq•Ia� r
ozroiic uNno�
80
ozroiic uNno�
t oe
s m� Z o 0 o s o" 5
r m O o g�o� z wG oa 33 G s o a G
o W W o m o o 9 5
= oG0Ia3 rcm9 �3 �a�0�0°
m W Z �m°���� ° W�&_ 3 S'ap a °o
0 W '" '3'=W f d° Wig: ° s °o W G :Sa p-
Z W &O O p 2
o
o� o g $=80 89
:,fi:
l7 V
1
i
�;
3A0:) MOISNIM JO S41313
s -4 -
IN NNI.
IN ice/.,..a��W ys,
nX-Milli Ift
�•®���r•111111 �1►�Oi�ll��l � b U�:1,1l► ��� � `�.:
.. ®- �rs•//�lrlDiolvU+l a r� ►I�►ino / .�:
FIt11•I�Ih'Ol�ll+:: <� IIID' �zf i
r1•Ily��i�lp�l �-�!.tin�•;r lief � �.
r
..ry
_= l/ll�/�A' r
E: ImMul
(�YY) OY1 �.1 CifSt1 1 C•Y43.1 (Ad') lYA1) ��Lt .1i•� `' ,//
. I �YCNI
Pak
■1t� ` � l•Y4fiq n/
oxra�) ax+r:r. oxzx) ars a+r(•r� <.Y+a( �1� i'�: S�IL���_��
M y
i
o 6
/ /
/
I 44
f
1
3'0z°
_. I
_______________________________________________________.
3A07 MOISNIM d
E eye Z 4 o p o 5 f
z qqa
rte€ 0 Ozz
E N S Q jz o o g FV O C `z� rc i C i LL
$z
Z pz $ w G Vim°g 4'aa W'^ Jow 4u °55 z
Ow m
8
Z W o°z`z8°rc
Z O g 2 Ski
SNI • O I1 b '"666
t� v
81133HS 33S
IM
62111
1 I ILII �-0502 1 �.
k ' \ i '\\ \.♦ r y��. p
X'�
_ 1 ,
� LSO- - 1 It . v v e � 'd,�' v} .'} ► � \';V � �'�
1.
f
vo0"A�111��1 111
z0\AlW
x V11
W Ik N
1 .I IY - 1 r � � �� 1 O N 5 \ \I °9�� \\q\\�'' /y W ^ °� / / �� \0 �• q \ � � '\ h
IV 11 � 11 fl \V •.>�� 111 p0�fl IL,�sY"p �� �/ '�,,ya e�� �\ '� /' /
V 1 1a e W
11 1 t 006 1 1 c• %r 1.--'- is F' \ r- \,;
M'l ° mss �N {� 1 \VI -� ✓%o�,�; ' \\��� `ry8 /��P '
1a i
�V
50'+ - A
9°°° \\ 1 v bSSG t
m
x \
i
I L
y 911�3HS 3�S s o TI
= \
�uI v�wa5leuoissalad Wu'a1saM 12020 9M0'ZOd°'J6ELBZOOW11131W\IIAD\9Ngb0'tE1B200\�N
1 :
// /� N 1 ► i �j
61 1=73H.9 33S�
so=
s II f
_-
— _
-im ——CZ rotic uenOD —--
-
—
3 - ---------
s 5 �
\\8om'4 I II IIII ( Io.11
I Id 1
it
�� off. a ► I �� I �� � ► 1.Ig�, I l I .I
g—
W�_m______'9
B9
i mQ� _ lgill �:I II m
� k C
'rl4 �m
I �
I I �� i i _ J ", J rt^ 1 . I � l: I \ v\ �� � �� •yam. ivtrj(�
IT,
141 V, }, l
I
LI L33HS 33S ♦ ��
MOD MOISNIM �O SCI -131,1
W
O
J
Alu
z
z
e
Z
o
o w
o
5
°
S
A
go
a
iwa a
zhG
°
a c o
G
z
o a g a
o o
°
r
?ZZ�VQ3
'o
i
im �Vww2i2
G 3 w
°'a
z�Oz
°�
z
2
5
��
3
ap
w Z
C- o'a�
w 3
p f �oC
° 5 5
5
8u ug
Q W
w m
i z 2z
0 w O r S N
& u
w
OI.,
19,
I,
t )
\
Uy--
U' V
1 :
// /� N 1 ► i �j
61 1=73H.9 33S�
so=
s II f
_-
— _
-im ——CZ rotic uenOD —--
-
—
3 - ---------
s 5 �
\\8om'4 I II IIII ( Io.11
I Id 1
it
�� off. a ► I �� I �� � ► 1.Ig�, I l I .I
g—
W�_m______'9
B9
i mQ� _ lgill �:I II m
� k C
'rl4 �m
I �
I I �� i i _ J ", J rt^ 1 . I � l: I \ v\ �� � �� •yam. ivtrj(�
IT,
141 V, }, l
I
LI L33HS 33S ♦ ��
MOD MOISNIM �O SCI -131,1
W
O
J
Alu
0 V
— _ _ I
o
3AOD MOISNIM 30 S(I313
b
W� o z z o o'a t
i
zw o a E a o mz
i s o ,�., 3 � w z i r i u 0 :2 o o o o f
a W S a'p p F o LL °� u° 5 5 5 i5
o z z g x ° °o W° 2-
c; N cu ° w 3 3 3 3 N o6 $
iW
o�a�w8=8 ,81mt.:
1
ai 111 1 °
I
e
11
N�/'��
'�
Q0 \
o pp
w N
F CY) o
i
W � W
0
O
Z OZ 8
inzm
��gz
C7 "' CL
J G
o Q w � a
AZO
U
w
Q� 0
EL
r
- o®
" ro
z
z p
❑
i 0 z o s
G
3 m
W zz
B Q z
i&
O
t
z w
° S o
Q J
0z J
Z O
�
❑ r
i
I
0
zp
�
0 V
— _ _ I
o
3AOD MOISNIM 30 S(I313
b
W� o z z o o'a t
i
zw o a E a o mz
i s o ,�., 3 � w z i r i u 0 :2 o o o o f
a W S a'p p F o LL °� u° 5 5 5 i5
o z z g x ° °o W° 2-
c; N cu ° w 3 3 3 3 N o6 $
iW
o�a�w8=8 ,81mt.:
1
ai 111 1 °
I
e
11
N�/'��
'�
Q0 \
o pp
w N
F CY) o
i
W � W
0
O
Z OZ 8
inzm
��gz
C7 "' CL
J G
o Q w � a
AZO
U
w
Q� 0
EL
r
/ / m 2'021
_— _ _ - —
olroilO�NnCD— _ uvno�._. _
Fm I I i z
8l 1g3w 33S I �,I
W
W
/ / m 2'021
_— _ _ - —
olroilO�NnCD— _ uvno�._. _
Fm I I i z
8l 1g3w 33S I �,I
9 Ez
O.
w
Z
�E
O
x 0
0
8
W Z
Q W
Z
W
Q J
ur J
Z
z
w0
U) V
�1A\\\`r1\\1�\,
MOD MOISNIM 30 SO13H
/
1 0
1 S yl
i I T
.a6
foo
sr
F
�>
moo,
L'-i� �i
I
07
r c
l / O 3:0
- - _ ___
--- -
_—z
abONllb21 W3N1aON NO1JNIl
w
216 Q
lq
gig €
�flpSW "
gGa i C
fifi3�{
lim
3AOD MOISNIM 30 501313
z YI' Z
z
O O
0 o z o z V o
O a C2 2 2 Q Q 0 m2 �l i CjO rn z
C p 3 z o Q W o m o p ty o L W o a p i i i W z N o G
3 E'a� ou '� eg5 5 5 8u
p� wmpwf goigz d d°o W 0:4„ �1
Z 6 0 z z S
zo -- of i�8 8 -
8 t I
°
Q e$ <
q1.
\-"l-
T
♦ l � � m I�/I
o ,
t
Lj
lC'a •� ! ♦ �`O
N
Q \
o �
W �
n
� o
�N W
g
0 s
�inZm
�CLLJ gz
�
�oo
Q w pc
iz0
� U
LU
a
:,:
�At FN ♦�`q
F
w
z
4
o w
o
5
o
a
o
°
z o i z
o 03 ;
p h
G
o
z
°
i z
0
W� o
g o E a
o o i
m
o m
p
g
=i °`<3
'o
i a
m8'a o
'_
N
3 zi"o
�
o"z°z
�
4g5
z
i
-o so z
?
2�s 2 °°z
5
u
11W
;1
o g g
1.1
0
p
d�zig o=
Z
--
1°1
0
I '
I 1
I$¢�
t
It4
° 8?$ 8
O
LI
0
goo
1�1
I�ul
1,1
�
11
lL
11
11
v=i
I
:,:
�At FN ♦�`q
F
EZ
/
M
I
1
N
MOD MOISNIM JO S(3I3Ij
s4 -
r
t
N
o �
w N
N
o
WNu
N �
8
pxi
Z O O
C) O �
l7 W d Z
6d 0
J u
Lu
Q cc:
AZO
L ¢ U
w o�
�o
a
Fo
d�
aaa
€l
�11
W
0
V
L
Z �
0
3 °
LL Z
O
H
0
W
LL
s s n
33° e
P,
jig
2
sS�d n
Rh 3
..,...r>�.no.r,oam;wnnnv..ntnwiw..rio�mtai
w
Z�
aowll.
s:
u
11W
;1
1.1
0
I1
11
1°1
0
�
It4
O
LI
1�1
I�ul
1,1
�
11
lL
11
11
v=i
I I
W
EZ
/
M
I
1
N
MOD MOISNIM JO S(3I3Ij
s4 -
r
t
N
o �
w N
N
o
WNu
N �
8
pxi
Z O O
C) O �
l7 W d Z
6d 0
J u
Lu
Q cc:
AZO
L ¢ U
w o�
�o
a
Fo
d�
aaa
€l
�11
W
0
V
L
Z �
0
3 °
LL Z
O
H
0
W
LL
s s n
33° e
P,
jig
2
sS�d n
Rh 3
..,...r>�.no.r,oam;wnnnv..ntnwiw..rio�mtai
3AOD MOISNIM 30 S(3I3IJ
m -a
IP
=oo
Sa o A��
Cos }I
6 I1 DOS
s
LU
uj -Ilk
CLOU
pp
g` xoro Fxti / b I � z
�'< \ ax / -��` �sp� ,,_. m sir, — � �•.\
!
t,
�Ll
aZ
�ul'swiNaS INOiSSNWA GWMWM 12026 9M020dO91EGBZOJW113tld\lND\9MOb0'1EGHZOOVN
Z
e
O
Z
Z W
Q J
ur J
Z O
oz
oco
0 V
3AOD MOISNIM 30 S(3I3IJ
m -a
IP
=oo
Sa o A��
Cos }I
6 I1 DOS
s
LU
uj -Ilk
CLOU
pp
g` xoro Fxti / b I � z
�'< \ ax / -��` �sp� ,,_. m sir, — � �•.\
!
t,
�Ll
aZ
�ul'swiNaS INOiSSNWA GWMWM 12026 9M020dO91EGBZOJW113tld\lND\9MOb0'1EGHZOOVN
3AOD MOISNIM 30 S01313
iL
I _
/ I
O
/ I
J r i
-i -- - ---
—
02 H1110nA! -
GVO'dllVd l NbI Hi'dON N019NI1gnIj — — — — — —
-- -
N
N
o �
w N
s -F n
z N
W
8
Z Q g
�UiZm
0:5
>�G
¢ LU
2zo
LU
3 u
� O
a
S{
d�
all
a
0
u
o z
H d
Z O
0
LL Z
O <
0
LL
3 n
l
s.a€
H
E, E
G n3 e 8
E mQ
Z
o
o W
o
5
Z
o
a
Z
r �fr
0
smozr�
z
o 03 ;3
e� G
z
o
f¢
8S
�o�
o
i O Q; Q
-°
m w�
o OZ Z p
w
00
z
5 5
8�u'
W
S i
d� �i�a�
° f -2
o
iL
I _
/ I
O
/ I
J r i
-i -- - ---
—
02 H1110nA! -
GVO'dllVd l NbI Hi'dON N019NI1gnIj — — — — — —
-- -
N
N
o �
w N
s -F n
z N
W
8
Z Q g
�UiZm
0:5
>�G
¢ LU
2zo
LU
3 u
� O
a
S{
d�
all
a
0
u
o z
H d
Z O
0
LL Z
O <
0
LL
3 n
l
s.a€
H
E, E
G n3 e 8
/
MOD MOISNIM dO SG131A
I�I �l i i 11 1
J;-
Ir
1T
1
b,
I
II
I
I
I
3 /
/
I
I
l
L'
ml's»was leuopsa/ad O�M1saµ
r
� �
1
1
II
IN
I�I �l i i 11 1
J;-
Ir
1T
1
b,
I
II
I
I
I
3 /
/
I
I
l
L'
ml's»was leuopsa/ad O�M1saµ
r
3AOD MOISNIM 30 S01313
z p o m
om O
� �i
n ��a 3 ,'•, Amo °'aLo oa zi°'" pG z o 0 0 �3
W Z n
iwm n =gam ., °o
a�
Z O
�Z
0OU
I,
cn
ELM/
�1
I
G
W %
e / /
J
r I zo
I J I r �\
eebr
41
Ol/
u
Y pp
4 c'11
' ^ \ \ '� may, \ n\�- OM J -
I
b
---
rn
LU
T o r
W
W
o:
b� \
/ - - - - - 9Z L33HS 33S
/ /
aul'Saa WiS ePOI55i1dE GPoM15iM IZOZO �M(I'mA(1]L�PIIIfIWIIIiMA\lIN]\IM[IY('K/G]M\:N
�
MOD MOISNIMeee
(]/
� �• ,�.
)§l_
)���--§
�
§
.. .
�
]
2
■
�
MOD MOISNIMeee
(]/
� �• ,�.
a
o
dZa W? x
sw<�og
U� gg V� s
, ws`s.o
U,
. ia¢ eF o0
�4Fppo oz
zSoziQ� �S �z
zoQ,o9w b O�
i SZ U• r � �-
p"Z=Ds' 9: s€
w ZQU. Wy
2-imi 8o im
I I
I
' I N
I
E�q�1 �11rt1
1`1�
I
I I m I
6l � II
w1, ce
1l
J
�$
,
d
>
,
gI
C)
3AOJ MOISNIM JO SO131J
OC .13314S 33S
r—__—
I_-
t
�J®I
E�q�1 �11rt1
1`1�
11 �1 l 1.
I I m I
6l � II
w1, ce
1l
Mia
I
II II
Q F
w
,
C)
0
o0
v"dw
= V
I1
II
01Lr)
I
Fm�S II
p
--_--_—
I 1
I 1
I ll
I
I
I
'� I imoor;
I I II I I I S I I
M
I r I I N L___
I I I I I I I I II
I I I I I I I sl
I I I i t � I I IEE
II ^ II E
j
O
Q
N
1
O
r—__—
I_-
t
"a$ �8,1
�. e11 1
v' 1111
ll 11
II
I
I
II II
Q F
w
,
C)
0
—
= V
I1
II
01Lr)
I
Fm�S II
I
'� I imoor;
I I II I I I S I I
M
I r I I N L___
I I I I I I I I II
I I I I I I I sl
I I I i t � I I IEE
II ^ II E
j
O
Q
N
1
O
r—__—
I_-
t
r____
II
I
I
II II
Q F
w
,
C)
0
—
= V
I1
II
01Lr)
I
Fm�S II
p
--_--_—
i
co
I
l/
II
I
I
II II
GVONllVld M3HDION N019NI ing
J
v3
n V Z
z Z Q
X
Q F
w
,
C)
0
—
= V
w
> z
p
--_--_—
3AOD MOISNIM 30 S(11313
0 o8
V
e �
Y
r i0`
V
3 x
o rcz NNS
a
z E
W
a
K'
O��
m�
"Oa1x
O
s0"s
o
O„op<<
uOo2
lei!
N
a�
**
W
F
zw X03 wW �£
�� prvsaz�on�
�
1
I
j
Q
W'
�m xt
Z= aE000.zzwoi8oi�
A
I
Li
;5S
<a
S
2
_ _
}
i'o
g
C
o
F-
a� o�asa
a oWa�.a�
So
I
x
iG i°.r
"meg z n a g 1
�
0
19
uZi
F
G
w
..
yyc.��t�8 w
oz '&N
_
J
J
�3�oz x,� G�
D
?o
`2
r
G,
a
02
xzrcz�z�u�6
oop 'o ��tj z as z -a
6z
§5
F
W
w z uo
32 3
Lz
om
3
J
x
W
o- --z E x
n�33oiw
:ia tea:^rx-a
aw
im
r8
F
c�
ry m
.
„ x 133H8
335
iliI
---
------------
l
_____________
'
L ----------IV
r-----------1
O
Ir
l
11
I
�
I l0 I
L
g j
`
JI
I
3Q
=
F,w =w
r----------�
__________J
r 1
L---
—J
w
m
r
' /
11 O
FL
m
cc
; ;
,
.
.' ��
,
+�
d
,1 ,1 111 N
r?€
M � I
.'
L' '
M
N i'
I I
1 1 I+ m r 111
1
M:m��b
L-______
i i
i„gid
L!1 , I N 1, 1{ 1
f
PWWo'
_/
_
11
L--------
r --1
1
��
..w
-�00
11 I� ly
-J
1 1
I
I
,
i
-
L__________J
L---------
_
r-----
�
1
_dI ,v
m, -,
n
m�
Im n a
f
1 1
11
_
l{
C 00
Q 1,
iD\ry
rw
- ” x _ s
J
W_ ` \
_ - - __ a I�mgm N
M
f
1 / I f_ _______ _1
Ln 1
l
11yN 11
\ LL� 1 -----`Jo I NBi l l 1 1 1 1 1
=pl k \ L ® I �d N
� ) • I'm m L; 'r-__ _-_--__ NC I m^� t t \ 1 1 1 +.
9.
!E
\ µx Ln
----- - - -
x^� F,
t4
ll 1'1
W Ni�o'1
I I 1 \ I ipB I o l '
L____
o �
m rc
L_______�
r----------
Cie >
zm. L
SWC ----�------- (t;�'"
x , 1
sl
WM ..8 I�_r—�—I r _ ♦'' 1 1 � � 1 1 1 1 1
.r - i111 1' 1
_FmO�„m I W�
I N m \ LIT
r
I6Z -L 33S
I 00
S IWOISSDl dPPPMpaM 12026 SIM[12h11I,K/BZM441liMA\lV�n\2N[IVYIYFIB]ro\:N
3A0:) MOISNIM 30 SO131d
H53
a H31C A1N110J-
o
f / I
1
II i >
I
II tv. 11
pall
L_______ryp
$�ml
6
\
N
ow0P
\
Y
m'"
FpWWo
g�
g,
FpWWS I
I'!Y1 -
_
V
1
�1.
.........�....,.,........�...�.�.�.�......._._._...�._.___...�._,_...._...�._,_�_�_�...�_�_�_._...._w._._....._,_,_,_....._._�.`..,.,_.`.....�,.._.... H ate^Y
I1�
I
�,
s
I
0m1 N/�/f
t
\\
I
I 1
CY)
C r
'
_ — I
_\
_ . —.—.—.—.—.—.—.—. .—
L____________
I
— --, r— — r----
w
a bo
Mw,
II'I
1
i.11l,__f
I I II
'L 1
1 1
_
p
II L
-_op______—I
arc m&
-II
_Jl
apsojoW
p
o
Sp
�i O
v 3 i
b
of
ip iZ�
z
ai
po33p5So°�
5a
W
z0
=-
o 1
o
��
w= � �Fo
so
••
_
Z
�
o=zo�oo
=
¢o
°
•
�
�a
o�jir�Faa
�o
Q
Wp
t4a
Ooio
—Z
oo
zo
°0- s
Zis
w_
ra
H53
a H31C A1N110J-
L
i .e✓il ul
- zxsl 1 I
i8$11i ,
$s M • II II I /
I�
r p3 Im
N VI ___
t r
-----
L ---------- p i m
O y-
-----------
L -
------- L— — —J
00
tiG I�^m f
F--------- i
m
----------
L_______-_ J
rl I
i 8lffr�l �
~ I Fpm && I I
L----------- I
I I N
L__ __J
_xm €
Ln ry
0
ly _ xO1mPmp
rl. u
gyoeoo ra.e xs�n eEv v..rn u.
- orvex.m i�
ses
mm I
e I If m fX I
'a o 1 fe0 OW tl3 co 1
1 W Vft l N m •-
J
---------
-
mk -----------
L
_______-___JI I
_ „ 1
I ___ I e- I
m�'----'•�W---- I FWW_p I
----------1 I In
Ln
---
r--
L_ -_________J I
I ; II "" ""i;i•
L—
__ M
Fp�_wi
___________-I \\
CO
I II Il 1
- J I
, zH
I !'
mm N
O\ 20 1 \, r Frcewo m,
\ 1
\
W
N
' 3 N
egg
ao=
3nY d
3�nm
£
6 e
H6 %
>I
f / I
1
II i >
I
II tv. 11
pall
L_______ryp
$�ml
\
\
N
ow0P
\
Y
m'"
FpWWo
g�
g,
FpWWS I
I'!Y1 -
I
I
1
�1.
.........�....,.,........�...�.�.�.�......._._._...�._.___...�._,_...._...�._,_�_�_�...�_�_�_._...._w._._....._,_,_,_....._._�.`..,.,_.`.....�,.._.... H ate^Y
I1�
I
�,
s
I
0m1 N/�/f
t
\\
I
I 1
CY)
C r
'
_ — I
_\
_ . —.—.—.—.—.—.—.—. .—
L____________
I
— --, r— — r----
w
a bo
L
i .e✓il ul
- zxsl 1 I
i8$11i ,
$s M • II II I /
I�
r p3 Im
N VI ___
t r
-----
L ---------- p i m
O y-
-----------
L -
------- L— — —J
00
tiG I�^m f
F--------- i
m
----------
L_______-_ J
rl I
i 8lffr�l �
~ I Fpm && I I
L----------- I
I I N
L__ __J
_xm €
Ln ry
0
ly _ xO1mPmp
rl. u
gyoeoo ra.e xs�n eEv v..rn u.
- orvex.m i�
ses
mm I
e I If m fX I
'a o 1 fe0 OW tl3 co 1
1 W Vft l N m •-
J
---------
-
mk -----------
L
_______-___JI I
_ „ 1
I ___ I e- I
m�'----'•�W---- I FWW_p I
----------1 I In
Ln
---
r--
L_ -_________J I
I ; II "" ""i;i•
L—
__ M
Fp�_wi
___________-I \\
CO
I II Il 1
- J I
, zH
I !'
mm N
O\ 20 1 \, r Frcewo m,
\ 1
\
W
N
' 3 N
egg
ao=
3nY d
3�nm
£
6 e
H6 %
>I
II
I
II i >
I
II tv. 11
pall
L_______ryp
$�ml
\
\
N
II IFpWWp 11
\
Y
m'"
FpWWo
g�
g,
FpWWS I
I'!Y1 -
I
I l0
11
1
�1.
n�tl
I1�
II
II
�,
s
I
0m1 N/�/f
I 1 1
I
I I I
11
L
i .e✓il ul
- zxsl 1 I
i8$11i ,
$s M • II II I /
I�
r p3 Im
N VI ___
t r
-----
L ---------- p i m
O y-
-----------
L -
------- L— — —J
00
tiG I�^m f
F--------- i
m
----------
L_______-_ J
rl I
i 8lffr�l �
~ I Fpm && I I
L----------- I
I I N
L__ __J
_xm €
Ln ry
0
ly _ xO1mPmp
rl. u
gyoeoo ra.e xs�n eEv v..rn u.
- orvex.m i�
ses
mm I
e I If m fX I
'a o 1 fe0 OW tl3 co 1
1 W Vft l N m •-
J
---------
-
mk -----------
L
_______-___JI I
_ „ 1
I ___ I e- I
m�'----'•�W---- I FWW_p I
----------1 I In
Ln
---
r--
L_ -_________J I
I ; II "" ""i;i•
L—
__ M
Fp�_wi
___________-I \\
CO
I II Il 1
- J I
, zH
I !'
mm N
O\ 20 1 \, r Frcewo m,
\ 1
\
W
N
' 3 N
egg
ao=
3nY d
3�nm
£
6 e
H6 %
>I
II
I
II i >
I
II tv. 11
pall
L_______ryp
$�ml
rye J
■g
II g
N i
jT
II IFpWWp 11
1 '1
-11
-_
____ -r
� %
m'"
FpWWo
g�
g,
FpWWS I
I'!Y1 -
II Lfl i
I l0
11
1
�1.
n�tl
I1�
II
II
�,
s
I
0m1 N/�/f
I 1 1
I
I I I
11
C r
0
I
Mw,
II'I
1
i.11l,__f
I I II
'L 1
1 1
_
p
II L
-_op______—I
arc m&
-II
_Jl
L
i .e✓il ul
- zxsl 1 I
i8$11i ,
$s M • II II I /
I�
r p3 Im
N VI ___
t r
-----
L ---------- p i m
O y-
-----------
L -
------- L— — —J
00
tiG I�^m f
F--------- i
m
----------
L_______-_ J
rl I
i 8lffr�l �
~ I Fpm && I I
L----------- I
I I N
L__ __J
_xm €
Ln ry
0
ly _ xO1mPmp
rl. u
gyoeoo ra.e xs�n eEv v..rn u.
- orvex.m i�
ses
mm I
e I If m fX I
'a o 1 fe0 OW tl3 co 1
1 W Vft l N m •-
J
---------
-
mk -----------
L
_______-___JI I
_ „ 1
I ___ I e- I
m�'----'•�W---- I FWW_p I
----------1 I In
Ln
---
r--
L_ -_________J I
I ; II "" ""i;i•
L—
__ M
Fp�_wi
___________-I \\
CO
I II Il 1
- J I
, zH
I !'
mm N
O\ 20 1 \, r Frcewo m,
\ 1
\
W
N
' 3 N
egg
ao=
3nY d
3�nm
£
6 e
H6 %
a
W sZ z a eo
Og�'� o z
G F a F w O >
acw Oo �^ O SO
VI awa5�o 0
♦ Q �z s�i�o�o i� a ,°oo
S • i i I yZy Lo �4oiZoiz� �& c° as
o I I I _ F Wz 'a Sa i_ws aizos Wo �2< o esqo
z
~ �E °zo��iNG�o �o ie �2S
ofrzFi3ZB googiwo of �
zo G,
x ioz
W orp .,oG�, =oda Z
8,-2E
0wy 2E 88
a
m
.S1�A�i.•S'
3A07 MOISNIM JO SOI31A
N N \1
°P
+
II 1
111+ lMamo
I II
i Z I II
�-
I
-'
I,
II
11 11 m
7-H
a® o 1
II
II
m I
_
p_
1 _
i Z V i i
O
II 11
�
II
I I
�
I i i
7'O
O Z
•
v z
1
e
_
)u .iJINij PUORSap,dH ,ISiM LZ020
!]M(IZWIIIK(B20]WIIIiNA\lIA!]\MA(N'Vii/P2Ltl\N
\
+
111+ lMamo
1
\t
y \
l
i �Fa
-'
I,
II
11 11 m
7-H
a® o 1
gaa
F:P I
m I
_
p_
1 _
-
�
II
II
it
II
II
II � I
II
II
II
II
II
I S
I I �
I I <•- II 11 II
;i 11 ,
II II ,
„ II I
11 �
___ II
+
111+ lMamo
1
\t
y \
l
i �Fa
-'
I,
L
11 11 m
II jV
��QF„
11111
1
_
p_
1 _
-
spa
oz
111+ lMamo
a
>
,I
i �Fa
-'
I,
®cD
rj
II jV
��QF„
11111
1
_
p_
�oY�j$g�1+N
11111
spa
--
N
O Z
v z
oz
111+ lMamo
f�� ly 1
1111 1 N
oo ,°uu
_ g7
\ imm
/^
�♦
i�wwo
rj
��QF„
11111
a 1- 2
�oY�j$g�1+N
11111
spa
--
N
O Z
v z
)u .iJINij PUORSap,dH ,ISiM LZ020
!]M(IZWIIIK(B20]WIIIiNA\lIA!]\MA(N'Vii/P2Ltl\N
\
111+ lMamo
\,
\ \\
oo ,°uu
_ g7
\ imm
Lr)
�♦
i�wwo
3oi
Z
a 1- 2
Z
spa
--
O Z
v z
)u .iJINij PUORSap,dH ,ISiM LZ020
!]M(IZWIIIK(B20]WIIIiNA\lIA!]\MA(N'Vii/P2Ltl\N
oo ,°uu
_ g7
\ imm
5w
r
w
�♦
i�wwo
3oi
Z
a 1- 2
Z
spa
--
O Z
v z
)u .iJINij PUORSap,dH ,ISiM LZ020
!]M(IZWIIIK(B20]WIIIiNA\lIA!]\MA(N'Vii/P2Ltl\N
3 p � � � D�0 any s •yy .
„ ol 0 3 t2 ry �p�m"d Ori?7 6 ¢
DZ 2zQ FZ
LA
1T W t: uW6 wp �t w
° � •vO�i.•°r i J � p5
} O nai i.
S • i £ - YZ Lo pQOQ �iZz?
0z
Z I z o„Dm z x o°
F iy�ao=GsQ
7 W t2 wo Www F b
J QJ how zi°„o
zo?oW 'o F�
W sW w” _o
_ e3 �� es133HS33S
JF .Z F 'C zu- :� aW Fo.. , -
am I
� spm > \ �mry ••,\\\ ,.
r �
\
MOD MOISNIM 30 S0131A
O
'."1
\\ ` N Vnm \\ o \\ ^W ��•� 1. \: m® �V,
0o m
N \aV
fa .y ^- n
:
\tvlk\
vW' \ 1
"
St
\/\ 1
m -
o o®
s�o ^ 1
00
'—+ i I 1 '\ \ \ V ` u m�m •d•J l \\ m mmo V\
N cm 3 m -deo iii ij PP p W
N
i
rn
kl
N�F>an
.999
CD
ni
' '
00 CY)
Ln
00
28
rQ
\ mW N
.10
MOD MOISNIM JO SOMA
n V e a
za i a�SpPoo r o J4
i W E r S =aa W qv d O Fiz°use
_ � T ♦i � o Boa;=s�° � o
o I W ?~ iN„a VFW. uF a; _-
O <Wpo o a 90
z
jo W=o4Y 3 sy° o
s 'u -�z° e 6 NLLO �N g
J � t5V�
BE 133HS 33S
ly Ora '^ ,WiN2=00i °V3 �i '03
I I N �'S •�, Z o�� �'a�N���3�9 !.¢ 15m :3 11
X2ll
i III' I
�
f ----------__
------------ 1. I I -fir
LnIli! .111 11' 1. !1 11 XWm
' N ILLS � Ili: "i 111 '1 I I j 11 of
-_---3g -I
iI
iII 1 111 �,
I fFmI; ,,
-,
m�
a I
rnm H W
L -----"Ngo__
_� I ui /• 1; I _ L
-_J - �$&'�€?Fm 'II '1I; IIS ii1 j 1. 1 1. % \\�.• `�p�e4
I I
I
N
lli
Wu
W m
y -J I III N�` ♦
,
IP
Lr)
-44
,,"p<\ .N �\\�9�s& .fix ®
N
v79
(
' 00/
pP W
Q -ad em
rj ie
gg \
1, N 1� \�\�\ 6
is
z
N ,
��. ion
/OA
x 16n I
s = =00
JYIY "q INo65d, KQWSdM in?O M1N(,JMII,Ci/R]M\WIIMINIAII\1MSIVYYX/RNY,\:N
gta
3AOD MOISNIM JO SG1313
g EP
0.
� � a
3c o Q 3 q QpLA
YFa�oo Naz a o�
1 T 4° • i f3S FJ ads0 EL wyQo-p= e°�
o_Osapasa�o=wwap?mzsf�,o2z.i,2poa3
4 zof s -
f
0
10zW I-- a oO
z �Sz�Ga°o�4
y 7OT
p 2N b
J J oC 5��ozi°� 5 0 ItH
tfppwNpOrpW ° E a
F Y 202 OW6�2�>Zpt9I Z.
J W OOu �o65wiY�� pO L= �B
�s S ; a -
F w :�� ='d NmHFiZm9 �� m .B
r._._._.
r ---
• I I Ir
I I I
II ,
ca nN ?tl �Rm N
mp M..8
- esov"DAd.e '
1 1 �
___ 6
co
r
,W.
/
a w W
f
1r \•\ w ,,� sew •� ♦, 'Al
.
r7 '1 � \ \\j 1 \\J♦ ♦♦, %/ is --6 , / ,
wp FO f j I ; i
5-
rpw }` f \
1 /
1- \
I � `
`
I------------- \ —
I Co _ I
------------
.....
..........n.............ama...�.___.�..
-_._ v......�_.7 p
-._+
---___<
�
I\
/'/.
.
owom 11
1
1
S'owz
ipwp" \t
..
Ii
ro
it
,
I,
____________J
_____
Jam;.
�j11'
I
PC133HS33S1
MOD MOISNIM JO SO131J
o o LE 19314S 33S
W w a $ 00o
s°
H r`�a° s a °F Int
Ga 3 of Zaw Who Zoo zs z� ?z�: 8 I iI
�
1 F�
• y �1-1
o �' 1
° -� azo acuai.f y Wa qq om - \ 1 1
O y>y oz it 3wo
Zm}Sa yyW b� z F
1 W I J 3G .n..G-g 30 � 3s y' mNGi S i
h aQFF p op
N O
xzozZB�p� G� ?0 G5, 1 /' 00
F�Ww, F"dmol R
oGoWzaao a Z i /
f- o� W azi�� o; z oo'p'//g` F 1 1
8 J Z xao �a'.atux
nFx m r'6 >m F�--_—
m l7mB"WM
I m
• o I�
g" SEW
I �
:&mE
2Pg
......................
I
dn
ir
N � \\\✓ 61,WM
tee— 1
w
co
zfu
Ln
\ �\ \' 11 \\\♦\ � / `\\ \ / � �� i/ � , � I
♦ /
ih 1 ✓ \ - \ v \ \ \
L/ \ _-� •\ / \` \ 61
W \ \ ,\1�
v, °� _; mil ,/ ��� � '�� �m � :p-•\\ \\;\\
CID
1m 1 m Ilb
/
a,y cul nim
Ln
50
PLL I^v�`c3 / r
LL NNZ- e r
f I I I I ml � .♦ I WW/ 'l r-' "2'°i7 I
- Nam1 Irv•-E3F i // I i $_"xw
I
]� N Fw���� I I I lirc�8 I ISI •%' 8'm �/� i I °`� '\ \\
N ♦
Xom
/ 7
ll Q asaN L
opw£ sw
Z r O3'0x ..
_ W
m -
O
/ I
a; -o
0
z
V
Y
r
8E 1�3HS 33S
3AOJ MOISNIM 3O SO13H
�QP�FA(t
G�a�f w� \
�,•�t
�
I
I
1
Ery
1
/
I
I/b
89 d -
VZ
'
rc
�rc li
/
9
I'
i C.,
4'00
R
%
3
LULu-
C61
on
); )g
LA5
H8/5( }„ i f --
k /\
_ z§!
*)};) i;! [\ (.- l ) 8z-
E7
§�\ e.;, « »
(
/
/rP22\\ / J§// 8 e/ #® \
§/ u
k 6CJ93a39S
MOD _w_= ,
� � }
-
-
K. »
\
�
/ Z J-9-9HS-9-gS Ii
R:
§®
§
a;i;
w p a 2
j
zN £ z W
O Q o
C o 3 x N
IA
0
J
a �e
N
J
Qe�
Z
all
W
"W �O
O p
o b a -Z
Za Oa�
eo ooa�z
�w �"O<z
IS
.W
pz o
oo�zr
GGz 3�z5
po
Ow 1 VIA
gof owwz
w� �. a
N
DM
M
i•2
m /
O
N /
a �e
N
Qe�
all
.o
is,
F $
9
M
DM
M
i•2
m /
O
N /
3A0:) MOISNIM 3O 501313
I
N
o �p
w N
V 1 r
� O
�MW
a
s
F— 6e
J_ 6e
D
Z G
<
cZ d u
L
LU
LU
K
CL
a_a_5
A
� $ rn
all
IS
RA�1 I
f
I 3
Rg
e
L__
3A0:) MOISNIM 3O 501313
I
N
o �p
w N
V 1 r
� O
�MW
a
s
F— 6e
J_ 6e
D
Z G
<
cZ d u
L
LU
LU
K
CL
a_a_5
A
� $ rn
IS
RA�1 I
f
I 3
Rg
e
z
mN
I N mxmi
mig
I fl ui�ll
�d
1p
3A0:) MOISNIM 3O 501313
I
N
o �p
w N
V 1 r
� O
�MW
a
s
F— 6e
J_ 6e
D
Z G
<
cZ d u
L
LU
LU
K
CL
a_a_5
A
� $ rn
9
Z'I
►'2
i
99068
zIK
9ES69
1
IV OfiB
160
%9W
1;
91868
Plm
1
l
91m
-�'$ $ F09fiB A313
�
WON $g
e'.„� OO SL•6Z lAd
I
fib@�
�.a�
$$,y, 25 L68=
(
U
m
> 8
Via¢
fYL69 IAm$� 005(}6
o 1.
96Lw
LS60
oY
'�.
ED'069 n3i
(�
6Q
63
W5B•9z=>ne
I'
NOWew-
O
CC.<S1& 25lW'
131.
C
LU
6660
9L L62
II
�
99960
P96@
OL�Lfi®
£1
1
IL 060
2
I
1
I
�
1
96968
F
OZ968 o
13.E
(2660
f6@
N
1
I
L95w
PE 6@
I.
SV060
f
ZL6W
$ SG 6% A313
1
868
$ B
OO S9•SZ 3M
¢i
Q 86868=
50968 x 00 SL+Fl
I
I
I
568W L6860
$�$ma9o>
313'.
9(868
wdY„
ism
0056+5
\
ZL6W
5L 668=(313
CKB
i��. LOS9«DZ'JM'
.I
BraW
\
elm
E
1 '
ZZ6m
m = a
696@ 0050aS
1'
1
USIA
A
I
y.
ZL9w
r6v
13 1
11
3 ”
92'669
I
Q996B
Lm
82860
2
/
Pim
,
ZZWO
$ g : ZZBW (313
m Z
P I6P
WVSa LZ'LV
I
99 LW
1
1.
I
Ls W
I
Z
as p
1M 1
82960
<Y$
EZ 080=A313
91. 260W
5.m
��a� 0009.02 =J/w.
'
Q
,
95960
2
66'060
313 I
10006
00960
Z%e 0055•!
-�
1
I
5560
N
o
90560
a
L[7
�L
2E 660
�m
„
i
1
1
SSW
_L(YL6qo
I
saa
m$ U66W97A313
0059«9
y.M
1/N
WEL.a,5L
669
•
BE 006 A313
¢Qi
LY006
IL669„
W jz &
J
1
a
WSW_ A313
l
1
1
z z 0068+9L = JM
1
OS669
>raW 6
1
E1�960
) .
8406
_essm BE 006 `A313
06LZ6LW
$C�d -
525w
rKa
y
006668
y
1
I
SLIBW
F E60
I
I
OS'B6B
I
SEW
$ $ $ ,. ZZ'068 AM
I
5160
13:..1 .
X] 6r El W
1
s09m60 - 00'59+'='
£6669
LL 068
f6e
x $
ZJ'
m
1
Pim
ra Y&
[
999 W x
sae
a
ZZB0- A1EL 13
1.
I
N
4
Bsmfis
i
I.,
KB
scow
fW
_o
q
-
006W
L6'6 - L6 W8 = A3131AE
526w
SKB
I
I ”
fF60
Ob'6w (313
BY6W
r O0'OGrOI
1/N
1
EK@
tvSm
m
lid Y$
1
G 6f
668 - A313
\
W-6 ju
zEbO
£F60
\
1
91
fiI60
1
I ..
rsww
II
WWW
0
I ;
-,
o2'Bb8
(
9E6i
(
WLW
t
j
ULW
Pf60
=68
1
ZYL60
4K0
$$ $ EZ L68 Nl3
1
91 L68a
W59«5 1M
$ ;
4Z L68
66
Qssx:.
LD LW A313
'WSL•9 DM 1.
EEL69
1.
(
12960
1160
LL969
9aP
82669
l
011'662
ZEW6
r
1
MV06
$
9E306
m
n>IP
SO
-i
09 L06
-. ,
I L60
as
MOD MOISNIM JO 50131A
9ES69
1
Z
%9W
WL66
1
Plm
b
_m
WON $g
59L60 o
e
o
56 L6B
6Tm
$$,y, 25 L68=
I
sLBW
6P a to 1'
U
fYL69 IAm$� 005(}6
o 1.
NMOB
9696e
auvI. A>
Wce
la
WL60
-rsm
!J
6601
zLm
O
CC.<S1& 25lW'
131.
C
LU
6660
9L L62
II
J
OL�Lfi®
£1
I
2
56[68
I
N
Z
v
F
OZ968 o
13.E
1.
N
L01169 $ $ M Op S9+DL
r
C
SV060
L
J
zse
I
868
Q
eL�868
d
Q 86868=
50968 x 00 SL+Fl
I
I
I
568W L6860
$�$ma9o>
313'.
9(868
ism
0056+5
L\tli.
SEew
Sl6@
Lp968
ism aa�o.><g
1.
60868 Q - mw= 313
E
m = a
696@ 0050aS
>na 1..
SBLW
9i@
y.
65868
13 1
11
92'669
1
82860
2
/
Pim
616@
$
y
I
m Z
P I6P
1
99 LW
1
1.
.9260
Ls W
I
Z
gzLZ
$ R W lEw«Z
1M 1
W
ZLL
' B=®W gym+ ��
I..
91. 260W
1
'
Q
9LLW Q OZGW=
l3$
2
66'060
313 I
10006
Z
Z%e 0055•!
-�
Ib
1..
N
o
I..
L[7
�L
wLLw
„
i
_L(YL6qo
131
MOD MOISNIM JO 50131A
9ES69
A313
Z
%9W
Cfmrwul tll 0059+(1
1
Plm
Y „�
WON $g
°Pim6B
2
o
56 L6B
6Tm
Z
I
sLBW
6P a to 1'
U
GWa
o 1.
NMOB
9696e
ZS'LW
Wce
la
„
!J
6601
zLm
O
@96P
li a'1
C
LU
6660
9L L62
II
J
£
EL W6
6L6
}
saw
.1
N
BVW6 b
566
v
MOD MOISNIM JO 50131A
9ES69
A313
Z
%9W
Cfmrwul tll 0059+(1
1
Y „�
°Pim6B
l-
56 L6B
6Tm
aa
61
� 8
X
U
aXi��m
o 1.
9696e
ZS'LW
Waa ss$
DSLW Fl313
la
L62
aiae
9
zLm
_„wQ
0036+00 JAd
li a'1
Z
9L L62
II
J
£
1
F—
saw
.1
LOON
F
13.E
1.
L.l1
L01169 $ $ M Op S9+DL
1114,.
92968
z6@
P
1
868
so Www
Q 86868=
50968 x 00 SL+Fl
b/d
I
1
9(868
0960
I
SEew
Sl6@
o
\
MW
sna
\
LO 6w
\
SBLW
9i@
\
$ 8 < 59 L6B =
�'���
13 1
11
92'669
,
g
9s[w
2
/
Pim
m
6 Y P S9 Lw
I
1
m Z
iS6w
D.tw
n
1
1.
.9260
N060
9'60
I
Z
SZ96B
I
j
4
91. 260W
1
'
SL960
eL60
1
(
'
2
66'060
313 I
10006
Z
Z%e 0055•!
-�
Ib
1..
Z
00560 R $.
�
I..
N
zsmaY$
N
u Q 969W -
131
Ln
0059«9
UaQ6B
BE 006 A313
¢Qi
LY006
Is $'R }j 69Z+S lAdllLd
J
1
OV96B o
a%@
1
1
>raW 6
1
E1�960
) .
8406
_essm BE 006 `A313
06LZ6LW
$C�d -
I
659
OO SSaD
� 6'9fa >Aa
I
6L CO6
�
5160
13:..1 .
s09m60 - 00'59+'='
£6669
6Z969
vLm
1
I
m
Pim
J
....
999 W x
sae
1
�
I
N
4
i
I.,
KB
J
I
E9669
-
L6'6 - L6 W8 = A3131AE
I
SKB
L15w
=
I
EK@
1
26968
\
zEbO
\
\ ..
0
999m60
\
I
\
=68
MOD MOISNIM JO 50131A
i
9ES69
j..
Z
%9W
Cfmrwul tll 0059+(1
1
Y „�
l-
56 L6B
6Tm
aa
61
� 8
X
U
zBiw69
o 1.
9696e
b�
as
ZBE
L62
aiae
9
li a'1
Z
LB L69
II
J
£
1
F—
saw
.1
80 DLB68=
13.E
L.l1
L01169 $ $ M Op S9+DL
1114,.
z6@IN>
V
so Www
Q 86868=
50968 x 00 SL+Fl
b/d
1
0960
I
SEew
Sl6@
o
\
MW
sna
\
\
SBLW
9i@
\
$ 8 < 59 L6B =
�'���
13 1
11
6- aonL..L1-uLe
sTLW
,
g
9s[w
m
6 Y P S9 Lw
13 I
0002.9(
D.tw
SZ1168 _
e%@
1
1.
N060
9'60
I
SZ96B
I
j
4
F'L6B
'
SL960
eL60
1
(
'
2
66'060
313 I
Z
Z%e 0055•!
-�
Ib
1..
00560 R $.
�
I..
N
zsmaY$
u Q 969W -
131
0059«9
UaQ6B
Z
59960
J
1
OV96B o
a%@
1
1
E1�960
) .
06LZ6LW
$C�d -
L
13t-
659
OO SSaD
1Ml\.
�%
13:..1 .
s09m60 - 00'59+'='
6Z969
vLm
1
m
95960
Y6W
J
999 W x
sae
1
�
I
4
OL6W
i
iE96B
I
-
L6'6 - L6 W8 = A3131AE
I
m
i
j..
Z
%9W
88
1
56 L6B
6Tm
< �
� 8
X
U
o 1.
9696e
b�
li a'1
SMO16669
.
,.. o
Q/�N�/'''��
O m
W N
O n
£ C
Z�
Q
h g
W 6
W 2
V) N Z
>- Lu G
LL
Z0
g CLL
J
W
d
W
0
u
O z
J �
Z
Z j
I—
3AOD MOISNIM JO S0131J
EZB B
1958
M
1
yYL06
Z
505 L68
'$m.
9E86B SEW-
313 I .
BL L62q
",
\
I
N
8968
m8$ tKL69 =n313
v.�..i,..
F
EELf
Oj'04r L=Ou
\ a.
:..%
68
509
3 i
Z
04H69 ebb 0010.1
1M...
90H68
SL�tbe
„
I
'l..
Fi6B
.
94669L.
GbJ Da6t&
-z
L£'868 0
1
�bb< "GL'GS+tL'iM
ZE L69
rFw
E- n313
d CO
� � b b W'OHZ
D
1Z6B
c868
L996B m P to
DU
I
C
>
OSL69
xsa
£41005
!
1
0
Z
1268
}95860Ln
50060
$. .^Geoff
00'SG.f
I;
rz6v < LS 860 -
13 5
P$�
�aW<u8
(n
F1e60
4168
�e\.
1'
a
W
19006
R6B
9959.! lAd
1.
OA
(„)
ZE868
7
I.
b
Z
SIfiB
W960
I
I
I
L 59 6B
L5"
Z8$8
g
45068= 3l3 I
0046.4 Ofd
/
ULOG A113
W0006
$ �
59068
LEZ06= 13
1
z
/. „
W
rise
Z
64 Z06
(%a
Q
Y9H68
85'L06
0%9
�
< 90006
9-'b
Irefie
\..
4
� m
NZZ
669
A I
N L
94960
x T b�:
w m+5
VW L
$
9160
3!1
L5669
}
SL 668
1
�
Q
1.
i
Z
21681.
_.I
f
E6006
96 Gfi8
B
Zfi L6B=n3l3IM
"F
vB
O
05968
9E60.G=tl1S IM
ZC406.
Z
3AOD MOISNIM JO S0131J
ZfiHfiB �
1.
1
yYL06
Z
505 L68
LY15.E1- tl1S IM I
9E86B SEW-
313 I .
24660
Z
�
�$
I
N
9x68
B6L68
I:.
v.�..i,..
F
[960 QQ
�G �du81L
� 10
Nbx
:..%
68
509
3 i
Z
04H69 ebb 0010.1
1M...
90H68
W
>
„
I
SQ
Fi6B
.
94669L.
..
Q
L£'868 0
1
�bb< "GL'GS+tL'iM
O
=
t5 -
1Z6B
c868
L996B m P to
DU
6Z am
tllf8
C
�i
I.
£41005
0
SfOEB n313
"
}95860Ln
50060
$. .^Geoff
00'SG.f
I;
rz6v < LS 860 -
13 5
P$�
�aW<u8
rho 8....
$088
iYbb lB'93 F=
�e\.
wvw
2£H69
19006
R6B
9959.! lAd
�
\
OA
Aw
/
7
9E 868
b
W960
(Ye
I
I
3AOD MOISNIM JO S0131J
'ono
1
yYL06
Z
505 L68
LY15.E1- tl1S IM I
11 LOG
24660
\
42'006
^�
N
9x68
96LO68
v.�..i,..
Q
44668
� 10
Nbx
s�
O
Z
a a06
O
90H68
W
>
„
I
SQ
Fi6B
.
94669L.
..
Q
wean
]
�bb< "GL'GS+tL'iM
Z
w
1Z6B
N
I
I
6Z am
tllf8
L!3
I.
£41005
.8 it
SfOEB n313
"
I
50060
$. .^Geoff
00'SG.f
I;
U706
[ice -
w eW
P$�
�aW<u8
rho 8....
$088
09'206
S'WB
I
wvw
as Z06
19006
R6B
9959.! lAd
�
\
J b b
9L 060 n313-.
X S9 -Z JAd
/
7
9E 868
m wSOr9 JA I
2Z E06
°%v
(Ye
I
I
Z
ouB
/
ULOG A113
W0006
9�$�a
59068
LEZ06= 13
1
z
/. „
W
rise
Z
64 Z06
(%a
Q
96868
85'L06
0%9
�
< 90006
9-'b
Irefie
\..
4
� m
NZZ
669
A I
N L
/
; QI
l/1
$
I .
'
3!1
L5669
}
SL 668
1
�
Q
1.
i
1
00668
E6006
ly
3AOD MOISNIM JO S0131J
'ono
1
yYL06
ww6A313 IM
505 L68
LY15.E1- tl1S IM I
11 LOG
\
42'006
F9W
96LO68
m 6'1 = 313
I\
o�ao6
� 10
Nbx
LLL0aZ1
1M \
Z
a a06
i it a
LSfiv
W
>
66906,
I
„
Q
.
94669L.
"
Q
IZ't06
]
�bb< "GL'GS+tL'iM
Z
1:
N
OS106
az6a
I
m
L!3
a°
£41005
RL LOG
9%0
9EL06
I
60206
SYdB -
I;
U706
[ice -
w eW
LE 106
rho 8....
$088
09'206
S'WB
I
as Z06
19006
R6B
9959.! lAd
�
\
StF06
KE06= 31311
09106
7
a%v
m wSOr9 JA I
2Z E06
°%v
8 o
LaaL
I
I
2
ouB
/
ULOG A113
W0006
9�$�a
a
LEZ06= 13
1
z
WS5.9 JAd
0%v�
0056+9=
/
Z
64 Z06
(%a
� ¢' GI d
85'L06
0%9
I
1
< 90006
9-'b
2
\..
elms
z
0%eM
A I
N L
/
l/1
$
I .
'
9006
}
SL 668
1
891006
Q
1.
i
.668
E6006
ly
6%B
vB
O
05968
\ m $
ZC406.
Z
VEfiB
m S m
2E'060= �$
0059.OL
9e.
N$
L¢aW
I
O6�W6.
�g'E
vv6a
13 1
JI
b
ELIDE-
�¢a�„m8
y &.
00'59.4 !/d
y� D1'SE9
HE969
�_ d
:9Ys I
%
eo5o
I W
3AOD MOISNIM JO S0131J
yYL06
ww6A313 IM
505 L68
LY15.E1- tl1S IM I
11 LOG
\
6L960
F9W
96LO68
m 6'1 = 313
I\
BE60
Nbx
LLL0aZ1
1M \
mg
LSfiv
,.�
1,,
/
.
94669L.
"
'v 1. .
L%e
�bb< "GL'GS+tL'iM
'f....
1:
E
aL�
E9'LO6
/
°%0..
£41005
9EL06
I
5566
I;
w eW
LE 106
rho 8....
$088
El L06 A313
_. L ;..
r%9
19006
R6B
9959.! lAd
�
\
45D06
09106
7
260Fa
62006
2
01006=A113
/
ULOG A113
W0006
9�$�a
l
SL 106
E.
z
WS5.9 JAd
1
Z
t6669
� ¢' GI d
Z
OS't06
< 90006
9-'b
mu /
\..
elms
Oe SZ -4 end
/
l/1
$
I .
'
9006
Im
891006
\o
J
E6006
00'106
vB
8„U 9OLa6=
m"$
}
LYEB
ZC406.
� m �
> WSZ.S
\\
9e.
N$
L¢aW
I
O6�W6.
�g'E
9
13 1
/
b
ELIDE-
am8
2�$�gN
00'59.4 !/d
y� D1'SE9
M 1'
29006
ZED"
%
eo5o
I W
d<a
LL 668
ufie
„ f
><R
/
irse68.
f
05968-88-
f
LE 069 =n313 I
6Ra
dwss+z=LV
Jbb
OOSS.E DM
I
1..
/
WL6
>yN�
a.�
„
mWd > t
I
SE 106
Sr9W =A313
L
WS68'9Z'
gAi131�8 �.
Ln%
”
$ $ 59LE.L
3/N m 1
sowo
6160
Go t06
¢
55 E69
16106
"
zem
Ot
SCO2+0=Jxd
3AOD MOISNIM JO S0131J
Yx6B g 4 /.
o S I
4oD�06 8 a.' 96660 13 QTJ.1
99996668 %++
L6E68 6.a'v ar00fi 131
°Lfia ,a peso+ lnd
Sr006 I
GT006
ZB W6 I
z
V) 1 w6
N 9fie 8 I
6E'L06
V 6W
L9 L06 ,
etW
So
efiLO6 : I
I
12206"
8lW
YS706 $q 8 $ £5206 313.
oa8P6"8j oc5 9 w \.
Wm 8
alum x�a dv:. mm Go 3113
I
l
OE ZO6 1
556v 1
m
WZOG F
LSfiB L ;
W106' /
95 LO6
I
0E'L06
rue a 1
1
9uLOfi
BW
am6
95006
Z °1%
ZIL
OED%06
S9006J 1
QW006 13
Ytt6
z &� WH4.Zl JM
CV 9L'669 „� j 4"m g
i%B iQ6"16 I.
Grow=mads Ln
W668=. 3
:f6
fire b WHE £L "1M
WIER
19968 � 8.0
m
zze69 A 8 1 G
%B
46'[60= =
l�br.W f
t6 G68 BY9f�51J'133 [
t � �g, 90'BGa = n3a a
-_d
N
lD
N
O �
v' N
n
3 � O
r�
w �
m
N
L s
LU 6
LU d
N VZ
W
� J G
w
QLL O
z0
L
J
LU
d
LL
\ �
505 L68
o
6L960
6160
a
Z0862
LSfiv
,.�
1,,
.
94669L.
"
'v 1. .
1:
aL�
£41005
'I'."."
5566
I;
LE 106
rho 8....
$088
El L06 A313
_. L ;..
r%9
9959.! lAd
09106
a F m >.
260Fa
2
w y m
ULOG A113
4 1
l
SL 106
E.
z b b
WS5.9 JAd
1
Z
F
OS't06
\..
�
v%e
/
$
I .
'
J5z106
zue
\
J
0
00'106
m
LYEB
I
e
u'006 N]3
/
am8
2�$�gN
00'59.4 !/d
29006
X
%
I W
d<a
><R
GGLIDED<
51: A313
/I
%v
Jbb
OOSS.E DM
I
/
WIN
BE68
1
/
m
SE 106
L
Ln%
I
Go t06
16106
zem
'.
$ bbbdlll
OZ zo6
1
84206
y'
6
0
Yx6B g 4 /.
o S I
4oD�06 8 a.' 96660 13 QTJ.1
99996668 %++
L6E68 6.a'v ar00fi 131
°Lfia ,a peso+ lnd
Sr006 I
GT006
ZB W6 I
z
V) 1 w6
N 9fie 8 I
6E'L06
V 6W
L9 L06 ,
etW
So
efiLO6 : I
I
12206"
8lW
YS706 $q 8 $ £5206 313.
oa8P6"8j oc5 9 w \.
Wm 8
alum x�a dv:. mm Go 3113
I
l
OE ZO6 1
556v 1
m
WZOG F
LSfiB L ;
W106' /
95 LO6
I
0E'L06
rue a 1
1
9uLOfi
BW
am6
95006
Z °1%
ZIL
OED%06
S9006J 1
QW006 13
Ytt6
z &� WH4.Zl JM
CV 9L'669 „� j 4"m g
i%B iQ6"16 I.
Grow=mads Ln
W668=. 3
:f6
fire b WHE £L "1M
WIER
19968 � 8.0
m
zze69 A 8 1 G
%B
46'[60= =
l�br.W f
t6 G68 BY9f�51J'133 [
t � �g, 90'BGa = n3a a
-_d
N
lD
N
O �
v' N
n
3 � O
r�
w �
m
N
L s
LU 6
LU d
N VZ
W
� J G
w
QLL O
z0
L
J
LU
d
LL
I
w
z
W
J
0
V
II
B6'L68
V9 W6
� m
8�
Q
o6 v6v
8560
m I
o
O
Z
5
az
J
B6'L68
r96
� m
_6L
d
o6 v6v
8560
mm 7
�� 1
90W
-
r I
Nw
55968
16568
1p
uxM
1960
�w
aa�ou3
L"N
zL6v
66'068
7
B9GW
26569
9 f60
M 1'
I
i
z
zrc6e
/
I
62006
lase
E0
26'[68
}...
_ I
88[68 1 313
LM6
190
$$ d
59 Kr lAd
Lf L06
ZL60
E9968
roe
\
}
r96e
13
Li)<
\
GC oy&
�
WOD6
.$0
66'IC6 6313 1
Ef6968
Kv
148
a n tJ M o
0056.51 llW
1
d�669
EMS
qa
I
{
8a
�
8
Q
0[006 M Ery 9L 64.0-Ud
$
ZV96B-
ve
<
Q
`[
ezz66 6313
l
c..
g
i
WSo+SI J
1
I
Z6UIM
ooze
z98'669
�..
I:..
E 3
).
L.
!
TnQ6
m
/
e
a I
m I
2
6266B 9K0
MEE
4
05106
1
LS 660
iR6
Z)
�y
1
S7QI+E-JM
T�06
1.
OOL06
(IOS
I '.
SL506
a¢
ZL006 A313
w
� x a �
c19
8 08
WS6. LL -1/d
}
!
ZZ'669
SYB
Y
Lt'LfiB
aa1.
�G 6:d
L6262
-I
m
OR L06
L0868
-
V.
I ��
ZL969
1950
\
SE69r5=1jW
d
\
q
OLL0652
49969
4v
12W
\
3M
22868
om6
\
of
L61U
E6 [E8=
4 206
S
65m6 6313
_I
6L 90801
!
�i
l
� )n �.g
$ K%v
00'56.8
gJaa a.>:m
izB-
SL206
. i
1
u
59206
6
a
89 Z06 A313
\
S.
I
WEN
I9v
I_
I
SIZo6
f
06 006
59'[06
$
I
O LN
1
SCL06
L90
1
06006
a9v
I
I
ZL 006 A313
- I
[9906
690
p
OOSla9 3/d
M r
6 'mm n8
!..
69'006
� 6 F � &
-
!
EMS 6313
I
LO LO6
WSZ+E J6d
/
699
I
L
BE L06
549
d°
!
54'L06
P669
1
L1 Z06
'.
{ 85,...
169
EE'ZU6 A313
L +
L�
F�
65a '64Ud
1. 6m
86 to6
r
SE60
Q y
K'Lo6 = A313
. 1.
.i
6562.0=
OB024
3AOD MOISNIM AO SO131J
110
r96
_6L
d
o6 v6v
8560
mm 7
�� 1
90W
-
r I
Nw
16568
1p
uxM
1960
aa�ou3
L"N
zL6v
66'068
7
z
26569
9 f60
J j W � 4
I
i
z
zrc6e
F
I
Z
J
E0
26'[68
5voB6
88[68 1 313
Z6W
190
$$ d
59 Kr lAd
p
E9968
roe
�yaa'yq�$
r96e
13
Li)<
g o. EMS = A413
GC oy&
�
59 VLH
k311
\ _
Ef6968
Kv
_�
Y
EZ L06-
d�669
SL(B+L)AJ
Y=�aa wn+2 '�3JMd
I
2668
8a
�
8
Q
0[006 M Ery 9L 64.0-Ud
$
ZV96B-
ve
<
29906
m
dr" reoz+o=Dm
LS L06
zYa �
c..
s6w
a�
L
i
Z6UIM
rn w
z98'669
�..
raa
E 3
).
Z
!
3AOD MOISNIM AO SO131J
110
OM6
fi650
_6L
d
1
S
WOOS
b5
Lob n3ia-
a
L[Lfi8
[160
MOB $i 8 1L OO6 6313
1p
Z✓Bt.O Jfid.,
rL
aa�ou3
ZS L68
66'068
05 LSH=
z
�t < & ZL006-A313
J j W � 4
IS" A3.1
85 LB.0 lld
94Do6 �.�o. WLS+E= M
F
e9e
V
5voB6
Z6W
9650 �m
I_
Q
91
9S L69
G
r96e
13
g o. EMS = A413
60x106 a m 20 L+Z'=
\ _
2
n$
EZLO6
Y
EZ L06-
vRp
SL(B+L)AJ
Y=�aa wn+2 '�3JMd
I
6L�006 &
SgN 49 WE 13
:?k
Q
0[006 M Ery 9L 64.0-Ud
}
ZV96B-
ve
<
m 8
qua
I
dr" reoz+o=Dm
LS L06
zYa �
c..
3AOD MOISNIM AO SO131J
110
[5106
x566 _....$
_6L
I
Lob n3ia-
\gyy
L[Lfi8
[160
LLev6�
Mrvi
Z✓Bt.O Jfid.,
aa�ou3
ZS L68
05 LSH=
1g� 1
9ZW6
J j W � 4
IS" A3.1
85 LB.0 lld
2f`
'6f m
6E'(68
N
Z6W
LO L06
I
9S L69
G
r96e
13
�6
I
A
OZ A
EZ L06-
vRp
SL(B+L)AJ
I
5960 -
8i N n_ i
ZV96B-
68006
m 8
qua
I
69A
FI50'
¢
i
I
z98'669
�..
H�pa[R
66Po
Z
OO 668
SLLL62 lfd..
m
N646
e
a I
m I
2
6266B 9K0
MEE
4
Q
66'L60- A313
LS 660
8 ry 8'n
Z)
9S L69
S7QI+E-JM
g
1.
99669
P9e
ZO L69
a¢
w
� x a �
9"8= 13 /
0018.9 1M
LY669
6160
dd.
!
ZZ'669
SYB
Y
Lt'LfiB
aa1.
�G 6:d
L6262
-I
m
L0868
-
66[60=A313
I ��
ZL969
1950
\
SE69r5=1jW
fv6e
q
BL6fi8
99�
49969
3AOD MOISNIM AO SO131J
110
Z096B
I
L[Lfi8
[160
0
0 \
ZS L68
05 LSH=
1g� 1
6E'(68
N
Z6W
aay.^
a
I
9S L69
G
ES L68 -
13
I.
58(69
I.
OL868
I
ZV96B-
I
69A
i
LL969
�..
Z
66Po
Z
OO 668
I.
I
J
e
I
2
6266B 9K0
4
p
LS 660
8 ry 8'n
E56
3
g
99669
P9e
w
� x a �
9"8= 13 /
0018.9 1M
LY669
6160
!
ZZ'669
SYB
!
1
L6262
-I
1560
ZL969
�
\
fv6e
q
1
49969
12W
3M
22868
.� I
-S8,Ar�.
of
L61U
E6 [E8=
1 I
rIm
6L 90801
!
zze6a
MfB
gJaa a.>:m
izB-
of
i
N
N
O y�
w �
r
;N o
w� w
E
8
d
LU g
W i
W d
� m
!n Ln Z
Of G
Q LL O
z0
C
J
W
CL
CL
3AOD MOISNIM iO S413I3
�!t!t
g !@@ 4 r t gp dat`!'e
a t g'S tf�'! xv Cd 5 R
eg 4 � ! ly4"tjl a�
lx t 3a $� j � a �lptGd� tP q !t!. CCss77
"Vi
LU
11@gS g4.Pc:P Pl 4 e €a bb vast 9 y l .$. zF6.t 8 I°s F
dl`q$ IN
aa�
tfg i•S / € € Aq s s. ! 1 y
yssg Y b l! ! gg pg 6
>pa#
e„r•+.fL.vcnes.m �4F�a�� Fl It.;[
141 I I I ► I'Irg ��_ ;� td��g;�gy
^agg gSgx ;t.t g � �v
oil
• I 9�� E`�� lei P a7 t - � E P
$ a$ Es'•� �t � �a if ,_ i � � Q s l� � �
e �
r
n F b
a yyla
Cp
Illy � VVVII �q
An Pf
Jill Ell ak s
§ s 'r tF pE 6' d PgBv T
34$99:
4zli 3t dF �¢ F,lg o, 94 ll l4
$4yyt t 6 8! v�44sl�gaeeezR
M1la4 y Eby �Ef�6 li 9'd d
FF 5555K L �„
S eiF61 C
ljf
A e b Ni'
sp s $! i sSFg r g 511 ltd ish l 4 9; `sss
gg g� g
Ali,
! Lb °i i F
Ni
:9 'A Paeg �R� t 5 tp 22 .... .._. '�
x aax ytE i�.r ! I it '�
1 v Vy i lie b S Yk iad x ^y
bj
Psi aPs$ lPs� lPs3 ! lef' �e9! f��� ae€ �pki zf �� ` - pyP ? "" • 1
®yed
1.1 b D"s Ruopn poanssaM 12020 9M0'ZOd106ELBZOOUNfl311d\lIAOVAWbVYFLBZ004N
� Pgg ggg
�
3
�
3
�
9
3
4 FE
Ipp
9
p
ISe9dt
!
�
3
9
p
t
!
3A07 MOISNIM JO 501313
HIM
3 sd y+�
t t w i z
p P-L.� eki�'YC 7 yi1 7� YO yo �3§� R
-� p � t•� � w
� as � ?� 3 3� 9, m �_ �•�� @ c � o
0
i o
m+m Q
0
• via �
i S
z� it 2p2p�y p� gy Y�3
s
� s o
i�
y � tQ � G Q 9 • xl�i
°
iE g 99 Cf
-
X
if ,
•. .0 �' b = � F j
e €e�
e
�i75�€3 i6� 1 $ �� � Fi zG•, �:
NJ
VT
oul TwwaS �euoissa)ad poorvgsaM 8020 9MA'Zfkl4%LBZOOWif13NdVINJUMObD'6ELBZ(MSN
Y
3AOD MOISNIM dO S01313
y y&
E G
El
q ` c
:E
i w
p i W
aC
V.
O b li
%IYBLE �j u , u
XWBI35u O w (7
I; ff
� s
dI a 1 4 w 9 j J
3 — — J M _ a '� J
I a a tl I; I
Yl• — a
II
41'x. d
3 9 a� e e '•}\' . Ja �•\�
gp • gy aj � � w `•' , i 9 ntl
a�gpgg p'� IyLlggglgZ � iSyZ m '�• II
� dR Hill d
_ w r
E ��3
d
-' 6 atl Y H ali a g p3O
E
E H H-8 J W
Z
O �17i
0 o r WWF
o a �03D
e I.�@a C) J?U}
r Igo 3 a Iib J g m a ¢m
Q
w
5111;
J i w CJ s I < a a- <
S J S J u b I Q O Q¢
S Of z
zwEL a0
It d O�Mza
a a ~ w W
d p r Z� o
p O
qilsm; QO=Q
zminz
b8a�.yg�g2 �e lsd
€Ye §iiN °Y� i id
wl'sa>was leuolssa!°'d P�MIaiM 1202 O 9MPZOd101ELBZOOWiN3Nd\IIAIJ\9MLIbUO£LBZOOVN
W
3A0:) MOISNIM JO SOI313
g
E. m a aembm ��5
" � � sH ss;B$9$°;ni�;m amsss3 ssss� C
a V E 2 '•m zzp zSSi T $ $ $ $ Z g t F{ I £ [x 8 'J' tj }�
7777777777777 n77PPP$ Y"d7"d 75 777"d7 �� 4� o z z
CCCCCC CCCC „CGCG C
:55555 iii _55_5 ?c „�„5 i y ^
NNN NNNNN n�Nb � �Yj ¢�a�rc O i
F„T--Mi a qqGzz o
b2 G
z i�Yi g�Ea E 9$ Z3: So
0 Iii; q
� S 22E2 E$ S S .E F � GdQ 'a gz4 aqoq a k
a) E
2 a°- EE¢rEz
`=dPd O
o z So :o
a SF sI00 o
Ei' E2 �' $F F EEa
O
C �k4q QQtltl Qtl tlk Q9 Qkk�QkCQkgy�Q4tl QQ C z 2WW iz
•� 00 a gg=6 pp rW iw
tS g QQ yyff yy..w y zOOBO -z d�
Q% oigi'.Zi�°�aT3¢S¢m�uF$u4 idOii e.... a�• i02 ZV
a �b 3 m J i
\VI /,
-------- --
E
OA
J,
11h
1
SII �
t 1
-f, O —
jj� I/
6. •
w Yaa..S,..onsa�ad WOMuaM 17D2 6 9M0'lOd1d0EL8200\YJn3nd\llno\9MPb0'9Ee6zOJlN
3AOD MOISNIM jO SO131J
3 m
pA SIL, >.
'
►1i ►I> � �� ao
� :
0 0
C
d
�
UCl
'o 'o
v
pA SIL, >.
'
►1i ►I> � �� ao
f 1. I
3AOJ MOISNIM dO SO1'.
C
N
Q0
o �
i � O
g
N
Z
> m
d z
Z
Z wa G
�v
J LA
LU
Z
ag
0
\d
SM.
I
4
.
r
'�"�
VA
•..''�
� b
j
k
�
`T
��__
H�
Wit_
,�� •- LyS �.'4'�i''_ w.
;`.`iw
mom
f 1. I
3AOJ MOISNIM dO SO1'.
C
N
Q0
o �
i � O
g
N
Z
> m
d z
Z
Z wa G
�v
J LA
LU
Z
ag
0
\d
SM.
0 m
MOD MOISNIM JO 501313
l
---------------------------------
�. o
:t...o.�: .
r� }� . . . .
'
I l
\r
b
��,
r?���. �1\;.K�
'
SIF\:.
�'
._. .; �, L . ',.�•�,'
. ' . '
'
\ISI•
ls.::
; �; ,• • :. .:.
:a'•}i,<; ; ; •� � --�—�
.
Ill
� •
: ' • � � : •r� :
: ' : : ' : : : • : ' :.�''-.'''\`�;�•a�
' • ; ; •! I I I
w
Q
p
d
m 8
Ln
p
i„°
V
n
17
>
y
;W
o
Z
p
J
l
---------------------------------
�. o
:t...o.�: .
r� }� . . . .
'
I l
\r
---------------------------------
�. o
:t...o.�: .
r� }� . . . .
'
I l
\r
��,
r?���. �1\;.K�
'
SIF\:.
�'
._. .; �, L . ',.�•�,'
. ' . '
'
\ISI•
ls.::
; �; ,• • :. .:.
:a'•}i,<; ; ; •� � --�—�
.
Ill
� •
: ' • � � : •r� :
: ' : : ' : : : • : ' :.�''-.'''\`�;�•a�
' • ; ; •! I I I
:J . .f J . ..1;� J art ✓��,; / I II r
,I
yyZ'`
I'�l.'�6�04Arw 4 t�efl•�`w'}o�5`�Y;D.• �
•.per+� !��'�:w`°`�'!�` O�e� G ` td
.►�q� ���.��w�Rw��tiv�w.•�z��►��:�?fir �... -F _ � `����`�b�A�G���`� ,�+��•�:a
��`iam�+��r��:•avi:awa.•:w�:•�►v�:¢.h�awvtiv�:•a.�:��'v�ti��►Rwg'+*
Eog
V
_
Ja
m
V
N
C
J
3AOD MOISNIM JO SOUL
b
O
E�.
=N b
S¢
�1� k • ci• r► • ' ' `fie%
fill
r\. e
Mal
•Qin �C�� t � \`��u � ��. s � .J"•`,`►��/
I ,e,
`�•�•`���i ►�����8� f�F" •s� i��'i���e'Afc dye �,
�f{ � "�r•' yrs —0
` ,`cw,V�,�••n }a�• � �,��` `F
101 WE"
r
`i
�rt� r i � I ®prr�� ::�•%'.a:^• ti'�gi^:` e7r� �
2 Ea
�.
.:.;.:.111..x,
m
- N
o
a
J
oxe 3:a
cu
o
V7
0
V
C
ITS
r
v
PRO
�,V`!'C � r� roro a�aroroKta.•.�-ar c•��•��Fi� L+.�•a�� +•
lop
[1110■j .�� ; � / tit �'t
1 AM
1mm
j:V.A 4Q'�N
FEM1101
50'
3AOD MOISNIM JO WITH
. �� � . •.2s1. s
�.
.:.;.:.111..x,
'r.
. �� � . •.2s1. s
3AOD MOISNIM 30 SO131A
li aiiO®.AVVV.f.�V� �y�11
1
hA' V
II II IIII`p�
r
r
wom
L�
wei$w•$Qs me'pe?sgtae.�_ i e_wawe.y�w~r.
�`'o�`"f'Zv`'',y , ,��..,,��►�►� V. -....: <--rs•: ���_,V,_'Ci:�Va:Zia�T� w.�-.
— — Y
'pec.
:fir dl'
i3
.� • / C
WOO
Ln
0�
_0
09
b
Z
o
J
bb�/�/IINN iiii���,����((((
li aiiO®.AVVV.f.�V� �y�11
1
hA' V
II II IIII`p�
r
r
wom
L�
wei$w•$Qs me'pe?sgtae.�_ i e_wawe.y�w~r.
�`'o�`"f'Zv`'',y , ,��..,,��►�►� V. -....: <--rs•: ���_,V,_'Ci:�Va:Zia�T� w.�-.
— — Y
'pec.
:fir dl'
i3
.� • / C
WOO
Ln
0�
J
1/y
`
d
J
3
a
o
w
�
N
J
3AOJ MOISNIM 30 SOI31i
� "• � , x' � J 9w1s rj�i���i' r�ct \`41'��• �:�Y<i�<'�Y�«,����,�.c, .
nmQIP � I
WON
1 ►' 1 rl� sr� �<ipyiy� / �
d
A •A . 4
�:�� - • • ,rte. i 1
��' � � _ n�da�I�M��a— - fit`<•. ,a
�� � '�R o�YA!���r�►�,�i�.� .�YYi'R�LY." <�` 2-r�!.;. `.e�,�y
�I
1/y
`
94
3AOJ MOISNIM 30 SOI31i
� "• � , x' � J 9w1s rj�i���i' r�ct \`41'��• �:�Y<i�<'�Y�«,����,�.c, .
nmQIP � I
WON
1 ►' 1 rl� sr� �<ipyiy� / �
d
A •A . 4
�:�� - • • ,rte. i 1
��' � � _ n�da�I�M��a— - fit`<•. ,a
�� � '�R o�YA!���r�►�,�i�.� .�YYi'R�LY." <�` 2-r�!.;. `.e�,�y
�I
V w
y ♦ �D�r"i� .•ice°® Q►f�
♦i
i
mr-RIMMAII
WN�
R
hm
eg
�
[z
S£R
W—d
a
c£`admy
VOa
4
�u u euuu u u ii
1
e-
C
wS
,4?tel
�il\•.
zg
/.
4. . . . .
./'
`. .
mr-RIMMAII
WN�
3AOJ MOISNIM dO SQI313
R
hm
eg
�
[z
S£R
W—d
a
c£`admy
VOa
1
4'�
.. UH
zg
3AOJ MOISNIM dO SQI313
C5°,
�• .i� WE
�0
MUM
1. K• tial. , � .
Vie'.. ►�� �
ei4tiOC`N� moi► i� �
MA
,a
Qsg
1
4'�
.. UH
/.
4. . . . .
./'
`. .
C5°,
�• .i� WE
�0
MUM
1. K• tial. , � .
Vie'.. ►�� �
ei4tiOC`N� moi► i� �
MA
,a
Qsg
3AOD MOISNIM 30 SO131d
€ a
V
AE
a 5
cu
c
noa
°
Q
m
o
cu
VI
OH £wo
$
QQN
J
e. V
�e°\:1 fa I ■ t
`�o����•' o - .: ;Grp' ��
i,
l
I
.
I. 1 /�---
/
..�
\' J
I
3AOJ MOISNIM JO SO131j
cu
•cm
'
�wv I .
NF
• - is
cu
5
i
I
i
,
r
F
+•waw-•.1RM
+.•r.mmmn�m'n•,o•. �.•'n.•.r mm.•.•.s.•. �.•'+e.'. '�8M 11k .Y�-11r i1[yR i/^`TV"�M'^!1�^^��R"'�M�7I .1r^�1.. .nb: `y"•,�'!y1EHh:F,�1}"Af1�'��. li•
� �Yyayif.i►�' i J1►rA.: ,ur.�J,'1 i^.a � "�
�ME
� � r�► art. �„�
mdOM
+I
v
IN-� d 1r
���. �. 4 •. , fir` �L
7l�' j�i7
rVA
.►372 � � I� ���. p►� �
d���`�i-,►� r�►+t��� sir
t..,► ,,� �.y� sir �9�
�•'�. a �4 a v, � � -y� v., aj...�. t..... in ��.., ,.
'.o- �� � ��” ,ice•=
II uuu/' 1
MOD MOISNIM 30 S0I31A
MD MOISNIM JO S0131d
e0
e �
N
\�
�
J
\/
00
i
� �E
o o
Ol
3m
yN
J
a
cu
um
d
ti
C
�
z
?o
INN
mi•s�wzs ie WOO a�M¢O
I
I /
IN. i
II
Ln �I
LO
•fM(I"JMLIK/A]M4V IIiNA\llAlll•1MI1 W I'K/PIMIN
N
\�
J
\/
00
i
I
I /
IN. i
II
Ln �I
LO
•fM(I"JMLIK/A]M4V IIiNA\llAlll•1MI1 W I'K/PIMIN
E
� m
C VE
� O�
00
i
M
N
3AOD MOISNIM �O SO131d
a
� �
c
v
O O
� W
ai5
J
F�°
f@°
9
Ai
C
3
0
N
3AOD MOISNIM �O SO131d
a9p
ai5
F�°
f@°
9
Ai
3AOD MOISNIM �O SO131d
l srd� .
3
.O.
/
If
i
3AOD MOISNIM �O SO131d
/
If
i
MOD MOISNIM jO S0131d
0
om V
in P
n �fr
° pE
m20 RV
$:i °m3o°
o i �=
P o f a g$ ¢a o ° �pW
e o "'3" 3 o g ° o9 °g� s--WMB o�M�„G �FQot 2�p?`-
G�"yz =3wg3g' F2.oEi °o$wr� SiE ¢ 3�
gW3 w z
g oa ig rF� °o ado a$S o Z, H
mgt WSbz 4 Wso B�-H Wsii�of Fo L z5om p4
° 0 ZOM . w i R F x 903 o b F °i o o gF$= i' °B�-w °ouzo '6 m
pgm f 3��� ex c
9 3
g� �, E G $'� .o o` v e 'o = of 3¢a� W3F�g ¢o�m wa9W >'-ai a i z"�o9x z
° ° e to FCS °¢�^°p FW;¢¢ ��wr3 ` mwm-o$=k
m -a Ngw� '3 E i G2 aG o`°'�'g'aW :: 6oQp-
o ° -9- § gas a € q � �v a F ��'
g p a W .ig'az Fr ¢ m ¢�,F°, °.
$ .. Q o 3a$ ° �{ WzF.. -2z "Fn Fw W� p $�
3z W r;� £ om¢ E $F FJ2o W¢a �x`o izG ice¢ W`GC�z p7 w m°$
,5 Go3£ .z��°° z 3W °¢- F °oma` _ z zW
G �¢ a G• Fo-n X�° so�'J� am °a y3�'EW
u7 a 9 S o x 8 o b o o °iz qg Em w � wife o¢°'cdzW �' @ 'xgg -
i N € b i? ,�zm' �9 8 w W FWWw �3 sw y"y'p ��+os p3zr ig W Roe.
R° - f° 828 s 3 - 1. PH aqg
�aa <w�QEw g°Ww= °--M a, eo a ta8'<fflg
N a3 t ofss p g €a"- w W p ,i F€� Y°a° 536 WAS �8xz -i
t As x "s°p=i Go w w §=gg r o"e� iam
= a— 5 s � �ogeos W� °. 3w s ss
0 �F t,'3 3. W 'd "d o oi'¢ a' za BSc= W" �MF$= Zai '`^ ¢ �W7 �� o W'$ a "�
1 $ p oswW 1. 0. pc s ¢ s -_¢W
z v! .. z N€ sad drmmm£" �r Y i -a p i° 7 ¢ NF Eiji'- °3 F�°moo_ 'aw'g °Szoo� `3 �a
Vr z° ° _S m9 ”' g G x € S W 7vzgWw° $Z''w £ o o of
Z c ° oW zzzz� c.�p m d3 0 Ai a.�s o5ooa8'd5°3ibw Ezi oago i:8W�ez_
�oN eF ° a" o� 4 g o°3s w�o'x:-r p�9o�' s<o6g�SF�
. 99 p G�
So o m C rg ° xLL z a p wN �o ES° iii $SZ a aoWW�d � oa W3 ogJM HN
g 91
za �=zma"alae a sW eSaa"=_ �xG�o§
CL " "
°ul'swiNaS �°!ssa�md P—MM 8020
9MQ2(tl11K202 WVNIIiNd\lIN]\�ANM'K/PMfI\N
o�
'gi k�
F�£� Fi `J° IX� SS LiQz
Ws
dz
�Q
O
G/
d a3 �xa
�r `�3
�� a�
z ��74 �.e�
w�
�°iscc5°�
-91 ����We V9°
�� N� �j� 9
fZ y�Z�e
-i-N'
O �
w N
N o
�r^ u
W
o
8
C
r
pN
O
LU
�d� �
a�
v9
otW �?�g�aaf
yg
Jap
�j
55
a0
2
�p
Q
r
oe5 z 3
N
� Eo
2 �w
z
ce Wz
a =aa
"
z
Z.