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HomeMy WebLinkAbout09/09/03CITY of ANDOVER t 1685 CROSSTOWN BOULEVARD N.W. e ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 785-8923 Andover Planning and Zoning Commission Meeting Agenda September 9, 2003 Andover City Hall Council Chambers 7:00 p.m. _ 1. Call to Order 2. Approval of Minutes — August 12, 2003 3. PUBLIC HEARING: Preliminary Plat for a single family residential development to be known as Donohue Creekside Addition located at 2733 Bunker Lake Boulevard NW. 4. PUBLIC HEARING: Comprehensive Plan Amendment (03 -05) to extend the Metropolitan Urban Service Boundary (MUSA) to include property located at 1101 161S Avenue NW. 5. Adjournment CITY of ANDOVER • 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 TO: Planning and Zoning Commissioners FROM: Courtney Bednarz, City Planner SUBJECT: Item 2. Approval of Minutes - August 12, 2003 DATE: September 9, 2003 Request The Planning and Zoning Commission is asked to approve the minutes from the August 12, 2003 meeting. 0 CITY of ANDOVER PLANNING AND ZONING COMMISSION MEETING — AUGUST 12, 2003 The Regular Bi- Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on August 12, 2003, 7:04 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Da Commissioners Tim Kirchoff, Tony Gamache, Rex Greenwald, Jonathan Jasper and Michael Casey. Commissioners absent: Commissioner Dean Vatne. Also present: City Planner, Courtney Bednarz Others APPROVAL OFADNVTES. July 8, 2003 Motion by Gamache, seconded by Kirchoff, to approve the minutes as presented. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. PUBLIC HEARING: LOT SPLIT (02 -10) TO CREATE TWO RURAL RESIDENTIAL LOTS FOR PR OPER TY L 0 CA TED AT 16287AMKAH STREET NW. Mr. Bednarz explained this item was mistakenly added to the agenda. There is no need for a Public Hearing to be held because the Planning Commission previously recommended approval of the lot split. This item will be addressed by the City Council on August 19, 2003. Chairperson Daninger asked if there was anyone from the audience that wanted to speak on this item. No one came forward to speak. Regular Andover Planning and Zoning Commission Meeting Minutes —August 12, 2003 Page 2 PUBLIC HEARIN SEETCHPLANREVIEW OFANVRBANRESIDENTL4L . PLAT LOCATED AT 1374161 AVENUE NW. Mr. Bednarz explained the Planning and Zoning Commission is asked to review a residential sketch plan for the subject property. The proposed project is located in an R- 1, Single Family Rural Residential Zoning District. A rezoning to R-4, Single Family Urban Residential, will be necessary to process a formal plat. Mr. Bednarz reviewed the information with the Commission. Commissioner Gamache asked if, in Chesterton Commons and Cambridge Estates Second Addition, the lots are all built or there is a possibility of connecting the cul -de- sacs on the south end. Mr. Bednarz stated all the lots are built on now and at the south end the only way a connection could be made is if one of the property owners or both would be willing to sell some property to a developer to connect the streets. Commissioner Greenwald asked what the length of the cul-de -sac is. Chairperson Daninger stated it was 1,150 feet. Commissioner Greenwald asked where it started. Mr. Bednarz stated it started from Crane and 159' intersection. He stated it is the last opportunity to have an alternate route. Commissioner Kirchoff stated it does say that the County is requesting to vacate the two driveways along County Road 20, is this part of the project? Mr. Bednarz stated at this time they should not ask for this because the existing homes are currently using the driveways but in the future if those homes or properties are incorporated into the plat, then there would be an opportunity to reorient their access to an internal street. Commissioner Greenwald asked where access to the park would be. Mr. Bednarz stated it would be on the proposed street. Mr. Bednarz stated it was the Park Commissions recommendation to locate the park on the north side of the wetland and adjacent to 159 Avenue. Commissioner Jasper stated there are comments in the Park minutes about an easement for a trail to the park on Drake Street. Was it the intention of the Park Commission to place the park on the south end of the plat. Mr. Bednarz stated the neighboring residents would need to participate to allow the space for the trail to be created so either the developer would need to purchase the property to provide that connection or there would not be one, with the only exception being, if the Council saw it as so necessary, they would have the ability to condemn the property to allow for a trail to go in. Chairperson Da summarize the issues involved with this item. Commissioner Gamache asked if it would be a possibility to curve the road down by the cul -de -sac and run it into the wetland and culvert the wetland. Mr. Bednarz stated he Regular Andover Planning and Zoning Commission Meeting Minutes —August 12, 2003 Page 3 • thought it would be very difficult, if not prohibited by the Watershed District to take a road through the wetland. Commissioner Kirchoff asked where the two houses were that the County is asking to vacate and realign driveways. Mr. Bednarz showed the Commission on the map where the houses are and stated the two properties were not part of the proposal. Commissioner Jasper stated the two cul -de -sacs shown on the sketchxlan to the north are not proposed to be installed at this time and the connection from 160 Lane to Yellow Pine is not proposed to be installed now. Mr. Bednarz stated that was correct. Commissioner Jasper asked if the developer owned the property at this time. The developer stated they did not own that property. Commissioner Jasper asked if there was another possible location for the park. The developer showed a sketch of where they could put the park either north of the wetland or at the south end of the project. Chairperson Daninger asked if the park was located in the lots 4, 5, or 6, would this extend the southerly cul -de -sac. The developer stated it would if they removed the park. • Motion by Greenwald, seconded by Gamache, to open the public hearing at 7:31 p.m. Motion carved on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. Mr. Jeff Cook, 1389 156 Lane NW, stated he is one of the property owners and no one has talked to him regarding an access to the park on the north end. He stated he is concerned about the wetland and where they plan on installing the park. He stated in the wetland there is a pool of water that is wet ten months out of the year. He stated he has tried on several occasions to talk to the current owner and the City to try to keep up on this but he could not get all the formal documentation on it and it is not clear on what is expected for the parcel. He stated the amount of traffic that will add to 159 would be huge. He stated they already have issues with this and it will increase the traffic and it will be difficult to get in and out of the developments. Ms. Dianna Hunter, 15885 Crane St. NW, stated she also has a concern with the traffic coming in and this would be the only access into the development and there are a lot of children and she cannot see not having another access into there. Mr. Cook stated there is a lot of wildlife in the area and he hoped the Council will take into consideration of what they have there and if they could increase the size of the park to eliminate the length of the cul-de -sac to preserve the wetlands and keep the wildlife, it would be greatly appreciated by the residents. �J Regular Andover Planning and Zoning Commission Meeting Minutes —August 12, 2003 Page 4 The developer showed a map highlighting existing development surrounding the • proposed project. He stated the wetland is delineated already on the sketch plan and the true boundary of the wetland will still be the same and show that on the sketch plan. Mr. Cook stated he has talked to the staff and was told wetland delineation had not been done. Mr. Bednarz stated the City does not have documentation of the delineation. He also reviewed the information provided in a public notice. Motion by Gamacbe, seconded by Kirchoff, to close the public hearing at 7:40 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vain) vote. Commissioner Kirchoff stated from the beginning of all the developments in the area, they knew these would be problems because the land is all infill property and the law still allows people to develop the property to the uses that are allowed within the zoning already approved. He stated because of these problems, the City went ahead with a transportation plan and they have to try to make these types of properties work. Chairperson Daninger stated they worked to try to get an access out of the south end when this was previously looked at. Commissioner Greenwald stated he did not like any of the four discussion items (access, cul-de -sac length, park location, residents proposal for street realignment). Parks should be put where there are better accesses and the length of the cul -de -sac is too long. The Commission discussed the length of the cul-de -sac and the Cities requirements regarding them. Chairperson Daninger explained the next issue would be the park and where it is planned. Commissioner Greenwald asked how long the wetland is and if they would need a wetland study. The developer stated it is exactly the same size in the sketch plan as it is now. Chairperson Daninger stated the issue is the park versus the cul-de -sac because if they move the park to where it may be recommended, then the developer will want to extend the cul-de-sac. One of his concerns is there is some area down there and an eleven hundred foot cul -de -sac is pushing it and he wondered if they shortened the cul -de -sac and made the park a little bigger. He did not know if they could make the park bigger but it would eliminate some of the traffic. Commissioner Kirchoff stated he thought of that too but he thought they would be going over their limit and would cost a lot of money. Commissioner Kirchoff stated he remembered the Drake Street connection and he recalled that this was always going to be a problem. Commissioner Gamache stated in the short time he has been on the Commission they have gotten pretty close to this length of cul -de -sac on a variance and he does not know what is right or wrong but he goes back . Regular Andover Planning and Zoning Commission Meeting Minutes —August 12, 2003 Page 5 • to their rights to develop the land and they need to try to work within the parameters as much as they can but they have previously allowed cul -de -sacs almost as long. Commissioner Gamache stated he liked the idea of shortening the cul-de -sac and expanding the park. Discussion continued in regards to where the park should be placed in the development. Chairperson Daninger recapped the ideas and what was talked about at the meeting. Discussion ensued in regards to the county roads and what they should require the developments to do. The Commission also recapped their opinions again on the issues of the cul-de -sac. Commissioner Jasper stated that it did not seem fair to require all of the road improvements requested by the county, but dividing the cost among the developments makes the most sense. Mr. Bednarz stated that this item would be before the Council at the September 2, 2003 City Council meeting. PUBLICHEARBVG: PRELLMEVARYPLAT OFANDOVER CLOCKTOWER COMMONS LOCATED AT THE NORTHEAST CORNER OF HANSON AND CROSSTOWN BOULEVARDS. Mr. Bednarz explained the subject property was created in 1997 as one of the commercial properties in the Hamilton Square Plat. The applicant is proposing to plat the property into five commercial properties to create a high quality commercial development to help serve the needs of the surrounding neighborhoods. Mr. Bednarz discussed the staff report with the Commission. Ms. Kendra Lindahl stated she was a land use planner with Landform representing the developer. She made a presentation to the Commission on Andover Clocktower Commons. Commissioner Jasper asked Ms. Lindahl if it was common to break these up into separate lots for the different businesses. Ms. Lindahl stated it is not uncommon at all with major chains because some of the businesses like to own their own land. Commissioner Jasper stated the last time they talked about this, she requested they allow a gas station to be built first, and he wondered what changed. Ms. Lindahl stated at this point, they would still like to work with flexibility but there were other businesses that were interested right away and they were still planning on a gas station. She stated the phasing for this is a matter of fall and spring. Regular Andover Planning and Zoning Commission Meeting Minutes —August 12, 2003 Page 6 Commissioner Jasper asked if they could find out who the tenants would be. Ms. Lindahl . stated they have not finalized the tenants yet but as soon as they have worked out a deal, they will be able to let everyone know who the tenants will be. Commissioner Greenwald asked if they do not have access onto Crosstown Boulevard. Ms. Lindahl stated they currently do not have access but they are requesting the County allow a right -in, right -out access onto Crosstown Boulevard. Motion by Greenwald, seconded by Gamache, to open the public hearing at 8:38 p.m. Motion carried on a 6 -ayes, 0 -nays, I- absent (Vatne) vote. There was no public input. Motion by Kirchoff, seconded by Gamache, to close the public hearing at 8:39 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. Commissioner Kirchoff stated he hoped the developer will work with the County and City to make the improvements on Hanson and Crosstown and that will help the development. Commissioner Greenwald felt there would be a lot of foot traffic. Commissioner Jasper asked if there was any concern about the foot traffic coming from the schools across • Hanson. Commissioner Gamache stated there was talk a few years back about installing an overpass on Hanson Boulevard and would that increase the talk about installing one. Mr. Bednarz stated the main crossing will be at Hanson and Crosstown but it does not serve the middle school to cross there. In the long term, as the transportatioulan indicates, there will be a signalized intersection at the middle school and 154 Avenue but that is not part of the proposal. Commissioner Gamache asked in regards to the convenience store, he wondered if this should not be on the site because of the cigarettes and issues with the school. Mr. Bednarz stated that was more of an issue for high school aged children. Motion by Greenwald, seconded by Gamache, to recommend to the City Council approval of Resolution No. , approving the preliminary plat of Andover Clocktower Commons located at the northeast comer of Hanson and Crosstown Boulevard with the conditions of the attached resolution as written. Commissioner Jasper stated the project has many amenities, and he thought the clock tower will make this more of an exciting project. Chairperson Daninger agreed Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. Mr. Bednarz stated that this item would be before the Council at the September 2, 2003 • City Council meeting. Regular Andover Planning and Zoning Commission Meeting Minutes —August 12, 2003 Page 7 L� PUBLIC HEARING: SPECIAL USE PERMIT (03 -08) FOR PLANNED UNIT DEVELOPMENT REVIEW OFANDOVER CLOCKTO HER COMMONS, A C0MMERCL4L DEVELOPMENT TO BE LOCATED AT THE NORTHEAST CORNER OFHANSONAND CROSSTOWN BOULEVARDS Mr. Bednarz explained the Planning Commission is asked to review a Special Use Permit request for a Planned Unit Development (PUD) consisting of five commercial properties on approximately 8.63 acres. Mr. Bednarz discussed the item with the Commission. Motion by Greenwald, seconded by Gamache, to open the public hearing at 8:38 p.m. Motion carved on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. There was no public input. Motion by Kirchoff, seconded by Gamacbe, to close the public bearing at 8:39 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. • Motion by Greenwald, seconded by Gamache, to recommend to the City Council approval of Resolution No. , approving the Special Use Permit subject to the conditions in the attached resolution. Motion carved on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. Mr. Bednarz stated that this item would be before the Council at the September 2, 2003 City Council meeting. PUBLIC HEARING: AMENDMENT TO ORDINANCES 8, 10, AND 40 AMENDING SUBDIVISION WITHIN THE RURAL RESER VE. Mr. Bednarz explained in the spring of 2003, the City established a "Rural Reserve" area for portions of the City that will need to be reserved for urban density residential development. Currently, there are no restrictions on subdivision of these lands in either the zoning or subdivision ordinance. New language should be added to these ordinances to prevent premature subdivision of the "Rural Reserve" area without full City utilities. Mr. Bednarz discussed the information with the Commission. Commissioner Kirchoff asked regarding the intersection of 161" and Round Lake Boulevard. He asked if there was some type of business in the rural reserve. Mr. . Bednarz stated the property he was talking about was outside of the rural reserve. Regular Andover Planning and Zoning Commission Meeting Minutes —August 12, 2003 Page 8 Mr. Bednarz showed a map of the rural reserve. Commissioner Jasper stated his understanding of the rural reserve is the Met Council is saying it is land they will allow to be developed as long as it is at a higher density and it has to go through the approval process with the MUSA. This is why it is being set aside so that it can be a higher density instead of a five acres development in the future. Mr. Bednarz stated that it was an agreement between the City and the Met Council as they are asking all fringe cities to take on a share of the new housing demand. Discussion ensued in regards to how many homes will go into the Rural Reserve in the future. Motion by Gamache, seconded by Greenwald, to open the public hearing at 8:55 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. There was no public input. Motion by Gamache, seconded by Kirchoff, to close the public hearing at 8:56 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. Commissioner Greenwald stated he thought this was a pretty proactive proposal. • Motion by Gamache, seconded by Casey, to recommend to the City Council approval of • Resolution No. , approving the changes to Ordinances 8, 10 and 40 to control premature subdivision of lands set aside for future urban density residential, including the addendum. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vatne) vote. Mr. Bednarz stated that this item would be before the Council at the September 2, 2003 City Council meeting. OTHER BUSEVESS. Mr. Bednarz updated the Planning Commission on related items. Mr. Bednarz mentioned that there was a worksession held with the City Council to talk about a couple of items, one was the development around Festival Foods and they are anticipating a plat being submitted for that property to staff this week. He stated the Planning Commission will have an opportunity to look at that and will include the Target store as well as at least four other commercial pads. Mr. Bednarz explained another item at that meeting was the City staging plan. He stated as they have in their materials there is the staging plan map and they will be looking at -potentially making some adjustments to that staging plan based on where the utilities are 0 Regular Andover Planning and Zoning Commission Meeting Minutes — August 12, 2003 Page 9 • and where they are with property owner interest with development within the MUSA boundary. Chairperson Daninger stated Mr. Bednarz had a letter of resignation from Commissioner Douglas Falk. Mr. Bednarz stated Commissioner Falk will be officially resigning from the Planning Commission because he will be going back overseas and will not be able to complete his term. The City Council will accept his resignation at the August 20, 2003 City Council meeting. Chairperson Daninger wanted to thank Commissioner Falk for his fine work as well as with the armed forces. Commissioner Jasper asked if the YMCA was putting the water park idea on hold. Mr. Bednarz stated he did not have any new information for the Commission but he could get more information for the Commission if they would like. ADJOURNMENT Motion by Greenwald, seconded by Gamache, to adjourn the meeting at 9:01 p.m. Motion carried on a 6 -ayes, 0 -nays, 1- absent (Vame) vote. • Respectfully Submitted, Sue Osbeck, Recording Secretary TimeSaver Off Site Secretarial, Inc. f �, C I T Y kk • ^ 1685 CROSSTOWN BOULEVARD N.W. • ANDOVER, MINNESOTA 55304 • (763) 755 -5100 FAX (763) 755 -8923 • WWW.CI.ANDOVER.MN.US TO: Planning and Zoning Commissioners CC: Courtney Bednarz, City Planner FROM: Jon Sevald, Planning Intern3 SUBJECT: PUBLIC HEARING: Preliminary Plat for a single family residential development to be known as Donohue Creekside Addition located at 2733 Bunker Lake Boulevard NW. DATE: September 9, 2003 This item has been rescheduled for the September 23, 2003 Planning Commission meeting to allow the developer time to prepare a Grading & Erosion Control Plan in response to staff's review. Notification of the change was mailed to all residents within 350 feet of the proposed development on Thursday September 4, 2003. Respectfully submitted, p f� Jon Sevald Planning Intern CC: Timothy & Virginia Donohue 2733 Bunker Lake Boulevard Andover, MN 55304 • ACTION REQUESTED The Planning Commission is asked to recommend approval of the proposed Comprehensive Plan Amendment to allow expansion of the MUSA boundary and adjustment of the sewer staging plan. Cc: Pentagon Holdings 9457 State HWY 10, Suite 201 Ramsey, MN 55303 Melchert Walkky 800 Washington Avenue N. Suite 675 Minneapolis, MN 55401 0 • CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA RES. NO. R -03 A RESOLUTION AMENDING THE COMPREHENSIVE LAND USE PLAN OF THE CITY OF ANDOVER TO EXPAND THE METROPOLITAN URBAN SERVICE BOUNDARY TO INCLUDE PROPERTY LOCATED AT 1101 161 AVENUE NW (P.I.D. 14- 32 -24 -12 -0004) LEGALLY DESCRIBED ON EXHIBIT A; WHEREAS, Pentagon Holdings has petitioned the City of Andover to extend municipal sewer and water to the subject property, and; WHEREAS, The 2020 Metropolitan Urban Service Boundary (MUSA) does not include the subject property, and; WHEREAS, analysis of the City's sanitary sewer trunk system has determined that sufficient capacity exists to serve the subject property, and; WHEREAS, a public hearing was held pursuant to state statutes, and; • WHEREAS, the Planning and Zoning Commission recommends to the City Council approval of the amendment as requested, and; WHEREAS, The Council finds the proposed use will not be detrimental to the health, safety, morals and general welfare of the occupants of the surrounding land, 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 adopts the following amendment to the Comprehensive Plan, subject to review by the Metropolitan Council: 1) Extend the 2020 Metropolitan Urban Service Boundary (MUSA) to include the properties, legally described in Exhibit A. 2) Approve the addition of the subject property to the 2000 -2005 stage of sewer expansion on the City's Sewer Expansion Plan. 3) Subject to review and approval by the Metropolitan Council. Adopted by the City Council of the City of Andover on this _ day of 2003. CITY OF ANDOVER ATTEST: Michael R. Gamache, Mayor U Victoria Volk, City Clerk . ,. w c34t l esol3 C"SEL.OR REALTY CRO PAGE 92/92 . OBIT A Real property in Anoka County, Minnesota, described as follows: • All that part of the Northeast quarter (NE 1/4) of Section Fourteen (14) , TOwftghip Thirty-two (32) , Range Twenty -foyer (24), Anoka County, Minnesota, lying on the Westerly side Of the right o! way of the Eastern Railway Company of Minnesota except a strip of land in the Northeast corner thereof described as follows: Commencing at a point where said Railroad intersects the North line of said Northeast Quarter (NE 1/4) of Section Fourteen (14), Township Thirty - two (32), Range Twenty -four (24); thence south along the Westerly side of said right of way, Thirty -two (32) rods more or less to the private crossing of said property; thence West at right angles Three (3) rods; thence North at right angles and parallel with said railway right of sway Thirty -two (32) rods more or less to the North line of said Northeast Quarter (NE 1/4) of Section Fourteen (24), Township Thirty -two (32), Range Twenty -four (24 -); thence East at right angles Three (3) rods to the point of commencement, ALS EXCEPT, The West Three hundred (300) teat cf the South Three hundred and sixty -threA (363) feet of the Northeast Quarter (NE 1/4) of Section Fourteen (14), Township Thirty -two (32). Range Twenty -four (24). lying on the Westerly side of the right of way of the Eastern Railway Company of Minnesota, AND ALSO EXCEPT, That part of the south 325.00 feet of the Northeast quarter of Section 14, Township 32, Range 24. Anoka County. NiAnesota, lying westerly of the westerly right -of -way line of the Burlington Northern Railroad and lying easterly of the following described line: commencing at the southwest corner of said Northeast Quarter; thence South 88 degrees 40 minutes 45 seconds East, assumed bearing, along the south line thereof, a distance of 810.81 feet to the point of beginning of the line to be described; thence North 1 degree 32 minutes. 33 seconds East, a distance of 325.00 feet to the north line of the south 325.00 feet thereof, and said line there terminating, 0 MELCHEgT WALKKY landscape architecture civil engineering land surveying August 18, 2003 RECEIVED AUG 19 Mr. Will Neumeister Director of Community Development CAN OF ANDOVER City Of Andover 1685 Crosstown Boulevard NW Andover, MN 55304 RE: Applications for Rezoning and to Amend the Comprehensive Plan Dear Will: Attached are Following: 1. A request form for rezoning. 2. A request form to amend the comprehensive plan. Pentagon Holdings is requesting the City of Andover first allow the comprehensive,plan be amended to include their property and second to rezone the property from existing R -1 to R =4 with PUD areas to be included. The reason for the comprehensive plan amendment request is the assignment to this property, a percentage of the available Rural Reserve. The amendment would allow development in this parcel to be served by the City's available utility systems. The request for rezoning is to allow the property to be developed for best use once the amendment to the comprehensive plan is granted. This request for rezoning is condition 2 on page two of the application indicated as "times and condition have changed ". Please review the request applications. Call me with any questions or concerns. It is the owner's request to make the next possible public hearing "and to stay orf schedule for preliminary plat approval by January . 31, 2004. r Thank you for your help_ Sincerely;` . 800 Washington Ave. N. Suite 675 Minneapolis, MN 55401 p 612.455.2396 f 612.455.2180 749 Hwy 12 Hudson, WI 54016 p 715.386.7736 f 715.386.7889 Kky, PE Walkky; Inc. Cc: Pentagon Holdings !/ i C + L .■ 0 • • V+ D D z = N y � rn ` Z O Z1 � 6mg� P V'i I ro nil 3 IV I , � I1, d - � '� � � ' �'�' �' III • �S" I 1; ; . I 1 I I l ' / II` 29 O�y O �yq pjryQ.A pM sad �,sA?4