HomeMy WebLinkAboutCity Council Packet 09-11-2000 SpecialAgenda
City of Plymouth
Special City Council Meeting
Monday, September 11, 2000
5:30 PM
Public Safety Training Room
1. Call to Order 5:30 p.m.
2. Holly Lane 5:30 p.m.
3. Millennium Garden 6:15 p.m.
4. Plymouth Civic League
5. Adjourn
7:00 p.m.
Agenda Number: 0
CITY OF PLYMOUTH
CITY COUNCIL AGENDA REPORT
DATE: September 8, 2000 for the City Council Meeting of September 11, 2000
TO: Dwight D. Johnson, City Manager
FROM: Fred G. Moore, Director of Public Works
SUBJECT: HOLLY LANE IMPROVEMENTS
OLD ROCKFORD ROAD TO C.P. RAILROAD
CITY PROJECT NO. 9024
ACTION REQUESTED: Give staff direction on the proposed Holly Lane Improvement
Project. It is recommended that the City Council modify and order the construction of the
road improvement from only Old Rockford Road to the southerly end of the Hollydale
Golf Course and the watermain and sanitary sewer as proposed. This would be brought
forward for formal City Council action at a future regular Council meeting.
BACKGROUND: On May 23, 2000, the City Council held a public improvement hearing
on the proposed improvement of Holly Lane from Old Rockford Road to the C.P. Railroad.
The project as proposed would provide the following improvements:
A standard City street, 32 foot wide, on the existing alignment of Holly Lane.
A 16 inch watermain connecting to the existing watermain in the Nanterre
development.
Sanitary sewer from Old Rockford Road northerly to the golf course clubhouse to
provide service to the adjoining properties.
A trail along the west side of the street.
This project has been part of the City's Capital Improvements Program since 1996. It was
first placed in the Capital Improvements Program when the preliminary plat for the Plum
Tree East Addition was approved. Holly Lane has been part of our designated
transportation system since the Comprehensive Plan was updated in 1990 and the area
generally southerly of the C.P. Railroad and westerly of Vicksburg Lane was made part of
the City of Plymouth's urban service area. The plan in 1990 designated Holly Lane as a
major collector street.
With the update of the Comprehensive Plan for 2000, Holly Lane remains an element of
the transportation system but has been designated as a minor collector street. The
Comprehensive Plan defines the purpose of a minor collector street as follows:
SUBJECT: HOLLY LANE IMPROVEMENTS
OLD ROCKFORD ROAD TO C.P. RAILROAD
CITY PROJECT NO. 9024
Page 2
Minor collectors collect and distribute traffic from neighborhoods and
commercial/industrial areas to/from the major collector and minor arterial system.
Residential streets should be designed to connect to minor collectors and not to
major collectors or arterials. Minor collectors are slow speed and provide access to
adjacent property. Minor collectors are built as two-lane roadways.
The recently adopted Comprehensive Plan indicates two possible alignments for Holly
Lane at its northerly end where it connects to Schmidt Lake Road. Attached is a portion of
the Comprehensive Plan. One alternate has Holly Lane remaining on its existing
alignment and the other alternative curves Holly Lane westerly and connects to Juneau
Lane within the Conor Meadows Addition. The possibility of this Juneau Lane connection
was planned as part of the approvals for the Conor Meadows Addition.
At the May public hearing, in addition to comments about proposed assessments to the
properties for the project, a major item addressed was whether Holly Lane should be
constructed on its existing alignment or on the new alternate alignment connecting to
Juneau Lane. Concerns were also addressed on the impact to the Hollydale Golf Course.
Attached are the minutes of the meeting. Also attached is the entire staff report for the
May 23rd public hearing. It gives complete details on the proposed project.
DISCUSSION: As part of our Pavement Management Program, Holly Lane has been
rated and has a rating of 28. Anything below a rating of 35 is classified as poor and
requires total reconstruction. This rating is on the portion of Holly Lane from Old
Rockford Road to the golf course parking lot. Northerly of the golf course parking Holly
Lane is only a gravel road and we do not rate gravel roads.
With the development of the Plum Tree East Addition, traffic will continue to increase on
Holly Lane. This addition has a street connection to Holly Lane. Holly Lane currently is a
rural type roadway with ditches and therefore the Plum Tree East Addition cannot
complete their landscaping along Holly Lane until it is changed to our typical urban
condition. Also, based upon our preliminary design, the street connection into Plum Tree
East needs to be removed and reconstructed at a lower elevation to connect into improved
Holly Lane.
The proposed watermain on Holly Lane serves two purposes:
Provides service to the properties adjacent to the roadway.
Is part of our trunk watermain system to ensure that we have a reliable adequate
water supply to the urbanized portions of the City.
In order to have a more reliable water supply to several developments the watermain
connection along Holly Lane should be completed. This watermain will provide a
N:\pw\Enginecring\PROJECTS\9024\Mcnios\CC—HollyLane—Alts.doc
Af I
SUBJECT: HOLLY LANE IMPROVEMENTS
OLD ROCKFORD ROAD TO C.P. RAILROAD
CITY PROJECT NO. 9024
Page 3
alternate supply to the Nanterre Addition and an additional supply to the Plum Tree East
Addition. Also, as the urbanization takes place northerly of the railroad, an additional
connection will be made into the new developments and to the existing watermain on
Schmidt Lake Road in the Conor Meadows Addition. To increase our reliability of service
independent of any road construction this watermain connection should be completed.
The sanitary sewer construction is proposed to provide service to the golf course clubhouse
and the properties southerly to Old Rockford Road. The sanitary sewer will be installed
under the existing roadway and therefore the road needs to be completely removed to
install the sanitary sewer. It is for this reason that sanitary sewer is proposed as part of any
road construction.
Since Holly Lane is designated as a minor collector street, the City's adopted trail plan
calls for an off road trail along Holly Lane. The plans for the project proposed are
standard eight foot wide pedestrian trail along the west side of the right-of-way. In
addition to the off road trail and for the purpose of traffic calming an on -road marked bike
lane four foot wide is proposed on either side of the street. The minimum width street that
can be constructed that meets state aid standards is 28 foot wide. In order to have the bike
lane on either side the width of the street needs to be 32 foot wide. A 32 foot wide street
also provides the future options of eliminating the on -road bike lane and allowing parking
on one side of the street. If the street is only 28 foot wide, parking can not be permitted on
either side of the street. The 32 foot wide street has been recommended for traffic
calming, to meet the transportation needs of bicyclist and to allow future options with
regards to parking.
ALTERNATIVES: There are several alternatives regarding the Holly Lane Improvement
Project. They are as follows:
1. Do nothing.
If nothing is done the City will need to provide continual maintenance on the road
to have a safe road to minimize our liability exposure. Also the Plum Tree East
Addition will not be able to complete final landscaping.
2. Improve that portion of Holly Lane from Old Rockford Road to the southerly limits
of the golf course clubhouse parking lot. In addition to this the sanitary sewer and
watermain as proposed would be constructed.
This alternative would provide for improvement of the existing road and reduce our
future maintenance liability. It would also complete the roadway adjacent to the
Plum Tree East Addition in order that they could complete their landscaping. Since
the roadway would stop southerly of the golf course parking lot it would have no
impact on the existing golf course operation. A portion of the existing golf course
N:\pw\Engineering\PROJECTS\9024\Mci s\CC_HollyLane_Alts.doc
SUBJECT: HOLLY LANE IMPROVEMENTS
OLD ROCKFORD ROAD TO C.P. RAILROAD
CITY PROJECT NO. 9024
Page 4
parking lot is within the existing road right-of-way and if the road is extended any
further northerly there would be some reconstruction of the parking lot required.
3. Complete the roadway on its existing alignment as proposed.
This would have an impact on the golf course parking lot and require that they
remove that portion that is within the public right-of-way. Although the golf
course has adequate land to provide the parking spaces to replace those removed
from the public road right-of-way they would be on the westerly side of Holly Lane
and be more inconvenient for their users. Attached is a parking lot alternative.
Currently, the golf course does have an unimproved parking lot on the west side of
Holly Lane for overflow parking. This alternative would also improve the roadway
adjacent to the golf course to the C.P. Railroad. This could limit the City's
alternatives in the future and could necessitate the relocation or removal of the
northerly portion of the road if a decision is made to expand the golf course into the
land westerly of Holly Lane.
4. Relocate the road to a more westerly alignment northerly of the golf course parking
lot. Attached is a drawing indicating two possible alternate alignments northerly of
the existing golf course parking lot. Both of these alignments shift the road
westerly as indicated in our Transportation Plan. One alignment connects to
Juneau Lane as indicated in the Transportation Plan and the other alignment curves
back easterly and connects to existing Holly Lane just south of the railroad. Both
of these alignments are feasible to construct and would serve the function of a
minor collector street as designated in our Comprehensive Plan.
This alternative would not need to be implemented at this time but would wait for
future development to occur to provide additional input on the decision of the
proper alignment.
RECOMMENDATIONS AND CONCLUSIONS: The City needs to look toward the
long range planning that was done with our Comprehensive Plan for possible urbanization
of this entire area of Plymouth. If the area is ever completely urbanized, Holly Lane as a
minor collector street is necessary to provide connection to the neighborhoods. This would
be for both pedestrian and vehicle movements. The Holly Lane connection is very similar
to the existing Pineview Lane and Larch Lane connections across the railroad track east of
I-494 and northerly of Schmidt Lake Road. Both of these roadways are either minor or
major collector roads within our transportation system. If these two roadways were closed
at the C.P. Railroad traffic circulation would be limited to Northwest Boulevard and
Zachary Lane. This is the same distance that we have between Vicksburg Lane and Peony
Lane in the Holly Lane area. Both Pineview Lane and Larch Lane provide a very vital link
for neighborhood traffic circulation and public safety response. This will be the same case
N:\pw\Engincering\PROJECTS\9024\Mems\CC—HollyLane—Alts.doc
40
SUBJECT: HOLLY LANE IMPROVEMENTS
OLD ROCKFORD ROAD TO C.P. RAILROAD
CITY PROJECT NO. 9024
Page 5
if we have complete urbanization in the Holly Lane area and therefore Holly Lane should
not be removed from our Transportation Plan.
There are many unknown conditions around the portion of Holly Lane northerly of the golf
course parking lot but conditions are known southerly to Old Rockford Road. For this
reason, I would recommend that Holly Lane be improved from Old Rockford Road to the
southerly end of the golf course parking lot along with the sanitary sewer and watermain as
proposed. The decision on the future improvement to the northerly portion of Holly Lane
and its possible alternate alignment would not be made until more information is available
from additional development proposals.
To implement this recommendation the City Council would provide direction to bring this
project back at a regular City Council meeting for ordering of the modified improvement
project. The City Council has six months from the public hearing to take this action or a
new public improvement hearing is required. Since the public improvement hearing was
held on May 23rd, this action would need to take place before November 23rd or else a new
public hearing would be required. All property owners who were notified of the public
hearing or who spoke at the hearing will be notified of the meeting when the Council will
consider the Holly Lane improvements.
Fred G. Moore, P.E.
Director of Public Works
attachments: Transportation Plan
Minutes
Parking Alternative
Alternate Alignment
May 23, 2000 Staff Report
N: \pw\Engincering\PROJECTS\9024\Memos\CC_Ho I IyLane_AI[s. doc
Ex:St;nI s
Lo -Kt R4.
s
Pos Ale
A i t r+atC,
A I;,nw e#%+J
P
T',, -t- ra S &tivh: dt
L, K R6.
OW _aQV,
r
EX•St: r
Hot%Y L.are
Seo
41
NV
V
co e atd Im'Fro"O""
it
CITY OF PLYN
HOLLY LANE
NORTH OF OLD RO
1
E
56th Ave N
Z....................J
L
Pome
S e
Z
T
X
9
C
3
5
z
L2kE
1 F
Zm
Adopted City Council Minutes
Regular Meeting of May 23, 2000
Page 4 of 21
Mayor Tierney reported a minor change was made to page five of the May 9 Council minutes.
Motion carried to approve the Consent Agenda.
Public Hearings
7.1) Public Improvement Hearing for Holly Lane Street and Utility Improvements (9024)
Public Works Director Moore reported this improvement would provide sanitary sewer and
water facilities and a 32 foot wide (standard residential street width) 9 -ton bituminous street with
concrete curb and gutter, an 8 -foot wide trail and storm sewer to the existing properties along
Holly Lane from Old Rockford Road to the Canadian Pacific railroad crossing. He stated there
are proposed assessments to the benefiting property owners; however, this is not an assessment
hearing. He explained the City continues to urbanize part of the area designed for the urban
growth area, and this part of the roadway has been part of the Transportation Plan as a main
collector roadway ever since the first plan was adopted in 1972.
Craig Ebeling, engineer for Howard R. Green, consulting engineer for the project, illustrated the
proposed project. He stated the roadway currently consists of temporary gravel. He stated even
though they are recommending widening the roadway, they do not want to encourage excessive
speed on the roadway due to the design of the roadway. Therefore, they have suggested utilizing
the technique of narrowing the roadways for traffic calming, and striping would be utilized to
contain the traffic. Three traffic lanes are proposed to allow for turning areas and transitions at
Old Rockford Road. The project would also be inclusive of walkway/bituminous trail on the
west side of the road. He explained the 16" watermain would begin at a point on 45th Street to
the intersection of Chicago Pacific railroad and then to the northeast to connect to an existing
watermain. The sanitary sewer would connect onto the existing facilities on 45h
street and
extend to a point near the Hollydale Golf Course's club house. He explained this project does
not meet the City's criteria for additional ponding, therefore, the existing pond would be utilized
as well as installing additional piping. Regarding the storm drainage improvement, there are
some problems associated with the Old Rockford Road culvert. Therefore, if the project would
be approved, they would propose to also improve that culvert. Lastly, he stated the project costs
approximately $836,000, but with the indirect costs and construction contingency, the total
project cost is approximately $1,128,000.
Public Works Director Moore stated the Plum Tree East development has included their
assessments as part of their development contract. Therefore, approximately $428,000 would be
assessed to the property owners. The remainder of the assessments would come from State aid
funds and utility funds. In addition, the Council has established a policy for larger properties that
a]
Adopted City Council Minutes
Regular Meeting of May 23, 2000
Page 5 of 21
could be divided in the future. The policy states that the basic assessment is only for the home
that is homesteaded, and the remainder of the assessment would be deferred until the property is
developed.
He stated staff has discussed with the owners of the Hollydale Golf Course their proposed
assessment and the recommendation that this assessment be deferred, with interest, unless the
golf course is redeveloped into residential uses. In addition, a considerable amount of discussion
was held on whether Holly Lane should be realigned at this time. The golf course would be
required to rearrange their parking lot since approximately one-third of their parking lot is now
currently within the public right-of-way and uses the public street as its drive aisle. The golf
course has adequate land, although the vacant land is on the west side of existing Holly Lane. If
the roadway would be realigned, this would place a portion of this vacant land on the golf course
side of Holly Lane and be a much better and convenient parking area.
He stated staff is recommending the hearing be conducted this evening to receive input. At the
conclusion of the public improvement hearing, the Council would not take any action to order
the project at this time, but direct staff to work with the owner of the golf course to possibly
implement the realignment of Holly Lane adjacent to the northerly portion of the golf course.
Councilmember Black asked if individuals who reside on the north side of the railroad tracks
would still access the current roadway. Public Works Director Moore stated until Schmidt Lake
road is constructed, that roadway would remain. However, after the moratorium ordinance
expires in two months, there could be future development which would no longer warrant the
road. He stated if realignment is proposed for the portion north of the railroad tracks, there
would be a public improvement hearing. The property owners to the north of the railroad tracks
were not notified of this evening's hearing.
By request of Councilmember Brown, Public Works Director Moore explained the deferment
policy for senior citizens and disabled residents.
Mayor Tierney opened the public hearing for testimony.
Gary Anderson, 4520 Holly Lane, illustrated where his property is located and stated his
assessment is $24,000. He wouldn't derive any benefit from this project, as he would be losing
landscaping as well as a culvert under the street that assists in the drainage of his property. His
major concern is that the speeds on this road are excessive. Even though the Council voted for
partial development of Northwest Plymouth, the development doesn't seem to be decreasing.
10
Adopted City Council Minutes
Regular Meeting of May 23, 2000
Page 6 of 21
Roger Schmidt, 4835 Holly Lane, stated he resides south of the railroad tracks, and it is very
unsafe to travel over the railroad tracks to Schmidt Lake Road. He is concerned about his
proposed assessment of $39,000 as it doesn't include utilities, just curb and gutter.
Bill Pritchard, representing Lundgren Bros. Construction (Orrin Thompson Homes), stated they
own part of the area where development would occur after Schmidt Lake Road is improved.
Therefore, they support this project. The improvement would also improve and facilitate the
drainage of the area.
Bill Deziel, 4540 Holly Lane, co-owner of Hollydale Golf Course, requested that the City review
the alignment of Holly Lane going through the woods north of the railroad tracks. He had hoped
that a corner of the Lundgren development was acquired to slope the land and make the turn just
a little sooner so that it doesn't go through the parking area. He is unsure how that would be
assessed and how the road would be constructed through the woods. He stated their proposed
assessment is $164,000. However, they are being assessed for utilities, and they have their own
lift station and use less water than a four -person household. In addition, they have frontage that
probably won't be developed as long as they own the property. He explained even with the
deferment of the assessment, at eight -percent interest there would still be a sizable assessment.
He suggested this project be delayed until there is further study on the alignment through the
woods, and if there would be an additional assessment.
Richard Deziel, 16100 46`}' Avenue North, co-owner of Hollydale Golf Course, stated when the
Plum Tree East development was to be constructed, there wasn't going to be any problem with
drainage. He questioned the need for Holly Lane with Schmidt Lake Road being constructed. It
is a hazardous area for people to cross with all the traffic traveling in that area.
Merrill Paulson, 473 Leeward Trail, Woodbury, stated it may be better to not align the road to
the west. He favors the road being straighter to allow more distance between Schmidt Lake
Road and the railroad tracks.
Paul Bridges, 4400 Holly Lane, stated he resides at the corner of Old Rockford Road and Holly
Lane, which is the area where the road widens. He stated there is a growing problem with the
traffic associated with the school. He questioned why the road is being constructed as a heavy
tonnage road. He stated there are 11 properties being assessed, and people residing on Holly
Lane are carrying the majority of the cost of the project.
Mayor Tierney mentioned the high assessments, and she asked if all concerns have been
addressed. Public Works Director Moore stated a significant amount of the assessments would
be deferred at this time.
t
Adopted City Council Minutes
Regular Meeting of May 23, 2000
Page 7 of 21
He stated the southerly part of the roadway had been asphalt in the past but not built to any urban
type standard. However, that portion would be considered as street reconstruction. The
assessment wouldn't included curb and gutter and utilities.
Public Works Director Moore stated Holly Lane serves as a collector street. In order that the
road could have a projected life of 20 years, it would be designed as a nine -ton roadway.
He stated with the development of the Plum Tree East Addition, they were required to construct
a holding pond. He stated it is most economical for the storm water to flow south on Old
Rockford Road.
Mayor Tierney commented that the traffic on Old Rockford Road would only get worse. Public
Works Director Moore stated that is correct, and that roadway would need to be upgraded in the
future. However, the roadway may still be a two-lane road but with turn lanes. If traffic
volumes would warrant traffic signals, they would be installed.
Public Works Director Moore stated this project is proposed at grade level at the railroad
crossing. There would be trains crossing this area, and there would be occasions when the train
would have an effect on Holly Lane. He added construction of Schmidt Lake Road is scheduled
for 2003 in the Capital Improvements Program.
Motion was made by Councilmember Bildsoe, and seconded by Councilmember Black, to close
the public hearing and direct staff to work with the owner of the golf course on the possible
realignment of Holly Lane from the approximate parking lot of the golf course northerly to the
Chicago Pacific railroad.
Councilmember Bildsoe expressed his concern as to what impact this project would have on the
Conor Meadow's development.
Councilmember Slavik was hesitant in closing the public hearing. However, she noted that
residents would have the opportunity to contact the Council and/or staff and address the Council
at a future meeting.
There being no further discussion and with all members voting in favor, the motion carried.
Public Works Director Moore stated all affected residents would be notified as to the status of
this project. He also assured the Council that if there would be a different proposed realignment
of Holly Lane, all affected residents would be notified, and a public hearing would be conducted.
17,
Agenda Number: q,
CITY OF PLYMOUTH
CITY COUNCIL AGENDA REPORT
DATE: May 15, 2000 for the City Council Meeting of May 23, 2000
TO: Dwight D. Johnson, City Manager through
Fred G Moore, P.E., Director of Public Works
FROM: Daniel L. Faulkner, P.E. City Engineer
SUBJECT: PUBLIC IMPROVEMENT HEARING
HOLLY LANE STREET AND UTILITY IMPROVEMENTS
CITY PROJECT NO. 9024
ACTION REQUESTED: Make a motion to close the public improvement hearing and direct
staff to work with the golf course on the possible realignment of Holly Lane from the
approximate parking lot of the golf course northerly to the CP Railroad.
BACKGROUND: The City Council has established a Public Improvement Hearing for the
above project on May 23, 2000. Attached, herewith, are the informational hand-out materials for
the Public Improvement Hearing. This project is part of the year 2000 Capital Improvements
Program.
The improvement would provide sanitary sewer and water facilities and a 32 -foot wide (standard
residential street width) 9 -ton bituminous street with concrete curb and gutter, an 8 -foot wide
trail and storm sewer to the existing properties along Holly Lane from Old Rockford Road to the
Canadian Pacific (C.P.) Railroad crossing. A 36 -foot wide street was considered since Holly
Lane had been classified as a major collector in the 1992 Transportation Plan. While it's
designation was changed to "minor collector" in the recently adopted plan, it will still provide
some major collector functions, i.e. future connection to the arterial system at Schmidt Lake
Road. Since it's primary function will be to be to collect and distribute traffic from adjacent
neighborhoods and provide direct assess to abutting properties, the proposed 32 -foot wide street
would adequately meet future transportation needs.
A public information meeting was held with the adjacent property owners on Wednesday, May
10, 2000. All of the property owners adjacent to Holly Lane except for Roger and Katherine
Schmidt who own property in the southwest corner of Holly Lane and the C.P. Railroad were in
attendance. The proposed project was explained followed by questions and answers. The
consensus of the property owners was that the project is not necessary at this time and the
assessments are not warranted by the benefit received. (see attached minutes). Because most of
the properties involved are unplatted parcels with large frontages, we recommend that some type
1:\pw\Engineering\PROJECTS\9024\Memos\CC_HollyLn_Utility_5_I S.doc
13
9 0tJ
P. 14.
SUBJECT: PUBLIC IMrrcOVEMENT HEARING
HOLLY LANE STREET AND UTILITY IMPROVEMENTS
Page 2
of deferment should be considered to lessen the impact of the assessments on the adjacent
properties. A spreadsheet has been attached which provides a deferment option for discussion.
We would also recommend the golf course have the assessments deferred.
DISCUSSION: Holly Lane is designated as the collector street to serve this area of Plymouth.
Some of the development has already taken place, but its need will be more fully recognized as
urban development continues as included in our proposed Comprehensive Plan.
The Comprehensive Plan indicates a possible realignment of a part of Holly Lane adjacent to the
Hollydale Golf Course. Attached is a drawing showing that possible realignment. Realigning
Holly Lane would connect to existing Jewel Lane in Conor Meadows Addition as indicated on
the drawing. This would be an at -grade crossing and the existing roadway and crossing at Holly
Lane would be removed.
Since the information meeting with Engineering staff, Dan Faulkner and I have also met with
Rich and Bill Deziel, the owners of the golf course. We discussed the proposed assessment to
the golf course and that the City staff would be recommending that these assessments be
deferred, with interest, unless the golf course is redeveloped into residential uses. We also had
considerable discussion on whether Holly Lane should be realigned at this time in order to
reduce the golf course impact on the Holly Lane traffic. Also, the golf course would be required
to rearrange their parking lot since approximately 1/3 of their parking lot is now currently within
the public right-of-way and uses the public street as its drive aisle. The golf course has adequate
land, although the vacant land is on the west side of existing Holly Lane. If the roadway is
realigned, this would place a portion of this vacant land on the golf course side of Holly Lane
and be a much better and convenient parking area.
In order to have additional information to continue these discussions with the golf course, we
will be having our consultant prepare possible alignments for Holly Lane. These alignments will
allow the roadway to function as its intended collector street, but also show how the parking for
the golf course could be reconstructed.
As stated in the minutes from the staff information meeting, there are other possible methods to
provide sanitary sewer to the existing residential homes along Holly Lane. The other method to
provide sanitary sewer would require the construction of a sanitary sewer line through the golf
course which is not proposed. If the single family homes along Holly Lane are to have sanitary
sewer service, the proposal to construct a sanitary sewer line along the southerly portion of Holly
is the most economical method to provide this service.
BUDGET IMPACT: The total cost of the improvement is proposed to be funded as follows.
Proposed Special Assessments $419,128
City Cost $709,556
1:\pw\Engineering\PROJECTS\9024\Memos\CC_HollyLn_Util ity_5_ I5. doc
14
SUBJECT: PUBLIC IM, &OVEMENT HEARING
HOLLY LANE STREET AND UTILITY IMPROVEMENTS
Page 3
RECOMMENDATIONS AND CONCLUSIONS: We are recommending that the City
Council hold the public improvement hearing for the project as established on May 23. At the
conclusion of the public improvement hearing, we are recommending that the City Council not
take action to order the project at this time, but direct staff to work with the owner of the golf
course to possibly implement the possible realignment of Holly Lane adjacent to the northerly
portion of the golf course.
If it is determined that it is feasible to realign Holly Lane at this time, we would be
recommending that an additional public hearing be held for those property owners on the north
end of Holly Lane and also between the CP Railroad and Schmidt Lake Road. Since there would
be no change in the southerly portion of the project, an additional hearing would not be
necessary. If it is feasible to realign Holly Lane at this time, it would be my opinion that the part
southerly of the golf course could be constructed yet this year in order that it is in place before
we have many residents in the new Plum Tree Addition. In order to implement the realignment,
it will take approval from the railroad and for this reason it is very unlikely that that could not
happen until next year for constructing Holly Lane on its realignment location.
Daniel L. Faulkner, P.E.
attachments: Resolution
Informational Hand-out Materials
Map/Plans
Drawing of Alignment
115'
1:\pw\Engineering\PROJECTS\9024\Me=s\CC_HollyLn_Utility_5_15.doc
001
08-118-22-23-f"
i
MINAMEM.
fi• 30' CURVE
I i
08-118-22-24-0007
I
t' 30' CURVE
P9600SED --
SCIJWDT LAKE
300' RnnluS ... ,Y / ti? PROPOSED
I I { , 4rv../ 7• CURVE
CONS
APPROX.
LMTS
LA rte/ • OQ
i
i
08-118-22-32-
0002i I Z
IJ
SIJ
J
12• 30' CURVE I =
08-118-22-h!l-- I =
A = I{
12• 30' CURVES _
i
i 08-118-22-1
Goi-T:
C curs e,
I
HOLLYDAL
GOLF COUR
Nrewl,>fst-e.ro
I1
00 0 0 0 0 WO 0 0 0 0 O
C OOOOO W CD OO CD W n
@
0000
O O O aaW m W N N M
0
m aD N V CO W N
LL N N H M N O n N K N
N H M H 1H V H M0
H
00 0Cn O
S m CC t cct
g 0 0 00 H W a)
W H W N V)
O O O O O W CA 0000 a
C 0 0 0 0 CD CD h 0 0 CO M h
C M LO 0 COD r Q NCD lCol
y b N co^ V N N r N W
N
N
W wl N W Go 9 CA H 6% W H
Q
000OO0
000
i0 N
Q
O O O O
d cn Q
0 0 0 0 0
LL o 0 0 0 0
LL CN O0 CN OO 0O
V D W V 0 b 0
Y O a 600 N
y_O O0
OOO
00
N p N n N
N W O I'
viHMIy
O
pp S
CpD
N 0 0 0 0 0 00
Ur" r- O b COOON
06 H M I Lq nCO
U M W
U W 14 9 W
O LL
U LL
3by
n N COD M
U.
M
pp
N W Y M N
d y N N 494
y y
h O Lq O
co G 0 n O Yf
LLLL
y R O M r m
O CifUU
0
tc CV CV CV
NO bO 0O toO lf} 0OO
y O H H N W N N
N U
y d'
N O uljN N O O O O 00O
tO
CO
LL
N
D
O0 C
C-A NNmMMmOONNna) O! nt9Nb4"
CO
U.
0 pp0 pp0 9 0 0 QTQOOOC; 4 Qf;
z SINc 4 3-4^!
Cq,/
FL Co Cb ab Co w ao'a5 o 6
leaX
o0 S1 vLLld01VN1• aoS m'sV
E Ta n
aWgmogOMCLiaOedb
Z
Nrewl,>fst-e.ro
I1
HOLLY LANE - CITY PROJECT 9024
NOTES ON INFORMATIONAL MEETING OF 5/10/2000
City Engineer Dan Faulkner made a few introductory remarks. Craig Ebeling and Kirk Roessler
from the City's consulting engineering company went into a more detailed description of the
project elements and reviewed the preliminary plan exhibits on the project. The project will
include street work, lateral sanitary sewer extensions, trunk water main extensions, and storm
drainage improvements. The consultants explained that the street and trail portions of the
project have been envisioned for many years in the comprehensive plan and that the water
portion of the proposal is a necessary part of the overall distribution network of the City. They
went on to explain that tonight's session is intended to offer information about the proposed
improvements. Testimony to the City Council will be received at the improvement hearing on
May 23.
The following were comments or questions that were received:
Where is the road going? Will it cross the tracks? Dan explained that the City
Comprehensive Plan provides for Holly Lane to connect with Schmidt Lake Road on the
north side of the railroad and eventually there will be an improved crossing of the railroad.
Why is the roadway being built now? We don't need it because there are so few homes in
the area. Dan explained again that the project has been envisioned for many years and that
the new subdivisions in the area in the area have highlighted the need for an improved
roadway network in the area. The City also likes to stay "ahead of the game" whenever
possible, so that after development occurs there are no unnecessary construction
disruptions.
How can we be sure that the road will actually connect to Schmidt Lake Road? Dan
responded that the Comprehensive Plan shows the connection and that it is the document
that the City follows in these matters.
Construction detouring is a real concern for the Plum Tree plat property owners and for the
golf course owners as well. How will the City deal with that? Craig talked about how
construction contracts are written with maintenance -of -traffic provisions that require the
contractor to do his work while maintaining traffic. Dan added later on in the meeting that the
City has approached the property owner north of the tracks about a temporary easement
that would connect the north end of Holly Lane to Schmidt Lake Road. This would greatly
aid in dealing with this concern.
We are concerned that your construction will destroy all of our trees. Craig reported that the
City has been very firm in directing their company to incorporate any reasonable provisions
in their design work to preserve trees. This is especially true of varying the trail alignment to
avoid trees. Kirk added that alternate water main alignments are being studied for exactly
that reason.
We don't feel that we need either the watermain or the sanitary sewer. Dan indicated that
there could possibly be some consideration of excluding sanitary sewer. The watermain is a
necessary provision not only for service to the properties along the street, but also to
complete a trunk water loop", so there would probably be less flexibility there. He went on
to add however, that there would have to be a determination that these underground
facilities would never be needed in the future if they were taken out of the project, and the
City is always reluctant to make that kind of an assertion.
We were promised we would never be required to have sanitary sewer and watermain. Dan
said it is hard to know under what assumptions that representation was made, but given the
fact that the street is being considered, under ground facilities must be considered at the
same time.
All we really need is another overlay. The roadway handles heavy trucks now. Dan said that
this could be done; however the life expectancy of these kinds of interim improvements is
always worrisome. Craig added that there would be a funding issue on this kind of work
also. Also an overlay would not provide for drainage improvements as envisioned in the
proposed project.
The project is of no benefit to me. Dan talked about the theory of special assessments and
how different people often see the perception of whether or not value is added to a property
in different ways.
The City will not be granted a railroad crossing. Dan responded that this could be a concern
but that it was the City's opinion that a crossing would be granted given the efforts that have
been made to limit the number of at -grade crossings of the railroad.
How will the job be assessed? What will my assessment be? Dan said that the estimates of
the individual assessments are being prepared this week and should be sent out in letters to
the property owners late this week or early next week. The assessments will be computed in
compliance with the City's assessment policies.
If my trees are damaged, can I be compensated? Dan answered that if for some reason
trees were damaged there could be compensation granted for that. However Craig and Dan
both indicated that many of the trees that are potentially at risk are well inside of the public
right-of-way and that any of those trees that would be lost would not be eligible for
compensation.
The power poles were just moved, would they have to be moved again? Dan said that it was
unfortunate, but the power company simply felt that they could not wait for the construction
to get underway this year when they set the poles last fall.
Can the power be moved under ground now? We were promised that it would be. Dan said
that power lines could be placed underground as a part of the construction, but that there
would be a cost to the City for that work. The power company will not do so at their expense.
We are concerned that your storm sewer is not large enough. We have seen some really big
flows coming through the existing culvert. Kirk explained how the pipe and pond systems
were designed and talked about the probability design criteria for the storm sewer system.
Following that criteria the proposed system should serve the area adequately.
Is the pathway in the Comprehensive Plan? Dan said that it has been in the Park
Department's trail program for many years.
The ponds in this area were not correctly built. The inlet elevations are the same as the
outlet elevations. Craig responded that this could be checked into, but the fact that inlets
and outlets were at the same elevation would not in and of itself indicate that the design was
improper. Some ponds are constructed to allow a "bounce" utilizing inlet and outlet
elevations that are very close or the same.
Several comments were made about concern for trees. Dan and Craig responded that the
City shares the concern for trees and that all reasonable design provisions to save trees will
be included. Kirk explained how back slope criteria define the areas that are disrupted as a
part of construction and that in certain instances, retaining walls and other approaches can
be used to change slopes and protect trees.
We feel with so few landowners involved, it is going to make our assessments so high that it
will be impossible to bear. Dan again talked about the City's assessment policies and how
the assessments on Holly Lane will be treated like any other property in the City. The rates
will be the same. What may make this instance more difficult is that there are several large
parcels.
19
Many of the property owners in the area are senior citizens and will be especially affected by
large assessments. Dan briefly described the possibility of senior citizen deferments.
We like the setting the way it is, with barns and open space.
We need more information about assessment amounts. Dan reiterated that those
computations are being made now and would be sent out later in the week. He did however
say that in general terms, street reconstruction costs are $1,050 per unit. Storm sewer and
curb and gutter depend on the construction costs that are received by the City in the bidding
process. Dan did not have individual parcel estimates but he indicated that approximately
440,000 would be the total assessed amount for the project.
Can more than one set of utility stubs be put into my lot? If so when do I need to advise you
of my desire to have this done. Kirk responded that this certainly could be done. The timing
of the request is not critical. It can be done any time during the plans development. In fact if
the property owner forgets the City will probably make a point to ask since the City would
want to avoid the need for digging up the street in the future for additional service lines.
If Mr. Dazael is overburdened with assessments and converts his land from a golf course to
residential or commercial land, there will a lot of adverse community reaction. Dan said that
the City has been firm in its support of the usage of this land as a golf course and would not
want to see it changed from that land use.
You really can not use 46th Street as a detour due to all of the housing construction traffic
that is already there. If you add the golf course traffic to that already -existing situation there
will be major problems. Craig and Dan again committed to make access issues and
detouring a major emphasis in the design, if the project is ordered forward.
Dan wrapped up the meeting by mentioning again that the official notices for the 5/23 hearing
would be coming out and that individual assessment estimates would be available later in the
week. He went on to say that the City would be happy to meet again with the property owners in
advance of the hearing to discuss assessments. Or in the alternate if the property owners
wanted to meet among themselves without City staff people, the City could make a meeting
room available for that purpose.
10
qoZ
2t
PUBLIC IMPROVEMENT HEARING
HOLLY LANE - OLD ROCKFORD ROAD TO C. P. RAILROAD
STREET, STORM SEWER, SANITARY SEWER
AND WATERMAIN IMPROVEMENTS
CITY PROJECT NO. 9024
MAY 239 2000
7:00 P.M.
AGENDA ITEM NO. 7.1
N:\pw\Engineering\PROJECTS\9901\PubHearing\lnfo_SSSewer_lmprov.doc
2Z
GENDA FOR PUBLIC HEARIP
HOLLY LANE IMPROVEMENTS
CITY PROJECT NO. 9024
MAY 23, 2000 - 7:00 P.M.
1. Call to Order - Mayor Tierney presiding, 7:00 p.m. at the City Council Chambers.
2. Introduce Councilmembers, Staff and Consultant - Mayor Tierney.
3. Purpose of meeting - Joycelyn Tierney, Mayor.
a. The Council and staff, after careful consideration, have decided to consider the
installation of improvements to the area listed above.
b. Our citizens will have an opportunity to question these proposed improvements and
express their views.
4. The meeting was carefully and thoroughly announced in three ways:
a. Notices were published in the Plymouth Sailor as required by law.
b. Written notice was mailed to each property owner in the improvement area as shown by
the records of the Hennepin County Auditor's tax statement mailing list.
C. Announcements and discussions at Council meetings.
5. The procedure for the hearing will be as follows:
a. Write name and address on blue card.
b. Pass card to person collecting them or give it to the Mayor.
C. When your name is called, come up to the microphone.
d. Please speak clearly into the microphone so that all may benefit from your remarks.
e. No one may speak twice until all others who wish to have done so. Please give your
name and address each time you speak.
6. Description of project:
a. Assessment policies and procedures - Fred G. Moore, Director of Public Works
b. Project description and cost - Daniel L. Faulkner, City Engineer.
7. Open Hearing.
8. Close or Adjourn Hearing
9. Determination of Council.
Z
AGENDA_9024.DOC
PUBLIC HEARING INFORMATION SHEET
HOLLY LANE STREET AND UTILITY IMPROVEMENTS
CITY PROJECT NO. 9024
MAY 23, 2000 - 7:00 P.M.
I. GENERAL:
The public hearing will discuss the aspects of the proposed project together with the
estimated costs thereof. This handout will help explain the costs related to the proposed
construction.
II. SCOPE:
The proposed project involves construction of a 32 -foot wide nine -ton bituminous street with
concrete curb and gutter, storm sewer, 8 -foot wide bituminous trail, watermain, and sanitary
sewer.
A. Sanitary Sewer
The parcels along Holly Lane are proposed to be served with sanitary sewer by
extending an existing 8 -inch sewer stub which was provided from the Golfview Estates
Addition at 45`' Avenue. It will be extended northerly along Holly Lane to a point
approximately in front of the Wholesale Golf Course Club House. One -inch service
lines would be extended from the sewermain to the property line of each parcel.
B. Watermain
A 16 inch trunk watermain would be extended north along Holly Lane from an existing
stub at the north plat line of Golfview Estates subdivision to the C.P. Railroad and then
east along the railroad right-of-way to an existing stub in the Courts of Nanteere
subdivision. A connection would also be made with the existing watermain on 46'
Avenue. One inch copper service lines would be extended from the watermain to the
property line of each parcel for domestic use. Hydrants would also be installed to
provide fire protection for the area.
C. Storm Sewer
The proposed construction of an urban roadway with concrete curb and gutter will
eliminate the need for ditches parallel with the roadway. Installation of storm sewer
catch basins would then collect the drainage from the roadway and the adjacent
boulevard and convey storm water within a pipe to existing drainage channels located on
the south side of the C.P. Railroad and at the intersection of Old Rockford Road and
Holly Lane. Installation of a storm sewer pipe at 46' Avenue will also allow water from
the new Plum Tree East subdivision to be conveyed into the Holly Lane system,
eliminating current drainage going through the golf course property.
1NP0SHT-Ho11yLn 5_15.doc
2 '
PUBLIC HEARING INFORMATION SHEET
Page Two
D. Street
Holly Lane presently exists as a rural section with drainage ditches and cross culverts.
Complete street removal and replacement is necessary due to the depth and location of
the proposed utilities. A 32 foot wide 9 ton bituminous street with concrete curb and
gutter is proposed from Old Rockford Road to the C.P. Railroad with a turn lane at the
Old Rockford Road Intersection. An 8 -foot wide bituminous trail on the west side of
Holly Lane is also proposed.
III. COST ESTIMATE AND PROPOSED ASSESSMENTS:
Estimated Proiect Costs
Street with Concrete Curb & Gutter 618,638
Storm Sewer 176,378
Watermain 186,975
Sanitary Sewer 92,948
Landscaping 53,745
Street and Storm Sewer
1/2 - 32' wide 7 ton Street with Concrete Curb & Gutter $ 70.00/front foot
and Storm Sewer
Street reconstruction 1,052.00/lot
Concrete curb & gutter only 8.50/front foot
Sanitary Sewer
Lateral $ 25.00/front foot
YX T—
Area 440.00/lot or 1h acre
Lateral $ 20.00/front foot
Area 790.00/lot or 1h acre
Total Estimated Project Cost to be Assessed 419,128
Total Estimated City Cost 709,556
2S
1 N FOS HT -Hol lyLn_5-15. doc
II/I IIIIIII
O
N.IIv .te. Q
WOMPAIl4M
NEI
mss- •
Fye \
Imm
ImM 8 \
Fm m \
26
O
Ho yd.le.
II \
ED
e
Z
J
C
C
s
e
NNORTHi
N
I `
F
r °
rbc, ° •— (//-
8
W
I I
g r
I
I i
1 I a
I a
I
I
Z
J
C
C
s
e
NNORTHi
N
I `
F
r °
rbc, ° •— (//-
8
W
I I
Z I
w w
I
R
L—
r
I
8
ry
8I I
Z I
w w
w
Q
J
IJ
NORTFI
C O 0511
O
IB
RJ 3
0
II z
i
v
AI
7
I
I L
1 -i
I$
n
K I $
J I
U
W I
iII,
NORTFI
C O 0511
O
IB
RJ 3
0
II z
i
v
AI
7
z8
w w w w
21 >il
mtl;
w
1 -i
n
AIJIo
iII,
l
z8
w w w w
21 >il
mtl;
n
iII,
I
I
z8
w w w w
21 >il
mtl;
NO(Tt}1
c e NORTN
c
i i
Z
g • C 4
e- o
W,
T
e
29
i
I{
I
gV
I
r
L
81
pt511I
i
Ogyryryl
pr, y
NORh1
e TJ NO%iTH N S • / p
o_
d i
r
30
r r w r r r m m m r m m
d i
r
30
r r w r r r m m m r m m
o 4
U01I tl (
XV—
16Blf.
Agenda Number:
TO: Dwight Johnson, City Manager
FROM: Eric Blank, Director of Parks and Recreation F6
SUBJECT: Millennium Garden — Council Update
DATE: September 7, 2000, for Council Meeting of September 11
1. ACTION REQUESTED: This item is for discussion and review only. There is no action
necessary by the Council.
2. BACKGROUND: Attached to this report for Council review are concept plans for the
Millennium Garden, preliminary budgets, and some additional background information on
the project.
The master design plan is a collaborative effort between Brauer and Associates and Energy
Scapes. These are two of the firms that took part in the design competition. Brauer and
Associates has the more formal experience, and Energy Scapes is more of an expert in the
natural wildlife flower displays. George Watson, from Brauer and Associates, will be at the
meeting to explain the overall concept to the City Council. Staff, the stewards committee,
and the Park and Recreation Advisory Commission have all previously reviewed and
enthusiastically endorsed the master plan.
For your information, we have been contacted by a group about the possibility of placing
an "Angel of Hope" statue within the garden. The purpose of the statue is to provide a
place where people who have lost unborn and young children to visit and reflect. As we
learn more about the project, we will share more information with the Council.
3. BUDGET IMPACT: Attached for Council review is Brauer and Associates' budget
estimate for the project. We have broken the project down into phase 1, phase 2, and
alternate bids. We still estimate that we will use $200,000 of City money, however, we
now estimate that we will use $200,000 to $300,000 of fund raising money on the project.
As you review the budget, the items with asterisks are those which we believe we have a
very good chance of getting material and labor donated to significantly reduce or eliminate
these costs altogether. Donated materials and labor will be treated as a donation and will be
recognized on the donor plaque at the true value of their contribution to the project.
To date we have sold 337 bricks and have received cash or pledges totaling just over
44,000. The largest pledge is $15,000 from LifeTime Fitness and the second largest is the
2,500 contribution from Associated Bank.
EB/np
8g
n
r
S
G
A A n VOW
O
pp a' O
r y
a
ip
F a w mA4
a c a
c o @ p o
0
@' 9
a e F
y
C tow
A O
a 7 A
cr
0
w
aO_
A
G
A
C
Q
tA
J H r W NN tpo Opp
N
QO
Q
Qr
S S
r
OO
N
OC O O uO O
U O p
S
A
O
H
NLQ
Q
O00
N
w Sr
g
3 lo
w o
n
o
O
Y
n
o4
WO to WOo
8 8 3
r
a
CL
0
C
0
N
S
7o r
tv
a
cv
A
N
r n o
oa a o0 o E
paytG
yW S C
H a
0
A A8
O
Ob
w
HO ySy
U 4AJ 4fttN 4AN 4Aw ro
0 tJ1 O O O O O O
G C O
O o
O O
M y
4 b N
w b
Y O O m
ro
0 0
0 0
Y eo
n n
0M 0y
r A C AaC
n
CL n
0 0
C r
n
0y
n
0
d
P
k(
00
p
2 E c
E E
Er
CL
12a 05a
S
g
to
2
E91.
im
2 I
I
L,
4A>
A
g
B
7
q
2 @ w a 0?/ c= c
e - I K Q j
00
Ca.\
2 c I
2
to
co
ct
2
k
I § 7lo
tA
th
C)
10
k k
k
q n qul
2
kro
ol
2
j
7 9,
7 - } \ i f . / i
t u4
I
t
Ij
Af,
t u4
I
Ij
Af,
t u4
I
J
Mdkrmum Garden
We want to pledge to the
I would like to give in the f
Green ($51-$200)
Bronze ($201-$499)
Silver ($500-$999)
Gold ($1,00042,499)
Z Platinum ($2,500 & over)
C6 aoy`f
G den a total of: $ 15 CkDO
Business Name R- 6n eS
Your business's name will be inscribed on the plaque at the garden
unless you specify otherwise.)
ontact Person CL r ('
ddress Z uQS-L Pi"",
Please bill / me:
L-Fv I
Quarterly
Monthly
Other
Return to:
IV
Millennium Garden, 3400 Plymouth Blvd., Plymouth, MN 55447
City, State, Zip ( -Pfa chiy , MNIN Ss3 4 L`
Phone gSz- 9Y?—opo
J C
LIFETIMELIFE TIME FITNESS, INC. .. 737
F I T N E S S
OUR REF. YOUR INVOICE INVOICE DATE I1\'VOICE AMOUNT AbIOUNT PAID DISCOUNT TAKEN NET CHECK ADIOUNT
NUMBER NUMBER
021225 CE 0044 06/21/2000 3000.00 3000.00
ACCOUNT NUMBER:
pix,
a
R-
n-14 17
LIFETIME -LIFE TIME FITNESS, INC.
6442 CITY WEST PARKWAY, SUITE 300
EDEN PRAIRIE, MN 55344
RIVERSIDE BANK
BLOOMINGTON, MN 55435
17-127/910
08/21/2000 066737
0.00 3000.00
66737
3000.00
Three Thousand and 00/100--------------------------------------------------- Dollars
PAY
TWO SIGNATURES REQUIRED IF OVER $1000.00
w ...... "
10r.r"""_
MILLENNIUM GARDEN PLEDGE ' f• % %' '
rOTHE
ORDER
3400 PLYMOUTH BOULEVARD . •
t •. fe
OF
1
PLYMOUTH MN 55447 ^ ,r•
lti I es4.+... United States •iF wv
mumurula Signature
11606673711' 409100112704 L50 956 211'
S SECURITY FEATURES INCLUDED. DETAILS ON BACK. S
i7
Vicksburn Lane
fit
CD
00
pymout
Blvd. c
wQrn3
w e -1C)
a o?wm
cfl
fax
rn wA CO in D
Z3=
0w OO 7rcn y
NUID0
0 0
0 mC:day
OCZ N<; E rt
Ul a n
V
2
N o
x
co Fernbrook Lane
N
C O N I to p to m N p O' N 'G =' Q N ;, I
C cdO .S O > ti C y . + O +-'
rte-+
bn ' ^ Cd V
U O > O -+ O O O
WLI
cd
O ^C v ' 8b;3O cd
o- 3 0 o ice y -S . w •'
0 ^
cd°°o° - o `= ao c = ° a Np. o. mai
p 0 i
o C7
bncd
O . -- p ° o cd
y w O
acl '
i -o °' on . '
C4-4
0O
a"
o
o
y cd N
O Q
rn
cn '
O '0 y BOte7'
N NO >, U 50 Its -> 0 o, un A byQ —4) -M
O cd , OO 0-4 O > +' p C cd . k cd t
U ti p ° cd O s`n, '' O 'C7
cd bn
ch cid >+ U cd
N cd rOONU 'O O° i, 4, +
L O p N U
OrA
4-. -O cdCd
to
o
Cd o a. Cs. X , 3 , o = O a > ' cd CA a)
Cd C's
cdsoo o -o ., i o aoi , v 0 0
o -o 0 0 0 o a j o °.p o. o
2 con o . on 10 o "a
0 4,o a. , a a a y a *wa orn oCd0
a,c• aoi `` a o o x -o •° ,
o _ Cd U F4
0 0
td
cd ct
c on o ° o aoi `" cd ono `d a ^° °
o o DC7 Y' aO
0
Ei
o o
cc cl
i.
cc
C13° ° 3
ca,
C:J C7 '
a
cd 00 41)
U
ami 4 >, CdC(S 0_
c
4: r. v .O O y w O ^O O Uri
cp..
c a cd ° cd o ° °
o' U
cd U ° U
a w a O biD L a '
bn O i., V t , O O cc«t ' 0
c
CD < ° rL 4)
CD CD
CD i
C CD
N p N C•
CD
O N `O A O`3 CD
1 JA
O 0 R
QQ
On
0
CD CD
rr
O
A
CD
v
yz
CN
rr
O
A
v
yz
CN
o
cr
a
c
C
CD0
b
w
ncCD
CDC
m
4
CLR
t