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Planning Commission Packet 04-05-2017
WEDNESDAY, April 5, 2017 WHERE: CITY COUNCIL CHAMBERS Plymouth City Hall 3400 Plymouth Boulevard Plymouth, MN 55447 CONSENT AGENDA All items listed on the consent agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion of these items unless a Commissioner, citizen or petitioner so requests, in which event the item will be removed from the consent agenda and considered in normal sequence on the agenda. 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA 5. CONSENT AGENDA A. Approve the March 15, 2017 Planning Commission meeting minutes. B. ISG on behalf of the City of Plymouth. Approve a site plan amendment to allow construction of a new park shelter and related improvements at East Medicine Lake Park located at 1740 Medicine Lake Boulevard East. (2017020) 6. PUBLIC HEARINGS A. Wooddale Builders. Preliminary plat to re -plat some of the lots within "Elm Creek Place" as "Elm Creek Place 2nd Addition" and conditional use permit for single family development within a multi -family zoning district for property located north of County Road 47 between Lawndale and Dunkirk Lanes. (2017006) (Continued from March 15, 2017 meeting.) B. Ken Heyda Design LLC. Preliminary plat and variance for "Garland Meadows" to allow the subdivision of a 0.83 acre parcel located at 1415 Garland Lane. (2017010) 7. NEW BUSINESS E:�e1"I[fill Ikk,4J411" Proposed Minutes Planning Commission Meeting 45 March 15, 2017 MEMBERS PRESENT: Chair Marc Anderson, Commissioners Donovan Saba, Julie Witt, Jim Kovach, Bryan Oakley and Kira Vanderlan MEMBERS ABSENT: David Witte STAFF PRESENT: Planning Manager Barb Thomson and Senior Planner Marie Darling OTHERS PRESENT: 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Oakley, seconded by Commissioner Vanderlan, to approve the March 15, 2017 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE MARCH 1, 2017 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Kovach, seconded by Commissioner Witt, to approve the consent agenda.. Vote. 6 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. WOODDALE BUILDERS (2017006) Chair Anderson introduced the request by Wooddale Builders for a conditional use permit for single family development within a multi -family zoning district and preliminary plat to re -plat some of the lots within "Elm Creek Place" as `Elm Creek Place 2nd Addition" for property located north of County Road 47 between Lawndale and Dunkirk Lanes. Proposed Minutes 1 of 3 Meeting of March 15, 2017 Planning Manager Thomson stated that based on circumstances beyond staff's control, staff is ` requesting that the Planning Commission open the public hearing on this matter and continue'it, to the April 5, 2017 Planning Commission meeting. Chair Anderson opened the public hearing and continued it to the April 5, 2017 meeting. B. THREE RIVERS PARK DISTRICT (2017012) Chair Anderson introduced the request by Three Rivers Park District for a site plan amendment and conditional use permit amendment to add a third principal building in the maintenance area and to replace the existing trails, drive aisles and parking lots at Clifton E. French Regional Park located at 12605 and 12655 Rockford Road. Senior Planner Darling gave an overview of the staff report and of the amended resolution. Commissioner Witt asked why the boaters would not be allowed to park their vehicles and trailers along 36th Avenue. Senior Planner Darling stated that this is a very busy boat launch. She stated that the applicant could respond on when the boat launch would be opened or closed. She noted that the parking and staging is proposed to occur within the site. Chair Anderson introduced Josh Bowe, representing the applicant, who stated that during phase one, construction will be on the south side of the park. He stated that the boat launch will remain open the majority of the time but there will be times that the launch is closed while certain construction activities occur. He stated there will be signs alerting visitors as to whether the boat launch is open or closed. He stated that the intention is not to allow people to stage along 36th Avenue: Chair Anderson asked if a sign would be placed stating when the parking is full for the launch area. Mr. Bowe replied that the area would be staffed in order to alert visitors if the boat launch area is full to prevent stacking on 36th Avenue. He reviewed the timeline for the different phases of the project. Commissioner Saba stated that during phase one the parking lot will have work occurring and asked where boat traffic would be parking. Mr. Bowe explained where parking would occur during the different phases of the project. Commissioner Oakley asked about the hours of staffing. Mr. Bowe stated that he is not certain on the anticipated hours but could reply to staff with that information. Chair Anderson opened the public hearing. Proposed Minutes 2 of 3 Meeting of March 15, 2017 Chair Anderson introduced Eugene Jasper, 12825 34th Avenue, who asked if the asphalt trails throughout the park would be closed during construction. Chair Anderson introduced Karen Graham, 11600 37th Avenue, who asked how the additional traffic on 36th Avenue would be handled. Chair Anderson introduced David Lagermeier, 11520 37th Avenue, who asked if there is the ability to keep the gate at 36th Avenue closed until the area between Rockford Road and the visitor's center is worked on as he believed that would minimize the impact on the adjacent neighborhood. Chair Anderson introduced Teresa Foushee, 3050 Magnolia Lane, who asked if there is anticipated impact on the unpaved trails throughout the park. Chair Anderson closed the public hearing. Mr. Bowe stated that there will be a detour for Medicine Lake Regional Trail during phases one and two of the project and provided additional details. He stated that the park and trails in the park will remain open during construction, noting that construction will only occur in certain areas during the different phases. He stated that the asphalt trails may not remain asphalt during all phases of the project. He stated that there is no activity occurring on the unpaved trails and therefore they will remain as is. He stated that construction traffic will not enter the park from 30h Avenue, but will use the alternate entrance. He stated that traffic entering the park should be cut in half as all but one of the camps will not be held during construction. Commissioner Saba asked for more information on the reclaim that may occur on the asphalt trails. Mr. Bowe replied that the trails would look like gravel trails until the repaving occurs. MOTION by Commissioner Oakley, seconded by Commissioner Vanderlan, to approve the amended resolution, with the corrected reference to 36th Avenue, for Three Rivers Park District for a site plan amendment and conditional use permit amendment to add a third principal building in the maintenance area and to replace the existing trails, drive aisles and parking lots at Clifton E. French Regional Park located at 12605 and 12655 Rockford Road. Vote. 6 Ayes. MOTION approved. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Chair Anderson, with no objection, to adjourn the meeting at 7:37 P.M. Proposed Minutes 3 of 3 Meeting of March 15, 2017 Agenda Number File 201742 PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission W FROM: Marie Darling, Sr. Planner (509-5457) through Barbara Thomson, Planning Manager MEETING DATE: April 5, 2017 APPLICANT: ISG (on behalf of the City of Plymouth) PROPOSAL: Site pian amendment to allow construction of a new park shelter and related improvements at East Medicine Lake Park LOCATION: 1740 Medicine Lake Boulevard East GUIDING: P -I (public/semi-public/institutional) ZONING: P -I (public/institutional) REVIEW HEADLINE: July 19, 2017 DESCRIPTION OF REQUEST: The applicant is requesting approval of a site plan amendment to allow a new park shelter and related improvements at East Medicine Lake Park. The existing building would be removed. The city mailed a notice to all property owners within 200 feet of the site 12 days prior to the public meeting. A copy of the notification area trap is attached. Development signage has been posted on the property. 2U17O2O Page 2 CONTEXT: Surrounding Land lases Natural Characteristics of Site The site is located in the Bassett Creek drainage district. The site contains floodplain, although the proposed building would not be in the floodplain. The site is also within the Medicine Lake shoreland overlay district. There are mature trees on the site. three of which would be removed to accommodate the project. The request is not subject to tree preservation. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a site plan amendment is limited to whether or not the proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets these standards, the city must approve the site plan amendment. ANALYSIS OF REQUEST The applicant is proposing improvements to the developed portion of East Medicine Lake Park including demolishing the existing building; constructing a new park shelter; adding a new playground, benches, sidewalks and bollard lighting; and rebuilding most of the existing trail that circles the park. The new park shelter will contain an open air picnic area and two buildings connected by a roof. One building would contain showers and enclosed restrooms and the other would include a kitchen and storage room. The city would not require additional parking based on the proposed improvements, and the parking area south of 17`h Avenue would not be affected by the project. SITE PLAN AMENDMENT The zoning ordinance contains specific standards for approval of development in the P -I zoning district. Staff used these standards to review the proposal. The specific standards that apply are as indicated in the following table. Adjacent Land Use Guidiu Zoning North and East Single-family homes Ll -I RSF-2 South Parking lest (for park and trail) Industrial and office buildings P -I IP P-1 1-3 West Medicine Lake Natural Characteristics of Site The site is located in the Bassett Creek drainage district. The site contains floodplain, although the proposed building would not be in the floodplain. The site is also within the Medicine Lake shoreland overlay district. There are mature trees on the site. three of which would be removed to accommodate the project. The request is not subject to tree preservation. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city's discretion in approving or denying a site plan amendment is limited to whether or not the proposal complies with the comprehensive plan and zoning ordinance requirements. If it meets these standards, the city must approve the site plan amendment. ANALYSIS OF REQUEST The applicant is proposing improvements to the developed portion of East Medicine Lake Park including demolishing the existing building; constructing a new park shelter; adding a new playground, benches, sidewalks and bollard lighting; and rebuilding most of the existing trail that circles the park. The new park shelter will contain an open air picnic area and two buildings connected by a roof. One building would contain showers and enclosed restrooms and the other would include a kitchen and storage room. The city would not require additional parking based on the proposed improvements, and the parking area south of 17`h Avenue would not be affected by the project. SITE PLAN AMENDMENT The zoning ordinance contains specific standards for approval of development in the P -I zoning district. Staff used these standards to review the proposal. The specific standards that apply are as indicated in the following table. 2017020 Page 3 Standards for Development in the P4 District Specified Pi•o used Complies? Building Setbacks (min,): --From 17°i Ave. 54 ft. f52 ft. Yes --From 18'' Ave. 75 ft. +130 ft. Yes --From Adjacent Residential 75 ft. 82 ft. Yes Building Height: 45 ft. (max.) 14 ft. Yes Landscaping- andsca in :--New --NewTrees Required --Replacements 0 3 12 overstory and 3 understory trees Yes Lighting (bollard only): --Height 18 ft. (max.) 18 inches Yes --Color-Rendering Index (CRI) 70 (min.) 80 Yes --Correlated Color Temp. (CCT) 4,1OOK. (max,) 2,750K Yes Lighting The applicant is proposing to add seven path lights, which stand about 18 inches above the trail. The bollards would be turned off at 10:00 p.m. The lighting plan is consistent with ordinance requirements. Storm3-eater Runoff Based on the size of the project and the amount of new impervious surface proposed, the project is below the threshold to provide additional treatment ofstormwater run-off. DesignlFaVade Material The new building is proposed to be faced with concrete precast panels, metal and composite board siding. The materials and design would comply with city regulations. RECOMMENDATION: Staff recommends approval of the request for a site plan amendment for ISG (on behalf of the City of Plymouth) for a new park shelter and related improvements at East Medicine Lake Park located at 1740 East Medicine Lake Boulevard, subject to the conditions listed in the attached resolution. 2017020 Page. 4 ATTACHMENTS: 1. Draft Resolution Approving the Site Plan Amendment 2. Location Map 3. Aerial Photo 4. Notification Area Map 5. Applicant's Narrative G. Site Graphics CITY OF PLYMOUTH RESOLUTION N0. 201 7 - RESOLUTION APPROVING A SITE PLAN AMENDMENT FOR CONSTRUCTION OF A NEW PARK SHELTER AND RELATED IMPROVEMENTS FOR EAST MEDICINE LAKE PARK LOCATED AT 1740 MEDICINE LAKE BOULEVARD EAST (201 7020) WHEREAS, ISG, on behalf of the City of Plymouth, has requested approval of a site plan amendment to allow construction of new park shelter and related improvements for East Medicine Lake Park on the property presently legally described as: Lots 7, S, 9, 10, and 11, Block 2 Inglebrae Subdivision, according to the recorded plat thereof, Hennepin County, Minnesota, WHEREAS, the Planning Commission has reviewed said request at a duly called public meeting and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by ISG for a site plan amendment for construction of a new park shelter and related improvements for property located at 1740 Medicine Lake Boulevard East, subject to the following conditions: 1. A site plan amendment is approved to allow construction of a new park shelter and related improvements, in accordance with the plans received by the city on February 27, 2017 and March 14 and 21, 2017, except as amended by this resolution. 2. A separate building permit is required prior to commencement of the project. Prior to issuance of the permi#, the applicant shall obtain the required permit from the watershed district. 3. Silt fence shall be installed prior to any construction on the site. 4. Standard Conditions; a. Any rooftop/ground-mounted equipment shall be screened to match the building consistent with the requirements of section 21130.05 of the zoning ordinance. b. Compliance with the city's lighting regulations. c. All signage shall comply with section 21155 of the zoning ordinance and shall receive sign permits if required. d. Any subsequent phases or expansions are subject to required reviews and approvals per ordinance provisions. e. The site plan amendment shall expire one year after the date of approval, unless the property owner or applicant has started the project, or unless the applicant, with the consent of the property owner, has received prior approval from the city to extend the expiration date for up to one additional year, as regulated under section 21045.09 of the zoning ordinance. Resciution 2017 File 2017020 Page 2 ADOPTED by the City Council on this xx" day of xx, 2017. STATE OF MINNESOTA) COUNTY OF HENNEPIN) SS The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adapted at a meeting of the Plymouth City Council on xx, 2017, with the original thereof on file in my office, and the same is a correct transcription thereof. WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of City Clerk d ....... �[n......... .. t . 'to ..... ..... . .: C 7 Medicine Lake 8TH AVE 0 1 STH AVE a ¢. UJ LLI < CL o C) Legend 207020 ® C, Comercial Cityof Plymouth V FM CC, City Center -F] 1740 Medicine Lake Boulevard East F Co, Commercial Office � IP. 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'= a W W a r a � Agenda Number File 2017406 &�\ PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth Planning Commission FROM: Shawn Drill, Sr. Planner (5019-5455) through Barbara Thomson Planning Manager MEETING DATE: April 5, 2017 (continued frons the March 15, 2017 Planning Cojnnnission ineeting) APPLICANT: Wooddale Builders PROPOSAL; Preliminary plat to re -plat some of the lots within "Elan Creek Place" as "Elm Creek Place 2nd Addition„ Conditional use permit for single-family development within a multiple -family zoning district LOCATION: North of County Road 47, between Lawndale and Dunkirk Lanes GUIDING: LA -2 (living area 2) ZONING: RMF -2 (multiple family 2) REVIEW DEADLINE: May 26, 2017 DESCRIPTION OF REQUEST: The applicant is requesting approval of the Following items: 1) preliminary plat to re -plat 17 lots in "Elm Creek Place" as 13 lots in "Elva Creek Place 2nd Addition. The re -plat would result in decreasing total number of dwelling units within the development by four units, from 59 to 55; and 2) conditional use permit to allow six single-family homes in the RMF -2 zoning district, File 2017006 Page 2 Notice of the public hearing was published in the City's official newspaper. Mailed notice was sent out to all property owners within 750 feet of the site. A copy of the notification area map is attached. Development signage has also been posted on the property. CONTEXT: Natural Characteristics of Site The site is located in the Elan Creek drainage district. The west portion of the site lies in the shoreland overlay district for Elm Creek. Floodplain is coterminous with a medium -quality wetland in the west portion of the site. Two smaller high-quality wetlands are located in the east portion of the site. The site is subject to the City's wetland buffer regulations and tree preservation regulations. LEVEL OF CITY DISCRETION IN DECISION-MAKING: Tile City's discretion in approving or denying a preliminary plat to re -plat Iand is limited to whether or not the proposed plat meets the standards outlined in the subdivision regulations and zoning ordinance. This is because preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If the preliminary plat application is found to meet the standards, the City must approve the preliminary plat. The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposal meets the standards listed in the zoning ordinance. If it meets the specified standards, the City must approve the permit. However, the level of discretion is affected by the fact that satire of the standards are open to interpretation. Agjacent Land Use Guiding Tonin North Single-family development within ^_ the City of Maple Grove 'fest Single-family development in "The L�-2 RSF-3 Pines at Elm Creek" (single family detached 3) Large rural parcels containing a East single-family home and the Silver LA -2 FRD Buckle Saddle Club Large rural parcels containing Residential areas South single-family homes, Plymouth Dog are LA -R2 FR -D, P-1, and RSF-3, (across County Park, and future single-family (living area i i al ?), respectively Road �7j development in "Dunkirk Gateway" and Dog Park is F -I { atbliclirrscttcrtionnl) Natural Characteristics of Site The site is located in the Elan Creek drainage district. The west portion of the site lies in the shoreland overlay district for Elm Creek. Floodplain is coterminous with a medium -quality wetland in the west portion of the site. Two smaller high-quality wetlands are located in the east portion of the site. The site is subject to the City's wetland buffer regulations and tree preservation regulations. LEVEL OF CITY DISCRETION IN DECISION-MAKING: Tile City's discretion in approving or denying a preliminary plat to re -plat Iand is limited to whether or not the proposed plat meets the standards outlined in the subdivision regulations and zoning ordinance. This is because preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If the preliminary plat application is found to meet the standards, the City must approve the preliminary plat. The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposal meets the standards listed in the zoning ordinance. If it meets the specified standards, the City must approve the permit. However, the level of discretion is affected by the fact that satire of the standards are open to interpretation. File 2017006 Page 3 ANALYSIS OF REQUEST: Background The "Elia Creek Place" subdivision was approved in 2016, and included a mixture of two- and three -unit townhome buildings. The approved plat consisted of 10 two -unit buildings (20 units) and 13 three -unit buildings (39 units), for a total of 59 dwelling units. Under the requested revised plan and re -plat, the development would include 6 single-family homes (6 units), 14 two -unit buildings (28 units), and 7 three -unit buildings (21 units), for a total of 55 dwelling units. Preliminary Plat to Re -Plat Property The subject site is presently platted as Lots 1-19, Block 1, and Lots 1-43, Block 2 of "Elia Creek Place". The requested re -plat would not affect Block 1, but would affect only Flock 2. Under the proposal, Lots 13-16, Lots 22-27, and Lots 34-39 of Block 2 would be re -platted from 15 residential lots into 12 residential lots (Lots 1-12, Black 1 of "Elm Creek Place 2nd Addition"). In addition, Lot 43 of Block 2 (common/open space lot) would be re -platted as Lot 13, Block 1 of "Elia Creek Place 2nd Addition" to address required drainage and utility easements. Except for the reduction in the number of dwelling units, all other aspects of the previously approved plat (e.g., access, street layout, sidewalks, drainage, wetlands and buffers, retaining walls, and tree preservation) would remain unchanged. Park Dedication Park dedication was fully satisfied under the original "Elm Creek Place" plat, via a combination of parkland dedication and cash fee. With the reduction in the number of dwelling units, the City would provide a proportional refund of the cash fee that was paid, in accordance with the City's park dedication ordinance. The refund would total roughly $3,400. Final Platting The development application for this site included final platting. Final plats are not reviewed by the Planning Commission. The final plat would be added to the request and resolution when this development application is presented to the City Council. File 2017406 Page 4 Conditional Use Permit A conditional use peri -nit is required for single-family home construction within a multi -family zoning district. Based on market forces, the applicant is requesting the conditional use permit for a revised plan that would include construction of six single-family homes within the Elm Creek Place neighborhood. The six single-family homes would be "detached" townhomes that: 1) would have the same design as the attached townhomes; and 2) would be included in the saine homeowner's association as the rest of the Elm Creek PIace neighborhood. The site is guided LA -2, which specifies a density of between 3 and 6 dwelling units per acre. Based on the site's net acreage (15.95 acres), it should accommodate 48 to 96 dwelling units. Under the revised plan, the site would provide 55 dwelling units resulting in a density of 3.4 dwelling units per acre. Consequently, the proposed density for the revised plan would comply with the City's comprehensive plan. The Planning Commission must review the conditional use permit with the standards provided in the Zoning Ordinance. A copy of the standards is attached. Staff used these standards to review the application and finds that the request meets all applicable standards. Specifically, 1) the single- family use would comply with the City's comprehensive plan; 2) the single-family use would not be detrimental to, or endanger the public health, safety, morals, or comfort; 3) the single-family use would not be injurious to surrounding properties or to the City as a whole, nor would it substantially diminish property values in the area; 4) the single-family use would not impede the orderly development of surrounding properties; 5) adequate public services are available to the site; and 6) the single-family use would conform to the applicable regulations of the RMF -2 zoning district. RECOMMENDATION: Community Development Department staff recommends approval of the preliminary plat and conditional use permit for "Elm Greek Place 2nd Addition", subject to the findings and conditions listed in the attached resolution. If new information is brought forward at the public hearing, staff may alter or reconsider its recommendation. File 2017006 Page 5 ATTACHMENTS: 1. Draft Resolution Approving Preliminary Plat and Conditional Use Permit 2, Location Map I Aex-ial Photo 4. Notification Area Map 5. Applicant's Narrative 6. Conditional Use Permit Standards 7. Site Graphics CITY OF PLYMOUTH RESOLUTION NO. 2017- A RESOLUTION APPROVING A PRELIMINARY PLAT AND CONDITIONAL USE PERMIT FOR ELM CREEK PLACE 2ND ADDITION (2017006) WHEREAS, Wooddale Builders has requested approval of a preliminary plat to re -plat portions of the "Elm Creek Place" subdivision as "Elm Creek Place 2nd Addition',and a conditional use permit to allow construction of single-family homes within the RMF -2 zoning district, for property lying north of County Road 47 between Lawndale and Dunkirk Lanes; and WHEREAS, the affected property is currently legally described as Lots 13-16, 22-27, 34-39, and 43, Block 2, ELM CREEK PLACE, according to the recorded plat thereof; and WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Wooddale Builders for a preliminary plat and conditional use permit for Elm Creek Place 2nd Addition, pursuant to the following findings and conditions: 1. A preliminary plat is approved to re -plat 17 lots in "Elm Creek Place" as 13 lots in "Elm Creek Place 2nd Addition", decreasing the total number of dwelling units within the development by four units, from 59 to 55, in accordance with the plans received by the City on January 26, 2017, except as may be amended by this resolution. 2. A conditional use permit is approved to allow six single-family dwellings within the Elm Creek Place neighborhood, with the finding that all applicable conditional use permit standards are met. 3. Prior to recording of the plat, the applicant shall provide evidence that there are no liens recorded against the property. 4. The design, materials, and colors of the single-family homes shall be the same as for the two- and three- unit townhome buildings within the development. 5. The single-family homes shall be incorporated into the same homeowner's association as the two - and three -unit townhomes within the development. 6. All other conditions of Resolution 2016-202 which approved the preliminary plat for Elm Creek Place shall remain in force. Res. 2017 - File 2017006 Page 2 7. Standard conditions: a. No building permits shall be issued until the final plat is filed and recorded with Hennepin County. b. This approval shall expire one year after the date of approval, unless the property owner or applicant has applied for final plat approval, or unless the applicant, with the consent of the landowner, has received prior approval from the city to extend the expiration date for up to one additional year, as regulated under section 510 of city code. ADOPTED by the Plymouth City Council this ** day of ****, 2017. STATE OF MINNESOTA) COUNTY OF HENNEPIN) SS. The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on , 2017, with the original thereof on file in my office, and the same is a correct transcription thereof, WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of City Clerk 0 i Plymouth / e Grove Border SITE Plymouth R2 Dog Park (P-1) City of vmouth Northwest Greenway yes IW.111i1 Northwest Greenway 2017006 Wooddale Builders "Elm Creek Place 2nd Addition" Replal & Conditional Use Permit City of P[ymouth, Minnesota 840 400 0 800 1,600 mmoommood Feet 2017006 -- Aerial Photo rp)city of Plymouth, Minnesota 330 165 0 330 660 Feet NOTIFICATION AREA MAP Buffer Size: 750 feet 0 245 490 980 ft Map Comments: For more information contact: Hennepin County GIS Division 300 6th Street South Minneapolis, MN 55487 gis.info@h ennepin.us 17 55 l(r SATHRE-BERGQUIST, INC. 150 SOUTH BROADWAY, WAYZATA, MINNESOTA, 55391 (952) 476-6000 FAX (952) 476-0104 Date: January 17, 2017 Subject: Elm Creek Place 211 Addition Final Plat Narrative Prepared For: Wooddale Builders, Inc. 6117 Blue Circle Drive Suite 101 Minnetonka, MN 55343 Contact: Steve Schwieters (952) 345-0543 Narrative: .JAN 2 6 Cf3Y OF The proposed final plat for Elm Creek Meadows 2"d Addition is a re -plat of the first addition. The developer is proposing to remove 4 units from the original project. Summary — Single Family - Twin Homes - Triples - Total - I" Addition (units} 0 20 39 59 211 Addition (units 6 28 21 55 The development was approved with RMF -2 zoning. The single-family units will require a condition use permit for their construction. With this application, we are requesting a CUP for the single-family homes. Also, the re -platting will require the vacation of some existing drainage and utility easements, a vacation exhibit and descriptions have been provided with this application. Please let me know if you need any additional information to complete our final plat application, Sincerely, SATHRE-BERGQUIST, INC. rr,7 r Mama Robert S. Molstad, PE President ZONING ORDINANCE CONDITIONAL USE PERMIT STANDARDS 21015.02 PROCEDURE: Pursuant to Minnesota Statutes 15.99, an application for a conditional use permit shall be approved or denied within sixty(60) days from the date of its official and complete submission unless extended pursuant to Statute or a time waiver is granted by the applicant. If applicable, processing of the application through required state or federal agencies shall extend the review and decision-making period an additional sixty (60) days unless this limitation is waived by the applicant. Subd.5. The Planning Commission shall consider possible adverse effects of the proposed conditional use. Its judgment shall be based upon (but not limited to) the following factors: 1. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. 2. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. 3. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood. 4. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district, 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. 6. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 7. The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. Section 21015 -Plymouth Zoning Ordinance (forms/cupsta) N ELM CREEK PLACE � CITY PARK. WETLAND A ' t� <- OPEN AREA 3 I `. t . WETLAND B ]BUFFER B OPEN AREA 3 f O I ,,� Fi WETLAND C TOUNT L 2011 006 ELM CREEK PLACE 2ND k ----_.�.��---_- _-.---------------------.----------------_ I ST ADDITION LOT 2N0 ADDITION LOT Agenda Number File 2017010 6E� PLYMOUTH COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING STAFF REPORT TO: Plymouth P1amting Commission FROM: Kip Berglund, Planner (509-5453) through Barbara Thomson, Manager MEETING DATE: April 5, 2017 APPLICANT; Ken Heyda Design, LLC PROPOSAL: Preliminary plat and variance for "Garland Meadows" to allow the subdivision of a 0.83 acre parcel LOCATION: 1415 Garland Lane North GUIDING: LA -1 (living area 1) ZONING: RS>~ -1 (single family detached 1) REVIEW DEADLINE; June 30, 2017 DESCRIPTION OF REQUEST: The applicant is requesting approval of a preliminary plat and lot area variance for "Garland Meadows". The request consists of dividing the subject parcel into two lots for property located at 1415 Garland Lane. Under the proposed plat, the existing home located on the east side of the property would remain, and the west portion of the site would be platted as a single-family lot to allow construction of a new home. Notice of the public hearing was published in the city's official newspaper and mailed to all property owners within 750 feet of the site. A copy of the notification area map is attached. Development signage was also placed on the site. File 2017010 Page 2 CONTEXT: Surrounding Land Uses Natural Characteristics of Site This site is located in the Minnehaha Creels Watershed District. There is a medium quality wetland ori the west side of the property. There are mature trees on the property and the request is subject to the tree preservation ordinance. The site in not located in a shoreland or flood plain overlay district. Previous Actions Affecting, Site The existing single family home on the property was built in 1956 as part of the Kreatz Highview Acres subdivision. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The cry's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the subdivision regulations and zoning ordinance. This is because preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If a preliminary plat application meets the standards, the city must approve the preliminary plat. The city's discretion in approving or denying a variance is limited to whether or not the proposal meets the standards for a variance. The city has a relatively high level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards for a variance. ANALYSIS OF REQUEST: Preliminary Plat The applicant is requesting approval of a preliminary plat to allow subdivision of the 0.83 -acre parcel at 1415 Garland Lane. Under the plan, the existing home on proposed Lot I (east lot) would remain, and the proposed Lot 2 (west lot) would accommodate construction of a new home. Tile existing lot is part of Kreatz Highview Acres, 3rd Addition platted in 1955. Section 500 of the subdivision regulations and section 21355 of the zoning ordinance include standards that preliminary plat applications must meet. Staff used these standards to review the application as follows: Adjacent Land Use Guiding Zoning North, South, East and West Single-family homes, Kreatz Highview Acres subdivision LA -1 RSF-1 Natural Characteristics of Site This site is located in the Minnehaha Creels Watershed District. There is a medium quality wetland ori the west side of the property. There are mature trees on the property and the request is subject to the tree preservation ordinance. The site in not located in a shoreland or flood plain overlay district. Previous Actions Affecting, Site The existing single family home on the property was built in 1956 as part of the Kreatz Highview Acres subdivision. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The cry's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the subdivision regulations and zoning ordinance. This is because preliminary plat review is a "quasi-judicial" action (enforcement of established policy). If a preliminary plat application meets the standards, the city must approve the preliminary plat. The city's discretion in approving or denying a variance is limited to whether or not the proposal meets the standards for a variance. The city has a relatively high level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards for a variance. ANALYSIS OF REQUEST: Preliminary Plat The applicant is requesting approval of a preliminary plat to allow subdivision of the 0.83 -acre parcel at 1415 Garland Lane. Under the plan, the existing home on proposed Lot I (east lot) would remain, and the proposed Lot 2 (west lot) would accommodate construction of a new home. Tile existing lot is part of Kreatz Highview Acres, 3rd Addition platted in 1955. Section 500 of the subdivision regulations and section 21355 of the zoning ordinance include standards that preliminary plat applications must meet. Staff used these standards to review the application as follows: File 2017010 Page 3 Subdivision and Zoning Requirements Required Proposed Meets Re uirements? Lot Arrangement Lot I — Existing Home Lot Width Min. 1 10 feet 100 feet Yes — existing non- conforining Lot Area Min. 18,500 sq. ft. 17,550 sq. ft. No - variance req. Lot 2 — fVest Lot Lot Width Min. i 10 feet 193 feet Lot Area Min. 18,500 sq. ft. 18,500 sq. ft.. Yes Yes Setbacks Lot I- Existing Houle Front 25 feet 18.5 ft. Yes — existing non- conforening Side 15 feet 16.1 feet Yes Rear 25 feet 56.8 feet Yes Lot 2 — rest Lot Front 25 feet 25 feet Yes Side East = 15 feet 30 feet Yes West = 15 feet from buffer 15 feet Yes Rear 25 feet 25 feet 'Yes Tree preservation 50 % saved (or reforest) 100 % Saved Yes * Discussed below Linder existing lot Tree Preservation This application is subject to the city's tree preservation regulations. Section 530 of the subdivision regulations requires preservation of at least 50 percent of the caliper inches of the significant trees for residential development sites, or reforestation and/or monetary restitution for any removal in excess of this threshold. A significant tree is defined as one being eight inches or larger in diameter for deciduous trees, and four inches or larger in diameter for coniferous trees. The tree survey indicates 367 caliper inches of significant trees on the site. The applicant submitted a tree plan indicating that all of the significant trees (140.0 percent) would be preserved. Consequently, the proposal meets the city's requirements for tree preservation. A condition is included in the attached resolution requiring that the applicant submit a revised plan that shows the disturbance zone and tree protection fencing. File 2017010 Page 4 Wetland A medium quality wetland is located on the west side of the property, and section 21670 of the zoning ordinance requires an average 30 -foot buffer in addition to a 15 -foot structure setback. The proposed buffer complies with the requirement. A condition is included in the attached resolution that would require the lowest floor of the new home be built at least two feet above the high water elevation of the wetland. Water Quality Section 524.09, subd. 1(d) of the subdivision regulations requires treatment of storm water runoff for those developments that create more than one acre of cumulative impervious surface. The subject property is 0.83 acres and therefore does not reach the one acre threshold requiring treatment of storm water runoff. Dedication ofPark Park Land The existing home was built in 1956 as part of the Kreatz Highview Acres subdivision. The City of Plymouth began collecting park dedication fees as part of subdivision approval in 1972. As a result, this site has never paid a park dedication fee. As part of platting two new lots at this time, the applicant would be required to pay a cash fee in lieu of land dedication for two dwelling units, pursuant to section 528 of the city code. This matter is addressed in the attached resolution. Existing LotMccess The existing lot was platted in 1955. According to the zoning ordinance from 1949, the minimum lot width at that time was 80 feet. The home was required to be set back at least 50 feet from Garland Lane and 15 feet from 14`x' Avenue. Therefore, the lot width along Garland Lane and existing setback to the property line along 14`x' Avenue are considered to be legally non -conforming. File 2017010 Page 5 Variance The subject property is a corner lot that contains 100 feet of frontage along Garland lane and 368 feet of frontage along 14th Avenue. The applicant is requesting approval of a variance to establish a lot that does not meet lot area requirements in the RSF-1 district as outlined above. Lot 1 would contain 17,550 square feet in area where 18,500 square feet is required. Lot 2 would contain 18,500 square feet. As shown below (numbers in red), the majority of the lots in the general area of the subject property meet or exceed the minimum lot area for lots in the RSF-1 zoning district of 18,500 square feet. However, the lot directly across 14"' Avenue was split through a lot division approval by the City Council in 1981 and a lot containing 18,461 square feet was created. i 36.113 sq. R. Findings k�. us s .fy. lfi�.StY� sry k;. 2 .252 sq. ti In review of the request, staff finds that all of the applicable variance standards would be met, as follows: 1) The requested variance, and resulting construction, would be in harmony with the general purposes and intent of the ordinance, and would be consistent with the city's comprehensive plan. 2) The applicant has demonstrated that there are practical difficulties in complying with the ordinance regulations, because: a. The applicant proposes to use the property in a reasonable manner. File 2017010 Page 6 b. The request is due to circumstances unique to the property that were not created by the landowner. c. The variance would not alter the essential character of the neighborhood as the lots would be consistent for both lot size and for lot width with the lots directly south across 14"' Avenue of the two newly created lots. 3) The requested variance is not based solely upon economic considerations. The applicant is requesting the variance in order to establish a single-family home site similar to the adjacent parcels. 4) The variance, and resulting construction, would not be detrimental to the public welfare, nor would it be injurious to other land or improvements in the neighborhood. 5) The variance, and resulting construction, would not impair an adequate supply of light and air to adjacent properties, nor would it increase traffic congestion or the danger of tire, endanger the public safety, or substantially diminish property values within the neighborhood. 6) The variance requested is the minirnum action required to address the practical difficulties. RECOMMENDATION: Community Development Department staff recommends approval of the preliminary plat and variance for "Garland Meadows" subject to the conditions outlined in the attached resolution.. If new information is brought forward at the public hearing, staff may alter or reconsider its recommendation. ATTACHMENTS: 1. Draft Resolution Approving Preliminary Plat and Variance 2. Applicant's Narrative 3. Variance Standards 4. Location Map 5. Aerial Photo 6. Notification Area Map 7. Site Graphics PIPlaming Applivalions/201712017010 CITY OF PLYMOUTH RESOLUTION No. 2017 - RESOLUTION APPROVING A PRELIMINARY PLAT AND VARIANCE FOR KEN HEYDA DESIGN, LLC, FOR "GARLAND MEADOWS" FOR PROPERTY LOCATED AT 1415 GARLAND LANE NORTH (2017410) WHEREAS, Ken Heyda Design, LLC, has requested approval of a preliminary plat and lot area variance for roughly 0.83 acres of land presently legally described as follows: Lot 4, Block 1, Kreatz Highview Acres Yd Addition, Hennepin County, Minnesota; and WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PLYMOUTH, MINNESOTA, that it should and hereby does approve the request by Ken Heyda Design, LLC, for a preliminary plat and variance for Garland Meadows, subject to the following conditions: 1. A preliminary plat and lot area variance are approved to allow the property at 1415 Garland Lane North to be subdivided into two -single family lots, in accordance with the development plans received by the city on January 26, 2017, and additional information on January 30, 2017 and March 2, 2017, except as amended by this resolution. 2, The requested lot area variance is approved, based on the finding that all applicable variance standards have been met, specifically: a) The requested variances, and resulting construction, would be in harmony with the general purposes and intent of the ordinance, and would be consistent with the city's comprehensive plan. b) The applicant has demonstrated that there are practical difficulties in complying with the ordinance regulations, because: I, The applicant proposes to use the property in a reasonable manner. 2. The request is due to circumstances unique to the property that were not created by the landowner, 3. The variance would not alter the essential character of the neighborhood as the lots would be consistent for both lot size and lot width with the lots directly south across 14"' Avenue of the two newly created lots. c) The requested variance is not based solely upon economic considerations, The applicant is requesting the variance in order to establish a single-family home site similar to the adjacent parcels. Res. 2017 - File 2017010 Page 2 dj The variance, and resulting construction, would not be detrimental to the public welfare, nor would it be injurious to other land or improvements in the neighborhood, e) The variance, and resulting construction, would not impair an adequate supply of light and air to adjacent properties, nor would it increase traffic congestion or the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. f) The variance requested is the minimum action required to address the practical difficulties. 1 Prior to release of the final plat for recording, the applicant shall: a) Pay the park dedication cash fee in lieu of land dedication for two new dwelling units, in accordance with the dedication ordinance in effect at the time of filing for the final plat. b) Revise the tree preservation plan to include the disturbance zone and the location of required tree protection fencing. 4. Prior to construction of the home on Lot 2, Block 1, Garland Meadows, the applicant shall obtain a building permit from the building division. 5. Prior to issuance of a buildin ermi# the applicant shall fulfill the requirements, submit the required information, and revise the plans as indicated below, consistent with the applicable city code, zoning ordinance, and engineering guidelines: a) File and record the final plat with Hennepin County. b) Receive city approval of final construction plans. c) Install and request inspection of tree protection fencing and silt fencing. d) Obtain the necessary right-of-way permits from the City of Plymouth Engineering Division to allow work in the 141h Avenue right-of-way. e) Provide a certificate of survey indicating a minimum of two front yard trees to be planted. f) Add water and sewer service connections to plan. Add note to contact Public Works at 763-509- 5950 a minimum of 48 hours prior to making any connections. g) Add note to patch roadway with a minimum of 4 -inch asphalt, 8 -inch class 5 or 7 -inch and 12 - inch select granular, or match existing, whichever is greater, Asphalt shall be saw cut. Add typical detail for curb and gutter replacement. h) Add the high water elevation for the wetland to the plan. i) Add elevations to the proposed house including basement floor, low floor, garage floor, driveway grades, etc. to the plan. The lowest floor elevation for the new home shall be at least two feet higher than the high water elevation for the wetland. j) Add drainage arrows for both Lots 1 and 2 and show how drainage from Lot 1 will go around Lot 2. k) Show EDF for wetland west of Lot 2. 1) Remove existing fence from the wetland. m) Show erosion and sediment controls, i.e. silt fence, inlet protections, rock entrance, etc. n) Add wetland buffer monuments on two western lot corners on Lot 2. o) ©btaIn any necessary permits or provide any required BM P's from Minnehaha Creek Watershed District. Res. 2017 - File 2017010 Page 3 Standard Conditions: a. Silt fence shall be installed prior to any construction. b. Retaining walls over four feet require issuance of a building permit and a minimum three-foot fence installed on top. c. Removal of all hazardous trees at the owner's expense. d, No trees shall be planted in the public right-of-way. e. The preliminary plat and variance shall expire one year after the date of approval, unless the property owner or applicant has applied for final plat approval, or unless the applicant, with the consent of the landowner, has received prior approval from the city to extend the expiration date for up to one additional year, as regulated under section 510 of city code. APPROVED by the Plymouth City Council this ***** day of * * * * * * * STATE OF MINNESOTA) COUNTY OF HENNEPIN) SS, The undersigned, being the duly qualified and appointed City Clerk of the City of Plymouth, Minnesota, certifies that I compared the foregoing resolution adopted at a meeting of the Plymouth City Council on ******* with the original thereof on file in my office, and the same is a correct transcription thereof. WITNESS my hand officially as such City Clerk and the Corporate seal of the City this day of City Clerk Kenneth J Heyda 200 Niagara Ln N Plymouth, MN 55447 January 26, 2017 City of Plymouth 3400 Plyrnot:th Boulevard Plymouth, MN 55447 City of Plymouth: 110 7011 t7 APPLICANT'S NARRATIVE I am proposing the splitting of the lot situated at 1415 Garland Ln. N Plymouth, MN 55447. I. i believe that the variance and the resulting construction project, two single family homes, would be in harmony with the comprehensive plan and the neighborhood. Z The difficulty in complying with zoning is that the lot is about 95o sgft short of being a conforming lot. The lot requirement for the zoning district is 1€3,500 sgft. I am requesting a variance on the existing house lot. The second lot will be of the required size and in conformity to the zoning code. a. The lots will both be used as a residential building lot as allowed by the chapter. b. The lot if 3' wider or 9' deeper would not require a variance. c. The variance if granted would not alter the character of the locality as the lot directly across the street, 14ti' Ave. has been split and one of the two lots is non -conforming to the zoning, the lot being under the 18,500 sgft required by the zoning, 3. The request to split the lot is rust based OFT e4UrocoUM redswis; by splitting the lot and building two singie family homes vs tearing down the existing and building one large home, I can keep the homes sized more closely to the size of homes in the neighborhood vs building a larger home that would not fit the scale of the neighborhood. 4. f believe that the variance and resulting project would be a benefit to the neighborhood and public welfare, as new construction often adds value to adjacent properties and more housing increases city revenue and population. 5. The project would not impair light, or increase traffic or affect public safety as it is only one additional residence. 6. The variance is the minimal action required to address the difficulties vs a rezoning to RFS -2 which requires only 12,500 sgft per lot. Sincerely, Z Kenneth J a Ken Fleyda Design, LLC LIC #BC634662 512-221-6995 City of PI Y mouth Adding (duality to Lif., Cammunity Development Department 3400 Plymouth Boulevard Plymouth, MN 55447 (763)509-5450 FAX (763)509-5407 ZONING ORDINANCE VARIANCE STANDARDS The City Council or Zoning Administrator may approve a variance application (major or minor, respectively) only upon finding that all of the following criteria, as applicable, have been met: 1. The variance, and its resulting construction or project, would be in harmony with the general purposes and intent of this Chapter, and would be consistent with the comprehensive plan. 2. The variance applicant has satisfactorily established that there are practical difficulties in complying with this Chapter. "Practical difficulties" means that: a. the applicant proposes to use the property in a reasonable manner not permitted by this Chapter; b. the plight of the landowner is due to circumstances unique to the property that were not created by the landowner; and c. the variance, if granted, would not alter the essential character of the locality. 3. The variance request is not based exclusively upon economic considerations. 4. The variance, and its resulting construction or project, would not be detrimental to the public welfare, nor would it be injurious to other land or improvements in the neighborhood. 5. The variance, and its resulting construction or project, would not impair an adequate supply of light and air to adjacent properties, nor would it substantially increase traffic congestion in public streets, increase the danger of fire, endanger the public safety, or substantially diminish property values within the neighborhood. 6. The variance requested is the minimum action required to address or alleviate the practical difficulties. Section 21034 -Plymouth Zoning Ordinance Forms: 7[ 7variancestds. docx ... ....... ... ... . ....... .... Ken Heyda Design, LLC 7475 Garland Larne North Request for a preliminary plat, final plat and variance 375 187.5 0 375 750 Feet �ity of Plymouth, Minnesota ...... -LU .... Legend ffm C, Comercial II t l CC, City Center i l f l co, Commercial office IF, Planned Industrial LA -1, Living Area 1 LA -2, Living Area 2 LA -3, Living Area 3 LA -4, Living Area 4 LA -R1 LA -R2 LA -R3 I A -R7 P -I, PubliclSemi-Publidlnstitutional Aerial Photograph - 2017010 City of Plymouth, Minnesota 125 62.5 5 125 250 mmmmmmmmmmd Feet Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Date: 12/21/2016 Buffer I — w � • uakw2( 8-2'2-32 1 Y- w 29-118-22-31 n 0 m y m 17th Avenue Dort w J -- — Y T w P � F y � 29- 18- 829-118- Y 29-118-42--33 2-33 143': tr,ur -Ft T w m 32-118-22-22 32 -118 - -1 8 - Buffer Size: 750 feet Map Comments: 2911822340042 HENRY J PASTICK ET AL TRS 1415 Garland Lane North Plymouth, MN 55447 0 120 240 480 ft I i l I 1 [-I Y l For more information contact: Hennepin County GIS Office 340 6th Street South Minneapolis, MN 55487 gis,info@hennepin.us C� SCPP-CLYi56 =%V� 4PiCCLYS56.3WOHd �"' �" �'•"' yFSFF HW'3R fl QIiOI 3M1IM� MgYIIM'M 9tt RRn � - 1Y1i°' 9tl3Nlff/e aFM'L3"OS'V"'S DN3MI0N3O ".}iVl°S�1VI'30SSt1'S'�i1�8N021`.1 £ b��km6Yb�H6Scmoh�b'�b5.b66o��bbb��k'=� Z g r � Q 6 cam' cn [Y Q y S Y � O ❑ :ga � 0 cA 2.11w� r z vi vQ Q ¢ !2 z LIJ _ww �r J 4 4 > = z a 2 ® d M Q 4 U LU uJ x aO 7i EL LU JLU Ct! 4 z w > Y U w 2 p O r n 2 m � A] H O LL0 g r � 6 cam' S pny $ U y S Y � "� # �gg � :ga � s =a w �r PKQ m arc. a �I pip 06 O3nTR il s& In N I z 2 y C' o E nm e y{ Rpx Hill gg lta� 5a lags lag Iai I • J _'�:g 3 3 $ �� X39 �` Rg 22 G @5 4 yL.0 V +�f Ssn y y y,o� 67� a'o�R_ LyLy a N[QjX �4 iIIA hh N 2 V oC PKQ m arc. 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