2003-02-06 Planning Report
(
(
..
MO.'MWII' AIIOC'A'ID COMIU,"'AM'I" 'MC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
Albertville Mayor and City Council Members
Albertville Planning Commission
Mike Darrow I Alan Brixius
February 6, 2003
Albertville - Towne Lakes PUD Phase II
163.06 - 02.40
BACKGROUND
As you are aware, Contractor Property Developers Company (CPDC) has submitted
applications to rezone an area from R-1A and B-2A to PUD preliminary plat. The
proposed site is between School Lake and Mud Lake in the northeast quadrant of
Albertville. The applicant is proposing to develop roughly 93 acres of land that will
include "traditional neighborhood" designs. Within Phase II, a total of 215 units with a
net development density of 2.41 units per acre are being considered as well as
business commercial along the western portion of the proposed site along County Road
19.
On January 9th, 2003, a technical report was prepared for the applications. Within the
report, staff recommended that 21 items be considered for the requested rezoning and
preliminary plat. The applicant has submitted both graphic and a narrative response to
these items. Below are the recommendations from the January 9th, 2003 report,
followed by the applicant and staff response.
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Design Guidelines
Component Plan
Preliminary Plat
Site Plan
Landscape Plan
Street Loaded Detached Homes
Alley Loaded T ownhomes
.. :t
(
Exhibit H:
Exhibit I:
Exhibit J:
Row Townhome
Residential Street Sections
Concept Layout
1. The applicant should submit a ghost plat to illustrate the logical street
extension and subdivision designs for lands located outside the plat at the
northeast boundary line.
Applicant response: We will bring a ghost plat back to the February 11, 2003 meeting
but it most likely will be similar to our previous design. We would like to point out our
development is proposing to provide street and utility access to site with this proposal.
Staff response: The applicant has provided two conceptual plats of the D' Aigle
property. One alternative is with 15,000 sf Single Family lots and the other is with a mix
of Detached Town Homes and 15,000 sf Single Family lots. Staff recommends that all
lots be a minimum of 15,000 sf. No angled lots will be permitted and all lot lines should
be radial to the street. To facilitate these concepts the southern cul-de-sac will need to
be extended to the east property line.
2. The applicant needs to provide detailed housing designs illustrating the
exterior wall treatments of all the medium density multiple family product.
Said product must illustrate at least 25% of each wall exterior having brick or
stone or better.
Applicant response: We don't believe City Ordinances in this development should
specifically prescribe or restrict the historic design of the homes in the neighborhoods.
Through PUD zoning we requested the flexibility to continue the small town
neighborhood theme from Phase I. We request that this condition be modified to reflect
similar architectural design guidelines uses in Phase I.
Staff response: Phase I didn't include the use of twinhomes or townhomes. Flexibility
may be granted by the City through a PUD. The applicant must submit specific
stand~rds for the exterior treatments of all medium density units. Until specific
standards are submitted to the City, staff recommends that said products must illustrate
at least 25% of each wall exterior having brick or stone or better.
3. The applicant must illustrate separate utility connections for each of the
townhom'e units to allow separate water turnoff and sewer connections.
Applicant's response: We will revise the utility plans to reflect this.
4. The applicant should provide a block-by-block typical standard layout
illustrating house placements "by housing product type on the lots that
illustrate setbacks, driveways, streetscape arrangements, and on-site parking.
2
~ $
Staff response: The applicant has provided block-by-block typical standard layouts
which illustrate house placements. To address the Planning Commission's concerns for
( off street parking and garage placement too close to the street, the front setbacks for
garages in the Single Family and Detached Front Load Town Home lots are now
proposed at 24 ft minimum standard with a minimum 9 foot garage setback from the
front of the home unless the lot is a,looklwalkout. In this case the applicant is proposing
the garage setback still be the minimum of 24 ft back from the R-O-W.
Within the 15,000 sf lot neighborhood, the applicant is requesting a 20 ft front yard
building setback be granted in an attempt to keep some consistency in the
neighborhood character and minimize shoreland impact to Mud Lake. This may be
appropriate if there is a minimum 9 foot garage setback from the front of the home.
5. Lot 12, Block 17 must be enlarged to a minimum lot width of 65 feet
Staff response: The applicant has enlarged these lots to meet the 65 foot requirement.
6. Guest parking should be illustrated in Block 1, Common Lot 17 and Block 18,
Common Lot 9, and Block 20, Common Lot 5.
Staff response: The applicant has provided additional guest parking within these areas.
If the applicant wishes to provide bump out parking on any of the public streets, it must
be included on the site plan and reviewed by the City Engineer.
7. The Planning Commission and City Council work with the applicant to resolve
flexibility regarding front yard setbacks, house placement. The information
that is required for this shall be a typical lot arrangement that illustrates house
placement that addresses setbacks, driveway locations, streetscape
arrangements, and on-site parking.
Staff response: The applicant has provided a template of setbacks for each of the
proposed neighborhoods.
8. The applicant shall provide a revised plan that illustrates a buffer yard 20 feet
in width extending south of 70th Street. Said plan shall provide intense
landscape screening from the residential properties that abut this street.
Staff response: The landscape plan has been revised to add the requested landscape
buffering along 70th Street.
9. The City shall undertake a study to determine the cost of improving both
County Road 19 and 70th Street as minor arterial streets and assign a cost
associated with their development to the Towne Lake Phase II residential
development. Said money shall be set aside in escrow to help finance these
later street improvements.
\
3
(~
(
Applicant's response: We reserve judgment and the right to appeal escrow amounts
until we see the costs associated with this study and improvements.
10. Towne Lakes ~)feliminary plat shall illustrate a dedication of 70 foot of right-of-
way along 70t Street.
Applicant response: We are willing to dedicate the 50 feet of R-Q-W as requested and
provide for the 20 foot landscaping buffer along 7(fh Street. The recent request to
increase the R-Q-W to 70 feet is unfounded and we request data to support the need for
such excessive R-Q-W. Additional R-Q-W will result in a loss of lot sizes.
The additional right of way dedication along 7(fh Street has necessitated the need to
modify dwelling typesl/ot and street configuration north of Street 2. We have deleted
the Twin Homes and replaced them with Detached Town Homes for a net loss of 6
overall.
Staff response: Staff recommends a 60 foot R-O-W between Street 1 and the eastern
most section of the plat. However, due to improvements on County Rd 19 and 70th, a
70 foot R-O-W will be required between County Rd 19 and Street 1.
11. The following streets shall be revised on the plat to show a minimum street
width of 32 feet for West Lake Town Drive east of the roundabout extending to
Towne Lake 2nd Addition and. Lakewood Drive, Street 1 north and south of the
roundabout.
Applicant response: We will modify the plans to the requested street widths, except for
Lakewood Drive. We feel strongly that Lakewood Drive remain as a residential street
similar to West Towne Lake Drive in Phase I which was built to 28 feet wide.
Staff response: City staff and the City Engineer will review the request for Lakewood
Drive.
12. All public streets having a width of 24 feet shall have posted no parking.
Applicant response: We also may look at increase street width in some areas to 26 feet
to have parking on one side of the street.
13. Street 2 extending between Street 1 and County Road 19 shall be eliminated
from the plat.
Applicant response: According to Assistant County Engineer, if County Road 19 is
upgraded with a raised median I divided highway then they would permit a right in I right
out at this location. We request that the condition be modified to read "Street 2,
extending between Street 1 and County Road 19, shall be removed if the applicant I
4
(
(
\
developer is unable to obtain a driveway access permit from Wright County Department
of Highways."
14. All street improvements including streetscape amenities, sidewalks on both
sides of the street, landscaping, street lighting, and signage shall be installed
at the expense of the developer.
Applicant response: In agreement.
15. Private alley identified as Outlot E shall remove landscape medians.
Applicant response: We believe it is more important to have medians for traffic c1aming
measures. The alley will be private and maintained by the HOA.
Staff response: The applicant's standard lot layout indicates a distance of 12 feet from
street curb to the landscaped median on both sides. There will not be curb cuts
adjacent to the landscape medians, therefore the proposed medians are acceptable.
16. All stormwater drainage and management shall be subject to City Engineer
review and approval.
Applicant response: In agreement.
17. All utilities associated with the development shall be subject to the City
Engineer review and approval.
Applicant response: In agreement.
18. Wetland delineation and wetland mitigation plans shall be subject to approval
by the City subject to comments by the City Engineer.
Applicant response: In agreement.
19. An EAW is required for the proposed development. Said EAW must be
determined to have a negative declaration prior to approval of the preliminary
plat.
Applicant response: In agreement.
20. Park land dedication of 8.2 acres is deemed appropriate by the City and
accepted. The difference between 10% land dedication required by ordinance
and the land dedication being proposed shall be compensated with a cash
contribution.
Applicant response: At the January 14th, 2003 Planning Commission Meeting, the
Park Dedication fees should be recalculated less the R-O-W area being dedicated for
5
(
County Road 19 and 70th Street. We will be providing a park plan for consideration
which will build and maintain similar to Phase I which exceed the park dedication
requirements.
Staff response: The applicant has indicated that additional plans for park
improvements. If said improvements meet the 10% land dedication required by
ordinance, no additional park dedication will be necessary.
21. The conditions of the PUD approval shall be outlined in a PUD agreement
which will include all provisions, all flexibility, and conditions that will govern
future development of the plat. Said agreement shall be entered into by the
developer and the City.
Applicant's response: In agreement.
CONCLUSIONS AND RECOMMENDATIONS
Commercial PUD. The applicant submitted planning and design guidelines for The
Shoppes at Towne Lakes on February 5, 2003. Staff did not have a sufficient amount
of time to thoroughly review these plans and guidelines for the Planning Commission
meeting. Therefore, staff recommend tabling the concept plan until for the March
Planning Commission in order to allow staff to provide a thorough review.
Variances Aside from the PUD flexibility, a number of variances are also required. The
applicant and City staff has met with DNR staff to discus the need for two variances
associated with the approval of the Towne Lakes PUD. The first variance deals with
exceeding the 30% impervious surface. In discussion with the DNR, they recognize that
the overall site design provides sensitivity to the existing lakes and felt comfortable with
the variance form this requirement. In this respect, City staff agrees with the DNR
assessment and recommends approval of a variance allowing for impervious surface in
excess of 30% provided the following items are addressed:
1) The site plan provides a 200+ foot setback from the OHWM from all development
from School Lake.
2) The applicant incorporate stormwater treatment measures to increase the water
quality entering the lake.
The second variance that is necessary deals with maintaining at least 50% of the
project being preserved as open space for public and private enjoyment and at least
half of that preserved open space is required to be in Tier 1. Again, in discussion with
the DNR, it was recognized that this is impossible in light of the small amount of Tier 1
space we have. The overall open space does represent 50% of the overall site,
6
(
however, the Tier 1 application cannot be met and is seen as a physical hardship
unique to the property. In this respect, staff recommends approval of that variance.
Preliminary Plat Staff recommends approval of the preliminary plat and variances
subject to the following conditions:
1) All lots within the ghost plat shall be 15,000 square feet. No angled lots shall be
permitted and all lot lines should be radial to the street. The southern cui de sac will
need to be extended to the east property line.
2) The applicant shall submit specific standards for the exterior treatments of all
medium density units.
3) The applicant must illustrate separate utility connections for each of the townhome
units to allow separate water turnoff and sewer connections.
4) The City shall undertake a study to determine the cost of improving both County
Road 19 and 70th Street as minor arterial streets and assign a cost associated with
their development to the Towne Lake Phase II residential development. Said money
shall be set aside in escrow to help finance these later street improvements.
5) Towne Lakes preliminary plat shall illustrate a dedication of 60 foot right-of-way from
Street 1 to the eastern portion of the preliminary plat. The preliminary plat shall
illustrate a dedication of 70 foot right-of-way from County Rd 19 until Street 1.
6) All stormwater drainage and management shall be subject to City Engineer review
and approval.
7) All utilities associated with the development shall be subject to the City Engineer
review and approval.
8) Wetland delineation and wetland mitigation plans shall be subject to approval by the
City subject to comments by the City Engineer.
9) An EAW is required for the proposed development. Said EAW must be determined
to have a negative declaration prior to approval of the preliminary plat.
10)Park land dedication of 8.2 acres is deemed appropriate by the City and accepted.
The difference between 10% land dedication required by ordinance and the land
dedication being proposed shall be compensated with a cash contribution. If
additional improvements meet the 10% land dedication required by ordinance, no
additional park dedication will be necessary.
11 )The conditions of the PUD approval shall be outlined in a PUD agreement which will
include all provisions, all flexibility, and conditions that will govern future
7
\.
(
\
development of the plat. Said agreement shall be entered into by the developer and
the City.
pc:
Linda Goeb, City Administrator
Mike Couri, City Attorney
Peter Caison, City Engineer
Dave Hempel, CPDC
Cory Meyer, Westwood
Linda Fisher, Attorney
8
CITY OF ALBERTVILLE
City Council
Findings of Fact
& Decision
Albertville- Towne Lakes PUD Phase II
Rezone I PUD I Preliminary Plat I Variance
Applicant's Name: Contractor Property Developers Corporation
Request: Contractor Property Developers Corporation submitted an application on
December 18, 2002 to rezone an area from R-1A to PUD, Preliminary Plat, and
variances from the 30% impervious surface standard within the Shoreland area and
50% open spaces required for the Tier 1 Shoreland area for plans dated and revised on
January 30, 2003.
City Council Meeting Date: March 3, 2003.
Findings of Fact: Based on review of the application and evidence received, the City
Council now makes the following finding of fact and decision:
A. The legal description of the subject property is as follows:
See Attached.
B. The planning reports dated January 9, 2003 and February 6, 2003 from Northwest
Associated Consultants is incorporated herein.
C. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
D. Traffic generated by the proposed use is within capabilities of streets serving the
property as proposed.
E. The requirements of the Albertville Zoning Ordinance have been reviewed in relation
to proposed plans.
F. The proposed actions have been considered in relation to the specific policies and
provisions of and have been found to be consistent with the Comprehensive Plan.
G. The proposed development will be compatible with present and future land uses of
the area.
H. The proposed use conforms to all applicable Zoning Ordinance performance
standards.
I. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
J. The Planning Commission held a public hearing on February 11, 2003 to consider
the development application and take public testimony. The Planning Commission
recommended that the Council approve the development application subject to the
conditions outlined in the January 9, 2003 and February 6, 2003 planning report.
Decision: Based on the foregoing information and applicable ordinances, the City
Council APPROVES rezoning an area from R-1A to PUD, Preliminary Plat, and
variances from the 30% impervious surface standard within the Shoreland area and
50% open spaces required for the Tier 1 Shoreland area. Approvals are based on the
most current plans dated and revised January 30, 2003 and information received to
date subject to the following conditions:
Variances of the 30% Impervious Surface Coveraqe within the Shoreland Area:
This variances deals with exceeding the 30% impervious surface within the Shoreland
Area. In discussion with the DNR, they recognize that the overall site design provides
sensitivity to the existing lakes and felt comfortable with the variance from the 30%
impervious surface provided that the following items are addressed:
1. The site plan provides 180+ foot setback from the OHWM to new residential
development from School Lake in Phase II exclusive of lots approved with Phase I
and the barn.
2. The applicant incorporate stormwater treatment measures to increase the water
quality entering the lake.
Variance from the 50% open space within Tier 1.
This variance deals with maintaining at least 50% of the project being preserved as
open space for public and private enjoyment and at least half of that preserved open
space is required to be in Tier 1. The overall open space does represent 50% of the
overall site, however, the Tier 1 application cannot be met and is seen as a physical
hardship unique to the property.
Preliminary Plat / PUD Rezoninq:
1. All lots within the ghost plat shall be 15,000 square feet. No angled lot lines shall
be permitted and all lot lines should be radial to the street as part of the
preliminary plat. The southern cui de sac will need to be extended to the east
property line.
2. The applicant must illustrate separate utility connections for each of the
town home units to allow separate water turnoff and sewer connections through
landscaped yards of the town homes.
3. The City shall undertake a study to determine the cost of improving both County
Road 19 and 70th Street as minor arterial streets and assign a cost associated
with their development to the Towne Lake Phase II residential development.
Said money shall be set aside in escrow to help finance these later street
improvements.
4. Towne Lakes preliminary plat shall illustrate a dedication of 60 foot right-of-way
from Street 1 to the eastern portion of the preliminary plat. the preliminary plat
shall illustrate a dedication of 70 foot right-of-way from County Rd 19 east to
Street 1 .
5. All stormwater drainage and management shall be subject to City Engineer
review and approval.
6. All utilities associated with the development shall be subject to the City Engineer
review and approval.
7. Wetland delineation and wetland mitigation plans shall be subject to approval by
the City subject to comments by the City Engineer.
8. An EAW is required for the proposed development. Said EAW must be
determined to have a negative declaration prior to approval of the preliminary
plat.
9. Park land dedication of 5.81 acres is deemed appropriate by the City and
accepted. The difference between 10% land dedication required by ordinance
and the land dedication being proposed shall be compensated with a cash
contribution. If additional improvements meet the 10% land dedication required
by ordinance, no additional park dedication will be necessary.
10. The conditions of the PUD approval shall be outlined in a PUD agreement which
will include all provisions, all flexibility, and conditions that will govern future
development of the plat. Said agreement shall be entered into by the developer
and the City.
11. The applicant shall provide the City with revised architectural guidelines that
illustrate the following:
a. Varying rooflines of attached townhome buildings.
b. Identify exterior finish treatments of all attached townhome units.
c. Provide at a minimum of four different housing fronts for attached
townhomes. No two side-by-side home fronts shall have the same
architectural design.
12. The applicant shall provide parking stalls for town homes located within the
southwestern portion of the site plan.
13. The applicant shall provide a minimum of 40 additional parking stalls within the
park area.
14. The applicant shall adhere to visual traffic and visibility provisions outlined within
Section 1000.8 of the City's Zoning Code.
15. Lot 3 Block 9, and Lot 11 and 12 of Block 3 are allowed to have twin home / two
family units per the design standards approved as part of the PUD.
16. Subject to City comments pertaining to grading, drainage, wetland mitigation,
utilities, and streets.
Adopted by the Albertville City Council this
day of March, 2003.
City of Albertville
By:
Don Peterson, Mayor
Attest:
By:
Linda Goeb, City Administrator
. (
~~TV Ok
Q<> ~
~~~
\- !
~ .lY
7856
WRIGHT COUNTY
DEPARTMENT OF HIGHWAYS
Wright County Public Works Building
1901 Highway 25 North
Buffalo, Minnesota 55313
Jet. T.R. 25 and GR. 138
Telephone: (763) 682-7383
FAX: (763) 682-7313
January 17, 2003
WAYNE A. FINGALSON, P.E.
Highway Engineer
(763) 682-7388
VIRGIL G. HAWKINS, P.E.
Assistant Highway Engineer
(763) 682-7387
RICHARD E. MARQUETTE
Right of Way Agent
(763) 682-7386
Honorable City Council Members and
Planning Commission Members
City of Albertville
P.o. Box 9
Albertville. MN 55301
Re: Preliminary Plat Review - Town Lakes 3rd Addition,
Access to CSAH 19, City of Albertville
Honorable Mayor, City Council Members, & Planning Commission Members:
We have received the preliminary plat for the above mentioned development that
consists of approximately 247 housing units that would be constructed on the east side
of County State Aid Highway (CSAH) 19. We have reviewed the preliminary plat
with regard to access and right-of-way issues along CSAH 19 only. Aspects of storm
drainage, street improvements, .and grading internal to the plat must be reviewed by
the City Engineer for conformance to city standards.
We offer the following comments:
1. The proposed development will need to maintain existing drainage rates
(i.e., the rate at which storm water is discharged from the site must not
increase). The City or project developer will need to submit before/after
hydraulic computations for both the 10 and 100 year rainfall events
verifying that all existing drainage patterns and systems affecting Wright
County Highway right-of-way will be perpetuated.
2. The southerly proposed access (across from 67th Street) meets the
County's 1320 ft. spacing requirement. The northerly proposed access
does not meet the spacing requirements, and will not be permitted. An
access permit will be required for the new access to CSAH 19. A
right-turn lane and dedicated left turn lane will be required to be
constructed on CSAH 19 for the southerly proposed access. Construction
of the required turnlanes will be a condition of access to CSAH 19. The
culvert under the proposed access road to CSAH 19 should be an RCP
pipe, and have a minimum 6: 1 sideslope, in accordance with the
County's access policy. Concrete curb & gutter (including raised median)
from the internal City street (West Laketowne Dr.) should end at the
CSAH 19 right of way line. Please forward a completed driveway
permit application, and fee, to Bruce Leinonen, Permit Technician, of
our office. .
Equal Opportunity I Affirmative Action Employer
Page Two
City of Albertville
January 17, 2003
3. All existing field and/or driveway entrances along CSAH 19 within the
plat frontage, shall be removed, as a condition of the access permit.
4. A right-of-way width of 80 feet from the centerline of CSAH 19 is
required and is shown on the preliminary drawings.
5. The proposed drainage pond, located just north of West Laketowne
Drive, must be moved (to the east) completely outside of the CSAH 19
right -of-way.
6. A utility permit will be required for any utility work within the CSAH
19 right-of-way. This will cover any sanitary, watermain, or storm
sewer work within the CSAH 19 right-of-way. Specific requirements
will be determined when a plan and utility permit application are
submitted to Bruce Leinonen, Permit Technician, of our office.
We trust that this information is helpful to you and if you have any questions or
concerns regarding the above comments please call me at 763-682-7387.
Sincere.lY, /)
..1/~;VLu1:Mx:J
Virgil G. Hawkins, P.E.
Assistant County Engineer
cc: Wayne Fingalson, County Engineer
Jay Wittstock, County Surveyor
Bruce Leinonen, Permit Technician
Steve Meyer, Maintenance Superintendent
Dave Hempel,€tmtractor Property Developers Company
Pete Carlson, SEH, Inc.
Linda Goeb, City of Albertville
Tom Salkowski, Planning & Zoning
Plat Review File No. 03-01
C:\Documents and Settings\vgh7387\My Documents\WPWIN\PLAT\ACCESS\Town Lakes 3rd csah 19 albertville.wpd
SUMMARY
(
EXAMPLE
~"
~ I. . :i~
";-'I~ L Ii
... ~tli,
:.~ r'''\i;j~-
<~;;r~:";;-
'1.:.' -;....,
..-~
-. '.-"
Decorative paving materials
Regularly spaced 3-4" caliper deciduous
boulevard trees.
Front yard planting must include foundation
planting as well as overstory trees. -
Careful tree & shrub positioning softens &
blends homes to the streetscape.
DETAIL
D. PAVING/FLATWORK
1. Flatwork and steps with decorative
nosings and detail are encouraged at th
front yard as well as the rear yard.
2. Decorative or colored paving is enco
aged. This includes decorative expansi;
joints, break lines, stamped and colored
asphalt ("Street Print" or equal), stampl
and colored concrete ("Bomanite" or
equal), brick or colored concrete, inter1c
ing pavers.
3. Position retaining walls and slopes tc
preserve trees where possible. Select w
materials and colors to compliment the
home design and material.
E. PLANTING
1. Site planting plan common and mus
include a plant list containing scientific
names, sizes and planting conditions
(balled and burlapped, potted, bare roo
container grown, tree spade, etc.)
2. Regularly spaced 3-4" caliper decidUi
boulevard trees should conform to ARC
guide site plan.
3. Front yard landscapes are to respon(
development planting and A.R.c. reCOl:
mended planting plan.
4. Front yard planting must include f01
dation planting as well as both overstol
deciduous and coniferous trees, unders
ry trees and shrubs.
F. REQUIRED PLANTING BUDGET:
1. The budget for the Landscape Planti
Plan must equal or exceed 2-3% of the
home's value.
G. REQUIRED LANDSCAPE PLAN
1. A professional landscape plan mus
prepared by a competent landscape
designer or landscape architect.
2. ARC reserves right to require addit
allandscaping (above the minimum lal
scape budget) on lots where side and ['1
house elevations are highly visible to
views from off-lot, and! or where lack
architectural design or detailing must 1
offset! screened with vegetation.
Pagl
.
SUMMARY
i' ".
(,
EXAMPLE
T
~
I
I
Select wet-association plants near
water and upland planting for higher
areas.
Traditional fencing materials of brick & iron.
DETAIL
H. NATURAL AREAS
1. Foundation plantings should be exec
ed in a manner consistent with each
home's style. (Soften blank walls, sheltE
entry walks, hedges for formal deSign.)
2. Natural areas refer to landscape fea-
tures which function as visual edges to
frame each lot. They help define the ot.:
door "rooms". In the front yard nature:
areas would generally be located close t
the street, possibly adjacent to the lot IiI
so the same idea could be continued by
the neighboring lot owner. In the bac.l(
yard natural areas are encouraged at or
about the rear and! or adjacent side pro
erty lines. Natural landscape treatment
should not replace foundation planting~
Natural areas must be mutually agree(
upon with the ARC and would include:
Examples:
a. Natural forest emergent vegeta-
tion theme:
b. Prairie grasses, wildflowers or
other pererinial ground covers.
c. Formal garden theme: Rose
bush garden, Formal perennial gar(
d Patch of forest theme: a stand of
young Aspen (this will require 10
to 20 trees, although they could be
as small as 1" caliper.)
I. DECK PLANTING
1. Decks to be shaded by at least one 2
1/2" caliper deciduous shade tree.
J. SOD
. 1. Minimum sod: front, side and 20' iJ
rear yard unless it runs into a 3:1 slope.
Slopes must be sodded and staked or
seeded with appropriate grasses, mulel-
other A.R.c. treatment.
K. FENCING
1. All fence designs must be reviewed
and approved by the ARC prior to inst.
lation.
L. SECURITY FENCES
1. Standard chainlink fences are not pe
mitted.
M. DECORATIVE FENCES
1. Front yard fences must be limited in
height, must be approved by A.R.C, ar
are strongly encouraged to ~e tradition
Design: ie. picket, wrought ll'on...
2. Vinyl white, tan or grey picket or
PagE
(
,
SUMMARY
EXAMPLE
Picket fences with larger posts at ends &
comers.
DETAIL
black. green or cream wrought iron fent
allowed in rear yards.
3. All fence designs must be reviewed ;:
approved by the ARC prior to installati.
4. If fences are used, gates and archwa'
are encouraged as a welcoming entry tc
property.
5. Privacy or utility screening must inh
grate with and compliment the architec
ture.
6. "Invisible fences" are encouraged she
be used for dog enclosures.
N. RETAINING WALLS
1. Preserve trees & compliment home
design with retaining materials & slope:
2. Construction details should be provi
for retaining walls greater than 3 feet
exposed height
3. Retaining walls should not exceed. 6'
wall in height and be constructed of ma
rials such as stone, veneer or decorative
concrete block (i.e., keystone). Break uF
larger elevation drops with stepped mu
pIe walls.
4. Landscape wall,surface materials an
colors shall be consistent with accent ffii
rials used on home.
O. MAIL/NEWSPAPER BOXES
. Mail and newspaper boxes will be pr<
vided and installed by the Developer.
p. HOUSE NUMBERS
. Front yard house address identificatic
standards (typeface & number height
requirements) must be met.
Q.LIGHTING
1. Exterior light fixtures should be in cl
acter & style of home.
2. Lighting sources should be indirect
where possible, with all lighting in sha
of white (no colored bulbs other than a1
holidays).
3. Spillover of glare must be avoided te
neighboring lots and light sources mus
shielded to prevent glare. Wall washes
be achieved through an eave or groune
mounted light fixture. Avoid soffit-mou
ed spot lights. ARC may allow such sp
only in areas not visible to street or fror
Pag'
. "
SUMMARY
EXAMPLE
A private space created by pool and terrace.
DETAIL
other lots.
4. Tree uplights should be recessed belc
groundl behind shrub masses or down
lights should be positioned within the
treesl out of primary view.
5. Integrate landscape lighting with dE
arborl postl bench & trellis elements.
R. DOG RUNS/HOUSES
1. Must be immediately adjacent to the
home and screened appropriately with
desig~ materials and trim similar to th
primary home.
S. POOLS AND HOT TUBS
1. Desig~ materials and layout must be
submitted for ARC review done in refer
ence to the ONR openspace plan requir
ments.
2. All pools and hot tubs should be fitt
to the landformsl terracesl porches and
decks. Above ground pools will only b
allowed on specified lots so they can ne
be seen by the public or are made to
appear as Ilin ground poolsll. Review a
easements prior to planning a pool.
3. Associated code-required security
fencesl retaining wallsl and lighting she
meet requirements described.
T. SPECIAL REQUIREMENTS
1. During construction each homesite w
be kept clean and free of debris. Each
builder will be held responsible for de'!:
which blows off the sitel so police your
site. If the developer must clean up tb
appropriate charges will be passed on.
2. Every owner and builder is responsi
to provide erosion control per all appli(
ble regulations.
Pag(
J
Towne Lakes
Albertville's New Small Town Neighborhood
Site Position Examples of Homes & Garages
II-
I
,
I
CIl
Jt:D
I
.
]DI
dfi
I.
J CJC7
r rant Loaded ( set Lack a minil1lum or- 6 feet
fr,?l1I the front of. the stl1lcturc or porch)
Side Loaded
11~
<l
.<J
I
.
. .
.
~b :
"
c:::> :
C>
. "
II
~ L
:J L
. =:n:::' c:::n:::J c:::::n:::J C
Full!J Recessed (set I:mck fl"Ol1Ithe front or-the
house a nlinil1ll1l1l of 1/:. the depth of the house).
Court9ard
:
c:J[
Rear Loaded
U bA6 J~ a
D <J
l::>- f n <:I
~ r> : Mil . d a : ofi=
( .. I~ Il d
\]1 If lC7 'C7 L-Ll 10 ' '=-lC7 c:::=Jt:7 L II
,
. ,..................
k-- __._._u_._... - 87/ ------- ---),
\ . !
(
\
~~~
f2
7~
~.~
1-
~'1
-
B
=::
~
v..
/'
6
~
~
"
..
. - X.
~
tJ
'-
~
~ ....~ ~ ~...~
c:7HWL-
l
~
~
J
u~
f~
~'~
-t-o~
...,..
. .
--
,.
r
: I
.~
. 1
, I
: !
I
I
, .
: i
, I
: ,
. I
- -/'
;:=
t
~
~ 3"
$ t~-
~ t[
~ . t
\
I
I
, !
,'_ IV _
~
1\
~
\'
~.
1:
...
*1
~dt
i
tJ 10 b
~:t- :x
~ ::E ~
-;Q.... ~ . ~
~i~:~
~i~t ·
.~ :~
I~ ~
~
*.
;~
'::$
"~
.~
~
-<
e;&/
.__ (' hAl\,J
~~..-.
,8 :
I
...
. )... '
~
~
::
~
S
\
~
~
"
.
:
~~
~~
~
. ri
· ~t r~ ~t I
,~\l\~~
. (/1- -
_ _~ K ~
~ ~ w_ 64tJC::-'U
tit
Design Guidelines
Architectural Review & Design Guidelines for:
(
",.. -.,
, ~TOWNE
~ ~KES
Albertville's
,New Smdll Town Neighborhood
I .
GENERAL
LOT
PLANNING
GUIDE
Careful siting of each home should seek to fit the topography, blend with significant existing vegeta-
tion, views, open space and other features that define the character of this neighborhood. These guide-
lines will further this goal by establishing criteria aimed at a~eving quality levels of landscape archi-
tecture and sensitive site plans. Our goal is beautiful streetscapes and open spaces, interesting and com-
plementary lot amenity features, paving and planting design. Careful consideration must be made ,~or
future additions: decks, fences, and screened porches. Consultation with an experienced landscape
design consultant is recommended at the early stages of home and site planning.
SUMMARY
Design for the
unique aspects
of your home-
site and the
neighborhood.
Refer to spe-
cific tree loca-
tions and ele-
vationsand
try to provide
a balance
between home
position, Jlfoot
print" an~
preservation
of significant
trees.
8/16/00
EXAMPLE
Summer
Peak
.1 . 'Horizon
2. Respect the existing topography and
work with it. Adapt it with natural fonru
and retaining that continues the lines of tl
home.
3. ARC may require maintenance of sigh
lines of other homes to natural or built
amenities.
2. Preserve undergrowth in protected fOJ
areas. Pathways are appropriate.
3. For Concept ARC Review Plan submi1
show the location, size species, and elevc:
of existing trees greater than 8 inches,in
diameter and oaks, hickory and sugar m
greater than 2 inches in diameter wi~i~
proposed area to be disturbed and Wlthil
feet thereof.
Pag
EXHIBIT A
II
SUMMARY
EXAMPLE
DETAIL
i
~~.,- -
t~~NAaorl,.
r~~-~-~~
- -,
.1 :1 l'
"
~.;:
~
~. "
Straight-in
garage wlmin.
35' setback: 3
car Tandem.
.. . .
Front loaded,
rear garage.
Comer home wI garage @ side street TA
IN'
THE
GARAC
continu,
~.
;.."
Home
wllumed
courtyard
garage 25'
setback.
..~
Side loaded garage.
. . .
Pagl
SUMMARY
Seecial uses
WIll be
approv~d by
Administrative
permit through
administrative
design review.
Attached sin-
gle family ,
3welling
homes for two
families are
encouraged on
comer lots and
beyond 200' of
eaCh other.
I
I
\
EXAMPLE
,
:, .', : ~ " Townhome
. (2-3 OUI
. . bldg .
'architec-
ture similar
to sur-
rounding
homes).
DETAIL
G. ACCESSORY DWELLING UNITS
1. 800 s.f. accessory dwelling units are
permitted in many Towne lakes homes.
2. "Flex space" designs for alternate use
garages/homes could provide space fOI
accessory dwelling unit, office, craft sp"
etc.
H. TWO-FAMILY HOMES
1. Design structure to look like single f
ily home, with garages at either end or
Pag!
I
\
i
SUMMARY
EXAMPLE
Front entry walk.
Natural areas.
DETAIL
2. Exterior design & massing, selected
style, detailing to appear as a larger sin~
family detached home.
I. HARD SURFACES/pAVING
1. DRIVEWAYS
a. Driveway gradient no greater thaI
15%. preferred drive not greater thaI
10% to 20' deep apron area at garage
greater than 4% slope.
b. Driveways to be narrowed in the
front yard area and curb ~t location:
2. FRONT WALKS
a. With or without a side walk, eac1
home is to have a walk from the fro
entry / porch to the back of curb, pre
ably with steps near the street right-
way line/back of sidewalk (except 11
with unusually long drives or steep
topography.
3. PAVED AREA
a. Homes without a front porch mw
have a paved surface of at least 100
s.f.. A deciduous overstory or under
ry tree, minimum 3" caliper must pr
vide shade for the area. Creative/m
use of paved surfaces is encouraged
Pag
:I
I I .
GENERAL
HOME
DESIGN
GUIDE
Provide each individual home its own identity and character. Homes must be aesthetically balanced,
with details consistent with the selected architectural style, and built with quality materials and work-
manship. Homes not demonstrating adequate design variety will not be approved by ARC.
SUMMARY
EXAMPLE
.....
.'7I!r ~
Trellis/arbor/pergola as garage
camouflage.
DETAIL
A. VISUAL IMPACfS
1. Create attractive off-lot visual impa(
Be mindful of the home's massing as SE
from surrounding road approaches ane
when viewed with other adjacent and ~
round homes. Avoid unaccented 2 & 3
story facades.
2. Respond to each lot's on and off- sitl
opportunities to help define the vie~s,
home's outdoor spaces and guide posi-
tions of home interior spaces
3. Select! design home floor plans that
establish a friendly relationship with tl1
street via porches, decks, gradual level
changes and anteways, entry sitting arE
courtyards, patios, terraces, sheltered
entrys, etc.
4. Price efficiency can come with simp]
lower room-count, "box-on-box" floor
plans, blended with modern, shared-SF
room layouts.
5. "Stage front" appearance will not bE
approved. The home's sides and rear
should support the style of the home's
. front elevations, with similar trim, deta
ing & sidings.
6. De-emphasize! camouflage garages
with setbacks from home front, with
porch extensions, arbors, trellises, win~
walls or retaining walls. Hide garbage
recycle bins through design.
7. Add steps from garage to home, pre
vide headroom at garage service door.
Allow space for added risers in garage
and! or transition rooms within home,
such as laundry! mudroom. Design
should reduce impact of blank area abc
garage door(s) (ie. lowered roof line,
trim! details.)
PagE
.
SUMMARY
Provide main
floor elevation
that is raised
2 1/2 to 3 feet
above the
street eleva-
tion. 5 to 7 ris-
ers typical.
i
\
EXAMPLE
With reduced front setbacks (that
encourage neighboring), raise
home to protect privacy.
DETAIL
B. HOME TO BACK OF CURB
ELEVATION
1. Raise home, with added front steps
to capture an old traditional look par-
ticularly with reduced setbacks... can
turn on-grade homes to look-outs,
look-outs to walkouts.
C. ROOF PITCHES
1. The roof on each home is one of the
most important visual masses on the
house. Roof slopes and overhangs mus
be appropriate to the selected individua
style: Research your style, know its con
ventions.
2. Design and refine well thought out.
simple and strong roof forms. Increase(
roof pitches are generally preferred (exc
for some bungalow and prairie styles.)
D. HARDSCAPE
TERRACES/PORCHES/OUTDOOR
LIVING SPACE
1. Outdoor living spaces can provide efj
tive transition between home, outdoors,
and a place of interaction with neighbOJ
These could include patios, decks, gar-
dens, terraces, seating areas. If a porch
terrace is prepared shown and labeled,
should be of sufficient size to allow seal
ing for 2, minimum. Sheltered entries
(without seating areas are acceptable) b
then a terrace or other hard surface seat
area at the front of the home must be pl
vided.
PagE
)
I I I .
DETAIL
HOME
DESIGN
GUIDE
The design of the homes for Towne Lakes will require a blend of standardized plans and custom adap-
tation to site and home owner needs and likes and Towne Lake's streetscape will grow in character
from the addition of one tasteful home after another. This depends a lot on details.
(
SUMMARY
EXAMPLE
(
DETAIL
A. PREFERRED STYLES
· Designs utilizing modern floor plans
within an architectural theme.
. Colonial, · victorian, · federal, ·
farmhouse, · cape cod, .tudor · stick,
. shingle, (early) prairie school · arts
& crafts bungalow.
B. PREFERRED MASSING
· 2 story, · story & 1/2, · ranch, · 2
story with attic dormers.
c. GARAGE TREATMENTS
1. Use two-story 1 dormer elements ove:
garages for architectural interest and bOI
space.
2. Garage door accents and detailing
should be used to break up its scale &
designed to echo home stylel detailing,
making it look less dominant, more a co
tinuation of the structure. Do not use pI
flush steel doors.
3. Where there are garage walls with n(
doors, there should be windows that me:
other windows & triml architectural det
of the home.
4. In area below floor line and above
grade, use stone, Cultured rock, siding
extensions, lattice, .brick, stucco and
"band" 1 verge boards.
D.ENTRYPORCWSTOOP
1. Provide a stoop or entry porch (of us
able size), large enough for plants and 5
ing. They should be covered. by an oveI
hang, roof, trellis, portico or detail appI
priate to home style.
2. Where a smaller sheltered entry is
planned, provide an entry setting such
veranda, deck or patio suitably sized fOJ
minimum of two chairs.
Pag.
SUMMARY
EXAMPLE
(
.
. ,
. .
I. \ , I
I. -', 'I
, -'"',._~
'I ,__...... .
~ l
!~." ~ ~ .u~ , "!m'
I!. olIi', . .
;. ; i. . ."
(
"
DETAIL
E. ROOF MATERIALS
1. Well proportioned overhangs, fascia,
gutter, soffit, frieze, window trim &
details, skirt board & corner treatment,
supportive to selected dominant archite
tural style.
2. Roof materials may include cedar
shakes, copper, slate, or a minimum of
lb. tabbed asphalt, "dimension" shingle~
Small amounts of prefinished standing
seam metal may be acceptable. Colors
should be muted, dark shades with sha(
ow coloring.
3. Valley flashing of copper, prefinished
metal, or interwoven smngles are pre-
ferred.
4. Gutters and downspouts must be int
grated to color and style of house.
5. Functional roof vents are encouraged
Continuous covered ridge vent, shingle-
over type should be used. Avoid! minirr
box vents.
· F. ARCHITECfURAL SIDING &: TRIJ
1. Use materials & Architectural trim cc
sistent with home and selected home st;
2. Use vents, recessed bays & cantileve!
to create interest & shadow lines.
~
3. Exterior materials of masonry brick.
stone, stucco and natural wood are pre-
ferred. Use great care in selection of"e
tured stone" products for ARC. SamplE
are required.
4. Stained & prestained wood, clad,
cementous materials or composites will
accepted if sample or manufacturer's Ce;
log .with trim indicated and color specif
are submitted. b Other vinyl sidings me;
be approved by ARC. Wolverine vinyl
ingl trim system is ARC approved.
Specific colors and treatment must be A
approved for each home.
. G. MASONRY - BRICK/STONE,
CULTURED STONE.
1. The first masonry on the house shoul
be the fireplace chase, if visually promi.
nent.
2. Masonry fronts must wrap comers t.
logical stop, but no less than 24" .
3. Masonry, if used, apply in locations
most visible.
Pag
SUMMARY
"
\
EXAMPLE
L~I_~tr
l: Ij1IJ 8 I""
21'~...:.,,:
!jl~ r.!UWWUlW1WtmHlllll1J~rr7
DETAIL
4. Columns must be sized appropriate
their height and building mass support
H. FIREPLACE CHASE/CHIMNEY
1. Should reflect the home's style.
Masonry chimney is preferred.
2. Decorative chimney caps! screens ar
encouraged.
I. DIREcr VENT FIREPLACES
1. Are permitted but boxed out "dog-
house" forms are not allowed.
2. Chimney caps should be detailed fit
top of box type design.
J. DOORS AND WINDOWS
1. The entry door is expected to be a
dominant feature. Sidelights and tran-
soms are encouraged.
2. Use energy-efficient, quality doors &
windows selected to fit the architectura
style.
3. Select window grilles to be in chara<
with architectural style.
K. WINDOW TRIM
1. Wmdows must have exterior trim c
sistent with selected architectural style;
elevations.
2. Windows and doors may be painte
natural wood, aluminum, or vinyl cla<
3. Shutters, if used, should be sized to
look as if they could close over entire v
dow. Do not use with multiple windo
groups.
L. DECKS
1. Must be consistent with home
design! style and should be anextensi<
of the home.
2. Above ground decks must be suppc
ed with 91!4"x91/4" or equal mass
columns where visible*, designed in cl
acter with the massing of the home.
Minimum of 6"x 6" column where dec
will not be visible* from existing or
future streets or residences. If deck iE
more than 2' above grade and visible*,
screening below deck must be provide
Home materials must extend to deck
detailing.
Pag(
SUMMARY
EXAMPLE
(
!
\.
DETAIL
.visible; from existing or future streets,
homes, parks or openspace.
3. Handrailing design and detailing
should be consistent with the home's d
sen style.
4. Cedar, redwood and wood composit
wood construction is encouraged. Pain
or stained depending on home style.
5. Future construction! decks should b,
included with the plans for approval, b
indicated as future construction. Wher,
doors are provided to a deck, a minimt:
4' -x6' wide deck must be built.
M. TRASH ENCLOSURE
. Accommodate garbage and recycle bi
through added garage width or depth,
wing-wall extensions, fence enclosure
extensions, retaining walls. .
Page
IV.
SUMMARY
(
\.
DETAIL
SITE
EXAMPLE
~'. ~. ~
~ fT~TJ'
:[ --Jt
~
jJ- iJ
I Ij ~::~
-,,:~;;f~. ~::~'
, , , 1; n i'WI nil t:::- ,
-:i, r;lj!kll-;'k~r,.o.l:'
; u;Q<;ljijilUr< ';-
DESIGN
GUIDE
DETAIL
A. LOT PREPARATION
1. Lot development plan and landscape
plan must be prepared by competent, exp
enced landscape designer or landscape
architect.
2. Completely fence trees that are to be
saved at a distance of 1.5 feet times the trE
diameter in inches.
B. CORNER LOTS
1. Comer lots will have special review
ensuring that each exposure to the street 1
received equal landscaping attention.
C. GRADING
1. Builder's and owner's responsibility tl
prevent erosion and assure positive
drainage.
2. Show erosion control plan and schedul
of tasks.
3. Show locations of topsoil stockpiles an
fill soil stockpiles, and proposed silt fence
4. Avoid abrupt slope intercept between
existing and disturbed soil surfaces, and
encourage rounding which blends into th
natural grade.
5. Create contour and grade changes to
enhance privacy, visual in<<:rest and ampl
plant material impact.
6. Sod all swales. Minimum: swales min
2% swales, minimum drainage slope 6" iJ
first 10' away from all building sides. 1%
hard surface.
7. Contour site to protect mutual draina~
issues and existing or potential basement
8. Design, materials and layout must be
submitted for ARC review.
Page
I
flU
I. ~!
I !i
, 61
3 J/
,-~~
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
III
:1
I~
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
II
Il
I:
Zl
II
; I
h
~.
~
'<('"
_ , <0
~"
..
-JO>
O~
OJ::
::to
~
~'txnvaaY1) .
T
r
L
II' WI' ..'~.u ~_"r'lI _._~lO"tKK"l,e""'lI_"""
,-.
'--"
m
?-
m
J
~il: w
e.l"
~jlJ
~J d
~ ! n
~ I U
'l
~N J
~!
~
i
S
l
~ .,
~h
JH
J
Jd
llll
I " I
IIII
r:~!11
Iii
~I
,
J
II
I
ill
"I.
I.
lH
,II
,II
'II
!II
~
.1
,
~
1 I
~ 1
~ll;
hii
~!l!
~
~
-,
..J
-../
(7' ~.,
/~' I
· i I
_._.J
~
2i
I
I:l
~
()
t-
m
i:
--><
I.IJ
r
tl"
f .a
j~H
I !l
t a:!
! !/
"'1" ,
I I -I 'I I ,
, 'II' "
I ; Ij' Ij ; I
illl ..JII, j :
- I, II If
I, ~ ill, i. i
I 'j ~"! ~l III
IUlij:,ij'!l1
l'lI'll 11'/1, i
J, -I ii', ii it,'
Ii ':l:,!i :11 ;' J
I.tb!.lhldhlldl
~ u
f I I'r-,
] ~ iii' ~J ;1'. -'
f ell E,!l I
If I I L
II '"
I
! J P
n ! ! I
. 'J
I
If ~
'Ja
lu~
,~~;
~il:
gR!j
~r
~
~] i f
~ I ~
I
m
~~
<:("
-..J~
Q~
::::>~
~
t\
1'..\...
'. /..'.)
/) (. I
I .;/j// (ft> .
. (~:;'~/---_/;'\
t! . r
Ii .I
r
".-;:::;;;;:::=--"
~
~
~~
-..J"
....
-..J'"
C)~ llll
c)'"
::t::o
U
U)
/111
1111
~~ II
II:!
ill EI
p. I
.. !
H~ il
,II
,,,
II'
!II I
,
~
,
~
1 !
J i I
II!I
......\ 1m
I. ~!ll
rt
~
:':>..- '.-- - "'.-::-~'v"\.....' c;.-.:-'"'_. ..",....n.
l$' ... O;UU EORl\tI.o .....HdlOWCH'.h.O""'lIMt",..,
L
'-'
'-'
~:g
~'"
-.J~
~~
~iS
i
S
.,,"' i.
~ \ - ~ ;1
JI1
J
Ic3
r-
fl!1
I Ii
, if!
! jj .
iJJ~
hI;
IHUJ'~ .. J
151!!~ !ft!~!~~!!!!J II
. ..A..~ ~~
u
u
OR
In!
lu"!
h.~.
u
U
An
"I
IU-
U"!
h.~.
,,~
C
?-
m
z~l. --~
gsf. W
~ gRr
~. ~fl
: ~] I If
. ~ I ~
dl
HI
.m!}J JJdJdl' f d I
;~~]J 'ljt1jt1j~ll.."
aU !..~~..~.Iidn~
~'
.
J J
II! I J
HI mu
m ,I JU
... d'H
I " . ~ !
I l/r- J
~I y' 7
G1 I ~
I L.
~
~'"
-J~
c5~
()~
is is
If)
M
1111
1111
~1~'11
;j!
j'..
~
L
! !
j !
.fIll
Ifll
Jul
~
~
r
r
-,
JUWlIC....
_IIC,IO _____
N*14"I\"'''lO'OtEU''''
--1
'-
~ "'-../)
.,-",
fl *"
JiU
I it
! :~
! Ii
~ .~;;;; ~ f :
~ · t I I
! ! J ! ~ i I ~, 'I I! : fir I I I
f . Jfl .1 'I I! I s 'I f 'I I I! i i ,f II
~ "i "I}111 I :l~iJt ri: ! I' (l{ j I I I "I II ! I i! II
~ I flllh!.J1.1llhll .. 8 !l if I'll' I' i I I I Ill' f
g ~!~!. i:o 1111 ~ ~! llflll t! ! U i il ! !I Ii Ii :
~ I. ! . ~ ~ ~ ~ 1'('1 I {'j I I' I: II ' !III i: I
: f' I I I 'I I' II II -
'!, !, !, ,! !, !, I !, !, ,! ,j .... · "I' "I "I "I' · "I ~I' (h I: I', ,!. I I fll I [ I' I' I
. .~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ II! II- II I II It II' I " I II.
! IJ J ) b ~ I'l/II :fd III ~q If:! II 11
1" IIIIluIl'll,1 JI lil,llflfllildlUIMpllt; !:1: II! b!: I !l i It i~ if II h i
I 1,1hlllfhlJlIIlllifll IUl!llllfdllJJJJlUhddl ~ Ill! 1I i!i Iii i: 1 Ii II J: 11 H !
I~f I~~
I
I,
;~
II
W
l-
iD
5:-
-'-. >< !
W
Z!l.
o~lo
HRI"
~f'
8] ~
i ~ n
II
~N J
~~
~
~
"'C
-..I
~
~
hI'
hi!I, J II ',J. i
I I !ll'!: lit\! '1111
II 'f!'ldli !l!llht II
III/I",II'I',! I'
,11,,'1'1'1 !,ill, ,I
Ill' u I nl. i I
It ;.
hill, I II ill i
I 11!1'1: l! II! 111'1
II i lI,dli I. III I' I'
'l,iHl!i'1 jliq;,! Ii
lllillul Illlllh II
\
11,1 ,Il
'I' 'II'
I!I ' 1 I
'I'll 'It I
Ilflll,'!'
it.ll J 1I
l>,
!
i
011
~ ;1
III
i
Jg
18
~
"'Clg
-..I",
".
-..I'"
G~ llll
G",
::t::Cl
(J
lr)
II "
" II
1~11I
ill I
p. .
,. I
0"
}H II
."
lIt
!I' I
,
r
~ .
~ i
i !
!j!1
hi!
ml
~
~
l7-':L. '0__.:
L IU 11'I Ct,~,... CON!/1U~ a....I......J8"OKKUl\e."llnt"'.., -1
I ---'
"- ,-,,'
u. '"
~ -0 <lJ
ill l- S
:c Vl rI.l
0
~ ::> C 0.. iii 0 .....
.s- o 0 .::: 0
ill <l:: a. %: ~ ,..;j
Vl -0 E ~ 0 0 .
12 Vl 'Vi 0 .~ ~ .!' )( ~
ill .v <l:: Q M
E c ro 0 -
0 c(l ~~ ~ ....
0 C ill'" ...; ill ill ~ S
<D ::c 0 ill <ri u c .s::
c '" Vl "'E Vl 0 .s::
0 'g "0 CIS
0'0 .b c :J r: :J Q)Qj' 0 '" ,i: z......c .
Vl ill E :>2 ~ <3,~ "'I/) 0 c u ~ , <lJ ~
ill C (;; ,~ 5 ci '6 '6 ' &(/) c .:::
Eiii ro ro ill 5 . <lJ
u... 0.. SSE ro::c ~ Q C,.l -
Oc -0 ' ::>g> ~
ill ,s -"-"-0 ~~ -" >,0 CIS ~
.s:: ,- r;, ill C)'4j
C ro ';: U U ill -,,-" U '" ~ci " ..... =
~ E C ro ro Vl U U ro ill C <lJ
B-B~ .0 ro o....!!1 ....
o C Vi Q) ro ro Q) (;; .,.,.E ~ rJJ
1-0 ~ c?lc?lal .0.0 roo..
...; ~ ill (f) '" o 0 ~~
"'C'';::; <ri Vl ill Vl ~J:: "0 ~
ill ,~ cc~m ~~~ ~ 2 .s::-" -grJ
.s::u 0 co ro ro .!2'u <lJ .,;
U 0 0 ~ e en:J ""C.- 0 ill C 0:: ro ..rg~ "0
ro Vl 0 co u..lLmo Vi~~ 0:: 2 .0 0
Q5~ ci <0 _ _ ~..c: _ 0"" Ln bID ~~ CIS 0
o~ N ~~(!)o .,.,~~ N <c <DVl 0 0
>- ,..;j Q
. . . . . 0 . . . .....
C1) <lJ ~
~ <lJ "0
'"'
..... =
rJJ CIS
~
I ~
~
{"IJ
=
I ..=
~ '"
0
{"IJ '"
0
I ~ !'::
~,5
= ~~
I ~:3
;>
~t::
=~
I ~<C
0
~
I
I
I ".2
t:: os
Q./Q.,
Q.,8
eo
~u
I "" '"
0""
.... Q./
<.IQ.,
os 0
""-
....0
= ..
o Q./
I U~
1I1~
I
v
.E
~
\ ' "
v
'~
"
VI
n;
c:
0 ~
I .~
"
... ~
~ ~~~
lE~~
E~:;;
o f;.r~
! ~:~~
"''''&:iIj
13:~&
~;Bf
~
~
'--
~ 0
"0 .~ "
:0 '" ~
" ::l 0'" c:
S ,Q) Q) I- ~
Q) ~ u
Q) :2b Vl Di Q)
Vl "0 Vl~ '" . 8
c: .2!
g .Vi Vl", '0 'cp - 0
Q, ~5 :Jc. X
b c: '" ",'" ~~ -=
c:- .Q >.<
<D 0 Q) ::l 3: .~ 3: ~
c: '" Vl Q)Q) >.0 c: ='" W
0- c: ::l ~~ 0 Q), z..olll( "l:l
"0 ~ 0 3: .~
Vl Q) "'Vl .~ 0
Q) c: ffi :c ~ 5' "'"0 0.:. Q) E--
E- (j) c. 8 ll::- U -Q) "l:l
o~ ro "':c 05 .Q "'.r:: ~
E ~ t?~ 50 "l:l
.r:: .- > ~~ ~3: Q) 0
c: '" 1 .~ u ~"5 '" :,:::;::2: Q)
3: E '" u u t-:l
B '" "0 _ -=
o c: Q) ",'" -B:c ffi
1-0 ~ Q) Q) .e.e "O~ >> c.J
(f) ~Q) ~ 3: '" <l: '" ~
"0'';::; ~ Q) Vl 0=
W.f9 <( (f) C (l)wro ~ c: " Q) ro>. Q) ..
ro -
.r::u ca ca 0 ~:go ~.2 -t1 '';::; c: - Q)
u 0 .t c: c: c: < ~
"'Vl ca ca Ui~~ o:~'" ~ 2'"
;3g b <0 in _ 0'" Ln.~~ <( ~~
N N ~ "'~~ NVlVl
>. . . . 0 . . . .
G)
~
~
\
~'-""'..;
m
'-
~
~
~
fIJ
~
..=
~oj
(5
fIJ'"
~g
~"8
~ ~.
~~
>
~t::
=:3
~<C
o
~
E~
QJQ.,
Q.,8
:: 0
~U
.. '"
o ..
.... QJ
"'Q.,
<<lo
.. -
.... QJ
C ~
o QJ
UQ
III~
v
EO
'"
l'l
"i:
..
'" N
n;
c: ~
o :;:
"g: ~
of ii
e ~~
~~~~
Oe:;:;;
o e"l!;
~ ~:5~
tio(.l:o
imjl
~
~
-.-/
~ ~ 0, J:
:0 :0 t- Q,l
,l :> :> t: = ....
.3- .3- ~ iii =
QJ QJ ell = =
0. . :E -= >.
"0 "0 0 .
'Vi Vi E t: = ~
d> d> ~~ >< ~ ~
t: t: :> >,
0 0 E ell 1 = -
c:n c:n 'c ;;: ~ ~
13' t: t: 'E d> c:n z .....c: ~
QJ 32 32 t: t: ~ ....
t: ]J io io III ,g, 32 ~
' c:n 1i' io
'm 0. 0. t: '5 =
lilt: ell 0.
> oS oS "" :2 m 0 1il ~ ~
1'(m ~ ';;: ';;: u '5 II:: .0
ell ell QJ
o E OJ OJ fl .0 0 "0 :>
.r:t: 1i' QJ t: >- t: <.9
c: .2 QJ ~ (f) QJ ell :>
~ ,12 <i: b U1 QJ ;;: 0 m
(f) t: ~ QJ c:: t:
I- U co co co 0 > co 0
0 CO .t QJ ~ :-2
;;: III CO CO .0 CO "0
o III b Co N Ln Ln Ln ... "0
c:::':S- N N M ~ N N N <t:
:>. . . . 0 . 0 . . .
CI)
~
/
~
~
~
~
=
~
~~
~~
~r::
~.S
= :::s.
~:S
>
~t
=~
~-<
o
~
~
'\.
~
~
e~
...~
~e
f; 0
~U
"" '"
0""
.......
u~
"'0
""-
.... ...
= >
0...
UQ
.11
u
-=
/%
..
el
.~
OJ
<II
~ ~
.~ ~
OJ "
~ ~~
G. ~ '^ fit
'i 15;;:0
OE~~
! i:{5
VI<A:ii
~mjJ
~
~
~
..... <.). ..
,~
--~ ...
---,,-,- ==
c
.,..
.., ~
~
;; I- ...
:l Di fr "-
. .... - u ~
:J: ==
>< c 8
z~ ~ I W U ~
, .o~
l-o~
o CIJ t)J)
Cl.=
c ....
l-orJJ
~ .,,",
CIJ fIl
-Q
.~Q
<~
- l()
~.....
f
~
~
~
QJ
fI:l
~
~
~~
o
fI:lG'S
QJ a
~'~
~ :;E^
~~
;0-
QJE
=~
~<
o
~
;>:>>'
1:;
ColQ.
Q.8
8=
,:l.U
1-0 '"
= r..
.... Col
<.JQ.
~=
1-0_
""Col
= ;0-
= Col
UQ
~
.;
-=
..
~
'2:
~ S
.. "
0:: "
.2 ~
~ ~
.. x
e ~~~
) ~~i~
o t:~~~
~ l.... !c.t_
,.. "":f Me:("
:; . i~~l
~
~
'-
I
-../
,-.-/
~ ..,
~~ .~
x
z-oll(: ~
"
'-
v
.....
-
.s
~
~
.... CIJ
S'E'J>
.....=
~ ...
~oo
....c...,
Q.,'"
C1J=
CJ=
= =~
Olt'l
u.....
,e.a(l
loo .
C1J=
Q.,.
O~
loo"C
~ CIJ
C1J.=
'E'J>CJ
... ~
<'t
~~
=
ClJ
rIJ.
=
..=
~~
o
rIJ.~
ClJa
~.-
=~
Q)
~~
;>
ClJE
=~
~<
o
~
f~
~8'
00
~U
loo~
0.,
t:Q,.
=0
loo_
...,
= t
8Q
~
~
-...-/