HomeMy WebLinkAboutA003 - Council Action Form dated March 28, 2023 I
ITEM #: 35
DATE: 03-28-23
i DEPT: P&H
i
i
COUNCIL ACTION FORM
SUBJECT: SUBDIVISION FOR INTEGRATED SITE PLAN FINAL PLAT AND
j MINOR AMENDMENT TO SITE DEVELOPMENT PLAN FOR DANIEL'S
j SECOND ADDITION
i
BACKGROUND:
The City's subdivision regulations are included in Chapter 23 of the Ames Municipal
Code. A Final Plat must be found to conform to the ordinances of the City and any
conditions placed upon the Preliminary Plat approval. After City Council approval of the
-Final Plat, it must then be recorded with the County Recorder to become an officially
recognized subdivision plat with new lots.
Duff Development, LLC; Duff Daniels LLC; Westbrooke Daniels, LLC; and Westbrook
Wolf, LLC have submitted a final subdivision plat for Daniel's Subdivision, Second
Addition. The Preliminary Plat was approved by the Council on September 27,
2022, as a part of an Integrated Site Plan Subdivision that included a Major Site
Development Plan approval at the same meeting.
The proposal allows for the creation of two additional lots, one lot for
development of a new drive-through coffee shop and an outlot for shopping
center signage to benefit the existing Best Buy and BAM stores that are already
located on their own lots. The proposed final plat is part of an Integrated Site Plan
that accompanies the subdivision approval to allow for development review of a
combined site rather than an individual parcel.
Since approval, there has been a minor amendment to the Site Development Plan for
the coffee shop proposed at the northwest corner of the plat. The amendment includes
a double drive-thru lane rather than the single drive-thru lane originally approved. This
change results in a reduction in the excess parking included within the subdivision from
39 spaces to 28 spaces and some minor adjustments to the proposed landscaping.
Circulation through the parking lot has also been modified to include a one-way
direction for circulating out of the BAM parking area along the north property line.
Attachment D illustrates the area of change and includes all of the final Site Plan and
Plat plans.
There is no change in the building location, total impervious area, or the lot
configurations. Approval of the minor amendment to the Site Development Plan is
requested from Council and is included below within the Alternatives.
The existing plat includes two commercial lots that are the location of Best Buy and
Books-A-Million. The proposed Final Plat includes one new 19,390 sq. ft. commercial lot
1
f
t
at the northwest corner along Duff Avenue, where a building for a coffee shop will be
constructed. The plat includes a total of three developable lots and one outlot (1,597 sq.
ft.) reserved for signage. Each lot has frontage on S. Duff Avenue. Vehicle access from
S. Duff Avenue is unchanged.
As discussed during approval of the Preliminary Plat, the outlot will create a
nonconforming sign for the shopping center. The sign can be maintained but
cannot be altered in the future without coming into conformance. Each of the lots
with buildings will have their own sign allowances separate from the shopping
center sign.
Per the requirements of the Subdivision Code for an Integrated Site Plan, the lots will
operate collectively for site improvement and maintenance purposes. This is
memorialized within the Reciprocal Easement and Operation Agreement (REOA,
recorded as instrument number 02-16733) and the Amended REOA (recorded as
instrument number 2023-01083). Notes have also been placed on the plat that
acknowledge shared use of parking, pedestrian ways, circulation, common spaces, and
maintenance of improvements and landscaping. These notes are a requirement of an
Integrated Site Plan Subdivision.
Full development of the site consistent with the approved Site Development Plan is
required within two years, per the Subdivision Code requirements.
ALTERNATIVES:
1. Accept the Minor Amendment to the Site Development Plan and approve the
Final Plat of the Second Addition to Daniel's Subdivision, based upon findings
that the Final Plat conforms to relevant and applicable design standards,
ordinances, policies, and plans with the following condition:
2. Deny the Final Plat of the Second Addition to Daniel's Subdivision on the basis
that the development creates a burden on existing public improvements, creates
a need for new public improvements that have not yet been installed, or does not
have an appropriate plan for the common use of the site.
3. Defer approval and request further information.
CITY MANAGER'S RECOMMENDED ACTION:
City staff has evaluated the proposed final subdivision plat and determined that the
proposal is consistent with the preliminary plat approved by City Council and that the
plat conforms to the adopted ordinances and policies of the City as required by Code.
No public improvements are required for approval of the Plat. Therefore, it is the
recommendation of the City Manager that the City Council adopt Alternative No.1, as
described above.
2
.,�;..t...'S a�P.... s y` - x�>ty�T•,,a `
zf
ly
a
e y�
'.t�b,a 0 ..3 •fie � #� r A€ x s t4 c�c ��v rr � ��
_
it
FROMEMON
t- k -12
de
Subject Property
t57o o: WO v
' .77
- }}7 lMasi
M IL
Attachment B: Preliminary Plat/Site Plan (09.27.22)
.oe,Nx.nrnn y.W.�,Ka.,,agn i��mo - C13S30JOIM 1--LV-td kUVN1V%11-MUd ado N
n ua��nv.axm,1 i. Ad _ yy k lxto
-4S 10M WX i Y�l� I 10
"..a„.x,i��«w,.�.�as�i�,r.� YfM01'S�Wb"NOISI/{IL18f1S Ntlld 3J_IS a�lya�3lPJl E e a
as N
u�.raanr u cIot,Rxg N0I110UV MOORS NOISIAMEWS SIAINVO 13 Is`°° 9
if a
.. ..
i It •o R•01
_ I{ a
F � II yR �� K ye
! [E z
.. 3
il
,
I
o
3-IQQ gy� ¢
-Cdj
OM
Fed pia � 1 011 f,Ll I
ID
1L—
,� —....
w
P�`,,y,-yt'� �yj �y ! I y I'S atirea'vdmn I % B 3 f
`�, �uiExR APR R so R68 �y �
MWi upim�.wn'i rromw.imvaryxn IN£ a� 01115
--.....•• A n.:uwum,a:v�mwnnnu.s.:u.re".u.rcmwx:mim.,wnn
A
Attachment B-Lot Exhibit (09,27.22)
:� €"�,N� �"jT g U)
irQ4.0 U-
HARIG COINI C)VMOI'S3V4V'NOIS M NV Id 3.118 cjllv�J
NOI.LlGCJV ONO' NOISIAMons SIR INVO
..........
jl
I t
oR
L
..........................
I II
L
GO
0
V.)
>
pCi
V)
P..
.......................................
i
i
s
Attachment C: Applicable Subdivision Law
The laws applicable to this Preliminary Plat Subdivision include, but are not limited to,
the following: (verbatim language is shown in italics, other references are paraphrased):
Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine
whether the subdivision conforms to its Land Use Policy Plan.
Ames Municipal- Code Chapter 23, Subdivisions, Division I, outlines the general
provisions for subdivisions within the City limits and within two miles of the City limits of
Ames.
Ames Municipal Code Section 23.302(10):
(10)City Council Action on Final Plat for Major Subdivision:
(a) All proposed subdivision plats shall be submitted to the City Council for review and
approval, Upon receipt of any Final Plat forwarded to it for review and approval, the City
Council shall examine the Application Form, the Final Plat,any comments, recommendations or
reports examined or made by the Department of Planning and Housing, and such other
information as it deems necessary or reasonable to consider.
(b) Based upon such examination, the City Council shall ascertain whether the Final Plat
conforms to relevant and applicable design and improvement standards in these Regulations,to
other City ordinances and standards, to the City's Land Use Policy Plan and to the City's other
duly adopted plans.
(c) The City Council may:
(i) deny any subdivision where the reasonably anticipated impact of such subdivision
will create such a burden on existing public improvements or such a need for new public
improvements that the area of the City affected by such impact will be unable to conform
to level of service standards set forth in the Land Use Policy Plan or other capital project
or growth management plan of the City until such time that the City upgrades such
public improvements in accordance with schedules set forth in such plans;or,
(k) approve any subdivision subject to the condition that the Applicant contribute to so much
of such upgrade of public improvements as the need for such upgrade is directly and
proportionately attributable to such impact as determined at the sole discretion of the
City. The terms, conditions and amortization schedule for such contribution may be
incorporated within an Improvement Agreement as set forth in Section 23,304 of the
Regulations.
(d) Prior to granting approval of a major subdivision Final Plat, the City Council may permit the
plat to be divided into two or more sections and may impose such conditions upon approval of
each section as it deems necessary to assure orderly development of the subdivision.
(e) Following such examination, and within 60 days of the Applicant's filing of the complete
Application for Final Plat Approval of a Major Subdivision with the Department of Planning
and Housing,the City Council shall approve, approve subject to conditions, or disapprove the
Application for Final Plat Approval of a Major Subdivision, The City Council shall set forth
its reasons for disapproving any Application or for conditioning its approval of any Application
in its official records and shall provide a written copy of such reasons to the developer. The
City Council shall pass a resolution accepting the Final Plat for any Application that it approves.
(Ord.No. 3524, 5-25-99)
6
a
i
t
i
Ames Municipal Code Section 23.704:
I
i 23.704. i2.EQU110?ATENT1%FORM I-EGRATY11 SITE PLAN SUBDIVISION.
(1) An Integrated Site Ilan Subdivision niust include a dcsSriptiVC t:itlC for the snbdlvisinn,maxi a
I descriptive title for the ussociated integrated Site Plan.
(a) The subdivision iitle LAMM.be clearly shown on Ow race of tie plat as:
"'[Descriptive Title]integrated Silt*.Plan Sulxli.vision",and
(b;) The.site plan and associated documents must be clearly titled asr
IDcscriptivc Title]integrated Site Pistil".
(2) The integnited Site Irian Subdivision pint shell include all orthe following declarations on the plat:
t
(a) `Y'huluilation and Parking - Unless otherwise specified, all driveways, parking areas,
road5vays,fire la ncs,siilowalks,plazas,caurtyards,and other vehicular or pedesh'ian ways or spaces identified on the
i approved.Integrated Site Phial ammiatccl with this lrifc;,n-aled Site Plan Subdivision arc for the coarinuin use of'the
owners, tenants, customers and rciatcd nperational interests associated with cacti lot contained vvitbin this
subdivision."
(b) "Mainteluttwe Area..Unless otherwise specified,a.nuti'ntanance area is provided within 10
feet.of any building sir strueture i.dcatifiaii an the approved Integrated Site'Phut nssocinted with this lntcgnucd Site
Plan Subdivision,,oven when said area extends onto other lots within this subdivision,provided that dishirbanco of
improvements or landscuping shell be miniutized ari f repair d1replaced ifdaninged.""All development and use ofthe
j land described herein shall be in accordunee with.this subdivision and the associated 1pescrlptive Title] Integnood
Site. Plan, as they may be arnended with tree approval of the City of.Ames, and in accordance with such other
govern.n. nial permits,approvals,ie;guiations,requirements,and restrictions that may be i.mposod upon such land and
the development and use thereof."
(3) Setbacks.,Ill buildings and structures contained in the Integrated Site Plan Subdivision are subject
to the following setback provisions:
(a) Setbacks along the outer pedilacter of the subdivision plat shall con.forai to the.setbacks of
the underlying zone.
(b) Setbacks are not required frorn interior property lines within the Integrated Site Plait
Subdivision-Ilowcver,property lines nosy not bisect buildings unless a firewall is located along said property lime.
(4) l-andscaping. The landscaping standards of the underlying zonc apply Io each lot within the
tiuhdiuia:i.nn. rarrrril na liillnws-
(a) Minirtrunt aria landscaping calculations may bra based on the amen oflandmonping in Elio
cntire shiiidivisitmaather than rho area of landscaping on individual lots within the subdivision subject to cmn:f°orataan,ce
with phasing pmvisions;i.n Section 23.705.
(b) Required parking lot,perimeter landscaping along interior property l inn s may(subject to
conformance with pl:mraing provisions in.'Section 23.705 be rellwatcd do the other areas of the-,mbdiv'i ion,.provided
that;
(i) t1w hrtnl unaortnt of parking lot landscaping is:exit dintihxiaahed from that which
would be required if each lot were platted and developed independently;anti
(ii) any Tt.:quim.d laildscimpo medians and islands are provided in all parking areas.
(5) Frontage Improvements.Ali Integrated Site Plan Subdivisionsi shall include street improvemients
specified in Station 2:3.403.
(6) All eiltmilation.and parking innprovem nts defined on.the face of the plat or on the.tissocialed
Integrated Site 'Plan, ns well as exterior lil,4titing tixnlres, hatxiscaping, signago, fixtures and ollser improve rnwits
required by the provisions of the Integrated.Site Plan,and/or which serve multiple kris within the subdivision, are to
be inchidied in or owned by an association or legal entity in vihieh the owners of each lot or parcel in the divided
property have a.legal or beneficial:interest.
(7) rylainta lutilce of Imp:Ryvem.Cnt:., All livil.wavements rtx1ttired to comply with that ntminnuln
! provisions of the Inwgratcd Sits'Pl€ul,including areas and features an individual lots that collectively contribute to
total compliance with nlinitnom.standards for parking,circulation,po- strian:recess,landscaping,as well as any
iniprovernents ttal arc for the collective use 01'21.1 properly owners and/or lerlants(such as sigilago,flxtrlrt:s,durnpster
! enclosures,etc.),:stiall be maintained by an owners association or other legal entity.in which each property owner leas
a legal interest and cablignlion.Maintenance obligations shall be included in cove writs and rastric:tions that are
aadhrrinistea ed by the rtssoeiat:ion or legal entity,slid which run.with the land.The City shall be furnished for review
and approval the cotenants and restrictions and the legal instru.nlcnts creating the association or legal entity as part of
the tnlegrataed:Site Plzin Subdivision approval prov"s,
M The property owners must:execute written agrecincrits which are mcarded against the afliccted
property,cnauring that all lots within the Integrated.Site Phan Subdivision.will continue fti Function as one sine for
any iurtnber of pur}ioaea,including but not limited to: lot access; interior circulation;Common utilities;open sptice;
landscaping and drainage; common. facil.idL% maintenance; and coo:rdinateal parking. Such..upproved.Integrnrtod.Site
Plan Subdivision and nssociated IMC rated.Sits plan is recorded in.the courity in which such.land is located.
7
f
i
t
i
i
I (a) Minimum area tandscapingcaiculatiAns may he based on the area otbtndscaping in the
entire subdivision rather tlian the arcs of landscaping oat individual lots within the subdivision subject to conforniunce
Iwith phasing provisions in Section 2.?.7Q3.
' l p P P g g property y( J
(h) lice Hired ark Itrt meter laricl.�it:a in. .along interiortiri�:ma (subject to
contormonce with phasing provisions in Section 23.705 be relocated to the:other areas of the.subdivision,provided
I t1mv
I (i) the iota]aimuint otparking lot landscaping is not diminished from that which
jwould be required ifeaeh lot were platted and developed independently;and
(ii) Any required landscape medians and islanth;are provided in all parking areas.
(5) Truncage Improvements.All lntegnated Site flan Subdivisions shall include street iniprovonicnts
specified in section 23.403.
(b) All circulation and parking improvements defined on the face of the plat ar on tiie associated
integrated Site Plan, as Well as exterinr lighting fixtures, landscaping, sigriage, fixtures and other iniprovenxints
requiccd by the provisions of the Integrated Site Plan,and/or which servo multiple lots within the subdivision, are to
be included in or owned by an association or legal entity in which(lie owners of each lot or parcel in the divided
property have a legal or benclicial intern st:
(7) Maintenance of Improvements. All improvetnents required to comply with the mi:n ra nr
provisions of the Integrated Site Plan,including area:.,and katutes An indivi.dtai.l Iota;that collcV.tively contribute to
total compliance with wilzinulnY.standards for parking,circulation,pedestrian access,landscaping,as well as any
irrgarovenacuts that are for the collective use ofall property owners and/or tenants(such as signage:,f iXhrnea,dumpster
enclosures,etc.),.shall be maintained by an owners association or other legal entity,.in which each property owner has
:aa legal interest and.Ablig ation.Mainleaaance obligations shall be included in covenanls and restrictions that Iwo
administered by the association or legal entity,and which run with the land.The City shall be furnished for review
and approval.the c%worianls and restrictions and(lie legal instrunwatts creating the association or legu,l entity as part of
the Integrated Site Plan Subdivision approval process.
(8) The property ou-nors must execute written a;gnacnilcauts which are recorded against(lie a]']ected
Property,ensuring that all lot$within the bilegrated Site Plan Subdivision will continue to function as one.site for
uny number of purposes,,including but not limited to: lot aces;interior circulation;coraairlon utilities;.open space;
landscaping and drainage;eoniinon fscilil'res nwintenance,and coordinated piu*ing. Stich approved Integrated Site
Plan.Subdivision and.associated Integrated Site Flan.is.rccorded in the County in.which such land is located.
8
Attachment D-Site Plan Excerpt and Final Plat Plans
k +snebewaLau - I c i�i� w{Nww,Nw- /
1 en mo,�EwlwrNx eNisrnNTiaLs
NONU�NNY � � M➢6YNWa: NlPVFL�N,+=OM frr
P:-.,y,mm N[xuKLfNNUNSNf NOICO b,LCr C{a
acre{n nr, ` � e L
I ...... x NImfNsxN.: Change to Drive Through
4 L_ ry
....I ..
4
\
7TflTT
1
+
-�ll Mtn
r.
l'
I f - I.1-�41 � I
-- - --
k
8
�I
' ::xftarK•. v
v , L
'' r � ,r •�® ., •,''Wit.., -._i
LU
Z�
r=,
es
t .
•I :� E `' LcrN10 vAwlav �.
(1.
9
I
ATT-AGI 1 MENT 9
DANIELS SUBDIVISION SECOND ADDITION
INTEGRATED SITE PLAN SUBDIVISION
PRELIMINARY PLAT-EXISTING
31
MINNOW
VOHS
IF
(83 E
Ll
.....................
9 0 0 z
co
I MA -
5;
%.-I*filml, It 111/ 22 0.
i. I.�di.;Jill
NY -AX
a
r—F
1.-1I;F 2
ids
r DANIELS SUBDIVISION SECOND ADDITION 61TE
0 INTEGRATED SITE PLAN SUBDIVISION ! -
'; IR�rry PRELIMINARY PLAT-PROPOSED
'^' h OL4fIAP1yMSUEMMU` � ••••' P �`g•r
(tom fS1 Gr�J '
'Aft�. gISIV�PARRPL01LOT 1ARIL7f1l: i �I' •�7 p
171
^rl mulgr.v-
�L(�^}..�—JrI,1 �,�6'. PMWNG IFWINEMFNISFO,b,,}NI01! 1� t #t
�,_,7 an� rnrr tvr.wnu.n.urvun , rrnnn,w.n.,vw .'• a+str�mree,. ulaL✓,Irc„NP f ryO
OPnA SPACE• OR:pi 81N.Em9M
.� o G . _. r ....,,.K....p.
�W o
_.. _
— ,...ter.... ._ �.
L...._� S LIt9l1lr'y1.I.•.� � P a.... �i..:x \11 e,• , .�..........,, �m
'»; Z a
IL
��� �j IIIIII��IIIII�1I'��IIII ,,r,.. . ten• �, ��. ,. ��
A\
� w,wLLs ruoon 1 �
5 1...n.^
Nri-1P P —
1,,,,,1-� • M81Es'. BnE,WxIN11l Mn BQ1UWNPFi IAWiNUrIOxs. LCW'no'` ^••f • i
�� p .0�:':`r'N;�;'.ra'w'n�v Mu�w��.n..•n<r.,, .....:r.o..r.„«n4.a.,rcrs rc .n.„.r • w.,�wm
2 OF 2
�I -
I
1
I
DANIELS SUBDIVISION SECOND ADDITION ITE
{ INTEGRATED SITE PLAN SUBDIVISION ! -•
LOT EXHIBIT
IS 17,
--\------------- Z p
LOT T
19•3908F L 90.803(OAS .72AC) h 6 H W
\ \ ¢ z
�I® /OUTLOTZLLJ
L '2« , ` ` 4 �O> IO
f.6958F�� E .evm� ! 4 ; \ \u�\.� � ..\ /. U O _
TIT� S' h LOT I Z IL
I..1 It; 212.9818E
89AC lk
!!
Gm N
3 !! \ \ e N o
o Y ,
8
� dR
rJ'I1I� `-_-OP�WNIC B(;ALE �u-Aii o�
L_-.J � IgSf.B BIlE WI1iFnLAND891d1�184�. YOOFNA0.710NS' �[�w_
flFlll R .aYFvnur.,.W...,.�Wra.u„•.ra•r., ,n.n:wr..w.�.W. '� °+�`+ o .. ,`Sx ,
jb 220056
Lp'� 7 Sl�4EYN01Ero5,a:,s �IM
[�ITF
-AI
1
A!4�GHMOI
.1200 SOUTH DUFF AVENUE- COFFEE SHOP
INTEGRATED SITE PLAN
LH@j INDEX: GENERAL NOTES. UTILITY CONFLICT NOTES: ej I
C0.1 COVER SHEETS r
001 OVERALL 61TE PLAN
1—411.E-- 1.1
0 1 SITE SURVEY AND REMOVALS
1�1 LAYOUT PLAN WETLAND C2 LA 8
C3.1 GRADING AND UTILITY PLAN
C4 LANDSCAPEPLAN
04:2 OVERALL LANDSCAPE PLAN
...... 3URVEYNOTES:
lyre r ..............
AN MAIM
IL
PAVING NOTES: Lu
LL
0
L)
—1mo U)
..... UTILVFY KOTES.'
z Lu
LL
LL(L 0
0
Wdft�K�ff
c 0.1
ING PMK
MINING. SIrF
MARK WaF
LLJ
- -------- LL,
ILL
IL
RIL
1-1 vrIT I
tl V II I I I I 40R,Iti-
TIFITO-
ill Uy
gp
............
Siff.CW41 A� IM L—NG
",,,.,P aMDMND#Ak4K$.
CO.2
1200 SOUTH DUFF AVENUE SITE
SITE SURVEY AND REMOVALS
Rw3tTy0Escmp710N
su
mMms
Ar .—R IDR w
- - -
LL
Lu
CC
Lu
ILL, wmi a
LL
tL
�pl oll"
to
LEGEND:
.TYW,7 E*�Il
Eq-
226096
Q-m
i.
I
I'%v .�•� -�� T' _Llid•JYWIY..wo-- �I_Y_ rM�x��ilk
IUPNmOpV.4 W11M� 1
L —I
I TS7—
I L I
y 0.
o
Ls TO LU
LNMINPNVOIOalaa0n1N016flNL � � I `i�l �I M.ejp =
cn
g o LPL_ py1PNIC BGLE I I I �{ l�
I_.J � sLO Pcc PnNNuaaneoEla I � II ' � �
�� a IAYOUiN 5: i � I
a
220055'
rr � rco.^d�Ka INr �C2.1
i
I
I
i
i
I
u1NYN07E4 �
f@
I ...,,,.. „.. 11' li v
In ..' I - fllNm•A• �a� �r
-
. }1 ;1.�_' ter: � �•- - ;�--. __ -- eA. �
o I
_ w
yIIa— p
LL
LL
LLI
LU
tv
'"'T�• 'II I x '
• ; ���i; III , , 0
C3.1
a
i
i
i
!
i
LANDSCAPE MOTES: LANDSCAPE REQUIREMENTS:
... ......
TT
a KE RACKDETAI
51 M=
or"A
LL
tL
LL rim
MwL I=
u
U.0.
LU
ENANQ--7'N-"'k (ILL LH
Z- PLANTING SCHEDULE
Mz!
C4.1
SITE
03)
CL
LIALLI
LL
LL
LLI
z
am
C3
D
U,
-z
REPLACEMENT PLANTIN2j,92LND--'
PLANTING SCHEDLtL. REPWEIAENT PTANTWO SCHEDULE,
4.2
e.
4-g-
A
It
I�
1
t
1
I
�I)
i
i
i
I
I
i
MRLEU
DANIELS SUBDIVISION SECOND ADDITION
FINAL FLAT d
� w
w �
' ,� Puxa'A' auuorn
�,.� E CAaNEYANV SUMS'
�� arr:,sunaw."u. '� SUWI4i51UM ISin[:UMIVx mi�_a
,rA
�
p ---
�
�1
gill ';I �I i'Aiw°�a I}f—.-a,•E. /W �$�.,� n
--------------
A+nrowox :. 1
t � n� 6E1 dEC110N1FEE]a x941y'`��'�� '} �
PAPCA'$' A (n
t;
- ,.::.r nplE4 r, u.mu:mmrr.`•`'•/' , AfaxC AIIgV6 FaMP LLFStlaP�Jdl. rmoruw GRAPHIC 604E O
1 t xn.,r. rwaw wrrn �• .rr m -u Ec,IE.'•y nJ
L oq+rs;
r � TrvN.,�rrecn«w�aodror,.i,.:.'n,rmn.ry i � 5,1, SGfMr;kS • • 'rI[ n•rn rONom
"c b"r krra,:."riva avmvaa 1,muinrr.-rmnu:nnu orM1
�mxr. - "m
� y VRIIY MAPS*flOWFD eY. - a.n.v:,.r,:v."
Y1110,r,[e,., 1 "r m."a+n'aa.'a`n'x rrec 'ra m.rrPn.+ « 22m055- - ViLLILYN0IE
0...[ vsa:..arr..:.,,:�r.,wr...nn r.=.0 crv..::...:aavcmum�r ���.,�l• s [n ni[[we o':p,A O
:,r..�:,�.:�r.:;ar.;.e.,...,,.."«r.M"a.n.:...m..o:n.A•[.".P•." P"- .; m _.. ,.. .. _
{s
F WOOAA7 �1 0 1