PC Staff Report 06-05-2012 WillowRidgeJune 25, 2012
OF CHANHASSEN
REVIEW DEADLINE:
CASE #: 2012 -04
BY: REG
SUMMARY OF REQUEST: The City is requesting an amendment to the Planned Unit
Development — Residential (PUD -R) zoning on the property to incorporate the unique
development standards for the project as well as referencing the Single- Family Residential
District (RSF) in the zoning ordinance. The City references an underlying standard zoning
district to address issues that are not covered within the specific PUD -R zoning of the property.
LOCATION: WillowRidge, WillowRidge
2 °d Addition and
WillowRidge P Addition
H R RESIDENTIAL DE T AL PUD
APPLICANT: City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952) 227 -1100
PRESENT ZONING: Planned Unit
Development — Residential (PUD -R)
2020 LAND USE PLAN: Residential Low
Density (1.2 — 4 units per acre)
1.47 units per acre
LEVEL OF CITY DISCRETION IN DECISION - MAKING:
The City has a relatively high level of discretion in approving rezonings, PUDs and amendments
to PUDs because the City is acting in its legislative or policy - making capacity. A rezoning or
PUD, and amendment thereto, must be consistent with the City's Comprehensive Plan.
APPLICABLE REGULATIONS
Except as modified by the specific Planned Unit Development — Residential ordinance, the
property shall comply with the requirements of the City of Chanhassen City Code.
Planning Commission
WillowRidge PUD Amendments and Rezoning
June 5, 2012
Page 2 of 5
BACKGROUND
The City approved a development contract as the regulating document for this development. The
final development includes 38 single - family homes.
WILLOWRIDGE, PUD 91 -03
WillowRidge approved March 23, 1992 creating 26 lots
WillowRidge 2 nd Addition approved March 8, 1993 creating 12 lots.
WillowRidge 3` Addition approved August 7, 2002 creating two lots from one lot.
REZONING
The City is requesting to rezone approximately 26 acres to Planned Unit Development=
Residential (PUD -R) to incorporate the unique development standards and referencing the
Single - Family Residential District (RSF). The project consists of 38 units. The review criteria
are taken from the intent section of the PUD Ordinance.
Section 20 -501. Intent
Planned unit developments offer enhanced flexibility to develop a site through the relaxation of
most normal zoning district standards. The use of the PUD in this instance is to permit single -
family homes. In exchange for this enhanced flexibility, the City has the expectation that the
development plan will result in a significantly higher quality and more sensitive proposal than
would have been the case with the other more standard zoning districts. The proposed
development provides a compatible development with the surrounding development.
The proposed amendment and rezoning assist in the furtherance of the following land use goals
of the City of Chanhassen Comprehensive Plan;
• Development will be encouraged within the MUSA line.
• The plan should seek to establish sufficient land to provide a full range of housing
opportunities.
• The city will seek opportunities to provide transitions between different uses of different
types.
• Development should be phased in accordance with the ability of the city to provide services.
The proposed amendment and rezoning assist in the furtherance of the following housing goals
of the City of Chanhassen Comprehensive Plan:
Planning Commission
WillowRidge PUD Amendments and Rezoning
June 5, 2012
Page 3 of 5
• A balanced housing supply with housing available for people of all income levels.
• A variety of housing types for people in all stages of the life - cycle.
Housing development that respects the natural environment of the community while striving
to accommodate the need for a variety of housing types and costs.
Staff is proposing the following development standards regulating the development of the
property:
WitlowRidge, WillowRidge 2 °d Addition and WillowRidge 3 rd Addition Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for single - family detached homes. The use of the PUD
zone is to allow for more flexible design standards while creating a higher quality and more
sensitive proposal. The PUD requires that the development demonstrate a higher quality of
architectural standards and site design. Except as modified by the WillowRidge, WillowRidge 2nd
Addition and WillowRidge 3 Addition PUD ordinance, the development shall comply with the
requirements of the Single Family Residential District (RSF).
b. Permitted Uses
The permitted uses in this zone shall be single- family homes and their ancillary uses.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Hard Surface Coverage
Standards
Setbacks
Front Lot Line
25 feet
Side Lot Line
10 feet
Rear Lot Line
30 feet
Wetland: Buffer and buffer setback
See wetland compliance table
Hard Surface Coverage
25 % in the Shoreland District or 30% out of
Shoreland District
Lot Requirements:
Minimum Lot Size
14,000 Square feet minimum
Minimum Lot Width
80 feet
Minimum Lot Depth
125 feet
Planning Commission
WillowRidge PUD Amendments and Rezoning
June 5, 2012
Page 4 of 5
Will owRidge Addition Wetland Compliance Table
Block
Lot
Wetland Buffer
Setback (feet)
Buffer Strip
2
1
50
15
2
2
75
25
2
3
75
25
2
4
75
25
2
5
75
25
2
6
75
25
2
7
75
25
2
8
75
25
2
9
75
25
2
10
10
10
3
1
40
10
3
2
40
10
3
3
45
10
3
4
40
10
3
5
40
10
3
6
NA
25
3
7
NA
25
3
8
45
10
3
9
45
10
3
10
100
NA
3
11
75
20
3
12
75
25
3
13
90
20
3
14
75
NA
WillowRidge 2nd Addition Wetland Compliance Table
Block
Lot
Wetland Buffer
Setback feet
Buffer Strip
2
4
75
25
2
5
65
25
2
6
75
25
3
1
40
10
3
2
60
25
Planning Commission
WillowRidge PUD Amendments and Rezoning
June 5, 2012
Page 5 of 5
WillowRidge 2nd Addition Wetland Compliance Table
Block
Lot
Wetland Buffer
Setback feet
Buffer Strip
3
3
65
20
3
4
50
15
RECOMMENDATION
Staff recommends that the Planning Commission approve WillowRidge Planned Unit
Development ordinance and adoption of the attached findings of fact and recommendation:
ATTACHMENTS
1. WillowRidge PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plat: WillowRidge, WillowRidge 2 nd Addition and WillowRidge 3 rd Addition.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 3 - june 5, 2012 public hearing \willowridge \staff report.doc
AN ORDINANCE AMENDING CHAPTER 20 OF THE
CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE,
BY REZONING CERTAIN PROPERTY
THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS:
Section 1 . Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby
amended by rezoning all property within WillowRidge, WillowRidge 2 " Addition and
WillowRidge 3 Addition to Planned Unit Development — Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
WillowRidge, WillowRidge 2 "d Addition and WillowRidge 3 rd Addition Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for single - family detached homes. The use of the PUD
zone is to allow for more flexible design standards while creating a higher quality and more
sensitive proposal. The PUD requires that the development demonstrate a higher quality of
architectural standards and site design. Except as modified by the WillowRidge, WillowRidge 2nd
Addition and WillowRidge 3 Addition PUD ordinance, the development shall comply with the
requirements of the RSF, Single Family Residential District.
b. Permitted Uses
The permitted uses in this zone shall be single - family homes and their ancillary uses.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Hard Surface Coverage
Standards
Setbacks:
Front Lot Line
25 feet
Side Lot Line
10 feet
Rear Lot Line
30 feet
Wetland: Buffer and buffer setback
See wetland compliance table
Hard Surface Coverage
25 % in the Shoreland District or
30% out of Shoreland District
Lot Requirements:
Minimum Lot Size
14,000 Square feet minimum
Minimum Lot Width
80 feet
Minimum Lot De th
125 feet
WillowRidge Addition Wetland Com liance Table
Block
Lot
Wetland Buffer
Setback (feet)
Buffer Strip
2
1
50
15
2
2
75
25
2
3
75
25
2
4
75
25
2
5
75
25
2
6
75
25
2
7
75
25
2
8
75
25
2
9
75
25
2
10
10
10
3
1
40
10
3
2
40
10
3
3
45
10
3
4
40
10
3
5
40
10
3
6
NA
25
3
7
NA
25
3
8
45
10
3
9
45
10
3
10
100
NA
3
11
75
20
3
12
75
25
3
13
90
20
3
14
75
NA
WillowRidge 2nd Addition Wetland Compliance Table
Block
Lot
Wetland Buffer
Setback (feet)
Buffer Strip
2
4
75
25
2
5
65
25
2
6
75
25
3
1
40
10
3
2
60
25
3
3
65
20
WillowRidge 2nd Addition Wetland Compliance Table
Block
Lot
Wetland Buffer
Buffer Strip
Setback feet
3
4
50
15
Section 3 . The zoning map of the City of Chanhassen shall not be republished to show the
aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office
for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the
notations, references, and other information shown thereon are hereby incorporated by reference
and made a part of this ordinance.
Section 4 . This ordinance shall be effective immediately upon its passage and publication.
PASSED AND ADOPTED this _ day of , 20_, by the City Council of the City
of Chanhassen, Minnesota
Todd Gerhardt, City Manager
Thomas A. Furlong, Mayor
(Published in the Chanhassen Villager on
3
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of City of Chanhassen to amend the WillowRidge, WillowRidge 2 nd Addition and
WillowRidge 3 rd Addition Planned Unit Development — Residential zoning of the property to
incorporate minimum standards and reference to the Chanhassen City Code.
On June 5, 2012, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of City of Chanhassen for rezoning property to Planned Unit
Development — Residential (PUD -R). The Planning Commission conducted a public hearing on
the proposed rezoning preceded by published notice. The Planning Commission heard testimony
from all interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Planned Unit Development — Residential, PUD -R.
2. The property is guided in the Land Use Plan for Residential Low Density use.
3. The legal description of the property is: WillowRidge, WillowRidge 2 nd Addition and
WillowRidge 3 rd Addition.
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible
adverse affects of the proposed amendment. The six (6) affects and our findings
regarding them are:
a) The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
b) The proposed use is or will be compatible with the present and future land uses of
the area.
C) The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
d) The proposed use will not tend to or actually depreciate the area in which it is
proposed.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
11
5. The planning report #2012 -04 dated June 5, 2012, prepared by Robert Generous is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
rezoning.
ADOPTED by the Chanhassen Planning Commission this 5th day of June, 2012.
CHANHASSEN PLANNING COMMISSION
mm
Its Chairman
OFFICIAL PI AT
M
x
i
a Tim
J ' •°`. A 4 a„ $ ' 1 1: P� $� 4 \\ •��� d /:r / t \: = pp'' r i Z :1 1 j
1: n•FIKI 5 1s'tfi'' s°'yF \\ \ , p•o'' try 8 $'1 T 1
W , d � "np °. ••�•- .. --:: V,l � �� tin • i�B��Q� ie � *• ' 1 � p v \\\� I3 � j \ / � �..�.. � • �r.^.'- "� > 1 i �
wQ l E A' rsy, XI R MV`„.n"' i o e / I4 �r \�\r. °� w �\l ." , ti:\'•n.
w •. �� 6114. �f= / fA \a• 1 I 3
J + ,J, y •�`�\� � is �• _ �wf s\ \ ° z I ,«, .� \ '•mm,�
ING j 1 I
• ', ; - - �'nF! __ pe _ \ \ Nb77 AINA6E Xi$'. \EASEMENT \ I
I.NAR torn.
/' 8£ND 4 S A T N • ! . C ■ w • • U 1 C T. INC.
\wAd Tiro 3!!Ae sosts?lof'11e WaYty: dfAe NEl4e/%felwY +olSerl r: P. //� NyA2l. w f�: rG i
► WILLOWRIDGE
� �� I to! / /nc of fee NEHoffAe SW%J el9ec.1,7 p. Nd.Rpe. T! — _�_NO /� /f 9s - - - --
fG —
3 ') I I I __..
f
:> �? 0 G ^ OUTLOT I; I IA xi i I
Ck
OUTLOT
Q0 me.., azJSa• S\ MV \�C I J �' � I i a•ee
«R i_ I N GTO^ a 'Nr's9a+ a I —.'_ Mwes•_ xA)e , RR� _ I IS °t
_-JURY h C ,; e•rf•n n' ;, /MS9 °\ \,� . 5 y Ado »'
_ l 3 - i DRAINAGE i EASEMENT I�•r ,'j ' ='i \ I ���` �M1 / p•
s o so Izo n -- q1 Q I
Lp" SCALE IM FEET I ? K G� 0 U T_ LO , 1 II �� :5I B - ° \ \\ °, — e•, /Ijo��J ' .�.• a �� -l��y
IS A "' // " I'` 'L!" 1 F 1 S
THE BAS FOR 5p p'" n•)•r0'N•
SYSTEM IS THE NOTXE BEARING RTH LINE •/' L)i ` CAT ED J 11 N ' V ( J • i C ol °'�' a l''• Vii / / A � 'i `_ / ? b � \ a
OF THENEI /AOFTHESWI /4 �- I'e ?', i "N� A3�___ p !,• t5. e. ��` � 6 �� \�`
OF SEC. 2.TWP. 116. RGE 25. c w ? , = -- /t_ -- /fAfl- 3 _ _ `j` 1 5'a'� "' - -- '!i'IV` \'•IS.
WHICHISASSUMEDTOBEAR - _ O �' f fit ' ',
N6B•SS'1C
< W. I -- 394./7___ ` 5�. w �, _ �• 19 /ffi \ e
' +�\. LVK N + � h'.jp. .
O DENOTES A 112 INCH BY �:' A'
IA INCH IRON MONUMENT SET C )• rolt 9 -.
AND 25'UNL BY OTHERWISE 133 \ r ,0.� ° O J•( V ' O � - •+ J1 / j % N'O el
AND 4 55 OTHERWISE
SHOWN. YE
e
6 DENOTES IRON MONUMENT f I% `\ A p
� ,
FOUND. I J V — O 1� wo S
,��0 µ W .• to
33 to 1� p - ' pt b.'•. �_L \ 9
D£V-NSrIIR£ Ce __ Nrfr'3e'E 3ptf6 V _ ''- g49 •. ., ° -i, ` � ' F' ._� o�y�i
5
DRAINAGE AND DRiV£� No 0.9/ y - �1''� ` z� y / \\ °. 0.����` J /
UTILITY EASEMENTS *o .� . �l'•�, '_°� +T __'�,, y�. .�\I.,
ARE SHOWN THUS:
ro I I I P`S�� •1� •L � ` — m ,�yet"/.r"...\k`� \..3r. 7 1 1
p
BEING B FEET 0 WIDTH AND NP � > - / it 4 \ \•• s
ADJOINING LOT LINES. ��^-
UNLESS OTHERWISE INDICAT• } I O�P "/N•�d' \ \\ \� .� b
ED AND b FEET IN WIDTH �•*.
AND ADJOINING RIGHT OF ✓�d•? a \ \'` \ \ C / / \
WAY LINES AS SHOWN ON
THE PLAT.
✓ �� �/ J y ? I a l l \ 4 0 \ \ \ o gib/ / 5* /� ' •e\. \\
� Nstly,r a'ro G'`:� I 1 « •. + 1 � \ ° :LG\ \ CP'�p� F / 6- ..�,��5.
< S 1 2
SHEET 2 OF 2 SHEETS
E
a
low
p �� ► Q ` Q
• ail = iTafs
'a w
��'lll 1 /N•F w i N
- t >e -8 - -_[-
— z�rey
-43
3
1A %
/
•�� \� +. - 'iii �
/
i'p•p Zol
I'?:��a'� %';. Via` -O(� �•- , '% - %i°'" i
��
9
��-
1
J ' •°`. A 4 a„ $ ' 1 1: P� $� 4 \\ •��� d /:r / t \: = pp'' r i Z :1 1 j
1: n•FIKI 5 1s'tfi'' s°'yF \\ \ , p•o'' try 8 $'1 T 1
W , d � "np °. ••�•- .. --:: V,l � �� tin • i�B��Q� ie � *• ' 1 � p v \\\� I3 � j \ / � �..�.. � • �r.^.'- "� > 1 i �
wQ l E A' rsy, XI R MV`„.n"' i o e / I4 �r \�\r. °� w �\l ." , ti:\'•n.
w •. �� 6114. �f= / fA \a• 1 I 3
J + ,J, y •�`�\� � is �• _ �wf s\ \ ° z I ,«, .� \ '•mm,�
ING j 1 I
• ', ; - - �'nF! __ pe _ \ \ Nb77 AINA6E Xi$'. \EASEMENT \ I
I.NAR torn.
/' 8£ND 4 S A T N • ! . C ■ w • • U 1 C T. INC.
\wAd Tiro 3!!Ae sosts?lof'11e WaYty: dfAe NEl4e/%felwY +olSerl r: P. //� NyA2l. w f�: rG i
► WILLOWRIDGE
� �� I to! / /nc of fee NEHoffAe SW%J el9ec.1,7 p. Nd.Rpe. T! — _�_NO /� /f 9s - - - --
fG —
3 ') I I I __..
f
:> �? 0 G ^ OUTLOT I; I IA xi i I
Ck
OUTLOT
Q0 me.., azJSa• S\ MV \�C I J �' � I i a•ee
«R i_ I N GTO^ a 'Nr's9a+ a I —.'_ Mwes•_ xA)e , RR� _ I IS °t
_-JURY h C ,; e•rf•n n' ;, /MS9 °\ \,� . 5 y Ado »'
_ l 3 - i DRAINAGE i EASEMENT I�•r ,'j ' ='i \ I ���` �M1 / p•
s o so Izo n -- q1 Q I
Lp" SCALE IM FEET I ? K G� 0 U T_ LO , 1 II �� :5I B - ° \ \\ °, — e•, /Ijo��J ' .�.• a �� -l��y
IS A "' // " I'` 'L!" 1 F 1 S
THE BAS FOR 5p p'" n•)•r0'N•
SYSTEM IS THE NOTXE BEARING RTH LINE •/' L)i ` CAT ED J 11 N ' V ( J • i C ol °'�' a l''• Vii / / A � 'i `_ / ? b � \ a
OF THENEI /AOFTHESWI /4 �- I'e ?', i "N� A3�___ p !,• t5. e. ��` � 6 �� \�`
OF SEC. 2.TWP. 116. RGE 25. c w ? , = -- /t_ -- /fAfl- 3 _ _ `j` 1 5'a'� "' - -- '!i'IV` \'•IS.
WHICHISASSUMEDTOBEAR - _ O �' f fit ' ',
N6B•SS'1C
< W. I -- 394./7___ ` 5�. w �, _ �• 19 /ffi \ e
' +�\. LVK N + � h'.jp. .
O DENOTES A 112 INCH BY �:' A'
IA INCH IRON MONUMENT SET C )• rolt 9 -.
AND 25'UNL BY OTHERWISE 133 \ r ,0.� ° O J•( V ' O � - •+ J1 / j % N'O el
AND 4 55 OTHERWISE
SHOWN. YE
e
6 DENOTES IRON MONUMENT f I% `\ A p
� ,
FOUND. I J V — O 1� wo S
,��0 µ W .• to
33 to 1� p - ' pt b.'•. �_L \ 9
D£V-NSrIIR£ Ce __ Nrfr'3e'E 3ptf6 V _ ''- g49 •. ., ° -i, ` � ' F' ._� o�y�i
5
DRAINAGE AND DRiV£� No 0.9/ y - �1''� ` z� y / \\ °. 0.����` J /
UTILITY EASEMENTS *o .� . �l'•�, '_°� +T __'�,, y�. .�\I.,
ARE SHOWN THUS:
ro I I I P`S�� •1� •L � ` — m ,�yet"/.r"...\k`� \..3r. 7 1 1
p
BEING B FEET 0 WIDTH AND NP � > - / it 4 \ \•• s
ADJOINING LOT LINES. ��^-
UNLESS OTHERWISE INDICAT• } I O�P "/N•�d' \ \\ \� .� b
ED AND b FEET IN WIDTH �•*.
AND ADJOINING RIGHT OF ✓�d•? a \ \'` \ \ C / / \
WAY LINES AS SHOWN ON
THE PLAT.
✓ �� �/ J y ? I a l l \ 4 0 \ \ \ o gib/ / 5* /� ' •e\. \\
� Nstly,r a'ro G'`:� I 1 « •. + 1 � \ ° :LG\ \ CP'�p� F / 6- ..�,��5.
< S 1 2
SHEET 2 OF 2 SHEETS
WILLOWRIDGE 2ND ADDITION
S A T N R E - 8 EN 9 Q U I S T, INC.
ICA DOC. NO. ""' 1
It
3 0-26 &ST.% - -
cj
I
ppq
1
2 �1
14 3
SLUCK
LA
C,
COURT
A . 15, 1
44'
Lu
' 47
.6.
W %
jdX
N ' Is A
W
7 30
t-
1
-- — — — — — — — —
L7
00
— ts— k,
, T
J Z",
14e p B77.,,
ILI
>
TIL T !IJ
N
A
BA.-
THE
Sys
OF
S A T N R E - 8 EN 9 Q U I S T, INC.
ICA DOC. NO. ""' 1
It
3 0-26 &ST.% - -
cj
I
ppq
1
2 �1
14 3
ja
44'
Lu
' 47
.6.
W %
jdX
N ' Is A
W
7 30
t-
1
-- — — — — — — — —
00
— ts— k,
14e p B77.,,
ILI
>
TIL T !IJ
N
SCALE M FEET
WHICH I MEO TO BEAR
IS 1111. p 4o"w.
BASIS FOR THE SEARING
TEN S THE NORTH LINE
OUTLOTS A 8 B WIL40WRIDGE.
0 DENOTES A 1/2 INCH BY
14 INCH IRON MONUMENT SET
AND MARKED By REGISTRATI101%
MOTT25,UNLESS OTHERWISE
SHOWN.
0 DENOTES IRON MONUMENT
FOUND.
OR IMAGE AND
UTILITY EASEMENTS
ARE SHOWN THUS:
5 -1, � .
II 'o
--A—J L__IL__
BEING 5 FEET IN WIDTH AND
ADJOINING MG LOT LINES,
UNLESS OTHERWI INDICAT-
ED AND 10 FEET IN WIDTH
AND ADJOINING RIGHT OF
WAY LINES AS SHOWN ON
THE PLAT.
SHEET 2 OF 2
WILLOWRIDGE THIRD ADDITION
g.p i
/
I
oop,� /
I
c, I
I I
\ � I
s,�rz �� rolh
rnr ,_.poxp x• t w =�' a� a mfq � per, Minwm cEVrw
e
BEYMO �rzr
°aorw
F � \
K[OXF { (a.s C°une °neVFO fo m..wvJ qof
I �
/
I✓iJL
fYAY
I ^ '�
I
�
° — s ° _ _ _
I I
mmi
_ M w.wf.e ww p.HM m fMILOXPoDfY IIYrd .fOP'IfOY me
I
���
1 Y A Y � n �V
l \ -- _
Yak luMan, Cew Canfy A°Ma
ex CLf,f. LrvW
w�nnb m No.n � � f° m° pubk b pNk vf, Mw 41r mo1�°p. me vMtty
- - - - --
f�t
,--------------
- - - - --
� �
I
Aaa
MEN
/
I
e
i ce/
2 I
I
O
c f af
ux °w »xmsr ,aat
oop,� /
I
c, I
I I
\ � I
,y
s,�rz �� rolh
rnr ,_.poxp x• t w =�' a� a mfq � per, Minwm cEVrw
e
BEYMO �rzr
°aorw
F � \
I u��sHaww Yras.
caan X pb ° mn°e«, lea � o ..s+« m. nwe na spar o,
° — s ° _ _ _
I I
p,r oolnvak v Yrc arc v acwussa uwacsnr
NbMMw�FIGMI�pFWiY[ $AItl BExYISFEGTkv
l \ -- _
Yak luMan, Cew Canfy A°Ma
ex CLf,f. LrvW
----- ----
- - - - --
,y
ry mEU1Np, Caw Cmnln Y,vumro
�y �Mpn(wm �m-u. ra a, '�b mna poem
.9 +._ kan m Na �7SYh. ee
a r qwa Nw Canb
,x nacZ77�4
QTm
s,�rz �� rolh
rnr ,_.poxp x• t w =�' a� a mfq � per, Minwm cEVrw
e
BEYMO �rzr
°aorw
I u��sHaww Yras.
caan X pb ° mn°e«, lea � o ..s+« m. nwe na spar o,
° — s ° _ _ _
I I
p,r oolnvak v Yrc arc v acwussa uwacsnr
NbMMw�FIGMI�pFWiY[ $AItl BExYISFEGTkv
ul£S.a55MMNnERWISEMgK 1EO,AW.pq�TV.YG LOI
Yak luMan, Cew Canfy A°Ma
ex CLf,f. LrvW
ry mEU1Np, Caw Cmnln Y,vumro
�y �Mpn(wm �m-u. ra a, '�b mna poem
.9 +._ kan m Na �7SYh. ee
a r qwa Nw Canb
,x nacZ77�4
QTm