Loading...
HomeMy WebLinkAbout2021-09-13 City Council Workshop PacketAGENDA MAPLEWOOD CITY COUNCIL MANAGER WORKSHOP 6:00 P.M. Monday, September 13, 2021 City Hall, Council Chambers A. CALL TO ORDER B. ROLL CALL C. APPROVAL OF AGENDA D. UNFINISHED BUSINESS None E. NEW BUSINESS 1. North End Zoning District F. ADJOURNMENT RULES OF CIVILITY FOR THE CITY COUNCIL, BOARDS, COMMISSIONS AND OUR COMMUNITY Following are rules of civility the City of Maplewood expects of everyone appearing at Council Meetings - elected officials, staff and citizens. It is hoped that by following these simple rules, everyone's opinions can be heard and understood in a reasonable manner. We appreciate the fact that when appearing at Council meetings, it is understood that everyone will follow these principles: Speak only for yourself, not for other council members or citizens - unless specifically tasked by your colleagues to speak for the group or for citizens in the form of a petition. Show respect during comments and/or discussions, listen actively and do not interrupt or talk amongst each other. Be respectful of the process, keeping order and decorum. Do not be critical of council members, staff or others in public. Be respectful of each other's time keeping remarks brief, to the point and non -repetitive. THIS PAGE IS INTENTIONALLY LEFT BLANK E1 CITY COUNCIL WORKSHOP STAFF REPORT Meeting Date September 13, 2021 REPORT TO: Melinda Coleman, City Manager REPORT FROM: Rita Trapp, HKGi Michael Martin, AICP, Assistant Community Development Director PRESENTER: Rita Trapp, HKGi Jeff Thomson, Community Development Director AGENDA ITEM: North End Zoning District Action Requested: ❑ Motion ✓ Discussion ❑ Public Hearing Form of Action: ❑ Resolution ❑ Ordinance ❑ Contract/Agreement ❑ Proclamation Policy Issue: As part of the implementation of the 2040 Comprehensive Plan, the City is working with HKGi to make needed updates to the City's zoning and subdivision ordinances. The primary focus of these efforts has been the creation of a zoning district to implement the North End Vision Plan that was developed as a follow-up to the Comprehensive Plan. Recommended Action: No action requested at this time. Please review the materials attached to this report. Fiscal Impact: Is There a Fiscal Impact? ✓ No ❑ Yes, the true or estimated cost is $0. Financing source(s): ❑ Adopted Budget ❑ Budget Modification ❑ New Revenue Source ❑ Use of Reserves ❑ Other: N/A. Strateciic Plan Relevance: ❑ Financial Sustainability ❑ Integrated Communication ✓ Targeted Redevelopment ❑ Operational Effectiveness ❑ Community Inclusiveness ❑ Infrastructure & Asset Mgmt. The city's 2040 Comprehensive Plan calls out the North End region of Maplewood as an area of opportunity to do additional planning in order to help this important part of the city stay healthy. The 2040 plan states the city should: Complete a subarea plan or district plan for the Maplewood Mall area, to help define the following: a. Expectations regarding anticipated mixes of land uses on a block by block basis. b. Expectations regarding urban design principles guiding redevelopment in the area. Workshop Packet Page Number 1 of 37 E1 c. Opportunities for connections and synergy with the HealthEast St. Johns campus and surrounding supportive health care facilities. d. Improvements to support pedestrian, bicycling, and transit connectivity, particularly the METRO Rush Line stations. e. Further definition of implementation tools and steps to be completed, to support redevelopment and revitalization. As referenced above, a district plan was developed and adopted. Now the City's zoning code needs to be updated to support this work. Background At its upcoming work session, the City Council will be reviewing the proposed regulations for the new North End (NE) District. The NE District is being created to implement the 2040 Comprehensive Plan, as well as the subsequently adopted North End Vision Plan. A draft of the proposed NE District can be found on the project site — www.maplewoodmn.gov/northend or directly at https://tinyurl.com/2wtx579v. The NE District is proposed to be applied to the area shown to the right. The NE District will be different than other city zoning districts in that it focuses on building placement and form first, with land use secondary. Thus, the North End form -based zoning district provides clear standards for how future buildings need to be placed on a site and how a building's form needs to relate to the adjacent streets and public spaces. In addition to a new zoning district, a small �" y `� set of Design Guidelines were also created to =6 *x� .fir 1 provide further guidance to property owners' - about the City's desires for the area. The guidelines were elements of the North End Vision Plan that were deemed important but too restrictive to be part of the standards that projects would be required to meet in the zoning and subdivision regulations. The development process of the new regulations and guidelines involved multiple meetings with the planning commission, as well as two virtual meetings with property owners in and around the new proposed district and conversations between Staff and individual property owners. The City Council is being asked to review and provide input on the proposed NE North End District Regulations and Design Guidelines in preparation for a formal public hearing process with the Planning Commission. Attachments 1. North End Zoning Handout 2. North End Design Guidelines 3. Presentation Workshop Packet Page Number 2 of 37 1. IX lil a In addition to a new zoning district, a small �" y `� set of Design Guidelines were also created to =6 *x� .fir 1 provide further guidance to property owners' - about the City's desires for the area. The guidelines were elements of the North End Vision Plan that were deemed important but too restrictive to be part of the standards that projects would be required to meet in the zoning and subdivision regulations. The development process of the new regulations and guidelines involved multiple meetings with the planning commission, as well as two virtual meetings with property owners in and around the new proposed district and conversations between Staff and individual property owners. The City Council is being asked to review and provide input on the proposed NE North End District Regulations and Design Guidelines in preparation for a formal public hearing process with the Planning Commission. Attachments 1. North End Zoning Handout 2. North End Design Guidelines 3. Presentation Workshop Packet Page Number 2 of 37 E1. Attachment 1 (NE) ZONING DISTRICT OVERVIEW The City of Maplewood is proposing the creation of the the North End (NE) ti j j Zoning District to guide future development and redevelopment in the area MW "Iaround the Maplewood Mall and St. John's Hospital. This area was identified .' in the 2040 Comprehensive Plan as an opportunity site where a mix of uses and pedestrian -oriented development would support and benefit from the - availability of transit, including the future Rush Line Bus Rapid Transit (BRT). In 2019 the City adopted the North End Vision Plan. This plan set the parameters and design principles for the area, including exploring the potential for future phasing and full redevelopment. The North End Zoning District Project has �51eBountlay taken the guidance of the 2040 Comprehensive Plan and the North End Vision Plan and established a new zoning district to achieve the community's vision. Intent of NE District Applicability 0 Facilitate redevelopment focused on providing a » All parcels within the North End study district will variety of residential, commercial, and civic uses. be rezoned to NE. Establish standards focusing on walkability and multi- » Existing buildings and parking areas may be modal transportation, high-quality site design, and a expanded as long as they do not interfere with mix of complementary uses for people to live, work, the future street network. relax, and socialize in the same neighborhood. » New buildings and redevelopment will be required to meet the new standards. no F _ Regulating Plans Regulating plans establish different Minor Arterial s/ momma Local Connectors Neighborhood Neighborhood Park types of streets and open space areas. Major Collectors •r (Proposed) Internal Streets Neighborhood (Proposed, Subjectto Pocket Park Standards for the NE District will then be Local Connectors Main Streets Future Development) Greenway established based on these categories. (Proposed) • Street Network and Types Minor Arterials / Major Collectors: Beam Avenue, White Bear Avenue, and County Road D Local Connectors: Kennard Street, Southlawn Drive, and Legacy Parkway (extension) Neighborhood Main Streets: St. John's Boulevard (extension), future north -south streets Neighborhood Internal Streets: Future streets (location to be determined) Open Space Network & Types Neighborhood Parks: Centrally located within the North End area, including east, central, and west parks Pocket Parks or Plazas: Distributed throughout the North End area, filling in the service areas around Neighborhood Parks Greenways: At mid -block breaks and other key pedestrian connection points Workshop Packet Page Number 3 of 37 Examples of Uses Proposed to be Allowed Residential Uses • Townhouses and Row Houses • Apartments and Condominiums • Apartments over ground -floor non- residential Retail and Services Offices Hotel Civic Uses Parks and Open Space Curb is* Design Guidelines (separate document) Provides developers and property owners an understanding of the "feel" of the area Includes guideline statements and precedent imagery examples E1. Attachment 1 Design Standards Site and buiding design standards are intended to create a high-quality, pedestrian -friendly environment. Examples of standards proposed for the NE District include having: Buildings and entrances oriented towards the street Minimal number of driveways and parking located behind buildings Building heights stepped back on upper -stories to create a more open feeling Uses on the grou nd-floor "activated" by architectural interest, windows, and lighting Building articulation to break up street facades Well-designed front yards that have a relationship with the street For More Information —a Join us at a Virtual Meeting on August 10th at 4:00 p.m. www.mablewoodmn.aov/NorthEnd Or In -Person at Maplewood Mall - Entrance 4 (near Lower Level of Macy's) August 25th at 7:30 a.m. Contact Elizabeth Hammond, City of Maplewood 651-249-2302 Elizabeth.Hammond@maplewood.mn.gov lb Workshop Packet Page Number 4 of 37 E1, Attachment 2 City of Maplewood NORTH END "'Op" DISTRICT DESIGN GUIDELINES Workshop Packet Page Number 5 of 37 E1, Attachment 2 NORTH END DISTRICT DESIGN GUIDELINES Purpose The North End District Design Guidelines are intended to provide property owners and developers additional guidance regarding redevelopment within the North End District area in northern Maplewood. The guidelines were established based on the 2019 North End Vision Plan to ensure redevelopment and improvements to the area create a strong sense of place centered around mixed use development and access to high-quality transit. These guidelines are meant to be used alongside the standards established in Article II. District Regulations Division 15. NE North End District of the city code. Property owners and developers looking to undertake projects in the North End District should review these guidelines prior to submitting any applications. Applicants are expected to provide a narrative as part of the development proposal that identifies how the project achieves these guidelines. 0 Area These design guidelines should be considered whenever development is proposed within the North End District area: ST. JOHN'S BOULEVARD Workshop Packet Page Number 6 of 37 f1i S M W A a m z c M Site Boundary E1, Attachment 2 NORTH END DISTRICT DESIGN GUIDELINES Loading Areas & Curb -Side Management Guideline reasonably feasible, off-street loading Oentrances and exits should be combined with automobile parking access and multiple buildings within the same block should share off-street loading facilities and service areas. Dedicated curbside areas near the building ©should be identified to accommodate ride -share services and personal package deliveries. (t Paving & Pathway Design For visual continuity, the design of paving Oshould continue paving patterns across differing conditions, such as pervious or vehicular paving and permeable paving sections The design of paving should use special ©paving or accent materials to visually connect with entry points, linear increments, or adjacent design or program. Pathways, including interior trails, sidewalks, ©and greenways, should interact with open spaces, parks, and plazas in creative ways, using lane paving to clearly show circulation Streetscapes should utilize shorter pedestrian scale pole light fixtures to Oimprove pedestrian experience, wayfinding, 0 and safety and activate retail areas at night; bollard lighting should be used to create a consistent and safe passage along all interior trails, sidewalks, and greenways at all times. NN rr 4 i Workshop Packet Page Number 7 of 37 NORTH END DISTRICT DESIGN GUIDELINES ter"" ' 1 Workshop Packet Page Number 8 of 37 E1, Attachment 2 nStormwater Management Creation of subdistrict stormwater management areas is preferred over an approach that treats Oeach space individually; developments are encouraged to coordinate stormwater design with neighboring developments within shared open spaces. Designed treatment systems such as bioswales, ©flowthrough planters, permeable paving, and greenroofs should be utilized as part of a comprehensive approach to stormwater management. Include educational or interpretive signage ©near stormwater treatment areas to educate the public about the benefits and processes of stormwater treatment areas. Boulevard Trees & Landscaping Trees planted along streets and greenways, Oand within parks and open spaces should collectively create a continuous "urban canopy' providing shade and a pleasant palette for people within the area. Trees along streets and pathways should be ©sized appropriately, with street trees being at least 40' in height at full growth, and pedestrian - scale trees (20' at full growth) along greenways and other non -street pathways. Planting schedules should include trees that are appropriate for the climate, giving preference © for salt -tolerant species, species that require low water use, and those that provide visual interest throughout the year. E1, Attachment 2 NORTH END DISTRICT DESIGN GUIDELINES 00 . o0 eo 00 ©,Scale Buildings should be designed to minimize the sense of a single continuous street wall.This can be achieved through the breaking up of the wall into a series of smaller facades, articulation, and variations in height. Developments should be broken up through the ©use of a variety of materials and architectural details, such as vertical elements, protrusions in the facade, or projections. Ground floors and lower floors should be designed to have more visual interest and detail ®than upper floors through elements such as bay windows, inset doorways, terraces, vertical piers, landscape walls, art, and other design elements that reinforce a human scale. The height of the ground floor should be greater Othan upper floors in order to provide more activation through transparency and provide flexibility for future uses. ->U Entrances Entrances should be welcoming to passers-by by being architecturally distinct from the rest of the building and serving as a focal point. ©Each business or use on the ground floor of a building should have its own individual entrance. The use of awnings, recessed entries, porticos, ®front porches, verandas, and other similar features are encouraged to provide weather protection as well as visual interest to an entrance. OEntrances and lobbies should incorporate 0 transparency and lighting to encourage visibility and create a welcoming connection to the street. Workshop Packet Page Number 9 of 37 E1, Attachment 2 NORTH END DISTRICT DESIGN GUIDELINES I=?Building Design Guidelines r Workshop Packet Page Number 10 of 37 The use of vibrant and warm colors is encouraged to enhance the visual character of the buildings especially at the pedestrian level. For residential units with individual entrances at the ground level, there should be space between the Ostreet and the building to accommodate a landscape buffer or front yard that complements the streetscape, provides adequate shading and offers some privacy for residents. Open Space & Amenities Privately owned open spaces that are accessible to the public should provide opportunities for site users and Othe public to enjoy the space and should be accessible from the public right-of-way. Artwork, seating, inviting lighting, and signage are all encouraged to make the area welcoming and active. Private outdoor spaces are exclusive to the users of the property (residents, employees, etc.). These amenities spaces should take advantage of spaces created by ©architectural design, such as balconies, terraces, and green rooftops for socialization and enjoyment by the users. Elements of screening or privacy may be appropriate. Typically, these spaces are not on the ground -floor on the street frontage, unless it is a private yard for ground -floor townhomes. Relationship to the Street + Designs of buildings that include retail and entertainment should directly engage the public realm r� f' Oenliven and include numerous opportunities for people to the building including edge, open storefronts, generous seating areas, private amenity areas facing the public realm, and individual entries and building n bays. --' . The setback area between private spaces and public rights -of -ways, easements and semi private courtyards - f' 4 - _ © should be integrated into the design of the site and activated with terraces, outdoor seating and dining areas, private yards, porches, and primary living spaces. r Workshop Packet Page Number 10 of 37 The use of vibrant and warm colors is encouraged to enhance the visual character of the buildings especially at the pedestrian level. For residential units with individual entrances at the ground level, there should be space between the Ostreet and the building to accommodate a landscape buffer or front yard that complements the streetscape, provides adequate shading and offers some privacy for residents. Open Space & Amenities Privately owned open spaces that are accessible to the public should provide opportunities for site users and Othe public to enjoy the space and should be accessible from the public right-of-way. Artwork, seating, inviting lighting, and signage are all encouraged to make the area welcoming and active. Private outdoor spaces are exclusive to the users of the property (residents, employees, etc.). These amenities spaces should take advantage of spaces created by ©architectural design, such as balconies, terraces, and green rooftops for socialization and enjoyment by the users. Elements of screening or privacy may be appropriate. Typically, these spaces are not on the ground -floor on the street frontage, unless it is a private yard for ground -floor townhomes. E1, Attachment 2 NORTH END DISTRICT DESIGN GUIDELINES 00 . o0 eo 00 \�- Sustainable Design Buildings should be designed to maximize the use of daylight for all inhabited interior Ospaces in order to provide a high quality indoor environment, reduce overall energy consumption and reduce exposure to artificial lighting which can negatively impact human health. Windows should provide a high degree of ©light transmittance and be non -reflective. Consideration should be given to the installation of operable windows to create opportunities for cross -ventilation and reduce energy costs Visible sustainable features such as green ®roofs, shading devices, photovoltaic panels are encouraged to reduce the ecological footprint of the development as well as serve as education for visitors. Flat roofs of midrise buildings should be used for their sustainable potential. They are usually flat, sheltered from the wind and have good Oaccess to sunlight, which makes them great candidates for greening practices beyond a typical green roofs such as community gardens, gardens, solar panels and rainwater harvesting equipment. Workshop Packet Page Number 11 of 37 E1, Attachment 2 NORTH END DISTRICT DESIGN GUIDELINES Minor Arterial ! Major Collector- 1201' ROW r i r 1 b ° Y f County Road Design The City does not have jurisdiction over design on County roads, but hopes the guidance provided here will be considered during reconstruction of the County roads surrounding the North End District OEach side of the roadway should have shared -use trail separated from vehicle traffic by at least an 8' boulevard ©A large center median should separate directions of vehicle traffic. The median and boulevards should be landscaped with large deciduous trees and other visually softening elements Sidewalk Width n/a Shared Use Trail Width 10'minimum Boulevard Width 8'minimum Tree Spacing 30'on center Bicycle Lanes 0 Bicycle Lane Width n/a Driving Lanes 4+ Driving Lane Width 11' Parking Lanes 0 Parking Lane Width n/a Median 14'minimum Workshop Packet Page Number 12 of 37 El, Attachment 3 Workshop Packet Page Number 13 of 37 • L Workshop Packet Page Number 14 of 37 'R. 4 G [G a E1, Attachment 3 ti • L Workshop Packet Page Number 14 of 37 'R. 4 G [G a E1, Attachment 3 _0 O Q) Q) C— Q) O O ruo N r6 N U 0 QJ v v O 0 0 O Q E1, Attachment 3 Workshop Packet Page Number 15 of 37 Q) E O O Q) LU ' N Q c6 0-0 > � •V LU � ro O +� v v .� Q 4-J S -.O r6 N p L. b 0z Ln U -0 .� N c6 x 'E 4-;N tw Q) v O MO 'L C: C C v v CA LU v v O C 4—J N 0- � ra L O U Z — U _0 O Q) Q) C— Q) O O ruo N r6 N U 0 QJ v v O 0 0 O Q E1, Attachment 3 Workshop Packet Page Number 15 of 37 V O L. CL Workshop Packet Page Number 16 of 37 E1, Attachment 3 U v O °o ZZ 0 ZZ .Cn v o E 8 3 E + CO C) E1, Attachment 3 Workshop Packet Page Number 17 of 37 Workshop Packet Page Number 18 of 37 E1, Attachment 3 _0 � Qi � C6 O Ln N N •— Ln O � N Q) 0 v v tuo o +-1 'v bo o -0 L- v •- +, N +, 4-J +, Ln v '> Ln C� o � o +, O -0 N L Ln Q v E_ Q) � M M o E � o . U — 4A � � L C6 •� =3 .> N •— -0v v — O M =3 - •� ° v � O -0 � N tXO 41 v v v E .� N o 0 o '- O �N �N _ N Ln o s v aA ._ v o s o v v `� Ln U cin 2 Workshop Packet Page Number 18 of 37 E1, Attachment 3 E1, Attachment 3 Workshop Packet Page Number 19 of 37 E a—+ � N N � ° o Q) m o .� v v�o� N o > 4-J Q 0 o Q v� .N > Un (3) Q N(3)s O: v bD Q) a) v v o wo • _2 a) • 4-J4 U � v v� v_0 LIO •- •X QX ro . W Workshop Packet Page Number 19 of 37 `W L CL E O U O O N Workshop Packet Page Number 20 of 37 Q) (1) L/) U i Q) �> L-- cn �CLO — i 4— L-. x G O LU L 0 zo +�.,-j �U UU CO U 0 �;_},�� �4� Ln cn 4J N C 4- N j 0> o N N Ln ) Q) V Q) L.. = C6 o� Q cn =3 v ° . +., Q) 4A ' LO Q) � 4-jE v°—' -0��(3, =3 U I � � 'gin �� (3)o x x v j v +—�+ ro =3(D E1, Attachment 3 C .0 t!1 C: LU E1, Attachment 3 Workshop Packet Page Number 21 of 37 O Q CO ° C: fa C W L O z ri _ v -- - �r°ter• rr srr't -r r4r r! �•f-r 'r NPY` fir!'!_3A7Efb'38 F t �. • r '.r . t. h I �j R E n.. ! RrM !,rwr *•r !!T - t'�f.rs r rf19 twst tr, F t.tt -}}0- + * T r F x of r r � 2 In 4 t A •• R, r r i;16 ua i 'F F •r 4 � To, W .' r R r T ,i -i ❑gg' • rr rr r rsr �jt"wql;l - iI 'I� p Iz � � F 11— r Workshop Packet Page Number 22 of 37 r6 �� 4- 0 >� � o -,1-- � cn Q � U r6 r6 O — U a--+ N .O Q) v E Ln .� v v o - E > Q -0 > v . -0'= Q) aio Q) LU ago 72 n � aA ' O N O O N v - v v v J UA � v ar' o Ul 'N 0 U to v Q c}n CO O C 6 E1, Attachment 3 El, Attachment 3 Workshop Packet Page Number 23 of 37 Workshop Packet Page Number 24 of 37 E1, Attachment 3 V N L txO C— CU • N 4A D ateJ cn N v a -J Q) - C� • 4A }, 4-Jtti0 • °' V V) cn cn m cn 0 • • • 0 v O • L CL CL tioQ U O V) N V) C: O +� v o n -0 LN C6 N • X tD ci M iQ) • • (1)• • O LL rC • • Workshop Packet Page Number 24 of 37 E1, Attachment 3 E1, Attachment 3 Workshop Packet Page Number 25 of 37 N •U N_ N U 0) N E FO a--+ •5 i Ua) �F O E cn O = U Q� • +j +j E W NUO (1) Ln N Ln D O D v U O O 06 N N N O0 O0 (M — —_ • +_+ i �_ •N O a -J • O a, =3 X •�,�Q�c, Q) v — re _ LL 0. E1, Attachment 3 Workshop Packet Page Number 25 of 37 bb .(A +j X _w U. Workshop Packet Page Number 26 of 37 E1, Attachment 3 4- 0 cn N r6 _0 � � Q � >- cin Ln E O M --Ile O O C O N a +-j E 4-J S- O E Q O N N v U S-- N V) 4-J 4- N 4-J a) r6 N E O > a--+ E O L N 4A . _ E N LU � 4— O On. .0 c6 v Q O Q N a--+ _ � 0 N . O v '=3 O QtOLO )0 C 4J O U �C C7 �C N -I- O Q — E1, Attachment 3 E1, Attachment 3 Workshop Packet Page Number 27 of 37 Workshop Packet Page Number 28 of 37 E1, Attachment 3 O 4-j N 4-j v Ln 4-j ate+ Q) O > � j v1 L O N U ate-+ (n U c0 M (}o ♦ A V / Fi V LN N Q '(6 U � Q) L vv)) i d tko N a -j N N OQ 4-j D 1 ro ._ .� -0C ov C:OA a) O� U O O �U 4- J (3) c� dA NO4-j S N ii>' _ QOQO �O � M UU 0 � U)U —wU s C1A La s C1A dU L = .-0 U U ° '� (3). +� Ln re 2U z z 0 Workshop Packet Page Number 28 of 37 E1, Attachment 3 E1, Attachment 3 Workshop Packet Page Number 29 of 37 a -J N N Q) =3L0 • E •/� C^ } i • (0 O (�� T CD C v °o v > . v v L N, Ln E N 0 Cli o to c _I_—v v v 0- o �� ate--+ U Q) Q) > 0L 0z06or_ CL) CL) . 4-JQ) E1, Attachment 3 Workshop Packet Page Number 29 of 37 14 aD C 0 N L 75 M0 W W 0 E1, Attachment 3 Workshop Packet Page Number 30 of 37 N N r6 N Q r6 }, ro L/)UO Qj 4— cc r6 ro N i N O:EOC r6 N N ate -+ N ' C: a-+ r6"N+-+N �0}'QJU �E-0 �:- E O U W U� �Q -0 ^C^' nC C:^W ^W W ro � L }� ^' W , O Q) U ro " N Q r6 r �C: -!?,i > N 0- 0 - U o 0O�� N _ v�0-0 C_ro roL/)>- .M t/1 0 E1, Attachment 3 Workshop Workshop Packet Page Number 31 of 37 6uipllne I I ! W I I! a--+ GHVA 3015 I I I GdVn 3015 I' I II I I � v I I I II II I. O N -E E +� Q) •- o cn Q) to ir I I� �v 0C: o -0v +-j i o� cn Q N o Q 0 v. c6 ori I -auil 1-ao,—•d aaGA MIS -- -- -- -- -- -- I I = 1'- � m �v GHVA 3015 4- �v E1, Attachment 3 Workshop Workshop Packet Page Number 31 of 37 o (•6 a--+ Q), N � v N O N -E E +� Q) •- o cn Q) to v' U >° 0 L �v 0C: o -0v +-j i o� cn Q N o Q 0 v. c6 ori `n• c6 o v �v +, 4- �v +, v N �4-J Q +6+ �4 Q v 4-J 4 - cr) cr) m Ln o cn � a E1, Attachment 3 Workshop Workshop Packet Page Number 31 of 37 a Workshop Packet Page Number 32 of 37 d 0�RI = VI T O36 E t0 C a C 3 � a .I e $ m m s o 'd J I a ¢ gl I w a °-6c I t7tl VA 3015 0tf Vd 3015 4 i I I I � a I w Icc I L ai°Qj 21'E�a,� I I CHVA3015 o Un ° OC MVA 3015 I co }' ago o U I I is N I ¢ IM I e Vµ/ " C NO 0 •� :� 0 r •E° — CO v Q LL I Lli -- — - LL -0 N CO ate-+ Un • • • E'' . a Workshop Packet Page Number 32 of 37 d 0�RI = VI T O36 E t0 C a C 3 � a .I e $ m m s o 'd J E1, Attachment 3 ° °-6c °-0 a, E--- L ai°Qj 21'E�a,� �N� o Un ° OC +� Un co }' ago o U I N W Vµ/ W W �--7 •� •� r.� •E° ° o Qj aj v LI) • Lli ° LL -0 N CO ate-+ Un • • • E1, Attachment 3 M O a -J N i V a--+ -0N N U Q (3) � V N (3)+., UA (� Q U 4A p i a� ° �.z v o c6 U • • E1, Attachment 3 Workshop Packet Page Number 33 of 37 4- V) 0 0 0 \ a� U M 0- (A N Ln Workshop Packet Page Number 34 of 37 a� to U U N E U \ \ \ U O L � U U U N f6 C6 C6 Q Q Q Lq •X N N N C r -I r -I r -I Workshop Packet Page Number 34 of 37 E1, Attachment 3 W to U U U b-0 LO Ln N •X N to •� N •� N N L-. C6 DC DC Ln Ln E1, Attachment 3 i a+ tf I• 1 E_ / J X— m V C war C OD o D � •=3 4-J CO Ln ti go I C 1 q � d C E ,= V R awa E1, Attachment 3 v Ln v Q) _0 ~ N Ull Cn a--+ v (f) (O aA LL N b0 � c� ������ v c� C c� +6 Workshop Packet Page Number 35 of 37 F� L J UO W r) Z E1, Attachment 3 Workshop Packet Page Number 36 of 37 a--+ •� N r6 N U UO a"'—� N QN4— ro ro (UN QD '> N N vQj ' Qro C r, roQJ N '� N X N tiA N E N 0 0 Ln N o� ' 0 0 ate-+ > QJ ate-+ 0 r6 0 0 0 Q N ._ 0 Workshop Packet Page Number 36 of 37 .N C O U O a) U O z C1A c6 N U E1, Attachment 3 Workshop Packet Page Number 37 of 37 C6 0 s W O 4-) O L40") }) .� ^X W a-+ z E1, Attachment 3 Workshop Packet Page Number 37 of 37