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HomeMy WebLinkAboutPC Packet 09.14.17AGENDA HUGO PLANNING COMMISSION THURSDAY, SEPTEMBER 14, 2017 HUGO CITY HALL 7:00 p.m. A. ROLL CALL (Arcand, Kleissler, Lessard, McRoberts, Tjernlund) B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. August 10, 2017 D. PUBLIC HEARING 1. Lakeview Family Dental — 14475 Forest Blvd. N. - Variance E. NEW BUSINESS F. OLD BUSINESS G. ADJOURNMENT If you need accommodations for the Planning Commission meeting please contact Rachel Juba at (651) 762-6304 or riuba(&ci.hugo.mn.us, thank you. Minutes for the Planning Commission Meeting of Thursday, August 10, 2017 Chair, Kleissler called the meeting to order at 7:08 p.m. PRESENT: Arcand, Kleissler, Lessard, McRoberts, Tjernlund. ABSENT: Lessard. STAFF: Bryan Bear, City Administrator Rachel Juba, Planner Rachel Leitz, Community Development Assistant Approval of Minutes for the Planning Commission Meeting of July 27, 2017 Commissioner McRoberts made a motion, seconded by Commissioner Arcand, to approve minutes for the meeting of July 27, 2017. All Ayes. Motion carried. Fable Hill 4th Addition Amendment to the Preliminary Plat and PUD Juba presented on an application amending the preliminary plat and PUD for Fable Hill 4th Addition. Juba stated that the requested applications would add three lots to the previous approval. In 2003, the Fable Hill PUD General Plan was approved allowing 60 lots (14 single family and 46 detached villas) and the proposed plan now shows 63 lots (9 single family and 54 detached villas). Juba described that 26 of the villa lots have already been final platted. Juba stated that the revisions to the plan are relatively minor and the plan layout maintains a development pattern that complies with the approvals for the Fable Hill PUD. Staff recommended approval of the amendment to the preliminary plat and PUD, subject to the conditions listed in the resolution. Commissioner Arcand asked if the proposed plan had any revisions to lot widths. Juba stated that the lot widths have not changed from the previously approved PUD. Commission McRoberts requested Juba give details on a resident's e-mail that was received. Juba explained that the Planning Commission received an e-mail from Lee Rodel, 4485 Fable Hill Pkwy., requesting the developer to have a construction entrance as this project continues to move forward. Juba stated that she talked to Mr. Rodel and explained that the developer doesn't own any adjacent property, therefore having a separate construction access is difficult. Juba described that emergency services has reviewed these plans and does not see a need for another outlet for these residents. Chair Kleissler invited the applicant to the podium to speak. David Hempel, Engineer for the project, approached the podium. Mr. Hempel stated that they were also forwarded the e-mail from Mr. Rodel. He described the City's guidelines for construction hours and stated that they also have expectations of their contractors, whom are being monitored to ensure limited impact to residents. Commission McRoberts addressed a specific sentence in Mr. Rodel's e-mail describing the developer making a previous commitments for a separate construction access to this project. Commission McRoberts asked the applicant if there were any previous commitments for this secondary access. Len Pratt, developer, approached the podium. Mr. Pratt stated that he does not own or have control over adjacent properties to be able to have a separate construction access. He stated that he has provided access to Planning Commission August 10, 2017 Page 2 these adjoining properties for future development. Mr. Pratt stated that he understands resident's concerns about traffic and he tries to have most of the construction that requires large trucks/equipment complete their work within a shorter time frame. Chair Kleissler opened the public hearing at 7:27 p.m. Patrick Cahill, 4625 Fable Hill Rd. N., approached the podium. He asked the developer why the plan has a decreased amount of single family homes and an increased number of villas, how the wetlands were going to be impacted behind their home, and the timing of the construction of the roads. Mr. Pratt stated that the wetlands will not be touched. He described the proposed plan and stated he believed there was a more natural point to break up the villa product from the single family homes. Mr. Pratt stated that they hope to have pavement and curb installed by October 2017. Mr. Hempel stated that the plan will be developed in phases, therefore only the phase one roads will be completed by October 2017. Darren Carlson, 4633 Fable Hill Rd. N., approached the podium. He stated that Mr. Pratt has done a lot for the Fable Hill development and community. He stated that there seems to be a lot of unnecessary traffic on his road because people believe it outlets to Elmcrest. He asked the City if they could look into putting some signage up stating the road was a dead end. Juba stated that she would talk to the Public Works department about this concern. John Devoe, 4736 Preserve Ct. N., approached the podium. Mr. Devoe expressed concerns about speeding and people running stop signs in the development. He stated that Pratt has done an excellent job in the development and doesn't believe there is much traffic related to the construction of the homes. Mr. Devoe stated having more signage, specifically regarding dead ends, may be helpful to residents in the neighborhood. Matt Christenson, 4653 Fable Hill Rd. N., approached the podium. He stated that he was told that the homes proposed to be constructed behind him were to be all single family homes. He is concerned that we are allowing even more villas within the next phase of the development. Mr. Pratt stated that the proposed plans always had villa homes within the next phase of development. He stated that there is a large wetland complex the homes that separate the products. Mr. Christenson stated that it's not the separation of the housing products that's the concern, its more about the type of neighborhood and believing more families with young children would be moving into this neighborhood. Mr. Pratt stated that the market has dictated the product types and he wants to ensure the Fable Hill area maintains the quality that's currently seen there. He believed to do that, the product type and number has had to change slightly with demand. Chair Kleissler closed the public hearing at 7:42 p.m. Chair Kleissler asked staff how the comments regarding stop signs and signage, specifically the dead end signs, would be handled by staff. Planning Commission August 10, 2017 Page 3 Juba stated that the City has had discussions with the HOA about the stop signs, which were installed after the development was constructed. She stated that she will talk to the public works department about dead end street signs. Commissioner Arcand asked staff what the stop sign discussion involved with the HOA. Juba stated that concerns were brought up by the HOA that residents were speeding on the roads within Fable Hill. The City and HOA collaborated and stop signs were installed within the development. One of the issues seems to be that since the signs were installed after development occurred and weren't planned during the approval process, residents don't expect stop signs in that area and therefore, are sometimes not abided by. Commissioner Tjemlund stated he believed the proposed plans are minor adjustments from the previous approval and has no issues with what is proposed. Commissioner Arcand agreed. Commissioner Tjemlund made a motion, Commissioner Arcand seconded, to recommend approval of the amendment to the Preliminary Plat and PUD for Fable Hill 4th Addition, subject to the conditions listed in the attached resolutions. All Ayes. Motion carried. Comprehensive Plan Update Mary Matze with Landform Professional Services, the City's contracted Planner, gave an update on the 2040 Comprehensive Plan Update, specifically regarding the land use chapter. Matze gave a background of discussions surrounding the topic of eastern Hugo and the eastern Hugo open house. She summarized that staff believed additional info from the feasibility study would be helpful in figuring out if development could occur in this area in the future. Staff recommended that no changes are made to the current land use plan and the Planning Commission allow staff to continue to meet with land owners and get a better feel for what eastern Hugo residents want. Matze then discussed the mixed use land use designation. She stated that staff recommended evaluating characteristics for each mixed use district to set better parameters for future development. Matze described the topic of extending services to 165th Street N. She stated that staff recommended reviewing the land use designations and evaluate timing and feasibility for extending services. She also stated that staff will be having conversations with the property owners in that area to understand their position. Lastly, Matze discussed the area of Elmcrest (north of Frenchman Rd.). She stated that staff recommended reviewing the land use designations and understanding more thoroughly if those are appropriate with planned upgrades to the roads, future connections, and the Lino Lakes land use plan. Matze concluded by asking the Commissioners if any additional areas should be studied, if any areas needed to be omitted or if there were any additional concerns. Commissioner Arcand asked staff if comments regarding eastern Hugo came from eastern Hugo residents. Juba stated that the majority of residents in attendance at the eastern Hugo workshop were from eastern Hugo. She stated that staff focused on getting them to participate in the discussion through individual letters. Planning Commission August 10, 2017 Page 4 Commissioner Tjernlund asked for clarification on the options the City has for serving eastern Hugo in the future and how the Met Council is involved. Juba stated that the City could utilize the flexible development ordinance if residents in eastern Hugo wanted to be served with sewer or not. In either case, land would be preserved either for future development or for natural resources. She stated that staff believed people who attended the eastern Hugo workshop seemed happy with how things are operating currently, which would mean no changes and a 1 unit per 10 acre density. Juba stated that staff doesn't believe we have enough information currently to determine if eastern Hugo should be in the long term sewer service area or not. She described that since the feasibility study was never finished, the City doesn't know for a fact if it's even reasonable to sewer a part of eastern Hugo. Juba believed it was reasonable to finish the feasibility study to get more information on the options the City has moving forward. Commissioner Tjernlund asked if by finishing the study it would give more concrete choices to our residents. Juba stated that if the study is finished and there is an area that will never be able to be served by sewer, it opens up conversations with the Met Council about potentially having reduced property sizes in that area. Commissioner Tjernlund stated that he is glad completing this study will open the door for more answers for Hugo residents. He then asked staff what the goal was for studying the mixed use areas. Kendra Lindahl, Planner with Landform, stated that staff hopes to define the potential future uses in these areas while comparing them with the other surrounding uses. She stated that it is staff's goal for developers and residents to better understand what they can do with their property. Matze concluded with describing the next steps with the Planning Commission and reviewing future meeting dates. Adjournment Commissioner McRoberts made a motion, Commissioner Arcand seconded, to adjourn at 8:18 p.m. All Ayes. Motion carried. Respectfully Submitted, Rachel Leitz, Community Development Assistant Agenda Number D 1 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Leitz, Community Development Assistant SUBJECT: Carrell Properties, LLC - Lakeview Family Dental -Variance for side yard setback located at 14475 Forest Blvd. N. DATE: September 8, 2017 for the meeting on September 14, 2017 ZONING: Central Business (C-1) REVIEW DEADLINE: October 29, 2017 1. DESCRIPTION OF REQUEST: Carrell Properties, LLC is requesting a variance to allow a five foot side yard setback, where City ordinance requires ten foot setbacks from all property lines, to construct a new monument sign on the property. The existing monument sign was approved and permitted in 1993 with a side yard setback of three feet. No variance was required at that time. The landscaping around the base of the existing sign encroaches onto the neighboring south property as well as the MnDOT right-of-way. The applicant is proposing to extend the setback to five feet and is proposing to reduce the non -conformity by accommodating all landscaping on their own property. 2. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards in the ordinance. Lakeview Family Dental Variance Page 2 3. ANALYSIS: A. Surrounding Land Use and Zoning The surrounding properties are zoned Central Business (C-1) and classified as Mixed Use (MIX) in the Land Use Plan. The properties are occupied by commercial businesses on a variety of sizes of properties. B. Setback Variance The City Code requires a ten foot setback from all property lines for single tenant monument signs. The applicant is proposing a side yard setback of five feet. 4. VARIANCE STANDARDS: The Commission must review the requested variances with the standards outlined in Section 90- 38 of the land use regulations. Staff used these standards to review the variance request and finds the following: (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2) Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties" as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance and; The applicant is requesting to construct a new monument sign located on the southwest corner of the property, adjacent to TH 61. The applicant is requesting to use the property in a reasonable manner. b. Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner and; The required setbacks for single tenant monument signs are set to lessen the visual impact to adjacent property owners, allow adequate spacing to view business signage, and to accommodate for a three foot landscaped area around the sign. The property is unique because of the existing site layout. The distance between the existing driveway and the south property line makes meeting the required setback difficult, especially to ensure the property owners are not to impacting sight lines from the driveway onto TH 61. The property owners are also reducing the non -conformity by increasing the setback and by 2 Lakeview Family Dental Variance Page 3 accommodating all landscaping on their own property, where currently, it encroaches onto the MnDOT right -of way and the neighboring property to the south. c. Character ofNeiahborhood. The variance, ifgranted, will not alter the essential character of the neighborhood. Existing businesses in this area were constructed prior to the City's current ordinance for monument sign setbacks and building setbacks and therefore, do not meet setback requirements within the City ordinance. In addition, the applicant's existing monument sign is three feet from the south property line. The variance, if granted, would not alter the character of the area. It is in staff's opinion that there are practical difficulties in complying with the ordinance. (3) Spirit and Intent. The granting of the variance would be in keeping with the spirit and intent of this chapter and with the policies of the City's Comprehensive Plan. The requested variance is keeping with the spirit and intent of the ordinance. The intent of the ordinance is to allow adequate spacing between adjacent properties and a permanent structure, like a monument sign. The applicant's existing monument sign has been located three feet from the south side property line since construction. The existing landscaping around the monument sign encroaches onto the neighboring property and the MnDOT right-of-way. The new sign would accommodate for all associated landscaping to be within the applicant's property. It is the staff's opinion that the proposed side yard setback would be keeping with the spirit and intent of the ordinance. (4) Prohibited Use. The variance, if granted, shall not have the effect of allowing any use prohibited in the district. Construction of a single tenant monument sign is permitted within the City. (5) Hazard Consideration. The variance, if granted, shall not permit a lower degree of flood protection than required by this chapter. The variance shall be determined the minimum necessary, considering the flood hazard, to afford relief, and the variance shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result. The proposed location of the monument sign is not located within a floodplain. (6) Septic and Well Compliance. The sewage treatment system and water system of the subject property is in compliance with city and state codes. The property is served by municipal sewer and water. 3 Lakeview Family Dental Variance Page 4 S. CONCLUSION: It's in staff's opinion that the applicant meets all the criteria necessary to approve the variance request. 6. RECOMMENDATION: Staff recommends approval of the variance request for a side yard setback of five feet in order to construct the new monument sign. ATTACHMENTS: 1. Resolution 2. Location Map 3. Sign Permit/Variance Drawings N RESOLUTION 2017 - APPROVING A VARIANCE FROM THE SETBACK REQUIREMENTS FOR SINGLE TENANT MONUMENT SIGN FOR CARRELL PROPERTIES, LLC. ON THE PROPERTY LOCATED AT 14475 FOREST BLVD. N. WHEREAS, Carrell Properties, LLC has requested approval of a variance to five foot side yard setback, where City ordinance requires ten foot setbacks from all property lines, to construct a new monument sign on the property legally described as follows: See Attached WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing on September 14, 2017, and recommends approval and; NOW, THEREFORE, BE IT HEREBY RESOVLED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the request by Carrell Properties, LLC for a variance to allow a five foot side yard setback, where City ordinance requires ten foot setbacks from all property lines based on the following findings: 1. The requested variance is permissible by law. 2. The applicant is requesting to construct a new monument sign located on the southwest corner of the property, adjacent to TH 61. The applicants request to construct a new monument sign on site is reasonable. 3. The property is unique because of the existing site layout. The distance between the existing driveway and the south property line makes meeting the required setback difficult, especially to ensure the property owners are not to impacting sight lines from the driveway onto TH 61. 4. Existing businesses in this area were constructed prior to our current ordinance for monument sign setbacks and building setbacks and therefore, do not meet setback requirements within the City ordinance. In addition, the applicant's existing monument sign is three feet from the south property line. The variance, if granted, would not alter the character of the area. 5. The spirit and intent of the ordinance is to allow adequate spacing between adjacent properties and a permanent structure, like a monument sign. The applicant's existing monument sign has been located three feet from the south side property line since construction. The existing landscaping around the monument sign encroaches onto the neighboring property and the MnDOT right-of-way. The new sign would accommodate for all associated landscaping to be within the applicant's property. The proposed side yard setback would be keeping with the spirit and intent of the ordinance. Resolution 2017 - Page 2 6. The variance, if granted, will not allow any prohibited use in the district. Construction of a single tenant monument sign is permitted within the zoning district. 7. The proposed location of the monument sign is not located within a floodplain. 8. The property is served with municipal sewer and water. Prior to the issuance of a building permit: 9. The applicant shall submit a sign permit application to be reviewed and approved by staff. ADOPTED by the City Council this 18th day of September, 2017. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk f.. I SIGN PERMIT VARIANCE DRAWINGS LAKEVI EVV FAMILY DENTISTRY Contact: Brianna Braunschweig Client/Job #: LFDE1000 Sign Owner: Dr. Drew Carrell bri@imaginalitydesigns.com Client Name: Lakeview Family Dental Lakeview Family Dentistry imagina/ity designs - 763.545.4123 Project Name: New Logo & Exterior Signage 14475 Forest Blvd. N 6182 Olson Memorial Highway Project Scope: Monument, address signs Hugo, MN 55038 Client Contact: Marie Carrell -- _ - - Golden Valley, MN 55422 brand enhancing graphic design, signage & wayfinding systems www.imaginalitydesigns.com 612-384-0761 .� "11. 41C Lfi Proposed new sign 7 ft 0 15/16 inN0747*11 " \ w m` .l ING PossibIr LnnA*_&^^Av# F*nrt Oft I ft.,��. NEW SIGN SETBACK REQUEST. 1%011W v REDUCE SETBACK FROM SOUTH PROPERTY LINE FROM 10'TO5' _l EXISTING SIGN IS SETBACK -3'4" ► m en T 4n#r - Client/Job # Last Edit Scale Description Page imagina/ity designs LFDE1000 August 27, 2017 6:34 PM 1" = 1' Site Plan - (OVER ALTA) 2 5ft-Oin 14ft-9 in Z. liPrairie dr -d $�s' / oescba 'sir - ;':', E93 Nepetp,- d ry ,J € - I� 4 i_ _ _ _ _ _ _ _ _ _ _ r• _ 6c - i- - - - ' -r. 'f 5'ft ,iii I ft -�, f i 5 t 0 n Sizes +/- 1" 3 ft - 4 in M Ground will1build up to monument Gradual tra sition to landscaping PROPERTY LINE • Client/Job # Last Edit Scale Description Page imagina/ity designs LFDE1000 August 27, 2017 6:34 PM V = 1' Site Plan - (OVER ALTA) 3 ALTA/ACSM LAND TITLE SURVEY FRDFERTY ADDRESS, 14475 Forest Boulevard N- -for ., Carrell Properfie$r LLC NORTH ft ro PID # 20-D31-21-31-0(123 BENCHMARK BA515 FOR ELEVATION_ NAVD 88 (VLA REAL TIh1EGP9 MEASUREMFXTS L"T]I:IZING WgNESOTA DEPARTMENT OFZRANWRTATION W --NETWORK) i f I Y a ►� — — — — F- �er;� Point of In on East—West quarter) line I and easterly line of Forest Soulevord �r r I r I Rr I + I iff t I + FaMt w �� fff fF F 3f4 }p,y p bt {use f �y 00 ¢'7,Oi ,1 / € ax wrrgp 1)r Li's I's NLOW —Z Oa f 331'.ti} US loo 3:1 am LEGAL DESCRIPTION per title commltmupt Nati ORTE74-1710 by 04d Republic Haflw-al Tltl4 Imuran Company That part of Cownment Lot 5, Sectlon 20, Tawnehlp 31 Horth, Range 21 WaI, Whahng1w Cpunty, kinnpsatp (431w known os port pf Lot JQ County Auditor$ Plot Ha. 7) dmulbed as tallows, Commencing at the Mtersea.1on of the east—west quarter Ilns of geld Saetlarh 20, aeeumed bgaring Emgl, and thq easterly lin; of Fore#t Fquievor,d Nqrlh (alsq knpwn o$ Trunk Hrghway Np. 61 and formally known as Hugo and White Bear Rmd); Zhanae South 11 degrees. 55 minutes 30 seconds West, dung said easterly Ilse o' Forest Saulawrd Horth, a dlstmte of 140.0 tpct to the point pf hsginning pf ;he parr -al tp he descnbod; thenar ggntinung South 11 degrees 55 minutes 30 asconds Y et, alorg said 4m:sterly lira. a distance of 70,00 feet; thence South 77 donees 32 minutas 46 seconds East, 115 feet to the herelnefter referred tz Pgint r-. thsnro vxitinuing 5wth 77 dsgregs 32 minutes 46 s*cvnds Ev*L 55 ford; th*nr'# South 78 dagresa 43 rnlr`utm 08 smoonds East, to the wentedy shoreline of Eg Lake; thence northerly; alaxig Huld yhorrlix, to the south Irne of the North 140 feet of sold Government Lek 5; thane■ nw#arly. glr.ng surd south line, La a p4lnt 140 feet East and 140 40 South of said lnterseetkn of the east -west quarter Iho v1th the easterly Ilne of Famst Soul*ward Worth; thence South, a dlstenee of 14.11) feet; thenen northwesterly to the paltit of brglhning. r swth Lfn■ A rtw-1h 140 Fnl of fiiM. 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Nrelmn, L.9-449546 JOB #14666 C,NLand Projects IV3V2014 Iii CD 0 Lir LEGEND • DENOTES IRON MONUMENT FOUND 0 DENQTE$ IR�)N hiQhlUMEN7 SET ED-, DENOTES WPILITY P -OLE DENOTES STREET LIGHT nom, m DENOTES ELECTRIC METER/lBOX M DENOTES TELEPHONE BOSS ® DENOTES GAS ME7ER/BQX DENOTES MISCELLANEOUS MANHOLE 14DENOTES EXISTING FENCE �+= DENOTES OVERHEAD WIRE DENOTES WALL LL ,':.. ... :. DENOTES CONCRETE LU DENOTES BITUMINOUS U NOTES C9 %— — Utilltras Bhopn herean are observed. Ex cwWrone were not made K durir5{g th! process of thit durvey ko Ioco7e undbegrourld utii4itrd and/or otructures. The locatlun of underground ulilt1we and/1)r d+ structures may vary from Ictatlons shorn hereon and underground utilities mnd/or structures may he encountered. fiantoat C,bpher State Onu Cull Notlficatlon Center at (651) 454-0002 for verMmtrtn of LItllltr type and freed Iocatlon prrtr to eKtowation- - This survey was completed December 30TH, 2014, in the middle of the Knneuota snow/winter season. There r may be improvements/features in addition to those t 5howp hereon that were not locate=d due to 9nowee covt6r_ iiiiu2i) AN CST —Item 12 qs shown on uchadule 13-2 ip title commitmen may not be valid, see doturnerit for detbils_ t.; ACRE LAND SURVEYING; ; ... rviV Twin Cibae Metro — ;, area and boycrld _ :x.763- 7 =reland"I. 14 I� IY I' H I} 1^ 1' 1" P Iw ri pY 11' rl PS Pm pie I,¢ 1iv In Page 4 Client/Job # Last Edit Scale Description imaging/ity � designs LFDE1000 August 27, 2017 6:34 PM --- Alta survey Page 4 J CO rCO S Oh N84*30F23 W Desc. oh dk tA� mb. inks. OliveN 32 04A VV . IV7^70 LcOdaeaa a Cle"Mont 0. 0 ] (It e } 2074 • 5 w f LI I Of U 169.g7 6 y 70,00 Us 8 K LOI Page 5 Client/Job # Last Edit Scale Description imaging/ity � designs LFDE1000 August 27, 2017 6:34 PM --- Alta survey LOI Page 5 Build up grass area to monument Client/Job # Last Edit Scale Description Page imagina/ity i� designs LFDE1000 August 27, 2017 6:34 PM V = 1' Monument Sign 6 10 ft-2'in Prairie dropseed grass Deschampsia Grass Nepeta �►�� Top View o � Sizes +/- 1" Ground will build up to monument Gradual transition to landscaping 3ft-0in son o i — — — — — — — — — — — — — — — ROAD SIDE Client/Job # Last Edit Scale Description Page imagina/ity designs LFDE1000 August 27, 2017 6:34 PM --- Monument Sign 7 1 it•••}� li r �S 4i •. •,• .r r 1 i a 1 _- r a• 1 rl j}•' 1 i r• i I} f•.,•• _t til I •I •�i • .f�_ ti 1 • L Tom.. _ __ _ rr r }•r 4 r� ti r, r ti rr obr ' f' L•..• • R Avg: rW.A - J➢ LAKEVI EW FAMILY DENTISTRY m