Loading...
HomeMy WebLinkAbout2002 06-10 City Council PacketCouncil /Manager Workshop 6: 00 p.m. A. B. C. D. E. F. G. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF MINUTES AGENDA MAPLEWOOD CITY COUNCIL 7:00 P.M. Monday, June 10, 2002 Council Chambers, Municipal Building Meeting No. 02 -12 1. Minutes from Council/Manager Workshop May 20, 2002 2. Minutes from City Council Meeting 02 -10, May 20, 2002 3. Minutes from Council/Manager Workshop May 28, 2002 4. Minutes from City Council Meeting 02 -11, May 28, 2002 APPROVAL OF AGENDA APPOINTMENTS/PRESENTATIONS CONSENT AGENDA All matters listed under the Consent Agenda are considered to be routine by the City Council and will be enacted by one motion. If a member of the City Council wishes to discuss an item, that item will be removed from the Consent Agenda and will be considered separately. 1. Approval of Claims 2. Document Management System Purchase 3. Conditional Use Permit Review -The Gardens PUD (Summer Lane) 4. Parking Reduction Authorization -S. P. Richards Company (2416 Maplewood Drive) 5. Approve Agreement for Employee Safety Training 6. Intoxicating Liquor License Compliance Failure - Maplewood Community Center (Suzanne's Cuisine) 7. Intoxicating Liquor License Compliance Failure -5 -8 Tavern and Grill -2289 Minnehaha Avenue 8. Parade Permit-White Bear Avenue Business Association 9. Ban on Sale of Fireworks in City Parks H. PUBLIC HEARINGS 1. 7:10 Lexus Dealership (3000 Maplewood Drive) a. Conditional Use Permit Revision b. Design Approval 2. 7:20 Home Occupation License - Sewing Business (2492 Highwood Avenue) 3. 7:30 Dearborn Meadow (Castle Avenue) a. Land Use Plan Change -M1 (Light Manufacturing) to R -2 (single and double dwellings) b. Zoning Map Change -M1 (Light Manufacturing) to R -2 (single and double dwellings) C. Conditional Use Permit for a Planned Unit Development d. Preliminary Plat e. Design Approval 4. 7:45 Tillges Office Building (South of 1580 Beam Avenue) a. Sewer Easement Vacation b. Design Approval C. Comprehensive Sign Plan Approval I. AWARD OF BIDS J. UNFINISHED BUSINESS 1. English Street Improvements, Project 01 -14: Resolution Approving Adjustments and Final Assessment Roll 2. Gladstone South Neighborhood Street Improvements, Project 00 -03: Resolution Approving Adjustments and Final Assessment Roll 3. Eldridge Avenue Improvements, Project 01 -29: Resolution Revising Hearing Date 4. House Moving Request (Crockett) - Sylvan Street 5. Organized Collection K. NEW BUSINESS 1. Preliminary Approval for Issuance of Improvement Bonds 2. Dearborn Heights: Request to Initiate Drainage Study 3. Kennard /Frost Area Street Improvements, Project 02 -10: Resolution: Ordering Preparation of Feasibility Study 4. Beaver Lake Townhomes Sanitary Sewer Replacement and Bike Path, Project 01 -09; Resolution Accepting Report and Ordering Public Hearing 5. Intoxicating Liquor License Compliance Failure- Tobacco Compliance Failure - Labers Liquor -1700 Rice Street 6. Public Access TV and PEG Fees (presentation by Bob Zick) 7. Change of Manager, Intoxicating Liquor License - Chipotle Mexican Grill -Scott Allan Flewelling 8. Maplewood Historical Preservation Commission Request for Historic Designation 9. Bruentrup Farm Parking Lot L. VISITOR PRESENTATIONS M. COUNCIL PRESENTATIONS 1. 2. 3. N. ADMINISTRATIVE PRESENTATIONS 1. 2. 3. 0. ADJOURNMENT Sign language interpreters for hearing impaired persons are available for public hearings upon request. The request for this service must be made at least 96 hours in advance. Please call the City Clerk's Office at (651) 770 -4523 to make arrangements. Assisted Listening Devices are also available. Please check with the City Clerk for availability. RULES OF CIVILITY FOR OUR COMMUNITY Following are some rules of civility the City ofMaplewood 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: Show respect for each other, actively listen to one another, keep emotions in check and use respectful language. DRAFT - MINUTES A Dr.., i T, N O _ CITY COUNCIL/MANAGER WORKSHOP Monday, May 20, 2002 Council Chambers, City Hall 5:30 p.m. Action by Council A. CALL TO ORDER B. ROLL CALL N �0 Robert Cardinal, Mayor Present Kenneth V. Collins, Councilmember Present Kathleen Juenemann, Councilmember Present Marvin C. Koppen, Councilmember Present Julie A. Wasiluk, Councilmember Present Others Present: Acting City Manager Coleman City Engineer Ahl Finance Director Faust Assistant Community Development Director Ekstrand APPROVAL OF AGENDA Councilmember Juenemann moved approval of the agenda. Seconded by Councilmember Wasiluk. Ayes -All NEW BUSINESS 1. Springsted Financial Tools Study � e Paul Steinman, Vice President of Springsted Incorporated and Mikaela Huot, Project Manager, presented the City of Maplewood Economic Development Study. The study focused on three geographic areas: Hillcrest, Gladstone and the Hajicek parcel. Seventeen financial tools were provided in the report, with emphasis on five methods they suggested the city should focus on. 19 FUTURE TOPICS 1. Exploring the Possibilities of a Sister City 2. Ordinance Regulating Buckthorn F. ADJOURNMENT Councilmember Juenemann moved to adiourn at 6:15 p.m. Seconded by Councilmember Collins. Ayes -All DRAFT--MINUTES AGENDA NO MAPLEWOOD CITY COUNCIL 6:30 P.M., Monday, May 20, 2002 .� Council Chambers p g Municipal Building ` ., Meeting No. 02 -10 F d A. CALL TO ORDER: Mo ' J . Re e A meeting of the City Council was held in the Council Chambers at the Munici ff ui 1 y � p �� .. called to order at 6:30 P.M. by Mayor Cardinal. B. PLEDGE OF ALLEGIANCE C. ROLL CALL Robert Cardinal, Mayor Kenneth V. Collins, Councilmember Kathleen Juenemann, Councilmember Marvin C. Koppen, Councilmember Julie A. Wasiluk, Councilmember Present Present Present Present Present D. APPROVAL OF AGENDA J1. Safe and Sober C amp aign J2. Public Works Repair of Yards J3. National Night Out J4. Ramsey County Local Government J5. National Hunger Awareness Day Councilmember Collins moved to approve the agenda as presented /amended. Seconded by Councilmember Juenemann Ayes -All E. PUBLIC HEARINGS 1. 6:43 English Street Improvements, Frost to Cope -City Proj ect 01 -14: Assessment Hearing and Resolution Adopting Assessment Roll a. Mayor Cardinal convened the meeting for a public hearing. b. City Engineer Ahl presented the specifics of the report. C. Mayor Cardinal opened the public hearing, calling for proponents or opponents. The following persons were heard: Bill Diesslin, 2115 English Street, Maplewood Domingo Bernal, 2200 English Street, Maplewood Jan Aliksyuk, 2027 English Street, Maplewood Gene Wergmager, 2220 English Street, Maplewood Trinidad Bernal, 2200 English Street, Maplewood City Council Meeting 05 -20 -02 1 d. Mayor Cardinal closed the public hearing. Councilmember Koppen moved to adopt the following resolution approving Adoption of the Assessment Roll for the English Street Improvements, Proj ect 01 -14 i RESOLUTION 02 -05 -089 ADOPTING ASSESSMENT ROLL WHEREAS, pursuant to a resolution adopted by the City Council on April 8, 2002, calling for a Public Hearing, the assessment roll for the English Street Improvements, City Proj ect 01 -14, was presented in a Public Hearing format, pursuant to Minnesota Statutes, Chapter 429, and WHEREAS, two property owners filed objections to their assessments according to the requirements of Minnesota Statutes, Chapter 429, summarized as follows: 1. Duane Gudknecht, 2002 English St: requests future development property deferment along with interest free until development. 2. Andrew and Cornelia Williams, 1290 Belmont Lane E: request senior citizen deferment. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD, MINNESOTA: 1. That the City Engineer .and City Clerk are hereby instructed to review the objections received and report to the City Council at the regular meeting on June 10, 2002, as to their recommendations for adjustments. 2. The assessment roll for the English Street Improvements as amended, without those property owners' assessments who have filed objections, a copy of which is attached hereto and made apart hereof, is hereby adopted. Said assessment roll shall constitute the special assessment against the lands named therein, and each tract of land therein included is hereby found to be benefited by the proposed improvement in the amount of the assessment levied against it. 3. Such assessments shall be payable in equal annual installments extending over a period of 15 years, the first installments to be payable on or before the first Monday in January 2003 and shall bear interest at the rate of 6.0 percent per annum for the date of the adoption of this assessment resolution. To the first installment shall be added interest on the entire assessment from the date of this resolution until December 31, 2002. To each subsequent installment when due shall be added interest for one year on all unpaid installments. 4. The owner of any property so assessed may, at any time prior to certification of the assessment to the county auditor, but no later than July 31, 2002, pay the whole of the assessment on such property, with interest accrued to the date of the payment, to the city clerk, except that no interest shall be charged if the entire assessment is paid within 30 days from the adoption of this resolution; and they may, at any time after July 31, 2002, pay to the county auditor the entire amount of the assessment remaining unpaid, with interest accrued to December 31 of the year in which such payment is made. Such payment must be made before November 15 or interest will be charged through December 31 of the next succeeding year. City Council Meeting 05 -20 -02 2 5 . The city engineer and city clerk shall forthwith after July 31, 2002, but no later than August 31, 2002, transmit a certified duplicate of this assessment to the county auditor to be extended on the property tax lists of the county. Such assessments shall be collected and paid over the same manner as other municipal taxes. Seconded by Councilmember Juenemann Ayes -All 2. 6:57 Gladstone South Neighborhood Street Improvements -City Project 00 -03: Assessment Hearing and Resolution Adopting Assessment Roll a. Mayor Cardinal convened the meeting for a public hearing. b. City Engineer Ahl presented the specifics of the report. C. Mayor Cardinal opened the public hearing, calling for proponents or opponents. The following persons were heard: Marvin Thompson, 1828 Birmingham, Maplewood Judy Steenberg, 1854 Barclay, Maplewood Bob Jovonovich, 1860 Dieter Street, Maplewood Amy Livingston, 1872 Birmingham, Maplewood Richard Moore, 1877 Dieter Street Ed Jungbauer, 1435 Price Street, Maplewood Mike Walsch, 1876 Dieter Street, Maplewood d. Mayor Cardinal closed the public hearing. Councilmember Collins moved to adopt the following resolution approving the Adoption of the Assessment Roll for the Gladstone South Neighborhood Street Improvements, Project 00-03- RESOLUTION 02 -05 -090 ADOPTING ASSESSMENT ROLL WHEREAS, pursuant to a resolution adopted by the City Council on April 8, 2002, calling for a Public Hearing, the assessment roll for the Gladstone South Neighborhood Street Improvements, City Project 00 -03, was presented in a Public Hearing format, pursuant to Minnesota Statutes, Chapter 429, and WHEREAS, five property owners have filed objections to their assessments according to the requirements of Minnesota Statutes, Chapter 429, summarized as follows: 1. Donald and Viola Chase, 1838 Manton Street, request a senior citizen deferment. 2. Richard Dean, 1881 Ide Street, states that his property was previously assessed for storm sewer. 3. Lawrence Redeker,1415 Price Avenue, requests a correction to his statement which was in error. 4. Mary & Philip Nalewaj a, 1878 Ide Street, request a senior citizen deferment. 5. Helen Reider, 1893 Ide Street, requests a senior citizen deferment. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD, MINNESOTA: City Council Meeting 05 -20 -02 6. That the City Engineer ineer and City Clerk are hereby instructed to review the objections received and report to the City Council at the regular meeting on June 10, 2002, as to their recommendations for adjustments. 7. The assessment roll for the Gladstone South Neighborhood Street Improvements as amended, without those ro ert owners' assessments who have filed objections, a copy of which is attached hereto and p p Y made a part hereof, is hereby adopted. Said assessment roll shall constitute the special assessment against the lands named therein, and each tract of land therein included is hereby found to be benefited by the proposed improvement in the amount of the assessment levied against it. 8. Such assessments shall be payable in equal annual installments extending over a period of 15 years, the first installments to be payable on or before the first Monday in January 2003 and shall bear interest at the rate of 6.0 ercent per annum for the date of the adoption of this assessment resolution. To the first p installment shall be added interest on the entire assessment from the date of this resolution until December 31, 2002. To each subsequent installment when due shall be added interest for one year on all unpaid installments. 9. The owner of any property so assessed may, at any time prior to certification of the assessment to the county auditor, but no later than July 31, 2002, pay the whole of the assessment on such property, with interest accrued to the date of the payment, to the city clerk, except that no interest shall be charged if the entire assessment is paid within 30 days from the adoption of this resolution; and they may, at any time after July 31, 2002, pay to the county auditor the entire amount of the assessment remaining unpaid, with interest accrued to December 31 of the year in which such payment is made. Such payment must be made before November 15 or interest will be charged through December 31 of the next succeeding year. 10. The city engineer and city clerk shall forthwith after July 31, 2002, but no later than August 31, 2002, transmit a certified duplicate of this assessment to the county auditor to be extended on the property tax lists of the county. Such assessments shall be collected and paid over the same manner as other municipal taxes. Seconded by Councilmember Koppen Ayes -All F. AWARD OF BIDS 1. English Street Improvements, Frost to Cope -City Project 01 -14: Resolution Accepting Bids and Awarding Construction Contract a. City Engineer Ahl presented the specifics of the report. Councilmember Koppen moved to adopt the following resolution awarding a construction contract to T.A. Schifsky and Sons, Inc. in the amount of $1,196,583.41: RESOLUTION 02 -05 -091 RECEIVING BIDS AND AWARDING CONSTRUCTION CONTRACT WHEREAS, pursuant to resolution passed by the city council on April 8, 2002, plans and specifications for the English Street Improvements, City Proj ect 01 -14, have been approved, and City Council Meeting 05 -20 -02 4 WHEREAS, pursuant to resolution passed by the city council on April 8, 2002, bids were received and publicly opened and read aloud on May 10, 2002 as follows: 1. T.A. Schifsky and Sons, Inc. $1,196,583.41 2. F.M. Frattalone Excavating and Grading, Inc. $1,303,818.15 3. Arnt Construction $1,323,263.02 4. Tower Asphalt $1,499,999.00 5. Forest Lake Contracting, Inc. $1 6. Palda & Sons, Inc. $1,682,817.18 NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MAPLEWOOD, MINNESOTA: 1. Said bids as opened on May 10, 2002 are hereby received and acknowledged. 2. A construction contract in the amount of $1,196,583.41 is hereby awarded to the lowest responsible bidder, T.A. Schifsky and Sons, Inc., and the mayor and city manager are hereby authorized to execute said construction contract. 3. The finance director is hereby authorized to make the financial transfers necessary to implement the financing plan. Seconded by Councilmember Juenemann Ayes -All 2. Gladstone South Neighborhood Street Improvements -City Project 00-03: Resolution Accepting Bids and Awarding Construction Contract a. City Engineer Ahl presented the specifics of the report. Councilmember Koppen moved to adopt the following resolution awarding a construction contract to F.M. Frattalone Excavating and Grading in the amount of $2,151,570.43: RESOLUTION 02 -05 -092 RECEIVING BIDS AND AWARDING CONSTRUCTION CONTRACT WHEREAS, pursuant to resolution passed by the city council on April 8, 2002, plans and specifications for the Gladstone South Neighborhood Street Improvements, have been approved, and WHEREAS, pursuant to resolution passed by the city council on April 8, 2002, bids were received and publicly opened and read aloud on May 14, 2002 as follows: 1. F.M. Frattalone Excavating & Grading $2,151,570.43 2. Tower Asphalt $2,278,011.88 3. Forest Lake Contracting $2,436,156.54 4. Palda & Sons $2,479 5. Midwest Asphalt Corp. $2,668,126.36 NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MAPLEWOOD, MINNESOTA: City Council Meeting 05 -20 -02 5 1. Said bids as opened on May 14, 2002 are hereby received and acknowledged. 2. A construction contract in the amount of $2 is hereby awarded to the lowest responsible bidder, F.M. Frattalone Excavating & Grading and the mayor and city manager are hereby authorized to execute said construction contract. 3. The finance director is hereby authorized to make the financial transfers necessary to implement the financing plan. Seconded by Councilmember Juenemann Ayes -All J. UNFINISHED BUSINESS 1. English Street Improvements, Frost to Cope -City Proj ect 01 -14: Consider Sidewalk Location between County Road B and Frost Avenue a. City Engineer Ahl presented the specifics of the report. b.. The following Persons were heard: Bill Diesslin, 2115 English Street, Maplewood Gene Wermager, 2220 English Street, Maplewood Ann Cleeland, 1308 Cope Ave. E., Maplewood Julie Schmidt, 2257 English Street Maplewood Councilmember Koppen moved to approve staffs decision to locate the sidewalk on the east side of English Street between County Road B and Cope Avenue, even though the remainder of the sidewalk is on the west side of the street in the remainder of the project. Seconded by Mayor Cardinal Ayes -Mayor Cardinal, Councilmember Kopp en Nays - Councilmember Collins, Wasiluk and Juenemann Motion Failed Councilmember Collins moved to reduce the size of the sidewalk to 4 feet placed on the west side of the street. Council would like staff to work closely with the property owner to replace the existing landscaping and for engineering to keep the height of the retaining wall to a minimum Seconded by Councilmember Juenemann Ayes- Councilmember Collins, Wasiluk and Juenemann Nays- Mayor Cardinal, Councilmember Kopp en K. NEW BUSINESS 1. John Glenn Ball Field Backstop Proposal City Council Meeting 05 -20 -02 a. Parks and Recreation Director Anderson presented the specifics of the report. . Councilmember Wasiluk moved to approve the installation of a net system to the backstop at John Glenn #1 Ball Field. The cost of the project should not exceed $15,000 and should be paid from charitable gambling funds. Seconded by Councilmember Koppen Ayes -All L. VISITOR PRESENTATIONS None M. COUNCIL PRESENTATIONS 1. Safe and Sober Campaign - Councilmember Collins noted that the Maplewood Police Department in partnership with Minnesota Safe and Sober will be focusing traffic enforcement on vehicle occupants who fail to wear seat belts or utilize child restraints May 24 -June 2, 2002. 2. Public Works Repair of Yards - Councilmember Juenemann reminded residents who had their yards repaired by the city snowplows to make sure and water them. 3. National Night Out -The council /manager's workshop will be addressing this issue Tuesday, May 28 th . 4. Ramsey County Local Government -The next meeting is Thursday, May 23, 2002 at the Roseville City Hall at 7:00 p.m. 5. National Hunger Awareness Day -Mayor Cardinal announced the United States Conference of Mayors is declaring National Hunger Awareness Day Wednesday, June 5, 2002 as a part of continuing efforts to inform the nation about the problems of hunger. N. ADMINISTRATIVE PRESENTATIONS None O. ADJOURNMENT Councilmember Collins moved to adjourn the meeting at 8:20 P.M. Seconded by Councilmember Juenemann Ayes - All City Council Meeting 05 -20 -02 7 I -.. 11 1� � . " ,,, -,�7-; 'a L 2 1 �1 DRAFT -MIND CITY COUNCIUMANAGER WORKSHOP Tuesday, May 28, 2002 Council Chambers, City Hall 6:00 p.m. A. CALL TO ORDER B. ROLL CALL Robert Cardinal, Mayor Present Kenneth V. Collins, Councilmember Present Kathleen A. Juenemann, Councilmember Present Marvin C. Koppen, Councilmember Present Julie A. Wasiluk, Councilmember Present Others Present: C. 0 Acting City Manager Coleman City Clerk Guilfoile Parks and Recreation Director Anderson Police Chief Winger APPROVAL OF AGENDA NEW BUSINESS 1. Community Design Review Board Interviews Action by Council Date Endorsed Modified Rejected The council interviewed three candidates for the Maplewood Design Review Board: Richard Currie, Diana Longrie- Kline, and Julie Beitler. The council appointed Diana Longrie -Kline to serve on the Community Design Review Board for the unfinished term that would end on January 1, 2003. 2. National Night Out Parks and Recreation Director Anderson explained National Night Out has four major objectives: • To heighten Crime and Drug Prevention Awareness • To generate support for participation in local anti crime efforts • To neighborhood strengthen spirit and police community partnerships g g • To send a message to criminals to let them know neighborhoods are organized in fighting back. To create neighborhood camaraderie, Mr. Anderson would like to see this event brought back to the neighborhoods in the form of "block parties ". The city could provide cake, ice cream and balloons to each neighborhood. The council was in support of Mr. Anderson's proposal and directed staff to publish specifics of the event in the July and August Maplewood in Motion. E. FUTURE TOPICS 1. Exploring the Possibilities of a Sister City 2. Ordinance Regulating Buckthorn F. ADJOURNMENT Councilmember Juenemann moved to adjourn the meeting at 6:58 p.m. Seconded by Councilmember Wasiluk Ayes -All DRAFT -- MINUTES MAPLEWOOD CITY COUNCIL Action - b y c ouncil once 7:00 P.M., Tuesday, May 28, 2002 A. B. Co W E. Council Chambers, Municipal Building Liat[e _. Meeting No. 02 -11 Endorsed Modified CALL TO ORDER: A meeting of the City Council was held in the Council Chambers, at the Municipal Building, and was called to order at 7:00 P.M. by Mayor Cardinal. PLEDGE OF ALLEGIANCE ROLL CALL Robert Cardinal, Mayor Present Kenneth V. Collins, Councilmember Present Kathleen Juenemann, Councilmember Present Marvin C. Koppen, Councilmember Present Julie A. Wasiluk, Councilmember Present APPROVAL OF MINUTES Councilmember Collins moved to approve the Council Workshop Minutes of May 13, 2002 as presented. Seconded by Councilmember Wasiluk Ayes -All Councilmember Wasiluk moved to approve the City Council Minutes of May 'l3, 2002 meetiniz No. 02- 09 as amended. Seconded by Councilmember Juenemann Ayes -All APPROVAL OF AGENDA MI. Beaver Lake School M6. Ventura Letter M2. National Night Out M7. Mayor's Forum M3. NEST Commission M8. 3M M4. Hunger Awareness M5. Tree City Councilmember Wasiluk moved to approve the Agenda as amended. Seconded by Councilmember Juenemann Ayes -All F. APPOINTMENTS /PRESENTATIONS 1. Community Design Review Board Appointment Councilmember Collins moved to appoint Diana Longrie -Kline to the Maplewood Community Design Review Board for the unfinished term that would end on January 1, 2003. City Council Meeting 05 -28 -02 1 Seconded by Councilmember Wasiluk Ayes -All G. CONSENT AGENDA Councilmember Collins moved to approve the Consent Agenda items 1 -5 and 8 -10 as presented. Seconded by Councilmember Juenemann Ayes -All Councilmember Wasiluk moved to approve consent agenda items 6 -7 as presented. Seconded b y Councilmember Juenemann. Ayes -Mayor Cardinal, Councilmembers Collins, Wasiluk and Juenemann Abstain- Councilmember Koppen 1. Approval of Claims ACCOUNTS PAYABLE $100,994.47 Checks #57698 thru #55703 dated 5/6 thru 5/9/02 $175,722.18 Checks #57704 thru #57762 dated 5/14/02 $190,968.02 Disbursements via debits to checking account dated 5/3 thru 5/13/02 $34. Checks #57763 thru #57769 dated 5/14 thru 5/17/02 $215,728.36 Checks #57770 thru #57828 dated 5/21/02 $1,517,638.92 Disbursements via debits to checking account dated 5110 thru 5/20/02 $2,235,873.51 Total Accounts Payable PAYROLL $380,904.17 Payroll Checks and Direct Deposits dated 5/10/02 $32,194.45. Payroll Deduction checks #88976 thru #88983 dated 5/10/02 $413,098.62 Total Payroll $2,648,972.13 GRAND TOTAL 2 City Council Meeting 05 -28 -02 2. Water Utility Board of Commissioners • urban representation selection Approved the Joint Powers Agreement for sub process to the Board p . pp Cardinal as one of two representatives through December of Water Commissioners, with Mayor 31, 2002. • 3. Resolution Adoption for LCDA Opportunity Grant-Eng Street /Frost Avenue Neighborhood g ' 'n the city council's intent to comply with the Livable Adopted the following resolution showing y p q Communities Demonstration Grant contract requirements for the requested $40,000 Opportunity Grant for planning purposes: RESOLUTION 02 -05 -093 RESOLUTION FOR AUTHORIZING AN APPLICATION FOR AN OPPORTUNITY GRANT THROUGH THE LIVABLE COMMUNITIES DEMONSTRATION PROGRAM participant WHEREAS, The City of Maplewood is a artici ant in the Livable Communities Act's Housing Incentives Metropolitan Council, and is therefore eligible to make application for Program for 2002 as determined by the funds under the Livable Communities Demonstration Account; and WHEREAS, the city has identified a prop project ect within the city that meets the Demonstration Account's � purpose and criteria; and WHEREAS, the city has the institutional, managerial erial and financial capability to ensure adequate project administration; and will comply with all WHEREAS, the city certifies that It vv� p y a pp licable laws and regulations as stated in the contract agreements: and p WHEREAS, the city council of the City of Maplewood Minnesota agrees to act as legal sponsor for the project contained in the opportunity grant application submitted on May 15, 2002. at the city manager is hereby authorized to apply to the Metropolitan THEREFORE, BE IT RESOLVED, that ty g as are necessa to Council for this funding on behalf of the City of Maplewood and to execute such agreements rY implement the project on behalf of the applicant. 4. Conditional Use Permit Review-Maplewood Fire Station Number 2 (1955 Clarence Street) ' conditional use permit for Approved to review the conditional Maplewood Fire Station Number 2 at 1955 u p p p Clarence Street again in one year. 50 Conditional Use Permit Review - Wheeler Lumber Outdoor Storage Yard (English St. and Gervais Ave.) Approved to review the conditional nal use permit for the Wheeler Lumber landscape material center on the southwest corner of English Street and Gervais Avenue again only if a problem arises or It the owner or operator proposes a major change to the site. City Council Meeting 05 -28 -02 6. Temporary Gambling License -St. Paul East Parks Lions Club Adopted the following resolution approving the application for a temporary gambling license for St. Paul East Parks Lions Club: RESOLUTION 02 -05 -094 APPROVING CHARITABLE GAMBLING BE IT HEREBY RESOLVED, by the City Council of Maplewood, Minnesota, that the temporary permit for lawful gambling is approved for the St. Paul East Parks Lions, 1821 North Myrtle Street, Maplewood, Minnesota. FURTHERMORE, that the Maplewood City Council waives any objection to the timeliness of application for said permit as governed by Minnesota Statute §349.213. FURTHERMORE, that the Maplewood City Council requests that the Gambling Control Division of the Minnesota Department of Gaming approve said permit as being in compliance with Minnesota Statute §349.213. NOW, THEREFORE, BE IT FURTHER RESOLVED that this resolution by the City Council of Maplewood, Minnesota be forwarded to the Gambling Control Division for their approval. Seconded by Councilmember Juenemann Ayes - All 7. Temporary 3.2 Beer Permit -St. Paul East Parks Lions Club Approved the application for a temporary 3.2 beer permit for St. Paul East Parks Lions Club. 8. Temporary Intoxicating Liquor and Temporary Food - Junior Achievement Approved the temporary intoxicating liquor and food permit for Junior Achievement. At the request of Councilmember Collins, staff will request that organizers hire a Maplewood Police Officer to enforce intoxicating liquor laws. 9. EMS Coats -Fire Department Approved the purchase of 110 EMS coats in the amount of $17,900 to public safety marketing. 10. Lifeguard Services- Bellaire Beach, White Bear Township Approved the lifeguard services agreement as prepared for White Bear Township. H. PUBLIC HEARINGS 1. 7:00 Conditional Use Permit- Oversized Accessory Building (Schlomka) -1481 Henry Lane a. Assistant City Manager Coleman presented the report. b. Associate Planner Roberts presented the specifics of the report. 4 City Council Meeting 05 -28 -02 C. Commissioner Rossbach presented the Planning Commission report. d. Mayo p Mayor Cardinal opened the public hearing, calling for proponents or opponents. The following persons were heard: Larry Schlomka, 1481 Henry Lane, Maplewood e. Mayor Cardinal closed the public hearing. Councllme p mber Wasiluk moved to ado t the following resolution Mproviag a conditional use it for the construction of a metal ole building that would measure 48 -feet by 66 -feet (3 .,. 168 square feet and 18.5 feet in height for the property. at 1481 Henry Lane: RESOLUTION 02 -05 -095 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, AS Gary Schlomka is requesting that City of Maplewood approve a conditional use permit to q build a 48-foot y q b 66 -foot 3 168 square foot, and 18.5 -foot high metal storage building storage building on his property. WHEREAS this conditional use permit applies to the property at 1481 Henry Lane. The property identification number is 24- 28 -22 -31 -0017 and the legal description is: Section 24, Township 28, Range 22, Except the North 500 feet, part lying 22. WHEREAS, the history of this conditional use permit is as follows: 1. y On May 6 2002 the planning commission recommended that the city council approve this permit. 2. y On May 28 2002 , the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The city council opened the public hearing nd allowed everyone at the hearing a chance to speak and present written statement g s. The city council also considered reports and recommendations of the city staff and planning commission. NOW THEREFORE BE IT RESOLVED that the city council approved the above - described conditional use p ermit based on the building and site plans. The city approves this permit because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or 5 City Council Meeting 05 -28 -02 property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run -off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The applicant shall obtain all necessary building permits prior to resuming construction of the pole barn. 3. Within two years of the issuance of the CUP, the applicant will remove five detached accessory structures from the property as shown on the approved site plan and described as follows: the two garages located on the east side of the property, the machine shed, the garden shed and the wood shed. The applicant shall also clean the site of all old automobiles and other junk items, as well as clean the Ramsey County Open Space Fish Creek area to the north of all old automobiles dumped there years ago. 4. The pole barn shall not be used for commercial or business activities, other than agricultural related uses as specified in the Farm Residence zoning district, unless the city council approves such a request. 5. The conditional use permit shall be reviewed by the city council in one year. This permit shall be subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The applicant shall obtain all necessary building permits prior to resuming construction of the pole barn. 3. Within two years of the issuance of the CUP, the applicant will remove five detached accessory structures from the property as shown on the approved site plan and described as follows: the two garages located on the east side of the property, the machine shed, the garden shed and the wood shed. The applicant shall also clean the site of all old automobiles and other junk items, as well as clean the 6 City Council Meeting 05 -28 -02 Ramse y y Count Open Space Fish Creek area to the north of all old automobiles dumped there years ago. 4. The p ole barn shall not be used for commercial or business activities, other than agricultural related uses asspecified in the Farm Residence zoning district, unless the city council approves such a request. 5. The conditional use permit shall be reviewed by the city council in one year. Seconded by Councilmember Koppen Ayes -All 2. 7:15 House Moving Request (Crockett) - Sylvan Street a. Assistant City Manager Coleman presented the report. b. Associate Planner Roberts presented the specifics of the report. C. Commissioner Rossbach presented the Planning Commission report. d. Mayor Cardinal opened the public hearing, calling for proponents or opponents. The following persons were heard: Bart Crockett, Owner of the Property Roy Muscoletto, 1736 Gurney Street, Maplewood Bart Crockett, Second Appearance George Harwell, 1726 Abel Street, Maplewood Michael Bisson, 1758 Sylvan Street, Maplewood Carol Dubbe, 1756 Sylvan, Maplewood Cindy Syring, 15 Kingston, Maplewood e. Mayor Cardinal closed the public hearing. Councilmember Collins moved to table the application requesting the moving of a one -story stucco e for Bart Crockett to the lot south of 1754 S lean Street until June 1 so house and a detached gara g y the gpplicant can provide the cit with solid fi ures on the cost of remodeling the home. Seconded by Councilmember Juenemann Ayes -All A five- minute break was taken. 3. 8:52 Kline Nissan Vehicle Dealership -3100 Maplewood Drive A. Wetland Setback Variance B. Conditional Use Permit C. Design Approval a. Assistant City Manager Fursman presented the report. b. Associate Planner Roberts presented the specifics of the report. C. Commissioner Rossbach presented the Planning Commission report. 7 City Council Meeting 05 -28 -02 d. Boardmember O lson presented the Community Design Review Board report • calling for proponents . Mayor Cardinal opened the public hearing, g or opponents. The following p p persons were heard: Rick Kline, Owner, Kline Nissan f. Mayor Cardinal closed the public hearing. t the follow resolution a rovin a 50-foot wetland Councilmember Juenemann mo to adop buffer setback variance alon the northeast - Progegy line and a 50-foot-wide wetland buffer variance alon g the southeast and south sides of the ro ' ert for the pro osed Nissan dealershi at 3090 and 3110 Maplewood Drive: RESOLUTION 02 -05 -096 VARIANCE RESOLUTION WHEREAS, Rick Kline, of Kline Auto World , applied for a variance from the zoning ordinance. s to properties at 3090 and 3110 Maplewood Drive. The property WHEREAS, this variance applies p p identification numbers are is: • 03- 29 -22 -22 -0002 and 03- 29 -22 -22 -0003. The legal description Tract "X', Registered Land Survey No. 15, on file in the office of the Registrar of Titles within and for ' l o f a line beginning innin at a point on the north line of said Tract said County, except that part lying easterly g g 43 comer of said Tract; thence southeasterly at an angle of 56 degrees, 1494.91 feet west of the northeast corn � minutes with said north line 445. • 39 feet thence at an angle of 79 degrees 39 minutes to the rig ht 188.7 � feet to a point on the south line of said Tract 1303.88 feet west from the southeast corner of said Tract, Ramsey C ount y, Minnesota. Torrens Certificate Number: 171003. • protection ordinance WHEREAS, Section 36- 196(h)(3) of the wetland p requires a 100 - foot -wide q wetland buffer. WHEREAS, p S the applicant proposed a 75- foot -wide wetland buffer. ' land buffer variance ranging from a 50- foot -wide buffer WHEREAS, the city council approved a wet on the northeast side of the property to a 75-foot-wide buffer on the south and southeast sides of the site. WHEREAS, the history of this variance is as follows: 1. On May 6, 2002, the planning commission recommended that the city council approve this variance. public hearing on May 28, 2002. City staff published a notice in the 2. The city council held a pub g Y ices to the surrounding Maplewood Review and sent not g p roperty owners as required by law. The hearing an opportunity council gave everyone at the he g pp Y to speak and present written statements. The council also considered reports and recommendations from the city staff and planning commission. City Council Meeting 05 -28 -02 NOW, THEREFORE, BE IT RESOLVED that the city council approve the above - described variance for the following reasons: 1. Strict enforcement of the code would cause undue hardship because of circumstances unique to the property and not created by the property owner. The 100 - foot -wide wetland buffer requirement would make development of this site difficult. 2. The variance would be in keeping with the spirit and intent of the ordinance, since the applicant would improve a portion of the wetland buffer substantially over its present state and will treat storm water from the site with a subsurface storm water infiltration system. 3. The city council previously approved similar wetland buffer variances for three developments near this proposal. Approval is subject to the applicant doing the following: 1. Dedicating a 50- foot -wide wetland protection buffer easement along the northeast lot line and a 50- foot -wide wetland protection buffer easement along the remaining wetland edge. This easement shall be prepared by a land surveyor, shall describe the boundary of the buffer and shall prohibit any building, mowing, cutting, filling or dumping within the buffer. The applicant shall record this easement before the city will issue a building permit. 2. Submitting a revised grading plan showing compliance with the required wetland dedications. The grading plan shall include grading to within 10 feet of the wetland edge on the side where the 50- foot -wide wetland buffer is required, with restoration of the remaining 40 feet of wetland buffer consisting of native plantings to be approved by staff and the watershed district (see landscape requirement below). 3. Submitting a revised landscape plan for the restoration of 40 feet of the wetland - protection buffer on the northeast side of the site and for the 50- foot -wide buffer in the other wetland buffer areas. This plan shall be subject to staff and watershed district approval. Underground irrigation is required for all landscaped areas, excluding the wetland protection buffer. 4. Installing city approved signs at the edge of the wetland - protection buffer which prohibit any building, mowing, cutting, filling or dumping within the buffer. 5. Submitting a signed maintenance agreement to the Ramsey/Washington Metro Watershed District and the city for maintenance of the subsurface storm water infiltration system that accepts responsibility for any necessary maintenance and upkeep of the system. Seconded by Councilmember Collins Ayes -Mayor Cardinal, Councilmembers Collins, Juenemann Nays - Councilmember Koppen, Wasiluk Councilmember Collins moved to adopt the following resolution approving the conditional use permit for the Nissan dealership at 3090 and 3110 Maplewood Drive: 9 City Council Meeting 05 -28 -02 RE S OLUTION 02 -05 -097 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Rick Kline • , of Kline Auto World , applied lied for a conditional use permit for a motor vehicle ma garage a as part of a new Nissan dealership; g • properties at 3 090 and 3110 Maplewood Drive. The property WHEREAS, this permit applies top p identification numbers are 03-29-22-22-0002 and 03- 29 -22 -22 -0003. The legal description is• . file in the office of the Registrar of Titles within and for Tract "A Registered Land Survey No. 15, on fi . g ' a line beginning at a point on the north line of said Tract said Count ,except that part lying easterly of g g Y Tract; thence southeasterly at an angle of 56 degrees, 43 1494.91 feet west of the northeast corner of said Tra • • at an angle of 79 degrees 39 minutes to the right 188.7 minutes with said north line 445.39 feet, thence g � point on the south line feet to a ne of said Tract p 1303.88 feet west from the southeast corner of said Tract, Ramsey Coun t y, Minnesota. Torrens Certificate Number: 171003. WHEREAS, the history of this conditional use permit is as follows: 1. On May 6, 2002, the planning commission recommended that the city council approve this permit. ' public hearing. city staff published a notice in ,the paper 2. On May 28, 2002, the city council held a p g . Y owners. The council gave everyone at the hearing a chance and sent notices to the surrounding property ions of to speak and present written statements. The council also considered reports and recommendat the city staff and planning commission. that the city council approved the above - described NOW, THEREFORE, BE IT RESOLVED Y . ' building and site . conditional use permit based on the b g laps. The city approves this permit because p ' constructed and operated to be in conformity with the The use would be located, designed, maintained, p 1. p city's comprehensive plan and code of ordinances. e the existing or 2. The use would not Chang g lanned character of the surrounding area. p 3. The use would not depreciate property values. ' process, materials, 4. The use would not involve any activity, pro equipment or methods of operation that q ' ntal disturbing would be dangerous, hazardous, detrime g or cause a nuisance to any person or property, smoke, dust odor, fumes, water or because of excessive noise, glare, s , air pollution, drainage, water run - . general unsightliness, electrical interference or other nuisances. off, vibration, g g • ular traffic on local streets and would not create traffic 5. The use would generate only minimal vehlc congestion or unsafe access on existing or proposed streets. c facilities and services, including streets, police and fire 6. The use would be served by adequate pubh protection, drainage structures water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. • n of and incorporate 8. The use would maximize the preservation the site's natural and scenic features into 10 City Council Meeting 05 -28 -02 the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The applicant shall not load or unload vehicles on public right -of -way. 4. Cars can only be parked on designated paved surfaces. 5. The city council shall review this permit in one year. Seconded by Councilmember Koppen Ayes -All Councilmember Koppen moved to approve the design _ approval for Kline Nissan Vehicle Dealership at 3100 Maplewood Drive: a. Repeat this review in two years if the city has not issued a building permit for this project. b. Before getting a building permit, the applicant must submit to staff for approval the following: 1) Dedicating a 50- foot -wide wetland protection buffer easement along the northeast lot line and a 50- foot -wide wetland protection buffer easement along the remaining wetland edge. This easement shall be prepared by a land surveyor, shall describe the boundary of the buffer and shall prohibit any building, mowing, cutting, filling or dumping within the buffer. The applicant shall record this easement before the city will issue a building permit. 2) Submitting a revised grading plan showing compliance with the required wetland dedications. The grading plan shall include grading to within 10 feet of the wetland edge on the side where the 50- foot -wide wetland buffer is required, with restoration of the remaining 40 feet of wetland buffer consisting of native plantings to be approved by staff and the watershed district (see landscape requirement below). 3) Submitting a revised landscape plan for the restoration of 40 feet of the wetland- protection buffer on the northeast side of the site and for the 50- foot -wide buffer in the other wetland buffer areas. This plan shall be subject to staff and watershed district approval. Underground irrigation is required for all landscaped areas, excluding the wetland protection buffer. 4) A revised site plan showing the following revisions: a) A 50 -foot setback for the parking lot from the wetland on the northeast side of the 11 City Council Meeting 05 -28 -02 site. The revised site plan shall include the reconfiguration of the parking stalls and will ensure that no vehicle display pad encroaches into the required wetland buffer. b) A right -turn -lane from Highway 61 into the site, subject to MnDOT's approval. C) A trash enclosure that matches the building in material. This enclosure shall not be placed in required parking spaces. It must have a 100 percent opaque closeable gate. If the trash dumpster is kept inside the building, an outdoor enclosure is not required. 5) Verification that all watershed district special provisions, as indicated on the watershed district permit, are met prior to issuance of a building or grading permit for the site. 6) A revised south building elevation showing five windows and a smooth faced band along the concrete block to align with the windows. The banding shall also align with the metal panels located on the side. This revision is subject to staff approval. 7) Combine the two parcels (3 090 and 3110 Maplewood Drive) into one parcel with Ramsey County. Proof of lot combination must be submitted prior to issuance of a building permit. 8) Applicant shall submit to staff for review and approval a striped parking plan which designates customer only parking spaces within the site plan. C. The applicant shall complete the following before occupying the building: 1) Replace any property irons removed because of this construction. 2) Install a reflectorized stop sign at the exit and ahandicap- parking sign for each handicap accessible parking space. 3) Construct a trash dumpster enclosure to meet code requirements, unless trash dumpsters are stored indoors. 4) Install an in- ground lawn irrigation system for the parking lot islands and the sodded areas between the highway and the parking lot. Lawn irrigation in the right -of -way may be waived if MnDOT will not allow it. It is also waived in the wetland buffer area. 5) Post signs identifying the customer and employee parking spaces. 6) Install city approved wetland buffer signs at the edge of the wetland buffer easement that notifies that no building, mowing, cutting, filling or dumping is allowed within the buffer. d. If any required work is not done, the city may allow temporary occupancy if: 1) The city determines that the work is not essential to the public health, safety or welfare. 2) The city receives a cash escrow or an irrevocable letter of credit for the required work. 12 City Council Meeting 05 -28 -02 The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter p g or within six weeks if the building is occupied in the spring or summer. e. This approval does not include signage. All proposed signs must comply with the city's sign ordinance and the applicant must obtain all required sign permits prior to installation. f. All work shall follow the approved plans. The director of community development may approve minor changes. Seconded by Councilmember Wasiluk Ayes -All 4. 9:33 Beaver Lake Townhomes (Lakewood Drive and Maryland Avenue) A. Conditional Use Permit for a Planned Unit Development (PUD) B. Street Right -Of -Way and Easement Vacations C. Preliminary Plat a. Assistant City Manager Coleman presented the report. b. Associate Planner Roberts presented the specifics of the report. C. Commissioner Rossbach presented the Planning Commission report. Councilmember Collins moved to extend the meeting until all agenda items are addressed Seconded by Councilmember Juenemann Ayes -All d. p Mayor Cardinal opened the public hearing, calling for proponents or opponents. The following Y persons were heard: Laurence Olson, LSJ Engineering, Representing the Developer of Beaver Lake Townhomes Mark Dorling, 1115 Sterling Street North, Maplewood Kay Peterson, 1085 Mary Street, Maplewood Margaret Lutfey, 1076 Mary Street, Maplewood Bob Zick, 1880 E. Shore Drive, Maplewood Kevin Berglund, 1929 Kingston Avenue, Maplewood Joan Dorling, 1115 Sterling Street North, Maplewood Will Rossbach, 1386 E. County Road C, Maplewood Kay Peterson, Second Appearance Mark Dorling, Second Appearance Bob Zick, Second Appearance Kevin Berglund, Second Appearance e. Mayor Cardinal closed the public hearing. Councilmember Koppen moved to adopt the following resolution approving a conditional use permit for a planned unit development for the Beaver Lake Townhome development on the south side of Maryland Avenue between Sterling Street and Lakewood Drive: 13 City Council Meeting 05 -28 -02 RESOLUTION 02 -05 -098 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. Tony Emmerich, representing the AJE Companies, applied for a conditional use permit (CUP) for the Beaver Lake Townhomes residential planned unit development (PUD). WHEREAS, this permit applies to undeveloped property for the Beaver Lake Townhomes PUD south of Maryland Avenue between Sterling Street and Lakewood Drive in Section 25, Township 29, Range 22, Ramsey County, Minnesota. (PINS 25- 29 -22 -21 -0010 and 25- 29 -22 -21- 0011.) WHEREAS, the history of this conditional use permit is as follows: 1. On April 15, 2002, the planning commission recommended that the city council approve this permit. 2. On May 28, 2002, the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. The council tabled action on the development request until May 14, 2001. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above - described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run -off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 14 City Council Meeting 05 -28 -02 1. All construction shall follow the p lans date - stamped March 12, 2002 except for the following changes: a. Revising the grading and site plans to show: (1) No grading or ground disturbance in the park dedication area and in the wetland and stream buffer areas except: (a) As allowed by the watershed district. (b) For the utilities, trails and footbridge. (2) The required trails and sidewalks. (3) Revised storm water pond locations and designs as suggested or required by the watershed district or city engineer. The ponds shall meet the city's design standards. (4) The developer minimizing the loss or removal of natural vegetation including keeping and protecting the grove of coniferous trees (pines) (an area of natural significance) that is in and near the south side of the stream corridor near the rear of proposed buildings 26 -34. (5) All driveways at least 20 feet wide. If the developer wants to have parking on one side of a driveway, then that driveway must be at least 28 feet wide. (6) All parking stalls with a width of at least nine feet and a length of at least 18 feet. b. The developer deeding the area labeled "Park Dedication" on the plans to the City of Maplewood. p g This dedication is to help protect the most sensitive natural features on the site and would protect this p art of the site from building, fences, mowing, cutting, filling, grading, dumping or other ground disturbances. This dedication also would help ensure the natural linear or corridor aspect of the site (primarily around the stream ) main as it is now. The Parks and Recreation Director shall approve the land or the area(s) for dedication to the city. The city shall use the Greenways grant from the DNR, while matching the state dollars with city open money, (as o p p is required) to buy the protected area along the stream and wetlands labeled as q Park Dedication on the plan dated March 12, 2002. The city council may approve major changes to the plans. The director of community development may approve minor changes. 2. The ro osed construction must be substantially started within one year of council approval or the p p permit shall end. The council may extend this deadline for one year. 3.* Have the city engineer approve final construction and engineering plans. These plans shall: a. Include grading, utility, drainage, erosion control, streets, trails, sidewalks, tree, driveway and parking lot plans. b. Show no grading or ground disturbance (except where utilities or trails are installed) in the: (1) Required wetland and stream buffer areas. 15 City Council Meeting 05 -28 -02 (2) Park Dedication area. This land will be for city park and open space purposes. The developer and contractors shall protect the park dedication area, including the grove of coniferous trees (pines) (an area of natural significance) that is in and near the south side of the stream corridor, from encroachment from equipment, grading or filling. City- required trails are allowed in the buffer and park dedication areas. c. Include a storm water management plan for the proposal. d. Include a coordinated plan with the public works department for the design and installation of the sanitary sewer lines or for the repair or realignment of the existing sanitary sewer line that runs through the site. 4. The design of the ponds shall meet Maplewood's design standards and shall be subject to the approval of the city engineer. If needed, the developer shall be responsible for getting any off -site pond and drainage easements. 5. The developer or contractor shall: a. Complete all grading for the site drainage and the ponds, complete all public improvements and meet all city requirements. b.* Place temporary orange safety fencing and signs at the grading limits. c. Install permanent signs around the edge of the wetland buffer easements. These signs shall mark the edge of the easements and shall state there shall be no mowing, vegetation cutting, filling or dumping. d. Install survey monuments along the wetland boundaries. e. Remove any debris, junk or fill from the wetlands, stream corridor, park dedication area and site. f. Install a six - foot -wide concrete sidewalk along the south side of Maryland Avenue between Sterling Street and the west property line of the site. The developer's engineer shall show this sidewalk on the grading and construction plans. The city engineer shall approve the details of these plans. g. Construct an eight- foot -wide paved public walkway and two -rail split -rail fencing in the following locations: (1) From Private Driveway A in the west side of the site between Lots 8 and 9 to near the stream in the center of the site. (2) From Private Driveway D in the east side of the site, between Lots 21 and 22 to near the stream in the center of the site. The trail must have a surface that is not impervious when the trail is in a wetland or stream buffer area. The developer's engineer shall design the trails to follow the existing property contours and proposed utility corridors to save as many trees as possible and to minimize the amount of grading 16 City Council Meeting 05 -28 -02 necessary to install the trails. h. Restore all disturbed areas within the stream corridor and park dedication area with a native seed mix approved by the watershed district and by the city engineer. 6.* The developer shall give the city wetland easements over the wetlands and the stream. The easements shall cover the wetlands and any land within 50 feet surrounding a wetland. The easements also shall cover the stream and any land within 50 feet of the top of the stream bank. These easements shall prohibit any building, mowing, cutting, filling or dumping within fifty feet of the wetland and the stream or within the wetland itself. The purpose of this easement is to protect the water quality of the wetlands and the stream from fertilizer and to protect the wetland and stream habitat from encroachment. 7. The approved setbacks for the principal structures in the Beaver Lake Townhome PUD shall be: a. Front -yard setback (from, a private driveway): minimum - 20 feet, maximum - 35 feet b. Front -yard setback (public side street): minimum - 25 feet, maximum - 40 feet c. Rear -yard setback: none d. Side -yard setback (town houses): minimum - 5 feet to a property line and 10 feet minimum between buildings e. Side yard setbacks (apartments): 20 feet minimum between buildings 8. This approval does not include the design approval for the townhomes or for the apartments. The project design plans, including architectural, site, lighting, tree and landscaping plans, shall be subject to review and approval of the community design review board (CDRB). The projects shall be subject to the following conditions: a. Meeting all conditions and changes as required by the city council. b. The buildings in the shoreland district shall have a maximum height of 25 feet (unless the city council approves taller structures). c. The developer shall design the structures to reduce their visibility from the lake. This shall include using vegetation, topography, increased setbacks, color or other means to accomplish the screening. The city may require additional vegetation to help screen these facilities. d. For the driveways: (1) Minimum width - 20 feet. (2) Maximum width - 28 feet. (3) All driveways less than 28 feet in width shall be posted for "No Parking" on both sides. Driveways at least 28 feet wide may have parking on one side and shall be posted for no parking on one side. 17 City Council Meeting 05 -28 -02 e. Showing all changes required by the city as part of the conditional use permit for the planned unit development (PUD). 9. The city shall not issue any building permits for construction on an outlot (per city code requirements). The developer must record a final plat to create buildable lots for any outlot in the preliminary plat before the city will issue a building permit. 10. The developer paying the city $94,000 in Park Availability Charges (PAC fees) for this development. 11. The city council shall review this permit in one year. Seconded by Councilmember Wasiluk Ayes -All Councilmember Koppen moved to adopt the following resolution approving _a street right -of -way and easement vacations for the Beaver Lake Townhomes (Lakewood Drive and Maryland Avenue): RESOLUTION 02 -05 -099 STREET RIGHT -OF -WAY VACATION RESOLUTION WHEREAS, Mr. Tony Emmerich, representing the ME Companies, applied for the vacation of the following described street right -of -ways: 1. That part of the Sterling Street right -of -way as a roadway easement according to the document filed with Ramsey County lying within the West 25 feet of the East 58 feet of Lot 5, Block 2, Beaver Lake Addition. 2. That part of Magnolia Avenue (formerly known as Cherry Avenue) as platted in Beaver Lake Addition lying between the east right -of -way line of Lakewood Drive (the west line of Lot 8, Block 2, Beaver Lake Addition extended south) and the east property line of Lot 7, Block 2, Beaver Lake Addition extended south. All in Section 25, Township 29, Range 22 in Ramsey County. WHEREAS, the history of these vacations is as follows: 1. On April 15, 2002, the planning commission recommended that the city council approve these street vacations. 2. On May 28, 2002, the city council held a public hearing. City staff published a notice in the Maplewood Review and sent notices to the abutting property owners. The Council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations from the city staff and planning commission. The council tabled action on the development request until May 14, 2001. WHEREAS, after the city approves this vacation, public interest in the property will go to the following abutting properties: 1. Lot 5, Block 2, Beaver Lake Addition (PIN 25- 29 -22 -21 -0010) 18 City Council Meeting 05 -28 -02 2. Lots 7 and 8. Block 2, Beaver Lake Addition (PIN 25- 29 -22 -21 -0011) 3. The North 161.83 feet of the West 1/4 of the SE 1/4 of the NW 1/4 (subject to roads) of Section 25, Township 29, Range 22 (1070 Lakewood Drive North) (PIN 25- 29 -22 -24 -0072) 4. Except the North 290.66 feet of the West 1/2 North 677.06 feet of the West 1/2 of the SE 1/4 of the NW 1/4 (Subject to roads and easement) in SEC 25, TN 29, RN 22 (PIN 25- 29 -22 -24 -0073) All in Section 25, Township 29, Range 22, Maplewood, Ramsey County, Minnesota. NOW, THEREFORE, BE IT RESOLVED that the city council approved the above - described vacation since it is in the public interest based on the following reasons: 1. The adjacent properties have adequate street access. 2. These right -of -ways are not needed for the public purpose of street construction. 3. The developer will be building private streets and driveways in the project. RESOLUTION 02 -05 -100 EASEMENT VACATION RESOLUTION WHEREAS, Mr. Tony Emmerich, representing the AJE Companies, applied for the vacation of the following - described easements: That part of the following sanitary sewer easement according to document number 1504484 lying within Lots 7 and 8, Block 2, Beaver Lake Addition, described as follows: Beginning on the West line of the Northeast quarter of the Northwest quarter of Section 25, Township 29, Range 22, a distance of 603 feet South of the Northwest corner of said Northeast quarter of Northwest quarter; thence East 153 feet; thence South 185 feet; thence South 85 degrees, 03 minutes East 172.9 feet; thence South 1 degree 38 minutes 30 seconds West a distance of 80 feet; thence South 88 degrees 21 minutes, 30 seconds East a distance of 170.25 feet more or less to a point on the West line of the 50 foot sewer easement hereinafter described, all of the foregoing being over Lot 8, Block 1 and Lots 7 and 8, Block 2, Beaver Lake Addition. All lying south of Maryland Avenue and between Lakewood Drive and Sterling Street in Section 25, Township 29, Range 22, Maplewood, Minnesota. WHEREAS, the history of this vacation is as follows: 1. On April 15, 2002, the planning commission recommended that the city council approve these vacations. 2. On May 28, 2002, the city council held a public hearing. The city staff published a notice in the Maplewood Review and sent a notice to the abutting property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations from the city staff and planning commission. The council tabled action on the development request until May 14, 2001. WHEREAS, after the city approves these vacations, public interest in the property will go to the following abutting property: 19 City Council Meeting 05 -28 -02 Lot 8, Block 1, Beaver Lake Addition and Lots 7 and 8, Block 2, Beaver Lake Addition (PIN 25- 29- 22 -21- 0011) All in Section 25, Township 29, Range 22, Ramsey County, Minnesota NOW, THEREFORE, BE IT RESOLVED that the city council approve the above - described vacations for the following reasons: 1. It is in the public interest. 2. The city and the adjacent property owners have no plans to build a street or utilities in these locations. 3. The adjacent properties have access to public streets and utilities. Seconded by Councilmember Collins Ayes -All Councilmember Koppen moved to adopt the preliminary plat for Beaver Lake Townhome development on the south side of Maryland Avenue between Sterling Street and Lakewood Drive, street right -of- ways, vacations and the preliminaa plat. Seconded by Councilmember Collins Ayes -Mayor Cardinal, Councilmembers Collins, Koppen, Wasiluk Nays - Councilmember Juenemann Councilmember Koppen moved to adopt the following resolution approving the on street parkin standards for the Beaver Lake Townhome development: RESOLUTION 02 -05 -101 NO PARKING RESOLUTION WHEREAS, Maplewood has approved a residential PUD and preliminary plat known as Beaver Lake Townhomes. WHEREAS, the developer wants to have reduced street right -of -way widths, reduced street pavement widths and reduced private driveway widths in this development. WHEREAS, the city has approved reduced street right -of -way widths, reduced street pavement widths and reduced driveway widths in the development, subject to on- street parking restrictions. WHEREAS, Section 29 -52(b) of the city code allows variations from the city code standards if they do not affect the general purpose of the city code. NOW, THEREFORE, IT IS HEREBY RESOLVED that Maplewood prohibits the parking of motor vehicles on both sides of all public streets and driveways less than 28 feet wide and prohibits parking on one side of the public streets and driveways that are 28 feet to 32 feet wide in the Beaver Lake Townhome PUD south of Maryland Avenue between Sterling Street and Lakewood Drive in Section 25- 29 -22. 20 City Council Meeting 05 -28 -02 Seconded by Councilmember Collins Ayes -Mayor Cardinal, Councilmembers Collins, Wasiluk, Koppen Nays - Councilmember Juenemann Councilmember Koppen moved to authorize city staff to spend up to $400,000 of the open space funds for the 8.9 acres which would include the $150,00 matching grant form the DNR Greenways Program. Staff was also directed to make the developer aware that the city would like to see his partici in the open space program. Seconded by Councilmember Collins I. AWARD OF BIDS None J. UNFINISHED BUSINESS None K. NEW BUSINESS Ayes -All 1. Intoxicating Liquor License -Nico Kotsopoulos -Mama Mia's -3094 White Bear Avenue a. Assistant City Manager Coleman presented the staff report. b. City Clerk Guilfoile presented the specifics of the report. C. The following person was heard: Nico Kotsopoulos, Owner, Mama Mia's, 3094 White Bear Avenue, Maplewood Councilmember Koppen moved to approve the intoxicating and Sunday liquor license applications for Nico Kotsopoulos for Mama Mia's located at 3094 White Bear Avenue. Seconded by Councilmember Wasiluk Ayes -All 2. Eldridge Avenue Improvements- McMenemy to DeSoto, City Project 01 -29: Resolution Accepting Feasibility Report and Calling Public Hearing a. Assistant City Manager Coleman presented the staff report. b. City Engineer Ahl presented the specifics of the report. Councilmember Collins moved to adopt the following resolution accepting the report and calling for a public hearing for 7:00 p.m., Monday, June 10, 2002, for the Eldridge Avenue Improvements. 21 City Council Meeting 05 -28 -02 Seconded by Councilmember Juenemann Ayes -Mayor Cardinal, Councilmembers Juenemann, Collins and Koppen Nays- Councilmember Wasiluk (Absent from chambers) 3. Joy Road and TH 120 Signal System Improvements, City Project 02 -01: Approve Memorandum Of Understanding for Right of Way Purchase by MnDOT a. Assistant City Manager Coleman presented the staff report. b. City Engineer Ahl presented the specifics of the report. Councilmember Juenemann moved to adopt a motion approving the Memorandum of Understanding with MnDOT and approving the dedication of right of way as shown on the attached map to MnDOT for the Joy Road/TH 120 Signal System, City Project 02 -0 1: Seconded by Councilmember Koppen Ayes -All 4. County Road D Extension - Hazelwood to TH 61, City Project 02 -07: Approve Request to Xcel Energy for Project Participation a. Assistant City Manager Coleman presented the staff report. b. City Engineer Ahl presented the specifics of the report. Councilmember Koppen moved to approve a motion requesting Xcel Energy participation in the study and implementation of the County Road D Extension Project, City Project 02 -07, and indicatinthe city's desire to implement the project as soon as practical. Seconded by Councilmember Collins Ayes -All 5. Edgerton - Roselawn Signal System, City Project 02-05: Concur with Bid Award by Ramsey County a. Assistant City Manager Coleman presented the staff report. b. City Engineer Ahl presented the specifics of the report. Councilmember Juenemann moved to adopt a motion concurring with Ramsey County in awarding a construction contract to People's Electric, Inc. in the amount of $144,639.00 for the Edgerton/Roselawn Si anal Replacement Project, City Project 02 -05, with a city cost share to be 78,815.77 to be financed through reimbursement from MSAS funds. Seconded by Councilmember Koppen Ayes -All 6. Trunk Highway 120 Turnback, Lower Afton Road to Woodbine Avenue: Resolution of Municipal Concurrence of County State Aid Highway System Designation a. Assistant City Manager Coleman presented the staff report. 22 City Council Meeting 05 -28 -02 b. City Engineer Ahl presented the specifics of the report. Councilmember Wasiluk moved to adopt the attached resolution concurring with the Trunk Highway turnback of TH 120 between Lower Afton Road and Woodbine Avenue from MnDOT to Ramsey and Washington County. RESOLUTION 02 -05 -102 MUNICIPAL CONCURRENCE OF COUNTY STATE AID HIGHWAY SYSTEM DESIGNATION TRUNK HIGHWAY 120 TURNBACK LOWER AFTON ROAD TO WOODBINE AVENUE WHEREAS, the Minnesota Department of Transportation and Ramsey County have entered into a Memorandum of Understanding which provides for the consolidation of roadway jurisdictions in Ramsey County; and WHEREAS, the Memorandum of Understanding includes a consolidation plan, prepared in conjunction with municipalities of Ramsey County; and WHEREAS, the consolidation plan provides for the turnback of State Trunk Highway 120 from Lower Afton Road to Woodbine Avenue to Ramsey County; and WHEREAS, Ramsey County intends to accept the jurisdictional change on or about August 1, 2002, and will place one -half (.625 mi.) of the 1.25 mile segment on its County State Aid Highway system. The other one- half (.625 mi.) will be placed onto Washington County's system. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD, MINNESOTA: 1. That the City Council of the City of Maplewood concurs with the establishment and designation of the turnback segment of State Trunk Highway 120 from Lower Afton Road to Woodbine Avenue as a County State Aid Highway (CSAH) in Ramsey County under provisions of Minnesota Law, subject to the approval of the Commissioner of Transportation of the State of Minnesota. 2. That the City Clerk is hereby authorized and directed to forward two certified copies of this resolution to the Commissioner of Transportation of the State of Minnesota, and upon his approval of the designation of the said roadway or portion thereof, that the same be constructed, improved, and maintained as a County State Aid Highway in Ramsey County, to be numbered and known as County State Aid Highway 120. Seconded by Councilmember Koppen Ayes -All L. VISITOR PRESENTATIONS 1. Will Rossbach -13 86 E. County Road C- Discussed whether Kohlman Creek is classified as a stream or a ditch for purposes of development. 2. Peter Fischer -2443 Standrich, Maplewood -A neighbor of Mr. Fischer called 911, and the first ambulance responded within 10 minutes with only one firefighter. The second, 10 minutes 23 City Council Meeting 05 -28 -02 thereafter. He feels the city really needs to consider full time firefighters for medical or fire emergencies. Chief Lukin informed the council September 11 is the targeted date for adding possibly 6 full -time firefighters. 3. Bob Zick -1880 East Shore Drive -Would like to be on the council agenda June 10 to address the Cable Commission Public Access Television PEG fees. 4. Kevin Berglund -1929 Kingston Avenue -Felt it was a tragedy that Mr. Zick was not appointed to the Cable Commission. Mr. Berglund also felt the development at Beaver Lake would endanger the turtle population. M. COUNCIL PRESENTATIONS 1. Beaver Lake School - Councilmember Wasiluk invited everyone to a celebration at the Beaver Lake Playground and field Thursday, May 30, 5:30 p.m. to dusk for fun and food. 2. National Night Out - Councilmember Juenemann reiterated that National Night Out will be back in the neighborhoods this year. 3. NEST Commission - Councilmember Koppen encouraged the public to use and promote the use of NEST. 4. National Hunger Awareness Day -Mayor Cardinal informed residents that Wednesday, June 5th is the first ever National Hunger Awareness Day. 50 Governor Jesse Ventura's Letter -Mayor Cardinal Read the following letter into the record: Dear Mayor, For the last few months we have been arguing about money here at the Capitol- mostly about how to close significant short and long -term deficits. But today I'm not writing about how to close significant short and long -term deficits. But today I'm not writing about the reserves and the $400 million dollars a year of cuts that we've been arguing about since November. I want to talk about the $23 billion a year in overall spending that will still be available when the legislature has finally gone home. That's a lot of taxpayer money, and there is a lot that we can -and will -do with it. Those billions have to be carefully managed all year long. We are using two websites to show our key performance results for state government: vv w.BigPlanResults.state.mn.us and www .DepartmentResults.state.mn.us These sites show several important results we want to achieve, our targets for performance, and how we are doing so far -good, bad, or indifferent. The Star Tribune editorial page described this as "a useful way for state government to fulfill its duty to be accountable to Minnesota citizens, no matter who is governor." That's what I want. Whether I run for re- election in the fall or not, I hope citizens will demand that any future governor will lay out the State's progress on results. My office uses the information on these sites as a management tool with commissioners and departments. We get regular progress reports and updates, and every week the Chief of Staff, along with the commissioners of Finance, Employee Relations, Planning and Administration meet with a different commissioner to go over his /her results. 24 City Council Meeting 05 -28 -02 Log on. Let us know what you think. For specific comments on the website results, you're welcome to use the feedback buttons. You can also write or call Tom Moss, the Director of Results Management, at (651) 215 - 1287. His email is tom.mossgstate.mn.us and his address is 300 Centennial Building, 658 Cedar Street, Saint Paul, Minnesota 551550 Thank you for your support of managing for results in government. Sincerely, Jesse Ventura Governor 6. Mayor's Forum- Mayor's Forum for Saturday, June 1 St is cancelled. 7. 3M -Mayor Cardinal informed the public that the official name of Minnesota Mining and Manufacturing is now "3M ". He also provided the following 3M Facts of Note: • Over 50% of Sates and 50% of employees are outside the United States. • The budget for 3M Corporation is One billion dollars in research. • 47 million (pre -tax profits) dollars were gifts in 2001. • The l 00 anniversary celebration will occur June 13 -15, 2002. • 3M has seven plants throughout the state. • Numerous employees are at the corporate headquarters in Maplewood and St. Paul. N. ADMINISTRATIVE PRESENTATIONS None O. ADJOURNMENT Councilmember Juenemann moved to adjourn the meeting at 11:55 P.M. Seconded by Councilmember Wasiluk Ayes - All 25 City Council Meeting 05 -28 -02 AGENDA NO. _ G -1 AGENDA REPORT TO: City Council FROM: Assistant Finance Director RE: APP ROVAL OF CLAIMS DATE: June 3, 2002 Action by Coumg Date Endorsed Modified Rejected ° informational purposes. The City Manager ttached is a listing of paid bills for lnf p rp has reviewed the bills and authorized p ym • payment in accordance with City Council approved policies. ACCOUNTS PAYABLE $283.67 Check #57829 dated 5/23/02 $91,003.70 Checks #57830 thru #57877 dated 5/28/02 $88,116.89 Disbursements via debits to checking account dated 5/17 thru 5/24/02 $31,103.44 Checks #57878 thru #57884 dated 5/28/02 $381,501.77 Checks #57885 thru #57932 dated 6/4/02 $201,358.66 Disbursements via debits to checking account dated 5/23 thru 5/31/02 $793,368.13 Total Accounts Payable PAYROLL $369,005.54 $47,829.47 $416,835.01 $1,210,203.14 Payroll Checks and Direct Deposits dated 5/24/02 Payroll Deduction checks #89122 thru #89127 dated 5/24/02 Total Payroll GRAND TOTAL in of these claims. Please call me at 770 -4513 if you have any , on Attached is a detailed listing documentation d listing. This will allow me to check the supporting docu questions on the attache g on file if necessary. hu attachments p:\FINANCE \W0RD\AGN\ApC1AR JunOldoc I Check Register Page: '1 vchllst 11 City of Maplewood 05!24/2002 10:55:36AM Description /Account Amount Check Date Vendor PAYROLL CHECK - TIME SHEET LATE 283.67 57829 5/23/2002 02482 S CHROEDER, KATHLEEN O'BRIEN REIMBURSE FOR TUITION & BOOKS 677.37 57830 5/28/2002 00064 A LDRIDGE MARK REIMBURSE FOR TUITION & BOOKS 677.60 57831 5/28/2002 00110 ANDREWS SCOTT A � MERCH FOR RESALE 80.40 1 57832 5/28/200 2 01811 BERNATELLO`S PIZZA INC REPAIR DIFFERENTIAL UNIT 2,882.•89 57833 5/28/2002 00274 .T.C.O. C.A.T.C.O. DOOR ALARM 196.49 57834 5/28/2002 02046 CUSTOM MILLWORK INC 60 " LOCK BARS 1,075.88 57835 5/28/2002 00367 DP INDUSTRIAL MARKETING OFFICE FURNITURE 765.20 57836 5/28/2002 00489 FACILITY SYSTEMS, INC OFFICE FURNITURE 1,608.04 OFFICE FURNITURE 529.84 OFFICE FURNITURE -28.12 OFFICE FURNITURE 53.04 02081 FINAL TOUCH SERVICES INC CLEAN MCC WINDOWS 651.78 57837 5/28/200 2 REIMBURSE LODGING 3/25 & 26 99.59 57838 5/28/2002 02308 GHER JAYME FLAU , REIMBURSE MILEAGE 4/9 TO 4/18 55.12 57839 5/28/2002 02481 NK PETE FRA , REIMBURSE MILEAGE 4/22 TO 4/29 69.72 GOPHER STATE BILLABLE TICKETS 80.60 57840 5/28/2002 00585 GOP HER STATE ONE -CALL 93.20 57841 5/28/2002 00600 GREENBERG IMPLEMENT INC BLADES 12 PASS ENGER VAN, 3/4 TON, MOE 19,844.89 57842 5 /28/2002 02352 HINCKLEY CHEVROLET & GMAC .2002 CHAPTER EDUCATION MEETING -JUNE 200.00 57843 5/28/2002 02347 LAKE COUNTRY /NORTH STAR CHAP REIMBURSE FOR MSSA MEETING 5/13 10.00 57844 5/28/2002 00884 LUN DSTEN LANCE BIRTHDAY CAKES 71.25 -57845 5/28/ 2002 00932 MAPL EWOOD BAKERY REIMBURSE FOR SAFETY BOOTS 133.95 57846 5/28/2002 02391 MARUSICA, MARK 2 PAGERS - START UP FEES 92.95 57847 5/28/2002 00978 -METROCALL FLO -JET QUAD 361:93 57848 5/28/2002 01068 MN WANNER CO PERA LIFE INS P/R DEDUCTED IN MAY 273.00 57849 5/28/2002 01126 NCPERS GROUP LIFE INS 612001 MONTHLY UTIL - PW BLDG 4/8 TO 5/7 1,352.94 57850 5/28/2002 01175 NORTH ST PAUL, CITY OF NOR SEWER & SECURITY LIGHT 401.92 SEWER 218.29 57851 5/28/2002 01202 NYST ROM PUBLISHING CO INC PARK MAPS MASSAGE BROCHURE 3,700.80 11222.62 REF MARJORIE NYGREN -AMB 020028 558.43 57.852 5/28!2002 00001 ONE TIME VENDOR REF BETTY LUDINGTON - AMB 0200417 398.44 57853 5/28/2002 00001 ONE TIME VENDOR REF MARK SCHULER - AMB 01023616 166.66 57854 5/28/2002 00001 ONE TIME VENDOR REF KRiSTINE REDDY -MCC PROGRAM 70.00 57855 5/28/2002 00001 ONE TIME VENDOR REF KIRK LISKA -MCC CLASS CANCELE 40.00 57856 5/28/2002 00001 ONE TIME VENDOR REF RICK DUFECK -MCC PROGRAM 35.00 '57857 5/28/2002 00001 ONE TIME VENDOR REF JANE SPRIGGS -MCC PROGRAM 33.00 57858 5/28/2002 00001 E VENDOR ONE TIME MERCH FOR RESALE 254.15 57859 5/28/2002 01254 PEPSI -COLA COMPANY ER ID , #6120 -00 01,51 - 5/24/02 P/R 42,347.56 57860 5/28/2002 01311 PERA 13 POLICE OFFICER LICENSE RENEWAL 1,170.00 57861 5/28/2002 01283 BOARD POST B POLICE OFFICER LICENSE 90.00 57862 5/28/2002 01283 POST BOARD RAMSEY COUNTY -PROP REC &REV PROJ 00 -05 NATIVE PLANTS 439.85 57863 5/28/2002 01337 REINH ART FOODSERVICE LE MERCH FOR RESALE 382.18 '57864 5/28/ 2002 01360 REIMBURSE FOR 89 FORD MUSTANG 287.00 57865 5/28/2002 02001 ROSEVILLE, CITY OF PRO! 01 -14 PROF SERVICES - APR 140.94 57866 5/28/2002 01409 S.E.H. 'PRO! 00 -03 PROF SERVICES -APR 383.84 SHEFFIELD OLSON & MCQUEEN INC DCRP & FLEX PLAN WEEKLY PYMTS 1,295.13 57867 5/28/2002 02222 , VARIOUS BITUMINOUS MATERIALS NO 1,162:80 .57868 5/28/2002 01574 T.A. SCH tFSKY & SONS, INC PROJ 01 -04 PROF SRVS THRU 3130/02 1,094.23 57869 5/28/2002 02164 TOLTZ, KING DUVALL, ANDERSON , PROJ 01 -29 - PROF SRVS THRU 3/30/02 607.48 JANITORIAL SRVS 3/21 TO 4/17/02 675.17 57870 5/28/2002 01580 TSE, INC. TOW FORFEITURE VEHICLE 63.90 , .57871 5/28/2002 01669 TWIN CITIES TRANSPORT & TOW FOR FEITURE VEHICLE 114.55 Register Page: 2 Re vchlist Check g 05/2412002 10:55:36AM City of Maplewood Check Date Vendor 57871 5/28/2002 01669 57872 5/28/2002 02069 57873 5/28/2002 01704 57874 5/28/2002 01734 57875 5/28/2002 01750 57876 5/28/2002 01755 57877 5/28/2002 02053 TWIN CITIES TRANSPORT & ULTIMATE DRAIN SERVICES INC URBANSKI, HOLLY WALSH, WILLIAM P. WATSON CO INC, THE WEBER ELECTRIC WORLDCOM Description /Ac count Amount (Continued) TOW FORFEITURE VEHICLE 160.55 PROJ 00 -03 CAMERA INSPECTED SEWE 150.00 REIMBURSE MILEAGE 1/17 TO 5/15 8.54 COMMERCIAL PLUMBING INSPECTIONS 939.00 MERCH FOR RESALE 290.78 REPAIR PARKING LIGHTS - STATION 1 185.09 WORLDCOM LONG DISTANCE 6.25 49 Checks in this report Total checks: 91,287.37 CITY OF MAPLEWOOD Disbursements via Debits to Checking account Transmitted Settlement scri tion D= p_____ Date Date Paye 05/15/02 0 5/17/02 MN Dept of Natural Resources DNR electronic licenses 05/10/02 05/17/02 Elan Financial Services Purchasing card items Drivers License /Deputy Registrar 05/20/02 05121 /02 M N State Treasurer License /De ut Registrar Drivers p Y 05/21 /0 2 05/22/02 MN State Treasurer Fuel Tax 05/09/02 05/22/02 MN Dept of Revenue Registrar Drivers License/Deputy g 05/22/02 05/23/02 MN State Treasurer Drivers License /Deputy Registrar 05/23/02 05/24/02 MN State Treasurer TOTAL Amount 1,358.00 31,008.19 14,143.69 .16,643.71 450.00 13, 527.42 10,985.88 88,116.89 I.1 Check Register Pane: 1 vchlist City of Maplewood 05/31/2002 10:16:29AM Description/Account P Amount Check Date Vendor PROJ 00 -03 STORM WATER PERMIT 240.00 57878 5/28/2002 01088 AGENCY MN POLLUTION CONTROL AG 5/24/02 REISSUE DEDUCTION CHECK 1,166.32 57879 5/28/2002 02059 AFSCME COUNCIL 14 5/24/02 REISSUE DEDUCTION CHECK 7 57880 5/28/2002 00704 ICMA RETIREMENT TRUST -457 05/24 2 REISSUE DEDUCTION CHECK 24.00 57881 5/28/2002 02483 METRO SUPERVISORY ASSOCIATION 5/24/02 REISSUE DEDUCTION CHECK 3 57882 5/28/2002 02484. MN CHILD SUPPORT PAYMENT CTR SUE DEDUCTION CHECK 5/24/02 REISSUE 75.00 57883 5/28/2002 02485 MN COLLEGE SAVINGS PLAN 5/24/054 2 REISSUE DEDUCTION CHECK 18,490. 57884 5/28/2002 02486 TRUSTEE ORCHARD TRUSTEE CO AS TR HUB S TAKES 1,163.94 57885 6/4/2002 02487 ACHIEVEMENT CENTER, THE PORTRAIT PORT 7.49 578 86 6/4/2002 00005 AJ FORLITI PHOTOGRAPHY SCB A COMPRESSOR - MVT10H -E1 600 19,217.93 57 887 6/4/2002 02411 ALEX AIR APPARATUS INC PATROL &BOARDING FEES PA 1,107.34 57888 6/4/2002 00111 ANIMAL CONTROL SERVICES INC COMPRESSOR- INGERSOLL RAND P AIR COMP 10,835.74 57889 6/4/2002 00131 ASPEN EQUIPMENT CO REPAIR MCC LOCKER ROOM BENCH 50.00 57890 6/4/2002 00172 BEHAN, JANE K -9 HANDLER . 35.00 57891 6/4/2002 00174 BELDE, STAN DELTA DENTAL PLAN OF MN MONTHLY PREMIUM 7,095.50 3,840.00 5789 2 6/4/2002 02207 H & PAINT RACQUETBALL COURT PATCH 57893 6/4/2002 02492 DESIGN CONCEPTS LLC EDDY BROTHERS COMPANY, LLC FOAM CLASS A 379.50 37.66 57894 6/4/2002 00448 COMPENSATION FOR DAMAGED FENC 57895 6/4/2002 02489 GALBRAITH, AL BILLABLE TICKETS - JAN 9.30 5 7896 6/4/2002 00585 GOPHER STATE ONE -CALL TRAINING SERVICE MC MA CONFERENCE 133.00 74.75 57897 6/4/2002 00587 GOVERNMENT KARATE IN STRUCTOR 5/7 TO 5/28 57898 6/4/2002 00589 GRAF, DAVE MONTHLY PREMIUM 37,820.47 5 7899 6/4/2002 00644 HE ALTHPARTNERS K -g HANDLER 35.00 57900 6/4/2002 00668 HIEBERT, STEVEN SPORTS NETWORK SOFTBALL UMPIRES 4/24 TO 5/23 41619.25 24.75 57901 6/4/2002 00721 INDEPENDENT E FOR PHONE CHARGES AT REIMBURSE 57902 6/4/2002 00856 LE, SHERRIE L CRIME PREVENTION COURSE - 3 75.00 57903 6/4/2002 01081 M C P A BIRTHDAY CAKES 156.75 57904 6/4/2002 00932 MAPLEWOOD BAKERY DSL SERVICE - PUBLIC WORKS 152.38 57905 6/4/2002 01819 MCLEOD USA DSL SERVICE - EMERGENCY MGMT -18.65 DSL SERVICE - EDGERTON GYM 101.61 DSL SERVICE - MALL OFFICE 101.61 DSL SERVICE - STATION 3 101.61 DSL SERVICE - NATURE CENTER 71.02 LOCAL PHONE SERVICE 4/16 TO 5/15 4 MCC POOL AREA - DEHUMIDIFICATION 8,000-00 57906 6/4/2002 02202 MECHANICAL SYSTEMS DESIGN INC MONTHLY PREMIUM 51,245.51 57907 6/4/2002 00966 MEDICA CHOICE FIRE &EMS BUSINESS PLAN 518 TO 5/1 2,400.00 5 7908 6/4/2002 02442 MERCER GROUP INC, THE WASTEWATER -JUNE 157,841.80 57909 6/4/2002 00985 METROPOLITAN COUNCIL ENGINEERING LICENSE RENEWAL 120.00 5 7910 6/4/2002 01032 MN BOARD OF AELSLAGID ANNUAL ENGINEER REGISTRATION 120.00 57911 6/4/2002 01032 MN BOARD OF AELSLAGID MONTHLY PREMIUM 2,831.89 57912 6/4/2002 LIFE INSURANCE PROJ 01 -15 EASEMENT AQUISTITION 5,200.00 579 13 6/4/2002 02490 NETTLETON, MACK OR JANET SUSAN STEIN - MEMBERSHIP REF S 295.12 57914 6/4/2002 00001 ONE TIME VENDOR REF JOEL ROSSET - MCC DOUBLE CHAF 48.00 57915 6/4/2002 00001 ONE TIME VENDOR REF CHRISTOPHER RUEB - NC PROGRP 3.00 57916 6/4/2002 00001 ONE TIME VENDOR REIMBURSE FOR MEALS 5/4 TO 5/22 21.85 57917 6/4/2002 01263 PIKE, GARY PHONE METER RENTAL 6/16102 TO 6/1 1 57918 6/4/2002 01270 PITNEY BOWES INC REIMBURSE FOR SPRING 2002 TUITION 1,374.56 57919 6/4/2002 01375 ROBERTS, KEN RYAN PLUMBING & HEATING CO. RP2 TESTS 300.00 112.31 57920 6/4/2002 01397 MERCH FOR RESALE 57921 6/4/2002 01418 SAM'S CLUB DIRECT MERCH FOR RESALE 196.93 PROGRAM SUPPLIES 256.38 MERCH FOR RESALE 96.16 MERCH FOR RESALE 100.54 2 Check Register page: .. vchlist M City of Maplewood • 0513112ovz ��: �o���w• Amount 119.71 285.00 100.00 212.66 17,670.00 467.01 188.63 64.50 292.20 1,037.95 2,699.60 998.51 31,280.00 72.00 1,185.35 666.25 412,605.21 55 Checks in this report Description /Account Check Date Vendor 57921 6/4/2002 01418 SAM 'S CLUB DIRECT (Continued) STATION SUPPLIES DIR PRIMARY RENEWAL & 17 MEMBERS ANNUAL ADMIN FEE SHEFFIELD, OL SON & MCQUEEN INC DCRP &FLEX PLAN WEEKLY PYMTS 57922 6/4/2002 02222 MCC DEHUMIDIFICATION SYSTEM UPGF 57923 6/4/2002 02229 SNELL MECHANICAL INC IN K CARTRIDGES 57924 6/4/2002 01572 SYSTEMS SUPPLY, INC. IN K CARTRIDGES INK CARTRIDGES VARIOUS BITUMINOUS MATERIALS NO 57925 6/4/2002 01574 T.A. SCHIFSKY & SONS INC GLASS HINGES 57926 6/4/2002 01995 SYSTEMS TAC COURT SYS MONTHLY PREMIUM 57927 6/4/2002 02203 INSURANCE -LTD UNUM LIFE INSU - SHORT -TERM DISABILITY -JUNE 57928 6/4/2002 02290 UNUM LIFE IN -STD PROD 01 -11 MPWD MALL TRAFFIC STUD 57929 6/4/2002 02165 URS / BRW INC COMMERCIAL PLUMBING INSPECTION 57930 6/4/2002 01734 WALSH' WILLIAM P. WELLS FARGO LEASING INC RICOH LEASE PYMT 57931 6/4/2002 02410 TENNIS INSTRUCTOR 57932 6/4/2002 01764 WESTLING, TOM Total checks Amount 119.71 285.00 100.00 212.66 17,670.00 467.01 188.63 64.50 292.20 1,037.95 2,699.60 998.51 31,280.00 72.00 1,185.35 666.25 412,605.21 55 Checks in this report CITY OF MAPLEWOOD Disbursements via Debits to Checking account Transmitted Settlement D- D.- Payee Description 05/22/02 05/23/02 Pitney Bowes Postage 05/22/02 05/24/02 MN Dept of Natural Resources DNR electronic licenses 05/17/02 05/24/02 Elan Financial Services Purchasing card items 05/24/02 05/28/02 MN State Treasurer Drivers License /Deputy Registrar 05/24/02 05/28/02 U.S. Treasurer Federal Payroll Tax 05/28/02 05/29/02 MN State Treasurer Drivers License /Deputy Registrar 05/24/02 05/29/02 MN State Treasurer State Payroll Tax 05/29/02 05/30/02 MN State Treasurer Drivers License /Deputy Registrar 05/30/02 05/31/02 MN State Treasurer Drivers License /Deputy Registrar 05/24/02 05/31/02 WI Dept of Revenue State Payroll Tax 05/24/02 05/31/02 Elan Financial Services Purchasing card items TOTAL Amount 3,000.00 2,022.93 22,404.12 11,086.40 77,835.10 15,355:44 14,538.87 12,212.18 14,992.03 1,360.76 26, 550.83 201, 358.66 fA 10 CITY OF MAPLEWOOD EMPLOYEE GROSS EARNINGS REPORT FOR THE CURRENT PAY PERIOD �001 CHECK # CHECK DATE EMPLOYEE NAME AMOUNT dd 05/24/02 COLLINS, KENNETH 357.47 dd 05/24/02 JUENEMANN, KATHLEEN 357.47 dd 05/24/02 KOPPEN, MARVIN 357.47 dd 05/24/02 DARST, ROBERTA 1,265.66 dd 05/24/02 FURSMAN, RICHARD 4 dd 05/24/02 SCHLINGMAN, PAUL 1,951.14 dd 05/24/02 SEEGER, GERALD 445.45 dd 05/24/02 SWANSON, LYLE 1 dd 05/24/02 YOUNG, DILLON 659.66 dd 05/24/02 CARLSON, THERESE 2 dd 05/24/02 LE, SHERYL - 3,487.99 dd 05/24/02 FAUST, DANIEL 3 dd 05/24/02 URBANSKI, HOLLY 1,581.54 dd 05/24/02 ANDERSON, CAROLE 1 dd 05/24/02 BAUMAN, GAYLE 2 dd 05/24/02 JACKSON, MARY 1 dd .� ,05/24/02 KELSEY, CONNIE 679.79 dd x :05/24/02 TETZLAFF, JUDY 1 dd 05/24/02 FRY, PATRICIA 1 dd 05/24/02 GUILFOILE, KAREN 2,377.24 dd 05/24/02 OSTER, ANDREA 1 dd 05/24/02 CAROE, JEANETTE 1 dd 05/24/02 JAGOE, CAROL 1 dd 05/24/02 JOHNSON, BONNIE 900.99 dd 05/24/02 OLSON, SANDRA 1 dd 05/24/02 WEAVER, KRISTINE 1 dd 05/24/02 CORCORAN, THERESA 1 dd 05/24/02 MARTINSON, CAROL 1 dd 05/24/02 POWELL, PHILIP 1 dd 05/24/02 SPANGLER, EDNA 308.00 dd 05/24/02 THOMALLA, DAVID 3322.96 dd 05/24/02 WINGER, DONALD 3,747.55 dd 05/24/02 ABEL, CLINT 1,760.68 dd 05/24/02 ALDRIDGE, MARK 2,204.38 dd 05/24/02 ANDREWS, SCOTT 2,771.92 dd 05/24/02 BAKKE, LONN 203.16 dd 05/24/02 BANICK, JOHN 2,846.10 dd 05/24/02 BELDE, STANLEY 2 dd 05/24/02 BOHL, JOHN 2,262.86 dd 05/24/02 BUSACK, DANIEL 1 dd 05/24/02 CAMPBELL, CRAIG 223.40 dd 05/24/02 DOBLAR, RICHARD 624.38 dd 05/24/02 DUGAS, MICHAEL 1 dd 05/24/02 HALWEG, KEVIN 3,368.91 �001 CITY OF MAPLEWOOD EMPLOYEE GROSS EARNINGS REPORT FOR THE CURRENT PAY PERIOD CHECK # CHECK DATE EMPLOYEE NAME AMOUNT dd 05/24/02 HEINZ, STEPHEN 2 dd 05/24/02 HERBERT, MICHAEL 2 dd 05/24/02 HIEBERT, STEVEN 2,714.78 dd 05/24/02 JOHNSON, KEVIN 2,621.21 dd 05/24/02 KARIS, FLINT 2 dd 05/24/02 KONG, TOMMY 1 dd 05/24/02 KROLL, BRETT 1,533.09 dd 05/24/02 KVAM, DAVID 2,933.86 dd 05/24/02 LARSON, DANIEL 2 dd 05/24/02 LU, JOHNNIE 1,961.83 dd 05/24/02 MARINO, JASON 1 dd 05/24/02 MARTIN, JERROLD 1 dd 05/24/02 METRY, ALESIA 1 dd 05/24/02 OLSON, JULIE 1,825.48 dd 05/24/02 PALMA, STEVEN 2,615.37 dd 05/24/02 PIKE, GARY 2,625.97 dd 05/24/02 RABBETT, KEVIN 2 dd 05/24/02 STEFFEN, SCOTT 2,827.50 dd 05/24/02 STOCKTON, DERRELL 2,283.12 dd 05/24/021. - SZCZEPANSKI, THOMAS 2 dd 05/24/02' TRAN, JOSEPH 1 dd 05/24/02 WATCZAK, LAURA 2,221.91 dd 05/24/02 WENZEL, JAY 1,842.21 dd 05/24/02 XIONG, KAO 1 dd 05/24/02 BARTZ, PAUL 2 dd 05/24/02 BERGERON, JOSEPH 2 dd 05/24/02 CROTTY, KERRY 2 dd 05/24/02 DUNN, ALICE 2,324.14 dd 05/24/02 ERICKSON, VIRGINIA 2 dd 05/24/02 EVERSON, PAUL 1,819.80 dd 05/24/02 FLOR, TIMOTHY 2 dd 05/24/02 FRASER, JOHN 2,791.40 dd 05/24/02 HALWEG, JODI 1 dd 05/24/02 MORNING, TIMOTHY 1 dd 05/24/02 PARSONS, KURT 1,942.54 dd 05/24/02 ROSSMAN, DAVID 2,222.41 dd 05/24/02 THIENES, PAUL 2 dd 05/24/02 GERVAIS -JR, CLARENCE 2,2$9.90 dd 05/24/02 BOYER, SCOTT 1,674.34 dd 05/24/02 FEHR, JOSEPH 2,286.74 dd 05/24/02 FLAUGHER, JAYME 1 dd 05/24/02 HOM, HEATHER 1,414.94 dd 05/24/02 LAFFERTY, WALTER 1 dd 05/24/02 LINN, BRYAN 1 dd 05/24/02 PACOLT, MARSHA 1 dd 05/24/02 RABINE, JANET 1,674.34 CITY OF MAPLEWOOD EMPLOYEE GROSS EARNINGS REPORT FOR THE CURRENT PAY PERIOD 10 CHECK # CHECK DATE EMPLOYEE NAME AMOUNT dd 05/24/02 STAHNKE, JULIE 1, 674.3 5 dd 05/24/02 LUKIN, STEVEN 2,894.71 dd 05/24/02 SVENDSEN, RUSTIN 2,311.32 dd 05/24/02 ZWIEG, SUSAN 1 dd 05/24/02 DOLLERSCHELL, ROBERT 260.67 dd 05/24/02 AHL, R. CHARLES 3 dd 05/24/02 NIVEN, AMY 882.30 dd 05/24/02 PRIEFER, WILLIAM 2 dd 05/24/02 WEGWERTH, JUDITH 1,663.48 dd 05/24/02 BRINK, TROY 1 dd 05/24/02 DEBILZAN, THOMAS 1,447.14 dd 05/24/02 EDGE, DOUGLAS 1,638.34 dd 05/24/02 KANE, MICHAEL 2,341.54 dd 05/24/02 LUNDSTEN, LANCE 2 dd 05/24/02 LUTZ, DAVID 1,670.34 dd 05/24/02 MEYER, GERALD 1,730.34 dd 05/24/02 NAGEL, BRYAN 1,711.34 dd 05/24/02 OSWALD, ERICK 1 dd 05/24/02 TEVLIN, TODD 1 dd 05/24/02 ` _ CAVETT, CHRISTOPHER 2,828.79 dd 05/24/02 DUCHARME, JOHN 2 dd 05/24/02 LINDBLOM, RANDAL 203.14 dd 05/24/02 PECK, DENNIS 2,252.35 dd 05/24/02 PRIEBE, WILLIAM 2 dd 05/24/02 SCHACHT, ERIN 209.03 dd 05/24/02 ANDERSON, BRUCE 3,367.69 dd 05/24/02 DOHERTY, KATHLEEN 1,611.95 dd 05/24/02 MARUSKA, MARK 2 dd 05/24/02 NAUGHTON, JOHN 1,379.94 dd 05/24/02 SCHINDELDECKER, JAMES 1,670.34 dd 05/24/02 BIESANZ, OAKLEY 1 dd 05/24/02 GREW- HAYMAN, JANET 771.49 dd 05/24/02 HUTCHINSON, ANN 1 dd 05/24/02 KOS, HEATHER 97.50 dd 05/24/02 NELSON, JEAN 922.62 dd 05/24/02 GAYNOR, VIRGINIA 1,739.14 dd 05/24/02 COLEMAN, MELINDA 3 dd 05/24/02 EKSTRAND, THOMAS 2,388.78 dd 05/24/02 KROLL, LISA 940.75 dd 05/24/02 LIVINGSTON, JOYCE 894.20 dd 05/24/02 SINDT, ANDREA 1,331.95 dd 05/24/02 THOMPSON, DEBRA 491.08 dd 05/24/02 YOUNG, TAMELA 1,175.94 dd 05/24/02 BERGO, CHAD 1,805.38 dd 05/24/02 FINWALL, SHANN 1 dd 05/24/02 ROBERTS, KENNETH 2 10 CITY OF MAPLEWOOD EMPLOYEE GROSS EARNINGS REPORT FOR THE CURRENT PAY PERIOD 11 CHECK # CHECK DATE EMPLOYEE NAME AMOUNT dd 05/24/02 CARVER, NICHOLAS 2 dd 05/24/02 FISHER, DAVID 2,608.78 dd 05/24/02 ANZALDI, MANDY 84.00 dd 05/24/02 BJORK, BRANDON 135.63 dd 05/24/02 FINN, GREGORY 1 dd 05/24/02 FLUG, ELAINE 37.00 dd 05/24/02 GRAF, MICHAEL 1,529.14 dd 05/24/02 KELLY, LISA 1 dd 05/24/02 LARSON, MEGAN 560.00 dd 05/24/02 ROBBINS, AUDRA 1 dd 05/24/02 TAUBMAN, DOUGLAS 2,439.87 dd 05/24/02 BREHEIM, ROGER 1 dd 05/24/02 NORDQUIST, RICHARD 1 dd 05/24/02 SCHULTZ, SCOTT 1,882.26 dd 05/24/02 COLEMAN, PHILIP 417.42 dd 05/24/02 CROSSON, LINDA 2 dd 05/24/02 EASTMAN, THOMAS 2 dd 05/24/02 ERICKSON, KYLE 481.91 Ad 05/24/02 HABLE, NATASHA 139.72 dd 05/24/02 HERSOM,.HEIDI 100.64 dd 05/24/02 LARSON, DEBRA 289.17 dd 05/24/02 MCCLUNG, HEATHER 786.26 dd 05/24/02 ROA, MILTON 455.60 dd 05/24/02 STAPLES, PAULINE 2 dd 05/24/02 AHL, KAREN 87.75 dd 05/24/02 ATKINS, KATHERINE 222.21 dd 05/24/02 BADEN, ALISON 409.25 dd 05/24/02 CORNER, AMY 62.40 dd 05/24/02 DEGRAW, KRYSTAL 637.75 dd 05/24/02 DOTY, JANET 335.65 dd 05/24/02 ERICKSON, CAROL 21.75 dd 05/24/02 HAWKINS, LISA 39.90 dd 05/24/02 HORWATH, RONALD 1 dd 05/24/02 KOEHNEN, AMY 19.80 dd 05/24/02 KRONHOLM, KATHRYN 339.17 dd 05/24/02 LAWSON, JOSHUA 13.00 dd 05/24/02 MARUSKA, ERICA 121.85 dd 05/24/02 SCHULTZ, PETER 19.50 dd 05/24/02 WHITE, NICOLE 49.55 dd 05/24/02 WORWA, LINDSAY 301.15 dd 05/24/02 GROPPOLI, LINDA 302.10 dd 05/24/02 RENSLOW, RITA 263.63 dd 05/24/02 LONETTI, JAMES 838.43 dd 05/24/02 PRINS, KELLY 797.93 dd 05/24/02 REILLY, MICHAEL 1 dd 05/24/02 AICHELE, CRAIG 1 11 CITY OF MAPLEWOOD EMPLOYEE GROSS EARNINGS REPORT FOR THE CURRENT PAY PERIOD 12 CHECK # CHECK DATE EMPLOYEE NAME AMOUNT dd 05/24/02 FOWLDS, MYCHAL 1,582.08 dd 05/24/02 HURLEY, STEPHEN 2,509.08 Wf 88988 05/24/02 CARDINAL, ROBERT 406.20 Wf 88989 05/24/02 WASILUK, JULIE 357.47 Wf 88990 05/24/02 INGVOLDSTAD, CURTIS 118.75 Wf 88991 05/24/02 JAHN, DAVID 1,474.21 Wf 88992 05/24/02 MORIN, TROY 238.00 Wf 88993 05/24/02 GENNOW, PAMELA 135.00 Wf 88994 05/24/02 MATHEYS, ALANA 1 Wf 88995 05/24/02 HANSEN, LORI 15423.94 Wf 88996 05/24/02 VIETOR, LORR.AINE 15622.19 Wf 88997 05/24/02 PALANK, MARY 1,544.69 Wf 88998 05/24/02 RICHIE, CAROLE 15490.34 Wf 88999 05/24/02 SVENDSEN, JOANNE 1 Wf 89000 05/24/02 TICHY, PAMELA 90.00 Wf 89001 05/24/02 STEINER, JOSEPH 697.50 Wf 89002 05/24/02 WELCHLIN, CABOT 2,222.35 Wf 89003 05/24/02 SHORTREED, MICHAEL 2 Wf 89004 05/24/02 CUDE, LARRY 418.59 Wf 89005 05/24/02 FREBERG, .RONALD 1 Wf 89006 05/24/02 JONES, DONALD ' 1,643.14 Wf 89007 05/24/02 BOHMBACH, JOSHUA 187.20 Wf 89008 05/24/02 ELIAS, JAMES 2,341.04 Wf 89009 05/24/02 GROVER, CAROLYN 86.40 Wf 89010 05/24/02 CARVER, JUSTIN 363.13 Wf 89011 05/24/02 EDSON, DAVID 17700.22 Wf 89012 05/24/02 FINNEGAN, TIMOTHY 440.00 Wf 89013 05/24/02 GOODRICH, CHAD 473.06 Wf 89014 05/24/02 HELEY, ROLAND 1,699.14 Wf 89015 05/24/02 HINNENKAMP, GARY 1 Wf 89016 05/24/02 LINDORFF, DENNIS 1,670.34 Wf 89017 05/24/02 LUND, ERIC 480.00 Wf 89018 05/24/02 NOVAK, MICHAEL 1,447.14 Wf 89019 05/24/02 GERNES, CAROLE 312.50 Wf 89020 05/24/02 SOUTTER, CHRISTINE 266.63 Wf 89021 05/24/02 WORDEN, KRISTEN 92.00 Wf 89022 05/24/02 BUNCE, LARRY 17736.74 Wf 89023 05/24/02 WENGER, ROBERT 2 Wf 89024 05/24/02 BUSMAN, CHRISTINA 93.50 Wf 89025 05/24/02 CHRISTIANSON, SARA 126.13 Wf 89026 05/24/02 DEGREE, AMANDA 132.00 Wf 89027 05/24/02 FRANK, LAURA 248.63 Wf 89028 05/24/02 OHLHAUSER, MEGHAN 351.01 Wf 89029 05/24/02 SHADE II, JOHN 96.00 wf 89030 05/24/02 SHERRILL, MASON 28.00 Wf 89031 05/24/02 SHOBERG, KARI 99.38 12 CITY OF MAPLEWOOD EMPLOYEE GROSS EARNINGS REPORT FOR THE CURRENT PAY PERIOD 13 CHECK # CHECK DATE EMPLOYEE NAME AMOUNT Wf 89032 05/24/02 YACKEL, AMBER 64.00 Wf 89033 05/24/02 GERMAIN, DAVID 1 wf 89034 05/24/02 HAAG, MARK 1 wf 89035 05/24/02 NADEAU, EDWARD 2,341.54 Wf 89036 05/24/02 GLASS, JEAN 1 Wf 89037 05/24/02 HOIUM, SHEILA 953.77 Wf 89038 05/24/02 KOEPKE, JENNIFER 173.95 Wf 89039 05/24/02 MOY, PAMELA 346.37 Wf 89040 05/24/02 PARTLOW, JOSHUA 296.00 Wf 89041 05/24/02 SCHMIDT, RUSSELL 1,503.14 Wf 89042 05/24/02 SHOBERG, CARY 598.11 Wf 89043 05/24/02 STANSELL, DARYL 68.00 Wf 89044 05/24/02 TOLBERT, FRANCINE 136.00 Wf 89045 05/24/02 UNGER, MARGARET 590.88 Wf 89046 05/24/02 VELASQUEZ, ANGELA 396.36 Wf 89047 05/24/02 ANDERSON, CALEB 43.88 Wf 89048 05/24/02 ANDERSON, JONI 93.34 Wf 89049 05/24/02 BACHMAN, NICOLE 126.88 Wf 89050 05/24/02 BJORAKER, JOHN 108.90 Wf 89051 05/24/02 BRENEMAN, NEIL"'- Wf 89052 05/24/02 CHAPMAN, JENNY 311.54 Wf 89053 05/24/02 CORY, GRACE 15.63 Wf '89054 05/24/02 COSTA, JOSEPH 127.40 Wf 89055 05/24/02 DANICH, MARCUS 163.75 Wf 89056 05/24/02 DEMPSEY, BETH 64.40 wf 89057 05/24/02 DIERICH, ANDREA 78.00 Wf 89058 05/24/02 DUNK, RYAN 304.63 Wf 89059 05/24/02 FIERRO WESTBERG, MELINDA 80.40 Wf 89060 05/24/02 FONTAINE, KIM 211.20 Wf 89061 05/24/02 GREENWALT, SARAH 245.70 Wf 89062 05/24/02 GRUENHAGEN, LINDA 362.95 wf 89063 05/24/02 GUZIK, JENNIFER 100.75 Wf 89064 05/24/02 HAGGERTY, KATHRYN 39.20 Wf 89065 05/24/02 HEINN, REBECCA 133.08 Wf 89066 05/24/02 HEXUM, AMANDA 39.30 Wf 89067 05/24/02 HOLMGREN, LEAH 238.30 Wf 89068 05/24/02 HOULE, DENISE 187.20 Wf 89069 05/24/02 IRISH, KARL 44.98 Wf 89070 05/24/02 JOHNSON, ROBERT 237.50 Wf 89071 05/24/02 KERSCHNER, JOLENE 470.64 Wf 89072 05/24/02 KOEHNEN, MARY 560.69 Wf 89073 05/24/02 LINDSTROM, AMANDA 32.50 Wf 89074 05/24/02 MCMAHON, MELISSA 20.70 Wf 89075 05/24/02 MELCHER, ROBERT 16.25 Wf 89076 05/24/02 MISEMER, BENJAMIN 60.13 Wf 89077 05/24/02 MOSSONG, ANDREA 436.67 13 CITY OF MAPLEWOOD EMPLOYEE GROSS EARNINGS REPORT FOR THE CURRENT PAY PERIOD Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf Wf CHECK # CHECK DATE EMPLOYEE NAME AMOUNT 89078 05/24/02 NELSON, NICHOLAS 49.13 89079 05/24/02 O'REAGAN, CHRISTINE 50.00 89080 05/24/02 OLSON, MARGRET 88.50 89081 05/24/02 PEHOSKI, JOEL 76.50 89082 05/24/02 POWERS, JESSICA 332.53 89083 05/24/02 PROESCH, ANDY 43.28 89084 05/24/02 QUISTAD, ELISABETH 112.95 89085 05/24/02 RENSTROM, KEVIN 115.43 89086 05/24/02 RODEN, JASON 134.75 89087 05/24/02 SCHAEFER, ROB 30.83 89088 05/24/02 SIMONSON, JUSTIN 180.55 89089 05/24/02 SMITLEY, SHARON 192.60 89090 05/24/02 TUPY, HEIDE 36.00 89091 05/24/02 TUPY, MARCUS 176.30 89092 05/24/02 WAGNER, ERIC 172.00 89093 05/24/02 WARNER, CAROLYN 132.40 89094 05/24/02 WEDES, CARYL 125.10 89095 05/24/02 WOODMAN, ALICE 111.15 89096 05/24/02 BOSLEY, CAROL 167.90 89097 05/24/02 ERVIN, EMILY 39.00 89098 05/24/02 ESALA, HOPE 9.00 89099 05/24/02 EVEGAN, LAVITTA 18.00 89100 05/24/02 HANSEN, ANNA 115.20 89101 05/24/02 HUPPERT, ERICA 186.13 89102 05/24/02 KONECZNY, JENNA 13.50 89103 05/24/02 KURKOSKI, STEPHANIE 21.00 89104 05/24/02 SHERRILL, CAITLIN 169.00 89105 05/24/02 VAN HALE, PAULA 12.00 89106 05/24/02 BEHAN, JAMES 1 89107 05/24/02 DIXON, NICOLE 19.65 89108 05/24/02 DOUGLASS, TOM 837.71 89109 05/24/02 HEGG, MICHELLE 265.28 89110 05/24/02 HERRON, MICHELLE 19.05 89111 05/24/02 KOSKI, JOHN 1,097.54 89112 05/24/02 KYRK, ASHLEY 43.50 89113 05/24/02 PATTERSON, ALBERT 878.03 89114 05/24/02 RISTOW, JONATHAN 90.35 89115 05/24/02 SCHMIDT, WILLIAM 219.45 89116 05/24/02 SCHULZE, BRIAN 284.35 89117 05/24/02 SEVERSON, HOLLY 92.95 89118 05/24/02 YOUNG, MATTHEW 133.35 89119 05/24/02 ZIEMER, NICOLE 88.43 89120 05/24/02 MULVANEY, DENNIS 1 89121 05/24/02 PRIEM, STEVEN 1 369,005.54 14 MEMORANDUM TO: City Manager Of FROM: Assistant City Manager M/(0000 SUBJECT: Document Management System DATE: June 3, 2002 INFORMATION Action by Cotner Date Endo Modified Rejected Staff has been researching more efficient ways to store and retrieve all types of city documents in digital format. A committee of representatives from all city departments has been involved in evaluating a document management system. Steve Hurley, MIS Coordinator for the city, has outlined the advantages of such a system. His memo is attached. This system is one that is badly needed for the city. We are starting to fall behind in our technological capabilities. This affects our efficiency in responding and working with the public and our residents. We are also close to running out of paper storage space. By state law we are required to keep many documents permanently. This includes all council actions, building information and many other city transactions. This new software and hardware will allow us to archive public records electronically. Steve Hurley has outlined the features of the two vendors that we took a close look at. His review and recommendation is included in his memo. RECOMMENDATION Staff recommends that City Council approve the purchase of the Laserfiche product through Crabtree Companies of Egan. The cost of the software and hardware is $48,908.59 and will be funded through the data processing fund, 703 - 118 -1540. Memorandum To: City Manager From: Steve Hurley Date: 5/20/2002 Re: Document Management System BACKGROUND A need exists for storage and retrieval of all types of city documents in digital format. Document management software and hardware designed for that purpose allows for the creation, formatting, searching and retrieval of the digital documents. In addition it will accomplish several things. Substantial timesavings over manual systems can be achieved in searching for and retrieving documents resulting in increased employee efficiency and improved customer satisfaction. Web capability allows publication of documents such as City Code to the city web site where it can be searchable by the general public. Documents are full text searchable and are stored in a centralized database. Paper copies in most cases will be unnecessary because digital documents meet state requirements for archival purposes. Stored documents are not limited to text. CAD drawings, GIS maps and even multi -media files can be saved and retrieved. Documents can be edited and printed as necessary. INFORMATION The search fora document management system has narrowed to two vendors. Described below are features of each that form the rationalization for product recommendation. Product: Laseffiche Vendor: Crabtree Companies 1301 Corporate Center Drive Suite 190 Eagan, MN 55121 1. Converts all files to industry standard TIFF image that allows full text search. 2. GIS module provides drill -down to parcel level and displays list of all related documents that can also be displayed and searched. I 4. 5. 6. 7. Does not open original file for viewing which provides an extra measure of security in case of system crash. Uses industry standard database (SQL Server) and Open Database Connectivity (ODBC). Can add documents to database by scanning, saving directly from application or by using those already in a digital format. Can scan additional pages into existing documents. Necessary for documents such as police incident reports that often have addendums. Saving (archiving) all documents in a TIFF file format allows any standard viewer, or in this case, LaserFiche to be used to view document. Product: Alchemy Vendor: Silicon Plains Technology 4103 145 Street Rosemount, MN 55068 1. Not able to drop documents directly from application into doc. management database. 2. Views original files. If server crashes original file maybe lost or damaged. 3. Can view *.DWG (AutoCAD drawings) in their original layers. However, if fonts used in drawing are not on viewing PC, errors will occur. 4. Only scanned files are created in TIFF format. Can only OCR (covert from graphic to text) TIFF files so non -TIFF files cannot be used in full text search. 5. Alchemy uses its own database and so is proprietary. This may be a problem if something happens to company. 6. Has 250 application "viewers" so docs that are not initially scanned can be viewed. To edit a file the original doc and associated application must be opened. COSTS LaserFiche Support Alchemy Support Application +Full User Lic. (2) $7,000 $1 $7 Search Only Lic. (25) 5 1 6 *Web Server (1) 7 1 (5) 7 * *Snapshot (2) 200 40 MAPI Email (2) 160 32 Adrenaline Cap. Eng. (2) 299 Scant (1) 1 CAD2 (Full Build) (1) 450 CAD2 (Search) (2) 400 * * *GIS Module (1) 3,500 Setup, config., train, on -site 5,625 (not taxed) 14,000 (not taxed) Annual Support Total $4,062 $6 Sales/Use Tax Application/Support Sub -Total 1,834.04 (on $28,216) $35,675.04 1,975.09 (on $30,386) $46,361.09 * Based on 18% of total Additional Hardware and Software (Does not need to be purchased through listed vendors) Scanner (Ricoh IS45DE) 5 5 Server 3 3 Win 2K + MSSQL Server (10 Lic.) 2 2 Sales/Use Tax 805.08 805.08 Shipping 42.56 42.56 Additional H /W, S/W Sub -Total $13.233.55 $13,233.55 Grand Total $48.908.59 $5 9s594.64 RECOMMENDATION Both software products reviewed have an established history but LaserFiche appears to be the stronger product in the public sector market and more specifically in local government. Crabtree also provides strong local support and has very knowledgeable staff. The LaserFiche company is stable and has a large installed base. Plus because the software is based on non - proprietary open database standards and uses the industry standard TIFF graphic file format for all documents, if something should happen to the company, documents and databases remain intact and can be used by other software. Based on the above features and costs I recommend we purchase the LaserFiche product through Crabtree Companies of Eagan. Costs to come from the Data Processing fund, 703 - 118 -1540. Agenda # moon DY Ca' MEMORANDUM Date TO: City Manager Endorsed FROM: Ken Roberts, Associate Planner Modified SUBJECT: Conditional Use Permit Review Rejected PROJECT: The Gardens 3 LOCATION: Summer Lane, east of McMenemy Street DATE: June 3, 2002 INTRODUCTION The conditional use permit (CUP) for The Gardens planned unit development (PUD) is due for review. This PUD is for a 20 -unit town house development on a private -drive cul -de -sac (Summer Lane) on the east side of McMenemy Street. Refer to the maps on pages three through six and the city council minutes starting on page seven. .,BACKGROUND On June 11, 2001, the city council approved the following for this site: 1. A conditional use permit (CUP) for a planned unit development (PUD) for a 22 -unit housing development. In this case, the site will have ten two -unit owner - occupied townhome buildings. 2. A preliminary plat for the town house lots and the lots for the common area, ponding areas and the existing apartment building. 3. The design plans for the site, landscaping and buildings. (See the final plat on page five.) On December 10, 2001, the city council approved the final plat for this .development. DISCUSSION The contractor is progressing with the development and expects to finish it later this year. The city council should review this CUP again in one year to ensure that the developer has finished all the site work for the development, including the landscaping, and to ensure that this development is meeting all city conditions. RECOMMENDATION Review the conditional use permit (CUP) for The Gardens development on Summer Lane again in one year. REFERENCE INFORMATION SITE DESCRIPTION Site size: 5 acres SURROUNDING LAND USES North: Existing apartment building at 1860 McMenemy Street and Saint Jeromes South: Houses on McMenemy Street and on Ripley Avenue and a ponding area West: MnDOT property and undeveloped property across McMenemy Street East: Houses on DeSoto Street PLANNING Existing Land Use Plan designation: R -3(M) (medium - density residential) Existing Zoning: R -3 (multiple - family residential) p:secl7lgardens PUD Review.mem Attachments: 1. Location Map 2. C Property Line /Zoning Map 3. Proposed Final Plat 4. Proposed Landscape Plan 5. June 11, 2001 City Council Minutes 2 Attachment I 36 LITTLE CANADA. 35E 6_5 �J COUNTY RD. CL CL Iloilo &Q04s. an4j 4z- CS: qj SKILLMAN AVE. WT. VERNON (nAVE. so w DOWNS AVE. > w waww� L to d . . . . . . . . . . ..... OOD AVE. BE Ly 0 0 � 0 SUMMER AVE, w z W FENT04'7AVE West Hilts fl V. 1.J 3 C. O PP#* AVE. ^t %M LOCATION MAP 3 4 2640N 1 PLAZA CI 1) At IJAC)Af%^ rizz) ( . I VITT ST. PAU Attachment 2 PROPERTY LINE /ZONING MAP 4 Attachment 3 PROPOSED FINAL PLAT Q 5 N /4 ccr 5ec.t 7. 1.29. R. 22 rz R e C�our+t Cm t Iron Monurneni oma , �l. I � 1 r 1• -NM ca. d SWth 1101 d NMt /4 al SMt /4 325.09 --- �� 835.92 4 of Sam 17 d the s�/`t °f Mn/ 4 d the SW _ - -- t Flel/ MCH trop Wp. `�� p n t+ .�+.1 NO 9 52•�.C. •' -- - --- 0 �e, rnmk°d RLS 17551 1 .. 1 e 510.83 1 � �510•?�.E � e 1 � 1. 33.°0 ° W` Il. W $ Sag*04"52'W 20 O; t41 �^5 2 oN #• OO�t 1 ` 33 N o W � f c 4 I 1 an S ° 19 S a° . 123 n � �Cr] b %% r• s� a rt '^ n N 2'E n 1 j ad "' 1 n an r aabwge &W UM Easement throughout Lol ZL Black 1 y MOO Z � ( e� Zgti �9� >1 . 1 �`. 22 r• W W o S8 9'3'20 "W a 368 50.00 .. BLOCK 1 �_, :. -. : .�V89 °04'52 "E the N. tt° R. Qf M/2 a 1 •1: ~ "W • v r .• o i g° 17 7a . in O Z. S - • -S,I*w of CC� 187.t0 S89'04'SZ - X41. E 1 0 7 "~ ~3 53" = • $ �. N89 154.10 • 141 1 - •, �. -� '�, 90.00 _ 33°0 � , • .� - ti6.99 � � W c�9.68 rali w.. 1 -=- 1 ::; p W 1489'02'03 'E ' S89�OT03'W `�� ssi 16 I I Z N89'02'03 "E N89mro3 "E N8sM2'03'E N89M2'03'E N89172'03'E 3 3700 37.00 , 37._00 37.00 i� �w 1 R 37.00 37.00 37.00 37.00 37.00 37.00 37.00 t 37.00 37.00 , , . , c4 -{ �" r o Ji 40 4 3 I: W ; ; 3 41 12E, a ; 1'' r13 �� � [� ? 14 : ' - SJ) 15 a d O � N O A 3 1 W W 3 W O M 3 . 3 s . r " v10 °'n G W w c few w t` w / - - n n w in : O a �O 1 W .no �„' 9 �wi�o' ���., W ro� ;dn Q r 4. !n O r\ , e' �� �^ r . 1 �, .)• : O� n u & a% can � o' 1�0 (�� R 1 $i.1 2 ^ °� 3 ' ' 0r5 s VI0 0°.:1 o� r o r ° $ j• o m od, i0� a. A'�O; � � rq a% - °at !�= =a S o , o- o � � m % � A a ♦ ^� 3� °►r 1 O•� T pr O O O i O V $ O O f/1 Z N .O , O O �N , Z to f/t" on Z i (n n . W °� in I Z rA Z Z 37.00 37.00 37.00 4 -a 4 X 37.00 37.00 ' 63 p1'E 37.00 37.00 37�0� 37.00 37.00 ° �` i I 37.00 37.00 37.00 37.00 589- 02 589172'03 "W y 5maw'03"W tt S89'02'03 - W \1 N89"OZ'03 "f v S89�T'03 "W 1 i M89'02-03'E 103 h -- _ • Z I 33 y 1 10.87 10.48 1 10.02 10.08 1489"23 31'E "E 'E� _ - -� .� 'i -"-- - - - - - i -- \40.759 I ^_ IV377't3"E �7Z5'45•E "as - W 18 "E N8975'28"E 3aao 1489'14'23 _ .66 -- 1489'02'03 752.66-- _0 s 9� "' 1 i ' 1"a" 1 °ten g ran Pl 481: ; ° S89 °02'03 se Rl 175451 � S89 °02, 0aY, W T � Ti5 tint d N1 /2. 51/2. $ Mt /4. 5M /4 Saes 7. T.29. R.22 21 k 1 . 1 ♦ .. 33 1 to e,. C Co I O w S'r CQ I 1 of 1 1 Y e e - "u 1------ - - -L -_ W / ♦ .. ---------- .. `---- 77.50 - -------- •---- • - - - - -- _- -- 1 . 1 � I 1�♦--------------------------------------- ---------------- - - - - -- 1 ,SWt /4 car. Sec.17. 7.29. R.22 R°maey Couniy Cost Was Monument GRAPHIC SCALE 25 In 20 >r FLLT SCAM ] twh = 50 fact E. MUD 4 SONS, INC LAND SURVEYORS PROPOSED FINAL PLAT Q 5 N Attachment 4 _ THE C3AR C?EN$ LANDW"E PLAN wwr�Mr000, � lIORT�I Z a- ' ` , a , . r • :1-C : F � H �t' Fyn D y �► V{ E ss. A sc CA •� t E {.�ru•c. Ptawlusc. � �otoyta Per+t'+ �srw .+ , 4 a , ` j ate. Lie &A !c ♦.y t `• . b fE .s till F t 2. � 3 s � a ' '` u � j ,, is � tt +►� i f i • .ir � �i F z G.1, f -t � 4 4 � - - • -1 4 � 3 � h H i • PROPOSED LANDSCAPE PLAN 6 N WJLU t / DEVELOPER M6OM SAL C at. t+wt. w- w; Wts DESNA" WK)M AMCIATES LANMCA S1409EVIEI1„ IL "I . _t, fcua �= 1. ��► � i L: C ' ' ►� i PROPOSED LANDSCAPE PLAN 6 N WJLU t / DEVELOPER M6OM SAL C at. t+wt. w- w; Wts DESNA" WK)M AMCIATES LANMCA S1409EVIEI1„ IL "I PROPOSED LANDSCAPE PLAN 6 N Attachment 5 MINUTES MAPLEWOOD CITY COUNCIL 7:00 P.M. Monday, June 11, 2001 Council Chambers, Municipal Building Meeting No. 01 -12 1. 7:00 P.M. (7:20 P.M.) The Gardens (McMenemy Street) A. Conditional Use Permit (CUP) for planned unit development (PUD) B. Preliminary Plat C. Design Approval a. Mayor Cardinal convened the meeting for a public hearing. b. City Manger Fursman introduced the staff report. C. Assistant City Manager Melinda Coleman presented the specifics of the report. d. Communit y Design n Review Boardmember Olson presented specifics of the plan review. e. Plannin g Commissioner Rossbach presented specifics of the staff report. f. Mayor Cardinal opened the public hearing, calling for proponents or opponents. The following person(s) was /were heard: Tom Rothbauer, 1876 McMenemy, Maplewood Tom Duellman, 1843 DeSoto Street, Maplewood Jay Swenson, 1780 McMenemy, Maplewood Joseph Kolasa, 1855 Desoto Street, Maplewood Keith Colvard, 386 Ripley Avenue, Maplewood Paulette Webb, 382 Ripley Avenue, Maplewood Steven Albert, 387 Ripley Avenue, Maplewood Chris McDonnell 379 Ripley Avenue, Maplewood p Y p Rich Kiplin, 405 Ripley Avenue, Maplewood g Mayor Cardinal closed the public hearing. Councilmember Koppen moved to eliminate all language referring to a trail in the Conditional Use Permit Resolution for The Gardens. Councilmember Collins seconded. Ayes - All Councilmember Allenspach moved to adopt the following resolution approving a conditional use . permit for The Gardens, a 22 unit townhouse development on the east side of McMenemy. Street, south of Roselawn Avenue RESOLUTION 01 -06 -050 CONDITIONAL USE PERMIT RESOLUTION THE GARDENS i t WHEREAS, Mr. Gordie Howe, representing Masterpiece Homes, applied for a conditional use permit (CUP) for The Gardens residential planned unit development (PUD). WHEREAS, this permit applies to undeveloped property next to the apartment building at 1860 McMenemy Street, south of Roselawn Avenue in Section 17,. Township 29, Range 22, Ramsey County, Minnesota. (PIN 17- 29- 22 -32- 0009.) WHEREAS, the history of this conditional use permit is as follows: 1. On May 21, 2001, the planning commission recommended that the city council approve this permit. 20 On June 11, 2001, the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above- described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. I ' 2. The use would not change the existing. or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of o eration that would be dangerous, hazardous, detrimental, p disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run -off, vibration, general unsightliness, electrical interference or other nuisances. 5.. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. Approval is sub j ect to the following conditions: 1. All construction shall follow the plans date - stamped May 3, 2001 except where the city requires changes. Such changes shall include: a. Revising the grading and site plans to show: ( 1) Revised storm water pond locations and designs as suggested or required by the watershed district or city engineer. The ponds shall meet the city's Pond g ordinance standards. (2) p The developer minimizing the loss or removal of natural vegetation and large trees. These plans shall make every attempt possible to save the double oak clump between Lots 2 and 3, the 8 -inch oak tree south of Lot 6 and the basswood clump in front of building 22. (3) Summer Lane must be at least 28 feet wide to allow parking on its north side. The cit y may a major changes to the plans. The director of Y pp rove maJ community development may approve minor changes. 2. proposed The construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. Y g pp * Have the city engineer approve final construction and engineering plans. These plans shall include: a. The , radin utility, drainage, erosion control, streets, driveway, g g Y tree preservation/replacement, and parking plans. The cul -de -sac bulb shall have the minimum radius necessary to ensure that emergency vehicles can turn around. b. , . The followin g changes for the storm sewer plans: ( 1) There shall be an equalizer pipe between the proposed north pond and the existing pond south of the site. This p equalizer pipe shall be placed at or below 902.0, such that q the elevations of both ponds would begin to equalize after either p and was to reach an elevation of 902.0 This equalizer pipe would likely run between Lots 15 and 16. The grades and elevations of the storm sewer shall be designed and installed to prevent any storm sewer flow to 9 the existing pond south of the site until the north pond reaches an elevation of 902.0. (2) The developer shall enclose the new, pond with a four -foot- high, black, vinyl- coated chain -link fence. (The fence shall not be six feet high as shown on the plans.) The contractor also shall install a gate in the fence as maybe required by the city engineer. C. The following for the streets and driveways: (1) Curb and gutter along Summer Lane, if the city engineer decides that it is necessary. d. A revised storm water management plan for the proposal. e. Using, where at all feasible, the existing 6 -inch water service stub when connecting to the water main (rather than open cutting McMenemy Street). f. Providing at least one additional fire hydrant between. McMenemy Street and the end of the cul -de -sac, so there are at least two hydrants along Summer Lane. 4. The design of the ponds shall meet Maplewood's NURP pond ordinance standards and shall be subject to the approval of the city engineer. The developer shall be responsible for getting any needed off site pond and drainage easements, if applicable. 5. The developer or contractor shall: a. Complete all grading for the site drainage and the ponds, complete all public improvements and meet all city requirements. b.* Place temporary orange safety fencing and signs at the grading limits. C. Remove any debris, junk or fill from the site. d. Restore all disturbed areas within the pond with a native seed mix approved by the watershed district and by the city engineer. 6. The approved setbacks for the principal structures in The Gardens PUD shall be: a. Front-yard setback (from a private driveway): minimum - 20 feet, maximum - ZS feet b. Front -yard setback (public side street): minimum - 30 feet, maximum - 35 feet 10 C. Rear-yard setback: minimum - 30 feet, maximum - none d. Side - yard setback: minimum - 10 feet to a property line and 20 feet minimum between buildings, maximum - none 7. The developer or builder will pay the city Park Access Charges (PAC fees) for each housing unit at the time of the building permit for each housing unit. 8 The city council shall review this permit in one year. Councilmember Koppen seconded Ayes — All Councilmember Koppen moved to approve the - preliminary plat and design approval for The Gardens. The city bases this approval on the findin s required by code. Refer to the resolution for the specific findings.) Approval is subject to the following conditions: The complete developer shall the following before the city council approves the final p p plat: 1. Sign an agreement with the city that guarantees that the developer or �' contractor will: a. Complete all grading for overall site drainage, complete all public P � g improvements and meet all city requirements. b.* Place temporary orange safety fencing and signs at the grading limits. C. Provide all required and necessary easements (including ten -foot drainage and utility easements along the front and rear lot lines of each lot and five -foot drainage and utility easements along the side lot lines of each lot). d. Have Xcel Energy install Group V rate street lights in at least two locations. One shall be at the intersection of McMenemy Street and the proposed private driveway (Summer Lane) and the other near the intersection of the trail and Summer Lane. The exact style and location shall be subject to the city engineer's approval. e. Pay the city for the cost of traffic - control, street identification and no parking signs. f. Cap, seal and abandon any wells that may be on the site, subject to Minnesota rules and guidelines. 2.* Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, tree, 11 - trail, driveway and street plans. The plans shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. b. The grading plan shall show: (1) The proposed building pad elevation and contour information for each building site. The lot lines on this plan shall follow the approved preliminary plat. (2) Contour information for all the land that the construction will disturb. (3) Building pads that reduce the grading on site where the developer can save large trees. (4) The street, driveway and trail grades as allowed by the city engineer. (5) All proposed slopes on the construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. On slopes steeper than 3:1, the developer shall prepare and implement a stabilization and planting plan. These slopes shall be protected with wood fiber blanket, be seeded with a no- maintenance vegetation and be stabilized before the city approves the final plat. (6) All retaining walls on the plans. Any retaining walls taller than four feet require a building permit from the city. The developer shall install a protective rail or fence on top of any retaining wall that is taller than four feet. (7) Sedimentation basins or ponds as required by the watershed board or by the city engineer. (8). No grading beyond the plat boundary without temporary grading easements from the affected property owner(s). (9) A minimum of a 10- foot -wide, 10:1 bench below the normal water level (NWL) of any pond designed to be a wet pond. The depth of the pond below the NWL shall not exceed four feet. (10) Emergency overflow swales as required by the city engineer or by the watershed district. The overflow swales shall be 10 feet wide, one foot deep and protected with approved permanent soil- stabilization blankets. 12 (11) Restoration of the pond area being done with native seed mix or vegetation as approved by the city engineer and by the watershed district. This requirement is an addition to the required planting shown on the landscape plan. (12) Drainage areas and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the run -off from the entire project site and shall not increase the run -off from site. (13) Creative design for the proposed storm water pond with curves, rather than straight sides, for a more aesthetic design and visual appeal. The pond, however, shall have the required storm water capacity. C. The tree plan shall: (1) Be approved by the city engineer before site grading or final plat approval. (2) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. Specifically, the developer shall make every effort to save the double oak clump between Lots 2 and 3, the 8 -inch oak tree south of Lot 6 and the basswood clump in front of building 22. (3) Show the size, species and location of the replacement and screening trees. The deciduous trees shall be at least two and one half (2 %2) inches in diameter and shall be a mix of red and white oaks, ash, lindens, sugar maples or other native species. The coniferous trees shall be at least eight (8) feet tall and shall be a mix of Austrian pine and other species. (4) Show no tree removal beyond the approved grading and tree limits. (5) Include for city staff a detailed tree planting plan and material list. (6) Group the new trees together. These planting areas shall be: (a) near the ponding areas (b) on the slopes (c) along the south side of the site to help screen the development from the existing houses to the south (7) Show the planting of at least 71 trees after the site grading is done and increase the number of plantings by the ponding areas. 13 (8) Work with the neighbors to provide a privacy buffer using plantings and hedges, not fencing. d. The street, driveway, and utility plans shall show: (1) The private driveway (Summer Lane) shall be a 9 -ton design with a maximum street grade of eight percent and the maximum street grade within 75 feet of all intersections at two percent. (2) Water service to each lot and unit. (3) Repair of McMenemy Street .(street and boulevard) after the developer connects to the public utilities and builds the private driveway. (4) The developer enclosing the new pond with afour -foot- high, black, vinyl- coated chain -link fence. (The fence shall not be six feet high as shown on the plans.) The contractor also shall install a gate in the fence . as maybe required by the city engineer. (5) Size and location of the sanitary sewer service for the existing apartment building. (6) The private driveways with continuous concrete curb and gutter except where the city engineer decides that it is not needed for drainage purposes. (7) The coordination of the water main locations, alignments and sizing with the standards and requirements of the Saint Paul Regional Water Services (SPRWS). Fire -flow requirements and hydrant locations shall be verified with the Maplewood Fire Department. (8) All utility excavations located within the proposed right -of- ways or within easements. The developer shall acquire easements for all utilities that would be outside the project area. (9) The plan and profiles of the proposed utilities. (10) Details of the ponds and the pond outlets. The outlets shall be protected to prevent erosion. e. The drainage plan shall ensure that there is no increase in the rate of storm -water run -off leaving the site above the current (predevelopment) levels. The developer's engineer shall: (1) Verify pond, inlet and pipe capacities. 14 (2) Have the city engineer verify the drainage design calculations. 3. Pay the costs related to the engineering department's review of the construction plans. 4. Change the plat as follows: a. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property. lines. b. Label the common areas, as outlots. C. Add drainage and utility easements as required by the city engineer. d. Label the private street as Summer Lane on all plans. 5. Secure and provide all required easements for the development. These shall include any off -site drainage and utility easements. 6. Si p a developer's agreement with the city that guarantees that the developer or p contractor will: a. Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. b. * Place temporary orange safety fencing and signs at the grading limits. C. Provide for the repair 'of McMenemy Street (street, curb and gutter and boulevard ) after the developer connects to the public utilities and builds the private driveway. 7. Record the following with the final plat: a. All homeowners' association documents. b. An access agreement for the existing apartment building that ensures the tenants may use Summer Lane for ingress and egress. C. A covenant or deed restriction that prohibits any further subdivision or g s littin of the lots or parcels in the plat that would create additional splitting building sites unless approved by the city council. The applicant shall submit the language for these dedications and restrictions to the city for approval before recording. 8*. Submit the homeowners' association bylaws and rules to the director of communit y development. These are to assure that there will be one responsible 15 Party for the maintenance of the common areas, private utilities, driveways and structures. 9. The developer shall complete all grading for public improvements and overall site drainage. The city engineer shall include in the developer's agreement any grading that the developer or contractor has not completed before final plat approval. 10. Obtain a permit from the Ramsey- Washington Metro Watershed District for grading. If the developer decides to final plat part of the preliminary plat, the director of community development may waive any conditions that do not apply to the final plat. *The developer must complete these conditions before the city issues a grading permit or approves the final plat. Approved the plans date- stamped May 3, 2001 (site plan, landscape plan, grading and drainage plans and building elevations) for The Gardens. The city bases this approval on the findings required by the code. The developer or contractor shall do the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: a. * Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation and contour information. (b) Include contour information for the land that the construction will disturb. (c) Show sedimentation basins or ponds as may be required by the watershed board or by the city engineer. A revised design for .the storm water pond that shows curves, rather than straight sides, for a more aesthetic design and visual appeal. The pond, however, shall have the required storm water capacity. (3) All the parking areas and Summer Lane shall have continuous concrete curb and gutter except where the city engineer decides it is not needed. 16 (4) There shall be no parking on the south side of the 28- foot -wide Summer Lane. The developer or contractor shall post Sumner Lane and the driveways with no parking signs to meet the above- listed standard. b. Submit a certificate of survey for all new construction and have each building staked by a registered land surveyor. C. Submit a revised landscape plan to staff for approval which incorporates the following details: (1) All lawn areas shall be sodded. The city engineer shall determine the vegetation within the ponding area and the rain water gardens. (2) Shifting some of the trees proposed for the north side of the pond and the cul -de -sac to the south and east sides of the pond. (3) The developer shall install landscaping in the ponding area to break the appearance of the deep hole and to promote infiltration. Such landscaping shall be approved by the city engineer and shall be shown on the project landscape plans: (4) Having in- ground irrigation for_ all landscape areas (code requirement). (5) The plantings proposed around the front of the units shown on the landscape plan date - stamped May 3, 2001, shall remain on the plan. (6) A concrete walk from the driveway to the door of each unit. d. Show that Ramsey County has recorded the final plat for this development. e. The end units of the three -unit buildings shall have the same covered porch detailing as shown on the two -unit buildings. 3. Complete the following before occupying each building: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards and sod all turf areas. C. Complete all landscaping and turf irrigation for that building and its rain water garden(s). d. Install the required concrete curb and gutter. e. Put addresses on each building for each unit. 17 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. C. The city receives an agreement that will allow the city to complete any unfinished work. 5. All work shall follow the approved plans. The director of community development may approve minor changes. Councilmember Allenspach seconded. Ayes — All �? Agenda b MEMORANDUM C ouncil TO. City Manager : &&e�L FROM: Tom Ekstrand, Assistant Community Deve Director I e d ty p , . SUBJECT: Parkin Waiver - S. P. Richards Building Addition j � g LOCATION: 2416 Maplewood Drive DATE: May 20, 2002 INTRODUCTION The S. P. Richards Company is proposing to build a 47, 440 - square -foot, two -story addition onto their building at 2416 Maplewood Drive. With this addition, the applicant would build 20 new parking spaces. There would then be a total of 121 spaces on site, which would meet code requirements. Refer to the maps and plans. { It was initially staff's suggestion that the applicant provide the additional spaces to meet parking requirements. Upon our review of the site, however, we found that S. P. Richards has a very small parking demand. There are presently about 75 unused spaces on the south side of the building. Request Staff is recommending that the city council grant a parking waiver so not to require any additional parking with the proposed addition. BACKGROUND March 21, 1974: The city council approved the plans for the existing building. April 4, 19.74: The community design review board (CDRB) approved the landscape plan. July 17, 1975: The CDRB approved plans for a new loading bay. D ISCUSSION The proposed parking spaces are not needed. They were only proposed to meet code requirements. If required, they would eliminate green space and be an unnecessary expense. Staff feels that the site plan should be revised to show these 20 spaces as proof -of- parking and that the owner not install them unless they are needed in the future. COMMITTEE ACTION May 20, 2002: The CDRB approved the plans and recommended that the city council grant the parking waiver.. 0� Attachment 1 a Q o W = LYM d, �S in BEAM AVE. W -. v fy ke . or �� Z d Cl 2 •f �• Kohlman Gervais Lake I -Lake � 11111111111!'', I'llow . S Q- �4, ��.. COUNTY PcaU CIR 23 3 eEUECR T PALM. to � h��r"°r' Q 4 DEAUNILLE DR R CT M O!R- v) Court 5. MEROM DR P a 5 2 CONNOR 3 Q - C • DEMON AVE. , Z Ui Q 22 U J v. 8 00 S W � W Q c J SEXT Q AVE. _o pKw RD. B2 e t11 111 N v l KINU DR. Keller ' 25 • uj Lake J w Q I n 0 Af 4 A , -1 w to �%% LAURIE ` �'• V1 4 �� " Q 1 , aum CT. o ,1 o0o n BURK Aloptasat Park v F' DRIDGE AVE. in Q ! S� ® Oehrline BELMONT 4 0 00 r .Lake k • ' ` 1l l SKILLMAN AV. G Z KEN 00© y� o W L twit W z � � w r w "' TRAi L A d cr � 1. SUMMIT CT. 2. COUNTRY\nEW CIR. BLVD, G� 3. DULUTH CT. o • D � , BEAM t g l - o 0 0 � 4 W W � Q U � �4 X KOHLMAN AVE. y � z U W C Ck: ROAD m C 0 , LOCATION MAP 3 4 N Attachment Z S NORIMMIOODS RED M r �•� � Y STRAKAIT Actor rubrum 'Narthar•ad' CAL AND FI CROW a RED OAK B STRAICM LEADER OAfarafr nfbnirn AND AMLAR M APLE MUL Aar ohdill CAL AND FULL CRChMR IJ PRAIRRO"VE CRABA 1.S sm STRAIGHT LEADER Moles r 'pink *a' CAL ANO nut F 7 COLORADO SPRUCE a B+e MAIGHT LEADER Pk•• T. FULL - FORM TO GR C 6 BLACK HR1S SPRUCE a eas • MAICHT LEADER ADE Pha• •uer d•nrele MT- FORM TD CR e ISANTI O Ta' POT Comma Rrenl • . 7 JL1R1 1 POT UT (•^' Jun Y,anrla 'Geld Cawrl' lIV1 aJANTI1fES xFblMi M THE t/WTINC SMEDULE.ARE Oq THE CDWRACMI'S CCNVpiIENCZL CDNTRACIOR TD VEIlIFV GJ TITIFS SHOW ON INE �. f , ' : ' �yfi�P `.�• �.j' �.► .p • �J - E ' e S � or to !{ � •t � y Ao is ',, w u �;,;. .-o � w es or toy / 17 y� $+ V`_w' _a .�.L�.. _y._ _L -� • :i �• N 1 . i rR4}� "� io Y to C j.T fi p• A 12 �� ff " t �, 3 k I I 1111 1 r r ` l "F � ► ° PEOrO/!D(>wAREHOURR AQOITIOM 1 11 Q+► ' �:�: j,,�� �V 1 E Rlupiewooud Griv► F�.ELEV.yY4.7i '� to 1 d� 1 +x _(MATC EXI51INC FLOOR ELEVATION �t 11�1 {1 /!i /!//!r� / /�! / /J I I /iii X 17'' - :ter f °. r•. �t...�.._,• , ' .v .�:.i. t' •;� , '., • y � 1 • 1 j ( ' • y '� �.'�' ,' � ! • ��•• . •' I • cam;,_.• .. � 1 1 rT i. I r• � �>� t � � � � •� I � ( !! ,•� I ^i .I ( Ij �•• � • / i ce �� � r � 1 i t j L L 7 i 1 •-- • r-*. --- �� I J � �� // `— � 1 1 I .�.• •�•:: j :.•• Ram - �--- -- ko 4w-- Poo - pp -�s M " 11 -1 __ s GER VAIS A VENUS' g s LANDSCAPE REOUIRE#1ENT5 IRS LANDSCAPE S1 OOLS >•� LANDSCAPE NOTES to ZOIIWG WI UCHT MANUFACrJAW ' REFER TD SITE PLAN FOR DUMso g STE DATA t REMOVALS (BT ARC TECn • DE�UOIIS OVERSTORT T1ltJ f� REFER TO ORAWNC PLAN FOR GRADE$ LWft EROSION CONTROL, AND RESTORAl1ON OF • MA)0M ZE THE PRESERVATION OF F�O5MG PLANT MATERIAL AND USE NAHVE �, E70STIMC VAM TO REMAIN C RAOFD AREAi MWETATION ' RUM TO SWIT L 1 . 2 ran twIM VEOPICA104S, • NJWTNC OCTAU to ' USE MAPLE TREES WIEN APPROPRIATE I �G IRE ALL ED Rrp{GA1ED ON M GSTL0@GD OUE TO ORAWC OR DAMACES /I CO I NSVWJCr AS • 3CREEN MEO NICAL AND TRASH CONTAR�IEIRS TD AT LEAST r M DEr10NOUS ORNAMENTAL TREE T. CONIFEROUS TREE SEED/500 LAi1T LAS - O DEL OKM STMRIBS G CONIFERMM SNRUBS o , REVISIONS I WSW Cam" ,RAT 7M6 nAR, s UNWAMN. Da IEPW WS rN"n � A D Rr ME ON UNDO Mr SCHOELL dC MADSON, INC. OWNER /DEVELOPER ORa o SMPONdaw me Me I AM ULI• I CDM LAIOSG►E .na+rREer u►faO nRE urls OF nRE sr OF RfNyQpFA. : L saw= S.P. RICHARDS O. OLM --- — INOD WA WATA 9DULEVRRD, SLAM i IN>< 4 f2UM VALL Rn JQW MrReIDNKA MN 53os 6300 INO L.AN08 PARKWAY I lr s�R+ -7aoT FALL (ut) s°s -aas SMYRNA, OEOROIA 30083 AcV�E+rm Rlr. IYRE ... BOOR! I PACE 7 (7/?). DATE: APRIL 23. 2002 LANDSCAPE/SITE, PLAN t 4 Attachment 3 C4 z 0 a w J W I— a W H N a 0 M n M . Z W CL 40 Q V 0 Q W J W 0 z 0 0 Q W J o W .� - 1 0 0 F- J W U) w 0 V 2 �- 0 W O U 119 .1 Ni l . Jill TT 5 AGENDA ITEM AGENDA REPORT Action by Council TO: Richard Fursman, City Manager Date. FROM: Charles Ahl, Director of Public Works /City Engineer Endorsed Modified SUBJECT: Approve Agreement for Employee Safety Training Rejected Nora DATE: June 3, 2002 Introduction The city is required by the Minnesota Department of Labor, Division of Occupational Safety and Health .Administration (OSHA) to maintain a safe work environment at city hall. The Public Works and Parks Maintenance staffs currently have an agreement with a consultant, SafeAssure, who assists our staff in maintaining and conducting the necessary safety programs to remain in compliance with safety standards. The city hall administrative area is deficient in a number of areas that could be brought into compliance with the same safety consultant. A contract with SafeAssure is needed to provide training and recommendations to bring the city into full. compliance with OSHA standards. Background On May 8, 2002, SafeAssure conducted a "simulated" OSHA inspection is areas that are currently not under contract through SafeAssure and discovered a number of deficiencies that need correction. A number of the corrections are building related; however many involve annual training and operational procedures that SafeAssure can provide. The programs involve Employee Right to Know, Blood Borne Pathogen, Emergency Action Plan and Ergonomic Training. We currently do not have staff properly trained to provide these needed programs. The program and inspections involve city hall, the community center and the fire stations. SafeAssure has provided a comprehensive proposal to conduct this training in coordination with the Public Works and Parks Maintenance programs at a cost of $2,500.00. Due to the efficiencies of combining the training programs and the overall coordination with maintenance and administrative staff, we recommend maintaining just one contract through SafeAssure. Budget Impact Safety training was not budgeted in 2002. The program is a citywide requirement; therefore, we _ recommend that the $2,500.00 expenditure be funded from the Contingency Fund. Upon approval, our acting safety coordinator, Lance Lundsten, will begin scheduling the necessary training programs to bring the administrative staff training into compliance. Recommendation It is recommended that the city council adopt a motion approving an agreement with SafeAssure Consultants in the amount of $2,500 to be funded from the Contingency Fund for the necessary safety compliance program. RCA jw Agenda # ( MEMORANDUM TO: Richard Fursman, City Manager FROM: Karen Guilfoile, City Clerk DATE: June 3, 2002 RE: Alcohol Non - Compliance Penalty — Suzanne's, Cuisine Action by Council Date.. Endorsed .modified Rejected Suzanne's Cuisine, located in the Maplewood Community Center, 2100 White Bear Avenue, is licensed to sell intoxicating liquor in the City. On May 17, 2002, Suzanne's Cuisine was catering a wedding reception. An employee of the Maplewood Police Department that does controlled buys entered the Community Center reception area and purchased a beer as part of the compliance checks done by the police department. The individual working as the bartender has been issued a citation for furnishing alcohol to a minor, which is a gross misdemeanor. Recommendation This is the first liquor violation that has been issued to Suzanne's Cuisine. It is recommended that a five hundred dollar fine be imposed. Agenda # MEMORANDUM TO: Richard Fursman, City Manager FROM: Karen Guilfoile, City Clerk DATE: June 3, 2002 RE: Alcohol Non - Compliance Penalty — 5 -8 Tavern and Grill On try Council I date . Endorsed Modified Rejected 5 -8 Tavern & Grill, located at 2289 Minnehaha Avenue, is licensed to sell intoxicating liquor in the City. On April 24, 2002, an employee of the Maplewood Police Department that does controlled buys entered the 5 -8 Tavern and purchased a beer as part of the compliance checks done by the police department. The individual working as the server has been issued a citation for furnishing alcohol to a minor, which is a gross misdemeanor. Recommendation This is the first liquor violation that has been issued to 5 -8 Tavern & Grill. It is recommended that a five hundred dollar fine be imposed. Agenda # v AGENDA REPORT TO: Richard Fursman, City Manager FROM: Karen Guilfoile, City Clerk DATE: June 4, 2002 RE: Miscellaneous Permit - White Bear Avenue Business Association Mddified The White Bear Avenue Business Association (VVBABA) holds an annual parade on White Bear Avenue and has applied for a Miscellaneous Permit to conduct the parade on July 11, 2002 from 7:00 p.m. to approximately 9:30 p.m.. The parade route will begin at Larpentuer and White Bear Avenues ending at Aldrich Arena. Backiround In conjunction with the Ramsey County Fair, the White Bear Avenue Business Association holds an annual parade on White Bear Avenue. Recommendation It is recommended that Council approved the Miscellaneous Permit to conduct a parade for the White Bear Avenue Business Association. Agend Action by Council. T3 FROM: DATE: Richard Fursman, City Manag Don Winger, Police Chief Steve Lukin, Fire Chief Bruce K. Anderson, Director c June 4, 2002 for the June 10, SUBJECT: Sale of Fireworks on July 4 INTRODUCTION ig D ate _____ Endorsed Modified Rejected_,__,_ The Minnesota State Legislature has passed new legislation that permits the retail sale of low -grade fireworks. The legislation permits the sale of sparklers and other low -grade fireworks. In addition to the sale, usage of sparklers is now permissible in the state of Minnesota. BACKGROUND The Maplewood Parks and Recreation Department has sponsored the July 4 celebration for 30 years. I am pleased to say (knock on wood) that to my knowledge the July 4 celebration has a 100 percent safety record. This is an impressive statement given the tens of thousands, if not hundreds of thousands, of residents who have participated in this annual celebration over the past 30 years. With the advent of the new state legislation, there is a potential for a vendor to sell sparklers and other low -grade fireworks at the July 4 celebration. The fire chief, in cooperation with the police chief, is in the process of drafting an ordinance for city council consideration for 2003. The new ordinance will address specific policies for the retail sale of fireworks within the city of Maplewood. In the interest of safety, it would be my request that the city council direct staff to not permit authorization of the sale of fireworks on July 4 at Hazelwood Park. Staff realizes that sparklers and other fireworks will become a bigger part of this year's celebration, but I believe the problem will be exacerbated if a permit is authorized for on -site sales. RECOMMENDATION Staff recommends that the city council direct staff to not permit the authorization of fireworks sales at Hazelwood Park on July 4, 2002, with the understanding that this issue will be addressed in an ordinance being prepared by the fire chief for future city events. kd \fireworks.mem Agenda # �� TO: FROM: SUBJECT: APPLICANT: LOCATION: DATE: MEMORANDUM A by CO City Manager Date Ken Roberts, Associate Planner Endorsed Conditional Use Permit Revision and Design Approval Modified Ryan Companies Rejected.' Lexus Automobile Dealership (3000 Highway 61) ../ May 31, 2002 INTRODUCTION Project Description Mr. Brian Teeters, representing Ryan Companies and Lexus, is proposing a revision to the conditional use permit (CUP) for the Lexus Dealership at 3000 Highway 61. This revision includes three additions to the existing building and changes to the parking lot and driveway layout to accommodate the building additions. Refer to the maps on pages 8 -11 and the applicant's statement on page 14. The proposed building additions would be rock -face concrete block, EIFS (exterior insulation finish system), a stucco -look material and glass and would match the existing building. (Please see the proposed building elevations on page 12 and the proposed project plans.) Requests The applicant is requesting that the city council approve: 1. A revision to the existing conditional. use permit (CUP) for a maintenance garage. The city code permits the sale of new and used vehicles from this location. The code, however, requires a CUP for service and maintenance of cars. 2. The revised architectural, site and landscape plans. BACKGROUND On February 26, 1996, the city council approved the design plans, a conditional use permit and a wetland setback variance for Lexus. (See the minutes starting on page 15.) On April 8, 1996, the city council reconsidered the conditional use permit and the design approval for the project. This was to allow the applicant to start construction after they signed a developers agreement and provided a letter of credit for the extension of a water main to the site. (See the minutes on pages 19 and 20.) On September 10, 2001, city staff approved plans for a minor construction project for Lexus. This was to allow Lexus to expand their parking lot by 59 spaces. This expansion was onto the vacant part of their site north of their building. Except for some minor site restoration, they have finished this parking lot. (See the existing site plan on page 9.) On January 14, 2002, the city council reviewed the conditional use permit for this site and agreed to review it again in one year. DISCUSSION Conditional Use Permit The city council should approve the CUP revision, as the proposal would meet the necessary findings. The Owners have operated the existing dealership without problem since the contractor finished the construction. The applicant had originally proposed to store all refuse and parts in the building. Since then, they, have started keeping their trash dumpsters and other debris on the back (east) side of the building. As such, the applicant is now proposing to add an enclosure for the dumpsters on the east side of the building. (See the plans on pages 10 and 11.) This enclosure would be a welcome addition to the site as it would allow Lexus to keep the dumpsters more out of site. Lexus should correct some minor issues as part of this building project. These include removing the old silt fence along the bottom of the slope near the wetland and the old fence sections that Lexus has put in a pile near the south property line. Design Considerations The proposed exterior building materials (rock -face concrete block and EIFS) would match the existing building materials. The proposed building would be attractive after the construction is complete. As I noted above, the applicant is proposing to add a dumpster enclosure on the east side of the building. I have enclosed the proposed plan and details for the enclosure on page 13. The city should approve these plans as part of the approval process. Parking The city's parking ordinance does not clearly define the parking requirements for an automobile dealership, i.e., parking spaces for automobile inventory. The code, however, does list parking requirements for a variety of other land uses. The code would require Lexus to have 160 parking spaces if one uses the ratio of 1 space for each 200 square feet of office /showroom, 1 space for every 1,000 square feet of parts storage, 3 spaces for each service bay and 1 space per employee. The applicant's plans show 190 parking spaces before the construction and 176 parking spaces after the construction. Staff feels that there should be sufficient parking for the needs of Lexus. Other Comments The Maplewood Police Department and the Ramsey - Washington Metro Watershed District both had no comment about the proposed expansion. The Fire Marshal noted that Lexus needs to maintain clear access around all sides of the building, especially on the east side. Commission Actions On May 20, 2002, the planning commission recommended approval of the revision for the conditional use permit for this proposal. On May 28, 2002, the community design review board recommended approval of the design plans for this proposal. 2 RECOMMENDATION A Adopt the resolution on pages 24 and 25. This resolution approves a revision for an existing conditional use permit for a maintenance garage at the Lexus dealership at 3000 Highway 61. The city bases this approval on the findings required by the code and subject to the following conditions (I have underlined the additions and crossed -out the deletions): 1. All construction shall follow the site plan approved by the city. This shall include the sump pump catch basin design submitted on February 26, 1996. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. Thim- nnnUnnnt rn, ict nnnhi fnc dac;nn nnnreval mod • , - 4. The property owner shall agree to accept responsibility for the annual maintenance and upkeep of the sump catch basins.. The owner shall do such maintenance at least once a year and provide city staff with written documentation about the maintenance tasks that are performed. %A W%O551%A lo r wW . 5. The dealership shall not store any materials or supplies on the outside of the building, except for what they store in the dumpster enclosure. 6. Vehicle transports shall not load or unload vehicles on the public right -of -way of Highway 61. 7. The dealership shall only park vehicles on designated paved surfaces. B. Approve the plans (stamped April 26, 2002) for proposed additions to the Lexus dealership .at 3000 Highway 61. The city is approving these plans based on the findings required by the code. Approval is subject to the following conditions: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Before getting a building permit, the applicant shall provide staff with detailed plans for the dumpster enclosure. These plans shall show the enclosure with materials matching the materials of the building and shall be subject to staff approval. 3 3. The applicant shall complete the following before occupying the building additions: a. Screen all roof- mounted equipment visible from streets or adjacent property. (code requirement) b. Construct the trash dumpster enclosure, subject to staff approval. (code requirement) c. Post any driveways or drive aisles that are less than 28 feet wide for "no- parking." This includes the driveway on the east side of the building. d. The contractor or property owner shall clean up the site including the removal of the unused silt fence and privacy fence sections. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. 5. This approval does not include the signs. Staff will review any sign changes through the sign permit process. L 6.. All work shall follow the approved plans. The director of community development may approve minor changes. 4 REFERENCE INFORMATION SITE DESCRIPTION - Site size: 3.63 acres Existing land use: Lexus dealership SURROUNDING LAND USES North: Kline Volvo dealership South: Venberg Tire West: Highway 61 East: Vacant property (wetland) PAST ACTIONS On July 22, 1996, the council considered a sign variance request for Lexus. They were asking the city to allow them a second freestanding sign for the dealership. The council denied Lexus' request for an additional freestanding sign. On September 24, 1996, the community design review board waived the requirement to screen the roof equipment for the Lexus dealership. On July 28, 1997, the city council reviewed the conditional use permit for this project. The council renewed the permit for one year and directed staff to set up an inspection schedule to coincide with. the conditional use permit reviews. On October 12, 1998, the city council reviewed Lexus' conditional use permit and required another review in one year. PLANNING Land Use Plan designation: M -1 (light manufacturing) Zoning: M -1 Ordinance Requirements Section 36- 151(b)(9)(c) requires a CUP for maintenance garages. Section 25 -70 of the city code requires that the CDRB make the following findings to approve plans: 1. That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 5 3. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Criteria for Conditional Use Permit Approval Section 36- 442(a) states that the city council may approve a CUP, based on nine standards. (See findings 1 -9 in the resolution on pages 24 and 25.) Application Date We received this application on April 26, 2002. State law requires that the city take action within 60 days of receiving complete applications for a proposal. City council action is required on this proposal by June 25, 2002. p:sec3Vexus CUP revision.doc Attachments: 1. Location Map 2. 1 Property Line /Zoning Map 3. Existing Site Plan 4. Proposed Site Plan (dated 4- 26 -02) 5. Proposed Grading Plan 6. Proposed Building Elevations 7. Proposed Trash Enclosure Details 8. Applicant's Conditional Use Permit Statement dated May 21, 2002 9. February 26, 1996 City Council minutes 10. April 8, 1996 City Council minutes 11. Site photos 11. Conditional Use Permit Revision Resolution 12. Plans Date- stamped April 26, 2002 (separate attachment) 0 Attachment 1 VADNAIS HE IGHTS s94 WHITE BEAR LA-ICE Ono i RaAo D COUNTY COUNTY 61 65 Q HIGHRIDGE C . C7 0 LLJ LYDIA � 1. SUMMIT CT. ST. JOHN'S � .� 2. COUNTRYVIEW R. BLVD. .._.l �,� 3. DULUTH CT. 3: z BEAM AVE. '� 19 Y AVE. �ti 19 W © 4 I . CT o RADATZ f l MESABI ,� p f• J o AV, w Markham W C 1 Po nd • RAMSEY Kohlman _ f COUNTY c Lake w r- � COURT KOHLMAN AVE. Y KOHLMAN 61 '- a ~ Q North o AVE. (� Hazetwood g Z Z Q W 23 Pork 4 COON ROAD C { COUN m O > yi�L TOp = in Pork Trailer o y t" Z z W CSR• Court o' HI 4 5 2 Cr �' Z 3 D EHIIL RD. 65 w N ¢ NOR v AVE' w cn DEMONT AVE. m N� AVE. g• DEMO O cr >- AVE. E. En D W U t AVE. 1 Z th pw S �'-� Gu m Four = \� o CT , Q Q� av SEXTANT AVE. Park Z SEXTANT z G AVE. GERVAIS AVE. �- G V A . GRANDVIEW AVE. pk 3fi VIKING DR. v r SHERREN AVE. in COP Knu Head Lake AVE. COP cr. E AVE, a �? COPE A1. w t-- AVE. LARK 1 AVE. a- � -Von— 25 o R v Z f .: z n n L CO. D. W LAURIE RD. ee LAURIE RD w .� O LELAND RD. —° l H U S Pow d z c AVE. �- } w v c� L.._ ...J SAND R ST z JUN Q AVE. ° g Y CO. RD. > B no ® � Park J Ay. w BURKE AVE. ® BURKE Q a ELDR IDGE AVE. 65 Ceorn+nunily John Germ 64 @ �_ „ M, LOCATION MAP 4 N Attachment 2 o �' ° - - , - r 0 0' , t o o' l ' .. i'•••. � WE I LI NTY ROAD DI ■ E ■ E ■ 1 00' o , - -� o - 4 52.5 8 _ �,� �0 1320 -�5 ° 41 1322 N E �t• 4 308c• C1 3110 •��` 17 1• ..c.. .`4 a ` �3) o p` P 090 �J s SPARKLE AUTO SA 9 , o N R . L... S. TowcR? " - 0 ' P P roX. 322 •.� a �� l26. r9 / 7 3 zd 4 . , 2S .2� t3� " ! C, \J 702.42 r ' P , c o� I LEXUS !/ I - LA ao / 174 .20 t j X654.2 8 oo ti 11, O • ; A o • i• 4 VENBERG TIRE ■ ^` ■ D S ••.. �' 1 n a� • r- r R PROPERTY LINE /ZONING MAP s 4 N AM �o 'r •o� �- EX6TNO FZ OF WMAI� • • •Q • 0 � • 21 20 2 0 21 • 0 • no T CT' , gL p b • 59 NEry p 0 S , , � Lj vn r • o EXI5TIN6 LZMe BUILDING ' 11,400 S.F. 4 + • 4 • 9 • 7 • / EXlSTNG 5O6E /• / OF WETLAND SITE PLAN (EXISTING) li N Attachment 4 _ - -• �.�•-��� -• ��--- r -• -•ice•- ���-- 1 I , CZZI O � 1 O Q 2 zo N ADDITION X r ADDITION 1 TOTAL, WITH NEW ADDITION 14.074 SO. FT. EA15TIN6 LEAUS BUILDING `' 1 ' • 11.400 5Q. Ifi I li I NO 1 56 ADDITION ' :P G SMSTING U6HT STANDARD TO BE REt.00ATCD AS ' q in SHOWPI • �t ,r::.. , 2 UISTMG CONC. CURB TO 59 RMOCATED A5 SHOWN 3. PEW CONC. CURB WITH CURB CUTS TO ALLOW SHOW CAR PLACEMCNT 3 ,. PSTMG CONC. CURB AND SIGMA 5 TO 4 Be REMOVED AND PAVMW f RESURFACED 5. NM. CO C. C" AT NEW CAR DELIVERY R�#V STALLC7 & BMTM6 ACCESSIBI.0 STALLS RELOCATED / AS, SHOWN / 7. TWO WAY ACCa% AISW FOR O"TC TRAFF C. 7 , nb /tiEyy 6. PEW MAN AN SCRVIG>: DAYS A ZM g PA i 9 5 �� S AJ�T'aU -5 4. NOW R1l.6-M GAR WASH ACCEDE b. PEW AGGE5515LC STALL$. POUR Tam, ADDW / I L PEW CONC. SHAM OR CONC. FROST STOOP / M NEW FCPCED TRASH M CL0SM AMM (Z) srm PLAN ,.t. sa" r - 30'-a w C s SITE PLAN (PROPOSED) to /7/' z - OZ 4 N Attachment 5 PROPOSED GRADING PLAN 4 N Attachment 6 1 01;14 If t;;, • ME All �Mmv� - r is WIN i :,ggg ....... .. LZ sr�.. N.". -N _5 5 0 Momone ..... . . . �7. I LL n W)RBJ ftZVkT04 \e,) 6CAX. vs - r-a Wl ON ITO 0 1 1 1" s. LMO-M I RAN 1 � �L m. ME - -1 7- 5 \ WF-6T Et5VATION WAM vir - r-a Yk -ow J, WHO PROPOSED BUILDING ELEVATIONS 12 SOUTH ELEVATION W-%Z. vF - r-a MYNOT56: L. r wou. TwTw CA-ASS IN CLEAR ANDPDX) ALWk TMAAL BRM MtAMt*. 7. W x 6 C-L.665 BLOCK. CLEAR 6. OMMAD D= VM ViSiCN GLASS. 7 PF=WJHW WAL CZ)". 3. AUIMA 4 CLASS SECTIONAL OVERHEAD 9. M157M6 CONSTRUCTION TO WWAK PCXR YM AUMM WU RAW.. 10. AUAWW 0CM MAW W" 4. NSULA= HOLLOW W& DCM MON 6L.466. 9. eXTIRM 4STM MAIMM STAX. ?AINW. 5. PAINM MMASTC10M. WALL. PAWS 2- PA AW CJML &= HILL WALL 66 160 X 0 * COI PMOY rACW CAVIL bLCM TO MATCH =JSTM FAKrEV TO MATCH WWTN&. PROPOSED BUILDING ELEVATIONS 12 RYA CM M.,tNIM LIS, INC. il) 511vil► 'read, :gut-«, Still ),It BUILDING L ASTING RELATIONSHIPS WAIM RVANCOMPAS I F 5-CU-M 13 MAY 1440, 2 RECEIVED ( OF MAPLEWOODITRASH Attachment.8 RYAN COMPANIES US, INC. SO South Tenth Street, Suite 300 WWW. RYANCOMPANIES.COM Minneapolis, MN 55403 -2012 iiYAH BUILDING LASTING RELATIONSHIPS. 612- 492 -4000 tel 612- 492 -3000 fax May 21, 2002 Tom Ekstrand Assistant Community Development Director City of Maplewood 1830 East County Road B Maplewood, MN 55109 RE: LEXUS OF MAPLEWOOD ADDITION CUP WRITTEN STATEMENT Dear Tom: This letter is in response to the City of Maplewood's requirement of a written statement for the Conditional Use Permit application for the Lexus of Maplewood Addition. The project consists of a 14,000SF addition and remodel to the existing Lexus of Maplewood facility. Included in this addition are a new car delivery- area, an expanded show floor, added service stalls, a carwash, ' and office space. The new addition fagade will be cohesive with the appearance of the existing facility as it relates to color, texture, and overall design. The addition is being constructed over an existing bituminous surface. The site drainage area :will not be effected nor will the area of impervious surface. The Ramsey- Washington Metro Watershed District has reviewed the new addition and determined that the site will not be altered enough to require a Watershed District permit. We feel that this project is in accordance with the City of Maplewood's CUP guidelines and will cause no adverse effects on any nearby residences and businesses. Please contact me with any questions you may have at (612) 492 -4397. Sincerel .-- y Brian Teeters Project Manager encl. Ramsey - Washington Watershed District Letter 14 G: \DEPT\PROJ- NEW\1200 \1239 -000 LEXUS OF MAPLEWOOD ADDITION\ LETTERS \CUPCRITERIALETTER.DOC /RE Attachment 9, 2 . The City' Council held a P ubl i c hearing on February 12, 1996. City staff published a' notice in the Maplewood Review and sent notices to the surrounding property owners as required by law. The Council gave everyone at the hearing an opportunity to speak and present written statements. The Council also considered reports and recommendations from the City staff and Planning Commission. - NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above - described variance for the following reasons: 1. Stri ct enforcement of the code would cause undue hardship because of circumstances unique to the property and not created by the roperty owner. The 100 - foot -wide wetland buffer requirement would make deve opment of this site difficult The difficulty was created by the new ordinance. 2. The variance would be in keeping with the spirit and i ntent of the ordinance, since the applicant would improve the quality of the wetland buffer substantially over its present state. Approval is subject to the applicant doing the following: 1. Submitting a grading and landscaping plan subject to the requirements of the City staff and the Ramsey- Washington Metro Watershed District for the wetland buffer. 2. Dedicating a wetland - buffer easement. This easement shall describe the boundary of the buffer and prohibit any building, mowing, cutting, filling or dumping within the buffer. The applicant shall record the deed for this easement before the City will issue a building permit. -3. Accepting responsibility for the annual maintenance and upkeep of the sump catch basins. Seconded by Councilmember Koppen Ayes - Mayor Bastian, Councilmembers Allenspach, Carlson, Koppen Nays Councilmember Rossbach f. Mayor Bastian introduced the following Resolution and moved its adoption: 96 -02 -26 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Ryan Construction Company of Minnesota, Inc.. applied for a r conditional use permit for a motor vehicle maintenance garage as part of a new Lexus automobile dealership; _ WHEREAS, this permit applies to property on the east side of Highway 61 between Beam Avenue and County Road D. The legal description is: Tracts D and G, Registered Land Survey No. 525 WHEREAS, the history of this conditional use permit is as follows: 1. On February 5, 1996, the Planning Commission recommended that the City Council approve this permit. 15 2 -26 -9( t ' 2 . On February 12, 1996, the City Council held a public hearing The City staff published a notice in the paper and sent notices to the surrounding property owners. The Council gave - everyone at the hearing a chance to speak and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission, NOW, THEREFORE, BE IT RESOLVED that the City Council approve the above described conditional use ermit based on the building and site plans. The City approves this permit ecause: 1. The use would be located, designed maintained constructed and _operated to be in conformity with the City's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run - off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehi.cul ar traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive. - additional . cost-s for P ubl i c facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental. effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the City. This shall include the sump pump catch basin design submitted on February 26, 1996. The Director. of Community Development may approve minor changes. 2. The ro osed construction must be substantially started within P P one year of Council approval or the permit shall become null and void. The Council may extend this deadline for one year. 3. The City Council shall review this permit in one year. 16 2 -26 -9E 4. Before the issuance of a building permit, the City must have a si gned construction contract for the extension of the water main to the Lexus site. The water system must be operational before the issuance of a certificate of occupancy. 5. The future expansion is not allowed with this permit. The applicant must apply for design approval and an amendment to the conditional use permit before building this expansion. The future expansion must be at least 100 feet from the billboard.. 6. The property owner shall agree to accept responsibility for the annual maintenance and upkeep of the sump catch basins. 7. The applicant shall submit the plans.for the sump catch basins and discharge rip rap to the Ramsey - Washington Metro Watershed District for their approval before the City will issue a building permit. f. Mayor Bastian moved to approve the site ,plans Cstamped December 7. 1995 and the site plan stamped February 1, 1996) for - proposed Lexus , dealership on-Highway 61 based on the fi ndi ngs required by the code . Approval is sub.iect to the following conditions 1. Repeat this review in two years if the City has not issued a building permit for this project. 2. Before getting a building permit, the applicant shall: a. Dedicate and record a wetland - buffer easement. This easement shall describe the boundary of the buffer and prohibit any building, mowing, cutting, filling or dumping within the buffer. b. Submit a revised landscape plan providing for any planting and ground reshaping or restoration of the wetland buffer as may be required by the Ramsey - Washington Metro Watershed District. Replace the seed on the Highway 61 right-of-way with sod if allowed by the Minnesota Department of Transportation. The right -of -way shall have an in- ground lawn irrigation system unless prohibited by MnDOT. 3. Before the issuance of a building permit, the City must have a signed construction contract for the extension of the water main to the Lexus site. The water system must be operational before the issuance of a certificate of occupancy. 4. The applicant shall complete the following before occupying the building: a. Replace any property irons removed because of this construction. b. Install reflectorized stop signs at both exits, a handicap parking sign for each handicap parking space and an address on the building. c. Screen all roof - mounted equipment visible from streets or adjacent property. (code requirement) 17 2 -26 -9E d. Construct a trash dum P ster enclosure, subject to staff approval, if there would be outside trash storage. (code requirement) e. Install an in- ground lawn irrigation system for the parking lot islands and the sodded areas between the highway and the parking 1 of . Lawn irrigation in the right-of-way may be waived if MnDOT will not allow it. - f. Post signs designating at least 55 customer and employee parking spaces. g. Post one -way traffic signs for the narrow driveway beneath the canopy on the south side of the building. _ 5. The future expansion is not allowed. The applicant must apply for design approval and an amendment to the conditional use permit prior to building this expansion. The future expansion must be at least 100 feet from the billboard. 6. If any required work is not done, the City may allow temporary occupancy if . a. The City determines that the work is not essential to the public health, safety or welfare. b The City receives a cash escrow or an irrevocable letter of _credit for the required work. The amount shall be 150% of the cost of the unfinished work. 7: This approval does not include the signs. Signage will be reviewed by staff through the sign permit process. 8. All work shall follow the approved plans. The Director of Community Development may approve minor changes. 9. Traffic flow in and out of the Lexus dealership shall be reviewed by MnDOT. Any site plan change is subject to staff approval. Seconded b y Councilmember Koppen Ayes - Mayor Bastian, Councilmembers Allens ach, Carlson, Koppen Nays - Counci member Rossbach lg Attachment 10 c. Mayor Bastian y asked if anyone wished to speak before the Council regarding this matter. The following was heard: Steve Bloomer, Owner Lexus of Wayzata d. Councilmemb er Carlson moved to amend the conditions of the Lexus Conditional Use Permit in order to allow construction of the buildin t g p � o be in prior to the sign of the water s stem construction documents with the re uirements that there be no combustible materia p_ on site and the Lexus Com an __Y provide the City with a letter of cred Aliens ach Ayes Mayor Bastian, Seconded by Councilmember Councilmembers p Aliens ach, Carlson, Koppen Nays - Counci member Rossbach i ' r Carlson introduced the followin Resolution and moved its ado tion: e . Counci 1 membe � _. 96 - 04 - 53 i AMENDED CONDITIONAL USE PERMIT RESOLUTION - LEXUS an Construction Com y of Minnesota Inc. applied for a WHEREAS, Ryan Con s p y conditional use permit for a motor vehicle maintenance garage as part of a new Lexus automobile dealership; ' i applies to property on the east side of Highway 61 WHEREAS , this permit pp p p y between Be y am Avenue and Count Road D. The legal description is: Tracts D and G, Registered Land Survey No. 525 AS the history of this conditional use permit is as follows: WHERE y . O n February 5, 1996, the Planning Commission recommended that 1. o y the City Council approve this permit. 24 On February 12, 1996, the City Council held a public hearing. The City staff published a notice in the paper and sent notices to the surrounding roperty owners. The Council gave everyone at P the hearing a chance to speak and present written statements. The Council also considered reports and recommendations of the City staff and Planning Commission. \ NOW, TN , EREFORE BE IT RESOLVED that the City.Council approve the above- described conditional use ermit based on the building and site plans. The City approves this permit ecause: 1. The use would be located, designed, maintained, constructed and op erated to be in conformity with the City's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3 P . The use would not depreciate property values. 19 4.8 -96 i • activity, rocess materials, 4. The use would not involve any p . or methods of operation that would be dangerous, equipment urbin or cause a nuisance to any hazardous, detrimental, disturbing • son or ro ert because of excessive noise, glare, smoke,. Per P P y . dust odor, fumes, water or air pollution, drainage water run o - ff vibration, general unsightliness, electrical interference or other nuisances. only minimal vehicular traffic on local 5. The use would generate o y streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services including streets, police and. fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for publ facilities or services. he preservation of and incorporate the 8. The use would maximize t p resery site' natural and scenic features into the development design. 99 The use would cause minimal adverse environmental effects. i s sub •ect to the following conditions Approval the follow the site tan approved by 1. All construction shall plan i t y . This shall include the sump pump catch basin design C Communit submitted on February 26, 1996. The Director of y Development may approve minor changes. construction must be substantially . The proposed started within one y ear of Council ap proval or the permit shall become null and void. The Council may extend this deadline for one year. 3. The C it y Council shall review this permit in one year f a building di n 4. Before the issuance o 9 P ermi t , the Ci must have a ..development agreement and letter, of credit guaranteeing the extension of the water main to the Lexus site. The water system must be operational before the presence of substantial amounts P • h of combustible materials, as required by the Fire Chief. 5. The future expans ion i s not allowed with this permit. The applicant must apply for design approval and an amendment to the PP � i PP in this ex ans on . The conditional use permit before building P future expansion must be at least 100 feet from the billboard. 1 agree to accep responsibility 6. The property owner shat ity for the g P P annual maintenance and upkeep of the sump catch basins. applicant shall submit the plans for the sump catch basins 7. The pp h -r� ra to the Ramsey Washington Metro Watershed and discharge P P District for their approval before the City will issue a building permit. Seconded by Councilmember Allenspach 20 Ayes - Mayor Bastian, Councilmembers Allens ach, Carlson, Koppen Nays - Counci member Rossbach *��`�� �. i 23 ,Attachment 12 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Ryan Construction Company of Minnesota, Inca applied for a revision to a conditional use permit to expand an existing motor vehicle maintenance garage. WHEREAS, this permit revision applies to property at 3000 Highway 61. The legal description is: Tracts D and O, Registered Land Survey No. 525 WHEREAS, the history of this conditional use permit revision is as follows: 1. On May 20, 2002, the planning commission recommended that the city council approve this permit revision. 2. On June 10, 2002, the city council held a public hearing. The city staff published. a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above - described conditional use permit revision based on the building and site plans. The city approves this permit because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run -off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9. The use would cause minimal adverse environmental effects. 24 Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. This shall include the sump pump catch basin design submitted on February 26, 1996. The director of community development may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. I The city council shall review this permit in one year. 4. The property owner shall agree to accept responsibility for the annual maintenance and upkeep of the sump catch basins. The owner shall do such maintenance at least once a year and provide city staff with written documentation about the maintenance tasks that are performed. 5. The dealership shall not store any materials or supplies on the outside of the building, except for what they store in the dumpster enclosure. 6. Vehicle transports shall not load or unload vehicles on the public right -of -way of Highway 61. 7. The dealership shall only park vehicles on designated paved surfaces. ,The Maplewood City Council adopted this resolution on June _, 2002. 25 DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAP LEWOO D, MINNESOTA MONDAY, MAY 20, 2002 b. Lexus Dealership Conditional Use Permit Revision — 3000 Maplewood Drive Mr. Roberts said Mr. Brian Teeters, representing Ryan Companies and Lexus, is proposing a revision to the conditional use per (CUP) for the Lexus Dealership at 3000 Highway 61. This revision includes three additions to the existing building and changes. to the parking lot and driveway layout to accommodate the building additions. The proposed building additions would be rock -face concrete block, EI FS (exterior insulation finish system), a stucco -look material and glass and would match the existing building. The applicant is requesting that the city council approve: 1. A revision to the existin g conditional use permit (CUP) for a maintenance garage. The city code permits the sale of new and used vehicles from this location. The code, however, requires a CUP for service and maintenance of cars. 20 The revised architectural, site and landscape plans. On Februa ry y 26, 1996, the c council approved the design plans, a conditional use permit and a wetland setback variance for Lexus. On � Y April 8 1996, the city council reconsidered the conditional use permit and the design approval p for the project. This was to allow the applicants to start construction after they sign a developer's agreement and provide a letter of credit for the extension of a water main to the site. g On September 10, 2001, city staff approved plans fora minor construction project for Lexus. This p Y was to allow Lexus to expand their parking lot by 59 spaces. This expansion was onto the vacant p p g part of their site north of their building. Except for some minor site restoration, they have finished this parking lot. On January 14 2002 the city council reviewed the conditional use permit for this site and agreed rY 1 Y p to review it again in one year. The city council should approve the CUP revision, as the proposal would meet the necessary findings. The owners have operated the existing dealership without a problem since the contractor finished the construction. The applicant had originally proposed to store all refuse and parts in the building. Since then, they keeping have started kee in their trash dumpsters and other debris on the back (east) side of the building. As such, the applicant is now proposing to add an enclosure for the dumpsters on the east side of the building. This enclosure would be a welcome addition to the site, as it would allow Lexus to keep the dumpsters more out of site. Lexus should correct some minor issues as part of this building project. These include removing the old silt fence along the bottom of the slope near the wetland and the old fence sections that Lexus has put in a pile near the south property line. The city's parking ordinance does not clearly define the parking requirements for an automobile dealership, i.e.,. parking spaces for automobile inventory. The code, however, does list parking requirements for a variety of other land uses. The code would require Lexus to have 160 parking spaces if one uses the ratio of 1 space for each 200 square feet of office /showroom, 1 space for every 1,000 square feet of parts storage, 3 spaces for each service bay and 1 space per employee. The applicant's plans show 190: parking spaces before the construction and 176 parking spaces after the construction. Staff feels that there should be sufficient parking for the needs of Lexus. The Maplewood Police. Department and the Ramsey- Washington Metro Watershed District both had no comment about the proposed'expansion. The Fire Marshal noted that Lexus will need to maintain clear access around all sides of the building, especially on the east side. Commissioner Rossbach asked staff what the minor items were that have to be finished regarding the Lexus parking lot expansion? Mr.. Roberts said on the south side of the. site there is still some silt fencing near the wetland. He also discovered there were some fence sections piled up on one corner of the site. Those will need to be cleaned up. Commissioner Tri pp ler said on the south side of the property is a canopy. Is that going. to be an . . enclosed area, and is that what the addition is? Mr. Roberts said that was his understanding. Chairperson Fischer asked the applicant to address the commission. Gre g Madsen, the Senior Architect for R.J. Ryan Companies in Minneapolis, addressed the commission. Mr. Madsen said they are excited to be coming before the commission again and increasing n the size of the Lexus dealership. R.J. Ryan Companies is in agreement with the staffs conditions except for item 3. c. for the in- ground irrigation system for the parking islands. The silt fence stored on the site will be used when they do the construction for the trash enclosure. Commissioner Mueller said item 3. c. is a community design review board item and the applicant will have to discuss this with the staff and the CDRB at their next meeting. Commissioner Pearson asked what the applicant plans on doing with the sections of privacy fence that are on the property? Mr. Madsen said they would use those fence sections for the doors for the trash enclosure. Commissioner Trippler said when he was the site he was looking at the trash piled up in the back. He is concerned about the tires in the back because it could be' a haven for mosquito growth. He is also concerned about a dumpster that is there for spent oil filter cartridges. There is a 200 -to -250 g allon used -oil tank that has a containment structure that will contain the oil in case of a failure. He did not see any containment structure that has the spent oil filters in them. If that is oin to continue to sit out where it could fail, there should be some containment structure g g provided for that. Mr. Madsen said that is another reason they are looking forward to this addition for Lexus. Not only will there be additional part storage that will be enclosed inside this building, but there will be additional amenities that will handle those issues rather than having them in the dumpsters themselves. Commissioner Tri pp ler said he saw a couple of tires that were located in the wetland area. Mr. Madsen said they would clean that up immediately. Commissioner Rossbach said his understanding is that there is some silt fencing that is already in the ground being used for the old project. Mr. Roberts said that was. his understanding. Mr. Madsen said they want to maintain that until they are done with this construction. If there is an issue with that, obviously they will take care of it. Mr. Roberts said if the silt fence is being used for the construction, that is fine. Staff just wants to make sure it gets cleaned up when the construction is done. Commissioner Rossbach asked the applicant if the are planning on using old privacy fence pp Y sections for the trash enclosure doors? Mr. Madsen said they plan repairing lan on re airin those fence sections and paint them for the trash enclosure. Commissioner Rossbach said he believes the doors will be broken off in one year. He said that trash enclosures are heavily abused by truck drivers and half the time the doors are missing or broken off, particularly when they are made of wood. Commissioner Pearson moved to adopt the resolution on pages 23 -24 of the staff report. This resolution approves a revision for an existing conditional use permit fora maintenance garage at the Lexus dealership at 3000 Highway 61. The city bases this approval on the findings required by the code and subject to the, following conditions: 1. All construction shall follow the site plan approved by the city. This shall include the sump p um p g catch basin design submitted on February 26, 1996. The director of community development may approve minor changes. 2. The ro osed construction must be substantially started within one year of council p p approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The property owner shall agree to accept responsibility for the annual maintenance and upkeep of the catch basins. The owner shall do such maintenance at least once a p p sump ear and provide citv staff with written documentation about the maintenance tasks that are performed. 5. The dealership shall not store any materials or supplies on the outside of the buildin except for what they store in the dumpster enclosure. DRAF T MINUTES OF THE MAPLEWOOD COMMUNITY D -ESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MAPLEWOOD ROOM TUESDAY, MAY 28, 2002 a. Lexus Automobile Dealership Addition — Highway 61 Ms. Finwall said Mr. Brian Teeters, representing Ryan Companies and Lexus, is proposing a revision to the conditional use permit (CUP) for the Lexus Dealership at 3000 Highway 61. This revision includes three additions to the existing building and changes to the parking lot and driveway layout to accommodate the building additions. The proposed building additions would be rock -face concrete block, EIFS (exterior insulation finish system), a stucco -look material and glass and would. match the existing building. The applicant is requesting that the city council approve: 1. A revision to the existing conditional use permit (CUP) for a maintenance garage. The city code permits the sale of new and used vehicles from this location. The code, however, requires a CUP for service and maintenance of cars. 2. The revised architectural, site and landscape plans. The city council should. approve the CUP revision, as the proposal would meet the necessary findings. The owners . have operated the existing dealership without problem since the contractor finished the construction. The applicant had originally proposed to store all refuse and parts in the building. Since pp then, they have started keeping their trash dumpsters and other debris on the back (east) side of the building. As such, the applicant is now proposing to add an enclosure for the dumpsters on the east side of the building. This enclosure would be a welcome addition to the site, as it would allow Lexus to keep the dumpsters more out of site. The p roposed exterior building materials (rock -face concrete block and EIFS) would match the existing building. materials. The proposed building would be attractive after the construction is complete. As noted above, the applicant is proposing to add a dumpster enclosure on the east side of the building. Staff has not. yet received plan details for the enclosure. The city should approve these plans as part of the approval process. The. city's parking ordinance does not clearly define the parking requirements for an automobile dealership, i.e., parking spaces for automobile inventory. The code, however, does list parking requirements for a variety of other land uses. The code would require Lexus to have 160 parking spaces if one uses the ratio of 1 space for q p g each 200 square feet of office /showroom, 1 space for every 1,000 square feet of parts storage, 3 spaces for each service bay and 1 space per employee. The applicant's plans show 190 parking spaces before the construction and 176 parking spaces after the construction. Staff feels that there should be sufficient parking for the needs of Lexus. Chairperson Ledvina asked the applicant to address the board. Mr. Gre g Madsen, Sr. Architect for R.J. Companies in Minneapolis, addressed the board. The trash enclosure that they are proposing is essentially a wooden enclosure with concrete footings. The enclosure will be painted to match the adjacent surfaces of the buildin g This will house the garbage that Lexus will be generating. Board member Shankar asked if they are installing a new exterior stairway? Mr. Madsen said correct. Board member Shankar asked what material is proposed for the stairway? Mr. Madsen said it will be metal and will be painted to match the adjacent surfaces. i They just want everything to blend in with the fagade. g Chairperson Ledvina said he thought it was interesting that the applicant developed glass block into the building. He asked if they considered that design feature in other elevations of the building like the south elevation? Mr. Madsen said they have used the glass block in other buildings successfully. He encourages board members to go out to the Wayzata facility that was recently g completed. The lass block was introduced into the wash bay area in this case. They p did not want anybody to see into that area but they wanted to introduce some natural light and add some interesting design features to the outside of the fagade. They had not considered using glass block in any other areas. Chairperson Ledvina asked if the glass block was frosted? Mr. Madsen said it is not frosted glass but more like a warped glass. It is translucent, you can't see what is going on behind the glass but you can see movement. Board member Shankar asked if there were any maintenance issues with the existed painted block that they are proposing to use again on the building? Mr. Madsen said they use a paint that has a 10 -year warranty. It wears out eventually but it wears nicely. Board member Shankar asked if there is enough room by the trash enclosure in the parking lot for the garbage truck to maneuver around? Mr. Madsen said the truck is a front loader. They actually .pull the dumpster out, turn it, dump it in the truck, drop the dumpster and push it back into place. So yes, there is plenty of room to maneuver around. Board member Shankar asked if the guardrail is going to be up to code? Mr. Madsen said Y es. The city's building official would not allow it to be anything but up to code. Board member Olson asked the applicant how many parking stalls they are giving up by putting the Lexus addition on? Mr. Madsen said 14 parking stalls are being eliminated. Chairperson Ledvina said his personal opinion regarding the trash enclosure is that it should be something more substantial than what they are proposing. Board member Olson moved to approve the plans (date- stamped April 26, 2002,) for proposed additions to the Lexus dealership at 3000 Highway 61. The city is approving these plans based on the findings required by the code. Approval is subject to the following conditions: 1. ears Repeat this review in two if the city has not issued a building permit for this p Y Y project. .2. Before ettin a building permit, the applicant shall provide staff with detailed g g plans for the dumpster enclosure. These plans shall show the enclosure with materials matchin g the material of the buildi.ng and shall be subject to staff approval. 3. The applicant shall complete the following before occupying the building additions: a. Screen all roof- mounted equipment visible from streets or adjacent property. (code requirement). b. Construct the trash dumpster enclosure, subject to staff approval. (code requirement). C. Post any driveways or drive aisles that are less than 28 -feet wide for "no- parking." ." This includes the driveway on the east side of the building. prop d. The contractor or owner shall clean up the site including the removal of the unused silt fence and privacy fence sections. n r work is not done the city may 4. If any q � Y Y allow temporary occupancy if: a. The ci determines that the work is not essential to the public health, safety or welfare. b. The e receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. . approval does not include the signs. Staff will review any sign changes 5. This app g through the sign permit process. 6. All work shall p II follow the approved plans. The director of community development May approve minor changes. Board member Shankar seconded. Ayes es — Ledvina, Olson, Shankar Y The motion passed. t Agenda # MEMORANDUM Action by Council TOE City Manager Date FROM: Shann Finwall, Associate Planner Endorsed SUBJECT: Home Occupation License Modified ,.�..�.. APPLICANT: Jerianne Cullen and Doua Lee Rejected ._LOCATION: 2492 Highwood Avenue � DATE: May 31, 2002 INTRODUCTION Project Description Jerianne Cullen and Doua Lee are requesting a home occupation license to operate a sewing shop business from their residential property at 2492 Highwood Avenue (see the maps on pages 8 through 12). Ms. Cullen and Ms. Lee have been conducting their business (Home Based Industries, Inc.) from 990 Payne Avenue in St. Paul for the last three years. They now propose to relocate their business to an existing barn located on their property. Requests To operate the sewing shop business from their residential property, Ms. Cullen and Ms. Lee are requesting that the city approve a home occupation license (see the applicants' home occupation explanation on pages 13 and 14). DISCUSSION Sewing Shop Business The applicants' business includes sewing products such as clothing and bags that are ordered by various companies. According to the city's home occupation ordinance, the applicants' business requires a home occupation license due to the fact that they process a product from the premises for more than 30 days a year (see attached home occupation ordinance on pages 15 through 18). The equipment used in the home occupation will include eight industrial sewing machines (two regular machines and four specialty machines, i.e., tacking, open arm, etc.). These sewing machines are slightly larger than residential -use sewing machines, they run off of 110 to 120 volts of current, and they do not emit loud noises. Ms. Cullen and Ms. Lee both live on the premises and will be the only employees in the home occupation. The applicants state that they may receive customer visits about once a week between the hours of 9 a.m. to 5 p.m., Monday through Friday. In addition, UPS delivery will come to the business about three times a week during their peak season (April through October). Barn Renovation The applicants' property is zoned Farm Residence and all surrounding properties are zoned Single Dwelling Residential. The property is the location of an old farmstead that includes 3.95 acres of land and a barn estimated to be over 100 years old. Since the applicants purchased the Property three years ago they have made improvements to the barn including residing, reroofing, and putting in a new second floor. The applicants are working with a group called Barn Again from Denver Colorado to help find financial resources to further renovate their barn as well as work with federal and local historical societies to ensure that the barn renovation follows the original architecture. One financial resource that may be available to the applicants is a federal tax break on improvement costs if the barn is used as an income generator. If the home occupation license is approved, therefore, the applicants will have a greater source of funding for the barn renovation. Future barn improvements proposed by the applicants include exterior painting, adding 12 windows, electrical upgrades, and interior finish. The applicants are working with the city's building official and fire marshal to ensure that the renovations meet all building and fire codes. Neighborhood Comments A majority of the neighbors who responded to a survey are in favor of the home occupation or had general comments. The neighbors opposed had concerns over the possibility.of the home occupation expanding once approved. If the sewing shop business is approved, the city's home occupation ordinance allows only residents of the home, plus one outside employee, to be employed within the business. Also, conditions can be placed on the business to ensure that surrounding residential properties are not negatively impacted. Staff has mapped the location of the neighbors in favor of the proposal on page 19 and the neighbors that are opposed on page 20. Of the 16 neighbors in favor or who had comments, six are adjacent to the applicants' property. In comparison, of the eight neighbors opposed, only two are located near the applicants' property. The neighbors most affected by the proposed home occupation live to the south of the property at 1016 Sterling Street (Mr. and Mrs. Sauka). These neighbors are not opposed to the home occupation itself, however, they have some concerns over the existing condition of the barn and yard and the possible noise and traffic impacts a home occupation might have on their property. The applicants currently store items on the south side of the barn and park a .truck with a snowplow attachment toward the rear of the barn, all in plain site of the Sauka's deck and back yard. In addition, the barn is currently two -tone in color. (See attached pictures on pages 21 and 22). To alleviate the Sauka's concerns, the applicants have agreed to remove all stored items from the south side of the barn, to install six, 6 -foot high evergreen trees along the south property .line to help screen any personal vehicles which may be parked behind the barn, and to paint the entire barn. With the addition of windows on the south side of the barn, the Saukas are also concerned that noise from the business may carry onto their property. In addition, there is a garage door located on the rear of the barn, visible from the Sauka's deck. They are concerned that the trucks will use this door for deliveries. As a condition of approval of the home occupation license, staff recommends that all customer pick -ups and other deliveries be restricted to the garage door located on the west side of the barn. Also, the renovation of the barn should not include any additional windows on the south side of the barn, unless the applicants can prove that no noise associated with the home occupation will be generated through the windows onto the adjacent residential properties. Cullen /Lee Home Occupation 2 May 31, 2002 COMMITTEE ACTIONS On May 6, 2002, the planning commission reviewed the Cullen /Lee home occupation license l request. The planning commission recommended approval by a vote of 5 to 1 (see attached May 6, 2002, planning commission minutes). RECOMMENDATION Approve the home occupation license for .Jerianne Cullen and Doua Lee of 2492 Highwood Avenue to conduct a sewing shop business from the barn on their residential property. This approval shall be subject to the following conditions: 1. Compliance with all conditions of the city's home occupation ordinance to include that the area of the home occupation is limited in size to 20 percent of the combined area of the house and barn. 2. Deliveries and customer hours are limited from 8 a.m. to 5 p.m., Monday through Friday. 3. All customer pick -ups and other deliveries are restricted to the garage door located on the west side of the barn. 4. The applicants must obtain all necessary building permits for the renovation of the barn. 5. At a minimum, the renovation of the barn should to include painting the entire barn one solid color. 6. The renovation of the barn cannot include any additional windows on the south side of the barn, unless the applicants can prove that no noise associated with the home occupation will be generated through the windows onto the adjacent residential properties. 7. The applicants must remove all exterior storage from the south side of the barn. 8 To help screen the barn from the residential property to the south (1016 Sterling Street South) the applicants must install six, 6 -foot high, evergreen trees between the barn and the east property line. 9. Any garbage container associated with the business must be stored in the barn or screened from view of the adjacent residential properties. 10. The city council will review this home occupation license in one year. Cullen /Lee Home Occupation 3 May 31, 2002 CITIZEN COMMENTS I surveyed the owners of 59 properties within 350 feet of this site. Of the 24 replies received, ten were in favor of the proposal, six had general comments, and eight were opposed: FOR: 1. Phillip and Sandra Johnson, 2451 Mamie Avenue East: "Go for it! It doesn't sound like it will be a problem in our neighborhood." 2. Brian and Luann Eager, 1017 Marnie Street South: "We have no problem with our neighbors relocating their small business to their barn." 3. Orville Sether, 962 Marnie Street South: "I have lived at the above address for 32 years and for 29 of those years the vacant lot behind me has been an eyesore and a weed patch, 3 -foot high weeds that were never mowed, also causing my yard to have weeds. Then the above - named residents moved in and started cleaning the place up. Maplewood needs more residents like this who care about their neighbors and take pride in their property. I commend them for relocating their business to this location." 4. Timothy Bredahl, Mary Rowe, 1035 O'Day Street: "Tim Bredahl and Mary Rowe support the proposal to relocate the sewing shop.n 5. Richard and Kathleen Arnebeck, 1038 Marnie Street South: "Have no objection as long as it remains a home business and number of employees does not increase. Also, as long as type of business does not change." 6. David and Virginia Hacker, 1011 O'Day Street South: The proposal is OK with us. P.S. Ask them to get rid of the goat or sheep. Thanks." 7. Timothy and Lori Stafki, 931 Sterling Street South: "I think this would be fine. It sounds like a quiet business that they will enjoy. Not disturbing our neighborhood." 8. Arthur and Margaret Engstrom, 2525 Highwood Avenue East: "I favor the proposal to relocate said sewing shop to 2492 Highwood." 9. Jeffrey and Kathleen Nielsen, 2475 Highwood Avenue East: ''Kathy and I would have no problem with this if it follows the spirit of the proposal — thanks for. the correspondence." 10. William and Sandra Beaudry, 2500 Valley View Avenue East: "No problem." COMMENTS: 1. Thomas and Michelle Sauka, 1016 Sterling Street South: "We are very ambivalent about this proposal. We currently reside right next to the barn. on the property mentioned, and from our deck we are constantly looking at old parked cars, trucks and other nuisance "eyesore" items. Our concern is the stuff in the barn will now be stored outside the barn by our property. I am also concerned about the increase in traffic on our side, along with noise from the machines. Our daughter's bedroom is right next to the barn — what about the noise level? We are not trying to be difficult neighbors, but Jeri has not been a very Cullen /Lee Home Occupation 4 May 31, 2002 considerate neighbor in the past with parking old racecars, tires, trucks and other equipment and machinery in close proximity of our deck and property. Our concern is that this problem will only now get worse. We work very hard to keep our house and yard well maintained. The way it looks now, Jeri's property is a detriment to our property value. What happens when a business moves in? If Jeri and her partner would guarantee that we wouldn't notice an increase in traffic, noise or other activity, that she would clean the property up and make it more visually appealing, we would give our recommendation to ok her business." 2. Richard and Robyn Berling, 979 O'Day Street South: "No comment other than I would not wish to see any signs being displayed." 3. Stanley and Leila Allison, 978 O'Day Street South: "My only concern is along Highwood Avenue.. There, seems to be a lot of trash (most of it drive -bys). (Some is the residents, however.) Once or twice a month when I am out for a walk, I take a bag and pick up. Of course, litter is a general problem. Thank you." 4. Michael and. Terry Kovanda, 2461 Nemitz Avenue East: "My husband and I do not have any concerns about this particular resident's request to run a business from their home. The landscaping and other property improvements they have already made are visible in the neighborhood, and no current activity is intrusive. I believe their request to be truthful and valid and see no negative effect on our neighborhood." 5. Charles Cleveland, 995 O'Day Street South: "I live on O'Day Street directly behind this property. They have been here for several years and have caused me no problems except for howling dogs. I understand they have five of them, and when they all get to howling at once, it is hard to take. As far as this kind of business, I have no objections." 6. Gary Mortensen, Susan Chrysler, 1021 Sterling Street South: "We will be moving out of state this summer, and will not be affected by this matter." AGAINST: 1. Scott and Theresa Thury, 994 O'Day Street South: "That property was zoned residential for a reason. Opening it up to accommodate business is a huge mistake. My vote, as well as my wife's vote, are definite NOst" 2. Michael and Shelly Stadt, 2523 Nemitz Avenue East: "We strongly disapprove. We moved into the neighborhood because it is a residential area only — no major businesses or big truck traffic.» 3. Joseph and Charleen Drevnick, 1016 Marnie Street: "We are definitely against any business operating out of that location. We bought in a residential area and would like it to stay that way. Traffic has increased substantially with all the development that has taken place on Highwood and Century. We feel in time that the business will turn into a bigger operation than they're stating. We do not want extra traffic coming from that location." 4. Leigh and Donald Waldbillig, Jr., 2524 Valley View Avenue East: "No thank you — this would start other people requesting the same thing. We don't need all kinds of commercial traffic, noise, etc. in this neighborhood. Cullen /Lee Home Occupation 5 May 31, 2002 5. David and Shannon Hafner, 1037 Marnie Street South: "We oppose the approval of a home occupation license to conduct a business out of a residential property and /or rezoning the property for business. The whole reason for being attracted and moving into this neighborhood was because it was off the beaten path and quiet. This is quickly changing in our neighborhood. Street improvements on Highwood Avenue have brought [ fast- moving traffic, noise and a decreased Level of safety. Do not sell us out to increase your tax base. This is the most significant reason for moving out of the inner city. We bought a property that was in a semi - rural area. This was highly attractive, and we wish for it to remain so, as much as is reasonably and humanly possible. Urban sprawl is affecting our quality of life in a negative manner. P.S. We do not believe that only one customer or employee vehicle would be parked on, the premises at any one time. Nor is it reasonable to expect only two customer visits per week. Do you ?" 6. Dean and Lorraine Wohlhuter, 1024 Marnie Street South: 1. We are .against this manufacturing business moving into this neighborhood. This is a residential neighborhood and we purchased our home here with that understanding. '2. Highwood Avenue is a narrow two -lane street that is or will be taxed to its limit with traffic from the new additional Maplewood residential developments and increased Woodbury traffic. Currently with cars parked on both sides of Highwood Avenue, two cars cannot pass, much less trucks. It is dangerous now and to increase traffic with additional commercial traffic is courting a disaster. 3. It is obvious that the owners of this manufacturing business are planning to grow and expand their manufacturing business. Why do they need a large barn for two workers? If they get a variance and sell the property, who can say what business will be next." 7. Michael and Cheryl Thalhuber, 1029 Sterling Street South:. "I have been a resident in south Maplewood since October of 1986. From 1.986 - 92, 1260 Dorland Road, and as of 92 1029 Sterling Street So. It has been a quiet neighborhood. I would like to stay. Also since they have moved in three years ago, the noise has increased with barking dogs. I am not in favor of a business, and I'm sure my neighbors are thinking the same." [ 8. Dave Bork, 2511 Highwood Avenue: "I am strongly opposed to allowing light manufacturing to gain a foothold in a residential neighborhood. While the owners propose a small start, the operation could expand many times over in the space available in the barn. I knew one of the previous owners and I am very familiar with the property and buildings. I can appreciate the temptation the owners have to save money by combining their home and business. But I am afraid that once allowed in, things could grow to be quite large. Then it would be a very expensive and difficult process to have it removed. And it would cause a lot of hard feelings among the neighbors. A business that is large enough to have an employee and to use subcontractors has no place in a residential area. What the owners are asking for seems very modest now. But with city council approval the operation could quickly get out of hand and be very hard to deal with. I would hate to have to start making complaints to the city and I'm sure you people don't enjoy receiving them. Isn't the whole purpose of zoning to keep businesses, and residences separate? Cullen /Lee Home Occupation 6 May 31, 2002 REFERENCE INFORMATION SITE DESCRIPTION Site Size: 3.95 Acres Existing Land Use: Single - Family Home I SURROUNDING LAND USES Single- family homes to the north, south, east and west PLANNING Existing Land Use Plan: Single Dwelling Residential Existing Zoning: Farm Residence CRITERIA FOR APPROVAL Article 11, Section 17 -21(b) of the city's zoning code gives 12 requirements for approval of a home C occupation license. These requirements are attached as pages 16 and 17. Application Date We received the complete application for the Cullen /Lee home occupation license on April 1, 2002. State law requires that the city take action within 60 days of receiving complete applications for any land use proposal. The 60 -day requirement on this proposal ends May 31, 2002. However, the applicants have agreed to a 10 -day extension to the 60 -day requirement, .therefore city action is required on this proposal by June 10, 2002. P /sec13- 28 /cullen Attachments: 1. Location Map 2. Zoning Map 3. Land Use Map 4. Site Plan 5. Floor Plans 6. Home Occupation Explanation 7. Home Occupation Ordinance 8. Map of Neighbors in Favor 9. Map of Neighbors Opposed 10. Pictures Cullen /Lee Home Occupation 7 May 31, 2002 Attachment 1 0.06 0 0.06 0.12 Miles N ■ W E Location _ ::::: :. ------ ....:...:.........::::..:::. ............................... _ ........................ ..........:.................... :::................ ..................... : :1 :::::.:.:::::::.:............ ::::::..:.............. .................... ............................... ::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: =::::::::::::::::::::::::: ::::::......................... :::::: ::::::...........::::::::: {:::: I ................... ................................................................................ ............................... .....................::::::... . ... ............................... ............ ............::::::: ....................... ............................... - -- - -. _ .... ............................... ::::::::::::::::::::::: . _ _... ........................... ............ ............................... . .. .................... ............. U) 0 12 Miles Zoning Map 9 Attachment 3 LAND USE Single Dwelling Residential - --------- Land Use. Map 10 Attachment 4 anuaA-V poonnq2q 2 Hi ghwood Avenue I a� perty outlined in bold _ A CI W ploU uodp v a� CA f 3 CTS W - •ry mop N W E Site Plan s 11 v� -33'- X = New Windows x1l 1 12 a� J t� XII x i x or Plans Attachment 6 License for the u We are requesting a Home Occupation, p rp ose of relocating our sewing shop from the East Side of Saint Paul to our home residence. Specifically the barn located on this property. (See attachments) We have been in business since 1991 when we started our sewing shop in the basement r home on the East Side. We then purchased our home at 2492 1 Highwood three of our p years ago and relocated our business to Payne Avenue. variety of different products, mostly clothing and bags. We are a sewing shop that s ews a y p We do on occasion use sub - contractors to help us with larger orders that we can not ourselves. All sub-contracting is done in the homes of the sub - contractor. When handle o g We use sub - contractors we deliver the work to them or on some occasions they pick the work u p g . During our busiest time of year we may get a sub - contractor pick up of about times a week. During off season there would be no sub - contractors coming to three ti g our o the business. 0 is Jeri sullen who works full time in the shop and The only employee of the business owns and resides property g at the on Hi hwood Ave. Doua Lee who is the other owner d resident of the property, works full time for St. Paul Public Schools and pa and in the shop on evenings and some weekends. There are no other employees of the business. Doua Lee has two sons whom attend college and live at home who sometimes -help out in the business. The equipment that is used for ou r business is normal industrial sewing machines. These machines do not emit loud noises or hazards of any kind. All of our machines operate on 110 to 120 volts of current. i 1 vehicles for our business. Other than our personal We do not have nor need any spec a vehicles no other vehicles would be parked on our property except for occasional visits customers. All parking is off street parking as we have more than enough from our custom p g P y parking space on our property located b the house and barn. Our driveway is a drive through so you can enter from the west - entrance and exit from the east. Normally we get customer visits of about once a Week or less during our peak season from April through October. Durin g the winter months and early spring, we sometimes have no more than 2 customers a month. All customers come between our normal business hours of 9:00am and 5:00 p m Monday through Friday only. on a weekly to bi -weekly up our peak season we ship y Y basis. The trucks that pick u or dro p y off are normally dock siks. We also have UPS pick up and delivery of size trucks. about 3 times a week during this time. During our off season, November through March we have maybe one dock delivery a month. Again, deliveries are scheduled during our normal business hours as stated above. sales coming from the sale of products produced off -site runs an The percentage of gross g p average of 10 to 15 %. Home Occupation Explanation 9 Our property located on Highwood A venue is zoned Farm Residential at this time. It is very about 4 acres and secluded due to mature tree growth surrounding the property on s. The fourth side of the property borders on Highwood Avenue, and the house three side p and Barn both sit back on the South East corner of the property. As Homeowners we take great pride in our -home and have made many improvements to the home -and through landscaping and upkeep. At this time the Barn is used only surrounding property g p g p for storage. The 2n floor of the barn is totally empty and not being used. when we he roe it had been vacant for 4 years prior pur . The barn had not been kept chased t property rty in* new fluorin on the 2 nd floor and did up and we re -sided one whole side, re-roofed, p ut g major clean up. • size and la out Due to the location of our property, its siz y , we do not believe our neighbors will even notice the day to day operation of our. business. We do not generate or use any hazardous materials or chemicals of any kind. We do not intend on changing the outside of the barn except the addition of windows as noted on the attachments. We also intend conforming to city code in reference to any electrical updates and any other on the barn c g ty s ecifics deemed necessary p by the city building inspector. A plicant's signature 00 e Cullen a Lee 14 . .. . �.__ .. _.._.. .... .. .._ Attachment 7 LICENSES § 17.21 y ' license will be automatically suspended or revoked five (5) days i after date of hearing. (Ord. No. 324, § 8, 6- 22 -72) Sec. 17 -5. Same— Period of suspension. When a license is suspended under section 17 -4 of this article, the period of suspension shall be not less than thirty (30) days nor more than one (1) year, such period being determined by the city council. (Ord. No. 324, § 9, 6- 22 -72) Sec. 17 -6. Same— Mandatory revocation for certain Code violations. i When any person, partnership, firm or corporation holding a license issued under this Code has been convicted for the second time by a court of competent jurisdiction for violation of any of the I provisions of this Code relating to the subject matter of such license, the city council shall revoke the license of the person, P P corporation partnership, firm or co oration so convicted. Such person, part- nership, firm or corporation may not make application for a new - license for a period of one (1) year. .(Ord. No. 324, § 10, 6- 22 -72) Secs. 17 7-- 17 - 20. Reserved. ` AR'11CLE H. HOME OCCUPATIONS* Sec. 17 - 21. License requirements. _ (a) Home occupations shall require a license approved by the city council if any of the following circumstances would occur more than thirty (30) days each year: (1) Employment of a nonresident in the home occupation. *Editor's note — Section 8 of Ord. No. 627, adopted June 27, 1988, amended Art. II in its entirely to read as set out herein. Formerly, Art. II comprised §§ 17- 2.1- 17 -25, pertaining to licenses for home occupations and deriving from No. 521, § 1, adopted Aug. 23, 1982. Cross reference —Fee for home occupation permit, § 36 -26. i Supp. No. 11 1045 § 17 -21 MAPLEWOOD CODE �` f (2) Customers or customers' vehicles on the premises. . ... (3) Manufacture, assembly_ or processing of products or mate- rials on the premises. (4) More than one vehicle associated with the home occupation which is classified as a light commercial vehicle. (5) A vehicle(s) used in the home occupation, and parked on the premises, which exceeds a three- quarter -ton payload capacity. (6) If the home occupation produces any waste that should be treated or regulated. (b) Home occupations requiring a license shall be subject to, but not limited to, the following requirements: (1) No traffic shall be generated by a home occupation in greater volumes than would normally be expected in a residential neighborhood. The need for off- street parking shall not exceed more than three (3) off - street parking spaces for home occupation at any given time, in addition to the parking spaces required by the residents. (2) No ' more than one (1) nonresident employee shall be allowed. to work on the premises. Nonresident employees who work off - premises may be allowed to visit the preen- ises. If an on -site employee is parking on -site, off -site employees shall not leave their vehicles on- site. If there is no on -site employee vehicle parked en -site, one (1) off -site employee vehicle may be parked on -site. (3) No vehicle associated with the home occupation, including customers or employees, shall be parked on the street or block sidewalks or public easements. Private vehicles used - by the residents shall not be included in this requirement. (4) An area equivalent to no more . than twenty (20) percent of each level of the house, including the basement and garage, shall be used in the conduct of a home occupation. (5) There shall be no change visible off - premises in the outside . . appearance of the building or premises that would indicate the conduct of a home occupation, other than one (1) sign meeting the requirements of the city sign code. Supp. No. 11 1046 . 16 . LICENSES § 17 -22 I ' (6) No more than twenty (20) percent of business income shall come from the sale of products produced off -site unless approved b the city council. PP Y Y (7) No equipment or process shall be used in such home occupation which creates noise, 'vibration, light, glare, fumes, smoke, dust, odors or electrical interference detect- able to the normal senses off the lot. In the case of electrical interference no P or equipment rocess shall be used which I creates visual or audible interference in any radio or television receivers off the premise, or causes fluctuations in line voltage off the premises. (8) There shall be no fire, safety or health hazards. T: (9) A home occupation shall not include the repair of internal combustion engines, body repair shops, spray painting, machine shops, welding, ammunition manufacturing or r sales, the sale or manufacture of firearms or knives or other objectionable uses as determined b the city. Ma- J Y Y . chine shops are defined as places where raw metal is fabricated, using machines that operate on more than one hundred twenty (120) volts of current. (10) Any noncompliance with these requirements shall consti- tute grounds for the denial or revocation of the home occupation license. (11) The city may waive any of these requirements if the home occupation is located at least three hundred fifty (350) feet from a residential lot line. (12) The city council may add any additional requirements that it deems necessary to insure that the operation of the home occupation will be compatible with nearby land uses. (Ord. No. 627, § 8, 6- 27 -88; Ord. No. 729, § 1, 11- 14 -94) Sec. 17 -22. Original license approval procedure. i u hall b An application for home occupation s e filed with the director of community development. Upon receipt of a complete Y P P P P application, the director of community development shall prepare a recommendation to the planning commission. The planning k commission's recommendation shall be forwarded to the city Supp. No. 11 1047 § 17 -22 MAPLEWOOD CODE council for a public hearing. The city council shall hold a public hearing on the request. Notice of the hearing shall be mailed to the owners of all properties located within three hundred fifty (350) feet of the home occupation at least ten (10) days prior to the date of the hearing. The notice shall also be published in the official newspaper at least ten (10) days prior to the date of hearing. . (Ord. No. 627, § 8 6- 27 -88) Sec. 17 -23. Renewal. Each license holder shall apply to the city clerk each January for renewal. Prior to issuance of a license renewal, the city.shall determine that all licensing conditions and city ordinances are being met. The city clerk shall revoke the license where compli- ance with the licensing conditions or city ordinances cannot be obtained or where the home occupation has been discontinued. Revocation may occur at any time that compliance with license conditions or city ordinance cannot be obtained. (Ord. No. 627 § 8 6- 27 -88) Sec. 17 -24. Appeal. The owner or his assign of a home occupation whose license has been revoked by the city clerk may appeal the decision to the city council. To request an appeal, a written letter or request must be submitted to the city clerk within thirty (30) days of the license revocation. The city council may revoke, - approve or add addi- tional conditions to the license. The city council shall hold a public hearing, using the notification procedures in section 17 -22, before deciding on the appeal. (Ord. No. 627, § 8, 6- 27 -88) t- Sec. 17 -25. Transfer of license. No license granted for a home occupation shall be transferable from person to person or place to place. (Ord. No. 627, § 8 6- 27 -88) [The next page is 10571 Supp. No. 11 1048 .18 � I I I . . . I I I � I . . I � . I I � . . I I . . . . I I I . . I I . I I I I � � . I . I . � I I I I I . I . I I . . : . I � I I I I . I I � . I I I I . . � I .. . . . : I I � 1. I Attachment 8 .. I . . I I I I - I . I . I . I . � . I I � . I I I . � . I I . I . . I . . - . . . . � � I . I I - I . � I I I I � . 1. . I . . I I I � . I I I I . � . . I I . I I . . . .. . I . � I . I I I � I I , I I . .. I I � I .1 : . I I . 11 I - I . . . . . I I . � . I . I � . 1. . � . I I � . I I . . . . I I I . � . . . . . I I . . . I . � I . I � . I � I I I I I I I . . . � I I � I � I . . . . � I , I . I . I . I . : . . I I .� . I . I I . I � . �. I . . I . . . � I I I . . - . . I I � I . . � . I � 1. I I I I , . � . . . � I I I . . � . � : I I I .. . . . .1, I . I : � . . I � , . . . � I . � � I I . . I . I I � I I � I I I . I � . I I I I I . I . . I I q . � I I � . . I . . . � . I � I � . . .1 I I I I �. I I I . . � I . � I I . . . . � � I I . I I . I . . I I I . I . . I . I I I I � ,� . . . . . � . � I I I � � � . I : 1. .. . . � I I I 1. . . I I I . � 1. � � '. � . . . � . I I . . I . � I � I I I I I � I - . . I. . . - - � � ... 1, - ..e,.,.-.,;, -,�,z�.*,--V;, -� '4 � I - . . . �,:­.,­, .,��.;C�-,-a�!,�;zl� -- - - a�,_�-`�;,iz" 1.�.Z�""--,�.`.- �-�-�,.'�� -`�f �' i P?-.,e�fr ., ." -, -.-. � -, -;--., *,---�,'�..'��,-",;�',�-�i,-----"- .. �... 11 "," \: �- .A-.-, 1. - .t��. -�"-",;`l K, 7---;--��--'i�t��. .`Y.��-,.,--",.�,�`,� ;;:.�-.i,�,..,'..�,� -�.i:.�--��--"q..--,-": .- - m -`�,�-,ij,--`v, -,,.--i- ',,��.�-,-,-m.,..-'.� .." snl� ill..`V�01-11.-�.6m.` -�39 , .; , .- ;, �-��-�,,�-'-.-, M", .-. .-. �.. - ..-. �.��`.�v�. ,2-.� . . ;.'., -- . .:z,---� �,...; , - 3, . �. ,: �- -, �"--.,-. -.'.�- . ,,, -,--' *`- . !,��-?.:,-.f.,-`--. . - , �t� `-�.--.6 - , ` ", - ,A,--.'.--- --,T.: ..�.� � - I !-� ,----.-,.,,,.tN-,-.* -1 � � I - . " .: --.�� ...... t �- --e-- - --- 91 �' - - - I ........... r.;I-.��.? � � : ,11.�, ,.;-. .. 21 � Ell : ,Z�,..�,�'-.'��-',�� -*:'V, ,,.,?--.,`,�'.. ", ", �, --.���--.,:..�i-��-�-"-','�.-.. 1 .."111 u - - ., - `- 111111111 I , -� `-- . - �'-7."`--,�"--," - . ,�` . . , ` , - - �` �',," � , --i,t, � -,.,- i. ,,, -..,r .�- --".,-., . (j) ,. C 7-,',� �', - -. .��?16-1' 5? . ; ", " _ - , �-t!.- ._ - 000 yy 1 � ... , 11 :0,-, - -.1z".". ".. - .1-1--... -- 'V - ,,, - m. . - . z -/ . - loll � . , - E -- A �- , , , , ,;�� 't; -- , , T . ..! , i�r . . � -`- ... i:ttl �.-d. ..:1.;.--.- - - - � - 11 - �.,-. 1 1 �-- . . . . . . . . � --1 .. -.- No - - .?-;, -'- : 1 Z, . I I , ", , � I I �1�1-�---., `�11�1: "' - -�- -`i-��f.'7 I -T`F'��Ir .., . W -, � - i -�"-!- - , :��l.,.7-���l""""" , ' , -;: . ��,:�-�--- -51- �W-�g.�, 11 I I - - -�L'� . ....... i�.. .-, , �-- " � i F I ,,.......,. -1 "w -,-�I , I I - ;- .* - 11 1; �, , I . . .; "'� - - ,�-� `� .-- - , -� I I - -,., 5, -, --`��,-�S'-�i' ��!-.,--��.,�'�-,i: ,'-,,��'--.S,. �, -.1; � ..�M:,j�,i. . . - I `M11,15-R, I . . �.�',�, I I ,:., 6 - , It - . , -,�. .. ;-,� - �;.;��, G N, I - "',- , "' - - ��,:;'-,, -.-.'.,�, � �,-� ;� I SCHALLER DRIVE -77;� 777-7= 777 7 77!`7 -* , -- -1 i. .` -, -- . — f" -7��i-��--,, -.- - -�cl �11-- - -; -�� C , , s � 7 = :!r � '�..`..-, r -�,., - - �Zzz .... ���Jlt��-�� _--;?,.. -1- "' -- . , Q - . , 777,?T;7,�----.-- �.-,! �t�.�'.'-�f�-`7---._'� . !��,,.'.`- .1 --'-'.'-,�� --,�-. P , I , -��.*4',�,--;`..'-,. -.".�.."��,�'.�,-.,�,��.-,.-�',�.,, �,-,,�.:�: ��iv,.!;--. - '�-�-.--_���,��'.1'.��?'.-��; -" -.--"`.,�-2-, i,..��.-�;`O.---...-e--,�� -�.,:-.--..�,--;,.,.,.--.�"-L�.-"- - --"----, --17�3---'-. ,`.-W--�z M . . . . . . . . . . . . -�, '-Ic .. — ---, , � - -- -;:, --j� , -"p � , :--,-- ----, ..; �� --. -,- t. , ., �,� _ . " ,--,,-!-":;-;-,%-i ,.- -� ,-._ " ,"-. .--- - --.-:�,,�"-i , -=! - - .--�-�--,a ,�-�; -, -.- '. if ... �- ,-- � ,- --.i4l �ii . . . . . . . . . . . . . . - . - ,Z, !i�;;s!.-,;,:. .,�,U�'-!,--.,t 4..*,��,� - , �.-m- .- ,,'--�.��,";,-.- , �,,��,�-�,,_,� � -,, f. --�-.-,-- - ' I-- - " - -- , -,--, ." - ... - K -.-- ---�? .: � ."?e--- ', a g � ,,-�.-,.�!� .-�, - lz� V ,-.F.:- -�-' - - ��;,�,,� - -.--', --.-. -,.�--"- . - - 4 - .,-2, - : f�,�'��-',,.;� 4 '.6.6" � , ,; t- ,�--- 5 .1�1 a -& ..J� .- .- - *OR � 1��tt� ` "'-� �r ,. ! �;.----.- ',-' '. � z - og - � :�,�� �f��'-';- R-� I I __ eg .- -� � - . v�. , N . , - " , , � .- � -- `4 I 'RPH- � -.t- -1, - .,!"- , .... �.-.i; ;- - -Iz,��;i. ' p- � .... ... �,, ., "r � �'-' ` N am ON a : W to %% I , - ,""="Mll� � - -� - e , . - k-� , -- - - I Z - - �- .. .... A �-- .. --�,;,--�--',, ' 1 - 4-1 -- --- � - 1 ---" Li�� � � - , - , �-..­­-: -... t:�Z� ; z �.:..-:.� tt- %� ,---­.,-;,. -, , ��.-..� . I . . . . . . . . . I - ..-I-1 -..�'. t - �, nll: ',r� 'z-'-�� ;;. - - - - 1 � S,;-, '-� .. � "'. -. - - I .......... . . . . . .. T:F It - --;, �-:r.--� �,� �t�� - � ........................ .. . W 1 I - -� ..-, .. -.,,.,t% 'a j�, . mv N; 1-- � -S,'�;4�,,K� 11 . - Is - .� ., :. .tl� i�-',-.."��.�-,�T�t.,-�,,-,,�l- -1a;1!1'.rN-:, �� .j,,.�-,� -,.`� , , _ ,_...., � . - , � .... ... � - , ` ,�, ,0 ii -� .-- I . ,-.-z,!-�� ., , -.:L2,---'�z�- a I �--i , :�i-,;..� �i� E - N , . I -. .. f . -.��:i _- --;.-" ."-��, -IM'ZI �-0214 TE, .1-..-1.---T.. I 11 -:F . . . . . ., � � � I --- .. 6 � . k . ". ". � L ..;.-;-' - - iR.*;,.� .'�' . , -, `,�. � ,* "... - -7 , �,;� . . , .�,�.:. ,�1�*,.;'�*,*;��;�-- -� ',.,� -i ,'. -I - " ;1-11,; . � , - - * — � --- �z--;1- -,- �1� -- Y- '11� �; . - - �` "I - 0 - �� .. .L.- I -W-�,�� - �N,:��.6i, �­.,. � , . -1- --- , --�� t..,1 ,;; .. - ­ :, -; -.-. 1i I -� .. ...... vwi,; - - - - - �, t.�� W, ..... � - -, �-.!"X��.-".��',,.�5.,�...�-,,.. g"�'.'i.., il-��. ... . .. .;, 1*1 ship -j . I . , ,�-, , , "" - - - - :�Q -- , -�:t� �— 1i -.. � �;,Z�.`�.'.,�*-.; i;-`�,- -:-- .-.� - �-,, `t� ---�- .`.-.'t�,� - . z ----�-"- , I -1. -'� -:,­��i!;,.�'. - - .-,-..". —... �'... of 9.Wc-,-�1111.411--,, ,;- -,,'j..,--,.--�.. ...-r-,�1 t -..' � I- - -,� . - - ,; .-, . - ? I �-,:,,g I — -,- 7 i - ��- .� . I �! Ili -- ,--� �.Ilz- t- , -,� -,�--� r'. � . . 1, ,, . .. �--,-; t--:;�!* - - ., .�, - �,g ,,, - - ����-. - -�'.-��� -,. ,r�"-� , ,- , ,�-�*�I � �i � . � .-��'; ; 7 t-.-� , -- - � �: - vs;!; I -�-- --, ; , 51:- , - , ; , - '.. .-, ". .-,-". I - -I-,- � `� 1. .. ---�- 4,"'I'6,� ti 1�1 . . 7. - ". - , - - .-- , "' , ,�, -- -7 7 , , , 1- . . 11�'-' - -- ,Z,,-�,,�--��ip� - .--3 0�-' I I . ,� - -!�,.�.,-.---�,. . - - � � �. - - - . � .... I'..-- - to , , 0 .. - - , ,.-- .- . .' � - ,- = 1 - - . I , - -t ..,'�',�.�, I - , - --,­ -.---.,-., - i ".A.- � ,,�, ..- ,,, ,F", .7 L ". -- � �i�a,`_,-.--,..�-, -'� i �,,,,-��: -,--,r-- - - - ' - -'A . ­.­-- -- , , V i�� -`� - , -` �� . ,.-.f..-, il. , - . I - , - - �� �,�� , - , .. � loyal ":"`��, . . ,, � -5: - � --.--.---. 1 -1-.--.. - . - , , -.- .-.; ------- - , , .- Q ��G �� , � ; _; " ; ;it -�- "I - -- . - �,M--, 1�. r - It, - ', - ", * � . - �,it, I .4 . " - , F ,�,-- ;0.0-1 �1- �� .2 ;z M� z , . , " ,! .. `f�� -,-- * I,-, - 7 -- �,� � e - - , ......, . , ,j� - . t,.;..:. � , - ..- .. ..-. . . . . . - 7 -��, , -� �-.'�h.'. � --;*Y..t:'-"', , I ". 0 I . ; .. . -�,-. .-� � tt,� ',.�.. � � - � ... -1�irl'.Zztii'�". T ?hi ,, - i "-.- . - - f,�, - . ,, ,, - I . - � .2- 9 N-Q. -�-K- - - - ,; R!" - � ,.u. I -, - � - --i.- -1-11'..-.1.1 --��q.�-...---,R- 1- ........ .. - - " ' j - , - " - .� , �" , --"��...' r ��� ,, �� - ;�?"�" - ""Z�-..:"�r , ;4�-�'�-',�-� , KO - -�, �..*J.:*�..;R-5- ��';-!-,-,;.�!-.� i��*� - i . 5 t� _:T:---,-. - ..,-...,..,.,.., . - .. � .. I . , 11 �� ... -� :f ... :,�-..,-.-�W * X . I � ! 1M, IN I -...- � � _ _; 1 �. W � l g � i�` --'L .1"', "I�.'� - .- � i.v t;f. - ,� ..... , Lw� ", - *� ,- , - --.-". ' -- -- -.-� --. -� .--",� - -- .t - . " 2 , -- '�-,�"--`, 17*A.`�,�� !!! :=.�,....� - ,.i�---i,--�i � , M - I: --- , ;, � � , , 174� T.," I - ." � .�..',�! . -.�� - -- N! . . . . - -, .- --,��,`� .,-.--.'� �, �.�. , '��,- , I- 7 ..,.� , ���;-��.�.�- - , , �r i i.- 1 .- �:� ,- 1 � g , - ". .... .. .. .. - � --- , ,��, . N" I .� I I � "N �K.Z,-M- N� - I -':�-.-"'?''��--." - --.'-,- "'��i,-*,�'-"!;":"-,�-,*,��:-,.".�,.-,��',-.,�-.,".-;�.Z,;,.���-:��"�-"f � E, A�k' -'� " -i,-,--0R **E � �� -%.� 2 I � .f. .�- � .-,t-.. I - - ,- - - - 2 - .:-:�W�k� I . S . -, � Y,�' .-A., . iT L �r LLEY V EW X -; � -"Ity .g. -f :,� -- --- ." , .5:�i- i , " � .-, - ;6 - �` " - --- -.- ". I � ;� g -.t:,. gi ns s ,a� ,020��.'5�!T-' - l;.R� . �j . .. 1111� - 't . - �-.'1-1!11 . .- -- 1. � ;.-,.. -�,,; , ,,,- �"`--�, - :---�`� . . . . . . -5��,v',�".."""t-��,'-*, ����.�-:��.,-;�,Z."�--�.,.,!""."-t�-._,t'- �� ,.--..e,...--�-'...--.-�-.',.���,,.�.-�-��-� '" . , -` I .-�:,-,�.-- g..T,--!-fz-�-,;-.-:, ,-._11--5,- �'.-,*�-;'-"z � ,", :! No - ;,,:- ., AWNW .�.� ,i'�,�..-�.--,�..�-..,.,.�.,�-,.�,A 4 .'' 7,7.",-51 ��-- t�",.,�,-,.��-�;�,'v ME �.-ItT--Po- ,-i-------. '..... ., .. -��..-,­� z K I R , % .. f. , , . Z� 5�,.� �; . I I Who -... .-�'--�; ,- 1?�.�_ - -,� ff.-� ­ ---�, .* ; R `g "' ,qe.s.7., MR " am ," , . " ` 1:i��31;,;.If , �,,---'�I,�,;.-,, --; ,.-.." :-'i - -A-;,T.!;!,-,.-,-��:--c�--.,- -,--�r -.� -� --.,.t�;1.--. ��:,-,,Is?.-, ., -1 V,'&', ----;' ��.--T -'--"--�-z-1:��-,.--�"i,-,���',.--', I -`90 , � �;=-.--i,�,! -, �,,-M,,--a-�-,:',72 .., - , - � a - , - * � � -1- I - ---e - of h o.: ., . - -�,fi-,, .---: ,,--, n ��-i-i�.�? ,'� -9. ,7, ��I�i�i �,��, ,,, � -- vl� �-, ..M-.7c--�' � , . �, ,,�, ., .-I ,"'N ...25-71".�� ---1 . �.. 1 - - �� �;, . �::-,-- -� -.�,--.---.-,�----.�-,--; --- . �-- qgff��-�7,- , .,Ve�;' ,, -.1 .... .. ., ��X�',� X� �',`,�.,*. 11 , - ` "; - '--f �11% I . - , * , - - 1 � � .,� .� .��v �`.; I ;` '1�1::- t" .. -'.1. i""X--.- - -� . - -�r- �-- rl, � A�X'. � �-- .,;,. 1 , ,._, ��.;�7i::,�' .D� - lt �., t- .1a - 1, - 1 � � -1 � . , -!:-- � *, �---S2�-� , , , ,,:, ..-,,. �,. -- -=:�,� :*- : - . �,.,� ,!,..,, " IM .- 11 p -- .,�,,� .��:� � I �--� q --*.- - . - �z F- -.:,-- - ,�.A'-� �-"��-, . "'� r �?*. ,. Ft-:G � . _ , , , - ` � �, -,,-,. - - ." '�:';:-:--. --f- ..,�- " -v.- I , ..,.,,- ��', � -, __-ZEI'..... , I-_- �� - �L -: , ����.- - - , -"t..I� , �'c-.-..�?-,.� -, ��,-"i� . �,-� �_ 3 � -f ;.- I ,',�,,.,,, � . Q ---;-, ti�' � I .i�l:-t". * . � __, _ -- .. � - . . . _, !,�' . :�I, - , -.1 - , , � . - - 1 -- - a;,zf- z7. -% ---, ....... .. .. . - - . . ... ... . , -- .. - ` - , 5:'T.�� ­,��C�-..'- ,�;,---`,--`� ....... - . . :�:j . ... . .. :-�t - . �� -­ -- - -- - _.�� - ... : , - i�' , � . - �,;�,�. *, -.�� �:: 5 . ,;�,;, . . � :�:- .:�, .. .* -i -- .,;�zf��. t-�.,I' �' 1:.,�;'�, ,- I . t ""' -- �1�---------`, . . , 1. . .";,:; M , �L -.-- � -.� -, ,i�, - .� , -, -,;--.�--�.-zn,-�--�--, - --: - - .i � - .., �, � ��'v 7 M � sr�� --- _.�_,-��---,,. .,� I . � .�, �:. .";, �..�".����.t.�,�,..---'-t--.��44.����.�-,,I - . . �, , , '-� -�.::--. , No & WH �r . -,�� " . , -�o - : i " " -, , — , -W - 3,:� WA �-; - m.- - - � - ;. E---:.-��.., Y -`�.� I . , ,- ::; ,,:� �xC. , - , ". -. . wl,M4.gt�-.�.:t.'.n't -r� � , - 0 -, * � . . .. -. . , - , . - -- , .. -, � li� "t" . - . �..- .4., --,�""-�'.�,,,--',,*,'-,-.,�-.- `�,-�*.�--��, - 1'11;�. ��.. .4��N.�,��-�� - - . -- -4 ` - .< .*,-,,� "'o t:-1 � - , --*�� -." -� �?�, .., -. -.�-�-,-'- -.�;. -- ---., -1- -.� -�'....-- �7 -4- � . . t�-.��.�. -.f,.-. J. - 0 —w"—"�—w — -',, , -��,..�..'-�','����-.-::'-----p.-,-- -F-,-, 14. �-----�-, -,i,;.--.---. :-,�-'.� nr �7� I? Nino " � . ��;.T, W W , - "!. ".. - , L -1 -, , �- , �,�,���-.--"�z��'z*,,:?.;'-'-�-'.'�4,;* I - ,�� .,.:. . -,-, Kw : � _..,� � ,.� - , . ----'..,-13-i.��. Cn .� - . , . I Ntt�,., ,� -K M ,,,, � �,� . . �� � _�,ti. ., �� , �, .-�� � � , ,� -.!;.. .--..- -..a-- i -i..--4. � .. � --j I Uri ,� *1 ...,"..2222 ,�,�S— - -.11 - - ---,.I .! ,�� I.- ,--�:.i� !�'��-,-�C . -, !,��i -. . , ,-- - k - -.� 'P'.- ,;::". --:,;; -.'-,,� . I - -- -- - - tq - f-' ..---. .-�.. �.,?i,--��:,3- F.5 -�� - 11111,�.,�.- Mt � -r�, ,�--� *---�-,-., �7 t� ;", -*�*: -q �IPI -.-`.'1V;1,1*-- - -- - ��5�30T - -�!L"�!, �,�" , , , , ,at . g� � ..." ---.-.;-.-!" , ---� �3` iL - '; I , , -�� . .%, , �� .'..- - '�4;:"=-,-�- %tt -; - gaZtt`-§-� ... , .,� , I ,."",- ,!Z � , t,., �: -- �2-' - � Er, - . .,�- .1 I g'w, , --, 1, ..;,-., ; � ,.� , a , � - , . ,... p - .,..,'- -.-. -, -, , , ,- r I '-��'.' ;:I,i - ��' �-� -.: . 0 tol M7 '�;�,: '--� �� -, ;�- ,,- -��-,-,; --- - �- , ,-,- - ` - - .. - . '! -- . - . - " , - - � 's,�, I I .---:!�, qzl .. �.. : -_, . . I . . _,_ *�:' ,9q .... ��z-�` � ..'. -1 - I :: ..-. , .. I .: .. I - '�-:,-- -, - 'l.i r - � "�7"� � 'G - *wz ---�,�.* -.-� % v --- 11 -1.,-� -,-.� �.-�--:,..-.�FF',-�� v lf.k, ".-, .. -.; [­' ;­ 7 �0 - ��V�,It .1 -.�.11�. I - .., . �:toi--"-- -'i� fA'l ; �-'11- ..---.-, ...,-�.,;, .r -�:,,,,. - -�� - ��--Yi. - _ , I - �. L-:�'i,�V- -� - ., .�: . -t:L . . 4;� � - � ". 'C " .. o .4 Dl.:-'-1.11�,-.1.6�. `�� �m-'�,S�- _� - - 1� �- -, - 1 "F --- - - � g, �� . . �, - .. 1 ��....:,- -� .. . Z� * --", .1 , ,., .4,�-�,-'� -'z"" - - I - �'.. _- , , x. - - Mo :.-: - - !M I . t ". �`1.11-1�4' -��!-, �� - - , - -, " , � -, MIT M �Om�g , --, �.-";F. MY U-; . ... ... , .- --iW �;` i�i'i��'� i%'-t` 1 -. . , , ---..:!, , - , , . % — �t , , -- W ,- -- . -.4 - o,: , �, - ;,,--,-_, -- . , - �- �f,:�-,�,,-,�*-�,l�c - - � . . �" �- � R ,� - 9R 9 a t-" ��'.�,�'.. " - - --..-�..-�;:tf�'e�Z-�7--- �N.,`� � �,,-�-�.�,- � - �9 .;.� ... � �, � ,; - .-* I -, -.�--'� ..-` `�: .';,�.� � .M �: *. - _ -,�� _ . _ . , - - - - ;--g � iL 4.. 'Ir.% ...., - - .1 - , . - , 1 I 1�-- ,� _., ,, ,� �; :I.- . - * -;* --,�..'� 1. -4r-.--- i , , . .��;!�. � ��'..�' ,; e U) ., . . . -, .- , .- - -- � �p- . I . .- - .;�--..- - ,';�,._;�,'r.'�-L---'.?�.----.'i�-�� Y,T ".-, -t� ,�".-Ii-- � �- :� -, , �.�-1 ', `5 ,� � ,� I ... ­. --,--. -...-- �. , ,,�.,., ��- ,1� ,., .*� ; -,.-'t�*I.� �-,.).. 1.-o--.. s*. " - ­�-��, 2".., . ;! !"31 , . , - .� -." , -'-�----,� �i - � . 4 �,�, "z.,';�'�tQ.'�.',' "�� � -.,;:-.., - " ;i. ". - S- . -1� , , �.�, ��- , � ,�., ,_ 17 -,� � , �, 11.1.1 - �.- � � . . -. , , -:� - ` X P,�-tt`�K��,' � g,-".: 7. . - 7 ' - .. .... " � , �r5 - K 2'. , '. , Kuz- - - `Q� 7 - .- ,-0-4 '. ---`�' ., -? - . ".., -- -7, -� , , . . . : , I I - "... -.- I-- ;i,,;-"����, ��*-. . 4� . . . . . . - , 1-1�.-----,�- : g�tg�.. I ,- �e% , ; - -�f.'�;' , . , ,�� � "..;i "t ;f7N , X:C"�-' , . �-- , , p I , , .-o! "*i ,-i", " k i�Z-,';�':,�,,t4:- --?� ., ---- 5A �, .��; ,�,72;;' I . '. - El'-k-! ;�`�L , .- - .07-P-ni;�-:� , �- , .Z-�',;�;."--,.. , . 1, --�.----, - � ---�, - Y-. .-. . t ,,-,� ---w, " ;' i .--� - ;t'!�: Y � -- 0 q '� .� . , :- '�.�11` - 1 , �-, � `�r �-. =� M�=�, .. � - "' ., --i--..�'-', ': ;;�-----.1-- , - �"�, f 7 - 0. '.-'-.tz;-�*�-K ��f-'----.-',R'r-Ag� ! .,:r,-�-�.-,�-t,��,.,�i.� . � - . � � ...,.,. ", � -,-_---,� ,--, - ;-.,� �- -. I.-- � �� � . - -1 "'! -I.-., -j --,* "', ", , .-- -V:-;,-�;.-'�' . - 2,1-i-�;VZ., T . �`,� ... .. , - -A --.E.', ,5� ,--"'"--z ..,, �, _� . �1;,� ,�, - �'� �,%7�11 lt:�. p - -, - Q 1.; ��� ���i ��`,` -1 .1 - - 1-6 - �--- . - �--.--� � ... �� - �m - . I I - . - ' --�,?!T �--;` 1�- - - - W ---.,.,, . I � ,.. ,.. ,.. I . I ...., . v 0. - . -1 t , . ��.. I .-i, -.- - tl' 11111111111m, I . - -, I iiiiiii "" * I . : ", - `... I I , - -- . � . ;....., . I . , . - - --- - - I . I r I . I � ..... , . , .. I '. I ! I 11 I I � , : r v ....... .. I . r HIGHWOOD AVE . I :0 ... �� 777777T77777 �.,�L —� ' - � '�Iil��,:...'a**!R- - - - " � v��,!,=�,:.-��L"-;;'�-�.�..,�,i;.-�-'�114 - ,� -,'�. 1�17� ��- �, . , - , - . ...� ..,.--. � ­­­ � -- a - . . it �4�i-n 1. -,".' �,',-�:- tt�?�,- , I . . , ,,.. .. - j,. �,,-.-�!--. ,-?�-.' . ,- - �V— -7*.-.,� , , - Lu � I —, ,� ,g�� ! �.-- 4 -11�� . 17t i--P. . 7 --j'J., 1?-�- � .. 777777= =--.'-%'---:�'��--T�.1� �, �;".�,`,�'�;.- "--;L _-�--F -.,,,t�,`.� �,�,.L . -. � ..- ,- ,�� ... , , .t� `�`ff-r-i"*- - --., - �,;,!, -- -Y�--�---, ,, --,��-'.�, � I 't �7�. '. -,.,1-_' -',- '� _� - � - !�,M'--8 � , 7 .,—� 1 - �— . — �-:, '..., � . , " ,- - - ---�� -,-�� -,---V --�. .-A - %-.s�- , - --- - , � `--.� '�- . . � . � . � . � . '. j � 4 ' - ; ��T, ie",�. ''! , - .1 � �-�, :��ji, . . . . . � 1. ; : -- . , �:,i'� �5 " �,�-�� - : -4- .,,r, ` " . . �tp - ;,�.-�#-"-��& or . . . .11 ,,��--; 't. t -, .. . .. I 7 ; -,..�,, .-.-;t-,t�--�, 0 . - - 1 - -�T�;�.'�.�f:i�---7-.---.��.��..'I'.�.�,7.� � �� - , �, ': �' -- - - " I I 7 1 7 ..-,. -, -,!,� .... L� - -,"_ 1 ��g .- I 11 . 1 - - - . , �-t . - . > .� � ----- R-z � P1:Z*.iZ`t�.---. 91'..-4-7.-�: .-. - - -: . - .-:,��,-,-��.�-.--:-"�,�--�,�,,��,�,--., � ,� � �-, , .,%..-z, - - - - , .. , - .. L... yq g �Ml � -,.�:�" - , - . � I -- -, K� , ; �t , �'-. - 3�,�?.�-.V.ZTNI T�f I .-- -- -�!-;--.-, � - �y -.�` .:��t��f . .��: .��,: .�-��: - - . - - - - ,. -�6 , 5 0��W , . .. I , �, ��§X��, 1 - -�. 1- `;:�'." 7-1-1, 1 1 1'1 - 1`1 "D -;;,--.1-,---1.. -�,Ir - - - g i� . - - 1�,;� _,L -.'�.-, ' _� 7WX77 lum - WE, "Fou .. - -,- . � 1 ,�.-. ,',�_t.3-7..." -.z- ., , - - . . W- - ... . ...... . �. - -, -�Q�,,�, : ::"-�.�.i-,?.�,t��&�.�'." , -..��-�,� M rr �., - -- ��....-�,.�-- - ,i,,�-��'..��:- -- 7 t���:,*,.".-,�'�.�. , -:�,�;.�"k", ��%t;*. - , , '.. .. ", . . � , - 7M., �;.Tl-�,.�. �iN- - ,-�,��, �4'7 1.-:T-Y .--,;-, , -.� : . - - . I ,- -�. --�-` , , �,- -,�- � 're , , .. �-.-i-�(,�','--' . , � ," -� ..,'��Iiz�,.: D a I I A; --. ::,r , . , - � ,.V:,, z,-, � '1-1-�K - M :. N'_ - 0� --, . ,,,5 �:�� -2� ,., .r .. -, , ---�� .�-- .- : . 1L - - ;.,.�,, ------ - - - .- : . -, " I I , - � � .. A -�. ,�-- - � - - - : . " . . ", - - . - - - , - - --- - -- - - -7 -- : . -i �jt-r g . . � : . i4 �;1�11:�.-"��-,��, �"7..��'z"*.';.-,i'P�'.-"�--��,., � Z��,-"�, - . � f. : p';K : . -- �, t ., ; -, i�trl?,= � , I a -.-,.,, ,z,., ,� -�Z� t, �-�-g��-,-zx��-,' . ��� . ,", � , .�-i- , ., 1 HTNN� e, ti, . �- I.- .. �,.' . -11,, .-- --� 1. .:�.- -P�, . .. -- -.---- - -�: - .;. ... ... -;.. - -� - -,����-�:-.;,-i-�,-'�'��,�,t-.-.-7��,--',!;� �. -,..-,. �5 ,�7�� MW �11 I � 'i- " . - 1 - ` - --. - �;. w L -- -.-.,i;v-,�;� .- - --� ` � -� " �:�::�-�-t�-,,,�44: - -- -- , .f � ,.� s.- .1. : .'�,�: �, . ��, 1 � �--, , - - .1 - -.�',-,.�,*, !-"-- , - :, m% , .�� � - .-,t-,--n�---- -. ` -`-!-�, -,..*,*, -�---',--t � I., . -�;�,--'. . S " t--`�4 1'..; -�',� - -1 * - .. --. - - - ,; � , q , I 44B. � ,� - ,&�',�, * `4,�`A-, �,�.� i-�--�b-,':�,.-";-5�. ��-,.2?,X", -"�`-,�- "., -� �� '.' �� , �. .* , , .- � - .,�N,,--';-.- , _-,.-- .�-`� �- ,., � Y'� . -',,-; -� w,"t, -:,.:� - g r.,..�.�g- --� .-.---.- �-�;, ." f ,� 1- ;:.,;-* ,RF - .f. - .. z � , -- , ` -- , �7�� -;,- - ' " ;:, - , '.-� 7 'L��,t-*.r, 4,0 ,.". - .-� .,�� .* - �:-,-:!, -. ,", � ;;�� - .-. - , I - ,� - -W--WW 5w .'- 1, - K - - --� -- , � - � -.*--- - - - , " ,�z -�; -�.- �- I 1. t ;,el . . - , 7 t . -�� -'�,-1`�:;1. ! 11-; -..�.-- t- I �� -% � - � . - -- _� - - ; �-; - ----f - - - - . , = ,.. t,-3 �� ,,----, 0 L t;l ��- ;; - ��,-"�,.4�, � --,*.'.:�:��-,�-� k �,5�i-li.`.`�i�' . 1 __ W- , - `� '.- -"�� -;: a - - i,- -;-Z,:..!, � "", P.. '!� .* ,:. - . .,�11-1;-��-: --- - -. �: �;, ." `,-, 'R � -:�,- ..'����,�!;"I.,- lm-, .-.�- �3�14 ., � .-.. ....... . 1-1 ... l ",- .-,-6,10R;...- lct-- z �S-�-V�� ff'. , .. - �,'�,. - -�--,1.� ---�Z.40�-, .--,.--�,,�-,� C) 441, to !"S.' 1 -'..- ---,.� �iz �-'.., 249 "`�-"��i�*" 1-.1--,- ,*M.. - -.1 I " - ". . . �� � . t­r- "�..., INT-W - �!r �'�z�.�?".,:��-i'�-'�t-'�,...'- I -- I ��� ����. -n �4�� .1,;-111t.- - ��;� . I ,- - - _ ,-,,- -1 -i'� - '� - I .. . .... ,-,,,'�--,*Y,.�-'-��'����,�-'."p',, � `:.- " .�2�;*:r,.� 11.1..=,� ,-.11 I 11�` - ---I.' � ,. - Z,ij.., �; ,I .., — -- ---, I , . . . .��'F. -.`! -, ill'--;..-.,, .t".., -:,-'z.` . I I 0 44� �0,4,-��'."Z�-. � , -�F .1 � �T.- I t � ...-, ,.- .:��-::,t �'.�'.:T--;2:�--- - * � - ,:��---i��.*.,��,-- ".., �.---'5'i-.L:-. M .�.--- E., ,k7 ,....- , *--- -? -,: -:,.'.��t�.��;� ----t, ,;o .1. .. I .1 - : - , --2-:.�,",,*�,�---1 -7 ,�.,, .., -- 1 -�t.4� --..-., . -, -:� , * -. - - , ': , !r�l�,� .t_ �,� t-" - - � -, . - ..- '.. !, - - - M j .,� t.- -f;�� I - ":t,-.,�� !�,7:`-�-'.`1.1�:,!?.:� 4 . :, .---.: ��.--..i��..,.,,��'-�,'-.�'-r--"4-��,-,�,e � . . -., .�Ik,.-'�; I-P �- � - t - - , �,.7-, , ag - ,` - - - , �. �,-�',-, sys 1- Q , , --- ,- - - � , � . - - , , --, '5 -- �ii:tt%'. :-,'��4 - , - , : .. � -�.:�. - - .':-,' t' ' � '� . . .--1 ,� �� . -f�z; ., - , , --�- ��.�,�,-��,�'.�'��l-.�;"Ez��'-',�, --', - . '��, ��- .,: � . . .. - . ----��- - " , , 4*� � .- ,: t . . - .� - . --'- -� �---' - .-":, - �'- -- , "' -- �-!- ..� '-�,`��.��2�t ". .- " i� -.,-.; '- - - -- - i� - 7 - .- ,- z -, .� - --- .--, - --, ";, ..,..-'.,�':* ."," - .�, !, -. -:�f-` �.. : -7�:.;� *_6 _-, 15�� -.."O-1; -- won .-,.,, . - . �- -;� K; �1�--F - I , -.... -�,:.. -- .. , .. - m r .. - - - - .; - -----,;,.-4,-7��,.,!.'-�-� - �..�;�.:i�.'.'l'.��'�'�"�'.�,.":-, ", -�,�-..,.,.,:`.' -,�L,- --- � . 1. - - t WOO - - �- X ..,: ---� --12--, .,--..,�4: .;:i�.,.,!'w�,x,"�t'.�f. � ,7. . K,t - ��r"I..,-:�,. ,-tif z. -t1'0�'-.'-,�,`,',tZ"' ;�Z`-,�,,� --..,'.I,.- ., A, -i --,-i`; --Y.Ir� I �: �.�-.-,;',q'��, I , ., -�-,; .; - .5 - �-.� �-', - -`� 1 .7 01AWT.; Ht--.Y-�:*�*: 'i -1�1 -,,.-Z-�Z.�-�: -- �'- .--. IX "; `!D7'--.':`� -, 1.i 1- ....... , . ,.,� . -,�,�'- `-�1-.-,".. -.'�"v`� �t --�� - ��- --.- -�".-.�,.--.�".i;7:.�'-'�'.-,�.�;,���.--,,�� �, ,,-, -;1-1-1rk1-'11- - �.. zj�-;--��;175 -..--,� .'j�� z ���� Fr? ?, -1�1111'1e�� �n-t-1-7- � - 1.tj, .--- -- '� ; --� -, -. i - �' 11 ,-fz��,'.� ,' 1.�. ',-'-� - W,.�'-'.-*;;. -,�. I ;,- �i,;. 4:� �.� -,�t_,�.'--J-.. - --- 4444�2� -;--.- � .. - ... �� I -- '- , 4 -:k .. :* - ---7 -���,,�'.�-!�-'-;�.�.�'.,"-����---- `�,�t-`—�t- -�'..._m .! - "' : I -.., , 1, , --� a� ..- -,, W ---.i,'.e - - j -.?�'.�, ----z- �., ,V�`, - ,. - . ,. , -,.,. � . .�q, - -, -.,%-!�- -, � � f,",�2.`.*,"��c-_g'. 9'p.."-`�.- , � tl�o:,�,�, , z ,L:r-�.'�� ..'- , ".. -� .. .�,..;it.��_-,��.�'., .'.." ,,��.,; - I -..�', --,4"�' - - . - . .. �7�7 i, .� -!6.�, --4., a : - k ­ 1- �, - ,�t,;��-,,�.---,-,*,'� --�-;,';,�,,�.,,: ,,--c.-���-��F. " � '� - -,.---�-, - "� . Y �.�L'.*.-.,-... - I - .- ..i - , - `�7��` �"4��, � - -; z,r*,',,F"` I �, . .'.`�� . ." -Yt�k,-.- > :--".`,� -�z.'�-�---�:.-y.' �.;z-�,;,,� . 7'�..�, i-.',.�- �--Z-.!-;.:��.r'*�`-'F` 41V IF ��.:�;�'-�;�,,�,-'�--�.,'�;-��,!��'.'-.--�:..'� . . . . . - ,�4.�',5. � ,�::-- ---.­'w-� : . -.-,,,,,-, . ...... � . :-- , ."'!t, , .-,'. -, `�,-,L, . -� � - .: - - -- - , - .- ��-�, -- -, " , .- - z � , . - - ,�', - ,�.-�-� . ,�.'--�,'-- -!1E -..-,-*-��- "� - . ., I �.,�.-- , . ., _ . .. -, -en ,.,�--,-.-��--.,,�-.-.��%.-�.��- - - -�?, .1 -- - �.- ... t:.�,,-'-i�!--.- 11. , .,.,-. � . ,.-.�, .,.W��--'o�,. -1-11. -- AN - -I.' W.. � - . .- ��-,�.,- .M'. �-:,�",----�--: .-I�,"'..".'-� 1: "�7�"--,'-..��.-,."�"",-�', -'�--`i - -'-.. "z!'!�.L-,�-, -0.",,,� --;.-f.�;' I !-,--1--.-1-.1--- ,.7 �,Z2.-.�,.� - - -j,,"',­,�­t� .-.. . � , �, 5�� � �� �.", . . � .. -- -----f -- , -.- I .."', % � � -,�, - :7 , .,-. -.----.�, --.:��Fmvqm*�] �� I �,.. -,-.: I ------ � ; - - -.. - � - - ,7..: ., � -- � i� ..-. � �-: ���� I : -;. � � I -, ; , - - �-'�-.!� -" ..-:--,.,�,--.�--,,,��,,,-�,�-.:. � : -'�,6,Z1,4-----�-.--t-.- ,- . =54251 own -�' 't .- I �Y.�,.!�Plll -.�,,,-� .,--: ---.- ,,1--�:,-Z---1---.. - — ` - .I.- ;�Z,4;=-,, . ,, --. � ! R . - -tA,`.F,�--,-,-,;�` J..A -- .-� - I 4 --- r , - .-,,�,` r--., �j W, A��. .. F.n.t--Up :a��. -1 - .:- , . � ..-. .�.r .. ...., - � ': , ,,�. � _,. : - , . �.,T � - --1-- ; Ww� I . , ... �.��:u ... 4"!..',�-��j�-. � 1 N."N - V-,.-::-�.-:v-!!��O,-�S-P -:Fl. �� I -­;;.',. 1-. � �V� K, - -:F,--�.'j.=�-., -11-"-.,;,---ml� , , . ,.--.- - - I g g m . . 1- - -- -� t -�,�-. .-.,..,� g " . " - Wj W"I"s 11-1--l-, -,.5 , - - - . Zi - I . " ,4,�,-;%.z"":�.�----'�'Ir"!,;r�;�,�", 4115- -- - ,� -� " , -.,;TUi1R1-.1Z:,�'--1JF� � - got - I I 1,1-.1?.1..1i",1'� �. Z, --,,.1.` I .."' -- � t, * -,;Im , , W - - - - - C/) ,.�.-�i;�`,��!�, ,`�;� � .- �- , ""7�i,�-�.-'-.-�l..�.','Ct,�....'. . - j�. ,V.1�1'?�7'�"Fl- -.4 `.- - Z� -11�-� . -1- , `�,,,�'�'. I --1 "'. - ,4,j ff - --,7 . ...... ;1 1- ......... - 1�:,"- ;1,-.",--;,1. -- . . -1 ,12-01 1 1 -..- .: . ", = - " �§g�--- ...... �W, ,- - - - . - , � - - --�----..-�-- � - . .- ,� ., - , - i - �,,. .. -, '. � - �., �. R. - , . i ....... .� , - " � -.,- - � - - .-I.-W-11 - - ., - .- . .5,5� . , AMIE AVE ,:z.;�-,�,-,!�7.,-,-�'.*�,',�.',�!', -��4,Z'In,:.! .- �.,:. - - �'. --4 ,�.,�-..r.��,..--,��-�,,---�.,-.5 r..M i�- ; ,:�, `WMO� , � -.-N.- � I - �',� I . * -; .. ��.;�;� IF31 I ,.�'..,- � I - -, - " - , 7--- �7�� Mift �N .�t4*-"*:-,.--.'- --,, , -�--, ---�� , , -7�i.`� ,-,42 .,�10-'-* . . . . . ... : - 1 gas - I. I - 115�1 ?�t� ....-,`�-.%'S�'.Xtr- ..I.- .� . .".- .! . . -� ,�--- . . 5� - .., -, " � ... . ..... . . , � " --11-11 g -.-.- .--� (n 777w,�z-.�:.f-,-�=-,-'L��..�-:�,.��,�-,�-,;�� � .11 I -.,':':','e���,t;.�.�:*-.'�.':-.I -.�, ... .... . .:", . - - . � -.; 3 .- %. 0 � , - ,,�.7.,-..-;',----�gM�----,:� . '...., .. - "-!. ,.�, 2 - - - -.---.��..."..*...:,;: . . . . . . . . I. '�, �'�S` N ?. . - -� --.-�� .111 e: ��;�-7.�� �--.�Z�, 1 2�-�2 A 1.11-;,.,11'1�� ,�."'.�i�',��"-,-r.:,�,--�--..i --- -.� -e��P� 1 ., 't . ,� , , .tiz�-.� n,�-�.-�ag-." ;-.i�,--,F- --�--;�-,. ...q-,g--,-�-:�-, . '��.-"�.11��-��",�,,�*,�.�.7�'f�. , -` -;� -Z . -,.:� ,,- - �,,. �.. ,.. -:`121." 1.1f:,. I --:--�=-�-��T -. � -- - �--- - �f. -..:p - . I 1 ,-�- --- --;r, - -.,,�i�,� .,,�.,��k, -. ' t �- � .�V:�l R - ---- . � �-, ;,fz'---, ,--,gi! . .;��, -, A W - 51*�;ik f, I I . - --q -'--�--� -,�*,` '.%.' ',��.,� �.-.��,�,zae�: :f - . --��.;-?;iF-.` - - -.� .1.. ': I .-I .1E �tlil -� -" - . , M �. S�,;� P.� 10� I 4-��L-r:�.. j,f---�--`--�-� �-�g,-,..r,z- � L,-,��,�-!----,TF .-'- ��-.%-�" �---.;, - . ,_,g " .- . .p., of . . W=� W I`- 1.�, - ,.-.� �:�` -,- � WT I �-�. oil 0: V7�� 77 �� M ,�;�.��"% Z11 �� � ��= 90 i - `-�'-` rri-,-;z�,;�;�, --...-... I ..��..1.:�;- , ,�--`i' 'r. .'-'- "­" ­ - - --.r."-i-�� ..- " . � .; , - - kl�'-��:.,��.Iz;pl- !�.;-,5�7-�---�.;.-; ' - - "on qmt�� ..;!,. - -,. - ­ -4-_,�� -.- .'-. . I -g -1x,.- �� ­.' V � � -.. 1111-- - � , , - , -:-� -1.1 �- .,,-,-,... --., zL - - -- -U --.'�-& L 'M , -- - "a". " -* ...-.1 _ .�- - -', � -,,� 09�%*- mm".. 0 g� I ,:� 20 - - . - I � ,--.-,-- .Z -,��, .. V, ... I- - ;�.;--�,-, tr--.X.Z- ;-,,.-.,., -. - --- �1 � 9-61 "' I 1�� . -�,. - - .1 1- � 111'� , ,��,;z�.4�4.jl i 1 ., -. I' ., . � . ..-... 1-.1 --..--t-., . -.. z - Z. , - � , - *i� .. --'. - :;--'4,..?-.._ ,- -, r " ..W-tll��,-. . . � ...- - 7 - - - - - I , 3 'I 2o �. --- 255; `� ` ,,�- I : . t ,I ----... � ,�. �, -.-.- `�,-,; "l � . � �:',', �-;�"!, -?., ',.-'�. - ---, . - - � ... L.,1- -- 0 .. �- --',-.,-',��!�,.-�',, -1 , --, .,,., j g�.-�!-,�-',�t-,� z��7.i . .- i , � ��`; . . . I - ,.'; ,,,�`- .,.--*� -- . - , 19AWN ; W . . ..M . 1 -7. � ��!., I , , --. - , .. 1, --- - - ,�-,- ,!,`,'� i�."zl;;� -�":?"�'O-�-- 4.�� �L�.'-,-'� At N":"g" '-�,� - -.,�- -1 -..- �:;�,:: F _ %,.-e � , -, - - - �:-;�72 - , 41 Wt .., , :�� 5- .:, - ,� .- � �- I "" M 5 0 �"..- - � 1-1 -- _ _.. '!, �.'.'��- - t -7'Z"� ,- i -, "", - - ,�p�Q . - - 1 , - , . -- Is .��. - - f R . : _E - ,--.� 2� � - , , M � .."4 9 � Psi W .��.� � - - 111��`------ �,k'k�*`; ...'.' -" �. .-�p �':�,', �,�,,,� - . - -7 - - , -- - '- `�-. J�-'�� '5�, Z����. --- Q�`-� - ., � .�,,. , 61 -.-.2 9- � -7-41v-OT,,��,.t .,. r�r*om,:�M,,'.-�. '7t- -:.�jt�..,," . - ., �. v - ! :j:.,*��, - �-, , - - - - Nt.%'�"-.' - -.- - -- ---L -.. , - - ,7 - *5 �!.:u, -,�.�. -"�� -. , - -�,: - : - " , j - - IRWRIf to '-�!" : 1z � - A . '�-,-- ltr-ltlf"F�`-'Z.Z-�15 .F;�l��.�.��&, - ,,-, �-5 � - .51 W, - - 5T - sl -�,,:T i, �- -- A � .�,- z � �;c.�- T, -.i� -� . - .., . . I - . -ir -�7. , �t �*. . . --..� -- �.- . �!�,� --U ; .t. . . MR - .'�.'....�!�i-;�,-.- .. "I �� 1- 't. - 47.1`1:1 , -`t�,� y�,- t- .k . ' , . -�­M.7�c� 1.!� � .! I - ­r , .. � " - -� - z , ... , -., �, - *`�.--; ,� j-mi- ;T",-,�.-,, -,�,-.,-- �47,--kl� - �n � .�11'0?'M ' � . -, -G, I . -1 �� a 0 4&.Ap :tc-y - , , ��. -- t , �% 1, , 1, ---- vi - -,� - -Ar,z*zl 39�- I-'- i � . . Tn-a .1 ,- .,.,!: . -- "' .. j X�� � ��, ME ;.- i i �,`. - " a-, i �- ,-,:. �f' 7pr�-gzaif� � . � - iR.�-�,, � ��-�,-�-,�;�--.2 R�, . I N " Cl) : ... . ---. 7 7 -- NK.� &R�� ---,�� ....... --. � -- r�r � ..., . �'. � W , 7 1R- -01��,- . , -�-. - �E � -;F�-�-!: 4 - 1�--l'.- �. v-t;� t'� , ".. .1 :,-.,t'.1-'tt. ... 11 - 1, -1, - (P N&M � . . M . . -- I.- . . -., , - , - ; '?' - ; ;; ;; iii; I .... . - - ��, ; : - 9 z � - ��-, , W . .., �� I . . z .Z�-"7�10' 1�4" .- - �:, . ,�� �7 '. ., �,,, �pA?- - ,,:��., ; � I tt� aw may-n Cl) --4 W . I ... -.., 4 I- � :Z-I�i�'�-'r'i R 1.� . � � r ... ITZAVE > C popmo go uww-;7�. ��v��'�,,,- I . NEIV --4 * !; Q a , . ­` :MY-4 . 10'41M'Ri" . , ,2 * '% � � .... A- -1 I-- - ... t,&.� (n, 'N ,1 44 1�� - - � � X 0 _ww" " 1.,-,-, t�..�� I �--;;-�� � - � I -Z.. tw� I - , .... 1- � � ,--� ,�.14�-11 i�� . I W a- 1 -4 ; ,;,7�4 Z M -,�i - -k ��.-' -�,--%�r..--.-tif -- - 7 CD ,;-.- �-; � ..' V , -- .- 't.- i.- --, - -..:z.10�,t�.,. -7 -10M .k� . , ,� � � . �-�..-- - 1111� - M ;1,1-1-11---',�- - 7 1 - 7,1T1,E- --�--v,,'-F -7,.7.�---- 1 -, - " .. .. ,.,.-, 7�-� --.,. ,,,.�� � - �.,� -, �rtt% g&, �---.g---� . t�,,�--�'. F 1-W � I ........ -4 — 57 iftmm ` — 1-1�-, -- I-,- .-, `2;� , 1r"' '0,�. r ----!�R� * -4�� av, I - .zt�`tol---7-� 1 11. - ,---... .. Z, I 11�-�,-i�_i;F- . ". - , . . ��-­--.1"o-'.. ­­ �%-' ��, !. M "-'-' " --1--.", -� �L "-- A Ye e (n .11 I-` I--- .- I I 1�. -', �0.v �--..--F-�, I k�-.---, tn . I 44.� �:�-�'�,��-:-.;��..V.T.-�,��*.-�-.:,z":"-"7,--�.�'!�I '.1----2-' � .;�4-,-;-:-�5:,-�-� 2 �-',"` 1 ... �--!'Z� Z�:M-iv;-gV! � ":� -.1-- -.E.- : i . � , ::- - --'�,- - 1-W " - -s- I -5:�11 .- (f) , .., 1 �,--� - 1, - ---,��--, 1�. . �` .I:-- -, -4iUi6 -, I 11 �-..- I �. . . - ; 1 I ,7,�.,gli!,�,6�;s 151-v- ---- __s_ rt,,.� �.� �-"..--',' - * , . -.- I -`,'��.: , , :�- .. - . I 1-1 .-,�.-�4_ 1p�'--; ", �, '- � .. � , ­..".. � � -, --. -,� -, -�-, �,ZR5.R"I"r .,� �� -z� , -%�- �Z;�,;!�--,-�, . I . 1".�It'.�.'.�-'�-�"rle �Xk ��_-, �11%--L:�� � , �� --4 - . - �1 1 �".R �, 0 !�-�, I - , -- . - - ,5 ��N.R L'. -i'.*, . - - -- ;; ..:.,. ; z , v�lt! . � J, .---M&-41"�t�,- . K� - r i,.; W "A'Ro' .Z-,-� z Co S L , , - - . .. .... K4:.- -- I- - , "� � - - �� ---.- "., ; X� � - . . A .%: t -- ii - .1 ., -.� . ,­­ I - . : . I- 1. - .I-..,..--,- ��7, .;,.. ��,��- -�� ----.-,� --- -- -'L- - ,�_§�LM�� ?3;x-- � - ,�� _., ... - i z - --, .- .- '.'M - -����i�-..,.;,-,.,�-.�,-..,---.���- . - —, , I . ,�- - .-q - �,�-�� - -- � . ... - , - - ��---.-..; -, `-- -1- - 'A -, 11; . - .." .; I �:= I I - .1tv - � . ---- &B �-,i 77777MIA.", .;_ �--- , - . Ell! - 91'�. 1� . -.-'i--3,gZ., I �7--ll - ,; .. -:."r N�J,� ...'a -T�4 W& N �- -- . I ��.,7..- --'- - CD -,-,.'��-,-f-�', . -,- X �2 �W -­ .. ,� - .... ­ RN M ---.,... !" J�!-' ,4,,F.4� :, -,�,��-,-- , �' -*��Zz`-'-q�� �: t - .-� r,;.-'.,�-,L,. , , ,� - I � "', "If - f - -,*:': -,, - . '! pz I - - -.. ., � �� - - ,-,�.�'-�-..�-� 'A"'.", - - ,-_�� ,_-i ,- - 'T . Es I . -� Vi;��-� �izz,---�--.�-7.;-, 7� .,Zi.-,�: Z�T.ft` �-`� '? . : � ,-4*.f�'� -�,-�- �R :��lr--.1-- - .. - ��E;11 .1�1 --iR71�1�`�� I - t -`,%, - - : , -� --- -� .."�:7',� � -;-�-,--- - V.�F. ,�`�4wm;r: rP,!-� -,.'��'. --;t�ie��- I , " . �_ - �,,,� �-.-- -, .J - " � --- Q . j �; - - , - . . �-111 , - �,-L .- ��-- -, -.�,:-Z,�---,��;r-m 1,-,�- . �: �"-, i , �-,,,�.'- . z -,�- � � . K� - �z. .�---,-�, -� , , :- 'v I . . : ��.-...,'g 35i 1 � �;L- �0;*S" �-,;,, - ."q - �?-Q,-�, .---,.-NK - i,�� 4, " --� 1�-5.11�. -�i �p - I .- -I.'- ,�-� 6- �m . .Z.- --.".. ' �j . - ��'.e-�t�r---��-�-�z.��9?�.��,,�- .� , ;;;;;;; I - . 0, gog 1 M110 - K ,� , - I §�:W, - � I . . : , i:"-,- , - k -� . --- I-- , M., .1 . . , ,- , - -=t - ;�. - ---- - .. � ... �.-t-." z itwll �� 1; &4- -, - k , . � . . , -�-`='- � 1 '.., -,- I - . ,7� � ,., .- 0- - - -, -.,... ��i�7;� -.1 .r,11 "I M , ,-.,;- - ,,;�!,-- � 1! - , - F,��-..- i7f,." - "Ail- ---.;,'�'-,,�i�� - � to . . .. - , '5�' � '�- '.4 -�, - �: -t� 7N 11�-. -41.1 .. t�-w ... i I I -N - . 471.?-;�-;i!-;-,� ,F,;..!. ',� --; - -:,�I�- �§�Kkl% - -rf ". . %� -. �. 1 � . , . -�'-.�' E U .-�, - E "55SH $z- I I - - -- -4r . — , i ,S-��,�-!,�,;�f---�n i- v.g.��,-- ... SOLITHC Z-EST - . .,- " . i .� , ,20 �-��w.�%,at -, � .. ;-,�I�jj�-:,� �, �- 1. - � -�. � - .,.- N--�-:�Aim .t--.R.,.,�,..------- - ---- - �1��J�-,--'2:�� �*� , � -. I ,..,..--..,R ,- .A`1-1;�-,,�� 3.� 1-` - I � � - " ... ., ��,- -.1.1-1- -; .. -r. I" -.� I -7. . " - .. .­i - - , -- - �Z_ " , ,,-u- g,� �,,t.�� � ,�: ,. ,.-z�,.;--1,;1.Li11-.­ .1 - ­�'� -��,R-x,�,:�;,t �, � �-11'�4�: A- I I I T1 ... -,-. .-.�%..;..:�"�.��-�����-..;,.�.;-�-�,-t�z--�,� .,.,-- � i��-,�t� � I , . . , , `�'� 99%W �. - - - , I . . -;..,--� -- - 11 - --- -- , I -n- - I .�,.----- -, - , 11 ml.,�,;,.,�: , . -, -. fl. .-- - -�117;iRi.� -- ; -, ��'��!,., -- . - .-��';�'.i'; - v.*-z*""�� - :�. - -,,� i -,'��'-'� .i . �,�--:�: .., -',,- , - I., -�,.: - - � - I - - - . ., i_ ,:. , & �.'�- 4.'4�-,�, ��.- -.j ..-.1.... -.1 � 11 -- I -� ! �M' Sou 1 rj%j ., �11:t 1-7 "" - I , " 5�.�,y.-,p - V�7,-� -..-,��"-7 ..t,.-'.' -.—.�-44�. ;--,��-,-�--.--;,��.��- � �-�..-:7,- Z�,i.- -: r �::,C ��w �� �, - - -, -- --�--gg . , .- , �, - - - 'N �-��, . , .�-; . - : " f� . - ! , ai � . , � . 1 . - 7., ,- � .. ... a . I -,- I .. .,,�,�14 - ;� I 1. ,�, .I.; . -... t - �;!�-.*�-� : .- I .1 . ..... . �W, ... , - -.,.- - - -1 -­- - . ` .-" , �.,.-. . - -- . -&�, �, . ... - , . . - - , .. ... - " ", --' ` �7z.'--� " ..!o., t:-., - -,.,-,.- t , - - - ,',-,,,- -,, ;t ;t ;t ;t at . ,�� --� . , . � - , - - -� �: , ��!,-,* ,- --. , .., - .. �� m. -- - - .. --�--,, � -� -, �- - � . --, --, . . .., - -1- - ., .C - -1 .... � . -." . , ., W . -- ,;�; -- -.. ,�- 5 Z-.. .- �- "47"�,-Y'4H- �- r .... . .. ; 7L - �. ,., ". .�-., ,.% "y g % �- �: i. - ;� I ,'7---��,t-,�-- . . - - � �.. .;:: -."-T, -,T�,,'- .;",7 - - - -�,.- WIZO�LN: : ,-, , ��z2 ---,';,';:*�- -� - ..-. � ��-.'�,,'.'.;,t-- .,: � . - � . .- , "' - , - I I - - I z� ...:, t� - - I -. - - I , I . ... ... 5...z ,,.;---� .��::A-�l -ir' , - - z ,� - - , . - .-::,� tl , -.- - 8- - ..-- , P� - .- � " - ;,[! �ts�l - . - . - - ;!;..; . ;;;,;�--qwc.�.".A�z��--t-g �- - X - ,- --, - �. -- - 0 , !*�P -�*� ,- - " - ,- ., --i, -�t�;,--'�n ." �0)�-��:-,-- -.1 .,- - , P � a ��-� .... . . 11-1,-V-;--."��i!- -�t , , �- - - - - - - , � 111,i�...`g ..... -. �% � ,� "�', �z---- 015;0 ;:--, -5- - ,---, .�� L .....n*, - . .. . - , � �-.-, ' . I I � ".. .,-.., ,t*,5 .� -- -'--, �- -,:11 "',�*�s;`�Z* �vM-'- S. 9�:,;,��. , I -- k -� MY; W , _ZzL - � , .1111.1 - - 1. ur; ,P,,. ., -, -.'-�� . I- �-..- --; r,�.. P - . 777 �� . 7-77 - . . .. -� --.Zz-�� .. - . , - - -,-�- -� 1 I �S- ---,!,.�. ."':-�;-...-�',�,,��,--,�,,.,,., - :. . - ., i - .�-;', --, .- -- - - . M . --�T;,; - - "I 1 .- I , - -- � . , -, - ", , . -. - ... � - - !�-�----- -- ,:-21,�v-_ �-�-i ,- ...r. - ;.i M map MAW . � � .�A , " ,. ,��;K`,'. . - - , .-, - ',Z:�� -�-`; � z: �, � r,-.. - �,�'Ii, �.. � - ,."".:*-- X . , . , . '- . . . . . . 1 . n w -- ..�'�..; �,--�-- ,P,��,' -..� . . . ,4 -:-z---,--t-,---�.,:-?, , a I � . i ��-�.f. .U. - �, , N � 5 M --�"":".W'��;-`,.�-' . :r r& .. a l v� ... ; ., ,:�.j OR 0 - � -- - -- :--,���:;.g-� --;-;--- -� - �Z �4`�� '.,, -,-..,, -,?.; � I .... �, .­-- ... nr� ,�-�, 7. -'-,f.�-:-.�,F�.-" . --T -, - � . � - - e , - 11"' ,�. � -- .� �5w---:;�]� I - , � I , - :. -:-. i: - -.-� -�� -,; �mtm "t" - .- .. - . - .� � - _ z z g.� � -, - � , �.� 4MAW , ,, , , --- " -�: -�, '. -,,-�.-l- � t- �;IXIZA� ,� K " " , .1 - M -,. =.' _, . . i .. -- N.�,:, -."t ,�!-,---, -".-,-�- -." `L:---',-;---,--4-::; � - , '2.- ,.t� �-, , - ..� , ,;t,N7 �7 _._ � �'..------==W� -.'! A' .- * I ", .- -i - " - - �� z it�,� � -, I I low 1 0"Mmu qmv--w;,-�,;�z�,r,-:Tj,.�. �;�Y-_ ;�, i-�r.�',.-x� - .. -11? � 1* % --- "....- . " , ` I-, � -- , 7 . ?, - 2 , W : ;�`�'.'t' '4- , . ��:� "It t I � , ,, 11.-;- . -�;� - 5- .. `� - --`�, .,��r�.'- '�'it�-. - " . - .. - . ".- - � � -.� - I . ..... - -- -, , - .:.. .. �, i , ;- 11 - . - .111'... .1 - ", I - . - -1 - - � �- �:-, , : -, ,.' - - �-.. " � I , - - . , - - .. -`- - -- , - - - - . . -1111 � . . . . . . . . . . . . . . . . . . . . . . . . . . .. � .:�. ,-. W .. *** ,- , - SM ....... P ; ...... - . J J J . . -;'.. --r..", ;-��eot ,.:�,� -, !%�:�...... i,- - . 7 " .- I. 0��W ,� ,� .... . ".. -...,:� .� i�-.Y " ---- I . - I I I , . L L I R * W , � I .1 I 1 � - - 4�� - Al - � . -. �-- H� A -1 , t AIr 5�� , I I 111---� , , � , . - I. - .- . ,-� = I . I I . I I I I I . I � � . . � . � . . � I . . - I I � � I I I � I I � . � I . � I I I . I . . I I � I I I . . I . � . . . � I . . IN 0 * I I . � I N . I � I I I ors in avor or . I I I . . . I . . � I I W E I ommen s o 11 . . I � . I I . . . I . I - . I N I . . S I ro ose ome ccu a ion 19 . � I I . � I I I I . . . - � . . � � I � . I I I I . . I I I I I I I . I . . . I � I I I I I . I I . . . I . I . I . - . . . 1 1 1 1 1 � . . I . . � I I . I � � � . I . I I . . . I I i I I I . I I . I . � I I . � . I � I I � . I I . . . . � . I . I . I I I I � I I � I . . � . . : . I 1. . . . � � . .. . � I I ; I I I � i � � . � I � I . . I . . I . . . � I � � . I . I I I : I . i I . . I p I I . I � I . . I . I I . . I . I . . I � . : I I . I ; I I � I I . � I .1 I . I I � I . . � . 11 I I i � . � I I . � . I . I I . . . . I � I I . I I � . . I . I � . I . . : I 1. I � . .. � I I . I I . I , i I .. .. - I I. I I . I I ! . 1. I I . ; I .1 I I I � . ! I � - . . I . . I . . . I . . . I I . . . - I ; .1 �l I . I I � I � . � . I I . I I . I . I . . I I I I . . � . - � . I . I . I I I I I I I . . . . I .1 11 I � I . � .. I . .1 I � . I I � � I . I . I ! . � I . . � I � . I � I . I . . I . I I I I .. . . . . I I . . . � 1. ..'... ­..... 11 . -.1 L ..':, ,.­,­­;,, 11 .. " ,­ i: - , .1; . - ,�,;"�. , "wg',i, � :,., �..... -i .�,, �� '.�,��, . I -"---,""",, ��­*­ 7'. ?,�,"."', .... . . � 1 ,:""-,7" i; .. ., 1-1 . --"-,7*,*- - ,::::::', . . - ;�" ,!-���,,*�,,��,�i�.���,�z,-.,�-,�"-,.,�,�--,-,i..,��.,. - M� .*.--,�i����"".?*."""�.-�-�-4-�-".t�-�",, ':.WRtf" T"I"'A . � ,.,- "' � X.'!��',Z-�.`;,�L'��%.',-z � ;, 7 . . . . . �,...,.,,�`--,�` `,-.<'.-._"-,:;!� e'. , ,: �� �, I", , . � V�' _4"zn.,::: ;... .'�X. _`­ .'. - .. - ­­ i.:..... - - - - M, " I — - 11 - � J .�, " ---"- -, � L.,.--k; ..- .. .1-1-1--l", �.�__, - 1.11, ._,�_" 11 I -, - - - , .. I � 'N'i*__,.__ll_, , ..., - � _. �, , i, 1�1�� �v.,R.,�..' : �_lr�_­__,,­ A .. . . . . . . '-, �_ 1�lr'�,' I �`�,' _"­ : ....l. , � iff.i� li� N 5"z". __--e-l� . � �. ""' , ­�'� . . . 'll.-I., ..� -­ . .­. ; I ..... . ��. , ... i:::: ..';.7_ ., - � ., ; :,., ____ ,.., ,_._.._, .. 5 . , : 'r., � � �-' �� _111.7, I , __ " fl, .-- q,'­�,,,�.,�'! -.S �� -" " 1 � - 11 �, -- ll . .. , " il � ­l�,,..,._l.._ 7 ...... .i���� .", ­.-I'll"""', - -, i . u' ., " ....l. A.. _��._ ,,.,M,!,?,�,,N, ��,. ,-" - , --.-----.., I. __._ I, , "' . I � 1__.,._ � -.1 s: I - I 6 . ,._,.,,,,, lllll�­ - , --- 11 44 . .. I t 1� 1. � : Co I..; _,. _ �,.�,�� !�._::: �::: I... - amo - - ;`v�.".11-A'., 'I.' . - � . .113.1 . . , "." - ...-- _ __ . - , " "_ - " , . I . I ui ,,_....... - , ... ,;.;,���'�,�.-I",�i.�,�!�l"!.�,".�',��;-.-r-�;-�. �.,,,.`,i�'.'�411"i f-11- .. , I - I . : ... .�7: - - ­­_.1. M . I ._­i� I i_,;� 'n, �,',, , � � ,.'­t',�. .. ....... _. . .. .­.i . """__*___,ll"`_1:R " , , . - I - " ._�..,._,_ - __ '. I r__ '. " F"L ',�� ...k � w ..���,�.�.�-..�.--���l-.,-,-�..,.-�,��l"I - .. - , _,�,,_ " ­ "; I , ­­­ -,- !,,�,-,,:�­, .11, � I -, ,- t-��, - - .�­,�" ", V _i�N_�.."t f .,, ,'-'- ..N4 -W `.'� ::: . . . . . -1. 7�,� _'t�,W,."r-�` j i.Q, M2_9- K:, ,.'�P,,�., ,:,', . SCHALLER DRIVE .:__�,, �.�,.,�.; _�,, -t.��,�!,:,--,)J,, - . "'. , ", t -.,��,-,'�.;­t'i ., L; ... ­ , . ; . . - ... �.* _ ...�, ............' .. - , ..., !,� .'�� . �� ",li � ... - - , - , - , '.. - - '2;' ii..". , -��-;�. .- -- ..- -.--, . , __.- .., ....- � .�"".�.-",.;".,.".,..".-.�,-. , - , ,g"� I g".,-. - --; ., - L 7 � � ; � � ... - . - - - - - * - � ,,-.*.',..�,- ... " .-'.' ."; ��,.-_,.. i '� ,,.--. :!-",� ! - _��,-% 7 .�. � . - -_ - - , , - . - z . . . . - - - 7 - i I M �m'�_. , , -,� � -- � - * * - - ,-, "' "' � , , - - ­ - - - - - ..-- ,_ � � � . 7 � ..- . -.-,_.-,��,.� � 'L , ., . �- , ; ��"-'.'." - . �. 1 - �.. - � .� ; .- 5,1�1,.,. -7 , .; 1 - 1 , ,!� ",� �� _.-,_ ;, . � . . . . . , , ,- �,., - , , - � , . .- . , - I .. , Q ., ', . I_ " -, . ., ,,__. 777' , - ... - .. - . - _'...", 9-VW " ,__ ""' ­* , "''' �. - -, - 2 I.- - 1. .x__ ., , _ ,-.,.-. --.-,. .�-,4�",�""f�,.-,�-�.�"�-.,,.'�",,.-.."�--'-'-�-"""�,,-,� � . _ - ., ., � i q� I " - WM . -, . �._.', ,g-_� I 77"..3.77.7, ., - ,,�Z., ..­. �Ai I I'.--.-..-.,.",-,,..'," M" 9i '5 �,,_,A_,. ��-`-_-� ��,:�._,�,,��-,�":.,:",.*,'�,��,.�'i.�...�....�,,-- '... I . _,..., -, .,!. -.-,---,-.,.*-'-..,."-.,-'-�"..,"�--....,,...,.�.�..-". � '-l'iK^��,-k..-I Vl.i.il_'��J_�s.,,.-. .�..-...-��,.-�.-��r"",..--;;, 'Zb, t-,� �.- ,-- ­--..,�i,-!�� g .""N' .. - �_.:,� -��,.."z," .. 5,, -.;-.,.,� -_-.l�,�-_, .. .,��-.��:,,,.v.,--, 0'l,.l_;'�;_,"l_�_;_..,._l � ,�q�g_,nrp,.-,- ; �,,- -1 . ,., - , ... R , " ; - .... - - .. .. ".", - . , , , . '. . , . I- -, .. .,- - �,��._. I ; I 1 1 . . �. ,;. -. - L , '' - � . �!.t ., . __ , "' , ­.-A -` '� -, 1 * '. - , , :_ .'' - '. .. . . .. �� .--...- ..- ., . , �, '-.' Q �.,-' .'..�` .� ­.�­ - . ---- -, - " ".-, - .- --g' v � - - --,,-. .; " _,.,�'� _ , ,..�. - - � � & ; ,;N � � ... i __ R-1- " _ .. ". , . � .."".." ,,., �.'. �­' ,- --7.'- ;� ,"� ',� i -`;_--'��_, ��..-!,.""--' . , � .,"., R-11- - _', -A." - - - ---- - - - !;� ­.,�*,h. i�,_;.", �`,..74�",� -.�R��.,, _.",. -.'-- �:,.,." , _., i,Z p .� �'e 1 -- - ;,! .. , .... ..... __�_,__ ,__ -*�..- .;.,,-., �� z�, -.­�, I .L.,­,.�" '.'i'�__ !.�:,, t,'� .., ,'..-!,�. �,;,__� P��i�,� �lt"��.,��", ... - ___ _., , ,__. � , �, . - _ - . �. . . . . .,.-. , _., , . " � . , � ":, ,_ - - , g',, ,r,, , __ �,� r.. . _.... . " " , . ..,. .:� - , �, .,� .--." __ ,-, -, . _,-`�- " ;.,;, - "-... - , , . , . _ I I _. _., . .-, . - .., . . � - ,-_� f', .,�._-.., , -J I ... __.- , , , , " . , _. ,�" , '" - - , -, ` 5- ", " -�,-.` �.�...t-...tj.,-,,w�` �'."�,-'��',�;",...�":i, i.,_J, ,.,.-,_�� _'�!.", .�'.'_, _.... ;%,._,,., - . ,. ." 1 ­�Z�`,'. � . ,�_� , ; .- .-,..; . _...- �_,__,� - � � - '" .,I; I ­q -'-,�z ,�. .. & i ! � g , ,-,;. g��,��.,.-� :, . .... ....... � , ... .. ,., , " - - * '' . . '.. _ _. -,'zW?..,.-..;� ,,­ i.:';��','.�'Y - - _ " - � - . � , _ - - - , . . --- - - z­ .- -- " - , 71 - _', � .. _ _. , _ - '. - ..- -:-. "--i ve�� .,.�.­, .� .-� .."r,.. - .... , -1, . .- !� - . , ` -.-, ., - r , " �­ ­ g � 7 , , � ` " , _� , - ,__ . - , ._ . ;, - . - . . .. . , .�� ,,�, . - . . ..'.`,'. � .-� " , - ., . �_. . 7, � - - Rr�� �,,.,,,, .� .,,.--., � --- - .rz , . , ':,' �� � .il,�,,;, ,,.%, - .. -1, , I -11 11 4 �� . , _" ,__ , . , - .; z. - - - - ­1 ..' - " - � - -2 2 : _.,'�, :% f � � ,._".- , ', , . r--..-, ._ , . _., , .,r ,_ -- i, -I--,----- " - . .. , , , � ,.-. ..-. � , - . � � - . I- -.1. � ,.:�', " -----" I , , � - , , N � .. . , , , ,.. , ._.��lllr'_", �1.��,:,�: - , - , , - , �� . " .. - . - - .,.- ., � - i, :; _� *i_ '�_ , § -.�, �z . , -k - - 7. - _,..,_.,i N L I. ,,�. , : � -- , , x - "I ... I .. , ­1 - `,4�,.�',, 1 ", ­ z _r 1; .'P_,,_ M -_�;,t�.';'�!OM' ­,­ 1, - ML.' � ��,�, - - ; ,., � .,�,.;., -, , - - 1. �.. .�- , - -, - , - :­., ' " ��.,­.� ..� � _.�� � .:;� I . - - , '. ��,�_._ I .* �­ �;"- ., I M*1:11,.Ff.�.."�, .1 : � ,-,,.- .i-, g " ,, 7-. i ,=.'�',� i�_ .. 11 I _,�.,1�1.0�.g�.il_.'�fi:51; � ��r�:�.-� i�&-. . . .- _ ._� �� � - - . I.— - -1 � - , � - , " , - ,_ '.. - - , � . ��.i ,' � � . ­..,6 R. � 'i3 ,:" ":_ - _,l i , -� -�_a-.-_-, �� " _�:,.�;M '� M:t'i.. - �� ­ � , '. '" , " , . . . . . . . .,. , . . -;- , , , -, ��* . - - - I , -� , '4 ""'.. * -- .� , , ,-,��.-,",�---,�-"'�.'.!�,,��.-�'i.""'.,'....'�.'�,- 1'06�4 *�'2'�,, , - _.".,.". !!! . . . . . . - , .7�.-t', -'� �, - ,-,,, -'t', pg- ­­­- - *' - -I- . � . �M!�,�� � , _.., -1 � � ,; � . _ "'. --_-:�,;�,v�_z - , , , -. .;..,�:; . -..-.�;,__,�.'J',�:,-",;;.!� - , _:"i",�,fi- -_::*� ... , - .��: , , -- - ,,�,:; . - ; � �"�" ., 4�v'��,,'� -.,';�� " ,' -�' 4Q- �..�-:'.��-� ,,.:-,�...,,. ,;;­;��,-_,'� ;,., - , , ____ � - _ .. �, '444.4. ll�_�k..,,Zt. ,l - 11 - . -11 . � �_ gy � , ". ,-, . , . '. __.. � " � � . -, - '. . -. .- - � ., . - . , , � . , . , ,__ . .,. - -- _-, , - _ � .. ., . I' - " - _­ I 11 _ , - , ;. _ - ,� � ":*� I . I -- " -.I , ." '. ., '. - .. -;; .__ . 1 , 7_. , ., '.. ,:U,", �, _,?F�,*�'23il - � z�;,_ .- . '4�. -, .'� . ., - .. .. . ,i- ,, . . - ....... _!., . � �.,-,g -, ,� -" �., __,. . , I t�. . ,,-, .,-,- - g., _'. - _-,,."M.� ` I W __� 1�t ;� - '�' '�, '� �5;iv ii'�: , .�",. _. , 7j M. � -:A,'-,;o ­.y., t" ­.­�,�i .:.?;,f,q,�'. ... , , - - MIM�� RIA z .1 ,� la�,87'? ,'�o , - L'i, 5. PI I �_ __j I '.. , -._-.-��.�,� MU_ r 1 � WE; " ,-�­­ . ... ... � - ,Z0___;v ..t_ , P . .� ,;�,%!-. , 1­ - �."�_'� �'.'�il .. - - ".._4 ,��.. . I . .- ; i­,`­.._.l' e `.,l *. I -,j," . I .. � J- , .. .." 2'.;� . . t" --- ;;; - 1. .3'-._�O` . : I , ­- v ,­­ : - , g� ig"..." - ."ir , ,,,---.-- - , , -,-- _� .- ll�' ,.� i, "'Z' 'w ter ',�KA�"'�_'Z,!--._­�-Wi 5 �, ,- ,- - �,. , ..!5. , t;' I '�Q .n. I , I; . ln,� 1 5 �: , ._� 11 ` :_�, .. . . __ - - - ___" " - - � " ---"-" - -- - ,'. _.Ws� !'� �. - - "" "..".-t., � � I , , . ,; �,;--, .� i-"��-. �'.��:- -, . "'I , :., g� _,_ , I -. 1.11 , -,- - . � " , �.* �,'., �', �__. -_ . p"i O - i _:� __ ',,_..�� � . � ._., .. � t.._ ;_ , , - - _�_,.." - - , .7 �- ": , I - C --% ." "' - I , _ .- ...... :....;�: � .. _� --, - - - ,-.-, . -­f� ,-...-,, -., ,,.�,,,�.'�,.;,_,�, "".. 01 .. . .. � ; ,-, - --' - , . , "" �,`*F&gN, z.., .�._ - ;'--, ,�. ,.,� _�_,_ I'. li-I ,_� �l : -..-. __ -.1 . . 7.7 � � � . . - -, - - _ - 1. - .. � z .'_o'R.�J - � . . . - - 11 !.t., I _� " ..-�7-. L,- b-: ", - - , �, , �` "'.... -. - .!.- �­. "O .,_ -,-', -,,�,�.."--.---.-.-.."!�'.-.�.-----�-�� ",--, z �� 11 . ", I ,, ',."f . t� . i � .`� --- . , .. , . - __ - k ..... - ', - '. M * , .� -i ,�,�..: - I , � � � -- ; 7-,M!,A.,. l �."", � - i , �� , ,,�� , q. , ,M�_ . .�.. ,"., ", ,..� ,'� _,�.,.i�� . 1. -. - - .1 -I .." __ . , � ., - �� � ... - ., g", _.. , . ,� ; _ -, j� - - ___ � � �_ 4 � �, - j 7 i�, �. � � .- I—- . - .-.-..-..I- �. - . - . " * , "", - - 7, � ,-- - -- --- - -_-, .��-. -,-.,'!�',�� -:: .... 1 7 � -, �.� ­-','t.*-.'�� ,��i� -.,,; .. _ . -.. - �,� .�, . `- -,�;-, i Nu T 7"."- _� -.�:��, - - � III 'E, �- 7, P*t .� � ' . I - - ,,.. , ,.�-L-,. - , *4 .,-,- - J..-1 -., - ,Z) , " ­ r , ��_� - X�.� - " -, - �-- - ,,,� ., -,-, -, . ,�. ` 1 � . i I ._� - �r�� - -�-__;_, - .� , �".! i "�"... ...- , "I., . � . , .- .t -, . . :,: �� , '�, ___ . " " * . .,:�� �� - ��; Z;, - r A �_,.,, .-k _� _,'�. _-'!� i�- ..".",L� ;,�_', k I VALLEY VIEW AVE _ . '. ", . I., 11 .. , . . I I - - - ., - — x :�,.,,- _. . .. , - _- . . ,;.-..,;�., ", ­. .... ­ -- --_-­,'.. . - - ,.;",;,.4.,�'­� . i;2­`!__% ` � ,-; , .� .... . �. e..'�'­, , .. 777MF ... �F_.��, I !- ,� .-,-,--,,��;�;,i,.*-,�-,f-.*"-,!. -.,,- ,�".,."..-.;Jxv�- � - , I �� ., M. �, . _.�,-,-��,,,�-, --,:-.- - I '� - _� " .11 i umq� FgF z7 M r -. ­. .iu-z - � .11_1.z - . ,','�--, -�,-M"-:"l-,! , ­ . � .,-, --- -, -- fi-, - - -�,,__qw."�',.,. , - -.1 ll�_�_ ". -- `,�,,� * " ,� = , 1� ­g - --, :, -;,i��.�,ir,�-..-.�..�,��.�-��.-�..-- �.��,-.,;,-�.,....�..,;�fi.�,...L.���.-f -.-; ._,, ���,4��-,��-11.,,-,;�-?-��.".",.-, 'f_-, ,- , , __ , , ,"'.5- __ _.�",_--., . a � ,. , , ,,, - , < " ,:.� -, � ".. s �� I � _� !� - , '.�, --,; , __..��:.,.O' X,sl.�o I N ­ ­ - � " _,'. , ... ,-- . I N, - � - " li� , 'i f_�,.-*V�-_t.,t7.__�,., ,,,._,.'-j',._ . ­ �li��.._."­,_ �'. --- .- - -­j _i',� ,;��:­ i� IQ _,­.-, '6-m_ I I - ,14', .--, .- � ��., ., ��7 gz_ -.�",;,.,�.",-�,�.I.-��-Il.;�,.�-,�-��.-,.�,;,A�--�-�-!�-'.'7,,'3'- .§ �T�Wl: ! .- - - - - - __ .- � � ;'� . .. -., .- � I �`v .,l 0 1 1 1 1 L - - -.1 i ,; __1 � , '. ..,,�. ..� I - _. . , , . �;, " � ��', _'. i ,I!* - I _i_ _k, . w ,� . .. ... ,� __ Q ,­--,qfg,�, .1 "" �__ .;,_�, �5­lil`_;` -.-n,�;-,,�,'",­ ---,..v ig,w ,. . - I ;___ -- - .; 7_'�%1.11'1 .�`,� 1111'1�lltzl�� .. ",_ , -.,., , "' , , __ ` , "' " __ , ! III- I ,�._"M._, �,-..,.,q.;,­,-,zWi.,� �-, is'.,�_ - -.-�4 i.. .. �z P . ,, .k .! :1, :,r .6.� ;i-, .� � : _� 1'13,�ivl�.3 , - � .. e -, - .... .. ,� ­­. . _,.". .. :11 il� �5 - ,�..18151 �', . , 11 � ­_"t_�_] �,'N',,,�ZZ_M .- _. ,� > j:.,.,. I - .._'11_._�V .��T,'_" ,� ,� 1.11 ,_ r___".,. _.___._. _- ll.R�,'� -.1-6 .1 - ._. - - - 4,:" , - _,_ � - ­ - __ �41� " ._._i"6,­'__ �_,, � i.'- I I - , , - .,. .,.-.., _,._.._ - - '.1 - . . - � ....... _,�_.,_. . _., .,; ,- , , I i . ­­ 'L. ,��:*�%._­­ , ., q i._,:!�.�..11,1.` ��;.,T".'_,_`l'l._._. - - ­fl:_,0�'_l � .., � -- , v, -� 1�1_1.1'. , . - - ""' - _; �X: �:,; i'.�b �-N - . .- . - ,.. , _-R-0 ""R -,F 3 - .. ..� - `­ I" � �_­­_, - I - , ­ 1 -..,. M, ,,� !u.,.R,,._,,, y I ­z,�V",k ",,?""itt-, -.-""-_,"..-.--_-..�-��-_, ._-_.-.:�,�.:;.-..� if� �:..f�t--.tl ­,.­ -;,-]. . __ 0, � .- , " .., ., - - ,i� - "VV , . - .- � ', .,..,., -, �. - I - � .k. '4g�',--Ap I - ..., . " , .--. -, ..-.- , _�, .. 2 , _� .W, � ... ... ___ , , I r li , �� _,; .;.,.,i - � .�=,! � . ! . ­­ s llt��,'_:, - -..,.., ._... ,.�",� � - I - - ..-. , - - ,_ - , , _.. .. , , �­ - �,",�,: " - 'a" , ,'�,% , '!Y;t ,, - _`il " � : - - - � - .- , � - - , �, "" * , ­ . - " -, , ,� _ ­� - � - -1 . I _ *"t , M- �*.*,S.-" , ,,.ViN � t I . �* " !, .ti� '�'1;1'5' - , - , ".,.. __. . ;, I �_._. ., _ , .'.....''. _,."'..."'... .� . '. , . .,. - M_ ,I, I I �,,� .. ''.. ,.,�� � - i .;,,., _ ,...... _.. . . . ". �! �, � ., - , - I '_ "I" ­.. . � .11 : ___.,. ­ ­. l ' i� , , , - , ... .1 I " -- , *� . , - I , �., 1 ... ;� _� .N ",�- --.' ,,_', `,'J , .--.. . - - .,��­.,.. �­,`t-;�, i.F,...::.ci�;--��-.�f..'r��.,,-,.'.7,��. . i * �Z_�� - _'�'�,;,��­ � ,..,z� : - ­.. , . -l.;!T - 1. � `�,".4 , . '. .�_,- . """";z "-, - - -�- --�, .. '. - , , , I _�, " MI; -�, F;�e,lf Ml��R",.._' _. . *; - N, �­" -, , N_ . :;Me!� ,, ..", . __ - ..- L ., m, .-I . .; �� - i��.�.*,"L,��,!� ,'N�,.._-.;.-� �.,*e - - , - , ­:­ .. .. , ,.- �� - ., ::, ,, , - _,�.,%­ ., ,.-, _.� _�. - � 1. . 1, " - -.-....- -­..�, . ­ .-..-.. .. - ..... . * - __ ..,- " . . . . 2.., _. ; , 'I"......, � t....15 i..�.�,y t , � - "I --i �;­-_ .­­ ., - - - , �.-­---------.,.�".' � , . _; , . ".'I .�.;:�... � - . - .1. " .. , � ��.�­...­.- , - ,� , "-,:". -, � ­ 1 1 ��� - � ��i' " Lt'i, -� ­ N' --. �Y,V , ' . , 'O" t. - : .'.-.', - � � .....l., EA -. ..._ � . . . . . . . . . . . . . . .. ,. '� -,. - , �N,;.�. , . , ..� _6,.:�'-:T..'�'. .'. � _.. � �- '' .."" .. I _ ­ 11.1--k-; - I _.,�M - �� .- ! -;,' � � "FR .� �.li �,.� - .. .. .. . . .1 - . I . , �.,,, 4;. ,�._-...' - ­U�:�­ 'y ..- -_� �..-,��zy , ; � M-lit'.�, ­ v . . - ___� o � . . `,­ " '. _v ' R". I ,,ik��­,,2:: _. i - 1�1; I -, � v- , * rW,.­ _... - ,__ - - "' 1, me ­ I -1, - . ;�V. �:�; . I C/) .-,..,;;_ I - - -, ,� 1�� -.,.� ..f-�;���,-�....,.-_. .... .. - Z­ 1. . ��. - 11 - , -..-,��Clf , �� I �:� , , , � , , I � . - ;, ..� , -, �Mrr,��'9�i�e_ , . k F, . _". -, -- " -_ ' � .-,. �f -,� ---�..'_. --g�- . _'.. '­� , ... 1 . � _. _.l.. - , - `­ - * - 0, tr, ... ,_ . ­ ", .n;",�.-�, -..' - I t � _; Gz'�. ".., 1.­,-.l r j�' sl ::; �_,, �: " Z � - . -1 - -, ­.- ­,_ :; -. , -, ,�..�� , .; 7 ­ -. Z' _,*�, " , ­�..M , "il `."Aa ;�i .- . - .,..k �. � � - -,: - ""--- -,---.--,­ , - I' ,"".. �._� ,.".. � __ ,t ,�_.; � 1�� W�� I - - :� � 7'. � , - S. -. . � , �ZR:' �.;..,.,?_�. ,.. .; - � ll� . . ._.V..�-'_.� ,,,,.,,._,W . i . A . i- ,�:._ u_�� _z� ,:2.- ,"-.� . !�!.,� '..R,-,m,�j .. , ,� ., - - . "... - . I I -,V" " ,;,,_"_ . : , r -,.-;-." ... _-, �._,..._.: . - * - ,-. - , " ,-" - � - . I ' " " ! , , � ...� ':' - ,., I' I.- ._`_�,�.w,­_,,� . . ! . - ;,-,-,. � � - . 11 I ,� X . - - . �_��-"'­,­... . -- I ,,�_, rt�,T�,M: _,_ , : ., , " - . �,� �.,g �.;j********* '? �� , � 7 -, ". -, :1 .. � z - I . , . � - ,R��,M�.;.�.-,_..,.` _1 -1 .---:-,-!? ,�--l.,�..,-;,��";,�--l�,.'--"tiw -,;��'-:r_ ��'--,.,4�­iL,.��5_t�. �2 rF Xf-.-:K-,'4�%'-.', - - . --.,.. M 1: - 4_'�____, c. - . . - . .,.._.� 3 "'INR � ,.-��'-",�--�""...�.".�,�-,,�.-,.�.;�� .,., ._ " �,, - .,!,� . � gi_�l,"g-��-- � - '.',,.�: .. . , _i, I �..,, � ."M,.__-�., . , ;.�r;6: _-, _. - . _.. g. .,_; .._ _" � . � -. , � , A - , - .- - .- .. . , , . .! - - - . _._�. .. _ . � ;­,-,:�,,;_,�.,:;_., _q7�-: i- -, S � . , . - ,-,-;-, ­,� ' !�*�:� v, � ­,­ � � - ,,�_,,­ _.., - , � - _-, L; z , , , 1 ,N;l .,�,� ,Z�-; -, -. . - - - ., - ': s ..k .; - 1) , .� .U!�.,g­ . ,.,--,:-, :­ ..l_'_,. . ­., _f.. . ­ 'F� �­,,=,..,� . - .-- .---, -, - k , , " - . , . '. C � ..,W, .1 -, ,-,.- - . , �,70�li_ I::..,..-. � 1 "' -.. .- � , - -,., - 1 � I ­ �', ". "�z - . �. :z --,�.- - -,--, �.". . �, - g p . ��-� " , l'_l_: l l l � 11 fz- I _�5 � , '. , � . �_ It- i �. ,� ­�,-�,i .,-- ,, ,. t - . . . ... - - . z , �'� , �-i ,-.�.-_-- ;,._!"*,:,...],A,. -` , ,� -, �,�`-. . , . , � , ._" ,._T�. 74, , � -A r.-,. ,..;_­.�..,� .7., g�..fl.*;.� �""...'�,,� - ,�-,� . _,._ !, , . T , - ,��_ .� 'r. , , " , ., -- -. -,-�� Av-_-.:5 .. - , ,. ­ '. � :,z , , . ,� .� . , �,,;`��_-,'_.-_FKV. �-., . ,­ 7 ��., , _ � - %' . � M_. , '' .'� I I __ R­'llff.`��_��__�'?11 1�1_.'.?i � " Ti z!.;_s.!L = ___. i - ..., 1 _.._ - , - - ?�5ft�..Z�'..'r,._,.J.'�t...; e,c , . I , , ','� ,­ - ., - 11 ­ -'�-_-!� , , - � .��., ­ ...... � !., - �� ,_,.1 d , _ . �'­,-,-,..,,.­',. . � � -'. � . 7 12 I" . - __�.'_._. I -.--,..-...,-.. __ .­l'M'_ __ - � t - e �, _j . - , , " , "' ��'__ _,_ , I , ,- , i ­ _A...i l ��__.__ : A -I;".- .11, rl;_ ­�7­,�.­_. .-.-- , - z .� ' i"WZ . -f.� ,_'?� - �,. I _f ... - �', ,�_­_._ 1 .., .1 �_.alr;_.1111­_;"��, .. - - "­_�_ � I. i'l- '. - .., _. . . .,. " " , �: - - - ` : - ­ V_ f'�_t=X ­ - ... I .., . ` - __ - �..*1,11 ; .. ., ;, - '-' __ . 1, .. ­,'L� ... � A' , , �S' 1 *1. �� . ,t, I,-,- X M r, S. - , N " ., ... I �1�, ". M l- , ; . - -_ ,_ � - -, , _.­ � -1 , - ;�' . . I , . ;� .. ..- __.,__._ ,_ - . I _;.� " - .�� �..�,- __ � . �, , . �.5�' - - . ,N ". �_. ;� � ; 18� , .,� - - I a - `p __,�,, " �. I... ­.... �;w' .Ko, I .1 _t, � I . .,.. "i, ;;�', ,.��', � - ---, , --- , , � ­� , _ - - .N. . - .1 .'� � I ­71. . . . .... 0. Z. '_ I �_ - ­,:.; I . .- " �" �t� �;,�;�, ,00 4 1 . . . . . . �:�� - :1 , �' . - "__�, - ,I, - -1--11-1-1R... I . - : _,_� 1,11 t�:�-,C,:- ­_ .-..."- ! ,�..k_ . , I . _.; .- , p�i - .� - ; - -!�e - __ _'. . I � , �:; 1. '* .� . M�ffl � 1. ,,. , ..!�e .. -, ,� . ! . ,". 1-I'l-1111" � ... . . . . �, , rr ­�'_'..."',,,_, .. . � � . - �'.....R__W�.; . I . I I . : . ;;;, I . � . . . . I HIGHWOOD AVE -_ - I � . � I . . � I . I - -- , - 777 " -- ,--, �.--.,.inz . I I I , Te,,.., ,z ,77 — " - _ ." , - -1 , , . q . 11 t ;.- � I - , , - - , - . , -,- �r I I I I -7-11" 11 Ill 11 Ill 11 . . . . . . " � ­ - - �. "'... - .hi , --.,; -� - -� � ,_ � I . r��,; I --- "? * 7, .-. I., ,.,f�., ,�,,� 77TU77 - ,,4 -M 0- ,:!-,�,�`."� ,--t.,-. . . I � .. -� .?, __ " ;,� �__ _.� _.-., .: . ; -,, - > — - - �, �� �,­ � ,,,�!z .�_.-� '� _111�;_i - E ,".1 �!,,.-.��-,....-:,.�..,­- �1� .--' . . I � , -, "I -_ .a _�i�' �,T I , I �, .._ , .__.,�3 '_ v � .','�*�,' ,�",�'71,1,3 -, - - , - - - . , .- I I I 11 - - , , ... ..... _]., -, � � -12 .1 1,5rl.. �� . , I - -, ­ ,�, " _-tt ;,.. �,-* `�,,�,, ._�,%, - ." - ­..- 5 . !� , �, .4. � - z Z_ . - - ;-% . " * - - �, � ..-Z 2- .i�f_`__�, . � ;�. % %_ � " .,��.i, � I w ::.�'.!�Z'��,,,. ;*,%vi* ,-i-.,.--,--' _. - - . _Z_5�',�'_�P',_.`;*�'� I'* -, ..",-!,�,�,.,..,'--�'.-,,-.---.�-�,,,�*,-.'�-�""..'� ". , � - ,,, ­�, ,,.� � :."; .,... - �!_ �; -, , N" E., I'll 1. , " I " .'t� ;__17 .?,I �_� '�,,���!,.i�.�-It�:-,�"Z'�'ll"�F�.t4l,.i ll'� 11 . t - . � - , ��_, I - ,_ _,_ � � - Z., � - . ...... �­ , -.? � -.'.! � , t ... h '-te'-�-'.L.'i�,�',-,i�'Z'.,'�,-,Z�:.�t��,.-; - � .�� , 3,.__.,___l._r.."l_ l�'z"U'�11,�1A., _? _.� � L...;,_­ I �' I r-�"if � -:�-�4,...: __ 4 . z .;.�z. j - . - , ,_ , , .__ ., .- ., ­,��,,­.", �,- .. , glll�l - ..'f - - , I,,. -.14��, , I - �J� ,,-r. - .:4 . �.: , 1 - :� ...�.rax� .: ...; ; .- ,:,' .�,� . _f . - - " , � , '� -,-, "4__ - - - �-- a -�� -��.-----;,. - ,�,:,.- _.... " .; , . ; ll-, ,.R�! - ._,�,.� " - ,_ " "I -1 �, -- - . ','t '.' " - � - - - ;,�'li��_`... !, , . . ; � ` _n.�,�,'.Z".�.`�ff . - 4. .-. R, - - _.t_l.l_,__,,.,: _'�., �.... --e. --, -.-. ". - � . �.' . I - .- -- .�� im;z . 1'114� - t. � , - . � ... - --- - -, - � ., " ,�: t _; .., I .. � 1 4� , � -R-M, , �' 6`. .!;' . . . . . . . . M __,� - ". _. �. 1,1--,'.. 1-11 11 7 � e4 - _�;�,_ fl,�..�,-,"�-,�:.,---...�.-�"il-�-�� ,- �g " " : I , . ,_!,� ;i'.�' - 16- I. ,__�, . . i '. -,- a , I" ., , , I _� N ,� z _ - !�__�, I ' t , ll�� �. 1. �t � , _. , I .. I I I I " �.-- - - - , , , , .- el.._. - ,.,-.,-. �-,�' ._;� n.,:�_��, I 4,�:',,'Q,Z�� '.... :�Z.,t­ ', ­.fll I �. - � ?�_ �',Xa' ��.___ 't�­ - . -- �;.-�_'F.�,- ',-,- : �; i. e, .. � �._,_.__ -���..�?�","-�;,��<-�.-�-i7,,.---,,,.�-. M.. v­ - __ - _ � , . - - ,;",;--.�.�- '-'7�V,t � , �, - .-, " �-��"",�­�;M.,, ,;,�,',',--',`,2� - �',,,!.,�_ ".1 w � - k� - � - ", - . _., � -. .,�. �, , .S., _. - I ". ., ;_, ,� - , r :_AAzW . .n­, _11;k_��lt.. -1 , : ,-�A-.,-_ -.-lz, .,� t,�'. - - - ��;,-_� _7�� - �. I , .6-.. . I . -, . -I �.,_., .�- ?. �',*"[;,�Z.:41, . . . ..- ;,. --g�kj:.�F!11� ii;. I - , - � �. -. ,._, -w -'��' - . - �_.. `� .., - �3.,. , __ . ­-, ,;�� L,:L -4.1 � 1; � M : -.1---.1--l"'r��1 ".�­ - -- Ill j�_,W'_., I - � -.1", �'..,,-'z'��,7;.`._N`V�7� -r.g"_,,,.,."��-, -,,,._-!,`,�,-�_,-.,,,-,!,h, - � - - ,-,., ,- - __. _:.,_.­ � - - -- --- --- - - �,. - ".", ,- , _� I'll. .. , � , I . a �2,-;Ll..- r -, '' -:,,�,...'Z.��,-.�:-�!,`� '. a --l".1" - ",-`��,.-.5'� ,­1 - .. ,,_.A,,�;:,li:.-,_.." _..,.,� �,.� ,.,,Z*.,� _? � - '. -, T .1 � :. r,�:F;--.- r.!,; " ,p., ,�.-;�,.-_��i..';'.-;-� ,,-�Z:�,,��,,,$�� -,..�.-,...-,�':�,-,�.--,�*';,...'r-,.L?,� p.,.­',%� �., �._ w,r�,'7,1 �, ...�, '­ MMN'�_, � - - � 75�,".­-, -.'----,' � , , I rl; ,_ i .:. � � . . . . . . . .., - -,� ", M , ­�_,_L ,F�11�,�, v . I . � , . � ,---l':t�',fz � "I __ . ,,, -.--:,.�,,,,�,�-,,i��".,!�i,v-', --.�:-,.--.W�M,,, 'j�;,i,.;�; ��-,�"'.,;., . ; - - * . . U , ­. -7,7­1 .'r-, , 'w'r, 7. " I � � . . ��, , - . . r - . .. - � w .,� , � I---,_- L,.,,.�.,---,�'..,.,!-�:.�,':�",:r?�'l� �-,.,,' ; - �G_: - I . - q ;­ -, - �_`- " - - , - - - - - : ; .-,- ,�,,.. , - �_ , `Y � -A -.-, - - - __ -.� �_ . .t�� -, ��-,i-- ��-z .,�P�_2�_ . 4 A , - u- ,8� " .N.I., , . I . .� , '. � . I i......", �!.,.: � , - --e-�."g,', .'7?' "'? :, ,z, .-t,_�,� :, - '.,,�,�,, "�, g �_ , . ­.L�.,-,..,%_ _n L "*�,*.-*,�4 .F2_,,_-,"_.� -- ! � - - ', . �Z��_,., �,., - , - I— _�� .' - -­ - ", "; '� . .,m,.,-, " r-,-----.-, -i., r .� .�_';.-,3, ..� - .p� .., - I � . PN...� --,,�i.-.,�-,-..-.-,.,�,,�'---�-,.",-",,-,r,-, - . , .7� ;�"r - ��,i*,: ... I... _1 � � ! . � , � L, -..:�q_� I - M:,�-_�,�!,--,�.e.,3 .-�',,�- ,*,_`R,-,,, --�', , . _;_ ,,-.,.-,-�,,-,�'.-'.-, ""' I ,., ��, ___ , . _�� I I , .:�_ . �"!4 �� .,,w r, , , . = - � ... �, ��:*� I I : * __ .'�r,�._..�,'_,.�.: 7 I-,-,. �i;.__ �0'1""' �! - I. ,�', .., . . " Wo - �l.:-,,.�.-�--,�-,�'-,���--l-Ill.�,'�: . , .. �" i --- �­'.., :11. ­ .� t"K.-r�. � � �n-,_ I , � � -,.-.,--- ­ , --..';.� 4j M .11 ..,.Z.. �, . .- -. 1- , __ - - ,--. - .... - t� ... - , '. ,�;, 5'"' );,---- -2.- �: .-TI? %.' �;� _��,, ��'k��_� '1411.',�� .,�, * -11 " -,*, __ , , ­ ­� , , - . - -, I " - N� I I . , � -, � � - 'I , ""- - - fl; .� �-:t,-���-,,��,_-,-.�,'--��-�,�7'.�,,�.�5....:rl�, 1� : - ..I---- , _. . --,.,. � - U, ---'I- - __,.'� .�.".�__�..,�."� '9 I .:lf_.!;�.__ 1.1_,EF.���_5._,,_k'.. _f'. � ".- -, ', .I. - ... ,. , . .. .,_. I ­­ ..,:� - �, ,_ _ , "'."i . .­­� , ---- - - 7-,�` � �:O : ;z q­ . . I I I - ,; , " - ....".... , , I - - .. . - E-7-7 li,�.��-5..*O';�.��N- � �,�,-. I 1-11 ��.­,­ � , - -.- . . - ", �,! I ------ ­ I— �,� -, ,. -'i'. ": i, ,.", *_ X ._,2��', S" �__,.A_,�*_.._� . T-:','.*.--.-., ,..._.­�*, ,;� , . - � ;,� � ,,�__::Zl, � .� , -- - ;.� ,"...-.�! _".-�;,� -.�r.lf, 1� . T, ,,N�. . 4 I I ;"� ... ��, -, o- I . . ... - ­v�.�iA:�_�� - . - .,f__",.�614�i,�7b;; z i;._.lv_;rv,_l..l_:�9 .,- � - - ­.-E,­m�, ;;�­'E�- . ...... -- - � -1 ­' 'I'- �_ i - -, �� ;� -it __ - - �--;- --1 .. r.- _Z.. !'-�7 . .I PUV:2� � ,---;_.� . - ,;,, !, I �hl 7T �... _7!,��_..- , ��-,.�"d ,�,,.-.-.,�.i-_.;�I��..".,. _.- - . � --t _. : ­A:-_.� , - _­`­�.,_ -1 f4- .- - , , , i� � N : �,'.w ,,;�:=.��'�. - , , ,-1- . .. . - - . ' �R . . I - � - _., ; . - - . — �!.,. -s --i� .-� �,,t.-_.",----._-!' . % ��",�-.��., '17 - ,- 4.1�,�t�:�. ­1 ._.111� � " - ";­�­i*-f ,.���m�'�iz�-S-I-l'..-;.�lf".�--�,�'r.� . �. .f .- .'�� -i- ,----"3 6 �lr_ "M."l, �.,E._-.-,�- - -�l�-�_-!�.s K-,�. �, ---,� , -.--*. -- ii .;0",��.".r;,;". C) -. .. ii, " - - . , 7 ., ,.�i .: - , -, - .Fi�. . , ��:"..-,-�-7-.";�,.,���s�,��.",--., , : I . _.. . , ,;;., :i�i' -1, ,'�� - ,­� " - -i .., . I �*�'i _- .il":�-�_,`.-,�zi�,"_-i'� X"",A.�.-,.*­-;'-,�. � i ­% .v . ,�: ,` i�, � ,-., R, 1 _-7. 1 ' .� 'D-7, �._ �_ �. .,.- .. --:: , , .. '... � - - ,. -, I . ­.., -, -. ,- , , W. :; _�:,-.�'. .'� . 4 � .: . - � P� . - .,.,��.___ .1 'Z�'.��'�'.1'7_�.�._.t; .L.__,;,.`,F.__ > ___. .�._ ,0'0�,,t ,,_.8�.". - � . I.. "!r- - * . , :1. I `� 4 � A-� -,� -1. ",�_ii : , ._� .."It �; -I- , - Ri�'.1�-;,.��l',�.47"-.�.!-Ih��;,!�"---.,�*- ,.- g.,.._,4,._ , -,";6. ,p - ., .- I" ,:- ". i . I.,.--, - - - _� .1 .- . �'. ,.,� . �_._, ,7-,LfP!_ �*,;-' L 7 1 , _. . , , " . � _. _ __ - __� ��� , - . . I , �m_ �'. T,.P.__ � ... ., "t . I . � - ,.�,--------. A�b �_ .. 7 " ,.- - ­ ,�_!,,,.rfiNm j :: I , 1 ...... ­`��l._��. - , : . .- ,-4"�'N,; '- .. .:" " . -',..'.��*..'.�'.'�'? -," -.- _`­."-:, �'. ..-, , . '. � f�� �._.-.- . . ; - . _. i,. , "I _.%, ,. , .:� � �T �, " - '-" -- -, . ... 11 ­, : I ... _ I ... �Z,& --i. � �_L,.*J_' ��� . g - -.,.-" 'i�� .- I " _ .. � � . ._ 5' - , I . , . �. 1 �1,1 . �. . : `�' �,.;' '! ,0 , - �M --.:. -- _- '.,,,*? -'., '. , - in -_-� ", . .�`, . - _. ... . "�. .. , .', I ,,, - -, " �' 5 - r , :5' ` 1 '1_�__ "I - � I * � - � . , . - � .� �',,' � .--. ;,�.:,,:,�,_ -,.-,. ., � ,,�. _. Z_ .A__, - -- �!. 7--- ."!-'��," -....'�_ � . I_ i .; . , �T � , .*� - ., ,7 j�--_ . "' ,.,%�5i'.,.; - , , , �_ z r 4��� �r � _..,. , .�;li_ , � :, ..'� t " . 2 g . . _Tll I - ,�4 ��,p:, - . . , . � ; n ,� Ir"1 _ "", ­Z11. , �,l'_'l,.'__.,.: I . � , - - .14 � "i i.,� - 1 -1- - "' , . - - M -,"',"-'-�'.��--.--��,....".;', - I . - . . 1.�-��;'�, . r. 1 ,:;7%'_i�,4.7��j�-,.,. _ __ .. D" I ,f.._ � �­ 4�7.' " , .- _. . GD , , . .� .- . z - -1-A ,�.,..".. .1 -. _- 'o - - - . . � . . I .. ;��-R`V`: ... � ��,: '_� ". -:�` t � . - . 11- ��_�A. ,-,�,-i-��,,�,-.�;E��.--,L�..�,-F�-i��� . .,_��_ - , " "r .c:,',��ix �... � ­11.. .. t . � -, 'i - z - - - g� . , I . ' �� -I.. � .. ��," :. ., _- , - ,'� ,�.",. , ­ _�ll ""--, " - , -�"" q­ ,., . '.. - - � �, -- .. ,-- � , , 4.,._ 7 u, ,- ,., , vi,�x � I . - , ".'.' ( j ) . _1� �. - -- --- I I .� �, " �, ,�,:i. ­'_._�___,?_'_. -,, _-.,­,�,f_; - ,�,.".­r�� .� . I , _ E , A - - . , �� - _", ��_� ..--f� ; N � I , i -, , ` �'� - . � - ,!! i��:. _.'?,­­,� .1 i, �Zlm�:.11 . - .. . . , . " . MIE AVE 17.i�3�0�,:':�,F._,.; - I-A I " , _: ` ", __ , N --I ,�.-.., ,� 11 � -. ­­ . . � - , . . , -,.,�j��!��;,_�, 1.T�,� .. �. �,_Q �k` . ��t_'_.,." �Z_._'�,__�*____,.�_,. - - , -. 4--i .1 I ,�j�� 1 F�,�%....!,.­,_.­ 7- ..-­,,"�, I 1 1 . - -, " , - , 1­,� ,, , �, - -, -,. .- ___ r; _Z� 1 __'%'__'�'.1'� , _' - __�",:,"_,.� , �,"4 � � -. .­4..��,� L ��,,., �Z, ­ , , , �� , 1 44�� � %_ - _. _._ , . - � i2 --' " � I .,"','�, '. , , _;� _...�.,.�'.4;; _ N �z . � �' .".-, _,:�.'..",.*", , __�', _�� .g�; . ..I , ' .,,. .. - �!.�'.�..--... �� -!,-:�,,� -V . '-_Wt M_ ".."- _� . I .� i .�. . . w i....___ _� _.,,.� � .. ,'�, ,-?..,: ,_��, � P�..11 ; .."" ..".- -. I I !;, _ " " �1� ,.;,",..;_� * . . I I . ,� �, - , . � , ��*- -, g - "N' - -., _r .- ..,­,­ 21- 0) - . ­. � - � .-,; I' Y ,_ 7 - . - - I r ,.�� A _� I -1 - �_ . - , , " - !il�,ia.5'i - - �� � I � I I , N %'RS..', �'&� ...��­ ,­., , ;_." - .R_ " 1---, . .. ... M I U". ,: __ - at . - - - - --- .�, - , ­,'� ;,­P`;A'l ", ..�, `�- -� :.;.,:..z _" , � ,­ ,­ -�li..� -,,, �,' � - � .- , ..--. F ,,�,, �,-. , - , , i.-.' ; �l i ­.'�;�,-. , I ... ­.- ..!... . ,- , ` .- � " " - - . " - 145.�i2 �_, e_ - , . . I , , �t�i .g ,.6 ,� p q - , -, '.. _� " , ;__� , ___.'l_ __ .��. , I :�, 1%11;i��,*R�,�§;, � " ,% �, - %,_ v ,,..i;.Zo%�,� , .. - , . - - c "j, , .�� - '. -�_ g�, - - � I I " , , __ - I " � n - R . _8 -: � ,-. o - v ;i" -2� - '. � 1 � , , '-p, ".­-, � . - ,.l.: � ­,.r "i- Z. �,,._?-, �,,;., U-nN 1 . ,.- � .- _,� S�2_ _._" 0 � R ol�i � 'M -1 ` _7 , � ­- - '. . . � ., ;44�� . . � e , -, - 4::: ,"� � . I I_ �..; 1.6 . - ­ .. � ,`�` MrA..,,' ,��­ ��- !,� .."., r � . .M I I ' - - V; " . - , - - ' � ,� . - � 7 -' -.1 - r, - .. � , I , .�, �'r-',.-.--­,�.��-,�,.� - ,,.-, _. ,:;*,.,-, 1. :1 4�1 - ; -, wa � _ - - , - - "r --,:��-- ., -.� , I . L:�v L _&r "., , - - -,t- , . : .,,.- : )� ,,, -� -.--. ,_ ,� , . .� _ .�' " ­7 1 �� ;F-_.--_� ,-, I � :;b , __ I ..,..-.-. - - , ,� t , ­., � i�_.:, , 1, " ..�� �_ - - - , - , - , .; -, vt - ;�;� -,,--_��.--, �� ., . :v -.- �� - , it. ,- z , - . .. -_v, '. , -T-KK.-�,g! ..,;vj,j� ... , � ,.!, , � .:. .� , �..��.� -- - _... ,;. . tt� Z_ I rl-1 ��l .---� - __ " - - �2_ , _� , - 1 -­ 1�lill�_��*?�_ fF__..t_'ll .1 4 .- ..� R�`� �'z ,.--* __ �_, .- os­ �_7 .��"-:�'�-��7.-. r. . I 1 - Z , .� " �:_:_ __�tl I i: I _OM? A__Z, .1 � ,�. � - . I -, ` , _ iq ol 1� - �­ - ,� A� -: _!� I � _; ­­� � �A; - '__� ... z - , _.:­k� - __ . - - I � . - ­ 9,* * �4 . .. -, � -- * " .. ... � -1 ` ��� � .. . I . , . _,., �� , ,,,.;: , ��*� - .,.'� " l _-, � - . ,': , , - �,. % , , ., , 4 , , I , .,.7,_,, .1 � � �t;_t. ��5*.`_ , -) " - , , *",- - - --.�.-.;- �!F ,�, z� .� _.. _. .- `;Ir _�,%� . - - "_ . ,R. �% .��. ly � ;__ �__ :1 ;_5. twl -, - . . I �.,� , '"j , - � * �_ � "--' -.---. . ., ` - . - r ., ; -- -� - �,- , , __ T0,0 - -, .!t; - .. - - . ?�tr �, ­-, .A­,,,-`��­' , , ,; - - ­_ 1. I :? .,�� .,.,...-. I ... � - . , .-- , . i! - ' ,.".-'. , ---* . - '� '_ ' .__�_ ,_ , ,, �:!;, , 'z i � -_,-,,� ,--�, '.z'l� �9, 5, .��.�, I � 1_" .;A. ,N_�', z �j,�'e-�:,,'�,',. � :", .? L ,.!..__,�� - �', L - - , , - - " �, �, �: ... V.'�% ..... , , �,. � il � ;� I.! _�', _ . --" . .... .. .......... .. .. � , , - ��,- ,�;` � .-, - -, - ,,. , .�_P`� ; Ml� V1, *Rz - i�,�,a,i� t- . _ � . - l:_...­_­ ­_ I _vl� - __ __ 'n ­r-,*"-.,,�,,.z,--, � '�;�;.�-R.,;�,_�,.�_ � "i�ZL� ­­,­ "' , � � _ .:,.. __!��_ � _-§. _ . . . r �', ?-; __ . ,__ , - ,�� - . - §9-..-'_NM. , � ,W­­-, � I � ..,"T%� � N i. ...A2 .7,;-�O-­­, i;,,i_ - ,,,� _ .. ,;�_ i'�� � . . , " , z ,�., . � .1.1;il. I �-,_: � . , ,--:-�...�L�-Y;ll ,.".. 1 .­��f_r.. -,--,. .., -, - , .1 -1 I ._� - -.�-.? - . - _:, - � . , . �..f��g��'g �;"?..-. - ��'r -.'_2 �:,��! ? wi ,.,. -, I g ".- ! . ? , � �: � ", - . EM r� . &= 'z'��'.� '�-� " .: ,-4 _ -��. �jfo; �:wo.k'­';� . 4 ­ , - - - - .- g -Zg� �: , ..,',r.k-'4-_;,',*! "' �':.', .-.- ...- 7_1. , , . i , . . ..... . , . - - ��?". .,..,..;',?.,! %, , -,.A-*- ,L -:t`� , � : 'f�� ,��,,�.,.r7 .- 11 , S.. ..M_'.. , - � - ��.._, �.' -1 �',..'_,__ 9 I . � - -, " '. v , ,._ _t 'i " �`T.,�'�..-Efrtz'.. ,�'!��` 4, �, _�I: -,.,! i !�� '�,_'A" -­­ M.. - ', ir Ll _- 1! � ... .... �, ­. . 1 `3 � �� ,,- ", �\. 1" ,,_ M Fn .�,, : I . V . t`i.. ,�" L - �' � , -- - . . . . . ,_ - .,.. . .. , , . lq,4_11111* , -.,".-..-' - . - - I - I ­­ - - , . � ;� . , �. , �. , �. I ,�., , �. , �. I �1.­:z..., � � _� � i�p_-- lil; - � - _. ,�� !.:" , '­ � 1 .,.\,,.� _..il �_: I . I ' i .:,:�,�;, �,, 1 i ­ I . � .- . . ,'-," : .i ... , M . , .-,., 1� .1. .- . � - , ,:: knw;.­ _ ,:. .. � , . : - ., M � , - , - ; ." � . _. - - . . ;­ - . :,�: -.�r-, -,;,;�,.-_�.�, � !..�i:!" I -, - _ , I �� - , - ` __ .. - F I _.__l__.. �. , . . CD - C , � -I; .-, ,�_ . , �."; � � - � � ,__ I- ...... --- � � � * �5�'t - " ", r, - %�_, .1 � - ,if vw � � ��' . i 9 . - �'.if � C . � "-5., I., .-- , _.. - , . . ,�--. _��, - - 9 �� I -1 0 ".. t ��: ,�.g­ - .f..'N., i�.�- .. - *.-.",.�p.�. -, . I �,�:w �, � ". ... - . 5�n, . , _1�1�� �: �i �� �, - I ." .,;�_ _,W" Cn "'.- ffit � . '. 4��.._!_, i_ . �_ . � - ­­­j- -;;;" -,lL ,- ., ",..,-.",­_ -, ­ I , , , ­2 A )r�! � . " -:�� . I ,;��. -.� - . ,�` V. , (D -l" ._._,�.., I � — I - ,--y I ;; ,,., �.'��_.,� ll.-_­..4t_­_ zM�N.,",�z.".i- .!,',". �� 4 ., - - - - - 1 - -.M 31,� -,;,- - AVE > . : __,,.��,­ - . ,., " ­4 .� ,. , ;, 0_.;��"� - ,6 i ;, .'M ,.,�,,,;.�'� - '; ­'.-Am Q � q lm��'L. i'll ��. - , - � ;�,Z�, .N.,"O In R . � ... �M 'j'L "'�,_- Z.-, .4,41, _.5_.v,,_ - - -� .fE..,- -, q,� , -v .� %,',,,,� � NEMITZ ; .-.,,r-z ,�A, _ q, -, ,-V ;_..",." .�"; � F��_g ,�_---.r% ,'.. �� ` __4 ,�, ,- -,Oi , � , __.. .., �:,; 2=�._, � s .1 _,__..�.. �� I .. ..--. * t � � w 3,� a �� - .V,� wr .1 I - I ___,� � _,;'_,,� ..i " " �. %:� *,'.;,--,- - -, . .m-y4,,­nl'�,A(z47 ne� .2k_ 4, � 2 �, -- - - - ,��ilk_,._'­, -- '5'7 ., " ",-, -..� .� .--.-­ T - - -.­.-._�.i,,,g -li, --,- - ,,- - __ 0 t �. ;N . 11 I . IV6 Av_;_!F, .,. � ,., � q .--_f--� _�; �­­­­­­�., -, l­._'l.__ ­.­ � 1 ` 5Z NiE'�ll F. - , � �t4,��fal'.,, X ., ,Qt I ._.�.. _�� n- � . ��. � - ��4 - g'-­ I. I" ,--- . .' -N-ti§ -, �. �, � - vi_V�� �'.. g -7, ft - . . .� � , . . ��.' - � - � . ' . -.. - _. ­� �-�_ ,.:::.:- ., R If � .,t�_ g! z i:l'� M, M ;.;",,_ �F'�..",,�'�ll ., , , - L� , 21, � ­ I ,.. i - -INE"e, , ;,�.;��,�J. (1) ."��A��. ��;. �Mo;� � I , - �.,_­.1.7��, Mwl_ il�lz._ ;�.!,�, . -.- . _:� � zjwl " .- � Ill � - .. .. , , ,� - �;� ...-,..,:. I , -S j � , � I, �� .; - , �� - .- - : .,.- � - �- - - 'W­�4jm�l . _� � � , 4 � .� �,_�.�_,'­ � , �--.�,� X - , � �� 2 _-_4 - IN % t go ­1 "'� �-.� - . � � ., . '' _. . .�.�.,, � - � F,��,, ` ""'!�­.­ I -, � �-�!�.��.�;..�;.,.:,-.��4��,�rT�,,�;,:,���,;�.;;,.-.��'Ll. _. ­ -, . � . . ­ . 1. I . I .., �* ., .., ­ - '25- � . , � �-.t!�..�..�;.'.4-1. "�.;; .. I.". � - M , . � I .., I : I - ', . I I -,,.,,:. , , . _ t�e - 0 4 VEF Ci) � n . ��;�jv� !;.....;.-..:, ;', - , "", - 4c,. .­ I _..;�n,i�_".."... � �_",'_ ... - _' ,".�_j�," �.Z-__,� - .. . ' T.-.-" -, ­­­ '��'��- = - . . * - __ Cl) z - e I . __ , � I I I . - " ., 1 � i � I .. I I I I V. I llliz.._Ell� - - � M , ­4 On ,.d, G) ���,-�.--:�-��-,�,-:7-t,..,�_.�,?,--"-l:",,�:-�---..,I��-��,z,�.-, — . ; " Tfz�; '<.:,�.-I. , . 'F - :;!:r '� - -'� --- 77 , -I... --- I . I .. - - "' �z - I - , �omMn - . - .. �.. �,�;,; �q��'g�- -PV��, �t "R. 2�._�,-gc.'.',f, __ I - 4,1 --l" �.,;�.,,;;�!.�. ,��n _ell... ­ -- , ,� _i�� ___ - - . ___ . � __ � ,--? ,,�.!�. .1 t,w�z: _..-­,',,�,­ 1 I - I . I W ..�_. .�- ` i U) I— - , r... 1.2- .Z, � � ­­­-, - , _,-g� . 11 - I , .. I I I - 11 F . __q - I - 7 V ._!j��$�.; X�� ., - I. a 711�_,_,�Pl ---, � .,-,, � _� � � WTF�W, - : - _ ���li � 7_,_ W _ I ` '­ _�__.__ ,� - - - ­:t� - f ::; - , , 'T - -, N -2- -M I . - - , �_­ - g� -- !-��, -, $12 ,, ��:' -,- N`10_5 , Cl) �i_ ��.-: .-, - � - - " - ------- - , L ,. N�; , � . " �__5K * , �_ �- -., � -"? -. -, -, , �. ., - 9.Z4_ 1:1�5�9 � - . " "Jl� ,� a _* . -� .7- . , , I I � � " � - � U ;�� - 0- .-- � �.",M M . - " I �, ,l � I . - , , 4&.1 , - CM �o. , - - �' �­ ­ I - L��.lt.,.i4. , 2�' -M ,,-,-,. -1 - �*!"k. 4 q�, 2 ;,4��r�.2,. ,- L� - . --, .i� - . �77 ; Z_ -�, ­;� .1 I ", �' -: �g .,. �,%i�'� R" -� ,,­ ,,�_`% _,� LN !�_ �_�'. - i�"wr "_ � _`�' - - _� - �Wl, R'� tg��z�j -1 _­ I t4N*� �.-;-..'_�'. -, 5 .?0 �: U) U�t. N"Pi . --- . ; ,,L,.., ,- - -. - �. � , _�. g ,.�_! Y.M 71 . - , , ---'-'-' -.,�, ..... _. I . �� - -11 i. ? � Nl_ .-WN-­ .. ;_ a - �i� -�. -, .. , � - - i . . � -;�,. S� � ��c�'�,. �� , A. � .-, i Y.U_.,9_l* _� - �- ; __ , . V L ,,, ..��._U_M iz .; . .:�� F . . . I � ­11 - t- k ��-,-, , � - ,,.::..__ I'll, � . , - , , =:. � I , I - , . ,�_ . �� , - " .r . _�Om�.__,,T -- -, - --- - --,- ., - . I I "" . 1 , .� . .1 ___. .��,,��_ ., �� ,, �.�Ayzl; I , , , ,­V.',�,:�:Z_"M4�.` - - I � . i *_'it�-'r�-,'- , *--.-jl`77,-r , Z7377T5MF"i",._, . ,-. � __ � . .�.._� 1! . 1-1-.. "-r"' -'al".­ W..; .-' - . :. . - "' - --" _", � � .­� 't � L, ; 11 n _ . �!'.,',*j Z, a.,,,, ­; ... . 11 i ,.. 1 ��_'Q_646, i` SOUTFICREST AVE 99�Mt r'... !i,2___ �.lzii � V.'-,� � i�'�__�;��Zz._.;�k!�.��L�:�� . , - �� i?�� I -:-; � -, " �J . -,..­�*�. r777777 77-_ 77�� Zg , lr4y_._l;, 1� . , .. ,t,� --- � , ­­­ . - `� ,� �­,­;� -.-N� � ., A .i..,. __.._; ,_� '� t �_.��_i,z � �:67P i:Mwil , Z.. A .4 r_ ��_, I o ��M� ­., - - . I .,_�, I lt, .4 , -., �' I - .. 1 , " �' ... � ­ N , �_ sX. 'i -rvA L�- - , .:-!-�--��,�� -.." ., , .; Mr . � ; _.. . - '' , �N' �,�. gt� �Z M.�.Qg. I � I - I ��:, -.-f _,. ­ -,.­,.­'�l.;., .� ­ a I � .� - .�­ ,- ­. T"-­,ZlQ,,, � -; Y § : � ,­ i �-,­­�; ! - - _1 ............ - - - - - �_ -, f�,."-.* . ,.; , `�,�l.i. , �%, . -,_.,,��A­ . m ­.- � I . I . . .,.-,. � - ,-- . ­._._...'­ . . . . �311_*_Z..;.. ,..�_ .. ___ : i �_ SOOT k, .... ol ­,., ,,�f� ;�3�lf_z. 1� . - - .,. . �. - - '- " - i 1" .. -..- -, . - � , I , �. . -, '. . - .,;. ----�; ... I - *�" , M� -,--."�-- � ..,._ �� _.. I ___ � - -., - - � M . -, " �. .4 � !,.m I , -� '. . -, ",*"-, it " m M ,.", - ., � .q .,--, - ­11 .... ­...W ,.� - ! r�o ; .�f'� . . .-,�� �- . 2 - �.. _ _� - � �; . . ." . :L!� ?�,-, - . . , - 1. . - " ." � . -� �, - ,,- -� _� � z,�.,'-, �,,! - ---. I ro__.__.. _... .--,..,--.-,., __ �, 1 , . A'N �T - 2 . � - I . - ... '_'l ,­­-, . ;�, , � ..V, R.. - .. � ,� .:�, -,,- � .� � . . , r . - '.. - . ... ,.- .-, "" ­ __ _..­ . . -,.-. ,_­ . . vil'_�. -, .- - ,I :�. .i,� . _._-�.'� " .1 1 - 1 I - - .- ..". -- " -- -- ___� I I . , , "� -,-* :,:� .`�".' ""�'!*�'���-���'i� i "ll" ­ .�� � _ 1 1 .... . ... . �� �,__ � t t� 11 � .��_, '�­'z - - � ��� ,_,,�_ _.� , ��lz .- I . ,;lg -:, `�.�_ ;,-.q�,._ - 7,* ;�_ :v. ',�l�' .- P � _� .-, _,..W�_ . !§ 4, ,--..... - �_�* ,� - ,_, , �'.�, �'�-,-�,;,- 47. &'�-..��.� � -*�. M ��,, - , .1 - " 1 - ;� . � .� '. -- _ �,� F-T � - � -JM5��'. __ � _!i�,� . .., � - , .�:.�o , -% - " - - ,4 -Y '� " ... - , - , , - I �:� �� -��S-,,,.�_"�� , -i , �_. � I ,�` - �', � , 5 � , - 1_4'1�s* !��' , � - -. - . . . . . . ,� - � , ��, r� , - 1 � - iR;`;A�*WZI�l -7,g , - �- , �� 4 � I . I ... '. ,,� -1: _" - - , , -_ _: __ , ;�'i� l -.- ,l �e , _�,�__ _15 �_', 0- ,.- I ­ . '. I �:.'.� , - �_,*�6�zt , *� � Llz,� ,.t-. - . . .,. . � W *-""",, ,,,,,, -, -, -� � ., � V7777 T T_. ,".­, - 5,V �,�;-"! � ',�, . , _..­­_..., � -,, � , z ---,, .-.- - %.-- - -,-.. _ ' �- � _� _. - , ,_.."..., , -, I I � _. - - ,�_' � � , - � iz��'_ � ,-..- � ..MZ�fl.4 J, N �Y..-'. . _ . . __ , , I; , . __��__t _;'T"14 . I'.- Ell -. ��, �_.,� - M � 0,� .... ,�_ ,�., - 5 : � , ., a R .- . , -, , , ,_ , * "�� �.� . . , , - ,-­� cw - - I,--',,- - .�-, , iol -; . �,�7 , �� -,,- .. I �'.Z..,. � � � .I.M ^ z ,�,T..7.:,� .1 LL� _-- ,,--.*,.,' ; � 71 _,,­­,_ ;: � .1 " � R , ...- __ --- ­r --- L ,1 1 . ."-,..,,',,, , 5 . . - -', .,.,�, ­..­ 11 ?i"'l, " -- .--.,� .-O,%z . , " " Z --- - � lgill,�,. ,-..: . I - ,�o -,, -,. , ,�, --,, -_ _*,'� - �X , .�-z !�� - .� _. .. I �.. - 7r� - F, l.;. _� . .-. -.,. , - I . . - 7 , - ­ � I , __. � 5 ,�in;,, _,., ;�_.­_; , " , "�� �. 11 I 7 , 7 77 77� :�,�., ,j , -,,,�,, _ l7 I I 7 vz, .,-, �..,;_ �. _� _.. __...._ . , . _" � .. _.- - - , - - I .. 2 - - ,:� - " � - �i - - , - � . =.,� , - - -, ` , -"*'* " " - ". - `� - _., ­� - .. .� � . = .;t � '�,�_ 1-.1--l'..­ v .. '. P.T�Ff�:��_ .�--_._� , - .: �, , 'I, ", � . . . . . . . . . . I .., - n, _�. , ��,. . ��S� � " - - -, --- - , -, - .�, � , -, � .,� "', �:� � . ," ".- .,_ " �_ , - g_ -­.'' - - "m­A, .� I. ,.,- '�"1�7 __. " ..,,'�", ,�4�."� .. _g� -A ___ I �i' . � - � - ,�F,*�. ----I._-_.,-,., . .. g ,..�L, .. , ", . __ - - - , -. _1 ll.'. �'. . ­ ��._l , � :_ � 'I�'�, _. - - �'. . ,r � � . � . ­ xl;.', " iRA _..,��_ , I . �N . , __. 'f __� �_.._" _*�",` 'i ___" , . - -- -t : I.. ,.,-,S, , ­­ � - - .-, - . �� i_�'2 , .S�' ." ��.'Y,: ?55 - * * , - . - - , - . .- � __ � r ,­;� ., _,�:, _.." .-- ,�__.' � ,- :,* , � -. 1 -- � ,, ��Rx��m�,*'�,.�. - �� r ,,. -- -� - i ...'��z-.�,.�-���l�-. - ,���',�, - .. : - -- - 11 � .- .- I r.�._ � , 4 ." ,- � .: r ; . _.' _� " � A'. - ;�, _-,� _. ,.7 "' "" , .. � . `_11; .�, �"' � �;�_ . _-_, ,:?,�, s .., � , �,_ .-­-, ;�.."lll � .� Z� ;---,----_--.,,, � ._FlS,z .- " - :11:1 I - � - .- )� � 2". PL 11- ,. I - -, K �:-..­ - -- -,-. ----r,.-., r ., .-, . -,. " .. �e , ; - A ., ,-'.'. - �-`.'��--',',.!� ,-.4-,. , _* �7_ .� �,. .. . , I - .- . ��.-�;:-,,�:;:�,.'­­,­ ,-- . - - - ­�­_ ­ - " , - . ­`; �...-."­­�- - ­N_�� 51 �;"' - �,� " ,� -----...- - ------ ­­-­ - --,-.-.---. - 11 K". ,�.�; ;,_. �,-, m, ,-. - � M I -- �_,_ �­­­...- - -,-- :­--�.�,-­.� -- - --..�-­' -- .-,.-,-, � ., f-.----, - ;.-.-. . - ­-,-'­..­- "� � . -, -�­,.� 1 �3 _., '� �M'l l'l'.S:,_ ��_, , :." - . �- - 9MWMv ;,,� Dr 1�sl'z; , ".. � ., - _� - - � k '... ,...:��"�.;.� " I - , - 7 1_1 �` _'Hl , - , ��. ., .'.'�'�� 52. __. " .� . m � ".' �,.,.' 'm L, " -;, � .... k . ,.Z;� -- r- - :, �­­.� ��.,-­",. ----------- - `-.--.=� ..,.,- - � -1, - - t­ ' � ��,. 1�,..­ _,-'-­,­"--. - . I .,-,-.--..,,,-.,-.,..�,.--"-.",--!�--�.-.r , �_�?.,.. . �2 � *r* .1 - . ..,;! �,_.. ­ �­.­.: j,*r�* , I.' I . . . I . . . I . . I I . . . . I I . . . I I . . I I . I � . � . . . . . . I . I .. I . . . . I I . � I I I � � � I . I . I I I . - . � � . . I I . � . . . . I I I I I . . � I . � . . . . . I I I . . . . I I I . � . I . � . � . . I . I � I I . . - . I . I . I � I � . . . I - � � . I � � . I I . . I � I I , �_", -, I .., I 11 I t �� 4 . x I � , I . � , h : 1 EM . .-, -" - `�., - -- . - -1; -, -- , ,�­,.-� z - -, ,,, n � - /��, - .,-,, ' - ., ., �_..,._ , .__ . , . � - , - �� .,�, .1, _� - - I � � . � � . I . I I � I I I - � . . � . I . . � . I . � I I __ . . I I . I I � I � . I . . . . . I . I I . I I . . I I � . 0 . . . I � . . I I r � � . . I - I � . 0 . . u . i n - 20 : i e* � ,"' ,te T '�•'�' 7- iaK" srTJ ,4 'Y 'i .'l1T`,t•,- +4 e , � [` :+may `g'' d.s •� «..-� _ , ` - •e.,'d .}�, Y''" �.'.. `- ar"'� -t,, - z�''u.�a�rr�e t ea'�a.ytit�.:*., t ` y . ° yis �����. „•rte. f� =� 3. ",+�- ?T,� J r;•cS;, �.�^ '°� w {t�, .+ ^ch�e� ' %--''^ : a'�? : �;` r . ".,t � '+ ��:tti+.•:} +£ =''_� S ��u f ` .- . � { .•.t� y ,''�_ _ .,> ��r - u � p � a ���� ° a �, yre< _ �Z , .'�"��:' „rte - ; i?:z�' _>.,:s���"s��� ,�sy� #'ca`"k.fi' t"- � +x. - �•< � {„o.: �i:� . i �:- e: ,�`Y yr' Fl�'Xr .,y.Y -`` -�w - _:�c .. ,�Ft :,�"'i ,�.k %,�y,. -'+" b �.r- 9s������,. �r� _ "'�: ���'.''..�-��`^•,, ,Y�- �" - �y, �' ;,1?!= ,'ric�'i?_"S «x,>'f.zc"•' :•2?". f. „,.. .r+z < ? � ,, f • - ^ ,1`s r:� �:t�: �,:,- �Y<”` �i�L •' i ,y ".`.�':> .s _i• -'Q",' i :y . ks: `� 1�`<t+. i��' 'Y �q •wt ..-,r n. J.�., ' j j. �.P ' ,e,",. .. • -�' ' �'*. t��'i`� � ,Y 1 .G X fi `' S '1 SY' Y '1• �L'J.: �3 � .3+' •ri`� is .wp r ! gc`it� rtr✓G'�''.riS•S -.�3.' •a., � rt-. i F , s. `�y��6�:• a:, �„ �' a `C�'�' •y, .-i:� ..'�' �,r5� r ..< < y .� ,'�. s� ��� �' ._�, _ ..,� �,r �;�;'%' =n s., - ,„ �4 •. +T` . � �t Y ]` t 1 .r *aXe't3 F:ii._!. -32 ,} fr,. :.', _ i ' .fs-• 7 'Yi- Zr•,, 3 s 't••:t - F: � ;. ��}- ., 1.ICV.t: � -`� - a ^.�, -e- Y � ' �-,y. ��,'•`fl ;•:�e'+.� 4'��- .�'a'. _e�ae� f �.«�c,'�c : Yin• �.5y - �� - • _ g r r F3 2'"•,`4 - � , us -f, ?�,;s,�'r:•�S§' - �riz1 l{f{3-3r.,.;.yg. & 7 •� �' f �c, : '-L �!- > > r` � �, c} � � `}'pia �- r r t - n. r � � - � '•` , • �"rW'•�.'.��3'�,air�� - a ,._ '�!�l+E� � J ,a t ,f. �. ys. ` ,� rh . •� �r r � r'�, }.xc :•� = r..�Ta^' .. _ . a, . �.. .. c- 1 ,4 i6�s .�,'�� c .S , , tE�•'�'stk .. .4:t`w'c,.•s'.�`�Kr.�4+€��' �u3' a�P ♦..q. 7l r.v1 ; L . 4., VAN '/ �i.YT�"•'� � •,f°"'" '� �t �'�,,t t ai� +x.�4Y, �� ;4�4���,, -� � Y� T � 1 , ^� R i may., 1.3,f•'.1 ^ ,�, `, } O i ta, �, 4 g ai '� ,•�� � S i. � t � � ' � rte. s'. +, -:.�. l 61 `W�� �m -- �° s-� �sk� 1Fw .�77 ,{�i� "k/"� d� �E�'���•�L� . `�r t �l��#�erWA '1� y ��° .?BY+q. ,3. t�� �`� 'y��.. ', Y�� - 1 Yk aa • „a� -�. � ", �e{»"^''' °� atl'-' � � e' t, ' �• �"° t'w "Ha t� °�` �' � �� r i m ,.,pt�P a ,?' °^, ,� _� +r'��� y �1 4 r•{ 4 *'��� Y •¢� y �y��� '� � u 4 fly , i 4 wy 9rti1 xl � V i!RI J '° r "s, s �� y t: b �" :deli '{, `z7 :a .t:P r ,��t�•' ,,,.` -•'��i w � fi r. �} �c+� •a��� �� . a . ��e +� ��� 't?vr.,Yt�1,,7 j4 j p. u� '1 y r t�/•E+' 1y •a�'�B , �.�yt.C' �? - �}+a `7 J • s� ( {'j h 6 ' j, z '{ , $ ri NN R. w i4 :. r & r';P iRW ........... to r.tY 1 ail a.s. :s 3 `# �.�� ,i - � - �i ' d �Q' 1' ,.l AN l �'�£t•�� §.sue, k�; � ` �. t •Y,::.♦ ° 'J � - .. ��@ ��2 }�� - ' fi t + �`S:++r /� � r ` Z. , p - i lt 4•. �, .. 4•��. a �;� o '�'� � Iva .. ,, ' � trot• .. it h .. , . -._�, _'wYt,'' : I • : - t Soy 'a• r' i � +, �- _,,.- .. :6- TMCr4'�!r•J' ''�, �!r...(•<• ._,� .:_. : r�.. ,._ >^�•at. y. _:. � - .,/ , r 1 >.::r, -- .� ,. -s ,.X u - __�`,,,,, � � .�'.: .3 -,�.. s` ,_r.• _ ?.�_ a :�F ter. �:. �,,rr..� „� .� C ..ri....� .. _.�+ cc+.7ti .. ... ..r . -sic.• - c .. :!!.. : • , >. - (.. ,• ;- �c. 3 Y... _i :.:�." Y q . }} . -, - ...v 3- ::: � 1: •4a ,.t! *. 1Y:'� tom- Y a#W - �n y.trel .c - �. -s k - � s. v, _ i . �� .,..�- ., .�: �... .. .. ._ . ...... .. ...... .. .,r .. ,qtr al � t >L• �...., r - �,.. M L :r . -,..<. ..... „ ?y- ,i::' •alp, -, .:_�•1V.., .i e�4 .F 1. ' AM .. ._ a. -., t. r . , w v. t+- .. , c. ,.ir- r Z ^ �d Fes"`._.. - 4x h .: t<n _. {lt` f.. '+-, *c. K; - `• f , �•• a- :�,.. i,. .,. ,F,3 -. .:c`�• �.. i•. -„r .r t i �SLq -, _�1 f. -i.' `._s .r .:.n.- z4--- 3r'__ =b ° ^ r r. -. •',m'u '} is �.�.}•:r - "„5 _ � ea /�.• f - .'�'�� -L ' � ',^T nh `tY.d'.. ° 4c- t./..^`A.:• -`>'�' -6- Ali - .�,i ,� .r s.:w �. �� f. x .. ... : : -�. ....i ..,: . -,_... -, ..., .. ., - . ,. :•' _ ' �_3• .1- •7n l: r„C�" a! -- y - ;. 4..,` ?'- �`t ., _2-t • -- J.,:ea. � ` . n` °� - .: '. -.:, ; „•_„ ..: ._ M. ... „•nc r.', t:' � <. _ _ �. ,., ; �do,•'-c. v�'u t s}et.�. - _?-• n. , .. , ,Y_t - �?:.. ..,,.... - .. � -a..Zr : -i z � ,. :.:: '. ,g•.,�• 'f' u�_. •5;'^1x;s.�i �„�,. .d �^n �yy •rsr/c. �> a t< ,`;�Lm. -. .� '� ... , ......... ,_.., .. .. ., : �: 1. ..,. .. ... C,.,,, .,,.. ,.. ,.4. .. .. n•.c�'?m1E -.'.. '� ,,,. -7 � �a b`�',F,'- E •j�• 4r' �`� - .... u ,. _. .., ' ,5 °... _ >-y J �: � ! :-sl ••I KX;>:_ � n,L''S?t: c S _ , � •.,.Y I # +�J.`% - :: r •'r?.'.•!� �i., r ^.tt,s ^;,_,., ."'.:: v.a! L(i. '� .3._v_ ... , . ..,,.. 3{.....ax. ,... .,.rr_ _...:.'k ..= ?e - .,� "`=;.i :.s• `� +_^• � -. �i�,•. ��,•.�:- c :t.� vctc*t ;,.,., >... .. ,_ .. :,.✓ ,, �. � ._..'> -,.f.. ^-, r:..Ec� �.. ..,. -; �,C�.s. _ L�.,r_ .... . _.., �• .r'`t �-• :�_ .�E ,r- �., -�. - x . _•st ,,. .�'r�- .. .•:.. .., �.. - ..,,... CwJ ..aTSvF ... ., �'., _; .tom. _r .. .,.. �t -•,� ..., ,.- .,c/:..}.L. - • F.. ^, '�., . -x . t.-. _ •2•?,C -: _ :aY`.. rte, -,:�_. <7.. '* -:r. �1• ��,,, .n p � - :... ,, �. x ... r., -•;+ .-. .3 .tt ., � 9:s ;;.. .-._. '�_ - (. ..:.., �. . - ,:;,*•, .� - -/ sx�.�::,f %- , +- Sac.w�•�+` '� ' �1_. 3Y� �,roFv . -rte -- ?' " .. - x. 3..,t _ ..,a•, . -5i' 'S `�' r - -.+rrr . rfi - .r. a'J.... -, - .. <; ,,_. ._'... _. --.. r.•+ r •_•..� ,_ •.:. .•� =i. 3 cfiv„ �tS• �,;e' ✓.Y .� . .•6:y;'. •;cr:;,- ..c,. s.r. ^[. „ra.`. ,�...., ... ,_. .. - -.£ ':.,. � ,�._ .. -•=_'. �! .t °fir - ._•,•,�. ..t -nc'c. _ ., ,... _.....- .,,;,.., :.. -r <• �4. s " t :� .. .,- '7i:r- :._ yyt.�., > ,••,_,.. .-+y, _aa _ (h-'. ,� . -�}'." _ �. �' - '�".;. n, �, .> i 4.,h• ,.(Yr... 4 - r-/.:i ,�i.. 'S.. •y... _/.-a "' }_ __ • mob•, : ,P , "f�..'.ro, ;a+.1...�.,. ,�s'� s •.b. ��I :•• F.a .:: �1 ..r ..,,.! - .. .4. r>yvf5 ,, :.v - ��` . ,>4 - . .,' •1: ,, ,'Yii - _ .(...T�•`t'.2y�6 ., .,�'.. 'SS �:. TT v�$� 'ri^ZJ; >. -'� M J .•�'�. _ . ..,... .. ..,. Y. ,. i-, t, .. Si. . r:: �, ;•SC .. _., ar.r.,_ _ .. :... -�. s r .. : •.. _ ., .Y '"D' x,.l :�I�' - •., '�' i - o«.; -r,_ .. -- h..� -_ •-.x, `•e .. 7.^ '.v? • _ . - , , . + , ,. n....,,.� n2 • 1 ,._..._ _,`7.�. .. r. ... , -. .....,;y •^ -sStc .� tS - .. "�•r '� ,.. '� �t;s r' ?LJ. •mot - r. . . r �� .,o. . ttra� � _� � �.. .: i' 'tr fs rl . •`�•,.. -.._. .:,�.: -. _... �.s.. :.,:.: •t `� - ....._ :v ...�. 4 �4. •.. - .,,._..: �' � .. ,•°:... ,_. a. :�� >� oc: �•u� ?.,• aY . -. .. •.•. - - i ,;�;'�� ,.,.. .�..:,•- - ,���..�,- ;- •,....a. 'az ..., i' �.. - � 4x� ..4 � -tom ;r. e . .. _ '....... _ ... ::.. � .... -.:. ;,;y - ... c^. r _e _ ,.,.,.... >>..� .. ,. .•. , -...v .a. a.. Y;. ap•' - __ �,. .:,{, ;,,y Y .L ::.'s• ,y ia< =,z' - •�Y�' , 6 • t .. ._.. ... .. _. .,, ...... _, -.._tea .. ... . -, _, - <. .. ..,.. 3a: ., C(s.: u _. :5.. -. -fix''• �--v .t �4..'� :>!9,_ ... _.. .. .... ... -...,r -.i. v., .. :f - _ _ ,,r ... -. ,. 1 .. . -•-.,7 - , , ,n ,� , .., .. � c?:�... �..a... ='' .4 :3r - .>.. � ( �t�e }. -'�> �y �.I, • t , I/. S, . �.'M J _ !. r4, .,JL , -.tea -�- ,L(v 'l✓T" 'f" rte- r `S ^ :� • .�i -fu' ..t• 'k - �' .2 - rts• -tee i, - a - �......, :_ ec.r � i�.c�;•�,.'S�...�t„i�..�U -1r�.. ..2 (`..'�:d�C � a._ �uw> _ s... n_. - _ a .. - F_<`c�.. _ •. - -, _ - . VI . - . ­ - 'Is w om ­ 10 - - �14 �!: .1, �� ", I - 1!�. ;,�,­ ,W4 . - - im!_J11 M I .0. I 512 . , , �",.,, .00I . - 'eAN11-I � " �! " :.' - A � ,,W 1, , , # ;;;!!,—% ��I ` 11� rffi�i I �, S 1*4 --, I ",;)* t X !.W.lop/ fE�J.v , - t'. r Q. % 1i i !1 �E' �.. L•. ' r ri d l 14• 'I, ^.� s"-uJ,a+e.ka+l�'r✓!^i"' . j e t fj l-. 1. r' O.t"y� , 1�f.,� � ';_11 R "1r '' • •� .J e ~ ! T Iii, 11" ♦� , - 4 wa, - I, 1 ( rr I{ ♦ti 1 (( -t...0 g . G+' .•' t� I � � , !� J �' -r•-Y11 r T ' I I" ,.\ r 3 i,�t` I �: "f ^�_,..G1. w •T• � J.1;1 •f' +`. •.y ..,r - Jr ry t . I. r7 `: } 1 I r r G •%• v rr W t ; _W � 1 r , r i . t rl,1_ i� '4 to, , t S 1�. �•' s:rnn•' t 1 r,'►1 r! 1e 1t. �+.�..�.I.t Rf. i -t f ' 1 e,�,.,ax ��r t rig. sr _ __•t4 Y V'> i �'1. '!i'';i' t .,..�..') t. .;ti. .. r1 iJ l' i A y� f, y : r 4 r- -1. , L1.1 L 1.i\'r R i ti� �, ti i� A V, � .-%.J I ,t J .r,1'.,� fy. �.• .1 l 'CN. tt ' ,p .t+.w,,,.•. .'`._ ""n•.•,.1%w. t 1. V. 1 r' �'T " E ,1. / • ' i - } r 1 - } : `� ' � + ..' : ♦' `,i • _ y . �'a'y^, '!R'a`'T'h" r.o :.. "2Af.' .,' P+ • , f .� �y• t .'t _ _ z44'! _fir i `. \ t - . i. 7 �. `t� i �'.� / . .. t ` 1 1 Il r , i t ti.. i •'. • � , ,. , 1 "r+Rlr `.i^• 'w "P ..# i b j' L t j'i Ori�W j 4 T. �, 1111 !` 4 .. 1 q , t ^�{,:N n , ��...�.. _ i, .I. " t', .,« .11 ,1 _ 1- _ 1 t{ T .. r ,+ ,1 T , t '�:. �&"JTy *-'b,!�1 I I ?� , .$.tr I .� _, , - ti� E' ' 4. `�' TI QYA r. : i.`� }>ti 11'.; i ,� ' ��I ,1 - - <Y . - ', x'+r� '�` . \ ' r* M i F R •. Iµ3 I E t %, ,a' 1.� 1 t�Im u ;11 , I i' -� is .: {,.wsti!.r... cS.•2 l t11 ip " I_ .. pyg �• �: t. . f� 1'1 - ` 1 `q"y j ► . , t 1:: i•.. ire k 5 r� r E.., ). .. •\. f�/1n.' p _ 4-'+�J.E - - .r7 '1 F.. I 1.r�/E �a� 1 7 ? -. -II'� ,�.! fj ;'1s - i..{,:-.; . c .r � t Ir.1; : r.,..+ - ,v' .,? . i r f r . - ri w` • � 1 • ` �S :' yr %ir - ftrl ' E. },r { , -..i `v . c.l i q _ t :. 1' 1 t _ �, - ate+ �1•Ih :,{ 3 i''- �. .y f 1 .'1• ,.i E' ti: v.�• .�. t 5 Y .,l•. ', S - ,,(i. I-. j MGP'."IfJ • - l - A /2� l'''`S J .�iT-. 4 d, ' l^sf ," c� 11 of ff ! S ( ..L i .n.._:. - :" syr i° .'@:' , iR.,. '�.. h: ,'j'q=. t 1:;' �'..'t v....Z,.:y .:.•.� ;G !r7�:? �3 1 v.. pp; ', y :t- ) ,•:1 -1 � rit I r•_.. ei. ..[li. ty r;�... Yd '! 11 . T•{'j •1 It 'f _ ems. ^ .1. 1 l `Yf F p l.''. t /I L, C g I 1.s h+.. . f I t' :1C7 /�' �- -�•,,, t },y - � ,f n,, • J"� i',i.-•TJ ; , - _. ,,, ,5� Fes. h:' , r. t A{ 1 .41!rt_.. - 'A_ r 7 {, ry9 �1 fJ �wC- �'E l `� 1 .Jtl � '1, l ',1 r" �r,, ,1.1 I� S, t :9 r E t ii`�' j{,,,'..•,. s-,' A ` y4\ _y _ t,. 1 . t J t . ti t Eta a�. w�*`1F ws-r .E . _ n C�kL m � , X �, . 1, . - q -�%-. , a��J�o k., -_w ,;W, . 4�" _1'AEy'"•1 '`. r� j' �� a 7� �;y/�T�iM� .-OZtiOpp, mAw'4 - 4%f�I p �y?''y ' R. 1 : i) 4 - T'� y` / / •� •! w meq{ V t ` ^"`9 a ,. ii ti ice. �.! Vr �� r .t �r r� f .'llrr y" 4'��.. ./ ~ �t+n i s� '"'e �r _ I yV I s %- I _ r. ti• .. tL� / t 34 ,, � a �� !rte',; r' a rJ ',Q� •� e et • r/i1� �}�, � -r ° 'f.`+�y�j�l r9'^'g� i,` f'. �i ,_Vv - sr. i. . i3 tJ`,.'f y, r. -fl - r t ,.r, . •y It'))�a'�."'+ ,�/' rv� y,�t a-,17-7..�,-`a�'.�"' r•�Jf4 a.�'. ger a. s+i'A�w,.ffL �i-, o � dS+ry . p'� .f Jam. �yi * /� 6C�`�" ,a.�lf { . ' " 4' , -� 1 - !E - .'i /_7j i1i P .w' �. -%. �'.�,rAm, ®_... Mn•! _ ._. r j... . %7„ tt! 6`rr , - l ;'r+ N' . l ,K �.5'� f �►'. ,s Q':. , .t. ,p. �ezn { n Ar rJ {, �; ti♦ !{ ' c .4 (} 7•, r' Wit! `,..._>� 8� 4is.'l�,N w _ t �."ef 4, 1 4 ` r ;v n :f:', f l $ :• � . ;,A'� t . _ f r 1L �. . r' �� 't fd jos 'mow ° �y�•'sf '�- g 4 � t'r 4. r , I. � qF r r f . a 1' ` P't 1 �'A.- - y•°7g 's r w_,; ;r3 i � r. I - '" i + , ,r't ?t - •. > j;- ' t -r T, , v ?' r 3 f !. d �" � y, '1 �4, Y._`�,5)W , ,`� '_ y�O? �i_# `�t rrx ^4x./ �:�1' �s!}.i ,;' ,a` a�U► ,��A� 'e �ri �p t �. .oJ }y�/ ""'!r!' ILCI , if' -s J,Y y t%>IA" r_, i+'" 1, /.,P i::l .✓ l.: t`� �+_ ..'i'�-'. ',`/,.�.'4'�irr r't/ y r yi �P i i*�'C t'r =.A >Xy `, •.> 7k , t i.>! ""',,/i- ''`. 1•r•'�; °Yqt� : ` "' . '1`'ie�,i .•�4 1 le;fi►�'".liar r' f 's - r 4r''-. `�.IF� ss � � ' {j11 r lC `r t`}� '„ 9 �.f��•. � •r 40 * d>' , � ti V �, -5- k1' ," r. '"`,n.J rf of 0�,A -. ?. ,' s.•ys,1J„ ' ` ',�',/ 9 t�•`� ", ..fit .��1 ,• ..w. r'.�{ „� -0-! v'. c.>,:mr,;ii. r�.� _ �• E fib. F rtr^• �W"�,�" .A%. ~ ,w.y�,e, ��� 'Y ���{/$',.�,'` ,, ,.� ;7 4",I _mow, - x'a._. :k� is r t tj I .. $1' `'," .a — I- T4 iO q .,�` : I : S 1!� IE . a f l 1 i , ' '`� ,i, : " , - ,1' g i„ ti - ! ,, , • �,,;,r. - ,g 't; 1: `^ ` s.`-.9 "r'%„1 �r 4dy_ ....a�f'���`' -�`:; .f '^".. �' �1.. • ,. r i , '� T�1' d S .C�2 � -.. - fix. T"2.i7j` - `s' - ;.i ,..1 �' ; i"•_4;T-�} rrrt r- J -:r" r��r' i' i . I. '.J ' ,� ? I �I - 1�y `'.i ! t- � 11 fi: a +Eei • �,.'� , 3 1 .s' ��.� r`r - _ .. `T -Y-1 'fin ^f �"f-!=' _ aJ, Y.<,f' 7 y�' n:; !, ,..t;.t :...�+�:. .'t; .r , .:R' 7-.. ..,a✓'�,r oCt4�'f :— yW ,_- ^ " A�'.f r 3:; 7Fs _@hr J. <s Bid: , N �� r+mol,•• , {. ,� {A L{ y :. ?'>�. �. .;, "�'q trd:{rr .,r�t,•s4,''` '`�rN P'rr% ,�j}I.e �t4+^r .:_ ,� t ;k...: 1 r' tT?Sr+ r�J' n 1,- _, vS-1w ['F¢ti� _.W' :e�% Ii x'3 j •.�- o??� s s F• Y g 4 1 f per. " fj .�.i 41. � � 3 _14 P-"" k!S :itr_ i��• - S - r' -'l '"t,Rc.' i. q,. v dr E "°Efi" 'x' �" i .'-.�-,, _ - q'�dr'7�A-'y , 3• .`� �F'' , "7 x e"}.,{i! ' # _ _ - r �fic���%Yn P .a7SY R'' Pr. . ,. , '. 'mss o _ bt `. n. "�Eri f kc. « _ .t K9� if; b'' >sa `q a .."r, 10'. .. I p - -f no f V, W W -me -.11 I MA , Im : . 'Ii,.��'T � - . . . 11 . � ..:" L. . ,+>] -• \•,� fs X� CA I .. lr ,. .1 r til►r "� .I l ' 3 1 eJ (F+� r . t t 'p _ •� y R' ire,. A'1 A . .1. .I '.�I \' , t :� ;. 1 i J .A . '111 t^ ` +Gii , r * �� 5_0_�—,,,.%ii;;--,1 .., — �t,,.'r ) YiSt i" t�.�`17.6�S�.I��MJ►$ a�w�t s. �6 �. 2 L, �a. 9� {1 i ,JI B O�,� +" 5III - `,c,.,. i,a^a' , 7 �, �. 7 1 r 4{ S i `, k J �f �' s , i+4'e N '_"' `= i f y w . ',;+; ✓r"'� a '��i" i CC Qt i ; 'tr i �� s lr' , , „t ri. L Ilk °� 'i :�,r j� '„;j Ji l` Ir 1 , .,i t. - tit'l ,•��� ����. 'may ! k 1t E^ r v to -.,.a M.,..� .T 1 ,� S �`cti 5. �t -.: r� - to - - ,• x. _.'.. o '\V _, f } #:' ! '! j' rl 'a 1 �� tii�(�� ;i?. i� r ri iy,, „ a., . w'" - ry .E,►z' „s •cfj \ I1- --I 1,;L t I ; � • '11 ...14 '..i: -,I., . , � ^: s. t i. ' ; ' ,f., i t 7'T i "1 }/ , ` , '��\fit r 4. ? •r '� 1�' '1y?.- t: S 11 Sf•r t� S� `\per• •) ?+ nI• ;>Sr -.. .. .. - -an~ N r..,. ' tet ml �= f ! t !, � �`a ®. ?�11,�1, b,`"Y; r, i > ... _ .. .. �' »gi f a 6 t fi to ; r t �.?, a t I ' 11�}'i. . `: v ` \ 1 r 7 .k 11 ,t t i SE j kt .. � �: �_ J• v v t I Air-'' P✓"J J+�i srI g1;9 1 ! II t t �al i. ►�� ` t )h _ _ _ _ r•..,: a ,G �P, Iyt4� i.��R.zJ.L -t t.' !) k : 7Q1n"P i I ( '3N,l j'n�Ef � j� 1 l{ r c- 1. {i%%iit 'j 1 Is -7 �t� - �i � ,I-4 ''t .. _ fKE`, 1 _ it ,trr 1 r.. I I ?'�S{ E f� (is 'o'r. / 'ik! J J-W� .., 3a'i?'y'4j 4^y' ;� �" _ . I '�,j . ,� l ',}fit r r I' J 4 ,7 , ��, rtr� .,..: _ - .. .. , r' u>r ii►,, {{ fkl , Sl �$ypr - k ♦ i 1 �VFI - �'•' t I � { �t%it �3' gid.; IP _il S SIS BY _ tbJF i31 `aj' ," - r, _ - J i-/ e ;�, , ;�Ff -��. I 0, -fs F i v , f., i / 71 . ' -t :. ... r jFZE-c� i� flus, e rte' , 1 c \ h .5-+ ,�EF5 ii 1, .. - ' r yd r' . 1 �J , --d--- - t e' . -__1l -. ;w,- - . 1 . . . } - - - - . - .a - I. - -- . ..", . r _ _ - ., v r.. lJ ! ., .. 1 s i -i1. 7' r� is y d5.f�. J , '� } t ,.T V-1 �p _'9" J. a ''.�- t' r l" .. - r: I .j' T A. f: .� V , • T_ ', .'b { Y `: „'` ' .4 „ ./'.' ,47!'1 , ? _ - _ - . - t �.r 4 `t + - s' � + vY {71 5 � `1 - . ,t. - - .. _ . r z. , r ry Y ,�, 7. I a • = ! - .'1. ! .. Kl + r t _ _ DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MONDAY, MAY 202 2002 a. Home Occupation License (Sewing Business) — 2492 Highwood Avenue Mr. Roberts said Jerian.ne Cullen and Doua Lee are requesting a home occupation license to a operate sewing shop business from their residential property at 2492 Highwood Avenue. Ms. p g Cullen and Ms. Lee have been conducting their business (Home Based Industries, Inc.) from 990 Payne Avenue in St. Paul for the last three years. They now propose to relocate their business to an existing barn located on their property. - Tooperate the sewing- shop business from their residential property, Ms. Cullen and Ms. Lee are requesting that the city approve a home occupation license. The applicants' business includes sewing products such as clothing and bags that are ordered by various . com aniesAccording to the city's home occupation ordinance that applicants' business p g requires a home occupation license due to the fact that they process a product from the premises for more than 30 days a year. Ms. Cullen and Ms. Lee both live on thep remises and will be the only employees in the home occupation. The applicants state that they may receive customer visits about once a week between the hours of 9 a.m. to 5 p.m., Monday through Friday. In addition, UPS delivery will come to the business about three times a week during their peak season (April through October). The applicants' property is zoned Farm Residence and all surrounding properties. are zoned Single Dwelling Residential. The property is the location of an old farmstead that includes 3.95 acres of land and a barn estimated to be over 100 years old. Since the applicants purchased the property three years ago, they have made improvements to the barn including residing, reroofing and putting in a new second floor. Thea applicants are working with a group called Barn Again out of Denver, Colorado to help find pp g 9 p g financial resources to further renovate their barn as well as work with federal and local historical societies to ensure that the barn renovation follows the original architecture. One financial resource that may be available to the applicants is a. federal tax break on improvement costs if the barn is used as an incomeg enerator. If the home occupation license is approved, therefore, the applicants will have a greater source of funding for the barn renovation. Future barn p improvements proposed by the applicants include exterior painting, adding 12 p p windows, electrical upgrades, and interior finish. The applicants are working with the city's building official and fire marshal to ensure that the renovations meet all building and fire codes. Commissioner Trippler asked if there is a limit to the amount of employees that can work in this home sewing business. And how does the city ensure that the number of employees doesn't get exceeded? Mr. Roberts said there are limits set both by the ordinance and secondly, if the city feels it is necessary, they can set additional conditions on number of employees. The staff is also recommending that the home occupation license get reviewed in 1 year. Home occupations are tog et licensed by the city clerk once a year as well. The biggest control is from the neighbors. If the neighbors start to see the business or traffic increasing, staff will investigate. Mr. Roberts said the staff relies on the neighbors to keep watch of these types of situations. Commissioner Ledvina said the ordinance allows the placement of one sign. How large can the sign be and where will the sign be placed for this business? Mr. Roberts said the code allows the sign to be up to 2 square feet in size and it can be anywhere in the front yard, it just cannot be on the public right-of-way. Commissioner Mueller said many of the comments were pertaining to the junk on the property. It doesn't have anything to do with the sewing business, but can the city say the junk has to go? Yt g Mr. Roberts said in condition 7 the staff is recommending the applicants clean up the south side of the barn because that is the most visible from the neighbors. The staff could have the health officer take a look at the property if there is inoperable vehicles, junk or debris that would be unsafe or unhealthy on any property. The staff just felt that would be a good neighborly thing to take care of. Commissioner Pearson asked staff if the farm zoning on this change in any way the number of dogs and kennel license requirements? Mr. Roberts said he doesn't believe so. It is standard throughout the city. Commissioner Pearson asked ifY ou have three or more dogs are you required to have a kennel license? Mr. Roberts said he believes that is correct, but he doesn't want to speak to that. As the city clerk's office reviews requests for kennel licenses. Chairperson Fischer asked if staff checked if the percentage of floor space that will be used for p p g the business will meet the limits that are set for the code? Mr. Roberts said the code limits it to 20% of the floor area. He will have Ms. Finwall check the percentage of floor space before it goes to the city council meeting. Thea applicants, Jerianne Cullen and Doua Lee, 2492 Hi hwood Avenue, addressed the pp � g commission. Ms. Cullen said she thinks some of the neighbor comments may have led to some . misunderstanding sThe only own two dogs. The vehicles on the property are licensed and Y tabbed. The don't have a garage to put their cars in, and the vehicles are parked on a gravel Y g g driveway. one of the neighbors does not like to look at it. They moved it because that was the Y g recommendation. They have made a lot of improvements, and if you read the positive comments they state that as well. They have been on the property for three years and have put thousands of dollars into the property in landscaping, the barn and the home. Commissioner Pearson asked if the number of dogs fluctuated from time -to -time? Ms. Cullen said they had one dog awhile back that passed away, and now they have two dogs. Commissioner Pearson said the reason he asked is even the people that gave recommendations that this be approved went on to say they were irritated with the barking dogs. Ms. Cullen said there are other dogs in the neighborhood and they are on a pretty large piece of property. To pinpoint whose dog is barking is very hard to do. When she went outside on Saturday night, there were people on her property and the dogs barked. Nobody was on the property for four years before they moved in. Some of the neighbors have felt like they have freedom to go back and forth through her property because the property was vacant. Commissioner Ledvina is wondering about the traffic that this business will generate. He asked how many customer vehicles would the applicant anticipate during the week? Ms. Cullen said if they happen to work with a company, one person will bring the business to them but customers do not frequent her business. They would maybe have one customer come a week. They have UPS delivering rolls of material but that is about it. They are looking at this home business as a semi -retirement business. Doua Lee is retiring from the St. Paul Schools. They currently have a 12,000 -square -foot business in St. Paul. They are downsizing their business, not upgrading. Commissioner Tripp ler said when he went out to look at the property, he discussed with the applicant the six evergreen trees that staff had recommended putting on the southeast corner of thero erty. The applicant had expressed a concern regarding the expense associated with p p putting six evergreens on the property to shield the vehicles in.site. Ms. Cullen said she wanted top ut up a section of fence. She was told that the neighbor on the south does not want a fence put there so, therefore, she should put up the evergreen trees. She hada g g reed to the evergreen trees. The cost of six evergreen trees that are six-foot high do not come inexpensively. To install a fence would probably be the same price, except the fence would p Y eliminate people walking, biking, and. riding ATVs through her property. The fence would also eliminate her dogs seeing an activity that causes her dogs to bark. She'll do whatever the staff g 9 Y Y recommends, but she would prefer to install the fence. Commissioner Mueller asked- thea applicant if she planned to fence the entire south side of the pp property? Ms. Cullen said not necessarily. She would fence at Feast the south end of the property where the neighbor's house is. Commissioner Rossbach moved to approve the home occupation license for Jerianne Cullen and pp Doua Lee of 2492 Highwood Avenue to conduct a sewing shop business from the barn on their residentialpp ro ert . This approval shall be subject to the following conditions: p p Y 1. Compliance with all conditions of the city's home occupation ordinance. 2. Deliveries and customer hours are limited from 8 a.m. to 5 p.m., Monday through Friday. 3. All customer pick-ups and other- deliveries are restricted to the garage door located on the west side of the barn. 4. The applicants must obtain all necessary building permits for the renovation of the barn. 5. At a minimum, the renovation of the barn should includeaintin the entire barn one solid p g i color. 6. The renovation of the barn cannot include any additional windows on the south side of the barn, unless the applicants can prove that no noise associated with the home occupation will be generated through the windows onto the adjacent residential properties. 7.: The applicants must remove all exterior storage from the south side of the barn. 8. To help screen the barn from the residential property to the south (1016 Sterling Street South) the applicants must install six 6-foot high evergreen trees between the barn and the east property line. 9. Any garbage container associated with the business must be stored in the barn or screened from view of the adjacent residential properties. 10. The cit council will review this home occupation license in one year. Y p Y Commissioner Trippler seconded. Ayes —Fischer, Ledvina, Pearson, Rossbach, Trippler Nay- Mueller The motion passed. This will go to the city council June 10, 2002. Commissioner Ledvina left the meeting at this time. Agenda # MEMORANDUM y3 TO: City Manager Action by cow FROM: Ken Roberts, Associate Planner SUBJECT: Dearborn Meadow Date LOCATION: Castle Avenue, north of Cope Avenue indorsed DATE: May 29, 2002 Modified INTRODUCTION Project Description Mr. Mike Ackerman is proposing to build nine townhouses (in four twinhomes and one single unit) in a development called Dearborn Meadow. It would be on a 2.11 -acre site on thesouthside of Castle Avenue, north of Cope Avenue. Refer to the maps on pages 16-23. A homeowners' association would own and maintain the common areas. Each building would have horizontal -lap -vinyl siding, aluminum soffits and fascia and brick veneer on the fronts. In addition, each unit would have atwo-car garage. (See the elevations on page 24 and the enclosed plans.) Requests To build this project, Mr. Ackerman is requesting that the city approve: 1. A change to the comprehensive plan. This would be from M-1 (light manufacturing) to R-2 (single and double dwellings) for the site. (See the existing and proposed land use maps on pages 18 and 19.) 2. A change to the zoning map. This would be from M-1 (light manufacturing) to R-2 (single and double dwellings) for the. site. Refer to the property line/zoning map on page 17. 3. A conditional use permit (CUP) for a planned unit development (PUD). This PUD will allow the townhouses to be on smaller lots than code usually allows (in area and in width) and to have them on a private driveway. 4. A preliminary plat for nine lots for the nine housing units. (See the map on page 20.) 5. The design plans for the site, landscaping and buildings. City staff also is proposing to change the zoning and land use plan designations for two areas next to the proposed development. These changes would be from M-1 (light manufacturing) to R-2 (single and double dwellings). BACKGROUND On July 22, 1985, the city approved a plan amendment and a rezoning for the property between Castle and Cope Avenues, east of the property at 1930 Castle Avenue. The land use plan change was from RL (low-density residential) to BW (business warehouse) and RM (medium - density residential). The zoning map change was from R-1 (single dwellings) and BC (business commercial) to M-1 (light manufacturing) and R-2 (single and double dwellings). These changes were required by the district court. after Hillcrest Development sued the city to overturn a zoning map change from BC to R-1 that the council made on September 12, 1983. The court decision is the basis for the current land use and zoning designations in the area. On April 17, 2000, the planning commission considered Mr. Ackerman's requests for a 10 -unit townhouse development. The commission tabled action on the proposed plans to allow the developer's engineer to review the drainage patterns in the area. This was to insure that the proposed development would not increase storm water runoff onto adjacent properties. On May 15, 2000, the planning commission recommended approval of the land use plan and zoning map changes and the lot -area and lot -width variances for the 10 -unit proposal. For the preliminary plat, the commission split their vote four to four. On May 23, 2000, the community design review board recommended that the city council deny the 10 -unit proposal. The board felt that the site was too dense based on the configuration of the buildings. They felt that 15 feet between structures was too little and that the southerly buildings should be reoriented to face north with their backyards butting up to the backyards to the south. After much discussion and the recommendation from these meetings, Mr. Ackerman: withdrew his development requests before staff sent the 10 -unit proposal to the city council. DISCUSSION Land Use Plan and Zoning Map Changes To build the proposed plat, Mr. Ackerman wants the city to change the land use plan and zoning map for the site. These changes would be from M-1 (light manufacturing) to R-2 (single and double dwellings). (See the existing land use plan map on page 18 and the proposed land use plan map on page 19.) The city intends R-2 areas for small -lot (7,500 square -foot) single dwellings and for double dwellings. For M-1 areas, the city plans for offices, clinics, day care centers, retail businesses, warehousing and light manufacturing operations. Land use plan changes do not require specific findings for approval. Any change, however, should be consistent with the city's land use goals and policies. There are several goals in the Comprehensive Plan that apply to this request. They include: Provide for orderly development. • Minimize conflicts between land uses. • Provide a wide variety of housing types. • Whenever possible, changes in types of land use should occur so that similar uses front on the same street or at borders of areas separated by major man-made or natural barriers. • Include a variety of housing types for all residents ... including apartments, townhouses, manufactured homes, single-family housing, public -assisted housing, low- and moderate -income housing, and rental and owner -occupied housing. • Transitions between distinctly differing types of land uses should not create a negative economic, social or physical impact on adjoining developments. • The city coordinates land use changes with the character of each neighborhood. • Protect neighborhoods from encroachment or intrusion of incompatible land uses by adequate buffering and separation. 2 An advantage of this proposal is that an area that the city once thought would be good for commercial or light industrial development would become residential. This is especially beneficial to the existing nearby residential properties. Having twinhomes near existing residences should be better neighbors than a commercial or a manufacturing use that the existing land use and zoning designations would allow. Compatibility Staff does not find a problem with this proposal in terms of compatibility and land use. The proposed townhouses would be near Highway 36 and next to single dwellings. In addition, developers will often build townhomes next to single dwellings. A recent example is with the New Century Addition in south Maplewood. The developer, Robert Engstrom, is presently developing this neighborhood with a mix of single dwellings and townhomes. There are many other examples in Maplewood, such as Afton Ridge, Southwinds, 'Ben n.ington Woods and the Carriage Homes of Maple Hills where this is the case. Density As proposed, the nine units on the 2.11 -acre site means there would be 4.27 units per acre. This is consistent with the density standards in the comprehensive plan for double dwelling residential development. In addition, the proposed change would expand the residential uses on a street that is now primarily used by the existing homes in this area. Thus, the proposal meets the goals in the comprehensive plan by having similar uses fronting on the same street. PLANNED UNIT DEVELOPMENT (PUD) Conditional Use Permit Section 36-438(b) of the city code says that it is the intent of the PUD code "to provide a means to allow flexibility by substantial deviations from the provisions of this chapter, including uses, setbacks, height and other regulations. Deviations may be granted for planned unit developments provided that: 1 Certain regulations contained in this chapter should not apply to the proposed development because of its unique nature. 2. The PUD would be consistent with the purposes of this chapter. 3. 4. 5. The planned unit development would produce a development of equal or superior quality to that which would result from strict adherence to the provisions of this chapter. The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owners or occupants of nearby land. The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons." The applicant has applied for a conditional use permit (CUP) for a planned unit development (PUD) for the nine -unit housing development. They are requesting the CUP for the PUD because of the proposed lot widths and lot sizes. The developer is proposing a small lot around each dwelling unit. A homeowners' association would own and maintain the rest of the land, including the private driveway. Exchanging the common land for larger lot sizes would not change the location, design or 3 number of units in this development. In addition, the city has approved similar-styled developments in the past such as Holloway Ponds at Holloway Avenue and Beebe Road. In this case, the proposal would have nine townhouse units in five buildings. In addition, having a PUD gives the city and developer a chance to be more flexible with site design and development details than the standard city requirements would normally allow. The developer intends to sell each of the townhomes and expects that each unit will sell for at least $230,000. f _ . Preliminary Plat i Density and Lot Size As proposed, the nine units on the 2.11-acre site means there would be 4.27 units per acre (an average of 10,212 square feet per unit). This is consistent with the density standards in the comprehensive plan for double dwelling residential development and is well above the 6,000 square-foot minimum lot area that the city requires for each unit in a double dwelling. Maplewood has zoned the properties on the north side of Cope Avenue R-2 (single and double � p dwellings). This is the zoning proposed with this request for undeveloped land between Cope and Castle Avenues. The city requires each single dwelling lot in this zoning district to have at least 60 feet of frontage and be at least 7,500 square feet in area. Double dwellings in this district are to have 120 feet of street frontage and be at least 12,000 square feet in area. The existing lots on the north side of Cope Avenue meet or exceed these standards. Public Utilities There are sanitary sewer, storm sewer and water in Castle and Cope Avenues to serve the proposed development. Specifically, the city designed and built the storm sewer in Cope Avenue to accommodate drainage from a large area north of Cope Avenue. The developer's plans will connect their pipes to the existing storm and sanitary sewer pipes. Tree Removal/Replacement Maplewood's tree ordinance requires there be at least ten trees per gross acre on the site after grading. For this 2.11-acre site, the ordinance requires that at least 21 large trees remain. The plans show the removal of 29 large trees (ash, oak and elm), but they would preserve eight .existing trees. The proposed landscape plan (page 23) shows the developer planting 11 spruce trees and 10 maple trees. (As a point of clarification, the developer would remove more than 29 trees. Other than the 29 "quality" trees, the applicant would remove many box elder and cottonwoods.) Wetland Ordinance The Ramsey/Washington Metro Watershed District has reviewed the current development proposal and has issued Mr. Ackerman a permit. (See their comments in the memo on page 35.) They have classified the wetland on proposed Outlot A as a Class Five Wetland. These are the wetlands that humans have impacted the most and have the least diverse types of vegetation and the least community resource significance. This wetland classification does not require a buffer area. However, the building foundations must be at least ten feet from the edge of the wetland. The proposed grading plan (on page 21) meets these requirements. 4 Drainage Concerns Several neighbors expressed concern over the potential for increased runoff and flooding due to this development. The neighbors also have told' staff that there has been an on going drainage problem for the area between Cope and Castle Avenues for several years. Specifically, there are properties that have low areas that tend to collect storm water and this water does not drain off quickly. The city should require that the grading/drainage plan would not increase the storm - water flow onto any neighbor's land. (Please also see the comments from the Assistant City Engineer starting on page 33.) Since the planning commission last reviewed this proposal in 2000, the developer has revised the grading plan. He is now proposing to expand the wetland to form a larger area for the collection of storm water. As proposed, the utility plan shows most of the storm water from the site, including the private driveways, and the drainage from the undeveloped area east of the site, going. into the expanded ponding area. The developer is proposing that the overflow from the pond go into new and existing storm sewer pipes that connect to the city drainage system in Cope Avenue. Based on the latest plans, the developer's engineer provided the City Engineer with information and calculations about the storm water. These show that this project will actually reduce the amount of storm water running off the site. Building Design The proposed buildings would be attractive and would fit in with the design of the existing homes. They would have an exterior of horizontal vinyl siding with brick veneer on the fronts, and the roof would have asphalt shingles. (See the drawings on page 25.) Landscaping The proposed plans keep many of the existing trees around the perimeter of the site and near the wetland. As proposed, the developer would plant 21 trees on the site. These include a row of black -hills spruce along the south property line and 10 maple trees on the site, primarily at the front corner of each unit near the driveway. The landscape plan (page 24) also shows the proposed plantings around each unit that will include a spirea, junipers, dogwoods and arborvitaes. The applicant should revise the landscape plan to be consistent with Maplewood ordinance standards. The maple trees must be at least 2 1/2 inches in caliper, balled and burlapped. The plantings proposed around foundations of the units should remain on the plan. In addition to the above, all yard areas should be sodded (except for mulched and edged planting beds). Other Comments Police Department Lieutenant John Banick of the Maplewood Police Department had two concerns with this proposal. They include that this development would add traffic in the neighborhood and to the intersection of White Bear and Cope Avenues. He also questioned if emergency vehicles (including fire trucks) would have the necessary room to turn around or back out after a call. Fire Marshal Butch Gervais, the Maplewood Fire Marshal, wants the city to make sure the end of the road is back far enough for proper snow removal to maintain proper turning radius. Commission Actions On May 20, 2002, the planning commission recommended approval of the land use plan change, zoning map change, the conditional use permit for a planned unit development and the preliminary plat for Dearborn Meadow. On May. 28, 2002, the community design review board recommended approval of the project design plans. RECOMMENDATIONS A. Approve the resolution on page 36. This resolution changes the Land use plan for the Dearborn Meadow plat and two adjacent properties on the south side of Castle Avenue, north of Cope Avenue. This change is from M-1 (light manufacturing) to R-2 (single and double dwellings). The city is making this change because: I 1. It would be consistent with the goals and objectives of the comprehensive plan. 2. This area would eliminate the planned commercial area that would have been between two residential areas. " I 3. This site is proper for and consistent with the city's policies for medium -density residential use. This includes: a. Creating a transitional land use between the existing low density residential and commercial land uses. b. It is on a collector street and is near an arterial street. c. Minimizing any adverse effects on surrounding properties because there would be no traffic from this development on existing residential streets. 4. It would be consistent with the proposed zoning and land uses. B. Approve the resolution on pages 37 and 38. This resolution changes the zoning map for the Dearborn Meadow plat and two adjacent properties. on the, south side of Castle Avenue, north of Cope Avenue. This change is from M-1 (light manufacturing) to R-2 (single and double dwellings). The reasons for this change are those required by the city code and because the owner plans to develop this part of the property for double dwellings. C. Approve the resolution starting on page 39. This resolution approves a conditional use permit for a planned unit development for the Dearborn Meadow development on the south side of Castle Avenue. The city bases this approval on the findings required by code. (Refer to the resolution for the specific findings.) Approval is subject to the following conditions: _ 6 1. All construction shall follow the plans approved by the city. The city council may approve major changes to the plans. The Director of Community Development may approve minor changes to the plans. Such changes shall include: � a. Revising the grading and site plans to show: (1) The developer minimizing the loss or removal of natural vegetation. (2) All driveways at least 20 feet wide. If the developer wants to have parking on one side of the main drive (Castle Place), then it must be at least. 28 feet wide. (3) All parking stalls with a width of at least 9.5 feet and a length of at least 18 feet. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. Have the city engineer approve final construction and engineering plans. These plans shall meet all the conditions and changes noted in the engineer's memo dated May 14, 2002. 4. The approved setbacks for the principal structures in the Dearborn Meadow shall be: a. Front -yard setback (from a public street or a private driveway): minimum - 20 feet, maximum — 35 feet b. Front -yard setback (public side street): minimum - 30 feet, maximum -none C. Rear -yard setback: 30 feet from any adjacent residential property line d. Side -yard setback (town houses): minimum - 20 feet from a property line and 20 feet minimum between buildings. 5. The developer or builder will pay the city Park Access Charges (PAC fees) for each housing unit at the time of the building permit for each housing unit. 6. The city council shall review this permit in one year. D. Approve the Dearborn Meadow preliminary plat (received by the city on April 24, 2002). The developer shall complete the following before the city council approves the final plat: 1.. Sign an agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. b.* Place temporary orange safety fencing and signs at the grading limits. c. Pay the city for the cost of traffic -control, street identification and no -parking signs. d. Provide all required and necessary easements (including all utility easements and ten -foot drainage and utility easements along the front and rear lot lines of each lot and five-foot drainage and utility easements along the side lot lines of each lot). 7 e. Cap and seal any wells on site. f. Have Xcel Energy install a street light at the intersection of Castle Avenue and the proposed private driveway (Castle Place). The exact location and type of light shall be subject to the city engineer's approval. g. Install permanent signs around the edge of the wetland buffer easement. These signs shall mark the edge of the easements and shall state that there shall be no mowing, vegetation cutting, filling, grading or dumping beyond this point. City staff shall approve the sign design and location before the contractor installs them. The developer or contractor shall install these signs before the city issues building permits in this plat. h. Install survey monuments along the wetland boundaries. 2.* Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, . drainage, erosion control, tree, and street plans. The plans shall meet all the conditions and changes listed in the memo dated May 14, 2002 and shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. b. The grading plan. shall: (1) Include proposed building pad elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. (2) Include contour information for all the land that the construction will disturb. (3) Show housing pads that reduce the grading on sites where the developer can save large trees. (4) Show the proposed street and driveway grades as allowed by the city engineer. (5) Include -the tree plan that: Shows where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. • Shows no tree removal beyond the approved grading and tree limits. (6) Show drainage areas and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the runoff from the surrounding. areas. The undeveloped parcel to the east of this site shall have unrestricted access to the storm sewer with a capacity to accommodate post development runoff. c. The street and utility plans shall show the: (1) Water service to each lot and unit. 8 (2) Repair of Castle Avenue (street and boulevard) after the developer connects to the public utilities and builds the private driveways. (3) Design of the sanitary sewer allowing for the unrestricted access to the sanitary sewer in the development from the undeveloped properties adjacent to the site (primarily to the east). i 3. Paying for costs related to the engineering department's review of the construction plans. 4. Change the plat as follows: a. Add drainage and utility easements as required by the city engineer. This shall include a30 -foot -wide easement for the existing 16 -inch water main and easements for any other existing utilities on the site. The Saint Paul Regional Water Services (SPRWS) shall approve the description and location of the easement for the water main. b. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. c. Label the private street as Castle Place and label Castle Street as Castle Avenue on all plans. d. Label the common area as Outlot A. e. Provide easements to allow for unrestricted access to the storm sewer, sanitary sewer and water main in the development from the undeveloped parcel to the east. 5. Secure and provide all required easements for the development including any off-site drainage and utility easements. 6. The developer shall complete all grading for public improvements and overall site drainage. The city engineer shall include in the developer's agreement any grading that the developer or contractor has not completed before final plat approval. 7. If necessary, obtain a permit from the Ramsey -Washington MetroWatershed District for grading. 8. If the developer decides to final plat part of the preliminary plat, the director of community development may waive any conditions that do not apply to the final plat. 9.* Submitting the homeowners' association bylaws and rules to the director of community development. These are to assure that there will be one responsible party for the maintenance of the private utilities, driveways and common areas. *The developer must complete these conditions before the city issues a grading permit or approves the final plat. E. Approve the plans date-stamped April 24, 2002 (site plan, landscape plan, grading and drainage plans and building elevations) for Dearborn Meadow. The city bases this approval on the findings required by the code. The developer or contractor shall do the following: 9 i j I I I i 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: a.* Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation and contour information. (b) Include contour information for the land that the construction will disturb. (c) Show sedimentation basins or ponds as may be required by the watershed board or by the city engineer. (d) Show a berm (two to four feet high) along the south property line of the site. (3)*. The tree plan shall: (a) Be approved by the city engineer before site grading or tree removal. (b) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (c) Show the size, species and location of the replacement trees. The deciduous trees shall be at least two and one half (2 1/2) inches in diameter and shall be a mix of red and white oaks and sugar maples. (d) Show no tree removal beyond the approved grading and tree limits. (4) All the parking areas and driveways shall have continuous concrete curb and gutter except where the city engineer decides that it is not needed. (5) There shall be no parking on one side of the 28 -foot -wide driveway (Castle Place). The developer or contractor shall post Castle Place with no parking signs to meet the above -listed standard. b. Submit a certificate of survey for all new construction and have each building staked by a registered land surveyor. c. Submit a revised landscape plan to staff for approval which incorporates the following details: (1) All trees would be consistent with city standards for size, location and species. 10 11 (2) Planting (instead of sodding) the disturbed areas around the wetland with native grasses and native flowering plants. The native grasses and flowering plants shall be those needing little or no maintenance and shall extendat least four feet from the ordinary high water mark (OHWM) of the pond. This is to reduce maintenance costs and to reduce the temptation of people mowing into the pond. (3) The maple trees must be at least 2 1/2 inches in caliper, balled and burlapped. (4) The plantings proposed around the front of the units shown on the landscape plan date-stamped April 24, 2002 shall remain on the plan. (5) In addition to the above, the contractor shall sod all front, side and rear yard areas (except for mulched and edged planting beds and the area within the wetland easement). (6) No landscaping shall take place in the Castle Avenue boulevard. The contractor shall restore the boulevard with sod. (7) Adding five more evergreen trees (Black Hills spruce or Austrian pines) to the � � proposed 11 evergreen trees along the south property line of the site. These � trees are to be at least six feet tall and the contractor shall plant these trees in staggered rows on the berm. d. Present a color scheme to staff for approval for each building. e. Present a revised building plan to staff that shows brick wainscoting on the north face of Unit 3 (along Castle Avenue) extending back to at least the peak of the roof. 3. Complete the following before occupying each building: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards. Sod all landscaped areas, except for the area within the easement, which may be seeded. c. Install continuous concrete curb and gutter along all interior driveways and around all open parking stalls. d. The developer or contractor shall (1) Place temporary orange safety fencing and signs at the grading limits. (2) Remove any debris or junk from the site. e. Put addresses on each building for each unit. f. Provide driveway tum arounds for Lots 1 and 2 on Castle Avenue. 11 12 CITIZENS' COMMENTS I surveyed the owners of the 44 properties within 350 feet of this site. Of the three replies, one was for the proposal, one was against and one had comments. For Please see the letter from Pat Kinney on page 32. Objections No - please see in your files about drainage problems and building over a natural holding pond you have all previous maps and letters - also please see your topo maps. (Themnes - Castle Avenue) Comments Because of the nursing home next to us, we are at the bottom of a dam, so to speak. The run-off water from the property in question has nowhere else to go. Therefore, in keeping with the rest of the neighborhood, we feel that single dwelling homes would be the most appropriate and cause the least problems as far as drainage is concerned. We also hope that whatever is built on this property be of equal -(or greater) value as the existing homes in this area and not be public (government), assisted housing. (Gehrke — 1917 Cope Avenue) i 13 REFERENCE INFORMATION SITE DESCRIPTION Site size: 2.11 acres Existing land use: Vacant SURROUNDING LAND USES North: Home Depot across Highway, 36 South: Single and double dwellings on Cope Avenue West: Houses on Castle Avenue East: Houses on Castle Avenue PLANNING Existing Land Use Plan designation: M-1 (light_ manufacturing) Existing Zoning: M-1 (light manufacturing) Proposed Land Use and Zoning: R-2 (single and double dwellings) Findings for Rezoning i Section 36-485 of the zoning code requires that the city council make the following findings to rezone property: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. 4. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. Criteria for Conditional Use Permit Approval Section 36-442(a) states that. the city council may approve a CUP, based on nine standards. (See findings 1-9 in the resolution on pages 39 and 40.) Application Date The city received all the application materials for this request on April 24, 2002. State law requires the city to take action on this request by June 24, 2002, unless the applicant agrees to a time extension. 14 p:sec 11\dearborn 2002 (9).mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Land Use Plan (Existing) 4. Land Use Plan (Proposed) 5. Proposed Preliminary Plat 6. Proposed Grading Plan 7. Proposed Utility Plan 8. Proposed Landscape Plan 9. Typical Unit Landscape Plan 10. Proposed Building Elevations 11. Applicant's Plan Amendment Statement 12. Applicant's PUD Statement 13. Proposed Preliminary Plat (2000) 14. Site Photos 15. Letter from Pat Kinney date-stamped May 8, 2002 16. Comments from Chris Cavett 17. Watershed District Comments 18. Land Use Plan Change Resolution (M-1 to R-2) 19. Rezoning Resolution (M-1 to R-2) 20. Conditional Use Permit for Planned Unit Development (PUD) Resolution 21. Project Plans (separate attachments) Attachment 1 GERVAS gtANOVIE1W AVE VNEiNG pR, SIiERR£N AVE. � l��sad Lola AVE. DOPE AVE.LMM RD. �, • Z �..� ��� RDuFW � d � 0' 1 goo' 3400' Wo. fw* BtAKE AVE MJRICE AVE. O» , » 2„ X�E AHE. AVE� �• Q �i �� SCALE AYE NABS AVE NOSEMI00D AVE. N. d � "''' "v AVE RAANMY COUfrf �,,,, !NORTH SAINT .PAUL ME. � � HouOvAAN Y AUNW>f. GMF Comm ,,�1�'' pollz � AVE�SWAKMOMM. � 1.3. 4. Wr RIPI£Y AVE. RI PI.EY AV 04GSMN � � � �ii KIN4SfON AVE boo�. AVE PRICE AVE LOCATION MAP 16 4 N Attachment 2 BC.� -q'� a �- 9s, 4P o OU740T Cyd 0 HOME DEPOT 4q"4i 4b _ _ - _____I_•_ o • � - ZZ° 23 � . - I� =53w4ps. r - - - -- ----- ------------HIGHWAY 36--- -R� ■■r■r■■■ ■ ■■i I� ■ �■■■■■■;N■i■■ar■■■ HWS; �-14WY T T.5.443o23Z-►� , i $ 3b 1 ice-- Y E s m 'r t • N WY'F 51�A T ir + -Ts3n_3z-- --------;wwy e.5mr--3 ?�._ CASTLE AVENUE_-- -.-- -- ------ ., ` J 1 00. JAW 0 00 00 15 - X20' 2 • 1 116 17 .19 �� 1 ' 00 M15 ' . - 0 2,t 22 °� o� j p •- N e4C47 . 5 s 7 a 9 1 1922 r, • • ' °' a� TWO a L 40 -je . ..• c ACA �r SITE o c r •. Y it6 •`� 1 p - 19 "• < b \ q 6 5 4 3 2 1 15 14 12 11 10 9 7 s l? tr. � 09 ( ) 52 1. %; of .. 1 r•- I 1 t` M d3a a4 Lor O • 25 26271 'I6 17 1! :I •Na 1937 ? rd'a '"' 8� �� M 3_, 26 O— p`O 24 , 1917. a� o� 0 2 1995, ..2 +r .. .. .. O 2 p149 at K • O r r•r • r t e �. WEE COPE AVENUE AVE R.9�0.17 a b •. o 7.395 150 (oj0 3. -133.3-6-30-54, 2-' "O 17'.07 - Go �_ l ' 1; CL 2` •{ i) (3 l ,�. ) (t 00 ,. cg N 00 O 1.3s 013r0_1 '4 'o . 2271 1 . d' �- oo cs� co �- O ESP) 94 03 .03 �• 2 s � r 227 2 �, . LO �' 04 a, v)CO 19 . 5) Z a1 of 2 � 1 t , (� C 1 r' �. r � �! � � �.r i 135 C,r T _ 1vv 79 79 T8 T100"-"' ►C ig418�0 - - c ��2'J CI %) Z Q' 3 ,3 13 .3 W - -- - - -- ----- ---- ----i J� 8 - 0�1 O �a Q W ' HVAC 2.25tT39T _ (lC o �34 ..5) 03 a. q0 2262 iCoS� � �/ -r- 4oC Ito L�121� N � /35, 3 Q- 00` �� 1� 3 � 4 -�M 3 4j o -� (/) � r �, � �33� Q C / „ 66) �w m .. 122 . r n. O • 1 a 3 ��`•• Z KEY f� _ �3s Z 423 (18)4 _ —.— . .,.� , _„�;, R1 SINGLE DWELLINGS ^ (32) 4 w� p� R2 = SINGLE AND DOUBLE DWELLINGS 13s � 2,! -y .C9 C.� r 2 2 ' :5 •• 5 w (lzz� W R3 = MULTIPLE DWELLINGS S E ,10 C�-9) e BC = BUSINESS COMMERCIAL a C3,) �= ��21 (�°)6 D M1 =LIGHT MANUFACTURING r3 •3° • -- o R �) Z1 C 15 1z LAURIE 0 1 s Is 9- _ = �r g� 84:52 I(5 0 /q.3) M {i / i 8 � O C / 4o '� No.12 N n, o /� .21.c. ZVI `'".. 19 8 .. - .+ 2� _39'± - ` 297.34:- - - loo ° Cep% 1 �� -A =57 ,' - - D M /� ` 90 �9&.15 � �, t... J �l.lo r z� R „ 9� (12-3) ,�o 133.�t 133.31 t 135 �- l !. 3z ,� r87) 115 ! 2 q 8 - ;, r 18 9 h ( O 1 • : w► �l07� 1 h 1 (7b) i ,,� ` �'1 , 0 7/4l� f47i 0 �, (l07 PROPERTY LINE / ZONING MAP .',.0% 12 APPLICANT'S SITE to STAFF PROPOSED ZONING AND LAND USE PLAN CHANGE 17 4 N .7 r=l }9 Attachment 3 it • • ow LAND USE MAP (EXISTING) =5,1� ps W 1 R1 = SINGLE DWELLINGS 4 �. R3(M) = MEDIUM DENSITY RESIDENTIAL R3(H) = HIGH DENSITY RESIDENTIAL LBC = LIMITED BUSINESS COMMERCIAL M1 = LIGHT MANUFACTURING W = WATER I� LAND USE MAP (EXISTING) KEY • R1 = SINGLE DWELLINGS C R2 = SINGLE AND DOUBLE DWELLINGS �. R3(M) = MEDIUM DENSITY RESIDENTIAL R3(H) = HIGH DENSITY RESIDENTIAL LBC = LIMITED BUSINESS COMMERCIAL M1 = LIGHT MANUFACTURING W = WATER LAND USE MAP (EXISTING) ijor� - fr$3t 091 M Ift .O KEY Rl = SINGLE DWELLINGS �[ C R2 = SINGLE AND DOUBLE DWELLINGS R3(M) = MEDIUM DENSITY RESIDENTIAL r R3(H) = HIGH DENSITY RESIDENTIAL LBC = LIMITED BUSINESS COMMERCIAL M1 = LIGHT MANUFACTURING W = WATER LAND USE MAP (PROPOSED) 19 Attachment 4 s R2 _ a n- t� I Al IL r w .w--ow +may z O Attachment 5 GRAPHIC SCALE ao a u m e +m FOR: ml<r= > C<ERMAN H I G H W A Y 3 6 tach 7317 Brian Drive Top -971.9? CENMRWLIF, MN. 55038 rnv.-967.72 TEL 651-779-4149 —e-624 Concrete Curb CASTLE AVENUE _ — --- X8-624 Conarete Curb — - N89'3B 18"E D � A rsrr -Fnd 1/7' I.P. RLS j 6743 Fnd 1/2I.P. R.LS / 74 IV { „_ -r 9i3a4I ,_ %3.76! •• � �QJI� ! • 2t.e= iJcistrng �� 27.0• !Goroga ( a �N N• � I ! i— : i o �aMOVJ I{ AL 1 X6.8• I I I P NIALspow 7P �o""t+ �' m Hilt 9 77% Ti x958.47 3.4' AILori r 0A `0 �• `6 MCI i I Ent ! '�Lr �t� u 34.6' Fnd 1/2' 743 r.P. t 1!� 6 - R.L..S if 6 A 589o38'06")1' ��'p — - Sad _ 59 03 a 11%2' r.P. = c R.L.S. / 6743 \ \ IW 1 U 2a0 I 65 0 - -7 -- -- -� -- - -�- - -- - I - - -! - -- - �-- - -::r iI ! I ! F160 1 1.10 ., R. S / 4340 65.0 3E.6 in, { I I lY Q ! ' '65 0 CL U 34.8' + �- mai 03 w O ( ! 65.0 BACK aACK ; 65.0 � 34.8' I Sao• I I ! I I �I 771 2110, •� ' J ! ! { ads 65.0 ! " 63.0 I ! I I v -N, l c , N'ly Line of S1 /2 of vacated alley pnd it's easterly extension c fV -- Fnd 1/2- I.P.— _ 04 O Y.:_�: 04 R.LS if 4340 (VACATED) y 429 —I — -- -- -- Fnd Jam- 1 pr-, _ _ Fnd t/2' r.Pr�' - �L� j 1 I NB9 B 0s'.E17006 ,.( I I M ! I B0 00 - I a- -f I ! I I ', �` � I a ! •-970.31 I - ! 27- s a_ . { a. i ` III i , i �• 1953 I1949 Existing 147* Existing lianas V Sanitdy—_�_----_�-----I___J —� ('� �C sly C 0 i E A VP `� 4. c•0 E Inv �Mg.72 v [, Mv.�969.72 PROPOSED PRELIMINARY PLAT �1-2y't>2 20 li N `2 o FWN -romf "+HIV tr,t 40.0 o_ 4Q.0 N• � I ! i— : i o �aMOVJ I{ AL 1 X6.8• I I I P NIALspow 7P �o""t+ �' m Hilt 9 77% Ti x958.47 3.4' AILori r 0A `0 �• `6 MCI i I Ent ! '�Lr �t� u 34.6' Fnd 1/2' 743 r.P. t 1!� 6 - R.L..S if 6 A 589o38'06")1' ��'p — - Sad _ 59 03 a 11%2' r.P. = c R.L.S. / 6743 \ \ IW 1 U 2a0 I 65 0 - -7 -- -- -� -- - -�- - -- - I - - -! - -- - �-- - -::r iI ! I ! F160 1 1.10 ., R. S / 4340 65.0 3E.6 in, { I I lY Q ! ' '65 0 CL U 34.8' + �- mai 03 w O ( ! 65.0 BACK aACK ; 65.0 � 34.8' I Sao• I I ! I I �I 771 2110, •� ' J ! ! { ads 65.0 ! " 63.0 I ! I I v -N, l c , N'ly Line of S1 /2 of vacated alley pnd it's easterly extension c fV -- Fnd 1/2- I.P.— _ 04 O Y.:_�: 04 R.LS if 4340 (VACATED) y 429 —I — -- -- -- Fnd Jam- 1 pr-, _ _ Fnd t/2' r.Pr�' - �L� j 1 I NB9 B 0s'.E17006 ,.( I I M ! I B0 00 - I a- -f I ! I I ', �` � I a ! •-970.31 I - ! 27- s a_ . { a. i ` III i , i �• 1953 I1949 Existing 147* Existing lianas V Sanitdy—_�_----_�-----I___J —� ('� �C sly C 0 i E A VP `� 4. c•0 E Inv �Mg.72 v [, Mv.�969.72 PROPOSED PRELIMINARY PLAT �1-2y't>2 20 li N Attachment GRAPHIC SCALE x o u M 0 1211 1 inch 30 rt FOR:.- MICE AckERM>AN H I G H W A Y 3 6 7317 Brion Drive CENMRWLLE, MN. 55038 ,rop=961.92 TEL 651- 779- 4149°i _ oil-B-ti24 Concrete Curbo1ro� ---C i--- CA ti d� O Q' •e.. . acC l: ewe I. ao: 49 ®` r: p �j°` i• _ ` Q- G* A TT L E A V E fid U E ae U ins ems. i� Cl vt �% EH T i / 6743 Fndt 7/s I.P./Jv4/- C(_y j/�_j �p-��(_ 97644 l / 74 j 96391 466Ae ; .......... CiYVSTRUCAdd 9 07 �..�^97�._.. �is I I I '.'�•. '� +ir.l1 1'..M1a'- 966.e4 %.81 ,�-' ••r. S C - u 91.41 r. •- r I s 96536 ;PR EON TRAMCE r; r FR: - 96$91 9 7 -2372 ,rte W ... \I �, ,�77_ iI , = '�3• `_ `.� GAR. GAR. r93 8.'• . atHln O2 - ._.. ~ .. 1 t� ,\q ` FL- 970, CE tn 9631, 969 76 ►- 6° �- -O �j_ t -ELy... �; •. . , • i,AF - ,av _ Q P�$F.rPQP-o Q . �4� � -�_, �; ,p 96535 `' • . 2i.e .n E-- .ANN-•FFIME- ,� �-�e�- -_ ° _ _ :. r�•�'� � ar m ) - '•. Um (12 CRS BSMT} Existing /ast 3�••`�� -�_ '�'� p J FL 963.0 •�:,, ~ \ \ "•.. %sae < I o W v ` p •.°� . ,i �'. ntr Ca0r014Q ! 9l>I� a . I WALKOUT WALKOUT / fj �' ��. 1 �-r / / O S 1 965.97 Ip VC. a 62X p° Qpr 62X` 'Cl TOE il_•� C WE7 7 E of tler�a Mol _��if G 6 ; ���' Cb.$ 6'9 1 � 964.40 `1i <97111 15' HDPE'•A.67X 961.20' �- 14 - --- 462--•• ...__.. 1 ` �H.r%\L 15 t.' loR '� `'� 's 6ti• . F. le 1 WE a x95847 iD �r GE v G: ,� ; v fh \ wEu `lo\ M 1 , ppb i r '' 4•:90 Fnd 7 i P - 99 ) t LS 6743 al _ %133' ., r 7 \ N 930.77 RI I I�� t 9 96 40 /�•' J ! II f o F 1 3.1 r? r I `` Vl0 r 1-0= J til I 971194 a Fnd 1/2' 1'. •. " 96184 961:73 I O z ^ LL �� 11 rrn (tLS >i 6743. _ 7rr s 7 1- Q6 j' - a.;N1U In 1E A;l 9502593197 , _al 7r / jH n r-� m I 41- r'F 962ST.� 96290 IS N45 2; B.Oz'Eb u Fn °1/2� LP. 96308 I t`}O VWiO N �' W t c, R. > or _j ¢ 1 i �, p ' a CA 94 962.43 ', -� - - _ __ %' 4~ • ' I I 965 "ac �� x r- ; 2 _ �I 153 i( o f 967.93' HP i I f96se9 ao = - :M13 o 5 '1+~ WALE ( 9f65 i5 dti O •dam _ �•96G04 � I I 4¢.1+, 1 c I f'�n rn &o - - .Gc .974.2 w I >rh• , 1`130 I I 196053 c _a76 a0 L.1 � I .RSO o O �W a r A__-. 6 ,HIU G ' 0 r I L� - H©' - x I = I 0 2 -.. _= W m %821 �? +n Q it I• i ,` • ri x - f7j. = I ' 7.65 x -�••tq i. p�� N 3 ' a. • r... ter' a I I -, _ I ; 'y I.•.,• •`' • 7Y Y• i 4� ?"Al �' _ �y srw t- 3 r A ' _I - °0\ x -� 1y Line of 51 /'2 of val cite alley and it's easttlr iy extension ; j 1,91n.117+L . L . J .__ - _ -- 96231'•. 96210 N L ,-- r' .966.03 � 973?4 96908 - 974H.9'0,41, 96684 • _;959x0 rW 1/2' I.P.--_ . GE Q GC R.L3. i 4340 (VACATm) ` `Le Find 112 Ar 42e ap --I T . ._.__ - _-.-• ____ � -�L 1 / '006' I ` I 7 t 1 M.H.A' 4 R.I. 966. I N.LE 957. %727` ,_ 9F•137 V.r- `+ I % I I ' ( I , . 97367 g 97957 '-°0 -� i I `', 321 ; %7.26 I 1 I `• 9939, 0C"TI& . E _ ,:.: 707' rn.. 1.I•p:E '95630.'91 6 �' I ; `; I ' r/ c� l �•fi � 79 •I%. f:' ' . <-�.`�, "moi 963`.(9 I ' ...• � ,� • <_ t 193 ' 1.a r ( I I 937=1 95820 I I 939.61 94161 I, 3 7 I 968 28 i I 1•• I \` 955A6 1!94937 :.rr ,, Existkg HOuseI I i I 96500 I I Exiat;ng Mouse I 9611 364A7 v�vu I 955 9 I .95 957.75 RM' 93670 967.46V %4.77 I I 973.59 I I 951.41 9693 RIICK CONSTRUCTION ENTRANCE I 99-48I : _s I 936.74 958196 9�1 gb8m 9731ei I I I ` Iv969.46 `. Sonftory ` I Stub- - 957b7 j95 ^-P >• 964.66 967.33 8 .97219 0 0 P /A 3�tw' , 957.45 ' 96027 964.14 A �` 0 ~� T 969.72 r r C '11709 968 39 %9.79 r 70.88 972 23 �i2 'F PROPOSED GRADING PLAN 21 4 N 1 Attach.--r,pnt7 HIGHWAY 36 Top- 971.9? /n•.-967.71 a ,--9-624 Compal! ct" ... F-• 41, O C A S T L E A V E N UI� _ -- '.............. .esu. ooti `ow OA* r , r - I- - - --r- - - - 1 ALH. 96800 12 W pm O 50 I' I (. 9584 W L E 958.01 I • . ShE 957.91- I � --j 3 0 I I I .,.,. 1 2 i s 18 1 19 24 25 PROPOSED PROPOSED m I 71m HOME 7wiv HONE (12 CRS BS1/T) _ N FL '96,10 v W W 0° I PVC CAP I I I I ,�� s. N. 2 a IE 95878 1 96800 IVE 955 I I 1 I I e• s .�x C$ J . NI 00 C8 ? ,s• ►+oma +.2mt E 981.20 — — — �-- Nuc n s' t � l --i-= 1---- 20' — 12' HOPE O I. ax �- CO WECT To casco w1 +ww/ -DIP PLUC 0 te'X AiC�i ca 4 T ori cW RE 984. a 5, of JE 96240 V ,a.. _,_Ir MOM ARM o ► "00 Imu I I II -j� I I 7 I 6 1 5. 4 13 I 1 2 1 1 I I ^tA � I L I i0,3 7oW � { I zo L_ 1 82 I I L i I I S _ o No ALLEY(vAcr►7Eo) c----- cv --—.-----(----{--bH. A_ 1 .E. 966.80 CONNE TO EVSTMC 9 PVC c~ct to {I:xrs zr � I N.l.F- 957.00 . 57US YNT# I I I I I I I � SE". s a �Irpro zT 00, gl.E. 956 1 t� I 24 { 25 I 1 IWA.SAW QW ,�azT.I I I I 1 I I I 2 8 1.2 9 I rnv7s R.E. I I I I � - N.J.E I I I 26 I'27 ( 1 I C ; I I St.E:�954. 1 I 17 1 18 I 19 1 t I I I I I i 1953 � a -� I I I I I I 1949 3 Q y ' C O P E A N U E Top.97Z42 rn•.s969.72 ce v PROPOSED UTILITY PLAN y z�-oz zz ; I � � IAttachment 8 .T' "tii* •... -• ./•.i t:y'J+4: �•�_• .. L:�.• I:: i -i r' �/':.r�'t :''::(i.i. J. t 1, 3, J y _ �1:' .JI.� • •' �.T' T r. _�'- ���11,� y' ..% +J/'r , I ! j w �'"_ 1: f• „ :�. w +. nlf Sid •�• - :," ' V' :I . f. rl J . J f. 1r1.I. •y: ri. • ,"': '.'{:� .,r• i K: +a.. 's i' 7 ,:i. , �'Iy _ :: � �t•J. v ': _ '•1 .i r- 1.. •Y. _ i' F' f. , ,.:�: .;y:::=•\; ,moi.,• i>x':� ' 4 ..N: r.ti" �N. VT F S �• T - ti .r•: i i. • • rid' M /. J: N K .t •1. ''n'. 1• 'i. 1 .i ` 1 n . 4,:. y �• 1 • — r 3� ••J M%• '1:' I. .J• :r - ••n� • . ir•4 %••1• { :1 1 /.i r� :t. t - I• V(` 1. , T :7 i 'r� a .r• • rt • :moi \. y.: :�.•:' a' }.•�J' :w S• - v • li r;y :� ';w _ i �i1�: -- •v i`. f •. I i i �H. i t � sic'' 5 'J' r:s,: r 1 3• ••t i 1"..\' i ..y' •. . t s ♦- - i't•' t iy ", V•1 r.1. "(.. id' iY 1i•. '1• j: i1 •i 'I' •r Lv f M _ ti: :.. {: i '� L ..l I. V• (' _ :I '�:. i J . ,N�o. 11. .': t J• :l. tiY` 3. — i• 1 Y' �1 • i. h+' .h....' •. . .. i� S 'i t i F ! 1. I. r1'N SS 1• - .f' _ 1 i h J' f' t • J.1 i 4 r' . _ "C• 1• 4 .c .. - ; 'J i A ,.a - • .. '•1 •' "i' �' t f .i i- ry •'y:. •: r- :y,. •',. 1. 1 . r''r i 'r':. . > `, ; . ,' . -a ,:...,:I . ,t k' . • • '.j : , : : '' -, . - ;i:! -.. % • .. •:.� ::i. ..i - . ! .j.S' . .1 I .Y '( I 4 _ - :i>, . 7,.''� •i 'j' n 7.. %r; .r . 1 1 n, - I- \7' �. :y. 1 . :� `3 v' • t 'J' .. — 1. .1. h. ' .. _ j .. • Y'. 1 _ \• - . • •' .. . `'--' • ', .. • .t •'• •, ,• .. • - _ .'-ti. ✓ t� ,• s � r, \ . 1' . ./• . i,iM1. rM . 1 . . . / .. •� •�~ .. . �'�-' _ r t : - .. . . - . . � t. . .. .. ++ �. . 5 Docood!>t_ fhvi.G .: . . - 1.�1 �J . .. \ a.. . -) . . . I . . . . . . . . . . - . ...." .v Ex lS T/N� - . .. . . .' woes _ . • •`' ,. . J . I .. .. • \ ti , fa _ _A-1 - .. * - . PROPOSED LANDSCAPE PLAN . -- I . . . 23 y z'f-oZ Attachment 9 `- * *'*' - , ,.-"""*"•* , /.• -�--� -1 , y.i a_,/' .. _ • 1 .. ifs'. - �' .J. .. �.� ,.r .. • �.r.: .!.• . •e •. ,!,. • .T•• , f . �:•i �� .'�H• .F,y' r :1,• .•,.:; ..4.•�.r:. �f1r,I :ll,.;`/. l 1 L J '.. r. . r. t-;,.. •1.:•::'-A :j• �/i�' nisi ti 1..;.. 0. - . .�e� :�- -, . ' l ,• '. -(": . :t . :� ,.,• :., -tf :.r.: .,:::. . :;S'�f� CRJ�S'1P�9 3 �/ •l' V `y i i. .. r• ,• �.'. ••7 /. . ,.:. , 1 • r •, . ..... • .. H ' \ �••�� .. I , rte.: r.� �:. •t1, . . ♦. t' L . .\.• .,, . - .. , . . .•).• - .. :.. . A :Ir 1 ' .1.• .I' - 'I• ••�• A. ... .. a1. v., .:J. • - _ - . •', • ' • - •l 'r:'.. • • ... . • .. , "gra • , '�Il•• V-6 W, . .. .. - .. •. ' ' �';'r'. "'� .r . .. .f :." • _ .. , • • ' r•' - �. .4; jam•• . 1 rte. a ' J. •:.- ,` ., J • s .- , . _ ' - •. - ' ' '. ' r. - . •. - ' . . . . . . :C ' . •1 1 . . ..,.:.A:;: . (1+, I, _ ' r f.' . \ • / .,". - .t I: ` ,,r _ .. . _ . . (. . 1 - 4 %. : _ • pG cr�a.aG� ; _Z710/2Y i`f• G:d..... - :.;f.i . - .. ' . . . :'r . . .... •. .1 :. • . -. . - . .. TYPICAL UNIT LANDSCAPE PLAN 24 y•ZH -, 02 4 N ..._..��____.�_...r... Attachment 10 t:tft-�i4-lS� :xo! 6e�4-�9-tS9 �e'A�dI 1 IOW IHOla.dOO •s•n LttyS 'Nle N3M17 71% M Av* 3.i, _6_s ON% 3H1 '�1 30 NO1101A V SI NVId o I o CJI `N 'N%ld ii'1�' M'I�► to StMl jO 3Si1 a3zlaOHlnr►Nn ISNOD Nvwu3mDv 3M1w « I o M�� ON1 SNVId 3MOH OOOZ 7 d o r 1 � 220 Ss — 1 0 i ^ b -J,Q 13 = LD CO CO t 1� i El.I o •> 1 DD❑DI 13 . ❑DUD! _ � DDDD� J - o Q OC - Q DDDD z DILI C,� Ell. I n =L at mix tl , d4EDB ILDIN LEVATIONS .PROPOS U G E 25. Attachment 11 COMPREHENSIVE PLAN AMENDMENT APPLICATION What is the intended use of the property should the City approve the request to change the land use classification of this site from M-1 (light commercial & manufacturing) to R3 -M (medium density residential)? The intended use of the subject property, if a change to a residential land use classification is approved, is to construct a town home community of 9 dwelling units consisting of 4 twins and 1 individual structure. The units would be large single level units with basements and attached two car garages. Each homeowner would own their individual unit and only a small strip of land around its perimeter. The remainder of the land, including all of the roads and drainage areas, would be owned and maintained by an owners association. The intended' target consumers for these units are people who desire independent living with very little outside maintenance in a location that is close to varied retail services and easily accessible to major public transportation systems such as freeways and bus routes. Why, should -the City approve the request to change the land use classification of this site from M-1 (light commercial & manufacturing) to R3 -M (medium density residential)? The primary reason why the City should approve a change to a residential land use for the. subject property 'is because the land surrounding the site is already being used for residential purposes. Minimizing conflicts between land uses and providing for orderly development are two goals of the City's Comprehensive Plan. Changing the land use designation to provide for a residential use would be in agreement with these goals. In addition, the Comprehensive Plan calls for the provision of a variety of housing types for all residents including apartments, town houses, manufactured homes, and single-family housing. While the intended use of this site is not the exact same residential use as the adjoining property, a transition from one residential use to another residential use would have a much smaller economic and social impact on existing properties than developing the site in accordance with the current land use designation which allows for offices, clinics, day care centers, retail businesses, warehousing, and light manufacturing. APR 2 4 2002 RECEIVED 26 Attachment 12 P.U.D. APPLICATION What is the intended use of the property should the City approve this P.U.D.? See Comprehensive Plan amendment application. why should the Ct approve the request for this P.U.D.? • Developing this site in accordance with the PUD plan would provide a similar land use to adjoining properties. It would not negatively affect the existing or planned character of the surrounding area. • Approving this PUD would allow for the construction of a type of housing that the City's Comprehensive Plan strives to provide. Also, this PUD is in line with the initiatives of the Metropolitan Council encouraging urban in ill housing developments. • The unit density of 4.3 units per acre for the site would be well below the maximum city code of 7.3 units per acre for medium density residential development. • Due to the fact that each homeowner will own their individual unit and only a small strip of land around its perimeter, the actual square footage of each individual lot does not meet the city square footage code requirements for single and double dwellings. No current zoning designation exists in Maplewood for the classification of similar developments where an owners association owns and maintains all of the common areas. It is for this reason that the development is being proposed as a PUD. The city should approve this request because the deviation from city code is not being used to increase unit density of the site above acceptable standards nor is the deviation required for financial reasons. • Grading of the site in accordance with the PUD development plans will minimally affect adjoining properties. In fact, storm water runoff to most surrounding properties will actually be reduced and all storm water will be filtered utilizing an existing wetland area before it enters the city's storm sewer system. The Ramsey County Watershed District has already approved the preliminary plans. • This PUD would not create excessive additional costs for public facilities or services. The road servicing the town home units would actually be owned and maintained by an owners association - not the City of Maplewood. In addition, all of the extensions of the utility service infrastructure necessary for the construction of the project will be paid for by the developer, including the provision of utility service for future development on property to the east of this site. • The increased traffic on Castle Avenue as a result of constructing this PUD would be only minimal and would not create traffic congestion. The street is now primarily used by the existing homes in the area. Therefore, the existence of this PUD would meet the goal in the City's Comprehensive Plan of having similar uses fronting on the same street. APR 2 4 2002 RECEIVED :2 a Attachment .13 hF?9L 1M 11`lAR1' PLAT/ with fora I. Cera d ine Flan. GRAPHIC SCALE FOR. MIKE r4GCIER AN f 'I I G H W A Y 3 6 c IN FEET ► 5060 50TH S TREE 1 N. #2 1 Writ a 30 fl. OAY,QALE. MN. 5..c Tw-771.97128 w.:967.11 ,•.yt i� .4 TEL: 651-779-4149 '�� y ^ 9-611 Concrete Cwb y fo,� ►, _� . 4 ;s-!� 1�' 6q ° ''� f+► > of _ �_� _ �ti�1 C A S T L E4,4,/ /S T R E E T ,3�t i•'B-t47a Cv.rdbfM.'Cw� ,1 q -- ,,38v- -0 ar •�5t • 9d�i . ��` ` ra.¢1 i �r +��'i..- ~ L aR i I 1 ' Li �,� �r` • 'f'•� `1.•5 ,1 / o-�� �xuc OIL4 . � 9h, k C�Ig/�r t.t1 '�4'yI}► ir��c FZ R.LS. 1 670 1?L p�6a�t. „7i I o., EN MAWC « GUVSIP.UG►1 � ` _�+ �. .� G R. GAR. 9 70. 0 x 21IL l�l .� .,. ---j°�:. i. , •� `. �b' .; `� I 'f„ PR(UFP � PROPOSED Y b \ •� .r .. oii. T11tN rh�+gE"—11NR'RO4 fix` ' c� ,o To . , o —f+f1y� i,,, , 'r —J ._� �.-. ...�. ~� � \ � r' - ' i - � � • � � � '�'� � WALKdUT WALKOUT \ i. Jr C� I W < �1 F `N c . �. M. � . f. b r T- '1 , 't. �: .... i -. I • If � tow •`�..' 3• '�r•w Nr �`'_...' 1. � h�r� .K1• SF� �t/r/� � � ' t' � •` 1, ' �'�� �' _. r __ � k _ Otago 0Z �' I �p., h R�kS' / 671E ` •� 11q� O Yoy 1<. 19111 ,1 I ', /3 K k • ! : , to (D � M M(., r 061.0 r ►. V r0 V1 �1 . O! 1 t 9ti. r. 69.9 SII♦ �► a : .. in s Fnd I/T i o, W v � � r. • _ ay t tt' R.E.S. / 671]' ®r • 1•a �,.R� 1 F• - •!!,• ;� p r/ o�p' J �••--- — ...—SI �b -- 9.11 ��. o .. _ '1 : q61 O 7 _ � � Q 2 � (. �j ,�j( 1 -�I � y � 61 , ,ape • 4 `� � � ` 04 �.---.r— .1 (7 • ! .__ .. -- t/tom LF ' , - �,1► = ` le yf - I I I i• 1 �. I � 7 rpt. a / �,,., � � •� ! r /` � .. I Jr •�.,• � �� i iii qS �tuq� '� � I I q♦ I Au' Ir �; °y Ir �• 4 I. H j pr Qr m I. -1 i p1•� I , . X,4 to 01 1 •�1- n 1 s IL ( e i .S, 9 _ 8 i tr , "'60 _. _ _ 1_ _ _� ___ __'p�Iy ob,_�� ; may. ,• ly l' a oI S�2 of vocot d d►ey and it s eu91IL extension o � /,�ti 1 ,_• � _ — — — _ �VACAIED) �: �: be _' _. _ _—.. _ _...ii �� ♦; i� " 1 jp­ rnd 112* N80 8 06"a R.L_S 117006 1 1 i it0 00 1y� II 4' � � •� I 7, J, G 9 � pl 1{� , .•� �• 41 § c! ccrismir r Mt?()t% PRIVA0 r[• X t. .. .t1 I ti ' Ing a 95` •f . .1 l- I ALOW; EN it S(vn4 PROI'r Rr? ` { f 6*44 16 cp BMW 1 r 1 ♦ '� I •�` I Y q� a i� �� I � ( v� `,!` oa I �, t, l'.e l t o � ! P40M aNSTfiIXTEN W114C1; I �� I I,grf•� rai,p6 �I �a #F.S• ` I I i .'r 1 • 8 —ea - — -- -- - L ., kC C P ` �• r t r. OF ,O 'v PROPOSED PRELIMINARY PLAT' 28 4 N ITM `jb+. •Jr�t�E�f�"'` 1 i; 4? L `r -e' ��j�T ,a e, AA'A * i- .:aT �gV'-iIV `'�' t - - ;•r�.- `tai.,'. r 'S y �> J Fly f t1r�1 �,; i?v •, ��: ' it t5O r r r A„ _ so ' �r�- .�,� Y L 41 { ,Sr t .H.(C„✓ , ' • E 1 ' F �i i p 4r -ice " f �. : 4�i r � Ctf'l - f i ';t ��lr F - 91 r1�1 ! �� i �.* 's'}�,%.;- , aj cr 1` 11 `a`r�, r( t�" - ry` # tx+:�� y, f 'f,'/-} R71'g a •t,9�'jimst ,."s w� ,c '; �~�I"T.egt ..i•' ,yV I`r. PR•s-( i 71 .j 1: �' gip, ::e,...�' ` / 1 + 111, 1;. ll �'� �.�- - y�,� •+ra-hr3t �- `�1�y1�?yry i' ;7�'�-i li Sig :� i{�, ,.t yy..,ry� U-4, 1.. •�; s,• .IVs :1 f►.: 4, 4-7-- .. J 1 ; �. :7. y � .:. ;; ' , � y ,�'•_ - x a r ° • - >• !fir ' �- 'd r 51 ' I% ip *.��{ � � iii fr�sF� � a�•aF , � `.�>�,} � � « ja ��C9 i; 'yl�'> � fF.�i'Se (� c� X• � y � �� � � : y� v�yT 04;r, "` 1 gi p! Ar � f / � �� -i r ra +y f rf.=''w -, ,- �,` ,�' I' ' �17II' '•tif QT��'• t��> lj.`K�"��c• i :I{ '1 /`(,,+ ♦f i �t�4 �*-*) �J� ��.b ,,,*,�,J`�'`f -%'.. ''; a"',, !--e w, •L^^pp i :it!'A �• }f . , ,i. -I. •+' taat,�ip -,- f '`,1('+i %r. ; `f 'p ,•i'P �f .. ✓ rt` 1 =1: i1{ � ;,t� f, '''Y ; ''i6'c .r:? ,k.. tii,'.H' .r' >� 1*•+ 4 b � »,.~if':.1 "�AM ii'q !6 l" r J`a "�rTJ SR t '' .r a ,w`«}�s(�' 1' �ti `� +^...i G/�} +•t ti�r i1. �i� �i' ��tT�1 ^ 1 N�i� r a� ��yC �� } ,�' � • " `{ � 1~ 7 a tP ) a ' ; r «•'1 �5i " x + r .. w vl r'• ' a} '" f �, t f7 `!4 /Tgr,Y. " � 1!` i ri� 'yS9 in � t r'la' � � - '1 v+ -tea _ .{ Q►, R •7 ! u •i! rn, i I it�/ JfiJ�'71 vv 1.�..�`tPf.: t� . f, y. t� �, r . '� ..; f �'rti:. }�, I'll •„vx I• �-i,7 �'j 7 DI -5: r�: i .♦ ;� 1j��Xiy _j1' -&' ! �1a, ¢' lc" �1 r•A !fP!:. L��f M'�. r. �Y .t,• f D D, +. :"w :: tl•''5�t•. ,, is '. 1F., t. ht r+� 1j`+ i%a�n r:r/jja r.� a/r�r§��r ;�• j i t .. + I 1) 111V4111 ,.' tr�.? .l i .tT F'1J 1' 4, ,.✓9.1`.rt�` 1 ,t yy'.>'�1.,1:':,`i J't �.r'7i ai.`},�r'"-''�,�• .ii yi-J'�tib Y,•�'.i t 7,. jf� C/� ,, 1",�,,� �r F.1r' .4 ( �. + rQ t',d% ' `: ' +s.•i.• .+x � -y"4 gl• N �. .I, �C,.e •,�• r;. , :1:ieS%�.i' '�. 7,, ;?� ?'~ t1. ) +; Ir,� iIt 'i . 'r4 1> a, ,, 7 �..:,'>' 1 _.� �"-;f r Vii. `Iraq �'Sf�� .? e../ y 311f,�ttvi, a .X,- . v .11�j13 I. N r' /...-r 4t�1 3. '!r� zritiY,a� :ti � y T y aAr! ,�� w /},.. IJ' r•vl 7' IC . +r ♦r 11 i' 'iit • ' .>-r �i. �^ ��l i n S ,! +'!'' ��:.. .,+ri3r. tike t r P .i •j , { h. w' �.dr- �. i [ „7 L�` ,yp4�}�{[} r .�c j t s ) i F ,� r} rA �, • ♦ e'. J ` ':'- _!� .o t, ! BJ . a 5 aci. , >*'!� `"� ",,�,�1•�� r'��«' '�t+i4 (.rte• ► �I! : t.�'wi. J '� • v.-,%. ►-,r=i d' _:_..�' f •h;' �- r'.,""Tf• : , �t�fj Zvi IMR yam.*' 4 .f• 4.11 gyp, \. •" t�GP� -V 6, -i_ -Z'. �3:'�.t' :r.:•;. •., al. '�+ .���- �;''+ !' ,�+AKy' y� 3y► fY�h" " tti:."r s• 4i` �,' .-, t f. g vi 'i'r •r. ",i�""�: #� Id .,r �1. 1r �• r' t `'�- St, ). W2a'J t� �{ `r ,!/ 1r 'x'11 •� �1,r y+f'; y} , ., t. ;1 {i'' rf� {. ' .;; F a { ..,� 'F \P J!� R Ir< 1 7 ` f. �$«'�lR. 3 `.7'E ' 1 : ,h •>,R1. ice` r` •'tiF'i ,u •Cf,v. ,` X 'f`. {ja. if '' 1« f } ' Tw• " ;';E 7 r� i• 1i } �{ .i �r•r.. at y ] t !". ate_ y tr .;, e 1 .ed •�. ) ,6 - nj ,Crj(2 , •.: .A. ,4• '+' f 7 �i/- rN idi1. d+if1 (, y �f 1. ✓' j +'t7,'et.�. .,st .r','r; !� .. �il' s`i'':• Jdr •>. ailrr =•-' ILt'- `� / a 1�. , .�� t A %OS. i r f1 tl. t �` t+. . �) •1 vp / ,* F, r } p+{ '. --, c c i •1 ', ! 4 �j '♦, [,,, , y .,�`., y..S• %. , :ApygA ,/� A•.:r * �'. �,'t} !.!V', s'`., . , s ' �� i .:i / c t" Y' .a. ,j V. , �' - �Mj'Ff�i... 5 S.i i )' �r ' y 3'+ S•'3''''1,eY.'.. • i .: ti1P ..1,4 �,,�,' .f. 4 .. ,1'i!f�! i11' ig1,�QriF 4�4�.. ,, ^fq�y°1`- ", a�1'rfti, ♦t f \'f ��jL'- , 4 fa f :�,s1�•x y lF�i,� � i;' yS�t,�* fir �f�, dry.•{ •els�•.h1w1{ ,' .sq:, f ri,{'� mer :s t Y 1 Q.^i . ',.fir ,�/,. A7 //•� �r'�i ♦'�,t•. •..yaf rN+v.,'r�r•.'('1 /;; .�j �; c. \' ,!f •"ii}' �i i '-!j �� ra'- > 1 [ rj �f,� //�. _j .4 .r:' ,r V,� •4j I i , Vn. .' .,��-r - '�•i Rr .b. r� �. '') j _S ins �• i"•ti/,1 .�'_ !1 .. ij ll�j.,• wd,, ,,` 'r 'Jt 1'A.',id ,Y'.-"+"wN;Ca�,.� _ +, �` � I •-It , , j} y - �,,,;•. rr -�'4' * A„��^•,. 14`T ,S'7�.'�• j. '„1.: �"•7 A, y:li; li\'„ - f.” ,: r, 4q y * ": ,."1s .' iFr•^y- r'1';L +.. i rk .l •�1 C�a � ,�e;,: �„3 L7.E: ,a `�'r i' "�j g ,. .rvx*'ti•: T,yi'.:.�t ��.' !•' �' f,, V. �{ s 1"4.r�1 �. ;+� rai,a V �ai� �' / �1� t ,.F , i .1 r. ja i 1^�y K, of.. �. q ,. J , j� J j.RI• . fir' .i 1 •J 0'/ _ !� •R • i 1 r tf r s1; iy 7 •} r.: f .r .' ♦ti. .5 rl 1;1'at' r�. �>r;�.:a.' ). r: L.. r s f -2. •`i".y 'g9a ,ST , .,gA1�•Y�I .+K iy ° M' { �'Ci `i .dy�: �'i ., _ C' - rA' f • f� ^ �- j'r. / r e.r f.,"- 1 r b,/ .t t -- :q >i tC r • ,?- if • ' ` r - t -i iJ ' lti!" b'✓, t r 't-.. v c - '.V. afr ,I� r>� r • i� , v•, -0 ,,,- .:_,.- yi,7Y . :'i ; C P , , ', Xi•. i !s�.'`-p. yAr'd f4.l.+C 14�,'i':o� � rt ; 1 •ir ,'• t `'`T,.1 � I _it'` r ` 5�.a:, ,i� ' a •3. - : r. ,4. t3a1-,..� a ry.. Il` : it ' \. • 'a 3:r,.i%,. ti, , ! ,. r - ri'S� . It' ::-� {¢� i' h`L r �*�,1 , ., i �t • f ! ,,a 1� i,. •/f/ • �� . , 4, :, .,,i. �.,,, .- i ■ iL '''l 3%r "�. :Y ea•. (f.`. ,i1 a`,` v;,- ♦.,!- C -..j ..y rrr• �l LI .� ]j' -J 4•",r '.'Q ar• Ir.,,t j.-,;ie9 ')' <�. /. 3, •,.. . �, �h 1 '-'.>' �Y,+F i' •'h' .5,_ , y ..f%' •.I• } I /�? iM ..L �.. .Q't1,r'9', ,- -;,,• v�. ,` , / 'Y ' 1' �tl .' I,r r J ?r •. rG • ? .I .,,1:: • i',l r �.r� .,- t ko ,} ,'z�r ��,'i1 yr " : ..•i .`1°....���" 4�. t,'('t��a+11 x.ir [r T�c ,� a {ri.. '. " /v;', r.+R 1�'' r�, T f t -N,'e rv,y .a +, .,' �i� j. ,:� 'S� �• ,`.a ..7 x i �t'i 1 . 'fir, ..re ,•,`_` .'' \f}{/� /w, m eJy ,LN i;�.{. , ^,y. �r, • r"1 h. 4 �5 1 ; r ',4 r. ' ^a, .; } ,`�. Y,A., r v1 r !�` ,•7 ' . . pn . *rai. .�.., 4"�.I'te ys;r;�''',"t'" G:,! ♦ ,.,J !?- 1. '.. - ' •F 1 -♦ ,y ft � 1. t j'+. ..rty r . , ) r ` 'r .:t. , r Y, - .� �:, r %7r w rc ., �' !� .t i'w�;.� ,r Yw'•tr_ta.. �, q �''. +.', e: •s. >^'7 rti: !�' ^„, �#S'A r i'`/+ ;'',. n'sr, "}Jj='.•f , t `a. �-.' ,r. -P�1 !• ; «i V, %/� _ ♦}.'f•'' ..� t •x >si fsrj ! 9' 1 .,1 `.'J k, � ..} ':l rrt :•a' d 'k •. rjs •,1Ai. .,•�, r ,�'�`� if :,i`'; .y>..,.- d./ c' -� %t`.r [ .� } I *,7` ,l' f l I. ;.� r.. r 3 1 ,Frra,. ;r'.♦' t.� ' R i ''.ix + t•', ♦ 1'� �A a: ar' 'H'r r.. �. 1 1. r ^,-•e 1. .i ,r_:•` :{ 1 . _ 1 } h tiF'4\ 'a,! •`+•\ •3 r4 f ,i4..�• }t•,-' ..,'RL•,r _ r „f 1. `f l(fq .i,° 42 ^•, �.�. ,• y ':% a ` `'. 1I �x �t+ -T' ri ,I iJ .ti. J1!'t.✓• ','. 1 •,'. `i'r F. >:� �� •%�,'r :T•;.f`•S•'""M•IIf \moi %•.,,. y'r.: i .i 4'r .4 r ��; § W. 1'i r- ^�Z'1 ,'ir .3 1 r. w� `+ _.`a- t r , r.' ` gyp' r, rt / ,. �r� ,r ♦..� f. , '.r. F,. ,i%. I �R•�.+': !'{ 'y 'r' :. ..i/•9/ ,. :i' t- a :."4. ;J . .:.1 �; 1-:'i;:.-2 .F'1.y- SL• ! � •!)ER :,r,l: . �. }'.' +'C'!+ T, ✓ S 1. .r m --.j w!S �n 'R :, 1.5 `Y' -tet i r .>, .. % •5 �, 1s - ..•$ 4Yi r 9.,t: .,,,, v'? .fJC. M..- .� 1 11t��' // t.1 �, r,•..\ i``,--, t R - i1 ,J :,�! 5.t ,, 4 Y; ►" 'Y'• 'v- 'rr,�,`•u'��^'4 +( •i: IM: i' Y + ZI i:�,*��., !. ''�` ;,;� r .='j -r, t. >• •. �. , �,- l l� 's- " }'r*• i-, i .i :i-- •--'z.. _ r.a..:;, .�;t's,,/i . „i',n-�', YP %�1.4 r ':,.tet' ,.j," ,r,li, /i! ,, 4 •S ,t' 's i_ :, o- .r ;. i!- 1 1°,: .: . f,. - ,. r,. .,f,. a ••;... .A'" r;✓a:.,Y. Y''a �t,>; b. :.�. ,. J-"1 �/ d ,' e�,' i'_ r :�z ;\;C, s. .k}'. ' 'r.: - ,.,. , " . , 4 '. Lf , tr l ,, .f •I ,.4 t/ ,:f ,1-" r;t• -�• �. f-[� �, i 7,.,t, '. ,T,I fir•... , :/. '.fir: ., , x' ,r , t 9. �1 .). it ``,�' u/ 1 � - I, ,� ' "' t,, .rt,.�: 'tii,•� ,, ,Ky Ifi f1 • ',5 > . ! aO:e 'tI l• .. I .. :.•.t' .r w J'.- rri.vt: _ ,1, i;d,,, •,: -. ,,.,. 1-,i,> i,< y, 1: 1 ,!: .,, , >{ ,i. q / } / kl .,i 3Y,t .•t' �'I. r�••f 3. �,}: .f,r �•y a ,' �s`6 , .,F T'''' �,: �. "L . _r •�7 ♦ /i,, { -F ?f, t, -! r. "c :l„�.. ✓- A,_4' .r 'f .i .-.�. -•�--R `/ ,+'- '.S„ ' ` J . s , 1. , 4 F ti e ', •i . r•Si . 1. i < ir.: w'” �J! ,, 1 %`.t.e g`a'l, c;, ,L'•i tF J.. E I { to `�. ' 1 :�. ,4r'..4f ..: .a , , t 4. -1 �� r ,',4, w• i .1''` '� ,,r``., r -o-- • y.'<' •y ,r. 1♦ ! H r y , t: r : ? , ''lr x+ s : , r [ r i. . .,� 'r ../, r' ,1 ), , :,,r•'' ,,,. ', l• /0 .� ..♦. 'a' ,f, „ i` :i ,I• '. - 'fir. -' ii> 'i ;y, r+':,:i' i i' -r�,••}i' ,� 1 ,: y.ir ! U .i': ,-,T r•J .fir 'r. :P, t!� -�' •Z i4 p ,.,+'v J t ,- rr r `?' 4 . 'g �1j• r : � 1 (a,,t . s t - i' `i :,~ 1 vi,. .,t �.:}'E� r' ) 1, J . 1 :3. r j. ':, .� t1 '1 t ;' ' z { r. ,:'; 7tr.ytf'', r I11 i +I t,,'1,)' ;4r r ..�- „ f a, i 1 ^r.. r . , r: ..: a ^, ? ' -21\.1 i i :` t i - t e , t', i. , , r N 4i r , 4 ♦', i,. 1.':(,i �t , i � 4 °k' r�i" i` ;ir r. ,, '�. ,..5 L 1 ,: 4' S 4 �� . �: _r 1 "`r� ,� +r ,x,�. , (' �. i'- t I!• - .yah I .4ci .c, �+,.- _ _ ,� '} !. ,1 'K 'J� '', [a ,l.,j,%:,,�°„ 'a+,,{��' `i , / I fj t.. I. , ,i ,f ',� .1 y`(' ! {� �: / �, r ' .a , et 1 + ' t`' rrr i . f -' t it i T i ' :t', I }.l, r 11 M,. t! '_ ;.:R • f f F f C i .J I r I , t' "; -. } 1`'. t ,V fr.. tt ,'E .�•,` - I , t' -`; ' 1 r r4 . - d t-, ,�•i 1.j �' r;" , 1 ", ,t ", 4 ; P �..t-`- ,. ._;'�� tt 7' rl,: •i-'„'»`' j , 1 )'- ',, Ja,,,r r)` C',d",..Y+„i.....,.,,,y, i ,,- , `11. o,..,. ,� • ., ' i . \ tb, �t_::..-_ �'F -Z ,,:w: _ _.: S Tit- .. 5: `. `'` •r 1.:..: .� T r'`' ^3 `sa"ra,.` ,' '�??^t� t t ! c' �.' .rp+t '.•„ 1: x 'c ta,1•'x '7t 9 r: t� r r ' F _ r i -i : .,,. - . .. . . A. r- r e _ y' .-,t .., ,J. r. A yr, { . . . i <: ..,x». :t : .r+, ,�''� ''r a,,,C. K•Y` 'YS.^ i, . F: sy i r .x• `` :.J�,- - p 1 r r. ✓,,.,, ... .a. ''.� -d r=,. .., ,r •a'*'1', $-fes. rtr -s'r*• :,1� wy"^', ..`---„,%-. ,J� kti- p r,: ,s.±'rZ7,r ..,,_ , ,iW y.. �.:. m' ,�1 .:1.. ,�'.-.,^: -r 3yt-, 'r•r!* v..a ,.,,N ; , } ' > Y : ` �.'' w _ +1; ' .5+ =: :::, ":T,.'.. ^. . ,- .�L"_ :7f;%' :• ” ---.' a.:, ...1.. ; l•., rv.: .4_ �.G. f'•.•w,._.: .�.i?•4', "'''.'- ,r -r -- `, > i:•'r „`^. 'T` tiyy- 4'•i ..,Z.s y�i•+, ..^. '? .a '. -'7,'• �,+tia+ .a �. `..^",7 `•....,..., '`'- .nr. ,N a,.r +!i_,- .1. t' - - , -. i M K.^%.«z:?,. _':.�:,�l.;, ,.a.w.-,.,!r ..•.,r' ....:"i?'<.,.,r - .4:a .•..... g.;ar r '�k�...w,,. ,`•w tiv F ,.5�- _ �r .rJ•. „y�_, •7'tg"Y 'i ' ✓ :... ;:r• ;'f,.r ..,, - y,. y.Y mow. +. 'r�,ra r.. �- `�a ..� >i -^t ^t •a.w,�;, r''s'"--7� ,cam.;,..',, T.-wF'a:}•a; :e«n._ �v... 4,:t:y;, +i .•'4`+(" '.',L ..e+? -F� �y.",., '' eab=3,_ r �a - i~ 'Z _ ; . , - _ '� tea; .... i• -,i+`'`.• b t'lr. n,., ;Y t ,z $,'i;,4y i - ,' -, r , - .3v'. _ ;< c , f.. >av ', a s�v,•J.. '* .h- - a,a ,( 3%,.. +^'4'• ,{a sa. 9 -.: - .. : •,. i. i. ' •I • :. .. i 1 , '" 1. +... t 'T. ... }n 1. 9 y; .�%._ '�.� _.',:1Q._ • ,1 ., 4,.�' ., sy ,-'(+VC» iri,r,•r. 1 _ :. i � - .-t.• ": 'r ,, .+•k•. .....l .il ., -' S ,:�f _ h r`Jr.<J. 4 t�. -:.4 �'•,a..,,, >.'�'isG _ R,1. `Yi ' �. t . ,� -. . c%'.: h.. .,, ,. Y.. t..� Sa. .;'3' ?r..,. .�--t.,. i ..,fin ,..'Tu _-•x r.=v�i•f�.. ...-. -.n. _ .. .. - _ .... :. �. i;. -..L( ip' t ,-aa: v -£: „ a -.. ,. .. .. _ :. .. .. :.. _, r ' is? Loy ' s . .-. ., �.. ., .. s, r.- v ,-.. - .-.. r-%, .. -,. 7� -t?.a -,v: -:-vf. rr.S:h- r/ ,. ,_ r . ,1,,. _����` a fi t. r -, . .-.t,_ .. .. ,[� r. -, I . ., ... .. i - " ti t` -;ir 5 «r"- ,,. c t ..,....._r �. ... V- �... r . 7 .. , ..,._ i�: _ t-r...S_. ... .... ., -.._n ..:., - °Sr...i N'$:^V i.._ 1. ,.-, _, _.,G - :. - 'f ni .],,• >:.,, r-- i F.n 4 '. ,,.f'i''.H _.-«. ,e - •, >-,4„,, c _. ,,.:., ::. .5:4..r..JE .' .., .,...- ... ., "7 •�-.� t .'1. 1 �:.G 1, �,•axia tc .v,���� r „ r! r Tvs. t ;. _: ..:-_ ,._. .. .fir- t %3i : v.. r..'r `;.,' .-: T - r... .•- s....,. n r. Y 4. :. ... ,,.1 i. `. ��aJn. f . 1 , ..X _!i +a �, {W �. a: Y a f w . - , .. _:. _._.. ..r - _. .,. , ,:...,.r,. - ..r ... >,._. _ ,,. , t, .. .; raft c _� Yom, - r,,� 4 �rrKr ate. A . f ,. { u� ... `,7.r-.-- .�- .T''"'n K, "tn: �, _.y-�q� t ,>6 .. e-,cn y Y, , +P,t ',•.4 r s,. •`l '+vr _ iC rT- �, Y ....A ..al tar: • .- •.. .. --.f ♦` ». _ r, .�. ?., .. r.-✓ a L:.Y c - .*?.- ,..r' --. .. _ .. 1t�...,.. -.. + - ?v';:i". .t.. .13.,x., ..�'J"-- • } `� .,..t., . -c, ..... .. ,: -y. wz. �,-�.v•. _ . > ;i ....... .�_ . _ . ,rw"is1 , f :• \ `;i 4. k .;>. ,.:5 J-._rk a „w. - 'aV !'.. .9�y ,... 4..... .. :.. . -... n. .,,,..,,. "' _-' 1* ,.n I _ .4Gf ,.++c•'• e, ti <, r... e!lGr .+i3' ., Y.4q'., ..11-.�+-4.`v rr n.+,.r d rr, ;','-c1:. >.L- _ .ir r _ _. z _ f .�» s r.:. ty . r - ,, 1 f . ,. . v p' .4. J., r .'' : ': a,..c.- .. .►. ., , e...V _ s ,�, .y��� � fs -'fit _ .._ _.T;:. ... {„ ...._ ,..r _Sra -. + t. --".�-,.s ..d.s s. �. ... ... � °( -k t::^r a a:,- ...... ,...1 f .-. _ .ir, „ty . , 4., !a 7a-xc, w. ^^�.._ .. --:: ! �,, ,:d't ,.- i r 1 tr .Ac nv +".��. , cr 1'r* ,,.. : ,- .{ .. -_ .. 'mut.-, a. - ,.. r a: _ , .. ...... v._. >.. r+ rd . ,. 5.,,,�, _r , }`. - .n: ,.'•T ,. i'. i _ ' T ..rte-!.i� _ .. 1; +• ,. c„+ _. -s7 r.! n -.,t. _ ? - M (�, 1. .. - �. __--... c ..1. x .iixl` ...._ , X . r , af.t7r 'r .. .. - r , -,..: S •�-9-+ 11 - -� car G. �.:rtr. _,`*tr. .. :"�'•+,�... - ,_.,. t .. .:. s' ., - .:F - nr.. a s �- . •. 7 a. r .,... F moi" . .:1. r, . "t•w a x- r� •ir= - i - €, y., r �,',�7f���� , 3�i .tn. .+.' . �" ' a, . t.. e. T .6 i " ,a S . k:,. ^,. r :�-.4fir . `.s. 4 R {. s:G' c .r... .:A ,f' - 0.r.. F .: g� i ,.!•. j. ¢- ,.... "r V, �i-_.•.... .t... v/ f' - T .-L L+-.l•� .a r:t'u„t. . , av . .��il.'a, �4" i .. .. - ,d -` .. ..,3 w .>r �iR - 5-' - - a"?;, .�.. .v. ,4 4 v_ #, - .4 .0 fir. -r ..'i,..r: . .. -+, f•.'. r -. atf„r 7`.::N ij7 ", '•. n i+ , t... 1. .,... .r, ?f i- _. _ , .. ,..r,. ,:.w 'A,+ aj _.'•`y,�y� .". . .. F' . "- •;"!!a i'�-r` 1 y t.. • ... A':� -. ..--{ ,...y ,. ,x. . � .. a,,,.- a 'i ,... �*' es _ .. -. i-:.. 'F. .. :� "t• �'Trr . �G F!'' �r+e:r•,C !'r}'.0 �i._��-. 2.: .,l . -,. " .._ � .. ..., .. .t ,.. .J.z'ri� a'r, w 1t .... ,,�` .. .r4 �:<.ty v �;._ �. r_... .. r_ -�•: F.F,„"� ff. r'c"F at” ,'.r c. .r . :.u7:r• _„-,: . �. h.l . ....mak-. .. `S.,-�t&"....r.....��1 _k_�.-_*J�-.,u.�.. . __.., -~� _� ...,.c'� -.__ ....-x.=.l.-.J�..,� .i .�., ._ __ ,..-•_ _ _ _ _. _ . isr.-. _ w....,..��4't... .. ar. 4_ .... _. ...... .-..^•_:>r __ ,..-�- , _ _... -. _ ..:,..� zK imll_.; VT AN V 4L A�.,Tw AL am V-0 •'r, 1- --.-1 'T 1,01 FIV T ­ Am I V P. Mt - fl PIPE M4 `' + .1,.,�.d4d .r.. .1 :r 1f'` � ( �+%<,. 5 �?8� �. �. s' ` :N .� §. s% M, i � ~. 3 Sia a Ar- V�i v �4: In v fA k I �i p�%(%j��y1}N*�+L ,*.�+�.:+ !fx 7. �� {',� C I WN 7-1 5'R k1l 1 3 k; �N i�� it 4A ly - - fir, ,Z,>v­.,. .4s� .,� , I•f '6, j 10, 1 yvl�! 1*4 SE 7c, 1.is !c nncc !i ,i 0 -n Y'7 Ilk Vm Z71 P.;o­ Ow n 11h,74 ri, `!. i'Kr..•i� tnlw "#_1.'C''If It.• ,',•+ '•�j3�•�,i,�'i:+ ^.,.' _ '';1t'.``t�a. Ti: ii'✓•�`�,'t',�•i+��t'b}::gr•�'`-y.- 1��;+ :? M,i-,.,'++�� 4;;1, eqjj. !t �•?3f,1tR'ir ► i 'i i, tC 34y •. 7) kip i'x ?1a'. +•,'y) ..- ` + ry' '� +wh'i!t '. i ia� :•i z 'fir f i e, .. 7 1 9 1 '� a 'r : + s.vi. , i } f 'x • ;." �• (. J y� r 1 S ! � �t ' 4, r �v ,, AiaY': .�' . � � ..? �1. � i � 014 �4h.9r�a f!'iil'S._!,; . � .� '; 3> r fL'' syn y y w- «+5 t�• F?�. %" �� 4b;.. A r: fH.� �1' y : o 11 I _ - �• " ;y tyt;i '\�'.S P C-+IJn,Iti,i 0 't •I t1 �`f`a.+ `.. K- `+?�'7 r i ��t + �,a a 8 r a,��/, 'i,,Jf►a. 'i jj,���,y, '' +•.r�iy� r+ !' v 1 y'7Y 1 h,�, •�'. s.�, 1.. - - t �" ;V: i., 1' ! f a'l y . c. i 'fj, .. � � .',+ J^vr � ' ��,:,',xsr�}�`'' a yt. 1 a •g ! . ,+ 't\ yrs' t(5q � ; s in „ :'t j "l Y . 7a"u , r �A 'i .•,- Y. i *, L[r. •� G+- '_7 'S.� •LT:, !t 'f (i ''.!• R TLJ £ q�T� y f t! ;f '' J'; - .e��,,,,9,. -may• ✓„� �� •+i ., ia• -,1 ,,; >/ ,i,��ti ti t, �,; }f' - t• r 4'!r ,�, t '� '' a '7 ,« f.?..:c i -t _.IJ.'.. ii r � �3. t jdY . - �y I'. .4.t1�' n� '+.,'��' . LV .�;f.C ._ +. r t� ,;�5:,.'1=t+" r• �a'r. cf t t i. a x •'t .,, ti f '�!i f:t fi x+111 •G .a} {�"t, /11 •,+�s. �,s� x .i Irl di i' Ss -a '`.x� a....4 -fit il. '�+,'!S t:1 rc.� ?,�R, , �6tf '+ ik i',r; ills {+xi;�. t _v . .�1 �•: •,,, -, 2 , 4 'moi' "r,;vJ'',;tom}• ' �� Jam+ w 1g t rl t.f ti i. ;.' 4"'t Ada.. r•ri \ s k�\ r�: il( •t (`,, �3� : 'f, . � . a . II ,.y \' Ayr f•N�,-1�. P �nr :J�r"�bt+ ..c� '•�.'1<. t". •� '. �•'I' {i � 1..,, t34-,"' ` I.- 't �"a.`_ ��.II .. %r+ g,_'-, .4 V. i \' .{ .i � * '_•,,. •i1�- �. ' d ,Al, .. \ l�f ✓ ` til �` 1�". J v'S`: vl ., `s v p$S Q'Y.c..' �j'L ♦`!i v'YAu . y r .) i►.' .f l ♦n.. '�.f; �.,r,:`-'.� S ! ' �, : Or'.; i ti ^ f5` �'. JJ�'`� •4 S 7" a� f yt� •I!. j 1!1 � i1:, v - i fPI '+�n,.3�i. .,,` t Af k F'1, , 4- y:..},t r M7 '1 e'Y' F •+'K i .r- '+. + ����,r�/p.::. .. G/t _ 77 :f- T1 'jh '; •.lib X'- " 4`y3 �` c. ,-1 .J s♦. �a, 'a ', f '.+ � ,�;v • � 9t .ft+• #`x, e •i'„' ! w'f:. �la`�,.i. ? -;$s',• .,._ x , Y -t?! �'yy; ial�z. i ,perG> )a,;r, .i� �t�` + ,s� 'i.�] r}.'.✓ "�t,�xT ! •�!' 'u }X_-1_;✓`.� '7p'i'• •„ice'' ��h j+l.\ .l. �-.tfly, :,:-.!” �Q..if-k, lsa..y,Epr*:! ,,'�' •,j ^1. i('.�°,�f T � 21,11 Z ! J L IA t :' ft+ r,,�. ♦ .y Ir r : 1 W.ID2r . Il l� r r f . .-I--,-%,- h ,�+ y �: _^ N \` moi•'• y. ,s y ti 1: st `� , f . + . a a f .:, R({ R•'Q" �}x►' ti"f"ti!-fl.�t �l1IC!t!tr'.w�Y.%•++•?ar'"'_^��"rg*�,�'6^• •f•',A•/ tJil moi, ,� 1' p r7 i..•'+`::a '�.,, 1.\5:�,. �i�' It` .q S; }.i '�'' 1..' a y. ��r.. �t^� �.. ji', I.`t, �1; y ST. `r -r+ k 1:a. . / g�,'�' i�f�f`:, J t 1f' 1, a ++i ars ' . r�'.;j Si a,r. *�Y;y- a,� Vai j� �P - ! a a: j� 1-+ ''V.-, ✓.7it. • Y a _ !f �r % .4Zv/ •.,,d' ,tea fes' f .,• r''flL 'c-- �, a% �,.,'�� it ..��g�, t`w•.� `�•'\•�' ,. iil�' , 4 i,. F. F ;-Ni.-t >Y �,-, �1+ ..J�.0 t'ff —?+. �C� %{ �yy t eki�-:' ,; '4>r ,rw: t�:�j��±rS''�atr �,4 �«> y ray ; ,,;t h t ''•. r,) !>.f A1:.y \3y +r r• � t::t + ' .� v .wt +1 ,`J't ':. ? .. I y J> '7I t E,, r iQ,e. t .t 1. }7* ala ;. t z�E' �" 7 ;% = '' (� ` + f ;) t tL7 .' J r+. A .>3''Sir I 4 ,V- 3R J. ! f`'• a �'a11y�1.4.(y^ r'�t br�'r, 1., oto* 5 t1fr';� f+" s' 14 11 .l 'i� 4i 1 t� 1 f/Y y 7i�1. ^r s?� `S- -� ,:.i•.. + 1 •�P' i'�� tH' „f�,y_:JJs.""i' +i{ ` �'-� �'ct'`'.r �"a* •i �? rr'' '„1'( 5.;.',t ♦, lei.Tti.'�V -� s� t i', { .,'1.'1 h 1 1! ` , .�i 4. �� `� f,•7' 1r rh.v !.. y S h t ! L��+. d� 7, /!'�s'✓It+� +�..cc.S . +Y"4',_ii ? + f • �. {h3Y' r ( ,' r' f f j •% �.r•, �'*„- -%,•"r '..c« 'a7,� {' ii 7. .;:c ! ?. �1!- i- + i s- r + ♦r jai 'A �,�' f �(% ✓ * t.Ct:.;JS .,ri : vJ r �i a� �K t \ ♦' l> Ci. ! y� * r �,l} ?� i a t ! rx-p�j f ♦ J!. `ti �' q d.f t++r • `Z. i e' t t i '�7. , Cr "., `i;.,..�f "est •�'. J+1:.; •; 1, ;:•i?y.;e:,` �+'p. ti�"i`•!;�,IY ..lyt ��••.t14 •'.•:tri 4y� �. 4 ?L.t X.!'lLp�y'�.; �}-1a'., ,, ?. t •„VtI: .E.''l+.q. u./ •,t♦� o,►`Yi \ 1.'..y t,..�;. `; / 7 ('+ : �. •fir • iY +:w J� Iti'i' fil, , icc�� tf w+'+ �.t�? t .1 '' � �./, ` ?� c• Li1�Stf Lr,J,`� `y i •• i j l "� l.ft i•t ix1t 1• _ `yK �r 111 �y� � �y�' ,� +t� %•\ irk -a4 '' 1. •t' p'Sa., ,+^' '.;y-t•,j�7 `: � .: {!.p•,N, � � ��_, fF -,;1. ': 1 L!,il.',x'�.r•�•. d-'+1 ' f- ;?,•. *.�..:`' fr\' , ,s ,. - �;1=A X,`1 �.: 't 6 r.1- t� ., )�i��i,.I. t �S� � �' �:Irl'' k_1 - .r 11��pi .aa.L�t y'' .. .1 �•7 .',J '•. t".: fi{ 11W, F�•' fir if ',rF '�. it �J.r i,�, '. 1f \'4 r. ,-;�, !i'T s: st:�!',''i .,. _,.-- tt. ,,tts k. t 4 •�" '7'/' !'i '+ :�, � w :rt i•r w'"�'r.�.�.e)' 3�! cif. r- '.t + f '` � _y i ` �;r "r°*�•'Ft •li `t '+ '�'' ,v t '�i'a� �r �' r"+'+ 1`,'t 'S1t: '..- '� t.j, 1I �j .e' ..a • ,,}�y+ '• J ,fir Lf','L+, f;� 'p �e"SLi'"?`+ .ns +el,, r ,•,+a,. +► ''a 7a ,.'t+.'.; .2� 1 1. ,.,'' .:moi rYn'. ' + - y}' .r�' .�. r '`b,yi •.'•:li'�v1S'ri=r.1.0'I' !� '�S r f y`'k a �•� 1 .�� r 5�� r��s r 4�:1 1.4, -: <a. �Pi•t'', '1c tii ,,`.>3z1 { ,+t" ii '. '� f'„ .\�:. '. r.,, �'.i t. �, `C:. v ✓'"4--„v!'A�1� + *� 1 � t r d r ,t .t. h r x.-;;, t +-r a y�� S.'� 4 ;1; .�;, s a:: Y tl "+ 'x� f, i ie 1 d( !f. , f f' !t 1 1rti' { .+v 'f +'�.''•{, '-�- _1. •> .,[. C_ (..' .tl}' !J; .,.} �} �[r (u��/// _ �j�Y•yL+�;! ..r } „ - + r m 1. 3.. r''...t^+ r ! ,1 J'.t\ �.. •p �,.♦ �`,4� .r... �, y'' •f, �% ..0 3..r. ..1•,��. A ,r:7` R, 1 '} -ir i:'' rr• _'3 +�^i!.i,.•i �v• .+•r?t„r rl� '” 4'5 „V iS;/,r •fi iy .�- I y� tr ,.d iti ' a 1Y 1,S• :M+1 j 1 •e.. ,•+.. moi^, `' " .i.. J S, ttt'.Y a�! Fi Z.• p'`rt .�G'!'a�y. .5.:`,.! t^^..�'� "yiv.- a !' r.,,.iti a.' 'f .'vo..�('- M ,/ ZS.('ri7',,-" i•'s'� ,,1 .;.,+.' l I �� - 1 : / 4 '� ♦ r' l� �r I }.� .i._ t'-� -. lf•`1 }.•... "r'•. �,, • tlf 4 �} .T 9 r''# :'1" . T t• 1. . �I•-.l'!'V 7.� }� r�fi. S"j ," A�,� *, 11 ",. µ,! ,r,A+x .r ., �, / L ,Z4 i ,4,t b••."`.I -i .�. .i r, �6'� ,a !1,.'t! 1 ,t ±► 3ire t i ;fit r, ��l Z`+=i x_ �r +`, !9. ,r. r �';' "', 1T>tlr i, G fq'. s Yah, 1,PN�:,u:..�.� p r..� �� y,1 f .y ;i: 4• Vii.� tp ;j••4.. ' :L i'7tv?A+_'Ci'+>t.-,$,wN"i'-__,,.t. "a `Y, .r r r; ,�:t � [- w•7:y�' st'. '! Ig -` L�-7�'}�`. ,✓ , Z .iyt a r, t+s 7, 'lilt �Sf -r (J, :7 s_ "� ri .F. .t ':_v'�'z-.k'lr+t� �,;, !e .�. ?VS !"i -r .y .�S .t �+5 +�.jt , ..5 '1 .7C :�q �;a, ^r•,e �•P`i k:+.+ T r.l t _ C, `Y .a. ` .', ` ..,'• '.�,•• '!'`b,.� •' ',' Hi ,':: !" / ;" t t2r:'.. re ..i' .,., t I.• MINA .t s - \ .t: •--• f r^ 1. J" ,.I a A r i .+w t, r� L i )( }� }T, ? 4' +� Z i K, t �a ti ('. �. .1 } 't .✓�'• �•7( �• i M Y'. 5 '�i, R A k 'll4 `t t �x - !. .! t ' p• P' ajt. 1 t ir•1:Yf. a ," �.f ,.,y p�«j C�j/a t 1 l+� t a l- l �, ,ate �. '1. i i •�` •. r.�,, h•'�+�.I+ r447 ,;,:., #' 'r, 'l.L' ?f�,'i 4D� Y^ t.,# f'?,' .<•. { -, j;, i� 7y,..•.f-• ��� ..t �!t., !'t. k� " .%..- }. :4r��y��� 'i y + 1.t.ts i�r -•7,. fk, s,: ,ix' .d {i4, rt., s}.-., 'i tr. ,» ( 1 -{ ..{ �„' .Y Y:. :,'a + .'i �t `tr,\ :,• t t `►. +. "'a +. '� ,1 9': "%•.. 1 1 '..it�a Y'�+.�. i j .f -?+,+r •t k++.y-y�t S• ;:a ~'4', i ?{. t t•., •1t �,., x ..� ,). s'} I ' n •.'� )rv.:F :�`�, ` ! X.a� i. ..� . ; 1. + 4 .+r. y-„ -,r'' 7.4.-`♦ > „j j, i. r•, s f t n f n+.. }1'' _ r?':. i � :S4 ,. :i__.,.!_ "�-; - tr � f 0 . i� i'c i.. ,+' ; iv.. �::'� � ! . � ..': t � ? - :'�= {� + }• 1, `` .,'\' t. ... .e6''7�}2i\. !,k 1f` �' r `.e' <.t x: }. •1 - F, � {. ' �".;�;'/ ,•� . �S_+. •< -, ! +• _�. ,4, ,rl •1r•, ,• w• ;i. 7 - -+• "i+' i �'"}e} .r C.Ctrlr ,.1{ 'd°v`.,, �,...,:T"�..f '::h"+4 a•,*. F -t'. -�`• J •.S. •': F, N\ ♦ s •L1 R:' tr t 1L'. r'',. r is S^ 1 - .ttr '+ j', :x•. ,"+ t: ,a !' J. - t v' .i� -.Sl, H. a:ct' hS_�.r., b..#� t +. 'L:: v+f f r, r t' ''f _..:il..��. �.= i f i [ , s; % a t ,s t Ju• +y� ,E3 J. C, C •. :..t.' i r ' atr Cc 3 ,9 �t .-i e. l . X ., .-"f 1 . IV ' ry _ . 7 ` ;yl • 't T• V;: ,�:., • ir' i 4 - �1 iV . `.lye, ,•%r..�) 1`•, y ...M - . ,+, r ' - +,. p. - 9+ 4 .,i... { . riur. f.: , +"-' 1! :t:l E ir'.1 . It' I ''•� 7 .I _ L '.. ,,. '1 >..`- .Ir+. .5( 1.� 1, •;'- rti t. +f'. �' }} •/�� ''', 1 "•'i1 7i Y. •--• t 1, �\ i J •I f'S'. .. 1 it \ 1, �' 1 t ,.u� m:x i't .r1 r - .ti, n. F:1. 1 ,mss i. ,1. �% '♦ , \.. +j,' \,. } u,,., .2 t'- i:• .. ,,�1 'L +�5 .,.+- - i. S . •t f 1 � r L 1 • S {r. _ a I - f" x: t ++•._C,. - - 4 , . 7 r •i. S : - zT.t• rw':" t :i. , t t%. ,: y. ,� . .,. ri t t i.. ,;:1 `~l` �' i - t, �.,, 1, .y: t. �R I.: +. <t a 4., h t t " x4 \\'li Y', •Y .r .r �♦ r '•ro. tf- { :e- t.. _,.i I.k •r .� .1 ,r„•". j• L :� t �ij \. \, - `' -. { / Y:'".N t. it -(w a,^ 1'. -:t. ,j, •.' i -i' +i• I,• it -r 'f {. •fes 4 .t )'7 1 a '; _, !r -_ , . P �' ;Vit.. i i t.' ry , i' < r �• __. !� . 4 �.. j t . (-,I y Y . ` a , i , - .` f ;. t. ' 11, , l r y, e' - ! . _ y' - .. 1 i , .i^..rr ry , 4 j. f `y ) t t 7. .i 1 , - Ti t' Yt. 4 _1. ,-r' -a rs` - -t.. ..i• .�;. tis• ;t a,% G ., ;'• iS .. •moi-- �. 1 .l? M ',ti .. i \ I :1 ) .L - ti„_ - Y' J - yi ..yj a,\ ' ,•.I ..1� + --� , :i _ :'•aF'% `•�, ♦ •.i r ' 1. 1 ., ; a A _ � ,,. : ` r,i a t i' 'r% JJ 1 -`lx i'I S f. ' - 1' ,r -1, 1 "Li- ^ 'i: �i •, 'i ., �' ,'i' - r . _ • 3. i r -=rte r , +. f 1% fr» ` ., ., _ 'N 1 xqi _ , j- «c �. , _ - , 1. t: r.•, t�' llr•�i" s' ►•: }' J.alr + i. 1 . 3' .r , i } ;.: 4 . ,1 - , r • t , f _ _ _ - _ � . : �M a : � .e l it i,: 4� .tt ��' V ; � :.+� r tt Ic-,K,:..- .,•,, -,- . - �. i'' i \ . "zx) i - .5t„'i' '..,1...; • ,y ;,r „"`r� .,4 n:]: -fir\. 'ti t : tJ. 'i,Y' . - ,y '1- -.J., ' - r. " _ .tI� �iRh't J" yr."�r '; +; ;.' ,_.ry:..'w`t•'pt. is , ? : •°w� nr t 1 , •_: . .% - 1r �C' -Wrf '�'�-aj _J t•i G':3i} "?�',i'?'i,[ •s�.y. '$� i��.�,t x.. _:,i yy-i'M., x177•. ••,• 't' r C '.. 'L fy 24 f r J r, a , y 5`��1 - 4-' I. �y1T' t . I s a j� .., ! .. 'Vrz+'. L..!:t�_ #o y � L i a - :1 _ . Shc+, '� (a � + -.'t z:�r... L! G'>• ,., j_' - .�'C,, ert•�r .., -!` 'K"�r"- Y" •e^'7'1• ::`'�".•d>:'a'- �; '�"..x•±,.- -.�' - •a -,,.i_ a :a7r'• Y'• t•..-aty,.� Q "''1!., rte',.: t, { 7 i`. - , . �::. �,,. :�; r Ii,' .?. :`t,, 1. r.-o•,�,. r.. ..,�•-x y` ..",,..,,tt'��'ir + ,(j' A. •f �/•.x� �•- i,+ Pfd`.• 1' , .-Yx.. •"'•- _ ,.'q.ia ,i ti"": i'r• Sr:Y' r./ -l'e'_ dw�M,i,' �"a ., x, "' •,,.. •^.� .:A �, Y a. t,., •,:: _.•-1„ '1 7�,5 • P. 1 ..ti x'•.w'^• - ,.•r'.: `Y. � I S. .-� ✓ # y 7'i' `eft,' v '"r".'.`„ t,." 7 g�LI t �T T. �+y'.x.1_ .ib. +. .`>. -wl:` ',r - 'h. -i. ,�•, rY ^'t.e -\•T •"'7 sT' f r S^�'G+'••,1• �]r.. i' i... _♦:t•1. ..: -���.n' ... " - �i•.ait' \' * a. •. 7` ,.,., -t 1'x r , `:-4 ai='♦': dr .r, at+a•!y' `'1`i +, +."♦ <`�: s q,'j1.::�,y., , 1_,rJ.a�., a; L.Y.X +,f ,r .�. -sF ,,.l. a1 .rA ,7c ,,r, .a xg.'San 'S. ,� 1 . I.1ti �i. { .w. " s.i+t.' C! - J ? i; i t ,S:� Y'-�. - tn'.-i. .«�`�:"-•,•3+a."".,r.�. �• " K` . Ci'.,' .y. a•••i•'-r. •��'' ..5 -sa tw.T1" "} •.i%..-i'+z '.-- -1 r' # .•, %.,;, I. - `>1. w -i•,• -1%"•t. 'k -; `4',,nf, .T C '."�-"+' �t• Wit. •i. a ,�`•�. �•:'� ..•'x:: r:: •4v. w,�" 2y -.- t •-n' a F ^i,.,I .4S t - :V':.. !^.'• •1 `i T:I:i , • � • ci •,.M ..�17 r ��* .-.Yn". ��',l. ..��99 ��-.5,"•+-t••`:' ,s.L�`'•%3., �.-tt ^.ri �, - .� •�. -•f s,r,,,7. 1 4- v..rr-r-• ",..C, .t. _ 3':�',.;tt 1,,„ .t. NY'e' �,� t- -••y' K. ,•'!f. .fit •l6.-)::rD `+4K'' -'„e `:>'" '.1•►x� _n. +a`: J �'Js'^'1','_-�.• ,.r.,,r...!,ts' f� �.,7� ,,�,�';�' r!. \I,., kS�l. _tt =.a•?r+rK":+' LS+Io.t +•¢ _� - •',z;'Y: S:' r ,vx,t+v:. 'C '^-^'k"} �;t a.N,•.. ,ir G:• ti. :4.,rr ..., ,w-1. .•^'^y��'x, q:i-•�•.,�.. n."'T'� �c'• f: "�.�,,.,, -,•. i:. : rr' ^4.. T._ ..t., +a "^„+\"r`"�i•:, S+o '`.x.S ,, "tit, W- + '1 , ..-,.�• . r' '-r"i �w !:, ' _,'i,Yt at >R.4 +.. `7`."-""`t.=. : t'tt+kw . -s "e"' t4+.r...,., is 'f_,: • ♦� �•'f,�-.Lk'a. �. .;,' K -r 'L' I.+=_-^'�""i Rzl.-�, ^_`'� r•1' ,,i. "); rs:vi., „t, x "'.A.y- ` it. i.:.�f+i :t,... :s..., y.".,::ti a;1 '.. -,a#•� t... t.,,r. ��. +_'�s' ,. t ,,.1..-.. - ' uti+ r. °�.:F.. %y� !` 31x+i -, s•�� i •., '+ y .f. s�4 r f rA t �w }�...�.y,� �1_ " ' w. �`'., -_i..:• -.:. ., r"7'i. 't:"1'.'" '.`-;Z••>1'i♦-[+.'t �7 f*. v....+. _' "n.� ti: 1' -'}Y ,'.4-`r z.. ��-. `••-i.; Y,;y �.. r_S"'Y,"i'S!\� �•.. IY :s Ip 7''c• .;i. 4 :tw• r V- "%.•,;ys: ..}�,.�".1 ,,�l.�yq„'...-^ �; c� :,'•,t+',; r3.K �.Z'..%r. ;.- •'1 -v.'L •-?; , "f ,, ' ��•kxL. 'J ►t• '�X' . '.L�^S• - •�' �,.I "'r, .t:,,.,..�. •-ds?'F°♦ .g M, !'h-r'A .36 (•r ., -'t .;•'.°'`t,..: a`.Y .._ s,,. .{♦„'"•--,y ,(„+ �;7,�,. _.�+��• _� '+i^.:., 9' yd'��:,. -S-Qf. L,�T;'-„..'y., .r.,T.lT•'! r.' •"� .ui 7 i. 't•+W= 'r S,K-t -x S 1„ :,,��1'i. r., T.,!”: , p ai '� v+•. ^1• - '✓::. -� ..a`+tlr.-", � T,*.,l �'wii. syy - ♦, +'�'I+ja,',,,t.,' yy �'�y►s�-.�t'1.i t,•5�' •♦.'r; ;:.:..-...•.. '�2 "ter; ""'�'r• �'.. J. , -y. ..t ..a ' ♦ ,�•� s,.,. �r,..,-n.idS,;-'tq•9�•'•r y,;.., .ys1l+„?;. i"'_ �>;.. .til�(!n,.:K`<i-•�..- r- l .moi i�,, ...�, L•�(' �►,?.1xde",4 -:;,� ti.•�,_^�' �!`,�i' .,,. t, tiK� r. + _�ti :.'+, _;its•.-".,-s'4v("��j-=$`^'•�'.T'f.�•-'.a1rA'v •".� '`',✓'t'� '�' 4a. . . E� s �Wj ''� "max •a F s.,:. {..tit _ f .t ^� y. r� r +� �i I, a.• "� ..•.qa.\' r„�s 1 .�'�. � .. C. t, - "`a . ; f ` 'C"` 7 b.. .v F`v', r....!a6,.i+,,� ,1s',!""`a ' 'Tri.3`,�} :r, •.- ' moi _ , • ,. s "r .r +} -'J Y:.1 .-.0,.+.�- �y �-..a.Si. . .;a'• .�.,,se� : „r, ,4 • v, `;��;•,_ , `„',,,5 1 . "�„ - 1 �,YJ„ta„$ • .. j'�t,:' •: F. �.6 c'+P'�t .�., �I• r•+.it. ya/,+ •'•:'i 1Z�y. -+� tie-l.!tr" r- - . ..,` `C: l+•1..,.�r:.J,. "`••.....ah -•:F, t'r,.- f... J�. 1 ti'A. 1j'•'.. ,,'i'r ,4-+' �. i+ .._ >r}•'-'�*.•+ +C: .yam .y� ,,�e�••t� .,?.•;i,at(,,,.+Y .7e:r".-'t :'..�'� r, ''v ,a y-,�•T•'.�,�..���;.��."� �♦ �..{ ",',,.x;,. A-'y''r:._�-''''"'> - -' y,'`T=�A :_4?" - '- 7 ` � .r -',r `v �• - .bJ ,.�'`+' _i .`x` tom- -'.'i N'. i1''iF • 9n`+ ,y.>.': :Z+) �.:. s•1 ' •r+.� y"4w ....'e+. -=G:. i.- '� •'i' ,-.ice' #`,'.' . _ �.. - - L ♦t:..m,", . �. e' n ' .i. v ,f . � t., I A, a '' - t, t ,r , ��� , IJi{c. _ s+h :. -a . y .. ,. ,_- s , .�.- ' ..+ ee • .` % �r "� ,R - ,p�••3-Mar L ,.•.' " � ': t• ,.tee. 4. a (4;', n ' I \,: S pag.' ./i, '.-a '+yr-A'y�,r,••S#Ti ;= ?: L�r•`:1r*' 'if" ��• ,,,� -i+'>'"1'si •„� 1�+� {•/'�. _ 4 -i1+ _ .-•;1''i' i„^' `s ::. - +. ",cC.'r K°.'F.`-,•' ♦':+`,.. .:"fr �... ;. �.r _ ••.r .0 . a _`�7� �.-C fir- ice.•. �� ►Ze��T` �".ta4a 4ttih : "[ v✓ ". ? ? 1 1' ..I•r- ': ;uY 3;,�t`'-t+.r,.al�„t. "?'per` -_fi• •.. �ryC ,..f -„.''::y. 1., .�'••!.. `,tom'!- 4,' ..y...., r., •�'c ., :,. .' .. �.`__ ,t..,•v.• �T;; t . y. ",;:eiit• .C.:tl.-n,.' .;7 r_ ,+,i2,-.' ..r_ �,�r ,'r t •s. 1. - "tF•�•'. ,-_ _ ��.9.�.-.. ten,.'. ev'.:4.: , ..'i u 1a. e. s `-•"�"1C`i! 1- :.^r*- -. t . . m at : .1 iii \If*i' - _ �:]*�'fei•-r-.� . e..' .. .. r.,.r- reJ7sa _ .._ Ji �,r. <..v�.Kl d.•.._.. - - - �w,a:•i�r� -`:_ _ �••w^^. ,..:a_ , ,.,i w:._ _c ' �•!: �n ,. :R,. �. ` ` . f . A _ _ .FKi, !'"il'�I,l '^,'�$�.T}--• - - ..-,,.: ti y'ti •+�4•: j y�i : ='rM-?,'_�•.I.li, zi ' ` ` ✓sem= % �w� X ;j am .+ / i � A• `i ; k+f �r a-5.�yyt r y'.3.1 A �]�1,^h� '++ i1 Ss r C. ♦ qtr, ` � r> L y.�” sf � •.Ya :-ri 1' f 1'TS�,yy � _`,•r,•i`T.e. {.,a M+. ++ .}. bi*.,�,i_i_-7'.'.o,r� �:%`�' r-l>v�. ft. "�ij�..- _ ',', "• c�.` .^Ft _ _ •„1 tt .�.- ti ,,,\c�.tx••,�7.b. %�'.. .""�,•7r`'•w.F.r,',r-rit ,y'+y��►ti �l�J,{'!r•".'•y,l,. `. v'w-t'¢^. „4.'�:. �•�,• f �''L:�'vr�`f,�y ,� `1{•'v'i. .•o•"+: fi 1 • 7J.l+•i♦ if r „ t .. v,"r to ".ia+?v �•o ``^" 'oW.,N,.i1p'.r,,' 't..:t ,,,,�,% - '.G-Irc t,y' i'r. ��5:. .'�c-:� t,: —, L_. 3i ' c,. .y, . ` S � ,\ ♦ \ ,\;S f � ` a ,r { a K:.�/"`R• � �� . f aor.„,� 4 y. + w,� R'` � ,iaj , "..1'1'' . t ! d �' `n "AA ,'. ; '\�/. ` }''? , . +kwi'I Cd+' 'yt t.`'.`f 1 : `. � t.. .. a:� "'T+”' i P',".-' `?d y'. 5�; Y-11 a rr+ t ! ,, ►: r ++.. as!, $"aX a, <`4•..i. c •. ! „R . » � .r. � . .tilt •: }r 7 y (r'RY'1 „+ ,y r•y; . /•r, �'.r, ., t.. Xy. yTZ? t -.°, ,%, m -_ ,-��. _ j. ''_ ;i� t. h { 1. ,1• • .yy� .i•,•.,•' r ,r 1e'- +lA I:.l� A7' +F.e�'!.1.•}�1J�.^-^Y7„�i,..�,.�.'..i ,'S•!41:,'.�.�k$.,1�.+df `.• L „+ - yrs ti m: it 1, .f.'?•,`'• ;''� + {` `v5�:-r:*7S `•- 't`�..'\a".x'��..tt•r �•tt a . ?""-. .:'..* K'�Y,, v*. :n+e^ „ - yM•�y^,'�'t ;�.�'=-> - fi1j%"•,:..1��� , 1_ ,�,y '�` ",., `+RR��•�,^e -r{ ••♦..'k� ? ''1 .>.r i.l'�r°':f.♦ftp. '11_.: r :. mow• .;y �.kJ'"-".�ril �.. r1 (rit3r�, :.•q!:.��:.�':�:�Ps!'ral� 'j• ,�`••.l �`c •`11 ::•aT� �t w+ '-• - f 1 +'!?f;�r�,,".�, 't�`, . •,•# 'i�c',. }aif.Sf�� '';,i', t - 4.:u�r. r .�' i' ;` -•.,, Ks•�-� • ' ��' •r _,!!• .,.. r p!d �,�, }• , ,L` 4 ". "* wr ­gsiF. - • _- > . } , J �., i L' i-.: `,"...+ , : �� / �=' e• 1 ♦' L 4?' ^ ''"• -v �t'K �4 >'► � :.• _ E' 1 -• r K� ..s. ''.' • ; r:. ;Y l� t Y ?:;' : iSx W, y�'ttJ`' _i . : •,.,e H ,.'r . � _ Wit_ r. -- r,�•' J i y j .,) i >, -T. 4,,- , 41! '-,.'`�},- ; : ' - ," a F+ r -'sr•'-. A. I S, �a ., -•c.r _ i. ' .\ -4..,T . • C-. -' t , - . . �,. Pt " - y+ . ' .r `ii..'fr `�: r M't t �R t �.J4t 4 ;t • 'W; .I . , +r `�¢b's. _ �.i r_ " 'c'1:' �_ _ ,.* 'L,- -"G' ,!>r t f t' t > �y z i`, 'a. *A sa f ;: o' nt 'Y? � 7 4 „ y �s ` r'_ .. 1. .',,.. �_ilt ;�'- j L: '•?�'� _�,•: T ,, fit,; f''9Y. �'+ ` i' '. •�.�t-'�,4s '�, �'✓.`,'Vri :: ?•. ♦. �, 'w�•?,. 'tI k'&:, •: i�. -i._R1:;:4_ 1w.,"�`,'� ',L q-•',.;.,.e'.�_ ,,,.._ :y • ,� i-' 'µ''l.r '�.� j,. t.x -�qs ti ,!!"'`;;' !'i .��• ".ke+}.,; 1-.•, •!' •! -� '•'•sly.: Y' 'A,...t., ••�'c3: ':'•` -,' ;. ;,_- a,y. P."„'..""iiz•"°t�E'"`,.Sl'+�A 'n' '' y. .y.a 11�1 1 t,. : " . tyd ;4 x ' q#+ Y,J,;,I�.•wo . ta. :.»+s }}hti.'.r:• jf ;' y •.�` ` {r i t . C� <�. . �(5 . . 5. Ia. 3 e,. ..- is :a ., „a' :!b�,',�'\ ,.t, �. 1.•' :F7L 1 t.t:. , '.•.nt.7 ,4 .,'J,• P a.2 ,:i . ,.. �' .Yrgg.�.�, b 't 'x.y 'a .•d':.. �.w a'•r;s.e,.ir •'� j"_rr3w•-� .'\ t^ �F,. ..rr, '.t �;:. .-. ti,. •';` •"�'+.r• r't_e'`W �f:.,`. ...n...:r44 ry::-- -y ..�YJ',4 '•ri.•_.�?.:!v.' .•�':-i +q��i.,�i: 'r:.� ,t r �' "r!_ ' t•-.:� 7'' ` _,''-�3', ,._$i. .,t •''v. y-r':y.� ,� +. "s.. .;,'>^ - ••.5,,, ^-s.+ - .1'r• ).: i`. '1• a�:,' b4- • ., \,,. `, a...t: f rl tL'+' kYi �. \..\ .. .1:��.1''` .x1;- L.i . a•bVN a'a� s `< r ¢� A' 4�`t +' 'Y.�y y� S"7',+`* E . i4 ? }. ✓%t 'r. "f '?t+ y.dv ° .?._'>+. , ,,lr sly'.4�'%r ill', I ;S 4 %, .4 I `1y .Fc _ i g b y :!. > o a{ A a. 1 + , a Y. S a 5 Ar? .y"!.►L -fi, .,! r'f.,,.J,i:. `+t •'i +'\4 r .,r. „?:..L ,1R; .y, , },,.•t __ �!'`"-2. .+", 'p� t,. -.e�•. +C:,. r'.` - -y.>.";" zft . s'.i', : ' „�..:tL1 -w S .` .t �... ..e-. '1 "•'!*� .§ 7` li`_::' 12,. j tl .�. •Iijsl.+. aY.;tyz`ar., "`^' ry'• •r.; .;ai'_'�, ,;,,j . ' _ i • . ;?, '' p . • ; v t+. 1 } x rt''i`;t`... _ f' - .. �; - :A,. • t �, '. • t: `v- . ..t, .f,.�''� 'S' ff,�C-. , t:..y' •'". ',,k,. -:_;"e +� K ti (:., .. '''' w.q y rt. L.. ..�.. r S "'t vj: :•`•:'"�'., '1YSf,. .§. '.`ro+ }y ::, - •',f {. ryrr.rt'' 'Jrt� ! y.< '., ( r� t 1' i 1; ', *+i:t y.. tea. .a.rY; ra.� `�' ii. P ,tom ,P,. vv��••t" .'y d-e,,n... jr s'c,I F > . .Q x._ .`c T t:,� j `.'t° may,, �*ya t •., r. i ♦W i F.; n - n t.' �: q' l . 'y`x Nt: :.,•v.. �, Y• ... '+�,• .I.,ir, - . ,r•x_. . _ ;�; 'rr' _i "A:S 1,.1'J, ) {"+•!'.,tall -( .,. .... I t_i? •s' Attachment 16 Engineering Review PROJECT: DEARBORN MEADOWS PROJECT NO: 00-02 CHECKED BY: Chris Cavett and Erin Schacht, Maplewood Engineering Department Date: May 14, 2002 DRAINAGE SUMMARY There have been some drainage concerns expressed from residents in the area about this development. We have included a drainage map of the area. The existing conditions allow 9.5 i acres of runoff to flow to the west. The proposed development will intercept and redirect 5.7 acres of that runoff into the proposed storm sewer and pond. The applicant is proposing to enhance and enlarge the existing wetland to provide storm water treatment and detention. The watershed district as approved this proposal. The owner of the property at 1937 Cope Avenue has expressed concerns about this development. The development as now proposed would have virtually no impact on .the property at 1937 Cope Avenue. .There currently is 1.1 acres of area that drain to a low point at 1937 Cope Avenue. The proposed development will not contribute any additional runoff to that property. However, there are several design elements that the developer can include to reduce what impact there is. These include: - Part of the 1.1 acres that does drain to 1937 Cope Avenue is included in the proposed development and is shaded on the drainage map. It is recommended that the applicant construct drainage. swales and a rain garden with storm sewer near the southwest corner of the development to capture that runoff that would normally flow south. • The city engineer proposes to have an independent engineering consultant evaluate the conditions that are of concern to the residents in that area. There is nothing as part of this proposal that should be considered to contribute to the problems experienced in this area. In fact, for most properties directly west of the site, there should be an improvement to the existing condition. This is because this development will intercept and control 5.7 acres of tributary drainage area. An independent review should identify any isolated drainage issues and should identify ways to mitigate any such problems. PRELIMINARY UTILITY PLAN REVIEW 1) Reversethe location of the sanitary sewer main and the storm sewer to provide easier access for future connection to sanitary sewer. 2) Provide plans and profiles for all utilities. 3) Add a manhole structure with open grate near flared end section to provide a redundant outlet and emergency outlet for high water in pond. 4) Realign the storm sewer under the street past Unit 9. 5) Stub -the storm sewer to the east property line for future connection. 6) Verify sanitary sewer depth for future connection. 33 i GRADING AND DRAINAGE PLAN .1) Add swales on the west and east sides of the site and add a rainwater garden at the southwest corner of the site. These are, to capture any runoff that would flow off the property to the southwest. Provide an overflow pipe from the rainwater garden to the proposed storm sewer. .2) -Provide a detail of the garden basin, including a detailed landscaping plan. Rock Infiltration Sumps can be installed below the bottom of the basin to facilitate infiltration. Provide a detail in the plan. Rock infiltration sumps should 1 %2" clean clear rock wrapped in type 5 geotextile filter fabric, (felt). The plans shall show the top of the rock infiltration sump being placed about 12 inches below the finished bottom of the basin. Provide details and a description on the plan of how the contractor will prepare the basin. 3) A landscape plan for the rainwater garden is required as part of final plan approval. More information on bioretention basins/rainwater gardens can be found on the Metropolitan Council web site and viewed in their BMP Manual at: hftp://www.metrocouncil.o[g/environmentMatershed/bmp/manual.htm MISC: 1 All mainline storm, sanitary and water systems on this development will be required to be public utilities, as these utilities are planned to provide to service to other properties. 2) Final plans shall meet the requirements of the Maplewood Engineering Standards. 3) The city engineer will require plans and profiles for all utilities. 4) The developer must sign a developer's agreement before the city will approve a final plat. 5) The applicant shall provide easements for all public utilities as well as a drainage and utility easement over the ponding area. 34 This letter is in response to your request for a review on the Dearborn Meadows Project. The Watershed District has issued an amended permit for this project and have no comments or concerns. The amended permit gives permission to excavate the wetland on site to create a larger detention pond. Please call me if you have any questions. Sincerely, Karl Hammers District Technician 35 Attachment 18 LAND USE PLAN CHANGE RESOLUTION WHEREAS, Mike Ackerman and Maplewood city staff proposed a change to the city's land use plan from M-1 (light manufacturing) to R-2 (single and double dwellings). WHEREAS, this change applies to: 1. Lots 16 and 17, Block 6, Lots 27, 281 29 and the east half of Lot 26, Block 7, Lots 1, 2, and 3, Block 10, Lots 14 and 15 Block 11, all in Dearborn Park, together with adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to be known as Lots 1-10 of the proposed Dearborn Meadow) 2. Lots 18 through 22, Block 6, Lots 9 through 13, Block 11, all in Dearborn Park, together with adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County, MN. 3. Lot 4 and the east half of Lot 5, Block 7, all in Dearborn Park, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. WHEREAS, the history of this change is as follows: 1. On May 20, 2002, the planning commission held a public hearing. The city staff published a hearing notice in the Maplewood Review and sent notices to the surrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission recommended that the city council approve the plan amendment. 2. On June 10,' 2002', the city council discussed the proposed land use plan change. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described change for the following reasons: 1.. It'would be consistent with the goals and objectives of the comprehensive plan. 2. This area would eliminate the planned commercial area that would have been between two residential areas. 3. This site is proper for and consistent with the city's policies for medium -density residential use. This includes: a. Creating a transitional land use between the existing low-density residential and commercial _ land uses. I b. It is on a collector street and is near an arterial street. c. Minimizing any adverse effects on surrounding properties because there would be no traffic_ from this development on existing residential streets 4. It would be consistent with the proposed zoning and land uses. The Maplewood_City Council adopted this resolution on , 2002. 36 Attachment 19 RESOLUTION: ZONING MAP CHANGE WHEREAS, Mike Ackerman proposed a change to the zoning map from M-1 (light manufacturing) to R-2 (single and double dwellings). WHEREAS, Maplewood city staff proposed a change to the zoning map from M-1 (light manufacturing) to R-2 (single and double dwellings) for two undeveloped parcels adjacent to the proposed development. WHEREAS, these changes apply to the undeveloped property on the south side of Castle Avenue, north of Cope Avenue. WHEREAS, the legal description of these properties are: 1. Lots 16 and 17, Block 6, Lots 27, 281 29 and the east half of Lot 26, Block 7, Lots 1, 2, and 3, Block 10, Lots 14 and 15, Block 11, all in Dearborn Park, together with adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to be known as. Dearborn Meadow) 2. Lots 18 through 22, Block 6, Lots 9 through 13, Block 11, all in Dearborn Park, together with adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County. 3. Lot 4 and the east half of Lot 5, Block 7, all in Dearborn Park, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. WHEREAS, the history of this change is as' follows: 1. On May 20, 2002, the planning commission recommended that the city council approve this change. 2. On June 10, 2002, the city council held a public hearing. The city staff published a notice in the Maplewood Review and sent notices to the surrounding property owners. The council gave everyone at the hearing an opportunity to speak and present written statements.. The council also considered reports and recommendations from the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described change in the zoning map for the following reasons: 1. The proposed change is consistent with the spirit, purpose and intent of the zoning code. 2. The proposed change will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood, and that the use of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. 3. The proposed change will serye the best interests an conveniences of the community, whereere applicable, and the public welfare. 4. The proposed. change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. 37 38 WHEREAS, Mr. Mike Ackerman, representing Ackerman Construction Company, applied for a conditional use permit (CUP) for the Dearborn Meadow residential planned unit development (PUD). WHEREAS, this permit applies to the Dearborn Meadow development plan the city received on April 24, 2002. The legal description is: Lots 16 and 17, Block 6, Lots 27, 287' 29 and the east half of Lot 26, Block 7, Lots 1, 2, and 3, Block 10, Lots 14 and 15, Block 11, all in Dearborn Park, together with adjacent alleys and streets, in Section 11, Township 29, Range 22, Ramsey County, Minnesota. (The property to be known as Lots 1-9 of the proposed Dearborn Meadow) WHEREAS, the history of this conditional use permit is as follows: 1 On May 20, 2002, the planning commission recommended that the city council approve this permit. 2. On June 10, 2002, the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding. property owners. The council gave everyone at the hearing a chance to speak and present. written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 4. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 39 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the plans approved by the city: The city council may approve major changes to the plans. The Director of Community Development may approve minor changes to the plans. Such changes shall include: a. Revising the grading and site plans to show: (1) The developer minimizing the loss or removal of natural vegetation. (2) All driveways at least 20 feet wide. If the developer wants to have parking on one side of the main drive (Castle Place), then it must be at least 28 feet -wide. (3) All parking stalls with a width of at least 9.5 feet and a length of at least 18 feet. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. Have the city engineer approve final construction and engineering plans. These plans shall .meet all the conditions and changes noted in the engineer's memo dated May 14, 2002. 4. The approved setbacks for the principal structures in the Dearborn Meadow PUD shall be: a. Front -yard setback (from a public street or a private driveway): minimum - 30 feet, maximum — 35 feet b. Front -yard setback (public side street): minimum - 30 feet, maximum — 35 feet c. Rear -yard setback: 30 feet from any adjacent residential property line d. Side -yard setback (town houses): minimum - 20 feet from a property line and 20 feet. minimum between buildings. 5. The developer or builder will pay the city Park Access Charges (PAC fees) for each housing unit at the time of the building permit for each housing unit. 6. The city council shall review this permit in one year. The Maplewood City Council approved this resolution on 2002. DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MONDAY,. MAY 20, 2002 a. Dearborn Meadow (Castle Avenue) Mr.. Roberts said Mr. Mike Ackerman isro osin to develop nine townhouses (in four twin p p g p homes and one sin le unit in a develo ment called Dearborn Meadow. It would be on a 2.11- g ) acre site on the south side of Castle Avenue, north of Cope Avenue. A homeowners' association would own and maintain the common areas. Each building would have horizontal -lap vinyl siding, aluminum soffits and fascia and brick veneer on the fronts. In addition, each unit would have a two-carra a e . g g To build this1ro'ect, Mr. Ackerman is requesting that the city approve: p 1. Achange tothe comprehensive plan. This would be from M-1 (Light Manufacturing) to R-2 (single and double dwellings) for the site. 2. A change to the zoning map. This would be from M-1 (Light Manufacturing) to R-2 (single and double dwellings) for the site. 3. A conditional use permit(CUP)fora lanned unit develo ment (PUD). This PUD will allow p p p the townhouses to be on smaller lots than code usually allows (in area and in width) and to have them on a private driveway. 4. Arelimina plat for nine lots for the nine housing units. p rY 5. The design plans for the site, landscaping and buildings. Cit staff also is proposing to change the zoning and land use plan designation's for two areas Y p p g g g next to the proposed development. These changes would be from M-1 (Light Manufacturing) to R-2(single and double 'dwellings). Mr. Roberts said on April 17 2000 the planning commission considered Mr. Ackerman's requests p p g for a 10 -unit townhouse development. The commission tabled action on the proposed plans to allow the developer's engineer to review the drainage patterns in the area. This was to insure that the proposed development would not increase storm water runoff onto adjacent propert p p pies. 15 2000 the planning commission recommended approval of the land use plan and On May p g pp zoning map changes and the lot -area and lot -width, variances for the 10 -unit proposal. For the preliminary plat, the commission split their vote four to four. On May 23 2000 the community design review board recommended that the city council deny O y Y g the 10 -unit proposal. The board felt that the site was too dense based on the configuration of the . building sThe felt that 15 feet between structures was too little and that the southerly buildings Y should be reoriented to face north with their backyards butting up to the backyards to the south. After much discussion and the recommendation from these meetings, Mr. Ackerman withdrew his development requests before staff sent the 10 -unit proposal to the city council. Staff does not find a problem with this proposal in terms of compatibility and land use. The p p p proposed townhouses would be near Highway 36 and next to single dwellings. In addition, developers will often build town homes next to single dwellings. A recent example is with the New Century Addition in south Maplewood.. The developer, Robert Engstrom, is presently developing this neighborhood with a mix of single dwellings and town homes. There are many p g other examples in Maplewood, such as Afton Ridge, Southwinds, Bennington Woods and the Carriage Homes of Maple Hills where this is the case. Several neighbors expressed concern over the potential for increased runoff and flooding due to g p . this development. The neighbors also have told staff that there has been an ongoing drainage problem for the area between Cope and Castle Avenues for several years. Specifically, there are properties that have low areas that tend to collect storm water, and this water does not drain off quickly. uickl The.cit should require that the grading/drainage plan would not increase the storm Y water flow onto any neighbor's land. Since the planning commission last reviewed this proposal in 2000, the developer has revised the p g p p grading plan. Ian. He is now proposing to expand the wetland to form a larger area for the collection of storm water. As proposed, the utility plan shows most of the storm water from the site, including p Y the private driveways, and the drainage from the undeveloped area east of the site, going oin into the expanded ponding area. The developer is proposing that the overflow from the pond go into new and existing storm sewer pipes that connect to the city drainage system in Cope Avenue. Based on the latest plans, the developer's engineer provided the city engineer with information and calculations about the storm water. These show that this project will actually reduce the amount of storm water running off the site. said if the cit decides that there is not enough on parking, who Commissioner Trippler s y g decides after the fact that additionalarkin is necessary, who gets stuck with the bill for that? p g Robertssaid as art of the conditional use permit, staff could make the developer pay for that. Mr. p He does not believe there will be a need for more parking. He said the condition could be taken out. Commissioner Tripp ler said he feels comfortable that increasing the size of the pond will take care of minimizing the amount of run-off from the development. * He asks if any of the water issues from the homes at 1949 or 1953 Cope Avenue are related to ground water at all? He wonders if you increase the capacity and the area of the wetland you may increase the amount of ground water flow. If it is an issue of water going into those basements that may be causing a problem that the city may not be thinking about. Mr. Ahl said when the city extends storm sewer they find almost the opposite. The storm sewer itself has a tendency to lower the groundwater slightly. They are moving water that would sit and infiltrate into theg round and that will dissipate and have more of an impact on the ground water. When there is a storm sewer they don't have any surface water that sits around. The flow of the ground water follows the lay of the land and flows downward. Chairperson Fischer asked the applicant to address the commission. Mr. Mike Ackerman of Mike Ackerman Construction at 7317 Brian Drive, Centerville, addressed the commission. He said the townhouses would be one level with an unfinished basement and have 14,050 on the main level, and with a finished basement there would be 2,000 square feet of finished space with attached two -car garages. Typically the buyers for this type of development are retired and/or single working ind.ividuals. This type of housing is in high demand. The storm g g water runoff situation should improve the current situation by developing this site. He has worked hard with the staff, engineers, and met with neighbors in regard to this proposed development. He does not feel adding these nine proposed town homes will increase the traffic in the area significantly. In speaking to Patrick Kinney, the owner of the two properties on Cope Avenue, Mr. ,Kinney would prefer the layout as it is proposed facing the sides as opposed to facing the back. If the units were turned the other way, there would be more roof area draining off the back and toward the south. Maplewood resident Mrs. Bobby Hau les at 1988 Castle Avenue addressed the commission. p Y g She and her husband are concerned about the grading on the lot. When it rains, they can look out the back and see the water going across the backyard towards the pond.. She asked if this is g g Y built would that water back up? Mr. Ahl said the cit anticipates that the drainage will improve. They are extending a pipe out to Y p g that area., Not only will the water not back up but the city thinks the water will leave quicker than currently. Mrs. p a Hau les asked if the homes are built u to higher level, are you saying you are adding g g drainage pipes like gutters to collect the water to run underground and -not on top of the land? Mr. Ahl said thepp i es are extended between the homes out toward your home from the street i they are proposing. That should more than adequately remove the water. In addition, there s a swale in between the homes. If that should become plugged, the water will overflow and go down to the pond. Mrs. Hau les asked if that is going to cover the vacant lots between 1988 and the new addition g g g that is going to be rezoned? There are about five small lots between where they live and where the proposed addition is going to be. Mr. Ahl said the pipe is extended to the Hau les' eastern property line, so it doesn't go onto those pp g properties but it should help move the drainage through the area: Commissioner Pearson moved to approve the resolution on page 35 of the staff report. This resolution changes the land use plan for the Dearborn Meadow plat and two adjacent properties on the south side of Castle Avenue, north of Cope Avenue. This change is from M-1 (light manufacturing) to R-2 (single and double dwellings). The city is making this change because: 1. It would be consistent with the goals and objectives of the comprehensive plan. 2. This area would eliminate thep lanned commercial area that would have been between two residential areas. 3. This site is proper for and consistent with the city's policies for medium -density residential use. This includes: a. Creating a transitional land use between the existing low density residential and commercial land uses. b. It is on a collector street and is near an arterial street. c. Minimizing an adverse effects on surrounding properties because there would be no Y traffic from this development on existing residential streets. 4. It would be consistent with the proposed zoning and land uses. Commissioner Pearson moved to approve the resolution on page 36 of the staff report. This resolution changes the zoning map for the Dearborn Meadow plat and two adjacent properties on the south side of Castle Avenue, north of Cope Avenue. This change is from M-1 (Light. Manufacturing) to R-2 ((single and double dwellings). The reasons for this change are those required by the city code and because the owner plans to develop this part of the property for double dwellings. Commissioner Pearson moved to approve the resolution starting on page 38 of the staff report. This resolution approves a conditional use permit for a planned unit development for the Dearborn Meadow development on the south side of Castle Avenue. The city bases this approval on the findings required by code. Approval is subject to the following conditions: pp g 1. All construction shall follow the plans approved by the city. The city council may approve major changes to the plans. The Director of Community Development may approve minor J g p Y changes to the plans. Such changes shall include: a. Revising the grading and site plans to show: (1) The pdeveloper minimizing the loss or removal of natural vegetation. 2 O All driveways at least 20 feet wide. If the developer wants to have parking on Y one side of the public street, then that street must be at least 28 feet wide. 3 All parking stalls with a width of at least. 9.5 feet and a length of at least 18 feet. 2. Thero osed construction must be substantial) started within one year of council approval p p Y or the permit shall end. The council may extend this deadline for one year. 3. Have the city g approve engineer a final construction and engineering plans. These plans shall g meet all the conditions and changes noted in the engineer's memo dated May 14, 2002. 4. Thea roved setbacks for the principal structures in the Dearborn Meadow PUD shall be: pp p p a. Front -yard setback(from a ublic street or a private driveway): minimum — 20 feet, Y p maximum — 35 feet. b. Front -yard setback(public side street): minimum - 30 feet_, maximum — none. Y c. Rear -yard setback: 50 feet from any adjacent residential property line. d. Side -yard setback(townhouses): minimum — 20 feet from a property line and 20 feet Y minimum between buildings. i 5. If the city council decides there is not enough on-site parking after the townhouses are occupied, the city may require additional parking and the developer will bear the additional expense. 6. The developer or builder will pay the city Park Access Charges (PAC fees) for each housing unit at the time of the building permit for each housing unit. 7. The city council shall review this permit in one year. Commissioner Pearson moved to approve the Dearborn Meadow preliminary plat (received by the city on April 24, 2002). The developer shall complete the following before the city council approves the final plat. 1. g an Sign agreement with the city that guarantees that the developer or contractor will: a. Com Tete . all grading for overall site drainage, complete all public improvements and p g g. meet all city requirements. b. *Place temporary orange safety fencing and signs at the grading limits. c. Pay Y the cit for the cost of traffic control, street identification and no -parking signs. d. Provide all re quired and necessary easements (including ten -foot drainage and utility easements along the front and rear lot lines of each lot and five-foot drainage and utility easements along the side lot lines of each lot). e. Cap and seal any wells on site. f. Have Xcel Ener install a streetlightg at the intersection of Castle Avenue and the Energy pro Y(Castle Place). The exact location and type of light shall beposed private drivewa subject to the city engineer's approval. . Install permanent signs around the edge of the wetland buffer easement. These signs g p g g shall mark the edge of the easements and shall state that there shall be no mowing, vegetation cutting, filling, grading radin or dumping beyond this point. City staff shall approve g g the sign design and location before the contractor installs them. The developer or contractor shall install these signs before the city issues building permits in this plat. h. Install survey monuments along the wetland boundaries. 2.*Have the city engineer approve final construction and engineering plans. These plans shall includeradin , utility, drainage, erosion control, tree, and street plans. The plans shall meet g g all the conditions and changes listed in the memo dated May 14, 2002 and shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. b-. The grading plan shall: (1) Include proposed building pad elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. (2) Include contour information for all the land that the construction will disturb. (3) Show housing pads that reduce the grading on sites where the developer can save large trees.. (4) Show the proposed street and driveway grades as allowed by the city engineer. (5) Include the tree plan that: • Shows where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. • Shows no tree removal beyond the approved grading and tree limits. (6) Show drainage areas and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the runoff from the surrounding areas. The undeveloped parcel to the east of this site shall have unrestricted access to the storm sewer with a capacity to accommodate post development runoff. C. The street and utility plans shall show the: (1) Water service to each lot and unit.' (2) Repair of Castle Avenue (street and boulevard) after the developer connects to the public utilities and builds the private driveways. (3) Design of the sanitary sewer allowing for the unrestricted access to the sanitary sewer in the development from the undeveloped adjacent to the site (primarily to the east). 3. Paying for costs related to the engineering department's review of the construction plans. 4. Change the plat as follows: a. Add drainage and utility easements as required by the city engineer. b. Show drainage and utility easements along all property lines on the final plat. These easements shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. c. Label the private street as Castle Place and label Castle Street as Castle Avenue on all plans. d. Label the common area as Outlot A. e. Provide easements to allow for unrestricted access to the storm sewer, sanitary sewer and water main in the development from the undeveloped parcel to the east. 5. Secure and provide all required easements for the development including any off-site. drainage and utility easements. 6. The developer shall complete all grading for public improvements and overall site drainage. The city engineer include in the developer's agreement any grading that the developer g or contractor has not completed before final plat approval. 7. If necessary, a , obtain permit from the Ramsey-Washington Metro Watershed District for grading. 8. If the developer decides to final plat part of the preliminary plat, the director of community development may waive an conditions that do not apply to the final plat. p Y Y _ pY 9. * Submittingthe homeowners' association bylaws and rules to the director of community Y develo ment. These are to assure that there will be one responsible part p y for the maintenance of the private utilities, driveways and common areas. The develo er must complete these conditions before the city issues a grading permit or p approves the final plat. Commissioner. Tripp ler seconded. Ayes —Fischer, Ledvina, Mueller, Pearson Rossbach, Trippler Commissioner Tri ler added a friend) amendment for c. 5. If the city council decides there isn't pp Y enough on-site parking after the townhouses are occupied, the city may require additional g p g p pg arkin and the developer will bear the additional expense. Commissioner Pearson moved to approve the friendly amendment with the altered wording. The motion passed. Thisg oes to the city council on June 10, 2002. DRAFT b. Dearborn Meadow Town homes — Castle Avenue Ms. Finwall said Mr. Mike Ackerman is proposing to develop nine townhouses (four twin -homes and one unit single in a development called Dearborn Meadow. It would be on g ) a 2.11 -acre site on the south side of Castle Avenue, north of Cope Avenue. A homeowners' association would own and maintain the common areas. Each building would have horizontal -lap vinyl siding, aluminum soffits and fascia and brick veneer on the fronts. In addition, each unit would have a two -car garage. To build this project, Mr. Ackerman is requesting that the city approve: 1. A change to the comprehensive plan. This would be from M-1 (Light 1 Manufacturing) to R-2 (single and double dwellings) for the site. 2. A change to the zoning map. This would be from M-1 (Light Manufacturing) to R-2 (single and double dwellings) for the site. 3. A conditional use ermit(CUP). for a planned unit development (PUD).. p This PUD will allow the townhouses to be on smaller lots than code usually allows (in m area and in width) and to have theon a private driveway. 4. Arelimina plat for nine lots for the nine housing units. p rY 5. The design plans for the site, landscaping and buildings. On May 23, 2000, the community design review board recommended that the city council deny the 10 -unit proposal. The board felt that the site was too dense based on the configuration of the buildings. They felt that 15 feet between structures was too little g g and that the southerly buildings should be reoriented to face north with their backyards butting up to the backyards to the south. After much discussion and the recommendation from these meetings, Mr. Ackerman withdrew his development requests before staff sent the 10 -unit proposal to the city council. Ms. Finwall said the proposed buildings would be attractive and would fit in with the des-ign of the existing homes: They would have an exterior of horizontal vinyl siding with brick veneer on the fronts, and the roof would have asphalt shingles. Thero osed plans keep many of the existing trees around the perimeter of the site p p p p and near the wetland. As proposed, the developer would plant 21 trees on the site: These include a row of black -hills spruce along the south property line and 10 maple trees on the site primarily at the front corner of each unit near the driveway. The p Y _ landscape plan also shows the proposed plantings around each unit that will include spires, junipers, dogwoods and arborvitaes. The applicant should revise the landscape plan to be consistent with Maplewood ordinance standards. The maple trees must be at least 21/2 inches in caliper, balled and burlspp. edThe plantings proposed around foundations of the units should remain on p g the plan. In addition to the above, all yard areas should be sodded (except for mulched and edged planting beds). Chairperson Ledvina asked the applicant to address the board. Mr. Mike Ackerman of Mike Ackerman Construction in Centerville, addressed the board. He handed out a sheet withp hotos of the materials he will be using to show as a visual for the board. Chairperson Ledvina asked if it is possible to extend the wainscoting around the side p elevation on the units? Mr. Ackerman said it isp ossible. He said many times people choose to put a bay window on the side of the unit. So that side of the town home does not have the appearance of such a large wall. Board member Shankar asked about the distance between units 4 and 5 compared to the distance between units 6 and 7. Mr. Ackerman said. that is because the utilities are being stuffed into the property to the east. So when the sewer, water and the septic go in he needed to provide service to the property to the east. Mr. Ackerman said the different setbacks are needed because utilities are being installed on the townhouseP roperty for the property to the east. That property currently does not have any sewer service and one of the conditions of doing the townhouse development was to provide service to that property. Board member Olson asked the applicant if he had checked with the Fire Marshal to see if there would be difficulty in getting a fire truck into that location with the curve in the road. Mr. Ackerman said the Fire Marshal has no concerns or problems with the plan or the curve in the road. There is no room to turn a fire truck around in the street but there is room to pull the truck into a driveway and drive out. Chairperson Ledvina said he is concerned about unit 3 and how it would appear on Castle Avenue. His recommendation is to bring the wainscoting around on the north side of unit 3. It is a flat grade there and the unit it is not a walk out nor does it slope down. He would also like to see on the south property line, a berm two -to -four feet in height. He also thinks it would be nice to stagger the evergreen trees and it may be appropriate to add more trees. Even though the applicant shows eleven evergreens along the south property line, they are shown at full maturity. There may be a need to add up -to five more trees and then stagger them. Mr. Ackerman said the new grading plan actually calls for a berm. He has worked with the neighbors and staff regarding that. Board member Olson asked if the applicant had planned on putting any type of a monument sign on the road? Mr. Ackerman said because of the grade there really is not a flat spot that can be seen from Castle Avenue to put a monument sign in. There is going to be a streetlight on Castle Avenue that is subject to approval. Board member Olson asked .if there would be individual lights at each of the town homes like carriage lighting? Mr. Ackerman said there would be lights on each side of the garage door and one on the back of the town home. There will not be individual lights at each location nor will there be any other streetlights in the area. This is due to the neighboring properties. This eliminates having a streetlight shining into their residences. Board member Olson said her only comment -is that she thinks there should be more plantings on the proposed site plan. She heard a rumor with the widening of Highway 36 that some of the houses on this proposed area would be removed. Could staff check into that? Ms. Finwall said she would check into that but she would assume that public works would have indicated that in the review of this project. Mr. Ackerman said he thought he understood from Will Rossbach that the removal of homes was going to be on the other side of McKnight Road. Board member Olson asked staff and Mr. Ackerman to follow up with that to make sure. She understood the widening of Highway 36 would happen within a few years. Board member Shankar moved to approve the plans date-stamped April 24, 2002, (site plan, landscape plan, grading and drainage plans and building elevations) for Dearborn Meadow. The city bases this approval on the findings required by the code. The developer or contractor shall do the following: 1 Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: a.* Have the city engineer approve final construction and engineering plans. These plans shall include: grading, utility, drainage, erosion control, tree, sidewalk and driveway and parking lot plans. The plans shall meet the following conditions: (1) The erosion control plan shall be consistent with city code. (2) The grading plan shall: (a) Include building, floor elevation and contour information. (b) Include contour information for the land that the construction will disturb. (c) Show sedimentation basins or ponds as may be required by the watershed board or by the city engineer. (d) Show a berm (two to four feet high) h) aloe9 the south propertypert Y line of the site. (3) The tree plan shall. (a) Be approved by the city engineer before site grading or tree removal. (b) Show where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (c) Show the size, species and location of the replacement trees. The deciduous trees shall be at least two and one half (2'/2) inches in diameter and shall be a mix of red and white oaks and sugar maples. (d) Show no tree removal beyond the approved grading and tree limits. (4) All the parking areas and driveways shall have continuous concrete curb and gutter, except where the city engineer decides that it is not needed. (5) There shall be no parking on one side of the 28 -foot -wide. driveway (Castle Place). The developer or contractor shall post Castle Place with no parking signs to meet the above -listed standard. b. Submit a certificate of survey for all new construction and have each building staked by a registered land surveyor. C. Submit a revised landscape plan to staff for approval, which incorporated the following details (1) All trees would be consistent with city standards for size, location and species. (2) Planting (instead of sodding) the disturbed areas around the wetland with native grasses and native flowering plants. The native grasses and flowering plants shall be those needing little or no maintenance and shall extend at least four feet from the ordinary high water mark (OHWM,) of the pond. This is to reduce maintenance costs and to reduce the temptation of people mowing close to the pond. (3) The maple trees must be at least 2'h inches in caliper, balled and burlapped. (4) The plantings proposed around the front of the units shown on the landscape plan date-stamped April 24, 2002, shall remain on the plan. (5) In addition to the above, the contractor shall sod all front, side and rear yard areas (except for mulched and edged planting beds and the area within the wetland easement). (6) No landscaping shall take place on Castle Avenue on the boulevard. The contractor shall restore. the boulevard with sod. (7) Adding fire more evergreen trees (Black Hills spruce or Austrian pines) to the proposed 11 evergreen trees along the south property line of the site. 'These trees are to be at least six feet tall and the contractor shall plant these trees in staggered rows on the berm. d. Present a color scheme to staff for approval for each building. e. Present a revised building plan to staff that shows brick wainscoting on the north face of Unit 3 (along Castle Avenue) extending back to at least the peak of the roof. 3. Compete the following before occupying each building: a. Replace property irons that are removed because of this construction. b. Restore and sod damaged boulevards.` Sod all landscaped areas, except for the area within the easement, which may be seeded. C. Install continuous concrete curb and gutter along all interior driveways and around all open parking stalls. d. The developer or contractor shall: (1) Place temporary orange safety fencing and signs at the grading limits. (2) Remove.any debris or junk from the site. e. Put addresses on each building for each unit. f. Provide driveway turn arounds for Lots 1 and 2 on Castle Avenue. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any -unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. c. The city receives an agreement that will allow the city to complete any unfinished work. 5. All work shall follow the approved plans. The director of community development may approve minor changes. Board member Olson seconded. Ayes—Ledvina, Olson, Shankar The motion passed. Agenda Action,by Coin MEMORANDUM ``AMqq X+ E.4 6ed Modified- City o ified- City Manager _ e°ec� FROM: Shann Finwall, Associate .Planner ted. SUBJECT: Tillges Medical Office Building — Vacation of Sewer Easement and Design Review APPLICANT: Robert Tillges, LOCATION: South of Beam Avenue and East of Hazelwood Street DATE: June 3, 2002 INTRODUCTION Project Description Robert Tillges is proposing to develop a 3.57 -acre lot located south of Beam Avenue and east of Hazelwood Street. The proposal includes two phases of development. The first phase is a 23,094 square -foot -office building that will house Mr. Tillges' existing prosthetics and orthotics practice currently located at 1-983 Sloan Place, Maplewood, as well as other medical -type tenants. The second phase, to be constructed in the future, is an 11,778 square -foot -office building that will house medical -type tenants as well. The property is zoned Business Commercial (Modified). (Refer to maps and plans on pages 14 through 20.) Requests To build this development, the applicant is requesting that the city approve the following: l 1. The vacation of an unused sewer_ easement (see the map on page 17). 2.: A comprehensive sign plan for a multi -tenant building with five or more tenants. 3. Design review (site plan, architectural, landscaping, and lighting approval for the Phase l building). BACKGROUND On October 31, 1997, the city administratively approved a lot split to subdivide a 6.09 -acre parcel into two lots. The subdivision created the Maplewood Cancer Center.lot (2.53 acres), 1580 Beam Avenue East, and the Tillges property (3.57 acres). On January 2, 2002, the Ramsey/Washington Metro Watershed District approved the Tillges Medical Office Building proposal. On April 8, 2002, the city council approved the Markham Pond outlet public improvement for utility and storm sewer. The storm sewer improvement will include the construction of an underground pipe within the Tillges property in order to channel storm water through an existing drainage waterway. DISCUSSION Sewer Easement Vacation As part of approving. the Phase. I building, the city needs to vacate a 10 -foot -wide, unused sewer easement. The easement runs along the south property line of the site. (See the map on page 17.) The easement has never been used or developed for its original purposes and is not required for this development. Because the Phase I building will be constructed 5 feet from the south property line, which is 5 feet into the sewer easement, the vacation of the sewer easement is required. Wetland and Waterway Issues Watershed District Approval There is a waterway that runs through the middle of the property. The Ramsey/Washington Metro Watershed District states that the waterway was historically part of Kohiman Creek that ran between the Kohiman Creek Neighborhood Preserve wetlands to Markham Pond. This waterway is also legally classified as County Ditch No. 18. In 1983 thep ortion of the waterway that runs through the applicant's property was ditched and altered with riprap for the construction of the Maplewood Professional Building to the north of the Tillges' site. The city did not have wetland or stream buffer requirements until 1996. Therefore, the alteration of the waterway was allowed to ensure water discharge into the detention pond (Markham Pond) from the Maplewood Professional Building and a future development to the south. A drainage easement over the waterway was created as a requirement to the watershed district's approval of the Maplewood Professional Building development. A portion of the easement extends into the Tillges property. (See county ditch `map on page 18.) The watershed district states that the waterway that runs through the Tillges property has eroding banks, a concentrated flow of water, and experiences a high degree of turbulence. For these reasons, the watershed district states that the portion of the waterway that runs through thea applicant's property has little or no ecological.value. However, the extension of the pP , waterway on the other side of Hazelwood Street, within the Kohiman Creek Neighborhood Preserve, is a viable stream and should not be altered. (See Cliff Aichinger's letter on pages 25 and 26.) A watershed permit has been issued for the project that includes approval of a 215 -foot -long underground pipe to be constructed within the site to accommodate the applicants proposed parking lot and driveway. (See grading plan on page 20.) The watershed district requires that the pipe be sized to accommodate the 100 -year storm event. (See Karl Hammers' letter on page 27.) Wetland Ordinance Stream: The city's wetland ordinance requires a 50 -foot minimum setback from a stream. The ordinance defines a stream as follows: "Those areas where surface waters produce a defined channel or bed. A defined channel or bed is land that clearly contains the constant passage of Tillges Medical Office Building 2 June 3, 2002 water under normal summer conditions. This definition shall not include drainage swales or ditches that channel intermittent stormwater runoff." During the May 20, 2002, planning commission meeting, Commissioner Rossbach inquired about the watershed district's classification of the waterway. He stated that because the waterway has water in it year-round, and not intermittently, it may actually require the 50 -foot wetland buffer. City staff depends on the expert opinion of the watershed district to accurately classify a waterway. Because the watershed district classified this waterway as a manmade ditch, a "stream" buffer was not required with staff's review. The waterway is legally classified as County Ditch No. 18. Markham Pond also has a manmade control structure that restricts flow to the waterway in dry weather conditions, making the waterway flow intermittently. Staff concludes these facts further support the waterway as a manmade drainage ditch. If the watershed district's classification and staff's interpretation of the waterway is challenged, however, it should be noted that the city's wetland ordinance further states that the city council may waive the buffer requirements for the construction of public and semipublic utilities or trails, whether built by a public agency or private developer. 1 Wetland: Markham Pond is located to the south of the site, within Hazelwood Park. The watershed .district has classified Markham Pond as a Class 4 wetland. The city's wetland ordinance requires a 20 -foot minimum setback from this class of wetland, with an additional 10 - foot setback for building foundations. The proposed Phase I building meets this setback requirement and will come within 33 feet of the wetland. Land Acquisitions City Property: There is a separate 50 -foot by 75 -foot piece of land located on the southwest corner of the applicant's property. This land is owned by the City of Maplewood and was the site of an old pump station. The applicant has negotiated the purchase of this land from the city to be combined with his property. (See site plan on page 19.) Ri ht-of-Wa : The cit proposes to upgrade Hazelwood Avenue in 2003 to include paving, a Y. Y p P curbing, and gutters. The upgrade also includes the widening of the Hazelwood Avenue and Beam Avenue intersection. Because of this, the city needs to acquire a 100 -foot triangular piece of property from the applicant. (See site plan on page 19.) The acquisition of these properties is being negotiated by the city engineer in conjunction with the expenses required under the developer's agreement. Grading and Tree Preservation Requirements The entire site must be graded in order to construct the Phase I building and parking lot. With the grading of the entire site, 18 large trees will be removed. The city's tree preservation ordinance requires that all large trees removed on a property be replaced one for one, with a maximum of ten replacement trees per acre. A large tree is defined as a tree with a diameter of 8 inches measured from a 4 -foot trunk height, excluding box elders, cottonwoods, and poplars. The applicant's landscape plan for both phases shows a total of 42 replacement trees, with 23 trees replaced with Phase I and 19 trees replaced with Phase 11. Tillges Medical Office Building 3 June 3, 2002 Phase I will be constructed this year and Phase 11 will be constructed in the future, as the market bears. Because the entire site is being graded, the soil on the Phase 11 portion of the development must be stabilized. As a condition of approval, the applicant should be required to sod or hydro seed the Phase li portion of the development within 14 days of completion of the Phase 11 grading. The grading plan shows a grading onto the Maplewood Professional Building's property to the north. The owners -of the Maplewood Professional Building have agreed to allow this grading and are willing to sign a temporary grading easement with the applicant. In addition, the grading plan shows grading onto the city -owned property to the south, adjacent the Hazelwood Avenue right-of-way. Grading in this area will remove 11 cottonwood trees and 1 poplar tree, -9 of which are within the city -owned land. As stated above, cottonwood and poplars are not considered a large tree in the city's tree preservation ordinance. Nevertheless, as a condition of allowing the grading on the city -owned property, the applicant should be required to replace all 12 trees on the city property. The city engineer has approved this grading, which will also be negotiated and addressed in the required developer's agreement. Building and Site Design Parking Lot and Driveways During the subdivision of the applicant's property from the Maplewood Cancer Center property to the north, a 30 -foot driveway easement was platted on the west side of the Maplewood Cancer Center's lot. This easement serves as access from Beam Avenue into the applicant's Lot. The original site plan submitted for this development showed an expanded and shared parking lot with the Maplewood Cancer Center to the north. This proposal was originally turned down by the Maplewood Cancer Center. Therefore the applicant resubmitted the site plan with a 7 -foot parking lot setback from the Maplewood Cancer Center's property. After reconsideration, the Maplewood Cancer Center is now willing to work with the applicant to construct a shared parking lot. Staff supports a shared parking lot for several reasons: First, the Maplewood Cancer Center seems to be experiencing a shortage in parking for their existing building. Second, the shared parking lot will allow for an additional access point for the Maplewood Cancer Center property from Hazelwood Avenue. Third, the shared parking lot would create additional parking in front of the Tillges Medical Office Building and would be the best use of space within both developments. If the shared parking lot scenario is proposed in the future, design review by the Community Design Review Board will be necessary. There are a total of 179 parking stalls proposed for the development, 107 parking stalls constructed with Phase I and 72 parking stalls constructed with Phase 11. The 23,094 -square - foot Phase I building is broken down into office, laboratory, and storage space with 100 parking stalls required per city code. Assuming the 11,778 -square -foot Phase I I building is all office space, 59 parking stalls are required.- The Tillges' development exceeds the required number of parking stalls by 20 parking stalls. Tillges Medical Office Building 4 June 3, 2002 Building Placement Within the Business Commercial (Modified) zoning district, all commercial buildings must maintain a 30 -foot front yard setback. However, there are no required side and rear yard setbacks, unless a commercial property is adjacent a residential lot line. In this case, the side or rear yard setback adjacent the residential lot line is increased to 50 feet. The city -owned property to the south is zoned Farm Residence and is guided in the city's land use plan as Park. The city's definition of "residential lot line" is: "The lot line of any property with a residential building on it or any property that the city is planning for residential use on its land use plan." Because the city -owned property is planned as park and not residential, there is no setback requirement for the Phase I building from the south property line. In order to accommodate the building and parking lot on the narrow southeast leg of the property, the applicant is proposing to construct a portion of the Phase I building within 5 feet of the south property line. As stated above, the construction of the building in this location requires the vacation of an unused sewer easement. In addition, the city's building official states that the placement of the building 5 feet from the property line would require that the. south wall be fire rated with no openings (no windows or doors). The south elevation of the Phase I building has a series of windows and doors.. The applicant proposes this design to take advantage of the views of the pond and city -owned open land to the south. The building official has agreed to this design as long as a 15 -foot no -build easement is granted by the city. (See site plan on page 17.) The no -build easement will ensure that no structure will be constructed within 20 feet of the Phase I building, negating the need for a fire rated wall with no openings. As stated above, the city -owned land is guided as Park. The city's park director does not object to granting the 15 -foot no -build easement within this area. The proposed south elevation with doors and windows is attractive. Because of this and the fact that the shape of the lot creates difficulties in developing, staff recommends that the 15 -foot no -build easement be granted to the applicant. The no -build easement will be negotiated and addressed in the required developer's agreement. Building Design The Phase I building is attractive with an exterior of two types of face brick, clear glass windows with prefinished aluminum frames, and a Timberline shingled roof. The roofline is broken in the middle to give the appearance of two buildings, with an entryway constructed of brick pillars and a decorative metal trellis. Individual tenant entryways are constructed of EIFS (a stucco -look product), brick and sill cap pillars, with a standing seam metal roof. The east elevation includes a rock face block retaining wall up to 4 feet in height. The retaining wall is proposed to level a picnic/break area on the east side of the building. Landscaping The landscape plan is an attractive amenity to the building with a variety of plants proposed along the foundation. Throughout the Phase I portion of the development, 23 trees and additional plantings are also proposed. Tillges Medical Office Building 5 June 3, 2002 Lighting The lighting plan shows seven pole -mounted lights within the Phase I portion of the development. The pole lights are proposed at an overall height of 27.5 feet. The maximum light illumination is shown at the property line of up to 5.1 -foot candles. The lighting plan must be revised to comply with the city's lighting ordinance which requires that freestanding lights have a maximum height of 25 feet as measured from the ground grade to the top of the luminary and that the maximum illumination at the property line not exceed .4 -foot candies. Comprehensive Sign Plan The city's sign ordinance requires all multi -tenant buildings with five or more tenants to have an approved comprehensive sign plan. The Phase I. building of the development will have up to eight tenants, with additional tenants proposed in the Phase Il building. Tenant wall signage proposed -is 16 square feet in area and will be placed within a dormer, above the tenant windows. The wall signs will be limited to the north and east elevations. Two 20.5 -foot -high freestanding signs are also proposed. One sign will be placed along Hazelwood Avenue and one along Beam Avenue. The two freestanding signs will match the exterior of the building with brick columns and a decorative metal trellis. The sign will display the name of the development and the individual tenants. The applicant should be required to revise the landscape plan to include landscaping around the base of each sign. A sign easement for the Tillges property is located along Beam Avenue, within the Maplewood Cancer Center property. This easement was a requirement of the original subdivision of the two properties. In order to ensure a 10 -foot setback for the freestanding sign from the Beam Avenue' right-of-way as required by the city's sign code, the easement must be increased in size. The applicant is working with the owners of the Maplewood Cancer .Center to revise this easement. Other Comments Engineer: See attached memorandum on pages 28 and 29. Fire Marshal: Afire hydrant must be located within the development area. The fire access aisles must be maintained at 20 feet in width (including the shared access easement from Beam Avenue to the development). Police Department: See attached memorandum on page 30. COMMITTEE ACTIONS On May 20, 2002, the fanning commission recommended approval of the vacation of the Y p unused sewer easement. .(See attached May 20, 2002, planning commission minutes.) Tillg es Medical Office Building 6 June 3, 2002 On May 28, 2002 the community design n review board recommended approval of design review and a comprehensive sign plan for the Phase l portion of the Tinges development. The i design review board recommended one minor change, to the compre communty g hensive sign _ Ian to include reducing the width of the two freestanding signs from 20 feet to 17 feet. (See p . attached May 28, 2002, community design review board minutes.) SUMMARY rt has proven to be a difficultproperty.to develop because of the shape and location The property p of the lot and the waterway that runs through the lot. The applicant has Overcome many of the development difficulties and is proposing an attractive development that will be an asset to the city. RECOMMENDATIONS 1. Approve the resolution on page 31. This resolution is for the vacation of an unused pp p 9 sewer easement on the south side of the property. The reasons for the vacation are: a. It is in the public interest. b. The sewer easement is unused. C. The sewer easement is not needed for the proposed Tillges Medical Office Building development. 2. Approve Robert Tillges' comprehensive sign plan for the Tillges Medical Office Building pp g with the following conditions: a. Repeat this review in two ears if the city has not issued a sign permit or parking P Y lot permit for this project. b. Prior to issuance of a sign permit, the applicant will submit or complete the following: 1 A revised sign easement for the proposed freestanding sign on the Maplewood Cancer Center property at 1580 Beam Avenue. The revised easement must encompass the proposed placement of the sign with a 10 -foot setback from the Beam Avenue right-of-way. 2 A revised landscape plan showing landscaping around the base of both freestanding signs to include low -maintenance perennial shrubs and flowering plants. 3 A revised freestanding sign plan showing the footing detail and verification of. an 80 -mile -per -hour wind load capacity to be approved by the building official. 4 A revised lighting plan showing the proposed lighting source for the two and photometrics for the two freestanding signs. Tillges Medical Office Building 7 June 3, 2002 9 g C. The tenant g wall signs for the Phase I building (Tillges Medical Office Building) are limited to the north and west elevations only. wall signs are limited to 2 feet- in height by 8 feet in width and must be d. .The tenant g . - p laced within the dormer above the tenant's window space. e. The tenant wall signs for the Phase 11 building are not approved with this proposal. g f. Two freestanding ns are roved (overall size is 20.5 feet in height, 1.7 feet in width). One freestanding sign is to be located with. a 10 -foot setback to the Hazelwood Avenue right-of-way. The second freestanding sign is to be located within a sign easement located on the Maplewood Cancer Center property at 1580 Bea, m Avenue East with a 10 -foot setback to the Beam Avenue right-of- way. g. A timer shall be installed on the Hazelwood Street freestanding sign that turns the sign .lights off at 10 p.m. h. All work shalt followpp the roved plans. The director of community development may approve minor changes. 3. Approve the plans date-stamped January 25 February 12, February 18, April 11, and p 2 for the Phase 1 portion of the Tillges Medical Office Building development. May 8, 200. p _ The city pp is approving these plans based on the findings required by the code. The applicant shall do the following: review in two ears if the cit has not .issued a building permit for a. Repeat this rev y Y . this project. b. The Phase 11 portion of the Tillges Medical Office Building development is of . approved with this approval. issuance of a grading or building permit, the applicant shall submit or C. Prior to issu g g g complete the following: g 1) A signed developer's agreement and cash surety to' the city which covers the following: assurance of construction of the sanitary sewer, storm sewer, and water main; temporary grading easement for grading conducted on city property; acquisition of city property; and engineering review charges. 2) A survey completed b registered land surveyor showing the following: p y a existing conditions, all easements located on the property (identify the extent and interest for each easement), and location of the Phase l building and parking lot. A registered land surveyor must also stake the location of the building on the property. Tillges Medical Office Building S June 3, 2002 3 A revised grading, drainage, utility and erosion control plans which meet conditions and requirements of the assistant city engineer outlined in his memorandum dated April 11, 2002. 4 A revised landscape plan that shows 12 replacement trees to be installed on city property within the area of the approved temporary grading easement. The revised plan should also identify the planting species, sizes and quantities. City code requires deciduous trees to be at least 2 �/z inches in caliper, balled and burlapped. Coniferous trees must be at least six feet tall. 5 A revised lighting plan that shows all pole lights to be a maximum of 25 feet in height, measured from ground grade to the top of the luminaries, and the maximum light intensity at all property lines not to exceed .4 -foot candles. 6 A temporary grading easement for all proposed grading on the Maplewood Professional Building property, at 1560 Beam Avenue East. 7 'An agreement that authorizes the construction of a portion of the parking lot within the storm water drainage easement located along the north property line of the southern leg of the property (Easement Document Number 3031096)., The agreement must be signed by the Maplewood Cancer Center property owner at 1580 Beam Avenue East and all other parties with interest to the easement. 8 The vacation and relocation of portions of the County Ditch No. 18 easement to match the proposed culvert extension (Ditch Easement Document No. 2207724). The new easement must be recorded with Ramsey County and shall be subject to the approval of the city engineer. 9 A revised utilityplan showing the loc ation of a fire hydrant to be approved by the city's fire marshal. 10) Place temporary orange safety fencing at the grading limits, including around all trees to be preserved (construction fence to the drip line of the trees) . d. The applicant shall complete the following before occupying the building: 1 Install an in -ground lawn irrigation system for all landscaped areas. 2 Install all required Phase I landscaping on the site and install 12 replacement trees on the city property located to the south of the site. 3 . ) Sod hydro seed the Phase 11 portion of the development within 14 days or Y of completion of the Phase 11 grading. Till es Medical Office Building 9 June 3, 2002 9 g 4 Install continuous concrete curb around the parking lots and drives, including installing concrete curb along the two proposed driveway extensions into the Phase tl portion of the development. 5) Pave all driving surfaces. 6) Install a fire hydrant. e. if any q Y required work is not done, the cit may allow temporary occupancy if: The cit determines that the work is not essential to the public health, 1) y - safety or welfare. y 2) The cit receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building p is occupied in the winter or within six weeks if the building is occupied in the spring and summer. The cit receives an agreement that will allow the city to complete any 3) Y g unfinished work. f. All works pp p hall follow the roved fans. The director of community development may approve minor changes. REFERENCE INFORMATION SiTE DESCRIPTION Site Size: 3.57 acres Existing Land Use: Vacant SURROUNDING LAND USES North: Maplewood Cancer Center and Maplewood Professional Building (Zoned Business Commercial — Modified (BC -M)) South: Cit of Maplewood Property (Zoned Farm and Planned Park) City East: Maplewood Office Park (Zoned Business Commercial — Modified (BC -M)) West: City of Maplewood Property Across Hazelwood Street (Zoned Single Dwelling Residential and Planned Open Space) PLANNING Existing Land Use Plan: Business Commercial — Modified (BC -M) Existing Zoning: Business Commercial — Modified (BC -M) CRITERIA FOR APPROVAL Public Sewer Easement Vacation There are not formal criteria fora pproval of a sewer easement vacation. However, the vacation of the easement should be in the best interest of the public at large. Design Review Section 25-70 of the city code requires that the community design review board make the following findings to approve plans: 1. That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of. investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2. That the design and location of the proposed development is in keeping with the character of g P P the surroundin neighborhood and is not detrimental to the harmonious, orderly and attractive 9 9 development contemplated by this article and the city's comprehensive municipal plan. 3. That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Till es Medical Office Building 12 June 3, 2002 g g Application Date applications and plans for this development- on April 15, 2002. State The city received complete app law requires that the cit take action within 60 days of receiving complete applications for a land a q y. . As such, cit action is required on this proposal by June 14, 2002. use proposal. y Tillges Medical Office Building Location Map 14 ZONING Light Manufacturing (M-1) Business Commercial Modified (BC -M) IIl�illll� Business Commercial(BC) Single Dwelling Residential (R-1) Farm (F) 1V W�E ZoningMap ,5 1011 A Fr Mk%TkAvW1I P. -- _ `............. Nroposea i nage Office Building _ignt manuraciunng tni- i) Business Commercial Modified (B Business Commercial (13C) Single Dwelling Residential (R-1) Park (P) Dnen Soace (OS) :l ,0L0 Alk :1• BUILDINGAttachment 4 MI - 7 . • • 15 At AXewO O D C0 JEWTNQ 01 EX. BUILDING s 1 ,• f4�EN..T'i'E�(�p`Np Z2-d ..moi ��'•• / — � � ''. \ \ �v r � ` �,� ( � I �\` CL R -dd0.01 / •/ � 1 . ` 1 1 ..:. �� \ � � � III `�• \� XJ tV c0 ' CJI ! • �/ it aI6 s- °•; / •• \' \ ... � 1 j � / aNw•.7o.a� I ...I \ _ — _ a.V I ,.:' J 1 } I / / E10�TM m ,. 4�. - _ ti /�----- - \ V - �. 9 UPS V IN \ E] ):Ye I.-�1 I N � •-\ � � // � �.6 , ,� / ♦ � + . '� 1 Ali-es�.N I ; tI'll .4.... sAl *49 o Alm ov .:. \ :,.,: i i �� ✓, / \ 426.19 \ ilk 0/ / ! ,` _ gqtOR1� wATEk ty� A�NAGE EA5EMEnT ER DOC. n0 503 9 / 219-2/_-----T-- 1 �.1\ 711 i I,„OooeIle NG• ( i r I of00 /�� • �- / / / / , ;/ 1 1 - EXVIINC �::: N j / / / — — 1 �orM auaac dr �c w IA w w IA v at I^ I”nr A MM wr ' I ' 0 1 /gill a id FOOT SEWER EASEMENT PER DUG. N0. 158 3 -�-- f -• \ I ' -- Z77.92/ T IE - eee.a� 1 — POO ", N-I ` 11-• POJVD WN W WAM N ■ � E S .17 Attachment 5 •I Cfry Of MAt[MOW ( I 336.Qa' 2b4.71t1' ' 427.67'(PONDING AREA) I. R.SS' �s�.�.6s S 1 I 91,4061 SQA FT. OR 2. I JAC. i I I INCLUDES S2" SO. IT. IN CO DITCH At92 AC N G� CSP., 941�� I Ar - 27 J, ,_4p1 ' �/ ::' Vit: ••J^ :• •J• ', �.P. / rte- yJ�J(�� ^r:�.•'�'.�',�',�' .'•.�, �•�•,'��.�•i:'" :•i•� ,�J~•:'•:•-J '�J.:i•'�:: � ��r'"::r✓:n ;�,✓� fi:'::'� ••1:, i�'}. fr�,r,• li'i•'•/�r'ii ��.rl,.,,., jw�++:�r.+t,,,. i''+' b •f' I%'ti srr is 14 ••rJ�', "'' ':� Jar' �'� r::�A'�:' :::%+:�:� •°•'''�:"•'+' y;•r r :.fes;/%...:: .; ;.� w,'J :.r /'., !'. j:' :lr"•: •': :�:' .:1.••''.. SMo - - - - - - - - - - - - - - - - - - .. ��=+w .vr'• ,�#'�;�.w �«%�.."d :fyu:i'„SJ•Y"'r • � A Sf'1►S�Jt''PSJW'T. flOC'13'a�53- ?-2�8�' .-�� '•+�:;. :fid:, ";•::, y I• .. ••ti-.. !:;-• i:r:":::Tir iwi`7:..'r�:•+:;�;,t,y',r-::•;.•:: �:�: lir,•: ^+%�;:.y', ----------------------------------- '`:. :,/A.:...:' :r•... J;^! ice::: • am wo me a. A r map MW r :: f"X'r' .�J. .ire'. +_i:. •/ .r ,::: :�•••:'+' .•''•.•'•'J" 'i.• ••J•':i Mr r -:r • r' : d 14 r•, 'r•. r" •i: . i••' Zter' wr r :r r -•ir': : r ••if •r I j• •.l wr •i: rr�•i •'i� ♦r •• r. j. / •r. •„r;: r•.: .', J: •'r••r'r w %t ■ F� II h� :•'r' i r-! v'r• / f 'r. i l ter'• r .✓J r I” • j:: •y .b l. •'1 .I I,lr 'fir ••'�. wl M I :l•� • J' Jl:::i ':.. •'i W : 'ri• 1 !• 7 r r•::: I M i� IIT - r:i: r t�(� ��.ji�j�,�.�t�y',.�•�fi/''A-��w,r/r' ':.^f:::'+.::;� � ,�•: •:y;.' :j. '::::t �":�;M:�S:I�.��O��'1�!�►�i!.�•',rsl'�7•�J!!R1.... {�!�+:R.... :,y :• • = r: • . „r ice.:+'' - r „:�';.'::_•'.::; '�':::; �;� fit. moo - w MW no - am - - a& r _ •;a� :r J^! fi':: •::i i':' ?... ,r/ .•I„� r` :.J. :: f !mow'• � ;.':� ; �: . r.....I+�:: •••• :i:'h .b0 AG: � :J i :'i.. ra 2 350' om dw No ow as" we WAD ` - - - .i Jtr ••i: .�; ;-•!/'/•rrr'r ;.i'l.•�::' •' "v'.•,!;,.�. .:+. ..•r•::r �r...•1_::.... •J. r. .92 DISC �Q .Ji. 'fir, i:+moi': , :.r.•M .'1,.+•�,,, .;,� ...r :';i!�;�ir^/': � ::•:: •". «i:;++;�J 1��V - i .: r• r./;:•• /, /.. Jw. ,:J�:�.r J.rf '..��• 'i tri: �N 1Y �'' •'��:::;':� !J .:fir::+: /'j '.,. ' � ' i!� ���M .r'r���J'wr•r �":i• .' �+�+..'. N';r�r,'r: �•::. •• ,,. / .. Ji••r��. { - � • •,/":'. /� r':rirr%: ,I ':: :•i:'/:�: M•.•:•. •::: • •'I+'�%:AI:'�•�'r'•: •+ir•:i jr•� /�i';.•••,�r •:.) M r r w r r r r �,/��/ M r - r :r::'�:;�, �!':'. :��,.^j/,.�lJr.:•�; :.i%� ,,.,r •�� �:: �• w+irf;• :r' :•�� •',i�•'J.. r✓;�•r ••,r r•�•t:, .'rr�r,� 1:J :::-. ,�f. .:i: /,.... err., i.: •.. ,. .rt• r ;•!:ir�r '' ::;rte: "'i •'% I /r,,:• :J rr�.f,. �I i.': j r + ..r . /+.•�i-. - - "•'•f ai'":•:,• :'/+,•r/ �r rr�:�7N1 �:�i�i+ i .r».�;:!•i:.r rf :::';~✓: �;/'). /r'/f it / ••"f: ;: �,.•'tJ•1iI: f'r?! �' Jr• J1J, �I/r '.• �'�+NiJ '� + '/ / /. T� ••,i r irr 'j/ •T r1 •1`•r ,r rY / 7-. i / •+• t . ,� I• '• JJ /i• t / •"�i/ rJ wj r • •a�J,r ..• Ir trr' .Y J'r+"J .. ,r4�vJ �l f Z '�p� �7f•) �•r� ' ✓ • J r r %r•,~� r �X� a � / rf���rr •.w �.r• fir. �♦ �� r �� �/�'r � �y/ ' ..+/ r ��,�ti - I ' � .. - . ," , ;t': � � r'� ;,, i!.:r� �t•��^/rw , ✓ �. f�.t ♦l��:r •tj /uir `e': y r �1 i r 4'93+�°109 �-.. - :�yp pYf�.{I�, .�i�' .!Mii/'•r��; J: Vii:: rF1. iJ....•� r.l ri �I: ✓'r`t✓/r� i t".7 tr!%�'tr%[�!'i% / �t �` r.. t t+~• r . } � :'/ „ � 'r b' ►Jw•. r ♦ lr. J f•., t. iv �• 1 �.�ryyyy�y i /r../ t :J i � � l , •F i ✓. 9.f ,! r� l;rr• �'. -4s .... .. ,, .�.. .,A/ ✓ %'f:i+'�"f 1 f ,r /J•• ,r•. �.j r .1 •'• Pr !7r�, /� f ! _ .. � - ':r% ';'�L�f�' i. 7J. •�r rr ;•.•-S''/«; •,¢.F., .r+.•'.•+titi :i�e rrN f � 'ry,.••Vf • ' -,•�„ir,•+J•..,.•!• !... :kr'-�,.Lr.••.. s.....•r1.,K,«•d..,e.•.rt:a��:✓•�t4ii iD:�Jri�i ��.rt:.�ai.��,: N W E ■ S 18 • Attachment am m EX. 15' SIGN o EASEMENT ------ ----- - - --- ----- ------ - ---- �- ---'�- ----- MP -,COf MONUMENT SION t I (SEE ARCHITECTURAL) IeWoIul 0 D K111111A sioncli CAMIC Ao I wit ` 1 -STORY BUILDING 2 \ /1 1 I 1%778 S.F. I _ "E• 88200 I AREA TO BE SQL TO CITY OF I� li HJ MAPLEWOOD FOR I ADDITIONAL R.O.W. t 1 II II /i REQUIRED FOR RECONSTRUCTION OF HAZELWOOD AVENUE } j u INSTALL APRON tiT• i I I I d �� a ;%;� �� K....� �.� .. �r.� �� PER CITY OF MAPLEWOOD STANDARDS (SEE DETAIL 7/C7) I � I TI �\/ / it NEW CURB TO STANDARD PARKING SPACE 8812 CURB & 1 GUTTER,� \ •.,` MATCH EXISTING 9.5' WIDE X 18' DEEP GUTTER (TYP.) O / 1 II (TYPICAL UNLESS NOTED (SEE DETAIL el/CS) { OTHERWISE) " illy 11.111II11� I1 1 1 1 I m 9 : 8S -6• 40 190' I 1v iv TIP GUTTER OUT WHERE DRAINAGE I (LOWS AWAT FROM CURB �~ P 9 : 85'-8'--- 7 6B'-8'---5 > 47'-8' d = 5i41V _I j 1 S6 SION PHAGE I - - w 4 DROPPED CURB DROPPED CURB HANDICAPPED PARKING STALLS & STRIPING ONST UCTIO -_ 12' I ' PLANTING BED + I I DEEP WIDE X 1d' -O" 1 AREA OF EXCESS - - + 1 ~_� 7' CONCRETE SIDEWALK 1 -STORY BUILDING 1 PUCYP SEDERBY BEIN i i I I i i I TIP CUTTER OUT 23,094 SF. PROPERTY OWNER TRANSITION CURB HEIGHT MONUMENT SIGN ;!' PHASE I 8912 CURB & GUTTER �- 890.60 SEGMENTAL BLOCK I (SEE ARCHITECTURAL) ;►.+ BITUMINOUS _- ADJACENT 10 BUILDING RETAINING WALL NSTRUC,T ON SURFACE-\\ (SEE DETAIL 9/C5) �E POIK • �' •' 43 218'-tl" t � IN1iA1.L CONCRETE I I ` APRON PER CITY-� ! i a BASE LINE Or STANDARDS (8EE _ - { _ ` CONCRET PAD- �• �% DETAIL 7/C7) _ _ _ .10 ( CONCRETE PAD �D HIGH DECORATIVE ` CEDAR FENCE 33 W-3 18' 24' 38' 24' 30' 704-8 4G' 33' 154' 122' 22' n 19 Attachment 7 Moewoo ► C ( CW\ Ilk 1 i ° 1\� 1 � \ 1 � 2\ / Y \ a MIS711 AD e1.7s Flo \ � f y \ IL 97W t a,ox aft a / /5"7 _ irT WL ,V- ! / / Tao � °jo ML SOOAO� p OAK / so �• - --- -41112 40 1E ML04 No as W#4M*4 r0 ARVAM _ �a 117 0 _. _._.. V /1 1 N undoAA • P . S 20 a.IN Map WOO , � BUILDG TM RE \OOF 1I BUILDING I I I r Attachment 7 Moewoo ► C ( CW\ Ilk 1 i ° 1\� 1 � \ 1 � 2\ / Y \ a MIS711 AD e1.7s Flo \ � f y \ IL 97W t a,ox aft a / /5"7 _ irT WL ,V- ! / / Tao � °jo ML SOOAO� p OAK / so �• - --- -41112 40 1E ML04 No as W#4M*4 r0 ARVAM _ �a 117 0 _. _._.. V /1 1 N undoAA • P . S 20 Landscape Plan 21 D . 0�11DiGLEb NORTH ELEVATION SOUTH rl r\ I ► T/ lk I MATERIAL INDEX A. PREFINISHED METAL FLASHING B. STANDING SEAM METAL ROOF C. METAL (PAINTED) 0. HOLLOW METAL (PAINTED) E. 1' CLEAR INSUL. GLASS F. PREFINISHEO ALUMINUM FRAMES G. FACE BRICK (TYPE 1) K FACE BRICK (TYPE U) L EFTS (COLOR 11) J. EFTS (COLOR /2) K. EFIS (COLOR X31 L. PREFINISMED AL MUTIN BARS M. PRECAST CONC. SILL UNIT N. PREFOSHED METAL O.N.D. (PAINTED) 0. PREFINISHEO ALUM. SHL METAL (PAINTED) P. 740/ F.G. REINFORCED ASPHALT SHINGLES Q. CONTINUOUS RIDGE VENT R. KEYSTONE RETAINING WALL BLOCK - EAST ELEVATION �OIA2'd-G� Elevations 22 v v r-------- -- �® ®� �� L®.-.�--®J 1.-�---J l-�..--..-J Floor Pian 23 w C. A, ELWpp . a 4 PROFESSIONAL HUUDING Co. AF T=ES - 200 DOCTOR'S CLINIC - 206 THMPY' INC. - 210 HEART do LUNG SURGM, INC. - 216 - '1 ; ? •: MTL OF IS EFib •M' '�=" FACIA 8. 12 w C. A, ELWpp . a 4 PROFESSIONAL HUUDING Co. AF T=ES - 200 DOCTOR'S CLINIC - 206 THMPY' INC. - 210 HEART do LUNG SURGM, INC. - 216 - r G. �cn�' V. J v STANDING SEAM MTL. • ROOF "B" METAL �r STEEL TM4SES • *-fa" OIC. "Co "1' EFIS i' -m' i-0" FACIA 'J" EFIS n fV L. BRICK 'G' 7E. IER COBE 02 �. Y . E. BRICK 'G PANELS @IPoe 00 f. ~ L N COURSE 02LT E. e'r 4' -la' Y -V t' -S' i' -I' 4'•m' '1 ; ? •: MTL OF IS EFib •M' '�=" FACIA 24 Attachment 1.1 Signage 12 STANDING '1 ; ? •: MTL OF IS EFib •M' '�=" FACIA BRICK Cm ; SOLDIER "� COUME 62 EF16 &3 K I i w E 0 4" PRECAST E\ SILL CAP K L L, BRICK G. \ / of U a F. F I Signage Attachment 12 Ramsey -Washington Metro � 1902 East County Road B DistrictMaplewood, MN 55109 (651)704-2089 o �m fax: (651)704-2092 m � email: office@rwmwd.org May 30, 2002 Shann Finwall Associate Planner City of Maplewood 1830 E. Co. Rd. B Maplewood, MN 55109 Re: Tillges Property Permit. Dear Shann: As you requested, I am forwarding information on the District action on the above project and our reasons for our permit decision. The permit number is 02-03 and it was approved on January 2, 2002. This project included the construction of a parking and driveway over the existing creek. Access over the creek was necessary to access the developable property on the east/north side of the creek. We realize that the approval of this project conflicts with the creek buffer requirement of the City and we should have been coordinating this review to avoid the current conflicts between our approval and the City ordinances. The District does not have the same setback and buffer requirement of the City of Maplewood. Our main concern on this project was the maintenance of adequate capacity in the creek and flood protection for structures on and adjacent to the project site. The District was willing to consider alteration to the creek and piping the creek flow through this property for the following reasons: 1. The creek was previously altered and relocated in this reach. This is in a short section of the creek between Hazelwood and the Markham Pond outlet that was previously altered and relocated. 2. This reach of the creek receives very high flow velocities and exhibits low ecological value. 3. Our plan policies allow relocation of old County Ditches if District design criteria are met. These design criteria address providing for the conveyance of the 100 year storm event flow, providing for safe non-erosive overflow, and flood protection for adjacent and downstream structure and public facilities. 4. The adjacent project was allowed to relocate the creek to meet their development needs for the site. This precedent and our District policies required that we give serious consideration to this proposal. 25 S lnc ere y, l Clifto J. 'chinger, Administrator 26 Attachment 13 Ramsey -Washington Metro 0 1902 East County Road B DistrictMaplewood, MN 55109 (651)704-2089 °m fax: (651)704-2092 m m email: office@rwmwd.org 5/9/02 Shann Finwall Maplewood Community Development 1830 County Road B East Maplewood, MN 55109 Dear Shann, This letter is in response to the project review request you sent for the Tillges Medical Office Building Building. A permit has been issued for this project. We have required that the pipe from the pond south of the project to the creek within the project be sized to accommodate the 100 -year storm event. I have also asked the engineer to turn the storm sewer inlets to the creek so they are not discharging into the opposite bank. The proximity of the grading to the creek is also a concern. We will carefully monitor the grading operation to ensure the creek is not impacted. Please contact me if you have any questions or comments. Sincerely, Karl Hammers District Technician 27 Attachment T4 Tillges Medical Office Bldg. EnaineerinaPlan Review b b Maplewood Engineering Department Chris Cavett, May 14, 2002 Plan reviewed: Revision date 4/11/02 Storm Water Manggement/ storm 'water Treatment & Misc, drainage issues: Swimiary: The site is in an area served by regional stornn water treatment and drainage systems. Most of the site is proposed to drain. into a drainage ditch, (County ditch 18), which flows between Markhann Pond and the treatment wetlands south. of Beare Avenue, between Hazelwood and T.H. b 1. The applicant's plan, however, has not proposed any on-site stonnn water Best Management Practices, (BTVIP's). The city is proposing to do a public improvement to install a large stai-in sewer culvert w=ithin the existing drainage ditch and across a portion of the applicant's property. The cost for that work will be recovered by the city through a developer's agreement between fir. Tillgis and the city. The large culvert will provide for unproved access and use of the applicant's property. The applicant should address the following drainage related issues: 1. applicant shall install a Storni water treatment structure, (i.e.: stormceptor, v2B 1, or equivalent), down stream of CBNt H-2. under the Phase 2 construction, a similar system would be required downstream of CB -4. The applicant shall provide the city a maintenance plan to have the structures cleaned. annually when the Barking lot is swept. 2 Applicant shall consider other similar BN IP's treatments, such as rainwater gardens for any roof drainage that would be directed towards the parking lot and the proposed stonni sewer. Lifornnation on other BN11P applications can be found on the Metropolitan Council Website: http://www.metrocouncil.o-r environment/Watershed/bMp/Manual.htm 3. Provide the City Engineer with the drainage areas and runoff calculations for the site. Include information regarding the BMP methods to be utilized. No permits will be issued until this information has been submitted, reviewed and approved by the city engineer. 4. Coordinate with the city's contractor during the installation of the culvert in County Ditch 18. 5. Provide the necessary drainage acid utility easements over the culvert area. Hn addition, a portion of the ditch alignunent can be vacated. Plan Sheet C?, (Site Layout): 1. A commercial concrete apron would normally be required. for this site, as shot, on the plans, however with, the proposed reconstruction of .Hazelwood Street in 2 003, we recommend that only a temporary bituminous apron be constructed at this time. 2. The Gopher State- One Call "local" number referenced on this and a number of other sheets is actually a 6_5 1 prefix not 6 12. Plan Sheet C3, (Grading, Drainage and Erosion Control: 1. Temporary grading easements are required from the adjacent properties wlnei•e the grading is proposed to extend beyond the property dine. 2. The over flow smrales do not need to be constructed with riprap, as they will only be used under very heavy- rain events. Construct the overflow swales in the same manner, however utilize pennnanent stabilization blanket (Enkamat, Miramat, NAG C350 or equal). Cover the perinanent soil stabilization blanket with a. thin layer of topsoil and. seed and cover with a wood fiber blanket to protect the seed. 3. S J What are the W E and S symbols on the plan. at Hazelwood Street? One might assume they are eater, sewer and electric utilities? However there is no legend, nor any indication of those utilities on thePPan. It a P lears that an existing utilities layer has been turned off' Slow all existing utilities on the plan. Include a plan legend if necessary. g The storm sewer schedule notes a 24" CB for CB- I wi a 3 067-V casting. The structure would appear to be a 2'x3' box. 5 Review all notes. Many appear to be poorly edited from another project. • #27 refers to a benchmark in St. Paul. 8 refers to removal of existing curb and gutter and hydrant on Hazelwood.. Where is this`' We cannot find this on the plans. Provide proper call -outs for such an item. This a�w� . sheet and other sheets refer to "Maplewood Temporary Traffic control guidelines". • Plans ands Pecifications should refer to the Minnesota Manual of Uniform Traffic Control Devices, MnMUTCD5 which all contractors should be familiar with. 6. This Plan sheet is referenced as an "Erosion Control" plan, yet there is little to no reference to the erosion control to be used on the site. Where is the silt fence'. onofilament silt fence shall be used along the ditch. • Inlet protection to be used`' - Turf Establishment? — Phasing and t3-rpes? Plan Sheet C4, {utilities Plan}: 1. NSP's name was changed to Xcel two years ago. 1 references to Maplewood ood Water. De artin.ent should be changed to St. Paul Regional A.W.' � P - P should Water Services, SPRWS. Maplewood does not owls the water system. The applicant coordinate an private Nater mails work with SPRWS. Contact Bill Tscliiede at 65 1 -26C- y 6165. SPRWS personnel would do all wet taps on live mains. 3. The street reconstruction project on Hazelwood Street has been postponed until next year. The sewer and -water service stubs on the noi�h Phase 2 property would be done at that bine. 4. A complete bituminous patch would be required on Hazelwood, as the project has been . P postponed until next year. 5 Comments 3 chi 6 refer to a "Trim Place" — What or where are that? 6. Where are the existing utilities? 7. Connection to the existin sanita - n�al�l�ole will be done with a core bore opening for g � positive seal gasket, (Kor-n-seal boot by NPC or approved equal — see Maplewood Standard Plate 403 }. 8.ain as in C3 #2 above, riprap is not required in the overflow swale. g • - will be required on the downstream side 9. Again as describe above, B�.II' treatment structures q of the last catch basin before they discharge into the ditch 29 Attachment 15 � MEMO To: Shann Finwall, Associate Planner From: Lieutenant John Banickj B Subject: PROJECT REVIEW - Tillges Medical Office Building Date: April 25, 2002 I have reviewed the attached project proposal and I have only one concern. How much will the vehicular traffic increase in the residential area south of this ffic will use Beam Avenue, however, there development? I believe most of the tra will be an increase in the traffic count on Hazelwood Street south of the development. Can Hazelwood Street south of this proposed development adequately accommodate an increase in traffic? Currently the police department handles many traffic complaints each year.. How many additional complaints would be generated from this area? I do not anticipate a large increase in other police calls for service from this development. Therefore, once they assessed the traffic concerns, I would recommend the approval of this project. cc: Chief Winger Lieutenant Rabbett 30 Attachment 16 VACATION RESOLUTION WHEREAS, Robert Tillges applied for the vacation of the following: Ap ortion of a 10 -foot wide unused sewer easement (Ramsey County, MN, Document No. 1584253) located along the south property line of the property, located south of Beam Avenue and east -of Hazelwood Street, Maplewood (Property Identification Number: 03-29-22-42-0009) and described as follows: Legal Description: South 10 feet of East 543.35 feet of Northwest Quarter of Northwest g P Quarter of Southeast Quarter of Section 3, Township 29, Range 22 WHEREAS, the history of this vacation is as follows: 1. On May 20 2002, the planning commission recommended that the city council Y approve the public vacation. 2. On June 10, 2002, the city council held a public hearing. The city staff published a notice in, the Maplewood Review and sent a notice to the abutting property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations from the city staff and planning commission. WHEREAS, after the city approves this vacation, public interest in the property will go to Robert Tillges for the above-mentioned property. NOW THEREFORE, BE IT RESOLVED that the city council approve the above-described vacation for the following reasons: 1. It is in the public interest. 2. The sewer easement is unused. 3. The sewer easement is not needed for the proposed Tillges Medical Office Building development. The Maplewood Cit Council adopted this resolution on , 2002. P Y DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MONDAY, MAY 20, .2002 c. Easement VacationTill es Medical Office Building) — Hazelwood � g Street Mr. Roberts said Robert Till es is proposing to develop a 3.57 -acre lot g p p g located south of Beam Avenue and east of Hazelwood Street. The proposal includes two phases of development. The first phase is a 23,094 -square - foot office building that will house Mr. Tillges existing prosthetics and orthoticsractice current) located at 1983 Sloan Place, Maplewood, as well p Y as other medical -type tenants. The second phase, to be constructed in the future is an 11,778 -square -foot office building that will house medical -type tenants as well. To build this development, the applicant is requesting that the city vacate an unused sewer easement. rt is zoned Business Commercial-Modified(BC-M). Within this The property zoning district a commercial office building, such as Mr. Tillges' proposed medical Office building, is a permitted use. The proposed development also meets the required setbacks and building requirements. However, in order to construct the building five feet from the south property line as proposed, the city must .vacate a 10 -foot -wide unused sewer easement that runs along the south property line of the site. The sewer easement was never used or developed .for its original purpose and is not required for this or any other p g development. The planning nnin commission should make a recommendation on the vacation of the sewer easement. -The design elements will be reviewed by the community design review board at their May 28, 20027 meeting. The development will then be presented to the city council for final approval at their June 10, 2002, meeting. Commissioner Ros sbach said in the future he would like to have a brief understanding of what is going to happen with the creek as this development progresses. creek would be piped underneath the round. The city will Mr. Ahl said the p p g put in a storm structure and pipe it through and fill over the top. ner Rossbach said for the record, he is going to object to doing Commissioner that when that time comes. Chairperson Fischer asked if the sewer is not in the easement the city has, is there an easement for the place where the sewer is. M r. Roberts said that is not necessary, it is city property. Commissioner Rossbach asked if the situation with the creek is going to en now or will that ha r happen pp pen in the futu p • reek has already been approved by the city Mr. AN said the piping of the c y pp council. • d wh didn't that issue o through the Commissioner Rossbach asked y g pg lannin commission? • improvement petitioned b the developer, so it Mr. AN said that is a public imp p Y been art of an review authority that ,the planning p would not have Y commission has. Commissioner Rossbach as y ked who the cit council had testify that putting a creek into apip e was a good idea? • and the cit engineering staff approved Mr. AN said the Watershed District y g g the plan. Commissioner Pearson said what is the setback from the build.ing to the south to Markham Pond? Mr. Roberts erts said he does not have that dimension. Chairperson Fischer asked theapplicant to address the commission. : Robert Till •ges, the developer at 1200 Junction Avenue in Maplewood, addressed the commission. He said he is just requesting the city approve the sewer easement so they can build this proposed project. Alan Kretman, with ProTerra Design Associates, Inc., addressed the commission. The setback to Markham Pond is about 60 feet. It will increase further to the south. There is an outlot structure controlling the pond which oes discharges g p north and u into the creek. This currently goes through a pipe and is outletted into the creek. The city is going to extend the same pipe. the record the Commissioner Trippler said forapplicant is his neighbor . across the street from his residence in Maplewood. Mr. Trippler contacted e if there was an reason why he should exclude himself M r. Roberts to see Y from the vote. The onlyreason he would have to eliminate himself from Tri ler would be benefitin in anyway from this proposal, and voting is if Mr. pp g he is not benefiting in anyway. Commissioner Trippler moved approval of the resolution on page 10 of the - staff report. This resolution is for the vacation of a 10 -foot wide unused ges Medical sewer easement located along the south property line of the Till Office g Buildin site. The reasons for the vacation are as follows: 1. It is in the public interest. 2. The sewer easement is unused. 3. The sewer easement is not needed for the proposed Tillges Medical Office Building development. seconded. A — Fischer, Mueller, Pearson, Commissioner Pearson se es y Rossbach, Trippler The motion passed. This goes to the cit council on June 10, 2002. a L MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MAPLEWOOD ROOM TUESDAY, MAY 28, 2002 d. Tillg es Medical Office Building — Hazelwood Street M Finwall said Robert Till es ispro-posingto develo a 3.57 -acre lot located south of Ms. g p Beam Avenue and east of Hazelwood Street. The proposal includes two phases of development. The first phase is a 2.3,094 -square -foot office building that will house Mr. p Tillges' existing prosthetics and orthotics practice currently located at 1983 Sloan Place, Maplewood, as well as other medical -type tenants. The second phase, to be constructed in the future, is an 11,778 -square -foot office building that will house medical -type tenants as well. To build pp requesting ild this development, the applicant is re uestin that the city approve the following: 1. The vacation of an unused sewer easement. 2. A comprehensive sign plan for a multi -tenant building with five or more tenants. p 3. Design review(site plan approval of overall development and architectural, landscaping, and lighting approval for the Phase 1 building). wall said the entire site must be graded in order to construct the Phase I building Ms. Fin and parking lot. With the grading of the entire -site, 18 large trees will be removed. The p g p city's tree reservation ordinance requires that all large trees removed on a property be replaced one for one, with a maximum of ten replacement trees per acre. A large tree is defined as a tree with a diameter of 8 inches measured from a 4 -foot trunk height, excluding box elders cottonwoods, and poplars. The applicant's landscape plan for both hases shows a total of 42 replacement trees, with .23.trees replaced with Phase and 19 trees replaced with Phase 11. Phase I will be constructed thisY ear and Phase II will be constructed in the future, as the market bears. Because the entire site is being graded, the soil on the Phase II portion of the development must be stabilized. As a condition of approval, the applicant should be required to sod or hydro seed the Phase II portion of the development within 14 days of completion of the Phase II grading. Theg rading plan shows grading onto the Maplewood Professional. Building's property to the north. The owners of the Maplewood Professional Building have agreed to allow thisradin and are willing to sign a temporary grading easement with the applicant. In g g addition, the grading plan shows grading onto the city -owned property to the south, adjacent the Hazelwood Avenue right-of-way. Grading in this area will remove 11 cottonwood trees and 1 poplar tree, 9 of which are within the city -owned land. As stated are not considered a large tree in the city's tree above, cottonwood and poplars g preservation ordinance. Nevertheless as a condition of allowing the grading on the city-owned property, the applicantq re should be required to lace all. 12 trees on the city property. p The' city g pp engineer has approved this grading, which will also be negotiated and addressed in the required developer's agreement. subdivision of the applicant's property Ms. Finwall said during the s pp s p perty from the Maplewood Cancer Center property to the north, a 30-foot driveway easement was platted on the Canc p p Y wests p side of the Maplewood Cancer Center's lot. This easement serves as access from Beam Avenue into the applicant's lot. r this development showed an expanded and shared The. original site _plan submitted for parking lot with the Maplewood Cancer Center to the north. This proposal was originally . turned down p wn b the Maplewood Cancer Center. Therefore, the applicant resubmitted plan with a 7-foot arkin -lot setback from the Maplewood Cancer. Center's the site p p g . . property. After reconsideration, the Maplewood Cancer Center is -now willing to work with the applicant to construct a shared parking lot. Staff supports a shared parking lot for several reasons. First, the Maplewood Cancer Center see experiencing ms to be ex eriencin a shortage in parking for their existing building. . hared parking lot will allow an additional access point for the Maplewood Second, the s p g Cancer Center property from Hazelwood Avenue. Third, the shared parking lot would .p p y create add parking additional arkin in front of the Tillges Medical Office Building and would be the best use of space within both developments. If the shared parking lot scenario is p will be future design review b the Community Design Review Board ..proposed in the g Y necessary. There are a total of 179 parking stalls proposed for the development, 107 parking stalls ' Phase I and 72 parking stalls constructed with Phase II. The 23,094 constructed with p g s quare foot Phase I building is broken down into office, laboratory, and storage space q g with 100 parking stalls required per city code. Assuming the 11,778 square foot Phase ' ace 59 parking stalls are required. The Tillges' development II building is all office space, p g exceeds the required number of parking stalls by 20 parking stalls. • exterior of two The Phase I building is attractive with an exte types of face brick, clear glass ffinished aluminum frames, and a timberline shingled roof. The roofline windows with pre s broken is the middle togive the appearance of two buildings, with an entryway constructed of brick pillars and a decorative metal trellis. Individual tenant entryways a stucco-look product), brick and sill cap pillars, with a are constructed of EIFS ( standing seam metal roof. The east elevation includes a rock-face block retaining wall upto4feet inheg g p height. The retaining wall is roposed to level a picnic/break area on the east side of the building. The landscape plan is an attractive amenity to the building with a variety of plants proposed along the foundation of the building. Throughout the Phase I portion of the development, 23 trees and additional plantings are also proposed. p The lighting plan shows p lights ole -mounted li hts within the Phase I portion of the development. The ole lights are proposed at an overall height of 27.5 feet. The p p g maximum light illumination is shown at the property line of up to 5.1 -foot candles. The gp Ii htin Ian must be revised to comply with the city's lighting ordinance which requires g that freestanding lights hts have a maximum height of 25 feet as measured from the ground 9p rade to the to of the luminary and that the maximum illumination at the property. line not to exceed .4 -foot candles. ' ordinance requires all multi -tenant buildings ......The city's sign ord s with five or more tenants to q g have an approved comprehensive sign plan. The Phase I building of the development pp will have up g to eight tenants, with additional tenants proposed in the Phase II building. Tenant wall signage proposed is 16 -square feet in area and will be placed within a dormer, above the tenant windows. The wall signs will be limited to the north and east elevations. - - din signs are also proposed. One sign will be placed along. ...Two. 20.5 foot high freestanding g p p g Hazelwood Avenue a g and one along. Beam Avenue. The two freestanding signs will t rior of the buildin ,,with brick columns and a decorative metal trellis. match the ex The e building ,,with sig display n will dis la the name of the development and the individual tenants. The applicant a should be required to revise the landscape plan to include landscaping around the base of each. sign. 'A sign easement for the TiIl es property is located along Beam Avenue, within the Cancer Centerproperty. This easement was a requirement of the original :.Maplewood Ca subdivision of the tworo erties. In order to ensure a 10 -foot setback for the p p freestanding sign from the Beam Avenue right-of-way as required by the city s sign code the easement must be increased in size. The applicant is working with the owners of the Maplewood Cancer Center to revise this easement. if the board is approving both site plans for Phase I and . Chairperson Ledvina asked pp g Phase 11? nt is re lan Ms. Finwall said the applicant requesting site q g p approval for the overall site. The Phase 11 building would have to come back for CDRB approval. As the applicant is grading the entire site for Phase I and Phase 11, it was staff's intent that the entire site be g g approved. However, there may be some- minor revisions to the site plan when the applicant brings Phase 11 back. Board member Olson asked how far apart the two phases are from being built? Ms. Finwall said the applicant has indicated it will be built as the market bears. Chairperson Ledvina asked if the pavement would be constructed in the first phase? Ms. Finwall indicated to board members where the first phase starts and ends. Chairperson Ledvina asked what the rational is to have the parking go out so far. He said it would seem that is a far distance for patients to walk to enter the building. inwall said currently there is a waterway that runs on the property. The applicant Ms. F y Y is proposing 20 parking spaces more than what the code requires. The applicant is also working p with the Maplewood Cancer Center to propose a shared parking area that would come back to the CDRB for approval. Boa rd ,member Olson asked if the annual 4th of July celebration and fireworks were p. going oin to be held at the park. Would it effect the construction of this development in anyway? ' id the annual celebration will be held at the ark and she is not sure if that Ms. Finwall said p will have any effect on the construction of this development. Chairperson Ledvina asked the applicant to address the board. Mr. Robert Tillges og f Till es Certified Orthotics and Prosthetics, Inc., Maplewood, addressed the board. He said Phase II would be built based on the need and how the ' I market goes. If somebody approaches. him for a medical facility he will take a medics g Y �pp look at it. 'Ledvina asked the applicant if he had samples Chairperson Led pp les of any of the building p materials and the color scheme they will be using. Mr. Tillges showed the board the samples of the base, brick, and EI FS -materials that arep roposed for this development. Board member Olson asked about the trellis. Mr. Jerry W. Anderson of Jamb Architects Inc., addressed the board. He said the trellis on the north elevation is 8 -feet deep, on the south elevation the trellis is 4 -feet deep. Chairperson Ledvina asked how the windows would look. ' window trims are going to be a green color with a blue tint. The Mr. Anderson said the g g window themselves are clear glass with mullion bars painted to match the windows. The thin 1/2 -inch divider strips between the sheets of glass will be colored to match the window frames. They will be using that same color for the roof edges and trellis. Chairperson Ledvina asked if there is a possibility of eliminating some of the parking on the southwest? Mr. Anderson said no. He said there is a difference between the parking requirements for office and shopping use asspecified in the city code compared to the actual parking needs of a medical use. There are usually 5 stalls per 1,000 square feet of building r . The problem is that medical facility-parkingneeds are different. There are peak area. p times .where more parking is needed. More and more medical facilities are building the parking lots for 6 stalls per 1,000 -square -feet of building area. The problems of running p g into the peak times would be eliminated then. id employees could access the building Mr. Tillges sag from the backside of the building as well so the p employees will ark on the southwest side of the site. This allows more room for thep atients to park closer to the entrance of the building on the side. Ledvina asked the applicant if the Chairpersonpp Y had considered downsizing the Hazelwood sign to appear more residential in 'character, Making it the size of a monument type sign? Mr, Tillgessai _the reason they chose that design for the sign is because it reflects the design and the character of the building. The sign would be the same at both entrances. Mr. Anderson said if the sign is going to be a concern because .it would be backlit, they . g g g couldp ut it on a timer to shut off at night as to not bother the neighbors. Ledvina said his thou ht was to downsize the sign and still keep the same Chairperson g elements. p it is possible. But while traveling Mr. Anderson said g down the road the smaller the lettering the more difficult it is to see or read. There are many tenants in the building. as well. Board member Shankar asked what were the total heights of the signs? Ms. Finwall said they would be 20.5 feet high. Chairperson Led viva said since it is in a residential area, a scaled down version of the sign would be more appropriate. nkar asked Mr. Anderson wh Board member Sha Y there was a break in the building roofline. Mr. Anderson saidTillges the Till portion of the building is 90 feet in width and the rental p g portion is 78 feet in width. Over the dumpster enclosure for the Tillges portion is a flat roof. Chairperson Ledvina asked what board members thought of the sign plan. Members are reviewing comprehensive rehensive sign plan as well. p ' sign will be located quite a was down from the Hazelwood Street Mr. Tillges said the g q Y residential area. said it is also the only commercial building in the area so there ,Chairperson Ledvina Y would-be no other sign competition. He thinks if somebody were driving, down Hazelwood Street they would be sure to see this site, even with a smaller sign. ded a lot of issues in this develo merit for the City of Mr. Tillges said he has conce p Maplewood. The sign lets people know where they will be. His request is to approve p this signproposal based on the fact that seniors do account for a large amount of his p p _ cliental said she has an elder) father who would have a difficult time . Board member Olson s Y in an office without large, clear signage. She believes it is important for the elderly finding g e to read large legible wording on a sign. Having the word Hazelwood on the sign can be . g .g confusing for people because there are other buildings with Hazelwood on the sign. p Id be pointed out that if the CDRB recommends e city to th _ Ms. Finwall said it show council that a smaller si non Hazelwood be proposed, the applicant has the opti on of g appealing that decision to the cit council. The city sign ordinance would allow up to, 25 pp g y feet in height at the property line with increased height as it goes back from the property g p p Y ' ht of size of the sin is allowed per the city's sign ordinance. The. _ line. The height g applicant is also allowed to have two freestanding signs if the signs are located on a corner,: which this is because of the access onto Beam Avenue. Board member Shankar said h e has more of an issue with the 20 -feet wide part of the . sign. He is okaywith the height of the sign. y Boardmember Olson asked if the could reduce the width of the brick columns and _ - remove the trellis on top? Mr. Anderson said the p g problem with reducing the brick columns is the truss ' systems are made up for four feet on center. There are four trusses on one entry and three trusses on another entry. Settingu a jig to change the truss size significantly adds to the cost p of the job. member Shankar asked if the two columns could be moved in? Board- memb . Board member Olson said she realizes the cost factor and maybe the truss. size could stay. Could y just the make the columns smaller and move them in three feet? within the cit ordinance and it should remain the way it is. Mr. Tillges said the sign falls y He said he has one through so much expense redrawing these plans three proposed. H g g times already and it has put a cash burden on them as it is. Mr. Tillg es said he would want some consideration from the CDRB on this. You could debate this item all night. We have made a number of concessions on this whole development and he would like some consideration and have the CDRB okay the sign plan. Board member Olson said the CDRB has no problem with the proposed plans for this site other than the size of the signs. Chairperson Ledvina said the CDRB is in the process of revising the sign ordinances to prevent these types of large signs. In the future a sign like this would probably not be allowed. It does technically meet the sign ordinance but that sign ordinance is over 20 years old and needs to be revised. The CDRB recognizes the problem with the sign. ordinance and is just starting to make revisions regarding sign sizes. Board member Olson asked if there was a way to shrink the size of the sign down a bit? Mrs. Tillges said economically there isn't. Chairperson, Ledvina said maybe the board could make a recommendation to the p Y applicant that they reconsider the scope of the sign and leave it up to the applicant and staff to come to some type of an agreement. Board member Shankar said he thinks the applicant should make the columns smaller and move the sign in three feet. Leave the truss size the same. Just, change the 5 lines to 4 lines on the sign and relate the. lines to the brick banding. If there were eight tenants in the future, then they could put a line down the middle of the sign and have eight tenant names. This would reduce the width of the sign by three feet making it 17 feet wide instead of 20 feet wide. Mr. Anderson said the went to a sign company to have the sign designed for the insert y g p Y and the backlighting. Mr. Till es said he liked the recommendation by Mr. Ledvina. This would allow them to review the sign and come to an agreement with staff. He would like to leave the sign as it is. Even may though it be less expensive to have it three feet smaller he would like to Y leave the sign as it is proposed. Board member Olson said she understood the truss size was the biggest expense. The pp ro osal the board had offered would make the sign less expensive for the applicant by making it three feet .smaller. Mrs. Till es said it also makes the sign face three feet smaller, which is pretty g significant. She said if you look at the whole proposed development the sign is in proportion with this development. Board member Olson said this is one thing the CDRB is struggling with as a committee Cwith reviewing g exam the sign ordinance. An le of this is the Birch Run Station sign. The p comparison sign is sized in with the development and that sign is way too large. Board member said it is not app appropriate, riate, it is intrusive, it is overpowering and it, is unattractive. The proposed sign for the Tillges project is not any of those things. It is very attractive. However, 'it is also on a smaller, narrower street. She doesn't really want to see the brick towers on the side of the street. She understands the need for the text to be legible. She is struggling with the brick columns and the width. of the sign g gg g being 20 -feet wide. Mrs. g Tillges said the sign would still be three feet narrower. Again they are working with g theg eriatric population who need to see the sign. M r. Anderson said narrowingthe sign three feet would make the face of -the sign 25% smaller and that is quite significant. member Shankar moved to approve Robert Till Board me pp es' comprehensive sign plan for g the Tillges Medical Office Building with the following conditions: (changes are in bold) a. Repeat this review in two ears if the cit has not issued a sign permit or p Y Y parking lot permit for this project. Prior to issuance of a sign the b. gn permit, applicant will submit or complete the following: 1 A revised sign easement for the proposed freestanding sign on the g p p Maplewood Cancer Center property at 1580 Beam Avenue. The revised easement must encompass the proposed placement of the sign with a 10 -foot setback from the Beam Avenue right-of-way. 2) A revised landscape plan showing landscaping around the base of both freestanding signs ns to include low -maintenance perennial shrubs and flowering plants. 3) A revised freestandingsign p g Ian showing the footing detail and verification of an 8 -mile -per -hour wind load capacity to be approved by the building official. 4 - A revised lighting pIan showing the proposed lighting source for two freestanding signs and photometrics for the two signs. tenant wall signs for the Phase I building C. The g g (Tillges Medical Office Building) are limited to the north and west elevations only. ht by 8 feet in width and tenant wall signs are limited to 2 feet in height d. g g must be placed within the dormer above the tenant's window space. The tenant wall si ns for the Phase II building are not e. g approved with this proposal. f. Two freestanding g signs are approved (overall size is 20.5 feet in height, 17 feet in width). One freestanding sign is to be located with a 10 -foot setback to the Hazelwood Avenue right-of-way'. The second freestanding s g sign to be located within a sign easement located on the Maplewood Cancer Center property at 1580 Beam Avenue. g. A timer shall be installed on the Hazelwood Street sign that turns the sign lights off at 10:00 p.m: h. Al I work approved a p shall follow the roved Fans. The director of community development may approve minor changes. 3. Board member Shanka approve p r moved to a the dans date-stamped January 257 February12 February 18, April 11, and May 8, 2002, for the overall site plan and the , ry p Till es Medical Office Buildin development. The city is Phase I portion of the g g ns based on the findings required b approving these plans g q Y the code. The applicant shall do the following: ( changes are in bold) y y a. Repeat this review in two ears if the cit has not issued a building permit for this project. b. The Phase II portion og f the Till es Medical Office Building Development is not approved with this approval. ' of a grading or building permit, the applicant shall submit or c. Prior to issuance g g g complete the following: agreement and cash surety 1) A signed developer'sg Y to the city which covers the following: assurance of construction of the sanitary sewer, storm sewer, and water main; temporary grading easement for grading conducted on city property; acquisition of city property; and engineering review charges. 2) A survey completed by a registered land surveyor showing the following: existing conditions, all easements located on the property (identify the extent and interest for each easement, and location of the Phase I building andarkin lotA registered land surveyor must also stake the location of p g. the building on the property. 3) ' grading, drainage, utility and erosion control plans .which meet A revised g g, g Y conditions and requirements of the assistant city engineer outlined in his memorandum dated April 11, 2002. 4) A revised landscape p sca a Ian that shows 12 replacement trees to be installed ' rt within the area of the roved temporary grading on city property pp easement. ' should also identify the planting- species, sizes and The revised .plan y p g quantities. . City code requires i 'res deciduous trees to be at least 2'/2 inches in caliper, balled and burls ed. Coniferous trees must be at least six feet tall. 5) ' plan that shows all ole lights to be a maximum of 25 A revised lighting p p g ' measured from round rade to the top of the luminaries, feet in height, g g and the maximum light intensity at all property lines not to exceed .4 -foot candles. 6 lewood temporary A tem ora grading easement for all proposed grading on the Maplewood Professional Building property at 1560 Beam Avenue East. 7) An agreement that authorizes the construction of a portion of the parking lot within the storm water drainage easement located along the north ' of the southern le of the property (Easement Document property line g Number 3031096. The agreement must be signed by the Maplewood Cancer Center property owner at 1580 Beam Avenue East and all other Ca p p Y parties with interest to the easement. 8) ' cation of portions of. the County Ditch No. 18 The vacation and relocation nt to match the proposed culvert extension (Ditch Easement easement p p Document No. 2207724. The new easement must be recorded with Ramsey Y Count and shall be subject to the approval of the city engineer. 9) ' utility Ian showing the location of a fire hydrant to be approved A revised utility p g , by the city's fire marshal. 10) Place temporary orange safety fencing at the grading limits, including around all trees to bep reserved (construction fence to the drip line of the trees). d. The applicant shallp g complete the following before occupying the building: 1) in -ground lawn irrigation system for all landscaped areas. Install an iY n g g 2 Install all required Phase I Landscaping on the site and install 12 replacement trees on the city property located to the south of the site. 3 Sod or hydro seed the Phase 11 portion of the development within 14 days of completion of the Phase 11 grading. 4) Install continuous concrete curb around the parking lots and drives, including g installin concrete curb along the two proposed driveway extensions into the Phase 11 portion of the development. 5) Pave all driving surfaces. 6) Install a fire hydrant. e. If any a Y may required work is not done, the cit allow temporary occupancy if: Y 1 The cit determines that the work is not essential to the public health, Y . safety or welfare. 2 The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150 percent of the cost of the unfinished work. Any unfinished Landscaping shall be completed by June 1 if the building is occupied in the winter or within six weeks if the building is occupied in the spring and summer. 3 The cit receives an agreement that will allow the city to complete any Y g unfinished work. f. All work shall follow thea roved plans. The director of community development pp may approve minor changes. Board member Olson seconded Ayes — Ledvina, Olson, Shankar The motion passed. Ms. Finwall said this goes to the city council on June 10, 2002. � i TO: FROM: SUBJECT: DATE: Introduction AGENDA ITEM -dl AGENDA REPORT Richard Fursman,. City Manager Charles Ahl, Director of Public Works/City Engineer Action by Council Date Endorsed Modred__�_.:...�,.,,,,�, Rejected J English Street (Cope to Frost) Improvements, City Project 01-14 Assessment Objections June 3, 2002 On May 20, 2002, the city council received six assessment objections at the English Street assessment hearing. Recommendations on action for each of the six objections are provided for the council to revise or confirm the final assessment roll for the project. Background The proposed assessments for the English Street project were submitted to the city council for adoption at the May 20, 2002, meeting. Residents were provided with the required 14 -day advance notice of the city's intent to levy the assessments, and the residents were required to file a written notice if they objected to the assessment amount. Six property owners provided the written objection as follows: 1. Duane Gudknecht, 2002 English St: requests future development deferment along with interest free. 2. Andrew and Cornelia Williams, 1290 Belmont Lane E.: request senior citizen deferment. 3.- Domingo Bernal, 2200 English St.: severe hardship, appears to request senior citizen deferment. 4. Richard Revit, 1997 English St: requests senior citizen deferment. 5. Nicholas Aiiksyuk, 2207 English St: requests a senior citizen deferment. 6. Lester Volkman, 2021 English St: requests a senior citizen deferment. Recommended Adjustments The following action is recommended on each request: 1. Duane Gudknecht, 2002 English St: Remove 2 half unit street assessments and 2 half unit utility assessments, and establish cash connection charges for utility assessments, subject to a final agreement to be finalized by the city engineer. Deny request for interest free deferment. 2. Andrew and Cornelia Williams, 1290 Belmont Lane E.: Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. 3. Domingo Bernal, 2200 English St.: Grant senior citizen deferment, subject to final approval by the city, engineer of needed documents. 4. Rica English rd Revit 1997 En lish St.: Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. 5. Nicholas Aliksyuk, 2207 English St.: Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. 6. Lester Volkman, 2021 English St.: Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. Recommendation Staff recommends that the cit council approve the attached Resolution for the Adoption of the Revised Assessment Roll for the English Street Improvements, Project 01 -148 RCA Attachments: Resolution RESOLUTION ADJUSTMENTS TO ASSESSMENT ROLL WHEREAS, pursuant to a resolution adopted by the City Council on April 8, 2002, the assessment roll for the English Street Improvements, City Project 01-14, was presented in a Public Hearing format, pursuant to Minnesota Statutes, Chapter 429, and WHEREAS, six property owners filed objections to their assessments according to the requirements of Minnesota Statutes, Chapter 429, summarized as follows: 1. Duane Gudknecht, 2002 English St.: requests future development deferment along with interest free. 2. Andrew and Cornelia Williams, 1290 Belmont Lane E.: request senior citizen deferment. 3. Domingo Bernal, 2200 English St.: severe hardship, appears to request senior citizen deferment. 4. Richard Revit, 1997 English St.: requests senior citizen deferment. 5. Nicholas Aliksyuk, 2207 English St.: requests a senior citizen deferment. 6. Lester Volkman, 2021 English St.: requests a senior citizen deferment. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD, MINNESOTA: A. That the City Engineer and City Clerk are hereby instructed to make the following adjustments to the assessment roll for the English Street Improvements, Project 01-14: 1. Duane Gudknecht, 2002 English St.: Remove 2 half unit street assessments and 2 half unit utility assessments, and establish cash connection charges for utility assessments, subject to a final agreement to be finalized by the City Engineer. Deny request for interest free deferment. 2. Andrew and Cornelia Williams, 1290 Belmont Lane E.: Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. 3. Domingo Bernal, 2200 English St.: Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. 4. Richard Revit, 1997 English St.: Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. 5. Nicholas Aliksyuk, 2207 English St; Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. 6. Lester Volkman, 2021 English St.: Grant senior citizen deferment, subject to final approval by the city engineer of needed documents. B. The assessment roll for the English Street Improvements as .amended is hereby accepted, a co of which is attached hereto and made a part hereof. Said assessment roll shall constitute the special assessment against the lands named therein, and p ' copy each tract of land therein included is. hereby found to be benefited by the proposed improvement in the amount of the assessment levied against it. C. Such assessments shall be payable in equal annual installments extending over a period Y of 15 ears, the first installments to be payable on or before the first Monday in -January 2003 and shall bear interest at the rate of 6.0 percent per annum from the date of the adoption of this assessment resolution. To the first installment shall be added interest on the entire assessment from the date of this resolution until December 31, 2002. To each subsequent installment when due shall be added interest for one year on all unpaid installments. D. The owner of any property so assessed may, at any time prior to certification of the assessment to the county auditor, but no later than July 31, 2002, pay the whole of the assessment on suchrope�Y , with interest accrued to the date of the payment, to the city clerk, p except that no interest shall be charged if the entire assessment is paid within 30 days from the adoption of this resolution; and they may, at any time after July 31, 2002, pay to the county auditor the entire amount of the assessment remaining unpaid, with interest accrued to December 31 of theyear in which such payment is made. Such payment must be made before November 15 or interest will be charged through December 31 of the next succeeding year. E. The city engineer en and cityclerk shall forthwith after July 31, 2002, but no later than August 31 2002, transmit a certified duplicate of this assessment to the county auditor to be tended on the property tax lists of the county. Such assessments shall be collected and paid ex p p Y over the same manner as other municipal taxes. Adopted by the council on this 10th day of June 2002. AGENDA ITEM AGENDA REPORT Action by Council ' Manager Date TO: Richard Fursman, City g Endorsed FROM: Charles Ahl, Director of Public Works/City Engineer Modified Rejected r SUBJECT. Gladstone South Neighborhood Street Impprovements City Project 00-03: Assessment Objections DATE: June 3, 2002 Introduction On May 20, 2002, the city council received 12 assessment objections at the Gladstone South Neighborhood Street Improvement assessment hearing. Recommendations on action for each of the 12 objections are provided for the council to revise or confirm the final assessment roll for the project. Background The proposed assessments for the Gladstone South Street project were submitted to the city council for adoption at the May 20, 2002, meeting. Residents were provided with the required 14 -day advanced notice of the city's intent to levy the assessments, and the residents were required to file a written notice if they objected to the assessment amount. Twelve property owners provided written objection as follows: 1. Donald and Viola Chase, 1838 Manton Street: request a senior citizen deferment. 2. Richard Dean, 1881 Ide Street: states that his property was previously assessed for storm sewer as part of Frost Ave. 3. Lawrence Redeker, 1415 Price Avenue: requests a correction to error on number of units. 4. Mary and Phillip Nalewaja, 1878 Ide Street: request senior citizen deferment. 5. Helen Reider, 1893 Ide Street: requests a senior citizen deferment. 6. Robert E. Jones, 1839 Birmingham St.: opposed to assessment since no work is done on street. 7. Gloris Rehak, 1830 Birmingham St.: opposed to storm assessment since work is done in other area. 8. Marilyn Grant, 1840 Birmingham St.: opposed to storm assessment due to no improvements in area and Birmingham was done as a model project. 9. Tom Mathisen, 1843 Clarence St.: objects to assessment on two undeveloped lots for storm sewer as no benefit is received from the improvements. 10. Richard C. Moore, 1877 Dieter St: requests senior citizen deferment. 11. Jerome C. Musial, 1883 Dieter St.: requests revision to assessment because the amount is a lot to pay. 12. Edward Jungbauer, 1435 Price St.: requests disability deferment. Recommended Adjustments The following action is recommended on each request: 1. Donald and Viola Chase, 1838 Manton Street: Grant senior citizen deferment. 2. Richard Dean, 1881 Ide Street: property was previously assessed. Remove storm sewer assessment. Remove 1894 Ide Street storm assessment as well. 3. Lawrence Redeker, 1415 Price Avenue: Remove 1 street unit assessment of $4,000. 4. Mary and Phillip Nalewaja, 1878 Ide Street: Grant senior citizen deferment, subject to receipt of necessary documents to be approved by the city engineer. 5. Helen Reider, 1893 Ide Street: Grant senior citizen deferment, subject to receipt of necessary documents to be approved by the City Engineer. 6. Robert E. Jones, 1839 Birmingham St.: Deny objection as benefit is received for drainage improvements in area. 7. Gloris Rehak, 1830 Birmingham St.: Deny objection as benefit is received for drainage improvements in area. 8. Marilyn Grant, 1840 Birmingham St.: Deny objection as benefit is received for drainage improvements in area. No commitment that there would not be a future storm sewer assessment for the model project. 9. Tom Mathisen, 1843 Clarence St.: Remove two undeveloped lot assessments for storm sewer as no benefit is received from the improvements. 10. Richard C. Moore, 1877 Dieter St: Grant senior citizen deferment, subject to receipt of necessary documents to be approved by the city engineer. 11. Jerome C. Musial, 1883 Dieter St.: Deny revision to assessment. Benefit received. 12. Edward Jungbauer, 1435 Price St.: Grant disability deferment, subject to receipt of necessary documents to be approved by the city engineer. Recommendation Staff recommends that the city council approve the attached Resolution for the Adoption of the Revised Assessment Roll for the Gladstone South Neighborhood Street Improvements, Project 00-03. RCA Attachment: Resolution RESOLUTION ADJUSTMENTS TO ASSESSMENT ROLL WHEREAS, pursuant to a resolution. adopted by the City Council on April 8, 2002, the assessment roll for the Gladstone South Neighborhood Street Improvements, City Project 00-03, was presented in a Public Hearing format, pursuant to Minnesota Statutes, Chapter 429, and WHEREAS, twelve property owners filed objections to their assessments according to the requirements of Minnesota Statutes, Chapter 429, summarized as follows: 1. Donald and Viola Chase, 1838 Manton Street: requests a senior citizen deferment. 2. Richard Dean, 1881 Ide Street: states that his property was previously assessed for storm sewer as part of Frost Ave. 3. Lawrence Redeker, 1415 Price Avenue: requests a correction to error on number of units. 4. Mary and Phillip Nalewaja, 1878 Ide Street: requests senior citizen deferment. 5. Helen Reider, 1893 Ide Street: requests a senior citizen deferment. 6. Robert E. Jones, 1839 Birmingham St.: opposed to assessment, since no work is done on street. 7. Gloris Rehak, 1830 Birmingham St.: opposed to storm assessment, since work is done in other area. 8. Marilyn Grant, 1840 Birmingham St.: opposed to storm assessment due to no improvements in area; and Birmingham was done as a model project. 9. Tom Mathisen, 1843 Clarence St.: objects to assessment on 2 undeveloped lots for storm sewer as no benefit is received from the improvements. 10. Richard C. Moore, 1877 Dieter St: requests senior citizen deferment. 11. Jerome C. Musial, 1883 Dieter St.: request revision to assessment because the amount is a lot to pay. 12. Edward Jungbauer, 1435 Price St.: requests disability deferment. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD, MINNESOTA: A. That the City Engineer and City Clerk are hereby instructed to make the following adjustments to the assessment roll for the Gladstone South Neighborhood Street Improvements, Project 00-03: 1. Donald and Viola Chase, 1838 Manton Street: Grant senior citizen deferment. 2. Richard Dean, 1.881 Ide Street: property was previously assessed. Remove storm sewer assessment. Remove 1894 Ide Street storm assessment as well. 3. Lawrence Redeker, 1415 Price Avenue: Remove 1 street unit assessment of $4,000. 4. Mary and Phillip Nalewaja, 1878 Ide Street: Grant senior citizen deferment, subject to receipt of necessary documents to be approved by the city engineer. 5. Helen Reider, 1893 Ide Street: Grant senior citizen deferment, subject to receipt of necessary documents to be approved by the city engineer. 6. Robert E. Jones, 1839 Birmingham St.: Deny objection as benefit is received for drainage improvements in area. 7. Gloris Rehak, 1830 Birmingham St.: Deny objection as benefit is received for drainage improvements in area. 8. Marilyn Grant, 1840 Birmingham St.: Deny objection as benefit is received for drainage improvements in area. No commitment that there would not be a future storm sewer assessment for the model project. 9. Tom Mathisen, 1843 Clarence St.: Remove 2 undeveloped lot assessments for storm sewer as no benefit is received from the improvements. 10 Richard C. Moore, 1877 Dieter St: Grant senior citizen deferment, subject to receipt of necessary documents to be approved by the city engineer. 11. Jerome C. Musial, 1883 Dieter St.: Deny revision to assessment. Benefit received. 12. Edward Jungbauer, 1435 Price St.: Grant disability deferment, subject to receipt of necessary documents to be approved by the city engineer. B. The assessment roll for the Gladstone South Neighborhood Street Improvements, as amended, is hereby accepted, a copy of which is attached hereto and made a part hereof. Said assessment roll shall constitute the special assessment against the lands named therein, and each tract of land therein included is hereby found to be benefited by the proposed improvement in the amount of the assessment levied against it. C. Such assessments shall be payable in equal annual installments extending over a period of 15 years, the first installments to be payable on or before the first Monday in January 2003 and shall bear interest at the rate of 6.0 percent per annum for the date of the adoption of this assessment resolution. To the first installment shall be added interest on the entire assessment from the date of this resolution until December 31, 2002. To each subsequent installment when due shall be added interest for one year on all unpaid installments. D. The owner of any property so assessed may, at any time prior to certification of the assessment to the county auditor, but no later than July 31, 2002, pay the whole of the assessment on such property, with interest accrued to the date of the payment, to the city clerk, except that no interest shall be charged if the entire assessment is paid within 30 days from the adoption of this resolution; and they may, at any time after July 31, 2002, pay to the county auditor the entire amount of the assessment remaining unpaid, with interest accrued to December 31 of the year in which such payment is made. Such payment must be made before November 15 or interest will be charged through December 31 of the next succeeding year. E. The city engineer and city clerk shall forthwith after July 31, 2002, but no later than August 31, 20029 transmit a certified duplicate of this assessment to the county auditor to be extended on the property tax lists of the county. Such assessments shall be collected and paid over the same manner as other municipal taxes. Adopted by the council on this 10th day of June 2002. AGENDA ITEM AGENDA REPORT Actkm by Comma Date_ TO: City Manager,Endorsed FROM: Assistant City Engineer ��• , SUBJECT: 7:00 Public Hearing, Eldridge Avenue Improvements, City Project 01-29: Revise Date for Public Hearing DATE: June 3, 2002 Introduction/Summary On May 28, 2002, the city council approved a resolution setting the date for the public hearing for the Eldridge Avenue Improvement project. A clerical error occurred that requires a revision to the hearing date. Adoption of the attached resolution revising the hearing date is recommended. Background The May 28th resolution established the date for the public hearing. Legal requirements provide for published notice at least 10 calendar days prior to the public hearing. An error in communication between the engineering staff delayed publication of that notice. A two-week delay in the public hearing is needed to maintain legal requirements. Discussion To ensure that the project schedule is not unduly affected by this delay, staff recommends that the city council authorize the city engineer to begin preparation of engineering plans prior to ordering the project. This has been a neighborhood -petitioned project and staff does not anticipate many project -related issues by the neighborhood. Recommendation It is recommended that the city council approve the attached resolution Revising Public Hearing Date for the Eldridge Avenue Improvements, Project 01-29 and authorize the city engineer to begin preparation of engineering plans. CMC jW Attachments — Resolution Site Map RESOLUTION APPROVING REVISING PUBLIC HEARING DATE WHEREAS, pursuant to resolution passed by the city council on May 28, 2002, a date of June 10, 2002, was set to hold the public hearing for the Eldridge Avenue Improvement Project, Project 01-29, and WHEREAS, a clerical error occurred such that legal notice as required by resolution did not occur for proper notification of said item. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MAPLEWOOD, MINNESOTA: A hearing shall be held on .the 24th day of June, 2002, at the city hall at 7:00 p.m. to pass upon such proposed improvement and at such time and place all persons owning property affected by such improvement will be given an opportunity to be heard with reference to such improvement. Mo.= R 291 p C3 op 4Q O all is lice so W Z w F— w Lu (L cm ir <-4 5 . . . . . . . . . . . . co) x co co a- U co M Lo 10m UA co HH CL . . . . . . . . . . . . ft Mo.= • ME -1 lk—w]W�r—iVm 4,4 M iltm-i ""• 0- 1 I .0 81 0 0 (D > tv 0 0 CL CD 4) E X_ w ��-�ii r� 0o, coi 0 flu=i� = Elf- WAI d) -0,0 • jumliffilik MINION& • AS N.- rAT 0 r MEN CL >% -59; E v■ o D bTel 0 0 Lo cc 00 a Q ram AW 0 4) U) OKA 0 1 U WAXIA -5 )1A IMM 4) eel CEO "o 0 (01) U) 0 "o CL 4) 4) w o 0 C= R 291 p C3 0111foZo-ps All all is lice so ir • ME -1 lk—w]W�r—iVm 4,4 M iltm-i ""• 0- 1 I .0 81 0 0 (D > tv 0 0 CL CD 4) E X_ w ��-�ii r� 0o, coi 0 flu=i� = Elf- WAI d) -0,0 • jumliffilik MINION& • AS N.- rAT 0 r MEN CL >% -59; E v■ o D bTel 0 0 Lo cc 00 a Q ram AW 0 4) U) OKA 0 1 U WAXIA -5 )1A IMM 4) eel CEO "o 0 (01) U) 0 "o CL 4) 4) w o 0 C= Agenda # C. - / MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: House Moving LOCATION: Sylvan Street, North of Larpenteur Avenue APPLICANT: Bart Crockett DATE: June 5, 2002 INTRODUCTION Mr. Bart Crockett is asking the city council to allow him to move a house and a detached garage from Oakdale to a vacant lot on Sylvan Street. The house is one story with a white stucco exterior. BAC KG RO U N D On May 28, 2002, the city council first considered this request. The council tabled making decision about the proposal so the applicant could put together a detailed list of cost estimates for the project. DISCUSSION Mr. Crockett supplied staff with the project cost information starting on the next page. His total cost estimate for the house moving and the repairs is about $34,000. I have attached my original memo (dated May 9, 2002) that has the rest of the information about this proposal. RECOMMENDATION Approve the moving of a one-story stucco house and a detached garage for Bart Crockett to the lot south of 1754 Sylvan Street. The city approves the proposed site plan and dwelling orientation as shown in the memo dated May 9, 2002. This approval shall be subject to the conditions of approval as written in the memo dated May 9, 2002. P:sec 18/sylvan house move 2.doc Attachments: 1. Project Cost Estimate date-stamped June 5, 2002 2. Memo dated May 9, 2002 T.:. . .:•' , x- 'Attachment- 1 . ...........•................. - ....._ ....... ..... ......... . _.... _ .... ............. _... :.: . . .' ". := .... - .:..._...:.................. .... . ..00......10..:... , ...-.................. ..... , ' :...:.. ,:......... .y. _ .:.... _.:...... _ ...... , . . . .J..!, r:pw ,:JJ.;: }Y{^: +:1ir. 0'001::. yrG .i('" .. .::1' .. r..... "(i"' <• '•: r.: w • •• .. • ... .' • .. .n.. ..., . ?; f _'-•r!a'"::rpt-. rrR.i•i•:nf;:•nn;rt v:•[:,gwy�%wy-?rr k rt.:w _., ,• J:Yli ... n .,, a .,<.k. .r.: d..: tr•,%- :D;p ,. �L:w .. . ,•5r. .,es,:rnra.,e ... ... ... :+rw.aeNr ._,y..rr,rwf•+:,�s.•uI>wk,•.,irt„ u•{v...r 4 i ..�ral.>w:.o-<K'.,,e,a.,.i..rrs.,.,a.u�:....gin - .-A. .« . :?: #,y.. i� ._. at.... t� . -/--. . _ r.: 0110 ;...J.,, .:,:.L,,,ar.; :.:.. . , � . . . - I ... - .. - .. .......... f ..... ... ..c. ^:r. r, :Si••:,r„a,Ggkarvwd:-:r:: :i .• .. :.:...:.. r...t,...v. ,..'!,;! ..-.:..:: .....:. ;.. .. •:.`:.::._. ... ... .':,,4:: }Ynji:,l �MJYrry.:..a.r._:it-.... nwra�..-,._.- n,."a:u:..,n,au..4i.J,Ati.Z---,•lri..ttr:1 r.n '..v;'!T: . :♦. '..9,:,: �,:_:••,S•e.n,.•r'r•.,.'Y•n..:w.,.•r. -.. . r: �. .. . , ...+. .... ... ._.. .. • .. . . .s . .• .. :' ::.«t,.,••.n:r., v-.••... .. _. •r':Yt- h- - 3aw ;«t'•_.tr;;t..-w ..r\. 1:". ♦ , . . .. r-,T,'ri; ..-.rl:hTir•1. n .t r. :nivji"" w,Gy,:: n::ai:•... '.La"•I%sa: a• ,... ...ra 4wt . -:• -- . 1 �+-t,-.i•�, . �,-,-J!:.tr,- -`M.,.•:4,r.:•>,.•r:n•:r:,-,,,,%:�:,Y n .. .rc: ,:>w '. Yrz,•ti.u: :,a•:•:„,rmar-•v:::r. s;�•t: :s:. �0- * . . . . . . i 11 , ..... i,. .K.L. + t ..,t,...._a.J....,K - .J a:ln, _ . 9i'Il-n t,�F ::. e . prr, .. "pis J. ali"Y. iL-,.:.::,i 4': ' 1Y i 11 u.: :: j -.r.; ', ... .-: ^,t. ,:. ,-. ...:.... .. �ai�+rr��„ •�,,.4 ,t,K,• {i,ti�ir,-.moi^ft-/�Y:i3.u: xrrrdni:i•ltln.\t„nwtr:t'.:4':y'::ruvA-:: r }. . :•.5:. •• : ". ,'; i ?... ,...:•M_ .r, •,;nj::.: r.pa..:tl,r^:r.r..t,.r ".. •:: tray-rw''Cy'Y) �tfr:U„ilC4a'::,:4v/:M';:t:rftnr:w:n-a .,..^..-,l'i/n'-.:.vrr :iC:�vt4 .. n!::i VYGI'2.,•-r v w ' ,'. :: .. . .. t..... .. .-. .. .. .... .ir-. ... .n.-i4u J. .. ..?;•A.,yl,w.u.,,.vn-.:rY.-Fr,•-_i.a K•r. . t .. ,.rn. >. ,1 .., f,a+) [ l J i, N7r:-wi.'Wi. w.l•�i. ...1'.w S [�..._,i / •.} *'r j ) SJ . . e , 'f is _ .. f •r.v .0.1..00:-.n..a...:'+:.. - .. _ b r•ka4.•_.} . 4 Yv r VEY"Svrv„ : l'' 1 .. J .. .t'i - P ,8 1 :. :.... .. �y'mow .. ..a .. 110.0:•, jr I " . .".."....l. -,-.;-.,,,-.',:.Z ... ....'-e-, -, -" -:­--�; ... 11 "!-- ­ � }Z�; IF-- : ��l!,�•� :: :. ; : : }.: ,.l. o',7.,...... ?. ,:L:rw. nrca-.♦w- .-uat• _ h::rnrHr;•,:,>_,•;p n:�•n:i•. . . . . I .-911-�". -.":!, . . . --- -002----- . . "', .. '•) - ;ny :{000;..0 11:'.:taa,rpr.r M -+z : ).•..-a-.r.' ,' . , 2 -.-.. - -- 'F'i :' r 4M1':?ilif+"r _ 'tai•,w .+"W:J::r"_..!..}Y..,ri;�a4:in4¢��::L:•:«•J.H.'rw•w: t,tN+t^rn:unrvuyt::,,:.sa+xa'...:>w....A•N ai.i r..>•,:o•w,,.-rt: U.,y}-_ ...... s .. .. , -, .. . . i.' •L * , - * ,' , : .. ..... . . . . .oa :.J. -k", , .r"g :--. - .. .�1y�i .91 ... - ..S . :•rrirnrJ- . .. . . ':. Mip�....- - - ..I. .. 00 . , .. i4-..- ir , � - :,.:':",;L I ... ::,«nM ,.n . .. . .`-, i . . ... ..... .. ..' . .. .. . .. .......•T:«:: ..+r:.:>Y•vaG.JKr„?r4'Nf^.•• T: J�r,vywv% r:: v:,w.:r». ..j -) .... ., -d - *1 - .. A .t, -�---- r ; r: r. "w:�j.�r;a4�;,jya".�IJ;:ta,.ti. �t:,cy',:o::n•,s:,-;.•-•::•, rr - .. .. .::J1,rA'•a._!J;>:t ,. ...:;.;..: :..r "- - ,i.' T>i•A�•;;;r:•, w,R� .:J%:'..,.;_i:;:w::.,•hr;.y.r.- -< -ispis' n, -.t?' .4,77-l„),o,...n•.._e ;v.-.•., ...,sr,.....a' � � 'p , {'.T- } - ..J •.: .. ..`;7;•.atrileaa.r«:n.l,...w«:>.«.a♦n.-,-, wxxr:,.t ;.\.«;..,ry....-.. ti.r-n- . .. , n 4. .-. a..,... - m,.w•+ - t. n•+v:- i'rc:_-ice. yrra,r...;,._.. r-:,. P. t a i• /� ^nr'r:'i'i�:aav:,So.,i•�"a:-SY/k�$�rr�r+;e. c>";k, .N.�+'. -- - - _r.L r_:,a.p,.-+:_r x.,ra ;..-•..•..'.:.;..,.::r+ .•,rn;Y:...-,n-..ya. w..,,,...•.,:-.r•..;:..r.;-:,",5:-:.rv�•r. ���f���. r :rYl.: •• _.ra . t. , .. 1:>.K n..,.-.,. t +J » „t: • 1 f: 1en.,::3T:•:r;': +.;:.5 + . .•s„a......: „-•.r+:.w: ' -a ..r-.• 4:'� .. .=N:.••�;,,ia�:l:<..:. .na•f. .. .. �•-i.,H,.r'x:••n.,.;.,w.: t, r.>u..a - w.•:+avr..�.�.n : . . . . r: is::.a..,,a : .,•„,� .ta,_,.r.;>an,r.:n,,.::,tt:•..; .:.,t .. ,.y.�^:r,w,:,.:.:., _ r; . . 4, i . :.i�j'/+ vim.!"J/�l j• n_.«)r., .r , .,.. .+.,_: .n r.. :: r•rn-.,•ter,.:.^r a: -:i:: .. nr. _ • , .• . .. :•N'i, v -r•• C3,..q., .n ,.il+r; ,r•.� attire l•:,S,I :Y' ri.Jnn. ,.- n K•%:,:na:I�.fI nr,,:.•wr• .•:Vn:•- :nr r�•Y+' .- „ . . 0 . .: _ .... - *- .. --l. _ ��%',J' kyr '.fie {:1 �: - •!pps• '°; 9.1� a r : ' i; - -f'..Y is _lis. . . ti. 91.) • '� . ,,. .i...Ale ..• ::.y!•.. u:..::,rn..._:,....(.-.t,.s.tvL.:r+..,.r.. : r:t•!.v : Y4tn..a :aV+sn: " Si1irnrun -. ;rt•: w.YF•,-i tr,»•nr.:v-,.vwv:tw ,a Y•• :_ :�. : .1;: r ,.,.: r,• r ::. .> , .. i': f•>'• _ '..�;>7",t. .isN,:tar:a.::t,:n.::l,>:.:.tj::is::.:n,.:�•.••.n.=...�:..)::,:.. a _ { . . - .. r. t . >.,. .+CC'• t . .. ::J:,. rvl:Lrn;^•: 5r;-., ,,,Yta. S , . . . - . ;.7;« . : . - ':t .. f , 41`�.. Y .7iHW` y • . *fit •. {. :° : :,L �, . ]iris: .tt.? _ :. T �,,. _Y :.. .rri •,W:d,�:vJ :. .. +Y .•.rju:r:4 r.M t t a, t. t' ,vki,:.•J.:•.J:x.•a+>.r •n.•y -•y:rr. ij , " ".-I -.- I , , , , -$ . . _ � /-� + . }: •" ''•''•• .'AL.�...i.•u"•'�, »:v:•i FvI •...":c.,.ir,•rr.•v,,....a.<U:.\v.i.::r..,,.:. .. ,•a .,w'_6: ., 3• ^•J: nt I'='i Lti,la�"w;tie.ra:rWari:::>:-vwv:,v...v..•:_.: ,w. r . !.. .. .. - .. .. .. ..�, , j,-.:. t. . . ::•:-Y:y:t:f•<rt-n`wr:n-.n.::> ,i}wf•: r, -M: l: .r.K•rr�,rn„<�.�a..,.:: C+: :•t.:i t: :: 'a... •.1 L:.T•./�F. • . - 777""" - . Q . - ..0 t>L..'n•.tf..,-a. ,_ver,. t :-As�.�;f--,,'•'�11 .. .. ..b-----*-- �.f+->.D' ig.;. . ... ---v .-s.+Su:Nr:,. . •,:M^Y r - ..-... - " i . •4'r. :^f•h7v,-.r:i..'e �.* ,:...: ",.:• n ,t't,:ir n , 1. Ab. i . . . --V: M"y .T Y. :li-:ju,. L .aa,Y':Ary _t u.,.u•.,.rnr.Vun.. w,. ._....•_, ..0 u .X* .1 -, �- IAF- . .ap .. cta ... .:". .r- - K:;. . '--: ;j&. - F , * *' - . '. - I. . � .of-%. . . ;I, - - . ; - I. "K. -t-, - I . .. - -.... . ..L-.,... , - - - ". * .. i -i. I . .:aJ' . - ' .. ,:xft rt'tt,.• .. .. -t .,r,.�r H•], ,:Jp.,,,t •M4�':.vr �: , 4-1. .. - I - .>. -. st•%;;•r: v. a<!r.u.ay.Ka ,:. a;•+0.....100 ,:iga"•, F.rr,-:+c:: jlw�- / , - -� , " , . . .. 1. , " - - .. .. .w:uaa..u;:wr...ar.;,;..:n-.....ro•Iat" 't r /-wixrtvt a f.''-*, , -.' . * . .... .. .. - I i, •t. w ..:._ -% ..:-. .. ^ -.+>t,t'.;,i•_>vn.a,... «..r..•a, ww..a vJ S>.:w,n.�t"!4 _. r.•..:ea•_-L1 ^•+.-u,A:.+a,rr,,-rraver,w••-,- :"e,-T'rv7:,`.';yrtJ:�.-_,iYr:"-- .--..--.."..-.�-:1-:11'..-.�.,--,,,-� "', - - . . U>'n'tra +lu„ CYi;aa. 4f L'• ftwo- I - I., .,: . . uVara.,�:1 "':r,r,..r .aiw�.a4j r ... - . . . , . . , * ,* . . .. . . . I . . . , * . . . . .;.- . .0 . r t , ,,a 1.. r:.a,ii:M,.t.4 '. i' _«.q, •.nr.,-vv.M•n. ... : . •• . ¢:+.7j:'w: aY,• .y.w: n. ✓N. .:Yl.^_...ua�:.wsi.0:... .1� _ _ YaY4 ..a ...;. , ,.. s1. ,3 i:,•j. ar• h ter--. .. �k : ,. , ' - A. a : ate+ :ar >:,T1„„•-,<.,,;�, .,r,, - -,. ...t, -:.,a%.. r n...nrrn. ..:,r..t. ,. ,-�•': ,:. o-. ,..,•r« : .vc.,vw;•t:t.w:.ia,:.,:;;r:,t.l..:.: .,:<. • . ..- : - , 111k • \..., .. ., -.,.. t,,:,tr[s,,:r:r; i.if,,.tiry:J�n)+-:),,•t,:i:t-,f..,-;:.:ii::sY n'.5..*-' } >,.4: --- .. - ,. • w - ;rf.4 - . n.. . Jr. vY'lrtn - ',�1W�-�.� �,,r. «1w • ar�.,.1..+t-4.-----.----.--. a. a•«. ', . •...:•. ••. .:. -. • ,Q.:.:,, raywtrw ..,J.a: .._.�,... � - . Y.ri,«:•;r+:....:av .. . r. . is i ... *5z . - -#-*. 0-4. -. -J ,t 3:' (•• .•nv..t .,..:.r+. ..-1...• -.: ,,._,.+r.'r.,-.............. ., -.-...4.,: 1.......:.. Y .. .. A • •(,5. r ..... ..... ...i..... ... -.,4. rt„':.{,....L_t,LH.:_..a_.,..rftv�:,...,.:nu.sl,:a,nvr:•s,v.,,})..-nts]IYN:ri:>:•„isLl:ellNrw:v..,nv:r',�--nr�nn:r..f.,:J:..r++,. y�^j - .. :VE[.J+ ,.l-.: J,y„'r• .,Y , =!- Ml:.y-v..r•.,«,4n.•:wr •�, 2: - 4 1. A, '2:; Jr. mai•arwr. .•ra... . . .:iG •. .. `•lW._.::.VP!:10,!}ri:r•-i'.Ti�1AttL'JL1R4,uY.LK.ia'. Vr.' :a: iL•%. Lana. ,�.yr. '� t - Y "KYWnL:. Wvt ns.>' -'.f . 't I' - . -,F' .. .,.a. - , :a ::1):,Y.i,:'... r•.a-a•.a -> •.^-rr:,iiar;. r.. r.v.r,..n_r ..tt.. x.t,n .. r ..u♦n. :: .. . . . rn'!-'.-r>.,•r..:. ,yu.�s:• •, vy. •,a :.:rro .u,t•.+:-..x:a•...v.,•:.;.,.u,.....,.. " ., r..w.r.>... ....,y.nwk .. ...... .. .... --- ,--.. .a-: ......y..: :......:.:..�4.r�'IJY� .. ..-a. .•,._ww v. +_ . , .... C.tu,,:vr. ry .. '. .vM' ` * * .CiM' t .. , wY:r. ':..y;,•„r. .''.12 .. •! r ,. .. . . . . ".. � . . : . . . .. : " - ...... - . . . � ..;.. � ,..,. . . . . . . . . . . . •i, r.. nw:..u..•,,.., •• ..,r..".--'rtY,' v �)' , ::)•.,... :r.,::.a,::...,:}..10..11.., a:_'}, ..,.;:,....1..,_:.:.., >'.: .>Lu: ,„:, r; ,v>:tili'•:.:.:. :,.yn.,-.!:•.:,:,:"„t ..,Z.,e:..i,:,n ..IY!i>�'r:'i�Yi+:��•. '. ... . . . .. . . . . . * .. .. _ ram.:«::.::.:.1,(: •: �.. • ....... - .. . f . 'r`r::. �=il:^r:� .J•..J .rac:iv+ raaarfa:wv,.:.«,ws:rw•...w•'+:_J;;•J.;:::.-I.. ... *. - . ,r? _ _ ...,,:t::r,•: p>.:tuck:, -. x•_, .::.4a'r:uJ�.; r.r....si:.'•:t"-dt,:n•.._I..:.•,:.rt:».at_,.yrtit�i{.);.-•t,•t,%rt�:::�.:-ring-_:, :+.: r-.• n:M ,:..r,..,-��::a :`t : : .4� :: crl.r,-00..1.1,,: •:r :+.):,: ,..-.. :::sn.:L, =:a.. «• x l t> KY _a. °"" ' . :_, ... :. '- "•'• ,.. ... ... "^.r .. _ _ :.,,. n __Vr•,• .aWr•. F,n «.,uv.r«r-,1.•n T.v .. v:sKK:aaWryl•r:�•_C)>•:a.•yl..w.r.1.:.+.,.-.,-•_:.yu...,..._.r_�.:....,.at•:........^:+.-,,..: •..... : ..:+.•• : --�,::,.'a,.y .rte-?:i•::r:�: �:•rr:;::;,..v .. •:,,.a'ra'C>Y.:r ..-..♦...rt•-:,. tr:vart4YNt•a:t<>,..n,.wrrt.')y';ir^•. nnr.M,arvt•.1,•:•,, nY...t_. •na �V::•« ...-a.an•: A'.t.ta::ver_. _ w .w -,vw,,n._F :KI - ,V:w•.'+: M+:ia.Cwy�.-•Y•M•. v..�.,w .w4-�... .. �,ay.r!:1':,..,ar:ver.,n.:rna..;S:r.S..::.r,A,.,.:A:>4.rn...n,._'t.r.a-t+n,I'Y.,•.'.:LJ( ,. .n, - fwu ver, « �.. }' `•'r'T .., .. .. - +.t..-.•_:R,yr%.♦:ntaat:•.<'Fr:i,.>r«,wnai,.r S!yl"" .. n N ./ +. ..•-..a•,..,v.i„n aj..jY`rvv4r •,::.>•'•',-'a.na,r�:,n;,•.,::•:W,:?D.-ta,rC:v,,:w:0..,.n.-..:..,..u.u4:Cr yw.::i.w,•:a.,. ,. • - �: .. .. '..•J.r --i ,.. t w Y fH. •:.fv .. . ::.: r:. .w:.fir ._.v.._,:,_...,:•ie::Y'r:v^.:: r..•:•: -::r,._;...:: :.. n:. - K .. !J. -t n•Ci.^ ..., . ... ::A'iK.:.ii�„n>:rLU:i.tr �'.,s1"1.,:.r is . .. , •d.: .,-,.. -. .- •-ern':,:';:....�...ry 0.0...0..0:i' :.:rn. •. --. .. r .. r a !. : :::': ::: :.::._' ' '.: r. -: .n...;.r..�c.,.a,.w?„tt;,:.:J«.,•;rr,<vw.-K•-,�-r,�;).w,.r,.vr.::•.1.w::`.,., ;v..r i•:,:r':,:)ttiY:n:uk:4,• - t k ..,; - _, •• .. .r .... •• .. f y . v: La•. :.\",.: .'.: .,} w:•:r J t : . , f •a„•. :CI,-_ ,:-Jane ._.. _. - .b r,.u•. ._•. :... -• •rt,.•... . •rn:: :ter' :: .. .. .' - - - .. .. t✓+. .. .. ci:lr:_.._v:•:c:trennnr:_...T:,,-.:a:•a:tvl4:La:M:`W.t:Ya•>,w..:n,r,¢re:,:v-e::•:Sa'u,C-:w:r.nva,:,a'v:.rl..na•wrr+.rraaa,..,ow..,4n,.w•r .,.u. t -� - - , 4.:, -'. ... dkx� � .. i . '. .. 1E _ _ .. .. 't-iY.r . . :: v. -M.-. �...ai, •�'..r:''.moi .,Y,•.7, to-�- ,:r .. .. t .. ,••. .. A V. 1. ..,.r•�rtUr ., s.Y.•,r.n\'i.ur„r.rw�t.a'.:,.:,r:Jnn.,.v,,...�.:+.tl.Ya:.:.t:ti,, t..t.a _ .._r .. (, l_,. .a.l._ .w.. ,.._.K l::�t'n:: -::• �•. :r ... . .. . -.c fir-• ;!rr. 3;W- .: �� r! � ' { -- . . . .r ,.. --.. - .. nl..a,..,l _ . . . . .. :.v.•, . . , � , .. . . . r'. - -j -,*;. - - 4�- - ow- " . y: c« �. 3, .Sw.r. ... . . . - r r...,t.:t_.+.•:v:::,rt.,2>t.a:'.ra..,:,ty ,w:.a•:n:n.: .,rv>:.;r:,cr ":::.._::..t.•.: -.,....,,•:...:.t.:....,- . . . - >:-�Oitwif^Iturlln�i� rYYyii .., . ,... _....... ,n _..�. .. ....,, r...1r• : . 1' -1rU 111 . Sif.N,rn.,/n.1.• t,.-, :....r.r. - - - s+nn.,.... 'e5:..\ •r _ ...,::r:•., ..e-. aaay. - 4", ,:,. nu..;.:w;,.,«..•.1•,.v....y...w.:.>. ..v,.u.a:i_+r.w:+vn+-.n: J:•.r -it`s+• .. .. .,. r.•.a. , v :.f,nt,.r.«w'.•:_-.....:... .,.. ... ,.•,«r.rJ'.. 4•a, ,.w,«.r ...----,----,---:--.'l-,--- ..„•r+ .. ,� .. .. .::.w,.:%,ryn,..,::.:...y......:.nw.tU:t.:.«..r....n.... vt.i.:>r... v:Si ...: .;:T.:' r. „ ..qtr.. v •: :rr,tr:v.t:�.. ;4, ...,..:: a:x,..y.,wvr:::,,n:�. ... .. .. .- .u,�M..y.rr:._, r. :"Vr .r1,d'lL'Jtvriir.'• rr•:1.:' t. htiM -r ., h... r r ., •...• ..:... �. .. .. .. r,> - . ,.-, V.+rtr. .,r..wl•,wv Y„a�c rl.vv +�•r.pr•Yr r,rr. ... .v...Mr,.•,.,.-.,ta.+.,++. t• s..•.�r, a. . r -,u , •, j� - ... ,::r_'.';.>r..,i: ::,FJ:za.+a...<�.-rrr .. r -t.:• • r.r . - 6 ... .. ... •i%0'.0....01. y; n. _A-117 .. rttw... „ ......^,.I.,::. r.. r.:-�:i _.. nt:,:..ate:_ Y. .'i •-�*� ,. ' Y. Y,' _ ' r- .. . .:4,, f.'Y a .. :;-'"''' A .-.., ..... , . !.. . r ,. ...; . .♦, ., .n,......., car....__ .. -r• - -- M1 ,.....r .. .w.a•a .-.w,n1 ,. ... .... ....n " �rr:: '. :Irr J. ' - - . . ♦. . t. ;� -�,---;!-, . ........ -.. ... , . � -11�1.-' , . . . I J. I llplpo� ,og - 0�4Y+'r• .1 I �-,111.-"Q.- - - .� .. - i. J:�!t'• i! �hlY. - . I ..:,!,, ..... . . n:.. .�f$M} 11'x. :: .,. .. .. . :,. . . . Ni%+^ A- r:.D:ter-, <....•, ... 11.00:.- 0011.,^ . :. .... .. ..:n:.n:.,.,,,::.r.:�t,•:(.::.::..-.,_:,1:».0111 �_ , .t--, .!,-.-. I . R 1i . '. . . ..... 1. .r::,� 0001... .. � - I - . i, �� . i 4 - , & .-FW, �, ggtwlA f V ...:...-.............__...._..._..,_......................10.......1._..0.-...:�.,. yw..-,......:., s. ..... :...n.,....:.,.:.,'-'--:..:....- . .. .. ::,.-::-..1..000 ._ - ....:.. ....0;1..00.,.-..:......... n.; ....._. ... -1.4).- 1/1 -I... : 010..;.0..:. .. ... _...:.., •:.......: _._.. . I -/-.' - .F. - .Lr C ,. . f. . ....._......._.:.........,.111..0:::::.:-,--.0, r, , .0.00....1:...-.:.v:.v.,.... w...y.::2: ..,......... ,.r:.tr- .;:.y.. .:.. ...__........... .._ ..0..•..010 ._:. 5.'R . i::`. : . . . c, .. . .f._ .:... .......... .. ..... ...... .. .. ... ..•n:.nye:.. .. ..... .. .. ..1_._....... .....-.,1. _ .r .. r r.-, ...,,. .- . .< - .. ,.1: t::. ...... .f i. I. ' ����,�r T<: .. .,•,r,.[I• ''rte,. r!'' j+s:!'�"":' : •�, - ... s;k ,. _ _ sim r ,A,•G .., •:1-•�: 6rr�^ ' iµ :: •:4 : a q,i ,rY' r "'•• i . F' •i, •' itr__xu la4c • . `'h. yam. r :i..l• .. - Nrr _ t.r(il: !-....: L'' :i'' .. :•v:-.-,Jc . q� .. - - ' -a:: .. +:r:>r .. :.rvrnr t n r,..• . '44a. N •. Vii' .. nr. :•fir... i Ni •-Hary-.•• ••• -+: T.... .. ar i S ,. i�v .: do :{ `.. �: t • ti�lyuu:.• • ,.. .. , '. . t �,• '`. ,;,.:: Y.A '. L :! �. . •L _.: %.. Sid .. . Al :, ,,t(ai.• i± . ... %: . . .. ... .. .. .. :'i.:.;r q:f;t'r••rtn,•V..--w•ay. :,iaj.•wKt'w . 3: _. :!I �`;;t;r-lN i ,'. .. Karo. _• .r •r9:, _::.y..v _ ,;far ! t=i% ` >tiv:.-yw Cir •. .. .. :' .. N:,1 =iitr . .•.. .. •.•.N<v !,>I i:I..tii�•.,. . wt.,.w +,+tr. L .,A's.. ,. i ,7' -z, a w .. Iva, :4• Y. .. .t;.lirAr::t. a, .. .>G,T,v. J iut,•-•r.:.Ta:•£_.;•va.,Vr.-n.Ai.L.y.:, t::,,l 11 A),. .. f l''A� 3., •J14'a•Yl. rr's.S.r a.L.fµ,aaW.:r..+.ln •u,3 -..t-^+. • .. , • .. ,,NV:.\.:>+r.::.<•s"'T'.irvnw>-,v .. i.Jr: ....r:. �a •: •:f•• .. ..F. ... L . 7,.s. .;Le: - - l ... • •^:' ..Ny>;a....:.-:•,•isy,•'.a.,i}c=,r�ttior.-i,'•.:i•• � .. '`:r:l+,✓..,...SirwL.ri:•ir�,.,.ina. •...;wMvr-.ra+:,ua•.rm- - t:.r'>-.. •wTnY->:Mr:,:.•,.,Ar-,---•>,•4A=. ----.I.a•-- ,. • - :Tm r.r:.;:.:,:::... r m ,d ,Erne• ' rr•Y -.1 Y.: \vJr.•ar v:J:�=w wiu„ _ . f :,iii :�'•rL':: 'r . ' /rjj� r'4• S.--s.UTSr• - S,. - - - • r.� 4S,»nr:•.i:rr..�r:-�r}.:vc'•{nv..Y:: w-ln:arww.,.a,.•a:.0.r.r.••. .. • .. . . _ :C' it i�LSL , Y.a• \•:r:: ! c. :' nM n 1�, " N •v.Na•:N<Yr„::.,,qu•wnv.. ;.I:.,:a:4,.v.,•<„i.••r- ::: <,:TL' w.pn,-.qrJ� :-.:r '�• ,..... --Ivw, W:f;ti:i�rev.,!,t:,y .av<i.:. r: ' 'tea- ' ` .. R:t•: ?'.L.�.y:. �i�'rM''( 1 :lir:' ,rrnm'- , �.' • •4 4;,ax:-. a:s>::w.-w:-:Y'- w+• -. .,-'.,.r.,,i+r\,nw.T:.Nl,--. n- ,..•:Nrx,na•-..4nari•r- l)'::. ... .,I;S :M1il'i . .. - : Aii, a:iStt'; >:f::J+i4,hr.1niV . • >” ��_yy{, •>t.. .. ....... .. .�'t:>:`:'Y"•: i;\':.. }:-,.-• -9f<+ nl •a Nrr. . ,'•'yam' . arµ' •Yd: ' �:• v..1r tr'MT.nv.. •••• I r:x . ..v,.,,.. 'r:.:,.,:r.:•,.i.:,,.: ::w:' r::'r-[,:�...,-.T,v.1.rT I n' ... I .. ..'!'r+`tr::utfaa:ra:,;r\.s:.:.xfj,.r.Ve.an,:w:.,Vti::.r,.>.b.3:,-.:n,.,,a.- > - •�..•,'••.,' .. . g•Y. .. .... , -�: }�_r •< , :.{; �2 ...wsn....•.wL�...N,;�Yr••� .>. ;r.t+va;a,Hf� r..on•...._.,...aara�.:ai:y;•r.a....,. .cw+,-••�!..tin;:-.vt:.:+..ra. ct•o3:.4,a . �;{ ' : t I . . i•; 11• i , ­ I .Omwl"N� I1.1'.... - .. ... .. I ...........;.1 ... . "-. . ... ... i .., . ... ­:,:-.,`;,--,..-.�:: f r % '"• 3 . A. ' i „ .d' , , • A ... ..... .. _ .. .. != is .. ... .. ,, .. 1. .. .. ... .. .... ... .... .. .. ....... s - .. `'.t.`a ........I. ')l:,�:Ztr, ::.u`::t ..,_.. •f::' ..,n,.'___. - ..", tv..... 4,11"... _4 ""':i•,?:..:n:.,a.w.,]:v,�?.0 Y:.--",l•is+:: MEMORANDUM TO: City Manager FROM: Ken Roberts, Associate Planner SUBJECT: House Moving LOCATION: Sylvan Street, North of Larpenteur Avenue APPLICANT: Bart Crockett DATE: May 912002 INTRODUCTION Mr. Bart Crockett is askingthe cit council to allow him to move a house and a detached garage Y 9 9 from Oakdale to a vacant lot on Sylvan Street. (See the maps on pages 6 — 9.) The house. is one story with a white stucco exterior. Refer to the applicant's statement on page 11 and- photos on pages 12 -17. ..BACKGROUND On December 18, 1980, the city council vacated the Kingston Avenue right-of-way from Sylvan Street to a point 135 feet to the east. After this vacation, the former right-of-way was divided between the adjacent properties to the north and the south. This vacation helped to create the vacant lot south of 1,754 Sylvan Street that is now under consideration for the house -moving request. CODE REQUIREMENTS Section 9-64(a) of city code requires that the council make the following findings to approve a house moving: 1. The proposed building is compatible with those in the neighborhood it would be moved to. A determination of compatibility may be based on comparing the structure's exterior siding, height, mass, age and style of construction to the average home in the neighborhood to which the house is to be moved and the- health, safety and welfare of the community. 2. That all city code requirements can be met. 3. That water runoff from the site will not cause an adverse effect on surrounding properties. 4. Public streets can be protected from damage. DISCUSSION The design of this house would fit into the Sylvan Street neighborhood. The homes along Sylvan Street were built in the 1940s and 1950s. Most of these homes are ramblers, but there is a split- level to the south. There also are homes along Sylvan Street with stucco exteriors. Several of the neighbors felt that the lot is too small for a house. The zoning code requires lots for houses in the R-1 zoning district to have 10,000 square feet. This lot, according to the Ramsey County property records, is 11,941 square feet. As such, the lot and the proposed site plan for the house and garage can meet all city requirements. had Nick Carver, the Assistant Building Official, inspect the house. His preliminary inspection report is on page 18. This report outlines most, if not all, the work Mr. Crockett will have to do to the house. This includes bringing all systems of the house up to current code standards and repairing and painting the exterior of the house. Easement When the city vacated the Kingston Avenue right-of-way in 1980, the city failed to keep a utility easement over the south part of the site. This area has an existing sewer line and overhead power Fines. (See the site plans on pages 8 and 9.) To remedy this situation, the city should require the property owner to dedicate to the city a drainage and utility easement over the south 30 feet of the site. COMMISSION ACTION On May 6, 2002, the planning commission reviewed this request. The commission voted 4-0 to approve the house -moving request. RECOMMENDATION Approve the moving of a one-story stucco house and a detached garage for Bart Crockett to the lot south. of 1754 Sylvan Street. The city approves the proposed site plan and dwelling orientation as shown on the site plans on pages 8 and 9. This approval shall be subject to the applicant doing the following: 1. Submit the following to the. city for approval before the city issues a building permit: a. An irrevocable letter of credit or cash escrow for 1-1/2 times the estimated cost of completing the construction, including all yard -work and exterior remodeling. The applicant shall complete the work within 90 days of the city issuing the permit. The Director of Community Development may extend this deadline for sixty (60) days if there has been a reasonable delay. The construction shall meet all building code requirements. (Code requirement) b. A new certificate of survey for the site and verify the lot lines with survey pins. (Code requirement) c. A grading, drainage and erosion control plan to the city engineer. This plan shall show that the proposed house location and grades will not cause any adverse effects or cause any drainage problems for nearby properties.' The city shall not issue a moving permit until the city engineer approves these plans and the construction shall follow these plans. (Code requirement) d. A drainage and utility easement from the owner to the city over the south 30 feet of the site. 2. Sign an agreement to convey the title. This agreement shall allow the city to take possession of the house and property if the required work is not completed within 90 days after the city issues the moving permit. This agreement would allow the city the right to complete the construction required by code or demolish and remove the structure. The city attorney shall prepare this agreement. (Code requirement) 2 3. The applicant shall complete and redash the stucco, reshingle the roof, replace and paint the trim and remove or replace the awnings. The applicant also shall meet all the requirements of the city's building inspection department. 4. Move the house between the hours of 3 and 6 a.m. The applicant shall leave the house in the street until at least 7:00 a.m., but no later than 10:00 a.m. There shall be no excessive noise or work on the house or site between 7:00 p.m. and 7:00 a.m. (Code requirement) 5. Place the house and garage on the property following the proposed site plan. This approval shall be subject to the following changes: a. Set the house at least ten feet from the north property line and as far south as reasonably possible while meeting the setback requirements from the existing powerline. b. Set the garage no closer to the alley to the east of the property than the setback established by the existing garage to the north. 3 CITIZEN COMMENTS Staff surveyed the 22 property owners within 350 feet of this site. We received eight replies. Five were opposed to the request and three had comments. Opposed 1. Ido not want a house on the vacant lot. The lot is a good ball field for the children. It is too small for a house and a garage. No one in neighborhood wants the house. It is too narrow. The neighbors take care of the snow plowing. Why should the buyer use the neighbors? We are all ._ very happy and satisfied with the way things are. There must be another lot to move that house onto. Do not let it happen. We are all very upset. I do not think the buyer would be happy with the neighbors. (Dubbe —1754 Sylvan Street) 2. We oppose this plan because it would be a detriment to the neighborhood. The proposed moved house is a low-grade dilapidated shack that would be an eyesore and would depreciate the house values in the area. We do not want it. (Sisson —1758 Sylvan Street) 3. I feel there should not be a house moved on that lot The property is too small. (Griffin — 1751 Gurney Street) 4. When I purchased my home in 1982, I was informed that the vacant lot in question was too small to have a house on. It has not gotten .any larger! Please deny Mr. Crockett's request (Ruppert — 5 Kingston Avenue) 5. Not a good idea. I think a house of any sort in this small spot could and would be an eyesore. (Taylor —1765 Gurney Street) Comments 1. The, exterior looks shabby. Will it be fixed up? (i.e. trim and stucco). Will it be owner occupied or a rental property? We do not need more rentals in the neighborhood. We will not allow it to cross our property to be moved in. (Lesch —1738 Sylvan Street) 2. I am concerned about drainage in the area. Water now drains from Kingston down the hill to Sylvan Street. Where will the water go if this is approved? (Derider —12 Kingston Avenue) 3. See the letter on page 19. 0 REFERENCE INFORMATION SITE DESCRIPTION Site size: 11,941 square feet Existing land use: Undeveloped Owner: Lois. Jacobs SURROUNDING LAND USES Single dwellings to the north, east and south. Saint Paul Water Utility property across Sylvan Street PLANNING Land Use Plan designation: RL (low-density residential) Zoning: R-1 (single -dwelling residential) Application Date We received this application on April 16, 2002. State law requires that the city take action within 60 days of receiving complete applications for a proposal. City council action is required on this proposal' by June 15, 2002. P:sec 18/sylvan house move.doc Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Site Plan 5. Photo of site and 1754 Sylvan Street 6. 4-17-02 Applicant's Statement 7. House Photos (six pages) 8. April 24, 2002 letter from Nick Carver to Bart Crockett 9. Letter from Muscatello (1736 Gurney Street) i 5. LITTLE CANADA n35E nn� Attachment 1 o 1 Lak pN��-=j Jnr 35E 9 LOCATION 'MAP 6 V ST. PAUL 0 • Z � V awW a Q Y M7.� VERNONyERNON AVE m � � E�°�� N Roselawn Pork a wROSEIAWN AVE. BE LWOOD AVE.--- 4 ER V) w� W o � D T V Z o � RIPLEY im � G � of A V) t; RIPLE Y AVE. o � cy- N KINGS 104 Y PRICE � i� -lt I1 AVE. N pN��-=j Jnr 35E 9 LOCATION 'MAP 6 V ST. PAUL Attachment 2 � . PU M.P1N'o s y (lo•5oa.� i•1 � I , ' ,. ; 9 SAINT PAUL WATER UTILITY r 31 1 ul ► t o � T R vv aR Ks • � o . _ 4A �5 39 Z4 � I Boand of Watcr Cor, n-t15einRer.9 040ILl N 1772<<0 W` loo 1765- -7 5a . 5o .3 (9) 176 • 1 6 �� i �' i,�_' , I 194.9 r- In ,NOTrem 40 3c*4 A -d IT sk. 1758 (Z -f h am° -. 4 • 2, 1 °D 1O 9 8 6 5 1754 Z4 —.15 29 U100 7)4013 O' l �� 12$.2- 9 12-$ • JW - t !:,dft -0 y; oIWO"I Dar - :j o KINGSTON AVENUE SZ 4.0' .. l30 • - G q . t2-`• 1- 'e.z- 1Z$• 4 41 o C+L) S 1738 j _ o 8 7 6 5 4 2 Q _ OG _ v C. a- �9 « 1730Z7�0 Z�(4-3)4- J 4(# '8op W ` 17 24 �3 9) Zj t4 . l0 11 IZ 14 15 t? - 2S 38 L �1.. 2 S G 2 1 (o F- --��-- 01 ��z +(3 7� 24 7 (44) LAO' _ '1 rpA� el QC•O ... .- V V•a • • yrw.• • • •- E.2 4d .. . 4a t 2a • 22. (4S t 1 , to 2 i 0(-3,D) 2 t 2.o 7 8 l� 5 4 - �� 1 1 --} = Zo 9 3 - i o - t t • ''' _ , , 19 3 5� I Z 31 - 49 19 r Z = (io3) l j. -( -�T6- 0i r t3 = Ca18 r $ , _ 8 In l z ► — 09 1 34 (33 i3z4 ::., `•7 '- �C :4C' 37 ,. ., ,. ,4rj - 1 tG .9 '+' (o LARPENTEUR AVENUE•-� 7 4.- _-n - �1' •'. i -e AL PROPERTY LINE 1 ZONING MAP 4 N +' 1•ti''=:iFl1YS,,u�.r f. !'�11tt�•i,•iga�x lllf„! j :.tnfi4?.�1lu-tui 4 1754 IrtL' x f j�•'•l"i,��3='' PROPOSED HOUSE a `r SITE rn rn ., +�L( '''.: �'>•.: 1i ��l .il .•:17:x' i'a'ci"ylhtt`'��s:Tti? ,�. .r. •.�.• .7:�;.j:r�.�'., ` • �iYlt•Y$!�^'�'%'^.'li..`t.:». »T:Te: t'_;:�,ii:i.:.:,�.Ja? _ •����r;=� 1738 t' ` .. ._........ , ".]�.� :2 'l.Itn. .�.��� ..� Si:.: :iii•,' •:i” • ��:i .. .�._ur!t:• iK:_ -:.amt.: �1':;.».!t tic.ti:i':• ._t+;::'�' :�'.::r-�.»,:� :::i.'.`' _ L��'�.i•:s'•�: t.s i-{.���t{��:.w j: :: Y:SK:Sf•�•r ��•tr•'•r.l, .... e,,',.;�� _feu��-t �i.0 `r_[:y:j%:r . '; :5•:-'}�:;»R'{ :;�a :2 ::� tl%' �ii•fi::i� i' �,�, i t , i��, t. i:•i:t:ir- •-' ; , . 4 -,•'^{ �. �Y.�t:.q.T'e• :^:f:::JJ"�I'.t• I+.LS. :. :r: L: •�.R.'i .- i'i moi:'. i't;•t+ J.}4i:.:: '':1�''::itI.•'_ ••i .. 4:L: L:.l:•i:.f. - c:S �.1 :':4.' i ^ :,'. '' -��Y ..•Lt-• Y._;.4i,, . a �: �.�.:».::i.t • i' :`li;i'��41.w::"i s.':'. =•l ui, ;;''.�:y?:'^�.1't `�^ce�,.�.:.... :�'a „';• ;;{.: •: i t.: .:r .. ': .,ii ., jt:: �cii �. �•'''1 1.+.ir!x is ;r;: .:. Attachment 3 Izrrt{tnplit ( , ,r 7,i' 5m r r, sort I„;� tj Lj 2 els x l7 �T e. urr»Sxa n + log 2. , 1�'p�'u�}(re�Sy����},c��s!•fi�jr�'+•.{S'a"� ,y'!;'•�:1 ;�•ry�� � �ItSS ��:� • -1.. h��•,��i I�4' 1'i R ::(✓�I. I�+•'��� - :'%"'z,�r••••J,:sx:1..�i::i��� z¢ f t i 1. C;eil x 4 w ,�ISc�:4: • Yi'Cirxn `"sI :1,f,{,.,, 1` l ;:.it• i Z%5-•tt .� •%.'r..=,.=1L'[•�rcartli'µt.-iiF't�.i•�`.�.'IW LIwti r1y 4j t 1!t �ryi ( ^y1 Ind» i rsn4,11-3 r r•�' i u r '".r'!j ,. L 1,33 yf,4•1 t J..:,. I yjit-'Y;:.•1,.:,:T is I rmtriy-� I.. t.. ..tca3c;•j'�.Si, -1 i �• . {- j�.�r}a�. i`•1 t,. r.:i �,: ;. I�••',wI,L` "�: (y`�AI(I �y1F,4 ! l�i...• ���,.�'•1'�1.��.".,�L^1. _ i(•,s�1�lin ,. 1fi!''3x i[elli Ni y;;!':cialf �,{.,{...�•µt r,•�,: ac.a:.n�3r�-��m: -.0 ��„Sr "•i�S�.��,.�1�r � Car.rf"_'3'uafi�r� •,_...,�{ ! , -17n. WIDE 41 t 1 V �C' ����Hiiir 'w:���3ti'tf'�•r`.`�c.�zi'z -.�. � f KINGSTON AVENUE u. . 0 10 0 10 20 30 Feet N The information on this map is a compilation of Ramsey County Records. THE COUNTY DOES NOT WARRAW ' OR GUARANTEE THE ACCURACY OF THIS DATA. The County dlsclalms any liability for any 41fies, time delgyst w expenses you may suffer Wyou rely In any manner on the accuracy' of this dais. 04/03/2002 D:1PubkRequests1350search135Oseerch.apr ! . IN t�'}: tir=1�'7c R.'z':."+yam=,�• C .i..^..' r•.,+�,; 3•.11 •:.,, !:'yltitT:.. { �7�TJ t�I,Jt...r.4:.t' •air.• �.I•; :. C •i . :fi'^cL:Tl�:1i::.e:t illi =`•: '.i:i �i:�a. : '�'!' :Iii,^' •, :. Lr f .y -I a , t SITE PLAN s Attachment 4 Narthwlest Corner &r, Lot Moak►4, - ST.:AU Ba Nt ANDD I of 3 ;RAA' t. jjR E.ET AOD1.TMM M trn 81ds t" J r HOUSE ��' �' � ._jto- PRO POSED r, to It Z. _ 16 0P ;' Overhead Powe ines Power Pole op.. oP IF Power Pole so Power Pole , Fire,Hydrant ;. � • •-- .� n- t r of Vacated 5.88 48 49 W: .�� ; -.� w wl 'KINGSTON AVE. J • � f � v � 1 o� C Southwest Corner of Lot V., Block 11 , SITE -PLAN 9 r •r. .:r..._ - - -ril :2`T { g _ r •-� ,1�1�:,,:�� 1'a'r A'-„ :n ,:r - t _ 's; - _ ..z,•,., _ _ J r• Iht 1 . hh }� i9tir' d j ' ,±r- Svc �'p�fi.o . t i1 F�lt.;•7.�tt' t r_ r{� ! zj•�. { . u 3 ;f G• 1�'.i �r� t, G �•.Y.' - i«' :�- "3:+ .1' - S e!' '; _ .'6', ,� ,L; ,y* L ,r "2 "a:_ti, +f l'i?. r:r 'i.� aL _ 't�.J '_ys i,.: .t '�;�g,�,, '{-(( `k' �t,l,'i ;../� "Y'i t r.{.g ._ I `;trtri a _ t y (1Bt� }1- .i ,c. ,1 & 4}y ar+ ?,: 9C •., a S t +' -��lo a• L' '�jr'iin"a�Ly ^.^S ��s [O, y,i`•!. ,I,../l tlL' re - , 1'n4 ' .i' •,1-1, c _ '' �,;7 ������f,"Sl., .1//•"�l. /.�aL.'M lt'[•:p ,l!' r fi4'5.�1.�:,]�. '�t•', :/,j• { ,r -M, Y. if�'�t,S},.r r s'; ^e S � •6 1r ::�-e r.lt�.i;,, �iij•r., «;: 1 i ( ',"' 4 Y; r`•tif. :• -i4: I'A ,i r t V„ , 1•Y,� :�•�'. �;'' r >Ft{� ^ :rfi' j �lc ` p, 5, , } r v, it *'ne• , �r .�' i,t. r. -b y' A- '77% I.l? , '"ti .z*'t 1' 1 " r ,.d 2 ,U aJ •� J , Li' ' +: '' '`5 4 a 4 t •; ,7",r{ C' „ : t _ !.'N'•- f R� h �:7�!yt,.-,r -y _ Y. '•t '. .�: .{/ P' •t + ~� ,r•` . _r i !:.7�i } 17 �jr,.v •t�`•;-il1.'r iE! '. o- i`r t ' i °'!t i . Ji F' -� : '` �_ `i'� -• ''.�,.;,'( I f.• , j :-,t.l •'.. •? r.. .! ' iSr„ = ,c )•,i f N- _} ! r: .ti' n v •� 1 ' ¢ T •Y•! rt :A •.- ,t-`r/1•:..It,: C. i ,�-J:/ ,-}'•,'iSnJ.. A I. •',y'i'.t.'�1 'a;r .. lr , ,. .( 4 h- `!�F,,T, r' e , _.'rs� 1t •. i.i .s i.k �, , .; {� ;;4L •i' ,fg„ a:,. ;'. iJt rti. - - _ i- rt >S _rlir, : h ! y ``r, J A�": q• '•�r� ,+�3,, J :7 rb'!°.t it' I. .5. 1J i ,�r�.(u'Y :_ i, . :� ar(;: ,_�: n' 'y .` - .;h. _ Y .", •f `L _ _ - -t«5't.A - 7 �`yi.T• "4r'(+ '�ri'1,.-��f .1.. ti. 11r .t.;' ..r`tr•�'!r J. .rlht,. u '+ it J , r . E - ,. J. - Y - - _.1, Sy'°M, rh., ,,.,p •;i' •.`'•c .5 , J r �+7irlr '•i' - fl,,:. { ' . >9 t „ �: r,G, .,�! - It , ';9 '.,,1 ft. ,rJ',-i,.,,i {r ,1 , c't=1, Y _J _ f *' "-tfr ,J, - r'�'.}'r: }-.\ i r t y-� ht1�. .. ,Y r 1. ,1', .;,'t". t' '-+ i^ �'nC, r. 'l. P•' T _ tr wn .' :" �, '`, '-+i f 1 i%• r. - Q•X t. v,. .�J.>/ --.x7. r:� k��`..,v; 'f1f;•, -(:: "i *.. �' •.d .z �(�, / - a. - .- , rF i > .k,t-' s. % �y�t R f'•iyn't'.".�T;'f... . 1r - t, ':� _ , ....a -- .--Fr - •4 ..!: -t �*R `�/ ,T•.i� ,.r + •5 a +�,"�i 4 r p! S :_. t 7` r• _ i i Il p 1 q jdJ' • h �4 d. a�mdfi' A- '4q • .�w:.t�i¢, ,�r.. •:. _r _"G k' -t'i a'•i•i' ,t l-� �j i _ .,r .�l " tall /,• k t+► n 7,. , �.. r". P .t�' t -11 .1 '1•^ xtrti 'i..rs. r,>ir., r +'i 'C _ - ,] Y. ;],'' �e' ,lc. +I•. iR ,e` tq.�.'..'�� ',`ti:'.S :1 ,%'M t- . ll•� r .y,wf.r ,; ••'' SL` f. '+ 1. i 'f '- yr. o- w x7h'r: 'b0 t�d .1Jtlar ..,,,,y ,us. _t, .ak •; ;4ji'.>.'`, tl t•YPnt:�;• �• y�,� s.' ! ,.`! _ l Y4 '-3 1. 1<f iti ri%"""! 'i t % +. :� d • � ���t,:t{ t, A 7, ;a• 76r,c r 'l.I:!`J'•I.�l• o- ",ar'-` r t'. .i' . -5p` t' •{!" .n. ,Y -'r ..A 4'r Y' :i.' ^af,•'" •�'f' ...of. , !+To �. n , •, , r , "� ! bl . AW'" t., J.r.t.•r. .,p��i„rn. ♦,:'. c �•` ���'. 2r+i,Y, L. t N 1 > I `tom' A, rm� t ! y:''�" .`M� _.1� i•, jl r � _ -yl: /; , i� r 1., kf•Fi .5 �f., ,j�_.� e" f, ,� F .►, i `•i:' 'Irl .N,•Y.1�-1 ,yi>I t,]• � ..`a �1. ti a y • r i a s f •q' i -w',t_5. {4-+• p' r ';T. :7 •t - F p{� ♦ �'� �r .. Gtrrh �. _ •� \' . J' •S : -U ti 7. ,A. <v '{ i Ba _ - - ryi ""Y - J 'f' ,.1 W. '•e' T' fj "r.- ,. 5, r �.• -f '-w�- t 4Y:y bir, •,i. r - °J' ,gM. • - r P V ;J : • 4 •d. , - 1 • h r• a 'Ito .'F Y , ti {."W"i ,.'=}i''' 66>�r Z ,eye •�Y r L' r �r " • ,t' '. = i' { _ �p i t•. k. f a, • IN' 6� iii C '�.]C .. �{r, N ••ZT t^ , i i - j!L It� h'h 1="_' '� •'� 'r'7, .t T ._.i .f�. ( ,ri'A f' + s' iy ifs Y r ' Q+ y i^ r� • l b�. t'; �`��? 1 ;.yr ti[:.. 4� L� � ^a• +A�l A�r - ,}t� r Y' jt.• - j ,tYct.. r. ♦! J--, z,y }S♦��r`. , t;l. , 1 f. _u trh ,[, }� ,., ♦a V{ ti ,a,: :'''s. i f7rNi { '-�i 'r,. \, T' I .,,_ +� Y. t, :C" �� .4, t. rt+'F •{ .E...,. 1� '.1,.+4' j,:,t qR r Vti 7e41.'> t'�. �r'dt /��.lj ,�� ,� - IM i'I1J F - T .:;<' • '' 'Sq` `J ty Y. .tg t'1 y '�.4j` � t, , . - w•• •M1��•�,: i',h,; •s ,ti•• 't'!'. +{r •, ,�L '- i f _ 4 °1 f, T : i , �{./' t /" , ♦ �, :2. . 4�±��1!.i 1. r ? • t.,�r. 46 % ` k � f�� k' . ' , i'� !'/awS �,Z♦> 7! r c 5 •,, ; iii' �ti 1 a' x =, �` 'b'{ +t' :'`?' r :' Cyt �y. •r�j`i1t"gSr3! .�?: ,.1 �r .t , 4 - :'7 , J ♦ `ti!`'.'1 k�:�y•� �j . 'hl~��W � ' 51_r`1.1� +� - �1 �t/ i 55N. 'r;�•. - 't ! {, �1 i 1 ,/+i' ""��•b "l i 'l� i�?I''r ,,�,.Je3 'rgtb Y `'�' •'v. j r�, ♦+�i `�.�•♦.. �i a• �. y �•pl �•i1 3 �i�'.'.;?•,G., f ,���•, - f_s _ ,d.,; _ ,�.;� ,r7 ,,1 �t,-ir,, i. I T.+ .Y. •' ?+•��,''j� �iS'♦�b �'':...•..�\,'�,: ►i"; �'-• ,y'7`11; i � ,7 t%. 7-vji,.1Aif,', v �� j' >. _ ,•� - �S-�' - _ ,d,• _ `'c o, %.r .l;'li ,, r �� t � 1 '-1 , 1 r a�A� Rini�l,-�m 1 q�qi ` • u- , y .'*1. 1 s. t11 Ji , ri - t� iYr� 1''' 1 •!r i,•. ,►ra..'•'Sit•L' S►b.1Y 1 ,+, ' -_7aa i �•-V.`�1• .{� •T sjf- ,9t1 ♦11 •*' �`,i.� .1.1 �h: �"IJ'L'}r'• ;' ref?: C',�►Sr •� - �fi r: '.• ;i; ;;: _ - 01 , L , % ,._ , Y , �-1 i ,L ,M,.. -- �"` �d, �?1- ,*:; /. �"'r `•� y - 3�.0 j •t�W.1 7 A ,� s' � fl `'A_ '�t.Y � ,r� t •%�1 , v'j"'�' ._;,� %* .. ->,4 I 3_- i� '3ity� t t r Sj' S .Y rr_ �{ F""�-�i;r�`�1,� t k yew ..! r• .r., } ''tw'r. t114 •'E. ` /,:p,.rw1i' _ m 7 `I`� . _ 1 +. �! it ,♦a�.:j44,� '''t-- �ty�;rr 1 Qral.�,t, 1`�iA� • �r..�}�11.:'M A�t_� r ,' .i ,� _ 2 r 1'.,!.5 N'e� _ I' IA `r. 1"+•r�fn'IA �I•r r:.i��• 1�t7. s�. jr i _ > t�_` ♦`� S'# :� F� • f+P.j i r ,i�!� •. ..S �r Y` ,may. ,?l,r . nl:�- - �� g v • }. l{,Q( n� t 1 . A ',�ri / NI , : � l l tr . �, J t1a� > , "` , i(- �'w. - Tlet .S._ :^; {�X r. ," - • ;l -{ J� i ` X7 4, y. -t_ �. tom! '9:IMP ?;,t � i" { .. j ja�-i r e •, ," y,y •. •[a f�, J _ ,}1ti''•�..��.?' +`,t _ a i ^,,tj tr. Iii• !--w.T1Z. a •Yn ,tl^�`' '.;,5; ►-;��•Jr �•♦"l,?t+i' Y ttay._ rlG tib_ •J !•_,' '•, �.f�: �?'„•T{�;rT •L!.;allY� ;r• �.. .rrr�._7a�as� ,` h, eIr c t p `I* -y r�4►�" iq��+[t%tO1`Yj�':r, ! �a: r .1;r. ��.��iS?iYlr*' •�rtf�'i��:l t t ,q �i-,1�',�7y��'et� �t'r±. i, ,il ' t... ,. ' .t 't.• _ Vii ' ,F t , Ir i- r:• ._� k. %'- ..Y, •4 -r _'7 ,J ,,�.� '+ ''A la.,If! r,-, ;. -t�.•!�': o'�"' '�! - "'"!-T i:t,, '. } \ ,y of +fffw,�/�� ► }� `h✓ - y Y. ?i ,y_ • T' 'iq"_t n "tll>t e P t6.1:, . .. �'• , * , - u ,'a y r ',+�It' .v Yj':0 k�I�jy`'yL'r7 '..ry. iir�J' ! ,4 j { .r 3 t .�'...• k ,ql •t+�h ' ,a�.Yr�,t �,, ♦ �l t lit* •.' nr "....'N''}wy�'. die. + .i�. �, i'r b '+ N - - 1 i , Wi , fir' qn,� .},. �. . - S L 1. n ' - r' iJ�11:�r!, �AA..tt� - c2 r kS �' t 'T :,�. ,"'' ` ,�,,,�r�1�9. S �A`` , a + r y1T rte' l J 5aP1^ 'r a ,[�,' : , .%�i �''•.i'i `'�^�"� -�.'�1'j."� : {8!a r f ,"'•t♦'l11 ++ ..I i. �t •��y�rC.y, ' ,1, a t• r1 ` .i r' _ ,��'.'q'�,i:' - '1` T' lay pc. {. �. t ,1ik e• \T: l.,y ' c', '1 '�y'P!'- tr` , ;➢'' ; • i � `'A.,. -^4!.x •'(•!1 .,3., i 5`. •' _. �' .�'• ' -^ir�a t 1: •>` V!i nif ,:7 >p!p � I r'Y!!a• f ;0. r)li' ,�{ I .� � � !659.'.. �y'•' 4,.i��7f ,,7'�Ya� ;t1� "^°i. ,•>/,A:'�.,..�:,/ •}- & t -�,fT _%Ii - -/• ; ,;�, . ,�/`_ 'll �'"7 C,�: p_1 ..1►_ '1•tivj.♦ ��r,ii.�� .A._,.��,� j. (..1.� N:v.1•� -%4 ;"'' 'f "o' ��1 .. •t3 ` : y,riyj -a► Zi14 y�•7 t {� ��$q'J, >�L}y7r k♦, ^7:.. i!'S•!'.1� ►'r� 1 'i ,ij'�y L11, 1{t : • �i (1r .�'.,:'f 'tYw!{ {~P.+. .1 K• �.r, o'g�.\t•' '•f"i { ,( �, J•`t• ':y., ,t ��, { �' .,�. +(('t����'yyj••_ ..,;.JI, t j , ~' L'�''•,�..; ,9 1�'�.. t •r �t9 'L. t �$}. � ..J .c! 1' .i1Hl .'Z'1`jt'�`�' r _ "Y' ` : • , }"% , r ., t �f'1 a ' -:-t' _ . i ef.+�'.''i.r 1 �. Thr .. k '•.' � /3i'I- Sy; S F8'xry' �•a!n,; 4 ' 1f.,, at .» " :.:,� ? - -!� T. jtyi �.!. 'j_ _ `I .` �� .. �.5 `W 1� }�f� 1. t 't•. tr idyl- e } .ir• .'-`�' t•,• "Y -) � i,YY�"r�{.' P�-wzY'.t.• /' .:�v tr. j.,a;',n,'/';��;'1.��}a +,7r ..t' -" �•1 �•, �{.{ 'I• ;:l.�t�C,.- _ 3_ 3''tel 3 �51T��j ,/��' ,f ..Y:,r' v ,,ter .•r, - '•mo i- •• r 1a�: g ni E1,,..�� tr �h�'�'t .M.4",�-a•.�.'y1 a :'erl,�, ,.17 f1.4- •!Y t;,Hr y �" 'I . 1` tt iV y.t r ..r f ��{}L '�_ i ^`�V4', p �t ''i 4{'t}'," ,Wo �'♦'ti�'�'�• rHh'fti". �� '' .f, ��'.J� � +� t��•� J Yy ,•Y '1' S.,S�• dR-- -,1 'd,.` - .1 �.;:� 7ff�,,1#,„/. •aft' -n 'i'bh�i 6 '•( r,;. �. c.r'�_r .i• 77, �. w %rC.e "==%}�a�^�t. '� ',';' �" ,��•',.>a�, it.�,�1: "w:, r _ 'trR ,. p1 .�•i,. , • �\iP.• �F• +tea_ ..r. � '. Baa i- # i k. , r. • >.• p 1-s - 7l1 •.♦ a :' } -'b' <t far [,,,,�' r i(. �: •,tia:'j7 Y; °� / _ 11 / �! +%r.n .n.,'. !. y , i t[� •. !, I..r J }r„"--t,`'tr. �� Sm 3" _ r `il > n 3' i My rq7+ t, : 4.. V ,n .. a + a .l 7 r J'-, - t/ kR i7' S rt .)ir. _,,.(r - F.'y W' �'a 1 @2•Il _ �' .f /r nT, '. } T t. •'r' ! •1tiIf�.. 1 : �-' I G".!'ii. P "n. •'� _ "1 3 •�.'�a,� - ' �{_�y�j �a` '1' .� Ab 'ppb-•�,c..�r' {,, 1 }'f� ii ..t,{,, , �t�#/�yL" Z.�'�}I�.*�•.''y 1M,-f�. 'PC` `k?A.' n" wsfv4r'',. >• d •r *�, t. �'•� y. ��: `,.ritr,+t' •" .,,.„'�I•'-`_,;:',t'KJ�fMI� ,S�' d ,!�. - : �_�'D'. "' i'�'�"'► ' <• ` ..'iii► .{ �i:`��-_,,.�iyiFrGr%•y t };t', i •4rir�.�r•' l' %? c?+Y.' r trB s f ;: trpf _i. .. �i. j1. �r : �' �y 'mh y, ��' ..ii. l'. ?`� �t�' 1{� c ?4^`� ^s+ t�4tj if •. ' .gF^. f", ,} "a'rF31 -� '., or4+;• •v • _l 1({'PJ!� _ )- ,i(i' \•\y +i.•':! ,n,'� n'er?•' ,,3•+,- . YI.. '•fit: t .•-t, •i1ra. r . •,, ' 'r: L. ! '•_ j.'11,� „+•6�F .c p" ...,.� I �7.+a. +A , t=/• m �y - r.a ii' :��s ♦YO' f -.,..: fj' T•• i % �',, - KLI' .• L•. aS }: 5t-,'..il �'7'.l. 'S','• `tI :n., �.r_�,r,7�1 'f �' r• �K.' ••Z_ or t� f�}1►./' 1Yd 't. o I i :ft p�j'p��t�I r, 1y. §.- �'_r, .. „il,r i.. er;1•j .j: ..-r .>r ✓ +' A ,y'�7.,. .A'�i ?,� V.toa� •t. 4. v'. �' nw+�.•1' .'iyyro11(1 �' r� {� -�'i , 4�'f''•. •,�M1''9,� ,11 t �:_ Itl. 4, •'r :: , a J$ '- '4'' 'ab' �y } `W l Vi�; . 1 C.: i%r. ,� _ �}Yr! f}� . � y f . (-' j� �`V _ _ r'r , - ,�. i .4 \ -)r.� . i' 1. t -f ,V •�t ?„�•1/.�. Sy„'�j tl7>A .tM•' aM! /, 1,< tt•• x•' 'jq•i' !•', �.-l.�ry, 1 ' S•'7'• i 4t - ..'�•.�. i+.'i. t�"f -. .J ,>+la' i< Xf► ► as). :. t'r:.% 7 x � P?��yJ^ rq� •4 �V li7 � -av �<. "t` �{ - ti -f 3- �,�-{ 1Y,s P,ti..�' 4: ""1 4 r+ Si ., x. a�f', ._' *'J.�c' ':T ), ti' 4' #El.T9' r cJ tea.r+t]::' ti='^li,(c ppI�k r.iptii�,,�, 7 t.pprr;�t (�/} C�:�C- i. _y - 7 ,, .y jE 1.1�� i T, t*.,.L „rd ':i- .Ir.iF it,•o{. i'y`, llL ,t, j•S Cy tar rf .�.l+.,i... :,. !t:�. �• A :Il - ,•�: 'i.�,.r-'"=, ir•!_ ,Mt�,-, , .-T.y... � �i Y.,. _tl.. '.'t i..l' 17 { [' . ra { i' :.. l L{} rt 1 �: �' ss� •t C i a Y t t.,t.. \_ rt r v ! t : r v. Fi•; t3 r..-�i'7° '1- )J A- :� •, ;7a cJ ! > . ice' rr,:.-++ " `" r: I' .'s� '. "!!, : Z„r 6 it r'si,• k:,�• y,,, ► :'-wr�♦i'• u t .y• �}r.Fn.. ; .jai J: _,T_4!..'.: r., e N.4�:a i r +v. y :�{'M1 tet. t bC�rt1 I, r i ` ,R, ri�ises... .,: "t.: - �� t?, r'i }: �:.: ,.:' r.' t .r (r•�r•..; . �,... ,•G:. `'t tom' ,> �„ e _ , n•• r', ' LI :t �• `T. } 'h .r7 r rc'h.:. ',: 1 r 't II �j • t•l� • +.i• 1' : i.' - (,' ,,,i ��';,o ,fwr.'.d; .., .r. tiY' ter! 5..� . _,'("'7, ..7. ,:,' -I. I', ,..: . �•. {0"t;:'; • r �y. , ••r.,. • ( _ 2 ...iia ,., _ '(' - J.,_ µ.,r. , ',JI„+.-t.l �►':;: I ^w•ri'• - i' ,t r. ,-,1': 1 . ,, , �+ ., In t ., Ji) • 'r-,,• . } ` _ .:7',t-. - _",c -��.: •> a(::. . }:.: t� _ i�•,t ?i'„ rt. r - ,�a,. .j i- ♦ F ,>i.' .,,>'• .si .t: ,•;}r .yr. •r .,", t, j; t y-,'" q t :� 1 >.; 5 ,.L a: 4. �_„idl`' V,,t."'. �1► }• j'j� • t: .t' k• n f,. .r '•Vi, lit .a- '•4r • 15. �} y 1•: t: �•k, r{ :'3,l` 'J' .Y - ,�: '-' ' .rt•: ',•ti's /-'t' },. •t". - '. tt g , K . { z a.c • ' a ; _ , 1, "a (I t r i °.� F� - ,rl ;rsb'ewa^ r.t T r.}. �• .,. 'i, ^iry l'r 5, -„>2?: 'f?ciwt, l,C •�' I ,. ,il'.'1. 11• [ s 't.. ::', fit. 'v r. i7`•,5i1 ',.f; r r. .L •}� 4 •. n. / •' t5'' �� . 0 7. ` .:.1'.. t.. Y•. , f ti S. _ �, „t . • f,(? Y s twl 4 >J:.,�- •:7 ,` f .,:'� 7ti,3 ,':''.'::i:.t•r`'S.' ti' �•:5 '�•' At• _ , 5.- .r> 4t• 7 �� ,, a` 4 1 t =t, t - 77 J �f(j . + {. rA l_ ' IY( - 7i'` '.i • i. ii.' ` 1, ,5'. . 1 Ii.,.l .fie - ! ' I r 4[^•,•. j1 i i _ t f , f • 1 yT. i5.tet): 1'j•; _ „• - r. i - ,r' i,. -'rY .: �.J• may/.. 1y�le"J + L. Ii .> p', 'J .ale" k S•'. ] 'j SY,. t •t 1 - .�.'• -•. t''li' ,C , ,i Ir. r.; '' F b,: �,. C.t.,. !' ^i S� rd,(" i - 't•.• �I •k' •,.cert• ,T,'{ r't: _,e. I- � L �" -71' '/ >i, a" 'A •i` f 5 ',� i rY-,'.t >}�� r... ', iri.: �:. -6�, • -f r. tt 1 , :! [.. _ t''. lr.. ;A f �'• ter.•.: �1 i'i J. 'ell P„ tr "C.. _ :,.„ _L`•-. .�• • :� 6. iii '„ .-r' i' 1 hr .I •1 } ,{1 11+..•i. :�->r ,,„; �r�r r.. l�� �t �i t7'• !',� + J' �•,j- !� �.,•'� _ is j / J•' �, ,1 J -i' �f w•rr._'3, ill ii?; �.-)tei:ty_ r, +.4 ( 7�, :1. ri 1 .t { l..` 1 }.,,.1,`� :t .1 Y ', - is e'L .e*'�--- '3srt-�,.._ ,d _ _ !t- ♦' I. _ IS. \' 'i ,, 1.1 .1 >I .i'i, R. �'• •1 f: - F'-'i_i r. .cJ�c r• 4. T3 - •�.q' _Y^,r r,r7' 7 ' �J I`� -�` a - '(( L. 1 �. -- 1hc E. ..-t"((' 1 is 'l,,Y '!I�..J',!`I, •�wC� } A ' •I.T• 1: •i.�).5.., 1 'r -t•r -f` "F fr r+:: .; f.:t.•'L`:'•''�. _4J:4• L l n r���+4. ..,. .I• t { ,,�. r 31, _ 1:1- f �'.' - .fi -J `t 'r'.,,.�.,,•_...",^'^Y.>.'�_•r+r'..i.•e�-.. `.: �u-r f'4n`.-r�:�:r ;1 �FM_��..:J'��glt- P. -:R 'r"'* -•r i1 t l• t.. -z- ,r+,. r- -'c.-,':z-••" - - ln`- _n --r • •. -.--..r T. _DC7:^h. -} •r 'a4:.. '.7• ' . e . �.. �"!:^" "t. T. ' i- r -,`. - t. • t{ • ,n....Y c•r,r we V. 9-7' ..n I :T:. } ,.�. t... _ f, :rte 1 J { = f r , r i.pr -�: � "1 .� -c to _ r. ! . L. , [ . ter.. :=�r ''1' ri�_r'...r.,.,::., ,.J , ' �:x ` ..� : ! : �+•al,, h„ .. {{ !. I. t>_.. a t • + r 1'' _ d •.•'.4 _ 3�� `«t'�.'. - Ft; � ..f.-r•'�;.'�s.• _'i ! 1 - -,1 �1• rL ..o = .,✓ I C 'ice ,, :ta,. t ,4. i7 - t7 ll�f ' (J{ .7_ r:.. r . 5 Y r 1' . ^ �t. i-.. • V. .ur.. 5 t • l' l' 2 - i y fid... -Y -' • �r :,, !. r 7 ,. .tom !:' i. =.'` r 5. •5 s. a :t VF i:r.. ,.. ' �' , z t it fvT i : ti �^I' ,.. �-.• 'r . '...c .r Ji-- ,'f --. 1. .t, _a. .:;L.. •,J-: r,r'i,.- ,t. ••t,'' ,3 Orr J•. i '• W,r cid 'w,« . n,., . 1 A1 �"S J • w.. r. :Y >o tet: .r - r' r - -•i .,b, J ,. rte.'' .. J .3:r, •' r } [ •'V"' 'rr•: 1 rat %i - •.,,. >, n. r rr �t• .v ,1. ,. t. • . rt,� x :'x t - S J. ti' lT• r. .1 -v- �5 - s t . r'.ti• ..Y' � 6: '.r ti.. } : '�[c, ti• mat .jt M 'i: . ( rl J �. -i - ;: J; ,.t N - ti'�' t kid• . i�-��. �_ s: -L - n ' tr w.y --.• +I � r r• t r i ai - J'' - ,s:: , +L �t• '-'r `i- t •l.• R= �'i: • 'fir F-', �' -1 �' � 5 'Q. :i J:1• 'rr .,7r/. 7 o. r It 1 •'r' .�•... '-"�.,.- •i. -% -` [ I . '•4J .'r t. - . i ,�. v • yr, f 5 1. _ ,1 i r. -r tv '1• 5 -.•,. Vii:,:.:. d i." ;. :. d ,J L' <' $�,, r.. 'i i a P - r F ✓, ' r ,•..:. yai Gr' ,n,. ,j:; easy• - �• . i�' • 3.• 1..t : ts.. Jr - -; 1. ��.�. ' -., ,r`'. a _l, yr-ri:::: 5:%t � _ 'ri ^ r -.k 'r•V�. .15,, . i J b i 7 Y7 T4 -,r ''1 Y l 7' �+, -'a _ t t '.'3. i b i �,.. r .T v` . S`• 'Y. i Y 1 1 a- •:.ear. �y,,�. •: tr {4 u _t , T:. Y � "a. ., r I� 4 :.T tic' Y, 1� r r c� 5� -T' 'hi•� \ Ir '1 -r4. � a.� .t 'I,. 1`4a ! ,�L 4''' T'� .F.: .C' e /. -y,r ` .:ill . t»' = r•:a' CI t Z" i > r.••. {, -,� 4. ',.{ T: W - . } -} is 4f- 4 7 % d , C' • i« ' a ,'r•. 'f it •{ i... �ar- - .ir +) -l'F• "'i." a :r.'r' ''f t .I' 't ..f ••G •J,: 7-' ,T' A. h., I ..fir 5�_ •.;2: .Ir :t '•'. r • 1. n}nF: 4''.' „� r t. 1, r-. 4 n r- L .' 6 h' I } ;:1 4 r - 14" r ,' 'i i -S • . g �' x l.• tt 1L - r 1! -'�J '�', L t.ti ; 1'c •, f ^ , ; ;., r ,. �.. . I ^ ; ' r ,'' S - , q c a .' "r: a . t :.. ;p. ,-. mac' r t' > tis �V' i:.. Y ,. M( a: �_ t¢s •f r. {ri :r fm. T,i.._4 :,.' 4{'•'` 7. t'4 .sr• .�'• _I,lt,• ;.k. rf .d'+i.. 'a�. { ?'• ,.- .i-.::: „'•'•r, r .1.. ..:. ,' ♦:,: d. _.I �....1 t+ *'ry' ;;i;: ''` ':f . �t":i 'lh I' ^t: i� t.,l '> ♦-: 1 .4• I'. h -r' Ir 'i. ,1, ..S y. l,, ;r J.. .+1 R -F�ti'i d x `-i ._t,..r> 1y Lfi i ; ' 4,.i. A . r �. [. =J.. af' •: f .til P, . r .,• •4. 1 'z ^ t' t 'ir .t :i l^' _t ,.a a li,. .i: � "�. n, ��. , ea .:f. .yr .y., Jt, �r r. > _._ •t,.-iir+ 5, 'I - -V,, L', i. •r%rC. •:l l:`., , ..;1 ..+: ':f h ^,lf .•rt`' .ir ,.,,` '•7.. a ,r._.. t.} =:I•. r {': ✓. ,.i' :•Y'- >y.: u}+ �,•,�.' 3•` r�, rL'� h: r7 ,.k. - +'r,'• .1; ••+rte .':r; l , � - r.-- ''pt: %, K..N:. i•,I 1� :,. 't r ., S 1. >, r w . ' ,: -'^�• - 'i i• iS' ., fS I k •i•7, 1.. '+!^,t . r t��.' ,'i s: ' 47'^ '7,, r<`> (r' .I %f - F• }' t, .{ ,:- .tr. ':� .r^ �,a, . �" I. :S?1 1. r _ >, I .IV. { c r h x .' '•A J� 2� :,}:• f'- ,�F i, 7,::•:' �' t:, t,,.. az' :15: ::,,^ f ,-a..0 ��;.. :a_ E S[' :ri• filly r't ., �, ;•;'„ :,5:.:-^•rJ:.. -en C:_ `"!`�- - .: :••Y.. :•t •%'> I .�r -.Ji:; '{ C I,N i'I:li?�".n r,, I. '.,-7--�F 'i- { r .J, ,. 1. ,r 4•'.* r'dg. • :a!'{�: }y� .'� .i.. 4 •iw.. , -:.?' • 4 t., :Ga_ t.. ,. y.t T•,✓•r: • J. > , - t7.7 1. J .MI {W,. .,1r 1 •,a. jr :.l . 1..• . -y: M �bb� 't, �+.. �% < ^.fit' a'.l'i J"- Jt. .Sr, J ar• :.s Y:,1 J... ai'. ^�.• i1 .r,';T :'., ,u I.. =i" .A` �;Y '; �•=''t :• S. t •t• It. :Y. i:"r. 5 �'i-;r •f' '.ire.., flip. �..i r. r+_:• r. Jr.•-. ,,. •i '^ice a.. 3 y �.:. ..,J. X -., ,o- 1 ,!H il., ::v �. i... n, f' .t.. �,•h•�t, r.• 'r. :5. .s., I" ?1 rte. jj t w a 'k:' •'r. :... .'<•,. . *.', .. '}( ..tom t�f'•• ' ' r -r /. . - .. t+'lj- •' - a -`r 1"+ ir/T �•- -t: : '•i'r'. i'r. !T!Z•. '.i..T %.L.. +*.. _,C. .,,.,', u-1:NL. i:f ° e. i„ �,, t i✓ 1 L..,...'�Yt :I.Iii' :• '- •,.,,, !•iii° 1 .R• - i t.. h1i:.•.� ,F:' f -P: j J:r 4 r.� r* _Y *?F , _ . � "'SrW a fY k t a : ., +:. is ;�. 'r 'I.1 : a. r' is r,. '♦ - • ri. w.� _i 1":. , i •wv', r.', .y. ...,.,'. ,._�, .. .. ^... , , } y Jr° ' r 1 .,,. ,...,.. t t _ •. ,., +ir.,. ,,: ..� .:-,F.ti- .wl ^ r.: a •."• "5 M .:,�� XM S. L',. .h,',,.` •i+'"•' �r.•�+ is i^;.,; v1'. ,t �..-u.'�i,i••• -•e I. ,j :S. .:s 1't:, ;.J. 4 rvt+-.i 41 r ., M. .3 ' . 1 +tr 'r..r r.4 . ` k? { .7 ..?. - '. tea. - .,' ..i - , ...1 ... ,. , ..... ,... , . �t s . -:. �1 Y :1 2 , t . bt . r te r^i r m� a t i; .: h f , ;t ? vr;r!, . , .0 4.• n!+T, ; 1 , 4 I. 'n,-�-.,:,_1 ): ,{K S t / .,1 , .{, 4..n {..V °+� { '+'` � Y',D J . �,: Y!'+ 1, ✓r - I 4 r a:. y E ' -ssl.i • ,a.y - .rJ-i, f:••...:r>,:' ,• w 1, •' ,.•, ., Yr -0 1N a •,t y� S '9 . ri. rT ~ r`••'fr4. l` "!: _'% i r• ', �` t ) ,() l l..r:i -I• l S .f' ,r' .{[.i,G .3, , r .1 .. IN -! x'.: �.Q'• )! • Y: i 1., rYN ` 1 -•C•. I.t•t• 1•,..• .'T r• {t ' J�;t' T►� . 4' r: ".. • . • rt c 1 Y•.' r : i.. rill-. I- 4< r - L r.,.Z.,w45'Ir rTc t. I 1=. in':. 'r r: .1 1iYc� ,:L 71}•.. 1 {v >r.., r- t;: 6 r n n _ r..,_ «:.t a• v > . t ,t• i J, i " t .. f ,. • ,., 1, y' J t. t - - r4. • : 1' Vi ' � t[ -t •r' i` t' Y at' '+;Ji- :w. ,. �• tii i r a .} .,,. ,, f* .r.; ? i .r�. t i...�: t•' t'i ,i�a 'A• v ;l. 'r ��} .r �J 1•• t•:'tEl�e� tt`t'• = .�. -.i. I..S _, ' •T C'.i.r.,t `1,:'•':.• :'Y 7' .:�-L'...,-';-q.i -t 1 t r�, ,T !s- / :u� i ✓„ r w 21 f( e t ,:.0 ie . ai' rr..YsJ . 3 + F. ., 7'•, W i3 ^7:r - :,i ^ �+' ` } ' f.. ,,t 'j n.- t. �tyl• .t ''`'�yt 1�. _� ,:,.aJl' S!- j(�:74 i'>J•., f+;P',". •rr ..0 > 't�. 'It ,g ��• +. ..f -'.t:-,. ;t.. .a: .'r..,.M i... , r 'Ji - { .a.r.•. y�• w . }}V. F! �rs� .M't •.•, .I 1:: �•, v`�,_l' A.r`j= :11+... A• ✓,. .ii•.:. ,-• 'L `•J �'•�'^li'<H.. ftN"' I4.. 11,7Caiti. ., " - a r,I • S,' s r 1 - .l -.'. `i r J,' =! „'y �• ir4:.: �,' , fi a•!. 'Y 'e1 . n.. .^i .l.,:A ,.1.� r••• ,i' - 'lam ♦.1' `ld ,r.' v :i., i1' .YAI :i..' •.'f,'y• .+'!•,,. .:.,�. �..,r-_i..rFti a..�.. :�!..•.,� yl., r jt '�j l r . r" i t„r' h.�r i ' i t fit✓ 1 - 11 f Il " i f , Z )';> r! ,; 1 ...^; i r , _. •r 4./ ,1:• '. tr,.y , eLz j s �1 r 6 - �St ,y r,. rri a. +►'1 ,�+ fir•- 'l yr -.. : ,.. , .• .•• y .-. .. ,.,,... •.r... .:. •� ! t _ - ,Nr,r d •• t�7t 0.',,�•r,. •7. Illc, _l �'b , . i''J'... '.k'••'• a:d'i.;.. ""k::.. , - I. '� .., R• , a�f�' �. ,, r_ ',° ._..,. ,rr r. 1_. .. . ..ted -. 7 a., 6r .. "1' :moi 'fi..,�r S'M ye..- ♦ :J'_. ...N-: Yjr.,.,. i .. ,F: 'Ir"•. .•G .. •t. -'17� ,v'i.♦J ::tn{ .�' ir'- 'f.{'• R� J. n,; [, a .1..r> r t_.,,- ar.� J .4 7 i�:i' _ -? "::' T `sl ::ir kj' j •.:ret - ;. ? ..�� 'a- •'•. t,+• . F . .Yi ..'►. ^ $ •} . •�c '�..'..' .,' `•4..- -F.. ,_"*•+G i.+, a • ,y' 1� � ,i i,•- t„b. 0-:':- .. .:: 'y' :r. '1.. .r1^'I. ,1~ i •Sih� d• :itd sw .Wi: r". r,,r J ::i':... .'-zlt . tVri"�r.�T .Y.'n- l` 1' ,.r '.: T.a .i° f 'I.w. 15 ?`t ,}',kr�.: t' p- »,.'�-.'f%.: 'ii .,.:rr :1....• .•rY' Y•� vl .tl,T ,,r•J, v . 1-,- .!' r. a f: rl-^ -J/ ,r.' NS •T ,y „r!' ' lam• V .ia, �`w,ies'f ... Y. . It •r'•, - .:r 1 �• • _ v'. -" S� • f,r•' _n.. 1a1•�:: •♦r• �• ';V- , .7 / /". ,.,. -♦.: ''%, •�- •.,o •.: a,irc;:�:r :-5.�. .4.% L'.' i .•u' r,in'r ns r. .'� '1 wz r +• a . 7^T r t ;a, i r+ f' , t e' ~ i :.r.!^r t`r E'�j. F.t 4ti 4-7, -r':` 'L',r .'I r. )' "' r '•i. �: _• f,� r f' 5.4... '•,r:., [T .',3fiu:� '='�;{' .�:'- -:�,e� , lr��is ' f. ,,s� I yr' 1•- 1drr. •u a• a'..f�. a':;:,M ,,,7., f. 'P r' t •i •,,,;= ,:r...,'i'.,•1 •.it .I -t:. ! - 'at,+J:. r+ :Fa'• - •`�•. ' ?„ _ .,j`,.. ., :, .,,`-•5_�sti"Y ."£-;.'S'�: 7r , a ' : f . t t t • �'.,r.. ,..�,: ::� yt a;: r �?:tak. -i. . '^r'' ;, s_ «Ic'i1�.'( r-.1.. ••v -Y.•V'it`a:. " 1, ' F- '�: ?'.'l ✓ ::r: .kl. , . < �� :,tom '� ',;•, N: .i' n '>'. y� . '.�.Y•:li0:w••.' yr.' .F�y � irri,.,o v:- d',,. .•.ra-`).' i't. '•k•`r'1 � ,I ,1• ^':, 4`r.(• .d,,. ••a tr. a„f.. t•r., ''.•S.' .N<rfn1. - ,Mule+•, -v. !• 5.:, i, /'.a ! 'i, r4' bd wm�,._Rs ter yr `` s,Y, FCJ Y'1' i1 , :N'' .r• y_., r "�• 'L -I'-, ( •,,,Y•., •A:. t C.:r- �• `IY l: ''Ji 1,''."i �' '1 _ 7' !R .-l'. I}3 - - • ti ••t., C fi �1:; � +a,•, =t t,:^,'.br:tr �c•.yi� ,7Pp ✓ ,c ••,ja 'ir+n ;Lai• '� L. , r.,yt: S... f ,'`tom I! � '•. q4 >I., ^...�.. ,�,i :.: j � r,F Pi• .-.d. •,:., ur =n--+i.�'r +�: ' i;._ �f :Jci.1., -I"..i' - v. �> 1' �.,, - „t•• .'4'. r ,{ st...r ! - :, . t.,i t' ' ' •' ►ql ' .. 4"� '_ "'-lM' ,•i,.' {,_- ,�r. 4•'c,,. 1 r.r. J^tds`�.5. �� •i .i + ,i '.:c'• 'X ♦.', •4it'..e -.s ,nrv.-'. sv '+.+,aRtr:. , '>z'3'i.,.ga 9,14 *1 .t. ,�.�^�'. 'r •.}, J•.r"-2 ." w�T w?'0.'!t•• .nn,}7 a• 1ml,!i.. a,M, ,! ,ti. '•.t•• ",:F M1L'.. fJ� }..,k2Y•ii F: -7;...� ,{..,. y.. .>4 •J `moi .br i_'r: i.. t,� a I.. .RJb'• �!' • - . r .K ` ,� • ' Y^.. . '' 1 '%-, r L' ,4 _,.. 7-, :'i r.Jt _ ..'�•'t . �•{r • ,,,,,. r' �'r sem. '.'r "�s,tr . `: ;{ ^i::.: -V - 3F+ . T-�afl� "°[: t�, .^'' ,. J� c _•:{! i J,.i t r(;'r_ >}' .'. -'L5 '.fin. 1. ..`tr at :Jrl •. 1.;• ,,•., �'i�• _ Y... _ r, ,�J�'.i,'. ! I Ai . t- .',. S " `� -.fiT !" ,,J?.r, ,.,1 w y, •d . ;,+.. _ -Tr1. a J.,',a•+•-=r W�,.' J,. 3 '+';• ,.. yt.- ;72J+:':..t-' vJ, .t, vr:,' ,.,>.;y. _Srse�"st °'+�i` -[, 'w' Y.0 M `l i'r '�i::rY: ' "l '1. y '. .rri h _ .,t,,�� �- T :t'Ir . , '.if •f. r*"�r".' f .•, , g'f '"' :a, t • r , _/ - T .,P_ ae';'':-,':5 , r _ •r,+ty ,.ri` f M ' at,.:,iW " .« . ' TJ;, S "f!'� ,;,,fr:..te}]a, ,'..r.3 ..{L ;•4{:Tt'r: ^'�`'^t, < ,lr• e� "' ^.1'' ^.r!!'.r,.. �. - v.r y! S„ .,s•• Mi"Sn `r Lr•:. _. n. , `►' ♦, ':, '•a�•a•r - ",C" •�-'', �' �.R: ,,,,• e: ..>: M• , ,r.. . nfrr : !' .r •j! : -'.: •}t•' `.tis .. ,T ..`}' ,b,- -�, „e ,Sss,: tY 'f�`k. r„ .r1';y, ry..rt.. ,'t '.iLL i:-" 1 -¢ •Ri'.. '1.' •7.''Yr• :;-.i, fi, rdSt-f= r f: 'i!'1� `•l:' I1 �7 h 4'f <al.e Q��., i "i, .IT• n Ir .l..1. W+ _ ',. a, YC, NrH ,�"'_;1t1" _ / F,pr-J, _i ,cit r•tM'T i t -re. ,,-.rY t S ! J' rt1 -;r ", - .td- I' .+ ,hr.: ,n '• t, `.[ •<•r, },.. - •�'�^•.. I •k ..,h lT;a•rrl•`t•12 - _•,Y�",' '•i i. ••>� : -!a ".. '*�• ,J�� rltar;i4�.. !" � +•1' t • 2 'f .I '•1 r,p!•y„' 'I' . '}•% o^ttf,'r". l�,,sis"'' - , , 9h' •f• Y yJ ' •,�<, _ 9: S!>+'i•�''�- ' '7 T t "i :'st', r r?a3'.t•.'..:,'x •,l> } , +ii•>,•4'• ){,,.s:�• ,it<- �y •?'- [-• . •j •i:C` rl'n"1 :7 rr0 ^'•'1+[- w ,llfsy,• ' Y. 'i°1r:' ae•�t ' �° F."�....i.. '•P :SAs : ..�' ,'.-i1. x.• . ,1r4.,r r�t„1'1a > �• ., yh' r i t - '� r � �J . Ysy' ' 'e,;; r-':. _f.•S:Y ,��t-. �i, �'�3.,r. „?L- '�: rt. `��``����y�// 7; ,� rF!t -�L -, 'U, H .A:' X >U'•�%a •4YF. :{ :.tfl. •Q: "."- - �,�!5-,;, �_-P'__•. 'f•J!, +C `,-,5 -.-i +If'. �,^ .-, yii {,. ✓' ''/.,t, , y dwr,gF? . 35,r: G.y: , :� ,.,i/� �►"' --'��`'. `3Y"'+,G.:,, `; �' r"' ,v '.^' "�� t - ':y.:� �'%"!43. .:7-W _ ^T•'� i� }r,�Ft . •t:lrth�l+'', �" ld J�,i`", ( :Tt.. . $ SF1 R5", t L� ;syj,.,,''.t•,. ..I �r-':7�•`'. 'ti",/� . ,��-�S��Y'J�+1 ;cam, �a� ��'•�5 '- . �" _I �..t :lt__-T .,,Fs r� kl" Tyr";'f,:. - �'u,'" - +'.i1/'L,f+ 'T's+ ,,.CiY';1, ,'w-'; 'Yi'-• ,,r,.s:_.r.Ft `•S fi -t` U T?tlt "t�s�' ,+,°w,.•.f. �.. �'7 t• ='i' - < : .u' . ^' i, ?''7� t ,,r:.+riG. ,.pr - .7';`,_rt•--.'.SH'•', ,.0 ' .,i' _ t.7�'•' , L.: -`.9'i..s a '"+r` t,r. ' Xkla _ -!> n..„ ^ r ,i'^'.•„- - r' t .r ,a:r' „_ �... ...,--. �.r _ �. •r• �- _. ,. _. � , 1'S"11R�. � WG'JI 75715���`Y.I �� �»',MWa{:�•'oi�'' -.�'. ... _ :i:. _. .a. .� ,.. - ' .:lr.')' 7erl'tztr�.���4����.��1.: _ , •I._±„tif.;.r ,., :.-r. r.,LA �-.- _.^.-4 .. _q.,t+.,•t4_ , rn;:' ._n, '_'ttdvrtil:..':t.,..t�aP2..s�.-.+�1,.':":LII. _)_. ,�,, crta--.,y't�{+J4,.. J J Attachment b J rI • 44*-It PC �� �V � : . � �� 'i its'7 r �Y� T XD av4J 8-057 7z) f 8, etc: /;J , X 14 e.- 5. S /LS .41V #)4 we No V e-�� top", .�� � � N � �`��- � � � f � � .ter.✓ ; � 3. M P 1lip7hLL. LIAX _ 1 r = r 12 13 11 1 14 15 ;•„ UPri•. 1, r ,$S`J" ,' (Ikr 'l 'et• .F r'�iG"sty. u .'�3 a„' ..,t rr, ••'1 s t t - r ,:. _ y�t'T-`s�' :q,)�" y� _ r�>L '�k; I�T�), ,'(. m.�j"�E��Y..J` '�'�4�ie4 �'�".tii? ,,'a� w.h,?�'-�"'� ..�.tr r''r� tar �,'�•,$ .P?,��1r�•a.._ , ,� � p,.1'�^ ^i '� 'sx•.���;,� r,r (��s „- �;F;, ,• i� r�. j�, � e � _ ''�. n r: a,7: ,r t• � �'lv - �.{, ',Jy�3�" ,Y = ��y.,Jt•,.f•F�..r �F.•:1t�'>+yi 'Ji--1i{t't;{rJ.;,C��. ";�.�2'�.'•^;, •`"��Til_� �,T�is�'�ry,7,..5'�rsl,..:�,{r. f-1tl. r�'14'� `.y�' tti,�/; �' r J• brl ?S} -A� I tia - .r- .,� ''1 � :L !" s' ,`�' ���6C� .r;��.='^',,A,:Li s.`"^•c'-tT�=.-,S{.G, +��_'.{ `�= �ry t `�. Yi`f- y , i� r,�!'`�,j:Jj,� '.i �f}.•,,•:.� - J ¢�,)�t{" � ,•�� 'S ;�.. - � ;.J 37'r`�°.s� ,y,� 3 - •�; .• -'iy$�.:.,i �� � %T'�i� '".����,;�w{,�•s%�'` .,? • y} '�",;�';t,yLs:�'.�t], �. :n; , 12r/�}� / xis � �� i "7 t . � :r�- r 'n? •r '�'rl:. .Y: :7 � T'- „'!L '"t 3 is J _ I 'itt".I'" ., , _ • ,�,^,IF�: ii'�: .:t ��:`�f��, ,"!9i ,11 .xL '� ` L ..�:`y1, l {' ` , •'i .. . _.,, F'i✓ ;i:.. �` ,Zrr. - r,-sM , ,� , n„•.. r. _ ,� '1J,:: I::: r!.r, :'.. .%`tiY 1. , +)� '?' ,'..,f• � }^> +:.1,�1^` ,� .,-,I�C..ta .'"1-,.�5j, rvr. tl�,,�5 e;�. ', ,Itt' r •i: •-..f::-, .. �i'•.. �; )•� a. ''CL,,,yy rv;!„ .S;f.�':, � , r}�i� / � t �` �„ ' i . '.I:. ... _ �'F�"„ .•�,Hrr: r: ,� 'Sf-` t : i' F :�(;r}`;" • S•(�ro, �jC�.��:'St.1:{ �' r�• "E•�Y •T 7 � $� - - f '•' � . ` , .. `r ..•.,�M� r '�-'�"i 1:' •. •,r.�; �e ���`3��7""� d�/.i. vy.F1,. - y":L`-"� 11 >{7. ,.q - r i J^�� °: .i. 1 .:l ' •'s'�, -}'+:5:• -i" _ -�4'>, .SS'ti.' ' .�'.•+.I raP,•^.r�' ,_+�•93�'�.�a,' ;i W j '" { Z a .. ✓ < L .) r� i - . Y ( ? tG • Fi Lv n N NVQ , i (JF�ty �� k5} YY' 1' -r:, 't4 t,r -:tir....; - - r�'`- -, "`1•. .f�., fi �r,����1��'r�'• 1. �• ' � e ••' 9. • - / 1 : t'� 'Y..i''� >�• -, r�.. .¢'iP•-73J..1• � �•£- ,R,<t,n.. � •` S _ •;�' >z 0. ' ,ru �> i - , y(• i n 13 7a n it , 1�ij,, .'~ ••-.4r�' - .ti,l_.7's• �_ ` ` 1tl r' r a`. _Ir: >'n _.:.:,. � _ f.J ,Slr... ;,, ,i I v. C'„ 7r - ' ''- ?.� A••1^':-�:��'. F�, i^'., L.jv •..r: r o, ;J,S''�i i I ( -ry t- :'' •dx�':�r ''_%!,� ,1•�`, }�j�� t ''� ,ti u7' .,r, ,{"';.r• ,tr. ,.J�r:yi',,r1..,:5•. •.2 ..,{• • ,.� �"•...:- _ 't .ti; - W5Milt'54:a i_ rt,.r .0 �JY 1n. J .,i>. it r ! l ..H r„ - :I. ,a.. tir". .1 f• , �•: - :.w:.yr.- r. r5 (•:'.J''riJ •4.''r:;' •Ir.,:: .•� ;.1 y ,.' '.i r li,:rJ•,',.':... ,7(" '.:I a,i_.- 3r i /3 ti / „tr :'�'•. ,I, t9l 1 :I9 1.r T rt . v "F .7R, I,. �. . t ':{':,• •,nr•'{.', : .J -r-. r.:! ...1.. r .-n'`i •r iptiLi' .,sr, •.t. ,r. .: •"7'','�V. F rsc a- .i, .es, !R"r r. ti': `r, `F'`-' ..r,.7":•, ,.t.?_t. .ti.'. r..r::"r.: ,'F�+ u:...:.. r.. -: JFi ''('I (=: '•`7p•` 'x„'14.W_ G(.>,_ - C t >• .v •�- :•,.1 .: _fit „r ) ",f. `.i'' - .ri: "t?.•'`E,'.;:t. L+ f`� '•,t4' •i, •r7- 1•L,-, '�7 r ,, A,'r•�A J rfp, ,.'.:T,�•r, r`^S - }t, ,,yJ. .i'',:'Ir• h -^ Y _{" - r - y ' +�' • :IL°`(•.5,',"-i� , •;1. , ' r •i•.J c•..Y1' ,.(,: r :t: - !Lu t' i � I+rt4Li(,,t',, , j 4 ,� rr � : i � . 5._.. '1 Si; F."1•tr,, M • - .r. "fr'> '� M..if; w 1+ .-,._ r.'i : 1y _ v.n.,. - L7 - r ._, <. cr , `„rwv ,J:�: r!�•'-� � . ,..iali.,.: '. ( t .tn.f:5`�'-'t3`J> , �,`.'.,. ;':;,., ;5 iV � , : ( Ii l- t ,.L,. �. t7,���,� 'lid - �:i r•,>j•..t '•'`.t _,�J,C'�fr.{�,,• 1.r +5(, rt' �'T�r t i!; •:''' 'i ,;-F _ 5 ;,=,,�` ✓-1 * •'1. •�' 1. 't�i.:',.Ir J.)}'�'1 f�,( ,:.i;-j. '•+�,` ��,,y .�. u } e,i T, ,r-r•.: i' , -'rj '1 i.,. '� .(°4 ••r: r H; 5':1 '::.., {{�" i; fs y, p *.'i`t' •.7 �l. .1:: .,t ,t.li.,- ..t`C7- i,..rr arr,.,. "�`1.r •sJ-t..:r,>,•.. , , ,�,:-+i+i'_ yY ',�•`.a. tt: .,-- j �u.,; t• !` _ r 'y;J'. '1:,. "; ,k::ri, +r. I�. ,' -, �'�.° 1¢' r�..a`.`r •><! ti:frti _ii, 'J T'. 7 -i .=- 'tr _vl• 4 ""''"^..-•• •r,''( „tii^ ,.J..a sil .. :.��. ,].,,. ;1 " -1='.1� ,?3e •r -•kr .,., ,cLpf{ 4}y. .y r.►a +� ". .4w, .. .s4, .,;;r;` �. _.i - :r .,f, it .4r: , r -i .u' t' Y.- .cam .Hyt Iv .tq-}.>ji. , h Y!� •:1}h' :. (,? 'r`''; 1:.:; 'irY t5.5•, 5...• j.a i•;}%':i`L . , }y •jti• _ .«rf 4. - .I I: � ..]j .ch. `C'ji, r V" 7�}' la• r i '11. .{rJ_ ,r r:� . t/ I 1 t ^rL' r�,. a,.i� .t(;y { ,k t-' ::'• �,. r� s .�, +-:_i . Tc'•,Y,i . , to :IL�•i.'.:•?r:' �;-r 1 , .:'J r•- - r,_�.-,r; h.r .. / .!•: .-�' •fT jc'..t:. tit %.y,,�, j.iri-',NA�'h +r, f 'r rr .Uyl. ( r),.�I�`•'ly-•.�5-,:.-,r+t ::{:a ,i w,. •r' ric"'`. ,r: 1.J,`„% .�r_•1: - '-'i'.".:r'.�c.' r,4:.1c' •,••,• .tC", "'^''j-`�.'•�:v'i%Fr Qr` '.Y,NI`. .Lt+a, ! - 'r- Y'•!hlh/'�r'i=%iD:'111_ t t _ �,.: ! ✓L'.t ::l�.'tE ',ir :'<rL +1r IIF: h'1+ �;fL{:nf d�i'�'i/SAtC,�+ .,1r.. ,•�! rjt:� t. riat�"�K•- ,'I,'­',.:.;':',,, �� .!•. _ PIr,,�rr•q[ ; :i'�R� ' - � t '►�'.:'' ( t..y ._S`,ir.a- .j;�u;i ,Tr}:'.' Il:-ri.,: 4`°•,_, .tv,,: ` 1 t ,-:,'31%,a'•.- TL,'oa' zwxll ,7. ..,1 I... . . Jn> -/ ';.r r,`ii v.,.5.. ,,r:;,. i:, :+l� r I t, S"t-}:, ;'• 'a ,r>. ..>'...0 JT ,t1. : L 1 •r., ,T. '.K"' ,:1. ,Z' .•7:" rl _.S i'' ,1 .n .�;J to rl"g -4': i _ c f . •_ y ' ` } i,r :7 w i' :•' "' r ti i :. c 17t7i. r ,: > °nnC 4T :I• 7_j,Uj,��1 .:r._, r, h ,,,,,�� ,:r ..1�: ti1';" 1c1_`,T J. !{ .,: _ ,_, 4 Y z' I:-..� 11 -V S•1 'r,.,n,J' °r .' i�•`:. ,.c4, rv,T:at>,7,...., IL• ,t :rql •-..ttir +i ?!: c ,.N•i ":4 'w• • �'' . t t:,�: t ,.,,3f'{rLG.,i„r :t :• ,, , , l+iT .r i, ye•y. .. ••-,. ,C��i:-µ, iit- 1. ,, '( t r•: , i. 'i ! '-rll'• ..STI c7'I .Sf`',. 1: N' ;. ;(i L .-(` { , 1b,.,.r au- s !,r1 4 J,:Y, -"?t r `r ;'i ^ r. 3' r. . :.ee I,- r+.r, '_G ,, _5 �7ttJ t CJl _ ..:i :', 1 � - . .'„.;•, .1 :,±a 1t:,ji . >, t, ,I 'ir ,,. L tar r G ;rE-+: '`�-.T'.i �. 'y .rr, �... di ;, .�,i .F •, , �,� :W ti L ::r] t S ra ,1' c•.[ ,lY, l'rY S':� ;J Wit.'.: r'9r: � rc ,r �-). ,'�1 c,..J_ J, .. 'r' j. r:.al- .,1 ,.`:. .:''1� ,11 -'f:`. s,,T`:`. L`- ��.A�77'•% t z S: ,•�TI ."7t�lr',�'1 ,.' rJl.'.. ..:1`, c,. r'_, :.I•. I ' riL' , i' '�1 '.✓r r V. 1 "i wr: G •'i'Y' yr.�t ,2 ':`7 !.'h , ..r c .l i=t^',..7}'- J�:/': '. . +a t1 '''! '',•rur vr>• . ',r.t'!f!!•a!, fi .r t. 1`'. •: r1,.�'- ' �+�•• �_ .a. r'�' & ,.;4 3! 'f+c�'Lf f, ,. :.7. .. '�, ;�J.'.a- •1. 'U.:Pj•>t' - .�-t.. :;1 .')' �.'-.u�.4-::.:"'...t, .y_1' y }yC'.. `{la....•t•''r i.?, 5t..;J�il, .,,._ ,1:r..t r,: y t t.(}';:.,`,,t. �+.".h 5'"I a�. :, . 1 a,1 V:. v.,, :� _i. t .k: {� �.4 } ..,,. .•a::,: �.,; Yet' .... 1 ,•,f £' 1. r. ..'i}lr:.l:ti,lr':,!^tCcl; _r!Lf'':.'r' y r`7-{1Saf•r+�i'I,;:j, c� 'L a, t ',. ..} L Y� ;..n.f „ 1 fv 5 I:-, . i ,. , , ... ,r'r f^y'• t i.. }', +ji�, , . a. JrC.ti:-Z�: 1'414 r -. I . ,.. y,; ' -:r. Cu 1 .tgrr i r, 'z 1 - yl r fi� ' f! ,, u. 1}�i. f Q" rti �., i✓7 F., +r• :.t. it'/''.'c:'. i}7nh. t �r S¢ t T ur t y: . Tr L• i _i�i•�� i •t' i ''{ ; _� c`. Ja<r 7�f' - -. '('1,r,. Y:fr'To�' , -4.., .., r -„ t,:.• - I ` �• ..a-' - i. ,,:-fitt r t1 : r✓. _ sr cR tt :l� ,cr,.4-' :„ 1%Ify : l; 4 (i= i.L irr : 1, psi :• , ..,;. :i •'-L.:, t{ • r;. y. _ { ,� It { •W' : N 'l5rf , i l -'I 1 : f- ,ta - , - ��''�. •.12 .�.�_ M. ` i - �,ii-•-:^,..: a tl i `•rR'MCr. ,r' T:tI ,l 4• ,rr{„_...1ti V, '-' .iS?:�,.'�4r?}'I� ni'-•J r.l. k .1 Lu. .,. ;L-,. l ,. 11 t '}4:ti . - u t - .1'' .✓"!t, ,>_(•�.'lr ..> f •n�..:r: i .f rcl: u, ,S..t t.,t:tl-•% •-C"1;�.- ', .y .P'.be`�' ti•..,.r:w i..'zh l7W' '-::,..:::tet. !.�.,_rJ:_•.1­1(,._ • ..:-f''' :•�.,j''•�-'�• "�' ,`r, r}'+-. n ::t„- ir.-�'"�NCH ;r! 'it r..., i%.tL',:,.1H'„ ,rl'ur_4 i:lj:t :may -^'f!! yp, .:r.. �' ..r"I litial'�. . �... LY i :v.. x•t r�{ �iis,. f J.,,g. Q , f� t pJ t�r�., ;..yr.r:tc c�sp:..•.1� >o.i' :r..rr . ii, i, i,ti� n( ,--rr.+4b..r,= .A:+h' •y�,. -.r - ,' a.tti . ,4,.t, v>' :•:"`. r I`v.}?rh-:,�,•tf.... ;,Qy ,L',1r1r .,•ii, :�Ih... 1� ..,(4 •- _ '.�;,; -_ r ,(,a t . ci{r� •-.'E' _ i:r� •J,f r i i .1>�?_'S�`r`r1� a .I. ,r .t ,vS":r 7 ..'1 .: ^n•_tit.'>filfl f•I.,%C-�,,y� :1 .'�':\•. ;i , LJ, rtu.: .•-1 ':� �.• iy,7 y z' Or .'. tib% .ja, ;-moi g rr. r.t, '�'r '. i;-l. / .{ L r,...• f. .:dy. :i, :& .".r. `7 JS _T�'r T; n - - j`� xr.•f; . ,l::r `y`,,. (t�•h'5 _. Fi.?�) . y + t T-' r ..i..: ,.l!;. . 1 • :..'.� .l ii°,, y ) - ^ l..,-_ r t 'l7.'.':'t`:7J1' . 4 ": d,.... .t" 'r^1. t ..lr • r.' r .nr s '.r.�. 'f . .>t `:!, r.:5+• .. _r F,L rtN v.f (r ''7; t , • a', 4.' ,••' t h) �.}rs».1.. •.o :;= - _, [[.'.... r .G+r,}i •:1>,:-r ,r,i'>�.,. k y .L.,r >:•,.T, .'F'li',r ") .,�' • 7- 'c, ,.n " J y�.� r, y\ %,'J, / h 'r.. 1. .'•,,�.....-:Li.-" " , ,.u, -i i,-:: .:t..,..cr11.,.., J -„'41. f y ^ .-Mal r' "r;i'•: i�• , - 6 _ .(p L,-'�>'a",•• ,,F, r;' P:r.; r r ' •k r.i, ! a-f. YJ;;f!%41 '� -:1 . 'u - S ' a. Ghc:a!"'' „ i%:w{rl'9 _ �% :,. arJ:t. ,. !,: • :`u,r v..L..r , -rrn:• - -k :r. 1 ti. . r• �, j 15;, %1 xu i ? *. 3J }, >'� { , .._ s ' .; Y .;1 t 5 �3 ,,4-f;-moi' .;r c, �:{,( +}}+,-� ,� i>', tq1 C_, ,"y'4.,j. k ••:/�,,-i, r.s ,r ..'ri. dr"E� ''i t'+ :T»t'-lTi'�2 �y rrti �•Itt. 14',. �"-;ti :. :.Ns. ::!r, ";C � "'1• rr •rJ> ,. 1, .l . { i>.1 {j i,`,. .i l;_ :: ft. _ t3 . ,�,w',ti'-,.3 rt �- r J - .';-,.> R�'- t 1�jr {,� c.�tr: - i{ 1 I. Y.I.i' 't E::!a,:•. - R„ 7:, i ti:,, .J.51 e, ';:=,`�-5;`'s �. r- hw=t' �i;: =' l ';t1.(,l'. :• i .r• ti: , -j: „Y;`' =i"'1; -t - 4', ;J ,.ii;: .{.''t't{j ",5.;,=i ,r .:S't{�•r�'j;= Yij I'. r,""t i., rwr. y,., rte,i'�:: ',r 1 , •.,,. `.n: :i. .}' , AFI: 'a-n.. .� r _ ',. ..r, _ ..•C+Y0. 1 7r-.-r.,,-,I. 2�,G L� ,,,. •:S.•t a J.it3., Wt,�. , i..r,!$ l...: ,,, 1 "s Y' Sr -„- n, . �r..t.,},,�- t,' '.r�r, _r ._aJiy3. w FJY^s._ {,:jam,.. ",1 �js. i :,l,w 4v-. 0 c . qc (.:' lJ ,ft 'i•� :'r! r 11 .��r I' P:'.sl�•i",: .Jr 7: 'FK wl. t?ir •l, �.1(�fy .. '•-J*, :a ?ITT. 4,T t..... 11I!- .. `^ `� ,,'Z7 {,:1 ••: ' .Y' • 3' •;t ^�:- w .?l"3,T tr 'r':' 4-`amu__ ar^i'x'rrr .I f"•??;, . (- ' rd •':F. .J � • >•'� :.t S �•.i}. • ..iyilt i(`� /H, F+ 3!, .1 'i✓1:- :r Ye•;'n• Yr+. :4n,. _,>. yl l 'r!. 'F ':S LY..- ,.>�j . "11-.:c,,,t-;... •l :t.; ^T i:> , ;.',. r �=; .,nr.,:l. �.,.,., r :7 �_.... •.0 rn'r. .'S...r',. , �t;.t, ( .,r .ri-.: �- Y� F I tax t 1. 3rr -n i39'-,���; rr L ti iS:) r;yr 1-. 4., r,,.i,s �cr :;k -' i ji.r :v.clrYS, ^� + fr,;i.,}�sP._ / ' 3 Rr:. J fir, a;>-1t ! ",.. T.,, �.r _ e'. •,,i-�,? "lYn.r`. .,L:.: r •11,.,. , . "3'.. ,: j- r> ':.,: '•�1:• .•Y'fr> - _,{:bA:.:`' ,f. -•r'r Mti t f - :.? : t u ',oT• �,,��., ,•r_ L I.,L y tfr rr . r{' f,,.,. 'fit .. f•- .y ,�. " 1;,->�,j -T� i'i... V , , ; :•t 1. •. , A:Y t JS24 y } . r th•r. 1, l:it'� ;:,•!- . :.tt, ., "j..X..f.. .,7 - • �:.(Tl a i-. .!1. rF -a,.f `i `(iaN;'';jlL..t..f.'' �:7' _ . •3J:1:: ''Si•rr.: %•`:c,¢ 1l hIr r T' r?,lw�• 4:1.�•-eAYa'i9 y. �.i•,.{x .1 r3:. ,fir •{ N 1 t%.'s. '•rofr:.J: 'e ira `i iii} :.}^ ' .+v { rc, -r•,. i; _.Sr:`ci..,- . r.. v.' f .7' i,•• 1 't'•: ...1.._'.. :+! , -f' ':r-''•v. ' ,,ry,, y "'kt_. -.h.o- .. •i,ri.•t l.t:. t . -�{,. • i:i: �} •�{+7 L 1 ;, -. Ti.',, •rJ ..Y- '.i ♦ }�yy��yy!!NN'W.. �Y4 rTh• �.. , S ,r+.s,': , .J� -"}. _... . •y i' ''L" .A '�•G{ •., ..'C .9 +(.: 4. ;'t. '}i .-.l. :,t+:;e;•;t1+ L�,1,• !''.r"r'L!!I:. •., ,,;,-"J,i S.• �rN _SIi1•. :,i" }. •' _ i ):L�.• c_I ".ri,- �,ri_ `tr t{a,�i / h-r »i1 - - li^' 7<,: ' �t,' i'+ q 1 y'. . •. ,C'c" -;{ "`1 r,.- ,1. rs,+' • j•; t. r`, t t• I .-15`.,1'.�.r,. s : rS , r•, t 'r=2 h f-'�:y. , '1' r.}^ u ..J.r:.-.:,7,. t n j l ;. r: '.� 1. : t „ =LCt. i;.t;;. .i,t. _ ,,,A,;t :a.r '^3,.,e' r.,�,.1-.; ,. r :,c t; :4�'tW`n: l:b� .NY. ., ..J t'-:..y: . �: .,i Arc• : r• - , - �' :.. f7, .,r' J.. Y•_ --J r� � Y.7 ` ,T-.F- . ;, , ,h'r r" - `.l�.: . t^1' !Y,il.-ih,.,�.d_•--•..er. i'_ •J-;.•. 31-Ir.- S•., n• •*.'j 7,. . r. 1, _r.:" r.. 'l ••:•r' { �•?t i i�i's+t•,� 1 :,,. ,..>, r1.�;L•r _ .{".,: , ,, al,:' =1• �:;3•'v,._, �n.,.(t„ S. -j'' :�„ '1 S., •.' c•cl,.'1=.P,„� ?r; r;ia:r_i ,r� '•rr•'• r. �'•it. .y r' .Nr •..6 •t. as' i. .. jj n ,2 Ir1 r ni.fi:. .L.. ,,{.. r y ,:i• :' ':.1'i C.. 1 f_: i ^.rx, =lam .•' ,a'.G:=..;? :.-,- .,r•i J�,. ,o- :o-•..,: ".;;::�.:..,:ya qr::..�'. :;I'- ­e .at••*. r.i•i_ 'lliu i' p t ,. t.U;s�.•t-•: -•' 1;.; t_J� .1'_rf',-.,:t,; --�-J,' '•r.,:r�I:. T+ t` ..l+t _. i- +i` ti :4', :. µL•'.�t. : yr: -tv^' _ :.' A.. 1 2� Fi tt.(,, ': i -la.: ;,`�+r, r t.-.: !•.':!-T+t..,,'.;r • 3 , st f• • f-r :•F.'. ' . y=',.r;.r. , f i - •-.'Y' . rt.:.,.5 , .1.,.. _�.� :4-. J!a' ..="';;,k-, 'T� .13• t - .3'• H, 's Vr: .(I _•,,.::. ,r: ;'r _ ;,t,r.,.. •PY.•• 'rn. .. L. r' �::r i. lr x' r:r•^' - r'•t•' .i .'11i' :t•:- f.� _ Sl :1A f,c .,'-. - -^sr rt;�r L,�,r ti t•'/'•:u�i: ,. „'L,_. - }'_I: '�,.<,.{. .,1 }rl .. 'r•r, - rti: ,.� A - t�; ='r ,f t.. .r:T^i'"��c',•. r' r; �,:='rig ,;Z !:4r - :t' .,J,,; K. .? r r ,t; I ,. �.. 7. r �' :(' jp s '7 'tr: •Z, '' :Jr tt: 1,. ^s ., •r. •: •_ .t.' CI - J' •-t r- } .t.. ,i . „ , - E. .a 1. . l:. r -,.rt .•>�: _ t ,.� !r P' '.a... , Jt l •''' ..r.:--: r.- :v G 'r.': rl;,:i'•.i nl. E' .i: - •`ktr- r{'. t % .1� §• t. 11, 4:. NL` •,L,y J. t. Ll. .. ,:,,':,. _ �i_.1.. ,- •'i rr ,YI' r'r.'r.J ':M-ri'I / ::'f: •..:1 . .I v 1• 7' f'. ,'t`: )A•(.':i .�, .:.•!" - l 1'r-f ' l,. J!�, >.a• 1 �. .` . .t { i''r . •4..: `:i•, }'rpt , . @ , f1+.• • i:,T ^r,.. -,f: t . 1' „• - !. >. ,I11 ,1.. ,�"•' 't.r.t,4: ',, S'.... .�L. 2:::' , a ~��, L•tl'.•_ .-, ,. ••i -J_.iC .k::•:�.- / y t •L:-a�'+'-' - t:,'.' t t _r 4,. _ t ' : i i. , •e I .i -.I U '('. 1- r...J- r,�.{.: �'�F V,••_•1 :>+ :'�:-t' •r .,-' r.!,+.rk.. ),: iii:'. _rte.: Jt..i `r.•y. ,.f "rr.- ✓:,. ,,,,,;,r � ::�L'_i.. ••T'.. '.,ti .•�- I` r.- :t:: , yy 'aa-:. ( r` .zl�i':il'• .•-J _ t`.,..ir nlc.t,i t_: . T - ,r. _1..1 tt •�•. �1?i:} - • +,{ f - 3. J, ::7ii" r-t , c r' 1-,r}_'" t .1 + ' ,• i} C*: - tr 4f�-1.1 r. •!';.. -fi:.� ,.r.-. 1 ..rr; ,�, ':Jy ^':, ",::• : L.,..,- - :,17• 1 lW,.,=f+:i�•'4�; - k 'ru :,t,:: ti:. !:�; .,-••1•• i : c,,.., ;'r.'�,'-� rti- I 7 _•., fr' , A;. I C,' 'rF.`i.:` .:ti �•r :,l{^<.•�' 'i (. �! 'J:1'r•' :1r, r,-:. •. 'i t '1i , YL' ` 51 9r•�r,'�r i. - :'i7 r I,. Ir. ,rat ^! �. rr{``r ,.,1,., Z,.. �t15<w. .' :r•Sj lt.. v,:7:.., tr t�1., t ,! ..t...,. `7 l- li l : 'r"'r:i7.y' ,.t ._i.. - ,:l J.. _x,:;::'�;�`.'-f;y, ..4`�• ,. r..;+ 3.. t t ti: fi ; fi, , r ; tt .._•i.^ ....;L. t , - i„✓.='" Yt ,E y ..,,.. 1F rr l _ , ( .:1; 4:' ,i., r•r `"•:If,� '�:(,.' :rr.7 t-, 1- ;T. -1 , , sr !_ ' ' I-..l•.u' . y - {` %C••7:;s...,1. Z-i.:,,- i'"K, ,1- . t i:: :,,t':, ),)' ',Yrr,.. 14 ="rv,S i:�'•i ...i`trt't-�, r , . •� •�i'•i�i.i• t�- :{: . :. 1. - .fJ r:.• `., �slrt. �l, is . .irt. .`,�%:}-.Ty/ t i r ;-.,r.,. [ �,r, 5 i.. L ,yeY.`t. ,:-i {5 {' 1' t• t -�:+;i ' I • , t r li . S.1•,� alt• -ice � .�. > \ j�,.t . r' i :yJ; It,....:y:!, - ,1 .r l i 55' : 1�11.x :.1'it" 1..f'' . , r.`' �. r-1'I ',1 �. r t J_�, 1-•:1 - . f: ., -,'. ::4; r-.,tS.U:,A-, �,,;i; .t• __.�. '' �: %T .I,t 1 1 `L1.C1'r.,,'",I.lf.�.r)) I'. ,,: .rk :I�.. Ii 1i. t ,..•11 ;r;i; :Til J11. lh .. ,,. I l ; rT [ r 'C,;� ! 'F_ 1 G:•t', ` ll .`r _ 1 ,•I 1 .,V, ,'Ji s', • rf>(• ,)� ._+„r. r7 If. _-p;r �: i. '=it 1, 1J , : �:-t:; l- " s: ) -,, . '{ r:? t'1 .,rl -, a . �.r . •'a. ^r ;.ii'.!':x.., J 1 . f i . 1 >ri ., Tr. f r -nr..p Ll.il : ! I1' :.• ,', �.2 :�. t yF AJr".n '1J 1,(..•rlt. 7 r. f. i li r:}y; rti ,-t' ,. '_, + ,t '„'l 1. ,u,}Dr�:.:.'. ii1J. Tr,, .F ;L. y',T:L ,.,r f..i' .r,`':' 7 _�1-• ;+ { n i :.J ,. _�'j 3"• •moi r --1 y7. ": . i1lJ rl [ J�rr{�:��' s. J 'rF ,?• i t: }I: .. t ':nr�tit.,?=:::•,.,-:t.: Si-r -•y; " I r�1 uJ;: 2 .1 :i C'' ''.,�',: ,; - 1 , .. :,..�,'rr, ,,,yr•y _7N ti tj� ,. ',•, r I' _ L : `v. S • •.t.;i: �' !,?. r.iJ '} + . i 4- I ! ,' F "'? t '-J - C . , .. : t�ia' li�ri _ .. .. - _ .I.1.: a•:1•rs'•-w :';��3•:_`?(`"�y", �::.'lr4 :�: .;-V, J .1 �t7`e ,., yt • n r a t� r r.0 -.r 'r. . . :. r ,, , ,% rte(:` .. 1= • �r �- llf .l. j ! .t 1.1, t. �,, i .. •. L �:li . 2 j r '•' 0 1 - f ! r - : - J' _ ..+-..�-.r!*�'�"- �.:"r �t�'r,r �'.Ja1rl�*'.ry1�11 to/::ri4�' ��t,n ..1 s,1. - r rl , rh _ > .•, ., • yrr (� '•' ,qr r , t.. F- - •, • �, 4 .. , -.1 rL , _ .,.,, ,. f,. . 1 t 1- f.ar_• 0 afiM a. t : i7 y.r 5 ,.t." Y$r��5'tJ ' t ' %- y.>R,.,, �'��i7k�' . 'r ., �' `&: i -,' �',i'`,1._Y. i'.t •"1.':.:r. .x •n` t.,,. ",i. ._,r.,. ['' �,. 1 •_t: ► „t. L i t L ei' p�, , y/i�. l 4:ti'fw. , / 1. ♦•.' . E V♦. . Y 1 v i r! •i' ,, - :.w�" t7E97 ice,.• k eta*: i Ri _ I. _ ra _ r 1 - i . ,' ., r ti ,Vll 1' x '`!� . ..%- . J r - r L`,', ta° •f • +�. 1 1 r r , a '. Sr- . j .1; , 1 Ga y t :. r t^" tf ' i` 1-. ; ..rti >•i �. '�: r. ; A t f .�.. �, �: i�� •jam• ,1 . �. f += / ' ' t V. • 1i ' i} 4 f . tr: 7' �'i n u* f�i. T ., �. ... -�. `.. -• • 'L. - , • ' 4. t . , ++ '• .'. ✓P! . "Vr t+', N;.: CI:'r "s a �� :.•• 4r \t...' Y• J.. ti' ;•f�i'' . t'. it : •, .'" • �- '. �: ti+ . !• Y� / '. f / - R ! �-,rw t'•. ; _''Z�) ..i`oLy'`•i "'., .. . i''' rt• .+j.ri„, _A..r.:,Si,i-w''• -�- - M r' r,. ,r , rr �r.v'y, ti. :'r :•A .i: rT-..a 1. -r irC 'V' :.[s.-. r �1>. !� !_ 1 i• Gy:..t-,- .a� .;J."ib- i 'i ,ti. 'i. Y. ct..i I' .1 s ` �{s�. _., .v Y. L• . t. .. „r. R . . � • l , / 1 M't_:�3'. /t•' '� .i.: �(r .,fir. i. 'i ►. �• % �• _ ♦ i} ♦ � ' ,A, '4' ` tt t �., -: ; qf,,- (. i J r•. �•. :� 1 Y ., ,;,• ,s. r " •'sit.. LY . - + A •. a: i. f F i 1. t•• } Y • (. * �'. t ' .[ 1 1 r ! K S (' ^� , d'i: i'�ji 1j 'iti• s 7'. a . f.r I't 3' ''f t r „_ 1:'. I v• :� , ,. •,b• n • d t h ': �' n i �} •1 ns • i- 'a v ;,r'� ' i'J .i e' V wYi "', 7: ' .'r. r l 1 - ' t.. I }" t �' t. :�, %�: ..'i-r , r r• I '1r' iM ..t '" - •rb rs{ ,Tr' "T.=' rs ,tr-J i.. r• Y J r k' t3 �• 1• '�• ti•,.. ,1 p 1 �(�, (. i . Y•ri'•'.... f'', rti:: �'` qq �" >, •� � i' .: £.. ,,}k-''+r , r .? ' i'7k'r-•..V•- ••7. .r,r rr�.'�.', ii�.S' 1 n, i. p C r ��j' _ JI 1 a • it-. . i " '1 1 ,•C ' 4 J t� • :ar: !'' X. r 't �.. t 'i' ,7 A r ifi ° J'. R` } i - Fr '7 1 r-• P.• 1S- ''17 it - S I'Y' •, P •r,J.•:: f %:, Imo. ,r - t.d �'%' :•� ,�.t - 4 :� L= J>i. t^.r } _ T ., L # 4`. s:+; y� t,. c. I• 'i - a' h �, : Y'L I, ' a •' k' ': 1• r i ,;:.! , 1 : moi;. It, - i ;rf'. ..r of - G . - �+ice :' ' i' r • . t' y '.ri. r. 1: ' 1' Syt•rye-.�. .r' .{. ;}.!. :'- 'A' j'� .'t:. ': ,. •. - .1' T .`�� . P' _ t'r:l fir.: , �} r.....%•r• =Y 1r. ,:, :.1: .%tlt. It.,-. .� T t• i•'•r: .tori. > f .! '•A•.iii- 1�. - 'F S i. -t•i. . •err �. �.., . 1 1= •'L' t. �.-:.. ;y . �... }. K �,. t i.. . r�: ,LY ri r � e:: a ,'f TCS+Y.• '� tri t 'r. Jti t: • �,..'i ' , -.Jr •ice'. L � >�'r, .','J, r,• �9 G I^ t} , -i � t� r •T, .r.' 1' '•kir •Y• t ,�•, _ .. ..�. ,.... .. _•. :,.. n.. ..ISL;,., ..• .:: 6 'i C� 'i '"P '•S, } a t f. t t r r' • 'a- t'� f - a. , rJ.. + ;: r.:r - • + 1 1W ., Fes_.: 'f ::i, ;i, 1 �t 4 t:.' 1. 4• r.,r , 'IL �'!�-' '•rte. i�- r, ty-:. 'ri •: 'r: �. .C, ,r.. s:J„-r,< .,r"=. .Tlc,i`:C _ -=:t `Y ;iii.. in n: .r - .r:..i ► r.-•;y L � V • hf ••i :I i .tk :� r .p , - :r •'r ' i ;. r:, - J' ..i , f>.'. ' i' .fir ::_ 'i... ,••. t, r_kr' i r I , 1 i'i F x , r F ••h!,i ' Cw f, `n A rA,' ✓ (,: i.. ' 1 1.. >r• , ..._ :sib r �:" .J 413 �` u i ' _ i :',:, Yr E �.. r r: /r'ti a :. �L'.': :: $. t„ f =1.: 't ,err •er" .r. •:tr ::k.. r s:, r. r- _ ' r. y c /�� Vii. �' '.:Y •-,S a - r .� r . : (.. L: rj'.', . 1• h Ar :'� t. i. :�. . , 1 1Y^• V •R -4 t• �k •lr C .r- '�' t' ..1 . r . T 1 C �• c i.. 'i \ N 1 l •4 '.J4• JI'-� •1• .0 •' 'S�� •2r t• 't ::p N "'i •'1 i •h'. "fit^ ..4'% '� h"�r .'- .1 rR. L +� `rJ,'. ' �.+ -> t" : f r 'fir i -', 1` ty,��r' `` 1 K I,r [' ' it-'' ' �"�� r •1 i fl" - .,,;r;o' .r '1 '� 'b ..3. 'F �r 'Zf:: .i :l.r 1.. N' r,, 't '•I. t 1.^ +. .t- VST•- , pM. t i': it ,;j::''. . r .r _ .a: ..1�1 4 r Y ~'W ..,i' 4 ..wR� ,tet•} '-�.'�...: r :l• �, r r. • �,. - ti T Y A r t �% tl. ,1 a - ►� - 9'� � r - •z- :i sA. .'f73•' 1, le u_r•'-' !'�"n•.':✓ ..rk Z i:. l .f.yl C v: - M� ' X91,3 ' �' „i f l •� 'tT w a. ,d. •� �:;� -i•` a �',: .. y_: 4"'' aCt, air«•-::� ''4 i ty�{ t. .'[•, � er,.- 11 `!r• r > .i � ,.r�..•t '.,:i... ,,r N.•: "s�" „1-` . r r.. •e. i►. � b `F:.• . W r• M • .rT'.' rff � S• I -0' t • wt � 1 � � r"2'a•..(. -5 .t • ,• • r,+• r•' r.�. ' .,rya:�i ,mat r.' �'�'• v ��_ ::r' �,(�1 �.r" fx, _ +--•i. .. •,.. Atyt�!4' Y:•".aN: • ..♦s: y , is •tti•.: 'a•.. r.' a" ,•:.: '•r••5.:. �•- � •.r - ' if. -:.,+ . �. i. rjr.'p'_.?.- .1: ,.> 'i a '_':( - ti-.' q.:, .''t' 1, �j ;�1y 'J �• ',. : 4 •>:-::•, •• f.: :.� . ,-y ;d' �.. - ,t � ' b:,-'• •'.r ..e ,.`+, a'.,�.r i-a 1 :: a a. h' ' f ' Jrs: ':�'...:P p.� ::••{•,• "t. • i,:trTj ,'- • •7:� ' ,,. ...?��. •. i:a tt ,tir.. r.,�, ..•�s+,N+. .N 1! _ �,'YIC-Srd/:. � � iT� ;,V ' .1•a'L'.•'•v;. - •a...' � � ... r:... T„1, r. :. 4 : rf ' t }" �' '(.ir-yol:.-•, }'. ,-1.: _ �:. '.� .''�II►'A_.. / .''t. .• :r.w : irki� t:r '... ..5• .. _. •t�'• � t: n ' .,,;t. rP4li' . p.w'`:, i•` d`. ' t ' bct, tom, "'�/' ,.'I.Y`�. i''0.- Y` ' Jt••, i9•. ,1. .r.: >~�� �., /.,r� Sym .,Ir _ t' , ktia.' c•,. .� .•I I v:, _.t,:,-• r. f -i'• , •: x . �,,:n �:i" i. - .:i.. , � • '1r . Ji,.,r• .tr.r \ r�, a r:Mi l Y . •,. -:fK �^': �•'-". Vii•:( ,Vr • ti i •1• ,i t .1 �} T ..L ..'t i:' .r .S•:. { :�1t F-• t .r, .r -x' t .F, k••',' :•'Y�:• air... :47�"� ':t Y•. . r,{.- `w+-! L•• �:., ..'t.• :.P.:.r w.. ;t'>t i.• i.. f �•, ,Y`" a-, .u+ .. t , i'fw.: .l•: ..,.. "-moi`% :vi.: 'r T,• n•. r. ".' .. 4 •a9t' -!.; •Y: ,q "fr:: r- 1, . °> > „ -�NSy�ii, b a d t •.i f D .•-t•`>r' S>. 1•fi o, , ��'Yyfl:!"' ::ai' .•, I i''3':A rdJi�" .ter 1•� �e i-r• i!- ,'S". '. R'"'`I• :rc '} '-l" ,'M {L •r!:•t tt:'a•r�• 14-'• w J :'4, �r 1- Y `'F'`' <�'.-P`•+d,. I 4►.Vi_.,o t � Ii• .s,:- -its' l• , r' '.» .='"i L' •di 't k: f •.(: , .1 • t . ( 6..• an• «rj J '�, '=, - tt= ' .!{.+. 4,,... ''r ;' ' .',.l�:_ ..:.:.,.- c7t.'•i.. -.'1% •:'F.�. '!� S1 L,.S wrr'.r _J.. t�L>.. .yi;. .►"�_ '.w' .a1. �/ 1 :S•. •,::'i ••. - .) 'i w: k rT :n•t-'.'r•.:•.::r^r, ..'h Y':• •.%:'' ,f .... rs ..7i' -P... :f •4' .-� .P: .t - 't'` i -i`r. '1 s•HfL.•t°"'t':"../r:; .,r ,�' I{'A.roc�,i..t .r "r:� i� a f `dp�Y. .t,. , '.. .f, `� , , r•t�• � '•��'. ".. �,+,.. r , , .. 7� i ... .. - 't.'k -tr _ .jl`>i�h i.: r.. .W •ti. �.:. ,.. •,P ,. - - _ d ---_-i-+�, w: F r w �... ,. il'• .,\:•• '•i -, '•f : •',. ,. 1.,. • ' a • : t '• L:• ';f,,;.r . •-a. ' - L :il'r ,r .:,. ''1. I •11:- ',. irr •, •�. -r A.. .l-�t•i."I k.'�'ff,...,.-r.- r.i .:+1= r .r ,i.,..l....,-..t.Y.'I,,v .l', .^L•Jr.-. T'.. r..i lJ•r v:,.'1 "',9;^',.:'A. ,... cilih••t.l'_��1-n-•'. .-,i ,.,a Lxt�.''.?•r:....:,.,i.}:,,,,.,_.. i•:i.-,.,,,..-:i:.. ....-,•:i'.. .:.st•Ji s.:r•:• •v: ....:1`:.. .. •. 1,. -,. ''i.. t ^•,.r• \. , ,/ •Y+•- .,w, ,1 'r.:r ./_ i. .t' ,1 .AY W 1 .ta•' :r l.n , .., s t r ��� n F` ii: Y•' ., t t u' J' I it •' r .1?• •'r 'f 4'. L' :'A L ..,1�'.r• .r:,t • Y �.C' t f V: /.' (' .i � l•�. -� a, 1' 1 • Lam'': . _,::• 1,4 L•" J e• r '')t •. Y• lr .. � ,... ., ..., .. ,. . .. .�. .LL l t,. 'i �aa I '''y,. ,,- .,.''+': i'•, C u.. •, t(,1 e � -: rs:: ..1• l.; . v, 1 1 , i }, ).)'. ' ,-'r`• , r „ ).J,:uh,: , yyf 4"* �j, '•'.^f;- T _tt ,•t. )+_ 1''` .,:•' .t ! 1 r tYn Y: vI.l. 1 . ).. f. �,y k . .:,r t` }. „a 0 . Y. h ti'.:'. -1 a't'.. , Y L_ :r•' •,? .A': ., '�i14d,N - {�. Ih'�f .. <'a . ... , f J rt.•. ... _ .t. ,p ... „ « .rr '1 :I,,r i' t. Is , , t �. fr't = ;'i4 „v.- �.},:. r I +! .. ` h.,. 1. ,.SY :..1 t: ..J 1 ^e, . ''..: .. '��!' .7 : { t: 1� t :L!.}4; �r i"• IL! ;1, , tJ ,, r.!."L , veJ L ^,_ Q� t .1 r J L4 rl.. I f ul , d . ,.47 1 ll,v_r, i r. i t.- .,f, n _1'' , t ti S 1 I 1. CR y h : f• �v'S•'. 4 �S t. a. f, .nr,, 4r 1, `.t 1: J i:w I•'. -A , h li .Lq .{ .II I .rli a'� 1-% .rl... - f.' ': . .�. .I .� ] 1 l V I� r i .v , L�' - 4 '•err:" Y!- ,r, _ . l ,`Iz . r,L.. t 1 k, t:1 r, , n ii '•i �.j, 4' ti i v 1 n.i • 1•::: ', b t . 7 !'', III z 4 f ':I ,. J : t. �: v ' J. , V . r ? -J r; . -Af err,, t h JI Y _-• , � .. .. v, ,•:. -, , i -, -.,,• ., y. .,,.y ,.,. �. r {"` lt,lt • ,'aliJn', 1 .{,... :�' .,. , ,K,.c „(::. n,. !'•' ,.. .��',. -J �t _1 �j�,( t .. t,. _{• „f � ''NI : r � :9l[ ,.i: 1` SA' 1��...': 'f•r:. I /�y{am�,, •.,%... •(J''., ;."�',. -., ��•r 11 �`-" •.,: V::. L�IM1' ill r"' .'I� rr .'i F /_ 'it]", (T •: y'r w`4, _I �: ••a 'Y • i:•',Ir1 • -,•R '�1/ '••rf., •1'�:�l -i . Ir' 1 Irl .L�. .1-: •,::. f[I FY ... rr1S•' 1 '�7 rl �t� '�. J_ ''r:,U': .1. f'• .Lr,'' .r C- .•r 1'- ,,. r •l.. :Tr L.:.. , S. al .a�� S� T � ir`' `'}: ..dr . Laq,i ;-f:. 5:; : R ' . l- ` ,,., 1 r J., �- .� •!P, t. •,,.. .'t•'• •-t •l h -y ,j .r •f la.. . , ;r.. ,,,.-, rL'r' .', .V '1 •.`(r .!.49 tt �,Jl i�'� : r. ` r' , r:,l j.. N + 7 li y L r 1 1. �' n Y- i-, til• 'f'�.�__ � 1•�:I,. •:. / „-." 'g. ,• ..,,,j .}'•" . J r - 4 `/t,�:', �;�:...; .fit,'..'.- 1, a. I '':� j . ti,'r, ,. J, J V.•r ! 7i�:�t 7•. J• �' f � '1 'l7 l- 't' ':i ' I. .I 1 {, r• [ 1 i, 4 a•: t // c tJ Y r• y ,.,... tl t. n �' ,.�.. r• t b�. sir- '!''' •:11"' a •. ,- ,:' 1.,;, "I if C t J.t: 11 : J I J. 4 Y "i R t• i r JT t !J, ,t :� l • t �• t s, hi, ., at r t' , .. t . c' r ' w e ] •Z J - 1 .. 17: :5., , , ?1.- . ,.1 ..i" i t"..ni . 7t.. - Jam.;:., - ri.l i : ,., 1 ',{.: -, L ,. -I /" i' 1 r s i'• t L tr . ., J 1..., i. 7 z. '-r r7 r'� t: 1 a•,.r f a :.�. t i i.. r�' tt Cr . . � . ,. r r ' I . r i - t Lr t,. ;. `%'• it �' [. ). �r J I u „f J r ) -J! f R . v J n. l .i. , r +1" , r v fir'," 4 : t'.<-`'' , _ t . r • „• f,,.•`+ N -, „mr tea,' .,.. •.;' ,• ':;? '_;!�„ t 1 Y:. i. r d. f. l i. J�9 r' •+-s}.�,'. -+:R.. L:'., '•, t.. G .i. 't• 'I:i.- .1..• : rW .7 r�, I. k ri: 't' .J 1. =x t 1. '.f ..v. • j r •�i , { J;t"• if t .Y. L r:.�. l., J.,.1 t '.t. ::ti :! . J Y ~r� '4 ) '�'•� - ''16 1, '.f rl'i-. r1r ,• J i4 t .1 � .,. 1 1 :. ti, • •'•i -., Y r ik:,• . i 1-':-'' ,' :lil t. - =:k:' r. ,S In .t r•-1, t t • r• 1 •J. rF 1,=. ,y .1 Y I. Ri. .�•• c :j' ".1 x• h t Ti- r 2. r x i ` , T z1 4 1 ii :, a J ( h - ? 'i t r �r , r , f �' "L: �. L,. i:� - It -� ` (y 't`�, .T ..JW. ,ti.. ',•r .,1.-.'.t. ry •,t '1. ''i!. •if:' ,L +1L ) , •ll I f 'rt. t.d' •i tr 4 � �, 't., yl { " -r I a wr; i wr •r � .i r: .! 1 ... 1 1 ' ) 1: ,, ''t• n•i r �i,,r• ,:tvz H!•' rl'' J1,. , , ,:v r..' 1 . r . t I . t' : 1• R. C� C i. ..I r,«r � c I '1� - d.- G ,��.� •fit n .,. rn.. t ) " - r ,. Ir ) :•• / t" r'7 y r J ', t 'it r _ U•' f, 1 u >.,. I t` ` 1 s .frr c Y' t:iE Jr- > .T. I . I ' l L,y A , sr .\.' '"1' iii ".f.. " _I '•-1. .7 t.. r s u ., r:, o- . •, / 'Yr+. J '.," azo•_ / ',.�, ,.-y' �, . .i , J ,y.r, •T•, rrr 'Ir - '�J• s • 1• - �..A' 1, " ''j r , ,. 7 j,,'r ., .1. • it ... ::Y:- ,1'1:.`=Lr. 5 .1. ,11,. :.i• _.riL� � ! .M%:rte" .1 � 1', f. / 4 ,,. „+ _ J��� 6'' I :li' r :r L' g 1 v f Z, h I 't� J• �_ - lir:• i. a t 't i'r;' ' 1 1. •' u -L '%' •i' , Y, rt . rL �If,F. ('w ff . r.,. . 1 . ,1,... ,'rr. t _?�,1 - :t. P r -- 4 _'9„ 'y' 'fir• - �• ) 4l r;. r, ,w � • r• i 1 n 1• r •t. , 1. '., /' .i. 1' IY •'t Ir ''I ', ri 1 .y 'fir. 'y ,+�:. .;te•., . 1,. a tr a,,, J L )' a • r .1 . ) r 1 r :'i '1-' r - �\ . s i - ` v:: Y. '1'. - •Ya, � n -,� 1 •r' Fr 1. .i ,,• �I:.'• •1',:11 � sl Y• tr, . i ..T - r ,. ,.. �• ;. •. (. ,'rlrf i '1 J :74•'. 1A'il - f •'•' Jf.: :I a :}, •• ' ✓ r rn. - .4 1:. ( !� 'n t' r,i3r _,�.:• ..:.•�, ft •nf` .y�' t;�. �,$,'.. •r• y� 7 r'i •'17, '.,i. r', , C:. .1, 'I i . 1, t -•I•' 'iz' W t_ � '(cJ l i 1.[ i 'ii ', r .1 6. `' '�' 41 'J r' i 1'•' (� r• ., ' � r 8i t h •'i, :` s f5 r� 1' is r i r Y, , L r 3• _� r r' a 1 , �9 .Y". , ii t t t 4� !'i , C Mho 1. a xl' � � r, •tit S' _n- �,� •f o. ,I, f� � , �- +�'•, 'r t-.... .'r,•).,., ..,' �,.'f• .v t r,,,. .1 - '�A• :sir..'. ,v.. -tl • J ' N' •.Ji .1 •St • J• ir'. ^f . 3 t ^'1 r�'I:i •.,li• ,.r 99 .� r'3' a �+- r e tr• i 'fi' •," . , • . -7 ,',. I J ' i...T: �t c•n • '•l . "'1r fid ' ,r 1 . f . ' .{ 1. ] �C, : l-: r' •'1 Ii.. , . •.� •h: 1 1 t ��_ L L. •Tl.r :it •, r•i' _ _ - 7: ��f+ :Zcr S. Yr^nr�J,,, ..j:. s,. e �•. a •i C � `�J t•. a� h'1 n' t' .F• raw.t ''L r -rS.J , t, a , r ,.1. ,i > .,,•.•r S'. r:k'•` rJ i �.r�. -� .• •J` 1 .1. •A, Sr, .v' ::I. 'ut• ••:r r Jv C 1" .7 �� . �"r. � � 1 4 't.4,,,r'� .a !i!.,l ..L. i= il,n .t. •J•I',.• ',r ,R'I.- tl, I� .l. SSo ..i ., 1.. .1 r 7• 1. ''t )' .1: nl r:=J.51:r •I 1. I.rr.r ••r .��y f. _'.2 .,a,^" '4 -:1 :- "r , p51 I"y4 rt :f - r ;r:Al:y,:r„r. �'• r. .1 i' :] J �'. r__i �_ _ `, -za :.,,•. •:,iw?-,'ttl,,�t''J ,It a,'rr-„••.t. 'r: �'� r:' t L:' _4 -yD r`'j� .I: ..••- - i; 3i` - ':�, I ':,•:: t. �J) ,,I. '� ,, {i �'tf, ^i;• �-•p i, .}, it r.. t ♦Y?',. f1 }+ •a: y�tL .1 1. ..ilit:r ,,�,,��11i.� .7' !i.. ,. 1." - 1: ''Ir u.l• a,��I: , - ",. ji;' - �,' � 1, •-t ^I r, `!F: y r r- •rrr ir, i'n;c5'tt rr,•I). ,:e•. i', rl r rh n. w•!`--��trllc'V,.l J�;. - „5' & 1 n.! Llt.4 • _ � ,T.a'iL- 5e ' i, _:n (a• .n / "• ab •nv'' Y,;:i:,t).fl h 'I, d.' ;1 :ri:f T.a1:', y `fy t�T-H114�'1' / , . i 1, .,y: ",h.7Ji ,zt'C;t ",ctt , 1' ,4 ,W -roti), u: . j , :� �.. t. o, ;r,. "+{: "t',, r ,r.. ,Ti': .,', F_ t ,7`t" o. d r, .. - .,. ._(" «.y' rl. '•ryJi. t•'� : t fi rti•iLjl • - �'2,I) av/, j ..,tGk -"tt.r , '':}: s_ ^' K - a 'I' - i F:• irAy�''-i•' :"r� • ,LYS`: �l:j l r r,� pp _.t I:; .:-; ,'+n., �' ':.C"-�.,{).'�/LPs - .It - ' Cri,i:7; ,1��' `.., �,c%�Iy, .:,F y rt 7,. ,t. 1. ,.lw'} r:{:{' ,r Ji. r Y.7, ,Y♦;y L ,•`AC 'f+ j., ,:J.^,r F•". w,'1� „"l r _ R f' l . `♦':-:a }�'� ",[ tom- •.21i,.d':.,i -ry r ..-1: +w w ,.Irr ,' a4 _,'fb,,,t .rqL -1ti 'I . f�F Ra • I�lil':."Ir �?. . C;'rJ„�i ' `;r'•�., s.r "{"+tl l.:� - � ^ ` :. ' v.4 * Y .1{i (' + . ' { 'l:i.}: -\iJ • - %' Vr.., '�,'' c,Y,W L -f�_, •' J. ,f '. i't. w, ( •'J - :�.• i fir• .� aJY' xt"i ;' � if,: N .:1.': n1 j h <y q SYr, ��?i_ . .•rtl nt?( ter •y . . e,,, J } A.a. • ,, r,.' . .t Jti.,Yirt , *�:}9_ r^,• •,` T4Aq :v.' if^ 1 - 1.=Lr 4 -•;r•'4;Tit' '': "a i1^_ •` '1t J I f t, .a:t:J f?f;•� 1 •', , 1:i:-„F ,r_ tra�,,�.}j4,,r z t+ir t,4 ?-a' r� r. r' f, I•, • r , r, :� ♦• - •` J•a, p.:r '• ''tint'k�+. -F: l�: !^ti:!t'.,L 'C,,is r 1 rl •t .- ;,`'. If'�.,. , ,. ;I'. ,:t _,'•^;,.-r:;Lr .. J , ;:i •t ,I, ..r �.i; M•rr,' •.h.,,, 'L :J 'sj t, ,%-• •Ul .l, .r ;t. ':�:.r :1' - a, :,,,:,-.rL,c,'�rt,l., rr r.. • }'JJ IR ,,.. t }t: ,r::' ' `",r. rTJ - ,+• -'j1:,.^^ -, ,Ir _ ' , R ., :.1-. , �i '!,�.. r` .Ll.ti -•I r` •r'�:J�I ? {, I�r' `'-'� •'r=[ln ). .1''_, � 'r 2�.Lt� , j. 1 1. ;'�:: s i r• ,•, S}(•4 . . �.,1 .<...•:. �' ' ,":.YJ• r, •,f? )) , ,r,� .,,. 'N.ia'• .,w.,L,.... M'. _ _ A: ,! .J , :, :,i. -1' •j�'. ,l ,r,.d S ,-+ ,1, u, . +t?i.v/' ,1 ",{ 1kCa .1:. 'h't�:SJ.'' ,>y„. 'inlA - I r t 'i'.'tJ ,,'.1.r1 .J� r;�'r.`,: rF �., �Ir_ - .Ltiir.,f,h P•'' I w.zJ.. -7•{ - i'1"1•` I 1 r.. ,. ,. i 4, . .,,-,•:l:,i'{;r 1, . ..1,., '.r_ " v iJ . _ •r ..51i+:Rv :i., :""'w'"'rn _. ,I All ' _ - _ '.r _;5:. , .r ','.T , _ i1=s . r,.^cr�is,....f .,t t{: �1i; •1vRu• ''•, :ov'iL ; :r•'.,. L.K, , •-, i q),. s. :'y;r_', f••�:�L' - .^,7...,.i,•.. , 1.,;'�J,", •r..., . 'C r. G.f ,r.., ..5�, i r :} l;',J,'C�.^y. :-1 ')'4r" ,7,1 :l Ja:.,I.--, .:� rt rql , r.l :1iM'ti; 'r:• ! - - F �' L: t,,,)., r1 ; i ;,`li . rrr t i .r {.jc:Li '.r.:., II:',:, .t>:]:,t '' . ,.fir, _ •a �'Wi ; r r' r1 ) - i a ''IlI :ifs '�,�: t r 'f, I • l: ifn'A•l . t .i:s. .Lp. [, ;F, ..•.: • 1 t , .V :` , Sr !2`Y. •. 1. r. �,•v �•;•_Ld tj, f 'r.. 1 ali: .. r '' •rAA. hrr,t, �.,.. " -., .aya.:•-!i,• 4": Y is ., :r >l ,� ', rel' r 1 j[ J , I r , } '4l 1 4' a.• 2. -♦Y rA Jµr ftrt4. ! I.: L, �V - . L �", I'.:, °' P• -t.l. L --L t,}�1i -r'r3 i r ,), •Jl�y ,L' t,��t5?i•,:�,,, �, J,!( 1 . i '..I.:,:;• ') ,I!,�:r'-'h'-i,, 14 - -.T ,, ..✓ '%•7F „Iv i 1T � .- .f ,, :1.,,. ,;'�..1!'A'i!'y ':G 1 f Frl fir. Y t L. , : �.••• Tcr : ... - ; Sr _ 1." ,� I ,'y,] S �J,Ur,: 't rI'_ 1'� "I, I'-I•.,�1 ` is J !)-` t * r �, J t [Jt r..:. ,� .•r:-,F�... )a ttk a�y {..r . � t i f J i I i �i f ,ar7,f 5 r l I.'r•-t r',- Jr �. . ; 1 r' -J. , � `, rLl I g 11- Y JI 4,- iok i.!__'}yl, :.'ri. . l.' 7. { ,r„r �t` t ',1 �i ,)R 'Cf Fta'IiL!.1'i •ILf" . . t. '1 .a: ,'- , - l�} l 1 v. i (J i.-.', r 1 fY,ur''` ,..!"!.•'.,,.,,.r - ,J_.j. wr- -. •••„•:. „ylilr A J erlrf r`ri'JjM'),,/+11i 1• �7 Vii: v Sr t `Y` 1 , •[,. •:•.• ri >. '.yr '.t.) rr,r (. 1 77_"" 'w - .. •,-„ `'. {.ray . 1,. r - U) ., c •: L . r ` I- ,I , T i� �, +.L L . ZM'i. r: f'fi°f .a',+ / itr �,. K r5•.'';.:. 1 �I, < �, �,iry 1, _ - �f, �'•7 ••u',� ^i' .Y;' ., t 'f .•�. ,1n, .,..j -r. "{' r,S:`:�:�'JSt' e :r�tn �. ?y j T- + i rrr t 1 r j r1Ehpt ") _ of,C',,•a , 1 y: f ;.� , t . :, 1 / ��'•t' _t. '_y ) �r i{f; ,,1 s r 1 < 4i J 1!r 1. 0� ' d Yv t ; __ l LI .`7 . ,l - ` , : ;'rr yr - , i, J , t k ' J ; � yy 1°' inty�,�,-_ t ` J L 1, f'R '' -`...L J' ,�, t• , 1 ., r. �' - 'iL` A.i , , _ �'. {• ' .rf r^?'d1 r •.'..:-"+ ,t :. i :.I I. it r _ '. L . ., I - tL. 1 k r... �'. •fid + 4rf1 t , - , , t'1r 7 I 1 1 sr ' ,K, '4:: , �ri:�-'fi `; ,.t"rµ.-' '"7' •�•t•vuYr.tn-'h'�n,.l T Lt ttl f i ���• 11i t J . .rtS':`v_ �.. ) +.r. �' • > f'S.tx rl�-i,< R , I'"'t c''-„ '�J,.0 .i 1 } �: '+-t r tll : tl, -^'0 .,] •!- J'. ,a a, 1 ', `.t.l r, C _ rG 4.. ,u , 1 �r r -{ ; { 'v-. .,• .• x,y, aA - t r ' •.rl•:_�?G!)'r., _ .. t - I ', - ` � 1 ? 1rr I:.i'a - g t it l taxa�T.�,�YJFJIVI r (, ' .'7 c :Jf !� 1 -5 r if' d,-Ga.4, Ii\. r wry tl s i,'1 ay7 Gi'' ?,•., t3 t , ,,. }.l �. rjJ.'' .�r r )•" Si,t -`Y' r. c �..�,; - } `. r�+ I ... i......a t j.°1Yt� .. n{ ,t' .�. y,tr\, .` „ a J, ,,;i J hv.,- .. 1 {tis. I {�;T f f }' I J''._ ,".�' , • • rfi. ', r- - -ta ,.- j- Tt.J. 4„)•u.a,r t , riZ L rl.'J"lr„ I 1'♦. r�. .., ` 4 P� ) 111,e� "�'. . R- :may ' ), i!' fy-h, -I J 1 c,� ,.. [ G rrr, _ r , fzc i ri J ,Lr, rr. , 1. t' f E� . 4. r ;`�'i. ., >S r-.+. t .arra' r , :V'` y,t i -t - t t r �j Y Jr ,7. f - - � - ,Aa J, �., r� Z - ti rr •,r G-rorc�' ti.t}'- [ S' 1 -YC y , lt.,,. trt',r .,LL1112 :., Cr�j� 15� 1' ,,[f 3 f r rr �. r t` >•. ' •, , 't, i 4 nJ.t,•l, 1, ' r , . ,c,1 f L J. ,r, ♦ §�u ,i J3� `� it .� 1 1 i •'t �„• t � 1J . ,l°"- r f '•9p5 - i _ ,L .. IC-, r i •.c i r,J•.. t ,,I:,i- f rnJ^�l'S r `lir 1 �. t tt'� - ii..- i f,�,,`� r lyfl • 'I , ,-r� Ljji( ,.'' t' >>" �.J �t --..1 v t• _ ••i •-, .. L.- r •, tl.. 'i l L r.- l n , 7t_. I t r� >zt;(, , .. {• r y iL7 J 't, iy r u aL, ✓m, ,. ,J - . - 11rrs:,,vl.:Y '' ,tl�..�A f ,r~, ' rL•i}-:: "Y� .rid r,a, S't 41 t - _ t, tl r o_ .t.rarrm.. Z ".rAsyw,,,"„ . ,T:,ri } - :.w iJr, - 70 .1, �J ��r . �iy'.Jlr�ki ,r, sl ''t�'`Yiti-%�., r 1,,C! "'.,`F j t �r#' �y �1� •�'•�"�"�re.v - k :•� I t . _ � • k►.. 7 . ti Id..,. ��'h .M !� �r�'r!L�t._:'+��1 r•'r •?- ti I t; •-, L• -'• �tLJ t j , •aN.�Lp,y J• tirF ny, i Sail r a ., a . il �" , I R r. , cr vy t _ - � �fy)� .. 3, ' i l+ eR'•e„„y,'•^, '•-F•.C7 i - � 1ti ,sj. - -,, ,, t� frJ t•'t rL'�yt,n„� r. ...: �'!!1..u.�"�..�"' ". ...1* 1 �~ .. , J , r~t' p.. .in• • _ � t ^, i rp �rrf-y, ,.t' `rli, . fIM� ,�1)'tr<.r, -?' t F y' '•s - �•"�s�. ) 64'6..-t ",t..yr:. ,o...,., �:t•{F,,;'•,:I' '.+�;`i2L^=�4. yS,a, '�1y.�•a�tJ��Jr•;.. �s. x:tt�kt,�',�.' 1 I- :J . . tI.:- 1 L'i:' ate. .cr,� ,+, .. i}��� �:6���1„` ���i�t k t>(!.- Jriie t , a tr : rt ,� �` _ _ l- * 1'. .t . i. - r. r ^•.�- - _ 1 1 �- j r ---- . ., _ :� . ,, _ �. . • :. : .r 1)��6• rJ� ,. r ♦ I 1 - it til . . , _, a' t�/•�•L 'rte "j' .Jt^'_'.'-t>,'�1�� r ,r ��r r r [ Vr• - . . _ .. t ;i' - Alas'' f °. I +, t :. J,✓.• ;+rt tb _ t ' .i , \� j,` .t - r�iLfi I,w• . V. •i .. t.,.. ; K r1� 1-' may �•• L�'- r qtr 4 '�- J - 1 y r ., : 4 'F f ' r. e ♦ , 1i t Y: .E. r e 1. . :J J . -. . ` F . =1Mi! rr - , ,r ;' o r„ f , .. p.•: , -:. , -.. ! J� " '-"`.. M t. - r A. t �• . r, M1... 1 j�, 1. t. • 1 �•' �, .L „t : lam" .{ � t f jj�, •r {. { ` t L r••- I rf >. a i. 1' 4 ` y• r i� :`' ; ( i 3r J. , ) 1. r t 1 ti:< . , f 1•= :' f% ,.. if: �. 1 r' «� IL '% `J. 4 I; _ q'.. f -K,• "i ` i '',i• •.l. _J r 'f., . . - r T). '..tet .I 'S' FM1 ` • ,! •L .. �� ' Y' { S 1 Tom= - i. _ ,�.. 1: - Y ��t, �'► , ,.i ' ' a. ' i r t?- .•s • r- y., .� f V i,. :l � ' s: � .r f C Ma r. :r 4.' '' Y. r / �,. r t t - Y T ' ,' t A r: �,, ' c 'R ,1 'i k 1 ., �i1_• ��Iti •L'r I I i .1 r-:� ..(. �`.Yr .. "�'.r•'�".:: ..r-- .S . i .7 r q r < .' J r �:�`,<y y. tl a R -':o -".r • L�: '`•c.. M►:+c r _',• i• ,I: , u' • tr I ..L... 1„i ,ti;,' (Ir 1: ♦ .•r '.'i I. !=: v.• rr. ... �,'r.r- rrf ,••irk'' :ik 'r":.s' .., i.., t z s 'rl,,, r t t r L A. 1 .• .r'•: v v. , 3• + ► P , a' _ r.. .r ,e : • n. .r. r. '. ,,: !i`' fit`' • c ' rrr' ,. - e fi'� r 1.. ...`i' ;✓r,' •rr ITI` ♦ i ♦ 'J r F ' V, t t'•• • s ^ 1: - - I \ ..,« r.. i ln. _!, v' '�,r 1• T )A - "1. !'' Y' ♦'..'/ - - �:' } t' r' �_. i IJ'.% ,IL . '1r l,t !•"l y r. r♦ • - /,J ,rrr ♦ 1. I: i .Jr. i'5i i•- Lor• �* t � ,.a .'r SK ,• ,}r !i`: ;r L'. .i� r..'it •, ,i !' -�• :/ •�_ .�% ...� a �. t. CI 'rig r'L :�4• ,-s •t . :Y ti_ s' �'' 'c :1 J `h•- ..r.• ���� i •ti R rt 3�,7 t .b=(.. ,. �• o d'r• >•• .'fWl, s• h 7•:',. H ` t• g' '� ?- '►s.t. (: YC , Y.. L 'i .i .�., r t.R . l ,. Y-.: . r '.4 F .f' �J'' r_TL 1.'• :i• i +1•°. :..ry , 'i -;'- i� ti- .C�Yb- f:L .r. t Ir '� `?" � t• c .f+ ,-^ �� •q a+lt).:S t� �' i `w,- n. p 'i'!tk 1' i.. i•r .l.r �`� }� ,�7'�t IY _ •J ',$ n,• ':: . Y� .� "tt1 r. i,'=' ,.. t' .;;. 4.•, r '.�; rI -, .f- ♦ o. - r., •.. ,Jzl - . ♦:, t • , r T^�. �I'. `� l' ., 'ia �. •f _w'Vi.:; .• ''1-:•t '.�. 1`. .,, 1 Ate„ , '+ ,; ,'. L,;. /!t _• 4r it. ,'. tt qq �•' 4r a.• pp£` �7 y. .r. f:l `� ,I:...r: 1' .}3 . �.. i : L..�t L?'�. 1 .... }f: y _ - - �o..�r ALT' 4•. .1 j^..q {. i•lp4f•.+ la F .,..} v eL , �';:� `a <+:'. ,ri`,'.;, : v _ t 4 a P'. t ! 1'ta 'r, .' ti 1; -µ }��+ J. '; � r f 1 .J 1. 3?r. rl►L.. ..f Y• • ..+f. t �'i,... L .. ♦ •," •�, �L�'r>«j•,1 tq it t• �t :, ... �'. i4� r s: , .,..' .4. i' e}' J��y .r�. _ {�,�,s •vty.r�•.. .k-'L��*,�j - .t:. ,.t• J. �_ " a. /: , r•:. 1 1• t.� ti' L. , i. I.� :f `••: \ lii Y. r''1... . . r r r, Ct , r r" �. �' .: ��I .'�". ,1 , r,.,yi^` fs ,. r I. , . . . +• a',.' Attachment 8 A 1-. 7.11, To: Bart Crockett„F 6/ h • rte � _. gid:. h,, z. .:. ,• n,,.f'�. _ • � x From: Nicholas Carver Together we Can Date: April 24, 2002 Re: Proposed building relocation project on Sylvan Street, Maplewood. This is a one story single-family dwelling with breezeway and attached garage. Structure appears to be different then description submitted for city review. Per 1997 Uniform BuildingCode, Buildings or structures moved into or within a jurisdiction shall comply b with the provisions of this code for new buildings or structures. This project is subject to field inspection comments. Electrical circuits shall be inspected and approved. Wiring shall be upgraded to current minimum standards. Smoke detectors must be hard -wired and located in accordance with all applicable codes and manufacturer's instructions. Mechanical and heating systems shall be inspected and approved. All systems .and p� components shall be upgraded to current minimum standards. All gas piping must be p tested in accordance with the mechanical code. Plumbing systems, b s stems, including but not limited to Waste,. vents and fixtures must be inspected and approved. Plumbing shall meet all current minimum standards. Toilet does [ not have required 30 inches clear width or 24. inches clear width to the front. per bedroom must meet all UBC egress requirements. Existin o" windows do One window p gr , q b .. . not meet this requirement. All beams* headers joists and roofs stems shall be repaired, altered or sized to carry all superimposed loads. Several areas in the sill appear decayed, including joist ends that . werep reviously embedded in beam fill. The garage trim and header supports appear . decayed. Treated sill plates will be required to the new foundation. I was unable to dwelling inspect the dweaming members. A 22' x30" attic access opening and p g roo f� . adequate ceiling insulation is required. Stairs handrails guardrails, and other code related items will be addressed individually .. S > but must all meet the requirements of the 1997 UBC. All _ lass and glazing shall meet the requirements of -UBC Chapter 24. Several windows and J 'alousies on the breezeway need to be safety glazed. The entire roof re covering g needs to be removed and laced. All damaged or decayed p wood would also have to be replaced. Attic ventilation requirements must be met. Stucco must be repaired, flashed, p ` and wee screeds added to meet current code requirements. The new foundation must meet all current code requirements. Plans must be submitted to the city for review prior to the relocation* process. 18 OFFICE OF COMMUNITY DEVELOPMENT 651-770-4560 FAX: 651 - 748 - 3096 CITY OF MAPLEWOOD 1 830 EAST COUNTY ROAD B MAPLEWOOD, MN 55109 DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAP LEWOO D, MINNESOTA MONDAY, MAY 612-002 b. House Moving Request (Crockett) —Sylvan Street Mr. Roberts said Mr. Bart Crockett is asking the city council to allow him to move a house and a detached garage from Oakdale to a vacant lot on Sylvan Street. The house is one story with a white stucco exterior. On December 18, 1980, the city council vacated the Kingston Avenue right-of-way from Sylvan Street to a point 135 feet to the east. After this vacation, the former right-of-way was divided between the adjacent properties to the north and the south. This vacation helped to create the vacant lot south of 1754 Sylvan Street that is now under consideration for the house -moving ,request. Mr. Roberts said the design of this house would fit into the Sylvan Street neighborhood. The homes along Sylvan Street were built in the 1940s a.nd 1950s'. Most of these homes are ramblers, but there is a split-level to the south. There also are homes along Sylvan Street with stucco exteriors. Several of the neighbors felt that the lot is too small for a:house. The zoning code requires lots for houses in the R-1 zoning district to have 10,000 square feet. This lot, according to the Ramsey County property records, is 11,941 square feet. As such, the lot and the proposed site plan for the house and garage can meet all city requirements. Mr. Roberts said Nick Carver, the Assistant Building Official, inspected the house. His report Outlines most, if not all, the work Mr. Crockett will have to do to the house. This includes bringing all systems of the house up to the current code standards and repairing and painting the exterior of the house. When the city vacated the Kingston Avenue right-of-way in 1980, the city failed to keep a utility easement over the southp art of the site. This area has an existing.sewer line and overhead power lines. To remedy this situation, the city should require the property owner to dedicate to the city g a drainage and utility easement over the south 30 feet of the site. Staff surveyed 22 property owners within 350 feet of the site. There were eight replies, five were Y p p Y opposed to the request and three had comments that were included in the staff report. Commissioner Ledvina asked staff if this building will have to meet all new construction standards? Mr. Roberts said that is correct. Commissioner Ledvina asked staff if a detachedg ars a is acceptable for new construction? g Mr. Roberts saidY es, there is no code requirement for a detached or attached garage. Commissioner Dierich asked staff if the windows will -be up to code and will the windows be egress windows? Mr.'Roberts said the current windows do not meet the egress standards and they would have to be changed to meet the standards. The applicant, Bart Crockett of 5887 Red, Pine Boulevard in White Bear Lake, addressed the commission. Mr. Crockett said he has spoken to staff a number of times to see if this is a feasible project not and how much work would be involved. He believes this is a worthwhile project and he would like to ease the neighbors concerns. He has a mother-in-law who lives up north who recently put her husband into a nursing home and she has expressed interest in living in the home. If she does not, he will have to see how the market is doing to determine if it will be a rental property of if, he will. sell the property. Chairperson Rossbach asked the applicant if he has read and understood the conditions in the staff report? He asked if the applicant had any problems with the recommendations that staff has made? Mr. Crockett said he understood the report and has no problems with the conditions. Commissioner Ledvina asked which direction the front door will face? Mr. Crockett said the front door will face south. Commissioner Ledvina said the applicant is showing the house being placed 10 feet from the northro ert line and he noticed the front door on the house to the north is very close to that p p. Y property line. Is there any possibility of moving the house further to the south to give more separation between the existing home to the north? Mr. Crockett said he is sure there is a way. He contacted Xcel Energy and got the setback requirements for power lines. He said there is a power line that runs east west. He believes it is 7.8 feet for the setback. As the house is shown the setback is 15 feet. Chairperson Rossbach said there were a number of comments from the neighborhood survey that staff sent out regarding the appearance of the house. Did the photos generate the comments or did the. neighbors actually go out and look at the house? Mr. Roberts said the photos in the neighborhood survey generated most of the comments and one neighbor called and said he drove out and saw the house in the storage -facility. Commissioner Ledvina unofficially recommended the approval to move a one-story stucco house and a detached garage for Bart Crockett to the lot south of 1754 Sylvan Street. This approval shall be subject .to the applicant doing the following: 1. Submit the following to the city for approval before the city issues a building permit: a. An irrevocable letter of credit or cash escrow for 1 Y2 times the estimated cost of completing the construction, including all yard work. and exterior remodeling. The p g applicant shall complete the work within 90 days of the city issuing the permit. The Director of Community Development may extend this deadline for sixty -(60) -days if there has been a reasonable delay. The construction shall meet all Building Code requirements. (Code requirement). b. A new certificate of survey for the site and verify the lot lines with survey pins. (Code requirement). c. A grading, drainage and erosion control plan to the city engineer. This plan shall show that the proposed house location and grades will not cause any adverse effects or cause any drainage problems for nearby properties. The city shall not issue a moving permit until the city engineer approves these plans and the construction shall follow these plans. (Code requirement). d.A drainage and utility easement from the owner to the city over the south 30 feet of the . g Y site. 2. Sign an agreement to convey the title. This agreement shall allow the city to take possession of the house andro ert if the required work is not completed within 90 days after the city p p Y issues the moving permit. This agreement would allow the city the right to complete the construction required b code or demolish and remove the structure. The city attorney shall a Y prepare this agreement. (Code requirement). 3. Thea applicant shall complete and redash the stucco,_reshin le the roof, replace and paint the pp p g trim and remove or replace the awnings. The applicant also shall meet all the requirements of the city's building inspection department. 4. Move the house between the hours of 3 and 6 a.m. Thea pplicant shall leave the house in the �. street until at least 7:00 a.m., but no later than 10:00 a.m. There shall be no excessive noise or work on the house or site between 7:00 p.m. and 7:00 a.m. (Code requirement). 5. Place the house ten feet from the north property line. The applicant shall place the house to the furthest extent from the north property line that is allowable based on restrictions for the easement for the power line located on the property. Commissioner Rossbach seconded. — Ayes only for items 1-4 are Dierich, Ledvina, Y Y Monahan-Junek, Rossbach — Ayes only for item 5 are Ledvina, Rossbach Y Y Nays — only for item 5 are .Dierich, Monahan-Junek Commissioner g mmi ioner Dierich was not comfortable telling the landowner where he has to place his house on the lot. And as it was mentioned earlier if it were new construction he could put the house anywhere on the lot he wanted to. i Commissioner Ledvina said this house is coming into this neighborhood. There is a separate approval process and he thinks there is input that the planningcommission is able to have to make sure that the house is appropriate for this site. He can see Ms. Dierich's point, but given -" the scenario he thinks it is important to review it and do what the commission can for the existing neighbors. MEMORANDUM TO: City Manager FROM: Assistant City Manager SUBJECT: Organized Collection M,(/ DATE: June 3, 2002 INFORMATION Action by Council Date Endorsed Modified Refected The Maplewood City Council has asked staff to look into the possibility of adopting a plan for the organized collection of solid waste. This was addressed at a March 2002 city council/manger workshop. At that time, it was decided that we should wait and see what Ramsey County would do with this issue. Ramsey and Washington Counties undertook a public discussion/awareness campaign to see if it would be feasible to adopt an organized collection program. On April 25, 2002 Ramsey County decided not to pursue an organized collection program. This decision was made primarily because of the large amount of opposition from the garbage haulers but some residents were also on record as opposing organized collection. In lieu of organized collection, Ramsey County is now looking at several actions to address the issue of waste management. Here are the highlights of the Ramsey County work plan: • Development and implement a hauler -collected waste management service charge, and move some or all of the service charge from the property tax statement to that financing tool. • Enter into long-term contracts with the waste haulers that will insure the survival of the waste -recovery plant, which will no longer receive public subsidies after 2007. • Work with municipalities to incorporate service standards that support the county goals into municipal policies and contracts. • Create and fund partnerships with cities and haulers to provide increased opportunities for disposal of difficult materials, such as bulky items and brush, in order to reduce illegal dumping and burning. • Work with haulers and cities to identify violators of local mandatory collection ordinances, in order to assure that waste is being properly managed. REQUESTED ACTION The Maplewood City Council should decide if it wishes to pursue organized collection on its own. If the Council wants to proceed then there is a state law that regulates the time frame and process that must be followed. (A copy of the state statute is included on pages 3 and 4). There are some practical difficulties with proceeding that relates to staffing the process. This can be a time consuming process and one that is not currently programmed into any department's work schedule. If the city council would like to proceed, it is recommended that an intern or interim staff person be brought in to help with this endeavor. ORGANIZED COLLECTION 115A.94 ORGANIZED COLLECTION. Subdivision 1. Definition. "Organized collection" means a system for collecting solid waste in P which a specified collector, or a member of an organization of collectors, is authorized to collect from geographic . a defined service area or areas some or all of the solid waste that is released by generators for collection. SubdY Y 2. Local authority. A cit or town may organize collection, after public notification as required Y 'r d in subdivision 4. A count may organize collection as provided in subdivision 5. d. 3. General provisions. (a) The local government unit may organize collection as a Sub P . service or ordinance, franchise, license, negotiated or bedded contract, or other municipalY means using one or more collectors or an organization of collectors. g Y (b) The local government -unit may not establish or administer organized collection in a manner that imp p airs the reservation and development of recycling and markets for recyclable materials. The loca1,g exempt government unit shall t recyclable materials from organized collection upon a P y g showing b the generator.or collector that the materials are or will be separated from mixed ' ' lid waste b the generator, separately collected, and delivered for reuse in their municipal so y g P original form or for use in a manufacturing process. unit shall invite and employ (c) The local governmentP Y the assistance of interested persons, including per licensed to operate solid waste collection services in the local government unit, sons P plans and proposals for organized collection and in establishing the organized �n developing p P P collection system. ()gd Organized collection accomplished by contract or as a municipal service may include a requirement that all or an portion of the solid waste, except (1) recyclable materials and (2) p materials that are recessed at a resource recovery facility at the capacity in operation at the time that t q P he requirement is imposed, be delivered to a waste facility identified by the local government In a district or count where a resource recovery facility has been designated by ordinance unit. Y under section 115A.86, organized collection must conform to the requirements of the designation ordnance. Subd. 4. Cities and towns; notice; planning. (a) At least 180 days. before implementing an ordinance franchise license, contract or other means of organizing collection, a city or town, by , resolution of the governing body, shall announce its intent to organize collection and invite the reso g g Y of interested persons, including persons licensed to operate solid waste collection participationP services, in planning and establishing the organized collection system. elution of intent must be adopted after a public hearing. The hearing must be held (b) The res P at least two weeks after public notice and mailed notice to persons known by the city or town to be operating solid waste collection services in the city or town. The failure to give mailed notice to persons or defect in the notice does not invalidate the proceedings, provided a bona fide effort to comply with notice requirements has been made. (c) During a 9y p g 0 -da period following the resolution of intent,* the city or town shall develop or development of plans or proposals for organized collection. During this 90 -day supervise the p P P P . i or town shall invite and employ the assistance of persons licensed as of planning period, the city P Y the date of the resolution of intent to operate solid waste collection services in the city or town. Failure of a licensed collector to participate in the 90 -day planning period, when the city or town has made a bona fide effort to provide the person the opportunity to participate, does not invalidate the planning process. (d) For 90 days after the planning he date ending the lannin period required under paragraph (c), the city or town shall discuss possible organized collection arrangements with all licensed collectors 3 97 'I 15A.94 operating in the city or town who have expressed interest. If the city or town is unable to agree on an organized collection arrangement with a majority of the licensed collectors who have expressed interest, or upon expiration of the 90 days, the city or town may propose implementation of an alternate method of organizing collection as authorized in subdivision 3. (e) The city or town shall make specific findings that: 1 describe in detail the procedures it used to plan and to attempt implementation of organized collection through an arrangement with collectors who expressed interest; and (2) evaluate the proposed organized collection method in light of at least the following sta,~ldards: achieving the stated organized collection goals of the city or town; minimizing displacement of collectors; ensuring participation of all interested parties in the decision-making process; and maximizing efficiency in solid waste collection. (f) Upon request, the city or town shall provide mailed notice of all proceedings on the organization of collection in the city or town. (g) If the city or town and all the persons licensed to operate mixed municipal solid waste collection services and doing business in the city or town agree on the plan, the city or town may implement the plan without regard to the 180 -day period specified in paragraph (a). P P Subd. 5. County organized collection. (a) A county may by ordnance require cities and to within the :county to organize collection. Organized collection ordinances of counties may: (1) require cities and towns to require the separation and separate collection of recyclable materials; (2) specify the material to be separated; and (3) require cities and towns to meet any performance standards for source separation that are contained in the county solid waste plan. (b) A county may itself organize collection under subdivision 4 in any city or town that does not comply with a county organized collection ordinance adopted under this subdivision, and the county Y ma implement, as part of its organized collection, the source separation program and performance standards required by its organized collection ordinance. Subd. 6. Organized collection not required or prevented. (a) The authority granted in this section to organize solid waste collection is optional and is in addition to authority to govern solid waste collection granted by other law. (b) Except as provided in subdivision 5, a city, town, or county is not: (1) required to organize collection; or (21) prevented from organizing collection of solid waste or recyclable material. (c) Except as provided in subdivision 5, a city, town, or county may exercise any authority granted by any other law, including a home rule charter, to govern collection of solid waste. Subd. 7. Anticompetitive conduct. (a) A political subdivision that organizes collection under this section is authorized to engage in anticompetitive conduct to the extent necessary to plan and implement its chosen organized collection system and is immune from liability under state laws relating to antitrust, restraint of trade, unfair trade practices, and other regulation of trade or commerce. (b) An organization of solid waste collectors, an individual collector, and their officers, members, employees, and agents who cooperate with a political subdivision that organizes collection under this section are authorized to engage in anticompetitive conduct to the extent necessary to plan and implement the organized collection system, provided that the political subdivision actively supervises the participation of each entity. An organization, entity, or person covered by this paragraph is immune from liability under state law relating to antitrust, restraint of trade, unfair trade practices, and other regulation of trade or commerce. HIST: 1987 c 348 s 27; 1989 c 325 s 26,27; 1990 c 600 s 1,2: 1991 c 337 s 46; 1993 c 249 s 20,21 98 4 AGENDA NO. KI Action by Council Date Endorsed AGENDA REPORT Modified ...�_ Rejected TO: City Manager FROM: Finance Director AO RE: Preliminary Approval for Issuance of Improvement Bonds DATE: May 31, 2002 Improvement bonds need to be issued to finance eight public works projects that the City Council has approved. The projects and financing plans are listed on page 6 of the attached report from Springsted Incorporated. Page 15 of the report lists annual tax levies of $256,236-$261,201 for 2004-2017 which are required to finance the unassessed project costs. The report also suggests a bid award on the bond sale at a special Council meeting at 5:00 p.m. on Thursday, July 18th. (There is apre-agenda meeting that day at 4:45 p.m.) It is recommended that the City Council (A) adopt the attached resolution that provides preliminary approval for the sale of $4,815,000 General Obligation Improvement Bonds and (B) schedule a special Council meeting at 5:00 p.m. on Thursday, July 18th for a bid award on the bond issue. PAR NANCEMORMPERM102BONIDS 1.D00O2BONDS1.DOC Recommendations For City of Maplewood, Minnesota $4,815,000 General Obligation Improvement Bonds, Series 2002A Presented to: Mayor Robert Cardinal Members, City Council Mr. Richard Fursman, City Manager Mr. Dan Faust, Finance Director City of Maplewood 1830 East County Road B Maplewood, MN 55109-2797 Study No.: M1408Y1 r;z;_ . SPRINGSTED Incorporated May 305 2002 SPRINGSTED Public Finance Advisors RECOMMENDATIONS Re: Recommendations for the Issuance of $4,815,000 General Obligation Improvement Bonds, Series 2002A ion of our recommendations for the above-named We respectfully request your consideration Issue. Bond proceeds will be used to finance street improvements in various areas of the City. The Bonds will be repaid with h a combination of special assessments and ad valorem property taxes. We recommend the following for the Bonds: 1. Action Requested 2. Sale Date and Time 3. Authority and Purpose for the Bond Issue 4. Principal Amount of Offering 5. Repayment Term 6. Term Bonds To establish the date and time of receiving bids and establish the terms and conditions of the offering. Thursday, July 18, 2002 at 11:00 A.M., with consideration for award by the City Council at 5:00 P.M. that same day. The Bonds are being issued pursuant to Minnesota Statutes, Chapters 475 and 429. Bondroceeds will be used to finance various p improvement projects within the City. $4,8159000- The Bonds will mature annually February 1, 2004 through 2018. Interest will be payable semi-annually each February 1 and August 1, commencing August 1 2003. We have included a provision that permits the underwriters to combine multiple maturity years into a term bond, subject to mandatory redemption on the same maturity schedule provided in the Terms of Proposal. The advantage to the underwriter is that it provides large blocks of bonds, which are more attractive to bond funds, and certain pension funds, which deal only with large blocks of bonds. This in turn is a benefit to the City since selling larger blocks of bonds reduces the risk to the underwriter, allowing them to lower their costs and the interest coupons. Since the Bonds are being offered on a competitive bid basis and, awarded on the lowest true interest cost, the City will award the Bonds to the best bid regardless of whether term bonds are chosen or not. City of Maplewood, Minnesota May 30, 2002 7. Sources of Payments 8. Prepayment Provisions 9. Credit Rating Comments 10. Federal Treasury Regulations Concerning Tax -Exempt Obligations The Bonds will be general obligations of the City and will be repaid with a combination of special assessments and ad valorem property taxes. The City will make its first levy in 2003 for first collection in 2004. The August 1, 2003 interest payment and the February 1, 2004 principal and interest payments will be paid from special assessments, thereafter each year's first-half collection of assessments and taxes will be used to pay the interest payment due August 1 in the year of collection. Second -half collections of assessments and taxes plus surplus first-half collections will be used to pay the February 1 principal and interest payment due in the following year. The City may elect on February 1, 2010, and on any date thereafter, to prepay the Bonds due on or after February 1, 2011, at a price of par plus accrued interest. An application will be made to Moody's Investors Service for a rating on the Bonds. The City's current general obligation credit rating is "Aa2". (a) Bank Qualification Under Federal Tax Law, financial institutions cannot deduct from income for federal income tax purposes, expense that is allocable to carrying and acquiring tax-exempt bonds. There is an exemption to this for "bank qualified" bonds, which can be so designated if the issuer does not issue more than $10 million of tax exempt bonds in a calendar year. Issues that are bank qualified generally receive slightly lower interest rates than issues that are not bank qualified. Since the City expects to issue no more than $10 million of tax- exempt obligations in 2002 this issue is designated as bank qualified. (b) Rebate Requirements All tax-exempt issues are subject to the federal arbitrage and rebate requirements, which require all excess earnings created by the financing to be rebated to the U.S. Treasury. The requirements generally cover two categories: bond proceeds and debt service funds. There are exemptions from rebate in both of these categories. Since the City expects to issue less than $5 million of tax exempt obligations in 2002, the City qualifies as a "small issuer" and will be exempt from rebating excess earnings on Bond proceeds to the federal government. Page 2 City of Maplewood, Minnesota May 30,. 2002 (c) Bona Fide Debt Service Fund The City must maintain a bona fide debt service fund for the Bonds or be subject to yield restriction. This. requires restricting the investments held in the debt service fund to the yield on the Bonds and/or paying back excess investment earnings in the debt service fund to the federal. government. A bona fide debt service fund is a fund for which there is an equal matching of revenue to debt service expense, with carry over permitted equal to the greater of the investment earnings in the fund during that year or 1/12 the debt service of that year. Additional diligence should be exercised in monitoring the debt service fund for this Issue due to the potential accumulation of assessment prepayments, which could cause the fund to become non -bona fide. (d) Economic Life The average life of the Bonds cannot exceed 120% of the economic life of the projects to be financed. The economic life of the improvements exceeds 20 years. The average life of the Bonds is 8.916 years; therefore the Issue is within the economic life requirements. (e) Federal Reimbursement Federal reimbursement regulations require the City Regulations to make a declaration, within 60 days of the actual payment, of its intent to reimburse itself from expenses paid prior to the receipt of Bond proceeds. It is our understanding the City has taken whatever actions are necessary to comply with the federal reimbursement regulations in regards to the Bonds. 11. Continuing Disclosure The Bonds are subject to continuing disclosure requirements set forth by the Securities and Exchange Commission. The SEC rules require the City to undertake an annual update of certain Official Statement information and report any material events to the national repositories. In the past, the City has indicated that it will manage its own continuing disclosure matters. We understand that the City will continue that practice with this Issue. 12. Attachments • Sources and Uses of Funds • Assessment Income Schedule Debt Service Schedule • Terms of Proposal Page 3 City of Maplewood, Minnesota May 30, 2002 . DISCUSSION Proceeds of the Bonds will be used to finance various street improvement projects within the City. The sources and uses of funds for the Bonds are shown on Page 6. In addition to proceeds of the Bonds, cash contributions totaling $3,091,566 will be used to pay for the eight improvement projects being financed. Additional costs for the Pleasantview Neighborhood Streets project are also included in the Bonds in the amount of $19,100. This project was initially financed with the City's General Obligation Improvement Bonds, Series 1999A (the "Series 1999A Bonds"), in the amount of $227,000 and supplemented in the amount of $32,000 by the City's General Obligation Improvement Bonds, Series 2001 B (the "Series 2001 B Bonds"). Assessments for this project were filed in conjunction with the Series 1999A Bonds in the amount of $70,796. A summary of the total projected collections of special assessments is shown on page 7, with the following pages 8 through 14 showing the detailed assessments by project. Assessments for the Bush Avenue project in the principal amount of $71,000 were filed on November 13, 2001 for collection over a term of 15 years commencing in. 2002. Assessments for the County Road D project in the principal amount of $484,489 were filed on April 22, 2002 for collection over a term of 15 years commencing in 2003. Assessments for the Gladstone South and English Street projects in the principal amount of $1,123,665 and $371,670 respectively were filed �on May 20, 2002 for collection over a term of 15 years commencing in 2003. Assessments for the Hillcrest, Markham Pond and Maple Hills projects in the principal amounts of $15,508 and $44,352 and $151,232 respectively are expected to be filed on or about August 1, 2002 for collection over a term of 5 years commencing in 2003. The interest rate charged on the unpaid balance of assessments is 6.3% for the Bush Avenue project and 6.0% for each of the other projects. All assessments have been structured with even annual principal payments. Our recommended principal structure for the Bonds is shown on page 15. Debt service has been structured around the anticipated assessment income receipts. Since the City will not make a levy for the Bonds until 2003 for first collection in 2004, only a small principal payment will be made on February 1, 2003, thus eliminating a levy requirement. Page 15 contains the following information: ■ Columns 1 through 5 show the principal maturity dates, the annual principal payments, estimated interest rates and projected total principal and interest payments, given the current market environment. ■ Column 6 shows the 5% overlevy which is required by State statutes and serves as a protection to bondholders and the City in the event of delinquencies in the collection of assessments or taxes. ■ Column 7 shows the total projected assessment income developed on pages 7 through 14. ■ Column 8 shows the net tax levy requirement for this Issue, which represents the difference between the projected assessment income and 105% of debt service. Page 4 City of Maplewood, Minnesota May 30, 2002 As shown in column 8 on page 15, we expect that the City will be required to levy ad valorem taxes annually in .the approximate average amount of $257,300 to pay debt service on the Bonds Springsted Incorporated is pleased to again be of service to the City of Maplewood. Respectfully submitted, SPRINGSTED Incorporated lir Page 5 Preliminary $4,81 5,000 City of Maplewood,- Minnesota General Obligation Improvement Bonds Series 2002A SOURCES &USES Dated 08/01/2002 Delivered 08/01 /2002 I SOURCES OF FUNDS Par Amount of Bonds...................:..................................................... TOTAL $4,8159000. 00 Cash from State Street Aid... ..........o....... ... .•...........0 .................• 2,296,940.00 Cash from other Govt. and Dev Pmts ................................................. 426,742.00 Cash from Sewer Fund....................................................................... 3397284.00 Cash from special assessment prepayments ..................................... 28,600.00 TOTALSOURCES.............................................................................. $7,9069566.00 USES OF FUNDS Gladstone South Neighborhood Streets ............................................. 3,3469000.00 County Road D, White Bear to McKnight ........................................... 17880,840.0 English Street, Frost to Highway 36 ................................................... 1,794,200.00 BushAvenue...................................................................................... 331,765.00 Maple Hills Lift Station Relocation...................................................... 234,080.00 Hillcrest Animal Hospital Watermain Imp ........................................... 124,100.00 Markham Pond Outlet Improvements ................................................. 85,000.00 Total Underwriter's Discount (1.200%) .............................................. 57,780.0 Costsof Issuance...-.. ......................................................................... 33,675.00 Pleasantview Neighborhood Streets ................................................... 19,1 00.00 RoundingAmount..........................................:................................... 6.00. 26.00- TOTALUSES..................................................................................... $7,906,566.00 Springsted Incorporated Advisors to the Public Sector File = Maplewood. sf- SINGLE PURPOSE 5/22/2002 3:36 PM Page 6 Cit �► i W N y N ca IV W Cit :p► C7� O 0) W Cat O 00 -4 O C) CD NNcoco0O(A 6 o o o© c o 0 O 0 0 0 0 Co 0 Cl W W ca W GW Z3 W W W W W W W W W W > 13 N N i, N N IV N N IV N N N N N N 0 0 0 0 0 0 0 0 Cl 0 0 0 0 0 0 0 .� -a -.L -A -& -L 0 0 0 0 0 0 0 0 .p W N -& O 0 0 -4 W t31 •A W N Iv t CL O -I 00 OD td cO O O •� N N W W OD ' _ N �a tOWOoN�1�OOCr�A40LW -4W O .p �► co W Oo W 00 W 00 W Oo C.0 Co W CO �I Cn O O -+ O O co 00 00 -1 V O t� Cif Cit •Is • & W -� O N N U1 0 46 to A Co W 00 N -4 N O. O? tC C v r+ W Cn ON000A600)"wO.00)"coA.w Page 7 0) CD c m N ? N CAN U) Cit 0 Cif m 0.W O� -4 -4 w w w w (C N C N W OGWOCOtVU�00�'.'pa.40W0)8O 5 = N Oo O w 1V N N N N N -� � OD N co-ICD�N000-Kitt W � A O W W W W W W W C+4 W io La W � •A Page 7 m90) m N cM N Q0 W W N N N W W W W W W W •p .A �► Cid (3) -I COO NCA) L" 3 Oo O 406 C." (� � CD �• 03 O� Cit W N •-i to 0 � C71 .Is W -•� CC tD W ,.F .R Cts 01 W O �I •A C �I •A :.a bo A :-& bo Cif O 00 Q3 .A N O Oo W • h N O 00 0! &• N C31 O ~ ask 0 �w CDCD a� —• v W -4 W W W A. .1h. N. Al .1�► Cit Cil t?t CA 00 , •A M co O -� W V't -1 CO -i W Vt �1 tG co C co N O �. Cit W �1 --� COJf 00D CO 00) CO 4 -4 Cil t�0 W -4 tt 11 4 N O 00 W N O 4v p. 0 to N > � � �• N O -1 Cit W -� N Oo N 000 .A W t�31 cWC Coit O m v CD N v CA m Z � M. N . C 00 W W W W� 2 y D � co Cit co .� -4 � o0cpoCoo00 s Cl) N � 0 W .�3 C)co0oN a = O ,p 4 cc 4 Co Cn O W Cl) tC A O 6 ,p N 4 -4 tC O 00 O G4 W <D, O N •p co O N d O N tcnD 00 N W W W W •p N W Cit -I W tD =_ N N O V CWC O O N 74% Cit O Cit -+ -a O L tC -I tit 00 W co 4 N = W O N N N N N N W W -W Cit W O �1 00 CC O -► --* -4 00 Co O Co -� O 4 co N -& co -4 (M w N O co -a N W W al W ,� 0 W W O" Cit =J Ca --& W Cr 01 W O CO 0 OD •4 O Oco-h"4CO0(D0)-&o)-►w0 CA --4 74 00. Cat Co O Co CA W O Co v-4 co W -& N � IV Cil tit W Co W Go tW Co W Co 4J Z4 tC in -& in �I 0) co -1 --1 �1 0o co CA AM 0) W -4 --4 11 4 4 Page 7 Preliminary SIGNIFICANT DATES FilingDate .................................. :..................... ......... ............................. ........................... ........ 5/20/2002 FirstPayment Date................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector Pile = Maplewood. sf-Gladstone South 5/22/2002 3:38 PM Paae 8 City of Maplewood, Minnesota General Obligation Improvement Bonds Series 2002A Gladstone South ASSESSMENT INCOME Date Principal Coupon Interest Total P+I 12/31/2002 - - - - 12/31 /2003 74, 911.00 6.000% 108, 808.23 183, 719.23 12/31/2004 74,911.00 6.000% 627925.24 137,836.24 12/31/2005 74,91 '1.00 6.000% 58, 430.58 133, 341.58 12/31/2006 74, 911.00 6.000% 53, 935.92 128, 846.92 12/31/2007 74, 911.00 6.000% 49,441.26 124, 352.26 12/31/2008 74, 911.00 6.000% 44, 946.60 119, 857.60 12/31/2009. 74,911.00 6.000% 40,451.94 115,362.94 12/31/2010 74, 911.00 6.000% 35, 957.28 110, 868.28 12/31/2011 74,911.00 6.000% 31,462.62 106,373.62 12/31/2012 747911.00 6.000%. 26,967.96 101,878.96 12/31/2013 74,911.00 6.000% 22,473.30 97,384.30 12/31/2014 74,911.00 6.000% 17,978.64 92,889.64 12/31/2015. 74, 911.00 6.000% 13,483.98 88, 394.98 12/31/2016 74,911.00 6.000% 81989.32 83,900.32 12/31/2017 74,911.00 6.000% 41494.66 79,405.66 Total 111239665.00 - 5809747.53. 11704,412.53 SIGNIFICANT DATES FilingDate .................................. :..................... ......... ............................. ........................... ........ 5/20/2002 FirstPayment Date................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector Pile = Maplewood. sf-Gladstone South 5/22/2002 3:38 PM Paae 8 Preliminary SIGNIFICANT DATES FilingDate................................................................................................................................... 11/13/2001 FirstPayment Date................................................................................. ............................... 12/31/2002 Springsted Incorporated Advisors to the Public Sector File = Maplewood.sf-Bush Avenue 512212002 3:38 PM Page 9 City of Maplewood, Minnesota .General Obligation Improvement Bonds Series 2002A Bush Avenue ASSESSMENT INCOME Date Principal Coupon Interest Total P+I 12/31/2001 - - - - 12/31 /2002 4,733.34 6.300% 51069.40 91802.74 12/31/2003 41733.34 6.300% 41174.80 81908.14 12/3112004 49733.34 6.300% 31876.60 81609.94 12/31/2005 4,733.34 6.300% 3,578.40 81311.74 12/31/2006 41733.34 6.300% 31280.20 81013.54 12/31/2007 41733.33 6.300% 21982.00 71715.33 12/31/2008 41733.33 6.300% 21683.80 7,417.13 12/31/2009 41733.33 6.300% 27385.60 71118.93 12/31/2010 4,733.33 6.300% 21087.40 69820.73 12131/2011 41733.33 6.300% 17789.20 61522.53 12/31/2012 :41733.33 6.300% 11491.00 61224.33 12/31/2013 41733.33 6.300% 11192.80 51926.13 12/31/2014. 41733.33 6.300% 894.60 51627.93 12/31/2015' 41733.33 6.300% 596.40 51329.73 12/31/2016 41733.33 6.300% 298.20 51031.53 Total 713000-00 - 36, 380.40 107, 380.40 SIGNIFICANT DATES FilingDate................................................................................................................................... 11/13/2001 FirstPayment Date................................................................................. ............................... 12/31/2002 Springsted Incorporated Advisors to the Public Sector File = Maplewood.sf-Bush Avenue 512212002 3:38 PM Page 9 Preliminary SIGNIFICANT DATES Filing Date ....................... 5/20/2002 ............................................................................................................ FirstPayment Date.................................................................................................................... 12/31/2003 Springsted Incorporated File = Maplewood. sf-English Street Advisors to the Public Sector 5122/2002 3:38 PM Page 10 City of Maplewood, Minnesota General Obligation Improvement Bonds Series 2002A English Street ASSESSMENT INCOME Date Principal Coupon Interest Total P+I 12/31/2002 - - - 12/31/2003 24, 778.00 6.000% 353990-05 60j768.05 12/31/2004 24,778.00 6.000% 20,813.52 45,591.52 12131/2005 24,778.00 6.000% 199326.84 44,104.84 12/31/2006 24,778.00 6.000% 17,840.16 42,618.16 12/31/2007 24,778.00 6.000% 16, 353.48 41,131.48 12/31/2008 241778.00 6.000% 14,866.80 39,644.80 12/31/2009 24, 778.00 6.000% 13, 380.12 38,158.12 12/31/2010 24, 778.00 6.000% 11, 893.44 36, 671.44 12/31/2011 24,778.00 6.000% 10,406.76 35,184.76 12/31/2012 24,778.00 6.000% 87920.08 33,698.08 12/31/2013 24,778.00 6.000% 71433.40 32,211.40 12/31/2014 24, 778.00 6.000% 51946.72 30, 724.72 12/31/2015 24,778.00 6.000% 41460.04 29,238.04 12/31/2016 24, 778.00 6.000% 21973.36 27, 751.36 12/31/2017 24, 778.00 6.000% 11486.68 26,264.68 Total 371,670.00 - 192,091.45 563,761.45 SIGNIFICANT DATES Filing Date ....................... 5/20/2002 ............................................................................................................ FirstPayment Date.................................................................................................................... 12/31/2003 Springsted Incorporated File = Maplewood. sf-English Street Advisors to the Public Sector 5122/2002 3:38 PM Page 10 Preliminary SIGNIFICANT DATES FilingDate................................................................................................................................... 4/22/2002 FirstPayment Date..................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector File = Maplewood.sf-County Road D 512212002 3:38 PM Paqe 11 City Maplewood,of Minnesota General Obligation Improvement Bonds Series 2002A County Road D ASSESSMENT INCOME Date Principal Coupon Interest Total P+I 12/31/2002 - - - 12/31/2003 32,299.27 6.000% 49,175.63 81,474.90 12/31/2004 32,299.27 6.000% 27,131.38 59,430.65 12/31/2005 32,299.27 6.000% 25,193.42 57,492.69 12/31/2006 327299.27 6:000% 23,255.48 55,554.75 12/31/2007 32,299.27 6.000%, 21,317.52 53,616.79 12/31/2008 32,299.27 6.000% 19,379.56 .51,678.83 12/31/2009 32,299.27 6.000% 17,441.60 49,740.87 12/31/2010 32, 299.27 6.000% 15, 503.64 47, 802.91 12/31/2011 32, 299.27 6.000% 13, 565.70 45, 864.97 12/31/2012 321299.27. 6.000% 11,627.74 43,927.01 1.2/31/2013 .32,299.26 6.000% 91689.78 41,989.04 12/31/2014 32, 299.26 6.000% 71751.82 40, 051.08 12/31/2015. 32, 299.26 6.000% 51813.86 38,113.12 1 2/31 /2016 329299.26 6.000% 31875.92 36,175.18 12/31/2017 32,299.26 6.000% 19937.96 349237.22 Total 484,489.00 - 252,661.01 737,150.01 SIGNIFICANT DATES FilingDate................................................................................................................................... 4/22/2002 FirstPayment Date..................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector File = Maplewood.sf-County Road D 512212002 3:38 PM Paqe 11 Preliminary SIGNIFICANT DATES FilingDate................................................................................................................................. 8/01/2002 FirstPayment Date..................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector File = Maplewood.sf-Hillcrest Animal Hospital 5122/2002 3:38 PM Page 12 City of Maplewood, Minnesota General Obligation Improvement Bonds Series 2002A Hillcrest Animal Hospital ASSESSMENT INCOME Date Principal Coupon Interest Total P+I 12/31/2002 - - - - 12/31/2003 31101.60 6.000% 11318.18 41419.78 12/31/2004 3,101.60 6.000% 744.38 31845.98 12/31/2005 31101.60 6.000% 558.28 31659.88 12/31/2006 31101.60 6.000% 372.20 31473.80 12/31/2007 31101.60 6.000% 186.10 3,287.70 Total 15,508.00 - 31179.14 18,687.14 SIGNIFICANT DATES FilingDate................................................................................................................................. 8/01/2002 FirstPayment Date..................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector File = Maplewood.sf-Hillcrest Animal Hospital 5122/2002 3:38 PM Page 12 Preliminary SIGNIFICANT DATES FilingDate..........................................................................................................4..................... 8/01/2002 FirstPayment Date.................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector File = Maplewood. sf-Markham Pond Outlet 5/22!2002 3:38 PM Page 13 City of Maplewood, Minnesota General Obligation Improvement Bonds Series 2002A Markham Pond Outlet ASSESSMENT INCOME Date Principal Coupon Interest Total P+I 12/31/2002 - - - - 12/31 /2003 8,870.40 6.000% 31769.92 121640.32 12/31/2004 8,870.40 6.000% 21128.90 10,999.30 12/31/2005 89870.40 6.000% 1, 596.68 10, 467.08 12/31/2006 8,870.40 6.000% 1,064.44 9l934.84 12/31/2007 81870.40 6.000% 532.22 91402.62 Total 44,352.00 - 91092.16 53,444.16 SIGNIFICANT DATES FilingDate..........................................................................................................4..................... 8/01/2002 FirstPayment Date.................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector File = Maplewood. sf-Markham Pond Outlet 5/22!2002 3:38 PM Page 13 Preliminary SIGNIFICANT DATES FilingDate................................................................................................................................. 8/01/2002 FirstPayment Date..................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector File = Maplewood. sf-Maple Hills Lift Station 5/22/2002 3:38 PM Page 14 CityMaplewood,of Minnesota General Obligation Improvement Bonds Series 2002A Maple Hills Lift Station ASSESSMENT INCOME Date Principal Coupon Interest Total P+I 12/31/2002 - - - - 12/31 /2003 30,246.40 6.000% 12,854.72 43,101.12 12/31/2004 30, 246.40 6.000% 71259.14 37, 505.54 .12/31/2005 30,246.40 6.000% 51444.36 35,690.76 12/31/2006 30,246.40 6.000% 31629.56 33,875.96 12/31/2007 30, 246.40 6.000% 11814.78 32, 061.18 Total 1517232.00 - 31,002.56 182,234.56 SIGNIFICANT DATES FilingDate................................................................................................................................. 8/01/2002 FirstPayment Date..................................................................................................................... 12/31/2003 Springsted Incorporated Advisors to the Public Sector File = Maplewood. sf-Maple Hills Lift Station 5/22/2002 3:38 PM Page 14 Preliminary Dated........................................... ............................................................ 8/01/2002 DeliveryDate............................................................................................ 8/01/2002 FirstCoupon Date ............. :...................................................................... 8/01/2003 YIELD STATISTICS BondYear Dollars.................................................................................... $42,932.50 AverageLife............................................................................................. 8.916 Years AverageCoupon...................................................................................... 4.2670908% Net Interest Cost (NIC)............................................................................. 4.4016741% True Interest Cost (TIC)........................................................................... 4.3930664% Bond Yield for Arbitrage Purposes........................................................... 4.2246306% All Inclusive Cost (AIC)............................................................. I.............. 4.4925588% IRS FORM 8038 NetInterest Cost...................................................................................... 4.2670908% Weighted Average Maturity...................................................................... 8.916 Years Springsted Incorporated Advisors to the Public Sector File = Maplewood.sf- SINGLE PURPOSE 5(22/2002 3:36 PM Page 15 $4,815,000 City of Maplewood, Minnesota General. Obligation Improvement Bonds Series 2002A NET DEBT SERVICE SCHEDULE Levy Required Date principal Coupon Interest Total P+I 105% of Total Assessment (Surplus) (1) (2) (3) (4) (5) (6) (7) (8) 2/01/2003 - - - - - " 2/01/2004 90,000.00 2.250% 285,986.25 375,986.25 394,785.56 404,834.28 (109048.72) 2/01/2005 345,000.00 2.700% 188,832.50 533,632.50 560,314.13 303,819.17 256,494.96 2/01/2006 345,000.00 3.000% 179,317.50 524.1317.50 550,533.38 293,068.57 257,464.81 2/01/2007 3459000.00 3.250% 168,967:50 513,967.50 539,665.88 282,317,97. 257,347.91 2/01/2008 345, 000.00 3.500% 157, 755.00 502,755-00 527, 892.75 271, 567.36 256, 325.39 2/01/2009 310,000.00 3.800% 145,680.00 455,680.00 4781464.00 218,598.36 259,865.64 2/01/2010 315, 000.00 4.000% 133, 900.00 448, 900.00 471, 345.00 210, 380.86 260'1964.14 2/01/2011 320; 000.00 4.100% 121, 300.00 441, 300.00 463, 365.00 202,163.36 261, 201.64 2/01/2012 325,000-00 .4.200% 108,180.00 433,180.00 454, 839.00 193, 945.88 260, 893.12 2/01/2013 330, 000.00 4.300% 94, 530.00 424, 530.00 445, 756.50 185, 728.38 260, 028.12 2/01/2014 335, 000.00 4.400% 80, 340.00 415,340-00 436,107.00 177, 510.87 258, 596.13 2/01/2015 340,000.00 4.500% 65,600.00 405,600.00 425,880.00 169,293.37 256,586.63 2/01/2016 350, 000.00 4.600% 50, 300.00 400j300-00 420, 315.00 161,075.87 259, 239.13 2/01/2017 360, 000.00 4.700% 34,200.00 394,200.00 413,910-00 152l858.39 261, 051.61 2/01/2018 360,000.00 4.800% 17,280.00 3771280.00 396,144.00 139,907.56 256,236.44 Total 418159000-00 - 1, 831, 968.75 6,646v968.75 6, 979, 317.19 3, 367, 070.25 3, 612, 246.94 Dated........................................... ............................................................ 8/01/2002 DeliveryDate............................................................................................ 8/01/2002 FirstCoupon Date ............. :...................................................................... 8/01/2003 YIELD STATISTICS BondYear Dollars.................................................................................... $42,932.50 AverageLife............................................................................................. 8.916 Years AverageCoupon...................................................................................... 4.2670908% Net Interest Cost (NIC)............................................................................. 4.4016741% True Interest Cost (TIC)........................................................................... 4.3930664% Bond Yield for Arbitrage Purposes........................................................... 4.2246306% All Inclusive Cost (AIC)............................................................. I.............. 4.4925588% IRS FORM 8038 NetInterest Cost...................................................................................... 4.2670908% Weighted Average Maturity...................................................................... 8.916 Years Springsted Incorporated Advisors to the Public Sector File = Maplewood.sf- SINGLE PURPOSE 5(22/2002 3:36 PM Page 15 THE -CITY HAS AUTHORIZED SPRINGSTED INCORPORATED TO NEGOTIATE THIS IS ON ITS BEHALF. PROPOSALS WILL BE RECEIVED O SUE N THE FOLLOWING BASIS: TERMS OF PROPOSAL $4,815,000 CITY OF MAPLEWOOD MINNESOTA GENERAL OBLIGATION IMPROVEMENT B ONDS, SERIES 2002A (BOOK ENTRY ONLY) Proposals for the Bonds will be received o Time at the n Thursday, July 18, 2002, until 11:OOA.M. offices of Springsted Incorporated 85 East ,Central Minnesota, after which time � t Seventh Place, Suite 100, Saint Paul • me they will be opened. and tabulated. Consideration' Bonds will be by the City Council at STOOP. M. for award of the Central Time, of the same day. SUBMISSION OF PROPOSALS Springsted will assume no liabilityfor the inability• time of sale specified of the bidder to reach Sprin sted prior specified above. All bidders are advised that g p to the constitute a contract between t each Proposal shall be deemed to he bidder and the City to purchase the Bon manner by which the Proposal is submitted. ds regardless of the (a) Sealed Bidding, Proposals may • $eal p y be submitted in a sealed. envelo a or(651) 046 to Springsted. Signed Pr p by fax submitted to S ri g Proposals, without final price or coupons rna p ngsted prior to the time of sale. The bidder p it be to Springsted the final Pro shall be responsible for submittin • Proposal price and coupons, by telephone(651)g (651) 223-3046 for inclusion in the submi p 223-3000 or fax fitted. Proposal. OR (b) Electronic Bidding Notice is hereby given that electronic. proposals will be received via PARITY . For purposes of the electronic bidding process, the time as maintained by PARITY" shall constitute the official time with respect to all Bids submitted to PARITY, Each bidder shall be solely responsible for making necessary arrangements to access PARITYY�' for purposes of submitting its electronic Bid in a timely manner and in com�n fiancewith the requirements of the Notice of Sale. Neither the City, its .agents nor PARITY' shall have any duty or obligation to undertake registration to bid for any prospective bidder or to provide or ensure electronic access to any qualified prospective bidder, and neither the City, its agents nor PARITY" shall be responsible for a bidder's failure to register to bid or for any failure in the proper operation of, or have any liability for any delays or interruptions of or any damages caused by the services of PARITYY@. The City is using the services of. PARITY`S sole�ir as a communication mechanism to conduct the electronic bidding for the Bonds, and PARITY' is not an agent of the City. If any provisions of this Notice of Sale conflict• of Sale shall co with information provided by PARITY° this N ' control. Further information about PARITY® in once obtained from: including any fee charged, may be PARITY°, 395 Hudson Street N _ ew York City, New York 10014Customer 806 8304. Support (212), Page 16 DETAILS OF THE BONDS The Bonds will be dated August 1, 2002, as the date of original issue, . and will bear interest payable on February 1 and August 1 of each year, commencing August 1, 2003. Interest will be computed on the basis of a 360 -day year of twelve 30 -day months. The Bonds will mature February 1 in the years and amounts as follows: 2004 $ 90,000 2008 $3459000 2012 $3259000 2016 $350,000 2005 $3459000 2009 $3109000 2013 $330,000 2017 $3609000 2006 $345, 000 2010 $3159000 2014 $3359000 2018 $3609000 2007 $345,000 2011 $3209000 2015 $3409000 Proposals for the Bonds may contain a maturity schedule providing for a combination of serial bonds and term bonds, provided that no serial bond may mature on or after the first mandatory sinking fund redemption date of any term bond. All term bonds shall be subject to mandatory sinking fund redemption and must conform to the maturity schedule set forth above at a price of par plus accrued interest to the date of redemption. In order to designate term bonds, the proposal must specify "Last Year of Serial Maturities" and "Years of Term Maturities" in the spaces provided on the Proposal Form. REGISTRAR The City will name the registrar which shall be subject to applicable SEC regulations. The City will pay for the services of the registrar. OPTIONAL REDEMPTION The City may elect on February 1, 2010, and on any day thereafter, to prepay Bonds due on or after February 1, 2011. Redemption may be in whole or in part and if in part at the option of the City and in such manner as the City shall determine. If less than all Bonds of a maturity are called for redemption, the City will notify DTC of the particular amount of such maturity to be prepaid. DTC will determine by lot the amount of each participant's interest in such maturity to be redeemed and each participant will then select by lot the beneficial ownership interests in such maturity to be redeemed. All prepayments shall be at a price of par plus accrued interest. SECURITY AND PURPOSE The Bonds will be general obligations of the City for which the City will pledge its full faith and credit and power to levy direct general ad valorem taxes. In addition the City will pledge special assessments against benefited properties. The proceeds will be used to finance various projects within the City. TYPE OF PROPOSALS Proposals shall be for not less than $4,781,325 and accrued interest on the total principal amount of the Bonds. Proposals shall be accompanied by a Good Faith Deposit ("Deposit") in the form of a certified or cashier's check or a Financial Surety Bond in the amount of $48,150, payable to the order of the City. If a check is used, it must accompany the proposal.. If a Financial Surety Bond is used, it must be from an insurance company licensed to issue such a bond in the State of Minnesota, and preapproved by the City. Such bond must be submitted to Springsted Incorporated prior to the opening of the proposals. The Financial Surety Bond must identify each underwriter whose Deposit is guaranteed by such Financial Surety Bond. If the Bonds are awarded to an underwriter using a Financial Surety Bond, then that purchaser is required to submit its Deposit to Springsted Incorporated in the form of a certified or cashier's check or wire transfer as instructed by Springsted Incorporated not later than 3:30 P.M., Central Time, on the next business day following the award. If such Deposit is not received by that Page 17 time, the Financial Surety Bond may be drawn b the Cit to ' The Deposit received Y Y ,satisfy the Deposit requirement. p from the purchaser, the amount of which will be deduct and no interest will. ed at settlement accrue to the purchaser, will, be deposited by the City. In the event the purchaser fails to comply with the accepted proposal said amount • No proposal can be wit p � nt will be retained by the City. p, p withdrawn or amended after the time set for receiving proposals meeting of the City scheduled fora g p p sals unless the ward of the Bonds is adjourned, recessed, or continued to another date without award of the Bonds havingbeen mad • multiples of 5/100 or 1/ � e.. Rates shall be in integral p 8• of 1 /o. Rates must be in level or ascending order. Bonds maturity shall bear a sin le rate from g of the same . , g the date of the Bonds to the date of maturity. No conditional proposals will be accepted. Y AWARD The Bonds will be awarded on the basis of the lowest interest rate to be determined on a true interest cost (TIC) basis. The City's computation of the p interest rate of each proposal, in accordance with customary practice, will be controlling. The City will reserve the right to: (i) waive non -substantive informalities of any proposal or of matters relating to the receipt of proposals and award of the Bonds, (ii) reject all proposals without cause, and, (iii) reject any proposal which the City determines to have failed to comply with the terms herein. BOND INSURANCE AT PURCHASER'S OPTION If the Bonds qualify for issuance of an otic of municipal • therefor at the Y policy pal bond insurance or commitment option of the underwriter, the purchase of an such insurance ' issuance of any such commitment shallY ce policy or the be at the sole option and expense of theurchaser of the Bonds. Any increased costs of issuance of the Bon p Bonds resulting from such purchase of insurance shall be paid by the purchaser, except that if the • ratingon the Bon p � e City has requested and received a ds from a rating agency, the City willpay.that rating f • agency fees shall be the responsibility gee. Any other rating of the purchaser. Failure of the municipal bond insurer to issue theolic after purchaser shall no p Y r Bonds have been awarded to the p t constitute cause for failure or refusal b the purchaser to ' the Bonds. Y p accept delivery on CUSIP NUMBERS If the Bonds qualify for assignment of CUSIP numbers Bonds but neither such numbers will be printed on the the failure to print such numbers on an. Bond nor an ' thereto will constitute cause for fail Y y error with respect failure or refusal by the purchaser to accept deliveryof the Bonds. The CUSIP Service Bureau charge for the assignment shall be aid b g of CUSIP identification numbers p y the purchaser. SETTLEMENT Within 40 days following the date of their award the Bond • purchaser through � s .will be delivered without cost to the p g DTC in New York, New York. Deliver will be sub purchaser of an approving legal Y sect to receipt by the • pp g g opinion of Mary Ippel of Briggs and Morgan, Professional Association, of Saint Paul and Minneapolis, Minn g � onal includinga no -litigation • • p � Minnesota, and of customary closing papers, gation certificate. On the date of settlement, payment for th made in federal, ore equivalent, funds p Y e Bonds shall be q which shall be received at the offices of the Cit or i designee .not later than 12.00 Noon, Central Time. Y is for Unless compliance with the terms of payment the Bonds has been made impossible b action of the ' purchaser shall be liable to Y e City, or its agents, the the City for any loss suffered by the Cit b purchaser's non-compliance with said terms for paymentY Y reason of the . Page 18 CONTINUING DISCLOSURE On the date of actual issuance and delivery of the Bonds, the City will execute and deliver a Continuing Disclosure Undertaking (the "Undertaking") whereunder the City will covenant for the benefit of the owners of the Bonds to provide certain financial and other information about the City and notices of certain occurrences to information repositories as specified in and required by SEC Rule 15c2 -12(b)(5). OFFICIAL STATEMENT The City has authorized the preparation of an Official Statement containing pertinent information relative to the Bonds, and said Official Statement will serve as a nearly final Official Statement within the meaning of Rule 15c2-12 of the Securities and Exchange Commission. For copies of the Official Statement or for any additional information prior to sale, any prospective purchaser is referred to the Financial Advisor to the City, Springsted Incorporated, 85 East Seventh Place, Suite 100, Saint Paul, Minnesota 55101, telephone (651) 223-3000. The Official Statement, when further supplemented by an addendum or addenda specifying the maturity dates, principal amounts and interest rates of the Bonds, together with any other information required by law, shall constitute a "Final Official Statement" of the City with respect to the Bonds, as that term is defined in Rule 15c2-12. By awarding the Bonds to any underwriter or underwriting syndicate submitting a proposal therefor, the City agrees that, no more than seven business days after the date of such award, it shall provide without cost to the senior managing underwriter of the syndicate to which the Bonds are awarded 200 copies of the Official Statement and the addendum or addenda described above. The City designates the senior managing underwriter of the syndicate to which the Bonds are awarded as its agent for purposes of distributing copies of the Final Official Statement to each Participating Underwriter. Any underwriter delivering a proposal with respect to the Bonds agrees thereby that ifits proposal is accepted by the City (i) it shall accept such designation and (ii) it shall into nto a contractual relationship with all Participating Underwriters of the Bonds for purposes of assuring the receipt by each such Participating Underwriter of Ahe Final Official Statement. Dated June 10, 2002 BY ORDER OF THE CITY COUNCIL /s/ Karen Guilfoile City Clerk Page 19 EXTRACT OF MINUTES OF A MEETING OF THE CITY COUNCIL OF THE CITY OF MAPLEWOOD, MINNESOTA HELD: June. 10, 2002 Pursuant to due call thereof, a regular meeting of the City Council of the City of Maplewood, Ramsey County, Minnesota, was duly held at the City Hall on June 10, 2002, at _ o'clock — M. for the purpose in part of authorizing the competitive negotiated sale of the $4,815.,000 General Obligation Improvement -Bonds, Series 2002A. The following members were present: and the following were absent: Member adoption: introduced the following resolution and moved its RESOLUTION PROVIDING FOR THE COMPETITIVE NEGOTIATED SALE OF $4,815,000 GENERAL OBLIGATION IMPROVEMENT BONDS, SERIES 2002A A. WHEREAS, the City Council of the City of Maplewood, Minnesota (the "City"), has heretofore determined that it is necessary and expedient to issue its $4,815,000 General Obligation Improvement Bonds, Series 2002A (the "Bonds") to finance the cost of various improvement projects in the City; and B. WHEREAS, the City has retained Springsted Incorporated, in Saint Paul, Minnesota ("Springsted"), as its independent financial advisor and is therefore authorized to sell these obligations by a competitive negotiated sale in accordance with Minnesota Statutes, Section 475.60, Subdivision 2(9); and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Maplewood, Minnesota, as follows: 1. Authorization. The City Council hereby authorizes Springsted to solicit proposals for the competitive negotiated sale of the Bonds. 2. Meeting; Proposal Opening. This City Council shall meet at the time and place specified in the Terms of Proposal attached hereto as Exhibit A for the purpose of considering sealed proposals for, and awarding the sale of, the Bonds. The Clerk or designee, shall open proposals at the time and place specified in such Terms of Proposal. 1413193vl 3. Terms of Pro osal. The terms and conditions of the Bonds and the negotiation thereof are fully set forth in the "Terms of Proposal" attached here ' p to as Exhibit A and hereby approved and made a part hereof. 4. Official Statement. In connection with said competitive negotiated Clerk p g d sale, the and other officers or employees of the City are hereby authorized to cooperate Y p to with Springsted and participate in the preparation of an official statement for the Bonds,, and to execute and deliver it on behalf of the City upon its completion. The motion for the adoption of the foregoing resolution was dui seconded b Y y member and, after full discussion thereof and upon a vote being g taken thereon, the following voted in favor thereof: and the following voted against the same: Whereupon the resolution was declared duly passed and adopted. 1413193vl 2 STATE OF MINNESOTA COUNTY OF RAMSEY CITY OF MAPLEWOOD I, the undersigned, beingu • the duly qualified and acting Clerk of the City of Maplewood, Minnesot a, DO HEREBY CERTIFY that I have compared the attached and foregoing g g extract of minutes with the original thereof ° g on file in my office, and that the same is a full, true and complete transcript of the minutes of a meeting eeting of the City Council, dulycalled and held on the date therein indicated, insofar as such' minutes relate to the City's $4,815,000Y General Obligation Improvement Bonds, Series 2002A. WITNESS my hand this 10th day of June, 2002. Clerk 1413193vl 3 EXHIBIT A THE CITY HAS AUTHORIZED SPRINGSTED INCORPORATED TO NEGOTIATE THIS ISSUE ON ITS BEHALF. PROPOSALS WILL BE RECEIVED ON THE FOLLOWING BASIS: TERMS OF PROPOSAL $4,815,000 CITY OF MAPLEWOOD, MINNESOTA GENERAL OBLIGATION IMPROVEMENT BONDS, SERIES 2002A (BOOK ENTRY ONLY) Proposals for the Bonds will be received on Thursday, July 18, 2002, until 11:OOA.M., Central Time, at the offices of Springsted Incorporated, 85 East Seventh Place, Suite 100, Saint Paul Minnesota, after which time they will be opened and tabulated. Consideration for award of the Bonds will be by the City Council at 5:OOP.M., Central Time, of the same day. SUBMISSION OF PROPOSALS Springsted will assume no liability for the inability of the bidder to reach Springsted prior to the . time of sale specified above. All bidders are advised that each Proposal shall be deemed to constitute a contract between the bidder and the City to purchase the Bonds regardless of the manner by which the Proposal is submitted. (a) Sealed Bidding. Proposals maybe submitted in a sealed envelope or by fax (651) 223-3046 to Springsted. Signed Proposals, without final price or coupons, maybe submitted to Springsted prior to the time of sale. The bidder shall be responsible for submitting to Springsted the final Proposal price and coupons, by telephone (651) 223-3000 or fax (651) 223-3046 for inclusion in the submitted Proposal. am ,l (b) Electronic Biddin . Notice is hereby given that electronic proposals will be received via PARITY8. For purposes of the electronic bidding process, the time as maintained by PARITY° shall constitute the official time with respect to all Bids submitted to PARITY®. Each bidder shall be solely responsible for making necessary arrangements to access PARITY°purposes .f br of submitting its electronic Bid in a timely manner and in compliance with the requirements Of the Notice of Sale. Neither the City, its agents nor PARITY shall have any duty or obligation to undertake registration to bid for any prospective bidder or to provide or ensure electronic access to any qualified prospective bidder, and neither the City, its agents nor PARITY® shall be responsible for a bidder's failure to register to bid or for any failure in the proper operation of, or have any liability for any delays or interruptions of or any damages caused by the services of PARITYO. The City is using the services of PARITYO solely as a communication mechanism to conduct the electronic bidding for the Bonds, and PARITY° is not an agent of the City. 1413193v 1 A-1 If any provisions of this Notice of Sale conflict with information provided by PARITY®, this Notice of Sale shall control. Further information about PARITY®, including any fee charged, may be obtained from: PARITY°, 395 Hudson Street, New York Cit New York 10014 Customor Y� Support, (212) 806-8304. DETAILS OF THE BONDS The Bonds will be dated August 1, 2002, as the date of original issue, and will bear interest payable on February 1 and August 1 of each year, commencing August 1, 2003. Interest will be computed on the basis of a 360 -day year of twelve 30 -day months. The Bonds will mature February 1 in the years and amounts as follows: 2004 $ 909000 2008 $345,000 2012 $325,000 2016 $350,000 2005 $345,000 2009 $310.9000 2013 $330.9000 2017 $360,000 2006 $345,000 2010 $315,000 2014 $335.9000 2018 $360,000 2007 $345,000 2011 $320,000 2015 $340,000 Proposals for the Bonds may contain a maturity schedule providing for a combination of serial bonds and term bonds, provided that no serial bond may mature on or after the first mandatory sinking fund redemption date of any term bond. All term bonds shall be subject to mandatory sinking fund redemption and must conform to the maturity schedule set forth above at a price of par plus accrued interest to the date of redemption. In order to designate term bonds, the proposal must specify "Last Year of Serial Maturities" and "Years of Term Maturities" in the spaces provided on the Proposal Form. REGISTRAR The City will name the registrar which shall be subject to applicable SEC regulations. The City will pay for the services of the registrar. OPTIONAL REDEMPTION The City may elect on February 1, 2010, and on any day thereafter, to prepay Bonds due on or after February 1, 2011. Redemption may be in whole or in part and if in part at the option of the City and in such manner as the City shall determine. If less than all Bonds of a maturity y are called ed for redemption, the City will notify DTC of the particular amount of such maturity to be prepaid. DTC will determine by lot the amount of each participant's interest in such maturity to be redeemed and each participant will then select by lot the beneficial ownership interests in such maturity to be redeemed. All prepayments shall be at a price of par plus accrued interest. SECURITY AND PURPOSE 1413193v 1 A-2 The Bonds will be general obligations of the City for which the City will pledge its full faith and credit and power to levy direct general ad valorem taxes. In addition the City willp led e special p g assessments against benefited properties. The proceeds will be used to finance variousJ ro' ects within the City. p TYPE OF PROPOSALS Proposals shall be for not less than $4,781,325 and accrued interest on the totalrinci al amount p p of the Bonds. Proposals shall be accompanied by a Good Faith Deposit ("Deposit") in the form of a certified or cashier's check or a Financial Surety Bond in the amount of $48,150, payable to . pY the order of the City. If a check is used, it must accompany the proposal. If a Financial Surety Bond is used, it must be from an insurance company licensed to issue such a bond in the State of Minnesota, and preapproved by the City. Such bond must be submitted to Springsted Incorporated prior to the opening of the proposals. The Financial Surety Bond must identify each underwriter whose Deposit is guaranteed by such Financial Surety Bond. If the Bonds are awarded to an underwriter using a Financial Surety Bond, then that purchaser is required to submit its Deposit to Springsted Incorporated in the form of a certified or cashier's check or wire transfer as instructed by Springsted Incorporated not later than 3:30 P.M., Central Time, on the next business day following the award. If such Deposit is not received by that time, the Financial Surety Bond may be drawn by the City to satisfy the Deposit requirement. The Deposit received p from the purchaser, the amount of which will be deducted at settlement and no interest will accrue to the purchaser, will be deposited by the City. In the event the purchaser fails to comply with the accepted proposal, said amount will be retained by the City. No proposal can be withdrawn or amended after the time set for receiving proposals unless the meeting of the City scheduled for award of the Bonds is adjourned, recessed, or continued to another date without award of the Bonds having been made. Rates shall be in integral multiples of 5/100 or 1/8 of 1%. Rates must be in level or ascending order. Bonds of the same maturity shall bear a single rate from the date of the Bonds to the date of maturity. No conditional proposals will be accepted. AWARD The Bonds will be awarded on the basis of the lowest interest rate to be determined on a true interest cost (TIC) basis. The City's computation of the interest rate of each proposal, in . p p accordance with customary practice, will be controlling. The City will reserve the right to: (i) waive non -substantive informalities of any proposal or of matters relating to the receipt of proposals and award of the Bonds, (ii) reject all proposals without cause, and, (iii) reject any proposal which the City determines to have failed to comply with the terms herein. BOND INSURANCE AT PURCHASER'S OPTION If the Bonds qualify for issuance of any policy of municipal bond insurance or commitment therefor at the option of the underwriter, the purchase of any such insurance policy or the issuance of any such commitment shall be at the sole option and expense of the purchaser of the Bonds. Any increased costs of issuance of the Bonds resulting from such purchase of insurance 1413193v1 A_3 shall be paid by the purchaser, except that, if the City has requested and received a rating on the Bonds from a rating agency, the City will pay that rating fee. Any other rating agencyfees shall be theresponsibility responsibility of the purchaser. Failure of the municipal bond insurer to issue the policy after Bonds have been awarded to the purchaser shall not constitute cause for failure or refusal by the purchaser to accept deliveryon the Bonds. CUSIP NUMBERS If the Bonds qualify for assignment of CUSIP numbers such numbers will be printed on the Bonds, but neither the failure to print such numbers on any Bond nor any error with respect thereto will constitute cause for failure or refusal by the purchaser to accept delivery of the Bonds. The CUSIP Service Bureau charge for the assignment of CUSIP identification numbers shall be paid by the purchaser. SETTLEMENT Within 40 days following the date of their award, the Bonds will be delivered without cost to the purchaser through DTC in New York, New York. Delivery will be subject to receipt by the purchaser of an approving legal opinion of Mary Ippel of Briggs and Morgan, Professional Association, of Saint Paul and Minneapolis, Minnesota, and of customary closing papers, including a no -litigation certificate. On the date of settlement, payment for the Bonds shall be made in federal, or equivalent, funds which shall be received at the offices of the City or its designee not later than 12:00 Noon, Central Time. Unless compliance with the terms ofa ent p ym for the Bonds has been made impossible by action of the City, or its agents, the purchaser shall be liable to the City for any loss suffered by the City by reason of the purchaser's non- compliance with said terms for payment. CONTINUING DISCLOSURE On the date of actual issuance and delivery of the Bonds, the City will execute and deliver a Continuing Disclosure Undertaking (the "Undertaking") whereunder the City will covenant for the benefit of the owners of the Bonds to provide certain financial and other information about the City and notices of certain. occurrences to information repositories as specified in and required by SEC Rule 15c2 -12(b)(5). OFFICIAL STATEMENT The City has authorized the preparation of an Official Statement containing pertinent information relative to the Bonds, and said Official Statement will serve as a nearly final Official Statement within the meaning of Rule 15c2-12 of the Securities and Exchange Commission. For copies of the Official Statement or for any additional information prior to sale, any prospective purchaser is referred to the Financial Advisor to the City, Springsted Incorporated, 85 East Seventh Place, Suite 100, Saint Paul, Minnesota 55101, telephone (651) 223-3000. 1413193v1 A-4 The Official Statement, when further supplemented by an addendum or addenda specifying p fying the maturity dates, principal amounts and interest rates of the Bonds, an together with other g y information required by law, shall constitute a "Final Official Statement" of the City with respect to the Bonds, as that term is defined in Rule 15c2-12. By awarding the Bonds to an underwriter .. g y riter or underwriting syndicate submitting a proposal therefor, the City agrees that no more than seven business days after the date of such award, it shall provide without cost to the senior managing underwriter of the syndicate to which the Bonds are awarded 200 copies of the e Official Statement and the addendum or addenda described above. The Cit designates the City gn senior managing underwriter of the syndicate to which the Bonds are awarded as its agent for purposes g p rp es of distributing copies of the Final Official Statement to each Participating Underwriter. . p g �Y underwriter delivering a proposal with respect to the Bonds agrees thereby that if its proposal is accepted by the City (i) it shall accept such designation and (ii) it shall enter into a contractual relationship with all Participating Underwriters of the Bonds for purposes of assuring the receipt by each such Participating Underwriter of the Final Official Statement. Dated June 10, 2002 BY ORDER OF THE CITY COUNCIL /s/ Karen Guilfoile City Clerk S\CITYCLERK\AGENDA ITEMS\RESOLUTION FOR 2002 BOND ISSUE.doc 1413193v 1 A-5 AGENDA ITEM a� AGENDA REPORT Dft TO: Richard Fursman, City Managerdorsed Modified ..... _ .. FROM: Charles Ahl, Director of PublicWorks/CitY g � En ineer Rejected SUBJECT: Dearborn Heights Drainage Improvement Study, Project 02-11 —Resolution Ordering Preparation of Feasibility Study DATE: June 3, 2002 Introduction/Summary The Dearborn Meadow Townhome project is being reviewed as a development proposal. art of the u p p posal. As p public comment on this proposal, a number of residents expressed concern with the area drainage. The townhome proposal reduces the impact to the area drainage system as required b our subdivision ordinance; g Y q Y dinance; however, other problems unrelated to the proposed development appear to exist. A drainage study is required to identifyof the the scope p drainage problems and to develop a solution. Background The attached location map shows the approximate area of study.Y Y The feasibility stud will identify a number of options for the city to proceed. Included within the stud will be Y meetings with area property owners to provide a final neighborhood approach, including considerations of additional wetland areas and potential rain garden installations. The stud should d be completed this summer and any potential improvements constructed either during fall 2002 ors spring 2003. Any improvement project would re p 9 p p J quire a city council held public hearing prior to proceeding. Budget A not -to -exceed project budget of $15,000 should be established for theJ ro'ect development p p nt and preliminary engineering required to complete the feasibility study. Y Recommendation Staff recommends that the city council approve the attached resolution Orderingthe Pre Feasibility station of the Preparation ity Study for the Dearborn Heights Drainage Study Improvements, Project 02-11. RCA jW Attachments: Resolution Site Map RESOLUTION ORDERING PREPARATION OF A FEASIBILITY STUDY WHEREAS, it is proposed to study the drainage systems and make the necessary drainage improvements to the Dearborn Heights Area, City Project 02-11, and to assess the benefited property for all or a portion of the cost of the improvement, pursuant to Minnesota Statutes, Chapter 429, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD, MINNESOTA: . That the proposed improvement be referred to the city engineer for stud and iY that he s instructed to report to the council with all convenient speed advising the ig council n a preliminary way as to whether the proposed improvement is necessary, cost rY effective and feasible and as to whether it should best be made as proposed or in connection with some other improvement, and the estimated cost of the improvement as recommended. FURTHERMORE, funds in the amount of $15,000 are appropriated to prepare this feasibility report. MUM 1 � AV POW, � NORTH SAINT PAUL 16 +caHUwwAlk wr AM eaoo+cs � TAW AW. a�� N AVE Fbww GRAHDVIEIN AVE � U% VqK' pR' _ SHERRQI AYE. � F► Lc" AVE COPE 11VE. �, • Z AVE G\� � UM AVE WJRIE Rfl. �swWNtIE � � RM LOW AVE � � 01, 1700' 3400' Now AM eu� ME AVE. � ,�, � �a�` � � Q" ' » 2 s, �' Q iSCALE '``°� AvEId LOCATION MAP NORTH SAINT PAUL Al � 2 4 AV KNiGST+DN wVE JIM�,�pR L!J �i uwsof nam 4 N rw Av. Ave. s *N%gm& S � Z3 ke AVE �ILCRICH � QXF CdlRSF �, HOLLQMfAY � S U AMW � Q!� UAW AVE KWGSIQN S � � PRICE ANEI- AVE �n lie I LOCATION MAP NORTH SAINT PAUL Al � 2 4 AV KNiGST+DN wVE JIM�,�pR L!J �i uwsof nam 4 N AGENDA REPORT TO: City Manager FROM: SUBJECT: Assistant City Engineer AGENDA ITEM 3 ,icon by coudl Date mum Endorsed Modified .-....... �,�, Kennard/Frost Area Street Improvements, Project 02-10 — Resolutio ' Preparation • • � n Ordering p ation of Feasibility Study DATE: June 3, 2002 Introduction/Summary The Kennard/Frost Area Streets project (see attached drawing) has, for a number of years, been in the Maplewood Capital Improvement Plan as a proposed project for the 2003 construction season. The city council will consider initiating the project by approving the attached resolution ordering the preparation of the feasibility study (4 votes). Background This project would consist of approximately 2.5 miles of street reconstruction, drainage and utility improvements. Staff will initiate the project process and feasibility stud b sending an information residents. This s y y g ormation letter to the summer the engineering department will begin topographic surveys and preliminary engineering.studies of the project � y p oject area. Staff will follow up with neighborhood meetings late this summer and early fall as the feasibility stud is being completed. ' • • tY Y g p ed. It is anticipated that the public hearing will be held in early fall. Discussion This project would be a council -initiated improvement and will require four votes. otes. Budget A not -to -exceed project budget of $40,000 would be established for ther preliminary p oject development and p ry en ' gineer�ng required to complete the feasibility study. Recommendation Staff recommends that the city council approve the attached resolution t on ordering the Preparation of the Feasibility Study for the Kennard/Frost Area Street Improvements, Project 02-10. CMC jW Attachments: Resolution Site Map RESOLUTION ORDERING PREPARATION OF A FEASIBILITY STUDY WHEREAS, it is proposed to make improvements to the Kennard/Frost Area Streets, City Project 02-10, and to assess the benefited property for all or portion of p p Y the cost of the improvement, pursuant to Minnesota Statutes, Chapter 429, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD, MINNESOTA: That the proposed improvement be referred to the city engineer for study and that he is instructed to report to the council with all convenient speed advising the council in a preliminary way as to whether the proposed improvement is necessary, cost effective and feasible and as to whether it should best be made as proposed or in connection with some other improvement, and the estimated cost of the improvement as recommended. FURTHERMORE., funds in the amount of $40,000 are appropriated to prepare this feasibility report. RA MSEY � SING FAIR G ost M c e w NO Col., rk TO: FROM: SUBJECT: DATE: Summary AGENDA REPORT City Manager Assistant City Engineer AGENDA ITEM Action by Council 11 Date Endorsed Modified Rejected Mow Beaver Lake Sanitary Sewer Replacement and Bike Path, Project 01-09: Resolution Accepting Report and Callingfor Public ' Hearing June 3, 2002 The scope of this proposed project, as well as the • proposed financing plan, has been identified. A public hearing is required at this point to expend cit • financial i p y funds and to obligate any properties with interests in the project. The city council will consider accepting the feasibility study and ordering a public hearing. Introduction A draft of the feasibility study is complete and is Final co ' � p ailable for review in the office of the ci en i av ' neer. pies of the study will be distributed as �. g a supplement to the agenda prior to the public hearin . proposed improvement, proposed financing and probable The study includes information on the ro osed im 9 assessments. Background The proposed project area is illustrated on the attach • ed project location map. The existing sanita sewer, which is located along Beaver Creek and through the r ry Townhomes development, .. g recently approved Beaver Lake p ent, is in poor condition and requires replacement. With t townhome development, it is an o he approval of the opportune time to replace this sewer line and move the sewer out of the creek bed. In addition, there are some line the project.miscellaneous street items that will be done during g Budget The greatest share of the project will be financed through the sewer i with the developer responsible for the remaining share of the project costs. Th ' ment fun e trail will be financed through the park development d Recommendation It is recommended that the city council approve t and pp he attached resolution accepting the report calling for a public hearing for 7:15 .m. Monday, p p � y, June 24, 2002, for the Beaver Lake Sanitary Sewer Replacement and Bike Path Improvements, p ts, Project 01-09. CMC jw Attachments: Resolution Site Map RESOLUTION ACCEPTING REPORT AND CALLING FOR PUBLIC HEARING WHEREAS, pursuant to resolution of the council adopted May 14 p y , 2001, a report has been prepared by the city engineeringdivision with reference ' ce to the improvement of Beaver Lake Sanitary Sewer Replacement and Bike Path Cit Project y o�ect 01-09, and this report was received by the council on June 10, 2002, and WHEREAS, the report provides information regarding whether the proposed project is necessary, cost-effective, and feasible, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MAPLEWOOD, MINNESOTA: 1. The council will consider the improvement of such street in accordance with the report and the assessment of abutting property for all or a ort' . 9 p p Y portion of the cost of the improvement pursuant to Minnesota Statutes, Chapter 429 at an . p estimated total cost of the improvement of $885,330.00. 2. A public hearing shall be held on suchro osed improvement o p p p n the 24th day of Y p June, 2002, in the council chambers of cit hall at 7:15 .m. and the clerk shall give mailed and published notice of such hearing and improvement as required p q d by law. City of Maplicwood DEPARTMENT oF PUBLIC WORKS ENGINEERING DIVISION 1830 East County Road B Maplewood, Minnesota 55109 (65.1.) 770-4550 FAX (651) 770-4506 AVE. W . w = ,�• J > : / HOYj 0 pC AV z W J Q y t y- .`. UP PER 28th ST. N. J A a MONTANA AVE, p MOVT9to A > a IJ 3 - a G•I. �z 27th W> I'1' a 1NTANA A AVE. y`'� �= GiR. CP. PA CI S . ev ... 2 th X r GSR• v3 2 �RASKA AVE. n_ _ h NEBRASKA CT S� 6 fit" 2 .� o ' + S ' ST �, nth W 48. a> ;VADA AVE. �•P•1��� aeric AVE.W P �►� RD. 0 cc 25th �� i 26r� ST. � „ Z6 t -INGTOV AVE. 3 AVE. v WWIpJ� �.i CT. < W 25th ST. N. ERWOOD y AVE. ARLINGTO Trailer a ,� �, a W TTAGE °C Court • 2�thT• Z3r c� QAVE. LEAR y AVE. Trailer , W A AH IVY Y AVE. oil W -� Court �� Z- Q V S� • D � A. �• �d L o YA CINTH vi AVE, t� �� TILSEN AVE. h H 02 oId �c 00 h oc = a UPPER wdt OR ANGE y ,�1 1�1 a P` LSE 4 AVE. AVE Z oe z IT ORNE W a��• IS AVE. A list ST. N. a J -J AVE. E. MARYLAND AVE. HAWTHORNE AV UPPER 20th ST. N. C N ROSEory , 31 20th ST. NI. 6 C�, yL `a = t,; ROSE'S AVE. a F V W y �yA E. GERANIUM AVE. c y ERAWr ' E. JESSAMIN ~AVE. ST Q• �" J'9• �� MAGNO LIA AVE. v E. MAGNOLIAS AVE. I -i A [ILIA � AVE. �Q�� l7th Q' EC HANIC AVE, a ver H D S� ST. Q4 AMES � AVE. W y Q k e } W. nC �' � W -� Q � �-• 3 V a - u Y LA CROSS W 4i 4i A VE. a I 68 S � N o H = 2 �t9J o W a o> .A a o�c a s W oc z HARVESTER a 15th -2 H t` H CA Q VTZ Q W AV STiLLWEf CASE AVE. } W A � W to UPPER 14th us > vi i' > b-4 M AVE.ac J AND MZC BEV LA. BRAND AVE. 14th ST. N. eti' JL � 52. J� C3 P2T� Ff ; A o �' �q Q a na VE. >- z t��P�'ti 2'' 53 • P W A E. 7t ST. H i E. 7th ST W LA � > z G�. �• . a >'LOWER z 12th C3 _ R[ISS 7 ST. �� v H �, !2 �• ST. N. th ST. N. a �ti �► 12th n f -c = W a o =• BUSH AVE.AVE. J y,�ti BUSH �� J > Q GR WN. S 9d W H '� AVE. F' REA NEY H AVE. AVE. nc W �' �- i a S u v o i0 o 11th ST. 'Q ° W AVE. EW.. E. MINNEHAME. $ W 10th ST. N. 5 Z H BEECH ST. E� 34 ti 34 > a > S z 2� ST. !CARET h d ST. 6g MAPLE y W p MARGARET ST. ., ST. a > W W a oc o ri W X E. 6th ST. .. 1 9 POPIr 3 ,954 o ti °r > > - Q Q S S z W 22 Z a Z W r�i- A W W W ''' 8th E. 5th °' z ST. E. 5th ST. nc as W > > �.- a > > > a a .F .a L W o o a a a 7th ST. PROJECT LOCATION CITY PROJECT ---.0-1-0-9 Thresher Square 700 Third Street South Minneapolis. MN 66416 612.370.0700 Tel 612.370.1378 Fax EXHIBIT 1 MEMORANDUM TO: Richard Fursman, City Manager FROM: Karen Guilfoile, City Clerk DATE: June 3, 2002 RE: Alcohol and Tobacco Non -Compliance Penalty — Laber's Liquor Tntmil >ntinn Agenda # 4t;4 Action by Council Date Endorsed Modified -. Rejected Laber's Liquor, located at 1700 D. Rice Street is managed by Arthur Mark Stein and holds both intoxicating liquor and tobacco licenses. Background During the latest round of compliance checks for tobacco and alcohol, Laber's Liquor sold both tobacco, on January 12, 2002, and intoxicating liquor, on April 25, 2002 to minors. The individuals that served both the tobacco and alcohol have been issued misdemeanor citations. In addition to these failures, Laber's Liquor failed alcohol compliance checks on January 11, 2000 and on April 8, 2000. After the second failure in 2000, council imposed a $1,000 fine. Recommendation Due to repeated compliance violations, it is recommended that Mr. Stein and his staff attend an educational class pertaining to alcohol and tobacco compliance. The class will be taught by Maplewood Police Department staff. In addition, a $2,000 fine be imposed for the alcohol violation, a $500 fine for the tobacco violation and a three day suspension of their liquor and tobacco license. It is also recommended that if a fourth failure of alcohol compliance within a three year period occurs, an automatic revocation of their intoxicating liquor license would be imposed. Fines received will be deposited into the general fund. MEMORANDUM TO: City Manager FROM: Melinda Coleman Kt/ SUBJECT: Public Access TV and PEG Fees DATE: May 3, 2002 INFORMATION AGENDA ris, J Action by Council Date Endorsed .Modified_..... Rejeeted At the City Council meeting on May 28, 2002, Bob Zick requested that he be allowed to address the Council on Public Access issues. Mr. Zick did not submit any materials for review but this topic has been placed on re thea agenda as nested. I believe Mr. Zick was g q planning on making his presentation at the last meeting, under visitor presentation, but because of the late meeting made this request. ACTION REQUESTED Allow Mr. Zick the opportunity to make his presentation on this topic. It is not clear if he asking for any formal action or if this presentation is purely informational. AGENDA REPORT TO: Richard Fursman, City Manager FROM: Karen Guilfoile, City Clerk DATE: June 4, 2002 RE: Change of Manager-Chipotle Mexican Grill Tntrodiictinn Agenda # 9r] Action by Caen • cl Date Endo Ne edified r Scott Allan Flewelling has submitted an application for an intoxicating and Sunday liquor license for Chipotle Mexican Grill located at 2303 White Bear Avenue. Background As required by City ordinances, the necessary background investigation was completed, by the Police Department on Mr. Flewelling. During the background check the following organizations were contacted for information regarding the applicant: State and Federal criminal history check, State and Federal wants and warrants, State Motor Vehicle and Drivers License files, Maplewood Police Department, St. Paul Police Department, Minneapolis Police Department, Bloomington Police Department, Maple Grove Police Department, Whitewater Wisconsin Police Department, Delavan Wisconsin Police Department, Oconomowoc, Wisconsin Police Department, and the Greenfield, Wisconsin Police Department. There was nothing found that would prohibit him from holding a liquor license in the City. Mr. Flewelling has been given a copy of the City. Code of Ordinances that apply to being an intoxicating liquor license holder and he has met with Chief Winger. Recommendation It is recommended that the City Council approve the liquor license application. AGENDA nEM NO,�'��l J June 3, 2002 TO: Mayor and City Council Members Richard Fuhrsman, City Manager Melinda Coleman, Assistant City Manager FROM: Robert Overby, Chair, Maplewood Historical Preservation Commission Action by Council Date 4gstd A4odified Rejected MomJ RE: REQUEST FOR [DESIGNATION OF TIME BRUENTRUP HERITAGE FARM AND ITS COMPONENT BUILDINGS AS AN HISTORICALLY SIGNIFICANT SITE & Purpose The Maplewood Historic Preservation Commission presents the Mayor -and City Council with the following information in order to: 1. Demonstrate the historical significance of the Bruentrup Heritage Farm (BHF) 2. Request that the City Council approve the BHF as historically significant. 3. Transmit the City Council's historical designation of the BHF to Charles Nelson, State Architect at the State Historic Preservation Office (SHPO) of the Minnesota Historical Society and ask that staff review the City's designation for their concurrence, and send their reply to the City as soon as possible in June. 4. Use the historical designation of the BHF as a basis for members of the Maplewood Historical Commission, the Maplewood Area Historical Society, and other interested parties to work with city and state officials to maintain the BHF in its authentic historical condition to the extent possible, while also keeping it safe for use by the public. B,, Background Maplewood Historic Preservation Commission The Maplewood Historic preservation Commission serves as the official voice for historic preservation in the City of Maplewood. According to ordinance Number 755 (adopted May 13,1996): "...it is the public policy of the City to engage in a comprehensive program of historic preservation and to promote the use and conservation of historic properties for the education, inspiration, pleasure, and enrichment of the citizens of this area. The purpose of this division creating the Historical Commission [as an independent advisory board to the City Council] is to secure for all citizens the opportunity to preserve and disseminate knowledge of the area's history." "The ppyers of the Historical Commission shall be as follows: (1) recommend districts, sites, buildings, structures, and objects that are of historical, archeological, engineering, or cultural significance. (2) Accept donations, funds and property on behalf of the City. (3) Assist in the establishment of a non-profit Maplewood Area Historical Society." Historical Significance of the Bruentrup Heritage Farm page 2 "The duties of the Historical Commission shall be as follows: (1) To discover and collect any and all material which may establish or illustrate the history of the City. (2) The Commission may publish any and all materials which may bear upon this history. (3) To provide for the guidelines for any and all material necessary to fulfill its purpose." Since June of 2001, the Commission has been meeting regularly to discuss guidelines and criteria for the evaluation and designation of historical districts, sites, buildings, structures, and objects in the City of Maplewood. To accomplish this task, Commission members have been assigned to work on each of the 13 neighborhoods in the City. Com-mission members also have discussed the historical time periods ("contexts.) in Maplewood and criteria for evaluating .the historical significance of sites and structures. The Commission is working on'an inventory and evaluation of such places, and will present a report to the City Council later this year. Ca The Bruentrup Heritage parr The Bruentrup Heritage Farm is located at 2170 County Road D, between white Bear Avenue and McKnight Road. The Heritage Farm occupies approximately 3.5 acres of the 23 acre open space site that is owned by the City of Maplewood. Since 1891, the original Bruentrup Farm was located on the east side of white Bear Avenue . Four generations of the Bruentrup family have lived in the farmhouse and have been witnesses to and participants in the farming community of New Canada Township/City of Maplewood: 1. from the horse and steam power period (1370 -1920); 2. to the time period of early mechanized farming (1920 - 1945); 3. to suburban development and incorporation of the City of Maplewood (1945 - 1975); 4. to the time of cutting the last hay crops and deciding to sell the land (1975 - 1999). When the remaining 6 acres of the farm were sold in 1999 for development, the farmhouse and other buildings represented the last known complete set of structures to represent a typical dairy and produce family farm in Maplewood. The City Council and City staff worked with members of the Maplewood Area Historical Society and the consulting architect to guide the move of the farmhouse and farm buildings. The farm buildings were moved in June of 1999 from their original location at the southeast corner of White dear Avenue and Lydia Avenue approximately one-third mile to their present location, in order to save them from being demolished. on the recommendation of the Maplewood Planning Commission and City staff, the City Council issued a Conditional Use Permit (August, 2000) to allow the farmhouse and buildings to occupy the open space site, to be used for historical interpretation, and for monthly meetings of the Historical Society. The updated City of Maplewood Comprehensive Plan (draft 2000) indicates that the Heritage Farm is part of the City's Parks and Recreation facilities, and is designated as a "Special Use Park" to reflect the agreement (in a 99 -year lease) between the City of Maplewood and the Maplewood Area Historical society that the farmhouse, barn and other buildings will be operated as. a place to show and interpret the history of Maplewood to the public. Historical Significance of the Bruentrup Heritage Farm -page 3 In December of 1999, the Maplewood Area Historical Society drafted a Master Plan for the Bruentrup Heritage Farm. The plan was presented to staff from the Parks and Community Development Department for their comments. The plan was updated December, 2001. The Master Plan states. "SCh our, ose of theBruggtm ,p Heritage, Farm is to preserve and tell the story of fanning and farn life in New Canada Township and later in the City of Maplewood. hiformation may also be presented about trends and changes in agriculture in Minnesota and the rest of the United States. The Heritage Farm will use exhibits, demonstrations,, and involvement of visitors in typical farming activities during the period from 1891 ... to 1999... A majority of people living in Maplewood and in Minnesota have no pers'onal connection to fanning or to the land resource. "A pbMary emphasis of the Heritage Farm s: (a) to educate non -farmers about the challenges of farming during the twentieth century; (b) to re -connect non-farm people to the source of their food: farms and farmers; and (c) to serve as a "center for community history and culture in Maplewood ID, Architectural History Survey 1. Inventory. The BHF consists of the following buildings and artifacts: (a) Wood Frame Farmhouse - built in 1891 by the Bruentrup family. . Design: typical vernacular style one-story farmhouse of the time period. Materials: wood frame construction, shake roof, fieldstone foundation. Condition: presumed good enough in 1912 to serve as core of enlarged house. Historical uses: used by William and Ida Bruentrup, who settled the farm. (b) Brick Fa ' rmhouse - built in 1.912 {built around the original 1891 wood frame house). Design: two -stories and an attic, four bedrooms upstairs and one downstairs, ,kitchen, dining room, "front room/parlour", leaded and beveled glass windows. Materials.: wood frame construction covered by red bricks, cedar shake roof originally, replaced by asphalt shingles (to be replaced by a new cedar shake roof. Condition: very good new foundation and concrete block walls; needs a new roof, Historical uses; served as home for four generations of the Bruentrup family. Future uses: interpretation and demonstration of family fcIrm activities. location for monthly Mpplewood Area Historical Society meetings and office. (c) t3arn - built in 19054 'Design', "13ank" type barn, with "Gambrel" style roof, typical of dairy barns. Materials, wood frame construction, board and batten exterior, cedar shake roof, cement floor, fieldstone walls at the original location (replaced by concrete block walls, to be covered by fieldstone on the exterior). Condition.,- very good, set on new foundation and concrete block walls in the basement, new poured concrete floor downstairs; new fire-resistant cedar shake roof; upstairs floor needs some repairs; exterior needs painting. Historical uses: storage of hay and equipment upstairs, lodging for cows and horse's. s. Future usess. interpretation and demonstration of farming activities for the public. Historical significance of the Bruentrup Heritage Farre page 4 (d) Granary - built in 1905. Design: two stories, with storage rooms on two sides of the lower level. Materials: wood frame construction, cedar shake roof, replaced by corrugated metal. Condition: very good; needs exterior painting, set on new concrete slab. Historical uses: storage of grain, equipment. Future uses: interpretation and demonstration of farming activities for the public. (e) Machine shed/corn crib - built in 1910. Design: one-story, rectangular shape. Materials: wood frame construction, cedar shake roof replaced by corrugated metal. Condition: good, set on new concrete slab; needs some finish framing. Historical uses: storage of equipment and corn. Future uses: interpretation and demonstration of farming activities for the public. (f) Metal -sided "tin shed" - built pre -1930. Design: rectangular, with entry doors on two ends. Materials: wood frame construction, covered by sheets of metal stamped to look like clapboard siding (with some "gingerbread" designs above the door). Condition: structurally sound, set on new concrete slab; metal siding exterior is weathered; one wall has a small hole punched in it from a farm wagon accident. Historical uses: blacksmith shop originally, then machine shop/repair shop. Future uses: interpretation and demonstration of farming activities for the public. (g) Shed for Tractors, Machinery and wood - built pre -1930. Design: rectangular (20 feet by 70 feet); (was not saved, due to budget limits). (h) chicken coop/garage - built pre -1930 (original was 'not saved; to be rebuilt later) (i) Brick smokehouse - built circa 1910 (8 feet by 15 feet, dismantled at original site and the bricks - approximately 1,200 - were saved; to be rebuilt) (j) wooden silo - built circa 1905 (lost to weather damage in the 1950s). (k) 108 years of farm and family artifacts from the Bruentrup family. Future uses: to be sorted, and evaluated for exhibits and demonstrations. E. Site Integrity The current site of the BHF was previously used as a dairy farm (until the 1970's) during much of the time that the original Bruentrup farm was operational as a dairy farm. The Bruentrup farmhouse was relocated to the site where the previous farmhouse stood. The Bruentrup barn was relocated to the site where the previous barn stood. The granary and metal shed were relocated to sites that were oriented to the house and the barn as they were located at the original farm. The adult children of Bill Bruentrup have visited the new farm many times since the relocation in 1999, and they have commented that "sometimes they forget they are at the new farm`, since the layout of the new farm is very similar to the layout of the old farm. A member of the Maplewood Historical Preservation Commission said that the BHF reminds her of her grandfather's farm in Iowa. The integrity of the BHF at the new site is comparable to the old farm, because the buildings work together to provide a "historical context" and "tell the story of the farm". Historical Significance of the Bruentrup !Heritage Farm page 5 F. Historical context 1. Definition of "historic context" (from the Secretary of Interior's Standards and guidelines for archeology and historic Preservation, 1983): "The framework in which information about historic properties representing aspects of history, architecture, engineering, and culture must be collected and organized." Maplewood application: The BHF functions as the historic context (physical framework) for the interpretation of farming and farm life in Maplewood from 1891 to 1999. 2. "Contexts organize information based on a cultural theme within geography and time." Maplewood application: The cultural theme represented by the BHF is farming and farm life in the geographical area called New Canada Township and later called the City of Maplewood, during the time period of 1891 through 1999. 3. "Contexts describe the significant broad patterns of development in an area that may be represented by historical properties." Maplewood agplication: The history of the BHF is part of the significant broad patterns of development that have occurred in Maplewood, from horse powered farming, to machine -powered farming, to farming squeezed by development pressures. 4. "This information is used to understand the relations of individual properties to other sumlar properties." Maplewood application: The historical context of each building at the BHF contribute to understanding the relationship and function of buildings needed to operate a farm. 5. "The development of historic contexts is the foundation for decisions about the identification, evaluation, registration, and treatment of historic properties." Maplewood application: The Maplewood Historical Preservation Commission is working to identify, evaluate, and register (list) historic properties in Maplewood. The BHF is one of many sites and structures in Maplewood that are being identified and evaluated as historically significant. The Commission will report back to the City Council on its work. 6,, Historical significance criteria Community -level: 1. Unique location as a site of a significant historical event (farming) which represents a familiar (but now rare) visual feature of Maplewood. 2. A reconstructedlrelocated building placed in a suitable environment and presented in a dignified manner as part of a restoration plan where no other structures of similar construction exist in the community. (The Bruentrup farmhouse and farm buildings are believed to be the only remaining complete set, of farm buildings in Maplewood.) Ramsey County: 1. There are very few working farms or "hobby farms" left in Ramsey County which still have all or most of their buildings intact, as the BMF does. 2. The BHF is unique in Ramsey County as a place for interpretation and demonstration of . farming since 1891 - and after the time period of the Gibbs Farm. Minnesota: 1. In 2000, the Preservation Alliance of Minnesota presented a statewide award to the Maplewood Area Historical Society for its efforts to save the Bruentrup farm., and featured the relocation of the house and barn in a cover photo on its magazine. Historical Significance of the Bruentrup Heritage Farm page 6 Eligibility for listing on the National Register of Historic Places: The farmhouse and farm buildings would likely have been eligible for listing when they were at their original location. Since the buildings have been relocated it is 1 g less likely that they would now be eligible for listing. However the National Re inter criteria do not gpoly to the Commission's re ue st for the Maplewood City Council to designate the BHF as historically significant. H. Findings 1. The Commission's request for designation of the BHF as an historical) significant site is consistent with Ordinance 755 and with the y g goals and policies of the Historic Resources Plan chapter of the updated Maplewood Comprehensive Plan. 2. The operation of the Bruentrup farm at the original location g and the historical interpretation of the BHF at its new location span the following time periods: (a) farming from the horse and steam power period (1870 -1920); (b) to the time period of early mechanized farming (1920 - 1945); (c) to suburban development and incorporation of the City of Maplewood1945 - 1975); (d) to the time of pressure Maplewood( p e from development and selling the land (1975 - 1999). 3. when the remaining 6 acres of the farm were sold in 1999 for developmentthe farmhouse, barn, and other buildingsrepresented p s p rented the last known complete set of structures to represent a typical dairy and produce family farm in Maplewood. 4. The site integrity of the BHF at the new site is comparable to the old farm because the buildings work together to provide a "historical context" and "tell the story of the farm". 6. The historical context of the SHF addresses aspects of history, architecture and culture in New Canada Township and the City of Maplewood from 1891 to 1999. 7. The BHF is historiggily significant in the Citv of Maplewood for the following reasons: (a) The only known remaining almost -complete set of farm buildings in the city; (b) Unique location as a site of a significant historical event (farming) which represents a familiar (but now rare) visual feature of Maplewood.p (c) A reconstructed/relocated building placed in a suitable environment andpresented in a dignified manner as art of a restoration la p plan where no other structures of similar construction exist in the community. iA Recommendations I. That the City Council approve the BHF buildings and site as historically significant. nificant. 2. Transmit the City Council's historical designation of the BHF r buildings and site to Charles ales Nelson, State Architect at the State Historic Preservation Office (SHPO) of the Minnesota Historical Society and ask that staff review the City's historical designation fo their concurrence, and send their rel to the Cit a g r reply y s soon as possible in June. 3. Use the historical designation of the BHF buildings and site as a basis for the Maplewood p ewood Historical Commission, the Maplewood Area Historical Society, and other interested parties to work with city and state officials to maintain the BHF in its authentic historical condition to the extent possible, while also keeping it safe for use by thep ublic. �w ♦ � , �i,• i'M , J, p � �J1� Wl.� 4 •� JAS♦•,'�� � ~ 14 ..1 •� t • i Yom' ��Y .. • �^ 1 �Jt _ �� � y'' .�,•'. ;;,stir • ��_ ,� r « n - r IZ 4"z It ' F • *mac .1.. � ;� . s. }IX 1 _ � T� DKK-l.t:�yb�✓1 5,'el�t. �' �,. 1• _ . e yat(7 c�a% � �lr Y �-'�t�•zitYr ��Y� 1 s -r i. �i 3�.•1'j• x'1-3++v44lr i'�. '� \7 t - ai> :. G5'p'•; ... ) _ _•\t•�^'�,,� t`ti ai �`a'''fi ,. •t'�� dGF�p�. i yy.Ity�' ss, 'SX jl • � `. � Z � It � }',_ �fi�J{� — ) i t tI1 1 y _ r. F f t i f '_r t t� •�llth,2 t +,. . .. '4' t}l i .r- t Y t t :y r S tl,C � r,� �1 r•�• 1 - � r r �+ jay t r. � .� .,1 �, �lt� �_ } i •i ... ti - ti ) i r .R'. /•. 7tt2'Sf %','Cy;. ��+,rL t.a♦l .. r S�-�If�g'. •.'r_'�. "iyC''€�lrj y sa}s.;'4 -s-�y �, f�= f+te ,•. ..•�,�-'�-�+t�JA- ,o --r•, i• ` t � � � .a ` t4 , •.�,.;�. �. `�"• :3 /wry'-.�'� :+;t � � �.. �y. _ �'t! � T}'...1 � - i -' 'rFl~ •r'•- -a f •. .5.' J�: �� `�,-�1� `�� Y� � � � ,��^ , ' .. .� _ i �•\`N � t �' . d- ,. \ M+ tr J • w -. _ ::: R,a,-rt.- _ it •' y'-r.'.++�.„., �-+` '—�- ��+ _ +� t y�.• f i t t ` • 1 } t wt; Mt' .y Vii'_ �• ;a at �. j yore`. ��; •�1 / Mt y� �4p� r.+• ..la.'f .(}" `fir µ ,-i' %7 ^"fit t L1j .1 1 C, t. > �t � '.y,. �,��J'+�.yy>�1�fp�•er •� ``,?'7� . 17, h` ^1 r a ArSS•, f r � .3. ,•,-+ .yi 7 r � � t. " S' .r;f J•• _ ^' i i• '�1r. 1. r S. 4 ..!"rr, y t l t.. ♦ _ .. yt 1 � �. t t i is r. ..+;,c, r � A� •,J=ter :� -{ ..vr y',r�y-- �r-' � - .. � r �.l�-:;p:.. 1! r..•t. i rj_1- - i.i.:'i'µ 1 y'?'~ Vt rY. :`r -•.1 n '> �... � ,T, S' �. 1 t � .{ � tl.. � � l �.l .V,Y� f! .. r ,fl �,� {•f.' i1 J� { 1 r J `n -'! - a t F f vs . r r t, . c r �3 a • _ _ - 1 ,zl. 1 . -tA'.j � ».. hi.1 I^ Y+�3ry ', J yeti t T .. f � ' �- i •1t'}ry �•t 7 _ r 'r j rM -' •,,,..i>,,,,- ��`.� �. J.. + _.. .-.t _. tr. - 7--.. ., 'S'.Y .'. i. i. ,� t• + lri r•r•t tS T + .... - .._ 41 .. .. .._ 1q i � it ;cs � �Yi+ r r ' r -v.� f.. .•IF .it � �. .. �.+.-.+.->-r -- ' _ - 4. ii .Y d�7,',". `y'}vta7'..-.i^r,-li r� li' i.c 1.:•.^ ?`Y .._ ,,,,..�..- -.-.mea*eal�i"ir�ct?'egtw!'!�.....-•-'r'a ..,,.vc '•.aac•tw - �:.. wn,.;._ .. ��' i' .a-' - yfY.....�n+'•1'eM'.,,•�'lil^.C�'��"�wir•.✓ ^W......... . ... � �'� •t ...:p •. �: . - - 1..:.._ y, . y l7•- -rq ..r-�x�w••^'^�r�-�' _ .•u ,,�' ti .-. ..d f :.rt ✓».-.�w..:.• i'��,. 4k"�y°bklw�i,' ��rr _ - .. •+•.w}� tic,., -w.. 7 _ ��`� w [��?N, � r ���, rllp # e' w't "� .) T�• I v „ .. a j� r „L �' i � i 1 •7�f 'y1 i - `' ,Mt/ - � k �� L } l t�Jsf ` ... •,t. , d, 1 _ '�'� �� � _ ... ✓ `'�,i %i��:=�1. �-'�... " J fYrs 1 '•, Iry c s.,. �`' .. _, - fr ti` ..V}. .,t. r_a .y ,����(iC �=. ,f1'k"3'Ti�'}sr•R *il'. '4j .. �. r ,,..�:i�.„.�f-•�.�'_,,, p.>'.ex7y'�'1��j���{(. � • .y. WIREr7:i,: ..w �.... _ ..,.. ,.. r: .LS t.s 3�....-s' ,. _ ^, ... ...,rr,. ac. «•w .,,,� ✓ t._ Ls_:i.n, .r J -. i7 r �' ^ ,,-iY �". � S 1 �{�i7i- ri�yrTsi``'vii+,. �,.�.1-+:�•i,: ?.. , � � 4 s :. >'� - t tircn r � ^� ?' SFr},F-t.�•iJ�.ta' ' , 1 r t�,u. ��t � , rYet., .i .. YJ' . ra •-fls,•il'� '3•_ µ rt. � r t 1�,G rJ u.•f .'{ YY �a'�11.}•i:!'''v,N 1�,;.��',•x''d. a< R•! S�sT,�4"-tY���'.:�w�Y s s t sSt ( !•r J.J rte! �� "'+`�” :.r a _ .. C. �:J7 �' .. t S «1 ""'_, �- 'ati•�G,ary 'r�-„ tr �'7 �t-i',w�.-+l - � r ,: ,«.••'rte . "( ..+,t . , •,r�-+'� �"' ? nom.ra I 1_ J i 1 1 .cat J J5 .. ti `�• ram �ZtS•t t .r y / .� � 'f _ ` -� , . - r'l ^21 �. 1. +7,-i- � ,�T Y tl•, .r � "4`t'E't �"„J• s:t. r Y ,S �, -- 3 � !'- \ {z>>rt� �i 4�'• -^A t �.•s a \ i - - v fi ^i�,v'�.'�� ��'�}� y,���•ta-„.r"���'o-fY„5 `^S€i � �'�u'„?r�`"'Nt�s ,� ,y .� ����t�'�' .ts�'j!� �`,�'',�'� *'a •� ftii '4�.t+s}�t!'�e. ,�- ,s ,_,r o 4; t � to ,��. {• � � � F ���LA �'�'Sd...a��i?v�'1•E+at> 4.YTc .sf ” `1+1�.•rt'+ 1 r.. 4 7 !rG Y �� -�.�' A�' +�•. ,:� - ;. 'rJ'��^'rY.` s'Y��`'•�>���� � 3 .:n¢ a�45•+�y�t � S.. .. \j7 a f.tL 1 i.! a..+.rnnf-n��.s'd _� X11• � l f wi,' :rear Y ,,, .:nsa,._ � .;L ��}} "m�,'�, ,r,� ` �^ � (,�, `,ti; hh ��'^� °� aka � a� �,,,t,,,,�� • r r,�-...✓ca: '� } � i 'a, -,�- '�...�.' t ,� fay "y'i• .ty a � 5 ,,, - � ,ilii^,. �'b�+,• :s d '+- Mt•,. .'X,n� - - J,.,o,,,e - � { -*r• U - -. - "'y,'�'-';G'a'-w��': ..�'+.f,.+.'' J�"� f ,..�• _.fir.-� S. -•a � \ ^'° � v � -v. r - ir yg+�""'`�Y• -rs, h' _�:d1t. ,�'i,r ,,;.kr7_. :. »s.. 1 _ "" .. -yr s' o- tf+ .y4 .3,+..^ +.�, wµf •c t J. .�... z ri �_ _ "{• _ - 2 .. Yr� i.a `-..c^''3'f�rJ'-rY'.1`f�r,,Y, isr 1-5-�� ��t•• ��'7� .�, �r�;F - ..��.- t ,y. at .4.'tiS`ptY•��=r7 _� : - C" `'ti'v J _^r'4 1 •r.+'� ^ f°S:"� L ri i `� . ... .. 44 -'0- 'Iso g � Arm -I'll tX"; ....... .... . 04Q 000 R.-PL -ZA'� Allow. A: z ki j- if i :.h , :L TO: Richard Fursman, qty ban FROM: Bruce K. Anderson, QJ DATE: June 3, 2002 for the JLWO, SUBJECT: Bruentrup Farm Parking Te INTRODUCTION pation cil M Agenda ction Staging Area "on by Cma ,".,u Endorsed Modified ....._.. �, .,..... Rejected J County Road D is currently under construction from white Bear Avenue to McKnight Road. The city received a request from the contractor two weeks ago for a temporary staging area for their equipment. I met with representatives from the city's consulting engineering firm and the construction company and we agreed to create a staging area for their equipment east of the Bruentrup farm property. The rationale was that it would save the city money for future grading of a trail entrance and possible future parking lot, should that project be approved by the city council. The abutting property owners have strong concerns about this project. The preliminary grading was stopped until the issue and neighborhood concerns are reviewed by the city council. BACKGROUND The Bruentrup Farm was moved to its new location approximately 18 months ago. One of the projects in the master plan is construction of a parking lot located- on the east side of the Bruentrup farm property. The issue of the parking lot has been contentious with the abutting property owners and has not been pursued, as there is no money budgeted for the project. The parking lot has been discussed informally in the past month in conjunction with the County Road D project. The city received a request from the County Road D contractor, T. A. Schifsky and Son, on Tuesday, May 14 to identify a site to stage equipment during the construction. One of the options was to create a "pad" east of the Bruentrup farm house. Representatives of U. R. S. , T. A. Schifsky and Son, Gin,ny Gaynor, open space coordinator and me attended the meeting. It was agreed that a small pad, approximately 100 feet by 200 feet, would be created which would necessitate removal of a half- dozen box elder trees. The rationale for authorizing the preliminary grading was a cost savings to the city for a possible future parking lot, along with clearing and grubbing of the property. The Maplewood Historical Society is interested in pursuing a parking lot to accommodate visitors to the Bruentrup farm. Bill Sanders from Sanders, Wacker, Bergly, drafted a possible parking lot schematic for city consideration. The proposed parking lot includes 21 spaces and a bus turnaround area. The schematic is a major down size from the original request by the historical society of a 50 -car parking lot with additional bus parking. The parking lot was discussed at a Bruentrup farm meeting on Thursday, May 23, as well as distributed at a Parks and Recreation Commission meeting as an informational item on May 20. It has always been the understanding of staff that this issue does not have a budget at this time, nor does it have city council approval. On Saturday, June 1, T. A. Schifsky, with the approval of city staff, initiated removal of some box elder trees to create a staging area as discussed. The property owners to the east, Mr. and Mrs. Charpentier, expressed their strong displeasure of the removal of the trees and preliminary discussion of grading a pad. Staff consequently closed the project down pending council review. Bruentrup Farm Parking Lot/Staging Area June 3, 2002 Page 2 The council review of this issue is for two purposes: The first ic � � s preliminary approval of a staging area for T. A. S h fsky and removal of six to ten box elder trees. The staging area benefits the city for the construction project along County Road D and potential) would rove the future c y save the city money should council approve construction of a parking lot. The second issue for council consideration is the actual construction of a parking lot. I have included a copy of the preliminary schematic prepared by Bill Sanders dated - - • b U.R.S. �n the 5 17 02 as well as a rough estimate Y mount of $53,500 for the parking lot. It should be noted thatthe h side a he parking lotis estimated on the high and staff estimates that the parking lot cost would be closer to were done as part of the County ad Ro $45000 (f (t D construction project. Staff supports the construction of the 21-cararkin I p got as proposed by Sanders, Wacker, Bergly with the understanding that it would be used for access to the Lake Links Tral1 project and for public parking for the Bruentrup farm. The proposed parking lot i the � ro o p p g s 65 feet by 140 feet. The eastern edge of p p sed parking lot would be 110 feet to the easternro ert line residential home to t. the east. p p y and 165 to 1�0 feet to the In addition to the proposed parking lot project, . p g p ject, significant planting would be done to buffer the parking lot and abutting property owners. p g Staff would like direction from the city council as to the potential construction of a parking lot. it is my recommendation that a parking lot be constructed at some time in the future. The city has committed significant public dollars for the relocation and construction of the Bruentrup farm property. Public access to the property is critical to the success of this project. In add' farm, the parking lot would p � addition to benefiting the Bruentrup p g serve the Lake Links Trail project. Staff is requesting council to the future disposition of a public parking a g ncl! discussion as p p rking lot to serve the Bruentrup farm and Lake Links Trail project. RECOMMENDATION Staff recommends that a future parkin lot greater the Bruentrup g no 9 than 21 cars be constructed on the east side of rup farm property. Wbruentrup.mem Enclosures 5/22/02 Farm Parking Lot Estimate - CITY OF MAPLE WOOD BRUENT P HERITAGE FARM - PARKING* LOT CITY PROJECT NO. 01-15 ESTIMATED COSTS Item No. It_ 1 Excavation Unit Ouantitv Unit Price Amount 2 12�� Select Granular Borrow - MnDOT 2105 LS TON 1 $ 5,000.00 $ 5 00 � 0.00 3 8„ Aggregate Base Class 6 - MnDOT 2211 TON 590 $ 10.00 $ 51900.00 0 . 4 2 Bit Wear Course - MnDOT 2340 4 lA 460 $ 11.00 $ 5,060.00 5 „ 2 Bit Base Course. - MnDOT 2340 32B TON 12.0 $ 36.00 $ .4,320.00 . 6 Tack Coat TON 120 $ 34.00 $ 4,080.00 7 B612 Concrete Curb & Gutter GAL 50 $ 2.0 0 $ 1 00.00 8 Striping LF 525 $ 8.00 $ 4 2200.00 9 Sod w /4 Topsoil & Fertilizer LF 540 $ 2.00 $ 1,080.00 0 10 2' x 3' Catch Basin SY 610 $ 4.00 $ 21440.00 215„ 11 RCP Class V EA 1 $ 1,500.00 $ 1500.0 � 0 12 Ha B Hay ale Checks LF 25 $ 25.00 $ 625.00 13 Silt Fence. EA 5 $ 800 $ 40.00 14 Temporary Rock Entrance � ry ance LF 600 $ 2.50 $ 11500.00 15 Clearing ng & Grubbing EA 1 1,000.00 $ 13000.00 LS 1.00 $ 2, 000.00 $ 27000.00 Subtotal Contingency$ 38,800.00 5% $ 1,900.00 Total Estimated Construction Cost $ 40, 700.00 Indirect Costs o 31.5 /0 $ 12 800.00 TOTAL ESTIMATED PROJECT COST $ 539500.00 5/22/02 Farm Parking Lot Estimate - City of Maplewood Official Sign -Up Sheet By putting your name and address on this sheet, you are requesting to address the Maplewood City Council on the following topic for up to five minutes. Name (first& last) -please print 2. 3.- 40 5. 6. 7. 8. 9. 10. ii. 12. 13. 14. Address Cityo'f Maplewood Official Sign -Up Sheet By putting your name and address on this sheet, you are requesting to address the Maplewood City Council on the following topic for up to five minutes. Public Hearing: Home Occupation License -Sewing Business (2492 Highwood Avenue Name first & last) -please print Address 20-- 3. l 4. 50 6 v 70 80 9 0 10.,✓� � '� "" . ' _' `%y A /ate IL _ r PAGE PETITIO , ._ �. undersi ned -are g . a ainst� th g e In roduct ion o f -HOME BASED N USTRIES , u.eStn ha q g INC , into -the Ma P our net: hborhood and are res'e-6t-f g1 1 w , e ood �, -' ,. Coun.c. 1 RF_,,=:!" 7 the - -.- Y recommendation to _.approve a. :home occu ., atop license at 249'2 H hwoo pg d Avenue . , 1 • , F ` r --\ , 4,16 ji r 3 }, nA -7 4fr , 5 V VA, r. ' 6 /f A _ 7 , -7 ir LO Jk - • R , P r At , 1 . so O/U - :10 Ira',- i , r - 13 14 r I City of Maplewood Official Sign -Up Sheet By putting your name and address on this sheet, you are requesting to address the Maplewood City Council on the following topic for up to five minutes. Name (first & last) -please print Address 1. 2. 3. 4. 5. 6. 7. 8.. 9. 100 11. 12'. 13. 14. City of Maplewood Official Sign -Up Sheet By putting your name and address on this sheet, you are requesting to address the Maplewood City Council on the following topic for up to five minutes. ... . ... . ..... Public Hearing: Tillges Office Building (South of 1580 Beam Avenue Date June 10, 2002 Time .7:45 P.M. Name'(first & last) -please print Address 1. 2. 30 40 5. 6. 7. 8. 9. 10. ll. 12. 13. 14. AGENDA ITEM AGENDA REPORT TO: Richard Fursman, City Manager FROM: Charles Ahl, Director of Public Works/City Engineer SUBJECT: Approve Agreement for Employee Safety Training DATE: June 3, 2002 Introduction The city is required by the Minnesota Department of Labor, Division of Occupational Safety and Health Administration (OSHA) to maintain a safe work environment at city hall. The Public Works and Parks Maintenance staffs currently have an agreement with a consultant, SafeAssure, who assists our staff in maintaining and conducting the necessary safety programs to remain in compliance with safety standards. The city hall administrative area is deficient in a number of areas that could be brought into compliance with the same safety consultant. A contract with SafeAssure is needed to provide training and recommendations to bring the city into full compliance with OSHA standards. Background On May 8, 2002, SafeAssure conducted a "simulated" OSHA inspection is areas that are currently not under contract through SafeAssure and discovered a number of deficiencies that need Ccorrection. A number of the corrections are building related; however many involve annual training and operational procedures that SafeAssure can provide. The programs involve Employee Right to Know, Blood Borne Pathogen, Emergency Action Plan and Ergonomic Training. We currently do not have staff properly trained to provide these needed programs. The programs and inspections involve city hall, the community center and the fire stations. SafeAssure has provided a comprehensive proposal to conduct this training in coordination with the Public Works and Parks Maintenance programs at a cost of $2,500.00 ($2,985.00). Due to the efficiencies of combining the training programs and the overall coordination with maintenance and administrative staff, we recommend maintaining just one contract through SafeAssure. Budget Impact Safety training was not budgeted in 2002. The program is a citywide requirement; therefore, we recommend that the $2,500:80 ($2,985.00) expenditure be funded from the Contingency Fund. Upon approval, our acting safety coordinator, Lance Lundsten, will begin scheduling the necessary training programs to bring the administrative staff training into compliance. Recommendation It is recommended that the city council adopt a motion approving an agreement with SafeAssure Consultants in the amount of $2,500 ($2,985.00) to be funded from the Contingency Fund for the necessary safety compliance program. RCA jw 08/07/2002 16:18 FAX 651 266 2088 Fmm"Ls"ARRANTYDEED mavlarraavt*jcdTa ks NrdaYipdM o®Fadramb CedANeel(b!ID Eaala Valor ( )w ( )'dam Im DnMemMWdEsomW m C9 --•- ENTERED OCT • 11997 RAMSEY COUNTY RECORDS 4 Igg1 OCT 28 A IR 25 1::ODER Instru N '� HTATEDMOTARWENEREON: Ste_ Dak SaeYnihar L .1997 b "firm "d" FORM AM CONSDEAAWN. Baran A. tMWM m wwwar and wmnwded. Qada ng"amq(e)m10M to) 10Dmmlaa: it DOM sdSOWN" Cho.GwdMaphe*"mlipNl"in Rwry, Omq. WNmad4 deaeibed a", I X by leaaon or ft vaoaroll wear. NATE VALUE Hp9rtvdR aA holBlidnv0lb�dvOF�9wab.6lApCmIM Po10 mrtmm.:iswftmind anRlsormatdam. No. 94127 o a te. N UMMA�TM AB, eig r ono TAxAMD11NT M. 1. ' A.1 waaww N" • . y i' ROU" Cog* R@MdI r STATE OF MI NEOTA ) FEE R4ID i COUNTYOFRALMY jM RAMSEYWmTYe AWKi a'laawndrneiwdeO,Q�tr.WU fa b*mfmft lh dgclHaplslEw, 1M1. by AMh i go ;�, -, H APOFSGH.(DROINFRTID£ R Iq s•i vAmxmauWur M��IYI�i ma 6gNAT1AM0 ONTAIa10ADIQ10YRJWGB@HT A�;AWSAMq.MN 7aarraaaeawmrp�r�rlyswaanaas<Imaun.aarow :�=.;<, , aasab(hiduOemTranaaarw etWaley THWfN5TFJA4WWASDRAFFW3Y ANDADpR a �` • DOHA Lee. Je; iZ m M. 000 ;;,'�•:'' W md&WmmARomeya,PA Seeder Mee9 Cha S18aRAhRSteot 2492 Aigamd Avawe ffi PeA W smes mmplenmdr Me 55119 0121 LW. -S CAPITAL TITLE CORPORATION Pr-a7o37-77 K A, rid �r--..,....�..�... June 7th, 2002 Attn. Mayor Bob Cardinal ✓3< City Council members ; After attending the last meeting on the Co. Rd. D street Improvement project, we contacted Mayor Bob Cardinal to express our concerns regarding a parking lot adjacent to our property. At this time we were told to contact Bruce Anderson which we did and were told that there was no funds for such a project and he would contact us before anything happened with any proposed parking lot. On Friday May 31st at about 4:00 PM we watched tree cutters cut down 2 large 50+ year old trees (which were not Invasive species as was previously used as the reason for the removal of numerous trees in the open air space) and we then inquired to why these trees were being removed and the contracted worker Instructed us to talk to the project supervisor. He stated that these 2 trees and about 6 more were being removed for a parking lot for the farm. I than told him Bruce Anderson, had told me before any developments with a proposed parking lot , I would be notified. He than contacted the City en ineer and stopped the tree removal in this area. Since the removal of the trees in the field i now have views of large power line structures and commercial buildings . (see attached pictures) The original plans for a parking lot were that it be located on the west side of the farm in the non- residential area, which Is more logical. My profession Is in the real estate appraisal field and a parking lot next to a home has a negative effect on value and marketability. The residents across the street from the proposed parking lot have also expressed concerns and'wlll attend meeting. Presently there appears to be ample parking on the farm site with the large wide extensive driveways and a turnaround. The area at the south west side which could easily be made into a bus turnaround with a parking lot and it would not have any negative effect on the residential areas, there is an opportunity to utilize other or existing areas for a small ample parking lot. Another question that is being asked by myself and residents Is in this time of school budget and other program cuts can we really justify funds for a $ 45,000. to $55,000. dollar parking lot. I hope these concerns will be considered by the city council as If you were resident s in this area and everyone can be open and honest in considering options. Sincerely, ary C r tier is Deborah Charpentier �( 2212 E. o. Rd. D, Mapi ood Mn,,55t09 LhRxromas MuE nPMVM6 Wenmme"a Oma M1MV27 e< m« §2 m■ /ƒ � \\ /) } Q 7i !§ (D !< 3 k} : 0m . §\ � 3 \