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HomeMy WebLinkAbout[05] Church of St. Joseph • cm OF ST. JOSEPH Planning Commission Agenda Item 5 MEETING DATE: July 2, 2012 AGENDA ITEM: Church of St. Joseph a. Rezoning — R1 Single Family to B1 General Business b. Special Use Permit SUBMITTED BY: Administration PREVIOUS PLANNING COMMISSION ACTION: On June 4, 2012 the Planning Commission conducted a public hearing to consider the rezoning of the property owned by the Parish for which the church and school are located and to consider issuance of a special use permit to allow the construction of a fellowship hall. The public hearing was closed and the Commission tabled action on the matter so that the property owner could provide revised plan removing the proposed new ingress /egress and addressing fire safety issues. BACKGROUND INFORMATION: Upon closing the public hearing and discussing the proposed development, the Planning Commissioned tabled action on the request for rezoning and special use to allow the property owner to revised the plans to amend the following: a. The revised ingress /egress at the mid -block point should be removed, utilizing the existing ingress /egress on 1st Ave NW. b. The ingress /egress on 1st Avenue NW should be modified to reflect a commercial entrance increasing safety and providing for multiple turning actions. c. Fire /Safety issues must be resolved to include a dedicated and marked fire lane south of the church accessing from College Ave /CR 121; modifications to the west alley entrance behind the school must be confirmed; access doors must be designed connecting the school and fellowship hall to allow fire access through the building. d. Final parking locations need to be solidified. Parking — In looking at the parking demand based on the space and occupancy the following parking would be the true requirement: Church — Seating capacity 600 (requirement 1 per 4) Requirement 150 School 12 Fellowship Hall — Seating Capacity 248248/4 62 Total Required 224 Total provided 154 Percent provided 69% To help address the parking on peak events, the Parish is working on an agreement to utilize the adjacent parking lot south of the east parking lot. The Ordinance allows for parking within 350 feet of the development site. Since the last Planning Commission meeting the Church has revised their plans based on the information requested at the last planning commission meeting. ATTACHMENTS: Request for Planning Commission Action Findings of Fact Revised Plans Development Agreement REQUESTED PLANNING COMMISSION ACTION: For your convenience a draft findings of fact has been prepared for discussion purposes. The Planning Commission should feel free to change or modify the document as you wish. A recommendation on the rezoning and special use should be forwarded the Council for their meeting on July 5. However, if additional information is still needed the matter can be tabled. IN RE: FINDINGS OF FACT Application of Church of St. Joseph AND DECISION Re- Zoning from R1, Single Family to B1 General Business Special Use Permit to allow the construction of Fellowship Hall FINDINGS OF FACT On June 4, 2012 the St. Joseph Planning Commission conducted a public hearing to consider the application of the Church of St. Joseph to rezone their property from current R1, Single Family to B1, General Business and to seek approval of a special use permit to allow for the construction of a fellowship hall to connect the church and school building. The matter was duly published and notice was provided to property owners within 350 feet of the above referenced property. The Planning Commission hereby finds the following facts as it relates to the request of Church of St. Joseph for rezoning and Special Use Permit. 1. The Church of St. Joseph owns property located at 12 Minnesota Street west which is currently zoned R1, Single Family. 2. The current property is developed with a church on the east side of the property and a school on the west side of the property. 3. The existing structures were constructed prior to the adoption of the St. Joseph Code of Ordinances and at the time of application the property was zoned R1, Single Family. 4. MN Statute allows churches and schools to be located in any zoning district; however, the land use regulations apply to the development of the property. Therefore, setback requirements for new structures must meet or exceed the current Code of Ordinances. 5. On May 9, 2012 City Staff (Randy Sabart, Tom Jovanovich, Terry Thene, Judy Weyrens) along with representatives of the Stearns County Highway Department (Jeff Miller) met with 1 representatives of the St. Joseph Church (Fr. Joseph Fedders, Sandy Scholz, Gary Kraft, Courtney Cooper) to discuss the proposed construction of a fellowship hall. 6. The proposed development plans included constructing a gathering space connecting the church and school. It is anticipated that the seating capacity of the facility is 250. The primary purpose of the space is to allow for interaction before and after masses and serve as an overflow area for large mass events such as Christmas and Easter. The facility will also allow funeral masses to occur during school hours with funeral lunches served in the new gathering space. 7. During the presentation of the plan staff identified two areas of concern: 1) Fire Safety /Access and the safety of the proposed new ingress /egress. Representatives of Church insisted that the ingress /egress is need to better manage the property and questioned if the fire safety /access issue was related to the church property or adjoining property. 8. On May 23, 2012 City staff (Randy Sabart, Terry Thene, Gary Utsch, Jeff Taufen, Justin Honer, Judy Weyrens) met to review the proposed development plan of the Church of St. Joseph for the purpose of identifying outstanding issues and to meet with a representative of the Monastery (S. Kara Hennes) to understand their concerns as an adjacent property owner. 9. On May 24, 2012 a letter was forwarded to Courtney Cooper (architect for the church) identifying the plans submitted were not complete and detailed items of concern. 10. On May 31 staff met with representatives from the Church and Monastery to continue discussion of the proposed fellowship hall. Outstanding issues identified included the proposed revised access and fire safety. The plans presented do not provide fire access to the south end of the church and limited access to the Monastery residential facility known as Marmion. 11. The Planning Commission conducted a public hearing on June 4, 2012 to consider the request to rezone the property from the current R1, Single Family to B1, General Business. The property owner is requesting rezoning to maximize lot coverage reducing setback requirements. The proposed rezoning is consistent with the St. Joseph Comprehensive Plan and the subject property is located in the downtown district. 12. The public hearing on June 4, 2012 also considered the request for special use. The B1 Zoning District does not identify a gathering space or church as a permitted use, but identifies lodges and similar uses permitted through the issuance of a special use permit. The proposed development is similar in nature to a lodge, a place of gathering. 13. Upon closing the public hearing and discussing the proposed development, the Planning Commissioned tabled action on the request for rezoning and special use to allow the property owner to revised the plans to amend the following: a. The revised ingress /egress at the mid -block point should be removed, utilizing the existing ingress /egress on 1St Ave NW. b. The ingress /egress on 1 st Avenue NW should be modified to reflect a commercial entrance increasing safety and providing for multiple turning actions. c. Fire /Safety issues must be resolved to include a dedicated and marked fire lane south of the church accessing from College Ave /CR 121; modifications to the west alley entrance behind the school must be confirmed; access doors must be designed connecting the school and fellowship hall to allow fire access through the building. d. Final parking locations need to be solidified. 2 14. On June 7, 2012 the City Council extended the 60 land use action requirement an additional 60 days based on the Planning Commission tabling action so that additional information could be provided and revised plans could be submitted for consideration. 15. On June 25, 2012 revised development plans were submitted by the Church representing the changes requested by the Planning Commission. 16. The Planning Commission reconsidered the request for rezoning and special use on July 2, 2012. DECISION AND CONCLUSION Based on the Finding of Fact, the St. Joseph Planning Commission recommends approval of the rezoning from current Rl Single Family to B1 Central Business District and issuance of a Special Use Permit to allow the construction of a fellowship hall with the following conditions: 1. INGRESS /EGRESS: Vehicular traffic will access the Property from the west side of the property, utilizing the existing access point at the intersection of 1 Avenue NW and Minnesota Street. The access will be widened to create a minimum driveway through width of 36 feet and 10 to 25 feet curb return radii. The reconfiguration of the access will require the following additional improvements which shall be the responsibility of the church: a. Pavement marking removal and restriping of the crosswalks at Minnesota Street. b. The removal of one tree and planter box. The tree and planter box will not be required to be replaced. c. Construction of pedestrian accessible ramps on each side of the driveway at the south side of the intersection. 2. FIRE /SAFETY REQUIREMENTS: Project must be constructed to comply with City Code and statutory requirements. a. Modify the stone gate at the south entrance at the south west end of the east/west alley between the School and Monastery so that the alley opening is at least as wide as the existing distance between the School and Monastery's building. The monastery agrees to remove and change the angle of the stone wall to the east of the gate or expand the existing driveway on the west side of the school to allow for larger emergency vehicle turning radii. This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. b. Relocate the wood fence on the north side of Marmion. The Monastery agrees to relocate the fence between the proposed fellowship hall and Marmion to increase fire access. The new fence will include a gate for fire access and the access must be marked as a fire lane with signage must be maintained 365 days a year, free of snow and obstacles. c. Relocate Power Poles. The Monastery agrees to allow the existing power poles located in the east/west alley that service the school to be relocated on Monastery property. The location of the poles must be approved by the Fire Chief and Public Works Director to assure adequate alley and utility access. d. The Church agrees to provide an six foot wide fire access through the corridor connecting the fellowship hall and school for fire department access to 3 Monastery property (Marmion). The corridor will provide fire access allowing fire equipment and firefighters to go through the building. e. The Church agrees to construct a twelve foot wide, improved fire access east from College Avenue South to the fellowship hall. The access will be constructed to support the weight of a fire truck (approximately 80,000 pounds) and must be maintained 365 days a year, free of snow and obstacles. This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. 3. OFFSTREET PARKING: The St. Joseph Church shall provide at least 154 off street parking spaces, including 7 handicapped spaces. The parking lot shall be constructed with a hard surface consisting of asphalt or a similar surface material approved by the City Engineer. In addition, the Church will provide additional parking on the adjacent parking lot owned by the College of St. Benedict. The Church must provide the City with a copy of the lease verifying availability. All parking spaces must be available when the facility is in use. 4. CERTIFICATE OF OCCUPANCY: The certificate of occupancy will only be issued when all conditions stated above and the terms of the executed development regulating the aforementioned project have been fulfilled. 5. FIRE ACCESS: The dedicated fire access lanes must be maintained, marked and designed in perpetuity and are a strict condition of the special use permit which is needed to protect the safety and welfare of those using the facility. Without the access and availability, the special use permit is not valid. Based on the foregoing Finding of Fact and Decision and Conclusion of the St. Joseph Planning Commission, the request for rezoning and special use is forwarded to the City Council as a recommendation for approval. Passed by Resolution of the St. Joseph Planning Commission on July 2, 2012. CITY OF ST. JOSEPH By Kathleen Kalinowski, Chair By Judy Weyrens, Administrator 4 CITY OF ST. JOSEPH DEVELOPER AGREEMENT THIS AGREEMENT, made and entered into this day of July 2012, by and between the Church of St. Joseph, hereinafter called "Developer" or "Church" the Monastery of St. Benedict, hereinafter called "Monastery", and the City of St. Joseph, Minnesota, a municipal corporation, hereinafter called the "City ". WITNESSETH: WHEREAS, the Developer is the owner of a certain real property located within the City limits legally described on Exhibit A attached hereto (herein after called the "Property" or "Development"; and WHEREAS, the Developer has submitted to the City for approval the plans and drawings as illustrated in Exhibit B attached hereto ( "Development Plan"), which describes the construction project and related facilities ( "Project ") the Developer proposes to construct on the Property; and WHEREAS, the development of the Project required rezoning of the property from the current R1, Single Family to B1, General Business and required the issuance of a special use permit to allow the construction of a fellowship hall between the existing Church and School. WHEREAS, the City's Code of Ordinances allows the City to require a Development Agreement to provide for inspection and review during the construction of the Project; and WHEREAS, the project cannot be completed without certain fire access improvements that rely on compliance from the adjoining property, the Monastery of St. Benedict; and WHEREAS, the Monastery of St. Benedict is only a signature to this agreement to the extent that they agree to the terms and conditions listed in section 3.15 (a -c) of this agreement. 1 NOW, THEREFORE, in consideration of the mutual covenants expressed herein, IT IS HEREBY AGREED AS FOLLOWS: 1.0 REQUEST FOR AND CONDITIONS OF THE DEVELOPMENT PLAN APPROVAL 1.1 Request for Development Plan Approval. The Developer has asked the City to grant final approval of the Development Plan for the Project to be constructed on the Property. 1.2 Conditions of Development Plan approval: The City, after requisite notice and hearing, has granted final approval of the Development Plan subject to the terms and conditions of this agreement. 1.3 Scope of Agreement. This Agreement is a condition of the special use permit. If the project does not go forward or change the developer is not in compliance with the special use permit and must initiate a request for a new special use permit. 2.0 RIGHT TO PROCEED The Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings, until all the following conditions have been satisfied: (1) this Agreement has been fully executed by both parties and filed with the City Administrator; (2) the escrow required in section 3.12 to secure performance of the Developer's landscaping obligations has been received by the City; (3) the City has issued a letter that all conditions have been satisfied and that the Developer may proceed, which letter will not be unreasonably withheld or delayed. 3.0 DEVELOPER CONSTRUCTED IMPROVEMENTS 3.1 DEVELOPMENT PLAN COMPLIANCE: All buildings and accessory structures shall be sited and constructed on the Property as shown on the Utility, Storm Water and Drainage Plan prepared by Hagemeister Mack Architects (referred to in Exhibit A), subject to the provisions of this agreement. Any deviations from the buildings, structures, Utility, Storm Water and Drainage Plan shall require prior approval by the City Planning Commission. 3.2 BUILDING STRUCTURE: Fellowship Hall. The main floor will have an area of 10,000 square feet and the structure will be connected to the St. Joseph Church on the east and to the School on the west. 3.3 BUILDING CODE COMPLIANCE. All buildings and accessory structures shall be constructed in accordance with the Minnesota State Building Code as adopted and modified by the St. Joseph City Code. 3.4 SITE PREPARATION: The Developer shall comply with any erosion control method ordered by the City for the prevention of damage to adjacent property and the control of surface water runoff. As the development progresses, the City may impose additional erosion control requirements if in the opinion of the City Engineer such requirements are necessary. 2 3.5 BUILDING ELEVATION: The proposed building(s) will not exceed the building elevations shown on Exhibit 3.6 BUILDING EXTERIOR: The building exterior shall consist of . The predominant material will be brick, which will consist of colors, . Any changes in the exterior materials shall require final approval by the City Planning Commission. 3.7 INGRESS /EGRESS: Vehicular traffic will access the Property from the west side of the property, utilizing the existing access point at the intersection of 1 Avenue NW and Minnesota Street. The access will be widened to create a minimum driveway through width of 36 feet and 10 to 25 feet curb return radii. The reconfiguration of the access will require the following additional improvements which shall be the responsibility of the church: a. Pavement marking removal and restriping of the crosswalks at Minnesota Street. b. The removal of one tree and planter box. The tree and planter box will not be required to be replaced. c. Construction of a pedestrian accessible ramps on each side of the driveway at the south side of the intersection. d. Relocation of one power pole. 3.8 LIGHTING: The lighting shall not be directed towards Minnesota Street or the property to the south and the light intensity must not exceed 0.40 foot candles at the property line. 3.9 OFF STREET PARKING AND LOADING: The Developer shall provide at least 154 off street parking spaces, including 7 handicapped spaces. The parking lot shall be constructed with a hard surface consisting of asphalt or a similar surface material approved by the City Engineer. 3.10 GRADING/DRAINAGE: The final drainage plans must be approved by the City Engineer. 3.11 LANDSCAPING/FENCING /SCREENING: The property shall be landscaped in accordance with the approved landscape plan attached as Exhibit D. The vegetation shall be planted as shown on the landscape design. All lawn sodding and other landscaping shall be substantially complete by the "Completion Date" (See Sec. 3.18). Developer shall post $5,000 in escrow/letter of credit with the City to ensure compliance with the landscape design requirements under this Section. The escrowed funds shall be released to the Developer when the landscaping has been installed. The HVAC equipment, dumpsters and off - street parking shall be screened from view as shown on Exhibit C. The City may inspect the Project to ensure that all required vegetation, fencing, and screening are installed. 3.12 UTILITY PLAN: All utility improvements required for the project are considered private utilities. 3 3.13 ADDITIONAL IMPROVEMENTS: Modifications to the communication system /antenna of the College of St. Benedict's sanitary sewer flow metering system located near the west alley entrance may be necessary to ensure continuous telemetry operation. The cost of any modification will be the responsibility of the Church 3.14 NPDES /CITY OF ST. JOSEPH SWPPP: NPDES II Permit must be submitted at the time of the Building Permit Application. 3.15 FIRE /SAFETY REQUIREMENTS: Project must be constructed to comply with City Code and statutory requirements. a. Modify the stone gate at the south entrance at the south west end of the east/west alley between the School and Monastery so that the alley opening is at least as wide as the existing distance between the School and Monastery's building. The monastery agrees to remove and change the angle of the stone wall to the east of the gate or expand the existing driveway on the west side of the school to allow for larger emergency vehicle turning radii. This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. b. Relocate the wood fence on the north side of Marmion. The Monastery agrees to relocate the fence between the proposed fellowship hall and Marmion to increase fire access. The new fence will include a gate for fire access and the access must be marked as a fire lane with signage must be maintained 365 days a year, free of snow and obstacles. c. Relocate Power Poles. The Monastery agrees to allow the existing power poles located in the east/west alley that service the school to be relocated on Monastery property. The location of the poles must be approved by the Fire Chief and Public Works Director to assure adequate alley and utility access. d. The Church agrees to provide an six foot wide fire access through the corridor connecting the fellowship hall and school for fire department access to Monastery property (Marmion). The corridor will provide fire access allowing fire equipment and firefighters to go through the building. e. The Church agrees to construct a twelve foot wide, improved fire access east from College Avenue South to the fellowship hall. The access will be constructed to support the weight of a fire truck (approximately 80,000 pounds) and must be maintained 365 days a year, free of snow and obstacles. This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. 3.16 REQUIREMENTS FOR BUILDING PERMIT: No building permit shall be issued for this Property until the Developer has signed and returned this Development Agreement, obtained any necessary easements and provided the City with a copy of the easement documents, and submitted any additional information as directed by the City Engineer. 3.17 REQUIREMENTS FOR CERTIFICATE OF OCCUPANCY: Per State and City building codes. 4 3.18 CONSTRUCTION SCHEDULE: The Developer shall apply for a building permit within one year of the execution of this agreement. Failure to apply within the one - year period shall render this agreement null and void. The improvements shall be substantially completed by the first (1S anniversary of the date of the building permit for the Project has been issued to Developer, and no later than the second anniversary of the execution of this agreement, subject to reasonable extension for delays due to force majeure causes and material supply shortages beyond the control of the Developer (the "Completion Date ") 3.19 Water /Sewer Access and Trunk Fees. (For the purpose of this section the fees refer to a specific development and become due and payable with the building permit for each site plan). a. Water (WAC) /Sewer (SAC) Access Fees: The Developer shall pay WAC and SAC charges as provided in Ordinance 44. The WAC /SAC fee for the proposed development shall be $ . (See Exhibit _for detail) 4.0 GENERAL TERMS AND CONDITIONS 4.1 Title. The Developer hereby warrants and represents to the City, that Developer's interest in the Development is fee owner. 4.2 Binding Effect on Parties and Successors. The terms and provisions of this Agreement shall be binding upon and accrue to the benefit of the heirs, representatives, successors and assigns of the parties hereto and shall be binding upon all future owners of all or any part of the Development and shall be deemed covenants running with the land. Reference herein to Developer, if there be more than one, shall mean each and all of them. This Agreement, at the option of the City, shall be placed on record so as to give notice hereof to subsequent purchasers and encumbrances of all or any part of the Property and/or Project and all recording fees shall be paid by the Developer. If the Property and Project are sold or conveyed to a third party, and the third party, in a writing satisfactory to the City, takes and assignment of, and agrees to assume the obligations of the Developer under this Agreement, the prior owner /transferor will, from and after the effective date of the assignment and assumption, be released from any further obligations under this Agreement; provided however, that in no event will the St. Joseph Parish be released from its obligations under this Agreement prior to the City's issuance of a certificate of occupancy for the Project. 4.3 Notice. Any notices permitted or required to be given or made pursuant to this Agreement shall be delivered personally or mailed by United States mail to the addresses set forth in this paragraph, by certified or registered mail. Such notices, demand or payment shall be deemed timely given or made when delivered personally or deposited in the United States mail in accordance with the above. Addresses of the parties hereto are as follows. 5 If to the City at: City Administrator City of St. Joseph P.O. Box 668, St. Joseph, MN 56374 If to the Developer at: St. Joseph Church Attn: Sandy Scholz 12 Minnesota Street West St. Joseph MN 56374 If to the Monastery at: Monastery of St. Benedict Attn: S. Kara Hennes 104 Chapel Lane St. Cloud MN 56374 4.4 Incorporation of Documents by Reference. All of the Development Plan documents identified in attached Exhibit are incorporated by reference in this Agreement. 4.5 License to Enter Land. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the Property to perform inspections deemed appropriate by the City during the development of the Property. 4.6 Certificate of Compliance. This Agreement shall remain in effect until such time as Developer shall have fully performed all of its duties and obligations under this Agreement. Upon the written request of the Developer and upon the adoption of a resolution by the City Council finding that the Developer has completed performance of all Developer's duties mandated by this Agreement, the City shall issue to the Developer on behalf of the City an appropriate certificate of compliance. The Certificate of Compliance shall be in recordable form and shall constitute prima facie evidence that the Developer has performed its duties and obligations under this Agreement and this agreement is terminated. 4.7 Assignment. At any time before a Certificate of Compliance has been issued, this Agreement may not be assigned by Developer except upon obtaining the express written consent of the City. 4.8 Integration. This Agreement contains all of the understandings and agreements between the parties. This Agreement may not be amended, changed, or modified without the express, written consent of the parties hereto. 4.9 Execution in Counterparts. This Agreement may be executed in any number of counterparts, each of which shall constitute one and the same instrument. 4.10 Governed by Minnesota Law. This Agreement shall be interpreted under the laws of the State of Minnesota. 6 4.11 Representation. Rajkowski Hansmeier Ltd. represents the City with regard to this Agreement. Developer is hereby advised to seek, and has consulted, an independent legal advisor prior to the execution of this Agreement. 4.12 Reimbursement of City's Costs. The Developer shall reimburse the City for all costs, including all reasonable engineering, legal, planning, and administrative expenses, incurred by the City in connection with all matters relating to the negotiation, administration, and enforcement of this Agreement and its performance by the Developer. Such reimbursement shall be made within 14 days of the date of mailing the City's notice of costs. If such reimbursement is not made, the City may place a hold on all construction or other work related to the Development, or refuses the issuance of building permits until all costs are paid in full. 5.0 DEFAULT AND REMEDIES 5.1 Default. Failure by the Developer to observe and perform any covenant, condition, or obligation contained in this Agreement shall be considered a default by the Developer under this Agreement. 5.2 Right to Cure. The City shall give the Developer written notice of any default under this Agreement. The Developer shall have 10 days in which to cure the default (or in which to commence good faith efforts to cure if the default is one which cannot reasonably be cured in 10 days). 5.3 Remedies. If an event of default is not cured by the Developer within the applicable cure period, the City may do any, all or any combination of the following: (a) halt all further approvals regarding improvements or issuance of building permits or occupancy permits relating to the Development Property; (b) seek injunctive relief; (c) take any other action at law or in equity which may be available to the City. Effective as of the day and year first written above. DEVELOPER: STATE OF MINNESOTA ) ) ss COUNTY OF STEARNS ) 7 This instrument was acknowledged before me on , 2012, by of the Church of St. Joseph a Minnesota Corporation, executed the above Agreement on behalf of said company. NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK) SIGNATURE OF NOTARY PUBLIC CITY: ATTEST CITY OF ST. JOSEPH By By Judy Weyrens Rick Schultz City Administrator Mayor STATE OF MINNESOTA ) ) ss COUNTY OF STEARNS ) This instrument was acknowledged before me on , 2012, by Rick Schultz, Mayor and Judy Weyrens Administrator of the City of St. Joseph, a Minnesota Municipal Corporation executed the above Agreement on behalf of said company. NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK) SIGNATURE OF NOTARY PUBLIC MONASTERY: STATE OF MINNESOTA ) ) ss COUNTY OF STEARNS ) 8 This instrument was acknowledged before me on , 2012, by S. Kara Hennes, Director of Finance of the Monastery of St. Benedict a Minnesota corporation executed the above Agreement on behalf of said company. NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK) SIGNATURE OF NOTARY PUBLIC THIS INSTRUMENT WAS DRAFTED BY: Thomas G. 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I I ' litki <4.) .., I 1 I 1 ''', ■ 1 , 1 t • I \ :,&1471 • J'4 - 4 -4 _L 1 I ' ' ,!....... . 1 . 01 • '4' - '''r .. ., I/ :,;., vi -, 4 - ,f %It ' , _ ,_, 4, I 1 r r r 1 i 1 _ 1 0 i ,__. iiiii ® ! I i I 1 ailli ! i •''' kis Fif R., 1, .3 8 & g• ?" 10 0 ET ;fi ,1 1 .. TO; Sail i > 9 3 B = = 5 z-3 p, ,-,• - % a3 ii . g9.1.1 ;w., I lir ° .si r::•;• ; - 5 s g "4 ill' I N i I gi I g ^-• ' 0; 3 ?, 11. : e 4 I : I 1 0 4 preliminary not for construction — > CO C) 0 m 71 0 1 I I I C/ (4 1 1 IL________ } 1 0 i A 0 _____ __ _ z z -I i 1 . - ,1 - . lc: , - ..- , .., ..,, rn 1 .4 0 - 0 (11111- ..'' '., 0 K 0 0 I n.) I 1—___ _ _.... ,-____ __,-.. • • ____ —I r - < < 1 m Fri I 1 1 1, .; . . . 0 < ; C X 0 t . - < K ' ■ 1 - m 1 ----1 I 1 a ..;,. ii'd t I ■ ..; I 5 -, _ -,,,,,„:. 0.:,- z 1 lk ..„ , I I li ftl ■ I 1 f 1 IE1111 _i . r . q CT CP — „I 1 1 " A , 1 1 • : 1 ) ' i 1 ■ ,r ,- , 1 l I lit, ii' 1 I 0.1 I 1 1 1 r , .., i 1 I 1 ' /— 00 00 \ 1 , r'', ',,i r,..... ::......_...... \ ■ , ' I I I ' ■ *. 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' / 1 , 111 1 ' ■ * 4 k 1 1 ' ■.1 ■J III 1 ' 1 L ... — I i 1 — I I HI 1 ■ -----. — CO CO i 0 I \ r I II ■ \ . , CD 1 , ...■...■... , 1 1 , • . n I 1 • . H b •__ 111 i - 1 ' i C di I I '''• i 1 • al II " - - 1 I 1 10 I ' .... _ ..... , \ \ - ..: , . ,__ . , , 1 .r■ 1 —, — l j ' .- , , i ••••• A i , ' 162■ 1 sl:1 nr. I - 1..) I ■ , _ r i , k 4 ;•R.- , i \ 11111 5, 4 ....." „ • ,-.. I I ' litki <4.) .., I 1 I 1 ''', ■ 1 , 1 t • I \ :,&1471 • J'4 - 4 -4 _L 1 I ' ' ,!....... . 1 . 01 • '4' - '''r .. ., I/ :,;., vi -, 4 - ,f %It ' , _ ,_, 4, I 1 r r r 1 i 1 _ 1 0 i ,__. iiiii ® ! I i I 1 ailli ! i •''' kis Fif R., 1, .3 8 & g• ?" 10 0 ET ;fi ,1 1 .. TO; Sail i > 9 3 B = = 5 z-3 p, ,-,• - % a3 ii . g9.1.1 ;w., I lir ° .si r::•;• ; - 5 s g "4 ill' I N i I gi I g ^-• ' 0; 3 ?, 11. : e 4 I : I 1 0 4 preliminary not for construction