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HomeMy WebLinkAbout2000 [04] Apr 03 . CITY OF ST. JOSEPH 21 First Avenue NW P.O. Box 668, St. Joseph, MN 56374 (320) 363-720 I Fax: 363-0342 Ilk St. Joseph Planning Commission City Hall - April 3, 2000 6:30 p.m. MAYOR Kenneth J. Hiemenz CU:RK! Call to Order ADMINISTRATOR Cari Schmidt New Business: 6:30 P.M. Lourdes Hall Renovations - St. Benedicts Monastery COUNCILORS Bob Loso 6:45 P.M. Symanietz - Request for Drive Way Access onto Northland Drive Cory Ehlert .Wit 7:15 P.M. Lee's Ace Hardware - Temporary Greenhouse Proposal N y Niedenfuer Announcements: - Liaison Report - Commissioner Reports Approval of Minutes - March 6, 2000 Adjourn . . CITY OF ST. JOSEPH : I First Avenue NW '.0. Box 668, ;t. Joseph, MN 56374 320) 363-7201 ~ax: 363-0342 MEMORANDUM ilk To: Plonning Commission Members \ ~ From: Chad A. Carlson, Planning Commission Secretary (~\ =-- Date: 3/30/00 \ ilAYOR {enneth J. Hiemenz RE: Background Information for the April 3rd Planning Commission Meeting :U:RK! . .DMINISTRATOR Lourdes Hall Renovation Proiect: :::ari Schmidt GL T Architects will be presenting the Planning Commission with proposed renovations to Lourdes Hall on behalf of St. Benedicts Monastery. Dan Tideman, GL T Architects, will be presenting the proposed renovations and future projects that will occur this summer on the :OUNCILORS campus. I did not receive any information prior to completing your packet. I informed Mr. 30b Loso Tideman to bring the information to the meeting. :::ory Ehlert tit According to the EE District Regulations, the Planning Commission must approve the --J Niedenfuer project in relation to public safety, along with the Building Inspector and Fire Chief. Symanietz Request to Access Northland Drive: Mr. Symanietz and his builder (Lumber One - Cold Spring) have approached the City requesting that they be able to access their lot in the Northland Addition from Northland Drive. Enclosed in your packet is a copy of the developer agreement and the plat with the lot highlighted. In the developer agreement under section 4.13 (b), the agreement denies any access to Northland Drive by lots that abut Northland Drive. I discussed the agreement with Mr. Scherer and he stated that the owners would have to approach the Planning Commission and City Council to request that the City change or waive this article in the developer's agreement, which has not been done in the past. Mr. Symanietz has submitted his request in writing for your review. Lee's Ace Hardware Greenhouse: Gary Utsch, representing Lee's Ace Hardware, is requested that the Planning Commission review the proposed plan to place greenhouse in the proposed location. The Greenhouse will be operated by Michelle and Dale Zimmer. Under the Highway #75 Business District Regulations, such a use is permitted. Please refer the Ordinance for additional requirements. If you have any questions regarding the agenda, please contact me as soon as possible. - Thank you and see you Monday. - . Unofficial Minutes - Planning Commission Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, March 6,2000 at 7:00 p.m. in the St. Joseph City Hall. Members Present: Chair Hub Klein. Commissioners S. Kathleen Kalinowski, Kurt Schneider, Gary Utsch, Jim Graeve, and Cory Ehlert. Planning Commission Secretary Chad A. Carlson. Members Absent: Marge Lesnick Others Present:. Rick Heid, Bob Herges, and Gregg Stroeing Pond View Ridee Six Discussion: Rick Hied, Bob Herges and Gregg Stroeing presented the Planning Commission a summary of the changes made to . the Preliminary Plat of Pond View Ridge Six. The developers and their engineer addressed the Planning Commission to make sure they were up to speed on the material that will be presented to the City Council on March 16th. Discussion Item #1: Herges stated that they surveyed the best area for access to Klinefelter Park off of 12th A venue. It was determined that the best location for the park access would be between lots 9 and 10 of the addition. Due to the wetlands in the park, any location further to the north would not be as efficient for the purposes ofthe access. Klein stated that Commissioner Utsch and him walked that area proposed for the park access and that he agrees with the proposed location. . Ehlert requested Herges to clarify which lots along 12th Avenue would be developed in the first phase ofthe addition. Herges stated that the first phase of the development will stop at the south end of Lot 3. The entire addition should be completed in 2001 if the history of sales in the community continue. Ehlert stated that he favored an access somewhere in the area of lots 3,4, and 5 because it was more in the middle of the development and could be completed this year rather then waiting two or more years. Ehlert anticipates a majority of the foot traffic entering the park from 12th A venue once the development begins to take shape. Klein questioned if the area near the utility easement could be developed for a pedestrian trail. The proposed access could then serve as another access, efficient for the maintenance department. Klein reference the statement provided by Dick Taufen, Public Works Director. Herges stated that the easement area would accomplish what Mr. Taufen is requiring, but they are willing to research any other location. Klein stated that any other location would be low and the wetlands would impact the ability to get maintenance equipment into the park. Schneider concmred by stating the location of the access between lot 9 and 10 is the highest and best location. Ehlert stated that the Planning Commission should consider the citizens first rather then the maintenance of the park. A six-foot wide easement is sufficient for pedestrian traffic closer to the first phase of the development. Another six-foot easement can be located between lots 9 and 10 for maintenance. Utsch stated that a sidewalk width path into the park will not serve the maintenance department. The access needs to accommodate the maintenance department's equipment and trucks. Herges clarified the Planning Commission decision on February 6th that the access would be 12 foot, paved walkway south of the wetland in Klinefelter Park. The Planning Commission detennined that the proposed location should provide the needed access for maintenance. Herges further stated that the proposed location meets the requests - made by Mr. Taufen and Mr. Bettendorf. - March 6, 2000 Minutes . Schneider stated that as the community grows, the park will grow and maintenance will be needed on a continuing basis. The best access is between lots 9 and 10. Most of the foot traffic will occur on the north end of the park because that is where the parking lot is located. Ehlert stated that the City will want to see the access completed in two years. Herges again stated that the access is in phase two of the development and sales will determine the timing of the next phase. Schneider questioned if a temporary access could be constructed until phase two is completed. Herges stated he would consider the possibility of creating a temporary access south of lot 3. Discussion Item #2: Gregg Stroeing presented the revisions to Lot 1, 2 and 3 adjacent to Minnesota Street and 12th Avenue. Stroeing presented options to configure the lots in order to accomplish a minimwn 75-foot width and the visual site line consistent with adjacent properties, as required by Ordinance. Stroeing further stated that the developers are proposing three lots on this parcel due to the fact that the City Council approved three water and services to the property. The parcel is large enough to accommodate the Ordinance, but the site line Ordinance demands that the lots be narrower and thus the need for a variance to the 75 foot width minimwn. The cun-ent proposal is to create three lots and proceed with the City Council with the variance recommendation. Utsch stated that the Ordinances do not allow the property to be divided into three lots. The Planning Commission did not approve the parcel to be divided into three lots and further suggested that the developers consider developing two lots. Graeve stated that the Preliminary Plat and the variance on the lots still require approval by the City Council. . Nothing has been approved at this point. Carlson clarified the Planning Commission actions at the February public hearing for Pond View Ridge Six. Carlson stated that the Planning Commission recommended approval of the Preliminary Plat as presented, which included lots 1,2 and 3 at less than the minimwn width requirements. Carlson further stated that the Planning Commission's motion included Mr. Scherer's letter recommending a variance to the minimum width requirement. The City Council will need to act on the variance request prior to moving forward with the final plat. Klein stated that the City Council never approved the lots on the parcel, even though the City placed three service lines to the property; Klein stated it was his opinion that the property should remain one parcel. Stroeing stated that the City Engineer provided a sketch of the property when the utilities were discussed which showed three separate lots. The developers purchased the property under that premise. Graeve suggested that Planning Commission move on to the next issue since the decision is now in the hands of the City Council. Stroeing stated that the developers wanted to show the Planning Commission the different designs before they went with a proposal to the City Council. The developers will be modifying the preliminary plat to confonn to the option presented tonight. The developers wanted to be up ITont with the Planning Commission. Schneider complimented the developers for sharing their changes to the preliminary plat as requested. Schneider further stated that many communities are moving towards smaller lots to accommodate patio homes and the elderly who don't want to take care of large lots. Smaller lots make better use of the property and land. Schneider cited the Mississippi Landing development as an example. Herges concun-ed and stated that many of his older clients are requesting homes with small lots. Patio homes are - planned for these lots and will appear similar to the patio homes that exist on 12th Avenue. - March 6, 2000 Minutes . Ehlert stated that the Ordinance also states that the lot must have a minimum of 11,000 square feet. All the lots proposed meet this requirement. Klein stated that his property is adjacent to this development and it would be disgrace to have three homes on this parcel. The City has granted variances throughout the community, which have been disasters and should have never happened. Ehlert stated that Pond View Ridge Five was a PURD and adjustments were made to the lots, but every lot contained 11,000 square feet. Pond View Ridge Five has been a great development and met the goals of the City and developer. Graeve questioned if the City Engineer's and the Public Works Director's issues have been addressed. Stroeing stated that the developer's engineers have addressed all the concerns of Mr. Bettendorf and Mr. Taufen. The infonnation fÌ"om Mr. Bettendorf that was received five minutes before the meeting tonight was requested a week ago, but they are minor and will be addressed before the City Council meeting. Herges stated that all the changes have been made to the preliminary plat and copies will be available prior to the City Council meeting. Redevelopment District Plan: Carlson presented the Planning Commission with the Redevelopment District Plan for the City Hall Project. Carlson stated that in order for the district to be established, the Planning Commission must find that the Redevelopment District Plan is consistent and confonns to the City's Comprehensive Plan. Carlson infonned the Planning Commission that a resolution is included in the member's packet and action needs to be taken at tonight's meeting. Graeve requested that Carlson explain the budget of the plan for the Planning Commission. Graeve further stated . that the costs seem excessive since the community was told that not much remodeling was needed to move City Offices into the facility. Carlson detailed the plan budget for purchase of the facility, remodeling and other related costs. Carlson further explained that the building committee is currently looking at designs and the necessary remodeling needed for the facility. Carlson referred Mr. Graeve to the City Administrator for further details regarding the building committee meetings. Ehlert added that the original plan was to remodel the bank for City Administration and the existing Council Chambers for the Police Department. The building committee detennined that it was beneficial for both parties to be located in one building due to cost and shared resources. The building committee is discussing where the City Council Chambers will be located. Ehlert further clarified that the plan identifies $995,000 as a budget, but may not necessarily reflect the actual costs of the project. Kalinowski questioned if the budget identified in the Plan will be strictly used at the bank facility. Carlson responded that the plan identifies the bank facility as the project location and all dollars will be spent at that location. Ehlert added that the current City Council Chambers will continue to be used or the Fire Hall for future City Council meetings until a council chambers can be added to the in City Hall. The budget doesn't included a council chambers at this time. Utsch stated it was his understanding that the property to the north, currently owned by Knight Builders, had been purchased by the City. Carlson responded by stating that the EDA has contacted the owners of Knight Builders to discuss their future in the building. At this time, neither the EDA nor the City has purchased the facility, but may be purchased in the future for expansion purposes. Carlson further stated that the building committee is researching all the options, including - future expansion. The building committee has also detennined that the total budget provides enough flexibility to - March 6, 2000 Minutes . consider all the remodeling options, without the construction of a council chambers. The costs for remodeling are being derived by the architect via industry standards. Graeve expressed his concern with approving a plan and a budget amount without knowing the true costs of the facility. Graeve further stated that architects and builders have a tendency to match any dollar amount given and rarely come under a budget. The original concept of remodeling the bank for City Administration was minimal and in his opinion shouldn't cost the City ofSt. Joseph more then $10 to $20 a square foot. Carlson stated that the original plan was to move City Administration into the bank and remodel the existing council chambers into the police department. The building committee determined that both entities needed to be in the same facility, which requires extensive remodeling in the bank. The budget identified in the plan shows the approximate costs to locate the Police Department and City Administration in the same building. Ehlert stated that the City is planning for the future and the need for growth. A new council chambers is being discussed, but isn't included in the immediate project. Ehlert questioned if any of the redevelopment funds could be used to renovate the existing council chambers and if not, was not comfortable passing the resolution. Carlson clarified that the Redevelopment Plan identifies the project area. All project revenue fund dollars must be spent in the redevelopment project area. Schneider stated that a budget should to be established in order for the building committee to move forward. The building committee needs to analysis the amount of funds needed to complete the project and the community must trust that decisions are being made wisely and in the best interest of the community. It is the responsibility of the building committee to make those decisions. Ehlert stated that the building committee is made up ofthe department heads and the City Council. The architect has presented four options and the building committee is analyzing the options to ensure the highest and best use of . the property. Graeve requested that the building committee address the use of other public buildings in the community that may become available for public use, such as the Fire Hall and Township Hall. The City doesn't have to construct a facility now that meet the needs 20 years ITom today. Graeve further stated that the amount of funds proposed for this project could be used to build a brand new building. Schneider stated in his opinion the remodeling numbers on a square foot basis are not out of line. In his experience many remodeling projects of this nature run in the area of $50 per square foot. The bank building is approximately 10,000 square feet, so the total cost would be approximately $500,000. Schneider further stated that the building is sound and a good investment for the community. Carlson stated that the City Hall Task Force researched the possibilities of building a new building for the Police Department and City Administration. Their conclusions showed that a new building, with 10,000 square feet, would run in the neighborhood of$1.2 to $1.5 million dollars. Land cost was not included in the amount. Ehlert informed the Planning Commission that the largest single expense is the elevator needed to comply with ADA Standards. The architects have determined that the elevator will cost approximately $70,000. Graeve stated that the Planning Commission should have more time to analyze the plan and have more details available. He questioned the urgency of the EDA and City. Carlson stated that the Bond Counsel has advised the EDA and City of St. Joseph to execute the purchase of the bank and issue the project revenue bonds as soon as possible due to the volatility of the market. Interest rates have rose again this month, and the financial advisors are anticipating additional increases in the long term interest rates. The approval of the Plan is one of many more steps that need to take place prior to issuing the bonds. The City Council will have public hearings in the future for the community. - ....... March 6, 2000 Minutes . Klein suggested that the Planning Commission table the resolution until the joint City Council and Planning Commission meeting on March 9th. The building committee could provide more details to the Planning Commission. Kalinowski informed the members that the Planning Commission only need to determine if the contents of the plan conform and are consistent with the goals of the Comprehensive Plan, not to discuss the remodeling and design of the facility. There is no need to table the resolution and delay the process of the project. Graeve again stated his concern with passing a resolution that allows the City to spend a large amount of money without knowing the cost of the project in relation to the budget. The Comprehensive Plan does state that city infi"astructure must be cost effective and efficient. Graeve further stated that he couldn't support the Plan when the City hasn't determined if the project is cost effective or efficient for the community. Kalinowski motioned that the Redevelopment Plan submitted by the St. Joseph Economic Development Authority is consistent with the St. Joseph Comprehensive Plan and the Planning Commission recommends approval of the Plan to the Sf. Joseph City Council; Seconded by Schneider. The motion passed with the following vote: Ayes: Klein, Kalinowski, Utsch, Schneider and Ehlert Nays: Grave Motion Carried 1999 Buildinl! Permit Summary: Carlson presented the 1999 Building Permit Summary sheet to the Planning Commission for review. Carlson informed the Planning Commission that quarterly summaries ófthe issued permits would be available to the Planning Commission for review. . Ehlert questioned the Building Inspector's rationale for determining the permit fee. EWert expressed his concern with builders and homeowners WIder valuing their construction or remodeling project in efforts to pay less of a fee. The summary sheet shows a lot of variations in the construction costs of a home and many cases are the same type of home. Ehlert requested that the Building Inspector present his rationale for a building permit fee to the Planning Commission at the next meeting. Schneider stated that the building permit fee only represents the value of the construction costs or renovations. The value indicated on the permit doesn't reflex the additional cost of the lot. If the value of the lot is added to the value of the home being constructed, the value seems to be accurate. Utsch instructed Carlson to contact the Building Inspector and have him present his rationale for determining whether or not an estimated Market Value is valid and how the permit fee is established. GTS Planninl! and Zoninl! Traininl!: Carlson presented registration forms for GTS Planning and Zoning training to the Planning Commission. Carlson stated that the programs are continuing education for Planning Commission members. Three members of the Planning Commission can take the next level of training and the remaining Planning Commission members would have to begin with the "Basics". Carlson further informed the Planning Commission that they would have to request the City Council to increase their budget to send everyone. Ehlert stated he would request that the City Council provide additional funding for all the Planning Commission members to attend the training. EWert further stated that if additional funding is not available, the Planning Commission members who have not attended the "Basics" should go to the training first. The Planning Commission members concurred. - Liaison Report: Ehlert stated that many residents have approached him in recent months regarding the appearance of the community. - Throughout the commWIity residents and businesses are storing equipment and other material outside and visible to March 6, 2000 Minutes . the public. Ehlert stated that he just wanted the Planning Commission to be aware of the situation and the City needs to start enforcing the existing Ordinances. Ehlert stated that some properties along Hwy #75 have been contacted in recent weeks. Graeve suggested that neighbors should work with neighbors to address Ehlert's concerns rather then approaching the City Council to start formal action. Many tense situations could be avoided if the property owners talked out issues. Graeve further stated that if the situation can not be resolved, then the City needs to be informed. Joint Planninl! Commission/City Council Meetinl!: Carlson requested that the Planning Commission provide agenda items for the joint meeting. The Planning Commission suggested that the following items by placed on the agenda: I) Process for a Moratorium 2) Process for a Preliminary Plat Approval 3) Lots 1,2, and 3 of the Pond View Ridge Six Addition 4) Rental Housing Task Force Update 5) City Hall Project Update Other Business: Carlson presented the Planning Commission with replacement sheets for the Zoning Ordinance Book. There were two typographical errors in the B-2 and Industrial Districts. Carlson informed the Planning Commission of upcoming agenda items for April3rd. Ehlert excused himself at 8:35. . Approve Minutes: Kalinowski moved to approve the February 7, 2000 minutes as presented; Seconded by Utsch. Discussion: Graeve requested that the minutes reflect that he did not state that the City should be responsible for the cost of relocating utility lines for the companies if they need to be movedfor work to be done in the road right-of-way. The motion passed with the correction by the following vote: Ayes: Klein, Kalinowski, Utsch, Graeve, and Ehlert Nays: None Motion Carried Abstain: Schneider Adjourn: The Planning Commission meeting adjourned by consensus at 8:45 p.m. ¿)~ / ~ ¿~ha~ A. ---~- Planning Commission Secretary - ~ - March 6, 2000 Minutes ., . .\. ' ;',i' /:'/il I -I ^ ,~-;-- . . . I '. . :·1,\ I . ···/..X ",<.' . t'W':.. ' . : <,.., './"",,:,'.1 . . .,' .....'..' ...' <.c.... . .' '.' '" . ....,." ""'/'{(il . .: ."."'" >.' .·,:,.i ..".'.... " .' '. i...··· '.::-/ ." "/,C'.«d ..,'..\. ...,......,..,. ,:>.;l'·'J¡~KF·. ·t·.;·" ',,·X·· .' . . ê'·.· (>.t:..:' j(\;." ......;;.' "i"'" 'J!' . ">." .;[";t;;;~·';t};'œ':f}~;%,;,;:'\tXf··';\·m;6~ti ,;~'" . l;i,:;\' . ".I;' ;~:..:;:·..¿;,-,t;:;ß):0~~~~k;";·à~1Jt;:;.~j} }~4~';~{:.;;;·:{,i, <. ..' 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'" '" ,," 'rj, ' ..><...¡ .···.r,.. ." :'..¡,icoN:":!,-,'" )0 ",.:~;..:,~;';,;.·:·;.·¡.§.;ZÊ·;1.},,":;'i;r~ " " ..." ,j',. ,'..'\\;,; "tI :c 0 ~ ", .... ", ~m%- . ~ Cf) ,. m . . . 1) ~ iec.0t' ~ ~......."",-..-..f. c ,.'._--~ --......._.~ . 4.12 Upon approval and execution of this Agreement, the City shall approve the Subdivider's plat provided it otherwise meets the requirements of the City's Ordinance governing Subdivisions. 4.13 The following additional agreements are being made a part of this Subdivision' Agreement to continue in force and effect as though they were dedications of the plat proposed to be developed by the City, unless according to their terms are intended to terminate earlier: (a) The Subdivider shall file protective covenants for the Subdivision in the form attached hereto as Exhibit B. (b) Houses constructed on any lots which abut NortWand Drive and another street shall be constructed to front on the street other than NortWand Drive, and the driveway access to the lot shall be from the street other than NortWand Drive. 4.14 The provisions of Chapter 5 of the S1. Joseph Code of Ordinances (1992 Edition) are hereby adopted by reference in their entirety, unless specifically excerpted, modified, or varied by the terms of this Agreement, or by the final plat approved . as approved by the City. This Agreement shall be binding on the successors and assigns, hérs, and personal representatives of the parties. Signed and executed by the parties hereto on thi~ day of ~ . 1999. ATTEST CITY OF ST JOSEPH Bya.¡~ Bv Carine Sdunidr, City Clerk - .. 5 'i !.! < . NORTHI-ANC> PI-AT f=OUR _ ~TH LtÞe ~ ~I/~ ~ ~ _ _ _ _ _ _$ ~.,~ ( 21<6O~-.-/ I -r- --.;;- H 89"48"" .. ~ J219!1 I l/ñie¡;- - , I . I " '" I \ HGfOTH 1/4 c.oR>Ø. 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