The URL can be used to link to this page

Home My WebLink About2005 [02] Feb 15 . ST. JOSE'H 'L~NNING COMMISSION FE8RU~RY IS, 2005 FOR THE OFFICIAL RECORD PLEASE SIGN YOUR NAME AND ADDRESS NAME ADDRESS ./-1' n Jþé>mS é(~hl ~~1s- > , '... I' 1. . ,N Ù{tt( tV têK e;rJ 2. ~Jgf/ ~ ~~ I;¿J J4-~~ 3. { ( L' C # ~ ~ " , 0;? ;; / 4. ;;1 J ¿, ? T ..... á~ i c/ 5 1· C tI '" ?,/ 5. 2J:5ç //Ð1~~~ );[1 "-¿/J91 n: g~1'fh "k 6. q ~ Lf t., -- ,)-, 7 () L~:; ( . ';:yf ~('¿~~ 121 "t ' ií 7. ~i þ-cÔwi:;;" I' , ' II 8. Q,c~ -Ø,¿0/t.þ.t't1 ~yJ.,fc., 5 4,,·:{/~ æÔQ tiT ¡)~ dÞ~.f{ ~n , L # f ~~3N ~ .&/ . 9. ~. VZl1£Æ- 'l'~ 10. ~#14.dM-- ¡i~ ;û¿ (, /IU 41 o::;it.);,t, D /'11 /'I t; (;'5 ù ( 11 ~~\?c&'>'L d'c)7'ðf!, c~J<L ß1. ~ ~ 12.:J P 2(;;0- ;ir (f Sf ~v 13. 14. 15. 16. 17. 18. 19. 20. 21. . CITY OF ST. JOSEPH . www.cìtyofstjoseph.com St. Joseph Planning Commission February 15, 2005 7:00 PM Administrdtor Judy Weyrens MdYor 1. Call to Order Richdrd Cctrlbom 2. 7:00 PM Public Hearing Arcon Development a. Preliminary Plat, Rivers Bend Councilors b. Rezoning, R1 Single Family; R3 Multiple Family AI Rdssier c. Variance, design Standards Ross Rieke Renee Symdnietz 3. Adjourn Ddle '¥'ick . . 20)" College Avenue North' PO Box 668 . Sdint. Joseph, Minnesotd ')6)74 Phone ,20.,6,.7201 Fd x ,20,,6,.0'42 Attachment: Yes or No REQUEST FOR PLANNING COMMISSION ACTION Arcon Development DATE: February 15, 2005 AGENDA ITEM Arcon Development - Preliminary Plat, Rezoning, Variance Request PREVIOUS ACTION In 2004 the Planning Commission reviewed the concept plan for River's Bend and agreed to the general land use plan (see attached minutes). Since that time staff has been working with Rick Packer to develop a Plat that meets the resh'ictions of the Ordinance while providing a quality housing development. The plat has taken a long time to get to the Planning Commission, as many revisions were needed, All of the lots in the plat conform to the minimum lot requirements. The developer is requesting to develop the property as a PUD so that some relief can be granted on the side yard setback. The minimum . sideyard setback will be five feet. The topography of the site made this project a bit more difficult to plat and development as a PUD is appropriate. The plat includes a mix of housing, both R3 and Rl. vVith regard to the R3, the specifics of this area have not finalized, The new Ordinance revision requires issuance of a Special Use Permit for any development of 12 or more units, Therefore, detailed plans will be submitted for review and approval before construction. The original plans submitted required numerous variances, After re-designing the variances came down to two, cul-de-sac length and Block length. Staff is recommending approval ofthe variances based on the support provided by Arcon (see attached). The Park Board has reviewed the plat and has agreed to the Park locations as illustrated on the Plat. \Ve are still in the process of calculating the Park Land dedication and if a cash payment \vill be required, This matter will be worked out before execution of the Development Agreement. Both the City Engineer and City Attorney will be present at the public hearing to answer any questins, . . City of St. Joseph Public Hearing The Planning Commission for the City of St. Joseph shall conduct a public hearing on Tuesday, February 15, 2005 at 7:00 p.m. in the St. Joseph City Hall. The purpose of the hearing is to consider a Planned Unit Development, preliminary plat, rezoning and variance for a plat entitled Rivers Bend. Planned Unit Development I Preliminary Plat: The proposed plat is located south of St. Joseph Township Hall, adjacent to County Road 121 and contains approximately 852 housing units of mixed density, Development as a PUD will provide for some deviation on setback and lot area. Rezoning: The property described below is currently zoned as Agricultural. The developer is requesting to rezone the property a mix of R1, Single Family and R3 Multiple Family. The map below illustrates the districts for each zoning type. Variance: St. Joseph Code of Ordinances 54.16 Subd. 3 (I) Cul-de-sacs shall normally not be longer than five hundred (500) feet measured along the street centerline from the intersection of origin to the center point of the turn around. The turn around shall have a minimum curb radius of fifty (50) feet and a minimum right of way radius of sixty (60) feet. The developer is requesting a 100 foot variance. . St. Joseph Code of Ordinances 54,16 subd. 2: a) Block Lenqth, In general, intersecting streets, determining block lengths, shall be provided at such intervals as to serve cross traffic adequately and to meet existing streets. Where no existing plats control, the blocks in residential subdivisions shall normally not exceed one thousand-three hundred (1,300) feet in length nor be less than three hundred (300) feet in length, except where topography or other conditions justify a departure from this maximum, In blocks longer than eight hundred (800) feet, pedestrian ways and/or easements through the block may be required near the center of the block. Blocks for business or industrial use should normally not exceed six hundred (600) feet in length, The developer is requesting a 694 foot variance for one block. The property is legally described as The Southeast Quarter of the Southwest Quarter, the Southwest Quarter of the Southeast Quarter, and the Southeast Quarter of the Southeast Quarter of Section 15, Township 124 North, Range 29 West, less and except the South 33 feet of said Southeast Quarter of the Southeast Quarter lying east of Stearns County Road 121, and also less and except the North 208.71 feet of the South 241.71 feet of the East 521.77 of said Southeast Quarter of the Southeast Quarter. Except That part of the Southwest Quarter of the Southeast Quarter of Section 15, Township 124, Range 29, Stearns County, Minnesota described as follows: Commencing at the Southwest comer of said Southwest Quarter of the Southeast Quarter; thence North 88 degrees 41 minutes 17 seconds East, assumed bearing along the south line of said Southwest Quarter of the Southeast Quarter, a distance of 359.39 feet; thence North 01 degrees 18 minutes 43 seconds West a distance of 107.97 feet to the point of beginning of the tract to be described; thence South 57 degrees 26 minutes 06 seconds East a distance of 146.51 feet; thence North 33 degrees 06 minutes 17 seconds East a distance of341.51 feet to the southerly right of way of Steams County . Highway No, 121; thence northwesterly, along said right of way to the intersection with a line bearing North 27 degrees 20 minutes 32 seconds East from the point of beginning; thence South 27 degrees 20 minutes 32 seconds West, along said line, a distance of 281,94 feet to the point of beginning, AND The Northwest Quarter of the Northwest Quarter of Section 22, Township 124 North, Range 29 West less and . except that part of said Northwest Quarter of the Northwest Quarter that lies southwesterly of Interstate No, 94, said highway being more particularly identified as Parcel 34, STATE HIGHWAY RIGHT OF WAY PLAT No. 73-20, according to the plat thereof, on file and of record in the Office of the County Recorder, Steams County, Minnesota. Less and except Parcel 34, said STATE HIGHWAY RIGHT OF WAY PLAT No, 73-20, AND The Northeast Quarter of the Northwest Quarter and the Northwest Quarter of the Northeast Quarter of Section 22, Township 124 North, Range 29 West less and except that part described as follows: Beginning at the southeast comer òf said Northeast Quarter of the Northwest Quarter; thence South 89 degrees 52 minutes 50 seconds West, assumed bearing, along the south line of said Northeast Quarter of the Northwest Quarter, 144.45 feet; thence North 00 degrees 27 minutes 22 seconds East, parallel with the east line of said Northeast Quarter of the Northwest Quarter, 486.29 feet; thence South 83 degrees 35 minutes 51 seconds East 1055,93 feet to the centerline ofa township road; thence South 08 degrees 36 minutes 49 seconds West, along said centerline, 364,67 feet to the south line of the said Northwest Quarter of the Northeast Quarter; thence South 89 degrees 29 minutes 10 seconds West along last mentioned south line, 854,19 feet to the point of beginning, AND That part of the Southwest Quarter of the Northwest Quarter of Section 22, Township 124 North, Range 29 West lying northeasterly of the northeasterly right of way line of Interstate Highway No. 94 as delineated on STATE HIGHWAY RIGHT OF WAY PLAT No. 73-20, a duly recorded plat on file and of record in Office of the County Recorder, Stearns County, Minnesota The proposed plat has been submitted by Arcon Development, Rick Packer, 7625 Metro Boulevard, Suite 350, Edina MN 55439 c·'00£ <C'"""" '"',,,,,.,, ,'r."" ¡" ARCON , -',<'" ;.~!f~i-11¡ Judy Weyrens <.\.. .' j'¡ 'Dè;\'EiDP!,¡,Er"",:: Administrator '-3Z~;;."'" ¡¡·JZO'% ",:" '-.)%,.: ' . J Publish: January 28, 2005 ", . ':'>~<--c:. -. I. V ~----'oo___ L -:~ I "['" I r·····;",···~,..····,····':,···· - _.- - -" -- - . .- . , .' :,' ' '--\\\' . . , , ., ~ \.'.,\,..,...., I ' '-. .... ".' /\j> I ( ,r' , , \ , '~ ~ J I River~~~~g~ I ....L ,J.........c..,,'ì ~..,. I Arcon Deve!opment I .'7cr 1{[~JI/'iZlir-~ :PtJr/,~JU Or.!!! Proposed Zoning "... ;";;~?~~." .,., Jaw"::.¿~j . . Rivers Bend Preliminary Plat/PUD Narrative Areon Development, Inc. St. Joseph, MN January 14, 2005 The River's Edge development proposal is a 464-acre site located northeast of 1-94 and northwest of the Sauk River, It is south ofthe downtown area ofthe city ofSt. Joseph and was annexed to the city in the summer of 2004. The site is being proposed as a residential Planned Unit Development (PUD) with two proposed underlying zoning districts - R-1 and R-3. The PUD allows some deviations ftom existing ordinances (setbacks and lot area), however it complies with the general intent of underlying zoning. This document is intended to establish performance standards for the Rivers Edge PUD and to clarify any non typical standards, An Alternative Urban Areawide Review (Arc on S1. Joseph AUAR) was conducted for this site area. This project complies with the guidelines established by the AUAR. PUD Justification The City of S1. Joseph Comprehensive Plan (2002) includes plans for general land use, future land use, transportation and staged urban services in an area that includes this 464- acresÏte. The Comprehensive Plan calls for the property to be zoned R-3 (high density residential) 300 feet either side of County Road 121 with the remainder of the property . low density residential. The Rivers Edge proj ect is being planned as a PUD. The reason for needing the flexibility given under a PUD is the manner in which the site is "chopped up" due to various wetland basins, ditches and County Road 121 and Jade Ave. Under separate cover, the development proposal has been compared to the density allowed under the Comp Plan and been found to be only 60% of that allowed by the Comprehensive Plan. A PUD is being sought to vary from two aspects of the zoning ordinance -- side-yard setbacks and lot area. Rather than the typical setback of 10 feet on both sides of the house, Arcon is seeking a 5- foot setback for the garage while maintaining the 10- foot setback for the "house side" of the house. This setback arrangement allows greater flexibility for homeowner when trying to locate the house on the lot, gives the neighborhood a greater variety of setbacks, allows for expansion off the house side and, most importantly, discourages the storage of recreational vehicles in the side yards. This is a common setback in many cities throughout the state. Arcon has developments within one-half hour of S1. Joseph that have both arrangements of setbacks. The varied setback is much more appealing ftom a visual perspective and has, in fact, made exterior storage of recreational vehicles less common. All the lots in River's Edge meet both the minimum lot width and lot depth. In some instances, due to wetland configurations and existing road alignments, one of these . dimensions have not been able to be great enough to achieve the required 11,000 square feet of lot area. This happens in 53 instances. These have been shown on the preliminary Rivers Bend PUD Narrative Page 2 plat. Even with these few deviations from the minimum lot size, the average density is . approximately two units per acre with an average lot size of 13,225 square feet. South and west of Couth Road 121, the Rivers Edge PUD will be a mixture of three different single-family detached products. The differences in these products will be price and exterior building materials. Arcon intends to have restrictive covenants and architectural guidelines in each of the three areas. These covenants will deal with building size, roof pitches, building materials and attention to detail. Before any home is built within River's Edge, it will have to be reviewed by Arcon and approved. This yields more continuity within each neighborhood with respect to style and price. Custom mailboxes will be used throughout the development. North of County Road 121 and in a small area south of the Township Hall, Arcon is requesting an R-3 zoning to allow for a variety of different attached units. This area is roughly the same acreage as depicted on the City's Comprehensive Plan. The property is very cut up by drainage ditches and wetlands. It was our original intent to offer a maintenance- free detached product in this area but, at this time, there is no zoning district that will accommodate that housing style. Arcon is presently looking for builders who are interested in some form of attached maintenance -free product; the details of th~ proposal would be presented and approved by the City at a later date. Open Space The site proposes two park areas. The park area on the south part of the site and adjacent . to the Sauk River proposes a neighborhood park area and a Regional Park area. The site is approximately 87 acres in size but is substantially impacted by various flood designations, wetlands, and retention basins protecting the river. A synopsis of the various areas is included with the development plans and will be reviewed by City staff to determine conformity with the City's park ordinance. Tentative plans have been developed by the developer for future construction by the City. They include playground and field activities as well a canoe launch The park area on the northeast part of the site is 15 acres in size containing both wetland and upland areas. This park is proposed to be more neighborhood oriented and can be expanded when the property to the north is developed. The combined park areas are approximately 102 acres, nearly 20% of the total site area These parks and the site improvements will be an amenity for this neighborhood as well as the entire community. They will be linked with trails to other existing parklands within the community including Klinefelter Park and the Township Park. Trails along County 121, Jade Road, 1ih Avenue SE, and within the park will be 8' wide and bituminous. Sidewalks along other streets will have a concrete surface and be 6' wide. Most of the wetlands are intended to remain as open space and to provide buffers between housing types and to maintain the open feel of the development. These open spaces will allow other areas of the development to be rather compact with smaller lot . Rivers Bend PUD Narrative Page 3 . sizes while still maintaining a small community character, The compactness of the development will also minimize the lateral extent of utilities. Site Development WetIand Impacts Development within the AUAR area has been designed to avoid effects on wetlands to the extent practicable in accordance with the Minnesota Wetland Conservation Act (WCA). The sequencing process of wetland avoidance, minimization, rectification, and . mitigation as outlined in the WCA is being followed in the Arcon development. Wetland losses will be need to replaced, and wetland replacement plans will need to be approved by Stearns County Environmental Services and the U,S, Army Corps of Engineers. The wetland approval process will begin as soon as preliminary plat approval is received. When the preliminary plat is approved the actual square footage of impact will be known and application for the proper permits can be made. The wetland mitigation proposed for wetland impacts on the Arcon property will be in the form of onsite replacement. Stormwater, Grading and Drainage The developer's engineer shall develop a comprehensive stormwater management plan pursuant to the City of St. Joseph storm water management ordinance. This plan shall also conform to the National Pollution Discharge Elimination System (NPDES) program standards for storm water management, Storm water ponds will be designed to meet or be . below existing rates of runoff for both IO-year and I DO-year, 24 hour rainfall events on site. This will be accomplished with the use of basins to store and treat water on site before releasing them to adjacent, downstream waterbodies. The St. Joseph City Council shall approve the storm water management plan before the sale of any lots. The developer will be responsible for construction pursuant to the drainage plan. This stormwater system will be maintained by the city after completion. Construction/Permits An NPDES permit will be required during the construction of this development. Part of the requirements for this permit includes the use of Best Management Practices (BMP's). BMP's may include but are not limited to the use of silt fences, wet sedimentation basins (ponds), and rock construction entrances. This permit also requires an MPCA approved Stormwater Pollution Prevention Plan (SWPPP) to address sediment and drainage issues during and after construction. Additionally the permit requires regular inspection of all erosion control measures. Additional measures may also be taken to reduce the imposition of infill construction on adjoining neighbors. This may include daily watering ofthe site to reduce airborne dust. Construction hours will be limited to those allowed by City Ordinances. . Rivers Bend PUD Narrative Page 4 Infrastructure · Sanitary Sewer All of the sanitary sewer will be conveyed to an existing lift station located near the northwest comer of the property on the south side of County Road 121. Areas of the site south of CR 121 and west of Jade Road will largely be conveyed to the lift station via a gravity system. Areas of the site located north of CR 121 and east of Jade Road will be conveyed to a new lift station located on the proposed Neary Street and the park. The lift station would pump the effluent via a forcemain to the west side of Jade Road to the gravity sewer system. The design of the lift station and forcemain would be finalized at the time of final platting of the phase that will require the station. Sanitary sewer stubs will be provided at the ends ofNolans Avenue and Owens Avenue to serve future development to the south of this site. Water Main This property will connect to an existing 12" water main located near the lift station on CR121. The 12" water main will be extended through the site to the south and to the east to provide future opportunities for looping within the city. Traffic The existing County Road 121 and Jade Road will provide access to the property. Jade · Road would be realigned on its north end to provide an alignment that would facilitate a connection with 1 ih A venue north of CR 121. Five new accesses to CR 121 are proposed: tv/o accesses for the proposed high density use; one access for Mahony Way to provide access to the single-family residential -- neighborhood south ofCR 121 and west of Jade Road; one access for Kenna Street (opposite Mahony Way) to provide access to the residential neighborhood north ofCR 121; and, one access for Neary Street near the east end of CR 121 to provide access to the single-family residential neighborhood south of CR 121 and east of Jade Road. Jade Road/12th Avenue South would be classified as a Major Collector and would include a varying roadway width to accommodate protected turn lanes a center turn land for areas south of Neary Street. At the direction of the City Engineer, streets and R.O.W.s within the development vary with respect to width and street section. The two most common street section are a 60' R.O.W with a 32' paved street and a 66' R.O.W. with a 36' street width. Sidewalks and trails are spread throughout the development and are illustrated on the development plans. Phasing The site will be platted in approximately 10 phases. Build out will be market driven but is expected to take 10 to 20 years · ~~~~ji~f~!~1hgl~{~~~lffl®I~~~llí~lB_mt¡rJlf.IlII["I_I..lm~f.ilm~ff.ll~~~III~~~ill..~~{~f.$i.W . City of 81. Joseph 25 College Avenue North 81. Joseph, MN 56374 PH: (320) 363-7201 FAX: (320) 363-0342 APPLICANT(S) NAME: Arcon Development, Inc. DATE: January 14,2005 7625 Metro Boulevard, Suite 350 ADDRESS: Edina, MN 55439 PHONE NUMBER(S): 952-835-4981 FAX: 952-835-0069 PROPERTY OWNER(S) NAME (if different from Applicant): Same as applicant ADDRESS: PHONE NUMBER: FAX: PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES A1\1D TELEPHONE NUMBERS OF ANY OTHER PERSONS, r AND CORPORATION HOLDING INTERESTSIN SAID LAND. 11W e, the undersigned, hereby make the following application to the Planning' Commission and City Council of the City of S1. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of-checking an applicable ordinances pertainmg to their application and complying with all ordinance requirements): A. Application is hereby made for: (Applicant must check any/all appropriate items) X Preliminary Plat Review Final Plat Review X Planned Unit Development Plan Review Minor Subdivision Review B. Parcel Identification Number(s) of Property: ~4.52433.064, 84.53434.100, 84.53434.080, 84.53434.525, 84.53434.090, 84.53434.0 Legal Description of Property: (Please Attach Metes & Bounds Description) See attached C. Required Inf~nnation: 1. N fP1 t Rivers Bend ameo a: 2. Location: County Road 121 and Jade Road t. Joseph Development Manual . Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 ( 3, Gross Area: 464.1 ac+l- . 4. Number of Lots: 573 5. Current Zoning Classification(s): Agricultural wi Shoreland Overlay 6. Desired Zoning Classification(s); R-1 Single Family, R-3 Multiple Family, Shoreland Overlay 7, Current Zoning Classification(s) of Adjacent Parcels: Unplatted 8. Name of Pending Street Name(s) Included in Development: See Plans 9. Name & Address of Land Surveyor/Engmeer: Westwood Professional Services, Inc, 3701 12th Street North, Suite 206 S1. Cloud, MN 56303 D, Does the proposed preliminary plat require rezoning? X Yes, Explain Site was default annexed as Agricultural, Comprehensive Plan guides for residential No E. Is the proposed preliminary plat consistent with design standards and other requirements of the City of St. Joseph Subdivision Ordinance, Zoning Ordinance and Comprehensive Planning documents? Yes, Skip to F X No, if 'No' applicant must complete items below in italicized print The request(s) which I/We desire for our property require a variance from the following section(s) of the Sf. . Joseph City Code: Section: 54,16 subd 31 Section: 54,16 subd 2 Section: Proposed variances(s): Cui de sac length of 500' Maximum block length of 1300' What special conditions and circumstances exist which are particular to the land, structure or building(.ç) involved which do not apply to the land, structures or building(s) in the same zoning classification (attach additional pages as needed)? Restricted access points to County Road 121 and Jade Road and a 5.6 ac existing wetland "Iandlock" Nolan Court and allow only one access point for development and thus a 600' cui de sac Restricted access points to County Road 121 and Jade Road and existing wetlands "land lock" Kenna Street and allow only two access points for development and thus a 1994' block Do any of the special conditions and circuI11Btances result from your own actions (if the answer is yes, you may not qualify for a variance)? No Whatfacts and considerations demonstrate that the literal interpretation oithe zoning or subdivision code or . St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsio'n Review Updated 04/04 . other City code/plan would deprive you of rights commonly enjoyed by other properties in the same district under the terms' of the zoning code (attach additional pages as needed)? Based on existing natural (wetlands) and man made (County 121) features this site could not be developed accordinQ to ordinances, These areas are slotted for hiQh density residential development according to the St. .Joseph Comprehensive Plan . Strict interpretation would prevent the Developer from the Development potential Impllea Dy the (;omprenenslve t-'Ian State your reasons f01' believing that à variance will not confer on you any special Pl'ivilege that is denied by the code to other lands, structures or buildings in the same district: , These variance requests are in response to existing conditions and not by any actions of the applicant. State your reasons for believing that th.e action(s) you propose to take is/are in keeping with the spirit and intent o.f the code? The St. Joseph Comprehensive Plan states that the areas adjacent to County Road 121 are slotted for high density residential development. This plan complies with that intent. . State your reasons for helieving that a strict enforcement of the provisions of the code would cause undue hardship. Undue hardship mean that the property in question cannot be put to a reasonable use if used under the conditions allowed by the code. Economic considerations alone shall not constitute an undue hardship under the terms of this code as rriferenced in state statutes: ThesE' ereas will be sIIrro1lndpd by rp~irlpnti~1 rlAvAlnrmAnt with thA ~rrrnv~1 of this pl::)t The most logical use for this land in order to comply with the Comprehensive Plan and to create a harmonious environment for future neighbors is to establish residential units. Not allowing residential on the site would cause hardship for the developer as well as future neighboring residents. F. Describe the physical characteristics of the site, including but not limited to, topography; .rosion and flooding potential; soil limitations; amI, suitability ofthe site for the type of development or use 'ontemplated, ' St. Joseph Development Manual Forms for Platting, Zoning, and Bui/ding Application for Subdivsion Review Updated 04/04 The site is bordered to the south by the Sauk River and bisected bu County Road 121. It has three generalized areas, 1) East of Jade Road the land is flat, mostly treeless farmland with the exception of a few windrows and mature trees along . i the riverfront. 2) The land north of County Road 121 is largely flat but contains a substantial amount of wetlands abd ditches. 3) The land west of Jade road and south of County Road 121 has wooded hills in the south half and is relatively flat with wetlands and ditches in the north half similar to the area north of County Road 121, G. Describe the fiscal and environmental impact the proposed development will have on adjacent property ovmers and the City of St. Joseph, the environmental impacts of the proposed project has been studied in the AUAR previously prepared for this site and are generally typical or urban development. The fiscal impacts would be that residential development would provide the revenue to pay for the infrastructure in the immediate area. Yearly taxes paid on residential property should be capable of sustaining municipal services. H. If Application is for a PUD, provide a statement that generally describes the proposed development and the market which it intends to serve and its demand in relation to the city's Comprehensive Plan and how the development is designed, ananged and operated ll1 order to pennit the development and use of neighboring property in accordance with the regulations and goals of the city. Arcon Development wishes to create a residential community on this property that provides a variety of housing opportunities that represent the community of St. Joseph. This includes a minimum of four housing types in a range of housing lifestyles. The road pattern reflects the expectations of the City and County including limited access to County Road 121, and alignment for the extension of Jade Road to potentially connect with 12th Avenue, and a local road patten which serves the development and provides acces to abutting parcels, A City Park is being proposed along the Sauk River which adds riverfront acces and trails to all residents plus local facilities to support the residents of this project. T Applicants for preliminary plat review must provide with this application the names and addresses of all adjoining property owners within 350 feet of the subject property. . Previously submitted J. Attach completed'copy of applicable submittal checklist(s) with application. INl e unde¡stand that any work to be done will-require reimbursement to th~ cìty for eng11lL':cring, carLS-ulting, mapping ÇJt studies that ma:>: ?ave to be done in CO)lj1JI1C~On witb this subdivision. This includes any fees in conjunction with preJ.ímin.$.ry or fina1 plats. In addItxon ¡¡ check for the appropnate fee(s) IIlUSt be ~ubmitted'alðI!g with the application. By sigJ~g this applica.tion òclow, llWe a.re hereby acknowlßdging tllls potential cost. " \~ DaY 1, I Dr? J Apµlí.can:ts Signature ~ Property Owners Signature Da1c ¡ ~ St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 . APPLICATION FOR PLANNING CONSIDERATION CITY OF ST. JOSEPH 25 College Avenue NW Fee $ P. O. Box 668 Paid St. Joseph, MN 56374 Receipt # (320)363-7201 or Fax (320)363-0342 Date STATE OF MINNESOTA) )ss . COUNTY OF STEARNS) NAME: Arcon Development Inc. - Rick Packer PHONE: 952-835-4981 7625 Metro Boulevard, Suite 350 ADDRESS: Edina, MN 55439 IIW e, the undersigned, hereby make the following application to the City Council and Planning Commission of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): 1, Application is hereby made for: (Applicant must check any/all appropriate items) X Rezoning Zoning Ordinance Amendment Home Occupation Unit Surface Water Management Plan (Grading Permit) X POO Building Mover's Permit Building Moving- Owner's Permit Development Plan Approval Other, please specify: . 2, Legal description ofland to be affected by application, including acreage or square footage ofland involved, and street address, if any (attach additional sheet if necessary): See Attached 3, Present zoning of the above described property is: Agricultural 4, Proposed zoning - Please describe the zoning reclassification you are requesting and a statement/narrative as to why your request should be granted, R-1 Single Family, R-3 Multiple Family Shoreland Overlay The Gita was default annexed to thc city as agricultural. The 81. Joseph ComprehenGive Plan GlateG this site as high density reSidential adjacent to County Road 12 I with the reminder as residential 5. Comprehensive Plan - Is the proposed rezoning consistent with the future land use map in the Comprehensive Plan? Yes 6, Name and address of the present owner of the above described land: Same as applicant , I 7. pcn;on.~. firrru¡, ~orpori\Úons or o1Jre. ~ applicant IInd pæsent owner who ID!I.Y or will be interested in the above !iescribed land or propos.ed improvemenu within one year after Î8$\WlÇ¢ òfpCrrnit applie(i for, if granted, Me:: , : - ~ g. Attached to thia all ~_......"V¥--u- AppHeant Si lID ature: Date: I, 1,.. þfÇ Ownçs- Slgllll1ur~ . Date: . . APPLICATION FOR VARIANCE CITY OF ST. JOSEPH 25 College Avenue NW Fee $ P. O. Box 668 Paid St. Joseph, MN 56374 Receipt # (320)363-7201 or Fax (320)363-0342 Date STATEOFNITNNESOTA) )ss COUNTY OF STEARNS) IIWe, the undersigned, as owners of the property described below, hereby appeal to the City Council and Planning Conunission ofthe City of St, Joseph, Stearns County, Minnesota to grant a variance from the S1. Joseph City Code: (applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): PROPERTY OWNER NAME(S): Arcon Development Inc. - Rick Packer PROPERTY OWNER PHONE NUMBER~S): 952-835-4981 7625 Metro Boulevard, Sui e ::SbU ADDRESS:r=din~ MN !1f)4:\Çj ZONING DISTRICT: Agricultural wI Shoreland Overlay LEGAL DESCRIPTION: See Attached PROPERTY OWNER(S)' SIGNATURE(S): . The request(s) which we desire for our property is/are in conflict with the following sections(s) of the S1. Joseph City Code: Section 54.16 subd 3 I Section 54,16 subd 2 Section Proposed non-confonnance(s): Cui de sac length of 600', Block length of 1994' What special conditions and circumstances exist which are particular to the land, structure or building(s) involved which do not apply to the land, structures or building(s) in the same zoning classification (attach additional pages as needed)? Restricted access points to County Road 121 and Jade Road and a 5,6 ac existing wetland "land lock" Nolan Court and 811m... only one access point for development and thus a 600' cui de sac Restricted access points to County Road 121 and Jade Road and existing wetlands "Iandlock" Kenna Street and allow only two access f,0ints for development and thus a 1994' block Do any of the special conditions an circumstances result from your own actions (if the answer is yes, you may not qualifY for a variance)? No What facts and considerations demonstrate that the literal interpretation of the zoning code would deprive you of rights commonly enjoyed by 73her Páogerties i~ the s~rr ~is~ct unda¡ the ~nns of the zo~~ Crtde ~1f)cR a~dition'\,f¡ag~ as neYàed)? ase n exis ing na ura wetlan s) an manmaâe un y 1 ea ures s Sl e cou not be developed ~~~nrrling tn nrrlin~n~AC:: ThpC::A ~rA~!'\ ~rA !'\lnttArl fnr high rlAn!'\ity rA!'\irlAnti~1 rlAIIAlnrmAnt ~~~nrrling tn thA 3[, Ju::.t:J11 CUIIIJI d 1t:II::.ivt: Pldll . 3[, id jlllcl JI t:ldliulI yvuulJ JI t:vt:lIllllt: Dt:vduJcl ft UIII II Ii:: Dt:vduJIIlt:lll potential implied by the Comprehensive Plan State your reasons for believing that a variance will not confer on you any special privilege that is denied by the zoning code to other lands, structures or buildings in the same district: These variance requests are in response to eXisting conditions and not by any actions of the applicant. . State your reasons for believing that the actiones) you propose to take is/are in keeping with the spirit and intent of the zoning code? The st. Joseph Comprehensive Plan states that the areas adjacent to County Road 121 are slotted for hlQh . dom,ity roeidontial develo¡3Alent. Thic plan oORlplioe with that intoRt. State your reasons for believing that a strict enforcement of the provisions of the zoning code would cause undue hardship, Undue hardship means that the property in question cannot be put to a reasonable use if used under the conditions allowed by the zoning ordinance. Economic considerations alone shall not constitute an undue hardship under the tenns of this code as referenced in state statutes: These areas will be surrounded by residential development with the approval of thiS plat. The most logical use for th ie:: l::Inri in nrripr tn ~nmrly with thp r.nmrn"hpnc::i\lp PI::In ::Inri tn NP::ltp ::I h::lrmnninl Ie:: pn\lirnnmpnt fnr flltllrp I It::i!:J1 Il.,UI :0 i:o tu t:::olctl.,bl, I t:::oiJt:;lllictl ullil:o, 14ul ctlluwill!:J I t:::oiJt::lllidl UII lilt:: :oilt:: wuulJ LodU:ot:: IldlJ:ollifJ rUI lilt:: developer as well as future neiahboring residents, Attached to this application and made a part thereof are other material submission data requirements, as indicated. Applicant Signature: Date: Owner Signature: Date: FOR OFFICE USE ONL Y DATE APPLICATION SUBMITTED: DATE APPLICATION COMPLETE: Planning Commission Action: _ Recommend Approval _ Recommend Disapproval Date of Action . Date ApplicanUProperty Owner notified of Planning Commission Action: City Council Action: _ Approved _ Disapproved Date of Action Date ApplicanUProperty Owner notified of City Council Action: At1ache-d to this appli ~ ~ubmiBs¡on data requirement!;!, 3:': indlca.t@d. Dot" J/-I"; t()Ç Appli~nt Signature: OWT1aT Signature: Date: FOR OFFICE :USE ONLY DATE APPLICATION SUBMI1ÏED: DATE APPl.ICATION COMPLETE: Plannlng CommIssion Action: _ Recommend APProval ~ Recommend /:)i!ilapproyal Dale Df Action OOlte ApplicanUPropcrty Owner notified of Planning CommissIon ActJon: City Council Adlon: _ Approved _ Dlsappl'C)ved . Date of Action Dele Appn~ntJPropert)' OYmor noOOcd of City Council Action: . . Legal Description The land referred to is situated in the State of Minnesota, County of Stearns, and is described as follows: The Southeast Quarter ofthe Southwest Quarter, the Southwest Quarter ofthe Southeast Quarter, and the Southeast Quarter ofthe Southeast Quarter of Section 15, Township 124 North, Range 29 West, less and except the South 33 feet of said Southeast Quarter ofthe Southeast Quarter lying east of Stearns County Road 121, and also less and except the North 208.71 feet of the South 241.71 feet of the East 521.77 of said Southeast Quarter of the Southeast Quarter. Except: That part of the Southwest Quarter of the Southeast Quarter of Section 15, Township 124, Range 29, Stearns County, Minnesota described as follows: Commencing at the Southwest corner of said Southwest Quarter of the Southeast Quarter; thence North 88 degrees 41 minutes 17 seconds East, assumed bearing along the south line of said Southwest Quarter of the Southeast Quarter, a distance of 359.39 feet; thence North 01 degrees 18 minutes 43 seconds West a distance of 107.97 feet to the point of beginning of the tract to be described; thence South 57 degrees 26 minutes 06 seconds . East a distance of 146.51 feet; thence North 33 degrees 06 minutes 17 seconds East a distance of341.51 feet to the southerly right of way of Stearns County Highway No. 121; thence northwesterly, along said right of way to the intersection with a line bearing North 27 degrees 20 minutes 32 seconds East from the point of beginning; thence South 27 degrees 20 minutes 32 seconds West, along said line, a distance of281.94 feet to the point of beginning. And The Northwest Quarter of the Northwest Quarter of Section 22, Township 124 North, Range 29 West less and except that part of said Northwest Quarter ofthe Northwest Quarter that lies southwesterly of Interstate No. 94, said highway being more particularly identified as Parcel 34, STATE HIGHWAY RIGHT OF WAY PLAT No. 73-20, according to the plat thereof, on file and of record in the Office ofthe County Recorder, Stearns County, Minnesota. Less and except Parcel 34, said STATE HIGHWAY RIGHT OF WAY PLAT No. 73-20. And The Northeast Quarter of the Northwest Quarter and the Northwest Quarter of the Northeast Quarter of Section 22, Township 124 North, Range 29 West less and except that part described as follows: Beginning at the southeast corner of said Northeast . Quarter of the Northwest Quarter; thence South 89 degrees 52 minutes 50 seconds West, assumed bearing, along the south line of said Northeast Quarter of the Northwest Quarter, © 2004 Westwood Professional Services, Inc, ARCON \.~Þ:~~~~i~ít~-"o,·~~; ~. -' :.- < DEVELOPMENT, INC. . --. ')/ -\~. '" /_~._.:::,:: _ _ R-=-3-ŽONING // ¡r-·-......· '.--/ /? " -' , , ) r ;., . , ( " ~ 1\ / \ ; Î I \ I I \ \ '" . I \ I J \ \ IC \ ~'I î j . ~ I \ i ¡ ! i j ¡ ! Î /1 ! ¡ \ : i : ; i ¡ \ î; \ \ \ \ \ \ \ \ \ \ '\ \ '\ \ \ \ . ; '\ \ '\ /\ \ '\ :" /,,"\ \ '\ '\ ! : "'- ., \ '- -, \ '\ , , " -, ./ '\ " \ \\.\ ! i ! j / \ '\ ; --------- ,/ / / / \ "'Ÿ \ / \ ~'\. \ r--__~ / \ \ / \ '~ \ . -. " .... \ ~ \ \ \ \ \ \ \ \ \ \ \ \ " " " " " '\ \ '\ ì 1/\ I, \ \ '\ '\ Rivers Edge st. Joseph, ~N Arcon Developme for ¡lfustrl1ti'tlß !Purposes Onf!! Proposed Zoning '" westwood Professioral Serv'œs,lnc. January 14, 2005 H01 mhR'«'th'o..::;ti>.5~~~.s S'_C!?'~h"¡SO:)} 200450460PF06. dwg Pi'>olM;1J.o-,251-9.'" F-u: 310-H1-$7J7 Westwood Professional Services, Inc. ". PLANNING. ENGINEERING. SURVEYING . January 14, 2005 3701 12th Street North St. Joseph (City of) Suite 206 Judy Weyrens St, Cloud, MN 56303 P.O. Box 668 Phone: 320-253-9495 25 North College Avenue Fax: 320-253-8737 St. Joseph,~ 56374 Toll free: 1-800-270-9495 E-mail: wps@westWoodps,com Re: Rivers Bend! Arcon Development ST. CLOUD Ref: 20025046.00 CO TWIN CITIES/METRO Dear Judy: BRAINERD This letter serves as a response to your December 9' 2004 review of the original Preliminary Plat submission of this development. Per our recent meetings and your comments, we have revised the enclosed Preliminary Plat and are considering it a new submittal (new application). The following comments relate to the numbering of your comments, GENERAL: 1. The ROW has been revised per our discussions with Tracy Ekola and my letter to you dated January 5,2005. 2. Outlots have been minimized to include wetlands, storm water ponds/drainage ways, or areas to be replatted in the future. 3, Wetland setbacks will be adhered to. Wetland signage will be included to meet city ordinances. 4. The AUAR requirements will be respected. 5. We could not fmd requirements in the ordinances for the submission of a landscaping plan at the preliminary plat stage, As we discussed at our last meeting, a street light plan will be developed by the electric utility. Section 54.17 Subdivision 10 of the city's subdivision ordinance states "a planting plan is required prior to approval of the [mal plat". Subdivision 7 of the same section requires street lighting to be addressed prior to the approval of the final plat. . 6, The Jade/12lh trail has been extended to the south end ofthe plat. 7. Trail extensions have not been added to the noted streets due to the reconfiguration of the streets, 8, Turf establishment shall be negotiated with the city at the appropriate stage. STREET: 9. Street design shall meet the city's ordinances. 10. Sullivan Avenue north of Rooney has been changed to a neighborhood residential in exchange for returning Quinlan and Rooney to a local residential status (per Tracy's verbal recommendation). II. Neighborhood residential streets meet 200' minimum radii requirement. 12. Landings have been created as necessary. 13, Sidewalks/trails have been relocated to avoid 5% maximum grade. 14. Geotechnical reports were submitted with previous application. Owner request to perform additional geotechnical evaluations only as needed to assist construction, 15. Original preliminary plat submission was forwarded to Stearns COlmty Highway Department for review. Weare assuming the city will forward a copy ofthese plans to the county (though county road improvements have not changed with this submission). The plans will meet the requirements outlined in the County's January 7, 2005 review memo, 16, The county did not express concern about the Neary Street entrance. 17, Street lighting shall be designed by the electric utility company. 18, Block lengths have been reduced where possible. Those in excess of city ordinances will need to be approved via a vanance. 19. Dead-end streets at property boundaries are shown with temporary cul-de-sacs. 20. Nolan Court has been reduced in length; a variance will be required. 21. N/ A per Tracy. 22. Phasing plan has been revised to respect utility layout. DRAINAGE AND GRADING: . 23. Drainage has been revised to redirect runoff for the developed residential areas west of Jade and south of CR 121 east to the park and river (see drainage analysis). 24, See item 23 above. Designing the Future Today..,since 1972 25, Floodplain calculations will be submitted to the city and DNR, FEMA requirements will be adhered to at the . appropriate pennitting stage. 26. Garage floors are 12" to 36" above centerline elevation at the location of the driveway, 27. Utility easements have been revised, 28. Storm water management plan/calculations have been included, 29, The number of proposed ponds has been reduced and access shown on the plan. 30. Ponds have been revised. SA"JITARY SEWER AND WATER SYSTEMS: 31, Oversized mains have been included as directed. 32. Stubs to adjoining properties have been included (sanitary stubs are ShO\\'11 where grades pennit). 33. Notes have been added regarding services to existing adjoining properties (actual services are not shown on a preliminary plan level of drawing), 34. Plans will be submitted to the city engineer for review, 35, Low-pressure (not high-pressure as noted) zone is shown for properties at an elevation higher than 1130' (elevation per earlier meeting with city engineer). 36, Phasing plan has been revised to respect utility layout. 37, See above, 38, Lift station access has been shown, STREET NAMES: 39, Jade Road has been renamed to 12th Avenue, We assume the city will notify existing Jade property O\\11ers regarding the name change and that the developer will not be responsible for items that may incur costs to the Jade property owners (i.e. letterhead, bank checks, etc,), 40. The city will suggest new street names to the developer. 41, See above, MISCELLANEOUS COM.\1ENTS: . 42, No item 42 in original comments, 43. The owner will provide ownership information, 44, Monuments have been added to the preliminary plat. 45. Setback lines are shown on a "typical" lots to avoid making the 100' scale drawings too busy, 46, It is our understanding that the property is currently zoned AG, We are submitting a rezoning application with this submittal. 47, See revised preliminary plat. 48, The developer will meet the city's ordinance for park dedication, Infonnation is included on the Site/PUD plan, 49, Outlots that were created for wetlands/drainage/storm water purposes will be dedicated to the city for maintenance purposes, Other outlots will be owned by developer for future development. 50, See item 23, 51, Understood, Please feel free to contact me if you have any questions or require additional submittal items. Sincerely, Æ~3LRVICES' INC Ry'æideon, P.E. Prote t Manager I ~ ccU Tracy Ekola, Short Elliot Hendrickson Rick Packer, Arcon Development . j¿. . SEH MEMORANDUM TO: Ms. Judy Weyrens City of S1. Joseph, Minnesota FROM: Tracy L. Ekola, PE Sr. Professional Engineer DATE: January 31, 2005 RE: St. Joseph, Minnesota ArconlRiver's Bend Development Preliminary Plat Review - 2nd Submittal SEH No. A-STJOE 0206 14 The following are engineering review comments for the second submittal of the River's Bend Preliminary Plat dated 1/14/05. 1. I have reviewed the January 14, 2005, letter from Ryan Gideon, Westwood Professional Services, regarding responses to review comments for the original preliminary plat submittal. Engineering issues have been adequately addressed per the January 14, 2005, letter unless listed below. . 2, Provide 100 feet of right-of-way at all intersections along Jade Road/1ih Avenue. 3, Minimum radius of 200 feet is required for neighborhood residential streets (i,e, Neary Street radius west of Mahony Way appears to not meet this requirement). 4. Proposed alignment and right-of-way for CRl21/Neary Street intersection should be shown/planned to accommodate full right hand and left hand turn lanes to the north and south. The proposed temporary bypass lane on the north side of intersection should be constructed (with proper alignment and grading) to minimize future disturbance when adding turn lanes to serve the property to the north. 5. Sewer and water services should be provided to all parks (minimum 6-inch water service and 6-inch sewer service). Jmw c: Joe Bettendorf, SEH Dick Tauffen, City of S1. Joseph x:\s\stjoe\020600\corr\m-jweyrens prelim plat review 013 to5.doc . Short Elliott Hendrickson Inc., 1200 25th Avenue South, P,O, Box 1717. St. Cloud. MN 56302-1717 SEH is an equal opportunity employer I www.sehinc.com I 320,229.4300 I 800,572,0617 I 320.229.4301 fax Extract of the Planning Commission Minutes August 2, 2004 Concept Plan - Arcon Development ARCON Development: Rick Packer and Tim Erkilla approached the Planning Commission to discuss the . proposed development entitled Rivers Edge, Rick Packer introduced himself to the Commission and stated that Arcon Development owns the property and will be developing the same. Erkilla that his firm, Westwood Professionals, has been retained to engineer the proposed development. Erkilla stated that he and Packer have been working with the City Staff to design a concept plan, As of this time the property has been annexed and the environmental process has been completed. The developer chose to complete the AUAR process for the environmental which is the most comprehensive environmental process, The AUAR process has just been completed which expanded over a 9 month time period, The proposed plat consists of 881 residential units and various housing types such as custom lots, entry lots, patio lots, townhome units, apartment units and a senior campus, Rivers Edge will be developed using the PUD process to accommodate the various housing types, To follow is a summary of discussion items, Fundinq of the Study: Graeve questioned who provided funding for the AUAR. Weyrens stated that the developer contracted and paid for the study. Throughout the entire process the City reviewed the documents and provided input. Wetland Area: Lesnick questioned how much of the proposed development area is considered wetland, Packer stated that there is 60+ acres of wetland and that % of the area dedicated for parkland is wetland or a designated floodplain. Reqional Park: Utsch stated that Stearns County has a desire for the City to provide a Canoe Park which would be regional in nature. While Stearns County is requesting the preservation of the land abutting the Sauk River, they have no desire to own or fund the park development. They will however provide technical assistance. . Lot Size: Utsch questioned how the lots will be laid out and whether or not they will meet the Ordinance requirements, Utsch questioned the notation on the concept plan indicating a 50' frontage on some housing types, Utsch stated that the plan must meet the density requirements of the Ordnance, Ekola stated that she has some comments in regard to the Concept Plan that ARCON submitted, One of the concerns is the road designation, The transportation network needs to be reviewed to assure that collector streets are provided to move traffic efficiently and some of the neighborhood roads should be revised to empty to a collector street. In addition, Ekolla stated that the concept plan includes private streets and the Planning Commission needs to determine if such will be allowed. Deutz stated that Ordinance was changed prohibiting private streets and questioned the inclusion of such, Weyrens stated that in the area designated for senior living, the private roads may be appropriate as they have a higher need for security, Packer said he understands the City's reasons for wanting public roads, but stated the City needs to understand the difference between a private road and a private driveway, The townhomes, patio homes, and apartments would have private driveways, Ekola stated that she also has concerns with the proposed park area and access to the park. Ekola identified the following areas of concern: 1, Park Entrance - Based on the concept plan there is not a designated entrance to the park and if the park is to be regional, an entrance should be provided, 2, Park Visiblity - The park should be visible from County Road 121, This can be accommodated by removing some of the single family homes that abut the park, 3, Park Access - Minimally the park should have three vehicle access and four to five pedestrian access points, Again this is based on the size of the park and regional concept. The park as . Extract of the Planning Commission Minutes August 2, 2004 Concept Plan - Arcon Development . illustrated on the current concept plan has the appearance as a neighborhood park with private access. 4. Park Topography - The plan indicates an area will be borrowed, what does this mean? Additional data should be provided so the Park Board know exactly how much of the area designated as park is useable park space. The concept plan indicates a holding pond in the Park, how big is the holding pond? 5, Trail Extension - A master trail plan should be developed for the proposed development providing a continuous trail within the development and a connection to the existing City trail. Packer stated that before some of the concerns addressed by Ekola can be resolved, the Park Board needs to determine who will own the park, and what type of park they want. Packer stated that he will meet the requirements of the City but needs to have them identified first. The Planning Commission discussed the proposed lot configuration and if the development meets the density requirements. Packer stated that he is proposing a curvilinear development which will create uniquely shaped lots, Development using a curvilinear pattern tends to reduce speed creating family friendly neighborhoods. The topography of the property and required holding ponds also create a-typical lots. Packer stated that all the lots in the development will be buildable and he will have more specifics when the details are prepared. However, before the details can be prepared, he needs to know if the concept is acceptable, Utsch addressed the issue of affordable housing and stated the City is not going to allow for 50' lots even if the developer claims they are going to build affordable housing. Utsch stated that there is no way to assure that those size lots will have affordable houses on them. Packer stated that he is an advocate of affordable housing, but he cannot construct a house for $130,000. Graeve questioned the protection of the Sauk River and if in Ekola's opinion the area is protected. Ekola . stated that the City Ordinance is more restrictive then the DNR regulations thereby requiring a more stringent protection of the Sauk River. Packer assured the Planning Commission that the development will not destroy the shoreland and he too has a desire to preserve the area, The Planning Commission by consensus accepted the concept plan for River's Edge and instructed Packer to contact the Park Board before beginning the Preliminary Plat process. . COUNTY OF STEARNS £.nvironmenfaf 0?ervices fJe(?arfmenf . Administration Center Rm 343 . 705 Courthouse Square· S1. Cloud, MN 56303 320-656-3613 . Fax 320-656-6484 . 1-800-450-0852 January 28, 2005 .. - , Judy Weyrens ; f }nn~ ,-. - ""..J St Joseph City Clerk/Admin CITY ()F ,Sì PO BOX 668 ST JOSEPH MN 56374 Dear Judy Weyrens, Matt Vollbecht, Westwood Professional Services called, he asked if it was possible for the proposed Arcon preliminary plat in St Joseph to be approved prior to the Wetland Replacement Plan. As discussed, a preliminary plat may be approved prior to the Wetland Replacement Plan being approved or vice versa. That is up to the local government unit with the authority to approve the plat. The City of Rockville takes the proposed plat through the preliminary plat process before the Wetland Replacement . Plan process. The City of 8t Cloud has staff review the proposed plat to insure it meets the City Ordinances, then the VVetland Replacement Plan process is completed prior to the preliminary plat process. The City of St Cloud has the proposed plat reviewed by their Engineering Department to insure the roads, drainage, grading and stormwater plans meet minimum requirements. Also their Planning Department reviews to insure lot sizes and proposed uses meet the Ordinance requirements prior to the Wetland· Replacement Plan process. Either 'l'!ay is acceptable to Stearns County Environmental, Services. If there are changes made in the proposed plat, after the Wetland Replacement Plan has been completed, that increase wetland impacts or move the wetland impacts more than 500- feet then the Wetland Replacement Plan must be redone. It is acceptable for the proposed Arcon Preliminary Plat to be approved by the City of St. Joseph prior to the Wetland Replacement Plan process. Sincerely, 7 ~;;!Ø1Z& / i Gregory Beç:htold Environmental Specialist . f i , ...!-- ~.: ,:-- : ¡VL« + t L ¿.-, I t ç' ~.' e Cl { =875-8898 'Affirmative Action / Equal Opportunity Employer" COU NTY OF STEARNS . Department of Highways PO Box 246 · St Cloud, MN 56302 MITCHELL A, ANDERSON, P,E. (320) 255-6180 · FAX (320) 255-6186 Highway Engineer JEFF MILLER, P.E. January 7, 2005 Asst. Highway Engineer JODI TEICH, P,E. STEARNS COUNTY HIGHWAY DEPARTMENT Asst. Highway Engineer COUNTY PLAT REVIEW PLAT: RIVER'S BEND PUD The basic criterion for this plat review is provided for in the Stearns County Comprehensive Plan. Location The general location of the plat is west of County Road 121 at Jade Rd. within . the City of S1. Joseph, Portions of the plat lie to the east of CR 121 also. CR 121 is classified as a minor collector in the area of the plat. The 2003 traffic volume on CR 121 in this area is 990 ADT. Right of Way Sufficient right of way should be dedicated along CR 121 to provide for left and right turn lanes at each entrance to the subdivision. The proposed plat calls for construction of a bituminous trail inside the right of way. Stearns County will not be responsible for maintenance of the trail. Generally, all private facilities such as signs, entrance medians (divided entrances), fencing, etc. shall be placed/constructed outside of the pennanent county right of way. Access Management: Access to individual lots shall be via the proposed public roads only. No direct access to any lot in the subdivision will be permitted from CR 121. The . proposed roadway locations appear acceptable. The owner should confer all "rights of access" to Stearns County fOf the property frontage along and adjacent to the County fight of way. 875-8898 "Affirmative Action / Equal Opportunity Employer" Drainage Facilities: Stann water drainage facilities should be designed in such a manner as to not exceed the current (before development condition) maximum stonn water runoff flow onto county right of way. The · analysis should be based on a minimum 100-year design stonn. The design/analysis of stonn water runoff effects on the existing drainage system should be based on both the proposed development and planned future development impacts. Culverts constructed/placed within the county right of way as part of this project should be specified as a minimum of 15 inches in diameter. Any culverts crossing under existing or proposed county roads and/or municipal streets should be specified as reinforced concrete pipe and should be a minimum of 24 inches in diameter. Reinforced concrete pipe shall be tied/secured together with appropriate steel fasteners. A determination will be made at the time of application for Approach Permit as to the need and size of culvert required under the approach. Traffic and Public Safety: Sight distance appears adequate at each proposed public road location.. A utility permit will be required if utility construction activities are within the county right-of-way. All street and private entrances should be graded in such a manner as not to drain onto the existing county roadway if possible. I have reviewed the above plat at the request of the municipality, for concerns relating to standard · engineering practice and policies as commonly applied to County Roads and Rights-of-Way. Assist i1þÇ Da I concur in the above review and recommendations. ~.di£t/ a (J....,;,<.V- !f~ Stearns ounty Engmeer Date Distribution: Stearns County Recorder's Office (original) Stearns County Surveyor's Office (copy) City of St. Joseph (copy) Westwood Professional Services, Inc. (copy) · . City of St. Joseph Development Routing Form Site Plan Submitted (Date): Developer: fJrLD;J \ Planning Commission (Date): (Anticipated agenda date) Date Plan is Routed to appropriate departments Comments to be returned by: Project Type Preliminary Plat B 1 Development Industrial Final Plat B2 Development R2 Development PUD B3 Development R3 Development Departments for which comments are requested: . City Engineer Public Works Building Inspector City Attorney K Fire Chief EDA ! Please review the attached development plans and submit written comments by the date indicated above. This form must be returned to the City Offices by the date stated above. If you do not have any concerns please indicate so on the lines provided below. fTl'f êf- NCÄ. He.- ~ (. .-"-- -----.. ...- lr.9t/ ( :7· ~...vl'ff uJ~. t\ìAJ/ø.;aNc ,..---~ ? - ) );' J{. ?J<:A{ k ~/~.A/¿;M ç-¡rpj- Date - - . ,,) 1 ~ .--.... ~-- '1 'lJj' j / - /,' "., ,. :r4 ;~.E --~-~--- ~ - U ; ,__X"" c' -.L- ,-'., Ií} 1,1) ...,/ -1 1..:. . ->;.:,__~ ";,..-='r ,/)/ ';~>' ,"'/4/ ~"P/" ,,/ f ./,:c,,r. P' V v A&:z v_Ü~r:,"~h .'}~ ;r {~:":'4:,p Ý ~f ~ ~ /~L, / r-~ ?' {/~' . ,jI . r. '.' / ~ (~ [ ~ h - ~ 1_ ~/ .¿¿I4'f-;t!! r ' --;) ^ j hi /í./, II __~:',/¡ ..,' /Ý", þ'- /1i~.1 ¿¿/,(A...ß...-/ âLc/.;/ ,..J~';\.;,,-(/Ù!..~-<'J', µ:.~v-~,/\' '/ e../,,v.-;-,-;I)V,, ,¿/ ,.tf.' ,.,.4 '~".--'} ~/~V:L. ,".., Ad.;.'" .l ...-/..---?,..¿../", ~¿;;~ -- 7/'~ A /J.~ J~'~' '~'~/j" ':1/),_ '-- '~i'~--/ }.,- ., / 1-:~ ,~~ , ¿: /f'-;;;J/-:? ';z' ~/,/1'''"~/~.!.'-''.'¿.''~.1r"r,4 d.'0~./~' , .¿Í¿~;¡P-~'; l~:¿~ CÝ?/'U/<c..f ,/ / -<-~ ___;;u,__. ~,/:7 /':~7 /) -' v ' -- '~ J.1/ / d' '--:> (~:þ < (.-/ #.1./ '-/ ex ...- i' ' ;Ui-:-.t--Jf--d l;¿~~ / /d.;Þ~¡) ,/-::;~:~,-,,,~(·__~~~=::~·c,--' Þ -it ¿:-,,2 /A ~ ' . /F .; j!' ...-._ // _ /4ð?<~ :---- . // / ;'J/-- .__'1.;.></.// J ",.'" 4...;-; /'::..- .,d '{/À r-' ,'9--r ¡.( 'Ócj (..! _- :_.- _.~ .=--__ _.-1 c/ ~:- /~t'--~C4-r /; ,~~-- ~~~_~& ,__, - - ___.J , ~'J;~¿r:t_/~- v v '\ 1-., >-," .r.- .', ~]:'j ,'_ -, "7 .>, J~~ ' /',. ,_51 ) /"." /6;..-7 ^^ ~'1'j-l';:¡-L/./J!..4~J ß.{"'~ //}/ l-~j'é/~ //'c .~¿.-!¿-~. /c¿;t-y h¿¿"-/.-£r1t F<j" . r,lJ/ --' . - ;,: q~ ,..' . (::~? . ~.. n_<c,,,- _ ~ ",,;;',)' __ ¿7 ///~l,!ú._ /_ 'j_f/;-:~;t."vÞ/'/; y~~--""""'" J~ ¿¿) "--;YrW::j'../j '~~;<ç/ !; /1,' ,J I ,/.oj J, ,j", , '?-~ , )/.:" /} .t!:-~,1/", . '.../4 ~AJ /' ~ ? ;; ~. !~:- , ...J, i;._f'~"- n''-.?-"'r'_7 '-_.,';; .?\....-'ê,c /..!/--Z¿9F'"~~'l G'U"C~ ~-,..--./" ¿¿;¿.~~/' "/5Z['~ . ,./>, '4.i V"' <: '·/.::'>1:_:' .#'> ¿' /. .-:~~. d /'Þ 4 ",; . f ,/u!~1 ,ç:?..-L..·C .jZ.!';/"T~i: <,' ...:§-<.- -;--IT. d. . -. F../ T ~,.L. /(- ,>(~ f- II~ -;.. f::'.~ .v 7 ~~- .-.;"' . /- ý~;::/?/; " . . , ; //,..-:/ ./ /r//;/'¿/..r <;;...¿, .r .ø-t~v ~,,>0lr:::.,4 ~.~-"-. ?¿d /' <~.,¿.ý_-'> -~-'c.,-< _ -v......./ ./ /j ~"'"---r--~- - -~ ~-~ /"~ /r /-'__'-.r,....- --- - -' /2.1' /,(,;þ.~:'¡;: ~ /(!¿J¿ij~;;:¿¿.r~:' _"á"'~ ~,-- -~--- ~ ~JJ ~¿0:~Z:>~~¿~/¿:;;;c;;:gÁ~~~:t. /0& /. j /' 4 'fjt'.. p' It /.f ..-ž/ ,,/j..' , '~ i4;?;~~¿~/ .. Saint Cloud Area Planning Organization 1040 County Road 4, St. Cloud, MN 56303-0643 (320) 252-7568 · (320) 252-6557 (FAX) · E-mail: admin@stcloudapo.org · www.stcloudapo.org November 18, 2004 Judy Weyrens Administrator 25 College Avenue NW PO Box 668 S1. Joseph, MN 56374 Re: Rivers Bend Preliminary Pìat Dear Ms. Weyrens: Per your request we have reviewed the Rivers Bend Preliminary Plat from a transportation planning perspective. The planned location for the future intersection of C.R. 121 and Neary Street provides good spacing between the intersections ofC.R. 121 with Jade Road/12th Avenue South and c.R. 121 with C.R. 138. Consideration should be given for the extension of Neary Street northeasterly to connect with 20th A venue South as this area develops. . Currently this preliminary plat classifies Jade Road/1ih Avenue South as Minor Collector with 80' of right- of- way. Considering the north-south continuity of this corridor and the possibility of interchange access at 1-94, Jade Road/12th A venue Sought may fun~tion as a minor arterial in the future. Accordingly, it is recommended that 120' of right-of-way be preserved for Jade Road and on lih Avenue South north to the proposed east-west south corridor (future Field Street). By maintaining a higher level of mobility on the Jade Road/12th Avenue South corridor thru vehicle trips will also be minimized on Neary Street and its future connection northeasterly to 20th A venue South. Should you have any questions or require additional information, please contact me. Sincerely, ''''''''-('''f=n\ . ß~ra#' ~.ç; F.~ .: f>: . l ~ r~ 0- .....-=,,~ .=;r!!: .-} ~-""'"' ./<- ,;¡UV 2: ~. 2004 David E. Then CITY OF ST. JOSEPH Transportation Planning Technician S1. Cloud Area Planning Organization (320) 252-7568 admin@stcloudapo.org DET/m1c . Representing the Following jurisdictions Benton County · Haven Township · LeSauk Township · St. Augusta · St. Cloud · St. Joseph St. Joseph Township · Sartell · Sauk Rapids · Sherburne County · Stearns County · Waite Park . February 10, 2005 Judy Weyrens, Administrator City of St. Joseph 25 North College Avenue St. Joseph,~ 56374 RE: SUBDIVISIONS AT INTERSECTION OF THE SAUK RIVER AND COUNTY ROAD 121 Dear Judy, The Park Commission discussed the Sauk River as canoe route at its meeting last . night. The Commission wanted to remind you of its support for the creation of a canoe access to the Sauk River just off County Road 121 as part of any plat design south of the City. The Park Commission would support public walking space and green space along the river throughout the plat also. As access and camping facilities are coordinated throughout the length of the Sauk River it becomes more of an economic tool for the cities along its route as well as a priceless wilderness experience in close proximity to our urbanizing communities. Thank you for your consideration of this idea. Sinceïely, Charles B. Wocken Park Director & Sec. to Park Commission. . ~ ø GJ~ c ]3 § g ~ ~ ::l gg-.21] ù} -oc ~.... 'b ~ < :2 ......£ ã) a.õ: :J § Ë g t: ~ ~ ~ o N ~ ~ ë ~ ~ lJ .~ _ È CI1 g _ c:5 '-E 0 (11 >. tJE - ~ ÖI Or- . tJ V ECo ..cO +-' c«Q) CoO ~>. .0 ..,. .= LLJ 2í 0 g~ ~ [ 8"iL >. +-' £+> ~-g-g 0 £ ~C'5CD t_ § ~ :2"0 g ~ ~ gz IN - tI 0 ãj .D Cl1...0 :;-.......OQ)C Q)Q) .+-'O~ L. a.Q) 0 .... .- 0 ..q.1.l) 1O ..N a:::::>.. 1) ~ > -0 "0 0 - ..r:: 0 +-' 0 c 3:: E c.-- ~ Q) c"O E .. 0 III! "'C 10 C\I f'õ) UJ :>,,= >. > U1 Ii) C QJ Q}....... Q) ..Y (/).- W 0 ...... (11....... L.. 'S: 0 N ,...;.;¡ E lLJ T 6 Q) ~:ê E §.2 ~ ..!.;! CD ~ ~ ì8 ~ ~ r' Q 0 '5 ~ ¡:¡ g 0 £ =f: >. ~ ~ Q) Õ >.~ Q) e- 5 ~ geE :is ø.t ~ ~ lõ ~ ~ 't VJ ~ lJ.. ~ ~ ~ ~ ¡e ~ ~ ~ ~ 10 0 ~ Ò ãJ ~ 0 x c ~ ~ .Q .~ 'L: ~ '5 C :§ 8:g ..' g- 0. .- .0 ~ CD I U) Q) -Ë.05 "Í'<t.... .... ..+1,., ~zœ. o-+-' Q) ~ C-a t.g Q) c õå:J Q) ~R ....... U} "fi ~ It) I " (J $!"- (/) .ë _0 .g,~ -0 0;0 10 OJ C') .... M 2 t;:¡ V 4.. .. ~ "T"I \.... "-0 +-' Q) « Q) (f C..c W U N e ~.£ 0 00 ...... co c '- C L. ..... Ð" .....- 1J M V r-- <D (0 ..,. 0 .Q::..., Q) L.. ... - +-'.... .... ::::I L.Ð -0 -t '-C~Cv ,C)CCNMI'1t) ...J -H ..::æ I!) c--· Q)"t)E :3..........c: "- ......Q)aQ) - '¢ ....... ~~<tt 5 g08 ªiñ:!~ê~~~g~~g o~~ ~ ~ ~~..-g ID o~o~ .f:~§¿o2õ~ê~~coõr:. 60. r- b ~ . Lù ~= > .QZroj n.....n5.2 U)~~Q)::-;- :;;V. ~ æ"tJ-Jo iñ en..... ~ en Q) c~ I- L.. E.....·- en.o ¿ en ~ ~ ~ r;:; ~:I:uo ~01 en.....w ·cll..c:a.. C\I c~8~ C\låi ad. ~ c.¿°o Q)+-'aJ8aJ'Uc.....gQ)'U..c"DOQ +-'0. C = 0..0 .E ~ Õ ~ CO"""" .~ æ l{) t.O .T~ Ck: U) åj :2 ~ q ~ 11 .. =2 Ï L..°:5 .°00- 2 "U...... '§"(iÏ ~...... E g.Q ~ ti >0 11>00 t 5 -.J :g ~ t: -£ . o ~c a. m ,-\... rn" UJO..... aUJ -'u-- 0'1..... -0 cn.....c::-+-' 0-- E " UC)F-:i 0 ~m e.....z'¢ ..g' ~ î vv.....··-Jõ::J ."tJ~.~ Õ cocc c::~oco~5>.>.Z:J-~Bû) ~ .- .tI .... ]te '¢ a...lI)~m .S·~: = :<§~E...J± §UW-j ~ Ë.~:eo :J+,a::c·~S:D-.a.Dcen""';?:~__ ~~ ~ t! ~ ~iiQ}~th -o~-ö~ ~ ðN ~ :: >- !! Eb:S~.B~~(Q4:a:iri~ ~ :ë; ~ [~ ~'õ 0 ~t5c,,¡-t)-g-u 0 § ~ (f) E áj e en ..... _0 L-. 0 ~ t') 0 ('., ::i Lt1 N -0 E .:t = ~ ~ D..J U).s ~ ~ ó..... (f (f (J] (f ,ii D- o..Q e +-' a 0....... Q) (I):¡::; ~ c a. en ~ c a.. Õ ~ ~ ~ ..Q N g' ~ a.:J & ~ ò u.. G) ~ (f] U 0,1 åi ~ ~ ~ ~ ~ Õ a.:) (I) ~ c m .2 .Ço Q) 0 E ~ 0 -g Q) e·~ .S ~ ui Õ o ~ ~ c C\I +-' ~ U I :;; &. ~ CI) <D I.L :; 2 v g- - . CI-§.õ:í:;:í:J _ - 0 (I) 5 o.Q Q) g c C\I:5 ~ 't=';; ~.c.~·5 Q) .3 Q:i c ~ ,!,! to 'õ If) ~ R .... ~ ,!,! 0 ~ ]; g ~ .¡,< ~ ~ -¡¡, ~ 2 ~ :5 '5,Ï '" 0 0 0 0 2 ~ "" -0 E :¡¡; L ¡¡ ~ Õ _::I:=:" ~ ~ QJ '" ,,~ 2 o.c ¿: « a:: "w Q) $: r') (f r') ~ ò: 0 ~ ¡;¡ " 8' 0 '" ¡jj ~.3 :;: ð ~ ~ ~ 5 ¡¡ 'õ $: g,0) « <) ~ ~ ~ 8 (f) '0 E ~ !::'.. W Uì .."! Õ · "C \ I \ '~, \,~ i . I I I I r:Q 0 ~ I I I I œ:::> ,¿ \ I \ , " ' I ~ ~ ! I I ~~I .' I..... I ____ <J --------- I ~. I IV I I "'t) \ ooIío4 I ,/ ~~§ ~.~ I :t_ I - I I I I =, -,_.- _______ ____I ~ . I \ ~ ~~~ § I,.. !õ1 :a...~ ì2 I.... êiS ~ ~ B~ ;<~ ~ .\ a ] ~ m § ~t ~, : .9tJ ~~ ~ OJ ] ~ .~ ¡t) ~ I Þ e ' ~~ fl! ~ QJ tI 1 ~~ ~ > "" ::;! ¡¡¡ ~. ¡j¡ · J-I ¡( I ~ ... ------- I r= , I 0 ~ u ~ ~ ~ I ~ ~ '0>' """I. '4 0 ~ ~ ~ ] ~ ! ~: 1 ~ \:) I n I --~- --------+--~~- ~~ ~ : I ~~~ -..<~.. , I -- -- ~ J ~~ ¡;\~ ' I 'I I! ~ ] ~~ ~¡;¡ / /</". ð S !§ ",- / "~ I ~:!i ~ / ~"{. 3 co.- 'Ç' u I //~/ <' 'o>ó_~_ I I ' .- ' ,/ "v'),=, ~. / ~ U , t// il I . .,' E \ ~ ~ ! ¡- ="o~ I ''''TO ¡ ! I ~ I J : I ~ I I I I ~ <--;;:' I I : I ~ '0>' I I ! "I 0 I ! I - _~:,~I ~ i~ ~ ~ __J______ \ _____~ ______________ s. .~§ m ~ I~ ... c' ~"-ë ø~ ~ .... 0 -"U~ ~< 01 C ~ oS ..... 00>,..::2 L ~U.J: ...... E. OJ: C U} 0 DC.... N 0 0 .) ......!!_ :>. V~:5ú1õ N ::;~g~ g-cg.E;.... 1J'.::r:~ f :5>'0--;; D-g~ z~£--º 0 g' 14 .....i~ Q: .t g:::)gt § ¡~[~ð'rn i~J.; Ñ8Ëg.~~:r~ ~~§ è ~~D]~~.9&~ i~gB; 1j ~ ~õgJ!~~ ~ I:!! =~Sh 8 ~DO.....~g~ ~D-n N_~"Uwolg -~8 ] v~E-uw~"Uõ ~-o_~ ., "ß_~U}" ~~ ~;"U::1 .gó£õõ.o'; ul]'Ð §G8g~~~-o n~Ø ..... N~-~g.Ef<o .2g'~g~ D' ~ fj£~~"õõ õ·~ 01 fJ I ~~5~ Ë m1i:BB:i:~~ ~~o.~ 1;JL,¡..c:..:~~~ :èb ~ ~Dë~:Š:8.~g ~.g~;;B ~ en £[§"õ8~ c~ ~ .- ;9 ~ ;5 ¡~ ~ ;~i. ~.g:~~ ~~:Š~ ~ g~~~-g]i ~~~ 1 ~~~õi-i~,§~~ ~jt@] 11 N ~£~ g~~ ]~ Ð t~~ ~ = .....-..... '-:::J-=Õ>''''::fZI 1.1 0B 00"l:::Jo E 0\1- ~ III :tu-p.... ID~ N- 3= 0\ oOC'[j"" C::III 3: ..a.1 ~. G2--ª~ gj ~~~cj:¡:¡ :¡{;ä t£-gg~~lL. ~~.8 ~]õ§ô.~::go ~8§'õ~ 01 ~ ~:~~c~ 8£ OJ II' ID ~UD ID . _ '- 0 c t:_000- I< ... u:I _..... .....Z-cmN DC N UIU: () .... N SI o ~;"DÐ g, g~~~~§B' ~õ'Ë] gog£~~õ.B .cc8 ~ ~..E~"Df.B_N I-j?Ó3c Ð L Jj,,!!to~:E :So It~ i "D ... c:5 C a-'--°fZl_"D ZOo OOl-...::C 0'> t:01U NC"Do-OOC C'i_Zc.2 0\ 1:: - -l:! ..... 0\ :t CJ 1"'1 ~ 3]~õ & :5'õÕ~!3~ re.:JM: ~~~if1i~~-ª ~]~ ~ !~~o&:g~~ NN]~1i ~ ~ ~~~~~§ "ò; & I j .J g .....mÑ... ..£ t:~B~.....t...:: &2.~ g~m-zo...::o '<t]"E g.2.x~!!15~~~ :5NJi=ë1l1 . <01- C'!It1Ð"DL:Õ ûi"D . .J ""i ~ ~~,....~ ~ ~tG8SE~ Gf~ SÆB~~õ~~ ~E~ ~ w~õc<ûi~ou ¡G>.o~ 5 N õ~~g~.....· ~§ € f~1 ¡» UI £~-gg .Q. gg1âg¡;lII~ O::~~.B ~ i"¡:og~ .Q.:gu ~ 'õÆ_~~~=Õ~ë ~:¡;ë,..:ga. ~ .Q. tÕ~~zÆ 0\-1: ~ .. i a ~ 5~&0 1ã 0~=ëg.!!£8· ~;:""g zijE~O.E~.g 1ãm£ .c t!!-Eg5:;~0': õ~8~õ'~ ~ ~ 1j~o~~v .~~ '<t ... G U) 3= :>" 1ô ~ 1â ~ 0 ID iñ.:;! 5 E ~ 0 d ~ ~ ~ N .: b 15..... c i 0 _ t:: t:: g 0..U) lJ JJ.!!:ë 0 '- "'0.... Ò oE N ~ Õ a t :J g, g ~ C N 4¡dip ~O' wnUJlul~ <i £~~~ ~ ~!¡~:; ~£~ :"Ê~~ ~S~~~]: ~ ~; ~ ~ å'õ~]'õ ot5-2':ê ~g ~ z:.8' ~ (l gj~~~~~ i.go _ I .SU I ~ ~ õ ~~~ ~ ~~~~2:Ë!' ~:i~.:;. 2 G ~ð~~]~ ~~g ~ 11 ~B'O~E °i~ àÕ:E g~"õ ê ~ ~ c~ ~~~ :~ ê >;)oq¡as apIS );JOS;¡;);)V ,s .f; ..... ....Oc I:; "'CI ooc_ o.:t C "''''0 u..... "'.... :>" 0 ß£....o .......~O::..... ¡r; . .....'-03C..... Nc 3= r: '-1m ì - ~ ~~~i ~ £] ~~ ~fni; ~]i8 B~;!~BS~ ~~~ i ~:]& f! gj~ g ~ ~ ~£i ~~ ~ ~ ~~i~~~ ~; ~ WI I f #Jij 01 ~ h Õ~~"õ ~ õõ~~~~~l ~:~Ë i~-I:~~lP~~ ~~B ~ zg~~"õ::£~~ ~~1!8-g1! ~ ~s ~õi~gt1u. ~cr ~ l!i~;)oq¡as _::: 'i:ë orl '> ä gjZ~,... "õ ~~vg'"'CIg:1 Ñ:!!t--S 1~~z!!;:;~cn o.:Jf ~ £~:~~§.¡¡~B zg~õ~- .~ 'O¡g :iuv~~~ :5~ g ~~z~~.9 ~=.IUJn·w'4I1Vi I ijj,.. lJ ;~O3":: ... ,-=m"OO c..... N.....:J:U) _,-U)UCOlI:N ...0_ N 00.,_ .v..¡::'- II...::.... NB ..... ... 03:"'::£ .s=.E ...0 I IOE e.....U) ):Joq1aS I,,/') ,., õ ~: g~ ~ å;~fò1ijIB g£~ Ü ~ KB:'::3~ g -Ë~~ ~ ~~ 8:5 i~.f:ii :~] ~~1î ~ ~] ~~~ g':f~I ~i ~ ~ E E~ ~ 1UOJ ~ ; ... o·-a> ~ .....0- WOÐ..... ......>-"'0 o1;cooOcf g.....c 0 o~gOlÐ"'ON"""O..c 0 -u0,E .... :JL. 00 0- <oI-x - -~ ~ c¡ g U'J~.~¡¡; a I/lOe~m"'::lI u~<o ...::...::~,-U""UOI 0..5° u 1:: .....g~C~NC-¡: ...1D1l:I¡;,ª 0 0:;: :JZtõv1èi N 'ë ; L .E.Etj 01 0 N ê ~ ~:~ 1â ; ~~~~~""'.f ~ c~ g ;:--:~,§1j~~ ø'õ~ Æ gC;~c g~"õN ë.~ ~£ ~ ~:;-~ b 0~ ~~ti~~......... ~..Ë., I WI ~ ::it .~ ~ * o ~ .....{l.8~ g ~""'03ag~~; 'õÕ~O:: ag.iig¡¡;w]~ ~uc õ ~g'O:5:t~Ð]8."'O gët)v§t: 1i ;'0 ~::à~õõ-E ~~ 15 L - - - ~ 2 ~ E "õ ~~!~ ~ ~ j~~;j;~ bi~î~ ß ~~~:~ ~£ ~~~ Ð ~1~g~ .;:-g~.£i ~.~; :8~ ð ~i!:"H g B~; ~~ à ):JDq1aS ;¡P!S U!D~ 1m Æ ~ : II) ~ gc.......... If.I !!OID:5.....t'~_ 1j1:~o~ ~"Ooc:58-º~ zo-[ c :€E§=5~§:!! -..c o~àc:gu 1;; z..... 5t3=Zag..... I- ID:J!d.<11uawÐso3);11IHnpUOaÓoujoJQ ... ...c VI 8 0 O.203Ð ID ga>~ ag ° ~t::U)lJ.... ~5~~ g0lf.l. o:t oE~ .....o"'O~o..... ~~w~gu g u~ If.Io£~~oo ~o 0 W im: 'E 00 il~.f :5 'ët6if~Ð~3 ~~'¡£ò ~1!)~15É...."tfBE :5õ~ a z8g~ÉlJogg'ë ~Æ8'Oõ.B :é z[ ~à~U)'ë"t1: N~ ~ 0 z~ct' Ð 1 tI:I~~ Õ ...Ð...::~£go5 301"')_2 ~]:5Z~U1~~~ 'ë:i:}) 0] wm¡r;~...:~~"'" Z 515.!!1 0 'ë..... O3¡¡¡tI:I3DV.:J §= ::I 0 t~~ (I) .... Æ'O~:; ~ ~:1iHE:E~:ë !:58°~ 1.,~:g~!03£g' .....g'3 ] :;~;;~CQ~=I:;:Š 1?~£~:r: ~ ,-:5 :<=~=55~!g ~£) ~ lßd;¡p~olwnWIUlrf I ~ ~~2 o .5 àtoN t ~ÐZ"O~..N"'O 1i'ët~...J 1:::1.1 3f~-gt:'..o ~:>,,'" t 0~030=õô~:2_ .....~.;1"t~. :5 t_ b:5Io1::5..!!~o Æ3: ~ o£~ ..... ~.~ 5 ] 1f.It:££ g¡,¡ ~~B.8IOÑf')O z...a..5~ ~3=:Ë'ëKË3l:!õ g1i-5' ~ 1i]"òc~~z~go "ò:E..tl1j~~ _ gg. ~SõèP~Ulgj _õ.....~ ~ - - - - -,01 I-" a~êi .- ..... .,o....~ 0;,: co::::c O-03Ð 01U1O < ore . 01;;..... 0-"'0 Ð 0. 0-11]'--0 ...01 ..... -uu 0 au UU'JÐI:3:"t)lI 0..... õ:> !ìl . -. I 4J 0c ~ ~ :5Õ~~ 't;g ~o~.£!fc:i-5~ £1i0~3= £u'ë]i~;à.g mHO .s= -..~Æg>'õ~~q¡'õ~ [~~:5Ð.§ :a1i "~-!!&1~~1¡~! =õ:§.::o:: r):)Dq1BS I ~ ,¡:ii ~:JD~'~S ~ ~~~ ~ -= ~i~£ i: ~ii{g~~~~ õ~!;~ õ ä~£~ š:i ~ l~g õ~ gj:ê~ ~ 8;'ëî~ -ë] ~~:] ~~ !§ j~€]'~õ~ ~~ ~~ :;zH_ ñ~ ~~ ._¡.~~ n1 ~A. n.. - .£1:=:1_ :;0 (l)lI.I.!!.:::~~ot13 ì;0¡::"'O~ ta::os--g:;.~u:5 -cl t~ =L:OI::;:iC'!-(",t..Q FhNÐO ~I) ~ tCO.....:¡IIJ_ ~ts êi)U1 .9 ~". I .s 1;;'500 ~-c ÐIII Ð £,NOI 1:::~.g})8 tLðmoo:J~o 5D~ --eo <gzgM£>.-.:0'ë ml:;gc:2 o~ 0"8 cvZOõ>ªO oc ~o I I 8 ~.....g I I g è à~~j ~~ :i~=~~i~ ð~~f: &~¡£~;~~; ~:ª 8~ ~~~~~2~~~£ N:~£~~ ~b ~~ ;:~~~~~ ~£ ]: ê~ ~g. ~ \i '-ui~~ ....11) Do¡qOZ.....Q¡~ .....2o_< ..... t3Q\N <Ouo.....O __ d1ôOl~£CllJSI:O dI<V'_~o .... .....]';- .....1:::-0....::°0 _..... ....0 .§ :&~ ~ ~ f ]:~5 ~.g E~'ë.~Bä~i !~]~~ ¡~~-ª~~~:: ~~; .9E z~~:5Õ~Õð';~ Z~~~~~ õi õ~ b~~ ~~ð. õ~ õ~ ; a It ~ -g :¡~U'J~ .. 1i~ ä:Ð.E~~~~ ~~1ja~ fE-Z~;~fO:¡ 1i~o.. ~~ !~cifë¡~.f~£ ~~ g d:1á ~~ 15~ g'~~ ë~-¡¡ 1j1i 1ii ...... 0 ~Ð~' .... 0.", EO~OI""E "'0 ~Oo.U"1 O"'::"'OO>.5uo>tta o.~~ 0'5 a. ,2..cCõ'i:1O:50 c. .....ZOO a.Ü 0.0 ,::-V ÐO~ 0.1: o.~ ~ o -;; g1jgt ~ õê E~~~if~~ß "tJ ÐLe~~ "tJ ~~g~Eg.glj ~ u .....=t3 ~:- ~~~MD.iii~~.::: ~~°-gËW "tJ ÕU u bø ·~g't g:~ "tJ bO\ "'0 bt ~ ~ ~~õ~ ~ ~S 8E~õ.f~~~ ~ ~&~ä~ ~ ~~õJ~¡~à~ ~ ,~~ < ~J w~~~Jo~~~J W~~~&g ~. ~g ~ ~~ Æli gJ~ ~ ~~ ~ ~~ " \ I --'"') \. "- '.;J '~ I - -', -....Ó' I ,- "'<.. - I I - '. ! ! ~ ',~ .;J \ } tX)\~r;¡: '" ~ ~ - , i I '" .............- ./ >0 ¡; ! ~ ~ .;J i I ! N J .! .. .' I '- J~~' Ø-t "'" __.. ".,rf .;J '-'- / In 0 .;J ~ 1< .j , " .;J ! £Q --8901__ - -, .. - ~ "0 r:= OJ J ~o /-' __1070-- -- - - - - '- \ ___"'.'----~~~~---~ ~,." ·~Of. I - r- 0...., ' '_____/Jf-~-- -:1-- ~-' ~ ,_~"",,_>,_, -'~ 7T --'-'- ~ ~ ~ ...... _~' <0, ".j' __ ~ c ~. 1~~> 8: ~ ........~_ 'i:__--/--....... I ~ ____.. .-- _~'" --I...... ~ ~ , ,c . ,0 ! N J '" ~I <r (LCtJ " ¡, " ~ Ï~ ~ , ¡ ¡ i ' , w.~~ Ì! 2 w ~ '" '" w t;; "'W::'Ù ...... ;¡ iš ~ 5 ~ ~ ß' '" <[CLoD ..... , ! ,¡ :'" ¡ , ".cR 0 ~ ~ ~ ~ g ~ ~ ~ ~ § ~ 3~~a ~ ~ å ~ ~ ~ ~"'~~ I " S , · ® ¡ j ~ I ~ I ~~ÇJ~ I ~ ~ w:::J .V> I I I uut;~ å .-c g s:4 <1J :I e' ø:10 ~ ~ ~ w å , c" 0.1 0'" " "'..... ~ ,n.Lo,n!. ,,~ · ...... " .,e'e"""" ~ ,",no · , "' "..,"" ... . ",o",.,oe" CU ~ ",,,,¡¡;;¡ti"o~~z¡! å ...... ,,~ww;:¡ê3 ~ .... ¡ .1'"'4 --".._. f "" , " " .. · p:: _____ a ß ...;- ~(! c:, ~ ~ J:;¡ '" ií' ~ti ...-4 i! . Q .8 ,E ÞOti~ OJ ::¡¡.E o ~iZ ~ ~ 8 .( ] I . . ~ / E . ~ ! . § g ~ , ¡¡ i II . ;1 ill ..ß~ . ". ,I! o. ,1~ ...¡ . '" // ,tl ~~' /" o<.~~ / / !II <8''0 / / . ,....<1. / . " ~ / w , / " / ~ // .~ I // ~ ~ Ö // ro ~ , § , ö . /..., ; , _.-/ .J!;! o I __ 0 · · " ~- '" ' , " \ "CS "€ '" ~ / / . '" ~ / g HI · / > ,,¡ · / ' t:Q ~-g~ /' - o· g , ~ ,ê' " / ~ e" · / / / I ... , ~ ~ I /' .... I / ,885 / .... :;¡: I ~- I \ ì ... , C, I I. ' <: /',...¡JiI ,1- / ~u ~ I ~ I- '-] il:t ~o¡\:/ u iii ;¡ 0 1.: N ¡.;:: N "'~~ ¡j .... , ~ " o"",¡, .. to-; ~tJ C'i I }t}Ol¡J ~ .,¡¡¡... <1; (¡¡ / It') I o l!!",ì5 I~ / Q ",Q~ <: / ~ u ~~3 1:¿: .t::. . <: s . 1ä ~ ~ (,;1 cu __ __ __ ~ _/_ ~ __. ! It ~ :, ..... ~ Ill) 0 ~ - 0 ~ -,ß!_ ~ª i' ~ ~ / 1:<: ~ 0/ \~ ] / w ~ \" / I' l:Qoj '. / Cl)~ , . '.. ..-.' - ..... .<: ~ '. J.oø., f · " w - " > . 01""1 , ~ _ ' toM! ~ \, \ " _,,,,,/'" " \\ '\,'........ 4;( ~ \. \ \ "-\\ \.,,\. \' -... ;', '. ',', '¡ \\ '; \ \ í ~ ~\ I U· '\~: ~ J .. . ~ " r ~ \~ : \- ' ... '. ~ i j:¡. , I w· 4;(\ ~ Ei~§ _ \ \ 8'1 i . \, -.;, . \ \ W~! "\ ijj¡, , / 0 'æ ¡' ~ __¡--__ s:t , 0 tJ -" ' ... .( .... \ ."" 1 ,~'" '"ð I ¡ ~~ '¡ ~~ : QÈ~~' IJ '¡ Q~~ .a \ 3'" 1 -;1 . \\ I 2) ~ ~ / ~ ~ / QJ / ( \ -. ') -". --,," - ~ \ ~ "'- .~.\ j I / E . " \ <, /' , / ~ " ~ \ . ¡.; i § '. " i: '. - . I : i ~ 8 .. , Ii ; ........ J ~ ~ s. __ 010-" ______./ II ~ ~~ .,\ ~ t; ~ 4;( ill ~ ." J - I" ~ __ _,_ ii - I _"'_ J1~ ! ¡g , " " ¡ ~ ! . L III ~ - "" ". ., ¡ !; . ¡ I " " ; , .II !! : , ;, "", ø b "' . "." g. . , , , , ' , , , , " , 0 ~ ~ ~ ~ ~ ~ õ æ ~ ~ J; .. B X ~ @ I¡ I ! \ I ~ g .~ , Iii I), · "'. .' ""~ ,,! .! \ .~ ,; >. . .. 0 " .' 8 -¡¡" : I ....J - ð:: a of 1 , ! I ,," !.; .. " " " " ._ 0 ." · ,i! .,1',/ .;;w,ø O¡' · 0" "",". ·z"' . ~'>' ð: ~~~ðt;¡0"'''''\ ~o·· 0 1;:'.' v'" " ,"." "" '" , ¡i"i""" ,wH ,i ", ~ . . > . , , , , , , ~!< .. '" ,,' · · ~ :l · . '" '"'' · ',","'"9". ,,,H -. · > w þ~ ~ " ~ if õ~ I =0";' ~ 8 C) ~:i ~ ~ ~ u ~~ cwO"'" .z~" . ' . 0 "" g ,. \ ... I I') W => z '" ,~,o " ,,"' ' .E ;;;0 2 ., !;! ~ i:J .= \ . ;5 ·f ' , ! · '" " ~ " (/) o~ '" "t- !Ii z :;;: W '" '" ". . .'" :,.,., ~ ~o::<~ 8 ~~i'!~-,!¡!e¡~w";:¡ · !i! ~~ ~ " · " , > , , ! , , I , \ · ; ~ j: v. ., 8 , U ¡ ¡ ¡ ¡ \ : '\ J i ~ Ililìl · jr:lc \ 0 \ ~ .,:¡ . \ 0 ~ " . . . ' " > ~ '" ' R j¡. , ~ . . ! , ..,:¡ ~ ~ ~ x Š wag ~ ~ ~ 5 J ~ ~ ~ ~ ~ u u ~ < ~ w ~ w ~ ~ ~ ~ ~ m ~ ~ Q ~ ~ 5 ~ § u ~ ã ~ ~ 00 u ~ ~ ~ ~ ~ "'" \ "C 4'fH" \ ¡:: , ~ J / ~ (.:) / rJ)~ " ¡-I ,,¡ ~Ø-4 _ :> û! .,...¡ ~ û ..Ei ...;- ~¡¡¡ ; ~ ~~ , R·· _.. i ~1~ " 0 þi '!! ',,' ..-I 11 I " _, \_ Q,g,E '. ~ ~ ' ~ ~ " .",... ", _._ Q ~ i ':.. .,.r - 0 ::¡- . Q~ ~ ..... J~ ~ '- \- '-.., _00"'" ... '::> ---, r:; , ....... 0 0 .,..... U , ,"" f..t . '. _, _ "" ;0,'_ ", ....,4 '- "-, '- " ~ __....<L " ....0;' '.,.~ " " '-, ¡: ...... ...... ~..."b" J:I' ... g ... 0 J 01~ - to 'i. ~ --~ --~ ! I · '" '" I I ... I I " ,..,', / . ~'. fI~' . · > , , __.. ,,__ I I " \ .. ~ 'Ç"'" ~ ~\ , . \ ,. .' \ \ ÖOELI- STRE(T ~ ~ .. . ,~ : , f" ' ",' ~ "I " " " " ¡ ., . ' , ,,.,_._.J ¡ ... -'" ~ .,. ,~" m' . -.. " " . , ; . . __ I - . ~ . . ,. ..... /, ' , . ' . , "" , · -, , , . I · i / s ' ' , : ¡ \. í ; \ ! i -- --;" - - .;---- I § " . '" '" I : " .,'. i " \ '1 l · " · . ~. ,j" ,~ .. " -' ,~" .~, ,~, '='. ' .,. - \ ' ;" 'Y. '] ¡:¡ """,-,,.' I', I d ............. \ ~ '.,. . ...' I) i " I ~ " , . , \ .', {1' ".\i. \ . ../ ~Ii ~ , ;1 I: F;:ã~~~:' fl1i fo / \ ' , ; . . .,. - ~ . " \ .' .., ." . '.'_ ... fJJ'" co , . ... , ,~ .,.,,--xc. ~ ) \ ( ( V -; ,-/._~-::;;::~~,,:CI!'? JI ]! I \' I ' " ,//.,~.. .. '-"..---.'.--_"! , " i I 'c/ -,:.. /J((í/i~ " ~ ~ ¿ 1\ I \,1 ., r ) I .. A(' i / ~ " ~ \ I If / ./.. ! I v' :D , "- I ,_.. ...'" 1, .~, ." ¡ ,r (> '! 'i'l I \ I ;-" ... 1/. FjJ Y... ~ g ~ r- ~ 1", f \ " ;, .'. .',. . '" ~ ::» .", 'I ' ' .... ... I , , ' . .. , , ~ 0 1 i1' II." , " '¡ r' ¡ /' .' \., \ ~; ; ~ I \" to I,:'! \' \ ~'. · , ,..,. 'I,//í'; \ a...~y. · " , ,J W ' (. , ,\' ... , . g ,) I!. I[ ~ ' ' . ' . f i , ... \ ". \ ., ¡, ~ /______ I Ii' ( . I I' !: ' ' -T ¡¡ ~ - 0 .m:;: · ... .' · - ,. , .' Î" :¡, ~ZN · 4' 1 J " ' ,! / ,; , , ì' ;a~::; å ~ I \ I \ '¡ J " i \ \ j j : t; ~-g~ .. ~I -, \ J " ,!' ' ,GI -0· 0> Ii"" \' .! ii' ' , ,: "~_I .; .....v C , ill \ i OCI \. ~ . 'l-- .\1\ " / / / í ;' ..,; í f i i ~ ~d .' \. ", ~,~ / i" /! fill // ,/, /-;''''/ .' _,.. ,." .1" ,., .,(+,.... , .,' . ~ ,,! . .! !! ,. ( I .. """ 'ð! \0 I ft')w/!Slj/j' 'J I' . \ ¡ iiít 'k iª l ..f;/;; I, i I: 81', ~ ' ,~I J I, " ' - ' ~ !. /: í /i /11,\, \L...... .......... ~-------- ÖJ 0 ~m .5 L1J 0:= ,~Z '(,!., '" .., 0 ....10 w x z w ION Õ ° ° ~ z ° ew1'6 2'" ;:¡~ :;~z b · ~ _0 . , , ' . ' 0 · ~ Of : , '" ,!" 0 ' " t'! (J) c~ 0: ~ > ¡¡ ° ~ ~ ;¡; g¡ ° "fo ßwÞ!O:.Jffiœo.Jol'! ~Ir<f UI....~I'¡¡j~~~\'j5;:¡ / w ," < · · , ' · 0 , ' S! :r: ;!:<= " ~ ~ w / q !: · ~ 00" I 0 · ' íJ8Ú B, ~ @! ¡ I ! \ I ....~ -----/ I ! ¡I) I ' Þ ¡¡ J œ ¡ ~ . 0- ~ ~ D _ ~ 0 ° ~ ~ x ~ '1 ð ~ ~ \ ,,'0"000'" ' ,ct,O,,·,o" · , ' , - 0 ,,-,' . ...,...'"' ..- ~ ~ ~ 0 w U - U , " n. :..::a ~ :z .... / L&J ...... 0:( 0:( '\ . . f ~ " ( '" .. -.---,- .--"'''.. 8". ., / , / "C \ . ~ \ \ CU \ I"~ CO J \ "..." Q . \ -. .', ,,,,. \ _ '\. . ,",::J. \ \ __ "' CU p., .ï: , ' > \ --', '" ...... ~ ""'<',,,,", ~ " ~" , \ " \ "<" : ------ - - - ,.. ------ - - ,/ d ~ ~ . þoo( / " \ ...;- ::~ ~ ~ . "" \ C ~ ¡ 'k \ :¡ .. ~~È . -,~//" s+ '.'. ) //,~" _ j í . _, /_/ cu ' / \ I> ' ,_ \ cut; ____ ____ _ \ C1 ; ~ ----' ~ ..,,,, ~ , ........ 0 ,______ U < ~ ~ J 0' \ ~, ' ~ ,\ -, - ~ " -- ' ~~ '--- "- ... ........ "- 0""...... , f- . ,tI 'ãI ';; çt~ ~ ª o~ ~\ "N\ ~ ~ B . .", ~ 0'11. --~ ,.. " . II .I . 'J ~ ~!X)~!i IJ d _ : t ' ,. . fi¡ ~~ . _ · ,t1~ ~ !!¡ ,~ f! ~ ~ I' < ; _' .II I o 'E . : u , .~' ",,' .::, o· · .' ~ o · · ~ , ..,.. ,~,''''.' ~ . oo! ~ ,'? , '" . , . .... t. ~ · " ~ , \ . . 9 . . " . --,'.. . .' - ¡j'! _~ __ 'ê? " ' . ~~ ,Ç'--=". '" , . =- ..;' ~-C-..- __.~-= _ 0 "I -~~ ,~~ ' . ," _.-'--.- -' =_r'---J · ~¡, _ /_ __ \ t: ..' -- ~'~ ,_.' . ". ~ ,~_," ~ '0' t\J I ¡;;d ç> ~ 4 ~-D '&. :t,~ ---........ ~... ~ ~rQb'6 ~ ~~y~ ~ _ ~ r.1 o lÕ "ttI -.... -.... g & e¡ ~' ~~ ; ~ ~ 'œ , ~ ~ ",~ ~ ~ - "OJ I'll '" · ". a" _ 0.0 ., . "~ .. . g~ , ¡ " ~ - , , _w01 w x w" t! ~ ,/ " \ ~ J · z ~ , , , , 0 / " . - 0 '^N ." "." . 0 /, _ ".. . " > >'. > /, - '16 , , '0 . > ,.! / ", \ . ~ '" '_0 > . >, .. "'. /, g ~ . . ~ .. . ! , . , , , < , , , -<- . '" \ .... -" '" '", 0" ! , , ¡ , · , , , 0 0 /" 0 .. f!(/q I~I / \ t ~ f5 ;~ 0 B X ~ @ !¡ ~ I ~I \ ~ It £:) · " 0' I 1 I " a 15 ,£ . B",§ . . "" "" "t1 / . , = ' , / , Q J ¡, ,. '- '. " "" '" <'<', - " , "0;', " O. 0«,",<><>,< , . \ ::> """"!"" <I) . <;~I~W>-\î!"wz...." \... II< '~!;!"~""" \ f¡1l. ~ "IH"'8B". -<:> . .~ . ~ '.'... . _/ " '. ...----- "" \~ .. , . \ ~ . " . \ '-.. "'-. . / \ , '" . \ "" '" '" . .:.--- -- ~ / ¡:j ~~~ -- / .... \ ~ - ...----- I / , \\ ~~~ · ;1 I -a ~ - - ...----- "'--< 'I GJ J ¡ \ .~ / I a 0, \ ...----- -- . I I 15'1 j ~-- .. I. I ....O¡ "-. \-' I GJ.I; /- ,'o~ . I ~~j \ "-¡;'. · I 0 ~ ~ \ ~ I. \ ~ I § ~~ I ~ ~~ \ < \ 4 \ J -~ I] ---_\_" :/ ~ '\; I I -- \.... . \ '\ I ._,- \ ", " " . · \ " .., '" I n .. ~ -....,rØ ", , I ~ ~ , " . \ I - ~- ~.~~~ \ - - N' ~ ,\ ' \ '. \ \ \ .. .. \ " \ \ \ \ ~ \ \ - iì ¡-...¡;. \ -, \ \ \ . ' -- \ . \ \ ~ ' , \ ~ \ . I ~ , ~ i B J ~ It fI J ;~ ~ ill :J! ." J !~~ ~ td fi! !- '::: fu J ~ .91 co ~ ~ co ';. u ~ ri ~ '91 - :D- ~ ,Y .... è "OHI QJ .- "~" ~ ~ ... '" § :;: ~ ~ c ... '8j ~ ~ \0 - 8 to - ~ ,ll" ~ ~ I') 'ê ~ ä - a... ~ ~ " 0<1 " ~m; 59 <9 " 0 z:õ\", \j~" . , . .. d007 1 ~ "~I ' , '.. .. - - ,~, ' "".. . .. " .. . 1;1 , , ; .. " " , .. ,,~ . -0' ~ ., ". I .', .. ~ ;:: ¡" 5 " ""j , ... / .. ';" , ~ , ,~ . '.... ' , ., , _ ,N ,~ _ ,_ , _ '~'", ~ ¡ , ~ , , ,., ~~.".t- _ _ _ .. .. . , , ~. .... ¡¡; '" 1 ' , ,_, . . , . '...- ~ .. '. '. , ! '\ '.1. , .. ", " .. - - ~ - -~ . ---- .. .- , .. " " .. . .. '" ", . ,. ì _ ..~_ ~__--..-" ______,,, . ", ---- I '6 7., ~, __'_-- _~ _~____ .. ---¡'=-:-,..--"-'- -\-/- l-, -= ""'= -= == == == - - - - _ _ _ . ~ ~/ \ \ g . , \ b ~ 0 \ '" !5 \ ::I \ \ ð ",'" ¡!: I \ \ b ~ g~ J ~ 0 ,- W 0 I \ '" en Z IN .-.. ~ :50 ;:h~ \ \ ~ ~ 19 In "- \ ~ ~ ~cr c b ~ I~ "- --------\ ~ ~ (/) g:; .... "- ÕQ:<~ 8 .:; "- :r: W >,lL. co J: ;t:'= ~a "- .q- a. o~ ~ "- - 8 g !:§ " ----- - \ b "- - -- \ "- - ----- \ -- ----- <> w <> \ 3 ~ z P'(j - 0 ~ -< -- w x ('j w ¡o! \ ----- \ Õ 0 ¡g ~ ~ - '" '" i5 - ~ ~ ~ ~ 0 ~ ~ ê Q) J \ ------ \ z :> 4- \ ::i if > ~ ~ 0 « ÇQ'