HomeMy WebLinkAbout2002 [12] Dec 02
I I
,... .-. .. I I ' it:gióf.st..7o.5.~1'lj,
I " c.,,,,,, ^~!' 'WI
p,o, ßOK 668..1. . I I I
SI. Joseph. MN 56374 I
I (J20) 36:1-720 St. Joseph PhumillgCommission
Fax: 363·()342 December 2., 2002
6:30 PM
I Cl,mtkl !, File
AJ)MINISTRATOR 1. 6:3QPM- Call to Order
I Judy Weyrens i
I 2. Approve Agenda
I MAVUR. 3. ApJrove Minutes
Lllrry J, Hosch ' 'I
4. 6:35 PM - TomBorresch, Discussion proposed. expansion of MN l-lome Impr
I' ('''''Nc'unns 5 7 ()·OI )M 1· II' ·11 . 12J' S" Y·· ... 'I) , A D
.... .: -. )U) IC canl\g, 'ool, Ign anancc,. alsy . ay
It,,hl.IISII I 2/'" (' i Stl" t
. . . ,1 .c<. ¡tr. rcct .~as·
Cory Ehlen
I KyleSchndder i Pbl' II . S . l'r] P 'M'k DM' . SU .
Alan R:lssicl" .. 7:29 M - Pu lC . caring, pecla \ se errmt, 1 e eutz, ml tor age I1Its
. 7: 7:3QPM - Adjourn I
I 000 OOcJOOOOCJí:JO DCJCJL1L.1 OLlClLlC]LJLJLJ c:JDc:JD DOOOLJ LJ c:JCJDCJLJ
I Joint City Council, Planning Commission and EDA Meeting
..... I December 2, 2002
.,., I I 7:30PM
i
1. 7:301PM-Madison ParkPUD,Concept Discussion"
I 2. 8:00iPM-- Discussion on the proposed Comprehensive Plan
I·· '. '
3. Adjourn
I LJLJ LJ LJ LJ 9LJLJ LJ LJ LJ LJOLJ LJ("]LJLJ t:I.~ aa aLJ CICI ClLJa a ("] aa t!a aa aaa a
I I St. .Joseph Planning com. mis.sion r
: I December 3, 2002 I
6:30 PM
I Thepurposehr the meeting iSh> continue reviewing the Zoning Ordinances
1 .. . I .
CJa~craaraaaanaooooooDDOODDDOOODODDOOOOOOCJo
I I St. Joseph City Council
I
i, DecemberA, 2002
I i I 7:00PM
1. CaUto Order I r
I
- '
2. Truth in Taxation Hearing
- . 3, Adjo~rn
I I
I
i
I 1
I i
i
I
I
I
J
I
I
I
I
I
I
I
--.
I
I
I
I
I
I
I
-.
I
-
I
Ie I
EMOMNDUM
I, ,
I
, November 26, 2002
I 81. JOSePhPlanninl Commission
I
; Judy Weyrens I
I '. i
i
Tom Borresch, Bupding Expansion Project
I i
Plea e' find attached a prop1osed building for Tom Borresch. The property is zoned aslB~2 Highway
Busi ess and the proposediuse of storage and warehousing is only permitted through a 8pecialUse
I Pern it. Therefore, the Planning Commission cannot approve the plan at this time, but can comment on
I
the c nceptplan. The hea~ing will be scheduled for January 6,2003. In reviewing this plan the parking
lot ill also need to be dis~ussed along with the exterior requirements.
I I
,
,
i
I
I
ø
I
I
I I
'I
I
I
"
I
I,'
,
I.
I
I
J
I
I
I
I
I
I
I
--
I
I
I
I
I
I
I
-.
I
\I '-'
~ ~
z ~
~ ~
o
'~ '~
..1'11 ~
,~11t rn.
~ ~ ~--
-0 OJ ~..
~l ç' 1/-;1.)
o - 11~
<: q ~.~.'.
n1 9Ó"
, ~ 0] ~.} ~
I'll 'S; . f \ .
Z' .¡.c.
:-t.. 6· . 07
rn -;J> VJ
v' Z ~ >
. G') ~1" ~
~ Ul ?:-
~ . I lP
~.'.~' C) .' r i
3:. :v-
% VI
. lJ'I
~
Ii
t~
Þ ,
~
o ~ 1<
I~i z
.Ji 1; j' .1'
F~' f ",
I-II .... .2......_.~. Y·,.~ 5."Ï"'\ ..I/'Þ.~.·.
. - I ÇI iì' . ~ z.. IV . 'S r~
I I tJ0 b" < L 'r' tJ (V J) R'
. ..ÇP.. [g 0<.]7. . ~ t.. '~.'~' í:.01'J2
/lò . I f-)tJ ()) í , . ~ ~ ~
\) I lS.e.. r ~ (f g ....If'.; .I'i~t'\. J tr<
rs .p "í I-'\V 0 '() tfI tr
.".... 2..'" "V . "'}i ç Q
· ... .' (9
. .1:::>.,'. ~ í" .. J
·~.W···\f! .. ~ .(j"' '" "'". .'. o..[ " ..
a .. n·...j \, '\ I ~. (P.CJ
'. 9 ~~2..' ~\ ~. ~." ~ ~
."\). 7'.. Ã). '. ". I$>~":Y í)
· ~ 'vi .
· -', ~~: . .
tsJ
I
I
! ,t___-c--J I
\ :
, : 0 66' 32' 1
\ ..ç-'
. .ct '?, D, '
, f : 0, '"..e- I
I: ~6 0' '
I '"' 1'>'
. n. : E î·, 4 ¡~ \ ~ \
, ~ p > \:) '"
:-l- r~ ,1
I
: I
, \ r: :
.,' 1 r I
.... I' ~ ;:;.
'" ~ '
: r 5 i
I ë;; :
I N~ \
, ~
~ \ ç I
Z ~ I
, -\ I
~ I ~
() I.. I1't· I
~ » [ ,
~ ,.~ : ~ g \
~ ~ I r/-- i: :
-0 ÖJ "'0' ,z. I
;>0 c '\,..= í...~
o _ 'r ;.... 0 I
< r:; n t:. · ç. I
n1 --. -1''1'' ~
~ OJ 8'<: - '" -' VI 1
n1 C "'.,~ 60' I
Z ¡:: (õ ' 2.5' 1
-I a tL
lP Z p Ii'
^ r;O'
~ U\ ~ ~....I
@ _ if'
q¡ Z
~ ",'
!:: ~ 0 '
z ~ \
, z
S I
,.' ~ '
~ U1 \
~ .~
. r;;O ,
-0 I
, Z~ \
, ~~
;0
::< :
I
'ad ¡!lij
>, '0-= S '.,
Q Q :) ~f.) 'J..Q
. . 1';1 ',(jJ o,¡ ':t:7.
"~'''''rJJ ,.r;..¡
= ~ ,..... ~I...c: . ¡::
~ ... Sh.... ...
-~ «S.. !: O'4-f .0
ø. ~':; ~s... 0 p
q;¡ .:v¡,...~ 'fJ f
:¡:: ~ ~. 0 ~ ~
.µ h':: ,: 1 .;
...... .t! r) í) <v
ca ~. ....J.' ~ ~ ~ ~
:B"'J '.> 2';';; I
. '~-:v oj[ 5.01 .... c::::)
~'È;H' ;;;'
<tJ%;. ~3 'L., Q)o .'
>,.. ;. ... '0' o,¡;:::, '. t.. ,
-- ..0 c" ~''''q. _. ..'
'Q) 0""0 "..c;..... _ CD'
s.;¡ '.:':j.,c: Ä' ·....·"'5!a...
IP.':; :::I'._"~,-< '. Z'tlS
,..¡::. ,~', ::d....":!1 ". ~
ü ~'" Õ~'" 0 .
Z .
0::: U. .. ú)
W. t-
'W ~ ~ z Z.
Z <{ 0 . , ...,j.
u > r----- ~ ú) LLJ .
ZW~OJ '"' Z
W ---.J ú) r----- ( t'\ ¿
=:) OJ '-J LLJ 2
---.Jos I Z > ~
<{ rn CD 0 . O· C'\ :2:
0::: ~n .' . -r- ~~3
=:) Z W . -I 1'\/..1- <~8 ....
f- - 0::: ex) ULQ..,.-~"K:Í'~~ßß_
( .'1...... W - ". . '. .1.. ~.. . n.:.·... :......... ·.>··..l~~I;~:,.:."."-'''''._'-''., z ~ 0 !.!) !.!) ¡....
"'-:"f- <{,.Qt. ."~~«'i.L...I' . ::s ~.~ ~ ~ ~
.-;.--................ t/l---.J.····.. tf) (Ü". 2···· ú) (L 0 > ~ ~ ¿
··Þv'.·. ./ U '. . . !1-1 0 UJ ::) ::) <i"
~ ~ . .. c~~~~~
O U)lL.1U I
f- 0 ~ l---: .'. Ð I ~ ~ ~ ~ ~ ~
U) N =:) . I LLJ ) c u..u..u..~~~
CD <{ --I '. ?: ~~~'<tLOU)
Z N W :):2 . t- ~~~~~~
8 . å)' () ú) ~~~~~~
d ,,'/ :r: _
u:.. -, u
ZUJ Z -, IL
2 ~
-A". 2 If) . ~ iE
"4... 0 ~IL ¿
c§ IL 100
--1. 0 - cc
. .' , .'. ':z lY) II II
\:. ~) II
.:'~.- 0 D
¡J) ,..... « «
d.,.J 1-.1 O· 0
.r, «
~j....J . 0 --1 --1
--1 0 D
LU « z
> LUç ", .
. - ::¡ 0 "::> .. J
' " .
.
>~'-~%,' . . ~-"- I.
"". ",,--, . .. . . . "". ..' ".
...'_---:¡j; .c~..', :~ ",
- .' '..
'- ''': "
. I- .
- - - - - - - - - - - - - - - - -
,------------------- I ~~-
I I .!IS';
I R - ·
I i .~ . ~N~
: : z*tO ~11
I I 'i ~ 'I
: w : ~ ~ -J
Z ~ -J
~ I !~ ~
I >- 1 o:¡::~
I ~ o~e
~ I ~c
I ~ ft I
100
1 ~ m 1
Q ~ 1
I [{j I .
I ~ J . ~
I 0 I J U .
I ~ I z ~
:~ : ~ ~
r I Z d)
I I D \-
II=:! z
I ~ ~
CO ~
1 ,0£ ,09 1 L- ~
I 1 ~ >
I I ~ ~
I 1 CO 0-
I I a¿ ~
I ¡ ~ LW
: I < ~
I 1 ()
I :c
1 I ~
I I Z ~
I I « ~
. ~l ~
: I OL ~
ft 1 .~
I ('\ e
S I W·· ~
I 1 ~
I , ú0
I I
I I
i i
I 1
¡if
I I W
i i i
I æ
I ft I
I () 1
1001
I 1
I ,Z¡: ,99 i
1
I I.
I r------ I' '". 8 . . .
I ... N ,.,
I I 1
I I
I ' « 1 "
I W (') I z
w: ~ z æ
u 1 « - .~ 0
I Z I 0 I ~~o
I W' Z ~ I "?: ""If'
Ill- I w ::Jêo I ffi :I~~
1 Q OJ 00 ...15-0)
o 'Ox <r:D~ I
, Z ' (') ft 0:. co
I (!) 12 -I")
I' ~ 1 êo z to '0. ~~IXJ
if): 00 ~ I ::J !ñ 3.~
X I X if) ~ u~
I W: N X ~ ::J.t:.
, I I N""\ W 1 zCQ~
~ ,-) I eN
I ¡ I ~
I I I
. I L_______~~ : ~
- - _ ..Ir- --------~ . ~
. !. .
- - - - - - - - - - - - - - - - -
......:':.
- I
-
n ~{\J
.
. C\I ...
- ('t) D
UJ ~~~
z*~ {\J
O~
cÇ]
;1'
~-~
~.. C-U
~
::I
::;:¡:
E (D &i'
"'D~ C
o:I:: .
u::Z: E
:::::EC
. ·
~ .O-.tL .O-,L .~/L OL-,9 ~
... ...
... ...
!
J
·
"- " ::i
- I ..-
0 ~ 0 ::?i
8 .
I I I U i
in c!3 in
I . ~í' Z
· I N;I:W . -
0 -œ::¡¡ 0
I {~~ I (f) .,
to I I I to Iñ
-0lL. <!>
I ðL______J
· I z-' J Z ~
0 ::¡¡~ -
I :3 0
Ù> 00
I U¡¡j ....J Z,
I -
::J lU '
0 I CO 2
I
to .-. lU
z ~
I :IE I >
I 3 I
· 0 - ~
0 I U I ::J
I
to CO
D-
.> n¿ 2
f..-"'- lU -
I-
ÌD .. :2 UJ
,ªíñ' <( ¿
I ou'
a"'"
· I co. . 0
0 I o.
I I 5~1') I
10 ÌD Z :c
z 9wÊ.
0 W « Z
I z::l ~UJ~
· ~~ ~~ --l ¿
0
I I t:)~ 0..-
to ~'-I 00 ¡...-o .
U¡¡j ~êfu E
~~ 0
z
.
· V) 0 0::: ...
0 za I H
I t.:>Q. Ñ ë'
'" ~~ c 0 a.
~ 0
./
-1
LL ~.- -
.~ ?
0
I
'"
·
0
I
'" I I
I z I_-
a
I zj I · t
0 ~~ ~ c
I -,w I 'I:
'" 00 0 'io i
I U¡¡j z :---+-
1iíñ' a
I ~~ c:~ S
0 I V) ~'f I · i
za 0
I t.:>Q. t-ID I
to :JQ. to ~
<0 ::JQ.
t erE.
I w
· I ~~ ·
0 0
I I
'" ~ iø
iø°
I r------l ~~
· I I 0:: I
0
0 0
I I I 05 I
io
I 00 I
= . L5 I
NIW
"- I -0:::::' I I "- ~
... {~~ I . ...
0 I -0lL. / 0
r-
I I ~ ...: £'II rri
in in
. 1" ø
N Z
"- ..... ~
,-.,
... .llt 01-,£ .0-:-.7 L ,- UJ
WO....
Z~O
8~,...-.to
Z -.too)
UJ 10,...
.0- ,09 ~5~'P
m ED
~ Z LJrt)
_~CO
;:)~3-
n: 010
lñfJ;:)£
ZeoL5
ON
~
Z
- II
,
~...,-
~.~ -
-~ ~ I ó ('()
().cD . z
.::::S oj "'" .!!Y)1j
cD1 ~ - .
.'":1 - ~
_ U1
q) Ç) J~
1\2 C\l
- C(~
'fi ~ <9]
rf}.Of. ~H
.s - H
D _ ~
c u
~ ::i
:E
EiU ~
"U 25 &:
D::I:: .
u:Z e
, :Eo
~ ,
~ ..-;-
~
H ~
1] H
1]
:i
. ~
U £
Z D-
IU
- 8
(f) ..,
(.!) Ii)
z tf)
-
D I-
---! Z
-
:) UJ
I [!) ¿
~ UJ
>
- ~
:)
[!) (L
~ ¿
UJ -
~ UJ
<{ 2
,
~ , 0
~
~ h11 :c
H Jj
1] ~ ~ (f) Z
I
'f- . z 2
:J
.0 0 G'
(/) E
D
I- z
...
<t: if
> '[
a.
W
~
W ~
&:
:8
a.
'¡:
Iî
c
&:
0
:i
i
Œ
~
I
..: N I'i
- :,.\
~L ø
~L z
~
"<t- W
"<t- WO...
zœo
!- ~~Q:v
CIJ
L5 W...JIl')O)
:J "
~g~!
~ z ¡J'r')
_œtO
:J~3-
œ ull')
tño::Jr::
N '-'
zCC~
ON
~
W
Z
. .
-
Q
~Ó"¢
ZZ
i ~!
(\
C?~
".... «i>]
0 .!-~
Z·
::i g - u
Z<
~Z Z
:3 ::1
00:: 0
Ue -
oz -
1-0 Z I-vi
~~ ~
::J «..;
of3 -I
0 .-Jz
~(f) U
:S::J aJO .-J
a..~ Xw «
N!<
I/) ~~ I-
'I/)W
::Jw a..~
0::1/) I'):S Ul
1-........
Z
-
. :r:
Ul U II;..
Ul Z ~
~ -
Wo ...,
Ow OJ Iñ
-æ cr::
OVJW <.!)
:!£ I-W0 I-
W Uo:: ZZ0 Z
go -O~'""' ~
u...w 8\:5 ~ w
wlL. uwl/)g -
0> Wo 0¡:E: 00::1/)1/) 0
I/)g-locD:: ffiG¿:r: .-J Z
!::!<¿o:r: Z0 w<u. C)
¡[, ~ u... u æZ0 01/)ZL5 'z - lLJ
1')1/)L5!< L5~~ ~o"O........ ë :::J 2
O::ZI ~ lDæ~ æ 0 ~ (!)
Q:::EI-~o ~~...~ ~~
O::::J . 5~1D IDZ'ÑO wo lLJ
W-I1/)01- U~I/) ~~ o~ !:J >
~8~zl- ~:::E""""
9a..~ ::J¡='i<1 0: ~~ I- ~
W 0:::J::J 0 3
W-l ~íñ
1-01-<2- ~~~ ~83:!< ....0 00: Z"o ::)
::J :!:! Z '""' ffi ....u ~u.....
u<~:¡:~w ~S CDß o:jšen -I cO (L
Z o...Ja.. ~t-:: ~uffi « -....
o-a.....Jæo 0: ~~ ~~S O:::~ õZ ¿
g~g~¡rm ~~ ~~ Z '1-
0...... ~;-~ lLJ -
u (/)5
~\ '>",........ ~ \U
WVl ¿
0:::
I ..... 0
"<t
0::: :c
Z 0 z
0
O. -! ¿
VI LL
I-~ .
E
U a
Z
W
Z
Z 00
0 ß~
ß:ffi
U CD~
~C)
I-
er::
z -
~ C)
::J
{f)-I
-10 .-J
«U
I- z:¡: « 15
0::: -oU
ð 0« U ~
NW ]
1L. ~@ -
CL D-
VJ
>- c
N a
ïi
"*I::: I- 1
to 0:
X
N
.O-.S
.9 .7L C) Z9
Z OJ¡
i5
~ -v
VI ~. I-~
VI U~ -,
:;) a:
0: u Wg
I- Z
en Q
z ;U (f)
0:0 :10
~ð .. (!)
~9 a...z .-J Z
~:::¡; ... ffi
iñw 3~ .-J
Wu ....0· WO...
en o~ ~CJU; « Z~O
~[D CD .
Z xoz r;~~~
::; ~ i1~ ,<"I~:::¡; ~
0: Z-l101'
:;) ~~3 I.&.I:J_O)
a.
~ ~~ a.:::¡;o ~O~I
u.... 1'):5~ m U)
a...U W
VI- a... -I")
0 1E I ~ZIJJIX)
<"I, -Il:
"""..,. .ldo: :J~3"ú)'
..,.<"1
~@ VlW VlW~J,!t: ~ U...
Wz o t:.
..J~ ~u U
~o 0: u~ :J:9 z~5
~~ ¡ ~I~~[D
~ZwI ON
° o :::¡;o:~ . d
:::¡; en. 8
0 !¡:t.! w :;):;)
~5 ~ ~ ~O..Ju .¡J
BO C) ~~81X~~ z
z
za. 3[D~~. . æ a... 10 II
~L ::!O ~ 'CD 0 Ww ;¡¡:LL:
31-(f ~ ~ OW;¡¡:iñ u:" 0: .. · O::J: ,zI
I}; II) ~ ~ ê ....
8~;tiñ UgjZ:J: ~:JI-IX~~
..,. WI- ~u~u NO> I'l ...... i:5 ID~U:i!i0
:;)ZI Æit :;:¡¡¡~L5 ....1 x ~ ~(f 0 N
~U~U 0: 10'" .... æ ¡; .
;?;¡¡¡~L5 w 0 ßøJ,~
z O(f ~e [D .
G3øJ,~ 'ð ~ß z _ ~
~-,,< ~
Š~~~ ~ 01- ~~z 0 I')
[Dz a... ~ z
"'~ [Doc
a.mo~ :S ~::Igs7 .
~::IO:"" U æ2:J:1')
:;) 0 I ~ I- U......
~2¡JC. u:
.
I
r Q "
~.
Q0L{)
ZZ
i~j
C\I
C?.ri'
<9)
.! - II
8-õ
~
::::æ: :::I
~ uj X~ .ri'
W~ r~ OC
0:: (f) Z '-/ "O:J:: .
W D::: 0 Z 8:z: e
~ wø \...::::æ: 0 ~
W oz « .
:I: L5~ ~ ?
w Ie.. W ~';-
C! zO « n
¡¡:¡ WWu... .- ':.0
I- 0 -L rv-.......
~ ~ LL ~
o WI I. w
~ (IJ~ ~ LL ~
N ~W 0 tII .
G:: .J -1 z
~ 0 . ~
~5 -1 U r:
(\ L<. 0 « Ib
5 ~ 8
o 0 If) ~
« z ø
W W ~q Z
œ: .- z¡gï 0- ~
w -L ~2o r-
C! rv- I :I:en~ -J Z
L5 LL --I In- -
I W « ::1::1 Ii; ::J lLJ
~ . > U ~~~ CO ¿
~ 0 ~ CL ~~~~ ~ ~
CD F >- W~~ - 0
~ 0 ~"""~::J
~ m fZ f- IÜ ~
eJ; ~ ~ ^/ CL¿
90.. V U ~
~ x Z lLJ·
J:~ N 5 ° -
cøuj NO U .' ~ 1. I
x..........,-I ~ ~~ .~. ..U,w.
NO xW ~ .Jl" -
"'''' ~~ X "I.. 00:::::::
:.J :..J .- a:= .::::.
0..0.. ~ u. . ... 0
C'oI_ ~ + ~~
~ ~
~L ~.)
v Z
¿
.
E
~ a
~ Z ., Z
~ 2 J
~ :3 !:2~ I ~ 1í
z~O UCW~UO T
W~U QU.J: ~ ~
OZO ~c..! ithFEID a..
~~~ BOR~~~I
wnW . ~w wU
~I~ ~~ <o~~~
crvæ In~ W~OU w
~.......o Nø ~oo..w~~ .ri'
Z~Z ~I . wwlnCu.
wtllWZ ~N ~~FWZI
WZIO ~ "'U~~~U
~~3~ð @ ~~O~~~
§E1~8@g
z 2
2 0 In
:3 æE~ c
o er S
o U oz~ 1í.
!!:! Z2... "I:
:5 W::J... U
U ~ ~6z I
~ < wU2 0
W Z - :J1i;:3 Š
U ~ - CerO 1i
~¡¡;¡~ - iJj¡¡:U 1
m~1i; woffi er
e::- U Z
wNOw Coer
z...... erü:::o
ü:::.......ë5 mcu
8~~ ~eJ~u.
~ Zwo
u.~~ ocr90..
0..C) oœo
In @ UC)t- W
NIO
""~L5 U iii
co er ~
~OF « z
[È ~
g ~ m ~
šJ ö!1......
œ w <0 . . .
C) en Z~ rv- ~ N '"
o W -1W LL
w UOwW W
Ic:: ~o Z
~ m:~~ Z '"
I!: eJ~oCl 2!;
z......!i z rv- 0::
er,w2 LL W
o~ou 0 LU C...
u o!1tg 2!; a:: 0
!t z :I: m '" ~!!t " ...
InWOv U Z "'0)
IWX LU 10"
~U~N ~ 0)
lD~crO .::Joj I
x I~ ~m m
r-¡e~...... 2 wI')
u2!;a:::c:o
~.~3-
~~u~
- ~~~D
- Z~~
ON
z ~ ~
2 ~ Z
. §~: . .... II
.
tf1ô\,Ø
o t- Z
W .~
~ .!! Z ::
~ ~ ~
I-
g~ ~ ~ .
Z!cc -r II:J
1°. .c:£ . . .......... ·······.·.·:·:··;··:·::·:·I:;:·:·¡·:::::·:;:·¡·:·¡·:·¡·:·S·.:·¡·:·S.:·¡:¡··:·¡·:¡·":"·¡:·.·:I.:&::I::!!·:!!:!:!!:!!·:!!·:·.:!!:I·:;::;::;":8::II'::,:8::,::II:¡·.:II.:I::II":'·:II·:·.II·:8·:i':i':i.::::.I:~~ ~ ~ ~ I
I \' ''\ ::::::::: :··¡·:·1:8·:'·:·'·:·':·':1I:8:1I":I:::II:'·,:.·:.'.;":11.:11:8:;':.':.':":.:.:.:.:.:.:..::.:'...................C;..¡...... t;J ~~! E I ~ :j
.tL -g ~ ~
~ u~c
:é
(11 ~L
Zv
:::;E.J
;:)<
5z
Ul1.. 0
l1..0 ~
Ow ~
.~ ~
""l1.. I-
~ w~ Z
g~ ~~ ~ . ~
~!cc U x:
\. .0£ ..................·....·..:.....;..:¡.I.:.:.:..:::¡':::':':':"':':':':':":¡":I":I"'::":).J~ ~ ~ ~
.. ..................:....¡...¡:.....:.:¡::¡..:::.:·:;::¡··:¡··:I·"::;:&:¡·:;·:¡·:¡·:8":I·:S·:S·:·.:..:..:..:.:.:.:.:.:.::.:......,.................. :.J U J :r:\
I·i·:··········· :·:·:-:·:·i:·.:··!··~.··~··~··~·I··.·.: :':':'.:':: :.:........ ..II,....... ...... 0.. ...... , 1'\ '"
~ \\ :::::::: ,.., ;;.;.;.:.:.:.:.:................ ," ,01 ~I ~~! ~ ~
~ - LU
. ~
¡¡¡ ," [Q ~
~~ \LJ
rl~ !:i >
u. c _ 0
.0 ~::)
o lli ~..... .¡jl
. ~ ~. ..... .Q:...~
.J _
~~ ~~ lL OC ~
~~ ~ UJ -
I .BC;················I·..¡·I·.·I.·I.··I·I·.·..¡·"¡""¡':'¡':¡':I'::·I.:J·i.J~ ~ ~ ~ ~o
. . ",.. ,", ,",. ·:·:·:·:·:·:··:·:··!·:~::::::::··:::::::·¡·:·I;·S·:·'·::II::II::II:·&":·;·:·;·.:·;·::II:'¡o:·I·.:·I·,:·'·:'¡·:·I:"¡·:·I·.:·I·,:8,:!·::;·,:I.:'·:;·.:!.:!·:I·:I·.:'·:!·:!.:!·:I·:·:·;·:·:.;.:.:.:.:::..... ~o.. . ~ .J...... .
.......-.. ....:.:.:.....~.~......,.~.~.~.~.~.~.!:~:.:!: .......!...... ........ . . ...... II:J ~ W ;:¡: 0r-
\. ~~~~~~ ~:.:.:.:::!..............._....... I"") '" P .",,;: ~U .J-
~ \ 11 wl.:Jlui ~ . ~ ~.. @ Z
. ~...;~ N1fi{ ~~
:::;EZ..... ..' Z ~u l1li::::
z::; ¿
,Ol .' 0::: <0.. .
Ó w ~w E
· . f-_.
I ZL T" w I-: U10 Z
W , . . g.. ~ « ~.
Z(I1 I 0.. \.oJ n <z
~~ · · W·x ~ 2,.
rl~. . ~~ ~ "ð~
". a .. ."' a z g~
Ow." ~ c
~w Ei . . =' 150
w ~ ., « ~e
'Πe . . z I'w l;
0.. U1.J <a
o~ ~s ~ .. I wà'l
e o~ ~ w
z~ ~ ~
1~~ ~ Ü ß
=Ita 0... ~
I' :::I.I·.·.:.9...Z:.i.i·.i.I·...::.:::::I·:..::~::~:·;.:I·::¡:.:¡.:.~.::,:.~;I·:B:i.:i·:¡.:·¡·:·;·:·¡·:··.:·..:~:·.·:·,·:·I·.:·,·.:·.·:,·:·.·:·,·:·,·:·!:,·:·i:;::i::·¡·:·;·.:·¡·:·,·:·~:·,·:·~:1·:,::·,·:,·:,·:·,·:·;·.:¡·:¡·:,;:8·.:¡:.:i::i·:B::B::'··:;··:B·:'·:B·:.·-:·;·:i··:i··:·":¡·':·;':i:"~:·i::8·.l) ~ _ ~ ~
~" :::::: ::: :::.:.:::::,:....,................. . NI'" P -.
\ w ~.ß
~ ~~,
~ZN C
..... 0
,OL ~
~ ~
< I
~ ," 0
~~ j
J- .
5~ ï
u. 0 ~
u...0 ~
0t::J ~
-:.re: ~
0.. U13!!
g~ ~ffi ~
r~ -
I' .tc:.. ................1.'..:.:.:.:.....::·:·1.:.::.: :":":'::'¡':'¡':'I::¡.:::f"'; ~
. . ········1·;·····;···;···1··1·······.·:=:·;·:;·:¡·:;·:·I·:·:;·:i:¡·:B:·'·:·B:·I·:···:···:·¡·:-¡·:·;·:·;·:·;·:I::,·:·.:¡::;·:'·:'·:'·.:':'·:'·:'·:·B:'·:·:::'·:.:';':':':':'................. :..10..
····.·:·;·.·.:.:.:.:11:1·:·.··.··.·-· .....,.........:: :~:.;..B..... ............. . ,....
~\\ ::::::: .:.:.:.::.:....................... WI "'~ .~ ~
,11 'J..:~~
<I-:J. . N. Pi
2Z~ ~
.OL
.J
~
· u
¡¡¡ ," z
~~ æ
J< 1:1 " _
~2 W z!1¡"
8. ß.§ ü ~ ";-
.0 ~ ~3 Z "'",
Ow ~ o! ~o "' "'....
. ~ ~ Ii. ~u --'~_'"
~. w~ - 'm:. "' 0;0 I
~w w~ ~. "P' '" ID ."'
em ~~ ~ ~~ 2 Z II!::J
~~ N~' g~3~
' .tZ . . .........................:.::.:.:.:.:.....::.::.::,:,:1:'::: ~ ~. ~ ,~! ~ ~ ~E.
I '·'·'·i·;·;··¡··;······:·;:··I···;·:;·:¡.:.:.:': :·:I:·~:.·:::·:::·¡·:·¡·:·¡·:·.·:·,·:·.·:·I:·¡·:·;·:·I:I:·':I:I:I:I·:I:I:I:;·:.·:·.:.·:I:;:;:·:·:·:.·:~: :1:1;1:1:1:1:..:1:.. .I..I.I....!. .;... \ (lJ1 ?I uS 'f ~ 9 Zo ~ (5
! \ \ ~;: : : I··~:::;·:::·:·:·:·::·:····..·······..·,··· ,s .: ~~~ ~tD ~
~ld "'~~ · QI~ Ii, ." ,Ol II
. .
.
I I
I I I
~
~
.. !:- I
II ~
,
I I \~
1/ , I
"I
I ~ ~. ~ .~ ,--'
.) I
{0
I, £ -..L
I a 0
I "{:
.- i .~ _ ~
I y;:p 0..,. ~
I '=>.~ S ...............rf.) \\J (
, ~,x;.).·~
I ...-
_0' ...> ~
I; r.... ';;ç> '-' <:
,* ..¿. ::s"J
. ~ C>,.) ,_
I I '5" I.r)
I -e/
I ~
I I
I
Ii ' I \. .~ ....,-
S"' ð:.. oS
~ .¿ þ
~ p-
I ~
'-..J
.
I' \U I
I I'
..
I \ I
"I i
I I
I
I
.-
I
I
I
I
I
I
I
-I
I;
I
I
I
I
I
.'
I
I
· Resolution PC20qZ-
RESOLUTIONoRECOMMENDING' APPROVAL OF ASIGN VARIANCE
I FOR DAISY A DAY "
I
WHE~AS,DaíSY ADay ha~ submitted a request for variançê from the Zòning Ordinance regulating
maxim '"';1 size of' a business ¡Sign, and, . I
, ~~E~EAS' the apPliœnthar submitted the required site plan and dévelopment application (or review,
WHE I EASt Section 52.14 subd. 12 (a) requires that the area on one side of all such signs erected on
OQ)'iJ1e)'tfrontage 01 anyone pre.mise, shall not excee.d (50 ) square .Iéet. .
W8E, EAS,tl'1e Planning CqmmissiOl\has[evieWéd théproposedvóriances as. they rel~te to the fi:dingS
forgr nUng a variance as defined in Section 52.8 of the Zòning Ordinance, and 0
- i \
I
-- WHE~EAS, the planning CÓmmíssionhas made the following findings relating to the front yard setback
reque t: . , .
I 1. Extra ordinary cIrcumstances apply to Daisy A Day as the Planningç6mmission has
reviewed the current sign Ordinance and is recommending the Council increase the
maximums,ze of a business sign. Further, the Planning Commissioohas granted
variances to property owners inantícipation of the new Ordinance and is requesting the
I same privilege; ,and
I
I
i·.·..· ... ...>
2. Granting of ,the variancewiU not impair adequate supply of light and air to .adjacent
I· propertiés,~r diminish or impair the public health or safety
NOVVI,THEREFORE, BEn; RESQL VED BY THE PLANNING COMMISSIQNTHAT: the Planning
COl)1rrission does hereby recommend the, City Council of the City of St. Joseph approve the following
I variarnce .forDaisy A Day:
1. o Va~iance fr?mSection 52.14s~bd. 12 (a) Business Sign- grantioga twelve foot
I variance. I
I I
I
DAT THIS 2'" dayiofDecember.OO2
I
Gary Utsch, Planning Chair¡ I
I
I
I JudyWeyrens, Administrator I
I I "
I-
I.
I'
I"
-
-
-
I
I
I
I
I
-I
I
I
I
I
I
I
I
-,
íl
,
~
- -
.
I
/'
\ I':)
,y~ ~
;)
,,, 1 ()
'l'~~h";~-~"""~T Si:)r-.
"-"-'*'~~'-~'I -r'" . ~-¡ (j) ;¿S
"~1i..""w"':>",.., £,~rn"~"" 'T "' J,.,. tM.t"'-b .'
It:'" ". -4
.z¡
~ I
-- ~"~ ['~ - 1,,1 "4.:
~ o.
lo~
~\
(Q
~,
<)Ji
Eu ;ld ¡>'1ð- ~
. Dc.ì5j A Dç. ~.
iJ
. ~! ¡
-
';;:t-- ,~
\6 '~
~ '1'
ì
.
~. ~ I
S'\ ~. \
~~
,
~
CITY¡OF ST. JOSEPH,MINNE$OTA
PLANNING yOM MISSION RESOLUTION 2002-_
I
! ' , ' . .
A RESOLUTION RECOMMENDING THE REPEAL THE 1997 CITY OF ST. JOSEPH COMPREHENSIVE PLAN
AND THE REPLACING OF IT WITH THE: 2002 ST. JOSEPH COMPREHENSIVE PLAN, A COMPILATION OF
ÞOLlCY STATEMENTS, GOALS, STA~DARDS AND MAPS FOR GUIDING THE PHYSICAL, SOCIAL AND
ECONOMIC DEVELOPMENT OF THE MUNICIPALITY AND ITS ENVIRONS.
. i
~HEREAS. Pursuant to Minnesota Sta~ute 462.355, Subd.2; The,St. JosephPlanningCommission may,
recommend to the City Council the adoption and amendment from time to time of a comprehensive
municipal plan. . 'i
\
!
WHEREAS, The City Council of the City of St. Joseph with its Planning Agency, the St. Joseph Planning
Commission, authorized the updating of its Comprehensive Plan in 2002; and,
!
i
WHEREAS, The proposed Comprehen~ive Plan is based on local and regional historical facts, trends,
and governmental planning standards; a~d, .
I
I,. ',...', :'", ',' ': '.,'. .', '. '
WHEREAS, The proposed City of St. Jo~eph Comprehensive Planisa dynamic planning tool. intended ,to
guide the future growth and development of the city; and,
I
!
!
WHEREAS. The attached document (Exhibit A) presents the Comprehensive Plan for St. Joseph.
Minnesota; reflective of a community plånning process conducted in the year 2002 and involving elected
I
officials. appointed officials, city staff, community organizations, the public at large, St. Joseph Township
representatives, Stearns County represe~tatives -and others; and, .
i ' , .
,
I
WHEREAS, Before adopting the comprehensive municipal plan or any section or amendment of the plan.
the planningagency shall hold at least o~e public hearing thereon; and,
!
I
WHEREAS, A notice of the time, place and purpöse of a hearing on the proposed Comprehensive Plan .
was published once in the official newspaper of the municipality at least ten days before the day of the
hearing with a copy of the notice posted f?r public viewing; and, ,
I
WHEREAS, A copy of the proposed C<;>mprehensive Plan is on display at the City Offices for public
review; and,
I
WHEREAS, A joint public hearing byt~e St.Joseph Planning Commission and the St.Jöseph City
Council was held in the manner described in the public notice; and,
. " I'
WHEREAS, The proposed comprehensive plan may not be acted upon by the City Council until it has
received the recommendation of the Planning Commission; and, '
. i
NOW THEREFORE BE IT RESOLVED the Planning Commission of the City of St. Joseph,
Minnesota hereby recommends the City Council the repeal of the 1997 Comprehensive Plan and
I
replacement of it with the 2002 ComprehehsivePlan.
The motion for the adoption of the foregoing resolution was duly made by Commissioner
, and duly seconded I by Commissioner and upon vote being
taken thereon, the following voted in favor::
I I
And the following voted against the same:l
!
Whereupon said resolution was declared 9uly passed and adopted this 2000.
,
!
i
, Planning Commission'Chair .
i
I
!
ATTEST: !
i
City Administrator
. ... ityof:5t. Josepli
25 College Avenue
, P.O. Box 668, ,
i
St. Joseph, MN 56374 I City of St. Joseph
(320) 363-720 I I Public Hearing
1
" Fax: 363-0342 Tho P¡,"",in~ · CoJ,;on fo' the Çity Of St. Jœ"f'h sJ¡,]1 ""nduef. publie hoaill>g o~ Monday, Decenili..
CLERK!
, AQ~ISTRATOR 2,2002 at 7:05 PM ïJthe 8t. Joseph City Hall. The purpose of the hearing is to consider a twelve (12) foot
variance on the siZe df a business sign. .
Judy Weyrens I ' .
I
,MAYOR The property iSlegall,ydescribed as follows:
,
i
Larry J. Hosch .75 Acres of the West 200' of the E 631.57' ofSE4N\y4 Lying North of Highway 52& South of RR .07
COUNCILORS Acres for highway. I '. I .,.. I . '. I '
-
Bob Loso St. Joseph Code of Ordinances No. 52.14 Subd 12( a) states that the area on one side of all such signs
_. Cory Ehlert e.rectedonone stree~fr(mtage of anyone premises, shall not exceedfifty (~O) squarefeet.
Kyle Schneider I
J I'
I Alan Rassier The requestfora variance has been submitted by Daisy-a-day, PO Box 148, 81. Joseph, MN56374.
. -I '. '.
I JudyWeyrens j
Adminis1I.tm/ç¡"'1
No"'. .Stat"Iiwre um,moi)od';';ti" to II!1I"OPerty ~wn"'s\Vithin3 50.foet or. vari",,,, 'P0cial We m
I-
rezonmg request. - ' .
j
I i
I
I
I
I
I
I
-
I
I
.'-..."..
. I Of !~
I I
I
I . . '. ::
I ~.4{ I
I~
, . I . .
~'" . \ 0~· w
~-+------
----
.. .
"" /
" "
" "
a.i
:Ii
a.i
:Ii GUMTREE ST. E.
I ~ ...¡
~. I ~ . ~ . ~ ~
,¡I. -
. I II:: &&I
I %omg" .. ~ ~ :x:
. I-
Q:
ð
I ...
~1IillJ . ~~. ",
- I
rTIID W. :Ii ELUST. ~ . '
~H '
. a.i ,
1 i[]]]IJ ~ ;"-
illÏóê3 m~
---
CSAH 75
I tf!/
"Ì\>1~o'
APPLICATION FOR VARIANCE
. I CITY O.F ST. JOSEPH
N Fee $
I i 25 College Avenue W Paid
I P. O. Box 668 Receipt #
!
St. Joseph, MN 56374 Date
(320)363-7201 or Fax (320)363-0342
STATE OF MINNESOTA)
)ss
CqUN Y OF STEARNS)
INle, th~undersigned, as owners of the p(operty described below, hereby appeal to the City Council and Planning Commission of the City of SI. Joseph. I
) Stearns· ounty, Minnesota to grant a variance from the SI. Joseph City Code; (applicants have the responsibility of checking all applicable ordinances
- pertaininl to their application and complying with all ordinance requirements): '
PROP RTYOWNERNA~E(5): Ih¿;wå, ~"-, ,-
PROP RTY OWNER PHONE NUMBER(5):
ADDR 58: .;2/¿:¡. & ~ 41-1-.,. -6'¡·9lJ~k.~h·5h3-j'-l
ZONI1G 0I5TRICT: '
LEGAL DESCRIPTION:
I I --
PRORERTY OWNER(S)' SIGNATU
The re¡ues~s) which we desire for J property i~are in conflict wifu fue 0 owlOg section(s) of fue 51. Joseph City Code I
I I
. I
SecUo Section Section
I
Do 81 '/ of the special conditions anq circumstances result from your own actions (if the answer is yes, you may not ~ualify for a variance)? .
- ' "
au any special privilege that is denied by the zoning code to other lands,
'. ,/0 -/-"
if'..~~..JoV I
~! ~,-
-
,I
I
I
I
I
I
.,
I
I
I
I
I
I
I
-.
I
I
I "
.. I
I ;-
/-t.~
State your reasons for believing that a strict enforcement of the provisf ns of the zoning code would cause undue hardship, Undue hardship
means that the property.ln question çannot be put to a reasonable use if used under the conditions allowe~ by the zoning ordinance, Economic
I' considerations alone shall nol constitute an undue hardship under the terms of this code as referenced in state statutes:
- I
I I . ..
I
I I
.. I
.
I ~hed to this application a~d made a part thereof are other material submission data requireme;ts, as indicated.
I Appl ~ant s,gnature.:;:;d~ ~__;6':L Date: It).- 3ð ~Ó~
Own r Signature: Date:
I i
I I FOR OFFICE USE ONLY
I
anning Commis ion Action:_ Recomm~nd Approval _ Recommend Disapproval Date of Action:
Date ApplicanUPr . perty Owner notified of Planning Commission Action:
City Council Actio· : _ Approved -.-:..- Disapproved Date of Action:
Date AppJicantlPr pertyOwnernotified of City Cpuncil Action: I.
I
I
I
I
"
I
,I
-
I
I
I
I
I
I
I
-I
I
II
I
I
I
I
.'
I
I
I í
I
I
I I
I
I
I
I
~
One ne~i'.f 'I !:;' <Hh (f/f
:,. 6"1<11/1" x 10' ,:II! § iHh.uminaÎ'ed ci:;¡bïlf.l~!tt ~e(? .
\t./·/·: \\ e ('I
. \ t-/í ,,//
0' /
\ 0 "
nl~t!''iC"f9"01W'"
IOAH. It·
I iT1Zt'71'~
!I_,~ ,""'=_
LX i..... "<"....',,,"',....f''',.......,''"'''''.
¡.,
"'~-- ... ' ~... """'''''''' ~_.~'" .......,.
I
I
-
I
,I
I
I
I
I
I
-I
I
I
I
I
I
I
.'
I
I
¡
/
¡
I RESOL1UTION PC-2002-
. ! ST. JOSEPH PLANNING COMMISSION
RECOMMENDING! APPROVAL OF A SPECIAL USE PI;:RMIT FOR MIKE DEUTZ
TO CONSTRUCT A MINI STORAGE, FACILITY
I ,.
~ WHE E!A.S. Mike [)eutz 9f S1. Joe Mini Storag'e has submitted a request for a special use
- permittoconstruct a minÎ:storage facility. and
WHEtEAS. the apPlican1 has subplitted r8quired site plan and bUildin9, plans forreview; and
WHE¡REAS. Section 52.9¡of the Zoning Ordinance outlines requirements for the issuance of a
I spectl use permit; and I '. . ' '
_ WH REAS, the Planningl Commission has reviewed the proposed site and building plans.
I
NO . THEREFORE, BE! IT RESOLVED BY THE ST. JOSEPH PLANNING COMMISSION
THA ,':. The Planning Commission does hereby recommend the City Council of the City of 81.
J9se h approve the special use permit for Mike Deutz for the construction of mini storage units.
_ conti gent upon the folloyving conditions:
I 1., I
2. i
.... .' '. .1 )
.. D THIS 2"' DAY or December 2002,
ATT ST: . ..,' ' . . I. '.. ,
I
I
I Ju(j 'Weyrer\$. Administrator/Clerk I
,
I
I I
'I'
I
.1. r I '
I ¡i
, I
I
!
..1,' I .
I
!
r
.
I
I
I
I
-I
I
I
I
I
I
I
I
-.
I
I
!
. îtgoj.8bJosepfi
25 College Avenue NW
P.O. Box 668,
St. Joseph, MN 56374
(320) 363-7201
Fax: 363-0342
(" í
I
CLERK!
ADMINISTRATOR City of St. Joseph
Judy Weyrens . Public Hearing
MAYOR Corrected· Notice ~ Legal description of previous notice was incorrect
I
I
Larry J. Hosch I .....
COUNCILORS i
Bob Loso The ¡Planning Commission for the. City of St. Joseph shall
Cory Ehlert conductaþublichearingon Monday, December 2,2002 at7:00
Kyle Schneider p.m.inth~St. Joseph City Hall. The purposeofthehearinÇjis to
Alan Rassier
consider. a special use permit to allow for the construction ora mini
I
storage fatility.The property is zoned Industrial and is legally
described as:
'. I
LOT-003 BLOCK-OOl T. J.ADDITIONAND.A SOUTHERLY
I 100 FEET OF LOT-002BLOCK-00l
i
I Th~ request for. this special, use permit has been submitted
bySt. Joseph Mini Storage: Mike Deutz; PO Box 634; St. Joseph,
I I
MN 563l
I i
,
,
I Judy Weyrens
Administrator
I
I I
I.... . ..
Note: State Law requires mailed notice to all property owners.
I within 350 feet of avariance,specíal use, or rezoning request.
,
I
I. I
i
I I
t-
I I
i
I
I
I
I
/;;J I .
I
-~- -
I - -
- - x
I -
-
~ --
I --
--
w
I ~
I
I
&J
:Z
W
~
¡:
~
ELM ST. E. .,
I
-- - -
- - I
-
- -
- -
- --
I
"'::.,1:1' f
W
u)
¡,j
~
¡:
C:
u.i :r
EAST-=-+--11< .- ¡-W511' I
~.() ~
q !
- - - - - - - - - -". -
. .
,
I
en
--i
0 B~b~~ .
0
z o ·",z
-I ~c... [T1
;0 0"'0;0
» N(J (,J",
0 .¡..",.¡..~
-I OJ\) '-
en-i 0 II U
~ 2 Z '" ;0
0 ~ffi N
0 Z ¡;¡ 0:;:: AJ
~ ~ '" <5
" »0 gz
~ :u Z 0
f'l Z z:f n 0
^ Oz :u (]I
(;)0 r ~ 01 L
'" :un f'l »m (H
I on :u o:¡¡ ..,¡ fT1
- cc ~ ;¡;ëñ '> .¡..
";u I 0
0-
< ~8 '" mZ -j
Z f'lZ Z-i
.!!¡ " -iI
:u rm m
0> ~ »"U 0
b ~!" '" z:¡¡
f'l -
0> o :'l '" 00 "'~~CJ»~»
'" ;Ez!;¡ ...¡o ~. .J>.~~ ~ ::;:0
- om
>!J. ..sµ:z~r!;f;i± fT1
-.J ~~?¡; ...¡en
" Io N o~",¡:;: ;o¡:;: 0
0> ~¡;¡Iþ! m-n (]I c: 0 0
0 'fP 5ë!¡1¡>-I
(/):¡¡ -j $:
z ¢ om ~;,::~. ¡g~ 0
C"U
0 ~c:;u(J} ...¡» ..,¡z"'š:: (I)
....
:u wf'lf'l :r:¡¡ N z» 0 ::;:0
'" (H ÖP:U -0 C:I 0
0 w ~fIJ (J¡"', ~ -<
ò OJ ",
~c 0- (,J(J ;O fìJ
ò OZ 0-1
rW zG> (,J['l
on
- ~~!!j m~
2¡;;2 "1]- (,J
0> »(1)
~() JJ Z
W ~
~c
N 5~
- :E~~ (/) C>OfIJ(/J> ~~~~CÞ5 Ç)
>/Ii;!!
~¡;;¡;¡ ~ ~~o~5 o5~ ~~ ~
~~:e .....~~~cr ~ »»»» 0 .en
~¡¡¡ f1J>!tI::1ìt~ "'I1~~r- I I (I) GJ en I
§ ~__~¡;; \Q::!I:!J~CJ¡='" N~ I I I ",
:;! ~~ ~
'" ~rO o -;0:::0 ;:tI01
0 . ~?Q ,..fTlJTlO3:;:Z
0 x x ~ ~ì)ogm"
- . on en
¡¡;¡;g ~:r::-N :-J~gMS~ ~ ",,,»GJO(l) 0
~5;o",,,,:r: ¡;¡
N ë! ;U -" O~wtn~ --";;:jrTI I {;o ^' OZ(l)", - .'
... j!< ~:::f 6f) I~I_Z~~ :þOI[T1Õ~ 0 Z
I II VJc ....õ.-tOCJ ::!;O¡:;j~Z ;0
:u x ~ ~ :8Z~~8a ~ 0
'" 8R O\)O'OZ
, ~¡;¡ Z~ ~o Ni:;-.Jzo .!)j~~Ô~~ Õ fT1 --i
0 ~ £ ~. ~ <n ;JfT1
g ~~-º3:: g >- Z
~ g z(/)x :> ~ ~ ~¡:;: ~. X
N £T1~~~{j Õ ~ ff. 'In»\)
0 :e ~ x _cnæ~g z , g¡> ~
0 0
- ~\S~ r¡~"'Rg ~ (I) ",Z c... 0
'" ....'" - ~z n" ~ ",0", ':l
(ß :> .... g \)(J ~
r 0 f'l~ ª~ ~ o s;:\) 0
,,-
;ocr II a (/} ~ IJ} ~ <8 ;ü (j)
0'"
.... . ;0 " [T1 I
^^ F!ij~ !" ?¡;> 0- ~ I
N ~ Iþ!~ ~£ 0 fT1
-0 §1'2æ :D
o - - ;0
~ . ~~ -00 -< fT1
Z .
zz S;:(J
QQ i~~ z -j
"'''' (j)
~a "'R-
ód »
G)
m
J
!
O( proJKIt Projeot Hømll <1M NJclrna B B r firm "no <II' Md"..
g A c; c;nr I A TFcJ
:jj 250 ST. JOE. MINI STORAGE
:0 "", JOSEPH STREET FR Æ
1: .~". r\11 A HI
" ,........ ,'"',... r-r-.I . II" , ,-___ ~
I - -: - - - -". -
. .
,
~~ O;;CCÞN i!)~~ " '" :0;'" ~<"" 0:í!'" "'0- >~- :0;"- gg~~P; ¡;ì ~~~m;t: ~~~¡;; 0- 0>- J!Õ "'r !jiiJ:!~:O;'" J:!J!~J:!¡; :" i ~ m ::OO~:eUl 8;g~~~~üj~~t5!" °$j~Z~ ON >-
~'tJ§é?' MW ON ~;-" §mP 1'1>'" z '" ,t¡¡:" J::!" oz- ~ ~ ~~"':i:;l .... ".
z OX' ;U' ;u' ~~~ o . [/)zt/'}O i3~ 00' ",' ;;"'5;~" 1T1J'T1_fT10[J) ;~:~~ g~aç:~ ~õõ ~~"'~ê;"'ffi :t::;I ":;1
=,,, VI~::!J;g ~~5i ~g "''' .;-i01J ~~~ o"'~ "'0 cc:: rìJ 0 c: "UC;;o ~~~ffl h§ 0'" ~~~~~ :eVJaoi!ij ;õ:fj;:Qm(g ~;:a__ a;o0 ~'" ~'"
"" '" l;~ c:;u~ ~.0~ ~~;;[ ~~ '" ~~~:;Üa o~ :~~ o -I~!'2AJßc>YJ~O ~~~I11rr1
8~ rrlnZO §2(ñM ~~ õMO ic~ ~ z"!:G~c ~~ "'~ ¡¡:~c...::uð o"U oõ...., a£~rr1z 8iit ~iit
"'niiliit ;gr¡ "" z>" ¡;\~~ ~~rnf'1ð !:1~",'" Zo ~~>~ffl~ ~~~fT1~ -{oona ;ö(ñ ~c ~qz~~
0 "''''''£1 fSfT1~ þJ z¡;¡ ",(J O ZM z G)ffi~~~ "z;:!GJ ~~~ OJ:: EaJ~~~ . õo~Q ~:;Iijjëi~,<g¡' ~ ~ n'" a'"
z'" ~¡;¡g¡ z '" x '" 00'" vs~z ~;; . ;g~~ 3", o-E . gG~J"Rï zu Z 0 ~ a(J ~-:o; CJ:: ZJ::
1'1 r :¡!ð p:j o ;:; 00'" > oj!: ~ ~z z~~~
:0;"'-< ~;o() " ~ "'z.... (f)l)~mz F ~"''''¡; > ~C)r~ iJ!~j;j 0 S~~ ",!;g~j!: ~ ~f(" ( }fT1:egm:;:U-ltf)~~~ "'~,,~z J::
... . GJ;g 0"'> ~~~ "'r ¡¡j~ :i!:¡f
iJil; J<0~º ~§;~ 13'" ~8F ~8¡¡¡ >0°0 OUJ(')Z "'~' a~ ;¡¡p8~ ;!!"'3!UI¡;t;l0¡:jõtJ8 !3-"'¡;f,J ~~
~ID ~~~ 0"'''' ¡:¡g¡¡;"'O " :¡;¡~¡g go g~~ ""':e !!!!2~or en UJ:¡o "'0
01 o~;j\g¡ ",$! ~~ ?1~ 6z~ ~~Q ~~ð '" 0 :í! ~¡;;~;g '" ft1~O"~ ~¡: M~ ~~51 5z0:Z~ að1~fflc ~ a~f. ~~t~ UJ~ ~ 0o:r:z' c f¡~~o> o:t:
OlD ;o:i!ì;~ F'~~ ag~ '" o(J)~~_ °2~::;¡ "'!2 --IO;::!;! Ci7ZG)O ?'!!J:í! :t:=¡$;0J"J!~ üi~ O¡;¡
z!;; ;;!~~ r B§: ;<: ;¡!'" 00> ggQ~~ §~~ß~ '" '" '" :ï!r;;~o :!I ::18ð
>" Õ:i!d 00. d~ ~~~~-~ fi :::tJ$.~ T ::!J ""Dz-"T ¡~ ~~;:! ~m~êd~~~fT\ ê£1 ~~
;¡ [j ~",m~ ¡;j"'f;J 0" z'" ~~~ g~~~ ~~ g"'F ~~gjì!~ ~ g ~~.. T \lL....."11 ~~~z(J
> 0;0 00 ~1"T1;:!; ~~~ . 00 ~~¡¡j tn 0 -z ¡¡¡F!4i~ c~ !T1~~r~ »UJffl» !í1~!"~;¡!~~~8!í1 d!;¡~~ '"
00 ?A~~o ~F~ "'0 l;g :;Iç¿~ > 0'" èJS¡~ J:::t:a ~oo "" Q~ G)
-10 "s :tdZ ?"." ~Q~ ~~~m~ z ;:1ID:i!:O;~ J:j~o:;l > ~~:i!~~ Ž§~F ~~2~ z:t::i!°'" o\!!o 0
ZOz 6~ ~~ž ijjz ~~~ ~:i! "'o~ ~ " or ~g '"
00 T P};:o '" " ~h :r ,,!;1 ....c-
a?J~~ ~~ui ;00 ",0'" ~~ ;-ig~ Q"'",z S2.f11"T f'TI OZ T Z !!1¡;¡"'I~~ijj~~~ ~~~g§ 8z I'l
OC ffloo g¡;j ~3~ ~~:" :ï!!j:'> 0° ;t:'E " '" "~ ~~:i!ì; '" ¡~" 0 ~:i!"'.,,~ g ~~ =iOZO :;Ij!i¡
oJ:: "'z ~~~;og è( dGJg to ~~ ~~'" gÇJ . Z T O~~ ê~o ~~:¡:ª~» n¡:j Z
c'" :i! zO .. ~." 0> EQ ~ffi ~~~g~ ~~
~~ ,,'" fij~~ :op C-I ::1"';O~'" ;2: :::¡~ Q~ ~ ðü)l"1Zo "'~
mzè~ ~~g !;;z ~~~ ",:t: ~;¡¡!ij~;>; > ~~êj~~ ~o1T10 0 P-<{J! ðgj oJ::e>z ~ ~~ ~"~ ¡;¡~F", %
,,;g "''' ~F g~~ ",,,, rC "'::!I ~~ ~~~Q 0;:0 --I r(f) º Çjg ~!;\ùi > . ~~ I'l
z::1 ~1~~ 1'1 ì<: ~ F IT1m3°:t ª~z~ "" ~~~?J~ ....lDtJ· '"
"'0 ¡¡¡Of) 1~ 0", Co", ~~ gj:I!om~ -I'" 00 'z ~~~ffl~ C UJ(g Zõ °QOID' ~~ 0'"
!"z z,,· ~;f'''o a ",,,,. =:;ffioUJrrI :;IFI:JQ or '" ~øg:ï!~ ;:;0
~'" C I~¡;¡ "'~ ID2': ~:¡!~ .", .¡;¡ (/) :;I~tJ~ '" 0 Zz ~ ~'" ~gmz th"'s¡c I'lC'-<¡;\ ~~ .;:1
22~~ ;g~ ",0 '" g¡;;¡¡¡~~ ~\!! c.. o~ 6 ~ ;¡¡do~~80g",,, ¡j »
eJ ~~!<!g ~f;jJ< -<z 1'1;0 ~ "'~~f;1 "> 0 g;!¡ ~z~co ~[íJoYJ;;o ~ Mg ~o(JJm "'",
"'... 5iit <>",0 zo", zO ga ij¡"'z9!;!! ="ï10:ñ0 ¡gz ~~ '" (;);;0_-1 :::u -<!:Ortlm gjo,,;g £1~
'" §go;z 00 '" ~ 0 !4"'0 z " '" ~~Cñ~~~~~;gz (j I
¡:]",o ê25~ ~ ...", ~~~--I~ '" gg~ ~~ 00 c:9 ~~~8~ ....z :e\3~~
~5 F~ c- ;0 go~1 c: ztJ$!"'''' ~d
~ üi~~ ¡;Zz z?i; " mtj (J (J ""::!I ;!!o:ï!0:;! o~
~o~m "'",,, £1~ ~Q ~(J ~"> ?'¡ij ~ ~~ "I ~~ % ;!;c¡; o J:!~¡:¡Û¡"'@~~~ ~:!!~~~ =r
-< ~^~ -<ffl> ~~ i:5 '" 0 "J:! oS¡ 1'1 ~8"'~'" ¡;J:eFoZ ffi ~c ~mo~ ~:;I
IT! 0 --I '"
êj o'T¡· g ~eJ¡;¡ j] i!ö 0;<: ",!!j .,,0 ·z~?ú~ ~ ~(T1~~=Ji ~IIiS 5~ !2F > 0 I"o 0 ~:rrrt~~ en ¡;J~ :Bê§~~ S¿ " ;ß~~~~ Z
"0 ii 0 {riª~ ~GJi ~~ C "'0°20 z ~¡j¡ o crjii! oc2m ~m~~ "'''' '"
'" :¡!~~~ "", c j;jF ~g zc {ioS "'U "\:!\3 c: ~~g ~:¡! 0 oc;oJ::~ ?ú~¡¡;; % o~ !'j""'5 ::tJ--I;ü-<Q ;e(/)if:~ ~r ~%d gjo GJ 0
'" ~>~ :oJ ~~~ o~~ ;0'" ","I "'J:: ~§8~~ > ª" oZ "z ~'" 88 \\I o~~z 9 .".. :t:~J::'" ~iJitJJ!I:!°~· "~ .~ "
~ :",~3 . '" '" :1>0 00 ª& z ~-O() no", ",0 £'1£~~~ eJ",g¡;\eJ ~ 000¡; ¡;:¡ -I"'O~z~!:I", ;:}lo~!2 0 -j
J::() (J > "'T' ~:::t) '" %~'" ijj~c J!ìö ~ð gj '1/" ~ z
",- ;0 z~ tj$ ~-u~ Ilia ".z f;1"'~ ~ ~g~F;o ¡j¡0!!1", Q~ocV)zaO~(f) z (J
O"l)g) eJ o ëJ·.!S rn "':¡! ~~;<:% OfT\~ 0 I'l
~¡¡¡ "'> ~~a % êj;¡¡ ~~ a~rn ",0 ~5 z ~ a :e~;og~~~~-I~ J::z ",~:e þJ ¡;;
z :t:;o. c" '" jij~ dSiJiit ~1 "J<-:ï!~ '" '" GJ'" :;Q~z""'OF £~~~ r (/)
'" ¡;j~~ oC o~~£1z :E::¡ "'o~ :;!o~~:i '"
"'c ",,,,,,, ~:;; ",,,, !:(~ :ez ~~ 0" 0 j c F ~~ ~ffl~~~
F 0 '" ",'" :i!o~",o :;I:i!??: 0'" () o >~ ~~~~~ z ~~~UJ ~
;¡¡ .£1~o OZ !i ~~~ ~a "'(J 'i2~ T n~>;:o ~: ~!¡1 ~Q ª~, 0 ~7ñz r ",o~",'" " g
0 .,,¡;; ",a "'",0 z žg _i'!~~ '" ~OUl" ~~~~fJ"'!,,;g>g ?ú~g<n¡¡; (!J
>£<-rn 0 '" ~a "'¡; ","" *~[t1~~ m!rl~tJ)~ '0 J!" '" C/I ~
J:: ~fH "':;::> "'0 0 ~o~ 3 '"D=-(>6jen '" ",~¡¡¡{!J -< !3 "'??:<n 1j
ád 0 ~.... co . ~(»); " Cl'" ~gg/) O::1zj\\o
0 z ??:~~ "'" ~¡;¡ ;<:;0 Q!:(~O" "'~F£1 "'I ",:;I 0 !:I",i$\o~ z ~~~:!j g~~~:t{!J:ï!¡¡jo;11 g
"'z ~ ¡¡j" ~ z "'''' ~~!"~~ :e
;0 ;¡ go >'" "'''' <DO :!J ......:::tJr 0'" ~ ~~ o¡;;og a~:i!"'" ~ ~~;:uOfT1:!i~rT1~~ :t:
Z ~"'!:( -<~ GJ'" o:n~ zo "'." j!:üi ~~ ~~~o'" O~ID ~- -<, ~¡;\~ "'<n:;l~ g 0
~c -z 0'- o ."",
c -<" ." '" ~f,J~ ~ ~~0:eJ:: ~ ",0 ~"r¡¡~8Eo~'<~ ~"",q ~
~ c ~" ~ .-< '" .,,;0 :¡!~ ::!:tc:"~ '" ZO 0- og>", J" '"
;:; " ~ ~ :e'" ~~ r> o 0 c ~~ '" !!¡III <> ZZ !"ð~~ PèJg~ Jf1 ~ffi "'0 r~ 0::1 '" ~
'" -I ~ð '" 0 -I
I'l ~ 0 :t: 0"''' £~ ",'" ~ :¡!:t:§J~ 0:0;0 0 "'~ ì; '" g~~~ :ï!;¡¡=¡o g 00 '" 0% J< ~
0 z '" % !" '" "'ª2J c::¡
F :t:O", ... '" zo'" ?<=i ",gg¡~ III ~tí :;Iiit
'" ~ ;>;c.. ~ .'" ~ cñ J" ~'" 0 ~ 0 '"
~ z 0 x ¡;¡ :i! '" '" ~¡;j o Eëz~ J:: :Þ~~a z- "'~
S!z ¡- '" 0 :!I " o. 0
z '" 8 ~"',,;o ~
." '"
:i!$;:i!~o"':;Ig Plli¡;~ W ~~£ffl~~gJ~~ ~UJ()021"'D~ oOC"'OOUJOJ(.,j o "'W "'''' ~ªª~ »».m»<A W "N ON >~'"
",om-<"'h¡q I ri ID :ï!¡¡;~go?ú?> OO"'[J~"::J:~U1 "'c... c'" ~<nmc;--, 0 3!~ ,,'" zc""
w~cc~¡;;,,~ ~ Ij ;o;:tJ"lJ rrJ:> . >F' ",. o:ï!>:ï!> ~~ ",' 0'"
~~§>g2J~-;~ ç o-l:oJ" ~~~ª~f= ~ ;¡¡Ol'l "';0 ~¡;J¡¡ ~ II! ;o~ ,,!:Jç:
c,.,UJ(I1c:::tJiJ: If ::I '" Õ;o:o~z=f;¡j ~tjº "'1'1 ¡;:t£T1á~~ >0
g~~2~~~~~~~~~~~8g~ðQ~~~~~º~6Z~~OQ~ ~2~~tJR'"(J !:J i~lì~~J " ç:~~~-I~~¡¡¡~ "''''"....''z!;1p M m~f)~ g (j:oJ =,,,, "'';0
0 zo[!!r-rrf~S1 !=' }I.(D ::J c: ~g ~~~
~~~~£~]~;:~~~~>6~~:È~~~g~~~g~~~~Fm "'~Y~~i'ñèo .,(J~~ " iit~~ ;¡¡!\):;I:Þ(J 8~~tI;;u..UJ6 ~~~!í1~Sx~ 'ìì¡"'o "'''' . o~~ :g;;omàJ m :1!~
0 :¡C?;fJ~~zQ ;¡:~~ "'.... .¡;; "'''0
.... 0 ~",'" ift~...!ft ;0 ~~~~~~;~d ~~~:ï!T;:'¡¡¡~a "''' >"'~ ~~~p > ",:í!
tJ¡;¡o~ !\)?úrO' °zrr¡¡~^%::;rþ' 5 " o~;¡¡ z",jij ¡¡¡":¡Jzdg~! ~ {! :Þ ~z";u[ñoz Q;!!;¡J gú ~~'" F 0'" ~F~
g:O;r~ggªg~8~~~~~~",~~",~~~¡¡¡~~~¡j¡o;o ~~~ ~rrlZ >..UJ ;¡¡ B~~g~~go~ g}3Lz6mE" . "'J::¡;;¡¡j> ::!I» J::,; oz'" ~~~~ iñ> :;I ." >
~~<n ~H¡~g~ t1¡¡~'I¡ z ~f;1x~¡jJ¡;g ~ [ñ~ j!i¡¡- ....G)'" ~ "'''' 1'1 "'UlO
~~~Œ~~ ~~~ z 0 ~ ~~~~m~~M ~a a~d '" a2~~>FFÑ'T¡cn "':;I >oQ~ g1fjiñê
~ ¡;; !i!r:¡!zr þY' ¡: ç: co ~ f;~d
o~õ~zc o~o~a~~~o~~o~ :i!",r~" ~o ~,> z\>P!0Ã1 ~ J f'J~~~Y1tt1~~~ :;I"'<D :: ~ g~~ zo "..,Ez> .,,:t:
!:J~~~~~~!J t·.i¡(J > >'21> ,,> :í!"'m",:;IOth o:n (fl>£ (J g~ '" g:t;
!!¡:E-z "'z ~ GJ"'''' :0;0 <", o. ~ ~ ~ z !2~c~:¡.rtl);!m ",-I_zIèF ~~
>z~¥,::Om ~_ ffi~~~~zc c;x; fT1g~£T\ t5r 0 z ~~~ :¡:¡~m '2:t~g '" G)
0 ~ ooZZrOtn ".:¡.zoo ro rotgo'..?i zi: 0 zO ~;gVj
~~fJ)m~;g_ M~(¡J~ ~ -006:--' ~-- ~~:e~Q 0 3~o à .. Œ" c(/)O~P1 iit:;¡f,J,,~~'" 0% ",r", ~d(J)~ ." -I z
~~~~~~ §~~~g!~~",~ ~~ ~d~~; S~ ~;~ ~iiI~~~~~ 6~!{1 ;0 ~~ UJsa~i:o- ~~~~~(!J~ ~>ig:....~F= z~ :Zm QõX ~OJð> :¡! ~~ ...."'-1 I'l
CJ>o",!!1£1~ if' I o ZC~rfT' M~ ç;:g",o~o", i¡!:;; c~i'! > 00", Z
(J ~d~~g~~ ." ð¡;;g o"'~6 '" >0 :¡.È:fT1
~;g~~~~:e . ti Hi c Z"'S¡;¡ç¡;;~~~ J!»g~~~~ ¡;J'" 0 Zo J::
gd~!ijg¡¡; !rit· 12 "'~ ~~ {!J1 ~ ?i c~ '" '" ~~~¿ ~ ~~ > Z:oJ'" [Tl
o~o 0 ~ 11- ~ J:: 3:> UJ;:ocõ ~ 1:J~~:¡'~~ ~m~~91:~ ÕG1 zOO z "0'"
...",!"~ 0 ~ ~!,," ??:~" -I", J:j (J ~¡; ~~ðzozz~ UI ;0 z
;:~: ~~~ i in: ~ ~~:~~: -r¡1"T1:z(T15!gs ¡¡j d~;U ~gz~ '" ë!¡:] '" ;a~~ ;:;0
0 "T1 ~ o~p ~ a ~~ ~z ~ ~~ >(T' Oo m"'tJ -I" ~~~ U> :u
~ 0 51 W ~me-;t55i~z :í!~"'~ "'''a !ß~ ~â~g ~ :;¿% ~ o>z »
IT! ;gzl:Jq¡ ~. ~ "tJ~>;:f g J::ZI!2
:q;-<~zC!",¡¡; Ta I ô~O>~~o 1TI""t' ",¡¡I~:oJ-Io "'~iñ~~~;e "'~ O6Z 5wþj!: UI~ Õ >OID I
'" °mO~MJn28ª om > ~g~ ~ I=;g~
OID>:O;"'~"'>~~~(J ~<D~OOZ~ID ~:;!c~~og¡ ¡ 'fl c d:BŒo~~ ~~~Q~~:;! :;¡¡;; ::0 ;Z-<~g !B~ '"
g :~ Z ~ Z :- rr1 g 0 P r 5 o' Ü1 ~ ~ Q ~ . ID jijzjijoOi<:(J '" 0 Z 0 J::
",·a 0 I ~ Œ ,,~ 0 ¡jJ UI " J:: ;U'UU1:Þ 0 >c¡ tJz.... ~~~~ :t: ';z g§g
f~2> ~ ~1:J~~IT1~o ~oz~ (J ;~~g~eJ ~Jliii ;:¡ ~~I21$X~~d:¿' J]&}cI:"ê)! ¡¡¡o~:ï!~z> » rnP z Z
~'" Q~ã 0 r
( G) 0 :>;:fT ZOœ z:::tlø:s;: . . O>~'"D fI1 ;u" !2:Þ- f;j c~8:5!f)~ ~ cX > :Þ »-
:;I~~mª~~~~~~rn\!! 5f,J~~~ . !J $!ç:>~;o 11' ~ (j ~~g~~V)~E :~rn~~~ >0 ~~E ~z*~ -< '> ¡¡j :oJJ::Z 0
~rZ-'"D Z i ~~~~::ï!ê c ;<: Oth~
~~~~~~~~ g~ '" c '"
fT1 ~UJ ~~wo~~~ ~>.~~ Z~~¡¡;¡;¡c¡ ~~11 :í! ~~U1F~~ '" ?;; ~ a52UJUJ " z z_> -j
>zc~ :;! . ~¡¡j ~ m", ~~ ",:oJ 0 ~Z;:j
1!2f;j ~ -I '" ~ff¡; '" o>~"'oc:nffi> Fi~~M~:~ ¡;J~ Z -<-<:;:: ...-,s:mo 0 f' OZ I'l
a~ ~ . --I rrtw Z ~~o rrt9OzOO f> -(/J~ :rgg~ z c ¡¡;
~~oF~¡;~~F ~M~ ~~ GJill !!!;o õ~~ i. f,J 0 ~:g~~~Õ m ;0 of'>
~~J~~ ¡¡lip 0 ~~:H~j!I¡;J ~(A~iitrrt~õJ (/)Z IT! ~~¡¡ m~~g] ¡;; :t: c z (J)
~mo~ ~z ~U1^ Õ ~ Z 3:~ r:r-t-1; ~~E~~;¡¡; g'" X > " zJ::
~~~m~ðmð~ ~z~ ~~~~~ ~ ?<~à~~~gê G)~~og~ -> ~ :;!!i:~ ~o>a s s¡¡ :oJ "'>
o~"''''o ; I >~o~:u~ zz Z 0 ~z
",. g:~~ ~~~ >F r¡¡.o:t: ttI Ci)G)()0(;J "-IO~:: J1Jo 0 ;;: 6~Q", ." z
"'o~~~~ "¡.It 0 z "'z ~Gjmoç :r: J:!" (T1~P1 '" ~ o~
O~~m ~z z ~ ~~~~~ d ",»(J J"¡::j1ll O.O",M ::: OUl~ z;¡ o-< :2 (j z%
~:;I ;g"';g I ~ ;0 JD~(5~~O~~ ~::!I"~~O ~~5"~~!;\ "'''' ~
""Fg: r~z ~~~ :~~5~ ~"'~~~~ hl~ ~ 0 ~~~ <» ~ :2 '" :;I ;¡¡z
~ 'ffi z c it.....m ~tn^~" g3::~;¡!{ñ~~~ 0"'00[ñ:e tJ 0"" :::I~ S v)~!fM , :2.'"
~';¡E¡¡¡. J> 0 ~i'i\z " !!! '"
'T' f;1 ~~ z:Þ 9 t} O>m IT) - ",:;I~2 >'" % ~ z:u~8 ;U ~ :i!!<
m~~~!:I~ tl~irl ~Õo~;¡¡àjijg ¡;;~~"'~~ r '" 0
-<'" å~¡f!ß '" r ::¡:tŽ ~><ni'ii J:: ....
iñ ~ ",0
:¡ ~:t2' ~~ ~"'!"r> S'!~zUJ G'Jf; > > "'(j (J ~", r
~~:n ,,~~ f 'i (/) >z F z '" 0 ~ ~
ª~!iI ~~ I h S . >"'¡¡ > ( »~ -lC ;;¡~:20 ~'" a ~:ï! 5>~ !" ¡¡¡ ui
> ~ zen a ZOz~ j!i¡", ¿¡F~ UI ~
z "0 o 0 00'" >
o ~~ J,~ 0 ;0",
Q'" g¡ ~
~ i ProJoot ~Jeot Notr'ltl Gnd Adcl/'HII 8 8 r~-~- A~~()C:IATF~
:J 250 ST. JOE. MINI STORAGE $
""" JOSEPH STREET
j RT ./nRl=pl-I MI\I I'¡A~7.1. iRiMAH I_ER
. . I _ _..... _
. . .
(='f) ¡ i I
~ ~ ~---------u---~~~~-z..4.::.!-~~~--;:--~f--_u-+-+ i
~ \J I I I :
~ , ~ : 1 I
- , 1 \
I 9 I I
N ' I
-Lb- : 18'-6" i I
~ 1 ' ,
I ! ~
I L 40'-0" I
I EXISTING BUILDING 1 ¡~
I ---==- :q
I '0
1 1
z ¡~ ~
o. 1M a
ql , 0
01 II!~ 0
0, ~ : q
0' ,- i~3 0
01 0 , 0
::s . } ::
[TI, :~ =E
Nt Jm
II r-.>I :3: !::i
o -I> ,~ ¡-I>
;0 01 fT1 T I ~
» 01 1$ 1$ , ! 0
~ I ~ ~ ¡ I
ø ~ 5 I I
rTl I ê m ¡ I
I {; ~ : I I
"'U Z ^ I I
, " a ' I 1
rf --a I
I J I f I
I 111 ,
: ¡ rl I
I ~ !: L I
I ~ i! (~I
I" : I ~ I
t-" " ----------------------------- ,------~ 1, Uj
~'. -... I~
(]I. , Ut I'
, ,-" - I" : 1 III
I 0 0 I I I I
I· . : I U
' '
J f:ì ~ ¡ I
1 b 6 I I -¡
. . : I, -..L
, ,
II "" IV :
I .~ ~ ¡ " (n
:. 2;'.)' - 121'-0' b 40'-0' ! U )
1 ¡! ~
I i ::D
, I
I : J1l
I ö M' q ¡ fIl
I I I I
I a 0 I
1 . '!-1
I "! UOl :
fl 6 6" ¡
-......-.. . ¡
'...,.------------------------------ ----¡--+-
N ¡:
I (J1 I I
21 ... . - I
i /' q I (JJ
qL 21'-6/, I. 121'-0' l . 40'-0': I ~
¿1 // ., ., ---' : q
q' g
1 ' 1-
° I ,
0, I 10
::I, I q
I'll ... :
EXISTING 4Q'X121' q : I =E
!::j, STORAGE BUILDING 6 I IN
..þ.., t \ ....,j
81 : If'
: ¡'o
, . 0
, ~ ~
~ Ii '
c:¡ ¡,. U
----' ( ,
~ 8 i I
1 ~ I I
EXISTING 40'X121' q ~ ¡
o STORAGE BUilDING 6 ;g: ! ~
~ . \~ ¡ "
~ I ¡ ,
Z ! ----'r t £
1-0 ~ ~ ~
I I I' 1.1 Iii
., t:t, z
1 1,
: ~~ !
I ¡
I ,
I .þ. I
I q I
I EXISTING 4O'X121' ~ !
, STORAGE BUILDING :
I ¡
I I
t ----: \
I ~ ¡
f "'! I
I ~ ¡
! ~--------------~~~~-2-4~-2~4..8-_¡=_~--- u_-~-t ¡
: I ,
I I ,
i I I
I I I
"I'·· -"._~.- B B r~-··-·
~ 250 ST. JOE. MINI STORAGE ~
- .... JOSEPH STREET -:;;,
CT '''CCCU~A~I~Q~"7A '-LAf\I1AHI FR t A~~nr:IATF~
I. I_
. .
r= L W ~1:1 W,,:: ~ >~ LJ -n;' z
, ¿ rf~ '1 ~ '1 rill> .
~ / . .'!:-7 t~
'1 ~.::.~ ~ ~
.-) [XI - 0 ~ to. .þ.·o (XI ® q ø !XI
~ ~ .'''")'' M J ·0 I u I D I
~ b \Þ:. ¿ 'd q 7:0 q ~ <i'" o~
._ 1, q --0
~ ç
Z z
~ rfre---- - ~: ~ rr-k- -~'"
~ '" re---- - ~ Z ~-k- - I'
ß:~ ~ I ' . l ~ ~ b. l 5'-S" 14' þ' I. o.
- 25' O· 15-0· h" " "I
","I _ "!XI D'OE!XI ë!XI
'( (~)~, ® " -E b ® I ® b
q ,~' qq. ~.
~ D~I<- -'r- -
f~ ~fl~ ffr- ~l~
00 .. 0 _KID,,, '" '" ® -lJi!~ q '''' 7
I d~ I ,. ~ Œ) t b ~ 1~.:1:' 6 ~ 0
q '-:.." q .< ..... 9 . ~ '
"'fi ,,) . ~QJ
rf· -: ~~j =~~:( rf,·~= k$) ~ =n~
I 0 0__ I (]¡\.. a
q ~ . --- N J
:t
"
- !XI 00 ®. ô ® !XI
(Xl -- 0 ~. ~ - ".5 I
,. !rJ~J ® I I 0 I.... 0
q \.~, 6. ~ q q 0..
~~ -'k- ~.-- r l--' _
~ ~: rf,-,r- - ~~.
~~ ~~ -'k- '( I' J,
10m. ..þ. UI.,.. .
q I . I' ®- ,- (~ ,~
o 0 0 \!J 0
· ..
'" m 0> r- ,\-
6 i¡j) ~ ~ ~ rfr-L -M~
'r. ~ I
b.,.. tn ~q
· b ® b CÐ b
· ..
~~ ; I ~'c- --'
rf ~'" rf~-' c- L ,J ~~,~
~ ~~ ~ b b tn..þ. ~
0, . .¡ ® b ® b
· ..
"! ,~o m o¡ ~r-I 1---'
6 (:J) I' W b rfr- ---'~._
,q , ....~ ,.
b .,.. eft -J>o q
· ' í?:\ " 1'1;\ "
6 ~ o~} a
· ..
~ ~n ~ rf-'I.--I I =~. ~
,""-- '" I _ -'I<-- -: e
¡N. - ~ - ,'q ,. b .
I 0 0 ..þ. (JI..þ. ,
q . . . (¡¡\ ,. ~ "
b \.V Q \.!J 0
· ..
Ol ,î> 0 f>,) OJ -'-r"' h-
I U¡),' ® b rr.--I I_~:_
q - 0, I -: ,_
t, (]I"'" q
-~- {~} . ~ ® ~ ® ~
:J
Ie-- n :ò ~ ~k- ~ --'
rf· - L ~l'( rf/I.-- L U ~~,(
I 0 0 ..þ. (J\ 01
o . . .. ® . .
. I ~ I
0" 0
· .
- '"
"! ,,' 0, r¡j\ <;: ~I.-- I ~ 0 b'
b \; ) I W 0 WI.-- - 0 \2.J .
I" .~ 0 . -..) .
. I'
o ... <II
· b ® b
· .
Ie-- ~ rrk- r -
rf~ ~re---- ~ ~~ -: I.-- - -~ ~
, , I 0
a q ~ -Þo.. ® "'. .
. b, N q
OJ ._ 0 m 0 -'" CI!
" '~'I' (\0,' rf I I' ® '
q \.~/ b \!Y q ~ ~ ~ q
. "
e ... <II
· ~ ® ~
~f---- r -' -' r- ~ --'.... .
rfre---- U ~ ~~ rf~ L ---'~~
OJ -" CD 03 Ô 0 03
," ;,,,", q 10 I ," 0 " I ® I
0, \~/' q \V q q \v q ~ (.. 9-
're---- _I<- -' r- -
r;:,~ -J:l( rf=r- -t=l'(
_I~ \ I Iq q I 1°,
00.... OJ co Ô Ô Ol
I (~') 0 10 I ,'B b' I 0 I
o .Ç>. I \¿/ 0 0 \& 0 \.V 0
I" q .. , _ .
. ~ I -'k- ~ ~ -
I
-~.~. ~
\:t}
~ ' - t (]I 0
:u 10'-0" 10'-0' 10'-0" 10'-0' ::¡< J:
I q J, tb " 10'-0" '10'-0" J,
~ 4,. . I' .
1;7\ r.?\ f0. M B B
-,,~ ! ~) \E) ~ \.§J \:V V!..J
~ L-J " c...:::J ---'I-- " L-.:.J , , ,. L. r- --:..J 8'-0' ~3' - F- 7'-0' L:..
~ L 8-0 L ~ 8-0 ill L 8-0 L ~ 8-0 ~t ~ ~ L L ill t
1'-li" /1 1 I'-H)l' 2'-0 140'_0' 1 '-10.1" 1'-1f 1'-4" io'-o" 1 1'-4'
:1:'-:" ~¡si~.t~~~~:~~ B B r~.;I\J1AH I FR .t A ssnrl ATFc:J
. . .
'"
;
.~ 10'-8" 9'-10" 7." 7'-5" L
!?i4'-0"L ~L
(u' ) 9'-10" i?l4'-O"L 9'-10" TI 1
-.~ ~ ~' 8
I
~SeJ 1200 25th Avenue South, P.O. Box 1717, 51. Cloud, MN 56302-1717. 320.229:4300 320~229A301 FAX
architecture . engineering . environmental . transportation
e·
Novemb r 27, 2002 RE: St Joseph, Mìnnesota
- St Joe Mìnì Storage
SEH No. A-STJOE 0301.00 14
I
I
¡
Ms. JudWeyrens
'..... Clerk! A mìnìstrator
Cìty of t Joseph
25 ColleêeA venue North
PO Box ô68 ,
St. Josrþ;IN51374-0668! .
Dear Juy: .. ¡
I revie Fdth~ site and dramageplanSfQr toe St, Joseph Mini Storage buildings by Mike Deutz,
Everyth'ng appears to beìn drder for approval.
I
Thìs co eludes my remarks. :please call ìfyou have any questìons.
-e Sìncerel '. .. .1
~~.~
~~.
I
Amy B.~Chaffer .
Project ngìneer .
I djg I
Dìc Taufen, St Joseph I
c:
I Joe ettendorf, SEH
Jerr, George,SEH
w:\sljoe\corr\l~ ity ministorage~ 112702.doc
I
I
I
I
,.....
I
I Short Elliott~endrickson Inc. . YourTrusted Resource Equal Opportunity Employer
I
I
,
I
-
.--
~
I
I
I
I
I
I
.,
I
I
I
I
I
I
I
.'
I
I
Nove ber20,2002
~. PROJECT NARRATIVE
~ISON PARK.·PURD
~7~:JOSEPH, MINNESOTA
Voon . Development GroopJa Signatme Homes propose to aev.lop a residential project on 'vacant parcel of
appro. imately 34 acres in the Southeastern part of the City. The site is immediately west of the Del-Win
Ballr om, southofBaker/Lyn~ Street and east of the homes on 16th Avenue SE..The western portion of the
slop' gsite is forested with oak. trees while the eastern portion. has been farme. d with beans or co.rn. fo.r years. The
I .
south rnquarter o.fthe site.has.onewetland and drainage swale. with wetland characteristicsslo.ping across the site
from I est (16th Avenue SE)tol east Gust So.uth o.fthe Del-Win Ballro.o.m at future 88th Ave.).
Dev110pment Concept: I
To. ap~ealto. a rangeofhomebµyersand to.inc1ude affordable housing options, five types of residential homes are
propo.sed:Traditional Single ~amily ho.mes, Intermediate Level ho.mes, Entry Level homes, To.wnho.mes and
Apa~ents. The 28 Traditional ho.mes wo.uld be placed in the west area off a southerly extension o.f 17th Ave. SE
thatJ~fould link to. Dale.Street;l.the 16 Intermediate Level ho.mes (26% ofthe single fam. ily lo.ts)would mixed in
with t e 17 Entry Level home~ (28% o.fthe single family lots) located off the southerly extension ofl8th Avenue
So.uth. The 26 to.wnho.me unit~ wo.uld be either 2 or 4 unit buildings at the so.uth end o.f the site.. An apartment
buildiþg(s) is pro.po.sed o.n a site o.f4.7 to 5.6.acre parcel served by the extension of 18th Avenue South. The size
o.f the I_site depends o.n ho.w the¡ extension o.f 88th is addressed. A platting process will be fo.llo.wed to. create two.
no.rth fo.uth public ro.ads (exte~sio.ns o.f 17th and ISth) and an east west extensio.n o.f Dale into. the site. A public
road extending 88th A venue. to. ¡the So.uth will be pursued in the future when the land is available to. make that ro.ad
to th.e pro.po.sed apartment site.1 Lots will be created fo.rthe single-family lo.ts.abutting.the public streets. Co.mmon
gro.untl and private ro.ads will be created in the to.wnho.me area and maintained by a private asso.ciatio.n.
-... The d¡l. velo P. m....e nt co. n cept 0 f.t h··I.e site wo.uld include P. U.tting.th e single-fam ilYIo.. tsand pu blic.r o.adsin the no.rth 2/3
o.fthe site. The to.wnho.mes arid apartmentswo.uld be in the so.uthandsoutheastern co.rners, away fro.m existing
single family residents. The o.Yerall pro.ject density (excluding the apartment area) will be in the area 0.f3.! units
per acre. The existing wetland ·system and trees o.n site shall be included as much as po.ssible in creating an
amen~'ltY system that inc1udesa! public trail which passes thro.ugh the site. A sto.rm po.nd system wilL be develo.ped
to.co.l ect wat erin the lower,.>e as. tside o...f the sl'te and r.elea se runo.ff a t.the.re. quiredrate.s... Public lutilitie.s and ro.ads
wo.ul . be installed as a petitio.ned impro.vement in 2003 with co.nstructio.n beginning that same year. The project
wo.ul likely be done in o.ne phase with the exceptio.n o.fthe apartment area whose schedule will be linked to the
jo.int ffo.rts o.fthe developer, Qther abutting lando.wners, and the City in assembling the land to. create a public
right rfWay to. the pro.po.sed a1artment site.
Housing Product I
I
The raditional Homes I
These ho.mes will be priced in rhe $160,000to$IS0,000 range and be placed o.n lots of 75 to 80 feet wide (90'
wide çornerlo.ts) and 120-140 feet deep. The homes would be splits, triand fo.urlevel ho.mes similar to.tho.se
const7cted by the builder in~akwo.od Hts. in East S1. Clo.ud. The homes would have 2 and 3 car garages and
1,050 to. 1,200 sf. '
Inte ediate Level Homes
These homes will be priced in the $140,00 to. $155,000 range and be placed o.n lo.tsof65 to. 70 feet wide and 120-
140 feft deep. The ho.mes w0.11d be bi and tri level homes similar to. tho.se co.nstructed by the builder in Magno.lia
Placer sonthern SaIjeU, The, homes wonld have 3 carga¡<>ges and 950 to J;250 sf.
The In Level Homes I
These ho.meswill be priced in !he$135,00 to. $150,000 range and be placed o.n10.ts of55 to. 60 feet wide and 120-
- . 140 feet deep. The ho.me. swo.~ld be. bi and trilevel ho.mes similar to. those co.nstructed by the builder in Magno.lia
Place n so.uthern Sartell.The ho.mes wo.uldhave2 car garages and 950 to. 1,250 sf
;,1
.-
I
I
I
I
I
I
I
·1
I
I
I
I
I
I
.-
I
I
I·' Ma ison Park PURD NarratiVe
Pag 2
I The Townhomes
. .. The e homes will be priced inthe $120,000 to $140,000. The homes would be single level homes similar to those
constructed by the builder in ~ngushire in Waite Park. Each home would have a 2-cargarage and 1,000 to 1,400
II SL I I
The A artments I
I The partment component o~ this project is part of a future phase. Until the land fOf the completion of public
righ of way for 88th Avenue South is achieved, the details of the apartment project are not known. The size of the
site ill depend on the exte.ntl of public right of way provided to the 88th Street extension. Roads in the single
_ fami y or townhome portion 9fthe project shall not connect the apartment parcel. The project will likely be one or
poss bly two buildings with approximately 87 total units.
- J'ror J'opnlaüoo& Tri~ Geoeraüon
I Base!i on the proposednumbJr of units and housing type, and estimate of per unit household size has been made.
Usin~ these numbers, an estin!tate of traffic. ~trip generation) has been made using Trip Generation, 6th edition,
19971 published by the Institute of Transportation Engineers as our data source.
I I .
T of Housin Pro osed # of Units Est-Po ulation ADT (Ave. Daily Traffic
Sine Family 61 140 ( 2.3 h 586 (9.6tri /du
I To ; homes 26 55 ( 2.1 h) 325 (5.9 tri s/du)
A ments 87* 200 ( 2.3 h) 574 (6.6 tri s/du)
I * the apartment componentpr.øposed is estimated at 87 dwelling units based on 14 du/acre but will be subject to
the a, tual site plan approval process by the City.
I
. Park' g for all develop..ment.J.illbe provided on site. Single family lots will have 2-3 car garages, exterior parking
I· on th driveways in the tront... yard setback and on street parking as allowed by public ord.i.nance. The Townhomes
will 11 have two car garages exterior parking on the driveways in the tront yard setback. The future apartments
will aveon site parking subj~ct to site plan approvals by the City when those plans are advanced.
I
I PUR» Rationale I
The Jeveloper has proposed td utilize a PURD approach to this project. The PURD approach is viewed as an
I appr~rriate planning tool for te following reasons:
Range of Housing styles: Within the development itself single family lot widths vary trom approximately 55 to
90 fe~t wide. With theuseof~ome smaller width lots a small amount of Entry Level lots maybe as small as 7,700
I sf. T;e range of widths plustownhome and apartment type housing will allow the developer to provide an
attrac ive selection of options. I T. his C. hoice will maintain housing diversity within the neighborhood that is
appro riate to the scale of the size of the city ofSt..Joseph. Developing the entire site into one or two types of
I housiJ;1gacrosstheentire area would not respond well to anticipated market demand or the neighborhood context.
.T.h er~ell'sa. growing nationalp lal.....nn.. ing...Ph. ilo, 0 P..h.y.that>VOUl.d m. .akela.rgeprOJ,ectSOf...ll...rnl't..ed .v. arie ty 0 bSO.l.e te.. This
new a proach even advocates rUltiPle housing types on a single block if they can be designed to be compatible.
I Land Use Pattern: The project has been designed to place traditional single family housing abutting existing
single family housing. These proposed larger single family lots could conform with all aspects of City ordinances
and Ie compatible with the ex~sting neighborhood. On the east end of the site the property becomes an open field
and a~uts the Del-Win Ballroom. Because of the views and proximity to the Ballroom this portion of the site is
not COEducive to the more expensive range of housing options. Intermediate and Entry Level homes have been
propo ed here with the Entry l~vel homes comprising only 28% of the single family lots. At the far south and
south I est end of the site, multifamily housing has been proposed away from any existing single family residential
devel1pment. A 6.2 acre site sbuth of an existing gas pipeline is proposed for an apartment site.
~ . Site ~Imenities: ThedevelopJhasproposeda land use configuration that attempts to preserve and enhance site
ameni ies. The largest lots are Iplaced on the west half of the site where trees exist. Future site grading will
!
I
I
I
I
1
- i
I
.J
I
I
-
-
I
I
I
I
·1
I
I
I
I
I
I
.-
I
I
!
I
Madi on Park PURD Narrativb
Page I
'. undo btedl~ result in tree loss ¡but the greatest opportunity for preservatioo win ocoor 00 the larger lots. Lots ill
the n ,rthwest comer are proposed for custom grading to maximize. tree preservation. Along the northernmost
porti ns ofIot 16, Block 1 and Lot 1, Block 2 (on the north edge abutting Baker/L ynx Road) a conservation
,
ease ,ent maybe appropriate to preserve existing trees. The effectiveness of such an easement will not be known
until actual tree by tree surVey is provided. If quality trees are located in the non-building pad portion of those
lots t e developer will preserve those trees. The natural swale, an east-west wetland ravine on the south portion of
the si e, is preserved as an opt space feature and only slightly modified and. filled. . Some wetland fill will be
requ' ed to create the public r ad (17th Ave. SE) necessary to cross the wetland ravine and link with the Dale Street
exten ion. A public trail systernisproposedon public easements through the site. This system is subject to City
apprtal but could be a bituminous trail of 6-8 feet wide and approximately 3,000 feet in length. The trail will
conn ct to the public rights of , way abutting the site on the north, west and east side. It will provide a route for
pedes ians, bicycles, and rollJr blades, etc. (subject to any City policies on public trail use). The developer
requits Park Dedication credit for public trail land and improvements. On the east side of the project (along the
Del- . in Ballroom) an increas~d lot depth will provide an area for berming and stormwater pond. A north-south
trail ~ aJso proposed 00 the rclideotial side of the berm, The proposed berm is perhaps 3-4 feethigher th." the
site t the east. It will be built at the far east edge ofthe site and is intended to screen headlights and chrome
bumper reflections from the lar.ge parking area further to the east. The storm pond in the single family area will
afs1e boi" 00 the JesideOtial¡Slte of thetrml ."dis designed ill a omornlshapero be a site ameoity, A secood
sto water pond is proposed ~s an open space feature to separate the apartment area from the Del-Win site.
I
Hous~ng Affordability: While no special subsidized housing is being proposed, the range of housing styles
including the smaller lot sizes .~nd rental (apartments) are intended to provide housing options which are less than
the cJst of owner occupied tra~itional housing. This has been a goal recognized as a community wide need by
manY~fthe City Councils in the area. Strict adherence to the ordinance requirements of single family lots and a
straig t rezoning to one or more higher density housing style would be difficult to achieve except through the
flexil1iIities of the PURD process.
. I
I
i
~.
-
I I . I I I I .fi!illi '" i I I
- - ~ 1..1 L - _ -L - - - _ _ _ _1_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _-.J L_______
--
GAS ",5 ... - - - - - - - - - - - - - - - - - - - - - - - - - - - - --
~ ~
X ~ -1- - ì - - r - -,- - T - - r - -,- -,- - r g ~ ,--1----
I I I I I I , I I I ª~~;I I I
I I I I I I I I I ~~nl I I
I I I , I I I I I 0 ~ª~~I ~--+---
o 0 (if Z .. I I
I I
1L---.L---
~ ~ 17TH A VENUE SE
Ãi--T---
~ I I
:tI I I
~
"-1 '___L_-:ì
, /
~ I / \
~ I /
::0 I /
~I /
I:J /
L_ /
'--
~ '\
~ ~ "-
oo
» "-
f'
"- "-
"- "-
'". - 'CiJ 1.-:- "- 'v
., . .' " "-
~~ . I '-- '-- '-- > -4"
am '" -- " .
., . 0 .. .
'-- '-- /';;
-x .1 I ' '--.j J ;'
~\J
"MOO / ~ /
0 o 0
;¡ "~,, , / ~
» cn5!
C f' ~~; , ~ /
~ $;gSl / V¡ /
»<: ,------1 ðt I
z
~ a , , ~ I
» / I I
, I I
~ /' .J -L-=--::
FUTURE ROW .",,:ze.. no.. 1
¡¡ §
88TH AVENUE S.
I ~-----------------I ..... ,--
I , I ):. I
\ <:
I ~ I
5" ,., :0
;; ::J
3 "' I V) I
I '< ~
CD r- I I
I a. CD
õ' ~ I'1'j
I m I "-1 I
r- I
CD 0
~ 3
CD
I II>
0 :B
3
CD
II>
.;::.
·
· ~~~~J\)
0 -< VI "'''' i
~gb'~~--i~ ¡~ V1V1V1V1V1
o 0'" o;:+O~S: » IIIII
~..-+ 3:::r II II 11 (1) r!.,~:¡ z I ('þ f\.) <0 rrJ 'TJJT1fT1rTJ
g~3~fT13"-I6 (J1c N8 '" ~" VlZ ,.,,.,,.,,.,,.,
U1"Uo.°O 0- -i-t-i-l-t
ý'9-;jQ. o ....
c;~g~~~ci3 1'>.)0 1J (1) ;¡;-<
~~~M;~~~ 2~:à tb-~~[ii ~i: U'I~{,, J\.)-
~ s:: * ~.g I I I I I
:Jo (f)e-:J;:Q ~(J1~<t z (JIz....... 3 ;JJ :Þ
~~ gR> ~ ~ º-~. "tI "tI"tI"tI"tI"tI
(]}(1)~ "'VI ~
~;~r (})O ~ ..., ..., .., .., ..,
-=-~-I.þ.:r:rõ=g- ",<= - !læ.æ.æ.!l
.þ.«I~§O('þ3ª= "'00 (»~ 3' 3' 3' 3' 3'
g-~3-;+~~~º- ,- "-,,
"VI ~ S' s':r S' S'
¿~ ~ [~m-:::;b . ~ ~ 00000
~~. .., ..., ..., .., ..,
~~~~~((H" ,<,,<,<,<'<
;+(Ð :0 '" ~S:~J?~
';-:'...a...a~~q~~ <bY' 0
0. "'- '" g~&g.m
~ "3,,:-:,,~ o~
O>~ <: (i"'< S' "tI
"'..
O"i_-N "tI'" Õ
o.JO>co "tI_ ::J
-0 3::~C")n
:: g ::J ?~. 0 g
c; ~t1 ~ &i
~ 0. ;.:: f'T1 :r
,; ~~;og
> ~g ~ ~
· '" ~:?J :Þ [
0 0'" ..... 0
0. i'¡fTJ~
· ~~ 0 9:
~~ f\J z~
: if ~ 8 fT1~'
'" mß 0-'
g 0
0 »
11 ,....
,....
I I I I I . I
- .- -- --. . Π------ -= .." .0
i L _~L- -L I '- ----------- . 0>;7 '"
-. -==---:t .-. - _ .. --=-=- - - - - . _ _ _ _ _ _ _ _ _ _ _ _ . _ _ ,
. ..,. . Ii!- , . .'\1..",.__----- _______ _
~ ,-,"".>..,.,.. .. -' .... ...H.,.'..."....g,...5.>.',~-,,~.....,.V.."; .~. 16THAVENUESE 7" r - - -"T - - - ::;¡
~;"""''"'''''''''.'''.,.,~::~,': .., . :'. ~~- - - - r - -1- - T p~ r - -1- -1- - r -, '" I . I ~
~ I \x! " '~;'''-"'' , "¡j;!m~\ \: r "T I I I 'ìJ;g I I I I I I I g
IHI E §~ ,¡ ., . "'m!!! \ \- I ;!I 0 I a.
Sf rA I ;.¡i;!j( \ ~~ :¡>
I ~ '" \ ~~ I " .-- ¡¡¡¡¡¡mll I \ I I I I I 1:» I I I ~ ® I ¡ I ~
h I~ I ""':":' ¡IE¡; i ~ ~ _ _ + _ _ _ III
Iii - J;' ,.~". "~. -~:\~~ - rJ"- "-J ~ \.rl r! ~ "~l! .!i.l~L I. !"-L~' I ~ I I !
w ;à .~(. ì\, j" \~,~ v;::~~ "Jà: .~, ~-e .. ;'''Gl 1~ IJ:ili'''P}'' øh1'J¡ ,. ·-:':".r~~i:~:m~ ~~: I I ~.
~ iit' ~ l\ ~ I\).¡( NJ~!:~ ~ ,_--.... _ J~ ,) -l I!~t I L,L ~ f I..... ..:"::.:'.::.;;¡) :L~ L _ _ -L _ _ _"
¡ f \ \ r\ :f'{. II' ,." ~ -- '. ,. ..... .., ....".., :'.'.' .",'. " ' ',........H!!I" . .' .... . ~.. ......' ~ ""-;-~ÌI'_ _
" !!.
¥'
S. r.~"'"9'"/ ",L ~,. , 1'1 / ~..,. ,
S \ r '7' 1- !)"" " '-'\{"jî.. ,. ~ ~~. ,.,' ¡:,
JI' \. / . __!o! 'ìj ~ tò' . ~::s; .... /". "-\ V 'I/"-... ^ /" old ~,:".';,)~~." , I I
5' 't' / 8 =-' r. f -......¡"" rrrt;~->¡.. ~::Ef.2 I ~,~ OIl:\ U . '~9l,;¥> ~Oo~·::"~t~~¡:·;-· ! ,.: I L
C' \ P II - ~., I ~ti., "I. goo I!">' 0 r.Ji5""'- se ...,' N _ _ _ .....,.
r \ '.".,1-" " "",- .·Ift hi" 1-._ _ r
" q , \!;' . f ., 90 l0l.~ ..9.8:20 ~ I'
"'" /':. I ~ I-þ~k'""...,;/ / " , ~_.. ~lJ"o~ I~~~..l ~/¡UI. ; t ~ II . I /
flU 1 ./ / Xt\ \!; ~ ~"'~ o~ J .\ t""'1~ -\^ ,Vo t" .:;:::::: ;...- .. I I
r! Ih ..... ::&!! ~~ iJ':\ \t\'ll1V·dl" ~3Ÿ" p;$ ;..00 -- /., ./( \-d"~ I '.lft-= ...W,'I. . I I
~f H~ ~ K'¡« ~~~. ~=^Cj. x 't¡Æ_: 'VC;; .~n:Y·'\~-:;('/'7 \ .-/Í a! _I(~ ~ \,/'i" /13/ !!I t'\',g, \~ ;- .' I /
!:! 1.'::::"-- _'<\1 . (¿/ iJ'), I~ \\ 2'110, --= ~ \q;/~ ....).......¢~ ~_ ,\--=- '. .
ß f t - /...)1; ..~ iJ' ,~~ ~ ~\¡¡~'b\ L:\." - \ø.-\..... se se _~.";id )' . : I
~~J - -:..: ~~~iI~ "~\:;K' X""" ,J ....ø\1..'" \':' ~ ~~'~~=r::~~t~--~ ..g~ ~1.15 90.80 ~"&.:2ðo 7. - IL, I I
f fll -::::::=.:: v-"-»~ 'l"- \ . \'1 / \ I "" >iP'.ø.... ~ '(Q ~~ t--"""- - - --'.... ~ '.,¡" L
IiI ~-- \ ~ ¥<.ø . ~ ~ .~'!I\~ ,~ ~'" \~ \\i.¡~./ . :~~:~~ _" I
. 3= ..r[~ --:: - "J- ~~\ '~'1; ~ ~b )¡ç;; ~~ '))'\- ~-:f'i' \ ~;;Q ~.. , . ,;;;-" .~. " .;:~~~;: ~
- .:;::....'- \ ~ o:-Y'" (. (0'1. I), \' f_. ~ ,
...: ~ ~ (;'~~ 0 ~., ~""1' ~ . -ð IV-I--- V L ~ r _ "-
m IJ ~ "",..,. \ ~\\ ~.I "'~\.)( V \11> 'f'\~ \\ ~~ ~J8 g~ ~~..)U 8:>.L1J ~g ___ "'" "-
I~ ::;¡ .¢,---,\ >..,~. ~'¿ ''to, 'X .-S..¿ \ \~ ~ <> .&M!., ~~ .. .. N "- "-
- -~..-- -0<0'- ~ ,," <:',s, >,.(' .,. ~~5~i!5:0o- 85:"20- 8ã.8Ð- 85.55 ,.. 82. ..-/_""
" f - ~..é..[ ,-,r .....----, \\, .. ~~ ~ ~ V " ~,~..\ '''I '°1 I C; .;t'tf.J 4= ":!¿ ""
-I~ H-- __,...-\ \"'~ m: . ~.J~ Ifll ~~~~ "_ .,~........ "-
~ --:::.", ~ ~~Þ!Y l.':!."; IiII ~k~[1 ~ 1\ vi ~~r--- \ 81;-- ~I ..o,~/..:.. >
IJi' ~ J-~ ì fj, i- 7i'EI~r ~Q> ~\ \ p;$~ ~ /"........ I
---- "",--- '\ \ I "'-1== · '" . ~ ........
~ ~ \\\ ~~ ~ ~'~~~ ~ ~~""-'" --~ .~~g~~~~.logr\~ ..........j /
-----1f - \ .Jì \ ~). I~ ~ ~ ~ ') ~ ,; ~~¡~~~ t~~~~~:,,:.:;: o¡;:5! I I
:§ I.. - - - -r\'- - \ 0.-,- ~ / 7" -.., -"\ !I!~ID"_: ~ :¡~.\;;~:ç~~~ ~;;: ~ JiI / I
~:,..- V -0 \ \ -- '...J "cD I~ \.. ".",...<r~ ri!j Or- I
~r 8~~ \ \ !:I r II~ e¡> ;:¡~ '~~ ii ~::·}tH:;~! I
... ",i \ ..~ ¡; ~g ..\....._, .....~-k,i~~.o!:J _ _
.-- 5 ~~,~, æ.ool".oo \ ~ 0 2 0, @ ,¡,." ,^.,,,,,,,,""""'.,,,,,"p I _ _ --1 I
...--- ~ i':"! \ ~\ \\\\ - ~ '" -:;. '''';'~·i·::o.l·';'~:~';,:;.~,¡%{.W~8 /J
---- 0 -,: ": '---.::\\ \ ~ ~ ¡;¡ ~; ':?;<Ü~h~'\.'·i~:;1;?':VY:f.~~;r}';J~ \0 ~,J \ If I I
-f !.o ,,\ /, ~"~ z .... .. ':;.'.1..,¡::?:¡,,,;¡;,;?z.,,~¡:~;,.s.:{,,'.'¿":~.{~~ I
!:J!Jj ~\ III.{- \I ¡;; ~""-'Ö'^ -:".¡~). ,,~,. ...... /, I
~ \~\ \\~ . ¡p' l
---I-. "o,.~ . ~ \ \1 lD"~~' l' . I I
\ ~ V , / ï ~ -L-=--
\,. . H.:;31 11_
V _.~ - - - - \" ~~\ ,'--'D"~~ J.fft 1".?%.' " _
. -....o~,_ \ ",-,\ \\.. ~ '-. .r"0I~'!:";"" .'. .... .,.,....,... ,... ...,... ..... s
'" .\ \ '-..--- I . ;':;,.:' . '.~~:.. ~:. .>...:,.._>'..:,.~.. ,.....,,,. ." ,. ., .. .' , J~ , - ..
\\ - I'
( I '\ \\ . ~..:..c.. -',- --- _-Co. - --~- - ~- -, r-
I
\ \ 11"·"'·""" z
i ~ ~ . '!'!'!"';!!" 0
~~~ ~, I'~ " ~"
I Ë ¡¡: P.1 \. '" n ....» C> » :J: '" -I
~Ëg . ~~~~~og .~~
~~~ . ~z2~g~~ ~~
S' 0 J: ;a 0 f,1 mo 0 S 1J -10
:J fT'ICJc \ 1- mU1Ã1Co~> .,; '"'1"'1
U1~o ~ ~~1!f'1'"'1U1~;oO 5~ 55
5-<::! , .0 o<¡g~U11J5U1 00 O.
1Jo~ ,!, ~ ill fT'I~(;)-<;oc:!, ÃlII ;0;0
.... "" ~ ;0 (;)-<....U1X r-
"'"'1.... ' '-:-0 ~ :;;...¡fT'Ir-1J....o- fT'I(;) fT'Io
- '-" :;.c\ --::t f1'1 ï;o ï
< o· z 1!\ -v.' . ....f'1~U1~1J.:J: !T1» fT'IlI
"'10.;a O~~ 0 fT'IU1fT'1» ~o ~
· :1:>)>)> ~o,~~oJ:o.o~::!g)::!£
~z~ "'(;)00... !T1 0 0»
~ . o. "~~~o~. z;:: Zo 0 ~"< r-. 0 0 r r
~š S 8~ \ :ï!U1~0;g!2~ öÃl ög) õ!I 0 M~ ~:;;~ ~ ~ ~ ~
i[Qq ~~ \ ~!ö~~~8 ~~~ª ~ ~~~~~g~~~ ª
"II ZO ¡¡¡oÃl»~» U10U1.¡.. -< Ãlz ~r-...fT'IfT'IaJ Z
R- !IIi 1""'1 aJ r-COOOZU1 ffl:;; fflo » ~ U1 Õ(;) fT'I » ~ ~
' V !T1 \ O~Cg)(;)~U1 o;:Jo. g "'Õ~~»ÃI
f tD \ 1J U1 C ÃI 0 !T1Z~-U1"'!T1
[ <: ~ :j ~~2g~~~ ( ~~ ~~ ~ ~ .:~ ~ ~ ~
.. tD 0 ~ !T1 r- U1' Z Ž g!T1 g;o ~... M ~ ::!
Ii !II .... " \ e ,0 fT'IfT'Io 0 .., ~ ::! ¡!J < 0
!l!i3 !ž!o \ F ~¡¡J~~~~ ~~ ~g ~ 8 ~ Z
è:j!1! '" ~o r- g o~;2¡;j ~~.., ;0 ~
¡:s M >~ 0 U1 »0!::1U1 ::!::!¡g
~ Z-t -t fj¡Zf'1 0 o~
tD ~ë! U1~ ~ ;z
a. g
z
. ~ ¡ \ \ I' ~ ~ !" ,..
'" '" T I' co <0 I nIQ ,,"'...'" Z"'z Z ;¡
~ O)r;. ' ~ && I $- ~!:; ~s¡~~ a~!3. ~ ~ ~'" ~~8
L!' II ¡j;:¡ ~¡¡¡z~ "'~~,. Q~ om "'''''''
I' . ........ §ðz ¡¡¡~»O "'",'" » Or- ==»
~ ¡¡~~ ~~U~U~ ~ ~ ~~ ~ në~ ~~ I~ .~~ ~!i1~8 ~~~ ~~ ~~ I ~~
~ "'00000"'000000000 ~";ðzi"'z¡; !Q ~ª;¡¡~91:1~ªi "'ª o!Q -<"...- z;:O ... »»oz
", !::"'þ TI T f'T1IT1f'T1I'T1"'f'T1rr1f'T1f'T1f'T1rr1 i:tl"\~t!;t;2Õ'" cn~;;!_1jJë1~...ac:g ~» "'",lz5 >~ >0 ~goG">
,.., ,., z .... z Z Z !I: Z Z Z Z Z Z Z Z Z ",. ,. . ~.,,, t"" ... _ . ,., z . ~ ...
¡c '" ~ooooooooooooooo a~iì!a"la~i! ~2 ~ª....!i!!i1¡¡b~~~ ?(r- »¡;f~~ o~ ;!Io [ ..... "0 :c~~:c
~ :::!¡; x¡;f¡;f¡;f<¡; ¡; ¡; ¡;f¡; ¡;f¡; ¡; ¡;f !!51 r"R g c~ '" ¡¡¡~:a -[ !;!1 _ r>1fT'1»"', » "''''
... þoØ.... ~VI ~'" ~ '" r.", '" VI VI '" '" '" VI '" 6¡¡~ ~i ~III:~! ~ i ~¡¡¡ ~ !~i~ :~ o~ » ~'" ~~~~ R:'" [ ~ ~~ð: !ad>:!! ~ -<R:",p
? ~ ~ m H U ¡ m W ~ ~~I ¡ii¡!!!; n ¡! H'IIi¡ j! - ~p~~~ *~ ~r ~~m :.~¡¡ ~ ~~~~
f 0:' ! i!rH m i~äl i¡¡¡mlll! Sf II nii! n il. ~~ ~i; ~; · ~2 ß~iH " I~
Ii -"'':I;¡¡ ~ ~ '" ~ I: ~ ~ ~ g Iª ~h ~¡;¡;",!i!!ßgª ~ a ;ii! ~ ¡¡5¡;¡¡¡ ~~ ~» 35 i'iiIQ ~~ 1'J C')
,.., ~ g",r- '" z!I: '" 0 ",'" "z" "'2!-"'!ì1i III Ii;:li! ~!i!1I~ "'ª ¡; Q-o C¡;f ";0 -<
Þ1 ~ z ~ ~ '" '" ~ ~ ~ ~ ª ~:ª fI¡;~;!1!~~ J ìi PIE ,,6!1!2!i c ~ 2'" ¡;f 0 ¡¡¡:J:
.... 0» :: ~ '" n .. '" "':í!S;¡"~;¡¡ 0 ª~.. ¡¡¡~2!~ 51 i! n z
,.. ~ ~ :oJ '" !:~ i~Q~ih ~ ~ ~i ! ~¡¡ "'I: 2 ëI:< ;¡ t!
i¡; ~ aël~!I!PII!~ > h ;v~!2 ~ ì ~ ;;
a~g ~~~~iU i a~ ~ ~~~i !i ! !2 ~
C) "tI ~ ~~~ ~iiåll!i1~ "I:!~ 11 ..as;¡ ~ sa ~ >
I't Þ'f If q Ii!!:" D"iS,,!1I! ~ ~F 111 ãge i! !:j ~ ¡;j r: i' G') ¡;>
II f ~~~ ~iR~!!!~f '" JII! ã ~,iiI R C')o "s' ~ '"
å': " i! il'liJ! I , ¡ II! ~ ~ ~ ~ 'H :
Qq N !ì1 IIIII!¡;¡ ¡!J ';¡R ~r-~ [ ::>)>~o
.5 0 - " '" r- . B~ 0
"d 'i§ 8 :!!cn~
E" N . '''' > 0-
¡:; ~ '- 8TrrI*
r ~~ ,.. B
"'''' 0.
U>.. 0 ..
'" ""Z~
~ 8. ~81T1~'
~ß 0"
~ F
01 '"
o
q
0
'"
8
'"
I --1 R~
~ I ..
i
--I I I 0
Ii I 0
a.
~ I I , ~
iii' I L -J L----j I [
.. ~ - - 0> 0
I _ I ~. ,
I¡il II I . D ~~ f- _ _ _ _ _ _ , !
I I I -~ I I ¡
~ 'J ' ¡- - - --j r,¡- ~; --, I I ;
~ ~ , I I I!~ I I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ -' L _ _ _ _ =-_ -=-- "
I [ -1 'L ___1___ ______
- ",,,..,.;- - - - - - -.m'-AveM.eãe- =-= =-- T - -= ;:- - -, X: - - I - - -
1/1
œ .." - r - -1- - T r I I n:u I
ë! --;' . 1 I I I I ~ ~
@' · ,¡ I I I I I 20 I
!!' Ii I I I I .,I! ö;
S' I I I I : I I I I"" f- -,- + _ __
"I
I I I I 0 0 .';;:; I ?<I\" I
o D.,., I ~ I
if Irj :~~ __.L___
!"! Ih ~ ~ ~ ~.
If
Hi
N Uf 88
&-J
. f r!. " .. I
HI . I
~ I n:u I
ifi <:I: 0'"
~~ I ~L L__-
i 8 ..... ~~ ( ) <II -¡:¡ n ,¡;- .
co co ~Z I ..." ~~ /
Æ~ ......... 20
'" I ~~ ~~ /
> ?< R- -c"
c: I ~ ø§ /
'J . I ¡z ~I\" /
"',: /
. \ I /
....... /
I ~
. ,
t "-
"-
~ Go) :~ "- "-
..... ( ) <II
"- "-
"- ,
., . "-
"'-. 'Q'" r....... >
.. .
., . .- . ....... /
....... .........../
P1~:J:\ ~~t~]! I
!a I I /
~õ¡;; \ ~
""~ 'ì¡1 \ ~ / /
VIi::> -:u;r::\ \ ;~~i'};V~·_r:[
o N 'jí11T1:r \ ~~.\I
õ!!..!. \
C ..,001 ~ -----¡ /
--I !""~ ¡;¡,,~\
N:..., II t'T1:r
r "''''õE..!. \
..,0..,
o _0>
¡"'¡::ffl~~~ ! I I
-i Q)~!'I ~
~õë: '\ / I I
00>
» . 0
NN ¡;;;C!:\
f O-.!ï'f\
0-- \ -' -L-=-:
m!;l1O \
:".!" \ ....... "
CD~ \ ~ 'il:
~ - -\ ...~\ ã
- - . \ '" \ ..... . ....
. I';:~:" . .:.'....·...1..: ~: "'¡',:
<
~Š ~ . . . .
¡. ~oq ª; ~ ~ª; ~ ,m ~~ ~~.~~~~ ~~.
."A.
P-f 0 Ci ~ ~~~ ~ j ~ª 6~5~~i~ ãi
~ i ioª g I - >gCO ~=
~= C 2 ~ ~ = a¡ ~~a~ >
fr ~ ~~ ~ !~~ ã ~~ ~~ ~i~~å~1 ~~
~ ~ > R ž ~ ~ i ~~ ~ I~
i! æ. ~~ ! i~~ ~ ~~ ~~ ~ni~i!~ ~
~ I ~~ ~ ~I ~ ~2R ~~
~i~ ~~ ~~m ~ a; ,~ªg~~~ ~5
a~ m Q~ ~ ~~ ~*~ ~~ 2~
f3S ~~ ~ ;~ ~ ~R ~ m~i~~~! ~~
~ f ~ 0> Z ~~~!
~ ~~ ~ ~. ~ ~~ ; ~Sª~~~ª ~~
~~! ~~ a g ~ ~g ª
.... ~~ ~ ~: ~.~ ~. giie~ 0
~ ~ ~ ~~ ~ o~ ~ ~ g
~~ ~ ~: I ~~ - ~~~~S~i
~ I i~ ª ~i ; ~IJ~~~~ I
ª ã ~~ ~ ~ª ~ ~2~~~~~ a
ã ~ ~~ ~g~~g
. ;s ª . ~ ~ ~f~~~~~ ~
~.. ; ¡ ~;~~;ªã ~
R ~ ~ r ~~ ~
~ '" ¡¡¡~ i
~
~
S»
en þoC.Q..
..
.... ....
F ~§
f ~i~g2
O~ 3 ~ !I 6' g¡ 0.
"i ~i\l
~ ~ <" ~ .
., n ~
¡ ¡ I I &
1 ï Î ~~ !I:'" ~ n
::J:I Q.
c::p i . 5" -
If '" ~Q :t: ~
Sf: 0
a. ;~ ~ g
~. ~ ~ :I: ~ g ~ II R ~ 1
3 ~ Ii" ;:: !¡¡ o ..
~~ ~ . SI 0 Î"')Þ:i
(1)/ "(v) '" ST iTI ~
s ~ ~ II) g 0
~ ¡- ~ 0. I... R
NU1 ~ ~
f !I (fI~ -.
N ~
¡ ! I I ~8 (T1~'
<11"'0
.,. 1 r Î 01 F
~
<II
-4, - re - .
~
ii; r .~J I ,. .~.«, I I ..« - ·
II.i -' L_. ~. ..,,'~" "
.f 2 ~ · -- ,." ~. .. .- · · - '
..15. ,1_ ._....ir --..- · "
. 1J -- 1 , ,,~ '
i ,~ . ,.,. / - ,.. (:~!: . "'" " !
...' \ -- .... .
¡ ~ i . /, .'::,:::':. fi. tu, m.. 1,'~' - r ._....;.~ ·
· r¡ ,., ,. '.. ' \e '
r ~ .. ¡, ,~7 ~
11/ § ,._ . ",,,' 1 ".. -.. 1 , '
;;; . _ ) ÞXJ IIIUt ,- ~~;J g.
· ..... ...".
S 'M" 7 .. T ",. 7 - .... · ",: ·
rJ.' ~ ,1-.... 7 ""''''... -( ¡i IJ
· --' - .
:.. .I _. j7 .I .' -p I .." - ,~
::I '"i ~~ ' (:,10 7 t'
" ' ,." I' 'ii; .- '
- / I ~_.. , . .' -..'
_ /"" 7 ""',...." - --"'" ? ""''''''''ï-
" . . ... / _.,i...- I "Ii . ._. :.. A' . '.
il IJ ~ -t __, (:.,.11 - I:!"
~ It. __ i ~__ "',;1' _, f ':; / .I,;;
~f l.so I I..~-" t" e,J:' -¡ .......... I ar
f "".; I .. . ...~ rk=i 7 -,_. "'" nour -
, fit -.-.." . - -
,. II' ~
'jl ~ I... 7j . ,- I
,I .., > II
. In ;; ., í/ " L- 1 f
. ..[I ~' ~ I
, _.. 1
',I. ¡;¡ - ¡J --or " 0 . ,...
i ._" !i :'¡' ,---
I ., .. / I .,,: § ,_. "'" ,,"'.. r n
. ~ .-'" "
_ ...... ' , _ _ ~_ . "". -. è> I :mll
I ,.., '" _ ~ - · .I,..1!
f.....!/A!L \ -'I 5! .m, \"1-......,..,." ï Uh
-.......... \\ -,-' ..
_,) ì 0 > "1
, _w' I n~h I . _"".t - ""."
1 L-.W>.\. ~nn.. -
.- - -
~ \ _",.., I .J1'" ~ nil
. _ 0 "'1,\1
~ -"...., . :."
~ - \ ... I ~"""".... . - . ,,,.. I . I,!!;!
~ ".......... n 7f I gi
",. ... .. ,_ 1, --.
> " . -, ' .. -.- -
I . -, I. - 11 :!,¡!I ...... 7
,_.:::: . -"'8, ~fi ~"if:~ · ,~....
. ,.. . "I' '-- 7-
-' -. " - '
¡Q ,,... 1\ 1 II - \ .... ".It 7
,. ,I :~,¡!I -. -- - . ,:::.
I . '-" J I ' ¡t¡if: .... \ ,,,. 7
"; 'II: .." ÎÍ :::::: _ I. _. 1 ' "", 7
, ! ~ . _ I' _, ,\ ...... 1
"~ 7i 1_ II --.
." . J- -- r
. ~ rl _. 1 · :~Š~
I.. 7! 'f"
, ¡ . _ . ,... ¡' _ _ '" ¡'Ii
_ 1 .. II.u¡ ntCz sou.. -
.. _, ....._ \1
1 . ~ " __._ -, I
I .- I
_ - 1.
R ... I
'7.
_ ---..tm.l... ~ ~PA _,ftea..,
.. NQlV_IOII.$O
< ~ I
~ ;/ I -~
r:¡ Ilj
~ g"" ~
. ~". I '
. 0
if ~
1" I""'t -'
V . I
r! ~ l~
I:~ r ~
~ ~~.
a. " L
~ ~ ~ ·rH-
_ -" -" "'U ·
'1co--..J ()
--f-f0 » -f
~II> r ~
... r"'~ ~ ~ 1J
° ",»"''''... ,,"'- 1J "
_ _ ....."'«'^ -", .. '" -
r '" '" '" v, ~
~ ...zz"'~'" < r
Cc~lrrl »N
I . ..) '" '" '" '" ~ ... ° ...... VJ
~ ..~~~ > '" VJ .....'" .-;
, .> ' VJ VJ'^-< ~ r '"
() VI 0" I ,.,.,rrl
_ > ",,'" ~... "'''' " VJ I M"1
. _ <> =i -" ... ,.,
r ...Øo <>eo" . oj '"~~- ~ "'~-;
I . W ..,.. ¡:¡ '" 0 '" 0 ." > · ~ '" VJ
!'" ,....0'" eZ~Z ~ z >'"R'" . '" '"
'-' _0 0 ~ <>=i - -;
f ....... Me e . <>eo" "
,.. ... '" '" '" '" '" 0 '" oj
pro i:> 8">,, 0
Ö'"t >G; ~ ' " ~g~g ~ - z
II> ::¡ M '" ~ ' M '" '" '" '-
ÞOi lJ1 () () ì () OJ:E ~
_ 0 0 r> M '"
" c c I :ÞUJ :Þ
'" '" '" M '" 0
'" '" '" e
I rrI rrI OJ I lJ1 () () z
mOo ~
U f 0- ¡;; ,---1- ~!ij ~
a. ftD. () lJ1 \ rrI UJ rrI
0' e ' M °
Ii!' E ¡g ¡j I !ij
II' ~ . >;)¡ 1 1 '"
" 8 20 >
.. . 0- 2
~Cf) r 0
'"t r't' r C>
o ~ . e .. <>'"
"'Π. ~'" ~ 0 e ,,81
'" ~ g" ~ M ~.' 1:0 -
œ 0 ~ & !;) M M ,g :r ·
¡ 0 ","' !¡ ·
Q , .! ,
, .' 0'
00 '.¡;!"
. ~ ~ §" ... š
. . ¡ M;
~~ 0 9:
·.1 z'"
!.~ 111~'
~<5 '"
. 0"0"
F
Draft
November 4, 2002
Page 1 of 1
. Pursu ntto due calland notice thereof, the Planning Commission for the City of SCJosephmet in regular
sessio on Monday,Nove~ber 4, 2002 at .7:00 p.m. in the St. Joseph City Hall. . .
Mem b¡:rs Present: Chair ,,~ry l)ts~h,GOmm¡s5ioners Marge L"S~iCk,S f(athleenKalinoY'ski, Ji~
Graev ,Kurt Schneider, Mike Deutz.Council Liaison AI Rassier. Administrator Judy Weyrens.
. . . I... .. ..... . ..' .
Other . Present: Neil Franz, Jean Dehler, Rick Poplin ski
I
A ro e A enda: Kalinowski made amotion to approve agenda with the addition of 8 -'-Lot Split
Requ st,K & L Properties! The motion was seconded by Deutzandpassed unanimously.
Appro, e Minutes: LesniC1made a motion to approve the October 7, 2002 minutes with the
folio I ing corrections:
· Add Kalinowski to t ose present
· Discussion of Minutes: Change second to last sentence with the following: .. . will review any
future..... . I
· Public Hearing Kim IJensen: Add the following to the end of the third paragraph: The
.. Commission stated (that the City needs to deterrnine a method of informing developers and
realtors of the St. J6seph Code of Ordinances regulating rental units.
The otion was seconde~ byUtsch and passed unanimously.
Ka'lrSkimadea mòtio~ to approve.the October .15, 2002.m'nutesas presented,· seconded·by
Lesnick and passed unanimously; . .
I
. !
Public Hearin- Robert Gamades 100/104 Colle e Avenue South - Front ard setback Variance:
. Utsc I opened the public he'aring andstatedthe purpose of the hearing is to consider a variance request
on the front yard setback rdquirements.Theproperty is located at 100 and 104 College Avenue South;
St. J, se ~ Code ofordinahces 52.19subd, 7 a statesthé1t the front yard of any R-3residence shall be
35 f et from the property.li~e. Theproperty owner is requesting an eleven foot variance on the front yard
setb ck. The request is a~esu/tofthe reconstruction of College A venue South and the taking of
addi ionalland forright-of-way
Neil~ranz spoke on behalfiof Robert Garnades.Franzstated that Robert Gamades owns two apartment
buildings located at 100 an'd104 College Avenue South. Boththe buildings were constructed before the
RttlJaCkS wereestabli~hed, Therefore, the b~iidings currentlYarepop conforming an: the additional
10 f ot loss ofright-of~way!creates a larger nonconformity. Franz stated that Gamades, as part oUhe
ROi taking, are requestirlg a variance on the front yard setback 50 that in the event of a disaster; the
apà tment units can be re~uilt.
F ra z stated that his.clientl is supportive of the RO\VacqyiSitionbu;w6ui~ liliéa~a'surènce from· the?ity
that the buildings could bel rebuilt. In addition to the ROW acquisition ,Gamadesis participating in the
gra t funding \^ihich will limit the rent for fifteen years. Therefore, Franz stated during the ROW
neg tiations Gamades requested a variance on the front yard setback to assure that he could continue to.
use the property in its existing manner. Through correspondence with the City Attorney it was
rec mmended that avari~nce be request ed withtre understanding that in the event of a disaster the
buil, ings could be rebuilt. I
Fr"f." stat,,~ hewquld liketo h~veas ~,.esul) o!t~isv~ri~nce reqU~þ\,~haþknoWléQgement thafipthe
eve t qf damage to either!building, the property ownersVJould be permitted to rebuild on the same. site
usi gthe same foot print. He also stated that it is unusualtorequest a nonconforming use variance
. bet t~ef~ct. Ho~ever'ithe variance ~ill assist bringing the conde~~~)iOnaction to ~ conclu~ion
Uts h closed the public hearing.
I
I
I
.......:
Draft
November 4, 2002
Page 2 of 2
! ·
i
\
\
Kalinowski made a motion adopting Resolution PC2002~_ recommending the City Council
approve the variance request of Robert Gamades, granting a twelve foot variance on the front
yard setback in a R-3 Zoning Districti
" Resolution PC2002-
I
RESOLUTION RECOMMENDING APPROVAL OF A FRONT YARD SETBACK
FOR ROBERT GAMADES
WHEREAS, Neil Franz acting on behalf\of Robert Gamades has submitted a request forvariance from
theZoning Ordinance regulating front yard setbacks in a R-3 Zoning District, and
¡
I
,WHEREAS, the applicant has submitted: the required site plan and development application for review;
and
WHEREAS, Section 52.19 subd. 7 (a) r~quires a front yard setback of not less than 35 feet from the lot
line,and I
I
I
WHEREAS, The applicant has indicated'lthat the variance request was a condition of the taking of right of
way for College Avenue South, and I '
WHEREAS, the Planning Commission h~s reviewed the proposed variances as they relate to the findings
. for granting a variance as defined in Section 52.8 of the Zoning Ordinance, and
WHEREAS, the Planning Commission hås made the following findings relating to the front yard setback
request: ¡
1. Extra ordinary circumstarces apply to Robert Gamades as the taking of property for the ·
right of way for College Avenue South reduced the setback for the existing buildings; and
I
2. Granting of the variance Will not impair adequate supply of light and air to adjacent
properties or diminish or impair the public health or safety
,
I
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION THAT: the Planning
Commission does hereby recommend th~ City Council of the City of St. Joseph approve the following
variance for Robert Gamades:
1. Variance from Section 52.19 subd.7(a) Front Yard setback- granting an eleven foot
variance.!
,
BE IT FURTHER RESOLVED THAT: Th~ Planning GomlXlission is recommending the approval of the
variance to allow for the replacement of th1,e existing building should the buildings be destroyed by fire or
catastrophe. In the event of fire or catastrophe, the same foot print must be constructed. The variance
I
does not allow the property owner to construct a larger facility or tear down the facility to build a new
I
complex. i .
The motion was seconded by Rassier a:nd passed unanimously.
\
Mike Deutz stepped down from his chair. I,
I
Public HearinQ - Mike Deutz. 111 ColleQe Avenue North - Special Use and Variance Request: Utsch
called the public hearing to order and stat~d the purpose of the public hearing is to consider a Speçial
Use Permit request to allow a rental unit inla General Business District and four variance requests. The
first variance is requesting relief from the sideyard setback requirement and the remaining variances are ·
being requested for relief from the parking ',lot standards. Theproperty is located ¡:¡t111 COllege Avenue
N, legally described as Lot 010, Block 002 ¡rownsite; N63' of Lots 10-11 and 12.
I
\
Draft
November 4, 2002
Page 3 of 3
.
St Jo e hCode of Ordinances 52:21 subd. 3 f provides for the following under Special Uses: Mixed
useo a Permitted Use and a multiple residential dwelling units; but only if at least 50% of the interior
squarfootage(exclusive oflthebasement or cellar) is used full time for a Permitted Use. The area
I, '
consi ting of multiple residential dwelling unitsmust meet the standards of Seçtion 52.19, Subd. 5 and 6.
Parki g requirements shall be separately determined for the commercial and residential uses in
accorl ance with Section 52.:14, Subd'4.
1
St. Jo e hCode ofordinan6es52.21,sUbd. 5 b states: Side yard setback shall be five feet from the lot
line. he property owner is reqUesting a2.6footvariance. ,
St. JO~ePhCode ofOrdinan¡ces52.14 subd4illustratesthe required parking for development. Based on
the pi nsubmitted by the property owner,36 parking spaces are required and 24 are provided.
Theraforea variance of 12 þarking spaces is being requested.
st.JdSePhCode of ordinan1ces52.14 subd. 3(e) states off-street parking facHities for dwelling shall be
proviged and located on thd same lotor parcel of land as the building they are intended to serve. The
proPJrty owner is proposin to provide, parking on two separate parcels.
St.J seph Code of ordina~ces 52.14subd. 5 (a) states parking lots shall be constructed and maintained
in a ~seable condition, with ia hard surface consisting of concrete, bituminous, pavement or paver stone
designed to drain and dispose of surface water. Recycled bituminous or concrete shall, be provided
except as' permitted in. an irldustrial.. area by special use permit or variance. The property ()wner is
prop~singtopavetheparkipg lot on the parcel on which the building shall be constructed. However, the
remaining parking area loc~ted on an adjacentparcelis proposed to be class 2 material.
. uts+stated that he has re~ërvation~ acting on tl]e Special.l)se ReqUest apd Y arlapçe a~ the complete
plan h~ve just beep sUbmJued and the fire Chief, Public Works Director and CltYEngine~r have not had
the 0IPportunity fo review a~ d comment on the plans. Weyrens stated that a set of plans were submitted
previously but they hasJ,ch nged and new plans were to be submitted. Weyrens further stated that
Bett;hdOrf received the rev¡ised plans on Friday and did not have time to submit written comments.
How ver,h(3 did indicate th,at in his opinion the variance on the alley setback should, not be approved.
Utiliti¡esarelocated in the a¡lIey abuttingJhe proposed development site and relieving thesetbackhasthe
potential ofcreatingm,ainte;nance issues in the future. Utsch statedthathe also has some concerns
rega ding snow removal al1d would like a recommendation from the Public Works Director.
Mik Deutz sp~ke o~ his o~n behalf. The proposed development includes:
A two (2)-story bui ding which will consist of residential rental on the second floor and
commercial-office ¡rental on the first floor. The rental unitwill include 2 three bedroom and 2 two
bedroom units. I' " "
The building locatioo will need to meetthestate fire codes being ten (1 0Ueet off of the southerly
property line. ,'!
Upon determination of the number of required parking spaces, they will be provided on the
adjé3ceot property owned by Deutz. The adjacent lot is plannedto be developed in 2003 and at
thattime the parkirg lot will be paved.
· The building will crsistof wood siding witha brick façade,resembling a colonial building.
Uts h stated that while he ¡objects to moving forward with the public hearing hewill do so unless the
co ments from those present.. " i.... .
¡
. De tz stated that he has ~een working with a staff member ofSEH regarding the drainage of his property.
At tre present time the infrastructure is not built to carryall the surface water down the alley. Therefore,
the drainage will flow both to the alley and to College Avenue. Their would be sufficient drainage to
Draft
i November 4, 2002
I
I
I Page 40f4
i .
College Avenue but Stearns County has denied cutting into the road. Deutz stated it is his
understanding that a swale will be cut iry, the area where the catch basins are located on. Birch Street
West, diverting the overflow of surface water. Weyrensstated that Bettendorf has not forwarded
comments to the Planning Commission! as he has only been in receipt of the plan for two days.
Jean Dehler of 31 West Minnesota Stre~t requested the Planning Commission require Deutz to provide
enough parking for the rental. portion of the development. She stated. it has been her experience that
landlords do not provide enough parking in the downtown area creating parking problems for the
downtown businesses. Dehler stated th'at she has had to revert to permit parking in heriot on the corner
of 1st Avenue NW and Minnesota Street!Westto assure that the employees of Accu Serve, have adequate
parking. Dehler further stated that she þxperienced parking difficulties when the City approved the rental
unit for Deutz on Minnesota Street as ollly six parking spaces were provided, leaving no parking for the
lower level businesses. Dehler requestE1d that if the Special Use and Variance are granted, that the
parking area on the adjoining lot owned by Deutz be tied to the development to assure that parking will
always be available.
"
Their being no further comments fromth'pse present, Utsch closed the public hearing.
I
I
Discussion of the Planning Commission ~ncluded the following:
· Snow removal, Deutz stated that, he removes the snow from his existing developments and will
continue to do so with this projeqt.
· A ten foot setback must be maintained on the south property line for fire codes. 'If the setback is
reduced fire shields are required [to be placed on the windows and they are not aesthetically
pleasing. I
· Parking in the front. Deutz stated that parking has been provided along College Avenue for the
convenience of the business ten~nt located on the east of the building. The office suites are .
divided north and south with no indoor walk through. Therefore parking needs to be constructed
on both the east and west. i
· The building has been designed for two tenants but could be increased for four tenants.
I
I
tJtsch requested the Planning Commissio'p discuss each request of the property owner moving forward
with a recommendation to the City Council. With regard to the Special Use Permit, Utsch stated that the
requested use of business and rental is al[l acceptable use in the General Business District. However, he
would like the City Engineer to review the ,plans and forward a recommendation to the City Council.
i
Rassier made a motion to adopt Resol~tion PC2002"_ recommending the City Council grant a
special use permit to Mike Deutz to allow a rental unit in a General Business District.
I
I
RESOLUTION PC-2002-
RECOMMENDING APPROVAL OF A SPECIAL USE PERMIT FOR MIKE DEUTZ
ALLOWING A REt:JTAL UNIT IN A 81 ZONING DISTRICT
WHEREAS, Mike Deutz has submitted a I;equest for a special use permit to allowa rental unit ina B1
Business District, and ,
I
WHEREAS, the applicant has submitted required site plan and building plans for review; and
I
I
, WHEREAS, Section 52.9 of the Zoning Ordinance outlines requirements for the issuance of a special use
permit; and
I
WHEREAS, the public hearing was duly nO,ticed and published with notices mailed to all affected property
owners within 350 feet of the proposed project; and
,
I .
WHEREAS, the Planning Commission has ireviewed the propos~d site and building plans as it relates to
the SL Joseph Code of Ordinances and St] Joseph Comprehensive Plan.
I
I
Draft
November 4,2002
Page 5 of 5
. - .
NOW, THEREFORE, BE IT ¡RESOLVED BYTHE ST.. JOSEPH PLANNINGCOMMISSI0I'-J THAT: The
p'annfg Commission does rerebyrecommend the City Council of the City ofSt. Joseph approve the
speci I use permit for Mike rpeutz allowing the construction of a rental unitin a B1 Zoning District.
Appro al is contingent upon the following: . . .
1. The property owner complies with St. Joseph Code of Ordinances 52.21 subd. 3 (Oat least
50% of the interior square footage (exclusive of the basement or cellar) ,is used full time for a
P~rm itted' Use"1
" 2: The area consi~ting of multiple residential dwelling units mustmèetthe standards of Section
52.19, Subd. 5 ~md 6. Parking requirements shall be separately determined for the
commercial an residential uses in accordance with Section 52.14, Subd. 4.
3. Completion oftherentaLlicense process
Approval of the btyEngineer.
!
i
The IotionwassecondedbY Kalinowski and passed unanimously.
Utsch stated that in recom~ending approval of a variance" the' Planning Commission must review the
esta~~ishedcriteria.With regardto the provision allowing a variance if a hardship is present, Utsch
state I that he does not beli+.ve one exists and the property, owner can develop the area without securing
a variance. Utsch clarified ¡that he was referring to both the sideyard setback r~quest and required
parkifg spaces... Deutzclar¡ifiedthathe can provide enough parking on the adjacent parking lot and is
withd awing the variance request for required parking. .Weyrens clarified that as the public hearing
requ~ted included a variance on the required parking spaces she would recommend that the Planning
Com I ission take formal action denying the variance request. Kalinowski concurred with Utsch and
statetDeutz has alternativEfs available, and does not support granting a varianceforeither thesideyard
setb ck or required number of parking spaces. lesnick, made a motion adopting resolution PC2002·
. _ rdcommending the City Council deny the sideyard variance request and the number of required
park n9 sp~oevariance reS! of Mike Deutz, .. . ... ..
Resolution PC2002· _
OlUTION RECOMMENDING DENIALOFA SIDE YARD SETBACK AND REQUIRED PARKING
¡ FORMIKEDEUTZ
WH REAS, Mike Deutz has submitted a request for variance from the Zoning Ordinance regulating side
yard setbacks in a General Business District, and '. ,', ,',> ,',
REAS, the apPlicant~assubmittedthereqUiredsite plan and development application for review;
WH REAS, Section 52.21 subd. 5 (b) requires a side yard setback of not less than 5 feet from the lot
line, andiSection 52.14 sU9d4 requires the property to provide 27 parking spaces, and
I
i
WH~REAS,the Planning Commission has, reviewed the proposed variances as they relate to.the findings
for ranting a variance as gefined in Section 52.8 of the Zoning Ordinance, and
i "
WH REAS, the planning Commissi()n has made the fOllowing findings relating to the side yard setback
req est: I
1. ",Extra ordinarY9ircumstances do not exist; and
Granting, of this variance,would grant the property owner, rights denied, to others ,in the same
zoning district!
I
N0'fJ,' THEREFORE,BE IT RESOLVED BY THE PLANNING COMMISSION THAT: the Planning
Co mission does hereby recommend the City Council oUhe City of S1. Joseph deny the following
. vari nce for Mike Deutz: ,f
Draft
November 4, 2002
Page 6 of 6
1. Variance from Section 52.2,1 subd. 5(b) Side Yard setback - Denying the 2.6 foot request. ·
2. Variance from Section 52.1 ~ subd 4 - Requiring 27 parking spaces
The motion was seconded by Rassier and passed unanimously.
Utsch stated there are two (2)varianceJ being requested regarding parking:
,
I
I
1. Allowing parking for a dwelling ûnit on property other than that where the building is located, and
2. Construction of the parking lot on the adjoining property with Class~2 material. in anticipation of
constructing a second building 1n that same property.
,
Utsch stated he is not opposed to proviqing parking on the adjoining parking lot. However, the parking lot
needs to be tied to the development so that in the future the parking lot cannot be sold without the
development. Weyrens stated that if th~ Commission recommends approval, the City Attorney can draft a
document restricting the use of the parking lot for the life of the development at 111 College Avenue
North. Rassier questioned if the parking lot will include curb and gutter. . Deutzstated it was not proposed
but he is not opposed to constructing a~erm on the edges abutting the alley.
I,
Utsch stated that if it is the intent of Deutz to commercially develop the lot where the parking lot will be
const~ucted, it is logical to resolve any d~ainage issues before constructing the parking lot. However, he
would not support leaving the parking loti with a class two material for an extended. period of time.
Rassier stated that he would support thel class 2 material for a period not to exceed one year or when the
City Engineer resolves the drainage issue in the area.
I
Utsch made a motion to recommend t~e City Council adopt resolution PC 2002-_ recommending
approval of the variances regarding Ideation of parking and parking lot material.
. . I
I ·
I .
I Resolution PC2002-
RESOLUTION RECOMMENDING APPROVAL OF PARKING LOT LOCATION AND
CONSTRUCTION MATERIAL FOR MIKE DEUTZ
WHEREAS, Mike Deutz has submitted a 'I request for variance from the Zoning Ordinance regulating
parking lot location and construction material, and
I
i
WHEREAS, the applicant has submitted the required site plan and development application for review;
and
"
I
WHEREAS, Section 52.14 subd. 3(e) $tates off-street parking facilities for dwelling shall be provided
and located on the same lot or parcel of I~md as the building they are intended to serve, and
WHEREAS, Section 52.14 subd. 5 (a) st?tes parking lots shall be constructed and maintained in a
useable condition, with a hard surface co~sisting of concrete. bituminous, pavement or paver stone
designed to drain and dispose of surface yvater. Recycled bituminous or concrete shall be provided
except as permitted in an industrial area þy special use permit or variance, and
I
WHEREAS, the Planning Commission ha~ reviewed the proposed variances as they relate to the findings
for granting a variance as defined in Section 52.8~of the Zoning Ordinance, and
¡' . .. ..
WHEREAS, the Planning Commission ha~ made the following findings relating to the parking lot location
and construction material request: I
,
NOW, THEREFORE. BElT RESOLVED BY THE PLANNING COMMISSION THAT: the Planning
Commission does hereby recommend thei City C<;>uncilof the City of St.Joseph approve the following ·
variances for Mike Deutz:
Draft
November 4, 2002
Page 70f7
· Variance fr9m. Section. 52.14 subd. 3( e ) Side Yard· setback -Approving the parking lot ()n
an adjoining property.
2. Vc¡riance fr<h Section 52.14subd 5 (a) ,..-Approvingtemporary class 2 material
I
BElT FURTHER RESOLV~b, THAT approval is contingent upon the following:
j
. . i
1 Execution ofa.dev~lopment agreement between the City of St.Joseph and MikeDeutz
restricting tije use of the parking lot for thebuildingto be constructed at111 College
Avenue North. The agreement must be in placeJor the life of the development at 111
I . ..
College Avenue North.
2. The parkinQ lot must be paved within oney~ar from Council adoption of this resolution or
the earlier of the following events: ...... ...'. .. .
a. Development of the lot where the parking lot is located.
b. The City Engineer resolves the drainage issues in the area. being developed.
I
i
J
Thèotionwasseconded by Kalinowski and passed unanimously.
Kalinowskimadeamotio~to recommend the City Council approve the site plan for Mike Deutzto
cons~ructan officebuildi:r9 with rental on the second level as presented. . Approval is with the
understanding that the b ilding must be reconfigured to meet the sideyard setback. The square
foot~ge of the buildingca'nnot exceed that which was presented at this meeting and on file in the
City ffice.Themotionras seconded by Schneider and passed unanimously.
ì" ....
Mike Deutz resumed his Ch¡ir at 8:30 PM.
j
· Madi on Park PURD Vikin Develo ment Grou : Rick PoplinskiofVikingDevelopment/SignatureHomes
pres nted the Planning Cor¡nmissionwithaconcept plan to develop.34.acresofpropertyadjacent to
Fore t RidgeAddition.Tl1e property is currently owned by K & L Properties and is in St. Joseph
Tow ~hip.poplinskistatedthe proposed development includes the folloV>£ing:
81 ··.32TraditionaISinglèFarnilyHomes (75' - 80' lot frontage)
8 32 Entry LevelSingle Family Homes (55' - 60'Iot frontage)
Townhomes( 2& 4 unit buildings) 26 units
Apartments - 66 uhits
i
Popl nski clarifi~d that the Jntry level homes include reduced setbacks and smaller lots with the traditional
sin9f family hornesselling in the mid range meeting them inimum lotsmndards, µtsc~ stated thatthe
City f St. Joseph has already exceeded the required affordable housing and is hesitant to approve a
con ept plan that has 50%[of the single family lots requiring reduced lot sizes and setbacks. Utsch
further stated that he has n:~ceived .comments from resid~nts criticizing a recent development with
redulcedsetbacksasthe hpmes look alike and are too close. Poplinski stated the development proposed
issirilarto MagnoliaPark¡in Sartell.Magnolia Park has twelve different house plans providing variety to
the fighbOrhOOd, By general consensus the Planning Commission requested Popliniski resubmit the
con I ept plan providing more traditional family homes meeting the Ordinance requirements. Graeve
stat d that he does not share the same opinion of the Commissioners and supports smaller lots sizes
pro iding affordable hOUSij9.
The Commission discussejdthe proposed transportation plan for Madison Park PUD. The proposed plan
incl~des the following tran~portation system:
8 Private roads through the townhouse section
8 2 north. and south 'roads, one connection to Dale Street East and 1 ih Avenue SE. The second
interior road connects to Baker Street East and.a proposed east/west road that conneqts to Dale
Street East. I
· 8 Extension of 88th Avenue to County Road 75.
I Draft
i November 4, 2002
I . Page 8 ot8
I
I ·
The Commission expressed concern ragarding ingress/egress for the proposed apartment complex.
Based on the submitted plan, önly one ~gresslingress is proposed and that will connect to 88th Avenue.
Poplinski stated that the main gasline extends on the southern boarder of the proposed property and they
have not resolved how that corner ofth~ plat will be utilized. The concept is to construct apartments
south of the gas line and north of the townhomes. The regulations regarding gas mains do not allow any
building/construction, including roads, oyer the main. Therefore, this area needs further review. The
Commission stated that two ingress/egr~ss must be provided when the. plan is revised.. The Commission
also stated that the City Council and Planning Commission will need to come to consensus on the
east/west bypass before this plat is approved. As approving this concept plan will begin the east/west
corridor around the City. :
When questioned on the timeframe for development, Poplinski responded that he hopes to finish the
planning process during the winter mont,hs and þegin utility construction in the spring of 2003. Rassier
questioned if Madison Park will includeàpark. Poplinski responded that he is proposing to contribute 8%
in lieu of land and would like consideratiqn .for the walking trail that is being placed around the perimeter
I . . .. .
of the development. Utsch stated that the Park Board would have to be consulted regarding the parkland
\
contribution and this matter must be resÇ>lved before the preliminary plat hearing. Poplinski agreed to
resubmit the concept plan at the next regular meeting of the Planning Commission with anticipation of
conducting the Preliminary Plàt hearing i,n January.
Lot Split Request - K & L Properties: Wßyrens reported that when theK & L Plat was annexed into the
City it was noticed that a parcel of property containing. 71 acres was located adjacent to 88th Avenue and
a portion of that lot is the actual road RqW for 88th Avenue. . The property owner is requesting the City
authorize a lot split, deeding to the City t~e ROW for 88th Avenue and attaching the remaining property tö
Lot l' Block 1 K & L Addition.
I
I
I
Deutz made a motion to recommend tile City Council authorize the lot split of the, .71 acres of K & ·
L Addition, deeding a portion to the City of St. Joseph and attaching the remaining property to Lot
1 Block 1 K & L Addition. The motion ¡was seconded by Rassier and passed unanimously.
Adjourn: Lesnick made a motion to adjourn at 8~55 PM; seconded by Schneider and passed
unanimously.
Judy Weyrens
Administrator
,
I
I
I
i
·
itg ofSt~ Josepli
.ollege Avenue
PoD. Box 668,
St. Joseph; MN 5637
(320) 363-7201 Date: N,ovember 27, 2002
I
Fax: 363-0342 ,
Memo To: l\t1ayorHosch
C K! qtyCouncil Member
ALER Planning Commission Chair Utsch
DMINISTRATOR PI . C .. M b
annmg ommlSSlon em ers
Judy Weyrens EDA President Gohman
EbA Board Members
MAYOR CitYAdministrator Weyrens
Larry Jo Hosch ,"'\IìV'-1="" (II ,'ç
Memo From: JpànìíeF'oustand Cynthia S-rr\Tth:;'Strack,MuniciPaIDevelopment Group
COUNCILORS !
Bob Loso RE: Comprehensive Plan
~;~ ::~::ider The Planning co!mmission and Municipal Developm,ent Group with invaluable assistance by
Alan Rassier City Staff, the Economic Development Authority, the public and numerous civic entities have
been reviewing the City's Comprehensive Plan. The Comprehensive Plan is intended to
function as the urrbrella document guiding future growth and development within the City. The
Comprehensive fi'lan encompasses several general categories of information: characteristics
of the commu'nity, demographic characteristics and ..trends, housing,land use,
transportation, sewer services, water service, municipal & administrative buildings &
services, parks & trails,economic development, and implementation.
. This comprehen~ive Plan is the product of several entities and systematic, ongoing, forward-
looking processer including:
. .' Distribution of a community survey to over 30 business. and civic leaders
I and.one-to-ofle personal interviews with a majority of these participants;
~ Gathering of historical data from the city, county, state and U.S. Census;
~ Analysis of opportunities and constraints leading to the formation of goals
, and objectives;
~ Review of City Ordinances;
~I Public meer,mgs"both neighborhood and business, providing perspectives
from residential/business communities;
. Review of the previous St. Joseph Comprehensive Plan and Area Planning
I Organization Comprehensive Plan;
, Inventory of pertinent information, statistical data, and existing structures;
~ Assistance from the City Engineer, the City Attorney and the City Building
Inspector.
~ Input from City agencies/commissions, including the Economic
i Devel()pment Authority, the Planning Commission, the. Park Board, and the
i City Council; and,
r ,City staff participation.
Meetings were h,eld on the following dates to review and/or receive input on the Comprehensive
Plan: June 3rd, 2002; July 1st2002;July 11th2002; July 1th 2002; August 1st 2002; August 5th
2002;,' August 6tr2002; September 3rd 2002;. September gth2002; October th 2002; October
15th 2002 and November 13th 2002.
.
.
..~ ~.
.
.
.
.'
. . . .
The purpose of t~emeeting on December 2nd at 8:00 p.m. at the City Hall is to review the
. Comprehensive PI,anprior to the public hearing which is scheduled for December 10th, 2002 at
the Fire Hall. MDG will present an overview of the entire plan at the December 2nd 2002
meeting. I
I
AUachedisyourcopy of the Comprehensive Plan, Please review prior to the meeting. If you
have any comme~ts or questions on, theenclosedirformation prior to the EDA meeting on
Wednesday, October 16th, please do ,not hesitate tCFcontact us at: 952-758-7399 or e-mail us
at:mdg@bevcom~ .net.
.-
.
,~
.
.
.
.
. samPI¡e Language: Requested af10-23-02 Meeting
Insert in Section 52',!1¡?~ubd.18 . Replaces proposed a)1(b):
Ary combination of .iI'l) fewer licensed and operable recreational vehicles (RV's, boats,
s¡owmobíles on a trailer,etc.) and/or seasonal automobiles may be parked or stored on property
o tside a home, provid~d: '
I
(1. If they are storeb in the front yard they are stored entirely on an established driveway,
entirely Con the1~ner's property. ,"w\c" ' ;
2. If stored mtherde yard they are at least IIi feet from the property Ime.
3. If stored in the tear yard they are at least ten feet from the rear lot line and five feet from
aside lot line. I
4.' If stored on a corner lot they are not closer than twenty feet from the property line
I
abutting a side street.
5, storageand/o~p.rkingOf commercial vehicles and/or equip.men!, or any combination
thereof, excee ing 22 feet in length and eightfeetin heightis prohibited.
I
I
l.f.("llfzw.Jr~III1'I"'I..01¡¡¡~.'@'FI.."'"'W@'I'ø'I'llr'ø.
6. ii:;L",¡:; ';"I¡;l¡1I~ij.T\;JI¡,:::';II,,±;:,'ILI{IŒ,:",I\;i%¡!11m~,\I,;(.1,111:;,:1i;:~I!,IIJ1.':I:.?: ,I.::,~
I
i
i
Isert in Section 52. 14lsLlbd.18 . Re laces ro osed a 2. d
. he storage at~?j~i~?*~.red to control dust and storm water drainage with bituminous surfacing,
oncrete or a 1111111.1 substitute approved by the City.
""," "'~'" ['b'
am Ie Ian ua e - lantin s in easements: Insert in Section 52.14 ossibl, end of Subd. 15
rlanti~gSSUCha_fthe
ro e owner "',"r ,..."".". , .1,1·"'"'' '''i'·,.' """"""·.""e"'·"H,'·.'r",,.Ii"'·"(I"i~..,,
g"('£".HI'~','T.n"lf'*i'" i ""I,d~YfuL .m0111,k" ,.,1",1"".11,,,,, '" I!iL.rn,'""" ,,,,,llii""è,I.II~I,,,,.aJ~m
~.'rilâill~:;;;lianq they do not change or interfere with the drainage. The city does not
encourageext~nsive Rlantingsor landscaping in the easement area because of potential
~rainage problems and thepossibil ity of utility work in the easements. The city or utility service
roviders shall not be required to replace plantings or landscaping removed or damaged during
Workwithin the easement area.
\ !
Sample languaae - Walls: Insert in Section 52.14 (incorporates reauirements of Ord. 56)
Decorative, landscape, retaining and/or privacy walls may be constructed out of stone masonry or
j
brick provided theyare: not less than four inches or more than 24 inches .in width; set on a firm
foundation which is not less than 150% of the width of the wall at the base; and, resting on footing
located below the frost line.
I
I
Concrete decorative,landscape" retaining and/or privacy walls shall be. prohibited unless they are
formed from decorati~e and/orcolored concrete, less than 24 inches.in height and included as
part of an overall landscape theme which has been developed.
. . I
!
. i
I
.
. .
.
.
'-...
.
.
. Samp e Language: Requested at 11-19-02 Meeting
S m Ie Ian ua e - Finished side offence: Insert into Section 52.14 Subd. Relative to fences
. ich includes revised standards of Ordinance 56.
T at side of theany fence considered to be its evident finished side or face (Le. the finished side
hrving no structural supports) shall front abutting property. If the fence is located in a commercial
o industrial district and ;visible to the public from both sides, as determined by the City
Tministrator, it shail contain finished surfaces on both the interior and exterior of the fence.
( ptiona/- for discussiot by the Pianning Commission)
'1arious sections- throuqhout Ordinance 52.
range all references tf> 'Zoning Administrator to 'City Administrator
evised ro osed addLnai section to Ordinance 52: Section 52,14' Subd. ??, Movin of
ui/din s. This section I was condensed from the ori inal and some standards were added to the
ovin of bui/din s ermit a lications.
I
A. Street or streets, as used in this Section, means all streets and highways in the City
which are ~ot state trunk highways, county state-aid highways, or county roads.
I
I
B. Permit an9 Application Required.
.
This is
languag from
Stearns
County's
require ents
.
I
I
I
I
i
i
.
.
.
.
.
. 2. The application for a moving permit shall state the approximate size and weight
of the structure or building proposed to be moved, together with the places from
and to ~hich iUs proposed to move the same, and proposed route to be
followe~,'proposed dates and times of moving and parking, and the name and
addres$ of the proposed mover. Such application shall also. state, any municipal
utility, street and public property repairs or alterations thatwill be required by
I
reason rf such movement.
3. The m9ving permit shall statedateor dates of moving, hours, routing and
movemeÐ~; P~~rT1its shall be issued only for moving buildings by building movers
licenseþ m...11I by the state. Fees to be charged shall be separate for each
of the following: (1) a moving permit fee to cover use of streets and route
I
approval, and (2) a feeequalto. the anticipated amount required to compensate
the City for any municipal, utility and public property (other than streets) repairs or
alterations occasioned by such movement. The latter shall be paid in advance.
I
C. Exemption! This Subdivision shallrtotapply to the State Department of
TransportaÌion.
D. owner'spJrmitreqUired and. application.
I
1. It is unlawfuL for any 9wner of land intheCity bar fromwhich a building is to be
moved to permit such movemE:}lltwithout an owner's permit.
I
I
2. A perspn ~eeking issuance of an. owner's permit shall filE! a written application
. with City. The application shall not be accepted for filing unless accompanied by
the foll'owing: .~' " .
I
a. E~idence thaìall real estate taxes and special assessments against the
bl..!ilding and land from which it is to be removed are paid .in full.
!. . .
b. Alvrittenstatement,billofsale or other written evidence thatthe applicantis
erltitled to move the building.
I
c. ~ritten evidence of arrangements with all public utility companies whose
wires, lamps or pqlesare required to be removed,for the removal thereof by
thé applicant.
! .
d. AJcash deposit from the owner ofthe lotfrom which the building is to be
m,oved in the sum of the approximate cost of the following work:
(1') Proper shut-off of any/all utilities as may be specified by the utilitysèrvice
. j provider; and,
(2) Fillingallexcavationstqgrade, removing all rubbish, and leaving the
I premises in a safe and sanitary condition.
q) Ifapplicable, seventy-five (75) percent of the estimated cost, as
I. determined by theÇity, to bring the building moved into the City into
I' conformance with applicable building code'requirements.
I
!
e. P,ayment of any permit fee.
I
f. If the building is to be located within the City after its movement, a survey by
a1licensed surveyor of the land to which the building is to be moved, including
. t~e location of the building in relation to the boundaries of the land.
I
I
.
.
.
.
!
I
i
, .
. g. If thtbuildin9 istObelocat~d Within ~e City arter iffi movement, photographs
of:
(1) Two or more views of the building to be moved;
(2) ¡The lot on which the building is to be located; and,
(3) ¡The lands, and structures thereon, adjacent to the lot on which the
¡building is to be located.
!
I
(1) I Upon receipt of the application accompanied by the fee, .deposit,
statement and infor.mation required, the City Administrator. shaH review
the application and make such investigation as appropriate including
obtaining recommendations from the Police Department and City
Engineer.
E. Council Approval:
i
1. Structures may be moved, after securing a moving permit subject to approval by
the City Council, but without a public hearing provided. the structur.e is a
manufactured. housing unit being relocated.to an approved Manufactured Home
SUbdivision and provided said manufactured housing unit is in compliance with
applic9ble State Statutes, the Manufactured Home Building Code and applicable
sections of this Ordinance.
!
2. Public ,hearing, (if required).
i
a. W~ere applicant requests the moving of a building toa location within the'
Ci~y, the Council shal.1 hold a public hearing. Notice shaH be posted,
. pU,blished in the official newspaper and mailedto owners of real-property
within 350 feet of the land to which the building is to be moved at least ten
d~ys prior to the date of the hearing. Failureto.give mailed notice or any .
d~fect in the notice shaH not invalidate the hearing or any proceedings taken
thereat.
i
¡
b. ,
FqHowing the hearing the Council shaH either deny the permit in writing or
authorize issuance of a permit.
I
c. Denial ofa permit. Any permit under this Subdivision may be denied upon a
fihding of anyone of the following:
I
I Applicant has not complied with the requirements of thisOrdinance;
1.,
,I
2] Persons or property in the City would be endangered by moving the
building;
31 The building is in a state of deterioration or disrepair;
I
i
41 The equipment for moving the building is unsafe and persons and
.
I property would be endangered by its use;
Thebuilding or its use would not be in compliance with zoning, building
5:.
I codes or other local, state or federal regulation; or
I
:
6. If the location to which the building is to be moved is in the City, the
building is in substantial variance with either the established or the
. ¡ expected. pattem of building development within the neighborhood to
I
! which the building is to be moved. Comparative age, bulk" arc~it1ctural
style and quality of construction of both thebuildingto be moved and the
.
.
.
· buildings existing in the neighborhood shall be considered in determining
whether a building is in substantial variance.
¡
Revised 52.15' Subd. 4: Zonin Classification of Annexed Land.
S bd. 4: Annexed Land. Any land hereafter annexed to the City shall be considered to be in the
a ricultural district until otherwise classified or unless either of the following circumstances apply:
I '
a) In the event the annexed land has been rezoned ¡;illlllll~~
"'~,'~!."j~:1::"IIII,@,*,'_w"I'j@"'%'.'.w'·,«~'mlwi.j"WI",ß""I@!!' '@"",'
II~ilrJ,SÎI~I~~IÎ;.'~1¡1ÎlllllllUIJ·;"il'lliCI,'J!¡:.Ilmtl,;I,~III¡
I~<klll.lldllllj by the Joint Powers Board of the Township
of SLJoseph and the City of S1. Joseph and such action has
been approved by the City Council of S1. Joseph, such land shall
be considèred to be in the district for which it was rezoned by the
Joint Powers Board.
b) When approving the annexation of property which has not been
rezoned by the Joint Powers Board,theCity Council by
resolution,' may direct 1~!I,~~~_C!i'.!i~.(t.2f.~,2iJfg
ur ases as a distrjct:"IIJ1'1"0';;';'I;:".!IrîI~:i''t!¡;'~'J.'1
!e'I,!?' ."+1"':' ,,'jjl~:"I'x I,' 1I¡,liHw,¡;,I, ,I,,, "', If .".. ,,";[b,+¡, ,li'im!I"
, i ;YTi'lj"I"1 fi' '" 'W .,' ',Ii¡' "';;1; ,"" @'i' ,~t "i" ,Ii'i ,J " "¿"'!!:; ,ILCwI!Ð;I'j;'@ 'I' liif" ,M!\!!
tLIIIIII.lli%'I,I~""II"Mjl'hlljbJ!I.II,...llIli..'i,l{i@'"
¿III! allo'Ning a permitted use consistent with the manner in
which the property was being used at the time of the petition for
annexation or as intended for the proposed use.
· ' rammatical error corr~cted see a e 59 of the workin co of Ordinance 52. Pro osed
tandard d should reacl:
. I
I). Adult entertainment establishments shall not sell or dispense or non-intoxicating
. I
'Iquors . . . !
Proposed Subd. 5 a) (lot size
Minimum area
vJ
Alteration: see paGe 64 of the workinG cOPV of Ordinance 52. Proposed Subd. 7 a) (buildinG
heiGht standard ) should read:
I
,
~l:e"N\~ibuilding herea~te~ erected or. altered shaff exceedlllllliW¡. or shall it exceed
ib",Uill., except as hereinafter provided.
, ,.." "'"' I""" I '
!
¡
Alteration: see page 65-68 of the workinG cOPV of Ordinance 52. Al/lanGuaqe from the final
paraGraph on paGe 65 (AdvertisinG siGns and billboards) to Subd. 11 on paGe 68 (Additional
Requirements) should be deleted.
· i
i
.
.
.
,
I
i
.
i
I
!
. In ert: Section 52.17' Slbd. ??? Interim Uses
T·e following are Interi~Uses allowed by permitbased upon the procedures and criteria set forth
in Section 52. of this ~ode.
- I
I
1. Residential rent~fif owner-occupied. For purposes of establishing if the property is
owneroccupied',the owner must be a natural person and the owner occupying the
property as his or her principal residence must own a fifty percent (50%) or greater
interest in the property. In addition,
a. The prdpertymustsati!)fY the parking requirements contained in this Ordinance.
b. There~tal unites) must:
I
i.1 Have a ceiling height ofatleastseven (7)feet;
ii. ¡ Contain adequate ventilation and fire escapes as determined by the Fire
I Chief; and,
iiLl Meet all applicable rental codes as outlined in St. Joseph Ordinance 55.
Iteration: see a e 6 of the workin of Ordinance 52. Section 52.17 Subd. 3 subsection
ro osed item 1 I
I elete item #1whichT~ads "contain a minimum of_ square feet of floor area."
. ¡
a e 70 of the workin co of Ordinance 52. Section 52.17 Subd. 4 subsection
~eavein it~md) WhiCh/iS in stri~ethrou~h format and reads "Nbaci:ess0'Xbuiidin~horstructure
. hall be constructed o~ any lot prior to the time. of construction of the principal building towhich it
s accessory.
~/teration: see paqe ~1 of the workinq copy of Ordinance 52. Section 52.17 . SUbd.. 7. subsection
[" I ....
This standard should ~ead "No bUilding shall exceed~!b;< stories or shall it exceed 35"feet in
h~g~: 1.
Alteration: see paqe 71 of the workinq copy of Ordinance 52. Section 52.17, Subd. 8: Site
Coveraqe.
i
This standard should read "No.~tructure or combination of structures. shaH occupy more than
o!the lot area,' I . . .
1
Alteration: see /Jage .73 of the working COpy of Ordinance 52. Section 52.17, Subd. 10: Yard
Cover. .
. i
I
.
.
.
i
i
. ¡il~mi~ïj¡.'1f~~¡"í;¡~..Wi,.._¡i~: O~O~~~~~i~~:~~gO~~~~~i~~~II
Or;.g;;¡at¡o~e'geS,'SíìrUhb;;;ÿ'ànd ;:'Iat';ddecorateive materials, , ,.'
I
J
I
I
I
¡
I
i
I
.
.
i
.
.
.
I
¡
,
,
City of St. Joseph
I Required Material· Submission
,
· Moving of Building- Owner's Permit Applications
Completedapplica ions for the moving of bUildinJs - owner's permit- and required fees shall be submitted the Cityof St.Joseph City Administrator at least 20 days
prior to the propos d date of consideration by th~Gity. The twenty days allows the City to review the application, forward the application to other entities for'review
as required and nJtifY the public as required. . Only completed applications will be accepted. It is the applicant's responsibility to submit required materials, If an
application is detemined to be incomplete, notififation, which indicates which portion of the application is incomplete, will be mailed to the applicant within 10 days
following submissibn of the application. It is unlawful for any owner of land in the City to or from which a building is to be moved to permit such movement without an
owner's permit. ! i
REQUIRED MATERIALS-' The apþlicant shall provide the following:
Material Required Complete Comments
1. E,lden e ~al all reo estale lax", ") spedales""menl,
against the building and land from wh chit isto be removed are YES NO
paid in full.
2. A .,4 .alemeot, btll})EaleÖ'oth~' written eit"nee ~al ~e
applic nt is entitled to move the building. YES NO
i
I
i
I
3. Writte evidence of arrangements wi\h all public utility companies
whose wires, lamps or poles are required to be removed, for the YES NO
remov I thereof by the applicant. I
,
,
I
4. A cas deposit from the owner of thellot from which the building is
· to be ~oved in the amount specified 'as anindemnity to ensure
compl tion of the following work:· I
Proper shut-off of any/all utilities as may be specified by YES NO
the utilitYSerViceprovidet and, .
Filling all excavations to ~rade, removing all rubbish, YES NO
and leaving the premises in a safe and sanitary
condition. .[
,
5. A cas depositor letter of credit, the amount of which shall be
seve ty-five (75) percent of the estirrated cost, as determined by
the C ty, to bring the building so moved into the City into YES NO
confo manee .Ifu aptJllcable bUlldlnr. çode requlremeots
6. If Ihe building Is to be locat~.lful~ IheClty all" lis ,"""ment. a
surv~ by a licensed surveyor of th~ land to which the building is .to YES NO
be m ved; including the location of the building in relation to the
I· .,
bounâaries of the land.
7. If the building is to be located withi~ the City after its movement,
phot graphs of: I
a. Two or more views of thb building to be moved; YES NO
b. The lot on which the bUilding is to be located; and, YES NO
!
· c. The lands, andstructurés thereon, adjacent to the lot on YES NO
which the building is to be moved.
.
.
.
i
¡
i
8. Addition I written or graphic data reasonably required by the City
. Adminis ratoror the Planning Commis9ion as described below·; YES NO
j
9. Proof th t the Applicant is the OWner 0 the parcel in question. YES NO
¡
10. If movin a building to a location within the City, complete names YES NO
aod adr"es of all property ",,"'m !"fuln 350 f,,1 of Ih, ,"blocl
parcel.
11. Required Fee:· YES NO
* The owner hall:
1 Remove all rubbish¡and materials and fill all excavations to existing grades atthe original building site, if
within the City, so tt)at the premises are I,eft in safe, neat and sanitary condition.
2. Ensure any water, ~ewer and/or utilityline(s) are plugged"shut off, or removed according to applicable
rules and re9Ulatior if Ihe original slle i~wlthin the City.
3. Take all reasonabl precautions to secure the building and to reduce. danger to any member of the public
until the building is 6et on its foundation and any remodeling, additions or repairs, described in the
application, have been completed. .
I
.. Liabifity to City. . .
The holder or holders ,of a permit shall be liable jointly and severablyforany expenses,damages, or
costs paid or inCUrr by the City ,as a result ofth,~ issuance of a permit or the taking or failure to take any
action required of t e holder or holders of the permit or the City hereunder.
The City may take W cause to be taken any of the following actions and may retain so much of the cash
deposit necessary to reimburse itself for any costs or expenses incurred as a result thereof:
I
i. If the City in its sole discretion determines that the premises from which ortowhich the building is
to be, mov~d, if within the City, or the movement of the building on streets is(unsafe or constitutes
any other \.Insafe condition, the City in its sole discretion may,butshallnot be required to, take or
cause such action to be taken to eliminate such unsafe condition or conditions as it shall deem
. tl
appropna e.
ii. If the pre~ises from which the building has been removed are within the City and such premises
are left in flnunsafe or unsanitary condition or the provisions of this Chapter with respect to such
premisesþave not been complied with, the City may, but shall not be required, in its sole
discretion; to take or cause such action to be taken to remedy such unsafe or unsanitary
condition and to place the premises in such condition as to be in compliance with this Chapter.
- ... j
3. Uponcompletion of the moving of a building pursuant to a permit, the amount which the applicant has
deposited in conjunction with the filing oOhe application shall be returned to him/her, less all amounts for
I
which any holder of a permit shall or may become !iabletothe City and which the City may retain under
4. any provision of ts Chapter. Thepermitfee paid upon fi!ingQf the application shall not be returned.
. No person shall r110ve any building on any street at any time other than during the hours of11 :OO.p.m. to
5:30 a.m. i
.
.
.
I
,
!
I .
: CltyofSt. Jo~eph
I Required Material Submission
. M~VingOf Building - Building Mover's Application
Completed applica ions for the moving of bUilding~ - building mover's permit - and required fees shall be submitted the City of St.Joseph City Administratorat least
ten (10) days prior to the proposed date of consi1eration by the City. The ten days allows the City to review the application, forward the application to other entities
forreview as requi ed and notify the public if req~ired. Only completed applications will be accepted. Itis the applicant's responsibility to submit required materials.
If an application is determined to be incomplete, ratification, which indicates which portion of the application is incomplete, will be mailed to the applicant within 10
days following sub ission of the application. It is unlawful for any person to, move a building on any street without amoving permiUrom the City.
I
REQUIRED ATERIALS-The app,licant shall provide the following:
¡
Material Requ ired I Complete Comments
1. description of: 1
a. The approximate size and teight of the structure or
building proposed to be mived; YES NO
I
b. The places from and to wh¡ich it is proposed to be YES NO
moved; !
c. The date or dates of moving, hours, routing and
movement';: . YES NO
!
d The proposed route to. be followed;
I YES NO
e Proposed dates and times of moving and parking;
i YES NO
f. The name and address of ¡the proposed mover; and,
I YES NO
. g, Any municipal utility, stre~t and public property repairs
or alterations that will be required by reason of such
movement.' YES NO
I
2. Buildi g movers license number. YES NO
3. Addi\i ,nal written or graphic data re~sonably. required by the City
Administrator or the Planning Comm!ssior as described below: YES NO
4. ReqUired Fee:' YES NO
* The bUildiig mover shall:
1_ . Move the building ~ver only those streets which are designated for such use in the permit.
Notify the City in ~ritingof any desired change in the date .or times of moving the building from that
indicated inth~ application and conduct moving operations only on the date and at the times designated
in the application or approved in writing by the City and notify the police department at least 24 hours
prior to commencing movement of the building.
3. Notify the City in Jriting of damage caused to property belonging to the City within 24 hours after the
damage or injury ~as occurred.
. I .
4.. Cause warning ligþts or signals to be displayed during all times on ,each side ofthe building, while
situated on a pUblic street, in such manner as to warn the public of an obstruction, and at all times erect
and maintain. barricades across such streets as shall be necessary and in such manner as to protect the
public from dama$e or injury by reason of the presence, movement onemoval of the building.
.
.
.
i
i
i
,
I
I
5. Not park the buildind on any City street at any time during the moving process.
!
!
. 6. Comply with the builþing code, the provisions of the City Code and all other laws.
I
I
7. Pay to the Citythe expense of any traffic officer ordered by the City Administrator to accompany the
movement of the building to protect the public from injury.
** Liability to I ity~
1. The holder.or holdefs of a permit shall be liable jointly and severably for any expenses, damages, ~r
costs paid or incurr~d by the City as a result .of the issuance of a permit or the taking or failure to take any
action required of the holder or holders of the permit or the City hereunder.
I
I
2 The..City may take drcause to be taken any of the fallowing actions and may retain so much of the cash
deposit necessary to reimburse itself for any costs or expenses .incurred as a result thereof:
i. If the CitYi~its sole discretion determines that the premises from which or to which the building is
to. be moveq ,if within the City, or. the. movement ofthe. building on streets is unsafe or constitutes
anyother ursafe condition, the.City in its sole discretion may, butshall not be required to, take or
cause such' action to be taken to eliminate such unsafe condition or conditions as it shall deem
appropriat~.
I
ii. If the premises from which the. building has been removed are within the City and such premises
are left ina'nunsafe or unsanitary condition or the provisions of this Chapter with respect to such
premises h~ve not been compliedwith, the City may, but shall notbe required, in its sole
discretian, to take or cause such action to betaken to remedy such unsafe or unsanitary
~, --, . ___.~~~~.it~o_n_~t~_t~_~I.~~~~~~~:~~~~_i:~UCh_C~~d~~::.as tobe·in compliance with this Chapter.
. Upon campletion of the moving .of a building pursuant.t~ aHermit,lhè·~-~åunt";hich the applicant has
deposited in conjur)ction with the filing of the application shaH be returned to him/her, less allamountsfor
which any holder of a permit shall or may become liable to the City and which the City may retain under
any provision of this Chapter. The permit fee paid upon filing of the applicatian shall not be returned.
I
i
4. No person shall move any building on any street at.any time other than during the hours of 11 :00 p.m. to
f;:3Q a,m,
I
I
i
i
I
I
I
i
I
.
.
.
.
NOV d6 '02 03:54P¡V STE~RNS COUNTY HIGHWAY ¡·:"·",,Y'f.·:~.:íipr"·-'=.·"/:·";· ''''',..
. I.·. ...,.. . ..... .. ..' I~ ~'t;L,,,(." .'-"..:¡
STEAM3 COVN1''Y HlGJlWAY DEPAit,TMEN'r !\'O'll OFFiCE U$:E oNLY ;.~¡: '::,':'t.;li~:(ífi:~'¡,:;;};'.;·::; :,'
4SS %lJthAVE.SOUTH ," '. i',:H.";·."P;.!'·!"·' :
'W, t..lTEPARK, MINNESQTA 56387 :' '!;. ,..:.'i:,,;i;\1·'·;'~ .
Phone (320) 255-618Q 0 ~ . i ,'''' ~ :';;,., ':t'::;i;i" '. ,
I .. . . . . .. ... .... ¡:. ,L} ~ "'~\ I," 'II "
i 'mllÌl ¡we; U Monlhly '. , 'i":; ;.:(;¡";:,\ (,
. I , ijSW"le i .!,,!~,·!,·jl·',IM":, ..,
, .. ". .. '. .~' "....' ,
Aft'U( ~nON. NIt '1'RANSPOJtT",nON ~ " , ':. ,,: .:,.. ¡"-'; .:";\
01 . I~_~~. ..,':,'....,'''','
.... . ~¡<, ",', ",' "'.' "",' ","" ", Permt\ NQ, .. t, ¡..~t·:ì ",',t,. ¡ ',:,
;~l-·- I : :ri~ - (:~!;:1,'¡¡
~.,~-- .. I : :-·-1 -.- - ,\:;~;1::;f'·:··
........~-IIO --r ~I PoIi4'~" "·'!·.I""" " '
__ .,",' I j , ·<,;,';';fP:(}/:.",:'
HIiS Pm\U1 been isl!U~ rOt fll»vO_1 ovw: caplel/. ':":".'i¡'})":':·;' ,. ':
I ,,' .:~:: :::)~y:\:~:,:;::
if STATE Pi:RMIT ISATfACHED. OMIT SECTION B :" ,'::",,:>::iì.:;'.:·,\.:.·..·
~ ~ ~ ':;' <;\.i~;~i,r ','"
- - '... ,}'\~!I1;'\,:
.._ Uu..µ", ~Wh 1If,,::.;:,}.'.f,';:r;" i; . .
Trmlotí) AuloO i:ii""!;':::~,:/, \,:,
'. .. l¡t·j;~rl·;':',~.~.:
I M.. UM.Htl(l\ ~VA';':j;~~':nì; ::~.I.:.:¡: ,j
Trailed EquiplmGl U H JIISoOTwler tJ ,. :.:: ,:(~¡\:"¡'; .;, , .:
.... .. ... ....... .. .. .. ... . . ,_ ./.. \i·\~··,f'l!i"!i'· .,' ," "
Single 0 1¡a1\dem (] Rear. Dollies: NIITI1bu (] Single [] 1'and¿m 0 . \f,';" ~eh1f" , .
,';:/j I ~~~t~:';J'" I
Weight of Lœd: ,I, ,\,~r;:'::':;;1;! !:"
1.'I~.';;I·\¡~W~,¡:;:i.:·
~.. M~·9t'f~ ~ ~ ,:~~·~:~~jf..i~t.,;·,:,
__~:tjí¡~(,':t~:I;:~f,: .~~.'
~ WII M~on'~ ~~ ~ ' ;";·~:~¡';!':,::f!:\': .. \.,
- I ,:>: :t~1.¡¡\ "
i ' . .~. .1.·jl~'.I·;¡: :. I '. ~
- . ':'t::ff'ii:~;¡!!~:~;,.,',< . .
To Movement H.OUf$: "- 1" /:"1[1.11;:'" .
- . .. . ........ . .. .. . III . . '\;~: ~ ~ Z ,::}rt;= II . ,I
IV' .rn~.'"'''''' 'boo.. 1".40 (ef ,110"'" "".mo.d vlílìli.,¡ rei II !>I.. II II. ., 1lll1Id1.., ".nni\ booo.. ;.1IK4 r.... í!..n""."....t Ye. \1 Ifo () 'i./' ;."t:~!:';::r' : .
. .... .. .. . ... ......... .. .. ... ... ... . . . .. . . ... .... ,¡" "111,'·:1:'11'\1..1
PeRMITTEE NU COMPLY wrrø ALLGI ;NEUL COÑDtrIONS ON TlŒJMCK AND SPECIAL m.OVlSiONS N~!MDEUI). . ': .::-,;\,:<¡i ';~~:)",: .í,
~ ..~ ;:,t.U {' .:.
D nit pe/ffll ".rut her 1/1 ts~tl1lø II 'is P~I'7IIII'i'hepomillH: IJgn:u 11'tø1.all dl"...n.rïM!$ IItIIl "''f!ISIsJ.r $h.ø""fI are oo"((".aIId . .: : :',:;:';!:;;;('\ ,',', ' : ,,.
co/Tied ,a J¡~ wMele rhot the pmlll 1ft! IlcœplK }1'.re.ffX'1U1¡'¡11f)' aM ¡¡"WillY fill" /Ji1lY ~1I41 IfljU¥"J or p~rry d.ama81!1 j , ¡':'h¡,,':.!: :"
alld IIIll.¡"t t e(fus!14 t»y IIu 'lfOI'fl'i.' '1'IIIer 0. ItYwuJ. slll'J1lUC'. 11$, 11Il'iudill11 dune ",lIIln8" Im""r, øt;f I1r oml:s..I"1I Þy ""':::,:¡:::¡;;'::>~\ .
aVQ¡¡abfe~r.r Iht ÇOIIl1t"J oj ",a'rM, 1'lijepllrtmf'nl6, ~~s, fAgent5, ;¡1,flllhmployeu. " ,,} 1::::::iFl;'¡":: :.':'
impectrohby police . i ',:' . ",¡¡.,I','I,,: .',.' .
(,Ir d~PlJl'fienl 1111$ PEJWlî IS (ýOT VALID UNLESS SiGNED Sf THE '..::RMITTF.z.. ,< :;;,,:~~1!:~~; \¡..::·:.:,!' :. >
officIals. " . . .1'.,';. .",p),;~'.~';':~ ,.,:' '0', :
V<lte_ _ I'frmiIN~S18"alunr .u _ _ ¡:..::..t.~)~:;:\~:;:;!F:;:;>\:.¡..'
-. ~.~ .¡"~ ü.'.' .1' t, :~~\,,~.t. . ," ':,.
DO ~\OTWRITe BELOW THIS LINE ¡ ',",' ,:F;¡~)¡)~.V~\?¡:;?,:~,.:, ""
I t~;~ I: . "f'" .1;:~/ÎLt~" . ,,,../,',
EJ 'J1W'ØOII r~. TlON 1'ØMn'. Â~1UZA11ON NOT VALID UNLm. :': "" ;:,.¡:!t~f1î<¿!:·"X ;,1."
IPufol"l'l\ail'a At~rcmtAt SrCNm AND NUM~ .: " ,..... ,..1',,:,I'1:.!. :','.
, I ., . .' ..... .... " "I' ""~' .~. " ; " "
, >.', " ,," " ,,', , " ,.,", " , ,', ", " " I ... It,ll,) u·f ,I, 1,1.~r
PERMISS ONPOR THIS MOV2MHlrr ~S HEP..BBY ORAN1"E!) 3ubjl1'<11 10 eøø¡pIiBDC>O ""iih IIúI ¡)rO"¡$ÌOGJ of.1bIIo :,. ,{. ;',,··¡,"t;:· "i' "
Mil'lll!ll;Olal ¡!lh~.y Tt#ffic Ar.:t itl4 W dU th~ t~~. coodiliOflI mil ifJIIiu;clÍOIlS coulaiiled billow Md i& INbjoot &\) ~~¡OG . .....'.'.,'};:;tt;;;::¡.'~·:."j'· :
upon uw r.øpitUloc. (,'h.,;¡k beJow legal Lin.u"'IODS Sl;~: 'f. " '': ,I:, ~;.f:'. ',' "
¡ t. , _.......h "'1''1.:'..,. .' '.\.
()vq.oi¡tl1II tI ()Y.rnoÌfblll Ove"""PlJ OV......Ì$iI1 n U........1 o;.tlbvd... or w.IQI'II n No Bt\ke' (I Y"...Ú1; n Qthw u" ;:. j: ~\ :. ::;';~i; I': : 'j .: "
I:· :~I. - ,:~:/~~~.~.~.'!~ ;I:':·'.'~'!
Spoe;.. Jl.lq\ll..."",,,,", J>o~I' ¡.,om 1'.- V III<>.t 0 'P'IIII/PO_l"t61Iì IJ 'I\R.I\ i'ilol Ckt./<I4IIo 0 lINt LJ, "i "'. .··,..';".1:...·:·, ;'.
i i'.. ..'\: ,"~'.; '¡·~3~~t',,~·.. t";"
S~Î*I ~ .......'. . ' '. ".' "'''''1'.' ." ...
-, _ _" _ :';::;,,:~.,;{;:~:':~¡"~'!/f'I:' .
Dtpo.íI1lo.c ul,,4' Nt! (J V.. ¡¡ ^'-~ $ , t:~tWel" CillO'" NO:' . Ceftíli"'¡ I;\IKUI.. _____ ,. ,',.;, ,.,' '';i\' ,f:!:~,~\I: .,...,;. '¡
I - - - - - - .. ,'~' .' I " '¡, '..d.:! ~';;":;ï'~':::.," ~ ,. \
DepwltM eBy: N.""'______~ i .,.J,Ad4ttf.l _,·;,'\,,::,~;.t¡\~: ;~~_ .;;," -"
F I ,,:~;!I ;.(~I;~::;!:: .:.J::;.", .
Copies: ( Appli<*)1 .4pprçnd Dati! ,.' '.' :¡ ;':: .¡~" ¡" i ,
CQunty.!ngineer 1-" ,',' ,.,N",.I J~I~~¡ ~rf·{:~'¡C!::.\r·':t~:i· 'j.':
I··!· .. I r.j 'I .'", ,,:.':I:",,;d ~1 , "
(]I Sbl6riff'5 ~ I ":' .", ,', ,..', ,.,:....'" .
£!J QtI¡ f (SJ'CiM i ,'..':~: , ': .,,<:/1;::,::. Y-',:~:: ;:;. ,',
I .. .L--' ... S ..., ",-..-t '.¡, , ", ,I, J'. ,.Ii',:"" '
...u""",.r.ed "1,pM\WO ... C9UDt, ....j ;bwJy""'r"- ",'. ,,' :'l{,..,I·,.:,:",. , ¡ ,
~:' ',\ .....I~,:.,';,:;;~r. ~r:.('..: ! '.'"
1f')~"t4'a I., J) .'H"t, ;\ f~ 'I~ '.:, ~ LI
.J:,I,'I: ":~,~·:.¡,~(~::r"+"::;;r/':' '
, .-
.
.
.
NO\¡ 2 - '02 03: 55Pf< STEfiRNS COUNTY HIGHl'¡AY :..; ,·,.,i"',n.::·¡'¡-.'P'··'3'" :3' ,.
, . ... . .. If- ,,~\.i . ~ _,HI . ,/ .
GENERAL ,C:;ONDlTIONS
1
. NO COM.MQDrrtÄ4 ".,...1 1""""'\ i. I/M,..¡.d for ........, ., O..",!.¡pl <14u1p....... UIð "ù¡'~¡1\I """"Ai' n i. '* i_ndOld t.. III. ~.."""'" ..r ~l>MInO:I4i\Í<,J ... ",III
..,.~rÙ'I!I.I"~.J"'. '. I
. fIT Oil> W A V . \VII... [I in",__ byv.hi<:lel in ,¡IIII' di...Iio~, IIIÞ J'Orllon of '" ùipnIW, vehlcl. 0.-I0Io4 Gh.II_"" bc<,..m\t¡. ....... 1¡... of p,,,_\ 'IIC \111.01""
..,. Irtll~ I"'m>lUu i. nluUetu ,ield \( \he d¡¡!it Or'II"\: <m ù_.mJ"II"-I1'>, Of Ie ""hlolWlo" ....III..-~ ir>\O dv;o _omi...,IIr. tje 1;0110 .... .nltm. "",III boo <'Ii""'"
ul;! <OIII<I>lIocI, 0 1'\>1;...", r\() ¡. ~'Iul"", ..,.¡ "'.111>0 "I. ,1i<IIIOCI in '<be ""'_, I""",'¡W ¡II MI_"". SI/I"''' 1ð\),1I) ",1Id.S. C.1rO uII""¡dbo, lIIlo.... -1\ ,jlMt 10 P.......·
Utt ",...IIIU",oliG. ' · '. I
'. ' p~CJ ON !I1(JR'l'fA .In ~~.",,,fb,,,"kdo"',,, "I~ ,101 ø''':'I'¡~Mln\ will b. ""'...,¡ cI1'UIe/lIJhW.'.1 oCw.y"lII It I.... """iol. \0 é".... ;w.....r..tely. Þ"',
I!ato. .,11$11 1.11"" ~\\"IQ~", II "" 0' lh.. 1)'1'< .¡tI\ ,I..ed" ""I. Ilitc....dbY...,¡. 1M' C"lJijft lySi!Ie' riff.iII, oll)c V"II..IR. .*dil1lli1l'd...\,IY"n"....l~ \¡rI<ltd oed,.,múlto.t ..lticleo : ','. '.; '.' ;;'.;'.:'
.._t>olalmodlitel, doChb.It'¡ II"fyr¡shl"C'II/", I '., ., ¡"":"~¡:".,"
:. MS'OOmÞ \tOAD/8 . I}, ,.,\N.....tIt olve!lle1e1l oIId.~:œCC/ ¡"I~ lirnllo d1Itì~H.ri""o1 ~.IfI~~"I~·"''''''' IViÞ"";UtI. "",'~:." ~i';:( '.' ::.
" ¡¡DiW OF MOVI!M. . ¡'¡¡uv."",ott .."II '" ~u,,'" / lyliJII\ I\<:A¡n, .......... b) MlMtit. u.w... WI'!'4I'I" 11\>...(,..11)' ~lød ÐI\ 1110 I'tllftlll. ' ¡', "¡ ·.,i. :,.... ", '. "
.. I'fIOVUoIO VAn .' N~ _.l1\li"" ¡n¡\;IweI 011 Sundl" I.>r 12;W_1I '" 0'" ""li<!.)'\IIIÛ!U oih.,,¡¡¡.. ",,"in..II)' tiAalc4 011 fII. ll!rmiI. "'" '. ',.';..:'" ','
r. I/JC!\L ",WHOm"{ _ ~\ß""""¡Í<'" of ""''',,,MiII I. h, ..b)1....,- IIIbj'OI '" ."MIIII~.... ",ill\ 1Jic pl'Nl...... of1Jie ~\l¡Jlø1lJtO Hi llwIY Troff.. R.¡;ulolion "'" tlld ' . " ':;,',,;;--:.,
II.' lb. 1<:......, c.;""¡~",,, el'l/l ,....o4o~..... oC \IIil pm1!i . end ...bj.., 10 I'Cv....lio"""'"' 101'...."""'1....... (If .I"'...d..... ,,'. ,:1,,'.,' .
i. /\PVERSJ: WE....TiUJ1'1\ A.ND HIG-¡.JW¡' Y SURF', ~(1X>: cq~ml'nONS. Mov''-''''I'I~.hd ltocbo!'I\''''!.ód It "leib¡~b;r ¡..lees tbM II< I1I>.1I4I....11 l\!¡;bweIY .', :¡~,¡!,::;,:,,>..', '.'
~rI",,'. £\!'II IIIIIHI1QOUs!"nIiPPory. It mov.m.... b..o bo\!IlI¡etllrt.clà 1IIId ~dV'lli~o "ol1dltlon6. "".it os fOI1(, Iwavy '-. O!' lioii010'. hi¡b ðl guaty wÙld3. i<:y. ',;:::¡".'¡O' .,: ~ .
¢r Ol""" huanJouo CO!\!ilU0II8 110".101'. r.he U30v.tm' n, ""$t b'<! t\'9Ppod unl.!lll'o'I'ODdittoll ~-. <ÙJievklW;! .ondiDt I'>Ørœhlll.n to v_a 11M ~ ", :: ·..:i;':'!':· :."
givea. No tn""omn.llt ~I mObUQ h0U3e6Im~ul.... wit 'II wjll~ ~",,*,,,a ~f) Mi'Ii i$ Pl'rlÑ~~.. . ." ,.. '.' ,
¡. 111>. 1JUNG 11I'!ff· AJ ...It<onoll.Me "nJ\Ø (>! .~u¡p""'ot 1111011>4 ".IIIOIId. Ie) I.a. il dl..."'i..... ..hla /KII.I" u.. r", UtI ~"!I'_ "r\l1l"'¡m\I~& on 'YO' ~i""III'¡<II\ ...vQr
_t welah\ I...d unI... Jt..rwi.. """,,¡t\U¡\Y ....\.4 0.. C ¡. "".niI',. .
I". V5£ 0' !'\.AUS " MY ~~q(>" ç l;len<lil1 "',"" lII.d , liet -"eo. \1'1 ÚI~ fro", """,.!. >n 4 1"1 b.,..,.¡ 1M ~r "r tho bo4 ~(. .~hl.lo. 0"( .-.1\". . ~hI.l. ....
~_¡ II\/,,:, OrVe!licCOIE' {~Ioo....tXl~nðllll ~ ...1 ¡a. .iðU\ .~.' (\Wei, rMI III I'flaml. requ"oð \0 ~I.,IIY mi, 7"11..... <H .... "II0..,-mi"$III,", Snook flq;........ltI It(
ill...t 1$ ¡$h~. ",,,'II'!: ad I" 40l1Il "'Po,,', .......17... .1I«hlll1. v)(\/c"'" lip "rlbto &voritl111 1, w¡u,u... r",,,, ~r f$.~. 1M II !IH> ellflR" .1Id.1 tM ~PfIII.'".fd 6' 111_
"i~. >OÙIII.. .1 ,., boI ~ .,,)' ~i"~14 'II .'p.....~iR OJ C '~~\...lnIrr"". "'1"(10'"'''.''' ¡""... """ III, 1\"0..... pd.., 1>1' plPO II' Iß""",md ....¡1Io pol. dol" fit .«1111#
doU}, ....nII.,. tI". oIIl\~ .tto."'" 10 ÚI~ 1In41,.;<ie ~ tho !<>II. "JI".nd M ...... liIa.. ~ tce.' "'111. AI ...i~bl 'ftlboo'~" ¡i¡ll" vltlb'" 311..01 $oo~, ,..,iII be .....
1>1 ,...... of \II. ....w.""" " "X~'f' VA the .... "'¡,... ~ ." lIek' ¡- b. ,.-. . . . . .. '. ,': "
¡ I. 1.I$¡¡'01' SiGNS - \\o'h~.. 1 ilf.'O~ ~.hi.Ie(.)... 1!11ij¡~, '\1\ do tø...1IO 1..:111# I.otd .1&... !I'I~~'" 11""" ."".be .\..,." ¡~ ¡""".....ùIo ~y W ¡...b.. 10"$, ",,¡It! e \tt<!b bißh,
...>ct C, ",lib I .... Iii'! if" ...",I¡.ud'f1I<;', bl.ok 1.!I<\I.. ~ft. ,.,Iow b..kpIú~. M (¡Iv....... '-""'4 .i,ln I. lit. ""I"i..... ~r<I¡,.. Cvulh"$1It """,d u..lIt. W<ii...v.:t1¡.I. ' \
.00 ~¡¡.d ..,,¡.I. ð1" 101/1' ',1Ie ()o\I'I'I~ 'I.JIod .1,.. fII\! I! . .'1.~ 1$111\1"0' by &4 ¡""he. "'i\JI101""h, ..,.;.. <:, 1 1114$11 ,..." ~ko or 111110<. 'bl",,' I""." \11\ y.i1o'W, . "
3IJn will r.~. "!IOOmln. tnm., b. tt\IN \\4d .Ilml .'J r. .I.bto'r',¡,......d ...rt'... 01\ 11\. 1oINÌ"8 ..ltItil, ".af.C Ih* \roil.d v~"¡oIo or IOII~, .0Id '''<><1(0). Wi'¡" Lðeð
<'t Qvç"t:r,e l<>od Iitln '" ¡"II"''' ",Þ.I\.ilvelt¡"I..... ~\ ,.o.~i,.. 10 t"'" ~ ¡...h.. in ",idlll. IAII¡ "",0$ or o....-iIo.Lud ..,n 10 "" ø..d w,\h oJl..mOek, .... ,,-..d.
.....nd,lIj." fm IA \otq/1II..."... wi.tIt ¡. IQ .1\00\ I) i"""'" on le~. $1.... mutt bo liShlcd tnð I.gible .llotet ~W ro.t for .n nJt¡M IN...· '"Mt'M'" ';'011 .'" ""I"¡....,
...... 4'",.)" 1'1 4 ¡noh <Ii.."" IÌ$I'Ii Gh""'ÙlJlem1:oo. '" oM r..m a¡..i ambo, or rè;! I/) tie ".r nwøt btllII9\Il\Itd .1 10.01 ~ ìnt\vt.,.¡"",.II>, $f')\Jnð " 10. '1'''' "l"hlr~.I.
'I'M.. u,¡.", ""''' /If. ~..,..!ta_.1, .1 0 rilt Qf ~ 10 II} ntillo. pet ",InUlo /III( bot v;ol.l. .. I..", '00 r,ol, ;Ii.... thall mt .,...06 ....Y"",¡ lib. Ii... "t iii, 101!d011l ""
!bo ¡~fl.lð. ...~ """" \"... 6 ilWMt t>oyond to"'", Ii" WI !I¡ltl ,I.. 01' iii. ~"'.,. vchido. IVII", ......... "" II....,. Oillo Ù .Id ll!mlÎlloð "11(0) _III 'loIn Itdi.
.ømmùl1l.~n. L I
I.. ~ IlEQUII!.EMmn3 . Ail ""1101"""'''1' ~I.'¡'" I . bnieo oonllll4\llqd of u.. ...... " eqoopUod wijJ1 in ~M.¡d..",. to SM" 1.41"'.
13. 1'OW'I.tf(IIQVII'M~'Th1 11'.1100... 10M. ..hi.lu, tt4 ""uipmont 0'" I. "" bÙo"td ¡. w~1t M'_' 10 tIt'T ".¡n 1!ot.~'In ,,,rn¡¡ ."" 1101 W\l1!, .."ilo boi~ I~ð. II
b ~, """",..iMlity of . ,.rmi~. U."IM 10..,1". wit, ,I. .. adN,"olll .nd ..C. 1.11....1.11\. "",..ml1l'\' '"
I.. SWï> OVEJUJ-'NG. 0.'N'14111 10Id" iIO bt /llt.,lIl)IIlho,.eltk10 O. till' ,. ~iblo '" 1M ri&IIl'" II '0 pnl4nll.ltol...1 \Iuø'" W 1.11. rubl;a.
¡$, to....I$Y.DU! LOADm ~ M OVIr 1e,11 4i(1\4I1.lon .1111 or .....'~I 10014 ...111.10 il dM.i~l. W I'J.I or ."",11" ....~i di"",..oA)oW .nt!I.~ -i¡¡I1' i. *" .ul.horiu<d fur. ..¡ _::;').' '.' " '
UØ\''O.. f . 'i' ~''''1'1' .!.-
.N~rr'Thb ~ L d>.:1e. ""'anow oft)' .~I'lv, ..'" mll>.. ........1.""4\11 oru", ..lIto me!\llCIIO"'rt. ",o.......,..04II)11d, whioh.·,..i. I.... . ',,:,;'.:i:"' ::. .
IlL 1:)!MIINS!.ON ITAT10NS . A ¡ptMlÌ\ I'M /I )...._111 "..~uim If \ho ro!l<>wiftg ka.' IImJu.lI_ .." ~xçlled.d b, "quip....1II I~/". volt.,1.. 1o¡¢!.\JD NO ..... ..~,!:,~:¡,;;;,,¡,(;¡,.,
4: Mf!\Im..'" ov.. ,t..-14f1i1."I\'; ....",,111\)", _~.uI ."i,ht·13"'\ Mll\lmlJIn O'I...n 1,~..lnalo - ".h1çl...W r..I, (rue ¡; .1'11",,,0\5 r...l. ..m~lf,l1.r"," ¡..\." :", ')' ;,y::j" ".
\rIIb.r,..raillloil.t ;11 3 hie'" ...""'¡~on .. "21 r.'1 IS ¡\Chef, .....bin&\ion ..12 ".hMo. .. u r..... \;'11.1( ,,,.\0' ""ml..n., ..~i....i<m o>.ll...I..g (i) ....l.... '!WiG" \ t;:~i:" ,f;':.
1nI~1I.. :I voIti4le .O/llb¡..".... ,xClOdlllf " C.", l¡mil44 \'Q dtliSnod "",U". II ,...IIe," limik>d It' ~$ root 10>...,"";\1\ os 1001 1M ...."¡mù1'll ,,",",lIlen~ ..t" IIU.t .,,¡ ';::~i:n·t·, ,
Iftikr Qq"",IIIIII.O". I . , ,.\ '·.i'·i' ,
18. IJ!QAL 01\05$ W1>1C MT L1J/IITAYION. Th. .",,,,,,,, I.hl o~01l1.'" .><1. 11\.1\ ~ ",a..<l1 ',000 1\>0, on 9 T""i"".ll\II>f10.000"'.. on 10 T(þf¡ tleO! ""k>d 1W\I1c.. , ;,.,;),/;::1,:,., " r
1I! c14I1III.",."'. ~ltI\llI.x...d 34,()OOI'.. "".n m 10.. ~ .t"11< ..I. i. doliMt ~ I...... i..,I,,6i... III ","eel. wllo.. co""n "lOy\oIo ",.\hi",", iMh.a 'pol'!. \VitOt.1 ,'t/( :'\~, . "
\*_, om t1looed PJ lb., ~..I""h ",ii "'i\If~re I1Øi( h.. ~..ur.....,.. ~.~0Ii l..ð....n;.\t6w< 1.1....'1'IK ",,:odmum_I.'- ....I ~I en .II.¡¡¡., !fillY IVIl
.x.,.d T.J.2tO..II$.J. 00"",....11... ....1'1"".11 ¡nllt. lit 111I! 10 Ton l'IcoltQmd_"1 wh..", . 5 4;d:oolltbi!lillio"MlY ...".... .o.~ lb.. A4.d..1>itl!>i1ia1Ì!lll ' , .
of voII¡~I~.1IUY "'" -.4..... . I/,!tIII ,,.,. ....ì3ll\ ~I' ¡C.O () It..! on II' """""'. ' d
t 9. UCIINSE PLA 1'1'.'1. 1¥IOTOR '\IltllICLB ¡u;QIn11J\TJ )N ~D l' AX ,AWS . "'ill"'rmil dQOO nul ."illariÞ or~' '"" ;'1 on, ."ey Il'I'ly I'> 1M u.. \If li.._ 1\14mI.
enð 110. "".1tÒ.o1 0"* .-.., ""hi.l, I'OlIi....û.....1II ~"t ."M.I<I laol.",. ol'M,INtOlOiII.. " '
~i . !Œ1J1'QI'ISIIII'UfY . ~ å'mUCTtllUiS ...~þ<::UW ·~IP t ~. ...""'..... tfI.l ò......ly w,tIt ~n "'....I~d.,.. 1'''''''4... .~y ¡''¡4e>, ....."'... a. OIIt., 111\101'''" <m-
oo ~od.. .,.h"" II. (lit ') """Ulo\'O.d. ud ob.U .......... ,II ".k» ..~fiv.lho..."". "",",II I~ail,ed "<¡uip'''''''1 "f ' IIohh..< ' ¡. ...,y¡". II"".' 110 ow.. POW" .IIHOI 1!I'ÌI.lilo
"r1Oo'. bridl!"., or !l\11_. ....~ìl\#, "''''''''- plonk. 01 ",mot.., -"8'1\ 10 p......IO'. ....t... -... bo -pIa.~ .""n ill. ¡....b and IIf"tI fl>l\t Ol.II.... or "".1> . 'mIIlltI
.11 t~I." 111&1,,".10 '¡",¡11¡o ...me..... C~ 1M Mgh....¡riJh! ot....y 'If noìl....,¡ ~ft.,I."".\:I... .' ..; .'i " ,"
2\, LlAØ1I.1T1' FOIl 1) AO~' Tho 1"""'11"" I, rr~ fef<>l\ .lIli_bili'Y II.. ,.._1 i<4illl'l', P"'!'I<1y "....../1., '" \lmolnd. whith ~Y\ Co., ¡n mOli"" 10 \II... """'.-
qoIln 1!uI......\.ny. .i.. i'......u ....'....110. C"'"I~ ~r ,,,.~..,, a 0.""\1""01.'" .mpl"7...1IIt1'"'' 1$1""'1". by ..._or.., ¡"."7 .........1.....111.."1 ..1"" omlUÕ\lol
" potll'Ü\IoIII ...11 ht. . \.-.d4muið'.noI !>oId thom h""", .. ''':1''' .ny .iII""..· .
22. IIJII'ADl OF þ,u.cA 1i" 1/1 ....p\i... !hi. lCf'InIl, ltlt lJaee "S"" '" IC I.I, .1 .......".. 'I ........"IP"- .0419 die ..u.C..1.i.... ,,( 1110 c:.....my &.,i_t ony Þm&J. to ,.
a....""JII' or 1I!nI~ I. Wvr1t or I't~.i. ...., be d<I'IW ~'(~flly .!lIp....' 0.,.""",,,( r\""., "III. d OI/oto.oC ..¡d DtpeltlM \I'~ u.. .001 of _11 w..... \0 boo I>otOO b,. . .
ponuitlGCh . ,', -,I ,,- -. ,._..,.," "_.,',', " .. _', ' ) l,i'\·'·I··:~!tn·\
~. QfItA J!JtU: ÞI ION·, ...vmQRlZ¡\TtoKfÒ I. )AOYRM5Nf Ovø S"TIU!tm£ Nfg IlOADS OTJU;R -mAN 'mlt COUNTY IllOmYAYS MUsf llÌ \;. :\.'( '\"1':-'<:"'" : ¡ .
Oll1'1J:tIUI PROM lit ,uom.OI'lUATII AUTBQItJ' 'ms 'UHD jJl \I\'tiOS1! IUllJSP (.1'ION SUCK ~ ANi) ROADS QR HII:IR\II' AYS OOM¡;. ' ,
24. $.I'I!.e!fAL!Z1j ) ~ !;!omOI.. WII... n....n ""'''' ""i"i"'" I/) dl!\!Ok .. ._001 nm., ~..,...... "'.., .... ...... I!Ie ""IuímI ~ijl¡ll!\Ol"', ., ....11.. ..\ftl.... -, '
..:~~~ 1RC6. .. Ij. lequlroll II)' I\'uI _ .~~III !\'II..... IOUI ¡WIll !If UlÙrOm 'f.-me Ct<\'M911:1o.ie...
, SnCJAL mOVlSION$
IUi QIIi~ all' SSCO"'T .. 1'OUCI£ £SCOJtT; ,'"
I
i. "wo w., Tn I . ,.
A. 1'bo ."'''' poll'" on...., Î/I')I;<e.. 0112" 6' "'¡4ub"",ld boo. mjlG!lI'\I'" .1Il<OO ~) ...orI""....I~,.·
.. roliC"t"' "'¡II" r<:<¡1I1r«\ <'1\ ..",.4. will ... 1Iuo" 'ZQI)O ....01)1.. De"r 1'..cr", (A)"1T).
C. .M.... 11\ ivovl'f 0", r90d. wi'" ....."',... 2000 AM' thoU 'I>e )eN/OeIt :/.,00 A.!If.o...H¡(J(\ ....!>t. ".
ì .'
u. Lluto TnI1í. . I
A. ..".. _ polio, 01" ""uI. ¡.. c...o.. or 12' . ~. ...id. ohtIU 'I>e llIti~ rÞ1 "... (I) ...om v.hí*J¡"
. ,.¡¡., ~. 1'_" of 16.0' wi40 ",..11 hi,. 0 , ùo.lmu... of """" (Z) U'Oft mÌ4ln l\1li$ poti.., .- iIIt""" r«¡"I~od.
¢, !If...,_¡", ¡(looN .....11 bo bo_ %,QO II.... ,1It)(I '190 .....M.
. . i ,"
. -,,,,,_. tII\Ò1>. (¡or poll'. ..(Ift aIIoU. "" II... IS) do; I,. i
. . P\1Ijo. ....Ort ri,...... clio,.. ...w "" .....Ii.t,..1I , + .,.. ~. ~II t. 04...... .y "'" c....., ....t4. .
v, ~ 14m> ' . .,Awo..u-.t ¡., 1IIit pcfll'll\ tIIuJ bo :Ie~""''' .1W.IIIC<I.... tar_*.. om...,
..., I ',..,
... ,. h
.
.
.