Loading...
HomeMy WebLinkAbout[03] River Ridge Estates TOWI'�1SHIP OF CITY OF ST.JOSEPH SAINT 1QSEPH PO BOX 668 PO BOX 585 St.Joseph MN 56374 320-363-7201 St.Joseph MN 56374 Jweyrens@cityofstjoseph.com 320-363-8825 MEETING DATE: May 10,2016 AGENDA ITEM: River Ridge Estates—Conditional Use Permit After the Fact Permit Approval BACKGROUND INFORMATION: The Joint Planning Board approved the plat for River Ridge Estates on February 9, 2016. Shortly after the plat was approved the developer discovered they needed additional fill for the housing pads. Based on the Stearns County Ordinance,the process requires a Conditional Use Permit. At the same time the County noticed that fill was hauled in for a noise berm which would have required a permit;therefore they are requesting an after the fact permit. I have contacted the Sauk River Watershed District and they are going to forward their comments. They have agreed to issue the needed permits but are waiting for some additional data. The findings of fact will be prepared and emailed to everyone. ATTACHED INFORMATION: Request for Action Stearns County Staff Report Map Unit Description Conditional Use Permit Application Watershed District Agreement Construction Plans REQUESTED ACTION: Consider the fmdings of fact and determine if the conditional use permit should be issued. CONpITIONAt USE-MAJOR SHORELAND AL7ERATION PERMIT REQUEST Residentia{Plat—Fill for naise berm and excavation for fnfiltration Basin File No: P-005359 Parcel No.: 31.20943.OQ00 � Owner/Applicant: CLC Partners LLC - 7939 Ridgewood Rd. St.Joseph,MN 56374 DESCRIPTION OF PROPOSAL The applicants are r.equesting an After the Fact permit to keep fill on part of Lot 8 of River . Ridge Estates that was deposited without a permft to create a "road noise berm". They aiso are requestingto excavate a drainage ditch within a drainage and utility easement between lots 7 &8 and an infiltration basin within the floodway and 100 year flood zone.The request is in accordance with Sections 10.1.7 C. (2J and 10.1.8 E. {4)of Stearns County Land Use and Zoning Ordinance#439. � GEN�RAL SITE 1NFORMATION Location of Property: The property under consideration is the plat titled River Ridge Estates in Section 23,St.loseph Township (124/29).No known address at the time of this report. Zoning District: Residentia! 10(R-10) Lot Size: The work has taken place on Lot 8 which is 9.01 acres and is proposed on Lots 7&8 (lot 7 is 5.97 acres). Topography&Vegetation: The topography is very ffat and the vegetation is corn stubble.7he development is on a plowed�eld. APPLICATION ANALYSIS � Atteration of Tapography: The area that has been�Iled to create the"road noise berm"is approximately 20 feet in widtf�,420 fieet in length(190 feet is in 100 year flood zone),4 feet in height and approximate{y 215 feet kandward af the Sauk River.The volume placed within the 100 year flood hazard area totals approximately 563 cubic yards.The applicants also propose to excavate in an area 40 feet in width, 190 feet in length, 1.5 feet in average depth and approximately 190 feet landward of the Sauk River to create the drainage ditch for a total of approximately 422 cubic yards of earthen material.This drainage ditch will lead to the in�ltration basin for which an area 60 feet in width,300 feet in length,1.75 feet in average depth and as near as 125 feet landward of the Sauk River.`�he basin bottom dimensions wifl be approximately 29 feet in width and 269 feet in length.This excavation will occur within the floodway and tot�l approximatefy 1167 cubic yards.The excavation for this practice is what is triggering the need for the Conditional Use Permit.All calculated dimensions and volumes are only for activities occurring within the 100 year ar floodway zones. Planting Plan:The applicants propose to stabilize the area with a variety of MNDOT appcoved seed mixes.Mulch will�e applied to flat areas and erosion control blanket wi11 be applied on sloped areas steeper than 3:1(horizontal to vertical). Erosion/Sediment Control and Stormwater Management: The proposal inctudes rnention of silt fence placement in the general erosion control notes prior to work starting.The proposed excavation is intended to create the basin for storrrzwater management. Soils: The soil type within the proposed excavation area are classified as Estherville sandy loam, which are sandy loam to gravelly coarse sand in nature and Osakis loam,which are loamy coarse sand to gravelfy coarse sand in nature.These are well drained and rapidly perrneable � soils. If the basin is not compacted by construction equipment,it should perform as intended. Floodplain: Work has taken place within Che 100 year flood hazard area and excavation is proposed within the floodway and 100 year flood hazard area. Shure Impact Zone: The only work occurring w9thin the shore impact zone will be an overflow culvert installation for the infiltration basin. Lat Coverage: Lot coverage will not exceed the accepted threshold with this proposal. Wetlands: Environmental Serv+ces wetland staff have addressed all wetland related items and all are approved. CONStSTENCY WITH COMPREHENStVE PLAN This proposal meets the Goals,Objectives and Strategies ofthe Comprehensive Plan. Ecottomic Development Plan: Goa11. Main#ain and strengthen economic diversity. Objective 3. Acknowledge tourism's economic vaiue and the prospective contribution of this industry to both the diversity of the County ecnnomic base and the potential for growth. Land Use Plan: Goal 7. identify and preserve important natural systems and sensitive na#ural resaurces. Objective 1. Evaluate land use changes based on how they respond to existing natural systems and their potential impacts on natural resources. Objective 2. Develop and employ land use regufations and other techniques for natural resource protection, including transfer of development rights or density, best management practices, and public acquisition. Objective 3. Recognize the relationship between land use and water quality, and continue to support water quality improvements through land use plans and regulations. Natura)Resources Plan: Goal 1. Preser�e important natural systems. Objective 3. ldentify the suitability of natural systems and resources for development or use. Qbjective 2. Develop strong performance standards to preserve sensiti�e natural features and systems. Goa12. Assure tt�e reasonable and responsible use of the County's natural resources, Intluding Eand,surface and ground water,minerals, open space,wetlands,wildlife,and � woodlands. Object9ve 1. Provide for the managed, sustainable use ot mineral, soil, water, and timber resources. Objective 3. Recognize the carrying capaciiy of groundwater and surface water in development and use decisions. Goal 5. Support the goals of the County Water Pfan. � Objecti�e 2. Minimize impacts to water quality from development through use of low impact development techniques, im�roved management of buffers and natural resources in shoreland areas, and improve stormwater management in existing developed areas. Objective 3. Continue to identify impaired waters in the County and work to implement best management practices for restaring surface waters to non-impaired status. Future Land Use Map: Urban Expansion district The Urban Expansion district is described as: "Areas anticipated to be annexed and provided with municipal services during the time frame of this plan. Also includes areas under Orderly Annexafiion Agreements. Variety of land uses to be determined through joint city-township planning. Residential uses remain restricted until annexation occurs. Limited commercial/industrial uses may be considered." Policy Area: Metro Area The multi-county St. Cloud Metropolitan area will continue to attract a substantial ,portion of the region's jobs artd population growth. ft wilf also be the location for most major transportation projects, as planned and programmed by the St. Cloud Area i�lanning Organization (APO). This policy area generally encompasses the boundaries established by the 2000 St. Gloud Area Joint Planning District plan, with some adjustments to the "ultimate service area"for wastewater trea#ment. Policies: 1. Support and update the policies of the Joint Planning District plan regarding regional coord9nation of services. 2. Support extension of coordinated, centralized wastewater treatment to the ultimate service area. 3. Protect the ultimate service area from premature subdivision by limiting large- lot residential development, 4. Support transit improvements, including the Northstar Commuter Rail exten5ion. ALTERNATIVES/RECOMMEMDED CONDITIONS The Department would recommend the Joint Pianning Board consider the following conditions: 1. AIf sediment control devices shall be in place prior ta earth moving work commencing. 2. The completed noise berm shall be seeded and stabilized immediately(if work is completed). 3. Proposed basin shall be tested for a minimum infiltration rate of.8 inches per hour. If the minimum rate is not achieved, it must be corrected to meet rate. 4. All praposed erosion,sediment control and stabilization practices developed by Westwood Engineering to be followed as submitted in the erosion and sediment control plan. Map Unit Description (MN) Steams County,Minnesota [Daka apply to ihe entire extent of the map unit within the survey area.Map unit and soil properties for a spec�c parc:el of land may vary somewhat and should be determined by onsite investigation) 41A--Estherville sandy loam, 0#0 2 percent slopes Estherville Extenf_ 90 percent of the unit Soil lass folerance(T factor): 3 Landform(s):outwash plains, stream terraces Wind erodibility group{WEGJ 3 Slope gradient 0 to 2 percent Wrnd erodibility index (WE1J 86 Parent material:outwash Kw factor(surface layer} .20 Restrictive feature(s): greater than 60 inches Land capabilify, nonirrigate 3s �loading: none Hydric soil: no Ponding: none Hydrologic group B Drainage class: somewhat excessively Pptential fi�r frost action:low drained � Represenfative soil profile: rexrure Permeability Available wafer pN ------ - - { __ � �pa��y .1. --- Ap -- p to 12 in sandy]oam moderately rapid 1.54 to 2.13 in 5.6 to 7.3 Bw — 12 to 29 in sandy loam • moderatefy rapid 1.00 to'l.45 in 5.6 to 7.3 2G — 21 to 60 in gravelly coarse sand rapid 0.78 to 1.56 in $.6 to 8.4 Thfs report provides a semitabular listing of some soil and site properties and interpreEations that are valuable in communicating the concept of a map unit.The reporf a�o provides easy access to the commonly used conservation planning informatlon in one place.The major soil cornponents in each map unit are displayed.Minor components may be displayed if they are included in the database and are selected at the time the report is generated. USDATh18 T��°�ty��j°f�ils in each�p unit Natural Resources Tabular Data Version:7 � CvIISeI'1'afiOn SerYICe Tabufar Data Version Date:03/02/2009 Page 4 of 1 Map Unit Description (MNj Stearns County,Minnesota [Data apply to the entire extent of the map unit within the survey area.Map unit and soil properties for a specific parcel of land may vary somewhat and should be determined by onsite investigation] 413--Osakis loam Osakis � Extent: 90 percenf o#the unit Soil loss tolerance(T facfor): 3 � Landform(s):outwash plains, stream terraces Wrnd erodibility group{WEG) 5 Slope gradient. 0 to 2 percent Wind erodibility index(WE!) 56 Parent material:outwash Kw factor{su►face layer) .28 Resfrictive feature(s): greater than 6�inches Land capability, nonirrrgate 3s Flooding: none Hydric soil: no Ponding: none Nydrologic gro�p B Drainage c�ass: moderately well drained Potential for frost action:moderate I AvaHable water Represenfative soi!pro�ile: reXrure Permeability capaci[y pM Ap — Q to 9 fn loam moderate 1.63 to 1.99 in 6_1 to 7.3 AB,Bw — 9 to 19 in sandy loam moderately rapid 1.38 to 7.87 in 6.i to 7.3 2Bw — 19 to 24 in foamy c:oarse sand rapid 0.20 to 0.31 in 6.7 to 7.3 2C — 24 to 60 in gravelly coarse sartd rapid 0.72 to 1.43 in 7.4 to 6.4 This repo�f provides a semitabular listing of some soil and sfte properties and interpretations that are valuable in communicating the concept of a map unit.The repoct also provides easy access to the commonly used conservation planning information in one place.The major soil componenls in each map unit are displayed.Minor compnnents may be displayed if they are included in the database and are selected at the time the repori is generated. U�D A This report shaas only lhe majur soils in each map tinl /'-�� Natival Resaurces -^1 Tabular Data Version:7 Co»servation 5ervice Tabular Data Version Date:03/02I2009 Page 1 of 1 CONDITIUNAL YJSE �'ERMIT APPLICATION— (Ma jor Shoreland Alter��ion) Stearns County Environmental Services Departmer�t Adrnin.Center Rm.343.705 Courthouse Square•St Cloud,MN 56303 {324)fi56•3693•(800�F50-0852.Fax(320j656�484 - - - ---_-=�ir:! ,r�,�- :�x:s�,� - ,�,s.��_ - :r.;. - .-r ..,.-� _ �.--�'.:�,' - -�,-^� - �:e' ��'_: '�f1: - �.:sf;;'� - .,�; -- _ _ ;'�;.,.�-�:=` - - =:ia�t#r.:�;`;� �a - �:r^� - =��.M�:�•es� �AP.��l�� !t��.�. �?. .:. � ..::<�: ..�� �:C� ,; .. :< .�`�r�.��,._.,�:��.:r�o�t'��:�`�--�=-�`� �.��:a�:`-''�:"�>�z:�^.�� � ��-:�-r. ir." - �. w.-c �`.�yY:-��:�'W��,����:`��.'�`,"�`'s�. ��..�.,', Po.T'-�-N t r j �'r�c� ' 3 C�3� )'al a 1 A p p U c a n t name(l as t,flrst,MI; Teiephone �]`�3� R�r� �c wo�� vAp �'? J'�5- � r1� 5�37 ��,t adaress chy�s�ferzn, iP�S�� �vJrY � 4Jf���_�=�, '.'ti.'4;jt";;a`�'i3a_��� -- '-::'s..4n,S�.T-s.�_r.m�' _ =w�:s� :�-y:-. . .�rc. - >.'�:._...�p - N -<SiG-r--=°:.h.,..�:,.x,..- _ -�,;.-_�-,,;.?'?e�i,�H,�•_-.��_-��''�nIF�s3 fi`-=:=?_ ����="���t`fr��$v�s''�`�.��y.`--.-�-'�—'����''`"a::.��:<. ":��::;.�=� ^�����:��: �� '�. o�.p.i �ll Address of property aEfected C�����p 3i. 2�[u13.� �,s f A Nt J'N a�= �3 -1�� -Z.� Pe��� l.ot,Siock,SubdiWsiun '/.Sectto�.Secpon•Twp-Ranpe �/_�_ a�.�. �yyi � ;_�: �y_-=,��,���.s�==�_�:i„�yIF•:a��,x•�:- -- :�� _.�-�;: a_,.z;. .•����>=��rv - - ��. - -- - .1'`s�x•��!k.�...��4�t�,.��},O�'�.:`,:,.:,��A`�ar - �-,�.�' :x�:_-�s��:s'�- �=.'r -_ ��-==�.� _�:>:�`'.� <'l.•t`. ----�--=.� �'�k.�,.:rv-==� `:�:;.T:: --_���� ��-�x ..-���a.�`-rs.�.-..-�e.,'k'i�i<'R'�^�=�' ��� 3��w^.ar'n�''_-'-"�--r x'�.� �'-"^�'-� - - 1 — �5:S' .�'�.-�-��v�.r.�ri�':��.��:s�£r ' �,�,�,a,rL.,,_ �w• - "3�Sas-F �'�,,a,= z3�.Y j-�. �� � �x�+ - z.�os� �t+a�= �y �_ Weterbody reame,number,8�OHWL Aree of d3sturbed round in .f � ,�........»........�....»._..............»......�_.............».»...�._..........,..,...».........................g..........{....�...ee3 or ac:nes)w...._...�.....,Volume of fllf or excavation(in cubic yands) : -.< � TYPE 0�WflRK&AREA:(check al!that apply) Attach draw[ngs 8 pfans(inctude ail dimensions..ex:Lenath� : width 8 depth of altered areas) i g �Construct [(� Excavate ❑ f�emove ❑ Access path ❑ Rip ra ' ° Drain r�FII P ❑ Shorelitte f � K.r ❑ Repair ❑ Sand blanket [] Retainir�g watf i i � ❑ Qther � Pro�ect Purpose:...._..�..... .»......» ............___.�....................._....._..,......,..............._...........................,........�....�............,.........._...._.._.........,..,............_....._.. � � ��� a�,�a �R- ,4 ��s d�.�z„►,,., i��.n�.���,.n-, /�� _ , _ �"a I��rr�-=i�.�r—'��r- +�.- +a, /.v�sE '3�-,., , �.._.._._............._.,__._....�........_.._.....�............_.__�._..�......._......_....._.......y.�...._...._._.,....�..._......._.................._..._.......�....�..._m_........��...._N.�...,......_................_.__. ; E#itematives: (describe any other methads that could be used to achieve the purpose of your project) ��� _ _ �— oRR�. �.�1t1.� 22vc�t� -o�T�µ� Sia��k1�L f r� i ��ut.�c5l r�i�v� ��1'S f S ��{G ��3� 'rb�.�I" �9� �G �� �- � � / Z �.....__._...,....`�G.R..sn1+�`...�.-� .�..��',SZv,�..z3.4ac.,t, ;�4�.c rs ,�� t�� � -r�l� 3A�,a . � € DATES: Proposec!start of acflvity: ...Yy�#.�r;,t�---.....19...�.�.a�o I�a Proposed completion:...Y.�G+.......3..t.�.�a�1�� €t»..........'_'...........................r e. ,......«............e.... .. . . »..........................e.�..........nZ CONTRACTOR:Licensed or 8elf ��Stearns County � i 1...._....,.......�.._..._...�......................_.___.. ,..,................_.....�...._..................»......_............,,,..............._.._.......�......�....�..Septic Cert:.�:.......,..�'4_... . ` ........ ......_..� AGREEMENT: I hereby cerUfy that I am the owner of the above propeRy and that the iofprmetion conteined herein ls corcecL I egree to do N�e P�P�ed work in accordance witfi the ordinances of Steams County, Minnesota and aiso in aocordance with any addidonal provislons or cond�lons which may be attached to the permi(b��g eppiied for.Signature of thts appticatian authorizea Environmental Servicos Staff to enter uport ihe property to pe�iorrn needed�spections.Entry may be wlthout pri�r noUCe, Si�nature of Property � i� � Owner: l Date: �i ` (3" � _.�'� � 1�-a-��� a � '������'�� Application Fee Permit# ---Receipt# Dat o�R�csi� ���� f 6C .� AGREEMENT FOR THE MANAGEMENT AND MATNTENANCE OF A STORMWATER FACIT..ITY THIS AGREEMENT made this day of , 20_, by and between the Sauk River Watershed District, hereinaf�er referred to as "DISTRICT", and "applicant" a corporation organized under the laws of the 5tate of Minnesota,hereinafter referred to as "OWNER'; W ITNES SETH: VL�LEREAS,DISTRICT has an interest in and an obligation for the development, management, and maintenance of stormwater facilities within the Sauk River Watershed District, which interest and obligation is evidenced in DISTRICT's rules and in tl�is agreement which is being entered into pursuant to those rules; and �IHEREAS, OWNER wishes to construct certai.n buildings on land within the Sauk River Watershed District, and as an inducement for DISTRICT ta grant to OWNER a pei7nit under its tules, O�NER vt�ishes to enter into this agreement for the xnanagement and rnaintenance of stormwater management infrastructure. NOW, THEREFORE,the parties hereto ag�•ee as follows: 1. That atta.ched hereto, and incoiporated herein by reference, is "Exhibit A," a map upon which there is located certain improvements and alsa "stormwater management infrastructure"whicll is the subject of this agreement. 2. OWNER specifically agrees to maintain the stoiznwater management infrastruchu-e in accoY•dance with the schedules ancf procedures set forth in "E�ibit B"attached hereto and incoiporated herein byreference. 3. OWNER specifica.11y grants DI5TRICT access to, from and across the property encompassed in "Exhibit A"in order to evahiate and inspect the pond and, in additian to the detention pond, any other stormwafer facilities, which evaluation and inspection wi11, from tiine to time,be necessary in order to ascertain that the practices concerning rnanagement and maintenance are being fallowed pursuant to DISTRICT's stormwater ma�agement ordinances; DISTRICT shall maintain, as a public record,the results of all site inspections, and shall recommend any corrective actions required to bring the stormwater manageme�t practices into proper operating condition. 4_T..Tpon notification to OWNER that maintenance �eficiencies exist on property, any corrective actions shall be undertaken by OWNER within a time frame as set forkh by DISTRICT, which time frame will be reasonable; should OWNER not satisfactorily complete any directives of DISTRICT, as identified in any inspection report or directive, within tlie time frame provided by DISTRTCT, then the parties agree that DISTItICT shall complete any corrective actions and the cost of those actians, including any administrative charges, shall be paid in full by O WNER or, in lieu tliereof, shali be placed as a special assessment on the ta3c rolls of all of the property described on "Exhibit A"pursuant to Minnesota Statutes. 5. These covenants, agreements, and oblzgations provided for in this agreement shall t�•avel with the Iand and be binding upon OWNER, its successors and assigns in perpetuity. OWNER: � By: BY: j �� D]STRICT: By: By: Personally came before me this_� day of , 20�, the above named �„ ��y�-- arid Vf Y� � of to me known to be the person{s)who exe uted the fore ing instr-ument and acknowledged the sarne. �/l� N Public, Minnesota .�� BE�H ANN LAHR Nofdry PubNc $tttte of Minnesofo My Commiasion Expires Januory 31, 2018 I ` �i��� R �� � � � � e� � � � � � � x ' � ���� o � � � � �� � ���� � � � �� � �� � ��aaa� I :J 3 �� �: ���o � �� �� � ���� O a� sss O � � k"z�� � � m V .��� ��� �c�� �:��: — o�� � �Soo � - VJ � � o I m�, � o M � €+ aa� i � o o I 0 .ai U U + � O Fy O O� c y O D .1+ O O� J• � Q� W W'�" c O N a � sal� O H 7Z � t�� � O+�C.7 � �p O T^��3 VMi O o � UU'�C7U U(n(n0 � '� � z � � t�i1 � Nr�� in<onw •� W � � VJ � V 1 � ./ � � � , � rWT�, /� � • ' i� ri � � � °� � � `�; � :� o � o � �-, N a� �� � � � � �� o � '� � � ry�� � � �' ���� ..€ i O � j� A , �� � � �� E � � V ° F+I a e � c� � � �1 � � •� ~ o V �-, � o $ti�;,� & � � � O � � a` � . f� � a` a a`� � �!�� � � � � � gm � � ���� �'" � � b � � g� ~ ��� ������Y�� ���� � ¢e�,� g � ��� ����o1�6�E �€`�'� � <�<` %S� � � � b 8 1• $o� I I � I g���� �e ��� y a,4[..� � ���: ��� tb�� d� ���� e A V�fi� I �I I �go�,`s g� ���a 1 ' �on. � N 8 � I g,�' „ :d � � , ��►�1 � � �,� a" i i i --,I � i+ F , � ,, =0a i � pa� �' '�/ � resroi_v, ,, Q � �- � ' "a" � - ��, , � � ;; - . ��,�, � h � ,'; i �. \ ���'\ � i %j � �- ', ��,, ������ ;; r ', � , , � : � ,, � . �'�;, � ��� � ;,, � t �, tLr\ .i ^`�\\\� \i' ��,.�/��� � � � � � '' �i �� .� �' ` � '� / o co � �,,,� ` '`;y\_-���.1 i�'' $. 'o '=�` �� , ., r � � _ � .:,:? . q� � � — � � . o 0 0 "'� __" -J S �1` /�� y �. , � "'� 1 / . � . . . � 7 � 1 'i � ;I / �� � '. : � � �'� � . � � : ��1 i �.'� �'� tsroeoc .na�ind � O a � 1�� // � i�i/ � YB'2M6=Y13 IAd j � \ 1 � �\ ��.. \ / i�'// . - ' � i �. � �I � ` �� 1� i�./>/ q�� . . . . � � . .. . m � , � � I � y �. �r k i � � �� � . � Y �� � � ,� a � ,.,.�,.f-� � ', �� � I ::� ., ..,�,��:.- �` � `� I � n p�q � : � . i' � 90;iSOf. �� . - . - . . ... ..I.. . \ J ,� �. `�i z�a � C ° _ I `O � � ..� '� '�� 2��E ,'b � u ' i ` I l\ =___-= __� -� 11� _�!i' � , ' : I l � -" � � :.�. . 1 / ' � ^'� I . '� � ' , ^ ;��� — 2 � ,' M ,�' �-� l �� °89SOt �:.. . �. . �, .. �'.. . � � I ^\ ' 8 r `1 � . 1� � . . ± .. i J \ \� �wq ' � I �,�` . �. � d� �� l`� ���� '� '"! il ,��c�'°" Ili N Y `��"S.� i i '��`�/ '� 'c2�� , _ i _ � � � 1� ''._�--`""'.,–� ��.;� �✓ � // � ' . i � i � � i A� /,.i' i L_ . / � I � �. � � ��_� e _ i � � � �!��'%�i ; : JI �'"���., °�3€$f g \ �! _ � � �,� !�'� 1� �� � srem� -nav v.+ Ep`I –� �-i i �� � � aros.�:ris v.a" i ��� �%' � .� ' � �^1�' ���\ � � � ; + �. �1 ���� I t a f �\ �5p5p : . i � .. OQ � � � ' �T W � � 0'LWI...�.. ._ ...... ..�. ,....... .�, .. � dii.. J 2��FJ W . � : i � � ..Y'v^...� � I! ^!�S ��1 � '. . . ' �' . � �I �1 , � ��1�� f�, . . 1 �� � ~ � .F� � 3S .�., 'y��� � �, �� { �""<iYy \ � • I f� I� Yj ' �'�j � E, �I� � �"f . � . . . �� � �i � � 4t�t.i�i. .!5 ...�..�.�. � ;!i� ' , �� i� � � ���'� � � � ' �� � �71�� ( � ..-��� � � ^� � ��`�1' � ` ' ''�� r � � W fi6� ! � I ls 1� s .�� ,�' . � — _ � � ,...... �� �. ; � .: ' _�� —, -"'�._• °6'�°SBf _ I_ � / ,.��,y'�" J i � . , i � i'� �..- '" �i'r y/�''' i !'" � � •!" _- �� I -.-F.='� ,�:' 'rs%r %: �'� i � tl �... �-��= —=%_�" , E - '" -.� . i' ir_— . � t i _ . � � '�i�`—"`�_-1— _�� —y � � �°�� _ _ ', _ � i r 'l —// a��!- ` ` .. `f� ,.— -J � � Od'090t •Nl3I/M / �( � _ _:� , —�:� �S�\ ` � EY'INO e tl12 Nd � 'd Y " : � / ��-.��� � a� _ - r � � �� `'-�'Y � �� �� � �' ' !�� % �'�"~ � � � � ���� � �,- 1 � � `� 1 1 k . I '- 1 � / �/ a; °� o o a a � �.I� x � � 3 �s�@ � � g � � ��d � � 8 W�� a � � $ q � � 9§ � p ��i� ������Sd`e �y��� � �� �L� �� d H � F s � �a �" � 8�� � i � I ����� W �e �� � � ��;�� fl0• ��-�� �� �: �� b � �.� ����. _� �� �� ( ��6 N wt i � � � ���� . . .d �j � � I �� � '� � � F D � � � � " 0 � , ,� >>;� � i , + 1 + I'� ��1�`� �'<��1�i r ° (���a �� � �5�,4 f �. � �� i b� ti �?�4� � : 041 � t � : ; 8 . , ,��� + ,, , , ���, � ,. _ .... .,. 0 ; ..� ,�-�� � ��� � , �� . � �fi� , o d � a l ; � l� i . _. . .._.....;.. g � � b �� � � � � , , , � �a � Si I . � ;;` �. � .�o _ � a"�' ,� r / � I ` � �ar� � : � � �--- _�_ �1 �A� �, n : .. . � � , � , z���.�, ;� ; ; ;��� �. �l $� :, , ; , i �°�� �� , � , , 'g ' � � , �i�d U � ,� : .�� > . . . g � ��y � .�� `;� � ' cr000t-i�o � � i � .:� � (j#�I b � � . . � 8 �� � i ' � � E,''� I ' ' f J F � l I� . ; V _.---�--�.'� ,�-t _,,-r�� , `,. ? I i N , r., �: : ��¢ , , :; � � �� J � � ; ;;.7 � � �� � o � �' � ' � � � ? � �' '�. �..'� � � i , � � � �,. ��. � �� . ;� �t—� � I }i� �, ';�_; � � (I��� � ��� I� o � 1 — 't�= � + � n ��: ,� j� � � —�� �. ,;p :. � - � �� ' Y� _ i c �----- g I a` — I i 1� $ : �1 i:;a �I � ` � � � ��f~ ' €€� / :;� � I °i I�/ �� f ' � E�� I S i � ; i ;: , / "-�__ � ' �` � � Il � , ' ,_. _. ;.; __; _ � �'��..) -- '-� ' � � � �° 1 } �1-��'�. _, � � �' , l , ;� � 6'6501�3i1 I 1 ' 1 <^ `-��'� �� � a I � i n � : o }�� E Ii ,� ... .. _... ._.�...,_... . � I �� ' � 1 � �� I ` C t � iil � �_, � I --i /� ("� �, ��{ 1 ���,I /_ ._�t" f�{� � fa��a _:.; .. _ .;. . .i... . . 8 � 8 �i � a a � �fa � 2s � �� � � Iii� a �!i� 9 �� � r i � � 8 ��� g � � ��� �� g� �� gg� � S! �s� p � ��� t � ���� �I� �\ \ ��� '$`;\,1 �\\ � 4 � � � O� i 1 � � � � ` \ �\i `;� \� \ � `` � � 1 X \ ��� i.—� 0�0 �'"��/ '`;� ` O i \� `\ �1 \��% �\�\\l� - �� i � � �i i ��� \ � � $ / i� � .,\ � �` � � � � � �q� �p� '"�,__ � \�� � $ \ � \ / /�� �`��� \ iQ �•-� i � f� � ���....��oo �`�, �,� '4. \\ �,( i'' � �' �\ D \ ����. `�.���� �'�ij d _' o$ �� �\ � / i � � i W `\:��� I � \��� . �' �i�� '/ I � � �`_Y.. � � � � � �` " � s��.�, ��,r ;; � � E" ti '�, t 0 a � �{°���\`�\1�, \ ��+��� � " , J ,��� �� �C �., � �" \ �,`\ � h �;� � � �_\ � � �v w _ ��, � �� � �` � / / �✓�� � I� � ^ � �>>\ s wo�_�a /�/� � ' � � ¢2 � � � \ �`�� \ ; 1 i�' . ��� y5A1 �'� "�' '� � 1 �'� V ���� A / �i � � g r� (��, �` ��� � n o ���f � ��V 'Q:� ���\� ��> ��.��� �� �� ( �� � `� ' � �\� � ��� � \� lt�9J, ��� �� �q ; � � � � I_ Q7 '` ` p � \ \,\ �- r / � < � `\�, � _ �' ``~^�� .^t�,"��\ .,JC.� ' � v4� � Y�.' � � 7 —_ 7^ � `'�::"* . 4} / .�\ . QI 1 ; --,1__=__. _ __-_= _ _ �,;� , � ' ='� �, \ o � �'�, y '� ~ _ _---==; . ��y '� � ,;�� �,\ c, w � \ `�i � ' ��i1 r �) � ��;:%�� ��\ \ ( '�,, � ' `t� � ��,! �� � ; o . , �� S � ,-� i .� ;��•,, � � � .��� � � � � <\� \ � �`�; '� i � '� \ }11� \ �.:;; ,L /;. :�� � ` ` �'� '�� �`f � �`'�- .� ;,\., i� � � g , � r,i� �` �''•:,+ti,� � � � '� �� ,; `� � (� � ��\ � � � � \ � \ .-r',._ -s,,�'. �..;: � o � �/ .�_:..s�. ��� � � . � `�. _ \�` i;..;:: ` ^ �+' � ,� .. , �:''. �� °� a � �._ o -::,: ; , a , ;:�: ,�� 1� � � .` _ _�-`=-Y — � -__=�.==fi=- � �� ���am � � , �� .. � , - -- :=- - _ � +; ;, �.::::- � - - — � � ..(-°i'' _ — �-----Y - •�•- ---==-� — � � � '�' � , _ — `��� � I; �I � � � I � � �� il � � � i ;:�::; �I %i'� I �� i i 4 � I /� ��� � N ...�-�-^'�� � e . �� 5 \ � ' <�`: �� ��� � :'.;:I"::: �N 6 !� \ '.� ' ;' / gH E � ;; ��' :,� E Q , , ,;,�� ��: � i �� E , � �,-- � ,� ' �� � � ,! ` _ '/. = '/ � �( � � r I � � 'l, ��''� � li � '! � '�l. � 4' 1� II � , ��'% � � :�.; �� � �o � � �� Q '�� �I A � \_� � �_�� `' i i� � C'y \ ��� • ��t �;,L� � " ` ��; ,� ��',� `� �. - . ` � , {�' I r; i! . �' , s'. �3+ � � � ;ft:: r ��y��� ` i '� '� ' 7 �,g� '\ �I : .:. �yi'`� �^ �� /���Yl-.: Q g �y� :���',`� � � J!' ,' � .,5�., x?F'..''. j�1�� � , -"r!`.i-•{ 1 — � y ��2F.%� � •� i D . . .....J." 1 .. l �'e '::r�.� �� ' `�� �� � ,� \. Y'y \ J ��� �'V�iiP: . �,...._ i:—+� �\ ��� ' \_ � .d1�f:. .,�"`���� J .i�.s�—\ �`l �., ��y �' ..�ji i �� 1:':.:;1's:.: �,.:-!. � ```\ \ //�,� . f:.: �� I .✓i�J� ����� � �y ! $� � 1 �` �� } � � l''-s/f �C � � � �\`1 \ �'� >C,'�, .•-�- .i�-/'..�/��-/__.�� ^ � e � yi /�' � .:�''� �!r-^ � �%'�,._� � C:�.--�._� ��� � �'--�_�`�-� � ' -� � . �, Z.� ��- c,.' ,i�%' � y,�;�""=� Q_.. €� , � �� .<� �- .'./ ��� � �� �It� �- � ,:.... � �- - �_ � � _f�. ..=� �' —i� t- s��y\_ ��� O � � �. .� � � ���,, 1 ,� �ei� _� ;.�-- � — - /" '-�- '!�. 1 ���G� �r1 � ��� � W ��� � � � �� � - � a < � m :� N����� .g $� $ � � � � �� W � F < � � g ���� ���� �$��'�$$�� $� �� �� � j � • s �� � � �� '�� �� F 8 � � .� �� s $���� ��������� $ar� €" �� � - � � � �W. � � b�� ou �� ¢ �� ,y ",q ���� so�i� ���� ���€d �a� �� ;� � � e � ��� ; � � r €� 3 � � C�� �� � �� `� � ��a` � �� �� a � � a � � �� � a ��� �� �; �� � � ,�,� , ��� ���Q� ���������� �� � �� � � � � � ��� � � ��� �� $ �� �� o � ��� ���� ����� �������€�r o�� �� �$ '^� � � � ��� � s� �� �� � �" �� � �� ���� �,r5 �� ��° �� � � �R � qe � � �.� � '' �a �@ � � � % ��� � �� ���� � � �� • � � � � � � �` � � � d ��� ��� �. ��� � �4 �� ��r� �� � <� � � ie� � � �� � e �� g� � � � �� � � � ���� ������ ��� �� �� �� gs �� �� �� � � g� �s � � �s� �� �� '��� � �����'�� � �°i €��� �����'� 8�€q��7���� � W�� � �� � e ��a � � �Yg g � k�� B� �>_� � � � ���'� �j a'' z� ���R ���-�� ����������� �� �� �� �� �� � � �� � � � � W�� a� _ ��� �' �_�a� � e S ��s��i��� � ��$� ���q$ � a $��n �� � � �� `g� �� g � �� ��� � s ��g � � ��� �� � , > � ���� �$���e ���������W" =e ��� �s �§ �� M = �� ��� ��c. � � �;� �� � a��� ��g � � I . iill '�7 � � � d��j F � �6 � � � �� � b = � �€ '� m�5 a � � €� � ��I � �� � � � � W � ���� � ���� ����~�����Y ��� ��� �� � �� � � �� ��� �� � � ��� �� � �+�� � 1 11 11 � 1 � ��� � � �'�� � ���z' �`� � ��� Q� �� �: • „ � � � �� � ��§ �� � � �� � i III � 'g��� `��5 � � qE€� ����� ��� ftl� � �iysy �� i � �$� ��$ � ��� �b ��� og �'i, � p� � .. � . � �di��i� �B�'�'�a 6���8�€�€��� ��d ��E �� �Y k�d � � �c5 ��� �� � s�� �a � �n� �� � I��1�1 il� C5 _ .. .t . ,n e ,. o w P � .. '? _ — .J .� . m � � �i � 1 "�,,��� '� ) �' � �' � =�� �`i�' Ur i�� o . � � � ` `t^` ; t�/ � \ \� �`� � � � � , �D��1 ` ���€ ����,� --� � ��1�-�;�? '1� °�,-�ti��,^.' ','� � � � ��� , ,. %� ����,,; �� � � , � � , �\ � 4' ��,+�.�'�. ���ir�� �� >.. ��� 'r----•' �., 1"`"` �` � "'\ c�'�1 C�i •� `,\ , � . .\ ,` �\ W�� ,''�� � �\ �'��� i/ rr � w `1�� ` � � . �" " ' � � f o4 at . . ,I �� �\� _ � �\` 1 No .i,.�. ,\1�`��1 �\��_✓ r� Q � ,� R�i � � � � �; I � L �` � �'��'�� ,`�,� �� r �� �� `,.. � �1�� w � � '� �^ . � �� 1 � � 1 � � � ¢ti ��\ �` �LL�J�� � \\ � �� < � � \ �,o \ � � �`\ � �oo ���� g .�` �� } n\_ �.r� q� � // \`� � ��� I �i`�,lYa�/f \'� U �� � �' �� � '� +\ � � 1 �c��6 '\r , � � � � � �� \ � \�3 � _ \ � �y`' / �` � , I� ` \ � � ��\ � / y\ ..�...�\ ,� 1 �'�.,.�}t��.�E��\ � �, �� i �:'{� � �\~�\ �� ' �� 1 � � ,.;"' >, � '.�� } �� ` II � i . �/ \ �` WW �i� '� `�� . ��\ `\\ �` � �,\ �� � /'� / ``� \ � \\ �. \� `t �OI , `�\ � �,tl \ \\\ \ \ + `1 i��i __. ,,, ,.- , �'�:� , �, _.S``�;�_.�'� �,,, ���.��, �`� i i � �. � S ,, ��� ��: ¢ � �_� , � � 3. � o ,. - o � ., , , , � � ; �, �, � °� � � ,, , ., 4. \ •�p � tj, �1 � es€S �_ Q `�w L 1 � � � �\l� �$ \ �� , �. '�.,�� , � ��m � � � �„��..I o � � � � ` ; �. ��: `� � �. `, ', �, '�, �. r � �� . � }� '� � �<'� � :41 ' Rg 882�� \�. � b�I���{ � ��`\ '� ...� �� - --' ` t�=� i �" �iR �� i�� �� _/�� � Ij� $���i�a � g \ a F-=� '�,�g� �'�. 1 �J3�� 1 '`.` ��; ��m8 � . ���� ,e� \ .-��'� �, f�i �f _ � �" � �;' � � . t � � 6� � ` � i-�i � � .jt ! .�§� �a � '� � ,-' �� i ���' E S o •> �� �,, � / ,'J�' , / �'i ��� fr �� '" � ,`��''� �, :p, �-�_ —� �m� @ / ,. :/- J-Jr ���� � J� Q �•i% ��J /� � �� , / "� J� �� � � °p� � �` � �� � -- �'"'� r '' c'_ /� � 1; ,% �� .�.� -r.' r=.,� '. r e 4 � '' ,� g, j�� � ,�i��J/ 'i`_.� `_ 1i � �� � '��;� // �J .,J%' . � �� H��y G i /�, \ �� t;s,,.,%'"" �' /' �� � � �� (\� 6e�� � � ,- ? / ���/ ^����y— �//i l-��\� � I1(� � �� � r j` � '`� ''��/'` %f�""i'•�'��-� �� R �, !a�� � _— ��-�,%i�=' . & p � 8 ��� � � � �a � � � ��� d R � g� - �$� �� g � @� d�i � � �§� a g S� �� � d���a�� � ��� � � � � s�5 Q� � g �sa�� � � �� � � �� �� � � � s� �. ��� � � �W� �� € , �� � � � �. �. €� �� � �'��� z� � � � � � �� i � ���� b d �. �� �Ig � ��'� ?� ��� � � �!^' I $ �.'T. �� � � - � �� � � �� s� � ��� �e � � "€ �63E _� 3 ' 6� �g � P 3 �� � � ��g� �< �y�� �a � �� �� �� � ������ �� ��" � �� � a� � �� �� e g �` �� 8� �F � 'b� B� � H �����` �� C�'t�`� � �W �im � " � � � a � y� � �� <b ��a � � �� �g� � ��z�� e �� m � �a � x��� � � � : �� $ � �� �¢ �� s����� �� gp�� � �� ' � � � *�' � �� �� � ���� ��� ��"� �� � �4 � �� �� �i�ff��� �a 2'� �� a+�.g' a � F= � �' � a � � � ee �� �� � �z � � �� �� � ���_� �� ������� � ��� y�� �� �� �� ����� �# `�� � b�a � � W � s Y�,'� �� � o�N_'E �� ������� d !�"<� k' �� �� 6P '� �.�,���� � ��� °` � O � b ' � , � � }� � � : � ��` e �� � s� $� � �� � �� �� � w � ��� �� � � ����� ����������� � � ��� �� �g� �� ��`�a�� �� ��� � �� ! � �z� �� � � ���e5 ���������� "€ � ��� �� �� � �� n N� �gR � � �� �e �1Q � � �3 � �� �s b " p �R �g � � � � � � �� �i��� �� �� g m � � a �� �� � � � � ��� ��"��„ s°��q �� �� � �� � �g� � � � o��a � � I � ��� R ����Yf �# ��� ��� � �€ �� �� � � �. �� C����� �� � � � �� � � j � �a �� ��€��������a � �� Q ��s � �:r � �� �g � � � � �� �� � � ��� � � ���� "'�� � �� � � €�� �� ��p � �� ��z� �> �� � � ��� �� �a pg y�p7, ���:::������ � ��� �� �� LL�� ��� �� �5����� �� ���� . 7 �� ,I d S F •d« i � n • � E€��� :d.it�id�da.�. a �'�€ �€: � N N . .: m n s �� � �� i� B� �5 � � � �� I� r8� B� la.� �€ ��� � � � � � � �� � � � � � � � W ��� �� P, �' �� �� � ��� �� � � � � �� � �� � ��� � � �� � � � � ��� �� � �� g� ��� �� � � � � � � � � � � �� � � �� ��� � �� � � � � ��� �� �� < � �=z �� � � �� � � �� �g ��� � � �g � � � � � ��� �� � �� � � � s� � � �� � �� ��s � � �� � � �� �s ��. � ��� �i� _ � � � � � � ¢ � �n R,Q $ � z 8 � � � _ ��' �� �� 3�� � ��� �� � R � �� �� � � �i � �� ��� � � �� �� � � � � ��� �� .� �� �_� � ��� �� � � � �� � � �� � �� ��� � � �� �� � � � ��� �� �' �� ��� ��„ � � e � �� �� � � �` � �� �� � � � �� � € � � ��� �� �� �� � ��� �� g � � �� �� � � �� � �� � � � � � �� � �� �� ��� �� � � ��� � ��� �� � � �� i � �� � e `�� � � �� �� � �� � � € � � : � � �� �� � � � ��� ��� � � � �� �� � � �� b �� �„€� � � �� �� g � �� � �� �� �i � � ��m. ���d a� � � �.. €�g x ,: � � �� ���� �� � � � � � �� � � _ �� � � �� �;� � ��a ����Z � ; ���� �� � �� � � �� Q� � �� � ��� s � �R � � �� � �� gF � a� g e � � �� � �$ i . � j �8 u Big+ c �� � �� °�z � g d € � � .��f ��� j wk�� y� � � S2 � �� "� : � � ��� � �< ���� � �� F� b � � �� ��`�� �m � $ g � � ��; � � � � � � �� �� � � -� � �� �@�� �� g, ��a �g � �� � �� � ,� � ���� ��`� a g �s� ���� � "� �� �. �� a�� � � ��„ � <� ���� "g�g �� $�� �€ s� � �� � � ���� �� � ���o �Ey�� � S� � ���� � � �� � .�+ � � � �" � b' �� � �C+ � � � �! � � a R� a�5 e �bu5 � c:�z � 5 y�� � �� �C`s "a� � g ��� � a�� K3�a �S �a ��a �b �� � �d� � �� ��<.. �� g �6��' n6�� � tPii� ��� � P d A i � � _ N .1 i d o n o m �. .. � w � ' . I e�� � � � y �i ' e� w� � Q ���� � a �9�� ��� � ��m� � �� � � � � � e�� � � � � !�. ����,�g � � 6 � �.y� � z�� � s� � �� a � Y � � ��E ��S��o �1�' � �� ���m � � 8���8 � �� � ° ' � � R � Q � �b��� �y � �1 €� a��� ��� ` gQ�� � � gt � . � � t �� $o� � G � �'�A �, � S i � M i b� k $ `a a������ �� � � � $ ��� � ��� � ���� � �� � � B � � �e� �]� I � ������� �� � _� � �� e��� � ��� � ���� � �� � � � � � � ��a �;� � �€� ea �'� � �� �' �F � �� a ��� ��� � �A � � � � � ��g �'i � ������� � � � �� @��� � ��� � � � � �� �� d,. � ��� �e � �t� �� � ���� �a � � � � � �� i ��� � � � �� ��� 7 ! ������� �� a��� ���� 6� ��g� �� ��� � ���� � �� � � � � �� �a � � � `������ a� �aa�� ���$ �� ���� � ���� � ���� � �� � �,, � $ �� � � f�� ��� �$ ��a�����€ m� ��� �� ���� � s��� g ��� �� �R � � �� � ��i� ����€�i� �� ������ � z� �� � �� ���� � ���� ' ��� -'� �� � e z ���� i � �� � � � �� �� � ¢ � � �� � �� � �S < �� � $ � � ��`����� �� �� � 8�"������ :� � �� �� ����� q R��� �� ��� �� �� � ��� �� �� � �� � ���� �� <� � � ���a ��� �� z��� ���9 �� ��i�� �� aa a > .�� � � � 1� � �����p _ � �9 N ���-��.�n ��. �� �<��� �A �-�� � � � Y � � �' ���$ �r�� �E $ $�� � R � � sY' �� � b �€ A �� � �� � � � R � $ 6� a F n����y�� �.� �es � � a� ����k� �� ����� �� �g�� �F �� ��€ �� ���� €�� ��� � �g� `� �e °��� ����] � � � � � � ��. � � � ����� �'�� ��wj � ���p� � � � � � � [[Ii � � �-���� �� � � ��$����$� ���� $ ��� �s � �� � w�� �� ��� ��� �� �� '�� �� �� � � �����,,, ��� �� � 8 � � � � ����� ��� ����� �� �<���� �� ���� ��� ��� �� ��� �� �� ���� �t#� . � � r �� � � f +b�' ..... , � s € � ��z � , � � y i�� � �� w �� � � �' ,, . z s a� � � . `��, � ��� ��;~�� � � ;; r :�, ; _ �, � � �§ - . . �� � .�� � � � ��. ' a A� �.°`. :' �' '�� C �. '' �� ' p � � s� � < � g � � �� �':�' ';`"" � � d � � � g � � �� � � _'=� � -�; � �� � � '€ � � � a � � � � � � �� � � QB �z � � d � �tll � a � � 14 � s � e`y � � � W' � $ rc � k � � �� � >� ° � � ��� � �� � � �� �$ � � � ,�a � � � � � � � � � &� � � �� � � � ��� � �� � � � �� � � � � � � � o � � � � � $ g� ��� �,� Q �F � ��s� � � � i � � a, ���� �� �g� €� � ��� � ��� � ���� � � �� �� � � � �� � �� �Fa � ; �� � � g -�= � � q �g � �s � � � �s�a� � �� ��� �� � ��� � ��j � ���� � ���� �� �V ���� � � ��� �� S�s��e � �� � �� � ���� � � � � e3�� � � � �� �h� � ��_ �� ��f��� �� ��� ��� � ��� � � ��� � €�9� �g��Z� �� �� ���aa ` � ��� �� �a y� RW �4���� � ���, > �� � � i€ � �' � �� � z ��� s� �g����" �� �� ���, {8 gg�� � ����� � ��€� � ���� �� �� �"���� ; g ��� <� F��S��;�Yo� �����g�� 7� �p��~ � ��_�� ��E2��'-� 6���8� � b ��� W;� �� � F ��y � $�0 6� � a`�����a��� ;� �� � � �� �s� a � �,�� , �a �� �� ��� ���`� � ` ��a �-- �&� � . $ ��' �d,3� � 6g �3 � �a � � � ������������ ����� ��#����� �� ������ �������� � ������� a6���� p�� ~�� �� ��� ��� p+ � �a�a�<�'a��d������� ���$��� ��� �� �,����������������< �����s���$ ��� �� ��d ��_ . . . .. . . .. �. ... �. . �. ... . ... . �.. ..... �� �� � � � _ � w � ��� a� � � � °� � 3 a � a � � $x � � � � � ��e•��' �� �a� � � � � � � � � � e � § �� ' � s €� � � z s � �� �� ��� � �` ����'" �� g�� s � � � ��a � � ��j �� � �� � � � ��� �� b� � � �� � � �5� �� � � ��� � � �� � �A ��� � � t � � � '�_� � � � � �� � �� � � � �g�� � �$ m � g g � � � � � � z�� � g i�� ��� ��b � � � � ����e � � �� � � ~ � � � y�� �t e � � � � � ��� �� �e S � �E �a� � � g ���R���� �� � � 3 � � � a� � � � �� �� �i ���� � � aK �.� �� �� w � �� > � ��� �� � ��e 1� � �����j�s��� �b� : � �� �� � $� � � � � >� � @_ - � � �� ��� ffi� �� � � ��$ � � � �� � �� � � � � �� ��� $ ��� �. �� � � �� � � �� �e °�E��� � � �,�,� � � � �� e ��� ., �.� m�� � � � m�� e � �� � Q e € � � � �� � � �_� � �� �" � � e����� � ��� � �g � s �a < 6 � � �� ��� �. � a• ` e � .� � � �3 � �� � ��� �� r� ���� ��7��� ����������� �� � ���� � � �g �� ���'� e ���� ��� �� �� � e�€�� � � � � � � o � �� ��� � �"'�.. � S.e� �� e #��a � �� �� ���:� a��� a � �` � s���� � ��� �� �� ���s�� � �����������a �� ����� ��� �� g s��@ � � �� �� �s���s � ���� ��� �` g� � ��<�s � � ��< ����� �r� �� � ��� �€ � m ��� W� 2�� @ ��'� ��~�� s� � ���a� � �� ���,., ������� �� a���������� �������� �����e � �3�� � ����� �� ���s��� � ��� ������.�`s � � �s� � a ��� � g�j iI �� �s��>�,��3a ��� � �����Fm`�� ���a"�� a � ��� � � a��� � ��� �"�> ���' ������ � � �_� ��� � � ���� � �€ � �g' �' � ��a���a�� g� s� ���� ���� � `���� ��� �� � �� s������F ��'^�F�� �_ �N �������� I�) ������� �`������ � ��� �� ���������}� ����. �g � o�� ��� �ca ��_ ���������e� ���� �� ' ��`��~�� q�� ��I��i � ��� � ���� � � � "' ��a�a����� ������� �����g�����e������z §�����������s ���€s����§ �������� ������������� �F�q� �� . � �. . �'d�8 r r�B �+. .. . �. ..�.3. . �. . �. .. . . . .. �.. . . �. . .. � . ... . . pp 8 Gi � i' d � N H i d d ' �� g g �� ��g �o��„ ���� � g � ���� � �d ��� � € � � €€ �o � � �� � � � t � '�. �� � �w ��� �aa�� ���� � ���� �#��� � ��� ��u� ���R� � � r� � �g� �� � ��;� � �.� � i�� I �� ��� � ' � �. � �� � e � s � �� � � � � � R � '1 � �� � �� �� �a��� ���� �� €��� ����� � ��� �s ����� � � �� � �� �� � ��tl � ����� �� � � � �� � 8�' �� � � �k�a� N � � � ��f ���� ��`� � �� s� �� �� �' � � € '� i�: � S � _ � �� �`� s` ����' �� ad4 � s S =� �� � M�i gm �b �7i � �� 3 �a� ��s������ �� � @e�� ���$� � �a� ���� �,���� � 5 �a= � � � �� � ��g� � � ��& Ej S �e �� �•s��� ��$� ��� ��� < ���m � �s�'�ig � �� �"� €a � e- �-� � e '" � s e E: a � : a� �,w �� � � � �'" �' � �s������ � � � � � g � � �; � ii ! ��s � ��� €:����� 6��g�� ��� ���m ���3�� � ��� ��a�§����� �� ���� � ��� ��� � ���� � ���� S �. �� � � �� � � � ��y ���� � ��� � �� �� f� ���� � ���� � 3�� $�� � �� � � �a��. Ng� ����� ��-���� ��5���� ��- � 9� ������� � � �� •�� ��� � �� p��� � �� � � ���� �� � � � g a ��a� g a�� �� � g� �� 2��� ` �� � a� � � �� �� � � e��� ���� < �' ���� ����� �k������#������ ��Q ` �� ���•�� ��_ �� ����"��.� �� ���° � =�i ��€ � ��� � ����� e , �� ��_! � � �°aa � � �<~ � a � � a ,� � �s � �� ��^�� �s � � � � � ��� �� �� �� �' g . � � ��. �s � �� 9 � � �� � �` � ��� ���' ����e � ��� �� ��� � �� � �� �� �, �<e� �- ���-„ ���a� �����R�� � � �- ���g �<�� � � e� ��� �, ��� � �� �<�€� a�'�����d� � € � � �� €e ��� � # e ���� a`s�a�' ��������� ����s�i�� � �������������e� s����� �� �������ea ����� a�� � � €� �� ���� ���.����� �l�y g � ���� 6� '� �� ��� �� ��� �W �� � ������� � � �a �� �� ��,���� A � �� � �� ��� � Q ����.�� ���� � $� � � ��� � R�y. �p��'�p�� ��p� "���f�€gg� a �� �s `��j� gg � s���s� � � ������� aW�p� ����a��@� ��g �� ��g�� ���� � � ! �� � �3��C� ���w4s `��e�gG��S���Sb96��� ���&�f�<���d�� ����k���������e�ir��6�� ��8��� `��4�55�8���$ ���'<b��i5 ��'E�€���� `�� � � � $.. �. . �. . . . . �. . ... . �. .. . .. . . �. . �. . .. �. . . �. . . . �r.l 5 N .� , d � e � � � �� � � � � � � � � dR �� �°ss° -t— � , � � e�g ; �, � � �e 5��� �� e " � � � � �� — �q�� g� ° � � � �` � � � � ��� r � g —�" ��_ � a w ��� _ � � � ��cs� � � � � �� �Q � ' � � e' �� � � „ � � �� �� � . � � ��� ��� �� � �� �p°y: � � �� 4 ( f py � y 9 m� :��e ���� �� �� ��� � R� � �� � ��s � , w € s� $ Q! �p ��Fc� ��� �� � a td Fd5 � n �� � �•" �� �� a � «� '1 � a+ W � � �� � $� � � � �.� g �� � � i 7 g aI § a� 5 a � :' $ �@�9�&' V ������� � � 1 �� � b p b t A �u a � � ��c� � . �� y �g� ' a n� ...._.._ . i . 6 .�� � � � � ��;�� �� - �� st�� ��A ! � � � �y��� �� _ � �E �e� �`6 �� z �� ����6�� g� ��€f€:� d`i � �y - ^^ � � �� ���i�s r���� N � � „ S �e E �+ e�y s h � ����i�A�it i�Ee t a� ay 4 8� � � � � a� �� �� � � �� �� � �� b �� g g � � � �� � � � Y� e� �� �� �• Li a�� � �i, a � y y r 6 p � � ! ������ a� � 8 ���� � � �_ € ` Rp � �� �C�� � � kM� �� �$$ k� � �`�� " y ���� � EP�� � �§ � � s � r �\�,�� �;�� � ��������� � �� � . �� � � �� ��k'� 4 �, � ��..�.. . a�0. �,,� �, �BS������ � �� �� g��q m�� � ���� � �� � i ;� � q� � I � y' y ya � I � ���T��` F �y +�� ���� Kd i a � 8k '�� � ���.�€��g � -� �- N E �t � i f ip� 7 E iai s �€��b i e n i'.�7 r�a:ov s z � g jla a �'�� • � �� � � � �i mxs�: � �� �� ` � � 5 g � B ; � � .�� ,mcau � �d���� � � � �� � F i �� Y� � i7 t ypE eS sG� �� � m t e�,�u e a �g$ � � p� � E�ix�A�B? �� ���� s � 61 � � "� 6 b ; •f �ac�e O ; �e II g�€� � g €�' � .}� mao»e, ° y� �6 �� � �� � �� i ._.... �a � '� � .� � a�.... . � ( �� �- ��� � � � � �o �W pp � ° y � p���E� � �� @� �tl �� ¢ S�y � � e w.��J R ' ��� �� � a _ �' �6' L E� �� � �� �� � P!� $w °� � � � � ����� �� � � m � ` � �[� �^ � #i 9 e�� g;r � ' � . 6 � �'� �- y� /// � �@ '� � � �F �� ��e �b� `1 ��b . � � �;� �� �� � il S.b t � g � �� �� �� �� �s ��� � � �� �� � � ��1 �_ � �F����d�� �t�� � �ee i < STATE OF MINNESOTA ST.JOSEPH JOINT PLANNING BOARD COUNTY OF STEARNS CONDITIONAL USE PROCEEDINGS In the matter of. CLC Partners, LLC The Joint Planning Board considered a Conditional Use Permit(CUP)request submitted by CLC Partners LLC to allow fill for a road noise berm on part of Lot 008 River Ridge Estates and to excavate a drainage and utility easement to create a drainage ditch in a Residential 10 zoning district located between Lots 007 and 008 River Ridge Estates on Lots. Legal Description: Lot 007 Block 001 River Ridge Estates (PID: 31.21373.0406) Lot 008 Block 001 River Ridge Estates (PID: 31.21373.0407) The St. Joseph Joint Planning Board acknowledged the following Findings of Fact as it relates to the CUP request of CLC Partners, LLC to keep fill for a noise berm and excavate a drainage and utility easement in the Residential 10 zoning district: I. In April 2014 Bremer Bank approached the Joint Planning Board to discuss potential uses for the property that is located east of CR 121 and north of the Sauk River. The property was in foreclosure and the bank was looking for guidance on development. 2. The Joint Planning Board concluded that the best use for the aforementioned property was large lot single family development if rural and if urban small lots served by water and sewer. 3. In November 2014 the Joint Planning Board, at the request of CLC Partners, conducted a public hearing to consider the rezoning of the aforementioned property from Urban Expansion to R-10 Residential. 4. On January 5, 2015 the Joint Planning Board recommended and the Joint Board approved the rezoning request designating the property as R-10 Residential. 5. The Joint Planning Board conducted a public hearing on August 11, 2015 for the plat entitled River Ridge Estates. The plat consisted of 17 single family lots and one large outlot. The preliminary plat was contingently approved at this time. 6. On February 9, 2016 the Joint Planning Board approved the final plat and authorized execution of the Development Agreement for the plat entitled River Ridge Estates. The Final plat included 12 single family lots and one large outlot. 7. April 2016 the engineer for the CLC indicated that fill was needed for the site pads and the intent was to use fill from the banks. Based on Stearns County Ordinances, a conditional use permit would be required and an application was subsequently submitted. 8. In reviewing the application for CUP, Stearns County staff noticed that fill had been hauled in and placed on lot 8, River Ridge Estates to create a noise berm. The berm is four feet high, 20 feet wide, 420 feet that is about 215 feet landward of the Sauk River. This activity would require a permit. 9. April 13, 2016 the developer submitted an application for an after the fact permit and conditional use permit to utilize bank soil for housing pads. 10. The applicant proposes to excavate an area for a drainage ditch to lead to an infiltration area that will be about 125 feet landward of the Sauk River. 11. The request has been reviewed by Stearns County and the CUP is compliance with Sections 10.1.7 C. and 10.1.8 E. (4) of the Stearns County Land Use and Zoning Ordinance. 12. The applicant proposes to stabilize the area with a variety of MNDOT approved seed mixes. Mulch will be applied to the flat area and an erosion control blanket will be applied on sloped areas steeper than 3:1 (horizontal to vertical). 13. The proposed excavation is intended to create a basin for storm water management. 14. Silt fencing is proposed to be installed for erosion control prior to starting work. 15. The soil types are classified as Estherville sandy loam and Osakis loam, which are well drained permeable soils. 16. The lot coverage requirement as required by Stearns County Ordinances will be met. 17. The proposal meets the Goals, Objectives and Strategies of the Stearns County Comprehensive Plan. a. Economic Development—Goal 2: Maintain and strengthen economic diversity. (Objective 3) b. Land use Plan—Goal 7: Identify and Preserve important natural systems and sensitive natural resources. (Objectives 1 —3) c. Natural Resources i. Goal 1: Preserve important natural systems (Objects 1 —2) ii. Goal 2: Assure the reasonable and responsible use of the County's natural resources, including land, surface and ground water, minerals, open space, wetlands, and woodlands. (Objectives 1 and 3) d. Support the goals of the County Water Plan—Goal 5. (Objectives 2 and 3) 18. The proposal has been reviewed by the Sauk River Watershed District and has required an agreement for Management and Maintenance of a Storm water facility and securing of permits. DECISION AND CONCLUSION Based on the Findings of Fact and meeting the Conditions of Stearns County Environmental Services, the Joint Planning Board hereby recommends the St. Joseph Township Board and St. Joseph City Council approve the Conditional Use Permit request of CLC Partners LLC for the property located on Lot 007 and 008 Block 001 River Ridge Estates to keep fill for a noise berm and for a ditch in a drainage and utility easement in a Residential 10 zoning district. Approval is contingent upon the following conditions: I. All sediment control devices shall be in place prior to earth moving work commencing. 2. The completed noise berm shall be seeded and stabilized immediately. 3. The proposed basin shall be tested for a minimum infiltration rate of.8 inches per hour. If the minimum rate is not achieved, it must be corrected to meet rate. 4. All proposed erosion, sediment control and stabilization practices developed by Westwood Engineering to be followed as submitted in the erosion and control plan. 5. Execution of the Agreement for the Management and Maintenance of a Storm Water Facility between CLC Partners and the Sauk River Watershed District. 6. All permits as required by Stearns County, Sauk River Watershed District and the DNR. Adopted this , day of , 2016 ST. JOSEPH JOINT PLANNING BOARD By Rick Schultz, Chair By Judy Weyrens, Secretary Drafted by: City of St. Joseph PO Box 668 St. Joseph MN 56374 320.363.7201