The URL can be used to link to this page

SP89-02 - � � CITY OF FRIDLEY 8491 UNIVERSITY A11�N.E. _ FRIDLEY, MN ssasz SPECIAL �E PERMIT SP � 8`� ��'- (812)571-3450 SPECIAL USE Pfl2I�ffT FEE�� RECEIPr # ?�l y/� SQ3F�[JLID PLANNING OJMMISSIDN NNlEEETING L�ATE: SQ3IDULID CITY Q�iJNCIL N�ETIl�1G DATE: PROPERTY INFORMATION �o�� Ess �`� c� "�r�� '-�r. �t�� LFGAL DESCRIFPION: LOT f 3.W,�t S BIACK �_ ZRACI'/ADDIT ION �y�FA_ U�� bh'f"S PRESFNT Z0�1ING — I AQ2EF�E � �l.( f'L�P� SPECIAL USE PERMIT BEING APPLIED EUR: �, .. _ � � �.,��c� �'(�'�2 U'��1. �c �� _ � � SECT ION OF THE C7JDE: * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * FEE WNER INFORMATION rr�r� = S `� ` c�w�- �xaaE # -7 �� - �I 1 I �n�Fss ,�,L{ (� � �� 'i. �( t� J1�P�-S , n.�� 5��(� sr�rt�vx� � nA� a — I � - �`� *�*e** � * *****S**' *F**�*� �u�t*S� �° t��ti�r** �icr�r��FS�l��r * * * * PETITIONER INFORMATION NANE �b'U�l��. PH�1E # ADI�tFSS SIGI�LJRE DATE * * * * * * * * * * * * * * * * * * * * * * * * * *`* * * * * * * * * * * * * * * * PLANNING Q�NIlKISSION: APPR�VID DII�IIED DATE ci� oa�ric�: �x�wID nav�n � n�� STIHJLATIONS: . .. 1 � � The petitioner hereby understands that: l. The City will notify all residents and vwners of property within 200 feet of said property. 2. This application must be signed by all awners of the property, or an � explanation given why this is not the case. 3. Material for submission of a special use permit include: * Scaled plan showing proposed property and/or buildings if applicable. Three full sized copies and legible 8 1/2" x 11" reduction. * Scaled preliminary (or final) landscape plan showing location of existing vegetation to be saved and locations of new plant materials. Sizes, species name (common or botanical) , and condition of root (i.e. bare, balled and burlapped, etc) . Three full size copies and legible 8 I/2" x 11" reduction. * Scaled preliminary (or final) grading and drainage plan showinu existing and proposed contours, detention/retention ponds, drainage swales, weirs, weir details, and run off quantities. Three full size copies and legible 8 1/2" x 11" reduction. * Floor plans, full size and 8 1/2" x 11" reduction. * Building elevations, full size and 8 1/2" x 11" reduction. * Perspective showing how the proposal potentially looks in the surrounding area, full size and 8 1/2" x 11" reduction. �: _ y i ! - w~�•. �,;�;� .... . . _ . .- . „`.. ,.s,;,.�...�...�..-.•r--.rf . _ �Wi�ri." . .^' — _.-c-�w�!-++"�-e— ��n'c � ---- ( CERTIFICATE OF SURVEY ' FOR —��M �`NE KURTN SURVEYING INC. utrsr u�r�n rw�tMs arv[�ra�r,M�s�� 4002�Ef/ERtOM tT11EET KG �t►rtMMrt�rr�re� Wrt�w ue��r� ' �wia� COLYWIA IIGMITf WMMEfOTA SS{21 7ts�ns o Ywe r u.s, rac r�son, se-tN.ms �n �-I�-� M A YIMMElO REi � �y� S-3p�fr� icw�E 1'��. t ti"f`RyT ON MO. 1�0," �1 O.rtow rowwEwT Far.av ! . •a iOd.yP�K�7tT . oE.►KMt1AT.X- Tpr KVT NYD- � °`►"•t rw�� IJFFAL� �Jt.{�Q,�Ap�C. ''-'-iv�.•vrt�•�qco►1.wo..�...a.•eRvo►L ELrcVAT10N-CL�I.gjS ��sfFWqp�D COKZ'ONR � 2s� . . � cvt oRq�w�y�ywKG aa �a aAvaN�Y w .-- �j,0�� ti d b�� s�/ 6�B yq �,w � i _�o . � � , i � � � I N � � � � � � - � " / � � / � � i 1 � � �i ' ��I ' � saN 4fwot•21.� �� ' V � � � ^ � i J 1 AR. i � �a • � � Z � , i ,!J � � ' .�� O � ` ' —`- ' O ,� Q ; � G MTR`[___ Y � r Y � ° ' Pt��osc:a ;� I � • f� 1 i ' ,.�o��c: , � � � . n �iS I � M�+• �OTfWI.3A . �� / � 4L\ d � � . � � �� r � ' i ( �. � � ♦ . � . i � i � _ . - �� , .611� I . � 1 „ �/ ' � G..Mw� � ' i , � 11 �n � �,4 i �!g�61. .j � '�� , � I,� � � ' . . J ; '�. , � , �/ / � �` / � L�� i .// r : . � . V� I� � ' �'', �i��'' �!/ �`�� .. �1 I � :O- � i �i 11 4., -____'- � . i, �� ''I =__' ___' __ �� / ; d[o ail�� 'O� � c� �. �uEFP.L..O STRCC:'�� o'' (�� o�o.�a.e� • . / K1RvK r 1 /. � . � � , I ' 1...0 i 5 13, I�-1,� I S, B�LK ►�l, � `Z�V CRV�EW KEIC�4�T5� /�'�NOKA �u�a��E, �i1.iti.lESo"tA ._ �� Z4L� ' _ + _ , -- - _ _1 � � � Citr of frialer PUBLIC HEARING BEFORE THE PLANNING COMMISSION . Notice is hereby given ihat ihere . will be a Public Hearing of ihe � Fridley Planning Commission at ihe � COMMUNITY EDUCATION CEN- � TER, 6085-7TH STREET N.E. on � Wednesday, March 22, 1989 at 7i30 . p.m.for ihe purpose of: Consideration of a Special Ux � Permit, SP a89-0Y, by Jim Bowe, � per Section 205.24.04.D of ihe � Fridley City Code,to allow ihe con- sTruction of a single family dwelling in ihe Flood Fringe Disirici on property located on Lots 13, 14 and 15,Block M,Riverview Heighis,ihe same being 7919 Broad Avenue N.E. Any and all perwns desiring to be heard shall be given an opportunity at ihe above stated time and place. DONALD BETZOLD CHAI RMAN PLANNING COMMISSION Publish:March 8,1989 March 15,1989 Any questions related to ihis item may be referred to ihe Fridley Com- munity Development Deparimeni, 571-3450. (Published in Fridley Focus March 8&15,1989.) � � PUBLIC HEARING BEFORE THE PLANNING COMMISSION Notice is hereby given that there will be a Public Hearing of the Fridley Planning Commission at the COMMUNITY EDUCATION CENTER, 6085 - 7TH STREET N.E. on Wednesday, March 22, 1989 at 7: 30 p.m. for the purpose of: Consideration of a Special Use Permit, SP #89- 02 , by Jim Bowe, per Section 205.24 . 04 . D of the Fridley City Code, to allow the construction of a single family dwelling in the Flood Fringe District on property located on Lots 13 , 14 and 15, Block M, Riverview Heights, the same being 7919 Broad Avenue N.E. Any and all persons desiring to be heard shall be given an opportunity at the above stated time and place. DONALD BETZOLD CHAIRMAN PLANNING COMMISSION Publish: March 8 , 1989 March 15, 1989 Any questions related to this item may be referred to the Fridley Community Development Department, 571-3450. . �• � :• � � � „ �,��►� �►�� . � �� d�.�,��'"+0�► p�� . '� , .��,��'��:��,��`� ._...Ro�� ,��- ,� 0,�,g,�, � ��,�y,,�G .��,,�;w`� � t� ,. ,�,,� - - `'. �� i��"��r ��i��8i°'�' ��. ; � ��! ��,��►. �� '�'�� .��,��.�� . ,;� �,�_ � � r�� :�� .. . ,, �� ' ��•��►�� ,��"��; � `� � ��'�� i��'��►�. �� '� ,� , . �� : � � � '��'�� ,, ��o�►�, � � _ . ,. �� , ,� ��"�� h ��'�'��0 � � ,. . �� . � , �� R �� , � � �� , . � �,��9�► , �� a � �,�� ,�� . , ,;. � -�� ,��01 �� ,�,� ,�� .. . ��'��. , �'� � �,. -�- �, . �� ..��9��. .�� `��r�� l��'�� . � � � i��+',�, � � � . . . �� .��i��J�� +�� i�►��"�� . , � � � � �,�� , �� .� �� . � . ��r�� . �� : .� . � �� — � � ,� _ �� 1 �. �� s��. � �� :� �� .fi� �� .�,-� �-� �a •ssin f�'� �� m �� :,�..� .c�� ;me.m .•�, � �it2� ��Q . � 1 • �� nta , 1 �� /. '30iJ! �lid� 1 � f � > �� . ,c�¢�s , m • � �,. � . � . . . � � . �r � �� , � � � � � � � � � � James Bowe MAILING LIST Planning 3/3/89 SP ��89-02 Council James Bowe Garland Lagesse 2546 - 3rd Street N.E. 7951 Broad Avenue N.E. Minneapolis, MN 55418 Fridley, MN 55432 Walter Rasmussen Milan Bozony 541 - 79th Way N.E. 479 - 79th Way N.E. Fridley, MN 55432 Fridley, MN 55432 Carol Holm $arl Gemmill 581 Buffalo Street N.E. 468 Longfellow street N.E. Fridley, MN 55432 Fridley, MN 55432 Clarence Scharpen Kevin Holman 611 Buffalo Street N.E. 571 - 79th Way N.E. Fridley, MN 55432 Fridley, MN 55432 Clarence Charpen Bergsagel and Rogness 801 Main Street 16515 - 6th Avenue N Circle Pines, MN 55014 Plymouth, MN 55447 . , � Stephen Sundquist Earl Gemmill/Resident 630 Cheryl Street N.E. 560 Buffalo Street N.E. Fridley, MN 55432 Fridley, MN 55432 Clark Nason Planning Commission Chair 614 Cheryl Street N.E. Fridley, MN 55432 City Council Members Gordon Hedlund 1255 Pike Lake drive New Brighton, MN 55112 Gerald Kostohryz 609 Cheryl Street N.E. Fridley, MN 55432 Vance Nelson 600 Buffalo Street N.E. Fridley, MN 55432 Erwin Small 1628 2nd Avenue South Anoka, MN 55303 Donald Copeland 7981 Broad Avenue N.E. Fridley, MN 55432 Roger Geis 520 Dover Street N.E. Fridley, MN 55432 � v ' DEPARTMENT OF THE ARM� ::�im�:;:, � '��';` ST.PAUL DISTRICT,CORPS OF ENGINEERS + 'I 1135 U.S.POST OFFICE&CUSTOM HOUSE � � ST.PAUL,MINNESOTA 55101-1479 \ / �\��,/ January 25, 1989 REPLY TO ' ATTENTION OF Con^truction-Operations (89-204S-92) Regulatory Branch James Bowe Re: Fill in a Possible Wetland Area 2546 Third Street Northwest near the Mississippi River in the Minneapolis, Minnesota 55418 City of Fridley, Anoka County, Minnesota Dear Mr. Bowe; As you discussed with Joe Yanta of the Minnesota Permit Evaluation Section on January 25, we are enclosing several maps. Please mark the location of your property on the appropriate maps, and we will use these to determine if you might need a Department of the Army permit for any fill or other work on the property. The U.S. Geological Survey Map and the two National Wetland Inventory Maps are in the same scale (1:24,000, or 1 inch = 2,000 feet) . If you feel that these maps do not have sufficient detail, you may provide other maps. If you do not need a permit, we will send you a letter explaining that. Because you might need a permit, however, we are also enclosing application materials now to avoid any delays later. The orange bovkle� (�.P- 1145-2-1) gives background about our program and instructions for prepArin� the application. Because we must provide notice of projects that require individual permits to certain other agencies, and provide them a reasonable opportunity to comment on the proposals, our public interest review for some projects may take at least 60 days. Certain types of projects and some wetlands qualify for other types of permits with a shorter permit review. You can help us to review your application as quickly as possible if you - � Fill out the application completely and specifically. Note the instructions on pages 10 and 11 of the orange booklet. * Send accurate drawings. See the check list on pages 14 and 15 and the examples on pages 16 and 17 of the booklet. Following these examples will help ensure that your drawings will be accurate and usable. x Please describe any alternatives to the project as planned that you have considered. This consideration should include other potential sites and other methods of accomplishing the desired result. Federal laws and rules often prevent issuance of permits where there are less environmentally-damaging alternatives available. For instance, if the project involves placing fill in a water or wetland, there may be — alternatives that would accomplish the project purpose but would not require filling, or would not require as much fill in as large an area. If your project will include any temporary placement of excavated or fill material into a waterbody or wetland, you may also need authorization �. , � � � for that work. Be sure to include that information in your permit applica- tion. You may also need state, county, and/or city permits. It is a good idea to make inquiries of other agencies early i.n your planning process. 'ihe Minnesota Department of Natural Resources, Division of Waters, can �rovide information about any state permits (296-7523) or floodplain management and flood insurance (296-4800) . If you have any questions about our permits, write or call Joe Yanta, at 220-0362. Thank you. Sincerely, (�„N�./� - r � n Wop t Chief, Re ul ry Functions Branch 5 Enclosures Construction-Operations Division 1. USGS map 2-3. NWI maps 4. Application form 5. Booklet r. ��,�� ,f %r,sr.�� 7 � �DEPARTMENT OF THE ARMY� �� ` ST.PAUL DISTRICT,CORPS OF ENGINEERS '� j 1735 U.S.POST OFFICE R CUSTOM HOUSE i �� ST.PAUL,MINNESOTA 55101-1479 � REPLYTO February 22, 1989 ATTENTION OF � Construction-Operations Regulatory Branch (89-600J-92) SUBJECT: Placement of Fill in the City of Fridley, Near an Intermittent Tributary to the Mississippi River, SE 1/4 Sec. 3, T. 30 N. , R. 24 W. , Anoka County, Minnesota James P. $owe 2546 Third Street Northeast Minneapolis, Minnesota 55418 We have reviewed the information provided us concerning the referenced project. The work you propose at the location stated is not within the jurisdiction of the Corps of Engineers. No work will be done in a navigable water of the United States, and no dredged or fill material will be placed in a� water of the United States, including wetlands. The intermittent stream does not pass through your property, and no other wetlands appear to be on your property. Therefore, a Department of the Army permit is not required to do the proposed work. This letter is valid only for the project referenced above. If any change in design, location, or purpose is contemplated, contact this office at (612) 220-0375 to avoid doing work that may be in violation of Federal law. PLEASE NOTE THAT THIS CONFIRMATION LETTER DOES NOT ELIMINATE THE NEED FOR STATE, LOCAL, OR OTHER AUTHORIZATIONS, SUCH AS THOSE OF THE DEPARTMENT OF NATURAL RESOURCES OR YOUR COUNTY. If you have any questions, piease cali 3oe YanLa at (612j 220- 0362. ,i '4� Ben Wopat (�� Chief, Regulatory Branch `� Construction-Operations Division � � � _ CIZYOF FRtDLEY CIVIC CENTER • 6431 UN[VERSITY AVE. N.E. FR[DLEY,MINNESOTA 55432 • PHONE(612)571-3450 March 2, 1989 John Stein Minnesota Department of Natural Resources 500 Lafayette Road St. Paul, MN 55101 Dear Mr. Stein: This is to notif ou that the Cit of Fridle has received an Y Y Y Y application to construct a home in the Mississippi River Flood Fringe District. Attached is the application, the proposed site plan and the correspondence from the Army Corp. of Engineers stating that an Army Corp. permit is not required. This request is the same re est as was rocessed b the Cit in 1981. There � P Y Y is no change in the limits of the proposed home. Should your office have any comments or recommended conditions of approval, please contact my office prior to March 14 , 1989. Please feel free to contact me at 571-3450. Sincerely, Barbara Dacy Planning Coordinator BD/dn . C-89-86 - �� UY, ��le V'V'�1'� �------ -�,. --- ATTORNEYS AT LAW Virgil C. Herrick James D. Hoeft A r i 1 5, 19$9 Gregg V. Herrick p Of Counsel David P.Newman Barbara Dacy City of Fridley 6431 University Avenue N.E. Fridley, MN 55432 RE: James P. Bowe 7919 Broad Avenue Northeast Dear Barb: Enclosed you will find a proposed draft of a recordable agreement authorizing the Bowes to encroach upon the City for the construction of their deck. I contacted the County for the fee owner of the property and was informed it was owned by Jarnes P. Bowe. In the event Mr. Bowe does have a spouse I have left a blank space for this information to be added. You will note that it will be necessary to attach as Exhibit A a legal description defining the property which is being encroached by the deck. Because this agreement authorizes them to encroach upon this area it should be described to be specifically limited to the area where the deck is going to go rather than describe the entire easement. If you have any questions pleaJe do not hesitate to contact me. S,�.ncerely yours, , d '; � 1� �� J I ! i . Newman DPN: jeb Enclosure , Suice 205, 6401 University Avenue N.E., Fridley, Minnesota 55432, 612-571-3850 �-�I��1��I� � ��'1�� , _. -- � --- ATTORNEYS AT LAW' Virgil C. Herrick James D. Hoeft Apr i 1 21, 1989 Gregg V. Herrick Of Counsel David P.Newman Barbara Dacy Pianning Coordinator City of Fridley 6431 University Avenue N.E. Fridley, MN 55432 RE: Jim Bowe Dear Barb: I am writing in response to your memo of April 18, I989. My concern �vith the Mutual Agreement which you sent to me is two-fold. First of all, it does not contain an indemnification and hold harmless from liability. As you noted in your memo, the City Counsel has included this as an additional condition. Because we want this indemnification from liability to run with the land it should be incorporated in the Mutual Agreement. Secondly, I don' t believe the agreement fully describes the area of the encroachment . In your proposed draft it says that the deck can encroach twelve feet ( 12 ' ) into the easement. However, it is my understanding that parties are very specific as to where this encroachment will occur . At a minimum, the Mutual Agreement which you drafted does not contain the legal description of the property that Mr. Bowe owns . Consequently, at a minimum it needs to be revised to describe the lot upon which you are agreeing to the encroachment. My suggestion at this point is that you use the draft that I previously prepared and attach as an exhibit a legal description of the encroachment . If you would like to follow a different approach I would appreciate it if you would contact me. 'ncerely yours, + Dav P. Newman DPN: jeb Suite 205, 6401 Universiry Avenue N.F,., Fridley, �linnesota 55432, 612-571-3850 � PLANNING DIVISION � MEMORANDUM cinroF FRIDLEY DATE: June 1, 1989 T0: Virgil Herrick, City Manager FROM: Barbara Dacy, Planning Coordinator SUBJECT: Preparation of a Restrictive Covenant on 7919 Broad Avenue N.E. On April 3, 1989 the City Council approved a special use permit request for construction of a single family home within the flood fringe district. One of the stipulations required the petitioner to sign a covenant to be recorded at Anoka County which would release the City from any liability for issuance of this special use permit in the flood fringe district. I have attached the pertinent information about the property. Please prepare a covenant for the petitioner's signature. The petitioner is James P. Bowe and he is the sole owner of the property; he is not married. The legal description of the property is Lots 13, 14 and 15, Block M, Riverview Heights. BD/dn M-89-286 � : � ,( ".. ��, �t� ,. , ��.-n :,_ ��,`r� �rt� ' CITY OF FRIDLEY FRIDLEY MUNICIPAL CENTER •6431 UN[VERSITY AVE. N.E. FRIDLEY, MN 55�332 •(612)571-3450• FAX (61?)571-1?�7 March 14, 1990 PW90-73 Mr. Ji Bowe 7919 Br venue Fridley, MN 55432 SUBJECT: Lot Drainage Dear Mr. Bowe: On March 7, I met with your neighbor, Mr. Lagesse, regarding standing water on his property. The area with standing water is a low area that is collecting runoff from the east and south portions of Mr. Lagesse's property and some runoff from the backyard of your property. The problem of standing water is more apparent this time of year due to the soil being frozen. It appears that the creation of a shallow depression along your back property line, directing the drainage to the existing swale along your north property line, would help this alleviate the condition on Mr. Lagesse's property. This should be fairly easy to do as you are preparing the rear yard for seeding or sodding this spring/summer. I would be happy to meet with you to discuss this matter. Sincere� , , GZ�Ev�/.��%� M k A. Winson, P.E. sistant Public Works Director MAW/kn cc: Mr. Garland Lagesse �► COM SSION APPLICA ON REVIEW � FILE NUMBER FILE DATE MEETING DATE FILE DESCRIPTIOI�sp ��gg-p2 C�N�F 6 2/ 17/89 3/22/89 ames Bowe - construct a home in the FRIDLEY — COMPLETE REVIEW CHECKLIST AND RETURN TO PLANNING DEPT. , ARB D 3 � �� COMMENTS � � ��— ��; �� F ��.� �_�, � ��.��;�' wc�`s�'/-�. �.. _ ��.,�.�'�" � L� CS' �"'''�r � / M1 � �f ! t P �^''I•,.,�1_,•'� ��R`;� ��' ,. ��1,�: � ��l� �!` �� .1..t..�.�.t„�t �,�.��.�� ,. MICHELE M. �' �� , • � JOHN F. �� ,�� G..�' ��.-.. ,` �1�...�'/=��,�,,.. �►� `� � �'" � �.Q✓ �►�+ �r�-� /°'C�-..r,� � ��<,�►.ro��'�'v� � �r' �� C.0 �1 �✓� /f ✓.�,.� �RREL C. � �� CLI� � �� p � � �C 7 - v�.e� ��-� , ��'�, , , JIM � � S � � ��S . � �� , . [�B� � �v�S' c%c�t, �d� .� �� — ��' �z3 .� -�C �-� � 02�. '7 �'`'�� 2 �� ' � ��-l • �L w�� , � � , � ' . , , + } . �.•�1;;1*ka R `.>'a (.R.�,^'t*�,t, _ •:,�1: t ' 1 � M �,.y.,�r•'1\, . ...,r ` �� SP 4�89-02 Jim Bowe lE _,.__...w 1 i . . � , , � � ' r . � � .fia, , t,. `�y �, { u C �1 � � CITY OF ,\ � ^ � „ .c: i THOMPSON� � � "' ! RiVERV/EW � � `" i� , HE/GNTS O � �. � ;, � i ' D rA � . � � + � �j. �� 13 � z I ; P i o 'S , , � � � A ,I ' � ; IRONTON REET , ` 128 :•: �� H R A L 2 ',. � 6 S 9 3 O �I ; SPRif� % '. • aos h � BPR OOfC � � � � , �, B a �� I ` R. � '' B 'S � s � ' � f�� ; i ; T +y+ z � `v � � G�ENCO ; + .� -+� + � ` .t � ' PARK � e � b� '` ' Z Rl� S , j ' � � +� 4 a , �I� � 1 . r . + ' � NEI 4 � K� • � + M +� , � + + �� F . � , � . � _y `, r` 3. ,/,/ � R 4 �� e /�l *2► • � ��F s �!/ 2 ' � v ; � ELY CIR. � ELY �, � � � �� 9 � �� 8 , ��, � ��P�t � � • L' in B :� � o � 3 � � L ,,� LI BERTY � � ` ` �/ ,, � . , � ` L 7 , ion � xR_� � LONGF LLOW � � ♦ � '�� ♦ '� , � z . . : • ..� y . . . , •� . . . :� .•.•. , . . `\ ` ', 'R ' �� •4 • �;, Y .�� R I V E R V�I F W . ��f�� -� ` '�,�; '.`� 6 9 . •• . . HE�GH TS ��.,� �, ;1�s.. k � :I► . ; . • <<� �,�-�. �� Q ti .� . � . . . . , ,S1 ,��♦ ;��• � � �`� ,� . q` �ti � •� ,;� . 5 �� •�• �� .�,•j`.�� r 9 ' �� 1+� b •cl � E� �Kl' a � + � , � �, ,, � ;� �P1 __` �'\�- � " • " •. '-�� ,..�. 0 ' %e 1 � 1 �� p,Q�S��.•�• t-�� ." " ► Q� • . `Y' �1 � ��1 . n y ' � , - J -�.. �ONING MAP � _ ��_\ - s.� i vy • H - - � � .N � f! � � ,�� r*, �� • Y� � f •�r � I�i'� ��l' , � � sP ��89-02 4AA • � Jim Bowe I•. ' , .'. , : .. : .. . , --- — __ �— y �. �. `� �Y� �. � h�� ;�,. .��f/l�w� � � p ' ; ;x �a � +� �. s L �, � y � ,�: � � � . ,' + r� r L � � i ,r.�a Ayr.-i •�C' S r• ° '� .� �.k yt+hlk� ,,t, . T �# „c . , � ] : ti.. � a,��< � �l'?1�.�" ��a'.-�; i � �3" r . ��: �'"' /": `::,� � ��C."�y1rN'C 6 �- . �} {tt� {�ti z ' ' "�t "' ✓Z . 4' t : ��* ;,� fr9�� .-,��0~ �� 'y a��. ; >n ��y�� 4 s. �.�� .,�.� Y �� t �'� '` i., ,,�,:J ��t .r'�'�" :«:. w ��iS '�St:a�". `,�z-' v �: '� +i ,;��r� 4} �' �'�`�,$ �M, w A.�,#.rk,'� 'r �^":+ ,x � °� � r n. �. . :� ��, ,� , ��' r q ..}�,w�� , . �, ', ,��Kr e � � . �k,'Q�t '+ N` ��w °� � i. T � �` y ' � � Y�n,.� ��,�} a � t,�f.�s yy"� � , j� .�� f�X�� !�� .:.�1M�� w'��'�[� ,-t,y,��.��`§d ya• ��v�xk'�bt +'�y`t.n `a ,.�_ � �4 , y � �. &� � ,.�� y i� ��e '� ��.- � �Q,, �r F. yr; 00�. r � ,�a; '�'� �}� x x. '�'' �'� {r�� `�' �` ��''" t � 1 ' f .� S t 4 4 i �, ... �� { , _�_.;�. �,. ' ;.� : 'T j' � �.`�� s,M! �4 �+�� , i�t L e,�: , . �.�-{- � {�. `` .� Y.+ ..a,�y" �.� r.-++r-s-+..� � . .. �'e'' .• .. `'�"�. ni tie 1�i.> �ik� .�.�^'�s�'+�a 7 .`� '^"'��g"T"'-tt�►t—^�,+w k . .T:��r.�• -�ci 'w`i`K.. �,.�+ �#�;,#i �. '�y+t . r � ,�k'. 1 y'.A � '�r � � ^.) � � ^•4�` �� ;i�- fi k f =' ` � . � y .. .�` . ��' ` 4 � � � �~ �; ,t�,,. v * 4 Y 4 .��,�� v i - , . . .. P ,r�°U,h � .ld5� m„�, '� � +er / '. �' r+�' '"#�,��faM ,� x s+��"�T��, e �� +*�—.�,—e�:� .. 3r" .t.._.."�.R...+ � � F � f " t �� - '� ��+ �� '�,�, � , �� : ��y �..,� �,-�':. i6 ��Y,,y+. +�!'v.t+.�Y;�s�'5.�4 d��'x7b+� :� r "�'`sy��'*+•.0 ii''"p.��t,' „r� , � ri . +E2' �ir� ! t�. a.P'b .{^ +' c * �+ .. �. . ,� . • i ,x�". F r z, 3 i � r - � .� M�. .�� -. .: . .� � ♦ � x �,� f ,� .� x ,� ,�� t a �.,. � � �" �;� . ',�'m , „ . �'' '`a', a. <ti ,�, .0 � { � 1'' 1 �.,� :4 �:... � -,a' �:SF .&� i '»�t� J x�;�-`�`�, y-�� 't��.iw r ",�s'' i st�'��-.�;�aa,V �n 'R3`�.r�{3 ° ;' � 4 p` ", . _ '�,, ,,. �� 'f ky g:p �,'�' .;" � � � r .,,f . � � - K ' ''��z� t a �. ' "�v �, a'd� d d�`+� r r��a�"y�'z�#� r�t+'i:. :. �.4. -.:�, '�.�M y i`� �y�... �,a - ,t tii 4. , �, '9.,k �. � "'t �.�� . � . Y.. �. `?G�sr t ` � 4� i�+q, �w � �. A �� _ �, • : �n � � .t � � � a, .�'+!�', t y s r;°r^IlXv. �'� ?y "^".� „, . 4 — '^ - •. ' T � `a �k f � ..C.. d I� . . { '� �4 !� � .. .. . . q_y�r o. . � �S' .. .w .., . �... . ' ' :. r� . � . y , , .,... . r �� . �� . . .... ._. . .. ,_ ... . Y .� -.�. . , . .. �.. � .. . - ' C . .: .... .. . . �. , - ;y _ � ;� � 1:• � ti ` i ... � y� � . b/ ',- �� . ,S y ' � r , , k . . , ;,• v ,, . ,� � � t x.; : !. !� ,: ':' � s,� ,y h. -Jfi �;. L ��yt�`; �. ,} 1 . i Y� H' - . � K Y ��# � ,' h X�'1 � �rtT� y��Y�:� 4� '- a � � + :„ R'; - �_ � • - , � , �� r � � �. �"�v.._. Y ,, .,,, �. � � , ..�, . " �. - ..v. �'�. �r . ",�., y. � ... _ :�y �-. • „ . � .- � .. , �t}� .. : , ' ' � y�: , �r> ..- ��, .. ., .�. ��w �. �t �-,�; �' � � a - .i � � � i'� n ( -i� � S� �: � t �A r,�,� M�: 1 '? y.,t:i �-t .ktcy;�s� »., , z '.?. Y . tz1_< �� 1 '1.�'.. wS.Ya ,y.h lr'� . '� _,+.. ; t��.'1� �:�, e.o - � 1 �'C' �� -� �.. - �.i A Y, h`� 4 St ��, . v. r:�- �;:-, ...� , ,, . r . � ... . - .,.. �t.�'.:.R .+� : ... . � '�1.,:.. �A:� : . �. .�„� , ' � � ' 4 . . � �� . .. � .. ' � � ��'Y C1� � ' . . � ' �.. . . .. . " . . . . . . .. . i(TM.. . �. . . . II � ' . . _ I F v . . . � ' " .. . . . - ' nl � � ,. ' . . � t" � f' �..f . ., 1`k'�A�r 1 � � sP ��s9-o2 4Y . . Jim Bowe ��7!�---�--�wc ....__�.. � -----�__--'-_=-_—=_-� _ ___J� .. _.__... __:-." � o , • $ournOlfK� H905510 ('+eJ�.4wv�vd 6n�w...n��aod t..tuy�Lonf Sunv.m��l.and Fian�un� �I�701 Gdf Nod �� Bum�vi:le. M�nne�or• 55737 Certilicate ot Survey tor �JAL � � �[�'�� ,''� � .,, �� F�«,o �� - 822.�J — = J � A,�� . � �. ti �� I m��'^ . �' � 0 a �` �, �� "i:-� 8 5.O ,�� 0.a- � ' ' 25 �a.a � 3c:o I 25.0 � t , � � ! �, � � � •� � , � 5 � � 1 u-i � C ��,�� i� �, Z � `� � ' � " ' �� ► � 0 � O � � � '� -� J �C AI.E 1`�= �� ' :�� '� � r ��}S � � C1T�' E A�JEM CNT � � � , -._ . i �Z`:;'- c` �?� �� ( � \ � —� e ,� . . (� , �k • '� ��, � .� � �'� �p� • `�o' � �� n; �� i �� .�"r c� ��` 'ST L(?�i "��Oor �2 5 • ':� . 3C) �> Z�j `�p'P '_3•7 85 . 0 . �.� IS i o►� all Q;` � ' O � _._ �� 3�1 F f A�O ST E�E�'C N 1es of Bid9 __ . `�" ___.____ _. _.._____ _____ . ._ _._._._---___ _ . ------------ 82\.�� pE1.1�ZF.S �1.\SZ 1N� �.lC`•{S�Z�O�1 a OENQTE S 1 RO N t��Ot�lltit��T L O �" � i '� , � � . > >. �� '..�� M . R1V � �V ��',�•; H z 1�,��C � � At�1,J k Q C��,N� `� , T�i��; S� ` (' Tl ^ . [ , � �\ `' {- j��F �'�� ) C� l 1�-� � F\,�C. .��ti. �•J �� ,� �.t•j__',rli . iC �i,V t . ` tlt1.!'�t�C/ � � � � �� y� � . � �•••►r•••��r 1A�t �hl� Is • �r�• �n1 ��.r�« r�pr�a�nla►len ol • �urv�r e1 /A• bernr�rl�s •/ fA• rAov I��t�l►�1 1�a1��nr� fA� I�a��t�w �l •II ��Ildlno� �I��r��n� e�d oll vl�i�l• •ntre�cMn��t��if �nr, fr�iw �r M ulr I�w�. A• .�.�.r.� ►r w�� fhi�_(�I�r �1_ � t.,�/ A.D. IV�, PRO POSED S ITE PLA N sP ��s9—o� 4BB . � Jim Bowe : �_, ^w. � �•uM . ,. ��p„ , ... ..: . �p,� • . .o., - ;,� , •:_ r �'?�1�i0G�• ' O•� , 'Y.r . � � . s ,,.. — I.�b . . �a, d. i'loi`f. ly1�S4s. +'. an_. r +, i :lllf . � .. . �� . � F. .. ; � �^f'f rx''�1�a '` ? � i I� � i ' �4s- W .! � �, r �' . , r ;�.� .. �,� s , X .� �- c4 r ,.r� ,t �� , � ;�� +�, s�a.=. � ��F { �;i �';.r - �,t�7 's' _�'� ftW�' *' � f �� C4��A��:. { �� i` .:. y i � : '.+ ��\. � ...� ,�;.;:t-.r r�,.� i .b'+'v l '1" "t.., • .Y 'v �T .`� � . '' .��' '.L t '��,'"�,��,Y, � . i'. Y'� !1� +2"� �# �� k�R t'. � �. `� � 1 •t` 1i �'�•��` .�.. .'4. ` .•.q T fi"' ��. ro .]� i � '+� � � 4 : � 1 .'� ` , -. i ,M 'F ,.+W - ,�5. ^ zo�__;r ..i � .} ".�� a> ,�b�� a Y�, + " �. $x�;. . .+-♦. . � � y "� ��. :I K.. ��' yY `... } �� nse� �'+. � ., '� -+° ' � +'^¢ �.� ��'i .,. !� • �$l+,.. �Y .�S?� rPyk . '' :.'�,a.r rS�� .�. ,.�3 . �� £""��!'� � T� � - } t � � � .. ��i3�70L } � :.' �+ ��' +j�`�� - a,w_'r-.v . . .:.��" " 't �� ,^', ;, y'�`�.;,�'j,�fx �.'' ° ; �, .., �. .t �,r �;�` '�, Z .. ( ,t,;;.r 1i��.�,� � �'� ,'e'. t ' �' f� �" ��:�� - , .�.;�-. l� P .�� ,a 4� 1r '�j'�,YY� fr,,k�.r.� .w t.S,�.' ... 3 � 4+.}. �."'s4�, �• - ,- . ? ��. °�,z -.f. _ � � -��. P� . � :� .. �. , �. � � . , '�"' ��c v Fd�+ -y . , . .. ��'� . _ .. ��' .. . . ��y'.� � - . �:.rt ...�. � . _ _ � � ._ ... �w.41 i.f�,�A�tr`r��y.�l :;;. . — -� �; �. _� �:: � �-� E: I � - �� o � ,�j , - � 1 ,.µ ,�: � � ti , y, : �;,� R , . � , `�.� .�=,e ac: .� J� !4 �� ,� : t-: , � : -'�-' �-y,� k �/1,� � �� . ,C ` �- � . � � �:'' . � � � � } ' t��`{ y}a T< `��( '�� r..•«,,, r j'^� ! ��t." }� � ��' . t� :e •^�G.7�'r0�- C � � . � .. � �� 4h- '` �3+jy 1',�1111�Ct.i� _.;i '��''$ � t � r��' .�.� ...� �� i �� }e�' .. ,��, , . p � e 3 � ' 3 . a�. . .� : �. � ... ..:. ',: � ��j� s.d ��fi w4� I �A�tikd��`��'�s`'v7 s��:i r 1 �� jkr , ` �:� �'� a ,� � � '(,�yy �j � �rY'��lS wYe' �� . -�. � r � .. , t ' . 1,� '°. a 'r�L i�° � `y.� :, x„�y� .�, � 1 �•�l �. x k �� ' � .� i ,�.. �,� �a^ � �. t .:'ff �y�. -�'��+4�`Site h .s f'`i �-.i �� .,�, j t 1i.. �'J 4a �t , a:... � ;'Y.ir x.;#- . ,.. ' M'..., •�i^��"�y��' -i� � `�i��Ag��s^,(�,_�"',<q��l,��'7:� ` '�. , n. r =�Fr s ��% -� r i.r ,�'�'+ �3ti. i', ,�i . �' �` . , . � � '�i r � .�p �!�''.�i� ..�,�k� y�r ? .t�^, �.� �� _i�`� rr;.�� ..+� ..: /*.�� }� x*�' .+} �� . : ,_ , �`' [ �� ,i � ' i. a'�� >x tl'�� '7v •v kr . , �� . � - �� 2 .. � 'N'; ,�+ � {'...+�::� .ti r '. �� a. . �! �� `�� .� }.�r, "_'� �'��. ,' _� '°�n�r +r ,t'� h =' �� ..x'��'.�.? �{�1 i. °�'s� �i g'* '. . � � �x.� `6` t•4-} m �K : v � _ s► x� �} . h � +A� i f�. y � � „i-. .�C ,� '��: !+ � �. ��y�v�4 l�lY s�. ' fJy.F� e_ .e�r ;; � x+. �� . �:.. ` �'�QLt7 G+ y .{.,. y�� > i.sr .cl��"� . Y :'� ta �� r � :r }r . ,ttil ti aa3.. k�, � t t....�5� �' �.� . ,� i� '. �. � r� � r - ,� „h, r� � s ��+ 1 r� �t .�� c ,�. y�, �- 4 �, t �: h .y.'.,�.�}+ -; �t� �4 t r �' ��;.�f iT.¢�s,., s.:' i,,. �i � i� �� .4 w 5�,.. n �rp�� .t:>. r o-r� . 4'-^i� ��,.£ ..Y.; sv,._ y s •.�� . ,��ar � '� 'K i�. a'. :r', ``�. r 4 �+c ""�' T��I 1K. � a f 1 i� � ✓y�l� J R�� i' i � s } r ' � `�Z' � �'. ��i-: ,.�� ti�. '��n'' �.,.� t 'c "i ar�` .�� y5 r .X� �rr{:.�e4��a1�� ,,,.� r`�k� , ''.. i ` y 1:�`"1 �"• „� s',"y... r r +�• .'41+. d� V�� .E :4 t -y :� ��r aro .^x q ,��t � t� �E' �:'.it l. �`! *� i ? '.�j � - ..ar� ,.�Be� ��` �, � ��., �y �,� . ��,4 P r�7 r "' C q '.� �'� �i x �` "`�" �j �,j t:�'�,y..... x , , . y ,M1rl, i. -• ,., . . . e. `d" k lv�,�S' �,f � .��5.�� V•Y t ��: l.tt� `� ��;K' � � ��J"^ � � . ..'� �. ' +v � -�:{fl.. .'.j s'..�`yiia i. .�^� ' �`. N4 �?v� �1. .:.� . :- ' � a . a ¢f � '.' '"' � n ''Lr}i?,�'.+r�W'Y '.'w("'.'�'..T . ZLl'��;C �`�09��ia �Y��f .'V.�. . . — - y_� - 4. ^;�' Y�'.� , �' � • SP #�89-02 4CC . . ,. . Jim Bowe ; r. ,��$ 5py..:�ri�s�.. r+.� � �r'r � `e �� Y�`�;�,,�Jr'r��^''i°T �*'� t�`'��,h'd e+.� rn� � � '.,� w�?�.�- •fi,,.� 'r,� '�� d�f^�try �f�� .,a. ��yy t . � ,+.�r 'W+ k '.�^ � .lt"I� T�S.��}T.� ty�� '�R1f'��` V��.�?J 4�snp/�'.i�� ,' �J �� 4� ��fi� � y4.+ ik �� .J f' +�a'l",:K '�' ��bf.! J...:� Y r�` y. ,r� a� �' �A � K �� t,: � � t��- � Ni<'Ys �`i. � .� � a � , µ :..y � �� A .�� .� fs,` ,ti r,� w � i �p "^. �al,� t�a r . .� f1 . � r'{,,.'4.,� ++,� ,a-t ,�-r x F,,�, t'' � a `S �� R,r j Fb, w r��,�.( .'T � e'•n x� S {A �g,, r .�� ^�.�w '�?: v;�r+t �;a°'r , �� 4iP++1 ' ��' a ��'A� Wp �� y 1�� M r .. 4 �..+�T�, �� +T`3 �.s� l �+r MY,:��. .e�,Yf+� �i �.P� �` L'��A !{',* k,�, i'.i `� i .'� T � a{ �'+.4 ;�. y t.. �:i a(�. . .. �a �,< �� s _.��' y, " /7' +.. i �_. r„.T �. �"p `� 1'w,r,.� Y j y ' r F �.'. '� . f �� 'n�{t3 a k'�' F ''Ci % ��'.c��+ut; � ��. . ,y� ±� r �-3�• tr � p -z� �, �-. r ��a,�' �t�✓� Y'`� `�rr^',: L . v "1 Y., ..' u �' -r f 4 ��.,,�f 9�;. (( r .e �.«+ �,y S j�, r{� '. ��'�1'� `. ��y s :��' .� �A/� _ ' � R."'r �`k��j,.�,'S'a" ^'�A-�3.�r �� 4 � �'C�� y E � � 3"� �.�� '�.'�"'T � 12 '�-', �•' r4+�' p' �-�Y:�n ,�„''... C. y3G, q+ i..;, d-+�+c.N"-�h.Y " i.•. . . �wa�. �s�' ��;, Y, ,�..,+,� :.sx r :_ .. ;: ,p �n w p ��. . _ . . ��1� 1 y ��9fti� �'a3ry� �g�i+['t� �;, � p �i.�.'}�d �'}�.}�i � 4jA+•; .;. nt �n.�. � Y� tCi' �F�' �n�9{n�'S x °s r�� p''�� '�' ��. .y,+*.. ,..' r r ;x .[ trr�/' , ,.`Y�..._ ".�-..� �l � a, ;` ', h a� "�.� ,�,�+�+ �k^.r; "�."-� a�,.X�+.� ${�y�.��,�s'�3� i.t.�+.� ��(� �(��1�1�1�#�4R�$ "� �'1+�' k ,-i ac x�;w �X�rr, �� 4 �y�1r��L,t,� �i1i , .�. � r - .R 4 �3 X'��: �y �!- ♦�y{�. p }R,t,fy r � {� 72:[�� J -' �,� �w. #c. �'� ,.y µ,�"S!'�:� ��'� �y �� . � �� ' � , '�. . �� k P �^ ` � �� ~ k �e�� 9��f � �� r'-�`-' {� b(,�f �' * • t� �+1f.1 tlftR �-x V � A �'x "j +r� ?� �C��11WL � yY Y�� v,� � � i 1' � �� ry, �}. 4�._ �'V x '1�+A :t �c:. y. �� f 3 �`+r �,yy'. ..x4:� t -;��k 4,. �':r � r s" ,f: �N k_+,�. �,a.�. . ,x^+ �'�.o :�.. '" y .'.`� M`F ��y�y"�` �, �:�.0�a � � �'�. ��4� � 4�,.�4,';..,. t {"�..� .y, t a J �r�"'�.' ��F � �,: S�t+�, �+¢� � x �+7r -;)t °h� .,�,;�,,,a` . �,� ,8.` .. ,- �r j:..$,�41"�y�K�f� s e.�. �� .:��1 a.- y� �` t� t'�. t .-� i r,�''?. ��-*''�s:3 3s< '- �� r•� �y,,� ' ) ��i r� :r Fvr ::� y.:. y�".� �� r;'� .#.'.8, `n �. ,�+':kta� `j �Y�I L �OtC... � r �r iA� � >.�� `s .� ��i��. ..i� a'� +�-: ,�s � t 7w.'�" �� ,;� ` x . "'�-��F � � '� ,[�, �- , ' f 7r L .�f ,i`;i .:'r .�. �1,.��i A�.�'�', � �,�:,' y.. ( { 'P 4�`�ZS 1� �p s+ .'..�Y,� .,. {� . b 'R`r f "Ij, .:�d"''3 '�'�-^� �' .• � t� � �. � �• 5 �; 7�"`.w t � ��` + �.'�� i� . r ��"'* a� i ,�,,�: : �'?. 4a 1 �� a:,.� y�y59 4 r. • �"s�� :4E � ' � � �wr Z ��.,�r,� ��f/ �` '��` �;�.. � ;. � � ,� -' r". �� I ' - `Ig�1,��1b < �ri � �. , � � � ., y r � "_ :a» n � �' � v" S �I eY ., �, �9� >', F , � �dG. -r,,- � � p - '�� -' "a�,i ' 2*.' fi `J�*� _�� ,G�� '!. . �.�`J x0 ` � _ � �. � '# '��_.ieC�� {�C�..�dl : _ � � � � � � l . dY. �'t5 .�C'� � � �,t 'ti.� �. / �.. � ^- , {e � .. C��e�.. .t�t�k[JW�~.a —'�.-�` ? { ` 7 ',, � �i '� r � ' -fi-�- -Y-� , . � , ` ,: � i'.�+o� :- �r` -: ` - �.., �;. � n �� .. _, ., ... � 3 - - - ,.: , � `�: _ _ , ,., � . . , : _u ..:,. r,r ..� .. . , .. _ . , �.., �... - - - ^ ,, . ,_ `�" _ v ,';>' ,"�'" , .,,,�,.,.;:,_ �,:�_.., .� � _ , _ � : . ,. ," ;. �_ ' � --T...-, � ° .,�a�-�� . '��*��"r' � r s � t_ , .� r: , :� :--�, �' - 3. I , ;�, � ;_„�s a: ° �,. '° �•�.,;:, i4�'t' nu�,�� " f ��,,.'3'� �a►s�.��.:�, � M{�S ,� �i'+Y.r"�" 1�+�^i�'�� . �� .� �- „Y l "f°��I Y�f3� S�1,,-b,� + : � n1 �<y �z � } ,f .�f r � �• "Fo �:1 ' Y' �c4 � 'q �� "Uas _ �� .�' J{.. !� �� T'�a II�a� WP�-� .� . r � � � (�'' S, . �'�fi, . .e�,. . +2�:' * v "�°,��»',, w �F�. 1�,!' .�.F., '* j '..• �� S ,��' a � `�c }��1.� t3 ' $'" t � � �1. ,7 ��; x,: �.�� ` �� z �•'�y �s �K' �' }i.` '��3 YR+-a,i<� <...�. � x.3Bdr�;+A,: ,,.. 'r x . },t D y - �� i _ . . � �r k�t �'!}L. �{�a�tli1C D�C�i . .; , • • a Y ..� } .� 7..;` Rk �� j �tM Y �,XD✓d .lVf-`_: q 1� Irr u�5:- ,� 'x ' � � .. ix' +�"� s- '+ !� � .,. � 4"`�:'� - s ;;;t x.►. 6 �� x 1 3 ' h r �r r f�' � � 4 �`��'�'•y4°rA y�L,� �° c " i r , 1 r ;;{ . � � . ,. � 3 �»�o'�'�,..�� . L � f'�.�.� ? it7 kr�, "�?w7'r �. „�'' r�`� ... 'V- �.� ,� �w g p ' Y ` ,�" �-ro + 'S $ f�"# ,.��' c .r �. { "� , �.,� �'• � �.. � ,6 �y i-^w �k �f��v+� "�` ` tr .�-i5 t i '� � . �, ;ec� a � +. #�..` "�t`t ��wk 4 ' � � w x �lrrc'-.: �,`"1_.:i�r` �� °��a�''.,a.C'�t rC� ;,, �'}+g ��_ ,� � ,. � . - j � � .e�, ' � �� s a �*y� �_ `.,a,�9 ' � 1�n�^- '`at� y{�s x �A .t gf�sc"�t a ' ; .1R} `�s f 'vY" �J { �j�. � ��rt i1( � �Y4 Vl �tf � Y 1 A .� `� 4A�� , bJ � .':�J �J\� �+If��y. '4 � ' . :,�, ,�. R.,,� ,, „ 'i ,�."i�.cr,; r t e� r L'+ r i i .,,,� f': � ,s �, n . s�,'"�'t�': ^r `�yr �P-'K �: �.; L_ t� . � � t .r s i d3 .. . +��j'' ,•n..��.'. r�LYr'� . . � , . . . •,. ..• � ��'}�2�'�} ! , qlt ,+.�'c�". i� r � ��' ��. � �... . .. �", R � a� '. Y ' #� ;� ; ��.++f �^'� " ' , _, . � � . r ' � 1 .... .,. _ ,. � , � , � . `�4� '"f .-..r. . . . , s . �� • . �� . - � . . . i s....., � 1 .r., :..+jk. t.. ,. 4 . . , ' .. ' ' '., � .. d . . . . - �. .. � . ' . . ' � . . , . . . ... , e .� ..�.�. , �. � '�.� . . r ^ . • ` .' .. �..�:.' .a � . .�.. xy: a..... .. . �_ _. ' ' . " . _ . �9�.%d++1�..� _. � . � __ `� . _ �� _:.JI��..�� . „ � . .� .�_ .� � . . .. ____."_" ____ ' ' "_ _ ' . r � •... �� h f \. � � �. Y 4 I 1 1�t t�� 'L„ �5 ` '1 �+t �w `--Na �' �'� \ �k�a�'."� � � �s C A 'i�� ,��J � � � r t��'� z ,, � . . . � .� a e � � ' '" +�g��+..} '(��...";�,�.(�" c � �k �, .t��.' •kq �.'�?��A�w�k � � t y haa tt� y �T �' ' k �� , �'��i't�..\+X. `•�*�' ..,,y p '�'�.+GOt, .,,,�. ��^!&.�.�� k !. Y''� �"4,S ��v Y^f,i�+ �,`�s) . �.� '�r,p-s \ _{� �,'"S"�(t `�',r. �• �� `�� . �t,�.n�^ t . - ' � �'^��.�� i 5�> f., . r ,;F . �,y . :� � il� � ..<� r tw �i��.. 5 � � a .�." e'+�T'� "'rr�"" ""� ". a' . ' Y � . C ''�, o.� .i Rr�� 4 ,_,,�"'^-+,* q .,.• 'w't' ,�„a,.* �• s �, ��, � ' '"Q' � �� ..y.v t �..�'� f ��. l t.. �1�a. r�'' �..�7�''' r T ,ra, * � . t� s ti �y � y 'ti t I (�tt�� '1."'�:")p.7"" � .` P t.�1� . �►...T� i t�U A.��'�`��"' �� }� � tif�, `��...y 3" �. � � -_.,Y` . ��, ��'�p,�a.��•r�a '�� c��a �y �� +� .li� �''�fK 6r"wa� ;ysy ` , n t ' � . M, c `a' � � ry � . ✓ � -r �t � ,�-� , a ak a�xvq . � r :� i�'�.... �i . ��: �' ,..� '�� ' :. � .\`. t,.�"r ti . �. 2� ��MA` f� Sr"� �S`�� } � �-.�Y i�,s�,��"y�� ;��1��bi+IRF sr n ��".� g � �... -1 � s , � <: �,*�r�:. ��` '� ' .,� � . Q` ,�t� ��,�,�T,�r t�, �,,��.�,'Y��Gii�a':. �'�S��Lf��,�t '` � ,�Y��,.�� j x �4 `�f, � ` s �. � Ry �t�}4, �y"� �� .��}S .:��`5�,�`�1=,..�,�a�'�3 �'�jQ :.4 t s a � 'Y,t i"�f y�,�' e��..��t . �.`et <�„ f��i' r� 4�-�:.7- � �is:�'.�p�{ �, ';n5��r F i.ce rF�'T�i-i � �.a J c��` � Ur Y� � � �� r,� �^' �_':�= C-'.,�. ztlT�r"'��,t;,y� �'M j " � ht '�.•�,i�N� -� '}�+�� r x't'� . r ' ,�, � �, �_. _ � C��y1-1j�,¢`1.��,` .�4� �` «�`�� y'�,� a,+9'�� '`F`4�`'¢7r�°t x �'c!th� �r��.� �.q� ��' ��y, ... , r h ��.4 �. �'►,��'��` '� . "_" �.�,t� .71� �,Y{. " `. C a} +7�� 4k'" �`A �"� r�'d �1-�..�R+�19, "'✓._,�fiv � " J��'. '�4 �► L�•'��. Z,.,..'"c iY�Wf �� ' � �� + ' .. � t { r � t� � V 'k � . . y � 4• f r"�,`« dN �a k ; .2 ��' r� �y��}�'1� S i�'�"�y j�j�-��a�; 2 a "�„s`�,}'J�' �,:b -Q,�O.ze� ..� � �t�..-r��. �c 1- ' �.'. � �Q_ I d\ 'p�' 3�6��. �,��!�5 �y?4 J�j�x i q�yarr�� '; '�� r +� f � L��' K�`l�i�'��f1� .' 7�."'S+.F,. � . .i x "'��1i1.✓ t�� 1�� ` � >i� �:� `�'� �,�t, ' � ��4� r+:.{4 ��ay, ` .'`�'�' o .. p r ,tf� . ,� a 'i"`*3 `� ,G.�.,.T`��a ,��`R;i�''�'iD,'��4��:� ti�, A�'�� tr' I` ',, �"�t�►�iG'��t�� y�, � g .r��r t� �' � � j .� j� » ��-yr�t9 *�., �� , � � i: , n��'��a�. ��yyyh_ i��Y{ji�' �rt'� t�� :V � f � .�� +� �''(!� ��{t yv �';�,�,�{ e '�!a.� � � Y .�T'��y�f�X ��i i'� � �.xY t:- . �t t� ��J Q s:;� .f,"^'g� * 24"� a�a �� we� #.�M''». �. .�t t a'' � :�� ("� ��41a,'�"��,{� ��'�� . ' ^,�:(r ,�.4».. `�'l:� � �t;'• �' � �.�''� •:,� � ,(''�'��' � "'�� c..v h� '�-'�'; ��( a Kti��,.• i u.�3 �� :t��, t' ,rta. +'.�.• � # � �.,r.. �. �}:�:�'1� «.;. .. r .� Y'�sp+*v r }��'� ... e g �,� ,y�6;�"y.:d, .:. '� w. . � ., � '. �.�, - r, -^' � A..` �f�...a ;�:�M YS � 'SE7.taYl�yy. �tr. .. ��' W g+J 3 �� . ��, `�} s s �,'„� �y.� .e�t i ��i1� t,� � ,,,� i�:�,C y�'i°s�.�i q , ,��y; . yyC � -�bt, � , �� '� ' � K.�y.» t`.ry S . �, ;4 6` aL 4 k 6 ��.`{ .: y � �.� � •,��',,� ,,,,, �„y�,.'Re,y�. �i, >? �.i' F�, eyt ,ww� � ��'�� -rg,� x.�'L'OF�.P t �'y I�'��Sa,° iS � "�s. a t ; ,.! �,6�`Ma�y�4 r TP� "��,il`.��l �,�r�� .6'"��.� �.4�w�� 3 � ��t4�. !.',,��1g��4 i �+�i �� +y,a�� ,a��,r,fi� �.. = �_ 4�e.�`nl�+'�►, . V� �'-�.. � ��4;�r ;i1� � °Y '�F �i,.•�"" t,#� g� �� '��"" ''�#ai� . 'y � ,d t �` e�'. ��t';r x :�,�°{P. �� `�.� .r'�'�„ '" ;�. �, a a A �i: ,�.� 9rt �b r.,;*b' ��, �ry� ��, 4, ��' . „"rr � w _ �#.� 3� '; ; ' +� �r�r .r��' Aa�� '�t � �t �i, y�� y� 4�9i;� �; �r.:t.� ..,i►►�8 .� +". ? �t` ,� rs4 �► ±.�+�.�r'��' 1 2 e 'i n .' • f • `r ,�' •. �x �6 ...:�'A�` ..35 Y)y� •;,�:. ' :.Rr'Tr, ' _��L.�. �. e��'�p��t��Gk.�"+'� � '"'�:'.z ��4��_,��i ti t,y+ a. � '.r� X :�� Gi�wi}.. �y�,.�4 �;�.'aEfi P : y� 'Cti :�#� � �� s � � t �.,LM�Ar � BrF .. 1 � �+ i, .�- �y�e:�. �r . .� 8 y� � � � a ,. v� �.i�•. t4a y�ti� ..��. s • �,�� i..i' t ��t � +��,.`.�pi ty� ¢; S � .. � �s`yti.'� +Ir� � �:� K9,�' i'�` �.. �S�e� �>i',�� wz '=`.�G� � .-2a1.�i.'�" �r�t � ,� �: s'� -,a. ..•f.w�'._` ,��S_v .�i4 � i'�' .} e t t �,� � n .r;,y Sy � �� ri '�`:. x ,-+,t � ��...� l'.. f �� " . t � ='� "��s' x sr � S 'Q v�� M,3. , .� � ��,,F.oG` � .�A w�� x r'� � :��y��...+�r�f'��;^(�!�f � �1 1�'��l._� 1p "" . ✓ �'� �i" +s�tir !,„;��-` �+�.. � �..� , �`-tA q�,�.. r Ai�� ' �A�i�r t,a,,�'�"�+'v��N°�°�1 l"`i �k�' af �,,�t�,� ��.•`0 C' �,,�,�i�c tr }4 ' :yra'".4.. ,,`�,,+'r�� ;'{�y+ �'�t' k. " �. '". � y } . � �" �� ' : . � �w a. t"t k� �;,�'�,� � ��,�lT'. a'. !' 1,;�'�. � � a�#�= :� R ?'.� »'.,°� •'�.7�,�+�.�'•: r�tls' �a��, � '�2 �s*� . y�, �"a��° g �,' . Mn�g � hi� "F rc:iR'�� 'y�'$ � �'�`'l,wr;;�tX��t�j�Zi �t��. �o- � e...i �Q "�`��'�' '�.�ai�:'�4��yk,: '� t.L �p� �-a �4{� Y '�4u k� �ri�n 1 d, f� �, �;'4t -`� x Y' 4 +� � �"g� S. ,�'1�d. 7,�.+�t ' ,CG ef.. "(rw',�s ('�" 4�� 'F• �, ' A if�' X� 'u. J'„ �. w @. �+ °�T c i � J� i � �� 1 �� l`e 7 �{ 1 �'6'rt 7 `4. `'� bt +�+r.�'�' �.�� .( :... i� , . $ �- . �� +�� •�'^��t ��`�`fT��'�',,��. �c'� ,,'�; �4, •"'�t �.,; �` �� h' �� 4. � ' "�: �' � � • . � g L . .r . , � � � �r Y,5 r � ul �,.�i. �'1 t.:.. � i �..�°i .a° � 'i�^TM i"�.'•� 'A' � 5� �¢r`�` `I: S "\.!i�� . . �' � .. �t�` � t . M '��" � �I ..�t y,..� � �a!.• bs th'��':*�� .� f ;x �;-'�'ys, �, 4'� �:, 4'b>�� . .r.: . r .. . ,�y �' `� "� v' w'"+,��y �� .�w �► �� t�' C .h.. � Y ,,',J' �v�Q'. .,�_ � . � �h � � �ak �`��..�p'� � '��*,� 4.��ti�i ..I'�+�r.y+�!`�lt�� ^t�'" . �� '`�b��F�►.�,��Y � �¢iw". "1' ^X� i. '3 fe y ; • `erva t �1 :� . � '�y� 1 .,. .. � � �' �qy`.� d.� " � �a' ,a.t �9 i-r� '�,.�� { �,".. _ t � ' 3,, � '�3► tx ± � t ¢ � � � � .s��i �t'" - �` a �'�'' ��"' ��,--t �� 1�`�'a. �^'"� ��Cy 3`k,��a�ai�'s ,. �, r �� i`� " � �",1^e�` ��Y ('^: rr�, { tt. �1` �K„'( �'�,�Lt,M � a �c4.'��F�� .. �k .Yt��• '�� 6��•'., r7�,� !""• . r,�c � a�F!i .e,;Av�� + �,. p� �` w }, '�� vq,. °W ..`� °y�. � �, " �� ^'�' ..�� ` �i � '' �. � .a. �� h' ��_�S '.�"�iy".1 P�`t .,,4 r 2ti1•� �..� . �" .rv��'�9.'�.. � � �r � � ''4 ^S. r ( �' t � � t' � a`*1 ! ��>'"��t' ��a' e sm�nrr"�J'� .yy�'_�,p ti'''"•_ �� - '4' �y''.� �^�°� �,� : f1��:}�!.<�a� n �'.�+ �G ��.��4�.�F,*" �q� �' �e- .,�� . { y � /�; �" �l �., _ � w�� ,.�° 4' �r.7 �� i�'., a � '�n a� s 'L{�f ' ,� y.� t �) ! �y��%w�„R� 1 S�� .� �� :N� � � '' ��1�,{�', M"'��..$, �. S� �'�'�' �t�W. i' �tw�' � ' t � �,,�,('� '�ir � . ( �. { :♦ a �"" M�4�� E �. E�'.J !;'� yK M` -t + tf :.�{. §� � l�. '°"k :��, � •''�' " 7�_ t 'r.. :.,zf ,• P ,Srt v`�at � ��'�„� 7� t4•.+�` '` wo-r� �i� ..: 7 .t.�� H pAi„ � .. y�,�� n��M . �� B a , �f� ' .A »� � +W�i+++ ` - �/%�� { < . � µ �L�6 `i E"" I � et�+t�5a 7 �� . � A 1 - n �� , � '� a «� ��k �` ��i� r'�� , � � �„�«,#.�iP+�r;� �"� �r r'�-�3,�� '` i'. � `.e.'`�fi,,.,st 5r �+r� C"w :at�, � c. �/�<e��` e. �s '� �`, ¢ f .cW�,� 'S�:n;� t �. �` �y �,��(�'�M ♦� �{(,��Y,'��'T �, aF �� s�r ,„� �1. fi�Kb,�.r"3s g� '. t Ci�r 1 7'�1 ,�� {�1s �§^ '�G � � .., w�.q�� P 4` ' .�� ,'�4�,- '�:+�.' ,rq Y�:R� id�•�,� ��'" +.,} i . Mi.�1'� ..�rg �� , .� . °�-:lttyk �'�Ory� " .. �� ,�k y,�� { �F � �y �l �r o' i�' Y ..'� � 'T q � � � f a` �X � � `� � � .r 1 % ��f �'� { � ..��'"�t'� �`' k �.b�� M� . '� � �ti.��;�K ��j;�� ..Y nP�.i ,� � � .. :�y..an�I'� 6}� . F: y�r 7 F "° *� �S�°.�r.�.. ! .�c- 1 �t.� - �...F� :�.� � i '� S �i e 41�A.'� - -k� �. �'J��' w.. Q� v�'. �+ � � � �� .i ,y t�. � L ♦�,�y,. ��'�;�'� f��z t�.` �q � �,.1�,#�`` �� 3�# t�"'�.�` t �;1 f��,:�"��R�A f�<,� � n �.�.C,,(� {k _�g'.t 'y'� ��' :�'sk-1'��'�, $ �'�:�,� �., �� r� �.��e` , ��,}�,�` :� AF �-.,Xr'� ♦ ��3f��,,t ✓3"Ks: fi,fr '� '�.i�{rd $- . �� 4`k1e^ .��y,�.t�'.'��.x'�v;r�`e�"� . W,o- �^ �� "`V5 � �. � y �:T s,�� E� �;'*�:�pa �°� � 'r �''�a��. $- � x� a. �. �A'T�'a'.:3" yS,{r.c.;, � � � ,c�, -� ... . f � �, $�fY%r �� i' ��3q��r y!��y 4"'�'� >',�+ �ns �'�'..�+" � �j.,��'�r �:.` ��wY',.:A?'S�� f1t�\ "�.��Y� �aaq�,�t�'b. � �Y k, a 'Ie„'► i. � '� V ��' `� ' p r �f.. i'`M ��:�.�~�.:, F t S I t F 4� '�,� T. r' � �"` -�'�`�� S rt s�� t �. �i Ir i `'b`' �� r �. j,r�s .� � �'tY� Z. ✓• r . �," ��r.��„'�,.d,�'} .clt ' 3) `�s.W � � �r� .�! �'�'� �i"� `rA4 y � ,�v,�:�i. �. �;�4`yTi'�"i''1.� �+r,j"'°�" ,��. a�'. � '�T� i ! ';n� ��y� �+ek 'J� X �. �� Y«��.� t, °;�...d, +.,a� tr� L �4�;3� l l��. '� ��° . • �� •'-X t r'�' 1 F a �S �"1�Y F.:� ,�,�.,.{' ��g i .� t� FT +t n'�f��'�' �R' � �t: �M 1.. y�K�� ax��p.4�.�, - �'', �' �#�.. ��'��S �.:-.( �{- YMO y � N ,.x('� �': � .c." �. . .��^�w6'+4 d rt' a4 � r, tT�' S1PJ.�3 �f�P l�..µ h.pNA Lw 1'. F P� � � � ' `Y�� •' 't M1 � ��5 �� . .,k� � �.4 �w r ��` � �$ �+' s�..��" � i `K" �''t� �'S' ° y = k��`e J �bL � ��:k � '�+�..t� �� ,�, 2 ,. v �,,►`F �f��f� � � � .r t� ��,,'p�� i 'fj � ilQ,W C ,.t k� T � � 11 '� k � � i..'"k � 1 �' � g } �y ,,,,,� y�'� ,�.r � �� '"'S,�+h�'r"• ti�'a� i��.� ,( S t ��.'��µ"+� . t a R�i! u .,,,� s � �f�P''. r�4. `�.,'�A.. .`,"xaY �ma,�- h -i�'�`��°p'�17 {l�.,'4'Y � t:,,"/'ir �.w+"� '�� k«3 .�� .'s.T �;'" ��"�� ``�� r=' . . + A � {` ,K ,d,�a.S..., y��}.l�. fI V I1 j� � A ,. iq�� + "� �.! �'r �» �1� :��° `�.��' +f4 w� z � y S J, � �'�t. l�''E . � H E�- � i s3 � �" � , ' x� � ,� y�.; j �s�� '. X�,�.� � . ��, �2 Sr -:w�..r i`'� '�r^� i i �:_.� '�� a � ' � �ti »�.""�� rs� " Fti�..r�'t� �= d Sr�lLM4'Mi�� t� � ' � • { �� '� � . :";� y+� R ..y-.� ,�,y��..,� �'�` ,f ��..�/+� s �M .r . w�r.,q s . �.r „p. t . 1'y 1 . .. � � vq:.;� .f .,e se�' �i r4h • .. . Y , '� , S�• � # t � �.� 1 4�. . . 1 r � :. .. . ��.�!/`t 6*�t.'..... . ."��1-..' .r�.ik +Y�- ' �x' .�g � , � . . . . . � � � �«r• /;,-' "7- ...}k y....� ' '...� .� '`T� ,. . � �j" '�XY , . .. ,.�._ . `.�. . �,. (. ,. . F,� rtit ,ti R . � q 7' . r y , � . . a, M -.�"" . ` ��P M1 q�� t.`,.x� .rY , � . wj�f.:.} .. . _. . i . �;: � ' � . . '4 . v . ... � � , e � . . "' .. , . , � � , r� � � � t �t s�+ N M,� �k c� �,µ` ,��,rr `�t� ,,i � � t'��p� ��,,.�t '�x"s;•'� '� � � ,�i*.��3� 4��rwtirr' a�'''{y�� *` 3" w,,�� ,` wt w� +r�' wis .� "` 4> _r r � „ �tc� z r�,� a ��;,,, � �1 ":�t ��qo r� , '� a �, d.;» � r� �'�' � ��^��, S� �� "�{�`��'�� y �s k � ��,� �'" r �,�+ a, :r�iy � ., x Ki'a9,�"&;,. `�� Rr ,�� y ��ti r � � t r. r +P7 �eP��.paL�' �`� , � �,i +�� "Y �,r.f :"�"�n ! �� . � �,r�� A'` ..�'.�r..�..k.sa�i�. �' '-i>'�i":�iukd:a�iii:cW�ESW,�." .dL�..e.w'uv.,...Si�dd,'C� +��tiJL•�,� .o. . . �`i$}*. ,'�C...e,vC..�a>wNu�.46'�'.M.-0....a.. e3� iT'.. �� ✓ __ ____ _ __ _ __ � �r n ., ' .. . ., � .. • ' 3 1. � �' �. �. , � . . � .. 1 . . . . •-. ... . . . . .. , } �i i• ....: . , . ! .0 �.. , .�:..... t._.... i. � . � '� - ' � . � _ �, . - . " ...�• •' ..� ... i ' o ' . . .. _ , �� • . Y � `! - ' `"l� N A.Y�t'k . . 1 " , .$ . . . . ' � �.. ' . . `4 .. '. M+.v .. . � c. . . . . . . . ' ��'� ?,',� ..7 f . . , � . • x , . : .' .' , ,`�.^ .; .,.� .. . . , . � t_ '� .. . . . .. ,. � . . �` . , . , �. . �n . . .. -- . ..,... a. . .... .�. �. . . � . , � � , . . .- �, . , . . : .:,., •' . ? t . . . ' . • L s�"t�,�l •� .�f,F�w+.� . l: � � . .... ~ t� . y f t: ' • 4 .•t . :.,. � }�'�' "� j'.• c�� , °y. z a ' . . � � '}-i ' �, .� �(y'L . '1�i} 'R 'IY » r . ' r+r' -`� �x.\'� . . , . •� .14� ��' - `• �~ Y �;Lt� � - s � _. � . • —.__._ , 5��y;,��2`.Y- ,^�� F �l_` . p.tl �� .. .3 .. , .._.. . � ��F t�-'3.. . f,� }, . � 7 a �� , .� � � � 1 �v`' 1 p + � � - . . 1 `..� .�,� � �1,. � � �,' ., . � . � ;.,�. . a . � . � �;.. �r . . ' � r��i;. �� , ^�` '� '�sZ�.. ' � ....+ ��^� . �. �..r . . � L�.. .. � � � .� .. . ✓ , ��+ _Y� _ . �4GI. .,i.. ��V f,�• + ( ♦ ' .. . . � �` , TM s. �� w � '� n Y k �: a ., ,�,. e�, t , (�, � � � �� .�., � � v �..r $�, 'i° f RCi� . �?' :. Y Y , . > �, . � / O "�-,\ �-I'll�?, <,...�—. �. -. . - �ct` /yy -� . , . �_�1 ��,I '.;�;• �� . �r �[ �' �j�wF� � � i.. � ,�K� ,. ... ., V r .. � 4. „ ' • �..T Q 5... � � ' .ti �� 1� .: - �..�' � ......,..._ '. ;�:. l. . �- �� . . .. ��f �'2� . �� j . 1 . . � , � _ � ;�! 'iS .. .e .. . ._ � 1� .�., - e�3. , ,� }.��'.. .i Y� '�` ��'c� r,- � ,; 4 � - i, �r �- G �' � . ! ,a . �e} _6+�1 F' '- .• . . r � fm ��. ,� `.( y� ' t i,y �psj3 r \ :' i_ � . �� .A' �}.��t'�` �� - ) t, i�,. ��^�✓e � . . r� �� t 1, i� " 40'!�' �,. . A r�'+� •}: i t' r }' �, I }- ,�i 7��'5... � � a, , , r ' � � � {�"''^ ! � .p,, � l._ r' � '� i � �Tr"y �} }Ir � `A'j � � 7.:1, il ''� ��,� {�,R g s'q1_y�' �' ' _'�5 •L' `y � .A � , � 'i � ;'�' 'S ` 1 :�fl t.. � 4 �'{� l�l� 4 �j �, xq t' � � 4�:. � ` 4,• . . � ." . . r � �,w . �,•. �.,. .w �.. �, t �. :V � S �f i t._ .. �j,.: �'t R .��f' � yd f i � ♦ .,'� � � .. + ° 4- �'ef��^3 � . i„ F '•,3'� 1 .k� . 'b ? . � �„ , f r -'. i �� ;t �-.� 1�, { • �{ y� ''"rt �•_ t{q•.?• xl` 11 �"'tir� � y� :n r :Yv • j� it . ��.-i ';��d�. ��f � -+� ~`�l�b'�»� �� A�• MJt�., ..0 �tl i.t; t��. �� '�� ``�,,y �.f[1 s ,"L.., �. 4:: � ..1'f�F�r.- aik L.�l•' �`� �'t � t K� .^ ��s:1� l�i1,r��.�� ir � ,� '� .� � /st . ) , i L � i._.. � . Y� � i � � t�-w�r � Z.F {"�' � .` Y � � r� �a r r � ..��, ' . .��.. :: i�l' . �� •_ V+ < ','1 `z.•�. 1._.� �'�-. �j�j..'�r1��r��' I�,� ,:.� ," .e��'S�j'�`' t f� r " q,� '4 �ar' � . - �'��.. • . , ..,� .. .� \; y hc;�� , �1, ' � a ..1 t l d � � w�. f p S , � . . � ;I .rr�,N t . 1 . 4 yJ��, .: � .�� Y ��_ _ . . i �• ,' : `t_ �. r W � r�p1<.ti .tir � 4 •a , ` �� `� 1 , ,'�t` . .,�rort� t ,��$ ,1 x j ♦ .r�A, (�`1C y '�.,�C's rf.}L1 �� L L 4i r ....�\ t`<�i .. r � ~ r .- ,'� . r �� t� t t. � �� j�,��.. W,�� Y9 '� } ��' • 1 �j`e r y + �� :�` r•' ., .�� j'i `� � �'t_�+��.+��..:t:� ��.t�`.~`(,� �::�t �` � ��V . Q.,� ��5�s4 �. .s .. s� . 1 ] y� ' �� l s�, + " 5 . 1 rIP� E � t.t�, � t'{ �1.� �l j'� 5,��t A\ t . 4 i��. Ci� . . _ 7. . r .� 4 .j q� yt a � !a"'a,s r ...iL { _� ` .5 .. �J �[ ..y.'.' a ��' � � �.f .� .. � .h.� s ��`2 �"yCt.h, ��ij � ,.i�.� �_L��1(' �\ �l �� •'.1{� � �."•'. �(r� \��'�• C� �.. .. . . �.. _ " i . r ') � .,,K ..., f . � � . .. . . K � ' � '}ro1 .,.k�i�9 J A L. ;t'JL 1��4�C1 K''� `� � �i-' `'� - '� �_ T . � ' 1 � � a � j ~ Y� � •�} �� a + � �.. ' 5},�,,`V �, S+�°C , t�`�, � �f ! t •��l 2'.,. r .'�-. � 6 K'� �`�:+. ' - `! �.. r1 '^'-"7,.'�i;'y��t4tA' r �� ',•` � �' i'�1 . �„ ` � < .. .. �9 "�" �� `` �� .��'�' ! .♦ ".iz� wt��(.� � � � -�. v � � � �"+��4 1� ,-2v- i�'+:.,' y �.+a�'3�'.�t ��; }l,�3� gi:.1q �L' ��, b �..� � .-�L�i.v �.. �j+= . a . . ��. �t�� ,'��,� � � :� r � � �4! �..�: y�� '� `� y�� r � �4�� ' � �L�. F}w,�.a., tT-. � �� d;;� �L� C ,�:t t yx t� 4 1 1` � �. � �'1p•"'� f'F"T�R�.;G/.1�`��, �v�..{*4 �� e.Y�. , .\� s��',� 11.1R ti `r <c .:!Y� ?.. S',, ^ ��!'1' y�' ., r�oV� > �1 `+_0. �" I �1; .�C 4! r�.�' ; ''� Ar.� 1..§ #t ,�ws .. �..s1 �1 ��s�,',.. \ � ; .. v Y K �6 � �.. �� Y � � ��''� �� . `,� ..r "�i� 'r9 5 °,�*i ��'.: 'a1 �KhMl� E .F.. t. �:�- �j� f�� ,� fi�� }�� 1 �4 � (r� 1�a • � " , � 3 ��,; � �, - . ,, ��.� �°*" ,KrS��` . i. r H� . r �,h.y�. ". � ��,`i 4„e G� .'. .�, � . .r: �. .i._. M .:�.y, 1. �t+ 1 �,� � c. r St�. ��. � r �'.',. �{_�? +1, �� . .-��' jy'3��4 x•�{#�. ' w ♦`�'�r i�w.-�.� � ��r�'��.�"z+ � � �� .� ~ f, ^ i f' �. 1 ' `��[ k�*i �4 1'-y � . ' [��-1� � .�` ':'��'� 4� � �' , � `�a � _� 1 � ` ,_ y �e; t 2 ri1 ' ay '�� v� :.•d� . t + , q ,. p � °''.. ,�y��'�=�A X�biF,_i S .� 'a�,N t.'� i' , 4 �� , � ��;,."�,� j'h .t ��O � . . ♦��,*tpl � y�-..�>ry��<.� • 'le!�. �`^�R;e��.F�{. Fi 'n�}��' y � `a: L.�' '��L :`i:i�� . p�w. u!9 4+'� = iH� i a �_ ..♦♦�!�,.� �',.� ,��,?, � ` ' . � [ � �',�r y S+ �.�"� "x4.�{y i .��i�ts�r�dre.�#r�;,�,iY .. � , �+�.:xr*�._( �� .�. �� 1°�y�{ � t , •. ' 4 � } �� uA � ::-.i. �Y'i� ft' aVb�X �srY A,� �1 I �:�� Y \ �3�� " � p � . _ _ riAy �< +.'�.',;ij � a_�m M # \ � . t �` ��, �.: ,t,i %�`" t �i. ja4 A.. �'t,�t}s ��w.�"y�.� � ' (y-,� .,`� , , .. , �;. � ,j�� ,�..� x R , � � o ` ��4 �a 1�.�-�i�J .(V 90�- : � ~�t�� + '{�:� v��'�'i;�;� i } 4� � ��04 ��f r � � �� ' � 4 , f; .t � a �� r. �'��y � � .R.. `� tl ��, 4 � �t �'� .� �i .'` ,� Py .. .r.. R t �S: A�c l�.aey� ��♦ ,-�! / i y; � },� \�� rr� +�'�' �� '�4�� Pay, a y� Cn � �La` * a �'¢�'�i n~` 4 5�:,� . C ` \ yl�;.� �''' ,��p'��,�j�(}��t� ��' �„k``Iv. � t.� z� ��.`� z, �4 �-`�(.r+k ��'°p. � � .w. t t �a. ` .�� i�, � i i- � 1 . .,� , ��,�`-•i � _�fi .�,* �tatk'i},��«.C�Fy� , `t3�� •.:�?�`�� •, 1� �. r �"e4� . r �'� �� r+ `." � '. ,i. J � i�'e =��x��T.�3t}�'i�a�Y i '�� , :�� c.9 e �. � � �. � �t� z.i�^,, ; �, � � � e ��. ��+j�1'��h7�; .,y�.lY .',/ ` ��.� � �, �• : -. � `,� .t � ��s' ay`�fs"'�E•.�s . . � , rj.� �r n d'� � t �� $ �� '�/ �`b # } 1. . .4pp.��R + i�`i L .a..f y.Af�� 7 1�7tr��,r�y �a ? �� T`r �1 . \� 7. ( �� '6rS "C{`,. � �� .��.t� r,,,,iA Cr.o�ly.�.�., i�'��y�`r�•�� .�� (yb� '� � � � : �.�� . .T ��,4 �- , T��,�.d, . �. r �, � '�� ;G � ,�: ,' � \ Q v �, .� ;.+zx ,Qr �'� � '`�,�•� ,+ ,� " � �' V'' +�,�� a � ��i'�� ',ti� ._,. ^ z � 4� �,�� .i � �� z ;�� i�,i�` �Q�� `�� r�� ,� :•� � A\Q�}C� , "��'4 � �.t' �� L. �3�� + �° � 7'� 1 ��' � �'' ` ,�r� '� v " •ty�' 'i.: $ or�1 f', + � i ` 1. �"°M`'* . / Q'a i' � Q�' � F i. �------.'� ' � 1. /�,�✓�j.��. .�t i•� � ..1 l�'' ' (��" i� y��:�� r'",��~�(,�,1�1 k. t� �/�f �'� • . f L,.r, ��'�.�.. _ , �I" w.�+ p i � y : ! `K G-� E, �1j`V k'='- j.. / .�CL f��i � ' ♦ > p��cd .' '�.�--� � ��1y� ,,` q0 . w "4� S:E.. r , �� + t � `��` . •.. t t,.' . .� t� 4 ♦ �4 � , ' � '__� . (.O� �� 1 1 y ` <„1, - `� � f : ` t �\ t 3' � ' � ��\ l 7�. .. � ,;,v :��5��' ' F-. ? Q� , - �e"' P�"' �� ."• ` � `'i' ` . �` ��,�� ,f 4. b ',�y 1 �., �.�� . ..- ,+��.� p��_� ` .. .�Q� �`, @�� .,��'� .Y � � . . c, '�&., ` :� �', ` ',�� Z� ` = �' �� p �', ;>`' c, .. .�. � , � SSb �S � �, ` ,` ��` �� , �. . . , y: ,. , � py�+,�i �° '�, ; 'N �� e��' ' �?�� 4#". � ��-..��' - , ,�-�; ; . t.. , � , , , ; : , _ `'`. . , _ . �,.R , �. ,� :_' -._ �r ��;�.__ �,�; � 1�''��---�--._ ,, � ".,'�„— � _ r.. 17'30" . , �^cic�oo FFri , - 30 . ,� ,- - -G-_ . � .i.:�>;t .�. - . --rr5--`z`Br—_,._.�"�... _ 14 07 �J , — . _ � ... •,•. a._...��. , ,�� . , , t_ . �. � ` ,. .�� —` �-`�,. , `�) ; � r �, „( � . �k' `�� T ,�� ,,. IfLA N' � _ � . o�.�i��u j.L � r� �7 i�) 7-��v' Park . � \ ��- � _ 5 . . \ : �I. ' �• "� � IJ+ .�:• �1V !1 ��lJrJ� • ,_� �� '� � ��... ' _ �:. � �\ . ' l .� . N70 . �� c � 1' MA OlJ � �DR —__ �� 1Cr1�r� V �� ` t , �\ - �-�� '. _' ,ts - � � � r� �f/"��a� ��_._ �w ( . . �� • . . �� : i'i `�� _ � �, �;t —�JJ 2 • �af ��O� �:, . � � \ � �� ,� �. , •_ �� '1 � aarH nv� HE ;_,; ,��.��. , � � � �� g „ ,�� Sp�i a e ax � . ''� o ,: (�' , � yo �� ;�� - -��,,. _ , _ � �� _ � ._+- as� _ a � .. � __;��' Q ,> � �, 4996 � . � . �� _ � �� . _ ,' � � '-T • . � � - ' , �� (�� .,. � ��' � � �1 � � Pa�h�� 1�� ` ' �'C "� . , • . • � � �;, 'yC� � �� C. � :�-�.=� > � � �i - � � �� o �' ,�E�N��;�� : — — ' � ,'j" 'a, 1',;,\� C.::�G—=� _ • ' ,�� —�-��1� � � .. . � • � ; . • • _ --- - , ..... : . � , � _ ,C�1 , • �1..'• '1t` \ /��' II �'.�� ■ -j - �� .. —.. _� ..B/6` A^E Q NE . � ' � ' l� ,, � l �.�� `\ k •k,.•�1( :' � '�_ " � JL- ' � f 4 � u-.�, �, � -1 �7 \. � � • �� 1 _ �I `�} ' 'B H K � V N6 • � �1 ` ' i.�.M1 N 6�'3+ � .` �' � �( ti .-8�v C ) �_ ��;, \ C �....II. . tT�� y '�'l � I / .. r••�• . . _ 'II �- 79 H AVE F NE h :�. .,\� � •� .:�P�i,- �r�, . ' �� P�rk ��7 e ,, � �1. ;� �,.��s \ ,�� _�y I;; � � _,��-� � a \(� I ' \\ .��j � I I� �_I a �� ,�J' 770 000 V\ ��/ � '�� .�'+, ;�2 �: ,.�---"'�-N �1�� (C_-- �' FEET � '�-�� .t � �. : ■�i� �- ��'� � �� -. as�-- . G � • � ��° �C� . �wlil_ � �`i �1�� J� .�r � ( - 1' - ` �__ �'��`�Sj�• .�%� �•�� ,,�rr � S C,. ��U� J _ , \ ,A �� JE�'� r ospi /; .} � . .. . • . . . . -. . . , • , , , -- � ... P ��R � *. ��P � C] 0 f , o Z U ,_ - B3D E. ��_____ • 090 l+. '.t � J �l�/ - � :.._� . . . . � ,: Y \ • ':, .-� �� j 1 0 . __-....... ...... ......... � m ng •,:' •l �` w � ~I i —�G �� Y - �. •.... . }� �� > taPion � � � �� - � + �---- � � O o � , '� ' , .. . ... ... ... . �. 8 � . aisr.. • nv£•� u• . : a i i ��.. • � � ., \\ � � II� • • 'p -- - "'_—_ - ��4 � , n . :� '. • . � P k _ : .� u� . •. ... . • , ... .,. \ .. . . i_ �� \62 _ �__ � . � . ' i . . --: � ... ' I , , . . � �- \� , \ . . . . � �� o� � �l 4 � �2 � � t� � �� .�' �/!�yj � /� � �}I�' / `r ;:i � %•�� 79TH N B• �I� . f ' �R�• �I.� ��I ',W-� -...J l Ii L .. `�_. IE � ..`. . ,• .�so • 84 _ � ' Q . I •Q • - �j- ,. Ir -- ��,�+ 0 f � • ..• • � � - � � ._ �I -�> • ' � i i�• I — c ' '( - I �� ' l eS�D � � ' �,I � `�`—v8'�'�r. . . � - � _ I �r,' i�� '��c�_ ��' � . . . ... . .... . .. . . � _ _ _ . ' �!' ' ' - �• 4• � : � ° � ' _ l ,�- 83 � - . - -- __- W��: M r Sch 'll, ' O � 3• �� > � ..,�-_ �� Q r7'he V�II ge ��`�� /. �: � � ',"� 1�Q' ��,y� ,4 -- ' � � - Ch : • � � � ;a � �:�� c��, :�� z as93 � �,, � P �� '� � . \ !ii =_ : +,� , . )��pW ,� ' � r � \ I�,• r —_ _ ' � �' �1 ` � � � � ° � `- -----_� - �• ; � � er a W 1 �1�� .. .�.. .r�_____-\. hy y� .C'; Q. 6 H - � '�, �� ..� � •��n � _�; �� Q 'rk�- 0 es P . vE. i � •�.�.,:.•J�.�•''�� - H Sch • . . . ' .. •. •• ' �,"��, 1 • �' �� t'- '�, �, ' 848 � :� 25� • � y .. 6�1� I lSS1P I , . .. .. . , . . � . �., ' . . . . . • . . •... _.. � � . � .�: :�� 1 •.� �' 0h��1� 9 9 �: • O ws 2 _. :aa:� � �� >>b -- � � � �� .�v�,,, � . , ( , �Yi� �iis, W � : : • � : ';.,•: • - , " • . ~ � • . . S:u� i m '�,�I . . .�� • � ' , ... Q ., A E 5. . . • ... � . . . � ' . . : `' a -• > Bo 4• . . ' �i! C : m --- -- F dl i. o . r • �` • • , __m : . . . . . � i °i. -- i/ � . o � y i Jr Hi h S . ...- � 1 • a �a!, ��%, 1 �� .. � ' p i ^B / ��- � �: ��-' F 1 iWe1151 _ .-� � c��i. �t � .... � i ,i ec8 • �- '� oW�� •e:c:�' .; •.,��, '` , � m I ...... � j i'� ` y , . . aca �`. f o - �•�� -- y t �T�� ; . . . . . . � .. . t . . ,• • - i ;,. • ' ` .. V . _ �`-NE � . . . . ♦ _. _ _ _ . . •• . . . � . . a 1 " . • ' � �'� • • . = � I a� �"�� P vi w �h ( �� - . � : : I r ��. i i �t� � Z 0 � � � ;;t` 't\. I'� �� '1 I-� � I -_•I a � idle ,•:ir<�n-r ��I• ' • � ' '' h � � 3 __ � Athletic� �,i�� h'' ( � �� ■ / _ _ � . Field�i i'I�, �: � �� V � I fi .� � v'� k i ^�� , ` ,+ � o �.I -a w a - �°itt�er H� ch I� ��/� � �, � �,'1 i a l � SL — ti, � I�l J z �� - Q � �.� P rk 3 ,f� \ � � \` I �. i' �- ' ��00�,� �;3 � •: i ��:�\ � � �.� � � � , � •; ' �� '�� o � � •' . .n'. : �.. • ',\ �'�, k �� p �1,i,.� Wa ■ ■ ��\ ` ; � �, _ �Ta� �: '��E .��L�� ` j t�I.1` ��' �tp� ��' z`� , r�, �. �I � � � i� .:tn�� / 5 AVE NE �U :.� ��.� :I�I�I' � '•.�� • �� S�/�I � -:D ��..' � �'.' _ _ 1-�Q R„�.-� -�_�'�`--- �"�,+�.> , �' / n\\ � I� _. � ' � � ii s d -e.,_.,_��-.---s--�-R-- �-�:�--�=. - `.! I � _ �\ (I�1¶ � � i Drive I�heater� � � �`-!� ;,- ��.• � �-�,� � , ' � � � � �- -�o �. , � l� W; � �,��-_ _ r'. .<1 � I , . � �� / I�� ;�844� � 1�'`� � , � �'� � p � ` � \ ��, �` �� < < � 1 � IC � �=�1'l_ l ,, �� i I • . ��' ��I� �,�� ,�� ( �,�}��_-��,-, �� ; � 1 ; ... -��- ;-��i-� l �,/.',- ' �. � � � ; li i 'F�'a �, '1+ '.. . S�`, �x� V5 - . i. �, �,�e ', r I 9 t.>�.. �I . �A « i i, ,.. . � ..� �� .. , ` . , , i! iU, : , � �" , 45°07'30"' ,'��J o0 . ._ . t ._..�_ i __,� _ . . �� ...-_ �I_ � _ �.�...��1.�T __ - -_ 2 190 _ ' 1 T • 93` • ... i. : .•• . , T P r ``. . i .. _.. —a:-: �.l� -� . A N 4 `, k I � �' —y , �' .� ..._ _ ..__—'_ :i'�� 11M'ti�'{1 �1 ll:_ 1 � i � \ ` -�, — ��- ` I hON,R;, �,IDS�`�`k �"' � \ •' •\ � .�,'��.�,- �' ' � ' _I — _ - �� ' � • h,'CJ � `"� l .,1��I, ! � ,�' MANOR �t� �.pR i� .t�M�` ��t7`�• � ti �l•- � � ` / ` ,.� -�� ,,.C�� -- �. � �z '�r` � . • , . • .; • � �� ,. / \.y � � HSY Y .�\j • • .1�f ', .: \ - ...4�-� � _. / r 84TH AVE NE .�I�. .. � r � � ��` \•II • ,`-f.� -,. I 15 I \� a _ _—c.l __ :� f �\ �� J�_ � -. �,\ .,, . - r� _ _ � I ;, � , �,; ( ��S o � _ p i a e a��, , C�-° �� _ �' .es� i. h5 g � � �� I x_S�'�^ , ti - � <995 • � �� • - �� -i .�� f�T� ' � I �, ,,, ;:! !�' �Q � " Pa�k�, � , . � I ,�� - . . • � . .I . ,. � . I . 1 Jf I.' , ' , �� }\ IrL �� s '�'J ' ■ '', - II (/ I�lr�o=��c -,v �_ �� A Y� � �, � � � �� 1+ ' �i� . � � � 1 : - �. �, �� ,�� - _ ��— � �� —�__ — -- '., . � �. � _ ais nLE � Ne � . . ,�.�� • �\ �M i I��is .: �� :� r -� - ,. � - -��<t_ � -�s�- i ,- ( I - � � ' k4� .�� .i • ��'�� I i. � l �� , , � � � �� l , � ' ,,. � - � � � �� •.. .� -�t� —�- ,� Q .� `� '�' �i^' d' �� i�� ". � ' � :� H �� C �+V �� J�� \ �t ��`-„ j..�.��..��B�3 a�� , �I � �� ti �8�i0- _� �,, c /..J.� �fi�——'�-"—_" � (�� i � ,. � - . C ��. ♦ ' �C .� �� L� "Ij � ' — H AV£ NE . .... , � 9 � ��: � � � � .. . .A � „ � ,- _ . ...� i '[� � �� :. .Pk,� � � ( �.A��1� ��• ��I, � � ��<��rk • �1: � ��; �l ; `; .•�`', . \``.°.� �\ �ii� �:` ; �� ;,'� � ��,��. 0 ��0000 � .��. �� . ' � C, � . . \ � . •. (� • L ,�N �� T �_l \n '• � EET ., � tt ` " - �. .� ' L� F , , '• • V�� : . �--�� .BS I�. , J . . • ;!�� •�� .� -�I f� _ _ , \ , i ,f ,��- �. ` _---= ' . . . .. ■I �-��- , � ,� . �� _ " t'I ,H �>-� � 1� - \tS'f.� , •• �� `� �*�;' �- -�'`'�ny o i �Q`�0 � J _ :I; , �- •�` \ � '�.�:'•��', E°�f� � '' � �'� -.s- � • •• • . • � 0� .A pJ,� ospit3�.:__�� 1\ ,f c, oa`�'�Z � \fs�P a a �� a3o e. '1- __- .. , . 60 M � o � I3 7 p ��...... . . . . :� �, , � � •� �,- �- <� -� � �- . . " " ` � - G .... .... . ......... } •� � w �7 -�_ � ' n \ --� i`•-�� _ ' I ;� .�. �� p � � �-- ..... . ' „ � Y �� r""' ;" . - � � � ta on : , . � �� ,I� .. � : �� ' --- � � �� i � s5ol A� -- f• _ �1 � �� a � a � i Z �I BlST'. . � E �Q �� • ' •• � •' -i � . — _ _ _ � 19 \ ;�. u 2• PkJ '° I� _ eez; - �ve --,� 94 . _ ... •.., . � • -:. . _ c , • . . _� l, i'�I �...�,�� .. � � ' --�I .. , m I __ �:i - �. � \ ;� . , - - � A (,�- - � .�� \ � �� %�� q � � �� "� ' � . . , . . . : • , �� : ' o I : o ?- � � . a ' . . - • - . . n , . �f -- �_.. � �� ' T� 797H • N .•~ �l �• 9 � III ��:� I � . I I• . 8 � i + � .Rt� _. � �� .S� :._� } 844� � �� ' I . . �� _ . .8S _ . G • o I W 11- - . . � . , r�� - . .� . . .� � . . , . . . � - � �. u � , , I �— P /��- II C:.� � �"`�85p � ; � . , � � - - ... � - - . . . • - . _ .. _ \�.II! � I' ° - . ° ,`�=�.\ \�.��_ '--�� -�f . , . , . . . . • • . .. . . ... . .... .. . ' 8 �,.. — . . . (�J I o0 � �'� � �� '�gc�� ` �Q�I :n i� � ., ��,�`. 4 8�3 L � .� \� �M � s�n � • 3 z ' '� t ' � �y•rne v�u Re � �Cn: C �� ,a, �j�� ,.� �� - - --- - - - c n � :� � ��'�,. � " � ' ' y� ;a, �.. `�-'.`> z 4e93 i � � �� , P i� � 51 '� � - i � �- (1� ��,�. i' --- r C+ ��G �1 ��x-�� '\\ r♦ ° �, .. .... `- --=-=a � � -i� ��`` er a W � i. . . :f�_- - � •''.' '�� Q� B H, -- > � • � ' ' L _ . , . . - - •,. � _ . . � . . �. • es ' _�. .,. '.. ve. . . • , , �i , �'� •'�� ark� - H Sch� ;, . � .. - 8<B ' 25' ' . � � .;�` �• �� o � �s � � ' s __ �� '; •• _ I' �I � " '.: _�' 8 9 �s_ O ,' --- � �h,I' 2 . :aa:� , ., : � o . _ � v i; ri 6 . ! ` ° � �v�,,, _ �,�� , �yi� �us W � Q .�i�t I o ? t ; e `�j w° � � W .� i ,.::. a a _, ---A- £ � 5. ��o� a , :�• �� •_ , 0 4a � /�i� � : ' � p� �- � i" Fridl 3( ��- -�. i d_ ��•• ; � �; y i Jr Aigh Sb � �-,��=��, �/ � .. y� � P i `..� �� • oo ll �- c-a �� ;��:1 � � �� . �Wells� A68�• � 1 �Wi), .��. . � � � � m � ..�... � � � i � ��- � . . , . ece � I o :•�.....•� 1h}T�i i i . .. . ' ,,.' � , � � � „ " sr ' av s�__ � '�-Ne r'o ■:� . . - -- __ I A� • F°�� /�e� 2 P kvi w �h � � AC. . � �� 1� I�. �ii � � v ii �� / ��- �p � ti � ��• �� •.�� 't�� I�, �: � •. ' �+ ` ' ��'�_ �� acie-� ,• " � 't � � �. , � � t� � � =� • rE ah Cn-e�, il �• � t' - , � '� Athletic� i,�.l •. � : �� i_. ■i � 3 �p I `� i �g i Field��i ��I '� � 'i �\ � 3 1 F `� , Q � ,' ii o = �i �a wa p� \ - ntur Hi1CaMiSch �'. ', P rk 7� '� �i � ' � �� 2 ti i _'— �-_ i _��, � � — � ' ��.� �.3 �'� • � S �� ,�� ^ l� �� '� � � � � �� y,�\ � � <I� 7a k �• -�Z �� 2 �-� �� . � C , ; :: : ' �i�� `� �� 1' '7� �} %� �,�--� � � . : �. • � ( � I��.eJ�� ...-• .� � i.. ;/ 5 _ \ . � . � . /� � �U � �� I '� ��I. (/�J ;�/ AVE NE J �'�I�l��r:�-�/ ..... ,♦ , .�/ ,I � I � .� \ O J - �y ...,_'t' ��'�-�+..,� �\. � �<O �.�:- �' �� _(J � ' 1'� �' �� y} . � , �"., �-�._,"'�--�� ..,._� � �� /.�'ea5� � � � � Urrve��heater i �.,c. .� r�/ I :. L.-- � ; -� � � ___ . � l , � . _ — — ,--- � � � . ,�I � ,� 1�� / , ;,-3-�' f i. -- .,/�� "'�� f� � — ?� I /.��`��)II 'II I r, � 1�,� / /f / P� ��!��-�yIV �' ��3�� r(\I �A c �,�•" (a{!', �� ' ! .�_ ^ � �_ _ A 1 .. �.�. ,�. _ _ . . y: ,�'�a�� y,� P �`•� �� , �,,�� r �",�: ` i f J rti' �'4 � � TX'p,�' F:;�M a� . ,� v�` .: SP ��89-02 4Z ��; � ,�:,,K�,� . =� � � Jim Bowe �f: �• �� s% ��' ,_ � : �,'�^� ,�,.,v e �a x -s+� , f 1 � I � ��ds W►� y33als � � CORPpRATE p LIMITS p 3'1'11/�53Ntif �� 133a15 NpiN�a� y33a y5 -1 A m p`JnH � � � y� � y39ti15 3p�N3,� � r�"'� I+�' ��'i;ii � 4.� ! Cn y33a y5 � r � y �._ 1NOWa�d�- z 0 133a y5 D N � Z 133a15 .113 m W �O G N 2a Z -c m � � L N O m ��N G FEl LO�—�— �� G2 O 9 �i�- 7 9 T�— � m � � r � D D A _ < — A m ti� 2 2�,'Oi ' � Od ZO �oG�r, 9�F \. ` ' � � CITY OF FRIDLEY PLANNING COMMISSION MEETING, MARCH 22, 1989 ___..___________..__......_____.._______..________..___..______..___......_..__ CALL TO ORDER: Chairperson Betzold called the March 22, 1989, Planning Commission meeting to order at 7 : 30 p.m. ROLL CALL• Members Present: Donald Betzold, Dave Kondrick, Sue Sherek, Alex Barna, Paul Dahlberg Members Absent: Dean Saba Others Present: Barbara Dacy, Planning Coordinator Steven Barg, Planning Assistant Michele McPherson, Landscape Intern Teri Nelson, 2735 Brighton Ave. N.E. , Mpls. - representing Jim Bowe Greg Asproth, 7178 University Avenue N.E. Ty Wilson, 7178 University Avenue N.E. ' Garland Lagesse, 7951 Broad Avenue N.E. Charles Glossop, 505 Highway 69 N. , Plymouth Tom, Sheldon, & Barbara Ajax, 92 - 43rd Ave. N.E. APPROVAL OF FEBRUARY 22 , 1989 , PLANNING COMMISSION MINUTES: MOTION by Mr. Barna, seconded by Ms. Sherek, to approve the Feb. 22, 1989, Planning Commission minutes as written. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED UNANIMOUSLY. l. PUBLIC HEARING: CONSIDERATION OF A SPECIAL USE PERMIT, SP �88-02 , BY JIM BOWE: Per Section 205.24. 04 .D of the Fridley City Code to allow the construction of a single family dwelling in the Flood Fringe District on property located on Lots 13, 14, and 15, Block M, Riverview Heights, the same being 7919 Broad Avenue N.E. MOTION by Mr. Kondrick, seconded by Ms. Sherek, to waive the reading of the public hearing notice and to open the public hearing. -1- - - - � � � - PLANNING COMMISSION M£ETING, MARCH 22 . 1989 UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED TFIE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPEN AT 7 :32 P.M. Ms. Dacy stated this property is located in the northeast corner of Buffalo Street and Broad Avenue N.E. At this time, this portion of Buffalo Street east of Broad Avenue is what is known as a "paper right-of-way" meaning it is on the plat books but is not constructed out in the field. Cheryl Street to the north is also a paper right-of-way. Ms. Dacy stated the lot totals 9, 350 sq. ft. The special use permit is being requested to construct a single family home within I the flood frin e district. I t will be a s lit level home with a g P tuck-under garage and an unenciosed deck on the south side of the house. Ms. Dacy stated this iot was the subject of a special use permit application in 1981 by a previous owner. That special use permit was very similar, if not almost identical, to the proposed plan and was approved by the City in 1981. Ms. Dacy stated the property is subject to both the O-1 (Overlay District) regulations and the R-1 (Residential District) regulations. The parcel size and lot width meet the R-1 regulations, and the O-1 regulations contain the flood plain regulations required by the Federal Emergency Management Association which dictates that the ele vation of the buildin must g be 1 ft. above the flood elevation level. The Department of Natural Resources (DNR) has confirmed with staff that the lowest st round flood elevation in this area is 822 .9 ft. , so the lowe g floor of the building must be at 823 .9 ft. The regulations also state that this elevation must be maintained for 15 ft. around the buildin . 5 Ms. Dacy stated another section of the O-1 regulations states that vehicular access to the home should not be less than 2 ft. below the flood elevation. The elevation of Broad Avenue is at approximately 816 ft. , well below the 823 ft. lowest ground floor elevation. The DNR representative advised that in the alternative, the City impose a stipulation for an evacuation plan which would mandate that the homeowner would vacate the premises upon notification by the City of an imminent flood. Since the site is above flash flood level, the City would know about a flood 2-3 weeks ahead. -2- ' � � PLANNING COMMISSION MEETING, MARCH 22 , 1989 Ms. Dacy stated staff is recommending the Planning Commission recommend approval to the City Council, subject to the following stipulations: 1. A grading and drainage plan shall be submitted along with the building permit application. 2 . The lowest floor elevation must be at 823 .9 ft. , and the elevation must be maintained for 15 ft. around the structure. 3 . The unenclosed deck is allowed to encroach no more than eight feet into the City easement. 4 . The homeowner shall agree to vacate the premises upon information by the City of an imminent flood. Mr. Betzold stated the first 3 stipulations were rather easy to monitor, but he did not think the fourth stipulation is enforceable. It was his concern that at some future time, either this owner or a new owner might end up suing the City for allowing the house to be built in a flood plain. He thought it might be better to have a covenant signed by the homeowner protecting the City for allowing a home to be built in a known flood plain. Maybe the City Attorney should look at that as a viable stipulation. Mr. Barna agreed. Mr. Dahlberg also agreed. He felt it is inappropriate to build in flood plains; and in this instance, the City should be indemnified entirely. Ms. Teri Nelson stated she is representing the property owner, Mr. Bowe, who is out of town. She stated Mr. Bowe would like to increase the unenclosed deck from 8 ft. by 24 ft. to 12 ft. by 24 ft. Ms. Dacy stated Mr. Flora, the Public Works Director, had no concerns with the construction of the 8 ft. deck into the easement, so she would have to review the new size with Mr. Flora. She did not think there would be any problem. Ms. Nelson stated Mr. Bowe is willing to abide by any stipulations the City feels are appropriate. Mr. Garland Lagesse, 7951 Broad Avenue, stated stipulation #2 (that the elevation must be maintained for 15 ft. around the structure) is a concern to him as far as drainage. If the property is built -3- � � • . PLANNING COMMISSION MEETING, MARCH 22, 1989 up all around the structure, there is no place for the water to drain but onto his property. He stated he expressed this concern in 1981, and at that time, he was told something could be incorporated into the special use permit to prevent that from happening. Ms. Dacy stated that is the purpose of a grading and drainage plan (stipulation #1) and that was a condition for the 1981 special use permit also. It is 27 ft. from the property line to the edge of the house, so a drainage plan can be designed to direct the run- off either to the street or to another part of the property so as not to cause flooding on adjacent properties. Ms. Dacy stated stipulation #1 is saying the grading and drainage plan shall be submitted along with the building permit application. If that plan is not acceptable to the City Engineering Department, then a building permit would not be issued. Mr. Lagesse asked what assurance he and other property owners had that this construction would not go forward without a proper drainage plan to keep the run-off off their properties. Mr. Dahlberg stated the typical drainage arrangement on any given parcel of land is that no new development shall alter the drainage such that it would change the drainage pattern and/or quantity of water flowing from that parcel. If the water on this parcel currently flows onto Mr. Lagesse's property, by means of this definition, even with any drainage plan developed for this property, there is still the ability for water to continue to drain onto Mr. Lagesse's property, but that amount cannot increase by any modifications to the property. ' Mr. Barna stated he would be concerned that the grading and the adding of fill to bring the lot up to the 823 .9 ft. height might be done before the building permit is issued. Then, if for some reason, the petitioner never builds beyond that point, the height of the lot would create a drainage problem to surrounding properties. He would be more comfortable with saying the grading and drainage plan must be submitted before final approvaT of the special use permit. This would insure that an approved drainage plan is in the hands of the City staff and engineers before anv work can be done on the lot. Mr. Lagesse stated several people have wanted to build on this lot before, and for whatever reasons, they had not done so. It is his preference that nothing can be done to the lot until a grading and drainage plan is submitted and approved. That would seem to satisfy the interest of both the developer and him. -4- ' ` . � PLANNING COMMISSION MEETING, MARCH 22, 1989 Mr. Betzold asked if Mr. Lagesse had any objection to the City Council approving the special use permit first before the drainage plan is submitted and approved. Mr. Lagesse stated he would not object as long as there is no problem with the drainage. Ms. Nelson stated Mr. Bowe has owned this lot for a long time, and he just wants to be able to build on it. He cannot sell the lot the way it is now. He will follow whatever guidelines the City sets forth in order to make the lot usable. He is not under any time restraints. Mr. Lagesse stated it is not his intention to stop Mr. Bowe's development of the lot. He just wants to know what is going on and to protect his property. Mr. Lagesse asked when this item will go to City Council. Ms. Dacy stated that this item will go to the City Council on April 3 . However, if the Planning Commission recommends a stipulation that the grading and drainage plan must be submitted and approved before final approval, then it will have to be postponed depending on how long it takes for the petitioner to get the plan done. MOTION by Mr. Kondrick, seconded by Ms. Sherek, to close the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE PUBLIC HEARING CLOSED AT 8:05 P.M. Mr. Barna stated that, as he had stated earlier, he would be more comfortable with the grading and drainage plan being submitted and approved before the issuance of the special use permit. Ms. Sherek stated she did not think the City Council has the expertise to decide whether or not a drainage plan is a good plan. That is the job of the City engineers. She did not think they needed to postpone this item until a grading and drainage plan is submitted. Why can't the City Council act on the special use permit, but then not allow staff to issue any permits until the City engineers have approved the grading and drainage plan? And, since there is a concern on the part of a neighbor about the drainage, a stipulation should be added to specifically address the surrounding property owners' properties since the elevation of Mr. Bowe's property will be so different from the other lots in the area. -5- � � ` PLANNING COMMISSION MEETING, MARCH 22, 1989 _ MOTION by Ms. Sherek, seconded by Mr. Barna, to recommend to City Council approval of Special Use Permit, SP #89-02, by Jim Bowe, per Section 205. 24 . 04.D of the Fridley City Code to allow the construction of a single family dwelling in the Flood Fringe District on property located on Lots 13 , 14 , and 15, Block M, Riverview Heights, the same being 7919 Broad Avenue N.E. , with the following stipulations: 1. A grading and drainage plan shall be submitted an approved prior to any alteration of the land and the issuance of the building permit. The grading and drainage plan shall specifically address the effects on surrounding properties. 2 . The lowest floor elevation must be 823 .9 feet or higher and the elevation must be maintained for 15 feet around the structure. 3 . The unenclosed deck is allowed to encroach no more than 12 feet into the city easement. 4 . Prior to the issuance of the building permit, the property owner shall sign a covenant to be recorded at the County releasing the City from any liability for issuance of this special use permit. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED UNANIMOUSLY. Ms. Dacy stated this item will go to City Council on April 3 . 2. PUBLIC HEARING• CONSIDERATION OF A SPECIAL USE PERMIT, SP #8�-03 , BY GREG ASPROTH: Per Section 205. 07 . O1.C.4 of the Fridley City Code to allow the expansion of University Avenue Billiards to install additional billiard tables and arcade games in a tenant space adjacent to the existing facility on Lot 4, 5, and 6, Block 1, Paco Industrial Park, the same being 7178 University Avenue N.E. MOTION by Mr. Kondrick, seconded by Mr. Barna, to waive the reading of the public hearing notice and open the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPEN AT 8:15 P.M. -6- . " M �► 4s : � � STAFF REPORT APPEALS DATE C��QF PLANNING COMMISSION DATE ; March 22, 1989 FiZI DLEY CITY COINVCIL DATE : Apr i 1 3, 19 89 AUTHOR BD/dn REQUEST PERMIT NUMBER sP ��a9-o2 APPLICANT Jim Bowe PROPOSED REQUEST To construct a single family home in the flood frige district of the Mississippi River. LOCATION 7919 Broad Avenue N.E. (Lots 13, 14 and 15, Block M, Riverview Heights) . SITE DATA $�ZE 9,350 square feet. DENSITY rr/A PRESENT ZONING x-1 , s ingle Family ADJACENT LAND USES North, R-] , Single Family; South, R-] , Single Family; & ZONING East, R-1 , Single Family (vacant) ; West, R-1 Single Family �$ Municipal services available to the site. PARK DEDICATION Paid at time of building permit. ANALYSIS FINANCIAL IMPUCATIONS N/a CONFORMANCE TO Yes COMPREHENSNE PLAN COMPATIBILITY WITH Yes ADJACENT USES & ZONING ENVIRONMENTAL Parcel is within flood fringe district; City has obtained CONSIDERATIONS flood control easement along the southern portion of the property. STAFF RECOMMENDATION Approval with stipulations . APPEALS RECOMMENDATION PLANNING COMMISSION RECOMMENDATION ' � � � 4T Staff Report SP #89-02, Jim Bowe Page 2 REQUEST The petitioner, Jim Bowe, is requesting special use permit approval to construct a single family home within the flood fringe district of the Mississippi River flood plain. The property is subject not only to the R-1 district regulations, but also to the O-1 Overlay District. The O-1 District contains the flood plain regulations required by the Federal Emergency Management Association. The flood fringe area of the flood plain is adjacent to the floodway, which is the primary area required to carry or discharge a regional flood (in this case, the Mississippi River) . The zoning map outlines the edge of the flood fringe area based on the information provided by the Food Insurance Rate Map (see attached) . The O-1 District regulations identify the flood fringe area as CRP- 2 and the floodway as CRP-1. BACKGROUND On September 16, 1981, the Planning Commission recommended approval of a similar request for a home on the same parcel, subject to submission of a drainage plan and subject to the petitioner working with City staff to ensure proper drainage and proper location of the house on the property. On September 28, 1981, the City Council approved the special use permit based on the recommendation from the Planning Commission. The property owner at that time, Dale Hadtrath, subsequently sold the property. The petitioner, Jim Bowe, now owns the property. ANALYSIS The proposed structure is a split level home with a tuck under garage, to be located approximately 40 feet from the Broad Avenue N.E. right-of-way line. The survey also indicates a right-of-way for Buffalo Street N.E. Buffalo Street is a paper right-of-way, but it has not been vacated. A creek meanders through the area platted as Buffalo Street. The easement along the south side of the property was acquired by the City in 1969 for flood control purposes, and is a permanent easement. The creek is part of the flood fringe area. The proposed location of the home on the lot meets the required R- 1 setbacks (note that Buffalo Street is interpreted as the front of the lot) . The applicant also wants to construct an unenclosed 8 ' x 16 ' deck on the south side of the home. Past city policy on these types of structures within City easements is that the City Council can approve the interim encroachment of an unenclosed structure subject to review by the Engineering Department and other � � � 4u Staff Report SP #89-02, Jim Bowe Page 3 affected utility companies. The Public Works Director has stated he has no concerns with the construction of the eight foot deck into the easement. The Department of Natural Resources indicated that the flood elevation in this area is 822 .9 feet. The O-1 district regulations require the lowest floor elevation of the home to be constructed at 823 .9 feet. Also, this elevation must be maintained for an area of 15 feet around the home (Section 205.24. 5.A) . Section 205. 24.5.E of the O-1 District requires that vehicular access to the home should not be less than 2 feet below the flood elevation. The street elevation is approximately 816 feet. With the lowest floor elevation at 823 .9 feet, it would be impractical to raise the street and driveway to 821.9 feet, especially since surrounding homes are significantly lower than the subject home. This was also not an issue with the 1981 application. The DNR representative advised that as an alternative, the City impose a stipulation for an evacuation plan which could simply mandate that the homeowner vacate the premises upon notification from the City regarding an imminent flood. The site is above the flash flood level. The City would most likely know about flood conditions well in advance (two to three weeks) in order to notify the affected homeowner. SUMMARY The proposed location of the home meets the setback requirements of the R-1 district. It must be constructed to meet the floodplain regulations of the O-1 District and meet the requirements of the State Building Code. It should not have an adverse impact upon surrounding properties. The proposal does not conflict with any of the standards in the O-1 district. RECOMMENDATION Planning staff advised the Planning Commission to recommend approval of special use permit, SP #89-02, to construct a single family home on Lots 13, 14 and 15, Block M, Riverview Heights, based on the site plan included in the staff report and subject to the following stipulations: 1. A grading and drainage plan shall be submitted along with the building permit application. 2 . The lowest floor elevation must be at 823 . 9 feet and the elevation must be maintained for 15 feet around the structure. 3 . The unenclosed deck is allowed to encroach no more than eight feet into the City easement. � � • � 4v Staff Report SP #89-02, Jim Bowe Page 4 4 . The homeowner shall agree to vacate the premises upon information by the City of an imminent flood. PLANNING COMMISSION ACTION The Planning Commission unanimously recommended approval of the special use permit request, but made the following modifications to each of the stipulations: l. A grading and drainage plan shall be submitted and a�proved prior to anv alteration of the land and the issuance of the buildinq permit, and the grading and drainage plan shall specificallv address the effects on surroundinq properties. 2. The lowest floor elevation must be 823 .9 feet or hiqher and the elevation must be maintained for 15 feet around the structure. 3 . The unenclosed deck is allowed to encroach no more than $ 12 feet into the City easement. 4 . ��e�ee�e�s��'�—a��e��e Prior to the issuance of the building permit, the propertv owner shall sign a covenant to be recorded at the County, releasing the Cit� from any liability for issuance of this special use permit. STAFF UPDATE The Planning Commission asked staff to verify with the City Attorney whether or not stipulation #4 could be required. The City Attorney advised that while this has not been done in the past, such a document can be prepared. The City Attorney's office will prepare the document to be signed by the petitioner. The petitioner' s representative requested that the unenclosed deck be allowed to extend up to 12 feet into the City easement. The Planning Commission had no problem with this request if it was acceptable with the City. The Public Works Director has advised that there should be no adverse impact from this request; however, the City Council (by separate motion) needs to approve an encroachment into a City easement. Therefore, a separate action item authorizing the 12 foot encroachment has been added to the agenda and stipulation #3 should be amended as follows: 3 . The petitioner shall receive approval from the City Council to permit the deck to encroach into the City's easement. . . � � 4w Staff Report SP #89-02, Jim Bowe Page 5 CITY COUNCIL RECOMMENDATION It is recommended that the City Council approve special use permit request, SP #89-02 , to allow the construction of a single family home in the Flood Fringe District subject to the four stipulations recommended by the Planning Commission, with a modification to stipulation #3 as follows: 3 . The petitioner shall receive approval from the City Council to permit the deck to encroach into the City's easement. D � C01�/1MUNITY DEVELOPMENT � DEPARTMENT : cinroF F�DL� MEMORANDUM DATE: March 27, 1989 TO: William Burns, City Manager �• �•� FROM: Jock Robertson, Community Development Director Barbara Dacy, Planning Coordinator SUBJECT: Approve Deck Encroachment into City Easement, Jim Bowe As noted in the staff report for the special use permit, the petitioner is requesting Council approval to construct a 12 foot by 24 foot unenclosed deck on the south side of the proposed home. The City obtained an easement over the subject property in 1969 for flood control ur oses. P P The Public Works Director has no problem with the proposed encroachment, but recommends the petitioner sign an agreement assuming responsibility for any costs of reconstruction should the City need to remove the deck. It is recommended the City Council approve the request to permit the encroachment of an unenclosed deck 12 feet into the City's easement subj ect to execution of a recordable agreement holding the City harmless for reconstruction costs. Said agreement shall be recorded prior to building permit issuance. BD/dn C-89-153 � — 4R � C01�IiMUNITY DEVELOPMENT � � DEPART1VlENT cinroF F��-� MEMORANDLIM DATE: March 28, 1989 � � TO: William Burns Cit Mana er �'� , Y g FROM: Jock Robertson, Community Development Director Barbara Dacy, Planning Coordinator SUBJECT: Approval of a Special Use Permit, SP #89-02 , J im Bowe Attached is the staff report for a special use permit to constru�t a single family home in the Flood Fringe District of the Mississippi River at 7919 Broad Avenue N.E. The Planning Commission recommended approval of the request, subject to four stipulations. It is recommended that the City Council concur with the Planning Commission recommendation. BD/dn M-89-149 � � , THE MZNIITES OF THE REGIII�AR MEETING OF THE FRIDLEY CITY COIINCIL OF APRIL 3, 1989 The Regular Meeting of the Fridley City Council was called to order at 7: 38 p.m. by Mayor Nee. PLEDGE OF ALLEGIANCE: Mayor Nee led the Council and audience in the Pledge o Allegiance to the Flag. ROLL CALL• MEMBERS PRESENT: Mayor Nee, Councilwoman Jorgenson, Councilman Fitzpatric and Councilman Billings MEMBERS ABSENT: Councilman Schnei r APPROVAL OF MINUTES: ' COUNCIL MEETING MARCH 20 1989. MOTION by Councilman Fitzpatri to approve the minutes as presented. Seconded by Councilw an Jorgenson. Upon a voice vote, all voting aye, Mayor Nee decla ed the motion carried unanimously. ADOPTION OF AGENDA: ' Mayor Nee requested that I ems 3 and 7 be deleted from the agenda. MOTION by Councilman Bi lings to adopt the agenda with the above deletions. Seconded b Councilman Fitzpatrick. Upon a voice vote, all voting aye, Mayor ee declared the motion carried unanimously. OPEN FORUM VISITO There was no r sponse from the audience under this item of business. OLD BUSINESS• 1. ORDIN CE NO. 921 AMENDING SECTION 4. 06 OF THE FRIDLEY CITY CHART R• �cci ctant � #daw��-` �,� ;'�y�� 1�3J� }�.*� I3� ,�". �.� _�__ __._. � �E--L;�1,#�7.�t c�anqe to this ordinance since the first reading at the last Cou�c' meeting. He stated this amendment brings the Charter into conf ance with State election laws and eliminates the necessity to � ain amend the Charter if, in the future, there is a change in St e law. i , T � „ FRIDLEY CITY COIINCIL MEETING OF APRIL 3, 1989 PAGE 2 ' �, MOTION by Councilman Fitzpatrick to waive the reading and adopt Ordinance No. 921 on the second reading and order publica 'on. Seconded by Councilwoman Jorgenson. Upon a voice vote, all oting aye, Mayor Nee declared the motion carried unanimously. NEW BUSINESS• 2 . CONSIDERATION OF FIRST READING OF AN O INANCE AMENDING CHAPTER 402 . 27 OF THE FRIDLEY CITY COD PROVIDING FOR THE STABLISHMENT OF WATER CONSERVATION RE LATIONS: Mr. Hunt, Assistant to the City Mana r, stated last year the Council passed special provisions for ter conservation during the drought. He stated the current dinance or code requires an amendment to the ordinance in der to make a change in water conservation regulations. Mr. nt stated this proposed amendment would allow more flexibil ' so that the Council could, by resolution, establish wate conservation measures. He stated this amendment also eliminate the odd/even system which may or may not provide the quickest r sponse time if water conservation measures were necessary. MOTION by Counc' man Fitzpatrick to waive the reading and approve the ordinanc upon first reading. Seconded by Councilwoman Jorgenson. pon a voice vote, all voting aye, Mayor Nee declared the moti carried unanimously. ► 3 . ONSIDERATION OF A RESOLUTION APPROVING PLAT, P.S. #88-03 , GLACIER PARK COMPANY ADDITION: This item was deleted from the agenda. 4 . RECEIVZNG THE MINUTES OF THE PLANNING COMMISSION MEETING OF MARCH 22 . 1989• A. CONSIDERATION OF A SPECIAL USE PERMIT, SP #89-02 , TO ALLOW THE CONSTRUCTION OF A SINGLE FAMILY DWELLING IN THE FLOOD FRINGE DISTRICT ON PROPERTY LOCATED ON LOTS 13 14 AND 15 BLOCK M RIVERVIEW HEIGHTS THE SAME BEING 7919 BROAD AVENUE N.E. BY JIM BOWE• AND CONSIDERATYON OF A MOTION TO ALLOW AN UNENCLOSED DECK TO BE BUILT OV��j ��, ,�,��,Tx �;,�,�EMENT AT 7919 BROAD AVENUE N.E. Ms. �acy, Planning Coordinator, stated this property is located in the northeast corner of Broad Avenue and Buffalo Street. She stated the applicant is proposing to construct a split level home on this site. She stated a special use permit application was approved by the Council in 1981 for this property. { � ' �RIDLEY CITY COIINCIL MEETING OF �PRIL 3. 1989 PAGE 3 Ms. Dacy stated the Planning Commission recommended approval of this special use permit subject to four stipulations which she outlined as follows: (1) a grading and drainage plan shall be submitted and approved prior to any alteration of the land and the issuance of the building permit, and the grading and drainage plan shall specifically address the effects on surrounding properties; (2) the lowest floor elevation must be 823 .9 feet or higher and the elevation must be maintained for 15 feet around the structure; (3) the petitioner shall receive approval from the City Council to permit the deck to encroach into the City's easement; and (4) prior to the issuance of the building permit, the property owner shall sign a covenant to be recorded at the County, releasing the City from any liability for issuance of this special use permit. Ms. Dacy stated these stipulations have been discussed with the applicant, Mr. Bowe, and he is in agreement with them. Councilman Fitzpatrick asked if Stipulation No. 3 requires a separate action. Ms. Dacy stated approval for the encroachment should be a separate action. She stated staff will have Mr. Bowe sign an agreement releasing the City from any liability that would occur from encroachment into the City's easement. MOTION by Councilman Fitzpatrick to grant Special Use Permit, SP #89-02 with the following stipulations: (1) a grading and drainage plan shall be submitted and approved prior to any alteration of the land and the issuance of the building permit, and the grading and drainage plan shall specifically address the effects on surrounding properties; (2) the lowest floor elevation must be 823 .9 feet or higher and the elevation must be maintained for 15 feet around the structure; (3) the petitioner shall receive approval from the City Council to permit the deck to encroach into the City's easement; and (4) prior to the issuance of the building permit, the property owner shall sign a covenant to be recorded at the County, releasing the City from any liability for issuance of this special use permit. Seconded by Councilwoman Jorgenson. Upon a voice vote, all voting aye, Mayor Nee declared the motion carried unanimously. MOTION by Councilman Fitzpatrick to permit the encroachment of an unenclosed deck 12 feet into the City's easement subject to �xec�tion ,of a recorr3able aqreement holding the City harmless for re�onstrucitYan cos�s shauld the City need to remove the deck. This aqreement shall be recorded prior to issuance of a building permit. Secanded by Councilman Billings. Upon a voice vote, all voting aye,' Mayor Nee declared the motion carried unanimously:' Mr. Bowe stated he would like to increase the size of the deck from 8 feet by 16 feet to 12 feet by 20 or 24 feet. . � FRIDLEY CITY COIINCIL MEETING OF APRIL 3. 1989 PAGE 4 � Councilman Fitzpatrick stated he believed the motion took this into consideration. B. CONSIDERATION OF A SPECIAL USE PERMIT, SP #89-03 , TO ALLAW THE EXPANSION OF UNIVERSITY AVENUE BILLIARDS TO NSTALL ADDITIONAL BILLIARD TABLES AND ARCADE GAMES I A TENANT SPACE ADJACENT TO THE EXISTING FACILITY ON LO S 4 5 AND 6 BLOCK 1 PACO INDUSTRIAL PARK THE E EING 7178 UNIVERSITY AVENUE N.E. BY GREG ASPROTH Ms. Dacy, Planning Coordinator, stated this is a request o allow expansion of University Avenue Billiards located in the ce Creek Business Center at 7178 University Avenue. She stated niversity Avenue Billiards currently occupies Bays 4 and 5 and ey wish to expand into Bay 6. She stated University Avenue illiards is proposing to add 11 pool tables and 5 additional v' eo games. Ms. Dacy stated the Planning Commission recomm ded approval of this special use permit subject to six stipula ions. She stated all of these stipulations mirror the previous pproval granted by the Council in 1988. She stated the one add'tion recommended was that the development owner agree, in writing to accept Stipulation No. 5 prior to approval by the City Cou cil. Ms. Dacy stated Stipulation No. 5 provides that the devel pment owner shall notify the City of future additions/expansion i vacant building space and shall accept limitations on occupancy of remaining vacant space should parking shortages result. Ms. Dacy stated a letter has een received from Winfield Development acknowledging Stipul ion No. 5. Mr. Burns, City Manager, requ ted a clarification of the intent of Stipulation No. 6. He st ed he understands this special use permit would not be review by the Council in August, 1989 or sooner, if there are no pr lems. Mr. Robertson, Community Development Director, stated Mr. Burns' understanding was corre and this stipulation does not provide for a mandatory review. MOTION by Councilma Billings to receive the communication from Winfield Developme dated March 29, 1989 in which they agree to compl� with the t s of Stipulation No. 5. Seconded by Councilman Fitzpatrick. Up a voice vote, all voting aye, Mayor Nee declared the �motion carr'ed unanimously. MOTION by Co cilman Billings to grant Special Use Perm�t, SP #89- 03, with the following stipulations: (1) the petitioner shall sign and enforc curfew for minors; (2) the petitioner shall provide adequate ult staff at all times with at least two adults on staff from 6: 0 p.m. to closing on Fridays and Saturdays; (3) the � � JAMES BOWE SP #89-02 STIPULATIONS 1. A grading and drainage plan shall be submitted and approved prior to any alteration of the land and the issuance of the building permit, and the grading and drainage plan shall specifically address the effects on surrounding properties. 2 . The lowest floor elevation must be 823 .9 feet or higher and the elevation must be maintained for 15 feet around the structure. 3 . The petitioner shall receive approval from the City Council to permit the deck to encroach into the City's easement. 4 . Prior to the issuance of the building permit, the property owner shall sign a covenant to be recorded at the County, releasing the City from any liability for issuance of this special use permit. � �y _ S , • � STATE OF MINNESOTA COUNTY OF ANOKA MUTUAL AGREEMENT THIS AGREEMENT made and entered into this day of April, 1989, by and between the City of Fridley, County of Anoka, Minnesota, a municipal corporation, hereinafter referred to as "City", and James P. Bowe, a single person, hereinafter referred to as the "owner". WHEREAS, the City has a permanent easement to build a flood dike over the property described as follows: All that part of Lots 13 , 14 and 15, Block M, Riverview Heights described as follows: Commencing at the Southwest corner of Lot 15 of said Block M; thence Northeasterly along the Southeasterly line of said Block M to the Southeast corner of Lot 13 of said Block M; thence Northwest along the Northeasterly line of Lot 13 of said Block M a distance of 40 feet; thence in a Southwesterly direction to a point on the Southwesterly line of Lot 15 of said Block M located 15 feet Northwest of the Southwest corner of Lot 15 of said Block M; thence �outheast along the Southwest line of Lot 15 of said Block M a distance of 15 feet to the point of beginning there terminating. All located in Section 3 , T-30, R-24, City of Fridley, County of Anoka, State of Minnesota. WHEREAS, the owner desires to construct a deck which will encroach 12 feet into above easement. THEREFORE, it is agreed the City will authorize the above construction. Said authorization being given upon the condition and with the understanding that the above construction be subject to the rights of the City to use said property for the above- described easement purposes. FURTHER, IT IS MUTUALLY AGREED that should the above construction interfere with the use of said property as an easement for said purposes, the owners shall be responsible for any additional costs in repairing or maintaining the flood dike located within said easement resulting from the construction of said deck. BE IT FURTHER AGREED that the provisions of this agreement shall be binding upon and enforceable against the parties hereto, their successors and assigns all subsequent owners of the property herein described. An executed copy of this agreement shall be filed with the Anoka County Recorder's Office and made a part of and be binding upon the above-described property. IN WITNESS THEREOF, the parties have hereunto set their hands this day of April, 1989 . This instrument drafted by: City of Fridley 6431 University Avenue N.E. Fridley, MN 55432 ti • � AGREEMENT Bowe/City of Fridley James P. Bowe State of Minnesota) ) SS County of Anoka ) On this day of April, 1989, before me, a Notary Public within and for the County of Anoka and the State of Minnesota, personally appeared James P. Bowe, to me known to be the same person described in and who executed the foregoing instrument, and acknowledged that they executed the same as his free act and deed. Notary Public William J. Nee - Mayor City of Fridley William W. Burns - City Manager City of Fridley State of Minnesota) ) ss County of Anoka ) On this day of , 1989, before me, a Notary Public within and for said County, personally appeared William J. Nee and William W. Burns, to me personally known, who being each by me duly sworn they did say that they are respectively the Mayor and the City Manager of the City of Fridley, the municipal corporation named in the foregoing instrument, and that the seal affixed to said instrument is the corporate seal of said municipal corporation, and said William J. Nee and William W. Burns acknowledged said instrument to be the free act and deed of said municipal corporation. A A STATE OF MINNESOTA ) ) ss . COUNTY OF ANOKA ) The foregoing instrument was acknowledged before me this day of April, 1989 by James Bowe and � a person. Notary Public STATE OF MIN�ESOTA ) )ss. COUNTY OF ANOKA ) The foregoing instrument was acknowledged before me this day of April, 1989 by William J. Nee, Mayor, in and for the City of Fridley, Minnesota, a political subdivision of the State of Minnesota, on behalf of said City. Notary Public STATE OF MINNESOTA ) )ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of April, 1989, by William Burns, City Manager, in and for the City of Fridley, Minnesota, a political subdivision of the State of Minnesota, on behalf of said City. Notary Public THIS INSTRUMENT WAS DRAFTED BY: Herrick & Nevaman Suite 205 6401 University Avenue N.E. Fridley, Minnesota 55432 Phone ( 612) 571-3850 (LIC1-2 4/4/89) � LICENSE 1�GREEMENT This Agreement is entered into this day of April, 1989 by and between James P. Bowe � a person (hereinafter referred to as "Bowe" ) and the City of Fridley, a Minnesota municipal corporation (hereinafter referred to as the "City" ) . � WHEREAS, Bowe is the owner of the following described property to wit: Lots 13 , 14 and 15, Block M, Riverview Heights, Anoka, Minnesota and that the southerly portion of said prop�rty is subject to an easement held by the City, and WHEREAS, Bowe wishes to construct an unenclosed deck which encroaches over the approximately northerly 12 feet of the City easement, and 'vVHEREAS, the City is willing to allow Bowe to construct the deck and to encroach upon their easement upon the following terms and conditions. NOW, THEREFORE, it is hereby agreed by and between the parties as follows : 1 . That the City grants to Bowe a non-exclusive license for the construction of an unenclosed deck over the that property which is described in Exhibit A and attached hereto as though incorporated in full. 2 . That Bowe shall remove this deck within seven (7) days of being so notified by the City of the need for its removal. Further, in the event of an emergency the -1- City may without notice remove said deck �n its own accord. In either event the City shall have no liability to Bowe for any injuries or damages which he shall sustain as a result of the removal of the deck. 3 . That Bowe agrees to indemnify and hold the City harmless from any liability, damages or threatened litigation which the City may occur arising out of the usage of the deck as provided for under the terms of this agreement . 4. That Bowe further agrees that if the deck becomes damaged or is removed due to the utilization by the City of its rights in the above described easement, the City shall have no liability or obligation to repair or restore said deck. 5 . This agreement shall be binding upon Bowe and his heirs and successors in interest. 6 . That at which time that the deck is removed the rights under this license shall automatically terminate. IN WIT�ESS whereof we have affixed our signature on the date first set forth above. -2- James P. Bowe CITY OF FRIDLEY William J. Nee, Mayor William Burns, City Manager -3- , . � .�. � ��,� S � �,y' ,�� '_� UTYOF � . FRiDLEY CIVIC CENTER • 6431 UN[VERSITY AVE. N.E. FR[DLEY, M[NNESOTA 55432 • PHONE(6l2)571-3450 � CITY COUNCIL ACTION TAKEN NOTICE April 5, 1989 James P. Bowe 2546 - 3rd Street N.E. Minneapolis, MN 55418 Dear Mr. Bowe: On April 3 , 1989, the Fridley City Council officially approved your request for a special use permit, 5P #89-02, to allow the construction of a single family dwelling in the Flood Fringe District on property located on Lots 13 , 14 and 15, Block M, Riverview Heights, the same being 7919 Broad Avenue N.E. , with the following stipulations: 1. A grading and drainage plan shall be submitted and approved prior to any alteration of the land and the issuance of the building permit, and the grading and drainage plan shall specifically address the effects on surrounding properties. 2 . The lowest floor elevation must be 823 .9 feet or higher and the elevation must be maintained for 15 feet around the structure. 3 . The petitioner shall receive approval from the City Council to permit the deck to encroach into the City's easement. 4 . Prior to the issuance of the building permit, the property owner shall sign a covenant to be recorded at the County, releasing the City from any liability for issuance of this special use permit. The City Council also approved your request to encroach up to 12 feet into the City's flood easement subject to executing the enclosed agreement. Please sign and notarize the attached agreement and return it to my office. The City Attorney's office is currently preparing the agreement required by stipulation #4 • I will forward it to you for your signature as soon as possible. James P. Bowe April 5, 1989 Page 2 If you have any questions regarding the above action, please call the Planning Department at 571-3450. Sincerely, Barbara Dacy Planning Coordinator Please review the noted stipulations, sign the statement below and return one copy to the City of Fridley Planning Department by April 19, 1989 . �r---�--� G� Concur with action taken. c��.J , � ' , • • �48'784 STATE OF MINNESOTA CITY COUNCIL PROCEEDINGS COUNTY OF ANOKA CITY OF FRIDLEY In the Matter of a Special Use Permit, SP ��89-02 SPECIAL USE PERMIT James Bowe , Owner The above entitled matter came before the City Council of the City of Fridley and was heard on the 3rd day of April , � g 89 , on a petition for a special use permit pursuant to the City of Fridley' s Zoning Ordinance, for the following described property: To allow the construction of a single family dwelling in the Flood Fringe District on property located on Lots 13, 14 and 15, Block M, Riverview Heights, the same being 7919 Broad Avenue N.E. IT IS ORDERED that a special use permit be granted as upon the following conditions or reasons: Approval with four stipulations. See City Council minutes of April 3, 1989. STATE OF MINNESOTA ) COUNTY OF ANOKA ) OFFICE OF THE CITY CLERK CITY OF FRIDLEY ) I, Shirley A. Haapala, City Clerk for the City of Fridley with and in for said City of Fridley, do hereby certify that I have compared the foregoing copy and Order granting a special use permit with the original record thereof preserved in my office, and have found the same to be a correct and true transcript of the whole thereof. IN TESTIMONY WHEREOF, I have hereunto subscribed my hand at the City of Fridley, Minnesota, in he County of Anoka on the �.�t�. day of , 19...�• DRAFTED BY: City of Fridley 6�+31 University Avenue N.E. Fridley, I�IlV 55432 �. ( w�� SHIRLEY A. HA PALA, CITY CL , ti,i�. \{.�� ♦ �f�... � -� , :,.l:�r�� .. . �•.`. � �y � i. ` �'. a . V�-f,�� {�:`�y . : i ��.�' . •,4�,•�L' ,••,M• �R fr~�,�` ' ! ' FRIDLEY CITY COIINCIL MEETZNG OF APRIL 3. 1989 PAGE 2 MOTION by Councilman Fitzpatrick to waive the reading and ad � Ordinance No. 921 on the second reading and order publica ' on. Seconded by Councilwoman Jorgenson. Upon a voice vote, all oting aye, Mayor Nee declared the motion carried unanimously. NEW BUSINESS• 2 . CONSIDERATION OF FIRST READING OF AN OR NANCE AMENDING CHAPTER 402 . 27 OF THE FRIDLEY CITY CODE ROVIDING FOR THE ESTABLISHMENT OF WATER CONSERVATION REG TIONS: Mr. Hunt, Assistant to the City Manage , stated last year the Council passed special provisions for w er conservation during the drought. He stated the current or inance or code requires an amendment to the ordinance in or r to make a change in water conservation regulations. Mr. H stated this proposed amendment would allow more flexibilit so that the Council could, by resolution, establish water nservation measures. He stated this amendment also eliminates e odd/even system which may or may not provide the quickest res onse time if water conservation measures were necessary. MOTION by Council Fitzpatrick to waive the reading and approve the ordinance on first reading. Seconded by Councilwoman Jorgenson. Up a voice vote, all voting aye, Mayor Nee declared the motion c ried unanimously. 3 . CO DERATION OF A RESOLUTION APPROVING PLAT P.S. 88-03 CIER PARK COMPANY ADDITION: T s item was deleted from the agenda. 4. RECEIVING THE MINUTES OF THE PLANNING COMMISSION MEETING OF MARCH 22 , 1989• A. CONSIDERATION OF A SPECIAL USE PERMIT, SP #89-02. TO ALLOW THE CONSTRUCTION OF A SINGLE FAMILY DWELLING IN THE FLOOD FRINGE DISTRICT ON PROPERTY LOCATED ON LOTS 13 14 AND 15 BLOCK M RIVERVIEW HEIGHTS . THE SAME BEING 7919 BROAD AVENUE N.E. , BY JIM BOWE: AND CONSIDERATION OF A MOTION TO ALLOW AN UNENCLOSED DECK 'ZS� .� �7TTs`t' �� .� S,�.TY �.7L�_F,J�F�T�' p3' 7.9�,.,,0 $$� aS7��TiT� N•E• Ms. Dacy, Planning Coordinator, stated this property is located in . the � northeast corner of Broad Avenue and Buffalo Street. She stated the applicant is proposing to construct a split level home on this site. She stated a special use permit application was approved by the Council in 1981 for this property. � FRIDLEY CITY COIINCIL MEETING OF �PRIL 3, 1989 PAGE 3 Ms. Dacy stated the Planning Commission recommended approval of this special use permit subject to four stipulations which she outlined as follows: (1) a grading and drainage plan shall be submitted and approved prior to any alteration of the land and the issuance of the building permit, and the grading and drainage plan shall specifically address the effects on surrounding properties; (2) the lowest floor elevation must be 823 .9 feet or higher and the elevation must be maintained for 15 feet around the structure; (3) the petitioner shall receive approval from the City Council to permit the deck to encroach into the City's easement; and (4) prior to the issuance of the building permit, the property owner shall sign a covenant to be recorded at the County, releasing the City from any liability for issuance of this special use permit. Ms. Dacy stated these stipulations have been discussed with the applicant, Mr. Bowe, and he is in agreement with them. Councilman Fitzpatrick asked if Stipulation No. 3 requires a separate action. Ms. Dacy stated approval for the encroachment should be a separate action. She stated staff will have Mr. Bowe sign an agreement releasing the City from any liability that would occur from encroachment into the City's easement. MOTION by Councilman Fitzpatrick to grant Special Use Permit, SP #89-02 with the following stipulations: (1) a grading and drainage plan shall be submitted and approved prior to any alteration of the land and the issuance of the building permit, and the grading and drainage plan shall specifically address the effects on surrounding properties; (2) the lowest floor elevation must be 823 .9 feet or higher and the elevation must be maintained for 15 feet around the structure; (3) the petitioner shall receive approval from the City Council to permit the deck to encroach into the City's easement; and (4) prior to the issuance of the building permit, the property owner shall sign a covenant to be recorded at the County, releasing the City from any liability for issuance of this special use permit. Seconded by Councilwoman Jorgenson. Upon a voice vote, all voting aye, Mayor Nee declared the motion carried unanimously. MOTION by Councilman Fitzpatrick to permit the encroachment of an unenclosed deck 12 feet into the City's easement subject to �,-"�Z.t�4� 9� � x�'� ..aar�mp„t i��a� #� �� .x�1� �nr recor�struction costs should the City need to remove the deck. This agreement shail be recorded prior to issuance of a building permit. Seco�nded by Councilman Billings. Upon a voice vote, , all voting aye, Mayor Nee declared the motion carried unanimously: Mr. Bowe stated he would like to increase the size of the deck from 8 feet by 16 feet to 12 feet by 20 or 24 feet. . , � , � $RIDLEY CIT7C COIINCZL MEETING OF !►PRIL 3, 1989 PAGE 4 Councilman Fitzpatrick stated he believed the motion took this into consideration. B. CONSIDERATION OF A SPECIAL USE PERMIT SP 89-03 T ALLOW THE EXPANSION OF UNIVERSITY AVENUE BILLIARDS NSTALL ADDITIONAL BILLIAR TABL S � AND ARCADE GAMES IN A TENANT SPACE ADJACENT TO THE EXISTING FACILITY ON TS 4 5 AND 6 BLOCK 1 PACO INDUSTRIAL PARK TH SAME BEIN 7178 UNIVERSITY AVENUE N.E. BY GREG ASPRO H: Ms. Dacy, Planning Coordinator, stated this is a reques to aliow expansion of University Avenue Billiards located in th Rice Creek Business Center at 7178 University Avenue. She stat University � Avenue Billiards currently occupies Bays 4 and 5 an they wish to expand into Bay 6. She stated University Aven Billiards is proposing to add 11 pool tables and 5 additionai ideo games. Ms. Dacy stated the Planning Commission reco ended approval of this special use permit subject to six stip ations. She stated all of these stipulations mirror the previo s approval granted by the Council in 1988. She stated the one dition recommended was that the development owner agree, in writ' g, to accept Stipulation No. 5 prior to approval by the City uncil. Ms. Dacy stated Stipulation No. 5 provides that the de lopment owner shall notify the City of future additions/expansio in vacant building space and shall accept limitations on occupa cy of remaining vacant space should parking shortages result. Ms. Dacy stated a letter h s been received from Winfield Development acknowledging Sti lation No. 5. Mr. Burns, City Manager, r ested a clarification of the intent of Stipulation No. 6. He stated he understands this special use permit would not be rev'ewed by the Council in August, 1989 or sooner, if there are n problems. Mr. Robertson, Comm ity Development Director, stated Mr. Burns' understanding was c rrect and this stipulation does not provide for a mandatory revie . MOTION by Coun ilman Billings to receive the communication from Winfield Deve opment dated March 29, 1989 in which they agree to cD�lv with e terms of St�ulation No. 5. Seconded by Councilman Fitzpatric . Upon a voice vote, all voting aye, Mayor Nee declared tYie �motio carried unanimously. MOTTON y Councilman Billings to grant Special Use Permit, SP #89- 0.3 , w' h the following stipulations: (1) the petitioner shall sign and nforce curfew for minors; (2) the petitioner shall provide ad quate adult staff at all times with at least two adults on staff f om 6:00 p.m. to closing on Fridays and Saturdays; (3) the t l �48'784 Numeri G ra ntor -_... Grantee --_... Recorded —�. Checked Margin --� Tr. lndex 8fFlCE QF COUMTI'RE{�ppER STATE OF MiNNESJTq, �,�f� i. n t berebY certii� ttr�t tA8 within ins�u. mem was �i es fn th�s o{�;�� tor recard on tt�e _MAY 8 1 89 ��o'cbcl�M.,��Was d�,ry recorCed �� ^ �Y Aecoruaw , �, �' City of Fridley 6431 University Ave. N.E. Fridley, MN 55432