7.4. SR 03-21-1994
rt! ~\
( ;;
~YI~'
E ~ River TO:
FROM:
AGENDA ITEM 7.4.
MEMORANDUM
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~
DATE:
MARCH 21, 1994
SUBJECT: PRELIMINARY PLAT REQUEST BY
COUNTRY RIDGE PARTNERSHIP,
PUBLIC HEARING, CASE NO. P 94-02
ISSUE
Consider request for preliminary plat by Country Ridge Partnership to
subdivide approximately forty (40) acres into 97 single family lots.
LOCATION
Northeast corner of the extension of Joplin Street and County Road No. 30.
e ATTACHMENTS
Revised Preliminary Plat, Draft Minutes from the Planning Commission
Meeting, Report to Planning Commission dated February 22, 1994
ANALYSIS
Country Ridge Partnership has purchased all one hundred fifty (150) acres of
the Lakoduc property. Approximately one hundred ten (110) acres is zoned
for single family residential while the balance is zoned Planned Unit
Development with a Light Industrial land use. Attached to the Planning
Commission memo is a concept plan of the entire property owned by Country
Ridge Partnership. The preliminary plat request involves the forty (40) acres
immediately west of Fresno Street and north of County Road No. 30. The
proposed single family plat meets the RIa zoning standards set forth in the
ordinance. The minimum lot size requirements include a width of 80 feet and
an area of 10,000 square feet. All the lots meet these two requirements,
however, the configuration, and minimum depth of some lots originally
proposed have limitations for constructing homes. The plat has been revised
to improve these situations. The revised plat recently submitted to the City
has 97 single family lots with an average lot area of 12,248 square feet and
. an average width of 85 feet and include the following changes:
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
e
Country Ridge Partnership, PP
March 21,1994
. Eliminating the access (Hudson Street) from the plat onto County Road
No.30.
. Removed a short cul-de-sac and "eyebrow" from the northeast and
northwest corners of the plat.
. Expanded the plat to include necessary right-of-way for Joplin Street from
County Road No. 30 to Orono Parkway.
. Modified street alignment in the northeast corner of the plat.
. Provide 20 foot wide outlots at each corner of the plat for trail
development per the Park and Recreation Commission. (Park and
Recreation Commission actually stated 30 feet wide)
Page 2
Please refer to the attached Planning Commission report for additional
information regarding the review of this preliminary plat request.
PARK AND RECREATION RECOMMENDATION
e
The Park Commission originally recommended a twenty (20) foot trail
corridor along the east boundary of the plat with two connecting extensions
at the southeast and northeast corners. The Planning Commission concurred
with this recommendation although there was opposition from the developer
and a few residents living along Fresno Street (whose lots would back-up to
the trail corridor).
On March 9,1994, the Park Commission reconsidered the trail corridor along
the east boundary of the plat. The consensus of the Park Commission was to
eliminate the original twenty (20) foot corridor and recommend a trail that
would follow County Road No. 30 to Joplin, then north to a point connecting
the trail extension along Orono Parkway. In addition, the Park Commission
recommended four (4) thirty (30) foot trail corridors that outlet at each corner
of the plat. The revised plat includes these corridors, however, the width is
twenty (20) feet.
JOPLIN EXTENSION
One of the issues discussed at the Planning Commission meeting focused on
completing Joplin between County Road 30 and Highway 10 as part of the
proposed plat. Staff and the Planning Commission recommended the
completion of Joplin to accommodate the additional traffic generated from
Country Crossings plat. The Joplin extension would also provide an
alternative outlet to Highway 10 for residents in Heritage Landing and
surrounding residential areas. The developer expressed opposition to this
recommendation and believes Joplin could stop at Orono Parkway and be
extended when development west of Joplin and north of Orono Parkway
e occurs.
cccrp. doc
e
Country Ridge Partnership, PP
March 21, 1994
Staff has taken a closer look at this issue and would be satisfied if the right-
of-way for extending Joplin was included as part of this plat and actual
construction delayed. The reason for this change respects the fact that all 97
lots will not be developed immediately; therefore, some additional traffic can
be place on the existing streets. Obtaining the right-of-way for Joplin, north
of Orono Parkway, will provide the corridor for extension of utilities and
street improvements when that infrastructure is needed.
Page 3
PLANNING COMMISSION RECOMMENDATION
The Planning Commission unanimously recommended approval of the
preliminary plat for Country Ridge Partnership with the conditions as set
forth in the attached minutes.
STAFF RECOMMENDATION
Staff recommends approval of the revised preliminary plat by Country Ridge
Partnership to subdivide approximately forty (40) acres into 97 single family
lots with the following conditions:
1.
A PLAN BE SUBMITTED TO THE CITY IDENTIFYING THE
LOCATION OF ALL MAILBOXES AND A DETAIL ILLUSTRATING
THE UNIFORM MAILBOX DESIGN THAT WILL BE USED
THROUGHOUT THE PLAT.
e
2. THE DEVELOPER PROVIDE A LANDSCAPE PLAN TO THE CITY
FOR APPROVAL ILLUSTRATING BERMING AND LANDSCAPING
ALONG JOPLIN STREET AND COUNTY ROAD NO. 30.
3. RESTRICTED ACCESS ALONG COUNTY ROAD NO. 30 SHALL BE
MADE PART OF THE PLAT.
4. 182 AVENUE AND HUDSON STREET OFF OF ORONO PARKWAY
SHOULD BE ADJUSTED TO LINE UP WITH THE SIDE
PROPERTY LINE AND REAR PROPERTY LINE, RESPECTIVELY,
REDUCING THE IMPACT OF INCOMING CARS ON THOSE
RESIDENTIAL HOMES.
5. PUBLIC IMPROVEMENTS TO SERVE THE PROPOSED PLAT
INCLUDE THE EXTENSION OF JOPLIN STREET TO ORONO
PARKWAY AND ORONO PARKWAY TO JOPLIN STREET.
6.
DEVELOPER GRANT TO THE CITY A 90 FOOT STREET,
DRAINAGE, AND UTILITY EASEMENT FOR THE EXTENSION OF
JOPLIN FROM ORONO PARKWAY TO HIGHWAY 10.
e
cccrp.doc
Country Ridge Partnership, PP
March 21,1994
Page 4
e
7.
A GRADING PLAN BE REVIEWED AND APPROVED BY THE CITY
ENGINEER PRIOR TO RELEASING THE PLAT FOR RECORDING.
8. A DEVELOPMENT PLAN BE SUBMITTED ILLUSTRATING TYPES
OF HOMES AND LOWEST FINISH FLOOR ELEVATIONS AND
APPROVED BY THE CITY ENGINEER PRIOR TO RELEASING
THE FINAL PLAT FOR RECORDING.
9. PARK DEDICATION BE PAID PRIOR TO RELEASING FINAL PLAT
FOR RECORDING.
10. NECESSARY PEDESTRIAN TRAILS BE PROVIDED WITHIN THE
PLAT AS APPROVED BY THE CITY COUNCIL.
11. TREE PRESERVATION EFFORTS BE INCORPORATED INTO THE
CONSTRUCTION OF PUBLIC IMPROVEMENTS TO SERVE THIS
PLAT AS WELL AS EACH INDIVIDUAL HOME.
e
12. AN ENVIRONMENTAL ASSESSMENT WORKSHEET BE
PREPARED AND FINALIZED PRIOR TO FINAL PLAT APPROVAL
BY THE CITY COUNCIL.
13. ALL BUILDINGS LYING WITHIN THE JOPLIN STREET RIGHT OF
WAY OR WITHIN THE PLAT BE REMOVED PRIOR TO
RELEASING THE FINAL PLAT FOR RECORDING.
14. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
15. RELOCATION OF THE US WEST CABLE LINE BE RESOLVED
PRIOR TO FINAL PLAT REVIEW BY THE CITY COUNCIL.
16. PROPER EASEMENTS BE DEDICATED AS PART OF THE PLAT
TO FACILITATE THE EXTENSION OF UTILITIES TO SERVE THE
PLAT.
e
cccrp.doc
e
NOR.TH
.
REVISED PLAT
z ~,
11;:::11 \ A J A~ /
v~ I ,{i-.>..t.-
1I~111 -..........."'""^-....;::."w V V '--:"-'l:...... I ~'\/ / \ .\ I
'IVl ~-l I AI - t A
~ e~ , , I '11:J:l , It':::) ; ..:;, I ~,I ':. I I ,:. I I I I '/ / " I ,
.", I . :g I r~ ,"'-.. h~ ,,:, 10 I '. I <-,Futurf Jevelooment' lv, \ 1/ -tl I:
- --1 I Ik G I Q'--' ;-6-q O';C1J~2Q C~, ~-,.' i ~ 1 ~ ; '! '\ I "lv.\1:.v\ + ~ N 0.48'O.l" w /
" ,I tp N 'I, ' West lone of the' S.E. 1/4 of the 5.','1. ,/4 \ -b- OO'OVIl ~ -t 15029"
'" Ir' I 4 lID I-J ~tr= I ~ Sec{lon 32, To,,~shlp 33. Ronge 26---.. ~v 11:.vl .. <;<;'011: '" ,-- /- ,~-
dD\ "z ,ill il -" ~ '7.~E~LJ I :1 I " "O<)"09L:: ~ _ "'/~ b \
_ '1;j -8 ,c_~ I" I ,01-- 7~p,"1 ~ ;t '", I - _._..~.,a.<;'061 - ^ ;: __ _ ~""'::cNW ~i
,;:';';,..,~_~'R'" I J ~ x / ~ '" c:,U'-' t, b -; .~'"'O \>:.. ____ :: /~:
r:, f-~ - /r-->-- -dOPI=J-N-=-0- - ~ - -, ----rJSffiEETx ~ ~ - ON --~..., 24 r 1,h" '~O
- Isc:, g; 0) ~''W ~'-----"~D \ g;: I ( 0) ) 66\l~~'i _---- 1 ~ I 50 " \
it' ~ . I (""'l, r.... q y ~ No ~ccess '.... ,I -.:~ ~ / ~ r--- ~\ -- I x ~ I ~ I
I I Ii M~--="I84--0~~\ ~,.c~T~[r:.'-r~~n=-,' c.-::n;' ~i01r--;' lfii ~r-,.oo-=, r ,Illl-~ tnfjr 69 ...,!L\--- ~ I~ / ~ -I: I 'e
i \' - - -.... ~c,i:t;;T'~ -.,~ I_,,! ~ r-: --+-+- --- - _i'..(1 . 11-\ I..JL ;:::j
j..,C). I -!.. ,@_eO' l\.."1 '-r~t.N x ,I~/ IICllVi 1 II i2" 1 I. t -II \,;NI ~~r"ll -~/Nf/ ,. -----"I';
,J) '~l:; \ ,l:;;- II"" I Vi' II:;: t II'~ - S II =-. 11_' II;;; YI.9I.!U
r II " 'Q ~..--__~~----'-f~.f----r-'I ~~ I~' I~I '-' I ~ I ~ '\ I"". 11'-'--- 118' I *
- II ~cn ~ ~ _ ~/ 11\ , I I , I I, I), /.' I )> I I I ,I II I C:>. 1 I
, ,II I I II.LJ I I L I I \ I /1 I 1 1
(I',N V\'\/,\V ) ~lr--''''nr-~ -'1- -:1 r--, I 6 I -11- -\,+- ---;;/.... 1 1 I
I {,I I." . \\.ri\.\.,~ .~\'\ 7~ ~~..J L ~j..J L. .!OQ_..J 1'1 L._lQCL_..J ~!l9_2.( L.,...lI!L...J ~-t 1 ~
~'" I ~ ,'. TI t ~ xi' x;.'l,.: . ,'. 30 pO /' 1". U -.I :;? . /r
- I ~ I 'ro / ' i;V ~ ./ t- ~ ~\ 'iI P ~ X ":'\ --~-:;~ J I
, i ~L ~ ! /.)" ",.-- u - IRONTON I";~ 'r' --","tl "/ u w I ''''e /:""~I'V~J
~~ :@! ~ ::::.::~t }I ~x / ~_ 34'Or ~., j r ,n-" r-,n ., r' 62-: r-~-., r-~-~~~' -; +--~ J'\O)-- ~ ~ i /
_ ---il""', j Z I 1- ;-- 4 ~ L.",- _.J - ---'.I-t _11-... - I L - ~..., - -l. <,--..", /, '<06\ -) I 1/ I
t....... ; 0'- :0- "J 10 II '" I' ' I I " I I I I ff' I I W l \.is I ~"';;;. ~O\ \C' ~ I
, ' > F'I~ / I J ( ( I\;:;;;; I iN! I I;::; , I I;::; r - I iN~ I iN~ I l' ::0"1 \ L.l- j;l~_..J cb
In' .~,., I e IF' b I I" ,ff' I 1"'.0 I I" \ i= I 1", I 1";: I. I:' '-\. r !.:I' ::0
L g I ",/ 1 I e-II ~_II '''-II ~ -11 1:-11- 11- I 1-- '" I... r ff'(J;.J,/"'I Z
; ~ "' L-,-_'j;l:l..__-, ~ 1 '01 I '-I I :' '1\."111 ';.Ni I ~I ICll 110) 0 .tf I ;; 10>.e' j ~ J9 30 ~, ~:81'~ ~ 0 ~
;- , , "' rT_ -rl 30 30 '-.j..lQ~---, L..._e2.:-::, ,,-.-ig---, L......,.e2 -'..,- _...J L..._~_...J L..._~"I'...J ~- 1./':' ,-_..:.102. --'ep I '/ I i!:' 0
I 10 I 'f- _ -. r ..., r -., ,.,.-- ., '1'01-1---' r-~-" r-.,.t-., r:'\~'F-~ .-,..---t-. VI L..._.9~ '..1 n I
~ ~ 19 I I ~COII EO>II E'-JI ( ~ n! I E(]1II~!;; IlrJ 11K)r I~ ~ I ;0'<. rT -_ ], ~ x
" l~ I ~ I I :,;, I I S I I g I I co is I I o' I I ~ I f", ,~ II ;;; !8 I I' I .~ ~ 1-
L '\....9:l.._~.J .L \::; I ' I iN ' \ I iN' I iN' 1 \::;~, I \::;b< 1 iN~ll ~.."" I;::;~ !:::;;;lgl 8 '\~.gjl ill
I r~ T-, ~ I'" I I'" \ I I'" fr~ 1 I'" ~~ I"'~ I I"'~ ~. . 1"', "1 t, I W
. I I~ I I L ~ I <li;-I ~" II II n. ,-- '1 ~--' ~tr>i I I I 'L' '" I,..J i.>
e .-, I - 1'- - ~ - ,1 ~ ---r 1- I r- ---;i(''- ~ - - --' I . "'--""'--
II I l~: 9 ,-~.!Q4----' ,-_e2_-, ,-_e2_....J ,-_il1- -' ,-_e2 ....J ,-_e2,.e... ,-_e2l--, ,--.J'-.:;, ,-_J.02._--, . r.... CISCll--r:,
*1 L 'ro,,, 1.J '. \ . -+w ~'I ~ ' I
I ' -"-'>'... - I~;D , " . '" ! '\. ~ I 13, '-" Igjl
\ " !: r I~ --, - - HUDSON - \~:rREC'r .- . 1-.' - - I \ ~ -..l.
v., I \ I ~ J I I ~ I '\ '\. i' \. ~ ili L-I-_.9:l.._..1'
I,' \. ~ I~ /~r .- i?l5"--;:- ~ -:~r ~--::--,n -: '-p- -. r -~.::.7'!2-".i ;:'~-t1,n-"r~-"O'5'-"'" -l-: ;- I \.. eorr{""';
~QIJ9 '. ;' ,'0 lJ I 1 r- - LI-L- - .J.~ - -'-f-' - -" 1_.,_1 1-... - -'-_ - -'-i..- --, I ~ --.e- ~
i ' L... - - """". '\ I I II I I\. II II \ I I ,0 II ff' II ~o II T 'I ' "b . <",I
y: ! n,,:- I ,I \ \::; I . I\::; 0 1 \;:; "- I\;:;_ 1\;:;0" I \::;~. I \;:;~ I. IdS I iN I I ;;;1 ~ j8 L - ...J~8j I (;j:.
;I~ i I~" I i",- I'" :~ II"';" II'" e. II'" ex II"';" 'f~, II"'~ I,..... 11"'1>' is " I - I ' N--
(j ~ i e I~ el .~, ~-I I >g -II ~'-I I :';~-:-;II ~ -11"'""'"._11- J f'""7 11-:2 k L:'_.!.~_~\ ~-
;1 'I, I I t I 'i, '011 i-II ;"-"111 ':~".,II -~IICll rrO>.:-/lljJ J 10> .( I . u \~.
iJ", 1.<.__.9:l.. x.J . '- ,lQ~ ---' L..._Jl_-, '--~,- _--:.-' '-_GL..,;obo._e2_..... l...._e2_..... l...._e2_....J l....,..e2,"'..,.:l ......._1dili, ... "'- J... 1-1_ UD~ON 0 'I
'-.." r'". . .l.. .A..L. , -< > .
. ~ trl. .-r-(S'--. r---., r"",:---. r--- ....----., r---., r---" r....--f' '-~-=1-' , Sr-'NW u x 'I
@ I ~ PI Z I \ i; CO I I Z 0> I ~/ ~ '-J I I EO)' I Z CllI I~ I I L,I I l/'b 5 I 1_ I ( , 0 0)
-T. ",' 'j e ,. I~ I I '., 11,;.-- 1 I g I I g. 'I:'; I I ;; I I - I I t I I I .~ I 'I r--'35-"'-" B -p 1
I' I rp \::;\ I I;;; ". I I;;;'" I ';;; " I 1;;;' I \;:;~ I iN'~ I iNY -( I I;;; e 1 ;;;1 I"', ~ I ",)>
~ L ,0).9~ J 1""" I 1'"./ I I'" , I'" I I'" I I"'~ I 1"'''' I I"'t : I I'" ~ "'\ 2Jo I" ~ "1;'01 ::tJ
:;:00' - I L.,-t I I I I , I I I I - 1 I "'I I '., 'I x I r, t 1.0 co: -<Q' :;;:
I ~:::... I ,: r+;; TI I, - -:- - -r - I - -r ,- -I'- - r:-- - T!T"--'- -i-n 0>, --' i ' i I ~ l)~ ~
I ,._ . I ....._lQ~_--, l...._e2_-, l...._e2_..... l...._e2_..... l...._e2_..... ,-_e2_,-, l...._e2_..... l...._e2_..... '-~_o~_--' .., ~,...--, "';-. b
I~r.n ,) ~lin.9:l.. :l5" ~ - -L:AN[ - 'NW-~::. -?v~'/' .fr.o~;-~fl =r::-':,f'
~ I '" - IIUDSON- : U 1 I I . ,
Jl:!:! :J r; -;;-rl 0 x . 0 i I!! ~ I!!!\
'"'0 I I~ ;:;""'1 1 .- i?l,--'i'- at-"j r ~ .,.... ~ ;;''- ~ -..... ~ "l':- ~ i"'" ,n -. fi,'05' -. ~+_.9~_J x '~ ,
N,W. '"'0 ~I'... ~ : I-It~ II --t:-~:--:h-lf!e-~t.o-::--t10.1:., r.!___ TI g; :/
@ L 1"-.9:l.. 1..1 1;;;, _ I iN ff' I iN 5 I 1;;;. U I iN ,0 I I;::; ~ I iN,; I I;;;€J II:;; t "1 ~'--" r I ro "p. , I:; -
l r I'" \; II'" ~ II"';' II'" ~ II"'" I 1"', II"', 11'-'.< 11"',."1 I!!x ';: G-i ..._.. "
T;; ,I:E, I -:-11 ,_II ~-II ~-II ;-11- 11- /1-' IJ-.J ..... I "./'L,l1
l !,. ~ I I L -011 -II "1\."111 '<.MIl -~'ICll 110) II'-J"'" I,CO Ii' r '''.:.-r:..96 ~.J z,'
I .~ i"T. ~ I ..... lQiL --' l.... ..,.e2_-, l...._Il1_ --...... ,-_e2 --j. ~e2.._"'" ...._e2_ ..... ....-. il2_..... br.-e2!:...... ""'-. J.O~_--, j '-. . T-' 0
\ I L ~tJ.J~5 1..J 'r-r _- -, r - - -, r' -, r - , t--'- _ -, r- -, r -, fi"- -, .- -f.:;- - ~ --c I I. 2 \ I "J'"
II > ~ 'li; ~COII ~O>" ~'-JII eO)11 ~CllII~ "<.M IIN. ,11- 1:;;1 30 JC ~ '-:'~ ~\~\-o ~,i
:0 Ig:- " 'U I' 30 \0 I . I I - I I ~ I I .~ I I' I I. I I ,i. I I. :.-.~I I ,:; I ' .. '.
l 0 ~ i I ~.. I ...1 I I · I iN' I iN' I I;;; ~ I:;:;"' I iN: I '.0; '" I ';:; 1.~'" I iN ~ ) I c..l ~ _1},5, ~ 'r. \ .:
\\ "' 1-' \ -, ' I \ I iCO I I'" I I'" I I" . I I" ., I :0> . '" I I(~ IF'. , I r'" - tr- \- ~'- \
\. t\ .J \/" ____I: . ..11 . II II II - '';-' '-, !,!..".' "':'1.._/&/ "/ c~\\ .
, 1 N _--"\. -< rr""'!- - -.,.,- -rl-n~,r- ~ ~",- I - .~" /2!J I ~ \' \
~ ' l--- _-. ~__3~J 1.._~_...J ,-_e2_...J L..._e2_-, '-_""--' l...._il2_-, ,-_e2_-, '-_~_"'" .],5__? ' \, I .
l- - A.' "," ' - /.... /\
I ~ ....-j _ Ol \:..;1\ " '" ~ ' \ ""
r e > '-.. 15 ~ / OJ.... " \P\ ..
'\ ' \ \ < "0 '" - CAffi" STREET NW- :i,,' t.o ,.,/)-" ", \ ';: '.. ,.
\ \ 1 _ / r-" 0 . '. 0 ,/ ' 'a 'J?' : \, '\ .
Ai '1 \ '\-1: .;/E9/"'-:~~""'--;"i5--,r-8O--".,,6)-"- 6)--r 6) -:,-80 - en ",6) ;-'- \,/ "'~J{':S~, <(]1,\~\ .
/ \ \\\'~;;.' c;;;../~// """-l1--- -"' - --1 >-if'- - i.,..... _ >..... - -' - -1- -I <--,-'- ,~, \ \.' .'-' . . . ');",01' '"..:.-,,~..'\"
\ 1 ~~. \ \ _ / .....9- / If.' . I I l"~ 'I ~ I ' , ' I I ! , \. "....... ..d ......" \
/' ,\ \ .. (1/ ""'. ,-.., I - I ,- , '" , Ii;; - ' - , '- " ,. \ ':'; . ....Cl ," \ ;
n I \ \ \ / ~ / ~ ~ / ,ti _.: :~ ~ It:. I ::; -; 1 ~ ; ,.;. I ~ - I ~ - ,,:;1 ~ : \ \ :\ ....." "" CD; ,
;\L ~:~ ,co V/,= ~ " /0 ;:d, ;:6:> : :..j:99 ~'" 0)1: : Cll': ;~: .:(): · ~\\ ~ ~ ....,~ ~ "
_,.j III II -;L.'-___.:..17..___..J ,-_..&L_..J ...._~_...: L.._~__ ,__~_!i'~.:.!l.1_.J L..:'U__ '__~__ L.._e,}__~ :..__-"n___ \_______,)._L~_.;.:;:...~ i
'... ., \ ",. - - <:: .. :
x~
'"
B
o
I
I
I
Z
1';/ ~
q
M.
Planning Commission Minutes
February 22, 1994
Page 3
DR4Fr
...-- --...--- --..------------...-......-...... ...----...
.
Chairman Tveite opened the public hearing. There being no comments from the
public, Chairman Tveite closed the public hearing.
COMMISSIONER EBERLEY MOVED TO RECOMMEND APPROVAL OF THE VARIANCE BY
THE CITY OF ELK RIVER, PUBLIC HEARING, CASE NO. V 94-01, CITING STAFF'S MEMO.
THE REQUEST MEETS THE FIVE STANDARDS FOR GRANTING A VARIANCE.
COMMISSIONER KREGER SECONDED THE MOTION. THE MOTION CARRIED 6-0.
@8
Consider. A Request For Preliminary Plat by Country Ridae Partnership, Public
Hearinq, Case No. P 94-02
Staff report presented by Steve Ach. The applicant requested preliminary plat
approval to subdivide approximately 40 acres into 98single family lots.
Tony Emmerich, applicant, asked if the park trail could be in front of the yards, not
on the back side. Mr. Emmerich stated that it is hard to sell lots with trails in the
rear yards and had concerns relative to security and privacy of property owners
next to the trail.
Dave Anderson, Chairman of the Park and Recreation Board, reviewed the
options presented to the Park and Recreation Board and explained why this
option was chosen.
e
Mr. Emmerich requested if the trail is constructed within rear yards that he be
given a credit to erect a privacy fence between the trail and the homes. Further,
he stated he did not intend to comply with two requirements in staff's memo,
condition # 7 and # 14. Commissioner Kreger questioned Mr. Emmerich as to why
he would not comply. Mr. Emmerich replied that he would not initiate public
improvements for the Joplin Street extension and pay the entire cost of extending
Joplin Street to Highway 10. Also, the building that must be removed is Mrs.
Lakoduc's home and he would not inconvenience Mrs. Lakoduc. Steve Ach
responded that condition #7 could be re-worded so the developer would not
have to petition the City for public improvements, however Mr. Emmerich would
be responsible for a portion of the improvement. Mr. Ach also stated that platting
Joplin Street with a building in the right of way would present problems for
construction of Joplin. However, he would have to check with the City Attorney
if these are options for moving the building frorn the right of way.
Chairman Tveite opened the public hearing.
Sue Hecker, 13196 Mississippi Road, E.R., stated her concerns regarding the park
trail. She is not in favor of the trail being behind the homes due to lack of privacy
and questionable security.
Steve Ach briefly reviewed the trail system for this area and suggested the Park
and Recreation Board consider wider "corridors" for trails through residential
areas to avoid potential problems of infringing upon resident's privacy. Dave
Anderson responded. Discussion ensued between the Commissioners, staff. and
Mr. Anderson.
.
Maria Darikson, 18210 Fresno Street, questioned what type of construction will be
taking place to build these trails - will there be construction on Fresno? Terry
Maurer and Dave Anderson responded.
e
e
e
Planning Commission Minutes
february 22, 19C)4
Page 4
DR~ rr
There being no further comments, Chairman Tveite closed the public hearing.
There was discussion among the Commissioners regarding: the Joplin Street
extension to Highway 10, traffic and plat access, easements, and an EA W. The
Commission emphasized the need to complete the extension of Joplin Street for
Highway 10 as part of this plat.
COMMISSIONER KREGER MOVED TO RECOMMEND APPROVAL OF THE PRELIMINARY
PLAT BY COUNTRY RIDGE PARTNERSHIP/PUBLIC HEARING, CASE NO. P 94-02, CITING
STAFF'S MEMO AND INFORMATION GATHERED AT THE PUBLIC HEARING. APPROVAL
IS RECOMMENDED WITH THE FOLLOWING CONDITIONS:
1. A PLAN BE SUBMITTED TO THE CITY IDENTIFYING THE LOCATION OF ALL MAILBOXES
AND A DETAIL ILLUSTRATING THE UNIFORM MAILBOX DESIGN THAT WILL BE USED
THROUGHOUT THE PLAT.
2. THE DEVELOPER PROVIDE A LANDSCAPE PLAN TO THE CITY FOR APPROVAL
IllUSTRATING BERMING AND LANDSCAPING ALONG JOPLIN STREET AND COUNTY
ROAD NO. 30.
3. HUDSON STREET, CONNECTING WITH COUNTY ROAD NO. 30 IS NOT NEEDED FOR
EMERGENCY VEHICLES OR TYPICAL TRAFFIC MOVEMENTS, THEREFORE, BE REMOVED.
4.
IF CONNECTED TO JOPLIN STREET, lOT 1, BLOCK 6, SHALL BE ELIMINATED AND THE
DIFFERENCE MADE UP WITHIN BLOCK 6.
5.
RESTRICTED ACCESS ALONG COUNTY ROAD NO. 30 SHALL BE MADE PART OF THE
PLAT.
6. 182 AVENUE AND HUDSON STREET OFF OF ORONO PARKWAY SHOULD BE ADJUSTED
TO LINE UP WITH THE sIDe PROPERTY LINE AND REAR PROPERTY LINE, RESPECTIVELY,
REDUCING THE IMPACT OF INCOMING CARS ON THOSE RESIDENTIAL HOMES.
7. PUBLIC IMPROVEMENTS TO SERVE THE PROPOSED PLAT INCLUDE THE EXTENSION OF
JOPLIN STREET TO HIGHWAY 10 AND ORONO PARKWAY TO JOPLIN STREET.
8. A GRADING PLAN BE REVIEWED AND APPROVED BY THE CITY ENGINEER PRIOR TO
RELEASING THE PLAT FOR RECORDING.
9. A DEVELOPMENT PLAN BE SUBMITTED ILLUSTRATING TYPES OF HOMES AND LOWEST
FINISH flOOR ELEVATIONS AND APPROVED BY THE CITY ENGINEER PRIOR TO
RELEASING THE FINAL PLAT FOR RECORDING.
10. PARK DEDICATION BE PAID PRIOR TO RELEASING FINAL PLAT FOR RECORDING.
11. NECESSARY PEDESTRIAN TRAILS BE PROVIDED WITHIN THE PLAT AS APPROVED BY THE
CITY COUNCIL.
12. TREE PRESERVATION EFFORTS BE INCORPORATED INTO THE CONSTRUCTION OF
PUBLIC IMPROVEMENTS TO SERVE THIS PLAT AS WELL AS EACH INDIVIDUAL HOME.
e
e
e
Planning Commission Minutes
February 22, 1994
Page 5
() I?
~Pr
---- -....------...-- ----....--------... --------
13. AN ENVIRONMENTAL ASSESSMENT WORKSHEET BE PREPARED AND FINALIZED PRIOR
TO FINAL PLAT APPROVAL BY THE CITY COUNCIL.
14. ALL BUILDINGS lYING WITHIN THE JOPLIN STREET RIGHT OF WAY OR WITHIN THE PLAT
BE REMOVED PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
15. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE
FINAL PLAT FOR RECORDING.
16. RELOCATION OF THE US WEST CABLE LINE BE RESOLVED PRIOR TO FINAL PLAT REVIEW
BY THE CITY COUNCIL.
17. PROPER EASEMENTS BE DEDICATED AS PART OF THE PLAT TO FACILITATE THE
EXTENSION OF UTILITIES TO SERVE THE PLAT.
18. RECOMMENDATIONS FROM THE PARK AND RECREATION BOARD BE INCORPORATED
INTO THE PRELIMINARY PLAT.
COMMISSIONER MINTON SECONDED THE MOTION. THE MOTION CARRIED 6-0.
9. Consider A Conditional Use Permit Request bv Elk River Municipal Utilities, Public
HearinQ, Case No. CU 94-03
Staff report presented by Steve Ach. Elk River Municipal Utilities requested a
conditional use permit to operate a new filtration plant and back wash pond at
18586 Gary Street.
Chairman Tveite opened the public hearing. There being no comments from the
public, Chairman Tveite closed the public hearing.
There was discussion among th~ Commissioners relating to sedimentation
collected in the pond and if the pond is lined. Terry Maurer responded that the
pond is not lined and sedimentation would be cleaned out about every ten
years.
COMMISSIONER KREGER MOVED TO RECOMMEND APPROVAL OF THE
CONDITIONAL USE PERMIT BY ELK RIVER MUNICIPAL UTILITIES, PUBLIC HEARING,
CASE NO. CU 94-03, CITING STAFF'S MEMO. THE REQUEST MEETS THE SEVEN
STANDARDS FOR GRANTING A CONDITIONAL USE PERMIT AND IS CONSISTENT WITH
THE COMPREHENSIVE PLAN. APPROVAL IS RECOMMENDED WITH THE FOLLOWING
CONDITION:
1. A LANDSCAPING PLAN BE PREPARED AND COORDINATED WITH CITY STAFF FOR
IMPLEMENTATION DURING THE SUMMER OF 1994.
2. CONSIDERATION BE GIVEN TO EITHER PAINTING OR IMPROVING THE
ARCHITECTURAL APPEARANCE OF THE BUILDING.
COMMISSIONER EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 6-0.
Planning Commission Minutes
February 22, 1994
Page 6
e
10. Consider An Ordinance Amendment bv The City of Elk River to Amend Sections
of the Zonina Ordinance, Public Hearinq, Case No. OA 94~01
D~.4 P-,
Staff report presented by Gary Schmitz. Consider a request to amend Section
900.20, Section 900.12, and Section 900.18 of the Elk River City Code relating to
accessory structures.
Chairman Tveite opened the public hearing. There being no comments from the
public, Chairman Tveite closed the public hearing.
Commissioner Eberley expressed her appreciation to Mr. Schmitz for the depth of
research Mr. Schmitz did regarding this amendment.
COMMISSIONER EBERlEY MOVED TO RECOMMEND ADOPTION OF THE ORDINANCE
AMENDMENT RElATING TO ACCESSORY STRUCTURES BY THE CITY OF ELK RIVER,
PUBLIC HEARING, CASE NO. OA 94-01, CITING STAFF'S MEMO AS FINDING OF FACT.
COMMISSIONER KREGER SECONDED THE MOTION. THE MOTION CARRIED 6-0.
11. OTHER BUSINESS
Custom Motors Update - Staff will be requesting the City Council initiate the
rezoning of Custom Motors to be in compliance with. the Comprehensive Plan.
The specific rezoning request will be to change from its current designation of 11
(Light Industrial) to R 1 b (Single Family Residential). If the Council initiates this
rezoning request. it will come before the Planning Commission in March.
e
Steve Ach stated there would be a joint City Council and Planning Commission
meeting on March 23, 1994, at 6:30 p.m. to discuss the Comprehensive Plan and
the list of issues presented to staff by the Planning Commission. Mr. Ach
suggested the Planning Commission review these issues and condense the list into
a number of "major" issues to present to the Council. Discussion ensued. it was
decided that Steve Ach would draft an outline of "major" issues and present this
outline to the Planning Commission at their next Workshop.
Commissioner Eberley stated that the Annual State Planning Conference will be
held in October and that the Planning Commission will be sending 3
Commissioners.
10. Adiournment
There being no further business, COMMISSIONER EBERlEY MOVED TO ADJOURN THE
MEETING. COMMISSIONER KREGER SECONDED THE MOTION. THE MOTION CARRIED
6-0.
The meeting of the Elk River Planning Commission adjourned at approximately 10:05 p.m.
e
Respectfully submitted,
/1';V:/j , / ()., ....' C, il' //1......,.tlJ)
L-'{~ h/ -i (itJ.- 'I.)L f ]n /
Catherine M. Schmidt
Recording Secretary
--\.; -"'(
( i!
fII{ River
-~ 8
MEMORANDUM
(f;@jfiJYt
TO: PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNE0a...,..
DATE: FEBRUARY 22, 1994
SUBJECT: REQUEST FOR PRELIMINARY PLAT
BY COUNTRY RIDGE PARTNERSHIP,
PUBLIC HEARING, CASE NO. P 94-2
REQUESTED ACTION
Country Ridge Partnership is requesting preliminary plat approval to
subdivide approximately 40 acres into 98 single family lots.
LOCATION
e
Northeast corner of future extension of Joplin Street and County Road No.
30.
ATTACHMENTS
Location Map, Zoning Map, Preliminary Plat, Utility Plan, Grading Plan,
Concept Plan of Entire Property, Memo from Park & Recreation Commission
ZONING STANDARDS
The property is zoned R-IC (Single Family Residential) which requires a
minimum 10,000 square foot lot with 80 feet of frontage at the setback line.
As presented, the plat meets these minimum standards.
EXISTING CONDITIONS
The 40 acre parcel is bounded by County Road No. 30 on the south, existing
single family on the east, County Fairgrounds to the north, and the Lakoduc
homestead on the west. The parcels northerly one-third is wooded, while the
southerly two-thirds of the site is open field.
e
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
.
e
e
Country Ridge Partnership, PI:-
February 22, 1994
Page 2
PLA T REVIEW
The plats design is a straight forward grid system with three access points,
one off Orono Parkway, Joplin Street, and County Road No. 30. Staff is
recommending the access on to County Road No. 30 be removed to reduce the
number of turning movements on to "the County road. This was also
recommended by the County Engineer upon his review of the plat.
As mentioned, all the lots meet the minimum standards, however, Lot 1,
Block 6, is a lot which will be difficult to locate a house and will restrict
expansion (i.e., deck, porch) opportunities without requesting a variance.
Therefore, it is recommended the lot be eliminated and the difference be
added to the other lots within Block 6.
ROADWAY IMPROVEMENTS
To facilitate the development of this plat, two roadway projects external to
the plat will need to occur. First, Joplin Street will need to be extended north
from County Road No. 30 to Highway 10. This road is not expected to be a
parkway design rather a typical collector with sidewalks. The second is the
westward extension of Orono Parkway connecting with Joplin Street. Staff
expects the design of Orono Parkway to be a continuation of the parkway
design that is presently in place to Joplin Street. However, west of Joplin it
is anticipated that a typical residential road would be constructed to serve
the new residential area as well as Sandpiper Estates.
GRADING/UTILITY PLAN
Terry Maurer is reviewing a preliminary grading and utility plan for the
proposed plat. This information was received rather late, therefore, Terry's
memo will be added to the Planning Commission report or be distributed at
Tuesday night's meeting.
TREE PRESERVATION
The north end of the plat has a large mass of significant trees. It is
recommended that the developer and builders make every effort to protect
and preserve as many trees as possible during construction. Appropriate
fencing should be utilized during construction to assure tree protection.
Country Ridge Partnership, 1 .'
February 22, 1994
Page 3
e
PERIMETERILANDSCAPING
To assist in buffering the homes that back up to County Road No. 30 and
Joplin Street, it is recommended berming and landscaping be provided. The
berm should be natural in appearance and have landscaping material
incorporated (such as conifers) that provide a year-round screen. A plan
should be submitted by the developer for staff review prior to the City
Council meeting.
MAILBOXES
A typical conditio~ in residential developments is to ask for cluster mailbox
designs. In addition, to improve design continuity within the subdivision, a
uniform mailbox design should be used throughout the plat. A plan
identifying location of mailboxes and a detail illustrating the style of
mailboxes should be provided to the City prior to releasing of the final plat
for recording.
ENVIRONMENTAL ASSESSMENT WORKSHEET
e This plat, in and of itself, does not require an Environmental Assessment
Worksheet (EAW). However, the developer owns additional land adjacent to
this plat which exceeds the threshold for a mandatory EAW. Therefore, an
EA W is in the process of being prepared for distribution to the appropriate
agencies and review by the City Council. This process will need to be
completed prior to receiving final plat approval by the Council.
PARK COMMISSION RECOMMENDATION
Attached is a memo from Phil Hals outlining the Park Commission's
recommendation for park and recreational needs for this plat.
STAFF RECOMMENDATION
Staff recommends the Planning Commission recommend approval of the
preliminary plat request by Country Ridge Partnership with the following
conditions:
1.
A PLAN BE SUBMITTED TO THE CITY IDENTIFYING THE
LOCATION OF ALL MAILBOXES AND A DETAIL ILLUSTRATING
THE UNIFORM MAILBOX DESIGN THAT WILL BE USED
THROUGHOUT THE PLAT.
e
e
e
e
Country Ridge Partnership, PP
February 22, 1994
Page 4
2. THE DEVELOPER PROVIDE A LANDSCAPE PLAN TO THE CITY
FOR APPROVAL ILLUSTRATING BERMING AND LANDSCAPING
ALONG JOPLIN STREET AND COUNTY ROAD NO. 30.
3. HUDSON STREET, CONNECTING WITH COUNTY ROAD NO. 30
IS NOT NEEDED FOR EMERGENCY VEHICLES OR TYPICAL
TRAFFIC MOVEMENTS, THEREFORE, SHALL BE REMOVED.
4. LOT 1, BLOCK 6, SHALL BE ELIMINATED AND THE
DIFFERENCE MADE UP WITHIN BLOCK 6.
5. RESTRICTED ACCESS ALONG COUNTY ROAD NO. 30 SHALL BE
MADE PART OF THE PLAT.
6. 182 AVENUE AND HUDSON STREET OFF OF ORONO PARKWAY
SHOULD BE ADJUSTED TO LINE UP WITH THE SIDE
PROPERTY LINE AND REAR PROPERTY LINE, RESPECTIVELY,
REDUCING THE IMPACT OF INCOMING CARS ON THOSE
RESIDENTIAL HOMES.
7.
DEVELOPER PETITION FOR PUBLIC IMPROVEMENTS TO
SERVE THE PROPOSED PLAT, INCLUDING THE EXTENSION OF
JOPLIN STREET TO HIGHWAY 10 AND ORONO PARKWAY TO
JOPLIN STREET.
8. A GRADING PLAN BE REVIEWED AND APPROVED BY THE CITY
ENGINEER PRIOR TO RELEASING THE PLAT FOR RECORDING.
9. A DEVELOPMENT PLAN BE SUBMITTED ILLUSTRATING TYPES
OF HOMES AND LOWEST FINISH FLOOR ELEVATIONS AND
APPROVED BY THE CITY ENGINEER PRIOR TO RELEASING
THE FINAL PLAT FOR RECORDING.
10. PARK DEDICATION BE PAID PRIOR TO RELEASING FINAL PLAT
FOR RECORDING.
11. NECESSARY PEDESTRIAN TRAILS BE PROVIDED WITHIN THE
PLAT AS APPROVED BY THE CITY COUNCIL.
12. TREE PRESERVATION EFFORTS BE INCORPORATED INTO THE
CONSTRUCTION OF PUBLIC IMPROVEMENTS TO SERVE THIS
PLAT AS WELL AS EACH INDIVIDUAL HOME.
Country Ridge Partnership, 1 l'
February 22, 1994
Page 5
e
13. AN ENVIRONMENTAL ASSESSMENT WORKSHEET BE
PREPARED AND FINALIZED PRIOR TO FINAL PLAT APPROVAL
BY THE CITY COUNCIL.
14. ALL BUILDINGS LYING WITHIN THE JOPLIN STREET RIGHT OF
WAY OR WITHIN THE PLAT BE REMOVED PRIOR TO
RELEASING THE FINAL PLAT FOR RECORDING.
15. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
16. RELOCATION OF THE US WEST CABLE LINE BE RESOLVED
PRIOR TO FINAL PLAT REVIEW BY THE CITY COUNCIL.
17. PROPER EASEMENTS BE DEDICATED AS PART OF THE PLAT
TO FACILITATE THE EXTENSION OF UTILITIES TO SERVE THE
PLAT.
e
e
8
."110 ST
I
: .1
f--~
I ..
. sa
-
-
-
"
/
/
/
, /
-~--_.
ItO NO )0
:i
.
..
~
LOCATION
i 20...P~LJ,.wEP'S
LOCATION MAP
COUNTRY CROSSING
e
City of ~
Ell{
CASE P 94-02
~
@
.
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 . (612) 441-7420
r-
- )
i
-l.lIllGtQrr,
;.
e
~
. 8
\\
\
.I
. !
19)-: !.
:;
1
I
I
I
: u. 10. 52
i .1e2
i
f
ZONING "MAP
'i1
icy of ~
~IR,River
l:SiI ~
~ ............. c--..u..n
6 SIn;Ie F-, ~
~ Slnge F......, "---
lRi9 Slnge "-'iIy ~
~ SInQI. F_, ~
IBi!I Slnge "-'iIy IMidontIoI
1&1 ,... ,.".., ~_._.
Ri ,. ,.,..., RooicMncIol
mJ T_/""'~ FwnlIy lleeldenu.l
~ ~ FMIiIy R___
, ~ Pl_" ~..."t
(g] c-.. ~
!g] Olllce CloIIIct
~ HIqIlwwy c--..
aD Uvlll llldusIrIol
OIl MedIum na.slrl8l
~SoIdw....FclIty
~ Anteana T_
[MID ........1 E=rIalloct
~
@
.
CASE
P 94-02
/
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 . (611) 441-i:J.10
--- .' ~
I ...-~. \
,.. _ -- ...' IENCE
-= -= -~ - =- -""=-~'=;~k'-'~ .'"'-..;:;' - - ~?~. .- ... _. .. ." \ - .,.- .- ..,. -'1 I
- - ~k'==-'" :.... =~=~~-;.~.r -.('.... ~--<-~~-- -=:.::= I 0
1#.:..~:::-'iIA"'"Il;-:,.........:~ .<__? 0 1)"_ " . ~
--~~ .'-:.~;' '. '.-- CONCEPT PLAN FOR PROPERTY
.~~:-,,'/~ "' [) / ~~- \ "( '11 CONTROLLED BY COUNTRY
I-~'\---,,--, ___.___l ':'" / J.) .J.. III RIDGE PARTNERSHIP
. ""- <:::> .:-".. " I I
.'. .- ~/-:.:::::.~~ _e<<'A~S~:". ,..f(\<v .. [I '1 v
) ::.-.') .- -......::.-/---- -<; " I
; .' I .- i \~ ,I
,>.- (\1 .." "', .
, ~
- I"~ .- .-.
I .-'- I ,.-\ .. . .' "1'
./ / ,~~ .
I <,,'- 'E> C0(, ~.~u,~,'1l(, · caMN~;~_ i . " "_" ~. _,-_ ___
c( ~~~~~m~!t.~, I:-t~..._.- .J ...._, .:I,.? ~~-~.. -- .. "
---i\ 20.1 ACREB .. ._, I " .... .' ---:~l%)'
. r-" ,) .. - - - ~-" "(.- f.J. I
I. \ .-' ", .-'----:-..:-, ..//=.;,.... ", I O~._.,. -,.-., -.J . ~ /~
~l\= '"~~~-,:-3~ -_: :~Jr~'li~;~;.~'r.--,')i ~ '~~' -~?~ "Ii:
I ""-_ ~ /I 'r- \1 \ '~ .- I ..1~:::.~' V .\... 1 I
\-~' -':'.'. : 1\t.J I t. j .."" ~,~.~~.I\ \ ~'.11.'1O/. :~0-l~ '::=~I:
} rr::~~_-~~~~ ',., - - -f1{) r~- ...,~ 1'1
. ,11 111.- - I J,I I \ \. /i ./ I I r .- ~L.---.f I
- . f JI I I' -;' ",-' .'\ I I ~ 1 . . \ '..-- 1 "1 I I
'l~t\~:~j: /~<j./\-:.t1Ifr~~r~~~-;\ t~:t'i~.~ .:'l
'ill' ')1" ~::- /' I '- -1 { fr,~ - 'I' ',- ~rk) -:.y~_ I ./
i/I l" ',' -~'.qJ"~ ,,-~ J( , , ' j L.<::'.J . , '~,J \ "
""gi L-JitTI1L-~iTIi'~ ~1~Cr [.j;f -tliJltIW~~~'- -/':::-
.~~': --!F~' :PFfi~, ~i;~'-' - ~'-~~r~~--'
I ~ I: '~3t~ J'~ - -'- -c::::=:. ~=- .; '-- ~ i~: ~ II ! r--"'-}- I
~I~_ - '--"-ii.' :1
, 1 ' {~'"' I - -' I' ,
1 I' . ''I< -..r ,r-...~,.. -~' !I~
I K ~-" ~-1 _"- ,.;- I
l i '\.. /'" '- -::-. it ~ - H
: ' re< - ~ 0.~1
HI J ~ ., .. \..";' . l"~ r--..........-~.~-..:. I \f '
r,l ~..~. ,
H :1/'\: I ~~~ :1
I !Ik\'~ ~~JJ(~:~~"~< ;
~'JI/{~~-i-- - ;1 I
. i 'V" I. r~ I"N-. -' ~ ;
.\L.~--~-:~t-~.~~~)~lf;~f-lJ-' - -jj.-II"-r" [- ._" __I
;~ ^ -.. [~--:_-;--=--,---
---------------
F\1lURE
COMNERC1Al./OFFICE
~
.:
t
e
e":'
Cl
Z
-
CIJ
CIJ
o
~ a::
C'O u. U
CO
"- >
E a::
:: t--
~ Z
a. ::;:)
o
u
s
o Jv'
::::~
::,)0
z -
Cl 0::>- ~~'
Z W.... =~
:2 Vi ~5
a. ~ 0::0 ,.,
>, O::::,,:(),.
"- () -'w u...
gl:> Wz 0
.- >- L."O::
.s e: o~ ~
- z ~
J: 6 ~eJ f-
Ld3Vj tJ
I
(f)
'-.
,
~ I
0'
~1l1
~ t-
liE
t:"
U~ r
Iii 1
;a~
o
z
Q
y~2;i~
~~~j~~
I
I
...LI
i !i
:l:~3lol~ DNS3!;~
I 'I-
'I --
I
i I I
I I
\
\
\
\ "
\ \
,)/\
-,2::~'~ \
--- \
\
\
\
\
\
\ ,/
V
,/
('
,"-r-----
\ \
\ \
\ \
\ 0; V,\. .
'\\ \~\~. t '1
",,'S _~; ,C y/< J'S 8..1 it> -",;
I
I
:~~-rN~~:
...
,::.: -r('~~i
_;'~~.-f")::
~~;J! N:i;
,- ;. Ti
W '~'; ~:~)
~ ,-::"iC_-"-:
-lo"-.".
\
I
.
!
ri
<=:~\
~-' 4.
-------.....-......-.....,....-
)0 {
~ ~!
H
~ PJ ,,~ ;+ . ....':c~.
- :';.~~=~:;S~:f.;;~~~~\,;,l::~~...::--=-- :.'1J,CIi
C)'Jc=SO r:gcY" J
C) c), ... -~'~ ti'
~ c
-~.--
~\.oll......eOiil"'''':
II
,\t/^
.\1\
.\:----
Iii t
~gL____
~;-i '
IL?L____ !~:
II~ .''''m.,'''' ',:'i
~~r--I--;
11i';I I
:'~I I
Ii"
ii';+- _...J_,
i:'U:" I
:''1'1 I ~~ I
i[~~ a I
:,f;,,~; I
'if~: -. I
J, \ VI~
Ii :'.1 I
if ~ 5 ~~ I
1l~'1 id I
:j i~ ~~ I
, I
n ~l ....)__~
".1.;'1 L- _ _ - :U
l.\::
! i~--- T
.' L___
. -f
i'l
~-----:
(F~ =-:-:-:-
:~L - _ ~.~
:'~
"J I ;....:..o.ooO....,.OIc ioJ"':'"
,
.,
"
I /
I
__-' _.,1
",..I IlL
-:-:1 11--
",:Ifil,
"." I :~__
~~~ I 1 II
- I ~ i I
I I I I
-::-1- j I I ';
J\/;A .,-\
", \ ~ \/'-~
~~ \ ~ ' ilil:8
\ ~ .\'
li",>. .
\.~ tIIiX;;:...... .-i~"I
\~\~ --... ___.....J ,i
\\{J. / ,,/1 ,
\ \ ~
"~i.,~.(,. .\'~ / - - i i!! ~
_ _ ~. -nl1~ "':8
~ i \ ~ ',--.-ti { I :~ '
~ ~ !I.\~
~ ~ ,.~l;- \ j
",g liS ~ \ ,,;"'-: ~
;i ~ ~ \ ,,~~ z ~:
~1\. ~ " 11 ~ji18
li~~\
r ;r; \J' lB'A3S 'NVS .a !i~
i ! ~.~ ~
I //~ii
/~ ,;>.
/ I i tn~j;\
I
I
e
e
i
........./
\
\
0 I
'\ 151
i ~i
-'
/".~
/
,-: "
: ( ~~
~~lI)
. '
'l~i:
'.
\ \ \ -
\ \ V~
---,) \ ("
/'\ \ ~--
--- \ \ \
I I \ \ \
)./ \ \ \ \
q.> '-d \ \ ("~'
- / /--- ~Jr\; ~
:.:I . ~:
~~~ n ",;;;:8~. ' \\
I.' 210. "~, "'. \ \;
:::\' h!~ \ \
\._~ \ L---
l. --' \ \
'I' i L
L I
If! [\1
il~L----
ii!
In r
,-' 1j I
,(/ ~~ ~I ~~ It
li~>\ ~",> t
~S~HI d \ = II t
\ ", _ !' t,
\ . I iI
% ,;;\~ lii I
I " JO '" I'
0: ,ifll"' - j
i~"fll.... I ;; -lIt
~ ,,~~ . 11,--
~~~ )} l /"\ ! : !L-
M~,,__'_1J3T~~'..L/ ~~!li' i~~/~;---! i. i~-
\, C-' ~,//I- fj-~ ~ - I : L -
-,...<<>'_~ ._=, - .' ~'&!~/ '. . ',1
133ll1S;' ' / I.: . I
NAdOI"--, I \~ l....--
~ ;
~ -0---
'-
\
I I
\;. -") :
~~i
~IO ::I,.
Jiil, "'~
; . Ii --:;-
,>' >
\ .~~~~ .,--
,- . )
I
I '
,/
'I \
\ i!
-, \1
V \-', \
/ \"')
o ,...J I \ /
~ '.~ i:
:1\" /
(] .'
/-"1--/
- ~~ - ...--------
/ "
J-.
--
-" ~-~\--
e
. -
I
Cl
z
1:5
w
-'
I
.
^
/ "-
"-
"
--r-
I
I
_..l_-,
I
I
I
I
I
I
I
I
I
__....J
Q.
C ii c ;.0:-,
gj ~ c[ ~[
~ ~~t')
a:: a..:;:;
(.)ls41::lu..
>-"--8'>,0
~ .- 5
~lr.EN
i5 t~ I--
(.) c:4>W
5 a: w
(.) I
(/)
~ i
{ I
~ -'
: ,1 j
'" 1i~ I
.. ':li:= i
, Ui i
~ u~ .
o
z
n.
<(
(/)
\
\
\
\
\
\
\
illi!!!
, ,
i~i
I~'
N'
1:
I.:
I~i
~,
I':::'"
,~,
~ J
* ~
I
I
I
I
;/ ,
"-I-)
T ,,'
.J
MN
)
1'.....\
_ ~ll
~-
", '
li",>
",,,,Z
z
'1l1i
xjj:B
::E,I
";",>
Vlo:Z
-.-..-
MN,
H
"
/
~.
,4' "._.J" --. "rili
:Ji I"'" "-
('-J4~ \,
MN
--
---------~
r
r
I'
I
(~---=:~
I
'I ~--
I
i
]t. ~
~ ~ t
H!
- ~ ~~
m~ ! HI
It~i ; ~~f
~ ='0
~ ~
:i ~
~ ~
~ t~ ~~I
(7j .s g' !
~ 5=0 1"")1
c:: o..~ tJ
()~"'c..? OJ
~ ~:2 ~ I
.... c:: 0 1"")1
Z ~.5 j
is z.; tj
u 3e w
80.. :r::
<n
e
:~
o
z
'"
c..?
'"
...J
~ <;
~.}
i~ti
t~!!
~S!eg
! r
f i% I
" n~
. ~~..
~~ ti;
..~
il!l~
~ ...
~-o-
(
\
\\\
'\'\\v/
i- ~'1""1L .> ('/
: ~,,^: L== ===//x\~\~\\\--
i IT i il \\
, I
, :\1, I I I I I I I I I \ '\
',,! I r -r, I /' ,I I I ~ I ,I / ' I, ," \ ,I\; \
'I I I '1--":' I I .; 4,1 (+.; \ II II\'.:
l\f~ \ ~~i~OO S? = \ ~ i ~ /~.~ h"~~- \\\ \ ^
I 'm' \.~. . . . /' 0> '.\ "~I''''''' I...f I.... f ~ ~ ~.".h!" ,\\/ "-
\il.\I" l'il I..~' ~ -;.> '. '_ I' v "-
\\~~: \-i ~I ~"'; ~~ "J.33liL~'" "" '~\\ ~~ \1\" l, - - -'
\ ~\> \;\_~ ~,~ 1 f ~ ~'.' \o'.r ~ [ffii1 I to" .CCii'1 'l'Iiil fO'iii1 ~ ~\. 'r\.. C"
,~~i~~~~r(~;e-J :J~ ~ ~~\~i :~ 0 llt====
"-'W\\ 87)-r"/ \~ ~ ~ ~ '.....1 ~ ~ ~ ,...} ill Ii , N 'liUl.!
Ilil' N ~ ~I '. -....:...--- ),. -,'- N if r--,--
iii'i I~: i. / _ ' , -NElSGAH- "'""""' ----"-l- ( ~.' I") i i I
b~ ,~. i~: 'J ~ I . . Z1 'nJ "L N I,.' i : I
~ -dnl~' i'Yf !.....i.!~ ,.....1 ,....., . I.....; I.......f. ~ ..ill Ii; :'\ i 1'/' t ..J
,~\ ~ ; ~ ' ,LJ L-J ,~' " , L-J L-J c.L-J '---Y 'w ~ \. r:- - ---,
) \,:lr...Y., ~. I N,/ I'") - ';;;--;... <0 ~...,,/ OJ 0> '.' i~l i i Ii I
k;< ~I ~I!::' .!2--, !!l,,::t !2 N - t:J. J, illi I
II' _.., -, ' in, " . ", " ,( \ ., ~v i!U I
, I ' .-::; \ ' .!!!!: \~ .!!!!: c.!!L -.!!L ...., \...'-1 ... ..... : i.i. ' /---. . it, I
JI. ::;/ ~' ' /--, ' ... .\ I "r -;f I
r', ", " :"_-"-!3,:US':' = ~:- ~: ~ :;,\ I
!.- c-. I
,
I
I;,- - - - ..J
~---
~ /, ,.L--MN- \-.......;.33tIi ',\ ~ - ~ NO.lN9lll; ~----, . L _ _ _
,/ ~"\\\" / ,~ 'w '...,,,.:--- .",\ ",'I
/ ~\ '-.'- --- "~""iii- I >' /'_ -_ - ~ ..... / lt1'
'i!'., \Y,:.... ,,,!, -=- =I~: / ~--- L:~..~ ,:> ,I J,L___
'__ .. _' - _~, ,.' i!i' 1'9-" 0> 00 _ ~ <0"
<0 f.()...7;;,- ~ ;" -,- . ' ,1: I I
.. \' d--- /NltdOf.;.";==::C::::: fI ~
, .:-:'; ''';'; ... MN ~~7___: .. ~ '= ~...~= '. _ -- h\: (r
__ ~. -' __ __ __ -,i.- __ __"" / ~ ,...- Ii" ~
1 " I"~ I
, ./
ii ij
I' "
~~i~~~
~~~~~~
tl~i!~j J(
:.t~~5sa ~ ~
IE
, ' I i
:dJd
~ ill
~~~~
~~z;t
m~
~ I,' i'
! II i
''''I Ii
~i Ii
~l I!
e
"
e