HomeMy WebLinkAbout6.l. Request by D.R. Horton for the Approval of the Prestwick Place 4th Addition, etc. I '
4 ROSEMOUNT EXECUTIVE SUMMARY
CITY COUNCIL
City Council Meeting Date: August 6, 2012
AGENDA ITEM: Case 12- 13 -FP; 12- 14 -FDP; 12- 15 -AMD
Request by D.R. Horton for the Approval of
the Prestwick Place 4th Addition Final Plat, AGENDA SECTION:
Planned Unit Development Final Site & Consent
Building Plan for 28 Lots, and Prestwick
Place 2" Minor Planned Unit Development
Agreement Amendment.
AGE DA NO.
PREPARED BY: Eric Zweber, Senior Planner
ATTACHMENTS: Location Map; Resolutions; Prestwick APPROVED BY:
Place 4 Planned Unit Development
Agreement; Amendment to the Prestwick
Place 2 Planned Unit Development
Agreement; Final Plat; Preliminary Plat;
Grading Plans; Utility Plan; Landscape
Plans; City Engineer's Memorandum dated
July 13; Fire Marshall's Memorandum
dated June 17; Excerpt of the July 10
Planning Commission Minutes. OA)
RECOMMENDED ACTION: Motion to adopt a Resolution approving the Final Plat for
Prestwick Place 4 Addition.
Motion to adopt a Resolution approving the Planned Unit Development (PUD) Final
Site and Building Plan for Prestwick Place 4 Addition.
Motion to approve the Planned Unit Development Final Site and Building Plan
agreement for Prestwick Place 4 Addition and authorize the Mayor and City Clerk to
enter into the Agreement.
Motion to adopt a Resolution amending the Planned Unit Development (PUD) Final
Site and Building Plan for Prestwick Place 2" Addition.
Motion to approve the Amendment to the Planned Unit Development Final Site and
pp p
Building Plan agreement for Prestwick Place 2 Addition and authorize the Mayor and
City Clerk to enter into the Agreement.
ISSUE
D.R. Horton has submitted applications for approval of a Final Plat and Planned Unit Development
(PUD) Final Site & Building Plan for approximately 10 acres located directly west of Akron Avenue
(County Road 73) and north of Connemara Trail. The development, named Prestwick Place 4 is the
second phase for DR Horton and will construct 28 single family homes with a minimum of 65 foot
wide lots.
PLANNING COMMISSION MEETING JULY 10, 2012
On July 10, 2012, the Planning Commission conducted a Public Hearing regarding Prestwick Place 4t
Addition. No residents spoke during the Public Hearing.
Following the Public Hearing, Chair Powell and Commissioner Miller inquired about the private utility
easements and public infrastructure and right -of -way that affect the design of the subdivision.
Commissioner Miller asked for a more thorough explanation about the screening of Akron Avenue.
Mike Suel, of DR Horton, explained that DR Horton has installed more landscaping than was
required along Akron Avenue in Prestwick Place 2n Addition to provide better screening for his
customers and the City's future residents. Commissioner Husain asked for an explanation of a side
entry garage design.
The Planning Commission unanimously recommended that the City Council approve the Final Plat
and Planned Unit Development Final Site & Building Plan for Prestwick Place 4 Addition.
SUMMARY
D.R. Horton received the approval of Prestwick Place 2 Addition Preliminary Plat on July 19,
2011for 127 lots with a minimum width of 65 feet. Last fall, DR Horton developed the Prestwick
Place 2n Addition Final Plat to construct 29 single family homes on approximately 12 acres located
directly west of Akron Avenue (County Road 73) and north of Connemara Trail. Tonight, DR
Horton is requesting the second phase of their development, named Prestwick Place 4` to construct
an additional 28 lots on approximately 10 acres located directly north of Prestwick Place 2n Last fall,
Lennar received approval for Prestwick Place 3th Addition to construct 27 lots to the southwest of
Prestwick Place 2n
Staff supports approval of this final plat and finds that it is substantially in conformance with the
approved Preliminary Plat.
Surrounding Land Uses
North - Agriculture and the Union Pacific rail line
West - Agriculture and the Bloomfield single family housing
South - Lennar single family homes, future commercial, and future City Park
East - Ryland single family homes and future apartments and townhomes
D.R. Horton is proposing a 28 lot subdivision on approximately 10 acres roughly rectangular in shape
located north of Prestwick Place 2 and west of Akron Avenue. The final plat will create 57 of the
ultimate 127 lots for DR Horton. There is a pipeline easement that runs along the southern edge of
the plat. The plat provides a connection with Akron Avenue at 141" Street, directly across from the
access to Ryland's Greystone subdivision. Prestwick Place 4th will connect to the existing Abbeyfield
Avenue in Prestwick Place 2n which provides access to Connemara Trail and County Road 42 to the
south.
Residential Density
Additional Akron
Prestwick Place 2°` Units Gross Avenue Right-of- Stormwater Net Units per
Acres Ponding Acres Acre
way
Preliminary Plat 127 46.2 0.41 2.53 43.26 2.94
Final Plat 28 10.03 n/a n/a 10.03 2.79
Single Family Housing
2
DR Horton's approved Prestwick Place 2n Preliminary Plat has 127 lots with a minimum width of 65
feet and side yards setbacks that total 15 feet. These dimensions would result in building pads 50 feet
in width. The 50 foot building pads will allow the construction of homes with three car garages. Due
to the increased density of the neighborhood and to be compatible with the other single family homes
recently approved in the City, staff is recommending additional front elevation design standards
beyond that required in the Zoning Ordinance.
The Prestwick Place 2n PUD included additional front elevation standards of either 3.5 feet of brick
or stone wainscoting or a front porch extended over at least 30% of the front facade. Ryland's
Greystone PUD included those two options and an option for a side entry garage. Staff is supportive
of adding a side entry garage as a third elevation type for the DR Horton project. Additionally, DR
Horton is requesting a fourth option for the Prestwick Place 4 PUD to allow for a mix of siding
styles, such as shake, scalloped, or board and batten siding in addition to the traditional lap siding.
Staff is supportive of this request and including both a third and fourth front elevation enhancement
option of having a side entry garage or no more than 70% lap siding. Staff will be making changes to
the 2n Addition PUD agreement so new structures in that addition may also have the four elevation
options.
Staff is processing this change as a minor amendment to the PUD. A minor amendment can be
administratively approved but the change in contract, the PUD agreement, must be approved by the
City Council. Both the new 4 addition and the amended 2n addition will reflect the above elevation
options.
R -1 Low Density Residential Prestwick Place Preliminary
Zoning Plat Zoning Standards
Minimum Lot Width 80 Feet 65 Feet
Minimum Lot Size 10,000 Square Feet 8,750 Square Feet
Minimum Front Yard Setback 30 Feet 25 Feet
Minimum Side Yard, Setback 10 Feet 7.5 Feet
Maximum Lot Coverage 30% 35%
Street System
The Final Plat depicts the construction of four streets, labeled Abbeyfield Avenue, Street A, Street B,
and Street C. Street A, which will be named 141 Street West, will provide Abbeyfield Avenue access
to Akron Avenue. Abbeyfield Avenue will connect with the existing homes in Prestwick Place 2n and
provide the street frontage for Lots 1 through 9, Block 1. Street B, which will be named Adair
Avenue, will provide street frontage for the remaining nineteen lots in the Final Plat. Adair Avenue
will not be extended into any future subdivisions. Street C will eventually be connected to the existing
Abercorn Avenue within Prestwick Place 2n but within the current subdivision will provide a
hammerhead intersection for emergency vehicles to turn around at if they need to serve the residents.
Abercorn Avenue will eventually be extended to the northwest and serve the property that is north of
Connemara Trail and between DR Horton's and Bloomfield neighborhoods.
The typical street design for this subdivision is a 32 foot wide street with a sidewalk installed on one
side of the street. This typical design meets the City's standards for a street that allows parking on
both sides of the street.
3
Future Phases
At least two additional phases will be needed to finish the 127 lots that have received Preliminary Plat
approval. There are 24 lots that can be served by completing Abercorn Avenue from Adair Avenue to
Abbeyfield Avenue. The remaining 46 lots may be completed in one or more phases. The street
network for those remaining 46 lots would provide a second access onto Connemara Trail and the
accesses for future development to the north.
Parks and Recreation
No parkland is anticipated to be dedicated within the Prestwick Place 4 Addition. There is a future
City Park located directly south of this subdivision and the future Connemara Trail extension that has
been approved during the original Prestwick Place preliminary plat approval. This future park is
anticipated to serve the entire Prestwick Place neighborhood located west of Akron Avenue including
D.R. Horton's subdivisions. D.R. Horton is expected be pay a fee -in -lieu of the 1.12 acres of parkland
that would be required to be dedicated per City Code. The current fee is based on a land value of
$85,000 /acre, although that rate may change in the future. The fee -in -lieu paid by D.R. Horton will be
based on the City Council adoption of the fee schedule.
Access to the City's trail system will be provided by the trails that will be constructed along
Connemara Trail and Akron Avenue. Within the subdivision, pedestrian access will be provided by a
sidewalk on one side of every street including the cul -de -sac.
Wetlands
There are no wetlands located on this site.
Tree Preservation
The majority of the site is currently being used as agriculture and is devoid of trees. There are some
trees located around the former farmstead but the examination of these trees found many box elders
and no heritage trees as defined by City Code. The tree replacement requirement for this area was
addressed and fulfilled in the original Prestwick Place preliminary plat and nothing additional is
required with this approval.
Landscaping
The landscaping for the subdivision includes berming and landscaping on the Akron Avenue frontage
and trees planted on the individual lots. The Akron Avenue frontage will have 4 foot tall berms,
deciduous trees spaced evenly along the property line with the roadway, and a minimum of three
evergreens on each individual lot abutting Akron. Any fencing constructed on any of the lots would
need to be located with the landscaping outside of the fence and between the fence and Akron
Avenue.
Trees installed on the individual lots will include one tree for each interior lot and two trees for each
corner lot. The trees will be installed after the lots are developed and final grade has been established.
Trees will be required to be installed in locations that do not interfere with curb stops or individual
sewer or water connections. The subdivision does not expect to have a homeowners association so all
the landscaping would be installed on private property and the individual homeowners would be
responsible for their landscaping.
Stormwater Management
4
Stormwater management is proposed by a stormwater pond and infiltration basin located just west of
Abbeyfield Court and southwest of the intersection of Street B and Street C. The City has taken
drainage, utility, and conservation easement over the 100 year water elevation of the pond and basin to
allow access and maintenance of the pond but the private property owners will be responsible for
mowing the property above the 100 year water elevation and any trespassing or refuse on the property.
Commonly, stormwater ponds and infiltration basins are platted as outlots and maintenance
responsibility usually belongs to the homeowner's association, but because this neighborhood will not
have a homeowner's association, the private property owner design is preferred. This concept is
generally acceptable to the City Engineer and addressed in more detail in the Engineer's
Memorandum.
Additional Public Works and Fire Marshall Comments
The City Engineer and Fire Marshall have prepared memorandums of comments regarding the plat
and they are attached to this executive summary. Most of the topics within the memos have been
discussed in the previous sections of this executive summary, but the memos provide greater detail for
the developer and the developer's engineer.
RECOMMENDATION
Staff recommends that the City Council approval of the final plat, the planned unit development
final site and building plan, and the planned unit development agreement for Prestwick Place 4
Addition and approve the amendment to the planned unit development agreement for Prestwick
Place 2n Addition.
5
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2012 -
A RESOLUTION APPROVING THE FINAL PLAT
FOR PRESTWICK PLACE 4 ADDITION
WHEREAS, the City of Rosemount received a request for Final Plat approval from D.R. Horton,
Inc. concerning property legally described as:
Outlot B, Prestwick Place 2n Addition, Dakota County, Minnesota.
WHEREAS, on July 10, 2012, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the Final Plat for Prestwick Place 4 Addition; and
WHEREAS, on July 10, 2012, the Planning Commission recommended approval of the Final Plat
for Prestwick Place 4 Addition; and
WHEREAS, on August 6, 2012, the City Council of the City of Rosemount reviewed the Planning
Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Final Plat for Prestwick Place 4 Addition, subject to the following conditions:
1. Conformance with all requirements of the Prestwick Place 2 Addition Preliminary Plat.
2. Execution of a subdivision development agreement for Prestwick Place 4 Addition.
3. Compliance with the conditions and standards within the City Engineer's Memorandum
dated July 3, 2012.
4. Compliance with the conditions and standards within the Fire Marshall's Memorandum
dated July 3, 2012.
5. Compliance with the conditions of Dakota County Plat Commission Approval.
6. Payment of fee -in -lieu of park dedication at the time of building permit issuance at the rate
established by the City Council at the time of building permit issuance
ADOPTED this 6 day of August, 2012, by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Amy Domeier, City Clerk
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2012 -
A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD) FINAL
SITE AND BUILDING PLAN FOR PRESTWICK PLACE 4 ADDITION
WHEREAS, the Community Development Department of the City of Rosemount received an
application from D.R. Horton, Inc. requesting a planned unit development (PUD) final site and
building plan concerning property legally described as:
Outlot B, Prestwick Place 2nd Addition, Dakota County, Minnesota.
WHEREAS, on July 10, 2012, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the requested application; and
WHEREAS, on July 10, 2012, the Planning Commission recommended approval of the requested
applications, subject to conditions; and
WHEREAS, on August 6, 2012, the City Council of the City of Rosemount reviewed the Planning
Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the planned unit development (PUD) final site and building plan of Prestwick Place 4
Addition, subject to:
1. Deviations from the R -1 zoning district are granted to allow a 65 foot minimum lot
width, 25 foot front yard setbacks, 7.5 foot side yard setbacks, 8,750 square foot
minimum lot size, and 35% lot coverage.
2. The front elevation design shall include one of the following elements:
a. Three and a half (3.5) feet of brick or stone wainscoting, excluding doors,
windows or the wall behind the front porch;
b. A front porch with railing that extends at least 30% of the width of the front
elevation, including the garage;
c. A side entry garage;
d. Or no more than 70% lap siding, excluding doors and windows.
3. Trees installed on individual lots shall be planted in a location that does not interfere
with curb stops or individual sewer or water connections.
4. Fences on lots adjacent to Akron Avenue shall be constructed so that proposed
landscaping is visible to the public, outside the fence and between the fence and
Akron Avenue right -of -way.
5. Compliance with the conditions and standards within the City Engineer's
Memorandum dated July 3, 2012.
6. Compliance with the conditions and standards within the Fire Marshall's
Memorandum dated July 3, 2012.
RESOLUTION 2012-
7. Compliance with the conditions of Dakota County Plat Commission Approval.
S. Payment of fee -in -lieu of park dedication at the time of building permit issuance at
the rate established by the City Council at the time of building permit issuance.
ADOPTED this 6` day of August, 2012, by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Amy Domeier, City Clerk
2
DECLARATION OF COVENANTS
AND RESTRICTIONS
PRESTWICK PLACE 4 th ADDITION FINAL SITE AND BUILDING PLAN
PLANNED UNIT DEVELOPMENT AGREEMENT
THIS DECLARATION made this 6 day of August, 2012, by the D.R. Horton, Inc. —
Minnesota, a Delaware corporation (hereinafter referred to as the "Declarant ");
WHEREAS, Declarant is the owner of the real property as described on Attachment One,
attached hereto and hereby made a part hereof (hereinafter collectively referred to as the "Subject
Property "); and
WHEREAS, the Subject Property is subject to certain zoning and land use restrictions
imposed by the City of Rosemount (hereinafter referred to as the "City ") in connection with the
approval of an application for a master development plan planned unit development for a residential
development on the Subject Property; and
WHEREAS, the City has approved such development on the basis of the determination by
the City Council of the City that such development is acceptable only by reason of the details of the
development proposed and the unique land use characteristics of the proposed use of the Subject
Property; and that but for the details of the development proposed and the unique land use
characteristics of such proposed use, the master development plan planned unit development would
not have been approved; and
1
WHEREAS, as a condition of approval of the master development plan planned unit
development, the City has required the execution and filing of this Declaration of Covenants,
Conditions and Restrictions (hereinafter the "Declaration "); and
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development, Declarant desires to subject the Subject Property to the terms hereof.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held,
transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions,
hereinafter set forth.
1. The use and development of the Subject Property shall conform to the following
documents, plans and drawings:
a. City Resolution No. 2012 -xx, Attachment Two
b. Prestwick Place 4 Addition Final Plat (3 Sheets), Attachment Three, Four,
and Five
c. Development Plan/Overall Preliminary Plat (Revised 06/30/2011),
Attachment Six
d. Preliminary Plat (Revised 06/30/2011), Attachment Seven
e. Final Grading & Erosion Plans, (Sheets 2 through 5 of 8; Revised
06/11/2012), Attachment Eight, Nine, Ten, and Eleven
e. Preliminary Utility Plan (Revised 06/30/2011), Attachment Twelve
f. Final Landscape Plans (2 Sheets; Revised 06/30/2011), Attachment Thirteen,
and Fourteen
all of which attachments are copies of original documents on file with the City and are made a part
hereof.
2
2. Development and maintenance of structures and uses on the Subject Property shall
conform to the following standards and requirements:
a. Maintenance of the stormwater basin, infiltration basin and associated
stormwater infrastructure necessary for the long term operation and function will be
performed by the City. All other maintenance including but not limited to garbage
collection, or landscape replacement or the like shall be the responsibility of the private
property owners. All maintenance of the stormwater basin and infiltration basin shall be
the responsibility of the City after the basins have been established.
b. Maintenance and replacement of trees and landscaping other than that
associated with the stormwater basin and infiltration basin described in standard a. shall
be the responsibility of the abutting homeowner.
c. The front elevation design shall including one of the following elements:
1) Three and a half (3.5) feet of brick or stone wainscoting, excluding
doors, windows or the wall behind the front porch;
2) A front porch with railing that extends at least 30% of the width of
the front elevation, including the garage;
3) A side entry garage;
4) Or no more than 70% lap siding, excluding doors and windows.
d. Fences on lots adjacent to Akron Avenue shall be constructed so that
landscaping is outside the fence and between the fence and Akron Avenue right -of -way.
3. The Subject Property may only be developed and used in accordance with
Paragraphs 1 and 2 of this Declaration unless the owner first secures approval by the City Council
3
of an amendment to the planned unit development plan or a rezoning to a zoning classification that
permits such other development and use.
4. In connection with the approval of development of the Subject Property, the
following deviations from City Zoning or Subdivision Code provisions were approved:
a. Section 11 -4 -5 F. 1. R -1 Minimum Lot Area: The minimum lot area shall
be 8,750 square feet.
b. Section 11 -4 -5 F. 2. R -1 Minimum Lot Width: The minimum lot width
shall be 65 feet.
c. Section 11 -4 -5 F. 4. R -1 Minimum Front Yard Setback: The minimum
front yard setback shall be 25 feet.
d. Section 11 -4 -5 F. 5. R -1 Minimum Side Yard Setback: The minimum side
yard setback shall be 7.5 feet.
e. Section 11 -4 -5 F. 9. R -1 Maximum Lot Coverage: The maximum lot
coverage shall be 35 %.
In all other respects the use and development of the Subject Property shall conform to the
requirements of the Paragraphs 1 and 2 of this Declaration and the City Code of Ordinances.
5. The obligations and restrictions of this Declaration run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the City of
Rosemount acting through its City Council. This Declaration may be amended from time to time by
a written amendment executed by the City and the owner or owners of the lot or lots to be affected
by said amendment.
4
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
DECLARANT
D.R. Horton Inc. - Minnesota
By
Its
(SEAL)
STATE OF MINNESOTA )
) ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
2012, by , the , for and on behalf of
, a , by and on behalf of said
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
CITY OF ROSEMOUNT
2875 145 STREET WEST
ROSEMOUNT, MN 55068
651- 423 -4411
5
AMENDMENT TO THE PRESTWICK PLACE 2 ADDITION FINAL SITE AND
BUILDING PLAN PLANNED UNIT DEVELOPMENT AGREEMENT ADDING
ADDITIONAL FRONT ELEVATION ENHANCEMENTS
THIS DECLARATION made this day of , 2012, by and
between the D.R. Horton, Inc. — Minnesota, a Delaware corporation (hereinafter referred to
as the "Declarant "), and the CITY OF ROSEMOUNT, a Minnesota municipal corporation
(hereinafter referred to as the "City ");
WHEREAS, Declarant is the owner of the real property described on Attachment One,
attached hereto and made a part hereof (hereinafter referred to as the "Subject Properties ");
WHEREAS, the Subject Property is subject to a Planned Unit Development Agreement,
"Prestwick Place 2 " Addition Final Site and Building Plan Planned Unit Development
Agreement" dated July 19, 2011, (hereinafter referred to as the "Planned Unit Development
Agreement "); and
WHEREAS, Declarant wishes to amend the Planned Unit Development Agreement as
hereinafter provided, which amendment has been approved and consented to by the City of
Rosemount, acting through its City Council, as evidenced by the duly authorized signatures of its
officers affixed hereto.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be,
held, transferred, sold, conveyed and occupied subject to the covenants, conditions, and
restrictions, hereinafter set forth.
1. The use and development of the Subject Property shall conform to the Planned Unit
Development Agreement except as modified herein.
Paragraph 2.c. of the PUD Agreement shall be replaced with the following:
c. The front elevation design shall including one of the following elements:
1
1) Three and a half (3.5) feet of brick or stone wainscoting, excluding
doors, windows or the wall behind the front porch;
2) A front porch with railing that extends at least 30% of the width of
the front elevation, including the garage;
3) A side entry garage;
4) Or no more than 70% lap siding, excluding doors and windows.
2. Except as modified by paragraph 1 of this Amendment, the Planned Unit Development
Agreement shall remain in full force and effect.
3. The obligations and restrictions of this Amendment run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the
City of Rosemount acting through its City Council. This Amendment may be amended
from time to time by a written amendment executed by the City and the owner or owners
of the lot or lots to be affected by said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
DECLARANT
D.R. Horton, Inc. - Minnesota
By
Its
STATE OF MINNESOTA )
) ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
2012, by , the , for and
on behalf of D.R. Horton, Inc. - Minnesota by and on behalf of said corporation.
Notary Public
2
This Amendment is approved and consented to by the City Council of the City of Rosemount.
CITY OF ROSEMOUNT
By:
William H. Droste, Mayor
And by:
Amy Domeier, City Clerk
STATE OF MINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this _ day of , 2012,
by William H. Droste and Amy Domeier, the Mayor and City Clerk, respectively, for and on behalf
of the City of Rosemount, a Minnesota corporation, by and on behalf of said corporation.
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
City of Rosemount
2875 145 Street West
Rosemount, MN 55068
651- 423 -4411
3
ATTACHMENT ONE
Legal Description
Lots 1 through 19, Block 1; Lots 1 through 8, Block 2; Lots 1 and 2, Block 3
Prestwick Place 2n Addition, Rosemount, Minnesota
0 fi i
0*E
t °
CD Z
1
2 s
1 1 s E,
11 a
a 1 1. '74
' Oi 11's
a 1,i11! 1 .1112 1
-4
...,,
Vi
- n'
Z& 1
.,,..,'
q ,
g to,
V ., t,
g t -.1 F g ,;2
• -.
' ,••
Izt-,
'0 L. 0.- 2,..-,
4 0 l'i N
L' ,i,-1+1 '22 1, 2 ••Rz' ‘0•
0
1.11 2 ,'_.' . • W.: t '
'E tZ, z • =9 0 o ,.. 8 •1
,o tO•O' ' 4,,,,,I ,i
....., -,
CZI g
. ,
' t -
.,,
kl' g-,,, 1; tig ; :1E, °: il •„,, .._
F.; z••' 1,'
&, t ' 'ZP , 1 .-'`- ''' ,,Z, ` t '•
1.■ 0
Nir z,F,-
Liu
C.)
...J1 ,
k t'
C.) t
,E , EL
, ,
....
t
,_.,, .
, ., :,, . , .„.,1
,
, t...
_.„
„Iv 1
0),...._ 1 ,1 , 1 ? —S-0
1 41 § 1 i E
iia , 35
14.. e ,„, ,-,•
-!. 1 'E i g
,
4 ''L g O t ,O,S -E .1;4: ■:1
I
1 .O
•i i?; ,E• k , ,. 3 ..gi -, ' E
i g
ot19-0.,
i ‘ 6 ti 11 E. 1i2t
' 11 sq •a, 1 ",3 .1 1:'a . ;2 1 -
ti ii ', ,g• -,-', ;41;;;'
6°0 Oh
0 E ts'
kVi 11
l'a . ■ ;4”Sg.; 6 -oll ilW
'
3
a N00 °05'05'E . � � oOD o
—44.75 sa'y'`ea N
— - -- — — — — - 10 Z££ .SY,LZ - Z d '
0 ^
S8'SSZ 3Sb,LZ �� -- — — — - -- — c c '�
3 S0.S0 °OON \ C:"' y
L. OO'OL - ° j� 1 I I E E 0
�2 3
3I 3 $ -rf, 1 w I _ z2
2 I 0 0 2 - :.‘R`" ° c _°
2 I n ry o g.3 F'
' a- ra a
1 % y ^ .9 `°
�Nh �, a N o a
2
/ m o. jai
3625'W L - -- w °on °'
N05 °
w i'� \ \ '°e\nN '&c 1 z;
"=$ - 1 1 of N08 l2 -
V 1
i
of
\ ... '',,,,-; \,_ ------ 1,..1,
�_� W I b
m I
\ : 1 '� r
> N
I
m ° Z
O R >
N
O Nz h - C7 p /
Q R ,7 N r
C7
M
\ h p c �
/ � o'h N • a . a3'
Q V 2 .
W \ 0 . � °° 30 / / ?b4
o n
2 \ o' &
y
N °m OZ i/� ry
LIC o z zr ; / / A
S. § / / / i
° X / 1 ~
Zp� b0 / p ° /
o y ,,•'s r ,
4'
` N. l / /**
y A
2.'s s / / bo / •
.' I 2 /
0- � / , 0 /
— fr QZ \ � / / /Y `
°ry / /
o I � Or g ,`s / / •
rti 0-
'94, / /
_I
" 0 k
0 o
I 1;
4 3,0,50 XI
00N . o __
3.54,Z ZOZIT 3.51,Lt00Al
ZOON :.1 „, ,.; a , gr
k , - I I I .c ;•''',
■ I, 1 1 I I i
.,
1
N,0 O. 2 ,I1 I ' y.: ,-' ■ ,
21 - ',, - 1 ..0.--- ....!.'-‘ ' ` , ■ ,
' I -,,, \ 1 0 • O 1 1'1'1' I I
C3 ,
liq I
' I
I \
X Ooo, _o 1
I ,
IS% •Ct o
, I
IV I-----,
I t
---- I ,
1 O
, N ,
ICC ■
■t, .e ,
?i, 1
¢ , ,
, .
- 1 flu
. ' g;
`z , " oz■
to) 0
I ;IA
, \
\ 2 \
,- - -
J -
(r d ..
- - - -___-- - -
- 1
1 ,
Ova 1 -2Jc. ■-,'_''_- -- - , 3, ,
+, f
13 L 4 , v, _--° ':0 ":',,,
1.g ; ,°"; ; .'-'■ '-,-,,,,,, \ s , ---- .,,s ,,, ,
‘',-;-:, -,‘„ s • ,„3 , ,, ,,e
g' L., ,,'„' ' 2 - ''-' ■
-•! ',. t S'! % , - .4 \ \ .--''--- - ' \ ' . '''..
----
-.., , --- ,,,, t,,, . , 0 •`; ' ,f; ,
„
•-•°.\ A rp
0
■ °,,,. ,,,,4- , ,s ,
s _
o = n g
.'g en
z
o
:; { o ff $
$ k R e 41
ii a a 0 U C
.i< Y e u : d' 'a�
„ , 6 \, v . a zN „ \ a 0S V d {�
�' aa ti "m:a N Y h ` '8 ^RaNh,T, $ g 'SM 1 Nryh2•ci - 4 . 3n :RRB° e�"v`Nh :R e e ,. M., O H CO I u e P4
a ,, % {t. a zi
E � x, , s° g •., S: ., o a °s 3 N " a"
6 .11 5A $ ° 1. as R 8 R $ A �ei � a
0 300 `sy ? } °a y � > o? ; `? > a `s @ n s ` ` .
�°'a NyN `?2: �s ��oa »t s aVx �, as Bil € aa1 ` 1.
.i a
u N a O: ' a = °,1"" 0 0: i_ $a "`-'31i1. h 8 G ! _ a 0 -4 , a ° ° ° 8 fi 5;
` N `§ ` aE ''sa a - ' ^ h a "a9 °' a s' € °a °R° oR €,xh s. 1/ A
• S : q‘2.0 a ;,-",,Ii„ a4 2 1 ;=.-0 , . �$ t i.tgl& i t �$
,0 e &a$ - atit ,0 - 1 i sh „ ya?
a s » » < 3, ° _ �' $ �' �, X
' s �$��'' „ S a »e ¢ �� ,,1,? „L:1.3 i iy i r O,9s$ulu) .3 911 HAOarc��° -,9ie gaR S I 2 .i U
a§
0
o
it
X1 3
A
k x i , ' 1 F
d o u
k
i
\r �6 a
1 j
-1 max'
— P ®, k \
v P d� a z ?
a . sue/ \:” o .;
isj Cia op j. r
*. 01 1 00 I .?, .-,-,,- ,
\ ) i.1%- O ` / °O. y._ 1 za 3
70 � � /Y �� 14. = h o s ii
f. •� t il 1 '81
f u ps. �1
\ .y c'1fJS� r"
4. 4
\ -11-d ,/ ,
14 C.)
\ ;6 <
HI I
v
F
.. \ _
s
0
b
I
' 3 t
a ;
o N$
zw§.7 .._.°
..:
2 P
g j
zt
9
F, IS' ,:' v '.',Z 10,•.:N:"Q",:;,:
.1 =,',. ,,, : ,,, `;[■ Z
9 J; 2 0
[ 8 - [
- 8 [ i 2 'g U "Ci er
Fi [-■ ,-
I — I -• `-' 1,
5 i
-, ,..-,
I" '-,., I
t ( I A • . 4 4. " 4 , ■ i ,
_
U Ch
l'' ; -; g. 1 •°.' ' , g 2 ''' 2 1
t 47 CD "0
,11
,,•''' .. "54 0 ay Ctt
:,°°gri" 22
1
ELL i Li S gi a !:?.. .
2 0
Z
•
. .
- - ...N -, , , 1 ■
Ci
4 R
I ;
.., i
4:1 a I
8Z9 of ....._ _.. .....,„.
Z11
1 / , ,
vo, m , - , 7 r -- *--7,-
ft I .3 1 8 .1. [P-; d'i :. 1 !, 7 / ."-->-- . 1 s C41
tiF 1 t .: j .:4 ' ift . / z ' i '‘‘.
A
: i „,,,,.■ ,,v, ,n — , ___,,_,,, JO_ .1 I— —1 _,'Imiggni t 4,,,, , ___L,, , , r
,
1- 1----1L.- -,- . , .‘ _._. ,/...,,,
,...) . _
, \ _ ,,. o e ,1•1•LI L ° J 1 [ p O 4100:.,,, .,, ), ) , 1 '
, ■ ,,a, 0 , ,_ _ _,
.I. /
\
1 1 1 1 ! ti s:i
■ r r.:, ,
L AW ' ' ' T - -.....1A-1 _ - - _ ra. r . .•• 1 ; _: , ----'------i' 4 7_, 1 t 7. /// . 1:47,,,' IP! , f , - .1
,__ ...._ . •
- ■ , if .i, ' , ;',„, ----) i e ' . , 8
--- ,,,L.,..
Olt 'I
,..„...., ,
ILO
■ - < -, 4 ,- < -- -, - , j ,_ -- ,: - %T- ,---,:', c, p2 1 ') : A # ''' ,t.,: ' ( - <, s
---',J
,... ' --J - , g - .-J ■---- , ‘.. V , Ari --/ , , ,/ \V,' 0 i , , ,,.- , ..-
L___ _ ii \ \ \ F 2't .--,r_ \_,-. e''...r , -' - *'' ' . /10 r rr /, Pi ■ '' ‘, '/)‘' i ,' 1
/ '---r- r-- ‘ r ' 7 X ' ,•-- .-
. I -,---..--..-\'.:' ,( -1 ' , • . , / / .
0., ._- )-- -As . [1 ) 4e,ab, ' v1 , / , x ,
/
-in \ /
/' / ti
____
g l
‘
, . ,.\\ 8 \•.// /
1 A ' \ / !II
/,4 Ps' '
-- ..., s • ' s
S '',/,, • 004 rr , \ / /// I '
,
V0: ‘,„ ..,,,, , ,
...,-.-
., \ \\---- - - ‘.--'. ,' r s , , /
/ 4.- - ,/,--
. ,
= ..., — s = / 4.--
f r
.1 .
' ,. ...f --- \,,,,,
, I _hi I 1
......
.: . I
Z., 7/
,..
4, / ,/
------- -,'`,.--
/ i -------- ,;(
' . t ' °' '.- lo / ___ -_->-----_....,-
---; i. ■ // -
I 9.
i
,- , -= , / /1 il 1 i IP
//' --/, , '
',1
/ , ,
Pi , i
1
1 i , 1
,
4. 1
c ¢� _ No ;g, € t _ 1 $
D oB -do=g �, r =� - 4° ". „ 1 co EI
= W° � _ 3
_ � - - a', - A - - " .2 ..
g ,I� w _ - w w - " ° o A
°6 i o <s a Wg N z agg W d OR.
ell 4
a '' g 3 o g g m T i Tit 6 s a 8 ff', t 0
"- N obo W 0 !E m von L' - F � ' 2 w o.
:< gW2 - _ m 0 3
W N o ° o o - _ v c
z zag I - - z < noi R•, Cr)
o _ <° _ , E6'; z 'mad 4 2
Y I . , m
0
r G
i; 4 d • L le m t i ts C v 11 / I 1/
II IMU 7r 1 11 13,1 jo g,. ,._. ,...„,„0:7-_, mv , , ; ,, ,:,,,,,,,, i, i
lifi lii)50 . --0 erNIPV -1 r ,,, di i ti t i.
1.
_,0 0 . 1(141 \\IN . 4 0 1c ,,_, , ir isit .,, z , kti i \ 4i , d l i ii i
, ,r--„--, i 1 4 it . ‘ ii 4,,, \-,
` 1-- 1 11 1 ` 1 1 .44— ‘ 4. '"uilil \ ' 1 \li, -■ . / _ ' 1
, , _ 4 i
'At lr � �j 1 4111 5/ `,• � @ ! / i,iss—i ! I'� 1
1 — I 6.- ligr k• 4 il ff- I* / , 4' t
\ I li fo t• ?:. 4,7/Of ti 4 * / 47 11 11/ . 0 ; " "
i Lill g41 \ - '1.-
Lii J 1 le 1:::41 VICW 4 “St af ti i iks ,...._ / A il
/
ai , 1 \ no ---,-,1 ' "1_0 \ ‘ , /$44 ' im 1 \ ...... 7.- k li, • -.. , .4". i /! NI ,1,,.
LLF i � '` `�, fit s � e l�Qy '' /ifii � u
1.1. \ • // ii0,040,-A:\ +, `��, dry /�� /" W , �\ {1 -. T L
i J�
�! �' tf�1 -�N j i ie,�,% Iii � 1
it e
i \''''''' N • ... y , ' I eN ,
\, � i
N
llr
• 11.
y
v:.
n /•/ /: ;66
i
L
N
-
a•:
1 \\/ 6 w . s. ...s..a..._ �....- x.u.c _.> .r.. ._. t.,..u.. ....... .._..x.. ..tiuv r. _..- ..._.., .. rc= w�
1 r _ 952 - '• mc... ...
• 1 -.� :I 952 _�. .. -. h 954' . — --950--
.
• , 6/ y S / f�,'1 C -
I� � " 0 6 9 5 . -2 ,..g.'9„,__'. 1 I _ „ � b � r - - -s 1 i 7 r U 0
fi ' ; ��' i ( / I 9 552 "W I 9516 I 9521 ` I 969.9 � . j' as O f r r• I 9s2 o • /I�� wN� 1 -eo- -_ ,.•, • 1 C� ® '6 H• I y e."'
1 11 ,,7r'.� /•��Y,r! 44 w O 2 ¢5 I � 950.5 ® Q� G ��I C 9® G 95 o.9 G 95o3_C Is G 9 0 V ,,, l '0
U qq c
O � $ i bi 1 .. 958— .. -` • 2 � ....... �>AO . — $ .
� .. / /�� F' •^,,..... I CI) / -1,
9
W o
1 z 11 ,01\
I G O, m \� \ P 9 , 1 �
1 - t� �I .
= a, � \ , _ !�I I 06' /�
�o`� .a �IP 9 96 � °
I mo— y� .' S.. \ X11„ sir s • ° 1r , Q
° o
1,1= -": ----- ":-1 -'
= P P� 212 ; _ o
1 I N � . PI ' L Q _ � liktuL,..7......d
r „ ern , O
5
� „ I.. 1m s 1 4o ` � $. j_ J ,, r a w , . ___ .i-� _ \�
O
1
1 `
P r, 4.
P
r' I . PI '1
I. - _ T
P :- ,, 1 1
�,d■ 5 , m o I
I P I ' - - : -1 , r3-_ t '
s L r • r_. _, to
V
W I .b,- -_. , L m iC O ,c. � \ , t.
it 1 11 = ' O° j''' r "- I� \ \\' � '
m P - ,
J V • '1P ° OZ! ; o q \I`t CCQ M , • N - / •` / ✓ ..
P m
74: T • 1 1 Q6 oo 1 r r-74 _ 1 1It \ P \ \ � :. / d - ,,,, \ ' L ,e; Z g� • a l i di ■
yGg .1 r I �OI \ 1 \ ° '" ''''_",2, :„), J P P / \�a° \ . � S �� ■ //".' � 11 P
P
.,, c l- S ' * \ -,,„ ,, 1 \\ , ,,,,i \ , 0 ,,,, -,, !;,- , $.), 0 .......00 6,, ,,,,40. ,,, __, , ,...-..,-, \\ \\ -,..--)<„,/:,,,,, .4f ../. \ `\ ® g . � ,,. 1. 1 1 d
F di �
c: . a \ .' ' > ..i \\ \ o n o •-\ \ ' n' `
CI', � ,
z o
o�
° s h
v� i w w w z \ .� e G 9� `\ �\ \\ O; � \ . •\ / 2 lit i
o
y
�r
° 5
$ . a P\ oaf c9 °a \ \ ^ \\ \ � \ y �c . j " �1 • gg
F
m`<L,S . a x $ IR %t `�c' ` o \
ry \® .. ii \ Cc � :c a i y f 1
s �,�xs -aw ! P �. ) \ i � � ∎ 1f 2@
W w a�
„ P�PPP� aG \ \\ \ i
� � ';''','(3) a\ \ \ 9 / . \ F • 'f ` ' 44 _ * 4
° o a o 0 0 0 o rc W o g \� @ „ \\ gy b a �\ 9 Y % / \ A 4 l R f ' \/ ./ ;� �' ■
Z
0
a 5 m
o B__ _.. .. c R3 go
F O
WY T.s�' N A q
0 4
— ---- .� '��fi]/"�� - `_tb6 - •N _ _ �
X 9 66 t•66 - �� -1 9•6 •r 94fi II CU
- l '14156 p c }I � o' o 4 � 6 ', J —=' 1 3 / �1
^ m" � I��I CS6 //f °' 74,7----,,, \ \ 9 �e� X , R i �'1 Oj~„) III ✓" Lp
4 ® 1 �et#i kl ®gyn a I 6 m 2z .r
LO � - Cl // // � e ' j $,,, . . emu{ y .
'
G 9 � 9 G 9 � � G.90> ° 959 ( f Ol �1 � , /j'/ — n� Q \gk 01
1 1 9 6. 'J G 996 ! l , n �, / , m 4: Q $ f -/ rc
_ .ti L gS 3 . 9 B t
I / ..y -
k mum. �' zr, / S) y \ t1 t x t F U
C/)
s _ _�� , • / i / _ e, tit qrq,,
1 T $0 - 1 I . ":01„I Ii 4:'' sx/ �\ \� '`e°.: _ ! : ' i t,, y � ,�+ 4 : fl L II
Ar I 3 J S � \ S f y � J J. I
^ ` \ Eby ; g
: { : g * : 4 F 0 •
fl
3 "� P I\ \ �'G /„ . sr °ci ! O
R
A • , '1 .Ti'k w . : / / /' 1 .x,1 /
q c � I /; - ; k w r =1
' .� \, + 3 ' 1. ,- • j ` \ 9 9 36 � 1 6 \ ry •
l ni / I I ' �f
S " ?, ' 1 R ,. / 6 / / , , „ „IJ ! 4 it m
1 , 1-\\-'1.--7,:' , '\a ' „Tip < o g ( I 1 J l (�` ° � s 1 ;, T
1
. �� 1 I � 'I — — � � O '� fib � ^� � I �I x
i V ,r t i t ,,,. ' 1 ---- -- 11 /,' ,„, i o g s t6 c : ,' - ,,..,B, A --,,,,,, 1 $ i 1 i i' '
-- 1-- -- f - - -, s=- - `' - -:' " , `cet 5 i ; . ''''C_ -:?„, 6° °:" . ; 1 1;,,,b r __.' ' 1p 1 I
FV' `7 o V ` . 7 1 __:1:
:i w
\ ` � 6 .S 9
� " i / ' a �. ,, / qY /"-- R ; cam ^ N •' i „gnat. s I `0 °r / I
R /
c � i , i � . • r P' / / 1 / / / i ,,
� .;/ o O yam// /�, /1:. Y / / / ^li r, B d a y I • 9}Z / , , / e ^`s e`•
AIN
/ f
, /;::,s' 4 / li j *,:P( '<'' ' ')/ / O ;17';!'"IV - ';/- - -7;A '. 4, 1
/
,,/
o • q.,5 _ �R Y , �. h” /,c 114 c x.„
,,,, ,‘ ■ g I . 4,*1....:V.k 4 , i / / g; `,'','
-
r :4 w4''r *SI kr,>, = - 1 ** -
�o ° � a P r .6 . E g E L2 0 .2 0 .9 2 L.`g _ igi
X \ ■h � 1 ,` -41M✓ ' �. ,'"' .' 8 c no0 00 000 o w o
f. \ e / - !`te.'! * - // � a9 / // 1 ,. - _ B , 1 1 . o
1 1
Q m 1 \ • � ii \� q IN II I 1 \I e /\ � ` \ �. "o P � / \\ f / V.
v
i 3 � g - 5
U �°� I cilk 1 ) s ry � I 'J � 1 b r ''' oO h Q.t° I �- Y 11 1 1 • 4 "6 V , ��$° O u� o 1 - ,„ 1 - s :, O N \s� y z ` �� 1 I a 1\ -,\, 1 - \ u i . e+ m rS 77 / �;. h � e0� s fis . \ _ - a i I /. r O
m - o-r� -_r ill _ \s P -._ - \ i / a _ A
c %
�8I '
\ * '` ' X I 1 r.. , P P � /, 1 ; f -� � \ 8 Fri
it. P , ■ L 1 �. " m° '— 4, ,/ (
i w 0
' :- 1- j ''', =----- C:17: 34-P1/ r - ‘ -- :-‘z. *L :
°
'.' ;it I fli
.1' It.--- 1 i 1 o•°r -i .r ' / / e 0 ��c= is U
1 V P- rr: -"-------- Wli � w / C rq . o ,> N _
k \itl' °V, . li , t.- / r.- , ( 0,?./ 42 44 i,s',, ,,, --,;,...-- 04,,, ;,-, , r c ,,, ,, / / ai
. \ , ,,,, ,, ,,,,, 0 ,, 4., , j ,,, --. . 0 ,, i , i„,71':.,..,-- :1 ------;4; ,, :,' ,/:1: ; ' ; '- ' 001 ;s '
O
o r a° ; r \\,.\ w ¢ � �,� �; � � R i 'I NI
9 .„,,, , ,,,.,......./ 9 . /0/4 _---, - # iiN, - -7-:;................ t :.°
' i� \ \ ,C` \ �. ` c % / , , / , ' ► I.^ S 9 � � <. ry h. �" � � / o l / �� ,.., .,,,,,....„.:.
9K3i�\ ,-- -v 9.- Ye ✓ /b ) aG \ 9 \ / p~ � d ,8 - ° \ / 9 n °'� / .�
L. � \ \ \ \ \ p ) O -)1:4--- -�\ \ \ 9 9'� , 7/ /' , l . .., ,''����,,,I I„�k� ' /v'A'so C a
'�vvr. / ��'' L
''''''' \'- Nil JA‘ ' Y'l E .! ' 1###;° 4. 4 4 4 . 4 • Asor 7. // n''' !
10,----At- v6 \ � •A 9 � g ` a� / {
'0' Allii
p�
G w/ • l 6 \ ( 'r b �• \ 9,. . f6 ) f ' / /�0 t �' . . a m ee88g:
a
W NAY V F )/- , / 4 F6 ,',2-_ !liar ' / m ^ / p~ oz, %oz y t1t
O' ';' oo < ! ;!,/ N /r% (r 2,F6 'a t4
1 / / / e ''W mzV F 30 {i
V p i p ` 1 8
wo
in z , n
NNNNN - t 6 i i/ ii / 7 omo�
o
;��� m o ooe000�Waa� .
% ' � �
�,� � � � j
o ; ; i '� 6 y N od
3 W s ��� fir/ "�,, �f C� � /
„ �,
J / ti L6 � q A
£�
p o i, P
W I
CE ea
w C /
W
1 1
6,, F .q`,5 . 0 = 6 I I I o p s
w S °x ° S <>. W } a 's
0 0 1 poi x° g i I I I I i
k ^ 8 " gg < " s 8a � Si a ` ! C g
[7, o 2 „ ` u i;11 S m m r bl N C j , . 9
a w a o oN .=' o i a a 6. a N A 5 a e 2w �2 " g < d h`
°W 8.,1 W 111 ° i g , 1
1 el g
'1 oE''`o S 4 d 8.? c 1 s O
'L7
6 .1 <0 2 e F m sg a It u"6 A
L, � °w €1io a Wy £g ° �§ z° i cn w N
q D =`o oo°oge oa c c S- <, O u U
V i o O ": w 5 H ° F 0
u. a a ^4
Z
m3 � ' I
rs kk
4 : j 1
�"}" i - i W x�Z i'xy 'I � p L.L. � .. Sa W { e / / 1
[ ,, Q
N ,
src� is I ...1.0.
-----111; -' o
Ne azW� - . x.V,, �- . A. N 4 W °w
1 c N 1.".17 \\ - W
n n. ‘ F" ;!i, m
P 1 - .: 2 4:0\X . g N � .. ` W y //
i ' • . 0111 .,2. c .t , 1 I . i
haw . m , - � - �
“"91' N ' or
1, n ¢ =;tl og •/
V _iit_ , a rc � - ',
Y \
i + �W; I �' I a
m \`� la = it / •\ ! iik
.3A §a, m iku _ : /
, ,___ ,_ . i, ._. ,.. / .1 ‘W° ' / ill . i ll
!ill' %/ MN 11i44 � I
sum _ j 4W A li � 7 / :1
m \ NP / i ' 2ff
i iii Ili 1
� 1 •i ii l ! il! g 4
0.
z=
1 ;I egg
1
I
<a
26 ` ' 'g..n...n a :: - P -
�°_� o 1 1A
n 5 LL� N z `
F- = Py E ; 3 0 1 o LI„ s 3a3 a
9or z '
1 <Ri.a; as �m
] crCo ISO
a
,
le
J
�•„ - j 1 I� 11 s' 1 f1 T 1)1 ,1 7/ `' 4 ' ' C:) ;. 1 `I „ f... ii 1 11 ,, n a 1 11 1 5 I 11 ',..v 11 e // > .�
I 14 „, it 1 a I I I 1 I 11 I 1 11 // - r/ r / l / >
1 11 n II i, I l r � ,/ r r � p 4�
..E .. ) t / / .. % / / , � / -
A Ili 1 I ►O / n _ _ _ ; i. * 4 °.. e ` l w
E � ,,,,
S , , i „ - 7 , 1 1 r / . . D N ) j / . � 0
ff
r 1 ♦ , , ` -� 1t1 �� II D _ ` b S Z j(\n i, � j1 •' sli `
,ii ' i ` ` - �3 r Y �� ' @ _ ; '1 Al: , \\;`,...,-i___-,..----'',.\'-,- N /\ ^� ` / �' l •a�,r / I d ` ....
_ _ ,to : _ 4, 1 ,414 1
• 6 =: J , i ,'s ,, - _i 1 n " t \ '/ / .x a Ii i / RI kl'
j,4: ' - i/ n $ ' �
1 .. 1 R♦ c — , 5. r t
T" i ps. - . 1 i ■ p3 - ' j /-,.. 4. /.,. >Ll , `Y/ 1,! 1, ^ , t7) 1 l
l L:_ J I • . , ,_ ,!, \ r C , h / ,t / � L . / 111 • � / /
r 1 = h f 7 n we �/ d r 5 II /j
1 1 :' i ; Is See , ;� °.i 3 w/ /a €
1 a ♦D � � .+� \ \� � /� ♦ ti � / • � I / 1
r , , s ) eeeeveeee /
.a' -.'. //, /:see: aeeeea r .../ li
�G \� `n 1 t v J/ / / ieeeV �
1 1 S` 1 • e /
A ��� P ir
,
ill 111 1
J
/ J F /
a'/ ��
1 1
I
V o ''c 1 g o
a „ .4.6 e '� '410, U a A a i; 4 1
o m i 934 - g 34 N� \
Y
e K a ^ / \ Y \\ �� - 4w m ,
=w
—96 �i \\_ V A \ a
c 0 ' r - , V r , • ,v \ 1, 1 I I 38 at .3J 2/35 r!7Lt / +a� X53: - CD '�
Tilt 9 ...,
4.. . .
1 or, �,�,. � I I � r� � e rr ��,, p., N
-----'1 X41, \\ I„ K ,1 ` >\,\'. 9 \ 2 1 i !lD 1_ _ _- = -a I` I ) I � 1 I � , j 91 \ X
.� 0 �� � _ 1 II \ \ I -:! P' , s� ��
n
, 1 im / / , z Airi \ 4
.4 � I f it $
lI F '
/ w,� I e rn a �d'7
i ;94o-- 938 a '� / . ',d / I 1 ► 1/� Q
k 41
4IS/wijat., ' III � , � � l _ _ __2 (�e _ � -1 ' 94v
929 �i ►` r ° n
11 .'411111/
,. _� �/ A / / j 1 I D d .f. s�► �dIP I i 4. �o ? za 1 fOYA / I vi � a . "g I 14117 5 G imp
/h"� I � - - 1
� a a►°
max+
lIp / I �@ a! A :'11
�Q -
Vi / 1 fr Y, 'mo 41 1 1 �" 111,
// , 4 - y4 I / o m x >@��
e / ' , / � I I (r _ —� _� I 1 4 � ,
G , � N6 m - w S0 � w 9 4 t . 1 ; � / 1 11 1' I n , 1►a i
�e4z6 / ; / J 1 I - I V _J 1 I` g '-- ,n -it Off j ' � � I a 9 � � 1 1 �I
04 , 1, \ 1 / I •i; , 4 I , l l L
ry �
� ' 1 J
Awkit. :0 4 Pi ' 1 1 l r _1
w :�� g
1 u1 t
�Ia' n� � p i 1 � $ b � �� \ Get „ � ,,;(=\_. 1.4 3
916 ♦ _. ,°- f 0 ,4 \ \ ` �� ►i q5 I I.
r J � I ` I o \ �I I „...._„.., Air„tof 1 m
f 1
J pi ^' 1 1� \
3361” � % R I '1 1�. \ \ ` a v 950d
111 \ \ .�. �— j
. Ill
5 0
F.., �I a •:1 i 1 t1 n
' ; — 6,,,,,k=; . \ \l' \ ' ' \ ` • ) ... _ m IL I
a it \d ,, al <\ �t tt4 � v ' x 1 1 !
. c .,.. ,67 \ h
1
n p 938 i (;.` 1 �
i N
I vim___
s t N '_ A a5 � _.__ � C i I r i- �
,e` 931 i �i��
► ROSEMO
PUBLIC WORKS
MEMORANDUM
DATE: July 3, 2012
TO: Eric Zweber, Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works /City Engineer
Dan Schultz, Parks and Recreation Director
Chris Watson, Management Analyst
Kathie Hanson, Planning Department Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Prestwick Place 4th Addition Final Plat Review
SUBMITTAL:
Prepared by Westwood Engineering, the Prestwick Place 4 Addition Final Plans for Final Plat
Review, dated June 14, 2012. Engineering review comments were generated from the following
documents included in the submittal:
• Prestwick Place 4th Addition Plat (3 pages), received June 14, 2012, updated July 3, 2012
• Easement Vacation Sketch
• Final Grading Plans (8 pages), dated June 11, 2012, comprised of Overall Grading Plan,
Grading and Erosion Control Plan, Centerline Profiles, and Details
• Storm Water Management Plan Certification Letter, dated June 25, 2012
• Grading Construction Limits, dated July 3, 2012
• Site Grading Specifications (196 pages), dated July 2012
DEVELOPMENT FEES:
1. Estimated development fees based on 2012 Fee Resolution are due with the final plat and
subdivision agreement. Additional development fees are as follows:
• The developer is responsible for cost associated with upgrading Akron Avenue
(County Road 73). The estimated improvement cost is $278.40 /Acre. This cost has
been calculated based on a cost share table within the Prestwick Place feasibility
report with the linear foot cost adjusted from $221.36/Foot to $16.25 /Foot. The
cost adjustment is due to the use of federal funds for the roadway improvements on
Akron Avenue.
• In accordance with the Prestwick Place feasibility report, the developer is responsible
for the cost associated with upgrading Connemara Trail. The estimated
improvement cost is $12,643/acre based on bids. The improvement cost will be
updated with the actual project cost once construction is complete.
• A listing of remaining fees will be included in the developer's agreement. The
approval and execution of a subdivision agreement is required prior to the award of a
contract for public improvements.
GENERAL COMMENTS:
1. The approval and execution of a subdivision agreement is required prior to the award of a
contract for public improvements.
2. Conservation easements shall be required over the infiltration basin and buffer area. Signage
for conservation easements shall be P by rovided b the developer and an extended maintenance
warranty shall be required to ensure establishment of the naturally vegetated areas. The final
grading plan shall include a native vegetative planting and maintenance plan for the pond,
berm, and natural areas.
3. Storm sewer is proposed along the back lot lines of many properties to convey rear yard
drainage. To ensure that access can be provided for storm sewer maintenance, drainage and
utility easements shall restrict the installation of fences, sheds, and landscaping on the
ty P g
following properties:
• Block 3: Lot 1 — Lot 3 • Block 2: Lot 1 — Lot 3 and Lot 7 — Lot 16
• Block 4A: Lot 6 and Lot 11 • Block 1: Lot 1 — Lot 2
• Block 5A: Lot 9 —19 • Block 1A: Lot 1 — Lot 7
4. One additional streetlight should be added on Street A, Street B, Street D, and Abercorn
Avenue.
5. The final g radin plan shall clearly delineate the area within the Prestwick Place 2n plat,
gp Y P
Prestwick Place 4th plat, and future phases.
P P
ROW /EASEMENT COMMENTS:
1. A drainage and utility easement is required in the rear yard of Lot 9, Block 3 and Lot 2,
Block 4A.
2. A drainage and utility easement is required in the rear yard of Lot 13, Block 3A.
3. The drainage and utility easement in Lot 16, Block 5A is required to be updated to include
the rear yard storm sewer.
4. The width of drainage and utility easements over all public utilities shall be verified during
final design.
PROJECT PHASING:
5. The phasing plan on page 2 of the grading plan is required to be updated to match the final
plat. Currently Phase 2 is shown to include the construction of Abercorn Avenue between
Abbeyfield Avenue and Street B.
6. The following storm sewer lines adjacent to the project will be required to be included with
Prestwick Place 4th Addition (Phase 2).
• Rear yards between Block 2 and Block 3A
• Rear yards between Block 3 and Block 4A
• Side yards between Lot 9 and Lot 10, Block 5A
• South of Lot 10 — Lot 18, Block 5A
• Connection from 5A to storm water pond
ROADWAY COMMENTS:
7. The street grade on Abercorn Avenue at the intersection of Street D is 4 %. This exceeds
the maximum allowed street grade. Per standard, the street grade shall not exceed 2% for
the first 100' approaching an intersection. This intersection is required to be updated to
meet the standards.
8. The boulevard and sidewalk cross slope along Street D should be revised. The sidewalk
should have a maximum cross slope of 2% and the grading plan shows approximately a 4:1
cross slope.
9. The 936 contour at the low point of Abercorn Avenue at 20 +13 does not appear to be
consistent with the spot elevations on the grading plan. This area is required to be updated.
STORM SEWER COMMENTS:
10. An additional catch basin should be added in the northeast corner of Lot 13, Block 1A to
intercept the rear yard flow before it flows across the sidewalk.
11. The location of the EOF in Lot 2, Block 5A should be verified. It appears that the EOF
would be located at the low point, approximately 50 feet north of where it is shown.
12. An extra storm sewer line is shown through Lot 16, Block 3A. The line should be removed.
LANDSCAPE PLAN COMMENTS:
13. Trees are not allowed to be planted within drainage and utility easements, over the proposed
storm sewer, or within an access location. Trees located on individual properties shall not be
planted near the sanitary sewer and water service lines.
14. The final grading plan shall include a native vegetative planting and maintenance plan for the
pond, berm, and natural areas.
PRIVATE UTILITY INFORMATION COMMENTS:
15. Additional elevation information for the gas line shall be provided during final design.
16. All work occurring within the Northern Natural Gas Pipeline easement shall be by
agreement with the permit holder. The developer shall submit the executed agreement to
the City prior to the award of the public improvement project.
Should you have any questions or comments regarding the items listed above, please contact me at
651- 322 -2015.
4 ROSEMOUNT
FIRE DEPARTMENT
M E M O R A N D U M
To: Eric Zweber, Planner
From: Steve Thorp, Fire Marshal
Date: July 3, 2012
Subject: Prestwick Place 2 and 4th
Upon review of the Prestwick Place 2nd and 4th Addition Development Plans,
provided for review by Westwood Professional Services on behalf of D. R. Horton,
Inc., the Fire Marshal offers the following comments:
• Fire hydrants, fire apparatus access roads, temporary address numbers and
street signs shall be constructed per the plan specifics which meets the 2007
MN State Fire Code.
Excerpt of the July 10, 2012 Planning Commission Meeting Minutes
5.b. Request by D.R. Horton for the Approval of the Prestwick Place 4th Addition Final Plat
and Planned Unit Development Final Site & Building Plan for 28 Lots (12-13-FP; 12-14-
FDP). D.R. Horton has submitted applications for approval of a Final Plat and Planned Unit
Development (PUD) Final Site & Building Plan for approximately 10 acres located directly west of
Akron Avenue (County Road 73) and north of Connemara Trail. The development, named
Prestwick Place 4`'', is the second phase for DR Horton and will construct 28 single family homes
with a minimum of 65 foot wide lots. Senior Planner Zweber ve a background of the Prestwick
� k g
development and reviewed the staff report describing Prestwick Place 4 Addition.
Commissioner Miller asked staff if there were any right of ways or utilities that need to be addressed
before approval of the final plat. Mr. Zweber replied that staff has worked with the applicant to
make sure all the appropriate right -of -ways were in place and he explained the reason for the
hammerhead turn around at Abercorn Avenue.
Chairperson Powell asked if there any private utility restraints. Mr. Zweber replied that the gas line
was addressed in the first phase of Prestwick Place and the applicant supplied the preliminary plat
that include the proposed phase to the gas company.
Commissioner Husain asked staff to explain a side entry garage and the benefits thereof. Mr.
Zweber explained the features of a side entry garage and stated it improves the aesthetics of the
front home elevation, together with supporting a smaller lot width.
g pp g
Commissioner Miller asked if staff felt there were any concerns with the corner at Street A being too
Y g
restrictive for emergency vehicles. City Engineer Brotzler assured the Commission that the
intersection meets the City's standard intersection design even though it may look restrictive on the
plans. Mr. Zweber showed a more detailed diagram of the street leading to Akron Avenue.
Commissioner Miller then asked if there was any discussion of providing barrier landscaping along
Akron Avenue to protect the residents from traffic noise. Mr. Zweber showed on the plans the
landscaping approved for behind the homes and the berming proposed between Akron Avenue and
the homes. Mike Suel of D.R. Horton was present at the meeting and added that D.R. Horton
actually decided to more landscaping than what was originally proposed.
Commissioner Miller asked the applicant if there were any sidewalks proposed in the development.
Mr. Suel replied that there are sidewalks proposed on at least one side of each street.
The public hearing was opened at 7:22p.m.
There were no further public comments.
MOTION by Ege to close the public hearing.
Second by Miller.
1
Excerpt of the July 10, 2012 Planning Commission Meeting Minutes
Ayes: 4. Nays: None. Motion approved. Public hearing was closed at 7:23p.m.
Chairperson Powell asked the applicant whether or not D.R. Horton was familiar and comfortable
with all of the conditions and Mr. Suel replied that they were.
MOTION by Powell to Recommend that the City Council approve the Prestwick Place 4t
Addition Final Plat and Planned Unit Development Final Site & Building Plan, subject to the
following conditions:
1. Deviations from the R -1 zoning district are granted to allow a 65 foot minimum lot width,
25 foot front yard setbacks, 7.5 foot side yard setbacks, 8,750 square foot minimum lot size,
and 35% lot coverage.
2. The front elevation design shall include one of the following elements:
a. Three and a half (3.5) feet of brick or stone wainscoting, excluding doors, windows
or the wall behind the front porch;
b. A front porch with railing that extends at least 30% of the width of the front
elevation, including the garage;
c. A side entry garage;
d. Or no more than 70% lap siding, excluding doors and windows.
3. Trees installed on individual lots shall be planted in a location that does not interfere with
curb stops or individual sewer or water connections.
4. Fences on lots adjacent to Akron Avenue shall be constructed so that proposed landscaping
is visible to the public, outside the fence and between the fence and Akron Avenue right -of-
way.
5. Compliance with the conditions and standards within the City Engineer's Memorandum
dated July 3, 2012.
6. Compliance with the conditions and standards within the Fire Marshall's Memorandum
dated July 3, 2012.
7. Compliance with the conditions of Dakota County Plat Commission Approval.
8. Payment of fee -in -lieu of park dedication at the time of building permit issuance at the rate
established by the City Council at the time of building permit issuance.
Second by Ege .
Ayes: 4. Nays: None. Motion approved.
Y pp
2