HomeMy WebLinkAbout9.a. Rezoning and Interim Use Permit to Allow a Solar Farm �CROSEMO[�NT EXECUTIVE SUMMARY
CITY COUNCIL
Cit Council Meeting Date: December 2, 2014
AGENDA ITEM: Case 14-54-IUP &14-56-RZ, AGENDA SECTION:
Rezoning and Interim Use Permit to Allow a
Solar Farm
PREPARED BY: Jason Lindahl, A.I.C.P.
Planner AGENDA NO. Q �
� • .
ATTACHMENTS: Rezoning Ordinance, Interim Use Permit
Resolution, Interim Use Permit, Draft 10-28- APPROVED BY:
14 PC Excerpt Minutes, E-mail from Dan and
Sandy McCarthy, Location Map, Solar
Garden Flier, Neighborhood Meeting
Summary, Future Land Use Map, Zoning
Map, Applicant's Narrative and Plans,
Engineer's Memo Dated November 25, 2014
RECOMMENDED ACTION: Staff recommends the City Council adopt the following two
motions:
1. Motion to adopt an ordinance rezoning the subject property from AGP —Agricultural
Preserve to AG —Agricultural.
2. Motion to adopt a resolution approving an interim use permit for the Rosemount
Community Solar Garden, subject to the conditions listed in the Interim Use Permit.
SUMMARY
Applicant: Rosemount Community Solar Garden (RCSG),LLC
Location: South of County Road 42,North of County Road 46 & East of
Minnesota State High�vay 52
AYea in Acres: 450 Acres total/160 solar farm
Comp. Guide Plan Design: AG-Agxiculture
Current Zoning: AGP—Agricultural Preserve
The applicant, Rosemount Community Solar Garden (RCSG),LLC, requests rezoning and interun use
permit (IUP) approvals to allow construction of a solar farm. Solar farms are centrally located solar
photovoltaic (P� systems that provide electricity to participating subscribers (more information about
solar farms or community solar gaYdens can be found in the attached flier). The subject property is
generally located south of County Road 42, north of County Road 46 and east of Minnesota State
Highway 52 (see attached map). The site is a total of 450 acres with the solar farm facility located on the
southern 160 acres. Both the Planning Commission and staff recommend approval of the requests subject
to the conditions listed in the attached interim use permit. It should be noted that while the rezoning
application covers the entire 450 acre subject property, the interim use permit is limited to the 160 solar
project area.
The applicant requests a 25 year term for the IUP which would begin after full cominissioning or
December 31, 2016,whichever occurs first. r�ccording to the applicant, the 25 year term is necessary to
accommodate financing of the project, the useful life of the solar equipment (in excess of 30 years) and the
25 year contract term for Ycel's Energy's Solar Rewards Community program. Should the City approve
the project, the site will be marketed as a host for�cel Energy's Solar Reward's Communit��program.
Under this program,�cel Energy customers may subscribe to a solar garden in order to receive a credit on
their monthly Energy bill based upon the subscription size and production of their solar garden.
PLANNING COMMISSION ACTION
The Planning Coininission held a public hearing to review this item on October 28, 2014. Excerpt
minutes from the meeting are attached. Seven people provided comments during the public hearing. The
speakers generally opposed the size and location of the proposed solar project. They asked questions
related to the loss of active agricultural land and open space,why the proposed location was chosen,
appearance, access, maintenance/snow removal, electronic interference, noise, and questioned how the
community would benefit from the project and fencing and screening.
Nathan Franzen, Director of Solar for Geronimo Energy,was present to answer quesrions. He began his
responses to questions by stating Geronimo selected the proposed location because it fit the company's
locational criteria which include access to a robust electrical grid, flat open land with good solar access,and
property that conforms to local zoning regulations. He stated that the site will have a "lake appearance,"
will be screened from the southeYn neighbors and should not be readily visible from the surrounding
public right-of-�vay. The main access to the site will come from Donnelly r,venue via County Road 46.
Mr. Franzen continued by stating while there will be noise during construction, once complete there�vill
be minimal activity on the site and no electronic interference.
Chairperson Miller asked the applicant if they were�villing to assume responsibility for snow removal
along Donnelly Avenue and Mr. Franzen agreed to this request. Commissioner VanderWiel expressed
concern about tree removal along the eastern properry line and based upon resident comments, the general
lack of screening to adjacent properties in the north, east and west. She cited that one of the conditions of
the interim use pexmit is that the use will not be detrunental to the existing character of the development
in the immediate neighborhood or endanger the public health, safety, and general welfare. Based on this
standard, Commissioner VanderWiel urged the City Council to require additional screening.
In addition to the public hearing, the City received a comment e-mail from Dan and Sandy McCarthy of
4021 160`" Street East stating their opposition to the proposed solar farm due to the loss of agricultural
land and recommended it be relocated to land within UMore Park or the SKB landfill. A copy of the
McCarthy's e-mail is attached.
BACKGROUND
Neighborhood Meeting
Prior to the official public hearing before the Planning Commission, the applicant hosted an informational
meeting for property o�vners�vithin '/4 mile of the subject propert�� at the House of Coates on October 14,
2014. Representarives from Geronimo Energy presented their proposal and fielded questions from the 16
2
people who attended. Those in attendance were generally supportive of the solar project but opposed to
the proposed location. The applicant's summary of this meeting is attached for your reference.
Ordinance Creation
In March of 2014, the City Council approved Ordinance B-229 related to Alternative Energy Systems.
Prior to approval both the Planning Coininission and City Council reviewed the ordinance during multiple
meetings. During this review the City Council expressed concerns with proposed height and screening
standards especially for facilities located on the east side of town and outside the Metropolitan Urban
Service Area (MUSA). In the end, the Council directed staff to revise the ordinance to require ground
mounted solar energy systems, community solar gardens, or solar farms be screened only from public
views at the adjoining right-of-way�vithout reducing their efficiency by setback, berming,landscaping,
walls, or a combination thereof.
Facility Description
If constructed, the proposed 160 acre solar farm would be the largest facility of its t��pe in Minnesota. The
solar project area�vill consist of individual solar modules and support equipment surrounded by fencing.
The applicant plans landscape screening in those areas closest to other dwellings (see landscape section
below). The plans illustrate a main access from County Road 46 with a secondary access pxoposed from
the City's water tower site along Count��Road 42. While the main access from County Road 46 is
sufficient, the applicant is still negotiating the secondary access from the north, across City property.
The 160 acre solar farm project area could contain up to 21 individual solaY gardens each of which would
be 5 to 7 acres in size with a 1 1��X1 (Nlegawatt—a unit of power equal to one million watts) capacity.
Each individual solar garden could provide enough energy to power approximately 200 homes. The
applicant anricipates the project will be constructed in phases over two years based on customer demand
with the first phase likely in the northwest coYner of the 160 acre project area.
Specifically, the project's components will include photovoltaic modules mounted on a racking system
with centralized inverters. The applicant has yet to decide if the site will include f�ed-tilt or tracking solar
panels (those that move with the position of the sun). Fixed-tilt panels �vould be 12 feet high while
tracking panels would be 10 feet high. The modules will have dimensions of approxirriate 4 to 6.5 feet
long by 2 to 3.5 feet wide, and 1 to 2 inches thick. The foundations will likely be a driven steel pier and
typically do not require concrete. Concrete pads or footings may be required for the inverter skids. Areas
of bare ground�vill be re-vegetated�vith a low-gYOwing seed xnix (e.g., clover, short grasses or flowers,low-
growing foYbs,low-growing wedand seed rruYes or some other low growing perennial cover).
The modules will be electrically strung together to meet at one of the centralized inverters. The inverters
convert DC power from the modules to AC power necessary to connect to �cel Energy's distribution
system. Power from the solar farm will routed to a common switchyard through unground connection
lines. Ycel Energy will extend sen-ice to the s�vitchyard, also kno�vn as the Point of Interconnection,
similar to new service for a commercial building/use.
Operations and Maintenance
The Project will use a Supervisory Control and Data Acquisition (SCADA) system,which allows remote
control and monitoring of the status of the Project. The monitoring system provides status views of
electrical and mechanical data, operation and fault status, meteorological data, and grid station data. For
securiry, the project will be fenced and have site security cameras. ��ccess to the project area is through a
lockable gate.
3
The Rosemount Community Solar Garden (RCSG) �vill be professionally maintained and operated.
Primary tasks include scheduled monthly and quarterly inspections of electrical equipment,vegetation
management as well as snow removal on access drives.
Community solar garden program
If approved, the project will be marketed as a host for�cel Energy's Solar Re�vard's Community program.
Under this program,Xcel EneYgy customers may subscribe to a solar garden in order to receive a credit on
their monthly Zcel Energy bill based upon the subscription size and production of their solar garden. The
total number of gardens at the RGSC will depend upon the fmal interconnecrion parameters, final
equipment design and demand for garden subscriptions. Each garden will produce enough energy to
poweY approximately 200 homes, although the first subscribers will be commercial, not residential users.
2013 the State of Minnesota approved legislation allowing Ycel Energy to adtninister a program for
community solar gardens. Other utilities may elect to develop community solar programs as well. �cel
filed its initial plans to operate a community solar program with the Public Utilities Commission in
September 2013. The program is expected to open for applications in November or December of 2014.
Eligible projects may be up to 1,000 kW in size. There is no limit on the number of community solar
pYOjects that can be developed. The legislation includes the following specifications for subscribers:
• Subscribers to solar gardens will receive a bill credit for the electricity genexated in proportion to the
size of their subscription.
• Individual subscriptions must be at least 200 Watts, but may not be sized at more than 120 percent of
average annual subscriber energj� consumption (in combination with other on-site distributed
generation).
• Subscribers may live in a county adjacent to county�vhere the solar garden is located.
ISSUE ANALYSIS
Legal Authoriry
Rezoning and interun use permit requests are considered a quasi-judicial action. In such cases, the City is
acting as a judge to deterinine if the regulations within the Comprehensive Plan, Zoning Ordinance and
Subdivision Ordinance are being followed. Generally,if the application meets these requirements it must
be approved. The applicable standards, along�vith staff fmdings related to each are provided below.
Rezoning
The applicant requests rezoning from r,GP—Agricultural Preserve to AG—Agricultural. The purpose
and intent of the AGP—Agricultural Preseive District is to allo�v landowners to comply with the
requirements of Minnesota statutes, chapter 473H, the Metropolitan Area Agricultuxal Preserves Act.
According to the applicant, the subject property was removed from this pYOgram in 2006. As a result, the
subject property is no longer eligible to be zoned AGP—Agricultural Preserve and should be rezoned to
AG -Agricultural. Staff would recommend rezoning regardless of the outcome of the IUP since the AGP
zoning district is not currendy applicable to the status of this property.
There are four criteria for the City to�veigh when considering a rezoning request. These criteria and staff's
fmdings for each are outlined belo�v. Based on this information, staff recommends approval of the
rezoning proposal. Copies of the existing Land Use and Zoning maps for the area surrounding the subject
property are attached for your reference.
4
Consistency with Comprehensive Plan. The proposed rezoning is consistent with the Comprehensive
Plan. First, the requested rezoning from�GP—Agricultural Preserve to AG—Agricultural is consistent
with the subject propert5�'s r�G—r,gricultural future land use designation. Second, the requested rezoning
is consistent with the siYth overall goal of the comprehensive plan�vhich is to "promote u.re of rene2va6le
re.rource.r 6y creating.rar.rtainable development and buildinggreen." More specifically, the Environment and Natural
Resources chapter of the Comprehensive plan includes the goal to "encourage activitie.r that reduce the
con.rumption of finite re.rource.r and en.rure there are opportunitie.r to re-u.re or recycle natasral re.roaarce''with the associated
objective to "encoarrage activitie.r that con��erUe energy and re.rult in le.r.r/no pollution output.ruch a.r ava.rte reduction,
alternative tran.rportation mode.r, alternative energy.roarrce.r, and compo.rting."
Compatibility with Present and Future Land Uses. The proposed rezoning is compatible with present
and future land uses. The suYrounding present and future land uses are detailed in the table below.
The proposed solar farm is compatible with the surrounding agriculture and mineral extraction existing
land uses. The proposal is also compatible with the proposed future agriculture, residential, commercial
and business park uses. It should also be noted that the applicant proposes landscape screening not
required by zoning in those areas direcdy adjacent to agricultural uses that include residential dwelling
units.
Present and Future Land Uses Surroundin the Solar Farm
Direction Present Future
North A riculture/Mineral Extraction Business Park
South r� riculture A riculture
East A riculture Residential
West A riculture Commercial/Business Park
Conformance wlth Zoning Standards. The proposed solar farm development is consistent with the
performance standards for such uses identified in Section 11-2-12: Alternative Energy System. A detailed
review of these standards can be found in the Interun Use Permit revie�v section below.
Availabillty of Utilities. As required by ordinance, the solar farm project area is located outside the
MUSA; as a result, no utilities are available to this site. Electricity necessary to maintenance the facility can
be provided through the solar panels. The applicant�vill also be required to provide potable water and
sanitary services for maintenance staff at the remote monitoring and maintenance sheds.
Interim Use Permit Review
Interim Use Permits are intended to permit the tempoYary use of a property for a specific use until a
particular date, the occurrence of a particular event, or zoning regulations no longer permit the proposed
use. The general standards and findings necessary for reviewing an IUP application axe outlined in Section
11-10-08 and detailed below. The City must approve or deny each IUP request based on review of these
criteria. Should the City approve an IUP request, it may attach conditions to mitigate anticipated adverse
impacts associated with the use, ensuYe compliance�vith the standards of approval, protect the value of
other property, and achieve the goals and objectives of the comprehensive plan.
Standards
1. The interim use must be allowed in the zoning district where the properry is located.
Finding: The applicant request rezoning the subject pxoperty from AGP —Agricultural Preserve to
5
AG—r,gricultural. According to Section 11-2-12,Alternative Energy Systems, community solar
gardens or solar farms are allo�ved as an interim use in the AG—agricultural outside the Metropolitan
Urban Service Area (NIUSA).
2. The interim use must meet or exceed the performance standards set forth in this tide and other
applicable City ordinances.
Finding: With a few exceptions, the proposed project meets or exceeds the performance standards
for solar farms. A detailed revie�v of these standards is provided below. Areas of non-compliance are
addressed through specific conditions of approval detailed in the attached resolution and interim use
permit.
Uses. Community solar gardens or solar farms are an interun use in the AG -Agricultural district outside
the metropolitan urban service area (MUSA). The subject property conforms to the performance
standards of the AG —Agricultural district subject to approval of the rezoning. Staff recommends
approval of the rezoning and fmds it consistent with the proposed solar farm development.
Setback, Heights &Lot Coverage Standards. Communiry solar gardens or solar farms are required to
meet the principal structure setback standards for the applicable zoning district in which they are located.
Should the City approve the rezoning, the proposed development is consistent�vith the setback standards
for the AG—Agricultural district. These standards are detailed in the table belo�v.
Setback Standards for the AG- ricultural District
Standard Re uired Pro osed
Front Setback south) 50 ft. 50 ft.
Side Setback ast) 30 ft. 30 ft.
Side Setback est) 30 ft. 30 ft.
Rear Setback north 30 ft. 30 ft.
Solar Panel Maximum Heights 15 feet Fixed-Tilt Panel = 12 ft.
Trackin Panel = 10 ft.
Accessory Building
Ma�tnum Hei ht 75 feet 25 ft.
Maxirnum Lot Covera e N/A 11 acres 6.8%)
It should be noted that setbacks were reviewed from the perimeteY of the 160 acre project area. The
project area consists of 4 separate parcels with a proposed layout that sho�vs Yo�vs of solar panels cYOSSing
internal property lines. The applicant could combine these parcels �vithout City action but Dakota County
prohibits lot combinations across section lines. In some cases, the City has not required other large
property owners with multiple parcels iY common ownership to combine parcels when expanding
development. The main example is the Flint Hills Refinery which has varied equipment across their
internal property lines. As an alternative, the applicant may wish to consider platting all 4 individual parcels
into one property�vhich would require separate approval, although staff is not requiring platting as part of
the recommended approval.
Ground mounted solar energy systems are limited to fifteen feet (15') in height. The applicant has yet to
decide if the site�vill include fixed-tilt or tracking solar panels (those that move�vith the position of the
sun). FiYed-tilt panels would be 12 feet high while tracking panels would be 10 feet high. In either case,
6
the panels will not exceed the 15 foot maYimum height limitation. In addition, the site will also contain a
12' high maintenance shed that is far below the 75 foot accessory building height limitation.
Screening. The Alternative Energy Systems ordinance requires community solar gardens or solar farms
be screened from view of the public right-of-way to the extent possible�vithout reducing their efficiency
by setback, berming, landscaping,walls or a combination thereo£ No portion of the 160 acre solar farm
project area abuts a public right-of-way and therefore no screening is required. Including the suYrounding
properties, the solar faYm project area will be approxirriately 2,500 feet from County Road, 42, 380 feet
from County Road 46, 2,400 feet from Highway 52, and 3,900 feet fYOm Emery Avenue. In addition to
these setbacks, the applicant's landscape plan calls for substantial plantings along the southern property
line to screen the solar farm from the adjacent farmsteads that is not required by ordinance (see details
below).
Landscaping& Tree Preservation. r�s required during Planning Commission review, the applicant has
submitted a revised landscape and tree preservation plan consistent with the City's minimum requirements
outlined in Section 11-6-3. While projects in the AG—r�gricultural district do not require tree or
foundation plantings for individual developments, the applicant plans to remove 70 trees from the project
area requiring tree replacement. Areas of bare ground will be re-vegetated with a low-growing seed m�
(e.g., clover, short grasses or flowers, low-growing forbs, low-growing wetland seed mixes or some other
low growing perennial cover).
Tree replacement standards are detailed in Section 11-6-3.E. Under this ordinance, applicant may remove
up to twenty five percent (25%) of the caliper inches of significant trees before replacement is required.
Tree removal beyond the twenty five (25) percent standard requires replacement at the ratio of one-half
(0.5) caliper inch per one caliper inch removed. Replacement trees shall be of a similar species to those
removed, but shall also be a miniinum of twenty five percent (25%) conifeYS and twenty five percent
(25%) deciduous hardwoods. Deciduous trees shall be no less than two and one-half(2.5) caliper inches
while coniferous trees shall be no less than six feet (6') high.
In this case, the applicant plans to remove 70 trees from the project aYea totaling 852 caliper inches
requiring them to replace 426 caliper inches of trees. The applicant's plans call for a total of 95
replacement trees including 24 3" caliper Sunset Maples and 71 12' Black Hills Spruce trees totaling 462
caliper inches. In addition, the miYture of Sunset Maple and Black Hill Spruce meet the diversification
requirements.
Access &Parking. The applicant's plans illustrate two accesses to the site consistent with City standards.
The plans illustrate the main access from County Road 46 via Donnelly Avenue with a secondary access
proposed from the existing driveway at the City's watet tower site along County Road 42. The applicant
will own and maintain Donnelly Avenue from Count��Road 46 to the Cummings property to the east.
While the City finds the main access from County Road 46 is sufficient, the applicant would like the
secondary access from the City's property. Engineering staff is agreeable to the secondary access from the
City's�vater tower site, subject to execution of an access and maintenance agYeement with the City.
Rosemount's parking regulations do not list specific off-street parking for the proposed solar farm use.
However, the applicant's plans include maintenance and monitoring sheds and states the site is expected to
have 3.9 full time equivalent maintenance staff. As a result, staff recommends a condition of approval
require the applicant to submit a revised site plan illustYating a minimum of four (4) parking stalls
consistent with the City's off-street parking standards.
7
Feeder Lines. According to the applicant's plans, all cables and po�ver lines �vill be buried within the
project consistent with City requirements. �cel Energy operates and maintains the distribution system
which may be above ground.
Compliance. The Alternative Energy ordinance requires all solar energy projects to comply with all
applicable building, electrical, and plumbing codes. The applicant's plans state they will comply with these
requirements.
Certification. The City's Alternative Energy ordinance requires solar electric system components to be
certified by Undenvriters Laboratories, Inc. or other appropriate certification agency as determined by the
city. Staff recommends a condition of approval require the applicant to submit to the City and maintain
certification from Underwriters Laboratories, Inc., or other appropriate certification as determined by the
city, prior to receiving a building permit. The city reserves the right to deny a building permit for
proposed solar energy systems deemed to have inadequate certification. The applicant has agreed to this
condition.
Utility Connection. The City's Alternative Energy ordinance requires all grid intertie systems (those that
allow the passage of current between two or more systems) have an agreement with the local utility prior
to the issuance of a building permit. A visible external disconnect must be provided if required by the
utility. Staff recommends a condition of approval require the applicant to submit a utility connection
agreement with Zcel prior to issuance of a building permit.
Abandonment. The City's Alternative Energy ordinance deems any solar energy system remauung
nonfunctional or inoperative for a continuous period of one yeaY is abandoned and shall constitute a
public nuisance. Staff recommends a condition of approval requiYe removal any system deemed
abandoned at landowner's expense after a demolition permit has been obtained. Removal includes the
entire structure including transmission equipment.
Signage. The applicant's plans show no ground or building signage. All signs shall meet the requirements
of the AG—Agricultural district and shall not be installed without first receiving approval of an
adinuiistrative sign permit.
Exterior Lighting. The applicant's plans do to not include a lighting plan. It is assumed that the site will
need tniniinum safety and security lighting. Therefore, staff recommends a condition of approval require
the applicant to submit a detailed lighting plan and cut sheet for all light fixtures consistent with the City's
lighting standards prior to receiving a building permit.
Trash Enclosure. The applicant's plans do not include information about trash storage and removal.
Staff recommends a condition of approval require the applicant to submit a trash storage and removal plan
prior to receiving a building permit.
Engineering Comments. The Engineering Department comments are detailed in the attached memo
dated November 25, 2014. The memo details comments regarding future development fees, stormwater
management,grading and road�va��/access. Staff recoinmends a condition of approval require the pYOject
to comply with all requirements of the City Engineer detailed in the memo dated November 25, 2014,
including but not limited to:
8
• rlpproval of a stormwater management plan.
• Approval of a revised grading plan illustrating proposed grading contours.
• Negotiation of a maintenance agreement for use of the City's driveway to the east side water tower,if
necessary.
Wetland Review. An initial review of the City's Wedand Management Plan indicated wetland on the site.
Staff directed the applicant to delineate any wetlands on the site. The applicant has submitted the required
information and it has been determined that there are no wedands within the proposed Rosemount
Community Solar Garden site.
3. The interim use must complp�vith the specific standards for the use identified in this tide, and must
comply�`vith all conditions of approval which shall be included in an IUP agYeement.
Finding: With a few exceptions, the proposed project meets or exceeds the performance standards
for solar farms. A detailed review of these standards is provided above. Areas of non-compliance are
addressed through specific conditions of approval detailed in the Recommended Action section of this
report.
Findings for Interim Use Permits
1. The extent, location, and intensity of the use will be in substantial compliance with the comprehensive
plan.
Findings: The proposed rezoning is consistent with the Comprehensive Plan. First, the requested
rezoning from r�GP—r�gricultural Preserve to AG —Agricultural is consistent with the subject
property's AG—Agricultural future land use designation. Second, the requested rezoning is consistent
with the siYth overall goal of the comprehensive plan which is to `promote u.re of renetvable re.rource.r by
creating.ru.rtainable development and biaildinggreen." More specifically, the Environment and Natural
Resources chapter of the Comprehensive plan includes a goal to "encourage activitie.r that reduce the
con.rumption of finite re.rource.r and en.rure there are opportarnitie��to re-aase or recycle natarral re.rource.r"with the
associated objective to "encoarrage activitie.r that con.rerue energy and re.rirlt in le.r��/no pollution outpart.ruch a.r zva.rte
reduction, alternative lran.rportation mode.r, alternative energy.roaarce.r and compo.rting."
2. The use will provide adequate ingress and egress to minimize traffic congestion in the public streets.
Findings: The applicant's plans illustrate two accesses to the site consistent with City standards.
The plans illustrate the main access from County Road 46 via Donnelly Avenue with a secondary
access proposed fYOm the existing driveway at the City's water to�veY site along County Road 42. The
applicant�vill own and maintain Donnelly Avenue from County Road 46 to the Cummings property to
the east. While the City fmds the main access from County Road 46 is sufficient, the applicant would
like the secondary access from the City's property. Engineering staff is agreeable to the secondary
access from the Ciry's water tower site, subject to execution of an access and maintenance agreement
with the Ciry.
3. The use�vill not be detrimental to the e�sting character of the development in the unmediate
neighborhood or endanger the public health, safety, and genexal�velfare.
9
Findings: The proposed solar farm use will not be detrunental to the e�sting character of the
development in the immediate neighborhood or endanger the public health, safety, and general
�velfare. The proposed solar farm is consistent with the land use designation and goals and objectives
of the comprehensive plan. In addition,with a few exceptions, the proposed project meets or exceeds
the performance standards for solar farms. A detailed review of these standards is provided in
Standard 2 above. Areas of non-compliance are addressed through specific conditions of approval
detailed in the attached resolution and interim use permit.
Neighbors in the area have expressed xeservations about the project because it will replace agricultural
land with the solar garden. This is the intention of the recendy approved ordinance, to allow an interim
use on the property until final urban development occurs. The majority of Rosemount is designated
for urbanized development as part of the regional planning pxocess for the Metropolitan Area. The
zoning ordinance treats the solar and agricultural uses similarly, that they are an interim land use
strategy until urban development occurs.
4. The use will not impede the normal and orderly development and improvement of the surrounding
property for uses permitted in the district.
Findings: The applicant requests a 25 year IUP for the proposed solar farm and the subject property
is located outside the 2030 MUSA. However, the City's compYehensive plan includes land use and
other infrastructure plans to serve future development in this area. To insure the use�vill not impede
the normal and orderly development and improvement of the surrounding properry, the applicant has
agreed to dedicate 40' right-of-�vay on the east side of the solar garden should it be necessary to
construct a collector road for development and access in the area, at no cost to the City. The applicant
has also agreed to pay $180 per lineal foot for the road adjouung the solar garden development and
adjusted by the local construction price index for the year in which the payment is paid. These items
have been added as conditions of the interim use permit.
5. The use shall,in all other respects, shall conform to the applicable regulations of the district in which it
is located.
Findings: With a few eYCeptions, the proposed project meets or exceeds the performance standards
for solar farms. A detailed review of these standards is provided in the Standard 2 above. Areas of
non-compliance are addressed through specific conditions of approval detailed in the attached
resolution and interun use permit.
CONCLUSION & RECOMMENDATION
Both the Planning Commission and staff recommend approval of the rezoning and interun use permit (IUP)
applications allowing construction of a solar farm subject to the conditions listed in the attached interim use
permit. This recommendation is based on the materials submitted by the applicant and the findings made in
this report The applicant requests a 25 year term for the IUP which begins after full commissioning or
December 31, 2016,whichever occurs first. r,ccording to the applicant, the 25 year term is necessary to
accommodate financing of the project, the useful life of the solar equipment (in excess of 30 years) and the
25 year contract term for ZcePs Energy's Solar Re�vards Community program. It should be noted that while
the rezoning application covers the entire 450 acre subject property the interim use permit is limited to the
160 project area.
10
City of Rosemount
Ordinance No. B- 242
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE FOR THE ROSMEOUNT
COMMUNITY SOLAR GARDEN (ABRANAMSEN PROPERTIES)
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT,MINNFSO'Tr1, ORDr1INS r1S
FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled "Ciry of Rosemount Zoning
Ordinance," is hereby amended to rezone property from AGP — 1-�gricultuxal Preserve to r1G —
rlgricultural for the property general located south of County Road 42, north of County Road 46
and east of Minnesota State Highway 52 and legally described in Fxhibit r�.
Section 2. The Zoning Map of the City of Rosemount, xeferred to and described in said
Ordinance No. B as that certain map entided "Zoning Map of the City of Rosemount," shall not be
republished to show the aforesaid rezoning, but the C1eYk shall appropriately mark the said zoning
map on file in the Clerk's office for the purpose of indicating the rezoning hereinabove provided for
in this Ordinance and all of the notation references and other information shown thereon are herebv
incorporated by reference and made part of this Ordinance.
Section 3. This ordinance shall be effective iininediately upon its passage and publication
according to law.
ENACTED r�ND OKDr1INED into an Ordinance this 2°`' day of December, 2014.
CITY OF ROSEMOUNT
William H. Droste, Mayor
ATTEST:
Clarissa Handler, City Clerk
Published in the Rosemount Town Pages this llth day of December, 2014.
Exhibit A
Legal Description
Tax Parcel ID No.(s): 340300050010, 340310011010, 340310019010,
340310085013, 340320035010, 340320060010, 340310001020
The East One-Half of the Southwest Quarter (E '/z SW '/4 ) o f Section 30, Township
115,Range 18,Dakota County,Minnesota.
The Northwest Quarter of the Northeast Quarter (NW '/a NE '/4) of Section 31,
Township 115, Range 18,Dakota County, Minnesota.
The Southwest Quarter of the Northeast Quarter(SW '/a NE '/4) of Section 31,
Township 115, Range 18,Dakota County,Minnesota.
The West Half of the Southeast Quarter (W'/z SE 1/4)o f Section 31,Township 115,
Range 18, Dakota County, Minnesota, LESS and EXCEPT the East 579 feet of the
West 612 feet of the South 435.6 feet of the West Half of the Southeast Quarter (W
'/2 SE '/4 );r1LS0 LESS and EYCEPT that part of the South 510.6 feet of the West
Half of the Southeast Quarter (W '/2 SE '/a), Section 31,Township 115,Range 18,
lying East of the West G12.00 feet thereof.
The West Half of the Northwest Quarter (W '/z NW '/a ) o f Section 32,Township 115,
Range 18, Dakota County,Minnesota.
The West Half of the Southwest Quarter (W '/z SW '/a) of Section 32,Township 115,
Range 18, Dakota County, l�linnesota, subject to ParcelS Dakota County Right of Way
map# 268.
The Northeast Quarter of the Northeast Quarter (NE '/4 NE Y4 ); Southeast
Quarter of the Northeast Quarter (SE '/4 NE '/a )o f Section 31, Township 115,
Range 18,Dakota Counry, Minnesota, LESS and E�CEPT the West 720 feet of
the South 625 feet.
Parcels contain approximately 450.00 acres more less.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2014 -
A RESOLUTION AUTHORIZING AN INTERIM USE PERMIT ALLOWING
DEVELOPMENT OF THE ROSEMOUNT COMMUNITY SOLAR GARDEN
WHEREAS, the City of Rosemount received an application fxom the Rosemount Community
Solar Garden,LLC requesting a twenty-five (25) year Interun Use Permit (IUP) allowing
development of a 160 acre community� solar garden on the propeYry generally located south of
County Road 42, north of County Road 46 and east of Minnesota State Highway 52 and legally
descxibed in E�hibit A attached (herein after the "PYOject rlrea"); and
WHEREAS, on October 28, 2014, the Planning Commission of the City of Rosemount held a
public hearing to review the above stated application; and
WHEREAS, approval of the Interim Use Permit is subject to rezoning the property from r�GP —
Agricultural Preserve to r�G—Agricultural; and
WHEREAS, the Planning Commission adopted motions recommending the City Council approve
both the Rezoning and Interun Use Permit applications for the Rosemount Communiry Solar
Garden subject to the conditions listed in the Interun Use Permit; and
WHEREAS, on December 2, 2014, the City Council of the City of Rosemount xeviewed the
Rosemount Community Solar Garden application and conditions in the InteYim Use Permit and
agreed with the Planning Commission's recommendation.
NOW,THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
authorizes a twent��-fi�Te (25) ycar Interun Use Permit allo�ving construction of the 1 GO acre
Rosemount Communit�� Solar Garden on the propertv legally described in Exhibit�, subject to the
conditions listed in the Interim Use Permit.
ADOPTED this 2°� da�� of December, 2014, by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Clarissa Handler, City C1eYk
, EXH I BIT A
02014 Westwood Professionai SeMces, tnc.
i � I I
� � I I
X
�f�N£:LER;jB
,; £•,`31 I g
�F iH`�,S.R.',6 S��' 1
'SEJy3, i I 'S£' j mV 5 R�.,p �
� f��p::
E���,
o' i000' x000'
�...., ..' �
� �
. � �
���s 5�'''£'. � �,V�,,is: 9
,�; :5 R.
';. ,
i7
1
I I
I I
f� �'�E?^' �� �,cE'^1
� — — � ...+--�c w �
+•�°ijs CSM//YCx 4! CS4/f NO M
The Southwest Quorter of the Northeost Quarfer o(Section 31, 7ownship 175, Ronge 1B, Dokoto County,
Minnesota.
AND
The West One–Hol/of the Southeost Ouarter o(Section 31, 7ownship 115, Range 18, EXCEPT the /ollowing:
A) The East 579 ieet of the West 612 feet ol the South 435.60 feet of the West Half of the Southeost Qua�ter.
B) 7hat part of the South 510.6 feet of the West Ho/f of the Southeost Ouorter o7 Section 31, Township 115, Ronge 18, lying Easf o/ the West 612.00
feet the�evf, Dokoto County, Minnesofo.
AND THAT PART OF FOLLOW/NG TWO PARCELS:
Thot port of the West Hol/of the No�thwest Ouartei of Section 37, 7ownship 115, Range 18, Dakoto County, Minnesota.
Together with:
7he Eost Ho/f o( the Northeost Ouo�ter of Section Jl, Township 115 North, Ronge 18 West of the Sth P.M., Dokoto County, Minnesota.
£XCEP7 the West 420.0 feet of the South 375.0 /eet ond the No�th 750.0 feet of the South 625.0 /eet of the West 760.0 /eet of the Southeasi
Ouorter of the Northeost Ouarter of Section 31, Township 115 North, Ronge 18 Wesf,
AND
EXCEPT the South 625.00 (eet of the West 720.00 ieef of ihe Southeost Ouarter of the Northeost Ouorter of Section 31, 7ownship 115, Range 18,
EXCEPT the West 420.00 (eef ol the South 375.00 feet ond the North 250.00 feet of the South 625.00 feet o/ the West 260.00 feet o/ the Southeost
Ouorter of the Northeost Ouarter of Section 31, Township 115, Range 18.
Lying souther/y of the following described line:
Commencing at the Southeasf corner of soid West Na/f of soid Northwesf Ouorter, thence North 00 degrees 51 minutes 21 seconds West, ossumed
bearing o/ong the Eost /ine of the West Ho/f of soid Northwest Ouarte�, o distance o/ 1250.67 feet to the point of beginning a7 the /ine fo be described;
thence South89 deg�ees 50 minutes 43 seconds West, o di'stance o/2636J8 feet to the west line of soid East Hal!o( the Northeost Ouarter ond said
line there terminafing.
nat� 11/24/14
. ,,,��,,,���. Rosemount Solar
7699 Anagram Drive Property
Eden Preirie,MN 55344
PHONE 952-937-5150 Descripton
FA% 952-937-5822
70LLFREE t-888-937-6150
'■�_r_J R08eII1011Ilt� INII�T
ntl��YR7W www.wa�twoodps.com
i 0004292_015KF02.dwg
�
Geronimo Energy Interim Use Permit Conditions
For The Rosemount Community Solar Garden
This Interim Use Permit (IUP) is valid only for the property legally described in Attachment A,
herein after"the Project Area."
1. City Council approval of the request to rezoning from AGP—Agricultural Preserve to AG—
Agricultural.
2. The IUP will be in effect for 25 (twenty-five) years from the date of full commissioning of
all solar gardens within the Project Area or December 31,2016,whichever occurs first.
3. The operation of the community solar garden shall comply with all applicable zoning
standards and the approved site plan attached as Exhibit B.
4. The project area shall be subject to all requirements under city code and policies related to
such developments,improvements and requirements governing interim use permits in state
law and the city code.
5. The project area shall conform with all requirements of the City Engineer detailed in the
memo date November 25,2014 (Exhibit C).
6. All site improvements shall be reviewed by the City Engineer for approval prior to
compleuon in accordance with City standards including grading permits.
7. The IUP shall run with the land in the Project Area during the term of such permit. The
permittee, or its successors or assigns, shall,by agreement,require each individual solar
garden in the Project Area to comply�vith the conditions of the IUP. If an individual solar
garden violates any condirion of the IUP, the permitee, or its successors or assigns, shall be
responsible for obtaining compliance. The City shall not terminate the IUP for the entire
Project Area based on a violation by an individual solar garden, so long as the permittee, or
its successors or assigns,is taking reasonable and necessary steps to achieve compliance.
8. The permittee, or its successors or assigns,will dedicate to the City up to 40' of right-of-way
for 1,250 lineal feet of the City's proposed north/south collector road that��ill run parallel
to the northeastern boundary of the Project Area should it be necessary to construct such
collector road for development and access in the area,at no cost to the City. When the City
ultimately constructs this north/south collector road, the permittee, or its successors or
assigns,will pay the City's costs incurred in connection with the construction of the 1,250
lineal foot portion of the north/south collector road adjoining the northeastern boundary of
the Project Area,up to a maximum amount of$180 per lineal foot adjusted annually from
the date of the IUP until the year in�vhich the payment occurs using the change in the
Engineering News-Record (ENR) Construction Costs Indices (CCI) for Minneapolis. This
payment will be in lieu of a special assessment.
9. The permittee,or its successors or assigns, shall grant to the City,its agents, employees,
officers and contractors,including agents,employees and contractors of any suret��, an
irrevocable license,in a form approved by the City Attorney, to enter the properry to
perform all work and inspections deemed appropriate bj� the Cit�� to enforce conditions or to
perform work as a result of the perinittee's default. This license shall continue in effect until
all condirions imposed by the City have been complied with.
10. The permittee, or its successors or assigns,will reimburse the City for any costs incurred as a
result of enforcing the IUP following the violation of any condition of the permit.
11. The permittee, or its successors or assigns, shall hold the Ciry harmless from all claims or
causes of action that may result from the granting of the IUP. The permittee, or its
successors or assigns, shall indemnify the City for all costs, damages or expenses,including
but not limited to attorneys' fees that the City may pay or incur in consequence of such
claims.
12. The permittee, or its successors or assigns, shall conform with all requirements of all other
applicable regulatory agencies including,but not limited to,Dakota County. All permits
required by other applicable agencies must be obtained and copies submitted to the City.
13. The permittee, or its successors or assigns, shall furnish to the City copies of the
certification(s) for the applicable component parts from Underwriters Laboratories, Inc., or
other appropriate certification as determined by the city,prior to receiving a building permit.
The ciry reserves the right to deny a building permit for proposed solar energy systems
deemed to have inadequate certification.
14. Any solar energy system remaining nonfunctional or inoperative for a continuous period of
at least one year shall be deemed abandoned and shall constitute a public nuisance. The
owner shall remove the abandoned system at their expense after obtaining a demolition
permit. Removal includes the entire structure including transmission equipment.
15. Submission of landscape security equal to 110% of the proposed landscaping in a form
acceptable to the City Attorney prior to issuance of a building permit.
16. Obtain Ciry staff approval of a revised site plan illustrating a minimum of four (4) parking
stalls consistent�vith the City's off-street parking standards and any additional revisions to
the site plan made based upon permittee's final technology and equipment selections prior to
issuance of a building permit. Any technical revisions shall be in substantial compliance with
the approved site plan attached as Exhibit B.
17. Ground or wall signs shall be approved through a separate administrative permit.
18. Obtain City staff approval of a revised lighting plan consistent with the exterior lighting
standards prior to issuance of a building permit.
19. Obtain City staff approval of a revised trash enclosure plan consistent�vith Section 5-1-3 of
the City Code prior to issuance of a building pernzit.
20. All power lines shall be placed underground within the interior of each parcel.
21. All solar energy projects shall compl5�with all applicable building,electrical and plumbing
codes.
22. The Permittee shall submit a utility connection agreement with Xcel prior to issuance of a
building permit.
23. The Permittee shall provide potable water and sanitary services for maintenance staff at the
remote monitoring and maintenance sheds.
24. Following issuance of the first building permit and for the remaining term of the IUP, the
permittee, or its successors or assigns, shall maintain and plow the access drive known as
Donnelly Avenue from CSAH 46 to the Cuininings parcel.
e2014 Weatwood Profenional SeMess, Me.
� I � �
� � I I
x
��
��t�R':e
.,.d z tiis
i I
�•,•6 £� ' �
A�b��'NEiS P'
' t I Mt'��a'° �
� �¢ y t
v ,aar moo�
— — �..�.�. �
� �
� I
,��e��� f}� e
*3�,,o�.y w 1
�
� �
� �
� � � — — � �
.� �
caw Na�r ca�r►�►a�r
�e Southwest Quvrter of the Northeost Quorter of Section 31, Township 115, Range 18, Dokota County,
Minnesoto.
AND
7he West One—Half o/ the Southeast G�artar o(Section 31, Township 115, Range 18, EXCEPI the /ol/owing:
A) 7}re Eost 579 /eet of the West 612 feet of the South 435.60 feet of the West Holf of the Southeost Ouarter.
B) lliat part of the South 510.6 feet o/ the Nbst Ho/f of the Southeast Ouorter of Section 31, ToNnship 115, Ronge 18, lyiny East of the West 612.00
feet thereo% Dokota County, Minnesoto.
AND 7HAT PART Q�fOLLOWINC 7Mt7 PARC£LS:
mot porf of the West Ho/f o/ the Northwest Ouorter of Section 32, rownship 1/5, Range 18, Dakoto County, Minnesota.
Together with:
The Eost Ho/f of the Northeoat Ouarter of Section 31, Township 1l5 North, Ronge 18 West of the Sth P.M., Dokoto County, Minnesoto.
EXCfPT the West 420.0 feet of the South 375.0 /eet ond the North 250.0 feet o/the South 625.0 feet of the West 260.0 /eet of the Southeast
Ouorter of the Northeast Ouarter of Section 3l, Township 115 North, Range 18 West,
AND
EXC£PT the South 625.00 /eet of lha West 720.00 /eet oJ the Southeost Ouorter o/the Northeast Quorter of Section 31, Township 115, Ronge 18,
EXCfP7 the West 420.00 feet of the South 375.00 /eet ond the North 250.00 /eet of the South 625.00 feet of fhe West 260.00 feet o/the Southeost
Quo�ter ol the Northeont puarter of Section 31, Township 115, Ronge 18.
Lying southerly of the fd/owiny descrlbed Nne:
Commencing at the Southsoet comer of soid West Half of soid Northwest quarter,� thence North DO Ceyrees 51 minutes 21 seconds West, assumed
bea�ing a/ong the Eost /ina o/ the West Ho/f nf said Northwest Ouarfer, o distance of 1250.67 feet to the point of beginning of the /ine to be described,•
thence South89 degrees 50 minutes 4J seconds West, o distance of 2636.78 feet to the west line of said£ost Ho!/o(the Northeost quorter ond soid
line there terminoting.
n.� 11/24/14
. vw�o�ooa na�W s.��r,�. ROSe]YIOtilit $018T
7699 Anagram Drive A�O„p�}[]
Etlen Prairie,MN 55344 � t��' ��
PHONE 852-9375150 � �pl+/�7�7h}O11
FAX 952-937-5822 a.i\..Otlirr ll
70LLFREE 1-888-9375150 p__�Y-_
� 1�IIAl1A1.W�O�OD1� +ws�aWYilt� ��
� Exhibit A 0004292_01SKF02.dwg -
i
' tys
, F � A F� �
; }'� ,�
!� � i ;J�� 4 cn �
�! Ia I _ - � � �
` � y _ ,��� � � � � �' ��
�''' � �I I I I I � � ���� � � � � � � $ �
�- o � .�. �, � � f
0
aUa �
$9 ��3'��g� �Y� ��� ��9 g$� �� � � � � ��bgpa �� �
� �`���E`'`•�q�a�g"� ��Y 7� � �� � 9 � �T�3 Q� ��
� �� � �� � a � �
��������� & � � " s � 3�
� �6a�3 ���a�� � a '� � R ��� �: �
� ��������z$���$$��i��$$� � @� � � � ��g� a��
t 2�������CE�W��� �� ` e
I � .� � �� a �
� � �� ��� � � � ����� �x� ���
����i '�i��� � � ��j�il` �i 'p� � �� �z.��g� ���� �
I , �q 3 i � � � ��� �-���'�g x��
Eg���� � �; ,� �.�s�e�ta��a=§a��
�� ,0 _.. „ . � . �
_— _—�oas,e' � — ____
--_ ����'� ,�. .�: , �� i �� �
_ �.��� , � �
� �x� '� � '
��$
r{�,.�-��� � � ; � �
I ' - ����� , tl
! � � �
,�r �+� � i �� �
� TI � 1 � i � 8 y i.
'= 4 ��� � ; �' I _ �3 a �
�� Y: � !� � y �
� i � �, � r
��. �� r ' f � � $?
�sd.� � � �; "' � � a:� � '
e� � � i ; � a€� �
" �; �I''' '�� �I, €
I � , -------------------------------
.
� • ;i, ;i x �' � ------------------------ '
� b � _ ��.- ________ uvFpcu �
3 3
S
� p �pe �� I i g4 ! I
��5 dl i �, � I� .i .I
„��°g3 " '� f�� � �I !, �
�I�s$a$' � i �'� �!�� �� �
� �p i,; ,�—_---- �
� � � ��,e J
� 'I q�1`.�' 1 a b
""= � a
� C �. $a � ' g �b �
��� j, : � —_�'i- �., � §` � I
t � � �j t� I r— g� �r R$
� '� i�+kk�;��, ei � a� .
I 4�+ I Y ; �6 �� ��
,' i•I� �i _�� g �ab�. �E=t$ � I
I —�1e
��;,,; ai � Et.:g 3$��0-a
� ��� FL � �8a8« / �
�t �I :3f.r7
jJ��' � —� — I� T
— (�� I '. � � �1'���I . . �y �' __ _ � _—f r I �,r (���� �� . I I
�i � �� 141�� , r �� �--' �i'� �� � � �' _ '1,$�,�I�� i. ��'� '�� �� �
!i � y �4 r-�� fp�� J��$ � i ^i I �a g� I f ���� 7� I i r I I
�: �� ,r �Y � � # . � `.
. � I i �� c� ���i � Y � � , i ; �e ', �
I
°� l � '� �+ �I; ��- ` � o � d ��et�o' �I i � 1 �! (
f� � � � �� ¢ r I i, ��' � !� �I i � � �
� �
r � �� I f ` ;�`f� ������� �� � , I i : 'I �
t1;�� ' {Ih ',,.,� r `�,���;�lx��,�'t.� ' ��11�� �. �;�ix",*�{�A� ��e���i���. ' _� �� i I � �. ��� �8� �t
c � '�.}iI�{�� f,��`.�::�.r� ='-ir �� r,�{i,�/_�� r"_(.:..�f �r.7,�;�1 i �.���- �. 1 i i �.i 1 , ,��� ` �� I
�i�I�lf,�t� h�'�''{�31 i�i��5 �1���±�f��a ���r�rt-��1��`," ������ � q �' ! 'r �, � ��3��I
Lli, �r. tti 4�..�p,���.t��'� �.� a1����!•.t�f��rf{,;.1{,"�1'F��(.� �1���'�. �� ' . � Q�d�»
� ��)� � . — r f �� � � � , �d (
' r�������iitV!.��I a.� y1{��f�.1����f�'���r�(�r� � � �.� � � F �
�±, ��; � � f t� �f '� ` I� I, t
� � . Q � ,�f� rf�:���i�t�li�y� ! ��� ���� t{Ff� t',',,r�f�y�.`1 �I I., � i ,�� I 1
�y r 1 �4 +;. . ' ~I ' r r
��? � �
� __,. 6 u 1 .t� .n't�.L,""'" �, �JU4,,���_��I ���!��IIr � _— �' ��d���'
_, f
L ' L ,_ .. � ... —
— '.y--'—_ , �__—. ,
^a q M_ 0.6 � ' _. ___— . . �Y �g I
g �� � "s �8 �.,
Y }
� �ou G P
£
4 m U o (J S
Exhibit B �
!� ROSEMOL:�NT
PUBLIC WORKS
MEMORANDUM
DATE: November 25, 2014
TO: Jason Lindahl, Planner
CC: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Andrew Brotzler, Director of Public Works/City Engineer
Dan Schultz, Parks and Recreation Director
Christine Watson, Public Works Coordinator
Amy Roudebush, Planning and Personnel Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Rosemount Community Solar Gardens: Plan Review
SUBMITTAL:
Prepared by Westwood, the Rosemount Community Solar Project is dated September 29,2014.
Engineering review comments were generated from the following documents included in the
submittal:
• Site Plan (12 pages)
• Tide Survey Plan (3 sheets)
• Tree Inventory
• Description of Soils
� Application for an Interim Use Permit and background information
DEVELOPMENT FEES:
1. The City's transportation plan shows six future ininor collector roadways and two future
major collector roadway adjacent to and/or through the properry. A condition has been
included to allow for the future collection of roadway costs and right-of-way related to
development of the eastern N-S collector roadway. Collector roadways are currendy
estimated to be a cost of$180 per front foot and the required right-of-way is 40 feet in
width.
2. A grading permit is required for the proposed mass grading below are the pemzit fees based
on 38,200 CY of grading.
o Permit Fees: $650.75
o Grading Bond/Letter of Credit:: 148 acres x $3000 = $444,000
3. The solar garden is proposed to be permitted by an interim use permit. Upon expiration of
the interim use permit and the ultimate development of the site, development fees will be
Exhibit C
required based on the Ciry's current fee list at the time of development. Below is a listing of
the fee rates based on the 2014 fee list.
o Trunk Water Charges: �6500/acre
o Water Access Charge: Based on water meter size
o Trunk Sanitary Charges: $1075/acre
o Sanitary Sewer Availabiliry Charges: $2435 (MCES),$1200 (Ciry)
o Trunk Stormwater Charges: $6865/acre
o Stormwater Connection Charges: $2270/acre
o GIS Fees: $120/acre
STOItMWATER MANAGEMENT COMMENTS:
1. A stormwater management plan was submitted for review on November 24. The plan will
be reviewed to ensure compliance with the City's water quantiry, quality, and infiltration
requirements.
2. Several ponding areas are shown to extend across property lines. These low areas are
required to be graded to provide additional ponding for the new impervious surface added
with the project.
3. An erosion control plan is required to be submitted for review. The plan is required to
comply with all city and NPDES standards. The plan should show proposed Best
Management Practices (BMPs) including silt fences,inlet protection, construction entrances,
temporary sediment basins, etc.
4. Ponds and�vedands are required to show the Surface`�G'ater Management Plan pond
number, normal water level (N�Y�L),high water level (H`YlL), and storage volumes.
5. Emergency overflow routes and directional flow arrows are required to be shown on the
plan.
6. The NPDES permit is the responsibility of the owner/contractor. Documentation of
permit acquisition shall be forwarded to the City prior to issuance of a building permit.
GRADING COMMENTS:
4. Proposed contours are required to be shown on the grading plan for all grade changes.
Additional contours should be shown near the proposed roadway and for the conveyance of
drainage along the roadway.
5. Following mass grading,a certified grading plan is required to be submitted to show that the
site has been graded as proposed.
ROADWAY�ACCESS COMMENTS:
7. The typical section of the interior roads and access road to the north is required to be shown
on the plan.
8. A drivewa5�access is proposed to connect to the City's existing drive��ay to the east side
water tower. Should consideration be given to allow access to this driveway,it is
recommended that a maintenance agreement between the Ciry and developer be developed
to address maintenance and extent of the access use. Below are some items that should be
addressed in the maintenance agreement. .
o Size of vehicles allo�ved and frequency of use
o Snow plowing, damage to the pavement,and maintenance costs
o The future relocation of the City driveway due to the future expansion of the Hwy
42/Hwy 55 interchange.
Should you have any questions or comments regarding the items listed above,please contact me at
651-322-2015.
EXCERPT OF DRAFT MINUTES
PLANNING COMMISSION REGULAR MEETING
OCTOBER 28, 2014
6.e. Request by Geronimo Energy for Rezoning and Interim Use Permit to Allow a
Solar Farm (14-54-IUP, 14-55-SP and 14-56-RZ). The applicant, Rosemount
Community Solar Garden (RCSG), LLC, requests rezoning and interim use permit (IUP)
approvals to allow construction of a solar farm. The subject property is generally
located south of County Road 42, north of County Road 46 and east of Minnesota State
Highway 52. The site is a total of 450 acres with the solar farm facility located on the
southern 160 acres. The 160 acre solar farm site could contain up to 21 individual solar
gardens each of which would be 5 to 7 acres in size with a 1 MW capacity. The
applicant anticipates the project will be constructed in phase over two years based on
customer demand with the first phase likely in the northwest corner of the 160 acre
project area.
The applicant requests a 30 year term for the IUP subject to the conditions and review
timeline included in the permit. According to the applicant, the 30 year term is
necessary to accommodate financing of the project, the useful life of the solar
equipment (in excess of 30 years) and the 25 year contract term for Xcel's Energy's
Solar Rewards Community program. Should the City approve the project, the site will be
marketed as a host for Xcel Energy's Solar Reward's Community program. Under this
program, Xcel Energy customers may subscribe to a solar garden in order to receive a
credit on their monthly energy bill based upon the subscription size and production of
their solar garden. Staff recommends approval of the requests subject to the conditions
outlined.
Commissioner Kurle had concerns about glare from the solar panels. Planner Lindahl
stated that is a common misconception, glare is a result of wasted energy and if
designed correctly there would not be any glare.
Commissioner Forster had questions about what would be done with the open space
and recommended uses for open space. He also wondered if a road could be built to go
through the Metropolitan Urban Service Area (MUSA) line. Planner Lindahl stated that
yes they would be allowed to have an access road just no solar panels are permitted
within the MUSA, which is not being requested.
The public hearing was opened at 8:15 pm.
Public comments:
Nick Rueger, 16240 Fischer Ave, Hastings. He expressed his concern about losing
valuable agricultural land and he doesn't feel a solar garden is a good fit for this
property and is fearful that once the land is used for alternative purposes it won't ever
return to agricultural land. He feels that an alternate location for the solar farm should be
found. He also stated that there are discrepancies between what was said at the
Geronimo's open house and what was presented tonight.
Catherine Briggs, 4676 160t" Street East, Rosemount. She stated that land is zoned
agricultural preserve, and IUP can only go through if zoning is changed. She believes
that it should stay zoned as it is currently. She also inquired about what will happen to
the land that is slated for no development. She said that there isn't a glare from solar
panels but there is a lake affect. Farming is what established Rosemount and
surrounding cities and we need to do what we can to maintain it. She then referred to
Min Statue 462.357 subdivision 9 paragraphs 1 and 4, summarizing that no agricultural
land should be developed before non-agricultural zoned property. She also inquired of
the location of the substation.
Kenneth Schindeldecker, 4485 160th Street East, Rosemount. He is concerned about
fencing with barb wire and it looking like he lives by a prison camp. He is also
concerned about the road access on Donnelly Ave and road conditions in the winter
with the new fence and blowing snow. For the past 38 years he has been the one
maintaining the road in the winter. He wants to know who will maintain it now. He also
inquired about the access road from the north; the property doesn't abut land on 42, and
where a road would be placed.
Nathan Franzen, Director of Solar for Geronimo Energy. He stated that the solar panels
will look like a lake. The Minneapolis/St. Paul Airport is looking at solar on parking lot
roof top, where glare issues would not be allowed. The contract Geronimo Energy has
does cover all 450 acres; currently they don't have any plan to develop the land north of
the MUSA line and are looking to sell off that property. The east parcel would be eligible
for solar, it currently has irrigator and the farmer is looking to continue farming. This
parcel is also outside of Xcel's service area and could not hook into their service lines.
Any new development would have to get approval by the Planning Commission and City
Council. He also addressed the location of the solar farm. The land is no longer in
agricultural preserve status, it pulled out of the program many years ago. There are
three things that drew them to this location. They are looking for a robust grid, a lot of
industrial businesses in Rosemount that draw large amounts of power. The panels need
flat ground that is available for immediate development. And the 2013 ordinance guided
this location. He addressed issues relating to agriculture noting that resting soil will
improve quality and meet storm water conditions. They are exploring creative ideas to
increase bee habitat by supplying vegetation for bees. He also stated they are aware of
snow plowing issue and will most likely maintain Donnelly Avenue. The fence is set
back about 50 ft. They don't light facility but have lights to do maintenance at night and
used for that purpose only. The substation has several lines on 42 that come from
station north of 42 by golf course. Xcel Energy will determine where the Solar connects.
As for the corner connection, they are working with property owners to get an
easement; this is a secondary access for emergency, it is not required for the project.
Commissioner Miller asked if Geronimo Energy would agree to a condition to maintain
Donnelly Avenue as part of the permit. Mr. Franzen stated that they agree.
Commissioner VanderWiel inquired about tree removal. There was some confusion
between exhibit A and B, exhibit A shows current inventory and exhibit B shows only
those trees that will be removed. Mr. Franzen stated that a total of 70 trees would be
removed on the east and west property lines to address shading. It was verified that
there are about 66 trees being removed, it is hard to see due to the density of the trees
in proximity to the map.
Commissioner Forster inquired about overhead power lines. Mr. Franzen stated that
Xcel determines if there would be any overhead lines, but lines from the panels are
designed to fit normal lines and are required by the City to be buried.
Henry Fox, 15391 Emery Ave East, Rosemount. His property abuts the site on the east;
he wants to know what he is going to see when he looks over at the solar farm, will �
there be shrubs or what view will he have.
Shari Dugstad, 3790 160th Street East, Rosemount. She wondered if the energy
created causes any interference with electronics and what kind of traffic would be
generated. Also if there is any noise associated with the panels. Mr. Franzen stated that
there would be construction traffic lasting from 4-9 months, it would not be heavy loads
or large equip. After construction most of the traffic would be from ancillary services like
snow plowing, landscaping, and daily checks from the operator. The majority of the
maintenance is done through a remote system, the messages are received remotely will
be addressed remotely as well. At their St. John's solar farm in the last 4-5 years they
have only had roughly 12 issues that needed someone to physically be at site to fix.
From an interference perspective they are on the same voltage matching what Xcel
uses, so there would be no interference.
Dan McCarthy, 4021 160th Street East, Rosemount. When he attended the Open
House it was stated that the panels were going to be stationary, but now they are saying
that they could either be stationary or move with the sun. He also stated that there is no
benefit to the citizens in the area. The energy would be for commercial businesses not
residential usage. He also felt that it would be a waste of agricultural land.
Ron Otten, 14727 Clayton Avenue, Rosemount. He said it's clear that neighbors don't
want the solar farm located in the proposed location and wondered what other
alternative sites there are and why they aren't being considered. Mr. Franzen stated that
this location works from an electrical stand point, permitting standpoint, and physical
standpoint.
MOTION by Kenninger to close the public hearing. Second by Kurle.
Ayes: 5. Nays: 0. Motion Passes.
The public hearing was closed at 8:53 pm.
Additional Comments
Commissioner Miller asked staff to provide follow up comment on two public comments.
First is the 2030 comp plan to look at zoning in that area going forward. Second,
comment on screening for the solar farm. Mr. Lindahl stated that the surrounding land
use outside the MUSA is guided agricultural. Just inside the MUSA there are various
land use designations; for regional commercial, business park, and community
commercial. The comprehensive plan also lays out road designs indicating there, most
likely a collector on east side of the property, with a stop light at County Road 42.
Screening on the southern edge would be a mixture of dogwood and serviceberry trees
in the first 30-50 feet and then fencing behind. A condition of approval requires the
applicant to diversify the types of trees and install larger trees. This requirement could
be satisfied by installing conifers and those could provide screening all year long.
Commissioner VanderWiel expressed her concern about the lack of landscaping on the
east and west property lines due to the removal of trees. Mr. Lindahl stated that he was
unsure of the applicant's plan for those locations and would need to refer to them. But
he did mention that the ordinance only requires screening of the facilities from the public
right-of—way and is not required from neighboring properties. Commissioner
VanderWiel also stated that when looking at rezoning one of the conditions is the use
will not be detrimental to the existing character of the immediate neighborhood and
general welfare. She questioned whether the character of the neighborhood would be
altered and the screening needs to be addressed.
Commissioner Forster wondered why a 30 year time was chosen and if it was
discussed to have shorter time fame for the IUP so that any issues can be addressed at
renewal. Ms. Lindquist stated that there was much discussion about the length of time
of the IUP; it all came down to the economics of the project. Future land owners will
know what to expect as the solar farm will be in existence when they move in. This is
the type of project the City Council was hoping to attract when they approved the
ordinance. Commissioner Kurle wants to give residents a way to address concerns with
landscaping and wondered if adding an additional requirement to the IUP would be
helpful. Ms. Lindquist thought it would be best to have a conversation with homeowner
as to what his expectation is.
Commissioner Kurle confirmed that the setbacks require 30ft on sides and rear and 50ft
on front, and there would be no solar panels within those setbacks.
Commissioner Kenninger also confirmed that southeastern 80 acres are not planned for
solar panels at any time under this IUP. She also asked for further explanation on the
rezoning portion of the application. Planner Lindahl explained that the property is
currently zoned Agricultural Preserve zoning which is tied to a tax program. The
property is no longer enrolled in the Program. The owner of the property has not
participated in this program for a number of years and now is an appropriate time to
correct the zoning of the property.
Motion by Kurle to recommend the City Council approve the request to rezone the
subject property from AGP —Agricultural Preserve to AG —Agricultural.
Second by Kenninger
Ayes: 5. Nays 0. Motion approved.
Motion by VanderWiel to amend condition adding requirement q. to provide
screening on east side property line.
Second by Forster
Commissioner VanderWiel withdrawals her amendment after receiving clarification
of the location of neighboring properties, se cond by Forester.
Motion by Miller to recommend the City Council approve the Interim Use Permit
(IUP) allowing development of the Rosemount Community Solar Garden, subject to
the following:
a. City Council approval of the request to rezone from AGP —Agricultural Preserve
to AG —Agricultural.
b. Combination of the parcels that make up the 160 acre project area into one
parcel.
c. The project shall be subject to all requirements under city code and policy related
to such development and improvements.
d. Approval of a revised landscape plan including at least twenty five percent (25%)
conifers and twenty five percent (25%) deciduous hardwood trees. Deciduous
trees shall be no less than two and one-half (2.5) caliper inches while coniferous
trees shall be no less than six feet (6') high.
e. Submission of landscape security equal to 110% of the proposed landscaping in
a form acceptable to the City Attorney.
f. Approval of a revised site plan illustrating a minimum of four (4) parking stalls
consistent with the City's off-street parking standards.
g. Ground or wall signs shall be approved through a separate permit.
h. Approval of a revised lighting plan consistent with the exterior lighting standards.
i. Approval of a revised trash enclosure plan consistent with Section 5-1-3 of the
City Code.
j. Submission of a certification from Underwriters Laboratories, Inc. prior to
receiving a building permit. The city reserves the right to deny a building permit
for proposed solar energy systems deemed to have inadequate certification.
k. Any solar energy system remaining nonfunctional or inoperative for a continuous
period of one year shall be deemed abandoned and shall constitute a public
nuisance. The owner shall remove the abandoned system at their expense after
obtaining a demolition permit. Removal includes the entire structure including
transmission equipment.
I. Conformance with all requirements of the City Engineer detailed in the attached
memo date October 22, 2014 including but not limited to:
• Execution of, and continuing compliance with the terms of, an agreement
allowing for the collection of applicable fees and/or roadway costs related to
future development on or adjacent to the project site.
• Approval of a stormwater management plan.
• Approval of a revised grading plan illustrating proposed grading contours.
• Negotiation of a maintenance agreement for use of the City's driveway to the
east side water tower.
m. There shall be no assignment of the interim use permit without the written
approval of the City. The permittee will be responsible for all requirements of this
permit and all applicable City ordinances for the permit period unless the
permittee gives sixty (60) days prior written notice to the City of termination and
surrenders the permit to the City.
n. The permittee shall grant to the City, its agents, employees, officers and
contractors, including agents, employees and contractors of any surety, an
irrevocable license, in a form approved by the City Attorney, to enter the property
to perform all work and inspections deemed appropriate by the City to enforce
conditions or to perform work as a result of the permittee's default. This license
shall continue in effect until all conditions imposed by the City have been
complied with.
o. The permittee will reimburse the City for any costs incurred as a result of any
necessary inspections to insure that the conditions of the permit are being
satisfied and any costs incurred as a result of enforcing the permit.
p. The applicant is required to maintain Donnelly Road including snow removal.
q. The permittee shall hold the City harmless from all claims or causes of action that
may result from the granting of the permit. The permittee shall indemnify the City
for all costs, damages or expenses, including but not limited to attorneys' fees
that the City may pay or incur in consequence of such claims
Second by Kurle
Ayes: 5. Nays 0. Motion approved.
Commissioner Kurle would like staff to let council know that there is a screening
concern for neighboring properties on the east and west sides of the subject property.
Lindahl, Jason
From: Lindquist, Kim
Sent: Sunday, November 23, 2014 8:07 AM
To: Lindahl, Jason
Subject: Fwd: Geromimo Energy vs.the people
Sent from my iPhone
Begin forwarded message:
From: Rosemount Mayor<MAYOR(uci.roseinount.mn.us>
Date: November 23, 2014 at 7:27:25 AM CST
To: "Lindquist, Kim" <kim.lindquist�ci.rosemount.mn.us>
Cc: "Johnson, Dwight" <d���i�l�t.iohnson�cLci.rosemount.mn.us>
Subject: FW: Geromimo Energy vs. the people
FYI. Please add to the packet and forward to council.
Biil Droste
From: Sandy McCarthy [mailto:sandyl3mac@yahoo.com]
Sent: Thursday, November 20, 2014 9:41 PM
To: Rosemount Mayor
Subject: Re: Geromimo Energy vs. the peopie
Please do. Thank you for your reply. I am very passionate about this situation.
Sandy McCarthy
On Thursday, November 20, 2014 1:50 PM, Rosemount Mayor<MAYOR(c�ci.rosemount.mn.us>wrote:
Thank you for the email. If it is ok with you I will share it with the council.
Bill Droste
Sent from my iPad
On Nov 19, 2014, at 11:34 PM, "Sandy"
<sandy13mac(a�yahoo.com<mailto:sandy13mac(a�yahoo.com» wrote:
Dear Mayor Bill Droste,
I am addressing the issue of the solar field that is in progress in my back yard by
Geronimo Energy. I am protesting this transaction. My back yard is backed up to this
project. Why would you turn agriculture into industrial? We chose to live out in the rural
because we like to look out our back yard to see corn fields, bean fields and the nature,
i
hearing the pheasants cackle and seeing the eagles land in the field. Another reason,
why would you take away the process of providing a large amount from production of
food for the world, bottom line. There are plenty of other sites in Dakota County
(Rosemount) that have contaminated soil and can not be used for anything ie.
University Land, Sanitary Landfill. Why would you take away from Ag land that produces
something vs. land that can not be used for anything? This is not your back yard, it's
mine. Hope you will take into consideration our feelings when you vote this through.
Sincerely,
Dan and Sandy McCarthy
4021 160th Street East
Rosemount, Mn 55068
Contact#: 651-775-5573 Dan
651-214-8840 Sandy
z
MU'" 4 - ROSEMOUNT Sr`�_AR
z��� � � ` � . . ' x !����, � �� s�,�. � a� a � ��' .��
� _e..� �. � S� 'm '� t�k�� +'�"�,,,�"= ��' -,� k .
3 i� � � t� ��:��tt•� � � � � .,�` ' �
. � ��'�� �� -g-� F= �Kx b �,.7- 7�,� .:. � - r_. �
� '�`� ��� , a. � .�� .. ,.c?}�_ rr �ja.�k�:' �y
� `� �� � i�S i� � 4� ��'� �,�,Q,, Ff�" ,,,Ir�dY+lMink+ '`�'�'"r `�� .
�
� � �' c�s ,i�� � � � � � �%� �
' � � �� ,�g���, ri"�' � �.. .
;., � ;{�' ' ., �'�.-#_,,,� i�..� � .. ,�. � � y, � ,
�� d��s i� � . '� �, ,�'�� � """� � '�`,�fi ;�'"�S'�
� �� * t �y ����'�,,,�t�°. '; ��� � �� v
� .�jr°� �4�is�� �- +. � ,R �u�¢�,p'd�����+a� �, (: r �'- x� �,,� s . . t,
�.. .. P � � �',. �t`� R '"�_.�.Y,.be�. ...lP„—'� `` F �: �'�2.�
�,„.a. .�_, ti..„�_ E,-+k .., � " '.:.'.°
� . r - .�.. __ .-..
; �t : .; 6
_
,. ...� . e
.
'"�"
: i j �i �� �#s`���`: F . �. . _ �j'�r"."�`.,..
�� .?3 wnc�..�zi �.. .�3i..�..
i ►r� X- r.�wf�v b V '
� ,� .�"d k . . . _ '�3�� k�
. � � . . �� t � �. , ��. u ���3 .... ...»... .
*� ,
P,:� 3 A..:S' ,� ,� _ :' s �,F. ,._
„�iy� 1��s.� ��� w�. �
g,�� !� � �a � , ,:c � ��t }
�� � � ,; � �� �
f:� i ,;� � �� �' �� : �. �r,� .� ..r i �� *
r '.,... ;=t� � � �`* +�� ��. S- � f � �F a t � I
: _
t- Y��?s.e � ''r� ,} '� �� �
'k-. � .{1.5. s +�`�'� . �" .�, �,`M ��,,..� . s�6,yw ,.»'k-�:ra--a��4. I
.:
3 ,
' . .x :? '� "�! .
� ; , � �>., � ' ___ � ' y�;+'�,p�,.«+t,,. �"� •#
� r � ;�
� -- _ _ �
• — - _,. �` �►
t �
. ��
- � � - '-'r-r� -r t 'R;d�`�' � l� _ f�rr 1 . . �� ,� . . � . w��",
+ -: �.�: i}�� „� �� �',+ � _ �,.
_ �,� ;, � "� . i
� : . .�{e .
. _
..a�t . .'p.a,�€tl^� �.�,��Y� ��Li'Y'�,� A d �� �*�� ag , �11a '� � . . .�S
� f:. ��
. +..,
_b'
i-.
�s�r;gf- ` .c
� � :q
"' ..,�..�..i �� - � �
i ,�.
x ._.. #+ •A,
_,.a;" � .,frf ` z-n. �. ..�. .
�"f f
�. � `<d! `C�t`' '`� . n �'"�'Y3` x 1.�..
#�y,�� ",+�+ {...! P �,�.,� a ,5 Y
_ i � �,s� " �' t
_ '', � �
S j
'"r , �+C�
� -'
.c�, � N �� ,. 'a�rvy,.
'�Ki�'"1"„�'�,�'�2 : �� G , ':
�'7pk�%F.S.��` �^Y7':� � ?� .f' �,��y� �-yY� , - _ _ t � Y �."
� � � ' �..,..,.
�:� � �� f, � �
"�...cro?sa�..x �r `�.� � ,�, 'S ,>�: � e n ��,:
�K-y,�y��T��X,'�`3 �, K�, �J �� ��:- �,i�' ,..�.
�. �:
�`'� .- l..zbtYy;;... s{.} ' � ,. .
��,i �c, t-��z�,�.` Md3� �� �.v,�k,t. .a�*�p ��?
_�l���ths?:i'•�'.�. .a; �r t_�� ���'z' '" 1_,.,� ,_ _.
X. f� ! � �j � ,.
a - [ .� ` i� � �:. . '
., r �r-m _ ...,:
{ .a <�
�.E � � � �}v �
�. �`�����ti' � [1!�� y�.� �i�*�-a � � ._ . -_-_
. '�r'. .r� :f. .. . t 3y1�'��� -
�� � . _. ,_..._._�_r�� �- �,��,,.�. . �
(�' � � � �, ��� �.� ,,::;,�. �
T "� ��*�, ' �� � �'�''� � :T�
� � t{"- '� �� �c � v� � �Y� s �.l''
,.•��,��4�S 3` � ��� ' jr ` ,c F`{�,� g ��. .
_.. '�_...`�a��`�� . . . ';d,� p� ��q s . •� �w +.
Y- E' '"�d e� .� ,a� a� *' ��
(i T�r g . . . . � c i 'r '�. '
�� '�+ � $µ', � � � \�\ �ti i.`��I :� ;a
►'�' �,�} . , �!„ � h` �'",+ , :
t� f;•-� � d�; � ''� • y ..t a y 4 ��
+... . .. i�� `; �ii� "1 � i.�' `�'f��' �`Z�., `'� �"' r ��y.
. �#"h'� d,��.'� . ` p . ,rX'� Y j k� � 'tk
' ,ys�C r -" '� ?'�,�r.f ., T / t `Y tJ-. .f ,
f J ,Y' �-� �� '4�'? `� � �P ;�'Y {�f . q :V
u a F�. vs . . ... �;;,7t� � ,�, � ' `a e��k" .�` ,,� .
�� ��}t y �"�x �y '/� v, { �F ' � � x.
�' 1 �"��,, . ��y�. � ti y �' `�?-��r° r-',�t
r' f y�� � \ 1 f�}
".�k !ti^+4 �'..�.n.W . �'` � `5�y-.. � / 9 f.^PS Y
's��� � +�-t t at,! ,t'�� ►,��..�'', k�'�s� -�� "' � '� �'�``'�.`l�'�,�{ �' s y�,��.. ; .
: „
"i
."t�� a , k''�fi``�
�'�S , ��, �� g�'�'� s`raw•rra�. _`�'� `��°��~ � ~�' j� {,�r� � ��� �a
, , ' _ � . Fd`
«• u,� . � � c�
.. �y�
4Y .�. . .. "� ' ��:.: � }�. .� +y�!1Y..`.
F I •.iY fi g Y`� t�• .... . , _ i��l�...,...«.
. . .. ._s�. " ""e^
_
, �" " �. . 2. �� -- � �
/:
. a�'��,� ,''!�.' �P4�"�.�..,..� �!�.!'` .��i � � ^j .,'�� — . . " w�R„�°°i'�'n '� �-�,.,.t ti��f�.
r�: � '�� R
�' .���L ���t�YS . . � l' '� ..� , �ar �f�'.:''����5r �';' ���i �, ;, � ',� .
„y� � � (� ;a . � � '4 a.��.'`�' , 1' ; rr "y �.nMC '�', � '�. ,�_�i.;.
'
�t ..,?+� ; � �' ..;y" . t . , ��,M.. . . .t1w'a{.�.... �
I' t r5{�. � t � . ,�S ��: '�i Tt' , � 0..� �����<
��`i .�,,l�''k.'3 ;i� �� � 1 ... r r `� _ I �-- t.�
. .4
y', i �� '�� ' . y � ��� A _� ` " '-�`' � �
. . 'a'.� 4:3"�� t i '� t �� � � ` �`����:.
..� �'' �'� ' Source'EsnlDrgit�alGlobe GeoEye i ubzd Earths�arGeoa'r'aptiics. _,,�, ;�
� �� �,x „; f „ ;;, _ `�� �CNESL�Airbus D�SiU�SDA, USG6.AEX Gct:rnapping-µAerog��i;d I'GN IGP�
,;• ti , ,� ,, �4 :, ,• .; , � , . .
�<~'
� t. � �`� F; � 3swiss�t'o:p:o, an,cl th`e GIS UserCommunity �.,a� ��,
�°--�-�-� 2020 MUSA � Excluded Area (No Development Proposed) ,�� -
2030 MUSA - Non-Build Area within MUSA � '����'�� ''
t NERGv ' Dakota
� Rosemount Parcels � IUP Area 0 500 1,000 2,000
Feet
Document Pat�:G:\GISData\Research\SOLAR\Solar Subs\ROSemount AbrahamsenV20SEMOUNT MUSA.mxd cjjenson Date:9292014
�PN E "F� WHAT IS A C4MMUNITY
�� �����
. �- , �
� �
�s� �P,� Community Solar Gardens are centrally-located solar
V R C E � photovoltaic (PV) systems that provide electricity to
participating subscribers. Could it work for you?
' • • : • • • •
� .
Are you interested in going solar but unable to do so on your own? Perhaps you live in an
apartment, have a shaded roof at home, or don't have space at your organization. Now you can join a
community solar garden installed near you!
Community solar gardens are a simple way to go solar. You purchase an up-front subscription,
then soak in the rays (much of Minnesota is as sunny as places like Houston, TX and Tallahassee, FL).
� �
• • • - • �
:,
1;; �
�� , _
��.::.G ;
' ';
� � Solar PV anels are installed
P
in sunny locations to produce
�� renewable electricity
��
�.
� ;: ��
�
� Individual entities can subscribe
to enough solar to cover up to 120%
of their annual electricity usage
. � ' ���
�
Each subscriber's utility bill is
credited with the electricity created ;. , �,��:-
by their share of the solar garden
i • • • � '
The amount of electricity you use each year helps you decide how much solar to get.
Your solar garden subscription can cover up to 120% of your usage. A typical Minnesota home uses
800 kilowatt-hours (kWh) a month. Remember: a more efficient home means more cost-effective solar!
Electricity Use Solar Subscription Utility Bill
��,;� �� ���� ....
�.r.�� ��� �, ,: ����
�. , .
�_ �.� �F.. z� �� .. �� r���
� � � �� � ��
�: ;� �r� . :�� �� ;� . .
��.,. .. :�� ��;�s��� ��� p;��
■�Y-. �� ���-,�.� �� µ ��
J F ^;' :', ' j ' r, 5 O N D ��`
�—__ ___-----�, �
� A typical MN home 4 kW of solar could Solar power production ',
uses 800 kWh each month, provide half the electricity ' is shown and credited on
or 9,600 kWh each year used by the typical MN home � the subscriber's utility bill
• • - • • •
As a subscriber, you don't have to worry about every detail. See below for key players.
�s �.. � ��.;�r-i.,��....;
��—..�._<
SUBSCRIBERS: individual DEVELOPER: primary group HOST SITE: location where FINANCE: sources of
entities who get solar power organizing the solar garden solar garden is installed financing for the project
t�C2r
UTILITY:electricity provider SITE ASSESSOR: expert that INSTALLER: expert that OUTREACH PARTNERS:
where solar garden is installed studies solar garden location � installs the solar garden groups that find subscribers
See more details about utility programs and rules for community solar gardens
on our website at SolarGardens.MnCERTs.orq#Who.
�PN ENF�4
(i" ��'i s.
�s�� SolarGardens.MnCERTs.org
VRCE S�
Summary of Rosemount Community Solar Gardens—Neighborhood Meeting
When: October 14`h 2014
Where: House of Coates
Who:49 property-owners within a %mile radius of the development site were mailed
notification of ineeting time and location on 9/30/14
• The list of property owners that were notified are the same list of property owners
that was provided to the City of Rosemount under Site Plan review requirements.
In Attendance
Geronimo Energy Director of Solar Nathan Franzen
Solar Developer Tena Rytel
Associate DevelopmentAssociate Andrew Catania
City of Rosemount City Planner Jason Lindahl
Property Owners 1. Wayne Cummings
(49 property owners mailed 2. Thomas Fahey
notification on 9/30/14) 3. M ichael Johnson
4. Harlan &Steve Kahl
5. Wesley& Gayle Knodt
6. Sandra & Dale McCarthy
7. Nick&Wendy Rueger
8. Ken & Linda Schindeldecker
9. Jeffrey&Sarah Stoldorf
Description: Geronimo Energy held a meeting for property-owners in close proximity to Rosemount
Solar development site. Geronimo's intent was to educate property-owners on our development
process, respond to any questions and concerns, as well as seek input from landowners on the general
plan and landscaping preferences around the site.
Materials Provided
- Printed informational material for property owners to take home was provided:
o Presentation handouts
o Site diagram
o Maps
o Information on Geronimo
Meeting Overview
1. Dinner provided by Geronimo for attendees
2. Project overview and presentation from Tena Rytel
a. Geronimo background and project information
b. Explanation of project components
c. Explanation of project construction and timeline
d. Questions from audience
Public Comments& Discussion
1. Geronimo sought input on location of project fence.
a. It was determined that those present would prefer the fence to be located
approximately 30' off of the property line so that landscaping could be located in
front of the fence—rather than behind it.
2. A concern about the location of the fence along the driveway and its impact on snow drifting
a. Geronimo had discussed the topic with the property owner previously and placed
the fence approximately 40 feet from the fence line.Geronimo is open to further
discussions on the distance the fence is from the driveway.
3. Concerns were raised about removing land from agricultural use.
a. Geronimo explained that in order to economically deliver energy,the siting is
required to be close to the electrical demand.
b. Geronimo also explained that the City of Rosemount's solar ordinance indicates
where solar farms are a permissible use.This site is adheres to those siting
requirements.
c. Geronimo stated that it believes developing clean sources of energy is vital for
future generations.
d. Geronimo also explained the low impact nature of solar development;the onsite
top soil is rested for the life of the project and can be returned to agricultural use at
the project's conclusion or to the highest and best use at the time.
4. City of Coates not contacted.
a. Geronimo stated that because the permit is being sought from the City of
Rosemount, it would defer to the City of Rosemount on all inter-city
communications.
5. Concern about property value impacts.
a. Geronimo stated that it has no evidence to support a positive or negative on
property values. Past experience from other permitting processes has included
comments from property owners who believe a solar project will have a positive
effect on their properties valuation as well as those who believe it will be a
detriment.
6. Request to purchase landowner home.
a. It is outside of Geronimo's scope to make offers for private residences.
g • V
� t■.�■■_•._'•_.'_.._■■_ N O � O D O �
�
� i" � � � � � y �
3 w n� D � a
m ' ' ' cD
s i a a � � m ti
� � m � _
a ' 3 m p � � '
i � � � � •
= v J N. (/1
� fD ���7 a
; ` � m
m
S �---->. ,N'� m. � m �
3 ._ ._._ —i%' � �Z � y. � .
� .. .._�-^ � N .Z7 Q N .
N (p (p �
� � N ^. N
j ry 0)
_ L � .» �
3 ^ _ `t::" {U =
� " " v� �
v � •■ "._ � � OL� p U
� r—_---�
�_ N � CLAYTON AVE (US 5 '.__.---�-- ___ _;--;' A W ° � � �
-.. , , ,
�' f ; c� ? o � � ?
N �p O O 1 �
x' i I ' � S � � � S
� __� �--� `D F � ID N o
d � o � �,
d ' f � �
s _... ..__ �,- � n Cn > > m
. ....._.._�..r_ � _.
3 z v ; �
. N
� � � n � �
� �. c> ^ 3
m o 3 °m
3 m �
i . �
m ci �'
�
� d
>
rS . __ __ _ _ _ . S � � a
.. -- —
■ � � ic� � w �
■ O � � � �
� —1 ! x c, � W -,
� = F m � c N m
N � �
I -� � ? � � N.
. a ; � N
■ �TI ; � n
'� � . - ---i. � c � m
' �• � x �
■I n m �
� .1a J � Q0 � � � 0Ci �
i� ' 0 � � � � � 6i �
� �
I ` � � „ � D ,
■ � � m w °o a�.�
* —
. ` �. '�,� � � v, a � o =.
��Yp��ye1� - � �--- ---�'-�7'�-- - - � � � � � c
. i �_� O � y � C
�_.. ^5 y � d C
7 ti - pl
��,., .� � j �
A � �
(D �p
..i � <
' A fD
,, _ ___ ; = 0 O� �
�o I � � � oo
�
'x m ' _ � �
'(n u�i m D D
:� � .z r r
'(n � � 'm m'
. �
�A ___ .w----�-- �• -- -_. _
�D � a
' D i v
�.A d
��
�.-.
I ►!I
: --
� - --_ __ _ ___.
. ;
r
� �
�
� \
■ '.
! �` E RY AVE E _ _ ��-y
-- _. __ /`�
- -__ -- - ,,. _ _ O
_ �r_ ._ _ _ _ _
i� j � _ ;\, U)
: � _ _ � �
�
' � O
^ 1 � \
� �
� '
• �
�
S , i C�
� I■._.'_.'_.._.•_.._•'_ N �
�
2 � z v D
� c� c» c�
a � Z � D •
o . m m o �
g �.m' � �
- - o �
� c
3 7 U O _
N O � C
; t"_�'_.._..; O O 7 ry' �
a
N "_ .._..... ._ . � d
fi � n �
3 � O
3 �: � �
v 3
o �
" t ci
{ d
3 C7 C7 — ..„�.. � /
p�j `G ■• .. � � � n
_ � ° CLAYTON AVE (US 5 � � D o
° � d � a
$ o � � 3
� (D fD C 7
� _` N a N `�
n .� j — n
o — - �7 y m 3
a _ fD —
N m 3
- a m m
� � �
� �
' » �
ni —
3 —
' , v v �
I � � � �
rS� � _ � �
■� i, ci�' m y
- � a
c p
!� C � o �
� N o� � �
I�"1 .. d .� y N
■ rn — fD �G a
n � ?
'�� � N G1
..�"."' .. '�_". 0.
i
�.� . , . .._._._ ,'� � p1 ?
�i A '- �___ v
;� -- • � �
� I�� � `—' r v o
■ �� o0
� � c �
� _
�.._ .._ _..._.__.__..._" ."_.._. N
d � y
.. ._..—.. _ -• ,.
' � � d a m �
� — y �
. ..'___'_..._.. �. � 7 N N �
N O. � � y
7 C y
N N d F
�p — � N
N y O
� 7 �
� �
■ = N
I� � �
; m a0��
,
Icn s. � W N
iL� •-• m W o 0
s� C� � o � 3
' � � <p n [Ci) VCi
�. . . _. _. _ _ _.__ .. _ . . � m n� r r
_ ._
� �
Iy ! p N � �
� � ��
I�' ! � ,"
�, � �,-.
'r' � �
�:
.
. ____---- --__ - --.
� , _
i
� �
.
� �--- _
� _ . _: i E RY AVE E _— /`�
� _ - -- �— —
. N � O
' _� U�
� , �
� r�
o ■ O
�
■
o ■
2 '
■
a
ROSEMOUNT
``'�� S C� L A R
Rosemount Community Sotar Gardens, LLC
Application for an Interim Use Permit
Appticants:
Rosemount Community Solar Gardens,LLC
By: Geronimo Wind Energy, LLC dba as Geronimo Energy
d
By: I�'athan Franzen
Director of Solar
r% i
, L
Hans Abr hamsen
Property Owner
Permit Fee Calculation: Application for Interim Use Pennit Application: S500.00; Site Pian
Review Application: S 1,200; Rezoning Fee: �1,500
Check Enclosed
� �; ROSEMOUNT
� SOLAR
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 2 of 34
ROSEMOUNT
�� SOLAR
1 Introduction
1.1 SUMMARY
Rosemount Community Solar Gardens, LLC ("RCSG" or"the Project"), submits this application
to the City of Rosemount Planning Commission for an Interim Use Permit(NP), Site Plan
review and Rezoning for Community Solar Gardens under the City of Rosemount Ordinance No.
B-231. RCSG respectfully requests that the Commission and Council issue an IUP for the
Project to be constructed and operated.
The Project is to be located in Section 31, Township 115, Range 18, City of Rosemount, Dakota
County, Minnesota. As required by City Ordinance, this area is located outside of the 2030
Metropolitan Urban Service Area(MiJSA). The Project will consist of individual solar gardens
with a nameplate capacity of up to 1MW each. The Project plans to interconnect to Xcel
Energy's existing 34.5 kilovolt(kV) distribution system located near the Project site and feed
energy into Xcel's local distribution system.
The project will be marketed as a host for Xcel Energy's Solar Reward's Community program.
Under the program, Xcel Energy customers may subscribe to a solar garden in order to receive a
credit on their monthly Xcel Energy bill based upon the subscription size and production of their
solar garden. The total number of gardens will be dependent upon the final interconnection
parameters, final equipment design and demand for garden subscriptions. Each garden will
produce enough energy to power approximately 200 homes.
The RCSG is a subsidiary of Geronimo Wind Energy, LLC d/b/a Geronimo Energy, LLC
("Geronimo"), a commercial and utility-scale renewable energy developer based in Edina,
Minnesota. Geronimo has developed three operating wind energy projects in southern
Minnesota totaling 239 MW and a 400 kW(total) solar installation on 10 Slumberland Stores in
the Twin Cities metro area. Geronimo is currently in the final stages of development for over
1000 MW of wind energy power purchase agreements and was recently granted approval from
the Minnesota Public Utilities Commission for the 100 MW Aurora Solar Project. Geronimo's
200 MW Prairie Rose Project in Rock County, Minnesota was placed in service in December
2012.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 3 of 34
ROSEMOUNT
�� SOLAR
2 Project Description
2.1 SUMMARY AND LOCATION
The Project site consists of 450 acres in Section 31,Township 115, Range 18, City of
Rosemount, Dakota County, Minnesota. The site is bordered by County Road 42 on the North
and 160�` St E on the South. Per the City of Rosemount Ordinance, the solar facilities are
proposed to be located outside of the 2030 Metropolitan Urban Service Area(M[JSA) in the
southern portion of the site control area. The footprint of the solar facilities is approximately 160
acres. The site is currently zoned Agricultural Preserve, however,the site has not been in the
Agricultural Preserve program since 2006. Found in Appendix G is a rezoning application for the
site to be zoned Agricultural.
MUSA-ROSEMOUNT SOLAR
'����� �* '`�'��o �fi- ;;��;� c ;ia� � � -Y,
I '
r �
,� �a+ `" .�,-w� * ,� . � � s.
I%��. , i� �:_ r ,"�'� „., r�n. ,�
`�.':*C�� � . � c � �.�f. !��. _.
��. �. � ^"&'?� FF. .
�{ ��,i,.
�q
a� � .
- �
k:
r.
♦. .
. . . � �`��', �""._
, . � _� � t .. .. • �
t • ��
[_X � R ,. ..� I
r�
�ri
4�� '�-> �;
��� ���'N <�� -, ,`"
,�� " � �
.�
����_ ! ::� !
�t��-.
� ��
:��,-�
,� ��. , I
. - � . _� _
i.r :��r�. � t , . �.
,�, +�-s±:r'"-3R.:: '.���I,R). ,t"„ i
�� aiMC+�, ��M �t,�� � V X j 4 j _„}�
ay,./
+ +
�, . ,k . . : .._
r
4 :., ��� � ��,� ��;:;�,i ' ��
: .r.
.. � . �� .,. �� �� 4
� .. .
- 2s2G�d!JSA �Exu�.�etl Area;NC Dereloprnrnt Pr,p�se�; '
2030 MUSA -Non-8udtl Area a.�t�dn 6�USA �j '� � ��' �'�
�Rosema,nt Parceis_iUP qrea "- F���."CO ZOCO
0o Feet
September 30,2014 Interim Use, Site Plan and Rezoning Application Page 4 of 34
'�4��` ROSEMOUNT
�� SOLAR
2.2 TREE INVENTORY/LANDSCAPING PLAN
To install the solar arrays RCSG will need to remove 70 trees from the project area. RCSG will
complete replacement as required by the Tree Preservation Ordinance. A landscaping plan
detailing buffer and vegetation along the southern boundary is found in Appendix B, along with
a survey of the trees that will be removed in Appendix F. Areas of bare ground at each facility
will be revegetated with a low-growing seed mix(e.g., clover, short grasses or flowers, low-
growing forbs, low-growing wetland seed mixes or some other low-growing perennial cover).
2.3 COMMUNITY SOLAR GARDEN PROGRAM
The project will be marketed as a host for Xcel Energy's Solar Reward's Community program.
Under the program,Xcel Energy customers may subscribe to a solar garden in order to receive a
credit on their monthly Xcel Energy bill based upon the subscription size and production of their
solar garden. The total number of gardens at RGSC will be dependent upon the final
interconnection parameters, final equipment design and demand for garden subscriptions. Each
garden will produce enough energy to power approximately 200 homes.
Program Overview: Legislation passed in 2013 allowing Xcel Energy to administer a program
for community solar gardens. Other utilities may elect to develop community solar programs as
well. Xcel filed its initial plans to operate a community solar program with the Public Utilities
Commission on September 30, 2013. The program is expected to open for applications in
November or December of 2014.
Eligible projects may be up to 1,000 kW in size. There is no limit on the number of community
solar projects that can be developed.
The legislation includes the following specifications for subscribers:
• Subscribers to solar gardens will receive a bill credit for the electricity generated in
proportion to the size of their subscription.
• Individual subscriptions must be at least 200 Watts, but may not be sized at more than
120 percent of average annual subscriber energy consumption(in combination with other
on-site distributed generation).
• Subscribers may live in a county adjacent to county where the solar garden is located.
(Community SolarGarden, �linn��u�a Lu��, ?U13. Chaptzr �� HE 7?�. .�rticl� IU,
Section ?)
See Du�k�t �'��: EOU? �1-l�-�67 for additional details related to the PUC review process.
See Appendix H for additional information.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 5 of 34
� ROS AMOUNT
� SO R
2.4 PROJECT OWNERSHIP
Geronimo Solar, LLC, also a subsidiary of Geronimo Energy,has a purchase option for the
project site and will assign ownership to RCSG. RCSG is the NP applicant and will assign the
IUP to individual solar garden project entities as they are subscribed and built. Overall
compliance of project entities with the NP will be verified at each respective entity's building
permit application.
2.5 SOLAR PROJECT FACILITES DESCRIPTION
The Project's facilities will include:
• Solar modules, inverters and racking;
• Fencing;
• Gravel access roads as required;
� Underground electrical collection lines on-site;
• Two meteorological monitoring stations (up to 10 feet tall);
The Project area is approximately 160 acres in size. RCSG selected the specific project area
based on significant landowner interest, interconnection suitability, local ordinance requirements,
optimal solar resource, and minimal environmental impact.
In this application, the project is providing a site plan for the solar arrays. This preliminary site
plan denotes the general footprint and layout of the Project including proposed locations of
facilities. The Site Plan is found in Appendix B.
RCSG's final layout will optimize electrical generation and efficiency for the Project's solar
resource while avoiding and minimizing environmental, cultural, and economic impacts. The
Project's facilities will comply with the city's setback requirements. The Project will also
comply with all other local, state, and federal regulatory standards.
The Project's proposed components include PV modules mounted on a racking system and a
centralized inverter(s). The modules will have approximate dimensions of 4 to 6.5 feet long by 2
to 3.5 feet wide, and 1 to 2 inches thick. The foundations will likely be a driven steel pier and
typically do not require concrete. Concrete pads or footings may be required for the inverter
skids. Final foundation design will be determined by geotechnical soil tests. Areas of bare
ground at each facility will be revegetated with a low-growing seed mix(e.g., clover, short
grasses or flowers, low-growing forbs, low-growing wetland seed mixes or some other low-
growing perennial cover).
The modules will be electrically strung together to meet at one of the centralized inverters. The
inverters will convert the DC power from the modules to AC power. Additionally, a transformer
will step up the voltage to meet the interconnection voltage of 34.5 kV. From the inverters, the
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 6 of 34
�� ` ROSEMOUNT
�� SOLAR
34.5 kV cable will be routed to a common switchyard, also known as the Point of
Interconnection. Xcel Energy will extend service to the Point of Interconnection similar to new
service for a commercial building/use. RCSG is working with Xcel Energy to extend services to
the Point of Interconnection through Section 10 of the Minnesota Electric Rate Book.
The Project will use a Supervisory Control and Data Acquisition(SCADA) system, which allows
remote control and monitoring of the status of the Project. The monitoring system provides status
views of electrical and mechanical data, operation and fault status, meteorological data, and grid
station data. For security the Project will be fenced and have site security cameras. Access to the
project area is through a lockable gate.
2.5.1 Construction
Construction of the solar gardens will roll out in an as needed basis as customers subscribe. The
intended completion of the Project is the end of 2016.
2.5.2 Project Components
A typical photovoltaic panel system consists of the following:
� Panel Type-
- 300 watt photovoltaic panels
• Panel Size-
- 4 to 6.5 feet long by 2 to 3.5 feet wide, and 1 to 2 inches thick
• Racking Type-
- Linear axis tracking system or fixed-tilt racking system
- Utilizes galvanized steel for foundations and frame
• Panel Height-
- Fixed-tilt: up to 12 feet depending on topography and assuming fixed(see
attachment)
- Tracking: up to 10 feet
� Panel Material-
- Aluminum frame
- Silicon
- Plastic backing
• Rated Power&Performance-
- 1000-1500 volt system that steps up to 34.5 kV local distribution
• Safety-
- Tempered glass, security fence (6 foot chain link, 1 foot barbed wire), security
cameras, on-site cables buried underground.
RCSG is currently evaluating a number of systems for installation that include the following:
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 7 of 34
� '�� ROSEMOUNT
�� SOLAR
Linear Axis Tracking System: �
A linear axis tracking system tracks the solar resource throughout the day. The panels are
generally aligned in rows north and south and face east in the morning,perpendicular to the
ground during mid-day, and then west in the aftemoon. The panels are rotated by a small motor
to slowly rotate the panels throughout the day. System will use galvanized steel for the
foundation and frame.
Fixed-tilt Racking System:
A fixed-tilt racking system does not rotate but simply stays in a fixed position generally facing in
a southerly direction. System will use galvanized steel for the foundation and frame.
2.5.3 Aesthetics
To limit reflection, solar PV panels are constructed of dark, light-absorbing materials and
covered with an anti-reflective coating. Today's panels reflect as little as two percent of the
incoming sunlight depending on the angle of the sun and assuming use of anti-reflective
coatings.
The solar array will occupy most of the project site for the solar facilities. The electrical
transformers and inverters, an O&M area, and access roads complete the solar project. Most of
the facility, including the solar field, will be low-profile. Within the facility boundaries,the
generation tie line will be built underground to the edge of the parcel.
The solar arrays may be visible from adjacent roadways and parcels, but given their relative low
profile and the fact that the project site is mostly surrounded by agricultural lands it is unlikely
that they will be visible for good portions of the year. Additionally, the project design has
incorporated a vegetative buffer on the southern portion of the site to provide visual relief to the
residential homes in close proximity.
Images 1-5 below visually show the general racking equipment and dimensions of both a fixed-
tilt racking system and a linear axis tracking system.
2.5.4 Operations and Maintenance
RCSG will be professionally maintained and operated. Primary tasks include scheduled monthly
and quarterly inspection(s) of electrical equipment, vegetation management as well as snow
removal on access drives. According to the National Renewable Energy Laboratory the RCSG
operations would create up to 3.9 direct FTEs for on-site maintenance and operations as we113.2
FTEs related to the supply chain and induced impacts.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 8 of 34
� j` ROSEMOUNT
�/ SOLAR
Image 1- Fixed-Tilt System Racking
�� ���``"�'�...�.�„��. ,,:
,� �r..�,, �► �►
O `�►r �.� `�►�;. .`
� ����������►q,�`��►�,�y,,�
�.i��'_ '�~q �,
�`~ `�.������`�,.�+�� �4���.,
����`��,��.+".�'�4'�� �
����" �`�'���� �„a
�V►�.�\_� r'
\-- �►,�►�■►�►��►,
�r _ __,_ _ �e���►.�'„�1..�'i� \
-����r. ��►�•��.�..�► �
���.�����. �.�
,.-- . �..�.�.�`�."�!�"�. = �
� Y is ��6r�r���� _`
9 �
a. + ti '`
� �1��
"r` '' "' "'` '��,'�. -►'�_ �,,�
�`�►�,�►Or''�._�►�, �',,�,�"�
���,�.�e�. ���.�•�,�,�£.
� .��►��,
. �
�,`��� `'� �_.�
�,.. �: `4` ,�� < �='� r." r ,�'�,_
�' '`�� ��:,, � .
, � � ,y.� y _a. �:. -
� /; `' ��. � � �l ' _,
�.
`. R
� ,� �� _+' T � + �..
. �... ._„ . � .1�.,. � -�1...,Ft• -'T.+v.,.a�..1i`=z,�W». �,. .� A..]I'ie..`�
Image 2- Fixed-Tilt System Dimensions
- � --�- __- --- -- -=1— ----- —i
���=\ i %�''�.�=aK':,�.
� i i�\�\� ._ """' ��,.�
�L L —J
_��a ..� � �
i — / � i;
� �...:.r��..� ., �— �w�°"".��I' 4w�,.� � I'
I� �� li n� I� I:
���,,;Y..«
� � L J c
F-----��_--�
� r.��K��.«��,r�.�.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 9 of 34
� � ROSEMOUNT
�� SOLAR
Image 3- Tracking System Racking
\ \
� 'a''a'����` 1"���.
4
�IllTt� ° `� �..
....« �. . � «.,,ti llg � a . . . ,'E� " .
,`, atirm�::. � t
. .._. .�. ..... . � ,.c
� � :� y� �"?k�,, �1.�:�
+ �� �r�'��".�� �i �:. w ��. _ __ � " '��.�4�Ad�lt��.n \-�e . , . "-��'a�\� ..
� � �ae �` ... y .`T+� . . •�axt �":.., .
��� � ,�� � ; � g� � * ' �
� � y s � '� , � • ` . '°.�i .I� �r 4� f..� / }
�'r�'`' ,,. � s.,.�..� �*, ��C�� t;r,Ai�, v � � � z� � �� je,:�
+. f ' � � i �a � �' �'/'�t� '��
�'k � jy��r, � . 4 . 't,�)y_ j� 1"� . �)�yi�, �„5 � !i� � y
#Y�' "5�,. �: ` s..••I�^F T rl t t!A ..y�`� �. J� �Z� ��',K,� �� �'� i ,f..T�
1 ,� ' tvil'�'��y�(-5�a#I�,�.
it`�1 1 a�`t�w'�� �9rr�� r t. •�i ,a
�:. .. . �-��S'.. ..Y1 ��x �\, w: i ! �i'
�4�����+�,,� t .� � ^�'N� • 4 .s.� ,� t. � �'3.�J'�� ,��� ,{ _���,.<, `�O.1t
4 '� y"�,a.:'• w.`- a V �t�'i A'y.���' � ;�.t�� �� i �¢,� f k
t�� .�,t. �1� �� #� `S� } �+ � #
;•�x,�`� 'm���,�� - ,�,'x}•. .4 R �����, :�j� i�..-��,������� �i+��i;t'j.:l
1�� rK �
�� � � �r} �s;F �� �'��� ��..:,,.�r#�' y�ri'�� t ��,4
� � A "°"�'°1�`s'�. ° ...Y�` ...'.� v� e�b�''z�. r�a,�' `�,�'rl rfr p�t+1c� ���i s ;2" c'�- �
v �
. A . . • X r <^. ',.,,YT E`�'�.� i r�.+ ,
�. � � �'� • ,'�, ;�i�,��SJ4 <� �� .� y,;
�,o,.. � r �:a�� , :i . . �a".:.'�+r, Y. �.' t ��
� � ...� v ,�,:r.•. , �"'�� �-`yPrw-r�^ !�y� '�'.r�bti''xq��r �s� i � Y� �f.
'�'r'"�,,,t�.1• a� .� - s , � ''�1�`!�+ ,�C � �3 ;� ! 'ij r }+ �'�{,
,y�l„i�, .,.. . '" �i.�!a� ... . ,.. - «'!�� , � .?�- "�S'�:��.,,�•�4��d�.���'���: �'iF-.$� � �
Image 4- Tracking System Dimensions
/�f�!P:CpI SOLFR
/ 7RACt:R ROW
I �
•.,+, � ��
. � I �� i � S —I _ I
1 : — �..... __ s _-__ _"_ .��__—...j
,- . : .._..__ .. .
� �.
'� )—$`�' i� I
� i
. A.,i ,
F � � � � +r � __�. _.__ ��-. ._.._. ''—__'_ .t..�.....__...
!I i
�' " i
, ' � i' I.
.
, : ,, ,
,
, �
��
� _ :
.
-- ----- - ____ _ __ --
, , .
� �
.�� .�� , .�
, . ,
. . .
� � �: c ,� _ . �
,�_ _ �� �
September 30,2014 Interim Use, Site Plan and Rezoning Application Page 10 of 34
� � ROSEMOUNT
�� SO LAR
Image 5—Standard Steel Pier Foundations
;*.�';..-� . �....�i R+..i'�C+"`'���(�'+�t��._t►L�,�'-�`i'�"fI } 'r�.t a
.s •;1 RR.:l� �s d�
;�,'-�a i '-� r. '1; ��i � ��� ��d .. . . ..� �
�
- �� ���
. � -
* �
� . � � �
� .,i
�„i. � . ...» '� �� , � �.
, ___._ - �,,.;,_ .
�, ) 1, � _ .
.�,� ,�~,,,_ .:-._ - #�:�. J'`�'� - ._ ,,,R `;,.�.. �es�y.a
�' y a�'�.�"*�':ra _ � � �`�:`h!r�►.+,v <,�,,,�a�3� q -���- .��
_"'a`c�-�- " ._ -ia'i � `��,- - ..n�' ' �±�.i�..�- ..
� � ,.r '.�' _ - � �' �.�� .'a_� �w�� � � "� �Lt, ` s-•��c,^,� `-j
. ~: �'� ^ .. y�„ _ 3( � 7►,.'b`� �[ .� _'`° ',.
;�cfF,", �� - ._,�,,y, r' r-. . �-� � �~'•'�'�4 �;... �. t�► .
. .�"� w,.. . � � .:-.,�.'. ..�F.t. ,�,�htl��
.y A+`- • �� f" a�1 � ' .S�"""M �'' >+�-�1`�+"��
� .� ���� ~ ��l� - � - �` � 4 � � �
� .
�1} 'r"� �7�-,.qC. r �. - 's`X.t . t^ G '.. f
� �� ���
.�t v ��r /�� .� -'.'`i �� ��-.. �-.+5''�.�':'� � s, r` ..R � �nc�"�`.+....,t41�
�.,7k�r�yx.#;t -. �', 'r�^.�'k•.ss r�_. "�,'v' .� ! '�^'� ��►.J."-�`�;
1,.. .`� .%4'��-�` t . s .a�`L,�'tc��a,5-K�r.x"�'`f�,,.r,�+]� �� ��-�'� S' � �..t��T e�E � �A-
`� � ab '�F �� �� S�r'"a.� � �"r -.3^.�' r��� �Y'`-•
,."}�+,�t�' �"�`'i��" � ts '��`�,.�.y, �.r:;'�'�`C�s +ni m r .y�q.��ti ��.
� -�vs"��"�.'W-�1.X r �'. `�7T�'���';y_ �. _•+7`, 'Ft*�^iL' .�-w �c�,y> 'R�. ¢x ;
�r .-:, 1 ���. a. :^� ^.=1 h'"�Y 1�,���-�i, �� ��„4 r'n �"�.r'yPy{�.JR.
>>�j ^�' �'�?�,� ��6 t"�: �q,�ps�� Y� /'r'��d��yk�r�� � � �'�j? � �- � �
.Y•i�"��:.,fSYJ .l.i..d-Y�fA�.�ie1u'�i��.:�f_�` .l -.h"'�AL��7F.�F���� � � 4_�.� � ._ .. .�K,�.
Typical Inverter Summary
• 1 MW Inverter Skid houses-
- AC Collection
- SCADA
- DC Collection
- Inverters
- Lighting
- Transformer
• Noise Levels-
- Noise levels adhere to the MPCA noise requirements
- Distance to 50 dBA is typically approximately 100 feet, depending on final
inverter manufacturer
September 30,2014 Interim Use, Site Plan and Rezoning Application Page 11 of 34
tiis�:
�'k�� ROSEMOUNT
�� SOLAR
Photos below illustrate typical inverters and a typical inverter skid.
Image 6-Typical Inverter
��
�
�
,�___
Image 7–Open Inverter Skid
���. -
._ _ � _ � —,.
, � M �
. . .. .�.4 : ,
�1 • '
__.... . � ' -__.__..._.—___
�___, -____ �tir�l•�'� S . . . .
- . � '� ---•___---- _
- -T• al•`�/�. '_;,,,,,,,�..�,r.,� ~a„�
Y'F.
rti�
" `'� �
��M. i
��i1..". .t . , � .
�#i,�.. • . ..t_ ` . � ,
: , j-( . ^
`,•. � Ir . Ia,'�f �. � `' �
� �tY. ; :�. ,4�
I :S�F• . .- , :�� �:':`'., . � .. � .. .w. s. ...':�k
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 12 of 34
`-J soS A MOUNT
Image 8- Enclosed Inverter Skid
��,,�`��, ,.4d P
,.
��—`�....�... _,.
•� � �r
a1 � _�
:,;�- . ._,..__.�e. r
. N -- � �..__._.___.�
� ...,..�._.. � . ' ___
't .... q� ;'— � �=!,f�.•i���''
+�:n � ; ! _��•l��t�,
�. � _ ~ , ����`'�,
*� � �� �I �� ��� . �
;� � � -_..
� -_____.___.. _-+� , • -
i _
Typical Operation and Maintenance Sheds
O&M sheds has two primary components-
• Equipment Storage
- Utilizes shipping containers
• SCADA Monitoring-
- Houses remote monitoring system
- May include small space for meeting or restrooms
Image 9- Typical Equipment Storage Container
,z• . , . ,u+'' � � `_'
�. ��� ,���
- ,�„��-r. ,
1lk � "_ , � � -
� 1 � �f t. � • �tat�
!��
Y �� � ..�.�' �
. � , , I �.- ..:
_ ` . { ' /���.
1 ,��
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 13 of 34
� j ROSEMOUNT
�/ SOLAR
Image 10–Typical Remote Monitoring Shed
, � . , ,: �
�--___ __
���� �
�:�_-�-
.<a.,
_:,_ ,—. -�-_
.,..,.. �
, . . , .. . R:�
--,r--
��, ��
' „
(�--: �:
; ��
. ,
---- w
_a .—�-�_,._, o ,_._
w,�. �� ,,..�... �',
.r�wM�•
.u.,�.. ._ ... . �M1 - `
Image 11–Revegetation and Restoration of the Facility
Before Restoration After Restoration
�' ' "� `�
t� ,'��
- ,..�
?
�r.� ... .� -
� �:...�. � .�,���:".���'~ ��� ...
�
.
,,�
�.� .�;�;�:.,�
.�� -���� ,.- . .; - r �
'�r► � ,.
, .
d
. � •� �: ti, _ .- 2 , � , y
*r . . � �.
`¢a`.
� � . .,. .. 9�'\ 7
y*1��.�- � ' • � . ,
' � ,
�.
x• � ' -';
a
. ... � � � �� �•
,� . . `* �.. �� . �.• . t �1 �i'� '�
�:t� � _ �.. ,.. .��`� i�'. �. � " ..j��;�`
• �w" ,� a�n .,� ,q,, `� �p �:��
+. � +, ..�.,.....�:. r�i.,•++�g'� � 'S„�.,,. .. , ^','► =`t� v+, T,,,e';F�y.
Ww ��`.�. . . � . .. ���'.",+� i+a� i ��� �-��►+�+.-�_ ,. �1i.��:.�i
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 14 of 34
' ROSEMOUNT
��� SOLAR
2.5.5 Typical Point of Interconnection
The Point of Interconnection is the location where Xcel Energy's distribution system will meet
RCSG's electrical system. The two systems will connect and will include the required meters.
Image 12 -Typical Point of Interconnection for a Single Garden
i "'� —
( � ���1
* _� . .;,� Y ?t�tt�
a � � �
i -...
1 I � �
( � ' :
6 ,:..:::,: �:.,
;
� �y
i ���3
; , ' �
p a
�, « .�,. ^..�i'_. +k. .+'�.,�t�{
� , .. . , � . y•
; .. - �"" 'X`�.i
< +. w i�t aL""e�'
.�'�� �.aC7���w . .5..���xr.4-� "�'
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 15 of 34
� : ROSEMOUNT
�� SOLAR
3 Compliance with the City of Rosemount Zoning Ordinance B, Section
11-2-12: Alternative Energy Systems; Section 11-10-8 Interim Use
Permit; Section 11-10-3 Site Plan Review
The City of Rosemount Sections 11-2-12 and 11-10-8 require a company proposing to construct,
own and operate a Solar Garden or Solar Farm to obtain an interim use pernut from the City of
Rosemount. Additionally, a Site Plan Review is required.
In this application, RCSG presents the information regarding the Project's compliance with the
IUP application requirements, Solar Collector Regulations, and Site Plan Review.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 16 of 34
ROSEMOUNT
�� SOLAR
Table 1 outlines the information required to fulfill the requirements for the permit application as
described in Sections 11-2-12, 11-10-8, and 11-10-3 of the City of Rosemount Zoning
Ordinance.
3.1 PERMIT CONDITIONS REQUESTS
I. 30 Year IUP: As part of the NP, RCSG is requesting that the ILIP be valid for up to
thirty(30) years subject to non-compliance or standard default parameters in order to
accommodate the financing of the project. Xcel's Solar Rewards Community
program has an initial contract term of 25 years and the useful life of the solar
equipment is in excess of 30 years.
II. Two Year Construction Start: Due to the regulatory and financing complexity of
the solar development process, RCSG requests that it be able to initiate construction
for up to two years from the date of approval.
III. Assignment: Rosemount Community Solar Gardens, LLC may assign the I[JP to
individual solar garden project entities as they are subscribed and built. Overall
compliance of the project entities with the NP will be verified at each respective
entity's building permit application.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 17 of 34
��= RoSAMOUNT
Table 1: Compliance with the City of Rosemount Zoning Ordinance B, Section 11-2-12:
Alternative Energy Systems; Section 11-10-5 Interim Use Permit; Section 11-10-3 Site Plan
Review
Application Description of Application Section in Rosemount Community
Re uirement Re uirement Solar Garden's A lication
Interim Use Permit Re uirements
Location Map of the involved
properties,current descriptions
a. and survey of the property and Appendix A&B
revised descriptions and surveys
attached.
Name, address and phone number
b of the Applicant and Consultant Cover Page&Appendix A
submitting the application .
Name,address,phone number and
signature of the Property owner of
�• which is the subject of such Cover Page&Appendix A
application
Current zoning district and use of
the property,as well as the
d� proposed zoning and use,at the Appendix A&D
time of such application
Project Description and
e• Conditions or Requirements Application
Signature of Applicant and
f Property Owner Cover Page
Solar Collectors with Screenin Standards
Community Solar Gardens shall be
permitted only on lands outside The Project is located outside of the
1• the MUSA,with the issuance of an MUSA and within the Agricultural
Interim Use Permit District. See page 3.
2 Setbacks RCSG will comply with the setback
re lations within A icultural Districts.
3. Height Structure height shall not exceed 15 feet
in height for the solar array and 25 feet
for an maintenance facilities.
4. Aesthetics Applicable only to Roof-Top Systems.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 18 of 34
ROSEMOUNT
�� SOLAR
Application Description of Application Section in Rosemount Community
Re uirement Re uirement Solar Garden's A lication
5. Screening RCSG is not adjacent to a public RO�V.
However,screening is proposed on the
southern portion of the site near several
existin residential homes.
6. Coverage RCSG does not exceed the maximum lot
coverage standard of the agricultural
district(no maximum covera e).
7. Feeder Lines All cables and power lines will be buried
within the Project. Xcel Energy operates
and maintains the distribution system
which may be above ground.
8— 11. Compliance with Building Code, RCSG will comply with all applicable
State Electric Code,and Plumbing local,state and federal codes for building,
Code electrical and plumbing.
12. Certifications RCSG will utilize UL certified equipment
or its equivalent.
13. Utility Connection Evidence of an interconnection agreement
with an electric utility will be submitted
rior to construction.
14. Abandonment RCSG requires a decommissioning plan
as part of the ground lease with each
respective solar garden.
Site Plan Re uirements
Title or description of the
a. proposed project including a legal Appendix B &E
description of property.
Name of person(s)preparing and
presenting the site plan
information,name(s) and
b. address(es) of the Appendix B
owner/developer. The Site Plan
should also contain the scale,north
point, date and number of streets.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 19 of 34
ROSEMQUNT
��� SOLAR
Application Description of Application Section in Rosemount Community
Re uirement Re uirement Solar Garden's A lication
Location of the property with
respect to and including names
and addresses of adjacent
landowners(required for the
� public notice mailings)within '/ Appendix B &C
mile. The Site Plan must include
information regarding uses,
streets,highways,railroads,
easements and/or other landmarks.
Existing topography shown on a
contour map having contour
intervals no greater than two feet
(2'),which must include existing
buildings,structures,improved
d. surfaces,transmission lines, Appendix B
existing and abandoned pipelines
and pipeline easements,fences,
septic systems and drain fields,
vegetation,streams,wetlands and
other water bodies
Existing drainage pattern of the
site showing direction and the rate
e of storm water flow,including all A endix B
offsite areas draining the subj ect pp
property and the final destination
of flow
f. A description of soils Appendix B &D
The proposed size,alignment,
height,building materials and use pages 5- 14 in Application and Appendix
g. of structures,signs or work B
performed,including all sign,lot
and structure dimensions
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 20 of 34
` ROSEMOUNT
�� SOLAR
Application Description of Application Section in Rosemount Community
Re uirement Re uirement Solar Garden's A lication
A description of driveways,
h sidewalks and parking facilities, A endix B
including a description of the type pp
and quantity of surfacing materials
A grading plan at two foot(2')
contour intervals and a
description of the change in grade
as it relates to structure location,
1' other lot improvements,adjacent Appendix B
properties, drainage control and
proposed rate of storm water
runoff
A scaled landscape plan showing
the location,size,quantity and
type of landscape materials to be
�' used and an explanation of any Appendix F
existing vegetation that may be
disturbed,removed or replaced.
k A tree inventory as required by A endix F
the Tree Preservation Ordinance pp
A description of the availability
1. and access to required public Appendix B
utilities
A description of the method of Not Applicable as RCSG do not create
waste treatment to be utilized and any waste. Any broken equipment will be
m. an analysis of the wastewater removed from the premises and repaired
flows generated from the
development. or recycled.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 21 of 34
� ROSEMOUNT
�� SOLAR
Application Description of Application Section in Rosemount Community
Re uirement Re uirement Solar Garden's A lication
An erosion control plan,which
n.
may be necessary to prevent A SWPPP will be submitted prior to
erosion during construction or construction.
after project completion
A description of lot lighting or The lighting will consist of repair lighting
o. extraordinary illumination at the inverter.The lighting will be used
projection from a structure. only during repairs.
A description of the levels of
noise,vibration,glare, smoke,
odor,waste or other emissions Pages 5-14.No vibration,smoke,odor,
p' generated and the methods �'�'aste or other emissions will be
employed to contain or control generated by the RCSG.
such emissions.
A site plan showing total area of
property/plat,dimensions,
q' impervious area,and the area of Appendix B
ponding easements(if any).
Any additional information needed will
Other information pertinent to the be available upon request.
particular application which in the Wetlands,Phase 1 and Cultural Resource
r. opinion of the City or applicant studies have been contracted and
currently underway. RCSG will submit
may be necessary for review of the Wetland permits prior to construction;
project. however,initial studies indicate no
wetlands are found on the site.
A street light plan is compliance
s. with street light policy P-5, if Not Applicable.
applicable.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 22 of 34
ROSEMOUNT
��r SOLAR
4 Conclusion
The Project as designed and planned complies with the City of Rosemount Ordinance and the
laws of the State of Minnesota. RCSG is working in close coordination with the landowner of
the project site, and will continue to engage the surrounding neighbors and the community as the
project develops. RCSG respectfully requests that the Commission approve the Project's Interim
Use Permit, Site Plan and Rezoning Application.
September 30, 2014 Interim Use, Site Plan and Rezoning Application Page 23 of 34
I
� � � �
: � �
� ,§ 1 J
�° � ;�� �
�� �� � -_ �
. . , = -�� � � . �
► � � � � � .� ��
�.IIII � � � � � , �
� �
, ��� � aSr� �
� � � ;t ��� ��� �
� � � � � � � ; a� ��' � ��� � � g.
' # " t ' � ° � ' ' '� ',� ' i�� ° � 1 ��
� � � � � � � � l � �# �;; � �;� � �
, , , , � , � � � . � , �
� � � � � ; � � � � �� ;=� i ���$ � � ,���
� # � , � , � � �� ��, � ��,� � �
� � � f � � � i � � �� '� � ���� � � � �
� � � � � � � � � � �� j�� � ���� � � � ° �
� � � � � � � � ' � +��� � + ���
E ; E � E � E � E ; �� �t; E ,�s� E ,
� 11 1 �; =Y�! ��" �
� � � � � � �!¢ � ;¢� !`� �`�� � ��� � � �.
� t � ��� � �� �td � iJ U� 1 B�t�� � aaa� � a
� ���
�������- � �
��������������
� a
6 �
� �t�����t4���� y �
.,.., a �
� '
�
�
� .� °' �
p ° �e$s �
U .� �
� �
u • ��� ,
� � �
� ��
O � °
� � � �
O � o �
, � V � � �B �
� �"� c� P� �,�` �'
� � r-�-1 O .—� ���� �
0 � � .�
� �i C� A V
< m U G w � _
— J
i
! li �
� 09 ' � �
� � �+
i� ii ?i�
!! �3 - -, �
. � , �i� � � - �
� � � � � � .� � �
�.IlII � � � � � , i
�5 � � � �
6 �. �
�g � �� ��� �������i�� �
<
�a,��������d g�� a��e�z�°�� �� �
����������� �f� ;���_�����
� I I I K��R������ b
��ll �#�f� I�f }a�. �.�s�����
�����������
�� r t � i�� �, r / � J � �� a�p .�
I ' �,`�,``
; , �
�� � � �_ �~ �� - -;�� ,� � - � . �� _
� � -� ".�. ���� � * '��'�,
�•�*,
�.a�( '°'�` �� ''R' r• _� _ _1 � • f �•�
� �� �� � �°� �� � 1 y o � •�y,�
j� �/ ..��'` i � . �� .� -., � .i
� � - � ! � i V%^�_ 1� �.
/ ! � / .. 1 '
' d �` ; ��j� �,� � �� ;i�`t�f� =� _„�'".-`�, � ,a� �:�.�r` __ �;
�Ic ,r t �'" �t � � � ��.,--� .�r' w'�' ' `
i �g�� � .' J � �-� i -�sp , .
6 ��l�{'� A►� .� �� ; �� ���_. _ � S _'�� �` . ,� t � ���� .
3 �� .�. � !� ..
_ � , � =�`_ \:l- _ ,. .,� � .
,
1
� �_ ,� -, .� �
�-�, ���� � � ' _ _ � ,_ � _ �
�, , !� , , r_
-- - - -- - _.� , , ,; .
_ , .,. f Ii }`f
�'r _a.:... `,s�,� g, —�„� •
I \ - �s_ �� � � + �, . �
� �
:� &�� ;�r
� I�� � f�` ��`�� � ,: �t��Z
�1' � ���' �'
II � �:�, �� �� �
_ �,�_�. � � �� ; ,.
�� ��_ ��,�, �,,, � �� ,t�. � ,� �#' �--�_ �
" _ �8\F� . l ' ;`� . . . °�`'���� �}-
�\ -�;� �° � . 'r—"��r' -�
,��� i "r °'t �_� ,
� ,
l� ��. - _
� , l5 .LW�� b17 ,�,,,,�. = ——— ! .
-� .� _
.,, --------- � r ` -
_ �
. .�; -"�----= ��...��-.—.-- •►s-�:-ec�-..�..— ----�i `�ar ae..:�
c .% �-"
_ ' ....
y�,t_- � _. .. - � .. 'e - .:.`ZL�".±+w�Y...:'�"'�a.,,,,. .- ---Y:s:= ._ ._. .._'... - .. ..._a.._. _-_ ' �
'�l `�_,_`� *yy;�f � i.��::-�,.,�,.f'.. :�rr�`-i . .T_.._, ......_✓ . ----.. . ,Y' _
' -c ='' �.-- �
' �. ��� � .'���.�'�,i k� � j � � ��a � . � ..
. �.� ? � . �..�� �__ �T _ + it � : 1
! �. . i f`�LZ�'�r.���'i, • (( � ��` � -4 ,f. +-" yt�� �`; �. �
i
.4� fr " �J`� �Y.F !*}" �-t� ;� �1.���' �'� j. ` • C�. r� ,. ' �•�, / ��! + �.
rf� ����r�'J / 3 � ,,y r l s { ti '.�=inai.-. ! �`�, j.. l .
� � �` Sfry �'� � ' ,� . �'� �>-��;`' , i
�l s r r . �.-". �:, , � ..
,- , , r �I' ! t E�^
G � � .�� ��11. e S. .�_ .r�`�, ,r' t' ; � y . . � 'a� ,�' � �,ti, �
�� I����������: .�1�� w5,��� `.\ \ �. ^S�, `�: ip�. . �V . ..5, . � 1 yv .lo . I l
�
6 m C w � _
�
lli �
�,�r �p �
� 36
f; 3x ;;�P N
13 �a - � �
. - , -�� � -
r � , � � � .� ��
�.IIII � � � � � , i
� � � � �
p �s �. �
���e g�� ��� �����x���� �� �
����������� ��� a � � ���� �
g g q���i����e
������S�E� ��� ���R'��� � ,
�I ; } j; j !b.. ���g������
�,(I � flli II� I '_ <
���t�������
, �, , ;.._� , , � � �-� � � �, � =-�'�r�� _-
- ! �.-
���S_ ,_� _. � ,� � ,,._�' ' t \.J�-
�y ;,.� -`_„s,�c��;>'� , `4 ',= ,,,�.�. ; ; _- ,
� r �-Y;. � ,
��t � qr �� �ri �� , �� 4 � , � �` '' }
��; ��t - � i _
�� � ( � f /"'�r� �, 7 �' l i i �� T""
���?� £{/ a i( - r � .'� • 6�'�, �� �� � � . �
'� f ' f 3� • �y � 1 �d��
� �'" : �� � ���d i � .'��,� �. ' � i i �� �
� 1 j j fi � <; E � �' U) • i i � --�ra_
, �
r 1 J . .. s � �a � r /
R
� � j f � } , , n • - ..�
� 'v � j J��; � ,,T� � 5 �i� ,� ; ��� �,� •�'L�W �,�1 l� ' � ��+'' �_.
�
ti j
. ,� �`t�� � , t. . � �,�� f. � . � \ � � � i i �!
� �_
�,
. � . � > �-* .` `, � �`; _ +"
k + ��,�.a! ��R���.�,�ti,��'�`~���, i"� w� \ �- J � 1 � i �1� � ,. �' �
�. � � � � �� � � �t �
, �i.; � ".�� °°`r �d �'', �;'t``� �� i � �
l � ..J ~� �,... r • ��f���, t4 * � r+ , « 1 �! ;► + �� i
�� -� 1
��
� ..\� �g!.a.+�:.�.i � t f r r'' �-� �T �}S�� r" �•,i'!1 i. � � t �i � � �
+ �> _? � /� � �t�i�'� '`���'<���''� ; � ii �
�1� .i_����/f//' � %�rftj;.li' i ���s I/ �`�r� l/ -� � i� �•
� � � � 1
! 1
1 ,'
r
� �
�� � ; ,--- � ft�l � ii i .
�, __ ' ,,, _ __�_ _ f=. n
� .� ff y.��l .� - -------'1 i,� ft ---- -- a = � � `
�I I � I ... ,-_.� �' .�... �gy � 1 g ;
�"
I� � � �� � �~
�il` � � ly��C.�i, `'-��} � '( � � �
I � I -� % r • `r/x j 1 i ' -- � ; i �', �
� � ;y � I ��!'��� 7 ...-.-..`'.•� � ,./. � - _ i � � ~ }� �� .�
. '�., 1 1�J 1�f , /� ��:i�,sr � , \ �'� -sR- �
� „ �
� , /;',,!r y l ��• f � y :� � ,
,
�� � ' :� ' �.rr�r�titif __� l� U jr . � �� , , � .�, � � ' � �� �:��
Ii r g r t. � - ,"`�,. I /r�,� �„ } � �
I�, j ��� �r! ��ji!� r r s � ,i j�j `#. '$ F
I l ,' � �' � r, ;�I'k'�p�� //1 r//�1j1, � p`
�� '};-.�C'� ( � '.
I 1 � I` � �°�ry__% - � � : S' /,J/ir#�t l`1..��z r � �r � ��� � r ''Y�- -
�� � � !:�-.:' - _ 1 , �� .y. ?�- � } � �s' i � ��� , � .
I 1 I ` � >� r . :h,�� ', ;,Y.� t �� r , , <
� ,_ ��-,�� �
,
1 � �� �� T , 1 � I �� � ;
I i I � ~r� ,��.r� �.� c�R Y •�t, � �4 � ,� I,
11 I � �, . � �,, �-� �'� �,,�`,�., � � � _r �',
� � � � < �.
� � � tj�t +;� -. �� � �
\i� . _r.. ,.� .
II I � ` "�"„ ;��.•>;,. '.r'.'--"" Z -- ' { es vy
� ��1 � �l� t ,'"-.� 'C � � g - 1 7r+ � " 1
II '� � ��,,,,,. ` �. � . �.�1'� `� " '� �_�,�
\ _''
/ �,. \ 1 t- �r; � t � � d �
I .�I .. ) f�� JJ .�� �` �'�� 1�` ,sJ r/ i - ~~ .
:f , , , =,�-.� .,�.. �,f,�,`� .F �
� `� G ` ' '.`=—%��" , , � t► , � � �`�
\,- J''�,�+`" ,,. '� � i
,1�/�� � }� .� . � -,r�� � ,.J�/ � � � ���
I � I I ' rJ 4 \ a 1t ' - J f'/ 1 i •
I � �\ . -r'�-��t. �� �t !�� �� � �s
� � ( ' � �� ��jV '�?-�:._ - !,r'"��/ � � �
.� ` ��t �`�� O' y`. A' �t d�j � �', �� � i
�^'� }f� �. '. :� !.
� �� �� "�.
I � I �,„,;�c.r-.��/` , � /�^1 � , � ; :�r �
t �d�(� '�v��w i •l , y i � ,
i� �{ - . i °L � �
� `
b � ,-� , ��
� � � �.�, � .,�.� ,.�� :
� N�_
� �
< m U � W 1�
_ _�
i
� 111 �
t4 � � �
I ;
�� Y 5�� V,
E! �a _ � �
. � , � �i� � � �
� � � � � �' ,� ��
��� � � � � � .�. � � � �
� �
zs p4C� � � �
r � �
i j�� �� ��� �����X���# �� �
<
��.������� ��� s�� � �e�� �
���������� ��f s���=���a�
'! ; I � ��9R������ '
���I �#�I� I�I f b.. �M�i����. �
����������� �
r , , ., ., �� ,
�.:iJ.c�„. � r ..e#"r,
'" �`�--_. ,•� ` :; . .. � ;�i... ° . --- rui�a�ir �C" _
� r 1
� �8g �- �' � ,� � �Q �' '", �I
, � � � 1�
, _ �
_ �o
=f � � � � �� r-
�� Y �' � , � � � � � �i?4�7F�a�yK• �:!.±� � �
1 � �
-�,z' � :� :' �►
�v.:- �
� � :� � � � � � 'f�� !
�.Y �,_.� � i: i
�- t -� ,� a ` � � ' ,� �,� �' =�-� ��i�
� �` �. , �
>.
� : x
- � -F - � ---- :_.
� , - --- - - --------------------------
,��
�,, --� ,� � ° _ _ _ �s�,^��';�'-,� � -'' l
� � �=� - _ .�,� °;;��::�'�yS� �..,. �.��a �,.,
J\ � 1 � ��L~ -f� � �� �`V'�.��`T� V_ � � �;�� . �I
�� , �• .• `�_r~ �s•� y T���� � �t� 4 •�f I
� � ��/\• �'fC�'iT ,��1T' f I�y���
`�Kt y{ � .� /1�w�.���':..4�� � ��"� �.
~ f� � I 1 ~�� � �^ .� s.�f�z� ��
_� ��• � 1 I ! �..4i's�-�`� �'`�..f ` ` SCf� � �� _
_ � '
�. . ♦ } f -- � ,.(
� � � 1� ��! �� ..r`` �t. ��' 'vp�- :� , 1w
_,.�,» �
.._.. ...ey � `I� � ��I ,�• � .'�- ) .r . � \ � ' I
/��f— � `� � ' �''� � .,a � .':1
- "` — I � i I �` t `" � �t"�
�
� � � _,,. - �a ' ,� ,
4- � � y E A . �
-i"-h__,-�- ,�:e?>> �` . ti I
� � �� �_� � �--- �� r -
� i i - � --- J
_ � � � - �^ -
, � �
� � � -� �� �,� � �'- 1
� '� o r- � � _ �_ i �I
i . �/ — i \ —��:. �
,� �•4 � - � �� �� ���"� � r �_- `� _ `� �� __�l
� � ±.� � ��
' . .,; � ��,� x ,,� �
! ,� � -,� � � �'` �� ;���� �i " �'- � � � --;�-f-
---..�
� � � � . ,' �-, ,
'� -- , � � ,r
� � ' t � '� f ' y � i
_ .� � �_ � � �p � � � � I
� � �. , `. � ��� �i � �� �w� �
�
�.,�,-� . ,v`C -�� � � � � � !� � i
i
,
�- � e� '� i i i
i
- �
� e _, ra .�v.� �
...r r F sw s +'° ,��'� �:"'��, k
_ s
, �:
m O W W 2
-�
i
Ili �
E, �§ � ,� �
1 �
,; ;. ;t+� �
�� �� _ - � �
. � , " �i� � � - � �
i � � � � � � ��
��� � � � � � �. � � � �
� �
ac� r� � �
� �
� ��96 �� �� !� ��
���������� �� $
���������� �i � .
0 I ��i�� I�� �'e a
.
,
i ���
i `
,
,
�
� I- � i
� I '
,
,
i � i
� � � �
,
�
I '
�
� �
--- ----------------- ------------------ --------- � �
I � � ' �
, ,
� � �� � �
, �
� ii . p \ � ,
. � ii � i
� �
� - � -
�_1____��,, �,
� -
__ _________________________�______________
,� , � .�
� � .��'e� � . .
r ��,'�`� "'� �= w� "A,��.�,�,?a�w'E'�r�y �.�"�t��".;
y ,p� �-� f ^.�'
< < �
� �,;,,,_f� „�� - r-s;''� »L..:s..,..�.._.... __.___ �
; ��L .,.'r .�'s'1R"�r= ,
1
� ..
m U C w i..
i
! li ' F
!6 � � �
(!'` � ��� `'�
4 �Q �
�a — i+'
. . , �- =i� � . - �
� � � � � � � ��
�.IIlI � � .� � � , �
� �
ac� r� � �
�
� $g�e �� �� �$ �� �
���������� �� �
����������� �� y
� �
� I ��II� I�� �•e �
�
J .� �
� ,�'t ,�`i.R�r.
�„ � �.�_ � � 'j r , � `" i �
����: � �; . � ` � � ,��, � i
�u' S� .g '� � ,�' i i
� �, i i
� �1� � ...� i�, � i
� . � � ;,:,r�-�� � � �� 1 1
� � �, � ' ��� � � . I I
� _ � �+ ,. � �i/ 1 1
f"` �
� �:� 1 r
� '�
����� � 1 1
'�: _ Ij1 't� .
' # t �n.
. .. . �^ .�•.f' � ? 1/ i
� . . . } .�... i',y��; . s 11 1
,' n
• �� 11 I
� .♦M.• .. Mh� . . �� � �. A.�'' II I
��
� ._ :fi � � .•� 11 I
,��r — ' �� 1f 1
. 1 1
y'; II 1
11 I
����������_������������������_��� '� �
1
I
3�I � � ' !
�
�� � � �
�
;N�� ; � � �
s�III � I �
i
^ i �
�Jlii I �
�
<' i
'v w�:,1 , �
��I i I ' �
i �
�III I i
�
� I �
��11 � I t
I I ;
;
�I I r
,
f�l I r
,
�� � � � !
,
�=I � I '
�
: � ' � � ` �� � ��
�I � I � � ���
�� ; I � ���
,
,
,
�
�
� . � ;,
< m U G W 1� (� _
_ �
� Ilf � ^ �
I en ! �p �
�; _� � ��� cA
;� i' �
► �i � J -"� � � � � �7
� � , � � � .� ��
�.III � � � � � � �
� � � �
� �
� $��' �� �� _ ��
� ����4����� �� �
�����G����� �� b
i I � .� � 6
� � I�I�I (�� � ,
I �
,rf
;�::�
� _ ,
;;
�, --- --- ----�-----------------------------
. _.-. -�.............._......_._.....................�..
,
�----
�.
�. �I
�. ��
I�
�
�
� � �
� __� �� � �
�--- � �� i �
� .:.. .� _, � , � � �
� � � �
; . '� � �_
-----�
,
�� �
�� �
�� I
----�1
� ,
� ��'�`�� '
�x � � I
��: �� i �
:� ��
�
m C W 1� 2
�
i
! li � +
� �3 i ,� �
�� *}Y � .',j�� �
�� l� ' �
. J �i � � � . �
. � �'
. � . � � � � � ��
�.IlII � � :� �� � � �
� �
a � � � �
���� ; � � �
� �
����������� � �� �
������������ �
�I�� I I � s
ii� � �II� I�� I
u��' �•ti ��•.✓ 'r�� t�" a f�1 M' � j /: � ,i�' ,.�__. � � � �� c��y.
� / l�i:. � � �� � � �f'�'� � � i .-� � �r�\�
3' J- J t � � yl�,�+��1f�1�'� � ��� �� t,t � ��� � ��� `'�y�
I � � �� . �i� �l ��.�, '°! '� ;�i � )i �,��=r� ' � ' ' � ''�
I f~` // f�� , , f ��� !l��Y�I� �� . � � ' � ` ���" '. .
R� (� f /rJJ" k �, }(,��- ` ��/ ` �,r�. I �� �
� �/�j''��,% i��,i��E f �1� f � � �,��_ � � � _..�,
� ��� ` � � -- ----- �'-t
� �vll�°�P�rd, �� .� � - . �;� �-- ---�-— " .,
y��j�i� r�. ; I � �1 � �` ��--- i I
� �s�ly�i��i��� .� I � � �� y � � �'� �
'.�, ,1 + I� ��� � � � / � �``� 1 I
� 11\� E t_ �t '� .. I � I ! .,��. /="'� �
,� �
,
� �����. ��r- �.. �� i � ,� { t� _� (` _� �
� ,�, � � )! � :�� a r, � ,--�;
,
��f � � •a_ , - ` � t_, --�,�a., �J.
/ > w— �`^`..
�� �' �� f 1 -- �. r
i
:��J/�: �w`A�`. � 1 ,F—`���� '` �; :6 :, ` _ � �� .� � --. � �J''s"�s—r- �`i"�,�,�
��i �r r .�r t° �� �'`l � `.'� `�'� �.. r( I ,� �s�+�,�,7„_�ti � `�.., ,
� �,r � f� r ���;� � ._j � _y, ---� '�=_ _—� �
�1 ��,,��:J � r�f i...�r � I r � r=- _ _ --r� _�- ,~ 1��-�..-f�� �_� �,-; ,
�� �f�. �,,,2 ��.►.,�, :�.�� � r" �7 �n �� i�!'� � �a �:�, / � y, �y� '�,< t' ;�
`' � �� � {����� � �l. �� � 3� _ � _ �� --,/
� � �� �� � � �
�- r` r ' � ��
.�, t�-`' �!'- -"�' ��_ � .� � � �' � �� _�� ' � �
, 'd 7 �,)�__ ��c i
�.`� ,'`� � � ��`�---�--�- �G-� � f�� , �,I
�� �' '-�° \ � . ' 1 � ��a- � -� � ` i�� �Sl� ��!
r ' , 1` �� � �� /� /, + � �/�� .�'" \ �
� ; �`� �', =;�—: 1 �'` �� � �� � � �,� _ �_ � �
� �- _.-� - -�---) � J ��
� �� � � )
� �� � �� Y"L—�., / '' 1 ,� � �' �
��i� ��--� i � �� -,R— ;�'� �;y;' �,' � ���� �� � i s�� � i
:��, i / _ � � �� )i�� � t � � , ; ;
, i � /'–-- � � 4 �, i � �.,f , ��� �; -—>�_ � `� �a
� �� � i�\ �' I I ��" / � � t J .
i � �'�
�——---- � � � 1 / � ,'" 7r': E��� ���,i
d�� �� � I � � � ,�� f � � i
( w + � _y j �'�r.F�� (� `=i.`I_Fr� ��..' ,1:1``6
7 ��j y•
,l ����I� ���f . ��\ � � � � r�� � � ��� � � =�h� � i�E. :�.'` . �' �l L
I r r. r� ' >
_ �, � , � .
� _;� , , ,
.-,.
l` / � I .. �_ I � ,� ��`)��-'m'Ya" , ��.�."�,,rt S
�.f1M/11 ' . `� �_._ ...� . .. �.-._�'__�-i r�C 1 ^ I ' �1� ' .. �. ♦ .
_ � . _� ._..... -L.
- . ::..�.._ � '" -__-- _._ - ... ` '" 3 ,_
� i , � � ,
- r �` �-, ' t'��w _ r �� .
� f� �4�I � '1 �i c _ � t ( \ ( ��
. ,_. . . _�S- . lY.. . •iC� _ , � r _ . -.i�\�f ,. ..l / ., .
m U G w �
_ J
� Ilt r
� ! � �
� a4
�� �� ;t� � �R
�� �� 1 -
. � , J ��� � � � � �
. � � �� � � � � � �,
�.� � � � � � � �. � � � �
_
� �� �
�����������;�� ��� � � � � � � �_�� �� �� �
�
� �������� ��I�d�d����� � �� a R . �11� �r �
� .� � � � � �
! �
� ���E���������������� � ' '� ��� � ��g3.�� .
! � � � ; �� ,., a� �1 ` � � ��`� �� ��� ����
����� �f�+,� 0���, ��� °�� � ���z�������� �t��
�� . ���# �
.+a A I e i �
I � I ����� e
' I .�..�::�. i
i � — ; �F_,,, I
`_
; I I� � � ;t/l���i ��1�� I
I I �. J I
I I
� � � // . • 'r j
I � r� � �
R
1 � �
� � ` � d�� ' �
� i � i � �- �� �� ;
, � �� � : �
' � 3 � �� � s
--- ----- — -- ---- ---- ----- ----- -- ,
�� � � � /
,"� �� ��� �� � �
;: �� ���� �� � ��.
�� � � �
��
� � .
�
.°-.._ i
�
, .� . �.��r ��.
. a'� . ��
.: ''�� �,�� 4 f'^, +: �,
_.. �
. . . _ .. °, , .
m U O W 1� _
i
� Ili � r
� �� � �
� ���
i
�� �� _ - ' �3
_- � � �
. � , -���
. � � � � � � � � ��
�.11ll � � � � � , �
� �
ac� r� � �
�����������i�� ��� i i� � ! � �'�� �� �
�l�E��3� b ���� �` i R � ��� �K �� �
� �������.L�� � � �
� .� � y � � �
_ � � ��� �
� �������������������� � , '$ ��� � �xg�.�� .
I � � ; I� i% �� "� � � �� � �� �`� ����
����I #f i�0 01� �� 1�I. �� ������������ �t��
� i��� ,
J.1 A � d J w
� .
�� "�s - - _ ��
r,
,� � �
�' '' � - � t
� r�..::
`:� � �
� ° ! {
.� , ��c � �
� d � i i
�� � i
. ,—„' 1` � i
� _�� i� i
- ,_ � i
_ tfi ., r i
�'�' =i i
;�: j� !
- , �
. �. �� �
�� ,
�� �
��
'� r f///,'f 1` 1
�� �
/` �
��� � � �,
�� i I �r
:
�� � I �
;`� I '
,
��� r
��� I I j
4=: 1
�) � � :
i '
,: �.,.��
b � I ,
�
1
1
1
I
fl I
�� I
i I 1
1
",`3 I 1
I '
� !
��I I I I
�I� ;' �
,
�� I � �R� � �
�; I ( I ��� � t
,
�I i � �s �x� � �� � �� k �
� I � I � �� , �� �� ��
,� I � � ���
.
� - --- ----- ----- ------
� -
,� �
,
I � i , �
m U O w � _
— J
f —
2 � � m o n m
� ns ��1� q� ..
� ��i¢Q�� " ° � y � o
�il�� J � o _�
2��3 � p
4b14S' 1
� j
� a
i������ �� ,
��.�� �$ _ � � 4 ,.
�� � �
� �i��� , ��
I ����� ����� �
I � �� ?� ��
I r� �
� � ; .� :�-:::::
� �� � � o
� �_��� ��4�� ' --
� ����� :�� �� ,�`�_ '�
� � ' � �� � �� :� " �
� ; ���.
I x� �
' � �.���
� ,�a��
i ,�� � ��
' --------------°�°----------- ---------------- . � ! tl ° �
� �:
; t �� � ;��
� � �� � ��q �
� � '� ' �� �$
� � �� � � �
� � ` `
; � ,
� ��
�
� ��
. r i f v rr
tl€�� ������ �_��� �� �!` � 3{ �' I I I : ' I I
g �� r� ��� �>�� � � � � 3 r j ; � : ; � � �
� : � I� I�I �� � � �,I�� I���O
4 �� ���� � ��� �� � ������������ �
� ;� �;� � � � �� :,�� ��y ��������
�� �i � � � �i ��qY� R ��
�� �� ���� � � �� � =, ��� � �,����������� �
��� � �
$ � �qz� � � � � � �� ���
� ! � f� �� $
� � � � �
� � � � �. � � � � � �
, � � � � � �� � � i11:� � ;
�� ,� � � �� = �
� .. � Fl
� � j �� _= 4g
� � g� t.
� � � ! 11
_ , I
�
I O � n m D
� m g
����s�°k� _� € � � �x;,; g�
����¢�,�,�°��. g N- � _ ' a
?g � �� r� � .�._ r._..,_._ '—'—,
� � �x� ° �, , . ,
R�im�g'^3nnRSi� �nF 8B �� g� I �
� y� '�``F y m �^ - .. ' � �� �N `� I l�
9� ng �R� '� '�� �g �.
SF`���-,�m 8 F�= � a . I
3=:4�'���o s�d �� _ . ;:.�+",�t.
:£os�o�.o s� g� F� � �
fl�oF S > i.s. N �a � � �� I
.��� R�og�6 Q '�n �� _� a� A. '
F°ma.$� o . , ,;.:'. � I
� �G'� '<i.'" I
K�� � I
�� � ��: � r., •► -� f' I
f� °��". � e � �d� �. ���€ �r$ � i
F°�� � � t � � � a�I3�3 i F ,_=�_ .
€_� � � 4 � �I�-��_ p � ��,5 ! f � �� ��� � I
� � � �; � ����;�°� �� � • � � �
�� °����;en4� �� s ►=I'} � � � � � ,:;� � � �-—-
F ` �eF"�i�a�i�� $z p 7 "
�: � 'R���B��"-`-g '' ,. � �.e.' "si�i"s:se cE�,i(� � A
S i o pY= i��c�� �5 f F � �;'��.iEdk� IB E 8�'���r �
� � R� o�4"2E' ° , i• �
�'" '8 q, ��a�V� n� �"�4�J 3 �� 9 71 __—_______— I I
o;^ G '(
� ab�i a �'v,a t ➢
� I �� I
F4 ° N S zFg � � P �g � . . g ; .v� 4 I m
A � .'� a �m � � N � > � :> m ° °� � +� i
F >2 - r F k 8 a�o i gFF=F'z � _ �^ oe I
s a8 m m �$s mo€ F ,�9�sFa Qg � � ° �"s
: � o"£ i� °� ° i�. . m i�7 A m g:::�m �4" a g Yp p .
g � 4F = F g :�o v. o ^-6� _ f =Ni�'" 4.F� R '=F $ I
o po �� �m F ��� � g o�� ° �F'F'FO Gs � K4 �
M 8^ oa �A � ��- �' � Ao� � ��mmm^ m "> ; I
° �go F�AApz m o
a � 9R Tm '_ ; ��7 � � �_�a�ao �� a � 'g i
� � >' = m" � :q9 = � o> Q $ �,4on�^ '> o � ' �4
�, �4 �m �o c �fo _ .'f^ �4 � 3ym$4� z� m F �, .. �
� _
_ �
a A > c o
� . a �+ o -
n
m
g � '" �; = Q,'t � � �a E � ��4�',�� > 3 S � P
o � po y � � �°, W>" ;m b . :
a � o '^ �m � £ 8 � # a �nom�� � z., Y��. . 9 I
m £o o N � o f s�a.��� � *
� '�, 9 -� �0 9 � . Y � > >rb° �> ; � �
" � �$ �,s ��a ^ '� �8 � �o�R�g p� ; � ' ,� � I °�
; a 9 's> � � o � � `,�
g =� :� � �o' [ � �H � o -,�' `._p � g � � �:.;� s ' , i
�., - �� - - '� � �. . g m y � , . I
" � F�4 0 � >R 8 9^.� z� 4 ,.y��,k�. . I
o' ' g
� � �o m ' - R� g � ,n� p3 f � -
- �� i „ � o. _ . R� . � I ° �
. s �� 6 _�� B 9� � � °� 8 �p ` 9 a �`yu�� � `
� � ' o$ $ �$' � ' �" >m � z � ��S I � I
= m� i "4 � 7 F 4m §
� �F _ � �� � °^ q � 4 € �_ _ ^ - ' I i
m � �o ; ;� � o� � g � � �� g ^_ I I
� 8 Y� o � � m " - � E � p i i
� � N� � � o� � R� � $ � g� � � I ��—_
4 � � A : s$ 8N � m `� o �
g � � � A =� �� � � g� � �
"0 4 � '� �� B � ''g � ���
� N 4 °4 ➢r � z' �
� � � �
� � 0 0
� � � � n'D' � � ' � i � � �- 8 �
� < s �' � "' o � � � � � � �°� 8 � � s�
� � � � :� �. � �€ pa �
m � � � rt 5p
� p 7 z�¢��' � " '� ti�
P � � � ��,?� e5 Ff
f 3
9 P� �.,,� A b 6 F g�
1 � � a @ @ E �
I
fi£3� 0£a��d uo1���tjddd�uiuoza� pu� u�jd a�is `asn uziaa�uI �iOZ `0£ �aquza�das
I ac[•yr.»G44 t�4LS.x1:�v+tX� caCw�� .p. � � � �",•�
u.c+sC.a C uo yn�.rC���rry�� saoaa u>.sa y a..�w�W--..e�ru�� � .
s> , r i
' �sCOM1:+acwE i �s.a V-�nmt�'�aa,s]'.� G . rt nty �
� .<,, . - „�..,« t��� . ,..__� r
�
F
�� l_
���tR ''&+i ' ?.`_ ,""_��__ 3 . .. s H...� .
r
w ,
b� � ' r �
� �^`i�- - +s�'. i�L�_�_li��..._ . .�a�ii�'�,y_•
� ' .�.�� i .. � Y -�-s,.w,s�-1,...�•-•• 1
r � ���N, i ���
� �+� �� '�""i
���� Nf 6n �� �N � - ���:
'�.'i� � �' •h;
3, � �
�•. xa�S ��e� • �_".w�
4'fi �►�
t ,.. . 9 s .+.�.�-�..�'�i .
� S
f �
1�� { i'
�: •. '-..
t` ...,sA�Y
I � 1 ��"���" :: �"�--�i .
, � a {Y
� �,.' , � ,-,::
.—� �-� �� , �,
'i � �w,;: �.•..� � ,r..
a
� �# .
i , ` —, ,
f._ __, ° • � �
�.�`�,' - ;
k�•p ; t
� ��� � �; �� ..
�``=.��:.r �C, (.
r—�� ��`�s�� af'^px! �
O:h�L �SL t CZP .. � .. ..
�..
1Nnow3soa� � -
•nnoiaq st as�q���Q��d�a�oa��an.ms iios uzo.��suoi�di.��sap itos au��uipni�ui d�uz�
•�sanba.��� aiq�ii�n� a.�� s;Insa.�aiduz�s �uuog •uzninnji�zo/pu�
itosdo��Ca,i�i�.�o�f�iis�o ai�u�cu� mojaq spu�s pap�z��fj.zood�ii�souz sapni�ui s�jnsa.��uuoq
�o�i.��ununs auZ '{,tOZ3o�ui.�ds au�ui�ado.zd aq�uo pa��npuo�a.�ann s�uuoq i��nzu�a�oa�
si�os;o uoi�di.z�saQ
Q xipuadd�
� d1 � s ���
1Nnow�so� 1�F ;�
v� ., .
..4..+:.�Y
�
`d 1181 HX� 009 0 N "'�°°°"""A""�` � ::�°`° , o
�aa� \� �RBS-Lfe-S6 �i%Vi 1D
�ao�uanu� aaal AI �LS-LfB-ZSB 3NONd *� �
IV /� �
YVESS NW'aup�d uap3 �`S.�,
anYp we�BeuV 869L t�'j�! �
e;osauuiw `�unowaso�{ '""�'""�'"'°'""°"°°°"""" 3.
�
a��oS �unouaaso� y
�
'(rtOZ1���saM'iOtOZ)soeoadey�aseB104�Vi'�.ZIOZIcWMoe�uW :(slavnogaled 3
�(�epuno8 ��afoad d5?�� -� �,� �'�'� ,���
g�� ' y +��! ` y
aui�a�ua� ;�afo�d �
�• _ . 1 1 -a•. .. ;,{ 3
• + '�•,;,�� �;, ,����r � , � � � r...
aaal�ue�i�iu6iS o �`` ` 4: : � � '.{
�� - t
�
t'. �A -.._ e'.,�
..k�.. . .. _...�. . .
G ' +' � � �� " y y31S U1091 � A
puaBa� � , �j �,_ >�� � � ,��:° ` a �� '`�'�' A N
,, �' �"�' :._ ,� ,e`,� � . �
�, � �`+,: �`� a► ,m `� +► � 1'j�, � 'c .� ..:
.� �' . M a ;', ���,s"�,,,��, ,� � ; � 4 t -'ti �• ���; � � �'.
� °' ��+ �, •� . �.� . � t � •,
. � •� .� ���,f ��a�'£OlS ��`�� � . """9015�.
� 1 . • R� �a�i' SOI�S�OIS 600S 900S
1 -��'t• 9605� 8lOS GL04
{ ±,S60S
� �� � � -�i� ,�'. � � S£OS 0£OS
• L60S ° OVOS
# +; � �E. f'. LVOS
4.. � £tOS ZVOS
� �
O j
� � �:� au :,�i �b�SO
t, . _ �
a � D .,� „�
r � .�„ � � m � � ��0605 680S �
� �a�l. ,
' � 1 ���' �:�� . �'a; ��
� - �,� ,5a°_ :�.
��� � y�, .�
� ;
. � :� ��
L80S- �
� ! �
� ° . ��; �i
a � �
� ��j�
x� � �.,�, {+ .
��f�� ��� ;
,��,��.� �
1 � -� . .
� �� :'�''�..'�'��
*�**�;��=�4805
_ ati 980Sd ,
`��g�;S80S
��r 8LOS �.r„ '� `
6LOS���80S�'80S � ' �
. •� � � � £LOS� ��
, ,
..� .,,-< <g x .
.
, ��:, e p `� �� > y � :iw �,e,�.. ; ,. . .. . _. .i.
q �',
.��°i � ������
_ �
: ,' � , , , ^., `"'' z � ��;
, ' �OLOS
ZLOSP £90S 8S09£SOS SbOS
ILOS C�O7tQID0,..o,.._. , �9.V,,0,�>;; �
V90S 6SOS 4SOS 6bOSy�;;�'gbpS�LVOS�`
'' t
:� � �
� �f � � � �� � " �.-���� � ��*
;�j � t ^'" � t
� � �`:! } °� � �'� �
_
.
,.
`�` t
�, . ,
� � ¢ '� , �
� ��� � � ' rt:`� �,' � � f�p, � !� ° �i
. , # � e
� ��� i H"7°� ;� e" *, ��-'
>.
, � .
y
. t 5�
. .
� . : . .� ;. .... .� ' . . � .: ..
. ., ^ F��. �' . � ! ,
�3 y�� ���
��i c .�es ic�c�ysa�o,d pwwsann o�oz b
�t� °
���i�` o
tiz y ..
�^ �
<r
' I � � I ' ( ! I II ' �NN� � � , y
°OU�ggg;�g�,�g;ggoo.Wao:ooWOO��i � ,�tioo �o,o,000000W,NOO$ sg�gssss �
u�r'..i0��O ' u ti O b P � �.N��n Ir.� O I�O .�P v�' ✓O 0
wl� �Ia , Ni I � � I � ��V PI la I � , � �a ��
������'�e �p cic� c�cicic�cici m cic�c�c� c�ciA � AIAI,'�, c�c� c�pl�c��l��c� c�cic� c�c�
w m m m o,m m �
F f F F E d�d d"= F F f F f F E � F F f f f�T f � E f f f FI£ f f f E � F f F f F � f E F E f F f £ f �
» S S S S S .�. 3 m n " m A m " m " m m m " m m n " " m n '� '� m " m m " " m m "' m " m m " m m m m »» —
DD � DDD �D � DDD� DDD � � DN �Sr � DDNID�ST�H � DD�DDDD � �
I I I I .. + � I I � I ! I � I I � z 3
u� m�i,�� ��; �".r�o�O.�r�il m�w r�•-u��u i 'u w e`�i� �`o��m���n...�'�a� w.�..��r.�.,.� ..3 A
�i w
�� �' �.�j � ( . ( I � � '. ' i IN � � I i I I �6� ��
I i � I � � I I � I i � i I �
3 0 9 3�i ° �3 3� �I3 0 �� i i o 0 3 T 3'3�0, �.;.a, �3 i����o, . o
c.o 'S»»'S �» » c. o c c. = ° m.Ia - c.S xa o a.a.co �
-1� Y 1 y _ ti ti � C� H � - �I i _-1-1 w �C� H y -�W
� O x i O � '� x x x'� '� x O x � > > �
a° 3 nn3 n'8 ° n u c° On3 nn° n'8 ° nn°
3 d d � 3 3 3 3 3 3
� $ � � �" I
� _ �
v -
0 3 0
3 � O
� � �
3
0
c
m �
�= o
3 � 3
c
I ,�I,��,� I � � I � ili � llil I II I � � � ; � � � ; ii � ; � ! � °�<
��ESos8�i��l�l��:��$i���m���g���'� g ����o�a,��lo�',,�i����i��'��������'� x °" o
� im ,� m .,Wi ' I I �W��' ° � ;
� � I I i�� I v!p NI
9
O
T
�n D in � in a w m�m m a a m m m �m �m m m m � •�
� -- - o d v- - —v c c v c v 3 v c g `m �m � �� m d o m m�n n ��n n n n n n n n n n n n n `n .°ii `n n �
3 > > ? � ,�$� 3 > ? > > ? > > ? � > > a 3 a 3 a-- 3 ° => ; 3' 3 a a f d F� d d d � �d d d d m f d d � o
n 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 � - - - 2 ' 3 3 3 m� � c 'c� c c 'c� 'c,� 'ca c c 'ca c'ti r'� 'r�y 'c,� c 'ra 'c�y c �
..Iw I � I I I I j � o
N N W�i W N P O�N O�IN OIN N���w V�N�'iPIO�O�IP OI �NINiO�Iv OIN N O����O�O�O O�ila� �Ial��liw�s
� � ��
� I � � I I N ' I I I I I �
' i 3 �3 0 �3 3 s.o 3 �' � � o
�� � o ^� s =' =� � � -
�� 1 - � : 2 -"3 � � _
_ <dc �
0 0
n n � � n� � 3 $ $ 3
3 d �v d
$ o $
v
- o
0 3
3
� �
�Sj '�
C -P
�
81181HX3 OOS 0 N "'m,"P°°M'"M'�" .:e,;��.:��, o
�aa� � �RBS-Lf6-LS6 �i� m
�enouaa� aaal 6ui�six� N ��s-�ee-=se 3NOHd �? �
�
• • 4VfSS NW'aVlo�d uepg '
�0��BeuY 8891
'wl'A�W�SIeuoPWddPoaWT�M 4�k�� ����`�
e�osauuiW `�unouaaso�
suapa�� a��oS /C�iunuauao� �unouaaso� y
�
�a�ozto�.u:aM'!���z,��e�a���•.d�ea:oo�w'iaceis�:MO,����v i�iay�,e:eo 0
�. �, •� 4x�t. « ..� :a�,'. _, � �.'�- ` �., _ � �
�•Y.... � ... . : � .�` 1 L � •� � �M�- � Il
panowa�aq oa gp�g y6na 1 1609 saa� .,� `
4 1 � ,r���y� a `h �'.�.* ��' � 'Panowa�a9 0�4ti09 46na41 1009 saa�l ��
�. �-r;:�:�#�; �� � 'r` Y, �1 ��;� �'� , � _1� y . 3
.;. ' 1= - , �.: ;. ,: d
:���� f' � R ��,�` £O lS:t�.l�� r! .. 901S� �°
,- ' �i "�e ' bo�sP�o�s soosa o
" �.�•, B60S'bbOS SIOSt;_lOS �
i `
S60S rzzos °
� szosb£os
:;_,� � Z60S 1609 S£OS '
� OyOS N
140S � �
I`� E40S ZV04
i
i
; �
��:
�� ^ Q.
�'�� '. b��5 ..
�r
4*`@�,.
� ,�.x �6�5j
t-V680S
8805
rya
� i'
� ;.c ��
� i�
c"
�� .�Y�_, n�4
, ;wi L809I:
,. �„
r .R ° .
� *, �
la Ifr k � §� !�
.. �$�'"�r'��� �Yl T�'�rro� ^d� � � A ,''ys ,^'*'Ti;� y �_
� �.°•,�e� .�y.' � ��.��y� ,`� .� �,� '�.�•;_
� � ��i .K �M�
u.,.t.l F,. �: � ,„.�� ;
�y IT-��' ,1�•� �yY i ?. {� t��"�"�, � > '� ;+" .'y'�..
/ } � �M J�..�,i"fti'�� ��p.: $ ; ':�t c
� "{ �. ` '� � �+s..;y3 r
� ` � �y •,�� ` _ z� k.; - ��
y' � �4 �� e'nff�a '4'_.$+r�„'
a �.. ... ti � � ��� �
.,. . �
% �r�
f t �
..
z
, � r � � 1�J '� � � �.� `''�ct.,. �; : ,
: �
�,.. .
3
T.. _ _ , ,
� . _ � � .
bLOS4 t ,�
, £LOS ,,,,�� ,.
}"as b ' �t` � ���� }. 4� }
iy` � � �I , .y�. _
� '�:� '� -� s
;}''� � J#'*�' ;
' �i
,, r ' �(�epuno8 ��afad
,,�,` < �'� �o�os
� w � ' � ZLOSA
� � �
�,;�, � � � �� � ��� � � ��os � .:,,,� �„ °.�e� ����= auya�ua� ;�afad �
x f -�, ��A,:;�,..��. . m �1•�^�'� ,
,�
� �� ��. ° �,, �� �, n � �i `� ; ;� panowa� a8 0l saa�l o
, �
#n
�� � � � �, � � � q ��,, � � i�,' ��!���` ���� puafia�
�.� � a�� � �� ��, ,� �..��.� � �
�' �: � � .� '� '� � � � '� �i' � . 6; t ,�
r: # . ,� f t.3 �
�
t �. ��� 1` DY� S, ..�� Its� Y �l s, �
��i sar..,;s K�o�ss,�o,d a�M+s�n�e�oz�
�
r. q
a
� '' � I �' ! !� � Z%- - °
' I I i I�I -� �r' o
p o l!� N � V� ��t/� N N N N �U+ 11� tI� 1I� N N p 4pI� Np N N p tJ� ' '�/r`. „
� aDDSWWW � W � WWW�W � � N � N �INNw�iOlOI� 00MO00Y � 000 � � $ OSS P 'L '�
d W N �+ O �O Ce V T tn A �+ O �G OC V O� N A iW r+ O �O m V O� N A W N ✓ O 10 00 V N � n� ��
� � � I I �,� .��
� � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �
_ _ � � � � � , � _ _ , _ _ � „ � � � � � � � � � , - � � , � � � � � � - � � � � �
N N N N ? N N T N fD N N N N fD fD N ? J R J j ? (D (0 T N N N N N N ? 'NJ ? !0 N N j = = N -�1
. J J J � J J J J J � J J � J J J > > > J J J J � J > > > > J J
c o, d w w d v v w w rv a n
� w w w > > > m w w > > > > > > > > > > > > > > > > > a > > > > > A
v n n 'a. 'a n n n a n �a n n n a n n a n n n n n n n n n n n n n n n n 'a n n n a a a a a
' � F F F F F F � � F F F F � F F F � � � f F F f F E � � � � f � F f � � F F F � � F F A
m z � s z s � _ � � � s ? - - - � s � � T _ s � s - - - - - - ? T � � � ? _ _ ? � � � - A
3 m m m io m m m m m io m m m m m m m m m m m m m m �o m m m m m m m m m io m io m m io m m N
D D D D D D D D D D � D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D
� � T � � T s T s � S � � s � � � � � s T � � � � ? T � � � � T � s s � T T � � s s �
� � _v,
Wlma �`�.+ �:. o00u'�i > wi:+ .`.iN �o s `� .�.. `oNa` aw�, `�I`� �n�aw`�ivirO° aw'�ir".i " .`�., wa` ��.+ mm �? p
m
i I i � I ° d
i
i
3 m T 3 � a � 3 3 i m 3 3 3'm`R_:'.3 �'3 3'm 3'3 Q1. '3'3 3'O-'• c
c o c .� c c c c o c o o c .� c c o c c o c c c o
+ o » » •+ » + �. o !. » + o o •+ _ » » o : + o » = c o N
--1� � � -1 � � --1 w � � �-1 w w --1 _ H �w � �w ^ -i i w
C d � C C t C C C C d C C C � d C .� C C �! C C _ C C C �!
F,� � J J Q J J > > ,� > > ,�.� � � > > ,� J J � J J J �
N m � m F F Q m m F p � N N A O rt F p m N iD O
n o�i � n n 3 n n n n n a n n 3 n n a n n a a
3 w w m 3 3 3 � 3 3 3
� 2 6 � !D w N 6 N N N
n w a n n n a n
s m z
.� � <
- v -
.� 3 �
o w �
3 n 3
w w
� 6 .�
d O
A
3
0
c
.�.
9 - O
� �' 3
�
y m c
N N t/� VI N 1/� N V� N N N N 4/� N x x N O O O O O O O N OC � � '
� og000g � � � � � � $ aS3 � mm � .i W .� � v � i 3 �
N W N 1+ OC V N V1 W N 1+ t0 m V • 1+ O \O p O
O N
A � O
d �
o �
0
" o p
� � 3 D A
�
� 9 � d ~ N N 1A N VI IA N IA 1/i N N N N� N N D N N � m m �
A � c v v c d v v v d Q v d c c c 3 Q c m < m a ^' .d, O1 �
� � -i � � m � m m m rv m m A m A n A � � m m x � o o x.
c f0 1' u l l � = = -' = = -' = = ai n� � 1 = m m io �
,3, `D « ° 3 > > > > ,P, > > > 3 > > > > > > ; > > o, � o, g f � f
» � a n 3 v m m m m� m m m m m m m m m m m m m ro � � m g g g
p ,', g m m 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 � ro ' � � ,�. '�
3 m
3 - T —
N N
N -
A
= 4
°- 3
00 n
A � O V1 IJ N 1+ N N N N N O � �
q N � W N N W a A W N 01 O� N 01 N O N ♦ ♦ N J A N N O � oIA �
lD 1 ^ +
M Y
; � 3 i i m 3 !; v z
c c c 'o c c .� a
y -1 � I�' � -1 _ w
C C C C C �
> > > ,Z J J �
n n n o�i n i 3
13 w
A n
n
<
<'
0
3
m
a
T �9
N
< 9
C �
C n
0 .�
aq� saa��uauzdoianap�a�is ar���o�uauzdojaeap a��un�in ar��pu��nzuad asn uiva�u� au�
�o uour.�dxa uodn •�iur.zad asn uzua�ut ue�fq pa�tuuad aq o�pasodo�d si uapa��.z�jos a�, •£
000`t�t$ = 000£$x sa.z�e g�j ::�1pa.z��o.za�aZ�puog�urp�,z� o
SL'OS9$ �saa3�nzua� o
•�utp�z��o� OOZ`8£uo
pas�q saa��iuuad au�a.ze moiaq�uip�z� ss�uz pasodo.zd au�.zo�pa.�nba� st ztuuad�utp�z�� •z
•u�p�
ui�aa� p� s�dem-3o-z��u pa.�nba.z ar�i pu��oo��uo���ad pg�$�o�so�e aq oz pal�un�sa
�i�ua.zzn� a.ze s��mp�o.z.zoz�a�o� ��mp�o.�.zo��a�o� S N uzals�a au��o�uauidoianap
o�pa��ia.z��m-�o-�u�u pue s�so��empeo.z}o uou�a�o� a.znzn� au�.zo�mo�� o�papnj�ut
uaaq seu uot�ipuo�� •�izado�d ar��u�no.zu�.zo�pue o��ua��fpe��mp�o.z.zo��a�o�aof�u.i
a.zn�n� onu pue s�fempeo.��o��a�o�aoutuz a.zrun�xis sn�o�s u�jd uou��.zodsu�z� s��rJ a�, •�
:saa3�r,N�wao�anaQ
uoi��uuo�puno.���eq pu��iuua� asn uruazui ue.zo�uot�e��dd� .
s�os�o uoudu�saQ .
�zo�uanui aa.zZ •
(s�aaus �) u�j��an.zns ai�iZ .
(sa��d Z�) u�i�a�is .
:j�1liu.ic�ns
a��ut papni�ui s�uauzn�op�u�nno�o� au�uzo.z�pa��.zaua� a.zam szuauzuio�maina��uuaaut�ug
'tiOZ`6Z�aquza�das pa��p s�a�afo.��.��jos�iunun.uaJ �unouzaso� au1�poon�sa��q pa.z�da.z�
:�diii�snS
nnaina� ue�d :suapae� ae�os �(�iunuauao� �unouaaso� :3�
aaaui6u� �(�i� �u��sissy `uosl0 I!4d �W02i�
�Ge�aa�as �auuosaad pue 6uiuue�d `ysnqapnoy �(wy
ao}euipaoo� s�aoM �i�qnd `uos�eM aui�siay�
ao��aaia uoi�eaa�a� pue s�{aed `z�Inu�S uea
aaaui6u� �(�i�/s�{aoM �i�qnd �o ao��aaiQ `aa�z�a8 nnaapuy
aauue�d aoivas `aaqannZ �ia�
ao��aaia �ua�.udo�anaa �(�iunwwo� `�sinbpui� uaiy� :��
aauueld `lu�pui� uose� �Ol
fi�OZ `5Z aaqwanoN �31dd
Wf1aNb�bOW3W
s�aonn �i�end
OW�S02� �►
• •�uauzaa.��� a�u�ua�uteuz au�ui passa.zppe
aq pinous���� s�ua�i auzos a.z�mojag •am ssa��� a���01ua�xa pu� a�u�ua�ui�.0 ssa.zpp� o�
padoianap aq.zadoianap pu��i� au�uaan�aq�uauzaa.z�e a�u�ualureuz e��u�papuauiuio�a�
si�t ��f�manup siu�o� ssa���mo�e o�uant� aq uou�zapisuo�pinous •.zamo�.zazem
apis�s�a a�� o��emanup�ui�sixa s��rJ a��o���auuo� o�pasodo.zd si ssa�����manup� •g
•u�id a��uo
unnous aq o�pa.�nba.z st u�zou ac��01 p�o.z ssa���pue speo.z.zoua�ui au��o uot��as ie�1d� a�, •�
:siNa�wo�ss����/�e�na�og
•pasodo.�d se pap�z�uaaq seu a�is
aui��u�mous o�pauiuzqns aq o�pa.zinba.z st u�jd�utp�z�pat��.za�z ��u�pr,z� sset.0�urn�o�o3 •S
�emp�o.z au��uoj� a��uir,zp
�o a�u�fanuo� au�.zo�pu���mp�o.z pasodo.zd a��.z�au umous ac�pjno�s szno�uo�i�uot�ipp�
•sa�uer�� ap�z��e�o�u�id�u�pr.z� a�z uo umo�s aq o�pa.�nbaa a.z� szno�uo�pasodo.x� •�
�S.LN�b1IY1i0�JI�IIQ�2I�
•�iuuad�ucp�nq��o a�uensst o�.zoud�rJ auz o�pap.z�nuo� aq��us uoTZlsinb���nuzad
�o uot���uauzn�oQ •�o��r.z�uo��.zaunno au��o��qisuodsa� au� s��nzuad S�Q�a�, •9
•uejd
au�uo un�ous aq o�pa.�nba.z a.z� sn�o.u�moi�i�uot��a.�p pue sa�no.z moi�ano�f�ua�zauzg •S
•saumlon a��zo�s pue �(-�H) ianai.zazem u�tu �(-�N) ianai.za��m j�uuou`.zac�uinu
puod u�i��uauza��u�.za�e�a�e�ns ar��mo�s o�pas�nba� a�� spu�i�am pu� spuo� •�
•�1a �suis�q�uaunpas�z�zoduia�
`sa�u�,z�ua uot��ru�suo� �uot��a�o.zd zaiu� �sa�ua���s�utpni�ut (s�g) sa�t���z��uauza��uey�
�sag pasodo.xd mous pinous u�id au,I, •sp.�epu��s S�Q�pu����������id�o�
o�pa.z�nba.z st u�id ar� •malna�ao�pauiuzqns aq o�pa.zTnba.z si u�jd io.��uo�uoTSO.�a u� •£
•��afo.zd au�u�rm
pappe a�e�ns snotn.xadun mau a��.zo��uipuod j�uot�ipp� apino.zd ol papr.�� aq o�pas�nba�
a.z� seaa�moi asar�, •sau��Zado�d ssoa�e pua�a ol�or�s a.z� s�a.z��uipuod ir.zanas 'Z
•s�uauza.z�nba.x
uou����pu� ����nb ��i�u�nb.za��m s��i� a����� a�u��duzo� a.�nsua o�pamaina.z aq
�n u�jd a�, •�Z.zaQuzanoN uo maina.z.zo�pauiuzc�ns s�m u�jd�uau.ia��u�u�a�emuuo�s� •�
�S.I.N�L�ib1t0�S.N�LII�J�NF�y�j 2I�.I,d�1Y�i2IO.I,$
a����OZI$ �saad SIJ °
a���/OLZZ$ �sa�.z�� uoi��auuo�.za��n�uzzo�s o
a����S989$ �sa�z��.zazemuuo�s�uru.L °
(�iJ� OOZi$ `(S�'JL�I) S£�Z$ �sa�xe���q��en�.zamas�.z�iu�s o
a.z���SLOi$ �saRze����iu�s�.L °
azis aazaui.za��m uo pas�g :a�.z�� ssa���.�a1e� o
aa�e�00S9$ �sa$���.za����uni L °
•�s� aa� �iOZ au�uo paseq sa��z aa� au1
�o�uus�� sT mojag •�uauzdoianap�o aun� au����s� aa��ua.un� s��i� a��uo paseq pa�nba.z
'SiOZ-ZZ£-iS9
�e auz z���uo� as�ajd�anoq�pa�sr� suza�i au��u�pa��a� s�uau�.uo��o suot�sanb�ue aneu no�pjnous
•a�u�c���au.n SS�H/Z�
�nH a���o uoisu�dxa a�n�n3 a��o�anp�i�manup�i� au��o uoize�oia.z a.zn�n� a�, o
s�so� a�ueua�ui�uz pu�`luauian�d ar��o� a�e�u�p ��u�ojd mous o
asn�o��uanba.z�pu�pamo�� sai�tuan�o azis o
eB40�M13 U>+n:eCAn']T�Ik)3 IJv
'is¢MF�um.VO}yoe 4.Of VYM
ndnl pa,�F�a W WIWd
v�
y�iynn `o�oyd �euae L£6I ay�u��uapina si a�ueq�n}sip a�is �sdew 1e�d�ale� ui}ou;nq
`dew�e�d tiLBti ay�ui aaay unnoys si a�n��na�s y •��ann pa�easun pasnun ue aney/�e�.0
1ey��a�aed siy��o aau�o�3sanny�ou ay�u�Zti/�uno��uo�e eaae paq�n�sip e s� a�ayl
(�unowasoa (Zb HdS�/ZS Hl�3b) Z8-Zb d�ao�1!P�t1 IIaM wo��)
•uasuieye�qy sueH OZOOS000£Ob� Nld
:pannaina� a�aM s�a»ed �uinno��o�ayl •s��ann pa��adsns
ao uMOU�{ao�sai�adoad pa�aedu�i/���ei�ua�od au�pannainaa sey}}e�s:s��aM
sa��nosaa �e}uawuoa�nu3
•ssa�oad
�ui}�e�d ay�2uunp s�uawuao�a�ou� apinoad ��inn�uaw�edao uoile�odsueal a41
`asinnaay�p �paale�d aq ol lou st eaae i�afoad ay��i uoi�e��e�sui��afoad pue a�uenssi
�ivaaad o�aoi�d s�ie�ap ue�d alis y�inn sn apinoad o�/��i�ay�a�e�no�ua�(��uo��s a/N
'8b H'dSJ o�aq o�si ssa��e a�n�n��i/�uno� ay�1�eluo�
ol spaau�ue�i�dde ayl os 'sassa�oad�ui��iwaad pue uoil�ipsianf A�uno��apun
II!is si 8b Ht1SJ '9t�HdS��o}�o anuany/���auuoa ein aq p�no�y1nos ayl o;ssa»y
•a�is�a�v,o�aa�enn s,rlli�ay� a��Olfsae,rl
se y�ns'�t�ado�d�ua�efpe pue wae��e�os ay�uaannlaq ssa�ae palepi�osuo��apisuo� a�,�p s,�o�fan�ng
o�/��i�ayl a�e�no�ua aM 'Zb HdSJ o�;ua�efpe si uoi�e�o��souiu�ay�ou ayl �����a S'��U6iH
uoneUodsue�l
'�eM-�o-�y2u ay�ui�aonn's�iwaad ssa��e a1�s a�n�n��uip�e�aa ��auuo��w y�ing
�e�uo�ol paau ��iM lue�i�dde ayl •speo��uno�01�ua�efpe a�e salis pasodo�d ayl SxfEd
uoi�e�odsu eal luawa6eue�.y�aa��
�uama6eue�y sa�!!11�e�
�uawa6eueW suo,rye�adp
:uoileaapisuo�ao}s�uauivao��uiMO��o}ay��a}�o
ue luawn�o a l annainaa se els uoisini �uawdo ana e�is�( /��uno e�o eQ 6uiuue�d�o aay�p
p p 4 P 4�! 0 I al 4d � �f
���� suap�eg ae�os�liunwwo��uno�uasoa ay�ao����/�81au3 ouaivaag �uoa� sanrye��iu��eluawua�nu3
uoi�e�i�ddy�ii.u�ad as�wiaa�u� ayl uo�uawi,uo�ol�S�iun�oddo ay��o�no��ueyl uoRe�n6aya�seM
�ale�aaeNns
uo1T�a�oldla�eMpuno�g
:�yepui� •�w aeaa uoilen�asua�pue7
sao�nosay�quawuainu3
/�2�au� owiuo�ag�o��uawwo��i�qnd :3b sn� �uno�j�i�v
�eal�se�tss Xe�
89055 NW 'lunowaso� 000rtsszss
�saM laaalS,,,SbT SL8Z 6CS8-6Z lSS NW'�aIIEA alddV
�unowaso��o��i� anuany aixe�eg SS661
�yepui� uose� �a�ua�aawag wa�saM
/�uno�e�a�ep
• b�OZ`bZ aa4o1�0 �o;�a�lQ'a��a�w��uana�S
uo�sln�p 3uawdo�anap�eols6yd
A 1 N n o �
�
�a�eueW/��uno' `uospaey�i��pueae
�,��u�sia `aa�iannnoy�s�t�ueN�auoissiwwo� :��
�ui�si��uawssassy�eivawuoainu3 „pooy�oqy�iaN�w ui s,leyM„ •Z
dew}ipny�e�uawuo�inu3 �ti
sluawy�e}ad
uoisinid �uawdo�anaQ �e�is�yd
aoa�aaia 'a��aiw-�uana�s
'��aaa�uis
•sn•uua•elo�ep•o� a��aiw•uana�s
�o LOOL-I68-ZS6�e au���e�uo�asea�d 's�uawwo��no o��ui�e�aa suoi�sanb/�ue aney no%��
•s�eo�uoi�en�asaad �i�i�ads aainba��eyl eaae��afoad ay�uiy�im seaay�ean�eN A}uoud y�iH�ue
�}i3uapi�ou pip pue sai�adoad pa��edwi�(��ei�ua�od ayl pannaina�}}e;s :sea�d�eanleN �!ao!ad 4 !H
•Z pue t s�uawy�e;�y ui
papn��ui si sa�is asay�o��ui�e�a�uoi�ew�o�u� •a�is siyl�o a�iui=�uiyainn s�o�e�aua�a�seM snop�ezey
auaaana pue�sed an� pue salis aasenn�o sp�o�a� aaay�a�e a�ayl;sao�e.taua� pue sa�is a�seM
•pai}i�uapi uaaq aney sai�aadoad a�afqns ay�uo sasea�a��o sp�o�aa oN :sasea�a� �iao�siH
•sai�adoad ��a(qns ay;�o
a�iw /uiy�inn pai�i�uapi uaaq aney sao�eaaua�a;sen^snopaezey�uaaan�onnl :s�eiaa�ew snop�ezeH
•paMainaa a�arn�ydea�o�oyd
�eiaae�i�o�siy pue sdew}e�d�uolsiy ayl •s�a��ed asay��o/�ue�o�pai���uapi a�ann spao�a� ��am oN
OTOS£OOZ£Ob£
OZOi000L£Oti£
£i05800t£ObE
OZ06t00�£Ob£
O�OTTOOT£Ob£ $Nld
•asn ui si ��a�n siy�a�pa�nnou��no ol •rUepunoq uaa�sann ay�3o a�ppiva ay}
�eau'LLZ9-9L6i 3!�u�ad suoi�eiadoadde bNo 41!^'�b06SOM�aqwnN anbiu� `Ilann uoi�e�ua� ue si aaayl
uasweye�qd sueH 0�00900Z£Ob£ Nid
•pa�e�ipui�i puno�s��an�ay�pue pa�e2i�sanui aq p�noys/uo�siy a�is ayl •a�ueqan�sip
uoi�eliqey�oiad y�in�}ua�sisuo�os�e si�nq `ado�s pa��i�un pue�ui�e��anea�ale�ipui o�saeadde
� � .I�I�t/ .: . . rya a -� . .. � ' �rq� _ .., , c' •-
t'7' _ _.�s (���Y��"'- �? °����a.-._ }�r".r,�-��:��)�Ofl�1JC'��
$/ p C13 0I�•��VP---
�,tu0��\e��f. F���, �y{�.n ~4NF'•���1� wrFr�.������� � ��� ,. �*� `� ___
+����`.,�r�� U .N��� . s -�f-��i...�t },�,'�y�.+��T- �y ��z� � ' . �
4 �
rs 1 �� � � �. �.;�.W ] � ��,,:
` � �O'� N ��-G
n\�rt O�c3�Y �_.�'q `.� .. •'�L ):� ��iiC� �„"{ - .1_�i„3 '.
�3�t-/,�/° �J c _ y �y'��j o� • � s.
L •
r1 �
� � ,
- . � �� ��� � __ _ -
��/ y� r Y�,<#�
. ,� 4 � � . � , • �
CJl � �� s
� ;a. I� '� �
��; �� 7� � ; �
. , f ;
,l �+. -� .�s, � �
� , ( � ` •--_— _ . _ _
, �._ ;., _
3 �,+ =�.3t�.��.. , °;�a^xr.xr:�;n,�roa�x _ .._ . �... i � O
O ��
N � 1�� �4
� s � �
�^..�'�• td
iN��� �V"•r .:'.S.
. !\ it 5 � ��_. £ �
� N.
\ Q ��
=' ��`� �D
.
. , �
A y1'� . � ., " ' _� ;`.
� !
�:J u . ?�"^ �" � �
.° .I^ �� �!` .{ .. C �y:: 7,— -""g . � � /��
Ui �`� t � l A'4 ... . y{.* Lr[�r � . .� .
u
-� �J
.x � ;;
� - <
��"�` a,. .,,, �, �i =�yga _ � �, �
, ,,
. .. .
� rn' �: 1 �'�' •' � ��a� : � � . � �.. '� . #,.. �
� � �` '- �. �! � �:s aYet.� � �
� ,
. ,
t . , ✓ .. ,. ......., .c"!X� � �� A
.. A;
„� . , �., . ... . . , "e,�k;& w: . $'� _
� '� � � �' :� ,r
� ��-J---, -� '`3�L6 'aar-`.-""'�..°"3 :. � � � �� � y '.�r �
__._ _ �_'--+s� �a�-^.--"^Mdel�" . �('�""� _.�• � � ';� �
�, . `Ed '� .; �^ . � y� �i _.J+' !�.
+ .s_� i � "+ ��l��•: �"' , �
�:� >r�, � �i�,.� �.. �■
`� ��=� � �. ,� ��. J � ; � '',� !'��►
� ..�� ' e�'• _�{� � 4 �* . .F,�� •', L,�� Y�.'
! ��� •� �'. ��-,� �' ,� °�% .. G�"� y,'• ; F•'✓ .'.y ° . '' SI{�..-��� �.� � ,�,� �
.
� k � r r
x p .
� �^ i t (
, �, �.i:�. ..
,. � s . w
•' , � ; , . ., s .
y,
� , m. .. �. .... :.. , �.. .. .. .,
i� � � � _ � , � r �
��.� �6. '&c ���.� .�. ' TM�"�R;'p '�"f l�'" � �
� �t� � 4, , . � � �� ��� � � � �;
�.. �� �.. . � , / r .t T� - �� ,,/y � � �F � �.5�,.'�(;� ' � �
'� .��� 1� Y' ._. ....r �_ . :..Y. 1 _ ���� �� � a7 I ��' t ..ac..�J 14,R,' � . .
. . - �:+a,r= �.++�'_ �Rd_. _ �.
'q� ' u
�� ,..i'.�iat� � '.�. � .
� '' � / ,
4. ,_$ ��. � ��!` ��� �
� Jy;;�.r �'' ' .� . ^ 1
.� � � I � ♦y?�'�
, j .
... � ....�,,.. � S •. �•�
y �
..,..,_ �... R�a �.
ti . .
.. ^ - �.�� .. .�.. .. . �. _.. . A.�.
i°F'� n�n�v°
mmo�H°m �
_ D �
c°�mn ��'ni T � !
� �N� �N D ► . � 0 � Q U � v I�_ '. � ',
mu p ��.
=T_�W�a < C� _� _ D
<.mo�n�m � i
� 'O m .;�am� 1� -7-1 C ^
3�m>jmm � � �/7 � = Y � � � S � ,�j� = N � � +\/ �
> >�„m�o �, � o < n� � � � � o c� v a� � r D �" fD
���d m�� � 7c Q. � N '"� u� � N � (D �D � � p
x,g��s� � p nNi ca a m � � � � v � � �' � N 3 ;
N,mam� o � � a�i v � y � cn � .� o a N � �D 3
r: o c cn v p 3 0
�m��°� Z � � � � � � � N � c�n �n � o .�+ °c
d s. . � cu � _. �. '* o �
�" o��n � � N rn '"h � � o �� �
._m y^c u� fA n (p � C7 N N 1 � 1
m Cim3< � N _ � p �aG
g°'"a K OJ C� �=► -.� N Z �
'a�am> > :� (p W N � �
`� � � � N
a N n rr I
m>>>u -� fn fD �
,� , o
o � �o �
o�'�° a5 �
? d m m
m'�
�w d Q
?v��n
m m o 0
m'
o�a�
o �� V� d W W W W W �-' 1-�' I--' F-` h` h` N N N N N N N N N N
N � N N N N N A A A � !a a F+ 1�-� �-+ �-+ t+ O O O O O '� N
Do 0o O� Oo O] Ol m O� m O� O� Q� O� O� rn 01 O O O O O �
N � w W � O � �j N N N N N N O O O O O ,�
O � �
p (O m W N U (7 N
tD G1 N O) CO p
A c �^p �■
3 ,(7 �
N 3 � � o
v � �
< < < < G z z v a � D D D D D Gl d
y n m �
D �' fo `v ro �c � m m m m m m °' < < °1 °' -o a v v v fD $ �
o � `° 3 � 3 3 3 n a n � n n 'S, 'S� �, s s s � � �
� y C) _ _ _ _ = v, cn v, v, �n v, o 0 0 0 o y d v n, a � in
-° F � o' o 0 0 0' o 0 0 0 0 0 � o 0 0 0 0 0 0 0 0 �
� j � o, � 7 7 � 7 c� w u� w u o� v' a a "O v � v�, � v7i v7i O
W � � p A A oo Oq Ov ao W Oo O O O O O � � � � � �q
� 3 v v v � v fD ro rc rn ro �o a� v o+ w d c' c c c 2 �+
� ni a y i o� ,� N ,� N ,� N # � � � � � n n n r�
� d - - � - o O o o O �
fp �L :I ;Y :I FS :F > > � � � O O O O O
� a ro rD N N rD N � 7 7 7 7
D y 3 3 3 � 3 3 � � � � � �
� vi �' n' �' n' n' �
� N N t�/� N N �
�
�
�
d C�i � < � C y
n '� 7 3 �D �
O O ?c � � (n Z �V
(7 �� � � d d �-+ r r r r A 1+. A a A � A A A A P a A A A A D
° n N Q �t � �p'� m m rn m o~o o�o o~o m� o�o ~w o�o o�o o~o o�o m � o~o o~o w o~o a
� A A A A A O O O O O O O O O O O O O O O O �
O
y O
� 3 o Q o 0 0 0 0 � N �.. � �-. � N � N r N r r � .� � '�° o
Il (� �1 (1 (1 Ol Ql 3Ql O� O1 Ol O1 Ol Q31 Ol O31 Ql O1 Q1 O1 Ql N
� � � Qe < < < � � = S :i � S � � � :+ � i+ S � T � J �
O 7 7 J O O �/} ln N VI VI (/� Vf V1 fA VI Vf VI Vf V1 {� VI
� -1 -� � 1 "'� "� '1 -� -i � '1 1 1 1 -i 1
� j C � � < � m m m m m m m m m m m r� � � � �
p � m m m m m
� � m m m m m
— y
c
�
�' c c c � m
v, �n m c A z z a A a �o z z z a � z �o z s A � n n n n �n
� �. n. a. C y O O O O O O O O O N O O O O O O � � e � y 4<
d ^ N �D (D fD fD fD � N N N � N !D iD N fD
'r � � � v � 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 � �? m r� r�
O O O O O O O O O O O O O O O O �'
� y � N O n c c c c c c c c c c c c c c c c
' d 7 7 � 7 7 7 3 J 7 7 J 7 � 7 � 7
n N N fD � N � .'I F2 SS SS .'F .Z tF .^L .'�i �S .'� '.i St :S .'S
� o 0 o N �
� N N fA N
d
N Cl N N �
n � _ � �
�
N C
d d � H (rp o�1i �D C p�1 � C C � � o� vC+ p m T C C m K
� � ?T p. a N a � N � C d .`S '.� .'3 d � :T O G d p u�i
ro � � � ^— n � � O O O -1 O o2i O � O O n Z
N a' N a tD N 7 T C 7 N 3. N T d d
C7. � 0� � T � .'; 7 N u�i � W 3
� �N � � N '^� � Rp N 7 '� � � R
m a � 3 0 3 � �, 0 3 � �
� Z c� rc ro
0 � N < y� � G � !�D vCi � v�i
No 3 � � �� � a
�o � � �o
C � 7
7 N
� r
f �
� 4
0
�
�
v
n
D g � 3 g 3 < < < < < < < < < < < � � 3 g � Iv,
r !/� l/� U1 N N V1 VI N N V1 VI
C A J� A A A A A A fJ A IJ A f� D A A A A f� A A �
(n � � � G� � G1 G1 G1 G) L1 G1 G� Gl G1 Ll Gl G� G1 Gt G1
1
O
m
w
v
m
y G� Gl Gl Gl Gl Q Q Q p p p p p p p p Gl Gl Gl G1 Gl �
� �u m �u �o m c c G c c c c c c c c �o m m m m
> > > > > � � R � � � � � � � � > > > > > d
�c �o ro rc m o 0 0 0 0 0 0 o T p � m m m ro rc c
� � � � � � d d a v
m m w m m m m w w w m � R � � R
0 0 0 0 o c c c c c c c c c c c o 0 0 0 0
N IIi N N N N
� 7 7 � 7 7 7 7 7 7 3
� � N � � N � N � N N
O � �O O �O � N N N V�i N 1I� VNi Vf N N N
� � � � � � �
� J 7 7 7 7 (p
� C � r
� N 2
O �
N t �
o a � j � � �°, m� z o Z v v
j
Q � � �� � � � �7 0 �U fl n
0
0 o D D
O � � � � N A W o � # �
A � �. C. J � A Z
� � � � y
N �' �'p' �
H N � A
N y
O
(O
� `� D f�D N � N� � � O �Im
°: Q � 'S, � 3 � o �, p 3
d n _ o a � o� � y � �
° o°, ° � A m o m �. o
o � � s� � 3. � �
N U+ �7 �D N �y
m o m o '� 2 �' � c�i�
3 3 - � w a � � N
� � D � co
r f� �
n N (7 y
O �
� �
� �
N �
� �
� � 1. D a -' � � D
o n°� A o a o A rn o n
N O � N O O �D
0 0. C� o N o C� C� o W
� d � s 3 � � � �
� N. 7 � � � 7 7 �
m w D m � m D D m
d� (D � (D fD y
m m m
� ; � � � 7 a a j ��
C C • N
O (n D � p n N N � m <
� m �o = S. S. m a
rp c� o� o
n c_,Di t�e Cn (n� v�i
^ ^ � o o �
m
m u�i n f i �
m m
� � � 3
c m rn 07
� � � o
� � � d n � � d � d
m m c�o "' m m � ' � Ic
m m `"
�
m
�
m
N
O
N