HomeMy WebLinkAbout6.f. Request by Mark Elliot Homes for a Preliminary Plat and Major Amendment to the Planned Unit Development Agreement to Allow the Construction of 48 TownhomesEXECUTIVE SUMMARY
City Council Meeting Date: March 17, 2015
AGENDA ITEM: Case 15-05-PUD, 15-06-PP: Request by Mark
Elliot Homes for a Preliminary Plat and Major
Amendment to the Planned Unit Development
Agreement to Allow the Construction of 48
Townhomes.
AGENDA SECTION:
Consent
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO.
6.f.
ATTACHMENTS: Site Location Map; Resolutions; Preliminary
Plat; Subdivision Agreement; Major
Amendment to the GlenRose of Rosemount
Dean Johnson Homes Planned Unit
Development Agreement; GlenRose Quads
Elevations; GlenRose Quads Floor Plans;
GlenRose Rowhomes Front Elevation;
GlenRose Rowhomes Floor Plans; GlenRose
Site Plan; GlenRose Grading & Drainage Plan;
GlenRose Landscape Tree & Buffer Planting
Plans; GlenRose Landscaping Foundation
Plantings Plan; GlenRose of Rosemount Dean
Johnson Homes Planned Unit Development
Agreement; Payment Agreement with Alpine
Capital; Engineer’s Memorandum dated
February 17; Park and Recreation Director’s
Memorandum dated February 19; Excerpt from
the February 24 Planning Commission
Minutes.
APPROVED BY:
ddj
RECOMMENDED ACTION:
1.Motion to Adopt a Resolution Approving the Preliminary Plat for GlenRose of
Rosemount for Mark Elliot Homes.
2.Motion to approve the Subdivision Development Agreement for the GlenRose of
Rosemount and authorizing the Mayor and Deputy City Clerk to enter into this
agreement.
3.Motion to Adopt a Resolution Approving the Major Amendment to the GlenRose of
Rosemount, Dean Johnson Homes Planned Unit Development Allowing the
Construction of 24 GlenRose Quads and 24 GlenRose Townhomes.
4. Motion to Approve the Major Amendment to the GlenRose of Rosemount, Dean
Johnson Homes Planned Unit Development Agreement and authorizing the Mayor
and Deputy City Clerk to enter into this agreement.
SUMMARY
Applicant: Mark Elliott Homes
Location: East of South Robert Trail, North of St. Joseph’s Cemetery, about
½ mile South of Connemara Trail, West of Erickson Park.
Existing Comp Plan Designation: MDR – Medium Density Residential
Existing Zoning: R2 PUD – Moderate Density Residential Planned Unit
Development
Gross Acres: 9.7 Acres
Met Council Net Acres: 9.7 Acres
2005 Approved Units: 76 Units
2005 Density: 7.84 Units/Acre
Proposed Units: 60 Units
Proposed Density: 6.19 Units/Acre
In 2005, Dean Johnson Homes received plat and Planned Unit Development (PUD) approval for a 76 unit
townhouse development named GlenRose of Rosemount. GlenRose was approved with two townhome
styles: 42 back-to-back townhomes called Condominiums and 34 single width townhomes called
Rowhouses. Only one building of six (6) Condominium units and one building of six (6) Rowhouse units
were constructed. In 2010, Dean Johnson lost the remaining development to the finance company Alpine
Capital. In 2011, the City entered into a Payment Agreement to obtain funds to address some infrastructure
improvements for the project, as well as reimburse previously incurred costs. There was no developer
identified to finish the project as initially approved. Currently, Alpine Capital has partnered with Mark Elliot
homes to finish the construction of the development.
The applicant, Mark Elliot Homes, proposes to finish the development of GlenRose, but he does not feel
that the six (6) and seven (7) unit buildings are marketable. The applicant proposes to reduce the six (6) unit
Condominium buildings into four (4) unit Quad buildings, and reduce the six (6) and seven (7) unit
Rowhouse buildings into three (3) and four (4) unit Rowhomes. Mark Elliot Homes also proposes to update
the exterior elevations by adding more gables and dormers and giving the Quads four-sided architecture.
These changes would reduce the total number of units from 76 units to 60 units. No changes are proposed
to the private street layout or the homeowners association (HOA). Mark Elliot Homes has met with the
homeowners in the two built buildings. Staff has discussed the proposal with one existing homeowner and
the attorney for the HOA. They have stated that they are supportive of the home designs and completing
the development, but they have concerns as to whether the site improvements can be completed without
additional expenses to the homeowners or the HOA. Mark Elliot Homes will be required to complete the
improvements at his cost, but he will be able to be reimbursed for some of the activities with the
$71,975.25 in remaining funds from the Alpine Capital payment. Mark Elliot Homes will be responsible
for any improvement costs beyond the $71,975.25.
FEBUARY 24 PLANNING COMMISSION MEETING
The Planning Commission reviewed the request by Mark Elliot Homes to amend the GlenRose
development on January 27. The Preliminary Plat and Major Amendment to the Planned Unit
development Agreement reviews require a public hearing. About four residents were present at the
meeting, and Don Jakubowski, 2960 140th Circle, spoke for the group and stated that he is looking forward
2
to seeing the neighborhood completed and is in favor of approval.
The Planning Commission discussed the street parking and the access on MN Hwy 3. Staff stated that
there is parking allowed on one side of the private streets and that this parking exceeds the City Code due
to the 16 unit reduction under the current proposal. Staff stated that MnDOT had previously approved
the access and that there are two exit lanes from the development to ease egress from the site.
The Planning Commission recommended approval of GlenRose Mark Elliot Homes Preliminary Plat and
the Major Amendment to the GlenRose Planned Unit Agreement with the staff recommendations on a 3-
0 vote. Commissioners Forster and VanderWiel were absent from the meeting.
ISSUE ANALYSIS
Legal Authority. A preliminary plat request is a quasi-judicial decision for the City Council meaning that
the City Council is acting as a judge to determine if the regulations within the Comprehensive Plan,
Zoning Ordinance and Subdivision Ordinance are being followed. The Major Amendment to the Planned
Unit Development Master Development Plan is a legislative decision because of the Code deviations being
requested. Legislative decisions give the City Council more latitude, but consideration should be given to
the PUD standards of the existing 2005 GlenRose PUD agreement.
Building Design: The exterior designs of the buildings have been updated. The current Condominium
design includes one gable over the middle unit and a very simple lap siding gable on the building ends.
The existing design includes brick wainscoting at the doorways and the building corners. Mark Elliot
Homes proposes to include a gable and dormer on the front of each Quad unit and a dormer on the side
elevation of units. The entry will have a small column lined porch. In exchange for the increased
architectural interest, Mark Elliot Homes is requesting removing the brick wainscoting. Staff finds that the
proposed design is an improvement over the simple Dean Johnson design and supports the removal of the
brick wainscoting requirement.
The Dean Johnson Rowhouses had one gable in the front elevation of each unit, simple entry doors and
brick wainscoting around the doors and at the front corners of the building. The Mark Elliot Homes
Rowhomes proposes a gable and a dormer on the front façade of each unit and a small columned patio at
each entry. Similar to the Quads, Mark Elliot Homes proposes to remove the brick wainscoting. Staff
finds that the proposed design is an improvement over the simple Dean Johnson design and supports the
removal of the brick wainscoting.
Streets & Access. There are no proposed changes to the alignments of the existing streets. The
development is connected to South Robert Trail by the public street 140th Circle, which is completely
improved. The private streets have their base course of asphalt. Mark Elliot Homes will need to install
the final wear course and can be reimbursed by the payment agreement funds.
Preliminary Plat. The only change to the Preliminary Plat is the reduction of units shown on the Site Plan
and the minor grading changes need for the reduced grading.
Final Plat. There is no new Final Plat. GlenRose is a condominium with a recorded common interest
community (CIC) plat. The new units will all fit within the lots of the existing Final Plat.
Grading . Very minor grading changes are proposed in the areas needed to reduce the number units in the
buildings. The mass grading for this plat was completed in 2006. The final grading will be completed with
3
the construction of the building and be inspected with the building permits.
Landscaping. Most of the perimeter landscaping was installed by Dean Johnson. Mark Elliot Homes has
proposed revised landscaping for the buildings that is similar in design to that originally approved. Staff
supports the minor revisions to the landscape plan.
Parks and Open Space. The park dedication was completed by Dean Johnson. The Parks and
Recreation Director does not recommend any additional park improvements.
Engineering Comments. The Assistant City Engineer has reviewed the application. There are relatively
few comments because most of the infrastructure was installed by Dean Johnson. The comments are
predominately concerning the remaining improvements that were addressed in the Alpine Capital Payment
Agreement. The City Engineer will be working with the City Attorney to develop an agreement with Mark
Elliot Homes that requires Mark Elliot Homes to complete the improvements and may be reimbursed
with the funds remaining from the Alpine Capital Payment Agreement.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Preliminary Plat and Major Amendment to the Planned Unit
Development Agreement to construct 24 quad units and 24 rowhome units and the execution of the
agreements to implement these approvals. This recommendation is based on the information submitted by
the applicant, findings made in this report and the conditions detailed in the attached memorandums.
4
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2015 -
A RESOLUTION APPROVING THE PRELIMINARY PLAT
FOR GLENROSE OF ROSEMOUNT FOR MARK ELLIOT HOMES
WHEREAS, the City of Rosemount received a request for Preliminary Plat approval from Mark
Elliot Homes, LLC and Alpine Capital, LLC concerning property legally described as:
Lot 1, Block 1; Lots 3 through 6, Block 1; and Lots 8 through 14, Block 1,
GLENROSE OF ROSEMOUN T, according to the recorded plat thereof, Dakota
County, Minnesota.
WHEREAS, on February 24, 2015, the Planning Commission of the City of Rosemount held a
public hearing and reviewed the Preliminary Plat for GlenRose of Rosemount for Mark Elliot
Homes; and
WHEREAS, on February 24, 2015, the Planning Commission recommended approval of the
Preliminary Plat for GlenRose of Rosemount for Mark Elliot Homes, subject to conditions; and
WHEREAS, on March 17, 2015, the City Council of the City of Rosemount reviewed the Planning
Commission’s recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Preliminary Plat for GlenRose of Rosemount for Mark Elliot Homes to allow the
construction of 24 GlenRose Quads and 24 GlenRose Rowhomes, subject to the following
conditions:
1. Execution of a Subdivision Agreement approved by the City Attorney.
2. The Agreement will replace the Payment Agreement with Alpine Capital and describe the
improvements eligible for reimbursement from the $71,975.25 remaining from the Payment
Agreement.
3. Compliance with the conditions and standards within the City Engineer’s Memorandum
dated February 17, 2015.
4. Compliance with the conditions and standards within the Park and Recreation Director’s
Memorandum dated February 19, 2015.
ADOPTED this 17th day of March, 2015, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Clarissa Hadler, City Clerk
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2015 -
A RESOLUTION APPROVING A MAJOR AMENDMENT TO THE GLENROSE OF
ROSEMOUNT DEAN JOHNSON HOMES PLANNED UNIT DEVELOPMENT
ALLOWING THE CONSTRUCTION OF 24 GLENROSE QUADS AND 24 GLENROSE
TOWNHOMES
WHEREAS, the Community Development Department of the City of Rosemount received a
request from Mark Elliot Homes, LLC and Alpine Capital, LLC for an Major Amendment to the
GlenRose of Rosemount Dean Johnson Homes Planned Unit Development (PUD) Agreement to
allow the construction of 24 GlenRose Quads and 24 GlenRose Townhomes; and
WHEREAS, staff has prepared and recommends a Major PUD Amendment to replace the 36 Dean
Johnson Condominiums and 28 Dean Johnson Townhomes with 24 Mark Elliot Homes Quads and 24
Mark Elliot Homes Townhomes, and
WHEREAS, on February 24, 2015, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the Major PUD Amendment; and
WHEREAS, on February 24, 2015, the Planning Commission recommended approval of the Major
PUD Amendment, subject to conditions; and
WHEREAS, on March 17, 2015, the City Council of the City of Rosemount reviewed the
application and the Planning Commission recommendation.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby
approves the Major Amendment to the GlenRose of Rosemount: Dean Johnson Homes Planned
Unit Development (PUD) Agreement to allow the construction of 24 GlenRose Quads and 24
GlenRose Townhomes, subject to the following conditions:
1. The GlenRose Quad design dated 10/28/2014 shall replace the GlenRose 6-Plex
Condominium (Exhibit 18) designs.
2. The GlenRose Rowhome design dated 11/14/2014 shall replace the GlenRose 6-Plex
Rowhouse Type 1 and Type 2 (Exhibits 16 and 17) designs.
3. Site Plan Sheet C2-1 dated 10/31/2014 shall replace the Site & Signage Plan Sheet C2-1
revised 7/11/2005 (Exhibit 3).
4. Grading & Drainage Plan Sheet C3-1 revised 01/09/2015 shall replace the Grading,
Drainage & Erosion Control Plan Sheet C3-1 revised 7/11/2005 (Exhibit 4).
5. Landscaping Plan Tree & Buffer Plantings Sheet L1-1 shall replace Landscape Tree &
Buffer Plantings Sheet L1-1 revised 07/11/2005 (Exhibit 14).
6. Landscape Plan Foundations Plantings Sheet L1-2 shall replace Landscape Plan
Foundation Plantings Sheet L1-2 revised 07/11/2005 (Exhibit 15).
7. Compliance with the conditions and standards within the City Engineer’s Memorandum
dated February 17, 2015.
8. Compliance with the conditions and standards within the Park and Recreation Director’s
Memorandum dated February 19, 2015.
RESOLUTION 2015-
2
ADOPTED this 17th day of March, 2015, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Clarissa Hadler, City Clerk
PR
E
L
I
M
I
N
A
R
Y
P
L
A
T
A
P
P
R
O
V
E
D
M
A
R
C
H
1
7
,
2
0
1
5
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 1 of 12
SUBDIVISION AGREEMENT
GlenRose of Rosemount
AGREEMENT dated this ______ day of ___________________, 2015, by and between the
City of Rosemount, a Minnesota municipal corporation, (the “City”), Mark Elliot Homes, LLC, a
Minnesota limited liability company; (the “Developer”), and Alpine Capital, LLC, a Minnesota
limited liability company.
1. Request for Plat Approval. Developer has asked the City to approve the subdivision of
land and a preliminary plat of land to be known as GlenRose of Rosemount, which land
is legally described on Attachment One, attached hereto and hereby made a part hereof
(hereinafter referred to as the “Subject Property”).
2. Conditions of Plat Approval. The City has approved the subdivision and the
preliminary plat on the following conditions:
a. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated February 17, 2014 and any recommendations of the City
Engineer concerning the design and installation of infrastructure and including
grading, erosion control, streets and utilities.
b. Execution of a Subdivision or Development Agreement to secure completion of the
necessary improvements.
c. Payment of all applicable fees identified in the current fee schedule.
d. Incorporation of any easements necessary to accommodate drainage, ponding, trails,
underpasses, conservation areas, streets and utilities.
3. Phased Development. The City may refuse to approve final plats of subsequent
additions of the plat if the Developer has breached this Contract and the breach has not
been remedied. Development of subsequent phases may not proceed until Subdivision
Agreements for such phases are approved by the City.
4. Effect of Subdivision Approval. For two (2) years from the date of this Agreement, no
amendments to the City’s Comprehensive Plan, except an amendment placing the plat in
the current urban service area, or official controls shall apply to or affect the use,
development density, lot size, lot layout or dedications of the approved plat unless
required by state or federal law or agreed to in writing by the City and the Developer.
Thereafter, notwithstanding anything in this Agreement to the contrary, to the full extent
permitted by state law, the City may require compliance with any amendments to the
City’s Comprehensive Guide Plan, official controls, platting or dedication requirements
enacted after the date of this Agreement.
5. Development Plans. The Subject Property shall be developed in accordance with the
following plans, original copies of which are on file with the City Engineer. The plans
may be prepared, subject to City approval, after entering this Agreement, but before
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 2 of 12
commencement of any work on the Subject Property. If the plans vary from the written
terms of this Agreement, the written terms shall control. The plans are:
Plan A – Preliminary Plat
Plan B – Site Plan
Plan C – Quad and Rowhome Elevation and Floor Plans
Plan D – Grading and Drainage Plan for Building Pads
Plan E – Landscape Tree and Buffer Planting Plans
Plan F – Landscaping Foundation Plantings Plan
Plan G - Street Lights
6. Installation by Developer. The Developer shall install or cause to be installed and pay
for the following, hereinafter referred to as the “Developer Improvements”:
A. Street Lights
B. Setting of Lot and Block Monuments
C. Surveying and Staking of work required to be performed by the Developer.
D. Gas, Electric, Telephone, and Cable Lines
E. Site Grading
F. Landscaping
G. Repairs to Retaining wall
H. Street Name Signs
I. Final Wear Course on Private Streets
J. No Parking Signs
K. Other items as necessary to complete the development as stipulated herein or in
other agreements.
7. Time of Performance. The Developer shall install all required improvements
enumerated in Paragraph 6 as follows: a) on Lots 1, and 7 – 13, by October 31, 2015;
and b) on Lots 3 – 6, by October 31, 2016. The Developer may, however, request an
extension of time from the City. If an extension is granted, it shall be conditioned upon
updating the security posted by the Developer to reflect cost increases and the extended
completion date.
8. Security for Developer Improvements. To guarantee compliance with the terms of
this Agreement, payment of the costs and construction of all Developer Improvements
noted in Paragraph 6 (excluding items covered by the Payment Agreement), the
Developer shall furnish the City with a cash escrow or irrevocable letter of credit from a
bank (“security”) in the amount of Sixty-Nine Thousand, Three Hundred Dollars
($69,300), which is 110% of the estimated cost of the Developer Improvements. The
amount of the security was calculated as follows:
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 3 of 12
Cost 110%
Grading and Erosion Control $21,000 $23,100
Pond Restoration and Erosion Control Removal $5,000 $5,500
Survey Monumentation $6,500 $7,150
Landscaping $12,000 $13,200
Buffer Monumentation $500 $550
Wetland Restoration/Mitigation $10,000 $11,000
Wetland Monitoring $5,000 $5,500
No Parking Signs $3,000 $3,300
Retaining Wall** $0 $0
Street Lights (9 lights)** $0 $0
Street Name Signs** $0 $0
Wear Course on private streets** $0 $0
Total $63,000 $69,300
Refer to Exhibit A and Exhibit B for an explanation of each item.
**Paragraph 9 addresses these items.
The bank and form of the letter of credit or other security shall be subject to the
approval of the City Administrator. The letter of credit shall be automatically renewable
until the City releases the developer from responsibility. The letter of credit shall secure
compliance with the terms of this Agreement and all obligations of the Developer under
it. The City may draw down on the letter of credit without notice if the obligations of
the Developer have not been completed as required by this Agreement. In the event of a
default under this Subdivision Agreement by the Developer, the City shall furnish the
Developer with written notice by certified mail of Developers default(s) under the terms
of this Subdivision Agreement. If the Developer does not remove said default(s) within
two (2) weeks of receiving notice, the City may draw on the letter of credit. With City
approval, the letter of credit may be reduced from time to time as financial obligations
are paid and developer-installed improvements completed to the City’s requirements.
9.Reimbursement for Improvements under Payment Agreement. Alpine and the City
entered into a Payment Agreement dated February 28, 2011. (Exhibit C) Pursuant to that
Agreement, the City agreed to apply payments made by Alpine to the City for
completion of certain improvements on the Subject Property. Alpine now agrees to
apply those funds and reimburse Developer for costs relating to those improvements in
an amount not to exceed $71,975.25. Improvements eligible for this reimbursement
include: 1) retaining wall repair; 2) street lights; 3) street name signs; and, 4) wear course
on private streets.
10.Grading Plan/Site Grading. Site grading shall be completed by the Developer at its
cost and approved by the City Engineer. The completion of grading activities will need
to be coordinated by the City in conjunction with the installation of utilities. Developer
shall furnish the City Engineer satisfactory proof of payment for the site grading work
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 4 of 12
and shall submit a certificate of survey of the development to the City as the site grading
is completed by phase, with street and lot grades. If the installation of utilities is
occurring simultaneously with the grading, the utility contractor shall have preference
over the grading activities. No substantial grading activities can be completed over
installed utilities unless otherwise protected. All improvements to the lots and the final
grading shall comply with the grading plan as submitted and shall be the responsibility of
the Developer.
11.License. The Developer hereby grants the City, its agents, employees, officers and
contractors a license to enter the Subject Property to perform all work and inspections
deemed necessary and appropriate by the City during the installation of infrastructure
and improvements.
12.Erosion Control. Prior to site grading, and before any utility construction is
commenced or building permits are issued, the erosion control plan (Plan D), shall be
implemented, inspected and approved by the City. All areas disturbed by the excavation
and backfilling operations shall be reseeded within 72 hours after the completion of the
work in that area. Except as otherwise provided in the erosion control plan, seed shall
be rye grass or other fast-growing seed suitable to the existing soil to provide a
temporary ground cover as rapidly as possible. All seeded areas shall be mulched and
disc-anchored as necessary for seed retention.
All basement and/or foundation excavation spoil piles shall be kept completely off City
right-of-way and shall be completely surrounded with an approved erosion control silt
fence. Approved erosion control fencing shall be installed around the perimeter of each
lot or at City-approved locations at the time of building permit issuance and remain in
place until the lot is seeded or sodded. A 20-foot opening will be allowed on each lot for
construction deliveries.
The parties recognize that time is critical in controlling erosion. If development does
not comply with the erosion control plan and schedule, or supplementary instructions
received from the City, the City may take such action as it deems appropriate to control
erosion. This right also applies to the required erosion control for basement and/or
foundation excavation spoil piles. The City will attempt to notify the Developer in
advance of any proposed action, but failure of the City to do so will not affect the
Developer’s or City’s rights or obligations hereunder. If the Developer does not
reimburse the City for any cost the City incurred for such work within thirty (30) days,
the City may draw down the letter of credit to pay any costs. No development will be
allowed, and no building permits will be issued unless the Subject Property is in full
compliance with the erosion control requirements.
13.Planting and Seeding. Landscaping shall be in accordance with Landscape Plans
approved by the City Planner.
14.Clean up. The Developer shall clean streets of dirt and debris that has resulted from
construction work by the Developer, its agents or assignees. The City will inspect the
site on a weekly basis and determine whether it is necessary to take additional measures
to clean dirt and debris from the streets. After 24 hours verbal notice to the Developer,
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 5 of 12
the City will complete or contract to complete the dean up at the Developer’s expense in
accordance with the procedures specified in Paragraph 12. The Developer shall inspect
and, if necessary, clean all catch basins, sumps, and ponding areas of erosion/siltation
and restore to the original condition at the end of home construction within this
development. All silt fence and other erosion control should be removed following the
establishment of turf. These items are to be secured through the letter of credit as is
noted in Exhibit A.
15. Ownership of Improvements. Upon completion and City acceptance of the work and
construction required by this Agreement, the public improvements lying within public
rights-of-way and easements shall become City property without further notice or action
unless the improvements are slated as private infrastructure.
16. Warranty. The Developer warrants all work required to be performed by it against poor
material and faulty workmanship for a period of two (2) years after its completion and
acceptance by the City or such longer period as is specified in plans and specifications
prepared by the City Engineer for Developer Improvements that are Public
Improvements. All trees, grass and sod shall be warranted to be alive, of good quality
and disease free for twenty-four (24) months after planting. Vegetation surrounding
ponds and/or wetlands shall be warranted to be alive, of good quality and weed free for
three (3) years after planting.
17. Responsibility for Costs.
A. Except as otherwise specified herein, the Developer shall pay all costs incurred by
it or the City in conjunction with the development of the Subject Property
including, but not limited to, Soil and Water Conservation District charges, legal,
planning, engineering and inspection expenses incurred in connection with
approval and acceptance of the subdivision and the plat, the preparation of this
Agreement and any amendments hereto, and all costs and expenses incurred by the
City in monitoring and inspecting the development of the Subject Property.
B. The Developer shall hold the City and its officers and employees harmless from
claims made by itself and third parties for damages sustained or costs incurred
resulting from plat or subdivision approval and development of the Subject
Property. The Developer shall indemnify the City and its officers and employees
for all costs, damages or expenses which the City may pay or incur in consequence
of such claims, including attorney's fees.
C. The Developer shall reimburse the City for costs incurred in the preparation and
enforcement of this Agreement, including engineering and attorney’s fees. The
estimated City fees of $18,000 shall be deposited with the City at the time this
Agreement is signed, and represent the following estimates:
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 6 of 12
$5,000 Engineering Review Fees
$6,000 Construction Monitoring Fees (15%)
$5,000 Attorney Fees
$2,000 5% City Fees (based on engineer’s estimate of $99999)
$18,000 Total Amount Due
If the City fees exceed this estimate, the Developer shall pay the additional costs to
the City within ten (10) days of the request.
D. The Developer shall pay in full all bills submitted to it by the City for obligations
incurred under this Agreement within thirty (30) days after receipt. If the bills are
not paid on time, the City may halt development work and construction including,
but not limited to, the issuance of building permits for lots which the Developer
may or may not have sold, until the bills are paid in full. Bills not paid within thirty
(30) days shall accrue interest at the rate of nine percent (9%) per year.
18. The Developer understands that builders will be required to pay for the Subject Property
fees, charges and assessments in effect at the time of issuance of building permits. The
rates for each of these items will be set according to the current rate structure at the time
the building permit is received. The fees, charges, and assessments in effect as of this
agreement are:
A. Metropolitan Council Environmental Services Availability Charges per SAC unit
(current rate is $2,485).
B. Storm Sewer Connection Charges per single family unit and per multiple family
unit (currently at $290).
C. Sanitary Sewer Availability Charges per SAC unit (currently at $1,200/SAC unit).
D. Water Availability Charges per SAC unit (currently at $2,175/SAC unit for single
family residential and multi-family residential).
19. Building Permits. No occupancy permits shall be issued until:
A. The site grading is completed and approved by the City.
B. All public utilities are tested, approved by the City Engineer, and in service.
C. All curbing is installed and backfilled.
D. The first lift of bituminous is in place and approved by the City.
E. All building permit fees are paid in full.
F. No early building permits will be issued.
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 7 of 12
The Developer, in executing this Agreement, assumes all liability and costs for damage
or delays caused by the Developer, its employees, contractors, subcontractors,
materialmen or agents. No occupancy permits shall be issued until the items listed in
paragraph 6 are in and approved by the City, unless otherwise authorized in writing by
the City Engineer.
20. Developer’s Default. In the event of default by the Developer as to any of the work to
be performed by it hereunder, the City may, at its option, perform the work and the
Developer shall promptly reimburse the City for any expense incurred by the City,
provided the Developer is first given notice of the work in default, not less than 48
hours in advance. This Agreement is a license for the City to act, and it shall not be
necessary for the City to seek a court order for permission to enter the land. When the
City does any such work, the City may, in addition to its other remedies, levy the cost in
whole or in part as a special assessment against the Subject Property. Developer waives
its rights to notice of hearing and hearing on such assessments and its right to appeal
such assessments pursuant to Minnesota Statutes, Section 429.081.
21. Miscellaneous.
A. The Developer represents to the City that the development of the Subject
Property, the subdivision and the plat comply with all city, county, metropolitan,
state and federal laws and regulations including, but not limited to: subdivision
ordinances, zoning ordinances and environmental regulations. If the City
determines that the subdivision, or the plat, or the development of the Subject
Property does not comply, the City may, at its option, refuse to allow construction
or development work on the Subject Property until the Developer does comply.
Upon the City’s demand, the Developer shall cease work until there is compliance.
B. Third parties shall have no recourse against the City under this Agreement.
C. Breach of the terms of this Agreement by the Developer shall be grounds for
denial of building permits, including lots sold to third parties.
D. If any portion, section, subsection, sentence, clause, paragraph or phase of this
Agreement is for any reason held invalid, such decision shall not affect the validity
of the remaining portion of this Agreement.
E. If building permits are issued prior to the completion and acceptance of public
improvements, the Developer assumes all liability and costs resulting in delays in
completion of public improvements and damage to public improvements caused by
the City, the Developer, its contractors, subcontractors, materialmen, employees,
agents or third parties.
F. The action or inaction of the City shall not constitute a waiver or amendment to
the provisions of this Agreement. To be binding, amendments or waivers shall be
in writing, signed by the parties and approved by written resolution of the City
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 8 of 12
Council. The City’s failure to promptly take legal action to enforce this Agreement
shall not be a waiver or release.
G. This Agreement shall run with the land and may be recorded against the title to the
property. The Developer shall take such steps, including execution of amendments
to this Agreement, as are necessary to effect the recording hereof. After the
Developer has completed the work required of it under this Contract, at the
Developer’s request, the City will execute and deliver to the Developer a release.
H. Each right, power or remedy herein conferred upon the City is cumulative and in
addition to every other right, power or remedy, express or implied, now or
hereafter arising, available to the City, at law or in equity, or under any other
agreement, and each and every right, power and remedy herein set forth or
otherwise so exciting may be exercised from time to time as often and in such
order as may be deemed expedient by the City and shall not be a waiver of the right
to exercise at any time thereafter any other right, power or remedy.
I. The Developer may not assign this Agreement without the written permission of
the City Council.
22.Notices. Required notices to the Developer shall be in writing, and shall be either hand
delivered to the Developer, its employees or agents, or mailed to the Developer by
registered mail at the following addresses:
Mark Elliot Homes, LLC
7741 – 147th Street West
Alpine Capital, LLC
9401 73rd Avenue N, Suite 400
Brooklyn Park, MN 55428Apple Valley, MN 55124
Notices to the City shall be in writing and shall be either hand delivered to the City
Administrator, or mailed to the City by registered mail in care of the City Administrator
at the following address:
City Administrator
Rosemount City Hall
2875 145th Street West
Rosemount, Minnesota 55068
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 9 of 12
IN WITNESS WHEREOF, the parties have hereunto set their hands the day and year
first above written.
CITY OF ROSEMOUNT
By:
William H. Droste, Mayor
By:
Clarissa Hadler, City Clerk
STATE OFMINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this _______ day of
____________________, 2015, by William H. Droste, Mayor, and Clarissa Hadler, City Clerk,
of the City of Rosemount, a Minnesota municipal corporation, on behalf of the corporation and
pursuant to the authority granted by its City Council.
Notary Public
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 10 of 12
MARK ELLIOT HOMES, LLC
By:
Mark Pasvogel, Jr.
Its:________________________________
STATE OFMINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this _______ day of
_____________________, 2015, by ______________________________, the General
Manager of Mark Elliot Homes, LLC, a Minnesota limited liability company, on behalf of the
limited liability company.
Notary Public
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 11 of 12
ALPINE CAPITAL, LLC
By:
Its:________________________________
STATE OFMINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this _______ day of
____________________, 2015, by ___________________________, the
______________________________ of Alpine Capital, LLC, a Minnesota limited liability
company, on behalf of the limited liability company.
Notary Public
458019v2 RS220-372 GlenRose of Rosemount
March 2015
Page 12 of 12
EXHIBIT A
The following clarifies the various portions of the letter of credit for Developer Improvements that
are outlined in the Subdivision Agreement:
Grading & Erosion Control – A restoration and erosion control bond to ensure re-vegetation and
erosion control ($3,500/acre).
Pond Restoration/Erosion Control Removal – A security to allow for cleaning of sedimentation
ponds prior to City acceptance, and removal of any installed erosion control measures such as silt
fence and wood fiber blanket following development of 75 percent of adjoining lots (estimated lump
sum).
Survey Monumentation – An amount equal to 110% of the cost to monument all lots within the
development.
Landscaping – An amount equal to 110% of the cost to complete the minimum required
landscaping. If additional landscaping is planned, a surety for that cost is not required.
Retaining Walls – An amount equal to 110% of the cost to complete the retaining wall construction.
Street Lighting – An amount equal to 110% of the cost to complete the minimum required lighting.
If additional lighting is planned, a surety for that cost is not required ($4,000 per light has been used
to calculate this cost).
Buffer Monumentation – An amount equal to 110% of the cost to manufacture and install the
necessary buffer monumentation signs around all ponds and wetlands ($50 per sign has been used to
calculate this cost).
Park Equipment – An amount equal to 110% of the cost of improvements agreed upon to be
completed in the park areas.
Wetland Monitoring – An amount equal to 110% of the cost to hire a wetland specialist to monitor
the mitigation areas for 5 years to ensure their proper creation. This wetland specialist will be hired
by the City.
Wetland Restoration/Mitigation – An amount equal to 110% of the cost to develop new wetlands
should the mitigation not be effective (estimated lump sum).
GlenRose of Rosemount
EXHIBIT B (Page 1 of 2)
No.Item Cost 110%Calculation
1 Grading and Erosion Control 21,000$ 23,100$ $3500/acre x 6 acres
2 Pond Restoration and Erosion Control Removal 5,000$ 5,500$ Minimum $5,000
3 Survey Monumentation 6,500$ 7,150$ $500/lot x 13 lots
4 Landscaping 12,000$ 13,200$ Per City Planner ($250 x 48 units)
5 Buffer Monumentation 500$ 550$ 10 signs x $50/sign
6 Wetland Restoration/Mitigation 10,000$ 11,000$
7 Wetland Monitoring 5,000$ 5,500$ City Engineer Estimation
8 No Parking Signs 3,000$ 3,300$
9 Retaining Wall -$ -$ Reimbursable per paragraph 9
10 Street Lights -$ -$ Reimbursable per paragraph 9
11 Street Name Signs -$ -$ Reimbursable per paragraph 9
12 Wear Course on Private Streets -$ -$ Reimbursable per paragraph 9
Total 63,000$ 69,300$
No.Item Cost
Estimated Completion Cost 40,000$
1 Engineering Review Fees 5,000$
2 Construction Monitoring Fees 6,000$
3 Attorney Fees 5,000$
4 5% City Administrative Fees 2,000$
Total 18,000$
Estimate
5% of Estimated Construction Cost
15% of Estimated Construction Cost
Letter of Credit for Developer Improvements (due with signed agreement)
City Fees (due with signed agreement)
Calculation
City Engineer Estimation
City Engineer Estimation
Block Lots Units Block Lot Units SQ FT Acres
1 13 60 1 1 4 8255 0.19
1 2 6 14543 0.33
1 3 5 9545 0.22
1 4 6 16672 0.38
1 5 6 16455 0.38
1 6 3 7608 0.17
Total 13 60 1 7 6 11841 0.27
1 8 4 11030 0.25
Total Plat Area =10.76 acres 1 9 4 11148 0.26
Total Park Area 0.00 acres 1 10 4 12065 0.28
Future Plat Area =0.00 acres 1 11 4 12051 0.28
Developable Area =10.76 acres *1 12 4 10806 0.25
Ponding to HWL = 1.25 acres 1 13 4 11399 0.26
Net Developable Area =9.51 acres Outlot 273073 6.27
* Excludes future plat and park areas 140th Circle 42597 0.98
Boundary Check 468729 10.76
GlenRose of Rosemount
EXHIBIT B (Page 2 of 2)
Totals
A ttachment
O
n
e
1
A MAJOR AMENDMENT TO THE GLENROSE OF ROSEMOUNT DEAN JOHNSON
HOMES PLANNED UNIT DEVELOPMENT (PUD) AGREEMENT ALLOWING THE
CONSTRUCTION OF 24 GLENROSE QUADS AND 24 GLENROSE TOWNHOMES
THIS DECLARATION made this 17th day of March, 2015, by and between Alpine
Capital, LLC, a Minnesota limited liability company, (hereinafter referred to as the “Declarant”),
and the CITY OF ROSEMOUNT, a Minnesota municipal corporation (hereinafter referred to as
the “City”);
WHEREAS, Declarant is the owner of the real property described on Attachment One,
attached hereto and hereby made a part hereof (hereinafter referred to as the “Subject Property”);
and
WHEREAS, the Subject Property is subject to a Planned Unit Development Agreement,
“GlenRose of Rosemount Dean Johnson Homes Planned Unit Development Agreement”, dated
January 9, 2006 and recorded with the Dakota County Recorder as document number 586339 on
March 14, 2006, (hereinafter referred to as the “Planned Unit Development Agreement”); and
WHEREAS, Declarant wishes to amend the Planned Unit Development Agreement to
replace the 36 Dean Johnson Condominiums and 28 Dean Johnson Townhomes with 24 Mark
Elliot Homes Quads and 24 Mark Elliot Homes Townhomes which amendment has been
approved and consented to by the City of Rosemount, acting through its City Council, as
evidenced by the duly authorized signatures of its officers affixed hereto.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be,
held, transferred, sold, conveyed and occupied subject to the covenants, conditions, and
restrictions, hereinafter set forth.
1. The use and development of the Subject Property shall be amended to the documents,
plan and drawings listed in Paragraph 1 of the Planned Unit Development Agreement
shall be replaced as follows:
Exhibit 20. City Resolution No. 2015-xxx; Attachment Two
Exhibit 21. Site Plan Sheet C2-1 dated 10/31/2014 shall replace the Site & Signage
Plan Sheet C2-1 revised 7/11/2005 (Exhibit 3); Attachment Three
2
Exhibit 22. Grading & Drainage Plan Sheet C3-1 revised 01/09/2015 shall replace
the Grading, Drainage & Erosion Control Plan Sheet C3-1 revised
7/11/2005 (Exhibit 4); Attachment Four
Exhibit 23. Landscaping Plan Tree & Buffer Plantings Sheet L1-1 shall replace
Landscape Tree & Buffer Plantings Sheet L1-1 revised 07/11/2005
(Exhibit 14); Attachment Five
Exhibit 24. Landscape Plan Foundations Plantings Sheet L1-2 shall replace
Landscape Plan Foundation Plantings Sheet L1-2 revised 07/11/2005
(Exhibit 15); Attachment Six
Exhibit 25. The GlenRose Rowhome design dated 11/14/2014 shall replace the
GlenRose 6-Plex Rowhouse Type 1 and Type 2 (Exhibits 16 and 17)
designs; Attachment Seven
Exhibit 20. The GlenRose Quad design dated 10/28/2014 shall replace the GlenRose
6-Plex Condominium (Exhibit 18) designs; Attachment Eight
2. The use and development of the Subject Property shall conform to the documents, plan
and drawings listed in Paragraph 1 of the Planned Unit Development Agreement, the
following Dean Johnson Homes plans remain in effect:
a. City Resolution No. 2005-139; Exhibit 2.
d. SWPPP Stormwater Pollution Prevention Plan Sheet C3-2 Rev. 7-11-05, Exhibit
5.
e. Proposed Drainage Plan Sheet C3-4 Rev. 7-11-05, Exhibit 6.
f. Park Area Grading Plan Sheet C3-5 Rev. 7-11-05, Exhibit 7.
g. Wetland Mitigation Plan Sheet C3-6 Rev. 7-11-05, Exhibit 8.
h. Utility Plan Sheet C4-1 Rev. 7-11-05, Exhibit 9.
i. Street Plan & Profile Sheet C5-1 Rev. 7-11-05, Exhibit 10.
j. Tree Inventory Plan Sheet C7-1 Rev. 7-11-05, Exhibit 11.
k. Detail Sheet C8-1 Rev. 7-11-05, Exhibit 12.
l. Detail Sheet C8-2 Rev. 7-11-05, Exhibit 13.
r. Glenrose Picnic Gazebo, Exhibit 19.
All of which attachments are copies of original documents on file with the City and are made
part hereof.
2. The use and development of the Subject Property shall conform to the GlenRose of
Rosemount Dean Johnson Homes Planned Unit Development Agreement except as
modified herein.
3. Except as modified by paragraphs 1 and 2 of this Amendment, the Planned Unit
Development Agreement shall remain in full force and effect.
4. The obligations and restrictions of this Amendment run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the
City of Rosemount acting through its City Council. This Amendment may be amended
3
from time to time by a written amendment executed by the City and the owner or owners
of the lot or lots to be affected by said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
DECLARANT
______________________________.
By
Its
By
Its
STATE OF MINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this ___ day of _________,
2015, by _____________________ and _________________, the _________________ and
______________________, for and on behalf of_________________, a______________, by
and on behalf of said _______________________.
_______________________________
Notary Public
4
This Amendment is approved and consented to by the City Council of the City of Rosemount.
CITY OF ROSEMOUNT
By:
William H. Droste, Mayor
And by:
Clarissa Hadler, City Clerk
STATE OF MINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this ___ day of ___________, 2015,
by William H. Droste and Clarissa Hadler, the Mayor and City Clerk, respectively, for and on
behalf of the City of Rosemount, a Minnesota corporation, by and on behalf of said corporation.
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
City of Rosemount
2875 145th Street West
Rosemount, MN 55068
651-423-4411
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
),
,
),
,
),
,
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
(
(
(
(
(
(
(
(
(
(
!
$
!
$
(
(
(
(
(
(
(
(
(
(
(
(
!
$
,
$
,
$
,
$
,
$
,
$
!
$
-
(
)
#
*
!
#
-
(
)
#
*
!
#
$
-
(
)
#
)
*
"
#
$
*
(
%
)
'
)
#
#
,
!
!
.
$
)
'
(
-
(
(
"
)
'
!
(
!
!
'
"
$
+
(
'
)
.
)
$
,
#
'
$
#
#
)
)
$
-
(
)
#
%
+
(
#
)
'
.
(
'
+
)
.
%
$
#
#
)
)
$
-
(
)
#
%
,
)
'
(
'
+
)
.
%
-
(
)
#
*
)
!
)
(
)
.
(
!
!
$
$
%
'
)
,
)
!
!
*
)
!
)
.
$
"
%
#
(
#
)
$
+
,
#
"
*
'
#
$
#
(
)
'
*
)
$
#
)
#
$
$
(
)
)
$
)
()
'
*
)
*
'
(
$
'
#
)
$
#
)
'
)
$
'
(
!
!
'
%
'
$
'
'
%
!
,
'
(
!
(
$
#
*
)
(
%
%
(
"
#
$
!
(
+
!
+
(
$
'
$
)
'
*
'
)
$
#
)
'
)
$
'
(
!
!
$
#
)
)
$
%
'
(
)
)
$
#
!
!
)
"
#
)
#
#
)
'
(
'
+
#
$
'
'
!
$
)
$
#
$
!
#
(
$,
#
'
)
$
#
)
'
)
$
'
(
!
!
'
(
%
$
#
(
!
$
'
!
!
#
$
'
!
$
)
$
#
(
$
!
!
,
'
#
#
)
!
(
)
$
*
'
(
#
+
#
$
'
)
!
$
)
$
#
(
$
!
!
*
#
'
'
$
*
#
2
D
5
(6
3
3
A
#
=
%?
=
8
3
1
A
#
=
(6
3
3
A
)
7
A
:
3
&B
/
:
7
A
F
=
<
A
?
=
:
6
3
1
9
3
2
F
%?
=
8
3
1
A
!
3
/
2
?
/
D
<
F
'3
C
7
3
D
/
A
3
%?
=
4
3
@
@
7
=
<
/
:
(
7
5
<
/
A
B
?
3
(B
0
;
7
A
A
/
:
!/
<
2
@
1
/
>
3
?
1
6
7
A
3
1
A
B
?
3
<
C
7
?
=
<
;
3
<
A
/
:
%:
/
<
<
7
<
5
7
C
7
:
<
5
7
<
3
3
?
7
<
5
!
/
<
2
(
B
?
C
3
F
7
<
5
'
#
"
$
#
#
#
#
"
$
#
#
"
!
%
#
!
"
"
$
#
#
!
'
!
"
"
#
"
"
#
"
#
"
#
#
!
#
'
"
!
"
"
'
#
#
#
$
!
"
#
#
!
#
'
"
$
!
%
"
"
#
"
!
!
%
"
"
#
"
!
#
"
#
#
"
"
"
"
!
!
#
!
!
'
#
#
!
$
#
#
'
!
#
#
#
#
"
#
!
&
!
!
#
#
"
!
#
'
#
!
"
&
#
$
#
&
!
#
#
!
%
"
#
$
"
#
!
!
#
"
!
#
"
#
#
"
!
#
!
$
"
"
'
&
#
!
"
#
#
#
"
!
#
"
"
!
"
#
!
$
#
"
#
"
$
#
#
!
"
"
"
!
%
"
"
!
!
'
#
"
$
#
#
!
#
"
!
#
&
B
/
:
7
4
7
1
/
A
7
=
<
"7
<
<
3
/
>
=
:
7
@
"
7
<
<
3
@
=
A
/
3
;
:
=
1
9
!
/
<
3
(
B
7
A
3
)3
:
3
>
6
=
<
3
DD
D
:
=
B
1
9
@
;
1
:
/
5
/
<
1
=
;
/
E
%?
=
4
3
@
@
7
=
<
/
:
(
3
?
C
7
1
3
@
%?
=
8
3
1
A
#
/
;
3
$D
<
3
?
3
C
3
:
=
>
3
?
#
/
;
3
(6
3
3
A
<
2
3
E
)=
2
2
,
"
1
!
=
B
A
6
%
#
#
#
"
#
!
'
!
#
'
#
#
#
"
"
#
!
!
!
#
&
"
!
!
'
!
$
!
'
!
#
"
$
!
%
"
#
#
$
'
"
!
"
"
!
$
!
#
&
"
!7
1
3
<
@
3
#
=
/
A
3
(
%
$
)
!
+
)
$
#
(
'
%
'
(
#
)
#
(
(
*
'
'
(
*
)
)
'
!
$
,
!
#
$
*
!
#
$
'
$
%
+
"
#
)
*
#
!
(
(
$
)
'
,
(
#
$
)
!
!
(
)
*
'
*
#
%
+
'
(
'
)
$
'
+
"
#
"
*
"
$
#
(
$
)
$
%
(
$
!
#
(
"
*
!
$
'
(
$
)
(
'
(
(
!
!
,
)
'
"
#
)
#
.
)
$
#
)
'
)
$
'
*
#
)
!
+
)
)
$
#
(
(
)
!
(
$
'
(
)
'
)
#
#
,
!
!
(
)
,
&
*
!
(
(
*
'
'
)
)
$
%
$
,
!
!
#
$
)
)
$
%
$
,
!
!
,
&
*
!
(
(
*
'
'
)
,
!
!
'
)
'
#
(
)
$
#
#
,
&
*
!
(
(*
'
'
)
$
)
)
$
"
$
,
!
!
#
$
)
$
)
)
$
"
$
*
'
,
!
!
$
*
'
(
(
(
)
'
)
(
"
*
(
)
!
#
#
(
,
%
)
,
#
+
'
)
'
#
$
(
"
#)
(
$
*
'
(
#
$
'
(
)
(
'
!
)
!
$
'
,
#
(
#
$
!
.
(
'
*
!
'
(
,
%
#
(
*
!
"*
(
)
(
)
!
(
*
(
)
"
*
(
)
&
*
)
!
.
$
#
)
'
$
!
!
$
#
)
'
)
$
'
"
*
(
)
+
'
.
,
)
)
)
.
,
,
)
'
#
(
,
'
(
'+
(
)
*
(
)
$
$
#
#
)
)
$
$
'
*
#
)
$
'
-
(
)
#
(
)
'
)
#
!
$
)
!
.
$
*
)
(
$
'
#
!
'
#
%
!
#
)
$
'
$+
'
!
!
(
)
'
#
%
!
#
%
'
%
'
.
!
$
*
(
(
(
$
)
(
)
*
!
'
(
!
!
%
'
%
'
(
)
$
'
"
,
)
'
"
#
"
#
)
%
!
#
$
'
(
)
)
$
%'
+
#
)
%
$
!
!
*
)
'
*
#
$
(
!
)
#
#
#
!
)
%
'
$
)
)
$
#
(
!
!
#
(
)
!
!
%
'
)
.
'
&
*
(
)
(
(
%
'
)
$
)
*
!
#
%
'
"
)
!
#
#
"
"
#
$
"
"
!
"
!
$
"
"
"
$
!
$
#
$
*
8
5
5
C
%
?
'
A
?
:
5
3
C
%
?
*
8
5
5
C
+
9
C
<
5
(
D
1
<
9
C
H
?
>
C
A
?
<
8
5
3
;
5
4
H
'
A
?
:
5
3
C
#
5
1
4
A
1
F
>
H
)
5
E
9
5
F
1
C
5
'
A
?
6
5
B
B
9
?
>
1
<
*
9
7
>
1
C
D
A
5
*
D
2
=
9
C
C
1
<
#
1
>
4
B
3
1
@
5
A
3
8
9
C
5
3
C
D
A
5
>
E
9
A
?
>
=
5
>
C
1
<
'
<
1
>
>
9
>
7
9
E
9
<
>
7
9
>
5
5
A
9
>
7
#
1
>
4
*
D
A
E
5
H
9
>
7
)
%
!
$
&
%
%
%
%
!
$
&
%
%
$
"
"
#
!
'
!
%
#
$
!
$
&
%
%
#
!
)
#
$
"
!
$
%
$
$
%
$
%
!
$
%
%
"
#
%
)
$
!
#
$
$
)
%
%
%
&
#
$
!
%
%
"
#
%
)
$
&
#
'
$
!
$
%
!
$
!
#
#
'
$
!
$
%
!
$
!
#
%
!
$
%
!
%
$
$
$
$
!
#
!
#
%
!
#
#
!
)
%
%
!
!
#
&
%
%
!
)
"
#
%
%
%
!
!
%
!
"
$
!
%
#
(
!
#
!
#
!
"
%
!
!
%
$
"
#
!
%
)
!
%
#
$
(
%
!
&
%
(
#
%
%
"
"
#
!
'
$
!
%
&
$
!
!
%
#
"
#
!
%
$
!
#
%
!
$
%
!
%
$
"
#
!
%
!
#
&
$
$
!
)
(
%
#
$
"
%
%
!
%
$
"
#
!
%
$
$
#
$
%
#
&
%
$
!
%
!
$
&
%
%
"
#
!
$
$
!
$
#
'
$
$
"
#
"
#
)
%
!
$
&
%
%
!
#
%
$
"
#
!
%
(
D
1
<
9
6
9
3
1
C
9
?
>
$
9
>
>
5
1
@
?
<
9
B
$
9
>
>
5
B
?
C
1
5
=
<
?
3
;
#
1
>
5
*
D
9
C
5
+
5
<
5
@
8
?
>
5
F
F
F
<
?
D
3
;
B
=
3
<
1
7
1
>
3
?
=
1
G
'
A
?
6
5
B
B
9
?
>
1
<
*
5
A
E
9
3
5
B
'
A
?
:
5
3
C
%
1
=
5
&
F
>
5
A
5
E
5
<
?
@
5
A
%
1
=
5
*
8
5
5
C
!
>
4
5
G
#
1
C
5
!
%
%
%
!
$
!
%
'
1
D
<
"
1
>
7
1
B
*
#
&
)
$
$
"
#
%
%
&
#
%
(
$
"
#
"
#
)
!
#
&
#
)
#
%
$
&
"
#
'
$
!
%
%
#
)
#
%
)
%
%
%
$
"
$
"
%
!
!
#
#
"
!
#
%
(
$
#
9
3
5
>
B
5
%
?
-
)
!
*
*
'
#
%
.
&
&
*
+
"
&
'
+
!
&
%
#
'
#
%
+
!
%
*
&
!
#
'
)
*
'
$
,
#
'
'
)
*
'
)
&
&
+
#
#
*
+
&
%
$
&
,
%
*
,
)
*
+
0
#
!
%
&
%
'
)
.
!
)
+
)
.
)
'
+
&
!
)
*
+
)
%
'
&
#
0
+
0
#
%
*
+
)
'
G
'
&
#
0
'
)
&
'
0
#
%
&
)
&
#
'
)
!
&
)
+
&
'
#
%
+
!
%
*
)
!
0
&
+
+
&
$
%
*
!
*
&
'
)
!
&
*
+
"
!
%
!
*
*
,
*
+
,
+
'
&
*
!
+
!
&
%
+
)
&
,
+
.
)
)
%
+
0
$
!
%
+
!
%
!
%
#
#
+
)
*
!
%
'
#
,
$
+
&
%
+
)
+
&
)
!
*
)
*
'
&
%
*
!
#
&
)
'
#
%
+
!
%
%
&
+
!
0
#
%
*
'
)
!
+
+
+
*
+
!
%
'
)
&
#
+
!
&
%
)
+
*
'
)
!
&
)
+
&
&
%
+
)
+
&
)
!
*
)
*
'
&
%
*
!
#
&
)
%
&
+
)
(
,
!
)
%
0
*
+
"
!
%
$
,
*
+
!
%
%
,
!
#
!
%
*
&
)
*
+
%
)
&
%
&
)
$
.
!
+
'
)
+
!
*
*
!
%
'
)
+
!
*
!
$
$
!
+
#
0
!
'
&
&
)
)
!
%
/
!
*
+
*
)
$
&
-
#
#
#
!
%
%
#
#
!
%
!
%
#
!
+
*
%
*
+
,
)
+
*
&
!
#
.
!
+
'
#
%
+
!
%
&
'
)
+
!
&
%
*
'
#
"
!
#
#
.
+
)
+
)
+
&
)
&
,
#
0
,
)
!
%
+
)
)
%
*
+
)
'
#
%
+
!
%
!
*
&
$
'
#
+
'
)
,
%
$
%
)
&
*
*
!
%
.
+
)
&
%
&
+
&
$
'
+
$
&
)
+
%
%
*
*
)
0
+
&
$
!
%
+
!
%
'
#
,
$
#
%
*
'
+
!
#
*
-
)
!
*
*
'
#
%
.
&
&
*
+
"
&
'
+
!
&
%
#
'
#
%
+
!
%
*
&
!
#
'
)
*
'
$
,
#
'
'
)
*
'
*
$
,
#
$
,
*
+
)
&
&
+
#
#
*
+
&
%
$
&
,
%
*
,
)
*
+
0
#
!
%
&
%
'
)
.
!
)
'
&
#
0
+
0
#
%
*
+
)
'
G
'
&
#
0
'
)
&
'
0
#
%
&
)
&
#
'
)
!
&
)
+
&
'
#
%
+
!
%
*
)
!
0
&
+
+
&
$
%
*
!
*
&
'
)
!
&
*
+
"
!
%
!
*
*
,
*
+
,
+
'
&
*
!
+
!
&
%
+
)
&
,
+
.
)
)
%
+
0
$
!
%
+
!
%
!
%
#
#
+
)
*
!
%
'
#
,
$
+
&
%
+
)
+
&
)
!
*
)
*
'
&
%
*
!
#
&
)
'
#
%
+
!
%
%
&
+
!
0
#
%
*
'
)
!
+
+
+
*
+
!
%
'
)
&
#
+
!
&
%
)
+
*
'
)
!
&
)
+
&
&
%
+
)
+
&
)
!
*
)
*
'
&
%
*
!
#
&
)
%
&
+
)
(
,
!
)
%
0
*
+
"
!
%
$
,
*
+
!
%
%
,
!
#
!
%
*
&
)
*
+
%
)
&
%
&
)
$
.
!
+
'
)
+
!
*
*
!
%
'
)
+
!
*
!
$
$
!
+
#
0
!
'
&
&
)
)
!
%
/
!
*
+
*
)
$
&
-
#
#
#
!
%
%
#
#
!
%
!
%
#
!
+
*
%
*
+
,
)
+
*
&
!
#
.
!
+
'
#
%
+
!
%
&
'
)
+
!
&
%
*
'
#
"
!
#
#
.
+
)
+
)
+
&
)
&
,
#
0
,
)
!
%
)
&
$
+
)
+
)
'
#
%
+
!
%
!
*
&
$
'
#
+
'
)
,
%
%
0
$
)
%
*
.
+
)
&
%
&
+
&
$
'
+
$
&
)
+
%
%
*
*
)
0
+
&
$
!
%
+
!
%
'
#
,
$
%
&
+
!
%
&
%
+
+
.
!
+
+
)
,
%
"
+
)
,
)
#
%
*
'
'
#
%
+
)
,
)
#
%
*
'
*
,
#
+
)
'
)
*
)
-
+
!
&
%
)
(
,
!
)
$
%
+
*
&
)
)
$
&
-
#
)
+
)
+
%
)
(
,
!
)
)
'
#
$
%
+
+
)
*
&
)
-
)
0
!
,
&
,
*
+
)
!
$
+
)
&
)
#
*
*
)
'
#
$
%
+
+
)
*
&
)
-
)
0
!
,
&
,
*
+
)
)
+
)
+
%
!
$
+
)
+
)
*
)
$
&
-
*
&
"
*
+
&
)
'
#
*
*
+
*
&
"
*
!
$
+
)
&
)
#
*
*
/
)
'
#
$
%
+
+
)
*
&
"
*
)
+
)
+
%
!
$
+
)
/
)
'
#
$
%
+
+
)
*
+
&
+
#
)
'
#
$
%
+
+
)
*
+
)
*
'
)
&
-
!
&
+
)
'
#
$
%
+
+
)
*
)
,
)
&
"
*
)
'
!
&
$
$
&
%
%
$
*
*
&
*
&
*
$
%
&
+
&
%
&
$
0
'
&
%
!
+
$
!
/
$
!
/
)
+
#
,
)
*
*
#
%
*
*
'
*
<
2
B
'
)
)
*
&
*
"
0
#
%
*
'
#
,
#
+
!
&
%
*
#
%
*
'
!
%
)
(
,
!
)
$
%
+
*
)
(
,
!
)
+
)
&
'
%
*
'
,
%
!
+
/
'
&
*
,
)
,
%
!
+
*
'
)
&
-
!
+
)
*
/
#
,
!
%
+
)
*
&
,
%
+
&
)
+
)
'
)
*
)
-
+
!
&
%
)
(
,
!
)
$
%
+
*
)
(
,
!
)
+
#
*
+
&
+
+
&
+
#
&
-
)
*
+
&
)
0
*
+
&
"
*
#
#
!
,
&
,
*
+
)
*
'
)
&
-
!
!
,
&
,
*
+
)
*
&
%
!
)
&
,
*
+
)
*
+
&
+
#
+
)
*
!
,
&
,
*
+
)
*
'
#
%
#
*
&
!
%
#
,
*
!
,
&
,
*
*
)
,
*
!
%
+
,
)
%
&
)
%
$
%
+
#
+
)
*
!
%
!
+
!
&
%
+
&
&
-
+
&
+
#
*
)
8
5
5
C
$
?
&
A
?
:
5
3
C
$
?
)
8
5
5
C
*
9
C
<
5
'
D
1
<
9
C
H
?
>
C
A
?
<
8
5
3
;
5
4
H
&
A
?
:
5
3
C
"
5
1
4
A
1
F
>
H
(
5
E
9
5
F
1
C
5
&
A
?
6
5
B
B
9
?
>
1
<
)
9
7
>
1
C
D
A
5
)
D
2
=
9
C
C
1
<
"
1
>
4
B
3
1
@
5
A
3
8
9
C
5
3
C
D
A
5
>
E
9
A
?
>
=
5
>
C
1
<
&
<
1
>
>
9
>
7
9
E
9
<
>
7
9
>
5
5
A
9
>
7
"
1
>
4
)
D
A
E
5
H
9
>
7
%
!
"
!
!
!
!
"
!
!
#
!
"
!
!
%
!
!
!
!
!
!
%
%
!
!
!
"
!
!
!
%
"
#
!
#
!
!
!
!
!
%
!
!
"
!
!
%
!
!
!
!
!
$
!
!
!
%
!
$
!
"
!
$
!
!
#
!
"
!
!
!
!
!
!
"
%
$
!
!
!
!
!
!
"
!
!
"
!
!
#
%
!
"
!
!
!
!
'
D
1
<
9
6
9
3
1
C
9
?
>
#
9
>
>
5
1
@
?
<
9
B
#
9
>
>
5
B
?
C
1
5
=
<
?
3
;
"
1
>
5
)
D
9
C
5
*
5
<
5
@
8
?
>
5
F
F
F
<
?
D
3
;
B
=
3
<
1
7
1
>
3
?
=
1
G
&
A
?
6
5
B
B
9
?
>
1
<
)
5
A
E
9
3
5
B
&
A
?
:
5
3
C
$
1
=
5
%
F
>
5
A
5
E
5
<
?
@
5
A
$
1
=
5
)
8
5
5
C
>
4
5
G
"
1
C
5
!
!
!
!
&
1
D
<
!
1
>
7
1
B
)
"
"
%
!
!
"
!
$
%
"
%
!
"
#
!
!
%
!
%
!
!
!
!
!
$
"
9
3
5
>
B
5
$
?
"
$
)
&
$
%
*
)
"
$
)
&
)
+
"
"
$
)
&
(
'
+
(
#
$
*
)
%
+
$
*
%
$
&
"
$
*
$
&
(
*
$
"
$
(
*
%
+
"
$
&
(
#
*
(
"
$
(
*
%
+
"
$
&
(
#
*
(
&
"
$
*
$
)
(
'
+
(
&
(
%
,
+
%
+
)
%
$
(
%
+
)
)
(
+
)
&
"
$
"
)
%
$
"
+
)
&
(
$
$
"
&
"
$
*
$
)
%
$
*
(
*
%
(
)
"
"
,
)
*
)
*
&
(
%
(
*
%
)
+
#
*
*
$
)
"
"
$
)
&
*
)
*
$
%
#
#
"
(
-
*
.
)
*
$
%
$
*
%
$
)
(
"
*
$
*
%
*
$
*
+
(
$
)
%
&
%
-
%
(
!
,
(
/
"
/
%
+
*
$
$
/
#
$
)
%
$
)
)
%
-
$
$
(
$
*
%
*
*
*
$
*
%
$
%
*
"
$
)
&
(
*
*
$
/
)
(
&
$
)
-
#
/
%
#
&
(
%
#
)
*
)
$
$
%
(
$
*
$
*
%
*
&
(
%
*
)
"
/
%
+
*
)
)
+
(
%
#
&
"
$
-
*
"
"
&
&
"
"
%
)
$
(
+
"
*
%
$
)
%
,
(
$
$
*
-
%
(
!
%
(
#
*
(
"
)
)
+
&
&
"
%
$
*
(
*
%
(
)
"
"
&
(
%
*
*
"
"
.
)
*
$
(
%
)
+
(
)
+
*
*
(
)
*
(
"
)
*
(
)
"
-
$
)
$
)
*
"
#
$
*
)
+
(
$
&
"
$
*
$
%
&
(
*
%
$
)
$
/
#
*
%
)
#
)
"
"
(
&
(
*
$
%
%
)
*
*
%
*
%
-
$
(
%
$
*
(
*
%
(
)
"
"
,
(
/
"
$
#
$
*
$
"
%
*
%
$
%
"
"
+
$
(
(
%
+
$
$
%
,
(
+
*
"
*
)
$
&
(
%
,
*
$
)
)
(
/
&
(
%
*
*
%
$
%
(
)
#
%
(
%
$
)
*
(
+
*
%
$
#
*
(
"
$
)
*
"
"
*
%
$
$
)
#
$
#
+
#
"
(
$
"
"
+
$
(
(
%
+
$
+
*
"
*
)
)
"
"
"
)
%
*
*
*
(
$
)
%
$
%
*
+
*
*
(
%
+
(
%
%
*
)
/
)
*
#
)
%
$
/
.
)
*
$
*
(
)
*
%
(
#
$
.
)
*
$
%
$
*
%
+
(
)
*
(
"
)
,
*
*
%
$
+
(
+
*
*
(
$
%
*
(
.
)
*
$
"
#
$
*
)
)
+
&
%
$
$
%
(
#
*
%
$
)
+
&
&
"
*
%
"
$
)
&
(
*
*
/
%
*
(
)
%
$
*
(
*
%
(
)
"
"
,
(
/
$
/
$
"
"
)
(
&
$
)
&
(
%
(
*
%
%
$
)
*
(
+
*
%
$
$
$
%
*
/
"
$
)
&
(
*
*
%
)
#
*
"
$
#
$
*
$
(
)
%
*
&
(
%
&
%
)
-
"
!
)
*
(
"
)
$
%
(
(
%
-
/
)
(
)
+
*
*
%
"
+
)
*
#
$
*
(
'
+
(
*
%
%
$
%
(
#
*
%
"
%
"
0
*
%
&
%
(
&
%
$
*
%
$
)
$
*
%
#
$
#
0
*
(
(
#
%
,
"
$
(
$
$
/
$
$
"
$
#
$
*
#
+
)
*
&
&
(
%
,
/
"
$
)
&
(
*
*
%
%
(
$
*
*
&
)
)
%
%
$
)
*
(
+
*
%
$
$
&
"
$
*
$
$
)
*
"
"
*
%
$
-
*
%
*
(
%
$
*
(
*
%
(
)
-
%
(
!
$
%
$
)
*
$
%
&
"
$
*
$
-
"
"
$
)
*
"
"
+
$
*
"
%
#
&
"
*
(
$
$
%
$
)
*
(
+
*
%
$
)
$
%
#
&
"
*
$
*
#
#
*
(
)
"
"
(
)
)
*
+
(
+
*
%
(
$
%
*
(
*
$
*
%
)
(
)
$
%
*
*
%
(
,
)
%
)
)
"
"
$
)
*
"
"
$
#
+
"
)
&
(
#
$
%
*
)
&
)
)
%
"
"
(
)
)
*
+
(
+
*
%
(
$
-
(
)
%
)
+
*
)
&
,
)
+
(
)
$
)
(
%
)
%
)
)
"
"
"
"
%
-
)
+
(
"
,
*
%
$
%
*
(
"
)
"
+
(
*
)
%
)
"
"
"
&
(
"
"
"
*
%
*
%
$
*
%
+
(
)
$
)
"
"
,
)
*
(
%
$
*
)
%
$
)
"
%
&
)
)
*
&
(
*
$
%
(
$
(
$
)
-
"
)
*
)
%
)
"
"
)
*
!
*
%
*
(
%
+
$
"
"
&
"
$
*
#
*
(
"
)
"
"
%
#
&
"
/
-
*
*
"
*
)
*
*
%
$
%
*
#
(
$
)
*
$
(
%
(
$
+
(
)
(
/
)
*
%
!
#
(
$
)
)
%
*
%
$
%
$
+
(
)
(
/
#
$
+
$
"
)
)
$
%
*
%
*
(
-
)
+
%
+
)
)
(
+
)
)
"
"
,
*
"
)
*
$
)
*
*
)
&
)
(
+
*
%
(
$
#
$
*
"
*
(
)
)
"
"
,
$
%
,
(
%
*
)
$
)
"
"
$
(
$
$
$
%
"
%
-
(
*
$
%
,
(
%
%
*
"
"
)
*
(
*
$
%
+
"
,
(
*
(
)
)
"
"
$
(
$
$
$
%
"
%
-
(
*
$
%
,
$
)
(
&
"
$
*
!
)
&
(
$
%
,
(
&
"
$
*
)
+
"
)
(
&
$
)
$
'
+
$
*
*
)
.
)
*
)
&
*
%
$
)
*
!
&
(
$
%
,
(
$
%
*
)
"
"
&
(
%
&
%
)
&
"
$
*
)
)
"
"
"
%
*
$
)
*
!
)
)
%
-
$
%
$
&
"
$
"
$
)
&
(
*
*
#
+
)
*
&
&
(
%
,
"
"
)
*
!
$
%
&
"
$
*
#
*
(
"
&
(
%
(
*
%
$
/
$
"
"
$
$
%
&
"
$
*
#
*
(
"
)
+
)
*
*
+
*
%
$
)
-
"
"
&
*
+
$
"
)
)
&
&
(
%
,
"
)
(
'
+
)
*
%
*
"
$
)
&
(
*
*
/
*
"
$
)
&
%
$
*
(
*
%
(
&
(
%
(
*
%
*
)
+
#
)
)
%
$
%
$
%
(
'
+
%
*
*
%
$
+
)
*
#
$
*
)
$
"
%
*
%
$
%
&
(
%
&
%
)
&
"
$
*
#
*
(
"
)
#
/
$
$
"
)
%
+
"
$
+
)
*
#
$
*
,
)
*
"
$
)
&
(
*
*
#
+
)
*
$
%
*
"
"
&
"
$
*
#
*
(
"
)
)
"
"
(
*
"
0
+
&
%
$
$
)
*
"
"
*
%
$
-
*
(
%
$
#
"
%
*
(
&
&
(
%
,
(
*
"
0
(
#
.
$
-
*
*
&
"
$
*
$
)
%
"
&
(
*
#
$
+
*
+
(
(
)
$
)
*
(
+
*
%
$
)
%
(
#
/
*
(
*
%
(
)
+
#
#
(
$
"
"
$
)
*
"
"
*
%
$
-
*
$
&
&
"
*
%
$
%
(
$
+
"
(
%
%
0
&
(
"
&
(
&
(
*
(
$
%
0
&
(
)
(
+
-
*
$
*
%
$
"
&
&
"
*
%
$
%
*
%
"
"
%
-
$
)
&
(
$
$
*
*
(
)
+
(
"
"
&
"
$
*
)
*
%
$
)
*
"
"
)
&
(
&
"
$
*
$
*
"
)
"
"
&
"
$
*
$
(
)
(
,
$
(
%
+
$
%
,
(
&
(
$
$
"
)
$
$
+
"
)
$
%
(
,
$
)
)
"
"
(
,
#
$
#
+
#
%
&
*
%
&
"
$
*
$
)
%
"
%
$
)
)
*
$
%
*
"
)
*
&
(
*
)
*
%
&
)
%
"
&
(
*
)
&
*
%
(
#
$
+
(
$
&
(
*
)
)
$
-
(
&
&
$
#
*
(
"
)
"
"
%
(
(
+
*
&
,
&
&
$
(
*
(
$
"
&
(
*
$
*
*
(
$
&
(
%
*
*
%
(
'
+
"
*
/
,
/
-
*
(
&
(
%
%
(
&
&
&
(
#
$
+
*
+
(
%
(
*
)
&
+
(
&
%
)
-
(
&
"
"
+
%
+
)
*
(
)
&
"
$
*
$
*
"
"
&
(
%
(
*
%
$
(
#
%
,
"
"
-
(
&
&
$
*
(
"
!
&
%
"
/
(
*
%
+
)
*
%
%
$
*
$
)
(
+
)
&
(
$
$
"
)
$
$
$
+
"
)
-
(
#
*
)
)
%
)
+
$
"
)
)
$
%
*
%
*
(
-
)
"
"
)
(
+
#
)
)
$
)
*
%
(
,
&
)
*
%
$
#
+
"
$
(
#
*
-
(
(
(
"
"
*
(
)
*
%
(
,
&
)
(
(
-
%
%
#
+
"
-
*
$
%
#
+
"
$
(
*
%
$
*
*
-
*
*
(
*
(
+
$
!
"
"
$
$
+
"
$
&
(
$
$
"
&
"
$
*
$
)
*
%
(
,
&
)
(
(
-
%
%
#
+
"
-
*
$
%
-
(
(
(
#
$
*
$
$
)
*
(
&
)
*
%
,
(
$
#
+
"
)
)
&
$
*
%
$
(
-
$
%
(
$
)
&
*
%
$
,
(
/
.
)
*
$
&
(
%
&
%
)
(
(
*
%
$
)
/
)
*
#
"
/
%
+
*
$
%
$
(
#
%
#
&
"
*
"
#
*
)
%
(
(
*
%
$
&
(
%
(
*
%
)
+
&
&
"
/
$
)
%
&
(
-
$
)
"
$
)
&
%
$
*
(
*
%
(
)
"
"
(
)
&
%
$
)
"
%
(
&
(
%
,
$
$
(
(
*
%
$
"
/
%
+
*
&
"
$
$
)
&
*
%
$
)
&
(
*
%
*
)
%
&
%
-
%
(
!
-
$
$
*
)
)
"
"
&
&
(
%
,
/
*
"
$
)
&
(
*
*
&
(
%
(
*
%
%
(
(
$
%
(
$
)
*
"
"
*
%
$
*
)
"
"
*
"
$
)
&
%
$
*
(
*
%
(
)
(
)
&
%
$
)
"
*
/
*
%
$
)
+
(
*
*
"
"
)
%
)
$
&
"
$
*
(
)
(
(
(
*
&
(
%
&
(
"
/
$
"
+
$
*
%
)
(
)
(
*
"
/
(
%
+
$
$
+
*
*
$
+
"
$
%
+
$
*
%
$
*
"
$
)
&
%
$
*
(
*
%
(
)
"
"
&
(
%
,
*
%
-
$
(
-
*
-
*
(
$
"
-
$
(
(
*
%
$
)
+
"
&
&
(
%
&
(
*
*
%
*
&
(
%
*
)
*
%
$
*
%
$
)
$
*
%
&
"
$
*
#
*
(
"
(
%
-
*
(
'
+
(
#
$
*
)
*
"
$
)
&
%
$
*
(
*
%
(
)
%
$
(
$
%
(
&
(
,
)
$
/
$
)
$
*
&
"
$
*
)
"
*
%
$
)
)
%
"
%
$
*
%
$
)
%
(
$
/
%
*
(
)
*
%
$
*
%
$
-
#
*
$
*
,
"
/
*
&
"
$
*
)
*
"
)
#
$
*
)
+
(
,
,
"
%
(
+
(
$
*
#
+
)
*
(
$
*
)
$
)
*
%
*
*
*
$
*
%
$
%
*
"
$
)
&
(
*
*
&
(
%
(
*
%
&
(
%
+
(
#
$
*
$
%
(
$
)
*
"
"
*
%
$
%
$
*
(
*
%
(
)
"
"
)
+
#
*
-
(
*
*
$
(
'
+
)
*
%
(
*
%
-
$
(
&
*
$
$
)
&
*
%
$
%
"
"
"
$
)
&
$
)
*
#
&
(
%
,
#
$
*
)
%
$
*
(
*
%
(
)
(
)
&
%
$
)
"
%
(
%
$
%
$
#
$
*
$
$
%
"
"
$
-
"
/
$
)
*
"
"
#
*
(
"
)
+
$
*
"
*
#
%
%
-
$
(
&
*
$
$
/
*
)
%
,
$
"
)
#
%
(
#
-
#
/
%
+
(
&
(
%
(
*
%
%
-
$
(
&
*
$
)
"
"
*
(
)
&
%
$
)
"
*
/
%
*
%
$
*
(
*
%
(
%
$
*
(
*
%
(
)
"
"
&
(
%
,
*
%
-
$
(
-
*
#
$
*
$
$
&
(
%
(
#
$
"
+
$
+
*
$
%
*
$
)
)
(
"
/
"
#
*
*
%
&
(
+
$
$
(
*
"
0
*
%
$
$
)
)
&
)
*
%
$
*
(
%
"
%
$
*
(
*
%
(
)
"
"
+
(
$
*
$
-
&
"
$
*
#
*
(
"
*
(
%
+
%
$
"
$
(
/
(
(
%
#
*
*
%
%
-
$
(
&
*
$
-
(
(
$
*
/
%
$
+
"
"
(
%
-
$
)
)
%
$
%
(
"
$
)
&
#
*
(
"
)
)
"
"
$
%
$
*
*
%
&
*
$
/
*
"
$
)
&
(
*
*
*
(
*
%
#
&
"
*
%
$
%
&
"
$
*
$
%
"
"
"
$
)
&
#
*
(
"
)
$
%
&
(
*
"
&
*
$
-
"
"
%
$
)
(
(
&
(
%
+
"
)
+
"
*
(
-
$
)
%
"
"
"
$
)
&
$
)
*
"
"
*
%
$
$
)
*
#
&
(
%
,
#
$
*
)
+
&
%
$
%
#
&
"
*
%
$
%
%
$
)
*
(
+
*
%
$
$
)
*
"
"
*
%
$
$
&
(
%
(
*
%
&
(
%
*
&
*
$
+
$
"
)
)
$
%
*
%
*
(
-
)
*
&
&
(
%
&
(
*
*
)
%
(
)
&
(
$
&
"
$
*
#
*
(
"
$
)
*
"
"
*
%
$
$
)
)
%
&
"
#
$
*
)
(
%
#
*
*
#
(
%
+
$
)
*
-
*
%
+
$
"
"
)
%
$
)
$
(
"
"
/
&
*
"
(
%
#
+
+
)
*
$
%
,
#
(
"
"
)
$
(
%
#
+
+
)
*
)
&
*
#
(
%
(
#
$
*
)
$
$
*
"
"
)
"
"
$
%
*
%
+
(
&
(
%
(
*
%
$
%
,
#
(
&
"
$
*
$
%
+
*
)
*
)
*
)
)
$
%
*
(
%
#
#
$
$
/
+
)
*
#
$
*
#
+
)
*
&
&
(
%
,
$
-
(
*
$
/
*
"
$
)
&
(
*
*
%
$
(
%
+
)
&
"
$
*
$
#
/
%
+
(
(
%
#
+
+
)
*
%
*
%
(
$
"
"
+
%
+
)
&
"
$
*
$
(
%
#
*
(
)
*
(
%
)
*
+
$
*
"
$
%
,
#
(
&
"
$
*
$
%
+
*
)
*
)
*
)
)
$
%
*
(
%
#
#
$
$
/
+
)
*
#
$
*
#
+
)
*
&
&
(
%
,
$
-
(
*
$
/
*
"
$
)
&
(
*
*
&
(
%
*
*
"
"
.
)
*
$
%
!
)
%
$
)
*
)
+
"
*
%
(
#
$
.
)
*
$
%
!
)
(
#
$
$
/
#
$
%
(
%
,
%
(
"
%
-
(
%
+
$
$
*
(
%
%
*
)
/
)
*
#
$
)
&
"
*
*
(
&
(
+
$
$
&
$
*
)
%
+
"
&
&
"
#
#
*
"
/
*
(
-
%
+
$
$
%
!
)
(
$
%
*
*
%
&
(
+
$
(
#
%
,
%
(
*
(
$
)
&
"
$
*
*
-
$
&
(
"
$
+
"
/
$
%
*
/
"
$
)
&
(
*
*
*
)
*
)
(
+
$
,
%
"
"
$
)
&
%
$
*
(
*
%
(
)
"
"
)
*
"
)
*
%
)
)
*
)
*
%
$
*
*
)
%
"
$
%
#
&
*
%
$
%
$
*
%
$
)
(
'
+
*
*
%
"
"
%
-
%
(
&
(
%
&
(
(
$
*
$
(
%
+
$
*
+
"
$
)
*
$
(
"
$
%
*
)
*
+
!
+
$
(
(
%
-
%
#
*
H
@
9
3
1
<
?
6
(
%
-
%
#
$
%
(
*
*
H
@
9
3
1
<
?
6
(
%
-
%
#
)
%
+
*
)
*
%
)
(
,
*
%
$
!
*
H
@
9
3
1
<
?
6
(
%
-
%
#
$
%
(
*
)
*
*
H
@
9
3
1
<
?
6
&
"
.
*
H
@
9
3
1
<
?
6
(
%
-
%
#
$
%
(
*
-
)
*
*
H
@
9
3
1
<
?
6
#
%
$
+
#
$
*
)
$
%
)
(
,
*
%
$
!
N N
N d
1Y.
CL
ca LL) O H
N
O a CD
C N M M Q)
Si c
O g v
M O .e CD
olit812
co m 1
Y! 00013 U it
GlenRose of Rosemount
Dean Johnson Homes
Planned Unit Development
DECLARATION OF COVENANTS
AND RESTRICTIONS
THIS DECLARATION made this 9th day of January, 2006, by Dean Johnson, GlenRose
Investements, LLC, 4700 County Road #19, Medina, MN 55357 (hereinafter referred to as the
Declarant
WHEREAS, Declarant is the owner of the real property described on Exhibit 1, attached
hereto and hereby made a part hereof (hereinafter referred to as the "Subject Property and
WHEREAS, the Subject Property is subject to certain zoning and land use restrictions
imposed by the City of Rosemount, Minnesota "City in connection with the approval of an
application for a planned unit development for a residential development on the Subject Property;
and
WHEREAS, the City has approved such development on the basis of the determination by
the City Council of the City that such development is acceptable only by reason of the details of the
development proposed and the unique land use characteristics of the proposed use of the Subject
Property; and that but for the details of the development proposed and the unique land use
characteristics of such proposed use, the planned unit development would not have been approved;
and
CLL-250829v1 1RS215 -4
WHEREAS, as a condition of approval of the planned unit development, the City has
required the execution and filing of this Declaration of Covenants, Conditions and Restrictions
hereinafter the "Declaration and
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development, Declarant desires to subject the Subject Property to the terms hereof.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held,
transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions,
hereinafter set forth.
1.The use and development of the Subject Property shall conform to the following
documents, plans and drawings:
a.City Resolution No. 2005 -139 Exhibit 2.
b.Site Signage Plan Sheet C2 -1 Rev. 7- 11 -05, Exhibit 3.
4111 c.Grading, Drainage Erosion Control Plan Sheet C3 -1 Rev.7- 11 -05, Exhibit
4.
d.SWPPP Stormwater Pollution Prevention Plan, Sheet C3 -2 Rev. 7- 11 -05,
Exhibit 5.
e.Proposed Drainage Plan Sheet C3-4 Rev. 7- 11 -05, Exhibit 6.
f.Park Area Grading Plan Sheet C3 -5 Rev. 7- 11 -05, Exhibit 7.
g.Wetland Mitigation Plan Sheet C3 -6 Rev. 7- 11 -05, Exhibit 8.
h.Utility Plan Sheet C4 -1 Rev. 7- 11 -05, Exhibit 9.
i.Street Plan Profile Sheet C5 -1 Rev. 7- 11 -05, Exhibit 10.
j.Tree Inventory Plan Sheet C7 -1 Rev. 7- 11 -05, Exhibit 11.
k.Detail Sheet C8 -1 Rev. 7- 11 -05, Exhibit 12.
11111
CLL-250829v1 2
RS215 -4
1.Detail Sheet C8 -2 Rev. 7- 11 -05, Exhibit 13.
m.Landscape Plan Tree Buffer Plantings Sheet L1 -1 Rev. 7- 11 -05, Exhibit
14.
n.Landscape Plan Foundation Plantings Sheet L1 -2 Rev. 7- 11 -05, Exhibit 15.
o.6 Plex Rowhouse Type 1 Elevations, Exhibit 16.
p.6 Plex Rowhouse Type 2 Elevations, Exhibit 17.
q.6 Plex Condominiums Elevations, Exhibit 18.
r.Glenrose Picnic Gazebo, Exhibit 19.
all of which attachments are copies of original documents on file with the City and are made a part
hereof.
2.Development and maintenance of structures and uses on the Subject Property shall
conform to the following standards and requirements:
a.A building line setback of 20 feet will be maintained from the front of all
principal buildings to the face of barrier curb, or center of mountable curb, for all private
internal streets.
b.A building line setback of 70 feet will be maintained from the front of the
nearest buildings to South Robert Trail (STH 3).
c.A building line setback of 30 feet will be maintained from the front, side
or rear of the nearest buildings to 140 Circle and all other side or rear property boundary
lines.
3.The Subject Property may only be developed and used in accordance with
Paragraphs 1 and 2 of these Declarations unless the owner first secures approval by the City Council
CLL- 250829v1 3RS215 -4
of an amendment to the planned unit development plan or a rezoning to a zoning classification that
permits such other development and use.
4.In all respects the use and development of the Subject Property shall conform to the
requirements of the City Code of Ordinances.
5.The obligations and restrictions of this Declaration run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the City of
Rosemount acting through its City Council. This Declaration may be amended from time to time by
a written amendment executed by the City and the owner or owners of the lot or lots to be affected
by said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
DECLARANT
ByT l
r,4,..Its t l avva..
By
Its
SEAL)
STATE OF MINNESOTA
ss.
COUNTY OF DAKOTA
The fore:. ing instrument was acypowledged before me this Q day of 2O(
by 4 5. E t the t
the for and o ehalf o s a
by and on behalf of said
DANE 1t_! ',i._ J
c
NOTARY P Notary PublicNOTARYPUBLIC- MINNESOTA
MY COMMISSION EXPIRES 1 -31-09
CLL- 250829v1 4RS215.4
THIS INSTRUMENT DRAFTED BY:
Kennedy Graven, Chartered (CLL)
470 Pillsbury Center
200 South Sixth Street
Minneapolis MN 55402
612) 337 -9300
CLL-250829v1 5
RS215 -4
Legal Description
Subject Property
That part of Lot One (1) and Lot Six (6) of Auditor's Subdivision No. 1 to the Village of
Rosemount, according to the recorded plat thereof now on file and of record in the office of the
Registrar of Deeds within and for the County of Dakota and State of Minnesota, said part of
Lot One (1) being located in the Northeast Quarter (NE 1 /4) and said part of Lot Six (6) being
located in the Northwest Quarter (N /W 1/4) of Section Twenty -nine (29), Township One
Hundred Fifteen (115) North, Range Nineteen (19) West, and being described as follows:
Beginning at a judicial land mark on the East line of the Northwest Quarter (NW 1 /4) of said
Section Twenty -nine (29), a distance of 1997.40 feet North of the Southeast corner thereof, said
East line assumed to be North 00 degrees East; thence South 88 degrees 13 minutes 27 seconds
East 495.00 feet to a judicial land mark at the southeast corner of said Lot One (1); thence
North 16 degrees 46 minutes 28 seconds East along the Easterly line of said Lot One (1), a
distance of 668.00 feet to a judicial land mark on the North line of said Northeast Quarter (NE
1 /4); thence South 88 degrees 00 minutes 00 seconds West along the North line of said Northeast
Quarter (NE 1/4) and Lot One (1), a distance of 688.00 feet to a judicial land mark at the
Northwest corner of said Northeast Quarter (NE 1/4) of Lot One (1); thence South 89 degrees
44 minutes 42 seconds West along the North line of said Northwest Quarter (NW 1/4) and said
Lot Six (6), a distance of 80.68 feet to a judicial land mark on the Easterly right of way line of
State Trunk Highway No. 3 as now established; thence South 17 degrees 29 minutes 51 seconds
West along said right of way line 618.44 feet to a judicial land mark; thence South 87 degrees 51
minutes East a distance of 266.81 feet to the East line of Lot Six (6) and of said Northwest
Quarter (NW 1/4) being the point of beginning, the land herein described.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
CV
RESOLUTION 2005 139
s
A RESOLUTION APPROVING THE FINAL PLAT w
FOR GLENROSE OF ROSEMOUNT
WHEREAS, the Community Development Department of the City of Rosemount received an
application from GlenRose Investments, LLC (Dean Johnson Homes) on September 13, 2005
requesting a Final Plat for GlenRose of Rosemount, legally described as:
That part of Lot One (1) and Lot Six (6) of Auditor's Subdivision No. 1 to the Village of Rosemount, according
to the recorded plat thereof now on file and of record in the office of the Registrar of Deeds within and for the
County of Dakota and State of Minnesota, said part of Lot One (1) being located in the Northeast Quarter (NE
4) and said part of Lot Six (6) being located in the Northwest Quarter (N /W '/4) of Section Twenty-nine (29),
Township One Hundred Fifteen (115) North, Range Nineteen (19) West, and being described as follows:
Beginning at a judicial land mark on the East line ofthe Northwest Quarter (NW 1/4) of said Section Twenty-
nine (29), a distance of 1997.40 feet North of the Southeast corner thereof, said East line assumed to be North
00 degrees East; thence South 88 degrees 13 minutes 27 seconds East 495.00 feet to a judicial land mark at the
southeast corner of said Lot One (1); thence North 16 degrees 46 minutes 28 seconds East along the Easterly
line of said Lot One (1), a distance of 668.00 feet to a judicial land mark on the North line of said Northeast
Quarter (NE 1/4); thence South 88 degrees 00 minutes 00 seconds West along the North line of said Northeast
Quarter (NE '/4) and Lot One (1), a distance of 688.00 feet to a judicial land mark at the Northwest cornerof
said Northeast Quarter (NE 1/4) of Lot One (1); thence South 89 degrees 44 minutes 42 seconds West along the
North line of said Northwest Quarter (NW '/4) and said Lot Six (6), a distance of 80.68 feet to ajudicial land
mark on the Easterly right of way line of State Trunk Highway No. 3 as now established; thence South 17
degrees 29 minutes 51 seconds West along said right of way line 618.44 feet to a judicial land ma. then
South 87 degrees 51 minutes East a distance of 266.81 feet to the East line of Lot Six (6) and of said Northwest
Quarter (NW 1/4) being the point of beginning, the land herein described.
WHEREAS, on September 27, 2005, the Planning Commission of the City of Rosemount
reviewed the Final Plat for GlenRose of Rosemount located east of Highway 3 between the S.
Joseph's Cemetery and Rosemount Woods; and
WHEREAS, the Planning Commission adopted a motion to recommend that the City Council
approve the Final Plat for GlenRose of Rosemount, subject to conditions; and
WHEREAS, on December 20, 2005, the City Council of :he City of Rosemount approved the
Final Plat for GlenRose of Rosemount after reviewing the Planning Commission's
recommendation and the Final Plat; and
NOW, THEREFORE BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Final Plat for GlenRose of Rosemount, subject to:
1. Execution and recording of the GlenRose PUD agreement.
2. Payment of all development and subdivision related fees in accordance with the current
fee schedule.
3. Recording of easements for roadway, temporary construction and trail purposes related to
a potential future grade separated pedestrian crossing of South Robert Trail.
4. Park dedication in the amount specified by the Parks and Recreation Director based upon
the current fee schedule (anticipated to be $3,000 per unit) and dedication of an easement
for the trail connecting 140 Circle to Central Park.
RESOLUTION 2005 39
5. Acquisition of a State Highway 3 access permit from the Minnesota Department of
Transportation.
6. The Developer shall provide for all costs associated with conditions of MnDOT access
permit requirements.
ADOPTED this 20th day of December, 2005 by the City Council of the City of Rosemount.
r
7
r 4 /t.4-.,ta'J
William H. Droste, Mayor
ATTEST:
in a Jentink, Cis lerk
Motion by: Baxter Second by: DeBettignies
Voted in favor: Sterner, Baxter, DeBettignies, Shoe Corrigan, Droste
Voted against: None
Member absent: None
2
i
v
E y a w a3 f9kj 61
s` S i 0 1
o k °s Y i, lf(1i (S3If s s
N
c E u rS 1_ 6 fl ]f( l 3 a a i
U O o s Ni O+ frEi(I(1
1 I'll z i t as N
I Es 1 I 4ECi11; 01 illa°I 111111 I I
f x1 6 1 lI ilzklaI131=1J, EIA l i f 1014 ,i'5
a Yac3
111 o z os 9"°.=:=1. a gy s i o h_
Eib It aS'S E 9 FF 3o
a
S =al L0! o_ fa' frE irE sC z E e X
3 y h a F :11 El F.° 5E fr oe li
a P v
S B BS 6S x s ea Pi l' ii fr i° 6It,
e J I .,orco IT a ,,,i i mai
Egfi sJi e"Wt
fq
g`a
6 r44‘ 1 441111111 24,416/66,_11is10ki
0 leolwoix ri
1 V ittirfa T,
z.,1i Alit,Amiar
o
w Bo Ow
W ra
gI'' -W
m 133ais 31VAltl.L i U
c• I i a ate.._.._..
1
c40611'1 WN§3ninngJsm.
4 o
13 1 Mil o N o
o c
tAir 14
I 6 0. ile g
f.
e
u,
ry a rv c r
g 1 i u O
oi
g 71,7
1
W p is
Z
I nbN '
kry ry U °t oo „cW
i_L,o\Z x_ x 3
g r a+a+9 u. zf`s oIasz4 Wi
a 1' 1 4 +mss,
illl
c..
1 lg 1
E I t5'd ri,r,E1I-II 111, 111 riNiglioI4.,11111.,dy IIIst5. il ;11:11 4411411 ilig 1111Iz _I-I 1 ,3 s•;31 hii11100.. f 1I0zifer.il -31'04113;333 1.-,1 3I13 i
3,11
JP o 0 o
1 l'
t
3111441110 ihi 0 iigittErriii.17. 5 2".F.F1 j]
g f p.ihh 1,i Ili Hi Hi q 1 i 1 lirtiaiEuzisiziEltIAL,d c li
i t,l'E if i li I 1 li 1 'I:
1 to 11 gig g: 1 1
it ,1 1Z11t.
Li 55' 1 E 2 Iill3. 3 r 1 ig 131
ii1
T!'II li 1
12 I'if t% 3°F r, 2 i
StIIi11gf1:g' E 3-
IPl 1 i :13 3!! 3i ps 3 i 1 i u ..r. r;r I E i E C.-
X
1i ;i ifrle Iffi 11 1;
3 l
II;1 ft t iol i..,il i iii
ill' flili DI! -7 .;.1 1E I! 1. I 1 h3 Al fif 1 1:1 ir 3.
rP... "''s ID I:! O. r 1 1 NI 1 1'43,
T
71' 'ilq 3-0:i 9. 6 11 s i 3 243 1
3 l' I
2P-31:; =3, ;2,
33r I f I.ti,i1 i:i i 1 I
1 1
iiil 1 falPI; itif
l Iii iii fi i i,E i 1:=1!0. i
211r!6 3= 5 11I1l'i: oiVr
t., frIt IL 1, g- 11! t 1.1 y ii t 1!; !li q
z111 1:11 li:, °11 19' 1;1 1. 1
i ir II tcrlfWT1•I .r§3 ,313114343 ,..3 3. 111 13 .31
V:,
to
ii 1 0 x
r i I 4 L 'i:4177-1 I r'''' -d.,, .,0:_..
L. -,g g 6 6 t L• ,s
7 1 t''1'''.2
2i1E0AIIII:“'!'•=i!'lli"
7 0 1-23.1g i7-./°,P 1
i
r t 33 1 t t'' g'P-§gRgEt'iI
1 2.,1
1 I IZi
0,
a,,,__"'” citi 00 i'do.::,,,--.:.,_'_.:,
f..71-
i I,P __-d-ri to'A7
i 9 i0001,5"' iiiiir.
4 z:-.'::;',Zti 'f
41,77,
I 44 souk.5- 4.-.,,, 44, IA 03-3
tf-r:34iNr`q i=.-----11 1 Rigida g- 1.:„;":',:...„,,?1,2,,,,.= l'''''''..;51\'''t rifir...,*7-`,,,,--%-xf1.-&:,7.EMS l'',Isfii)
f;',5'='dr2,•'-'3,--„,:•',3 sl
I i
4 ;:5 it 7
3
11 1 raire_!•.'0- Kg Yo.
OA.--
K„,,.•i
i
11,`G I' 11 t54N I
i 11111
1' 11041E1 4
1 ;;,V,1 o n.1,142 Ilil i
r
iiii 1t:t,t.' 4"j '-i
1
1
I
I, 1-ta
s -55
EE--,_._..,A,'0.. 1,:11
4
5.-- 73" O.-,
i 7
0111111m 2
1
1 1.A
o
5.til:1 1 '1 il lima- !,,t :::-:.-r, Ili
ii ,
i
1 i ,i,2
s
6 ,f,
1 0.Eit. gi 8 z.
o
ri 71'2
22,g, Al
Sr:,I i SEICW'4':25',.
RI
i oz,...- K g` '''',.sr, t':4111, 1' ii il ii6 6T'Lig co E.
1 6•1
N...
t. .i ,.71..:.:7_, 7, ii it; .1 L' S 8 6,1
6.6k-a-..
0 .6.3 vtreD 11:6,,,,,,,,,0 3-yr‘
I
3-._I 12
111%;1 Ti; 13,i 4g! c36‘..'
1-7
Alata.„.r4 g..gitio 47,..z.,.."41,63.f.."2'3 88 I.
2
0-
le i.i.„1,./,,,, er,.........,z..,- ,,,,..raear..,OA it
i.;'.s e:' 4,
9,k.,_;„..„3.1.F, 01„4 4,;;",2.,1 11 e Z „I z 5 E.
L.,
J'ur2,7 Elf:,,,,,,„:"-'4'os";:.::2:-,::: a,
1-ce oz, 8..,•• I” ,53
il
QP's ii,;"..,fi y1:
gr=
I
1 1 I III o o N
5'5
c -,-
5 `
v E r W 2
r
a. tlljIil(i V
If g z
2' y I l I
l
I a o M
v o Q a s v 5 pJI!. JI !111iJqjfi 4 il i
U gam'II1f 1 aw "o E Q V
0111 j;f.y if k a
3Ic
A I I I I o IF cr I51i i €i l i lcl_i.i_I 1,
ir
p,
1
p 's Y i F b 4 g
E
M i, b Ti
UH111
gpp 44 F aibY$ 8
c Ei 9 tl a E R E
f y@@ gr i'g bE gg o f E g Y b d
E
gg °e d A >FbY 4 is y° E 5 b3 t, n bray gF ea ff r 5 i, I 1 1g .ra yg i•Y 8 rY d S 1- 3 "gg eI= i r1 1ga,. Y Y,p„ Ed g Y b i f1r Y. g 9 El udrFdsa° y •>s: 1: r Ei 9`
i
d d ta 37 !Ili rF bb S p eg b a
saAbe 5 i yg -8
I !b
A_ r t 1:, Ey 5 CYtl ph
z
yib' 'a'g Ei E E E 1 ;8 e.Y Y,L 9z Et 1`g l l S Y
h
y l _W'gs
1
z
FF g l'ii4
1 b2 z g' 3F3 "e g
I i .i Y5Y 4 t 5 a^ y is
ArignEY4rb a g
b i'Y g °8 :4 VIIf rs :I C
f y I f V t
P
scab C i 11 3 y'-_, d k
iF 1%r Y
6I6 1 b... J E S`o f` L,
I I I
I
24,E
axe.4,-,„
51.f. 34 3.i s
illa I I i
ify/ J a I_ 109`'V
yy
WSB t.:R Y i f
1 I,ill 1
11 3 a yi s 11'YF r
J I
1 a Y
w
I
Im
1 1 I 6
4
P'9s3 1
vrg
1
t TJ
1 5
O
Y 1 I ;SS 5,f, W
p
m
F nW
9111 8 s9f-6
T r
5.
C.r 1611 y_r
A
t1 zi5
fj
IV
4s6
6 18I
3
y n
1
Z zVa tIIIY RiIII9zr!,-21 V.
1
t
q
CUIfib1f
0
W
e
i( I
I
I aN8
0 j f Jaey
I I q,mow..„,
b
4JnS,1
1 1
Hi
t.s'
52,
7-,
1
g,t-
E L poliniffic viit8E-1 1 I"t= 31 ;•=4.' il i iewii.,. liblirli I i 1 Ili]ci5 w 44 t, t7 g I 01 hill 1 1 a tI' 6 i i ii7 tl 0 _t poi 4 t.himi 0;16 k !di11Da,I 1 7 ',4"3 n 1.1 niiirt,1 litJ pit5EI- 01'11!dilal !I:11111111110 I '51 h ELIAENELIddil,tEl 110
co
JD
e1111; IL
Ltii
I
i11e1aija
aaa•-•
r. 4 i I Is
7 1
a,0 i 1 k It4
itr.-.4 •77, „A., day f n I,i -..1-t.N.-mom,,,agwompik7.,„..-- --zawIrr''"iW.:,
sir
magi airiv,,,, 1-i5.--.,
WO air
L. .L.,-(K z
r-,ti z..f 1 1
1111
w ..
it 1. V,iA--,,111 I—
1 i irsougb, 4
MI—.OMmmill• 1 i 1111126.
ii.
k''14 1 '''V.,
1/4,
I L §6'.,".2.-.
l
k '-Z:k,
4Ir 1411114111 ttt 61r't 11 i n ill 1==........s
i IMO
m.
1 t ff 1 0 IAS qII
N millail1,4 11111Millariv,11 I r lormra1
1 N..:::?.iLii 4o e t.
i91I"Att
rr
a-6
9.1
t
4•i t t t,1
z Lr)illI.,h plilithill iv i t it 6- cn
4E t F.1 it 31 1 iiiii111111 it
L..)E 1 2Ri 03 libill.01 II 1,g z i ti:t i p II, lifil xi 1 itl80 ,i 1,1 1%Itiliiie.q i rd I i i i I h ji)i O' 6 2-,is. s.. 0.2
f i L.:I ii 111,,.0..iti 1 1I3,111111111ill 1.1 i 0,,IilAil.nii!ill 1 11iCtI !nil 1111111i Ili 1 i iito h
141oo ••x
I i I
5, 8 r
il 5.cs,'0Ft1k7I1Qi; n.,'1=1; EIIIli6x
u t
Ir
V i 1
a 1 1 I I I
w oz„. Ot'e,aff,
T El :4,,,-ug,
u
0 L
g '65 Ig
il 4 1 gl24o
g (3i
t,'-'
I i L'8,.,
il,„,I
ez--_,..,,v_:.--,
s0
a,Z`,„'"II,3,-, 41 ,q,—,....,„,, 5 4.,,,,,L'.:,'".i N
i
7717,, r
A
fAodre„,
I
Ott
3d D
d A x 1110,111W 11 c v Q M
z
v 2 x r$3; aw4 alibi! s
t
o
2 2 t t P1jiiil U
2 i
LT.'.
i r 1 1 ill 3 3 i, F
U g g i' O s 1 Iir10 ji 1d N pil o E e e 3 oa
p a i o Q i N olii fS iii b s a 1
1
e ti
1 5 f 1I1IYiiiE5
0
t':_i J i
la1 =11 I I I I i
l i5 1 =i i.i i i 3
cc
Q
r
r
e LL
o
e
W3ogZ1J
b
G n O f E 5p Z e,4 i
5 w 3`G
l Wl
E.1 P.1
w3 1 w3 1
i
Q to
I in- 4 1.4 of 11 1 3i j i i
I l
g l
9A Il4taidp1a111Eiii i t'4 fS i 4 F f 55
F. i l `r Pilhii 1Ea 1 1 i
4
j% i i 1
f i s 111 siSe 721111 1 5 1 ai 11 1 I €1 1 E
1 1114 1 Ea3E €1 E1 a5; 1 1 1 1 11 14 all 4 1
i l113y1E4 'li 4`Si 311 1 1s
1
ei•A 1IAin1iAi111 €i C t gg14 i e1s Re4
Ili 14114141W:1! 111 i g f i O 1 1 i 01!it
E .5E
l 1li4F 1F -1;i IE g Jilt .5
5
1 4i i i d 56C114
5
5 E
gg I1 1 3 14 5
1 r Si5031 a 41 €1a 1 iiI
il
311.1 eh 1Ei'A1/111111ii d$ 1 €1 F ERiEE #1yg ,i{ €ifli t1173
L OJ i
1 \••
rte
R]F 8III
I.
T/ •,.Oi. i1 s se.:g 1
Dp v a a
Eij1I1ijh
s Yw wt VII I i i
a L 1 4 i i a 1INNg^ ZZ"' F, i N.-, w wm """^n.
S DLO 9175; 3i i y A i
4 F
I rn.F i i3 t$!! f li iiaS iI T d1 a
1
X Z CCCC -Cl Kt CCCSCW5iA \4 3^ S CCCCd eS etd Ce KK it Ctt ttK
t
1— i
Y 1 5 P b L
E 1 V
W
4 mow 4
1
1
4 1
r a g11 1ybrsyi' ;IS!'iii CfFt q
E
pg 55 i
f F itisii33a 6E3`33a..8 -.P
gg
Ct..1 iikl5 i;' t1
i 33^
Zy6
bb m S x c Y oq
i
i v
9466 11 w,,,-g i `i? ii1y :1E 1 €1 3c,
t
t. -
77
t\I
1 ai!i? ;ada4 €.!I' F:isii5l;- I :iiil.la
W
U
OW r
p W Z
W Q
Z K L
7
b AL 1044'
5c
unT3
a,, 4a.1, u
11ili i E rg 11 ill i 01 ,E-8-R,,..;il,1 1 Or 021;Titi! Eit-.1c4D7,3k Rif III lin i filctii5PhidiPi7jcn
1Mil1ffIII1IIi1L=I c
CD
11 N i 11- i 1 1EPiliV12x
LLIilliEr: iti 1
4 1 i;Li :I I.: g; 1 /1x
I L f .:1 li,q11111t 2
ill
5 '1 it't 1 qi L E
lOoort.xt.., I I i 1
2iit L "gNiil,i1tHwq,0
z FA i 11 E gt
2“1 6! 1 t 1 1,.;0 ."—g.':-'',-P-11-0,DP
oi
P i
f la 1.1.!1.
5 Al ,it
0
I
I
i
Iii.lk A.
1
atz ti
V°0?";i
d WVrillimah. 'm
5ie.Oft0g 1-7 4.1
L i ititir1
rztP1lall
tu I
c ,trIi00011111‘ 1' 7:71CIIMEMObi1
E 1,-;'•,1
A,1
t,
i
0.
1 i emnip 45,
t
t.
1 0
tgI1
0
N 1 0,P I 011111111111 t=n u5s -
L. ".4a::::2 i i R eg i WM"111111 g 20,5
w,-24
EVL' i5i.8liT'g
s..";1,......i___ILrz E iN!!4
tn111.......E1.''c'''.,4
1.,--::,
tT,y 65-82on^d nE
z <,2Y
qz.5
K
c
11 V 111411AV t i o Lf)2g I 1 i',....s.3„ ig.,.! qiipmpi il uEiql../111 11 11.1cx
a 111.1 1311 iqi f
e t -.f. ,2
E; 5 c g ii 0 i, itip tiodvo 1t111111p1; _1111
0
111 W111 Zi 1 iiiciec' t 8 titbkik lelt011
4111 II) 0 LC) 0 LC) 0 in o ui o in 0 in
4111 i a' 81/1
E
x
Lu
fgt
14
iql
Hz b
Z1[6
2 i tt ‘s6 ,33A3
Ng
7. 8 1
1 szr .3.8
e z 1 st. :sate
I
z 8
1 N
8
i k
t I 1
3"
8 I 111111111111111 f'2 8
1
1
121
b IIIIIIM 1.11111.1111imi
i 1'.nillana::=B111111111111111111111111111aL .,...,..E11=111111MIMIMINIIIIIMMERIIMi=MM11111111MEMIIIIIIIIIIIIIIIIMM 8
i Itzl A
v inimmirlimmomm
I 8 1 I
I A L
r
r 0 96
JL------
0 .6i .21411'' 11.111111111.11111111cMarin.e. S
q i
in 0 in 0 in 0 Lc) o in 0 Ln o inr--- r--- up ID in in t- vt 1--) r• CV CV
CO 0) 3) C) 3) 3) 0) 0) 0) 0) G) 3) 0)
i 1.141 •11 I 0 P 5 i1
Pi N.i k EiA 11 1111 t ill!1 i I i 11 g)L)1 111Liij
cg t; E
f 1 tt.firg ttc ,c23 11 I 11 III I i 1 ill I 1 I lit I E 3 xLi i lt, ZI
E
S d 711111111111111 II%
II
0
I i I=.1.11111 I I I I I I J 'll I j i 1 itilEh...ialkiEwiii 1, j'
imiiillipplinillillimiallii4.........- x.x.-xx-xx.x
filif6144,11,6464E,114,1,6,14,144V1111122.xxxiISSIIIIIIFIEff21.211.2121
r
it 2
111 i 21i1 11
a
u_
a laini53a3aanamaaa32553amaaa193a 115:H333113MP, 1 „,7i
6 1 !II10.6661.1,6,,,,,,,66,N6,,,,,:,,,,,
SS.110111111111111l111111P111111116 1 ill
I i r
1
l4
r
if
i
I
61-----g:
Y
3,.„4'-,''',''?-
3:„•3'.,,,k,„s
r
1
N.s
43 J
i 1
I U M o
r3 Ii• b
11 i111
1;,: 1111 11
N
31 4 1
r• ili:,..1 1,1 i,11,1 I. 1 11„ i11•Iital i lAiiirlii 42r=
8 6 5 21. Ili 1 iil'ildii
11111111111,1-' 1HIE -11ffiliii!d 0 11 IIVI I 1 1 I I I I 21 1i i
i
1 i ilErAlEIEIZIE1:3161'41E= 1
1
1 1ZII lIe
9i Sno Iraimmossumarp.,
marrazinsessawdessial 11 f i 0fiI
t. I L.L.1 1 1 IL I111jMilti1init i:4 i 4111,11r71311!, 'I r\ II II ill 1111E7141 iY, li
i m.-2.0..ms..............,-a.....6s. 1. X1.v.......7. IN WI I
Ft iNii4It/le M 1 I. Hti TFA 1 6
1E 1E1:7 11 1 ill I 1, L.lb 41 Oh gg1,4141 ill ii Z9i'hi ii L1:3 1;if t ypd 4
P•II igg. Si 1.
Li
Id.12 j i liill1a li11triIffitiAIKiIPiI1
IliEite,,t
j i i 2IFill1107: I il 1 1 1
la 113311
1
4 F 1! :1 1 r1inifilli
H 1 Il 1 lilt g
11
I I li i i 11;tleffJP 'i j1 IT g4s1
r 11011 II —1-71 1..;og Hi if ii41;11J cy 1 A 1Oilra1-. wail,I- g w r.
1 i i ir ;114 114 liq Iii:gki 14 li i 1 1_,
11Id
P iMi!011 ihigil OH fil 1
gihnl, tilt! IT E.
iii
hi L.
i a 0
i,ti.,P:41147k1iIi4ik11ViijigII1or1ilrriiiiii_.. 1t;if I el; c•
ilfig i bg1- 11!El 1114: .1.11 60;I,
eightiP;Petri
1
1
L. ID zi:!I 10..::i g 1 10 i
r)
i 1 11,1, 111! I:1; ill fi
li, Pr1 igi! LI, PI112; ill NI ill 1 01; Iii :1 lir ip t I--g IN ili 1! WI!I f 149 tii !I 11111i
l LC'ej
li.ik ii
I
1
1 i i'.I'v... 1 I',1
i Li' 401 8 i 3ili --,:lrefLy:12.I 6' 11.
I lir,
lig'itId 1:
a 1.11
813 E 11 liLii
s- s•yr .11 r Iii
i 123: IMEMI I 0 r.
I i• it I' i (11 1111r) II i tr-A 4 241E:
ri
1- 14 liiiiii ildna ElLikilligid i I 1 F, i-
0 1!
1 F-11.• 0 01 iti
11
11Mull II I 1 111111 iEliiiimiaiii111
r
1 9 ev
z i's 1 0.
1 f i dirdil 1 ii 1ii.t.t
1.; Ili JUN8
1
C'g ltn1 ct 7-1cgiu It itql i Illtli111111 I'l,i 111/ i I iil i I g11- 6 0 9 if 044 i7 NO* Ili 1 a 1cDci.,O c,-1 1 11 —I .:2 1 le t Pitliiiirli 01 i 11 1 111;100109ingriorti. it i 4 1 l 8 4 r- Iiiti31211.31FAI.3kiil
1 I V
r—li Ci t...1.. t
1, fig il ltgt ll i
d /
1; l' i 1 11 14477 IX,E,4'h 6_ E
I P 77 V 1 I
I f7Ti MBEGI
4
q hc :IIrli11.1ssiormoor_smems ownwaisr
II li p E
i 0 .11 4 i
i I r 777 11 i!i NE! •-5 gq 11I11..i i
gi it ileril 61 ;1,5 II 5.: S15: rid giNT4:1 I 1 hill01114 atik r g44e.; rgi 4 PA il
ii 1'i 4riZt.Ifillii,il P:14:I
n g
tz
ii! 1
99 91tgtit
si
4
i
lat Ji11N1I2 .1 it d 1 i 41 111 1i,
P4 i u 1
i t l!P1 i
EIitiiit1iiigRWysi1
R v xtdr 5 itar mii.v
I f Illg!5 P 0-12 V F 11
zg 1 li51111.hy
Ed
11
zi: gliiiiiq E-E.if101!li4
1
i III
I'll;F.
m.
I I.
1
I!7 kP:iiirg 1 1.. i4
Jail 11:i 1 iii 1 i II 6
15!.31 g,t ri L4:»'i igl, I1.;Pi 1Eillii1. I
ill 1 I, 9 5!: hi5,: L.1 i 9. 1,0,5 t.:.W il i i il4.
4 ii 1ell ill
l'i we ill 11ipv.i..
V
t
E g iOA5r t,
z 2 ;V f.
X c
i
I 4
d 'il 9•4 9
s.
co
W.
i-ll I g
v 9
3...55
Ill 4
19504-,E99-,9•4
m
a 1!1 11.,1 FFF
iii x a Y r i p 1l1 1 1 i
I l jI i ii
E F 3 D O 1( f 1 1 '111111i(1! 9 1,t_1. 1
s
Y ,
g...
0 vi 5. 1 1 1f1 '•1( 1. F1 11'3 cypc-Q'5PI(i 111 7F 5 Z }l cc Si ppitli" f Ccc CP P 3 i£ €i Elks @9 T
j' I I`i I Ili 5 1 f.L IzI f L .l Al Y0
r r i'I E ssa fsss uukb 'l 'd` Y F I t
i www mmmn gg n ooXI,4'c! I t g f W w
o
5 a L• 1 I 1
o
i
zN Y$sss Xdi
b
r C y yh.
t
mmm mmmm El mm o.
y j
FJ
to %Nv.'r^e i bbb s Y YYY
1 1:4 iJ 7 i CB"
q i®. k.g e
2
V °rr I t 1,A 1 g
s Iji3 II IPs
y n y z 9
i +lam o 1 g
p3 C i i,,brig
w w z
W i t-
w jl to aW W gW W
9 u
jf r Eu gg
S mW
r' i 7 o
h
F 4k`'llgT 3 23 nm nt tr
P W W W— W— 9LOi:iiii 411111111W1 %04 2 '1,' V-t X
o
m rvr y
i m
C0 O AE C¢ Cv' j ymuxS<ma mioiu
0 i, w, 1 -,E_47 1
gy.
4 .4'. z.. 1 Er- j 'lialta tjE KE 1..p.'..;iii,
1 Ei. 1
Mips 4 GECI 1.P
y
Y S zr
G
i
X11 lanai m r d _2=
W 1
P o 0 2a W
Z
R
Ste P\ N I 11i— u 1 a o`5 eVGRT'
am a° r9`RA SO Q j\ 11 7 W oi—g
r., Ma's+R I W
4,,,...
40.47 00:4W=WrrP4770. ilgE11e"v iI:y ?vv Z: 1g E ',g'
g
o0
r Bi•, r
m y \\\r w i'o o co o
E.)
c 3 g e
z lxg seg u
a c/s ie k s g El d 5''' r g 0.' o c e.; o
7 tt. 3 F 0 5 a
5.g o i
a b 0 a g 30 N t
a s g s Y as 3 E
E 8p --0 6 o`2FEgi
E g PI €ces e. rzi: 4 S 4 i ui c z e x o p s
g2r.4./.o 0 8 €u£ 83a m
J
b° oo< v
a t 0 RWx z
III I.Z
x w Z V
w?tt`.III 11 o
UM
w =<a -E=-
W Q
o o U u
a 3 S a I I.c 7<0
r
1 I
T o
l
y
v E Z aQ
I I
E1 CAIIIIaC
LA s 11411 i l C
E,,,h 10E, i till
i 4 21 1T..4 t,!,itio Ei il II 7.1
1 e •i-'1.r5
LI i. 1 I 1
t D 7) ii :Ii";',1 t fh NI 1 ..1 i
t irt.1, F,ERI. i ;'ir.
g J a sr
1 0 0 4W1 1 ;11111ili 11j id I 2 8 1 P tj
c.s! gl1' LD Ce n 15 i 2 i -1 :i ii V 11111410 ,lin VIII: i nnW
i
l
0 1 i
j, .ei:iry,. ji t;,'1,1:1.1H1,i,i;,il .61..;1
i 1;,;1;I
1 I'llJ ilk
4YIHIIii'l I l CI 1 I
11 H HHH H 'HH'HHHHHh-l11 Hira IH, "i( 7,1;I'I el' 15
4)H3 O ,,,..4.9 7 1 .0I1II
I,I, I 0;ii,,,pt 04D 4?4?1 y ig)0 1,..2: 4?4D 4=
i.1:4.0 D(t) 4 c,:hil.,744
18$0 1 i 1-ipr.
I 1 17:e i
1
I 17 44If!,4
liel*i,_______,--------------'-'r,4 eoT
p U
I j I I I Q L11, l.
I,I,I,i N1111%raksitHI1,111,1 r
c 1 04?
Wzl04? 4D44
M r
1:4 1
I
1
I t T4D 411iiiir4D177Iffiv=,,,,,',,t0 J HI
4,IIIIII
I I 1 1
I
stio.
1 1 i' IY l I I 1 1 I r1
I ..1.F,-
C+
1 0
I V tov,..1,1,I
INdill 1 Z
I I 0
I!
11111IlfVIIIIIII1,-.Ili IIIIIIIIIIIIi,,w
z i i
I
I
I
i I 1 I 1 I i 1
ff 2K 666 1g Litl'ovo'
11,1il
iiltll, 0
7,
04D
11,001111,
I 1,1,1,1,I
2 I I
40.11TX1111,1 I
l)
T 0.,,d.
nssns ns 555
1 1 1,t,i 1,1Y 0:7 I 1 1 i-•''i I 1z. c. Jz. z. c.
l to'
h. it g CCM la EE,TH
A6;;'I'1:1'1 Go
IDCD 1
0CM- '''c 6.?...-
ON iin nng gl
S.. r7:-.? Z a 5, 666 .'24 888(75i
4DID 0,
Z
E0,118 I i'l.i011 i l'ill'I'I'IH'i .1 E i 1,.. l'ii 211IINCEhrH,HhH lo i t. t.t: 31,.2 11,1, 1,,,11, 1 II Ce 5 Pi 011:*2 I 1 ,I ,I 1 ,I ,I ii ,1 il .1
r
Hir 15!.1 5; y; i 4'•12:2'
I 7
110.11111 i."1 1 1E:
a t4
P HI;
4 D4P4D rivvas.s i 6,15 55 5T 0 l52e351 4! giA.....VM L:4D4 OM E
1 1 11,.11: 1 1 i i To 11 in Hi `1:2!1 i7
r--COME u7C co r.
7 4)00.1 I,15ig 1
f-:
R.:01111ffla 5 g'.6
0 g1gii625115:,i .6.;6 4,6E 4Itt.-1
re 0 1
7. 4? 4? j ,,gi) 4
Tr 1 8 g 2 2 trz: 2 g D 2 a W U
2,__4 E ftl i 55i z R
47•1 11104 1 n,I 001.t !IV 1 q: O
z-- 1' 3,6It'1.1•41e0 lipptarsb, I, y H.
x 1I1,1,,,,,, MON w
5 I.
if i if 7, OiA'
g7 g!hi i 1,Z 1. '0',' -FiSqniliifEiiE. if!gt i'li i 4 6 !i iq' 14 tt i; t 1 't3 ;i. tii o' .1i 4!tit '34E! !4!g! Hi II! 11 ii i 4: !4:ii! q 14A 11 !Ill'ii i !ii: MI 5i i 4! 11 4 4 !!!10,4 :4 T4k H 1 ini! it 0 4 4i i4P di; i44i41 4i.44,
l
h .i, 1 2E, ,,t2i i, 0, fip iii E0,,=1.: i 8 56 !!q_ E ig, z 5 P: 6! Et i 6;05 ;6 i?,6! 611 ilE §g,ig 0 ''5 5 ,1! Z
5
tit
ii
igni! i i i'5,. Ei: !i:;O:i i; g; iil fi!,1 fili ditfi';', Of .:114 li ii ii d 4 W il',:;.4.1 fiF. ''H ..i. fti .14,SEI= L3 g:1 :f.; W. !fi' .i. t,1:, ili.
i
s j 1 a 3
i
d W
x
V
e
sQ
1 GSE
0-., AlirI
11112;1111
ir'
r z
i
I
Bill t I
o
ia
rig v
n
f
nu:hl
k 111m Q
1 o
U
i
3:7-7A-_-=
1 71 Ig 1
ce
dims
I
Ill A
cn
lai 01r
I
i
oIi
Q
1t
1
1 l
i
1 I I 7
i \il I+ I i l isik
V.i a Ih
Ili
i i l 1 .1 I
L'mow+. i 1, I,l it
e>t Ili 1' 1 i I I1 ll c
we 1 i I oill
y ii I j +l f iF jl
1!1'11'! kitI1 Y•'. ;o, tl;: i
1 •,,i.
AAA
Lkili
4.:7;':------',;/'5A--i4‘ki4'441‘71k,i'l',(.4riNilli:1'rvkl::'
I I1
Pe
H
1 V 1
1
d 3 cl VI
I
E
41.ssit.tict4...
F tici,1 k' i''
Ili! r
4 .---....A.
41"pit 4„,...„.......4',...:‘,...,...,:.44.„*,,k,
1 CIE
I p 01 i; ,;;;ii !'0:IP"' Lamilli.i L1fFILSII „a1.1jil'L111 Iiir
10,, II!! 1 ,11, 7ET-1',,g A1,,I,7...-Iijo
Int.-c--,t
1.;;!m
4
111.
Ol'il 7-h:
fun
4 iii1 },r,. f L4,'i fili
d;'::a.
rj.,:i p 11(,;,,,tITi: II 7 I !11 1 :1!111 1
1
1, yilldE.!';'s flu3itaivl':: it, j'1,1,'
t k; TA', t
1 111/1 111111 I 11 11,1
i r tilliti11
11111:'" 1 1/1i1/i! 1 1
I 11111,11 I. 1'1'1111",E
i 1-II
4-1
11,A
I p JR 11 Z
IT 1111 11 4 111 !IWi'll '1'1-
1 1
1 1 11 i 1 11111111 1'
iq
1/1 I;
1
4/F11.4 1111
ih,31-i sou !RI i nI
1
r t..'
MEI MI i IF111
I i I i i Nisi
15
Ii'141741
1 1 l 1.1
4,..iiii
e,', i 'I IINiiiral
itta
111112111
1 7 111'1 "i 1
111' l' 1 1 Es1id118iii1aves
E
i/ ic
11 litE i g tISI
I tili i
1 1 i hini I i 1 Aal
1 N111 MI'i i L 1 1 iTill'
igtf RIr
P.14
CZ
1 LI 1.7 JIM
1 MIll 1111 1II
o
iir
1iII
At 1 I1
C.:
L.1i1..
1 rail
i.041.
F.E;sisferati 1 i I
64, 4 1 1 7.,
II 1I941
unii, MU
1-7 il All
II V 1 4
AO 1 1111101:,:i
Ea i
taiiii ithk/ IJI 1
r''WI '
Eflr' 14,_701
11111I 1
F.,
2raaa
tin I 11,
ER
i I ,111 11 Ild g.i ill il 7,- c II illif c
I
Il I i 1111,h,..
1 11 follit-Jaw
zIn.
r
1 E11,1111111/1 Irminium111"7-]1 t MOIL'1.
N.
i
14
elf i
4T i4
1i s i
1
o
b
a
3
i
d W
0 0 a 0 Aq
iiif
eP
r
1 X
W
I.is 1-17,1,'1 1 C 11114.144 a
ass. 4f4474 4
III 11'11i I1(il 1 1 r c r
d itI' i i,v,rIIIJ 121
i_''.II 1 111,. l l'1/ L'' 0
I; i A4w.1 1 }tlII {,77. )I r m
1 l '1'N
tip-1 1 1 I
1-1111111'
1 1 Ilrl
r,Fr li I il I i w i 1 ii111 I y1111sII
i1 ,11 1 1 ll I
l t O 1:71; 41 FI .Ii 1 I Ii I I I IC I I r
1.1 rr
II ill 11i ,I 1 li:l E
JI }I
1
I b 1i li I I
r
1
I „1 {i l i 1.Fri
i 31111111 s°°s'411
y I Lr 1
I rirrl in.
ill k il'.l
I t
I {1 N Ill I j I I l
Intl'Q
0 y
e r° ttat W
Ours
k n 1 nc it It f I` Cl
v
I qPq,
t
1 Ili iiif q w t
1 1 I ttefi”
I Kiwi 3 111 iy o °1
i.'1t lifIY I tt(t c
f I 11 I' ii
0 C41 4....nM in 2k 1 il'4 weir
it sllw €a II tamer
1 VIII -II I k Illlg
lull
f
1 1 1
9 4 rI Pl if ice t I
j r n I Itl CI J
rt'
4;1 i o I ittttI,tt.
I v i II a tr
W 1 .W=
W Ii1 I t!t
I II ice I> i
f,
@ t
tom!
Wr,5 El f117-74;',.4',1 I 61
11 IEI 1 1t uF-.
1
I 1101111k
Is o'
1
1 ffV XI;=
in N ‘
1,_
r1
1i..r i,I
ando ,v
AII ,
T
s i
1
3
a
3
3
1
d
I
P
H
V 1
a v o
t
s` e
wozo
a)
T
15
t
X
w
011W
1 Q
d 9
110 O
i,
1\
V
c..,
z°
c.,
4,
a
o w
CL
d
l n Z
u a
11 I
llJI
4111111111
w i
III 11
1milII z
r 7 z o
r o a
J r WW
J
Y
W
JNI8V32 ssnal
0 -,Ot
PAYMENTAGREEMENT
ThisAgreementismadeasofthe dayofFebruary, 2011, byandbetweentheCityof
Rosemount, Minnesota, aMinnesotamunicipalcorporation (the "City andAlpineCapital,
LLC, aMinnesotalimitedliabilitycompany "Alpine
WITNESSETH:
WHEREAS, theCityisapartytoasubdivisionagreemententitledSUBDIVISION
AGREEMENT GlenRoseofRosemountdatedDecember5, 2005 (the "Development
Agreement betweentheCityandGlenroseInvestments, LLC (the "Developer and
WHEREAS, certainoftheobligationsoftheDeveloperundertheDevelopment
Agreementaresecuredbyaletterofcredit (the "LetterofCredit issuedbyAlpine; and
WHEREAS, duetoadefaultbytheDeveloper undertheDevelopmentAgreement, the
Cityattempted todrawontheLetterofCredit, whichdrawwasnothonoredbyAlpine; and
WHEREAS, theCitybroughtsuitagainstAlpineandsecuredajudgmentintheamount
of $203,500.00, whichjudgmentwasenteredonAugust4, 2010anddocketedinDakotaCounty
onAugust9, 2010; and
WHEREAS, Alpineassertsthatitdoesnothavesufficientliquidassetstopaysaid
judgment; and
WHEREAS, Alpinedoeshaveaninterestinvariousrealproperties (the "Real
Properties whichhavebeenrepresentedbyAlpinetobeasshownontheattachedExhibitOne,
andwhichinterestsinrealpropertyaresubjecttopriorsecurityinterestsinfavorofU.S. Bank
andothers; and
WHEREAS, AlpineisintheprocessofsellingtheRealPropertiesandwishestobeable
todosofreeofanyjudgmentlieninfavoroftheCity; and
WHEREAS, theCityiswillingtoreleasejudgment liensuponthesaleoftheReal
Propertiessubjecttothetermsandconditionshereinaftersetforth.
NOW, THEREFORE, onthebasisofthepremisesandthemutualcovenantsand
promiseshereinaftersetforth, thepartiesagreeasfollows:
1. TheCityacknowledgespreviouspaymentsinpartialsatisfactionofthejudgmentas
follows:
5,000.00onSeptember20, 2010
5,000.00onOctober11, 2010
1,500.00on 2010.
380371v5CLLRS220 -178 1
18,500.00uponexecutionofthisAgreement.
2. Bythe5dayofeachmonthcommencinginMarch2011, AlpinewillpaytheCitythe
sumofFiveThousandDollars ($5,000.00).
3. Alpineowns, orhasaninterestin, thefollowingpropertiesintheCityofRosemount:
Units1204, 1205, 1206, 1702and1705, CICNo. 535, GlenroseCondominiums, a
commoninterestcommunitylocatedintheCountyofDakota, Minnesota
RosemountProperties UponsaleofeachoftheunitsoftheRosemountPropertiesor
executionofacontractfordeedforsaleofanyunitsoftheRosemountProperties, Alpine
willpaytotheCity, fromtheproceeds ofsaleatclosing, thesumofTwentyThousand
SixHundredDollars ($20,600.00). TheCityacknowledgesthatsomeoftheseunitshave
notyetbeencompletedandthatAlpinecannotsellthoseunitswithoutreceiving, or
withoutthebuyerreceiving, abuildingpermitandthattheunitscannotoccupieduntilthe
Cityissuesacertificateofoccupancy. Untilallunitsaresold, Alpinewillmaintain
sufficientheatintheunitstoassurethatpipesdonotfreeze. TheCitywillissuebuilding
permitsandcertificates ofoccupancyforwhichAlpinehasmetalllegalrequirementsfor
theunitsintheRosemountProperties, butnotforotherunitsintheGlenrose
Subdivision.
4. TheobligationsofAlpineunderthejudgmentandunderthisAgreementshallcontinueto
accrueinterestatthejudgmentrateuntilpaid. Paymentsshallbeappliedfirsttoaccrued
interesttothedateofpaymentandthentoreducetheprincipalamountremainingdue.
5. TheCitywillapplypaymentsmadebyAlpineforexpenses ofenforcingandperforming
theobligationsoftheDeveloperundertheDevelopment AgreementandofAlpineunder
theLetterofCreditandthisAgreement, includingthefollowing:
a) LegalexpensesofenforcingtheDevelopment Agreement, effortstosecure
paymentoftheLetterofCredit, theexpensesoflitigationofthesuitontheLetter
ofCredit, expensesofnegotiating, administeringandenforcingthisAgreement,
andallrelatedlegalexpenses. ExpensesincurredbytheCitypriortoJanuary5,
2011areincludedintheDevelopmentFund (paragraphc. below).
b) FinalpaymenttoRKI $20,337.58
c) ReimbursementofDevelopmentFund $59,430.06asofJanuary5, 2011.
Additionalcostswillbeincurredfortheadministrationofcompletingworkitems
noted.
d) Finalliftonpublicstreets $30,000.00 (estimate)
e) Miscellaneousgradingandcleanup $2,000.00 (estimate)
WetlandmonitoringandcompletionofobligationsunderWCA. Itwillbe
necessarytocomplywiththeWetlandConservationAct "WCA for
development ofthesubdivision. TheDeveloperhasnotcompliedwiththe
approvedWetlandReplacementPlan. CompliancewithWCAisnotthe
obligationoftheCity. However, theCityistheLocalGovernmentUnitas
380371v5CLLRS220 -178 2
defined inMinnesota Statutes, section103G.005, Subd. 10eforadministration of
theWCAinRosemount. IftheCityelected toperform Developer'sobligations,
costsincurred thatcouldbecharged againstthejudgmentwouldinclude,
generally: 1) evaluationofactionneededtocomply withtheapproved Wetland
ReplacementPlan; 2) undertaking anyworkrequired; 3) fiveyearsofmonitoring
thesuccessofthereplacement wetlands; and4) performinganyotherwork
requiredtocomplywiththeWCA. Theestimated costoffiveyearsofmonitoring
is $7,500. Othercostsareunknown.
g) Asbuiltgradingplan. TheCityrequires agrading plantoconfirm thatthemass
gradinghasbeenperformedandcompleted inaccordance withtheapprovedplans
forthesubdivision. (Thisisnotthesame astheas -builtsurveyrequired after
buildingsareconstructed.) Sincetheearliersurveyworkforthesubdivision was
donebyLauk andAssociates, themostcosteffective wayofcompleting thiswork
would probablybetocontractwiththatfirm, whichmaybeabletoprovidean
estimate.
h) Stormsewer. Uponreview oftheresultsofinspectionofthedamaged storm
sewer, theCityhasconcludedthatthecracks donotrequirethatthesewerbe
reconstructedatthistimebutthatthedamage willshortentheexpected usefullife
ofthispublicutilityfromapproximately 75yearsto40years. Accordingly, the
CitywillacceptthesewerlineintotheCity'sstormsewerutilitysystem upon
payment of $24,000.
i) Replacement ofsidewalk $11,000 (estimate)
j) Retainingwall. Thedamaged retainingwallwillhavetobesurveyed bya
qualified structural engineer todeterminenecessary repairs. Thecostofrepairs
willdepend ontheprojectspecifications prepared bytheengineer.
k) Installation ofstreetlights $7,500 (estimate)
1) Completionoflandscaping
m) Addwearcourseonprivatestreets $23,600 (estimate)
i. BurgundyWay: 140CircletoBurgundy Court
ii. PrivateDriveway: BurgundyWaytoDeadEndNorth
iii. BurgundyCourt: BurgundyWayto140Circle
n) Installationofstreetnamesigns $3,000
Nothingherein shallimposeontheCitytheobligation toperform theseoranyother
obligations ofDeveloperundertheDevelopmentAgreement. Whethertoundertakesuch
work, andthemethods, meansandstandardsofsuchworkiftheCitydoeselectto
undertakeit, isinthesolediscretionoftheCity.
6. TheCitywillexecuteasatisfactionofjudgmentuponcomplete payment ofeither:
a) Theamountofthejudgment plusaccruedinterest, or
b) PaymentbyAlpineofallexpenses oftheCitylistedinparagraph 5hereofplus
accrued interest.
380371v5CLLRS220 -178 3
7. IfAlpine isnotindefault underthisAgreement, andpaymentsmade byAlpineexceed
thetotalamountofexpenses incurredbytheCityplusaccrued interest, theamountofany
excess payments willbereturned toAlpinewithin30daysoffinaldeterminationbythe
Cityoftheamountsofallcostslistedinparagraph 5.
8. IfAlpine'stotalpayments, excludinginterest, donottotalOneHundred Twenty -Five
ThousandDollars ($125,000) byOctober 1, 2011, AlpineshallpaytotheCitythe
difference between OneHundred Twenty -FiveThousand Dollars ($125,000) andthe
principalamountpaidbyOctober 1, 2011. Paymentofsuchadditionalsumsshallbedue
onorbefore November1, 2011.
9. AlpinewillpaytotheCityallsumsremainingunderthisAgreementbythefirsttooccur
ofeithera) April1, 2012, orb) thesalebyAlpineofproperties listedonExhibit One
havingavalue, asshownonExhibitOne, ofTenMillionDollars ($10,000,000) (the
earlierofwhichishereafter referredtoasthe "FinalDueDate IfbytheFinalDue
Date thetotalCityexpenses incurredasdescribedinparagraph 5ofthisAgreement have
notbeenfinallydetermined, AlpinewillpaytotheCitytheamountofthejudgment plus
accruedinterestlesspaymentspreviously made. Ifthefinalcostsincurred bytheCityin
accordancewithparagraph5aredetermined tobelessthantheamountpaidbyAlpine,
Alpine willberepaidinaccordancewithparagraph7.
10. AslongasAlpineisnotindefault under thisAgreement, theCitywillexecuteand
deliverreleasesofjudgment liensforsalesoflotsoftheRealProperties upontherequest
ofAlpine andwillforbear pursuit ofanyotherremedies forcollection ofthejudgment
againstAlpine.
11. Intheeventofdefault byAlpine, thisAgreementshall bevoidandofnofurtherforceor
effect exceptthatAlpinewillbecreditedwithapartialsatisfaction ofjudgment for
payments previously madebyit. Specifically, butwithoutlimitingtheforegoing, upon
defaultbyAlpine, theCitywillnolongerbeobligatedtoissuereleases fromjudgment
liensforsales ofpropertybyAlpine andAlpine'sobligation willbetopaytheremaining
amount ofthejudgment, plusaccruedinterest, notwithstanding thattheamount of
expenses incurred bytheCityasdescribed inparagraph5maybelessthansuchamount,
andtheCitymaypursue anyremedies availableatlaworequity forcollectionofanypart
ofthejudgment thathasnotbeenpaidbyAlpine.
12. Uponexecution ofthisAgreement, theCitywillreturntoAlpineanyoutstandingoriginal
Letters ofCreditissuedbyAlpineinconnection withtheGlenrosedevelopment.
13. From timetotimeuponreceivingarequestfromoronbehalf ofAlpine, theCityagrees
topromptly execute aPartialSatisfaction ofJudgment confirmingthethenremaining
balancedueonthejudgment.
380371v5CLLRS220 -178 4
INWITNESS WHEREOF, thepartieshereto, bytheirauthorizedrepresentatives, have
hereuntosettheirhandsasofthedateandyearfirstabovewritten.
380371v5CLLRS220 -178 5
ALPINECAPITAL, LLC
By:
ItsManagingPartner
CITYOFROSEMOUNT
By:
ItsMayor
Andby:
ItsClerk
MEMORANDUM
DATE: February 17, 2015
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works/City Engineer
Dan Schultz, Parks and Recreation Director
Christine Watson, Public Works Coordinator
FROM: Phil Olson, Assistant City Engineer
RE: Glenrose of Rosemount Engineering Review
SUBMITTAL:
The plans for Glenrose of Rosemount have been prepared by Loucks Associates and Whitten
Associates, Inc. Engineering review comments were generated from the following documents
included in the submittal:
Site plan (1 sheet), dated October 31, 2014
Grading & Drainage Plan for Building Pads (1 sheet), dated December 1, 2014
Wetland Delineation Report, (15 pages), dated October 27, 2014
Landscape Plan, (2 sheets)
Home Plans and Renderings
DEVELOPMENT FEES:
1. An agreement between the city and developer is required to ensure that all remaining public
and private infrastructure is installed as proposed. Staff is currently working with the city
attorney to draft the agreement.
2. The agreement will include a condition for the city to reimburse the developer up to
$71,975.25 for improvement costs of the four items listed below. A credit of $71,975.25 is
remaining on the property from the previous development.
The installation of the streetlights
The installation of the remaining street name signs
The wear course on the private streets
The survey of the retaining wall by a qualified structural engineer and any repairs
recommended by that engineer
3. The agreement will also require the developer to provide securities for landscaping, grading,
wetland mitigation, survey, streetlights, erosion control, and several other remaining
improvements.
SITE PLAN COMMENTS:
4. The proposed site plan is very similar to the previous Glenrose development plan approved
in 2005. Public utilities within the existing roadways are sized appropriately for the proposed
changes to the development. No additional public utilities are required.
5. The plan sheets to not clearly show what infrastructure is currently installed and what
infrastructure is needed to finalize the development. The following items should be clearly
shown on the plan as proposed improvements
Wear course paving of private roadways
Streetlight locations
Street signage: 8 signs
Burgundy Way & Burnley Way
Burnley Way & Burma Avenue (2)
Burnley Way & Burnley Way (2)
Bumley Way: House Numbers (3)
WETLAND MITIGATION COMMENTS:
6. Wetland mitigation and monitoring was a condition of approval for the previous Glenrose
development plan and the same condition applies to the current submittal. Last fall, the
developer’s engineer completed a delineation to verify the size of the wetland area. Since the
delineation was completed outside of the growing season, the delineation limits cannot be
verified by the city until spring. Additionally, a map showing the original wetland in
comparison to the delineation will need to be supplied to compare the mitigation area. Upon
acceptance of the delineation, the developer will proceed with a 5 year monitoring plan to
verify that the wetland is fully established as originally proposed.
UNDERPASS IMPROVEMENTS:
7. No additional pedestrian improvements are required as part of this development.
In 2013, the City constructed a pedestrian underpass across TH 3. The underpass connects
the southwest corner of the Glenrose development to the high school property. It was
constructed to provide a safe crossing location for pedestrians between downtown and
Connemara Trail.
The city also constructed a new sidewalk along the south side of Bumley Way to provide a
connection between the underpass and Erickson Park. In addition, damaged and settled
sidewalk was replaced along the retaining wall west of the pond. A trail easement was given
to the city by the property owner to allow for the construction and maintenance of the
sidewalk from the pedestrian underpass to Erickson Park.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
MEMORANDUM
To: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzler, Public Works Director/City Engineer
Phil Olson, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: February 19, 2015
Subject: Mark Elliot Homes – Preliminary Plat
The Parks and Recreation Department recently reviewed the preliminary plat from Mark Elliot
Homes. After reviewing the plans, the Parks and Recreation Department staff has the following
comments:
PARKS DEDICATION
There is no parks dedication to be paid with this preliminary plat. The parks dedication for this
development was paid in full by the previous developer.
Please let me know if you have any questions about this memo.
Excerpt from the February 24, 2015 Planning Commission Minutes
5.a. Request by submitted by Mark Elliot Homes for a Preliminary Plat and Major
Amendment to the Planned Unit Development Agreement to Allow the Construction of 48
Townhomes (15-05-PUD, 15-06-PP). In 2005, Dean Johnson Homes received plat and Planned
Unit Development (PUD) approval for a 76 unit townhouse development named GlenRose of
Rosemount. GlenRose was approved with two townhome styles: 42 back-to-back townhomes called
Condominiums and 34 single width townhomes called Rowhouses. Only one building of six (6)
Condominium units and one building of six (6) Rowhouse units were constructed. In 2010, Dean
Johnson lost the remaining development to the finance company Alpine Capital. In 2011, the City
entered into a Payment Agreement to obtain funds to address some infrastructure improvements for
the project, as well as reimburse previously incurred costs. There was no developer identified to finish
the project as initially approved. Currently, Alpine Capital has partnered with Mark Elliot homes to
finish the construction of the development.
The applicant, Mark Elliot Homes, proposes to finish the development of GlenRose, but he does not
feel that the six (6) and seven (7) unit buildings are marketable. The applicant proposes to reduce the
six (6) unit Condominium buildings into four (4) unit Quad buildings, and reduce the six (6) and seven
(7) unit Rowhouse buildings into three (3) and four (4) unit Rowhomes. Mark Elliot Homes also
proposes to update the exterior elevations by add more gables and dormers and giving the Quads
four-sided architecture.
These changes would reduce the total number of units from 76 units to 60 units. No changes are
proposed to the private street layout or the homeowners association (HOA). Mark Elliot Homes has
met with the homeowners in the two built buildings. Staff has discussed the proposal with one
existing homeowner and the attorney for their HOA. They have stated that they are supportive of the
home designs and completing the development, but they have concerns as to whether the site
improvements can be completed without additional expenses to the homeowners or the HOA. Mark
Elliot Homes will be required to complete the improvements at his cost, but he will be able to be
reimbursed for some of the activities with the $71,975.25 in remaining funds from the Alpine Capital
payment. Mark Elliot Homes will be responsible for any improvement costs beyond the $71,975.25.
Chair Miller inquired if zoning requirements are still being met. Planner Zweber stated that all set
backs are the same as when Dean Johnson Homes received approval and zoning requirements are still
met. Miller also inquired if guest parking along the street parking be adequate. Zweber stated that
zoning requires ½ a stall per unit is required by zoning, with the current design there will be more than
required. If needed overflow parking could be at community center and use the tunnel to cross Hwy 3.
Commissioner Kenninger expressed her concerns with construction traffic and damage to road.
Zweber stated that damage to the road happens when loads are dropping of supplies and that will be
happening within the development, not on 140th Circle.
Mark Pasvogel, with Mark Elliot Homes, stated he has a 3 year plan to complete. 1st phase will be
the Quad Homes and should be complete within 2015. And then the three unit row homes and
finally the 5 unit row home will be the last to be built. His design allows more green space with the
Dean Johnson deigns. They have already started maintenance in the pond.
Commissioner Kurle Inquired as to when phase 2 would be complete. Mr. Pasvogel stated that they
are hoping to have Phase 2 done by the end of 2016 but depending on winter it could roll into 2017.
The public hearing was opened at 6:53 pm.
Public comments:
Don Jakubowski, 2960 140th Circle, stated that he is looking forward to seeing the neighborhood
completed and is in favor of approval.
MOTION by Kurle to close the public hearing.
Second by Kenninger.
Ayes: 3. Nays: 0. Motion Passes.
The public hearing was closed at 6:56 pm.
Additional Comments:
Commissioner Kenninger inquired what the affect there would be on traffic on Hwy 3. Mr. Zweber
stated that this entrance off Hwy 3 was previously approved by MnDot. The out access has two
lanes is the left lane will be for left turns and straight traffic and the right will be for right turns only.
Kenninger inquired about a combined entrance with the car dealership. Zweber stated that is no
longer the plan.
Commissioner Kurle stated he likes the new façade and design.
Motion by Kenninger to Recommend that the City Council Approve the Major Amendment to the
GlenRose of Rosemount to allow Mark Elliot Homes to Construct 24 GlenRose Quads and 24
GlenRose Rowhomes, subject to the following conditions:
1. The GlenRose Quad design dated 10/28/2014 shall replace the GlenRose 6-Plex
Condominium (Exhibit 18) designs.
2. The GlenRose Rowhome design dated 11/14/2014 shall replace the GlenRose 6-Plex
Rowhouse Type 1 and Type 2 (Exhibits 16 and 17) designs.
3. Site Plan Sheet C2-1 dated 10/31/2014 shall replace the Site & Signage Plan Sheet C2-1
revised 7/11/2005 (Exhibit 3).
4. Grading &Drainage Plan Sheet C3-1 revised 01/09/2015 shall replace the Grading,
Drainage & Erosion Control Plan Sheet C3-1 revised 7/11/2005 (Exhibit 4).
5. Landscaping Plan Tree & Buffer Plantings Sheet L1-1 shall replace Landscape Tree &
Buffer Plantings Sheet L1-1 revised 07/11/2005 (Exhibit 14).
6. Landscape Plan Foundations Plantings Sheet L1-2 shall replace Landscape Plan
Foundation Plantings Sheet L1-2 revised 07/11/2005 (Exhibit 15).
7. Compliance with the conditions and standards within the City Engineer’s Memorandum
dated February 17, 2014.
8. Compliance with the conditions and standards within the Park and Recreation Director’s
Memorandum dated February 19, 2014.
Second by Kurle
Ayes: 3 Nays: 0 Motion approved.
MOTION by Kenninger Recommend that the City Council Approve the Preliminary Plat for
GlenRose that Reduces the Number of Units from 76 Units to 60 Units, subject to the following
conditions:
1. Execution of an Agreement approved by the City Attorney that describes the
improvements remaining and requires a financial surety that ensures the improvements
will be constructed and installed accordingly.
2. The Agreement will replace the Payment Agreement with Alpine Capital and describe
the improvements eligible for reimbursement from the $71,975.25 remaining from the
Payment Agreement.
3. Compliance with the conditions and standards within the City Engineer’s Memorandum
dated February 17, 2015.
4. Compliance with the conditions and standards within the Park and Recreation Director’s
Memorandum dated February 19, 2015.
Second by Kurle
Ayes: 3. Nays: 0. Motion approved.