HomeMy WebLinkAbout8.c. E & K Enterprises and Secure Mini Storage Concept Plan . CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
City Council Meeting Date: June 17, 1997
AGENDA ITEM: E&K Enterprises and Secure Mini Storage AGENDA SECTION:
Concept Plan New Business
PREPARED BY: Dan Rogness, Community Development Dir. AGENDA 1'�f���
ATTACHMENTS: Site Plan, Draft Resolution, Memo, Survey, APPROVED BY: �%/��
Narrative
Applicant: E &K Enterprises& Secure Mini Storage, L.L.P.
Location: Chippendale Avenue(as relocated), 160th Street West and STH 3
Property Owner(s): E.B. and Katherine McMenomy, Heritage Development and Thomas
Geronime.
Area in Acres: 6.88 total
Number of Lots: 2 Commercial Sites
Comp. Plan Land Use Desig.: Business Park and Urban Residential
Current Zoning: Agriculture
Requested Zoning: C-3, Highway Service Commercial (Comp Guide Plan Amendment
needed), and/or Business Park 1 for the Mini Storage.
SUMMARY
Mr. E.B. McMenomy and Anthony Valvolis are requesting approval of a mixed commercial use planned unit
development for a portion of the McMenomy property to be combined with parcels created by the anticipated
n532 r anda
relocation of Chi n Av nue. Th PUD would consist of a mini-stora e facilit o ac es
ppe dale e e g y .
convenience store with gas on 1.56 acres at the north east corner of Chippendale Avenue and 160th Street. The
remaining northerly 5.8 acres of the McMenomy property is included with the Heritage Development residential �i
PUD proposal for the Englert property. '
The mini storage facility property should be zoned BP-1 Business Park consistent with the Comprehensive Guide
Plan land use designation. Another option would be to zone the property C-3, Highway Service Commercial.
This action would require an amendment to the Comp. Guide Plan. The choice between BP-1 and C-3 should be
based upon the lists of permitted uses within each district. The convenience store with gas will require a Comp.
Guide Plan amendment if approved because the land is guided for urban residential use. The appropriate zoning
for a"C store" is C-1, Convenience CommerciaL
On 7une 10, 1997, the Planning Commission conducted a public hearing for the concept as required by
ordinance. No one appeared for comment other than the applicants who provided clarification. The Planning
Commissioners discussed the various zoning strategies and compared the architectural standards for BP-1 and C-
3 and C-1. Generally, all of the commissioners supported the mini-storage portion of the PUD and agreed with
staff regarding the BP-1 zoning strategy. The two commissioners that voted against the concept objected to the
convenience store use, or felt that the combined properties should have a consistent zoning such as Business
Park. Even though the convenience store site would likely remain vacant for years with no purchaser, pre-zoning
was viewed as premature.
RECOMMENDED ACTION:
Motion to adopt a Resolution Approving the Concept Commercial Planned Unit Development for E & K
Enterprises and Secure Mini Storage, LLP.
- and -
Motion to table action re ardin the rezonin until lat a roval of the develo ment.
roncent �uhmission
I
,{
; r "_ ... ..__ _'i25'_/. � .
� t _ _ — -------.._ .--f
I '���.
� �EXI'Sl�NU tiOIY�E ,�c A1p,'�otiR'1 F�tjEP'
Gan2�g�ro oF i � �
� �7u1tD�N(�"1 �
/
I � �
. � . � . 4�r�nc�'E Gnt,l�poL /��.
� '� ��� i �
'4r � i -
� :fau hua�J '
� ' ���
1 �
i �
I ,�
�
�� a
' ' � ` �
�� , , �
� i 2 �� �
5 � /
/ / r '.
/ � ,�., 4 �
�� /J /i
%� , : /� �, i
/� � " �
-'� / ;� ;' '� ZI 'i� ! �
� �,\� � � % �"� I
,�� , l >
% � , J` � '
/ i � f
- I �o %� x'
; , ; + . ,
/ � � 9 � �
� ��
� � ' `�T
1 � �t� �"�', �
� ,�`�x x
� • �o �� �
� ;' '
�
E !
�� uv�t��W�i j �/
I ' / i
. f ,�
:
' �P�� �'°•' / , �, g+.��i�3t.400 �
, •Q.�
: •
' r1►r�or.,a7 -� �
' � % '�11!'�.-IC.,b
I � � �
� ,� P�.Df� e-w 35AOD �
- — — --- � — ---�� T�f� b1s,Sa� 5�
� ' � �
Lo' �80•
1�0=` '��T" � ►�o�
`J�uR� i'1�t.�.� .. � £� ��t-�W�,,t-�- o �d�
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 1997-
A RESOLUTION APPROVING
THE CONCEPT COlY1MERCIAL PLANNED UNIT DEVELOPMENT
FOR E & K ENTERPRISES and SECURE MINI STORAGE, LLP
WHEREAS,the Planning Department of the City of Rosemount received an application from E
&K Enterprises and Secure Mini Storage, LLP for approval of a concept commercial planned
unit development for a mini-storage and future convenience store located at the northeast corner
of Chippendale Avenue and 160th Street;and
WHEREAS, on June 10, 1997, the Planning Commission of the City of Rosemount reviewed the
Concept Commercial Planned Unit Development of E & K Enterprises and Secure Mini Storage,
LLP and adopted a motion to recommend approval to the City Council.
WHEREAS, on June 17, 1997, the City Council of the City of Rosemount reviewed the Concept
Commercial Planned Unit Development for E & K Enterprises and Secure Mini Storage, LLP.
NOW, THEREFORE, BE IT RESOLVED,the City Council of the City of Rosemount hereby
approves the concept for the E& K Enterprises and Secure Mini Storage, LLP Commercial
Planned Unit Development, subject to:
1. Amending the Comprehensive Guide Plan to change the land use designation from ,
Urban Residential and Business Park(as needed)to CommerciaL ,
2. Rezoning the property for mini-storage to BP-1 Business Park and the convenience I
store property to C-1, Convenience Commercial.
3. Incorporation of recommendations relative to drainage, easements, utilities, right-of-
way relocation and wetlands by the Public Works Department.
4. Conformance with the requirements for PUD final development plan and platting.
ADOPTED this 17th day of June, 1997 by the City Council of the City of Rosemount.
Cathy Busho, Mayor
ATTEST:
Susan M. Walsh, City Clerk
Motion by: Seconded by:
Voted in favor:
Voted against:
Member absent:
,
� CITY NALL '
C 1 TY O F RO S E M O U N T Za�S- ,45th st�ee�West
Rosemount,MN '
Everything's Coming Up Rosemount!! 5sobs-�9g�
Phone:612•�23•4411
Hearing Impaired 4Z3-6219 ,
Fax:612-423-5203 I
TO: Planning Commission '',,
FROM: Rick Pearson, City Planner ',
DATE: June 4, 1997 '
RE: E&K Enterprises Concept Commercial Mixed Use Planned Unit Development '
PROPOSAL ,
A Planned Unit Development consisting of 5.32 acres for a mini storage facility and 1.56 acres for I
a convenience store with gas on the northeast corner of Chippendale Avenue and 160th Street
West, along the west side of the combined railroad and STH 3 rights-of-way.
ACCESS AND CIltCULATION
The two sites would have separate driveways to Chippendale Avenue. The mini storage facility
would have a driveway just south of the existing farm house which would be converted into an
office for the facility. The convenience store located on the corner of 160th Street West and
Chippendale Avenue would have a driveway as far north as possible to allow for vehicle stacking
space near the intersection.
MINI STORAGE
The storage facility would consist of nine long storage buildings generally oriented parallel with
the railroad tracks. A tenth building on the north end of the property would be climate controlled.
The farmhouse would remain and be converted into the office. The site would be secured by the
combination of building walls and wrought iron style decorative fence. All of the green space and
landscaping would be along the exterior of the properry. The green space minimum requirement
is 25% of the site.
A wetland has been identified by Staff which will have to be verified by the Developer. Impact of
the wetland will result in a replacement requirement of two for one.
Generally, Staffbelieves that the mini storage facility is an appropriate land use for the property
because the building mass will help screen the residential uses in the area from the railroad and
Highway 3 traffic noise. In addition, storage facilities tend to generate low traffic volumes
compared to commercial or industrial uses. Therefore, key elements of a final development plan
review would be the building materials and landscaping if the concept is approved as well as the
ultimate rezoning.
�
E&K Enterprises, Concept Commercial PUD
Page 2. I,
CONVENIENCE STORE I
The relocation of Chippendale Avenue with the resultant creation of an isolated parcel from '
Geronime Pond creates the opportunity for the"C store." If not included with the mini storage
development, there appear to be limited choices with respect to land use. Residential land use
appear to be undesirable because of the small size and being bound by a heavily used railroad, a
collector street, anticipated County Road 46 and business park uses to the north. The Developer
and Staff both presume that even if approved, a convenience store would not be built for several
years until market conditions exist to support it.
FINDINGS
In approving the Concept Plan, the Planning Commission must find as follows and forward its
findings to the City CounciL
1. The Plan provides sufficient useable open space and evidences a substantial preservation
of natural features to warrant the granting of variances through planned unit development.
Preservation of the wetland(if veri�ed) is the only signrficant natural feature of the property in
addition to existing trees.
2. The Plan complies with the intent of the Comprehensive Guide Plan.
The mini storage use is allowed in BP-1 Business Park which is consistent with the land use
designation of Business Park in the Comprehensive Guide Plan.
3. The proposed development will not be detrimental to sunounding properties.
er ies are across a collector street Geronime Pond or in the General
Surroundin ro t ( ),
gP P
Irtdustrial District east of S7'H 3. The property to the north is proposed for a residential PZID
which would result in objectives of both PI�Ds to provide screening. Empire Township south of
160th Street has a combination of agriculture and mining uses.
4. The Plan is more creative and will provide a better living, working or shopping
environment than is possible under strict ordinance requirements.
PUD is required for commercial uses that involve mudtiple buildings,parcels and uses.
�
DATE: 6-6-97
PUBLIC WORKS/ENGiNEERING DEPARTMENT REVIEW FOR:
PROJECT NAME: McMenomy Property.�160th St W/Chi�pendale� CITY PROJECT NO.
' Proposed By: E & K Enterprises Phone No. 423-1160
15872 Chippendale Ave. Fax No. 290-0106
Rosemount. MN 55068
Type of Request: Concept PUD Review
The Following Conditions Must Be Met for ApprovaL•
1. Incorporation of recommendations relative to grading, public streets, public utilities and public easements/right-
of-ways as identified by the Public Works Department.
2. Developer must make payment to the City at final plat for;
a. 1997 Storm Water Trunk Area Charges of$2,820 per acre which is estimated at this time as 6 acres
x$2,820= $16,920;
b. Preliminary payment for street improvements to Chippendale Avenue using 1997 rates for a 52'wide
commercial street which is estimated at this time as$78.88 per foot x 770' =$60,740;
c. Preliminary payment for street improvements to 160th Street West using 1997 rates for a 52'wide
commercial street which is estimated at this time as$78.88 per foot x 400'_ $31,550;
d. Escrow for 8' bituminous trail on Chippendale and 160th Street West(which will be constructed with
b&c above) using a 1997 rate which is esfimated at this time as$10 per foot x 1,170'_$11,700;
e. 1997 GIS fees of$100 per acre which is estimated at this time as 6 acres x$100 per acre= $600.
The following is a review by the Public Works/Engineering Department of a Concept PUD site plan received on May 30,
1997. More detailed reviews will be made in the future if this moves into a preliminary platting stage when preliminary
grading plans and general utility plans are submitted.
The trunk watermain relocation and possibly trunk sanitary sewer work are required to be installed as a public '
improvement project under City policy. These same facilities will be maintained by the City. ',
GradinalDrainage Facilities/VVater Resources ',
The City's we�and inventory has noted a Type 2 wetland along the railroad tracks. The developer is required to have I�I
this wetland delineated for City review. I
City storm drainage senrice to this property may depend on Phase II construction improvements in the Geronime Pond I
addition. No on site ponding is required but the flow off the site is to Geronime Pond.
Sanitarv Sewer
City sewer service to this property will depend on Phase 11 construction improvements in the Geronime Pond addition.
A 12" trunk sanitary sewer may run through this prope�ty to serve properties to the east. Its location has not been
finalized.
1 of 2
Watermain
An ebsting 12"watermain runs in the easterly half of the current Chippendale Avenue right-of-way. This watermain will
have to be relocated or left in place with easements over it. Structures cannot be built over it.
The Dakota County, Phase I Environmental Site Assessment,dated May 2, 1997 identified two wells on this property.
Streets
It is assumed all streets on this site will be private. Chippendale Avenue improvements are tentatively scheduled for
1999.
Walks�Trails
A trail is proposed along the east and westsides of Chippendale Avenue.
Easements&Right-of-Ways
The City will review a future preliminary plat submittal for needed easements and right-of-ways.
Private Utilities
Construction
The City has adopted a policy for the public construcfion of all future publicly owned facilities. The Developer has the I
choice of City financing or private financing of these improvements per the adopted policy. A petition can be obtained
from the Public Works Department.
Fees&Assessments
Developer must make payment to the City at final plat for; �',
a. 1997 Storm Water Trunk Area Charges of$2,820 per acre(commercial use)which is estimated at this II'�
fime as 6 acres x$2,820= $16,920; I�
b. Preliminary payment for street improvemer�ts to Chippendale Avenue using 1997 rates for a 52'wide I
commercial street which is estimated at this time as$78.88 per foot x 770'_ $60,740; I
c. Preliminary payment for street improvements to 160th Street West using 1997 rates for a 52'wide ',
commercial street which is esfimated at this time as$78.88 per foot x 400'_$31,550;
d. Escrow for 8'bituminous trail on Chippendale and 160th Street West(which will be constructed with ,
b&c above) using a 1997 rate which is estimated at this time as$10 per foot x 1,170'_$11,700; '�,
e. 1997 GIS fees of$100 per acre which is estimated at this time as 6 acres x$100 per acre=$600. I,
g:�eng�projectMcmenomyUncmenrl.wpd
2of2
. . *TaP rxhihit '
�;„�:_. _ '
�!"ti• �ntiK . '
. � � � PROPOSED HERfTAGE �DEVELOPMENT �
_.,._ _, . ._ , MULTI�pLE RESIDENTI�L � � � �.
----���-- _� ... ii . . . �'.
I -----„----- —r— �
�:�, .;; a ; �
9 ;�'� t0 �`'_ (1 ,`''
s:i" ~ �
;,,_ „� ;
�� OUTI,OT B a �
;d�>' � �
___ •r 1 b L'„r�` a j . . �.
9 .,:.;_ � �
vw.•�R '
pp. G'=b�-) • .
' '�„R �a�' '
4 R r va, �° . ' ._ .
.' .'_.-!n�� i - / 1
. »��;. . ,4., R `�ti��._" 'R "=�'�-"_ PROPOSED HERI AGE DEVELOPMENT •
:.�',.o � i �'a �'� � i ;A R MULTIPLE FAMI Y �RESIDENTIAL �
�.qq.. .� . .
� , ' '7 ij aM� e��-�''� ` •- JF'�i-__!�_�_ w . � . -'� :
2 e � .i•�r�' aw. " f;'4,°;° -, a'. i
_ � � r., - . .., i P' �,.
GERONIM£ POND PHASE 1 , ' � �
!��•�,r, H yyh �.
� � � ��
. . 'r UTiCi r�/ oe�9�✓A6E y� . `Q .� .
' ,�': EoSEmEl/T ,��� Q
'° � Ap \J�
. ' ���q.1� .1�` .
4 p �
4 �
, . ,� 00
� �aa� �
GERONIr7E POND OUT(,OT C ,M9 �� �
� �/B9°Si ce E' � ; b
�.r,.r z S3... . o �
'�' � . �ry� / P\o O•\
J� �.,ro ;O o� F��� / _�
'0 'I3; , Homestead �Q ,� �� \
E.B. & Katherine MCMenomy � / � a !�
� ..,P.,�„� � 01 � V
-:�• yc� � � ti1 � .
�+ _sl p`� /� � QE�
�9-r "f 1 p Q'
.,a� \ � �� �l
� . ; I : �.:f.. r, �/ �p \ '
I �>'�� a� a cN
��� •i � �. h � / �
4'' a°' .N I �b� ,` q �
.�5.�y��� f,� �0 ' ` � ` \��'/ �ry�y / . � .
� �`�,,�` ro . <,.,per.. f. p� i �Q
♦ u ,� i : �a � : . .
� � �l MURGZC AUTOMOTIVf
'�.a � ! �
� � � �0 Q.Q �
i�a ."':�'' 'r � i d y � \y� </
, � � � �� � U� . �
yQi- " .� Zh� ,L� ��,v .3. � . • ..
� -, „, �I- ura„v�oea.,✓,as+c, 3 `s. �y� 3Q � ,� .
:�
8 ' f1. 'c°oSEnf6�✓T �
,� �� J{� .► ,�,.,...{+•�.,• . C� 3 /�/� . �
'� _ !"� E( ;- � I*-t°- !t . ' U' \RAILROAD SPUR LINE -
4�. ,�� e . _,,�,` �1;i ' V �r'� r7—�..4 � �
a � � Q s .
4 s t L�i i. T 4: ' �� \ ,`
a .`y r Y� �
.. :..�!'� ���t ��"`r ��� '�ir.-�i.�i ��..� It! �"�`^�H ilf� .F.."- ~ . . � r x�.
U . g � � � a
I �� $ .rO RUIZ+OE 'POND �,~ ',�.y7� lij ��'�: 3' s'e ,
� .:.:s3 � ���_: u � .. � . ,
- .�: � ��� F���� -.-': +�te�- . � . �
. � \
. x. � : :ti _ ..�: � \ ..
. . � , �• •�� / / \ . .
t Hr�sy' I
� � ,[ Y ' EXCEPTION � ti '• •. ' � -, ;
.� =,
. ��s;Getonime.Hane�s ead - \ ��.
- ��'�` v�n..y ae�.�r � \
:.,'= a �"� : � � : �Fwls Q» �� GAS SUPPLY TERHINAL -� .
- —t--. ,.� . �»��: � Q� �
ti • �t :z... 325.00�'W s:� xc:.%`� :t .v-l�rt es
. �%,�. . _ ... .. �. . .';,•... NI f �'. • � ��' . . � +. ..
, _.Jit4 Sou�E/ti.JE• 5%z fftJ%4� ' .,,�
. -. _ � Y�27'13�E .
. . . . � ....... . . � .. ?oS.4o... . . . -.�t � .
� _ - EMPIRE T041N5HIP J. • ��' '
- -,h,,, : �""
, ,.
,
�3.r
:�
' . . . ' . . . ' . . . ;. . ':JZ �',
' . ' • � . . t -�;� •,,� "�7� �..
, � U "
i L
. � -.): AO�N
_ .:..:.... . - rr�a.., •:.
•------....-•-----___ � ...... . ..... .
' • .:. - .. � `> : i
.
June 4, 1997
Rosemount City Council
Rosemount Planning Commission
Rosemount Staff
C/O City of Rosemount
2875 145th Street
Rosemount, Minnesota 55068
Dear Council Members, Commission Members and Staff:
Kate and I write in support of our concept plan submission for
the development of our present homestead, along with lands we have
agreed to purchase from Heritage Development of Minnesota, Inc. and
Thomas M. Geronime. These lands are identified on the map exhibit
enclosed herewith. Our present homestead is highlighted in blue;
Outlot D (for which we have a purchase agreement with Heritage
Development of Minnesota, Inc. ) is highlighted in yellow; and the
Thomas M. Geronime homestead (for which we have a purchase
agreement) is highlighted in red. The purchase agreements which we
have with Heritage Development of Minnesota, Inc. and Thomas M.
Geronime are contingent upon our being able to successfully develop
the site as set forth in our and Secure Mini Storage's concept
submission (hereinafter "concept submission") .
We believe the best use and development of these parcels is as
shown on the concept submission. Configuration of the two lots
into which these three parcels would be subdivided is shown in the
concept submission materials. Secure Mini Storage believes that
this is the best site layout for its storage facility. The concept
submission allows for complimentary uses of the property. Though
we do not have a present use or purchaser for the lot which we
would retain, we believe that a PUD-C-3 zoning allowing a
convenience store/gas station use is an appropriate use for the
property given its location near the intersections of Highway 3,
County Road 46, and relocated Chippendale Avanue along with planned
residential surrounding uses. Obtaining "PUD C-3" uses is
necessary to justify our investment in assembling these properties.
The objectives to be obtained and the benefits to be received by
not only the City of Rosemount, but also its residents, are set
forth in detail in our concept submission under Section 3b "Plan
Objectives" .
-- __ _ _ l
McMenomy/Mini Storage
Page 2
If Secure Mini Storage and we are unable to obtain approval of our
development as presently presented, our agreement with Secure Mini
Storage provides for an alternate site development utilizing part
of my existing homestead parcel and Outlot D. This configuration
is set forth on E�thibit B attached hereto. Obviously, such a
configuration leaves the Thomas M. Geronime homestead as a
remaining use. We, as well as Secure Mini Storage, believe that
the combination of the three parcels (with the removal of the
Geronime house) makes the best planning sense.
We appreciate your review and consideration of the concept
submission. We are available if you have any questions or if you
would like to discuss the concept plan submission before the
meeting. Again, thank you for thoughtful consideration of this
proposal.
Sincerely,
�
� � � ��
E.B. and Kate McMenomy
U� �_�L ,
r ' � ��F�4� �,� i
' �,
. - -
....... � '� - I� ?
�II'lIl I I i�,����6iii�mi w � � rr*r^�""'� _ � � � 1 �� � �
. ....� !II Ililllllllllll lilll,i�llllll��� �� �,� � a�
;
,.... .,... , . ,,., � . .
. __� _: . ,
:;,-�
, _ _ . _ _ _ ___.
.. _..��...,�
_ . _.:_
._ _
> . : .
.� : ,.,,_. _ , . .
�. , .
. _ _ _. ., . � ,
-. . _ �;
_� � . ; ��: .,.� .,
� � � �
�..a_ : ,� .
� r�,,.�.�-� ` + ,��"�..�z:+,�< .
' '��. �
k f .,��� $,#��u'�'���_.`t'�,<ti. ` `
��"�" F-'�+A .S:.'.':,, f e't l� A. t' `}[ � . .. . . .
' _ a:#k�.
r4
�."�' `+y jP`, Y sF..
���������/���I I�El��1�1111111111111111111t IIIIIIIIG��-���������
����"��3��'���;5��'���""'t'�����������/'19ya EI II�u■■111111111111111111111IIIIIIIIIIIiII Illlltllllll
� �' �i ��� ��.� . W �_�e �a,u ��+ .i9��I����I���i���1���i�������7�.����I111t1��
' � �V � � ' � �' � I� 3�
.'
{ ��M'������ �. '�:i1y-�� :;� t� .y�s��i:1�1 � ;i �
��� 1
�i# 9".t. � - :v_ . x= �'�� �� ,��'7�y�9i:-.���. 1 a �a� ...
_ , . . � �:i �; , . ; ������±1f7�� a",?9�9�a,
�s. ,� �+��:��r
� `t. •
r f�,,4����,i��,k�. � •'-t+e��� & .�+� -.� �` - ..
- �� < �lR y Yr
�t�`� :� _ � _ ,
. �:� ,� � :
` � ¢:
� n .������ ��� :� � � �
"���"i ������e J ������ � k, f�`� � ,K, «s� �s 3 A� ,� „g=
.�Y�$_�'�' �� �'Y� y -F:..I . 1�>}4 A -+1��"t� . 7 �'. ,.X y.id' .i�e �.!'K t 4.�
-t" 'i
�1.�3��:>,4,�.e�{y�- �`. �• �, �s.a t4 .. �'� � .S. �..�f{,'d`i�E ts.y �.�kY Y
�. '� �""�'"� r.r _ Y. s�V��%, y�'�a :.��°�z �?�rn„ .. i;� ,.t�
' . }���
} �
?'��. . ' T_. �.. .� �t;p-:.. � �L . ,�. ..
.�-.�.__ "�"� '�'
y
i -_ yMy.
'u L:tU
�"' `r---� -_..,. __ i;
� ' � --r ..r-■ -__ - _.. �
�.. �__ !� 1 � n�iii�iu�t�uij i um����ii�� r� mt�uwmnau���uuuu' ;i
.�. � :,!!!!i�����n �� !!I!!1}����itu"�� ! qllllilNll��: �il� ,������� �� ` � `_`
, .. � �
� ���r�ii t lUU IIi�7ilIlU4U3�ifiiiJi37.
� :a,.. ��ii;�,
:R• "� :le. '
- . . .. . _ .._._-'^ -.��a.r_.,�w �•�+�.�.
, . ,. - . : � . , ... . . . . . . A
t _ i , � � .�. �: _ ' � .
� � r oy
�t rrs�,,}��y�� ,,,�Rp� ,� �„ h� r ;. -�
. •y,r .:�� J��4�-tat'`1 4� �.z� � ` "'ry•A:t 1 +;'�.�V.i . � . .
.. ��'".. � ,k ,�"`'�`�x?w?�e�'+�w,�M 5',"" _ w_ . , . _ .
?�° " .y¢y '�T* fi , . � a
�. ' a � , ,� ; >.
� � ' i � ���� r v+�` r J.,
� ilA► •K' . - . � � �C! . .
`i`����, s�Sy�'',��'���,�,� '3"��y''. +c w�, ;! +. ���y�� �� `�� �
,� ��-' Wt'�'}�T' � ��r���'�3a.�,� :: ' 1 '". ' .
-11s�' ~''�'`+rt � :��� S '` c � M j .
�':� �•��` l;sPl.S �y���4�t t �� w � :`,�Yi.�t ,.�` t r�, � ' ��
�' "�:!t r � , - � �,�. `
..Y t �f �� ��' n„"y AA'�fJ � 4- .,,�t � �
�3,�`;1 K ,��+1 ik �y + y �J�'}��k '�s��'�i
FCi `K^.�'�:S�yt' '.J �i f j ,ik jl�F . -
f3.�','.Y'Tlf '��1 :�- � �� �."�1 Y � .'i���"� l. . . _ � .
r j :a
�_ �J� `
�, .�. _
�'���� -
� -- �� 4��
:
, � �;
.� � , � ��_ �
:. ������������� ���� �� ' � 5 -,-�^^'--.��-_ �.�,.�=� �
'lll'll '.......;' lllllllllllillillill!I�;�,N�il���� _ � '!', ' � � ► �`' `� ,�� ' �
,
� , , ,,. . - _ _�
.. .
_._
;�:� ... . . ._ _
. _ .
_
.:,�. . ; _ _
. . .. . ..
. . . ,
_.N . . . .. ,
. ,
µ• _ A }.,.r� Y .. .. '
y,. - �`^".' ....rl�. S �aY ' . . .
rt'4`.. �.+�' 2 � : `i�.
+d "l, � �:� �.� _ '�- �+.i. � . . .
� .�;`i� �i�'Ft+j'�"''� �� '' s.�r'y;�s 5" , � � . . .
�-.
. . . . ... .,x,�.
>
u,.rk
� ;t, w
r. .
�,�„",,,il�,1,,,,1111 1"11�11�1111������������.������
������������.+� �r+4�����������������11�������w�l�ia :",!Il�uun..--r• , 11lIII IIIIIIIIIIIIII lllpll
� �r ���I����IIIIIII
� � _ _. �»� �....... . . . �._. '
1� 1111
� ., � � 7 � � �R � i� �� ���I ... .,...�.� 11I/I�u��u
� � � � � � ����������� ���������t���
�� ����''�����" '' ���r� a '.i ,� :���e ;'
; i �Ys+ �
�' '�1, .3" � 1 t d3i t'! i �;, �t. ,
. . . . , . �- - . . < < �j x�6i 4?1M�a n�'95e. � � . n�7. , , '7
., r.�. �,�,,, . ,�e .�5� . _
� ►�.�p
Y� ���3��i��<flT �"'�.y„",+i'��Ii�BWG�'3�''sFabc+L��� ��:s� � , � - _
3 � �C��P
y'I r f#'�yf•�� _� ,�f..� � �Y�y Y �* - -
�. y �
: f��� � �
': M
,y y 's` �.t "Y -�l
�."��' 't�;�� ��"�}.: 1 � - ,4'F ,
�~�y ;` �!�'�� ; ;�* R�`��h �' z `� {^ F . y�s�y. # r£.��� !� -
ar�������"1 � �, a,.L g"�E'� s�, .`�
�y�� '
�� .Sr.x.�.s,i-`"Y. .��r • :.. .� -�� �S ^-.4_;���v-�. ��, a'��'� .. t ' `,
art Z"a s�"�`.��' ,a '�"�� y Rz. . � ;�1e ,y �.
_. a�
- ��e, v
-�°0'S•-.s� ' .i :.�;' . . a" -._- �t'i�-: , �` ���' ' ��, .,_ .•;` . -• .. . _.
fi , g
.-. '�-Q�'• >> � ..,
�P ""��� ....� - ' .. .. -..... ,.�
� � �i � � i'.rm7�mit.�. � i� ���� _. � ( � s «� ��
�.�:_� ,_�
��1r _.
�.... � 9'. 1 � �u�u�t�n� i tunn��"�� ����irri���r►nCi u neu ununu uu�i�uanu
.a..+ ..,,�niui�n�� i !lIIIl�u�n�i� .Illlllllll�. ��I .���i � ` �
. . . ����� ill Ilill�tuUiililllulhlliiliili.
�.
� .:7.'- IHu�
.i•:', ,,• � ;f[- . . . . i' � . . . .. .
.. . _ ._.. _'- __.::.}.r_., * ��'""�'
-�- � , .. ,. . � � � �.. � � � � w
y�� � U�i-.�Yi^Y �i n"`fe�ay°��f.r' �.�. �': ' ' s.e . . . .
i � 'f.:. t �rR � + F • t �i� ..�. At: � �"p�.i� . , - .. .. . � .
� '
�� - 6 MYt�� „ �. � ..
-M :�•�6'i �,•7 € � ? .��•�'X.4�-fq '#;�'.r{ - .. � , � . ..
n+�, s a� r s� r...
a,�i�r � -,�i °s`�� :�' +� ';�,�e?J�i� 7� � ._ . , - . . ..
�.,..�t ��wyL�'�,��•'��f 4 t,+ �� 'A 7 ��, �� �-'?^ � �r`�,�.�'..�, y,t tr' . � � . .
,�!�� q ±��i b 3� � r
.��'�;e����`'x r ipd -� �` r,�. '+s�'.�tf f �` �. � ��Y� . , .. .
�y�'�""��"' t��,���r�t�.'^Y�, � W �'3��� ;�w � �� t �
F � v����
_M�,��X {��f ��.��k ay!i t� .� r 5 t�k.,' �y�p+7..r.� , _ . .
.��Gi�1'e3u' � r 'b ' 'F x ��� iH� c,r � , . , � . - . .
�� -ay ,�z. . .�_ . . . ..
y� ` ' ''�,;.ai�. . R �•�* �� `'[ � 4P Y �R ti'd
x �
*`.. ' .. � .. . � . . � �'� '.�S i���,�� . .
. • � � � . � , , � � ���� . _ � ����p . :.
' . - � t,� �. I I�(II''�I(�,.'� f :.
, �.� � d it,��S � ���' � � .. .
��'� :� o s" i � �'� b � -'�zn, ..
� � +,
°'t�,
�.`* -� ! �f�4:. �,�"
- , ,�,..,
•r� r
R a`�e � r ', a�d w ' ��j�' �:���,. t
.'� 4 �is? ��+� �,_�s ti
.'i, � ? .n� � �- ; � ' - � � .
d � #�� ''G,..
. ., i � ,y� �� .�-� — - �r, ...
, � �
. ,
.� ���.`� �, `,�� �t.a ,1 �` r h4
r_.... , . . ,:
.. _._ ,. . ;.4 ,. .,
..� � � '- ;. :. .. :� . . ..t a .�t�,q� �"'-...,."""r`w.�"`�
� + ,
_ ' ^ ,-
r- ,, « ,
+� �Z. � 1� ': �� ,� ,��yy��a. �) .'y _ .
�d, r _ � ��' � �" �U� � "��� .� �!
'r�,, ,
�V*:k�. .. ��'' . � ��., � G''M'�: -c :..- �i_.
�
p ' '� �'°� C`�.��:,�. r�`.:
x'�'�—_.y�`��� .. � ., � ,e9' �"`' ��������. rar��N II I, . ���,.
�T�'� `��� '- �-- °'s. �� r � ��'�� i�
`
r. �� .-j' ,� � "�, � ' �w�. "� . � .
-...� .� .� �
�Y.� #' �' �. c. .� p S: �. ��., � � i �4y y... t.
�� �, '�' � . +�t � � � ' � r�f�, ..,.,. .. ..,� '�.
��� ,�� �# � n �': II � � �''
/�f �" � t�r�r�� i ' � '' II: ����������������������� �d�i
� �� �,,,��- � �� � IIi91111A ' �
�,-��;t!�`•r 1 ` a �W. ., ��i ,, ., , ,., t ��W�1 .� `�.�"
pr� `;j u : �: e ���l���i� �...;� `¢`��9,!
�, �.,�' :t+. � r �� �� �'��' �� ' .zr�e+4�yi'win �9 _ !
F` *4r � � � „��� Y`� �.�. �.w...A�.��'t'
!f �{ `� ;
. � ��y�'�i'�t �, r d�9i �d�4 � , !
i� �. �� ( I 3 �i�d t i 'Y� ,Nt�� ,+9M
i ( �� ��l �'' �,::'r �n �
1 F� � Q �� 1�� y� � n
� � �' , f4'k.� � �"'
� :C i J....., r�.. �,7•.. 9. Y.`
r :
. . I1��� �� r_:
l i��� ! �w��� � ^�ri.
it } � � <�
- � I 4 ' '�N��, +v�.� hs�� I `�� ��
4� �, vx
i� r � F x� +q�w6F::?ws2 '�
� � C; t�'� �' ........ ! � .. _. .
d �„�� �,"
�i ���
� r� "���, *f I;,�II�,��������,I���I,
� � i � ;$�'`�� ' � �
, *�a' . ... .. {. � � 17 % �a, { i I �II III���IIIIIIIIII..
�'� , �'%n;; � ,g ����'t�, .,'I I I '�I �
�n- �i + � ��T �Gf((f(Illu
�`�i k.�:`� ' a 6 �. ��.."
y, j ,: ,� x . _
� i �� ::..i ' >..
���,.,'.. ..._.... ��:�ne ,.w,��r,
1 :_.���' ��
�� � �
'�+
:� '` yd ;'.
� k ��j.
�, �-@� �W
� � m
a� �
i i��
�� �F,
. �
R ' -
.».� ; %
M�. �+���;�V,'�'�:
' ^ � � . a~.��. '' 1i. � � _.
...-
� ��� '�"'•�� . . .
. � � ..���K 4 �• � . .
,.� �, I
' �
�C
t ��
f =�
. � f��y '� �,�
��W^.]d'i•. _
... ..rf- ' ,��.�. �i �r.4.� �s � � - v:tv�r�yj��`kl�4
SLa
��ryn.� _.,�.��s�0
... , ..... yS.�m��'... -
�L� � �;^ 4 ��Mof .`.I...
� ���; a.�.a�HNs '�. . .. : � ,
� � ' ���� II IIIIIIII
� �„?ysyK.r.� .rt'f�t'Y ��� '�-�.��..�� . 'Y�F d I
� � �:�`•4� 'p`.`,�"...N�..._.'���va � -�- __.r �''„�-*�I I
�y.
. ��- �rri". ;
,,. ._,ri a ,:h r,t;r �-
..-�r,i.e�,�,,'�� �. .
>� .� `�_ -
� � "�`�",
`- �,
-� P,.
- � j f. � � �. .
g� r _:+1�.,o, .�
i ` �
, . .
.
��.: �..0. . �
� . .. �.: x -..
:.; '... �� ` :.. - . . '`#
�� � -- � '� - c '-: . - s':
, � � "
_ ""+t'.�f.,_.z' ^ ,.�i ^.8',t,' ,.�� >�,4 N� �''. i}'
-�te '�� '�� "i .3P�.� ��rc Y�a S,ti.+ £d' .t��T •�( �
' � .:��"���f'¢ �� ' � �?
,� at�".t ��' , 3 z; �,�
��� , - " - _w y�` y = � � �,
� s,�'a ��.� . �� ��� .,��:x , ��. . = _�_
,,,�: =��" .;_ y , �.,. : _,
_ �:. _ `� � �..' _
��-
,. _ ,F,. - -
i £
_ _ _._� � _
_.___.—_
�i � ���
��� ����� �_ �
� _ .
. � x� "..3�t� ` � n3 �
� �:� ���L r - � �
_ �� _ `� . -._ ._._ J�
�ac� L _ .-_..
,xr
:.*,., �` �F � =„t ,�.�� `
...� , �, -, _
f,
��.�`� "+�' �^r; i�_ c F.
m
,'s y
,
� �.,�'" Z 'y� . _ Y
:/F� . �S'+ ��,+A�
II�� �II ��
�4 �: .�..
� , ��.�
�
r
�
�;
a.
City of Rosemount ��
Ordinance No. B- ���
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA, ORDAINS AS
FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled"City of Rosemount
Zoning Ordinance, " is hereby amended to rezone from Agricultural to IG, General Industrial, the
following described property located within the City of Rosemount, Minnesota, to-wit:
[insert legal description]
Section 2. The Zoning Map of the City of Rosemount, refened to and described in said
Ordinance No. B as that certain map entitled"Zoning Map of the City of Rosemount" sha11 not be
republished to show the aforesaid rezoning, but the Clerk sha11 appropriately mark the said zoning
map on file in the Clerk's office for the purpose of indicating the rezoning hereinabove provided
for in this Ordinance and all of the notation references and other information shown thereon are
hereby incorporated by reference and made a part of this Ordinance.
Section 3. This ordinance shall be effective immediately upon its passage and publication
according to law.
ENACTED AND ORDAINED into an Ordinance this 17th day of June, 1997.
CITY OF ROSEMOUNT
ATTEST:
Cathy Busho, Mayor
Susan M. Walsh, City Clerk
Published in the Rosemount Town Pages this day of , 1997.
-''I I
� ����Y� �� R05EMt��.Tl�i�'
�
!j G� Ii.z,_ � �� �., � _ DNS , � I
�I �
�.�---=r' a � ;� . A�\ � • � j ' �
' _ � � ' ' '
I
� _ � , �'•, G-! � � � i � � �`�P10S � I
��3 = � � �� i ��JOI � �
r--► .
� ;
e � ,
..... .... ......... �---
,
I I ���� :.�:t�� i �� � � �yb �'i
I I •4 I
�`� ;:;:::: ::�: / � WM' 1 ' p� , '�
: ' ':�:�:': •: .;:.:;:;: ,/ I ' — I
' i ; ;i::`:.:;.:�':�:::.�::�; � u.Is•r c l�. i
; y .::. ;:, P� � ; sT I j ,
i AG , �;..,. �:�;;�. �
, i �\ ::i:: 4a-ftouasc I i 'SS �'� �
� AG '''�::=:: ,,:.:. : . � P��S i i i
� � � �� � � '� G• � �
' 7�6 i ��-� � ::�: , Oo i �� -� '
�;c.s.�ri. a2 I ��� I'�-. ��`- I w.,.,. , , , �
' � 'GS.4+� �2 I '
1 � CONS G-1 ! � i—i i j! i ' ' ''
�I �( � „ � � �� �J�� � ! j
il I i � � AG '
i ' ; ' � ' '
�C A� '' � j '� ' ' I
' � ��� � ! � '�
r�', i i i ` ' I �I li i �..'
�, � I Pj1 ' , I
, �i � � �'� '; � i � I� II
�
� , ,
�
, COATES I , � j � i I ,
i i i i I ,I �I I I � ,
i
�� �-1 j � � - r"� I
, ---- _. ___
— -- — - — -
� I
LEGEND I
MI7SA PHASING I
� I PHASE ( AG Agriculture PD•MU Planned Development - Mixed Use �',
��� r2000�usa CONS Canservancy C Commercial I
RR Rural Residential SP Business Park I�
�• :' :-:' PHase ll UR Urban Residential G-I General Industrial '
Y:�:�:'`�?`: rz000 �zoa5 Musa
PD•R Planned Development • Residential WM Waste Management ,
'^�•--�- HR High Density Residential PIOS Existing Parks ar Open Space ',
��:`<'>�'<::">:;':>s PNASE III p�� public I Institutional Future Park Locations '
��.:;:.<::;::,a::;:;::
. 12005�10J3 MUSA! *
(as indicated rn the Comprehensive ',
Park Plan and Deve%pmeni Guide/ ',
SCALE � _1 NORTH - ----- — ''
b ,� L� �i.TsE P�tl�v '',
• October 1993 ��,
` ly
� Comprehensive Guide Plan �'I
� Update Z000 '�
• i
I
_t* . ' ,. �, . , . . i�, ,;� I i�'�-�i li�� �I �� ����?���7���I� � I� � ,.r� ' , . � ' . .
.t� � ' � . � �, � . ., ',a� �.i �i ll�j�'����d '� �� . I � . ' .
, .. � � � � � , , . � ' i� 1�,,'!y� .. .
, � N '� � �I � � ' �
. n
, , . . _ � i� �,i',����° �` y r , �
i , i ,
, i I
i � ' �� �6; I ,
. � H � � �
. , � ,u � .� .
, , �
�
. � ,
� � , , ,,. , � i.. , .,. � i.:.,;,
, . . .. . . ,'; :'I I A I „li, 4 ,„ . . . . _ .. . ,
, . . , � � ti�r� I, i i . . � ;ili . ' . .
7 i
�'' �li, i ��a�l N . �, , _
,,,i ro ' �' ;, I N � i,!.:
� ;i;�, ' ' ' , � ' ' ,
ti�; i� � '; i � �n ' ' i .
, ^ , ,.' � : �a ,i�� � � � ,a �
. ''" � •
; ��'�� ; ' �li � ���y��I ���1�i Tlp�llol �{ � � y'� ���''�;�ar.�M� � ' �
�
.
!^ � i
,�ii �_. i� i� , vlp l�
� � � � � .
�wyM��RAM���M1MR�I�MM�i� , , , ��'"» �"`, � �, , � ;
i � � �
SN�?f$� N�NANt � � , �
I.�►K�"rt' ` . �,. , ,�
�.
. I �
� . � , �
�propo��d 1'h��►�r��1 �1;�`�'' Ir'��►1�►r��r�t���►r� ���„ �� ; y , .
� �, 1 � I ;
� ��
� �
.r , „ � � � " �a �I��d�
,'., �;' , � ti ', ,. , , � � � � � �Wi, , �� �y ,�
' ''�l��I�widltt f���rM�t��wt 11'�►1���w't , , ;� , , ' �� ,� �,�'�,
� .���'� i°�+onr'��o+pd 1a',��!��'`i��r rtial `�y�y ��r� � � � � ����� n� � ��.� , , ;
�.�����'����1^'T����.1��A���� ��XI � 'h I��IIII �M�.I�µ'���I �I Ill���µ�l��..11 I ��'I�I Nh„II IIII � ..
' th ��H7 � 4� I I I I q 7 n
� .� , i4 i ili �,�u i ��y�q�ir�ad � � (: ,� � �
{��` � � M 1 I d il�MY�I I i f i
� ���M,�il�i��� , . li I��I�I Fi�IiII�I��IP��iII��aP ��i��II����P�'.���I1�����I4 I i� �li��� h��i����; i � • � . •
� ���i� y. !�y � �i I� � u � Ho � �,h�. � i �
+ � ,�I�N� �s � i I �P I iw � � i�i i,I�� ,y�
+, yy�� � �� IiI�J� ilr���� �I��I�� �����i �l��d��ll �.. il I�� ���p�� i
,������{����,�nRl���l�� �iY�� � I��u�����IW�d� G��Illk il1�l i H y p� � �a�l! i I I � ,
i �'� a4i �q P� �r t tl �' ��� 'I�V�i 'i � i i
� �ti i , �ii i hh i�� ��� d �r p i a�� ��i u�i ���li o� i� �
.. . � � � i � �'i il yi'� � ��r i��I ��I �� i4 i�� i�II I� i p �i� I i �� i ,
. � � r �If��q� u 'i i i ' I��:��� �'i I�il� �I�qi�i i � q' ry� .
f'If I III I h.i� � I I � � iY I
. . . � � F ; ,;�Iry� � � �I.il�'�41ry1 ���11�19��a�- �li'9�ry��i���l��i�l� i1���6�iN „i ��III!�dII ilh�i I�,itil^ h� � - .
� � � � ����� � � ri�M� �� ��� �INf,�d �;a, �l. di' i���� ��I� 'II'i, fGMi�IY �1� i, �
, . ' . , • � ,ri� i �i :'., y ��.i�I.�W � p��r � % il�vi�i �!ii �ti �� i i� p"i i �i �.Al�ii ��I �� � . .
' n , .'����h � , i� i�p I� �I�. � �P I e, �� ��ti b�I � .. H I� .
, ����. . � � � �t. i I i,��,�i� . � � I � '��� �����I�,. � ��I��;�i�i�.I,��. �.'I��� �'�t � � ��'� � �;k�,
, ��� � �N � ��X.;� .i , r�„i��; �I�q i.�� r�'.� i�.�I � �I.� I I li ,.p,�.':.�.I� Illlll��,�, �u I Ilii � -' ,.'i ' F���:"�, w.�r�,, .:r!+r:.n; yn,iA:..,.ibz:•'1!'t-
. . �, �' ��, ' .
� � ' ' i .p,".'�- ..�I„ , , I�I, �, I.�r. r. .�,,.i� �II�.I�i�..pU;iu.,r �,i.;�' .I,,�r IMi, il'��,�,Y: ,�u:�i.�,. i� ..�i�J,' � . ;;�,� !. ,p.i,.� .,i�. �.2.�°.� . i..:..,. �,. ,r.,. : '�L..;..'''..
. . . . ,� i h r�i��'1.�i4�, ,.�� �,�I�I�� �I i . � i p..�i��.,i ,il� i i�. L,�� � i ��n 1' 11 ,�I � i�r I i i lr
. �.. • ., . . . � ���..:, � �� ...� ��. �,�,� ,.i. ;. , . „� .i.�4 �,1 ��p�.�� I b�. �.I �J��.I�.I�-:a b �.r�i 14 �yn.,�� I.��i� '�iP . a b..ep alr�M, ly.."'� ' .�.�y �}� ..
� .,� .��L: �+6. �. � i �, � d� i'. ..r����.�1,.� �4,�Id�,,. ,U �.1� p� iI �� .,�.�I� ii;��,i� �.,I.t+,��.f�., �:V!�f, .1 y 1�
, .. : �� ��.«.`«�..,,. � �„r , � � � � ' ,, i , li .I;� �,:I�:, y��.,� ��.,, �'I'�� j,� �I��r�� '� i �, �, '
! , , :.. _:, ..ti _......._...,........ � r�{�.r+ r��,in,�, x,m � ri.n�;!�il. �' �4 � 4 ,�I � G����I i������ �� i�i ��py �� �i, ��� � �'1�'p61� ��� �l�ri ,���a� m�, :���.; ��f" ,�I.�, , .�,'�,,�t' ;,� � v. •�,•5.
, . . ,,. .� t, � , . �. �. ..,, , �� ,, � ��� �. ��,III�, q, , ,i, � ,� ., , ��� ,�, q�o-�i�i �i.,, i t� I����� r( �,�,..�,;� ,, d,��� x ,,.,,a ����„�>.
' \.'> S 1� .4!� ..r ' �'1'i '1��, hr '"'i:�. � µ .�li.i. ..N�i ��� i.' i i�l I� I i I�.I.�.i,lil., (�,�lil;1� I �ii��. .I� ��,II� ��i .�', .I I �i. .4."��.7
r. .,. �.�. .,, �,: >., , a �� a 71�,hr {. i� ,"�"�,. � , ,��I .I 6.� In ;� �.M ��� � � I�i�. ,� �,drt 0 .r. 'r �.`, ul I ,Y�,p � 'I. � ��iP�, &�;r,�c �.�.,;. 4 �.1� : '.
p .
�^� .'� .� �.�.� . ��,. .,:.� .�: � ��: � .+. . I,. �I. � .li.. VI�� � I �:o � �.Y a;,. �� I �„' i .����, .I.� d� 0 y 14 �p�i -p��� ��k��1 i.�
..� 'x, ,: . , � . ... . { �y �R , ik h � i� :.� � .. , � I ilr i I �b , � i, 'q , , � � �, � ,.i �li. .an'� t+�, k� f;�,k.r , f y,
�.. _�tj� � .. ,.�.-c.l�t��. . � .,� ��,'#�, ,�� ��.1 ,;�. .�V�� .�7...i , i,.,� ,� � �II,q�� i�i i ,tlu'...��,xl. l �.i��i .d�i;�„�-I� r.� 6;1� �:��I'���I�d� ,� �� i.. �,.��iu �',�,...}..,,��5�y�.. ...� ,. ...r.4l. �4� ���.�, ':
. 2 �... 2-�. . , .. _, ., . �.,k;. �•.x.... ?�.o- 'i' .� (�.i.�. i, ��� :,, I Ji��!�I I.� .. � �ill,��� ir� 9,r�'�p .i 4„�:I �ti� y !„n i�II� �,��,���. u��,.i..i�, I r1�.. .'4�f dw�.. ...t.� '�+,hyf, I .5�;��:� ..,�. .,;.
.'+t .v .ti.. �, .� ���,il: � ' I � �;i i F. ,�,��, i� �hi�,� �, ��", i��N.�. i ;�� J fr,C' .i^y ��r�.
� ti� .:;,'� - ,. .�....� �p ,:.,�..•;y� y� ,� y��. ,;.� ,�'�.,.��,;� �,, .II, 1i �f 9��I I i'� ,.II r 9� .�f �,..�i ..� �:�., Y'�.;;,.. •�t >«'r, .
., .n fy. . . . . ��; .. , : �... . . : ..„ �� .� 'I � .� ��,y^C���.o � ,�, I"'� i�" ��� h .I,. I . , 1
,�r .r,he,, ..,1 , ,�7,�� : ��7 ..,� :,.a . e. N,.. '.. �. ,y.�.. , �Y.i,�r�Y„�d� "', . � � ��1�. � �. ��IIa ir., u� :u.���� � .I",�':'• u i '4Pw 9 h1�'. ,.x. f..
,,.. ., s �.� ..ti �,.. �, i :la.. ,.}°.. ,.�� . � �.,. :��., � .� .; ' .. i .' N ,�jl�� �.�I�. il y���, .. �I i,G.�l�i.�� ��..ilq 6 pl I I.�.:I .��: �I�.r :'I' �I��� �kV i���q�}'�:w-r` f"� .':� �r��
t� I� f ;
� iv�• . .... �,- .,. .� ,. •v .r'�, ��i ,�. �.,i, � �y�!.�i I� , .b,�., '�i. !��u�. �� .,'I �.I.�..i�.li N (.�. �i.i �I ,i, , II � .I ir 1.1 .l; � �'�.ti �ri•.. i�
�•, -r. � . i.;� ..da� �. I 611' ri N.��: �i i .I� ,Y��II � t1.4�.�'� h�. � �y.N ,in. ( �46.�.J�. XI.n':•�.�t��,y,.. •.t �.
.� },;c:ka �'.x�r�� ;a 'IN"'�I :I��I, al � .���� � li �I��r �,.a. �� �.:� I y �l .a,. � �,9...�
iy l d, , k• � i s, II Ii If N q i �I I i �r,
r' . ' a�R%. 3.. .'�. . . r�.. :. .. .::..... . . ..', "" f���l i h:I � i�.. ,:,���, �I I I. tl �;g�
. y,H� � . � 1'�..Y����, ', p�. � �� '� ii , ��i� i ;,�r,. i �iP��.. ,I '��� � � I� �'I''h�l fl ��,;�..:���Ji i .�,ri�:n� 4 �: I "li,l�" , dy� .',l �R � ,.� ,i"flt y..�;�a .L���Y.�.
. p, �� � 1� �;�'t:.�� .� � � p P :i�l�� IU �.�,. .��� �i i,l��,,.I I I 4.,. �I�,�.p�4I :.,I�o�� �u��'i � � �, XIF .�.1��'� rf, :�d ".��J�s� C �;��'r!, t c�,,,t
•�'r7�:TJ�(��.1t(r!Y .i' . . � �P,. �,l+". ''I it p � � �., ii li�� i �R f.ffi'� „8r. ,���4�� �'
1 y r Ss� { 'q@�� '?k � 'YMa il � p � i .� i"il• I. r',�`i ,t f�' ��T�' N v�
. .�t� :�M1t� ,/� ' 4 F�v y ��� ':�p i I"��I!IN� '�.I�� I�II� �v�(�� p q �u� i ��.�'I �,� iS �"�'{ r Z .
� ; ; ;,Y,� I � � �,. . ;� '��;t:
� �1 + ' h P II : �, � I �
� •� #� J� �' Y i I M, � I � I� Ip I py �" '� � `� �,. .
gpt�,�.t�� :�F.f � Y . '� a; �,�'y�,; h � h�P'��� �v ������, ii i,� h�li�'�ti�� y i yi ' q:.�'�''i
���'�,��',���,�3��J�,„`�0.� "���fi�����.� � �� u '� ry, r. il� �I r I u�� �r kF � ,�',. W F� �r n �
C' '� �Y
i �A�1r�+1 •f«�h �a M � ..�A? � �
Y•' �� ��� I ��1.' �'�".�
..��..'�' � '
... .�r. s- wew.�i+��N+��t•'a+M1M's-
5 �:
. . .. . .. r i�' �}�{v ��J
' i;'` ,i� s . _
� �� - - . . . '� ii: '. r
4 ; s
an�
`„s.�y� y �'`,����� ' �' � �
#�P� f � ���$� - � � f� . � �
. �- Y � �.�'�`i i(�17s - � .
��} �
. :;+ +� 4 �� y. ' - .
F�:
� J �� �.. t�' r<� � �� � '�
W ,.� }
! ��. '4t�S ii� ,t �yy �q��
� � ;;� �yr�� � d5 � 54� � . a . .
r� � � _ � "
�F� �
� � ,1 '�$6q�s - t� .s F� L ,�� � . � � : .
i� §i '� �.�R+ &.t-�g '�S .� 4� � + �
? F 1r W.� 47{ �� �' .
` � �} - s 2 j� ������� F A�� ���'� �,y�,fi�j. S'�e` } ��` ` . ���~ .
r�s sr s F�''�jX�'r .-�' i =$ .y
� � .� Q�. . •' 8'� # �'� r�' � F' �y.. c ., ��h' P t �`� . �„. ; . '-�'r x .
j -d ev'd .� �f'°fe`'°j_i ���� �,�.. 5 ��fi , .e '
a�,. E .1'' 3 t �� �� g���� � � ���"`a�1�}.�{r���� a . f� �� � 3
✓� ��. . � i 1 '�r�' k t�. � '� T .���i 1._ . A`,.��� �_ � 3 '.
' � . .lp K . . . y'3 ; � . fJ y� S'y _n f '�4.� .
. . � C. . ��'.� �� �' . . � '}:� �� �{•'{:
, ,'. .� � . ..
f Y
:..� F3 '� . ���� � ' "
� af•`_ y ,� �t �.�� �:3,`'.
�,. .�d n i _
., : ......:.::::::::::::.;.o::�:::••:.:.:........,:::::::::..:....:.. : r
, ........:::::::::::::::..;.,:
. . .... .:.:::....,....:a.�.t...:::::......:::::::...:::::::.o-;::;;;is::::t:i:::.....::::;;.;.::;:r.'Y�: -
.S:r ..5... ..,�.: TM. t # ,._.. ���:a .'� .i Y:Y�''� f' +iy :G'.
. �..ntn:?., ..,�..., i:::::::::�:v::::::::.......... • ._ ���` -.'� '
:�r . .... :...a..:r,::ii:t•>" u:..r: ....... ..................... .:::::... •...'�7:.c a, ' ',� .
..... . ..... . .. ..r... ..........::::::::::...............................::...� .... ^ . �-,. :„f... T`._.. s . .
� . ..i'.. c.:............. . .... ...............................:.....................::::::::.......'f.........t x .. � � .
,. ...f........ ..................... .
,� . 3�,. ;4 '�'� _t �.s,r' � �;: � '�;
.....:...............:...:.:.:::.:>:�::.::�::;:::::::.;.
: . ..;,..,.<,.,::::>:•.,.�x:..#� ..: :.:::::::.::::�•::�::�:::.:.......
,'� ,.:::.. ...............
j�tf..�..� ,k: ,�a "o- `.�.;�
..�a . ....::.:.;::::........• �`•:..�:::..::�:::..:.::::.:•.....::,:Y�;:>;::o::::c:::::�> _ ��
�x ...:::::::::.:v::::,.
..v :.. :..:.::....... �.:. .., ..:::�. .. :..:.... - '
F, Y .... . .. ::•>:::.,: ,� ., .
� .S.. . :.v........:::::a:�:.:�. �>::n:i»:�.;:.;:i;::::::.;:;:i:;w.::o:i:;::.:�.. A-
. :.. ....:::::.. ..::n. : •.. :�:::::......... �� ':1.�..
..... ........w ...� .:i'o „3,..:. .p: '.' d.r�.
. . ... ...... ..<. � ..::::::::•.:::::':..:.`::::>:�;:�: � _
�r
... ........ . . . . .......................... ..........:. .:.. ,t. .,. ._
_4
.. ... ..... .. . .....:.......::�:::::::::�::�:::;:ib:::::::�::• .............:::::::::...... , ..`r .
.. . ....:::.......:�.... . . :. :.::::::::..:.................:..::::::•::• ....................,:.:::::::... � -
�.. .. . . .......r.. .. .,�V',.�j . ..... � .. .:.:y.. ... -
• ... ... . .... .... . t.....:::::::::c:s:::.::::.:>:c:.;:::•:.:>:o:•>::• :::::::::.s:;o:.:::a::{::::. .t:; . . .-
� � .*tl�:£::.:::>+..�::!' :: • :.:,f..�s.,.;3�:.........................:::.::�:::::::: :::::::::.....,..... ... .. . ..:. s. � � - _ i s b� ����' X�'<+'.
.. ... .�....:::...s.:::.••.�.�:�a .....:::::::::::..
�3
� ::o-;::•.:>:•:�:. ..:.. �r•.:a'••�:::::::::::::::::::a:»>:::.....:::o:•:'::: t. .. . :��.s • ' ,��:., , �;.:-:
t �1 A„
. . . }�..::.:'.'{y�v� :��..i. , : :t•:::::::::::..•::.::r:wr+.:•>::;>:... . .,, . .� ...
.f C�.. . . � � ''� . r;r:� ��-* . :��s. �.}.�� „e[Y� ��F�:
. .:. ....:::... . ..;::.:: :::. , � j . ,.....
. t� }:::.:.;;:.o-:;•.�:.....::::.:;:�::
, ::::::::
i} v..:..:.• �. ::;.j. . :ik.::i.. .:':::::.....:::::::r :v: ..: .
� ...... "�Mn ' .j i!4.::::n....rn:::.i::yiY:iii:fii'ii}: ::::. � .�'. . . ..�
:'.�•: •.+Y.;. .. ' � t y,�y�.�� i
. ......::::::i:.;•.
. "Ij �Y f �.L�:�� :��1. 6� �.�. �
{�' '::�'L: t.'.�'. i a.'��F:r '�
v4 yr t
r ., .:'vi J:•:::•i
::. y���": I.. w:::::. .......:... :'
. ' nii. Yy. • �. ......... ...:m::ivY�i:•ik:ji::Y? ::::•' '� >;•
: . .n,-;f`. v ♦ ... ........: :y:'v::.:: ....:♦ -'. . '.k . _
i:;:#:%:%i'Ti:% �. �{� .! t�:; k 1
. .::.::::..::. ...... .. z .r �y
:.X +�.i:B�J " .R�' fi...� F-s3} 4 L f tr• t^�YR� :id.. �.a:
.. . n'r':..�....p'.:: :ni'�•:.
�i:!.} 3�� ::::{:• .{ . a�i. '-�: - �}�. �' a'1�.�:b
n. n i:}::::.::: . .:...yn; s y�
. .,C: . ""�::�:�%+:i::.:•:i:i'!>'v:..t.� ::Gi::,vi: ��.r.- '.'.... � �.. _k'` �� ! '��µ$..`� '�`�ap� T!T 4 . $S . ��'O • ���
v.::n.'G,+.�iii'rJ' ,. q. " F .:iY�4: a i `'' :: L .�r.�y� � �� .
....�... •h2L'^::�::ii'�i{:.::;jJij:::;�.'k;:j:ri�• " .', . '�+�'F3'�J§!• 'L 4i�:a 9.< ��� .n�� $ �R�
�....:.:'•:i:n.. ..:......::. r::.i:�i: .r:.. >.�a� k q �'�i' y-����Ti1P - p, .4���e _ •S. ��. .
. .i:•Y4�:n,^,lC,•: i'-'�„ '_�- , - =.'�e� ::yY'j 3. y} �'�'Li'�iRf¢ f f�i�� '•W "{.. �i��� t-t
. %'v:;i'i:?i[S ::y<f+•>::n'„I�n'.;':, . .. . . i .� e�.j.�.� i..�� - :.�`" kAW�':" 4�� !.� � # �
:''$' ...c.:+.;•..;.;s �:';i;. n,i �;�1-.'fh _ e n r s:,' a;c}d+ l�,, pv� i
�.# i,e h. •���:.it s :::� .�r" .' r.�C'-�.F`�n a',# "C "'�j .�.,, ?�' I`�,�.
t �1� ...�ry1 e ;t'�` p i�.
� t� �
�:Y �
�2��' :`•:56�::>;>`:?':•i:d�'.:;:.! L. '�.
;.. .
,:
•a�;�:: w, t `�. _
.
. .::
�' � P � ,�..... :.. . �
�" t�y, . n 'M �
y '.a-�,.7a:. '�..�'�� ��/� ���� f .t.}.d��u,4A� f�''�. �'�i��� �?'�.. h*S4'� ..,. . . .. �'" .,���;� ��i^.�'1r�^�-� -„i�!r.+r..4 .t. ,� _ �v
; � :.nr.�».�,...,N.+?��r�eJ. aeM�. tte i�� �o��,.e�:»• �y+w7 nn�tt. +iA, !'t tM�..brK J:..h�. �+i . . ,� .�.k•.j'r .++w .. •�fifY` -�
a: �• l• ��p 4 � . r'� . , . . � �.rar_.• � �
u
.t�y ��. '!.,;��' � .,�q..�.�y ��,M �j�{k�,'�"F{ �,�. 1+y� '���.� �.7! .NV,.� . r !+
�i W a A�
i �
. }� � F (= P16TYt 1 : �� ' � �� .
,F.� TY` ��-c 4 �° �n`� . . 3 �.r,_�1.. �i�_:�,2' � I' i
�- e'� ��a �4�� { �Sf ,�, F Y,- e P A + �.
�"-�. .: , : �._ _ . ' � i � ��',� .k �s
.. . .. .. .. $- , , ''� '�.�� i� .�7�.?!1N,
'3
a
;
<,r. �., �
� _
, _
. , .
., `
N ;��
�,� +'
.
� , ,.. � . it,.�F)����� ��3y, 3�, '.'3 � 1• �'U'
; ' ' � � . . . ;'���.h Y'�� '��` Fis���'� �s z
.�^� � �. �� °3�, c y '
"'"'' .. . ,��.�- ��.e . ' .: . . ,.^��;1fa4����'�� „ 1!'s� �.� . a�.
' ` . � .� , q�,rc�. -��{�r�.� r �{�L�I+�• �y'""�:
c� . � .� t �i.�s�i ��� �T����N �'� `# {�:.. vf� •. � -��I�I
, t =�"� . � i� ! t�{c r't+f .� x�� y ,L��}�� �� '
:i; . -., ��,; , ...fi a a�� r`f e.`�� 'S-�� �fir:..
� ,� �"' ri`ft h �r ` T'�1���11� r . '�� r*a wf i '1'sF'3„r� D(';�. ` ' i
[� .'�' J �1 y
� , . . � y _ '�j � ���g t.�� # - f•s g' i.f����� - �g` -
� - -•c=�ee+b.' �.,z _ tn -=s -.�s�� � y 'r Y+��y. -'
j . �.-f$� � • . +� �, �_�� s � , + F� �' �
i . �y� <'��,�� �'`-� ♦, � g ` � � a�
TF+ -:3 s ��.
K
�`�! ��' ...'"F'� . _ _ _" '7C ? �F��{ p���� ' �'•
� # �, ,. , ._.. _ ' . . e � �' ' �.
� .� � �V�+i'd�
� t i
4� � �� g. __.'� � i�::r �, 3� ��✓�.� s.
�,j:g�t ��' . . >... ,.. _ .,. ,�'...+.� _ �fi�'�, 3 A€ .� � '',�', l'�s.�`. �t-4�"��.-.J.�i. a.':