84-1031 VMM17E - CITV CLERK
PINK - FINANCE G I TY OF SA I NT PAUL Council
CANARV - DEPARTMENT ���/ t I�I
File N 0. U�
BLUE - MAYOR
-zon�ing C�u CZ� Res l Z n
Presented By
Referred To Committee: Date
Out of Committee By Date
WHEREAS, Chi Chi 's and Hardee's Restaurants and Pefco, Inc., have
submitted the attached proposed lot split for City Council approval ;
and
WHEREAS, the Departments of Planning and Economic Development and
Public Works have reviewed the proposed lot split at the northwest
corner of Hamline and St. Anthony Avenues described on the attached
survey; and
WHEREAS, the proposed lot split meets the requirements of Sections
67.304 and 67.406 of the Zoning Code except sanitary sewer
availability for parcel 4; and
WHEREAS, a variance of the sanitary sewer availability requirement
can be granted, pursuant to Section 67.703 of the Zoning Code,
without detriment to the intent of the Chapter, the public safety,
or neighboring property; and
WHEREAS, at such time as any development occurs on Parcel 4, the
property owner must meet all requirements of Chapter 71 of the Saint
Paul Legislative Code, including sanitary sewer availability;
NOW, THEREFORE, BE IT RESOLI�ED, that the City Council accepts and
approves this lot split waiving the requirement of sanitary sewer
availability.
COUIVCILMEN Requested by Department of:
Yeas �r Nays /
Drew �h In Favor PLANNING AND ECONOMIC DEVELOPMENT
Masanz
Nicosla
scnetbe� __ Against BY
Tedesco
Wilson
Adopted by Council: Date AUG — 2 �8�'F Form Approved y ity Attor y
Certified s-e cil BY
sy
E1ppro ;Navor: Date - AUG — � 198 Ap by r for S is ion Council
By By
?�t3+f�ItD A�� 1 � 1984
��=���1
PED - Pl anni nq DEPARTI•tENT
linda Dirkhut CONTACT
7494, ext. 294 pHONE r
Julv 23. 1984 DATE 1 ��� �� '
(Routing and Explanation Sheet)
Assi�t Number for Routing Order (Clip All Locations for Mayoral Si9nature)•
Department Di rector . .
� City Attorney SEGAL PLEASE GALL WHEN SIGNED
3 01 rector of Management/Mayor RECEIVED W
Finance and Management Services Director ���.�
4 Ctty Clerk MUST RECEIVE BY JllLY 3�, 1984 �\�'d� �� JUL 2 7�1984
Budget Di rector
_],_ t r P�anni n - Rei chert CITY ATTORWEY
�Ihat Will be Achieved by Taking Action on the Attached Ma�terfals� (Purpose/Rationale)•
Implementation of subdivision regulations regarding lot splits. Safeguard
against creation of su6standard/unbuildable lots. City Council hearing required.
Financial , Budgetary and Personnel Impacts Anticipated: �y e.-�,�;���
� �a--
�':"- ,
Fee of $20.00 to cover administrative eosts. ' ! `����"�
. ��t�•:� �
.,
..<<r�
`�t��'4���$4�`y' �t;��i�.i
Funding Source and Fund Activity Nurtd�er Charged or Credited:
General fund
Attachments (List and Number all Attachments� :
1. City Council Resolution
2. Copy of lot split at NW corner Hamline & St. Anthony
3. Letter from City Clerk
�� S�T FF��ZEPo�r 7a Gr�CouN tc..
pEPARTMENT REYIEW CITY ATFORNEY REVIEW
�_ Yes No Council Resolution Required? Resolution Required? Yes No
Yes � No Insurance Required? Insurance Sufficient? Yes No
Yes X No Insurance Attached?
Revision of Qctober, 1982
(�PP RPVPM'CP Sidp for 'Instructions)
� �����i
..���������,�t�� CITY O� SAINT PAUL
����\\`LtT� �I �I �
=�•` �:'�-.. OFFICE OF THE CITY CLERK
'a a:
%� iiii�i�i n �c
, � _ ALBERT B. OLSON, CITY CLERK
``r�a,�lm,...c�,.--'` 386 City Hall,Saint Paul, Minnesota 55102
612-29fi-4231
GEORGE LATIMER
MAYOR
• ��
,.
L �
�� �� �try �� � I�� j_j
July 5, 1984 � �` �� ��!.'
�,- .". ` 'r�r;:�
CITY t�L/�t���f��t� t�v�►it�
� +�IfTt �c?Uj, rr�tf;(1£.'3Q�
Planning Staff, Zoning Section ,
llth Floor �'
City Hall Annex �
Dear Sirs:
The City Council today laid over for four caeeks, to August 2, 1984, a
hearing and resolution on the request of Chi Chi's Restaurant for a
lot split at the northwest corner of Hamline and St. Anthony Avenues.
y truly ours,
Albert B. Olson
City Clerk
ABO:th
. �
� _ . � �y-io.3i
FREDRIK50N & BYRON
A PROFESSIONAL A550CIATION �
. IMCLUDING TME FORMER FIRM OF WRIGHT� WEST S DIESSNER
MAROLO M.FREDIi1KfiON . WIll1AM J.DRpDY
WELl6 J.WRIpNT JOHN M.MfWKLC
KARL F.OIE55NER - � TNUMAB 5.FRA9CR
SiMEF�lELO wesr a744 1 D 5 CEN7ER 600 MIDWEST PLAZA BUILOING J��iH.�.6RIM9TAp �
JOMN P.BYFON �R�C 5.ANOCW9QN
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BERT�N 4.BiSBEC.JR. � Onv�O C.pMORYO
J�NN M.PAIMER MINNEAPOLI5�MINNESOTA 5 540 2-2283 MINNEAPOLIS� M�NNESOTA 5 540 2-2598 �qCK p.He�w6
wlCHaao R.MANSEN TELEX 290569 FREORtK50N MPS TELEX 4991402 WWDLAW Knt+RAD J.FRI6DCMANM
JEROME B.PCOCWSON ' � IARRY J.lGR�
woaewl c.weaew TELE[�PIER(612)347-7070 TELECOPIER(612)33B-3B00 EXT.226 JONN J.ERMeRT
ROBERT P.6AN�5 JOHN G.NOST
KEITH q.LIBBEY TELEPHONE (612) 347-7000 TELEPHONE (612)33B-3B00 KATMLEEN A.NUGM£g
TEFENCC M.FFl1TM JUMN M.KONCCK
ALBERT ANflREWS�JR. R�9ERT 1.�IlFN9�JR.
THOMAS R.KING TEO S.MEIKLE
JOHN H.STOUT ANDREW 1.CO�ILTGR
J�ME6 L.HAllL1E MICMAEL R.KROLI
R.BERTRAM 6qEENER P4TRIC!A A.BCITMON
WARREN C.MACK N�RITER'S LOCATION � MICHAEIA.TRITTIPO
.IDMN L.POWERS 6115AN 9HIFFLlW CNLOW
CM4RLL5 F.OIESSNCR / KARI.K.MEIN2CRLlNp
OIJENTINT.JpHNSUN �j•I'S�S �L� Center �4ME5B.PLATT
TIMOTMV M.MEANCY R�Ciin�ONU M.MeCIUCR�JR.
JAMEfi R.HALLEF PETCF H.TRCM�ATH
ROBERT H.24LK - 04V��P.BUNOC
lG0 li.STCRN JAMLS E.VwN VALI(CN8UN0
FRCOEFICK[.FI�aCM WRITER�S TELEPHONE NUMBER oweaoarP.K41M01
THOM<5 W+.GARTON 6M4R�N K.FRCICR
00950N EST � KRISTIN L.ARNL�90N
JUOITH L.OpWDIE ���—�O•�O � FwBERT K.RANIJM
JpHN A.6ATORIl13 � � M L B.MONGAN
MICMnCL A.STERN
IVEIL A.WEIRART .
June 2 2, 1.9 8 4
City of St. Paul
Department of Planning and
Economic Development
Division of Planning
25 W. 4th Street
St. Paul, MN 55102
Attn: Linda C. Dickhut,
Zoning Section
Re: Chi Chi ' s/Hardee' s/Pefco, Inc. Site - Northwest
Corner of Hamline and St. Anthony
Dear Ms. Dickhut:
This is in reference to lot split review No. 91 with respect to
the Chi Chi' s/Hardee' s site, and your letter dated June 14 , 1984
stating that you will recommend that the City Council deny the
lot split.
This is a request on behalf of North Central 'Food Systems, Inc. ,
Consul Corporation and Pefco , Inc. for a variance with respect
to the lot split, allowing the proposed new parcel 4 to be split
from the existing parcel 3 and combined with the existing Pefco,
Inc. property to the North and West of the existing parcel 3.
I understand that the need for a variance results from the fact
that the existing Pefco, Inc. property is not currently served
by municipal sewer service. .
� ' � �y �o�.i
FREDRiKSON & BYR ❑ N
City of St. Paul
June 22, 1984
Page Two
The purpose for the change in boundaries between parcel 3 and the
Pefco property is to "square off" the Pefco property and give it-
potential access to St. Anthony Avenue. The parcel to be created
is currently unimproved, but is owned by Pefco, Inc. and used in
connection with other property owned by Pefco immediately to the
North across the railroad tracks. There are no current plans to
develop the parcel, and the primary purpose of the shift in lot
lines is to enhance access to the Pefco property.
The new parcel 4 , the small triangle now a part of parcel 3, is
to be conveyed to Pefco, Inc. in corisideration of Pefco releasing
various easements across existing parcels 1, 2 and 3 as necessary
to permit development for the Chi Chi' s and Hardee' s restaurants.
Although the new lot created for Pefco will still not conform to
the zoning ordinance, by reason of lack of sewer service, it is
still a more developable and useable lot.
Existing parcel 3 will not be adversely affected by severing the
small triangle to be formed as parcel 4 . It will still have sewer
access, and will still contain more than 6/10 of an acre.
We believe a variance to the subdivision regulations is appropriate
in this case because the shifting of lot lines will enhance and
not detract from the lot configurations in the area, and will enhance
the developability of a lot which is now nearly land locked. Because
of the odd lot configurations in this area, resulting in the small
triangle of land appended to the West side of current parcel: 3, the
conditions upon which this request is based are unique to 'this property.
These special conditions were created by the original platting of
the property, and the previous existence of the railroad spur, and
are not the result of actions of the applicants. Literal application
of the subdivision regulations would result in unusual hardship to
the applicants, and would unreasonably adversely affect the appli-
cants, because the lot configurations which �ill result from the
variance wilZ allow more sound land management and development than
the existing lot configurations. No adverse condition, which does
not already exist, will be created by the variance.
Zt is my understanding that the lot split and this variance are
scheduled for consideration by the City Council on July 5. Sunde
Land Surveying, Inc. will separately be submitting a survey of the
affected land.
_ , � ��/-f0�I
FREDRIKSDN & BYRON
City of St. Paul
June 22, 1984
Page Three
If you have any questions, please give me a call. -
Yours very truly,
REDR SON & BYRON, P.A.
� � � � ��� ������
ic S. Anderson
ESA:bl
LOT_SPLIT'STAFF_REPOR7 C� �'�GQ�/
FILE #SBD 91
1. APPLICANT: Chi Chi 's, Hardee's & Pefco DATE OF HEARING: 8/2/84
2. LOCATION: Northw�st corner of Hamline & St. Anthony
3. LEGAL DESCRIPTION: (See survey)
4. PRESENT ZONING: I-1 ZONING CODE REFERENCE: 67.304
67.406 _
67.703
5. STAFF INVESTIGATION & REPORT: DATE: 7/24/84 BY: Patricia N. James
A. PURPOSE: Lot split with variance to improve street access to unimproved Parcel 4.
B. SITE & AREA CONDITIONS: Fairly level site. Soth Hamline Avenue and St. Anthony
Avenue are paved. Hamline Avenue is served by a combined sewer; St. Anthony has
a storm sewer only.
Parcel 1: Chi Chi 's Restaurant - sewer and water from Hamline Avenue.
Parcel 2: Hardee's Restaurant - sewer and water from Hamline Avenue.
Parcel 3: Vacant, undeveloped - utility easement across Parcel 2 will provide
access to sewer and water.
Parcel 4: Parking and storage f or Pefco, Inc. - storm sewer from St. Anthony, no
sanitary sewer available.
C. MINIMUM LOT REQUIREMENTS: None
D. FINDINGS:
1. Parcels l, 2, and 3 meet all of the requirements of Sections 67.304 and
67.406 of the Zoning C�de.
2. Parcel 4 meets the requirements of Sections 67.304 and 67.406 except that
there is no sanitary sewer service available.
3. The applicants have applied for a variance of the requirement that all new
lots must have access to municipal services. The City Council must make
certain findings to approve variances.
4. The owner of Parcel 4 mistakenly thought the sewer in St. Anthony Avenue was
a combined sewer. The lack of sanitary sewer service precludes some, but not
all potential use of the site. Prior to.City approval of any development on
this parcel , the appropriate services would have to be provided. Thus, the
intent of the requirement is met.
5. Approval of the lot split does not worsen the existing problem, which appears
to be unique to this parcel .
6. Literal interpretation of this requirement would deprive the applicant of the
ability to improve street access to the site.
E. STAFF RECOMMENDATION: Based on findings 1 through 6, staff recomnends approval
o the lot split with variance of Section 67.304(1) to permit creation of a lot
without sanitary sewer availability. �
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CITY OF SA1NT PAUL
INTERD�PARTNIENTAL MEMORANDUM
DATE: July 3, 1984
T0: President Victor Tedesco
P�embers of the City Cnuncil
FROM: Patricia James, City Planner
RE: Lot Split Review #91 - Chi Chi/Hardee's Site
CITY COUNCIL HEARIfJG JUCY 5, 1984
Pefco, Inc. , one of the property owners involved in this lot sp�it, has
requested this matter be laid over to allow further negotiation �-ith all
concerned parties to help resolve the sanitary sewer access pro�lem at
this site. ' • �
_ Staff is recommending this matter be laid over for one m�r�th.
, • � � ' ���/—la��
NOTICE OF PUBLIC HEARING
The Saint Paul City Council will conduct a public hearing to consider
the request of Chi Chi 's Restaurant for a lot split at the northwest corner
of Hamline and St. Anthony Avenues on June '4�, 1984, at 10:0U k. M, in the
City Council Chambers, 3rd F1oor, City Hall .
Albert B. Olson, City Clerk
City of Saint Paul '
(To be published June 2, 1984)
� • , � ��ry-/e�i
� .
NOTICE OF PUBLIC HEARING
The Saint Paul City Council will conduct a public hearing to consider
the request of Chi Chi 's Restaurant for a lot split at the northwest corner
of Hamline and St. Anthony Avenues , ��� 10:00 A. M. in the
City Council Chambers, 3rd Floor, City Hall .
Albert B. Olson, City Clerk .
City of Saint Paul �
(To be published June 2, 1984)
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7494, ext. 294 PHONE ���n R��y
, ,no i� 1984 DATE
— (Routing and Explanation Sheet)
Assi Number for Routin Order Cli All Locations for oral Si nature :
_
pepawtment Di rector �
2 City Attorney
Di rector of Management/MalYor
Finance and Management Services Director
4 City Clerk
MUST RECEIVE BY JUNE 18, 1984
Budget Director ��� /�3����
1 Deputy Director - Planning - Reichert .r�r
i�hat Will be Ac
hieved b Takin Action on the Attached Materfals? Pur se Rationale :
- Safeguard against
Implementation of subdivision regulations reaar�'"" �equired.
creation of substandard/unbuildahl° �
� ���
�.�.�� ` � ��-► .
.� - 1
��- '°'`� _ �
�-- --. ��,��� �
Financial , Budgetarv and Persc C,f� �,�erk s
0.00 to cover administ �`' c � .
2 c1 � �--
Fee of $ ' � ,
i�� ��
��� '� � ��
Fundi ng Source and Fund Acti vi t� f�.��
� �
General Fund �a C a�
��
Attachments (List and Number a11 .
1 , City Council Resolution
2. Copy of lot split at NW corner Hamline & St. Anthony
3. Copy of legal notice published June 2, 1984.
DEPARTMENT REVIEW CITY ATTORNEY REVIE�I
Resolution Required?
Yes ` No
�_ Yes _ No Council Resolutr n�?Required? insurance Sufficient? _ Yes _ No
_ Yes � No Insurance Requi e
Yes X No Insurance Attached?
Revision of October, 1982
(�pp RPVP1"CP SidP for �Instructions)
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STAT� OF MINN�SUTA )
1
Couvt�y o S Rama ey ) aa.
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CITy OF SAINT PAUL )
I THOMAS J. FLyNN
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do aoQ�nn.ey aweaic (on a��.ihmj �o aunpon,t �he Cona�',i�u,t,i.on.a
o S �he Uvu�ed S�a,te,a and o S �he S�a.te o� M.innea o�a. and �o
di�5chcch.ge �a.i�thSu,P�� zh.e dwti.e�s devo.�v.i.ng upon me a.d
C�UNCILMAN
o� �he Ci.ty o� Scz,i.n,t Pau,P �o �`he be.d� o� my �u.dgmen,t and
ab.i.e,i.ty. /
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Swonn �o and au6a csc,�bed �o besone mQ��h,i,a,
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FixVARD D� ITT - CHI�F JUaG�
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OVERALL PROPERTY DESCRIPTION I
Title Insurance Binder, Case No. TX-277826 , prepared by Ticor Title Insurance Company
3)
0 feet thereof, Bohn ' s Re-arrangement, St. Paul , Minnesota, lying North of the North right-
e Highway No. 94
and
0 feet thereof, Lot 6, that part of Lot 7 , except the
�ing Nort� of the North right-of-way line of Interstate Highway No. 94; and Lots I , J
0 feet of said Lot K, all in Bohn' s Re-arrangement, St. Paul , Plinnesota.
PROPOSED DESCRIPTION FOR PARCEL 1
6 and 7 and Lots B, I and J , all in BOHN 'S REARRANGEMENT; ST. PAUL, MINN . , according to the recorded plat
Minnesota , described as beginning at the northwest corner of the east 10.00 feet of said Lot 5, thence
f South , along the west line of said east 10.00 feet of Lot 5, a distance of 336.83 feet , thence on a
�ce of 281 .00 feet; thence on a bearing of South a distance of 178.96 feet; to the northerly right-of-
�ighway No. 94; thence South 89 degrees 53 minutes 38 seconds West along said northerly right-of-way line
�. 94 a distance of 20 .00 feet; thence on a bearing of North a distance of 153 .00 feet; thence on a bear-
�f 182.64 feet to a line 135.00 feet easterly of and parallel with the most westerly line of said Lot 6
;ion; thence North 0 degrees 02 minutes 00 seconds East along said parallel line a distance of 79.54 feet
ne of said Lot 6; thence northeasterly, along the northwesterly lines of said Lots 6 , I , J and 5 to the
PROPOSED DESCRIPTION FOR PARCEL 2
� and 7 and Lots B, I, J and K, all in BOHN 'S REARRANGEMENT, ST.PAUL, MINN . , according to the recorded
inty, Minnesota , described as commencing at the northwest corner of the east 10.00 feet of said Lot 5;
iring of South, along the west line of said east 10.00 feet of Lot 5 , a distance of 336.83 feet to the
�e property to be described; thence on a bearing of West a distance of 281 .00 feet; thence on a bearing
.78.96 feet to the northerly right-of-way line of Interstate Highway No. 94; thence North 89 degrees 53
, along said northerly right-of-way line of Interstate Highway No. 94, a distance of 281 .00 feet to the
10.00 feet of Lot 7 ; thence on a bearing of North, along said west line of the east 10.00 feet of Lots
�_e c�,t '� `��.�� fee? t�� t�i� po�ir.t ��f beqinninq.
PROPOSEU DESCRIPTIOPJ FOR PARCEL 3
nd 7 and L�t E3 , all in QOHN 'S REARRANGEMENT, ST . PAUL , MINN. , accordinq to the recorded plat thereof,
a, ciescribed as commencing at the northwest corner of the east 10.00 feet of Lot 5, in said BOHN ' S RE-
MINN. , thence on an assumed bearing of South, along the west line of said east 10.00 feet of Lot 5, a �
; thence on a bearing of West a distance of 281 .00 feet; thence on a bearing of South a distance of ��G
her�ly right-of-way line of Interstate Highway No. 94; thence South 89 degrees 53 minutes 38 seconds �� �.� ��
rly riyht-of-way line of Interstate Highway No. 94, a distance of 20.00 feet to the point of beginning ,��,����
escribed; thence on a bearing of North a distance of 153.00 feet; thence on a beariny of West a dis- .� N��N° � _
a line 135.00 feet easterly of and parallel with the most westerly line of said Lot 6 and its north- '� �
South 0 de rees 02 minutes 00 seconds West along said parallel line and its southerly extension a dis- ,��, � 1,
9 -
the northerly right-of-way line of Interstate Highway No. 94; thence easterly, along said northerly `-' - �
ter�state Nighway No. 94 to the point of beginning. ',� ��G� �- ,�6
0 ^ ,�°'
O�'�{ �
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•'� � pG' � o
_ ` ���G ���" �Sb�O op.0 '�,^��' �
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�t the �vest 135.00 feet." ofi Lot 6 has been deleted � � ,� � �P`'
��tained in Interim Title Ir�surance Binder, Case No. TX- �� - J �
��f thi� de�cript.ion sketch. �
0° � ��' v
EXISTING 2—ST_ORY , ��
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I C H 1 O R ' PROPOSED DESCRIPTION
Those parts of Lots 6, 7 and B, all in 60H1
according to the recor�ded plat thereot, Rai
erly of the nor�therly right-of-way line of
westerly ofi a line "135 .00 feet easterly of
line of said L�t 6 and its northerly and s
PROPOSED �EASEMENT FC
� o -- -
; o A 10.00 fioot strip over, under and across
� -
' � Those parts of Lots 6, 7 and B, all
w MINN . , according to the recorded plat
3 ` = lying nor�therly of the northerly righ
� � , ,�� No. 94 and lying westerly of a line 1
N � , o�, �N with the most westerly line of said L
� �� ° �� erly extensions .
w o o'
� d'O �J r z
�'> M�A o�- = Said 10.00 foot strip being 5.00 feet on e
�� u o �
_ N �,� as commencing at the southeast cor�ner of t
z`� westerly along the sout.herly line of the a
� , _ � of 17 .43 feet to the point ofi beginning of
��,�� � �� � • � thence nor°theasLerly a distance of 31 .81 f
O��G`I� �� �6.�;,_ ' ;� M the above described property distant 26.57
ti�' M � ' corner of the above desc:ribed pr opei�ty and
��0�� ,� � �' � �� " " The sidelines o� said 10.00 foot st�,ip are
G � �ag' ti� ; -40- -3 - ter•minate at the southerly and easter•ly 1 i
����� '
��
� 0�0
�,��,° �\�• o PROPOSED _El1SEh1ENT
, °� �,
9 �\ N M
_���. �
� 660 $�O�_—��H:TEL� N A 20.00 foot strip over, under and across t
_ �— REARRANGEMENT, `�T. PAUL , M I NN . , accord i ng
� - 5`O� ti��`'* ,' \ Minnesota, lyinc� 10.00 feet on each side o
�� - - -' . 0� northeast cornet� of said Loi: I (Also being
,' �� �ti'�0 ti�' � ' � southerly, alon�� the easterly line of said
' � � � distant 36.00 feet southeasi:erly of and pa
�
� N � �, I Lot 6; thence southwesterly, a�long said pa
� \ � I line distant 282.00 feet westerly of and p
" thence southerly parallel with said east 1
the hereinafter described "Line A" , ancl sa
� `-� — �0� ' "Line A" is des��ribed as commencing at the
_ ----_ ti � —_ ,;o
� ry.�0 said Lot 5; thei�ce on an assumed bearing c
* 10.00 feet of Lot 5, a distance of 336.83
,�0 � � �; � to be described; thence on a bearing of We
�
,��6 ,ti ' a A N� there terminati��g .
ti \ N J �
' / � Q The sideline� �F ;��i�i �asernent shall be pr
' o m " "Line �1" and ai: the n�rthwesterly lines of
�, o \ � � i
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6 0 � I hereby certify that this sket
45.4
or report aias prepared by me or
� -
direct supervision and that I a
� N °� a ai
�
' � o � � � M M o Registered Land Surveyor under
�� � � " " Z of the State of �1innesota.
\ aS ' ,� � �N Dated this 31st day of October
� �W —�Y
\ �a lo J �� SUNDE LAND SURVEYING, INC.
�N BY : � • �
u
� � a' � o z � n `�� Edward H . Su nde , R .L .S . Rec
\,,h"' � � � ;� N � N �� Revised: November 3, 1983 l Parcels
ti O W
+ � ti�" � z N Revised�November 10, 1983 ( Parcels
� � N � � Revised�November 14,.1983 1 Parcel ]
w� � 40 3 Revised�January 25, 1984 (to show p
a ti Revised�April 26, 1984 ( Pafcel 3
9 0 � I W \ Revised �June 26,1984 (overall desc
� Z ` I ;� �,� Revised � July 5 , 1984 ( Parcel 2 d�
o � �` � ^ � N /
Z � I � N �� N
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W N �
(� J � _
Q J � � N
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�h��hry � / N N
234� .ti�� � I �> i ° ::: '::< M �o�Z