Loading...
84-648 WHITE - GTV CLERK �v ( , PINK - FINANCE G I TY O F SA I NT PA U L Council� �/ CANARV - DEPARTMENT File NO. `�-�� BLUE - MAVOR -Zorling nc ' ution A Presented By - � Referred To Committee: Date Out of Committee By Date APPROVAL OF FINAL PLAT FOR LEONARD OAK HILLS N0. 5 WHEREAS, William E. and Bonnie L. Leonard have submitted the attached proposed final plat for City Council approval ; and WHEREAS, the proposed plat has been reviewed by the appropriate City departments and the required changes have been made; and WHEREAS, the proposed plat has undergone site plan review, has received appropriate modifications of river corridor standards and variances, and has received site plan approval ; and WHEREAS, this proposed final plat has been found to meet the requirements of Section 67 of the Zoning Code; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approves this final plat for Leonard Oak Hill No. 5. COUNCILMEIV Requested by Department of: Yeas Nays � Fietcher P E D °`ew In Favor Masanz Nicosia � Scheibel � __ Against BY Tedesco Wilson Adopted by Council: Date MAY 2 2 198� Form Appr e by City Att ey Certifie assed Co cil . ret'ary BY r / B5� 7 t# by 14avor. D t '_w� 2 5 �90�R App ed Mayor fo b i si ouncil By PUBLIS�iED JUN 2 - 1984 , � ����� _ � PER - Planninq D�PARTIIENT Patricia James �pNTACT 7494 Ext. 296 pHONE � � 1/26/84 DATE ��� v (Routing and Explanation Sheet) Assi� Number for Routing Order (Clip All Locations for Mayoral Si4nature)� Department Di rector RE��iV�D ECEIVED ,,,� city attorney APR 5 `i984 APR 4 �g� 3 �M�° MAYOR'S OFfiCE C1ry Arf Fi nance and Management e ces Di rector ORNEY 4 City Clerk (NOTE: City Council public hearing he1d 1-31-84) B get Di rector . Planning Director9�� i�hat Will be Achieved by Takin� Action on the �Ittached Materfals? (Purpose/Rationale): Implementation of Subdivision Ordinance - Approval of final plat Financial , Budgetary and Personnel Impacts Anticipated: Fee of $185 to cover administrative costs Funding Source and Fund Activity Nurt�ber Charged or Credited: General Fund Attachments (List and Nwnber all AttacFanents�: 1 . Resolution , 4. Variance resolution . 2. Plat 5. River Corridor Modification 3. Copy of hearing notice 6. Site Plan approvel letter DEPARTMENT REVIEW CITY ATTORNEY REVIEW X Yes No Council Resolution Required? Resolution Required? Yes No Yes � No Insurance Required? Insurance Sufficient? Yes No Yes X No Insurance Attached? Revision of October, 1982 ��PP RP1lP1"CP SidP for �InStructions) . . � , .... � y .. . HOW TO USE THE GREEN SHEET Th� GREEN SHEET has several purpos�s: � , � 1. To assist in routin documents and in securinq required s qnatures 2. To brief the reviewe�s of documents on the impacts of approval 3. To help" ensure that necessary suoportinQ materials are prepared and, if requir�d, attached. ROUTING � ?�ost GREE.T SHELT ac�ions must �e rev�e�ae�? 5y a Je�ar::aeat �irec�or, �:�e Cizy �t�orzey, �?�e � ,�ir�ctor os ��ianaq��.ent, the Director of Finance and Manaqement Services. Other possible reviewers/signatures are listed. BRIEFING • M�ost of the GREEN SHEET headinqs are� desiqned to assist in developing a precis of the decision which the attachments represent. The headings are offered to remind users of some of the more critical elements of this brief. , The Financial Bud etar and Personnel ImAacts headinq provides a space to explain the cost benefit aspects of the decision. Costs and benefits relate both to City budget (General Fund and/or Special Funds) and to broader financial impacts (cost to users, � homeowners or other groups affected by the action) . The personnel impact is a description of change or shift of Full-Time Equivalent (FTE) positions. SJPPORTING MATERIALS In the Attachments section, list all attachments. If the GREEN SHEET is well one, no letter of transmittal need be included (unless signinq such a letter is one of the requested actions) . Note: Actions which require City Council resolutions include: a. Contractual relationship with another government unit. b. Collective bargaininq. c. Purchase or sale of land, or lease of land. d. Issuance of bonds by City. e. Eminent domain. • f. Assu�tion of liability by City, or grantinq by City of indemnification. g. Agreements with State or Federal Government under which they are providinq funding. Note also: If an agreement requires evidence of insurance/co- . - insurance, a Certificate of Insurance should be one �f ., . . �� �y��� ST. PAUL CITY COUNCIL PUBI.tC HEARING NOTICE ZONING To: Property owners within 350 feet of the subject property; FlLE NO.SBD #64 Representatives of Planning District 1 PAGE P U R P 0 S E Plat of Leonard Oak Hills No. 5 L 0 C A TI 0 N West of McKnight Road and south of Boxwood Avenue PETITIONER wILLIAM E. LEONARD H E A R I N G �y, January 31 , 1984 �o:oo A.M. City Council Chambers, 3rd Floor Cit_y Hall - Court House Q U E S TIO N S Zoning 298-4154 Contact the Zoning Section of the Planning and Economic Development Department, Room 1101, City Hall Annex, 25 W. 4th Street, St. Paul, MinnesoLa 55102 Legal Description: Lots 1 thru 22, Block 1 and vacated Winthrop Circle, Leonard Oak Hi11s No. 4. Notice aent �_2p_84 � �- _ ' . ���y=��� city of saint paul board of zoning appeals resolution zoning file number 9489 � date January 10, 1984 WHEREAS, William E. and Bonnie L. Leonard have applied for a variance from the strict application of the provisions of Section 61 .101 of the Saint Paul Legislative Code pertaining to front yards required in the R-1 zoning district; and WHEREAS, the Saint Paul Board of Zoning Appeals conducted a public hearing on December 27, 1983, pursuant to said appeal in accordance with the requirements of Section 64.204 of the Legislative Code; and WHEREAS, the Saint Paul Board of Zoning Appeals based upon evidence presented at the public hearing, as substantially reflected in the minutes, made the following findings of f act: 1 . The subject property cannot be put to a reasonable use under strict enforcement of the provisions of the code. The applicant has realigned Bonnie Lane as suggested by Planning staff such that a variance of minimum front yard setback is no longer required for 5 of the 8 lots stipulated in the original application for variance. The applicant would not be able to fully develop Lots 9 through 11 without a variance. 2. The plight of the landowner is due to circumstances unique to his property by reason of severe topography and that the River Corridor bluff bisects the lots. Relocating the houses toward the west to meet front yard setbacks would require extensive fill in the river corridor area and additional modification of River Corridor Standards. 3. The proposed variance is in keeping with the spirit and intent of the code and is consistent with the health, safety, confort, morals and welf are of the inhabitants of the City of St. Paul only if the modification of River Corridor Standards and front yard setback variance in combination allows development of Lots 9 through 11 in a manner that does not undermine erosion control and slope stabili2ation. The applicant has employed Suburban Engineering to prepare an erosion control plan that illustrates the locati�on of silt fences and other erosion control measures to be used on the site. This erosion plan was reviewed by Ramsey Soil and Water Conservation District and City staff, and found to be adequate. The variance can be granted without impairing the intent of the code on the condition that the site plan and River Corridor modification are approved. 4. The proposed variance will not impair an adequate supply of light and air to adjacent property, nor will it alter the essential character of the surrounding area or unreasonably diminish established property values within the surrounding area if grading and erosion control plans are accepted by the Planning Commission and if covenants are prepared and recorded, on the deed to restrict grading to portions of the site that are consistent with the approved grading plan and River Corridor Standards, as modified. moved by Mr. Kirk seconded by Mr. Grais _ in favor � against � SEE REVERSE SIDE FOR: TIME LIMIT/APPEAL/CERTIFICATION Mailed January 12. 1934 , � � + • (J� ����78 William E & Bonnie L. Leonard (#9489) 5. The variance would not permit any use that is not permitted in the R-1 zoning district nor will it alter the zoning district classification of the property. 6. The request for variance does not appear to be based primarily on a desire for vconomic gain. NOW, THEREFORE, BE IT RESOLVED, by the Saint Paul Board of Zoning Appeals that the provisions of Section 61 .101 be hereby waived to allow construction of single-family houses on Lots 9, 10 and 11 of Leonard Oak Hills #5 (pending plat) on the south side of Boxwood and north of Marillac Lane with the following conditions: (1 ) The Planning Comnission approves the application for modification of River Corridor Standards (pending) . (2) Al1 site preparation grading is in accordance with the approved grading plan on file in the Planning Office. Specifically, no grading shall be allowed beyond the excavation boundary as shown on the grading plan. (3) No excavation or building permit is issued for any individual lot within the plat until the Ramsey Soil and Water Conservation District reviews the grading plan for the individual lot and recommends to the City of. St. Paul that the grading is acceptable. The City shall have the power to deny issuance of excavation or building permits in the event that the Ramsey Soil and Water Conservation District recomnends modification of a proposed grading plan. (4) The Council of the City of St. Paul approves the subdivision as platted. TIME LIMIT: P�o order of the Board of Zoning Appeals permitting the erection or alteration of a building or off-street parkinq facility shall be valid for a period lonqer than one year, unless a building permit for such erection or alteration is obtained within such period and such erection or alteration is proceeding pursuant to the terms of such permit. The Board of Zoning Appeals or the City Council may grant an extension not to exceed one year. In granting such extension, the Board of Zoninc� Appeals may decide to hold a public hearing. APPEAL: Decisions of the Board of Zoning Appeals are final subject to appeal to the City Council within 15 days by anyone affected by the decision. CERTIFICATION: I , the undersigned Secretary to the Board of Zoninq Appeals for the City of Saint Paul , Minnesota, do hereby certify that I have compared the foregoing copy with the �ric�inal re�ord ir. my office; and find the same to be a true and correct copy of said original and of the whole thereof, as based on approved minutes of the Saint Paul Board of Zoninq Appeals meetinq held on ,�,��u� r 10, 1984 , and on record in the Saint Paul Planning D�v�s�o�ce, 25 W. Fourth Street, Saint Paul , Minnesota . Mary Dieveney Beseman � Secretar.y to the Saint Paul Board of Zoninc� Appeals . • . . `� � _ � . v . �--- �'� �; �' :� . �` : ,, � -__ CITY OF SAINT PAUL INTERDEPARTMENTAL MEMORANDUM DATE: January 26, 1984 T0: Victor Tedesco, President Members of the City Council FROM: Patricia James _-/�� City Planner UU RE: Subdivision Review #64: Leonard Oak Hills No. 5 City Council Hearing: January 31 , 1984 The attached plat has been reviewed by the appropriate departments as required by St. Paul 's subdivision regulations. Changes were made to the width of the utility easements to comply with Water Department arid Sewer Design concerns. The St�^eet Maini:enance Division of Public Works notes that the proposed stree� grades will cause access problems during the winter. They anticipate increased plowing requests during this season. Because of the steep slopes , the proposal has a7so received river corridor modifications�and front yard variances for Lots 9, 10, 11 have been approved. The proposal is currently undergoing site plan review, but the site plan has not finally been approved. Staff therefore recommends that the hearing be held on January 31 , but that the resolution not be approved until the site plan review is completed. PJ:sb CC: Albert Olson . �.� , . � .rj,_.�__ _ �/ (- � � -.- —�� �'__ // / � I�--{/J`'� /� • ,' �. /�/ /^ // �/ � i" J_.-..... _ _ _ '__ // I`� / /r/�/ _ ___i_. ""__';�=?"_ �T^_ _._..—..._..� ' � �I (� l. V .�'' '/ // ��� .�.�. .- �/ ', '! ! � ' i,.%'.:.. . " �......... . ' � � ._.. ,_.. .__ . � . .."'�\ . .. .._..-t'/ �___ ' �._'t"",-., �. � --- .__ ;/-f , =�, i _ -�_ `, i ��''" ' 'r��`- � _ ,z .: ; ..�� , ��� o __��\�i .0 25 So �oo BILL \, SCALE IN FEET � �� i , ! / / �.---�' �^� `J � - _1 --- ` ' ' '/ �,• � -- '�— — " � . ; ,•`�l' i %i ,'" � �`,�,�=--;.:.,, � 2 8 5 7 F O F i � '`.�'3��- �N ''� �� �� \--__,\\ NEW BRlGH ) �,•" ` %�/�9;; .' ` . , , �� N; �� . ; , . � , ' ( � ' ------- '; LEGEND r"l i '� , ;' ' � b • -�. n . 0 / : ; � E � 0 � /n'/ � i � �� � ' ( BOUN�ARY ltA I '� RIGNT OF WAY � ' � i i ,j f I 7 .-_ . . . EXTERIOR PRC � 2 � � � � � --— PROPOSED LOT (' \�� 1 I J � = r ---- 30�BUILDING � ' - - -- �`�:. /� � -� �- ';'y 50'R.'CTYF) � � � -_-'-�-_- EXISTING EA� `t a � � I PROPOSED EA` + 'a.` / ----►--�� EXISTING SAN j '°� /: / � ' J :,-�-� ' —�--� PROPOSED SAr � j, � � � ; i il ���? -+--i--r- EXISTING WA" i� 40 TO fl .C�(Ti7P,}� � I � !' 1 � � i � ( 5 �l � `� -1 t- PROPOSED WG � i ;I J;,��� i , 1 ''�1 l M I �—� PROPCSED ST '� ' � Ivy'M � �,� � a DRAINAGE ARF r��' I r\ �--�'�--- EXiSTING 2� C �� ' -, 40 UTI I E SE ENT ( ! � \ ��;\ ': ,/ i' �'. _ \ ,e ,3� . 30�n rY �asE �e�`i�� �� � � � • j%� 4' �j � �('� � SITE DAT � ,I'C AB l'E �O�r�,�f..�0 f' � � 1 - ;K _ ; 4 / � ' S ,-;- -j � � -�-----� � L, �+=�_ _... ~1 `� t-4in �_ I '. AREA�_.._._-------------- -- `' i' i� � �-_- "a� ' 1"'----+- i Z• � �/r_� _ AR TE _ai wau/ I�. NUMBER OF SiNGLE FAMIIY�OTS.._. -__� � �� --f�--'- - - / �i DENSITY.��---•------�-- ,� � - � � � , —_,��;.! G ; EXiSTING ZONING..___..._......._..._....._ , � >� � '//,: '�` /\ , , PROPOSEO ZONtNG.-------..._----. _�'�_�G � , �� - -- - `` /' ` i'. (�/O � ��'/ �--� _ .��' /, 3 yr '. `-- � , � ,,�. �`�--- ' �,. � _'� / � � LEGAL DESCR ,. _- `__-----\<' ; i'�' �(` � WTS 1 THRU 22,BLOCK t 0.ND VA. � � / � ' _._�� !' � C. CIRCLE, AS RECORDED IN THE F / J'j � "/�' �� � Z / ^�'� . : QAK HtLLS N4. 4', CITY OF SA�NT � / � /-v +�r � - ,[ ' ' t'OUNTY,MIhNEJOTA. �q'. / J : _/�/�' __ 1 ._.� /I _.. ' --�g � �''���� <� 9/22/83 ��/Y � % //��f� , �=/ r^ I R E V. 1 1/1 5/8: �__. �--•.:/;�� � , ? R E V . i 1 / 1 8 / f .. ' � �- • � �.� o �.,��� �,,.• � ; REV. 42/8/83 --T - e � , � ti . R E V_ 1/4/8 4 - . . ' _ - �--�4f—�� .k� � � � `.. �� �� ..��� 4, _..._���i r>__,__i ��.,t.,,�=`_-__._ �i- ♦ �.ti .vl a . ��_ l�'-'�- -- --�" - R�[ ''',ui e` _ , .i, t +�--.i �, j.. I ��j�� �1�'•,��' `,IIY���J/V.lti�J�^ '�J _.• ', � !` � :. I ✓ �e �,��'� ` � � _�• . . C �^��lC ' � I I � M " w.. .� ... r . \ � =' � � � • „�t i y� �, • `�---T�r � �. . - '�. ,. .'� • t� � � � � 11��. s�.r�o�:w..rrtoww ?'': '!' ~'�:is' �rrx . 3. ` 1 � -� �ur,ur �t �� +.�.. i \� � i /l^r-. � . � `I ' �,`{", � Mtvw .�ttW r,`r ,: � . ��_�� ,l � \�.� .-.: , f �� �� `, ;'�,.� .� i.. ' � ' � �' � ti. ;:��,.�, ._�_ . � i - ------- "��'- ------ � "�' � \\ f ,.j��.�' `� � / . ------ T - -- ---- - Y 'u�, _�. "a i`? 1•R,t� ` � � ' _'c'_�l_ 1•.� -�---.�_ . �� ►.�R. � ; .. � 1 �,��-��-��--� �y : � �'� � � .: � ,�..�� y-`�✓ L/1 _ � � ,: � A N E � � �' � . , . . ,. ��. � , �, � -� • �- . _ _ , � _ _ . ----- -. . _ . . --------------------- •i•il�f_ _�._.__..._..�f`� .�`��.� ,14. ,•+�� ) y�� ! ----� - � � �7� � r � � -_;-_- ' _ � - - -�'�=-t -- -- _ -'" �--=:�_--_ - ---- - -- - - . ��. ' AV ;, ,�; , ... . '�`�"`=k: .�, _� _ ....�_ _-:�2�\�� , - .-, , - �� . �, +.�•. - . . _ ._� �'� ` o j _ __._ �... I ___..__ -- - --..` ,_ �.�---�. o �� !�`�'� f r= � '� -469.22 -\`��� � \ - --t---^---- ---- -- � 8.01 y 28i9 �..._ ------• `'•. � �� � / - F � � 1.�,�� . �- ��:. . ..,` � . �•.,. } i ,'" � _ . '-----� -- -- \ �� �\ � � � y -r�� e�'---- � 'or `� ` �` / � f � .�s. � `�, � � . p /1 J% � �2 � � 4 .v,� i � ,� ``\ °� \ Q'- / ; "l :, ✓ ` •�� \. - � � ' __.. � . ,,, � � �y�`\ �� \ �'2 , _1' � � id� � �,,�,�-� _� ��\ � � � � 1 . ,, i3 � j /� _� ; .� o ,, �,:�. i �, ,�` i � '� �_ 3� '•��,. � l l` - 32DRj0--- � ! - '---ras:er� j .� � �� ' 5 0, �� f: . i / �� , `; i �0. , _ ' ,� ,� �T-_ _ .220 = . ;4 d � j 2 " � � �, . i �. ; / I �N � i Y, t` o'I'9 �. .��\ � q - �` �� • / � � . 1 \` � `. � \ �. ��Z �% • � � . � � / � t � ) n � o �� /' � , . � ' / � J\�� .\ ��\ 'I � , a p . /�' ' 'j� � ; �. P !� . � � � i . 1 „°, f oti __.��.' 1 � ; 0 3 , / _ ' . o � � `y 13 4 � : �� � '--� Z , ,� ' �- _ m r� � � �-- � `�; ! i i �°��. � 61 ye� � 1 , /5 9T' 11 50 R.YTYP) � ' � �IZ J � 1 9 / `T 86, � � N 34.29�� � 4'y —�`` � 1 p• �. � ` � � ' I � � � ,' �� �3,_ - � � 40 TO fl .G:(TYP.)` ! � � � ° ° � i . , ,-� r--.._ � , �`�.. t e , � ; 9 �' � �z •. . � . ` �, `` G4 � ��32.30•, �'�. '.l � � 3 � i r/ i.• /� j �l � `; ' 40�VTI tT�f E � � �l � r - __. --- ' s33i `� .�� i � � ."1 ry �r 1 ;�� $ �2J r `�'•� 0 U i�TY`EA E NT ,� ,�� , ,f�' , �'� f / �� i c � � �� ��.-- ----` '� \ � � -�� � 4 / � . \ � ��\, �` ��\ �:� .\,\\ � ' ;� ' / 2�,�t.- `�, ` �� ,\ \ .,�.\ \ '�-/ � \\ � e� �\y �.""+_ �� ��.--�./" ' . G �' Y� �' \`\ � a _\ '\ � �A � � •� �\ � \. �o '��� �; ;\• � \ �� I _� -- --� `� . �C �' . \� � 90 `\� �� -F- --�`.._ : �. �` i � ��"' � � �� . � e � ;� �. , � � �� , ���- ,�.. , _ . . ---- . ., �, .� . �,, ___-----_.__ _ _ _ . , . . . . . . , \x � . � �-_ • ,� _�_ _ � ''/ iaQ� ���,�'� � . --- � \ ��\�_ � % - _ ,<'�� � 3� � ____.— \ � ...`-�._�_ / ,i . i 3:4 -_ -�,. .` i� � 1n. �f�� ' , �. � " - -..,170 � _ - —_� ia.iv'. l !_ _ _�.,� _ - .. , \ � -. - --19L ! �= � �\� -- � �i�" ,S ,'� : � �_ , � �--- ��T_�- ,; � ) \ �. �'__.y'�8� j..-- : ' , -�_ %, , 8 � 7 �� ---- _ _ ' - '_- � � ~ I \��,._'-.�.-'�-- -4� �_ ' \ I� ---_.�_ __ __ !—�' , - � � � .J J � ; ,� �: � � ; ST. JO ' '' l� � � � ^ � ' �_.. � i -�.--� �� � � � + � I i � ,, ' // l �\ � � ' � � ' � � r -- � ' � .,., � � \� � ., � � %� � ;r�--�� � , � _,.=�, ._ , �'`�`-'= -J � Y'�- � T � �---__.J� :.� \`� ~.. �'�- --�------------ -L--- -'—,�r-��\_ _ � ' �\\`..�l\\\\ \\ ``;1 � ,i1 '�'��1\ 3 _�._ �•.. _�� _ `�-----_______ ' \ , � � \ \ � � �� ; � � �� \, \ ` ` I �\ ;\ �\ - . '. _ �"'l�"`'' i� ---469.2 -- .` � ',\\'\ :` t \ . � � _�-' .78.01 ._ . \� � \ �/i��✓��f � �,.�r�r� \ \ � \ \ \ �T }J � �- �'�_���� . \ ` \ \ �. '• NJ . �i'••��:�����_-__�_+_. \�,\` �.,,�\\ �\\ \ � '� ,�'� ` � ; ( 0. `�, . \ ':\\\ ` i �'_. . ,� -fI �' `O ' �\ ` \ \ 1 `• � � I � � � e \\ \ `~ -_ � �"� f{ \�\•,\.` \ \� \\ �`,� '1�\� \� - j� • \ �`' \,� \ t' \ `\ � t ♦� '��1 �1/�_� `` `•, �\,,\\ ��� `\`\\ `\ `\� `\�\ 'Q� /i1 _��� � '. � �If \��'. . \•\\� ,, \ 4 ..S �..�..� ^ 1�° '�/i`G � ,` �� f�� t ' ` f •a �` � �� \ \ , ". ° � i ` r \ `�� \���\ �\ \ ` � ��' � ' `" .� �� \.�\``•, \�\\� \\ � \ ' _-- �. \ � � � . � �� � ', �.� � �\ IB p� - � i, � f \ \� :� � \ \ `` _ _ � ` i` r \ \ `` ` `\` \ , ` ` \ , \ :4 . . � \�l � �`��� \ � �\ � 1 • ��f�. t \ �t l \ \ �i � `� � \\� \``�'` \ \ ' o' \•.,\ � �,.\ `\\ `���\ \`� `\\ -��.� � �y a` ` ` � , �\ � � � � � . , � ,\��.. �� :, , \ � .� � �� � �,\�,�,� ��. � \ � . �1_ � \ ;,, �, � '� ,� _ _ —__�_- �, �\ _ �� � oti ,\ �\, \,t,t , • —�--14 ,i' _� *�o l � ` ��__ i � '� \���, �� \ � -- 13 / � . '`.t, i` i � \�``' ;•;�\� \, "— �_ i ., , e� '� \��. ���_... / � '�. �\ �`-- � 1 �`� `\ �2 /� II �\ ��j\ �� � —�_ � \ � �� / � � � —�� � • ` \ \._ � � -�..,R- � `�\ �� /.; � � ``` � �� ��\ � i I / � I i � j � �\• � \`' i s \ `\. �C ' I ' � ' ' 1 t, \� l\` 9 . _ �� \� � / �/ i , `� �'" \ \\ � E j � . � \ �� � I ���� ; ( f t �.� �� i � � ` � s (. 1. � � � I ` X �. \ a , � 1 ,-f ; �� ,,�� � . �' . . ,. � \ � , ` N , �t�t `\\ \`��.� �� .l �;a�...`__ --� \•`� � .1 � N � ,,\ ,,.'..'.. 'ti• ` • �.\ � p ; l� 'Y�t �i!i _` �_�` ;.�,•` •,'�. \ , � , �.. \`,. ` � �.`,. ,i '� ��. �:,;•�:, =�,, ., i � A ' ���,, �. , � , . � . ,� , �.Y- \� �`.. � � . '�; . o„ �� `� ' \', _ \ �, \ . � °' '� � ` � ,_ , 1 _���, �:_ - , : � ; _ �,.. , ,_; `�� \ , _ —— _ .a . , iaai � ' ;. \ � \•. � 3' ,\,' ` � � �.,` \ : �. ,y . . _�\ �� �' � � � ,� � �`, � . � `� ' \ � � �� � '> , �_ ; ,J ' ��t \ �� ' � \ / l. ' 8 � ' �r ' ' , - i i i t \ 't ` �\ J i i �, � � � ' � � . I ` , ' `ti t . i \` � � �\ \ �_ .\ ``� � 11�., L � � �— ~- ~�1\\\. \ � ' � � `_ , ` ' ._±+�`�,' \ '\ r " /' _-___� ,� _ �\ \ ----� 'T •� \I \ •'\ � � � "` r-�.�� �r � � � ��� ��, �\ � � � � �`_.__ �� , ��� - . � � �y�� �� . � . � ::� - �ca�e � �inch =50�'¢¢� _ -- �� = 0 0 �S 5o f00 150 _ v C,rophic �cal¢ �n �"ecf --- � — --- --� ; , � � I �; � � ` -= I ri I �^ r I `'I' .._ .. i . r: � . - I � � -- _ � I I ti1 � - � N89°46'45"kV 320.00 � I3607 - ----� ,�--- ----- ?039?---- ---% .. .;. � / � / : � , :, . .: _..,, , _: � :._,��, _ ...._. _ . _ = ; _. . ....��. _ . — � o . � � �ry b� . .. / � h • - � � � i��� � ^\�/ . t t.�' � ��1 n � . � �'+\ , . i�: / , ` / � -y ` \ � /� O� . � �1�-3--.�/. ' � i' � - --- ---- ' , �7 t�- ;E }q� �a.s3e �:- ,5Z,5p°E�i� � � ;. 260/ Q6\o_ � 72 i / ,:,� 6 `�\� �, - N ��b.Ab, � ::} •: � � � �" %� / t iyJ ' � �:I �.. } � .` �. a� ,=w�:_::, a� �$ � ' 'j - – _ e 1 - ' 0.2 'a �Ity� �---' ✓ ,� � \ . o� � � m � _ Z p �� � \ - �o �. � P��� G'!�i i�' �.n Ss.v, �r• / . �.� �Q:53o5 !,, j�s�o r`�' // j � � ,� s � ��� ::r _ �.; , / _ _ ,\ ,.� �- -1- �--��, �•-- � - - - _.. .. ----- , ; 4 � ti ; i i., ,� ; , � , � � . �, _ ? ,^, � �' i ,� ;' `;i `� , ; �` ... �1�D��� : � , !�:. PREI.e� . , ���' � �:� �' � =� � ���D . = � � ► � .:: , 1 C��C� � , � , o NO ; ; ` ; � r! . • � _� �-- - -- / PR►��t- -- i�5/J --- � —�—�- - — ; j 28�.99 i JAN 2 5 19g4 , . � .. � , I SUBURBAN EN��NE�^�:G INC- 1 � K v vH � n� � L � ivv, � ��-��� . � \ 64 \ \ Z --`-- �i . �� - � �� i� � :��: /J � i �•i � � i... � �� . ,� � rJ �. . Y i �.� :. /,. :•! J .�/!;,�i. w � N89°46'll;S��W 469.22 --__--- -- — -- `--- -_. `_ ---- 7B I � ?839 i70�?0 ?5Gb ?5GY1 lJGY/ t — � � C--------�---� � I �� � � O I / pD o Z\ 60 I I 1s 2s ~ � , I /� �Oe I � weo� � t 0 t(j // --• r�, __ .. "'.r� I�7 (�: po� `N-. . I f` . � I O � ° � {h � "'� � � � � � � � .� t� �' �� �O °'� � � \ � �' t I � � ..s 'O h�N�' � - - -� ---- -O `G /2 � �°%�h�h I '� �'o��' 1 J ?-�-- - -.\\��—/o /� s3>,Q.� I � $�`�+� C � '� � `�� V ' � �' , ,;�ti�, i f4 `� ; � �D�a �� � � �ti � , I � �� �_ � t / � . �--Easr—� � a .�. i r(/. I e oo,, � M � ��O / +�\ ):' -5?35 O /36:"7 - ---- .. � 0� \ r ,F�---—— \ / � .�0'�J � /. �� o . ,_ 1 /� �� �✓�ju'40 ��\�� ��'�,o,�. �\ �' y�° � t "� / �1 ! ' .?• 'r \ Q'SO.� i °- � � \i �/'' � ` / 1 i . ;y'� . �'"j� ,� p��� b�00 • D9\\o � � �� J\ � / \ �� ' ��' � ���b� � �� � I ��q/ j ` t� . I / ��b ._- --- � + •.• 4h e i � � , ` h P►� _ __a� --- —� SBJ°OJ1J0'E ;I C. .;x�p � ati���'� �6 `� ° ^, t '�•� � --- _�—-- �� , -— 50.00 � • , a; � ,. �ti ;� o.• � �� — --185°P" 'si � m I / �` i � y� '' J°�0'Od'�V —`- � � v ,` n �,`" �o � i p � 1 . ._ Sb �o � 3>e s� X o I / t '�� � ,`T�� :�• � ���' � oo � i �: �/ � � � _. ( •=J...s.._ - . � � , o�° $O ryy��o.� � ��5.,� / � I �M ' y . . �� O� � i�'� `� C.?a � 25 ?5 � 65.�1�13 ._��,�' ��306!,^co� �� �s � ?9�� � �_��� ��a' \PJ3., i a.s8°o0'��� ° iq,"' 6 � _ �� 3� � Z60/ e�b. �� / � � �� Q ?�y _ _ _ _ 3d 79 6 �J\� �7� : a= N ' n 'J— ` // ,. � ;'''••i�fio, .� `\a.•��Id ��/� Q Z���' -—I` Z5 00 _ �5 00� �. :v"i. � F � ,y� `2 i��` 6 �20.00 E4—ST� .;3�W' _ � � _�� .._� �� , �o� ��ANF � �� - =-. o � I l� ���?96 �r. I •;' S?[.��.� v�z �a. ��J ' . ,� Q / ///�., � / �'�3'?4pp.�; �.OB .---60.00 r3?3;` \ °� 'J 7 ' ^ ; .� �,0. / �� � /i . � . r I y' `e �' � � ��,� f � ( � �'-�°6.�� R_`p� g / . � " / h�'� / ' �/ \� � y i ( �?��y t ��� ��'I , � / �°j 8 �� l �'�o�, ��. ° _1_ � ' 3'h'� . ' , , w rp.5 >. � � / . �P , -r--.. --- --� —-- ; ' . / �/_- / �/ / / o � � v � ' . � /l �� / 00��.�, � �.� ���thi'p�p I �irC�� P�r �OC. � �p. - "," '�-- ~ - � . • � � � '"� i. �� i �^�i < <• :.= r � . 7 � � 6 � � 5 �, � / i,o �� / $ ' fi' � � b a�' �` � /� /� j o� / �Y � '�� ------ � -- --- - �'� i I � �� / / / C� � � p ii • ,` � � • ? .�^�. � M � t /b� / ' ..i � a "�' . cn "' ( '.n a `` a w �/a^~ �/ '..�/ / n � � ( � � r � �1 � ' / / � / � � j I r : i ` . . --- `-s7liJ/`� �o/ i � /% j, • i � � .. � ; + . .�� ' _ � � � f ( i '---�a ' ; I , r 0�9__ � � � � � � � : �S8 °IT' „ 33 `----- , r ' 8 30 E 3 � -- ��9 6,__ i ,,oA° { � i ; � -- 978?— --� L-� -8003- --.. � � ----�-- � \ ' S8B°32'00'�C 287.99 .. \ i . . . :;� � : � � ; ► �n rr v � r /'1 /1 `/ �/ i"'1 rl . , . . � . ���,� � ��; Suburban Enqineerinq , Inc. � S�r✓Qyors --- Enqinurs \ \ ` � \ , z ` N89°46'Q5"W 339.76 \ � �--- -- -----------------------------� � ° � � � � � _,`� � � w � \� ��-----}--`r=-- -- � % � � ! �. � � , � a o \ ' / \o�J :fl \ • I �' ._. � \ I �/ m \� �2 �� i� _� _- - � � �S !3 �\ 6�s��1h � ?o. �o, � •" - a,� ' , � �:.�= / � Z Q � , i .�. °.� N \ / � �, �i�-' �-' � / 1� ' �� 'f ° � ty 3���. \ : !�''�� � � j� \ D'%G . ./ • .- i �� � ✓ \ ��/` '�! . ;:.•' ` - _ -. .. _-// •.�..'�� / O�i� ��0� ' \ / tF' 1 / ���y� 'L � � + � �---- • ••; r 7�0 --------------- � o - - -- --:--.— --- - � ---� S89°46'45"E t98.00 � — — �— —l95?E------- — �_._ SBQ°�0'OD"��—-- -' o\"c� . � �\6p���� \ •�' OO_ �•� ` ... Q\� . \ �O /i�a'- 1 '' � _ \ ��' � ��4/NAC�G- A,vu (If�uTY Eas�n.+ENrs � J_ _� �- ! A2E �iHOW�V THUS � � � - - � ,' o \` ; ' _� � rt. -- � 9 —�-----� �------�— �N &�b �n � 5 ,� _ � �' .' ry��� 5 � (n 1 ° - � � 1 �, / , _ --�-----� � -----J-- ' " � / . � N �� �� /_- a ' �. ° ° '� '�-�' /I�� �� '�i s� ; , � •:� . 6tin� 5���t ;n w�odth an� a�d,/�oin;r.c� �� ��f% /��., �. !o` :�nc� :a��a' l�' ret in K�o'th and ` oajoin;n yf�•ezt lin<5 , un!�ss ofher- � i" �� �� wr;¢ rn��alea'.:ay �h�wn on �h��s ( /e � . p�q 1• � ��a�M1 /� / � � / ' / �� /� , --- `--s�a�,!:`: j� ——__..��a�� The Easf lin¢ o�' Ouf�of A has an assumed bearr"n9 0�' Alorfh• �S88�f�=_ • D¢.no�es iron mon�rn¢nf �und. � D¢nol¢s ir^on monum¢�f s¢f . . �� ��� � �' _� . � � �� , � r� .O� ' ��, �i�` CITY OF SAINT PAUL E� INTERDEPARTMENTAL MEMORANDUM � DATE: January 19, 1984 T0: Albert B. Olson, City Clerk 386 City Hall FROM: Zoning Section 1100 City Hall Annex RE: City Council Public Hearing Please prepare notice for Legal Ledger publication on Saturday, January 21 , 1984 for the following: William E. Leonard (Subdivision #64) . Also please place the zoning case described in the attached hearing notice on the City Council agenda for January 26, 1984. � �� �1���Y� 1� i ST. � PAUL CITY COUNCIL �� - PUBI. IC HEARING NOTICE ZONING To: Property owners within 350 feet of the subject property; FILE NG.SBO #64 Representatives of Planning District 1 PAGE PURPOSE ��� �����::��� �. 5 L Cl C A T I 0 N r��,��� �c�:-.�. so�t� .�� ��►�;���� PETITIONER �,�,��.�,��, HEARING TUESDAY, January 31 , 1984 10:00 A.rt. Citv Council Chambers, 3rd Floor Citv Hall - Court House Q U E S T I 0 N S Zoning 298-4154 Contact the Zoning Section of the Planning and Economic Developmenr Department, Room 1101, Cit_y Hall Annex, 25 W. 4th Street, St. Paul, Minnesota 55102 Legal Description: Lots 1 thru 22 , Block 1 and vacated Winthrop Circle, Leonard Oak Hills No. 4. Notice sent �_2p_84 . ��r��� � },, 1�lCE OR-t�i�ii�TG j '4i�`��'Paufi�y CcwrcFlTirill coe8uc63 pttEift keirLq to .con�der tk� riquest=of` . qV'altifma��: I�eaqic8 7tlr a Plat:re�ie�s�! � �oa�`OsY H111t��t S�<t+ot;i thttit�.H#or�t� l rand`vi►aated 11/iM7uoy Circte.I,canerd O� H[8i'ttb�i:)1'�e P�Rt 13t A�et�eTC�`M Raed aM!s0�itl�ofHoarivemd AV�+e.�iearin� viiit Lir t�e1d�n 7a�uti�3i.t�t at 10:�U!ll[. �L1[:�1�K�"�ry';`�dy �; ""...-. - Dated t4e iqth daf o�7anaaty.1984. ALBEAT B.OLSQN Clty Ctesk � City of&.Rqul Wanuar�31�19N) � • r - : . ��,�= u� ��' �} � January 28, 1984 We, the residents of the area surrounding Leonard's Oak Hills Development, feel it is unfair for a developer who intentionally la.nd locked a portion of his property to have the right to now develop his property in a manner that is inconsistent with the good planning that previously characterized our nei�hborhood. We, therefore, solicit the City Council of St. Paul to reject this development plan on the five following e ounds. 1. Mid-block unsafe intersection. 2. Steep �rade intersection. 3. Non-c��nformance to river corridor standards relating to bluffline maintenance and development on slopes greater than 18��. (�1ote that the current plans call for over 20' of fill on top of bluffline.} 4. 80' lots do not conform to a�jacent neis,hborhoods. 5. We also ask for rejection of the more current proposal for 20' front yard setbacks which also would emphasize the non-conformance with existin�; nei;;hborhood norms. 6. The potential storm water runoff problems with the flume at Mqrrillac Lane. ��ati�G� �—���-. o�/ �'-1�, i�c���'�;� � � , _ �� �_ -�-�-.�- _ - �?.�/S' l,Izc��� �-�-� . ' ,. , ,` , _ ' '�f Gc I � w i�Z a� � �a ` C-�''��. �1 .��jIC CJ� � / L � � f (:n,��d d,.����32 r„ _ 7 � j . ��'G��--� � t� ,�,�-�-� �I 5.� ,`�r�G�<�,.�.-c_ J��� ,^ � ,...;;�`���� ��G� yh�.��/� ��� � ( � ` , .rv , �G��v�1Vvt��� o t'1.�, � Pa,�e Two of Petition re,;a.rding Leonard's Oak �Tills �)evelopment - January 28, 1984 . ; ��-�{'y�C�Cf,y ; - -� �. �� � �a � � .- : � �a-�-� � � �-.�- n � ,� r V,��-Qs�--� �_ �� ��.. ��� �� 7`,°. '1�: � -_.C-Lu� ti � . G �a-C� . � � ��:.; �l. � a��.3 fi"i4,_P/C C�G� ���"�� a � �3 � n. r%:-'' ,, ♦ / � ���i.' `�� ���'`L�G'' °�l'�%r7 .��` � . . � C�=` :-G� r 1 - - �� .�[ � l� � � , � � �� �� � ��.� � . /� � ` � — s-��" �i� S. �/�',�, s ��" i' . �� t� ��-�2•�-� %i / i � � �� �� � � ,: � �'L d r !t � a�. (P L..�o ru'v�-� �' -c.�.�t�G < '� �� � � aa�3 G� . ` �z � ��. 'Y Page Three of Petition rek;ardin� Leonard's Oak Hills �evelopment - January 28,1994 , ,�� : � "�`�.� � �liC�" p�o� �,� �-e. `-�`-'�/� � ` / ��s� ,�aXwood o � � �� �� � , �� � , � „ .-, .,, � .� � ��-�z.� � '-��:�.., �� �- 3 � �� � � �--�-�-�-t, � ( ` :� � 3�3 ��l �'�,i--c � -��,, �--? / A � ���-��' � ..2 l �� � k�..� e �-- .� IN�//` c� 3�S o u�y-x� i ._, , "� _ '_' / , �` ' ,_. '7�r�..., l J2����-C��. > I� ��' � - / ,� L .L -� � � /� Z S� �J , � � � ` ��n �i��� -�=� % �� ,� � � S� Sd � � �i/���e� oZ/9S .�r�v�;r�a�i �i��,.t� '� � �� r ���. � � �. .� �� ' . .P��e Four of Petition re�arding Leonard's Oak F3ills �evelopment - January 28, �9�4 . � " �— � C�'(� ��� zi.� aS�����. �'�,l�.i. �,, �n�1, . ��� 2 ��-9 S v�.o�„�s I�e� ��, • . UU • 2. �2 3 `�cx,�S(�#� C,Ar' E. aaa �" �������, ,,�% ' ' z,��d . ��. a � � 3a � �, , _ J f�- �^> > %:� �' S � `—f �::��, Z=. �� l " �' ,,,5-` .$ov f�1� Vt,l'�,✓�`�.�o �� �� � ; � " �----�� � � i �_,6-' �t 21?3 `� � , �i-- ,r�� �20�.J�a r�.� � ,_ � -� C � �. . � � _ ---- �-1,.��� ��. ^L �,�, a ►�3 o ws ►� � 'r�-�-,� _ � �. � � , • • �I r r'� i( � � �J � �� r �`-�I i°_a,_J >�i�,����� ', ; .�� - �� ��j Gr .c �,� 1� d� -,r P -���y� - /� _, ' ' ^' " ' _'? + � /'� 1 �' �.."�JQ. �,� � 1 �_(:� + � �f�/�'�`� r .. `J'..�' �!/`,/,- '"�/(�1 ;+ ,/, �,�/� C_ (� / � � ' � GlF S-�/-��1� �►V�R. Ld�nort MoA. � `'�' °� � CITY OF SAINT PAUL � _,� . 33 , �a DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT 3� �ni���utt , ':.� ini i u � o DIVISION OF PLANNING .: • � '�•'.+ 25 West Fourth Street, Saint Paui, Minnesota. 55102 �... 612-292-1577 GEORGE UTIMER MAYOR January 27, 1983 William & Bonnie Leonard Star Route 4 Danbury, Wisconsin 54820 RE: Zoning File �9497 - Leonard Dear Mr. & Mrs . Leonard: On December 15, 1983 the Zoning Cormiittee of the Planning Commission held a public hearing on your request for modification for Leonard Oak Hills #5, a proposed new subdivision. District 1 representatives appeared at the hearing and voiced concerns over the erosion control procedures. At the close of the hearing, the Corrmittee voted to lay the matter over ror one month so that these problems could be resolved. On January 19, 1984 the Zoning Comnittee of the Planning Corrmission again reviewed your proposal with revised erosion control plans. At the close of that meeting, the Corrmittee voted 5 to 0 to approve your modification subject to seven additional conditions. On January 27, 1984 the full Planning Comnission reviewed the Zoning Committee's action and voted 14 to 0 to approve your request for modification. Your modification is hereby approved subject to ti�e following additional conditions: 1 . Al1 grading and the final contours conform to the grading contour plan receiving site plan approval and this plan be signed by a registered engineer; 2. No building or excavation permit for individual lot development be issued until the grading and erosion control plans are reviewed by Ramsey Soil & Water Conservation District and the City receives a recomnendation that the plans are acceptable; 3. Restrictive covenants are recorded on the deeds of the lots prohibiting future grading on the remaining slopes that are 18� or greater; 4. The erosion control plan be certified by a registered engineer, and a performance bond or letter of credit be posted prior to final site plan approval to ensure that the erosion control measures are taken; 5. Brush be staked at outlets to the sediment control structure, or other similar measures be taken to prevent erosion during construction; 6. New slopes are stabilized within two weeks of the establishing of the final controus; � g � � '� � . , January 27, 1984 Page 2 7. The City of St. ?aul and Ramsey County app�ove t�ie final plat. S��Sj°ct to these conditions, your rnodification is hereby approved. Affected _ parties have 15 days from the date this letter is mailed to appeal this decision to the City Council . Sincerely, _` �_� �����%��r,� Patricia N. James City Planner cc: 'rlendy Lane Dale Hamilton, Suburban Engineering District 1 Mailed January 27, 1984 , � , • � � �/1— (J Y �7 � � < �v ��'.�. � ��£ `'TY °`�aP CITY OF SAiNT f'f1UL �� ;�, �o �,� a�a DEPARTMENT OF PLANNING AND ECONOMiC DEV�LOPMENT ����z:.�uu, ,- ��` "`� ��I° C� DIVi510N Of PLANNl�IG r �a�� �tC, +ee• 25 t�Vest Fourth St�eet,Saint Paul,Mennesota,55102 st2-ZSx i�n GEORGE LATIMER MAl'OR February 27, 1984 William E. & Qonnie L. Leonard " Star Route �4 - Danbury, Wisconsin 54820 Re: Site plan review n901 , Leonard Oak Hills Na. 5, 2 blocks west of � So. McKnight abutting south of Boxwood Dear Mr. and Mrs. Leonard: : We received a letter of credit good for t►vo years in the amount of $18,125.00 to ensure completion of site preparation and erosio� controT measures for this develo�:ment. �de hereby approve the revised site plan dated January 4, 1984, prepared bv Suburban Engineering and certified by tdilliam E. Jensen on February 7, �tg84. This approval is subject to the folla4�ing conditions. 1 . All site preparation grading and the final cantours on �he site shall conform to the grading contour plan as indicated on the revzsed site plan dated January 4, 1984 drawn by Suburban Engineerinq and signed by a registered engineer. Specifically, no qrading sha71 be allowed beyond the excavation boundary as shotivn on the qrading pian. 2. No excavation or building permit shall be issued for any individual lot within the pla� until the Ramsey Soil and t�tater Con�ervation D�istrict reviews ti�e gradir�g plan for t��e indi �i:;uaZ l�t ar�d recommends to the City of St. Paul that the grading plan is acceptabTe. The City of St. Paul shall have the power �to deny the issuance of excavation or buildinq permits in the event that the Ramsey Soil and Water Conservation District recommends modification of a proposed grading plan. 3. Restrictive covenants shall be recorded on the deeds of the lots prohibiting future grading on the remain�ing slopes tha�t are 18% or greater. 4. The erosion cont�ol �:plan must be certified by a registered engineer. Brush must be staked at the outlets to the sediment cont�°ol structure or other similar measures must be taken to prevent erosion during � construction. Near slopes must be stabilized within two weeks of the establishing of the final contours. _ 5. The City of St. Paul and Ramsey County must approve the final plat_ _ � • . _ .__ . .� _. r • �dr- �y ��� W�lliam E. & Bonnie L. Leonard Page 2 6. As previously agreed upon, the cost of street ligf�ts and their installation is borne by the applicant. The construction and location of lighting are done under a permit issued by the Depart- . ment of Public LJorks. Contact Michael Klausen at 292-6293 for details. _ 7. Development must restrict discharge of stormwater to 4.8 cubic feet per second. The Sewer Division estimates that at least 9000 cubic feet of on-site detention will be necessary for street d rainage and portion of lots draininq to street. 8. Developer must obtain an Ordinance Permit to construct public road and utilities or must petition the City to construct tf�ese faeilities. �j` Improvements must meet city standards and be approved by the appropriate city departments before construction begins. 9. A stormwater management plan must be subniii:ted to the Sewer• Glvision o► the Department of Public Works. If there are any questions ,please ca11 Lawrence Zangs at 292-1577. Sincerely, � � .�-�'a�-_ � �'��''� � . �i���� Charles L. McGuire � Principal Planner - Zoning � Encosure �l.M:LZ:sb - CC: l�Jen�1y I.ane � � Michael Knutson Claude Thompson Time Limit: Approval of the site plan becomes void tivithin one year of the date of this approval letter unless a building permit has been issued and work is proceeding under the terms of the building permit. An extension not to exceed one year may be granted by the Planning Administrator upon request. Rele�se of Letter of Credit: After the work items cavered by the letter of cre it are completed, notify L�Jendy Lane (298-4212) of 'the Division of Housing and Building Code Enforcement. An inspector will be sen� out to inspect the landscaping, stormwater management facilities, and other items, If the work has been completed as approved on the site plan, the letter of credit will be released. ' �� 4 7'� `y Q �� � � �ca�e - 1 c"nch = 50�¢f ' ----- ------------- � 0 25 5o i00 150 � � Grophic �ca�Q �n �'Qef - ----_-- --- T- , � . ; , � � � � �� i ; � , . ._ !,� i t; �.r. i I ! i I ' i � ;;; I — -- -- -- r� l89°4 '45" 320,DO � '� � r� - -- - --- - - - - 20393 -- - - -- - - -, ' � ;� � ��� � � ; � . ; / _ . . _ _ ,4 i � � �= � � � • � �, � % \(� � . � �/ �� �� � �� 2 .� � �.. ,= � o�L ., . , _ � � �" � � — b� _ ---- -- ------ 72052�5���� � —= � �/ � ,, � � , N b gb % / � °_ - " �� i :.. \ _ '�� _ , : , ` ,_— f � / ', � �G ' ,� �, --` - � . ;;•. Q�p ' b .�� , ��n i _ ---- •. � � �i� � --- __ � `. � � ,� �� � � � �� �� � � � ., / ��1v �� ` s . \ , � � nvo c �,`,. / � �.)� / -. �2 ��� \ . ��` CC \ \� � �� � _- , \ `�o � '•.1/ 5- •• '�'�\- . �,� 4 � , �,� _ ----- _; ------- � , , : ��I � : � � ; � r 1 . �� � ;•:.� � \ ! .� -�; , ' �a5 f vaCunUOU� ��o�� 5�fou�� o . . pun� f�acunuocu uo.�� Sa�ou�� . • y�.�o�y �o �bu�.�aaq �n�vcun s5,n ua 5 b y � �o�fn� �o au�� sb� a y1 � .r. `/�LS_ ---- ----- -- --- �\ � � M �3 ,�,�Id �� � Siy� uo urno��� 5b ` ��a��J,��v� aSiM , � .�a(��o 5s����an 5au�� �a��a � bU,uroT�,�b , � � . . , �/ � �t�u.t� y�i����� U� �a� ��� �u,r� ��+��� 7oj � � ' � �J�,ll 1 I� M C,l, � C>U!?C� / � '� . U. �. p n Fu�' y��' .' ��" S . , � � , , � � / ,'� = �,� �,. o � � _.�'.. " \ N ��� / �� N / ` � � ---, - - � , �-- --- r— --�- - � � � ,� � �` � � S cr �` �il S - I--- � � - � - -- -J I- - - - - � - � � � � 0 , � � �_ - _ _ �� �s : 5nH1 n��oMS ��'d � , S1N�lN75G� ,�1�,��� o�d ��dN�v��, � �I ', \ � - M�,00 � �D85 - -- -- -- - d _ __ Bt, 81 _ -- --- `�' �� 86� � ' � — - -- � � �,51�,9�0685 — � �: -- _- - ---- __ _ - -- -- - -- - - - - - - - - - - - - - , �,��° /� � .,; ���� �� \� � '' •��' ~ �. � , „ -.' • : .., \ � T� �� � � � � � ' \ � •�. / � �� �• ,.:, . , I \�%, � ' �1 Q � N i % / � � --, --� � � � � N � �ti�q� ., _ � ,/�O pa° \ � �i zj �� �, ,/ � � � \ �-. � \ c-- � � -� � cs, \ ;,, - �- - - -�� �� � � �� .n r- `, \ aM `--- . _ -- -- -- -__ - - -- --- - - -- - - - - -- - - - - - - -- - - - - - - - -� � �, ' 9L "6£� /Yl�;�,5t�,9t�o68N � � _� � � \ o� \ � \ s.��u�bu� -.. s.�oha��n5 � �ul � ,6�>�aau�,bu� u aq.�nqn5 ��I `~ j�I • •-I � r I�', I • i . I / I , / I ��/ ../ \�, ./ /, � ��• � \ • / �� i . .� I ' \ ,. ' . � ;. . .i � ._ I \ ... 66" 8Z - ,OO�Z��S85 � - - - r --- �o08 - -� �-- - - Z8Z6 ---- j� ��� i � � Oti\�r� j - �9 6d/ ___ __ --- �[./ �i�0 � o I I 0p8 ; I � � I � j �7 ;%- --- --_ __ 5 � i � ' 6/�0�/-_ I I I i I � / � 1 � .v, f r � � I I � . . i I I ; � � , i �� zs- - i � � � - � ' , ' ' ��°' �� . I '� � I ' I � ! �' �� �� � �' / �� � � i , . ' i I I ' � � / ��� / , ; ,, � � � � � , /.. .. � / �ti / �v �., R� o i .,� G p w p ' W �A � / �...;; '� /� .'/� \ w i- s. C o. ,V .y \ � %', ,o � v ? ;,� o o /� , : � �, o �� / / I -- - -� -� ---- --- ' i ; � ,q` �o ,;/ / ,,, � , � �� - - - - _� / � �- ; � / �� .r�� ( I I ; \ 0�c' '� oi' , '��, � � � � � ' � O /�� ,� � / / �� ' � . / I � I i � L � � � � i : :% :� _ �ow� � � � � i � � �� �•� � r � � � --r- -�----.�- Ofy� ( JO� .��0' �j�.�i i o,o , �/ .��;�� � / � � � ��-�f � `����/�j� �)� % �00 � � r�- . , I � � � � �� ��"� , ��_ _� / ; � � i ��, / � ' ' I ' f -- ' � ��J� � � $ / — "" / , „ , ---- - � , _- --- , ;�-- _._ Y � � � � ��. � � ,, , -- � � - , � , T— � , eti / = , � , ��� o,- �-:��, � � � � � � ,,� � � � � � � , i � � p� � l,V � �r�'�n � `� � , `,� � • � ,� d � 4� C`�05�-�j �9���� I � � �\ � --��� . �'V c� i � � I � � �� �� � -� � �'' � �-- -� '�- —— — --� _ _.; � „oo� ��,� l ' �f� � 6 � � o�o° = n _ �o ,.��---' a �� ��et� 8v 9�' '- �'�=v �% / % , �, � o£z� � — o� � �1 � 00 0� ' --- ' , 9��Z� � � /� � � � , ' �.� �5 ' ��% ' ; , E,zf°z � �� ';°o�s � / , :.�. ._. ;� �,, ,�'��''£ 1 15da _00 OZ/�N�� _ 96 98Z- '��°��.D o �o, o� �.,��••''^, , /%, � � � � , /�; 4 , � � �/V�V QO�S� I n.� /r��i� - �j �� \� M� / �;'� `� ' J.__.-- ' '� N ' ,n ��'p� � � � � / / J �— � , ��,o , , � �-__ �� � � � - . -- --- - - � -���� Oj � _ ___ , � s� 09Z q5 /�6L b�l i r- -_ '�6Z//� I ��s9i �,'l'i � c��`���0��0�_'P=p �/ � ` � S ; _ � � _._, ,D 6 ,a .,o �o _ — ,, � __. -1 y�l 4Z, 5Z , ,z DZ_` � OS � EI,L�o � � �ti� � ?p `\oo ,:;` /� / �' I � i �. '6��, / ii p '^� '�O o�o / ' � \ I L' 'c� c � %� -�– •:'�•. � - � � � /� C � ! p �� - � -fl�`n . � t : • � �� �� i � � X Q. <y . � � � .'� �� '•%� ' � i , O / � � s�, '� `r� � _.- -- /b�nQ�� . • � • •- . , _ � i�� , � � � � � � � < . V��� �� - - � - ' �\ .i � • � , - -p�� --- �t� S ,., � _ i r., � � � ;'; � ; � 0 y - � � ; �, I ,`' � � � r � �0 � — �___ ___ --- — � ,� o � , 9j �. �, a, . „ o,oa��� _ _ ; , � � ; ,. ;._� ., , S _ _ � - ,, l ti � � � � �wo � � - . • _ ____ - - , i , . ,., ,. , . � � � �i � ( a „'Q , • , � ; . - m�� ; � .. �- �� _._ �\ I � � �� ' , ��'\ � � �� , � �ti ��,/o,o � \ � �� _ // �� \� / l / o�`S�s . , 0�\ ;� �' ;.... � � G� ` �, �, ,�, ; _.� . � �,. ,o�,�, o�.�, , j j �, r_ i � . , , , ' � �� � � � ��� z�� , qq., gt ��� �� i" i � � O �. o /� � � .�(U� � ��� ____��.��y �;. � y � � j �O � /l oo� � y �� -- -.._ ._. - [� 9�� � �:J Q � 7,'r z i � / �\ \ �� ' / c7� /� I - �- - � �j r<N� - �. / � � � � _ � G . � -1. � i i � �� � - � ._�� i � � ��'� � I � Op oo� � � ���O�o���� � � Y � ------ � � 2' ?O ° _-�--- _�_ �__ � " � ' � I �s`'�� �� / ��, � ? � �� '°� -�°os � , , �,. � � � ._ , , � -- _ - -;_____— -----/ � � �_� o � . �,, ( ..y �� � I � , ' � ,� ,—o.�-- — – " � ,: � � � 3 �, % � :`-�;� � �' y � ! r - °° O� / � �� � i � � °o p � i � . c; �p � � , �� _-, � •� o � � � ��� �, � - ; ,- '� , ; N :_, ., � , ;, � � � ' I �o�-, N � a� � � O sz sz � , � 09 i �� •° � q0� �'' ' I Q �1 � I i � , ; � , I � ' ' � � � L- - - - � - - - - � i i � � ----� ---� - - - ----- G�P�', 00 5� Oc'yZ � OG�L! � 6�g� /p�g� `- - -- -,J.,_- - -1-- ,.. ZZ '69t� M,�S�,9��68N - J ''� � ir.i �' �' /� / • / 'f i•� i� f � ��� ��� / � � �� � � � � � i � • / ../ � / / �/ ../ / 1 y� � / : / : / / I � 1"� �/ / / / 1'/I / � �il ��i � — - — ---- - -- \ \ \ \ I