The URL can be used to link to this page

Home My WebLink About4K - Woodridge Estates 3rd Addn CONSENT AGENDA: PREPARED BY: SUBJECT: DATE: INTRODUCTION: BACKGROUND: STAFF AGENDA REPORT 4K DEB GARROSS, DRC COORDINATOR CONSIDER ADOPTION OF RESOLUTION 95-100 APPROVING THE FINAL PLAT AND DEVELOPERS AGREEMENT FOR WOODRIDGE ESTATES THIRD ADDITION. SEPTEMBER 18,1995 The purpose of this agenda item is to consider adoption of Resolution 95-100 approving the final plat and developer's agreement for Woodridge Estates Third Addition. The developer, Brink Land Company L.L.C., will be represented by John Mesenbrink and Joe Mahoney. The developers agreement for installation of public improvements was prepared by John W.ingard and Glenn Kessel and is attached. The final plat was reviewed in accordance with the approved preliminary plat and Sections 6-5-1 and 6-7-1 through 6-7-17 of the Subdivision Ordinance. The principal requirements for final plat approval include a signed developer's agreement with surety for the installation of utilities and streets and the satisfactory completion of all preliminary plat conditions. The preliminary plat of Woodridge Estates was approved by the City Council on September 3, 1991 and amended on July 7, 1995 via Council Resolution 95- 74. The preliminary plat was approved subject to thirty conditions. See attached City Council minutes and resolutions for reference to the approved preliminary plat. The Preliminary Plat of Woodridge Estates indicates the site will be developed as follows: There will be a total of 156 single family lots with an improved neighborhood park as well as nature park with trails. Trails will connect the development to the Priordale Area commercial district and to The Ponds Athletic Complex. The plat of Woodridge Estates Third Addition is the third of four phases of the development and contains 35 single family lots. The final phase of the subdivision will be development of Outlot 16200 ~I:efeek Ave. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY. EMPLOYER A, which will require an amendment to the preliminary plat of Wood ridge Estates. The lot configuration originally approved with the preliminary plat can not be developed as intended due to the application of the 1991 Wetland Conservation Act. There is a wetland located within Outlot A that can no longer be filled to create the seven lots originally approved on the preliminary plat. Therefore the number of lots for the entire development is reduced from 156 to approximately 149. The developer intends to submit a preliminary plat amendment for development of Outlot A, in the near future. The final phase of the development is proposed to contain approximately three lots. DISCUSSION: The conditions placed upon the preliminary plat have been satisfied or will be accounted for in the developer's agreement and Resolution 95-100 approving the final plat. The park dedication required in this phase consists of an approximate 50' strip of land located between Lot 5, Block 2 and Lot 1, Block 4. The purpose of the strip of land is to provide for a trail connecting the lots in the southern part of the development to the neighborhood and natural park within the plat, The Ponds Athletic Complex and the trail/sidewalk system within the Priordale commercial district. The developers agreement specifies that the developer is responsible for installation of all utilities, streets, park trails and all other improvements as specified in the Subdivision Ordinance. Engineering staff will be present at the meeting to review details of the developer's agreement with the Council if requested. ISSUES: One issue related to the final plat concerns a condition of preliminary plat approval requiring specific tree planting along all lots abutting Mushtown Road. The condition specifies" The developer will install additional screening to consist of a minimum of 5 coniferous trees, balled and burlapped and at least 6' in height to be planted across the rear of each lot in Block 3." The condition was required in order to provide extensive screening of the single family homes from Mushtown Road. The design, grade, elevation nor section of Mushtown Road was unknown at the time of preliminary plat approval. The final plat grading plan was prepared in a manner that will not impact wooded areas along the south boundary of the plat. Some of the lots adjacent to Mushtown Road will be screened via the existing tree cover. In addition, Mushtown Road has been approved to be designed as an urban section with blacktop, curb and gutter. To reflect the conditions which will be existing on site, staff recommends the preliminary plat screening condition be modified as follows: "The developer FP08C1.DOC ALTERNATIVES: shall submit a planting plan, acceptable to staff, for all lots adjacent to Mushtown Road indicating the location and caliper of hardwood trees to be saved. Coniferous trees, balled and burlapped and at least 6' in height shall be planted on all lots which do not contain at least 5 significant trees of 6" in caliper or larger. The intent of the planting plan is to insure at least 5 significant trees, existing or proposed, are plated per lot located adjacent to Mushtown Road." The proposed tree planting condition allows for the utilization of existing tree cover and will provide the screening intended at the time of preliminary plat approval. 1. Adopt Resolution 95-100 approving the final plat and developer's agreement for Woodridge Estates Third Addition. 2. Table or continue this item for specific reasons as specified by the City Council. RECOMMENDATION: Alternative #1. ACTION REQUIRED: FP08Cl.DOC RESOLUTION 95-100 RESOLUTION OF THE PRIOR LAKE CITY COUNCIL TO APPROVE THE FINAL PLAT OF "WOODRIDGE ESTATES THIRD ADDITION" AND DEVELOPER'S AGREEMENT AND SETTING FORTH CONDITIONS TO BE MET PRIOR TO RELEASE OF THE FINAL PLAT. MOTION BY: SECOND BY: WHEREAS: the City Council held a hearing on September 3, 1991, and approved the preliminary plat of Woodridge Estates subject to the 30 conditions outlined in the Planning Commission minutes dated August 22, 1991 and City Council minutes dated September 3, 1991; and WHEREAS: the City Council has found that the final plat of "Woodridge Estates Third Addition" is in substantial compliance with the approved preliminary plat; and WHEREAS: The City Council has approved the final plat of "Woodridge Estates Third Addition." NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE, MINNESOTA, that it should and hereby does require the following conditions to be met, prior to release of, and recording of said plat: 1. Proposed deed restrictions and/or covenants be submitted acceptable to the City Attorney. 2. The developer's agreement, as drafted by the City Engineer, shall be signed and fully executed prior to the release of the final plat. All fees shall be paid prior to the release of final plat. 3. Payment of all fees including but not limited to: final plat fee of $175.00; trunk sewer charge, storm water management fee, collector street fee and all other fees associated with the developers agreement. 4. Reductions of the entire final plat be submitted, to the following scales: 1" = 800'; 1" = 200'; and one reduction at no scale which fits onto an 11" x 17" sheet of paper. 5. Four mylar sets of the final plat with all required signatures be submitted. 6. A complete set of fmal construction plans and specifications for all public works facilities for subdivision be submitted in accordance with the requirements of the "Public Works Design Manual." 7. Utility and drainage easements be granted, acceptable to the City Engineer. 8. A planting plan be submitted in accordance with Section 6-7-1 of the Subdivision Ordinance, and consistent with the approved planting plan for the preliminary plat. 16200 E~t~~~tAve. S.E.. Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY' EMPLOYER _ __m.-"_ . ..--------.-----r-.-..--.-.".'-..-. ... 9. The developer shall submit a planting plan, acceptable to staff, for all lots adjacent to Mushtown Road indicating the location and caliper of hardwood trees to be saved. Coniferous trees, balled and burlapped and at least 6' in height shall be planted on all lots which do not contain at least 5 hardwood trees of 6" in caliper or larger. The intent of the planting plan is to insure at least 5 significant trees, existing or proposed, are planted per lot located adjacent to Mushtown Road. 10. The final plat and all pertinent documents must be filed with Scott County within 60 days from the date offmal plat approval. Failure to record the documents by November 18, 1995, will render the final plat null and void. Passed and adopted this 18th day of September, 1995. YES NO ANDREN GREENFIELD KEDROWSKI SCHENCK SCOTT ANDREN GREENFIELD KEDROWSKI SCHENCK SCOTT Frank Boyles, City Manager City of Prior Lake {Seal} "RES95100" 2 ~. . FPAP P' FP q5-of$ PID:25-294-069-0 CITY OF PRIOR LAKE FINAL PLAT APPLICAT10N FORM qh qJ. "', ..h,'v\ ~01.' ?,f~0 Phone: 447-5058 Property Owner: Brink Land Company L. L. C. Address: 7765 175th St. East Prior Lake. MN 5517? Developer: Same Address: Phone: Agent: Same Address: Phone: Name of Surveyor: Hansen Thorp Pellinen Olson Inr Phone: 829-0700 Name of Engineer: Same Phone: Legal Description of Property:.(May be attached) Outlot A, Woodridge Estates 2nd Addition Present Zoning: R-l Deed Restrictions: No~ Property Acreage: 15.029 Yes_ If so, please attach. I have read the Prior Lake Subdivision Ordinance and agree to provide the information and do the work in ~c~,~,dance with the provisions of the Ordinance. /' \ IL '"Ji .,7' . A, rrrcan . na!ure . S A~ Fee Owners Signa \ / Date ~ L;-- 52 (;;- 9--5>--- Date - PLAN. COM. C. COUNCIL CONDITIONS: TION TO BE FILLED IN BY THE PLANNING DIRECTOR APPROVED DENIED A.f/n HEARING DATE APPROVED DENIED HEARING DATE Signature of the Planning Director Date .~ !~. aa -=--: ~! gr lIill! \\1 C\J ec: ~ .......... .......... ~ ~ ~ V) ~ .......... <: x~ ...) a( ~.. .. ~ t..J: - :;~ -"2. ~ t:1- ~':': ~~~; I I -, i i _: . .. ' ... \. '- I - 1- . I - ;,' ", I. . - ~. - I . LJ I .., , _ _' 1/_ ' . " . / , ,,\:\, \ L.L.L/"'\ - ] - ..".c" ;.00..00. n: I c; y- ,-.- ~ 1EB · :. ~'I' -' · 'y ~ .-- -r- I"" ,_.... i ," ~: 1- -;7~ '//.\ I~L -1:1 .", l_ . . /~) ~~:-1jr:~)f.: \\:ru~IT11-ll ~/: ! ~A~II~--:"'~\'/' -'"... Q>...~~".v WE:11 ~ _...... -/ / -IT' ~ . / t J"\ j 'I .;/--:. : - I ... _ _. - I - . / ... J : . i . <i, - ~". "a:: .; 3"" / . _,'.---- . ~ ''-'l.,--"-,-~ 'I . ~! ~ "- ' J I I U Q Q ^ _ c_ .... . I - <: . i "/'~ ~ -I I "......' ",\'\ i g ; ~"" /".<, ' .. I \ Q <' ;/' _ v ' .\ ~,J ~/~/0 I I I '. , . ,/~, i~.~I-i'\\ \\\/11'......." I '! \ ~'<ZJJ' "-. ,.-.-., ,/-'\~~...... ., , I. / .~ ( ,/"J, I _ , i~ ^-- \(' I i .' : L . I ~! I~.I , -j , liol !~~~ \ 1.'/ -\ . i6! ! . i 21 . , '" \ b i~ 1- 1111 '" ... <i (\.Ii ;W (\.I' j;ji <:r :: 6 l!i = ~r z" . = i . . . i ~; z o - J- - C C <( C 0: - J: I- CJ) W J- <( I- Cf) W w ~ c - 0: C o o ?: ~;.:.. :.:~; ~:~~... J .; ; ~ J J; ~j jl ~ r~ 11 < .J i E~ '!I a ~ c: ~I 3 ;~ ~ ~l ~ =1 ~ if : j{ . <I 1 ~~ - H t~ it ~! ~i ~II. H ~ . ~.. 1i Ii H <4 ~I 21 5! ~i ~1 :!t ~, ~I U "Ii ... n ~;/' j i 1 I l~ i I i ~ ~ I 4; 1I - .si.~ I' ~L lu .~o. .... 01\06 :....,.:g.~ . I, " .:"~ . > t. . i ' I! i.., r i I il J! '"'~ II II .! J ~~zJ !~i~ .1..~ ~!~~ < "w. ~ ~~ ;~ ..I!~ sjij ;!il ~hl ~h~ 1';-- r jij' ,p~ iJ;~ h4i [Jj! · I.....H 4 r .1' :!lo!I~ H~';-. l'!~ci liNi ~l;H ~HH Hih .;:11: ~ili~ p'J~i _HIe ~; i- "'1 !! :-3 i!; <i ~:I I ! I I .. J' I I! : 'J I Ij .1 Ii! I~ i ,! %:1 1- !~ ~: ,.;t 1Io) I~ . ~ ; i 1::< H .~ ~ r1 ~ ~.: eH .~ 4 i ~p ~ .. 'i ~ s ~!~ ::l ~~.~ ~ 1. ~ ; . ~ ~ -"I' l,p..;q~ - . _ .w<," WA N "'4.~~')t' 9t:.~. N '" ~ - - - 5:'OL--- .;0 I. ---- - - -----,.. " ., ~ ~ ~ z = -XH 3nN3/1 V :)O'L;:!: .. - ::,. >.. ~C .i N ,... )0"- - L M .Li:.I:L.O S i ! , ~ j ~ i~! :,~ . ....~ iJ'::. H~ 'i:- ~.~ ,.1. il~ l'~ >> I '~ tl I ""- · "'1 );'!.i~ ~41;~ Q S!i :i!j ~J~3 ~ Sfil ... ~ J:I ~-' ~ . - ~ If i ~ i:~ a i Ul! < !: ~ t is ::r ~ !IE f ~ ~ j;: ~ ~ ;it g '! ~' I j, , i J J I , ~ 1 . f ; J ~ J :r ~ l i ~ 1 ~ II ~f }1 to i :r ~ , ! 1 . ~ i I ~ \I il J I [I i :l! h ... ~ I = I &! JI ~ i ~;. n ;.i H ,1 i !! I IH I !I~ I 5 j&!'; i ( I ~ I ~ UC .. ?i~~ ~o j ~.~ i c= ~ ...'" .. 1:Q.. ~ r-c ~(i- I ~ h! ~'11 ~~'"' U;, ''':~ "'~'>: c" \"""'0 '7'> .:- "'.~;., ")-'" :;>, >~ . -~:';.. ;:f:' ...~ ~',' ../~~~~. 7', ~::rl-' ~ .:'~... Q .. .Cr"-. .. J,. ,~~/,:; - .,~\; ;/..c:/'~'c l.') .- ""': ,~_:., ... .;~)','r, ~/o ~~" v ".~~ " 00 .,/;00 .. ~".~ ,'.'r .,'-."... ..\' "/' .....", ',;' (1+~" /"), , ' ..~-~~ : ?-'.'/. " ~ -, '" <( ;~ ~5 ... '",- _:, ~ ,- IF, ..,. '''-. 'T, M'\,;~" l...... _._ _ ;"'18' "I , n'_" 'i .. ,~ ~i ,7- 51 ~I ~d i; ,:1 '1i F .1 ;01 iI~ ~I 'i . ~1 Ie ~ I ! .1 I I F j I ~ I I i i .~ ..,:' "",0 ./ '. " .. J I ~. t~ t'C't 'it; ".. :;j~ ' ... "Z J , ~i " '" ;.~ ,r' ~.. ,t :~:~. '" "::: . I j'( l~ r " I - H~~ ~ III 'n .,~ II, ....""j, ~;~ .! ,~,; ~ ~~t:: :-:. ~ r~ . . ;1- ~~-- p ~ " :! gQ~ ~~~ ~H~ ..I.....". ..J"~~ ~~ii ~~~~ E~B .ZUllt G<(~W \/..~! ~~~~ ., . ~~::: ~ l~~ ;! 'i~ ~~: ... !::: i~~ ~i .~~ 5:; ~:; ~~ ~~~ 10 ~::~ :~ ,,:$":'i !....~ ~Hi -: ii:~ S-e ~.n~ci ...l ...~~~ S~i ~ie: !!3 z .0 - .... - o c e:( c a: - J: .... CJ) W l- e:( I- CJ) W w G o - a: o o o ~ lZ ]D"'." _H ......st_O" .~L ""U.~lS .10 "lulI",na lSylHJ.MOH JIoU .JO ..n<w... 4SJiM, 3M.&. ...0 1...' 1S"'] l) '" .~..CL.O S ~ 1. n I- 0 ..J l- e:( ..::: ::> ~ 0 "<" l<.; - -:=;.-",., r'O ~ 14 '0 \>- o ~ /' / // ,,;...... ";.... / -l}~ \ :>~-l' '- ~:. '"b ') ~ "{,<<~ Ao", :>~ -.oJ' / / z ,/ ". // // DATA ON LOTS IN WOODRIDGE 3RD ADDmON Block Lot Area Width at 25'Setback 1 1 12,480 96.00 2 10,400 80.00 3 10,400 94.00 4 13,375 130.95 2 1 14,630 109.00 2 11,383 96.00 3 14,942 135.25 4 10,097 80.00 5 10,940 85.00 3 1 13,048 109.24 2 10,800 80.00 3 10,800 80.00 4 10,700 80.00 5 10,699 80.00 6 10,699 80.00 7 10,699 80.00 8 10,699 80.00 9 10,699 80.00 10 10,699 80.00 11 10,860 80.00 12 12,832 96.00 4 1 14,135 88.71 2 11, 771 80.00 3 11, 173 80.00 4 10,888 80.00 5 10,529 80.00 6 10,263 80.00 7 10,113 80.00 8 10,005 81.44 9 12,221 96.09 10 13,561 98.84 11 11,018 91.05 5 1 12,412 80.31 2 15,010 80.33 3 16,970 80.33 Outlot A 121 ,51 7 Park 7,375 ~---~"'-""".".__."._-"....._---_..._,..... --'?' Efl /'~/)L( .' ~ /':",: ,.--.... . , \ I . .. I ':'\ f' .c i--:- LlJ:JI'-- ( ~ COVENANTS' AND RESTRICTIONS . 'OF' WOODRIDGE EST'ATES ' rr~'6t Addition <d-~~ , ~. .; : ' t i.; , ~:, . . r: ., . , .1 ) . f L" . . I ... " ... J . I . KNOW ALL MEN BY 'TH'ESE"'PRE~ENTS:' Mike Giles, Joe Mahon'ey, Arlo Rhoads, and Joe ,Fr~edges 'are~ the owners and developers of, property "\ . , 'I .. , known as Woodridge'.Estates-*located in the City of Prior Lake,' 'County of. Scott., State .of Minnesota. * First Addition I .' ..' I (.'. . , . t , ;., WHEREAS',', it is the 'intention' and desire 'of said developers to assure the permanancy of said addition and the stability of property'values therein; . NOW THEREFORE, in .order to effect the foregoing, theDevelo~eFs 'do hereby promulgate' and adopt the following provisions, cov- ' enants. and restrictions for. .all lots in all phases of Woodridge Estates. 'J " (:' 1. No building shall be erected, placed or altered, including decks, on any lot until the construction plans and specifications and a plan showing the location of the structures have been a- proved by the Develo~ers as to quality of workmanship and mater- :::::=::. 'ials,' harmony of external de'sign with existing structures, and as to location with respect to topography and finish grade eleva- tion. 2. No lot shall'be 'used exciept for residential purposes, no conditional uses':~or home' occupations.', The ground floor of the r,'t. ,_ main' structure area' is to be not less than 1140 square feet of finished living space'for a one-story home. 'A two-story home, must. have a total fin.ished' area within the first and second .,. . ... levels of not less than 1800' 'square feet of combined space. J A split-entry home must have not less than 1140 square feet of fin- ished space per floor; Multi-level homes have not less than 600 square feet of finished area per floor. Each home must includ~ a minimum of a'2-car 'attached garage. No dome homes or earth . ~.'. burm homes. 3'. No structure of any ty'pe ," tent, shack, garage of other buil'd- in g s ha 11 be used on an y lot 'a t an y time' as are sid e n c e, e it her temporarily or per~anently.' ~o obtside storage buildings. Only chain link fences, no wooden fences. 4. All front yards must be sodded, the sides sodded to the back of the house. All rear yards must be seeded within two months after closing, weather permitting. .?- -1- ~ -- ./ ---.. I .j 5. No animals, livestock or poultry of any kind shall be raised, bred, or kept on any lot except that two cats or two dogs, pro- vided they are not kept, bred or maintained for any commercial purpose. Dog kennels must have concrete flooring. 6. No automobiles,~.trucks, buses, motorhomes, or other mechan- ized vehicles, shall be repaired or stored in view of the other lots in said addition 'or outside of any garage. Boats can be stored during the spring starting in April through October. No part of the individual lots or boulevards shall be used at any time for the storage or abandonment of junked automobiles or motor parts, as defined in the code of Prior Lake. 7. No noxious or offensive activity shall be carried on upon any part of said platted property nor shall anything be done thereon which may be or may become an annoyance to the neighbor- hood. The premises are to be kept free of weeds and refuse and junk as defined in the code of Prior Lake. All garbage and re- fuse as accumulated on any lot shall be placed and maintained in coptainers. No' garbage cans, ash, refuse, or refuse receptacle shall be placed or left on any tract so as to be exposed to view or become a nuisance except on the day of pick-up. 8. All lots not brought up to grade by Woodridge Developers, such as the wooded lots, will be the responsibility of the buyer for soils test and soil as is. All silt fencing must be replaced as shown by the city and maintained by the buyer. 9. These covenants shall run with the land and shall be bind~ng-' on all parties and all persons claiming under them for a period: . of twenty (20) years from date these covenants are recorded after-.... which time said covenants. shall be automatically extended for a . successive period of ten (10) years unless an instrument signed by a majority of the owners of the lots has been recorded, agree-'.~. ing to change said covenants in whole or in part. 10. Enforcement of these restrictions, reservations, and coven- ants shall be by proceedings at law, or equity against any there- fore, either to restrain or to recover damages. 11. The invalidation of any of these covenants herein set forth by judgement or court order shall in no way affect any of the other provisions which shall remain in full force and effect. -2- " - .~ \ ' , r 12. The protective covenants herein contained may be amended in any respect, extended, or terminated at any time and from time to time, by written agreement duly filed for record and duly executed in recordable form by persons, partnerships, corpora~ions, or other entities who, in the aggregate, are on the date said filing the record holders of legal title to at least sixty percent (60%) of the:acreage of the subject property. IN WITNESS WHEREOF, we,lh~ve placed our seal. ~~L Mike Giles j --................ ........................ ........... -".--. ...... .......... i@"\RENEERHOADS : I"': tt~)' NOTARY PUBLIC-MINNESOTA ~ ~:c;.~~ DAKOTA COUNTY , ......~.. My Comm Elcplres June 12. 1993 .. -..........-..-.. --..~..--...........--............,... ~~ Q;/e Mahoney , ~~ 4zA &ZL____ Drafted by: Mike Giles 10165 Jamica Ct ';... Lakeville MN 55044, Arlo Rhoads CffIC! of Clurty Raatder ~ rmrtr. III .~ bnby certify 1tlat ttJe IWin IastnIment r.s ~ INs atra~(l1 ~e ' m AD 19 ;;~ ru' and duly rer.onled 8$ 2 9 S /T 1 "'")I ~umar.t t~ ~" ~ ~':~~ . Pz. n ..tou1r ~;C~ l ~ ~~_'~puty c2A;,f ~ Friedges . ~ t t OOOSCRO 5-11-92"136 $15.00AE: 'LCCDQ.I~ ~1f1VS ?/l~ -P~A+AM=-V1DrrQi~T RESOLUTION 95-74 RESOLUTION PROvrnlliG FOR A :VIINOR AIYIENDiYIENT TO THE PRELIMINARY PLAT OF WOODRIDGE ESTATES MOTION BY: GREENFIELD. SECOND BY: KEDROWSKI WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, the preliminary plat of Woodridge Estates was approved by the Prior Lake City Council on September 3, 1991; and condition #4 states: --Developer agrees to the responsibility for 500/0 of the costs of the iYIushtown Road Improvements to be construc:ed at the time of the development of Phase III. The developer's share is for a 36' urban road section with a 7 ton design. The City may Design a wider road with a 9 ton design."; and the City Council approved a request by Brink Land Company LLC, on July 17, 1995 to allow the fmal platting of W oodridge Estates 3 rd Addition without construction of ;\'{ushtown Road provided: 1. The developer pay the up-front cost for the feasibility. study for y{ushtown Road. 2. The developer provide a letter of credit to cover its share of the cost of the iYIushtown Road improvement. (550,000.00 or 1/2 of the cost of the improvement, whichever is greater), as required by the City Engineer. 3. The developer petition to amend the preliminary plat of W oodridge Estates and pay all associated fees; and the Subdivision Ordinance, Section 6-3-3(B)3. specifies "If the City Council determines that the scope of the revisions do not constitute a new plat. the Council can order the preliminary plat amended to reflec: the revisions with no additional fees charged."; and the proposed amendment does not constitute a change to the plat but rather amends a condition of preliminary plat approval to allow the developer to pay for it's share of lvlushtown Road improvements up front. and separate from the final plat of W oodridge Estates Third Addition. '.FP08C 1'. I 16200 Eagle Creek .Ave.. P;ior Lake. Minnescta 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 :~..N ~QL'AL OPPQRT',...::'-IIT":' ::'\1P!..OYE..~ NOW THEREFORE, BE IT RESOL YED BY THE CITY COUNCIL OF PRIOR LAKE, that it hereby amends the preliminary plat of Woodridge Estates, condition #4, (specifying that Mushtown Road must be improved at the time of development of Phase llI), to aIIow Woodridge Estates 3rd Addition to be final platted without contemporaneous improvement of Mushtown Road. Passed and adopted this.21h day of ~ 1995. ANDREN GREENFIELD KEDROWSKI SCHENCK SCOTT YES X -- --L. _X_ X -- X -- NO Al\lTI REN GREENFIELD KEDROWSKI SCHENCK SCOTT {Seal} "FP08C 1 ,. :2 16200 Eagle Creek ,.l.ve. S.E., Prior Lake. Minnesota 55372-1714 ,/ Ph. (612) -+47-4230 / Fax (612) 447-4245 AN EQUAL OPPORThNrr( E.,VlPLOYE.q Minutes of the Prior Lake City Council september 3, 1991 Items 5 thru 7 were bypassed in order to go directly to item #8: Consider Approval of Bid Award for Project 91-14 Lakefront Park Trails and Resolution 91-37. Assistant city Engineer Loney presented a map of the proposed trail system and reported the results of the bid opening for paving trails in Lakefront Park. The low total bid base and alternate of $69,690.25 was submitted by Prior Lake Blacktop. Resident Dorothy Watzl, 15608 Red Oaks Road, expressed concern regarding the proposed handicapped access trail to the Lakefront Park beach area. Ms. Watzl also requested that city Manager Unmacht meet with Dave Watzl to discuss the issue in more detail, and whether there had been a written agreement between the city of Prior Lake and Watzl's on the road to the beach area. Irene Abrahamson, 4696 Rutledge street, addressed the Council concerning traffic on Red Oaks, snowmobile use in the park and signs to direct people to parking areas. Extensive discussion occurred on all of the issues brought up by Ms. Abrahamson and Ms. Watzl. MOTION MADE BY RESOLUTION 91-37 PARK TRAILS) . LARSON, SECONDED BY FITZGERALD, TO APPROVE ACCEPTING BID FOR PROJECT NO. 91-14 (LAKEFRONT Scott Upon a vote taken, ayes by Andren, Fitzgerald, Larson, and White, the motion passed unanimously. Council directed staff to research solutions to the snowmobile issue and present a plan prior to this winter. Loney stated that the trail construction would start within t~o weeks after the contracts are signed. Lah.e/Au 1> aIlJ? 1/1..aJ.. Bi..d./j 7<5 91-; !li...d. /..0/1.. Lah. e/A.c fJ <1A.k. T /1..~j The next portion of Agenda Item #8 was: Consider Request of John and Meda Kop. Meda Kop addressed the Council with a request that the city consider naming a portion of the trails located within Lakefront Park "Kop Trail". A short discussion occurred on the location of the trails to determine which area the Kops had in mind when making the request. council directed staff to look into naming the trails in Lakefront Park. The next order of business was: Consider Action to Establish FiAe Fire Hall Referendum. City Manager Unmacht gave a brief update N~ on the status of the issue as outlined in his memorandum of September 3, 1991. Fire Chief, Al Borchardt, briefly discussed the findings of the Land Acquisition, Building and Equipment Committees. Discussion occurred on whether to put the equipment purchases on the referendum or to purchase the equipment with Equipment certificates. council directed staff to draw up a list of pros and cons and present them on September 16. A short recess was called. John and /f1eda XL /1..equ~..[ The meeting reconvened at 9:50 p.m. The next order of business was: Consider Preliminary Plat of Wood 7<A Wood Ridge Estates. Attorney Tim Keane presented a map of the t~~at~ proposed plat and discussed details of his Letter of Intent dated August 28, 1991, which identified additional design and open space issues agreed to by staff and the developer within the Wood Ridge Estates preliminary plat. 3 Minutes of the Prior Lake City Council September 3, 1991 Keane also discussed details with regard to the following: The proposed trail system, minimized grading levels, tree ~lantings, erosion control, sewer and water connections, berm~ngs, and amount of land designated to park dedication. City Planner Graser discussed the Metropolitan Council's request with regard to the city's urban service area expansion application. Discussion occurred on the recommended tree cover requirements, purpose of Wood View Court and Ridge View Court drainage and utility easements and the turn-around and whether it sets a precedent for utilizing someone else's property to facilitate their plat. Council expressed a desire that there be a clear cut differentiation between the trail and private property. Additional discussion occurred regarding the placement of the proposed five foot trail next to Lot 1, Block 3 and when the final construction should occur. Staff suggested that the trail could be eight feet instead of five feet. Council concurred. Staff assured Council that the City's policy with regard to retention of natural features and trails around a body of water would be considered during construction. Pit e-Li.JrU...r MOTION MADE BY FITZGERALD, SECOND BY WHITE, TO APPROVE THE PRELIMINARY PLAT OF WOOD RIDGE ESTATES AS RECOMMENDED BY THE Plat PLANNING COMMISSION WITH THE CONTINGENCY THAT THE PATH AROUND THE POND BE WIDENED TO EIGHT FEET PAST LOT 1, BLOCK 3. Upon a vote taken, ayes by Andren, Fitzgerald, Larson, and White, the motion passed unanimously. The next order of business was: Consider adoption of the 1992-96 CJ~ Capital Improvement Program. Council concurred that staff should 1q91/92 place this item on the agenda for September 16. Scott The next order of business was: Staff Report on Status of the ~v~ EnividjSuper Valu Projects. City Manager Unmacht reported on the 5up~ Vc status of the agreement on the Development Contract between the ~~oject EDA and Enivid. Unmacht also stated that Su~er Valu has 5~~ submitted a preliminary plat and staff will be meet~ng on it this week. Topics discussed under Other Business is as follows: city Manager Unmacht presented a letter from the VFW VFW regarding their request for an Outdoor Concert permit for the Firemen's Chicken Fry on Sunday, September 8. Discussion occurred regarding outdoor concerts and the possibility of Council reconsidering the ordinance as it now is written. Additional comments occurred on recent outdoor concerts and problems associated with them. Mayor Andren questioned as to whether the bar owners had met for the purpose of coming up with a solution on policing and monitoring the outdoor concerts they sponsor as they had indicated they would be doin9. Council concurred that due to the 30 day notice requ~rement, they could not set a precedent in this case by granting the permit. A short discussion occurred on raising the fee and implementing stricter enforcement of the 4 HERITAGE 1891 COMMUNITY 1991 ctC7J5Cl ./v.. 2Q91 PLANNING COMMISSION MINUTES AUGUST 22, 1991 The August 22, 1991, Special Planning commission called to order by Chairman Arnold at 5:05 P.M. were Commissioners Arnold, Kedrowski, Roseth, Planning Horst Graser, Associate Planner Sam Secretary Rita Schewe. Commissioner Wells arrived and Commissioner Loftus arrived at 5:39 P.M. Meeting was Those present Director of Lucast, and at 5:22 P.M. ITEM I - REVIEW MINUTES OF PREVIOUS MEETING MOTION BY ROSETH, SECOND BY KEDROWSKI TO APPROVE THE MINUTES AS WRITTEN. Vote taken signified ayes by Kedrowski, Arnold, and Roseth. MOTION CA.RI~IED. A recess was called at 5:07 P.M. to applicant's Attorney, Tim Keane. 5:38 P.M. await the arrival of the The meeting was recalled at ITEM II - WOOD RIDGE ESTATES FIRST ADDITION PUBLIC HEARING CONTINUED The Public Hearing was called to order at 5:~ P.M. The ~ublic was in attendance. Horst Graser presented the informat~on as written by Mr. Keane. Items 1-12 under Planning Issues, Items 1-5 under Engineering Issues, Items 1-4 under Sanitary and Sewer Water Main, and Items 1-8 under Streets were discussed as each item was presented. Changes were suggested for Items - #2 first paragraph, #3, and #6 under Planning Issues and Item #4 under Streets. Recommendation b~ Staff is to approve the ~reliminary plat based on the cont~ngencies and agreements outl~ned in the document and a motion to approve a variance for Oakwood Circle cul-de-sac. Discussion followed the presentation. MOTION BY KEDROWSKI, SECOND BY ROSETH, TO APPROVE THE PRELIMINARY PLAT AS PRESENTED WITH THE CONTINGENCIES AND AGREEMENTS AS SET FORTH IN THE DOCUMENT FROM LARKIN, HOFFMAN, DALY & LINDGREN, LTD. DATED AUGUST 21, 1991, AS AMENDED: 4629 Oakora Sc S.E.. Pner Lake. :'v1innesora 55372 / Ph. (612) 447-4230 Fax (6121 4474245 r . ___.___.H__._.H__....._~_. ~ PLANNING COMMISSION MEETING MINUTES PLANNING ISSUES 1. GRADING PLAN AND VEGETATION: IT IS AGREED AND UNDERSTOOD THAT THE DEVELOPER WILL MASS GRADE THE ROADS AND DRAINAGE IMPROVEMENTS. BECAUSE IT IS BENEFICIAL TO THE PRESERVATION OF EXISTING VEGETATION, THE WOODED HOME SITES WILL BE GRADED BY THE INDIVIDUAL HOME BUILDING CONTRACTORS CONSISTENT WITH THE OVERALL GRADING PLAN AND CITY. AUGUST 23, 1991 PAGE 2 2. POND TRAIL: THE POND TRAIL WILL BE INCLUDED AS AN ELEMENT IN THE DEVELOPMENT PLAN WITH THE AREA DEDICATED FOR PARK AS INDICATED ON THE PRELIMINARY PLAT. THE POND TRAIL WILL BE A FIVE FOOT WAl~~AY WITH DESIGN AND CONSTRUCTION OF THE TRAIL TO BE CONSTRUCTED BY THE CITY OF PRIOR LAKE P.~KS DEPARTMENT. THE TIME OF CONSTRUCTION FOR THE TRAIL WILL BE DETERMINED BY STAFF. THE TEMPORARY TURN-AROUND FOR POND VIEW TRAIL WILL BE LOCATED WEST OF THE PRELIMINARY PLAT ON THE "STASSEN" PROPERTY. LOT 1, BLOCK 3, WILL NOT BE DELETED FROM THE DEVELOPMENT PLAN. THE DEVELOPER AND STAFF WILL AGREE UPON SUITABLE SCREENING FOR THE REAR PORTION OF THAT LOT. '1' THE DEVELOPER WILL PROVIDE AN ADDITIONAL TRIANGULAR PORTION TO THE REAR SIDE LOTS 8 AND 9, BLOCK 3. LOT 9 MAY BE WIDENED UP TO AN ADDITIONAL 20 FEET TO COMPENSATE FOR THE SHALLOW DEPTH. THE RESULTING LOT DIMENSION OF LOT 9 WILL BE 90' SOUTH, 90' WEST, 120' NORTH, 140' EAST. 3. MUSHTOWN ROAD BUFFER: RATHER THAN A BE~~, DEVELOPER WILL INSTALL ADDITIONAL SCREENING TO CONSIST OF A MINIMUM OF FIVE (5) CONIFEROUS TREES, BALLED AND BURLAPPED AND AT LEAST SIX (6) FEET IN HEIGHT TO BE PLANTED ACROSS THE REAR OF EACH LOT IN BLOCK 13. 4. BERMING AND PLANTINGS ALONG 170TH STREET: DEVELOPER AGREES TO CONSTRUCTION OF A BERM A MINIMUM FOUR (4) FEET IN HEIGHT PLANTED WITH A MINIMUM FOUR (4) CONIFERqUS TREES PER LOT, EACH BALLED ~~D BURLAPPED AND AT LEAST SIX (6) FEET IN HEIGHT. THE BERM WILL BE CONSTRUCTED WITH A SLOPE NOT TO EXCEED 4:1. 5. BUFFER BETWEEN BLOCK 1 AND B3 COMMERCIAL DISTRICT: STAFF AND DEVELOPER AGREED THAT THE EXISTING VEGETATION ON THE NORTH SIDE OF BLOCK 1 IS OF SUFFICIENT DENSITY THAT NO ADDITIONAL SCREENING IS REQUIRED. 6. SLOPES OVER 20%: LOT 30, BLOCK 2, AND LOT 1, BLOCK 12, WILL BE MODIFIED SO THAT SLOPES OVER 20% WILL BE RETAINED AS MUCH AS POSSIBLE. THE PROPOSED GRADING IN THE PARK TRAIL AREA BETWEEN BLOCKS 5 & 11 WILL BE TOO STEEP TO BUILD A TRAIL. THAT PORTION OF THE TRAIL LYING NORTH OF HORIZON TRAIL SHALL BE GRADED TO A GRADE NOT TO EXCEED 8%. 7. PARK/TRAIL CONNECTION BETWEEN BLOCK 4 AND BLOCK 6: THE REAR CORNERS OF LOT 16, BLOCK 4, AND LOT 7, BLOCK 6, WILL BE PLANNING COMMISSION MEETING MINUTES AUGUST 22, 1991 PAGE 3 RECONFIGURED TO PROVIDE A MINIMUM 50 FOOT CORRIDOR TO ACCOMMODATE THE PARK/TRAIL. 8. OAKWOOD CIRCLE CUL-DE-SAC VARIANCE: DEVELOPER CONCURS WITH STAFF RECOMMENDATION FOR VARIANCES. 9. PONDVIEW TRAIL TEMPORARY TURN-AROUND: DEVELOPER AGREES TO PROVIDE EASEMENT DOCUMENT FOR TEMPORARY TURN-AROUND FOR PONDVIEW TRAIL CUL-DE-SAC PRIOR TO FINAL APPROVAL. 10. ADJUST LOT LINE BETWEEN LOTS 3 AND 4, BLOCK 3: AGREES WITH RECOMMENDATION. 11. PLANTING AND SCREENING PLAN: DEVELOPER AGREES EACH LOT PLANTING PLAN WILL BE IN COMPLIANCE WITH THE CODE. DEVELOPER * 12. PARK DEDICATION REQUIREMENT: DEVELOPER AGREES TO PROVIDE CASH IN LIEU OF LAND DEDICATION FOR THE DIFFERENCES IN COMPUTATION BETWEEN THE 6.9 ACRES AND THE APPROXIMATELY 6.3 TO 6.5 INCLUDED ON THE PRELIMINARY PLAT ON THE BASIS OF RAW LAND VALUE OF $7,500 OR PARK DEDICATION OF $750 PER ACRE. ENGINEERING ISSUES STORMWATER DRAINAGE, GRADING AND EROSION CONTROL PLAN 1. STORMSEWER AND DRAINAGE REPORT: STAFF WILL BE WORKING WITH THE DEVELOPER'S ENGINEER TO DETERMINE THE DESIGN OF THE STORMSEWER PLAN. 2. HIGH WATER ELEVATION: STAFF WILL WORK WITH DEVELOPER'S ENGINEER TO CONFIRM POND OVERFLOW ELEVATION AND MINIMUM BUILDING ELEVATION. 3. EROSION CONTROL: STAFF WILL WORK WITH DEVELOPER'S ENGINEER TO DETERMINE THE DESIGN OF SEDEMENTATION BASINS. EROSION CONTROL SILT FENCE PLANS WILL BE PROVIDED IN TWO PHASES. THE FIRST WILL REFLECT THE SILT FENCE PLAN FOR THE MASS GRADING PLAN. THE SECOND WILL BE THE SILT FENCE PLAN FOR THE DEVELOPMENT OF INDIVIDUAL LOTS AND BLOCKS WITH CONTINUOUS SILT FENCE ALONG ALL STREETS EXCEPT WHERE NO LOT DRAINAGE GOES TO THE STREET. 4. DRAINAGE EASEMENTS: DRAINAGE EASEMENTS WILL BE PROVIDED WHEREVER DRAINAGE CROSSES LOTS. 5. CONTINGENT APPROVAL: DEVELOPER AGREES THAT THE ABOVE-REFERENCED DETAILS WILL BE PROVIDED TO THE SATISFACTION OF THE DIRECTOR OF PUBLIC WORKS PRIOR TO FINAL PLAT APPROVAL. SANITARY AND SEWER WATER MAIN 1. SANITARY SEWER EASEMENTS OUTSIDE THE DEVELOPMENT WILL BE PLANNING COMMISSION MEETING MINUTES AUGUST 22, 1991 PAGE 4 PROVIDED: AN EASEMENT FOR UTILITIES WILL BE REQUIRED FROM THE "STASSEN" PROPERTY. 2. SANITARY SEWER EXTENSION FROM TOWER STREET: THE CITY WILL CONSTRUCT THE SANITARY SEWER AT ITS EXPENSE ACROSS TOWER STREET RIGHT-OF-WAY TO THE EDGE OF THE STREET. DEVELOPER WILL BE RESPONSIBLE FOR SEWER CONSTRUCTION BEYOND THAT POINT. 3. HYDRANT SPACING: HYDRANT SPACING AND VALVE LOCATION WILL BE COORDINATED BETWEEN CITY AND DEVELOPER'S ENGINEERS. 4. WATERMAIN: WATERMAIN LINES AND UTILITIES WILL BE INSTALLED TO THE SOUTH EDGE OF MUSHTOWN RIGHT-OF-WAY. DEVELOPER WILL BE RESPONSIBLE FOR ONE HALF OF COST TO EXTEND UTILITIES ACROSS MUSHTOWN RIGHT-OF-WAY. STREETS 1. TYPICAL STREET SECTION: STAFF AND DEVELOPER AGREE TO A 36' STREET SECTION FOR TORONTO AVENUE AND A 30' STREET SECTION FOR ALL OTHER RESIDENTIAL STREETS. 2. TEMPORARY CUL-DE-SAC GRADING: DEVELOPER'S ENGINEER WILL SHOW PROFILE OF GRADING AND DRAINAGE OF TEMPORARY CUL-DE-SAC EAST OF PONDVIEW TRAIL. *' 3. SIDEWALKS: STAFF AND DEVELOPER AGREE TO CONSTRUCTION OF FIVE - 5' SIDEWALK ON WEST SIDE OF TORONTO AVENUE AND 8' BITUMINOUS TRAIL ON EAST SIDE OF TORONTO AVENUE. 4. MUSHTOWN ROAD IMPROVEMENTS: DEVELOPER AGREES TO THE RESPONSIBILITY FOR 50% OF THE COSTS OF THE MUSHTOWN ROAD IMPROVEMENTS TO BE CONSTRUCTED AT THE TIME OF THE DEVELOPMENT OF PHASE III. THE DEVELOPER'S SHARE IS FOR A 36' URBAN ROAD SECTION WITH A 7 TON DESIGN. THE CITY MAY DESIGN A_WIDER ROAD WITH A 9 TON DESIGN. 5. VERTICAL CURVES: DEVELOPER AGREES ALL VERTICAL CURVES SHALL MEET THE 30 MILE AN HOUR DESIGN REQUIREMENT. CITY ENGINEER TO CONFIRM WITH DEVELOPER'S ENGINEER ON DETAILS. 6. MAILBOXES: CITY TO CONFER WITH POSTAL SERVICES TO CONFIRM LOCATION AND STYLE OF MAILBOXES IN CUL-DE-SACS. 7. 170TH STREET CONSTRUCTION: STAFF AND DEVELOPER AGREE THAT THE COST OF THE IMPROVEMENTS OF 170TH STREET IS NOT THE RESPONSIBILITY OF THE DEVELOPER. 8. GARAGE SLAB ELEVATIONS: STAFF AND DEVELOPER AGREE THAT GARAGE SLAB ELEVATIONS WILL BE 1.5' ABOVE STREET ELEVATION WITH ~ POSITIVE DRAINAGE AROUND HOUSES. SWALES AROUND HOMES WILL HAVE POSITIVE DRAINAGE ALONG SIDE LOT LINES TO CONFORM WITH 100 YEAR STORM EVENT. Vote taken signified ayes by Kedrowski, Roseth, Wells, Arnold, and Loftus. MOTION CARRIED. PLANNING COMMISSION MEETING MINUTES AUGUST 22, 1991 PAGE 5 MOTION BY WELLS, SECOND BY KEDROWSKI, TO APPROVE A 90 FOOT VARIANCE FOR OAKWOOD CIRCLE CUL-DE-SAC. Vote taken signified ayes by Wells, Kedrowski, Roseth, Loftus, and Arnold. MOTION CARRIED. MOTION BY KEDROWSKI, SECOND BY LOFTUS, TO CLOSE PUBLIC HEARING. Vote taken signified ayes by Kedrowski, Loftus, Wells, Arnold, and Loftus. MOTION CARRIED. Public hearing closed at 6:25 P.M. MOTION BY KEDROWSKI, SECOND BY WELLS, TO ADJOURN THE MEETING. Vote taken signified ayes by Kedrowski, Wells, Roseth, Arnold, and Loftus. MOTION CARRIED. Meeting adjourned at 6:27 P.M. Tape of meeting on file at City Hall. Horst W. Graser Director of Planning Rita M. Schewe Recording Secretary ~ l ~ ., ~ n, -,....1: 0 ~~;;~ :~: ~ ;' ;..'3 en ~J:.it~ :z:~.. ~ ::0 c: 00 :lJ .i: n ..:, - ): C/l "'...'" n1 ~;:: :XJ Go N. ....... · 0." 0 ;..::r m t:t < XII. m . =::r r- ::n 0 :;:~.: ~ ' N~ '? III 7 . ~ ~;~ ': !"l }~: ~ ~ ~~: "" .IV ::.~{ ~ g eolt __ ~ "" ~ r ~ ; "~ ~~:~~ 0'0:; ~ ~ '"' .. , I i . .''''', '.'Ifl . 'r:.~.'-i,;; ...;', ~ I I n 1- - I ~ ...----J ~! ~ - ~ I ~: !1 ":. ~Il "' i ' ll' " Enlvld 15, ADDn. .. I 0 8,ook';vtll. C.nt., 0 I ~ l.' , .. ) I ~ !~ ~ "j IJ '" "- ',,- '" ' "- ~""~: , ':\.', "- ',., ~ ~ !::J'" ~ .;. .... .-:.. 0 ;-:; ~ 00: % ~:: ; ~~!" .. ':;1: I:-~ 4~::. ... "'.... "'VI .. w. .e:. C' ~ ....... I'l'l' .~ ." ~~ .. N J ,.~r:: III Il 'n': ~ ~ SIll! ~ ; r~HH ~ , .. . t l _ ~ . ~t i~ ~ ~ 1~:. t l..I....lA ,J\) _... . ....t-~~~ ~;-...... ~ It . r;.:..~;;;)~ it~; ~ '": '- ~ f ; ; ~; ~ ; ..... b ~ " 'i.-~ · ~:.. ~ ~ ,\0'10' South : .., .., o ~ ~ a. ~ ~ a.. II ;- . CI . ." o W : . a.. .... o o .. ,. .. .. ~ ." ~ ~ Z . ~ !. c II ". ~ ~ ." ~ !: ,. ~ ; (; . . 0 .. . : !: . N ... . .. II . 0 II Z W . !(I N ;. . N i.I ~ . II' : .. ~ !! ~ ~:::~ ww. ... :: :. ill II ;;! . : : .. ~ : t t 0 t I ~ ~ ~ ~ ;- 0( 3" ~ 3" 3" III C C C .. c 3 3 ~ 3 3 z .. r r 0 ~ . 0 . .. :D :. ~ c ... ... II !(I ~ . ; . a. ~ , 0 .. .. . "0 II iT II 0 0 ~ 0 ~ .. ~ . . N N II' ... : ~ !! 3' 5" QI -< " ~ o ~ gO ... 0 !.o ~:D ~C5 ~ ffi ~rn f~ .;;..; m (IJ ~ :D (IJ -i )> o o -i o Z , '. . ~C~~, co::: ..' ~ T....:<Srf~,,= .. = ~t~)"f. b;,;? ~ _! t\', , ~ I ,~. ~/~ .. ".: ./ ,f.{ (;:j: il l\~ "1tr 1---- ----I, . '" . -1 "-= w ~ . n " .. .011 , '" n' ... '.' ~ o ,. . JI' " c' t ~:::: = !:'E 3" ~:DX ~ 3-11I _t.: ! 1wz ~ . !.::~ ~ ~ :..~ ;: ;: ::~, . : :~~ ~~ : : 1 _ :~ = " . . ~ .aJ2..:: II 0 : ~p~ ; ~ i ': .. ~ !: ! ~ ! r-nrr b,; I .....;., I~ I 1_00;" , " 1'1 i ~ i: ':;...... ~;~~ ,,,I: .~"I i ~i: ;;':-:.'0 ~.:! 'If: I rCHH'.: ,sl